Timeline in reverse chronological order
OR Jump to Frequently Asked Questions
Currently there are are no final biddable architectural/engineer drawings.
7/15/2026 Developer Rob Horlacher, spoke on three scenarios for financing construction of a new library building.
Scenarios #1 & #2 require full engineer and architect plans for firms to bid upon equally. Rob said those plans can cost about $300,000. (However, the original MMW architects quoted higher. MMW gave a range of $744,062-$1,166,898 for "soft costs" in the Preliminary Architecture Report/Master Plan. The architect explained “soft costs” were architect/engineer plans.)
Both #2 and #3 are rent to own. #3 the most affordable.
1.) Raise money until Foundation has almost the full amount and then start construct. The disadvantage is this take a long time, five years or more.
Scenarios #2 & #3 allow a new library to be built sooner:
2.) Publish (Request for Proposal (RFP) and include in the RFP, the construction company will build, and finance, allowing library to rent to own.
3.) Lease a premade library. The Horlacher's said they are willing build a library on Red Willow Drive and lease to the library until the loan is paid off, providing the Foundation raises at least 20% of the cost as well as loan interest. This is the most cost effective because allows for change of building materials as needed. Developers do this for businesses such as Target etc. Savings come from not having everything specced. The rental contract would require the library to sell the current location to lower the amount of the loan as soon as construction was complete and library moved into new location.
The library board said they needed Campaign Counsel to finish the feasibility study to determine the approximate amount of money the community could raise to build a new library and then they could decide which option was best. The feasibility study requires contacting targeted stakholders in the community and takes about 3 months to complete all the interviews.
5/20/2026 The board looked at most recent renderings from the architect and thought they looked good.
4/22/2026 Campaign Counsel presents an audit report to the Foundation and Library Board at a special meeting.
1/22/2026 Foundation hires a campaign consultant firm, Campaign Counsel, to conduct a feasibility study to figure out how much money can be raised for a new building.
1/21/2026 Board reviews updated draft renderings of floor plan and building renderings by architect Tammy Black for cost saving revisions and gives feedback on changes. Board approves Considerations for Constructing a New Library informational handout for the public, created for the North Valley Public Library by Kansas State University’s Technical Assistance to Brownfield Program.
6/19/2024 - 6/2025 During this period cost saving revisions of the Master Plan/Preliminary Architectural Report were being done pro bono compliments of developer Rob Horlacher using the talents of architect Tammy Black.
8/20/2025 The board reviewed the floor plans & visuals from the Horlacher architect, Tammy Black. The board were pleased with the cost-saving changes and floor plan. The library’s multipurpose meeting room (Community Room) in the library’s current building is 1,026SF. In both in MMWs rendering and Tammy Black’s rendering the square footage of the community room was diminished. The
board did not intend to decrease the size of the Community Room in a new building below the size of the current
community room.
6/18/2025 The Chair said she asked Ravalli Commissioner Greg Chilcott for advice on keeping the public informed on aspects of the building decision process and cost saving measures done by pro bono by the developer. Greg passed the question on to his legal team and is waiting for County attorney Bill Fulbright’s opinion.
The board approved the cost-saving suggestions by architect Tammy Black:
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The library does not require sprinklers if under a 12,000 SF fire area (includes roof overhangs). It is currently just under 11,500 SF. This would allow elimination of the Fire Pump room and gain a bit more space for staff and storage/
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The windows are all 18" above the floor thereby eliminating the need for tempered glass - except where a window is located within 24" of a door.
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Remove floating ceiling clouds. They look nice, but the cost increase is substantial.
5/21/2025 The President of the Foundation shared a “Building a Better Library” tri-fold full-color handout that the Foundation created to distribute at their events. The library board said the handouts were attractive and very nice but the answer to one question, “Remodeling would be more costly than constructing a new building’" was not accurate and misleading. A simple remodel of the current structure without fixing the underlying issues would be cheaper. The library has already completed much remodeling. But a remodel will not solve the problems with the facility. MMW architect’s opinion was that it would cost more to tear down and build up. And a complete teardown, and fill in of the cellars, would not solve all the issues.
A remodel would not solve the underlying structural issues such as the continual moisture in the cellars and recurring mold, the rotting of the beams in the cellars, the unstable floor, the sealed in asbestos in various areas, the wall that butts against the building to the south of us, the unstable ceiling of the Rasmussen, the inefficient HVAC, insurance companies denying coverage for our building even with our many renovations.
A complete teardown and rebuild in place would require either closing the library, or the additional cost of
relocating temporarily, including the cost of moving, the cost of renting, cost of storage because there is no place big enough for the entire library, and probably not enough room for programming. In addition, there is no feasible place to temporarily relocate in Stevensville where the library could offer even close to the same services. There would be connectivity and IT costs to set up even staff computers, let alone patron computers.
Building on site would not expand the space unless it was a two-story building and that would require an elevator, a staircase, and additional staff, unless the second floor was the community room. Building on site would not give more parking. It would not give the library outdoor space.
The board said an insert could be added to the trifold Foundation brochures.
3/19/2025 The board looked at the new layout provided by Horlacher’s architect, Tammy Black and compared it with the previous MMW layout. The board reviewed the Foundation and Friends comments on needed storage. The changes were made for efficiency in building and saving money. 1. simplified the exterior by straightening walls to make it way more affordable to build without making it "boring." 2. eliminated hallways for more efficiency and affordability and made some of the rooms a little bigger. 3. added kitchen and made the kitchen, the maker's space, bathrooms and multipurpose room isolatable for after-hours use. 4. moved the mechanical and fire rooms to allow runs through the building shorter leading to a substantial savings. The board approved the layout with the following understandings: a door to access the children’s room from inside the building; a janitor closet in the most appropriate spot, possibly mechanical room or possibly between restroom and kitchen; that there was enough storage for Foundation/Friends as well as the library itself; that there was a minimum of two utility sinks, one of which is in the makerspace; and that there was potential for a drive-up bookdrop where items land inside the library building, preferably near the circulation area. Caitlin seconded the motion. The motion passed unanimously. Rob Horlacher dropped in to answer questions about layout and explain the process and upcoming plans. He said he will add the land price to the bid. Everyone that bids will have the same access.
2025 Chair received a call in early 2025 from County Attorney Bill Fulbright. The attorney reviewed MCA 22-1-707 and said the Library Trustees have complete authority to buy land and do not need Ravalli County approval. Fulbright said the library must have a public meeting before purchasing land.
6/19/2024 The Chair and Director had a meeting with a developer. The developer, Horlacher, offered to take the information from the architect’s preliminary report and suggest some cost-cutting ideas free of charge. He said that would allow the board will be closer to having what they need to publish a Request for Proposal (RFP). The developer said he already saw three areas for cost cutting.
6/17/2024 Received Feasibility Analysis and Resource Roadmap final report from Adaapta.
5/23/2024 The board met with Ravalli County Commissioners at Ravalli County to discuss land purchase and bidding process.
The library board asked the following questions:
The North Valley Public Library Board wants to procure land for a new building and is requesting assistance and guidance from Ravalli County.
• What is the process for a library district to procure land? Are public meetings required? Does the board need approval from Ravalli County before purchasing land?
• Rob Horlacher approached the library board about selling his land at 116 Willow Dr., Stevensville. He said his company could build a library building, then allow the library to move in and pay a mortgage, in a rent-to-own scenario, since the library does not have the funds at this time. The library could then move in and sell the current building/location to help pay for the new library. How can the Library put a proposal such as that to bid in order to legally follow the bidding process required?
Huls said the library will need to send out a Request for Proposals (RFP). The library needs more details for the RFP such as square footage, parking needs etc. Dan Huls thought the land acquisition would be part of the specs as well as guidelines such as distance from town etc.
Rob Horlacher said he could assist the library in coming up with a RFP that any viable contractors could use when submitting a bid.
Dan Huls said he would have the County lawyer look over the paperwork/code that Denise asked for clarification. Both commissioners voiced a willingness to help and support us within their means.
4/24/2024 Article in the Bitterroot Star updating the public on land decisions under consideration. "Library director gives update on North Valley Library's new building goals." That article stated:
“A landowner approached the Library Board with a land option on Main Street just south of town at 116 Red Willow Drive. Although the Board really preferred the Lewis and Clark Park location, the Library Board concluded there simply is not enough support or interest for park or school locations.”
Ard added, “A concern with the Willow Drive location is that the sidewalks do not extend that far down Main Street, but it is only .3 miles from where the sidewalk ends, and the Board has been assured that building sidewalks and/or bike and walk entrances are not insurmountable tasks.” Ard says, “The 116 Red Willow Drive location is now the only land option under serious consideration and the next step is to request a meeting with Ravalli County Commissioners.” Ard says the Library needs the County’s assistance and guidance, making sure that the board follows the County’s requirements including public notice, bidding, and any other legal requirements.”
4/10/2024 Based on the continued lack of interest from the Town, and the survey results reported in the Adaapta Community Engagement Survey received a few days earlier, the board concluded there is not enough support for the land options at the park or the school. The most viable option for land is the land at 116 Red Willow Dr.
4/04/2024 Adaapta completed the Community Engagement Summary Report click HERE to read the report.
3/20/2024 Cara Orban said the State Libraries opinion is that Ravalli County would determine the library’s land purchase or lease, and that the library needs to follow Ravalli County’s procurement processes.
The board considered the land options:
•116 Red Willow Dr.
•Town of Stevensville Lewis & Clark Park 306 W 2nd St.
• “School site” 616 Park Ave.
A motion to explore the 116 Red Willow Drive location passed unanimously.
3/13/2024 Developer Rob Horlacher brought before the library board another location option for the new library, 116 Red Willow Dr., south of town on Main Street. (.3 miles from where the sidewalk ends). Horlacher said a big library supporter and volunteer for the library (his wife) approached him with the financial difficulties the library was having in getting a new library and asked for suggestions on how to get a new library building for less than the cost estimate from the PAR/Master Plan prepared by MMW.
Rob Horlacher shared a way for the library to start the building process more quickly rather than having all the money up-front. He suggested a rent-to-purchase agreement with a developer. This process includes the developer going to a bank or banks to get funding. The library would need to have capital saved to offer security for this project. Once approved the building could begin. Upon completion, the library could move in and sell the current library building and lower the amount owed.
The legal bidding process requires advertising. Rob said what the board currently has is not sufficient for a developer to make a bid. They need more detailed specifications than available in the preliminary architecture report Master Plan. As it is currently, the board cannot get accurate bids. Rob Horlacher offered to have an architect look at it to see if they can provide more details for advertising a bid. Whether the Board accepts a bid from Rob Horlacher or another developer, Rob said his land would be available for the library if they chose to purchase.
1/02/2024-1/22/2024 Online survey available to the community to provide feedback on land choices.
10/25/2023 Library Open House
Members of the library’s Board of Trustees, consultants, and others were on hand to answer questions about the need for a new library. Attendees included Colleen Owens, Brownfields coordinator for the Department of Environmental Quality; Kate Lucas, Adaapta planner and Michelle Howard from Adaapta.
The Montana DEQ’s Brownfields Program works with community groups to address Hazardous Substance and Petroleum Brownfields sites across Montana. The program provides both technical and financial expertise on the assessment and cleanup of Brownfields properties. DEQ’s Brownfields
Program also provides grant writing assistance, outreach, and workshops for communities interested in Brownfields.
Their involvement with the library—which is provided at no charge—extends from the fact that the current building has asbestos contamination and other environmental health issues. These are key reasons a new library building is being considered, along with mold at the current site, a crumbling infrastructure, and uneven and hazardous floors.
8/16/2023 The Chair, Victoria said the Town Council was opposed to the idea of the library at the park and the board has heard that the Town also opposes running sewer and water to the site by the school. The board would like to plan an open house for the community to talk about a new library. Adaapta, recommended by DEQ, might help with the open house.
8/9/2023 Land options for a new library: It was agreed that the library in the park was most desirable because of cost and because the land is served by sewer and water. The school land is second in desirability, but at considerably more cost, due to the cost of the land itself, a house on the land, and not served by sewer and water. The board agreed that it would be good to keep the conversation about the park land open, in spite of some initial negative feedback received at the Town meeting.The board agreed that Dianne would go to the Town meeting the next day and speak during public comment, providing more information to the Council and those present, explaining why a library in the park was a good idea, and address some of the concerns brought up at the Town council meeting. The board worked on a statement to be read by Dianne at the Town meeting.
7/11/2023 MMW Architects shared the final Master Plan document and a virtual video walk-through of a new building.
Read the Master Plan (i.e. Preliminary Architecture Report) and watch the virtual video walk-through.
Page 25 of the "Master Plan" talks about preliminary design sustainability. The cost estimate in the report was more than the board expected. So cost saving modifications would be necessary.
6/2022-6/2023
During this period the preliminary architecture report was done in conjunction with the Community Development Block Grant. The preliminary architecture report, also called the Master Plan let the board know what size building site would be ideal, a proposed facility, cost estimate, preliminary designs, and layouts.
5/2/2023 Special meeting with architect to review draft PAR.
4/14/2023 Special meeting with architect to presents revised smaller floor plan.
3/29/2023 Article in the Bitterroot Star, "Stevensville library seeks land for new building." https://bitterrootstar.com/2023/03/stevensville-library-seeks-land-for-new-building/
It said, "The North Valley Public Library in Stevensville is seeking 2.5 acres of land that is within walking distance of downtown Stevensville and the schools in town for the purpose of building a new library...If you would like a library built on your land and would consider selling, donating, or trading for the current library location at 208 Main Street, contact Victoria Howell"
3/13/2023 Board said estimated construction cost of $9-$12 million was too much. The board decided to eliminate a café, large popular library, and do without increased community room size, and kitchenette. Critical needs should stay in the plan including larger computer area, enlarged children’s area, children’s area (loud) separated from computer area (quiet), teen space, private meeting rooms, storage space, additional space so future staff had work areas, larger makerspace, and a safe, accessible, comfortable building with easy future expanse. It was decided the Chair would contact the architects and let them know the board’s input and to aim for 10,000 square feet.
3/7/2023 Special meeting with architect to discuss space needs, floor plans, massing.
2/15/2023 Board approved 19,000SF of new building plan or 18,086SF if 19,000 SF would increase parking and restroom requirements.
1/25/2023 Data findings special meeting. MMW Architects and ReThinking Libraries presenting to the library board and foundation the results of the community survey and community stakeholder meetings.
10/26/2022 Two community input sessions (stakeholder meetings) at 12:15pm and 6pm). The community was invited to eat pizza and speak to the ReThinking Libraries consultants on the community’s needs as it relates to the Library’s future facility.
8/17/2022 Ballpark estimate of the libraries real estate on July 2022 was between $909,000-$934,000.
7/20/2022 Current Board Chair sent the letter to the CCF letting them know the architect had determined there was not enough room for both the library and the Community Center on their piece of land.
6/15/2022 MMW reviewed the Community Center’s plans and concluded that parcel of land was not large enough. The architect wrote, “Looking the revised site plan for the community center it looks pretty clear that there is only a small section of land left for the library that wouldn’t be able to accommodate the building or the additional parking."
5/18/2022 The board voted to move forward with the PAR and sign the revised PAR quote from MMW architects, proposing an hourly not-to exceed $59,670 for library consulting, programming & block diagramming, preliminary design and preliminary architecture report to analyze locating the library on a new site that has yet to be determined.
04/20/2022 The board decided to contact MMW Architects and say they wanted a generic PAR that does not focus on a particular piece of land. The PAR should focus on the library having its own building on a generic piece of land, but the board may amend the PAR for potential collaboration with the Stevensville Community Center.
3/15/2023 At the regularly scheduled board meeting, the board and director pared down the list of critical needs for a new facility in order to get additional cost savings.
3/07/2023 Board is presented the first high-level cost estimate from MMW Architects.
1/25/2023 Data findings meeting. Board heard data analysis of the survey, the community & stakeholder engagement findings and the space needs assessment based upon those results.
10/26/2022 ReThinking Libraries facilitates two community public meetings to gather input about new facility.
9/21/2022 ReThinking Libraries meets with Library Staff to solicit their opinions on a new facility.
9/14/2022 ReThinking Libraries meeting with Board, Director and MMW Architects regarding facility needs.
5/18/2022 MMW Architects engaged to prepare a Preliminary Architecture Report.
3/30/2022 Special meeting with Stevensville Community Center Committee regarding the proposal by MMW Architects for Preliminary Architectural Report.
3/16/2022 PAR cost proposal from MMW. MMW was asked how much savings would there be if the library abandoned a full evaluation of the current site since the architect said it would not be cost effective to build on site. Jacob said he will revise the proposal to only look at a new location. The board will have a special board meeting on March 30 to consider the difference in the cost of the PAR. Bob Thomas from Community Center Board talked further of possibility of shared land.
2/16/2022 Board discusses pros and cons of teardown onsite and offsite further.
2/8/2022 MMW architect asks the board what options they would like to include in the PAR, referencing early discussions with Victoria and Denise about property owned by the Stevensville Community Center. The board said they wanted the PAR to cover and undisclosed off site location vs. teardown and rebuild on site. MMW said given the known issues with the land/building/mold how in-depth did the board want to look at rebuild on current site. MMW recommended keeping analysis of the current site to a minimum because of all the issues with the building and the current site he could almost guarantee that it would cost more to rebuild on site. More details can be found in the 2/8/2022 minutes.
1/19/2022 The Board interviews MMW Architect team: Jacob Wright, Architect; Rob Cullen and Janet Nelson Library Consultants from Rethinking Libraries; Aaron McConkey, Lead Civil Engineer. Chair asked the estimated cost of the PAR and the fees they charge. MMW said that they did not have enough information to give a rough cost estimate. The next step would be to sit down and discuss the scope of the project. The board decided to limit the scope of the PAR to evaluating two options; a building somewhere else or the current location.
10/20/2021 The director found out from the State that it was legal to reject the firm after meeting with them, but that they should make sure that they outline their selection criteria and have questions and a rating scale prior to meeting the firm. The board responded they would like to meet in January when all board members could be present. The board said they would like further time to review and work on the questions/criteria.
9/15/2021 Chair said only one architectural firm responded to the PAR. A Board member asked the Director how the PAR was advertised. The director said it was in the Bitterroot Star, the Missoulian, and the published RFP was emailed to architects referred by other libraries, and that they still only had one response.
7/21/21 Chair reported that after speaking with Bob Thomas they were willing to discuss selling part of their land to the library.
6/2021 Request for Proposal (RFP) published in newspapers for Preparation of Preliminary Architectural Report. (Missoulian 6/11/2021 and 6/18/2021. Bitterroot Star 6/23/2021.)
6/16/2021 The board tasks Victoria with getting more information from Community Center about building on their land.
5/19/2021 Director and Chair finish writing Request for Proposal (RFP) for the Preliminary Architectural Report (PAR) and the next step is to send it to Montana Department of Commerce Community Development Division for approval. Once that happens, it is ready to advertise.
4/21/2021 Board passes Facilities Plan written by Director with Foundation comments added to the end. Facilities Plan to be presented to architects interested in the assessment.
2/17/2021 The board votes to hire an architectural firm to perform an assessment of the library’s current location against a second potential location to see which would best fit the library’s current and future needs.
2/08/2021 Two Board members and the Director meet with Jacob Wright from MMW Architects & his team to discuss scope & cost of Preliminary Architectural Report (PAR). The architect informs the library that it would cost more to build on site and recommends keeping analysis of the current site to a minimum.
1/20/2021 Victoria Howell, Chair of the Board, asks the board to make a decision this year on if they will work on getting a new building.
More details on all the above, can be read in the board minutes.
Please submit your input to the Board of Trustees.
Frequently Asked Questions
What are the average daily visits to the current library? What services are provided to the general public?
The library district boundaries cover the Stevensville and Lone Rock School Districts.
Statistics compiled for 2025:
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36,581 people walked through the library doors
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A total of 80,574 items checked out, including 14,419 electronic materials.
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Computers were used 4,317 times
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A total of 280 programs were offered, attended by 3,851 people
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2,437 people have a card at the North Valley Public Library
Visits per day vary, with Saturday being the lowest consistently over the years. The average between July 1, 2025-June 30, 2026 was 131 per day.
The library provides a wide array of services that serve thousands. These services include books, ebooks, audiobooks, DVDs, etc.; programs for children, teens, and adults; use of computers; checkout of ipads and mobile hotspots; digital learning, the Library of Things, and much more. The library also has a Community Room for free use by members of the Stevensville and Lone Rock communities.
Why do we need a new building? Why can’t we remain where we are and remodel the current building?
Even though the Board did not pay the Architects to formally assess the cost of demolition of the current library and building a new one on the same site, the architects did explore the primary issues with the current site:
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Uneven floors with old torn carpet
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Unattractive, inaccessible stacks
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Lack of parking
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Structural problems with water leakage
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Poor lighting
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Lack of adequate staff workspace and overall storage space
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Limited youth space and no teen area
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No small collaborative workspaces
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Children’s area not noise isolated
The costs to tear down and rebuild would be more costly than constructing a new building and would still not provide more library space or parking.
What is the square footage compared to the current library?
Our current library space in three attached buildings is approximately 7,200 square feet. The proposed new building has a footprint of approximately 11,500 SF square feet. Actual sizes and proposed elements may change when construction commences due to costs at the time.
What about parking spaces, which are a problem in the current location?
The proposed new building has a dedicated parking lot. The town requires (2 spaces per 1,000 net feet). Spaces will be assigned as Disabled Parking near the entrance to the library.
What are the accessibility elements of the new building?
All entrances and exits will be fully accessible to those with disabilities, as well as to older patrons, patrons with assistive devices or patrons with carriages. The proposed building will have sidewalks that are shoveled. Wherever transits of level occur, ramps as well as steps will be available.
Accessible restrooms are planned for the new building. Restrooms are unigender as in the current building.
The book stacks will be designed and arranged to permit accessibility of all materials to people with disabilities, in wheelchairs, or with age-related limitations. Service desks and book return areas will also be wheelchair assessable. All computers will have adaptive technology on board.
Signs will be in large print, and shelf identifiers and equipment will have both large print and Braille formats. Telecommunication devices will be available for those with hearing deficits. Hearing protectors, private rooms, or study carrels will be available for those who are distracted by noise and movement.
How much was paid for the architectural rendering and floor plans?
The library currently does not have final biddable architectural/engineer drawings. Those type of detailed documents generally cost between $300,000-$1,167,000. MMW quoted a range of $744,062-$1,166,898 for "soft costs" which are architect/engineer plans.
Between 6/22-6/23 MMW architects were paid $45,909.18 for the preliminary architecture report that included current building survey, stakeholder and community involvement, Board and Foundation discussions, preliminary design and explanation. Donations paid for the digital walk-through. A Community Block Grant paid $7,500 of the cost and allowed us free access to the Adaapta consultants. The NVPL Foundation donated $15,000 towards the cost.
To put the architect fees in context, the library spent $218,881 on the addressing problems in the current building between August 2014-2022 and has been unable to address some of the most severe issues in the Rasmussen Building --- the current site --- such as rot and ongoing water seepage, which would require demolition and then filling in the cellars.
How much will this cost me?
The Foundation will conduct a capital campaign and seek donors and grantors as well as continue fundraising events.
As a last and very future step, the Library Board would consider a bond. The Board of Trustees are also taxpayers of the library district and concerned about tax increases. So, it is only after initial fund raising and grant applications that the board would choose to put a bond on the ballot. Because initial fund raising has not been completed, the amount of that bond is unknown.
If a bond passed it would raise property taxes for voters in the Library District (Stevensville and Lone Rock) until the debt was paid but only after voter approval.
There has been much talk about the location for the new library. Has any decision been made regarding where the new library will be located?
116 Red Willow Drive, Stevensville is bare land and is under consideration.
The Red Willow Drive location is now the only land option under serious consideration by the board.