McNett Flats Annexation & Subdivision

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PROJECT DESCRIPTION:

An application is under review for the annexation and subdivision of approximately 20 acres. If approved, the property will be annexed into city limits and subdivided into 7 lots. The property is bisected by George Elmer Drive and is north of the 44 Ranch and Flynn Ranch Subdivisions. The current Missoula County zoning is CRR1 Residential. The proposed zoning upon annexation is B2-2 Community Business which allows a combination of residential and commercial uses.

This project is within the Mullan BUILD Grant project area for infrastructure improvements, and is within the focus area of the Mullan Area Master

PROJECT DESCRIPTION:

An application is under review for the annexation and subdivision of approximately 20 acres. If approved, the property will be annexed into city limits and subdivided into 7 lots. The property is bisected by George Elmer Drive and is north of the 44 Ranch and Flynn Ranch Subdivisions. The current Missoula County zoning is CRR1 Residential. The proposed zoning upon annexation is B2-2 Community Business which allows a combination of residential and commercial uses.

This project is within the Mullan BUILD Grant project area for infrastructure improvements, and is within the focus area of the Mullan Area Master Plan.

The annexation request and the subdivision request are separate processes but are considered at the same time.


PROJECT APPLICATION LINKS:

The application, prelim­inary plat, and other materials can be viewed here.


PROJECT TIMELINE:

The Planning Board public hearing is scheduled for February 2, 2021 at 6:00 p.m.

The Land Use and Planning Committee informational meeting is scheduled for February 17, 2021 (time TBD)

The City Council public hearing is scheduled for February 22, 2021 at 6:00 p.m., with City Council final consideration scheduled for March 1, 2021 at 6:00 p.m.

All meetings will be held 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. Provide your comment by January 21st 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 or deny this request.


PROJECT PLANNER:

The project planners are Dave DeGrandpre (degrandpred@ci.missoula.mt.us; 406-529-0709), and Emily Gluckin (gluckine@ci.missoula.mt.us; 406-552-3091).

Submit public comment or ask a question. If submitting public comment, your comment will be sent to the case planners and made available for City Council to view. If submitting a question, a case planner will get back to you with answers as soon as possible. 

Public Comment and Questions

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    In a Missoula Current article 02/18 it said only 6 protest petitions have been verified. How do adjacent landowners know if their petition has been verified? It would be nice if this process was transparent. I have no idea if my petition was "verified" or not and my lot is right next to this proposed development

    sperryb asked 7 days ago

    A protest petition is considered verified when it is received from a property within 150’ feet of the parcel with the proposed zoning change, and when each owner of the property provides a signature on the petition. Staff has been contacting landowners if corrections are required to make their petitions valid. Please contact Emily at gluckine@ci.missoula.mt.us if you have questions about your petition.

    Thank you

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    Can you furnish the complete statement made by a spokesperson for Missoula Airport since comments you forward to the Missoula City Council are not readily available to the public? The airport is an important contributor to this subdivision discussion.

    John Hancock asked 23 days ago

    Thank you John. Dave DeGrandpre sent you a copy of the document. Others who would like to view the statement from the Missoula Airport may request the document from Dave and DeGrandpreD@ci.missoula.mt.us

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    Has Emily received all of the petitions from the folks who live within 150' of Mcnett? None of us want this land changed from residential to B2-2.

    Susan Flanagin asked 23 days ago

    Hi Susan,

    Yes, the petitions have been received by the case planner and City Council. 

    Thank you,

    Cassie Tripard, Associate Planner

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    We understand the need for more housing and we know this land will be developed. This area has already two large residential developments approved. There is a considerable difference between them and McNett Flats. The developer's plan to build three-story apartments would negatively affect this area. The added traffic alone would increase commute times, air quality, and noise. We understand that McNett Flats is a huge financial undertaking for the developer and he would like to make as much money as possible. All too often, profits trump quality of life. We know that our neighborhood is small and our voices and concerns may be heard but not truly considered. Let's work together and do it right. Jolyn Ortega and Mark Wiggins

    JO asked 29 days ago

    Thank you for submitting public comment. Your comment has been sent to the case planner and will be uploaded for review by City Council.

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    Why are our officials so eager to allow the variances Mcnett is requesting at tonight's planning board meeting?? One variance really infringes on the residents who already live on Old Ranch Road. Because Flynn Ranch attracts some older folks who are not tech savvy, most have not heard about tonight's meeting, nor do they know how to participate in Zoom meetings. In our rush to provide more housing, the city is not listening to the residents who already live nearby. We want the Mcnett land to remain residential!

    Susan Flanagin asked 23 days ago

    Thank you for submitting public comment. Your comment has been sent to the case planner and will be uploaded for review by City Council.

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    Being a resident of 44 Ranch Estates I have quite a few concerns about this proposed subdivision. My first concern is that this proposal goes against what Dover, Kohl and Partners suggested for the Mullan Area Plan. There were a couple of meetings I attended where Jason King from Dover Kohl was specifically asked if there would be multi story commercial buildings built next to existing homes. His exact words were they would plan for "like to like" meaning if there is existing housing they would plan for the same next to them and get bigger as it moves out. This proposal is for seven commercial lots and it is no secret there are plans for multi story apartment buildings that will be right next to existing single story homes. The other big concern with this is parking. George Elmer will run right through the middle of this subdivision and be a thru street to Broadway and England Blvd someday. I don't believe the funding has been secured for this so for now this will be adding approx 3800 vehicle trips per day to George Elmer and a two lane Mullan Road. This does not account for the traffic that Remington Flats and Herons Landing will produce. If you look at past traffic studies for Mullan Rd it is near capacity about 1.5 miles to the East of George Elmer. Once George Elmer is a thru street the N Reserve traffic will detour thru England onto George Elmer and be directed right through the middle of the apartment buildings. This is an accident waiting to happen. I believe large commercial developments would be better suited closer to Broadway as it is a four lane road that can handle twice the amount of traffic as Mullan Rd.  Thank you for your time, Brent Sperry

    sperryb asked about 1 month ago

    Thank you for submitting public comment. Your comment has been sent to the case planner and will be uploaded for review by City Council.

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    My wife and I bought our house in April of 2019 here in 44 Ranch. We love the neighborhood and our house backs up the the open space and rolling hills to the north. We are not opposed to anyone developing the land into a single housing community as ours is. We are overly opposed to having apartment buildings built that will not only lower our property value, but also block out beautiful view. We chose to buy our house here to enjoy the view while sitting in our back yard. Having a 3 to 4 story apartment building behind us would of course annihilate this option. I understand there will be a 60’ open space barrier between McNett Flats and 44 Ranch, but. I truly don’t want people having the opportunity of looking into my backyard or bedroom windows. On another note building affordable apartment housing will create a chance of crime in the area. We have a low crime rate out here and as all my neighbors do. We feel safe. David Boone 44 Ranch Residence.

    Boone asked about 1 month ago

    Thank you for submitting public comment. Your comment has been sent to the case planner and will be uploaded for review by City Council.

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    Today's Missoulian had the public notice for the request from Wolth Engineering on behalf of Tollefson Engineering for the rezoning of Tollefson's land at the current end of George Elmer Drive from C-RR1 Residential to B2-2 Community Business. Many of my neighbors in Flynn Ranch, across from this land, and I OPPOSE this for many reasons: *George Elmer goes between residential neighborhoods and will become too busy. Expectations if rezoning is allowed is for 4000 daily car trips! *This land is clay and is constantly moving and changing, causing problems with foundations. *The land is currently home to foxes, coyotes, hawks, herons, ducks, geese, and songbirds. Some could stay if the residential zoning remains in place. *McNett wants to use our streets for the increased traffic. They are narrow and only suit Flynn Ranch. *We bought our homes thinking this land would develop into homes, not apartment buildings and commercial whatever. *As you can see from this photo looking across to this area, our views will be lost to high buildings. I had a public official admit to me that development off Mullan will be our sacrifice. Let's plan better. Apartment buildings do not need to be in the middle of residential neighborhoods. Remington Flats will be homes. McNett will spoil everything! I am completely opposed to this rezoning. Susan Flanagin 2567 Freedom Loop 59808 Screen Shot 2021-01-17 at 10.14.07 AM.png

    Susan Meadowlark asked about 1 month ago

    Thank you for submitting public comment. Your comment has been sent to the case planner and will be uploaded for review by City Council. 

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    Newer maps for the subdivision show the removal of sidewalks on the Mcnett side of Pius Way. They are being replaced with a 10’ wide asphalt surface that serves as the Tipperary Trail leading east toward Hellgate Elementary. Eventually children from five subdivisions will be able to use the trail to reach school either walking or via bike riding. In the interest of safety, will this trail enjoy a higher snow removal priority than surrounding streets such as Pius Way which is a Priority 3 street?

    John Hancock asked about 2 months ago

    Thank you for your patience while the case planner collected information from other departments. The multi-use trail will not fall under Public Works’ jurisdiction for snow removal and will follow a separate system of snow removal prioritization. Maintenance of the trail, including snow removal, will likely be shared between an HOA and the Parks and Recreation Department. The maintenance responsibility will be determined once the parcels on the proposed subdivision have development plans and once the trail has been constructed. The HOA is expected to meet the City’s snow removal ordinance. Since the trail was designed as a safe route to school, Parks and Recreation would designate it as a high priority for snow removal.