Missoula annexes Paisley Park site and approves 100‑lot subdivision and master plan

The Missoula City Council voted 9–0 Oct. 6 to annex approximately 40 acres (the Paisley Park property) into city limits, apply form‑based transect zoning called for in the area master plan, and approve a preliminary subdivision and master site plan that would create 100 lots and up to 671 dwelling units in up to eight phases over a potential 20‑year buildout.

Dave DeGrandpre, planning supervisor in the Department of Community Planning, Development and Innovation, told council the project proposes a mix of housing types — single‑family, attached single‑family/duplexes, and larger multifamily structures — with alleys to minimize curb cuts, sidewalks, boulevards, street trees, two nonmotorized trails that connect to the city's planned network, and 4.5 acres of required parkland (the proposal contains about 5.89 acres of common open area).

Key project facts presented by staff and included in the staff report: the property is roughly 40 acres, historically irrigated hay ground (water rights were severed prior to the current sale), the developer proposes 100 lots and 671 dwelling units, and groundwater can rise seasonally within about 5 feet of the surface in spring. Two existing easements cross the site: an 80‑foot England Boulevard easement east‑west and a 40‑foot Chuckwagon Drive easement on the west boundary that is intended to link south to Mullen Road. The site lies partly in the airport extended approach/departure area; the proposal complies with the city's EADA rules by proposing lower density in the affected portion.

DeGrandpre and other staff said the project meets the city's growth strategy and the local traditional‑neighborhood master plan (as cited in the staff report). The Planning Board held a public hearing Sept. 2 and unanimously recommended approval; staff recommended approval subject to 31 standard and site‑specific conditions. Notable conditions include phased development of England Boulevard (off‑site segment required by phase 3), development of Chuckwagon Drive connections in early phases, parkland dedication and a maintenance plan for parks to be approved prior to final plat filing for each phase, and a required 20‑foot public access easement for the East‑West commuter trail to be dedicated concurrent with phase 1.

City Engineer Troy Monroe described how prior federal/state/local build grant work and developer contributions fit into area transportation improvements: the city received partial funding (roughly half of an initial request) for key connector streets and utilities; additional connections will be built over time as developers complete projects and through a localized transportation impact fee for the set‑planning area (described in council materials). Monroe said the subdivision will extend England and Chuckwagon in phases and that the developer must construct specific connecting segments as conditions of approval.

School officials and residents raised concerns during public comment about the cumulative impact on Hellgate Elementary and school transportation. Dr. Molly Blakely, superintendent of Hellgate Elementary, said the school is at or near capacity and asked the city and developer to share unit and bedroom counts when they become available so the district can plan bus service and facilities. City Attorney Sudbury told council that subdivision review governs creation of lots, rights of way and infrastructure — not the final building products or exact unit configurations — and that the Setucane form‑based code and later permitting steps determine what is ultimately built. He said the city cannot condition subdivision approval on exact building types or require a developer to commit to a detailed production timeline; those details are addressed later at permitting and through the zoning and building review processes.

Councilors asked staff about stormwater management (staff and the developer described an on‑site infiltration approach with swales, underground infiltration systems and vegetated features), phasing, and ensuring trail and transportation connections are put in place with early phases. DeGrandpre noted Montana law allows up to 20 years for phased subdivision development and that each final plat filing will be reviewed to confirm conditions and infrastructure are met.

After public comment the council voted separately to (1) adopt a resolution to annex and zone the property under the Tufkane traditional neighborhoods form‑based code transects (T3/T4/T5 and open space) and (2) approve the Paisley Park preliminary subdivision plan and master site plan, both votes passing 9–0.

Staff will proceed with final‑plat review and condition compliance as each phase of the subdivision is filed; the developer must construct required road and trail segments, provide parkland and a homeowners association maintenance plan, and install infrastructure and fire hydrants per the conditions of approval.