Missoula staff lay out sweeping Unified Development Code changes that would raise density, change parking rules

City planning staff on Jan. 9 outlined a proposed Unified Development Code (UDC) that would recast zoning rules across Missoula to allow higher residential density in some corridors, scale allowable building size with units and reduce parking requirements.

The UDC presentation, summarized on public radio by Wake Up Missoula host Scott Grama, included three elements staff said are central to managing growth through 2045: new context-based place types, a progressive floor-area-ratio (FAR) to scale built area with unit counts, and revised neighborhood commercial rules. Emily Gluckin, identified in the transcript as a senior planner, described "Transitional Mixed Use," a renamed and reframed district intended to accommodate residential, commercial and low-intensity industrial uses while creating buffers between downtown and adjacent neighborhoods. "It's a flexible zone that is intended to accommodate a mix of uses, including residential, commercial, and low intensity industrial," staff said during the presentation.

Planning staff told the audience they propose a progressive FAR that "scales up" so that as more units are built on a lot, more total floor area is allowed. Staff also said the UDC would reduce typical parking minimums for areas close to amenities and transit; the code would no longer rely on the older two-spaces-per-unit standard in many areas. A parks-and-open-space map and revised place-type zoning were shown as the foundation for district standards, and staff said the map would convert some university-owned parcels to civic use and expand mixed-use allowances in select blocks.

Public commenters raised concerns about scale and character. A commenter identified in the transcript as Suzette Dessau told the council the downtown-focused strategy and projections discussed in past Vision 2020 plans—"20,000 new people" concentrated in a small area—could risk altering Missoula's character if taller buildings expand across the river. "This is not a deep or large area... The hip strip is a 120 year old, integral part of Missoula. It's the heart of Missoula," the comment said.

Staff emphasized limits in residential areas: in many urban residential neighborhoods staff said the code intends to cap heights around three stories and allow modest increases downtown and in urban mixed-use districts. The presentation also flagged Fort Missoula as a sensitive area where historic overlays and service constraints make residential intensification more complex.

Dale Bickel, who the transcript introduces in the committee context, said the city will develop outcome measures to track the code's effects, including differences in ownership versus rental and permitting time standards. Staff noted that the UDC will be revised over time and could be returned to committee for additional changes before any final adoption.

The planning presentation did not include a recorded final vote in the transcript; staff and council signaled the UDC work would continue in committee and that the code could be amended as it moves toward formal consideration. Documents and maps staff referenced are available at engagemissoula.com and on the city's website.