By Michael Howell
On Monday, November 9, the Ravalli County Commissioners approved the first reading of an ordinance establishing a Targeted Economic Development District (TEDD) covering about 420 acres including the county-owned airport property and three additional “contiguous” parcels belonging to Harold Mildenberger, the Mildenberger Family Trust and the Bessenyey Family Trust.
The district is being created “as part of the County’s overall goals to promote, stimulate, develop and advance the general welfare, commerce, economic development and prosperity of the citizens of Ravalli County and the State of Montana.”
Prior to adopting the ordinance, the commissioners established an Airport Area Voluntary Zoning District which included all the parcels that will ultimately form the TEDD. The process included a Resolution of Necessity, adopted on August 5, designating the area as “infrastructure deficient.” This designation followed a Preliminary Engineering Report that identified the area as being deficient in water, sewer, transportation and utilities and declared that infrastructure improvement in this area “is necessary for the welfare of the residents of the County.”
The commissioners are now in the process of adopting the District Development Pattern and Zoning regulations and approving a tax increment financing program. The development pattern plan, adopted for recommendation by the Ravalli County Planning and Zoning Commission on November 2, designates the airport property as suitable for development of several kinds of aviation related manufacturing and the contiguous parcels are designated for many kinds of light industrial or industrial developments as long as they are compatible with the use of the airport.
The tax increments realized by development within the TEDD are allowed to be spent directly on infrastructure development within the district or on debt service on bonds or loans issued for such projects. The term of the tax increment financing provision will terminate in the 15th year following the creation of the TEDD or upon payment or provision of payment in full on any loans or bonds, including interest. These loans or bonds must be designed to mature not later than 25 years from their date of issue.
A review and approval of the Comprehensive Development Plan and Preliminary Engineering Report is scheduled for November 19 from 1 to 2 p.m. at the commissioners’ meeting room. Final adoption on second reading of the ordinance establishing the TEDD is scheduled for November 23. If approved on second reading, it would go into effect on December 23, 2015.
Bitterrooters for Planning, local non-profit group that promotes planning, has raised questions of the appropriateness of locating such a district without examining any alternatives based on a countywide approach to planning. They also have questioned whether all the parcels can really be considered “contiguous” as the law requires, since one parcel is only connected by a half mile long 60 foot wide right-of-way.