PROJECT DESCRIPTION:

Community Planning, Development, and Innovation received a notice from MMW and SMA Architects on behalf of the University of Montana of their intent to construct four new parking lots throughout campus and install a welcome sign at Rankin Park. The parking lot proposal includes Tennis Court Lot, Miller Hall Lot, Aber Hall Lot, and Champion Center Lot. Nine (9) trees will be removed and twenty-seven (27) will be planted.

The proposed projects will not meet (20.65.030) street frontage landscaping, (20.65.040) interior parking lot landscaping, and (20.75.050) sign Title 20 zoning regulations. Installation of the parking lots on campus triggers the requirement for street frontage landscaping and interior parking lot landscaping. The UM will not be adding additional street frontage landscaping as part of this project. While some landscaping is being proposed in the new parking areas, there are less landscaped islands than would normally be required by zoning code. At Rankin Park, the ground sign will be placed approximately 20’ from Madison Street Bridge and Maurice Ave. The proposed sign will be approximately 100 square feet in area and will be 10’ tall. The proposed sign is larger than the maximum allowed area and height for a ground sign in the OP1 Open Space zoning district per Title 20, Chapter 20.75.050. The maximum allowed area is 24 square feet and a maximum height of 6’. Rankin Park is zoned OP1 and the UM campus is zoned OP3 Public Lands and Institutional.

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 the University of Montana. 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/3230/Private-Development-Projects

PROJECT TIMELINE:

The hearing date is scheduled for May 13th, 2024 at 6:00 PM. Information on how to attend the meeting 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 meeting.

Your comments may be considered by MMW Architects and SMA Architects on behalf of the University of Montana when moving forward with their proposal.

PROJECT PLANNER:

The project planner is Jon Sand and can be reached at (406) 552-6629, or sandj@ci.missoula.mt.us.

PROJECT DESCRIPTION:

Development Services has received a request from IMEG Corp., on behalf of Strong Development LLC, for an 18-lot major subdivision and rezone of 2.27 acres located at 2348 River Road, which can be legally described as the east one-half of the west one-half of Lots 29 and 30 of Cobban and Dinsmore’s Orchard Homes, a platted subdivision in Missoula County, Montana, according to the recorded plat thereof. The proposed subdivision is named Strong Riverstone Subdivision.

The proposed subdivision is within Missoula City limits and is zoned RT10 Residential 10 (two-unit/townhouse). The proposal includes a request to rezone the subject property to RT5.4 Residential 5.4 (two-unit/townhouse). The RT5.4 zoning district permits the same residential building types as the RT10 zoning district. The permitted residential building types are detached houses, lot-line houses, two-unit townhouses and two-unit houses. The required setbacks and maximum height limits are the same for both the RT10 and RT5.4 zoning districts. The RT10 zoning district requires a minimum parcel area of 10,000 square feet, and a minimum of 10,000 square feet of parcel area per dwelling unit. The RT5.4 zoning district requires a minimum parcel area of 5,400 square feet and a minimum of 5,400 square feet of parcel area per dwelling unit.

The subject property is located in City Council Ward 6 and the River Road Neighborhood Council area.

PROJECT APPLICATION LINKS:

The application, preliminary plat, and other materials can be viewed here: https://www.ci.missoula.mt.us/3321/Strong-Riverstone-Subdivision-and-Rezone

PROJECT TIMELINE:

City Council Consent Agenda: May 20^th at 6:00 PM – First reading of the ordinance & refer to LUP

Planning Board: May 21^st at 6:00 PM – Planning Board Public Hearing

Land Use and Planning Committee: June 5^th at TBD – Informational Item

City Council: June 10^th 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 office at 435 Ryman Street, Missoula, MT 59802, or during the public meetings. Provide your comment by Friday, May 10^th, 2024, 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 planners are Lauren Stevens, who can be reached at (406) 552-6054 or stevensl@ci.missoula.mt.us, and Dave DeGrandpre, who can be reached at (406) 552-6633 or degrandpred@ci.missoula.mt.us.

REVIEW CRITERIA FOR ZONING AMENDMENTS (RE-ZONING):

City Council may either approve or deny the request. Standard zoning districts cannot be conditioned.

Title 20.85.040.G Review Criteria

In reviewing and making decisions on zoning amendments, the zoning officer, Planning Board and City Council must consider at least the following criteria:

1. Whether the proposed zoning amendment is consistent with MCA § 76-2-304:
   1. Whether the zoning is made in accordance with a growth policy;
   2. Whether the zoning is designed to secure safety from fire and other dangers;
   3. Whether the zoning is designed to promote public health, public safety , and the general welfare;
   4. Whether the zoning is designed to facilitate the adequate provision of transportation, water, sewerage, schools, parks, and other public requirements;
   5. Whether the zoning considers the reasonable provision of adequate light and air;
   6. Whether the zoning considers the effect on motorized and nonmotorized transportation systems;
   7. Whether the zoning considers the promotion of compatible urban growth;
   8. Whether the zoning considers the character of the district and its peculiar suitability for particular uses; and
   9. Whether the zoning conserves the value of buildings and encourages the most appropriate use of land throughout the jurisdictional area.
2. Whether the proposed zoning amendment corrects an error or inconsistency in the zoning ordinance or meets the challenge of a changing condition;
3. Whether the proposed zoning amendment is in the best interests of the city as a whole.

Title 20.85.040.H Protest Provisions

1. A formal protest petition opposing a zoning amendment must be submitted to the zoning officer or on the public record before the City Council's vote, allowing sufficient time for the city clerk to determine the validity of the petition.
2. A protest petition will be considered "valid" if it is signed by the owners of 25% or more of:
   1. The area of the parcels that are the subject of the proposed change; or
   2. The parcels or units, as defined in MCA § 70-23-102, within 150 feet of the parcel that is the subject of the proposed change. The area per unit to be included in the calculation of the protest shall be determined per MCA § 76-2-305.
3. When a valid protest petition has been submitted, approval of a zoning amendment requires a two-thirds majority vote of those City Council members present and voting.

REVIEW CRITERIA FOR SUBDIVISIONS:

City Council may either approve, approve with conditions, or deny the request.

4-010.14.A. Prerequisites for Approval.

The City Council may not approve or conditionally approve a subdivision application and preliminary plat unless the proposed subdivision:

• Provides easements for the location and installation of any planned utilities;
• Provides legal and physical access to each parcel within the subdivision and the notation of that access on the applicable plat and any instrument transferring the parcel;
• Assures that all required public improvements will be installed before final plat approval, or that such installation after final plat approval will be guaranteed as provided by Article 5 of the subdivision regulations; and
• Will comply with the requirements of Montana Code Annotated 76-3-504 regarding the disclosure and disposition of water rights.

4-010.14.B. Consideration - Standards.

In approving, conditionally approving or denying a subdivision application and preliminary plat, the City Council must consider whether the proposed subdivision complies with:

• The City of Missoula Subdivision Regulations including but not limited to the design standards set forth in Article 3;
• Applicable zoning regulations;
• Any other applicable local, state, and federal regulations; and
• The Montana Subdivision and Planning Act, including but not limited to the following impacts:
  1. Impact on agriculture;
  2. Impact on agriculture water user facilities;
  3. Impact on local services;
  4. Impact on the natural environment;
  5. Impact on wildlife;
  6. Impact on wildlife habitat; and
  7. Impact on public health and safety.

PROJECT DESCRIPTION:

City of Missoula Community Planning, Development, and Innovation has received a notice from MMW Architects on behalf of the University of Montana of their intent to construct a Residence Hall at the corner of Arthur Ave and E Beckwith Ave. The proposal includes construction of a new residence hall, a surface parking lot, and a ground sign. The subject property is located at 32 Campus Drive. The proposed project includes the removal of twenty-seven (27) trees from the site and the replacement of an existing ground sign at the corner of Arthur and E Beckwith identifying the southwest corner of campus.

The proposed scope of work for the project does not include the replacement of trees larger than 6” in diameter at breast height. Per the landscaping requirements in Title 20, Chapter 20.65.020.B.8, the removal of trees with a diameter breast height (DBH) of six inches or greater, single stem, must be mitigated by providing one or more replacement trees with a total combined DBH that is at least equal to the total DBH of trees that are removed. Approximately 183” of DBH will be removed on-site. The on-site quantity of new DBH is 81”. Including the right of way, the total DBH of proposed trees is 105.5”. The University intends to plant 63 new trees at the site to replace the 27 trees that will be removed. However, the combined DBH of the new trees is not sufficient to meet zoning code so a public forum is required.

The replacement ground sign will be placed approximately 21’ from Arthur Ave and 34’ from E Beckwith Ave. The proposed sign will be 72 square feet in area and will be 8 ft tall. The proposed ground sign will be non-illuminated. The proposed sign is larger than the maximum allowed area and height for a ground sign in the OP-3 zoning district per Title 20, Chapter 20.75.050.

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 University of Montana. 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/3230/Private-Development-Projects

PROJECT TIMELINE:

The hearing date is scheduled for May 6^th, 2024 at 6:00 PM. Information on how to attend the meeting 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 meeting.

Your comments may be considered by MMW Architects on behalf of the University of Montana when moving forward with their proposal.

PROJECT PLANNER:

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

PROJECT DESCRIPTION:

The City of Missoula is reviewing a petition from Tamara Ross of IMEG Corp., on behalf of property owner Feist Limited Partnership, requesting annexation into the City of Missoula, and zoning upon annexation of B2-2 Community Business, for Lot 59 of U.S. Government Survey #2, Section 30, Township 13 North, Range 19 West, Missoula County, Montana, P.M.M.

The lot encompasses 43,212 square feet (2.10 acres) and is currently zoned “Neighborhood Center” in the County, with a land use designation in the ‘Our Missoula’ City Growth Policy of Community Mixed Use. Upon annexation into the City of Missoula, the applicant has requested City zoning of B2-2 Community Business which is identified as a relatable zoning district under the Growth Policy. The B2-2 zoning district has no setbacks, a height limit of 50 feet, and allows for residential and some commercial development. The B2-2 zoning district would allow 43 dwelling units to be developed on the subject property.

PROJECT APPLICATION LINKS:

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

PROJECT TIMELINE:

City Council: May 20, 2024, Adopt Resolution of Intent, Set Public Hearing and Refer to LUP on Consent Agenda.

Land Use and Planning Committee: June 5, 2024 (Time TBD) – Informational item.

City Council: June 10, 2024, at 6:00 pm – City Council Public Hearing and Final Consideration on Resolution to Annex

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 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 Thursday, May 14, 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.

PROJECT PLANNER:

The project planner is Charlie Ream. They can be reached at 406-552-6351 or reamc@ci.missoula.mt.us.

PROJECT NAME:

Rezoning: 455 Mount & 910 Brooks from R5.4 Residential & C1-4 Commercial / Design Excellence Overlay to M1R-3 Limited Industrial-Residential & M1R-3 / Design Excellence Overlay

PROJECT DESCRIPTION:

An application is under review for rezoning of properties located at 455 Mount Avenue and 910 Brooks Street. The subject properties are located southeast of the intersection at Mount Avenue and Brooks Street. It is currently developed with one detached house, a multi-tenant commercial building, and a large detached garage structure. 455 Mount Avenue is currently zoned R5.4 Residential and 910 Brooks Street is currently zoned C1-4 Neighborhood Commercial / Design Excellence Overlay Corridor Typology 1-Node.

The applicant has concurrently applied for a boundary line relocation to allow the property at 910 Brooks Street to acquire a portion of the existing 455 Mount Avenue property containing the detached garage. Under the current zoning, a boundary line relocation would create a split-zoned parcel at 910 Brooks Street, which is not allowed under Title 20 Zoning Regulations. A rezone is required to create zoning districts that align with the new lot boundaries.

The applicant is requesting the proposed parcel at 910 Brooks Street be rezoned to M1R-3 Limited Industrial-Residential / Design Excellence Overlay Corridor Typology 1-Node. The remaining parcel at 455 Mount is requested to be rezoned to M1R-3 Limited Industrial-Residential. The Design Excellence Overlay applies additional site and building standards to new construction and modifications of existing development. Fore more information, view the Design Excellence page on the City’s website.

910 Brooks: The existing C1-4 and proposed M1R-3 zoning districts allow the same residential building types and similar uses, but the existing C1-4 allows maximum building heights of up to 125 feet and the requested M1R-3 only allows buildings of up to 65 feet. Both zoning districts allow for a density of one dwelling unit per 1,000 square feet of parcel area. The current lot configuration would allow for 37 dwelling units. The proposed lot configuration would allow for 49 dwelling units, though no new development is currently proposed. Setbacks are the same for both zoning districts. To review all permitted, prohibited, and conditional uses for each zoning district, see Title 20, Section 20.10.020 and Title 20, Section 20.15.20 and compare the C1-4 and M1R-3 uses in Tables 20.10-1 and 20.15-1.

455 Mount Avenue: The existing R5.4 Residential zoning district allows for detached houses and lot line houses at a density of one dwelling unit per 5,400 square feet of parcel area. The current lot layout and zoning would allow for up to three dwelling units. The proposed M1R-3 zoning district allows one dwelling unit per 1,000 square feet of parcel area. The proposed zoning and lot layout would allow for 6 dwelling units, though no new development is currently proposed. The R5.4 zoning district has a maximum height of 30 or 35 feet depending on roof pitch. The M1R-3 district has a 65 foot height maximum. The R5.4 district requires a 20-foot front and rear setback and a 7.5-foot side setback. The M1R-3 zoning district does not have setbacks unless the parcel abuts a residential zoning district. In this case, 455 Mount Avenue would require a 20-foot front setback on Mount Ave. and a 7.5-foot side setback on the east property line. The R5.4 zoning district primarily only allows residential development. The M1R-3 zoning district allows for residential, commercial, and some limited industrial development. To review all permitted, prohibited, and conditional uses for each zoning district, see Title 20, Section 20.05.020 and Title 20, Section 20.15.20 and compare the R5.4 and M1R-3 uses in Tables 20.05-1 and 20.15-1.

For general rezoning information, review the FAQ’s on this page.

The subject property is in the Rose Park 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:

City Council: Monday, April 15, 2024, at 6:00 – Consent Agenda, 1^st reading of ordinance, set City Council Public Hearing, & refer item to Land Use and Planning Committee

Planning Board: Tuesday, April 16, 2024, at 6:00 pm – Public Hearing

Land Use and Planning Committee: Wednesday, May 8, 2024, (Time TBD) – Informational Meeting

City Council: Monday, May 13, 2024, at 6:00 pm – Public Hearing, Final Consideration & Vote on Rezoning Request

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 Tuesday, April 9, 2024 to be included in the staff report provided to Planning Board. 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)

PROJECT PLANNER:

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

PROJECT DESCRIPTION:

An application is under review for the rezoning of 1114 Poplar Street. The subject property is located north of Interstate 90 and southeast of Van Buren St. It is currently developed with a two-unit house.

The site is currently zoned R5.4 Residential/Blossom’s Bed and Breakfast Planned Unit Development Overlay. The applicant is seeking to remove the PUD overlay and rezone to the R5.4 Residential baseline zoning. City Council will either approve or deny the rezoning request. The requested zoning district is a standard zoning district 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 went through a rezoning in 2004 for the establishment of Blossom’s Bed and Breakfast PUD overlay to supplement the existing R5.4 Residential zoning and allow for a 4-room bed and breakfast. Removal of the PUD overlay would deem the existing bed and breakfast use as a lawfully established conditional use.

The R5.4 Residential zoning allows for detached houses and lot line houses, and the density allowed is 1 dwelling unit per 5,400 square feet. The setback requirements in R5.4 Residential zoning district are 20 feet from the front (Poplar Street) and rear (alley), 10 feet from the street side (Taylor Street), and 7.5 feet minimum (or 1/3 the building height) from the interior side. The maximum allowed height is 30/35 feet depending on the roof pitch.

Rezoning FAQ’s are available on the righthand side of the Development Applications page on Engage Missoula.

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

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, April 2^nd, 2024, at 6:00 pm – Public Hearing.

City Council: Monday April 8^th, 2024 at 6:00 pm – Consent Agenda. First Reading of the Ordinance, refer item to Land Use and Planning Committee and set Council Public Hearing.

Land Use and Planning Committee: Wednesday, April 17^th, 2024, (Time TBD) – Informational Meeting.

City Council: Monday, April 22^nd, 2024, at 6:00 pm – Public Hearing and Decision on Rezoning Request.

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 Monday March 22^nd, 2024 for the comment to be provided to Planning Board. 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. To attend the Planning Board meeting in person, please go to the Sophie Moiese Room on the first floor of the County Courthouse at 200 W Broadway Street. To attend the City Council public hearing in perso, please go to Council Chambers at 140 W Pine Street. To attend the meeting virtually via Microsoft TEAMs, more information on how to attend will be posted here: https://www.ci.missoula.mt.us/1149/AgendasWebcastsMinutes(External link)

PROJECT PLANNER:

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

PROJECT DESCRIPTION:

An application is under review for rezoning of properties located at 1010, 1020, and 1030 Reserve St. The subject properties are located between South 8th Street West and South 9th Street West at the intersection of Reserve Street. It is currently developed with two detached houses.

The site is currently zoned B3-2 (Business Mixed-Use) with a Design Excellence Corridor - Typology 4 Overlay. The applicant is seeking to change the zoning to C2-3 (Community Commercial) with a Design Excellence Corridor - Typology 4 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 B3-2 and C2-3 zoning districts allow the same residential and nonresidential building types. To review all permitted, prohibited, and conditional uses for each zoning district, see Title 20, Section 20.10.020 and compare the B3 and C2 uses in the table.

The rezoning would increase the density from one dwelling unit per 2,000 square feet of parcel area to one dwelling unit per 1,000 square feet of parcel area. With the current B3-2 zoning, the zoning parcel would allow 25 dwelling units. Under the proposed C2-3 zoning, the zoning parcel would allow 51 dwelling units. The setbacks are the same for both zoning districts. The maximum permitted height would increase to 65 feet. The current maximum height is 50 feet.

For general rezoning information, review the FAQ’s on this page.

The subject property is in Franklin to the Fort Neighborhood and Council Ward 6.

PROJECT APPLICATION LINKS:

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

KEY DATES:

City Council: Monday, March 25, 2024, at 6:00 – Consent Agenda, 1^st reading of ordinance, set Council Public Hearing, & refer item to Land Use and Planning Committee

Planning Board: Tuesday, April 2, 2024, at 6:00 pm – Public Hearing

Land Use and Planning Committee: Wednesday, April 10, 2024, (Time TBD) – Informational Meeting

City Council: Monday, April 22, 2024, at 6:00 pm – Public Hearing, Final Consideration & Vote on Rezoning Request

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 Tuesday, March 19, 2024, to be included in the staff report provided to Planning Board. 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)

PROJECT PLANNER:

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

PROJECT DESCRIPTION:

An application is under review for rezoning of property located at 2361 and 2359 W Kent Ave. The property is located two blocks east of C.S. Porter Middle School. It is currently developed with two detached houses and a shared detached garage. The site is currently zoned RT5.4 Residential (two-unit/townhouse). The applicant is seeking to change the zoning to RM1-35 Residential (multi-dwelling). 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 RT5.4 zoning district permits detached house, duplex, and two-unit townhouse residential building types. The required setbacks are 20 feet in front and rear, 7.5 feet or one-third the building height on interior sides, and 10 feet on street sides. The maximum height is 30 feet for buildings with primary roof pitch of less than 8 in 12 and 35 feet for buildings with primary roof pitch of 8 in 12 or greater. This zoning district permits a density of one dwelling unit per 5,400 square feet. This density allows 2 dwelling units on the property.

The RM1-35 zoning district permits all the same residential building types as well as three-unit+ townhouse, multi-dwelling building and multi-dwelling house. The RM1-35 zoning district permits some additional public/civic uses as well as office, personal improvement service, and residential support services which are not permitted in the RT5.4 zoning district. The front, rear, and street side setbacks are the same for both the RT5.4 and RM1-35 zoning districts. The side setback in the RM1-35 zoning district is 5 feet. The maximum height of the RM1-35 zoning district is 35 feet. This zoning district permits a density of one dwelling unit per 1,000 square feet. This density would allow up to 14 dwelling units on the property.

The subject property is in Franklin to the Fort Neighborhood and Council Ward 5.

PROJECT APPLICATION LINKS:

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

PROJECT TIMELINE:

City Council: Monday, February 26, 2024, at 6:00 – Consent Agenda, 1^st reading of ordinance, set Council Public Hearing, & refer item to Land Use and Planning Committee

Planning Board: Tuesday, March 5, 2024, at 6:00 pm – Public Hearing

Land Use and Planning Committee: Wednesday, March 27, 2024, (Time TBD) – Informational Meeting

City Council: Monday, April 1, 2024, at 6:00 pm – Public Hearing

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 Tuesday, February 20, 2024, to be included in the staff report provided to Planning Board. 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)

PROJECT PLANNER:

The project planner is Charlie Ream. They can be reached at (406) 552-6351 or reamc@ci.missoula.mt.us.

PROJECT DESCRIPTION:

The City of Missoula Development Services has received a request from Mike Morgan of Hoffmann-Morgan Associates, representing Drake Lemm of 1325 Montana St, for an Administrative Adjustment to increase the number of dwelling units allowed from 16 to 17 units. Title 20 Zoning Code, 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 16,250 square feet or 95.6% of the required 17,000 square feet needed for 17 dwelling units.

If approved by the Zoning Officer, the parcel will be permitted to have 17 dwelling units instead of 16.

PROJECT APPLICATION LINKS:

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

PROJECT TIMELINE:

15-Day Noticing Period: January 23- February 7, 2024

Administrative Action: February 7, 2024

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 Wednesday, February 7, 2024 to be included in the report prepared by staff.

PROJECT PLANNER:

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