Growth policy amendment and rezoning for Highway 93 S. (Missoula)
Project Description:
Buckhouse Shoptown LLC is requesting a growth policy amendment and rezoning for two properties located at 4285 Highway 93 S. in Missoula. The proposed designations and zoning districts would allow for some residential and commercial use while preserving a majority of the site for agriculture, open space, and recreational use.
These properties include an east lot (28.5 acres) and the west lot (52.57 acres). The properties are currently zoned as Citizen Zoning District #39.
The Missoula County Growth Policy has assigned the Agriculture and Working Lands designations to these properties.
Buckhouse Shoptown LLC’s proposal aims to:
Remove both properties from citizen zoning district #39
Amend the County’s Growth Policy Land Use Map, proposing new designations for the properties shown in the table below.
Rezone the properties using designations from the County’s 2022 zoning regulations. The proposed zoning designations are shown in the table below.
Proposed Land Use Designation | Proposed Zoning | Area (acres) |
Agriculture (west lot) | Agriculture Reserve (west lot) | 52.3 |
Commercial Center (east lot) | Commercial Center (east lot) | 8.6 |
Working Lands (east lot) | Agriculture Working Lands (east lot) | 9.4 |
Open Resource and Recreation (east lot) | Resource and Open Lands (east lot) | 11.4 |
Total | 81.7 | |
As shown, the west lot will remain unchanged and keep the Agriculture land use designation.
The site contains both wetland and floodplain areas. The Bitterroot River flows along the eastern border of the property. There is a 500-foot riparian buffer zone along the riverfront and 100-year floodplain. All of the west lot is in the Zone AE (100-year) floodplain. This flood zone is rated a 1% chance of flooding annually. Most of the central - east portion of the property is Zone X (500-year) floodplain, where the annual chance of flooding is 0.2%. The bounds of the proposed zoning districts are informed by and follow the contours of the floodplain designations. This proposal incorporates preliminary floodplain map updates FEMA released in August 2025. The proposed Commercial Center zone that would allow for development is not located in the 100-year floodplain. Any development on the property will be reviewed by the County’s floodplain administrator for compliance.
The 8.6-acre Commercial Center designation is proposed by the owner to be a storage unit and shop complex. This type of development will require an additional Special Exception Permit from Missoula County. The Special Exception Permit is not part of the growth policy amendment and rezoning. The request for a Special Exception application process would come at a later date and will offer another chance for technical review of the development proposal and public participation.
Project Timeline:
Missoula County Consolidated Land Use Board Meeting: 6 p.m. Wednesday, April 1
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 Consolidated Land Use Board page.
County commissioners’ public hearing: 2 p.m., Thursday, April 23
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 Wednesday, April 22, by using the comment tool below.
Project Lead:
Kathleen Arthur, karthur@missoulacounty.us
Izzie Varley, ivarley@missoulacounty.us
Important Links and Documents:
