Category Franklin to the Fort Show all
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Rezoning: 1010, 1020, 1030 Reserve St. B3-2 / DE-C to C2-1 / DE-C
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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.
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Rezone: 2130-2136 Eaton Street and 2252-2258 W Central Avenue
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UPDATE: This project was approved on February 10, 2025. This case is now closed for comment.
PROJECT DESCRIPTION:
An application is under review for rezoning of the property located at 2130-2136 Eaton Street and 2252-2258 W Central Avenue from RM2.7 Residential (multi-dwelling) to RM1-35 Residential (multi-dwelling). The property is located on the northeast corner of Eaton St and West Central Avenue. Two, 4-plex buildings are currently on the property. The RM2.7 Residential (multi-dwelling) zoning district requires a minimum parcel area of 3,000 square feet, and a minimum parcel area per unit of 2,700 square feet. The required setbacks are 20 feet in the front and rear, 5 feet on interior sides, and 10 feet for street sides. The maximum height is 30 or 35 feet, depending on roof pitch. The permitted residential building types are detached house, lot line house, 2, and 3+ unit townhouses, 2-unit house, and multi-dwelling house and building. The RM1-35 Residential (multi-dwelling) zoning district requires a minimum parcel area of 3,000 square feet, and a minimum parcel area per unit of 1,000 square feet. The required setbacks are 20 feet in the front and rear, 5 feet on interior sides, and 10 feet for street sides. The maximum building height is 35 feet. The permitted residential building types are detached house, lot line house, 2, and 3+ unit townhouses, 2-unit house, and multi-dwelling house and building.
The rezoning would increase the density from one dwelling unit per 2,700 square feet of parcel area to one dwelling unit per 1,000 square feet of parcel area. With the current RM2.7 zoning, the zoning parcel would allow (4) dwelling units. Currently there are (8) legally non-conforming dwelling units on this parcel. Under the proposed RM1-35 zoning, the zoning parcel would allow (12) dwelling units. The maximum permitted height would be 35 feet, regardless of roof pitch.
The proposed RM1-35 zoning district would permit a few more uses than the existing zoning, like College/University, Fraternity/Sorority, Office, Personal Improvement Services, and Residential Support Services. Non-Accessory Parking and Water Testing Laboratory uses would become conditional uses.
Information on the RM2.7 Residential (multi-dwelling) and RM1-35 Residential (multi-dwelling) zoning designations can be found in Title 20 at the following link: https://library.municode.com/mt/missoula/codes/municipal_code
For general rezoning information, review the FAQ’s on this page.
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
KEY DATES:
Planning Board: Tuesday, January 21, 2025, at 6:00 pm – Public Hearing
City Council: Monday, January 27, 2025, at 6:00 – Consent Agenda, 1st reading of ordinance, set Council Public Hearing, & refer item to Land Use and Planning Committee. No presentation.
Land Use and Planning Committee: Wednesday, February 5, 2025, (Time TBD) – Informational Meeting
City Council: Monday, February 10, 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 Tuesday, January 14, 2025, to accompany 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)
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 Kristin Spadafore. They can be reached at (406) 552-6152 or spadaforek@ci.missoula.mt.us.
