Development Projects

Project Description

The Missoula County Department of Planning, Development & Sustainability (PDS) has received Floodplain Development Permit Application #27-04 from Don Cunningham to build a new open-frame gazebo in the Clearwater River FEMA-designated floodplain.

What is a floodplain development permit?

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

Project Location

The property is located at 950 Riverview Drive in Seeley Lake on the north side of the Clearwater River. See location here.

The full application is available for review online or in the PDS office at 131 East Main St. in Missoula.

Please feel free to call 406-258-4657 or email floodplain@missoulacounty.us with any questions or to make an appointment to review the permit application.

Public Comment

Submit comments by 5 p.m. Monday, Sept. 28, by using the comment tool below, emailing floodplain@missoulacounty.us or mailing to Planning, Development and Sustainability, Attn: Matt Heimel, Floodplain Administrator, 200 W. Broadway St., Missoula MT 59802.

Related Documents and Links

Floodplain Development Permit Application

DCI Pier Letter

Truss Shop Drawings

Specbook

Floodplain and Shoreline Administration webpage

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, 406-258-4657

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 #26-19 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 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 #26-20 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:

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, 406-258-4657

Public Comment:

Submit public comment by using the comment tool below.

Important Links and Documents:

Richardson Family Transfer application

Project Description

Tyler Loterbauer is requesting to use the family transfer exemption to divide their 20.1-acre property located at 12282 Rosco Road into two parcels (Tract 1: 10.05 acres; Tract 2: 10.05 acres). Loterbauer plans to gift Tract 2 to their father and keep Tract 1. Both tracts are intended to be developed with residential housing with individual well and septic systems.

Loterbauer also requests an aggregation exemption from subdivision review to expunge an underlying boundary line within the parent tract, which had been identified by the Missoula County Clerk and Recorder.

The property is unzoned and is classified as Open and Resource Land by the 2002 Regional Land Use Guide, an update of the 1975 Comprehensive Plan.

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.

• 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.
• Aggregation Exemption

Landowners can request an aggregation exemption when the division or combination of parcels will not create new lots or otherwise significantly alter the development potential.

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, Aug. 13, 2 p.m.

• In-person location: Sophie Moiese Room, Missoula County Courthouse Annex, 200 West Broadway, Missoula
• Virtual option: Residents can attend the meeting via Microsoft Teams. To join the call on your phone, call 406-272-4824, Conference ID 467 457 758#. To join the meeting on your device, follow the links on the agenda that will be published at http://missoula.co/bccmeetings

Project Lead

Kevin Dantic, 406-258-4657

Public Comment

Submit public comment by using the comment tool below.

Important Links and Documents

Loterbauer family transfer exemption application

Loterbauer existing and proposed conditions

Planning, Development and Sustainability webpage

Project Description

The Missoula County Planning, Development and Sustainability Department (PDS) has received Floodplain Development Permit Application #26-24 from Mari Houck of Five Valleys Land Trust to construct access improvements for an open space property.

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 east of 29 Rock Creek Road in the Clark Fork River floodway: S7, T11N, R16W, 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

Floodway certification

Project map

Floodplain and Shoreline Administration webpage

Project Description:

The Missoula County Planning, Development and Sustainability Department (PDS) has received a Floodplain Development Permit Application #26-17 from Missoula County Public Works Department to reconstruct and expand the Riverside Park cul-de-sac parking area to address deteriorating infrastructure, improve emergency vehicle access, meet accessibility requirements, and accommodate increasing park use.

The primary purpose of the 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 on the north end of Lakeside Drive in the FEMA-designated Bitterroot River floodplain in Lolo: S26, T12N, R20W, Missoula County. See location here.

The full application is available for review online or in the PDS office at 131 E 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 in person.

Public Comment:

Submit public comment through Monday, July 6, 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.

Important links and documents:

Floodplain permit application

Missoula County Floodplain and Shoreline Administration