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Commission approves Peaks Phase 1 rezoning to R‑4 to allow multi‑dwelling units
Summary
The City of Helena City Commission gave final approval to an ordinance changing zoning for properties in Peaks Phase 1 (Crossroads at Mountain View Meadows) to R‑4 residential office, allowing multi‑dwelling development. Staff noted transportation trip‑generation concerns but recommended the change based on adjacency and future land‑use guidance.
The City of Helena City Commission on March 24, 2025 approved an ordinance amending the official zoning map to change several parcels in Peaks Phase 1 (Crossroads at Mountain View Meadows) to R‑4 residential office zoning. The motion passed 5–0.
Why it matters: The zoning change converts parcels that previously carried RU, R2 and B2 designations to R‑4, a zoning category that permits higher‑density residential development and limited offices. That change allows multiple dwelling units on lots where the prior RU designation restricted such development, altering the range of uses and densities possible on the affected parcels.
What was presented: Planner Michael Alvarez summarized the application and the staff review. He noted the statutory criteria in Montana Code Annotated section 76‑2‑304 for zoning regulations — that regulations be consistent with the growth policy and designed to protect health, safety and general welfare while facilitating transportation and other public requirements. Alvarez explained that staff originally recommended R‑3 because of transportation/trip‑generation concerns for War Eagle Street (a collector street designed for 1,500–3,500 daily vehicle trips), but that the commission had previously approved adjacent R‑4 zoning and that the R‑4 designation was compatible with the future‑land‑use designations in the area (mixed use and urban). He advised the proposed change “is not expected to create detrimental impact to the surrounding properties and is in line with adjacent zoning.”
Key details and qualifications: - Property and zoning: The ordinance amends City of Helena Ordinance No. 3097 and the official zoning map to change identified lots in Peaks Phase 1 from RU, R2 and B2 to R‑4. (Legal descriptions were read into the record.) - Statutory standard: The staff report cited MCA 76‑2‑304 as the controlling statute for zoning adoption criteria. - Transportation concern: Staff noted expected trip‑generation under full R‑4 buildout could put War Eagle Street over the 3,500 trips/day threshold for a minor collector; staff indicated trip estimates have historically been conservative for the area and weighed adjacency and growth‑policy alignment in recommending R‑4. - Public engagement: Alvarez said the zoning commission hearing was legally noticed and held; staff reported phone contact with neighbors though no written objections were received.
Motion and vote: The motion to approve final passage of the ordinance amending the zoning map to R‑4 carried 5–0 (Commissioners Shurtleff, Dean, Reid, Logan and Mayor Wilmot Collins voting Aye).
What happens next: Staff will update the official zoning map and notify property owners. Community Development indicated follow‑up will include zoning map updates and coordination with the City's ongoing zoning review. Any future development proposals will be reviewed under the new R‑4 standards and for transportation impacts at the permit stage.
Quoted on the record: Planner Michael Alvarez (presenting) referenced the statutory standard, stating MCA 76‑2‑304 defines criteria for zoning regulations and explained how the proposal aligns with the city’s growth policy and adjacent zoning.
