Neighbors raise water, access and wildfire concerns as Missoula County continues Firebucket Meadows subdivision to April 24

Missoula County planners presented a request on March 18 for a five-lot subdivision of a 19.82-acre parcel known as Firebucket Meadows and recommended approval with conditions; after substantial public comment and technical questions, the commission continued the matter to April 24 for additional review.

“Proposed lots 1, 2, 4 and 5 would be accessed directly off Firebucket Loop,” Patrick Swart, planner with the Office of Planning, Development and Sustainability, told the commissioners. The applicants propose building envelopes, no accessory dwelling units, road upgrades and a shared road-maintenance agreement. The resultant density would be about one dwelling per 3.96 acres on the 19.82-acre parcel.

Staff identified several required conditions: road construction and review by Public Works (widening private road segments to roughly 22 feet and building a 40-foot-diameter cul-de-sac), establishment or recordation of off-site utility easements, public-works review of stormwater facilities and covenants enforcing wildfire-mitigation measures. The applicant’s wildfire hazard assessment received a score of 44 (moderate) and staff noted the property falls inside the wildland-urban interface with a high integrated wildfire hazard level; the applicant volunteered Class A roofing, noncombustible siding, underground utilities and interior sprinklers for future homes.

Neighbors who live on Firebucket Loop and nearby raised water-supply and septic concerns during a lengthy public comment period. “Groundwater is a very big concern for me,” said neighbor Zach Vanzant, who told the commission his well yields far less water than its original log suggested and that he installed a cistern. Several other neighbors, including Kevin Curtis and Jean Curtis, described marginal well yields in the area, cited artesian and perched wells, and asked the county to consider cumulative impacts of multiple subdivisions on a sensitive groundwater area.

County staff said the subdivision application included well-log data for the section and that sanitation and subdivision review by Missoula Public Health (and state DEQ, as applicable) remains required before a final plat can be filed. Patrick Swart said Lot 3 contains an existing permitted septic and an associated water right (3.25 acre-feet per year allocated for domestic and limited irrigation) that the applicants propose to reserve for Lot 3. New lots would rely on exempt wells subject to Montana’s exempt-well limits (maximum combined appropriation of 10 acre-feet per year and maximum flow of 35 gallons per minute).

Other public concerns included slope and clay soils on roughly 20% of the property, the location and feasibility of stormwater conveyance into the proposed detention pond, and whether recorded historical documents (a 1979 certificate of survey that created private road parcels) created clear legal access and utility easements. County counsel requested and the applicant provided a legal opinion concluding the original platting and covenants demonstrate intent that the private road parcels provide access to future subdivided lots; staff still recommended conditions to document utility easements and resolve legal access before final plat.

Given the number of technical questions raised by residents and the commissioners, Missoula County Commissioners postponed a decision. The board asked staff to arrange participation from Missoula Public Health (including sanitarians Elena Evans and Kyle) and to collect any more recent well-log data or other evidence on groundwater trends before reconvening.

Staff’s recommendation remains approval with conditions addressing road improvements, utility easements, riparian and weed management plans, stormwater construction and long-term maintenance agreements, and recorded covenants requiring wildfire mitigation and living-with-wildlife guidance. The item will return for decision on April 24.