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, March 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 Wednesday, March 11, 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

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:

1. The variance will not authorize a use that is not already allowed in the zoning district.
2. The variance will not authorize additional density beyond what is allowed in the zoning district.
3. 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.
4. Literal enforcement of the provisions of the regulations will result in unnecessary hardship that is not of the applicant’s own making.
5. 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.
6. 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

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:

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.[AF1] (Not applicable for this project.)
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 siting 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, 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:

Special Exception Application

Property Layout

Modular Home Design Package

Certificate of Survey 1

Certificate of Survey 2

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, Feb. 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 using the comment tool below.

Project Lead:

Kevin Dantic, 406-258-4652

Important Links and Documents:

Crawford Family Transfer Exemption Application

Existing and Proposed Conditions

Planning, Development and Sustainability

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. 7^th 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

Planning, Development and Sustainability

Project Description:

The developer of the O’Keefe Ranch Estates Subdivision, located in the Wye area of Missoula County, requests to amend Subdivision Condition of Approval #14 by proposing xeriscaping instead of seeded grass in the common area strips in Phase 3 of the subdivision. Section 6.7 of the Missoula County Subdivision Regulations allows the request for modest changes to the conditions of approval for a filed plat.

Xeriscaping is the practice of designing landscapes to reduce or eliminate the need for irrigation (aside from drip lines) and what the natural climate provides. The proposal will adhere to the approved landscaping guidelines in the regulations. This includes a 5-foot-wide asphalt path and commercial irrigation system in the 20-foot-wide common area strips, subject to review and approval by the Planning, Development and Sustainability and the Missoula County Department of Ecology and Extension departments.

O’Keefe Ranch Estates Subdivision was originally approved by county commissioners in 2005, subject to 27 conditions of approval. It was approved as an eight-phase subdivision with Phase 1 filed in 2022, Phase 2 filed in 2023, and Phase 3 filed in 2025. Phases 4-8 have final plat deadlines between 2028 and 2031.

Project Timeline:

County commissioners hearing: Thursday, Jan. 29, 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:

Kevin Dantic, 406-258-4652

Important Links and Documents:

O’Keefe Ranch Estates Subdivision Application

O’Keefe Ranch Estates Residential Landscape Guidelines

Planning, Development and Sustainability

The Hoyer family transfer has been postponed to Jan. 29 at 2 p.m.

Project Description:

Julie Hoyer is requesting to use the family transfer exemption from subdivision review to divide her current 1.43-acre property at 17500 Mullan Rd. (south of the canal right-of-way) in Frenchtown into two tracts.

Julie plans to gift a 0.87-acre tract to her son, Shawn Michael Durham, and keep the remaining 0.56-acre tract as a primary residence for her and her husband, Carl.

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: Thursday, Jan. 29, 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:

Patrick Swart, pswart@missoulacounty.us

Important Links and Documents:

Hoyer Family Transfer Application

Planning, Development and Sustainability