Articles
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Floodplain Development Permit No. 27-01
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The Missoula County Department of Planning, Development & Sustainability (PDS) has received Floodplain Development Permit Application No. FP27-01 from DJ&A on behalf of the Missoula Urban Transportation District and Mountain Line to build new infrastructure to support a proposed Mountain Line Maintenance, Operations & Administration Base project in the Grant Creek FEMA-designated Zone A floodplain.
What is a floodplain development permit?
The primary purpose of a Floodplain Development Permit is to promote public health, safety and general welfare, to minimize flood losses in areas subject to flood hazards, and to promote wise use of the floodplain.
Project Location
The property for county floodplain review is located generally on property addressed as and including land east of 4100 Bull Trout Drive. See location here. Please refer to the project maps in the permit application files for the full scope of work.
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. Monday, October 5, 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
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Rezoning Request at 780 Tower Street
Share Rezoning Request at 780 Tower Street on Facebook Share Rezoning Request at 780 Tower Street on X (formerly Twitter) Share Rezoning Request at 780 Tower Street on Linkedin Email Rezoning Request at 780 Tower Street linkUpdate: There will be a final resolution to adopt zoning for this project at 2 p.m. Thursday, Nov. 5. See below for how you can join this meeting.
Project Description:
The Corner Farm Village LLC is requesting a zoning change to the property at 780 Tower Street, located near the corner of Third and Tower streets. The property was formerly owned by Commissioner Josh Slotnick and Kim Murchison before they sold it to the current owners in late 2023.
The 2.15-acre tract is located within Citizen Zoning District #13. Corner Farm Village LLC previously asked for and was granted a variance on this property in 2025. Corner Farm Village is now requesting to zone this property as “R” (Residential), which is consistent with the 2019 Growth Policy Land Use Element. Under Residential zoning, the property is permitted to have a maximum of six dwellings per acre.
Project Timeline:
Missoula County Consolidated Land Use Board meeting: 6 p.m. Wednesday, Sept. 2
- In-person location: Sophie Moiese Room, Missoula County Courthouse Annex, 200 West Broadway, Missoula
- Virtual option: Residents can attend the meeting via Microsoft Teams. To join the call on your phone, call 406-272-4824, Conference ID 115 075 404#. To join the meeting on your device, follow the links on the agenda that will be published at http://missoula.co/mcclubmeetings.
Planning and Zoning Commission and County commissioners hearing: 2 p.m., Thursday, Sept. 24
- In-person location: Sophie Moiese Room, Missoula County Courthouse Annex, 200 West Broadway, Missoula
- Virtual option: Residents can attend the meeting via Microsoft Teams. To join the call on your phone, call 406-272-4824, Conference ID 467 457 758#. To join the meeting on your device, follow the links on the agenda that will be published at http://missoula.co/bccmeetings
Planning and Zoning Commission and County commissioners hearing: 2 p.m., Thursday, Nov. 5; final resolution to adopt
- In-person location: Sophie Moiese Room, Missoula County Courthouse Annex, 200 West Broadway, Missoula
- Virtual option: Residents can attend the meeting via Microsoft Teams. To join the call on your phone, call 406-272-4824, Conference ID 467 457 758#. To join the meeting on your device, follow the links on the agenda that will be published at http://missoula.co/bccmeetings
Project Lead:
Jennie Dixon, 406-258-4657
Public Comment:
Submit public comment by using the comment tool below.
Important Links and Documents:
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MKH Montana Boundary Line Relocation
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MKH Montana LLC, represented by Jeremy Garland of Garland Land Surveying, Inc. is requesting a Boundary Line Relocation (BLR) involving 11 adjoining tracts of land shown below (Section 33, Section 4, Section 5). The Boundary Line Relocation is intended to improve the overall layout of approximately 1,783 acres for residential and timber harvesting purposes that will better fit the physical properties of the land. Since this request affects six or more tracts on record, the applicant must seek approval from the county commissioners as required by Missoula County Subdivision Regulations.
Site location and and current parcel boundaries
- Existing boundaries in red
- Proposed boundaries in green
What is a boundary line relocation?
Boundary lines are the invisible division between properties. MCA §76-3-207(1)(a) states that a landowner has the opportunity to relocate boundary lines between adjoining properties outside of platted subdivisions. Missoula County Subdivision Regulations require any boundary line relocation involving six or more tracts of land to receive approval from the county commissioners through a public hearing process. Boundary line relocations do not result in an increase in the total number of lots and/or tracts.
Project timeline
County Commissioners hearing: 2 p.m., Thursday, Nov. 5
- In-person location: Sophie Moiese Room, Missoula County Courthouse Annex, 200 W. Broadway, Missoula
- Virtual option: Residents can attend the meeting via Microsoft Teams. To join the call on your phone, call 406-272-4824, Conference ID 467 457 758#. To join the meeting on your device, follow the links on the agenda that will be published at http://missoula.co/bccmeetings
Public comment
Submit public comment by Nov. 2 by using the comment tool below.
Project lead
Jill Johnson, 406-258-4657
Tim Worley, 406-258-4657
pds@missoulacounty.us
Important links and documents
MKH Montana Boundary Line Relocation Application
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Taylor Family Transfer
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Jessica Taylor (applicant), represented by Tamara Ross of IMEG Corporation, is requesting to use the family transfer exemption from subdivision review to divide their 1.93-acre property at 4400 Sierra Drive in Target Range into two parcels (Lot 5A: approximately 0.98 acres; Lot 5B: approximately 0.95 acres). Lot 5A and the existing residence will be gifted to Applicant’s father while applicant will retain ownership of Lot 5B. Applicant intends to construct a new primary residence, along with an individual well and septic system on Lot 5B.
The property is zoned Rural Residential, Small Agriculture (RRS 1), which allows for one home per acre and is also classified as Rural Residential and Small Agriculture by the 2019 Missoula Land Use Element, an amendment of the 2016 Comprehensive Plan. The property is also located within the Target Range Overlay district as it is located within the boundaries of the Target Range Neighborhood Plan.
Applicant is also requesting a Minor Waiver from the applicable zoning standards, as the newly created Lot 5A and Lot 5B will each be less than the one-acre requirement of the RRS 1 zoning district. A Minor Waiver allows an applicant to create residential lots if it meets all other applicable zoning and sanitation regulations. The Missoula County Zoning Regulations allow the Zoning Officer to approve or deny this Minor Waiver. Since the applicant requested the minimum relief necessary to complete the family transfer exemption while meeting the administrative standards established in the Missoula County Zoning Regulations, the Planning, Development and Sustainability department plans to approve the Minor Waiver request in advance of the hearing in front of the Board of County Commissioners associated with the family transfer exemption.
What is a family transfer?
Montana law specifically allows landowners to divide land and gift or sell one parcel per immediate family member (like a child, parent or spouse), without full subdivision review.
Requests for family transfers must always come before the commissioners. Missoula County considers dozens of family land transfers every year. It’s not rare — other counties across Montana regularly process these applications too. It’s not a loophole — it’s in the law for a reason: to help families live near each other or pass down land. It’s does not skirt regulations — the process requires surveys, documentation, fees and approval by county commissioners.
The landowner and recipient must be real people, not LLCs or corporations. It can only be used once per family member per county.
Project timeline
County Commissioners hearing: 2 p.m. Thursday, Nov. 5
- In-person location: Sophie Moiese Room, Missoula County Courthouse Annex, 200 W. Broadway, Missoula
- Virtual option: Residents can attend the meeting via Microsoft Teams. To join the call on your phone, call 406-272-4824, Conference ID 467 457 758#. To join the meeting on your device, follow the links on the agenda that will be published at http://missoula.co/bccmeetings
Project lead
Jill Johnson, 406-258-4657
Tim Worley, 406-258-4657
pds@missoulacounty.us
Public comment
Submit public comment by Nov. 2 using the comment tool below.
Important links and documents
Taylor Family Transfer application
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Floodplain Development No. 26-03
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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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Granite Peak RV Resort Special Exception (Wye)
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Ron Wetzsteon of Professional Consultants Incorporated, representing Dave Swisher of Lolo Peak LLC, is requesting the relocation of a planned fenced storage area related to the expansion of the Granite Peak RV Resort located at 9900 Thoroughbred Lane.
The property is currently zoned Neighborhood Residential (NR), which prohibits recreational vehicle parks. However, Granite Peak RV Resort (RV Park) has been operating since 1994 and is considered a legal nonconforming use according to Section 10.4 of the Missoula County Zoning Regulations. Nonconforming means the use was in place before regulations went into effect.
In July 2023, the Missoula County Board of Adjustment authorized the expansion of the RV Park by 50% through special exception. Following approval of the expansion, the county commissioners approved the phased development plans for the expansion in August 2024. As part of the approved expansion plan, a fenced storage area was proposed south of the RV Park expansion area. The storage area has not yet been constructed and is intended for staff use only and to store equipment and materials related to the maintenance and upkeep of the RV Park.
The current special exception request would modify the approved location of the fenced storage area by moving it from the area south of the RV Park expansion to near the sewage lagoon. The Missoula County Consolidated Land Use Board, in its capacity as the Board of Adjustment,) is the approval body that will consider this project. They will consider this special exception request and whether it is compatible with nearby land use.
Special Exception Information:
The Missoula County Consolidated Land Use Board 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. (Not applicable for this project, as the property is not located in a TIF District.)
- 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 location 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, Oct. 7
- 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(External link).
Project Lead:
Jill Johnson, 406-258-4657, pds@missoulacounty.us
Tim Worley, 406-258-4657, pds@missoulacounty.us
Public Comment:
Submit public comment by Tuesday, Oct. 6, using the comment tool below.
Important Links and Documents:
Existing Site Plan and Fenced Storage Area
Proposed Site Plan and Fenced Storage Area
Prior Project Information and RV Park Webpage:
2023 Granite Peak RV Park Expansion in the Wye project page
Granite Peak RV Resort webpage
General Links:
Missoula County Planning, Development and Sustainability webpage
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Ramsbacher Family Transfer Exemption
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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: Thursday, September 24, 2:00 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
Jennie Dixon, 406-258-4657
Public Comment
Submit public comment by using the comment tool below.
Important Links and Documents
Ramsbacher Family Transfer application
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Floodplain Development Permit No. 27-02
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The Missoula County Department of Planning, Development & Sustainability (PDS) has received Floodplain Development Permit Application No. FP27-0 from NorthWestern Energy to replace two utility poles in the Ninemile Creek FEMA-designated Zone A floodplain.
What is a floodplain development permit?
The primary purpose of a Floodplain Development Permit is to promote public health, safety and general welfare, to minimize flood losses in areas subject to flood hazards, and to promote wise use of the floodplain.
Project Location
The property for county floodplain review is located at 18355 Remount Road. See location here. Please refer to the project maps in the permit application files for the full scope of work.
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. Monday, Oct. 5, 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
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Handy Family Transfer Exemption (Bonner)
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Jason and Tricia Handy, represented by Hannah Ruble of Professional Consultants, are requesting to use the family transfer exemption from subdivision review to divide their 47.83-acre parcel located at 5562/5650/5680 Handy Lane in Bonner into four parcels.
The parent parcel is accessed by Deer Creek Road and is near Interstate 90 and the Clark Fork River. The parcels created via exemption are approximately five acres each and will be gifted to the applicant’s three adult children. These gifted parcels are intended to be developed with their own residential units with individual wells and septic systems. This property is zoned Agriculture, Rural Residential 5 (AGRR 5), and is classified as Rural Residential and Agriculture by the 2019 Missoula Area Land Use Element, an amendment of the 2016 Growth Policy.
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 doesn't 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, Oct. 8, 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, 406-258-4657
Public Comment
Submit public comment by using the comment tool below.
Important Links and Documents
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Floodplain Development Permit No. 27-04
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The Missoula County Department of Planning, Development & Sustainability (PDS) has received Floodplain Development Permit Application #27-04 from Don Cunningham to build a new open-frame gazebo in the Clearwater River FEMA-designated floodplain.
What is a floodplain development permit?
The primary purpose of a floodplain development permit is to promote public health, safety and general welfare, minimize flood losses in areas subject to flood hazards, and promote wise use of the floodplain.
Project Location
The property is located at 950 Riverview Drive in Seeley Lake on the north side of the Clearwater River. 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. Monday, Sept. 28, 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
