On the agenda: Great Falls meeting — data center (Jan 22)

CASCADE COUNTY
ZONING BOARD OF ADJUSTMENT
12/18/2025
9:00 AM
Hybrid Meeting
Board Members: Kathryn Hanning, John Harding, Ken Thornton, Dexter Busby, and David Deffinbaugh.
NOTICE: PURSUANT TO MCA 2-3-212(1), THE OFFICIAL RECORD OF THE MINUTES OF THE MEETING IS IN
AUDIO FORM, LOCATED AT CASCADECOUNTYMT.GOV AND THE PLANNING OFFICE. THIS IS A WRITTEN
RECORD OF THIS MEETING TO REFLECT ALL THE PROCEEDINGS OF THE BOARD. MCA 7-4-2611 (2)(B).
TIMESTAMPS ARE INDICATED IN RED, WITHIN EACH AGENDA ITEM BELOW, AND WILL DIRECT YOU TO
THE PRECISE LOCATION SHOULD YOU WISH TO REVIEW THE AUDIO SEGMENT.
THESE MINUTES ARE PARAPHRASED AND REFLECT THE PROCEEDINGS OF THE CASCADE COUNTY ZONING
BOARD OF ADJUSTMENT AND ARE CONSIDERED A DRAFT UNTIL FORMALLY APPROVED BY THE ZONING
BOARD OF ADJUSTMENT.
STAFF ATTENDEES: Mike Harris, Mykenzie Eliason, Marisa Anderson, Carrie Ann Haight, and Michele Levine.
PUBLIC ATTENDEES: Joe Murphy, Erin Tingey, Edward Friesen, matt Hudsen, The Electric, Darrell Peterson,
Arnie Wipf, Hill Top Colony
CALL TO ORDER: 00:00:11 Chairman David Deffinbaugh called the meeting to order at 09:01 AM,
Choose a building block.
ROLL CALL:
BOARD MEMBERS PRESENT: Kathryn Hanning, John Harding, Ken Thornton, Dexter Busby, and David
Deffinbaugh.
BOARD MEMBERS ABSENT: None.
APPROVAL OF THE MINUTES:
A. Draft Meeting Minutes October 16th ZBOA Meeting 00:01:10
1. Board Discussion & Decision
David Deffinbaugh: says that the first order of business is to approve the minutes.
John Harding: motions to approve.
Dexter Busby: seconds.
David Deffinbaugh: asks if there are any changes that should be made. Seeing nothing, asks all in
favor to say aye.
All in Favor, motion carries 5-0.
OLD BUSINESS: None

Page 1 of 5

NEW BUSINESS:
A. Appeal on Denial Decision for Extension of Special Use Permit #006-2019 For a Value-Added
Agricultural Commodity Processing Facility: Cheese Processing Plant, Submitted by Big Sky Cheese,
LLC 00:01:48
1. Staff Report
Marisa Anderson: starts to present the Staff Report for appeal #003-2025, initiated by Madison
Food Park LLC. General information the Cascade County Zoning regulations states in Section
12.3, appeals to the Zoning Board adjustments may be taken by any persons or persons jointly
or severely aggrieved by a decision of the administrative officer, or by an officer, department,
board, or bureau of the county affected by any decision of the administrative officer. The ZBOA
shall fix a reasonable time for the hearing of the appeal, give public notice of the hearing, as
well as due notice to the parties in interest, and decide the appeal within a reasonable time.
John Harding: asks Marisa if the Board has a copy of the report she is reading.
[00:04:16-00:06:35: members of the Staff and Board help find and organize documents in the
substantial packets that were included for this appeal.]
Marisa Anderson: continues reading her Staff Report. The appellant requested a third extension
for SUP #006-2019, SUP #016-2019, SUP 099-2022 on October 16, 2025. All Permits are located
at 8346 US Hwy 89, Great Falls, MT. In the Agriculture District in Section 34, Township 20 North,
Range 05 East, P.M.M., Cascade County, MT on Parcel #5348300 and Geocode 02-3017-34-402-01-0000. The Zoning Administrator/ Planning Director Mike Harris sent email on October 20,
2025, stating, “Without additional information showing construction has begun under the
issued permits prior to December 2024 or the use cannot be ceased for six months for any
reason my determination would have to be your permits have expired and you must apply for
new special use permits”. On November 17, 2025, Alan F. McCormick, a lawyer who presents
Madison Food Park, LLC, responded to Mike Harris email requesting the extension request be
motioned on the next ZBOA and to provide proper notice of the agenda item. The appellant is
seeking to appeal the decision of the Zoning Administrator/Director Michael Harris of the
Planning Department. On October 20, 2025, Zoning Administrator Harris refused to grant permit
extensions and refusal to submit the permit extension request to the Board of Zoning
Adjustment. The ZBOA had approved requested extension for SUP #006-2019, 016-2019, 0092022 by the applicant, Madison Food Park LLC on November 16, 2023, allowing applicants for
an additional twenty-four (24) months, setting the new deadline to satisfy the conditions of
approval set forth in the Notice of Conditional Letter of Approval as December 16, 2025, on the
property. The appellant believes the Zoning Administrator determination on October 20, 2025,
is directly contrary to Section 10.4 of the Zoning Regulations. The appellant also has various
other concerns with the granting of the Special Use Permit that are mentioned in the attached
appeal letter.
2. Board Discussion & Motions:
Recommendation: The Department recommends the ZBOA Board to decide and determine
whether to accept the applicant’s extension as requested or uphold the Zoning Administrators’
decision to expire the permits and requests applicant to apply for new special use permits.
Motions for the Board’s Consideration:

Page 2 of 5

A. I move the Zoning Board of Adjustments to accept appeal and overturn the Zoning
Administrators decision of expiring permits and reverse the refusal of extensions motion to
approve extensions of permits.
OR
B. I move the Zoning Board of Adjustments to uphold the Zoning Administrators decision to
expire the permits and request applicant to apply for new special use permits.
David Deffinbaugh: asks if the Board has any questions.
John Harding: says no.
Dexter Busby: comments that there is a lot of history.
Dave Deffinbaugh: opens the discussion up to the public.
Joe Murphy: he’s with Big Sky Civil and Environmental on behalf of the applicant, working with
him since the beginning of the project. The timeframe needed for this project is different that
the usual Special Use Permit project, hence the multiple extensions. But more than anything he
was there if the Board has any questions for him about the project.
David Deffinbaugh: says that the last time this project came through, the Board gave this project
a 24-month extension and asks what changed and why wasn’t that enough time?
Joe Murphy: says that they understood that 2 years was the limit and so that’s what they asked
for.
Kathryn Hanning: asks what a reasonable timeframe would be.
Joe Murphy: as an estimate for a large industrial project, 3—4 years would be appropriate. But
this is a larger project than usual and with COVID, the owner had been unable to come down
from Canada, which also has added to difficulties.
David Deffinbaugh: asks how close they are to getting the approvals they need and how long
they think it will take until they are ready to start doing any work on the project.
Joe Murphy: says that it will probably be well over a year if not more.
David Deffinbaugh: asks if any of the three phases are ready right now.
Joe Murphy: says the premix facility is the closest to being ready.
Edward Friesen: says that he thinks they can be ready for one of the projects within the next 12
months. The premix facility is the closest and they are close to being in a position to apply for a
building permit.
[Edward Friesen was online and there were some audio issues in the room, so Joe Murphy
reiterated his statements for the Board who couldn’t hear him. 00:32:58]
David Deffinbaugh: calls for proponents and seeing none, goes to opponents. 00:33:55
Erin Tingey: introduces herself as a neighbor across the street. One of her biggest concerns is
traffic, especially with a bus stop on the highway there. There aren’t any traffic improvements
or controls in the area. When these projects were introduced, they were supposed to be family
friendly not huge industrial sized projects.
David Deffinbaugh: moves to public comments. Seeing none, he moves to Board Discussion and
action. 00:37:19
John Harding: starts talking about the SUP process and how not every project can fit in that box.
Talks about how heavily debated the initial Madison Food Park project was. Given that the Board
gave initial approval of the SUP, he is inclined to grant the extension. He talks about the timeline
and what would be sufficient, so the Board doesn’t see this again in 18 months.
Dexter Busby: asks about the administrative part of this and the regulatory agencies that have
to be dealt with. Considering that and MDT, he agrees with John on the timeframe.
Ken Thorton: says that he thinks the reason there is the time limit has to do with the Madison
Aquifer and fluctuations, so you can’t say that this project will be good now and good in 6 years
Page 3 of 5

when you start. The DEQ and DNRC are the ones who take care of that and hopefully the Board
is not harming them by giving permission to build and those departments will cover their own
regulatory needs as changes come. He sees no reason not to extend.
Kathryn Hanning: asks how this compares to other extensions.
Michele Levine: brings up the other Madison Food Park extension signed by Charity Yonker, the
previous Planning Director.
Kathryn Hanning: asks if there are any examples not from them.
Michele Levine: says that there are examples of similar projects, but in areas that are in zones
that allow that use, they wouldn’t come to the Zoning Board. She also talks about rezoning and
how that stays with the land and they wouldn’t need an SUP.
Kathryn Hanning: says she is worried about if by granting this extension, they are setting up a
precedent for granting indefinite extensions.
Michele Levine: says that if that is a concern, that could be taken up with future zoning
regulation amendments, but at this time we have to use the current zoning regulations and
there is not a limit under Section 10.4. It just says that the extension must be asked for prior to
the date of expiration.
David Deffinbaugh: asks Mike Harris, Planning Director, why he initially denied the request.
Mike Harris: says that to submit the request to the Board, he needed sufficient information, but
by the time he received the information it had already expired, and this was to get it to the
Board and paus ethe time.
John Harding: Moves that the Zoning Board of Adjustments to accept the appeal and overturn
the Zoning Administrator’s decision of requiring permits and reverse the refusal of extension
request for SUP #006-2019 as requested by the applicant for an additional 36 months to allow
the applicant additional time to solve issues with the regulatory agencies involved with the
project, and the conditions of approval from the original SUP approval.
Kathryn Hanning: seconds
All in favor, motion carries 5-0
John Harding: Moves ZBOA to accept appeal and overturn the Zoning Administrator’s decision
of expiring permits and reverse the refusal of extensions and approve the extension request
for SUP #016-2019 to allow the applicant additional time to solve issues with regulatory
agencies involved with the project and the conditions of approval from the original SUP for an
additional 36 months.
Kathryn Hanning: seconds
All in favor, motion carries 5-0
John Harding: Moves the ZBOA to accept appeal and overturn the Zoning Administrator’s
decision of expiring the permits and reverse the refusal of extension and approve the
extension request for SUP #009-2022 to allow the applicant additional time to solve issues
with regulatory agencies involved with the project and the conditions of approval from the
original SUP for an additional 36 months.
Kathryn Hanning: seconds
All in favor, motion carries 5-0
Page 4 of 5

BOARD MATTERS: 00:52:06
David Deffinbaugh: moves on to other board matters
Mike Harris: asks about procedure of an appeal
Michele Levine: clarifies that anyone can appeal to the Board of County Commissioners and that the
appellant has 30 days to issue their appeal after the meeting.
John Harding: brings up about some zone changes about 15-20 years ago in the City and how the SUP
isn’t a one shoe fits all.
Michele Levine: says that we are in the process of updating the regulations, from zoning to the growth
policy/land use plan.
Dexter Busby: asks about the status of the growth policy.
Michele Levine: says it’s something we have to check on, along with all of our other regulations. A
significant amount of upkeep with statute but also just general management.
Ken Thorton: says it wouldn’t hurt to look at data centers.
Dexter Busby: says good point.
Michele Levine: says that any particular comments or changes that would like to be seen should be
directed to the Planning Director.
PUBLIC COMMENTS REGARDING MATTERS WITHIN THE BOARD’S JURISDICTION Choose a building
block.
None.
ADJOURNMENT AT [10:01 AM], 00:59:22
John Harding: Makes motion to adjourn.
Dexter Busby: Seconds. Choose a building block.

Page 5 of 5

Cascade County Zoning Board of Adjustments
2026 Meeting Schedule
Month
January
February
March
April
May
June
July
August
September
October
November
December

Day
Thursday
Thursday
Thursday
Thursday
Thursday
Thursday
Thursday
Tuesday
Thursday
Thursday
Thursday
Thursday

Date
1/22/2026
2/19/2026
3/19/2026
4/16/2026
5/21/2026
6/18/2026
7/16/2026
8/20/2026
9/17/2026
10/15/2026
11/19/2026
12/17/2026

Time
9:00 AM
9:00 AM
9:00 AM
9:00 AM
9:00 AM
9:00 AM
9:00 AM
9:00 AM
9:00 AM
9:00 AM
9:00 AM
9:00 AM

CASCADE COUNTY PLANNING BOARD

STAFF REPORT ON ZONING AMENDMENTS

JANUARY 20, 2026

Amendments 1 and 2 propose streamlining the administration of zoning regulations on property within the county jurisdiction to comply
with the statutory requirements implemented during the 2025 Montana Legislative Session. The amendment includes changes to
multiple sections of the CCZR needed to implement the new statutory requirements. Each amendment is numbered with each change
to the individual section of the CCZR numbered as 1a or 2a.
Overall impact
• Compliance with changes to Montana Code Annotated.
• Clarify the authority and purpose of the regulations.
• Streamline and increase eƯiciency in the administration and application of zoning regulations to property in the county
jurisdiction.
• Addresses future amendments to the MCA to avoid conflicts between statute and the CCZR.

AMENDMENT 1a – 1g REMOVE ALL REFERENCE TO ZONING DISTRICTS FROM THE CCZR
AND CLARIFIES THE REGULATION BOUNDARIES ARE DEFINED BY THE
JURISDICTIONAL AREA AND ZONES.
76-2-202 grants the county authority to enact zoning regulations in two ways, i.e., by regulation or by individual zoning districts with
zoning regulations.
76-2-202…the board of county commissioners may by resolution establish zoning regulations for a part or all of the jurisdictional area
or divide the county into zoning districts with zoning regulations that are considered best suited to carry out the purposes of this part.
By establishing zoning regulations, the board may regulate the erection, construction, reconstruction, alteration, repair, location, or use of
buildings or structures or the use of land, including the creation of zoning districts that allow tiny dwelling units.
The current CCZR conflicts itself in the application and definition of zoning regulation, zoning district and zoning maps. The CCZR in one
section defines the Zoning Jurisdictional Area as the entirety of Cascade County outside of cities and towns. This conflicts with Section 3
definition of zoning classifications or designations as “use districts”.
Because we defined our zoning designations as “use districts” a single amendment of a single parcel requires the lengthy and expensive
process for amending a district boundary. The public notice requirement for this one amendment to the regulation requires us to post in
75 diƯerent locations across the county 45 days before the county commission hearing.
CCZR AMENDMENT MATRIX January 13, 2026

Harris, Michael

-1-

76-2-203 ANALYSIS (203 REVIEW).
Whenever the Board of County Commissioners of Cascade County and the Cascade County Planning Board are called upon to consider
the adoption of a new zoning district or an amendment to an existing zoning district, zoning district regulations, or zoning district map, the
Board of County Commissioners and Planning Board shall be guided by the following statutory provision:
1) REGULATION CRITERIA
1a. Made in accordance with the growth policy. - The proposed amendments in 1a-1g and 2a & 2b are primarily edits to ensure
consistency and minimize confusion that can occur when redundant language is included throughout a regulation and to
implement statutory required changes.
The current CCZR is made in accordance with the Growth Policy, and the Growth Policy has no regulatory implications.
Furthermore, zoning is only referenced in the Growth Policy in three instances. 1.1 Growth Policy Purpose Statement, and 8.5
Conditional Development Areas Designation and Establishment. The 8.5 references are specific to Military Accident Potential
Zones and Military Height Zones.
None of the proposed amendments will have any impact on the specific zoning accordance’s of the Growth Policy.
1b. Design criteria of the regulations:
(i)

Secure safety from fire and other dangers, (ii) promote public health, public safety and general welfare, and (iii) facilitate
the adequate provisions of transportation, water, sewerage, schools, parks, and other public requirements.
Since the proposed amendments 1 and 2 address statutory and procedural changes but not the specific design criteria,
general character, or authorized uses, the changes will not have any impact over the current CCZR.

2) While not a requirement for review by the Planning Board the BOCC must consider the criteria:
(a) Reasonable provision of adequate light and air
(b) EƯect on motorized and nonmotorized transportation systems
(c) Compatible urban growth in the vicinity of cities and towns that at a minimum must include the areas around municipalities
(d) The character of the district and its peculiar suitability for particular uses.
(e) Conserving the value of buildings and encouraging the most appropriate use of land through the jurisdictional area.

CCZR AMENDMENT MATRIX January 13, 2026

Harris, Michael

-2-

Again, as Amendments 1 & 2 are for statutory and procedural changes and no specific changes are being made to the
character, development criteria or land use authorizations over the existing CCZR there will be no changes to the impact of
criteria 2a – 2e.
It is the opinion of the Zoning Administrator that the Planning Board should recommend the changes proposed in Amendments 1
and 2 for inclusion by the BOCC as amendments to the CCZR after the public hearing and in development of the updated
regulation and notice of intent.
The responsibility of the Planning Board in amendments to zoning regulations is to make recommendations of general concept
and character, not to approve the specific amended text.
Suggested motion for the Planning Board would be to recommend as a slate Amendments 1 and Amendments 2 as presented in
the CCZR Amendment Matrix dated January 13, 2026 and presented to the Planning Board at their January 20, 2026 meeting.
An alternative motion the board could consider recommending each amendment individually if consensus by the board cannot be
reached on a full slate.
The presentation of zoning amendments at the January 20, 2026 meeting will include a briefing on proposed amendments to specific
parcels of land that have been nominated by the BOCC and the Planning Director. The proposed zone changes to individual parcels will
not be part of the amendments considered at the BOCC hearing on Amendments 1a -1g and 2a and 2b.
Changes to the zoning use designation for individual parcels will utilize the regulation amendment process that will be implemented by
Amendments 1a – 1g and 2a & 2b.
AMENDMENT 1.a AUTHORITY AND
PURPOSE

AMENDMENT 1.a AUTHORITY AND
PURPOSE

AMENDMENT 1.a AUTHORITY AND
PURPOSE

Amendment 1.a moves the enabling
authority language from Page 1 as a
reference and places it in the regulation
under Section 1.
It also clarifies the specific authority for
the CCZR under 76-2-202 rather than 201
generally.

Page 1
These regulations and accompanying
maps are hereby known as and shall be
cited and referred to as the “Cascade
County Zoning Regulations” pursuant to
§76-2-201, MCA. These regulations shall
apply to the entirety of Cascade County,
exclusive of the incorporated towns and

Page 1
These regulations and accompanying
maps are hereby known as and shall be
cited and referred to as the “Cascade
County Zoning Regulations” pursuant to
§76-2-201, MCA. These regulations shall
apply to the entirety of Cascade County,
exclusive of the incorporated towns and

CCZR AMENDMENT MATRIX January 13, 2026

Harris, Michael

-3-

cities of Great Falls, Belt, Cascade, and
Neihart, referred to as the “Zoning
Jurisdictional Area”. This regulation is
hereby amended by the Cascade County
Commission on December 28, 2021 by
Resolution #21-79.

cities of Great Falls, Belt, Cascade, and
Neihart, referred to as the “Zoning
Jurisdictional Area”. This regulation is
hereby amended by the Cascade County
Commission on December 28, 2021 by
Resolution #21-79.

PAGE 6
SECTION 1. PURPOSE

PAGE 6
SECTION 1. AUTHORITY AND PURPOSE

1.1 Purpose of Regulation Adoption

Pursuant to 76-2-202 MCA These
regulations and accompanying maps are
hereby known as and shall be cited and
referred to as the “Cascade County
Zoning Regulations (CCZR)” These
regulations shall apply to the entirety of
Cascade County, exclusive of the
incorporated towns and cities of Great
Falls, Belt, Cascade, and Neihart,
referred to as the “Zoning Jurisdictional
Area”.

These regulations are adopted for the
purpose of promoting, improving, and
protecting the public health, safety,
comfort, convenience, and the general
welfare of the people and property owners
within Cascade County exclusive of
incorporated cities and towns. The
fulfillment of this purpose is to be
accomplished by seeking the following
objectives:
• To provide for compatible urban growth in
the vicinity of cities and towns that at a
minimum must include the areas around
municipalities;
• To ensure proper living and working
conditions and to prevent the development
of blight and slums;
• To establish adequate standards for the
provision of light, air, and open spaces;
• To facilitate the provision of adequate
transportation, and of other requirements
CCZR AMENDMENT MATRIX January 13, 2026

Harris, Michael

The CCZR apply to the regulation of the
erection, construction, reconstruction,
alteration, repair, location or use of
buildings or structures or the use of land.
1.1 Purpose of Regulation Adoption
These regulations are adopted for the
purpose of promoting, improving, and
protecting the public health, safety, morals,
comfort, convenience, and the general
-4-

and services such as water, sewerage,
schools, open space, and parks;
• To zone all properties with a view to
conserving the value of buildings and
encouraging the most appropriate use of
land throughout Cascade County;
• To protect residential, business,
commercial, and industrial areas alike from
harmful encroachment by incompatible
uses and to ensure that land allocated to a
class of uses shall not be usurped by
inappropriate uses;
• To avoid the inappropriate development of
lands and provide for reduction of flood
damage;
• To fix reasonable zoning standards to
which buildings and structures shall
conform;
• To prevent such additions to, and
alterations or remodeling of, existing
buildings or structures as would not comply
with the restrictions and limitations
imposed herein;
• To foster a more rational pattern of
relationship between residential, business,
and industrial uses for the mutual benefit of
all;
• To isolate or control the location of
unavoidable nuisance producing uses;
• To define the powers and duties of the
administrative and enforcement oƯicers
and bodies; and
• To prescribe penalties for any violation of
the provisions of this ordinance, or of any
amendment thereto.
CCZR AMENDMENT MATRIX January 13, 2026

Harris, Michael

welfare for all of the jurisdictional area of
the people and property owners within
Cascade County. exclusive of incorporated
cities and towns.
Pursuant to the criteria established in 76-2203 the CCZR are:
•
•
•
•

made in accordance with the
Cascade County Growth Policy
designed to secure safety from fire
and other dangers
promote public health, public safety,
and general welfare
facilitate the adequate provision of
transportation, water, sewerage,
schools, parks and other public
requirements

The fulfillment of this purpose is to be
accomplished by seeking the following
objectives:
• To provide for compatible urban growth in
the vicinity of cities and towns that at a
minimum must include the areas around
municipalities;
• To ensure proper living and working
conditions and to prevent the development
of blight and slums;
• To establish adequate standards for the
provision of light, air, and open spaces;
• To facilitate the provision of adequate
transportation, and of other requirements
-5-

The standards and requirements contained
in these regulations and the district
mapping reflected on the Zoning Map
referenced in Section 4 herein, are intended
to implement the Cascade County Zoning
Regulations of the Board of County
Commissioners of Cascade County,
Montana.

CCZR AMENDMENT MATRIX January 13, 2026

Harris, Michael

and services such as water, sewerage,
schools, open space, and parks;
• To zone all properties with a view to
conserving the value of buildings and
encouraging the most appropriate use of
land throughout Cascade County;
• To protect residential, business,
commercial, and industrial areas alike from
harmful encroachment by incompatible
uses and to ensure that land allocated to a
class of uses shall not be usurped by
inappropriate uses;
• To avoid the inappropriate development of
lands and provide for reduction of flood
damage;
• To fix reasonable zoning standards to
which buildings and structures shall
conform;
• To prevent such additions to, and
alterations or remodeling of, existing
buildings or structures as would not comply
with the restrictions and limitations
imposed herein;
• To foster a more rational pattern of
relationship between residential, business,
and industrial uses for the mutual benefit of
all;
• To isolate or control the location of
unavoidable nuisance producing uses;
• To define the powers and duties of the
administrative and enforcement oƯicers
and bodies; and
• To prescribe penalties for any violation of
the provisions of this ordinance, or of any
amendment thereto.
-6-

The standards and requirements contained
in these regulations and the district
mapping reflected on the Zoning Map
referenced in Section 4 herein, are intended
to implement the Cascade County Zoning
Regulations of the Board of County
Commissioners of Cascade County,
Montana.

Amendment 1b

Amendment 1b

Amendment 1b

This amendment to Section 1.2
interpretation and conflict has to goals.

1.2 Interpretation, Conflict with Other
Laws

1.2 Interpretation, Conflict with Other
Laws

The first is to reduce redundancy or
repetitive language with other sections that
cause potential conflict or confusion. This
is accomplished by specifically following
the criteria required by the MCA and
removing the references in 1.2 to the
adoption or amendment of a district,
regulation or map.

In their interpretation and application, the
provisions of these regulations shall be held
to be minimum requirements, adopted for
the promotion of public health, safety, and
the general welfare.

In their interpretation and application, the
provisions of these regulations shall be held
to be minimum requirementscriteria
required pursuant to 76-2-203 MCA. ,
adopted for the promotion of public health,
safety, and the general welfare.

The second is to establish the CCZR are
prevailing when in conflict with other
regulations unless preempted by specific
provisions of the MCA.

Whenever the requirements of these
regulations are at variance with itself or the
requirements of other lawfully adopted
rules, regulations, or resolutions, the most
restrictive, or that imposing the higher
standards shall govern.
If a court of competent jurisdiction holds
any word, phrase, clause, sentence,
paragraph, section, or other part of these
regulations invalid, that judgment will only
aƯect the part held invalid.

CCZR AMENDMENT MATRIX January 13, 2026

Harris, Michael

Whenever the requirements of these
regulations are at variance with itself or the
requirements of other lawfully adopted
rules, regulations, or resolutions, the most
restrictive, or that imposing the higher
standards shall govern. these regulations
shall govern unless preempted by the
Montana Code Annotated.
If a court of competent jurisdiction holds
any word, phrase, clause, sentence,
-7-

Whenever the Board of County
Commissioners of Cascade County and the
Cascade County Planning Board are called
upon to consider the adoption of a new
zoning district or an amendment to an
existing zoning district, zoning district
regulations, or zoning district map, the
Board of County Commissioners and
Planning Board shall be guided by the
following statutory provision:
Montana Code Annotated § 76-2-203.
Criteria and Guidelines for Zoning
Regulations.
(1) Zoning regulations must be: (a) made in
accordance with the Growth Policy and (b)
designed to: (i) secure safety from fire, and
other dangers; (ii) promote public health,
public safety, and general welfare; and (iii)
facilitate the adequate provision of
transportation, water, sewerage, schools,
parks, and other public requirements.
(2) In the adoption of zoning regulations, the
Board of County Commissioners shall
consider: (a) reasonable provision of
adequate light and air; (b) the eƯect on
motorized and non-motorized
transportation systems; (c) compatible
urban growth in the vicinity of cities and
towns that at a minimum must include the
areas around municipalities; (d) the
character of the district and its peculiar
CCZR AMENDMENT MATRIX January 13, 2026

Harris, Michael

paragraph, section, or other part of these
regulations invalid, that judgment will only
aƯect the part held invalid.
Whenever the Board of County
Commissioners of Cascade County and the
Cascade County Planning Board are called
upon to consider the adoption of a new
zoning district or an amendment to an
existing zoning district, zoning district
regulations, or zoning district map, the
Board of County Commissioners and
Planning Board shall be guided by the
following statutory provision:
Montana Code Annotated § 76-2-203.
Criteria and Guidelines for Zoning
Regulations.
(1) Zoning regulations must be: (a) made in
accordance with the Growth Policy and (b)
designed to: (i) secure safety from fire, and
other dangers; (ii) promote public health,
public safety, and general welfare; and (iii)
facilitate the adequate provision of
transportation, water, sewerage, schools,
parks, and other public requirements.
(2) In the adoption of zoning regulations, the
Board of County Commissioners shall
consider: (a) reasonable provision of
adequate light and air; (b) the eƯect on
motorized and non-motorized
transportation systems; (c) compatible
urban growth in the vicinity of cities and
-8-

suitability for particular uses; and (e)
conserving the value of buildings and
encouraging the most appropriate use of
land throughout the jurisdictional area.
(3) Zoning regulations must, as nearly as
possible, be made compatible with the
zoning ordinances of nearby municipalities.
1.3 Permissive Code
These Regulations are permissive. Any use
not specifically permitted or otherwise
provided for in these Regulations shall not
be allowed within the Zoning Jurisdictional
Area.

towns that at a minimum must include the
areas around municipalities; (d) the
character of the district and its peculiar
suitability for particular uses; and (e)
conserving the value of buildings and
encouraging the most appropriate use of
land throughout the jurisdictional area.
(3) Zoning regulations must, as nearly as
possible, be made compatible with the
zoning ordinances of nearby municipalities.
1.3 Permissive Code
These Regulations are permissive. Any use
not specifically permitted or otherwise
provided for in these Regulations shall not
be allowed within the Zoning Jurisdictional
Area. Unless preempted by the MCA.

Amendment 1c.

Amendment 1c.

Amendment 1c.

This amendment removes the current
definition of “zoning district” and replaces it
with “zoning designation” or “zone”.

Page 52

Page 52

ZONING DISTRICT A portion of Cascade
County within which certain uses of land
All definitions of individual districts, i.e.,
and buildings are permitted, and certain
Mixed Use District, etc. will drop “district”
other uses of land and buildings are
and add “zone” (MU District will become the prohibited, or within which certain yards
MU Zone or zoned MU).
and other open spaces are required, or
within which certain lot areas are
Each specific amended definition is not
established, or within which certain height
included in the Planning Board review and
limits are required for buildings, or within
recommendations for eƯiciency.
which a combination of such aforesaid
regulations are applied, all as set forth and
specified in these regulations, or any of the
CCZR AMENDMENT MATRIX January 13, 2026

Harris, Michael

ZONING DESIGNATION OR ZONE DISTRICT
Land use designation defines the general
character, erection, construction,
reconstruction, alteration, repair, location,
and use of buildings or structures.
A portion of Cascade County within which
certain uses of land and buildings are
permitted, and certain other uses of land
and buildings are prohibited, or within
which certain yards and other open spaces
are required, or within which certain lot
-9-

This will align with changes in Section 3
clarifying “use districts” are “use zones”

districts with which any combining
regulations are combined.

areas are established, or within which
certain height limits are required for
buildings, or within which a combination of
such aforesaid regulations are applied, all
as set forth and specified in these
regulations, or any of the districts with
which any combining regulations are
combined.

SECTION 3. ESTABLISHMENT OF DISTRICTS

SECTION 3. ESTABLISHMENT OF DISTRICTS
ZONES

3.1 USE DISTRICTS
3.1 USE DISTRICTS ZONES
For the purpose as described in Section 1,
the entirety of Cascade County exclusive of
the incorporated Towns and Cities of Great
Falls, Belt, Cascade, and Neihart, is hereby
divided into the following use districts:
RR-5 Rural Residential - 5 District
SR-1 Suburban Residential - 1 District
SR-2 Suburban Residential - 2 District
UR Urban Residential District
MU Mixed Use District
MU-20 Mixed Use – 20 District
A Agricultural
Mobile Home District
OS Open Space District
C Commercial District
I-1 Light Industrial District
I-2 Heavy Industrial District
PUD Planned Unit Development
MOD Military Overlay District
FOD Flood Road Overlay District
CCZR AMENDMENT MATRIX January 13, 2026

Harris, Michael

For the purpose as described in Section 1,
the entirety of Cascade County exclusive of
the incorporated Towns and Cities of Great
Falls, Belt, Cascade, and Neihart, is hereby
divided into the following use
districtszones. :
RR-5 Rural Residential - 5 District
SR-1 Suburban Residential - 1 District
SR-2 Suburban Residential - 2 District
UR Urban Residential District
MU Mixed Use District
MU-20 Mixed Use – 20 District
A Agricultural
Mobile Home District
OS Open Space District
C Commercial District
I-1 Light Industrial District
I-2 Heavy Industrial District
PUD Planned Unit Development District
MOD Military Overlay District
- 10 -

FOD Flood Road Overlay District
AMENDMENT 1d

AMENDMENT 1d

AMENDMENT 1d

CLARIFICATION THE ZONING MAPS

Page 54

Page 54

Amending Sections 4 and 5 related to
zoning maps. Zoning Maps are amended
to clarify the GIS physical maps which are
a representation and the Parcel Inventory
Map which is the oƯicial record of what a
parcel is zoned as. This change allows us
to update maps in the GIS department
which are not legal maps but references
and representations. The oƯicial map is
the inventory of parcels that make up
each Zone.

SECTION 4. ZONING MAPS

SECTION 4. ZONING MAPS

These regulations shall apply to the entirety
of Cascade County exclusive of the
incorporated towns and cities of Great Falls,
Belt, Cascade, and Neihart. Where any tract
of land within Cascade County is not zoned
and is found to fall within the Zoning
Jurisdictional Area the use district for that
tract shall be Mixed Use – 20 (MU-20).

These regulations shall apply to the entirety
of Cascade County exclusive of the
incorporated towns and cities of Great Falls,
Belt, Cascade, and Neihart. Where any tract
of land within Cascade County is not zoned
and is found to fall within the Zoning
Jurisdictional Area the use district Zone for
that tract shall be Mixed Use – 20 (MU-20).

The County is divided into a number of
The benefit of doing this is: 1. Cost
zoning districts so that each tract of land is
savings over having a surveyed legal located in one district. For each of these
description each time a parcel is
districts, appropriate types of uses are
amended. 2. Provides a clear record identified along with development
of what a parcel is zoned if a physical standards. The zoning map depicts the
map has an error or is unclear.
location of the zoning districts. An oƯicial
copy of the zoning map shall be on file in the
County Clerk and Recorder’s OƯice and
available for public inspection upon
request. The oƯicial zoning map shall bear
the title “Cascade County Zoning Map.”

The County is divided into a number of
zoning districtsZones so that each tract of
land is located in one districtZone. For each
of these districtsZones, appropriate types of
uses are identified along with development
standards. The zoning map depicts the
location of the zoning districtsZones. The
zoning map consists of two parts, physical
maps as referenced in 4.1 and 4.2 that are a
representation of the Zone boundaries and
the parcel inventory map designating the
zone or zoning for an individual parcel. An
oƯicial copy of the zoning map shall be on
file in the County Clerk and Recorder’s
OƯice and available for public inspection
upon request. The oƯicial zoning map shall
bear the title “Cascade County Zoning Map.”

The following Exhibits are by reference
incorporated herein and made a part of the
Zoning Resolution.
4.1 2 EXHIBIT A - ZONING MAPS
CCZR AMENDMENT MATRIX January 13, 2026

Harris, Michael

- 11 -

A zoning map series of the cumulative
zoning map titled "Cascade County Zoning
Map.” This map series consists of: EXHIBIT
A-1 “Cascade County Zoning Map” Full
Extent EXHIBIT A-2 “Cascade County Zoning
Map” Enhanced Focus EXHIBIT A-3
“Cascade County Zoning Map”
Unincorporated Communities EXHIBIT A-4
“Cascade County Zoning Map” Black Eagle
4.2 EXHIBIT B – OTHER AREAS
A map series that includes special
geographies, consisting of the following:
EXHIBIT B-1 "Airport Influence Area" Great
Falls International Airport EXHIBIT B-2
"Imaginary Surfaces" Great Falls
International Airport EXHIBIT B-3 "Noise
Zones"
NOTE: Copies of the hereinabove
referenced Exhibits can be obtained from
the Cascade County Planning Department.

The following Exhibits are by reference
incorporated herein and made a part of the
Zoning Resolution.
4.1 2 EXHIBIT A - ZONING MAPS
A zoning map series of the cumulative
zoning map titled "Cascade County Zoning
Map.” This map series consists of: EXHIBIT
A-1 “Cascade County Zoning Map” Full
Extent EXHIBIT A-2 “Cascade County Zoning
Map” Enhanced Focus EXHIBIT A-3
“Cascade County Zoning Map”
Unincorporated Communities EXHIBIT A-4
“Cascade County Zoning Map” Black Eagle
4.2 EXHIBIT B – OTHER AREAS
A map series that includes special
geographies, consisting of the following:
EXHIBIT B-1 "Airport Influence Area" Great
Falls International Airport EXHIBIT B-2
"Imaginary Surfaces" Great Falls
International Airport EXHIBIT B-3 "Noise
Zones"
NOTE: Copies of the hereinabove
referenced Exhibits can be obtained from
the Cascade County Planning Department.

Amendment 1e

Amendment 1e

Amendment 1e

Interpretation of boundaries.

Interpretation of boundaries.

Interpretation of boundaries.

Amendment to Section 5.
CCZR AMENDMENT MATRIX January 13, 2026

Harris, Michael

- 12 -

This amendment is a clarification on the
interpretation of boundaries of zones or
zoning and removes the “district”
designation.
It also adds clarification as to what defines
the zoning map. This is accomplished by
adding the parcel inventory as the oƯicial
map while the GIS maps are only for
representations.

CCZR AMENDMENT MATRIX January 13, 2026

Page 61 SECTION 5. INTERPRETATION OF
DISTRICT BOUNDARIES

Page 61 SECTION 5. INTERPRETATION OF
Zone DISTRICT BOUNDARIES

5.1 BOUNDARY UNCERTAINTY
Where uncertainty exists with respect to the
boundaries of the aforesaid districts as
shown on the Zoning Map, the following
rules shall apply:
5.1.1. CENTERLINE FOLLOW BOUNDARIES
Where district boundaries are indicated as
approximately following the centerline of
streets or highways or highway right of way
lines, such street or highway lines or
highway right of way lines shall be
construed as such boundaries.
5.1.2. LOT LINE BOUNDARIES Where
district boundaries indicate that they
approximately follow the lot lines or section
lines of lots or sections, said lines shall be
construed as such boundaries.
5.1.3 CENTERLINE PARALLEL BOUNDARIES
Where district boundaries are so indicated
that they approximately parallel the
centerline of street lines, of streets, or
centerline of right of way lines of highways,
such district boundaries shall be construed
as being parallel thereto, and such distance
therefrom.
5.1.4 RIVER OR STREAM BOUNDARIES
Wherever the boundary follows the rivers or
streams such boundaries shall be deemed
as to follow the furthest projection of land
into the stream or river and along the bank
of said stream or river.

5.1 BOUNDARY UNCERTAINTY
Where uncertainty exists with respect to the
boundaries of the aforesaid districts Zones
as shown on the Zoning Map, the following
rules shall apply:
5.1.1. CENTERLINE FOLLOW BOUNDARIES
Where district Zone boundaries are
indicated as approximately following the
centerline of streets or highways or highway
right of way lines, such street or highway
lines or highway right of way lines shall be
construed as such boundaries.
5.1.2. LOT LINE BOUNDARIES Where Zone
district boundaries indicate that they
approximately follow the lot lines or section
lines of lots or sections, said lines shall be
construed as such boundaries.
5.1.3 CENTERLINE PARALLEL BOUNDARIES
Where Zone district boundaries are so
indicated that they approximately parallel
the centerline of street lines, of streets, or
centerline of right of way lines of highways,
such Zone district boundaries shall be
construed as being parallel thereto, and
such distance therefrom.
5.1.4 RIVER OR STREAM BOUNDARIES
Wherever the boundary follows the rivers or
streams such boundaries shall be deemed
as to follow the furthest projection of land
into the stream or river and along the bank
of said stream or river.

Harris, Michael

- 13 -

5.1.5 PARCEL INVENTORY MAP If a parcel
on the physical map and the inventory diƯer
the parcel inventory is the oƯicial map
designating that parcel.
Amendment 1f.
This amendment has two components.
• Cleanup incorrect terminology
providing consistency for use and
interpretation across the
regulation.
• Clarifying the process for
amendments (text or map) by a
landowner, by the BOCC and by the
Planning Department.

Amendment 1f.

Amendment 1f.

PAGE 147, SECTION 14
14.1 APPLICATION

PAGE 147, SECTION 14
14.1 APPLICATION

An amendment to the Zoning Resolution
(regulation text or maps) may be initiated on
a motion from the Board of County
Commissioners or by one (1) or more of the
residents or landowners within the
jurisdictional area of the Zoning Resolution
or by the Cascade County Planning
Department. A petition for an amendment
to the Zoning Resolution shall be submitted
to the Planning Board for review and
recommendation.

An amendment to the Zoning Resolution
Regulation (regulation text or maps) may be
initiated on a motion from the Board of
County Commissioners or by one (1) or
more of the residents or landowners within
the jurisdictional area of the Zoning
Resolution Regulation or by the Cascade
County Planning Department. A petition for
an amendment to the Zoning Resolution
Regulation shall be submitted to the
Planning Board for review and
recommendation.

14.1.1 APPLICATION REQUIREMENTS
An Applicant must notify the Planning
Department and request a pre-application
meeting. The pre-application meeting will
be scheduled within thirty (30) days of the
request. At this meeting, the Planning
Department will indicate the necessary
information, process, and timeline for the
rezoning petition process.

CCZR AMENDMENT MATRIX January 13, 2026

Harris, Michael

14.1.1 APPLICATION REQUIREMENTS –
LANDOWNER OR RESIDENT INITIATED
An Applicant must notify the Planning
Department and request a pre-application
meeting. The pre-application meeting will
be scheduled within thirty (30) days of the
request. At this meeting, the Planning
Department will indicate the necessary
information, process, and timeline for the
rezoning petition process.
- 14 -

The application for a rezoning petition must
include the following and any additional
materials requested by the Planning
Department during a preapplication
meeting or relevant to the rezoning:
(1) A letter signed by at least one
landowner within the area to be
rezoned explaining the requested
rezoning.
(2) A vicinity map of the parcels and
surrounding area clearly identifying
the location of the property.
(3) A legal description of the boundaries
of the proposed district.
(4) A lot layout plan may be required
indicating some or all of the
following:
a. Identify any covenants, liens,
easements, or any other
encumbrances upon the
parcel. If a description will
not suƯice, provide copies or
exhibits when necessary.
b. The land area of the parcel
(found on deed, subdivision
plat or certificate of survey at
the County Clerk and
Recorder’s OƯice or Planning
Department).
c. Describe the existing land use
of the parcel and neighboring
areas.

CCZR AMENDMENT MATRIX January 13, 2026

Harris, Michael

The application for a rezoning petition must
include the following and any additional
materials requested by the Planning
Department during a preapplication
meeting or relevant to the rezoning:
(1) A letter signed by at least one
landowner within the area to be
rezoned explaining the requested
rezoning.
(2) A vicinity map of the parcels and
surrounding area clearly identifying
the location of the property.
(3) A legal description of the
boundariesof the parcels of the
proposed district. Proposed for
rezoning.
(4) A lot layout plan may be required
indicating some or all of the
following:
a. Identify any covenants, liens,
easements, or any other
encumbrances upon the
parcel. If a description will
not suƯice, provide copies or
exhibits when necessary.
b. The land area of the parcel
(found on deed, subdivision
plat or certificate of survey at
the County Clerk and
Recorder’s OƯice or Planning
Department).

- 15 -

d. Describe the anticipated
impact upon neighboring
property.
e. On a Site Plan, indicate the
dimensions of the property
under consideration, the size
and placement of existing
structures, parking areas, and
landscaping areas.
f. On a Site Plan, indicate the
location of existing curb cuts
or access points.
g. On a Site Plan indicate the
location of any existing
utilities such as water, sewer,
gas, electricity, storm sewer,
rivers, creeks, streams,
irrigation ditches, easements,
historical land marks, or any
other items that may aƯect
the application.
(5) Cite any previous request for a zone
change or variance involving the
parcel, as well as any action taken
on previous requests.
(6) Prepare a statement which
addresses the following
considerations:
a. Made in accordance with the
Growth Policy and
b. Designed to:
i. Secure safety from fire,
and other dangers;
ii. and Promote public
health, public safety,
CCZR AMENDMENT MATRIX January 13, 2026

Harris, Michael

c. Describe the existing land use
of the parcel and neighboring
areas.
d. Describe the anticipated
impact upon neighboring
property.
e. On a Site Plan, indicate the
dimensions of the property
under consideration, the size
and placement of existing
structures, parking areas, and
landscaping areas.
f. On a Site Plan, indicate the
location of existing curb cuts
or access points.
g. On a Site Plan indicate the
location of any existing
utilities such as water, sewer,
gas, electricity, storm sewer,
rivers, creeks, streams,
irrigation ditches, easements,
historical land marks, or any
other items that may aƯect
the application.
(5) Cite any previous request for a zone
change or variance involving the
parcel, as well as any action taken
on previous requests.
(6) Prepare a statement which
addresses the following
considerationspotential impacts
rezoning may have on the general
public health, safety, morals and
general welfare including:
- 16 -

and general welfare;
and
iii. Facilitate the adequate
provision of
transportation, water,
sewerage, schools,
parks, and other public
requirements.
c. Reasonable provision of
adequate light and air:
d. The eƯect on motorized and
non-motorized transportation
systems;
e. Compatible urban growth in
the vicinity of cities and towns
that at a minimum must
include the areas around
municipalities;
f. The character of the district
and its peculiar suitability for
particular uses; and
g. Conserving the value of
buildings and encouraging the
most appropriate use of land
throughout the jurisdictional
area.
h. Must, as nearly as possible,
be made compatible with the
zoning ordinances of nearby
municipalities.
(7) Application Fee: All applications for
rezoning must include an application
fee as listed in the Cascade County
Planning Department’s Fee
Schedule.
CCZR AMENDMENT MATRIX January 13, 2026

Harris, Michael

a. Made in accordance with the
Growth Policy and
b. Designed to:
i. Secure safety from fire,
and other dangers;
ii. and Promote public
health, public safety,
and general welfare;
and
iii. Facilitate the adequate
provision of
transportation, water,
sewerage, schools,
parks, and other public
requirements.
c.b.
Reasonable provision
of adequate light and air:
d.c.
The eƯect on
motorized and non-motorized
transportation systems;
e.d.
Compatible urban
growth in the vicinity of cities
and towns that at a minimum
must include the areas
around municipalities;
f.e. The character of the district
and its peculiar suitability for
particular uses; and
g.f. Conserving the value of
buildings and encouraging the
most appropriate use of land
throughout the jurisdictional
area.
h.g.
Must, as nearly as
possible, be made
- 17 -

compatible with the zoning
ordinances of nearby
municipalities.
(7) Application Fee: All applications for
rezoning must include an application
fee as listed in the Cascade County
Planning Department’s Fee
Schedule.
14.1.2 COUNTY COMMISSION OR
PLANNING DEPARTMENT INITIATED –
Commission or department-initiated
amendments follows the procedures in 14.2
and 14.3.
Amendment 1g

Amendment 1g.

Amendment 1g.

ADOPTING THE AMENDMENTS 1a – 1g will
follow the current process defined in the
existing CCZR.

14.2 HEARING BEFORE THE PLANNING
BOARD

14.2 HEARING BEFORE
RECOMMENDATION BY THE PLANNING
BOARD

Once the amendments are adopted, the
CCZR will have removed the use of
districts entirely and will contain only a
regulation.
THE REGULATION WILL CONTAIN THE
TEXT AND MAPS OF ZONING
DESIGNATION FOR INDIVIDUAL PARCELS
(USE ZONES). ONCE ADOPTED THE ONLY
CHANGES TO ZONING (TEXT OR MAP)
WILL BE AN AMENDMENT TO THE
REGULATION.

CCZR AMENDMENT MATRIX January 13, 2026

At the public hearing, the Planning Board
shall give the public an opportunity to be
heard regarding the proposed amendment
in a zoning district or regulation.
14.3 HEARING BEFORE THE BOARD OF
COUNTY COMMISSIONERS
14.3.1 NOTICE OF A PUBLIC HEARING (1)
Notice of a public hearing on the proposed
zoning district boundaries and of
regulations for the zoning district must
state:

Harris, Michael

At the public hearing, tThe Planning Board
shall give the public an opportunity to be
heard regarding the proposed amendment
in a zoning district orto the zoning
regulations.
14.3 HEARING BEFORE THE BOARD OF
COUNTY COMMISSIONERS
When amending a zoning regulation, the
board of county commissioners shall
provide notice of a public hearing on the
- 18 -

AMENDMENTS TO THE REGULATION
FOLLOW THE PROCESS DEFINED IN 76-2205(8).
DISTRICT IS BEING ELIMINATED FROM
THE ZONING REGULATIONS ENTIRELY.
BOUNDARIES ARE DEFINED BY ZONES
AND THE JURISDICTIONAL AREA.

a. The boundaries of the proposed district;
b. The general character of the proposed
zoning regulations;
c. The time and place of the public hearing;
and
d. That the proposed zoning regulations or
maps are on file for public inspection at the
oƯice of the County Clerk and Recorder and
the Planning Department.
(2) Be posted not less than forty-five (45)
days before the public hearing in at least
five (5) public places within the proposed
district; and
(3) Be published once a week for two (2)
weeks in a newspaper of general circulation
within the County.
14.3.2 BOARD OF COUNTY
COMMISSIONERS
At the public hearing, the Board of County
Commissioners shall give the public an
opportunity to be heard regarding the
proposed change in a zoning district or
regulation.

proposed amendment to the zoning
regulation.
(b) The notice must state:
(i) a general description of the changes to
the regulation;
(ii) the time and place of the public hearing;
and
(iii) that the original zoning regulation and
any proposed amendments to the original
zoning regulation are on file for public
inspection at the oƯice of the county clerk
and recorder.
(c) The notice must be:
(i) posted not less than 15 days before the
public hearing; and
(ii) published once a week for 2 weeks in a
newspaper of general circulation within the
county.
(d) The board of county commissioners may
adopt a resolution amending the zoning
regulation after the public hearing
14.3.1 NOTICE OF A PUBLIC HEARING (1)
Notice of a public hearing on the proposed
zoning district boundaries and of
regulations for the zoning district must
state:

14.4 ACTION AFTER HEARING
14.4.1 After the public hearing
After the public hearing, the Board of
County Commissioners shall review the
proposals of the Planning Board and shall
make such revisions or amendments as it
may deem proper. This may include
CCZR AMENDMENT MATRIX January 13, 2026

Harris, Michael

a. The boundaries of the proposed district;
b. The general character of the proposed
zoning regulations;
c. The time and place of the public hearing;
and
d. That the proposed zoning regulations or
maps are on file for public inspection at the
- 19 -

attaching reasonable conditions to ensure
public health, safety, and welfare, mitigation
to potential impacts, and
comments/concerns received during the
application process are considered and
addressed.

oƯice of the County Clerk and Recorder and
the Planning Department.
(2) Be posted not less than forty-five (45)
days before the public hearing in at least
five (5) public places within the proposed
district; and

14.4.2 Board of County Commissioners
May Pass a Resolution

(3) Be published once a week for two (2)
weeks in a newspaper of general circulation
within the County.

The Board of County Commissioners may
pass a resolution of intention to revise the
boundaries of a zoning district or amend the
zoning regulations.
14.4.3 Board of County Commissioners
Shall Publish Notice

14.3.2 BOARD OF COUNTY
COMMISSIONERS
At the public hearing, the Board of County
Commissioners shall give the public an
opportunity to be heard regarding the
proposed change in a zoning district or
regulation.

The Board of County Commissioners shall
publish notice of passage of the resolution
of intention once a week for two (2) weeks in 14.4 ACTION AFTER HEARING
a newspaper of general circulation within
the County.
14.4.1 After the public hearing
After the public hearing, the Board of
The notice must state: (1) The boundaries of County Commissioners shall review the
the proposed district; (2) The general
proposals of the Planning Board and shall
character of the proposed zoning
make such revisions or amendments as it
regulations; (3) That the proposed zoning
may deem proper. This may include
regulations or maps are on file for public
attaching reasonable conditions to ensure
inspection at the oƯice of the County Clerk public health, safety, and welfare, mitigation
and Recorder and the Planning Department; to potential impacts, and
and (4)That for thirty (30) days after first
comments/concerns received during the
publication of this notice, the Board of
application process are considered and
County Commissioners will receive written addressed.
protests to the creation of the zoning
CCZR AMENDMENT MATRIX January 13, 2026

Harris, Michael

- 20 -

district, or to the creation of or amendment
to the zoning regulations from persons
owning real property within the district
whose names appear on the last completed
assessment roll of the county.
14.4.4 EXPIRATION OF THE PROTEST
PERIOD Within thirty (30) days after the
expiration of the protest period, the Board of
County Commissioners may in its
discretion adopt the resolution creating the
zoning district or establishing the zoning
regulations for the district. However, if forty
percent (40%) of the real property owners
within the district whose names appear on
the last completed assessment roll or if real
property owners representing fifty-percent
(50%) of the titled property ownership
whose property is taxed for agricultural
purposes under MCA § 15-7-202, or whose
property is taxed as forest land under MCA §
15-44-101 et seq., have protested the
establishment of the district or adoption of
the regulations, the Board of County
Commissioners may not adopt the
resolution and a further zoning resolution
may not be proposed for the district for a
period of one (1) year.

CCZR AMENDMENT MATRIX January 13, 2026

Harris, Michael

14.4.2 Board of County Commissioners
May Pass a Resolution
The Board of County Commissioners may
pass a resolution of intention to revise the
boundaries of a zoning district or amend the
zoning regulations.
14.4.3 Board of County Commissioners
Shall Publish Notice
The Board of County Commissioners shall
publish notice of passage of the resolution
of intention once a week for two (2) weeks in
a newspaper of general circulation within
the County.
The notice must state: (1) The boundaries of
the proposed district; (2) The general
character of the proposed zoning
regulations; (3) That the proposed zoning
regulations or maps are on file for public
inspection at the oƯice of the County Clerk
and Recorder and the Planning Department;
and (4)That for thirty (30) days after first
publication of this notice, the Board of
County Commissioners will receive written
protests to the creation of the zoning
district, or to the creation of or amendment
to the zoning regulations from persons
owning real property within the district
whose names appear on the last completed
assessment roll of the county.

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Amendment 2a

Amendment 2a AMENDMENT

14.4.4 EXPIRATION OF THE PROTEST
PERIOD Within thirty (30) days after the
expiration of the protest period, the Board of
County Commissioners may in its
discretion adopt the resolution creating the
zoning district or establishing the zoning
regulations for the district. However, if forty
percent (40%) of the real property owners
within the district whose names appear on
the last completed assessment roll or if real
property owners representing fifty-percent
(50%) of the titled property ownership
whose property is taxed for agricultural
purposes under MCA § 15-7-202, or whose
property is taxed as forest land under MCA §
15-44-101 et seq., have protested the
establishment of the district or adoption of
the regulations, the Board of County
Commissioners may not adopt the
resolution and a further zoning resolution
may not be proposed for the district for a
period of one (1) year.
Amendment 2a

DECOUPLE ZONING

Page 112.

Page 112.

Section 8.6 is deleted in its entirety which
decouples zoning and the floodplain
regulations. The county has separate
authority for their floodplain regulations
with separate statutory requirements and
enforcement.

8.6 FLOODPLAIN REGULATIONS The Board
of County Commissioners adopted the
"Cascade County Floodplain Regulations"
which are incorporated as fully as if set out
at length herein, the provisions thereof
controlling within Cascade County and
outside of the City Limits of the City of Great
Falls. The Cascade County Floodplain
Regulations for the above-described area,

8.6 FLOODPLAIN REGULATIONS The Board
of County Commissioners adopted the
"Cascade County Floodplain Regulations"
which are incorporated as fully as if set out
at length herein, the provisions thereof
controlling within Cascade County and
outside of the City Limits of the City of Great
Falls. The Cascade County Floodplain
Regulations for the above-described area,

The change will allow more flexibility for
mitigation of compliance eƯorts.
CCZR AMENDMENT MATRIX January 13, 2026

Harris, Michael

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copies of which are available at the OƯice
of the Cascade County Planning
Department and Zoning Administrator, shall
be administered and enforced by the Zoning
Administrator. A Location/Conformance
Permit shall not be issued for any nonresidential use or structure within a
designated floodplain area until all
applicable floodplain permits have been
issued. A Location/Conformance Permit
shall not be issued for any residential
structure within a designated floodplain
area until a Letter of Map Change (LOMC)
has been obtained from the Federal
Emergency Management Agency.

copies of which are available at the OƯice
of the Cascade County Planning
Department and Zoning Administrator, shall
be administered and enforced by the Zoning
Administrator. A Location/Conformance
Permit shall not be issued for any nonresidential use or structure within a
designated floodplain area until all
applicable floodplain permits have been
issued. A Location/Conformance Permit
shall not be issued for any residential
structure within a designated floodplain
area until a Letter of Map Change (LOMC)
has been obtained from the Federal
Emergency Management Agency.

Amendment 2b
CORRECTION TO ADMINISTRATIVE FINES

Amendment 2b
CORRECTION TO ADMINISTRATIVE FINES.

Amendment 2b
CORRECTION TO ADMINISTRATIVE FINES

Section 13.5 is amended by deleting the
administrative fines because the county has
no statutory authority to issue
administrative fines.
Our enforcement authority is generally
limited to Public Nuisance Violations which
are up to $500 fines and six months in jail.

Page 147

Page 147

13.5 ADMINISTRATIVE FINE In addition to
the above, and upon recommendation from
the Zoning Administrator, the Board of
County Commissioners may, after a public
meeting, duly notice and assess violators
fines of up to five hundred dollars ($500.00)
per violation for noncompliance. Each day
of violation may be considered a separate
oƯense. When determining the amount and
duration of the fine, the Board of County
Commissioners shall consider the nature,
circumstances, extent and gravity of the
violation, any prior history of such
violations, the degree of culpability, and

13.5 ADMINISTRATIVE FINE In addition to
the above, and upon recommendation from
the Zoning Administrator, the Board of
County Commissioners may, after a public
meeting, duly notice and assess violators
fines of up to five hundred dollars ($500.00)
per violation for noncompliance. Each day
of violation may be considered a separate
oƯense. When determining the amount and
duration of the fine, the Board of County
Commissioners shall consider the nature,
circumstances, extent and gravity of the
violation, any prior history of such
violations, the degree of culpability, and

CCZR AMENDMENT MATRIX January 13, 2026

Harris, Michael

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such other matters as justice may require.
In addition, the violator may be required to
pay administrative costs associated with
the investigation. If assessed fines are not
paid, then they shall become a lien upon
the property.

such other matters as justice may require.
In addition, the violator may be required to
pay administrative costs associated with
the investigation. If assessed fines are not
paid, then they shall become a lien upon
the property.
Zoning regulations are enforceable
pursuant to MCA 76-2-210 and 76-2-211.

CCZR AMENDMENT MATRIX January 13, 2026

Harris, Michael

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