Duplexes could be 'baseline' for new Missoula land use plan

Missoula's proposed land use plan would allow duplexes across all non-rural residential districts in the city, combining new state requirements with the city's long-term strategy to share new growth into different neighborhoods.

The city's new land use policy, which was released on Friday , said much of the city's new zoning would allow for more housing types like duplexes, fourplexes and apartment buildings in residential neighborhoods.

City Director of Community Planning, Development and Innovation Eran Pehan said at a Wednesday presentation that the goal of the increased development options is to allow for inward growth within the city.

"When it comes back to fair share, again it goes back to that concept of more homes everywhere. How many more depends on quite a few factors," Pehan said.

There is a "baseline" to include duplexes in all non-rural residential areas as part of state law, according to Planner Ben Brewer. That would include most of the city, minus some areas like Moose Can Gully and some slivers of the Upper Rattlesnake.

In 2023, the state Legislature passed Senate Bill 323, which allows for duplexes in all areas that single-family housing is allowed. The Montana Supreme Court solidified the rule after a lawsuit last fall.

Missoula's new land use policy would also allow apartments in most areas across the city, which Brewer said will help increase density.

"... instead of a single family house we could have a triplex, but the scale of the development would be similar," Brewer told the Missoulian.

Part of the new land use policy includes a detailed map of where certain building types would be allowed.

Ward 6 Councilor Kristen Jordan questioned some of the density decisions, specifically leaving the lower-west portion of the Rattlesnake as "suburban residential."

"It's prime real estate, it's close to town, it's close to the university," Jordan said, arguing the area should be included for increased density.

Pehan said the changes in the plan are meant to "incrementally" increase development in all neighborhoods.

By increasing more home building options, the city hopes to increase the number of new housing units by 22,000 in 2045 . The city estimates the Missoula population will grow by 1.39% annually.

The growth policy is now open to more public feedback, Brewer said. The city will be hosting several meetings at Missoula Public Library.

There will be a larger presentation of the draft on Oct. 21 at noon.

There will also be three "drop-in" times where residents can talk one-on-one with city staff on Oct. 16 from 5 p.m. to 7 p.m., Oct. 23 from 10 a.m. to noon and Oct. 28 from 1 p.m. to 3 p.m.

Griffen Smith is the local government reporter for the Missoulian.

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