Board approves Larch Meadows minor subdivision north of Interstate 90

The Missoula County Board of County Commissioners on April 9 approved the Larch Meadows minor subdivision, a proposal to divide roughly 12.31 acres into three single‑family residential lots.

Katie Reer, planner with Planning, Development and Sustainability, presented staff findings and recommended approval subject to conditions. The project proponent (Mountain Constructions, Inc.) proposes three lots with an average density of about one home per four acres; no variances were requested. Staff noted the site is unzoned, is located in a rural area approximately five miles north of the Interstate 90 exit, and that review considered state laws and Missoula County subdivision regulations addressing agriculture, water, services, natural and cultural resources, wildlife habitat, and public health.

The record includes several mitigation and condition requirements: individual wells for each lot (water use estimated at approximately 9.88 acre‑feet per year for the site, per presentation), state‑approved well and sanitation review, potential groundwater monitoring due to seasonal high groundwater, installation of residential fire sprinklers, use of Class A fire‑rated roofing and non‑combustible materials for siding/decks/railings as recommended wildfire mitigation, and requirements for bear‑resistant garbage containers and covenants that incorporate Fish, Wildlife & Parks living‑with‑wildlife recommendations.

Sean Amonson of 406 Engineering (applicant technical representative) addressed public comments about the growth policy and groundwater and provided context for well yields and irrigation history on the parcel. He told the board that historical irrigation use was substantially higher than projected domestic use for three residences and argued that the subdivision’s domestic water demand would be lower than prior irrigation pumping. He also said wells in the area historically yield about 20 gallons per minute and that the DNRC 602i notice of intent process would document exempt well use per House Bill 681 requirements.

A commissioner moved to approve the subdivision based on staff findings of fact and conclusions of law and subject to recommended conditions; another commissioner seconded the motion. The board voted in favor by voice vote; no roll‑call tally appears in the transcript.

Next steps: Conditions of approval require final sanitation and well approvals and compliance with the conditions and covenants described in the staff report.