HomeMy WebLinkAboutOrdinance No. O07-11ORDINANCE NO. O0%11
AN ORDINANCE CONCERNING THE CREATION OF AN URBAN RENEWAL AREA
WITHIN T}rE, MUNICIPAL LIMITS OF THE CITY OF LAUREL AND ADOPTING AN
URBAN RENEWAL PLAN INCLUDING A TAX INCREMENT PROVISION.
WHEREAS, the State of Montana allows for the redevelopment of areas cfa municipality in
acenrdance with Title 7 Chapter 15 Parts 42 and 43 of the Montana Code Annotated, generally known
and referred to as the "Montana Urban Renewal Law"; and
WHEREAS, the City of Laurel previously adopted Resolution No. R07-92, declaring the City
Council's intent to create an urban renewal district with tax increment authority, declaring the
existence of blight within the urban renewal district, declaring the need for redevelopment of blighted
areas which is in the interest of the public health, safety, and welfare, setting a public hearing date and
requiring publication and mailing of the notice of the public hearing; and
WHERAS, the City Council created the urban renewal district attached hereto as Attachment
A (Legal Description) and depicted on the map attached hereto and labeled Attachment B; and
WHEREAS, the City Council authorizes and directs the City Clerk to cause notice of the
public hearing to be published in the Laurel Outlook at least once a week for two consecutive weeks
prior to the date set for the hearing, and to mail notice of such hearing, not less than 10 days prior to
the date of the hearing, to the persons whose names appear on the county treasurer's tax roll as the
owners, reputed owners, or purehs~ers under contract for the deed of the property, at the addresses
shown on the tax roll within the proposed district; and
WHEREAS, the City Council set a public hearing on this matter for November 20, 2007 at
6:30 p.m. in the Council Chambers at 115 West First Street to hear testimony and gather evidence
regarding its consideration to adopt the urban renewal plan for the pmpesed Urban Renewal District;
and
WHEREAS, the Laurel-Yellowstone County Planning Board reviewed the Laurel Urban
Renewal Plan for conformance with the Growth Policy at the Planning Board's meeting on November
l, 2007 at 7:00 p.m. in the Council Chambers at City Hall.
NOW, THEREFORE, the City Council of the City of Laurel, Montana declares, resolves and
ordains as follows:
FINDINGS. The City Council hereby declares the property located within the renewal area,
as described in Attachments A and B, have deficiencies regarding public infrastructure and
facilities.
PLAN ADOPTION. The City Council herby adopts the Laurel Urban Renewal Plan and
included in such plan is a provision for tax increment financing in accordance with Title 7
Chapter 15 Parts 42 and 43 of the Montana Code Annotated.
3. EXISTENCE OF BLIGHT. The City Council hereby finds the following conditions of blight
exist in the Urban Renewal District as defined in MCA § 7-15-4206:
O07-11 Ordinance Creating Urban Renewal Area
"(2) "Blighted area" means an area that is conducive to ill health, transmission of
disease, infant morality, juvenile delinquency, and crime; substantially impairs or
arrests the sound growth of the city or its environs; retards the provision of housing
accommodations; or constitutes an economic or social liability or is detrimental or
constitutes a menace to the public health, safety, welfare, and morals in its present
condition and use, by reason off
(2) (a) the substantial physical dilapidation; deterioration; defective construction,
material, and arrangement; or age obsolescence of buildings or improvements, whether
residential or nonresidential."
FLOODING
Portions of the district experience flooding during certain rain events causing
unsafe conditions. The current capacity or lack of capacity of the storm drain
system results in unsafe and unsanitary conditions, therefore are a menace to
public health and safety.
(2) Co) inadequate provision for ventilation, light, proper sanitary facilities, or open
spaces es determined by competent appraisers on the basis of an examination of the
building standards of the municipality;
LACK OF GREEN SPACE
There is a decided lack of green space available in the district to be enjoyed by
the citizens of Laurel. Vacant areas have the potential to be rehabilitated as
public green space.
(2) (e) defective or inadequate street layout;
STREET IMPROVEMENTS
Certain intersections are in need of improvements due to the increased or
projected increase in automobile and track traffic. In addition, the street
surfaces are in need of repair due to the inadequate drainage and mount of
traffic utilizing the roadways.
(2) (h) unsanitary or unsafe conditions;
PUBLIC SAFETY
Certain areas do not have street lights, sidewalks, curbs, gutters, or sidewalks.
The installation o f these types of infi'astructure is vital for the public safety.
4. EFFECTIVE DATE: This ordinance shall become effective the 27th of December, 2007.
O07-11 Ordinance Creating Urban Renewal Area
Introduced and passed on first reading at a regular meeting of the City Council on
November 6 ,2007, by Council Member Easton
PASSED and ADOPTED by the Laurel City Council on second reading this 20th. day of
November ,2007, upon motion of Council Member Poehls
APPROVED by the Mayor this 20th day of November
.,2007.
ATTEST:
Mary lC l~]nbletoth Clerk-Trem rer
Elk River Law 0ffi¢¢, P.L.L.P.
ATTACHMENT A
LEGAL DESCRIPTION OF TI-IE~ LAUREL URBAN RENEWAL DISTRICT
Starting at the intersection of West 3rd Street and 4th Avenue, extending south along the
centerline of 4t~ Avenue to the intersection with West 1*t Street. Proceeding West down the
centerline of West 1~t SWeet to the intersection of South 8th Avenue. Down the centerline of
North 8t~ Avenue, transitioning to South 8th Avenue, to the intersection of South 1~t Street.
Extending East and North to the intersection of South 5th Avenue. Extending South down the
eenterline of South 5th Avenue to the intersection of West Raikoad Street. Following the
centerline of West Railroad Street to the northwestern boundary of property boundary of
property LT 12-16 BLK 31 EAST YELLOWSTONE SUBDIVISION. Proceeding Southwest
following the Western boundary of property LT 17-18 BLK 31 EAST YELLOWSTONE
SUBDIVISION, proceeding Southwest along the western boundary of property LT 19-25
BLK 31 EAST YELLOWSTONE SUBDIVISION & N30' ABND S 2ND ST, following the
western boundaries o~ LT 1-18 BLK 30 EAST YELLOWSTONE SUBDIVISION & S30 FT
ABND S 2ND ST & N10 FT ADJ ALLEY PELICAN/LOCOMOTIVE INN & CASINO WI)
and the western boundary of property LT 19-22 BLK 30 EAST YELLOWSTONE SUBD.
Proceeding south to the northwestern point of property LT 7-21 BLK 29 EAST
YELLOWSTONE SUBDIVISION & TR A-B COS 2460, following the western boundary of
said property to the intersection of South 4th Street and South 1st Avenue. Starting east,
following the municipal limits of the City of Laurel to the intersection of Alder Avenue and
East 1st Street. Following the centerline of East 1st Street Southwest to the intersection of East
Third Street. Proceeding west along the centerline of East 3rd Street, transitioning to West 3rd
Street, to the intersection of West 3rd Street and 4th Avenue.
007-11 Ordinane~ Creating Urban Renewal Area
ATTACHMENT B
MAP OF LAUREL URBAN RENEWAL AREA
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007-11 Ordinance Creating Urban Renewal Area
LAUREL URBAN RENEWAL PLAN
I
LAUREL URBAN RENEWAL PLAN
TABLE OF CONTENTS
Preface
Acknowledgements
Definitions
Introduction
Background
Issues, Policies, and Implementation Strategies
Legal Description
Determination of Blight
Laurel Urban Renewal Design Guidelines
Tax Increment Financing
Urban Renewal Goals and Objectives
Specific Urban Renewal Initiatives
Goals And Objectives With Respect To The Laurel Growth Management Plan
Development Opportunities
Conclusion
Exhibit A-Map of Laurel Urban Renewal District
Exhibit B-List of Properties
Exhibit C-Selections From Laurel Growth Management Plan
Exhibit D-City of Laurel Urban Design Recommendations
Preface
In 2007 efforts began to create a tax increment finance district and an urban
renewal plan for the Laurel Urban Renewal District culminating in a
document that:
• serves as official urban renewal plan
• fulfills Montana state law
• defines district boundaries
• classifies blight
• sets forth the protocol for its authorization, execution, and management
• provides design, economic, and time guidelines
• illustrates development opportunities
• documents baseline taxable property values and potential areas for
redevelopment
Acknowledgements
The City of Laurel and the Big Sky Economic Development Authority would
like to thank the contributors as well as the members of the public that
attended meetings and hearings.
Laurel City Council
Laurel Planning Commission
City of Laurel Staff
Mayor of Laurel
Definitions
For the purposes of this document, the following terms shall have the
meaning provided below
1. Laurel Growth Management Plan - Is a guide for local officials and community members
in making decisions that will affect the future of the Laurel community. The Growth
Management Plan directs basic policy choices and provides a flexible framework for adapting
to real conditions over time. This urban renewal plan is to be in harmony with the Laurel
Growth Management Plan as stated in M.C.A. 2005 - 7-15-42A
2. Laurel City Council - City council made up of eight council members who represent their
respective municipal wards and the mayor.
3. City of Laurel - incorporated municipality where the Laurel Urban Renewal District is
located. Referred to in this document as the city or city.
4. City Administration - Part of the organization of the City of Laurel responsible for
Management of the City. Responsible for reviewing this urban renewal plan and preparing staff
memos, resolutions and ordinances relative to this plan that go before the City Council.
5. City Legal - Part of the organization of the City of Laurel responsible for providing legal
counsel on behalf of the City. Responsible for reviewing this urban renewal plan and language
contained in memos, resolutions and ordinances relative to this plan that are provided by City
Administration.
6. Big Sky Economic Development Authority (BSEDA) - The economic development
agency who's "mission is to facilitate the development of business that supports the greater
Laurel community and quality of life.
7 Blight - Aspects of a municipal area that are either declining or stagnant in its economic
growth or having inadequate or deteriorating infrastructure or is deemed to have risks to
public health and safety. See M.C.A. 2005 - 7-15-4206.
S. Bonds or Bonding - "Bonds" means any bonds, notes, or debentures (including refunding
obligations) authorized to be issued pursuant to part 43 or ...part [42]' (M.C.A. 2005 - 7-15-
4206).
9. Central District - The central downtown core of Laurel as defined and described in the
Framework Plan.
10. District - the geographic area making up the TIFD discussed in this urban renewal plan.
11. Transition Zone - Area within downtown Laurel referred to as the central district.
12. Montana Code Annotated Title 7 Chapter 15 Part(s)) 42 & 43 (M.C.A. 2005) -
State of Montana codes and law governing Urban Renewal.
13. Planning Board - Planning review board for the City of Laurel and Yellowstone County.
The Planning Board is the body in place for the City of Laurel to fulfill the requirements stated
in M.C.A. 2005 - 7-15-4213.
14. Projects - Any urban renewal project pertaining to the district seeking tax increment
financing as an economic tool, either bonded or non-bonded.
15. Tax Increment Financing (TIF) - The financial tool used for redevelopment and
community improvement projects. It is designed to channel tax increment toward
improvements in distressed or underdeveloped areas where development would not otherwise
occur.
16. Tax Increment Finance District (TIFD) - An urban renewal district where tax
increment is used as an incentive to remedy blight and improve an urban renewal district.
17. Laurel Urban Renewal Design Guidelines- document written within for the Laurel City
Council that will give guidelines relating to all improvements within the district seeking tax
increment as a financial tool. The design guidelines take into account, in depth, the existing
conditions for the district and address physical improvements including but not limited to
treatments for: architectural, streetscape, roads, utilities or parking improvements.
1S. Urban Renewal Plan (URP) - A plan required by the M.C.A. 2005 to address the Issues
of urban renewal.
Introduction
This document is to accomplish the following:
• Serve as the official urban renewal plan for the Laurel Urban Renewal
District.
• Fulfill state law to have an urban renewal plan when creating an urban
renewal and tax increment finance district.
• Define the boundaries to the district.
• Outline and describe conditions of "blight" as required by state law.
• Outline and provide a means of authorization to use tax increment
financing as an urban renewal tool.
• Define the organizational structure for the management the district.
• Provide a timetable and imperatives to establish design and economic
guidelines for the district.
• Outline what currently exists in the area and discuss future plans.
• Provide information relative to the baseline of taxable values from which
the tax increment will be calculated.
• Outline opportunities for development in the district.
Background
The use of Tax Increment Financing is one of a few tools available to
municipalities in the State of Montana that allows that municipality to
improve the community infrastructure without raising property taxes or mill
amounts to do it. A map of the Laurel Urban Renewal District can be found in
Exhibit A.
Issues, Policies, and Implementation Strategies
A requirement of Montana Code Annotated 2005 is the determination of
blight, which serves to establish the grounds to justify an urban renewal plan
supported through a tax increment finance district. To this end the following
was documented:
• "the substantial physical dilapidation; deterioration; defective construction,
material, and arrangement; or age obsolescence of buildings or
improvements, whether residential or nonresidential;"
• "inadequate provision for ventilation, light, proper sanitary facilities, or
open spaces as determined by competent appraisers on the basis of an
examination of the building standards of the municipality;"
• "defective or inadequate street layout;"
• "unsanitary or unsafe conditions;"
• "deterioration of site;"
t?
Three directives shall be put into operation to ensure that appropriate urban
renewal happens. These three directives are first, to adopt currently existing
design and economic guidelines that are critical in how the design of projects
aided by tax increment financing should look; second, to officially establish
tax increment financing as a tool to encourage urban renewal; and third,
define and establish how the Laurel Urban Renewal District is to be managed
and administered.
Maps were created using GIS that show the existing land uses, City Limits,
and district boundaries.
• To create a vibrant and cohesive extension of the core Laurel area.
• Improve Traffic patterns to further enhance the business experience for the
owner and the consumer.
• Create a Destination Place where people will want to repeatedly visit.
• Have state of the art, updated utilities and infrastructure.
• Provide infrastructure for high tech businesses.
The goals and objectives of the group were defined thusly:
Goal: An economically and culturally vibrant Downtown Laurel.
Objectives:
• Preserve and promote economic development of Downtown Laurel.
• Create a strong central core' for our community.
• Establish downtown as a recognizable landmark.
Goal: Rational consideration of all public funds expenditures.
Objectives:
• Identify and prioritize district needs.
• Empower public to provide direction on infrastructure improvements
expenditures.
• Leverage public funds with other resources.
The Laurel Urban Renewal District has a tremendous amount of potential to
become a viable and reliable economic engine. The district has a great
potential to become a destination place where Laurel residents and other
businesses will purposefully go to be entertained, conduct business, have
goods and services manufactured and conduct general commerce. At the end
of the life of this tax increment financing program, it is the hope of all
involved that the long-lasting result will be a wonderful place to live, work
and play.
Legal Description
Staring at the intersection of West 3rd Street and 4th Avenue,
extending south along the centerline of 4th Avenue to the intersection
with West 1st Street. Proceeding West down the centerline of West 1st
Street to the intersection of South 8t" Avenue. Down the centerline of
North 8t" Avenue, transitioning to South 8t" Avenue, to the intersection
of South 1" Street. Extending and North to the intersection of South
5t" Avenue. Extending South down the centerline of South 5t" Ave to
the intersection of West Railroad Street. Following the centerline of
West Railroad Street to the northwestern boundary of property
boundary of property LT 12-16 BLK 31 YELLOWSTONE SUB.
Proceeding Southwest following the western boundary of property LT
17-18 BLK 31 YELLOWSTONE SUB, proceeding Southwest along the
western boundary of property LT 19-25 BLK 31 YELLOWSTONE SUBD
& N30' ABND S 2ND ST, following the western boundaries of: LT 1-18
BLK 30 YELLOWSTONE SUBD & S30 FT ABND S 2ND ST & N10 FT AD]
ALLEY PELICAN/LOCOMOTIVE INN & CASINO WD and the western
boundary of property LT 19-22 BLK 30 YELLOWSTONE SUBD.
Proceeding south to the northwestern point of property LT 7-21 BLK 29
YELLOWSTONE SUBD & TR A-B COS 2460, following the western
boundary of said property to the intersection of South 4t" Street and
South 1St Avenue. Starting , following the municipal limits of the City of
Laurel to the intersection of Alder Avenue and Vt Street. Following the
centerline of 1St Street Southwest to the intersection of Third Street.
Proceeding west along the centerline of 3rd Street, transitioning to
West 3rd Street, to the intersection of West 3rd Street and 4th
Avenue.
T Determination of Blight
Defining blight is necessary to clarify any misconceptions regarding the term.
The word blight is associated with negative connotations and should be used
with care. So as to not offend property owners or community members, it
should be understood that blight is a word of choice used in the State of
Montana Annotated Code 2005 as a tool to define negative aspects of a
particular urban setting so they can be identified and then remedied. Below is
the definition of blight as found in Section 7-15-4206(2), M.C.A. 2005:
(2) "Blighted area -means an area that is conducive to ill health,
transmission of
disease, infant mortality, juvenile delinquency, and crime; substantially
impairs
or arrests the sound growth of the city or its environs; retards the provision
of
housing accommodations; or constitutes an economic or social liability or is
detrimental or constitutes a menace to the public health, safety, welfare, and
morals in its present condition and use, by reason of,
(a) the substantial physical dilapidation; deterioration; defective
construction, material, and arrangement; or age obsolescence of
buildings or improvements, whether residential or nonresidential;
(b) inadequate provision for ventilation, light, proper sanitary
i
i ) facilities, or open spaces as determined by competent appraisers
on the basis of an examination of the building standards of the
municipality;
(c) inappropriate or mixed uses of land or buildings;
(d) high density of population and overcrowding;
(e) defective or inadequate street layout;
(f) faulty lot layout in relation to size, adequacy, accessibility, or
usefulness;
(g) excessive land coverage;
(h) unsanitary or unsafe conditions;
(i) deterioration of site;
(j) diversity of ownership;
(k) tax or special assessment delinquency exceeding the fair value
of the land;
(l) defective or unusual conditions of title;
(m) improper subdivision or obsolete platting;
(n) the existence of conditions that endanger life or property by fire
or other causes; or
(o) any combination of the factors listed in this subsection (2).
In determining the presence of blight, the City of Laurel finds that the
following conditions of blight under MCA Section 7-15-4206 exist in the
Urban Renewal District:
(2) "Blighted area" means an area that is conducive to ill health,
transmission of disease, infant mortality, juvenile delinquency, and
crime; substantially impairs or arrests the sound growth of the city or
its environs; retards the provision of housing accommodations; or
constitutes an economic or social liability or is detrimental or
constitutes a menace to the public health, safety, welfare, and morals
in its present condition and use, by reason of:
(2) (a) the substantial physical dilapidation; deterioration;
defective construction, material, and arrangement; or age
obsolescence of buildings or improvements, whether residential
or nonresidential;
FLOODING
Portions of the district experience flooding during certain
rain events causing unsafe conditions. The current
capacity or lack of capacity of the storm drain system
results in unsafe and unsanitary conditions, therefore are
a menace to public health and safety.
(2) (b) inadequate provision for ventilation, light, proper
sanitary facilities, or open spaces as determined by competent
'
_7) appraisers on the basis of an examination of the building
standards of the municipality;
LACK OF GREEN SPACE
There is a decided lack of green space available in the
district to be enjoyed by the citizens of Laurel. Vacant
areas have the potential to be rehabilitated as public
green space.
(2) (e) defective or inadequate street layout;
STREETIMPROVEMENTS
Certain intersections are in need of improvements due to
the increased or projected increase in automobile and
truck traffic. In addition, the street surfaces are in need
of repair due to the inadequate drainage and amount of
traffic utilizing the roadways.
(2) (h) unsanitary or unsafe conditions;
PUBLIC SAFETY
l
Certain areas do not have street lights, sidewalks, curbs,
gutters, or sidewalks. The installation of these types of
infrastructure is vital for the public safety.
Laurel Urban Renewal Design Guidelines
To ensure that sound urban renewal design concepts occur when an
improvement project is being considered within the district a document
containing economic, architectural and site design guidelines for all projects
seeking tax increment financing aid, ether bonded or non-bonded, shall be
written, developed, completed and adopted as addenda to this urban renewal
plan.
There exists a set of design guidelines, collectively known as the "Urban
Design Recommendations of the City of Laurel, Montana". These design
guidelines were created through an intense and comprehensive community
driven process. The Laurel Urban Renewal District will use these guidelines to
make the urban renewal process better in two ways: 1) the guidelines were
community driven at their inception, and 2) the guidelines will allow for the
redevelopment o occur with a framework in mind, making the sum of the
development more cohesive. The entirety of these guidelines can be found in
Exhibit D.
Tax Increment Financing
Tax increment financing is an economic development tool that can be used to
improve conditions within the district. It is intended to encourage urban
renewal through private enterprise which will further encourage economic
growth in the district. In all cases the development, redevelopment and
construction projects utilizing tax increment financing shall be account for the
public's best interest and must show how the improvement will benefit the
public and community. The intent is that improvements will spur economic
growth and will help create substantial employment opportunities, increase
the tax base of the city and other taxing jurisdictions. Tax increment finances
shall not be used in the district to promote or exercise eminent domain in the
effort to encourage urban renewal. Tax increment, however, can be used in
the acquisition of property in the district for market value or above. The
Laurel Urban Renewal District is hereby established as a tax increment
financing urban renewal area within the meaning of the act, and, in
particular, Section 7-15-4282 through 7-15-4293 of the act. This urban
renewal plan constitutes a tax increment provision within the meaning of the
act. In connection therewith: For the purpose of calculating the incremental
taxable value each year for the life of the district, the base taxable value
shall be calculated as the taxable value of all real and personal property
within the district as of January 1, 2007. The municipality governing the tax
increment may issue bonds for district improvements. These bonds must be
' approved by the City of Laurel Bond Council by a majority vote, meet the
requirements set forth under M.C.A. 2005 for Urban Renewal. Bonded
projects must conform to the M.C.A. 2005 and show that they will benefit the
greater good in scope and be deemed financially sound. The City of Laurel is
hereby authorized to segregate as received the tax increment derived in the
district and use and deposit such increment into the tax increment fund of
the district for use as authorized by the act and as authorized herein from
time to time, including, without limitation, pledging the tax increment to
repayment of bonds. The tax increment received from the district may be
used to pay directly costs of approved development projects as may from
time to time be approved by the council. The council with is hereby
authorized to use tax increment in the district to pay debt service on bonds
issued to finance a portion of the costs of these development projects, and
costs associated with the sale and security of such bonds in compliance with
the act, subject to any limitations imposed by the Montana Constitution and
federal law. After yearly financial obligations of bonded projects are met, the
tax increments received in excess may be applied toward the funding of
private non-bonded projects within the district. Increments may be used to
cover a variety of costs incurred by an urban renewal project ranging from
appropriate land acquisition to measures aimed at the reducing pollution.
(See M.C.A. 2005 - 7-15-4288. Costs that may be paid by tax increment
financing.)
The tax increment provision of the district will terminate upon the latter of:
1. The fifteenth
(15th) year following the creation of the district; or
2. The payment or provision for payment in full or discharge of all bonds, and
the payment of interest thereon, for which the tax increment has been
pledged. After termination of the tax increment provision, all taxes shall
continue to be levied upon the actual taxable value of the taxable property in
the district, but shall be paid into funds of the taxing bodies levying taxes
within the district.
Urban Renewal Goals and Objectives
Goals and Objectives Specific to the Laurel Urban Renewal District
Goal: An economically and culturally vibrant Downtown Laurel.
Objectives:
• Encourage current businesses to flourish.
• Encourage adaptive reuse development for vacant buildings and infill
development for vacant lots.
• Through mixed-use development create a rich and inviting environment.
• Preserve and promote economic development of Downtown Laurel.
Goal: To create a vibrant and cohesive extension of the core Downtown
Laurel area.
Objectives:
• Adopt where it makes sense the positive aspects of the downtown core.
• The Laurel Urban Renewal District becomes known as a part of downtown
rather than a separate area.
Goal: Improve traffic patterns to further enhance the business experience for
the owner and the consumer.
Objectives:
• Slow down traffic to facilitate more shopping opportunities and business
exposure.
• Reconfigure traffic patterns where it makes sense to encourage two way
traffic and theoretically double business exposure.
• Improve the pedestrian environment by adding well designed streetscape
and sidewalks.
Goal: Create a Destination Place where people will want to repeatedly visit.
• Through streetscape and street front improvements to manufacturing and
industrial uses, create a friendly and aesthetically pleasing environment.
• Be conducive to out of town customers to obtain goods and services that
cater to trucks and trailers.
Objectives:
• Create a sense of pride through home ownership.
• Improve quality of life. Encourage more live-work environments.
• Reduce crime in the area.
Goal: Have state of the art, updated utilities and infrastructure.
Objectives:
• Bring up to code water, sanitary sewer, storm sewer, and electrical
services.
r
Specific Urban Renewal Initiatives
There are several initiatives that have been established for the district.
These initiatives have come about through many meetings with property
owners and stakeholders and reflect specific improvements that are desired
within the district. These improvements involve several components,
including mixed-use development, housing, transportation circulation,
infrastructure, and other opportunities for development. Other initiatives are
likely to be established during the Urban Renewal Design and Economic
Mixed-use Development
Approval from city planning through a special review for a true mixed-use of
development will be required and for multi-family housing a zoning change is
required. It is beneficial to have a mixture of housing types close to places of
employment. This creates a "live-work" environment, which is conducive to
conservation of resources such as gas, car purchases and other commodities.
It also provides opportunities for cross benefits with customer bases,
deliveries and every day functions. Maintaining and enhancing this mixture of
land uses is a healthy way to instill cooperative business opportunities while
providing affordable and attractive living opportunities in the district.
Transportation and Pedestrian Circulation
The transportation and circulation situation in the TIF district should be a
major focus during redevelopment of the area. Traffic patterns and access
issues can affect the function and livability of a community or neighborhood.
Goals and Objectives With Respect to the Laurel Growth
Management Plan
One of the requirements of Montana's Urban Renewal Law (Title 7,
Chapter 15, Parts 42 and 43) is that the urban renewal plan must conform to
the community's growth policy. The City of Laurel Growth Management Plan
refers to and promotes downtown redevelopment in a variety of ways. The
relevant goals in the Growth Management Plan and how they will be fulfilled
is provided below:
Goal: The attractiveness of our community needs improvement.
Objectives:
• Preserve and promote economic development of Downtown
Laurel.
• Create a strong central core' for our community.
• Establish downtown as a recognizable landmark.
Fulfillment within this District:
Property owners have expressed desires to build up infrastructure with new
civil and high-tech utilities. Such enhancements will establish a backbone
that will entice more businesses to the district, allowing the district to
become a viable contributor to economic vitality.
Goal: More housing and business choices within the district.
Objectives:
• Improve the quality of life.
• Encourage more live-work environments.
• Reduce commuting and subsequent drain on natural resources.
• Develop more self-contained neighborhoods.
Fulfillment within this District:
Keeping in mind zoning restrictions and the need to apply for zoning
changes, the addition of mixed-use developments as called out in this plan
will add a myriad of choices, contribute to the quality of life and highlight
live-work opportunities.
Employees will benefit from the close proximity of work and the ability to
walk to and from home. Vehicular commuting will be reduced and natural
resources saved. Mixed-use development by its nature is self-contained.
Goal: Rational consideration of all neighborhoods and sites for public funds
expenditures.
Objectives:
• Identify and prioritize neighborhood needs.
• Empower public to provide direction on capital improvements expenditures.
• Leverage public funds with other resources.
Fulfillment within this District:
This TIFD will help alleviate public budgeted fund expenditures, and becomes
another resource for leveraging public funds, because the TIF dollars
generated can be applied to projects in a concentrated manner on what
would otherwise be a tax burden on the entire citizenry. Property owners that
participated emerged as the
The district holds many opportunities for redevelopment and revitalization.
It is an exciting prospect to imagine a viable and active business
environment with improved interconnections and physical relationships.
It is also promising to imagine a re-established appropriate residential
presence where small and affordable homes, condominiums, apartments and
dwelling units are available for occupancy close to a center of commerce and
trade.
Supportive and complementary commercial, retail and service business and
industries have the prime opportunity to improve, relocate or expand in this
district and environment to contribute to the overall revitalization of the
downtown of Laurel.
It has been suggested that five potential uses are likely to drive growth in
the district. This is contingent on the district being able to promote these
opportunities.
• Improvements to existing businesses and land uses.
• Downtown housing that serves the needs of local residents.
• Expand opportunity for medical offices and clinics that complement and
expand the current medical services and facilities in Laurel.
Retail influx that is combined with a conference center, offices, or
entertainment establishments.
• Professional offices to expand opportunities for new or relocated
businesses.
Conclusion
The Laurel Urban Renewal District has a tremendous amount of potential to
become a viable and reliable economic engine. The district has a great
potential to become a destination place where Laurel residents, business
owners, and visitors will go to be entertained, conduct business, purchase
goods and services and conduct general commerce. At the end of this TIFD
program it is the hope that the result will be a wonderful place to live, work
and play far into the future.
r
Exhibits
Exhibit A
Map of Laurel Urban Renewal District
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Exhibit B
Table of Property Owners
TAXI
D OWNER-NAME MAILNAME MAILAD MAILCITY MAI MAIL TMVAL TVAL
DR LST ZIP
AT
E
D02724 FOX LUMBER FOX LUMBER PO BOX HAMILTON MT 5984 $1
316
954.00 $40
431
00
SALES INC SALES INC 1000 0 ,
, ,
.
B00465 SOLBERG SOLBERG 500 SE LAUREL MT 5904 $1
264
413
00 $38
817
00
ENTERPRISES ENTERPRISES 4TH ST 4 ,
,
. ,
.
LLC LLC
B03045 YELLOWSTONE YELLOWSTONE 205 SE LAUREL MT 5904 $1
137
444
00 $34
920
00
CROSSING LLP CROSSING LLP 4TH ST 4 ,
,
. ,
.
B00091 CITY OF LAUREL CITY OF LAUREL PO BOX LAUREL MT 5904 $800,023.00 $0.00
10 4
1300100 LAUREL LAUREL PO BOX LAUREL MT 5904 $788
450.00 $23
848
00
FEDERAL FEDERAL 310 4 , ,
.
CREDIT UNION CREDIT UNION
B00100 LAUREL LAUREL PO BOX LAUREL MT 5904 $788
450.00 $23
848
00
FEDERAL FEDERAL 310 4 , ,
.
CREDIT UNION CREDIT UNION
B03053 RANKIN, DEAN RANKIN, DEAN 1310 LAUREL MT 5904 $774,116.00 $23,766.00
5TH AVE 4
B00031 YELLOWSTONE YELLOWSTONE PO BOX LAUREL MT 5904 $755,005.00 $22
502
00
BANK THE BANK THE 7 4 ,
.
B00031 YELLOWSTONE YELLOWSTONE PO BOX LAUREL MT 5904 $755
005.00 $22
502
00
BANK THE BANK THE 7 4 , ,
.
B00447 PACIFIC SUPERVALUE * PO BOX MINNEAPOL MN 5544 $706
328.00 $21
684
00
RESOURCES 990 IS 0 , ,
.
ASSOCIATES
LLC
B01392 LOCOMOTIVE LOCOMOTIVE 5817 BILLINGS MT 5910 $666
205.00 $20
452
00
INN & CASINO INN & CASINO DANFOR 6 , ,
.
INC INC D RD
B03052 JKS LLP JKS LLP PO BOX BILLINGS MT 5910 $575,894.00 $17,680.00
31511 7
B00950 A S BUILDING A S BUILDING 1855 LAUREL MT 5904 $534
439.00 $16
407
00
LLC LLC SCARLE 4 , ,
.
TT SAGE
LN
801748 STINGLEY, JAN STINGLEY, JAN 602 W LAUREL MT 5904 $471,331.00 $14
470
00
W& I IRENE W& I IRENE 14TH ST 4 ,
.
B01391 MAJOR BRANDS MAJOR BRANDS 600S BUTTE MT 5970 $461
311
00 $14
163
00
DISTRBTNG DISTRBTNG MAIN ST 1 ,
. ,
.
IMPORTS INC IMPORTS INC
802316 HARRIS,
ROBERT W HARRIS,
ROBERT W 1045 LAUREL MT 5904 $424,133,00 $13,021.00
GOLF 4
COURSE
RD
100657 GOLD CREEK GOLD CREEK PO BOX BEDMINSTE NJ 0792 $422
500
00 $12
748
00
CELLULAR OF CELLULAR OF 7028 R 1 ,
. ,
.
MONTANA MONTANA
B03037 HARRIS, HARRIS, 1045 LAUREL MT 5904 $420
592.00 $12
912
00
ROBERT W & ROBERT W & GOLF 4 , ,
.
KELLY M KELLY M COURSE
RD
B01464 FRONTIER FRONTIER 2929 BILLINGS MT 5910 $400
897.00 $0
00
COMMUNITIES COMMUNITIES 3RD AVE 1 , .
INC INC N STE
538
B01399 LOCOMOTION LOCOMOTION 3131 BILLINGS MT 5910 $396,482.00 $12
172
00
FITNESS FITNESS SOLAR 2 ,
,
CENTER, INC CENTER, INC BLVD
B01393 LOCOMOTIVE LOCOMOTIVE 5817 BILLINGS MT 5910 $392
342.00 $12
045
00
B INN & CASINO INN & CASINO DANFOR 6 , ,
.
INC INC D RD
800464 FICHTNER, FICHTNER, 1625 BILLINGS MT 5910 $389,030.00 $11
943
00
LEONARD W & LEONARD W & COBBLE 6 ,
.
JEANNE K JEANNE K CREEK
TRL
B00941 SECURITY WESTERN 49 KALISPELL MT 5990 $370
381.00 $11
356
00
FEDERAL SVGS SECURTIY BANK COMMO 1 , ,
.
& LOAN ASSOC NS
LOOP
B01393 RIEMANN, RIEMANN, PO BOX LAUREL MT 5904 $369
353.00 $11
339
00
A CURTIS G & CURTIS G & 575 4 , ,
.
FRANCES A FRANCES A
B00953 SCHESSLER SCHESSLER PO BOX LAUREL MT 5904 $363,155.00 $11
149
00
BROS LLP BROS LLP 1078 4 ,
.
B03167 WAL-MART WAL-MART PO BOX BENTONVIL AR 7271 $359
818.00 $11
046
00
STORES INC PROPERTY TAX 8050 MS LE 2 , ,
.
#4412-00 DEPT 0555
B00018 JONES, SHAUN JONES, SHAUN 212 LAUREL MT 5904 $331
022.00 $10
163
00
A & FARRAH A & FARRAH DURLAN 4 , ,
.
MARIE & MARIE & D AVE
B00468 RYAN WILLIAM 0 RYAN WILLIAM 0 2038 BILLINGS MT 5910 $310
263.00 $9
525
00
& BEVERLY & BEVERLY OVERLA 2 , ,
.
ND AVE
800498 TOWN & TOWN & PO BOX LAUREL MT 5904 $275
147.00 $8
447
00
COUNTRY COUNTRY 367 4 , ,
.
SUPPLY SUPPLY
ASSOCIATION ASSOCIATION
B00928 FIRST SECURITY FIRST SECURITY PO BOX BILLINGS MT 5910 $264
770.00 $8
101
00
BANK OF BANK OF 2508 3 , ,
.
LAUREL LAUREL
B00928 FIRST SECURITY FIRST SECURITY PO BOX BILLINGS MT 5910 $264,770.00 $8
101
00
BANK OF BANK OF 2508 3 ,
.
LAUREL LAUREL
B00980 INTNL CHURCH INTNL CHURCH PO BOX LAUREL
OF THE OF THE 1212
FOURSQUARE FOURSQUARE
GOSPEL GOSPEL
BO 1026 THOMAE, PAUL THOMAS, PAUL 33308 LAUREL
E& E& PARK
CITY RD
B03044 WYF LLC WYF LLC PO BOX PONY
625
B00979 INTERNATIONAL INTERNATIONAL 1910 W LOS
CHURCH OF THE CHURCH OF THE SUNSET ANGELES
BLVD
STE 200
100288 CONVOY CONVOY 160 DECATUR
COMPANY COMPANY CLAIRE
MONT
AVE STE
290
MT 5904 $254,351.00 $0.00
4
MT 5904 $250,477.00 $7,689.00
4
MT 5974 $237,213.00 $7,283.00
7
CA 9002 $234,491.00 $7,199.00
6
GA 3003 $229,641.00
0
B00452 TOWN & TOWN & PO BOX LAUREL MT 5904 $228
866
00
COUNTRY COUNTRY 367 4 ,
.
SUPPLY SUPPLY
ASSOCIATION ASSOCIATION
B00451 NET LEASE NET LEASE PO BOX ORLANDO FL 3280 $222
970
00
A FUNDING 2005 FUNDING 2005 1671 2 ,
.
LP LP
B00450 WELLS, WELLS, 6080S CENTENNIA CO 8012 $220
966
00
LAWRENCE D & LAWRENCE D & DETROI L 1 ,
.
ANNELLA F ANNELLA F T ST
TRSTE TRSTE
D02731 HARBOUR HARBOUR 2906 BILLINGS MT 5910 $218
772
00
TOWNE LP TOWNE LP 2ND AVE 1 ,
,
N
B00921 BIG SKY BIG SKY PO BOX BILLINGS MT 5910 $211
311
00
PROPERTIES & PROPERTIES & 80911 8 ,
.
HOLDING LLC HOLDING LLC
801404 BROWN, BROWN, 2905 BILLINGS MT 5910 $204
572
00
BENJAMIN L BENJAMIN L MONTA 1 ,
.
NA AVE
B01404 BROWN, BROWN, 2905 BILLINGS MT 5910 $204
572
00
BENJAMIN L BENJAMIN L MONTA 1 ,
.
NA AVE
B00092 CITY OF LAUREL CITY OF LAUREL PO BOX LAUREL MT 5904 $201
950.00
10 4 ,
B02313 SENECA SENECA 210S LAUREL MT 5904 $200
589
00
COMPANY LLC COMPANY LLC WASHIN 4 ,
.
GTON
AVE
800927 PFAFF, PFAFF, 1754 LAUREL MT 5904 $197
585
00
MARLENE A MARLENE A GROSH 4 ,
.
ELLE
BLVD
B00454 POWERS, DAVID POWERS, DAVID 213S LAUREL MT 5904 $194
544
00
TRUSTEE TRUSTEE MAGELS 4 ,
.
SEN RD
$7,050.00
$6,986.00
$6,845.00
$6,784,00
$6,716.00
$6,487.00
$6,273.00
$6,273.00
$0.00
$6,158.00
$6,066.00
$5,972.00
600914 RANLAN METRO 2116 BILLINGS MT 5910 $190
929.00 $5
861
00
COMPANY PROPERTY BROAD 2 , ,
.
MANAGEMENT'" WATER
AVE STE
1
B02317 ENGH, ROBERT ENGH, ROBERT 1405 LAUREL MT 5904 $190
899.00 $5
861
00
G & LUANNE G & LUANNE WILLOW 4 , ,
.
DR
B00467 GRUNSTEAD GRUNSTEAD 8 BILLINGS MT 5910 $185
304.00 $5
689
00
A FAMILY LTD FAMILY LTD STANFO 2 , ,
.
PARTNERSHIP PARTNERSHIP RD CT
801753 FINK, TERRY R & FINK, TERRY R & 704 W LAUREL MT 5904 $174,927.00 $5
371
00
JACQUELINE J & JACQUELINE J & MAIN ST 4 ,
.
B01394 PARKER, REIFSCHNEIDER 2104 BILLINGS MT 5910 $173,303.00 $5
320
00
WALTER G & INVESTMENT, SAINT 5 ,
.
ISABEL INC ANDRE
WS DR
100290 INTERMOTEL INTERMOTEL MAIL TO: FORT TX 7616 $171,806.00 $5
274
00
LEASING INC LEASING INC BNSF WORTH 1 ,
.
TAX
DEPT
AOB-2
PO BOX
961101
B03221 GRP LLC GRP LLC PO BOX BILLINGS MT 5910 $169,786.00 $5,212.00
30335 7
D02732 HETTMANN, HETTMANN, 320 W LAUREL MT 5904 $167,193.00 $5
133.00
CHARLES CHARLES MAIN ST 4 ,
D02732 HETTMANN, HETTMANN, 320 W LAUREL MT 5904 $167
193.00 $5
133
00
CHARLES CHARLES MAIN ST 4 , ,
.
B00035 BROOKS, BROOKS, PO BOX BOYD MT 5901 $158
192.00 $4
857
00
KARMEN J & KARMEN J & 222 3 , ,
.
CAROLYN A CAROLYN A
800044 BIG SKY BIG SKY 305 W LAUREL MT 5904 $158
103.00 $4
854
00
WOODCRAFTER WOODCRAFTER MAIN ST 4 , ,
.
S INC S INC
B00094 CARY E CARY E PO BOX BOISE ID 8371 $157,410.00 $4
833
00
GOLDSTEIN GOLDSTEIN 16666 5 ,
.
TRUST TRUST
B00020 BRENDEN, BRENDEN, 1402 FERNLEY NV 8940 $154,865.00 $4
754
00
ROBERT M & ROBERT M & EAGLE 8 ,
.
MARLENE A MARLENE A CT
B00937 FRICKEL, LINDA FRICKEL, LINDA 203 E LAUREL MT 5904 $152
000.00 $4
666
00
K K MAIN ST 4 , ,
.
B02315 S E G FEDERAL S E G FEDERAL PO BOX LAUREL MT 5904 $151,583.00 $4
654.00
CREDIT UNION CREDIT UNION 69 4 ,
B01453 RUTT, JON F RUTT, JON F 120 E LAUREL MT 5904 $148,196.00 $4,549.00
13TH ST 4
B00489 WILLIAMS, ROY WILLIAMS, ROY 711 E LAUREL MT 5904 $146
983
00 $4
512
00
E & REGINA E & REGINA MAIN ST 4 ,
. ,
,
600489 WILLIAMS, ROY WILLIAMS, ROY 711 E LAUREL MT 5904 $146
983
00 $4
512
00
E & REGINA E & REGINA MAIN ST 4 ,
. ,
.
B00958
A WESTER, WESTER, 1540 W LAUREL MT 5904 $137,941.00 $4
235.00
MILTON E & MILTON E & 9TH ST 4 ,
GLORIA D TRS GLORIA D TRS
B01466 BOUCHER, BOUCHER, 130 E LAUREL MT 5904 $137,142.00 $4
211
00
RONALD C & RONALD C & 13TH ST 4 ,
.
NATALIE L NATALIE L
B01405 GRUNSTEAD GRUNSTEAD 8 BILLINGS MT 5910 $134,504.00 $4
130
00
FAMILY LTD FAMILY LTD STANFO 2 ,
.
PARTNERSHIP PARTNERSHIP RD CT
601388 HAMILTON HAMILTON 600S BUTTE MT 5970 $134,421.00 $4
127
00
HOLDINGS LLC HOLDINGS LLC MAIN ST 1 ,
.
B00944 ERB FAMILY JOHNSON 500 SE LAUREL MT 5904 $131
012.00 $4
022
00
TRUST THE ENTERPRISES 4TH ST 4 , ,
.
INC
B00935 HANNA, WILLIAM HANNA, WILLIAM PO BOX LAUREL MT 5904 $127
851.00 $3
925
00
M M 326 4 , ,
.
B00456 STINGLEY, JAN STINGLEY, JAN 602 W LAUREL MT 5904 $119
979.00 $3
684
00
W& JANET I W& JANET I 14TH ST 4 , ,
.
B00057 KYO, WEN LIN KYO, WEN LIN 409 W LAUREL MT 5904 $119,242.00 $3
661
00
WILLIAM & WILLIAM & MAIN ST 4 ,
.
B01752 LARSON, LARSON, 3526 BILLINGS MT 5910 $113
962
00 $3
499
00
A RONALD KERRY RONALD KERRY COOK 2 ,
. ,
.
& & AVE
600959 MASBRUCH, MILLER, PO BOX LAUREL MT 5904 $112,664.00 $3
459
00
DENNIS R & KENDALL D & 186 4 ,
.
PEGGY L
B00923 LAUREL LAUREL 108 E LAUREL MT 5904 $111
041.00 $3
409
00
MUSEUM INC MUSEUM INC MAIN ST 4 , ,
.
B00023 GROWL LIMITED CROWL LIMITED PO BOX LAUREL MT 5904 $106,239.00 $3
261
00
LIABILITY PTSHP LIABILITY PTSHP 338 4 ,
.
B00033 DAVID POWERS MUNRO, JOHN D 201 W LAUREL MT 5904 $106
075.00 $3
256
00
REVOCABLE MAIN ST 4 , ,
.
TRUST
B01463 RUTT, JON F RUTT, JON F 603 W LAUREL MT 5904 $106,028.00 $3,212.00
MAIN ST 4
B01463 RUTT, JON F RUTT, JON F 603 W LAUREL MT 5904 $106,028.00 $3,212.00
MAIN ST 4
100292 MONTANA RAIL MONTANA RAIL C/O MISSOULA MT 5980 $104,228.00 $3
200.00
LINK LINK WASHIN 8 ,
GTON
CORP
PO BOX
16630
B01034 MITCHELL, MITCHELL, 617 E LAUREL MT 5904 $102,769.00 $2
602.00
RICHARD C RICHARD C MAIN ST 4 ,
B00931 OSTWALD, OSTWALD, 3779 BILLINGS MT 5910 $102,665,00 $3,152.00
SHAWN E SHAWN E GRANG 2
ER AVE
W
803022 STOKKE, STOKKE, 112S LAUREL MT 5904 $102,055.00 $3
133.00
SAMUEL L SAMUEL L 1 ST AVE 4 ,
801750 FRANKLIN, FRANKLIN, 620 W LAUREL MT 5904 $100,397.00 $3,083.00
GARY K & BESS GARY K & BESS MAIN ST 4
L L
B01750 FRANKLIN, FRANKLIN, 620 W LAUREL MT 5904 $100,397.00 $3
083.00
GARY K & BESS GARY K & BESS MAIN ST 4 ,
L L
B00920 MORNING STAR MORNING STAR 2930S BILLINGS MT 5910 $97,894,00 $3,005.00
PROPERTIES PROPERTIES 51ST ST 6
LLC LLC W
B00915 FRICKEL, LINDA FRICKEL, LINDA PO BOX LAUREL MT 5904 $97,283.00 $2,987.00
K& K& 1092 4
B00919 KOPS, FRANKLIN KOPS, FRANKLIN PO BOX HAVRE MT 5950 $97,283.00 $2,987.00
H & JOYCE H & JOYCE 1335 1
B00059 LORD, CURTIS A LORD, CURTIS A 418 W LAUREL MT 5904 $96,376.00 $2,959.00
12TH ST 4
D02734 FAUSNAUGH, FAUSNAUGH, 41O W LAUREL MT 5904 $96,313.00 $2,957.00
DEAN & BETTY DEAN & BETTY MAIN ST 4
800029 BALDNER, BALDNER, 181ST LAUREL MT 5904 $93,930.00 $2,883.00
ROBERT F & ROBERT F & AVE 4
KATHRYN C KATHRYN C
B00050 HORTON, JAMES HORTON, JAMES PO BOX PARK CITY MT 5906 $92,644.00 $2,844.00
R R 193 3
B01393 LOCOMOTIVE LOCOMOTIVE 5817 BILLINGS MT 5910 $92,317.00 $2,834.00
INN & CASINO INN & CASINO DANFOR 6
INC INC D RD
B00097 MORRISON, MORRISON, 1416 LAUREL MT 5904 $91,552.00 $2,789.00
RICHARD D RICHARD D BEARTO 4
OTH DR
B00097 MORRISON, MORRISON, 1416 LAUREL MT 5904 $91,552.00 $2,789.00
RICHARD D RICHARD D BEARTO 4
OTH DR
B00916 MAURER, PHILIP MAURER, PHILIP 113 E LAUREL MT 5904 $90,981.00 $2,793.00
D D MAIN ST 4
B00096 BENNER, BENNER, 1408 E LAUREL MT 5904 $88
472.00 $2
716
00
RONALD RONALD MARYLA 4 , ,
.
ND LN
B00918 ROBERTSON, ROBERTSON, 80 BILLINGS MT 5910 $88
156.00 $2706
00
MATTHEW MATTHEW MOUNT 1 , .
AIN
VIEW
BLVD
801754 COLEMAN, PAM COLEMAN, PAM 704 W LAUREL MT 5904 $85,372.00 $2,621.00
MAIN ST 4
BO 1754 COLEMAN, PAM COLEMAN, PAM 704 W LAUREL MT 5904 $85,372.00 $2,621.00
MAIN ST 4
B00041 MEAD, RYAN V, MEAD, RYAN V, 162ND LAUREL MT 5904 $82,996.00 $2
548
00
RANDY & RANDY & AVE 4 ,
.
BARBARA D BARBARA D
D02733 CASEY, CASEY, 1129 W LAUREL MT 5904 $82
860.00 $2
544
00
TIMOTHY J & TIMOTHY J & 9TH ST 4 , ,
.
TERRIE A TERRIE A
100289 RAPID TIRE INC RAPID TIRE INC PO BOX LAUREL MT 5904 $82,521.00 $2,509.00
998 4
B00040 GRACE BAPTIST GRACE BIBLE 202ND LAUREL MT 5904 $82
357.00 $0
00
CHURCH CHURCH AVE 4 , .
B03112 GTP GTP 1801 BOCA FL 3348 $82,121.00 $2
483
00
ACQUISITION ACQUISITION CLINT RATON 7 ,
.
PARTNERSII PARTNERSII MOORE
LLC LLC RD STE
215
B03112 GTP GTP 1801 BOCA FL 3348 $82,121.00 $2
483
00
ACQUISITION ACQUISITION CLINT RATON 7 ,
.
PARTNERSII PARTNERSII MOORE
LLC LLC RD STE
215
B01465 ALLEN, ALLEN, 198TH LAUREL MT 5904 $81
373.00 $2
498
00
BEATRICE A BEATRICE A AVE 4 , ,
.
TRUSTEE TRUSTEE
800037 ATKINS, LESLIE ATKINS, LESLIE 746 N BILLINGS MT 5910 $81,089.00 $2,490.00
WAGNE 5
R LN
B03038 JKS LLP JKS LLP PO BOX BILLINGS MT 5910 $80,942.00 $2,485.00
31511 7
600047 EAGLES, EAGLES, 313 W LAUREL MT 5904 $80
347.00 $0
00
FRATERNAL FRATERNAL MAIN ST 4 , .
ORDER OF ORDER OF
LAUREL LAUREL
B02318 GILLIS, NANCY J GILLIS, NANCY J 806 1ST LAUREL MT 5904 $79,482.00 $2,440.00
AVE 4
802315 DIEFENDERFER, DIEFENDERFER, 633 SE LAUREL MT 5904 $78
396
00 $2
407
00
B STEPHEN STEPHEN 4TH ST 4 ,
. ,
,
BRADLEY & BRADLEY &
B00942 SCHESSLER SCHESSLER PO BOX LAUREL MT 5904 $77
353.00 $2
375
00
BROS LLP BROS LLP 1078 4 , ,
.
B01033 GOLDSBY, GOLDSBY, 2741 LAUREL MT 5904 $75
789
00 $2
327
00
JUDITH ANN JUDITH ANN ALPINE 4 ,
. ,
.
VIEW DR
B00939 H & H BUILDING H & H BUILDING 11 LAUREL MT 5904 $75
468.00 $2
303
00
MAINTENANCE MAINTENANCE MONTA 4 , ,
.
NA AVE
B00939 H & H BUILDING H & H BUILDING 11 LAUREL MT 5904 $75
468.00 $2
303
00
MAINTENANCE MAINTENANCE MONTA 4 , ,
.
NA AVE
B00972 METZGER, METZGER, 1331 W LAUREL MT 5904 $74
536.00 $2
289
00
KEITH W KEITH W RAMSH 4 , ,
.
ORN DR
800917 BARSNESS, BARSNESS, 605 E LAUREL MT 5904 $74
339.00 $2
282
00
JOHN H JOHN H 4TH ST 4 , ,
.
B00093 GRACE BIBLE GRACE BIBLE 202ND LAUREL MT 5904 $71
738.00 $0
00
CHURCH CHURCH AVE 4 , .
B00039 CABLE CABLE PO BOX KEARNEY NE 6884 $71
720.00 $2
201
00
MONTANA LLC MONTANA LLC 1057 8 , ,
.
B02321 CARISCH CARISCH 681 WAYZATA MN 5539 $71
293.00 $2
189
00
BROTHERS BROTHERS LAKE ST 1 , ,
.
LIMITED LIMITED E STE
PARTNERSHIP PARTNERSHIP 262
B00106 YELLOWSTONE YELLOWSTONE PO BOX LAUREL MT 5904 $70,807.00 $2
174
00
BANK BANK 7 4 ,
.
B00960 SEDER, RON SEDER, RON 1515 BILLINGS MT 5910 $70,735.00 $2,172.00
CENTRA 2
LAVE
B00043 COBURN, COBURN, 15248 BILLINGS MT 5910 $69,636.00 $2
138
00
LYNDON & LYNDON & 56TH ST 6 ,
.
JOANN JOANN W
801755 CITY OF LAUREL CITY OF LAUREL PO BOX LAUREL MT 5904 $69,020.00 $0.00
10 4
B00054 DOAN, LAURA & DOAN, LAURA & 7084TH LAUREL MT 5904 $68,996.00 $2,118.00
AVE 4
B00125 FRANK, JACOB S FRANK, JACOB S 220 3RD LAUREL MT 5904 $68,703.00 $2,110.00
AVE 4
B02322 SOLBERG SOLBERG 500 SE LAUREL MT 5904 $68,687.00 $2
109
00
ENTERPRISES ENTERPRISES 4TH ST 4 ,
.
LLC LLC
B01454 FISCHER, JANE FISCHER, JANE 605 W LAUREL MT 5904 $68,316.00 $2,098.00
MAIN ST 4
B01454 FISCHER, JANE FISCHER, JANE 605 W LAUREL MT 5904 $68,316.00 $2
098.00
MAIN ST 4 ,
B00062 ROBERTS,
MANUELLA A ROBERTS,
MANUELLA A 204TH LAUREL MT 5904 $67,191.00 $2,063.00
AVE 4
B01395 DAWSON, ZANE
C TRUSTEE DAWSON, ZANE 118W LAUREL MT 5904 $65,955.00 $2
025
00
C TRUSTEE RAILRO 4 ,
.
AD ST
B00957 KERNS,
KRAYTON 0 & KERNS,
KRAYTON D & 419 E
MAIN ST LAUREL MT 5904 $65,599.00 $2,014.00
DRUANN J
DRUANN J 4
100018 MILLER, KEN MILLER, KEN PO BOX LAUREL MT 5904 $65,276.00 $2,002.00
186 4
100018 MILLER, KEN MILLER, KEN PO BOX LAUREL MT 5904 $65,276.00 $2
002.00
186 4 ,
B00940 SMITH, JOHN H POLLOCK, SAM PO BOX LAUREL MT 5904 $64,092.00 $1
967
00
R 1025 4 ,
.
800965 BISSETT, KEITH
J BISSETT, KEITH 20 LAUREL MT 5904 $63,968.00 $1
964
00
J WYOMIN 4 ,
.
G AVE
B00492 HINZ, SHAWN M HINZ, SHAWN M PO BOX HUNTLEY MT 5903 $63
516
00 $1
950
00
& SHANNA & & SHANNA & 152 7 ,
. ,
.
SHAYNE SHAYNE
800061 DECKER, JOHN DECKER, JOHN 1437 LAUREL MT 5904 $61
645
00 $1
893
00
W& COLETTE L W& COLETTE L BEARTO 4 ,
. ,
.
OTH DR
B00113 LEWIS,
BENJAMIN M LEWIS,
BENJAMIN M 2202ND
AVE LAUREL MT 5904 $60,942.00 $1,871.00
4
B01035 PENNE, LLOYD E
& MARGARET E PENNE, ROBERT 611 E LAUREL MT 5904 $60,229.00 $1,849.00
M MAIN ST 4
B00021 HARRINGTON,
WILLIAM J HARRINGTON, 109 W LAUREL MT 5904 $60,034.00 $1
843.00
WILLIAM J MAIN ST 4 ,
B00083 JORDAN,
WALTER J JORDAN,
WALTER J PO BOX LAUREL MT 5904 $59,684.00 $1,832.00
61 4
D11986 MONTANA RAIL
LINK MONTANA RAIL C/O MISSOULA MT 5980 $59,333.00 $1
822
00
LINK WASHIN 8 ,
.
GTON
CORP
PO BOX
16630
B00926 PFAFF,
MARLENE R PFAFF,
MARLENE R 1754 LAUREL MT 5904 $59,055.00 $1,813.00
GROSH 4
ELLE
BLVD
B00038 MARTIN, JAMES
W COINC MARTIN, JAMES MAIL TO: BILLINGS MT 5910 $57,164.00 $1
755
00
W CO INC ROSS, 5 ,
.
TERESA
1234
PEONY
100284 AMOCO MCNEW, TOM 210 LAUREL MT 5904 $56,902.00 $1
747
00
SHANNO 4 ,
.
N RD
B01752 LARSON,
RONALD KERRY LARSON,
RONALD KERRY 3526
COOK BILLINGS MT 5910 $56,790.00 $1,744.00
& LAURA B
& LAURA B
AVE 2
D11992 MONTANA RAIL
LINK MONTANA RAIL C/O MISSOULA MT 5980 $56,691.00 $0.00
LINK WASHIN 8
GTON
CORP
PO BOX
16630
B01455 LEKSEN, ALAN R LEKSEN, ALAN R 419 LAUREL MT 5904 $56
571
00 $1
737
00
& SUSAN C & SUSAN C IDAHO 4 ,
. ,
.
AVE
B00922 BRADLEY, ANN BRADLEY, ANN 615 3RD LAUREL MT 5904 $56,485.00 $1
734.00
AVE 4 ,
B00102 ZUHOSKI,
MICHAEL J ZUHOSKI, 217 2ND LAUREL MT 5904 $56,324.00 $1
729.00
MICHAEL J AVE 4 ,
B00094
A SMARSH, DON W
& SHELLY K SMARSH, DON W 1940 LAUREL MT 5904 $56,112.00 $1
72100
& SHELLY K RANCH 4 ,
TRAIL
B00030 YELLOWSTONE YELLOWSTONE PO BOX LAUREL MT 5904 $55
555
00 $1
705
00
BANK OF BANK OF 7 4 ,
. ,
.
LAUREL LAUREL
B00025 HAYES, WALTON
E SR & ELLEN L HAYES, WALTON 3610 BILLINGS MT 5910 $55,298.00 $1
698.00
E SR & ELLEN L POLY 2 ,
TRSTEE TRSTEE DR
BO 1406 DANGERFIELD,
ROBIN L DANGERFIELD, 2917 BILLINGS MT 5910 $54,932.00 $1
687
00
ROBIN L DOREEN 2 ,
.
DR
D12825 MONTANA RAIL
LINK MONTANA RAIL C/O MISSOULA MT 5980 $54,907.00 $1
686
00
LINK WASHIN 8 ,
.
GTON
CORP
PO BOX
D11985
A
MONTANA RAIL
MONTANA RAIL 16630
C/O
MISSOULA
MT
5980
$54
803
00
$1
682
00
LINK LINK WASHIN 8 ,
. ,
.
GTON
CORP
PO BOX
D11988
MONTANA RAIL
PROPERTY 16630
C/O
MISSOULA
MT
5980
$53
541
00
$1
644
00
LINK MANAGEMENT, WASHIN 8 ,
. ,
.
MRL GTON
CORP
PO BOX
16630
603050 RANKIN, DEAN T
TRUSTEE RANKIN. DEAN T 1310 LAUREL MT 5904 $52,632.00 $1,616.00
TRUSTEE 5TH AVE 4
B00121 CURRIER,
DANIEL DUSTIN CURRIER,
DANIEL DUSTIN 206 3RD
AVE LAUREL MT 5904 $52,114.00 $1,599.00
JR &
JR & 4
D11990 MONTANA RAIL PROPERTY C!O MISSOULA MT 5980 $51
713
00 $1
588
00
LINK MANAGEMENT, WASHIN 8 ,
. ,
.
MRL GTON
CORP
PO BOX
16630
800084 BAUER, STACEY BAUER, STACEY 120 3RD LAUREL MT 5904 $51
558
00 $1
583
00
& KYLEE S & KYLEE S AVE 4 ,
. ,
.
803023 ALDINGER,
ROGER A ALDINGER, 4610S BILLINGS MT 5910 $51,030.00 $1,567.00
ROGER A WOODH 6
AVEN
WAY
B03024 ALDINGER,
ROGER A ALDINGER, 4
610S
BILLINGS
MT
5910
$51,030.00
$1,567.00
ROGER A WOODH 6
AVEN
WAY
B03025 STEVENSON, BRANNON, 2807 LAUREL MT 5904 $51
030.00 $1
567
00
MELVIN J - KENNETH H & RAMSH 4 , ,
.
TRUSTEE LINDA L ORN DR
B03026 GAVICAS LLC GAVICAS LLC 41 ROBERTS MT 5907 $51,030.00 $1,567.00
WHITET 0
AIL DR
800064 ZIER, SHAYE L ZIER, SHAYE L 144TH LAUREL MT 5904 $50,956.00 $1,565.00
AVE 4
B00086 BAKER, TAMMIE BAKER, TAMMIE PO BOX EDGAR MT 5902 $50
815.00 $1
560
00
JO JO 82 6 , ,
.
B00120 KELLER, KELLER, 202 3RD LAUREL MT 5904 $50726.00 $1
557
00
JEFFREY A & JEFFREY A & AVE 4 ,
.
KATIE M KATIE M
B00938 HILGERT, FRED MILLER, PO BOX LAUREL MT 5904 $50
725
00 $1
557
00
& EDRIE S KENDALL D 186 4 ,
. ,
.
ETAL
B00451 ZAKPIL LLC ZAKPIL LLC 1844 DEL MAR CA 9201 $50,138.00 $1,539.00
CAMINO 4
DEL
MAR
APT 19
D11985 MONTANA RAIL MONTANA RAIL PROPER MISSOULA MT 5980 $49
590
00 $1
522
00
LINK LINK TY 8 ,
. ,
.
MANAG
NEMNT
DIVISIO
N PO
BOX
16630
B03036 COVENANT COVENANT 2523 BILLINGS MT 5910 $49
496.00 $1
520
00
LEASING LEASING IRVING 2 , ,
.
PL
B00958 GROWL LTD CROWL LTD 1209 LAUREL MT 5904 $49,423.00 $1,518.00
LIABILITY LIABILITY 5TH AVE 4
PARTNERSHIP PARTNERSHIP
B00126 BETTS, DANTE A BETTS, DANTE A 219 4TH LAUREL MT 5904 $49,343.00 $1,515.00
& VALERIE A & VALERIE A AVE 4
801027 STENSVAD, STENSVAD, 11 LAUREL MT 5904 $48,687.00 $1,495.00
JESSE J JESSE J WYOMIN 4
G AVE
B00055 BILLY PRICE RYMER, PO BOX LAUREL MT 5904 $48,274.00 $1,482.00
POST NO 3177 CHARLES E 1004 4
VFW
800117 OLSON, WILTON OLSON, WILTON PO BOX LAUREL MT 5904 $47,709.00 $1,465.00
B III Bill 1116 4
B01411 APELT, TIMOTHY APELT, TIMOTHY 12 5TH LAUREL MT 5904 $47,288.00 $1,451.00
AVE 4
BO 1408 SMITH, PATRICK SMITH, PATRICK 196TH LAUREL MT 5904 $47,185.00 $1,449.00
J J AVE 4
800063 GEORGE, JOAN GEORGE, JOAN 184TH LAUREL MT 5904 $47,128.00 $1,013.00
L AKA JOAN L AKA JOAN AVE 4
GEORGE GEORGE
B00085 COOK, PEGGY A COOK, PEGGY A 1183RD LAUREL MT 5904 $47,085.00 $1,013.00
AVE 4
B03051 UNITED BANK UNITED BANK PO BOX ABSAROKE MT 5900 $46,812.00 $1,437.00
NA NA 480 E 1
BO 1040 O'LOUGHLIN, O'LOUGHLIN, 12 LAUREL MT 5904 $46,775.00 $1,436.00
JAMES T & JAMES T & IDAHO 4
KARENL KARENL AVE
801756 CITY OF LAUREL CITY OF LAUREL PO BOX LAUREL MT 5904 $46,308.00 $0.00
10 4
B00964 H S& R M H S& R M 717 W LAUREL MT 5904 $46,207.00 $1,419.00
GUENTHNER GUENTHNER 5TH ST 4
FAMILY TRUST FAMILY TRUST
B01749 RUTT, JON F & RUTT, JON F & 120 E LAUREL MT 5904 $46,124.00 $1,416.00
NANCY L NANCY L 13TH ST 4
100287 BJERKE, DUANE BLATTIE, SUAZO LAUREL MT 5904 $46,116.00 $1,416.00
CHRISTOPHERI GLASS 4
& JILL A LLC 204
E MAIN
ST
801404 RUTT, NANCY L RUTT, NANCY L 603 W LAUREL MT 5904 $45,703.00 $1,404.00
A MAIN ST 4
B01404 RUTT, NANCY L RUTT, NANCY L 603 W LAUREL MT 5904 $45,703.00 $1,404.00
A MAIN ST 4
B00027 CITY OF LAUREL CITY OF LAUREL PO BOX LAUREL MT 5904 $45,449.00 $0.00
10 4
B00022 HERMAN, LARRY HERMAN, LARRY PO BOX LAUREL MT 5904 $45,430.00 $1
395.00
D D 217 4 ,
B00022 HERMAN, LARRY HERMAN, LARRY PO BOX LAUREL MT 5904 $45,430.00 $1
395.00
D D 217 4 ,
B01036 EDDY, EDDY, 13 LAUREL MT 5904 $45,101.00 $1
385.00
MICHELLE L MICHELLE L WASHIN 4 ,
GTON
AVE
B00969 OLSON, WILTON OLSON, WILTON PO BOX LAUREL MT 5904 $44,903.00 $1
378.00
B III B III 1116 4 ,
B01030 DOHENY, DOHENY, 22 COLUMBUS MT 5901 $44,777.00 $1
375.00
FRANCIS V & FRANCIS V & WHITET 9 ,
MARY M MARY M AIL DR
BOO 124 CELLMER, CELLMER, 2163RD LAUREL MT 5904 $44,604.00 $1
369.00
LEONA M & LEONA M & AVE 4 ,
JAREL R & JAREL R &
B01410 KILLEBREW, KILLEBREW, 506 W LAUREL MT 5904 $44,240.00 $1,358.00
CLARA L CLARA L 1ST ST 4
B00123 ROSS, MICHAEL ROSS, MICHAEL 212 3RD LAUREL MT 5904 $44,189.00 $1
356.00
G & BETHANNE G & BETHANNE AVE 4 ,
R R
B00966 COTTER, JAMES COTTER, JAMES 12 LAUREL MT 5904 $44,175.00 $1,356.00
M & M & WYOMIN 4
G AVE
B00082 STABELFELDT, STABELFELDT, 115 4TH LAUREL MT 5904 $43,854.00 $675.00
JEANNE JEANNE AVE 4
B00116 GROVE, GROVE, 209 3RD LAUREL MT 5904 $43,779.00 $1
344.00
BARBARA E BARBARA E AVE 4 ,
B01459 BUNDY, GLORIA BUNDY, GLORIA 614 W LAUREL MT 5904 $43,253.00 $1
328.00
J J 1ST ST 4 ,
B01028 REITER, HELEN REITER, HELEN 15 LAUREL MT 5904 $43,135.00 $1,324.00
M M WYOMIN 4
G AVE
B01461 KAISER, HENRY KAISER, HENRY 602 W LAUREL MT 5904 $43,093.00 $1,323.00
JR&LOISE JR&LOISE 1ST ST 4
B00045 RIMROCK RIMROCK PO BOX BILLINGS MT 5910 $42,697.00 $1
311.00
BUILDERS INC BUILDERS INC 21696 4 ,
B01409 ROBERTUS ROBERTUS 1318 LAUREL MT 5904 $42,677.00 $1,310.00
PROPERTIES PROPERTIES PENNSY 4
LLC LLC LVANIA
AVE
B02319 SOLBERG SOLBERG 500 SE LAUREL MT 5904 $42,466.00 $1,304.00
ENTERPRISES ENTERPRISES 4TH ST 4
LLC LLC
B00973 FRICKEL, JACK FRICKEL, JACK 1500 E LONG CA 9080 $42,438.00 $1,303.00
R& R& OCEAN BEACH 2
CHRISTOPHER R CHRISTOPHER R BLVD
UNIT 512
800095 LOWELL, DANNY LOWELL, DANNY 1115 LAUREL MT 5904 $42,110.00 $1,293.00
L& SHERY A L& SHERY A 8TH AVE 4
B00095 LOWELL, DANNY LOWELL, DANNY 1115 LAUREL MT 5904 $42,110.00 $1,293.00
L& SHERY A L& SHERY A 8TH AVE 4
B01751 CITY OF LAUREL CITY OF LAUREL PO BOX LAUREL MT 5904 $41,965.00 $0.00
10 4
D12001 MONTANA RAIL PROPERTY C/0 MISSOULA MT 5980 $41,951.00 $1,288.00
LINK MANAGEMENT, WASHIN 8
MRL GTON
CORP
PO BOX
16630
B02312 SOLBERG SOLBERG 500 SE LAUREL MT 5904 $41,875.00 $1,286.00
ENTERPRISES ENTERPRISES 4TH ST 4
LLC LLC
802314 RANLAN & RANLAN & PO BOX BILLINGS MT 5910 $41,875.00 $1,286.00
31511 7
B02311 SOLBERG SOLBERG 500 SE LAUREL MT 5904 $41,851.00 $1,285.00
ENTERPRISES ENTERPRISES 4TH ST 4
LLC LLC
100295 CITY OF LAUREL CITY OF LAUREL PO BOX LAUREL MT 5904 $41,771.00 $0.00
10 4
B00127 GUINN, VIREL T GUINN, VIREL T PO BOX LAUREL MT 5904 $41,760.00 $1,282.00
& DOROTHY I & DOROTHY 1 22 4
B00496 DOHENY, SMITH, DARREN 20 OHIO LAUREL MT 5904 $41,406.00 $1,272.00
MICHELE & R & DAVIDA M AVE 4
FRANCIS
B00048 NORTON, JAMES NORTON, JAMES PO BOX PARK CITY MT 5906 $41,360.00 $1,270.00
R R 193 3
100015 RANCO INC RANCO INC 415 SE LAUREL MT 5904 $40,962.00 $1,258.00
4TH ST 4
B01407 SCHTACHTA, SCHTACHTA, 176TH LAUREL MT 5904 $40,516.00 $1,244.00
SHANNA AKA SHANNA AKA AVE 4
SHANNA M SHANNA M
800122 BUSONY, BUSONY, 2083RD LAUREL MT 5904 $40,473.00 $1,242.00
JEANETTE JEANETTE AVE 4
B00494 WILSON, WILSON, 1227 BILLINGS MT 5910 $40,102.00 $1,231.00
DARRYLL DARRYLL COTTON 5
WOOD
BLVD
B00111 LIX, ARNOLD H & LIX, ARNOLD H & 206 2ND LAUREL MT 5904 $39,693.00 $1,219.00
BETTY J BETTY J AVE 4
B01037 BOBO, GARY & BOBO, GARY & 15 LAUREL MT 5904 $39,636.00 $1,217.00
SHARON K SHARON K WASHIN 4
GTON
AVE
B00130 JOHNSON, KEM JOHNSON, KEM 2014TH LAUREL MT 5904 $39,514.00 $1,213.00
S& JANET M S& JANET M AVE 4
B00119 NEWTON, DAVID NEWTON, DAVID 201 3RD LAUREL MT 5904 $39,373.00 $1,208.00
L L AVE 4
B01401 LOCOMOTION LOCOMOTION 3131 BILLINGS MT 5910 $38,997.00 $1,197.00
FITNESS FITNESS SOLAR 2
CENTERING CENTERING BLVD
B00464 FICHTNER, FICHTNER, 1625 BILLINGS MT 5910 $38,965.00 $1,196.00
A LEONARD W & LEONARD W & COBBLE 6
JEANNE K JEANNE K CREEK
TRL
B00115 COOPER, COOPER, 211 3RD LAUREL MT 5904 $38,898.00 $1,194.00
JEFFREY A & JEFFREY A & AVE 4
MANDY R MANDY R
B00963 H S& R M H S& R M 717 W LAUREL MT 5904 $38,462.00 $1,180.00
GUENTHNER GUENTHNER 5TH ST 4
FAMILY TRUST FAMILY TRUST
B00112 RIEDESEL, RIEDESEL, 2102ND LAUREL MT 5904 $38,354.00 $1,178.00
HEATH M & HEATH M & AVE 4
JANELLE S JANELLE S
800060 CURRY, RANIE A CURRY, RANIE A 115TH LAUREL MT 5904 $38,055.00 $1,169.00
A AVE 4
B03224 WAL-MART WAL-MART PO BOX BENTONVIL AR 7271 $38,036.00 $1,168.00
STORES INC PROPERTY TAX 8050 LE 2
#4412-00 DEPT ATTN
0555
B00128 BURROWS, GIESE, ROGER & 211 4TH LAUREL MT 5904 $37,752.00 $1,159.00
HELEN R & JOYCE AVE 4
JAMES A
B00053 DOAN, LAURA L DOAN, LAURA L 7084TH LAUREL MT 5904 $37,674.00 $1,157.00
& & AVE 4
801402 STOKKE, ALDINGER, 4610S BILLINGS MT 5910 $37,379.00 $1,148.00
A SAMUEL ROGER WOODH 6
AVEN
WAY
801039 HICKS, SCOTT HICKS, SCOTT 30208 BILLINGS MT 5910 $37,258.00 $1,144.00
A 67TH ST 6
W
B01457 L & L L & L 2116 BILLINGS MT 5910 $36,877.00 $1,132.00
INVESTMENTS INVESTMENTS BROAD 2
INC INC WATER
AVE
B00946 HALVORSON, HALVORSON, 309 E LAUREL MT 5904 $36,721,00
WAYNE E WAYNE E MAIN ST 4
100801 FRATERNAL FRATERNAL 313 W LAUREL MT 5904 $36,669.00
ORDER OF ORDER OF MAIN ST 4
EAGLES EAGLES
B00114 MARTINEZ, MARTINEZ, 836 N CASPER WY 8260 $36,571.00
KIMBERLY B KIMBERLY B MCKINL 1
EY ST
B00464 FICHTNER, FICHTNER, 1625 BILLINGS MT 5910 $36,434.00
B LEONARD W & LEONARD W & COBBLE 6
JEANNE K JEANNE K CREEK
TRL
B00497 DEMARAY, DEMARAY, 4207 BILLINGS MT 5910 $36,259.00
ROGER D & ROGER D & RIMROC 6
KRISTINA R KRISTINA R K RD
B02320 SOLBERG SOLBERG 500 SE LAUREL MT 5904 $36,173.00
ENTERPRISES ENTERPRISES 4TH ST 4
LLC LLC
B00956 ERB FAMILY JOHNSON 500 SE LAUREL MT 5904 $36,123.00
TRUST, THE ENTERPRISES 4TH ST 4
INC
B00976 KINNEY, AUSTIN KINNEY, AUSTIN 201 E LAUREL MT 5904 $35,929.00
J& JOHN E J& JOHN E 1ST ST 4
B00493 CUTTING, CUTTING, 11 LAUREL MT 5904 $35,808.00
CLINTON KEITH CLINTON KEITH IDAHO 4
& MEGAN R & MEGAN R AVE
B00049 CHAPMAN, GROSHELL, 1524 LAUREL MT 5904 $35,591.00
WESLEY,KAREN, RUDY OLD 4
KELLEY & KARA HIGHWA
Y10W
B00104 LAUREL LAUREL PO BOX LAUREL MT 5904 $35,541.00
FEDERAL FEDERAL 310 4
CREDIT UNION CREDIT UNION
B00109 WILLIAMS, NILES, NINA L 6938 SHEPHERD MT 5907 $34,658.00
THELMA C & R PONY 9
MERRITT TRS CIR
B00982 MARTIN, LINDA P MARTIN, LINDA P MAIL TO: BILLINGS MT 5910 $34,544.00
ROSS, 5
TERESA
1234
PEONY
DR
B00129 BURROWS, BURROWS, PO BOX LAUREL
JAMES A & JAMES A & 1001
HELEN R HELEN R
B01396 PELICAN, LISA PELICAN, LISA
D11989 MONTANA RAIL PROPERTY
A LINK INC MANAGEMENT.
MRL
MT 5904 $34,403.00
4
3131 BILLINGS MT 5910 $34,334.00
SOLAR 2
BLVD
UNIT 12
C/O MISSOULA MT 5980 $34,305.00
WASHIN 8
GTON
CORP
PO BOX
16630
$1,128.00
$1,126.00
$1,122.00
$1,119.00
$1,113.00
$1,111.00
$1,109.00
$1,103.00
$1,099.00
$1,093.00
$1,091.00
$1,064.00
$1,061.00
$1,056,00
$1,054.00
$1,053.00
B00962 H S& R M H S& R M 717 W LAUREL MT 5904 $34,211.00 $1
050.00
GUENTHNER GUENTHNER 5TH ST 4 ,
FAMILY TRUST FAMILY TRUST
100835 WW HOLDING WW HOLDING C/O PLANO TX 7502 $34,202.00 $1
050.00
CO, INC CO, INC RASH 6 ,
#501-26-
1826761
4 PO
BOX
260888
B03037 HAUX, HAUX, 620 SE LAUREL MT 5904 $34,139.00 $1
048.00
A GREGORY H GREGORY H 4TH ST 4 ,
B03037 HAUX, HAUX, 620 SE LAUREL MT 5904 $34,139.00 $1
048.00
C GREGORY H GREGORY H 4TH ST 4 ,
B03037 HAUX, HAUX, 620 SE LAUREL MT 5904 $34,092.00 $1
047.00
B GREGORY H GREGORY H 4TH ST 4 ,
800103 YELLOWSTONE YELLOWSTONE 215 W LAUREL MT 5904 $34,089.00 $1
046.00
BANK, THE BANK, THE 2ND ST 4 ,
B01038 CHAPMAN, CHAPMAN, 17 LAUREL MT 5904 $34,029.00 $1,045.00
RAMONA J RAMONA J WASHIN 4
GTON
AVE
B00076 LAMBRECHT, LAMBRECHT, 1507 W LAUREL MT 5904 $33,818.00 $1
038.00
JACOB C & JACOB C & MARYLA 4 ,
TERRIE L TERRIE L ND LN
801029 BOTT, DAVID E BOTT, DAVID E 19 LAUREL MT 5904 $33,502.00 $1,029.00
WYOMIN 4
G AVE
B00077 LAMBRECHT, LAMBRECHT, 1507 W LAUREL MT 5904 $33,284.00 $1,021.00
JACOB C & JACOB C & MARYLA 4
TERRIE L TERRIE L ND LN
B01455 FINK, TERRY R & FINK, TERRY R & 207S LAUREL MT 5904 $33,140.00 $1
018.00
A JACQUELINE JACQUELINE 4TH ST 4 ,
801462 KAISER, LOIS E KAISER, LOIS E 602 W LAUREL MT 5904 $33,110.00 $1,017,00
1ST ST 4
BO 1039 OPTIONEN LLC OPTIONEN LLC PO BOX BILLINGS MT 5910 $32,576.00 $1,000.00
80223 8
B00925 LAUREL LAUREL PO BOX LAUREL MT 5904 $32,187.00 $0.00
REVITALIZATION REVITALIZATION 421 4
LEAGUE LEAGUE
B00495 FJELSTAD, FJELSTAD, 1026 LAUREL MT 5904 $32,164.00 $988.00
GERALD L & GERALD L & RIDGE 4
GLORIA A GLORIA A DR
B03223 GRUNSTEAD, GRUNSTEAD, PO BOX BILLINGS MT 5910 $32,027.00 $983.00
ROLAND M ROLAND M 30335 7
B00955 STIRM, JERRY & STIRM, JERRY & 1422 W LAUREL MT 5904 $31,838.00 $977,00
CRYSTAL CRYSTAL RAMSH 4
ORN DR
B03222 GRUNSTEAD, GRUNSTEAD, PO BOX BILLINGS MT 5910 $31,555.00 $969.00
ROLAND M ROLAND M 30335 7
801467 WATTLES, WATTLES, 4687 BILLINGS MT 5910 $30,970,00 $951.00
TERRY TERRY HARVES 6
T LN
D11987 MONTANA RAIL PROPERTY C/O MISSOULA MT 5980 $30,968.00 $951.00
LINK MANAGEMENT, WASHIN 8
MRL GTON
CORP
PO BOX
16630
B00052 PRICE, TOMMY E PRICE, TOMMY E 2222 1/2 BILLINGS MT 5910 $29,790.00 $914.00
CO-TRUSTEE CO-TRUSTEE MAIN ST 5
801389 HAMILTON HAMILTON 600S BUTTE MT 5970 $29,773.00 $914.00
HOLDINGS LLC HOLDINGS LLC MAIN ST 1
800943 SCHESSLER SCHESSLER PO BOX LAUREL MT 5904 $29,649.00 $910.00
BROS LLP BROS LLP 1078 4
B00981 JAMES W JAMES W PO BOX LAUREL MT 5904 $29,649.00 $910.00
MARTIN CO INC MARTIN CO INC 219 4
B00971 MEYERS, MEYERS, 202 W LAUREL MT 5904 $29,309.00 $900.00
DONALD E DONALD E MARYLA 4
ND LN
B00110 WILLIAMS, NILES, NINA L 6938 SHEPHERD MT 5907 $29,249.00 $898.00
THELMA C & R PONY 9
MERRITT TRS CIR
801032 HORTON, JAMES HORTON, JAMES PO BOX PARK CITY MT 5906 $29,136.00 $895.00
R R 193 3
B01031 SCHLESSER, SCHLESSER, 16 LAUREL MT 5904 $28,893.00 $887.00
JOSEPH J JOSEPH J WASHIN 4
GTON
AVE
B00026 YELLOWSTONE YELLOWSTONE PO BOX LAUREL MT 5904 $28,623.00 $878.00
BANK BANK 7 4
B01460 JOHNSON, DEAN JOHNSON, DEAN 303 LAUREL MT 5904 $28,558.00 $877.00
W W MONTA 4
NA AVE
B00034 NELSON, NELSON, PO BOX LAUREL MT 5904 $28,461.00 $874.00
GREGORY W GREGORY W 1042 4
B00936 GEORGE, GEORGE, 405 3RD LAUREL MT 5904 $28,119.00 $863.00
CARRA B CARRA B AVE 4
B00936 GEORGE, GEORGE, 405 3RD LAUREL MT 5904 $28,119.00 $863.00
CARRA B CARRA B AVE 4
B00081 PATTERSON, PATTERSON, 113 4TH LAUREL MT 5904 $27,863,00 $855
00
QUINT QUINT AVE 4 .
B00101 BROWNELL, BROWNELL, 219 2ND LAUREL MT 5904 $27,785.00 $853.00
GAYLE GAYLE AVE 4
B00470 GRUNSTEAD, R GRUNSTEAD, R PO BOX BILLINGS MT 5910 $27,637.00 $849.00
M M 30335 7
B00491 DAVIS, CELESTE DAVIS, CELESTE 2103 OLYMPIA WA 9850 $27,320.00 $839.00
HARRIS 2
ON AVE
NW #
2164
B00970 TENNANT, TAWN TENNANT, TAWN 215 E LAUREL MT 5904 $26,442.00 $812.00
E E 1ST ST 4
B00453 ZAKPIL LLC ZAKPIL LLC 1844 DEL MAR CA 9201 $26,330.00 $808.00
A CAMINO 4
DEL
MAR
APT 19
B00974 SCHWINDT, SCHWINDT, 1249 LAUREL MT 5904 $26,303.00 $807.00
DOUGLAS 0 & DOUGLAS 0 & VALLEY 4
LINDA K LINDA K DR
B00453 ZAKPIL LLC ZAKPIL LLC 1844 DEL MAR CA 9201 $26,183.00 $804.00
CAMINO 4
DEL
MAR
APT 19
800024 HAYES, WALTON HAYES, WALTON 3610 BILLINGS MT 5910 $26,112.00 $802.00
E SR & ELLEN L E SR & ELLEN L POLY 2
TRSTEE TRSTEE DR
B00975 MILTENBERGER, MILTENBERGER, 215 LAUREL MT 5904 $25,924.00 $158.00
GERALDINE GERALDINE MONTA 4
TRUSTEE TRUSTEE NA AVE
800448 PACIFIC SUPERVALUE * PO BOX MINNEAPOL MN 5544 $25,806.00 $792.00
RESOURCES 990 IS 0
ASSOCIATES
B01456 NARDELLA, NARDELLA, 157TH LAUREL MT 5904 $24,610.00 $755.00
GERALD L & GERALD L & AVE 4
MICHAEL T MICHAEL T
B00028 YELLOWSTONE YELLOWSTONE 121ST LAUREL MT 5904 $24,476.00 $751.00
BANK OF BANK OF AVE 4
LAUREL LAUREL
B00961 H S& R M H S& R M 717 W LAUREL MT 5904 $24,476.00 $751.00
GUENTHNER GUENTHNER 5TH ST 4
FAMILY TRUST FAMILY TRUST
801458 GRANT, SUE A GRANT, SUE A PO BOX POINT AK 9976 $24,389.00 $749.00
324 HOPE 6
D02731 CITY OF LAUREL CITY OF LAUREL PO BOX LAUREL MT 5904 $23,063.00 $0.00
A 10 4
B03169 WAL-MART WAL-MART PO BOX BENTONVIL AR 7271 $19,175.00 $589.00
STORES INC PROPERTY TAX 8050 MS LE 2
#4412-00 DEPT 0555
B00977 MORNING STAR MORNING STAR 2930S BILLINGS MT 5910 $18,811.00 $577.00
PROPERTY LLC PROPERTY LLC 51ST ST 6
W
B00464 FICHTNER, FICHTNER, 1625 BILLINGS MT 5910 $18,266.00 $561.00
C LEONARD W & LEONARD W & COBBLE 6
JEANNE K JEANNE K CREEK
TRL
B00954 STIRM, JERRY & STIRM, JERRY & 1422 W LAUREL MT 5904 $17,493.00 $537.00
CRYSTAL CRYSTAL RAMSH 4
ORN DR
B00967 YAEGER, BARRY YAEGER, BARRY 14 LAUREL MT 5904 $17,075.00 $524.00
WYOMIN 4
G AVE
B00051 HORTON, JAMES HORTON, JAMES PO BOX PARK CITY MT 5906 $16,224.00 $498.00
R R 193 3
100074 G M G M PO BOX BILLINGS MT 5910 $15,655.00 $481.00
A PETROLEUM PETROLEUM 30355 7
B02313 RMK LLP RMK LLP PO BOX BILLINGS MT 5910 $14,339.00 $440.00
A 31511 7
B00118 NILES, NINA L NILES, NINA L 6938 SHEPHERD MT 5907 $13,530.00 $416.00
PONY 9
CIR
B00056 HUSCHKA, HUSCHKA, 3330 BILLINGS MT 5910 $13,508.00 $415.00
STEVEN W STEVEN W BEN 6
HOGAN
LN
802315 HALVORSON, DIEFENDERFER, 633 SE LAUREL MT 5904 $12,352.00 $379.00
A RODNEY A 50% STEPHEN B & 4TH ST 4
INT & RHONDA R
B03168 WAL-MART WAL-MART PO BOX BENTONVIL AR 7271 $10,283.00 $316.00
STORES INC PROPERTY TAX 8050 MS LE 2
#4412-00 DEPT 0555
100852 CITY BREW CITY BREW 405 BILLINGS MT 5910 $9,623.00 $295.00
COFFEE COFFEE MAIN ST 5
B00080 LAMBRECHT, LAMBRECHT, 1507 W LAUREL MT 5904 $9,241.00 $284.00
JACOB C & JACOB C & MARYLA 4
TERRIE L TERRIE L ND LN
601749 VOGL, JAMES G BUTT, JON " 603 W LAUREL MT 5904 $8,816,00 $271.00
A & JEAN S MAIN ST 4
100791 ROY, M TYE ROY, M TYE 517 LAUREL MT 5904 $8,627.00 $265.00
FAIRVIE 4
W LN
B00079 LAMBRECHT, LAMBRECHT, 1507 W LAUREL MT 5904 $8,370.00 $257.00
JACOB C & JACOB C & MARYLA 4
TERRIE L TERRIE L ND LN
B00931
A OSTWALD,
SHAWN E OSTWALD,
SHAWN E 3779 BILLINGS MT 5910 $7,844.00 $241.00
GRANG 2
ER AVE
B00060 DECKER, JOHN
W & COLETTE L DECKER, JOHN
W & COLETTE L 1437 LAUREL MT 5904 $7,829.00
$240.00
BEARTO 4
OTH DR
B01398 PELICAN, LISA PELICAN, LISA 3131 BILLINGS MT 5910 $7
587
00
SOLAR
2 ,
, $233.00
BLVD
100792
GRATWOHL,
CINDY
GRATWOHL,
108 12
1T
LAUREL
MT
5904
$7
382
00
$227
00
CINDY 24TH 4 ,
. .
AVE W
D11999 MONTANA RAIL
LINK PROPERTY C/O MISSOULA MT 5980 $7
184
00 $221
00
MANAGEMENT, WASHIN 8 ,
. .
MRL GTON
CORP
PO BOX
B00978 CITY OF LAUREL CITY OF LAUREL
16630
P
O BOX
LAUREL
MT
5904
$7
148
00
10 ,
. $0.00
4
B00968 CITY OF LAUREL CITY OF LAUREL PO BOX LAUREL MT 5904 $6
970
00
10 ,
. $0.00
4
D12000 MONTANA RAIL
LINK LOHOF 320 W LAUREL MT 5904 $6
643
00 $204
00
BROTHERS MAIN ST 4 ,
. .
100656 MOUNTAIN
MUDD MOUNTAIN
MUDD PO BOX LAUREL MT 5904 $6,387.00 $196.00
ESPRESSO
ESPRESSO 549 4
Exhibit C
Selections From Laurel Growth Policy
ISSUES, POLICIES, AND 1MMEMMMATION STRATEGIES
Something to keep in mind are some comments by Thomas D. Rowley, RUPRI Fellow, a
social philosopher who writes:
People choose to ignore the duty-yes, duty--to connect to, and care for, the places
they. inhabit and the folks that live near them. People choose to focus entirely on
themselves, their families, their private concerns. They ignore, if they ever even
knew, what it means to be citizens, stewards, and neighbors, becoming instead mere
residents, consumers, and taxpayers. They choose to disconnect.
The results are everywhere, and everywhere disturbing. Landowners (often absentee)
focus solely on the bottom line (and a short-term one at that), ignoring the impacts of
their actions on the place and the people. Land gets over-developedi over-grazed,
aver-mined, or over-cut Shoppers seek only the cheapest deal, bypassing locally-
owned businesses that helped build communities in every sense of the word in favor
of discount chains that provide only low prices and low-paying jobs. Stores close;
downtowns die; sprawl, pollution, and traffic jams flourish.
Residents abandon civic engagement and band over decisions about their
neighborhoods, towns, and cities to bureaucrats, elected officials, and the moneyed
interests that seek to influence them. All too often, the decisions then line the pockets
of a few and degrade life for the rest. Places suffer, people suffer. Amoral geography-
-the playing out in physical space of disconnectedness between people and place,
between people and people. Disconnectedness that harms all.
Issue-1:, Lack of focus in economic development.
Policy-1: Support the activities of the Laurel Revitalkatiou League (LRL), the
Laurel Development Corporation (LDC), and the Oversight Committee (OC) that
support sound economic development and Downtown redevelopment efforts.
Strategies:
1. To recognize and promote the Downtown as the primary center for business,
finance, institutional, and retail activity in Laurel.
2. Develop gateway treatments to mark the entries, to the Downtown area.
3. Encourage any new entertainment and cultural facilities to locate in the
Downtown.
4. Provide community information and permitting assistance to businesses looking
to relocate to the Laurel area and existing local businesses wishing to expand.
5. Make information available to potential Downtown businesses on the economic
viability of the area.
ry r .nl
6. Encourage diversification of local business to provide diversity of shopping
experiences in Downtown Laurel by encouraging specialty shops that feature
unique products or services to locate Downtown.
7. Develop specific strategies to attract targeted businesses to the Downtown.
9. Support business linkages that locate close to support services.
9. Facilitate the development of vacant infill parcels that comply with the Growth
Management Plan through incentives to development such as expedited review
period and reduced review fees.
10. Support the creation of more retail and multi-use space in the Downtown.
11. Identify desired projects and design guidelines for vacant sites in the Downtown.
12. Determine and support incentives to develop in Downtown: historic preservation
tax credits, low-income housing tax credits, and below market rate financing from
MBH to renovate older commercial buildings into affordable housing units.
Make it easy for builders to work Downtown. (Some of the most popular cities in
the country, like San Francisco and Annapolis, could not be built under existing
building codes and zoning: The streets are too narrow; the building set-backs too
varied; and residential, commercial, and retail uses are mixed together.)
13. Utilize the City-County Planning Department to support economic development
activities of the LRL, LDC, and OC.
14. Support the hiring of a good economic development coordinator to assist in
obtaining grants, representing Laurel in competitive economic activities,
providing local economic information to interested businesses, and assisting local
businesses with economic planning.
15. Encourage the creation of a Business Improvement District (BID) for the
Downtown area run by local business people who decide how much to assess
bu,inesses in the district and what the monies raised shall be used for.
16. Determine the assets that make Laurel's Downtown distinctive and plait policies
around such assets.
17. Encourage pedestrian access and circulation in the Downtown area; consider
providing tax concessions to landowners who provide public walkways and public
parking areas..
18. Develop incentives or other methods to encourage multi-use developments,
including office, retail and residential components.
19. Adopt a clear marketing strategy for the Downtown as a whole.
20. Join the Main Street Program.
21. Initiate action to seek State and Federal funding for Downtown programs.
22. Revise the zoning code to include a special designation for Downtown
commercial that expressly allows and encourages mixed use projects and follows
traditional Downtown design principals.
23. Clearly delineate the boundaries of the Downtown.
24. Create a unified public signage program for the Downtown, including street signs,
directional signs, and public facility signs.
25. Provide improved signage to the Downtown on the interstate.
26. Adopt the Streetscape Plan
27. Plan for those likely to be interested in residing Downtown: Young people, empty
nesters, people on low and high ends of income scale, and relative newcomers.
10
28. Emphasize the attractions of Downtown: increased security, convenient parking,
comparable housing prices, availability of preferred housing types, nearby
grocery stores, wide variety of shopping, and central activity area.
29. Create a "lifestyle center".
30. Eliminate parking requirements for new construction.
31. Preserve existing, soundly-constructed buildings.
32. Support the new park plaza as a central focus for the Downtown.
33. Provide for benches Downtown. Randomly placed chairs without set pattern are
best.
34. Design for the movement of people, not cars.
35. Make Laurel technologically convenient.
36. Inventory upper stories in Downtown.
37. Create alternatives to cars.
38. Work with supporting existing businesses before recruiting new ones.
39. Allow restaurants to operate outdoor cafes on sidewalks, including areas within
the public right of way and in courtyards provided pedestrian circulation and
access to store entrances is not impaired.
40. Include kids in the planning.
Issue-2: Lack of living-wage jobs.
Policy-1: Attract businesses with a minimum average annual wage (Billings is
currently at 526,725.00; Yellowstone County is $25,552.00).
Strategies:
1. Support the goals.identified by Sig Sky Economic Development Authority
(BSEDA) to attract new businesses and retain existing businesses by providing
businesses with economic development resources including Community Development
Block Grant funding and other fund development assistance.
2. Participate in collaborative partnerships with various economic development
efforts throughout Yellowstone County and the five-county RC&D area.
3. Improve marketing of our community to employers paying a living wage.
Issue-3: The attractiveness of our community needs improvement.
Policy-1: Create attractive entryway and Downtown areas and improve access into
the Laurel Downtown area.
Strategies:
1. Establish entryway zoning along routes leading into the City.
II
2. Support the commitment of City and County resources, where appropriate, to
maintain attractive and welcoming infrastructure at all entryways to Laurel.
3. Study rail road crossing options that would improve access to and from
Downtown.
4. Implement and enforce Public Nuisance Ordinance.
5. Install directional signs to important regional destinations and welcome signs at
the interstate off ramps and entrances to Laurel and to Laurel's Downtown.
6. Support renovation of the Municipal Sign Ordinance to promote uniformity in
_ signage regulation.
7. Adopt and support the Main Street and South First Avenue Streetscape Plans.
8. Encourage the planting and care of street trees and other landscaping.
9. Support LRL efforts to create a Downtown square park and a "Welcome to
Laurel" sign near the central Interstate off-ramp.
10. Work with the Montana Department of Transportation (MDT) to. landscape the
central open areas inside the -interstate off-ramps.
11. Work with MDT toward signage to show available services and businesses in
Laurel.
12. Provide for (and advertise) Recreational Vehicle (RV) parking on Main Street to
encourage Downtown visitation.
13. Work with Montana Rail Link (MRL) in the possible development of a rail road
museum and in developing the MRL properties on the south side of Main Street in
a manner consistent with the Main Street Streetscape.
14. Remove old elevator to the south of Ace Hardware and bring site into
conformance with the Main Street Streetscape and expansion of the rail road
underpass.
15. Encourage the regular maintenance of trees, flower displays, and garbage
receptacles in the Downtown area.
16. Any parking management system shall ensure that adequate space is provided for
vehicles of a recreational or oversized nature, including recreational vehicles,
buses, bicycles, and motorcycles.
17. Encourage long-term parking and employee parking to locate in the Downtown
fringe, while concentrating short-term customer parking in the Downtown core.
18. Encourage strict enforrelnent of all parking bylaws, ensuring that all short-term
parking stalls are utilized efficiently and effectively.
19. Prepare ordinance amendments to aggressively address commercial aesthetics and
maintenance issues including vacant, substandard commercial structures and
occupied, dilapidated commercial structures.
20. Recognize the benefits of allowing a diversity of uses in the Downtown area
Mixing residential uses with office, recreational and business uses, for example,
reduces the time and distance spent traveling, and can foster a stronger
community spirit. Increasing the number of people who live, work, and recreate in
the Downtown is one of the ways to help the Downtown to revitalize itself.
1.1
A.
Policy-2: Make South First Avenue more attractive to users, pedestrians, and
visitors and recognize that in addition to moving vehicular traffic, streets have
symbolic, ceremonial, political, and social roles.
Strategies:
1. Update the Municipal Sign Code. Prepare uniform sign standards that provide a level
.playing field for business owners. If the height standard, for example, is 100 feet, all
signs will be 100 feet. If it is 10 feet, the competition by businesses all compete at the
I0-foot level.
2. Adopt the South First Avenue Streetscape Plan.
3. Develop "Road Ordinances" that subject fast-food outlets and similar businesses to
special architectural and landscape standards such as:
a. New commercial buildings must reflect a distinctive architectural style or
theme.
b. Fast food outlets must be built up to the front sidewalk with parking and
access on the side or in the rear. This enhances the sense of place for pedestrians.
C. Try to avoid becoming "Anyplace, USA".
d. The golden arches of MacDonald's or the standard Exxon sign are not
"givens" in new facilities. Laurel does not have to accept "cookie cutter designs". Fast
food companies evaluate new locations on the basis of economic potential--not local
design standards.
e. Road ordinance standards must be visual, clear, up-front, require pre-
application meetings with City officials, and be readily available.
f. . Ugly streets yield ugly attitudes.
13
Exhibit D
Laurel Urban Design Recomendations
GATEWAYS
TRAMS AND GREEN
HERITAGE GREENWAY
=RR & Main Street Corridor)
MASTER
AVENUE CORRIDOR
,ASSC?C[Ai ? c,
TABLE OF CONTENTS
INTRODUCTION
LAUREL FRAMEWORK MAP
PARKS, TRAILS AND GREEN SPACES
Overview 10
Projects 14
GATEWAYS Overview 3
Projects 5
As a component of the Tram,
developed for the Main Stref
and community planning firm,
recommendations. Overs ig ht
NAME
Cal Cumin
Larry AAcCann
Stan jonutis
Ken Olson z
Gay Easton
Carol Strizich " Y
Bud Johnson
Kate Stevenson
john Smith
Diana Walker
Kathleen Boumgarte . = R R"
Debbi Ricci
The recommendations are surlrj
including:
• Gateways
• Parks, Trails, and Gre
• Heritage Greenway i
• South !'' Avenue C
Each of the above themes is l
Within each of these four theme
The Oversight Committee and'r,
Please take the time to cor
vvvvw. f i sc he ra nd assoc i a tes . c
your neighbors are thinking, vis
to date. I
This report and website are c
is described under Heritage
nobility Community Plan for Laurel, a series of urban design recommendations have been
ue South corridors in downtown Laurel. Fischer & Assocjates, a landscape architecture
with the city planner, Cal Cumin, and the Oversight Committee, developed the urban design,
bers include:
Ire] Planning Director
Irel Public Works Director
rntana Department of Transportation
Y Council
y Council
)T - Bicycle Pedestrian Division
rr Council
rel Revitalization League
?/County Plonnin Board
rth 1 st Avenue Task Force
rth 1 st Avenue Task force
rel Revitalization League
s report and on a protect web site. The recommendations are organized around four themes,
proposals for Main Street and downtown railroad land)
:ally on the following Framework Map. Viewers may learn about each of these four themes-
11 find an introduction, issues, opportunities, proposed projects, and implementation strategies,.
y Council are interested in hearing your ideas and level of suppport for the various projects.
ve? question available on the website. The website can be accessed temporarily of
e Lure ti will be found on the City of laurel site. To record specific comments and see what
rnmunity Bulletin Board. The Community Bulletin Board contains a tally of the survey responses
ent the information graphic and narrative forms. The most extensive development proposal
proposal for the redevelopment of Main Street and railroad lands in downtown laurel.
A "Gaieway" celebrates a visitor's arrival, similar to a ranch gale identifying arrival
at a ranch. Gateway features can express the character and heritage of a community
or a district within the community ommunity residents feel it is important to have
visitor's perceive Laurel as a friendly, progressive, amactiye small town with a railroad
and agricultural heritage. Promoted as the "City of lights", the laurel community
should explore ways to express this identity through physical design elements.
Downtown Laurel is the heart of the community. Historically, the downtown has been
the focus of community celebroliorrs, civic events and commerce. Points of entry into
downtown could be identified through thoughtful resigns of gateways and streetscapes.
Because downtown is a pedestrian environment, there are many opportunities to
incorporate unique features that are memorable and will entice visitors to get out of
their cars, linger, and shop downtown.
Most visitors arrive in Laurel from the south, either traveling north on Highway 212
or exiting the Interstate at South First Avenue. Traveling north on 212, visitors cross
the magnificent Yellowstone River and then pass by the Cenex Refinery. Exiting 1-90
visitors are greeted by the visual chaos associated with highway commercial
development, excessive signage, minimal landscaping, and an uncoordinated
streetscape. From the east, visitors view the rail yard and are uncertain about the point
- of orriva .
cnt£?ies to Laurel are not well defined from any direction. Entering downtown, visitors
?OVPAIP'r:lw do not have a clear sense of enterin the town center" or a " " T
!?'? `° '"?'• `""`ms`s g pedestrian zone . - he
' b s:,-= .5?u a«?TUwc, t¢Fr Pfoe
current condition of some of the most memorable and interesting architectural features,
"°sJ such as the elevator and grain towers, do not convey a sense of care or respect.
OPPORTUNITIES
There are opportunities to develop downtown and community gateways at several
locations. The gateways may be as simple as attractive landscaping with identification
signage, as involved as a cohesive streetscape, or as unique as the artist's proposal
to wrap and light old silos. _
North Downtown Gateway
South Downtown Gateway
West Downtown Gateway
East Downtown Gateway
South Community Gateway
IMPLEMENTATION STRATEGIES
The galeways can be developed as special projects or guided through design
guidelines and regulations. Adopting policies and regulations addressing the character
and form of site development, sidewalks, and landscaping will over a period of time
yield more cohesive entry corridors.
Many people have advised the community of fourel to celebrate the a ricultura? and
rail heritage by retaining and refurbishing older structures related to this heritage. The
silhouettes of the elevators and grain towers are visually intriguing. These architectural
focal appoints offer inspiration for gateway features
The rail underpass delineates t
entrance to downtown. An o
exists to enhance the appear
the silos located just 5out?,,,, ,
underpass. These silos are in+ es+`
forms, however, they are not 4. _
maintained and are now useiis_?
billboards. The result is visit
distracting rather than unique=:ad 'v
interesting. The sketch illustrates$o
artist's conception of wrappin,
lighting these structures to ---c a -t
dynamic, sculptural forms. T e"fie^}
structures are located on riV
P -Y<
ro errY that mo shorP;? b F..F
P Y y'° =
redeveloped. ..._-
WPIW
L-,-AQNej!I-;- CAN
(ils??i L??I?'Gi
f?? f f?1 ? = L$ulfh e?aJD l?t?f'??
WdL(?o,?cfl til?e?'
PW- [vim t'f%?rN?
t?A?N?s
?r ?tc?tiT)
wr?4P ?ta7 t?r?
itCs??l Gu(,Tv? t???ar:
-
Mist's conception at enhancing existing groin sdw
PROJECT
Development of an arrival se
to the downtown from the r
recommended near the i nterse
First Avenue North and Seconc
This northern gateway corresp
the location where the lar
transitions from predomi
residential to commercial. A
of options have been discussc
sketch illustrates the developme
central feature near the interse+
First Street and First Avenue f~
consists of a roundabout
locomotive as the focal featut
northern gateway is a logical li
to begin streetscape enhanc
consisting of curb exten
decorative paving, crosswalks;
tree plantin?e, and furnilur(
c#iaracter of the street will also c
with the introduction of angled p
Al of the above features coml
form a distinct entry to dowi
PROD E
The western gateway to do
should be developed on Mc
near Fourth Avenue where t
curves, The visitors` first visuc
arproaching downtown is the I
e evator complex. A chang
street width and streetscap
reinforce the arrival sec
Transitionin from a rural 2-lan
to a tree-lined 3-lane secti
boulevard sidewalks and stree
recommended. After a short c
the highway will transition to, road with a center median one
urban streefscape on eithe
The silhouette of the elevator
is striking and visually memorak
infill projects should reference 1F
forms and provide a similar
v"ssuai interest. Architectural g
with proposed project revu
recommended.
r
rpm"
rar?srr twti ..m. ,vw `z wtx.
Lft'
?? ? Gamm*
.
Example or a compatible business and building
ROJE
The eastern gateway to dot
occurs on Main Street nea
Avenue. Similar to the wester
it is recommended the road wi
streetscape should transition
rural 2-lane section to a tree!
lane section. The arrival set
could be strengthened by bail
the already developed green
on the south to accent the be
of the Heritage Greenway. Tf
could be narrowed to elimina
pavement and provide adc
green space in the form of bou
or tree lawns. Landscape in F
these could be simple, tonsil;
grass and street trees. This
vocabulary references trad
streetscape development in sma
across the country. Many coma
introduce banners on light pi
accentuate entrance to the pei
core.
rfiVAM
riz e TY
FrRVA-11?
?'-r"-rr
!'r-OPa1eP MAIN -ITMT 6&Al r) -
t'?Ni?YWNSlh ??,kl? 7o q}?p ?4vW?E ?
OVERVIEW
Community parks, trails, and green spaces contribute to the overall fabric of a
community. Across the nation, downtown parks, town squares and civic centers hove
historically served as places where the community ggathers to celebrate, mourn, perform,
and exchange. The amount and appearance athe community's green spaces speak
to the charocter of the community in the some way that architectural styles convey a
sense of place.
Every place and each newly propposed project should have an element of green
space. Some green spaces can be as small as a landscaped traffic circle or as
significant as a community park. Greenways and trails should provide a linkage and
connection between the community's parks, public gathering spores, neighborhoods,
and points of interest.
ISSUES
of Public spocw -htr=,d,
apoCe OW a
laurel has a number of parks. Several remain undeveloped due to limited funding.
Unfortunately none of the larger parks are located downtown. As a consequence,
the community has no significant outdoor space for civic gatherings. At times, the
closure of streets accommodates special events, parades, and festivals. Closure of
state highways, such as Main Street in laurel, presents more challenges than closure
of loco! streets. A series of small gardens installed and maintained by civic groups
welcome visitors to downtown Laurel. Overall, the landscaping downtown is not
cohesive or continuous Non-motorized connections (linkage) between the parks and
downtown need improvement.. Laurel does not have an active tree planning or tree
maintenance program.
10
lki
(cont.)
OPPORTUNITIES
The BNSF Railroad and Yellowstone River corridors in Laurel are opportunities to
develop significant We Yellowstone of value to both the community of Laurel and the
surrounding region. The Yellowstone River Parks Association is working to connect
several communities along the Yellowstone River with a series of parks, trails and
interpretive programs. The Rail Corridor is an opportunity to connect laurel to Billings.
In downtown Laurel, a Heritage Park is proposed on the north side of the tracks From
8th Street to Alder. This multiple use greenway could accommodate a mix of land
uses includin commercial development, tourist attractions, parking pathwa s,
interpretive exhibits, and museums, as well as retail and recreational land uses. the
laurel Revitalization League (LRL) has identified a site in the center of downtown for
a town square and raised most of the money needed to construct it.
PROJECTS
• Heritage Park
• Yellowstone River Greenway
• Laurel Town Square
• Visitor Center/Chamber Park
IMPLEMENTATION STRATEGIES
ftuciff
Work with the railroad to of possible) control railroad lands. This could consist of
deveiopin a working understanding with the railroad, acquiring long term leosef s),
or fee simple acquisition. A first step would be to enter into agreement with the railroad
stipulating that the City has the first right of refusal on all lands that become available
for lease or for sale.
Closely monitor the State Transportation Improvement Program (STiP) for projects that
are underway that will potentially affect the community of Laurel. A proactive community
can influence the character, appearance, and amenities associated with highway
design and construction. Highway 93 in the Bitterroot valley, is a good example of
success that can be achieved with community activism. Laurel should strop fy advocate
for the inclusion of landscape and non-motorized amenities on Highway 212.
Continue to support the efforts of the Laurel Revitalization League to develop The Town
Square and other downtown activities.
11
(cont.)
PWkal Planning & Design
Develop a cohesive plan for streetscapes approaching and within downtown
that addresses non-motorized and landscape enhancements_
Work with the Billings community on extension of trail and greenway projects.
Coordination with civic groups including YRPA,BikeNet, and the Western Heritage
Center's Heritage Partnership Program may benefit the community of Lourel.
Encourage the City Council to fund a comprehensive park, pathway and open
space plan that addresses physical connections as well as policy. For some the
current City Plan discusses standards and concepts, but is not comprehensive in
recommendations on where and how linkages might be developed. The drainage,
creeks, and irrigation ditches present o ortunities for multiple use projects
addressing management of water, wiUlife, and open space resources.
Consider creation of Park Improvement and Park Maintenance districts to develop
a series of community green spaces.
Create Downtown Business or Special Improvement Districts.
Programs
Encourage civic roues to sponsor recycling programs similar to the City of
Billings` Trash for Trees.
Seek assistance from the State Forester for Iree planting and maintenance.
Regulations
Adopt ordinances that require property owners to plant and maintain trees and
landscaping.
Incorporate considerations for non-motorized transportation and green space into
development review processes.
a7
The proposed Heritage Greenwa-
railroad hocks in downtown Laurel fn
to Alder. A feature of the Greem
parkland with multiple-use pathway
of commercial, transportation, tourist
land uses. The mix of proposed land
and events associated with the C
emphasize and interpret laurel's
contemporary and historic Public or
uses should be located closest t(
downtown. This pplan recommends
ownership and/or control of parklc
side of South 1 st Avenue and a 3
corridor parallel to the tracks for the
proposed gteenway. In additic
recommends the City retain contrc
the south side of !Main Street that
rights-of-way of all streets to the nc
land, as extensions of street right
allow the City to provide access
proposed redevelopment sites and
to the railroad. The City Council
these areas as green spaces, de
parking, display art or artifacts, any
w1erprefive displays.
If concerns related to safety and veh
can be addressed, the pathway
aver South 1 st Avenue near its inti
Main. If the bridge is reconstructec
pcithway should Ee incorporated. T
of South i st Avenue and Main could
to include an attractive refuge islaru
of First Avenue near Main Street. Th
both bicyclists and pedestrians with a:
PARKS, TRAILS & GREENSPACE
TRANSPORTATION PROJECTS
D
r: _
F.u
Crr01-e- proywound, re.51rOOMS'
13
The LRL has planned and is pro? "?-%
development of an urban pa
posible site is the former movi = 1
on First Avenue. Working close
the LRI, Fischer & Associates s t
for the proposed laurel Town _ quo
includes a small amphitheciter
recessed lawn area, and peizef
paving for small fairs and mailttets.,
squore could be the site of: fh
community Christmas Tree_ The!,spac
will be equipped with power; 'figif
and seating to accommodate. smc
performances. The committee is actiw
Fund roising for these ppro ects --The
goal is to raise $202,0600£0;=
date the committee has receiv
donations from local busineses--th
Stillwater Mine, Yellowstone Coun€+
and Grant monies from theDepr
Washington Foundation and 10-
Community Foundations. Conshvctio
is ex,eecled to begin the spring--<
2002.
?k
It d
The Yellowstone River Grey
a project of the Yellowstc
Parks Association, a Billing
non-governmental advocac
The group's mission is to
greenway with trails acct
interpretive information from i
to Fort Union. For more infc
on the project visit the YRPA
at _'V ' : 0'.or CO
Stewart of 406-250-4546
49
The Chamber of Commerce and
Laurel Visitor Center are housed i
attractive log cabin in a parklike se '
near the intersection of First and Ma _
Recently the Chamber has ad
outdoor exhibits interpreting the
of Lewis and Clark. This Heritages'
Greenway flan recommends this feQ-
remain and be improved with additio6irtl4 '
exhibits, access from the proposed path
and provision of convenient parkingo .
accommodate cars and oversize :?
vehicles. Special events could be.,,,':.._ ,
programmed in this park. The avoilal?ifify
Df power from the abandoned
campground receptacles is an asset.
not to be overlooked when pion h- y«
community events. The Green wayy
recommends the park be expa nc?ed;fo
the west with improved pedestrian'
connections, consisting of intersection
modifications; and the addition of a
ggrade-separated pedestrian crossin
South ) si Avenue. Introduction of pu
restrooms, a `'Discovery Flaygraund-=- -
public artwork and picnic shelters:
would further enhance the visitor's =
experience. The public park land q *F ;'
buileZ s west of the intersection o _ TM
South First Avenge end Main Sires n
should
be retained for recreational
that are public or uasi-puka1ic
Suggestions have include? an odvenlu ,
ployground, carousel, arcade, dndcommunity theatre.
16
OVERVI
The BNSF Railroad owns and controls significant land resources in downtown laurel.
This roil corridor contoins significant urban land resources for redevelopment and
expansion. Views of the railroad lands and views from the State Highways largely
form a visitor's first impression of Laurel. Thoughtful planning and development of
these corridors is needed to portray an inviting and pasifive sense of place.
ISSUES
The railroad lands are currently owned and controlled by BNSF Current uses include
retail and industrial-commercial development, parking and park and ride facilities,
storage yards, deteriorating and abandoned buildings, and the Chamber Park and
Visitor Center. The existing uses are allowed under lease agreements issued by the
railroad. Marty of the existing buildings, parking lots, and storage yards are poorly
maintained and visually unappealing. Too often after a leose expires, the facilities
are abandoned and left to deteriorate These buildings detract from the overall
appearance and character of downtown Laurel. Unfortunately the roil corridor is one
o the first impressions visitors have of the community. The rail arid road corridors are
separated from the rest of downtown visuallyy and physically. The roilroad tracks and
on excessively ;pride state highway physically separate the roil corridor from the rest
OPPORTUNITIES
Most of the existing leases are close to expiring, and the City of Laurel may have the
opportunity to work with the BNSF railroad to acquire control of these lands. Under
qty control, a long-range master plan could be implemented. Community planners
recommend the raircorridor be developed as a "Heritage Greenway". This corridor
presents an opportunity to showcase the character of the community and encourage
redevelopment in downtown laurel. Removal of unsightly buildings anti coordinated
development of mixed uses along an attractively landscaped linear park would attract
visitors to and encourage business adivily downtown. A linear park with a multiple
use pathway will link a mix of cultural, tourism, commercial; and recreational land
uses. The corridor provides an opportunity to inlerpret the community from both a
historic and conlernporary perspective.
17
Vjw, of Rarkwd land from Muir, Sfre&
(cont.)
IMPLEMENTATION STRATEGIES
Po" c3[
• The most critical action associated with implementation of the Greenway concept
will be an agreement between the City of Laurel and the railroad that results
in the city influencing future land use in the area.
Reese of ons
• This plan documents and provides ideas and vision. Guidelines and regulations
will help the community realize the vision.
Develop and adopt a set of building and zoning regulations for this land focused
on achieving the vision. Regulations might be similar to those outlined in the
Smart Growth document currently being developed by the City-County Planning
Board.
A Phhyosical Planni?g-Deign
_t-rough inventory of land assets and current agreements must be undertaken.
• Develop and adopt design standards for sidewalks, landscaping, signage and
lighting.
Programs
• Community members involved in economic development should seek out potentiaf
partners in the public, private, and non-profit sectors.
• Explore corporate sponsorship of art, signage and interpretive displays.
• Pursue Community Development Bock Grant Funds for redevelopment of this
corridor.
• In cooperation with local and federal economic development authorities, begin
to develop prograrns that offer incentives for businesses to remain or locate in
downtown laurel.
40
PROJECTS
+ Transportation - Heritage Park/Bus Station/Pork&Ride/Train
Depot/Oversize parking/Visitor Parking/Museum Parking
• Tourism & Cultural - Cultural Center & RR Museum/ Visitor Center-
Chamber Park/ Unique Features: Art-Architecture-interpretive
Yu _4 Commercial - Mixed Use Buildings/Proposed Development Sites
?- "-: j • Streetscape - Street & Walk Improvements/South ist Avenue & Main Street
Intersection
,Q
4THAVENUE TO 2ND AVENUE
jkg
-
4R_- F .a' -W,_
all Downtown , .
ijetGaleway _ c
Cf#
? ,. +`i met '
-low
?_ --_ -
lnterseGtign -Streatscape Design
V 181.t4r
Hike P
L
W .Oversized Pa l1 -
?..........._ 1atecpiretive
1
20
_-l
2HDWdNUE TO MONTANA AVENUE
• North
Downtown
--Gateway
--1• Town; , -- - -- - -
Square,
z..
a' New,
Bulldin
s nfill g a
- _- -Revised l• - - Antersectidn - - .__-----.--
ancemhts ?ersize
rlta gek c
ark
= Pa
I., Raltroad,
South Downtown
i Gateway ?.
v
- r_.-
ViS ltof
Center
}
a
21
+a
Montana Ave,,
J x?-
r?
i l?•.J
Colorado Ave.
?lCititslss L._ :3.
loll
Pennsylvania Ave.
ik ny ,
.a
C
m
z
m
-1
0
7m
z
C
a
z
a
C
m
z
m
N
FYI r
,a
Pennsylvania
i PC
a
l GL 2
? - ' Wyoming
set
Washington
4b,.6,4
Z.
Z
a
rn
z
1c
0
a
z
c?
0
z
C
m
z
m
N
W
`WASHINGTON AVENUE TO ALDER AVENUE
Alot. S
O
l
sito-r Par" rt East DownWW
r
Gateway
- - - -s ???rrzseae -_ Park S Ride
ZrMn + Facif
== Park
= - - - Interpretive
24
T.
OVERVIEW
A variety of transportation-oriented proposals are located along the rail corridor from
5? Avenue to Alder. The plan strives to balance between creating a vibrant pedestrian
z.. environment, the demands of businesses, and addressing the need for parking and
=f" - traffic flow-
ISSUES
Many visitors will arrive in Lourel irovelirrg in cars and oversize vehicles. Others may
arrive traveling on foot, bicycle, bus, or train. Woyfinding for all visitors must be ea5V
and convenient. The Chamber Visitor Center is strategically located to welcome and
orient visitors traveling by all modes. Nearby parking, at least on a short-term basis,
is essential as a majority of visitors currently arrive in vehicles. The community hopes
to retain existing downtown businesses and encourage new commercial uses close
to the core, and convenient and adequate parking for its customers is an important
component of this effort.
OPPORTUNITIES
A vane of travel modes and parking options are proposed and illustrated in the
master pan. Ideally the proposed development including parking lots will be attractively
landscaped with comfortable outdoor spaces- Pedestrians should be invited to finger.
Parking lots should be designed for mu tl iple use. The larger lots could be developed
to accommodole special events such as farmer's markets, festivals, and crafi fairs.
PROJECTS
Parking for Oversize Vehicles & RV's
• Visitor Parking
• Bus Station
Train Depat
• Park and Ride
a Ljw?i?wwa OwwV 1Dwi?wa?.r 75
Sketch or irHerprenve display of Visitor Cmfer
::y
Parking for oversized vehicles
RU's is proposed in several loco
including: A Sk
On-street adjacent to the Chamber;"'
Park. _
A new parkingg ioi just east oft?e
Chamber BuiUng.
;,fr
A new parking lol ossointed 7 74
proposed Museum.
?nbis.eal«, ?
h*aeearno
N PROJECTS
i ? '? r Yls?mr Ls? {?
?? RV Pa?i?ing L?1
Lawn
=?aar?a 6ri.6 YWtI Uaa ?a J
ea.rraar.?
i?
s£ : -
A Pafk and Ride Facility located r ' 14W
[OT east end of tine Heritage VON!
..
A. new porking lot associated with the.. -
pfoposed Bus Slotron.
3
t =e` z
-W
4 .- :µ
(cont.)
! 46 Landscape Screen
w i terse On-street ps
herlCene ffi
: ?
Decorative
Crosswaild-
? a
_ 0lrersl?di. Screen hE -- - .7"
T Parking (10y Visitor Parldeg.t5?f l.xhl6i '-
Ex*hits
-Note: In Wtnrq may convort
to development site
..-- ., ."
eslons
t> Landscaped On Stiiet Parklag Detorave Street Trees
Island
A - - - Crosswalks-
Main af1Mt al .r .
,k Street Trees a - Landscape MoMalt
E ih16
4- 24 , - . - - vutdoo .
Parking Lot SYitirlS V }
LV
1
1 Mai-Use Path - uevacea isaurnaa
..._ .................................Crasnie?lsr?ieiw
d'b'y
Visitors to downtown laurel
several parking options in
On street parkingg on the north sidef
Main Slreel from 51h to e
Small oar king lots ossociated with new,--F
infill development should be located t;.
behind buildings and accessed oa-
aligned with streets on the north-sides
Main Street.
Addillonol public city parking ma _`be
located on these street rightay' `-`
extensions- =.
Parking associated with irlflll` ar?d
commercial projects.
`_ -
\:flntd"r Patin
28
SPORTATION PROJECT
TRANSPORTATION PROJECT
A new bus station is propose '
near the exisfirig elevators ne'
black between of 3rd Avenue a?1
Avenue. The bus station wl.?b kf
accessed off Main Street by vehicl°.s ;,-
and from the multi-use pathwcijly
bicyclists and pedestrians. An efeVa6dr
bridge over the railroad tracks
the proposed (rain depot on the soutli`
side of the tracks with the new 66s.-
station on the north side of the tracks.--
The plan recommends comfortable.
outdoor spaces including a do gttid=>::
wailing area to be develo b& A?? -
?estaucont with an outdoor eati4 ar6ar3-RY
will be located nearby
ftaln fitrMt Crosswalks-+:
Strotat Trlta +* • _
r
18--
as
r? J
'E.
_ flerok'on of Bus Sf06Qn1MJX8d 7150 Building
?9
A new train depot is roposec
south side of the irass. This 1!
will allow trains to stop, use a s
and not block traffic. An elevatei
over the railroad tracks is prod
link the proposed train depot
south side of the tracks with +t_
bus station on the no&. In cok
these Iwo facilities cre
transportation hub- Developi
attractive outdoor spaces, incl,
drop-oft, waiting area, a
traditional train depot plat
recommended. Bicyclist
pedestrions will be connecter
Depot by a proposed pathwa
the Railroad Street.
?:arlong ` i
'.
5 u. •.x
,j.i.
y.
ROJECT
YY? Y
RR tracks" ---- v---- ------ -
.Asisenger Pfatforiu'- -
Street Trees
E#gva?e?,Crosiwitlc
vo
30
PROJE
'ark and Ride facilities for th
and miners commuting to the
A!ne are Proposed near the east en.
)f the rai` corridor. This a goocr?
?'r .r w r
and use. At some point in 5 _
his land use could be relocated fut?ier_:
x•-n
apa SCre.e
_On-street Parldag _ _Nei* C& --
,)ui of downtown, if saes tot
Z•
evelopment are in de(ngnd 6andscape
screen
= - Parking (10) Visitor Parting (57)
Decorat[v_e d
Crosswaii<i-
?!-? _ otes to tiltnro roo]I cOnrert , ,? ... .. .• -- .
to developm@nt pits-.-? .,.• '• ".
5
31
The proposed Heritage Greenwa?
railroad tracks in downtown Laurel H.
to Alder. A feature of the Greenv
pculcland with multiple-use pathway:
of commercial, transportation, tounsr
land uses. The mix of proposed land
and events associoted with the G
emphasize and interpret Laurel's
contemporary and historic Publican
uses should be located closest is
downtown. This plan recommends
ownership and/or control of parklc
side of South 1 st Avenue and a 3
corridor parallel to the tracks for thf
proposed greenway. In additie
recommends the City retain conirc
the south side of Main Street that
rights-of-way of all streets to the nc
land, as extensions of street right
allow the City to provide access
proposed redevelopment sites and
to the railroad. The City Council
these areas as green spaces, de
parking, display art or artifacts, an
interpretive displays.
If concerns related to safety and vel
can be addressed, the pathway
over South I st Avenue near its inf
Main. if the bridge is reconstructec
pathway should be incorporated. ,
of South 1 st Avenue and Main could
to include an attractive refuge islan
of First Avenue near Main Street. A
both bicyclists and pedestrions with c
PARKS, TRAILS & GREENSPACES
TRANSPORTATION PROJECTS
The proposed parkin lot prop
serve the new Cultural enter and
is thoughtfully designed to peri
serve as a community gathering p?
The arl<ing lot perimeter incarp?t~
smalrsealing areas, landscaping'
walls, and entry arbors. The entq 1
will support lights and include T,`
receptacles. For special events bdffl
can be added to the arbors la ,d
attention to festivities. It is veryy imp
that this large parking lol be desigg" nec
be visually appealing and scaledio
pedestrian. Nonce that the "street .w
car the buildings is reproduced along.
edge with landscaping and architect
elements. The wails, figghts andin- it
should become unique ident4nq efemi
.hot contribute to the community s , :se
of place".
Oversize parking spaces are provi
the south 6d 9e. Pedestrian links
this drive link the gathering spaced
trail. A series of railroad cars could r6f6k
the south edge of the space and Al
visitors to the Cultural Center. ._
tT?? T
?t E
-7- .. -Ji .I-L:--d ...? )..n.1,-- ,.._?.:?.?.,.-3 nnre :nAo nrae?.n a+n..uxrrc 1 33
OVERVIEW
o Y,Wi? G?ti'
y?spFff/' -? Luffy-?i
. W4--P tr.WT
€ne ?.P€7r
(Uauakr
gimlit
A r
dj ?I
;
iY 77GIR$ I.lvJG$L=S
ns,c[.,srurw. rrccf*uaa
(rs?ytcwrkt I'es.,.?
PROJECTS
A s catceprw or
A,$
Laurel has the advontage of being located on routes traveled by many tourists.
Furthermore, Laurel has the advantage of being a distinct, independent community
with civic-minded citizens. Rich in railroad, agricultural, and western history, downtown
might be re-developed with on emphasis on culture and tourism.
ISSUES
Except for the railroad land few large parcels of land exist in or near downtown
Laurel. The community and businesses have expressed interest in adding a depot,
museum, new bus station green space, more parking pplaces for events, and sites
for entertainment oriented fond uses. Downtown Laurel Fras o number of interesting
laces and events- Unfortunately, visitors sometimes find it difficult to uncover the
Focal treasures. Lack of a large downtown park and gathering space limits the type
and number of events the community hosts.
OPPORTUNITIES
Downtowns Laurel has the opportunity to establish itself as a cultural and tourist
center as well as a community center. It is located near the Interstate and on routes
to Yellowstone National Park, Red Lodge, and Cody, all important tourist destinations.
The master plats illustrates how a variety of indoor and outdoor gathering spaces and
cultural and tourist attractions might be accommodated on Main Street..
Cultural Center & RR Museum
Visitor Center/Chamber Park
Unique Features:
- Art
- Architecture
34
ti
Zy}tu6yi ?iw
?xfC4'ss 1-K?tL?i
W-Pw rwa a !mac n »? ci s
AHC . f?nrw+?i
?t.1'?i4hf
oro?+ov .
AIr ?IeynT; _
wr P --u? "P7
Mn(FgC? A L
tr-& V t--wv-&V'5
nstiuwLTuF*+? +1ec:rlw?
i!FU+izWitLr t?syr:
PdW's conception or
Laurel has the advantage of being located on routes traveled by many tourists.
Furthermore, Laurel has t le advantage of being a distinct, independent community
with civic-minded citizens. Rich in railroad, agricultural, and western history, downtown
might be re-developed with an emphasis or, culture and tourism.
ISSUES
Except for the railroad land, few large parcels of land exist in or near downtown
Laurel. The community and businesses have expressed interest in adding a depot,
museum, new bus station green space, more parking places for events, and sites
for entertainment oriented land uses. Downtown Laurel has a number of interesting
laces and events. Unforlunatel > visitors sometimes find it difficult to uncover the
ocal treasures. Lock of a large downtown park and gathering space limits the type
and number of events the community frosts.
OPPORTUNITIES
Downtown Laurel has the opportunity to establish itself as a cultural and tourist
center as well as a community center. It is located near the Interstate and on routes
to Yellowstone Notional Park, Red Lodge, and Cody, a!1 important tourist destinations.
The master plan illustrates how a variety of indoor and outdoor gathering spaces and
cultural and tourist attractions might be accommodoled on Main Street.
PROJECTS
Cultural Center & RR Museum
Visitor Center/Chamber Park
Unique Features:
- Art
Architecture
The Chamber of Commerce and
Laurel Visitor Center are (roused it
attractive log cabin in a purkAike se
near The intersection of First and M
Recently the Chamber has ad,
outdoor exhibits interpreting the voy
of Lewis and Clark. This Herit?
Greenway flan recommends this fet
remain and be improved with additi,
exhibits, acoess from the proposed F
and provision of convenient park n
accommodate cars and over.,
vehicles. Special events could
programmed in this park. The availal
of power from the obando;
cc mpground receptacles is an a
not to be overlooked when plonr
community events. The Greenway
recommends the park be expande
the west with improved pedest
connections, consisting of mtersec
modifications, and the oddition ,
rode-separated pedestrian crossin
uth 1 si Avenue. Introduction of pi
restrooms, a "discovery Playgrow
public artwork; and picnic she
would further enhance the visitor's ov
experience. The public park land
buildin s west of the intersectioi
South Piinst Avenue and Main St
should be retained for recreational
that ore public or quasi-puk
Sugcge5tions have included an aver
playground. carousel, arcade,
community theoire.
GREENSPACES PROJECT
1-be master plan recomrnencls
and between Colorado and Pei "
Nven ues will be reserved fv =. -
^ulfural Center that will house X
,h
`he Rovndhouse Rail Museum vyo11
3n railroad histo(y, interpreting e?. ri_ 9
)f the railroad in the settlementvl?lu
]nd expansion of agricultiire=i -
? ellowstone Volley. Short term,: tl?e.xldni?; .-
.fluid remain as green Spgce,`-
fbe first phase of the project_'c(Oulc --be---
leveloped on land currently used-Qs.a -
aark and ride for Stillwater mine. , is
-ould be relocated io the emEbr.west --_
snds of the greenway. The exisfl g iRZ .
Dorms will probably remain forrdr _
)f tirne- Eventually the dormvco
emoved to accommodate axpanslon r.,
he Cultural Center and development;}of?=tinoughtfull? designed parkin
serve the laci ity and stage speela =e
TOURISM & CULTURAL PROJECT
aervie? ? soc 4
Dining & Exhibits MUM use Pathway Exhibits 77,
--- .. ............................_.._.... ?....?......,........,..:- _ - - ?- -
J
A
w
Art
Every community has arti
g reenway, parks, pathways, wt
streets are opportunities to showy
work of visual and performinc
Special events can focus onJ
Laurel should consider sidewal
gallery walks, and civic art comf
ft there are not enough galleriesk,
using the streets and walks for
Promote an event requesting btu
to sponsor an artist who will -i
and plant a freestanding planter c
Require the submissions to be
or ogriculrure themes. The first
and judging might occur in cwith a downtown dinner or pd-
event. The furniture could be
os a fundraiser or purch'
businesses, the City, or the Revid
League for permanent instc
Arch itecture
Several of the buildings log
railroad land have very distinct
The grain elevators, silos, an.
convey to visitors the can
agricultural and railroad herit
leaders should encoura e the r
and adaptive reuse a souq
structures. The architecture of
infill development should be
to reference the forms of ag
railroad, and historic st
TOURISM & CULTURAL PROJECTS
Cour?sy of A?ennls D Kerry ? ML A - Fine Ar) Apprruseis
)12 ] 'rr9. 8ilfir+9s. Monbw 59 i o r
interpretation y
The Heritage Greenway C
ppresents many interpretive oppaj
5ignage, directories, maps,- ,a
guided tours could link the Gri
to other downtown pofinis of in
Firemen's Memorial is propose
the intersection of West 1 si Strr
2nd Avenue. An urban park I
to as the "Laurel Town Squ
proposed on First Avenue Noi
Yellowstone Bank is one exar
downtown businesses commib
historic preservation. Many corn]
develop "Pa er Archilecture' -?
tours. This allows the commurtiiy
the stt of people and place
vvhen historic building facadi
been lost or covered up. The pad
guide narrative may be supp,
with old photos. The ggut
opportunity to begin educ t
community about architectu
that may be covered up M.
importance of historic preset
TOURISM
Ad and lftpehve progroms cm w&tln Ksaws
CULTURAL PROJECTS
38
?..fJ
.yam
OVERVIEW
The Herilage Green Way master plan identifies opportunities for new commercial
enterprises. A variety of opportunities could be developed including adaptive reuse
of exlsling building, infill development on vacant lots, new mixed-use buildings and
small development sites.
ISSUES
This approach strikes a proper balance be-
iween the t x iv ing a rchitectore and good can-
temporarydesign. The modern designer is
allowed the freedom or individual talent-
wiihin limits.
Missing buildings and vacant storefronts detract from the overall vilals y of downtown.
Current site development and building codes may serve as impediments to developing
downtown properties. Land on the south side of Main Street is owned by the railroad
and leased for a variety of uses. If the City were to gain control of the land either
through ownership ar control of leases, a cohesive longterm master plan could be
developed and impiernenled.
OPPORTUNITIES
The master pion recommends a variety of buildings, uses, and development sites.
Infill is proposed on both sides of Main Street. Mixed use buildings, two to three
stories in height, should be encouraged. The master plan recommends building styles
that reflect the agrarian or traditional storefront forms found on Main Street. Public
and quasi-public uses should be located near the core of downtown transitioning
to private and more vehicular-orienled uses at the east and west ends.
PROJECTS
• Proposed Mixed Use Buildings
• Proposed Development Sites
f3kuni le d successfrd infill by A& E Arch ?_
39
The Moster Plan illustrate - e ;
proposed locations for m iXe_ use
buildings. The proposed b6i0irigs .`;
would mimic traditional moinnt?slreed _ z
development having no set bac J6f i
the street property line. The bl M_6's
would be detailed similar to:sfatic R
structures on the north side of the.she4
two to three stories high constructieJ 3 `
brick or traditional building material`s;
25' retail bays, and a sill height 6f-less
than 24 inches. Historic signagge and
awr?ings are recommended-.. The
buildings are sited to create a sense
of arrival into the core of dow,r,>tgwn:
Visitors could pass through a "portal' .
with similar building masses ort,.each
side of the street. The street wall could
be continuous through the core -of
downtown. It will be reinforced?wttfr
site and landscape archi "" "
elements where developmerfr.is- ,` :-
e .77
back or parking lots are introdu6ed. - ..
Uses in these buildings are onticipc?.t?
to be varied. local} owned;rnd '°
operated specialty retail and res igntsW '
should be encouraged to locate=fi
these buildings. The upper stariesfit°
house uses that do not require Wt
'5.;
from the sidewalk, such as aR
non-profits and small busirxe
Residential use is unlikety due td'notse•"
and proximity of the railroad*6611 s.
COMMERCIAL. PROJECT
This approach meik" a proper balance be-
iwern the misnng archstectvre ant; good con-
itwpowv design. The madern designre is
allowed the ftetdom of wdividua[ ta[tnt-
within limns -
40
;nX by
F?rorr pde d succesfuf A d E Axhi
ftc?
A few development sites, that ag
vehicular in orientation, are p[o
at the east end of Main Streef
Tire provided to encourage;
commercial establishments W
drive- through banks or dry dew
remain downtown. The proposi
plans and land uses are consistt
the types of uses that currently 4
the east end of town. The illusfii
are included to portray how sing
half to one-third acre sites:;
develop. The plan recommenc
the City develop standards
regulations governing infill. Pi
adjacenl to Main Street shat
exlend more than one half the'
of the site. Parking should be scn
with landscaping, or a wall la
on the north property line. Deve.6
should felnforce the street wall
shall be shared and curd
minimized. The orckite?g
landscaping and signage shot
consistent with downtown von
and of appropriate scale to
both vehicles and pede5, I
1
COMMERCIAL PROJECT
Scrisea Viirk tats o
AMC rk
Aetain Uniform Setback ;=Shared Ac&zs _
++ + ¦ to Reinftrce Streatwaill! R Restrktad2o _
O t s rkl + Interseca -s
main sti -?
r- Parking-
F --j?12) - f F Ili Parkin.--_ 1
4%1,txhibi
?. mum Use PathlPark
- .- --------------- ........ ........._....--.-----:;.-. _...-. ?.._ .-..... _ -...
------ ---- ._.- ......... .. .. --- - ..- . ?...,--. _...---
41
OVERVIEW
In order is establish the downtown as a destination to place people want to go,
linger, shop, and be entertairtedJ;lhg;vrt center needs to become more comfortable
for pedestrians. Streetscapq-- '-p-w e-ns to improve the livability, activity, comfort,
safety, and access ore reCOAS9t 66-6
I ? Kit IF.. U
St- Loa P.
R?
V.
ISSUFS
If a comprehensive street sQa,ps pm:Lie(d,con be deve#ope and implemented, the
?o ornsistenC?l and contV oily WIII'l7e-;greater. If public support or funding does not allow
a la ge proles , e er?ommertd?ie community develop design guidelines and
adopt standards to help insufeacorstnc?yy and cohesiveness within the right-of-way.
Certain elements of a sire efsc?apB.-re difticulr io accomplish without larger projects.
Examples are curb extenstorts; ;lane reconfigurations, and street lighting.
Design of the Streets, siciewas
to define downtown as a d15fFlCt
to the street confi urations, Y I
"pedestrian friendly . Develop tg -
lighting, landscaping, sig
community image and impr+aiie? . , y f
• intersection Enhan
• Pedestrian Amenities,
• Revise Street DesiS6!
`Wl
• Building and VV?1-4?
OPPORTUNITIES
scope and gateways present opportunities
visitation. The plan recommends changes
d street-crossings to make downtown more
smenting design guidelines for street furniture,
itecture will contribute to a more cohesive
rt of pedestrians.
PROJECTS
42
Intersection enhancerr
proposed in several locali
purpose of improving co
safety, and aesthetics.
Near the Intersection of SAIM -7 7
?
Avenue and Main Street the fo11a?tiutg--
improvements are recommended:.
• Add a refuge island for
pedestrians crossing First Avenue
South
• Increase the turning radius-on:the_
west side of South 1 st Avenue--
r r..
1 _L?W?f
s
------------- -- _ _'---------.-
& Main Sheol
?I
t
C
2 ?Z -
43
• improve handicap access ramps
• Delineate the pedestrians crossing-
with decorative paving:
- South 1st Ave. & Main.-Street .
Establishing a system of ma
finishing that can be used th
downtown will help establi
continuity. Guidelines addressingFte,
fencing, siggnoge, banners, 1q-r dscatper
paving, and walls should be=
The appplication of the stands` -
de endin on the land uses, sites` a d
protects. However, the repetilion::osfar?erd
elements and materials provides continuity.
For example, paving materials _.at.the
intersections and crosswalks:,could:.=be
designed to match or complepm?
used in the Town Square. - -
The illustrations to the right show.-a "Kit of
Parts" that was developed - far ..another-
community. A similar yet distinctive?at°
should be developers for Laurel:-.:' On
should consider the following:
• Directional and orientation signage
• Furniture including benches,r H.:,= =: _ea_
receptacles, bike racks, any is'-
• Street, sidewalk, and landsc 3e -
lighting
• Sidewalk improvements in[dn
ramps curb extensions, cros-WR ,
as well as paving colors a
• Landscaping s s
• Business sign and awning gu _ tt<teb, ','
focused on preservation off
buildings and regionally oppro mate.
design of new building> .
• Temporary structures used
'ot ispecialN
events.
STR E ETSCAPE PROJECT
K1t of Parts
- stroettacap
` w.
Vay
%a-- =
44
Sketches have been develo
illustrate how the right-ofway i
crrenr, r t .
used and how it might be reo
in the future. The diagrams 0S5IU 0X . _
95-foot right-of-way on Main. The;p?an.
proposes that the street cross.,sectjon
will vary along the length of IIIMai_n-.yyeet
have elements of conhnuity..:ln_the
most pedesirian-oriented sections-of,
downtown, a landscaped island; and.
pedestrian refuge is proposed *''Jb
design includes four travel lanes, a
landscaped median, and urban
sidewalk treatment on both sides,.and
curb extensions with a parkirf8.laine .
along the north side. Entering doVnmiam
from the east or the west, a three=fctle
road section will improve pedestrian,
crossing which better accomrn6ates
on-street parking and vehicle„access
to more ovlo oriented businese5 BAs.
the downtown becomesfiorer
edeslrion oriented the mediari5-,nigh-,
e continued east and ==tw.egt'.=
STRE ETSCAPE PROJECT
?? e.' ?- tt:_-'?- s? • ?" ?`•...? -tom . } S-+?1
sOwvs.iWs tl ftiM': yfREEI -? ?
,.wJn
45
Several opportunities
redevelopment along Main Sir . `
..,_.,:
the pedestrian core, from Thi - :a
to Wyoming infill developme_ .5-
be designed fo reinforce the "sfifeevdU
by encouraging a nearly continuo
building facade. On the nor'thl?e.oF :.
Main 5Ireel the street wall 44--a-Al.
reinforced if furlher building re[ oi5
discouraged and vacant lofi_C; to be
infilled. The appropriate type _dbd.:style
of buildings ore described in "rnixed-use
buildings .
Parking lots in front of buildings should
also be discouraged. if parking is_lpcatved
adjacent to fie Main Sireet, codes should-. _
require the building edge be re'ln-&oed- _
Dy construction consisting of planting's, --
low wails, and architectural elements.-
The parking lot proposed as part 6Utfie<
new Museum Culturol Centec.As_-KA»;
example of using site and la dsca
.=
architectural elements to rfoTe" .-
street wail.
The plan also illustrates r> x ncl
,'
renovated buildin s of a:<s?l?ized??:
agriculture vernocu ar. The,,,-., tin?.
Ut .c
elevators and grain silos are in(N rCl 9
into the master plan. So ':t
vroposed new butldin s mayy?aafbe?..
designed to replicate these bms:f'or;,::
example, the new restrooms and-
concessions in Heritage Pork can-bke._ <.
on the oooeoronce of silos.
STREETSCAPE PROJECT
This approach strikes a proper balance be-
tween the existing architecture and good con-
temporary design- The modern designer is
allowed the freedom of individual talent-
within limits.
46
S.
East and west of the pedestrian
a few small development s
recommended. Thes
recommended to encourage. busiRessesf
that are somewhat outo epetc
such as dry cleaners or brand '-__ ' .
to locale on Main Street. lpi e5?a
locations, codes shouU require h D&
-?
more than half of the frontage;be
parking and that parking lot edges be
designed with landscape orchit l[Al4- ,
improvements that reinforce tiiet?eefi _ .
wall.
STR E ETSCAPE PROJECT
Scr*oe 04i if -
Y o
AetaffeM satI ack Shared Atgess _
?? to Reintore* SUeetwaif, '?
On at P rki intersecli 's
main
Parkin
i ? ? ? 8- Puking f f
44O.Exhlbi
Multi Use P&WPark
----. - . -------------- .......... ...................r .r_. ....._.?--- .....
..._._.............................-........ ?--- _.. .....------...........
47
OVERVIEW
South First Avenue is a state highway and is the primary entry corridor into the City of Laurel. Traveling
north along this corridor forms a visitor's first impression of the community. Residents feel it is important
to have visitors perceive Laurel as a friendly, progressive, attractive, small town with a railrood and
agricultural heritage. Commercial development currently appears unplanned and uncoordinated.
Businesses have developed over time with varying approaches to site development, landscape, and
signage.
ISSUES
Most visitors arrive in Laurel from the south, either traveling north on Highway 212 or exiting the interstate
at South First Avenue. Traveling north on 212 visitors cross the magnificent Yellowstone River and then
pass by the Cenex Refinery. Exiting 1-90 visitors are greeted by visual chaos associated with highway
commercial development excessive signoge, minimal landscaping, and an uncoordinated streetscape.
Street widths; curbs, and sidewalks are inconsistent and constructed to varying standards. There are
many approaches and long lengths with no defined approaches.
The State indicates that the Montana Department of Transportation (MDT) intends to acquire a 70' wide
righl-of-way, however the current right-of-way appears to vary from 50' to 9()'-
OPPORTUNITIES-A, NQ->
RECOMMENDAT1:0,,NS
There is an opportu
the appearance c
and develop more c
the corridor. In
gateway with
landscaping with
si nage should b
Re5er to the gate"
this report for a r
discussion.
dR
OPPORTUNITIES AND RECOMMENDATIONS (Cont.)
The appearance and continuity of the corridor will be enhanced if consistent standards of treatment within
and adjacent to the right-of-v coy area are adopted. A series of cross sections illustrating the existino
conditions and recommendations for the corridor were develo A number of alternatives were looked
rt at including options for an independent pathway, landscaped medians, and frontage roods. These
alternatives will be difficult to implement due to the number of existing approaches, space limitations,
and MDT safety standards. For safety reasons, MDT discourages to w tra is for independent pathways
crossing mony approaches. The length of clear vision zone required between approaches and tree
plantings in medians would limil the amount of landscaping that could be done in medians. In addition
opposition from property owners is anticipated if access to businesses are limited by o median. The
continuity of landscappingg each side of the corridor will be more effective in unifying the corridor
appearance than low landscaping in a center median. There is not enough space to accommodate both
feafures.
The illustrated cross-section depicts the optimum recommendation fora 70' " hror-way. If illustrates two
travel lanes, a turn lone, 5' pboulevard walks, and a double row of stf et tree tinting. We are
recommending a 5' private landscape easement be required of property owners. his easement will
be used for street tree planting the length of the corridor. Additionally, a vegetative screen should be
required where o parking lot is adjacent to the walkway.
The concept shown on the cross section is illustrated on the pion view. The plan was used to estimate
quoniilies and costs associates with implementing the plan- the costs were estimated for improvements
- within the fight-of-way and for im rovemenis along private properties. Construction costs are estimated
_ at $400,000 R.O.W.; $225,00 private property. The estimates do not include highwoy reconstruction,
storm drainage, or utility improvements.
In a few locations, consolidation of accesses is shown as a recommendation. These would need to be
negotiated with individual property owners. Controlling the number of accesses will increase the capacity
of the highway, hopefully avoiding the need for further widening in the future.
W "PtIv Da
j
Prti•sow*4
emfD GAP
I'?O Q?! i Tp fL?apt-kY?Q J(t{?r
fie- ra r_C"
I
I --,V r?Ei'? ?st{s-L{ F ?iT r' bfV4F
AO
C
0
060
Y.
F
Y.
0
Z
0
H
V
W
0
Z
11„H• ,HI.1 ,.,•
1411 .,+a.• ,,.
4.0
?? • ?N1tiHrt? ??x1x 'xlM1 ,.x•1
x.1.1..4• • ,rTH
,r1 4*14410 H yll lrl •1 ?ti ? W
,•xrr• y.15•+xrxyN .O
0)
19 J
x ;
I ! ' 4„
9 1
c
0
H
bf
W
a
z
0
V
W
Yi
I
I ?
tea-
x
hillf I I
I -
1
rf? ? 1
1. ,
//r \
rf
r
(cont.)
IMPLEMENTATION STRATEGIES
The corridor enhancements can be developed as a special project or through design guidelines and
re ulations. A corridor enhancement project will provide more cohesive and immediate results.
Adopting policies and regulations addressing the character and form of site development, sidewalks,
and landscaping over a period of time will yield more cohesive entry corridors. Most commonly,
municipalities enforce site development and landscape ordinances as part of the building permit
approval process. Because a ma ority of the property along this corridor has been developed, policies
will only be able to be enforced l as part of renovation or remodeling permits. This could t0k6 many
years to yield cohesive results.
Regardless of the implementation process, the City should adopt the following regulations:
• Si Or inanc_e
Additional restrictions on the number and amounts of signs should be adopted and enforced. This wil
require a comprehensive study involving the public and reviewing current conditions and regulations.
Laurel should also explore adopting the Yellowstone County sign ordinance as a starting point. This
ordinance is not as restrictive.
• landscape Ordinance
Landscape ordinances should require property owners to plant and maintain a lawn boulevard and
street tree plantings either side of the sidewalk. This requirement would only be waived in the event
the building is located close to the property line, as tailed for in the smart growth ordinance. A weed
control ordinance should be enforced.
• Rioh? i of W rdin nee
Site development ordinances should require right-of-way donations amounting to 35' either side of the
higghway centerline. In addition, access points should be limited to one per property. The addition is
subiecl to approval of MDT and/or the City Engineer,
• Access Control Plan
Seek assistance and funding from MDT to develop and implement an access control plan.
• Site Development Ordinance
The City should require property owners to construct 5' wide boulevard sidewalks and curb and gutters
along the highway. Permanent curbs or pin downs should be required along landscaped edges.
Funding Strateggies
• Work with MDT to incorporate South First Avenue into the STIP, State Transportation Improvement
Plan.
* Form Special Improvement District for streetscape enhancements if property owners support the plan.
• Explore the feasibility of CTEP funding _
• Use a combination of the above programs. PROJECTS
• South Downtown Gateway 52
i
PRELIMINARY COST ESTIMATE
Laurel Gateway - Project #01037
First Avenue South from 1-90 Freeway Exit to Railroad Street
Date: October 10, 2001
Prepared by Fischer & Associates, P.C.
QI-Y UNIT ITEM DESCRIPTION
UNIT COST
COST
Improvements within the 70-foot width MDT highway right-of-way
1 EA Existing concrete driveway approach Abandon & Remove $1,000.00 $1,000.00
3,240 SF Existing asphalt paving and driveway approach Remove & Dispose $3.50 $11,340.00
210 LF Existing concrete curb & gutter Remove & Dispose $8,00 $1,680.00
1 LS Existing underground utilities Remove/ Relocate/ Allowance $0.00 $0.00
I LS Exisiting above-ground utilities Remove/ Relocate/ Allowance $0.00 $0.00
1 LS Mobilization/ Traffic control Allowance $60,000.00 $60,000.00
14,575 SF New concrete sidewalk 5-foot width standard installation boulevard $5.50 $84,162.50
15 EA New concrete driveway approach Standard Installation 32' width limited grading mod. $2,800.00 $42,000.00
1 LS Storm drainage improvements Allowance $0.00 $0.00
1 LS Pedestrian crosswalk at median $2,000.00 $2,000.00
3,033 LF New concrete curb & gutter Standard Installation/ Limited grading $22.00 $66,726.00
1 LS Excavation & Grading Standard Installation $10,000.00 $10,000.00
35 EA Deciduous boulevard trees including planting pits $550.00 $19,250.00
12,200 SF Lawn sod Within 5-foot width boulevard $0.70 $8,540.00
3,130 SF Trees/ Shrubs with topsoil, weed fabric, mulch Median island on First Avenue South $4.00 $12,524.00
1 LS Irrigation water source $10,000.00 $10,000.00
11/6/2001 53
12,200 SF Irrigation 5-foot width boulevard with lawn & trees $1.50 $18,300.00
3,130 SF Irrigation Drip for median island on First Avenue South $1.50 $4,695.00
1 LS Entry sign Location/ Allowance $15,400.00 $ 15,000.00
1 LS Asphalt overlay & Traffic control Stripe/ Allowance $0.00 $0.00
1 LS Traffic control signs Allowance/ Remove & Replace/ Modify $0.00 $0.00
SUBTOTAL ALL WORK $363,213.50
1 CONTINGENCY @ 10% $36,321.35
TOTAL $399,534.85
QTY UNIT. ITEM DESCIUPTION
Improvements within the private areas adjacent to MDT highway right-of-way UNIT COST COST
I LS Existing underground utilities Remove/ Relocate/ Allowance $0.00 $0.00
1 LS Existing above-ground utilities Remove/ Relocate/ Allowance $0.00 $000
10,500 SF Exist. site improvements: Landscape & Hardscape Remove & Dispose $2.50 $26,250.00
1 LS Mobilization & Traffic Control Remove & Dispose $20,000.00 $20,000.00
44 EA Deciduous shade trees $550.00 $24,200.00
8,600 SF Shrub hedge/ Weed fabric/ Mulch/ Metal edging To screen views toward parking lots $3.2S $27,950.00
11,300 SF Lawn/ Berms within 5-foot width of walk and any disturbed areas $0.65 $7,345.00
20,500 SF Mixed Trees/ Shrubs/ Perennials/ Lawn/ Berms Intersection: I-90 exit ramp and First Avenue S. $2.50 $51,250.00
1 LS Excavation & Grading Intersection: 1-90 exit ramp/ 1 st Av. S./ Allowance $10,000.00 $10,000.00
11,300 SF Irrigation New lawn areas $1.50 $ I6,950AQ
8,600 SF Irrigation Hedge shrub beds $1.50 $12,900.00
20500 SF Irrigation Intersection at I-90 ramp and First Avenue South $1.00 $20,500.00
1 LS Renovate existing entry landscape Allowance $5,000.00 $5,000.00
SUBTOTAL WORK- PRIVATE $222,345.00
1 CONTINGENCY @ 10% $22,234.50
TOTAL $244,579.50
TOTAL PROJECT CONSTRUCTION
ENGINEERING 15%
TOTAL WITH ENGINEERING FEES
$644,114.35
$96,617.15
$740,731.50
11/6/2001 55