Articles
-
Floodplain Development No. 26-03
Share Floodplain Development No. 26-03 on Facebook Share Floodplain Development No. 26-03 on X (formerly 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.
-
Ramsbacher Family Transfer Exemption
Share Ramsbacher Family Transfer Exemption on Facebook Share Ramsbacher Family Transfer Exemption on X (formerly Twitter) Share Ramsbacher Family Transfer Exemption on Linkedin Email Ramsbacher Family Transfer Exemption linkProject Description
Ron and Valerie Ramsbacher are requesting to use the family transfer exemption from subdivision review to divide an existing 24.54-acre property at 3101 Evan’s Ridge Road into two tracts.
The existing single-family residence and accessory structures would remain on the parent tract, while the remaining 6-acre tract would be gifted to their son for a future single-family residence.
What is a family transfer?
Montana law specifically allows landowners to divide land and gift or sell one parcel per immediate family member (like a child, parent or spouse), without full subdivision review.
Requests for family transfers must always come before the commissioners. Missoula County considers dozens of family land transfers every year. It’s not rare — other counties across Montana regularly process these applications too. It’s not a loophole — it’s in the law for a reason: to help families live near each other or pass down land. It’s does not skirt regulations — the process requires surveys, documentation, fees and approval by county commissioners.
The landowner and recipient must be real people, not LLCs or corporations. It can only be used once per family member per county.
Project Timeline
County commissioners hearing: public hearing date has not been set yet
- 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, 406-258-4946
Public Comment
Submit public comment by using the comment tool below.
Important Links and Documents
Ramsbacher Family Transfer application
-
Loterbauer Family Transfer Exemption and Aggregation Exemption
Share Loterbauer Family Transfer Exemption and Aggregation Exemption on Facebook Share Loterbauer Family Transfer Exemption and Aggregation Exemption on X (formerly Twitter) Share Loterbauer Family Transfer Exemption and Aggregation Exemption on Linkedin Email Loterbauer Family Transfer Exemption and Aggregation Exemption linkProject Description
Tyler Loterbauer is requesting to use the family transfer exemption to divide their 20.1-acre property located at 12282 Rosco Road into two parcels (Tract 1: 10.05 acres; Tract 2: 10.05 acres). Loterbauer plans to gift Tract 2 to their father and keep Tract 1. Both tracts are intended to be developed with residential housing with individual well and septic systems.
Loterbauer also requests an aggregation exemption from subdivision review to expunge an underlying boundary line within the parent tract, which had been identified by the Missoula County Clerk and Recorder.
The property is unzoned and is classified as Open and Resource Land by the 2002 Regional Land Use Guide, an update of the 1975 Comprehensive Plan.
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.
- 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. - Aggregation Exemption
Landowners can request an aggregation exemption when the division or combination of parcels will not create new lots or otherwise significantly alter the development potential.
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, Aug. 13, 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
Kevin Dantic, 406-258-4652
Public Comment
Submit public comment by using the comment tool below.
Important Links and Documents
Loterbauer family transfer exemption application
- Family Transfer Exemption
-
Floodplain Development Permit No. 26-24
Share Floodplain Development Permit No. 26-24 on Facebook Share Floodplain Development Permit No. 26-24 on X (formerly Twitter) Share Floodplain Development Permit No. 26-24 on Linkedin Email Floodplain Development Permit No. 26-24 linkProject 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 Development Permit No. 26-16 (Huson)
Share Floodplain Development Permit No. 26-16 (Huson) on Facebook Share Floodplain Development Permit No. 26-16 (Huson) on X (formerly Twitter) Share Floodplain Development Permit No. 26-16 (Huson) on Linkedin Email Floodplain Development Permit No. 26-16 (Huson) linkProject 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 Development Permit No. 26-13
Share Floodplain Development Permit No. 26-13 on Facebook Share Floodplain Development Permit No. 26-13 on X (formerly Twitter) Share Floodplain Development Permit No. 26-13 on Linkedin Email Floodplain Development Permit No. 26-13 linkProject 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:
-
CZD 9 Accessory Structure Variance Request (Target Range)
Share CZD 9 Accessory Structure Variance Request (Target Range) on Facebook Share CZD 9 Accessory Structure Variance Request (Target Range) on X (formerly Twitter) Share CZD 9 Accessory Structure Variance Request (Target Range) on Linkedin Email CZD 9 Accessory Structure Variance Request (Target Range) linkUpdate: 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
-
Duff Family Transfer Exemption (Potomac)
Share Duff Family Transfer Exemption (Potomac) on Facebook Share Duff Family Transfer Exemption (Potomac) on X (formerly Twitter) Share Duff Family Transfer Exemption (Potomac) on Linkedin Email Duff Family Transfer Exemption (Potomac) linkProject 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
- Family Transfer Exemption
-
Shoreline Permit & Variance Application #26-06 (Seeley Lake)
Share Shoreline Permit & Variance Application #26-06 (Seeley Lake) on Facebook Share Shoreline Permit & Variance Application #26-06 (Seeley Lake) on X (formerly Twitter) Share Shoreline Permit & Variance Application #26-06 (Seeley Lake) on Linkedin Email Shoreline Permit & Variance Application #26-06 (Seeley Lake) linkProject 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.
- Use the comment tool below. You must be registered on Missoula County Voice
- Email floodplain@missoulacounty.us
- 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
County Shoreline Construction Permit
DCI Engineering Shoreline Restoration
County Shoreline Restoration Application Addendum
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.
