Missoula County commissioners on Jan. 20 approved a four‑lot minor subdivision proposed by Habitat for Humanity in East Missoula and granted a variance permitting primary access to two rear lots from a narrower alley instead of the normally required 20‑foot drivable surface.

County planner Jenny Dixon told commissioners the Purnell Commons proposal uses the county's development incentive/density bonus program to allow higher density because all six homes in the related project will be fully electrified and designated affordable. Dixon said the project proposes four new lots averaging about 24,100 square feet and that Habitat already owns two adjacent homes. The application includes a density bonus that raises the effective allowable units on the site to about 18 dwelling units per acre, above the usual 11 per acre.

The planning presentation noted there is no curb, gutter or sidewalk on Speedway or Clyde at the site and that the alley right of way is about 16 feet with an estimated 12 feet of gravel. Dixon said county subdivision rules would normally treat that alley as an off‑site road requiring a 20‑foot drivable surface, and staff recommended conditions of approval that would require widening the alley to the maximum feasible width and expand the gravel surface to the greatest extent possible subject to Public Works review.

Mike Main, agent for IMAG representing Habitat for Humanity, said the organization could absorb alley paving costs if required but that additional requirements increase construction costs for homes Habitat sells below cost: "it would not be a project killer for us if we're required to pave the alley," he said. Steve Wrozbarski, representing Habitat for Humanity, described Habitat's financing model and said the homes will be placed into a land trust to remain affordable in perpetuity.

Commissioners moved and seconded motions to approve the variance (from Missoula County subdivision regulation sections 3.3.2.9 and 3.4.7.5c.1) to allow primary access from the alley at less than 20 feet wide while requiring widening to the maximum feasible width, and to approve the Purnell Commons minor subdivision subject to the staff findings and the amended conditions of approval. Both motions passed on voice vote; commissioners answered "aye." The conditions include verifying electrification for the density bonus, expanding the parking easement, drainage approval by Public Works, and covenants addressing revegetation and weed management.

The county record shows staff guidance that alley paving is not strictly required for alleys built before a specified date under the health department direction cited in agency review, but Public Works retains authority to require surfacing as a condition of a variance. Staff also flagged on‑site utilities in the alley (sewer, electric and communications) and public water in Speedway.

The approvals include language that remaining "banked" points from the density bonus program will be applied at building permit to allow reduced setbacks as previously documented.

Commissioners did not provide a roll‑call tally in the public record; they called and recorded the motions as approved on voice vote.