Development Projects

Project Description:

Cody Gordon is requesting to use a special exception to construct a second single-family dwelling for their property at 3900 South Ave. W. in the Target Range area of Missoula County.

The property is currently zoned Rural Residential, Small Agriculture (RRS.5), which allows rural residential development along with the preservation of natural landscape and small-scale agriculture land uses. Only one residential unit is allowed per lot in this district.

Special Exception Information

The Board of Adjustment is authorized to grant special exception permits authorizing a use established as eligible in this district, but this requires a special degree of consideration and control to ensure such uses are consistent and compatible with the overall community character. To approve a special exception, the board must determine:

1. The proposed use or development will be compatible with and will not substantially injure the value of adjoining property.
2. The proposed use preserves the character of the district, and the property is suitable for the use proposed.
3. The proposed use promotes the purpose and intent of the TIF Special District, where applicable. (Not applicable for this project, as the property is not located within a TIF District.)
4. Substitute or additional design standards will preserve and protect the area’s architectural and aesthetic qualities.

In reviewing a special exception application, the board shall give due consideration to the following factors in determining if the use is appropriate:

1. Access, traffic and parking demand created by or impacted by the use, and pedestrian, bicycle and onsite vehicular circulation.
2. Dedication and development of streets, right-of-way, and public use areas, such as sidewalks adjoining the property and the capacity to handle the use.
3. Impacts on or of public and private utilities or services.
4. Proposed location of any new structures necessary to accommodate the use and their relationship to adjoining and surrounding properties.
5. Recreation opportunities and open lands available to serve the use.
6. Natural resource protections.
7. Landscaping and screening requirements.
8. Signage and sign lighting, as applicable.
9. Noise, vibration, outdoor lighting and other on- and off-site impacts resulting from the use.
10. Frequency of use and hours of operation.
11. Area of land necessary and adequacy of the site to accommodate the use and meet the intent of the district and character of the neighborhood.
12. Any other unique or relevant circumstances related to the property.

Project Timeline

Missoula County Consolidated Land Use Board meeting: 6 p.m. Wednesday, May 6.

• In-person location: Sophie Moiese Room, Missoula County Courthouse Annex, 200 West Broadway, Missoula
• Virtual option: Residents can attend the meeting via Microsoft Teams. To join the call on your phone, call 406-272-4824, Conference ID 115 075 404#. To join the meeting on your device, follow the links on the agenda that will be published at http://missoula.co/mcclubmeetings.

Public Comment

Let us know what you think by logging in or creating an account and submitting your comment below.

Project Lead

Kevin Dantic, 406-258-4652

Important Links and Documents

Special Exception Application

Proposed Conditions

Planning, Development and Sustainability webpage

Project Description

Melody Bryan is requesting to use a special exception to construct a second single-family dwelling for her property at 1716 Clements Road in the Target Range area of Missoula.

The property is currently zoned Rural Residential, Small Agriculture (RRS.5), which allows rural residential development along with the preservation of natural landscape and small-scale agriculture land uses. Only one residential unit is allowed per lot in this district.

Special Exception Information

The Board of Adjustment is authorized to grant special exception permits authorizing a use established as eligible in this district, but this requires a special degree of consideration and control to ensure such uses are consistent and compatible with the overall community character. To approve a special exception, the board must determine:

1. The proposed use or development will be compatible with and will not substantially injure the value of adjoining property.
2. The proposed use preserves the character of the district, and the property is suitable for the use proposed.
3. The proposed use promotes the purpose and intent of the TIF Special District, where applicable. (Not applicable for this project, as the property is not located within a TIF District.)
4. Substitute or additional design standards will preserve and protect the area’s architectural and aesthetic qualities.

In reviewing a special exception application, the board shall give due consideration to the following factors in determining if the use is appropriate:

1. Access, traffic and parking demand created by or impacted by the use, and pedestrian, bicycle and onsite vehicular circulation.
2. Dedication and development of streets, right-of-way, and public use areas, such as sidewalks adjoining the property and the capacity to handle the use.
3. Impacts on or of public and private utilities or services.
4. Proposed location of any new structures necessary to accommodate the use and their relationship to adjoining and surrounding properties.
5. Recreation opportunities and open lands available to serve the use.
6. Natural resource protections.
7. Landscaping and screening requirements.
8. Signage and sign lighting, as applicable.
9. Noise, vibration, outdoor lighting and other on- and off-site impacts resulting from the use.
10. Frequency of use and hours of operation.
11. Area of land necessary and adequacy of the site to accommodate the use and meet the intent of the district and character of the neighborhood.
12. Any other unique or relevant circumstances related to the property.

Project Timeline

Missoula County Consolidated Land Use Board meeting: 6 p.m. Wednesday, May 6.

• In-person location: Sophie Moiese Room, Missoula County Courthouse Annex, 200 West Broadway, Missoula
• Virtual option: Residents can attend the meeting via Microsoft Teams. To join the call on your phone, call 406-272-4824, Conference ID 115 075 404#. To join the meeting on your device, follow the links on the agenda that will be published at http://missoula.co/mcclubmeetings.

Public Comment

Let us know what you think by logging in or creating an account and submitting your comment below.

Project Lead

Kevin Dantic, 406-258-4652

Important Links and Documents:

Special Exception Application

Proposed Conditions

Planning, Development and Sustainability webpage

Sharon Bowman is requesting to use the family transfer exemption from subdivision review to divide their 7-acre property at 15098 Bud Lake Drive in Frenchtown into two tracts (Lot A1: 4.12 acres; Lot A2: 2.88 acres). Bowman plans to gift Lot A2 to her son Joshua and keep Lot A1 as their 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’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, April 30, 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 Wednesday, April 29 by using the comment tool below. Let us know what you think by logging in or creating an account and submitting your comment below.

Project Lead:

Jennie Dixon, 406-258-4946

Important Links and Documents:

Bowman Family Transfer Application

Planning, Development and Sustainability webpage

Project Description:

This is a request from Mountain Construction, Inc, represented by 406 Engineering, to subdivide a 12.31-acre parcel into three residential lots located at 31725 Ranch Lane in Huson. The proposed lots are roughly four acres each, with each lot intended for a single-family residence.

As part of this development, there will be new driveways along the existing roads to access each of the lots. There will be no changes to the existing road system and there are no proposed roads or non-motorized facilities as part of the development’s proposal.

The property is currently in an unzoned area of Missoula County. The Land Use Designation map from Missoula County Growth Policy recommends Open and Resource land designation for this property and for most of Ninemile Valley, however, similar developments like this are scattered across the valley. Water for this subdivision will be provided by individual wells. Well logs show a yield of 20 gallons per minute, approximately 35 feet below the ground surface. Sewer will be provided by individual drain fields on each lot. These will be designed and constructed per Montana Department of Environmental Quality Circular -4 and Missoula County Regulations. Stormwater will be retained by landscaping and retention ponds located on site.

Subdivision Regulations

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. 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’ public hearing meeting: 2 p.m. Thursday, April 9

• 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 Missoula County’s public meeting portal.

Public Comment:

Submit public comment by Wednesday, April 8, using the comment tool below.

Project Lead:

Katy Reeder, 406-258-3707

Important Links and Documents:

Larch Meadows Minor Subdivision Application

Section A

Section B

Section C

Section D

Section E

Section F

Section G

Section H

Section I

Planning, Development and Sustainability

Project Description:

The Missoula County Planning, Development and Sustainability Department (PDS) has received a 310 Permit application from Clayton Moore to replace a deck and stairs for an existing structure and remove five trees next to Rattlesnake Creek. The site is located at 700 E Broadway next to the Rattlesnake Creek: Lots 6-10, Block 18, McWhirk Addition, S22, T13N, R19W in Missoula City limits.

What is a 310 permit?

A 310 permit is required for any projects that change natural flowing streams and rivers within Missoula City limits undertaken by a non-governmental body. This includes any work to the Clark Fork River and Rattlesnake Creek within city limits. Unlike a floodplain permit, 310 permits are overseen by county commissioners and not the floodplain administrator.

Click here for information about county 310 permitting.

Project Timeline:

County commissioners’ hearing: 2 p.m. Thursday, April 9

• 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 5 p.m., Wednesday, April 8, 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:

Permit Application

Plans

Qualitative Discussion

310 Permit Information Webpage

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

The Missoula County Consolidated Land Use Board (MCCLUB) held a public hearing for this request on March 4, 2026. During the public hearing, the applicants provided an amended sign plan that altered the design of the proposed wall signs and reduced the overall sign face area to 236.66 square feet. The amended sign plans are attached in the Important Links and Documents section of this page. At the March 4, 2026, meeting, the MCCLUB voted to approve the request for a variance from Section 8.8.O.1 Table 17, for the amended sign plans as presented at the meeting. The second variance request from Section 8.7.B Table 2, will be considered at the next MCCLUB meeting on April 1, 2026.

Missoula County Consolidated Land Use Board Meeting: Wednesday, April 1, 6 p.m.

· In-person location: 200 W. Broadway, Missoula County Courthouse, Sophie Moiese Room

· Virtual option: Residents can attend the meeting via Microsoft Teams. To join the meeting on your device, follow the links on the agenda that will be published on the Consolidated Land Use Board page.

Project Description:

Bonner 1 RE LLC is requesting a sign variance for their property at Bonner Town Pump Travel Plaza, located at 7985 Hwy. 200 E in Bonner.

The variance request is to accommodate the following changes:

• A variance to switch out five of the nine existing legal nonconforming signs. Current zoning regulations only permit four signs per project site.
• A variance to expand the total sign face area of the five new signs allowed in the CC zoning district. The five existing wall signs have a combined sign face area of 247 square feet, and the five proposed wall signs would have a combined sign face area of 317.83 square feet.

Project Background:

The existing nine signs on this property are currently legal nonconforming and were approved prior to current zoning regulations for this area. Legal nonconforming means that the signs are allowed to exist even though it does not conform with current regulations, with the understanding that any changes beyond normal maintenance and upkeep would require a variance from the Missoula County Consolidated Land Use Board.

Missoula County Sign Regulations:

What is a variance?

A variance is a relaxation of specific provisions of zoning regulations that can be granted if certain criteria can be met. The Consolidated Land Use Board may only approve a zoning variance if it’s not contrary to the public interest and does not give an advantage to a particular business that is not also enjoyed by other businesses in the same zoning district. They must evaluate proposed variances using the following criteria and find favorably that:

1. The variance will not authorize a use that is not already allowed in the zoning district.
2. The variance will not authorize additional density beyond what is allowed in the zoning district.
3. Special conditions exist that are unique to the property, such as size, shape, topography or location, that do not apply to other lands in the same zoning classification.
4. Literal enforcement of the provisions of the regulations will result in unnecessary hardship that is not of the applicant’s own making.
5. Granting the variance will be in harmony with the general purpose and intent of these regulations and the Missoula County Growth Policy and will not be injurious to the neighborhood or otherwise detrimental to the public welfare.
6. The request for the variance is not based on monetary factors.

Project Timeline:

Missoula County Consolidated Land Use Board Meeting: Wednesday, March 4, 6 p.m.

• In-person location: 200 W. Broadway, Missoula County Courthouse, Sophie Moiese Room
• Virtual option: Residents can attend the meeting via Microsoft Teams. To join the meeting on your device, follow the links on the agenda that will be published on the Consolidated Land Use Board page.

Missoula County Consolidated Land Use Board Meeting: Wednesday, April 1, 6 p.m.

· In-person location: 200 W. Broadway, Missoula County Courthouse, Sophie Moiese Room

· Virtual option: Residents can attend the meeting via Microsoft Teams. To join the meeting on your device, follow the links on the agenda that will be published on the Consolidated Land Use Board page.

Public Comment:

Submit public comment by Tuesday, March 3, by using the comment tool below.

Project Lead:

Patrick Swart, 406-258-4841

Important Links and Documents:

Bonner Town Pump Variance Application

Amended Sign Plan

Project Description:

Granite Peak RV Resort, located at 9900 Thoroughbred Lane Missoula, is requesting an extension of the Phase 1 preliminary plat approval from August 2026 to August 2029 due to ongoing engineering work and pending agency approvals. This request does not affect the Phase 2 deadline. In 2024, the commissioners approved 50-space expansion of the existing RV park and received Special Exception approval after the property was rezoned to Neighborhood Residential. Construction for this project cannot begin until utility and infrastructure approvals are finalized.

Missoula County Subdivision Regulations Extension

Missoula County Subdivision Regulations (MCSR) Section 5.8.18.4 allows extension of at least one but no more than three years from the date of the request, which applies to the entire subdivision. Final plats for all phases of a subdivision approved on or after May 8, 2017, must be submitted to review and approved, conditionally approved or denied within 20 years of the date or preliminary plat approval (MCSR 5.8.19.5 B).

Project Timeline:

County commissioners’ public hearing: 2 p.m., Thursday, April 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 467 457 758#. To join the meeting on your device, follow the links on the agenda that will be published at http://missoula.co/bccmeetings

Public Comment:

Submit public comment by Wednesday, April 1, by using the comment tool below.

Project Lead:

Katy Reeder, kreeder@missoulacounty.us

Important Links and Documents:

Granite Peak Phasing Extension Application

Missoula County Subdivision Regulations

Former project: Granite Peak RV Park Extension in the Wye Application

Project Description:

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, March 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 Wednesday, March 25, 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

The county commissioners will hold a public hearing to consider the Fire Bucket Meadows Minor Subdivision application on Thursday, March 26. This request was previously heard at public hearings on March 27, 2025, April 24, 2025, May 22, 2025, May 29, 2025, and June 26, 2025. At the request of the applicants during June 26, 2025, public hearing, the county commissioners voted to indefinitely postpone a decision on the proposed subdivision to allow the applicants to provide additional data and analysis of water quantity and quality and impacts to neighboring properties. The applicants have provided additional information relevant to the proposed subdivision which can be viewed in the attached included on this page. Please contact the Office of Planning, Development, and Sustainability with any questions.

Thursday, March 26, 2 p.m.: County Commissioners’ Public Meeting

• 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 Missoula County’s public meeting portal.

Project Description:

Fire Bucket Meadows Minor Subdivision is a proposed five-lot residential subdivision on 19.82 acres at 11109 Fire Bucket Loop, northwest of the Wye. The project is proposed by Dale Sparks and Tamara Jo Beich, represented by Professional Consultants Inc. Each lot will be accessed from Fire Bucket Loop, a 60-foot private access road. Road improvements are planned to bring the section serving the subdivision up to Missoula County road standards.

As part of the subdivision review process, we are seeking public comments on how the proposal aligns with key review criteria, including:

• Compliance with zoning and the Growth Policy

• Potential impacts on agriculture, local services, the natural environment, wildlife, and public health and safety

• Adherence to state survey requirements and local subdivision regulations

• Provision of necessary easements

• Availability of legal and physical access

Project Timeline:

Thursday, March 12, 2 p.m.: County Commissioners’ Public Meeting (Growth Policy Amendment, Rezoning, and Minor Subdivision)

• 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 Missoula County’s public meeting portal.
  

Public Comment:

Community members, especially adjacent property owners, are encouraged to submit comments and questions by commenting on this post, attend the meeting in person, or join virtually via Microsoft Teams.

Project Lead:

Patrick Swart, 406-258-4841

Important Links and Documents:

Related documents: Click here to download the application.

Applicant letter to commissioners

Fire Bucket loop aquifer test

Fire Bucket meadows subdivision application

Geosyntec hydrologic technical analysis

Newman hydrogeologist report

Photos of area homes

Pump test notice to neighbors

Sparks well log

Water quality reports

Water rights letter

Water rights review

Willowstick groundwater well

Fire Bucket Meadows Form

Fire Bucket Layout

Water District Quality Comments 5-9-25

Water Quality District Comments 5-12-25

Water Quality District Presentation 5-29-25

Water Quality District Presentation 5-29-25

MPH Comments 5-22-25

Amended Fire Bucket Preliminary Plat 3-11-26

Amended Fire Bucket Layout 3-11-26

Final Amended Grading and Drainage 3-16-26

Final Amended Preliminary Plat and Lot Layout 3-16-26

Project Description:

The Missoula County Planning, Development, & Sustainability Department (PDS) has received Floodplain Development Permit Application #26-10 from The Lamar Companies to replace the support structure of a current billboard sign.

The primary purpose of a Floodplain Development Permit is to promote health, safety and general welfare, minimize flood losses in areas subject to flood hazards and promote wise use of the floodplain.

Project Location:

The site is located at 904 U North Reserve St. in the Clark Fork River regulated flood hazard area: southwest end of the Reserve Street bridge, Section 17, Township 13 North, Range 196 West, Missoula County.

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 406-258-4647 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, Nov. 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

Site Plan

Construction Drawings

Design Calculations

Vicinity Map – County

Missoula County Floodplain and Shoreline Administration

This permit is subject to approval by the floodplain administrator and does not go before the Board of County Commissioners.