Development Projects

Project Description:

Ron Wetzsteon of Professional Consultants Incorporated, representing Dave Swisher of Lolo Peak LLC, is requesting the relocation of a planned fenced storage area related to the expansion of the Granite Peak RV Resort located at 9900 Thoroughbred Lane.

The property is currently zoned Neighborhood Residential (NR), which prohibits recreational vehicle parks. However, Granite Peak RV Resort (RV Park) has been operating since 1994 and is considered a legal nonconforming use according to Section 10.4 of the Missoula County Zoning Regulations. Nonconforming means the use was in place before regulations went into effect.

In July 2023, the Missoula County Board of Adjustment authorized the expansion of the RV Park by 50% through special exception. Following approval of the expansion, the county commissioners approved the phased development plans for the expansion in August 2024. As part of the approved expansion plan, a fenced storage area was proposed south of the RV Park expansion area. The storage area has not yet been constructed and is intended for staff use only and to store equipment and materials related to the maintenance and upkeep of the RV Park.

The current special exception request would modify the approved location of the fenced storage area by moving it from the area south of the RV Park expansion to near the sewage lagoon. The Missoula County Consolidated Land Use Board, in its capacity as the Board of Adjustment,) is the approval body that will consider this project. They will consider this special exception request and whether it is compatible with nearby land use.

Special Exception Information:

The Missoula County Consolidated Land Use Board is authorized to grant special exception permits authorizing a use established as eligible in this district, but this requires a special degree of consideration and control to ensure such uses are consistent and compatible with the overall community character. To approve a special exception, the board must determine:

1. The proposed use or development will be compatible with and will not substantially injure the value of adjoining property.
2. The proposed use preserves the character of the district, and the property is suitable for the use proposed.
3. The proposed use promotes the purpose and intent of the TIF Special District, where applicable. (Not applicable for this project, as the property is not located in a TIF District.)
4. Substitute or additional design standards will preserve and protect the area’s architectural and aesthetic qualities.

In reviewing a special exception application, the board shall give due consideration to the following factors in determining if the use is appropriate:

1. Access, traffic and parking demand created by or impacted by the use, and pedestrian, bicycle and onsite vehicular circulation.
2. Dedication and development of streets, right-of-way, and public use areas, such as sidewalks adjoining the property and the capacity to handle the use.
3. Impacts on or of public and private utilities or services.
4. Proposed location of any new structures necessary to accommodate the use and their relationship to adjoining and surrounding properties.
5. Recreation opportunities and open lands available to serve the use.
6. Natural resource protections.
7. Landscaping and screening requirements.
8. Signage and sign lighting, as applicable.
9. Noise, vibration, outdoor lighting and other on- and off-site impacts resulting from the use.
10. Frequency of use and hours of operation.
11. Area of land necessary and adequacy of the site to accommodate the use and meet the intent of the district and character of the neighborhood.
12. Any other unique or relevant circumstances related to the property.

Project Timeline:

Missoula County Consolidated Land Use Board meeting: 6 p.m. Wednesday, Oct. 7

• In-person location: Sophie Moiese Room, Missoula County Courthouse Annex, 200 West Broadway, Missoula
• Virtual option: Residents can attend the meeting via Microsoft Teams. To join the call on your phone, call 406-272-4824, Conference ID 115 075 404#. To join the meeting on your device, follow the links on the agenda that will be published at http://missoula.co/mcclubmeetings(External link).

Project Lead:

Jill Johnson, 406-258-4657, pds@missoulacounty.us

Tim Worley, 406-258-4657, pds@missoulacounty.us

Public Comment:

Submit public comment by Tuesday, Oct. 6, using the comment tool below.

Important Links and Documents:

Granite Peak RV Resort Special Exception application

Approved Existing Site Plan

Proposed Site Plan and Relocation of Fenced Storage Area

Prior Project Information and RV Park Webpage:

2023 Granite Peak RV Park Expansion in the Wye project page

Granite Peak RV Resort webpage

General Links:

Missoula County Planning, Development and Sustainability webpage

Project Description

The Missoula County Department of Planning, Development & Sustainability (PDS) has received Floodplain Development Permit Application #27-04 from Don Cunningham to build a new open-frame gazebo in the Clearwater River FEMA-designated floodplain.

What is a floodplain development permit?

The primary purpose of a floodplain development permit is to promote public health, safety and general welfare, minimize flood losses in areas subject to flood hazards, and promote wise use of the floodplain.

Project Location

The property is located at 950 Riverview Drive in Seeley Lake on the north side of the Clearwater River. See location here.

The full application is available for review online or in the PDS office at 131 East Main St. in Missoula.

Please feel free to call 406-258-4657 or email floodplain@missoulacounty.us with any questions or to make an appointment to review the permit application.

Public Comment

Submit comments by 5 p.m. Monday, Sept. 28, by using the comment tool below, emailing floodplain@missoulacounty.us or mailing to Planning, Development and Sustainability, Attn: Matt Heimel, Floodplain Administrator, 200 W. Broadway St., Missoula MT 59802.

Related Documents and Links

Floodplain Development Permit Application

DCI Pier Letter

Truss Shop Drawings

Specbook

Floodplain and Shoreline Administration webpage

Project Description

Ron and Valerie Ramsbacher are requesting to use the family transfer exemption from subdivision review to divide an existing 24.54-acre property at 3101 Evan’s Ridge Road into two tracts.

The existing single-family residence and accessory structures would remain on the parent tract, while the remaining 6-acre tract would be gifted to their son for a future single-family residence.

What is a family transfer?

Montana law specifically allows landowners to divide land and gift or sell one parcel per immediate family member (like a child, parent or spouse), without full subdivision review.

Requests for family transfers must always come before the commissioners. Missoula County considers dozens of family land transfers every year. It’s not rare — other counties across Montana regularly process these applications too. It’s not a loophole — it’s in the law for a reason: to help families live near each other or pass down land. It’s does not skirt regulations — the process requires surveys, documentation, fees and approval by county commissioners.

The landowner and recipient must be real people, not LLCs or corporations. It can only be used once per family member per county.

Project Timeline

County commissioners hearing: Thursday, September 24, 2:00 p.m.

• In-person location: Sophie Moiese Room, Missoula County Courthouse Annex, 200 West Broadway, Missoula
• Virtual option: Residents can attend the meeting via Microsoft Teams. To join the call on your phone, call 406-272-4824, Conference ID 467 457 758#. To join the meeting on your device, follow the links on the agenda that will be published at http://missoula.co/bccmeetings

Project Lead

Jennie Dixon, 406-258-4657

Public Comment

Submit public comment by using the comment tool below.

Important Links and Documents

Ramsbacher Family Transfer application

Project Description:

The Corner Farm Village LLC is requesting a zoning change to the property at 780 Tower Street, located near the corner of Third and Tower streets. The property was formerly owned by Commissioner Josh Slotnick and Kim Murchison before they sold it to the current owners in late 2023.

The 2.15-acre tract is located within Citizen Zoning District #13. Corner Farm Village LLC previously asked for and was granted a variance on this property in 2025. Corner Farm Village is now requesting to zone this property as “R” (Residential), which is consistent with the 2019 Growth Policy Land Use Element. Under Residential zoning, the property is permitted to have a maximum of six dwellings per acre.

Project Timeline:

Missoula County Consolidated Land Use Board meeting: 6 p.m. Wednesday, Sept. 2

• In-person location: Sophie Moiese Room, Missoula County Courthouse Annex, 200 West Broadway, Missoula
• Virtual option: Residents can attend the meeting via Microsoft Teams. To join the call on your phone, call 406-272-4824, Conference ID 115 075 404#. To join the meeting on your device, follow the links on the agenda that will be published at http://missoula.co/mcclubmeetings.

Planning and Zoning Commission and County commissioners hearing: 2 p.m., Thursday, Sept. 24

• In-person location: Sophie Moiese Room, Missoula County Courthouse Annex, 200 West Broadway, Missoula
• Virtual option: Residents can attend the meeting via Microsoft Teams. To join the call on your phone, call 406-272-4824, Conference ID 467 457 758#. To join the meeting on your device, follow the links on the agenda that will be published at http://missoula.co/bccmeetings

Project Lead:

Jennie Dixon, 406-258-4657

Public Comment:

Submit public comment by using the comment tool below.

Important Links and Documents:

Zoning Amendment Application

Corner Farm Village webpage

Citizen Zoning District #13

Missoula County Zoning Regulations

2019 Missoula County Comprehensive Plan (Growth Policy)

Update 8/10/2026:

The application has been revised as of August 7. The structure is proposed to be built with a combination of elevating the lowest floor and dry flood proofing.

Revised Fema Form

Revised Roster Dry Proofing

Revised SCE Buoyancy

Project Description

The Missoula County Planning, Development and Sustainability Department (PDS) has received Floodplain Development Permit Application #26-21 from Andrew D. Sellars to build a new accessory structure in the floodplain.

The primary purpose of a Floodplain Development Permit is to promote public health, safety and general welfare, to minimize flood losses in areas subject to flood hazards, and to promote wise use of the floodplain.

Project Location

The property is located at 4375 US Highway 93 in the Bitterroot River floodplain. See location here.

The full application is available for review online or in the PDS office at 131 East Main St. in Missoula.

Please feel free to call 406-258-4657 or email floodplain@missoulacounty.us with any questions or to make an appointment to review the permit application.

Public Comment

Submit comments by 5 p.m. Friday, August 12, by using the comment tool below, emailing floodplain@missoulacounty.us or mailing to Planning, Development and Sustainability, Attn: Matt Heimel, Floodplain Administrator, 200 W. Broadway St., Missoula MT 59802.

Related Documents and Links

Revised Fema Form

Revised Roster Dry Proofing

Revised SCE Buoyancy

Floodplain permit application

NFIP elevation certificate and instructions

Roster shop revised

Floodplain and Shoreline Administration webpage

Project Description

The Missoula County Planning, Development and Sustainability Department (PDS) has received Floodplain Development Permit Application #26-19 from the Montana Department of Fish, Wildlife and Parks to stabilize a section of streambank adjacent to Kona Bridge Fishing Access site.

The primary purpose of a Floodplain Development Permit is to promote public health, safety and general welfare, to minimize flood losses in areas subject to flood hazards, and to promote wise use of the floodplain.

Project Location

The site is located at 11107 Kona Ranch Road in the Clark Fork River floodplain: S8, T13N, R20W, Missoula County. See location here.

The full application is available for review online or in the PDS office at 131 East Main St. in Missoula.

Please feel free to call 406-258-4657 or email floodplain@missoulacounty.us with any questions or to make an appointment to review the permit application.

Public Comment

Submit comments by 5 p.m. Friday, July 24, by using the comment tool below, emailing floodplain@missoulacounty.us or mailing to Planning, Development, & Sustainability, Attn: Matt Heimel, Floodplain Administrator, 200 W. Broadway St., Missoula MT 59802.

Related Documents and Links

Floodplain permit application

Floodplain and Shoreline Administration webpage

Project Description

The Missoula County Planning, Development, & Sustainability Department (PDS) has received Floodplain Development Permit Application #26-18 from the Montana Department of Fish, Wildlife and Parks to stabilize a section of streambank that is adjacent to the Kelly Island Fishing Access site.

The primary purpose of a Floodplain Development Permit is to promote the public health, safety, and general welfare, to minimize flood losses in areas subject to flood hazards, and to promote wise use of the floodplain.

Project Location

The site is located at 4854 Spurgin Road in the Clark Fork River floodplain: S26, T13N, R20W, Missoula County. See location here.

The full application is available for review online or in the PDS office at 131 East Main St. in Missoula.

Please feel free to call 406-258-4657 or email floodplain@missoulacounty.us with any questions or to make an appointment to review the permit application.

Public Comment

Submit comments by 5 p.m. Friday, July 24, by using the comment tool below, emailing floodplain@missoulacounty.us or mailing to Planning, Development, & Sustainability, Attn: Matt Heimel, Floodplain Administrator, 200 W. Broadway St., Missoula MT 59802.

Related Documents and Links

Floodplain permit application

Floodplain and Shoreline administration webpage

Project Description

The Missoula County Planning, Development and Sustainability Department (PDS) has received a Floodplain Development Permit #26-12 from Grant Creek Crossing – Missoula LLC for reconstruction of Schramm Street in the Grant Creek regulated flood hazard area.

The site is located at the Schramm Street crossing over Grant Creek, about 725 feet of Reserve Street: Tract 3A-1B COS 7031, S05, T13N, R19W in Missoula County.

What is a floodplain development permit?

The primary purpose of a floodplain development permit is to promote public health, safety and general welfare, to minimize flood losses in areas subject to flood hazards, and to promote wise use of the floodplain.

Public Comment

Submit public comment by 5 p.m., Monday, April 6, through the following three ways.

1. Use the comment tool below. You must be registered on Missoula County Voice
2. Email floodplain@missoulacounty.us
3. Mail to Planning, Development and Sustainability
   • Attn: Matt Heimel, Floodplain Administrator, 200 W. Broadway St., Missoula, MT 59802

Questions or want to make an appointment?

Please feel free to call 406-258-4647 or email floodplain@missoulacounty.us with any questions or to make an appointment to review the permit application.

Important Documents and Links

Cover Letter

Floodplain Permit Application

Revised Map

Engineer Certification

Floodplain and Shoreline Administration Webpage

Physical applications are available in the PDS office at 127 E. Main St., Suite 2, in downtown Missoula

This permit is subject to approval by the floodplain administrator and does not go before the county commissioners.

Project Description

The Missoula County Planning, Development and Sustainability Department (PDS) has received a Floodplain Development Permit Application #26-08 from Amee Tafoya for reconstruction of a cabin in the Clearwater River regulated flood hazard area.

The site is located at 975 Leaning Pine Drive on state-leased land: Parcel: 13, COS 4875, S)4, T16N, R15W in Missoula County.

What is a floodplain permit?

The primary purpose of a Floodplain Development Permit is to promote public health, safety, and general welfare, to minimize flood losses in areas subject to flood hazards, and to promote wise use of the floodplain.

Public Comment

Submit public comment by 5 p.m., Monday, April 6, through the following three ways.

1. Use the comment tool below. You must be registered on Missoula County Voice
2. Email floodplain@missoulacounty.us
3. Mail to Planning, Development and Sustainability
   • Attn: Matt Heimel, Floodplain Administrator, 200 W. Broadway St., Missoula, MT 59802

Questions or want to make an appointment?

Please feel free to call 406-258-4647 or email floodplain@missoulacounty.us with any questions or to make an appointment to review the permit application.

Important Documents and Links

Floodplain Permit Application and Value Estimates – 8.28.25

Floodplain Permit Application and Values Estimates – 9.18.25

Construction Plans

Modified DeAcetis Cabin

Floodplain and Shoreline Administration Webpage

Physical applications are available in the PDS office at 127 E. Main St., Suite 2 in downtown Missoula

This permit is subject to approval by the floodplain administrator and does not go before the county commissioners.

Project Description

The Missoula County Planning, Development & Sustainability Department (PDS) has received a Floodplain Development Permit Application #26-05 from George Neumunz for construction of a stream crossing in the Sixmile Creek regulated flood hazard area.

The site is located on the west side of the Sixmile Road: Lot 21 of Six Mile Timber Tracts #2, S23, T15N, R22W, Missoula County.

What is a floodplain development permit?

The primary purpose of the floodplain development permit is to promote the public health, safety, and general welfare, to minimize flood losses in areas subject to flood hazards, and to promote wise use of the floodplain.

Public Comment:

Submit public comment by 5 p.m., Monday, April 6 through the following three ways.

1. Use the comment tool below. You must be registered on Missoula County Voice
2. Email floodplain@missoulacounty.us
3. Mail to Planning, Development, & Sustainability
   • Attn: Matt Heimel, Floodplain Administrator, 200 W. Broadway St., Missoula, MT 59802

Questions or want to make an appointment?

Please feel free to call 406-258-4647 or email floodplain@missoulacounty.us with any questions or to make an appointment to review the permit application.

Important Documents and Links:

Floodplain Permit Application

Supplemental and Revised Packet

Discussion and Review

Floodplain and Shoreline Administration Webpage

Physical applications are available in the PDS office at 127 E. Main St., Suite 2 in downtown Missoula

This permit is subject to approval by the floodplain administrator and does not go before the county commissioners.