South Kalispell Urban Renewal Plan.Pdf
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SOUTH KALISPELL Urban Renewal Plan APRIL 2016 TABLE OF CONTENTS I. INTRODUCTION ...........................................................................1 Airport Alternatives ............................................................................24 A Plan and a Vision ..............................................................................1 Introduction ....................................................................................24 Description of District Boundaries .................................................1 Alternative 1 – Keep Airport As-Is ................................................26 Alternative 2 – Close the Airport .................................................30 Urban Renewal District ..................................................................1 Alternative 3 – FAA Compliant Airport in Current Alignment 34 Tax Increment Financing District (TIFD) .....................................1 Alternative 4 – Incorporation into an Airport Authority ........36 History of the Airport..........................................................................4 Alternative 5 – Privatize the Airport ............................................37 History of Prior Planning Efforts .....................................................4 Summary – Comparison of Alternatives ......................................38 1996 Airport Layout plan (ALP) ....................................................5 1996 Kalispell City Airport/Athletic Complex Redevelopment Plan 5 Endnotes Assumptions and Sources ............................................40 1999 Phase I Master Plan Airport Feasibility Study ..................5 IV. DEVELOPMENT RECOMMENDATIONS AND STRATEGIES ....42 2012 Final Master Plan ...................................................................5 Land Use Strategies ............................................................................42 II. SUMMARY OF PUBLIC PARTICIPATION ..............................7 Development Guidelines ..................................................................43 Meetings and Workshops .................................................................7 Improvement Projects and Opportunity Sites ..........................45 2015 Project Kick Off ......................................................................7 Airport Redevelopment Opportunity ..........................................59 Public Outreach Process ................................................................7 Tax Increment Financing ...................................................................63 Summary of Public Outreach from the 2012 .............................7 Tax Increment Financing Projects ................................................63 Project Website ..............................................................................8 Minimizing Hazards to Navigation ..............................................63 News and Media ..............................................................................8 Increasing Economic Development Opportunities .................64 Public Open Forums .......................................................................9 Financing Methods..............................................................................65 Comment Boards and Surveys ........................................................9 Tax Increment Financing ...............................................................65 Emerging Trends and Themes .........................................................11 Industrial Development Bonds .....................................................65 Summary .................................................................................................12 General Obligation Bonds .............................................................65 III. ANALYSIS OF OPTIONS .............................................................15 Private Financing ............................................................................65 Public/Private Partnerships ..........................................................65 Executive Summary.............................................................................15 State of Montana ...........................................................................65 Introduction ..........................................................................................16 Community Development Block Grants......................................65 Existing Conditions ............................................................................17 Federal Grant Administration .......................................................66 Prior Airport Studies.......................................................................17 Local Funding ..................................................................................66 Airport and Airfield Configuration ..............................................17 City/County Partnerships ..............................................................66 Airport Role ......................................................................................17 Brownfields ............................................................................................67 Other Area Airports ........................................................................18 Aviation Activity at the Airport ....................................................18 V. APPENDIX A ..................................................................................68 Traffic Patterns ................................................................................19 Airport Alternatives Detailed Financial Tables and Pro-Formas .68 Airport Constraints .........................................................................19 Alternative 3 as Previously Proposed ......................................................70 VI. APPENDIX B...................................................................................78 Improvement Project Planning Level Cost Estimates .............78 LIST OF FIGURES Figure 1: District Boundaries ............................................................................... iv Figure 43: Land Use Alternative 2 for Airport Closure ..................................... 61 Figure 2: Regional Context Map ......................................................................... 2 Figure 44: Concept for a New T-Hangar Complex ................................... 62 Figure 3: Public/Private Airport Lands and Flood Hazard Areas ................... 3 Figure 45: 1990 and 2015 Aerial Imagery .......................................................... 64 Figure 4: Planning Timeline ................................................................................. 4 Figure 46: Starbucks Brownfields Project........................................................... 67 Figure 5: Schedule of Public Outreach Events ................................................. 6 Figure A1: Alternative 3 Revenue and Expense Summary .............................. 71 Figure 6: Comparison Between 2012 and 2015 Public Comments ............... 7 Figure A2: Alternative 3 Comparison to Baseline ............................................. 71 Figure 7: Project Website Homepage ................................................................. 8 Figure A3: Alternative 3 Capital Costs and Resulting Revenues .................... 71 Figure 8: A Comment “Tag Cloud” ....................................................................... 9 Figure 9: Public Open House Flyer ..................................................................... 10 Figure 10: Example of an Informational Handout ............................................ 10 Figure 11: Public and Stakeholder Opinion on the Three Alternatives ......... 11 Figure 12: Recreational facilities.......................................................................... 13 Figure 13: Aviation and Non-aviation Development Opportunities ............. 14 Figure 14: Airport Development Alternatives Financial Summary ................ 17 Figure 15: Airport Financial History .................................................................... 25 Figure 16: Baseline Financial Projections ........................................................... 25 Figure 17: Existing Airport Capital Improvement Plan .................................... 26 Figure 18: Alternative 1 Capital Costs and Resulting Revenue ...................... 27 Figure 19: Alternative 1 Revenue and Expense Summary ............................... 27 Figure 20: Alternative 1 Comparison to Baseline.............................................. 29 Figure 21: Alternative 2 Capital Costs and Resulting Revenues ..................... 32 Figure 22: Alternative 2 Revenue and Expense Summary ............................... 32 Figure 23: Alternative 2 Comparison to Baseline.............................................. 32 Figure 24: Airport Management Structure Comparison ................................. 36 Figure 25: Alternative Summary .......................................................................... 38 Figure 26: Baseline and Alternative Returns on Investment........................... 39 Figure 27: Existing Land Use Map ........................................................................ 41 Figure 28: Improvements Projects and Opportunity Sites Table ................... 45 Figure 29: Improvements Projects and Opportunity Sites Map ..................... 46 Figure 30: Cemetery Road Improvement Concept ........................................... 47 Figure 31: New Elementary School Concept