Development Projects

June and Larry Dvorak are requesting a special exception to have multiple principal-uses for their property at 1815 Clements Rd. in the Target Range neighborhood.

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 agricultural land uses. Only one residential unit is allowed per lot in this district.

The Dvoraks are requesting a special exception so they can place a new modular home on the property for June’s daughter, Casey Nixon. The property is currently developed with a detached dwelling, a mobile home, a detached garage, a barn and two sheds.

Missoula County Zoning Regulations allow for multiple principal-uses on lots in this zoning district if a special exception is approved.

The applicants have already received approval from the county commissioners in June 2025, to create a 0.68-acre family transfer parcel to accommodate the proposed residential structure. The applicants cannot create the family transfer parcel until they receive approval from the Montana Department of Environmental Quality (DEQ), which can take several months. The Dvoraks are pursuing the special exception to allow them to go through the permit review for the new structure prior to the creation of the family transfer parcel.

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.[AF1] (Not applicable for this project.)
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 siting 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, Feb. 18.

• 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:

Submit public comment by Tuesday, Feb. 17, using the comment tool below.

Project Lead:

Patrick Swart, 406-258-4841

Important Links and Documents:

Special Exception Application

Property Layout

Modular Home Design Package

Certificate of Survey 1

Certificate of Survey 2

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. 7^th 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

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

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

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

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

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