By Michael Howell
Ravalli County is doggedly pursuing the establishment of a Targeted Economic Development District (TEDD) in and around the Ravalli County Airport. A draft resolution has been prepared declaring the airport property and contiguous property owned by Harold Mildenberger and another couple parcels owned by the Bitterroot Stock Farm “an infrastructure deficient area…and that the investment in infrastructure in that area is necessary in the interest of public safety, health and welfare of the residents of Ravalli County.” The public meeting has been tentatively scheduled for August 5, 2015 at 9 a.m. at the county Administration Building at 215 S. 4th Street, Hamilton.
Efforts to establish such a district have met a few obstacles along the way. The first was that only local governments were allowed by law to establish a TEDD and it had to meet existing Growth Policy and Zoning regulations. The second was that infrastructure improvement plans logically suggest connection of the area to Hamilton City sewer and water but so far the City has been unwilling to consider that prospect unless the area was to be annexed into the City.
This obstacle was overcome by County Planner Terry Nelson getting together with local legislator Ed Greef and successfully pushing a bill (HB289) through the legislature changing the law. That change, which will go into effect on October 1, allows the establishment of a TEDD under a citizen initiated voluntary zoning process if the area identified as deficient in infrastructure and planned industrial development fits in with an area development plan based on existing development patterns.
The second obstacle was the problem of gaining access to city water and sewer systems. The City has in the past insisted that inclusion of the area into the city’s system would require annexation. It is unclear whether the county would accept annexation of the airport land that it owns into the city.
There are also the other parties to consider. According to Julie Foster, Director of Ravalli County Economic Development Authority (RCEDA), in the past the Bessenyey Family Trust which owns the Stock Farm property did agree to having their property annexed into the city, but the other property owner, Harold Mildenberger, has expressed unwillingness to be annexed.
Deficiencies in the area that have been identified include water system, sewer system, roadway and utility deficiencies.
The resolution notes that a high concentration of iron has been found in well water in the area and that no other municipal or public water systems exist in the area.
“A comprehensive water service plan is needed at the airport to meet fire flow needs and those of future value-added industry users,” states the draft resolution.
The area also has a high water table and as a result, state and local regulations restrict installation of new septic systems. The unavailability of sewage treatment infrastructure, it states, negatively impacts potential commercial development.
“Future site planning should include developing on-site services or extending city sewer service to the airport area, which would eliminate the need for individual septic systems,” it states.
“There are other options than hooking up to existing city infrastructure,” said Nelson,” and the engineers will be looking at those.” He said there may be options for private development or even county development of some sort of water and wastewater system to address the needs for industry in the area.
Both Nelson and Foster claim that use of the city sewer and water is not necessarily required for establishment of the TEDD. A Preliminary Engineering Report by Professional Consultants Incorporated, initiated by the commissioners last April, will provide an analysis of the various options and costs for addressing the infrastructure deficiencies identified.
The statement of deficiency also notes that the area is in need of new roadways and taxi lanes “to provide access for the construction of additional, airport-related industrial users and aircraft hangar facilities.”
Concerning deficiencies in utilities, it states, “Although Internet, telephone, natural gas and electrical utilities are available in the Ravalli County Airport Area, these services will need to be expanded to include higher speed broadband, fiber optics, and upgrades to existing utilities to accommodate new targeted economic development and light industrial users.”
Additional infrastructure and public service deficiencies may be identified over time, according to the resolution.
“For example, improvements to security fencing, wildlife management/control capabilities, and roadways for emergency/service vehicles, as well as upgrades to existing infrastructure, will need to be addressed.”
Once the County has decided that the area is in deficiency, it can proceed to create a development plan for the area that addresses all the identified needs. Then they can proceed to establish a tax increment financing district that would help fund the improvements by devoting all increases in the tax base within the area to a fund that goes back into infrastructure development in the area.