Category Subdivision   Show all

  • Strong Riverstone Subdivision & Rezone

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    PROJECT DESCRIPTION:

    Development Services has received a request from IMEG Corp., on behalf of Strong Development LLC, for an 18-lot major subdivision and rezone of 2.27 acres located at 2348 River Road, which can be legally described as the east one-half of the west one-half of Lots 29 and 30 of Cobban and Dinsmore’s Orchard Homes, a platted subdivision in Missoula County, Montana, according to the recorded plat thereof. The proposed subdivision is named Strong Riverstone Subdivision.

    The proposed subdivision is within Missoula City limits and is zoned RT10 Residential 10 (two-unit/townhouse). The proposal includes a request to rezone the subject property to RT5.4 Residential 5.4 (two-unit/townhouse). The RT5.4 zoning district permits the same residential building types as the RT10 zoning district. The permitted residential building types are detached houses, lot-line houses, two-unit townhouses and two-unit houses. The required setbacks and maximum height limits are the same for both the RT10 and RT5.4 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. 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.

    The subject property is located in City Council Ward 6 and the River Road Neighborhood Council area.


    PROJECT APPLICATION LINKS:

    The application, preliminary plat, and other materials can be viewed here: https://www.ci.missoula.mt.us/3321/Strong-Riverstone-Subdivision-and-Rezone


    PROJECT TIMELINE:

    City Council Consent Agenda: May 20th at 6:00 PM – First reading of the ordinance & refer to LUP

    Planning Board: May 21st at 6:00 PM – Planning Board Public Hearing

    Land Use and Planning Committee: June 5th at TBD – Informational Item

    City Council: June 10th 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, May 10th, 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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  • 24-Lot Major Subdivision: Orchard Grove

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    CLOSED: This discussion has concluded.
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    UPDATE: The Major Subdivision was approved on January 22, 2024. This case is now closed for comment.

    PROJECT DESCRIPTION:

    Development Services has received a request from IMEG Corp., on behalf of Collin Bangs, John Barrett, and Robert & Evelyn Bean, for a 24-lot major subdivision, annexation, and zoning upon annexation of 3.08 acres located at 2555 Bean Lane and 2505 Larkin Wood Drive. The proposed subdivision is named Orchard Grove Subdivision.

    The proposed subdivision is not currently located within Missoula City limits and will require annexation and zoning upon annexation. The applicant has requested to zone to RT5.4 Residential 5.4 (two-unit/townhouse). The RT5.4 Residential zoning district permits detached houses, lot-line houses, two-unit houses (duplex), and 2-unit townhouses as residential building types.

    The subject property is located directly west of Reserve Street and abuts Larkin Wood Drive and South Grove Street. The subdividers are proposing cash-in-lieu of parkland dedication. Upon annexation, the subject property will be located in City Council Ward 6 and the Two Rivers Neighborhood Council area.

    PROJECT APPLICATION LINKS:

    The application, preliminary plat, and other materials can be viewed here: https://www.ci.missoula.mt.us/3230/Private-Development-Projects

    PROJECT TIMELINE:

    Planning Board: January 2, 2024 at 6 PM – Planning Board Public Hearing

    City Council: January 8, 2024 at 6 PM – City Council Public Hearing

    Land Use and Planning Committee: January 10, 2024 at time TBD – Discussion and Motions

    City Council: January 22, 2024 at 6 PM – Final Consideration

    All meetings will be held in a hybrid format, with the option to attend in person and virtually via 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, December 22nd, 2023 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 (External link), and Dave DeGrandpre, who can be reached at (406) 552-6633 or degrandpred@ci.missoula.mt.us (External link).

    REVIEW CRITERIA FOR ANNEXATION:

    Review the City Annexation Policy here: https://www.ci.missoula.mt.us/1506/Plans-and-Regulations

    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:

    • Impact on agriculture;

    • Impact on agriculture water user facilities;

    • Impact on local services;

    • Impact on the natural environment;

    • Impact on wildlife;

    • Impact on wildlife habitat; and

    • Impact on public health and safety.

  • Missoula Loft Homes: 54-Lot Major Subdivision

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    CLOSED: This discussion has concluded.
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    UPDATE: On August 21, 2023 City Council approved the Missoula Loft Homes on Mary Jane Boulevard preliminary plat. This case is now closed for comment.


    PROJECT DESCRIPTION:

    Development Services has received a request from IMEG Corp., on behalf of Miramonte Homes LLC, for a 54-lot major subdivision of 16.74 acres located north of O’Leary, west of Hellgate Special District, and east of Flynn Lane on Tract 2 and 5 of COS 6817. The proposed subdivision is named Missoula Loft Homes on Mary Jane Boulevard.

    The proposed subdivision is already located within Missoula City limits and does not require variances; therefore, this project qualifies for expedited review per the City Subdivision Regulations Article 4-051.1.A which states:

    “a subdivision qualifies for the expedited review process if the proposed subdivision:

    1. Is within the Missoula city limits;
    2. Complies with all adopted zoning, design standards and other adopted subdivision regulations without the need for variances or other deviations to adopted standards; and
    3. Includes plans for the onsite development of or extension to public infrastructure in accordance with adopted ordinances and regulations.”

    City Council either approves, approves with conditions, or denies the request.

    The subject property is located in Captain John Mullan Neighborhood Council and City Council Ward number 6.


    PROJECT APPLICATION LINKS:

    The application, preliminary plat, and other materials can be viewed here: https://www.ci.missoula.mt.us/3187/Missoula-Loft-Homes-on-Mary-Jane


    PROJECT TIMELINE:

    City Council: August 14, 2023 at 6:00pm – City Council Public Hearing.

    Land Use and Planning Committee: August 16, 2023 (time TBD) – Discussion and Motions.

    City Council: August 21, 2023 at 6:00 pm – Final Consideration.

    All meetings will be held in a hybrid format, in person at the City Council chambers and virtually via TEAMs, with more information to 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, 4th, 2023 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 Alex Bramlette, who can be reached at (406) 552-6052 or bramlettea@ci.missoula.mt.us, and Cassie Tripard, who can be reached at (406) 552-6673 or tripardc@ci.missoula.mt.us.


    REVIEW CRITERIA FOR SUBDIVISIONS

    4-010.14.A. Prerequisites for Approval.

    1. The City Council may not approve or conditionally approve a subdivision application and preliminary plat unless the proposed subdivision:
    1. Provides easements for the location and installation of any planned utilities;
    2. 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;
    3. 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
    4. 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:

    1. The City of Missoula Subdivision Regulations including but not limited to the design standards set forth in Article 3;
    2. Applicable zoning regulations; and
    3. Any other applicable local, state, and federal regulations.
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  • Minor Subdivision 316 & 320 Expressway - Grant Creek Phase II Lot 22

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    CLOSED: This discussion has concluded.
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    UPDATE: City Council approved the subdivision. This case is now closed for comment.


    PROJECT DESCRIPTION:

    An application is under review for a two-lot minor subdivision at 316 and 320 Expressway. One additional lot will be created if the subdivision is approved. The parcel currently contains two offices. The subdivision, if approved, will result in each office being on its own separate parcel. City Council may vote to approve, approve with conditions, or deny the request.

    Key Dates:

    Land Use and Planning Committee: December 14th, 2022 (time TBD)

    City Council: December 19th, 2022 6:00 pm

    PROJECT COMMENT DEADLINE:

    Public comment will be taken by City Council until the public meeting 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, December 5th, 2022, to be included in the staff report provided to City Council.

    PROJECT PLANNER:

    The project planner is Spencer Starke. They can be reached at (406) 552-6671 or Starkes@ci.missoula.mt.us.

    Important Links:

    City Private Development Page – Full Application Packet https://www.ci.missoula.mt.us/2947/Grant-Creek-Center-Phase-II-Lots-22A-Lot

    Public Meeting Agenda – How to Attend Virtual Meetings https://www.ci.missoula.mt.us/1149/AgendasWebcastsMinutes

  • Phased Development Review – Remington Flats Subdivision Phase 2 and 3

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    CLOSED: This discussion has concluded.
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    UPDATE: On April 18th, 2022 City Council approved the phased development review of Phases 2 and 3 of Remington Flats Subdivision with amended findings of fact and conditions of approval.


    PROJECT DESCRIPTION:

    The subdivider is preparing to file the final plat and create the lots for Phase 2 and 3 of the Remington Flats Subdivision approved by City Council on October 19, 2020. Remington Flats Subdivision is located east of Chuck Wagon Drive just north of 44 Ranch Subdivision in the Captain John Mullan Neighborhood Council area. State Law requires City Council to hold a public hearing before each phase of a subdivision proceeds to filing a final plat. City Council will review any changes in regulation or whether there is new information that may create significant adverse impacts for each phase that differs from what City Council considered at preliminary plat approval for the subdivision. Phase 2 and 3 are the second and third phases proceeding to final plat filing. The final plat for Phase 1 of Remington Flats Subdivision has been submitted for City staff review following City Council Phased Development Review approval on January 25, 2021.


    PROJECT APPLICATION LINKS:

    The application, preliminary plat, and other materials can be viewed here: https://www.ci.missoula.mt.us/1638/Private-Development-Projects


    PROJECT TIMELINE:

    The City Council public hearing is scheduled for April 18, 2022 at 6:00 p.m.

    The Land Use and Planning Committee post-public hearing informational meeting is scheduled for April 13, 2022 (time TBD).

    The City Council final consideration is scheduled for April 18, 2022 at 6:00 p.m.

    Information on how to attend the meetings virtually and whether a hybrid or in-person option is available is 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 meeting. Provide your comment by Monday, April 4th, 2022, to be included in the staff report provided to City Council.


    PROJECT PLANNER:

    The project planner is Dave DeGrandpre, who can be reached at degrandpred@ci.missoula.mt.us or 406-552-6633.


  • Phased Development Review - Heron's Landing Subdivision Phase W2 and Phase E1

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    CLOSED: This discussion has concluded.
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    UPDATE: On April 18th, 2022 City Council approved the phased development review of Phases W2 and E1 of Heron's Landing Subdivision with amended findings of fact and conditions of approval.


    PROJECT DESCRIPTION:

    The subdivider is preparing to file the final plat and create the lots for Phase W2 and E1 of the Heron’s Landing Subdivision approved by City Council on September 21, 2020. Heron’s Landing Subdivision is located north of Mullan Road along both sides of George Elmer Drive in the Captain John Mullan Neighborhood Council area. State Law requires City Council to hold a public hearing before each phase of a subdivision proceeds to filing a final plat. City Council will review any changes in regulation or whether there is new information that may create significant adverse impacts for each phase that differs from what City Council considered at preliminary plat approval for the subdivision. Phase W2 and E1 are the second and third phases proceeding to final plat filing. Phase W1 of Heron’s Landing Subdivision was filed on September 23, 2021.


    PROJECT APPLICATION LINKS:

    The application, preliminary plat, and other materials can be viewed here: https://www.ci.missoula.mt.us/1638/Private-Development-Projects(External link)


    PROJECT TIMELINE:

    The City Council public hearing is scheduled for April 11, 2022 at 6:00 p.m.

    The Land Use and Planning Committee post-public hearing informational meeting is scheduled for April 13, 2022 (time TBD).

    The City Council final consideration is scheduled for April 18, 2022 at 6:00 p.m.

    Information regarding how to attend the meetings virtually and whether a hybrid or in-person option is available is 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 meeting. Provide your comment by Monday, April 4th, 2022, to be included in the staff report provided to City Council.


    PROJECT PLANNER:

    The project planner is Dave DeGrandpre, who can be reached at degrandpred@ci.missoula.mt.us(External link) or 406-552-6633.

  • McNett Flats Plat Adjustment

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    CLOSED: This discussion has concluded.
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    UPDATE: On April 11, 2022 City Council approved the request to relocate the 10-foot public access easement on Lot 1 of the McNett Flats Subdivision. This case is not closed for comment.


    PROJECT DESCRIPTION:

    The City of Missoula Development Services has received a plat adjustment request for the relocation of a 10-foot public access easement on Lot 1 of the McNett Flats subdivision. The plat adjustment will remove the existing 10-foot public access easement currently shown on the plat, and replace it with a new 10-foot public access easement approximately 24 feet to the west. This adjustment is to accommodate the siting of buildings on the parcel.

    The subject property is zoned Community Business (B2-2). According to the City of Missoula Subdivision Regulations, Article 7-040, plat adjustments must be reviewed by the City Council. A plat adjustment is a change that “in the opinion of the City Council, may affect the precise dimensions of lots or buildings and the siting of buildings but that do not affect the basic character or arrangement of buildings, lots, or blocks, the density of the development, the open space requirement, or street design.”

    City Council is responsible for conducting a public hearing to either approve, conditionally approve, or deny this request.

    The subject property is located in the Captain John Mullan Neighborhood Council.


    PROJECT APPLICATION LINKS:

    The application packet can be viewed here: https://www.ci.missoula.mt.us/DocumentCenter/View/59934/McNett-Flats-Plat-Adjustment


    PROJECT TIMELINE:

    City Council: March 28th, 2022 at 6:00 pm – City Council consent agenda/Council refers items to Land Use and Planning Committee

    City Council: April 4th, 2022 at 6:00 pm - Public Hearing

    Land Use & Planning Committee: April 6th, 2022 time TBD – Informational meeting only

    City Council: April 11th, 2022 at 6:00 pm – City Council final consideration


    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 meeting. Provide your comment by Monday, March 21st, 2022, to be included in the staff report provided to City Council.


    PROJECT PLANNER:

    The project planner is Lauren Stevens. She can be reached at (406) 552-6054 or stevensl@ci.missoula.mt.us