A development group has submitted an application to Missoula County for a large 225-lot subdivision, consisting of over 445 housing units, located west of town near the Wye.
The application for Grass Valley Gardens proposes the subdivision of 187 acres of currently vacant grazing land at 9029 Highway 10 W., just west of Deschamps Lane. With housing prices rising due to buyer demand, much of Missoula’s recent growth has been in the area west of town. Of the 225 lots, approximately 218 will be residential and the remainder will be commercial. The development will be carried out in four phases, encompassing 41 single-family homes, 33 residential cottages, 52 townhomes, 35 four-plex buildings, 12 two-plex apartment buildings, 85 duplexes, 20 “residential garden units,” as well as large multifamily buildings with 126 apartments and small multifamily buildings with 42 units. The master plan includes a total of 13 phases in the long term.
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The application notes, “In total, this phase consists of 445 residential units.” It also includes a 2,000-square-foot sales office building and 25,000 square feet of retail commercial space. The proposed housing types range from single-family homes to multi-family units, catering to market-rate housing. The dwellings are estimated to cost around $475,000, with monthly rents averaging $1,800. Grass Valley Holdings LLC, the developers, aim to complete the subdivision by 2032.
The lead developer is Matt Mellott of Missoula, partnering with a few investors. Mellott’s firm, GroundSpeed Concepts, LLC, was responsible for the Amazon warehouse near the Wye.
Mellott explained, “We’ve been working on it for about three years. The idea stemmed from the fact that I live about a mile from the site and it’s a 20-minute drive to the nearest grocery store. I’ve noticed a lot of new housing developments in the area, and there are many people like me making similar long drives for basic needs like groceries and work.” The development will feature a farm and a “town center” with various businesses to reduce the need for frequent trips.
The developers emphasize the need for affordable housing options, targeting “starter homes” priced at five times or less than the median household income in the area. With Missoula projected to require 8,000 more residential units by 2040, this large-scale project aims to bridge the gap in housing availability. WGM Group of Missoula has been hired to prepare the application.
“The Grass Valley Gardens subdivision is envisioned as a master planned agri-hood development, emphasizing the connection to a permaculture community and reducing vehicle dependency by providing local amenities within walking distance,” the application details. “The development’s common areas will accommodate diverse farm scales and agricultural activities, fostering a community closely integrated with food production.”
Despite the agricultural focus, the site faces challenges such as nonnative weed infestation and lack of riparian vegetation or wetland areas. The development’s first stage is expected to add 4,390 daily vehicle trips, prompting road improvements in the area. Approximately 17 acres will be dedicated as common areas.
The proposed Planned Unit Development Subdivision would provide flexibility in design requirements, allowing for variations related to block length, roads, and pedestrian walkways. This approach aims to cluster development according to the site’s natural features and offer recreational spaces and trails. The development also promotes a mix of land uses to reduce infrastructure costs.
The developers are planning to implement their on-site sewer treatment system. The project falls within the Wye 2 Targeted Economic Development District, making it eligible for Tax Increment Financing to fund infrastructure projects within the district.
Grass Valley Holdings, LLC has set up a public website for the project, outlining the emphasis on a town center to minimize vehicle travel, enhance community life, and integrate commercial expansions for convenience.
The property is currently owned by Robert and Linda Cummins, who have a buy/sell agreement with Grass Valley Holdings, LLC. The developers will present their plans to the city/county planning board in July.
David Erickson is the business reporter for the Missoulian.Â
