Planning Area PART 1: EXISTING CONDITIONS. 1. Boundaries

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1 Planning Area PART 1: EXISTING CONDITIONS 1. Boundaries The 2003 Growth Policy defined the planning area as Hawker Lane on the north, Wilcox Lane on the east, Skalkaho Hwy on the south and generally following the alignment of Westside Road on the west. This boundary has been maintained for this update of the Growth Policy with the minor revision of extending the west boundary to follow the section lines one-quarter mile west of Westside Road. This will make the boundary more consistent with other planning documents. The planning area boundary established as part of this plan, will be the same boundary for the transportation plan and water facilities plan. The purpose of establishing the planning area boundary that extends beyond the city limits is to determine areas of future growth so local and state governments can plan in advance the infrastructure that is necessary to serve these growth areas. Planning for growth now, encourages orderly development that can be served much more cost efficiently while ensuring that infrastructure has the capacity to serve growth. Infrastructure planning in the planning area allows the city to create equitable and affordable means to finance new growth without burdening taxpayers. Additionally, changes in land use in the planning area has the potential to affect fire and police services, increase pressure on city parks and increase traffic-flows in the city. The watershed that is drained by the Bitterroot River extends into the planning area and the groundwater that supplies city wells flows through the planning area. The rural character and viewsheds that attract people to Hamilton can be impacted dramatically by development in the planning area. Consequently, planning decisions in the unincorporated areas surrounding Hamilton are critical to the city s quality of life and fiscal health. Figure 1: Rural Character and Views in Planning Area Planning Area 1

2 Insert Map 1 Planning Area 2

3 2. Land Use Planning Area The unincorporated planning area is characterized by expanses of open spaces with scattered developments throughout the planning area. In the last ten years there has been an accelerated rate of agricultural land converted to residential development. West of the Bitterroot River the hilly forested areas is the predominant land type while east of Highway 93 the landscape is characterized by irrigated agricultural land. Residential: Large lot rural residential development is scattered throughout the planning area. South west of the city limits, is a pocket of small lot residential that was developed over 25 years ago. These developments were approved under County subdivision standards and often do not meet the current infrastructure standards that would be required for developments within the city. This results in issues of paying for upgrades when such developments are annexed in the city. New residential developments in the planning area tend to be on larger lots. Figure 2 : Residential Development in Count with Substandard Street Commercial: development in the unincorporated planning area is concentrated along US Highway 93. Commercial development along this corridor is generally auto-oriented strip development. There is also scattered commercial development along Old Corvallis Road. Industrial: Light industrial development with outdoor storage yards, heavy equipment storage and warehouses are interspersed with the commercial area along US 93. There is no zoning along this corridor to control these uses. There are light industrial uses located along the Old Corvallis Road corridor. Figure 3: Pasture near town Public: The planning area also contains some significant public/quasi-public uses. These include the airport, Daly Mansion, and Golf Course. Agricultural: Agriculture land is primarily hay and pasture land with some cultivated crops. Planning Area 3

4 Map 32 : Existing Land Use Planning Area 4

5 3. Development Trends A. Housing Starts Septic permits for new construction provide an indicator of development activity in the unincorporated area. According to this data, there were 403 permits for new construction in the unincorporated area between 2000 and The peak years for construction was 2000 and 2001 while there was a drop-off in activity in 2007 and Figure 4: Number of Septic Permits for New Construction issued in Planning Area by Year Source: Ravalli County Sanitarian Data compiled by Applied Communications Figure 5: Septic Dot Map The majority of the growth (82%) occurred east of US 93. The four square miles between East Side Highway, Hawker Ln, and Wilcox Lane accounted for 37% of the new septic permit activity while the area between Golf Course Rd., Fish Hatchery Rd., and US 93 captured about 20% of the growth. In addition to the individual septic systems, there are community sewer systems for the Wildflower and Grants Meadows subdivisions. The eastern most portion of the planning area had the least activity. The remaining new development was scattered. Planning Area 5

6 B. Subdivision Activity The following map indicates the location of approved or pending subdivisions located within the planning area. There is a cluster of subdivisions in the northeast corner of the planning area, along Golf Course Road and south of Hamilton parallel to US 93. The total number of lots in these developments amounts to 1,071. Map 3: Approved or Pending subdivisions in the Planning Area Source: Ravalli County Planning Department, Notes: 1) This graphic shows subdivision approvals from October of 2004 through There is no assurance that each pending subdivision will be approved. 2) Subdivisions in grey are filed with County Clerk and Recorder, while colored subdivisions are not. Planning Area 6

7 4. Land Development Regulations County Subdivision The County regulates subdivisions within the unincorporated planning area. Any subdivision that is within one-mile of the City of Hamilton, must be submitted to the City for review and comment (See section b(v) of Ravalli County Subdivision Regulations). Voluntary Zoning Planning and zoning commissions and voluntary zoning districts are authorized by for the MCA. This type of zoning is sometimes referred to as Part 1 zoning. There are six voluntary districts that are located in whole or in part within the planning area. (See Map) The unincorporated areas outside of these districts are not subject to any zoning provisions at this time. Floodplain Regulations The County floodplain regulations that control certain types of development activities along Bitterroot River. Notably, no new residential development is allowed in floodplain. Growth Policy The Growth Policy for Ravalli County was repealed in November, According to the MCA a new growth policy may not be enacted for 2 years. Streamside Setbacks A proposal to enact streamside setbacks for the Bitterroot River and tributary streams was submitted to the County Commission in November, As proposed, the setback regulations were written to comply with Part 2 zoning in the MCA. With the repeal of the Growth Policy, the setback regulations will be on the hold for at least two years from November Airport Influence Area - Ravalli County has established an Airport Influence Area in accordance with MCA This ordinance provides that no permit be granted which would allow the establishment of an airport hazard or that would allow a non-conforming use, structure or tree to become a greater hazard that it was on the day the AIA was established. Land owners within the airport influence area must apply for a permit and indicate the height of structures or describe any operations such as lights and smoke that might interfere with the airport. The ordinance also puts nearby land owners on notice of noise, vibration and dust that may result from the operation of aircraft. The County is currently amending this document to comply with MCA 67-7 Airport Affected Area a small portion of which appears to overlap city limits. Figure 6: Airport Influence Area Source: Ravalli County Airport Environmental Impact Statement Planning Area 7

8 Map 4 : County Voluntary Zoning Districts within Hamilton Planning Area Table 1: List of Voluntary Zoning Districts in Planning Area # Name Acres 1 Old Corvallis Road-Eastside Hwy Yerian-Mihara Doran Addition Rickets Meadows 50 5 Rickets Road Alvista/Bowman Rd Source: Ravalli County GIS Department, Planning Area 8

9 5. Natural Features A. Water Features and Floodplain The Natural Resources chapter includes a discussion of floodplain and water features in the planning area. There is extensive floodplain along the Bitterroot River in the planning area. Additionally, there is an extensive system of irrigation canals throughout the planning area as well as scattered wetlands. B. Slopes The topography of the land affects almost every aspect of development. Slope is one of the controlling factors in the design of streets, storm drainage facilities, sewer and water lines, and lot orientation and density. Problems that usually occur because of slope may include soil instability, difficulty in providing access, and spread of wildfire. Although the terrain with steep slopes may be stable prior to development, conditions may change due to road cuts, grading, and excavation for foundations. There are numerous examples in other parts of the country where construction activities on steep slopes have created conditions conducive to land slides. The degree of risk can only be determined by a genuine geotechnical analysis which would include a thorough sub-surface investigation. Roads and driveways should not exceed maximum grade requirements to ensure safe access by residents and emergency vehicles. Subdivisions in areas of steep slopes require detailed slope analysis to ensure the design is complying with standards. Additionally, projects with steep slope in the urban-wildland interface should incorporate special design features to address wildfire concerns. The Montana Department of Natural Resources and Conservation (DNRC) has developed guidelines for fire protection adjacent to wildland residential interface development. (See Local Services Chapter) It is difficult to be specific about slope limitations because of the amount of site design and engineering, which may or may not be incorporated into a particular land use. Generally, zero to 10% slopes are well suited for most types of development. Slopes that are 11 to 30% are still suitable for some types of development, but engineering constraints and problems are more prevalent. Slopes over 30% consistently exhibit one or more problems of grade, erosion or failure. Any development in this range is typically not allowed by most jurisdictions. Slope is a concern within the Hamilton Planning Area located west of the Bitterroot River. Planning Area 9

10 6. Conservation Easements There are no conservation easements within the planning area although there are several that are immediately adjacent or in close proximity to the planning area. A conservation easement is a legal agreement made by a property owner to restrict the type and amount of development that may take place on his/her property. Each easement s restrictions are tailored to the particular property and the interests of the individual owner. An easement for the land is recorded at the county so all future owners and lenders would learn about the restrictions when they obtain a title report. The original owner or donor of the easement, and all subsequent owners, are bound by the restrictions of the easement. Map 5: Conservation Easements near Planning Area Planning Area 10

11 7. Farmland The U.S. Department of Agriculture (USDA) -Natural Resources Conservation Service, in cooperation with other interested Federal, State, and local government organizations, has inventoried land that can be used for the production of the Nation's food supply. According to this inventory, much of the farmland in the planning area east of U.S.93 is classified as Prime Farmland or Farmland of State or Local Importance. The categories of farmland are defined as follows: ((Source: app/homepage.htm) "Prime farmland" is of major importance in meeting the Nation's short- and long-range needs for food and fiber. Because the supply of high-quality farmland is limited, the U.S. Department of Agriculture recognizes that responsible levels of government, as well as individuals, should encourage and facilitate the wise use of our Nation's prime farmland. Prime farmland, as defined by the U.S. Department of Agriculture, is land that has the best combination of physical and chemical characteristics for producing food, feed, forage, fiber, and oilseed crops and is available for these uses. It could be cultivated land, pastureland, forestland, or other land, but it is not urban or built-up land or water areas. The soil quality, growing season, and moisture supply are those needed for the soil to economically produce sustained high yields of crops when proper management, including water management, and acceptable farming methods are applied. In general, prime farmland has an adequate and dependable supply of moisture from precipitation or irrigation, a favorable temperature and growing season, acceptable acidity or alkalinity, an acceptable salt and sodium content, and few or no rocks. The water supply is dependable and of adequate quality. Prime farmland is permeable to water and air. It is not excessively erodible or saturated with water for long periods, and it either is not frequently flooded during the growing season or is protected from flooding. Slope ranges mainly from 0 to 6 percent. More detailed information about the criteria for prime farmland is available at the local office of the Natural Resources Conservation Service. For some of the soils identified in the table as prime farmland, measures that overcome a hazard or limitation, such as flooding, wetness, and droughtiness, are needed. Onsite evaluation is needed to determine whether or not the hazard or limitation has been overcome by corrective measures. A recent trend in land use in some areas has been the loss of some prime farmland to industrial and urban uses. The loss of prime farmland to other uses puts pressure on marginal lands, which generally are more erodible, droughty, and less productive and cannot be easily cultivated. "Unique farmland" is land other than prime farmland that is used for the production of specific high-value food and fiber crops, such as citrus, tree nuts, olives, cranberries, and other fruits and vegetables. It has the special combination of soil quality, growing season, moisture supply, temperature, humidity, air drainage, elevation, and aspect needed for the soil to economically produce sustainable high yields of these crops when properly managed. The water supply is dependable and of adequate quality. Nearness to markets is an additional consideration. Unique farmland is not based on national criteria. It commonly is in areas where there is a special microclimate, such as the wine country in California. In some areas, land that does not meet the criteria for prime or unique farmland is considered to be "farmland of statewide importance" for the production of food, feed, fiber, forage, and oilseed crops. The criteria for defining and delineating farmland of statewide importance are determined by the appropriate State agencies. Generally, this land includes areas of soils that nearly meet the requirements for prime farmland and that economically produce high yields of crops when treated and managed according to acceptable farming methods. Some areas may produce as high a yield as prime farmland if conditions are favorable. Farmland of statewide importance may include tracts of land that have been designated for agriculture by State law. In some areas that are not identified as having national or statewide importance, land is considered to be "farmland of local importance" for the production of food, feed, fiber, forage, and oilseed crops. This farmland is identified by the appropriate local agencies. Planning Area 11

12 Figure 7: Prime Farmland in Planning Area Planning Area 12

13 PART II: TRENDS Trend 1: Projected Growth Projections for growth in the city and planning area are based on State of Montana population projections for Ravalli County. The amount of growth in Ravalli County that will be captured by the city and planning area is distributed in proportion to the population distribution from the 2000 U.S. Census. Based on this method, the population for 2010 was compared to actual building permits and septic permits for new construction from 2000 to 2008 to confirm that projected growth was comparable to actual growth. To determine the number of projected dwelling units, population was divided by household size from the 2000 Census. As noted in the following table, it is projected that by 2030, there will be an increase of 2,240 dwelling units in what is currently the unincorporated area in the planning area. This is double the number of dwelling units that were present in It is very likely, that a portion of these new units will be annexed to the City. This projected population increase in the planning area in 2030 is 4,708. Table 2: Projected Population and Dwelling Units in City and Planning Area City Population 3,705 4,807 5,288 City Dwelling Units 1,915 2,392 2,631 Planning Area Population 4,097 6,789 12,531 Planning Area Dwelling Units 1,904 2,997 4,209 Total Population 7,802 11,596 17,819 Total Dwelling Units 3,819 5,389 6,840 Source: U.S. Census, 2000 Population of the Census & Montana Census and Economic Information Center, NPA Data Services, County Population Projections, Note: Population projections reflect data available through These may need to be updated to reflect current data. Trend 2: Loss of Agricultural Land In 2006, the Center for the Rocky Mountain West published a study indicating a trend towards loss of agricultural land in Ravalli County. Parts of the planning area are still predominantly agriculture. Under past growth trends and development practices, an average of roughly 7 acres of ag land was lost for every additional housing unit in the valley during the 80s. During the 90s this fell to 5 to 6 acres lost per housing unit. Under current population and housing growth projections, the valley would lose another 38,000 acres of ag land between 2004 and 2024 if current development patterns and planning practices are largely followed roughly 18% of the current ag land total. This would reduce ag land in the valley from about the current 210,000 acres to a little over 170,000 acres. (Source: Growth and Change in the Bitterroot Valley and Implications for Area Agriculture and Ag Lands, By Dr. Larry Swanson, O Connor Center for the Rocky Mountain West, University, of Montana, Missoula, April, Planning Area 13

14 PART III: OPPORTUNITIES 1. Transportation Plan The City of Hamilton, Montana Department of Transportation (MDT), and Ravalli County are currently in the process of preparing a comprehensive, multi-modal transportation plan. The transportation plan study area boundary is the same as for this Growth Policy Update. The transportation plan is intended to take a fresh look at the existing transportation system while at the same time planning for future travel system needs based on community growth forecasts. Special focus will be made to alternative travel modes, such as bicyclists, pedestrians and transit users, in addition to the traditional motor vehicle user group. The transportation plan will be completed by December 2009 and will serve as a companion document to this Growth Policy Update. The plan is anticipated to contain the following components: A comprehensive review and analysis of the existing transportation system via on-site traffic data collection and analysis. An extensive public involvement process to allow community citizens a venue to participate in the project. Travel demand modeling to identify what transportation conditions may be out to the planning horizon given the land use forecasts made in the Growth Policy Update. Alternative travel mode analysis and infrastructure planning, to include bicyclists, pedestrians and transit users. The development of transportation demand management (TDM) strategies. The development of traffic calming guidelines. The identification of existing and future transportation problems with appropriate mitigation being identified. The development of implementation and funding strategies that the community can use going forward to carry out the recommendations contained in the plan. 2. Water Facilities Plan The City of Hamilton completed a comprehensive water facilities plan in This planning work was followed by a preliminary engineering report in 2002 and an updated preliminary engineering report in Several key recommendations of that planning work were implemented including construction of a new 1 million gallon water reservoir, development of three new water wells and booster station, replacement of water system pipelines in the downtown area of the city, and extensions of waterlines to serve the GSK Corporation campus located on the north end of the city and RML Laboratory located on South Fourth Street. The City of Hamilton is currently in the process of updating the water facility plan. It is important that water utility planning be coordinated with the community s vision for growth. Population and development data included in this Growth Policy document will be incorporated into the water facility plan update. The updated water facility plan will analyze water supply, storage, and distribution systems under current and future conditions, develop alternatives and corrections per the demands of current and future population, prioritize improvement projects and provide a 5- year capital improvement plan Planning Area 14

15 3. Old Corvallis Road Area III As part of the wastewater facility plan, service areas were identified extending north on Old Corvallis Road. Map 6 depicts the boundaries of these service areas. Lift stations were identified for each area. Most new development is anticipated for the Area III service area. The Old Corvallis Road Area III Plan was initiated as a neighborhood plan through an inter-local agreement through the City of Hamilton and Ravalli County. The plan was completed in 2006 and was adopted as an amendment to the County Growth Policy Plan but was Map 6: Old Corvallis Road Area III Study Area Approximate Boundaries not adopted by the City. In 2008, the County Growth Policy, and all neighborhood plans adopted as amendments, was repealed. Although the Plan has no legal authority, it may still provide an indication of the development that may occur in this area. Some highlights of the plan include: Provides for a mix of housing types from low density to medium density and affordable units to more upscale housing. Provides for a mix of commercial employment uses on both sides of Old Corvallis Road. Provides for public open space/park adjacent to the Daly Mansion property. Recommends that zoning and design standards be adopted. Recommends that Old Corvallis Road be redeveloped to accommodate additional traffic from development. Recommends an average gross density of 2.9 Dwelling Units per acre for a total ranging from of 840 to 925 units at build-out. Assumes the development will be annexed to the City and have sewer and water service to support higher densities. Recommends that there be a pedestrian trail system to connect to schools and fairground as well as provide internal trails. The lift-station to serve Area III has recently received funding and construction will begin in In addition to the planning for Area III, the wastewater facility plan includes recommendations for additional lift stations to serve new development in portions of the planning area defined as Area 1 and Area II (see map). The Area I lift station has been constructed while the location for the Area II lift station has been identified but not yet funded. Planning Area 15

16 4. Tax Increment Finance District The City of Hamilton is exploring the development of an urban renewal plan for the area generally bounded by the County Fairgrounds on the south (including the Fairgrounds but not the adjacent residential area), the Glaxo-Smith-Kline Laboratory on the north, portions of the East Side Highway and the drainage ditch on the east (the line coming across at Blodgett View Drive) and portions of Old Corvallis Road and Highway 93 on the west. The area is characterized by mixed uses including commercial, office, research related, light industrial, residential, public (County Fairgrounds) and open space. There are some areas, particularly along Old Corvallis Road, which are blighted (deteriorating structures, poor drainage, absence of consistent sidewalks and curbs) and others which are without transportation and sewer/water related infrastructure. The urban renewal plan would allow for the creation of a tax increment finance district. This area includes areas that are outside the Hamilton City Limits. Prior to the creation of the TIF district, these areas would have to be annexed to the city. Revenues from the district could be used to help fund infrastructure and transportation improvements in the area. 5. US 93 Corridor The US 93 corridor runs north to south through the Bitterroot Valley and is the main travel route between Hamilton and Missoula. This major north-south corridor carrys commuter, local and pass-through traffic. Parts of the corridor have been under construction over the last ten years to add capacity with more lanes, improve safety and include other transportation enhancements such as pedestrian trails. A number of studies and plans have been completed regarding the future of this corridor. These include: Hamilton to Lolo Environmental Impact Study (1997) - Recommended 4-lane roadway with 5-lane in developed areas, Park-n-Ride lots, bicycle facilities, new crossing at Bitterroot River, access control and other safety enhancements. Many of the improvements have been completed. US Corridor Study Transit Analysis (2008) - Study area from Missoula to Stevensville. The study analyzed five alternatives from increased van pool/ride share to rail service. Additionally there are several community groups that are engaged in efforts to plan for the corridor. The Bitterroot Rail is an interest group that is promote using the Montana Rail Link line for public transit. There is also a multi-jurisdictional group that is discussing a long-range vision for the corridor from Hamilton to Missoula. Planning Area 16

17 PART 4: GOALS AND POLICIES Goal 1: Coordinate planning processes with other government agencies. A. Coordinate with other planning processes in the planning area to make sure goals and objectives are consistent and assumptions for growth and land use are similar. B. Work with local, state and Federal agencies that have jurisdiction in the planning area to support joint efforts to advance the City s goals in the planning area. C. Engage residents and land owners in the planning area through public processes that address planning issues in the unincorporated areas. D. Incorporate the relevant goals and policies from other Growth Policy elements into planning decisions and discussions about the unincorporated land in the planning area. E. Work with Montana Department of Transportation and other parties on corridor planning for US 93. Goal 2: Develop a land use plan that promotes efficient growth and compatible land uses. A. Minimize potential land use conflicts between residential and non-residential uses. B. Encourage new development along existing growth corridors and to in-fill areas along between the city and areas that are already zoned or subdivided at urban densities in the planning area. C. New development in the planning area should provide for parks and open space in accordance with the goals and policies of the park element. D. Encourage the redevelopment of blighted areas within the planning area. E. Provide for industrial and business park development near the airport and along Old Corvallis Road consistent with existing land-use patterns and planning documents for the area. F. Auto-oriented commercial development should be located along US Highway 93 as in-fill or as an extension of an adjacent commercial land-use pattern. G. Development adjacent to the Daly Mansion should be designed to enhance the cultural resources and include context sensitive design features. H. Large developments that are annexing to the city and receiving urban services should be higher density with a mix of housing types. Planning Area 17

18 Goal 3: Design infrastructure improvements that will adequately serve current and future populations. A. Developments with urban densities should be connected to city sewer and water. B. Extension of utilities should be made in accordance with facility plans. C. Transportation plans should have provisions for multi-modal transportation including trails and transit. D. Pedestrian safety should be provided for in new developments and in transportation plans for the planning area. E. Provide for connectivity of the grid system whenever possible. F. As properties are subdivided there should be dedication of right-of-way for future road improvement projects and transportation improvements. G. Enforce requirements for properties to connect to city water or sewer service in accordance with State regulations. H. New developments that may eventually annex to the city should comply with city public works and subdivision design standards. Goal 4: New development should be sensitive to environmental concerns. A. Coordinate development standards for sensitive lands, such as slopes, with regulatory agencies that oversee these areas. B. Preserve the area's scenic views and promote practices that conserve prime farmland or farmland of statewide importance. C. Promote development that is compatible with existing conservation easements, public lands and other environmentally sensitive areas. D. Developments in the planning area should incorporate best practices to protect groundwater and water quality in streams in rivers. E. Design public improvements to have the least environmental impacts as possible. Planning Area 18