Zoning Regulations in Missoula

Hearing the word “Montana” often conjures a very specific and special feeling.

Whether your family has lived here for generations, or you’re considering relocating to the Big Sky state, it’s likely that thinking of Montana makes you think of ... home. 

Maybe you remember the Main Street of your childhood, and how certain store windows captured the light just perfectly on a late August afternoon. Or maybe you think of a familiar ridge just out of town, where you may have hiked or biked dozens (even hundreds) of times. 

If you’re newer to the state, the word “Montana” may cause you to just imagine. Maybe you think about what the future holds, and the lifestyle that could be possible for you and your family.

If you’re ready to take the step to build your dream home or remodel an existing one into a forever spot here in Montana––congratulations! We encourage you to dream big.

But there will be a lot of practicalities to consider … and we’re here to help. In this article, we’d like to provide you with a few resources to help you learn more about Montana’s zoning regulations, in particular here in Missoula County.

Montana: Still (sort of) a Wild West

It can be fun to think about Montana as a “Wild West” where anything goes. And sure, that holds true to an extent––there are large areas of our state that remain untouched and undeveloped. 

But Montanans also care deeply about open space, clean water, and productive lands. And while you may be over the moon about the prospect of creating your custom and unique piece of paradise, it’s critical that you understand how Montana approaches the issue of zoning before your vision board gets a little too complicated.

Montana is vast, and yes, many spots do remain unzoned. But for cities and towns, regulations are typically more stringent and can vary wildly. For example, according to the Montana Subdivision and Platting Act, subdivision regulations are required for all cities, counties, and towns. It’s important to know the specific regulations, especially if you’re building or remodeling in a municipal area of Montana. 

From our perspective here at Confluence Construction, we view zoning not as a thing to rail against or fight, but rather as a rule of the game. Much like playing chess, we need to understand the rules before we build. Then, subsequently, we create within the lines. We like a challenge, and for us, these boundaries can actually inspire our greatest creativity.  

So we encourage you to find out what the rules are for yourself, and become an expert on your own personal playing field. Then, you and your planner or builder can create additional strategies from there. In our experience here in Missoula County, we’ve found decision-makers to be very reasonable when it comes to exceptions and variances … especially if we’re coming into a discussion with a full knowledge of the “whys” behind the rules.

Understanding local regulations

Maybe you’ve already purchased a lot. Or maybe you really want to add on to your current home. How do you figure out what’s allowed, and what’s not?

In Missoula, there are a different set of zoning regulations for the City of Missoula and Missoula County. Let’s talk City first.

The best place to start to navigate your particular classification and what you might be able to do on your city parcel or lot is at the City of Missoula website. First, visit the What’s My Zoning page. Here, you’ll find an interactive map with highlighted zoning designations. Simply type the address into the top left and find your parcel on the map. Click “City Zoning,” and your designation will pop up.

Then, you’ll see a code––maybe R3, or RM1.5, or C14. To figure out what the heck this code refers to, you’ll need to visit the Missoula County Municipal Code Ordinance and scroll down to residential districts or commercial districts (or just keep scrolling if you’re looking for industrial or other districts).

Meanwhile, outside of City limits: as of this writing in 2021, Missoula County is in the middle of an update to its zoning code regulations. But for now, property owners or prospective buyers can use the Missoula County Cadastral tool to glean today’s designations. Use the Search function to find the property in question, and then click “Facts” from the box on the right. Here, you’ll be able to view the Missoula County Fast Facts page, which offers a quick glance of the property characteristics, including its zoning designation.   

From there, figure out what your zoning code actually means by viewing the current Missoula County Zoning Regulations.

Get back to dreaming

OK. Now you understand the rules of the game a little bit better … so it’s time to get back to the drawing board. Ask yourself … what do I truly want for my property? What’s possible? Am I ready to take the next step?

If you’re not quite sure what questions to ask yourself, we encourage you to check out our free Getting Started Toolkit. This 2-pager provides a list of key questions to ask yourself as you embark on the journey to create your forever home, right here in Montana.

Additional resources:

If the topic of zoning causes you to geek out, you’re in like-minded company. We love a good puzzle! Here’s a short list of links to learn more about planning and zoning regulations in the City of Missoula and Missoula County:

City of Missoula Current Planning Documents and Land Use Regulations

City of Missoula Planning Maps

City of Missoula: Land Use and Subdivision Details

Missoula County Zoning Regulations

Questions? Get in Contact us.