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

Annexation & Zoning Upon Annexation: Birdie Court and Fox Den Court

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CLOSED: This discussion has concluded.

UPDATE: On May 24th, 2021 City Council adopted the resolution to annex this property. This case is now closed for comment.

PROJECT DESCRIPTION:
An application is under review for an annexation and zoning upon annexation of Fairway View Addition Planned Unit Development for 8,517 square feet of land located at 3946 Fox Den Court. The property is legally described as Portion ‘A’ of Lots A-1, Fairway View Addition, Lots A-1 and A-2 and Lot 3, Fairway View Addition, located in the South ½ of Section 1, Township 12 North, Range 20 West, P.M.M. If approved, this project would move the property from the County into the City. The existing Missoula County zoning of the subject property is C-RR2 Residential.

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

PROJECT TIMELINE:
City Council: May 10th, 2021 at 6:00 pm – City Council Consent Agenda . Adopt Resolution of Intent to Annex and Zone / Set City Council Public Hearing / Council refers item to Land Use and Planning Committee
City Council: May 17th, 2021 at 6:00 pm – City Council public hearing
Land Use & Planning Committee: May 19th, 2021 time TBD – Informational meeting only
City Council: May 24th, 2021 at 6:00 pm – City Council final consideration
All meetings will be held virtually via Zoom, with more information posted here:
https://www.ci.missoula.mt.us/1149/AgendasWebcastsMinutes

PROJECT COMMENT DEADLINE:
Public comment will be taken by City Council until the public hearings are closed. Comments can be submitted through Engage Missoula, via email to the planner noted below, by mailing in a letter to the City of Missoula office at 435 Ryman Street, Missoula, MT 59802, or during the public meeting. Provide your comment by Monday, May 3rd, 2021 to be included in the staff report provided to City Council.

PROJECT PLANNER:
The project planner is Alex Eidam. She can be reached at (406) 552-6052, or eidama@ci.missoula.mt.us.
Public Forum: DeSmet School Dynamic Display Sign

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CLOSED: This discussion has concluded.

UPDATE: On March 24th, 2021 the Public Forum took place and was concluded. This case is now closed for comment.

PROJECT DESCRIPTION:
DeSmet School, located at 6355 Padre Lane, has requested a public forum for an exemption from the zoning requirements regarding dynamic display signs. DeSmet School District is proposing to install a dynamic display ground sign. The proposed dynamic display is not permitted in this zoning district and will exceed the permitted dynamic display area relative to the area of the proposed sign.
The City of Missoula Board of Adjustment 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. In this case, DeSmet School District is the public agency proposing to use public land contrary to the zoning regulations which prohibit a dynamic display at this location. The Board of Adjustment does not have the power to deny or condition the approval of the project. The proposal is permitted regardless of the outcome of the hearing. We invite you to submit public comment stating your opinion on the proposal.

PROJECT APPLICATION LINKS:
The application packet can be viewed here: http://www.ci.missoula.mt.us/DocumentCenter/View/55862/DeSmet-BOA-Application-Packet

PROJECT TIMELINE:
The hearing date is scheduled for March 24^th,2021 at 6:00 PM. This meeting will be held virtually via Zoom. For more information on how to attend a virtual meeting, visit: https://www.ci.missoula.mt.us/1149/AgendasWebcastsMinutes

PROJECT COMMENT DEADLINE:
Public comment will be taken until the public hearing is closed. Provide your comment by March 16^th, 2021 to be included in the staff report provided to the Board of Adjustment. You may submit comment by email, phone, in the comments section below, or at the public hearing.

PROJECT PLANNER:
The project planner is Spencer Starke. He can be reached at 406-552-6671, or starkes@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.

1 comment
Public Forum: Missoula County Elections Center

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CLOSED: This discussion has concluded.

UPDATE: On February 25th, 2021 the Public Forum took place and was concluded. This case is now closed for comment.

PROJECT DESCRIPTION:
Missoula County has requested a public forum for an exemption from the zoning requirements of the Design Excellence Overlay at 140 N. Russell Street. The exemptions pertain to build-to-width requirements, parking lot setback and placement, and landscaping design. The proposal includes the modification of an existing parking lot and the addition of new parking on the property. The site contains two existing buildings that house the Missoula County Elections Center.
The City of Missoula Board of Adjustment 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. In this case, Missoula County is proposing to use land differently than City zoning regulations require. The Board of Adjustment 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, we invite you to submit public comment stating your opinion on the proposal.

PROJECT APPLICATION LINKS:
The application packet can be viewed here: https://www.ci.missoula.mt.us/DocumentCenter/View/55488/Application_Missoula-Elections-Center-Public-Forum

PROJECT TIMELINE:
The public forum will be held by the Board of Adjustment on February 24^th,2021 at 6:00 PM. This meeting will be held virtually via Zoom. For more information on how to attend a virtual meeting, visit: https://www.ci.missoula.mt.us/1149/AgendasWebcastsMinutes

PROJECT COMMENT DEADLINE:
Public comment will be taken until the public hearing is closed. Provide your comment by February 16^th, 2021 to be included in the staff report provided to the Board of Adjustment. You may submit comment by email, phone, in the comments section below, or at the public hearing.

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

2 comments
Annexation and Zoning Upon Annexation: Miramonte, Parcel 1A of COS 6689

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CLOSED: This discussion has concluded.

UPDATE: On March 1, 2021, Missoula City Council voted 11-0 to annex Parcel 1A of Certificate of Survey No. 6689 and apply C2-2 Community Commercial zoning, subject to 14 conditions of approval. This case is now closed for comment

PROJECT DESCRIPTION:
An application is under review for an annexation and zoning upon annexation of C2-2 Community Commercial for 5.01 acres of land located at the southeastern corner of the intersection of MT Highway 10 / West Broadway and Mary Jane Boulevard. The property is legally described as Parcel 1A of COS 6689 located in Section 7, Township 13 North, Range 19 West, P.M.M. If approved, this project would move the property from the County into the City. The applicant proposes to develop the site as four parcels with one mixed use building and 142 dwelling units across 21 buildings (6 to 8 dwelling units/building). The existing Missoula Counting zoning of the subject property is C-C2 General Commercial and C-A3 Agricultural/Residential (1 dwelling unit per 5 acres).

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

PROJECT TIMELINE:
City Council: February 1^st, 2021 at 6:00 pm – City Council consent agenda/Council refers item to LUP Committee
Land Use & Planning Committee: February 10^th, 2021 (Time TBD) – Informational meeting
City Council: February 22^nd, 2021 at 6:00 pm – City Council public hearing
City Council: March 1^st, 2021 at 6:00 pm – City Council final consideration

All meetings will be held virtually via Zoom, with more information 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 February 5^th so it may be distributed to the Land Use & Planning Committee with the staff report.

PROJECT PLANNER:
The project planner is Dave DeGrandpre. He can be reached at (406) 529-0709, or degrandpred@ci.missoula.mt.us.
Variance: Setbacks for 225 Hasting Avenue

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CLOSED: This discussion has concluded.

UPDATE: On December 2, 2020 City Council approved the variance. This case is now closed for comment.

PROJECT DESCRIPTION:
The owners of 225 Hasting Avenue have requested a variance from the setback requirements of the R5.4 Residential zoning district. The setbacks for this zoning district are as follows: 20-foot front and rear setback, and a 7.5 foot or 1/3 the building height for the two interior side setbacks. The applicant has requested a variance from the side interior setback on the east side of the structure as part of a project to remodel the main residence and construct a new attached garage with access off of Hasting Avenue. The addition is proposed to sit closer to the property line than allowed in this zoning district.

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

PROJECT TIMELINE:
The public forum will be held by the Board of Adjustment on Wednesday, December 2^nd, 2020 at 6:00 pm.
All meetings will be held virtually via Zoom, with more information posted here:
https://www.ci.missoula.mt.us/1149/AgendasWebcastsMinutes

PROJECT COMMENT DEADLINE:
The final deadline to receive public comment is November 25^th, 2020 for Engage Missoula. After November 25^th email comments to eidama@ci.missoula.mt.us.

PROJECT PLANNER:
The project planner is Alex Eidam. She can be reached at 406-552-3437 or eidama@ci.missoula.mt.us.
Public Forum: Sentinel High School Dynamic Display Sign

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CLOSED: This discussion has concluded.

UPDATE: On October 28th, 2020 the Public Forum took place and was concluded. This case is now closed for comment.

PROJECT DESCRIPTION:
Sentinel High School is a public agency and has requested a public forum regarding an exemption to the ground sign and dynamic display sign requirements for the property located at 915 South Avenue. This property is located in the OP3 Public Lands and Institutional zoning district, and dynamic display signs are not permitted in the OP3 zoning district. There is an existing legally permitted non-conforming dynamic display sign, which the applicant is proposing to replace and expand. The City of Missoula Board of Adjustment is authorized to hold a public hearing when an agency proposes to develop or use public land contrary to the zoning regulations. The Board of Adjustment shall have no power to deny or condition the proposed development. The proposal will be permitted regardless of the outcome of the public hearing. However, public comment on this project is appreciated.

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

PROJECT TIMELINE:
The public forum will be held by the Board of Adjustment on Wednesday, October 28^th, 2020 at 6:00 pm.
All meetings will be held virtually via Zoom. For more information on how to attend a virtual meeting, visit:
https://www.ci.missoula.mt.us/1149/AgendasWebcastsMinutes

PROJECT COMMENT DEADLINE:
The final deadline to receive public comment is October 20^th, 2020 for Engage Missoula. After October 20^th, email comments to eidama@ci.missoula.mt.us.

PROJECT PLANNER:
The project planner is Alex Eidam. She can be reached at 406-552-3437 or eidama@ci.missoula.mt.us.
Conditional Use for Townhome Exemption Development: Hellgate Village East

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CLOSED: This discussion has concluded.

UPDATE: On November 23rd, 2020 City Council approved this request with conditions. This case is now closed for comment.

PROJECT DESCRIPTION:
A conditional use application is under review for a forty-three (43) dwelling unit Townhome Exemption Development (TED). The subject property is located south of the Pleasant View Homes #3 Subdivision near Hellgate Elementary School. If approved, the applicant will create 43 townhome ownership units, each containing one dwelling unit. City Council may vote to approve, approve with conditions, or deny the conditional use request.
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.

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

PROJECT TIMELINE:
Land Use & Planning Committee: November 4^th, 2020 (time TBD) – Pre-public hearing informational item
City Council: November 9^th, 2020 at 6:00 pm – Public hearing to vote on item
All meetings will be held virtually via Zoom. You can view the meeting agendas and find out how to participate on our meeting portal.

PROJECT COMMENT DEADLINE:
Public comment will be accepted until the public hearing on November 9^th. If you would like your comment to be included with the staff report, please submit public comment by Wednesday, October 28^th.

PROJECT PLANNER:
The project planner is Cassie Tripard. She can be reached at 406-552-3282 or TripardC@ci.missoula.mt.us
Public Forum: University of Montana Parking Lot Expansion

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CLOSED: This discussion has concluded.

UPDATE: On September 23rd, 2020 the Public Forum took place and was concluded. This case is now closed for comment.

PROJECT DESCRIPTION:
The University of Montana has requested a public forum regarding an exemption from the zoning requirements for non-accessory parking lots in a residential district. The proposal includes the expansion of an existing parking lot on to the property located at 907 E. Beckwith Ave. Parking for a non-residential use is not permitted on parcels zoned for residential uses.
The City of Missoula Board of Adjustment 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 Board of Adjustment 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/DocumentCenter/View/53899/UM_Public-Forum_Application?bidId=

PROJECT TIMELINE:
The hearing date is scheduled for September 23^rd at 6:00 PM. This meeting will be held virtually via Zoom. For more information on how to attend a virtual meeting, visit: https://www.ci.missoula.mt.us/1149/AgendasWebcastsMinutes

PUBLIC COMMENT DEADLINE:
Public comment will be taken until the public hearing is closed. Provide your comment by September 15^th to be included in the staff report provided to the Board of Adjustment.

PROJECT PLANNER:
The project planner is Emily Gluckin. She can be reached at 406-552-3091, or gluckin@ci.missoula.mt.us.
Conditional Use for Casino & Tavern: 2275 N Reserve Street

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CLOSED: This discussion has concluded.

UPDATE: On September 28th City Council approved this request with conditions. This case is now closed for comment.

PROJECT DESCRIPTION:
An application is under review for a casino and tavern conditional use at 2275 N Reserve Street. If approved, the applicant will remodel the existing building to accommodate a casino, restaurant, and tavern (bar). City Council may vote to approve, approve with conditions, or deny the request for the casino and tavern uses.

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

PROJECT TIMELINE:
City Council: September 14^th, 2020 at 6:00 pm – Council refers item to LUP Committee
Land Use & Planning Committee: September 16^th, 2020 time TBD – Pre-public hearing info item
City Council: September 21^st, 2020 at 6:00 pm – Public hearing to vote on item
All meetings will be held virtually via Zoom. You can view the meeting agendas and find out how to participate on our meeting portal.

PROJECT COMMENT DEADLINE:
The final deadline to receive public comment is September 7^th, 2020 for Engage Missoula. After September 8^th, email comments to TripardC@ci.missoula.mt.us.

PROJECT PLANNER:
The project planner is Cassie Tripard. She can be reached at 406-552-3282 or TripardC@ci.missoula.mt.us