GROWTH MANAGEMENT
PLAN
2009
HARDIN BIG-HORN CITY-COUNTY PLANNING BOARD
Tom Zelka,
Chair
Carla
Colstad
Debbey
Warren
Verna
Santistevan
Jim
Eshleman
Michael
Martinsen
Linda
Greenwalt
Bill
Hodges
Gloria Menke,
Administrative Assistant
Cal Cumin, AICP,
Planner
HARDIN TOWN COUNCIL
Mayor Ronald E.
Adams
Carla
Colstad
William
Hert
Kenton
Kepp
Harry
Kautzman
William
Stobaugh
Harry Steinmetz,
Jr.
BIG HORN
John Doyle,
Chair
John Pretty On
Top
GROWTH MANAGEMENT
PLAN
TABLE OF CONTENTS
Title Page
1
2
3. POPULATION 12
4. ECONOMY 16
HOUSING 29
5. LAND USE 34
6. TRAFFIC CIRCULATION 56
7. UTILITY INFRASTRUCTURE AND PUBLIC FACILITIES 65 RECOMMENDATIONS
8. PARK AND RECREATION 78
9. IMPLEMENTATION AND RECOMMENDATIONS 83
10. EVALUATION AND REVISION PROVISIONS 95
11
1
STATISTICS
Latitude:
45
Longitude:
-107
Elevation: 2902
feet
Persons per household: 3
Population: 3406
Households: 1411
Income
per household: 73% of national average
Average house value: 63% of national
average
Urban vs
Married couples
with children: 54
Married:
59
Speak only English:
82
From out of state:
62
Foreign born:
1
Moved in the last 5 years:
50
Work at home:
2
Average travel time to work:
20 minutes
People enrolled in school (to gr 12): 30%
People with a
Bachelor's degree or higher: 11
People in the military + veterans:
20
Unemployment:
9
People below poverty line:
26
Number of vacant housing
units: 9
Urban
vs
Homes owned by occupant: 63
Rooms per home: 5
Detached homes: 67
Median year structures were built:
1968
Median rent: 101% of national average
Rent as % of income:
25
Median home owner cost: 80%
of national average
Home owner cost of income: 20
---Source: US Govt
In May 2008 the City of
At the end of the survey, the results were summarized with the question, “Please indicate what you feel should be the top five priorities for the County or City to improve on in the Hardin area?” The results are as follows in order of priority:
1
2
3
4
5
6
7
8
9
10
The 2003 Growth Management Plan for the City also included a
survey of the civic interests of the populace
2. PLANNING AREA
BACKGROUND AND SETTING
Before the coming of the white man, the area of what is now
Hardin and its environs was the home of the Absaroka or Crow
Indians
The town of
Although several Indian names were considered for the new
community, the present name comes from Samuel H
The first lot was sold to M
In 1910, 63 residents circulated a petition to incorporate
Hardin
As the service area for the surrounding farm and ranch land,
Hardin grew and prospered, the population increasing to over 2,500
people
In May of 1969 the City of Hardin, by Resolution 869 of the
City council, expressed its wishes to conduct a city planning program under
enabling legislation granted by the State of
The jurisdictional area of the Hardin-Big Horn City-County
Planning Board was delineated and a map thereof filed with the
The Hardin-Big Horn City-County Planning Board was formed and, as was outlined in the Revised Codes of Montana (76-1-201—76-1-224) contained nine members appointed as follows:
-two official members appointed by the city council;
-two citizen members appointed by the mayor;
-two official members appointed by the county commissioners;
-two citizen members appointed by the county commissioners; and
-a ninth member selected by the
above eight
The first official meeting of the Board was held in the
2.A. PHYSICAL
SETTING
The City of
Hardin is located at the confluence of the Bighorn and Little
Bighorn Rivers in southcentral
Immediately east and south of Hardin are the borders of the
Crow Indian Reservation
Big
The climate of the Hardin area is continental and
semi-arid
The natural vegetation of the Hardin area is typical of that
found in the upper
2.B. EARLY
SETTLEMENT
For many centuries before the arrival of
explorers and settlers of European background, the area around
Hardin was visited and intermittently settled by various Indian
tribes
Apart from early hunters and trappers, most of the
non-Indian people who traveled to the Big Horn area in the 1850’s and
1860’s were enroute to mining areas in western
The conflicts between the expanding non-Indian culture and
the native Indians resulted in numerous negotiated treaties between the Federal
government and the Plains Indian tribes
In the 1880’s and 1890’s, the area around
Hardin was settled by cattle ranchers and later by sheep
ranchers
The Town of
In 1911, the City of
Most of the emigrants to the region came from
Nordic and Central European backgrounds
The major natural drainageways in the Hardin area consist of
Whitman Coulee, which is located north of Hardin, and Peritsa Creek and Williams
Coulee, which are located west and south of Hardin
There is a channeled floodplain adjacent to the
The natural drainage pattern has been extensively modified by
man-made drainage irrigation canals and drainage ditches, the largest of which
are the
It should be noted that the floodplain and wetland
delineation shown on the Environmental Constraints Map herein are from the
USDA--Soil Conservation Service (SCS) and reflect historic flooding
patterns
As new areas are proposed for development, the USDA-SCS
office should be consulted on flooding potential
Much of the Hardin area lies on level, poorly-drained silty
clay soils underlain by a mantle of heavy clays at depths of 15 to 20
feet
The silty clay soils are formed from alluvial materials
deposited by the stream flows
The soils along the
The groundwater levels in Hardin vary throughout the area,
but in some places ground water is only four feet from the
surface
The quality of the ground water in the vicinity of Hardin is
generally high in total dissolved solids with a considerable concentration of
salts and non-carbonate hardness
Because of the poor water quality, some of the private water
supplies in the Hardin area are not potable and are also unsuitable for some
types of industrial processing
The natural vegetation of the Hardin area is typical of that
found throughout the drier sections of the
The leading cultivated crops in the Hardin area are wheat,
barley, sugar beets, and hay
The
3.
POPULATION
The City of
Table 3-1
Population
1960 1970 1980 1990 2000
2006 %Chg
2000-6
2010*
County 10,007 10,057 11,096 11,337 12,671 13,035 2.9 12,770
Sources: Montana Department of Commerce, Census and Economic Information Center
*Cumin Associates Estimates
In 1990 the median age of
Table
3-2
Age
Distribution
1990
18-24
25-44
45-64
65+
Median
City of
Big Horn Co 1,379
(12
State of
2000
18+Years
21+Years
62+Years
65+Years
Median
City of
Big Horn Co
8,137 (64
Race
1990
White
American Indian/Alaskan Asian Other
Hardin 2,247
(76
Big Horn Co 5,769
(52
2000
Hardin (3,227 counted) 2,107
(65
Big Horn Co 4,486 (35
2006
Hardin
NA
NA
NA NA
Big Horn Co 4,614
(35
Gender
Male 1387 100 1592 100
Female 1553 100 1792 100
Median Age 33.8
*Not Available
Sources:
1
2. Cumin Associates
3
The most significant aspect of recent population trends in
In 1990, the population of
HARDIN GENERAL AREA/CENSUS TRACTS MAP
4
The economy of the Hardin area is based on a combination of
commercial and governmental services, agriculture, and tourism
The largest employers and sources of revenue in the community
are primarily government and nonprofit services
Morrison-Knudsen Company, Inc
Hardin functions as a sub-regional commercial center serving
most of
The retail and service base in Hardin has remained relatively
stable over the past two decades
The greatest potential for growth lies in retail sales and
services and tourism-related businesses
Hardin has three geographic areas or commercial nodes that
interact with the tourism economy—the highway-oriented commercial services near
the
The highway-oriented commercial services include motels,
restaurants, service stations, and entertainment located near the
interstate
The Downtown specialty businesses include galleries,
specialty clothing shops, restaurants, and gift shops
All three components of the tourism industry have
increased in recent years and represent some of the best opportunities
for revenue generation and job creation in the area.
4.C. MANUFACTURING AND
INDUSTRY
The area lacks a strong manufacturing or industrial
base
While many resource economists
predict future production increases in eastern
The closure of the Holly Sugar Refinery in the early 1970’s
resulted in the loss of the largest single source of industrial employment based
in Hardin
Today Hardin and
The Two Rivers Site is removed from residential neighborhoods
and located far enough from the City to avoid significant land use conflicts
between industrial and non-industrial uses
Other sites in the Hardin area are suitable for lighter industries and resource processing and discussed later in this Plan.
The government and nonprofit service sectors are the largest
source of jobs in the area
The potential for attracting new government and non-profit
services to Hardin may be limited by the fact that many of the health care and
social service needs in the region occur on the Reservation and many of the
tribal-related services that were formerly located in Hardin and Billings are
likely to be located in Crow Agency or Lodge Grass
Table 4-1
Farm Income and Expenses
(Thousands of
Dollars)
Big
Item
1990
1995
1999
Total Cash Receipts from
Marketings ($000) $83,456 $73,716 $56,426
Cash Receipts: Livestock and Products $57,810 $43,163 $35,543
Cash Receipts: Crops $25,646 $30,453 $20,883
Other Income: $10,247 $8,699 $16,809
Government Payments $4,382 $3,140 $10,178
Imputed and Misc Income Received* $5,865 $5,559 $6,631
Total Production Expenses $80,596 $78,634 $72,024
Total Net Income Including Corp Farms $14,841 $6,260 $333
Less Net Income of Corp Farms $2,638 $632 <$50
Total Net Farm Proprietors Income $12,203 $5,628 $321
Plus Farm Wages and Perquisites $5,135 $5,131 $4,119
Plus Farm Other Labor Income $298 $449 $307
Total Farm Labor and Proprietors' Income $17,636 $11,208 $4,474
______________
*Consists of imputed income, such
as gross rental value of dwellings and value of home consumption, and other
farm-related income components, such as machine hire and custom work income,
rental income, and income from forest products (1978 to present)
Source: Regional Economic Information System,
Bureau of Economic
Table 4-2
Gross Income, Expenses, and Net Income
From Farming and
Ranching*
(in 000s of 2005
dollars)
1970
2005
Change
Gross Income (Cash + Other) $138,331 $86,401 $51,930
Cash Receipts fr Marketings $123,995 $72,925 -5%
Livestock & Products $92,440 $46,949 -12%
Crops 31,555 $25,976 7%
Other Income $14,335 $13,476 5%
Govt Payments $10,807 $$9,359 3%
Inputed rent & rent rec’d $3,528 $4,117 2%
Production Expenses $100,383 $84,458
Realized Net Income (Inc-Exp’s) $37,948 $1,943
Value of Inventory Change $126 $3,427 4%
Total Net Income (Incl Corp Farms) $37,781 $5,370
*Farming includes ranching but not agricultural services such as soil
preparation or veterinary services
Source: Bureau of Economic Analysis and Headwaters Economics
From 1970
to 2005, 2,468 new jobs were created with the majority of 82 percent of such
jobs in the wage and salary employment category (people who work for someone
else
Transfer
payments contributed $14
Table
4-3
Transfer
Payments
1970
2005
Total (in millions of
dollars)
14
Retirement, disability insurance
Benefit payments
13
Medical payments
1
Income maintenance benefit
payments
(welfare)
1
Unemployment insurance
benefit
Payments
0
Veterans benefit payments
1
Federal education and
training
Assistance payment (not Vets)
0
Other payments to individuals
2
Payments to nonprofit
institutions
0
Business payments to
individuals
0
Age-related
(retirement, disability,
Medicare)
6
Souce:
Table
4-4
Firms by Size and Industry
2005
Total 1-4 5-9 10-19 20-49 50-99
100-249
Forestry, fish, hunting,
ag 3
2
1
0
0
0
0
Mining
5
1
1
0
1
0
2
Utilities
4
2
1
1
0
0
0
Construction
22
17
4
1
0
0
0
Manufacturing
3
1
0
2
0
0
0
Wholesale
trade
6
4
1
1
0
0
0
Retail
trade
40
16
8
11
4
1
0
Trans
& warehousing
14
12
0
1
1
0
0
Information
3
2
1
0
0
0
0
Finance
& insurance
10
6
1
1
2
0
0
Real
estate, rental, leasing 11
7
3
1
0
0
0
Prof,
scientific,tech services
15
10
5
0
0
0
0
Admin,
spt, waste mgt,
remed
Educational services
2
1
1
0
0
0
0
Health
care and social assist 18
8
3
2
2
2
0*
Arts,
entertain, recreation 13
10
1
0
1
1
0
Accommo,
food services
25
8
7
6
0
0
0
Other services (except public
Administration
22
20
2
0
0
0
0
Unclassified
establishments 1
1
0
0
0
0
0
TOTAL
221
132
40
25
17
4
2
*One between 250-499
Sources:
Headwaters
Economics
In
2006, the unemployment rate in
Table 4-5
Employment % of Total Avg Annual Wages
Total Public and
Private
4,444
100
$30,721
Total
Private
2,199
49
$44,038
Goods-Producing
865
19
$56,260
Natural Res & Mining
455
10
$56,325
Ag, For, Fish, &
Hunting 70
2
$22,472
Mining
386
9
$62,449
Construction
391
9
$57,634
Manufacturing (
Service-Providing
1,334
30
$17,973
Trade, Trans, & Util
468
11
$18,415
Information
28
1
$12,006
Financial Activities
100
2
$27,995
Prof & Bus Services
71
2
$24,901
Educ and Health Services 227
5
$21,529
Leisure & Hospitality
387
9
$11,709
Other Services
46
1
$16,631
Unclassified
8
0
$37,389
Total
Public
2,244
50
$28,460
Federal Govt
497
11
$47,197
State Govt
50
1
$32,817
Local Govt
1,697
38
$22,838
Source: Bureau of Labor
Statistics Quarterly Census of Employment and Wages
Of
the major categories, the highest paying sector is Construction, accounting for
17
Table
4-6
Employment
Sector Comparison
2000
Sector
County
% State
%
Public
administration
15
5
Agriculture, forestry, fishing
and hunting
12
1
Educational services
16
9
Health care and social
assistance
15
11
Mining
3
0
Arts, entertainment, and
recreation
3
2
Utilities
1
1
Construction
7
7
Accommodation and food
services
6
6
Real estate and rental and
leasing
1
2
Transportation
and warehousing
2
4
Other services (except public
administration) 3
5
Admin & support &
waste management services 1
3
Wholesale
trade
1
4
Finance
and insurance
2
5
Information
0
3
Retail
trade
9
12
Professional, scientific, and
technical services
2
6
Manufacturing
1
14
Source:
Table 4-7
Big
by Major Source
and Earnings by Industry
(Thousands of Dollars)
Item
1990
1995
1999
Personal Income $122,713 $150,122 $168,296
Nonfarm $105,077 $138,914 $163,549
Farm(1) $17,636 $11,208 $4,747
Population Counted 11,311 12,169 12,573
Per Capita Personal Income (dollars) $10,849 $12,336 $13,386
Wage and Salary Disbursements $74,559 $93,669 $107,396
Other Labor Income $12,702 $17,065 $18,362
Proprietors' Income (Including Farm)(2) $18,808 $14,177 $10,349
Earnings by Industry:
Farm Earnings $17,636 $11,208 $4,747
Non-farm Earnings $88,433 $113,703 $131,360
Private Earnings $57,436 $74,277 $84,609
Ag Services, Forestry, Fishing, Others $1,205 $1,393 $1,618
Mining $28,580 $29,102 $31,933
Construction $3,064 $2,578 $4,042
Manufacturing $924 $1,171 $1,059
Transportation and Public Utilities $3,172 $4,464 $3,461
Wholesale Trade $1,413 $1,753 $2,170
Retail Trade $5,935 $7,763 $8,255
Finance, Insurance, and Real Estate $1,581 $1,828 $4,217
Services (including educ
Government $30,997 $39,426 $46,751
(1) Farm
income consists of proprietors' income; the cash wages, pay-in-kind, and other
labor income of hired farm workers; and the salaries of officers of corporate
farms
(2)
Proprietors income includes the inventory valuation adjustment and
capital consumption adjustment
Source: Regional Economic Information System,
Bureau of Economic
Table
4-8
Source of Personal Earnings by Industry
Classification*
$000
2000
2006
Total Personal Income 202,034 260,315
Per Capita Personal Income (dollars) 15,956 20,449
Farm 6202 12,337 (2005)
Non-Farm 151,807 207,793
Private Earnings 70,887 (2001) 105,907
Mining 30,981 48,524
Construction 2370 (1999) 10,003
Manufacturing 1157 (1999) 883
Wholesale Trade 2461 (2001) 2778
Retail Trade 6352 (2001) 6809
Transportation and Warehousing 5283 2908 (2003)
Information 462 (2001) 591
Finance and Insurance 2507 3462
Real Estate and Rental and Leasing 420 (2001) 801
Professional and Technical Services 2908 (2001) 3525
Administration and Waste Services 321 (2001) 292
Health Care and Social Assistance *** ***
Ambulatory Health Care Service 605 (2001) 825
Social Assistance 642 (2001) 642
Government and Gov’t Enterprises 81,436 101,886
Federal, Civilian 29,626 37,810
Military 983 2271
State 1730 61,805
Local 49,097 59,482
*Based on 2002 North American Industry Classification System (NAICS); all dollars are current dollars and not adjusted for inflation.
**Not available
***Not shown to avoid disclosure of confidential information
Source:
Table 4-9
Full-Time and
Part-Time Employment by Industry
(Number of Jobs)
Item
1990
1995
1999
Total Full and Part-Time Employment 4,850 5,666 6,244
By Type:
Wage and Salary Employment 3,790 4,324 4,762
Proprietors' Employment 1,060 1,342 1,482
Farm Proprietors 496 561 634
Non-Farm Proprietors* 564 781 848
By Industry:
Farm Employment 839 798 804
Non-Farm 4,011 4,868 5,440
Private Employment 2,771 3,673 4,161
Ag Services, Forestry, Fisheries, Other 139 174 180
Mining 599 530 511
Construction 173 204 205
Manufacturing 84 83 72
Transportation and Public Utilities 129 155 119
Wholesale Trade 78 67 84
Retail Trade 520 714 727
Finance, Insurance, and Real Estate 144 140 237
Services 905 1,606 2,026
Government and Govt Services 1,240 1,195 1,279
Federal, Civilian 428 439 434
Military 87 73 71
State and Local 725 683 774
State 43 51 49
Local 682 632 725
*Excludes limited partners
Source: Regional Economic Information System,
Bureau of Economic
Table 4-10
Earnings by Place
of Work
Part and
Full-time
Big
Item (in thousands)
1990
1995
1999
Earnings by Place of Work $106,069 $124,911 $136,107
Wage and Salary Disbursements $74,559 $93,669 $107,396
Other Labor Income $12,702 $17,065 $18,362
Proprietors' Income $18,808 $14,177 $10,349
Nonfarm Proprietors' Income $6,605 $8,549 $10,028
Farm Proprietors' Income $12,203 $5,628 $321
Total Full/Part-Time Employment 4,850 5,666 6,244
Wage and Salary Jobs 3,790 4,324 4,762
Number of Proprietors 1,060 1,342 1,482
Number of Nonfarm Proprietors 564 781 848
Number of Farm Proprietors 496 561 634
Average Earnings Per Job $21,870 $22,046 $21,798
Avg wage and salary disburse $19,673 $21,663 $22,553
Avg Nonfarm Proprietors' Income $11,711 $10,946 $11,825
Per Capita Personal Income $10,849 $12,336 $13,386
*Excludes limited
partnerships
Source:
Regional Economic Information
System, Bureau of Economic
Census; May 2001 (Tables CA30 and CA1-3)
In 1999,
for every household that made over $100,000, there 25
HOUSING
In 1990, the housing stock in the City of Hardin included a
total of 1,303 housing units, of which 920 (71 percent) were single-family
homes, 183 were mobile homes or trailers, and 200 were apartment
units
Table 4-11
Hardin Housing Stock
1990
2000
Households Total
1303 100
1411
100
8
Occupied
1113
85
Owner Occupied
708
54
Renter Occupied
405
31
Vacant
190
14
Seasonal
8
0
Persons/Owner
Occupied Unit
2
Persons/Renter
Occupied Unit
2
Source:
Specified owner-occupied housing units median value in 1990
was $53,096 and $61,400 in 2000
In 2000 43 percent of single-family homeowners had only a
first mortgage
Table 4-12
Single-family New
· 1997: 10 buildings, average cost: $71,500
· 1998: 1 building, cost: $72,000
· 1999: 3 buildings, average cost: $73,000
· 2000: 0 buildings
· 2001: 1 building, cost: $76,000
· 2002: 6 buildings, average cost: $81,500
· 2003: 6 buildings, average cost: $81,500
· 2004: 6 buildings, average cost: $122,300
· 2005: 7 buildings, average cost: $86,100
· 2006: 8 buildings, average cost: $125,900
· 2007: 5 buildings, average cost $116,400
Source: www.city-data.com/County/Big
Horn-MT
Table 4-13
Residence in 1995
Number
Hardin
Same house
1426
46
Different house, same county
1023
33
Different county, same state
260
8
Sources:
Table
4-14
Homeowner’s Income and
Housing Debt--Hardin
Hardin
Median Dwelling Age 32 years 29 years Average Household Income $37,686 $47,318 Median Value of Home Equity $82,113 $90,186 Median Mortgage Debt $31,444 $35,329
Source: www.realestate.com (2008—estimated)
The 2008 Needs Assessment found that 58 percent of the
respondents felt the condition of housing in Hardin to be average while 31
percent felt it was below average
In April 2008, the State of
Table 4-15
500 New Jobs by 2010
Housing Needs
Total dwelling units: 1,750
Single-family (71%): 1,250
Apartments/multi-family (20%): 340
Mobile homes (9%): 160
Source: Cumin Associates
Although only about 40 new housing units were built in Hardin
over the past eight years, this timeframe was basically before the City took a
very active roll in promoting economic development; the most visible part of
this effort is the Two Rivers Port Authority, the tax increment financing
district (TIFD) established mostly north of the interstate, and the annexation
of that area into the community
The Table 4-15 represents the housing needs if 500 new jobs
were introduced into the Hardin economy, and the City worked hard to keep most
of those workers in Hardin—for example 400
A standard City-sized, single-family, lot in Hardin is 7,000
square feet (50 feet wide by 140 feet long) which are usually found 12 per
300-foot square City block—six on one side with a 20-foot alley separating the
lots
Hopefully, through careful planning and subdivision
development standards, such housing will be integrated with multi-family units
in new, clustered, residential neighborhoods
It is through the extension of City utilities and streets
that City Leaders guide the growth of the community, and it is important for the
City to decide where and how it wants to grow prior to having to face new
development proposals
If, for some reason, only 100 new housing units are needed
over whatever timeframe demand occurs, then approximately 70 of these will be
single-family homes and 30 will be apartments or some other sort of related
housing or clustered housing
If the need for hundreds of new housing facilities should
suddenly occur, such as in 2009 or 2010, the City should consider aggressive and
innovative measures to capture the housing demand market as much as
possible
Although current land use is shown on the 2009 Land Use Maps
included in the following Section—and which includes vacant areas of Town, the
City Planning Office should specifically inventory vacant residential lots in
the community as well as analyze potential redevelopment sites
5. LAND
USE
Figure 1 shows the land uses in the area of the City-County
Planning Board’s jurisdiction as last inventoried
Table
5-1
Planning Board
Jurisdictional
Land Use
Acres
Percent
Commercial
17
Residential
4
Industrial
73
Primary/Secondary Hwys
252
Interstate Hwy
138
Railway
110
Subtotal
596
Agriculture or Vacant
12,203
Total
12,800
Source: Hardin Comprehensive Plan, 1972
Table
5-2
City of
Land Use Acres Percent
Street/Alley Right-of-Way 158
Railroad Right-of-Way
33
Residential
160
Vacant
139
Semi-Public
4
Commercial
30
Industrial
7
Public
137
Total
671
LAND USE ANALYSIS OF DEVELOPED AREA—1972
Street/Alley Right-of-Way 158
Railroad Right-of-Way
33
Residential
160
Semi-Public
4
Commercial
30
Industrial
7
Public
137
Total
532
Source: Hardin Comprehensive Plan--1972
2009 Land Use
Source: Cumin Associates with mapping by Global
Positions, LLC,
(1)
Southwest Planning Area:
This residential growth area consists of the area south of
The
major deficiency in the development of this area has been the lack of adequate
through-streets and the fact that some of the streets have not been paved or
brought up to City design standards prior to acceptance
(a)
Construct
(b)
Complete Heimat Road as a north-south minor collector street serving this
neighborhood
(c)
Discourage further unsewered development in this area
(d) The land
area east of County Road 215 is A probable growth area and one that can most
cost-effectively be served with public utilities
(e)
Require subdividers to either install public streets to the municipal
design standard, with required improvements such as water, sewer,
sidewalks/curbs/gutters, and lighting, at the time of final plat approval or
provide a performance bond and a developer’s agreement that will assure
completion of the infrastructure prior to issuance of occupancy permits--except
where extensions or exceptions are granted by the City Council
(f) Allow
multifamily and duplex housing as the market demands in the Southwest Planning
Area, provided that subdividers designate duplex and multifamily housing lots on
the plats at the time lots are created and that such designations are made known
to prospective single-family-home lot purchasers in the
subdivision
(g)
Complete improvements to the
(h)
Preserve the natural floodplain and wetland west of the
(i)
Construct drainage channel improvements and detention basins as
identified in the Storm Drainage, Erosion Control, & Flood Mitigation
Master Plan prepared in 1986
The
Northwest Planning Area is a mixed-use area located north of
The
area is crossed by a major drainage channel that runs in a generally north-south
direction
Northwest Planning Area
Development Guidelines
(a)
Reserve sufficient right-of-way for the extension of
(b)
Reserve sufficient right-of-way for a north-south through-minor collector
street approximately one-quarter mile west of
(c)
Reserve sufficient right-of-way for a second north-south collector street
approximately one-half mile west of
(d) Limit
commercial development to those areas currently zoned C-2 Highway
Commercial
(e)
Maintain the lots in the 1-90 Park Subdivision as commercial
sites
(f)
Encourage the redevelopment of the blighted mobile home and trailer court
properties
(g)
Construct drainage channel improvements and stormwater detention basins
as identified in the Storm Drainage
(h)
Coordinate street planning, stormwater management, and drainage with
(i).
Future developments along 10th Street (County Road 155) need
to allow for the extension westward of this street as a major collector, as it
will eventually serve the new County Airport about a mile away
B
There is an area of approximately 17 single-family homes located
in the northeast corner of the City north of County Road 24 and east of
The
City’s central residential areas are in pretty good shape but with isolated lots
and dwellings in blighted and deteriorated condition, and the City should
continue its policy of encouraging the maintenance and improvement of these
problems in this central area
The
most serious concentrations of substandard housing are in the mobile home
parks
The
areas designated as Agricultural and Rural Residential on the Land Use Plan Maps
are areas outside the City limits that would be costly to serve with municipal
utilities and are not likely to be annexed in the near future
General Residential
Development Guidelines
(a)
Preserve the quality and property values of existing residential
neighborhoods
(b) Plan
for the expansion of housing development in the west side of the City as the
primary residential growth area
(c)
Attract more middle-income single-family housing in order to achieve a
greater proportion of market-rate non-subsidized housing relative to
publicly-assisted housing
(d) Require
residential developers to provide paved streets, sidewalks, parks, and public
utilities at the time land is platted
(e)
Require residential developers and land dividers to provide for the
extension of streets and utilities to serve future adjoining development
parcels
(f)
Require residential developers to provide paved streets and public
sidewalks at the time that residential lots are platted
(g)
Continue to seek State and Federal funding to provide affordable housing
in the community
(h)
Continue to enforce residential property building codes and maintenance
standards
(i)
Maintain a policy of requiring annexation or a waiver of opposition to
annexation as a precondition for receiving municipal utilities
(j)
Officially map future streets and drainageways and require new
subdivision plats and surveys to reflect the mapped corridors
The Highway Commercial Planning Area consists of the commercial
sites oriented toward 1-90 and frontage sites on Crawford Avenue, 14th Street
(Center Avenue), north of the interstate along the west side of Highway
47
In the future, it is anticipated there will be additional
highway-oriented commercial development on the northwest and northeast quadrants
of the Highway 47 interchange
The east interchange at Old Highway 87 is on the Crow Indian
Reservation
(a)
Maintain at least a 150-foot separation between commercial driveways in
order to maintain safe and efficient traffic movement on
(b)
Maintain 300' driveway and street intersection setbacks from the 1-90
access ramps for all new driveway and street access permits; this also reflects
Montana Highway Department
policies
(c) Pave
all driveways and parking areas with bituminous asphalt or other comparable hard
surface material
(d) Reconstruct
the
(e)
Reserve sufficient right-of-way for the future extension of
(f) At
the time public streets are reconstructed, install curbs and boulevard
sidewalks
(g) Allow
improvement of the existing private commercial driveway north of the Pizza Hut
on
(h)
Construct drainage channel improvements and stormwater detention basins
as shown in the City's Storm Drainage
(i)
Construct a stormwater storage basin within the southeast quadrant of the
1-90/Highway 47 Interchange behind the Dairy Queen and Taco John’s to handle
stormwater runoff
(j)
Construct a catchment basin on-site to contain oil-laden runoff from
Broadway Flying J Truck Stop
(k)
Maintain commercial zoning for properties fronting on
(l)
Do not permit new residential development on frontage lots
(m) Limit sign
height for signs located more than 300’ from the 1-90 right-of-way to no more
than 30 feet in height and 150 square feet in area per side
(n)
Require commercial developers to install concrete curb cuts and a
landscaped terrace strip, comparable to the frontage improvement at Dairy Queen
and Taco Johns
(o)
Maintain a minimum commercial building setback from the street
right-of-way of 50 feet on arterial streets and 30 feet for collector and local
streets
D
One of the City’s primary strategic goals has been to broaden
the industrial base of the Hardin area
There are four distinct industrially-zoned areas in the
Hardin area, each offering varying types of site characteristics requiring
different marketing and servicing approaches
(1) Tax
Increment Finance District (The TIF District)
This area has been referred to in previous Hardin planning
documents as the Holly Sugar Refinery Industrial Site
The area has been zoned Heavy Industrial
There is a power substation just to the north of the power
plant with room for expansion that has the capacity to serve any new industries
in the park
Part of the Two Rivers Site lies south of the interstate in
the northeast part of the community.
The most visible feature of this area is the Detention Facility located
on
Water for use in the Park comes from the City’s two wells and
water rights from the
In the Industrial Park, the City has hooked into RMP’s water
treatment plant which produces 125 to 150 gpm
Engineering models of the water flow available from RMP
coupled with a 500,000-gallon reservoir show that the RMP treatment plant could
address day-to-day use within the Park; however, a major fire (3,000 gpm for a
three-hour duration fire) would deplete the supply and come up short about
13,000 gallons—and this is assuming no water use elsewhere in the Park during
the fire
The City has constructed a 12-inch water main from the
existing water treatment plant south of the interstate with a ten-inch loop main
opening up the central part of the Park as part of its main road construction;
portions of this new construction will also serve that portion of the Park south
of the interstate—probably for multi-family housing
The
Burlington
Northern Santa Fe Railroad built and extended to the old Sugar Factory site in
the Park a Multi-Modal Transportation Facility from the railroad mainline on the
south side of Hardin
Hardin is on the
Highway 47, which currently carries 800 vehicles per day
(cpd) is planned for reconstruction by the State Department of
Transportation
The size, location, existing and planned improvements, and
administration of the
(2)
The area south of the BNSF Railroad tracks on the east side
of
To maximize the potential use of the entire site, the area should be master planned and served by a looped road (the location to be specified in the master plan). This road would not have to be built at the initial phase of development, but a right-of-way of at least 60’ should be reserved for future construction. It also needs to be noted that the County Fair Board is looking to revitalize the Fairgrounds area, and any future planning in the neighborhood needs to be coordinated with the Fair Board, land owners, the County, etc. to maximize effort and reduce confusion and wasting of funds.
In order to make the area more marketable, the property
should be served with municipal utilities and preliminarily platted as a light
industrial park with lots averaging five acres in size
The BNSF Railroad corridor has historically been the site for
industries and agribusinesses dependent on rail access
There is relatively little land available for additional
industrial uses in this area unless the existing industrial sites are
redeveloped
E.
Hardin can expect commercial and industrial growth to occur
west of Highway 47 north of the Interstate, although, with the incentive of
fully developed industrial sites being available in the
When the new
The areas north and south of
The City should encourage infill in vacant and dilapidated areas of the community as described earlier in this Plan. This includes the City-owned property north of the Detention Facility and the old trailer park. No other major areas of growth or activity are anticipated over the next five years.
6. TRAFFIC
CIRCULATION
A
The roadways in the Hardin area are categorized into four basic functional classes:
Arterials
Major Collectors
Minor Collectors
Local Streets
1-90 constitutes a special category of roadway that greatly
influences development in the area but is not managed or controlled by the local
government
Arterial streets are defined as major traffic-carrying
roadways that carry through-traffic over relatively long distances—generally
over one mile
State Highway 47 (
- Extending
from
Old Highway 87 (
Arterials in urban areas generally require 80' to 120' of
right-of-way and should be designed to enable future widening to four lanes with
additional turn lanes, as needed
Major collectors are the heavily traveled “spine” streets
that serve as through-streets connecting residential neighborhoods and business
districts with the arterial street system
Center (south of
Railway Street
10th
Sugar
Center Street south of the railroad tracks
Generally, major collectors should have a minimum right-of-way of 80' and a minimum roadway width of 36 feet. Most major collectors require a roadway width sufficient to accommodate at least two lanes of moving traffic, curbside parking, and turn lanes at major intersections.
Minor collectors are a second class of collectors that
function primarily as neighborhood through-streets
In Hardin, the major deficiencies in the street system are
associated with discontinuities in the minor collector system
(b) East-West Minor Collectors
Rights-of-way for minor collectors range from 60' to 80',
depending on the type and volume of traffic, with a minimum roadway width of
26'
The following is a list of future through-streets that are
identified on the Circulation Plan
-Future
-Future Minor
Collector (
-Future
-Heimat Road (extended north to County Road 155)
-Future Westside Minor Collector (County Road 154 to Highway 87--west of Dorn Subdivision
-
-
-
-
-
-
-
New minor collector frontage roads on the north side of the
1-90/Highway 47 interchange
The remainder of the public streets in Hardin are considered
local streets
In Hardin, the major deficiency in the local street system is
that the City has accepted a number of public streets without complete paving or
curb, gutter, and sidewalk improvements
1
2
3
4
5
6
7
6.F. PRIORITY ARTERIAL
AND
The City of Hardin Department of Public Works has been diligently upgrading the street
system in accordance with the Street and Highway Master
Plan prepared in 1986
As the Two Rivers Industrial Site continues to grow and fill
in, interest in the land to the west of Highway 47 will increase. At the time this land develops, Hardin
must obtain arterial right-of-way widths.
With the successful in-fill of the Two Rivers Industrial Site,
A complete traffic analysis along with various land use trip generation scenarios is included in the Master Plan of the Industrial Park.
The following list of recommended improvements is a priority list of projects that have either not been fully implemented or represent traffic and circulation problems that have arisen since the preparation of the 1986 plan:
1
The most important priority is for the City to require all
landowners and subdividers to adhere to the Street and Highway Master
Plan, particularly with respect to preserving sufficient right-of-way for
the collector streets identified in the plan
The preservation of the right-of-way is particularly critical
in the developing neighborhoods in the Southwest Planning Area
2
The recent construction of the
3
The Mitchell and
intersection with poor traffic visibility
4
The intersection of
At the request of the City, the Montana Department of
Transportation (MDT) has conducted a traffic study to determine if current
conditions warrant intersection improvements, such as channelization or
signals
The City has the option of locally financing improvements
using either general revenues or special assessments against commercial property
owners in the highway commercial district
Using local financing sources, the City should implement the
channelization plan drawn by Leigh, Scott & Cleary as part of the Street
and Highway Maser Plan
5
A major contributor to congestion and unsafe traffic movement
in Hardin is an excessive number of driveway entrances onto the arterial
streets, particularly on
The following corridors require access controls:
-
-Crawford Avenue /
-
Interstate 90 Signage
The City should petition the Montana Highway Department to
install signs on Interstate 90 for both eastbound and westbound traffic
indicating the exits for “Historic Downtown Hardin
Entry Features
The Chamber of Commerce should install landscaped entry signs
indicating the direction to “Historic Downtown Hardin
The entry feature signs should be located at the following locations:
-14th
(
-Mitchell Avenue (Highway 313) and Third Street South (facing toward northbound traffic on Highway 313)
-
6.H. TWO RIVERS TIFD MULTI-MODAL TRANSPORTATION FACILITIES[18]
The old
7. UTILITY
INFRASTRUCTURE AND PUBLIC FACILITIES
The City’s 1986 Comprehensive Master Plan (Volumes I
through V) remains the basic long-range facility planning
document
No attempt is made in this Plan to reproduce the utility improvements the City has completed in the Two Rivers Industrial Site, because the area has a separate Master Plan already adopted by the City. At some time in the future when more planning dollars are available, a comprehensive community-wide planning document can be prepared.
A
The Storm
Drainage
A key problem identified in the Storm
Drainage
In the absence of effective regional
drainage controls, the City needs to place greater emphasis on preserving and
maintaining stormwater detention or retention basins in or near the City and
reserving sufficient channels for efficient movement of stormwater through the
City
Where problems already exist or where there is a need for a
basin-wide stormwater facility, the City should consider creating Special
Improvement Districts (SID’s) to finance stormwater management and drainage
facility improvements
1
2
3
4
B
The Water and Sanitary Sewer Master Plan prepared by
Big Horn Engineering & Surveying in 1986 remains the City’s long-range
planning document for the municipal sanitary sewer and public water supply
systems, particularly with respect to facility upgrades and design
issues
Hardin’s water collection and treatment facilities are closely monitored by the City and by agencies such as State Department of Environmental Quality (DEQ). Such facilities constantly need upgrading because of new standards or technology or because of factors caused by increased demand or age. A Comprehensive Performance Evaluation was made of the water treatment plant in October 2007 by Montana Rural Water Systems (MRWS) and DEQ. Engineering consultant, Interstate Engineering, Inc. also prepared an update of the Treatment Plant in June 2008. The consulting engineer estimated the costs of addressing his findings at $680,000 to $1,200,000.[19]
In reviewing the current condition of the Water Treatment Plant, the Facility Operator notes the biggest needs are for more settling time for water from the intake--to reduce turbidity and sedimentation without overloading the present capacity of equipment; the need for additional, better filters, and the need for larger filters. The centrifugal pumps at the Water Plant need to be replaced with submersible ones. (The existing pumps are getting so old that replacement parts are impossible to get.) The Facility Operator also indicated that there are many more issues with the water treatment system than just the major ones listed here. He feels that not addressing these needs now will greatly impact the City’s ability to deal with future growth. [20]
A key issue with respect to public water and sanitary sewer
service is clarifying the policy with respect to expanding the service
areas
The City has received numerous requests for utility service
extension
The reason for the policy
requiring annexation is to preserve and enhance the tax base of the
City
The financing policy requiring
private financing of water and sewer line extensions is also the only equitable
means to finance utility service line extensions
With both of these policies in
mind, the City should nevertheless anticipate future service area expansion to
accommodate new development, particularly in the planned industrial areas and
the 1-90/Highway 47 interchange area
1
2
3
7
The municipal administrative and public safety facilities are
concentrated in the vicinity of the City Hall on the east side of the Downtown
district
There is ample area in the vicinity of the existing City Hall
to accommodate the City’s future building expansion and parking
needs
The City should proceed with construction, as needed, of a
new fire station on the property acquired for this purpose on the lot located on
the corner of
Airport
The current
The pavement at the Airport was chip sealed in
1986
The Airport is classified by the Federal Aviation Commission
(F
The Airport is an uncontrolled facility for Visual Flight
Rules (VFR) use only and is mainly used by area agriculture, small business, and
some pleasure flying
The Environmental Assessment for the new airport states:
“The need for
development of a new airport is largely based on safety issues and not the need
for additional capacity
Big
The new airport (the I-90/Fairview Cemetery Site) is planned
approximately 2
The Hardin Clinic, located on the southwest side of Hardin,
needed additional land area for clinic expansion and parking
At the time the clinic facility is built, a sufficient
landscape buffer should be constructed on the west side of the parking area to
buffer the remaining portion of
8. PARK AND
RECREATION FACILITIES
The City’s park system consists of three developed park
sites, a partially developed playground, and an undeveloped site at the corner
of
The Community Activity Center (CAC) is a state-of-the-art
School District-owned community recreational facility with an Olympic-sized
indoor swimming pool, wading pool, hot tub, weight room, and running
track
The High School and Middle School Athletic Fields and Tennis
Courts and the Kid’s World Playground at the Primary School on
The Big Horn County Fairgrounds located south of Downtown
Hardin contains two baseball diamonds and ample parking
8
Recommended park service standards for smaller communities
typically range from 8 to 12 acres of improved parkland per 1,000
population
Generally, neighborhood parks are equipped with playground
equipment and enough room for informal field games
The only existing neighborhood in Hardin lacking adequate
neighborhood park access is the residential neighborhood east of
Additional neighborhood parks may be needed as the Southwest
Planning Area, located between Highway 87 and County Road 155, and the Northwest
Planning Area, located north of County Road 155, as these areas are more fully
developed as residential neighborhoods
Typically, these types of neighborhood recreational
facilities are acquired through land dedications at the time of
platting
8
The following specific park recommendations should be considered by the City:
The major improvements needed at
St
Other recommended improvements to
Recommended improvements include planting a row of buffer
trees along the north property line and installing sidewalks along
The lowland property to the west of
Wilson Park is a 1
basketball court serving the neighborhood northwest of
Downtown Hardin
The open space area to the north of the CAC
The large natural wetland and floodplain area on the west
side of
9. IMPLEMENTATION
RECOMMENDATIONS
The City will need to consider a variety of implementation
measures to incorporate the recommendations included in this Growth Management
Plan and its Goals and Objectives
9.A. MUNICIPAL ORDINANCES
AND POLICIES
The City’s main role in implementing the land use and
development recommendations of this plan are through developing appropriate land
use regulations and ordinances, so that as development occurs it will contribute
to the overall well-being of the community
Most of the administrative responsibility for implementing
these regulations and policies currently rests with the Hardin-Big Horn County
City-County Planning Board
A key issue that the City of
If the City-County Planning Board continues to function as
the primary planning body for the City, the City staff, specifically the Zoning
Administrator/Building Inspector, the Superintendent of Public Works, and the
Community and Economic Development Director, need to function as support staff
to the Planning Board
While at a personal level there appears to be excellent
cooperation and communication between individual staff members, the job
descriptions and official responsibilities of each of these officials do not
reflect the level of coordination required
In addition to administrative coordination, there are a
number of specific municipal ordinance changes that the City should consider to
modernize the ordinances and bring them into compliance with MCA 76-1-601
through 76-1-606, the State-mandated growth policy laws
1
The Zoning Ordinance needs specific amendments or new language in the following areas:
a
b
c
d.
The Zoning Ordinance should establish site plan review provisions for all
commercial, industrial, and multifamily developments
e.
The commercial sign requirements should be made more restrictive to
reduce the “sign clutter” in the C-2 Highway Commercial District
f.
Historic preservation design guidelines should be incorporated into the
regulations for a “core historic area” in Historic Downtown
Hardin
g.
Multifamily residential uses should be excluded from the C-2 Highway
Commercial District
h.
Conditional use provisions should be incorporated as a means of allowing
conditional approvals for certain specific uses that have nuisance
potential
i.
The City should work with the County to establish a Community Entryway
Zone providing for setbacks or other control of billboards and other unsightly
development along the interstate beyond the one-mile jurisdiction out from the
City
j.
The City and the County should adopt a ordinance to control new
communication tower expansion with a provision that new cell towers can not be
located within one mile of existing cell towers
k.
Modify the existing Zoning Ordinance to encourage development near
existing services, in or adjacent to the City, and on less productive land and
in consideration of the existing flood plain in Hardin and those areas of wet
soils or surface water; also encourage cluster development, affordable housing,
landscaping, and energy conservation
2
3.
All subdivisions proposed in the City-County Planning Board
Jurisdictional Area are reviewed per 76-3-604 MCA, must be in compliance with
this Growth Management Plan, and in accordance herewith as per 76-1-606
MCA
4. The City has adopted subdivision regulations based on the State model thereof—modified to address. The biggest issue in subdivision administration is the lack of coordinate processing of subdivision applications; a situation complicated by the subdivisions outside the Hardin Planning Jurisdictional Area being administered by the County Health Department, the area within the City being administered by the City Public Works Director, and the area outside the City but in the Planning Jurisdictional Area being in a kind of a grey area. Add to this the fact that, every two years, the applicable laws change from the State Legislature. It should be noted that both the County Health Department and the City Public Works are trying hard to address the coordination issue. A planning consultant currently advises the two governments involved on the subdivision review process.
Nobody likes to do subdivision administration because it is complicated, somewhat exacting, and can get local governments in a lot of trouble if not done properly. Two areas are especially important. One is that standards for development, such as paved roads, sidewalks, central water and sewer systems, etc., must be enforced uniformly. The second is the requirement for enforcing the first problem. Currently a subdivision improvements agreement is being used to list all required improvements, who is responsible for construction thereof, when the improvements are to be constructed—and when. The only enforcing authority short of court that local governments have in applying standards is the withholding the filing of the final plat (and therefore the transfer of any land in the subdivision) until all its requirements are met. The only flexibility to encourage proper installation of improvements is allowing delays in construction (such as might be based on number of houses sold), requiring the initial landowners to sign a waiver that he/she will not protest any improvement districts being formed by the City to pave the roads (for example), and the posting of performance bonds by the developer guaranteeing the promises made by the subdivider or approval conditions required by the City.
5.
The City needs to adopt Access Control Restrictions for Collector and
Arterial Streets, as recommended in the 1986 Street and Highway Master
Plan
6.
The City should adopt a Stormwater Management Manual and Stormwater
Management Ordinance as recommended
in the 1986 Storm Drainage
GOALS AND
OBJECTIVES--IMPLEMENTATION |
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GOALS AND
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CITY |
COUNTY |
ZONING |
SUB REGS |
GEN
REVIEW |
BLDG
CODES |
CIP |
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GOALS AND
OBJECTIVES |
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COUNTY |
ZONING |
SUB
REGS |
GEN
REVIEW |
BLDG
CODES |
CIP |
TIMING |
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GOALS AND
OBJECTIVES |
CITY |
COUNTY |
ZONING |
SUB
REGS |
GEN
REVIEW |
BLDG
CODES |
CIP |
TIMING |
|
|
|
|
|
|
|
|
|
|
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|
11 |
X |
X |
X |
X |
X |
X |
X |
CURRENT |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
11 |
X |
X |
|
X |
|
|
|
CURRENT |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
12 |
X |
X |
X |
X |
|
|
|
CURRENT |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
13 |
X |
X |
X |
|
X |
X |
X |
CURRENT |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
14 |
X |
|
|
|
X |
|
|
1
YEAR |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
15 |
X |
X |
|
X |
X |
X |
|
CURRENT |
|
|
|
|
|
|
|
|
|
|
|
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|
16 |
X |
X |
X |
X |
|
|
|
CURRENT |
|
|
|
|
|
|
|
|
|
|
|
|
|
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|
17 |
X |
X |
X |
X |
X |
|
|
CURRENT |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
18 |
X |
|
|
|
|
X |
|
1
YEAR |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
19 |
X |
|
|
X |
|
|
|
CURRENT |
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|
|
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|
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20 |
X |
|
|
X |
|
X |
|
CURRENT |
|
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|
|
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|
|
|
GOALS AND
OBJECTIVES |
CITY |
COUNTY |
ZONING |
SUB
REGS |
GEN
REVIEW |
BLDG
CODES |
CIP |
TIMING |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
21 |
X |
|
X |
|
|
X |
X |
CURRENT |
|
|
|
|
|
|
|
|
|
|
|
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|
|
|
21 |
X |
X |
|
|
X |
X |
X |
CURRENT |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
22 |
X |
X |
X |
X |
|
X |
|
CURRENT |
|
|
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|
|
|
|
|
|
|
|
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|
23 |
X |
X |
X |
X |
X |
|
|
CURRENT |
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9.D. ANNEXATION AND UTILITY
EXTENSION POLICIES
The City should formally adopt policies that will clearly indicate the City’s policies with
respect to annexation and financing utility
extensions
It is recommended that the City continue to require
annexation, or signature of waivers of opposition to annexation, as a
precondition to receiving municipal services
9.E.
BUILDING CODE INSPECTION AREA--EXPANSION
The City and County should
cooperate on the expansion of the building code inspection program to include
the zoning jurisdictional area
10. EVALUATION AND REVISION
PROVISIONS
After review and approval
by the City-County Planning Board, this Growth Management Plan will be forwarded
to the City and County governments for adoption
11. INTERLOCAL GOVERNMENTAL
COOPERATION
Cooperation between
For subdivisions, the basis
for the local government's decision to approve, conditionally approve, or
disapprove shall be based on whether the preliminary plat of the subdivision,
its environmental impact assessment, the public hearing therefore, and
City-County Planning Board's recommendation meets the requirements of the
Subdivision Law; other issues may also be considered if the Planning Board or
local governments feel the information is pertinent to making good
decisions
The local government shall
issue written findings of fact after reviewing the impact on the following
primary criteria, the information for which must be provided by the development
being reviewed as part of the application process: agriculture, agricultural water user
facilities, local services (such as the provision of water, sewer, police,
education, and fire services), the natural environment, wildlife and wildlife
habitat, and public health and safety
Through the Planning Board
and local government public hearing and development information review process,
the local governments must weigh the information provided, the recommendation of
the Planning Board, and public hearing input
At the public hearing, the
City-County Planning Board will officially open the public hearing and ask for a
presentation by the developers of the proposed subdivision; other proponents of
the development may then also speak after identifying themselves along with
their addresses for the record being kept by the Planning Board
Secretary
[1] Great West Engineering
[2] Carla Colstad, former member, Hardin Centennial Committee, correspondence
[3] Carla Colstad, former member, Hardin Centennial Committee, correspondence
[4] www.headwaterseconomics.org, November 30, 2007
[5]
See www.headwaterseconomics.org
for in-depth analysis of
[6]
www
[7] Headwaters Economics
[8]
www
[9] Headwaters Economics
[10] US Bureau of Census, Census of Housing, 2000
[11]
www
[12] US Bureau of Census, Census of Housing, 2000
[13]
Census of Housing, Ibid
[14]
[15]Ted Lewis, Assistant Warden, Two Rivers Regional Detention Facility, 1015 N. Lessard Avenue, Hardin, Montana
[16]
[17]
[18]
[19] William G. Enright, PE, Interstate Engineering, Inc., Technical Memorandum No. 2, Update of Items Completed, Hardin Water Treatment Plant, June 4, 2008
[20] Tony Maxwell, Water Treatment Plant Supervisor, interview
[21] Carla Colstad, former member, Hardin Centennial Committee; correspondence