Commissioners approve family‑transfer exemption for Orchard Homes parcel at 3233 S. 7th St. W.

Missoula County commissioners approved a family‑transfer exemption that will divide a 4.555‑acre parcel at 3233 South 7th Street West in the Orchard Homes community into a 3.85‑acre gifted parcel and a 0.87‑acre parent parcel.

Kevin Dantic, planner with Missoula County Planning, Development and Sustainability, summarized the application and staff analysis. The parcel is in citizen‑initiated zoning district No. 9 (created Dec. 27, 1958) and, per the county growth policy, has a recommended residential density of 3–11 units per acre only if served by public sewer and water. Staff said the parcel currently receives City of Missoula water but the nearest public sewer connection is approximately 0.2 miles away.

Dantic outlined proposed parcel sizes: the gifted tract to Wendy T. Grama would be 3.85 acres, and the parent parcel to be retained by Jeffrey E. Stephenson would be 0.87 acres. The applicant said the retained parcel would remain occupied by aging parents after construction of a new home on the new parcel. Dantic noted staff received three agency comments: Karen Baldridge (Clerk and Recorder) reported the parcel had not been previously divided; Kevin Heisler (Building Division) reminded that future development will require appropriate permits; and Floodplain Administrator Matt Heimel cautioned that an irrigation ditch fronting the property could require an engineered crossing and irrigation‑district preapproval if the property later went through full subdivision review.

Jeffrey Stephenson told commissioners the family transfer became the chosen path after the applicants explored a minor subdivision but found subdivision costs and financing infeasible. “We purchased the property…for purposes of making sure we had space for our rescue animals. Building a home was later,” Stephenson said, adding that financing constraints made the subdivision option impractical. Wendy Grama said the couple still operates a farm and needs the land for animals; she described subdivision as “very expensive” and said the family transfer is how they can bring aging parents closer to provide care.

Staff recommended approval; a commissioner moved and another seconded the motion to approve the family‑transfer exemption as presented, and the board approved by voice vote.

Clarifying details in staff materials included the parcel’s recorded origin (Dinsmore’s Orchard Homes No. 5), the current single‑family residence constructed in 1959, and staff’s conclusion that the family‑transfer exemption is the appropriate exemption based on the application and affidavit. Commissioners and staff noted that future development on either parcel will require standard county permits and inspections.