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

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
Annexation & Zoning Upon Annexation: Mullan Crossing, 3720 & 3770 Mullan Road

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CLOSED: This discussion has concluded.

UPDATE: On September 21, 2020 City Council adopted the resolution to annex this property with conditions. This case is now closed for comment.

PROJECT DESCRIPTION:
An application is under review for annexation and rezoning of 0.79 acres of 3770 Mullan Road and 3.5 acres of 3720 Mullan Road. If approved, this project would move the property from the County into the City and allow for the construction of commercial buildings and apartments. The existing Missoula County zoning of 3770 Mullan Road is C-RR3 Residential. The existing Missoula County zoning of 3720 Mullan Road is C-C2 General Commercial. The proposed City of Missoula zoning for both parcels is C1-3 Neighborhood Commercial.

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 17, 2020 at 6:00 pm – Council refers item to LUP Committee
Land Use & Planning Committee: August 19, 2020 time TBD – Action item to approve the Resolution of Intent to Annex
City Council: August 24, 2020 at 6:00 pm – Consent Agenda on Resolution of Intent
City Council: September 14^th, 2020 at 6:00 pm – Public hearing to approve resolution of intent
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 August 12^th so it may be distributed to the Land Use & Planning Committee with the staff report.

PROJECT PLANNER:
The project planner is Cassie Tripard. She can be reached at 406-552-3282 or TripardC@ci.missoula.mt.us
Public Forum: Rose Park and Westside Park Bathroom Enclosures

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CLOSED: This discussion has concluded.

UPDATE: On August 27th, 2020 the Public Forum took place and was concluded. This case is now closed for comment.

PROJECT DESCRIPTION:
The City of Missoula Parks and Recreation has requested a public forum regarding an exemption to zoning setbacks for new bathroom enclosures at Rose Park and Westside Park. The new bathroom enclosures will be placed within the 20 foot front setback of each park, near the street. 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. Public comment on this project is appreciated.

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

PROJECT TIMELINE:
The public forum will be held by the Board of Adjustment on Wednesday, August 26^th, 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 August 17^th, 2020 for Engage Missoula. After August 17^th email comments to TipardC@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

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Conditional Use for Group Living: Ponderosa Village 365-375 Scott 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:
The City of Missoula Development Services has received a conditional use request for two (2) Group Living structures. The two structures contain a combined forty-six (46) bedrooms with shared kitchen and gathering spaces; intended to provide rental space to separate tenants using shared facilities in the manner of a shared co-op. Zoning considers such living arrangements as ‘Group Living’, which requires a conditional use approval to operate in the zoning district the property is in.
City Council is responsible for conducting a public hearing to either approve or deny this request.

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

PROJECT TIMELINE:
The Land Use and Planning Committee Pre-Public Hearing date is scheduled for 9/16 time to be determined.
The City Council hearing date is scheduled for 9/21, at 6:00 pm, via ZOOM Webinar. 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 9/7/2020 for Engage Missoula. After September 8, email mccaffertyk@ci.missoula.mt.us

PROJECT PLANNER:
The project planner is Kaitlin McCafferty. She can be reached at 406-552-6085 or mccaffertyk@ci.missoula.mt.us
Rezoning: 601 W Broadway

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CLOSED: This discussion has concluded.

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

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

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

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

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

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

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CLOSED: This discussion has concluded.

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

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

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

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

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

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

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