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10/10/2025
“Missoula This Week” is reported and written By Katie Fairbanks. Send your Missoula news and tips to [email protected].
Proposed zoning code and map respond to need to add housing as city grows
A draft zoning code and map for the city of Missoula makes way for more than 20,000 housing units needed to meet demand over the next 20 years, city officials said Wednesday.
The city this week released the proposed zoning map and framework for public review ahead of council adoption set for December. The full unified development code will be released at the end of the month. The updates to the code follow the adoption of the Our Missoula 2045 Land Use Plan, which will guide the city’s growth and development over the next 20 years. The plan emphasized expanding housing opportunities to accommodate the projected population growth of the city and some surrounding county land, which is expected to reach 37,000 people by 2045.
Under current zoning, 82% of the city’s residential areas only allow for single-family homes and duplexes, Cassie Tripard, a city land use supervisor, told the City Council Wednesday. The proposed map would allow apartments in 89% of residential and mixed-use districts, with only rural districts restricted to single-family homes or duplexes, she said.
The new zoning code also encourages the construction of “missing middle” housing — which falls somewhere between detached houses and apartment buildings — with 65% of residential districts allowing triplexes through sixplexes, Tripard said. Buildings with seven or more units would be allowed in 24% of residential areas, she said.
“Housing capacity from the updated zoning map will be able to accommodate the projected population growth for the area through 2045,” Tripard said. “Residential opportunities are distributed through mapping of new residential and mixed-use districts, so upzoning is not concentrated in vulnerable neighborhoods.”
The new code incorporates changes required by the state, including allowing at least two units per parcel in all residential areas, Tripard said. It also allows small-scale commercial development in all residential areas, something the community supported during the planning process, said Eran Pehan, director of the city’s Community Planning, Development and Innovation Department.
The zoning framework outlines 22 new zoning districts, comprising seven residential, seven mixed-use, and eight special-use districts. The current code includes 38 zoning districts, 21 overlays and 95 planned-unit development districts, Tripard said. The new code removes all but four overlays, she said. It will also repeal the form-based code in the Sxʷtpqyen neighborhood, as the new zoning captures the intent of the master plan for the area, Tripard said.
The residential districts are categorized into rural, limited-urban, and urban, with more housing units permitted in the limited-urban and urban districts. The code regulates the size of buildings and limits the number of units per building in all but the most dense residential districts.
Mixed-use districts include limited-urban, urban and downtown, where all building types are allowed with no density restrictions, Tripard said. Special-use districts are industrial, open space and civic, and allow for a variety of uses.
The zoning framework also outlines the different building types allowed in each district. The list doesn’t include accessory dwelling units, which are automatically permitted in all residential areas under the new state law, Tripard said.
A table specifies what uses are permitted or prohibited in each district. The new code eliminates conditional uses to streamline development review and increase predictability for landowners and neighbors, Tripard said.
The minimum parking requirements were revised to reflect a new state law limiting how much the city can restrict parking through zoning, Tripard said. Since the city can no longer require parking for dwelling units under 1,200 square feet, it removed parking requirements for all residential uses, she said. The state law also bans parking requirements for daycare centers, preschools and assisted living facilities. The city can no longer require additional parking for changes of use in existing buildings.
“This aligns with the guiding principle of code reform for promoting adaptive reuse,” Tripard said. “I also believe it will reduce business license review times and reduce barriers for local businesses.”
On Oct. 29, the city will release the full draft of the unified development code, the accompanying manual and some land use plan amendments. Following an open house on Nov. 5, the city will close the public review period on Nov. 12. Public comments will still be accepted during Planning Board and City Council meetings in November and December.
5 Things to Know in Missoula
On Wednesday, the Missoula City Council initially approved adding a 20-minute public comment period to the beginning of its Monday meetings. The public comment period at the end of the meeting will stay in place. Council Members Sandra Vasecka, Bob Campbell, Kristen Jordan and Daniel Carlino proposed the change in response to constituent requests and to provide a more predictable time for public comment. In March 2024, the council moved the public comment period from the beginning to the end of meetings. During the 20-minute comment period, in-person comments will take priority, speakers must sign up and each person will have up to three minutes to speak. People can comment during one of the meeting’s two open comment periods. The public can also comment on specific agenda items at those times. If a large number of comments is anticipated for an agenda item, the chair may shorten or move the first comment period, provided the public is notified of the change in advance of the meeting. The council will vote on the change on Monday, Oct. 20.
The Missoula City Council Monday approved the Paisley Park subdivision, which could include up to 670 units built over 20 years. The council also approved the requested rezoning and annexation of the 40-acre site, located near the current intersection of England Boulevard and George Elmer Drive in the Sxʷtpqyen neighborhood west of Reserve and north of Mullan. The developer, OO Land Holding, LLC, is proposing a mix of market-rate single-family homes, duplexes, townhomes and apartments, as well as streets, trails and parks, to be built in eight phases. The new zoning would permit some commercial uses, though commercial buildings are not included in the initial project. Dave DeGrandpre, city planning supervisor, said that while it’s unknown if the development will be built as initially planned, it’s essential for the city to establish and feel good about the lots and infrastructure plans, as well as the zoning, which will determine what is built on the property.
On Monday, the Missoula City Council also increased fines for disabled parking violations to comply with a new state law. House Bill 38 increases the fine from $100 to $150 for the first violation, $250 for the second violation and $500 for the third violation. The law took effect Oct. 1. Jodi Pilgrim, the city’s parking services director, said the law doesn’t include a “reset period” for the fines.
The city’s Public Works and Mobility Department will begin installing traffic calming features on the Northside starting Monday, Oct. 13. Crews will install stop signs and quick-build traffic circles at intersections throughout the neighborhood as weather permits. Each installation takes about 20 minutes and will have minimal impact on traffic. The improvements stem from community requests and are designed to slow vehicles, reduce cut-through traffic and make streets safer for pedestrians, cyclists and drivers, according to the city. The estimated project cost is $6,000. A map of project locations is available online.
A mayoral forum and city council candidate forum are scheduled for next Wednesday. The City Club of Missoula is holding the mayoral debate at 11:15 a.m. Oct. 14 at the Missoula Public Library’s Cooper Space on the fourth floor. Those interested can register online. Space is limited. The Missoula Downtown Association is holding a mayor and city council candidate forum from 4 p.m. to 6 p.m. at the Residence Inn Downtown. The event is free and open to the public.
On Campus
The University of Montana may be more copper than maroon this weekend as the school celebrates homecoming’s “Party Like It’s 1995” theme with its vintage colors of copper, silver and gold. The theme is a nod to the Grizzlies’ first national title 30 years ago.
The UM Alumni Association is hosting a slate of events, starting with the Distinguished Alumni Awards at 5:30 p.m. Friday in the University Center Ballroom, followed by the “Yell Night” pep rally at 8 p.m. The rally on the Oval will feature the UM Marching Band, spirit squad, Monte, the Grizzly football team with coach Bobby Hauck and the lighting of the M.
Starting at 10 a.m. Saturday, the homecoming parade will make its way through downtown along Higgins Avenue, across Beartracks Bridge and east onto University Avenue toward campus. After the parade, the public is welcome to join the UM Alumni tailgate, beginning at noon at the River Bowl near the Adam’s Center. Food and drinks will be provided to the first 150 attendees, ID required.
The annual homecoming football game will kick off at 2 p.m., with the Griz taking on Cal Poly at Washington-Grizzly Stadium.
Might be Fun
The Roxy Theater is screening “Bring Them Home,” an award-winning documentary about a group of Blackfeet tribal members’ effort to return wild bison to their lands, narrated by actress Lily Gladstone, Friday, Oct. 10, through Wednesday, Oct. 15. A Q&A with director Daniel Glick will follow the Friday screenings. Showtimes and tickets are available on the Roxy’s website. Tickets can also be purchased at the door. PBS will air the documentary nationwide at 8 p.m. on Nov. 24, and it will be available to stream online.
The Confederated Salish and Kootenai Tribes are hosting the Beartracks Celebration Powwow on Indigenous Peoples’ Day, Monday, Oct. 13, at Caras Park. The event is free and open to the public. The grand entry is at 2 p.m. The event will include traditional dancing, drum groups, food trucks and vendors.