Development Services received a request from Woith Engineering, on behalf of OO Land Holding, LLC, for annexation of 40 acres of land, zoning upon annexation to multiple Sxwtpqyen Form Based Code zoning transects, a master site plan, and a 100-lot major subdivision intended for up to 671 dwelling units to be developed in a variety of residential building types ranging from single detached homes to multi-dwelling structures. The subdivision is proposed to be developed in eight phases over 20 years and includes the extension of city streets from the south and east as well as new parkland and recreational trails.

The property is currently vacant farmland located north of Mullan Road and the Remington Flats and 44 Ranch subdivisions and southeast of the Missoula Airport. The property is legally described as Parcels 5 and 7 of Certificate of Survey No. 3176 located in Section 12, Township 13 North, Range 20 West. P.M.M.

The property is currently located outside of Missoula city limits and is zoned Form Based Code Neighborhood Unit of Community Center in Missoula County. To comply with the Form Based Zoning Code, the applicant requests zoning upon annexation to Title 21 transect zones OS Open Space (5.3 acres), T3 Neighborhood Edge (2.7 acres), T4-O Neighborhood General – Open (7.7 acres), T4-R Neighborhood General – Restricted (6.6 acres), and T5 Mixed-Use Center (3.6 acres). The remainder of the property would be within public right-of-way easements.

PROJECT APPLICATION LINKS:

The application, preliminary plat, and other materials can be viewed here: https://missoulaparks.org/3408/Paisley-Park-Annexation-Subdivision

PROJECT TIMELINE:

City Council Consent Agenda: August 25, 2025 at 6:00 PM – Resolution of intent to annex, set a public hearing date, and refer the item to the City Council Land Use and Planning Committee

Planning Board: September 2, 2025 at 6:00 PM – Planning Board Public Hearing

Land Use and Planning Committee: September 17, 2025 at TBD – Informational Item (no decision)

City Council: September 22, 2025 at 6:00 PM – City Council Public Hearing

All meetings will be held in a hybrid format, with the option to attend in-person or virtually via Microsoft TEAMs.

The Planning Board public hearing will be held in the Sophie Moiese conference room in the Missoula County Courthouse (200 W Broadway St.) Planning Board meeting agendas and information will be posted here: https://missoulacomt.portal.civicclerk.com/?category_id=33

City Council meetings will be held in City Council Chambers (140 W Pine St.) Meeting agendas and information will be 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 Development Services office at 435 Ryman Street, Missoula, MT 59802, or during the public meetings. Provide your comment by Tuesday August 26, 2025, to be included with the staff report and application provided to the Planning Board. Your comments will be considered by City Council in their decision to approve or deny this request.

PROJECT PLANNER:

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

PROJECT DESCRIPTION:

An application is under review for the rezoning of three parcels legally described as Greenway Park 4 in Block 3 of Missoula Development Park Phase 4, Park 6 in Block 6 of Missoula Development Park Phase 1, and Greenway Park 8 in Block 5 of Missoula Development Park Phase 3D, all located in Sections 35 and 36, Township 14 North, Range 20 West, P.M.M. The properties are currently vacant.

The property is currently zoned OP3 Public Lands and Institutional / NC-MDP Missoula Development Park Overlay, and the applicant is seeking to rezone to M1-2 Limited Industrial / NC-MDP Missoula Development Park Overlay. City Council will either approve or deny the rezoning request. The requested zoning district is a standard zoning districts that applies equally to other areas of the city with the same zoning. City Council cannot subject the rezoning approval to conditions because State Law prohibits conditions to standard zoning districts.

The subject property is in the Grant Creek Neighborhood and Council Ward 2.

PROJECT APPLICATION LINKS:

The application packet can be viewed here: https://www.ci.missoula.mt.us/3230/Private-Development-Projects

KEY DATES:

Planning Board: Tuesday, July 1, 2025, at 6:00 pm – Public Hearing

Land Use and Planning Committee: Wednesday, July 16, 2025, (Time TBD) – Informational Meeting

City Council: Monday, July 21, 2025, at 6:00 pm – Public Hearing, Final Consideration & Vote on Rezoning

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 meetings. Provide your comment by June 16, 2025, to be included in the staff report provided to City Council. Your comments may be considered by Planning Board and City Council in their decision to approve or deny this request.

All meetings will be held in a hybrid format, in person at the City Council chambers (140 W Pine St.) and virtually via Microsoft TEAMs, with more information to be posted here: https://www.ci.missoula.mt.us/1149/AgendasWebcastsMinutes

The Planning Board public hearing will be held in the Sophie Moise conference room in the Missoula County Courthouse (200 W Broadway St.) Planning Board meeting agendas and information will be posted here: https://missoulacomt.portal.civicclerk.com/?category_id=33

PROJECT PLANNER:

The project planner is Claire Lovelace. They can be reached at (406) 552-6671 or lovelacec@ci.missoula.mt.us.

UPDATE: The project was approved on June 23, 2025. This case is now closed for comment.

PROJECT DESCRIPTION:

On April 11, 2022, the Missoula City Council granted preliminary subdivision plat approval for the Greenough Heights Subdivision subject to 22 conditions. The property is located at 1006 W. Greenough Drive and legally described as Areas 15 and 16 shown on Deed Exhibit No. 3161, Records of Missoula County, located in the NE ¼ of the NE ¼ of Section 22, Township 13 North, Range 19 West, P.M.M.

The Greenough Heights subdivision would create 20 new residential lots on 5.79 acres, including an internal subdivision road and 0.63 acres of open space. The preliminary plat approval period lasts three years and in January of 2025, Michael Maine of IMEG Corporation, acting on behalf of the subdivider, submitted a request to extend the preliminary approval period for two additional years, until April 11, 2027. In his request, Mr. Maine stated the time needed to obtain an offsite waterline easement, design of a retaining wall along W. Greenough Drive, and other factors necessitate the extension request.

City Council either approves or denies the extension request.

The subject property is located in the Lower Rattlesnake Neighborhood Council area and City Council Ward 1.

PROJECT APPLICATION LINKS:

The application, preliminary plat, and other materials can be viewed here: https://missoulaparks.org/DocumentCenter/View/74878/Greenough-Heights-Subdivision-Extension-Request

PROJECT TIMELINE:

City Council Land Use and Planning Committee: June 18, 2025 at a time to be determined – Action item: a motion to approve or deny is expected at this meeting.

City Council: June 23, 2025 at 6:00pm – City Council final consideration on the motion.

All meetings will be virtually via Zoom, 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 City Council until the public meeting 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 meetings. Provide your comment by Wednesday, June 10, 2025 to be included in the staff report provided to City Council. Your comments may be considered by City Council in their decision to approve or deny this request.

PROJECT PLANNER:

The project planner is Dave DeGrandpre, who can be reached at (406) 529-0709 or degrandpred@ci.missoula.mt.us.

UPDATE: The project was approved on April 7, 2025. This case is now closed for comment.

PROJECT DESCRIPTION:

The subdivider is preparing to file the final plat and create the lots for Phases 4 & 5 of the Remington Flats Subdivision, approved by City Council on October 19^th, 2020. The Remington Flats Subdivision is located east of Chuck Wagon Drive and north of Remington Drive. Phase 4 includes 20 residential lots and Phase 5 includes 17 residential lots. The applicant is requesting to amend the phasing plan to switch Phases 5 & 6 from the original phasing plan.

State Law requires City Council to hold a public hearing before each phase of a subdivision proceeds with installation of infrastructure and filing a final plat. City Council will review any changes in regulations or circumstances since approval of preliminary plat for the subdivision. Any new information that may create significant impacts previously not considered by City Council will be considered with the Phased Development Review Process, and may result in modified or additional conditions of approval.

The property is within the Captain John Mullan Neighborhood Council and City Council Ward 2.

PROJECT APPLICATION LINKS:

The application, preliminary plat, and other materials can be viewed here: https://missoulaparks.org/3230/Private-Development-Projects

PROJECT TIMELINE:

The City Council Land Use and Planning Committee will hold pre-public hearing informational meeting March 26^th, 2025 (time TBD). The City Council public hearing and final consideration is scheduled for April 7^th, 2025 at 6:00 p.m.

Information on how to attend the meetings virtually or in-person 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 meetings.

PROJECT PLANNER:

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

UPDATE: The project was approved on March 26, 2025. This case is now closed for comment.

PROJECT DESCRIPTION:

Development Services has received a request from Christopher Kaczmar. of Kaczmar Architects Inc.,on behalf of Missoula Expressway Hotel LLC, for variances from the height requirements of the M1-2 Industrial zoning district for a new hotel at 200 and 220 Expressway. The M1-2 zoning district has a maximum height of 50 feet. The applicant is requesting the variance to allow a height of 53’-9”. This variance request is in response to the slope of the site in combination with other constraints. The site is constrained by Grant Creek, the associated riparian area, a trail, and high ground water.

PROJECT APPLICATION LINKS:

The application packet can be viewed here: https://www.ci.missoula.mt.us/3230/Private-Development-Projects

PROJECT TIMELINE:

The public hearing will be held by the Board of Adjustment on Wednesday, March 26, 2025, at 6:00 pm.

Information on how to attend the meeting virtually via Microsoft Teams or in person can be found online at: 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 March 26, 2025, 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 Claire Lovelace and can be reached at 406-552-6671 or lovelacec@ci.missoula.mt.us.

UPDATE: The project was approved on March 26, 2025. This case is now closed for comment.

PROJECT NAME:

Variance: 4106 Weeping Willow Drive Mixed-Use Building

PROJECT DESCRIPTION:

Development Services has received a variance request from Hope Fisher of Gavin Hanks Architects, on behalf of 818 W. Central, LLC, to reduce the street side setback requirement and allow residential units on the first floor of a mixed-use building within the Willow Wood Planned Unit Development zoning district. The property address is 4106 Weeping Willow Drive, located on the southwest corner of 39th Street and Gharrett Street. Setback and mixed-use building requirements for this lot are in the Willow Wood Village Planned Unit Development ordinance and Title 19.

The zoning district allows for a mixed-use building with up to 8 residential units. The zoning states residential units may not be located on the ground floor. In order to create two accessible units, the applicant is requesting a variance to allow two dwelling units on the ground floor. The zoning requires a 20-foot setback from both the 39^th Street property line and the Gharrett Street property line. The applicant is requesting a variance to provide a 12-foot setback from the Gharrett Street property line.

Zoning variances are intended to address unnecessary hardships resulting from strict application of zoning ordinance standards.

PROJECT APPLICATION LINKS:

The application packet can be viewed here: https://www.ci.missoula.mt.us/3230/Private-Development-Projects

PROJECT TIMELINE:

The public hearing will be held by the Board of Adjustment on Wednesday, March 26, 2025, at 6:00pm

Information on how to attend the meeting virtually via Microsoft Teams or in person can be found online at: 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 Wednesday, March 26, 2025, 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 Kristin Spadafore and can be reached at 406-552-6152 or spadaforek@ci.missoula.mt.us

UPDATE: The project was approved on April 7, 2025. This case is now closed for comment.

PROJECT NAME:

Annexation of the property at 400 N California St and zoning upon annexation of B2-3 Community Business

PROJECT DESCRIPTION:

An application is under review for the annexation of the property located at 400 North California Street. The property is located southeast of the intersection of California Street and River Road. The property currently contains a single-family residence.

The property is currently zoned NR Neighborhood Residential in the County and the applicant is requesting City zoning upon annexation of B2-3 Community Business. It is located in Annexation Area A, which means it generally meets the guidelines for annexation set out in Missoula’s Annexation Policy.

The new Our Missoula 2045 Land Use Plan designates this area with a Place Type of UML Urban Mixed-Use Low, which identifies the following comparable zoning designations: B1, B2, B3, C1, and M1R. The same zoning designation is simultaneously being requested as a part of a rezone across California Street, southwest of the intersection of California St and River Rd.

For general rezoning information, review the FAQ’s on this page. For more complete information on the B2-3 zoning designation, see Title 20 Zoning Regulations at the following link: https://library.municode.com/mt/missoula/codes/municipal_code

The subject property is in the Riverfront Neighborhood and Council Ward 3.

PROJECT APPLICATION LINKS:

The application packet can be viewed here: https://www.ci.missoula.mt.us/3230/Private-Development-Projects

KEY DATES:

Land Use and Planning Committee: Wednesday, March 26, 2025, (Time TBD) – Informational Meeting

City Council: Monday, April 7, 2025, at 6:00 pm – Public Hearing, Final Consideration & Vote on Rezoning

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 meetings. Provide your comment by March 13, 2025, to be included in the staff report packet. Your comments may be considered by City Council in their decision to approve or deny this request.

All meetings will be held in a hybrid format, in person at the City Council chambers and virtually via Microsoft TEAMs, with more information to be posted here: https://www.ci.missoula.mt.us/1149/AgendasWebcastsMinutes(External link)

The Planning Board public hearing will be held in the Sophie Moise conference room in the Missoula County Courthouse (200 W Broadway St.) Planning Board meeting agendas and information will be posted here: https://missoulacomt.portal.civicclerk.com/?category_id=33

City Council meetings will be held in City Council Chambers (140 W Pine St.) Meeting agendas and information will be posted here: https://www.ci.missoula.mt.us/1149/AgendasWebcastsMinutes

PROJECT PLANNER:

The project planner is Tara Porcari. They can be reached at (406) 552-6085 or porcarit@ci.missoula.mt.us.

UPDATE: The rezoning request was approved on April 7, 2025. This case is now closed for comment.

PROJECT NAME:

Rezone of three parcels located at 1201/1203 River Rd & 401 N California St from R80 Residential, RT10 Residential (two-unit/townhouse), and B2-2 Community Business with a Southside Riverfront Neighborhood Character Overlay to B2-3 Community Business

PROJECT DESCRIPTION:

An application is under review for the rezoning of three parcels located at 1201/1203 River Road & 401 North California Street. The property is located southwest of the intersection of California Street and River Road. The property currently contains a mix of single-family homes, multi-family buildings, and residential outbuildings, all proposed to be removed with upcoming development.

The property is currently zoned R80 Residential, RT10 Residential (two-unit/townhouse), and B2-2 Community Business with a Southside Riverfront Neighborhood Character Overlay and is proposed to be rezoned in its entirety to B2-3 Community Business, with no overlay. City Council will either approve or deny the rezoning request. The requested zoning district is a standard zoning districts that applies equally to other areas of the city with the same zoning. City Council cannot subject the rezoning approval to conditions because State Law prohibits conditions to standard zoning districts.

Under the City’s new Our Missoula 2045 Land Use Plan, the property has been designated a Place Type of UML (Urban Mixed-Use Low), which is intended to reflect an urban residential feel, interspersed with a mix of commercial and cottage industrial uses, while offering a diversity of housing types. The UML Place type has comparable City zoning districts of B1, B2, B3, C1, and M1R. The following chart compares some residential and mixed-use parcel and building requirements of the existing zoning districts with that of the proposed B2-3 Community Business Zoning District.

For general rezoning information, review the FAQ’s on this page. Complete information on zoning designations can be found in Title 20 at the following link: https://library.municode.com/mt/missoula/codes/municipal_code

The subject property is in the Riverfront Neighborhood and Council Ward 3.

PROJECT APPLICATION LINKS:

The application packet can be viewed here: https://www.ci.missoula.mt.us/3230/Private-Development-Projects

KEY DATES:

Planning Board: Tuesday, March 18, 20245, at 6:00 pm – Public Hearing

Land Use and Planning Committee: Wednesday, March 26, 2025, (Time TBD) – Informational Meeting

City Council: Monday, April 7, 2025, at 6:00 pm – Public Hearing, Final Consideration & Vote on Rezoning

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 meetings. Provide your comment by March 13, 2024, to be included in the staff report provided to City Council. Your comments may be considered by Planning Board and City Council in their decision to approve or deny this request.

All meetings will be held in a hybrid format, in person at the City Council chambers and virtually via Microsoft TEAMs, with more information to be posted here: https://www.ci.missoula.mt.us/1149/AgendasWebcastsMinutes(External link)

The Planning Board public hearing will be held in the Sophie Moise conference room in the Missoula County Courthouse (200 W Broadway St.) Planning Board meeting agendas and information will be posted here: https://missoulacomt.portal.civicclerk.com/?category_id=33

City Council meetings will be held in City Council Chambers (140 W Pine St.) Meeting agendas and information will be posted here: https://www.ci.missoula.mt.us/1149/AgendasWebcastsMinutes

PROJECT PLANNER:

The project planner is Tara Porcari. They can be reached at (406) 552-6085 or porcarit@ci.missoula.mt.us.

UPDATE: The request was approved on March 10, 2025. This case is now closed for comment.

PROJECT DESCRIPTION:

The subdivider is preparing to file the final plat and create the lots for Phases 2-3 of the West End Homes Subdivision, approved by City Council on January 9^th, 2023. The West End Homes Subdivision is located to the northwest of the intersection of Flynn Lane and England Boulevard. Phase 2 includes 23 lots and 1.28 acres of parkland. Phase 3 includes 18 lots, and both phases are to be located adjacent one another between England Boulevard and Burnet Drive in the southeast portion of the West End Homes Subdivision. State Law requires City Council to hold a public hearing before each phase of a subdivision proceeds with installation of infrastructure and filing a final plat. City Council will review any changes in regulations or circumstances since approval of preliminary plat for the subdivision. Any new information that may create significant impacts previously not considered by City Council will be considered with the Phased Development Review Process.

No applicable regulations have changed since the preliminary plat approval.

The property is within the Captain John Mullan Neighborhood Council and City Council Ward 2.

PROJECT APPLICATION LINKS:

The application, preliminary plat, and other materials can be viewed here: https://missoulaparks.org/3230/Private-Development-Projects

PROJECT TIMELINE:

The City Council public hearing and final consideration is scheduled for March 10^th, 2025 at 6:00 p.m. The Land Use and Planning Committee pre-public hearing informational meeting is scheduled for March 5^th, 2025 (time TBD).

Information on how to attend the meetings virtually or in-person 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.

PROJECT PLANNER:

The project planner is Tara Porcari, who can be reached at porcarit@ci.missoula.mt.us or 406-552-6085.