The City of Missoula is considering a new development project at Curtis Street, named Carrera Commons Subdivision. This project proposes a significant change to the area, and residents and stakeholders are invited to learn more and participate in the decision-making process. Homes for Missoula, LLC, represented by IMEG Corp., has submitted a request for a 10-lot major subdivision and a rezone of a 1.58-acre property located at 123 S. Curtis Street. This article provides a comprehensive overview of the proposed Carrera Commons Subdivision, focusing on its location on Curtis Street, the planned changes, project timelines, and how you can get involved.
Project Overview: Carrera Commons and Curtis Street Location
The proposed Carrera Commons Subdivision is situated at 123 S. Curtis Street, in Missoula, Montana. Legally described as the south 110 feet of Lot 5 of Curtis Addition, it falls within the southwest quarter of Section 20, Township 13 North, Range 19 West, P.M.M., Missoula County. This location is within City Council Ward 6 and part of the River Road Neighborhood Council, making it a key area for local development discussions. The project aims to transform this 1.58-acre site into a 10-lot major subdivision, indicating a significant intensification of land use.
Aerial view of the project site at 123 S Curtis Street, Missoula, highlighting the location of the proposed Carrera Commons Subdivision within the River Road neighborhood.
Zoning and Land Use: RT10 to RT5.4 Rezoning on Curtis Street
A crucial aspect of the Carrera Commons Subdivision proposal is the request to rezone the property on Curtis Street. Currently zoned RT10 Residential (two-unit/townhouse), the application seeks to change it to RT5.4 Residential (two-unit/townhouse). It’s important to note that both RT10 and RT5.4 zoning districts share several similarities. They both permit a variety of housing types, including detached houses, lot-line houses, two-unit townhouses, and duplexes. Setback requirements are also identical, with 20 feet for front and rear yards and 7.5 feet for side yards. The maximum height limit, ranging from 30 to 35 feet depending on roof pitch, is also consistent across both zoning districts.
The key difference lies in the density allowance. The existing RT10 zoning requires a minimum parcel area of 10,000 square feet and a minimum of 10,000 square feet of parcel area per dwelling unit. This zoning currently allows for a maximum of 6 dwelling units on the property. In contrast, the proposed RT5.4 zoning significantly increases potential density. It requires a minimum parcel area of 5,400 square feet and a minimum of 5,400 square feet of parcel area per dwelling unit, potentially allowing for up to 12 dwelling units on the same site on Curtis Street. This rezoning is central to the developer’s plan to create a 10-lot subdivision, maximizing the use of the land for residential purposes.
Project Timeline and Public Hearings for Curtis Street Development
The project timeline for the Carrera Commons Subdivision on Curtis Street includes several key public meetings. The Planning Board held a public hearing on September 3rd at 6:00 PM. Following this, the City Council Consent Agenda considered the project on September 9th at 6:00 PM for the first reading of the ordinance and referral to the Land Use and Planning (LUP) Committee. The Land Use and Planning Committee discussed the project as an informational item on September 18th. The final and most critical meeting is the City Council Public Hearing scheduled for September 23rd at 6:00 PM. This hearing will be a pivotal moment for public input and council decision.
All meetings are conducted in a hybrid format, offering flexibility for attendees to participate either in person or virtually via Microsoft Teams. The Planning Board public hearing took place in the Sophie Moise conference room at the Missoula County Courthouse (200 W Broadway St.). City Council meetings are held in the City Council Chambers (140 W Pine St.). For detailed agendas and meeting information, residents are encouraged to visit the Planning Board meeting agendas and information page and the City Council Agendas, Webcasts, and Minutes page. These online resources provide up-to-date details on meeting schedules and related documents.
Public Comment and How to Participate in the Curtis Street Rezoning
Public participation is highly encouraged in the decision-making process for the Carrera Commons Subdivision on Curtis Street. The City Council is accepting public comments until the public hearings are officially closed. There are multiple ways to submit your comments and make your voice heard. You can submit comments through the Engage Missoula platform, send an email to the project planner, mail a letter to the City of Missoula office at 435 Ryman Street, Missoula, MT 59802, or speak directly during the public meetings.
To ensure your comments are included in the staff reports provided to decision-making bodies, please adhere to the deadlines. Comments submitted by Friday, August 26th, 2024, were included in the staff report for the Planning Board. For the City Council, the deadline to be included in their report is September 20th, 2024. Your feedback is valuable and will be considered by the City Council when they make their decision to approve or deny the rezoning and subdivision request for this Curtis Street project.
Review Criteria: Zoning Amendments and Subdivisions on Curtis Street
The City Council’s decision on the Carrera Commons Subdivision and rezoning on Curtis Street will be based on specific review criteria. For zoning amendments, the council must consider several factors outlined in Montana Code Annotated (MCA) § 76-2-304. These include consistency with the growth policy, safety from hazards, promotion of public health and welfare, adequacy of public services (transportation, water, sewerage, schools, parks), provision of light and air, impact on transportation systems (motorized and non-motorized), compatible urban growth, district character and suitability for uses, and conservation of building values and land use appropriateness.
In addition to these zoning amendment criteria, the subdivision application itself is subject to review under City of Missoula Subdivision Regulations and the Montana Subdivision and Planning Act. Key considerations for subdivision approval include providing easements for utilities, ensuring legal and physical access to each parcel, guaranteeing the installation of public improvements, and complying with water rights disclosure requirements (MCA 76-3-504). Furthermore, the council must consider the subdivision’s impacts on agriculture, agricultural water users, local services, the natural environment, wildlife, wildlife habitat, and public health and safety. These comprehensive review criteria ensure a thorough evaluation of the proposed development on Curtis Street.
Protest Provisions for Curtis Street Zoning Amendment
Property owners in the vicinity of the Curtis Street project have the right to formally protest the zoning amendment. According to protest provisions, a valid protest petition must be submitted to the zoning officer or placed on public record before the City Council vote, allowing time for verification. A petition is considered valid if signed by owners of 25% or more of either the area of the parcels subject to the change or parcels within 150 feet of the subject parcel.
If a valid protest petition is submitted, it raises the threshold for approval. In such cases, the zoning amendment requires a two-thirds majority vote from the City Council members present and voting, rather than a simple majority. This provision ensures that significant community opposition is duly considered in the decision-making process regarding the zoning on Curtis Street.
Contact Information for Project Planner Regarding Curtis Street Development
For any questions or further information regarding the Carrera Commons Subdivision project on Curtis Street, please contact the project planner, Alex Bramlette. Alex can be reached by phone at (406) 552-6052 or via email at [email protected]. Alex is the primary point of contact for inquiries and can provide detailed information about the project, the rezoning process, and opportunities for public involvement.
The Carrera Commons Subdivision represents a significant development proposal for Curtis Street and the wider Missoula community. Public engagement is crucial to ensure that this project aligns with the community’s vision and needs. Residents are encouraged to review the project details, participate in public comment opportunities, and stay informed about the progress of this development.
