UPDATE: On December 12, 2022 City Council approved the targeted growth policy amendment, annexation, rezoning, utility service area boundary amendment, and subdivision. This case is now closed for comment.
PHASED DEVELOPMENT REVIEW: If you are looking to review the application and provide comment for Phase 1A Phased Development Review, please visit the Development Applications Page.
PROJECT DESCRIPTION:
Development Services has received a request from Woith Engineering Inc., on behalf of Tollefson Properties LLC, for a 176-lot major subdivision of 92.73 acres located at 6525 Miller Creek Road. In addition to the subdivision request, the application packet also requests a targeted growth policy amendment, annexation of the southern portion of the parcel, and rezoning. The subdivision is being considered as a Planned Unit Development (PUD) subdivision.
The applicant requests a targeted growth policy amendment to change the Growth Policy land use designation on a portion of the property from Residential Low Density (1 to 2 dwelling units per acre) to Residential Medium Density (3 to 11 dwelling units per acre) to allow for more housing. The portion of the property designated as Open and Resource along the river will remain Open and Resource.
The request also includes annexation of the southern portion of the property which is currently not within city limits. The applicant requests to apply RT5.4 Residential (two-unit/townhouse) zoning upon annexation.
Lastly, the applicant requests rezoning the northern portion of the property which is currently in city limits from R215 Residential to RT5.4 Residential (two-unit/townhouse) and OP2 Open and Resource. The rezoning also includes applying a /NC-RT Riverfront Trails Neighborhood Overlay to the land with a base zoning of RT5.4 Residential.
The OP2 Open and Resource zoning is proposed to be applied to the land area within the floodplain. The subdivider proposes to protect the floodplain along the Bitterroot River by preserving it as parkland and open space.
The remainder of the parcel to be subdivided would be zoned RT5.4 Residential with a neighborhood character overlay. The neighborhood character overlay proposes to modify the RT5.4 base zoning in terms of setbacks, building height, permitted uses on specific lots, and permitted residential building types on specific lots. The goal is to provide a mix of housing types while clustering housing to preserve the floodplain. For more information, see appendix S in the application packet.
Lastly, the subdivision is proposed as a planned unit development (PUD) subdivision. Article 2, Section 2-020.85 of the City Subdivision Regulations defines a PUD as “A subdivision that is creatively designed to provide identified public benefits or to address the unique development challenges posed by a particular parcel”. A public benefit listed in the subdivision regulations is enhanced protection of natural resource areas. The parcel contains 43.44 acres of floodplain which is 46.8% of the gross acreage. The subdivider is proposing to protect the 43.44 acres of floodplain, including riparian areas, by designating it as parkland and open space which offers enhanced protection of natural resources. Developing adjacent to a river and preserving floodplain creates constraints when designing a subdivision in terms of street patterns, block configurations, and limited developable area. The subdivision proposes public access to the Bitterroot River.
Planning Board will provide a recommendation to City Council on the targeted growth policy amendment, rezoning, and PUD subdivision. City Council will act and make a decision on the targeted growth policy amendment, annexation, rezoning, and PUD subdivision preliminary plat. City Council may approve or deny the targeted growth policy amendment and rezoning. City Council may approve, deny, or approve with conditions the annexation and PUD subdivision request.
The northern portion of the parcel is already within city limits and is currently zoned R215 Residential. The southern portion of the parcel is currently under county jurisdiction and is zoned RM Residential, Medium.
The targeted growth policy amendment, annexation, rezoning requests and the subdivision request are separate processes but are considered at the same time.
The portion of the parcel within city limits is within City Council Ward 5 and the Miller Creek Neighborhood Council. If the southern portion of the parcel is annexed into city limits, it will also be within City Council Ward 5 and the Miller Creek Neighborhood Council.
PROJECT APPLICATION LINKS:
The application, preliminary plat, and other materials can be viewed here.
PROJECT TIMELINE:
City Council: November 14, 2022 at 6:00 pm. First reading of the rezoning ordinance, approval of resolution of intent to annex, and referral to LUP.
Planning Board: November 15, 2022 at 6:00 pm. Public hearing.
Land Use and Planning Committee: November 30, 2022 time TBD. Informational meeting.
City Council: December 5, 2022 at 6:00 pm. Public hearing.
City Council: December 12, 2022 at 6:00 pm. Final consideration.
All meetings will be held in a hybrid format, in person at the City Council chambers and virtually via TEAMs, 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 November 8, 2022 to be included in the staff report provided to the Planning Board and City Council. 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. Your comments may be considered by the Planning Board and City Council in their decision to approve or deny this request.
PROJECT PLANNER:
The case planner is Cassie Tripard (TripardC@ci.missoula.mt.us; (406) 552-6673).
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