Lauren Stevens, a senior planner at the Community Planning, Development, and Innovation (CPDI), presented the proposed Strong Riverstone Major subdivision, which comprises 18 residential lots featuring two-unit townhouses. A protest petition necessitates a two-thirds majority vote for the zoning amendment, while the preliminary plat outlines new lot lines and easements. Staff affirmed the project's compliance with growth policy and addressed relevant impacts. The applicant proposed right-of-way improvements to River Road and River Place, including sidewalks and landscaped boulevards, with minimal expected traffic increase. Concerns about traffic safety and environmental impacts were addressed, with variance requests aiming to balance infrastructure needs and preserve property features. The Planning Board's failure to recommend rezoning highlighted concerns, but staff recommended approval subject to conditions.
Danny Oberwesel from IMEG Corp introduced their team and highlighted key points from the planning board discussion regarding the Strong Riverstone project. They emphasized adherence to city growth policies and zoning reforms to support housing equity, capacity, and affordability, drawing inspiration from a similar precedent project, Riverview. Concerns about floodplain, River Road, and neighborhood density were addressed, with clarification on floodplain maps and density falling within medium-density guidelines. Mr. Strong, the property owner, expressed gratitude to city planners and addressed concerns about floodplain, traffic, and density, highlighting the project's contribution to housing attainability. Council members raised queries about River Road's improvements, with a positive outlook on the project's potential to meet housing needs in Missoula.
Lauren Stevens explained that while the area currently lacks dedicated bike lanes, future complete street projects aim to include them. Proposed improvements for River Road include an 11.5-foot travel lane, wider than the existing lane on the opposite side, and a 4-foot asphalt shoulder to enhance safety and usability for cyclists. She gathered information about River Road improvement plans from both public works and the Metropolitan Planning Organization (MPO), indicating the project's relatively high priority. Concerns arose about the addition of approximately 130 trips due to the project, with comparisons between townhouses and single detached homes regarding traffic impact. The planning board's rejection of the zoning ordinance was influenced by floodplain concerns, public safety, and neighborhood character. The conversation then shifted to logistics, including the planning board meeting date and clarification on cash-in-lieu contributions for local parks.
Public commenter Krystal Glueckert, residing at 2340 Riverstone Drive, voiced concerns about a development proposal in the area. While not opposed to development, she expressed worries about the proposed density potentially compromising neighborhood safety due to existing infrastructure limitations, especially with expected increased traffic from nearby developments.
Marlo Crossafisso, a first-time homeowner and local business owner at 2349 River Rd, voices concerns about a proposed zoning change across from her property. While recognizing the need for affordable housing in Missoula, she opposes approving a medium to high-density development in a 100-year floodplain, citing potential liabilities for the city. Marlo critiques the applicant's rationale for variances, particularly regarding public safety and transportation options, drawing on personal experiences and observations to counter their claims. She emphasizes the lack of adequate infrastructure on River Rd and challenges the notion that the proposed subdivision would enhance transportation conditions. Marlo urges the Council to consider the insufficiency of the applicant's evidence and the potential risks associated with approving the development in a flood-prone area.
Paul Gibson, a resident of River Place in River Stone, expresses concerns about the development in the area. While he anticipated development when building his house, Paul is worried about the density and lack of parking. He highlights safety concerns regarding narrow streets with parking on both sides, suggesting that officials should monitor parking to ensure safety. Paul also recommends inspecting developments further down River Road to assess their compatibility with the neighborhood.
Dave Glueckert expresses gratitude to the committee and council and urges them to scrutinize whether the variance requests stem from applicant-created hardships or existing conditions. He highlights the applicant's acknowledgment of known conditions before purchase, suggesting their responsibility for due diligence. Dave argues that the variance requests aim to circumvent ordinances rather than address genuine hardships, emphasizing the council's duty to ensure all criteria are met and to avoid basing decisions on unfounded evidence to prevent misuse of discretion.
Brady Potts, a former member of the Planning Board, expresses gratitude for the opportunity to speak. He vouches for John's commitment to affordable housing and highlights collaborative efforts with staff to address concerns. Brady defends the proposed variances, stating they aim to meet neighborhood character and address safety issues on River Rd. He emphasizes that the development will provide affordable starter homes, contrasting it with potential high-end alternatives. Brady underscores the importance of following the growth plan and collective efforts to address housing affordability, asserting that developers pursue such projects for a higher purpose beyond financial gain.
Keith Miller, a fifth-generation Montanan and lifelong Missoulian, addresses the issue of rising housing prices in Missoula, emphasizing the detrimental impact on residents. He believes the proposed project will directly benefit essential workers like teachers, police officers, and firefighters by offering attainable housing. Keith notes the scarcity of for-sale single-family homes in Missoula and advocates for increased supply to address the housing shortage. While acknowledging that the project won't solve the entire housing crisis, he sees it as a step in the right direction. Keith urges support for the project to alleviate the shortage of affordable homes in Missoula.
Paul Burrow, a real estate broker and property manager, highlights the exorbitant median sales price for houses in May, emphasizing the need for increased inventory. He manages 830 units in town but currently has limited availability, mostly one-bedroom apartments at high rental rates. Paul acknowledges that the project may have been feasible under previous zoning regulations but suggests that inflation and rising costs necessitate adjustments. He points out that other projects in the area are receiving similar zoning treatment.
This agenda item serves as informational only. For comprehensive details, please consult the attachments accompanying this presentation and refer to the complete video recording of the meeting.