A.

Districts

1.

List
The city's business and commercial zoning districts are listed below. When this zoning ordinance refers to "business," "B," "commercial" or "C" zoning districts, it is referring to these districts.

2.

Deciphering the District Names and Map Symbols
The B and C district names and map symbols shown above provide only a general, relative indication of the types and scale of uses allowed within respective B and C districts. On the zoning map these districts include at least one other essential information component: an intensity designator, which is identified by a dash and a numeral following the initial letter-number combination, as in B2-2 (B2 dash 2). The intensity designator establishes the allowable intensity of development and applicable parcel and building standards.

B.

Purposes
Missoula's business and commercial zoning districts are primarily intended to accommodate and promote neighborhood and community-serving business and commercial uses (e.g., retail, service, office), as well as mixed-use development consisting of business uses and residential uses in the same building or on the same site. Encouraging true mixed-use development can help reduce vehicle travel demand and provide increased housing choice and transit-oriented densities.

(Ord. 3586, 2016; Ord. 3439, 2010; Ord. 3410, 2009)

A.

Use Table
Uses are allowed in B and C zoning districts in accordance with Table 20.10-1, below.

B.

Use Classification System
For the purpose of this zoning ordinance, uses are classified into "use groups," "use categories," and "specific use types." These are described and defined in Chapter 20.105. Uses are identified in the first column of Table 20.10-1.

C.

Permitted Uses
Uses identified with a "P" in Table 20.10-1 are permitted as-of-right in the subject zoning district, subject to compliance with any use standards identified in the final column of the table and all other applicable standards of this zoning ordinance.

D.

Conditional Uses
Uses identified with a "C" in Table 20.10-1 may be allowed if reviewed and approved in accordance with the conditional use procedures of 20.85.070. Conditional uses are subject to compliance with any use standards identified in the final column of the table and all other applicable standards of this zoning ordinance.

E.

Prohibited Uses
Uses identified with a "-" are expressly prohibited.

F.

Use Standards
The "use standards" column of Table 20.10-1 identifies use-specific standards that apply to some uses. Unless otherwise expressly stated, compliance with such standards is required regardless of whether the use is permitted as-of-right or requires conditional use approval.

Table 20.10-1 Uses Allowed in Business and Commercial Districts

(Ord. 3769, 2025; Ord. 3736, 2024; Ord. 3733, 2024; Ord. 3723, 2023; Ord. 3705, 2022; Ord. 3689, 2021; Ord. 3609, 2018; Ord. 3586, 2016; Ord. 3583, 2016; Ord. 3559, 2015; Ord. 3549, 2015; Ord. 3519, 2014; Ord. 3511, 2013; Ord. 3471, 2011; Ord. 3439, 2010; Ord. 3410, 2009)

Note— Interim provisions of Ord. 3769 expire March 24, 2026.

Mixed-use buildings, vertical mixed-use buildings and the types of residential buildings permitted in the RM1 district (See 20.05.030) are permitted as-of-right.

(Ord. 3471, 2011)

A.

General
This section establishes basic parcel and building standards for all development in B and C districts. The standards that apply vary according to the intensity designator that is attached to the zoning map symbol. These intensity designators are identified by the numeral following the dash (-) in the district name, as in "B1-2" (B1 dash 2).

B.

Basic Standards
All residential and nonresidential development in B and C districts must comply with the parcel and building standards of Table 20.10-2, except as otherwise expressly provided. General exceptions to parcel and building standards and rules for measuring compliance can be found in Chapter 20.110.

Table 20.10-2 Parceland Building Standards (B and C Districts)

Notes to Table 20.10-2

[1] Front and street side setbacks are required only when a B- or C-zoned parcel abuts an R-zoned parcel with frontage on the same street. In such cases, the B- or C-zoned parcel must match the actual front or street side setback of the building that exists on the abutting R-zoned parcel, but no greater than the required setback for the abutting R-zoned parcel, or if no building exists on the abutting R-zoned parcel, the B- or C-zoned parcel must provide at least 50% of the front setback that applies to the abutting R-zoned parcel.

[2] Interior side setbacks are required only when a B- or C-zoned parcel abuts an R-zoned parcel. In such cases, the B- or C-zoned parcel must provide the same interior side setback as required for the abutting R-zoned parcel.

[3) For parcels abutting R districts that have a maximum allowed building height of 35 feet or less, the maximum building height at the point of the required minimum setback line is 35 feet. Height may be increased above 35 feet by up to one foot (vertical) for each 6 inches of buildingsetback or upper floor step-back.

[4] Minimum district size is 40,000 square feet.

[5] Area per unit calculation may include a density bonus up to 20%, as shown in the table above, when a project meets the criteria in Section 20.05.040.C. Different area per unit calculations apply for lower density bonuses.

[6] When the area per unit calculation for the subject parcel is at least 95% of what would be required for one more unit than the calculation allows, that additional unit is permitted.

(Ord. 3735, 2024; Ord. 3586, 2016; Ord. 3471, 2011; Ord. 3483, 2012; Ord. 3439, 2010; Ord. 3410, 2009)

A.

Enterprise Commercial Uses
Enterprise commercial uses are prohibited in B zoning districts. Enterprise commercial uses in C districts are subject to the standards of Section 20.40.050.

B.

Floodplain Setbacksfor CBD District
Within the CBD zoning district, no building may be located within 50 feet of the 100-year floodplain. This minimum floodplain setback area may contain pedestrian plazas, walkways, bikeways and other pedestrian-oriented facilities, but it may not be used for parking lots, driveways or other vehicular uses.

C.

Indoor/Outdoor Operations

1.

B and CBD Districts
All allowed office, business, service and commercial activities in B zoning districts and the CBD district must be conducted within completely enclosed buildings unless otherwise expressly stated. This requirement does not apply to off-street parking or loading areas, automated teller machines, outdoor dining areas or any drive-through facilities allowed in such districts. It is also not intended to prohibit the outdoor display of plants, flowers, produce or similar goods intended for retail sale when such outdoor display areas do not exceed 800 square feet in area.

2.

C Districts
Outdoor storage and display is allowed in C districts, subject to the buffer and screening standards of Chapter 20.65.

(Ord. 3471, 2011; Ord. 3439, 2010; Ord. 3410, 2009)

Uses and development in B and C districts may be subject to other provisions of this zoning ordinance, including the following:

A.

Overlay Districts
See Chapter 20.25.

B.

Use and Building Specific Standards
See Chapter 20.40.

C.

Accessory Usesand Structures
See Chapter 20.45.

D.

Natural Resource Protection
See Chapter 20.50.

E.

Parking and Access
See Chapter 20.60.

F.

Landscaping
See Chapter 20.65.

G.

Signs
See Chapter 20.75.

H.

Nonconformities
See Chapter 20.80.

(Ord. 3648, 2019; Ord. 3471, 2011; Ord. 3439, 2010; Ord. 3410, 2009)