3. Daley FieldDaley Field Offering Document
Summary of Important Facts
• Property Identification
• Location
• Neighborhood
• Site Description, Shape and Size
• Record Owner
• Access and Streets
• Visibility & Traffic
• Topography
• Soils
• Utilities
* Sanitary Sewer
* Water
• Electrical Service
* Telephone Service
* Natural Gas
* Storm Drain
Zoning
Tax Information and Assessment
Density and Height Considerations
Suggested Sales Price
Selection - Determination of Fair Value
Leasing Potential:
With regard to leasing potential, we investigated ground leases around the State of Montana as
well as parts of Idaho and eastern Washington. The following is a tabulation of findings.
IDENTIFICATION
$/SQ FT / YEAR RANGE
Billings
$0.06 to $0.17
Bozeman
$0.05 to $0.20
Great Falls
$0.035 to $0.05
Helena
$0.055 to $0.11
Kalispell
$0.065 to $0.10.
Missoula
$0.075 to $0.13
Sidney
$0.04
McCall, Idaho
$0.05
Boise. Idaho
$0.035 to $0.07
Spokane, Washington
$0.10 to $0.117
The Montana locations were surveyed by the Montana Department of Aeronautics in 1994, with
data supplied by airport managers. The ranges of lease were reported to deal with "unimproved"
and "improved" sites, with improved noted as being served with utilities. The Idaho lease data
was obtained from an appraiser in Boise and reflects 1993 data. The Spokane information came
from an appraiser in Spokane, and reflects data from 1989 through 1993. Also included in the
Spokane information was a schedule noting changes in a 35 year lease beginning 1-1-93.
Lease Escalation Schedule - Spokane
1-1-93 to
12-31-02
at
$0.10/sf/yr
1-1-03 to
12-31-07
at
$0.115/sf/yr
1-1-08 to
12-31-12
at
$0.13/sf/yr
1-1-13 to
12-31-17
at
$0.15/sf/yr
1-1-18 to
12-31-22
at
$0.17/sf/yr
1-1-23 to
12-31-27
at
$0.195/sf/yr
Roger D. Jacobson, MAI
Real Estate Appraiser & Consultant
Lease Analysis - City Airport Lands 1001 South Main
7/10/95 Kalispell, Montana 59901
4 (406) 752-6000
Fax (406) 752-6001
Additional detailed lease data was obtained regarding two leased sites in Missoula. The first is
a 16,996 square foot site leased for hangar use, with the lease beginning 5-27-87 and running
for 20 years, at $0.075/sf for the first 10 years, $0.10/sf/yr for the next 5 years and $0.13/sf/yr
for the last 5 years. The lease date indicates that the $0.075/sf/yr will be in effect until 5196,
changing 6/96 to $0.10/sf/yr. The lessor is the Missoula County Airport Authority and the
lessees are R. D. Kembel and T. G. Stevens. A six bay hangar was constructed on the site.
The second lease is from Missoula County Airport Authority to Minuteman Aviation, and
involves 12.63 acres. The lease began 6-1-88 and runs for 25 years. The lease rate through
6/90 was $0.05/sf/yr, from 7-90 through 6-95 is $0.075/sf/yr, from 7-95 through 6-00 will be
$0.10/sf/yr and for the remaining 13 years is $0.13/sf/yr.
The lease data in general reflects a fairly narrow range of economic lease potential, with
variations apparently due to the location and size of the main airport facility and possibly the
size of the site, although the Minuteman Aviation lease involves a large site (12.63 acres) and
reflects prices similar to the small leases. The manager at Glacier Park International Airport
also stated that the size of the site was not a determining factor in lease rate, with large sites
leasing at the same rate as small sites. Lesser demand locations such as Sydney, Montana reflect
the lowest prices, with the highest rates in Billings and Bozeman. Glacier International Airport
is currently quoting $0.12/sf/yr for new leases. The Kalispell City Airport is not a major airport
facility, hence uses such as a Federal Express or UPS facility are not likely. On the other hand
the Kalispell City Airport is extremely well located with respect to many businesses on the south
edge of Kalispell, and particularly the Outlaw Inn Convention Center. There also appears to be
good demand for hangar space and a potential for increasing commercial/industrial demand in
the vicinity of the City Airport with pending redevelopment of the ballfield areas on the east side
of the runway and the current development of one large site with a 24,000 square foot farm and
ranch supply store. It is our opinion thus that land leases in the vicinity of the Kalispell City
Airport should fall within the $0.075 to $0.10/sf/yr range, depending on the nature of the
individual lease arrangement.
The subject site does include one area with substantial frontage on Airport Road, where a large
number of trailers are currently displayed "for sale". That area is considered superior to the
general hangar development area, with potential for lease rates in the upper portion of the noted
range, perhaps as high as the $0.17 to $0.20/sf/yr noted in the Billings and Bozeman areas.
The potential for leasing to someone for construction other than that which would be related to
the city airport was examined. Assuming a ground lease at the lower end of the proposed range,
$0.075/sf/yr, a one acre parcel would have a lease amount of 43,560 X $0.075 or $3,267/yr.
At a 10% capitalization rate this would suggest a site value of $32,670. This would compare
with a 1.06 acre industrial site sale at $32,500. The implication is that there is little if any
incentive to a lessee to lease rather than purchase, unless he could invest the capital at a return
of more than 10%. In addition an owner would have the benefits of any increase in value with
Lease Analysis - City Airport Lands
7/10/95
5
the ownership, whereas on the lease he would likely be faced with increased lease payment in
later years. The potential for Ieasing other than for airport related uses thus appears minimal.
It is recommended that an overall plan be developed for the available area, identifying various
potential usable sites for hangars and related uses. Reproductions of available maps and surveys
which identify the subject area are attached.
Sincerely,
J
E2oizer D. Jacobsot , MAI
D. Atkinson
rdj
Lease Analysis - City Airport Lands
7/10/95
6
i 1
AERPORT FUND
REVENUE PROJECTION
BUDGET
ACTUAL
MANAGER'S
FY96/97
FY96/97
FY97/98
Sale of Land
$2,011,061
$0
Haven Field
$37,000
$699,729
Daley Field
$1,360,000
Loan
$32,978
$530,000
Due to other funds
$268,995
($32,978)
FAA Grant
$90,000
Mt. Aeronautics Grant
$5,000
Purchase contract
$75,000
Total Available $2,280,056 $69,978 $2,726,751
EXPENDITURE PROJECTION
CAPITAL IMPROVEMENTS
Capitallmprovements $2,280,056 $69,978 $2,630,972
Cash Carry Over $0 $0 $95,779
This budget anticipates several large changes in City operations. The sale of Haven and Daley
Fields, the Masterplan completions, the improvements to the new ball field complex and the
potential improvements to the airport. Please note that this budget reflects 15.39% increase in
costs.
CITY OF KALISPELL
100
FUND: AIRPORT TAX INCREMENT 2185... DEPT.000, FUNCTION I
Airport
Ballfields
Traffic Control
Debt Service
ACTUAL BUDGET MANAGER'S
ACCOUNT FY96/97 FY96/97 FY97/98
$0 $1,189,661 $1,537,547
STATEMENT OF FUNCTION:
$68,252 $909,995 $945,377
$0 $110,000 $110,000
$1,726 $70,400 $38,048
$69,978 $2,280,056 $2,630,972
This proposed budget is based on a B-1 standard airport and does not include capital
improvement costs for the airport. These costs are not included in this budget year
because the City will not complete any capital improvements to the airport until after the
airport study is completed. The study could take up to 18 months to finish. The costs that
are included in this budget are land acquisition costs, planning and surveying costs and the
capital improvement costs for the ballfields. These are costs that could realistically be
expected to be spent this year. Additional costs for capital improvements to the airport
will come out of future budgets.
CITY OF KALISPELL
101
FUTURE SIGNALIZED INTERSECTIONS
d
9
FUTURE ACCESS
3RD AVENUE EAST
APO jP/ /
ROADWAY TO BE
DISCONTINUED
FUTURE
SIGNALIZED
INTERSECTION
/
Js \
°-� SUBJECT
PROPERTY \
15.651 ACRES
FUTURE
SIGNALIZED
INTERSECTION
SCALE \
1'=200'
/
/
THE INFORMA11ON CONTAINED HEREON
IS OF A GENERAL NATURE AND IS NOT /�Ps
INTENDED FOR DESIGN OR CONSTRUCTION
PURPOSES.
i
12A, 12AA, 12 E013766 FLATHEAD COUNTY
12C E013750 FLATHEAD COUNTY
TOTAL ACREAGE
SECTION V
IMPLEMENTATION OF THE NEIGHBORHOOD PLAN
24.71
2.11
165.4
The following is a summary of (i) the goals, strategies and recommendations of the
Kalispell City Airport Neighborhood Plan, (ii) the costs associated with implementation
of the PLAN, and (iii) a recommended schedule with priorities for the capital
improvements called for in the PLAN.
GOALS:
• TO MINIMIZE HAZARDS TO NAVIGATION
• TO DEVELOP THE AIRPORT IN ACCORDANCE WITH AN AIRPORT
LAYOUT PLAN
• TO INCREASE DEVELOPMENT OPPORTUNITIES ON NEARBY PROPERTIES
• TO PROMOTE COMPATIBLE LAND USES IN AND AROUND THE AIRPORT
• TO ESTABLISH FUNDING MECHANISMS FOR AIRPORT OPERATIONS
• TO ESTABLISH A PRIORITY SCHEDULE FOR PLAN IMPLEMENTATION
Strategy: Cost
• Extend runway to the south to obtain length of 4,700 feet,
maintaining a 60' width
• Extend single taxiway to parallel extended runway
• Increase taxiway width to a minimum of 24 feet
• Increase load bearing capacity of runway
Land acquisition, excavation and pavement: $530,396.00
Strategy:
• Remove objects within Runway Protection Zone (RPZ) and purchase private
property located within RPZ.
Acquire two (2) private properties
Remove objects within RPZ
$180,000.00
$15,000.00
The "Kalispell City"
DATE: January 23, 1996 11 Airport/Athletic Complex
Redevelopment Plan
Analysis
Strategy:
• Strobe the KGEZ radio towers
Strategy:
• Install PAPI navigation system
• Install new runway and taxiway lighting system
• Install perimeter fence
TOTAL COST OF IMPROVEMENTS IDENTIFIED IN PLAN:
$ 3, 400.00
$271,200.00
$1,000,896.00
The PLAN designates both short 0 to 5 years) and long-term (5 to 15 years) priorities
for capital improvements at the Airport.
SHORT-TERM PRIORITIES of the PLAN (and the associated costs) are as follows:
• Attempt to purchase or gain the closure of the private road
located within the threshold surface of Runway 31. $18,081.00
• Fence the perimeter of the designated boundaries of
the Airport. $136,200.00
• Purchase or trade for land to permit the extension of
Runway 31. $345,396.00
• Install a PAPI navigational system on Runway 13. $15,000.00
• Install strobe lights on the FM towers south of the City. $3,400.00
• Improve the wiring system of the runway lights.
(There has been no estimate done for just improving
the existing wiring.) $120,000.00
TOTAL SHORT-TERM IMPROVEMENTS (INCL. LIGHTING SYSTEM: $638.077.00
DATE: January 23, 1996 12
LONG-TERM PRIORITIES and their costs:
• Pave apron areas in area of FBOs for base and itinerant planes.
Cost: Unknown and dependent upon ultimate airport design and need.
Asphalt paving currently costs in the neighborhood of
$1.50/square foot.
• Resurface the runway to comply with the load bearing
requirements for planes weighing up to 12,500 pounds.
• Relocate or widen taxiways to 24' as necessary to comply
with the runway to taxiway separation distances.
• Extend the runway 700 + feet to the southeast to extend
runway to overall length of 4700' as called for in the PLAN
and remove all objects in the protection zone.
• Replace the runway lighting system (included in short-term
priorities)
• Extend a single parallel taxiway along the entire length of
the extended runway
TOTAL LONG-TERM IMPROVEMENTS (W/O LIGHTING SYSTEM):
SECTION VI
"AIRPORT OVERLAY ZONE"
$55,000.00
$13,000.00
$350,396.00
[$120,000.001
$25,000.00
$443,396.00
The PLAN also discusses the application of zoning regulations, in the form of an
"airport overlay zone," as a means of promoting compatible land uses in and around
the Airport.
The PLAN recommends that this overlay be applied to "private properties situated
adjacent to or within the designated boundaries of the Kalispell Airport and to those
properties influenced by the proposed transitional or threshold surfaces or by the
Runway Protection Zone (RPZ)."
According to Section 67-6-201 MCA, the City of Kalispell, because it owns and
controls the Airport, can and is obligated to control the airport hazard area even if the
hazard area is located outside the City. The City may, by ordinance or resolution duly
DATE: January 23, 1996 13
adopted, create a joint airport zoning board. The board shall have the same power to
adopt, administer, and enforce airport zoning regulations applicable to the airport
hazard area.
The statute further states that if in the judgement of the (city), the (county) within
which is located an airport hazard area appertaining to that airport has failed to adopt
or enforce reasonably adequate airport zoning regulations for such area and if (the
county) has refused to join in creating a joint airport zoning board as authorized, and
the (city) owning or controlling the airport may itself adopt, administer and enforce
airport zoning regulations for the airport hazard area in question.
All or a portion of five (5) pieces of private property would have to be purchased to
implement the Neighborhood PLAN and protect the interests of the City at the south
end of the existing runway. The purchase of these properties would enable
the runway to be extended to an overall length of 4700 feet and would accommodate
the extension and widening of a parallel taxiway as is called for in the PLAN. Rather
than simply purchasing a 200-foot-wide swath of land to accommodate these
improvements, it is being recommended that the City purchase all property shown on
Exhibit 1 . Not only will this eliminate virtually useless (useless to the current owners)
remainder parcels, it will afford the City the opportunity to provide the Airport with
additional property that could be used for storage and maintenance buildings and/or
snow storage. It is also recommended that the property be annexed into the City
upon purchase and given a P-1. Public zoning designation.
As is indicated on Table 1 (located at the end of this section), the properties in
question total approximately 6.44 acres (280,810 sq feet) of land. There are, at this
time, five separate property owners involved. Each of the five owners' holdings are
described below, as is a description of the City's needs on a property -by -property
basis.
PRIVATE PARCEL 1
Tract 6D in the SE 1 /4 of the SW 1 /4 of Section 20, Township 28 North, Range 21
West, is owned by Doug and Julia Wise of Kalispell. The total size of Tract 6D is
20 acres. Approximately 1,500 sq feet in the northeast corner of the tract is needed
for the runway and taxiway extension. It appears that the property is currently used
as cropland.
PRIVATE PARCEL 2
Tract 7C and a small portion of Tract 2 in the south %2 of Section 20, Township 28
North, Range 21 West, are owned by Robert Monk of Marion. Together the tracts
total approximately 516,000 sq feet in area, of which approximately 14,700 sq feet is
DATE: January 23, 1996 14
needed. The parcels are situated immediately south of the existing runway property.
They currently function as a segment of a road linking U.S. Hwy 93 to properties
west of the runway that do not have highway frontage. It is staff's understanding
that the road does not have the required approach permit from the Montana
Department of Transportation, and will be closed at the time U.S. Hwy 93 is widened
and approved.
PRIVATE PARCEL 3
This parcel consists of Tract 500 in its entirety and a small portion of Tract 513 in the
SW 1 /4 of the SE 1 /4 of Section 20, Township 28 North, Range 21 West.
Encompassing approximately 70,030 of the 208, 650 sq feet owned by Doug and
Donna Miller, this parcel lies immediately south of the above -described road. The
property is currently used as a depository for a variety of used building materials.
That portion of Tract 5B fronting on U.S. Hwy 93 is occupied by a retail boat sales
business.
PRIVATE PARCEL 4
Private Parcel 4 is the westerly 87,330 sq feet of Tract 5HA in the SW 1 /4 of the SE
1 /4 of Section 20, Township 28 North, Range 21 West. Tract 5HA is owned by
R and R Development of Kalispell and is approximately 226,950 sq feet in area. The
property is vacant.
PRIVATE PARCEL 5
Private Parcel 5 is comprised of the westerly 107,250 sq feet of Tract 5H in the SW
1 /4 of the SE 1 /4 of Section 20, Township 28 North, Range 21 West. Dandi Building
Structures, a prefabricated building business, occupies the east % of Tract 5H. The
property is owned by Elmer Sieler.
DATE: January 23, 1996 15
TABLE 1
KALISPELL CITY AIRPORT
Land Acquisition Costs for Runway Extension
TRACT
OWNER
SIZE IN SF
SF
COST
TOTAL COST
NEEDED
PER SF
2, 7C
MONK
516,246
14,700
$1.23
$18,081.00
5B, 5BB
MILLER
208,652
70,030
$1.23
$86,136.90
5HA
R AND R
226,948
87,330
$1.23
$107,415.90
5H, 5J,
SIELER
587,620
107,250
$1.23
$131,917.50
5CEB
6D
WISE
871,200
1,500
$1.23
$1,845.00
TOTAL 2,410,666 280,810 $345,396.30
SECTION VII
KALISPELL CITY AIRPORT RECREATION ACTIVITIES TO BE DISPLACED AND
RECOMMENDATIONS FOR RELOCATION
At this time there is a total of sixteen (16) baseball and soccer fields in the vicinity
of the Airport. There are six (6) fields used by the Kalispell Youth Softball
Association, three (3) Pee Wee baseball fields, one Babe Ruth field and six (6)
soccer fields. The 1993 Kalispell City Airport PLAN calls for the elimination of the
ballfields and the introduction of more appropriate land uses on those parcels now
occupied by the ballfields. Furthermore, the Kalispell City Council has made it clear
that they are committed to replacing the ballfields at another location prior to the
disposal or redevelopment of the ballfield properties.
Three sites have been identified as possible relocation sites for the Airport area
baseball, softball, and soccer fields. Each are identified below, with their respective
attributes discussed.
Option 1: The 620-acre "State Land"- School Section site, located west of U.S.
Hwy 93, its easterly boundary, and bordered by Four -Mile Drive on the south,
DATE: January 23, 1996 16
Stillwater Road on the west and Reserve Drive on the north. The State Land -
School Section site has long been identified as a potential relocation site for the
Flathead County Fairgrounds Complex and other public use activities. Because the
site is located across the highway from Flathead Valley Community College (FVCC)
and is bordered by U.S. Hwy 93 and Stillwater Road (the designated route of the
Kalispell By -Pass), and Reserve Street, Kalispell's northernmost east/west urban
arterial, it is considered the prime location to consolidate and site the community's
outdoor recreation facilities. One -hundred twenty (120) to one hundred sixty (160)
acres in the southeast corner of the site would accommodate the community's
current and future needs for youth baseball, softball, and soccer fields.
The Board of Land Commissioners of the State of Montana (the "Board") has the
authority to "direct, control, lease, exchange and sell" school lands such as this
which were granted for the support of education. The Board is authorized to lease
the land for other than agricultural, grazing, cabin site or mineral production use for
up to 40 years. The site is currently classified as agricultural land; that classifica-
tion would have to be amended on at least the needed 120-160 acres to
accommodate a recreation facility. It is the Board's responsibility to manage state
lands under the multiple -use management concept defined in Section 77-1-2030 ),
MCA, as the management of all the various resources of the state lands so that:
(a) they are utilized in that combination best meeting the needs of the
people and the beneficiaries of the trust, making the most judicious use
of the land for some or all of those resources or related services over
areas large enough to provide sufficient latitude for periodic adjustments
in use to conform to changing needs and conditions and realizing that
some land may be used for less than all of the resources; and
(b) harmonious and coordinated management of the various resources, each
with the other, will result without impairment of the productivity of the
land, with consideration being given to the relative values of the various
resources.
The site has numerous positive attributes, including location, accessibility,
proximity to municipal services and utilities, suitable soils and topography, and low
acquisition costs. Its location west of Flathead Valley Community College (FVCC)
and immediately adjacent to U.S. Hwy 93, which is scheduled to be widened and
reconstructed in 1996, is of particular significance. U.S. Hwy 93 will be five lanes
(four travel lanes with a center turn lane) upon reconstruction which will provide
excellent access to the site. Furthermore, both the Four -Mile Drive/U.S. Hwy 93
and the Reserve Drive/U.S. Hwy 93 intersections are signalized and will have right -
turn lanes constructed. Improved non -motorized (pedestrian, bicycle) infrastructure
is included in the highway reconstruction plans as well. Locating the outdoor
DATE: January 23, 1996 17
recreation complex at this location will also be well complemented by the FVCC
campus. The City of Kalispell, in a cooperative effort with the college and the
Kalispell Tennis Association, has recently constructed an eight -court outdoor tennis
facility on the FVCC campus. Additionally, the college is expanding its athletic
department, recently adding both men's and women's soccer teams.
Abutting the city limits of Kalispell, the site can be easily and economically served
by all City utilities. Water is now available at the intersection of U.S. Hwy 93 and
Four -Mile Drive, and this year's City budget includes funds to extend sanitary sewer
to Reserve Drive. There is also an on -site water well for which the state has water
rights for irrigation. A study done for the City by Thomas, Dean and Hoskins in
August of 1994 rates the water quality of the artesian aquifer as excellent and
indicates that the well has a good production history.
The topography of the southeast corner of the site is flat to gently rolling, and lends
itself well to the intended use. The irregular topography would promote creative
site design, allowing effective separation of uses on -site. The soils, though not
tested, appear to be suitable, as the site has been productively farmed since at
least 1910. There are no known environmental constraints on the property.
Option 2: The 40-acre Cemetery Road Site, located approximately '/2 mile south of
the current city limits between Airport Road and U.S. Hwy 93, was purchased by
the City in the early 1980s for use as a sludge injection compost site. With the
construction of the City's new wastewater treatment plant in the early 1990s, the
need for this sewage composting site was eliminated. An attempt was made by
the City to lease the site to the Kalispell Pee Wee Baseball Association but, because
the site was originally purchased with a 75% EPA match, the City cannot use the
property for anything other than a sewage injection field until the EPA is
reimbursed. The City is obligated to reimburse the EPA 75% of the current fair
market value of the property. The property has been appraised at $85,000.00.
In addition to a substantial initial expense for the land (the EPA reimbursement), the
Cemetery Road site has other limitations as well. Foremost is the size of the site,
just 40 acres. The immediate needs of Pee Wee and Babe Ruth baseball could
probably be met at this location, but there would be no surplus land for future
expansion, and no accommodations for either girls softball or youth soccer. The
location of the property is also less than ideal. Located south of town, it is not
easily accessible from most of the community, particularly for pedestrians and
bicyclists. The widening and reconstruction of U.S. Hwy 93 may improve access
to the site, but it is still a great distance from many parts of the community. At
this time, the site is not served by either municipal water or sewer service. The
nearest municipal utilities are approximately 1.5 miles from the site on Airport
DATE: January 23, 1996 18
Road. Bringing sewer and water to the site, or drilling a water well and providing
an on -site septic system, will add substantially to the cost of developing this site.
On the positive side, the site is physically well suited for the intended use. It is
relatively flat and there are no known environmental constraints. An analysis of
soils done in 1993 indicated that no threats to human health existed, and the
property's potential use for outdoor sports was not affected.
Option 3: The Lincoln Site is a third potential site for the relocation of the
ballfields, and is located in the Evergreen area, south of Conrad Drive. The
property, approximately 100 acres in size, is apparently being made available by the
owner under certain (yet to be identified) conditions. Little is known about this
property, but it is the City's understanding that the owner is interested in seeing
the ballfield complex located here in conjunction with a complementary private
project.
RELOCATION COSTS
A private consultant familiar with the project and area costs for a single -site
baseball, softball, and soccer complex of sufficient size to not only meet today's
needs, but to accommodate future growth of the three sports as well, helped in the
preparation of the following cost estimate. The estimate does not include land
costs but it is assumed that a minimum of 120 acres is needed and may be leased
from the State instead of purchased. It is also assumed that each of the three
sports will continue their respective historic growth rates - 10% annually. The City
Parks and Recreation Department has documented that today, there are over 2,600
individuals participating in youth soccer, girls softball, and Pee Wee and Babe Ruth
baseball. That number will exceed 2,900 next year. The professionally prepared
cost estimate outlined below is based on a need for a total of 22 fields - 2 Babe
Ruth, 8 Pee Wee, 6 softball, and 6 soccer at a single site.
(1) BABE RUTH - 2 FIELDS
General site work and seeding
$26,136.00
Irrigation
$
9,147.60
Fencing
$
8,100.00
Bleachers
$
4,000.00
Backstops
$
7,000.00
SUBTOTAL: $ 54,383.60
DATE: January 23, 1996 19
(2) PEE WEE - 8 FIELDS
General site work and seeding
$76,665.60
Irrigation
$26,832.96
Fencing
$ 32,400.00
Bleachers
$16,000.00
Backstops
$28,000.00
SUBTOTAL: $179,898.56
(3) SOFTBALL - 6 FIELDS
General site work and seeding
$33,976.80
Irrigation
$1 1,891 .88
Fencing
$24,300.00
Bleachers
$12,000.00
Backstops
$21,000.00
SUBTOTAL: $103,168.68
(4) SOCCER - 6 FIELDS
General site work and seeding $ 97,200.00
Irrigation $ 34,020.00
Fencing $ 22,500.00
Bleachers $ 12,000.00
Goals and nets (1 pair/field) $ 9,000.00
SUBTOTAL: $174,720.00
(5) OTHER IMPROVEMENTS
Paved Parking - 350 spaces $141,750.00
Other site work $ 23,348.16
Utilities $ 50,000.00
Restroom and concession buildings $100,000.00
SUBTOTAL: $315.098.16
TOTAL FOR 22 FIELD COMPLEX $827,269.00
DATE: January 23, 1996 20
SECTION VI11
CONSTRUCTION AND SIGNALIZATION OF U.S. HWY 93 AND
3RD AVE EAST INTERSECTION
In order to enhance the accessibility, marketability, value, and utility of the City -
owned 17.028 acre Parcel 12, it will be necessary to construct and signalize a new
intersection where Third Ave East meets U.S. Hwy 93. Discussions with the
Montana Department of Transportation indicate that the site will have a single point
of access and that the parcels► will be served by a frontage road located within the
U.S. Hwy 93 right-of-way. The improved intersection will also represent an overall
benefit to the City as it will eliminate a dangerous acute -angle intersection and
enable the City to consider reconfiguring Parcel 11, possibly increasing the usable
area, ingress and egress, and thus, the price paid and taxable valuation of land and
improvements. Estimated cost of new signal is $100,000.
SECTION IX
FINANCING ALTERNATIVES
HOW TO FINANCE THE REDEVELOPMENT OF KALISPELL CITY AIRPORT
AND THE RELOCATION OF THE BALLFIELDS
The preceding description of the Goals and Strategies of the PLAN and the
implementation actions either required or suggested for Kalispell City Council
consideration, demonstrate the complex and comprehensive nature of the project.
A comprehensive approach to solving the Airport's problems was recommended by
TAP in 1979 and was either ignored or abandoned because of lack of support and
commitment to finance and implement the recommendations. The cost of
implementing them today is far greater than in 1979 and the demand has never
been greater.
The preliminary estimates of the cost of implementation discussed in this document
are based on the best information available. Land values were established after
review of 1995 real estate appraisals conducted by Roger D. Jacobson, MAI. The
cost of paving, fencing, lighting, equipment, and the relocation of recreation fields
is based on estimates furnished by the City's Public Works and Parks & Recreation
Departments and Sitescape Associates. The Montana Department of Transporta-
tion's Aeronautics Division also assisted with cost estimates and income
projections. Unit costs are based on actual bids for similar work performed in the
Kalispell area during the 1995 construction season.
DATE: January 23, 1996 21
A SUMMARY OF THE COSTS:
TOTAL COST OF IMPROVEMENTS IDENTIFIED IN PLAN (see p. 12) $1,000,896.00
TOTAL FOR 22 FIELD COMPLEX (see p. 20) $827,269.00
SIGNALIZATION COST $100,000.00
TOTAL PROJECT COST
Contingency - 10%
TOTAL
$1,928,165.00
192,816.50
$2,120,981.50
This section will discuss several financing alternatives the Kalispell City Council
may consider and employ to implement the recommendations contained in this
document. Financing alternatives include: local government, state, regional,
federal, and private.
It is possible, and more than likely, it will prove necessary to employ several of the
alternatives discussed here by encouraging the formation of a public/private
partnership of federal, state, and local public and private interests --- all working
together to accomplish the goals of the PLAN.
The old notion that the federal or state government is going to bail the older cities,
and their airports, out of all of their difficulties is a delusion. This is not to say that
the federal government should be eliminated as a possible source for financing the
solutions to Kalispell's revitalization problems but the advice offered in this section
is that self-help rather than aid from the outside should be the emphasis of any
redevelopment plan.
The premise that local financing tools ought to be considered first is important if
this PLAN is to be implemented. Thus, local, state, regional, and federal financing
is presented in that order because it is logical and reflects the way things usually
happen and the pragmatism of experienced planners. Private financing is discussed
last not because it is least important, but because it needs to be emphasized as the
final determinant of success. No matter how good a plan appears in print, the true
test of its worth will be the level of private financial commitment leveraged.
Leverage is a term that will be used throughout this section. Leverage is defined as
"the use of supplementary non -equity capital" (as senior securities or borrowed
money to increase the returns on equity; also, the resultant economic advantage).
The objective of this section is in part to suggest ways in which limited public
monies may be leveraged into substantial private investment... private investment
DATE: January 23, 1996 22
which will result in jobs, an improved and expanded tax base, a safe airport,
improved recreation opportunities and a more livable city.
As ecologist -philosopher Garret Hardin's quotable phrase states, "You can never do
just one thing." So it is in developing the full range and use of financing tools
available to the City of Kalispell as it considers implementing this Plan. Don't be
content to do just one thing, learn to use financing tools in combination to
accomplish goals. There are examples in Montana where five different sources of
financing, involving federal, state, local, regional, and private funds were used to
put one project together. Be willing to be daring and innovative, develop the skillful
use and understanding of how financing techniques can make things happen. Just
as there is no one best plan, there is no "one best" financing tool. Use this section
as you would a cookbook where ingredients are listed which will satisfy certain
needs, but there are no recipes. That part is left to the discretion and individual
needs and appetites of the Kalispell City Airport public/private partnership. Bon
appetite!
LOCAL GOVERNMENT FINANCING OPTIONS
Before the details of local government financing tools can be discussed, it must be
determined who will administer and implement the PLAN.
On the fifth day of June 1995, the City of Kalispell approved RESOLUTION
NO. 4210, A RESOLUTION OF THE CITY COUNCIL TO EXERCISE ALL POWERS
GRANTED UNDER THE "AIRPORT AUTHORITIES ACT" (TITLE 67, CHAPTER 11,
MONTANA CODE ANNOTATED) FOR THE PURPOSE OF OPERATING,
MAINTAINING AND EXPANDING THE KALISPELL CITY AIRPORT AND TO CREATE
AN AIRPORT ADVISORY BOARD.
Section V of Resolution 4210 (a copy is attached as Exhibit 2), resolves "that on or
before July 1, 1996, the City Council shall create a municipal airport authority with
all the authority granted to municipal airport authorities under Title 67, Chapter 11,
Parts 1, 2, and 3, Montana Code Annotated." Therefore, it is assumed the
KALISPELL CITY AIRPORT NEIGHBORHOOD PLAN will be implemented and
administered by the Airport Authority. NOT the Kalispell City Council. What does
Chapter 11, AIRPORT AUTHORITIES, Part 1, Organization and General Provisions
(cited as the "Airport Authorities Act"), Montana Code Annotated, authorize? (A
copy of Chapter 11 is attached as Exhibit 3.)
The City of Kalispell may:
1. create a public body, corporate and politic, to be known as a municipal
airport authority... which shall be authorized to exercise its functions...
DATE: January 23, 1996 23
March 23, 1998
• Budget items:
Seal coat runway, advertise for bids
Part time on -site airport manager, adopt job description and advertise
• Action to develop strategy for revenue enhancement from current and new
airport users
• Action to determine need for additional land acquisition Wor easements with
estimated cost, to accommodate runway extension, RPZ's, and object free
areas anticipating ultimate BII dimensions
• Prepare to solicit and grant hangar leases, as soon as lateral setback can be
determined by Master Plan Engineers
Board would appreciate receiving courtesy copies of Authority minutes and
actions.
o
o
00
- - Centerline U. S. Highway No. 93
o
00
1568.07'
"
o Basis of Bearings per C. of S. iv'o. 12729
00 N33'04'19VY 733.90' 330'
314.17' �. �- 520.00' 703.90'
254.1 T 30' ' 30490.00' =' I
30' I • °� t
I
I �
O \�
j �, I j �
Z3 G �► N ^3 L
\ Z
v ,m
G
s _ O
I
30' �30.3V,ye,�� r c` V
� I ,.�
60.37' h I Ln 11 v n
S33'15'45"E j n o aj z i
w.
to
I
amp o �� j 4b, z
LO n�i
Ln j ^y Q 1 30'
`�
703.96'
466.79'
128.29' 94.99' i 30' 30' 733.96'
520.00' -- 'r �"'-
253.28'---�"�---- "� 1507.24'
S33'06'10"E
PL A T OF DA L E Y FIEL D SUBDI V1,31
L oco ted in the -NW 114 Of Section 20, T28N R21 W P. M. M.
CITY OF KA L I SPEL L, FLATHEAD THEA
�� D COUNTY, MON TANA /