Rezoning/Release of Deed Restriction: 550 N California St. Missoula Youth Homes
UPDATE: The rezoning request was approved on December 18, 2023. This case is now closed for comment.
PROJECT DESCRIPTION:
Development Services has received a request from MMW Architects representing Missoula Youth Homes to rezone the property addressed 550 N. California St. from Missoula Youth Homes PUD to C1-3 Neighborhood Commercial with a DE-D Design Excellence Downtown Gateway Overlay. The current Planned Unit Development (PUD) zoning allows a 16-bed youth home which is considered a group living use. Missoula Youth Homes is able to accommodate youths that need this service at their other three shelters. They would like to use this structure for administrative offices in addition to a few medical offices offering outpatient therapeutic services. The need to allow other uses at the site is the reason for the rezoning request. For more information, see the cover letter in the application packet.
There is currently a deed restriction on the property from 1991 stating that the property may only be used for low to moderate income housing. The youth homes complied with this restriction. In order to allow the property to be used for offices supporting the needs of Missoula Youth Homes, the deed restriction must be released. The public hearing for the rezoning will include a recommended motion to release the deed restriction.
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 Missoula Youth Homes PUD zoning allows for a 16-bed youth attention home and offices accessory to the home. The PUD zoning, established in 1991, also allows for a 6-unit apartment building. The PUD states this apartment building was to be constructed at a later date, however no such building exists. The uses and development options within the PUD are very limited. The C1-3 Neighborhood Commercial district allows for various commercial and civic uses as well as a few limited industrial uses. The C1-3 district also allows residential development at a density of 1 unit per 1,000 square feet of parcel area. All residential building types including multi-dwelling, townhouse, duplex, and detached house are permitted. The maximum height of the C1-3 district is 65 feet. The Design Excellence Overlay is a zoning overlay that adds additional development standards to the base zoning district. The Downtown Gateway Design Excellence subdistrict applies to surrounding properties with commercial zoning and should be applied to this property as well.
Information on the C1-3 Neighborhood Commercial zoning designation and the Design Excellence Overlay can be found in Title 20, Sections 2.10, 20.25.080, and 20.25.081 at the following link: https://library.municode.com/mt/missoula/codes/municipal_code
Rezoning FAQ’s are available on the righthand side of the Development Applications page on Engage Missoula.
The subject property is in the Westside Neighborhood Council and City Council Ward 2.
PROJECT APPLICATION LINKS:
The application packet can be viewed here: https://www.ci.missoula.mt.us/1638/Private-Development-Projects
KEY DATES:
City Council: Monday November 27, 2023 at 6:00 pm – Consent Agenda. First Reading of Ordinance.
Planning Board: Tuesday, December 5, 2023, at 6:00 pm – Public Hearing
City Council: Monday, December 11, 2023, at 6:00 pm – Public Hearing
Land Use and Planning Committee: Wednesday, December 13, 2023, (Time TBD) – Informational Meeting
City Council: Monday, December 18, 2023, at 6:00 pm – Final Consideration & Vote on Rezoning Request/Deed Restriction
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 December 4th, 2023 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, 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 Cassie Tripard. She can be reached at (406) 552-6673 or TripardC@ci.missoula.mt.us.
