Missoula News

Growth and Planning

County Commissioners Approve 14-lot East Missoula Development

By Stefanie Kilts, 5-03-07

After much discussion and disagreement over a subdivision design, County Commissioners this week finally worked out and approved a 14-lot high-density project on 2.87 acres off of Dakota Avenue in East Missoula.

Commissioners Jean Curtiss and Bill Carey voted for the Cheyenne Lane subdivision after decreasing the number of lots from the original proposal of 17 lots to 14 lots, eliminating three lots that were placed behind the 14 main lots along the main cul-de-sac. The commissioners also added an option for 16 residential units if the developers wanted to add a two-family attached dwelling.

Commissioner Barbara Evans did not support the changes made by Curtiss and Carey at the Wednesday meeting, instead agreeing with the proposal submitted by the Planning Board of 16 single-family detached residential lots, which only took out one of the back lots.

Evans said that the original design proposed by the developers was well-thought out and that by changing the number of lots, the entire plan would have to be redesigned and could end up costing more money and time for the developers. Evans ended up abstaining from the final vote, saying “she was not happy about the decision.”

Ron Ewart of Eli & Associates, representing the owners Sheena Winterer and Nathan Smith, said the owners envisioned an innovative, energy-efficient design for the in-fill project that would convert the abandoned industrial site into “a model for the future.”

Smith added that the project would fulfill “a demand for green housing.” The project would implement green measures such as passive solar heating and energy-efficient appliances and heating systems, and native vegetation.

Although the Office of Planning and Grants had some issues with development on the hillside on the north end of the property, OPG Planner Jennie Dixon said the staff had the most concern with the three lots that were tucked behind the main lots. “What is the living environment going to be for the people living here?” she said because of the adjacent warehouse to the lots and the access issue of short courts off of the main cul-de-sac.

Ewart responded to OPG’s concerns by stressing that all lots, including the three in question, abutted a private drive and explained that driveways that abut off of short courts are used all over Missoula.

OPG also encouraged two-unit attached “half houses” for the project instead of the single-unit detached residential homes that the developers planned, saying this type of housing would provide more space on the lots.

Winterer, broker at Prudential Missoula Properties, explained that she consulted with the residents living nearby about the option of multi-unit dwellings such as townhouses and said, “They made it real clear…(they) would not approve of multi-housing or attached houses.”

After Carey and Curtiss proposed the option of a double-unit attached dwelling, Evans made it clear that she did not support it, saying the commission was not in the position to require attached housing, but that “the market should determine what (the type of housing) is.”

Two residents living close to the development at the meeting expressed their concerns over the high density project. Steven Briggs, representing the El Dorado Home Association, said he was concerned about the high number of lots and the increased amount of cars that would use Dakota Avenue. “I really feel the density is too high given the neighborhood it is being put into,” he said.

Richard Johnson, a homeowner who lives on Dakota Avenue, said, “I’m not against development…but I think 16 lots on 2.87 acres is too much. Everybody likes their space. Not everyone wants to know what the neighbors are doing.”

Both homeowners liked the idea of six to eight lots on the property, saying that this would fit better into the layout of the area.

Jean Curtiss said that despite the concerns over the high density and adequate lot space, housing in Missoula County has become very expensive and it is now up to the commission to “provide opportunities for people who were not fortunate enough to buy houses when they were more affordable.”

Ewart also mentioned how big the problem of housing affordability currently is in Missoula. He said that this “need for affordability” can be met by projects such as the Cheyenne Subdivision, stating that the various-sized lots still have good amounts of space despite the high density.

Winterer added on the subject of housing affordability that although she can‘t necessary dictate what the market prices on houses are, “My goal is to make sure these houses are in the $200,000 price range.”

After the County Commission’s decision, Ewart said that the owners were concerned with the option of adding a duplex but he did not believe the lower number of lots approved would affect the goals of the subdivision. “I don’t think that this will degrade this project. It will work,” he said.

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