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: Drive-Through Setbacks at Wheat Montana

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CLOSED: This discussion has concluded.

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
Subdivision Exemption: Family Transfer of Tract 1 of Certificate of Survey 6397 (Polk Street)

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CLOSED: This discussion has concluded.

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
Townhome Exemption Development: 6 Units at 812 Palmer Street

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CLOSED: This discussion has concluded.

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.

10 comments
Public Forum: Fire Station #3 Storage Building

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CLOSED: This discussion has concluded.

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.
Subdivision Exemption: Boundary Line Relocation of Block 6 in Mill Site Phase 1 - Wyoming North Subdivision

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CLOSED: This discussion has concluded.

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.
Family Transfer Subdivision Exemption: 205 Teddy Turn

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CLOSED: This discussion has concluded.

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

PROJECT DESCRIPTION:
An application is under review for a family transfer subdivision exemption for the subject property located at 205 Teddy Turn, legally described as Tract 4 in Certificate of Survey (C.O.S.) 6751, located in Section 10, Township 13 North, Range 19 West, P.M.M.
Missoula City Subdivision Regulations, Article 8, Section 8-040.4(E)2.a.i, state that “the use of a family transfer in combination with other exemptions by the same claimant, regardless of when the other exemption was taken” requires a public hearing so the City Council may determine if the applicant is entitled to the exemption.
Mr. and Mrs. Cleaves requested and received approval of a court ordered split in November of 2019, which included the subject property. Mr. Cleaves now wishes to transfer 6.9 acres of land to his daughter.

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 May 24^th, 2021 at 6:00 p.m.
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 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 April 30^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 Alex Eidam. She can be reached at 552-6052, or eidama@ci.missoula.mt.us
Public Forum: Missoula County Fairgrounds Rocky Mountain Garden and Exploration Center

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CLOSED: This discussion has concluded.

UPDATE: On April 28th, 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 regarding an exemption from the setback requirements of the OP3 Public Lands and Institutional zoning district for the Missoula County Fairgrounds located at 1101 South Ave West. The proposal includes the construction of a new building that will house the Rocky Mountain Garden and Exploration Center. The building is proposed to be setback 6 feet from the South Ave West property line. Normally, the required front setback in the OP3 zoning district is 30 feet.
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 the public agency proposing to use public land contrary to the zoning regulations by varying from the front setback. 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. 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/56152/Application_RMGEC-Missoula-County-Fairgrounds

PROJECT TIMELINE:
The hearing date is scheduled for Wednesday April 28^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. 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 April 20^th, 2021 to be included in the staff report provided to the Board of Adjustment. Your comments may be considered by Missoula County when moving forward with their proposal for the Fair Grounds.

PROJECT PLANNER:
The project planner is Emily Gluckin. She can be reached at (406) 552-3091 or gluckine@ci.missoula.mt.us.
Rezoning: 2103 River Road Rezone

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CLOSED: This discussion has concluded.

UPDATE: On May 17^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 2103 River Road from RT10 Residential (two-unit / townhouse) to RT5.4 Residential (two-unit / townhouse). The property is located on the south side of River Road between North Curtis Street and Lafray Lane. It is currently developed with four residential structures. The requested RT5.4 zoning district is a standard one that applies equally to other areas of the City with the same RT5.4 zoning designation. City Council either approves or denies the rezoning request and cannot approve it subject to conditions.
RT10 and RT5.4 allow for the same land uses, building types, property line setbacks, and building heights. The main difference between the two districts is RT10 has a minimum parcel size and minimum area per unit of 10,000 square feet, while RT5.4 has a minimum parcel size and minimum area per unit of 5,400 square feet. The RT5.4 zoning district allows for higher density than the RT10 zoning district.

PROJECT APPLICATION LINKS:
The application packet can be viewed here: https://www.ci.missoula.mt.us/DocumentCenter/View/56038/Application-submittal

PROJECT TIMELINE:
Planning Board: April 20th, 2021 at 6:00 pm – Public hearing
City Council: April 26th, 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: May 10th, 2021 at 6:00 pm – City Council public hearing
Land Use and Planning Committee: May 12th, 2021 (Time TBD) – Informational meeting only
City Council: May 17th, 2021 at 6:00 pm – Final Consideration on rezoning ordinance
All meetings will be virtually 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 meetings. Provide your comment by Monday, April 12, 2021 to be included in the staff report provided to the Planning Board. Your comments may be considered by City Council in their decision to approve or deny this request.

PROJECT PLANNER:
The project planner is Dave DeGrandpre. He can be reached at (406) 529-0709 or degrandpred@ci.missoula.mt.us.
Conditional Use for Group Living: Hogan Senior Living at 234 South 6th Street West

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CLOSED: This discussion has concluded.

UPDATE: On May 17^th, 2021 City Council approved this request with conditions. This case is now closed for comment.

PROJECT DESCRIPTION:
An application is under review for a group living conditional use at 246 S 6th St W, 234 S 6th St W, and 228 S 6th St W in Missoula. If approved, the proposed senior group living project will consist of one building with 36 sleeping units, comprised of 13 one-bedroom units and 23 studio units with shared kitchen, dining, and living spaces. The project’s intent is to create attainable, accessible housing for seniors. The facility will apply for an age restriction of 55+ under the Housing for Older Persons Act of 1995 (HOPA). 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
Please visit the Frequently Asked Questions document for this project to find out information about the conditional use process, decision making criteria, and group living.

PROJECT TIMELINE:
City Council: May 10th, 2021 at 6:00 pm – Public Hearing
Land Use and Planning Committee: May 12th, 2021 (Time TBD) – Informational Meeting Only
City Council: May 17th, 2021 at 6:00 pm – Final Consideration
All meetings will be virtually 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 April 26th, 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, approve with conditions, or deny this request.

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

5 comments
Annexation & Zoning Upon Annexation: Invermere Subdivision Phase 3A

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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 R20 Residential for Phase 3A of the Invermere Subdivision. The 10.73-acre property consists of 19 residential lots, approximately 38,000 square feet of parkland, and an extension of Drake Lane. The property is surrounded on all sides by City limits and residential development. It is located between Linda Vista Boulevard and Miller Creek Road. 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 which permits 2 dwelling units per acre.

PROJECT APPLICATION LINKS:
The application packet can be viewed here:
Intake Form: https://www.ci.missoula.mt.us/DocumentCenter/View/56035/Annexation-Intake-Form-Invermere-Phase-3A
Maps and Zoning: https://www.ci.missoula.mt.us/DocumentCenter/View/56036/Invermere-Phase-3A-Annexation-Maps

PROJECT TIMELINE:
City Council: May 3rd, 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 and Planning Committee: May 19th, 2021 (Time TBD) – Informational meeting only
City Council: May 24th, 2021 at 6:00 pm – Final Consideration on Resolution to Annex
All meetings will be virtually 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 Monday, May 3rd, 2021 to be included in the staff report provided to City Council.

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