Development Applications

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The City of Missoula receives numerous development applications each year. Application review processes often include the opportunity for public comment. Public bodies like the Missoula City Council, Missoula City-County Consolidated Planning Board, City Board of Adjustment, and City Design Review Board encourage public comment as a way to better understand aspects of the development project, potential impacts, and ways the impacts might be mitigated.

This page is a central place to view submissions and provide comments on current development applications. Visit the Frequently Asked Questions on the sidebar for general information on how, why, and when development applications allow for public comment. You can click on the Development Applications by Hearing Type tab to search for specific types of development applications in the list of specific projects.

Listed below are development applications for specific projects currently under review by the City of Missoula. Each project description includes a project name, brief description, links to application materials, comment deadline, and the name of the project planner assigned to the project review. You can submit comment directly in the space available in the project description. (NOTE: You must be registered with Engage Missoula in order to do so). You can also contact the project planner directly to make comment, or to request more information.

Remember to visit this page to stay updated on the progress of development applications.

The City of Missoula receives numerous development applications each year. Application review processes often include the opportunity for public comment. Public bodies like the Missoula City Council, Missoula City-County Consolidated Planning Board, City Board of Adjustment, and City Design Review Board encourage public comment as a way to better understand aspects of the development project, potential impacts, and ways the impacts might be mitigated.

This page is a central place to view submissions and provide comments on current development applications. Visit the Frequently Asked Questions on the sidebar for general information on how, why, and when development applications allow for public comment. You can click on the Development Applications by Hearing Type tab to search for specific types of development applications in the list of specific projects.

Listed below are development applications for specific projects currently under review by the City of Missoula. Each project description includes a project name, brief description, links to application materials, comment deadline, and the name of the project planner assigned to the project review. You can submit comment directly in the space available in the project description. (NOTE: You must be registered with Engage Missoula in order to do so). You can also contact the project planner directly to make comment, or to request more information.

Remember to visit this page to stay updated on the progress of development applications.

  • Hillview Apartments – Height Variance Request

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    PROJECT DESCRIPTION:

    Development Services has received a request from Nicole Olmstead with Cushing Terrell on behalf of Hillview Road LLC, for a variance from the height requirements of the RM1-35 Residential (multi-dwelling) zoning district. The applicant makes this variance request as part of a proposal to construct five (5) new three-story multi-dwelling buildings. The height variance request is specific to three of the five buildings (A, B, and C) as indicated in the application packet.


    PROJECT APPLICATION LINKS:

    The application packet can be viewed here: https://www.ci.missoula.mt.us/1638/Private-Development-Projects


    PROJECT TIMELINE:

    The public hearing will be held by the Board of Adjustment on Wednesday, July 27th, 2022 at 6:00 pm.

    All meetings will be held virtually via Zoom, with more information posted here:

    https://www.ci.missoula.mt.us/1149/AgendasWebcastsMinutes


    PROJECT COMMENT DEADLINE:

    Public comment will be taken until the public hearing is closed. Comments can be submitted through Engage Missoula, via email to the planner noted below, by mailing in a letter to the City of Missoula office at 435 Ryman Street, Missoula, MT 59802, or during the Board of Adjustment public meeting on July 27th, 2022 at 6:00pm. Your comments may be considered by the Board of Adjustment in their decision to approve or deny this request.


    PROJECT PLANNER:

    The project planner is Alex Bramlette. She can be reached at 406-552-6052 or bramlettea@ci.missoula.mt.us.

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  • Public Forum: Missoula County Fairgrounds Heritage Signs

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    PROJECT DESCRIPTION:

    Community Planning, Development, and Innovation has received notice from A&E Designs on behalf of Missoula County Fairgrounds of their intent to replace an existing sign with heritage signs at the Missoula County Fairgrounds. The subject property is located at 1075 South Avenue W. The proposed project includes the removal of the existing overhead entrance sign at Fair Way Drive and South Ave and the addition of two internally illuminated ground signs arching over the Fair Way Drive vehicle and pedestrian fairgrounds entrances. The new design will reflect the heritage of the Missoula County Fairgrounds using distinctive design and lighting, and a historically accurate arch and text font.

    The large arched sign to be placed overhead of the vehicle entrance will be 46 square feet in area and 25 feet in height. The small arched sign to be placed overhead the pedestrian entrance is 11 square feet in area and 17 feet in height.

    The proposed signs meet the definition of a heritage sign (Title 20, Chapter 20.100.010). A heritage sign is one that employs distinctive graphics, symbols and lighting that is a unique design to the community and are historically-accurate, reflecting the heritage of Missoula. Heritage signs maybe in the form of nonconforming signs or new signs that do not fit within the typical definition and measurements of wall, ground, or other sign.

    Both signs were reviewed by the Historic Preservation Officer on March 14, 2022, and were found to comply with the Title 20 Heritage sign definition 20.100.010.

    City Council is authorized by state law to hold a public hearing, known as a public forum, when a public agency proposes to use public land contrary to the local zoning regulations. The public agency in this case is Missoula County Fairgrounds. Title 20, Section 20.75.100.B.4 requires heritage signs to be approved by Design Review Board (DRB). However, Missoula County is an agency which allows them to vary from the requirement to establish heritage signs through DRB by holding a public forum at City Council. City Council does not have the power to deny or condition the approval of the project. The proposed use is permitted regardless of the outcome of the hearing. However, public comment is greatly appreciated.

    PROJECT APPLICATION LINKS:

    The application packet can be viewed here: https://www.ci.missoula.mt.us/DocumentCenter/View/60790/Application_Missoula-County-Fairgrounds-Compiled-Public-Forum-Intake-2022_04-28_reduced

    PROJECT TIMELINE:

    The hearing date is scheduled for June 27th, 2022 at 6:00 PM. The item will also go to Land Use and Planning Committee on June 22nd, 2022 as an informational item. Information on how to attend the meetings virtually and whether a hybrid or in-person option is available is posted here: https://www.ci.missoula.mt.us/1149/AgendasWebcastsMinutes

    PROJECT COMMENT DEADLINE:

    Public comment will be taken by City Council until the public hearing is closed. Comments can be submitted through Engage Missoula, via email to the planner noted below, by mailing in a letter to the City of Missoula office at 435 Ryman Street, Missoula, MT 59802, or during the public meeting. Provide your comment by June 14th, 2022 to be included in the staff report provided to City Council. Your comments may be considered by Missoula County Fairgrounds when moving forward with their proposal.

    PROJECT PLANNER:

    The project planner is Zoe Walters and can be reached at 406-552-6399, or waltersz@ci.missoula.mt.us.

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  • 1900 Strand: Administrative Adjustment of Parcel Area for One Additional Dwelling Unit

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    UPDATE: The administrative adjustment was approved and staff have issued the final report. This case is now closed for comment.


    PROJECT DESCRIPTION:

    The City of Missoula Development Services has received a request from Mike Morgan of Hoffmann-Morgan Associates, representing the owner of the property addressed 1900 Strand Ave, for an Administrative Adjustment to increase the number of dwelling units allowed from twelve to thirteen units. Title 20, Section 20.85.110.B.7 authorizes the zoning officer to approve an administrative adjustment to permit the construction of one additional residential dwelling unit on a parcel that would otherwise be prohibited solely because the parcel does not comply with the minimum parcel area standards of the subject zoning district. A request can be made for an adjustment only if the existing parcel area is at least 95% of the required minimum area.

    The subject property is zoned RM1-45 (Residential Multi-Dwelling), which requires 1,000 square feet of parcel area per dwelling unit. The property is 12,685 square feet or 97.58% of the required 13,000 square feet needed for 13 dwelling units.

    The subject property is located in the Franklin to the Fort Neighborhood Council.


    PROJECT APPLICATION LINKS:

    The application packet, staff report, and approval letter can be viewed here: https://www.ci.missoula.mt.us/DocumentCenter/View/61051/ALL_MATERIALS_FINALIZED-1900-Strand


    PROJECT TIMELINE:

    15-Day Noticing Period: May 16-30, 2022

    Administrative Action: May 31, 2022


    PROJECT COMMENT DEADLINE:

    Public comment will be taken by staff until the 15-day noticing period is closed. Comments can be submitted through Engage Missoula, via email to the planner noted below, or by mailing in a letter to the City of Missoula office at 435 Ryman Street, Missoula, MT 59802. Provide your comment by Sunday, May 29, 2022 to be included in the staff report prepared by staff.


    PROJECT PLANNER:

    The project planner is Madson Matthias. She can be reached at (406) 552-6093 or matthiasm@ci.missoula.mt.us.


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  • Phased Development Review – Remington Flats Subdivision Phase 2 and 3

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    UPDATE: On April 18th, 2022 City Council approved the phased development review of Phases 2 and 3 of Remington Flats Subdivision with amended findings of fact and conditions of approval.


    PROJECT DESCRIPTION:

    The subdivider is preparing to file the final plat and create the lots for Phase 2 and 3 of the Remington Flats Subdivision approved by City Council on October 19, 2020. Remington Flats Subdivision is located east of Chuck Wagon Drive just north of 44 Ranch Subdivision in the Captain John Mullan Neighborhood Council area. State Law requires City Council to hold a public hearing before each phase of a subdivision proceeds to filing a final plat. City Council will review any changes in regulation or whether there is new information that may create significant adverse impacts for each phase that differs from what City Council considered at preliminary plat approval for the subdivision. Phase 2 and 3 are the second and third phases proceeding to final plat filing. The final plat for Phase 1 of Remington Flats Subdivision has been submitted for City staff review following City Council Phased Development Review approval on January 25, 2021.


    PROJECT APPLICATION LINKS:

    The application, preliminary plat, and other materials can be viewed here: https://www.ci.missoula.mt.us/1638/Private-Development-Projects


    PROJECT TIMELINE:

    The City Council public hearing is scheduled for April 18, 2022 at 6:00 p.m.

    The Land Use and Planning Committee post-public hearing informational meeting is scheduled for April 13, 2022 (time TBD).

    The City Council final consideration is scheduled for April 18, 2022 at 6:00 p.m.

    Information on how to attend the meetings virtually and whether a hybrid or in-person option is available is posted here: https://www.ci.missoula.mt.us/1149/AgendasWebcastsMinutes


    PROJECT COMMENT DEADLINE:

    Public comment will be taken by City Council until the public hearings are closed. Comments can be submitted through Engage Missoula, via email to the planner noted below, by mailing in a letter to the City of Missoula office at 435 Ryman Street, Missoula, MT 59802, or during the public meeting. Provide your comment by Monday, April 4th, 2022, to be included in the staff report provided to City Council.


    PROJECT PLANNER:

    The project planner is Dave DeGrandpre, who can be reached at degrandpred@ci.missoula.mt.us or 406-552-6633.


  • Phased Development Review - Heron's Landing Subdivision Phase W2 and Phase E1

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    CLOSED: This discussion has concluded.
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    UPDATE: On April 18th, 2022 City Council approved the phased development review of Phases W2 and E1 of Heron's Landing Subdivision with amended findings of fact and conditions of approval.


    PROJECT DESCRIPTION:

    The subdivider is preparing to file the final plat and create the lots for Phase W2 and E1 of the Heron’s Landing Subdivision approved by City Council on September 21, 2020. Heron’s Landing Subdivision is located north of Mullan Road along both sides of George Elmer Drive in the Captain John Mullan Neighborhood Council area. State Law requires City Council to hold a public hearing before each phase of a subdivision proceeds to filing a final plat. City Council will review any changes in regulation or whether there is new information that may create significant adverse impacts for each phase that differs from what City Council considered at preliminary plat approval for the subdivision. Phase W2 and E1 are the second and third phases proceeding to final plat filing. Phase W1 of Heron’s Landing Subdivision was filed on September 23, 2021.


    PROJECT APPLICATION LINKS:

    The application, preliminary plat, and other materials can be viewed here: https://www.ci.missoula.mt.us/1638/Private-Development-Projects(External link)


    PROJECT TIMELINE:

    The City Council public hearing is scheduled for April 11, 2022 at 6:00 p.m.

    The Land Use and Planning Committee post-public hearing informational meeting is scheduled for April 13, 2022 (time TBD).

    The City Council final consideration is scheduled for April 18, 2022 at 6:00 p.m.

    Information regarding how to attend the meetings virtually and whether a hybrid or in-person option is available is posted here: https://www.ci.missoula.mt.us/1149/AgendasWebcastsMinutes


    PROJECT COMMENT DEADLINE:

    Public comment will be taken by City Council until the public hearings are closed. Comments can be submitted through Engage Missoula, via email to the planner noted below, by mailing in a letter to the City of Missoula office at 435 Ryman Street, Missoula, MT 59802, or during the public meeting. Provide your comment by Monday, April 4th, 2022, to be included in the staff report provided to City Council.


    PROJECT PLANNER:

    The project planner is Dave DeGrandpre, who can be reached at degrandpred@ci.missoula.mt.us(External link) or 406-552-6633.

  • Administrative Adjustment: Parcel Area for Additional Dwelling Unit at 3705 & 3715 England Blvd.

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    CLOSED: This discussion has concluded.
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    UPDATE: On March 30, 2022 the Zoning Officer approved the administrative adjustment for parcel area for one additional unit. This case is now closed for comment.


    PROJECT DESCRIPTION:

    The City of Missoula Development Services has received a request from Mike Morgan of Hoffmann-Morgan Associates, representing the owner of the property addressed 3705 and 3715 England Boulevard, for an Administrative Adjustment to increase the number of dwelling units allowed from seventy-five (75) to seventy-six (76) units. Title 20, Section 20.85.110.B.7 authorizes the zoning officer to approve an administrative adjustment to permit the construction of one (1) additional residential dwelling unit on a parcel that would otherwise be prohibited solely because the parcel does not comply with the minimum parcel area standards of the subject zoning district. A request can be made for an adjustment only if the existing parcel area is at least 95% of the required minimum area.

    The subject property is zoned B2-2 (Community Business), which requires 1,000 square feet of parcel area per dwelling unit. The property is 75,359 square feet or 99.2% of the required 76,000 square feet needed for seventy-six (76) dwelling units.

    This is an administrative action which does not require a public hearing. However, property owners within 150 feet of the subject property are notified and provided the opportunity to submit public comment. Staff will issue a report on compliance with the review criteria of Title 20, Section 20.85.110.F. The Zoning Officer may either approve, approve with conditions, deny, or refer the request to Board of Adjustment for a decision.

    The subject property is located in the Captain John Mullan Neighborhood Council.


    PROJECT APPLICATION LINKS:

    The application packet can be viewed here: https://www.ci.missoula.mt.us/DocumentCenter/View/60181/Administrative-adjustment-3705-and-3715


    PROJECT TIMELINE:

    15-Day Noticing Period: March 14-29, 2022

    Administrative Action: March 30, 2022


    PROJECT COMMENT DEADLINE:

    Public comment will be taken by staff until the 15-day noticing period is closed. Comments can be submitted through Engage Missoula, via email to the planner noted below, or by mailing in a letter to the City of Missoula office at 435 Ryman Street, Missoula, MT 59802. Provide your comment by Tuesday, March 29, 2022 to be included in the staff report prepared by staff.


    PROJECT PLANNER:

    The project planner is Lauren Stevens. She can be reached at (406) 552-6054 or stevensl@ci.missoula.mt.us.

  • McNett Flats Plat Adjustment

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    CLOSED: This discussion has concluded.
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    UPDATE: On April 11, 2022 City Council approved the request to relocate the 10-foot public access easement on Lot 1 of the McNett Flats Subdivision. This case is not closed for comment.


    PROJECT DESCRIPTION:

    The City of Missoula Development Services has received a plat adjustment request for the relocation of a 10-foot public access easement on Lot 1 of the McNett Flats subdivision. The plat adjustment will remove the existing 10-foot public access easement currently shown on the plat, and replace it with a new 10-foot public access easement approximately 24 feet to the west. This adjustment is to accommodate the siting of buildings on the parcel.

    The subject property is zoned Community Business (B2-2). According to the City of Missoula Subdivision Regulations, Article 7-040, plat adjustments must be reviewed by the City Council. A plat adjustment is a change that “in the opinion of the City Council, may affect the precise dimensions of lots or buildings and the siting of buildings but that do not affect the basic character or arrangement of buildings, lots, or blocks, the density of the development, the open space requirement, or street design.”

    City Council is responsible for conducting a public hearing to either approve, conditionally approve, or deny this request.

    The subject property is located in the Captain John Mullan Neighborhood Council.


    PROJECT APPLICATION LINKS:

    The application packet can be viewed here: https://www.ci.missoula.mt.us/DocumentCenter/View/59934/McNett-Flats-Plat-Adjustment


    PROJECT TIMELINE:

    City Council: March 28th, 2022 at 6:00 pm – City Council consent agenda/Council refers items to Land Use and Planning Committee

    City Council: April 4th, 2022 at 6:00 pm - Public Hearing

    Land Use & Planning Committee: April 6th, 2022 time TBD – Informational meeting only

    City Council: April 11th, 2022 at 6:00 pm – City Council final consideration


    PROJECT COMMENT DEADLINE:

    Public comment will be taken by City Council until the public hearings are closed. Comments can be submitted through Engage Missoula, via email to the planner noted below, by mailing in a letter to the City of Missoula office at 435 Ryman Street, Missoula, MT 59802, or during the public meeting. Provide your comment by Monday, March 21st, 2022, to be included in the staff report provided to City Council.


    PROJECT PLANNER:

    The project planner is Lauren Stevens. She can be reached at (406) 552-6054 or stevensl@ci.missoula.mt.us


  • Townhome Exemption Development: 10-Units at 2100 S 8th St W

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    CLOSED: This discussion has concluded.
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    UPDATE: The 15-day notification period has ended. The Zoning Compliance Permit is approved and this case is now closed for comment.


    PROJECT DESCRIPTION:

    A Zoning Compliance Permit application is under review for a townhome exemption development (TED) located at 2100 South 8th Street West. The proposal includes the new construction of ten single detached houses and the division of the parcel into 10 TED ownership units.

    City of Missoula zoning regulations (Title 20) require that all TED projects of more than five dwelling units provide notice to adjacent property owners within 150-feet of the property at least 15 days prior to the approval of a Zoning Compliance Permit.

    The development is a permitted use, and no public hearing is required for its approval, however comments on the proposal are welcome.


    PROJECT APPLICATION LINKS:

    The application packet can be viewed here: https://www.ci.missoula.mt.us/DocumentCenter/View/59706/2100-8th-ZCP-SITE-PLAN---REV-E-010422


    PROJECT TIMELINE:

    The Zoning Compliance Permit will be approved following the 15-day notification period.


    PROJECT COMMENT DEADLINE:

    Please provide your comments by February 8th, 2022. Comments can be submitted through engage Missoula, via email to the planner noted below, or by mailing in a letter to the City of Missoula office at 435 Ryman Street, Missoula, MT 59802.


    PROJECT PLANNER:

    The project planner is Lauren Stevens. She can be reached at 406-552-6054, or stevensl@ci.missoula.mt.us.

  • Conditional Use: Veterinary at 1914 S Reserve St. & 2432 North Ave. W

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    UPDATE: On January 24th, 2022 City Council approved the conditional use. This case is now closed for comment.


    PROJECT DESCRIPTION:

    The City of Missoula Development Services has received a conditional use request for a Pet Emergency Center to be located at 1914 S Reserve Street and 2432 North Avenue W in Missoula. Pet Emergency Center, a professional veterinary services facility, would like to expand the existing use of professional veterinary services at 1914 S Reserve Street to the adjacent property located at 2432 North Avenue W. The new building will provide abundant space for the growing practice and will allow for new veterinary specialists and equipment. The new building was approved for compliance with Design Excellence. Exterior materials have been selected for durability and to help complement neighboring uses and building scales.

    The subject property is zoned Community Business (B2-2), and is within Design Excellence Overlay-Corridor Typology 4. According to Title 20, Section 20.10.020, a Veterinary Animal Service use requires conditional use approval to operate in the B2-2 zoning district. Title 20, Section 20.105.040 defines Animal Services-Veterinary as, “Typical uses include pet clinics, dog and cat hospitals and animal hospitals.”

    City Council is responsible for conducting a public hearing to either approve, conditionally approve, or deny this request.

    The subject property is located in the Franklin to the Fort Neighborhood Council.


    PROJECT APPLICATION LINKS:

    The application packet can be viewed here: https://www.ci.missoula.mt.us/DocumentCenter/View/58608/CUP-App-20211027---FINAL


    PROJECT TIMELINE:

    City Council: January 10th, 2022 at 6:00 pm – City Council consent agenda/ Council refers items to Land Use and Planning Committee/Public Hearing

    Land Use & Planning Committee: January 12th, 2022 time TBD – Informational meeting only

    City Council: January 24th, 2022 at 6:00 pm – City Council final consideration


    PROJECT COMMENT DEADLINE:

    Public comment will be taken by City Council until the public hearings are closed. Comments can be submitted through engage Missoula, via email to the planner noted below, by mailing in a letter to the City of Missoula office at 435 Ryman Street, Missoula, MT 59802, or during the public meeting. Provide your comment by Monday, January 3rd, 2022, to be included in the staff report provided to City Council.


    PROJECT PLANNER:

    The project planner is Deborah Postma. She can be reached at (406) 552-6634 or postmd@ci.missoula.mt.us.

  • Design Review Board: Alternative Compliance for Multi Family Activity Area, 1841 S 7th St. W

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    UPDATE: On February 9th, 2022 Design Review Board DENIED the request to very from activity area standards. This case is now closed for comment.


    PROJECT DESCRIPTION:

    The City of Missoula Design Review Board is reviewing an application from Palazzo Properties, LLC to deviate from the Common Activity Area requirements outlined in Missoula Zoning Code Title 20, Section 20.65.020.C. The proposed project is a twelve-unit, three story apartment building. The property is located at 1841 South 7th Street West and is bisected by an irrigation ditch.

    The three sections of the ordinance requiring approval by alternative compliance are the requirements for the common outdoor recreation space to be: 1) contiguous, 2) centrally located, and 3) for the minimum dimension of each space to be 40 feet. As it stands, the required amount of recreation area can be provided in two segments on either side of the irrigation ditch; which is not permissible by code because each individual piece is smaller than would normally be required, is not contiguous due to the ditch, and is not centrally located. The applicant proposes that intent of the ordinance is met with useable outdoor spaces.

    This property is located in the Franklin to the Fort Neighborhood Council.


    PROJECT APPLICATION LINKS:

    The application packet can be viewed here: https://www.ci.missoula.mt.us/1638/Private-Development-Projects(External link)

    SEE MEMO Posted here: https://www.ci.missoula.mt.us/DocumentCenter/View/59856/Memo-No-2---1841-S-7th-St-W

    PROJECT TIMELINE:

    Design Review Board Hearing: Wednesday, January 12th, 2022 at 6:00pm

    Second Design Review Board Hearing and Final Consideration: Wednesday, February 9th, 2022 at 6:00 pm

    All meetings will be held virtually, with more information to be posted here: https://www.ci.missoula.mt.us/1149/AgendasWebcastsMinutes(External link)


    PROJECT COMMENT DEADLINE:

    Public comment will be taken by Design Review Board until the public hearings are closed. Comments can be submitted through Engage Missoula, via email to the planner noted below, by mailing in a letter to the City of Missoula office at 435 Ryman Street, Missoula, MT 59802, or during the public meetings. Your comments may be considered by Design Review Board in their decision to approve or deny this request.


    PROJECT PLANNER:

    The project planner is Madson Matthias. She can be reached at 406-552-6093 or matthiasm@ci.missoula.mt.us.

Page last updated: 27 Jun 2022, 11:51 AM