Development Applications

The City of Missoula receives numerous development applications each year. Application review processes often include the opportunity for public comment. Public bodies like the Missoula City Council, Missoula City-County Consolidated Planning Board, City Board of Adjustment, and City Design Review Board encourage public comment as a way to better understand aspects of the development project, potential impacts, and ways the impacts might be mitigated.

This page is a central place to view submissions and provide comments on current development applications. Visit the Frequently Asked Questions on the sidebar for general information on how, why, and when development applications allow for public comment. You can click on the Development Applications by Hearing Type tab to search for specific types of development applications in the list of specific projects.

Listed below are development applications for specific projects currently under review by the City of Missoula. Each project description includes a project name, brief description, links to application materials, comment deadline, and the name of the project planner assigned to the project review. You can submit comment directly in the space available in the project description. (NOTE: You must be registered with Engage Missoula in order to do so). You can also contact the project planner directly to make comment, or to request more information.

Remember to visit this page to stay updated on the progress of development applications.

Development Projects

Category Rezoning Show all

Rezoning: Scott Street M1R-2 to M1R-3

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CLOSED: This discussion has concluded.
PROJECT DESCRIPTION:
An application is under review to rezone the subject property legally described as Tract 3 of the amended plat of Scott Street Lots, Lot 3 located in the north half of Section 16, Township 13 North, Range 19 West, P.M.M. from M1R-2 Limited Industrial-Residential to M1R-3 Limited Industrial-Residential. This rezone would result in a standard zoning district in Title 20 and may not be conditioned.
This rezone is in anticipation of mixed-use residential and commercial development.

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

PROJECT TIMELINE:
The Planning Board public hearing is scheduled for January 3, 2023 at 6:00 p.m.
The Land Use and Planning Committee informational meeting is scheduled for January 25, 2023 (time TBD)
The City Council public hearing is scheduled for January 23, 2023 at 6:00 p.m.
All meetings will be held remotely, 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 meeting. Your comments may be considered by the Planning Board and City Council in their decision to approve or deny this request.

PROJECT PLANNER:
The project planner is Tara Porcari. She can be reached at 406-552-6085, or porcarit@ci.missoula.mt.us

Rezoning Frequently Asked Questions
Scott Street Rezone

Q: What is a zoning district?
A: Zoning districts regulate what uses are permitted in a particular area. They also regulate the form of development including setbacks, maximum heights, and landscaping. Zoning districts vary across town. For example, some areas like the Development Park are suited for industrial uses whereas other areas of town like the South Hills are generally more suited for residential development. To find out what zoning district applies to your property, visit “What’s My Zoning?” and look up your address.

Q: What is a rezoning?
A: A rezoning changes the zoning district for a property or area. When a rezoning request is approved, the zoning map is amended to change the zoning district boundaries. Rezoning applications require a public hearing and must be approved by Planning Board and City Council. Zoning districts are applied based on the Growth Policy land use designation. The land use designation portrays the broader goals of the area and contains related zoning districts. A land owner can only request zoning districts that relate to the land use designation.

Q: What does Planning Board and City Council consider in their decision to approve or deny a rezoning request?
A: Rezoning applications may be approved by Planning Board and City Council only when they determine that the applicable review criteria in Title 20, Section 20.85.040.G have been satisfied. The review criteria are as follows:
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.
1. Whether the proposed zoning amendment corrects an error or inconsistency in the zoning ordinance or meets the challenge of a changing condition;
2. Whether the proposed zoning amendment is in the best interests of the city as a whole.
Q: What does City Staff consider in making a recommendation for approval or denial of a rezoning request?
A: City Staff make a recommendation based on the findings of fact and conclusions of law in the staff report. Findings of fact are pulled from the rezoning application packet, documentation of access to infrastructure and services, the context of the surrounding neighborhood, as well as local, state, and federal regulations. The conclusions of law use the findings of fact to address whether the proposed rezoning meets the review criteria of Title 20, Section 20.85.040.G. If the conclusions of law state all of the applicable criteria have been satisfied, then City Staff recommend approval of the rezoning.

Q: Can City Council condition approval of a rezoning request?
A: Montana State Law prohibits conditioning the approval of a request to rezone from one standard zoning district in the City to another standard zoning district. City adopted standard zoning districts in the Title 20 Zoning Ordinance must have the same standards for all locations where that zoning occurs. All properties within the same zoning district must be treated equally and abide by the same regulations. Conditioning a rezoning would place more stringent requirements on one property owner than other property owners with land of the same zoning designation. Per State Law, City standard zoning districts must apply equally to all property with the same zoning designation.

Q: What is a protest petition for a rezoning?
A: State Law provides for property owners in close proximity to an area proposed for rezone to protest a rezoning. When a valid protest petition has been submitted, approval of a rezoning requires a two-thirds majority vote of those City Council members present and voting. In order to protest a rezoning, you must be a property owner of a parcel subject to the rezoning or a property owner of a parcel within 150 feet of the parcel to be rezoned. In order for the protest to be valid, the protest petition must be signed by 25% of the property owners specified above. The petition must be submitted to the zoning officer or on the public record before the City Council’s vote. We request the petition be sent to the case planner listed on the Engage Missoula page for a particular project. The case planner will ensure the petition is sent to the Zoning Officer and City Council. The petition must be submitted to allow sufficient time for the City Clerk to determine the validity of the petition. We ask that the petition be sent to the case planner at least one week prior to the City Council public hearing.

Q: What is the difference between M1R-2 and M1R-3 zoning designations?
A: Both M1-R-2 and M1R-3 are both Limited Industrial-Residential zones with the same allowed uses, building types, and site standards. The only difference between the two zoning designations is in the maximum allowable height; M1R-2 allows a maximum building height of 50 feet and the M1R-3 allows up to 65 feet.
Rezoning: Mill Site Special Zoning District Amendment

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CLOSED: This discussion has concluded.

UPDATE: On November 15^th, 2021 City Council adopted the ordinance to amend the Mill Site Special District Zoning. This case is now closed for comment.

PROJECT DESCRIPTION:
An application is under review for rezoning of the Mill Site Special Zoning District. The subject property is located in the Mill Site Subdivision surrounding Wyoming Street, between California and Hickory Street on the south side of the Clark Fork River. The property is located in the Riverfront Neighborhood Council and City Council Ward 3.
The rezone request is for an amendment to the Mill Site Special Zoning District standards in Subdistrict B/C to remove a restriction on the types of uses that are allowed on the street level along Moose Creek Trail between Wyoming and Silver Parkway and along Silver Parkway between Moose Creek Trail and Big Timber Lane. Currently, the allowed uses include restaurants/cafés, restaurants with cabaret license, taverns/nightclubs, retail trades, and sidewalk cafés. The proposal requests eliminating that restriction and allowing any of the uses that are otherwise allowed in Subdistrict B/C.
A special zoning district is an area that has adopted a specific set of regulations, in addition to or in place of standard city zoning regulations, to achieve an intentional pattern of development and design. To modify a section of the zoning ordinance for the special district the entire ordinance must be amended; however, staff is only reviewing the proposed change to Subdistrict B/C with this request.
City Council will either approve, approve with conditions, or deny the 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 8^th, 2021, 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 Emily Gluckin. She can be reached at (406) 552-6625 or gluckine@ci.missoula.mt.us.

PROJECT TIMELINE
Planning Board: Tuesday October 19^th, 2021, at 6:00 pm – Public hearing
City Council: Monday October 25^th, 2021, at 6:00 pm – Consent agenda / first reading of ordinance / set city council public hearing / refer item to Land Use and Planning Committee
City Council: Monday November 8, 2021, at 6:00 pm – City Council public hearing
Land Use and Planning Committee: Wednesday November 10^th, 2021 (Time TBD) – Informational meeting only
City Council: Monday November 15^th, 2021, at 6:00 pm – Final Consideration on rezoning ordinance

IMPORTANT LINKS:
Public Meeting Agenda - How to Attend Virtual Meetings: https://www.ci.missoula.mt.us/1149/AgendasWebcastsMinutes
Rezone Application - City Private Development Page867: https://www.ci.missoula.mt.us/1638/Private-Development-Projects
Mill Site Special Zoning District Ordinance: https://www.ci.missoula.mt.us/DocumentCenter/View/23786/Ordinance-3514?bidId=
Title 20 Zoning Ordinance: https://library.municode.com/mt/missoula/codes/municipal_code?nodeId=TIT20ZO_CH20.10BUCODI

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Rezoning: Schilling and Dearborn

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CLOSED: This discussion has concluded.

UPDATE: On November 29^th, 2021 City Council adopted the ordinance to rezone this property. This case is now closed for comment.

PROJECT DESCRIPTION:
An application is under review for rezoning of property located at 2520 Schilling Street and 2134 Dearborn Avenue. The property is located at the intersection of Schilling Street and Dearborn Avenue, two blocks south of South Avenue. The site is currently zoned RM2.7 Residential Multi-dwelling. The applicant is seeking to change the zoning to B2-2 Community Business. City Council will either approve or deny the rezoning request. The requested zoning districts are standard zoning districts that apply equally to other areas of the City with the same zoning. City Council cannot approve the rezoning subject to conditions because State Law prohibits conditions of approval for rezones to standard zoning districts.
The goal for this rezoning is to allow for multi-dwelling residential buildings. The vision for the project, if the rezone is approved, is to demolish the existing warehouse on the site and to build three multi-dwelling residential buildings. The rezone from RM2.7 to B2-2 will allow for these residential buildings to be built at a higher density of one unit for each 1,000 square feet of parcel area on the project site (the current RM2.7 zone allows a density of one unit per 2,700 square feet). The rezone will also reduce setback standards and increase height limits to 50 feet; both factors that create room for the project to achieve a higher density.
The subject property is located in the Franklin to the Fort Neighborhood Council.

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 8, 2021 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

PROJECT PLANNER:
The project planner is Kaitlin McCafferty. She can be reached at (406) 552-6085 or McCaffertyK@ci.missoula.mt.us.

PROJECT TIMELINE:
Planning Board: Tuesday November 2, 2021 at 6:00 pm – Public Hearing
City Council: Monday November 1, 2021 at 6:00 – Consent agenda / first reading of ordinance / set city council public hearing / refer item to Land Use and Planning Committee
City Council: Monday November 15, 2021 at 6:00 pm – City Council Public Hearing
Land Use and Planning Committee: Wednesday November 17th, 2021 (Time TBD) – Informational meeting only
City Council: Monday November 29, 2021 at 6:00 pm – Final Consideration on rezoning ordinance

PROJECT APPPLICATION LINKS:
Public Meeting Agenda - How to Attend Virtual Meetings: https://www.ci.missoula.mt.us/1149/AgendasWebcastsMinutes
City Private Development Page – Application: https://www.ci.missoula.mt.us/1638/Private-Development-Projects
Title 20 Zoning Ordinance: https://library.municode.com/mt/missoula/codes/municipal_code?nodeId=TIT20ZO_CH20.10BUCODI

DOCUMENTS
Rezoning Application – can be downloaded here: https://www.ci.missoula.mt.us/DocumentCenter/View/57884/2021-05-12-Updated-Rezoning-Application
Staff Report (posted once available)

LEVEL OF ENGAGEMENT
Inform and Consult

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Rezoning: 2103 River Road Rezone

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CLOSED: This discussion has concluded.

UPDATE: On May 17^th, 2021 City Council adopted the ordinance to rezone this property. This case is now closed for comment.

PROJECT DESCRIPTION:
An application is under review for rezoning of property located at 2103 River Road from RT10 Residential (two-unit / townhouse) to RT5.4 Residential (two-unit / townhouse). The property is located on the south side of River Road between North Curtis Street and Lafray Lane. It is currently developed with four residential structures. The requested RT5.4 zoning district is a standard one that applies equally to other areas of the City with the same RT5.4 zoning designation. City Council either approves or denies the rezoning request and cannot approve it subject to conditions.
RT10 and RT5.4 allow for the same land uses, building types, property line setbacks, and building heights. The main difference between the two districts is RT10 has a minimum parcel size and minimum area per unit of 10,000 square feet, while RT5.4 has a minimum parcel size and minimum area per unit of 5,400 square feet. The RT5.4 zoning district allows for higher density than the RT10 zoning district.

PROJECT APPLICATION LINKS:
The application packet can be viewed here: https://www.ci.missoula.mt.us/DocumentCenter/View/56038/Application-submittal

PROJECT TIMELINE:
Planning Board: April 20th, 2021 at 6:00 pm – Public hearing
City Council: April 26th, 2021 at 6:00 – Consent agenda / first reading of ordinance / set city council public hearing / refer item to Land Use and Planning Committee
City Council: May 10th, 2021 at 6:00 pm – City Council public hearing
Land Use and Planning Committee: May 12th, 2021 (Time TBD) – Informational meeting only
City Council: May 17th, 2021 at 6:00 pm – Final Consideration on rezoning ordinance
All meetings will be virtually via Zoom, 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 Monday, April 12, 2021 to be included in the staff report provided to the Planning Board. Your comments may be considered by City Council in their decision to approve or deny this request.

PROJECT PLANNER:
The project planner is Dave DeGrandpre. He can be reached at (406) 529-0709 or degrandpred@ci.missoula.mt.us.
Rezoning: Defoe and Burton Street

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CLOSED: This discussion has concluded.

UPDATE: On April 12th, 2020 City Council adopted the ordinance to rezone this property. This case is now closed for comment.

PROJECT DESCRIPTION
An application is under review to rezone the subject properties located at 1315, 1319, 1321, 1321 ½, 1323, 1325, and 1327 Defoe Street, 1127 and 1131 Shakespeare Street, and 1120 Burton Street legally described as Lots 1-10 in Block 61 of the School Addition, located in Section 16, Township 13 North, Range 19 West, P.M.M. from RT2.7 Residential to B1-1 Neighborhood Commercial. This rezone would result in a standard zoning district in Title 20 and may not be conditioned.
The applicant makes this request in anticipation of twenty-four (24) new residential dwelling units.

PROJECT APPLICATION LINKS
The application packet can be viewed here: https://www.ci.missoula.mt.us/DocumentCenter/View/55459/Application-Defoe-Shakespeare-Burton

PROJECT TIMELINE
The Planning Board public hearing is scheduled for March 16^th, 2021 at 6:00 p.m.
The Land Use and Planning Committee informational meeting is scheduled for March 31^st, 2021 (time TBD)
The City Council public hearing is scheduled for April 5^th, 2021 at 6:00 p.m.
All meetings will be held via Zoom, 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 meeting. Provide your comment by March 5^th, 2021, to be included in the staff report provided to the Planning Board. Your comments may be considered by the Planning Board and City Council in their decision to approve or deny this request.

PROJECT PLANNER
The project planner is Alex Eidam. She can be reached at 552-3437, or eidama@ci.missoula.mt.us.

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Rezoning: 601 W Broadway

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CLOSED: This discussion has concluded.

UPDATE: On September 21, 2020 City Council adopted the ordinance to rezone this property. This case is now closed for comment.

PROJECT DESCRIPTION:
An application is under review to rezone the subject properties located at 601 W Broadway and the parcel directly east of 601 W Broadway from Special District SD/Riverfront Triangle, sub-district D to CBD-4 (Central Business District)/DE-D Outer Core (Design Excellence Downtown Overlay). This rezone would result in a standard zoning district in Title 20 and may not be conditioned.
The subject property is Sub-district D within the area currently zoned Riverfront Triangle Special District (SD/Riverfront Triangle). The current zoning was applied to the Riverfront Triangle Area in 2004 as a way to implement the Riverfront Triangle Redevelopment Master Plan (RTRMP). The SD/Riverfront Triangle was approved under Title 19 and is not incorporated into Title 20. Any new standards City Council has adopted into Title 20, such as the Commercial Building Design Standards, do not apply to land zoned SD/Riverfront Triangle. All other properties in SD/Riverfront Triangle were rezoned to CBD-4 in May of 2017 with the adoption of the Fox Triangle Land Use and Development Requirements Agreement.

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

PROJECT TIMELINE:
The Planning Board public hearing is scheduled for September 1, 2020 at 6:00 p.m.
The Land Use and Planning Committee informational meeting is scheduled for September 9, 2020 (time TBD)
The City Council public hearing is scheduled for September 24, 2020 at 6:00 p.m.
All meetings will be held remotely, with more information to be posted here: https://www.ci.missoula.mt.us/1149/AgendasWebcastsMinutes

PROJECT COMMENT DEADLINE:
The final deadline to receive public comment is August 7, 2020.

PROJECT PLANNER:
The project planner is Kaitlin McCafferty. She can be reached at 552.6085, or mccaffertyk@ci.missoula.mt.us
Adaptive Reuse Overlay Rezoning: 508 S 3rd St W

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CLOSED: This discussion has concluded.

UPDATE: On September 2nd, City Council adopted the ordinance to rezone this property. This case is now closed for comment.

PROJECT DESCRIPTION:
An application is under review for a request to rezone the property located at 508 S. 3^rd Street West to apply the /AR Adaptive Reuse Overlay. The property is currently zoned C1-4 Neighborhood Commercial with the /DE-C Design Excellence Corridor Typology 2 Overlay.
The applicant makes this request in anticipation of increasing the number of units in the existing multi-dwelling building from sixteen (16) to twenty-two (22) dwelling units, which will exceed the allowed density under the current zoning. A project within the /AR District may exceed the maximum density established by the underlying zoning district for the parcel, so long as the added density is allowable by building code.
The building is a contributing building to the Southside Historic District on the National Register of Historic Places, is eligible for individual listing on the National Register of Historic Places, and is listed on Missoula’s Local Inventory of Historic Resources. The applicant plans to restore and renovate the building using the Secretary of the Interior’s standards for historic building rehabilitation.
Based on these historical characteristics, the Historic Preservation Commission and the Historic Preservation Officer determined that the project qualifies for the /AR District Overlay.

PROJECT APPLICATION LINKS:
The application packet can be viewed here: https://www.ci.missoula.mt.us/1638/Private-Development-Projects
For more information about the /AR Adaptive Reuse Overlay, click here: https://www.ci.missoula.mt.us/DocumentCenter/View/50791/Ordinance-3643

PROJECT TIMELINE:
The Planning Board public hearing is scheduled for August 4, 2020 at 6:00 p.m.
The Land Use and Planning Committee informational meeting is scheduled for August 19, 2020 (time TBD).
The City Council public hearing is scheduled for August 24, 2020 at 6:00 p.m.
All meetings will be held virtually via Zoom, with more information to be posted here: http://www.ci.missoula.mt.us/1149/AgendasWebcastsMinutes

PROJECT COMMENT DEADLINE:
Written public comment will be taken by the City Council until the public hearings are closed. Provide your comment by July 24^th to be included in the staff report provided to the Planning Board.

PROJECT PLANNER:
The project planner is Emily Gluckin. She can be reached at 406-552-3091 or gluckine@ci.missoula.mt.us.

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Rezoning: Grant Creek Village/2920 Expo Parkway

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CLOSED: This discussion has concluded.
UPDATE: On September 14, 2020 City Council rejected the ordinance to rezone this property. This case is now closed for comment.

PROJECT DESCRIPTION:
An application is under review for rezoning approximately 44 acres consisting of two parcels of land to RM1-45 Residential (multi-dwelling). The parcels are currently zoned R5.4 Residential, RM1-35 Residential (multi-dwelling), B2-2 Community Business, and C1-4 Neighborhood Commercial. The property is located in the Lower Grant Creek area west of the Rocky Mountain Elk Foundation headquarters and north of Expo Parkway (see link to Maps of project area below).
With the zoning in place today, the property could be developed with 158 single-dwelling and duplex homes and 344 multi-dwelling homes (502 total) with a maximum building height of 35 feet. With the proposed zoning, a combination of housing types could be built with a maximum of 1,185 multi-dwelling homes with a maximum building height of 45 feet.

PROJECT APPLICATION LINKS:
The following are links to the project application packet and associated materials:
- Application Packet
- Maps of project area
- Zoning Information Slideshow
- Traffic Impact Study (March, 2020)
- Traffic Impact Study (July, 2020)
- Staff Report on Request
- Presentation
REVISED PROJECT TIMELINE:
This timeline was revised on August 27th.
The Planning Board public hearing is scheduled for August 4, 2020 at 6:00 p.m.
The Land Use and Planning Committee informational meeting is scheduled for August 19, 2020 (time TBD at the August 10 City Council meeting)
The City Council public hearing is scheduled for August 24, 2020 at 6:00 p.m.
An additional Land Use and Planning Committee meeting is scheduled for September 2, 2020 (time TBD)
A continuation of the City Council public hearing is schedule for September 14, 2020 at 6:00 pm.
All meetings will be held remotely, with more information to be posted here: https://www.ci.missoula.mt.us/1149/AgendasWebcastsMinutes

PROJECT COMMENT DEADLINE:
Public comment will be accepted at any time but is requested by July 22 so it may be distributed to the Planning Board members along with the staff report.

PROJECT PLANNER:
The project planner is Dave DeGrandpre, who can be reached at degrandpred@ci.missoula.mt.us or 406-529-0709.
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