Rezoning: 1201/1203 River Rd & 401 N California St
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.
R80 (existing) |
RT10 (existing) |
B2-2 (existing) |
B2-3 (proposed) |
|
Min. Parcel Area/Unit (sf): |
80,000 |
10,000 |
1,000 |
1,000 |
|
Setbacks (ft): Front Side (interior) Side (street) Rear |
25 25 12.5 25 |
20 7.5 10 20 |
Match abutting Match abutting 25% of parcel depth 25% of parcel depth *N/A if not abutting R district |
Match abutting Match abutting 25% of parcel depth 25% of parcel depth *N/A if not abutting R district |
Max. Height (ft): |
35 |
35 |
50 |
65 |
Allowed Uses/Building Types (summarized): |
Single-family homes, schools, religious assemblies, community gardens, etc. |
Single-family homes, two-unit townhouses, duplexes, schools, religious assemblies, community gardens, etc. |
All residential building types, schools/universities, religious assemblies, restaurants, offices, personal improvement services, retail sales, limited industrial, microbreweries, community gardens, etc. |
All residential building types, schools/universities, religious assemblies, restaurants, offices, personal improvement services, retail sales, limited industrial, microbreweries, community gardens, etc. |
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.
