Development Projects

Update: The Missoula Consolidated Land Use Board unanimously approved this project as proposed with conditions at their July 1 meeting. Click here to view the staff report.

This project will be considered by county commissioners at their July 23 public hearing meeting.

County commissioners hearing: Thursday, July 23, 2 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 description

Edward Linford and Michael Colgan are requesting variances from the Shoreline Regulations (4.2.B.2.c and 4.3.G.2.e) to fill in the artificial boat slip between their adjoining properties located at 264 C Street (Linford) and 314 C Street (Colgan) in Seeley Lake. The proposal includes restoration of lakeshore vegetation and the shoreline protection zone.

• 4.2.B.2.c: Any materials used for fill shall be free of fine materials (i.e., clays, silts, and sands). Large cobbles and boulders lying on the bottom of a lake and not part of the bed armament of rock or gravel remains on the bed of the lake in the affected areas.
• 4.3.G.2.e: Fill for the purpose of expanding existing land areas, discharge of fill into a body of water and filling wetlands next to a lake is prohibited.

The full application and project impact assessment are available for review online or in the PDS office at 131 E. Main St., in Missoula between 9 a.m. to 4 p.m.

What is a variance?

A variance is a relaxation of specific provisions of the regulations when literal enforcement of the regulations would result in unnecessary or undue hardship.

Project timeline

Missoula Consolidated Planning Board Meeting: Wednesday, July 1, 6 p.m.

• 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 meeting on your device, follow the links on the agenda that will be published on the Missoula County’s public meeting portal.

County commissioners hearing: Thursday, July 23, 2 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

Public comment

Submit public comment through the following three methods. Comments received before June 24 will be included with the staff report. Comments received after that date will be provided to the planning board and or/governing body.

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

Project lead

Matt Heimel, 406-258-3799

Important links and documents

Cover Letter

County Shoreline Construction Permit

DCI Engineering Shoreline Restoration

County Shoreline Restoration Application Addendum

Linford Colgan Vicinity

Staff Report

For more supporting documents, follow this link, and go to the Shoreline Permit & Variance Application #26-06 project folder under Important Documents on the right-hand side.

Missoula County Shoreline Regulations

Project Description

The Missoula County Planning, Development and Sustainability Department (PDS) has received Floodplain Development Permit Application #26-24 from Mari Houck of Five Valleys Land Trust to construct access improvements for an open space property.

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 east of 29 Rock Creek Road in the Clark Fork River floodway: S7, T11N, R16W, 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 and Sustainability, Attn: Matt Heimel, Floodplain Administrator, 200 W. Broadway St., Missoula MT 59802.

Related Documents and Links

Floodplain permit application

Floodway certification

Project map

Floodplain and Shoreline Administration webpage

Project Description

The Missoula County Planning, Development and Sustainability Department (PDS) has received Floodplain Development Permit Application #26-22 from Nicholas Caras to make improvements to an existing commercial building.

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 7 Rock Creek Road in the Clark Fork River floodplain: Parcel C of COS 1041, S12, T11N, R17W, 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 and Sustainability, Attn: Matt Heimel, Floodplain Administrator, 200 W. Broadway St., Missoula MT 59802.

Related Documents and Links

Floodplain permit application

Cost estimate

Appraisal for purpose of floodplain review

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 Application #26-17 from Missoula County Public Works Department to reconstruct and expand the Riverside Park cul-de-sac parking area to address deteriorating infrastructure, improve emergency vehicle access, meet accessibility requirements, and accommodate increasing park use.

The primary purpose of the 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 on the north end of Lakeside Drive in the FEMA-designated Bitterroot River floodplain in Lolo: S26, T12N, R20W, Missoula County. See location here.

The full application is available for review online 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 in person.

Public Comment:

Submit public comment through Monday, July 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.

Important links and documents:

Floodplain permit application

Missoula County Floodplain and Shoreline Administration

Update: The public hearing meeting for this project has been moved to July 23 due to not enough members of the Planning and Zoning Commission, along with County Commissioners, being able to establish a quorum at the July 9 hearing. Residents are welcome to attend the July 23 hearing in-person and virtually.

Planning and Zoning Commission: Thursday, July 23, 2 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 description

Sherra and Brandon Grosvenor are requesting two zoning variances for their property located at 905 Gladis Drive in the Target Range area of Missoula. These two zoning variances request the following:

• To allow construction of an accessory dwelling structure on the 0.32-acre parcel with a dry composting toilet . The parcel is currently too small to support an on-site septic system, which prevents residential development under current Health Department and DEQ standards. The Health Department has indicated a structure with a composting toilet is acceptable.
• Build 15 feet instead of 25 feet from the property line. This would allow a better layout for the accessory dwelling structure, align closer with the neighborhood dwelling pattern, provide room for RV storage and preserve usable outdoor space on the property.

What is a zoning variance?

A variance is a relaxation of specific provisions of the zoning regulations when literal enforcement of the regulations would result in unnecessary or undue hardship.

Project timeline

Planning and Zoning Commission: Thursday, July 9, 2 p.m. (cancelled)

• 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: Thursday, July 23, 2 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

Public comment

Let us know what you think by logging in or creating an account and submitting your comment below.

Project lead

Katy Reeder, 406-258-3707

Important links and documents

20260513 Submittal CZD Variance Application

Project Description

Kerry Duff is requesting to use the family transfer exemption from subdivision review to divide an existing 47.23-acre property at 26192 W Ashby Creek Road in Potomac into five tracts. The existing single-family residence and accessory structures would remain on the parent tract, while the remaining tracts are intended to be gifted to their children for future single-household residential use.

This request was previously approved by the county commissioners in 2022; however, the approval expired before the subdivision process could be completed due to the time required for Health Department review and groundwater monitoring. The current application has been submitted to re-establish the approval process.

Subdivision Regulations and Exemptions

Missoula County’s subdivision regulations promote public health, safety and general welfare by ensuring any subdivision of land in the County’s jurisdiction provides for adequate light, air, water supply, sewage disposal, parks and recreation areas, ingress and egress and other public requirements. Many requests to divide land must go through the subdivision process to ensure these requirements are met, but certain types of land division are exempt from subdivision review. Landowners can apply for one or multiple subdivision exemptions when their development plans meet the state and local requirements for the applicable exemptions.

Being granted these exemptions means the property owner does not need to go through the standard subdivision review process to divide their property. These requests require administrative review by planning staff and, in some cases, may require approval by the county commissioners to ensure the applicant is not evading these regulations.

• Family Transfer Exemption
  Landowners can request a family transfer exemption when they intend to divide their property to gift or sell the newly created parcel(s) to an immediate family member.

View subdivision exemption criteria.

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, July 23, 2 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

Katy Reeder, 406-258-3707

Public Comment

Submit public comment by using the comment tool below.

Important Links and Documents

Duff Family Transfer Application

Project description:

The Missoula County Planning, Development and Sustainability Department (PDS) has received Floodplain Development Permit Application #26-16 from Confluence Consulting Inc., on behalf of the Montana Department of Transportation, for stream restoration work.

The primary purpose of the 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 the lower reach of Six Mile Creek near 16905 Six Mile Road in the FEMA-designated Six Mile Creek floodplain: Parcels 1 & 2, COS 4795, S26, T15N, R22W, Missoula County. See location here.

The full application is available for review online 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 public comment through Monday, June 8, 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.

Important links and documents:

Floodplain permit application and attachments

CLOMR cover letter

CLOMR comment document

Project description:

The Missoula County Planning, Development and Sustainability Department (PDS) has received Floodplain Development Permit Application #26-13 from Gretchen Watkins for stream restoration work.

The primary purpose of the 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 the lower reach of Grant Creek near 1655 Frey Lane in the FEMA-designate Clark Fork River floodplain: Tracts D & E, COS 5108, S14, T13N, R20W, in Missoula County. See location here.

The full application is available for review online 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 public comment through Monday, June 8, 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.

Important links and documents:

Floodplain permit application

Engineer memo and plan set