I1. Ordinance 1770 - TEDD Glacier Rail ParkPLANNING FOR THE FUTURE
REPORT TO: Doug Russell, City Manager 3A1__
FROM: Jarod Nygren, Senior Planner
Planning Department
201 V Avenue East
Kalispell, MT 59901
Phone: (406) 758-7940
Fax: (406) 758-7739
www.kalispell.com/planning
SUBJECT Ordinance 1770 - Glacier Rail Park Development Plan for Targeted
Economic Development District (TEDD)
MEETING DATE: April 18, 2016
BACKGROUND:
The City of Kalispell in conjunction with the Flathead County Economic Development Authority
(FCEDA) is seeking to foster the development of secondary, value adding industries within the
Glacier Rail Park Development Plan area as part of the City's overall mission to meet its needs of
promoting economic development, improving area employment opportunities and expanding the
community's tax base. This effort would be made possible through the creation of a Targeted
Economic Development District (TEDD) on 49 acres of land within the larger Glacier Rail Park
Development Plan boundary. The City of Kalispell would need to utilize Tax Increment Financing as
part of the overall strategy to provide infrastructure in support of value -adding industry pursuant to
the 2013 Targeted Economic Development District Act, embodied in 7-15-4279, Montana Code
Annotated (MCA). The TEDD would provide the City of Kalispell with the ability to employ tax
increment financing as provided in 7-15-4282, MCA for appropriate public infrastructure projects in
support of "value -adding industry or secondary value-added products or commodities" within the
Glacier Rail Park Development Plan boundary.
On April 4, 2016, the Council took the first step towards establishing a TEDD by approving
Resolution No. 5757, seven members in favor and none opposed. Resolution 5757 was a resolution of
necessity finding that the Glacier Rail Park Development Plan area is deficient in necessary
infrastructure improvements, and that the City lacks sufficient capital to rectify the infrastructure
deficiency of the subject property, thus impeding its ability to achieve economic growth though the
development of value -adding industries; and that infrastructure improvements of the subject area is
necessary for the welfare of the residents. The resolution also set a public hearing for April 18, 2016,
for acceptance and approval of a comprehensive development plan and establishment of a TEDD
within the Glacier Rail Park.
In the event that the Kalispell City Council determines that it wishes to adopt the Glacier Rail Park
Development Plan and establish a TEDD, Ordinance 1770 needs to be adopted. Ordinance 1770 is an
ordinance adopting the Glacier Rail Park Plan as a comprehensive development plan and establishing
a TEDD in the City of Kalispell for the purpose of developing necessary infrastructure within the
plan boundary to encourage the location and development of value -adding industries; establishing the
costs which may be paid by the district created by the ordinance, establishing the boundaries of the
TEDD; and establishing January 1, 2016 as the base taxable year for the TEDD.
RECOMMENDATION: It is recommended that the Kalispell City Council adopt Ordinance 1770,
which adopts the Glacier Rail Park Plan as a comprehensive development plan and establishes a
Glacier Rail Park TEDD.
FISCAL EFFECTS: Positive impacts once implemented.
ALTERNATIVES: Deny the request.
ATTACHMENTS: Ordinance 1770
Glacier Rail Park Development Plan for TEDD
Report compiled: April 13, 2016
c: Aimee Brunckhorst, Kalispell City Clerk
2
Return to:
City Clerk
P.O. Box 1997
Kalispell, MT 59903
CERTIFICATE AS TO ORDINANCE AND ADOPTING VOTE
I, the undersigned, being the duly qualified and acting recording officer of the City of Kalispell,
Montana (the "City"), hereby certify that the attached ordinance is a true copy of Ordinance No. 1770
entitled: "AN ORDINANCE ADOPTING THE GLACIER RAIL PARK DEVELOPMENT PLAN AS A
COMPREHENSIVE DEVELOPMENT PLAN AND ESTABLISHING A TARGETED ECONOMIC
DEVELOPMENT DISTRICT [TEDD] IN THE CITY OF KALISPELL, MONTANA TO BE KNOWN
AS THE GLACIER RAIL PARK TEDD WITHIN THE GLACIER RAIL PARK DEVELOPMENT
PLAN AREA FOR THE PURPOSE OF DEVELOPING NECESSARY INFRASTRUCTURE WITHIN
SUCH DEFINED AREA OF THE CITY TO ENCOURAGE THE LOCATION AND DEVELOPMENT
OF VALUE -ADDING INDUSTRIES; ESTABLISHING THE COSTS WHICH MAY BE PAID BY
THE DISTRICT CREATED BY THIS ORDINANCE; ESTABLISHING THE BOUNDARIES OF THE
GLACIER RAIL PARK TEDD; AND ESTABLISHING JANUARY 1, 2016 AS THE BASE TAXABLE
YEAR FOR THE GLACIER RAIL PARK TARGETED ECONOMIC DEVELOPMENT DISTRICT"
(the "Ordinance"), on file in the original records of the City in my legal custody; that the Ordinance was
duly adopted by the City Council of the City at a regular meeting on May , 2016, and that the meeting
was duly held by the City Council and was attended throughout by a quorum, pursuant to call and notice
of such meeting given as required by law; and that the Ordinance has not as of the date hereof been
amended or repealed.
I further certify that, upon vote being taken on the Ordinance at said meeting, the following
Council Members voted in favor thereof: ;
voted against the same: ;abstained from voting thereon: ;
or were absent:
WITNESS my hand and seal officially this day of May, 2016.
Aimee Brunckhorst, CMC
City Clerk
ORDINANCE NO. 1770
AN ORDINANCE ADOPTING THE GLACIER RAIL PARK DEVELOPMENT PLAN
AS A COMPREHENSIVE DEVELOPMENT PLAN AND ESTABLISHING A
TARGETED ECONOMIC DEVELOPMENT DISTRICT [TEDD] IN THE CITY OF
KALISPELL, MONTANA TO BE KNOWN AS THE GLACIER RAIL PARK TEDD
WITHIN THE GLACIER RAIL PARK DEVELOPMENT PLAN AREA FOR THE
PURPOSE OF DEVELOPING NECESSARY INFRASTRUCTURE WITHIN SUCH
DEFINED AREA OF THE CITY TO ENCOURAGE THE LOCATION AND
DEVELOPMENT OF VALUE -ADDING INDUSTRIES; ESTABLISHING THE COSTS
WHICH MAY BE PAID BY THE DISTRICT CREATED BY THIS ORDINANCE;
ESTABLISHING THE BOUNDARIES OF THE GLACIER RAIL PARK TEDD; AND
ESTABLISHING JANUARY 1, 2016 AS THE BASE TAXABLE YEAR FOR THE
GLACIER RAIL PARK TARGETED ECONOMIC DEVELOPMENT DISTRICT.
WHEREAS, the City of Kalispell, Montana (the "City") is defined as a "municipality" under
Montana Code Annotated, Section 7-15-4283, as amended, for the purpose of
creating and operating a Targeted Economic Development District pursuant to
Sec. 1, Ch. 214, L. 2013 of Montana Laws, as may be amended; and
WHEREAS, pursuant to the Montana laws cited above, the City Council (the "City Council")
of the City may create a Targeted Economic Development District (as defined
below) for the purpose of creating an area in which needed infrastructure for
value -adding industries can be developed; and
WHEREAS, consistent with the state legislative intent expressed in MCA 7-15-4278 it is the
desire of the City Council to encourage the attraction and retention of value -
adding industries to the City; and
WHEREAS, on April 21, 2014, the Kalispell City Council by Resolution No. 5669 and upon
petition of the Flathead County Economic Development Authority [FCEDA], a
statutory entity of Flathead County, Montana established pursuant to MCA 7-14-
1101 and owner in fee of that certain parcel of property fully described in Exhibit
"A', attached hereto and incorporated fully herein by this reference, annexed said
parcel of property into the incorporated limits of the City of Kalispell; and
WHEREAS, on May 5, 2014, the Kalispell City Council by Ordinance No. 1737, following the
proper review and recommendation of the Kalispell City Planning and Zoning
Board and duly noticed public hearing, applied a zoning designation to the subject
property of City I-2, Heavy Industrial; and
WHEREAS, on May 5, 2014, the Kalispell City Council by Resolution No. 5673 and upon
petition of the property owner, FCEDA, conditionally approved the preliminary
plat of said subject property with the designated plat name of "FCEDA Rail Park
Subdivision"; and
WHEREAS, the Kalispell City Planning and Economic and Community Development
Departments evaluated the fiscal and economic aspects, as well as the
infrastructure and other physical aspects of the subject property and its contiguous
areas in conjunction with the general economic aspects of the City and Flathead
County and submitted a report entitled "Glacier Rail Park Development Plan for
Targeted Economic Development District (TEDD)" [the Plan], incorporated into
Resolution No. 5757 and thereby made public record, that identifies the lack of
necessary infrastructure to and within the subject parcel as well as identifying the
need in the City for a district that can host a diversified tenant base of multiple
independent tenants that will encourage the location and retention of value -adding
projects; and
WHEREAS, on March 8, 2016 the Kalispell City Planning and Zoning Board held a duly
noticed public hearing and upon considering the Plan described above for the
subject property as well as the public comment given, determined unanimously to
recommend the comprehensive plan and findings that the City of Kalispell is
infrastructure deficient and that infrastructure improvement of the subject area is
necessary for the welfare of the residents of the City of Kalispell; and
WHEREAS, on April 4, 2016 the Kalispell City Council considered and passed Resolution No.
5757, a resolution of necessity finding that that the Glacier Rail Park
Development Plan area is deficient in necessary infrastructure improvements, that
the City lacks sufficient capital to rectify the infrastructure deficiency of the
subject property, thus impeding its ability to achieve economic growth through
the development of value -adding industries, and that infrastructure improvement
of the subject area is necessary for the welfare of the residents of the City of
Kalispell; and
WHEREAS, the City Council has determined, after a duly noticed public hearing as required
by the Act and at which public hearing all oral and written testimony was
considered, that there is a need for this Ordinance to create the Glacier Rail Park
Targeted Economic Development District of the City of Kalispell, Montana and
the City Council wishes to enact this Ordinance.
NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
KALISPELL, MONTANA, AS FOLLOWS:
Section 1. Definitions. In this ordinance the following terms have the meanings
indicated below.
(a) "Act" means the Targeted Economic Development District Act as it
applies within Title 7, Chapter 15, Parts 42 and 43 of the MCA.
(b) "Actual Taxable Value" means the taxable value of taxable property at
any time, as calculated from the assessment roll last equalized.
(c) "Base Taxable Value" means the actual taxable value of all taxable
property within Targeted Economic Development District prior to the effective date of a
tax increment financing provision. Base Taxable Value may be adjusted as provided in
Section 7-15-4287 or 7-15-4293 of the Act.
(d) "Incremental Taxable Value" means the amount, if any, by which the
Actual Taxable Value at any time exceeds the Base Taxable Value of all property within
the Targeted Economic Development District.
(e) "Targeted Economic Development Increment District" means a tax
increment financing district such as the Targeted Economic Development District created
pursuant to Sections 7-15-4277 through 7-15-4280 of the Act.
(f) "Targeted Economic Infrastructure Development Project" means a project
undertaken within or for a Targeted Economic Development Increment District that
consists of any or all of the activities authorized by Section 7-15-4288 of the Act.
(g) "Targeted Economic Development Tax Increment District" means the
Glacier Rail Park Targeted Economic Development Increment District of the City of
Kalispell, Montana designated as such by the City Council in accordance with the
provisions of the Act.
(h) "Infrastructure" means the acquisition, construction, and improvement of
streets, roads, curbs, gutters, sidewalks, pedestrian malls, alleys, parking lots and offstreet
parking facilities, sewers, sewer lines, sewage treatment facilities, storm sewers,
waterlines, waterways, water treatment facilities, natural gas lines, electrical lines,
telecommunication lines, rail lines, rail spurs, bridges, publicly owned buildings, any
public improvements authorized by (i) parts 41 through 45 of Chapter 12, (ii) parts 42
and 43 of Chapter 13, and (iii) part 47 of Chapter 14 of the Montana Code Annotated,
and items of personal property to be used in connection with improvements for which the
foregoing costs may be incurred.
(i) "Tax Increment" means the collections realized from extending the tax
levies, expressed in mills, of all taxing bodies which the Targeted Economic
Development Tax Increment District or a part thereof is located, against the Incremental
Taxable Value.
0) "Taxes" means all taxes levied by a taxing body against property on an ad
valorem basis.
Section 2. Purpose. The purpose of this Ordinance is to (i) create a Targeted
Economic Development Tax Increment District to be known as the Glacier Rail Park Targeted
Economic Development Tax Increment District of the City of Kalispell, Montana, (ii) to
encourage the growth and retention of value -adding industries in the City, and (iii) provide a
financial mechanism for the installation and construction of infrastructure improvements to host
a diversified tenant base of multiple independent tenants.
Section 3. Findings, Determinations, and Declarations. Based on engineering studies
provided by the FCEDA, the report provided by the Kalispell City Planning and Economic and
Community Development Departments entitled "Glacier Rail Park Development Plan for
Targeted Economic Development District (TEDD)" and the work of City staff to date, the City
Council, by this Ordinance, makes the findings, determinations, and declarations set forth below.
The City Council of the City of Kalispell, Montana hereby finds, determines, and
declares that:
a) The subject property consists of a continuous area with an accurately
described boundary that is large enough to host a diversified tenant base of multiple
independent tenants; and
b) The subject property has been zoned by the City as City I-2, Heavy
Industrial, and such zoning designation is consistent with the Kalispell City Growth
Policy; and
c) No portion of the subject property is included within an existing tan
increment financing district; and
d) The "Glacier Rail Park Development Plan for Targeted Economic
Development District (TEDD)" [the Plan] is appropriate to be the comprehensive
development plan for the district and is hereby adopted and approved; and
e) This Ordinance and the formation of the Targeted Economic Development
Tax Increment District, as proposed, will facilitate the development of the necessary
Infrastructure to support growth within the Targeted Economic Development Tax
Increment District;
(b) The passage of this Ordinance and the establishment of the Targeted
Economic Development Tax Increment District fall within the economic goals adopted
by the City Council and the adoption therefor is in the public interest;
Section 4. Costs which may be paid by the City from Tax Increments. The Tax
Increment received by the City from the Targeted Economic Development Tax Increment
District may be used to pay any costs or obligations incurred for an Targeted Economic
Infrastructure Development Project (in the Targeted Economic Development Tax Increment
District) including those listed in (1) through (14) below.
The costs that may be paid with Tax Increments are:
(1) land acquisition;
(2) demolition and removal of structures;
(3) relocation of occupants;
(4) Infrastructure;
(5) to prepare an industrial development plan;
(6) to organize, coordinate, and direct the administration of this Ordinance;
(7) to conduct appraisals, title searches, surveys, studies, and other preliminary plans
and work necessary to prepare for the undertaking of Infrastructure Development
Proj ects;
(8) acquisition of infrastructure -deficient areas or portions thereof,
(9) administrative costs associated with the management of the Targeted Economic
Development Tax Increment District;
(10) assemblage of land for development or redevelopment by private enterprise or
public agencies, including sale, initial leasing, or retention by the City at its fair
value;
(11) the compilation and analysis of pertinent information required to adequately
determine the infrastructure needs of value -adding industries in the Targeted
Economic Development Tax Increment District;
(12) the connection of the Targeted Economic Development Tax Increment District to
existing infrastructure outside the Targeted Economic Development Tax
Increment District;
(13) the provision of direct assistance to value -adding industries to assist in meeting
their infrastructure and land needs within the Targeted Economic Development
Tax Increment District;
(14) the Tax Increments received may be pledged, pursuant to Section 7-15-4290 of
the Act, for the payment of the principal of, premium, if any, and interest on
revenue bonds issued for Targeted Economic Development Infrastructure
Development Projects, general obligation bonds, revenue bonds, or special
assessment bonds issued to pay Targeted Economic Development District costs
described in Section 7-15-4288 of the Act, including (i) the items listed in (1)
through 13 above or (ii) any other costs otherwise authorized to be paid under the
terms of the Act.
Section 4. Boundaries. The boundaries of the Targeted Economic Development Tax
Increment District are (i) described in Exhibit A attached hereto and made a part hereof, and (ii)
are shown on the map attached hereto as Exhibit B.
Section 5. Base Year. For the purpose of calculating the Incremental Taxable Value
each year for the life of the Targeted Economic Development Tax Increment District, the Base
Taxable Value shall be calculated as the taxable value of all property within the district as of
January 1, 2016.
Section 6. Term of the Industrial Tax Increment District. The Industrial Tax
Increment District will terminate upon the later of:
(a) the fifteenth (15th) year following the creation of the Targeted Economic
Development Tax Increment District; or
(b) the payment or provision for payment in full or discharge of all bonds
(including special assessment bonds) for which the Tax Increment has been pledged, and
the interest thereon.
After termination of the tax increment financing provision, all taxes shall be levied upon
the actual taxable value of the taxable property in the Targeted Economic Development Tax
Increment District and shall be paid into the funds of the taxing bodies levying taxes within the
Industrial Tax Increment District.
Section 7. Effective Date. This Ordinance shall be in full force and effect thirty (30)
days after its final passage and adoption by the City Council of the City.
Section 8. Conflict with other Ordinances and Resolutions. All parts of ordinances
and Resolutions in conflict with this Ordinance are hereby repealed.
PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF
THE CITY OF KALISPELL THIS DAY OF MAY, 2016.
Mark Johnson
Mayor
ATTEST:
Aimee Brunckhorst, CMC
City Clerk
EXHIBIT A
LAND OWNER: FLATHEAD CO UNTY ECONOMIC DEVELOPMENT AUTHORITY
A PORTION OF WHITEFISH STAGE ROAD
A PORTION OF EAST OREGON STREET
A tract of land located in N1/2 of Section 8, Township 28 North, Range 21 West, P.M.M.,
Flathead County, Montana, more particularly described as follows: BEGINNING at the
southwesterly corner of Parcel C of Certificate of Survey No. 14785, Thence S 75°37'02" W,
63.34 feet to the westerly right-of-way of Whitefish Stage Road; Thence along said right-of-way
the following five (5) courses: (1) N 04°18'57"E, 379.73 feet; (2) S 89°22'09" W, 34.27 feet; (3)
N 17°55'03" W, 369.62 feet; (4) along a curve to the left with a radius of 1670 feet, an arc length
of 241.24 feet and a delta angle of 8° 16'36"; (5) N 26° 11'39"W, 105.11 feet; Thence N
63051'47" E, 60.00 feet to the easterly right-of-way of said Whitefish Stage Road; Thence along
said right -of way the following two (2) courses: (1) N 63044'01" E, 49.71 feet; (2) N 22°31'52"
W, 303.77 feet; Thence along the northerly boundary of Tract 2 of Certificate of Survey No.
19246 the following nine (9) courses; (1) S 59023'18" E, 304.94 feet; (2) N 63043'36" E, 367.60
feet; (3) S 48004'24" E, 533.99 feet; (4) S 52058'24" E, 151.14 feet; (5) S 62030'24" E, 157.08
feet; (6) S 74020'24" E, 118.80 feet; (7) S 89044'24" E, 188.76 feet; (8) N 67023'36" E, 323.40
feet; (9) N 75053'36" E, 144.93 feet to the westerly boundary of Tract 5 of Certificate of Survey
No. 18380; Thence along said westerly boundary N 00010'22" E, 56.37 feet; Thence N 89033'46"
E, 739.18 feet along the northerly boundary of said Tract 5 to the westerly boundary of
Burlington Northern Railroad Right -of -Way; Thence along said right-of-way the following three
(3) courses; (1) S 18025'34" W, 188.79 feet; (2) along a curve to the left with a radius of 1372.48
feet, an arc length of 46.99 feet and a delta angle of 1057'42" (3) along a curve to the left with a
radius of 1382.69 feet, an arc length of 243.39 feet and a delta angle of 10005'08"; Thence
continuing along said right-of-way which is also the easterly right-of-way of East Oregon Street
S 30027'32" W, 1070.40 feet to the northerly boundary of Tract I of Certificate of Survey No.
14094 which is also the southerly boundary of East Oregon Street; Thence along said boundary
between said Tract 1 and East Oregon Street the following eight (8) courses: (1) N 36023'55" W,
75.40 feet; (2) N 67048'53" W, 96.01 feet; (3) N 77003'55" W, 75.00 feet; (4) S 88026'05" W,
125.00 feet; (5) N 65038'55" W, 182.00 feet; (6) N 86003'55" W, 35.00 feet; (7) S 79041'05" W,
42.00 feet; (8) S 54056'05" W, 83.19 feet; Thence N 13049'00" W, 98.67 feet to the northerly
boundary of East Oregon Street; Thence along said boundary the following four (4) courses: (1)
N 51020'00" E, 72.73 feet; (2) N 13049'00" W, 34.85 feet to the southerly boundary of Parcel B
of Certificate of Survey No. 19528; (3) Along said southerly boundary N 51018'29" E, 101.13
feet; (4) Along said southerly boundary S 62047'38" E, 99.39 feet to the westerly boundary of
Tract 4 of Certificate of Survey No. 18380; Thence along said boundary N 00052'43" E, 370.95
feet to the southerly boundary of Tract 2 of Certificate of Survey No. 19246; Thence along said
southerly boundary the following three (3) courses: (1) N 89040'46" W, 834.59 feet; (2) S
11058'02" E, 9.26 feet; (3) S 89058'54" W, 369.04 feet to the easterly right-of-way of Whitefish
Stage Road; Thence along said right-of-way S 04018'59" W, 364.08 feet to the POINT OF
BEGINNING, excepting therefrom Tract 1 of Certificate of Survey No. 6547, which is not part
of this annexation. The area to be annexed includes 48.89 acres more or less.
EXHIBIT B
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VICINITY MAP
FLATHEAD COUNTY ECONOMIC DEVELOPMENT AUTHORITY
GLACIER RAIL PARK DEVELOPMENT PLAN —
TARGETED ECONOMIC DEVELOPMENT DISTRICT (TEDD)
Glacier Rail Park Development Plan for
Targeted Economic Development District (TEDD)
I. Introduction:
The Glacier Rail Park Development Plan embraces a 104 acre area under multiple ownerships
located in the heart of Flathead County in and adjacent to the City of Kalispell. The City of
Kalispell in conjunction with the Flathead County Economic Development Authority (FCEDA)
is seeking to foster the development of secondary, value adding industries within the Glacier Rail
Park Plan Area as part of the City's overall mission to meet its needs of promoting economic
development, improving area employment opportunities and expanding the community's tax
base. This effort would be made possible through the creation of a Targeted Economic
Development District (TEDD) on 49 acres of land within the larger Glacier Rail Park Plan
Boundary. The City of Kalispell would need to utilize Tax Increment Financing as part of the
overall strategy to provide infrastructure in support of value -adding industry pursuant to the 2013
Targeted Economic Development District Act, embodied in 7-15-4279, Montana Code
Annotated (MCA). The TEDD would provide the City of Kalispell with the ability to employ tax
increment financing as provided in 7-15-4282, MCA for appropriate public infrastructure
projects in support of "value -adding industry or secondary value-added products or
commodities" within the Glacier Rail Park Plan Boundary.
There is an opportunity here to utilize an effective economic tool, as envisioned by the state
legislature, through the creation of a TEDD at the Glacier Rail Park. A TEDD would allow the
City to appropriately marshal tax revenues to help fund the public infrastructure that will spur a
diverse private business base to invest there. It is the primary focus of the Glacier Rail Park
TEDD proposal to develop the necessary infrastructure to encourage the location, expansion and
retention of diverse value added industries suitable for an industrial Rail Park.
II. Proiect Summary:
The Glacier Rail Park project, occupying 49 acres within the larger Glacier Rail Park Plan
boundary, is a transformative project for northwest Montana, creating economic opportunities to
spark community revitalization. The project is designed to incentivize private investment to
create jobs and position the region for sustained economic growth into the 21" century by
converting an underutilized gravel pit into a thriving rail -served industrial park. The Rail Park is
centrally located on a vacant gravel pit which was purchased by FCEDA for the specific purpose
of developing a rail -served industrial park. The Rail Park Project can transform this reclaimed
EPA Brownfields site to a multi -modal long-term use, create jobs and increase freight movement
via rail. It will shift rail use to a location that matches rail access with highway access. The
property has been zoned to meet the requirements for sustained industrial growth. The TIGER
2015 grant funds awarded to this project may be used to leverage local, state, federal and private
dollars to assist with the construction of $4.3 million of rail (13,724 lineal feet) and $2.6 million
in road (6,600 lineal feet) and safety infrastructure for a rail -served industrial park to serve
existing and new prospective businesses. A $10 million investment of TIGER funds will
leverage over $11 million in private and public local, non-federal match and encourage
additional private investment in the Glacier Rail Park. Without the benefit of a TEDD the City of
Kalispell may not be able to adequately assist in the match requirements to derive the most
leverage possible for the TIGER 2015 grant funds.
Construction of the project will contribute to the long-term growth of the economy by fostering
jobs in Northwest Montana. The City of Kalispell works to attract new and expanding
businesses to the region and assist existing companies to grow in order to foster job creation in
the northwest region of Montana which has been designated as an Economically Distressed Area
in part due to a decline in the traditional industries of timber, mining and aluminum production.
A Rail Park designed to modern standards will meet today's manufacturing and industrial
requirements. The Rail Park will also assist existing business to expand as their ability to reach
new markets is improved. Businesses moving into the Rail Park will create new jobs paying
wages estimated to be at or above the county average wage.
III. Goals of the Glacier Rail Park TEDD:
The goal of the Glacier Rail Park TEDD would be to assist the Flathead Valley to recover from
being an Economically Distressed Area by accomplishing the following:
1. To foster economic vitality in the Valley and increase employment opportunities through
infrastructure development in support of secondary value -adding industry;
2. To provide support for business and industries that preserve the quality of life for all
residents;
3. To facilitate the creation of a diversified tenant base of multiple independent tenants
within the TEDD;
4. To encourage secondary, value -adding industries that take advantage of the Valley's
resources for the purpose of engaging in interstate commerce; and
5. To encourage the orderly growth and development of the community.
21
IV. Overall Glacier Rail Park Development Plan Boundary Site Description:
The Glacier Rail Park Plan Boundary shown by FIGURE 1 below is generally bound by
Whitefish Stage Road to the West, Stillwater River to the north, BNSF tracks to the east
and Oregon Street to the south. The Glacier Rail Park Plan Boundary totals
approximately 104 acres. The TEDD boundary (within city limits) is approximately 49
acres and the properties outside of the TEDD boundary are approximately 55 acres in
size.
Gltreie� Rail Park
�j�y, an Boundary
la Bo
undary
Rail Park
Plan Boundary
rYI►fi TEDD
F �
Railroad
.►rlJi � 'rS� NORT
ilk
.' s }
t a
'NPlAE.. I!✓�.i / I�.Ota�G�.�Pyi1
f9
NVAS�K a
• i r rl'I
f
v r. i�
�� a+ � HEG, Ci•, rt� � � Y .�� r�
c _3o xn i.ow Fee g DWv
FIGURE 1: Glacier Rail Park Plan Boundary
Note the 55 acres of adjacent land currently within Flathead County. This 55 acres will
not be located within the TEDD; however, this plan is taking into account this 55 acre
area due to the likelihood of the property owners petitioning to annex into the City. It is
anticipated that the development of the infrastructure within the TEDD will catalyze
redevelopment of industrial land adjacent to the TEDD, which will benefit from the
improved infrastructure and increased visibility. In order for these properties within the
County to fully develop, infrastructure will need to be provided. Accordingly, if at a
31
future date properties outside of the designated TEDD would like to be included in the
Rail Park, this plan would leave open the possibility of the TEDD being expanded into
those properties.
V. Overall Plan Current Land Use:
The general land use character of the overall Glacier Rail Park Development Plan Area
can be described as industrial. The active land uses in the area are a trucking company, a
landscape stone supply company, a post and pole wood products manufacturing
operation, and a commercial truck repair business. There are residential properties
adjacent to the site on its southern boundary, but there is a significant topographic
difference between the residential properties and the industrial area, with the residential
properties sitting 20 to 30 feet above the industrial zone.
VI. Glacier Rail Park Development Overall Development Plan Development Pattern:
Zonin :
The portion of the Glacier Rail Park Plan Boundary within City limits is within the City I-2
(Heavy Industrial) Zoning District. This portion of the Glacier Park Plan boundary is where the
TEDD is proposed to be initially implemented. The Kalispell Zoning Regulations state that the I-
2 zoning district is;
"intended to provide areas for heavy industrial uses to accommodate heavy manufacturing,
processing, fabrication and assembling of products or materials. It is also intended that the
encroachment of non -industrial uses within the district be prevented. This zoning district would
typically be restricted to areas designated as industrial on the Kalispell Growth Policy Future
Land Use Map. "
The portion of the Glacier Rail Park Boundary located within Flathead County is within the
County I-2 (Heavy Industrial) Zoning District. If any of these properties were to annex into the
City of Kalispell they would be given a City I-2 zoning designation, as described above. The
Flathead County Zoning Regulations state that the I-2 Zoning District is;
"a district to provide for industrial uses to accommodate heavy manufacturing, processing,
fabrication, and assembly of parts or materials. It is also intended that the encroachment of non-
industrial or unspecified commercial uses within the district be prevented. " Permitted uses in
this district include a variety of heavy industrial uses, including a railroad yard. The county's
zoning code conditionally permits additional heavy industrial uses that tend to deal with
handling or manufacture of dangerous or toxic materials, or produce excessive noise, such as an
airport or motor vehicle race track. "
41
Chapter 27.17 (I-2 — Heavy Industrial) of the Kalispell Zoning Ordinance outlines the zoning
district regulations that will be applicable to the plan boundary. The I-2 zoning designation of the
Glacier Park Plan Boundary anticipates rail -served industrial uses. The 1-2 zoning district is
consistent with the surrounding industrial character of the area and its location adjacent to the
BNSF right-of-way. The I-2 zoning district gives due consideration of the suitability of this
property for the permitted uses in the zoning district. Setback, height, and lot coverage standards
for development occurring on this site are established in the Kalispell Zoning Ordinance to insure
adequate light and air is provided.
Growth Policy:
The Glacier Rail Park Plan Boundary is designated by the Kalispell Growth Policy Future Land
Use Map as "Industrial" (including the County properties) which anticipates the I-2 zoning district.
The I-2 zoning district is consistent with the industrial designation in the growth policy.
FIGURE 2: Zoning/ Growth Policy Map
VI. City of Kalispell Demographics:
Population (2014 estimate)
21,518
Median Household Income:
$41,009
Personal Per Capita Income:
$22,557
Unemployment Rate Kalispell:
10.4%
Unemployment Rate Flathead County 2012:
8.6%
Persons below poverty level in Kalispell:
16.5%
Note: The project is located within the northwest region of Montana which is an Economically
Distressed Area.
VII. Planning Completed:
Fall 2010-Spring 2015
1) US EPA Brownfields Phase I and Phase II Environmental Site Assessments and
Updates at Rail Park site (former gravel pit)
2) Flathead County 2012 Community Economic Development Strategies (CEDS)
adopted
3) Property acquisition using US EDA Economic Trade Adjustment grant funds
4) Rail Park Environmental Narrative accepted by US EDA
5) Glacier Rail Park Market Analysis
6) Rail Park Site (TEDD Boundary) Annexed and Zoned Industrial
7) Preliminary Plat of Rail Park Approved
8) Rail Park Categorical Exclusion Worksheet completed and reviewed by Federal
Railroad Administration
VIII. Participation:
The City of Kalispell and FCEDA have worked diligently to include public and private sector
stakeholder participation in the project. BNSF has played a pivotal role in the planning and
design of the proposed Rail Park. Watco provided engineering expertise to the design of the rail
and Rail Park Operations Plan. Both railroad companies have brought significant staff expertise,
time and effort toward executing the many steps required to properly plan and appropriately
design this project. Montana Department of Transportation has worked extensively with project
engineers to determine the best location and design for highway access and road improvements
for increased Rail Park traffic and fully recognize the benefits of this multi -modal transportation
improvement plan for northwest Montana.
a®
IX. Tax Increment Financing for Targeted Economic Development:
The City of Kalispell could create a TEDD on portions of the site within the Plan Boundary that
are within the city limits of Kalispell for the purpose of using tax increment financing as a
development tool. Tax Increment Financing is a procedure that allows municipalities to
"capture" the additional, or incremental, taxes from the district as it increases in value. There is
no increase in property taxes to owners, but all of the incremental ad valorem tax otherwise paid
to the various taxing entities is available for eligible development activities. In 2013, the
Montana Legislature amended the Montana Urban Renewal Law to enable local governments to
create special districts which could employ tax increment financing to assist in the development
and retention of secondary, value -adding industries. The legislation recognized that secondary
value -adding industries, in order to be viable, require public infrastructure that is beyond the
means of most local Montana governments. The Targeted Economic Development Act of 2013
enables local governments to develop the necessary public infrastructure in areas that are deemed
to be infrastructure deficient to assist in secondary, value adding industrial development. Tax
increment financing can be used for improvements defined in 7-15-4288 MCA.
Montana statute defines "secondary value -adding industry" as follows:
1. "Secondary value -adding industry" means an industrial process that engages in
mechanical or chemical transformation of materials or substances into new products in
the manner defined as manufacturing in the North American Industry Classification
System Manual prepared by the United States Office of Management and Budget and
engages in the:
a. Processing of raw materials, such as minerals, ore, oil, gas, coal, agriculture
products, and forestry products; or
b. Processing semi -finished products that are used by the industry as a raw material
in further manufacturing.
XI. Economic Benefits:
Northwest Montana needs improved rail access for freight movement to diversify and strengthen
the economy. This Glacier Rail Park allows Flathead County and Northwest Montana to truly
capitalize on a valuable asset: it's location on the Great Northern Corridor along the BNSF
Railway (BNSF) mainline connecting to national and international markets from the Great Lakes
to the Pacific Northwest. Creation of a rail -served industrial park is identified as an economic
development priority in the 2012 Flathead County Community Economic Development Strategy
(CEDS).
Private companies are considering establishing or expanding operations in the Rail Park to
access rail service. These new and growing businesses expected to locate in the Rail Park will
invest in new facilities and create new, well -paid jobs. Companies have expressed interest in
71
locating in the park once infrastructure upgrades are complete include; value-added wood
product manufacturers, value-added agricultural and food product manufactures and steel
fabrication companies. It is anticipated that approximately 200 direct jobs will be retained or
created at full build out of the Glacier Rail Park.
It is further anticipated that the development of the infrastructure within the TEDD will catalyze
redevelopment of industrial land adjacent to the TEDD, which will benefit from the improved
infrastructure and increased visibility. These improvements and other economic development
tools such as a Targeted Economic Development District will incentivize additional developers
and manufacturers to invest in facilities on the adjacent 55 rail -served acres zoned for heavy
industry creating further economic growth in the community over the coming decade.
XII. Market Analysis:
KLG Engineering prepared a detailed industrial Rail Park market analysis for the project. The
Rail Park Market Analysis and Feasibility Study identified potential users of the new Rail Park
as the regions' traditional wood products industry, agricultural industry, and businesses shipping
machinery. It also forecast growth in shipment of electronics and pharmaceuticals into and out
of Montana over the next 30 years based on data from the Freight Analysis Framework (FAF).
Shipments of agriculture products, precision instruments, mixed freight, as well as primary and
fabricated metal products are potential areas of growth for transload operations in the Rail Park.
Non-metallic minerals (sand, gravel, cement, stone, and clay) and metallic ores comprise the
majority of exports from Montana to Canada. The Market Analysis indicates expected
enhancement of Canadian trade by attracting these types of industries.
The ultimate purpose of the Rail Park is to attract new business requiring rail access and foster
job growth. The Market Analysis and Feasibility Study for the Rail Park indicated the Rail Park
will connect businesses within a 100-mile radius of Kalispell to the Great Northern Corridor as
well as Canadian ports. Marketing of the Rail Park began in March 2015. Three out-of-state
businesses, three Montana businesses, and one Canadian business have contacted FCEDA for
Rail Park information. These companies are manufacturers of wood or metal value-added
products, agricultural value-added businesses or businesses shipping product to Canada.
Additionally, a number of businesses interested in transload services have contacted FCEDA for
information.
XIII. Enhanced Economic Competitiveness:
The current Kalispell rail served parcels are simply too small to attract new industrial rail users.
This project will create a larger and more viable and appropriate location for industry to access
rail connecting it to the Great Northern Corridor. Rail access, such as will be provided by this
81
rail park is a valuable and currently underutilized resource that will create new opportunities for
businesses in this remote region.
XIV. Design;
Rail layout/engineering was conducted in collaboration with BNSF and Watco Companies/
Mission Mountain Rail (Watco/MMR). BNSF and Watco Companies (Watco) were
instrumental in designing the plan with multiple lots to serve rail users' needs in the Rail Park as
well as the Operations Plan for Glacier Rail Park. In 2014 the Rail Park (TEDD boundary) was
annexed by the City of Kalispell and the preliminary plat approved.
Engineering design for roads, water, waste water, stormwater and utilities for the Rail Park is
complete. The Montana Department of Transportation has approved the location of a signal on
US Hwy. 2 East. BNSF has accepted the preliminary rail layout and operations plan. The cost of
this engineering work was shared between FCEDA and the City of Kalispell.
XV. Infrastructure Analysis — Statement Of Infrastructure Deficiency:
The City of Kalispell is one of the fastest growing cities in the state. Constructing infrastructure
is expensive and challenging for business. Although the potential for development within the
Rail Park is good, the lack of adequate infrastructure is a significant barrier that must be
addressed. As shown in the engineer's cost estimates shown below, infrastructure can be costly
and prohibitive in many instances. Through the preliminary design process a number of
infrastructure deficient conditions were identified as possible road blocks within the proposed
Glacier Rail Park TEDD:
1) Water System — The Glacier Rail Park Plan boundary either does not have water service,
or is served by private water wells. Fire suppression is not capable without adequate fire
flow being provided. Future site planning includes extending City of Kalispell water
service into the plan boundary in order to meet state and local guidelines for fire
suppression and general water needs.
Engineer's cost estimate for water infrastructure:
Water Infrastructure
12" PVC Water Main
8,600
LF
5 65.00
$ 559,000
Valves and Fittings
1
LS
5 78,000.00
5 78,000
Fire Hydrant Assembly
17
EA
$ 6,000.00
$ 102,000
2" Service
4
EA
$ 1,000.00
$ 4,000
Rail road crossing (steel sleeve)
1
EA
5 25,000,00
$ 25,000
Temporary service Et20 sen4ce
1
EA
5 60,000.00
$ 60,000
Pavement Surface Restoration
5,156
SY
$ A00
$ 144,356
Subtotal
$ 972,356
2) Sewer — State and local regulations limit the ability for septic systems onsite due to
proximity to the Stillwater River and past use as a gravel pit. Any potential industrial
development is impacted because development cannot occur without sewer service.
Currently, no sewer service is being provided; therefore, future site planning includes
extending City of Kalispell sewer service into the plan boundary. The City of Kalispell
wastewater plant has adequate capacity for the development of the properties within the
plan boundary.
Engineer's cost estimate for sewer infrastructure:
101
Wastewater Infrastructure
8' PVC Sewer Main
2,200
LF
$ 55.00
$ 121,000
' PVC Forceman
2,400
LF
$ 25.00
$ 60,000
Basic Manhole
12
EA
$ 4,000.00
$ 48,000
Manhole Additional Depth
60
VF
$ 200.00
$ 12,000
Litt Station
I
LS
$ 300,000.00
$ 300,000
Sanitary Sewer Service
4
EA
$ 1,000.00
$ 4,000
Rail road crossing (steel steeve)
I
EA
$ 25,000.00
5 25,000
Pavement Surface Restoration
0
SY
$ 24.00
$
Subtotal
$ 570,000
3) Roads - There is currently no internal road system within the plan boundary. An internal
road system needs to be constructed that can provide adequate emergency access to
proposed developments within the plan boundary. Additionally, the road system leading
into the plan boundary is not sufficient. Significant upgrades need to be done to the road
system connecting the development to U.S. 2. Upgrades include realignment of the
intersection at Flathead Drive and U.S. 2 and new signal.
Engineer's cost estimate for road infrastructure:
Road Improvements to E. Oregon, Flathead Dr ll<
Inside Rd
Removal of existing asphalt
11,200
SY
$ 3.50
$ 39,200
Geotextile
26,400
SY
$ 1.25
$ 33,000
Geogrid
26,400
SY
$ 2.50
$ 66,000
Road Gravel Base Course (6")13 Subbase (12")
11,496
CY
$ 25.00
$ 287,407
Sidewalk Gravel Base Course (4-)
230
CY
$ 35.00
$ 8,037
Asphatt Pavement (4")
22,933
SY
$ 24.00
$ 550,400
Asphatt Concrete binder
299
ton
$ 650.00
$ 194,532
RR xing safety equipment (2 crossings)
2
EA
$ 400,000,00
$ 800,000
Signs (monument)
1
LS
$ 5,000.00
$ 5,000
Boulevard
2.00
AC
$ 2,500.00
$ 5,000
Curb and Gutter
7,270
LF
$ 32.00
$ 232,640
Sidewratk (5' VIlide one Side of Road)
15,500
SF
$ 7.00
$ 108,500
Gravel interior road after grading
1,175
CY
$ 35.00
$ 41,136
Subtotal
$ 2,370,852
Flathead Drive Traffic Signal
Install Signal at Flathead Dr. and US 2
1
ILS
$ 250,000.001
$ 2.50,000
Subtotall
$ 250,000
4) Stormwater - Stormwater storage and treatment devices are not provided for onsite. New
development must provide adequate stormwater retention and treatment facilities prior to
building permit issuance.
Engineer's cost estimate for stormwater infrastructure:
111
Storm Water
49' Manhole
8
EA
$3,800.00
$30,400,00
60' Manhole
4
EA
$6,800.00
$27t2OO.00
72"tAanhole
1
EA
$8,500.00
$8,500.00
30" Curb Inlet
1.5
EA
$2,600.00
$39,000.00
48" Curb Inlet
3
EA
$3,500.00
$10,500.
60"' Curb Inlet
2
EA
$6,800.00
$13,600.
72" Curb Inlet
i
EA
$8,500.00
$8,500.00
12" RCP Irr. (CL. 5)
310
LF
$43.25
$13,401.36
18" RCP Irr. (CL. 3)
903
LF
561.00
$55,094,5
24" RCP Irr. (CL. 3)
995
LF
$106.50
$105,937.25
24" RCP Irr. (CL. 5)
114
LF
$110.00
$12,493.14
39' RCP Irr. (CL. 3)
702
LF
$126.25
588, 597.2
30" RCP Irr. (CL. 5)
223
LF
$135.00
530,138.35
Pond Excavation
2,989
CY
56.00
$17,931.36
Pond Embankment
1,493
CY
$3.00
$4,477.53
Concrete Dig Out Excavation
3,309
CY
$10.00
$33,086.2
Filter Sand
476
CY
$30.00
$14,291,1
Riprap
133
CY
$85.00
$11,290.55
Lagoon Site Seeding and Fertilizing
1.0
ACRE
$800.00
$815.34
Hydromulch
4,933
SY
50.70
$3,452.95
Tackifier
4,933
SY
50.25
51,233.2
Subtotal
$ 529,940)
5) Rail — Limited rail access is provided to the main rail line owned by BNSF. Additional
spur lines will need to be constructed within the Rail Park to provide access to the main
line.
Engineer's cost estimate for rail infrastructure:
Onsite Rail Construction (from spur into the park including rail to nonCHS lots)
Geotextile
41,844
SY
$ 1.25
$ 52,305
Geogrid
41,844
SY
$ 2.50
$ 104,610
Subbatlast
20,922
CY
$ 35.00
$ 732,270
Ballast, Ties Ct Rail
8,069
TF
$ 175.00
$ 1,412,075
Ito, 9 Turnout
13
EA
$ 60,000.00
S 780,000
Retaining wall
11
LS
1 $ 50,000.001
5 50,000
Subtotal
$ 3,131,260
6) Utilities — Telephone, natural gas, lighting, internet and electric services are not readily
accessible within the plan boundary. These services will need to be installed for new
businesses choosing to operate within the Rail Park TEDD.
Engineer's cost estimate for utilities:
Misc. Utilities
Lighting, telephone, & fiber
i
LS
$ 100,000.00
$
100,000
Power & Electrical
1
LS
$ 110,000.00
$
110,000
Natural Gas
1
LS
$ 1001,000.00
$
100,000
Subtotal
$
310,000
12 1 :
7) General — Additional infrastructure and public service deficiencies will be identified over
time. For example, grading, demolition, traffic control, security fencing, etc.
Engineer's cost for some "general" infrastructure:
Grading
Demolition
1
i5
S 75,000.00
S 75,000
HydrosQed slopes & stope stabitization
8.0
AC
S 251.000.00
S 200,000
Cut and Clnsite Fill
164,229
CY
S 4.50
$ 739,031
Cut and Waste Fitt Offsite
192„713
CY
S 12.00
$ 2,312,556
Subtotal
$ 3,326,587
XVI. Environmental:
The project will NOT negatively impact the natural, social or economic environment. Phase I
and Phase II assessments were conducted in 2011 on the Glacier Rail Park site. The project falls
under the purview of the FRA as it is primarily a rail project. As such, the FRA has already
reviewed and commented on the NEPA document. Environmental studies and other documents
demonstrate no negative environmental impacts and therefore no mitigation needed. Properties
outside of the proposed TEDD district, but within the proposed Glacier Park Plan Boundary, will
obtain the appropriate environmental documentation prior to infrastructure being extended to the
property.
XVII. TEDD Promm Criteria:
The City of Kalispell could use tax increment financing in conjunction with other funding
mechanisms to support the development of secondary value -adding industry within the Glacier
Rail Park TEDD. Infrastructure projects selected for funding will be required to meet certain
criteria, based on the goals of this plan. Suggested eligibility criteria for reviewing both publicly
and privately initiated requests for infrastructure improvements might include the following:
1) The project must be located within the authorized TEDD.
2) Additional specific criteria which will be used to evaluate applications for assistance will
include but are not limited to:
a) Job creation — Developments will be evaluated based upon the number of jobs
created. Advantage will be given to developments where the wages and benefits for
jobs meets or exceeds the current average County wage.
b) Taxable valuation — In most cases, developers who contribute more to the
community's tax base will be eligible for greater assistance.
13 1
c) Value -adding — Developers must be engaged in secondary industries, defined as those
industries that use a process to transform materials or substances into new products.
d) Leverage ratios — Tax increment funds will be used to construct infrastructure in
support of secondary value -adding economic development. Those investments of tax
increment financing which result in larger infusion of private or other public capital
will generally be viewed more favorable, compared to those which result in smaller
infusion of private or other public capital.
XVIII. Management:
The City of Kalispell TEDD program would be managed by the City of Kalispell Urban Renewal
Agency advisory to City Council. Additionally, the City of Kalispell's Community Development
and Finance Departments have the capacity to manage the Glacier Rail Park TEDD. The City of
Kalispell currently has four TIF Districts located within its boundary and is well versed in the
state regulations pertaining to management of TIF's.
XIX. Amendments:
The plan provides the ability for the tax increment finance district (TIFD), of which a TEDD is a
subset, to be extended into adjacent properties within the Flathead County. If the boundaries of
the TEDD are amended to include new properties, the provisions of Title 7, chapter 15, parts 42
and 43, MCA, shall submit the information described in ARM 42.19.1410 to the department
manner described in ARM 42.19.1402.
Property that is removed from a TEDD as a result of an amendment or change shall be
considered newly taxable property pursuant to 15-10-420, MCA.
XX. Proposed Findings of Fact
In the event that the Kalispell City Council determines that it wishes to create a TEDD to overlay
the Glacier Rail Park, it must first pass a resolution of necessity setting forth its findings that
certain facts exist to support the creation of such a tax increment district. Based upon the
evidence presented in this report the following findings would be appropriate:
a. The document entitled the "Glacier Rail Park Development Plan" is hereby adopted by
the City of Kalispell as its comprehensive development plan as such plan identifies the
use and purpose for which a Targeted Economic Development District [TEDD] may be
created for this land area; and;
14�
b. The property upon which the Glacier Rail Park will be developed is deficient in the
infrastructure necessary to encourage and retain value -adding industry within the rail
park; and
c. The property upon which the Glacier Rail Park will be developed has been designated to
be within an Economically Distressed Area in part due to a decline in the traditional
industries of timber, mining and aluminum production; and
d. The property upon which the Glacier Rail Park will be developed is annexed within the
City of Kalispell, is zoned for purposes consistent with the Glacier Rail Park
Development Plan and said zoning is consistent with the City of Kalispell Growth Policy;
and
e. The property upon which the Glacier Rail Park will be developed consists of a continuous
area with an accurately described boundary and is not included within an existing tax
increment financing district; and
f. The Glacier Rail Park Development Plan is specifically of the size and design to host a
diversified base of multiple independent tenants; and
g. The property upon which the Glacier Rail Park will be developed meets the state
statutory criteria for the creation of a TEDD.
XXI. Conclusion:
Taken as a whole, the Glacier Rail Park is transformative. Investment in this project transforms
an old gravel pit into an active industrial rail park creating a long term boon to the local
economy. The Glacier Rail Park will transform acres and decades of disinvestment and decay
into a robust and vibrant economic hub. Even with the infusion of funds from the TIGER grant,
such funds must be properly focused and leveraged with such economic development tools as a
TEDD to bring the project of the Glacier Rail Park to a successful completion.
15�