Development Projects

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.

Project Background:

Josh Slotnick and Kimberly Murchinson are requesting a special exception to build a second single-family home on their 2.96-acre property at 3507 S 7th St. W. in the Orchard Homes neighborhood. The property is currently zoned Rural Residential, Small Agriculture (RRS 1), which does not permit a second single-family home under the Missoula County Zoning Regulations.

This property is currently associated with a family transfer. The proposed second home will be located on this separate lot. The property owners are pursuing a special exception at this stage because the family transfer cannot be filed until a sanitation review is finalized. Given that the sanitation review process may take several months, the property owners are seeking to initiate construction of the second home while construction equipment is on site for the installation of a new shared septic system, which is currently in the permitting stage with Missoula Public Health.

Project Timeline:

Board of Adjustment Public Hearing: Wednesday, Nov. 19, 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. Josh Slotnick is a current county commissioner but is not involved in the approval process for this request.

Project Lead:

Kevin Dantic, 406-258-4652, kdantic@missoulacounty.us

Related Links & Documents:

3507 S 7th St. W Special Exception Application

3507 S 7th St. W Special Exception Proposed Conditions

Planning, Development and Sustainability

Project Background:

Sunsup LLC is requesting a special exception for a mixed-use project at 3614 Hwy 200 in East Missoula that combines multi-family residential units with small business commercial spaces.

Portions of this development will be built on the east side of Mount Jumbo, which has slopes greater than 10% and requires adherence to Missoula County’s hillside and ridgeline development standards. Part of the proposed development also occurs on slopes greater than 25% which requires special exception, along with a complete geotechnical analysis prepared by a professional engineer licensed to practice in Montana. In addition to meeting this requirement, the applicant must also demonstrate the following:

• The development will not result in accelerated erosion or create hazardous conditions on the site or nearby property. This can be demonstrated by an erosion and sediment control plan with supporting evidence.
• The applicant considered and evaluated all alternative locations for the development (including structures, buildings and retaining walls, roads, and driveways, parking areas and other infrastructure) on non-steep slopes (less than 10%) and can demonstrate these locations are either inappropriate or infeasible.
• Confirm that surface runoff will not create unstable conditions using appropriate stormwater management facilities. If such facilities do not exist, the developer must construct one.

Project Timeline:

Board of Adjustment Public 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.

Project Lead:

Kathleen Arthur, 406-258-3429

Tim Worley, 406-258-4794

Related Links & Documents:

3614 Hwy 200 Special Exception Application

3614 Hwy 200 DRT Site Plan

Project Background:

Jagpreet Ghuman (Bobby) is requesting a sign variance for the property, Jay’s One Stop, located at 505 Highton St. in East Missoula. The property currently has a gas station, convenience store, takeout restaurant, laundromat, and a future tenant.

The request is to structurally alter an existing nonconforming pole sign to accommodate the following variances:

• A variance to expand the sign face beyond the 24 square feet
• A variance to adjust the minimum sign clearance from 8 feet down to 7.5 feet.

The proposed sign face addition and the change to the minimum sign clearance would mean the sign would no longer conform with Neighborhood Center Zoning sign regulations. The current sign standards for Neighborhood Center Zoning allow one pole sign per lot frontage with a maximum height of 12 feet, a minimum sign clearance of 8 feet, and a maximum sign face area of 24 feet.

Since the pole sign was established before the adoption of the 2022 sign regulations, it was allowed to exist even though it does not conform with the regulations, with the understanding that any changes beyond normal maintenance and upkeep would require a variance from the Missoula County Board of Adjustment.

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 Board of Adjustment 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:

Board of Adjustment Public Hearing: Wednesday, Nov. 19, 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.

Project Lead:

Patrick Swart, 406-258-4841, pswart@missoulacounty.us

Related Links & Documents:

505 Highton Application

The growth policy amendment and rezoning proposal passed unanimously at the planning board meeting on Jan. 20. The county commissioners will vote on the full proposal, including the addition of the Blackfoot Riverfront Subdivision, at 2 p.m. Thursday, March 8.

Project Background

Growth Policy Amendment and Rezoning: The developer of the Blackfoot Crossing Riverfront project seeks to amend Missoula County’s Growth Policy and zoning map by changing the land use designations and rezoning the former West Bonner Log Yard. If these requests are not approved, the proposed subdivision would not comply with current zoning regulations and could not be permitted as proposed. If approved, this project will convert the 107-acre site into a mix of new commercial, residential, industrial, recreational and open space uses.

The proposal is to amend the Missoula County Growth Policy Land Use Element Map as follows:

1. Preliminarily approved Blackfoot Crossing Subdivision, Lots 23, 24, 25, 26 and 27: proposed to be designated Commercial Center; other land use designations that may be considered for adoption for these lots are Neighborhood Commercial and Industrial Center.
2. Proposed Blackfoot Crossing Riverfront Subdivision, Lots 5, 6, 7 and 8: proposed to be designated as Neighborhood Center.
3. Proposed Blackfoot Crossing Riverfront Subdivision Common Areas, CA2 and CA4: proposed to be designated as Open Land, Resource, and Recreation.
4. Proposed Blackfoot Crossing Riverfront Subdivision Common Area CA5: proposed to be designated as Working Lands.

While this property is currently vacant, the County’s Growth Policy has designated most of it for heavy industrial use. With the growth policy amendment and rezoning, the developer proposes to reduce the area zoned heavy industrial to accommodate a new mixed-use development, including housing and commercial uses. Currently, 68 acres of this site are zoned Industrial Center Heavy (ICH), 17 acres are zoned Industrial Center Light (ICL), and 22 acres are zoned Agriculture, Working (AGW40). Under this proposal, the developer seeks to amend the zoning map as follows:

• Establish Commercial Center zoning on the west side of the property near the junction of Highway 200 and 1st Street. Preliminarily approved Blackfoot Crossing Subdivision, Lots 23, 24, 25, 26, and 27 are proposed to be zoned Commercial Center (CC); other zoning districts that may be considered for adoption for these lots are Neighborhood Commercial (NC) and Industrial Center Light (ICL). The developer has indicated that a travel plaza is intended for this area, and rezoning to Commercial Center (CC) would permit other retail, service, food and beverage, motel and office uses.
• Establish Neighborhood Center zoning that allows a broad range of housing, retail and office use. Proposed Blackfoot Crossing Riverfront Subdivision, Lots 5, 6, 7 and 8 are proposed to be zoned as Neighborhood Center (NC). This zone would establish a minimum density of eight units per acre and limit maximum building footprint and height. The developer's proposed housing development includes smaller, neighborhood-scale options: single-family homes on small lots, duplexes, triplexes, quadplexes, townhomes, and potentially larger units with six to eight homes.
• Rezone Common areas CA2 and CA4 as Resource and Open Lands (RO). These areas are intended to provide utility easements and increase access to nearby public lands.

The northeastern corner of the property (CA5) would remain unchanged, with a zoning designation of Agricultural Working Lands (AGW-40).

A full list of permitted uses by zone is available in Section 2.4, Chapter 2 of the County Zoning Regulations.

Minor Subdivision: This proposal also includes a five-lot minor subdivision called Blackfoot Crossing Riverfront. The subdivision is proposed in four phases over the next eight years. Each phase must function on its own, meaning roads, sidewalks, water, sewer, fire protection and stormwater systems are built as the project grows—not left for later.

Much of the land along the Blackfoot River is proposed to remain undeveloped as common area open space. Easements for a future public, non-motorized trail in the common area next to the river connect Milltown State Park, nearby neighborhoods and nearby public lands.

New roads would connect to Cowboy Trail and West Riverside Drive, with sidewalks on both sides and a bike- and pedestrian-friendly design. Traffic studies indicate that a future roundabout and intersection upgrades are planned when growth warrants them.

The site has been disturbed by past industrial use. Studies found no significant impacts on agriculture, limited wildlife habitat in developed areas, and no considerable groundwater or flood risks in the proposed building areas. Sensitive slopes and river-adjacent land are set aside as open space. Stormwater will be captured and infiltrated on-site, preventing runoff from flowing into the river.

The developer plans to create a new public water and sewer system to serve the new development and may also expand it to serve the surrounding area. The surrounding West Riverside community would not be required to connect to these systems; however, the systems will be designed to support future expansion into surrounding areas.

The proposed water supply wells must be permitted by the Montana Department of Environmental Quality (DEQ) as Public Water Supply sources. The wastewater treatment facility, a membrane bioreactor (MBR) system, has been submitted for DEQ permitting but has not yet been approved.

Additional information about the subdivision is provided in the links on the right side of this page.

Project Timeline:

Tuesday, Jan. 20, 6 p.m.: Missoula Consolidated Planning Board Meeting (Growth Policy Amendment and Rezoning)

• 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.

Thursday, March 5, 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.
  

Project Lead:

Kathleen Arthur, 406-258-3429

Ian Varley, 406-258-4653

Jennie Dixon, 406-258-4946

Important Links and Documents:

Growth Policy Amendment Request

Zoning Amendment Application

Blackfoot Crossing Riverfront Public Notice

Blackfoot Crossing Riverfront Subdivision Application

For more supporting documents, follow this link, and go to the Blackfoot Crossing Riverfront Project folder under Important Documents on the right-hand side.

Public Comment:

Submit public comment by using the comment tool below.

Project Description

Jeffrey Stephenson is requesting to use the family transfer exemption from subdivision review to divide their 4.5-acre property at 3233 S. 7th St. W. into two tracts (Lot 33-B: 3.85 acres; Lot 33-A: .87 acre). Stephenson plans to gift Lot 33-B to their spouse Wendy Grace and keep Lot 33-A as their primary residence. Jeffrey Stephenson and Wendy Grace will eventually move into a new house on Lot 33-B, while moving their aging parents into their current home on Lot 33-A.

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, Nov. 6, 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, kdantic@missoulacounty.us

Important Links and Documents

Stephenson Family Transfer Application

Stephenson Existing and Proposed Conditions

Planning, Development and Sustainability webpage

Project Description:

The Missoula County Planning, Development, & Sustainability (PDS) has received Floodplain Development Permit Application #26-09 from Jason Rice for improvements to an existing structure.

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 4285 Hwy. 93 S. in the Bitterroot River regulated flood hazard area: Section 01, Township 12 North, Range 20 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., Wednesday, Oct. 29, by using the comment 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:

Floodplain Permit Application

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

Project Description:

The Missoula County Planning, Development, & Sustainability (PDS) has received Floodplain Development Permit Application #26-02 from Tollefson Properties LLC for a new surface water diversion system in the Bitterroot River.

This permit application is the first of two phases of work. This first phase permit is for the construction of the diversion and preliminary installation of utilities. The second future phase and permit application will be for a pump structure and final utility work.

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 6225 Haugan Drive and includes work in the Bitterroot River and Miller Creek regulated flood hazard area: Parcel 2 of COS 6484, Section 15, Township 12 North, Range 20 West and Parcel 2B of COS 6562, Section 14, Township 12 North, Range 20 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., Wednesday, Oct. 29, by using the comment 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:

Floodplain Permit Application

Weland Delineation Report

Biological Assessment

Diversion Plans

Floodway Certification and Criteria Responses

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