Council approves rezoning of three Reserve Street parcels despite neighbors’ noise and safety concerns

Missoula — The City Council voted Nov. 17 to rezone three parcels at 1010, 1020 and 1030 Reserve Street from B-3-2 to C-2-1 (community commercial) with the design excellence corridor overlay, a change staff said aligns the property with the Our Missoula 2045 land use plan.

John Sand (Development Services) told council the three parcels total just over 50,000 square feet and that rezoning to C-2-1 would increase flexibility for commercial uses while decreasing maximum allowable building height from 50 to 40 feet in some areas. Staff noted the change could increase the parcel's potential dwelling units (staff cited an illustrative comparison: 25 units under the existing B-3-2 versus up to 50 under C-2-1) and said future development would be required to meet buffering and other standards where commercial abuts residential parcels.

Neighbors and councilors raised noise and access concerns: Councilor Jordan and several neighbors highlighted that some uses allowed in the proposed district — including auto repair and tire services — can produce high intermittent noise. Councilor Jordan asked how noise violations would be enforced; City Attorney Ryan Sudbury and staff said the city's noise ordinance is difficult to enforce in practice and that zoning and buffering are more direct tools to limit loud uses.

Applicant and assurances: Zach Graham (Graham Engineering), representing the applicant, said the seller and prospective developer have discussed a tire center (Les Schwab) as a likely reuse. Graham noted empirical measurements at operating tire centers showing sound levels attenuate with distance, and he said on-site buffers and placement of service bays would reduce noise at neighboring homes: "...that attenuates down to that 70 decibel level," he said, citing sample measurements at about 100 feet with bay doors open.

Council action: After a failed motion to send the item back to committee, Councilor Nugent moved to adopt the rezoning ordinance. The motion passed 10–1, with Councilor Jordan voting no.

Practical next steps: Rezoning establishes the zoning framework; any proposed development will require design and technical review, traffic impact analysis, and site-specific conditions (including buffering and right-of-way improvements) at building permit stage. Residents asked staff to prioritize traffic and access management measures on nearby streets, and staff pointed to an ongoing Reserve Street safety study that may recommend medians, access management and other mitigations.

Votes at a glance: Rezone ordinance adoption — passed, 10–1 (Councilor Jordan opposed).