The Our Missoula project is in the final stretch, with the creation of a Unified Development Code (UDC)—a modernized zoning framework, including zoning districts and a zoning map, and a set of development regulations designed to make our community stronger and more resilient. The UDC will help expand housing choices in every neighborhood, make our development process more predictable and easier to navigate, and ensure growth aligns with the vision set out in the Our Missoula 2045 Land Use Plan.

Over the coming months, we will be sharing draft materials and inviting your feedback as we work toward adoption of the UDC by the end of this year. This is a community investment that will help shape how Missoula grows for decades to come.

🔑 Key dates and opportunities to get involved:

• Early October – Release of the draft Zoning Framework and start of public engagement
• Early November – Release of the full draft UDC and accompanying Development Manual for community review and targeted engagement
• Mid-November through Mid-December – Review by the Planning Board and Missoula City Council, with opportunities for public comment
• December 22 – Potential adoption at the regularly scheduled Missoula City Council meeting

To learn more about the project, please visit Engage Missoula.

- The Our Missoula Team

The Our Missoula team is working to finalize the draft zoning districts and draft zoning map (referred to as the Zoning Framework) to be released later this summer. In the interim, we would like to provide the following information about the key changes that will be proposed in the draft zoning, as well as guidance on how the City is approaching development projects before and after the adoption of the new Unified Development Code (UDC) and updated zoning map.

What key zoning changes will be included in the draft Zoning Framework?

Zoning Districts

• Simplify, merge, and rename all zoning districts to align with the Place Types adopted in the Our Missoula 2045 Land Use Plan. This will result in an updated Zoning Map and all properties within City limits will be rezoned.
• Eliminate zoning overlays that provide additional standards for specific areas by incorporating existing standards to the base zoning district where appropriate. This will include the Design Excellence Overlay, old and new Planned-Unit Developments and Special Districts, Neighborhood Character overlays, and the Title 21 Form-Based Code. Historic Preservation overlays will remain.

Density Requirements

• Increase allowed density to allow no fewer than two units on a typical parcel in any zoning district in alignment with the adopted place types.
• Remove prescribed density maximums in most mixed-use districts to increase housing capacity in non-residential areas.

Parcel Standards

• Eliminate minimum parcel area in urban residential districts and reduce minimum parcel area by 25% in rural and limited urban residential districts.
• Reduce current setback requirements cumulatively by 25% in all residential zoning districts across the city. The most substantial reductions will be to front and rear setbacks

Building Types and Standards

• Increase the allowed residential building types in all districts, with a duplex as the baseline, to provide more opportunities for housing diversity.
• Utilize a progressive floor area ratio (FAR) calculation (allowed gross floor area in relation to the parcel size) in most zoning districts that increases with the number of dwelling units that are built.
• Calibrate allowed maximum building height to allow building heights that align with the maximum heights described in the Land Use Plan. At least one district per place type will allow the maximum height listed for that place type.
• Simplify building design requirements for both residential and commercial buildings. This will include the reduction and simplification of the building design standards from the Design Excellence overlay, in alignment with what we can regulate according to state law.*

* The Montana Land Use Planning Act allows the regulation of the size, character, number, form, and mass of structures.

Parking

• Eliminate parking requirements for all residential uses, whether standalone or part of a mixed-use building, across the city.*

* State law requires the elimination of parking for all residential dwelling units under 1200 square feet. For simplicity in administration of the code, and in alignment with our goals, we are furthering this elimination to all residential uses.

• Eliminate parking requirements for day care uses in all districts as required by Montana State law.
• Eliminate parking requirements for existing buildings, including vacant buildings, undergoing a change of use as required by Montana State law.
• Reduce parking requirements for all other uses throughout the city and simplify categories of uses for parking calculations.
• Continue to provide parking exemptions for small non-residential uses, transit-served locations, bicycle-served locations, landmarks and historic districts, and shared parking.

Allowed Uses

• Allow small-scale neighborhood commercial uses in all residential districts as defined in the Land Use Plan.
• Eliminate conditional uses and instead allow or prohibit uses outright to improve clarity and streamline review.

How is the City of Missoula complying with the housing reforms required in the Montana Land Use Planning Act?

The Montana Land Use Planning Act provides a list of fourteen housing strategies intended to encourage the development of housing where residential development is permitted. The City of Missoula must include a minimum of five of those strategies in our zoning code. Upon the adoption of the updated code, we will be implementing nine of these requirements, including several that already exist in the current code and will remain:

1. Allow, as a permitted use, for at least one internal or detached accessory dwelling unit on a lot with a single-unit dwelling occupied as a primary residence.
2. Allow for single-room occupancy developments.
3. Provide for zoning that specifically allows or encourages the development of tiny houses, as defined in Appendix Q of the International Residential Code as it was printed on January 1, 2023
4. Allow multi-unit dwellings or mixed-use development as a permitted use on all lots where office, retail, or commercial are primary permitted uses
5. Allow, as a permitted use, for at least a duplex where a single-unit dwelling is permitted.
6. Zone for higher density housing near transit stations, places of employment, higher education facilities, and other appropriate population centers, as determined by the local government.
7. Eliminate or reduce off-street parking requirements to require no more than one parking space per dwelling unit.
8. Eliminate minimum lot sizes or reduce the existing minimum lot size by at least 25%.
9. Eliminate setback requirements or reduce existing setback requirements by at least 25%.

How will we approach projects before and after the adoption of the new zoning and Unified Development Code (UDC)?

• Before the adoption of the UDC and Zoning Map: The current adopted zoning code (Title 20) and other development codes remain in effect until the new UDC is adopted. The draft code, when available, can provide ideas for the types of regulations to expect, however it is subject to change until it is formally approved by City Council. The City does not have legal flexibility to review or approve projects under a code that is not officially adopted.
• After the adoption of the UDC and Zoning Map: The City aims to create a short grace period when transitioning to the new development code to accommodate projects in process at the time of adoption. This will allow projects to be submitted and reviewed under either the old code or the new code. The transitional periods will vary by project type and the lengths of time are not yet defined.

We want to share an update on the new draft zoning districts and zoning map, referred to as our zoning framework. While we had hoped to release these materials by now, additional time is needed to complete this important and complex work. We understand the community’s eagerness to engage and the urgency of moving forward—and we sincerely apologize for the delay.

Creating a zoning framework that meets our community’s unique needs and aspirations has presented real challenges for both our consultants and City staff. That said, steady progress is being made, and several key components are nearing completion. What has been developed so far reflects the bold, thoughtful change our community has called for—and we’re excited to share it.

We anticipate releasing a draft of the zoning framework later this summer, followed shortly by the draft Unified Development Code. In the meantime, we will continue targeted outreach with community partners, which will be followed by broader public engagement opportunities.

As always, public input will guide the next steps of this process, and there will be meaningful opportunities to weigh in before City Council considers adoption.

We remain committed to an outcome that reflects our shared values and future goals. Thank you for your continued patience, participation, and partnership.

- The Our Missoula Team

City Council adopted the Guiding Principles for Code Reform at the June 10th City Council meeting. You can read the agenda and meeting materials here and the Guiding Principles resolution here.

Code Diagnostic

The Code Diagnostic is a critical first step in understanding what changes are needed to align our development regulations with our community's vision for the future. It is an analysis of our existing conditions - not a recommendation of specific code changes - and will help us construct a roadmap for reforming the code through the Our Missoula process.

Missoula's last comprehensive development code update predates the 2015 Our Missoula Growth Policy. Since 2015, the City has adopted and updated many plans and policies related to land development that are not supported by our outdated development. We are updating the 2015 Growth Policy as part of the Our Missoula project, which also includes a comprehensive update to our development codes.

This diagnostic identifies key issues with Missoula’s development codes and provides actionable insights and considerations for improving clarity, consistency and alignment with the community’s goals and state regulations. It is a synthesis of policy and regulatory documents, listening sessions with frequent code users in the community, staff input, and technical analyses.

The Code Diagnostic evaluates Missoula's current development codes through the following questions:

There are four key findings described in the Code Diagnostic:

1. Codes present barriers to housing equity, capacity, and affordability.
2. Codes present barriers to compatible infill development and limit diversity.
3. Codes do not support mobility and climate policies.
4. Codes are difficult to navigate for customers and staff.
   

Guiding Principles

The key findings of the Code Diagnostic illuminate the need for a new paradigm of development codes and approval processes to guide Missoula’s more equitable, affordable, sustainable, and resilient future. The key findings are the basis for creating the Guiding Principles for Code Reform. The City committed by resolution to use the Guiding Principles for Code Reform as the “North Star” for comprehensive code reform and they will guide all changes to the development codes and the zoning map.

The adopted Guiding Principles for Code Reform include:

1. Organize the codes with a clear and consistent structure that provides user-friendly navigation.
2. Use plain language and clear graphics to make the codes accessible and understandable.
3. Clarify and consolidate development permit review decision authority to increase predictability.
4. Increase overall housing capacity throughout Missoula and especially near key transit corridors.
5. Provide market-feasible incentives for Affordable Housing.
6. Allow for more diverse housing choices and neighborhood serving uses throughout Missoula that support the updated Future Land Use Map.
7. Promote adaptive reuse of existing buildings and prioritize growth that utilizes existing infrastructure.
8. Promote preservation and protection of the natural environment
9. Map zoning districts in ways that support equity; sustainability and resilience, a vibrant public realm; and a walkable and healthy community.

To read the full Code Diagnostic, click here.

To read the Executive Summary, click here.