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.

Let us know your thoughts on private development projects happening in Missoula County.

Development Projects

Notice of Floodplain Development Permit Application #25-15

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The floodplain administrator has approved this project as proposed, subject to conditions.
Project Description:
The Missoula County Planning, Development & Sustainability Department (PDS) has received a floodplain development permit application from BNSF Railway for rehabilitation of railroad bridge piers in the Clark Fork River.
The site is located about one-third of a mile downstream of the confluence of the Clark Fork and Blackfoot rivers, in Section 20, Township 13 North, Range 18 West, Missoula County, P.M.M. View the site map here.
The full application is available for review in the PDS office at 127 E. Main St., Suite 2, in Missoula or by commenting on this post below. Written comments will be accepted through Wednesday, June 18. Address comments to: Matt Heimel, Floodplain Administrator, Planning, Development & Sustainability, 200 W. Broadway, Missoula, MT 59802, or contact floodplain@missoulacounty.us or 406-258-4657 for more information.
The primary purpose of a floodplain development permit is to ensure the proposed excavation and channel work complies with the floodplain regulations, which are designed to promote public health, safety and general welfare while minimizing flood-related risks and losses in areas subject to flood hazards and promoting wise use of the floodplain.
Project Timeline:
- Public Comment Period: Open through Wednesday, June 18. The public is invited and encouraged to provide comments and questions for the administrative permit review.
- Permit Review Process: The floodplain administrator will review the project and determine whether to approve, approve with conditions or deny the application within a reasonable timeframe.
Staff Lead:
Matt Heimel
Related Documents & Links:
Permit Application Packet
NWO Letter
Missoula Conservation District Permit
Site Plan
General Layout
Joint Application
Site Map
Missoula County Floodplain Administration
Notice of Floodplain Development Permit Application #25-12

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The floodplain administrator has approved this project as proposed, subject to conditions.
Project Description:
The Missoula County Planning, Development & Sustainability Department (PDS) has received a floodplain development permit application from BNSF Railway for construction of scour countermeasures with the Blackfoot River to mitigate future erosion risk.
The site is located at the existing railroad bridge in Bonner crossing the Blackfoot River, upstream of Interstate 90 and downstream of Highway 200, in Section 21, Township 13 North, Range 18 West, Missoula County, P.M.M. View the site map here.
The full application is available for review in the PDS office at 127 E. Main St., Suite 2, in Missoula or by commenting on this post below. Written comments will be accepted through Wednesday, June 18. Address comments to: Matt Heimel, Floodplain Administrator, Planning, Development & Sustainability, 200 W. Broadway, Missoula, MT 59802, or contact floodplain@missoulacounty.us or 406-258-4657 for more information.
The primary purpose of a floodplain development permit is to ensure the proposed excavation and channel work complies with the floodplain regulations, which are designed to promote public health, safety and general welfare while minimizing flood-related risks and losses in areas subject to flood hazards and promoting wise use of the floodplain.
Project Timeline:
- Public Comment Period: Open through Wednesday, June 18. The public is invited and encouraged to provide comments and questions for the administrative permit review.
- Permit Review Process: The floodplain administrator will review the project and determine whether to approve, approve with conditions or deny the application within a reasonable timeframe.
Staff Lead:
Matt Heimel
Related Documents & Links:
Permit Application Packet
Floodway Analysis Revisions
Missoula County Floodplain Administration
Map
Spanish Skies, LLC Variance to Riparian Resource Buffer

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The Board of Adjustment approved this variance at its June 18 meeting.
Project Description:
Missoula County is seeking public input on a proposed variance request from Spanish Skies, LLC to allow infrastructure development within the Riparian Resource Buffer Area. The subject properties are mostly vacant, aside from an existing commercial business.
The project is located at 5115, 5055, and 5005 Highway 93 S and 5001 Blue Mountain Road.
The Spanish Skies Subdivision was approved by the Board of County Commissioners on Oct. 10, 2024. As part of that development, the applicant proposes several infrastructure improvements within the buffer area, including:
- Upgrades to the existing approach onto Highway 93 South
- Installation of a new on-site well and wastewater treatment system
- Construction of a stormwater detention pond
- Creation of new parking areas
- Construction of new commercial buildings to serve the development
The Riparian Resource Buffer is intended to protect waterways, wetlands and surrounding habitats. A variance is required when proposed development may impact these sensitive areas. Community feedback is an essential part of the review process.
Project Timeline:
Board of Adjustment Public Hearing: Wednesday, June 18
Project Lead:
Katy Reeder
Related Links & Documents:
Spanish Skies Variance Request Application
Missoula County Zoning Regulations Riparian Resource Protection Information Center
875 Hidden Treasure Court Minor Subdivision

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The Missoula County Commissioners approved this subdivision at their public meeting on Thursday, June 12.
Project Description:

The 875 Hidden Treasure Court Minor Subdivision is a proposal to divide a 16.07-acre property located at 875 Hidden Treasure Ct. in Bonner, MT into two separate parcels. The property, currently known as Tract 27 of Certificate of Survey 219, is owned by Charley France and represented by Woith Engineering. View the map here.

The property currently has one single-family residence. The proposal includes constructing a second single-family home and a detached shop on the new lot. Two existing wells will provide water for both domestic use and irrigation. The existing home is served by a permitted septic system, and a new septic system is proposed for the second home.

Legal and physical access to the subdivision is provided by two private roads — Hidden Treasure Court and Camas Road — which connect to the public Hole in the Wall Road, located approximately 0.7 miles away. As part of the application, the developers are also requesting that the Board of County Commissioners consider establishing utility easements within county-owned road parcels to provide utility access from the public right-of-way.

Missoula County is seeking public comment on how the proposal meets subdivision review criteria, including:
- Compliance with zoning and the Missoula County Growth Policy
- Impacts on agriculture, local services, the environment, wildlife, and public health and safety
- Conformance with survey and subdivision regulations
- Access and infrastructure adequacy
- Provision of easements
Project Timeline:
- Public Comment Period: Now open through Sunday, May 19
- Commissioners Public Meeting: Thursday, May 22, 2025, at 2 p.m.
  Sophie Moiese Room — Missoula County Courthouse
  
  Hybrid option available by joining the meeting via Microsoft Teams.
Community members and neighboring property owners are encouraged to submit comments prior to the public meeting. Comments may be submitted by commenting here or contacting the project lead.

Project Lead:

Patrick Swart
Planner, Missoula County Planning, Development and Sustainability
(contact info to the right, under ‘Who’s Listening’)

Related Links & Documents:

Submittal Packet
Inset Map
Review Criteria for Subdivision Requests
Missoula County Subdivision Regulations
Grovenstein Minor Subdivision

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The commissioners approved this subdivision proposal at a public hearing on Thursday, May 22.
Project Description:

Missoula County is reviewing a proposed minor subdivision application known as the Grovenstein Minor Subdivision, located at 16520 Scheffer Lane in the Frenchtown area (legal description: SW ¼ of Section 30, Township 15 North, Range 21 West, P.M.M., Missoula County).

The developers have proposed a four-lot subdivision of an approximately 3.84-acre parcel. The proposed subdivision will create four lots:
- Lot 17A (0.6 acres) – proposed commercial use, served by a new well and individual drainfield with access from Scheffer Lane.
- Lot 17B (1.1 acres) – existing single-family residence, served by an existing drainfield and a shared well located on Lot 17C.
- Lot 17C (0.9 acres) – proposed single-family residence, served by an individual drainfield and a shared well; access via easement across Lot 17D.
- Lot 17D (1.2 acres) – proposed multi-family residence (duplex), served by a shared well and shared drainfield; access from existing approach to Frenchtown Frontage Road.
A public meeting will be held before the Board of County Commissioners, the final decision-making authority, on Thursday, May 22, at 2 p.m. in the Sophie Moiese Room in the Missoula County Courthouse. A summary of agency comments has been included in the Review Packet as required under Missoula County Subdivision Regulations Section 5.8.7.3.
Adjacent property owners and relevant neighborhood groups will be notified of the public meeting by certified mail in accordance with Missoula County Subdivision Regulations Section 5.8.10. Residents are encouraged to submit questions or comments regarding the proposed subdivision.
Comments can be submitted online or via mail: Missoula County Planning, Development & Sustainability, 200 W. Broadway, Missoula, MT 59802.

Project Timeline:
- Feb. 19: 1st Element Review
- April 4: 1st Sufficiency Review
- March 14: 2nd Element Review
- Thursday, May 22: Public Meeting
  2 p.m. — Sophie Moiese Room — Missoula County Courthouse
  Hybrid option available by joining the meeting via Microsoft Teams.
Project Lead:

Tim Worley, Senior Planner — PDS

Related Documents & Links:

Governing Body Review Packet
Site Map (shown above)
Missoula County Subdivision Regulations
2 comments
Miramonte Manley Lofts Subdivision

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At their June 26 public meeting, the commissioners approved this subdivision with conditions, including requiring privacy fencing/screening on the western edge of the subdivision.
Project Description:
Miramonte Manley LLC represented by IMEG Corp, has submitted a request to the Missoula County Department of Planning, Development and Sustainability (PDS) to create a one-lot minor subdivision, legally described as Certificate of Survey #637 and Tract A2 of Certificate of Survey #1363 (NE4 S21, T14N, R20W).
The approximately 7-acre property at 9655 Highway 93 N. (at the Wye) is currently developed with a single household dwelling, which the subdivider proposes to demolish for the construction of a multi-household development. The subdivision is intended to meet requirements under MCA §76-3-203(1) to allow for the construction of ownership units (condominiums or townhomes) instead of rental apartments.
The public is invited to submit comment regarding the proposal no later than Friday, June 20. Decisions are based on the Review Criteria for Sub division Requests, comments relating to those criteria are most useful. Comments can be left on this page or mailed to PDS, 200 W. Broadway, Missoula, MT 59802, Attn: Tim Worley.
The decision date for this subdivision has been rescheduled. A public meeting before the Board of County Commissioners will be held at 2 p.m. Thursday, June 26, 2025, in the Sophie Moiese Room of the Missoula County Courthouse Annex, 200 W. Broadway, Missoula, or via Microsoft Teams. The Commissioners' public meetings are held in hybrid fashion, with options for people to participate either by attending in person or calling in via Microsoft Teams. For those wishing to attend in person, the meeting will be held in the Missoula County Courthouse Annex in the Sophie Moiese Room.
The proposed subdivision is available for public inspection at the Missoula County Planning, Development and Sustainability office, 127 E. Main, Suite 2, Missoula; and at the Missoula County Clerk and Recorder’s Office, 200 W. Broadway, Missoula. For additional information, you may contact the project lead, Tim Worley.

Project Timeline:
- Public comment deadline: Friday, June 20
- County Commissioners' decision: Thursday, June 26
Project Lead:
Tim Worley, Missoula County Department of Planning, Development, and Sustainability
Phone: 406-258-4794
Email: tworley@missoulacounty.us

Related Documents & Links:
Miramonte Manley Lofts Adjacent and Affected Property Owners Letter
MCA §76-3-203: Exemption For Certain Condominiums And Townhouses
Review Criteria for Subdivision Requests
Missoula County Subdivision Regulations
Site Plan
Map
3 comments
Missoula County Floodplain Development Permit #25-07

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The permit was issued with conditions of approval.
Project Description:

The Missoula County Planning, Development & Sustainability Department (PDS) has received a floodplain development permit application from the City of Missoula for excavation, grading and channel realignment in the Grant Creek regulated flood hazard area. The site is located on multiple parcels, described as Tract 1-A of COS 6916, and Tracts 2,3 and 4 of COS 6758 in Sections 1 and 6, Township 13 North, Range 20 West, Missoula County, P.M.M. Project maps are in the application packet. This is a portion of Grant Creek referred to as “Horseshoe Bend,” southeast of Whippoorwill Drive and southwest of West Broadway in the Sxwtpqyen Neighborhoods Planning Area.

Click on the map to enlarge.

The purpose of this floodplain development permit is to ensure the proposed excavation and channel work complies with the floodplain regulations, which are designed to promote public health, safety and general welfare while minimizing flood-related risks and losses in areas subject to flood hazards and promoting wise use of the floodplain.

The project aims to begin work on realignment of this section of Grant Creek, enhancing floodplain function, restoring channel sinuosity and promoting water quality. This specific permit is intended to allow the contractor to begin excavating the proposed floodplain and channel to ensure the project is completed prior to deadlines for available funding.

There are future processes that will need to be completed, such as a Conditional Letter of Map Amendment (CLOMR) from the Federal Emergency Management Agency (FEMA) that will include additional permit(s) and public participation.

The full application is available for review in the PDS office at 127 E. Main St., Suite 2, in Missoula or online here. Written comments will be accepted through Monday, May 5. Address comments to: Matt Heimel, Floodplain Administrator, Planning, Development & Sustainability, 200 W. Broadway, Missoula, MT 59802. Contact floodplain@missoulacounty.us or 406-258-4657 for more information.

The primary purpose of a floodplain development 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.

Missoula County cannot approve a floodplain permit implementing a physical change to the floodplain prior to issuance of a CLOMR by FEMA. That document will be a FEMA letter of approval for a proposed physical change that when completed would propose to change the flood zones, delineation of elevations on the FEMA Flood Insurance Rate Map or FEMA Flood Boundary Map and may amend the FEMA Flood Insurance Study.

The project with this permit is designed to not implement the physical change or include a hydrological connection between the existing channel and proposed new channel. Additional reviews will be necessary as the Grant Creek restoration efforts continue.

Project Timeline:
- Public Comment Period: Open through Monday, May 5. The public is invited and encouraged to provide comments and questions for the administrative permit review.
- Permit Review Process: Once the application is deemed complete and correct, the floodplain administrator will review the project and determine whether to approve, approve with conditions or deny the permit within 180 days.
Staff Lead:

Matt Heimel

Related Documents & Links:

Public Documents FP2507 Folder

Floodplain Permit Application

Encroachment Analysis and Revised Plan

Full Project Plans
Missoula County Floodplain Administration
Missoula County Floodplain Development Permit #25-18

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The permit was issued with conditions of approval.
Project Description:
The Missoula County Planning, Development & Sustainability Department (PDS) has received a floodplain development permit application from Missoula County Public Works for proposed improvements at the Lolo Wastewater Treatment Plant. The project site is located at 1755 Lake Side Drive, within the Lake View Utility Block COS in Section 12, Township 12 North, Range 20 West, Missoula County. This site falls within the Bitterroot River regulated flood hazard area.

The purpose of this floodplain development permit is to ensure the proposed improvements comply with floodplain regulations, which are designed to promote public health, safety and general welfare while minimizing flood-related risks and losses in areas subject to flood hazards and promoting wise use of the floodplain. The project aims to enhance the functionality and resilience of the Lolo Wastewater Treatment Plant while ensuring responsible development within the floodplain.

The full application is available for review at the PDS office (127 E. Main St., Suite 2, Missoula) or online here. Written comments on the application will be accepted through Friday, April 18. Comments can be submitted online below, mailed and addressed to Matt Heimel, floodplain administrator, at 200 W. Broadway, Missoula, MT 59802, or emailed to floodplain@missoulacounty.us. For additional information, call 406-258-4657.

This permit process is a standard administrative review but is being made available on Missoula County Voice to enhance public accessibility and transparency. Residents are encouraged to stay informed and participate in the process to support responsible floodplain management in Missoula County.

Project Timeline:
- Public Comment Period: Open through Friday, April 18. Community members are encouraged to submit feedback on the project during this time.
- Permit Review Process: Once the application is deemed complete and correct, the floodplain administrator will review the project and determine whether to approve, approve with conditions or deny the permit within 180 days.
- Final Decision: The floodplain administrator is the designated decision-maker for this application. The final determination will be made within the review period, taking into account regulatory compliance and public input.
Staff Lead:

Matt Heimel

Related Documents & Links:

Public Documents FP2518

Missoula County Floodplain Administration
Missoula County Floodplain Development Permit #25-16

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The permit was issued with conditions of approval.
Project Description:
The Missoula County Planning, Development & Sustainability Department (PDS) has received a floodplain development permit application from the Butler Creek Trail Association for the construction of a gravel walking path at 8255 Butler Creek Road. The project site is located in Tract 2 of COS 6921 within Section 26, Township 14 North, Range 20 West, Missoula County, in the Butler Creek flood hazard area.

The purpose of this floodplain development permit is to ensure the proposed walking path complies with floodplain regulations, which are designed to promote public health, safety and general welfare while minimizing flood-related risks and losses in areas subject to flood hazards and promoting wise use of the floodplain. The construction of the gravel walking path aims to enhance public access to the area while ensuring responsible development within the floodplain.

The full application is available for review at the PDS office (127 E. Main St., Suite 2, Missoula) or online here. Written comments on the application will be accepted through Friday, April 18. Comments can be submitted online below, mailed and addressed to Matt Heimel, floodplain administrator, at 200 W. Broadway, Missoula, MT 59802, or emailed to floodplain@missoulacounty.us. For additional information, call 406-258-4657.

This permit process is a standard administrative review but is being made available on Missoula County Voice to enhance public accessibility and transparency. Residents are encouraged to stay informed and participate in the process to support responsible floodplain management in Missoula County.

Project Timeline:
- Public Comment Period: Open through Friday, April 18. Community members are encouraged to submit feedback on the project during this time.
- Permit Review Process: Once the application is deemed complete and correct, the floodplain administrator will review the project and determine whether to approve, approve with conditions, or deny the permit within 180 days.
- Final Decision: The floodplain administrator is the designated decision-maker for this application. The final determination will be made within the review period, taking into account regulatory compliance and public input.
Staff Lead:

Matt Heimel

Related Documents & Links:

Public Documents FP2516

Missoula County Floodplain Administration
2 comments
Missoula County Floodplain Development Permit #25-02

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The permit was issued with conditions of approval.
Project Description:
The Missoula County Planning, Development & Sustainability Department (PDS) has received a floodplain development permit application from Allen and Theodora McKee for buried vehicle removal and bank restoration at 4022 South 3rd St. W. The project site, located in Parcel 1 of COS 6214 within Section 24, Township 13 North, Range 20 West, Missoula County, falls within the Clark Fork River regulated flood hazard area.

The purpose of this floodplain development permit is to ensure the proposed activities comply with floodplain regulations, which are designed to promote public health, safety and general welfare while minimizing flood-related risks and losses in areas subject to flood hazards and promoting wise use of the floodplain. The project includes the removal of buried vehicles from the site and the restoration of the riverbank to reduce potential environmental hazards and improve floodplain stability.

Community members interested in reviewing the full application can do so at the PDS office (127 E. Main St., Suite 2, Missoula) or online here. Written comments on the application will be accepted through Friday, April 18. Comments can be submitted online below, mailed and addressed to Matt Heimel, floodplain administrator, at 200 W. Broadway, Missoula, MT 59802, or emailed to floodplain@missoulacounty.us. For additional information, call 406-258-4657.

This permit process is a standard administrative review but is being made available on Missoula County Voice to enhance public accessibility and transparency. Residents are encouraged to stay informed and participate in the process to help ensure responsible floodplain management in Missoula County.

Project Timeline:
- Public Comment Period: Open through Friday, April 18. Community members are encouraged to submit their input during this time.
- Permit Review Process: Once the application is deemed complete and correct, the floodplain administrator will review the project and determine whether to approve, approve with conditions or deny the permit within 180 days.
- Final Decision: The floodplain administrator is the designated decision-maker for this application. The final determination will be made within the review period, taking into account regulatory compliance and public feedback.
Staff Lead:

Matt Heimel

Related Documents & Links:

Public Documents FP2502

Missoula County Floodplain Administration
1 comment