Development Projects

Project Description:

Lorna Richardson is requesting to use the family transfer exemption from subdivision review to divide her existing 45.8-acre property at 4328 Mount Ave. into two parcels (Parcel C1: 22.935 acres; Parcel C2: 22.875 acres). Lorna plans to gift C1 to her daughter, Lisa Ann Edwards, and keep C2 as her primary 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 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: 2 p.m., Thursday, Aug. 27

• 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:

Richardson Family Transfer application

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

Project Lead:

Jennie Dixon, 406-258-4946

Public Comment:

Submit public comment by using the comment tool below.

Important Links and Documents:

Zoning Amendment Application

Corner Farm Village webpage

Citizen Zoning District #13

Missoula County Zoning Regulations

2019 Missoula County Comprehensive Plan (Growth Policy)

Update 8/10/2026:

The application has been revised as of August 7. The structure is proposed to be built with a combination of elevating the lowest floor and dry flood proofing.

Revised Fema Form

Revised Roster Dry Proofing

Revised SCE Buoyancy

Project Description

The Missoula County Planning, Development and Sustainability Department (PDS) has received Floodplain Development Permit Application #26-21 from Andrew D. Sellars to build a new accessory structure in the floodplain.

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 is located at 4375 US Highway 93 in the Bitterroot River floodplain. 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, August 12, 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

Revised Fema Form

Revised Roster Dry Proofing

Revised SCE Buoyancy

Floodplain permit application

NFIP elevation certificate and instructions

Roster shop revised

Floodplain and Shoreline Administration webpage

Project Description

The Missoula County Planning, Development and Sustainability Department (PDS) has received Floodplain Development Permit Application #26-20 from Tollefson Properties LLC to build a utility enclosure for a pump that is part of a project to divert water from the Bitterroot River to Miller Creek.

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 is located at 6225 Haugan Drive in the Bitterroot River floodplain, S14, T12N, R20W, 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, August 12, 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

Building permit plans 6.5.26

Joint application Oxbow diversion project

Floodplain and Shoreline Administration webpage

Project Description

The Missoula County Planning, Development and Sustainability Department (PDS) has received Floodplain Development Permit Application #26-22 from Nicholas Caras to make improvements to an existing commercial building.

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 at 7 Rock Creek Road in the Clark Fork River floodplain: Parcel C of COS 1041, S12, T11N, R17W, 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 permit application

Cost estimate

Appraisal for purpose of floodplain review

Floodplain and Shoreline Administration webpage

Project Description

The Missoula County Planning, Development and Sustainability Department (PDS) has received Floodplain Development Permit Application #26-19 from the Montana Department of Fish, Wildlife and Parks to stabilize a section of streambank adjacent to Kona Bridge Fishing Access site.

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 at 11107 Kona Ranch Road in the Clark Fork River floodplain: S8, T13N, R20W, 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, & Sustainability, Attn: Matt Heimel, Floodplain Administrator, 200 W. Broadway St., Missoula MT 59802.

Related Documents and Links

Floodplain permit application

Floodplain and Shoreline Administration webpage

Project Description

The Missoula County Planning, Development, & Sustainability Department (PDS) has received Floodplain Development Permit Application #26-18 from the Montana Department of Fish, Wildlife and Parks to stabilize a section of streambank that is adjacent to the Kelly Island Fishing Access site.

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 4854 Spurgin Road in the Clark Fork River floodplain: S26, T13N, R20W, 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, & Sustainability, Attn: Matt Heimel, Floodplain Administrator, 200 W. Broadway St., Missoula MT 59802.

Related Documents and Links

Floodplain permit application

Floodplain and Shoreline administration webpage

Project Description

The Missoula County Planning, Development and Sustainability Department (PDS) has received a Floodplain Development Permit #26-12 from Grant Creek Crossing – Missoula LLC for reconstruction of Schramm Street in the Grant Creek regulated flood hazard area.

The site is located at the Schramm Street crossing over Grant Creek, about 725 feet of Reserve Street: Tract 3A-1B COS 7031, S05, T13N, R19W in Missoula County.

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.

Public Comment

Submit public comment by 5 p.m., Monday, April 6, through the following three ways.

1. Use the comment tool below. You must be registered on Missoula County Voice
2. Email floodplain@missoulacounty.us
3. Mail to Planning, Development and Sustainability
   • Attn: Matt Heimel, Floodplain Administrator, 200 W. Broadway St., Missoula, MT 59802

Questions or want to make an appointment?

Please feel free to call 406-258-4647 or email floodplain@missoulacounty.us with any questions or to make an appointment to review the permit application.

Important Documents and Links

Cover Letter

Floodplain Permit Application

Revised Map

Engineer Certification

Floodplain and Shoreline Administration Webpage

Physical applications are available in the PDS office at 127 E. Main St., Suite 2, in downtown Missoula

This permit is subject to approval by the floodplain administrator and does not go before the county commissioners.

Project Description

The Missoula County Planning, Development and Sustainability Department (PDS) has received a Floodplain Development Permit Application #26-08 from Amee Tafoya for reconstruction of a cabin in the Clearwater River regulated flood hazard area.

The site is located at 975 Leaning Pine Drive on state-leased land: Parcel: 13, COS 4875, S)4, T16N, R15W in Missoula County.

What is a floodplain 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.

Public Comment

Submit public comment by 5 p.m., Monday, April 6, through the following three ways.

1. Use the comment tool below. You must be registered on Missoula County Voice
2. Email floodplain@missoulacounty.us
3. Mail to Planning, Development and Sustainability
   • Attn: Matt Heimel, Floodplain Administrator, 200 W. Broadway St., Missoula, MT 59802

Questions or want to make an appointment?

Please feel free to call 406-258-4647 or email floodplain@missoulacounty.us with any questions or to make an appointment to review the permit application.

Important Documents and Links

Floodplain Permit Application and Value Estimates – 8.28.25

Floodplain Permit Application and Values Estimates – 9.18.25

Construction Plans

Modified DeAcetis Cabin

Floodplain and Shoreline Administration Webpage

Physical applications are available in the PDS office at 127 E. Main St., Suite 2 in downtown Missoula

This permit is subject to approval by the floodplain administrator and does not go before the county commissioners.

Project Description

The Missoula County Planning, Development & Sustainability Department (PDS) has received a Floodplain Development Permit Application #26-05 from George Neumunz for construction of a stream crossing in the Sixmile Creek regulated flood hazard area.

The site is located on the west side of the Sixmile Road: Lot 21 of Six Mile Timber Tracts #2, S23, T15N, R22W, Missoula County.

What is a floodplain development permit?

The primary purpose of the 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.

Public Comment:

Submit public comment by 5 p.m., Monday, April 6 through the following three ways.

1. Use the comment tool below. You must be registered on Missoula County Voice
2. Email floodplain@missoulacounty.us
3. Mail to Planning, Development, & Sustainability
   • Attn: Matt Heimel, Floodplain Administrator, 200 W. Broadway St., Missoula, MT 59802

Questions or want to make an appointment?

Please feel free to call 406-258-4647 or email floodplain@missoulacounty.us with any questions or to make an appointment to review the permit application.

Important Documents and Links:

Floodplain Permit Application

Supplemental and Revised Packet

Discussion and Review

Floodplain and Shoreline Administration Webpage

Physical applications are available in the PDS office at 127 E. Main St., Suite 2 in downtown Missoula

This permit is subject to approval by the floodplain administrator and does not go before the county commissioners.