Development Applications

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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.

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.

  • Rezoning: 455 Mount & 910 Brooks from R5.4 Residential & C1-4 Commercial / Design Excellence Overlay to M1R-3 Limited Industrial-Residential & M1R-3 / Design Excellence Overlay

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    PROJECT NAME:

    Rezoning: 455 Mount & 910 Brooks from R5.4 Residential & C1-4 Commercial / Design Excellence Overlay to M1R-3 Limited Industrial-Residential & M1R-3 / Design Excellence Overlay

    PROJECT DESCRIPTION:

    An application is under review for rezoning of properties located at 455 Mount Avenue and 910 Brooks Street. The subject properties are located southeast of the intersection at Mount Avenue and Brooks Street. It is currently developed with one detached house, a multi-tenant commercial building, and a large detached garage structure. 455 Mount Avenue is currently zoned R5.4 Residential and 910 Brooks Street is currently zoned C1-4 Neighborhood Commercial / Design Excellence Overlay Corridor Typology 1-Node.

    The applicant has concurrently applied for a boundary line relocation to allow the property at 910 Brooks Street to acquire a portion of the existing 455 Mount Avenue property containing the detached garage. Under the current zoning, a boundary line relocation would create a split-zoned parcel at 910 Brooks Street, which is not allowed under Title 20 Zoning Regulations. A rezone is required to create zoning districts that align with the new lot boundaries.

    The applicant is requesting the proposed parcel at 910 Brooks Street be rezoned to M1R-3 Limited Industrial-Residential / Design Excellence Overlay Corridor Typology 1-Node. The remaining parcel at 455 Mount is requested to be rezoned to M1R-3 Limited Industrial-Residential. The Design Excellence Overlay applies additional site and building standards to new construction and modifications of existing development. Fore more information, view the Design Excellence page on the City’s website.

    910 Brooks: The existing C1-4 and proposed M1R-3 zoning districts allow the same residential building types and similar uses, but the existing C1-4 allows maximum building heights of up to 125 feet and the requested M1R-3 only allows buildings of up to 65 feet. Both zoning districts allow for a density of one dwelling unit per 1,000 square feet of parcel area. The current lot configuration would allow for 37 dwelling units. The proposed lot configuration would allow for 49 dwelling units, though no new development is currently proposed. Setbacks are the same for both zoning districts. To review all permitted, prohibited, and conditional uses for each zoning district, see Title 20, Section 20.10.020 and Title 20, Section 20.15.20 and compare the C1-4 and M1R-3 uses in Tables 20.10-1 and 20.15-1.

    455 Mount Avenue: The existing R5.4 Residential zoning district allows for detached houses and lot line houses at a density of one dwelling unit per 5,400 square feet of parcel area. The current lot layout and zoning would allow for up to three dwelling units. The proposed M1R-3 zoning district allows one dwelling unit per 1,000 square feet of parcel area. The proposed zoning and lot layout would allow for 6 dwelling units, though no new development is currently proposed. The R5.4 zoning district has a maximum height of 30 or 35 feet depending on roof pitch. The M1R-3 district has a 65 foot height maximum. The R5.4 district requires a 20-foot front and rear setback and a 7.5-foot side setback. The M1R-3 zoning district does not have setbacks unless the parcel abuts a residential zoning district. In this case, 455 Mount Avenue would require a 20-foot front setback on Mount Ave. and a 7.5-foot side setback on the east property line. The R5.4 zoning district primarily only allows residential development. The M1R-3 zoning district allows for residential, commercial, and some limited industrial development. To review all permitted, prohibited, and conditional uses for each zoning district, see Title 20, Section 20.05.020 and Title 20, Section 20.15.20 and compare the R5.4 and M1R-3 uses in Tables 20.05-1 and 20.15-1.

    For general rezoning information, review the FAQ’s on this page.

    The subject property is in the Rose Park Neighborhood and Council Ward 3.

    PROJECT APPLICATION LINKS:

    The application packet can be viewed here: https://www.ci.missoula.mt.us/3230/Private-Development-Projects

    KEY DATES:

    City Council: Monday, April 15, 2024, at 6:00 – Consent Agenda, 1st reading of ordinance, set City Council Public Hearing, & refer item to Land Use and Planning Committee

    Planning Board: Tuesday, April 16, 2024, at 6:00 pm – Public Hearing

    Land Use and Planning Committee: Wednesday, May 8, 2024, (Time TBD) – Informational Meeting

    City Council: Monday, May 13, 2024, at 6:00 pm – Public Hearing, 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 Tuesday, April 9, 2024 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(External link)

    PROJECT PLANNER:

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

    You need to be signed in to add your comment.

  • Rezoning: 1114 Poplar Street from R5.4 Residential/Blossom’s Bed and Breakfast Planned Unit Development (PUD) Overlay to R5.4 Residential

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    PROJECT DESCRIPTION:

    An application is under review for the rezoning of 1114 Poplar Street. The subject property is located north of Interstate 90 and southeast of Van Buren St. It is currently developed with a two-unit house.

    The site is currently zoned R5.4 Residential/Blossom’s Bed and Breakfast Planned Unit Development Overlay. The applicant is seeking to remove the PUD overlay and rezone to the R5.4 Residential baseline zoning. 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 subject property went through a rezoning in 2004 for the establishment of Blossom’s Bed and Breakfast PUD overlay to supplement the existing R5.4 Residential zoning and allow for a 4-room bed and breakfast. Removal of the PUD overlay would deem the existing bed and breakfast use as a lawfully established conditional use.

    The R5.4 Residential zoning allows for detached houses and lot line houses, and the density allowed is 1 dwelling unit per 5,400 square feet. The setback requirements in R5.4 Residential zoning district are 20 feet from the front (Poplar Street) and rear (alley), 10 feet from the street side (Taylor Street), and 7.5 feet minimum (or 1/3 the building height) from the interior side. The maximum allowed height is 30/35 feet depending on the roof pitch.

    Rezoning FAQ’s are available on the righthand side of the Development Applications page on Engage Missoula.

    The subject property is in the Lower Rattlesnake Neighborhood Council and City Council Ward 1.

    PROJECT APPLICATION LINKS:

    The application packet can be viewed here: https://www.ci.missoula.mt.us/3230/Private-Development-Projects

    KEY DATES:

    Planning Board: Tuesday, April 2nd, 2024, at 6:00 pm – Public Hearing.

    City Council: Monday April 8th, 2024 at 6:00 pm – Consent Agenda. First Reading of the Ordinance, refer item to Land Use and Planning Committee and set Council Public Hearing.

    Land Use and Planning Committee: Wednesday, April 17th, 2024, (Time TBD) – Informational Meeting.

    City Council: Monday, April 22nd, 2024, at 6:00 pm – Public Hearing and Decision 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 Monday March 22nd, 2024 for the comment to be 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. To attend the Planning Board meeting in person, please go to the Sophie Moiese Room on the first floor of the County Courthouse at 200 W Broadway Street. To attend the City Council public hearing in perso, please go to Council Chambers at 140 W Pine Street. To attend the meeting virtually via Microsoft TEAMs, more information on how to attend will be posted here: https://www.ci.missoula.mt.us/1149/AgendasWebcastsMinutes(External link)

    PROJECT PLANNER:

    The project planner is Alex Bramlette. She can be reached at (406) 552-6052 or bramlettea@ci.missoula.mt.us.

    You need to be signed in to add your comment.

  • Rezoning: 1010, 1020, 1030 Reserve St. B3-2 / DE-C to C2-3 / DE-C

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    PROJECT DESCRIPTION:

    An application is under review for rezoning of properties located at 1010, 1020, and 1030 Reserve St. The subject properties are located between South 8th Street West and South 9th Street West at the intersection of Reserve Street. It is currently developed with two detached houses.

    The site is currently zoned B3-2 (Business Mixed-Use) with a Design Excellence Corridor - Typology 4 Overlay. The applicant is seeking to change the zoning to C2-3 (Community Commercial) with a Design Excellence Corridor - Typology 4 Overlay. City Council will either approve or deny the rezoning request. The requested zoning district is a standard zoning districts 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 B3-2 and C2-3 zoning districts allow the same residential and nonresidential building types. To review all permitted, prohibited, and conditional uses for each zoning district, see Title 20, Section 20.10.020 and compare the B3 and C2 uses in the table.

    The rezoning would increase the density from one dwelling unit per 2,000 square feet of parcel area to one dwelling unit per 1,000 square feet of parcel area. With the current B3-2 zoning, the zoning parcel would allow 25 dwelling units. Under the proposed C2-3 zoning, the zoning parcel would allow 51 dwelling units. The setbacks are the same for both zoning districts. The maximum permitted height would increase to 65 feet. The current maximum height is 50 feet.

    For general rezoning information, review the FAQ’s on this page.

    The subject property is in Franklin to the Fort Neighborhood and Council Ward 6.

    PROJECT APPLICATION LINKS:

    The application packet can be viewed here: https://www.ci.missoula.mt.us/3230/Private-Development-Projects

    KEY DATES:

    City Council: Monday, March 25, 2024, 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 2, 2024, at 6:00 pm – Public Hearing

    Land Use and Planning Committee: Wednesday, April 10, 2024, (Time TBD) – Informational Meeting

    City Council: Monday, April 22, 2024, at 6:00 pm – Public Hearing, 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 Tuesday, March 19, 2024, 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(External link)

    PROJECT PLANNER:

    The project planner is Zoe Walters. They can be reached at (406) 552-6399 or waltersz@ci.missoula.mt.us.

    You need to be signed in to add your comment.

  • Rezoning: 2361 and 2359 W Kent Ave. RT5.4 to RM1-35

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    PROJECT DESCRIPTION:

    An application is under review for rezoning of property located at 2361 and 2359 W Kent Ave. The property is located two blocks east of C.S. Porter Middle School. It is currently developed with two detached houses and a shared detached garage. The site is currently zoned RT5.4 Residential (two-unit/townhouse). The applicant is seeking to change the zoning to RM1-35 Residential (multi-dwelling). City Council will either approve or deny the rezoning request. The requested zoning district is a standard zoning districts 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 RT5.4 zoning district permits detached house, duplex, and two-unit townhouse residential building types. The required setbacks are 20 feet in front and rear, 7.5 feet or one-third the building height on interior sides, and 10 feet on street sides. The maximum height is 30 feet for buildings with primary roof pitch of less than 8 in 12 and 35 feet for buildings with primary roof pitch of 8 in 12 or greater. This zoning district permits a density of one dwelling unit per 5,400 square feet. This density allows 2 dwelling units on the property.

    The RM1-35 zoning district permits all the same residential building types as well as three-unit+ townhouse, multi-dwelling building and multi-dwelling house. The RM1-35 zoning district permits some additional public/civic uses as well as office, personal improvement service, and residential support services which are not permitted in the RT5.4 zoning district. The front, rear, and street side setbacks are the same for both the RT5.4 and RM1-35 zoning districts. The side setback in the RM1-35 zoning district is 5 feet. The maximum height of the RM1-35 zoning district is 35 feet. This zoning district permits a density of one dwelling unit per 1,000 square feet. This density would allow up to 14 dwelling units on the property.

    The subject property is in Franklin to the Fort Neighborhood and Council Ward 5.

    PROJECT APPLICATION LINKS:

    The application packet can be viewed here: https://www.ci.missoula.mt.us/3230/Private-Development-Projects

    PROJECT TIMELINE:

    City Council: Monday, February 26, 2024, at 6:00 – Consent Agenda, 1st reading of ordinance, set Council Public Hearing, & refer item to Land Use and Planning Committee

    Planning Board: Tuesday, March 5, 2024, at 6:00 pm – Public Hearing

    Land Use and Planning Committee: Wednesday, March 27, 2024, (Time TBD) – Informational Meeting

    City Council: Monday, April 1, 2024, at 6:00 pm – Public Hearing

    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, February 20, 2024, 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(External link)

    PROJECT PLANNER:

    The project planner is Charlie Ream. They can be reached at (406) 552-6351 or reamc@ci.missoula.mt.us.

    You need to be signed in to add your comment.

  • Administrative Adjustment: 1325 Montana St. - Parcel Area for One Additional Unit

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    PROJECT DESCRIPTION:

    The City of Missoula Development Services has received a request from Mike Morgan of Hoffmann-Morgan Associates, representing Drake Lemm of 1325 Montana St, for an Administrative Adjustment to increase the number of dwelling units allowed from 16 to 17 units. Title 20 Zoning Code, Section 20.85.110.B.7 authorizes the zoning officer to approve an administrative adjustment to permit the construction of one (1) additional residential dwelling unit on a parcel that would otherwise be prohibited solely because the parcel does not comply with the minimum parcel area standards of the subject zoning district. A request can be made for an adjustment only if the existing parcel area is at least 95% of the required minimum area.

    The subject property is zoned B2-2 Community Business, which requires 1,000 square feet of parcel area per dwelling unit. The property is 16,250 square feet or 95.6% of the required 17,000 square feet needed for 17 dwelling units.

    If approved by the Zoning Officer, the parcel will be permitted to have 17 dwelling units instead of 16.

    PROJECT APPLICATION LINKS:

    The application packet can be viewed here: https://www.ci.missoula.mt.us/3230/Private-Development-Projects

    PROJECT TIMELINE:

    15-Day Noticing Period: January 23- February 7, 2024

    Administrative Action: February 7, 2024

    PROJECT COMMENT DEADLINE:

    Public comment will be taken by staff until the 15-day noticing period is closed. Comments can be submitted through Engage Missoula, via email to the planner noted below, or by mailing in a letter to the City of Missoula office at 435 Ryman Street, Missoula, MT 59802. Provide your comment by Wednesday, February 7, 2024 to be included in the report prepared by staff.

    PROJECT PLANNER:

    The project planner is Claire Lovelace. Claire can be reached at lovelacec@ci.missoula.mt.us or (406) 552-6671.

  • Tavern Conditional Use Request: Westside Theater – 1200 Shakespeare St. Suite 2

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    UPDATE: The conditional use request was approved on January 22, 2024. This case is now closed for comment.

    PROJECT DESCRIPTION:

    Development Services has received a conditional use request from David Gray from DVG Architecture and Planning on behalf of the Westside Theater to add tavern use to the existing Westside Theater located at 1200 Shakespeare Street Suite 2. The tavern conditional use will be located in Suite 2 in addition to the existing use of Entertainment and Spectator Sports - Small Venue for Westside Theater. Existing uses on the subject property include Business Equipment Sales and Service, Building Maintenance Service, Car Wash/Cleaning Service, and Sports & Recreation – Participant.

    The subject property is zoned Limited Industrial-Residential (M1R-2). According to Title 20, Section 20.15.020, a Tavern use requires conditional use approval to operate in the M1R-2 zoning district. Title 20, Section 20.105.040 defines a Tavern use as, “an establishment that is primarily engaged in serving alcoholic liquor for consumption on the premises and in which the serving of prepared food and meals constitutes less than 65% of the establishment's gross income. Taverns and nightclubs may offer live entertainment and dancing.”

    Westside Theater intends to sell alcoholic beverages at events. City Council will either approve, approve with conditions, or deny the conditional use request.

    Westside Theater is in City Council Ward 2 and the Westside Neighborhood Council.

    PROJECT APPLICATION LINKS:

    The application packet can be viewed here: https://www.ci.missoula.mt.us/3230/Private-Development-Projects

    PROJECT TIMELINE:

    Land Use & Planning Committee: January 10, 2024, time TBD – Informational meeting only. Schedule public hearing.

    City Council: January 22, 2024, at 6:00 pm – Public Hearing and Final Consideration

    Information on how to attend the meeting virtually via Microsoft Teams or in person can be found online at: 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 City Council public meeting on January 22nd, 2024, at 6:00pm. Your comments may be considered by the City Council in their decision to approve or deny this request.

    PROJECT PLANNER:

    The project planner is Zoe Walters and can be reached at 406-552-6399 or waltersz@ci.missoula.mt.us.

  • 24-Lot Major Subdivision: Orchard Grove

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    UPDATE: The Major Subdivision was approved on January 22, 2024. This case is now closed for comment.

    PROJECT DESCRIPTION:

    Development Services has received a request from IMEG Corp., on behalf of Collin Bangs, John Barrett, and Robert & Evelyn Bean, for a 24-lot major subdivision, annexation, and zoning upon annexation of 3.08 acres located at 2555 Bean Lane and 2505 Larkin Wood Drive. The proposed subdivision is named Orchard Grove Subdivision.

    The proposed subdivision is not currently located within Missoula City limits and will require annexation and zoning upon annexation. The applicant has requested to zone to RT5.4 Residential 5.4 (two-unit/townhouse). The RT5.4 Residential zoning district permits detached houses, lot-line houses, two-unit houses (duplex), and 2-unit townhouses as residential building types.

    The subject property is located directly west of Reserve Street and abuts Larkin Wood Drive and South Grove Street. The subdividers are proposing cash-in-lieu of parkland dedication. Upon annexation, the subject property will be located in City Council Ward 6 and the Two Rivers Neighborhood Council area.

    PROJECT APPLICATION LINKS:

    The application, preliminary plat, and other materials can be viewed here: https://www.ci.missoula.mt.us/3230/Private-Development-Projects

    PROJECT TIMELINE:

    Planning Board: January 2, 2024 at 6 PM – Planning Board Public Hearing

    City Council: January 8, 2024 at 6 PM – City Council Public Hearing

    Land Use and Planning Committee: January 10, 2024 at time TBD – Discussion and Motions

    City Council: January 22, 2024 at 6 PM – Final Consideration

    All meetings will be held in a hybrid format, with the option to attend in person and virtually via TEAMs.

    The Planning Board public hearing will be held in the Sophie Moiese conference room in the Missoula County Courthouse (200 W Broadway St.) Planning Board meeting agendas and information will be posted here: https://missoulacomt.portal.civicclerk.com/?category_id=33

    City Council meetings will be held in City Council Chambers (140 W Pine St.) Meeting agendas and information will 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 Friday, December 22nd, 2023 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 planners are Lauren Stevens, who can be reached at (406) 552-6054 or stevensl@ci.missoula.mt.us (External link), and Dave DeGrandpre, who can be reached at (406) 552-6633 or degrandpred@ci.missoula.mt.us (External link).

    REVIEW CRITERIA FOR ANNEXATION:

    Review the City Annexation Policy here: https://www.ci.missoula.mt.us/1506/Plans-and-Regulations

    REVIEW CRITERIA FOR SUBDIVISIONS:

    City Council may either approve, approve with conditions, or deny the request.

    4-010.14.A. Prerequisites for Approval.

    The City Council may not approve or conditionally approve a subdivision application and preliminary plat unless the proposed subdivision:

    • Provides easements for the location and installation of any planned utilities;

    • Provides legal and physical access to each parcel within the subdivision and the notation of that access on the applicable plat and any instrument transferring the parcel;

    • Assures that all required public improvements will be installed before final plat approval, or that such installation after final plat approval will be guaranteed as provided by Article 5 of the subdivision regulations; and

    • Will comply with the requirements of Montana Code Annotated 76-3-504 regarding the disclosure and disposition of water rights.

    4-010.14.B. Consideration - Standards.

    In approving, conditionally approving or denying a subdivision application and preliminary plat, the City Council must consider whether the proposed subdivision complies with:

    • The City of Missoula Subdivision Regulations including but not limited to the design standards set forth in Article 3;

    • Applicable zoning regulations;

    • Any other applicable local, state, and federal regulations; and

    • The Montana Subdivision and Planning Act, including but not limited to the following impacts:

    • Impact on agriculture;

    • Impact on agriculture water user facilities;

    • Impact on local services;

    • Impact on the natural environment;

    • Impact on wildlife;

    • Impact on wildlife habitat; and

    • Impact on public health and safety.

  • Public Forum: Lewis and Clark Elementary and Russell Elementary School Dynamic Display Signs

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    UPDATE: The Public Forum request was heard on January 8, 2024. This case is now closed for comment.

    PROJECT DESCRIPTION:

    City of Missoula Community Planning, Development, and Innovation has received a notice from Missoula County Public Schools of their intent to install dynamic reader board signs at Russell Elementary and Lewis and Clark Elementary. Russell Elementary School is located at 3216 South Russell Street. Lewis and Clark Elementary School is located at 2901 Park Street. The signs will be approximately 25 square feet in area and 15 feet off the ground. The signs will be installed on the building frontages facing Russell Street (Russell Elementary) and Queen Street (Lewis and Clark Elementary). The reader boards will be primarily used for messaging families and public on events and important dates happening at the school. The display could change daily and will be programmed to turn off between the hours of 10pm and 6am.

    These signs will not be meeting the dynamic display and wall sign zoning requirements. The proposed signs will be larger than the maximum allowed area and height for wall signs in R5.4 Residential and OP3 Public Lands and Institutional zoning districts (Title 20, Chapter 20.75.050). The maximum area allowed is 12 square feet and the maximum height is 6 feet. The proposed dynamic display signs are permitted only in B1, B2, B3, C1, C2, M1, and M2 zoning districts (Title 20, Chapter 20.75.070.F.1). These signs will be in R5.4 and OP3 zoning districts. The dynamic display portion of the sign may not exceed 40 square feet or 50% of the total area of the sign, whichever is less, and must be computed as part of the sign’s total area (Title 20, Chapter 20.75.050.F2). The displays will exceed 50% of the total sign. The dynamic display sign face must be oriented away from adjacent residential uses and zoning districts (Title 20, Chapter 20.75.070.F.3) The proposed signs will face adjacent zoning districts.

    City Council 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 Missoula County Public Schools (MCPS). 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 and may be considered by MCPS.

    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 January 8th, 2024 at 6:00 PM. Information on how to attend the meeting 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.


    PROJECT PLANNER:

    The project planner is Claire Lovelace and can be reached at (406) 552-6671, or lovelacec@ci.missoula.mt.us.


  • Rezoning/Release of Deed Restriction: 550 N California St. Missoula Youth Homes

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    UPDATE: The rezoning request was approved on December 18, 2023. This case is now closed for comment.


    PROJECT DESCRIPTION:

    Development Services has received a request from MMW Architects representing Missoula Youth Homes to rezone the property addressed 550 N. California St. from Missoula Youth Homes PUD to C1-3 Neighborhood Commercial with a DE-D Design Excellence Downtown Gateway Overlay. The current Planned Unit Development (PUD) zoning allows a 16-bed youth home which is considered a group living use. Missoula Youth Homes is able to accommodate youths that need this service at their other three shelters. They would like to use this structure for administrative offices in addition to a few medical offices offering outpatient therapeutic services. The need to allow other uses at the site is the reason for the rezoning request. For more information, see the cover letter in the application packet.

    There is currently a deed restriction on the property from 1991 stating that the property may only be used for low to moderate income housing. The youth homes complied with this restriction. In order to allow the property to be used for offices supporting the needs of Missoula Youth Homes, the deed restriction must be released. The public hearing for the rezoning will include a recommended motion to release the deed restriction.

    City Council will either approve or deny the rezoning request. The requested zoning district is a standard zoning districts 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 Missoula Youth Homes PUD zoning allows for a 16-bed youth attention home and offices accessory to the home. The PUD zoning, established in 1991, also allows for a 6-unit apartment building. The PUD states this apartment building was to be constructed at a later date, however no such building exists. The uses and development options within the PUD are very limited. The C1-3 Neighborhood Commercial district allows for various commercial and civic uses as well as a few limited industrial uses. The C1-3 district also allows residential development at a density of 1 unit per 1,000 square feet of parcel area. All residential building types including multi-dwelling, townhouse, duplex, and detached house are permitted. The maximum height of the C1-3 district is 65 feet. The Design Excellence Overlay is a zoning overlay that adds additional development standards to the base zoning district. The Downtown Gateway Design Excellence subdistrict applies to surrounding properties with commercial zoning and should be applied to this property as well.

    Information on the C1-3 Neighborhood Commercial zoning designation and the Design Excellence Overlay can be found in Title 20, Sections 2.10, 20.25.080, and 20.25.081 at the following link: https://library.municode.com/mt/missoula/codes/municipal_code

    Rezoning FAQ’s are available on the righthand side of the Development Applications page on Engage Missoula.

    The subject property is in the Westside Neighborhood Council and City Council Ward 2.


    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 November 27, 2023 at 6:00 pm – Consent Agenda. First Reading of Ordinance.

    Planning Board: Tuesday, December 5, 2023, at 6:00 pm – Public Hearing

    City Council: Monday, December 11, 2023, at 6:00 pm – Public Hearing

    Land Use and Planning Committee: Wednesday, December 13, 2023, (Time TBD) – Informational Meeting

    City Council: Monday, December 18, 2023, at 6:00 pm – Final Consideration & Vote on Rezoning Request/Deed Restriction


    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 December 4th, 2023 for the comment to be 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(External link)


    PROJECT PLANNER:

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

  • Public Forum: Johnson Street Emergency Homeless Shelter

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    CLOSED: This discussion has concluded.
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    UPDATE: The public forum was held on November 13th, 2023. This case is now closed for comment.


    PROJECT DESCRIPTION:

    Community Planning, Development, and Innovation received an application for a public forum to vary from zoning code from the City of Missoula for the parcel at 1919 North Ave. West. The proposal is for the operation of temporary year-round Emergency Homeless Shelter by the Poverello Center in the building where the Emergency Weather Shelter previously operated. Zoning code regulates Emergency Homeless Shelters differently from Emergency Weather Shelters.

    The City is deviating from two sections of Title 20, 20.40.045, section A.3 and section C.1, recognizing that this is a similar use that has operated with success for the last three years. These sections of code will not be met because the site is within 300 feet of a residential district and storage lockers will not be provided. The Poverello Center has an operational plan in place that addresses the lack of required storage lockers.

    Furthermore, the proposed accessory structures, containing showers and bathrooms, will deviate from Title 20, Section 20.45.030.C because they are within 10 feet of each other. The City is also deviating from street frontage landscaping standards in Section 20.65.030, as two trees will be removed for a new sewer connection. No new landscaping is proposed.

    The City Council is authorized to hold a public hearing when an agency proposes to develop public land contrary to local zoning regulations. The public agency in this case is the City of Missoula, which owns the subject property. 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. (See Title 20, Section 20.85.095.E)


    PROJECT APPLICATION LINKS:

    The application packet can be viewed here: https://www.ci.missoula.mt.us/DocumentCenter/View/68291/Johnson-Street-_Application-Packet


    PROJECT TIMELINE:

    City Council will conduct a public forum on Monday, November 13, 2023, at 6:00 p.m. Information on how to attend the public forum virtually or in-person can be found online at 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 November 7, 2023 to be included in the staff report provided to City Council. Your comments may be considered by the City when moving forward with their proposal.


    PROJECT PLANNER:

    The project planner is Jon Sand, who can be reached at SandJ@ci.missoula.mt.us or 406-552-6629.

Page last updated: 26 Mar 2024, 09:43 PM