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Big Bear Addition amendment approved to allow cisterns for required fire protection
Summary
Commissioners approved an amendment to a 2003 subdivision condition for Big Bear Addition to permit cisterns (with maintenance covenants) as equivalent fire‑protection mitigation for new structures or expansions. County fire and Frenchtown Rural Fire reviewed and supported the change; staff said the amendment must remain roughly equivalent to the
Missoula County commissioners approved a condition and covenant amendment for the Big Bear Addition that allows a cistern‑based system as an alternative to the original fire‑protection options in the subdivision’s conditions of approval.
Tim Worley, senior planner with Building, Development & Sustainability, explained that the subdivision (filed in 2003) included condition 3.c, which required either residential fire sprinklers or a 350‑gallon‑per‑minute well for new structures or expansions. The landowner requested an amendment to add cisterns — including installation and maintenance responsibilities in the covenants — as an alternative form of fire protection that staff and fire reviewers would consider roughly equivalent to the original requirement.
Worley noted amendments are authorized under subdivision regulations section 6.7 and can be approved only if they remain fundamentally consistent with the original approval and the regulations; cost alone may not justify a change. County fire staff and Frenchtown Rural Fire reviewed the proposal and indicated support.
Caitlin Frisby of WGM Group, representing the applicant, said the manufactured home at issue was placed in July 2025 and the landowner contracted for a concrete cistern to be installed in the spring. Frisby described a dry hydrant and static pump arrangement and emphasized ongoing maintenance requirements that will be added to the covenants. “It is what’s called a static system, so no electricity or anything, but that’s why the maintenance is included in that covenant language as well for how full it needs to be and how to protect it from getting clogged,” Frisby said.
A commissioner moved to approve the condition/covenant amendment as detailed in the staff analysis and subject to the amended condition; the motion was seconded and approved by voice vote.
Staff will record amended covenants and ensure maintenance responsibilities for the cistern are included as conditions of approval. The amendment does not eliminate the county’s basic requirement of providing fire protection; rather, it specifies an alternate mitigation approach judged equivalent by fire reviewers.
