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: 455 Mount & 910 Brooks from R5.4 Residential & C1-4 Commercial / Design Excellence Overlay to M1R-3 Limited Industrial-Residential & M1R-3 / Design Excellence Overlay

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PROJECT NAME:
Rezoning: 455 Mount & 910 Brooks from R5.4 Residential & C1-4 Commercial / Design Excellence Overlay to M1R-3 Limited Industrial-Residential & M1R-3 / Design Excellence Overlay
PROJECT DESCRIPTION:
An application is under review for rezoning of properties located at 455 Mount Avenue and 910 Brooks Street. The subject properties are located southeast of the intersection at Mount Avenue and Brooks Street. It is currently developed with one detached house, a multi-tenant commercial building, and a large detached garage structure. 455 Mount Avenue is currently zoned R5.4 Residential and 910 Brooks Street is currently zoned C1-4 Neighborhood Commercial / Design Excellence Overlay Corridor Typology 1-Node.
The applicant has concurrently applied for a boundary line relocation to allow the property at 910 Brooks Street to acquire a portion of the existing 455 Mount Avenue property containing the detached garage. Under the current zoning, a boundary line relocation would create a split-zoned parcel at 910 Brooks Street, which is not allowed under Title 20 Zoning Regulations. A rezone is required to create zoning districts that align with the new lot boundaries.
The applicant is requesting the proposed parcel at 910 Brooks Street be rezoned to M1R-3 Limited Industrial-Residential / Design Excellence Overlay Corridor Typology 1-Node. The remaining parcel at 455 Mount is requested to be rezoned to M1R-3 Limited Industrial-Residential. The Design Excellence Overlay applies additional site and building standards to new construction and modifications of existing development. Fore more information, view the Design Excellence page on the City’s website.
910 Brooks: The existing C1-4 and proposed M1R-3 zoning districts allow the same residential building types and similar uses, but the existing C1-4 allows maximum building heights of up to 125 feet and the requested M1R-3 only allows buildings of up to 65 feet. Both zoning districts allow for a density of one dwelling unit per 1,000 square feet of parcel area. The current lot configuration would allow for 37 dwelling units. The proposed lot configuration would allow for 49 dwelling units, though no new development is currently proposed. Setbacks are the same for both zoning districts. To review all permitted, prohibited, and conditional uses for each zoning district, see Title 20, Section 20.10.020 and Title 20, Section 20.15.20 and compare the C1-4 and M1R-3 uses in Tables 20.10-1 and 20.15-1.
455 Mount Avenue: The existing R5.4 Residential zoning district allows for detached houses and lot line houses at a density of one dwelling unit per 5,400 square feet of parcel area. The current lot layout and zoning would allow for up to three dwelling units. The proposed M1R-3 zoning district allows one dwelling unit per 1,000 square feet of parcel area. The proposed zoning and lot layout would allow for 6 dwelling units, though no new development is currently proposed. The R5.4 zoning district has a maximum height of 30 or 35 feet depending on roof pitch. The M1R-3 district has a 65 foot height maximum. The R5.4 district requires a 20-foot front and rear setback and a 7.5-foot side setback. The M1R-3 zoning district does not have setbacks unless the parcel abuts a residential zoning district. In this case, 455 Mount Avenue would require a 20-foot front setback on Mount Ave. and a 7.5-foot side setback on the east property line. The R5.4 zoning district primarily only allows residential development. The M1R-3 zoning district allows for residential, commercial, and some limited industrial development. To review all permitted, prohibited, and conditional uses for each zoning district, see Title 20, Section 20.05.020 and Title 20, Section 20.15.20 and compare the R5.4 and M1R-3 uses in Tables 20.05-1 and 20.15-1.
For general rezoning information, review the FAQ’s on this page.
The subject property is in the Rose Park Neighborhood and Council Ward 3.
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, April 15, 2024, at 6:00 – Consent Agenda, 1^st reading of ordinance, set City Council Public Hearing, & refer item to Land Use and Planning Committee
Planning Board: Tuesday, April 16, 2024, at 6:00 pm – Public Hearing
Land Use and Planning Committee: Wednesday, May 8, 2024, (Time TBD) – Informational Meeting
City Council: Monday, May 13, 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, April 9, 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 Tara Porcari. They can be reached at (406) 552-6085 or porcarit@ci.missoula.mt.us.

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Rezoning: 2361 and 2359 W Kent Ave. RT5.4 to RM1-35

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PROJECT DESCRIPTION:
An application is under review for rezoning of property located at 2361 and 2359 W Kent Ave. The property is located two blocks east of C.S. Porter Middle School. It is currently developed with two detached houses and a shared detached garage. The site is currently zoned RT5.4 Residential (two-unit/townhouse). The applicant is seeking to change the zoning to RM1-35 Residential (multi-dwelling). 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 RT5.4 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 or one-third the building height on interior sides, and 10 feet on street sides. The maximum height is 30 feet for buildings with primary roof pitch of less than 8 in 12 and 35 feet for buildings with primary roof pitch of 8 in 12 or greater. This zoning district permits a density of one dwelling unit per 5,400 square feet. This density allows 2 dwelling units on the property.
The RM1-35 zoning district permits all the same residential building types as well as three-unit+ townhouse, multi-dwelling building and multi-dwelling house. The RM1-35 zoning district permits some additional public/civic uses as well as office, personal improvement service, and residential support services which are not permitted in the RT5.4 zoning district. The front, rear, and street side setbacks are the same for both the RT5.4 and RM1-35 zoning districts. The side setback in the RM1-35 zoning district is 5 feet. The maximum height of the RM1-35 zoning district is 35 feet. This zoning district permits a density of one dwelling unit per 1,000 square feet. This density would allow up to 14 dwelling units on the property.
The subject property is in Franklin to the Fort Neighborhood and Council Ward 5.
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, February 26, 2024, at 6:00 – Consent Agenda, 1^st reading of ordinance, set Council Public Hearing, & refer item to Land Use and Planning Committee
Planning Board: Tuesday, March 5, 2024, at 6:00 pm – Public Hearing
Land Use and Planning Committee: Wednesday, March 27, 2024, (Time TBD) – Informational Meeting
City Council: Monday, April 1, 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 Tuesday, February 20, 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 Charlie Ream. They can be reached at (406) 552-6351 or reamc@ci.missoula.mt.us.

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Rezoning/Release of Deed Restriction: 550 N California St. Missoula Youth Homes

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CLOSED: This discussion has concluded.

UPDATE: The rezoning request was approved on December 18, 2023. This case is now closed for comment.

PROJECT DESCRIPTION:
Development Services has received a request from MMW Architects representing Missoula Youth Homes to rezone the property addressed 550 N. California St. from Missoula Youth Homes PUD to C1-3 Neighborhood Commercial with a DE-D Design Excellence Downtown Gateway Overlay. The current Planned Unit Development (PUD) zoning allows a 16-bed youth home which is considered a group living use. Missoula Youth Homes is able to accommodate youths that need this service at their other three shelters. They would like to use this structure for administrative offices in addition to a few medical offices offering outpatient therapeutic services. The need to allow other uses at the site is the reason for the rezoning request. For more information, see the cover letter in the application packet.
There is currently a deed restriction on the property from 1991 stating that the property may only be used for low to moderate income housing. The youth homes complied with this restriction. In order to allow the property to be used for offices supporting the needs of Missoula Youth Homes, the deed restriction must be released. The public hearing for the rezoning will include a recommended motion to release the deed restriction.
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 Missoula Youth Homes PUD zoning allows for a 16-bed youth attention home and offices accessory to the home. The PUD zoning, established in 1991, also allows for a 6-unit apartment building. The PUD states this apartment building was to be constructed at a later date, however no such building exists. The uses and development options within the PUD are very limited. The C1-3 Neighborhood Commercial district allows for various commercial and civic uses as well as a few limited industrial uses. The C1-3 district also allows residential development at a density of 1 unit per 1,000 square feet of parcel area. All residential building types including multi-dwelling, townhouse, duplex, and detached house are permitted. The maximum height of the C1-3 district is 65 feet. The Design Excellence Overlay is a zoning overlay that adds additional development standards to the base zoning district. The Downtown Gateway Design Excellence subdistrict applies to surrounding properties with commercial zoning and should be applied to this property as well.
Information on the C1-3 Neighborhood Commercial zoning designation and the Design Excellence Overlay can be found in Title 20, Sections 2.10, 20.25.080, and 20.25.081 at the following link: https://library.municode.com/mt/missoula/codes/municipal_code
Rezoning FAQ’s are available on the righthand side of the Development Applications page on Engage Missoula.
The subject property is in the Westside Neighborhood Council and City Council Ward 2.

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

KEY DATES:
City Council: Monday November 27, 2023 at 6:00 pm – Consent Agenda. First Reading of Ordinance.
Planning Board: Tuesday, December 5, 2023, at 6:00 pm – Public Hearing
City Council: Monday, December 11, 2023, at 6:00 pm – Public Hearing
Land Use and Planning Committee: Wednesday, December 13, 2023, (Time TBD) – Informational Meeting
City Council: Monday, December 18, 2023, at 6:00 pm – Final Consideration & Vote on Rezoning Request/Deed Restriction

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 December 4^th, 2023 for the comment to be 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 Cassie Tripard. She can be reached at (406) 552-6673 or TripardC@ci.missoula.mt.us.
Rezoning: 2145 W Sussex Ave

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CLOSED: This discussion has concluded.

UPDATE: The rezoning request was approved on December 18, 2023. This case is now closed for comment.

PROJECT DESCRIPTION:
An application is under review for rezoning of property located at 2145 W Sussex Ave. The property is located southeast of the intersection of Schilling St. and W Sussex Ave. It is currently developed with a single, detached house. The site is currently zoned RM2.7 Residential (multi-dwelling). The applicant is seeking to change the zoning to RM1-45 Residential (multi-dwelling). 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 RM2.7 zoning district permits detached house, duplex, two- and three-unit townhouse, multi-dwelling house, multi-dwelling residential building and mixed-use building types. The required setbacks are 20 feet in front and rear, 5 feet on interior sides, and 10 feet on street sides. The maximum height is 30 feet for buildings with primary roof pitch of less than 8 in 12 and 35 feet for buildings with primary roof pitch of 8 in 12 or greater. This zoning district permits a density of one dwelling unit per 2,700 square feet. This density would allow 4 dwelling units on the property.
The RM1-45 zoning district permits all the same residential building types and uses as the RM2.7 zoning district, with the addition of College/University and Residential Support Services permitted in the RM1-45 zoning district and Fraternity/Sorority being a conditional use in the RM1-45 zoning district. The required setbacks are the same as the RM2.7 zoning district. The maximum height of the RM1-45 zoning district is 35 feet. This zoning district permits a density of one dwelling unit per 1,000 square feet. This density would allow up to 12 dwelling units on the property.
The subject property is in Franklin to the Fort Neighborhood and Council Ward 5.
KEY DATES:
Planning Board: Tuesday, December 5, 2023, at 6:00 pm – Public Hearing
City Council: Monday, November 27, 2023, at 6:00 – Consent Agenda, 1^st reading of ordinance, set Council Public Hearing, & refer item to Land Use and Planning Committee
City Council: Monday, December 11, 2023, at 6:00 pm – Public Hearing
Land Use and Planning Committee: Wednesday, December 13, 2023, (Time TBD) – Informational Meeting
City Council: Monday, December 18, 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 Tuesday, November 21, 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 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 Charlie Ream. They can be reached at (406) 552-6351 or reamc@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/63445/4-MASTER-REZONING-SUBMITTAL-10-13-22
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
Subdivision and Annexation: Sapphire Place

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CLOSED: This discussion has concluded.
UPDATE: The annexation and subdivision preliminary plat were approved by City Council on June 26th, 2023. This case is now closed for comment.

PROJECT DESCRIPTION:
Development Services has received a request from IMEG Corp., on behalf of Cathcart Properties Inc., for a 39-lot major residential subdivision and annexation of 18 acres located west of Flynn Lane on Tract 2-A of Certificate of Survey No. 6689. The proposed subdivision is named Sapphire Place.
The project is within the Sxwtpqyen Neighborhoods Master Plan area and must comply with the Sxwtpqyen Neighborhoods Form Based Zoning Code (Title 21). Title 21 Form Based Zoning Code regulates street types, block perimeters, minimum and maximum densities, lots sizes, ratio of zoning districts (transect zones), land uses, design and more. Title 21 requires that City Council either approve, approve with conditions, or deny the master site plan.
To comply with the Form Based Zoning Code, the applicant requests zoning upon annexation of Title 21 transect zones: OS Open Space (2.6 acres), T3 Neighborhood Edge (1.06 acres), T4-O Neighborhood General – Open (4.56 acres), T4-R Neighborhood General – Restricted (1.92 acres) and T5 Mixed-Use Center(3.71 acres). The T3 transect zone primarily permits residential uses at a density of 6 to 8 dwelling units per acre, some civic uses, and some educational uses. The T4-R transect zone primarily permits residential uses at a density of 12 to 36 dwelling units per acre, some civic, and some educational uses. The T4-O transect zone primarily permits residential uses at 12 to 36 dwelling units per acre, small scale lodging, commercial, some civic, and some educational uses. The T5 zone permits residential uses at 24 to 72 units per acre, the highest intensity and mix of uses with buildings located close to the sidewalk. The applicant is proposing to preserve historic buildings onsite and to dedicate parkland equivalent to 2.2 acres.
The applicant is requesting variances to Article 3, Section 3-030.1.C.3 of the City Subdivision Regulations which requires each lot to abut and have access to a public or private street or road.
PROJECT APPLICATION LINKS:
The application, preliminary plat, and other materials can be viewed here: https://www.ci.missoula.mt.us/3114/Sapphire-Place-Subdivision
PROJECT TIMELINE:
City Council: June 5^th, 2023 at 6:00pm – Adopt Resolution of Intent to Annex, set the City Council Public Hearing, and referral to Land Use and Planning Committee
Planning Board: June 6^th, 2023 at 6:00pm – Public hearing
Land Use and Planning Committee: June 7th, 2023 (Time TBD) Pre-public hearing informational only meeting
City Council: June 12th, 2023, at 6:00pm – City Council public hearing
Land Use and Planning Committee: June 21^st, 2023 (time TBD) – Discussion and Motions
City Council: June 26^th, 2023 at 6:00 pm – 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 meetings. Provide your comment by May 30, 2023 be included in the staff report provided to Planning Board and City Council. 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 who can be reached at (406) 529-0709 or degrandpred@ci.missoula.mt.us.
Comments may also be submitted on this page, by email to degrandpred@ci.missoula.mt.us, or by mail to Development Services, Attn: Dave DeGrandpre at 435 Ryman Street, Missoula, Montana, 59802. Written comment will be taken up until the public hearing is closed.
REVIEW CRITERIA FOR ANNEXATION
Review the City Annexation Policy here: https://www.ci.missoula.mt.us/1506/Plans-and-Regulations
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;
3. Any other applicable local, state, and federal regulations; and
4. The Montana Subdivision and Planning Act, including but not limited to the following impacts
5. Impact on agriculture;
6. Impact on agriculture water user facilities;
7. Impact on local services;
8. Impact on the natural environment;
9. Impact on wildlife;
10. Impact on wildlife habitat; and
11. Impact on public health and safety.
Rezoning: 327 SW Higgins Avenue

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CLOSED: This discussion has concluded.

UPDATE: On May 15, 2023 City Council voted to approve the rezoning to B2-1 Community Business with a Design Excellence Overlay at 327 SW Higgins Avenue. This case is now closed for comment.

PROJECT DESCRIPTION:

An application is under review for rezoning of a property located at 327 SW Higgins Avenue. The subject property contains an existing multi-tenant commercial building. The site is currently zoned B1-1 Neighborhood Business with the Design Excellence Corridor Typology 2 overlay. The applicant is seeking to change the zoning to B2-1 Community Business with the Design Excellence Corridor Typology 2 overlay. 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 B1 zoning district permits all residential building types, a variety of public/civic uses, and limited commercial uses. There are no required setbacks for this parcel because it does not abut a residential zoning district. The maximum height limit is 40 feet. The current zoning district permits a density of 43 dwelling units per acre.
The B2 zoning district permits all the same uses as the B1 zoning district, with the addition of more commercial and limited industrial uses. The required setbacks and maximum height are the same as the B1 zoning district. This zoning district permits a density of 43 dwelling unit per acre.

The subject property is in the Farviews/Pattee Canyon Neighborhood Council and City Council Ward 4.

KEY DATES:
City Council: Monday, April 17, 2023, 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 18, 2023, at 6:00 pm – Public Hearing
City Council: Monday, May 8, 2023, at 6:00 pm – Public Hearing
Land Use and Planning Committee: Wednesday, May 10, 2023, (Time TBD) – Informational Meeting

City Council: Monday, May 15, 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 Friday, March 31, 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 the 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:

Lauren Stevens StevensL@ci.missoula.mt.us 406-552-6054

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/1638/Private-Development-Projects
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

2 comments
Rezoning: Corner of Idaho Street and Inez Street - R20 Residential to B2-2 Community Business

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CLOSED: This discussion has concluded.

UPDATE: On May 15, 2023 City Council approved the request to rezone the parcel B2-2 Community Business. This case is now closed for comment.

PROJECT DESCRIPTION:
Development Services has received a request from Jay Kirby representing Idaho Street Holdings, LLC to rezone the subject property at located at the south east corner of Idaho Street and Inez Street, legally described Lots 4-12 in Block 7 of Eddy Addition located in S21, T13N, R19W, P.M.M. from R20 (Residential 20) to B2-2 (Community Business). 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. City Council cannot subject the rezoning approval to conditions because state law prohibits conditions to standard zoning districts.
The existing R20 district is considered a low-density zoning district, allowing for 1 detached house per every 20,000 square feet of parcel area. The district also requires the following setbacks: 20 foot front, 15 foot side, 12.5 street side, and 20 foot rear. Currently the existing lots would allow for on dwelling unit.
The request B2-2 district is mixed-use, low intensity business district, allowing for 1 dwelling unit per every 1,000 square feet of parcel area. If zoned B2-2, this lot would be permitted up to 29 dwelling units, while the applicant is proposing 15 units. There are no required setbacks in this zoning district except when development abuts a residential district. In this case, the development would be required to be set back a minimum of 15 feet from the eastern property boundary.
The property is part of City Council Ward 3 and the River Front Neighborhood Council.

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

KEY DATES:
City Council: Monday, April 17, 2023, 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 18, 2023, at 6:00 pm – Public Hearing
City Council: Monday, May 8, 2023, at 6:00 – Public Hearing
Land Use and Planning Committee: Wednesday, May 10, 2023, (Time TBD) – Informational Meeting
City Council: Monday, May 15, 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 April 5, 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 the City Council chambers and virtually via Microsoft TEAMs, with more information to be posted here: https://www.ci.missoula.mt.us/1149/AgendasWebcastsMinutes

PROJECT PLANNER:
The project planner is Spencer Starke. They can be reached at (406) 552-671 or Starkes@ci.missoula.mt.us.

REZONING FAQs:
For questions on zoning districts and rezonings, please review the FAQs on the right hand side of the Development Applications Page.

2 comments
Rezoning Request from R20 to R40 at NHN Deer Creek Road

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CLOSED: This discussion has concluded.

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, 1^st 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
Rezoning Request from RT10 to RT5.4 at 2160 Carol Ann Ct

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CLOSED: This discussion has concluded.
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, 1^st 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.
1 comment
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.