County approves MML on 93 subdivision; requires screening along western edge

The Missoula County Board of Commissioners on Thursday approved the MML on 93 subdivision, a one-lot subdivision that staff said enables a multifamily development and future condominium exemption, and amended approval to require a privacy fencing/screening treatment along the western edge of the subdivision.

Tim Worley, planning manager for Planning, Development and Sustainability, explained the request was for a one-lot subdivision south of Waldo and Highway 93 North. He said the one-lot action is distinct from the multifamily zoning compliance review for the 4-, 6- and 8-plex buildings planned within the parcel: "If zoning compliance requirements mitigate impacts, there isn't a need for a subdivision condition," Worley said, explaining how zoning compliance and subdivision review interact.

Worley and staff said the larger multifamily development under review contains roughly 96 dwelling units in the project area under consideration and that the zoning for the site (Commercial Center) permits multifamily construction. Staff noted that grading, drainage and nonmotorized facilities are addressed through the zoning compliance review while the subdivision review focused on mitigating impacts such as fire protection and easements.

Developer representative Danny (IMEIG) and others emphasized they sought the subdivision to allow future condominium conversion and said the multifamily permit review remains under separate zoning compliance review. Danny told the commissioners the development team would be willing to work with neighbors to address concerns and said the project planned landscaping and amenity areas for residents.

Local residents and the Malam Meadows Homeowners Association raised concerns about traffic at the Waldo/Highway 93 intersection, potential impacts to private wells and a lack of green space adjacent to existing backyards. Phil Carlos, president of the Malam Meadows HOA, said the proposed entrance to 93 and the proximity of buildings "appears to be a prime opportunity for people buying second houses" and expressed safety and privacy concerns.

Worley noted Montana Department of Transportation review found the project by itself would not yet warrant a traffic signal at Waldo and Highway 93, but that planned development in aggregate could require a signal in the future; MDT requires proportional contributions and the applicant said it would escrow an estimated fair-share payment (staff discussed a rough figure of about $170,000) to be used when improvements are built.

As a condition, commissioners directed staff to add language requiring "plans for privacy fencing/screening, consistent with county zoning regulations, along the western edge of the subdivision subject to review and approval by Planning, Development and Sustainability prior to final plat approval." A motion to approve the subdivision based on staff findings and conditions, as amended on the record, passed by voice vote with commissioners saying "Aye."

County staff listed key conditions: fire protection infrastructure must be in place prior to combustible construction; a hydrant plan must be installed to Frenchtown-Bridger Fire District requirements; covenants must address a weed management plan and "living with wildlife" information; and landscaping and nonmotorized facilities will be reviewed under zoning compliance.

The action approves the one-lot subdivision; zoning compliance, MDT, DEQ and other reviews must be completed before building permits and any condominium conversion proceed.