5. Resolution 5334 - Central Core Revitalization Plan201 1st Avenue East
Kalispell, MT 59901
406.758.7740
Fax: 406.758.7758
City of Kalispell • www.kalispell.com
Office of Community & Economic Development
To: The Honorable Mayor Kennedy and Kalispell City Council Members
Cc: Myrt, Webb, Interim City Manager
From: Kellie Danielson, Community & Economic Development Department
RE: Planning Board Submittal - Core Revitalization Plan
Date: January 5, 2009 Work Session
Attached to this memo is a copy of the recently completed proposed central core revitalization
plan. The plan is being submitted to Council to keep Council fully apprised of this community
effort. The Planning Board has 60 days to analyze the plan and refer comments back to the
Council.
The plan "analyzes a range of strategies for revitalization, including infrastructure improvements,
transportation enhancements, housing rehabilitation, redevelopment opportunities, and land use
planning."
BACKGROUND:
This plan was completed by Applied Communications with input from CTA Architects and
contributions from several public hearings and input sessions. The suggestions to improve the
value of the core area which accompany the plan were presented to Council October 27, 2008.
"To maintain the core as a vital area the plan needs to address the issues that are common to
neighborhoods in transition. As redevelopment occurs it should be sensitive to the existing
character while providing opportunities for new investment. Property maintenance, community
involvement, and public -private investment will all contribute to a city core that is an inviting and
safe place for people to live, shop and do business."
Applied Communications, 2008
RECOMMENDATION:
The departments of Community & Economic Development and Planning request Council
approve Resolution 5334 sending the proposed revitalization plan to the Planning Board for
review.
Kellie anielson
Community and Economic Development Director
RESOLUTION NO.5334
A RESOLUTION DIRECTING THE CITY DEPARTMENT OF ECONOMIC AND
COMMUNITY DEVELOPMENT AND THE CITY PLANNING DEPARTMENT TO
PREPARE AND ASSIST THE KALISPELL CITY PLANNING BOARD IN THE
REVIEW OF THE CORE REVITALIZATION DEVELOPMENT PLAN OF THE CITY
AND PROVIDE A REPORT WITH RECOMMENDATIONS TO THE KALISPELL
CITY COUNCIL.
WHEREAS, it is the state law at Section 7-15-4211 MCA that the City of Kalispell has the
authority to prepare, adopt and to revise from time to time a core revitalization
plan or parts thereof for the physical development of the municipality as a whole;
and
WHEREAS, it is in the best interests of the City that the current core revitalization plan that the
City has established be reviewed and revised, if such revision is found to be
needed; and
WHEREAS, pursuant to Section 7-15-4213 MCA, prior to its approval of any urban renewal
project, the City Council shall submit the urban renewal project plan to the City
Planning Board for review and recommendations as to its conformity with the
growth policy or parts of the growth policy for the development of the
municipality as a whole, after which the Planning Board shall submit its written
recommendations with respect to the proposed urban renewal plan to the City
Council within 60 days after receipt of the plan.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
KALISPELL AS FOLLOWS:
SECTION I. That the City Manager shall direct the City Department of Economic and
Community Development and the City Planning Department to prepare
and assist the Kalispell City Planning Board in the review of the core
revitalization plan of the City and provide a report with recommendations
to the Kalispell City Council.
PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF
THE CITY OF KALISPELL, THIS 5TH DAY OF JANUARY, 2009.
Pamela B. Kennedy
Mayor
ATTEST:
Theresa White
City Clerk
Ka,lispell, MT
N'SF Revitalization Flan
Phase 1 — Analysis & Goals
January 2008
BNSF Revitalization Plan
January 2008
1. OVERVIEW
A. Purpose
The City of Kalispell has undertaken this "Revitalization Plan" to promote a high quality of life
consistent with fiscal soundness, environmental sustainability and community conservation. The
study area includes the central core of Kalispell, roughly paralleling Highway 2 and the BNSF
railroad tracks. The plan analyzes a range of strategies for revitalization, including infrastructure
improvements, transportation enhancements, housing rehabilitation, redevelopment opportunities,
and land use planning. It also examines potential financing mechanisms to implement the plan and
coordinates multiple planning initiatives to maximize public and private investments. Following
are objectives for the revitalization plan.
1. Coordinate multiple planning initiatives that encompassed all or part of the study area.
2. Identify fiscally sound solutions to achieve the goals of the plan.
3. Identify public improvement projects that will maximize private investment in the area.
B. Planning Process
The City of Kalispell initiated work on the BNSF Revitalization Study area in :Tune, 2007. The
work is being primarily funded by a Community Development Block Grant from the State of
Montana. The planning process to develop the plan was designed to engage citizens who work,
reside and own property in the study area. The city conducted a public meeting in September,
2007 to obtain community input on issues, assets, and planning strategies for the area. The plan
includes strategies for revitalization that are based on this input as well as those suggested by the
data analysis. Following are key milestones in the planning process.
• Spring 2006 -- CDBG Grant Awarded
• Spring 2007 — RFP for consulting services
• Summer 2007 — Field Work/Data Collection
• September 2007 — Public Meeting
■ December 2007 — Background Report with Goals & Objectives
• 'Spring 2008 — Design Concepts
• Spring 2008 — Compile Plan for public review
C. Boundaries
The study area encompasses approximately 60 city blocks in the central part of Kalispell.
Washington St. is the northern boundary with Meridian Rd. as the west boundary, 5t' St W and P
St. West as the southern boundary. To the east the study area generally follows the commercial
and industrial area along the BNSF railroad tracks and includes the mixed use transitional area
north and south of this corridor.
M
BNSF Revitalization Plan January 2008
II. RELATIONSHIP TO OTHER PLANS
A. Kalispell Downtown Action Agenda — 2005
In 2005, the City of Kalispell contracted with the firm of Hyett-Palma to complete the "Kalispell
Downtown Action Agenda — 2005". The downtown planning area between Center St. and U.S.
Highway 2 overlaps with the BNSF Revitalization Plan study area boundary. Projects identified
in Downtown Action Plan that are relevant to the BNSF study include:
• Performing Arts Center - The Hyett-Palma report recommends fund raising for a multi -use
performing arts facility.
• Kalispell Center Mall — The mall is not within the Revitalization Plan boundaries but is
immediately adjacent to the study area. The Downtown Action Agenda recommends
strategies for redeveloping the mall. Strategies for the revitalization plan should be
consistent with these objectives.
• Railroad Tracks — The study recommends that the northern rail tracks adjacent to north of
the Kalispell Center Mall be relocated so that the property to the north can be redeveloped.
• Welcome signs should mark the entrance of downtown. The north entrance falls within the
BNSF Revitalization Plan study area.
• The Action Agenda identifies the area between Center St. and US Highway 2 as a
"Redevelopment District" appropriate for retail uses, offices, institutional uses, and
housing.
B. Kalispell Growth Policy
The Kalispell Growth Policy was adopted in 2003 and amended in 2007. The growth policy plan
is intended to reflect the economic, social, and environmental policy of the City of Kalispell, and is
fundamentally, a guide to the physical development of the community. The BNSF Revitalization
Plan should be consistent with the vision of the Growth Policy. The Growth Policy has a number
of goals, policies and objectives that relate development in the city's core area.
C. Core Area Housing Study
The City of Kalispell is undertaking a "Core Area Housing Study" to examine the housing and
neighborhood needs in the core area of the city. Portions of the BNSF study area overlap with the
boundaries of the core area study. While the housing study focuses on residential neighborhoods,
the BNSF revitalization plan will focus on the commercial/industrial area and the surrounding
mixed use neighborhoods.
BNSF Revitalization Plan January 2008
III. SOCIO-EOCONOMIC PROFILE
A. History
The City of Kalispell was founded in 1891 by James J. Hill as part of the westward expansion of
the Great Northern Railroad. In anticipation of the railroad, the Northwest Land Company of
Moorhead, Minnesota purchased the Kalispell Townsite and began land sales in April 1891.
Townsite construction began in May of 1891. By October, the Missoula County Commissioners
officially recognized the Townsite of Kalispell. The BNSF Revitalization study area includes
much of the original twnsite. Today Kalispell is the county seat of Flathead County and the
largest city in the county with an estimated population in 2006 of 19,432.
Map 2: Original Townsite with Study Area Boundary Overlay
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BNSF Revitalization Plan
B. Demographics
January 2008
According to the 2000 Census the study area comprised about 9% of the population for Kalispell.
Average household size in the study area is less than the city as a whole. The study area has a
higher proportion of rental units than the remainder of the City and the average age of the housing
unit is older than other parts of the city.
Table 1: 2000 Census Information for Study Area and City
Study Area
Citywide
Population
1,273
14,223
Households
610
6,142
Average Household Size
2.08
2.21
Housing Units
661
6,532
Owner Occupied
34%
56%
Renter Occupied
66%
43.7
Vacancy Rate
7.4%
6.0%
*Built before 1960
65%
44%
Source: U.S. Census Bureau — Census of Population — 2000
*For Census Tract #10 only
C. Low -Moderate Income
According to the U.S. Department of Housing and Urban Development, all of the block groups in
the study area have 5 1 % or more households with low or moderate income. This threshold is used
to determine eligibility for various housing programs.
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D. Business Mix and Vacancy Rates
January 2008
Retail businesses are the most common type of business in the study area followed by auto --
oriented uses. Auto uses include gas stations, oil and lube shops, car washes, car sales, body
shops, and other similar uses. There were 12 businesses classified as light industrial such as
warehouse and distribution, contractor shops, and lumber yards. The Cenex grain elevator
operation is classified as heavy industrial and is the only property classified as such in the study
area.
Table 2 : Business Mix in Study Area
Retail
43
Auto
27
Office
20
Personal Service
19
Food/Rstrnt/Bar
15
Light Industrial
12
Business Service
11
Finance
11
Source: Field Survey Completed by Applied Communications, July -Sept. 2007
The business vacancy rate was determined by summing the total number of business units in a
building and then counting how many of those units were vacant. The vacancy rate of business
units during the month of July and August was 13.4%. According to area realtors, there is an
abundance of commercial properties in the Kalispell area and the vacancy rate for the study area is
not untypical of available space city wide.
E. Assessed Value
Total land value exceeds total building value. This may indicate underutilization of some parcels.
Additionally, there were 23 parking lots that do not have building improvements. There were 12
vacant lots in the area and 16 vacant single-family units.
Table 3 : Assessed Value — 2006
Total Land Value
$186,032,236
Total Building Value
$113,162,487
Total Assessed Value
$299,194,723
Source: Flathead County GIS Department
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BNSF Revitalization Plan
IV. PHYSICAL CHARACTERISTICS
A.. Zoning
The following zoning districts are located in the study area.
Table 4: Zoninz Districts in the Study Area
January 2008
Location
Comments
R-4 Two Family Residential
Southwest corner of study area.
Uses generally conform to
Bounded by 3rd St.. W on north
district
and 51h St. W on south
R-Al Low Density
Bounded by I" St W. on north,
Primarily single-family with
Residential
Meridian on west and 3rd St. W
some apartment units. Pockets
on south
of lots with non -conforming
accessory residential units.
RA-2 High Density
Bounded by lst St W. on north,
Primarily single-family with
Residential Apartment
on west and 3rd St. W on south
some apartment units. Pockets
of lots with non -conforming
accessory trailers and mobile
homes.
R A3 Residential
4 lots located on 3d Ave. W
Small pocket of zoning
Apartment/Office
between 1 rst St. W and 2nd St. W
B-2 General Business
Bounded by Center St. on North
Mix of single-family and
and I St St. W on South
commercial uses with some
apartments. High impact auto
uses adjacent to residences.
Uses conform to district.
B-3 Community Business
Between U.S. 2 on south and
Primarily commercial uses.
Washington on North. Also
Small lots. Some single family
blocks on corner of US 2 and east
along Washington.
side of US 93.
B-4 Central Business0
South east comer of study area
Primarily commercial uses and
extends into B-4 zoning district.
Depot Park.
Also area east of mall.
B-5 Industrial -Commercial
Bounded by U.S. 93 on north and
Combination of commercial,
railroad tracks on the south.
light industrial, single family
and industrial lots. Single-
family are non -conforming.
I-1 Light Industrial
West of mall and east along
Primarily industrial uses with
railroad tracks.
some commercial.
BNSF Revitalization Plan January 2008
Land use conflicts occur when one type of use adversely impacts an adjoining use. Businesses and
industrial uses are generally considered to conflict with residential uses due to impacts from noise,
dust, lights, hours of operation, and storage of hazardous materials. Additionally, a residential
unit's property value is often negatively impacted from such uses. Land use conflicts are prevalent
in the study area where residential uses are adjacent to commercial or industrial uses. This occurs
in the B-2 District and B-5 district. In the B-5, Industrial -Commercial, district, the single-family
dwellings are not permitted and are legally non -conforming uses.
In the B-2 District, single-family dwellings are a permitted use. Older zoning ordinances were
often structured as "pyramid" zones and allowed any use in the lower intensity districts in the
business districts as well. Due to the conflicts that arose, as described above, modern ordinances
will either segregate these uses to different districts, limit residential units to second floors or
require significant buffers between conflicting uses. Another issue with allowing residential units
in commercial areas is that it is difficult for homeowners to get financing for improvements or to
purchasing homes when the use is not consistent with the use of the district. A more appropriate
zoning district may be a residential transition zone to address these issues.
Figure 1: Residential Building Attached to Commercial Structure
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BNSF Revitalization Plan
B. Overcrowding
January 2008
The zoning regulations only allow an accessory dwelling unit in the R-4 District (Section
27.22.020 (2)(a)(11)) Additionally, Section 27.22.060 of the zoning ordinance prohibits more than
one principal structure on any residential lot. There are scattered lots throughout the study area
that are zoned RA -I and RA-2 that have accessory residential units and multiple principal
structures on the lots. The purpose of these regulations is to prevent overcrowding. Overcrowding
results in parking congestions, overloading water and sewer services designed for one structure per
lot, and creating a higher service demand for garbage, police and fire. It also creates health and
safety issues with inadequate air and ventilation between structures.
The field survey indicated that there are 15 .trailers located on seven lots and 16 accessory units
(cabins, garages converted to residences ...) on eight lots. These conditions are non -conforming
uses. Without further investigation, it can not be ascertained if these lots are legal non -conforming
uses that were grandfathered in or were established illegally.
Figure 2: Multiple Trailers on one Lot
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BNSF Revitalization Plan
C. Inefficient Use of Land
January 2008
In older cities it is not uncommon that the original settlement pattern is no longer sufficient to
serve current transportation needs. Within the study area are uses that developed around the
railroad as their main form of transportation. The Cenex grain elevators, while still requiring rail
access, also generate significant truck traffic. This truck traffic along with the railroad crossing
creates congestion. Additionally, an industrial use located adjacent to a retail center is not the
highest and best use for this parcel. Instead, it would be more beneficial to have uses that support
the mall and surrounding businesses located in this area. Such uses could be a combination of high
density apartments, office space, or a mixed use development.
Figure 3: Cenex
Another area where industrial activities may not be highest and best use is adjacent to the
commercial corridor along US Highway 2. Currently, the south side of the highway is zoned B-5
Commercial Industrial uses and would allow industrial uses fronting on the highway. It would be
more appropriate to target the frontage along the highway for commercial uses take advantage of
the auto traffic along this heavily traveled corridor. Additionally, the growth policy promotes
increasing the depth of commercial uses along major highways to avoid strip development.
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BNSF Revitalization Plan
D. Structural Conditions
January 2008
For purposes of rating structural condition, the field survey was completed using the Community
Development Block Grant "Structural Condition Survey Form" (See appendix) The following
excerpt describes the methodology.
"This structural condition survey form provides a range of points for housing defects that when
summed indicates the severity of a housing unit's deterioration, if any. This form is also
referred to as a "point detraction" survey form. The format is intended for a "windshield"
survey of local housing conditions which does not require inspection of the interior of each
housing unit. The consistent use of the point scores provides a mechanism for assessing each
property's condition and tentatively classifying its condition as "standard" or "substandard".
Using this methodology, about 40% of residential structures in the study area were rated as having
moderate deterioration. Approximately 9% of residential structures had severe deterioration. The
following building features are rated in the survey.
• Foundation,
• Walls/porches/stairs
• Windows/doors
• Roof
• Chimney/vents
• Electrical
Table 5 : Structural Conditions
Residential structures with major deterioration
34
Residential structures with moderate deterioration
151
Residential structures with minor deterioration
Standard Residential structures
90
97
Non-residential structures with major deterioration
5
Non-residential structures with moderate/minor
46
Standard Non-residential structures
111
Source: Field Survey Completed by Applied Communications, July -Sept. 2007
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BNSF Revitalization Plan
January 2008
Figure 4: Example of Residential Structure with Major Deterioration
Figure 5: Example of Residential Structure with Major Deterioration
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BNSF Revitalization Plan
E. Property Maintenance
January 2008
Property maintenance issues detract from property value and contribute to overall decline of a
neighborhood. The "Broken Window" theory in crime promotes a strategy to fix small problems
in neighborhoods in order to deter further vandalism and deterioration of properties. By doing so,
problems do not escalate and thus respectable residents do not flee a neighborhood. As a result
major crime will be prevented. The field survey indicated the prevalence of property maintenance
problems. Although some of the issues may not be severe enough to warrant code enforcement
actions, they are emblematic of the smaller problems that lead to overall decline in the
neighborhood.
Table 6 : Property Maintenance Issues
Weeds
33
Abandoned Vehicles
20
Dilapidated Accessory Building
23
Unpaved parking
93
Encroachment in Setback
38
Abandoned Signs
10
Trash/Debris in yards
19
Source: Field Survey Completed by Applied Communications, July -Sept. 2007
Figure 6 : Abandoned Vehicle in Study Area
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BNSF Revitalization Plan
F. Obsolete Structures
January 2008
Obsolete stnictin-es do not meet modern standards for space, storage, vehicle access, and other
amenities that tenants are seeking. Often they have poor aesthetics and do not fit in with the
character of the neighborhood. Physical layout may make it difficult to adapt the building to new
uses. Heating and ventilation systems may be too expensive to upgrade. When a building has a
multitude of these problems, they have limited function and can be difficult to sell or lease. The
buildings may sit vacant for long periods of time. Consequently, owners may defer maintenance
on the structure if there is no revenue stream. The overall effect is lower of property values of
neighboring parcels anOd a disincentive for property owners to invest in the neighborhood.
Figure 7 : Example of Obsolete Structure in Study Area
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BNSF Revitalization Plan
G. Transportation
January 2008
The "Kalispell Area Transportation Plan — 2006" draft was completed in October, 2006. The plan
examines the existing transportation system, projects future demand and makes recommendations
for improvements. The following information regarding the BNSF revitalization study area is
from the plan.
• Level of Service
Level of Service provides a means for identifying intersections that are experiencing operational
difficulties, as well as providing a scale to compare intersections with each other. The scale is
based on the ability of an intersection or street segment to accommodate the amount of traffic
using it. The best rating on the scale is an LOS "A" which indicates little, if any, vehicle delay. An
intersection is determined to be functioning adequately if operating at LOS C or better. An LOS
"D" or "F" indicates significant vehicle delay and traffic congestion. Map 2-10 from the
Transportation Plan indicates that are a number of intersections operating at LOS D and F
concentrated along the Highway 2 and i JS 93 corridors.
• Alternative Transportation Modes - Non -Motorized Trails And Transit
Map 4-2 of the Transportation Plan indicates a future trail to follow the existing railroad tracks.
This is consistent with both the Growth Policy Plan and the Kalispell Park Master Plan.
Flathead County provides public transit in the city through Eagle Transit. The City Bus Route
operates on an hour-and-30-minute headway for the checkpoint service. The bus operates primarily
in a counterclockwise direction, providing service to the hospital, FVCC, Treasure State and
Senior Apartments, Kalispell Center Mall, Sykes Market, and Smith's Food and Drug. The
recently completed transit plan recommends additional checkpoints in the downtown area and a
possibly a downtown shuttle system if private funding becomes available. Neither of these options
have funding sources.
• Capacity
By definition, the "volume to capacity ratio" is the result of the flow rate of a roadway lane divided
by the capacity of the roadway lane. Map 5-4, shows which streets are either over capacity or are
at or nearing capacity, and consequently are roadways that may be currently undersized. In the
study area the following segments are over or near capacity
US 93 south of US 2 (over capacity)
US 2 east of US 93 (over capacity)
US 93 north of US 2 (nearing capacity)
US 2 west of 93 (nearing capacity)
51h Ave. W south of US 2 (projected to near capacity by 2030)
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BNSF Revitalization Plan
H. Infrastructure
• Water System
January 2008
The "Water Facility Plan Update — 2007" does not indicate any major infrastructure improvements
within the study area. The 2007 Capital Improvement Plan (CIP), however, indicates main
replacement projects on 3rd Ave. WN, Fourth Ave. W and Third Ave. W.
0 Waste Water System
The CIP has improvements scheduled for sewer main "slip lining" in the 1st Alley WN and P
Alley west. The "Wastewater Facility Plan Update — 2007" contains the following
recommendation for the study area.
"Line E serves the central part of Kalispell in an area that is, for the most part, built out;
however, it carries flow from the Fairway pumping station. Line E is currently at capacity and
is limited by three sections of 8-inch sewer main in Ist Alley East North between East
Wyoming and East Oregon streets. If these pipes are replaced with 12-inch, Line E could
handle the additional 0.70 mgd from the Fairway pumping station."
• Storm Water
Neither the "Storm Water Facility Plan Update — 2007" or CIP indicate improvements within the
study area.
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BNSF Revitalization Plan
I. Contaminated Sites
January 2008
The Montana Department of Environmental Quality database includes information on underground
tanks and incidents of leaking underground storage tanks. There are 17 active underground tank
leaks in the study area. Of sites that have had leakage, causes of contamination include perforation
of the tank, corrosion, leaking pipes and spills. Remediation may include removal of contaminated
soil, groundwater testing and other preventative measures. Active sites are those sites where
remediation measures are not complete and measures are still required. The following table
indicates the location of underground tanks in the study area.
Table 7: Active Underground Tank Leaks in the Study Area —Remediation Not Complete
Site Name
Location
Confirmed
Release Date
Bulk Plant East
185 Railroad St. W
4/14/2005
Cenex Farm & Home Supply
55 4 th Ave. East
5/14/1996 &
12/19/1996
Consolidated Freightways
707 W. Center St.
10/19/94
Equity Supply Convenienece Store
120 W. Idaho St.
6/7/96
Kalispell Public Works
135 2° Ave. W
7/12/2004
Laplume Exxon
335 E. Idaho St.
8/5/1992
MDOT Subway
Hwy 2 & US Hwy 93
10/8/2000
Noons
305 E Idaho St.
1/27/2005
Oles Country Store
235 W Idaho St.
7/l/2002
Prestige Auto
193 N. Main St.
3/11/1999
Richards Oil Co.
150 E. Railroad
8/22/1989
Thorton Oil
180 Railroad St. E
8/22/1989
Town Pump
445 W. Idaho St.
4/18/1995
Valcon Distributing
52 5` Ave. W
12/9/98
Wrangler Oil
100 Railroad St. e
8/22/1989
Bank West Building
444 W Idaho St.
4/28/1989
Manion Equipment
249 E. Center St.
7/18/2003
Source: Montana Department of Environmental Quality, Petroleum Release Section, Remediation
Division)
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BNSF Revitalization Plan January 2008
V. ISSUES — ASSETS -OPPORTUNITIES
In September and December, 2007 the city conducted public meetings to present preliminary
findings of the existing condition analysis and to obtain input on revitalization strategies. At this
meeting, participants identified issues that should be addressed as well as assets that can provide
the building blocks for achieving the goals of the plan.
A. Issues
• The area is in transition. The houses in commercial areas are more prone to deterioration.
• Many nonconforming properties are sources of affordable housing. If these are eliminated,
there needs to be assistance for the people who are being displaced.
• There is a need to upgrade rental properties. Most rehabilitation funding is for owner -
occupied units and do not apply to rental units.
• The railroad crossing at 5th Avenue West needs to be upgraded to reduce traffic congestion.
Truck traffic for Cenex for farm equipment also causes congestion on 5th Avenue
• Crime problems were noted within the study area. Transients using vacant buildings as
shelter contribute to the problem.
• Abandoned vehicles need to be removed.
• The lack of code enforcement creates health and safety issues. People should not have to
live in unsafe and substandard housing. Landlords are not maintaining some properties.
• There needs to be better enforcement of the weed code. These codes should be
strengthened. Work with the County to control weeds on county owned properties such as
the fairgrounds.
Abandoned signs are an eyesore but there are questions regarding the enforcement of the
regulations mandating the removal of old signs.
• There is a shortage of off-street parking in some parts of the study area.
• Gentrification may result in higher property values and higher taxes and price people out of
the neighborhood.
B. Assets
• Historic homes in the study area can add value to neighborhoods as they have in other parts
of Kalispell.
Some businesses in the study area are investing in their properties and improving without
incentives.
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BNSF Revitalization Plan
January 2008
• Keeping the County Library downtown would be an asset to this area. It is very important
to the community and should be a priority in the planning process
• Investment in the rental market is becoming more attractive because the price of housing is
so high. There is a need for multi -family units and this area is attractive for that type of
housing.
• There is opportunity for in -fill development.
• Walkability of study area to downtown is an asset.
• Farmers market and other special events are a positive for this area.
C. Opportunities
• Work with housing agencies to assist with any necessary relocation of residents of that are
dislocated due to the removal of substandard housing.
• Potential funding sources include Community Development Block Grants (CDBG) for
housing and infrastructure and Community Transportation Enhancement Funds for trails
and public art. There are other economic development programs that can also be used in
this area.
• Creating a Tax Increment Financing District may be a viable financing tool along with the
issuance of revenue bonds.
• The potential relocation of Cenex would provide them with better transportation corridors
to do business and allow for redevelopment of the property. Removal of the railroad
tracks would result in a linear park.
• The Glacier Performing Arts Center can be a catalyst for future redevelopment of the area.
• Mixed use and higher density housing in developments is compatible with area and may
offer affordable housing opportunities.
• Downtown will need to evolve and become an entertainment, mixed use area. There
should be people living downtown.
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BNSF Revitalization Plan January 2008
VI. GOALS AND POLICIES
Issue: Community Revitalization
As the city expands infrastructure and services to support growth on the fringes of the city, it is
equally important to address issues in the urban core. The core area represents the historic center
of the city, provides affordable housing stock, is a major employment center and offers convenient
access to commercial and government services. To maintain the core as a vital area the plan needs
to address the issues that are common to neighborhoods in transition_ As redevelopment occurs it
should be sensitive to the existing character while providing opportunities for new investment.
Property maintenance, community involvement, and public -private investment will all contribute
to a city core that is an inviting and safe place for people to live, shop, and do businesses.
Goal 1: Promote a high quality of life in the city's core area through community
revitalization and neighborhood preservation.
Policy LI: Work with community groups and the state agencies to preserve and rehabilitate
sites of historic significance within the study area.
Policy 1.2 Development in the district should reflect the character and scale of nearby
properties.
Policy 1.3 Identify brownfield programs to assist property owners with the clean-up of sites
that are contaminated from leaking underground storage tanks.
Policy 1.4 Maintain high property maintenance standards in parks, right-of-ways, and other
public spaces to encourage residents to do likewise.
Policy 1.5 Provide a safe environment and enhance public safety by promoting concepts such
as neighborhood watch and safescape design concepts.
Policy 1.6 Keeping public institutions in the city core should be a high priority.
Policy 1.7 Incorporate amenities into redevelopment projects such as pocket parks, activity
nodes, and gathering places.
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BNSF Revitalization Plan
Issue: Housing
January 2008
Often, housing in older neighborhoods represent the most affordable avenue to home ownership
but repair and energy costs can offset the lower costs of purchasing the home. It is important to
maintain this existing housing stock as a viable rental and home ownership options. Older
dwellings that have code violations should be brought up to standards for safe, decent, housing for
all residents. In addition to existing housing, redevelopment offers opportunities for new and
diverse housing types. The core area has infrastructure already in place and higher density can be
accommodated to provide options for developing affordable units.
Goal2: Maintain existing housing stock as decent and safe affordable housing. and
create opportunities for a diversity of new housing units.
Policy 2.1 Coordinate with local agencies that provide housing assistance to find safe, decent,
and affordable housing opportunities, in town, for residents that may be displaced
through redevelopment of existing properties.
Policy 2.2 Work with local and state agencies to develop a program for rehabilitation of rental
units to bring them into code compliance or to eliminate deterioration.
Policy 2.3 Identify programs or incentives for property owners of dilapidated structures that
are vacant and have been classified as "severely substandard" to remove structures
and market the lots for in -fill development that will meet housing needs.
Policy 2.4 Promote outreach efforts about programs for low and moderate income residents on
loan and grant programs for home ownership and home rehabilitation.
Policy 2.5 Provide assistance to help residents reduce housing cost through measures such as
replacing doors and windows with energy efficient designs, conducting energy
audits and compiling a resource directory of weatherization programs.
Policy 2.6 Evaluate land development regulations and update as needed to allow for these
accessory apartments and higher density mixed used residential development where
approval.
Policy 2.7 Where possible, enhance livability by oriented new housing units to amenities such
as trails, parks and open space.
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BNSF Revitalization Plan
Issues: Downtown Development
January 2008
The study area boundary overlaps with the boundaries of the 2005 Hyett-Palma, "Downtown
Action Agenda" at the intersection of Highway 2 and Highway 93. The commercial activity in
the study area should complement and enhance the downtown businesses while the adjoining
residential area should provide a customer base for downtown establishments. At public
meetings, citizens repeatedly mentioned that the accessibility of downtown from these nearby
neighborhoods was as an important asset. Transportation improvements and new development
should include amenities that promote this connectivity and the convenient pedestrian access from
nearby neighborhoods.
Goal 3: Reinforce downtown development through strategic public -private investment
in the study area that will encourage further investment in the downtown.
Policy 3.1 Undertake a revitalization plan for downtown and coordinate goals and policies for
the BNSF revitalization plan with this and other downtown planning efforts.
Policy 3.2 Develop gateway concepts for downtown at the intersection and approaches for the
junction of U.S. Highway 93 and U.S. Highway 2 that include streetscape concepts,
incorporation of public art, landscaping, and signage.
Policy 3.3 Encourage mixed land uses in redeveloping areas that achieve a high degree of self
containment, reduce auto dependence, and foster a strong live -work -play pattern of
activity within neighborhoods.
Policy 3.4 Create a vibrant atmosphere to attract new businesses and residents with a mix of
entertainment, eateries, public facilities, office, and medium -high density multi-
family uses.
Policy 3.5 Promote events that contribute to the lively atmosphere of downtown and attract
customers and residents to the area.
Policy 3.6 Incorporate design elements into redevelopment sites and transportation
improvements to promote connectivity between downtown and surrounding
neighborhoods and developments.
Policy 3.7 Investigate development incentives for multi -family and mixed -use developments
such as reduced parking requirements, fee waivers or density bonuses in exchange
for amenities.
Policy 3.8 In mixed use areas, provide live -work opportunities with ground level commercial
and upper story residential.
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BNSF Revitalization Plan
Issue: Obsolete Development Patterns
January 2008
Much of the study area was part of the original town site for Kalispell_ When the town was laid
out, the railroad was the major form of transportation and industrial uses naturally located adjacent
to the tracks. Today with autos and trucking being the dominant transportation mode, businesses
have different needs and, consequently, the old zoning designations, site lay -out and industrial
buildings are less functional for modern transportation and business space needs. This results in
higher vacancy rates, land use conflicts, and expensive upgrades to retrofit buildings.
Goal 4: Encourage the highest and best use of properties within the study area that
promote the goals of this plan.
Policy 4.1 Update existing zoning regulations to reflect modern standards for development and
financing and to discourage land use conflicts between residential and industrial
uses.
Policy 4.2 Review existing zoning patterns to ensure that districts are consistent with
neighborhood objectives and rezone areas where there is a conflict.
Policy 4.3 Develop a program of incentives such as rehabilitation and relocation assistance to
encourage property owners to eliminate non -conforming uses and review zoning
regulation and enforcement procedures to address these issues.
Policy 4.4 Work with property owners to identify economic development programs and
incentives that encourage appropriate business occupants for vacant commercial
structures in the study area.
Policy 4.5 Utilize a variety of financing mechanisms and incentives to promote public and
private investment in the study area.
Policy 4.6 Promote adaptive reuse and historic restoration of structures that contribute to the
unique character of the study area.
Policy 4.7 Where it otherwise meets the goals of the plan, work with industrial users to find
relocation sites and identify means of relocation assistance.
Policy 4.8 When it advances the goals of this plan, land acquisition for revitalization should be
based on a willing buyer to a willing seller.
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BNSF Revitalization Plan
Issue: Tax Base
January 2008
One result of under-utilized properties, as well as structures that are dilapidated, is that these
parcels have a negative impact on property values. The entire neighborhood is devalued when
nearby properties are neglected, have unattractive appearance and/or are in various states of
disrepair. This not only impacts the tax base and the city's ability to fund services in the area, it
impacts business and home owner's ability to protect or grow the equity in their properties. The
study area has a disproportionately high rate of properties that have signs of deterioration or
property maintenance concerns. One way to reverse this trend is to focus on key sites or "pulse
developments" that will act as a catalyst for additional investment in the neighborhoods. Design
standards are another way to raise the standard of development and positively impact the overall
property values of the area.
Goal 5: Increase the tax base in the core area that will sustain the costs of future
improvements and services.
Policy 5.1 Develop a planning framework to aid decision making and to coordinate policies for
land use, design concepts, redevelopment opportunities and amenities.
Policy 5.2 Through a cooperative, comprehensive, and participatory community planning
process, identify "pulse developments" that will set a quality direction and encourage
additional private investment throughout the planning area.
Policy 5.3 Formulate and adopt design standards for the Hwy 2 commercial corridor through the
study area in order to improve the visual quality of the corridor, enhance the entryway
from Hwy 2, and to protect private investment.
Policy 5.4 Encourage redevelopment of marginal commercial sites and in -fill development that
will contribute positively to the tax base.
Policy 5.5 Investigate opportunities to integrate an enhanced access to the Glacier Mall with the
development of the Glacier Performing Arts Center and surrounding properties.
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BNSF Revitalization Plan January 2008
Issue: Deteriorated Buildings, Property Maintenance and Overcrowding
Deterioration of structures and poor property maintenance in the neighborhood creates a number of
health and safety issues including fire hazards, weeds, poor sanitation from improperly disposed
trash and other nuisances. Overcrowding of dwelling units on single family lots create issues such
as inadequate parking, increased demands on city services and undersized infrastructure. The city
must expend budget resources to address these code enforcement problems. Additionally, housing
choice is reduced when a significant portion of dwellings in an area have code violations or do not
meet standards for safe, decent housing. 'These types of problems tend to be more prevalent when
an area is in transition and there is limited public or private investment in the neighborhood. The
"Broken Window" theory in crime promotes a strategy to fix small problems in neighborhoods,
such as property maintenance, in order to deter further vandalism and deterioration of properties.
A revitalization plan is a first step in setting a new direction.
Goal 6: Reduce blight to protect the health, safety and welfare of residents in the area.
Policy 6.1 Target areas with high concentration of deterioration and property maintenance
issues for systematic nuisance and property maintenance inspections and code
enforcement.
Policy 6.2 Combine code inspection and enforcement efforts with public information
campaigns to make residents and property owners aware of areas that do not meet
maintenance standards and encourage the voluntary correction of these problems.
Policy 6.3 Encourage citizen groups and neighborhood efforts to enhance properties in their
areas through activities such as neighborhood clean-up days, matching volunteers to
assist senior citizens with property maintenance, recognition of exemplary rehab
efforts and other similar activities.
Policy 6.4 Investigate a program to supply paint and building supplies for home maintenance
to low to moderate income homeowners
Policy 6.5 Work with community groups to sponsor home ownership workshops that provide
education and resources for home maintenance and repairs.
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BNSF Revitalization Plan
Issue: Transportation
January 2008
Goal7: Reduce congestion and improve traffic circulation including promoting
alternative modes of transportation.
According to the "Kalispell Area Transportation Plan — 2006", there are seven intersections within
the study area that have an unacceptable level of service. Most of these intersections are located
on either U.S. Highway 93 or U.S. Highway 2. Additionally, 51" Ave. W is approaching capacity
primarily due to congestion created by the railroad crossing north of Center Street. The
transportation plan also addresses alternative modes of transportation. At public meetings, citizens
noted that the walkability of the area and its proximity to services is an asset for the study area.
There was strong support for enhancing pedestrian access, accommodating bicycles and promoting
public transit in the study area.
Policy 7.1 Work with BNSF and industrial users to relocate businesses that utilize the rail spur
through town and remove the railroad tracks to eliminate safety and congestion
issues at the railroad crossings in the study at -ea.
Policy 7.2 Design transportation improvements and developments to promote safe crossings
for bicycles at intersections, to provide adequate right-of-way on designated bicycle
routes, to provide access to the non -motorized trail system and to provide parking
areas for bicycles.
Policy 7.3 Transportation improvements and development in the study area should be designed
to be pedestrian friendly and enhance the walkability for residents to businesses and
services in the area.
Policy 7.4 Incorporate traffic calming techniques into design and improvements of the local
street network to enhance walkability and pedestrian safety in neighborhoods.
Policy 7.5 Work with the Montana Department of Transportation to design transportation
improvements in the study area that promote functionality for pedestrians and
bicycles and to promote goals and policies regarding transit, gateways, and
aesthetics.
Policy 7.6 The city should investigate the possibility of a joint transfer stop for the public
transit and commercial bus lines to promote transit, generate additional customer
traffic downtown and create a redevelopment opportunity.
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BNSF Revitalization Plan
VII. PROGRAMS & RESOURCES
January 2008
Following are possible resources activities to stimulate redevelopment within the study area.
A. Economic Development
Tax Increment Financing — The legislature enacted the Tax Increment Financing District
(TIF) statutes in 1974. The purpose of a TIF is to fund infrastructure and other
improvements in urban renewal areas and industrial districts. The costs of these
improvements can be paid directly with TIF revenues or, in many cases, TIF revenues can
be pledged to the payment of bonds issued to pay the costs of the improvements. When a
TIF is created, a base taxable value for the district is established. The base taxable value is
the taxable value of all property within the TIF district boundary at the time the TIF is
established. In following years, the amount of taxable value within the boundary of the TIF
should increase. The incremental taxable value for a TIF is the amount by which the
taxable value exceeds the base taxable value. The amount of property tax realized by
applying the mill levies of taxing jurisdictions present in the TIF against the incremental
taxable value is called the tax increment and is distributed to the TIF. The tax increment is
available to the TIF to be used for the specific urban renewal or industrial district purposes
set forth in §§ 7-15-4282 through 7-15-4292, MCA.
New Business Activity Grant/Loan Program — This program is designed to offer an
incentive to locate, upgrade or expand a business. For permanent interior renovations, 30%
of the costs for permanent improvements can he awarded for new and expanding
businesses and 10% of the costs for permanent improvements can be awarded for existing
business enhancement projects. The total grant award cannot exceed $5,000. Loan
amounts and interest rates can be determined. The program could be funded with TIF
revenues.
Facade Improvement Grant — This program is designed to foster a meaningful impact on
visible improvements within the district. Grants would be made to qualified projects as
determined by a Facade Review Committee on a case -by -case basis. Each 25 feet of a
building front is eligible and is treated as one unit. Maximum amount of grant is $5,000
per lineal feet, or 20% of the total project costs, which ever is less. The program could be
funded with TIF revenues.
Land acquisition and development — This program would allow the city to purchase land
that would subsequently be made available for housing or commercial development. Sales
would be negotiated with the land owner and there would be no use of eminent domain.
Request for development proposals would contain the criteria that will be considered
during the selection process. Land would then be gifted or sold at a reduced rate to
accomplish stated goals within the district. The program could be funded with TIF
revenues.
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BNSF Revitalization Plan
January 2008
• Tourism Infrastructure Investment Program (TIIP) provides grant funding to facilitate the
development of new tourism -related products, and the enhancement of existing products.
Such developments and enhancements will strengthen Montana's presence in the
marketplace as a competitive tourism destination. The following types of usage would be
allowed and encouraged with funds as part of the TIIP:
* Project construction costs (brick & mortar) associated with building new and/or
remodeling or preserving existing tourism and recreation attractions, historical sites and
artifacts
* Costs associated with purchasing new and/or existing tourism and recreation attractions,
historical sites and artifacts
* Equipment purchased for specific tourism project operation
B. Housing
Community Development Block Grant (CDBG) - US Department of Urban Development
(HUD) - This program provides annual grants to develop viable urban communities by
providing decent housing and a suitable living environment, and by expanding economic
opportunities, principally for low and moderate income persons. The program is authorized
under Title 1 of the Housing and Community Development Act of 1974, Public Law 93-
383, as amended; 42 U.S.C.5301 et seq. Metropolitan cities and counties receive funds on
a formula basis. Kalispell does not have the population necessary to qualify as an
entitlement community and must apply for grant funds annually on a competitive basis.
HOME Investment Partnerships Program (HOME) — The HOME program is funded by the
U.S. department of Housing and Urban Development and administered by the Montana
Department of Commerce's Housing Division. Funds can be used for land purchase,
rehabilitation, infrastructure, new construction, short-term rental assistance, and down -
payment assistance. Funds must be used to assist households earning no more than 80%
of the AMI for homeownership programs and no more than 60% AMI for rental programs.
With the exception of single-family rehabilitation and down -payment assistance programs,
grants are limited to $500,000 and are awarded on a competitive basis. Single-family
rehabilitation and down -payment assistance programs are funded through HOME's pilot
program on an ongoing basis.
Montana Board of Housing (MBOH) - MBOII is a state housing finance agency. Through
the sale of housing bonds, MBOH funds a variety of affordable housing programs for both
homeownership and rentals. Homeowner programs may offer reduced rate mortgages
while Low Income Housing Tax Credit (LIHTC) are available for rental rehabilitation and
construction.
USDA Rural Development - Rural Development has a number of programs for
homeownership, rentals and home repair including several financing mechanisms.
• Montana Home Ownership Network — An affiliate of Neighborhood Housing Services of
Great Falls. MHN works with local service partners throughout the state to provide
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BNSF Revitalization Plan
January 2008
homebuyers education, one-to-one housing counseling, loans for down payment and
closing costs, due -on -sale loans for "gap financing" and development of new owner -
occupied homes. MHN is funded primarily by the Montana Board of Housing, Other
funding includes the Wells Fargo Housing Foundation, The Fannie Mae Foundation, Rural
Development and Neighborhood Reinvestment.
• Weatherization - Bonneville Power Association and Northwest Energy provide
weatherization assistance. Assistance is based on need. The program is administered
through the Northwest Montana Human Resources in Kalispell.
• Rental Rehabilitation Program — This type of program is typically designed to act as an
incentive for improvements and upgrades to property owners who provide rental housing to
persons at or below 125% of median income. Low interest loans would provide up to 30%
of the total cost of the eligible costs. The property owner would enter into an agreement
that would limit rent increases for an established period of time. The program could be
funded with TIF revenues. The program could be funded with TlF revenues.
• Single family rehabilitation program. This program would provide funds for persons up to
125% of median income to complete rehabilitation of their home in order to meet building
code compliance; become energy efficient; or make the home accessible. The deferred
payment loan would become a lien against the property, due and payable upon sale of the
home. The program could be funded with TIF revenues or CDBG grant funds.
C. Infrastructure
• Public Works Program - Economic Development Administration - The Economic
Development Administration (EDA) is an agency within the U.S. Department of
Commerce. The purpose of the Public Works Program is to assist communities with the
funding of public works and development facilities that contribute to the creation or
retention of private sector jobs and to the alleviation of unemployment and
underemployment_ Such assistance is designed to help communities achieve lasting
improvement by stabilizing and diversifying local economies, and improving local living
conditions and the economic environment of the area. Grants are awarded up to a
participation level of 90 percent hint the average EDA grant covers approximately 50
percent of project costs. Acceptable sources of match include cash, local general obligation
or revenue bonds; Community Development Block Grants, TSEP grants and loans,
entitlement funds, Rural Development loans; and other public and private financing,
including donations.
D. Transportation
• Community Transportation Enhancement Program - Under 23 USC 133 (d) (2) (Federal
Code) 10 percent of the Surface Transportation Program monies are awarded to each state
for transportation enhancements. Montana is unique in that enhancements are made
available to communities under the Community Transportation Enhancement Program
(CTEP) administered by the Montana Department of Transportation. The MDT distributes
these funds for all counties and cities that are 1st, 2nd, and 3rd class cities, and tribal
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BNSF Revitalization Plan
January 2008
governments. Local governments are responsible for providing the required 13 percent of
project costs as non-federal match for their transportation enhancement projects. A sample
of CTEP categories that may apply to the study area include:
• Pedestrian and bicycle facilities
• Historic preservation
• Acquisition of scenic easements and historic or scenic sites
• Scenic or historic highway programs including provisions of tourist and
welcome center facilities
• Landscaping and other scenic beautification
• Preservation of abandoned railway corridors (including the conversion and use
for bicycle or pedestrian trails)
• Rehabilitation and operation of historic transportation buildings, structures or
facilities (including railroads)
• Control and removal of outdoor advertising
• Provisions of safety and educational activities for pedestrians and bicyclists
State Fuel Tax - Under 15-70-101, MCA, Montana assesses a tax of $.27 per gallon on
gasoline and diesel fuel used for transportation purposes. Each incorporated city and town
receives a portion of the total tax funds allocated to cities and towns based on population
and street mileage. All fuel tax funds allocated to city governments must be used for the
construction, reconstruction, maintenance, and repair of rural roads or city streets and
alleys. Priorities for the use of these funds are established by the cities receiving them.
E. Redevelopment
EPA Brownfield Program - EPA's Brownfields Program provides direct funding for
brownfields assessment, cleanup, revolving loans, and environmental job training. To
facilitate the leveraging of public resources, EPA's Brownfields Program collaborates with
other EPA programs, other federal partners, and state agencies to identify and make
available resources that can he used for brownfields activities. In addition to direct
brownfields funding, EPA also provides technical information on brownfields financing
matters. EPA Brownfields Grants are listed below.
o Assessment Grants
o Revolving Loan Fund Grants
o Cleanup Grants
o Job Training Grants
o Training, Research, and Technical Assistance Grants
Other General Financing Options - Debt Financing, Revenue Bonds, General Obligation
Bonds, Special Improvement Districts
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BNSF Revitalization Plan January 2008
APPENDIX A: Growth Policy Plan — Relevant Goals & Polices
Growth Management Goals and Policies
3. Conserve well -established residential areas that have significant neighborhood and cultural
integrity, such as Kalispell's historic -districts.
6_ Design and locate development to protect public health and safety; insure adequate provision of
services; be compatible with the character of its surroundings and encourage the most appropriate
use of land.
8. Partnering between public and private sector should be considered when greater efficiency of
resources can be realized by both parties.
Parks and Recreation & Cultural Facilities
2. Integrate a linear park running east -west through the city, connecting Woodland Park, Lawrence
Park, downtown and the west Kalispell bike and pedestrian trails.
2. Explore ways to include additional land and assets that would expand the cultural and historical
facilities.
Land Use - Housing
1. Provide an adequate supply and mix of housing that meets the needs of present and future
residents in terms in cost, type, design and location.
3. Provide an adequate supply of affordable housing to meet the needs of low and moderate -income
residents.
4. Give special consideration to functional design to accommodate seniors and disabled, who have
various special needs regarding housing, transportation, handicapped access and services
4b. Small high -density residential districts are encouraged to be dispersed throughout the urban area.
These districts should be located predominantly near schools, employment and service centers, and
urban arterials.
4c. Multi -family housing developments should be designed to fit compatibly within larger single-
family neighborhoods_
4d. Townhouses are encouraged to be a primary housing type in these areas. Additional common
housing types include low-rise apartments, duplexes, manufactured home parks and upper floors of
mixed -use buildings.
4e. High -density residential districts may be mixed with professional offices and various low -
intensity commercial and institutional uses, particularly where located along urban arterials and as
appropriate to the neighborhood.
4£ In transitional areas zoned for multi -family residential use but developed primarily as single-
family houses, conversion of existing houses to offices is encouraged, in order to maintain
investment in the existing building stock and ease the land -use transition.
BNSF Revitalization Plan January 2008
Lana use — Business and
1. Encourage the development and development and growth of prosperous commercial and
industrial districts, each with a viable mix of businesses, suitable infrastructure, and a coordinated
development pattern that reduces business costs and increases small business opportunities.
3. Encourage development and redevelopment and redevelopment in the "target development
areas".
7. Maintain the integrity of well -established residential areas by avoiding the encroachment of
incompatible uses.
General Commercial Policies
b. Expansion of commercial districts is anticipated to occur as infill and a continuation of existing
commercial areas to avoid the creation of new commercial district and leapfrog development.
Target Development Areas Policies
b. Encourage development and redevelopment in the City's established urban renewal districts.
c. The target development areas are where commercial and / or light industrial development or
redevelopment is encouraged. Integration of residential uses within these areas is also encouraged.
Urban Mixed -Use Areas
a. Encourage the development of compact, centrally located service and employment areas that
provide easy connections between existing commercial and residential neighborhoods.
b. A complete system of pedestrian and bike paths is important in the mixed use areas.
c. Expand the depth of urban highway commercial areas as Mixed -use corridors, in order to
provide an alternative to continued linear commercial development, concentrate more intensive
uses along traffic arterials, improve business district circulation and transportation efficiency
areas, by secondary street access, provide flexibility for larger development sites, and expand
small business opportunities.
d. Within these corridor areas, provide for higher -intensity, mixed -use areas roughly two blocks
on both sides of urban highways. As distance from the highway increases, create a gradual
transition into the residential neighborhoods by encouraging multi -family, offices and other
compatible uses as a transition tool with sensitivity to compatible design.
e. Avoid encroachment into established, intact residential areas.
f. Allow a compatible mix of higher -intensity uses including office as well as some commercial
and light industrial; medium and high -density residential and public facilities.
Transportation
9. Develop a pedestrian -bicycle system to supplement the auto -oriented street system and to meet
local transportation and recreation needs.
f. If the BNSF railroad right-of-way through the city is redeveloped through a mutually agreeable
plan, conversion of the right-of-way to a new commercial area with the integration of a linear park
and bike path running east -west through the city is encouraged.
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BNSF Revitalization Plan January 2008
Appendix B: Description of Zoning Districts in the Revitalization Area
• R-4 TWO FAMILY RESIDENTIAL - A residential district with minimum lot areas.
Development within the district will require all public utilities, and all community
facilities. Two-family dwellings are permitted in this district.
• RA-1 LOW DFNSITY RESIDFNTIAL APARTMENT - A residential apartment district
to provide areas for multi -family use and compatible non-residential uses of medium land
use intensity. It should be served with all public utilities and be in close proximity to
municipal services and shopping districts.
• RA-2 HIGH DENSITY RESIDENTIAL APARTMENT -A residential apartment
district to provide areas for multi -family use and compatible non-residential uses of high
land use intensity. This district is intended for central and inner-city use and not for
suburban use. This district demands public and community facilities and a buffer area
between it and other residential districts.
• RA-3 RESIDENTIAL APARTMENT / OFFICE -A residential apartment -office district
to provide areas for professional, governmental, and private offices, banks, and similar
institutions, cultural and governmental facilities and limited business at locations where
they are compatible with residential apartment uses and where it is not deemed desirable to
permit a more intensive business activity of a retail nature.
This district serves as a buffer zone between other commercial districts and adjacent
residential areas. The location of this district depends on proximity to major streets,
arterials, and business districts. This district shall be located within or adjacent to business
corridors, shopping islands or the Central Business District.
• B-2 GENERAL BUSINESS - 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. This district would also serve
the general needs of the tourist and traveler.
• B-3 COMMUNITY BUSINESS -A business district to provide areas for the development
of community shopping areas and other retail service centers. This district shall be a
business island of not less than five acres and not a strip development. This district is not
intended to provide areas for outside sales of such items as automobiles, manufactured
housing and boats.
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BNSF Revitalization Plan
January 2008
• B-4 CENTRAL BUSINESS -A business district to set apart that portion of the city which
forms the center for financial, commercial, governmental, professional and cultural
activities. This district is not intended for general application throughout the planning area.
• B-5 INDUSTRIAL -COMMERCIAL - A zoning district intended primarily to
accommodate a variety of business, warehouse, and light -industrial uses in industrial -
commercial park development. Such uses shall not create objectionable characteristics
(such as dirt, noise, glare, heat, odor, smoke, etc.) which extend beyond lot lines. This
district should be located near major arterials and rail services.
I-1 LIGHT INDUSTRIAL - An industrial district to provide areas for light industrial uses
that typically do not create objectionable characteristics (such as dirt, noise, glare, heat,
odor, smoke, etc.), which extend beyond the lot lines. Such light industrial uses would
include light manufacturing, processing, fabrication and assembling of products or
materials, warehousing and storage and transportation facilities. This district is also
intended to accommodate various adult -type uses that may otherwise infringe or negatively
influence the residential or commercial character of other zoning districts.
39
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