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  • Subdivision and Rezone: 123 S Curtis Street

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    PROJECT DESCRIPTION:

    Development Services has received a request from IMEG Corp., on behalf of Homes for Missoula, LLC, for a 10-lot major subdivision and rezone of 1.58 acres located at 123 S. Curtis Street and legally described as the south 110 feet of Lot 5 of Curtis Addition, located in the southwest one-quarter of Section 20, Township 13 North, Range 19 West, P.M.M. Missoula County, as described in Book 1088, at Page 547. The subject property is located in City Council Ward 6 and is within the River Road Neighborhood Council. The proposed subdivision is named Carrera Commons Subdivision.

    The proposed subdivision is within Missoula City limits and is zoned RT10 Residential (two-unit/townhouse). The proposal includes a request to rezone the subject property to RT5.4 Residential (two-unit/townhouse). The current RT10 and proposed RT5.4 zoning districts both permit detached houses, lot-line houses, two-unit townhouses and two-unit houses (duplexes). The setbacks for both zoning districts are the same with a requirement of 20 feet in the front and rear and 7.5 feet on the sides. The maximum height limit of 30 or 35 feet, depending on roof pitch, is also the same for both zoning districts. The RT10 zoning district requires a minimum parcel area of 10,000 square feet, and a minimum of 10,000 square feet of parcel area per dwelling unit, which would currently permit a maximum of 6 dwelling units. The RT5.4 zoning district requires a minimum parcel area of 5,400 square feet, and a minimum of 5,400 square feet of parcel area per dwelling unit, which would permit a maximum of 12 dwelling units.

    PROJECT APPLICATION LINKS:

    The application, preliminary plat, and other materials can be viewed here:

    https://www.ci.missoula.mt.us/3334/Carrera-Commons-123-S-Curtis-Street

    PROJECT TIMELINE:

    Planning Board: September 3rd at 6:00 PM – Planning Board Public Hearing

    City Council Consent Agenda: September 9th at 6:00 PM – First reading of the ordinance & refer to LUP

    Land Use and Planning Committee: September 18th at TBD – Informational Item

    City Council: September 23rd at 6:00 PM – City Council Public Hearing

    All meetings will be held in a hybrid format, with the option to attend in-person or virtually via Microsoft TEAMs.

    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 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, August 26th, 2024 to be provided with the staff report to the Planning board and September 20th, 2024, to be provided to City Council. Your comments may be considered by City Council in their decision to approve or deny this request.

    PROJECT PLANNER:

    The project planners is Alex Bramlette who can be reached at (406) 552-6052 or bramlettea@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:
      1. Whether the zoning is made in accordance with a growth policy;
      2. Whether the zoning is designed to secure safety from fire and other dangers;
      3. Whether the zoning is designed to promote public health, public safety , and the general welfare;
      4. Whether the zoning is designed to facilitate the adequate provision of transportation, water, sewerage, schools, parks, and other public requirements;
      5. Whether the zoning considers the reasonable provision of adequate light and air;
      6. Whether the zoning considers the effect on motorized and nonmotorized transportation systems;
      7. Whether the zoning considers the promotion of compatible urban growth;
      8. Whether the zoning considers the character of the district and its peculiar suitability for particular uses; and
      9. 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:
      1. The area of the parcels that are the subject of the proposed change; or
      2. 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:
      1. Impact on agriculture;
      2. Impact on agriculture water user facilities;
      3. Impact on local services;
      4. Impact on the natural environment;
      5. Impact on wildlife;
      6. Impact on wildlife habitat; and
      7. Impact on public health and safety.


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  • Subdivision and Rezone: Meadow View Homes

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    PROJECT DESCRIPTION:

    Development Services has received a request from Professional Consultants, Inc., on behalf of Meadowview Partners, LLC, for a 97-lot major subdivision and rezone of 31.47 acres located at 4824 Clearview Way that can be legally described as Tract 1 of Certificate of Survey No. 4969 and Tract A of Certificate of Survey No. 6904 in the Southeast ¼ of Section 6, Township 12 North, Range 19 West, P.M.M. and a parcel of land in the Southwest ¼ of the Northeast ¼ of Section 6, Township 12 North, Range 19 West, P.M.M., recorded in records of Missoula County, Montana, at Page 1453 of Book 463 Micro. The subject property is located in City Council Ward 5 and is partially within the Moose Can Gully and South 39th Street Neighborhood Council areas. The proposed subdivision is named Meadow View Homes Subdivision.

    The proposed subdivision is within Missoula City limits and is zoned R40 Residential 40. The proposal includes a request to rezone the subject property to RT5.4 Residential 5.4 (two-unit/townhouse). The permitted residential building types in the R40 zoning district are detached houses and lot-line houses while the RT5.4 zoning district allows detached houses, lot-line houses, two-unit townhouses and two-unit houses (duplexes). The required setbacks in the R40 zoning district are 25 feet in the front and rear and 15 feet on the sides. The required setbacks in the RT5.4 zoning district are 20 feet in the front and rear and 7.5 feet on the sides. The maximum height limits are the same for both the R40 and RT5.4 zoning districts. The R40 zoning district requires a minimum parcel area of 40,000 square feet, and a minimum of 40,000 square feet of parcel area per dwelling unit. The RT5.4 zoning district requires a minimum parcel area of 5,400 square feet, and a minimum of 5,400 square feet of parcel area per dwelling unit.

    PROJECT APPLICATION LINKS:

    The application, preliminary plat, and other materials can be viewed here:

    https://www.ci.missoula.mt.us/3304/Meadow-View-Homes-Subdivision-Rezone

    PROJECT TIMELINE:

    City Council Consent Agenda: October 7th at 6:00 PM – First reading of the rezoning ordinance & refer to the City Council Land Use and Planning Committee

    Planning Board: October 15th at 6:00 PM – Planning Board Public Hearing

    Land Use and Planning Committee: October 23rd (time TBD) – Informational Item

    City Council: October 28th at 6:00 PM – City Council Public Hearing


    All meetings will be held in a hybrid format, with the option to attend in-person or virtually via Microsoft TEAMs.

    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 office at 435 Ryman Street, Missoula, MT 59802, or during the public meetings. Provide your comment by Friday, September 13th, 2024, to be included in the staff report provided to City Council. Your comments may be considered by City Council in their decision to approve or deny this request.

    PROJECT PLANNER:

    The project planners are Lauren Stevens, who can be reached at (406) 552-6054 or stevensl@ci.missoula.mt.us, and Dave DeGrandpre, who can be reached at (406) 552-6633 or degrandpred@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:
      1. Whether the zoning is made in accordance with a growth policy;
      2. Whether the zoning is designed to secure safety from fire and other dangers;
      3. Whether the zoning is designed to promote public health, public safety , and the general welfare;
      4. Whether the zoning is designed to facilitate the adequate provision of transportation, water, sewerage, schools, parks, and other public requirements;
      5. Whether the zoning considers the reasonable provision of adequate light and air;
      6. Whether the zoning considers the effect on motorized and nonmotorized transportation systems;
      7. Whether the zoning considers the promotion of compatible urban growth;
      8. Whether the zoning considers the character of the district and its peculiar suitability for particular uses; and
      9. 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:
      1. The area of the parcels that are the subject of the proposed change; or
      2. 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:
      1. Impact on agriculture;
      2. Impact on agriculture water user facilities;
      3. Impact on local services;
      4. Impact on the natural environment;
      5. Impact on wildlife;
      6. Impact on wildlife habitat; and
      7. Impact on public health and safety.



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  • Rezoning: 715 and 725 W Central Ave.

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    CLOSED: This discussion has concluded.
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    UPDATE: The rezoning request was approved on August 26, 2024. This case is now closed for comment.

    PROJECT DESCRIPTION:

    An application is under review for rezoning of property located at 715 & 725 W. Central Ave. The property is located on the block west of Washington Middle School and across the street from Southside Lions Park. The request is to rezone two parcels from RM1-35 Residential (multi-dwelling) to B2-2 Community Business. 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.

    Currently zoned RM1-35, the buildings occupying the subject parcels are operating as legal non-conforming multi-tenant commercial businesses. The rezone request of B2-2 aligns with Our Missoula Growth Policy and community business is supported by the Midtown Master Plan. Title 20 Table 20.10-1 outlines uses allowed in Business Districts.

    The B2-2 Community Business zoning district has no minimum parcel area, except a minimum 3,000 square feet parcel area is required for single-purpose residential and mixed-use buildings. The minimum parcel area per dwelling unit is 1,000 square feet and there is no minimum parcel area per unit for vertical mixed-use buildings. The setbacks and building height of the B2-2 zoning district are as follows:

    Setbacks:

    Front - (North) - Front setbacks are required only when a Business or Commercially zoned parcel abuts a Residentially zoned parcel with frontage on the same street. In such cases, the B- or C-zoned parcel must match the actual front setback of the building that exists on the abutting R-zoned parcel, but no greater than the required setback for the abutting R-zoned parcel. In this case, a 20-foot front setback may be required unless the abutting structures are set back less than 20 feet from the front property line.

    Side – 5 ft. Applicable to the east and west property lines since they will abut residential zoning.

    Rear - (Alley) – None

    Max Height: 50 ft., however for parcels abutting R districts that have a maximum allowed building height of 35 feet or less, this is the maximum building height at the point of the required minimum setback line is 35 feet. Height may be increased above 35 feet by up to one foot (vertical) for each 6 inches of building setback or upper floor step-back.

    The subject property is in Rose Park Neighborhood and Council Ward 4.

    PROJECT APPLICATION LINKS:

    The application packet can be viewed here: https://www.ci.missoula.mt.us/3230/Private-Development-Projects

    PROJECT TIMELINE:

    City Council: Monday, August 5, at 6:00 – Consent Agenda, 1st reading of ordinance, set Council Public Hearing, & refer item to Land Use and Planning Committee

    Planning Board: Tuesday, August 6, 2024, at 6:00 pm – Public Hearing

    Land Use and Planning Committee: Wednesday, August 21, 2024, (Time TBD) – Informational Meeting

    City Council: Monday, August 26, 2024, at 6:00 pm – Public Hearing

    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 Wednesday July 17, 2024, to be included in the staff report provided to Planning Board and City Council. Your comments may be considered by Planning Board and City Council in their decision to approve or deny this request.

    All City Council 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 meeting will be held in a hybrid format from the Sophie Moiese Room of the County Courthouse.

    PROJECT PLANNER:

    The project planner is Jon Sand. They can be reached at (406) 552-6629 or sandj@ci.missoula.mt.us.

  • Rezoning: 1010, 1020, 1030 Reserve St. B3-2 / DE-C to C2-3 / DE-C

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    CLOSED: This discussion has concluded.
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    UPDATE: The rezoning request was denied on April 22, 2024. This case is now closed for comment.

    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 at the intersection of Reserve Street. It is currently developed with two detached houses.

    The site is currently zoned B3-2 (Business Mixed-Use) with a Design Excellence Corridor - Typology 4 Overlay. The applicant is seeking to change the zoning to C2-3 (Community Commercial) with a 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 C2-3 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 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 25 dwelling units. Under the proposed C2-3 zoning, the zoning parcel would allow 51 dwelling units. The setbacks are the same for both zoning districts. The maximum permitted height would increase to 65 feet. The current maximum height 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 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, March 25, 2024, at 6:00 – Consent Agenda, 1st reading of ordinance, set Council Public Hearing, & refer item to Land Use and Planning Committee

    Planning Board: Tuesday, April 2, 2024, at 6:00 pm – Public Hearing

    Land Use and Planning Committee: Wednesday, April 10, 2024, (Time TBD) – Informational Meeting

    City Council: Monday, April 22, 2024, 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 Tuesday, March 19, 2024, to be included in 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)

    PROJECT PLANNER:

    The project planner is Zoe Walters. They can be reached at (406) 552-6399 or waltersz@ci.missoula.mt.us.

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