Development Projects
Let us know your thoughts on private development projects happening in Missoula County.
Missoula County routinely considers development projects such as subdivisions, family transfers, boundary line relocations and rezoning requests. The projects featured on this page first come to the Planning, Development and Sustainability Department to ensure they meet various requirements related to zoning, land use, floodplain and other regulations. The Board of County Commissioners then considers approval of projects at their public meetings.
Comments on these projects help planning staff more accurately present to the commissioners how the community feels about the proposals, so the commissioners can make well-informed decisions on each project.
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O’Keefe Ranch Estates Condition and Phasing Plan Amendment
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Vicinity MapMissoula County Department of Planning, Development, and Sustainability (PDS) has received the attached request from RYN Built Homes LLC, for the property located off Waldo Road, adjacent to Victoria Drive, legally described as Tract 2A of COS 6812, less O’Keefe Ranch Estats Phase 1 and Tract 3A of COS 6812 in Section 21, Township 14 North, Range 20 West. The parcels are approximately 63.54 acres and are currently approved for the preliminary plat of O’Keefe Ranch Estates Subdivision, phases 2 through 8.The applicant requests a condition amendment to Condition #15 to remove the requirement for a walkway off the end of Palmdale Court and install landscaping per proposed guidelines. Also part of the request is a phasing plan modification to amend the boundaries of two phases and reorder the completion schedule of multiple phases. No changes are being proposed to the phasing expiration deadlines.
Proposed Phasing Plan Project files will be available here:
http://apps.missoulacounty.us/go/okeefe-ranch
Project Timeline:
The public hearing before the Missoula County Board of County Commissioners is scheduled for Thursday, May 11, 2023, at 6:00 pm. Participants may attend the public hearing in-person in the Sophie Moiese Room of the Missoula County Courthouse Annex, 200 West Broadway, Missoula, MT. Participants may also attend the meeting virtually over Microsoft Teams. To join the call on your phone, call 406-272-4824, Conference ID 863 449 384#. To join the meeting on your electronic device, please use the following link: http://missoula.co/bccmeetings
Project Planner:
Project planner Bailey Minnich can be reached at bminnich@missoulacounty.us or 406-258-4653.
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4025 Mount Ave - Daycare Center Special Exception Request
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Missoula County Department of Planning, Development, and Sustainability (PDS) has received the attached special exception application from Melody Bryan, for the property located 4025 Mount Avenue, legally described as Lot 1, Hill Addition, S25, T13 N, R20 W. The parcel is approximately 1 acre and is currently occupied by one single family home.
The subject property at 4025 Mount Avenue is designated as Rural Residential, Small Agriculture 0.5 (RRS .5) and Target Range Overlay Zoning District by the Missoula County Zoning Regulations. In the RRS .5 zoning district, a Daycare Center is only permitted by special exception approval from the Missoula County Board of Adjustment. Daycare Centers are allowed to serve 13 or more children on a regular basis while a Daycare Home is only allowed to serve 12 or fewer children. Daycare Homes are a permitted use in the RRS .5 zoning district and do not require special exception approval.
In their application the applicant states they will convert the existing single family residential home into the proposed Daycare Center. The applicant states at max capacity, they hope to serve 24 two through five-year-olds and 8 zero- to two-year-olds. At max capacity there would be a minimum of 5 employees on-site at a time. The application states there is a large demand for childcare services in Missoula and this location is ideal because of its proximity to residential homes as well as the Target Range School. The Daycare Center would be open from 7:30AM to 5:30 PM Monday through Friday. The lot also has an existing looped driveway that will serve as the drop off and pick up entrance into the Daycare Center. The applicant is proposing small cosmetic changes to the interior of the single-family home as well as any changes needed to comply with building code requirements.
Project Link:
Project Timeline:
The public hearing before the Missoula County Board of Adjustment is scheduled for Wednesday, April 19, 2023, at 6:00 pm. Participants may attend the public hearing in-person in the Sophie Moiese Room of the Missoula County Courthouse Annex, 200 West Broadway, Missoula, MT. Participants may also attend the meeting virtually over Microsoft Teams. To join the call on your phone, call 406-272-4824, Conference ID 427 662 811#. To join the meeting on your electronic device, please use the following link: http://missoula.co/boardofadjustment.
Project Planner:
Project planner Nick Zanetos can be reached at nzanetos@missoulacounty.us or 258-3869.
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6395 Primrose Dr. – Variance Request
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Background:
Missoula County Department of Planning, Development, and Sustainability (PDS) has received a variance request from Carl Saunders for the property legally described as the N2, NE4, S31, T14N, R20W, P.M.M. The 80-acre parcel is zoned “Primrose Heights Legacy Zoning District” (Area 3) and is currently occupied by the mobile home dwelling located east of Primrose Drive where the railroad bed crosses the road, addressed at 6395 Primrose Drive. Other uses of the property include agriculture, open lands and Rooster Ridge Pheasant Club. The applicant was granted a Land Use Permit in Augu
st 2021 to place a mobile home on this property outside of the “No Build Zone” required by the zoning of the property. Having placed the home within the southeast “No Build Zone,” the applicant is now requesting a variance to allow it to remain in its current location. Road construction was specifically identified as a permitted activity in the southeast “No Build Zone.”The applicant states that the southeast “No Build Zone” was incorrectly proposed, and ultimately adopted in 1999, because it was not based on topographic information but rather was provided as a hand-drawn estimation of the sensitive areas needing the protection of a “No Build Zone.” According to the application, a recent topographic survey of the site reveals that the home does not appear to be located within any sensitive areas, such as floodplain, riparian, or steep slopes over 25%, as shown in the topographic depiction below.
All variance applications must go before the Missoula County Board of Adjustment for review. Should you wish to attend the public hearing concerning this request, the Board of Adjustment will conduct a hearing on Wednesday, April 19, 2023, at 6:00 PM.
To join the meeting remotely, use the Teams meeting link: https://teams.microsoft.com/l/meetup-join/19%3ameeting_OWE1Y2QzZmEtZWUyNC00NDI0LWEzYzktMWY0ODA2ODY3OWVh%40thread.v2/0?context=%7b%22Tid%22%3a%22e6701c3e-cb37-4fb7-bda5-db4c554953ca%22%2c%22Oid%22%3a%222e3b13d6-8670-423a-8d7e-db43cd9d0586%22%7d.
To join the meeting via a Teams call on your phone, call in to 406-272-4824, and use Conference ID 427 662 811#.
Please provide comment by April 14, 2023, on this Missoula County Voice webpage or send them to jdixon@missoulacounty.us.
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Mule Kick Acres Minor Subdivision
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Background:
Mule Kick Acres is a five (5) lot minor subdivision proposal located approximately 4 miles north of the Interstate 90 Huson exit. The 82-acre parent parcel, addressed 29664 Mule Kick Road, is owned by Rebecca and Michael Neely who are represented by Professional Consultants, Inc. The Neeley’s also own the adjacent parcel, addressed 29420 Mule Kick Road.
The subject parcel is currently developed with one (1) single family residence and one (1) pole shed. The subdivision proposal includes five (5) lots for single family structures, including the existing residence. Development surrounding this subdivision is primarily residential, forestland, and agriculture.
All lots are proposed to be served by on-site wells and septic systems. Primary access to the subdivision is proposed from Mule Kick Road, which is a private road constructed by the applicant to county rural subdivision standards. The subject property is in an area designated as Very High and High wildfire hazard levels. All homes are proposed to be built with residential fire sprinkler systems and the County Fire inspector will review and approve all driveways over 150’. Areas within the proposed subdivision on a slope greater than 25% will be designated as a no-build-zone.
Project Link:
http://apps.missoulacounty.us/go/mule-kick
Project Timeline:
Should you wish to attend the public meeting before the Board of County Commissioners concerning this request, it will be held on Thursday, March 30, 2023, at 2:00 p.m. over a Microsoft Teams call. To join the call on your phone, call 406-272-4824, Conference ID 267 971 815#. To join the Teams meeting virtually, please contact Nick Zanetos at 258-3689 or nzanetos@missoulacounty.us.
Project Planner:
Project planner Nick Zanetos can be reached at nzanetos@missoulacounty.us or 258-3869.
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King Ranch Golf Course Boundary Line Relocation
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This is a request from Woith Engineering, Inc., representing Forlorn Hope, LLC, c/o Jack McInerney, to use the Relocation of Common Boundaries Exemption for property located at 17775 Mullan Road, commonly known as the King Ranch Golf Course (Certificate of Survey #4772). The property is located southwest of the Frenchtown interchange and is composed of 12 tracts of record encompassing approximately 243 acres. The boundary line relocation will result in ten smaller residential tracts adjacent to Mullan Road intended for five duplexes each with a shared driveway, a 2 acre tract to add more commercial activity with a residential component to the golf course, and the existing golf course on the remaining 239 acres. The residential tracts are designed to integrate with the golf course, with rear yards abutting onto golf course land. All tracts involved are unzoned, and floodplain designations for the property include Zone A, AE (100-Year Floodway and 100-Year Flood-fringe) and Shaded-X (100/500 Year). If the boundary line relocation is approved, all tracts will be located outside of any designated floodplain, with the exception of the golf course.
The staff evaluation of the evasion criteria for the boundary line relocation concludes that the proposed exemption is not an attempt to evade subdivision review; therefore, staff recommends approval of this exemption request. The Board of County Commissioner will conduct a public hearing for this request at 2:00 p.m. on Thursday, March 9, 2023, in the Sophie Moiese Room of the Missoula County Courthouse Annex, 200 W. Broadway, Missoula, or via Microsoft Teams. Find the meeting link at https://missoula.co/bccpublicmeeting2. To join on your phone, call (406) 258-4824 and use Conference ID 863 449 384#. Please contact Missoula County at (406) 258-4657 or by email at pds@missoulacounty.us if you have any questions about joining the meeting.
Parcel History
In October 1990 the Missoula Board of County Commissioners approved a three-phase subdivision of a portion of the Bud King Ranch along the north and south sides of Mullan Road west of the Frenchtown interchange. The subdivision divided 27 acres into 36 residential lots and a nine-acre common area. The remaining portion of the ranch was approved for golf course development – shown in yellow at right. This is the area currently under consideration for a boundary line relocation.
King Ranch, Phases 1 - 3 (hash marked areas);
Golf Course (shown in yellow)Growth Policy
The proposed division will result in residential development in an area designated for Open and Resource Land use. The overall density of the proposed boundary line relocation is one dwelling per 28 acres; the Open and Resource designation recommends one dwelling per 40 acres. The property is also within the Frenchtown Activity Circle. Activity Circles were established around Missoula County communities in the 1975 Comprehensive Plan and Policy Guide for Urban Growth with the purpose of reinforcing important community focal points thus minimizing expenditure for capital facilities. “Local commercial areas have been shown abstractly by activity circles to allow flexibility in establishing local commercial centers in areas not now (1975) developed sufficiently enough to indicate actual locations.” (1975 Missoula County Comprehensive Plan).
King Ranch Land Use DesignationsYour attendance at the public hearing is welcomed and encouraged. If anyone attending any of the hearings needs special assistance, please provide advanced notice by calling (406) 258 4657. Comments may be made at the public hearing or in writing prior to the hearing, through one of the following methods:
Online: https://missoulacountyvoice.com/
Email: jdixon@missoulacounty.us, Re: King Ranch Golf Course BLR
Mail: PDS, Re: King Ranch Golf Course BLR, 200 W Broadway Missoula, MT 59802
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Edgerton Variance Request – 5987 Larch Canyon Road
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Missoula County Department of Planning, Development, and Sustainability (PDS) has received the attached variance request from Scott Edgerton, for the property located at 5987 Larch Canyon Road, legally described as Parcel A of Certificate of Survey 4352, S12, T12N, R19W. The parcel is approximately 3.07 acres and is currently occupied by a single-family residence.
Prior to the adoption of the Missoula County Zoning Regulations (MCZR), effective July 1, 2022, the subject property was Unzoned. As part of the zoning adoption, this area was zoned Agriculture Working 40 (AGW 40), which requires a minimum lot area of 40 acres per Section 2.3.C.4.a (MCZR). The subject property is considered a non-conforming parcel regarding the minimum lot size, as it is approximately 3 acres. The applicant contacted the PDS office for information on completing a Boundary Line Relocation with the adjacent property at 6153 Larch Canyon Road, however the adjacent property is also a non-conforming parcel regarding minimum lot size, at approximately 11 acres.
The Missoula County Subdivision Regulations (MCSR) states the relocation of common boundaries shall comply with local zoning or if the original tract is non-conforming, it may not result in an increase in non-conformity (Section 8.6.13.4.B MCSR). While the applicant’s parcel would be getting larger with a boundary line relocation, the adjacent parcel would be getting smaller or increasing in the non-conformity. Therefore, to process the boundary line relocation, a variance to the minimum lot size is required.
Project Link:
Project Timeline:
The public hearing before the Missoula County Board of Adjustment is scheduled for Wednesday, February 15, at 6:00 pm. Participants may attend the public hearing in-person in the Sophie Moiese Room of the Missoula County Courthouse Annex, 200 West Broadway, Missoula, MT. Participants may also attend the meeting virtually over Microsoft Teams. To join the call on your phone, call 406-272-4824, Conference ID 427 662 811#. To join the meeting on your electronic device, please use the following link: http://missoula.co/boardofadjustment
Project Planner:
Project planner Bailey Minnich can be reached at bminnich@missoulacounty.us or 406-258-4653.
Vicinity Map:
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Riverside Industrial Subdivision Phasing Plan Commencement - Filing of Phase 1
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Riverside Contracting, Inc., represented by WGM Group, has submitted a notice of intent to file the Final Plat for Riverside Industrial Subdivision Phase I. The Board of County Commissioners will be holding the hearing to determine whether any changed primary criteria impacts or new information exists that creates new potentially significant adverse impacts for the phase.
Riverside Industrial Subdivision is a 160-acre, 36-lot subdivision is located at 8247 Deschamps Lane, northwest of the Deschamps Lane and Moccasin Lane intersection. The subdivision is comprised of 24 industrial lots, 11 residential lots, and 1 working-lands lot with an existing gravel crushing operation. Lots 1-24 are intended for industrial use and average 2.31 acres. Lots 25-35 are intended for residential development and average 4.83 acres. On August 4, 2022, the Board of County Commissioners approved the preliminary plat for the 36-lot subdivision subject to 32 conditions of approval. The property is legally described as the Northeast quarter of Section 29, Township 14 North, Range 20 West, Principal Meridian, Missoula County, Montana , P.M.M., Missoula County, MT. See Map.
Project Link:
http://apps.missoulacounty.us/go/riverside-industProject Timeline:
The Board of County Commissioners public meeting on this subdivision will be Thursday, March 2, 2023, 2:00 p.m., via Teams and in the Sophie Moiese Room, Missoula County Courthouse Annex, 200 W. Broadway, Find agendas and information about how to join meeting via Teams in the Commissioners’ Meeting Portal(External link). Comments will be accepted on this project until the end of the meeting when the commissioners make a decision.Project Planner:
Lauren Ryan can be reached at lryan@missoulacounty.us or 406-258-3706 -
CORNER FARM VILLAGE, L.L.C. USE VARIANCE IN CITIZEN ZONING DISTRICT #13
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Missoula County commissioners approved this variance at their Thursday, Feb. 9, 2023, public meeting.
Missoula County Department of Planning, Development, and Sustainability (PDS) has received a use variance request from Corner Farm Village, L.L.C., for the property located at the corner of Third and Tower Streets, legally described as Lots 47 & 48, Dinsmore’s Orchard Homes #5 in S24, T13N, R20W, P.M.M. The 9.25-acre parcel is zoned as Citizen Zoning District ZD#13.
The property is actively used for agricultural operations, including the Clark Fork Organics farmstand along Tower Street. Corner Farm Village, L.L.C., proposes to leave the northern portion of the property in agricultural use (approx. 8 acres); the southern portion of the property (approx. 2.2 acres) is proposed for residential use, as allowed by the zoning district, and a farm store/café, not to exceed 2,500 square feet, which will sell local products, including food harvested from the site. Other possible uses to be housed within the 2,500 s.f. building include art gallery and research/training facilities.
Citizen Zoning District #13 allows agricultural activities but does not permit commercial activities. The use variance request is intended to allow sales and food service to support the agricultural use on the northern portion of the property. The farm store/café is proposed for the building located in the southwest corner of the property – just east of the new parking area along Tower Street – labeled as “Agricultural-Related Business.” The conceptual site plan submitted with the application depicts an approved boundary line relocation and the preliminary development plan for both tracts that make up this property.
The Missoula County Board of Commissioners is authorized to grant variance requests in Citizen Zoning Districts, after a hearing and a recommendation by the Planning and Zoning Commission. In order to approve a variance request, the board must determine that the authorization of the variance will not be contrary to the public interest where, owing to special conditions, literal enforcement of the zoning regulations would result in unnecessary hardship.
The public hearing will be in a hybrid format before the Missoula Planning and Zoning Commission and Missoula County Board of Commissioners on Thursday, February 9, 2023, at 2:00 p.m. in the Sophie Moiese Room of the Missoula County Courthouse Annex, 200 W. Broadway in Missoula. To join the meeting on your phone, call (406) 272‑-‑4824, and use Conference ID 863 449 384#. To receive a link to join the Teams video meeting online, please reach out to Jennie Dixon at 406-258-4946 or jdixon@missoulacounty.us
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Hackamore Acres Minor Subdivision
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Missoula County commissioners approved this subdivision at their Thursday, Feb. 9, 2023, public meeting.
Project Description:Hackamore Acres Subdivision is a minor subdivision in Missoula County which proposes three lots to be used for residential purposes. The general location of the subdivision is 3832 North Avenue West Missoula, MT 59804. The property is located between Garden Grove Lane and Dairy View Ct. on the north side of North Avenue West. There is currently one existing single-family home on the property that will stay during the subdivision. Access to all lots will be off North Avenue West.
Project Link:
Project Timeline:
The Board of County Commissioners public meeting on this subdivision will be at 2 p.m. Thursday, Feb. 9, via Microsoft Teams and in the Sophie Moiese Room of the Missoula County Courthouse annex. Comments will be accepted on this project until the end of the meeting when the commissioners make a decision. Comments will be accepted on this project until the end of the meeting when the commissioners make a decision.
Project Planner:
Project planner Lauren Ryan can be reached at lryan@missoulacounty.us or 406-258-3706.
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Who's Listening
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