Development Projects

Project Description

The Missoula County Department of Planning, Development & Sustainability (PDS) has received Floodplain Development Permit Application Nos. FP27-07 & FP27-08 from Garret Ashby. The proposed work includes construction of two single-family residential structures in the Bitterroot River 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. Permits also promote wise use of the floodplain by ensuring structures do not unintentionally alter rivers or streams or have other downstream effects.

Project Location

The properties are located at 5676 and 5692 Golf Drive, Lots 19 and 20, of Willowbrook Meadows Subdivision Phase 6. See location here.

The full applications are available for review online (see below) or in the PDS office at 131 E. 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 applications.

Public Comment

Submit comments by 5 p.m. Friday, Nov. 6, 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

• Public Documents FP27-0708
• Floodplain and Shoreline Administration webpage

Project Description

The Missoula County Department of Planning, Development & Sustainability (PDS) has received Floodplain Development Permit Application No. FP27-03 from Schmidt Road Holdings LLC. The proposed work includes retrofitting a nonresidential structure in the FEMA-designated Clark Fork River Zone AE Floodplain.

The primary purpose of a Floodplain Development Permit is to promote public health, safety and general welfare and minimize flood losses in areas subject to flood hazards. Permits also promote wise use of the floodplain by ensuring structures do not unintentionally alter rivers or streams or have other downstream effects.

Project Location

The property is located at 750 Schmidt Road, S24, T13 N, R20 W, IN NW1/4 NE1/4. See location here.

The full application is available for review online (see below) or in the PDS office at 131 E. 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, Nov. 6, 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

• Public Documents FP2703
• Floodplain and Shoreline Administration webpage

Project description

MKH Montana LLC, represented by Jeremy Garland of Garland Land Surveying, Inc. is requesting a Boundary Line Relocation (BLR) involving 11 adjoining tracts of land shown below (Section 33, Section 4, Section 5). The Boundary Line Relocation is intended to improve the overall layout of approximately 1,783 acres for residential and timber harvesting purposes that will better fit the physical properties of the land. Since this request affects six or more tracts on record, the applicant must seek approval from the county commissioners as required by Missoula County Subdivision Regulations.

Site location and and current parcel boundaries

• Existing boundaries in red
• Proposed boundaries in green

What is a boundary line relocation?

Boundary lines are the invisible division between properties. MCA §76-3-207(1)(a) states that a landowner has the opportunity to relocate boundary lines between adjoining properties outside of platted subdivisions. Missoula County Subdivision Regulations require any boundary line relocation involving six or more tracts of land to receive approval from the county commissioners through a public hearing process. Boundary line relocations do not result in an increase in the total number of lots and/or tracts.

Project timeline

County Commissioners hearing: 2 p.m., Thursday, Nov. 5

• In-person location: Sophie Moiese Room, Missoula County Courthouse Annex, 200 W. 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

Public comment

Submit public comment by Nov. 2 by using the comment tool below.

Project lead

Jill Johnson, 406-258-4657

Tim Worley, 406-258-4657

pds@missoulacounty.us

Important links and documents

MKH Montana Boundary Line Relocation Application

Existing Proposed Conditions Preliminary plat

Planning, Development and Sustainability webpage

Project description

Jessica Taylor (applicant), represented by Tamara Ross of IMEG Corporation, is requesting to use the family transfer exemption from subdivision review to divide their 1.93-acre property at 4400 Sierra Drive in Target Range into two parcels (Lot 5A: approximately 0.98 acres; Lot 5B: approximately 0.95 acres). Lot 5A and the existing residence will be gifted to Applicant’s father while applicant will retain ownership of Lot 5B. Applicant intends to construct a new primary residence, along with an individual well and septic system on Lot 5B.

The property is zoned Rural Residential, Small Agriculture (RRS 1), which allows for one home per acre and is also classified as Rural Residential and Small Agriculture by the 2019 Missoula Land Use Element, an amendment of the 2016 Comprehensive Plan. The property is also located within the Target Range Overlay district as it is located within the boundaries of the Target Range Neighborhood Plan.

Applicant is also requesting a Minor Waiver from the applicable zoning standards, as the newly created Lot 5A and Lot 5B will each be less than the one-acre requirement of the RRS 1 zoning district. A Minor Waiver allows an applicant to create residential lots if it meets all other applicable zoning and sanitation regulations. The Missoula County Zoning Regulations allow the Zoning Officer to approve or deny this Minor Waiver. Since the applicant requested the minimum relief necessary to complete the family transfer exemption while meeting the administrative standards established in the Missoula County Zoning Regulations, the Planning, Development and Sustainability department plans to approve the Minor Waiver request in advance of the hearing in front of the Board of County Commissioners associated with the family transfer exemption.

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: 2 p.m. Thursday, Nov. 5

• In-person location: Sophie Moiese Room, Missoula County Courthouse Annex, 200 W. 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

Jill Johnson, 406-258-4657

Tim Worley, 406-258-4657

pds@missoulacounty.us

Public comment

Submit public comment by Nov. 2 using the comment tool below.

Important links and documents

Taylor Family Transfer application

Existing & Proposed Conditions

Planning, Development and Sustainability webpage

Update: There will be a final resolution to adopt zoning for this project at 2 p.m. Thursday, Nov. 5. See below for how you can join this meeting.

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

Planning and Zoning Commission and County commissioners hearing: 2 p.m., Thursday, Nov. 5; final resolution to adopt

• 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)

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.

Project Description

The Missoula County Planning, Development, & Sustainability Department (PDS) has received Floodplain Development Permit Application #26-03 from Gregory Axtman for electrical utility work.

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 1744 Snowmass Drive in the Clearwater River regulated flood hazard area: Parcel 15 of COS 5140, Section 04, Township 16 North, Range 15 West, Missoula County. See location here.

The full application is available for review online or in the PDS office at 127 E. Main St., Suite 2, 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, Oct. 17, by using the comments tools below, by 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

Application Signatures

Site Map

This permit is subject to approval by the floodplain administrator and does not go before the Board of County Commissioners.