Development Applications

UPDATE: On April 17, 2023 City Council voted to approve the phased development review. This case is now closed for comment.

PROJECT DESCRIPTION:

The subdivider is preparing to file the final plat and create the lots for Phase 1A of the Riverfront Trails Subdivision, approved by City Council on December 12, 2022. The Riverfront Trails Subdivision is located at 6525 Miller Creek Road, next to Jeanette Rankin Elementary School. Phase 1A includes Lots 1 and 2, the large park lots, and access to the park. State Law requires City Council to hold a public hearing before each phase of a subdivision proceeds with installation of infrastructure and filing a final plat. City Council will review any changes in regulations since approval of preliminary plat for the subdivision and any new information that may create significant adverse impacts previously not considered by City Council.

No regulations have changed since the preliminary plat approval. There are only two new pieces of information. Included in the application packet is an updated Lower Miller Creek Road and Old Bitterroot Road Roundabout Analysis. Additionally, a minor plat adjustment was approved which shifts the roundabout south onto the subdivision site, slightly modifies Lot 2, and straightens out Drago Lane. The minor adjustment is represented on the draft final plat in the application packet.

The property is within the Miller Creek Neighborhood Council and City Council Ward 5.

PROJECT APPLICATION LINKS:

The application, preliminary plat, phasing plan, and other materials can be viewed here: https://www.ci.missoula.mt.us/1638/Private-Development-Projects

PROJECT TIMELINE:

The City Council public hearing and final consideration is scheduled for April 17^th, 2023 at 6:00 p.m.

The Land Use and Planning Committee pre-public hearing informational meeting is scheduled for April 12^th 2023 (time TBD).

Information regarding how to attend the meetings virtually or in-person is 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 Tuesday, April 4^th, 2023, to be included in the staff report provided to City Council.

PROJECT PLANNER:

The project planner is Cassie Tripard, who can be reached at TripardC@ci.missoula.mt.us or 406-552-6673.

UPDATE: On May 3, 2023 the Historic Preservation Commission voted to deny the historic preservation permit for the Fort Missoula Commons project.

PROJECT DESCRIPTION

City of Missoula Community Planning, Development, and Innovation has received a complete application for an Historic Preservation Permit for the Post Hospital parcel located at 3255 Lt. Moss Rd. within the Fort Missoula Historic District and Historic Fort Missoula Neighborhood Character Overlay. The property is subject to review by the Missoula Historic Preservation Commission pursuant to Section 20.85.085 and 20.25.070 of the Missoula Title 20 Zoning Code.

The proposal includes restoration of the historic Post Hospital building, demolition of the existing garage structure, and new construction on the parcel.

Review criteria for Historic Preservation Permits for alterations and new construction can be found in Section 20.85.085.H of the Missoula Title 20 Zoning Code. Additional review criteria for the Historic Fort Missoula Neighborhood Character Overlay can be found in Section 20.25.070 of the Missoula Title 20 Zoning Code. Review criteria for demolition of historic resources can be found in Section 20.85.085.J of the Missoula Title 20 Zoning Code.

PROJECT APPLICATION LINKS:

The project application can be found here.

KEY DATES:

Historic Preservation Commission Public Hearing: April 5, 2023 at 6:00 pm

The Historic Preservation Commission will meet again on this project on May 3, 2023 at 6:00 pm

All meetings will be held in a hybrid format, in person at the City Council Chambers at 140 W. Pine St. and virtually via Microsoft TEAMS, with more information posted here: https://www.ci.missoula.mt.us/1149/AgendasWebcastsMinutes.

PROJECT COMMENT DEADLINE:

Public comments can be submitted through Engage Missoula, via email to the planner noted below, by mailing in a letter to the City of Missoula – CPDI office at 435 Ryman Street, Missoula, MT 59802, or during the public hearings. Provide your comments by March 28^th, 2023, to be included in the staff report to the Historic Preservation Commission.

PROJECT PLANNER:

The project planner is Elizabeth Johnson, Historic Preservation Officer. She can be reached at 406-552-6638 or JohnsonE@ci.missoula.mt.us

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.

UDPATE: On May 8, 2023 City Council approved the request to annex Tract 3 of C.O.S. Number 6355 into the Missoula City limits. This case is now closed for comment.

PROJECT DESCRIPTION:

The City of Missoula is reviewing a petition from Toby Dumont of Professional Consultants Inc., on behalf of property owner Scott Twite, requesting annexation into the City of Missoula in order to fulfill a condition of approval for a boundary line relocation at 6991 Alisha Drive. The 10.62 acres, legally described as a portion of Tract 3 of Certificate of Survey No. 6355, located in the Northeast one-quarter of Section 13, Township 12 North, Range 20 West, P.M.M., will be zoned Miller Creek View Addition Planned Unit Development upon annexation.

The parcel would be added to City Council Ward 5 and the Miller Creek Neighborhood Council.

PROJECT APPLICATION LINKS:

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

PROJECT TIMELINE:

City Council: April 17^th, 2023 at 6:00 pm, Adopt Resolution of Intent to Annex, Set Public Hearing, and Referral to the City Council Land Use and Planning Committee on Consent Agenda.

City Council: Monday May 1^st, 2023, at 6:00 pm – City Council public hearing.

Land Use and Planning Committee: Wednesday May 3^rd, 2023 (Time TBD) – Post-public hearing informational item.

City Council: Monday May 8^th, 2023, at 6:00 pm – Final Consideration on Resolution to Annex

All meetings will be held in person at City Council Chambers at 140 W. Pine Street and virtually online, with more information to be posted here: https://www.ci.missoula.mt.us/1149/AgendasWebcastsMinutes(External link)

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. Provide your comment by Wednesday, April 5^th, 2023, to be included in the staff report provided to City Council. Your comments will be considered by City Council in the decision to approve or deny this request.

PROJECT PLANNER:

The project planner is Tara Porcari. They can be reached at 406-552-6085 or porcari@ci.missoula.mt.us.

PROJECT DESCRIPTION:

City of Missoula Community Planning, Development, and Innovation has received a complete application for an Historic Preservation Permit for exterior alterations to the building at 436 S. 3^rd St. W (Marshall House) in the vicinity of Third Street West and Orange Street within the Missoula Southside Historic District. This property is subject to review by the Historic Preservation Commission pursuant to Section 20.85.085.H of the Missoula Title 20 Zoning Code and City Council Ordinance 3168 – Marshall House Special District.

The proposal includes removal of an ADA accessible ramp on the north elevation of the building; construction of a new entry porch; replacing the exterior commercial door with a new, 1920s-era style door; and construction of a detached two-car garage behind the existing building.

Review criteria for Historic Preservation Permits can be found in Section 20.85.085.H of the Missoula Title 20 Zoning Code.

The Project Application can be viewed here.

KEY DATES:

Historic Preservation Commission Public Hearing: March 1, 2023 at 6:00 p.m.

PROJECT COMMENT DEADLINE:

Public 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 comments by February 21^st, 2023, to be included in the staff report to the Historic Preservation Commission.

All meetings will be held in a hybrid format, in person at the City Council Chambers and virtually via Microsoft TEAMS, with more information posted here: https://www.ci.missoula.mt.us/1149/AgendasWebcastsMinutes.

PROJECT PLANNER:

The project planner is Elizabeth Johnson, Historic Preservation Officer. She can be reached at 406-552-6638 or JohnsonE@ci.missoula.mt.us.

UPDATE: The application was withdrawn prior to the public forum. However, the applicant will be resubmitting in the near future. The project will then be rescheduled, noticing will be sent out again, and updated dates will be provided here.

PROJECT DESCRIPTION:

City of Missoula Community Planning, Development, and Innovation has received a notice from Ravara Development LLC as part of a public-private partnership with the City of Missoula to create a minimum of 70 units on a community land trust. The subject property is located at Tract 2 of the Scott Street Development and is currently vacant. In order to facilitate the development’s alignment with City goals to create permanently affordable housing units, the following code sections will not be met and therefore will be addressed by public forum.

Two of the five buildings will not have an entrance facing the right-of-way in order to facilitate occupants a direct path to parking (Title 20, Section 20.40.090.E.1). The requirement for at least 20% of the parcel to be used as designated activity area will not be met on-site, but instead will be located at Tract 3 south of Charlo Street per the Real Property Purchase and Sale Agreement between the City of Missoula and Scott Street Parcel, LLC, as outlined in Section 7(a)(vi) (Title 20, Section 20.65.020.C.1). Additionally, buffer requirements for development abutting parcels occupied by detached houses (Title 20, Section 20.65.060.A.2) will not be met due to the nature of the alley behind the project, as well as community input on overall site design.

City Council is authorized by state law to hold a public hearing, known as a public forum, when a public agency (City of Missoula) proposes to use public land contrary to the local zoning regulations. The City of Missoula is the property owner. City Council 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/1638/Private-Development-Projects

PROJECT TIMELINE:

The hearing date is scheduled for March 6^th, 2023 at 6:00 PM. Information on how to attend the meetings virtually or in-person is posted here: 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 February 20^th, 2023 to be included in the staff report provided to City Council. Your comments may be considered by the City of Missoula and Ravara Development LLC when moving forward with their proposal.

PROJECT PLANNER:

The project planner is Tara Porcari and can be reached at (406) 552-6085, or porcarit@ci.missoula.mt.us.

UPDATE: The public forum took place on March 6, 2023. The case is now closed for comment.

PROJECT DESCRIPTION:

City of Missoula Community Planning, Development, and Innovation department has received a notice from Missoula County Airport Authority that they leased spaced to Krusers Mobile Services LLC an automobile servicing business on May 26, 2020. The subject property is located at 4955 Aviation Way. The leased space includes a commercial building with 1,458 square feet of office space, 2,012 square feet of shop/garage space and 7,650 square feet of paved parking area. Krusers will provide their services to other airport tenants.

The proposed use of Motor Vehicle Repair, a subclass of Vehicle Sales and Services, is not an allowed use in the A, Aviation Zoning District (Title 20, Chapter 20.20.020).

Please see the link below for the full application.

The Missoula County Airport Authority is a government agency and City Council is authorized to hold a public hearing when an agency proposes to develop or use public land contrary to these zoning regulations (Title 20, Chapter 20.85.095.A). City Council shall hold the public hearing as a public forum and shall have no power to deny or condition the proposed use but shall act only to allow a public forum for comment on the proposed use (Title 20, Chapter 20.85.095.E).

PROJECT APPLICATION LINKS:

The application packet can be viewed here:

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

PROJECT TIMELINE:

The hearing date is scheduled for March 6^th, 2023 at 6:00 PM. Information on how to attend the meetings virtually or in-person is posted here: 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 February 21^st, 2023 to be included in the staff report provided to City Council. Your comments may be considered by the Missoula County Airport Authority when moving forward with their proposal.

PROJECT PLANNER:

The project planner is Trey Reinhardt and can be reached at (406) 552-6041, or reinhardtt@ci.missoula.mt.us.

UPDATE: On April 3, 2023 City Council voted to approve the conditional use townhome exemption development. This case is now closed for comment.

PROJECT DESCRIPTION:

An application is under review for a Conditional Use request for a Townhome Exemption Development (TED) at the unaddressed property located southeast of Hellgate Elementary, east of Flynn Lane, immediately adjacent to the West of Mary Jane Boulevard. The subject parcel is currently vacant.

This proposal includes a 33-unit residential development and is the second of two planned developments bordering Mary Jane Boulevard: Hellgate Village East, approved as a TED Conditional Use in 2021, and Hellgate Village West, the TED Conditional Use currently requesting approval in 2023. The project proposes detached house and townhouse building types.

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.

The subject property is in the Captain John Mullan Neighborhood, and City Council Ward 2. The current Land Use designation for this property is Neighborhood Mixed-Use.

KEY DATES:

City Council: Monday, March 13, 2023, at 6:00 – Consent Agenda, 1st 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 Conditional Use 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, March 7, 2023, to be included in the staff report provided to City Council. 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 Madson Matthias. They can be reached at (406) 552-6093 or MatthiasM@ci.missoula.mt.us.

IMPORTANT LINKS:

City Private Development Page – Application: https://www.ci.missoula.mt.us/DocumentCenter/View/64378/Hellgate-Village-West-TED-Conditional-Use-FINAL-APPLICATION-PACKET

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