Development Projects
Let us know your thoughts on private development projects happening in Missoula County.
Missoula County routinely considers development projects such as subdivisions, family transfers, boundary line relocations and rezoning requests. The projects featured on this page first come to the Planning, Development and Sustainability Department to ensure they meet various requirements related to zoning, land use, floodplain and other regulations. The Board of County Commissioners then considers approval of projects at their public meetings.
Comments on these projects help planning staff more accurately present to the commissioners how the community feels about the proposals, so the commissioners can make well-informed decisions on each project.
Let us know your thoughts on private development projects happening in Missoula County.
Missoula County routinely considers development projects such as subdivisions, family transfers, boundary line relocations and rezoning requests. The projects featured on this page first come to the Planning, Development and Sustainability Department to ensure they meet various requirements related to zoning, land use, floodplain and other regulations. The Board of County Commissioners then considers approval of projects at their public meetings.
Comments on these projects help planning staff more accurately present to the commissioners how the community feels about the proposals, so the commissioners can make well-informed decisions on each project.
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TS Overlook Minor Subdivision (Grass Valley)
Share TS Overlook Minor Subdivision (Grass Valley) on Facebook Share TS Overlook Minor Subdivision (Grass Valley) on Twitter Share TS Overlook Minor Subdivision (Grass Valley) on Linkedin Email TS Overlook Minor Subdivision (Grass Valley) linkThe public hearing meeting for this project has been changed to Thursday, March 12.
Project DescriptionThis is a request from Trent and Sally Jo Looker, represented by Ken E. Jenkins of Montana Northwest Company, to subdivide a 24.57-acre parcel at 9501 Western Farms Road in the Grass Valley Area into three lots. The site is bordered by Pulp Mill Road on the north and Western Farms Road on the east, which is located about two miles northwest of the Wye off Highway 10 West.
The property consists of non-irrigated dryland pasture grasses on rolling hills. The property is not significant agricultural land; it is already partially developed with no agricultural irrigation. A narrow strip of riparian resource exists along O’Keefe Creek, on proposed Lot C, which is already developed with the applicant’s existing single-family home. This narrow natural area along O’Keefe Creek is protected by a “No Build, No Development Zone.” The subject property is outside of the FEMA mapped floodplain. The property was created in 1977 as one of five 20-acre tracts, recorded as Certificate of Survey 1319.Western Farms Road is the existing county-maintained gravel road proposed that would serve Lots 1-3, with two additional approaches and driveways to be constructed for Lots 1 & 2. The subdivision is in the urban fringe, Missoula-Frenchtown area, surrounded by existing subdivisions, agriculture and single-family homes. The Frenchtown Rural Fire District serves the area, and children will attend Frenchtown schools.
Subdivision Regulations
Missoula County’s subdivision regulations(External link) 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. A subdivision is considered “minor” when it has five or fewer lots.
Staff consider the following when making a recommendation to the county commissioners on whether to approve or deny a subdivision request:
compliance with zoning and the Growth Policy
effects on agriculture and agricultural water user facilities, local services, the natural environment, wildlife, and wildlife habitat and public health and safety
compliance with survey requirements established in state statute, and local subdivision regulations and review procedures
provision of necessary easements and other legal and physical access
Project Timeline:
County commissioners hearing: Thursday, March 12, 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 by using the comment tool below.
Project Lead:
Katy Reeder (click here to email)
Important Links and Documents:
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Blackfoot Crossing Riverfront Project (Bonner, Milltown & West Riverside)
Share Blackfoot Crossing Riverfront Project (Bonner, Milltown & West Riverside) on Facebook Share Blackfoot Crossing Riverfront Project (Bonner, Milltown & West Riverside) on Twitter Share Blackfoot Crossing Riverfront Project (Bonner, Milltown & West Riverside) on Linkedin Email Blackfoot Crossing Riverfront Project (Bonner, Milltown & West Riverside) linkThe county commissioners had their first public hearing meeting for the Blackfoot Crossing Riverfront Project on March 5. They will hold a second public hearing meeting to discuss the project on Thursday, March 12. If needed, an additional public meeting is scheduled for Thursday, March 19 from 10 a.m. to 12 p.m.
Keep in mind that public comment is limited to 3 minutes. Click here for additional tips for attending a public meeting.
Thursday, March 12, 2 p.m.: County Commissioners’ Public Meeting (Growth Policy Amendment, Rezoning, and Minor Subdivision)
- In-person location: 200 W. Broadway, Missoula County Courthouse, Sophie Moiese Room
- 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.
Thursday, March 19, 10 a.m.: County Commissioners’ Public Meeting (Growth Policy Amendment, Rezoning, and Minor Subdivision)
- In-person location: 200 W. Broadway, Missoula County Courthouse, Sophie Moiese Room
- 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.
Project Background
Growth Policy Amendment and Rezoning: The developer of the Blackfoot Crossing Riverfront project seeks to amend Missoula County’s Growth Policy and zoning map by changing the land use designations and rezoning the former West Bonner Log Yard. If these requests are not approved, the proposed subdivision would not comply with current zoning regulations and could not be permitted as proposed. If approved, this project will convert the 107-acre site into a mix of new commercial, residential, industrial, recreational and open space uses.
The proposal is to amend the Missoula County Growth Policy Land Use Element Map as follows:
- Preliminarily approved Blackfoot Crossing Subdivision, Lots 23, 24, 25, 26 and 27: proposed to be designated Commercial Center; other land use designations that may be considered for adoption for these lots are Neighborhood Commercial and Industrial Center.
- Proposed Blackfoot Crossing Riverfront Subdivision, Lots 5, 6, 7 and 8: proposed to be designated as Neighborhood Center.
- Proposed Blackfoot Crossing Riverfront Subdivision Common Areas, CA2 and CA4: proposed to be designated as Open Land, Resource, and Recreation.
- Proposed Blackfoot Crossing Riverfront Subdivision Common Area CA5: proposed to be designated as Working Lands.

While this property is currently vacant, the County’s Growth Policy has designated most of it for heavy industrial use. With the growth policy amendment and rezoning, the developer proposes to reduce the area zoned heavy industrial to accommodate a new mixed-use development, including housing and commercial uses. Currently, 68 acres of this site are zoned Industrial Center Heavy (ICH), 17 acres are zoned Industrial Center Light (ICL), and 22 acres are zoned Agriculture, Working (AGW40). Under this proposal, the developer seeks to amend the zoning map as follows:
- Establish Commercial Center zoning on the west side of the property near the junction of Highway 200 and 1st Street. Preliminarily approved Blackfoot Crossing Subdivision, Lots 23, 24, 25, 26, and 27 are proposed to be zoned Commercial Center (CC); other zoning districts that may be considered for adoption for these lots are Neighborhood Commercial (NC) and Industrial Center Light (ICL). The developer has indicated that a travel plaza is intended for this area, and rezoning to Commercial Center (CC) would permit other retail, service, food and beverage, motel and office uses.
- Establish Neighborhood Center zoning that allows a broad range of housing, retail and office use. Proposed Blackfoot Crossing Riverfront Subdivision, Lots 5, 6, 7 and 8 are proposed to be zoned as Neighborhood Center (NC). This zone would establish a minimum density of eight units per acre and limit maximum building footprint and height. The developer's proposed housing development includes smaller, neighborhood-scale options: single-family homes on small lots, duplexes, triplexes, quadplexes, townhomes, and potentially larger units with six to eight homes.
- Rezone Common areas CA2 and CA4 as Resource and Open Lands (RO). These areas are intended to provide utility easements and increase access to nearby public lands.
The northeastern corner of the property (CA5) would remain unchanged, with a zoning designation of Agricultural Working Lands (AGW-40).
A full list of permitted uses by zone is available in Section 2.4, Chapter 2 of the County Zoning Regulations.

Minor Subdivision: This proposal also includes a five-lot minor subdivision called Blackfoot Crossing Riverfront. The subdivision is proposed in four phases over the next eight years. Each phase must function on its own, meaning roads, sidewalks, water, sewer, fire protection and stormwater systems are built as the project grows—not left for later.
Much of the land along the Blackfoot River is proposed to remain undeveloped as common area open space. Easements for a future public, non-motorized trail in the common area next to the river connect Milltown State Park, nearby neighborhoods and nearby public lands.
New roads would connect to Cowboy Trail and West Riverside Drive, with sidewalks on both sides and a bike- and pedestrian-friendly design. Traffic studies indicate that a future roundabout and intersection upgrades are planned when growth warrants them.
The site has been disturbed by past industrial use. Studies found no significant impacts on agriculture, limited wildlife habitat in developed areas, and no considerable groundwater or flood risks in the proposed building areas. Sensitive slopes and river-adjacent land are set aside as open space. Stormwater will be captured and infiltrated on-site, preventing runoff from flowing into the river.
The developer plans to create a new public water and sewer system to serve the new development and may also expand it to serve the surrounding area. The surrounding West Riverside community would not be required to connect to these systems; however, the systems will be designed to support future expansion into surrounding areas.
The proposed water supply wells must be permitted by the Montana Department of Environmental Quality (DEQ) as Public Water Supply sources. The wastewater treatment facility, a membrane bioreactor (MBR) system, has been submitted for DEQ permitting but has not yet been approved.
Additional information about the subdivision is provided in the links on the right side of this page.
Project Timeline:
Tuesday, Jan. 20, 6 p.m.: Missoula Consolidated Planning Board Meeting (Growth Policy Amendment and Rezoning)
- In-person location: 200 W. Broadway, Missoula County Courthouse, Sophie Moiese Room
- 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.
Thursday, March 5, 2 p.m.: County Commissioners’ Public Meeting (Growth Policy Amendment, Rezoning, and Minor Subdivision)
- In-person location: 200 W. Broadway, Missoula County Courthouse, Sophie Moiese Room
- 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.
Thursday, March 12, 2 p.m.: County Commissioners’ Public Meeting (Growth Policy Amendment, Rezoning, and Minor Subdivision)
- In-person location: 200 W. Broadway, Missoula County Courthouse, Sophie Moiese Room
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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.
Project Lead:
Kathleen Arthur, 406-258-3429
Ian Varley, 406-258-4653
Jennie Dixon, 406-258-4946
Important Links and Documents:
Growth Policy Amendment Request
Blackfoot Crossing Riverfront Public Notice
Blackfoot Crossing Riverfront Subdivision Application
Application for Governing Body Review
For more supporting documents, follow this link, and go to the Blackfoot Crossing Riverfront Project folder under Important Documents on the right-hand side.
Public Comment:
Submit public comment by using the comment tool below.
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Fire Bucket Meadows Minor Subdivision
Share Fire Bucket Meadows Minor Subdivision on Facebook Share Fire Bucket Meadows Minor Subdivision on Twitter Share Fire Bucket Meadows Minor Subdivision on Linkedin Email Fire Bucket Meadows Minor Subdivision linkThe county commissioners will hold a public hearing to consider the Fire Bucket Meadows Minor Subdivision application on Thursday, March 26. This request was previously heard at public hearings on March 27, 2025, April 24, 2025, May 22, 2025, May 29, 2025, and June 26, 2025. At the request of the applicants during June 26, 2025, public hearing, the county commissioners voted to indefinitely postpone a decision on the proposed subdivision to allow the applicants to provide additional data and analysis of water quantity and quality and impacts to neighboring properties. The applicants have provided additional information relevant to the proposed subdivision which can be viewed in the attached included on this page. Please contact the Office of Planning, Development, and Sustainability with any questions.
Thursday, March 26, 2 p.m.: County Commissioners’ Public Meeting
- In-person location: 200 W. Broadway, Missoula County Courthouse, Sophie Moiese Room
- 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.
Project Description:
Fire Bucket Meadows Minor Subdivision is a proposed five-lot residential subdivision on 19.82 acres at 11109 Fire Bucket Loop, northwest of the Wye. The project is proposed by Dale Sparks and Tamara Jo Beich, represented by Professional Consultants Inc. Each lot will be accessed from Fire Bucket Loop, a 60-foot private access road. Road improvements are planned to bring the section serving the subdivision up to Missoula County road standards.
As part of the subdivision review process, we are seeking public comments on how the proposal aligns with key review criteria, including:
• Compliance with zoning and the Growth Policy
• Potential impacts on agriculture, local services, the natural environment, wildlife, and public health and safety
• Adherence to state survey requirements and local subdivision regulations
• Provision of necessary easements
• Availability of legal and physical access
Project Timeline:
Thursday, March 12, 2 p.m.: County Commissioners’ Public Meeting (Growth Policy Amendment, Rezoning, and Minor Subdivision)
- In-person location: 200 W. Broadway, Missoula County Courthouse, Sophie Moiese Room
- 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.
Public Comment:
Community members, especially adjacent property owners, are encouraged to submit comments and questions by commenting on this post, attend the meeting in person, or join virtually via Microsoft Teams.
Project Lead:
Patrick Swart, 406-258-4841
Important Links and Documents:
Related documents: Click here to download the application.
Applicant letter to commissioners
Fire Bucket meadows subdivision application
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Crawford Family Transfer Exemption (Grass Valley Area)
Share Crawford Family Transfer Exemption (Grass Valley Area) on Facebook Share Crawford Family Transfer Exemption (Grass Valley Area) on Twitter Share Crawford Family Transfer Exemption (Grass Valley Area) on Linkedin Email Crawford Family Transfer Exemption (Grass Valley Area) linkThe public hearing meeting for this project has been changed to Thursday, March 26
Project Description:
Kristin L. Crawford is requesting to use the family transfer exemption from subdivision review to divide her current 11.9-acre parcel at 8965 Western Farms Road in Grass Valley Area into two parcels (Lot 9A-1: 6.60 acres; Lot 9A-2: 5 acres). Kristin plans to gift Lot 9A-2 to her father, Michael J. Robinson.

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 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, March 26
- 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 by Wednesday, March 25, using the comment tool below.
Project Lead:
Kevin Dantic, 406-258-4652
Important Links and Documents:
Crawford Family Transfer Exemption Application
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Granite Peak RV Resort Phasing Plan Extension
Share Granite Peak RV Resort Phasing Plan Extension on Facebook Share Granite Peak RV Resort Phasing Plan Extension on Twitter Share Granite Peak RV Resort Phasing Plan Extension on Linkedin Email Granite Peak RV Resort Phasing Plan Extension linkThe public hearing meeting for this project has been changed to Thursday, April 2.
Project Description:
Granite Peak RV Resort, located at 9900 Thoroughbred Lane Missoula, is requesting an extension of the Phase 1 preliminary plat approval from August 2026 to August 2029 due to ongoing engineering work and pending agency approvals. This request does not affect the Phase 2 deadline. In 2024, the commissioners approved 50-space expansion of the existing RV park and received Special Exception approval after the property was rezoned to Neighborhood Residential. Construction for this project cannot begin until utility and infrastructure approvals are finalized.

Missoula County Subdivision Regulations Extension
Missoula County Subdivision Regulations (MCSR) Section 5.8.18.4 allows extension of at least one but no more than three years from the date of the request, which applies to the entire subdivision. Final plats for all phases of a subdivision approved on or after May 8, 2017, must be submitted to review and approved, conditionally approved or denied within 20 years of the date or preliminary plat approval (MCSR 5.8.19.5 B).
Project Timeline:
County commissioners’ public hearing: 2 p.m., Thursday, April 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 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 Wednesday, April 1, by using the comment tool below.
Project Lead:
Katy Reeder, kreeder@missoulacounty.us
Important Links and Documents:
Granite Peak Phasing Extension Application
Missoula County Subdivision Regulations
Former project: Granite Peak RV Park Extension in the Wye Application
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Sign Variance - 7985 Hwy. 200 E
Share Sign Variance - 7985 Hwy. 200 E on Facebook Share Sign Variance - 7985 Hwy. 200 E on Twitter Share Sign Variance - 7985 Hwy. 200 E on Linkedin Email Sign Variance - 7985 Hwy. 200 E linkThis Missoula County Consolidated Land Use Board will hold a second public meeting to discuss this project. Meeting day and time is to be determined.
Project Description:
Bonner 1 RE LLC is requesting a sign variance for their property at Bonner Town Pump Travel Plaza, located at 7985 Hwy. 200 E in Bonner.
The variance request is to accommodate the following changes:
- A variance to switch out five of the nine existing legal nonconforming signs. Current zoning regulations only permit four signs per project site.
- A variance to expand the total sign face area of the five new signs allowed in the CC zoning district. The five existing wall signs have a combined sign face area of 247 square feet, and the five proposed wall signs would have a combined sign face area of 317.83 square feet.

Project Background:
The existing nine signs on this property are currently legal nonconforming and were approved prior to current zoning regulations for this area. Legal nonconforming means that the signs are allowed to exist even though it does not conform with current regulations, with the understanding that any changes beyond normal maintenance and upkeep would require a variance from the Missoula County Consolidated Land Use Board.
Missoula County Sign Regulations:
What is a variance?
A variance is a relaxation of specific provisions of zoning regulations that can be granted if certain criteria can be met. The Consolidated Land Use Board may only approve a zoning variance if it’s not contrary to the public interest and does not give an advantage to a particular business that is not also enjoyed by other businesses in the same zoning district. They must evaluate proposed variances using the following criteria and find favorably that:
- The variance will not authorize a use that is not already allowed in the zoning district.
- The variance will not authorize additional density beyond what is allowed in the zoning district.
- Special conditions exist that are unique to the property, such as size, shape, topography or location, that do not apply to other lands in the same zoning classification.
- Literal enforcement of the provisions of the regulations will result in unnecessary hardship that is not of the applicant’s own making.
- Granting the variance will be in harmony with the general purpose and intent of these regulations and the Missoula County Growth Policy and will not be injurious to the neighborhood or otherwise detrimental to the public welfare.
- The request for the variance is not based on monetary factors.
Project Timeline:
Missoula County Consolidated Land Use Board Meeting: Wednesday, March 4, 6 p.m.
- In-person location: 200 W. Broadway, Missoula County Courthouse, Sophie Moiese Room
- 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 Consolidated Land Use Board page.
Public Comment:
Submit public comment by Tuesday, March 3, by using the comment tool below.
Project Lead:
Patrick Swart, 406-258-4841
Important Links and Documents:
7985 Hwy. 200 E Variance Request Application
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Floodplain Development No. 26-10
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Project Description:
The Missoula County Planning, Development, & Sustainability Department (PDS) has received Floodplain Development Permit Application #26-10 from The Lamar Companies to replace the support structure of a current billboard sign.
The primary purpose of a Floodplain Development Permit is to promote health, safety and general welfare, minimize flood losses in areas subject to flood hazards and promote wise use of the floodplain.

Project Location:
The site is located at 904 U North Reserve St. in the Clark Fork River regulated flood hazard area: southwest end of the Reserve Street bridge, Section 17, Township 13 North, Range 196 West, Missoula County.
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 406-258-4647 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, Nov. 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:
Missoula County Floodplain and Shoreline Administration
This permit is subject to approval by the floodplain administrator and does not go before the Board of County Commissioners.
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Floodplain Development No. 26-03
Share Floodplain Development No. 26-03 on Facebook Share Floodplain Development No. 26-03 on Twitter Share Floodplain Development No. 26-03 on Linkedin Email Floodplain Development No. 26-03 linkProject 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
This permit is subject to approval by the floodplain administrator and does not go before the Board of County Commissioners.
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Special Exception Request at 1815 Clements Road (Target Range)
Share Special Exception Request at 1815 Clements Road (Target Range) on Facebook Share Special Exception Request at 1815 Clements Road (Target Range) on Twitter Share Special Exception Request at 1815 Clements Road (Target Range) on Linkedin Email Special Exception Request at 1815 Clements Road (Target Range) linkThe Consolidated Land Use Board approved this special exception project at their Feb. 18 public meeting.June and Larry Dvorak are requesting a special exception to have multiple principal-uses for their property at 1815 Clements Rd. in the Target Range neighborhood.

The property is currently zoned Rural Residential, Small Agriculture (RRS) .5, which allows rural residential development along with the preservation of natural landscape and small- scale agricultural land uses. Only one residential unit is allowed per lot in this district.
The Dvoraks are requesting a special exception so they can place a new modular home on the property for June’s daughter, Casey Nixon. The property is currently developed with a detached dwelling, a mobile home, a detached garage, a barn and two sheds.
Missoula County Zoning Regulations allow for multiple principal-uses on lots in this zoning district if a special exception is approved.
The applicants have already received approval from the county commissioners in June 2025, to create a 0.68-acre family transfer parcel to accommodate the proposed residential structure. The applicants cannot create the family transfer parcel until they receive approval from the Montana Department of Environmental Quality (DEQ), which can take several months. The Dvoraks are pursuing the special exception to allow them to go through the permit review for the new structure prior to the creation of the family transfer parcel.
Special Exception Information:
The Board of Adjustment 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:
- The proposed use or development will be compatible with and will not substantially injure the value of adjoining property.
- The proposed use preserves the character of the district, and the property is suitable for the use proposed.
- The proposed use promotes the purpose and intent of the TIF Special District, where applicable.[AF1] (Not applicable for this project.)
- 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:
- Access, traffic and parking demand created by or impacted by the use, and pedestrian, bicycle and onsite vehicular circulation.
- 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.
- Impacts on or of public and private utilities or services.
- Proposed siting of any new structures necessary to accommodate the use and their relationship to adjoining and surrounding properties.
- Recreation opportunities and open lands available to serve the use.
- Natural resource protections.
- Landscaping and screening requirements.
- Signage and sign lighting, as applicable.
- Noise, vibration, outdoor lighting, and other on- and off-site impacts resulting from the use.
- Frequency of use and hours of operation.
- 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.
- Any other unique or relevant circumstances related to the property.
Project Timeline:
Missoula County Consolidated Land Use Board meeting: 6 p.m. Wednesday, Feb. 18.
- 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.
Public Comment:
Submit public comment by Tuesday, Feb. 17, using the comment tool below.
Project Lead:
Patrick Swart, 406-258-4841
Important Links and Documents:
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Brown Family Transfer Exemption (Orchard Homes)
Share Brown Family Transfer Exemption (Orchard Homes) on Facebook Share Brown Family Transfer Exemption (Orchard Homes) on Twitter Share Brown Family Transfer Exemption (Orchard Homes) on Linkedin Email Brown Family Transfer Exemption (Orchard Homes) linkThe County Commissioners approved this request at their Feb.12 public hearing meeting.Project Description:
Leta M. Brown is requesting to use the family transfer exemption from subdivision review to divide their 1-acre property located at 3114 S. 7th Street W. into two tracts (Lot A: 0.31-acres; Lot B: 0.69 acres). Leta plans to gift Lot B to her daughter, Megan A. Brown, and keep Lot A as her primary residence.

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 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, Feb. 12
- 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 by using the comment tool below.
Project Lead:
Katy Reeder; kreeder@missoulacounty.us
Important Links and Documents:
Brown Family Transfer Exemption Application
Supporting Documents
- Look under important documents in the Brown Family Transfer folder
- Family Transfer Exemption
Follow Project
Who's Listening
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Phone 406-258-4794 -
Planner III/Floodplain Administrator
Missoula County Planning, Development and Sustainability
Phone 406-258-3799 -
Phone 406-258-4946 -
Phone 406-258-3425 -
Phone 406-258-3706 Email lryan@missoulacounty.us -
Phone 406-258-4841 -
Phone 406-258-4652 -
Phone 406-258-3707
Important Documents
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Blackfoot Crossing Project
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01_Growth Policy Amendment Request2.0.pdf (739 KB) (pdf)
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02_Zoning Amendment Application.pdf (317 KB) (pdf)
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03_Existing Land Use.pdf (518 KB) (pdf)
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04_Proposed Land Use.pdf (532 KB) (pdf)
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05_Working Lands Land Use.pdf (383 KB) (pdf)
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06_Open Resource and Recreation Land Use.pdf (383 KB) (pdf)
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07_Neighborhood Center Land Use.pdf (368 KB) (pdf)
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08_Commercial Center Land Use.pdf (350 KB) (pdf)
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09_Industrial Center Land Use.pdf (353 KB) (pdf)
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10_Heavy Industrial Center Land Use.pdf (361 KB) (pdf)
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11_Existing Zoning.pdf (550 KB) (pdf)
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12_Proposed Zoning.pdf (551 KB) (pdf)
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13_Zoning Uses.pdf (190 KB) (pdf)
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14_Aerial Topo.pdf (1.35 MB) (pdf)
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15_Existing Conditions.pdf (907 KB) (pdf)
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16_01 Legal Constraints.pdf (684 KB) (pdf)
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17_WUI.pdf (186 KB) (pdf)
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18_Slopes.pdf (5.65 MB) (pdf)
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19_High Pressure Gas Lines.pdf (456 KB) (pdf)
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20_utilities.pdf (581 KB) (pdf)
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21_Earthquake Faults.pdf (2.12 MB) (pdf)
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22_avalanche slope.pdf (1.15 MB) (pdf)
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23_Hazardous Waste.pdf (435 KB) (pdf)
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24_Healthcare Facilities.pdf (695 KB) (pdf)
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25_Dam Failure.pdf (343 KB) (pdf)
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26_Vegetation.pdf (1.51 MB) (pdf)
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27_Flooplain.pdf (1.3 MB) (pdf)
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28_Hydrology.pdf (740 KB) (pdf)
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29_Wildlife Distribution.pdf (1.77 MB) (pdf)
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30_Transportation.pdf (1.92 MB) (pdf)
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31_Cultural Resource Inventory.pdf (6.87 MB) (pdf)
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32_Soils Report.pdf (1.26 MB) (pdf)
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33_Blackfoot Crossing 1 Subdivision.pdf (4.17 MB) (pdf)
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34_Blackfoot Crossing 1 Sub Phasing Plan.pdf (345 KB) (pdf)
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35_Blackfoot Riverfront Pplat.pdf (2.39 MB) (pdf)
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36_ Riverfront Phasing.pdf (359 KB) (pdf)
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37_Preliminary Stormwater Report.pdf (8 MB) (pdf)
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38_Test Pits.pdf (159 KB) (pdf)
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39_Well Logs.pdf (1.39 MB) (pdf)
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40_02_Neighborhood Meeting Letter_Mtg 1.pdf (111 KB) (pdf)
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40_04_PowerPoint Presentation_Mtg 1.pdf (9.6 MB) (pdf)
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40_06_Neighborhood Meeting Summary_Mtg 1.pdf (130 KB) (pdf)
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40_07_Neighborhood Comment_Mtg 1.pdf (715 KB) (pdf)
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41_02_Neighborhood Meeting Letter_Mtg 2.pdf (118 KB) (pdf)
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41_04_PowerPoint Presentation_Mtg 2.pdf (4.79 MB) (pdf)
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41_05_Neighborhood Meeting Summary_Mtg 2.pdf (1000 KB) (pdf)
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42_01_September 9 2025 Community Council Agenda.pdf (665 KB) (pdf)
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42_02 Community Council Meeting Summary.pdf (39.4 KB) (pdf)
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42_03_ Community Council Meeting Transcript.pdf (217 KB) (pdf)
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42_04_Community Council Meeting Presentation.pdf (4.66 MB) (pdf)
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42_05_Community Council Draft Meeting Minutes.pdf (706 KB) (pdf)
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43_2009 Community Visioning Map.pdf (475 KB) (pdf)
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44_2009 BMCC Meeting record (NEW 10.25).pdf (468 KB) (pdf)
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45_Traffic Impact Study.pdf (22.4 MB) (pdf)
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46_Tech Memo West Riverside Access Impacts.pdf (1.05 MB) (pdf)
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BFXR Sub Rpt_FINAL.pdf (1.72 MB) (pdf)
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Brown Family Transfer
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0 Cover Letter.pdf (50.8 KB) (pdf)
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1 2023 Family Transfer Exemption Application and Affidavit.2023.Fillable.Form.pdf (1.17 MB) (pdf)
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1.2 Signed Family Transfer Division of Land Affidavit.pdf (1.32 MB) (pdf)
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1.5 Signed Landowner Letter.pdf (497 KB) (pdf)
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1.7 WarrantyDeed.pdf (35.2 KB) (pdf)
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2 Dinsmore IOrchard Homes 4 Lots 29 30bk17pg54.pdf (172 KB) (pdf)
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4 Maps.docx (3.82 MB) (docx)
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4.1 ZD-13 Franklin to Fort.pdf (1010 KB) (pdf)
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4.2 ZD-13 resolution 2007-088.pdf (155 KB) (pdf)
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4.3 FIRMETTE_f340b8a5-3b5a-4f36-91b2-7f1b330784f0.pdf (734 KB) (pdf)
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5 Ditch Cards 3114 3110.pdf (434 KB) (pdf)
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6 Septic Permit 2016-247.pdf (6.45 MB) (pdf)
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7 3816 Brown-EXISTING.pdf (161 KB) (pdf)
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7 3816 Brown-PROPOSED.pdf (170 KB) (pdf)
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2026-01-20 Brown FT 400.pdf (447 KB) (pdf)
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Grass Valley Farms
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Review Criteria for Subdivision Requests (182 KB) (PNG)
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Lolo Ranch Exemption Application (899 KB) (pdf)
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Lolo Ranch Tract Information (56.5 KB) (pdf)
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Lolo Ranch Existing and Proposed Parcels (684 KB) (pdf)
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Spanish Skies Variance Request Application (7.45 MB) (pdf)
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Frenchtown Storage — Buildings for Lease or Rent
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Blackfoot Crossing Subdivision Phasing Plan Amendment and Plat Adjustment Application (13.2 MB) (pdf)
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Floodplain Development Permit #25-12
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Floodplain Development Permit #25-07
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Floodplain Development Permit #25-15
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Floodplain Development Permit #25-22
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2025-05-12.SpecialExceptionVariance Application.pdf (29.9 MB) (pdf)
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Lazy Acres Preliminary Plat Extension Request.pdf (314 KB) (pdf)
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Floodplain Development #26-07
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Floodplain Development #26-01
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Floodplain Development #26-03
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Floodplain Development #26-04
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Floodplain Development #26-06
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McAlister Family Transfer and Aggregation Exemption
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Hertz Family Transfer Application
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Floodplain Development #26-02
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Floodplain Development 26-09.pdf (16.5 MB) (pdf)
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Big Bear Addition Subdivision Amendment Proposal.pdf (1.51 MB) (pdf)
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505 Highton Complete Application.pdf (2.43 MB) (pdf)
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Schuff Family Transfer Application.pdf (6.81 MB) (pdf)
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Stephenson Family Transfer Application
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3614 Hwy 200 Special Exception Application
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3507 S 7th St. W Special Exception
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Floodplain Development #26-10
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Ployhar Family Transfer.pdf (2.38 MB) (pdf)
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Gilman Creek Road
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Blackfoot Crossing Riverfront Public Notice.pdf (54.2 KB) (pdf)
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Ram Addition- Minor Adjustment Application.pdf (4.06 MB) (pdf)
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Hoyer Family Transfer Application.pdf (5.7 MB) (pdf)
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Nordberg Family Transfer.pdf (5.41 MB) (pdf)
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O'Keefe Ranch Estates Subdivision Landscaping Condition Amendment
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Crawford Family Transfer Exemption Application.pdf (4.85 MB) (pdf)
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Crawford Family Transfer Existing and Proposed Conditions.pdf (1.5 MB) (pdf)
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Special Exception at 1815 Clements Rd. (Target Range)
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7985 Hwy. 200 E
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2026-01-22 Granite Peak Phasing Ext App.pdf (1.49 MB) (pdf)
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Fire Bucket Meadows
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Fire Bucket Meadows Application (73 MB) (pdf)
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Fire Bucket Meadows Final Combined Groundwater Report (25.2 MB) (pdf)
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Applicant Letter to COmmissioners 5-28-25.pdf (19 MB) (pdf)
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Fire Bucket Loop Aquifer Test Work Plan.pdf (105 KB) (pdf)
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Fire Bucket Meadows Subdivision Application.pdf (73 MB) (pdf)
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Geosyntec Hydrologic Technical Analysis and Pump Test Results 1-22-26.pdf (7.88 MB) (pdf)
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Newman Hydrogeologist Report 5-22-26.pdf (153 KB) (pdf)
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Photos of area homes (1).pdf (18.9 MB) (pdf)
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Pump Test Notice to Neighbors 10-13-25.pdf (315 KB) (pdf)
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Sparks Well Log 9-17-25.pdf (830 KB) (pdf)
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Water Quality Reports 11-25.pdf (1.19 MB) (pdf)
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Water Rights Inc Letter 5-13.pdf (534 KB) (pdf)
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Water Rights Inc. Review of Hydrogeologic Literature 5-5-25.pdf (25.2 MB) (pdf)
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Willowstick Groundwater Well Siting Study 6-30-25.pdf (2.55 MB) (pdf)
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Fire Bucket Meadows Form 633_2026.03.09.xlsx (738 KB) (xlsx)
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Fire Bucket Layout 3-9-26.pdf (1000 KB) (pdf)
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News Categories
- Administrative Minor Subdivision (1)
- Amendments (3)
- Boundary Line Relocation (2)
- Buildings for Lease or Rent (1)
- Floodplain Permits (6)
- Industrial Subdivision (2)
- Major Subdivision (5)
- Minor Subdivision (26)
- Special Exception Applications (10)
- Special Exemption Applications (1)
- Use Variance Requests (16)
- Zoning and Rezoning (4)