Category Moose Can Gully Neighborhood Show all
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Subdivision, Annexation, & Rezone: Wildroot
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PROJECT DESCRIPTION:
Development Services received a request from Cushing Terrell, on behalf of Pando Holdings, for a phased 248-lot major subdivision, annexation of 41.34 acres, and rezoning of the property located at and nearby 1600 Rimel Rd in Missoula adjacent to Hillview Way. Once complete, the subdivision would contain 21 townhome lots, 226 single-family lots, and 1 multi-family lot with 203 units. The property consists of 106.6 acres within seven parcels, two of which are already within City limits and five parcels to be annexed as a part of this proposal. The legal description can be summarized as seven tracts of land in the southwest quarter of the southwest quarter of Section 5 and the southeast quarter of Section 6, Township 12 North, Range 19 West, P.M.M. Missoula County, Montana.
The property abuts either existing residential development (generally to the west) or residential zoning (generally vacant at this time to the east) on all sides and one religious assembly use to the south. Another upcoming subdivision proposal, Meadow View Homes, is located nearby at the northwest corner across Hillview Way. The property was historically used for pasture grazing and a single-family home on site will be removed as a part of the proposal.
The proposed design is broken into 7 phases and improvements include the extension of a new collector road off Rimel Road, new water and sewer infrastructure, additional parkland, trail connections, and improvements to Hillview Way. The first phase of the proposed subdivision is the multi-family development currently permitted and under construction at the southwest parcel of the project area off Hillview Way.
The two parcels currently located within Missoula city limits are zoned a mix of RM1-35 Residential (multi-dwelling), RM0.5 Residential (multi-dwelling), R8 Residential, and B2-1 Community Business. The Hillview Heights Overlay also encompasses a portion of the western part of the site. The five parcels currently located in the County are zoned Residential (R) under Missoula County Zoning Regulations.
The proposed zoning for the site includes RM0.5 Residential (multi-dwelling), RM1-35 Residential (multi-dwelling), and R5.4 Residential. The proposal also requests the removal of the Hillview Heights overlay. The requested rezone is proposed to remove split-zoning currently in place on the property and to provide appropriate zoning for the future proposed residential development with higher density development located closer to Hillview Way and single-family uses as the site moves east and steepens.
The proposed zoning designations allow for a wide range of housing types including multi-dwelling buildings, townhomes, and single-family residences. The City’s Our Missoula Growth Policy identifies land use designations for the property of Residential High Density (24 – 43 dwelling units per acre) on the west side of the subject property and Residential Medium Density (3 – 11 dwelling units per acre) as you move east across the site. If developed as proposed, the subdivision would result in an overall density of just over 4 dwelling units per acre, which aligns with the general intent set forth in the Growth Policy, especially given that the proposal calls out higher density development to the west along Hillview Way and less dense development moving east, which upholds with Growth Policy recommendations.
The subdivision includes 7.8 acres of dedicated parkland that includes a new 8-foot wide gravel path connecting Moose Can Gully Trail to Rimel Road and an extensive network of less invasive singletrack
trails. In addition to parkland, 21.9 acres of common area would be accessible to residents and the public. The common areas are integrated into the overall layout of residential lots, providing additional trail connections throughout the neighborhood.
The subdivision includes six variance requests from the City Subdivision Regulations relating to allowing one dead-end street, exceeding block lengths in three different areas, accepting a trail alignment along Rimel Rd not fully meeting street/sidewalk standards, and permitting alleys to provide primary vehicular access to five lots.
PROJECT APPLICATION LINKS:
The application, preliminary plat, and other materials can be viewed here: https://www.ci.missoula.mt.us/3308/Wildroot-Subdivision
PROJECT TIMELINE:
· City Council Consent Agenda: August 19, 2024 at 6:00 PM – Resolution of intent to annex, first reading of a zoning ordinance, refer the item to the Land Use and Planning Committee, and set a Public Hearing.
· Planning Board: August 20, 2024 at 6:00 PM – Planning Board (City/County) Public Hearing
· Land Use and Planning Committee: August 28, 2024 at TBD – Informational Item (no decision)
· City Council: September 9, 2024 at 6:00 PM – City Council Public Hearing and Decision
All meetings will be held in a hybrid format, with the option to attend in-person or virtually via Microsoft TEAMs videoconferencing. To attend remotely, TEAMs links will be available on meeting agendas at the time of posting.
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 Development Services office at 435 Ryman Street, Missoula, MT 59802, or during the public meetings. Provide your comment by Friday, August 9, 2024, to be included in the staff report provided to the Planning Board. Your comments will be considered by City Council in their decision to approve or deny this request.
PROJECT PLANNER: The project planner is Tara Porcari, who can be reached at porcarit@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:
a. Whether the zoning is made in accordance with a growth policy;
b. Whether the zoning is designed to secure safety from fire and other dangers;
c. Whether the zoning is designed to promote public health, public safety , and the general welfare;
d. Whether the zoning is designed to facilitate the adequate provision of transportation, water, sewerage, schools, parks, and other public requirements;
e. Whether the zoning considers the reasonable provision of adequate light and air;
f. Whether the zoning considers the effect on motorized and nonmotorized transportation systems;
g. Whether the zoning considers the promotion of compatible urban growth;
h. Whether the zoning considers the character of the district and its peculiar suitability for particular uses; and
i. 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:
a. The area of the parcels that are the subject of the proposed change; or
b. 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:
o Impact on agriculture;
o Impact on agriculture water user facilities;
o Impact on local services;
o Impact on the natural environment;
o Impact on wildlife;
o Impact on wildlife habitat; and
o Impact on public health and safety.
