Jenny Baker, Development Services, spoke on this item and provided a PowerPoint presentation attached to the item record. Ms. Baker provided a summary of the growth policy designations for this property and surrounding areas. The applicant is requesting a designation of Neighborhood Mixed Use in the subject area. If approved, higher density and more types of use would be allowed to meet emerging public needs and would more align with a potential project of interest for the area. Ms. Baker covered the review criteria for this request. The proposed zoning is B2-1 which would permit small commercial operations in addition to residential; height would be limited to 40 feet. The request fits within the character of the surrounding area.
Staff requests approval of the adoption amendment to the growth policy and of the ordinance to rezone three parcels of land. A public hearing will be held on September 3, 2019, at Planning Board and the final hearing is planned for September 16, 2019, at City Council.
Nick Kaufman, WGM, provided a PowerPoint presentation on the history of the subject property. He spoke on the importance of a solid infrastructure and on the need to add homes to the housing inventory. He highlighted that connectivity could happen if the BUILD grant is approved. The current zoning is in a Title 19 district and is more intensive than the current growth policy. The major demand in Missoula is for affordable home ownership. Mr. Kaufman provided a preliminary site plan which includes an estimated 84 housing structures. He informed that several neighborhood meetings will occur.
Heidi West asked if the streets built will be public streets. Nick Kaufman said that the connectivity streets will be public; alleys will be private and will serve the homeowners.
Jordan Hess shared comment received from the Captain Mullan neighborhood requesting mitigation when development happens. Nick Kaufman assured open space and parks are planned which creates a sense of neighborhood. Commercial uses planned are low intensity and would likely be neighborhood services such as daycare, barber/beauty shop, and eatery in nature. Deed restrictions may be able to address the concerns listed in the letter. Heidi West suggested allowing in-home daycare when the association regulations are written; Jenny Baker informed that in-home daycare businesses as a small scale operation are allowed by right in zoning.
Michelle Cares asked about the intersection of Flynn and Mullan. Nick Kaufman stated that Flynn will remain a stop sign-controlled intersection; Mary Jane Boulevard will be the collector road as has been planned over many years.
Jordan Hess spoke on concerns for review if conditions cannot occur. Jenny Baker provided a summary of the process for subdivision and TEDs. Nick Kaufman spoke on deed restrictions as a tool and assured good design. John DiBari cautioned the use of deed restriction and encouraged a different mechanism as to not limit future development.
John DiBari asked if this proposal was denser than Hellgate Meadows Special District. Nick Kaufman spoke on the layout as it fits in the area; the higher density is planned thoughtfully. A request to be grandfathered so the TED regulations would apply that were in effect when discussions began about this project with Development Services staff. Mr. Kaufman informed that phasing is done for financing reasons and to ensure overbuilding does not occur; the market will decide how fast the project happens. Phasing includes logical infrastructure development.
Jill Allard spoke on the current traffic experience in this area and cautioned about building to a density that could add to issues such as parking, traffic, and emergency access.
Rosemary Thurston shared concerns with allowing building to a height of 40 to 50 feet. She stated that parking shortages in an area that has a high density could impact public safety.
Lou Scharise spoke on current density in the area that negatively impacts traffic. Infrastructure has not been maintained. He questioned whether criteria had been met that would allow for the approval of the rezoning request. He encouraged the building of single-family homes and light commercial in the subject area.
Michelle Cares made both motions and asked that this item to return to Land Use and Planning after it is discussed at Planning Board on September 3, 2019.
Julie Merritt announced she would be abstaining from voting.
Nick Kaufman shared that a neighborhood meeting on this item will be held at Crosspoint Church on Mullan Road from 7:00 pm to 8:30 pm. The purpose of the meeting will be to take comment from the interested public.