Our Missoula Frequently Asked Questions (FAQ)

Many neighborhoods in Missoula have Homeowners Associations (HOAs) or private covenants that set additional rules for how properties can be used or what can be built. These private agreements remain in place even with the new zoning code.

• HOA rules and covenants still apply.
• Even if zoning allows more options—like duplexes or accessory units—your HOA may set stricter limits.
• Only homeowners can change those private agreements, not the City.

Zoning sets the citywide rules, but HOAs and covenants can add their own requirements. The new code doesn’t override those private agreements—it simply provides more flexibility where they don’t apply.

That’s an important question—and one many Missoulians share. Protecting our open lands, rivers, and wildlife is a big part of why we plan carefully for growth. The good news is that building more homes inside the city actually helps protect those natural areas.

• It reduces pressure to build outward into wildlands, farmland, and open space.
• It supports walkability and shorter commutes, which helps limit traffic and pollution.
• It uses existing roads, water lines, and utilities instead of extending services into new, undeveloped areas.

By growing inward—within our existing neighborhoods—we protect the landscapes, wildlife, and open spaces that make Missoula such a special place to live.

It’s true—every Missoula neighborhood is special. Each one has its own story, look, and sense of community. The goal of the new zoning is to honor those differences while helping the whole city grow in a fair and balanced way.

• Growth is already happening, and this approach helps it happen slowly and evenly across the city—not all in one place.
• Small, gentle changes—like a duplex, cottage, or small apartment building—let neighborhoods grow while keeping their identity.
• When every neighborhood plays a role, it helps Missoula stay affordable, welcoming, and strong for everyone who lives here now and in the future.

In short, the new zoning helps Missoula’s neighborhoods keep their charm while sharing in the city’s future growth.

The new code keeps three Historic Resource Overlays—Fort Missoula, the Roosevelt Block, and the Marshall House—because these sites already had special protections and unique standards in place.

• Fort Missoula has been protected by an overlay since the 1990s and remains one of Missoula’s most important historic areas.
• The Roosevelt Block and the Marshall House were already part of special zoning districts that required historic review, so they are shown as overlays on the new map.
• These overlays help make sure any future changes respect each site’s history.
• Other historic buildings in Missoula are still protected through the Historic Preservation Permit process, even without an overlay.

In short, these three overlays were kept because they already had extra rules in place, while other historic sites remain protected in different ways.

What about properties with conservation easements—does zoning affect those? Some properties in and around Missoula have conservation easements, which are legal agreements that permanently protect land for open space, agriculture, habitat, or scenic value. These easements are separate from zoning and remain in place no matter how zoning changes.

• Zoning and conservation easements work separately. Zoning sets what could be built under City rules, but an easement limits what can happen on the land.
• Easements are legally binding. They stay with the property even if ownership changes, and only the landowner and the organization that holds the easement can make changes to it.
• Zoning updates don’t remove or weaken easements. Those protections stay in place regardless of zoning changes.

In short, conservation easements are permanent legal tools that protect land, and zoning changes don’t override them. Even if zoning allows development, an easement may continue to restrict it.

The new code doesn’t require a set amount of parking for new homes, which is directed by new state law, but that doesn’t mean parking will disappear. It just means the City won’t set the number—builders will. Here’s what that means:

• Builders will still include some level of parking because people still need and expect it.
• Banks and renters usually require enough parking for a project to work, so builders have a reason to provide it.
• Different areas need different amounts of parking—for example, homes near downtown or bus routes may need less.

In short, the change gives builders flexibility. It also helps lower housing costs by not requiring excessive parking and supports walkable neighborhoods.

Wildfire risk was carefully considered during the creation of the Our Missoula 2045 Land Use Plan, which guides where and how future growth should occur. That plan set the foundation for the new zoning code.

• Areas with higher wildfire risk were identified using state and local hazard maps. These areas were planned for lower-intensity development to reduce exposure and make emergency access safer.
• Areas with strong infrastructure, lower risk, and better access to emergency services were planned for more housing options.
• Other city efforts, like building codes and landscaping standards, continue to support fire safety at the property level.

In short, wildfire risk wasn’t added later—it was built into the land use plan from the start to help keep Missoula’s future growth safe and sustainable.

Yes. Transportation and street networks were evaluated before zoning was assigned.

• The Land Use Plan considered roads, transit, and walkability.
• Areas with strong infrastructure can support more homes; areas with limited access will grow more slowly.

Zoning follows the plan, ensuring growth happens where streets and services can support it.

The Our Missoula 2045 Land Use Plan looked at where our roads, water lines, sewer systems, and sidewalks can best handle new growth.

• Areas with strong infrastructure were planned for more homes and activity.
• Areas with limited roads or utilities were planned for lower levels of growth.

Together, the Land Use Plan and zoning help make sure growth happens in the right places—where our streets and utilities can support it.

The City is part of a national project called the Data Track Initiative that helps communities see how zoning changes are working over time.

• We’ll track how many new homes are built, what kinds they are, and where they’re located.
• We’ll look at whether the new rules are helping create more housing choices and keeping homes affordable.
• We’ll also see how growth is fitting into neighborhoods and supporting goals like sustainability.

By watching these trends, the City can understand what’s working well and make changes if needed to keep Missoula on the right path.