GVG is located near the intersection of Deschamps Lane and Highway 10, one mile west of the US-93 and I-90 interchange at the Wye.
A municipal-scale, regional water system for the Wye is currently in planning. This system would provide domestic and fire-flow water service for GVG and the wider area south of I-90.
The expected price range for homes for sale in GVG is from $340,000 and up. We target the $340,000 figure (as of Summer 2024) intentionally. The Median Household Income for Missoula County in 2022 was approximately $68,210 (the most recent year for which data is available). Nationwide, over the past 70 years, a home price that is approximately 5x the median household income was considered attainable by the typical, entry-level homebuyer.
At GVG, our goal is to deliver homes for sale that the typical household size (2.3 people) needs at prices the typical household income can afford. This price point will shift as median household income increases over time. Using this measure provides a housing attainability measure that is independent of interest rate fluctuations.
A 2 bedroom, 2 bath cottage on a small lot is the entry-level, attainable option for homebuyers missing in the Missoula market. However, in addition to cottages, we have plans for a wide variety of housing types (and price points) to accommodate people in various stages of their lives. GVG will have both for-sale and for-rent options.
Yes, GVG is located within the Frenchtown School District.
There are two strategies designed into GVG that will help the Frenchtown School District accommodate more students in the future.
The first is by donating land in the development (in Phase 6 of the master plan) to Frenchtown School District to construct a future school. This will allow FSD to have a hub within the community to serve area residents (not just GVG residents).
The second is through a design and construction philosophy that emphasizes taxable value per acre as opposed to low-value development (i.e., sprawl). A key financial sustainability measure for school districts and municipalities is whether or not a new development generates more tax revenue per acre than it costs to maintain infrastructure (roads, sewer, sidewalks, lighting, landscaping, etc.) and pay for services (fire, police, etc.). By increasing the number of homes and commercial spaces that can comfortably be accommodated on each acre of land, the tax value of each street goes up. This tax revenue supports infrastructure, schools, police, and firefighters.
However, generating enough tax value for current expenses is not adequate. To be financially sustainable in the long term, tax revenue must exceed current expenses so that funds can be held in reserve for the future replacement of roads, sewer systems, water tanks, school buildings, etc.
GVG's taxable value per acre target is 25% above what is currently in place in the immediate vicinity of the Wye. This surplus tax revenue generated by homes, shops and businesses in Grass Valley Gardens will help subsidize lower tax-value developments elsewhere in the County. It will also help fund reserves for the future replacement of key infrastructure at the Wye.
An agrihood is a neighborhood built around an agricultural centerpoint. There are dozens of examples of successful agrihoods around the country. Agritopia, in Chandler, Arizona, served as a reference point for the design of Grass Valley Gardens.
An agrihood makes food production, farmer's markets, and restaurants a community focal point. It allows neighborhood residents to see and experience where their food comes from and know the small-scale farmers behind it all. It also provides entrepreneurial avenues for residents in the farming, food preparation and hospitality fields.
The GVG agricultural area will focus on permaculture design and implementation. Permaculture is a method of agricultural production that emphasizes the use of perennial plants (such as trees, shrubs, and bulbs), small earthworks, and rotationally grazed animals to build soil fertility. As soil fertility grows, the land produces more food per acre. Annual crops often augment agricultural production as the soil becomes more fertile over time. Herbicides, pesticides and fertilizer uses are either prohibited outright or severely restricted. Paddocks (small fenced and cross fenced areas) will be used to contain and rotate small livestock (sheep, goats, etc) through the farm. In addition, permaculture farms create a 'landscape quilt' of varied foliage, fences and paths that are aesthetically pleasing.
Each element (perennial plants, animals, and earthworks) is critical to creating closed-loop, sustainable food systems.
With Missoula County's population having grown over 80% since 1975 and anticipated similar growth in the coming years, infrastructure development is crucial. GVG aligns with county efforts to enhance infrastructure, including roads, water, and sewer systems, to support new housing and job centers. Investments in intersection improvements, water, wastewater and stormwater systems are being, planned in collaboration with county objectives.
GVG addresses urban sprawl and infrastructure concerns by integrating smart growth and sustainability into its core philosophy. Acknowledging inevitable growth in the west Missoula Valley, the project promotes a self-sustaining community model to counteract sprawl. It does this by emphasizing medium-density housing, walkability, mixed-use development and tax-value-per-acre generation that supports infrastructure. The GVG master plan aligns with Missoula County's long-range plans as set forth in the 2019 Missoula Area Land Use Element. This approach aims to create a balanced, lively community that is multi-generational.
GVG is closely aligned with the job growth dynamics of the Wye area, which is rapidly establishing itself as a significant employment hub in Missoula. Approximately 1,550 jobs are within a five-minute drive of the Grass Valley Gardens subdivision. This number is expected to increase as new employers plan facilities in the Wye area. This growth includes sectors such as manufacturing and green-collar industries. A diverse employment base builds resilience into the Missoula community's economy.
However, creating new jobs without attainable housing options for the people who would fill them is an exercise in futility (and runaway housing costs). Job centers must be paired with town centers and abundant housing options. Grass Valley Gardens does this by creating a food, shopping and recreational activities within a reasonable walking, biking or driving distance of the growing Wye job center.
GVG is intentionally designed to address traffic concerns and reduce vehicle miles traveled (VMT) by building a place where essential amenities and job opportunities are within easy reach. The development handles car traffic like it manages stormwater: by slowing it down and infiltrating it into the ground as close to its origination point as possible. When jobs and key shopping needs (grocery, hardware, basic medical, personal services) are within walking distance, biking distance or a short drive, it eliminates multiple 10-15 mile trips into Missoula and back. When added up over thousands of residents already living at the Wye, a well-planned town center like GVG helps to calm traffic congestion.
Inside of the GVG development, streets are designed to be driven at 20 miles per hour or less. This is done through street layouts that create visual constraints on drivers, naturally resulting in slower driving speeds. Elements such as raised crosswalks, bulbed intersections, street trees, and street parking all help to slow traffic down naturally. Attempting to control traffic speed solely through speed limit signage has been shown repeatedly to fail and result in tragedy. To create streets that the neighborhood's children feel secure walking on, we emphasize street design rather than relying solely on signage to slow car traffic down to safe speeds.
Grass Valley Gardens is designed to address Missoula's severe housing shortage by offering various approachable housing options, from single-family homes to apartments and townhomes. This variety aims to meet the community's needs. The development's approach aligns with the 2024 Missoula County Housing and Development Survey findings. This survey highlighted the community's priorities for improving infrastructure, increasing the supply of affordable housing, and diversifying home types to cater to a broad demographic.
Grass Valley Gardens will include extensive community gardens, trails, and green spaces. A key design principle is emphasizing a connection with nature and promoting an active and healthy lifestyle for its residents. The development's 'agrihood' concept—centering on sustainable agriculture and community farming at the center of the development—further enriches the living experience.
The planned trail system will allow residents of all ages to safely travel the length and width of the neighborhood with little to no encounters with motorized traffic.
Numerous parks and open spaces reside in some of the best spots in the development. They have been designed for the use and enjoyment of all residents.
As the Wye area and Grass Valley evolve, considerations for neighboring communities like Frenchtown are important. The development aims to complement the existing fabric of the area, with a focus on sustainable growth that respects the needs and character of nearby towns. Though Frenchtown is a 10 min drive at highway speeds from GVG, both areas will be neighbors in the West Valley.
The driving idea behind GVG as a town center is that it will help absorb a significant portion of the population growth anticipated in Missoula County over the next 20 years. Using 'gentle density' building styles will provide high-quality places for residents to live without consuming large swaths of open space in the West Missoula Valley through low-density sprawl.
The development team is committed to incorporating public input and fostering community engagement. This approach ensures that Grass Valley reflects the values, needs, and aspirations of the Missoula community, fostering a sense of ownership and belonging among residents and stakeholders. By prioritizing respectful dialogue and collaboration amongst neighbors, GVG aims to improve quality of life for everyone living in the West Valley.
We anticipate that it will taken 20 years or more to completely build out the Grass Valley Gardens neighborhood.
Please let us know that you are interested by going to our Updates section and signing up.
We’re looking for food entrepreneurs of all stripes for our "Farm Haul" food-hall. Over 12 restaurant stations are planned, ranging from a coffee shop, bakery, breakfast place, tacos, burgers, wood-fired pizza, and or whatever great food idea you have.
Food truck plug-ins will also be available outside the Farm Haul.
The Farm Haul will feature comfortable, shared seating. In a later phase, a separate prep kitchen and large cold storage will be available for food station operators. The Farm Haul will be a community gathering spot with live music, community events, and an indoor farmer's market during the cold season. If you have a food-based business idea, we want to hear about it and see how we can support your vision.
Let us know that you are interested here.
We're also looking for butchers, bakers and candlestick makers (and any other business idea you have) for GVG's shops and retail section. Small business entrpreneurs make the world go 'round. GVG wants you here. If you have a business, or would like to start one, get in touch with us here.
Sign up for updates here. As approval timelines firm up, we will keep you informed about what housing options will be available at Grass Valley Gardens.
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YES! A community garden are and 4-H center are planned for Grass Valley Gardens. Gardening plots will be available for neighborhood residents. In later phases, a 4-H center with a barn, stalls, and paddocks are planned so that any middle or high school-aged child in the development can interact with and learn about the proper care of animals.
No! The open space at the center of the devleopment will be protected by a conservation easement in perpetuity.
Yes. Simple but beautiful architecture improves people's sense of happiness with their environment. Good architecture helps build the sense of Place that everyone desires and identifies with inherently.
GVG's design criteria will center around traditional architectural styles with modern materials. Homes and commercial buildings will emphasize symmetry, proportionality and human scale. Cape Cods, Colonials, Tudors and 'Symmetrical Scandinavian' architectural styles, along with modern material types, will characterize the residential buildings. The prevailing design characteristic will be European, Old Town style buildings in the main commercial and mixed-use areas. These architecture types create familiar, comfortable spaces that encourage social interaction, community gathering spots and pride of place. Bauhaus and boxy, disproportionate modern styles will be discouraged.
Our goal is to gently guide the overall look and feel of the neighborhood without being overly restrictive. When owners, builders, and architects can use their creativity inside of moderate design parameters, neighborhoods tend to 'pop' with visual interest and sense of place.
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