[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6611613,"mediaKeyId","2893825-19ec60605a06854644615d828f01f1d1","parentId",2893825,"title","Council rezones California–River Road parcel to B2-3, advancing denser riverfront development plan amid floodplain concerns","audioSeconds",2688,"startMs",1330000,"endMs",4018000,"viewUrl","/Search/View?dp=1&key=2893825-19ec60605a06854644615d828f01f1d1&start=1330&end=4018","thumbnailUrl","https://assets.pipeline.soar.com/2893825-19ec60605a06854644615d828f01f1d1/thumbnail_1330000.jpg","articleUrl","/articles/6611613/Missoula/Missoula-County/Montana/Council-rezones-CaliforniaRiver-Road-parcel-to-B2-3-advancing-denser-riverfront-development-plan-amid-floodplain-concerns","mediaUrl","https://secure.pipeline.soar.com/6611613-ed9f76743170dc1918035a6c5d4f18f3/orig.mp4?Expires=1773570146&Signature=Dq9Bak3qUyUD8GaFSgvsk3Hm8vrbU2VSgK1hMlHMM9B5SAMYZeei1iFBiTvV7nFY41ubeY~A-PhmydLxD2cGqyQ2o4efauTgLuSg08xq4pRXMVVQtCBncJN1rvDy~nClaI~qlxPPLVIEYvSoouWRc17mdyOeGe-hDoKK3fzkntGX~wl~fVw58l0bPO~cT7ZhT9n3GM4k1yH97gBdIE79O9yLUITwvZe9tefbf3CRBEcw00GCZgZltmY4-WwXpYu-~-tG6eHNg9qEx6YBAaARZN3HhmDVkcMEbsD9I-JdY6idJGBiqnI0LDdrEMGt3t0zdw96LEmCr8swUl9F8WdgDA__&Key-Pair-Id=KUT5TJCACFTXG","author","Missoula, NY","date","2025-04-08T03:32:21.747Z","article","The Missoula City Council on April 7 adopted an ordinance rezoning a roughly five-acre parcel southwest of the intersection of North California Street and River Road from a mix of residential and lower-intensity business zones to B2-3 community business, a designation that allows greater building height and density.

City planners told the council the rezoning aligns with the city’s recently adopted land use plan, which designates the site as “urban mixed use low” and encourages walkable neighborhoods with a mix of housing types. Planner Tara Porcari said the rezone request to B2-3 is consistent with that place type and noted that rezonings themselves do not carry conditions; specific requirements such as floodplain permitting and any conservation-district reviews would come at the building permit stage.

Porcari said the site sits in Flood Zone AE, within the city’s 1% annual flood hazard area, which will require a floodplain permit and structures to be raised at least 2 feet above base flood elevation when development is proposed. She also said that review under the state’s streambed protection process (the 3-10 natural streambed act) is performed in coordination with outside agencies when building permits are submitted.

The developer’s representative, Joe Dehnert of IMEG, told council the rezoning reflects policy changes and years of project planning and argued that limited additional height would allow the development team to “build up instead of out,” providing more open space between buildings and the river. The applicant’s illustrative plans shown to the council described roughly 235 dwelling units and about 8,500 square feet of commercial space as one possible scenario; staff emphasized those site plans are conceptual and not binding on the rezoning vote.

During the public hearing, resident and river advocate Vicky Watson urged the council to protect the Clark Fork River’s floodplain and to place taller buildings farther from the river. Watson said, “Please put the tallest buildings as far from the river as possible,” and argued that stronger, clearer riparian buffers are needed beyond the city’s current, sometimes discretionary standards. Jeff Stevens, a nearby resident, spoke in support of the rezoning and redevelopment.

Planning Board reviewed the application and recommended approval on a 6–0 vote with one abstention. Agency comments noted water-main extension needs and encouraged respect for riverfront buffers; Parks staff reminded council of long-term riverfront trail planning and the downtown master plan’s recommendation for riparian space.

Council members discussed concerns about River Road’s current condition and pedestrian access. Troy Monroe, an engineering representative, said that — depending on how the road and trail plans evolve — the city would normally require street and sidewalk improvements adjacent to new development, though some improvements might be deferred if a larger reconstruction plan is expected.

After debate, the council adopted the ordinance by roll call, recorded as 11 in favor, none opposed. The rezoning clears the parcel for future development under city standards, subject to floodplain, building permit and other regulatory reviews at the time a development application is filed.","mediaType","Video","parentTitle","Missoula City Council Meeting Apr 7 2025","oneSentenceSummary","The Missoula City Council on April 7 adopted an ordinance rezoning a roughly five-acre parcel southwest of North California Street and River Road to B2-3 community business, allowing greater height and density along the riverfront.","taxTitle","Missoula, Missoula County, Montana","taxId",4050,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6611618,"Missoula council approves Remington Flats phasing swap to improve street connectivity and emergency access",546,751000,1297000,"/Search/View?dp=1&key=2893825-19ec60605a06854644615d828f01f1d1&start=751&end=1297","https://assets.pipeline.soar.com/2893825-19ec60605a06854644615d828f01f1d1/thumbnail_751000.jpg","/articles/6611618/Missoula/Missoula-County/Montana/Missoula-council-approves-Remington-Flats-phasing-swap-to-improve-street-connectivity-and-emergency-access","https://secure.pipeline.soar.com/6611618-bc1073786e0c77188d85ce88e9a9b395/orig.mp4?Expires=1773570147&Signature=iDG62oKl-~l~sSDzmzBXTHy3yDGDtyqDb~1chRTUKofYyBK8AlOSUyoJ6CySkZPNut27xNJYsGVuW5yFWjVRzjFhBNEPWKI0mMcHvjhtsETkL9HFRx13QBrpyZ55~PTSd-~xZuxwyrfLETTa7eSQFPxUzLMfnDhUL9wPVBSC14ss0PhbXB~GVfhOUzR~lAr8MZDk4fzjGMTF0SfCnBBWyowNc1wzsip2-D2RRebg13bHtL~XVXbY8UNwNS~S~3V1ELfwYeY2dM94AWzMASHymtAlqpz35O4~atI0zTOik44qqeO-dARzcKESemejH2N0KmpQyvVBmcZV9TffpIEwBg__&Key-Pair-Id=KUT5TJCACFTXG","The Missoula City Council on April 7 approved a phasing plan amendment and phase development review for Remington Flats Subdivision phases 4 and 5, a residential development northeast of the intersection of Chuckwagon Drive and Remington Drive.

City staff told the council the amendment — which swaps phases 5 and 6 in the approved phasing plan — improves connectivity by establishing a Winchester Drive connection to adjacent McNett Flats and reduces the number of dead-end streets, enhancing emergency access and simplifying water infrastructure hookups.

Senior planner Lauren Stevens presented the staff report and described the phase development review process required by state law. She said the review’s purpose is to determine whether new information or changed circumstances warrant new or amended conditions of approval; if not, the council may approve the phase development review and the applicant may proceed to final plat. Stevens told the council the subdivision’s preliminary plat was approved in 2020 and staff found the proposed phasing changes did not generate new impacts to the primary review criteria. She said staff recommended approval based on findings in the staff report.

Stevens also reported that agency comments were largely supportive of the change; the Missoula Airport provided reminders about required documentation such as a navigation easement, which the staff report noted had been completed. Stevens added that staff had received no public comments on the item before the hearing.

Councilor Cheryl Nugent moved the approval. After no public testimony and brief council discussion, the motion passed on roll call, 10 in favor, none opposed.

The staff report and presentations said the amended phasing order reduces the number of dead-end streets until late phases are completed, provides an additional access point for internal subdivision roads such as Tenderfoot Way and Reatta Road, and benefits an adjacent parcel in early stages of subdivision review by providing earlier roadway connections. Once the phase development review is approved, the applicant may submit a final plat application to verify compliance with any conditions of approval.

No members of the public spoke during the hearing on this item. The council vote was recorded as an approval; the staff report and the approved phasing map will govern subsequent final plat review and required infrastructure sequencing.","The Missoula City Council approved a phasing plan amendment and phase development review for Remington Flats phases 4 and 5 on April 7, 2025. Staff said the swap of phases improves road connectivity, fire access and water infrastructure sequencing; no public comment was received. The motion passed 10-0.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6611609,"Missoula annexes 400 North California Street and zones parcel B2-3, with water-main and street-improvement conditions",2150,2932000,5082000,"/Search/View?dp=1&key=2893825-19ec60605a06854644615d828f01f1d1&start=2932&end=5082","https://assets.pipeline.soar.com/2893825-19ec60605a06854644615d828f01f1d1/thumbnail_2932000.jpg","/articles/6611609/Missoula/Missoula-County/Montana/Missoula-annexes-400-North-California-Street-and-zones-parcel-B2-3-with-water-main-and-street-improvement-conditions","https://secure.pipeline.soar.com/6611609-55eea2a920fa9653e79b7421c9d28ddf/orig.mp4?Expires=1773570147&Signature=hJVFb4Joja0ygBlp0mT9llDzyP3rVXVBVCilaGPB90mxZJnibJwZiaqgNZ26R6RTTm2i4IsG2HNkg-mW51V7JVjLpB94XXihpvxE64WDf1rMiXLV3Gknj~kx7j3m-URjOECsCN32DWYx~L5AxagFE-xH8Nj2gt3RZxwi3OK~AmrKuckp13VV6UUVS-CXURUGc-s5WhWcSa7-SauioXRXn2qtQqjfLNmECsgfogiIBcAbFvZuq-AlOUudO8Vd0qpDGv4V6op2Mhuk5r3~7gLxI8NDESEz1UIYS-7T3SQuBX5vTU2-KqbAfC6tTJn31jLjbJzOG30oGAJyZyqNQbStEA__&Key-Pair-Id=KUT5TJCACFTXG","The Missoula City Council on April 7 approved a resolution to annex and incorporate 400 North California Street into city limits and to zone the parcel B2-3 community business, subject to two conditions: extension of a water main from Idaho Street to the north end of the property, and half-street improvements on the North California Street frontage (drive lane, parking lane, curb and gutter, boulevard and sidewalk). Council set a two-year timeframe for the developer to either complete the improvements or secure an improvements agreement with Public Works and Mobility.

Planner Tara Porcari presented the staff report and said the parcel — roughly 35,000 square feet — is in Flood Zone AE and lies within the city’s high-priority annexation area. Porcari told council that annexation will fill a small county island and aligns with the city’s land use plan, which designates the area as urban mixed use low. Under county zoning the parcel was NR (neighborhood residential); the requested city zoning of B2-3 would allow substantially greater density (staff noted a theoretical increase from 8 units per acre to up to 43 units per acre, subject to title 20 standards) and slightly higher maximum height (county NR allows up to 60 feet; B2-3 allows up to 65 feet).

Porcari said the annexation conditions were requested by Public Works and Mobility and engineering staff to ensure public utilities and frontage improvements are extended to serve the property. The staff report recommended annexation and included the two conditions. Public comment on the annexation was limited; resident Jeff Stevens spoke in favor of redevelopment.

Joe Dehnert of IMEG, representing the landowners, said the application is intended to bring the parcel into town for coordinated redevelopment that could provide mixed use housing and commercial space. Porcari and city staff noted that floodplain permitting and all building-permit requirements will be checked at the time a development application is submitted and that applicable streambed/permitting reviews remain in force.

Councilor Cheryl Nugent moved the annexation resolution. After the public hearing closed and no further council questions were raised, the resolution passed by roll call vote, 11–0. The conditions require the water main extension and half‑street improvements or an executed improvements agreement within two years of the annexation action.

Public Works and Mobility will manage the required utility and street improvements; the developer may secure an improvements agreement to delay construction if needed but must meet the two-year timeframe in the resolution.","City Council voted 11-0 on April 7 to annex 400 North California Street to Missoula and zone it B2-3. The annexation includes conditions: a water-main extension and half-street improvements on North California Street must be completed or secured with an improvements agreement within two years.","actionData","errors"]

Article not found

Council rezones California–River Road parcel to B2-3, advancing denser riverfront development plan amid floodplain concerns

Missoula council approves Remington Flats phasing swap to improve street connectivity and emergency access

Missoula annexes 400 North California Street and zones parcel B2-3, with water-main and street-improvement conditions