Heron's Landing Annexation, Rezoning, and Subdivision

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


PROJECT DESCRIPTION:

An application is under review for annexation, rezoning, and subdivision of approximately 72 acres into 347 residential lots. The property is located north of Mullan Road, east of Roundup Drive, and south of the 44 Ranch Subdivision. The property is proposed to be developed with a variety of housing types including single dwelling courtyard housing and row houses, duplex/townhouse style single dwellings, and patio style single dwellings. The existing zoning is Missoula County C-RR1 and the proposed


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


PROJECT DESCRIPTION:

An application is under review for annexation, rezoning, and subdivision of approximately 72 acres into 347 residential lots. The property is located north of Mullan Road, east of Roundup Drive, and south of the 44 Ranch Subdivision. The property is proposed to be developed with a variety of housing types including single dwelling courtyard housing and row houses, duplex/townhouse style single dwellings, and patio style single dwellings. The existing zoning is Missoula County C-RR1 and the proposed zoning is City of Missoula RT5.4 with a Neighborhood Character Overlay District.


PROJECT APPLICATION LINKS:

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


PROJECT TIMELINE:

The Planning Board public hearing is scheduled for August 18, 2020 at 6:00 p.m.

The Land Use and Planning Committee informational meeting is scheduled for September 2, 2020 (time TBD)

The City Council public hearing is scheduled for September 14, 2020 at 6:00 p.m.

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


PROJECT COMMENT DEADLINE:

Public comment will be accepted at any time but is requested by August 10 so it may be distributed to the Planning Board members along with the staff report.


PROJECT PLANNER:

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

CLOSED: This discussion has concluded.
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    My husband and I have lived in 44 Ranch Estates for over 20 years. We were one of the first homes built in this subdivision. In the early 2000's we started going to planning meeting held by WGM regarding city subdivisions being proposed around our subdivision. Basically, county land was being annexed into the city for subdivisions. At all meetings the land owners of 44 Ranch Estates were told that 1/2 acre lots would surround our subdivision. I have submitted a number of documents to the planning board and the city council as proof that as a condition of approval of these city subdivisions, 1/2 acre lots would surround our one acre lots. Please do not approve Heron's Landing with its current density. All lots on Round Up Drive (lots next to 44 Ranch Estates) should be 1/2 acre lots. Further, the connection of Chuck Wagon Drive to Mullan Road should be completed prior to more development. The current intersection is very dangerous. The funds have been approved and the intersection should be completed, with turn lanes, for the safety of the community. Safe roads should be considered prior to allowing more development. Thank you, Mary and Alan Maynard, 5810 Lariat Loop, Missoula

    marymaynard asked 5 months ago

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    I would like to know if the existing George Elmer Drive is going to be reconstructed to the same dimensions as the proposed portion for Heron's Landing subdivision? George Elmer Drive will be completed before Heron's Subdivision is constructed? How many SIX unit row houses will be built and how many stories high - especially on George Elmer Dr? No one seems to be able to answer when and if a traffic light or other traffic aid will be able to be put in place at George Elmer Dr and Mullen Road - why?

    Pat6 asked 6 months ago

    George Elmer Drive is planned to be reconstructed as part of the Mullan BUILD project, which includes federal funds as well as city, county, and developer contributions.  City officials are currently awaiting and hoping for notice of additional federal funds.  The final road design is not yet complete and due to the uncertainty of funding timing, the Heron’s Landing developer has indicated the development of the phased subdivision is likely to start on the west side, using Chuck Wagon as the primary access. I don’t know exactly how many of the lots along George Elmer will be developed with six unit homes – this is not a requirement of the subdivision process. But if you look closely at the plat, many of the lots are divided by common areas that would separate buildings.  The maximum building height is 35 feet.  Traffic control (stop light or roundabout) is being designed. Part of the decision regarding which traffic control method to use depends on whether additional right-of-way can be acquired for a roundabout so the timing is not set at this moment.

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    I am a home owner on Roundup Drive. I am writing to express concerns about the plans for this development. In previous plans submitted, the area was to be zoned for single family homes. The plan being proposed for rezoning and annexation includes multifamily housing projects of 347 homes. Mullan road is currently congested with traffic and there have been several accidents, one involving a child being hit by a car. Mullan road is not developed with traffic lights to accommodate this many homes. I am concerned that adding multiple family housing units will change the nature of the neighborhood. I did not purchase a home to be located next to a large apartment complex. Mullan Road is already congested with multiple apartments at Mullan and Reserve. It has become difficult to manage the traffic and merge from Reserve street on to Mullan because of the density of housing. The Hellgate School district is already attempting to accommodate students from the increased growth of homes in the area. The school has become so large, that children are not able to develop solid childhood relationships with classmates, because of multiple classrooms needed to accommodate the ages of students (ie. multiple 4th grade classes) and then children switching to a new set of peers the following year. The school is larger than many schools in big cities. Planning and zoning for this area should be mindfully considered. While affordable housing is needed in Missoula, planning for the Heron project should not include large apartment complexes that result in congested housing, which will lower the property value of the houses surrounding the are. Thank you, Coral Beck 406-273-3324

    coralbeck asked 7 months ago

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    To whom in may concern, To start, I would try to impress upon you the sentiment and dialogue during and after the public meeting held on June 12, 2019, where neighbors first learned of Heron’s Landing. In no uncertain terms, this development and in particular, the small lot sizes, multi-unit structures and traffic control plans, were and are quite unpopular among those who have laid roots in this area off Mullan. I have spoken with dozens of neighbors, many of whom have sent their own letters no doubt, who speak of the same concerns. I will attempt to point out specific issues in the latter part of this letter. I am not schooled in the details of development and won’t claim to be an expert in many things but hope the overall discontent received from myself and others will further your commitment to not only ensure this project checks all the required boxes but that also the hundreds of neighbors and their concerns/values play a major role in the development moving forward. The developer of 44 Ranch, north of 44 Ranch Estates, was required to maintain ½ acre lots on those adjacent to 44 Ranch Estates; this condition should carry over to Heron’s Landing. Those currently platted (3 thru 14) range from 8,575 to 12,631 sq ft; should be a minimum of 21,780 sq ft. Per the mayor’s office regarding the secured $13M BUILD grant: “Work on the BUILD grant, which includes improvements on George Elmer Drive and a new controlled intersection (signal or roundabout) at Mullan Road, are expected to begin next spring.” The first phase of Heron’s Landing should begin adjacent to George Elmer, a complete arterial with funds secured for further improvements, rather than an incomplete Chuck Wagon Drive. Nearly all of the surrounding homes (to Heron’s Landing) consist of detached single family. Heron’s Landing should have continuity with it’s surroundings and maintain this same standard. Approval and rezoning should include detached single family only. The current proposal nearly maxes out the residential medium density at 10 dwellings per acre (max is 11). I understand this may fall under the threshold however there is no need for this. Keep in mind, there are still approximately 270 future lots planned within 44 Ranch (Phase 10 thru 19). To close, Heron’s Landing, or any future development should consider the foundation of those developments before it and the areas surrounding it. This area is filled with higher quality builds and rooted single family homes. This volume of medium density, and in particular the areas of high density/townhomes, brings lower quality builds and higher chance of those becoming rentals, etc. That is not what exists here nor is it wanted. I urge you to consider all things, and with them not only this single residents words, but all of those received at this time. I truly appreciate your service and consideration in this matter. Best, Steve Bleecker 2185 Roundup Dr 406-360-3862

    Steve Bleecker asked 7 months ago

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    In 2005 the existing neighborhood of 44 Ranch Estates filed a legal protest with The Missoula County Office of planning and grants with respect to the planned development of the 44 Ranch development surrounding our neighborhood. After many hours and meetings with the County planning and zoning concessions were agreed to limit density around our existing development to two houses per acre and establishing Chuck Wagon Drive as a collector street to carry traffic in the future. With these agreed changes the protest was lifted and approval granted for the subdivision to move forward. A letter signed by WGM, Mr. Nick Kaufman dated May 11, 2005 summarizes these points and again stated that only 2 dwelling units per acre will be built adjacent to Roundup Drive. In review of the Herons Landing plat map the lots adjacent to Roundup Drive on the east side of roadway are only 8900 square feet or less than the half acre size stipulated by the past agreement with the County planning and zoning office. The 44 Ranch Estate neighborhood expects the City and County to meet the past agreement which was required to lift our protest. The density requirements of a single row of half acre lots around the neighborhood was not development specific to only 44 Ranch and was an agreement with the County and City of Missoula to respect our neighborhood character and property values. We request the developer resubmit the plat with a single row of half acre lots which border our East property lines along Rounup Drive. Respectfully submitted Richard Dombrouski. Resident 44 Ranch Estates.

    RichardDombrouski asked 7 months ago

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