Development Projects

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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.

  • Crawford Family Transfer Exemption (Grass Valley Area)

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    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

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  • Brown Family Transfer Exemption (Orchard Homes)

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    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

    Planning, Development and Sustainability

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  • TS Overlook Minor Subdivision (Grass Valley)

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    Project Description

    This 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, Feb. 26, 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:

    TS Overlook Minor Subdivision Documents

    Planning, Development and Sustainability

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  • Kobos Family Transfer Exemption (Target Range)

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    Project Description

    Mark Kobos is requesting to use the family transfer exemption from subdivision review to divide his current 2.45-acre property at 1015 Humble Road in Target Range into two parcels. Mark plans to gift a 1.38-acre parcel to his daughter, Emily Alsbury, and keep the remaining 1.07-acre parcel as his primary residence.

    The property is zoned RRS 1, which allows a maximum of one home/acre, and is classified as Rural Residential and Small Agriculture by the 2019 Missoula Area Land Use Element. The parcel is also located within the boundaries of the 2010 Target Range Neighborhood Plan, which provides for transitional low density residential uses between urbanized areas and agricultural uses. It also provides a zone that may be used to meet residential needs while limiting density to recognize environmental concerns.

    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, Feb. 5, 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 (click to email)

    Important Links and Documents:

    Kobos Family Transfer Application

    Planning, Development and Sustainability

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  • O'Keefe Ranch Estates Subdivision - Landscaping Condition Amendment (Wye)

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    The County Commissioners approved this request at their Jan. 29 public hearing meeting.

    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

  • Nordberg Family Transfer Exemption (Bonner)

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    Project Description:

    Jason Nordberg is requesting to use the family transfer exemption from subdivision review to divide his current 20-acre property in Bonner into two 10-acre tracts. The property does not have an address but is located between Red Tail Road and Mystic Moon road.

    Jason plans to gift both lots to his wife, Jennifer Nordberg. Jennifer plans to transfer both lots to their two children when they turn 18. Jason and Jennifer will continue to live at 650 Mystic Moon Road, which is one lot over from the family transfer parcel.


    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, Feb. 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, kreeder@missoulacounty.us


    Important Links and Documents:

    Nordberg Family Transfer Application

    Planning, Development and Sustainability

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  • Hoyer Family Transfer Exemption (Frenchtown)

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    The County Commissioners approved this request at their Jan. 29 public hearing meeting.

    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

  • Ram Addition Subdivision Plat Adjustment (Wye)

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    The County Commissioners approved this request at their Jan. 29 public hearing meeting.
    supporting image

    Project Background:

    The developer of the Ram Addition Subdivision at an unaddressed parcel (geocode:04-2325-21-1-01-02-0000) in the Wye area, is requesting a plat adjustment to vacate a 20-foot drainage easement located within Lot 2 of the Ram Addition. The easement bisects the property, and limits development potential. All other subdivision protections, utility easements, and public improvements will remain intact. Any stormwater requirements for future development will be addressed through updated Certificate of Subdivision Approval review and site-specific engineering consistent with state Department of Environmental Quality and County standards.


    Project Timeline:

    Thursday, Jan. 29, 2 p.m.: county commissioners’ public meeting

    • 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, 406-258-3707


    Important Links and Documents:

    Ram Addition Minor Adjustment Application

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  • Gilman Creek Road Administrative Appeal

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    The Board of Adjustment denied the administrative appeal at their Dec. 17 meeting.
    supporting image

    Project Background:

    Arrowleaf Gulch LLC and Cameron and Faith Schmitz have submitted an appeal of an administrative decision (Land Use and Zoning Compliance Permit LZ25059311) for the property located at 20843 Gilman Creek Road, west of Missoula, owned by Kee Holdings LLC. Missoula County PDS staff interpreted that the uses proposed on the permit, a disc golf course and summer camp/outdoor retreat, were in harmony with the allowed uses in the zoning district, as those uses, classified by staff as Recreation, Developed Outdoor, were found to capitalize on the natural landscape. The appealing party seeks to reclassify the uses as “Recreation, Commercial Outdoor” and “Entertainment Venues (small, medium, and large),” which are not allowed in the AGW zoning district. Under the proposed re-classification, some current uses of the property would be prohibited.

    Project Timeline:

    Board of Adjustment Hearing: Wednesday, Dec. 17, 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 Zoning Board of Adjustment page at http://missoula.co/boameetings.

    This project is not subject to review by the Board of County Commissioners.


    Public Comment:

    Submit public comment by using the comment tool below.


    Project Lead:

    Kevin Dantic, 406-258-4652


    Important Links and Documents:

    Gilman Creek Road Appeal Application

    Gilman Creek Road Findings

    Gilman Creek Road Issued Permit

    Planning, Development and Sustainability


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  • Ployhar Family Transfer Exemption (Greenough & Potomac)

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    The County Commissioners approved this request at their Dec. 4 public meeting. https://www.youtube.com/c/missoulacounty

    Project Description:

    John Ployhar is requesting to use the family transfer exemption from subdivision review to divide his 80-acre property at 3225 Swanson Lane in the Potomac area into three tracts (Lot A: 38.62 acres; Lot B: 21.04 acres; Lot C: 20.34). John plans to gift Lot B and Lot C to his two daughters and keep Lot A. Lot B and Lot C will be kept in a trust until the daughters turn 18.


    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, Dec. 4, 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, 406-258-3707


    Important Links and Documents:

    Ployhar Family Transfer Application

    Planning, Development and Sustainability

Page last updated: 30 Jan 2026, 11:16 AM