$20.00 WYE MULLAN WEST COMPREHENSIVE AREA PLAN Adopted November 16, 2005 by the Board of County Commissioners and Missoula City Council TABLE OF CONTENTS PREFACE…………………………………………….i OBJECTIVES AND STRATEGIES…………… 4-7 ACKNOWLEDGEMENTS……………………………...ii CHAPTER 5: ECONOMY………..………...…...… 5-1 CHAPTER 1: INTRODUCTION……………….........1-1 INTRODUCTION……………...…………….. 5-1 PLAN OVERVIEW…………………..….….….1-1 EXISTING ECONOMIC CONDITIONS……..… 5-2 PLANNING PROCESS……….………………..1-3 BUSINESS AND COMMERCE..……….……. 5-2 PLAN ORGANIZATION ……….………………1-4 ECONOMIC TRENDS…………………...….. 5-3 ECONOMIC OPPORTUNITIES ..…….………. 5-4 CHAPTER 2: NATURAL RESOURCES..........……..2-1 OBJECTIVES AND STRATEGIES………….... 5-4 INTRODUCTION………………………...........2-1 GEOLOGIC RESOURCES…………………….2-2 CHAPTER 6: INFRASTRUCTURE……………..…. 6-1 LANDFORMS ………………………...…… 2-2 INTRODUCTION.……………………………. 6-1 SOIL TYPES ……………………………… 2-2 COORDINATION AND TIMING …………..….6-2 HILLSIDES ………..…….……….............. 2-4 IMPLEMENTATION AND COSTS ………..…. 6-2 SCENIC OPEN SPACE …………….……… 2-4 SERVICE PROVIDERS………...………….... 6-2 GEOLOGIC HAZARDS …………….…….… 2-5 GENERAL OBJECTIVES AND STRATEGIES.... 6-3 IOLOGIC ESOURCES B R …………….……..…2-5 VEGETATION ……………………............... 2-5 6A: COMMUNITY FACILITIES…………………....6A-1 WETLANDS AND RIPARIAN HABITAT….2-5 TRANSPORTATION…………...……...........6A-1 GRASSLAND HABITAT ………………. 2-6 ROADWAYS …………..………………….6A-1 NOXIOUS WEEDS ……... …………… 2-7 TOOLS FOR MANAGING TRANSPORTATION HABITAT AND LINKAGE AREAS……..… 2-7 IMPACTS OF DEVELOPMENT………….. 6A-7 FISH AND WILDLIFE ……….………………. 2-8 TIMING AND FUNDING OF TRANSPORTATION MAMMALS ………....….. …………….2-8 IMPROVEMENTS ……………….……..... 6A-10 BIRDS …………………. …………… 2-9 NON-MOTORIZED (BICYCLE/PEDESTRIAN) FISH ………………………………… 2-9 FACILITIES ……………….….……… 6A-11 SPECIES OF SPECIAL CONCERN ……. 2-9 TRANSIT ……………….……..…….…. 6A-11 WATER RESOURCES………………............ 2-9 AIRPORT ………………….…...….…… 6A-12 SURFACE WATER ……………….............. 2-10 RAIL ………………..…….…….…........ 6A-14 CLARK FORK RIVER ……………… 2-10 URBAN TRANSPORTATION PLAN GRANT CREEK …………………… 2-10 RECOMMENDATIONS …………….….. 6A-14 OTHER DRAINAGES AND STREAMS . 2-11 PARKS, RECREATIONAL, AND IRRIGATION DITCHES ..................... 2-12 PEN PACE REAS A FLOOD HAZARDS ……………..………..… 2-12 O S A ………................ 6 -18 GROUNDWATER ………………………..… 2-13 PARKS ………………………………… 6A-18 WATER QUALITY ………….…………….... 2-14 COMMUNITY PARKS ……………. 6A-18 WATER QUALITY DISTRICT .…………….... 2-15 NEIGHBORHOOD PARKS ……...... 6A-18 VOLUNTARY NUTRIENT REDUCTION POCKET PARKS ………………… 6A-19 PROGRAM …………………………..… 2-15 OTHER TYPES OF PARKS …………….. 6A-20 PARK NEEDS ………………………….. 6A-21 AIR RESOURCES…………………...…….. 2-15 SPECIAL RESOURCE AREAS ................. 6A-23 OBJECTIVES AND STRATEGIES…………... 2-16 OPEN SPACE ...…………….....… 6A-23 RESOURCE PLANNING TOOLS ……….... 6A-23 CHAPTER 3: NEIGHBORHOOD…………...………3-1 CONSERVATION AND AGRICULTURAL INTRODUCTION….…………………...……. 3-1 EASEMENTS ………………..…. 6A-23 HISTORICAL AND TRANSFER OF DEVELOPMENT CULTURAL RESOURCES……................. 3-1 RIGHTS ……………………….. 6A-24 CURRENT DEVELOPMENT…….…….......... 3-3 CLUSTER LAND USE AND COMMUNITY CHARACTER…………………. 3-3 ZONING....................................... 6A-24 TRAIL SYSTEM ………………..………... 6A-25 NEIGHBORHOODS….………………........... 3-4 RIVER ACCESS ………………..……….. 6A-26 POTENTIAL NEIGHBORHOODS IN THE WYE GREEN INFRASTRUCTURE………..…….. 6A-26 ULLAN EST OMMUNITY M W C ……….….… 3-9 CULTURAL RESOURCES ……………..… 6A-26 OBJECTIVES AND STRATEGIES……........... 3-14 PARK DESIGN AND IMPROVEMENTS........ 6A-27 UTILITIES………………….…………..… 6A-28 CHAPTER 4: HOUSING………………………..... 4-1 SEWER…………………..…..……….... 6A-28 INTRODUCTION……….…………………….. 4-1 SEPTIC SYSTEMS ………………..…….. 6A-29 HOUSING DEMOGRAPHICS…...……............ 4-1 NATURAL GAS ………………..………... 6A-29 HOUSING STOCK …………………….......... 4-3 POWER …………………………..…….. 6A-29 HOUSING COSTS AND AFFORDABILITY…..... 4-6 PUBLIC WATER …………………..…….. 6A-30 WYE MULLAN WEST COMPREHENSIVE PLAN TABLE OF CONTENTS ADOPTED NOVEMBER 16, 2005 STORM WATER MANAGEMENT ……........ 6A-31 APPENDICES OBJECTIVES AND STRATEGIES…............ 6A-31 1.1 LIST OF ADDITIONAL RESOURCES 1.2 SUMMARY OF PLANNING PRINCIPLES 6B: COMMUNITY SERVICES……………...….… 6B-1 2.1 CONSERVATION DESIGN GUIDELINES EMERGENCY SERVICES……….….…....... 6B-1 2.2 SPECIES OF SPECIAL CONCERN FIRE ……………………………………. 6B-1 2.3 BASELINE SPECIES INVENTORY LAW ENFORCEMENT ……………………. 6B-3 2.4 GRANT CREEK RESTORATION PROJECT POST- AMBULANCE ……………………………. 6B-3 PROJECT PROPOSED FLOODPLAIN DISASTER & EMERGENCY SERVICES ….. 6B-4 3.1 HISTORICAL ACCOUNT SCHOOLS…………………………........... 6B-4 3.2 COMMUNITY DESIGN GUIDELINES HELLGATE SCHOOL DISTRICT NO. 4 ….. 6B-4 ESIDENTIAL EVELOPMENT UBDIVISIONS DESMET SCHOOL DISTRICT NO. 20 ….. 6B-5 4.1 R D /S FRENCHTOWN SCHOOL 5.1 GRAPHS OF EMPLOYMENT BY INDUSTRY DISTRICT NO. 40 …………………... 6B-6 6A-1 COLLECTOR ROADWAY RESOLUTION MISSOULA COUNTY PUBLIC SCHOOLS .. 6B-6 6A-2 TRANSPORTATION GUIDELINES MISSOULA COUNTY PUBLIC LIBRARIES ... 6B-6 OBJECTIVES AND STRATEGIES …........... 6B-6 MAPS PROPOSED LAND USE MAP CHAPTER 7: LAND USE TYPES………….……... 7-1 INTRODUCTION …………………...………. 7-1 INTRODUCTION OPEN AND RESOURCE AREAS ....………… 7-3 MAP 1-1: LOCATOR MAP FLOODWAY ……………..………………… 7-4 MAP 1-2: BASE MAP RURAL RESIDENTIAL ..……………………. 7-4 MAP 1-3: EXISTING LAND USE DESIGNATIONS SUBURBAN RESIDENTIAL ……..………….. 7-6 MAP 1-4A: ZONING CLUSTER ….…..………..…………........... 7-7 MAP 1-4B: ZONING URBAN RESIDENTIAL …………..….......... 7-10 MAP 1-5 COMPARISON OF ZONING TO MIXED USE ………………….……..……. 7-13 RECOMMENDED LAND USES NEIGHBORHOOD CENTER ..……………… 7-14 NATURAL RESOURCES CHAPTER COMMUNITY COMMERCIAL ..…………….. 7-16 MAP 2-1: LANDFORMS HIGHWAY/HEAVY COMMERCIAL………….. 7-17 MAP 2-2: AGRICULTURAL SOILS LIGHT INDUSTRIAL…………..………........ 7-18 MAP 2-3: SLOPES AND GEOLOGIC HAZARDS COMMERCIAL INDUSTRIAL………………… 7-19 MAP 2-4: RIPARIAN AREAS PUBLIC AND QUASI-PUBLIC………………. 7-20 MAP 2-5: POTENTIAL WILDLIFE HABITAT AND PARKS AND OPEN SPACE………………… 7-20 LINKAGES LAND USE OVERLAYS…………….………. 7-20 MAP 2-6: FEMA 100-YEAR FLOODPLAIN MAP 2-7: GRANT CREEK FLOOD HAZARDS CHAPTER 8: PLAN IMPLEMENTATION …........... 8-1 MAP 2-8 GROUNDWATER ELEVATIONS PLAN IMPLEMENTATION MATRIX .………… 8-3 NEIGHBORHOOD CHAPTER MAP 3-1: EXISTING DEVELOPMENT MAP 3-2: COMMUNITY ASSETS MAP 3-3: POTENTIAL NEIGHBORHOODS HOUSING CHAPTER MAP 4-1: PROGRESSION OF MAJOR HOUSING DEVELOPMENTS INFRASTRUCTURE CHAPTER MAP 6A-1: TRANSPORTATION SYSTEM MAP 6A-2: 2000 CAPACITY DEFICIENCIES MAP 6A-3: 2025 CAPACITY DEFICIENCIES & TRAFFIC VOLUMES MAP 6A-4: AIRPORT ENVIRONS MAP 6A-5: STREETSCAPE TYPES MAP 6A-6: POTENTIAL PARKS AND TRAILS MAP 6A-7: UTILITIES MAP 6A-8: POTENTIAL WYE BASIN SEWER DISTRICT MAP 6B-1: FIRE DISTRICTS AND SCHOOL DISTRICTS WYE MULLAN WEST COMPREHENSIVE AREA PLAN PREFACE PREFACE PURPOSE OF A COMPREHENSIVE PLAN Montana law has authorized County land use planning since 1975. In 1999, the State legislature shifted the emphasis of land use planning from the preparation of comprehensive plans to the creation of jurisdiction-wide growth policies. The law requires that each county adopt a Growth Policy as a basis for future land use decisions. The Growth Policy also encourages adoption of detailed plans for neighborhoods, regions, areas and specific issues. In practice, the most common use of the Growth Policy and its associated area or specific plans is as a guide for agency review of subdivisions, though no proposed subdivision can be denied based solely on compliance with the Growth Policy or area plans. A Growth Policy “provides a framework for articulating existing goals and policies and establishes the legal and philosophical foundation upon which future plans and regulations will be based.”1 In accordance, the Missoula County Office of Planning and Grants drafted a Growth Policy for Missoula County which was adopted in July of 2002. Montana Code Annotated Section 76-1-605 describes the purpose and uses of a Growth Policy and its amended regional land use plans. The Board of County Commissioners shall "be guided by and give consideration to the general policy and pattern of development set out in the growth policy in the: 1. authorization, construction, alteration, or abandonment of public ways, public places, public structures, or public utilities; 2. authorization, acceptance, or construction of water mains, sewers, connections, facilities, or utilities; 3. adoption of subdivision controls; and 4. adoption of zoning ordinances or resolutions." The Wye Mullan West Comprehensive Area Plan is a comprehensive area plan, in compliance with the broader 1998 Missoula Urban Comprehensive Plan and the 2002 Missoula County Growth Policy. Consulting the land use map and text of this plan provides educated guidance for how development should occur in the Wye Mullan West Comprehensive Area Plan over the next 20 years. 1 Missoula County Growth Policy. Missoula County (August 2002). PAGE i WYE MULLAN WEST COMPREHENSIVE AREA PLAN ACKNOWLEDGEMENTS ACKNOWLEDGEMENTS THIS PLANNING DOCUMENT OWES ITS FINAL FORM AND CONTENT TO THE FOLLOWING GROUPS AND INDIVIDUALS… The hundreds of citizens who provided information, opinions, historical facts and testimony. The WYE / MULLAN PLAN CITIZENS ADVISORY COMMITTEE, whose countless hours of personal efforts were invaluable. All City, County, State and Federal agencies as well as private organizations who assisted in the development of this document. MISSOULA CONSOLIDATED PLANNING BOARD Bill Borrie, Dan Bucks, Wayne Chamberlain, Tim Ibey, Laurie Jerin, Gerhard Knudsen, Chair Mike Kopitzke, Troy Kurth, Don MacArthur, Paul Sopko MISSOULA CITY COUNCIL MEMBERS Jerry