Development Applications

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

UPDATE: On November 1st, 2021 City Council adopted the resolution to annex this property. This case is now closed for comment.

PROJECT DESCRIPTION:

The City of Missoula is reviewing two petitions from the Lloyd A. Twite Family Partnership to annex the residential subdivisions known as the Linda Vista 18^th and 19^th Supplements into the City limits. Concurrently, the City of Missoula is seeking to annex the seven-lot residential Linda Vista 11^th Supplement. Homeowners in the Linda Vista 11^th Supplement have been receiving municipal sewer services since homes were constructed on the lots in 2001 and 2002. The property owners of Linda Vista 11^th Supplement waived the right to protest annexation by the City of Missoula contingent upon receipt of municipal sewer service.

The Linda Vista 18^th Supplement consists of 41 residential lots, streets, and common areas totaling 18.17 acres. Streets, sidewalks, and municipal utilities have been installed. Home construction is pending annexation and approval of building permits. This annexation includes public street segments for Miller Creek Road, Guinevere Drive, Maggie Mae Drive, and Max Drive.

The Linda Vista 19^th Supplement consists of an existing 17-building, multi-dwelling development (an apartment complex) on 15.55 acres described as Tract 3A of Certificate of Survey # 6798. Although the property and apartment buildings are requested to be annexed, the internal roadways serving the homes would remain privately maintained.

The Linda Vista 11^th Supplement final plat was approved in 2001. Each of the seven lots is developed with a home that is served by City sewer. Waiver of the right to protest annexation contingent upon the lots receiving municipal sewer is stated plainly on the final plat. Along with the lots, a segment of Joy Drive would also be annexed and maintained by the City of Missoula. The property is 2.45 acres, including 2.04 acres in lots and 0.41 acres in Joy Drive right-of-way.

The subject properties are zoned Planned Unit Development / Miller Creek View Addition, which is not proposed to change.

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

The subject property will be located in the Miller Creek Neighborhood Council if the annexation is approved.

PROJECT APPLICATION LINKS:

The annexation materials, including intakes, petitions, annexation exhibits, and final plat, can be viewed here:

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

PROJECT TIMELINE:

City Council: October 25, 2021 at 6:00 pm – Public Hearing

Land Use & Planning Committee: October 27, 2021 (Time TBD) – Informational Meeting

City Council: November 1, 2020 at 6:00 pm – Final Consideration

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.

PROJECT PLANNER:

The project planner is Dave DeGrandpre. He can be reached at (406) 529-0709 or degrandpred@ci.missoula.mt.us.

UPDATE: On October 4th, 2021 City Council approved the conditional use. This case is now closed for comment.

PROJECT DESCRIPTION:

The City of Missoula Development Services has received a conditional use request for a Boarding Kennel to be located at 2100 S Reserve Street in Missoula. Unleashed, a dog daycare facility, would like to add boarding and kennel service to their current location. Unleashed is located in a small shopping center with an interior parking lot shielded from view of the adjoining residential neighborhood. The Kennel will serve a maximum of twenty (20) dogs at one time.

The subject property is zoned C1-4 Neighborhood Commercial and is within Design Excellence Overlay-Corridor Typology 4. According to Title 20 Zoning Code an Animal Boarding Kennel use requires conditional use approval to operate in the C1-4 zoning district. Zoning Code defines Animal Services-Shelter or Boarding Kennel as “animal shelters and kennel services for dogs, cats and small animals. Typical uses include boarding kennels, pet resorts/hotels, dog training centers, and animal rescue shelters.”

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

The subject property is located in the Franklin to the Fort Neighborhood Council.

PROJECT APPLICATION LINKS:

The application packet can be viewed here: https://www.ci.missoula.mt.us/DocumentCenter/View/58062/Unleashed-Conditional-Use-Application-9-3-21?bidId=

PROJECT TIMELINE:

City Council: September 27th, 2021 at 6:00 pm – City Council consent agenda/Council refers item to Land Use and Planning Committee/Public Hearing

Land Use & Planning Committee: September 29th, 2021 time TBD – Informational meeting only

City Council: October 4th, 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, October 4th, 2021, to be included in the staff report provided to City Council.

PROJECT PLANNER:

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

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

An application is under review for an annexation and zoning upon annexation of two parcels off of England Boulevard, between Connery Way and Tina Avenue. The parcels are a combined 75,358.60 square feet and the property is legally described as Lots 3A and Charlies Addition Number 1, located in the South ½ of Section 7, Township 13 North, Range 19 West, Block 2 and Certificate of Survey 4623, P.M.M. If approved, this project would wove the property from the County into the City. The existing Missoula County zoning of the subject property is C-C2, General Commercial, and the proposed City zoning to be issued upon annexation is B2-2, Community Business.

PROJECT APPLICATION LINKS:

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

PROJECT TIMELINE:

City Council: August 23^rd, 2021 at 6:00 pm – City Council consent agenda/Council refers item to Land Use and Planning Committee

City Council: September 13^th, 2021 at 6:00 pm – City Council public hearing

Land Use & Planning Committee: September 15^th, 2021 time TBD – Informational meeting only

City Council: September 20^th, 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, August 23^rd, 2021, to be included in the staff report provided to City Council.

PROJECT PLANNER:

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

UPDATE: On July 28th, 2021 City Council approved the variance. This case is now closed for comment.

Project Description:

Development Services has received a request from Paul Forsting of IMEG, on behalf of Wheat Montana, for a variance from the drive-through setback requirements of Title 20 (Title 20.60.110.C.2). The applicant has proposed a drive through along Reserve Street and South 3^rd Street West, located at 2520 S. 3^rd Street West. The applicant is proposing to install a drive-through that will not meet the 20-foot setback requirements. The width of the right-of-way, and the layout of the kitchen prevent installing a drive through at an alternate location.

The drive-through will be setback 8.5 feet from the right-of-way along Reserve Street, and a minimum 3.8 feet from right of way off of S. 3^rd Street W. The site is zoned C1-2 Neighborhood Commercial. The drive-through has previously been reviewed and approved for compliance with Design Excellence. Please review the attached application for a site plan and details of the proposal.

Project Application Links:

The application packet can be viewed here: https://www.ci.missoula.mt.us/DocumentCenter/View/56588/Wheat-Montana-Variance-Application

Project Timeline:

The public forum will be held by the Board of Adjustment on Wednesday, June 23^rd, 2021 at 6:00 pm.

All meetings will be held remotely, with more information posted here: https://www.ci.missoula.mt.us/1149/AgendasWebcastsMinutes

Project Comment Deadline:

Public comment will be taken until the public hearing is closed. Comments can be submitted through Engage Missoula, via email to the planner noted below, by mailing in a letter to the City of Missoula office at 435 Ryman Street, Missoula, MT 59802, or during the public meeting. Provide your comment by June 15, 2021 to be included in the staff report provided to the Board of Adjustment. Your comments may be considered by Board of Adjustment in their decision to approve or deny this request.

Project Planner:

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

UPDATE: On June 28th, 2021 City Council approved the subdivision exemption subject to conditions. This case is now closed for comment.

PROJECT DESCRIPTION:

Development Services has received a family transfer subdivision exemption request from Steve Inabnit, who is the property owner and representing himself. Mr. Inabnit wishes to transfer two tracts of land that are 0.13 acres each to his son and daughter respectively. The property is located at the corner of Polk and Poplar Streets and is legally described as Tract 1 in Certificate of Survey (COS) 6397 in Section 23, Township 13 North, Range 19 West, P.M.M.

Montana State Law (MCA 76-3-207(1)(b)) authorize subdivision exemptions for divisions made outside of platted subdivisions for the purpose of a single gift or sale to each member of the landowner’s immediate family.

Article 8, Section 8-040.4.E.1(e) of the City of Missoula Subdivision Regulations states that a public hearing and approval by City Council is required for a family transfer that would permit a use of the land that is not in compliance with the Growth Policy. The property is designated as a Parks and Open Space land use in the Growth Policy. Areas with this designation are open in nature and intended for use as a public park, a common area for a group of residents, or for conservation purposes. The family transfer includes proposed residential development on each tract.

PROJECT APPLICATION LINKS:

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

PROJECT TIMELINE:

The City Council public hearing is scheduled for June 21^st, 2021 at 6:00 p.m.

The Land Use and Planning Committee informational meeting is scheduled for June 23^rd, 2021 (time TBD)

The City Council Final Consideration meeting is scheduled for June 28^th, 2021 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. Provide your comment by June 16^th, 2021, to be included in the staff report provided to City Council. Your comments may be considered by City Council in their decision to approve or deny this request.

PROJECT PLANNER:

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

UPDATE: On May 28, 2021 the noticing period closed. The zoning compliance permit has been approved. This case is now closed for comment.

PROJECT DESCRIPTION:

A Zoning Compliance Permit application is under review for a townhome exemption development (TED) located at 812 Palmer Street. The proposal includes the new construction of three 2-unit townhouse buildings and the division of the parcel into 6 TED ownership units.

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

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

PROJECT APPLICATION LINKS:

The application packet can be viewed here: https://www.ci.missoula.mt.us/DocumentCenter/View/56526/2021-MSS-ZCP-00005-Application

PROJECT TIMELINE:

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

PROJECT COMMENT DEADLINE:

Please provide your comments by May 28^th, 2021.

PROJECT PLANNER:

The project planner is Emily Gluckin. She can be reached at 406-552-6621, or gluckine@ci.missoula.mt.us.

UPDATE: On May 26th, 2021 the Public Forum took place and was concluded. This case is now closed for comment.

PROJECT DESCRIPTION:

Missoula City Fire Department requested a public forum regarding an exemption from allowed uses in the R5.4 Residential zoning district and the general site landscaping standards at Fire Station #3 located at 1501 39th Street. The proposal includes the construction of a new 3,200 square foot storage building on the western side of the property. Fire Stations are classified in Title 20 as safety services.

The requested exemption is from Title 20, Table 20.05-1 which does not list safety services as a permitted use in the R5.4 Residential zoning district. Construction of the new storage building is considered an expansion of the legal non-conforming use.

In order to construct the storage building, two (2) on-site trees will be removed. Removal of the trees may bring the parcel out of compliance with Title 20, Section 20.65.020.B.3 which requires six (6) trees on the parcel. Based on aerial imagery, there appears to be at total of eight (8) trees located on the parcel. Following the removal of two (2) trees, six (6) trees would remain which meet would Title 20 requirements. However, these trees may be located within the right-of-way. If the trees are located within the right-of-way they will not count towards the general site landscaping requirements and the landscaping will no longer comply with zoning. There has not been a site survey to confirm the locations of the trees in relation to the property line.

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 public agency in this case is the City Fire Department. 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/56468/Application_Public-Forum_1425-39th-St_Fire-Storage-Station

PROJECT TIMELINE:

The hearing date is scheduled for May 26^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 by City Council until the public hearing is closed. Comments can be submitted through Engage Missoula, via email to the planner noted below, by mailing in a letter to the City of Missoula office at 435 Ryman Street, Missoula, MT 59802, or during the public meeting. Provide your comment by May 18th, 2021 to be included in the staff report provided to the Board of Adjustment. Your comments may be considered by Missoula City Fire Department when moving forward with their proposal.

PROJECT PLANNER:

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

UPDATE: On June 7, 2021 City Council approved the subdivision exemption. This case is now closed for comment.

PROJECT DESCRIPTION:

An application is under review for a boundary line relocation subdivision exemption for Lots 6-18 in Block 6 of the Millsite Phase 1 - Wyoming North Subdivision. The proposal includes the rearrangement of the boundaries between the 13 existing lots that were established during the original subdivision of the land.

Montana state law authorizes boundary line relocations to be exempt from subdivision review, but still subject to compliance with municipal regulations. Boundary line relocations of five or fewer lots are reviewed and approved administratively by City Staff. Per MCA 76-3-207(2), the rearrangement of six or more lots may occur when reviewed and approved by the governing body (City Council). The boundary line relocation must maintain compliance with the conditions of the approved subdivision and with local zoning requirements.

PROJECT APPLICATION LINKS:

The application packet can be viewed here: https://www.ci.missoula.mt.us/DocumentCenter/View/56426/2020-MSS-SEA-00026-Final-Application

PROJECT TIMELINE:

The City Council public hearing is scheduled for May 24^th, 2021 at 6:00 PM.

The Land Use and Planning Committee informational meeting is scheduled for May 26^th, 2021 (time TBD).

The City Council final consideration meeting is scheduled for June 7^th, 2021 at 6:00 PM.

Each 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 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 May 18^th, 2021 to be included in the staff report provided to City Council. Your comments may be considered by City Council in their decision to approve or deny this request.

PROJECT PLANNER:

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