07/18/97 Daley Field Offering DocumentREDEVELOPMENT SITE AVAILABLE
Daley Field
Kalispell, Montana
Up to 15.6 Acres (681,758 Square Feet) Available
Zoned B2 - Highway Commercial
Located at Kalispell's South Entrance
U.S. Hwy 93 Frontage and
Signalized Controlled Access
For Information
Contact
City of Kalispell
Planning, Economic & Community Development Department
P.O. Box 1997
Kalispell, MT 59903-1997
(406)758-7740 FAX (406)758-7739
or
Any Licensed Real Estate Broker you may wish to engage to represent your interest in
the transaction.'
Redevelopment proposals will be accepted prior to and until 11:00 a.m.
Mountain Day Light Time, Thursday, August 14, 1997,
by Clerk of Council, Kalispell City Hall, 312 1" Avenue East, Kalispell, Montana.
This presentation is not an offer to sell the property described and is, instead, a
solicitation of offers to purchase. Any offer to purchase must be accepted and approved
by resolution of the City of Kalispell and in accordance with disposition procedures
specific in the Montana Urban Renewal Law and by the City of Kalispell. Information
provided herein is a summary, subject to error and omission, and without any warranty
of accuracy. Prospective purchasers should independently verify any information
provided herein. No real estate listing or agency agreement is implied directly or
indirectly by reason of this presentation.
SUMMARY OF IMPORTANT FACTS
Property Identification: The property is commonly known as Daley Field. The parcel is
currently in public use as a baseball field adjacent to the
Kalispell City Airport, however, it has been rezoned General
Business, B-2 Commercial, for sale and private redevelopment.
Location: Entering Kalispell, Montana, from the south, the parcel is
highly visible, located immediately adjacent to and west of
U.S. Hwy 93 South. The parcel has over 1,568 feet of
highway frontage.
Neighborhood: The subject property and all of the airport property is included
within the boundaries of the "KALISPELL CITY"
AIRPORT/ATHLETIC COMPLEX REDEVELOPMENT PLAN (the
"Plan"). The Plan is a comprehensive Urban Renewal Plan
adopted by the City Council, Ordinance No. 1242, on July 1,
1996, to implement the Airport Neighborhood Plan adopted in
1993. A map of the Urban Renewal Plan area and adjacent
neighborhoods is attached as Exhibit A.
Kalispell City Airport, Montana's busiest general aviation
airport, is located west of the subject and is the focus of the
City's plan to redevelop the area and the airport into a FAA
approved general aviation field. The Plan calls for extension of
the runway to 4700', fencing, lighting, and other safety
improvements. The City Council acts as an Airport Authority
to manage the facility and to attract users, provide more
general aviation facilities and hangars, and, in general, enhance
its use as a publicly owned general aviation field. It is advised
by an appointed Airport Advisory Committee.
Site Description,
Shape and Size: A 681,758 square foot rectangular parcel of land (15.651
acres) commencing at the northwest corner of the Southeast
1 /4 of the Northwest 1 /4 of said Section 20; thence along the
easterly line of said aliquot part South 00°01'58" West
148.88 feet to the POINT OF BEGINNING of the parcel being
described; thence south 33'06' 10" East 1200.75 feet to the
northwesterly line of that parcel described as Tract II in
CITY OF KALISPELL
REAL ESTATE OFFERING
2
JULY 18, 1997
Document No. 9202116120, records of Flathead County,
thence along said northwesterly line of said tract II, North
56'55'16" East 439.83 feet to the southwesterly right-of-way
line of U.S. Highway No. 93; thence along said southwesterly
right-of-way line, North 33'04' 19" West 1568.07 feet to the
southeasterly line of that parcel described in Book 372
Page 172, records of Flathead County, thence along said
southeasterly line of said parcel, South 56°52'57" West
300.01 feet to the northeasterly line of that parcel described in
Book 507, Page 116, records of Flathead County; thence along
said northeasterly line of said parcel, South 33' 1545" East
60.37 feet to the southeasterly line of said parcel; thence
along said southeasterly line of said parcel, South 56048'58"
West 140.83 feet, thence South 33°06'10" East 306.49 feet
to the Point of Beginning, containing 15.651 Acres of land, all
as shown on Certificate of Survey No. 12729, which is
herewith incorporated and made a part of this legal description.
Reserving therefrom a non-exclusive roadway and utility
easement, being 30 feet in width, lying northwesterly of and
along the most southeasterly line of the above described
Parcel 4.
Reserving therefrom a non-exclusive roadway and utility
easement, being 30 feet in width, lying southeasterly of and
along the most northwesterly line of the above described
Parcel 4.
Record Owner: FEE SIMPLE ESTATE held by THE CITY OF KALISPELL,
MONTANA, a body politic.
Access and Streets: U.S. Hwy 93 South and a proposed new signalized intersection
with 3'd Ave East and at Kelly Road. The Montana Department
of Transportation anticipates the contracts for reconstruction
of Hwy 93 South as a four lane highway will be awarded in
the Spring of 1999 with construction to begin the Summer of
1999. Preliminary plans may be available by late Fall 1997.
Visibility & Traffic: This site is highly visible from all access points. Recent traffic
counts from the MDT indicate approximately 16,000 ADTs
CITY OF KALISPELL REAL ESTATE OFFERING JULY 18, 1997
Kj
along this stretch of U.S. Hwy 93 South. MDT has estimated
an approximate 27,000 ADTs per day within 20 years.
Topography: All sites are level or gently sloping and at highway grade.
Soils: No subsoil information or investigation has been conducted by
the City other than a Phase I Environmental Audit of the
subject, a copy of which will be made available to interested
redevelopers.
Utilities: Sanitary Sewer
CITY OF KALISPELL
Approximately the southern 2/3 of Daley Field site has the
potential for gravity flow to the 12 inch PVC gravity sewer
located adjacent to the southwest corner of the site. The
remainder of the site could be served with a grinder or effluent
pump to the same existing sewer.
The extension of the sanitary sewer line from the current man
hole (7.5 feet in depth) to the north would require a minimum
8 inch PVC pipe at an approximate cost of $50 lineal foot, plus
pump costs. The line should be located on the property with
an easement. If a storm drainage retention pond is
constructed along the west edge of the property, the sanitary
sewer line cannot be located under the pond. Locating the
sewer line west of the property on airport land may be
possible, but would require approval by the Airport Authority
Board.
Water
A 12 inch water main is located on the west side of Hwy 93
South, immediately adjacent to Daley Field. Development of
the property would require the extension of the water main to
each of the buildings. Fire hydrants require an 8 inch minimum
pipe, and fire sprinkling requirements would be based upon
specific development proposals as defined in the 1991 Uniform
Building Code.
REAL ESTATE OFFERING
M
JULY 18, 1997
Electrical Service
3-Phase, underground electrical power is available at the
northerly edge of Daley Field, adjacent to Hwy 93 South.
Providing power to new construction will require the developer
to provide trenching and conduit per Pacific Power's
requirements. Per their current policy on extension of services,
Pacific Power will provide and pull the wire to the building site.
Telephone Service
Telephone lines are located underground on the east side of
Hwy 93 South. Extension of services to Daley Field will
require PTI to apply for a permit to bore under the highway.
PTI will provide the service at no charge and requires 60 to 90
days to schedule and complete the work.
Natural Gas
In a May 21, 1997 telephone conversation with John
Swenson, Service Representative for Montana Power
Company, he provided the following preliminary information:
Under current line extension policy permitted by the Public
Service Commission, Montana Power Company feels in its best
estimate that natural gas service can be provided at no cost to
the potential users locating on Daley Field.
Natural gas is available to the site in the following locations:
Westside of Hwy 93 South
2 inch line on the north side of the National Guard Armory
(north side of Daley Field)
2 inch line at the Social Rehabilitation Services Building
(south side of Daley Field)
East side of Hwy 93 South
4 inch line that turns east at 3rd Avenue East. Relocation of
pipe is not anticipated with highway reconstruction.
CITY OF KALISPELL REAL ESTATE OFFERING JULY 18, 1997
BTU demand of the proposed loads will determine if pipe sizing
on the west side of highway is adequate or, if because of the
size of the load, a boring under the highway to access the gas
line on the east side of the highway will be necessary.
If a bore under the highway is necessary, MPC will have to
obtain the necessary permits from the Montana Department of
Highways. MPC needs enough lead time to schedule the work
prior to the ground freezing. Minimum lead time is dependent
on current work load at the time of the request. A minimum of
30 days is needed to acquire the permit from MDOT.
Storm Drain
During the reconstruction of Hwy 93 South (Spring '99),
MDOT will construct storm drainage for the runoff occurring
from curb to curb of the highway. The City anticipates,
subject to City Council authorization of additional funds, up -
sizing the capacity of the system to accommodate a portion of
potential development adjacent to the highway, including but
not limited to Daley Field. Plans for storm drainage design
should be available by late summer, '97.
Several alternatives for storm drainage designs are available for
the development of Daley Field. A temporary retention pond
could be constructed on an unused portion of the site until the
highway is reconstructed. It is not anticipated the new
highway storm drainage system will be sized to handle all
runoff from adjacent properties. Proper site planning will need
to accommodate the majority of the runoff in a permanent
detention pond system. Other recent development in the area
have taken advantage of the setback zone from the airport and
utilized the western edge of their properties for the detention
system. Utilities cannot be located under the detention pond.
Depending upon timing, developer's may be able to participate
in further up -sizing of the storm drain system and recapture
costs with a late comers fee.
CITY OF KALISPELL REAL ESTATE OFFERING JULY 18, 1997
C
Highway 93 South Reconstruction
MDT anticipates the contracts will be awarded in the Spring
1999. Construction to begin Summer 1999. Preliminary plans
may be available by late Fall 1997.
Access to Daley Field can be temporary, based upon final
highway design. If a traffic signal is needed, a temporary
signal may be permitted, subject to MDT approval and costs
paid by others. Future permanent traffic signals are
anticipated at the realignment of the intersections of 3rd
Avenue East and Hwy 93 South, and Kelly Road and Hwy 93
South. Installation of traffic signals will depend upon traffic
counts, turning movements, warrants, and MDT's final policy
decisions on who pays for the signal. If signals are requested
prior to MDT's procedures, the rationale and costs will need to
be provided by others. The City's participation will not exceed
the $1 10,000 budgeted.
Zoning: The site is governed by the .CITY OF KALISPELL Zoning
Ordinance, with an effective date of March 19, 1992. A
complete copy of the Zoning Ordinance is available from the
City's Department of Planning, Economic and Community
Development Office.
CITY OF KALISPELL
The parcel is zoned General Business, B-2. According to
Chapter 27.14, B-2 GENERAL BUSINESS, Section 27.14.010
Intent, the B-2 designation is: "A business district to provide
areas for those retail sales and service functions and
businesses whose operations are typically characterized by
outdoor display, storage and/or sale of merchandise, by major
repair of motor vehicles, and by outdoor commercial
amusement and recreational activities. The district would also
serve the general needs of the tourist and traveler."
For planning purposes, copies of the appropriate sections of
the Kalispell Zoning Ordinance are attached as Exhibit C.
These include:
Sections - 27.14.020: Permitted Uses; 27.14.030: Uses
Which May Be Permitted By Conditional Use Permit; and
REAL ESTATE OFFERING
7
JULY 18, 1997
27.14.040 Property Development Standards (pages 26, 27,
and 28 of the Kalispell Zoning Ordinance).
Note: The City encourages an attractive, aesthetically pleasing
signage plan that shall advertise and promote businesses that
are being conducted on said property. The sign(s) shall meet
all required setback and size requirements as set forth in the
Kalispell Sign Ordinance. The display of billboards and/or off -
premise signs will be prohibited by deed restriction on all of the
land that is the subject of this offering.
Parking: Parking requirements are governed by Chapter 27.26 of the
Kalispell Zoning Ordinance.
Tax Information and Assessment
The real estate has been "tax exempt" because the City of Kalispell, its current owner, is
a public entity exempt from taxation. Now it is the City's goal to encourage the private
redevelopment of the site to its highest and best use, thereby generating substantial ad
valorem taxes for the tax increment district and eventually all taxing jurisdictions.
In Montana and in Kalispell, both real and personal property are subject to property(ad
valorem) taxation, except as provided otherwise. It is anticipated that the subject real
estate and improvements and personal property will be classified and taxed as:
Section 15-6-134, MCA, 1995:
Class four property - description - taxable percentage.
(1) Class four property includes:
(a) all land, except that specifically included in another class;
(b) all improvements except those specifically included in another class.
(2) Class four property is taxed as follows:
(a) Except as provided in 15-24-1402 or 15-24-1501, property
described in subsections (1)(a), (1)(b), and 1(e) is taxed at 3.86% of
its market value.
Section 15-6-138, MCA, 1995:
Class eight property - description - taxable percentage.
(1) Class eight property includes:
CITY OF KALISPELL
REAL ESTATE OFFERING
0
JULY 18, 1997
(h) furniture, fixtures, and equipment, except that specifically included in
another class, used in commercial establishments as defined in this
section;
(3) "Commercial establishment" includes any hotel; motel; office; petroleum
marketing station; or service, wholesale, retail, or food handling business.
(4) Class eight property is taxed at:
(a) 9% of its market value for tax years ending on or before
December 31, 1995;
(b) 8% of its market value for tax year 1996;
7% of its market value for tax year 1997;
(d) 6% of its market value for years beginning after December 31, 1997.
The 1997 Legislature altered the tax law and will continue to modify tax policy in the
future. The general trend is to reduce the ad valorem tax paid.
Tax liability for business property is determined in the following way:
Market Value x Classification Rate = Taxable Value
Taxable Value x Mill Levy = Property Tax Liability
The mill levy is an aggregate of state and local levies imposed annually for the purpose
of funding city and county governments, schools, and the university system.
The Property Assessment Division of the Montana Department of Revenue is responsible
for ensuring that all property in the state is treated equitably. County appraisers (as
employees of) and assessors (as agents of) the Montana Department of Revenue are
responsible for valuing property.
Market Value is based on (1) replacement value, (2) depreciation factors, and (3) selling
prices in Kalispell. Thus, to determine the value of commercial property, the appraiser
uses two methods of appraisal: the market approach and the cost approach.
The market approach compares fair market sales of similar properties (land and
improvements) when sold on the open market.
The cost approach estimates the cost of material and labor to replace the improvements,
less depreciation, if any, for physical deterioration, age, and functional or economic
obsolescence.
CITY OF KALISPELL REAL ESTATE OFFERING JULY 18, 1997
Ire
The Montana Department of Revenue has been encouraged by courts, legislators, and
property owners to consider income producing capacity when determining the market
value of commercial real estate. The state has reappraised commercial properties for
1993 and is currently utilizing data on the income capacity of commercial buildings. It
intends to utilize this data for future property reappraisals to aid in determining a
commercial property's income approach to market value.
City/County/School Mill Levies: The county taxable value is utilized to determine the mill
levy level necessary to meet operating budgets for city, county, and public school
operations. Once the mill levies are established, the county assessor computes the
property taxes, and the county treasurer becomes responsible for billing and collecting
property taxes.
One mill is 1 /10 of a cent - computed as $1 tax on every $1,000 of taxable value. The
rate is determined by comparing the local budget requirement against the taxable value
for a particular taxing district.
For example, if a school district needs $4 million from property taxes for its budget (and
if the total taxable value in the county is $10 million), the mill levy would be determined
as follows:
$4,000,000 (money needed)
$10,000,000 (taxable value) x 1,000 = 400 mills
(Mills most often appear as a decimal. Thus, 400 mills would be expressed as
.400.)
For Class 4 property located within the City of Kalispell, the 1996 Combined Mill Levy
for all taxing jurisdictions is:.520252
To estimate the ad valorem tax for a commercial building and land located within the
City of Kalispell, use the following example:
CITY OF KALISPELL
REAL ESTATE OFFERING
10
JULY 18, 1997
Market Value Land
Market Value Building
11[$11FAIELTl':. G i
Class Four Classification
TAXABLE VALUE
Market Value of Personal
Property
Class Eight Classification
TAXABLE VALUE
TOTAL MARKET VALUE
Combined Mill Levy 1996
AD VALOREM TAX DUE 1996
$ 800,000 (market approach)
$2,200,000 (cost approach)
$3,000,000
x .00386
$ 115,800
$ 200,000
x .08
$ 16,000
$ 131,800
x .520252
$ 68,659
In the example, a new development with a total land and improvement market value of
$3 million and $200,000 in market valued personal property would pay $68,569 in total
Ad Valorem Tax.
Density & Height Considerations:
The Kalispell City Council encourages redevelopment proposals that will take maximum
advantage of the parcel's potential for highest and best use and urban density
redevelopment. It wants to encourage construction of high quality and high value
building(s).
The subject real estate has not previously been available for redevelopment and has in
the past provided both open space and an attractive landscaped entrance to the
community; therefore, the City wants to encourage redevelopment that will enhance the
south entrance to Kalispell as well as meet other objectives of the Plan.
The City does not encourage redevelopment proposals or offers to purchase from
developers desiring to purchase the land for speculation or for future unspecified
redevelopment phased over a long period of time or to construct only one or a few
CITY OF KALISPELL REAL ESTATE OFFERING JULY 18, 1997
ill
single -story low density buildings. While the City does not have a minimum density
development standard or requirements, the Kalispell City Council will carefully evaluate
all proposals and how it impacts the site, the surrounding neighborhood, and the City's
tax base.
Note: The City encourages an attractive, aesthetically pleasing signage plan that shall
advertise and promote businesses that are being conducted on said property. The
sign(s) shall meet all required setback and size requirements as is set forth in the
Kalispell sign Ordinance. The display of billboards and/or off -premise signs will be
prohibited by deed restriction on all of the land that is the subject of this offering.
Proposals that represent architectural and site planning excellence will be given
preference in the selection process. Objectives and purpose for the evaluation include:
(a) Originality, flexibility, and innovation in site planning and development,
including architecture, landscaping, and graphic design of the proposed
development.
(b) Protect and enhance the south entrance to.the City and appeal to residents
and visitors and, thus, support and stimulate business and industry and
promote the desirability of investment and occupancy in business,
commercial, and industrial properties.
(c) Stabilize and improve property values and prevent blighted areas and, thus,
increase tax revenues.
Criteria for evaluation of the proposals will be based upon the documents submitted in
the proposal. All proposals shall include the following information:
(a) A site plan drawn to scale, showing the proposed layout of all structures and
other improvements including driveways, pedestrian walks, landscaped areas,
fences, walls, off-street parking, and loading areas. The site plan shall
indicate the location of entrances and exits and the direction of traffic flow
into and out of off-street parking and loading areas, and indicate how exterior
lighting, utility service, and drainage will be provided.
(b) Architectural drawings or sketches, drawn to scale, including preliminary floor
plans, with sufficient detail to permit computation of all site development
criteria (i.e., setbacks, lot coverage, off-street parking requirements, building
heights). The drawings will show all elevations of the proposed structures
CITY OF KALISPELL REAL ESTATE OFFERING JULY 18, 1997
12
and other improvements as they will appear upon completion, including all
roof mounted equipment, trash storage areas, and utility equipment.
(c) Specifications as to type, color, and texture of exterior surfaces of the
proposed structures, including signage, graphics, and illumination.
The Kalispell City Council and its advisory board, the Kalispell Development Corporation,
understands redevelopment incentives, the land write -down process, return on
investment, and the difficulty developers may have in securing firm financial
commitments and financing for significant commercial projects. Therefore, the City will
carefully and promptly evaluate all reasonable developer requests for City participation,
to the extent permitted by the Montana Urban Renewal Law.
Suggested Sales Price:
The Montana Urban Renewal Law in Section 7-15-4262(3) states:
"Such real property or interest shall be sold, leased, otherwise transferred, or
retained at not less than its fair value for uses in accordance with the urban
renewal plan. In determining the fair value of real property for uses in accordance
with the urban renewal plan, a municipality shall take into account and give
consideration to the uses provided in such plan; the restrictions upon and the
covenants, conditions, and obligations assumed by the purchaser or lessee or by
the municipality retaining the property; and the objectives of such plan for the
prevention of the recurrence of blighted areas."
The City Council will establish the fair value for the property based upon the proposals
submitted by potential developers of the property, under Section 7-15-4262. The City
Council may accept any proposal it deems to be in the public interest and in furtherance
of the Montana Urban Renewal Law.
Although the City is free to entertain high price offers for the property, its objective is to
encourage highest and best use, excellence in design and siting, employment or job
creation, and the highest possible market valuation of land and improvements for ad
valorem tax purposes.
The property will be offered as one parcel in the hopes of attracting a developer who will
purchase and develop the entire tract or subdivide for specific redevelopment. However,
the City reserves the right to consider proposals for the purchase of not less than a five
(5) acre parcel(s) for specific redevelopment. In evaluating all proposals received, the
City will consider the net cumulative benefits to enure to the City of Kalispell. Among
CITY OF KALISPELL REAL ESTATE OFFERING JULY 18, 1997
13
other things considered will be the price offered per square foot, the tax base of land, the
value of specified real estate improvements for ad valorem tax purposes, the tax base of
personal property, employment opportunities, and finally architectural site planning and
design excellence.
The seller, the City of Kalispell, is interested in receiving offers for ALL CASH ON
CLOSING.
Selection - Determination of Fair Value:
The City may select the redevelopment proposal and base its final determination of the
fair value for the land not only on the purchase price offered but also on criteria
discussed in this document, the Goals discussed in the KALISPELL CITY AIRPORT
NEIGHBORHOOD PLAN, and the "KALISPELL CITY" AIRPORT/ATHLETIC COMPLEX
REDEVELOPMENT PLAN (Ordinance No. 1242, attached as Exhibit D).
The Kalispell City Council may select the redevelopment proposal that offers fair value for
uses in accordance with the Plan and best addresses the goals and objectives of the Plan
and offering criteria vs. a redevelopment proposal offering a higher purchase price yet
failing to or only minimally addressing offering criteria.
Actual sale of any property subject to this solicitation of offers to purchase real estate
may only be accomplished in accordance with Section 7-15-4263, Montana Code
Annotated. The City will begin legally advertising the property on July 27, 1997,
August 3, 1997 and August 10, 1997. Redevelopment proposals will be accepted prior
to and until 11:00 a.m. Mountain Day Light Time, Thursday, August 14, 1997, by Clerk
of Council, Kalispell City Hall, 312 1st Avenue East, Kalispell, Montana. All proposals will
be considered for approval and passage of a resolution authorizing the sale of the
property at the meeting of the City Council on Tuesday, September 2, 1997. The
selected redeveloper must be willing to execute a Developers Agreement demonstrating
both financial and legal ability to complete the proposed redevelopment within the agreed
time and for the amount specified in the redevelopment proposal.
Section 7-15-4263, MCA, 1995, states as follows:
Procedure to dispose of property to private persons.
(3) The municipality shall consider all redevelopment or rehabilitation proposals
and the financial and legal ability of the persons making such proposals to
carry them out. The municipality may accept such proposals as it deems to be
in the public interest and in furtherance of the purposes of this part and
CITY OF KALISPELL REAL ESTATE OFFERING JULY 18, 1997
14
part 43. Thereafter, the municipality may execute, in accordance with the
provisions of Section 7-15-4262 and Section 7-15-4264, and deliver
contracts, deeds, leases, and other instruments of transfer.
The City, in considering competing proposals received as a result of the published notice,
shall consider the purchase price offered by the respective respondents. However, the
purchase price shall not be the sole factor in disposing of the property to a successful
purchaser. The City shall consider such other factors as: proposal's potential to further
the goals and objectives of the Urban Renewal Plan, background of potential developers,
financial ability of potential developers to perform under the proposal, benefit to the City
in general and benefit to the Urban Renewal Area in particular. The decision on disposing
of the property will ultimately be based upon a broad evaluation of the proposals
submitted and how the proposals individually serve the public interest.
After the proposals have been evaluated, the City Council shall be presented with a
resolution authorizing the sale of the property and authorizing the City Manager to
execute a deed to the property. The resolution when passed by the City Council takes
effect immediately.
Developers desiring to avail themselves of City participation in a proposed development
should be aware that additional public hearings and action by the Council may be required
prior to or after the purchase.
An urban renewal project involving an amendment to the Plan requires, under Section
7-15-4213, MCA, that the City submit, by resolution, a proposed Urban Renewal Project
Plan to the City -County Planning Board for their review. The City -County Planning Board
has sixty (60) days in which to receive comment on the proposed plan and make a
recommendation to the City. Once a recommendation is received, or after sixty (60)
days if no action has been taken, the City schedules a public hearing on the plan after
public notice. The City notices the resolution by publication in the Daily Inter Lake and
by mailing of notice to all property owners in the Airport Neighborhood Plan area.
Publication and mailing must be accomplished in a window between not less than ten
(10) nor more than thirty (30) days prior to the hearing. However, the City does not
anticipate the need for more public hearings.
After the public hearing, the City Council shall be presented with an ordinance amending
the Urban Renewal Plan to accommodate the project and its particulars. Under normal
procedure, the Council has two readings of the ordinance, at least twelve (12) days
apart, and the ordinance becomes effective thirty (30) days after its final passage.
CITY OF KALISPELL REAL ESTATE OFFERING JULY 18, 1997
15
This synopsis of the requirements of the Urban Renewal Law is not intended to be an in-
depth analysis of the procedures, but an outline of the basis requirements. Any
developer desiring to present a proposal should retain legal counsel to evaluate the
developer's position in the process.
ENDNOTES:
1. Representation by a Licensed Real Estate Broker: The City of Kalispell (seller) is
represented by its employees in any real estate offering, negotiation, or transaction.
In the event the buyer is interested in making an offer to purchase the property, it
may employ its own agent to review the transaction, represent it, and the buyer
should pay its agent's fee. The basis of the fee is a matter between the buyer
(redeveloper) and its agent.
Buyers are encouraged to consider the advantages of engaging a Licensed Real
Estate Broker to act as their exclusive agent, providing professional representation
and legally negotiating for their interests in areas of: price, special conditions, dates
of possession/project completion, participation in off -site development costs, or
generally representing the interest and objectives of the Buyer.
Agency representation must be disclosed in writing by both the buyer and agent. If
the buyer's agent's fee is to be paid at the time of closing from proceeds placed in
escrow by the buyer, such information must be disclosed and included in the
buyer's Offer to Purchase.
THE BUYER MAY ELECT TO PROCEED WITHOUT REPRESENTATION.
CITY OF KALISPELL REAL ESTATE OFFERING JULY 18, 1997
16
FUTUREF SIGNALIZED INTER` CTIONS
d
q
C
FUTURE ACCESS
3RD AVENUE EAST
FL�j i i
ROADWAY TO BE
DISC❑NTINUED
FUTURE
SIGNALIZED
INTERSECTION
o
Aso SUBJECT
PROPERTY \
15.651 ACRES
FUTURE
SIGNALIZED
INTERSECTION
SCALE �(p0
1'=200'
THE INFORMATION CONTAINED HEREON
IS OF A GENERAL NATURE AND IS NOT �Ps
INTENDED FOR DESIGN OR CONSTRUCTION
PURPOSES. / �o
tk
SITE PLAN AND EXISTING UTILITIES
� w
�p
d
\ G
\ 9 APPROX. M,H. DEPTH 7,5'
APPROX. M.H. DEPTH 5,5'
6 ,O
°N SUBJECT
PROPERTY
15.651 ACRES \'L�
\ PREX.
M.H. DEPTH 5.5'
SCALE
\ O
1"=200'
THE INFORMATION CONTAINED HEREON
IS OF A GENERAL NATURE AND IS NOT
INTENDED FOR DESIGN OR CONSTRUCTION
PURPOSES.
s
I E HYDRANT
APPROX, M.H, DEPTH 7.5'
12' PV
� GR AV I� � SEWER
POWER, PHONE GAS UTILITIES
FUTURE ACCESS
3RD AVENUE EAST
R❑ADWAY T❑ BE
DISC❑NTINUED
1
i\\
SUBJECT P�
PROPERTY
15.651 ACRES
SCALE
i"=200'
THE INFORMATION CONTAINED HEREON
IS OF A GENERAL NATURE AND IS NOT
INTENDED FOR DESIGN OR CONSTRUCTION
PURPOSES.
\\`ma.
J i• � r t
c
000 \ 'y 'f 0.
Z��5
:8y .683r9Z/— ✓°•ram 4�— .,.��.w,r.00ac i� 3.9910.00N ,W
� •.•� :� 3yy' //' + n '� � 6o;JI xo / is j5ti �` ti^
'�' 1`I If� �/•� ;� �\ M h �/ :g: � a, ,.' � �50� 3.CLOGOON �• be' ,
!.rSO:u i t .>Ztf JZ'if .Z6Zf .CCB96,
CN
�+ m � r ✓ +��.. Y h yy9 V d{�
_ 3
\
g
4: < fl OF
x ,
,
C
r
o �r, � L ,
ii,RZ'6>S M,1Z,i0.005�r
♦` ` 2 1 � � '�' � H AIL: SJ arY - ,' 01' • r
V \ � nn n I41 .�f Q6L .;11.,r6C9i/Y ti
,
ic
M „OQt0.G0 N t. !i J.9G'Sf_' .ecrr .tract'
1 !'� L. V'i �\ ___-__llYZfC __ _,tamMfY rnM )�M� • �W M' 4n W w��,.�^�Mrw�) l�y� 1.00.�40W 'H. N V':
t ? rfBZ 89.110.005
$I8
U Q 1
Q)
\ 8,�
T-s
ri � � � �iC�' or s_+x +x v� ___i I>.'S ` 4{['7A' � !o r,•. a.�..
r Y^
Ld
F r ° E 4 8 6 I () O W
Z < j y
r
�ca o
t'ZLL EXHIBIT �en
"a
b- ? n
$.._. l
I'
IN
j•` 3 f� 4_ U <Lej � •�z K er
Y � q IV
< o
0 5 @ d C4-
oV
Vi � `• _ _ Q a•
R
�Ea [sO 3 U
o
!9 .- =♦'4Z � i D. Six E"' E.. 'x M ` w��l ZG 2
l c C-. y �• z c - E... -' t � trh
-
�= ai�E W
°
£dc < ° o • fio" n, a'r£: Ji .. '° 4 .: £ ^fig � vt+'-i ae o
Zr. =� � .•
# ♦#o ��'b£i�w=�. $g. `°�"o$`�°.:�g^Dw gg "' �.°,0,�3 �° i za 5� �°"-aie oe.L�hwfi � �" �a ,
SM1 a`�p p$y i^Y g4..�.,� �
�Y p�Sh�Fh ^bO {E-h$o� Yo./Iv° 4! < i K�f W2
�`d <s YY�..e � �•���r°`bs't`'�eab $�'�£ >� x i� `Yo£"�.e=, mY£G,�£; a A• �•
`•O `-Pd4;Shb^ �'<.Fe_ €`og-`'i::=..-�oZ c e� S 33t :c�lic,^�w.c£a� 3�.. ¢_ e _
"' iF-_�'•c §-♦ �'+�• !� t °iW�W££`v� §` .. '` £.. '""g$ii`3 i'�b3L Oda o ao. aw
� ��`j.:��'�ess$�£�sew`�'��t�us°iFy;�.�o0.=p2�`$g � �` �°•Z•'•��•.��PA"£°��:i°o 5� $�
fi.. S �Yb�O •�.,, o, cq �P•`2 0 �c � '"fi$To= _%{;,� Zo 9$�� �. a
^a
t�� �Bep�$eiP£ 5 o� €5e`_ a QY •a ce°£ °Y. 3• Q�o Yb b
_...4� s <k1 °` o a�noo�Zip.B`$�o � oe a �,•,:-`Ga"£o'w� ��'� ix 6 s
-�L ha�G £Y�paaRc�....$��5. fir` • o`RSA'b �Y "eonzJa _ •v '�+,�
f .F di C��.-j5 _e£��£ °o E �•• «A �'c oi,�v tifii'6"�<5
,.00F Lei e�°��3e sibfi;"��g Yh``c�E !` =\b�oe ttC ..• oG S£�. �.$b`ee ao °e..ofiF tom. lx.r
1. orYKSpp_c§`F VIa ��a
t
• `�5 gian '"�iYa�=FE'�a�.`$�Q-fi'i�j1?,G°Ytj£L.. . o_c�?ian fi`'£`o oFY ?" " S°• �" `Y ?
Zz QOi�_ca
YYa c �.o o G°C�oG�Gq.S. +...: a cg G ¢ sf4�))yy �'c''+ �= a. '-T�$ � • ic£3 $c €c4 � 4
5 & ah£ec Z7 •£- R' �.�°a^ .. at� c..'!� Si `oo ag cb.. crr, �, o` a °c•fi own
v;x
,mac
,:\ £Si °• �:e°=c' �. cT$Ac c..y� RW "�Fe� ^ 4 $ cC.4 £� ♦- +,>-t$rs ««`"-£ �`
4p 'i"�``.° cS�.0 `�. �•- �'• �°� L c^£oist2°'c Qs ..°`<o i`L c�.a�S s. •SY ��!
a ..F `oAa „i F o £ �9 'O c''o° oL aD+ ice$ fio o.: .'s °�i�-�..5 Y` • �O� 4pp 2pp
° Qa $fi�>,� p2 •n'tjtc < ti`o� ��3 G�~•yixv° oLa E �+♦i 4�.. • +c4Y£9 w�`` : S �i Z' a
wF£ w.sc
q+ina= oe $Se 'rX�-e`R--cfio'��-t` <.Sn �$� 7tF a•va F"�sa $ �e�
g� c o
`'c °z ec££££<•�yyChi� 3.Y. R«3'?!'a`ao° e� iT• S` `�'[ S� ij&" ia£p 8 ..fia3n�'�.``o c`,ioYb�<�XvS,� ��F Q'=rt
�} ..+�.�oY¢Q c�z-G�� .i£ %V_ �� a•��b_ �£ � Jiai7S �.A EQQ
e ..cFOc� xE
!yi- «. .i5-_t tW •'ice 6YLi oi..9 `< f<<
i;� _� Z.P y,T� �i.x �_Y";�'f �y itatotop�a,� �14 i < Lct< `t' •�<�~ � Si^ ay.r.r
�c :♦+�n <ri o�y L jx �� 't y. S � a h„ 7 3r �Z•� Lam. rw
.. S•t i3£Zo 7}.tt r°L t •z "k �; , _ � f j 4`,.^i_ � Z V O
t G co _ x t - - J A W - hl
lit
cZj «.� z 5 . a ^,'-• _ Y "r c S<"i'c[ ' i 4 �3 - c ; a - b ~ ! - _ Q^ Q(o
' ...� . � E e �' c Z w. a.'c .. $ > _ < • w^. - � y � ._ c < e e � c ., _ �. y+ c � _ • Y s _ . :. a .. ?i c . a ., Z e 4 � a ,x .i ..ef E ': �JY.I
e d a
AIRPORT URBAN RENEWAL PLAN _
Nly
Y
SCALE 1 " 10-_00e
3m
SA 11 BUT
} *•� P
TAX INCREMENT FINANCE DISTRICT BOUNDARY
AIRPORT NEIGHBORHOOD - --'
_PLAN BOUNDARY— — — UNDARY— I .,�
."`..... CITY LIMITS + 1 "
I � w
.. • eM p r " ` ` r a` .1�-� al ffi � ,t. e/ Y it
i a —54
p. t i ram « � Gi�C� ' -. , e•>A 3 � — 7 e t
SAG. e T 4 "s
R VACANT 52 .
_ • ;;� • an � a _
In
` SI =' 4 ' 19�y/ Z
flyCMAN .
RHF:.:t
{{jja�yy,1bh IA .r7
14G \ LRI�e
_ ,fie
a t
1K 40 AG.
Ik iMM a Y 9 . _1 IF Al.lip
[ r
IM
Y. �` 'LL y. Op. .•we a _.._ � �r«��
u'°'p ,y e, }y m M VApA r 7°f] T007..
a r -Ii E_r f��IIj1�A �r,Y
..-: ° .�r u"R it a_t�w .�iv _...-��• 1 � Yf014 'L. �I D I i 7oa: i�� ,a: urm. ,a r 8'i4t S'
tr17A,e13
A . ..
.
..'. r ccr.r •� 7 170J
it _�:a31Y0 5
20 y I WA i
- �yy..,��y 1�gMy�j�► a - �
sm20
R-4. 2l12X � x
2f 29
WK
i 2%A t�y�`. 2' y j TM f
z 2A
2EW_2rAo
21 21FA 5m
2,D err e®
2 REBSAG-10
WA
we L7
erg ,reA
R—
EXHIBIT A
page ;a • staiisi;eij zoning orainance
CHAPTER 27.14
B-2 GENERAL BUSINESS
Sections:
27.14.010 Intent
27.14.020 Permitted Uses
27.14.030 Uses Which May Be Permitted By Conditional
Use Permit
27.14.040 Property Development Standards
27.14.010: Intent. A business district to provide areas for those retail sales and
service functions and businesses whose operations are typically characterized by outdoor
display, storage and/or said of merchandise, by major repair of motor vehicles, `and by
outdoor commercial amusement and recreational activities. This district would also serve
the general needs of the tourist and traveler.
This district depends on the proximity to major streets and arterials. This
district should be located in business corridors or in islands.
27.14.020: Permitted Uses.
(1).
Appliance distributors, wholesaletrepair.
M.
Athletic club.
0).
Automobile parking, commercial or public.
(4).
Automobile sales.
(5).
Automobile rental agency.
(6).
Automobile repair garages, excluding body shops.
(7).
Automobile service station (see definition).
(8).
Bakery/dell, wholesale and retail, less than 1,500 square feet
manufacturing area.
(9).
Barber and beauty services.
(10).
Bar, .tavern, cocktail. lounge, clubs and associated commercial
enterprise.
(11).
Boat sales, new and used.
(12).
Building materials, storagetsale including lumber yards.
M M.
Bus passenger terminal buildings, transit terminals.
(14).
Car wash, automobile detailing shop.
(15).
catering establishments.'
(16).
Church/worship/parish/sunday school buildings.
(17).
Dairy bar/ice cream manufacturing, retail on premise.
(18).
Electrical sales and contracting companies.
(19).
Food processing/retail on premises -no killing or dressing of flesh
or fowl.
(20).
rood store/supermarket, etc. - no slaughtering of flesh/fowl.
(21).
Food stores, retail/under 3,000 square feet.
(22).
Garden supplies, retail sales.
(23).
Glazier.
(24).
Heating, ventilating, air conditioning (HVAC)/sheet metal shop,
sales/service.
(25).
Hotel, motel.
(26).
Janitor supplies/services/contracting.
(27).
Launderette/dry cleaning, customer self-service.
(28).
Laundries/dry cleaning plants.
EXHIBIT C
(29). Liquor store.
(30). Locksmiths or gunsmiths.
(31). Lube station.
t321. Manufactured home sales lot
(33). Massage parlor.
(34). Motorcycle sales/repair.
(35). Music education with related performance and limited sales.
06). Newspaper office.
(37). Nursery, landscape materials.
38). Office, professlonai/govennmental.
(39). Parks.
(40). Pawn shops (no outside storage/display).
(41). Plumbing/heating materials, retaiUservice only.
(42). Plumbing shop and yard.
(43). Post office - main distribution- center.
(44). Post office - satellite or neighborhood.
(45). Prepared food delivery facilities.
(46). Printing/pub/reproCluction/blueprinting/photostating establishment
(47). Produce stand.
(48). Radiator repair.
(49). Real estate sales offices.
(50). Recreational area, commercial and non-commercial (see definition).
(51). Rental service stores and yards.
(52). Repair/service-office)household equipment
(53). Restaurants.
(54). Retail business (see definition).
(55). Riding academy and stables.
56). RV sates.
(57). Second hand stores (see definition).
(58). Shoe repair.
(59). Ski rental shop.
(60). Small engine sales, service and repair (lawn mowers, saws).
(61). Take and bake prepared food facility.
(62). Taxidermist
(63). Telecommunication companies and/or radio common carriers.
(64). Theaters in permanent indoor structure.
(65). Tire dealer, alignment center.
(66). Trailer sales areas.
(67). Travel agency.
(68). Truck rentals, single axle, less than 20,100 pounds gvw.
(69). Upholstery shop.
(7O). Veterinary clinic, small animals.
27.14.030: Uses Which May Be Permitted By Conditional use Permit
t1). Amusement park or zoo and similar out-of-doors activities.
(2). Apartments, Accessory. (Amended ordinance No. 1195J
(3). Assembly halls/coliseums/stadlumslconvention hall facilities.
(4). Campground/RV Park.
(5). Casino.
(6). Community residential facilities for eight or fewer persons. (Ordinance
No.1209)
M. Drive-in theaters.
(8). Electrical distribution station.
(9). Fish sales stand, temporary.
(10). Golf courses.
Page yg • KaU517®fe A %Z"""g v1 Qj'"
(11).
Golf driving range/putting course.
(12).
Hangars (aircraft) when abutting/contiguous to an airport
(13).
Heliports.
(14).
Hostel, youth.
(15).
Law enforcement1fire stations.
(16),
Libraries, museums, and similar cultural facilities.
(17).
Mobile restauranVvendor facilities.
(18).
-Quasi-public buildings, non-profit In character.
(19).
Railroad rights -of -way.
t20).
Recycling center.
i21).
Restaurants, as an incidental use.
(22).
Rifle range, indoor.
(23).
Schools, commercial (see definition).
(24).
Shelter, public or private.
(25).
Temporary building/structure.
(26).
Transmission towers and accessory facilities.
(27).
Water storage facilities.
27.14.040:
Property Development Standards.
(1).
Minimum Lot Area: 7000 square feet
(2).
Minimum Lot Width (Fr): 70
(3).
Minimum Yards (Fn:
Front Yard - 20
Side Yard - 5
Rear Yard - 20
Side Comer -15
(Amended ordinance No. mom
(4).
Maximum Building Height (FT): 35
(5).
Permitted Lot Coverage (%): N/A
(6).
Off -Street Parking: Refer to Sections 27.26 and 27.27
Cn.
Maximum Fence Heights (Fn:
Front - 0
Side - 6.5
Rear - 6.5
ORDINANCE NO. 1242
AN ORDINANCE APPROVING THE KALISPELL CITY AIRPORT/ATHLETIC COMPLEX
REDEVELOPMENT PLAN ANALYSIS FOR THE CITY OF KALISPELL, MONTANA AS
AN URBAN RENEWAL PLAN; AUTHORIZING THE MANAGER TO IMPLEMENT THE
PLAN WITH THE POWERS CONTAINED IN THE URBAN RENEWAL LAW, AND
DECLARING AN EFFECTIVE DATE.
WHEREAS, under the provisions of the Montana Urban Renewal Law,
the City Council of the City of Kalispell, Montana, did
adopt Resolution No. 4256 finding that 1) blighting
conditions exist within the area of the Kalispell City
Airport Neighborhood Plan, and 2) that rehabilitation,
redevelopment or a combination thereof, within the area
is necessary in the interest of public health, safety and
morals or welfare of the residents of the City of
Kalispell, and
WHEREAS, the City Council of the City of Kalispell acting in its
capacity as the Urban Renewal Agency has directed that an
urban renewal plan for the blighted areas be developed in
accordance with the Montana Urban Renewal Law; and
WHEREAS, the City Council of the City of Kalispell, Montana
(herein Agency) has caused to be made detailed studies of
the land uses, ownership, building conditions,
demographics, transportation and safety within the
Neighborhood Plan area and determined that said factors
contribute to blighted conditions under S 7-15-4206, MCA,
and are detrimental and a menace to the safety, health
and welfare of the inhabitants and users of the area, and
WHEREAS, the Agency has been fully apprised and is aware of the
factors and conditions, and
WHEREAS, there has been prepared an Urban Renewal Plan for the
project, known as the Kalispell City Airport/Athletic
Complex Redevelopment Plan Analysis (hereinafter
Analysis) which has been reviewed by the Airport Advisory
Board, an official advisory group; and
WHEREAS, in accordance with Title 7, Chapter 15, Part 42, Montana
Code Annotated, the City/County Planning Board is the
duly designated and acting official planning body for the
City and has submitted to the Agency its input and
recommendations with respect to the Analysis and has
certified that the Analysis conforms to the general plan
for the locality and the Agency has duly considered the
input, recommendations and certification of the Planning
Board, and
1
EXHIBIT D
WHEREAS, the Analysis has been referred to the Agency for review
and approval. The Analysis consists of textual matter
inclusive of supporting material and maps and is attached
hereto as Exhibit 'A" and by this reference made a part
hereof, and
WHEREAS, the Analysis for the project area requires, among other
things:
a. minimizing hazards to navigation,
b. developing the airport in accordance -with an
airport layout plan,
C. increasing development opportunities on nearby
properties,
d. promoting compatible land use in and around
the airport,
e. establishing a funding mechanism for airport
properties, and
f. establishing a priority schedule for plan
implementation.
WHEREAS, the Agency is aware that a market exists in the area for
commercial development consistent with the Analysis, and
WHEREAS, the City will comply with Federal and State laws
governing the relocation of person(s) displaced as result
of implementation of the Analysis, and
WHEREAS, the members of the Agency have general knowledge of the
conditions prevailing in the project area and the
availability of property for the relocation of families,
businesses and recreational property that may be
displaced by implementation of the Analysis, and have
determined that a relocation program is both workable and
feasible for the needs of the project area, and
WHEREAS, the Agency is cognizant of the conditions that are
endorsed in the undertaking and carrying out of the
Analysis including those prohibiting discrimination under
the Montana Human Rights Act, and
WHEREAS, in accordance with the $ 7-15-4215, MCA, the Agency did
hold a Public Hearing on June 17, 1996 after due and
proper notice, both by mail and publication, of same.
NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
KALISPELL, MONTANA, AS FOLLOWS:
SECTION I. That the Kalispell City_ Airport/Athletic
Complex Redevelopment Plan Analysis for the
City of Kalispell, Montana contained in
Exhibit '-A' hereof, having been duly reviewed
F4
and considered, is hereby approved and the
City Clerk of Council is hereby directed to
file said copy of the Analysis with the
minutes of this meeting and in the Ordinance
Book. Said ordinance is to be posted as
required by law and copies made available to
the public upon request.
SECTION II. That it is hereby found and determined that
the project area of said Analysis is blighted
and qualifies as an eligible project under the
Montana Urban Renewal Law.
SECTION III. That it is hereby found and determined that
the objectives of the Analysis cannot be
achieved except through more extensive
rehabilitation of the project area.
SECTION IV. That it is hereby found and determined that
the Analysis for the project area conforms to
the Kalispell City -County Master Plan or parts
thereof adopted for the City of Kalispell -
planning area.
SECTION V. That it is hereby found and determined that a
sound and adequate financial program exists in
the Analysis for financing the projects
contained therein.
SECTION VI. That the redevelopment of the Analysis area is
necessary for the proper development of the
community.
SECTION VII. That it is hereby found and determined that
the Analysis for the area will afford maximum
opportunities consistent with the sound needs
of the locality as a whole for the renewal of
the area by private enterprise.
SECTION VIII. That it is hereby found and determined that
the Analysis for the area gives due
consideration to the providing for adequate
.park and recreational areas and facilities as
may be desirable for the neighborhood
improvement with special consideration for the
health, safety and welfare of children using
_facilities within the vicinity of the Analysis
area.
3
SECTION IX. That a workable and feasible plan exists
therein for making available adequate housing
for person(s) who may be displaced by the
projects.
SECTION X. That in order to implement and facilitate the
effectuation of the Analysis, hereby approved,
it is found and determined that certain
official actions must be taken by the Agency
with reference among other things to
minimizing hazards to navigation, developing
the airport in accordance with an airport
layout plan, increasing private development on
nearby properties, promoting compatible land
uses in and around the airport, establishing
funding mechanisms for airport operations, and
establishing a priority schedule for plan
implementation:
a) Pledging its cooperation in carrying out
the Analysis;
b) Directing the various officials,
departments, boards and agencies of the
locality having administrative
responsibility in the premises likewise
to cooperate to such end and to exercise
the respective functions and powers in a
manner consistent with the Analysis; and
c) Standing ready to consider and take
appropriate action upon acceptable
proposals and measures designated to
effectuate the Analysis.
SECTION XI. The City Council of the City of Kalispell,
Montana does authorize the Manager to
implement the Analysis with the powers set
forth in Title 7, Chapter 15, Parts 42 & 43,
MCA, and to seek financial assistance as it
may become available from the Federal or State
Government or such other sources as may be
determined appropriate by the City Council.
SECTION XII. This Ordinance will take effect from and after
30 days of its passage by the City Council.
4
FINALLY PASSED AND APPROV�FD BY THE CITY COUNCIL AND MAYOR OF THE
CITY OF KALISPELL, THIS I" DAY OF�y_ 1996.
Attest:
Debbie G*f14C-
city CleCouncil
5
Dougla D. Rauthe - Mayor
DALEY BALLFIELD PHASE I SITE ASSESSMENT
FOR THE
CITY OF KALISPELL,
PLANNING, ECONOMIC, AND COMMUNITY DEVELOPMENT DEPARTMENT
BY
TETRA TECH INC.
October 1996
TABLE OF CONTENTS
1.0 Introduction
2.0 Methods
3.0 Site History and Description
4.0 Results
4.1 Record's Search
4.2 Site Reconnaissance
5.0 Conclusions
6.0 Recommendations
7.0 Disclaimer
LIST OF FIGURES
Figure 1 - Site Location Map
1
1
2
2
2
7
7
7
8
3
Figure 2 - State CERCLIS Sites Location Map 5
7. Flathead County Disaster and Emergency Services.
Results of the Record's Search are discussed in Section 4.1.
The site reconnaissance consisted of a walk over of Parcel q in which observations were made as
to evidence or sources of hazardous wastes or petroleum products on site. Results of the site
reconnaissance are discussed in Section 4.2.
3.0 SITE HISTORY AND DESCRIPTION
Parcel 6 has always been an undeveloped parcel of land. It was originally sold to the City of
Kalispell in 1928. The site is located on the west side of Highway 93 South, south of the
Montana National Guard Station, east of the Kalispell airport in Kalispell, Montana (Figure 1).
The property, covering 17 acres, consists of five ballfields, a restroom, and a parking lot. A 1937
Soil Conservation Service aerial photograph indicated this area was a hayfield.
To the east, the property is bounded by Highway 93 South. To the east of Highway 93 South is a
commercial building and a city park. To the south, the property is bounded by a state government
building. To the west, the property is bounded by the Kalispell airport and to the west of airport
is the Kalispell sewage treatment plant. To the north, the property is bounded by the Montana
National Guard Station. North of the National Guard Station is the Kalispell Elks Club.
4.0 RESULTS
4.1 RECORD'S SEARCH
As previously stated, a variety of federal, state and local records were reviewed, and individuals
interviewed in relation to the site. Results of the record's search are:
1. Federal National Priorities List (NPLI
Federal NPL sites are generally known as Superfund Sites. There are no Federal NPL
sites in Kalispell.
2. State CERCLIS List
State CERCLIS sites are similar to NPL sites. They have been defined as sites which
contain hazardous wastes or materials and have either not been ranked for the NPL status
2
7tTetra Tech Inc.
Helena, MT
Project: Parcel 4
Date:10/96 Scale: Unknown
Drawing: Location Map
Figure Number: I
File #: Kalis I
r
Site of
Fi9Ure
Page 3
Investigation
or their ranking does not qualify for NPL status. There are ten State CERCLIS sites in Kalispell.
Of the ten, only two sites are within one mile of the site (Figure 2). The two state sites are:
1. Kalispell Landfill- Willow Glen Road
2. Kalispell Landfill- Cemetery Road
Investigations at these sites have indicated that contamination of ground water is
low and does not pose significant threat to public health. The ground -water flow
direction at the Cemetery Road Landfill is to the south southeast. Potential
impacts to the subject property from the CERCLIS sites are therefore minimal.
3. State RCRA TSD Facilities List
TSD Facilities are transport and disposal facilities which handle RCRA defined wastes.
There are no RCRA TSD Facilities in Kalispell.
4, State RCRA Generators List
While Kalispell has numerous RCRA waste generators, no RCRA waste generators adjoin
or are located at the property.
5 Federal ERN's List
The ERNS List is the Emergency Response Notification List which is recorded by the
EPA. The list contains all reported spills and leaks in the United States since 1975. The
list was reviewed for all reported incidents in Kalispell. Since 1982 ten spills or releases
have been reported in the Kalispell area. None of the reports were for the property. The
closest reported spills or releases were at the State CERCLIS sites which as previously
mentioned, do not appear to pose a threat to the property.
6. State Landfill or Solid Waste Disposal List
No licensed landfills exist within one half -mile of the site. Review of the Hazardous
.19
W&CI 41,111a
29538
r-7
WILLOW GLEN LANDFILL
2909
U7
7
r.TT. e i. ''S . • \ • •'� `• .•' -`e (ice `
P-1
V. Ire
%
b
A
wa.
(Kalilu
SITE
City Ikirrt V.
rt
ON
29 .i
32 20
CEMETERY LANDFILL sm
Trailer rr— -
Park
W'Il ,CAI ` 1 ,V IL
i 4L
I a, Binsg<w797
v\,
R!d,)o.
TtTetra Tech Inc.
: Helena, MT
LEGEND
1.--Kalisr)ell (--emetery Landfill
Willow(- -lien Landf ill
Project: Parcel '4
Date: 10/96 Scale _'-100u
Drawing: CERC L15 SITES ) I (v A 1 01' 1 1 IAP
Figure Number: I
File *- Kalisp2
Waste Complaint Program file did show that an unlicensed dump site existed within one
mile of the site.
7. Leaking UST's List
Two sites with leaking UST's were identified from the state leaking UST list within one
half mile of the property. The two sites are:
City Service - 1645 Highway 93 South - Facility ID# 15-02014. On June
17, 1992 a Phase I Site Assessment was conducted at this site to determine
the source of gasoline discovered in the storm sewer system. The source
appeared to be from a surface spill. Ground -water at this site is
contaminated, although it does not pose a threat to Parcel q The site
owner/operator is currently required to analyze the ground -water two
times a year. No remedial activity has taken place at the site.
2. Main Stop - 1319 South Main - Facility ID# 15-09820. The gasoline leak
associated with this site was discovered on April 29, 1995. Approximately
4,000 gallons of unleaded plus gasoline leaked from an aboveground
storage tank. The site is currently under going a Remedial Investigation.
The leaking UST list which was reviewed has not been updated since May 1996.
There may be additional leak sites that have been discovered in the mean time.
Most tanks in the area would be located to the north of Parcel q along Highway
93 South and the business district. The investigation at City Service suggests that
contamination north of the site flows crossgradient to Parcel q in a southwestern
direction indicating that contamination from this area would not present a threat to
the property.
8. Reeistered UST List
The only registered UST adjoining the property is north at the Department of Military
Affairs. One tank is presently registered at the site.
One 1000 gallon gasoline tank. This tank was removed on November 16,
1991.
0
In addition to the above referenced lists, Tetra Tech also contacted the following:
Flathead County Disaster and Emergency Services: No incident reports are on file
with the county regarding Parcel 4
2. Joe Russell - Flathead County Health Department: The gasoline spill located near
the City Service gasoline station in 1992 was the only incident that Mr. Russell had
on record near Parcel q
4.2 SITE RECONNAISSANCE
Tetra Tech personnel performed a site reconnaissance of the Property on October 8, 1996. The
reconnaissance determined that the property is a recreational facility (Figure 1). The site has five
ballfields and a restroom building. A road exists on the north edge of the property. This road
accesses Highway 93 South and is an easement to the airport. The site reconnaissance did not
reveal any items of concern.
5.0 CONCLUSIONS
The site is an undeveloped property which consists of recreational ballfields. The site is located
adjacent to mostly service oriented commercial businesses. A site reconnaissance found no items
of concern.
The record's review revealed a variety of State CERCLIS sites, RCRA generators, Leaking UST's
and Registered UST's within a half mile radius of the Property. Of these sites, only Montana
National Guard adjoins the Property. No environmental concerns have been detected at the site.
As for the other sources of contamination, not adjoining the property, it appears that ground-
water contamination at UST and CERCLIS sites is generally flowing cross gradient or away from
the Parcel reducing any threat of impacts.
In summary, it appears that:
1. Potential impacts to the site from off -site contaminant sources is minimal.
2. No on site contamination was identified.
6.0 RECOMMENDATIONS
Based on the results of the Phase I Site Assessment, the following recommendation is proposed.
The City of Kalispell may have their own recommendations based on internal policy.
1. Sell the property with a stipulation that the buyer will accept environmental liabilities relating
to the site if they become apparent at a later date.
7
7.0 DISCLAIMER
This report was compiled based partially on information supplied to Tetra Tech Inc. from outside
sources and other information that is in the public domain. The conclusions and recommendations
herein are based solely on the information Tetra Tech obtained in compiling the report.
Documentation for the statements made in the report is on file at Tetra Tech's Helena, Montana
office. Tetra Tech makes no warranty as to the accuracy of statements made by others that may
be contained in the report, nor are any other warranties or guarantees, expressed or implied,
included or intended by the report except that it has been prepared in accordance with the current
generally accepted practices and standards consistent with the level of care and skill exercised
under similar circumstances by other professional consultants or firms performing the same or
similar services. Since the facts forming the basis for the report are subject to professional
interpretation, differing conclusions could be reached. Tetra Tech does not assume responsibility
for the discovery and elimination of hazards which could possibly cause accidents, injuries or
damage. Compliance with submitted recommendations or suggestions does not assure elimination
of hazards or the fulfillment of clients' obligations under local, state or federal laws or any
modifications or changes to such laws.
None of the work performed hereunder shall constitute or be represented as a legal opinion of any
kind or nature, but shall be a representation of findings of fact from records examined.
Prepared by:
Reviewed by:
�� rc
N.