Development Projects

Project description

Corey Miller with 700 SW Higgins LLC is requesting a boundary line relocation for property located at 4055-4085 Rooster Ridge on the west side of the Missoula Valley, southwest of the Missoula airport. The property was formerly known as the Deschamps Ranch.

Miller, a regenerative farmer, operates the property as Grass Valley Farms. The property owner intends to rearrange property boundaries for 13 parcels to align tract boundaries with zoning boundaries to achieve better and more convenient compliance with zoning regulations, while also considering the various floodplain locations, irrigation infrastructure, and legal and physical access.

The applicant’s goal is also to optimize land use and potentially increase the value of the affected properties for their highest and best use. Any future subdivision or development proposals for the property would require additional review and approval.

IMEG, representative for 700 SW Higgins LLC, is requesting to use the Relocation of Common Boundaries Exemption to the Montana Subdivision and Platting Act, which is a division that adjusts the boundary between adjoining tracts of land outside of a platted subdivision, per MCA §76-3-207(1)(a).

Missoula County Subdivision Regulations Section 8.6.13 describes a Relocation of Common Boundaries as a division of land that redesigns or rearranges the boundaries of tracts of record but does not result in an increase in the total number of lots and/or tracts.

The proposal includes boundary line relocations affecting 13 parcels encompassing approximately 670 acres. The legal descriptions of those tracts are shown in Attachment A.

MCA §76-3-207(2) requires the governing body to review boundary line relocations that rearrange six or more lots.

Project timeline

Board of County Commissioners Public Meeting: The county commissioners will hold a public hearing for this request at 2 p.m. Thursday, Sept. 11, in the Sophie Moiese Room of the Missoula County Courthouse Annex, 200 W. Broadway in Missoula. Participants can also join the meeting via Microsoft Teams. The agenda and information on how to join virtually will be available at http://missoula.co/bccmeetings.

Public comment

Submit public comment by using the commenting tool below.

Project lead

Jennie Dixon, 406-258-4946, jdixon@missoulacounty.us

Important links and documents

Legal Descriptions (Attachment A)

Boundary Line Relocation Map

Background

All tracts involved are zoned and fall within the boundaries of the 2019 Land Use Element, an update to the 2016 Missoula County Growth Policy. The plan recommends increasing residential density moving east on the property. The western majority of the property is recommended for Open and Resource Land Use along with Rural Residential and Agriculture, transitioning to Rural Residential/Small Agriculture and higher density residential on the east side of the property. The current zoning of the property, applied in 2022, matches the land use designations.

One of the stated goals of this proposal is to align tract boundaries with zoning boundaries to achieve better and more convenient compliance with zoning regulations. There are flood hazards from Butler Creek and the Grass Valley French Ditch on the current and proposed tract configurations, though the floodplain analysis shows a low risk of water flooding the road. Public safety concerns and floodplain regulations will be addressed prior to development.

Existing Tract Layout:

Proposed Tract Layout:

Project Description

Eric Sweet of Lamar Signs has submitted a billboard variance request for the property at 2030 River Road, west of Reserve Street. (The property is owned by the Myrna L. Saulter Trust and is legally described in Book 485 of Micro Records Page 574 in the records of Missoula County.)

The applicant is requesting to remove two existing billboards from the property and install a new 41-foot digital billboard. The property is zoned C-I2 (Heavy Industrial), which allows digital billboards with a maximum height of 28 feet. Since the height of the proposed billboard exceeds this, the applicant must get a variance approved to build it.

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 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, Sept. 17, 6 p.m.

Participants may attend the public hearing in person in the Sophie Moiese Room of the Missoula County Courthouse Annex, 200 West Broadway in Missoula. Participants may attend the meeting virtually by accessing the meeting agenda and Microsoft Teams information at http://missoula.co/boameetings. To join the call on your phone, call 406-272-4824, Conference ID 311 766 349#.

This project is not subject to review by the Board of County Commissioners.

Public Comment

Submit public comment using the comment tool below before the Sept. 17 hearing.

Project Lead

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

Related Links & Documents

2030 River Road Variance Application

At their Aug. 20 meeting, the County Board of Adjustment voted unanimously to delay hearing this matter until Sept. 17. The reason for the delay was to allow adequate time for public comment after clarification of the public record and notice. Specifically, the notice has been clarified that electronic billboards may not flash or blink. Further, the applicant for the request is Lamar Advertising Company. As a result of the delay, the public is encouraged to comment on this request below until the Sept. 17 hearing.

Project Description

Lamar Advertising Company is requesting a billboard sign variance for the property owned by Lynore and Wendell Baer, located at 5165 Hwy. 93 S. in Missoula. (Legal description: Parcel 2A, COS #4924).

The request is to structurally alter the existing nonconforming billboard. Changes to this billboard beyond normal maintenance and upkeep are not permitted because it’s located in a Commercial Center (CC) zoning district, which does not authorize billboards. The County Board of Adjustment must approve a variance for any changes to this billboard beyond normal maintenance.

The existing billboard has been located on this property since 1978, with a variance approved in 1998 to relocate the billboard 80 feet south along the Highway 93 frontage. The billboard was approved to be moved but not enlarged or altered in any other way. The billboard was too close to the driveway, and customers were running into it with their vehicles, so the Board of Adjustment approved the move but no other changes to the billboard.

The proposed structural alterations to this billboard as part of the current request include converting it from static copy to an electronic sign. Digital copy on an electronic sign face may not flash or blink. Transitional techniques such as fading, scrolling or dissolving effects, are permitted.

The Missoula County commissioners adopted sign regulations in 2022 classifying billboards as appropriate only in industrial zoning districts, excluding commercial zones from allowing installation of billboards. The existing billboard can remain and be maintained, but the regulations state uses that don’t currently conform to the zoning should conform more with the commercial zoning regulations over time, not less, as the applicant is requesting.

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 which is not 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, Aug. 20, 6 p.m.

• The Board of Adjustment delayed the hearing on the billboard variance to Sept. 17.

Watch the Video Here

Board of Adjustment Public Hearing: Wednesday, Sept. 17, 6 p.m.

• Participants may attend the public hearing in person in the Sophie Moiese Room of the Missoula County Courthouse Annex, 200 West Broadway in Missoula. Participants may attend the meeting virtually by accessing the meeting agenda and Microsoft Teams information at http://missoula.co/boameetings. To join the call on your phone, call 406-272-4824, Conference ID 311 766 349#.

This project is not subject to review by the Board of County Commissioners.

Public Comment

Submit public comment using the comment tool below before the Sept. 17 hearing.

Project Lead

Jennie Dixon, 406-258-4946, jdixon@missoulacounty.us

Related Links & Documents

Lamar Variance Application

Lamar Digital Products

Board of Adjustment Public Meeting Packet (Aug. 20, 2025)

Rendering of the digital sign the applicant is requesting.

Project description

The Missoula County Planning, Development, & Sustainability Department (PDS) has received a floodplain development permit application (#25-20) from Blackfoot Telecommunications to bury fiber optic cable under segments of the regulated flood hazard areas for the Blackfoot River and Union Creek.

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

Two project sites are in the FEMA-designated Zone A approximate floodplain for the Blackfoot River:

• Blackfoot River site 1: next to East Twin Creek on the north side of Highway 200 (Section 02, Township 13 North, Range 17 West)
• Blackfoot River site 2: next to the Highway 200 bridge, 750 feet west of Johnsrud Park Road (Section 06 Township 13 North, Range 16 West)

A third site is in the FEMA-designated Zone A approximate floodplain for Union Creek:

Project documents

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 through Monday, Aug. 25, by using the comments tool below, by emailing floodplain@missoulacounty.us or mailing to Planning, Development, & Sustainability, Attn: Matt Heimel, Floodplain Administrator, 200 W. Broadway St., Missoula MT 59802.

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 Department (PDS) has received a floodplain development permit application (No. 25-23) from Youth Homes and Partnership for Children proposing a sewer utility service connection under a floodwater channel south of the road.

The site is located at 3239 S. 3rd St. W. in the regulated flood hazard area of the Clark Fork River (Section 19, Township 13 North, Range 19 West, Missoula County, P.M.M.)

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

Project documents

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 through Monday, Aug. 25, by using the comments tool below, by emailing floodplain@missoulacounty.us or mailing to Planning, Development, & Sustainability, Attn: Matt Heimel, Floodplain Administrator, 200 W. Broadway St., Missoula MT 59802.

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

Project description

Riverside Industrial Subdivision is a 160-acre, 36-lot subdivision at the Wye approved in 2022, subject to 32 conditions of approval. The subdivision was approved for two phases, with a Phase I submittal deadline of Aug. 4, 2025, and a Phase II submittal deadline of Aug. 4, 2028. The applicants are requesting to extend the Phase I submittal deadline to Aug. 4, 2028, to better align the development of the subdivision with the Wye Infrastructure Plan timeline and to allow them to consider alternative water and wastewater system options that may become available to the subdivision.

Missoula County Subdivision Regulations (MCSR) Section 5.8.18.4 allows extensions of at least one but no more than three years, which applies to the entire subdivision. Final plats for all phases of a subdivision approved on or after May 8, 2017, must be submitted for review and approved, conditionally approved or denied within 20 years of the date of preliminary plat approval (MCSR 5.8.18.5.B).

Project timeline

The county commissioners will hold a public hearing for this request at 2 p.m. Thursday, Aug. 28, in the Sophie Moiese Room of the Missoula County Courthouse Annex, 200 W. Broadway in Missoula. Participants can also join the meeting via Microsoft Teams. The agenda and information on how to join virtually will be available at http://missoula.co/bccmeetings.

Public comment

Submit public comment by using the commenting tool below.

Project lead

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

Important links and documents

20250610 Riverside Industrial Phasing Extension.pdf

Applicant's Request Letter

Current Approval Letter

Phasing Plan Maps

Miscellaneous Exhibits

Location of the Riverside Industrial Subdivision at the Wye (outlined in green)

Project description

Developer Tai Tam LLC is requesting to amendments to The Dairy subdivision in the Target Range neighborhood west of Missoula. The county commissioners originally approved The Dairy as a 14-lot major subdivision in 2022, subject to 25 conditions of approval, and set to expire on July 7, 2025. The developer, represented by Professional Consultants Inc., is requesting to:

• amend the preliminary plat
• revise Condition of Approval No. 15
• extend the final plat submittal

Preliminary plat adjustments:

The applicant is requesting changes to the preliminary plat to eliminate Common Areas 1 and 2, reconfigure easements to comply with Missoula Public Health’s interpretation of lots, and to revise water and irrigation line easements to reflect the design approved by the state Department of Environmental Quality. As part of this adjustment, the existing 25-foot irrigation ditch easement, previously proposed as a common area, will remain in place and continue to serve as a public non-motorized access easement, with a new clarification that, to enhance pedestrian safety, equestrian use will not be allowed.

A preliminary plat is a map of a proposed subdivision submitted for initial review, outlining the general layout of streets, lots and other features.

Revise Condition of Approval No. 15:

The applicant is requesting a condition amendment to modify Condition No. 15 to replace the previously approved box culvert with a 36-inch corrugated metal pipe culvert, in coordination with Missoula County Public Works and the Missoula Irrigation District.

Conditions of approval are modifications to the original plans the applicant is required to make for the project to be approved.

Final plat filing extension:

Finally, the applicant is requesting to extend the current approval deadline from July 7, 2025, to July 7, 2028, due to unforeseen delays in DEQ approval and infrastructure coordination.

Project timeline

The county commissioners will hold a public hearing for this request at 2 p.m. Thursday, Sept. 11, in the Sophie Moiese Room of the Missoula County Courthouse Annex, 200 W. Broadway in Missoula. Participants can also join the meeting via Microsoft Teams. The agenda and information on how to join virtually will be available at http://missoula.co/bccmeetings.

Public comment

Submit public comment by using the commenting tool below.

Project lead

Katy Reeder, 406-258-3707, kreeder@missoulacounty.us

Important links and documents

The Dairy Subdivision Materials

Project Description

The Missoula Rural Fire District is proposing to add an ambulance bay to their existing Fire Station No. 4 in Bonner. The property, located at 8511 Bonner Mill Road, is zoned Industrial Center, Heavy (ICH). The proposed development does not comply with the setback requirements and screening and buffering standards in section 2.3.N.4.b and 6.4.F.3 of the Missoula County Zoning Regulations.

Per 76-2-402 MCA, the Board of County Commissioners will hold a public hearing to accept comments on this proposal. As a public agency, the Missoula Rural Fire District is allowed to deviate from the zoning regulations through a public forum. The commissioners are unable to approve, conditionally approve or deny the proposal.

Project Timeline

Board of County Commissioners hearing: 2 p.m. Thursday, Aug. 14

Participants may attend the public hearing in person in the Sophie Moiese Room of the Missoula County Courthouse Annex, 200 West Broadway in Missoula. Participants can also join the meeting via Microsoft Teams. The agenda and information on how to join virtually will be available at http://missoula.co/bccmeetings.

Public Comment

Submit public comment using the comment tool below.

Project Lead

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

Related Links & Documents

MRFD Ambulance Bay Addition - Packet

Project Description

The Missoula County Department of Planning, Development, and Sustainability (PDS) has received a minor subdivision request from LMB Property Holdings (represented by IMEG) to create a one-lot subdivision at 9435 Futurity Drive at the Wye.

(Legal description: Missoula Industrial Park, S28, T14 N, R20 W, BLOCK 5, ACRES 2.78, LOT 7 LESS E 50' and Missoula Industrial Park, S28, T14 N, R20 W, BLOCK 5, ACRES 1.42, E 50' of lot 7)

The two tracts totaling 4.2 acres are currently vacant and used to store commercial equipment and heavy machinery. The subdivider is proposing to build an industrial condo project that will include 17 for-sale units in three separate buildings.

The request is intended to meet administrative requirements established in MCA §76‑3‑203(1) to allow the proposed industrial units to be constructed as condos (ownership units) rather than for rent or lease.

Project Timeline

Board of County Commissioners hearing: 2 p.m. Thursday, Aug. 14

Participants may attend the public hearing in person in the Sophie Moiese Room of the Missoula County Courthouse Annex, 200 West Broadway in Missoula. Participants can also join the meeting via Microsoft Teams. The agenda and information on how to join virtually will be available at http://missoula.co/bccmeetings.

Public Comment

Submit public comment using the comment tool below.

Project Lead

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

Related Links & Documents

LMB Subdivision Application for Governing Body Review

Site of the proposed development, which is currently used to store commercial equipment and heavy machinery.

Project Description

Dennis and Kristal Blanchard are requesting to use the family transfer exemption from subdivision review to divide their 20-acre property at 20470 Whitetail Ridge Road in Huson into two 10-acre lots. They plan to gift one of the new lots to their daughter, Krisden Blanchard, who is currently a minor. The Blanchards have also applied for an aggregation exemption from subdivision review to expunge a historic boundary line that intersects their property.

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.
  
• 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 review criteria

Project Timeline

Board of County Commissioners hearing: Thursday, July 24, 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 using the comment tool below.

Project Lead

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

Related Links and Documents

Blanchard Family Transfer and Aggregation Application