Developer outlines Blackfoot Crossing plan; council presses on water, density and affordability

A developer seeking to convert the 107-acre former West Bonner log yard into a mixed-use project told the Bonner Milltown Community Council on Nov. 10 that the proposal would reconfigure industrial land into commercial, neighborhood-center and residential parcels and provide on-site public water and a scalable wastewater treatment plant.

Greg Morris, manager of Blackfoot Crossing LLC, said the team has revised plans after prior feedback and is asking the council for input that would be shared with Missoula County. “My number 1 goal is to be the best neighbor that we can,” Morris said, adding the developer is not seeking an “unqualified” letter of support but rather community feedback to include in a county submittal.

Jamie Herbacher of WGN Group, the project’s consultant, described the project as a growth-policy amendment, zoning amendment and a five-lot minor subdivision that would allow mixed commercial and residential uses on the eastern half of the property. Herbacher said the wastewater treatment plant is being designed to be scalable and described financing options. “The plant is being built to handle 20 to 30,000 gallons in its first phase and could be expanded to serve well beyond our property and the surrounding area,” Herbacher said.

What the project would change and who decides

Under the proposal, large portions now designated heavy industrial would be rezoned to neighborhood commercial and commercial center, while riverfront strips would be designated open resource and recreation. The project team said light-industrial uses would remain on portions of the west side where utilities and existing warehouses sit. The Missoula County Consolidated Land Use Board will review the growth-policy and zoning amendment and forward a recommendation to the County Commissioners, who make the final decisions on the growth-policy amendment and zoning.

Water, wells and DEQ permitting

Council members repeatedly focused on water and wells. The developer said public water submittals are in progress and that the wastewater system is under DEQ review; if DEQ withholding or denial occurs, the developer can postpone hearings or withdraw the subdivision. Morris noted a preexisting well on the property that had been pump-tested at 1,100 gallons per minute, used to suggest capacity exists while acknowledging DEQ aquifer testing is the definitive check.

Local concerns: density and affordability

Residents pressed for firm commitments on affordability and limits to density. The developer said they would include covenants limiting overall residential buildout to 400 units across the proposed lots and that Ted/TED funding (local tax-increment or targeted economic development sources) or RSID mechanisms could help lower unit prices if available. “In order for us to get TED funds, we have to build attainable housing,” a project representative said, and added they are pursuing policies to address attainability.

Community asks and next steps

Council members asked the team for an application packet and said they would wait to review the formal county application during the sufficiency review stage before forming a formal recommendation. Multiple residents urged the council to seek explicit, enforceable conditions — such as caps on density or binding affordability agreements — because zoning approvals can outlive a specific owner’s commitments.

The project team said it will post presentation materials and the application on Missoula County’s project portal and offered to convene a special meeting for the community when the county application goes live. The council did not vote on a formal letter at the Nov. 10 meeting and left the item on the action list pending review of the county application and any required sufficiency comments.