Rezoning: 1010, 1020, 1030 Reserve St. B3-2 / DE-C to C2-1 / DE-C
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 with frontage on Reserve Street. It is currently developed with two detached houses.
The site is currently zoned B3-2 (Business Mixed-Use) / DE-C Design Excellence Corridor - Typology 4 Overlay. The applicant is seeking to change the zoning to C2-1 (Community Commercial) / DE-C 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 C2-1 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 allowable 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 up to (25) dwelling units. Under the proposed C2-1 zoning, the zoning parcel would allow up to (51) dwelling units. The setbacks are the same for both zoning districts. The maximum permitted height in the C2-1 zoning district is 40 feet, which is a decrease of 10 feet in the maximum height allowed. The maximum permitted height in the B3-2 zoning district (current) 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 City 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, October 27, 2025 at 6:00 – Consent Agenda, 1st reading of ordinance, set Council Public Hearing, & refer item to Land Use and Planning Committee
Planning Board: Tuesday, November 4, 2025, at 6:00 pm – Public Hearing
Land Use and Planning Committee: Wednesday, November 12, 2025 (Time TBD) – Informational Meeting
City Council: Monday, November 17, 2025 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 Friday October 24, 2025, to be included with 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.
The Planning Board public hearing will be held at 200 W Broadway (Sophie Moise). The City Council public hearing and Land Use and Planning committee meeting will be held at City Council Chambers, 140 W. Pine Street. All meetings will be held in a hybrid format, with the option to attend in person or virtually via Microsoft TEAMs. Information on how to view or participate in the City Council meeting will be available online at: https://www.ci.missoula.mt.us/1149/AgendasWebcastsMinutes(External link)
PROJECT PLANNER:
The project planner is Jon Sand. They can be reached at (406) 552-6629 or sandj@ci.missoula.mt.us.
