• Historic Preservation Permit: The Marshall House (436 S. 3rd. St W.)

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    PROJECT DESCRIPTION:

    City of Missoula Community Planning, Development, and Innovation has received a complete application for an Historic Preservation Permit for exterior alterations to the building at 436 S. 3rd St. W (Marshall House) in the vicinity of Third Street West and Orange Street within the Missoula Southside Historic District. This property is subject to review by the Historic Preservation Commission pursuant to Section 20.85.085.H of the Missoula Title 20 Zoning Code and City Council Ordinance 3168 – Marshall House Special District.

    The proposal includes removal of an ADA accessible ramp on the north elevation of the building; construction of a new entry porch; replacing the exterior commercial door with a new, 1920s-era style door; and construction of a detached two-car garage behind the existing building.

    Review criteria for Historic Preservation Permits can be found in Section 20.85.085.H of the Missoula Title 20 Zoning Code.

    The Project Application can be viewed here.


    KEY DATES:

    Historic Preservation Commission Public Hearing: March 1, 2023 at 6:00 p.m.


    PROJECT COMMENT DEADLINE:

    Public 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 comments by February 21st, 2023, to be included in the staff report to the Historic Preservation Commission.

    All meetings will be held in a hybrid format, in person at the City Council Chambers and virtually via Microsoft TEAMS, with more information posted here: https://www.ci.missoula.mt.us/1149/AgendasWebcastsMinutes.


    PROJECT PLANNER:

    The project planner is Elizabeth Johnson, Historic Preservation Officer. She can be reached at 406-552-6638 or JohnsonE@ci.missoula.mt.us.

  • Public Forum: Scott Street Community Land Trust

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    UPDATE: The application was withdrawn prior to the public forum. However, the applicant will be resubmitting in the near future. The project will then be rescheduled, noticing will be sent out again, and updated dates will be provided here.


    PROJECT DESCRIPTION:

    City of Missoula Community Planning, Development, and Innovation has received a notice from Ravara Development LLC as part of a public-private partnership with the City of Missoula to create a minimum of 70 units on a community land trust. The subject property is located at Tract 2 of the Scott Street Development and is currently vacant. In order to facilitate the development’s alignment with City goals to create permanently affordable housing units, the following code sections will not be met and therefore will be addressed by public forum.

    Two of the five buildings will not have an entrance facing the right-of-way in order to facilitate occupants a direct path to parking (Title 20, Section 20.40.090.E.1). The requirement for at least 20% of the parcel to be used as designated activity area will not be met on-site, but instead will be located at Tract 3 south of Charlo Street per the Real Property Purchase and Sale Agreement between the City of Missoula and Scott Street Parcel, LLC, as outlined in Section 7(a)(vi) (Title 20, Section 20.65.020.C.1). Additionally, buffer requirements for development abutting parcels occupied by detached houses (Title 20, Section 20.65.060.A.2) will not be met due to the nature of the alley behind the project, as well as community input on overall site design.

    City Council is authorized by state law to hold a public hearing, known as a public forum, when a public agency (City of Missoula) proposes to use public land contrary to the local zoning regulations. The City of Missoula is the property owner. City Council does not have the power to deny or condition the approval of the project. The proposed use is permitted regardless of the outcome of the hearing. However, public comment is greatly appreciated.


    PROJECT APPLICATION LINKS:

    The application packet can be viewed here:

    https://www.ci.missoula.mt.us/1638/Private-Development-Projects


    PROJECT TIMELINE:

    The hearing date is scheduled for March 6th, 2023 at 6:00 PM. Information on how to attend the meetings virtually or in-person 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 hearing is 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 February 20th, 2023 to be included in the staff report provided to City Council. Your comments may be considered by the City of Missoula and Ravara Development LLC when moving forward with their proposal.


    PROJECT PLANNER:

    The project planner is Tara Porcari and can be reached at (406) 552-6085, or porcarit@ci.missoula.mt.us.


  • Public Forum: Airport Motor Vehicle Repair

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    UPDATE: The public forum took place on March 6, 2023. The case is now closed for comment.


    PROJECT DESCRIPTION:

    City of Missoula Community Planning, Development, and Innovation department has received a notice from Missoula County Airport Authority that they leased spaced to Krusers Mobile Services LLC an automobile servicing business on May 26, 2020. The subject property is located at 4955 Aviation Way. The leased space includes a commercial building with 1,458 square feet of office space, 2,012 square feet of shop/garage space and 7,650 square feet of paved parking area. Krusers will provide their services to other airport tenants.

    The proposed use of Motor Vehicle Repair, a subclass of Vehicle Sales and Services, is not an allowed use in the A, Aviation Zoning District (Title 20, Chapter 20.20.020).

    Please see the link below for the full application.

    The Missoula County Airport Authority is a government agency and City Council is authorized to hold a public hearing when an agency proposes to develop or use public land contrary to these zoning regulations (Title 20, Chapter 20.85.095.A). City Council shall hold the public hearing as a public forum and shall have no power to deny or condition the proposed use but shall act only to allow a public forum for comment on the proposed use (Title 20, Chapter 20.85.095.E).

    PROJECT APPLICATION LINKS:

    The application packet can be viewed here:

    https://www.ci.missoula.mt.us/1638/Private-Development-Projects

    PROJECT TIMELINE:

    The hearing date is scheduled for March 6th, 2023 at 6:00 PM. Information on how to attend the meetings virtually or in-person 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 hearing is 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 February 21st, 2023 to be included in the staff report provided to City Council. Your comments may be considered by the Missoula County Airport Authority when moving forward with their proposal.

    PROJECT PLANNER:

    The project planner is Trey Reinhardt and can be reached at (406) 552-6041, or reinhardtt@ci.missoula.mt.us.


  • Conditional Use: Hellgate Village West Townhome Exemption Development

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    UPDATE: On April 3, 2023 City Council voted to approve the conditional use townhome exemption development. This case is now closed for comment.

    PROJECT DESCRIPTION:

    An application is under review for a Conditional Use request for a Townhome Exemption Development (TED) at the unaddressed property located southeast of Hellgate Elementary, east of Flynn Lane, immediately adjacent to the West of Mary Jane Boulevard. The subject parcel is currently vacant.

    This proposal includes a 33-unit residential development and is the second of two planned developments bordering Mary Jane Boulevard: Hellgate Village East, approved as a TED Conditional Use in 2021, and Hellgate Village West, the TED Conditional Use currently requesting approval in 2023. The project proposes detached house and townhouse building types.

    The applicant began the planning process with Development Services under Ordinance #3609. This is not the current TED Ordinance. The City Attorney’s Office issued a letter stating that Ordinance #3609 will apply to this project. The subject property is zoned B2-1 Community Business. Per Title 20, Section 20.05.040 Figure 20.05-7 under Ordinance #3609, Townhome Exemption Developments of ten or more units in the B2-1 zoning district require conditional use approval in accordance with the provisions of Title 20, Section 20.85.070.

    Review criteria for conditional uses can be found in Section 20.85.070.H of the Missoula Title 20 Zoning Code.

    The subject property is in the Captain John Mullan Neighborhood, and City Council Ward 2. The current Land Use designation for this property is Neighborhood Mixed-Use.

    KEY DATES:

    City Council: Monday, March 13, 2023, at 6:00 – Consent Agenda, 1st reading of ordinance, set Council Public Hearing, & refer item to Land Use and Planning Committee

    City Council: Monday, March 27, 2023, at 6:00 pm – Public Hearing

    Land Use and Planning Committee: Wednesday, March 29, 2023, (Time TBD) – Informational Meeting

    City Council: Monday, April 3, 2023, at 6:00 pm – Final Consideration & Vote on Conditional Use 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 7, 2023, to be included in the staff report provided to City Council. 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 Madson Matthias. They can be reached at (406) 552-6093 or MatthiasM@ci.missoula.mt.us.

    IMPORTANT LINKS:

    City Private Development Page – Application: https://www.ci.missoula.mt.us/DocumentCenter/View/64378/Hellgate-Village-West-TED-Conditional-Use-FINAL-APPLICATION-PACKET

  • Rezoning Request from R20 to R40 at NHN Deer Creek Road

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    UPDATE: On April 3, 2023 City Council voted to approve the rezoning. This case is now closed for comment.

    PROJECT DESCRIPTION:

    An application is under review for rezoning of property located at NHN Deer Creek Road (Tract 2 of Certificate of Survey 5850.) The property is located one parcel east of 984 Deer Creek Road. It is currently being used for a bee pollination business. The site is currently zoned R20 Residential. The applicant is seeking to change the zoning to R40 Residential. City Council will either approve or deny the rezoning request. The requested zoning district is a standard zoning district that applies equally to other areas of the City with the same zoning designation. City Council cannot subject the rezoning approval to conditions because state law prohibits conditions to standard zoning districts.

    The R20 zoning district permits detached houses and lot-line houses. The required setbacks are 25 feet in front and rear, 15 feet on interior sides, and 12.5 feet on street sides. The maximum height is 30 feet. This zoning district permits a density of 2 dwelling units per acre.

    The R40 zoning district permits all the same residential building types and uses as the R20 zoning district, with the addition of Animal Agriculture. The required setbacks and maximum height are the same as the R20 zoning district. This zoning district permits a density of 1 dwelling unit per acre.

    The subject property is in the Marshall Canyon Neighborhood and Council Ward 1.


    KEY DATES:

    Planning Board: Tuesday, March 7, 2023, at 6:00 pm – Public Hearing

    City Council: Monday, March 13, 2023, at 6:00 – Consent Agenda, 1st reading of ordinance, set Council Public Hearing, & refer item to Land Use and Planning Committee

    City Council: Monday, March 27, 2023, at 6:00 pm – Public Hearing

    Land Use and Planning Committee: Wednesday, March 29, 2023, (Time TBD) – Informational Meeting

    City Council: Monday, April 3, 2023, at 6:00 pm – 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 Development Services office at 435 Ryman Street, Missoula, MT 59802, or during the public meetings. Please provide your comment by Monday, February 13, 2023, 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 City Council chambers at 140 W. Pine Street 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 Lauren Stevens. She can be reached at (406) 552-6054 or StevensL@ci.missoula.mt.us.


    IMPORTANT LINKS:

    Public Meeting Agenda - How to Attend Virtual Meetings: https://www.ci.missoula.mt.us/1149/AgendasWebcastsMinutes (External link)

    City Private Development Page – Application: https://www.ci.missoula.mt.us/DocumentCenter/View/64411/UPDATED_COMBINED

    Title 20 Zoning Ordinance: https://library.municode.com/mt/missoula/codes/municipal_code?nodeId=TIT20ZO_CH20.10BUCODI

    Rezoning FAQs:
    https://www.engagemissoula.com/rezoning-500-south-higgins-avenue/widgets/36072/faqs#6576

  • Townhome Exemption Development: 10-Units at 2100 S 8th St W

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    UPDATE: The 15-day notification period has ended. The Zoning Compliance Permit is approved and this case is now closed for comment.


    PROJECT DESCRIPTION:

    A Zoning Compliance Permit application is under review for a townhome exemption development (TED) located at 2100 South 8th Street West. The proposal includes the new construction of ten single detached houses and the division of the parcel into 10 TED ownership units.

    City of Missoula zoning regulations (Title 20) require that all TED projects of more than five dwelling units provide notice to adjacent property owners within 150-feet of the property at least 15 days prior to the approval of a Zoning Compliance Permit.

    The development is a permitted use, and no public hearing is required for its approval, however comments on the proposal are welcome.


    PROJECT APPLICATION LINKS:

    The application packet can be viewed here: http://www.ci.missoula.mt.us/DocumentCenter/View/64049/2022-MSS-ZCP-00032


    PROJECT TIMELINE:

    The Zoning Compliance Permit will be approved following the 15-day notification period.


    PROJECT COMMENT DEADLINE:

    Please provide your comments by January 14th 2023. Comments can be submitted through engage Missoula, via email to the planner noted below, or by mailing in a letter to the City of Missoula office at 435 Ryman Street, Missoula, MT 59802.


    PROJECT PLANNER:

    The project planner is Trey Reinhardt. He can be reached at 406-552-6041 or at reinhardtt@ci.missoula.mt.us.

  • Public Forum: University of Montana Gilkey Directional Sign

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    UPDATE: The public forum took place on January 23, 2023. The case is now closed for comment.


    PROJECT DESCRIPTION:

    City of Missoula Community Planning, Development, and Innovation has received a notice from SMA Architecture and Design on behalf of the University of Montana of their intent to replace an existing sign with a larger sign at Gilkey Hall at the intersection of Arthur Ave. and Connell Ave. The proposal includes the addition of one 8’-10” tall ground sign on the southwest corner of Gilkey Hall, perpendicular to the sidewalk along Arthur Ave. The subject property is located at 950 Arthur Ave. The proposed project includes the removal of the existing informational sign at the same location on Arthur and Connell Avenues and the addition of a taller sign in the style of the University’s new wayfinding signage initiative. The size and orientation of the new design will better orient visitors to the University of Montana Campus and intends to improve vehicular, bicycle, and pedestrian campus circulation and safety.

    The ground sign would be placed 5 feet from the Arthur Ave. sidewalk and 6 feet from Connell Ave. The sign will be 31.25 square feet in area and 8’-10” feet in height. The sign is composed of an illuminated black box with white text and an arrow reading ‘Harold and Priscilla Gilkey Welcome Center’ and topped with an illuminated UM logo approximately 2’-10” x 4’.

    The proposed sign is larger than the maximum allowed area and height for a ground sign in the OP-3 Public Lands and Institutional zoning district (Title 20, Chapter 20.75.050). The maximum area allowed is 24 sq. ft. and the maximum height is 6 feet.

    City Council is authorized by state law to hold a public hearing, known as a public forum, when a public agency proposes to use public land contrary to the local zoning regulations. The public agency in this case is the University of Montana. City Council does not have the power to deny or condition the approval of the project. The proposed use is permitted regardless of the outcome of the hearing. However, public comment is greatly appreciated.

    PROJECT APPLICATION LINKS:

    The application packet can be viewed here:

    https://www.ci.missoula.mt.us/1638/Private-Development-Projects

    PROJECT TIMELINE:

    The hearing date is scheduled for January 23rd, 2023 at 6:00 PM. The item will also go to Land Use and Planning Committee on January 11th, 2023 as an informational item. Information on how to attend the meetings virtually or in-person 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 hearing is 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 January 3rd, 2023 to be included in the staff report provided to City Council. Your comments may be considered by the University of Montana when moving forward with their proposal.

    PROJECT PLANNER:

    The project planner is Charlie Ream and can be reached at (406) 552-6351, or reamc@ci.missoula.mt.us.

  • Minor Subdivision 316 & 320 Expressway - Grant Creek Phase II Lot 22

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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

  • Variance Request: Montana Food Bank Network

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    UPDATE: On November 29, 2022 Board of Adjustment approved the variance requests. This case is now closed for comment.


    PROJECT DESCRIPTION:

    A public hearing was scheduled for October 26th, 2022 however a quorum was not met. The Board of Adjustment has called a Special Meeting for November 29th, 2022 to hear the variance requests of the Montana Food Bank Network. Staff are re-noticing the project for the upcoming hearing. No changes have been made to the application packet. Agency comments submitted during the first agency comment period are included in the staff report.

    Development Services has received a request from Luke Jackson with Loci Architecture & Design on behalf of the Montana Food Bank Network, for variances from the building height, front yard setback, parking and drive surface setback from property line, and parking and drive surface setback from building requirements of the Missoula Development Park Overlay for the property legally described as Lot 2 & Lot 5 in Maggie Jax Subdivision, Section 36, Township 14 North, Range 20 West, P.M.M. The applicant is requesting these variances as part of a proposal to construct a Montana Food Bank distribution warehouse to meet current and immediate food distribution needs across the state of Montana. These variance requests are in response to the property existing on a steep slope creating 114,836 square feet of no build-area.

    PROJECT APPLICATION LINKS:

    The application packet can be viewed here: https://www.ci.missoula.mt.us/1638/Private-Development-Projects

    PROJECT TIMELINE:

    The public hearing will be held by the Board of Adjustment on Tuesday, November 29th, 2022, at 6:00 pm.

    Information on how to attend the meeting virtually via Microsoft Teams and whether a hybrid or in-person option is available can be found online at: https://www.ci.missoula.mt.us/1149/AgendasWebcastsMinutes

    PROJECT COMMENT DEADLINE:

    Public comment will be taken until the public hearing is 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 Board of Adjustment public meeting on November 29th, 2022, at 6:00pm. Your comments may be considered by the Board of Adjustment in their decision to approve or deny this request.

    PROJECT PLANNER:

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


  • Rezoning Request from RT10 to RT5.4 at 2160 Carol Ann Ct

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    PROJECT DESCRIPTION

    An application is under review for rezoning of property located at 2160 Carol Ann Court. The property is located one parcel East of the intersection of South Curtis Street and Carol Ann Court. It is currently developed with a single, detached house. The site is currently zoned RT10 Residential (two-unit/townhouse). The applicant is seeking to change the zoning to RT5.4 Residential (two-unit/townhouse). 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 RT10 zoning district permits detached house, duplex, and two-unit townhouse residential building types. The required setbacks are 20 feet in front and rear, 7.5 feet on interior sides, and 10 feet on street sides. The maximum height is 30 feet. This zoning district permits a density of 4 dwelling units per acre.

    The RT5.4 zoning district permits all the same residential building types and uses as the RT10 zoning district, with the addition of Residential Storage Warehouse with Conditional Use approval. The required setbacks and maximum height are the same as the RT10 zoning district. This zoning district permits a density of 8 dwelling units per acre.

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

    KEY DATES

    Planning Board: Tuesday, January 3, 2023, at 6:00 pm – Public Hearing
    City Council: Monday, January 9, 2023, at 6:00 – Consent Agenda, 1st reading of ordinance, set Council Public Hearing, & refer item to Land Use and Planning Committee
    City Council: Monday, January 23, 2023, at 6:00 pm – Public Hearing
    Land Use and Planning Committee: Wednesday, January 25, 2023, (Time TBD) – Informational Meeting
    City Council: Monday, February 6, 2023, at 6:00 pm – 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 Wednesday, December 21, 2022, 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 virtually via Zoom, with more information to be posted here: https://www.ci.missoula.mt.us/1149/AgendasWebcastsMinutes (External link)

    PROJECT PLANNER
    The project planner is Madson Matthias. They can be reached at (406) 552-6093 or MatthiasM@ci.missoula.mt.us.