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Meadows Edge Staff Report and MaterialsPLANNING FOR THE FUTURE REPORT TO: FROM: SUBJECT: MEETING DATE: M0111'T"A Doug Russell, City Manager e Jarod Nygren, Senior Planner Planning Department 201 V Avenue East Kalispell, MT 59901 Phone: (406) 758-7940 Fax: (406) 758-7739 www.kalispell.com/planning KA-18-04, KPUD-18-02 — Meadows Edge Annexation and Initial Zoning with a Planned Unit Development Zoning Overlay June 4, 2018 BACKGROUND: Meadows Edge, LLC is requesting permission to annex a 112-acre property into the city. Upon annexation the applicant is requesting R-3 and B-1 Zones with a Residential Mixed Use Planned Unit Development (PUD) zoning overlay. The subject property will be annexed under the provisions of Sections 7-2-4601 through 7-2-4610, M.C.A., Annexation by Petition. Upon annexation by the city, the property will be served by city police, fire and have access to city sewer and water services. The Residential Mixed Use PUD will function in concert with the underlying R-3 and B-1 Zones to provide a comprehensive, integrated development plan providing flexibility of architectural design, density as well as the option to mix land uses. In this case, the PUD would have 5.7-acres of mixed commercial use at the intersection of Three Mile Drive and W. Springcreek, 171 single-family units, 50 two-family units, 21 three-family units and 80 four -family units for a total of 322 dwelling units, parkland, open space and wetland conservation. The PUD was reviewed in accordance with Section 27.19.020(4) of the Kalispell Zoning Ordinance. The initial city zoning classification was reviewed in accordance with Section 27.03.010(4) of the Kalispell Zoning Ordinance and the itemized criteria described by 76-2-304, M.C.A. The property is undeveloped tract land located at the northwest corner of the intersection of Three Mile Drive and W. Springcreek/Farm to Market. The property can be legally described as Tract 3 of COS 18892 in the E2, Section 3 and Parcel A of COS 15268 in the SW4, Section 2, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana. The Kalispell Planning Board held a duly noticed public hearing May 8, 2018, to consider the annexation and initial zoning request. Staff presented staff report KA-18-04 and KPUD-18-02 providing details of the proposal and evaluation. Staff recommended that the Planning Board adopt the staff report as findings of fact, and recommend to the Council that the annexation and initial zoning with a Residential Mixed Use PUD zoning overlay be granted. During the public comment portion of the hearing, a representative of the applicant and the applicant spoke in favor of the request. A neighboring property owner to the west spoke out stating that they had been working with the developer in order to address some of their concerns. There being no further public testimony, the public hearing was closed and a motion was presented to adopt staff report KA-18-04 as findings of fact and recommend to the Kalispell City Council that the property be annexed with an initial zoning of R-3 and B-1. Board discussion concluded that the request was appropriate, and the motion passed unanimously on roll call vote. Another motion was presented to adopt staff report KPUD-18-02 as findings of fact and recommend to the Kalispell City Council that the PUD be approved, subject to 33 conditions. The Board had a lengthy discussion including water quality, big game habitat, school impacts, types of residents expected and wetland conservation. Additional discussion concluded that the request was appropriate, and the motion passed unanimously on roll call vote. RECOMMENDATION: It is recommended that the Kalispell City Council approve Resolution 5873, a Resolution to provide for the alteration of boundaries of the City of Kalispell by including therein as an annexation Tract 3 of COS 18892 in the E2, Section 3 and Parcel A of COS 15268 in the SW4, Section 2, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana. It is also recommended that the Kalispell City Council approve the first reading of Ordinance 1810, an Ordinance to amend section 27.02.010, official zoning map, City of Kalispell zoning ordinance 1677, by zoning certain real property described as Tract 3 of COS 18892 in the E2, Section 3 and Parcel A of COS 15268 in the SW4, Section 2, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana to City R-3 and B-1 with a Residential Mixed Use Planned Unit Development zoning overlay with 33 conditions, in accordance with the Kalispell Growth Policy Plan — It 2035, and to provide an effective date. FISCAL EFFECTS: There are no anticipated fiscal impacts at this time. ALTERNATIVES: Deny the request. ATTACHMENTS: Resolution 5873 Ordinance 1810 May 8, 2018, Kalispell Planning Board Minutes Staff Report Application Materials & Maps c: Aimee Brunckhorst, Kalispell City Clerk PLANNING FOR THE FUTURE REPORT TO: FROM: SUBJECT: MEETING DATE: MONT"A Doug Russell, City Manager Jarod Nygren, Senior Planner Planning Department 201 1st Avenue East Kalispell, MT 59901 Phone: (406) 758-7940 Fax: (406) 758-7739 www.kalispell.com/planning KPP-18-05 — Meadows Edge, Phase I Preliminary Plat Request June 4, 2018 BACKGROUND: Meadows Edge, LLC is requesting a major subdivision on 22-acres of the 112-acre property into 92 residential lots and 142 dwelling units. The proposed subdivision is the first phase of five (5) subdivision phases, which at full buildout will consist of 5.7-acres of mixed commercial use at the intersection of Three Mile Drive and W. Springcreek, 171 single-family units, 50 two-family units, 21 three-family units and 80 four -family units for a total of 322 dwelling units, parkland, open space and wetland conservation. The application will be reviewed in accordance with Section 28.2.06 of the Kalispell Subdivision Regulations. The property is undeveloped tract land located at the northwest corner of the intersection of Three Mile Drive and W. Springcreek/Farm to Market. The property can be legally described as Tract 3 of COS 18892 in the E2, Section 3, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana. The Kalispell Planning Board held a duly noticed public hearing May 8, 2018, to consider the application request. Staff presented staff report KPP-18-05 providing details of the proposal and evaluation. Staff reported that the proposed preliminary plat was consistent with the subdivision regulations, the zoning, and the growth policy. Staff recommended that the Planning Board adopt the staff report as findings of fact and recommend to the Council that the preliminary plat be approved, subject to 33 conditions. During the public comment portion of the hearing, a representative of the applicant and the applicant spoke in favor of the request. A neighboring property owner to the west spoke out stating that they had been working with the developer in order to address some of their concerns. There being no further public testimony, the public hearing was closed and a motion was presented to adopt staff report KPP-18-05 as findings of fact, and recommend to the Kalispell City Council that the preliminary plat be approved, subject to 33 conditions. The Board had a lengthy discussion including water quality, big game habitat, school impacts, types of residents expected and wetland conservation. Additional discussion concluded that the preliminary plat was appropriate, and the motion passed unanimously on roll call vote. RECOMMENDATION: It is recommended that the Kalispell City Council approve Resolution 5874, a resolution approving a request from Meadows Edge, LLC for major subdivision Preliminary Plat KPP-18-05, a major subdivision preliminary plat with 33 conditions of approval, located in Tract 3 of COS 18892 in the E2, Section 3, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana. FISCAL EFFECTS: Approval of the request will allow the applicant to proceed with development of the site, which in turn will have positive fiscal impact. ALTERNATIVES: Deny the request. ATTACHMENTS: Resolution 5874 May 8, 2018, Kalispell Planning Board Minutes Staff Report Application Materials & Maps c: Aimee Brunckhorst, Kalispell City Clerk Return to: Kalispell City Clerk PO Box 1997 Kalispell, MT 59903 RESOLUTION NO. 5873 A RESOLUTION TO PROVIDE FOR THE ALTERATION OF THE BOUNDARIES OF THE CITY OF KALISPELL BY INCLUDING THEREIN AS AN ANNEXATION CERTAIN REAL PROPERTY DESCRIBED AS TRACT 3 OF COS 18892 IN THE EAST HALF OF SECTION 3 AND PARCEL A OF COS 15268 IN THE SOUTHWEST QUARTER OF SECTION 2, TOWNSHIP 28 NORTH, RANGE 22 WEST, P.M.M., FLATHEAD COUNTY, MONTANA, TO BE KNOWN AS MEADOWS EDGE ADDITION NO.438, TO ZONE SAID PROPERTY IN ACCORDANCE WITH THE KALISPELL ZONING ORDINANCE, AND TO DECLARE AN EFFECTIVE DATE. WHEREAS, the City of Kalispell received a petition from Meadows Edge, LLC, the owner of the above -referenced property, requesting the City of Kalispell annex the territory into the City; and WHEREAS, the Kalispell Planning Department has made a report on the petitioner's Annexation Request, #KA-18-04, dated April 27, 2018; and WHEREAS, the Kalispell City Planning Board and Zoning Commission recommended the territory be zoned City R-3, Residential, and City B-1, Neighborhood Commercial, upon annexation into the City of Kalispell; and WHEREAS, the City of Kalispell desires to annex said property in accordance with Title 7, Chapter 2, Part 46, Montana Code Annotated. NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF KALISPELL AS FOLLOWS: SECTION 1. That all the real property described as Tract 3 of Cos 18892 in the east half of Section 3 and Parcel A of COS 15268 in the southwest quarter of Section 2, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana, be annexed to the City of Kalispell and the boundary of the City is altered to so provide. SECTION 2. Upon the effective date of this Resolution, the City Clerk is directed to make and certify under the seal of the City, a copy of the record of these proceedings as are entered on the minutes of the City Council and file said documents with the Flathead County Clerk and Recorder. From and after the date of filing of said documents as prepared by the City Clerk, or on the effective date hereof, whichever shall occur later, said annexed territory is part of the City of Kalispell and its citizens and property shall be subject to all debts, laws and ordinances and regulations in force in the City of Kalispell and shall be entitled to the same privileges and benefits as are other parts of the City. SECTION 3. The territory annexed by this Resolution shall be zoned in accordance with the Kalispell Zoning Ordinance. SECTION 4. This Resolution shall be effective immediately upon passage by the City Council. PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF THE CITY OF KALISPELL, THIS 4TH DAY OF JUNE, 2018. Mark Johnson Mayor ATTEST: Aimee Brunckhorst, CMC City Clerk Return to: Kalispell City Clerk PO Box 1997 Kalispell, MT 59903 ORDINANCE NO. 1810 AN ORDINANCE TO AMEND SECTION 27.02.010, OFFICIAL ZONING MAP, CITY OF KALISPELL ZONING ORDINANCE, (ORDINANCE NO. 1677), BY CREATING A RESIDENTIAL MIXED USE PLANNED UNIT DEVELOPMENT OVERLAY ZONE, TO BE KNOWN AS MEADOWS EDGE PUD, OVER CERTAIN REAL PROPERTY MORE PARTICULARLY DESCRIBED AS TRACT 3 OF COS 18892 IN THE EAST HALF OF SECTION 3 AND PARCEL A OF COS 15268 IN THE SOUTHWEST QUARTER OF SECTION 2, TOWNSHIP 28 NORTH, RANGE 22 WEST, P.M.M., FLATHEAD COUNTY, MONTANA, IN ACCORDANCE WITH THE KALISPELL GROWTH POLICY - PLAN IT 2035, AND TO PROVIDE AN EFFECTIVE DATE. WHEREAS, Meadows Edge, LLC, the owners of the property described above, petitioned the City of Kalispell that the zoning classification attached to the above described tract of land be zoned R-3 and B-1, Residential and Neighborhood Commercial, with a Planned Unit Development overlay to be known as Meadows Edge PUD, on approximately 112 acres of land; and WHEREAS, the property is currently zoned AG-80, Agricultural, and is located at the northwest intersection of Three Mile Drive and West Springcreek/Farm to Market Road while a small 2.4-acre portion also being annexed is located at the northeast intersection of Three Mile Drive and West Spring Creek/Farm to Market Road; and WHEREAS, the petition of Meadows Edge, LLC was the subject of a report compiled by the Kalispell Planning Department, Staff Report #KPUD-18-02, in which the Kalispell Planning Department evaluated the petition and recommended that a Planned Unit Development overlay be attached to the above described tract of land pursuant to Kalispell City Code 72.21.030(2)(b); and WHEREAS, the Kalispell City Planning Board held a Public Hearing on the matter on May 8, 2018, and recommended that a Planned Unit Development overlay be attached to approximately 112 acres of land, pursuant to Kalispell City Code 72.21.030(2)(b); and WHEREAS, after considering all the evidence submitted on the proposal to attach a Planned Unit Development overlay to the property, the City Council finds such zoning to be consistent with the Kalispell Growth Policy — Plan It 2035 and adopts, based upon the criterion set forth in Section 76-3-608, M.C.A., and State, Etc. v. Board of County Commissioners, Etc. 590 P2d 602, the findings of fact of KPD as set forth in Staff Report No. #KPUD-18-02. NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF KALISPELL, AS FOLLOWS: SECTION 1. Section 27.02.010, of the Official Zoning Map of the Kalispell Zoning Ordinance, (Ordinance No. 1677) is hereby amended by attaching the property described above with a Planned Unit Development overlay. SECTION 2. The Planned Unit Development overlay proposed by Meadows Edge, LLC upon the real property described above is hereby approved subject to the following conditions: 1. The Planned Unit Development for Meadows Edge allows the following deviations from the Kalispell Zoning Ordinance: a) Kalispell Zoning Ordinance, Section 27.06.020 Permitted Uses — Allows up to four (4) attached townhomes as a permitted use. 2. That the development of the site will be in substantial conformance with the preliminary plat documents entitled Meadows Edge and associated submittal drawings which shall govern location of the lots, easements, roadways, phasing plan, covenants and declarations, landscaping, fencing, parkland, uses and pedestrian access facilities. 3. The preliminary plat approval for the development shall be valid for a period of three years from the date of approval. 4. A development agreement shall be drafted by the Kalispell City Attorney between the City of Kalispell and the developer outlining and formalizing the terms, conditions and provisions of approval. The final plan as approved, together with the conditions and restrictions imposed, shall constitute the Planned Unit Development (PUD) zoning for the site that shall be completed and signed by the city and owner prior to the issuance of a building permit. 5. Architectural renderings for all commercial buildings are required to be submitted to the Kalispell Architectural Review Committee for review and approval prior to issuance of a building permit. 6. To ensure the traffic flow and access comply with Kalispell Design and Construction Standards, the development shall receive Site Review Committee approval prior to issuance of the building permit for development within the B-1 Zone. 7. New infrastructure required to serve the subdivision shall be designed and constructed in accordance with the City of Kalispell's Standards for Design and Construction. All design work shall be reviewed and approved in writing by the Kalispell Public Works Department prior to construction. This infrastructure shall include but not be limited to streets, street lighting, street signage, curb, gutter, boulevard and sidewalks. 8. Water and sewer main extensions shall be designed and constructed in accordance with the City of Kalispell's Standards for Design and Construction and in compliance with the city's facilities update and extensions of services plans. The water and sewer main extension plans shall be reviewed and approved by the Kalispell Public Works Department. Prior to final plat, a certification shall be submitted to the Public Works Department stating that the water and sewer mains have been built and tested as designed and approved. 9. The sewer for Phases 2-5 shall be designed to connect into the West Side Sewer Interceptor. Final design plans shall be reviewed and approved by the Kalispell Public Works Department prior to final plat of Phase 2. 10. The developer shall submit to the Kalispell Public Works Department for review and approval a stormwater report and an engineered drainage plan that meets the requirements of the current City standards for design and construction. Prior to final plat, a certification shall be submitted to the Public Works Department stating that the drainage plan for the subdivision has been installed as designed and approved. 11. The developer shall submit to the Kalispell Public Works Department prior to construction an erosion/sediment control plan for review and approval and a copy of all documents submitted to Montana Department of Environmental Quality for the General Permit for Stormwater Discharge Associated with Construction Activities. 12. Prior to final plat a letter from the Kalispell Public Works Department shall be submitted stating that all new infrastructure has been accepted by the City of Kalispell or a proper bond has been accepted for unfinished work. 13. The traffic impact study for the project site shall be reviewed and approved by the Public Works Department and where appropriate, the Montana Department of Transportation in order to determine the appropriate mitigation as the project develops. 14. The developer shall obtain an approach permit from the Montana Department of Transportation (MDT) for approaches onto Farm to Market Road. If any improvements are necessary at the intersection of the roadways, these improvements shall be completed to the satisfaction of the MDT prior to final plat and MDT shall so certify this in writing to the city. 15. Prior to final plat all mitigation required as part of the approved traffic impact study shall be completed. All improvements shall be reviewed and approved by either the Public Works Department or Montana Department of Transportation. A letter from the Kalispell Public Works Department or Montana Department of Transportation shall be submitted stating that all new infrastructure has been accepted by the City of Kalispell or State of Montana. If infrastructure work has not been accepted, a letter stating that a proper bond has been accepted for the unfinished work by the appropriate agency is required. 16. A letter from the Kalispell Fire Department approving the access, placement of the fire hydrants and fire flows within the subdivision shall be submitted prior to final plat. 17. A letter shall be obtained from the Parks and Recreation Director approving a landscape plan for the placement of trees and landscaping materials within the open space, landscape boulevards and streets serving the subdivision. 18. A park maintenance district shall be formed incorporating all the lots within the subdivision. The park maintenance district shall not be effective until such time as any open space or parks are accepted by the city. In this case an assessment would be levied within the maintenance district to be determined by the Parks and Recreation Department with approvals by the Kalispell City Council. 19. A park plan shall be created and approved by the Parks and Recreation Director prior to final plat of Phase 1. 20. All easements and/or right-of-ways shall be indicated on the face of the final plat. Utility easements for City water and sewer shall be provided to allow for the logical extension of utilities from this subdivision to adjoining properties. A letter from the Kalispell Public Works Department shall be obtained stating that the required easements are being shown on the final plat. 21. The following statement shall appear on the final plat: "The undersigned hereby grants unto each and every person, firm or corporation, whether public or private, providing or offering to provide telephone, telegraph, electric power, gas, cable television, water or sewer service to the public, the right to the joint use of an easement for the construction, maintenance, repair, and removal of their lines and other facilities, in, over, under, and across each area designated on this plat as "Utility Easement" to have and to hold forever." 22. That a minimum of two-thirds of the necessary public infrastructure for this subdivision shall be completed prior to final plat submittal of each phase. 23. All utilities shall be placed underground and in locations that are approved by the Kalispell Public Works Department in accordance with the Kalispell Standards for Design and Construction. 24. The following public right-of-way improvements shall be completed at each phase of the development: Phase 1 — West Spring Creek/Farm to Market shall be updated to city standards along the property boundary from Mountain Vista Way south to the intersection with Three Mile Drive. b. Phase 2 — Three Mile Drive shall be upgraded to city standards along the property boundary from the western terminus of the development to the eastern terminus of the development. Phase 3 — Farm to Market shall be upgraded to city standards from Mountain Vista Way north to the properties northern property boundary. 25. The paths located within Three Mile Drive and W. Spring Creek/Farm to Market shall be maintained by the Meadows Edge HOA. 26. The alleyways within the development shall be designated as "private" at time of final plat. 27. Subdivision signage for the development shall comply with Section 27.22.050(6) of the Kalispell Zoning Ordinance. 28. A homeowner's association (HOA) shall be formed and established for the common areas prior to final plat. 29. All properties along the western boundary of the subdivision shall install uniform rear yard fencing prior to certificate of occupancy of those residences. 30. A note shall be placed on the final plat that stating: "This subdivision is located in an agriculture area and potential nuisances such as noise, dust, odors, and irregular hours of operation are to be expected. As such, the right to farm on adjoining properties shall not be restricted as a result of the development or occupancy of this subdivision." 31. The developer shall work with Eagle Transit to establish bus stop location(s) within the Meadows Edge PUD. The approved bus stop location(s) shall be included on a revised PUD plan and submitted with the preliminary plat of phase 5. Bus stop location(s) shall be improved in accordance with Eagle Transit's requirements, which may include a bus shelter. This condition is waived if Eagle Transit provides a letter in writing that it will not serve the development. 32. Prior to filing the final plat, a letter from the US Postal Service shall be included stating the Service has reviewed and approved of the design and location of the mail delivery site. The mail delivery site shall be installed or bonded for prior to final plat of Phase 1. In addition, the mail delivery site and improvements shall also be included in the preliminary and final engineering plans to be reviewed by the Public Works Department. The mail delivery site shall not impact a sidewalk or proposed boulevard area. 33. Any water rights associated with the property shall be transferred to the City of Kalispell. The water rights shall be allocated proportionally for each phase of the development prior to final plat. SECTION 3. The balance of Section 27.02.010, Official Zoning Map, City of Kalispell Zoning Ordinance not amended hereby shall remain in full force and effect. SECTION 4. This Ordinance shall take effect from and after 30 days of its passage by the City Council. PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF THE CITY OF KALISPELL, MONTANA, THIS 18TH DAY OF JUNE, 2018. Mark Johnson Mayor ATTEST: Aimee Brunckhorst, CMC City Clerk RESOLUTION NO. 5874 A RESOLUTION CONDITIONALLY APPROVING THE PRELIMINARY PLAT OF PHASE 1 OF MEADOWS EDGE, DESCRIBED AS TRACT 3 OF COS 18892 IN THE EAST HALF OF SECTION 3, TOWNSHIP 28 NORTH, RANGE 22 WEST, P.M.M., FLATHEAD COUNTY, MONTANA. WHEREAS, Meadows Edge, LLC, the owner of the certain real property described above, has petitioned for approval of Phase 1 of the Subdivision Plat of said property; and WHEREAS, the Kalispell City Planning Board and Zoning Commission held a public hearing on May 8, 2018 on the proposal and reviewed Subdivision Report #KPP-18-05 issued by the Kalispell Planning Department; and WHEREAS, the Kalispell City Planning Board and Zoning Commission has recommended approval of the Preliminary Plat of Phase 1 of Meadows Edge, subject to certain conditions and recommendations; and WHEREAS, the city council of the City of Kalispell at its regular council meeting of June 4, 2018, reviewed the Kalispell Planning Department Report #KPP-18-05, reviewed the recommendations of the Kalispell City Planning Board and Zoning Commission, and found from the Preliminary Plat, and evidence, that the subdivision is in the public interest. NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF KALISPELL, MONTANA AS FOLLOWS: SECTION 1. That the Findings of Fact contained in Kalispell Planning Department Report #KPP-18-05 are hereby adopted as the Findings of Fact of the city council. SECTION 2. That the application of Meadows Edge, LLC for approval of the Preliminary Plat of Phase 1 of Meadows Edge, Kalispell, Flathead County, Montana is hereby approved subject to the following conditions: The Planned Unit Development for Meadows Edge allows the following deviations from the Kalispell Zoning Ordinance: a) Kalispell Zoning Ordinance, Section 27.06.020 Permitted Uses — Allows up to four (4) attached townhomes as a permitted use. 2. That the development of the site will be in substantial conformance with the preliminary plat documents entitled Meadows Edge and associated submittal drawings which shall govern location of the lots, easements, roadways, phasing plan, covenants and declarations, landscaping, fencing, parkland, uses and pedestrian access facilities. 3. The preliminary plat approval for the development shall be valid for a period of three years from the date of approval. 4. A development agreement shall be drafted by the Kalispell City Attorney between the City of Kalispell and the developer outlining and formalizing the terms, conditions and provisions of approval. The final plan as approved, together with the conditions and restrictions imposed, shall constitute the Planned Unit Development (PUD) zoning for the site that shall be completed and signed by the city and owner prior to the issuance of a building permit. 5. Architectural renderings for all commercial buildings are required to be submitted to the Kalispell Architectural Review Committee for review and approval prior to issuance of a building permit. 6. To ensure the traffic flow and access comply with Kalispell Design and Construction Standards, the development shall receive Site Review Committee approval prior to issuance of the building permit for development within the B-1 Zone. 7. New infrastructure required to serve the subdivision shall be designed and constructed in accordance with the City of Kalispell's Standards for Design and Construction. All design work shall be reviewed and approved in writing by the Kalispell Public Works Department prior to construction. This infrastructure shall include but not be limited to streets, street lighting, street signage, curb, gutter, boulevard and sidewalks. 8. Water and sewer main extensions shall be designed and constructed in accordance with the City of Kalispell's Standards for Design and Construction and in compliance with the city's facilities update and extensions of services plans. The water and sewer main extension plans shall be reviewed and approved by the Kalispell Public Works Department. Prior to final plat, a certification shall be submitted to the Public Works Department stating that the water and sewer mains have been built and tested as designed and approved. 9. The sewer for Phases 2-5 shall be designed to connect into the West Side Sewer Interceptor. Final design plans shall be reviewed and approved by the Kalispell Public Works Department prior to final plat of Phase 2. 10. The developer shall submit to the Kalispell Public Works Department for review and approval a stormwater report and an engineered drainage plan that meets the requirements of the current City standards for design and construction. Prior to final plat, a certification shall be submitted to the Public Works Department stating that the drainage plan for the subdivision has been installed as designed and approved. 11. The developer shall submit to the Kalispell Public Works Department prior to construction an erosion/sediment control plan for review and approval and a copy of all documents submitted to Montana Department of Environmental Quality for the General Permit for Stormwater Discharge Associated with Construction Activities. 12. Prior to final plat a letter from the Kalispell Public Works Department shall be submitted stating that all new infrastructure has been accepted by the City of Kalispell or a proper bond has been accepted for unfinished work. 13. The traffic impact study for the project site shall be reviewed and approved by the Public Works Department and where appropriate, the Montana Department of Transportation in order to determine the appropriate mitigation as the project develops. 14. The developer shall obtain an approach permit from the Montana Department of Transportation (MDT) for approaches onto Farm to Market Road. If any improvements are necessary at the intersection of the roadways, these improvements shall be completed to the satisfaction of the MDT prior to final plat and MDT shall so certify this in writing to the city. 15. Prior to final plat all mitigation required as part of the approved traffic impact study shall be completed. All improvements shall be reviewed and approved by either the Public Works Department or Montana Department of Transportation. A letter from the Kalispell Public Works Department or Montana Department of Transportation shall be submitted stating that all new infrastructure has been accepted by the City of Kalispell or State of Montana. If infrastructure work has not been accepted, a letter stating that a proper bond has been accepted for the unfinished work by the appropriate agency is required. 16. A letter from the Kalispell Fire Department approving the access, placement of the fire hydrants and fire flows within the subdivision shall be submitted prior to final plat. 17. A letter shall be obtained from the Parks and Recreation Director approving a landscape plan for the placement of trees and landscaping materials within the open space, landscape boulevards and streets serving the subdivision. 18. A park maintenance district shall be formed incorporating all the lots within the subdivision. The park maintenance district shall not be effective until such time as any open space or parks are accepted by the city. In this case an assessment would be levied within the maintenance district to be determined by the Parks and Recreation Department with approvals by the Kalispell City Council. 19. A park plan shall be created and approved by the Parks and Recreation Director prior to final plat of Phase 1. 20. All easements and/or right-of-ways shall be indicated on the face of the final plat. Utility easements for City water and sewer shall be provided to allow for the logical extension of utilities from this subdivision to adjoining properties. A letter from the Kalispell Public Works Department shall be obtained stating that the required easements are being shown on the final plat. 21. The following statement shall appear on the final plat: "The undersigned hereby grants unto each and every person, firm or corporation, whether public or private, providing or offering to provide telephone, telegraph, electric power, gas, cable television, water or sewer service to the public, the right to the joint use of an easement for the construction, maintenance, repair, and removal of their lines and other facilities, in, over, under, and across each area designated on this plat as "Utility Easement" to have and to hold forever." 22. That a minimum of two-thirds of the necessary public infrastructure for this subdivision shall be completed prior to final plat submittal of each phase. 23. All utilities shall be placed underground and in locations that are approved by the Kalispell Public Works Department in accordance with the Kalispell Standards for Design and Construction. 24. The following public right-of-way improvements shall be completed at each phase of the development: a. Phase 1— West Spring Creek/Farm to Market shall be updated to city standards along the property boundary from Mountain Vista Way south to the intersection with Three Mile Drive. b. Phase 2 — Three Mile Drive shall be upgraded to city standards along the property boundary from the western terminus of the development to the eastern terminus of the development. Phase 3 — Farm to Market shall be upgraded to city standards from Mountain Vista Way north to the properties northern property boundary. 25. The paths located within Three Mile Drive and W. Spring Creek/Farm to Market shall be maintained by the Meadows Edge HOA. 26. The alleyways within the development shall be designated as "private" at time of final plat. 27. Subdivision signage for the development shall comply with Section 27.22.050(6) of the Kalispell Zoning Ordinance. 28. A homeowner's association (HOA) shall be formed and established for the common areas prior to final plat. 29. All properties along the western boundary of the subdivision shall install uniform rear yard fencing prior to certificate of occupancy of those residences. 30. A note shall be placed on the final plat that stating: "This subdivision is located in an agriculture area and potential nuisances such as noise, dust, odors, and irregular hours of operation are to be expected. As such, the right to farm on adjoining properties shall not be restricted as a result of the development or occupancy of this subdivision." 31. The developer shall work with Eagle Transit to establish bus stop location(s) within the Meadows Edge PUD. The approved bus stop location(s) shall be included on a revised PUD plan and submitted with the preliminary plat of phase 5. Bus stop location(s) shall be improved in accordance with Eagle Transit's requirements, which may include a bus shelter. This condition is waived if Eagle Transit provides a letter in writing that it will not serve the development. 32. Prior to filing the final plat, a letter from the US Postal Service shall be included stating the Service has reviewed and approved of the design and location of the mail delivery site. The mail delivery site shall be installed or bonded for prior to final plat of Phase 1. In addition, the mail delivery site and improvements shall also be included in the preliminary and final engineering plans to be reviewed by the Public Works Department. The mail delivery site shall not impact a sidewalk or proposed boulevard area. 33. Any water rights associated with the property shall be transferred to the City of Kalispell. The water rights shall be allocated proportionally for each phase of the development prior to final plat. SECTION 3. Upon proper review and filing of the Final Plat of said subdivision in the office of the Flathead County Clerk and Recorder, said premises shall be a subdivision of the City of Kalispell. PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF THE CITY OF KALISPELL THIS 4TH DAY OF JUNE, 2018. ATTEST: Aimee Brunckhorst, CMC City Clerk Mark Johnson Mayor KALISPELL CITY PLANNING BOARD & ZONING COMMISSION MINUTES OF REGULAR MEETING May 8, 2018 CALL TO ORDER AND ROLL CALL The regular meeting of the Kalispell City Planning Board and Zoning Commission was called to order at 6:00 p.m. Board members present were: Chad Graham, George Giavasis, Rory Young, Kurt Vomfell, and Joshua. Borgardt. Doug Kaufmann & Ronalee Skees were absent. Tom Jentz, Jarod Nygren and PJ Sorensen represented the Kalispell Planning Department. APPROVAL OF MINUTES Giavasis moved and Young seconded a motion to approve the minutes of the April 10, 2018 meeting of the Kalispell City Planning Board and Zoning Commission. VOTE BY ACCLAMATION The motion passed unanimously on a vote of acclamation. PUBLIC COMMENT None. BOARD MEMBER SEATED Young recused himself from the School District 5 agency exemptions because he is one of the representatives for the applicant. AGENCY EXEMPTIONS — Under Section 76-2-402, MCA, an entity of state or local government can SCHOOL DISTRICT 5 declare itself exempt from some or all of the provisions of local zoning regulations. Once an agency makes that declaration, the City is responsible for receiving comments on the project. The City typically sends out a public notice like it does in any other application and sets a time to hold a meeting that provides a public forum. Neither the Board nor the City make any decision or recommendation and there is no further action taken or required at or after the meeting. The meeting is for the sole purpose of hearing public comment on the matter. Those comments are provided to the School District for them to consider, but they are not under any legal obligation to take any further steps. In this situation, School District 5 has submitted agency exemptions for seven (7) projects: Linderman School — 124 3rd Avenue East. The plan includes interior remodeling to create more classroom space. Edgerton School — 1400 Whitefish Stage Road. The plan includes a first floor addition near the existing entry for additional office space. Russell School — 227 West Nevada. The plan includes the addition of a new gymnasium adjacent to the old gymnasium, and remodeling of the existing gym space. Hedges School — 827 4th Avenue East. The plan includes an addition at the rear of the building and interior remodeling. Peterson School — 1110 2nd Street West. The plan includes a new gymnasium on the east end of the building and remodel work at the existing entry. Elrod School — 412 3rd Avenue West. The plan includes a new gymnasium adjacent to the existing gymnasium, and interior remodeling of the existing gym. Flathead High School — 644 4th Avenue West. The plan includes the addition of classrooms and gym space on the west side of the building. Kalispell City Planning Board Minutes of the meeting of May 8, 2018 Page I 1 STAFF REPORT PJ Sorensen briefly covered what an agency exemption entails for the board and how to proceed with discussion and public comment. LINDERMAN SCHOOL — PUBLIC Rory Young — Jackola Engineering, 2250 Hwy 93 S — representing applicant; COMMENT reviewed project briefly for the board and offered to answer any questions. EDGERTON SCHOOL — PUBLIC David Mitchel — CTA, 2 Main St, Ste. 205 — representing applicant; reviewed COMMENT project briefly for the board and offered to answer any questions. RUSSELL SCHOOL — PUBLIC David Mitchel — CTA, 2 Main St, Ste. 205 — representing applicant; reviewed COMMENT project briefly for the board and offered to answer any questions. HEDGES SCHOOL — PUBLIC David Mitchel — CTA, 2 Main St, Ste. 205 — representing applicant; reviewed COMMENT project briefly for the board and offered to answer any questions. PETERSON SCHOOL — PUBLIC David Mitchel — CTA, 2 Main St, Ste. 205 — representing applicant; reviewed COMMENT project briefly for the board and offered to answer any questions. ELROD SCHOOL — PUBLIC David Mitchel — CTA, 2 Main St, Ste. 205 — representing applicant; reviewed COMMENT project briefly for the board and offered to answer any questions. FLATHEAD HIGH SCHOOL — Eric Enz — Axiam Builders, PO Box 8615 — representing applicant; reviewed PUBLIC COMMENT project briefly for the board and offered to answer any questions. BOARD PRESIDENT CLOSED Chad Graham closed public hearing. HEARING BOARD MEMBER SEATED Young returned to his seat. WATERS CUP A request from SA Properties, LLC for a conditional use permit for a heating, ventilation and air conditioning (HVAC) business within the B-3 Zoning District. HVAC businesses are permitted within the B-3 Zoning District provided a conditional use permit is obtained per 27.14A.030 of the Kalispell Zoning Ordinance. STAFF REPORT Jarod Nygren, representing the Kalispell Planning Department reviewed Staff Report #KCU-18-01. Nygren went over the project including the zoning, existing land uses and conditions of approval. Staff recommends that the Kalispell City Planning Board adopt staff report #KCU-18-01 as findings of fact and recommend to the Kalispell City Council that the conditional use permit be approved subject to the conditions listed in the staff report. BOARD DISCUSSION Vomfell asked about type of fencing applicant would be using. Nygren responded that it will be decided once it goes through architectural review. Giavasis questioned staff on how they feel it fits into the vision for this area as it redevelops with the trail, etc. Nygren advised that with the improvements the owner will be making and with the conditions in the staff report that it will be compatible and a significant improvement over what is there currently.. PUBLIC HEARING Mike Merchant — 288 4th Ave EN; is concerned with what Center St will look like as the city develops the trails and whether or not it is a good fit. Jeremy Waters — 17 Trillium Way — applicant; commented that he bought this property because they are excited for the new trail and wanted to come in and be a part of the vision the city has planned for the area. He feels this is just a stepping stone right now and that they want to continue with the city's proposed planning. Kalispell City Planning Board Minutes of the meeting of May 8, 2018 Page 12 Mike Brodie — 816 1st Ave W; does not feel this would not be a good fit for the future of the area. MOTION Vomfell moved and Young seconded a motion that the Kalispell City Planning Board and Zoning Commission adopt Staff Report #KCU-18-01 as findings of fact and recommend to the Kalispell City Council that the conditional use permit be approved. BOARD DISCUSSION Giavasis feels the after listening to what the applicant has in mind for this property and that he is excited to move forward with the city's vision he is more comfortable with the use requested. Jentz added that we are in a slow transition and this is a part of the process, land owners coming in and improving the properties and grasping the city's vision early on. ROLL CALL The motion passed unanimously on a roll call vote. MEADOWS EDGE — ANNEXATION, Meadows Edge, LLC is requesting permission to annex a 112-acre property into PUD AND PRELIMINARY PLAT the city. Upon annexation the applicant is requesting a R-3 and B-1 Zones with a Residential Mixed Use Planned Unit Development (PUD) zoning overlay and major subdivision approval for a 92-lot residential subdivision on 22-acres. The development will consist of 5.7-acres of mixed commercial use at the intersection of Three Mile Drive and W. Springcreek, 171 single-family units, 50 two-family units, 21 three-family units and 80 four -family units for a total of 322 dwelling units, parkland, open space and wetland conservation. The property is undeveloped tract land located at the northwest corner of the intersection of Three Mile Drive and W. Springcreek/Farm to Market. STAFF REPORT Jarod Nygren, representing the Kalispell Planning Department reviewed Staff Report #KA-18-04, KPUD-18-02 & KPP-18-05. Nygren presented the proposed project including the zoning, growth policy, conditions and layout. Staff recommends that the Kalispell City Planning Board adopt staff reports #KA-18-04, KPUD-18-02 & KPP-18-05 as findings of fact and recommend to the Kalispell City Council that the annexation, planned unit development and preliminary plat be approved subject to the conditions in the staff report. BOARD DISCUSSION Graham asked if the land to the west is owned by the same people. Nygren advised no, there are 2 separate landowners to the west. Graham also asked if the city is allowed to collect impact fees from schools. Nygren responded no, state law prohibits it. Vomfell asked whether there was regulated low income for this development. Nygren advised that the owners will sale at market price, there will be no income requirements to live in the subdivision; however, Nygren noted that the developer intends to have residences that meet a lower income threshold which is why the development includes two, three, and four family attached units. Borgardt asked staff to speak in regards to the 14 acres of wetlands located at the north of the property. Nygren advised it will remain wetlands and that there is an additional 10011 setback adjacent the wetland. Jentz went on to say that the wetlands will provide a corridor for the wild life and provides valuable habitat for them. PUBLIC HEARING Bruce Lutz — WGM, 431 1st Ave W — representing applicant; went over the vision of the subdivision and what the owners are developing. They want to create a diverse area. Offered to answer any questions the board may have. Jason McDonald — 1088 N Meridian — project manager; addressed the question in regards to affordable housing. They are trying to create a place that multiple people can afford which is why they are offering more than just single family residences. Also advised that the owners are being very careful not to disturb Kalispell City Planning Board Minutes of the meeting of May 8, 2018 Page 13 the wetlands and to keep a place for the wildlife to live and pass through. Kristen Heck — 985 Three Mile Dr; spoke to the board about the agreements that they and the owners have made in regards to protecting their farmland around the subdivision. They are satisfied with the agreement and although they will be sad to see the wildlife move on and the open land go away but they understand that growth is necessary. MOTION Vomfell moved and Giavasis seconded a motion that the Kalispell City Planning ANNEXATION (KA-18-04) Board and Zoning Commission adopt Staff Report #KA-18-04 as findings of fact and recommend to the Kalispell City Council that the property be annexed and the initial zoning for this property upon annexation be R-3/PUD and B-1/PUD. BOARD DISCUSSION None. ROLL CALL The motion passed unanimously on a roll call vote. MOTION Vomfell moved and Giavasis seconded a motion that the Kalispell City Planning PUD (KPUD-18-02) Board and Zoning Commission adopt staff report #KPUD-18-02 as findings of fact and recommend to the Kalispell City Council that the PUD for Meadows Edge be approved subject to the conditions listed in the staff report. BOARD DISCUSSION None. ROLL CALL The motion passed unanimously on a roll call vote. MOTION Vomfell moved and Giavasis seconded a motion that the Kalispell City Planning PRELIMINARY PLAT (KPP-18-02) Board and Zoning Commission adopt staff report KPP-18-05 as findings of fact and recommend to the Kalispell City Council that the preliminary plat for Meadows Edge be approved, subject to the conditions listed in the staff report. BOARD DISCUSSION Giavasis ROLL CALL The motion passed unanimously on a roll call vote. OLD BUSINESS Nygren briefed the planning board about the City Council meeting held on May 7. Jentz provided update on the Glacier Rail Park and Kalispell Trail. NEW BUSINESS Graham introduced new board member Joshua. Borgardt. ADJOURNMENT The meeting was adjourned at approximately 7:40pm. NEXT MEETING The next meeting of the Kalispell Planning Board will be held on Tuesday, June 12, 2018 at 6:00 p.m. and located in the Kalispell City Council Chambers, 201 1"Ave East. Chad Graham President APPROVED as submitted/amended: Kari Hernandez Recording Secretary Kalispell City Planning Board Minutes of the meeting of May 8, 2018 Page 14 MEADOWS EDGE REQEST FOR ANNEXATION AND INITIAL ZONING OF R-3 AND B-1 STAFF REPORT #KA-18-04 REQUEST FOR A PLANNED UNIT DEVELOPMENT STAFF REPORT #KPUD-18-02 REQUEST FOR MAJOR SUBDIVISION PRELIMINARY PLAT STAFF REPORT KPP-18-05 KALISPELL PLANNING DEPARTMENT APRIL 27, 2018 This is a report to the Kalispell City Planning Board and the Kalispell City Council regarding the request from Meadows Edge, LLC to annex a 112-acre property into the city. Upon annexation the applicant is requesting R-3 and B-1 Zones with a Residential Mixed Use Planned Unit Development (PUD) zoning overlay and major subdivision approval for a 92-lot residential subdivision. The property is undeveloped tract land located at the northwest corner of the intersection of Three Mile Drive and W. Springcreek/Farm to Market, west of the Mountain Vista Estates Subdivision. A public hearing has been scheduled before the planning board for May 8, 2018, beginning at 6:00 PM in the Kalispell City Council Chambers. The planning board will forward a recommendation to the Kalispell City Council for final action. A. Petitioner and Owners: Technical Assistance: Meadows Edge, LLC P.O. Box 7184 Kalispell, MT 59901 (320) 221-0280 WGM Group 431 1st Avenue East Kalispell, MT 59901 (Jason McDonald) B. Background Information Meadows Edge, LLC is requesting permission to annex a 112-acre property into the city. Upon annexation the applicant is requesting R-3 and B-1 Zones with a Residential Mixed Use Planned Unit Development (PUD) zoning overlay and major subdivision approval. The development will consist of 218 residential lots (322 units), 5.7-acres of neighborhood commercial, parkland, open space/wetland conservation, storm water and city streets. This is a multi -application process and the applicant has submitted the following applications: Annexation and Initial Zoning - The subject property will be annexed under the provisions of Sections 7-2-4601 through 7-2-4610, M.C.A., Annexation by Petition. Upon annexation by the city, the property will be served by city police, fire and have access to city sewer and water services. The applicant is requesting that the zoning for the property be R-3 and B-1. The initial city zoning classification will be reviewed in accordance with Section 27.03.010(4) of the Kalispell Zoning Ordinance and the itemized criteria described by 76-2- 304, M.C.A. • Planned Unit Development Overlay Zone - The PUD will function in concert with the R-3 and 13-1 Zones Zone to provide a comprehensive, integrated development plan providing flexibility of architectural design, density as well as the option to mix land uses on the entire 112-acres. In this case, the PUD would be a Residential Mixed Use PUD, as it would have 5.7-acres of neighborhood commercial use at the intersection of Three Mile Drive and W. Springcreek/Farm to Market, 171 single-family units, 50 two-family units, 21 three-family units and 80 four -family units. The PUD will be reviewed in accordance with Section 27.19.020(4) of the Kalispell Zoning Ordinance. • Major Subdivision Preliminary Plat - The applicant is requesting a major subdivision on 39-acres of the 112-acre property into 92 residential lots and 142 dwelling units. The proposed subdivision is the first phase of five (5) subdivision phases. The application will be reviewed in accordance with Section 28.2.06 of the Kalispell Subdivision Regulations. C. Location and Legal Description of Property: The property is located at 825 Three Mile Drive at the northwest intersection of Three Mile Drive and W. Springcreek/Farm to Market. A small 2.4-acre portion being annexed is located at the northeast intersection of Three Mile Drive and West Spring Creek/Farm to Market. The property can be legally described as Tract 3 of COS 18892 in the E2, Section 3 and Parcel A of COS 15268 in the SW4, Section 2, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana. D. Size: The property proposed for annexation is approximately 112-acres. E. Existing Land Use and Zoning: The subject property is developed with an old single-family ranch home with the remainder being undeveloped farmland and wetland at the northern boundary. This property is under Flathead County jurisdiction and is part of the West Valley Zoning District, or West Valley Overlay (WVO), which is currently zoned AG-80, Agricultural. The AG-80, Agricultural, a zoning has an 80-acre minimum lot size requirement. The purpose of the AG-80 Zoning District is to protect and preserve agricultural land for the performance of a wide range of agricultural functions. It is intended to control the scattered intrusion of uses not compatible with an agricultural environment, including, but not limited to, residential development. F. Adjacent Land Uses: North: Single-family home on large county parcel East: Single-family homes within the City of Kalispell (Mountain Vista Estates), undeveloped land and single-family home on large county parcel. South: Single-family home on large county parcel West: Agriculture lands and few single-family homes G. Adjacent Zoning: North: County AG-80 WVO East: City R-2/PUD and County AG-20 South: County SAG-10 WVO 2 West: County AG-80 WVO H. Proposed Zoning: The proposed zoning of the subject property is City R-3 and City B-1 with a Residential Mixed Use PUD zoning overlay. The PUD functions in concert with the R-3 and B-1 Zone to provide a comprehensive, integrated development plan. In this case the development is seeking 5.7-acres of neighborhood commercial use at the intersection of Three Mile Drive and W. Springcreek, 171 single-family units, 50 two-family units, 21 three-family units and 80 four -family units. The zoning will be further outlined in this report. I. General Land Use Character: The area can be described as a transitional area with city residential development to the east of the project site. The residential densities vary greatly in the area as it continues to develop from rural residential and agriculture uses to urban residential uses. To the south, north and west of the project site lies areas within the county that are still either large lot residential tracts or unimproved agriculture lands. City annexations and subsequent residential development along Three Mile Drive has transitioned that corridor into a more urban land use. City subdivisions along Three Mile Drive include Mountain Vista, Spring Creek Estates, Cottonwood Park, Blue Heron, Empire Estates and Aspen Creek, which have all developed in close proximity of the proposed development. Aspen Knoll, Two Mile Tracts, Big Sky Homesites and Hillcrest Terrace are larger lot county residential subdivisions that have developed along Two Mile in close proximity to the proposed development to the south. The area clearly has a residential demand based off of the land use pattern in the area and the proposed use would be considered a continuation of that pattern which has taken advantage of the increased services in the area, including water, sewer and the bypass. J. Utilities and Public Services: Existing city infrastructure in this area includes city water and sewer lines within Spring Creek Estates and Mountain Vista. Additionally, the West Side Sewer Interceptor will be constructed through the Rockwood Ranch property to the southeast in the coming months. The West Side Sewer Interceptor will provide adequate sewer capacity for this development and for development on the north end of town. Sewer: City of Kalispell Water: City of Kalispell Refuse: City of Kalispell Electricity: Flathead Electric Cooperative Gas: NorthWestern Energy Telephone: CenturyTel Schools: School District #1, West Valley Elementary Fire: City of Kalispell Fire Department Police: City of Kalispell Police Department I. ANNEXATION EVALUATION 1. Compliance with the growth policy: Two primary mechanisms for managing growth in the City of Kalispell exist which are to rely on redevelopment and infill within the current city limits or annexation 3 of outlying areas. A goal of the growth policy is to provide a comprehensive, effective growth management plan that provides for all the needs of the community, is adaptable to changing trends and is attuned to the overall public welfare. The City of Kalispell Growth Policy Plan -It 2035 contains the following goals that are relevant to this particular annexation request: Chapter 3, Community Growth and Design: Goal: Encourage housing types that provide housing for all income sectors and income levels within the community. Recommendation: Maintain a municipal annexation program in conjunction with the City of Kalispell water, sewer and storm drainage systems facility plan to address service to fringe developments. Chapter 4, Land Use - Housing: Goal: Provide an adequate supply and mix of housing that meets the needs of present and future residents in terms of cost, type, design and location. Chapter 4, Land Use - Business and Industry: Policy, l.a.: Establish neighborhood commercial areas designed to provide convenient goods and services that address the daily needs of the immediate neighborhood. Chapter 9, Infrastructure and Public Services: Goal: Make public water and sewer available to areas that are in close proximity to services as directed by the extension of services plan. Policy: Annexation to the City of Kalispell should be required when water and sewer services are extended to an unincorporated area. In addition, to the three cited goals, the city council adopted an annexation policy in 2011, with a corresponding map as an addendum to the city's growth policy document. The purpose of the annexation policy is to give the planning board, the council, and the development community direction when property owners outside of the city limits are requesting municipal services and annexation. The property proposed for annexation falls inside the city's direct annexation boundary, albeit the annexation boundary borders the subject properties western property boundary. 2. Municipal Services: Municipal sewer and water mains, are located within the vicinity of the property to the east and can be readily extended by the applicant to serve the site when the property undergoes development. The site is currently protected by the West Valley Fire District and the Flathead County Sheriff's office. The applicant has submitted a Notice of Withdrawal from F the Rural Fire District. At the time of annexation, the property will be served by the Kalispell Fire Department and Kalispell Police Department. The site lies within 3.4 miles of fire station 62 and is readily serviceable by the city fire, police and ambulance services all of which now respond to the immediately adjacent neighborhoods within the city. Given the level of existing services available to and in place, annexation of the property will not overburden the municipal services in place. 3. Distance from current citv limits: The subject property is bordering city limits on its eastern property boundary, thus annexation will serve to be a logical expansion of the existing city limits. 4. Cost of services: Once annexed to the city, full city services will be made available to the property owner. Any necessary infrastructure associated with this development will be required to be constructed in accordance with the City of Kalispell's Design and Construction standards and any other development policies, regulations or ordinances that may apply. If annexed, the property owner will be extending and connecting to city sewer and water at the time of development. The analysis is only an estimate based on a variety of assumptions. The analysis does not take into consideration changes in methods of assessment and estimated costs associated with services. The information can only be used as a general estimate of the anticipated cost of services and revenue. The cost to serve the land proposed for annexation is shown in the attached cost of service analysis - Initial Annexation. Currently, the subject property is vacant land and there will be no services provided to the property. Based on the city's taxation and assessment policies, the property will generate approximately $14,737.41 in taxes and $2,288.27 in assessments. Based on this analysis, the annexation will be net gain to the city of $17,025.68. The cost to serve the development of the project is shown in the attached cost of service analysis - 100% buildout of 322 residential units. Based on the city's taxation and assessment policies, the property will generate approximately $259,517 in taxes and $79,616 in assessments. Cost of services for the property is approximately $337,120. Based on this analysis, the project will be a net gain to the city of $2,013. In addition the city will collect $3,007,480 in one time impact fees. It should be noted that the commercial component to the subdivision was not included in the full-buildout, as we don't know how that property will develop. It is likely that once the commercial component to the property is developed there will be additional gain to the city, as the commercial component will require less services and generates more tax revenue. 5 II. EVALUATION BASED ON STATUTORY CRITERIA FOR INITIAL ZONING AND PROPOSED PUD OVERLAY This report evaluates the appropriate assignment of a city zoning classification in accordance with Section 27.03.010(4) of the Kalispell Zoning Ordinance. The property owner has petitioned for annexation and initial zoning classification of city R-3 (Residential) and B-1 (Neighborhood Business) with a Residential Mixed Use PUD zoning overlay to accommodate the development. The site is currently zoned County AG-80 WVO. The statutory basis for reviewing a change in zoning is set forth by 76-2-303; M.C.A. Findings of fact for the zone change request are discussed relative to the itemized criteria described by 76-2-304, M.C.A. and Section 27.29.020, Kalispell Zoning Ordinance. 1. Does the requested zone comply with the growth policy? Chapter 27.06 of the Kalispell Zoning Ordinance states that the R-3 Zoning District would typically be found in areas designated as Suburban Residential on the Kalispell Growth Policy Future Land Use Map. The Kalispell Growth Policy Future Land Use Map designates the subject property as Suburban Residential on a majority of the property and Neighborhood Commercial/High Density Residential at the intersection of Three Mile Drive and W. Spring Creek. The Kalispell Growth Policy Plan -IT 2035 states that the Suburban Residential land use category would be develop at densities not to exceed four (4) dwelling units per acre. The acreage considered for residential development shall exclude commercial property and lands not suitable for development, i.e. - wetlands. After subtracting the 5.7-acres proposed as B-1 and 13.8-acre wetland there is 93.2 acres of developable land, which equates to 3.45units/acre, well within the allowable density planned for the property. Chapter 27.12 of the Kalispell Zoning Ordinance states that the B-1 Zoning District would typically be found in areas designated as Neighborhood Commercial on the Kalispell Growth Policy Future Land Use Map. The Kalispell Growth Policy Future Land Use Map designates the subject property as Neighborhood Commercial in the area where the proposed B-1 Zone would be located. As mentioned previously, the Kalispell Growth Policy Plan -It 2035 states the following in this regards: Chapter 4, Land Use - Business and Industry: Policy, l.a.: Establish neighborhood commercial areas designed to provide convenient goods and services that address the daily needs of the immediate neighborhood. Additionally, the Growth Policy also states that Neighborhood Commercial area would generally be 3-5 acres in size. The proposed B-1 Zone is 5.7-acres in size being slightly over that threshold; however, the additional area takes full advantage of the 2.4-acre portion at the northeast intersection of Three Mile Drive and West Spring Creek/Farm to Market, which is surrounded by public right-of- way and does not have another use that would be more appropriate given those constraints. The proposed B-1 Zone is in keeping with the Growth Policy map which designates the entire intersection of Three Mile Drive and West Spring Creek/ Farm to Market as a Neighborhood Commercial zone at the scale proposed and anticipates that area serving the full buildout of residential uses surrounding that area. The B-1 Zoning will provide for an area that the neighboring residential developments can have access to services that address their daily needs without having to make prolonged trips into other areas of the city. The B-1 Zoning will be in close enough proximity that it will be accessible for pedestrians and cyclists, reducing overall vehicle trips throughout the community. Lastly, the B-1 Zone meets the city's goal of providing adequate areas in the community for commercial development that meets the needs of present and future business in terms of cost, type, design and location. A Residential Mixed Use PUD will function in concert with the R-3 and B-1 Zones to provide a comprehensive, integrated development plan providing flexibility of architectural design, density as well as the option to mix land uses. In this case, the development is seeking 5.7-acres of neighborhood commercial use at the intersection of Three Mile Drive and W. Springcreek/Farm to Market, 171 single- family units, 50 two-family units, 21 three-family units and 80 four -family units. The Growth Policy states that a variety of housing types and compatible land uses are encouraged in residential areas and should be designed to fit the scale and character of the neighborhood. Where necessary developers should utilize the Planned Unit Development process to craft development proposals that are both innovative and creative, while maintaining the values of the community. The requested Residential Mixed Use PUD request is further outlined in Section 3 below. Based on the above discussion, the requested zoning districts can be found to comply with the Suburban Residential and Neighborhood Commercial land use designations. The proposed zoning implements the policies regarding housing and commercial development as found in Chapter 4 of the Kalispell Growth Policy Plan -It 2035. Further growth policy compliance is outlined in this report for specific aspects of the project. 2. Is the requested zone designed to lessen congestion in the streets? The B-1 Zoning will provide for an area that the neighboring residential developments can have access to services that address their daily needs without having to make prolonged trips into other areas of the city. The B-1 Zoning will be in close enough proximity that it will be accessible for pedestrians and cyclists, reducing overall vehicle trips throughout the community. Additionally, a traffic impact study for the development was completed by WGM Group. The traffic study was prepared using standard techniques to forecast traffic volumes and operations at the proposed site access points and 10 nearby study intersections. Capacity analysis was presented with both with and without the traffic generated by the proposed subdivision to determine what impact the proposal will have on traffic operations. The analysis concluded that the road network will continue to operate with good level of service and the study did not identify any unusual safety issues. The study concluded that no changes to the roadway network are required as a result of the proposed development. Upon submitting the project to Public Works for review, the traffic study will be further evaluated by staff to rA determine compliance with city standards. City standards require that the level of service be maintained at pre development levels. 3. Will the requested zone secure safety from fire, panic, and other dangers? At the time this property is developed, the property owners will be required to insure that there is adequate infrastructure in the case of an emergency. There are no features related to the property which would compromise the safety of the public. New construction will be required to be in compliance with the building safety codes of the city. All municipal services including police and fire protection, water and sewer service is available to the property. The site is within the immediate service area of the north Kalispell fire station. 4. Will the requested zone promote the health, safety and general welfare? The requested zoning classification will promote the health and general welfare by restricting land uses to those which would be consistent with the city's growth policy map and provide a place for new residential and commercial uses to locate within city limits. Additionally, the development has an HOA that will further limit uses within the development and create standards in order to further promote health, safety and general welfare of the residents. 5. Will the requested zone provide for adequate light and air? Setback, height, and coverage standards for development occurring on this site are established in the Kalispell Zoning Ordinance to insure adequate light and air is provided. The requested PUD zoning does not deviate from the R-3 and B-1 zoning standards as far as setbacks, height and lot coverage are concerned. 6. Will the requested zone prevent the overcrowding of land? As previously noted, this area has been anticipated for Suburban Residential and Neighborhood Commercial. The anticipated densities of the proposed zoning district can be found to be consistent with the land use designation for the site. All public services and facilities will be available to serve this property. An overcrowding of land would occur if infrastructure were inadequate to accommodate the development in the area. 7. Will the requested zone avoid undue concentration of people? An increase in the number and concentration of people in the area will result with the approval of the requested PUD. However, the intensity of the uses of the property would be in direct relationship to the availability of public services, utilities and facilities as well as compliance with established design standards. The design standards and availability of utilities would provide the infrastructure needed to insure that there will not be an overcrowding of the land or undue concentration of people. Minimum lot standards and use standards as well as subdivision development standards will avoid the undue concentration of people. E: 8. Will the requested zone facilitate the adequate provision of transportation, water, sewerage, schools, parks, and other public requirements? Municipal water and sewer can be extended to the property from the Mountain Vista Estates subdivision for the first phase of the development. Additionally, the West Side Interceptor is being constructed through the Rockwood Ranch property to the southeast which will to provide for further development on the west and north sides of the Kalispell planning area. Subsequent phases of the development (2-5) will likely require the developer to hook into the West Side Sewer Interceptor, as there is limited sewer capacity available within the infrastructure in place through Mountain Vista. Once the development ties into the West Side Interceptor there will not be any sewer capacity issues for the entire buildout of the development. The developer would need to extend the needed city services that are not currently in place at the developers' expense in accordance with the city's policies and standards. New improvements to the property such as roads, water, sewer and drainage would be installed in accordance with city policies and standards at the developers' expense prior to subdivision approval thereby insuring that there is adequate provision of services at the site prior to development. Fire, police, ambulance and public access are adequate to accommodate potential impacts associated with the development of this site. There will be impacts to services that can be anticipated as a result of this proposal which can be met by the city. All public services and facilities are currently available or can be provided to the property. 9. Does the requested zone give consideration to the particular suitability of the property for particular uses? As outlined earlier, the requested zones of R-3 and B-1 with a PUD overlay are the appropriate designations for the growth policy land uses assigned to the property on the Kalispell Growth Policy Future Land Use Map. The growth policy map is a long- range planning document providing guidance to the city on how specific areas of the city should develop over time. The requested zones are in compliance with the growth policy and the city anticipated the property would develop in the requested manner. Based on the proposed uses and densities of the PUD, the requested zoning does give consideration to the particular suitability of the property for the particular uses. 10. Does the requested zone give reasonable consideration to the character of the district? The neighborhood immediately to the east of the subject property has developed very similarly to the requested development. The proposed zoning allows this development to address needs within the community for a variety of housing types in reasonable proximity to the city core and future commercial and residential development. Availability of public water and sewer to the area indicate that this type of development will continue to occur on the urban fringes of the community. The proposed zoning and PUD master plan of the property gives reasonable consideration to the character of the district, as it is similar to existing developments in the area. C 11. Will the proposed zone conserve the value of buildings? City standards, city services, and HOA covenants will insure that there is high quality development. This in turn will maintain the value of buildings and homes in the area. 12. Will the requested zone encourage the most appropriate use of the land throughout the municipality? Suburban residential development is encouraged in areas where services and facilities are available or can be extended to serve developments such as the proposed request. When the city council adopted the growth policy map for this area and designated the 112-acre project site as Suburban Residential and Neighborhood Commercial, the council determined that this type of development was the most appropriate use of this land. III. EVALUATION OF THE PLANNED UNIT DEVELOPMENT PROPOSAL: Project Narrative: Meadows Edge is requesting a Residential Mixed Use PUD on approximately 112-acres. The Residential Mixed Use PUD will function in concert with the R-3 and 13-1 Zones. In this case, the development is seeking 5.7-acres of neighborhood commercial, which will be within the 13-1 Zone. The remaining 107-acres will be zoned R-3 for the development of 171 single-family units, 50 two-family units, 21 three-family units and 80 four -family units, parkland, open space/wetland conservation, storm water and city streets. Section 27.19.030(4), Residential Mixed Use PUD, has the following standards applicable to this application: a) The minimum size is 5 acres of developable area. The project site is 112-acres. b) A residential mixed use PUD may be established in areas zoned R-1 through R-5, RA-1, RA-2, 13-1, P-1 and H-1. The requested zones are R-3 and B-1. c) The predominant land use character of the PUD must be residential; commercial uses should primarily be sized and located to address the needs of the immediate neighborhood. The majority of the property is either residential, city streets, wetland or improved park area. The B-1/Neighborhood Commercial component of the development is only 5.7-acres of the 112-acre site d) The residential uses and densities appropriate to a mixed use PUD are the same as those permitted in a residential PUD. 10 Section 27.19.030(2)(4) states that the R-3 PUD can be developed at a maximum density of 4 dwelling units per developable acre. The property is being developed at 3.45 dwelling units per acre. e) Commercial uses appropriate to a mixed use PUD are the same as those permitted in a commercial PUD. Commercial PUD's must be a minimum of 2-acres in size and established in the B-1- B-5, P-1 and H-1 Zones. The commercial component to the project is 5.7-acres in size and within the B-1 Zone. f) Incompatible industrial and commercial uses are not permitted. The B-1 Zone is a Neighborhood Commercial Zone and has use limitations and standards appropriate for neighboring residential uses. g) The combined area of all commercial/industrial lots cannot exceed 35% of the developable area. The B-1 Zone encompasses 5.5% of the developable area. The PUD overlay would allow for one deviation from the Kalispell Zoning Ordinance in regards to allowable uses for Meadows Edge to implement its master site plan. The PUD would serve as a zoning overlay district for the entire 112-acre site. It will function in concert with the underlying zones of R-3 and B-1. In order to allow the design of the future development shown as part of the application, the proposed PUD seeks A deviation from the underlying R-3 zoning designation in the following ways: Section 27.06.020 Permitted Uses - Townhouse development within the R-3 Zone requires a conditional use permit. This deviation would allow for construction of townhomes (up to four attached units) within the development as a "permitted use." The result of this request would mean that ultimate approval of all the townhomes would not require public review, i.e. - Planning Board and Council approval. The development has 52 townhouse lots configured in two unit, three unit and four unit configurations. The lots will be developed as 50 two-family units, 21 three-family units and 80 four -family units for a total of 151 townhouse units. Townhouse development is not out of character for city development within the area as Mountain Vista immediately east of the subject property has townhomes. To clarify, this deviation would allow for townhouse densities of one dwelling unit per 3,000 square feet, as the minimum lot size in the R-3 Zone is 6,000 square feet. It should be noted that the developer is not proposing densities less than 4,000 square feet per dwelling unit. The developer has submitted site plans and elevations of the proposed townhouse units. The townhouse units will have a single - shared driveway approach that fans out providing access into the units. The sinlge driveway approach is a better design for snow storage, as multiple curb cuts along a street profile do not allow for adequate snow storage. Additionally, the single driveway approach provides for a larger area within the boulevard to install services, utilities, etc. IV. Criteria for the Creation of a Planned Unit Development (PUD) District The intent of the PUD district is to serve as an overlay zoning district. The Kalispell Zoning Ordinance describes the intent of a PUD district as follows: "The district shall 11 function in concert with one or more of the underlying zones to provide a comprehensive, integrated development plan which will serve to modify the underlying zone and, where appropriate, subdivision standards with the intent of providing flexibility of architectural design and density as well as providing the option to mix land uses and densities while preserving and enhancing the integrity and environmental values of an area." Sections 27.19.020(4) of the zoning regulations provide that the Kalispell City Planning Board and Kalispell City Council shall review the PUD application based on the following criteria: Review of Application Based Upon PUD Evaluation Criteria: A. The compliance of the proposed PUD with the city growth policy and in particular density and use policies of the plan: As mentioned previously, chapter 27.06 of the Kalispell Zoning Ordinance states that the R-3 Zoning District would typically be found in areas designated as Suburban Residential on the Kalispell Growth Policy Future Land Use Map. The Kalispell Growth Policy Future Land Use Map designates the subject property as Suburban Residential on a majority of the property and Neighborhood Commercial/High Density Residential at the intersection of Three Mile Drive and W. Spring Creek/Farm to Market. The Kalispell Growth Policy Plan -IT 2035 states that the Suburban Residential land use category would be develop at densities not to exceed four (4) dwelling units per acre. The acreage considered for residential development shall exclude commercial property and lands not suitable for development, i.e. - wetlands. After subtracting the 5.7-acres proposed as B-1 and 13.8- acre wetland there is 93.2 acres of developable land, which equates to 3.45 units/acre, well within the allowable density planned for the property. Chapter 27.12 of the Kalispell Zoning Ordinance states that the B-1 Zoning District would typically be found in areas designated as Neighborhood Commercial on the Kalispell Growth Policy Future Land Use Map. The Kalispell Growth Policy Future Land Use Map designates the subject property as Neighborhood Commercial in the area where the proposed B-1 Zone would be located. As mentioned previously, the Kalispell Growth Policy Plan -It 2035 states the following in this regards: Chapter 4, Land Use - Business and Industry: Policy, l.a.: Establish neighborhood commercial areas designed to provide convenient goods and services that address the daily needs of the immediate neighborhood. The B-1 Zoning will provide for an area that the neighboring residential developments can have access to services that address their daily needs without having to make prolonged trips into other areas of the city. The B-1 Zoning will be in close enough proximity that it will be accessible for pedestrians and cyclists, reducing overall vehicle trips throughout the community. Lastly, the B-1 Zone meets the city's goal of providing adequate areas in the community for commercial development that meets the needs of present and future business in terms of cost, type, design and location. 12 Chapter 5, Natural Environment: Goal: Protect wetland and riparian areas since they are important in flood protection, maintaining water quality, and providing habitat. Policy: Protection of wildlife and wildlife habitat should be encouraged and wildlife corridors should be conserved and maintained. The project conserves 13.8-acres of wetland area which provides important habitat for wildlife in the area. Additionally, an unnamed seasonal stream traverses the property in the middle from east to west that will be maintained as open space. This area will remain unfenced providing an additional corridor for habitat. B. The extent to which the PUD departs from the underlying zoning and the reasons why such departures are or are not deemed to be in the public interest, and the mitigating conditions that the PUD provides to address the deviations; In order to allow the design of the future development shown as part of the application, the proposed PUD seeks deviations from the underlying R-3 zoning designation in the following way: Section 27.06.020 Permitted Uses - Townhouse development within the R-3 Zone requires a conditional use permit. This deviation would allow for construction of townhomes within the development as a "permitted use." The result of this request would mean that ultimate approval of all the townhomes would not require public review, i.e. - Planning Board and Council approval. The development has 52 townhouse lots that will total 151 units once developed. Townhouse development is not out of character for city development within the area as Mountain Vista immediately east of the subject property has townhomes. This would allow townhouses on a 6,000 square foot lot (1 unit per 3,000 square feet). Additionally, the townhouse residences will have to have approval from the "Architectural Control Committee" as outlined in the HOA bylaws assuring that development is compatible with the rest of the development. C. The extent to which the PUD departs from the subdivision regulations (if subdivision is anticipated) and the public works standards for design and construction applicable to the subject property, the reasons why such departures are deemed to be in the public interest, and the mitigating conditions that the PUD provides to address the deviations; The project does not have any deviations from the subdivision regulations. D. The overall internal integrity of the PUD including the appropriate use of internal design elements, the use of buffers between different land uses, the use of transitions between uses of greater and lesser intensity, the use of enhanced design features to provide connectedness for both vehicle and pedestrian traffic throughout the PUD and the use of innovative and traditional design to foster more livable neighborhoods; As stated previously, the Residential Mixed Use PUD proposes 5.7-acres of 13-1 Zone along with the R-3 Zone. The 13-1 Zoning will provide for an area that the neighboring residential R-3 Zone can have access to services that address their daily needs without 13 having to make prolonged trips into other areas of the city. The 13-1 Zoning will be in close enough proximity that it will be accessible for pedestrians and cyclists, reducing overall vehicle trips throughout the community. The B-1 Zone meets the city's goal of providing adequate areas in the community for commercial development that meets the needs of present and future business in terms of cost, type, design and location. The townhouse residential lots are primarily located along the boundary of the B-1, Neighborhood Commercial area and Farm to Market providing a transition into the detached single-family home lots. The developer has submitted site plans and elevations of the proposed townhouse units. The townhouse units will have a single -shared driveway approach that fans out providing access into the units. The singe driveway approach is a better design for snow storage, as multiple curb cuts along a street profile do not allow for snow storage. Additionally, the single driveway approach provides for more area within the boulevard to install services, utilities, etc. The 4-acre developed park is centrally to the site and can be accesses via the contiguous sidewalk system with multiple access points. There is also a 20 foot landscaped buffer strip along the properties western property boundary in order to provided for additional separation from the agriculture operations to the west. The project conserves 13.8-acres of wetland area, which provides important habitat for wildlife in the area. Additionally, an unnamed seasonal stream traverses the property in the middle from east to west that will be maintained as open space. This area will remain unfenced providing an additional corridor for habitat and passive recreational opportunities. Lastly, Three Mile Drive and W. Spring Creek/Farm to Market will all be updated to city standards, including landscaped area and a trail system along the arterials. E. The nature and extent of the common open space in the planned development project, the reliability of the proposals for maintenance and conservation of the common open space and the adequacy or inadequacy of the amount and function of the open space in terms of the land use, densities and dwelling types proposed in the plan; The development proposes a 30-acres of open space, wetland conservation, buffers and developed parkland. The subdivision regulations require that .03-acre per dwelling unit be designated for parkland. In this case that would equate to 9.6-acres of park. The 9.6- acres would be undeveloped parkland and simply open recreation area. In this case, the developer is proposing a 4-acre developed park in addition to the buffer areas along the west property line, Farm to Market and between the residential and commercial development. An HOA has been developed to maintain the open space, common space and conservation areas within the development. Staff also recommends the placement of a condition that the trail systems located along Three Mile Drive and W. Spring Creek/Farm to Market be maintained by the development, similarly to all city sidewalks within the city. Staff also recommends that a waiver of park maintenance district condition is placed on the final plats for the subdivision in the event the HOA fails to maintain its properties. F. The manner in which said plan does or does not make adequate provision for public services, provide adequate control over vehicular traffic and further the amenities of light or air, recreation and visual enjoyment; 14 1. Public Services Police and Fire Services The property will be served by the Kalispell Fire Department and Kalispell Police Department. The site lies within 3.4 miles of fire station 62 and is readily serviceable by the city fire, police and ambulance services all of which now respond to the immediately adjacent neighborhood. Water and Sewer Municipal water, sewer and city streets will be extended to the property from the Mountain Vista Estates subdivision to the east. Additionally, the West Side Sewer Interceptor is being constructed through the property to the southeast this coming year. The West Side Sewer Interceptor is a large sewer main 24"-30" in size that is being constructed in order to provide for new growth in the city. The sewer flows will be conveyed via the West Side Interceptor to the wastewater plant located near the Kalispell Airport, which has the capacity for this and further developments. The water and sewer lines located within Mountain Vista Estates are sized to accommodate Phase 1 of this development. The remaining phases will require the developer to tie into the West Side Sewer Interceptor prior to development. Final design and engineering plans will be reviewed in accordance with the city's policies and standards at the time of future phases, including city facilities plans. The developer is responsible for extending the needed city services in accordance with the city's policies and standards at their expense. The City of Kalispell requires developments to complete a minimum of two-thirds of the necessary public infrastructure (water, sewer, roads, etc.) prior to filing the final plat for subsequent subdivisions. This condition has been included in the list of conditions to insure that prior to issuing a building permit on a new lot, there is access which meets the fire department's minimum standards as well as adequate water and sewer services are available for each phase. Storm Water A preliminary storm water report has been prepared showing that storm water will be conveyed from the new development via impervious surfaces to cubs where it will be conveyed into retention/detention ponds within an open space area near Farm to Market Road. Each of the ponds will hold storm water for that immediate area and allow it to slowly percolate into the ground. Storm water runoff from the site shall be managed and constructed per the City of Kalispell Construction and Design Guidelines. Final design will be approved by Kalispell Public Works Department prior to building permit issuance. Additionally, prior to receiving a building permit the developer will need to submit a construction storm water management plan to the Public Works Department. This plan will need to show how storm water will be treated and where it will be directed during construction activities. 2. Control over vehicular traffic A traffic impact study for the development was completed by WGM Group. The traffic study was prepared using standard techniques to forecast traffic volumes and operations 15 at the proposed site access points and 10 nearby study intersections. The following intersections were analyzed in the study: 1. Three Mile Drive and West Spring Creek Road 2. Three Mile Drive and Farm to Market Road 3. Farm to Market Road and West Spring Creek Road (near Three Mile Drive) 4. Farm to Market Road and West Spring Creek Road (near Four Mile Drive) 5. Farm to Market Road and Four Mile Drive 6. Four Mile Drive and West Spring Creek Road north leg 7. Four Mile Drive and West Spring Creek Road south leg 8. Three Mile Drive and site access No. 1 9. Farm to Market Road and Mountain Vista Way/ site access No.2 10. Farm to Market Road and site access No 3 Capacity analysis was presented both with and without the traffic generated by the proposed subdivision to determine what impact the proposal will have on traffic operations. The Rockwood Ranch development was included in the buildout scenario of the traffic study. The analysis concluded that the road network will continue to operate with good level of service and the study did not identify any unusual safety issues. The study concluded that no changes to the roadway network are required as a result of the proposed development. Upon submitting the project to Public Works for review, the traffic study will be further evaluated by staff to determine compliance with city standards. City standards require that the level of service be maintained at pre development levels. The development is proposing alleys within the development. The developer is constructing alleys in order to build housing units more similar to the historic area of Kalispell and Spring Creek Estates where the garages are accessed in the back of the property. This allows for a more appealing building design and it also makes the streets easier for maintenance, especially during snow events, because there are minimal driveway approaches along the public streets. Staff has went over the layout with Public Works and they are recommending that the alleyways remain private for long-term and short-term maintenance reasons. Since there are no public utilities proposed within the alleyways, staff is recommending the alleys remain private in order to clarify who is responsible for the maintenance of them. After reviewing the proposed PUD plan with Public Works, staff is recommending the following street improvements with each phase of the development: Phase 1 - West Spring Creek/Farm to Market shall be updated to city standards along the property boundary from Mountain Vista Way south to the intersection with Three Mile Drive. Phase 2 - Three Mile Drive shall be upgraded to city standards along the property boundary from the western terminus of the development to the eastern terminus of the development. Phase 3 - Farm to Market shall be upgraded to city standards from Mountain Vista Way north to the properties northern property boundary. 16 The development has provided for individual automobiles, pedestrian and bicycle traffic in the PUD proposal. To provide for a greater diversity of transportation options planning staff would recommend that the developer work with Eagle Transit to establish at least one bus stop location in the project site, preferably within the Neighborhood Commercial area. Eagle Transit provides transportation in a safe manner for the transportation - disadvantaged and the general public of Flathead County and has a fixed route within the county and has several bus stops within the City of Kalispell. Currently, there is not a bus stop in this area of the city. With this development and Rockwood Ranch it may be time for Eagle Transit to consider a stop in the project area to serve the residents on this end of town, as upon completion of these development there will be a significant number of residents along Three Mile Drive. C. Visual enjoyment The project accomplishes this by including the following in the PUD plan: The Meadows Edge HOA establishes an Architectural Control Committee that will be responsible for reviewing building plans, landscaping and fencing plan prepared by a licensed architect or designer, showing the design, location, material, color and exterior finish of proposed improvements. Additionally, the developer is constructing alleys in order to build housing units more similar to the historic area of Kalispell and Spring Creek Estates where the garages are accessed in the back of the property. The design guidelines provide housing standards to maintain the visual quality of the entire project. • The developer has submitted site plans and elevations of the proposed townhouse units. The townhouse units will have a single -shared driveway approach that fans out providing access into the units. The single driveway approach will be more visually appealing from the street since there will be limited curb cuts for driveways which will allow for more landscaped boulevard area and street trees. • The 4-acre developed park is central to the site and can be accessed via the contiguous sidewalk system with multiple access points. • There is also a 20 foot landscaped buffer strip along the properties western property boundary in order to provided for additional separation from the agriculture operations on the neighboring properties to the west. • The project conserves 13.8-acres of wetland area, which provides important habitat for wildlife in the area. Additionally, an unnamed seasonal stream traverses the property in the middle from west to east that will be maintained as open space. This area will remain unfenced providing an additional corridor for habitat and passive recreational opportunities. • All of the arterials surrounding the development will be upgraded to city standards, which will include landscaped boulevards, street trees and a trail system. Additionally, all of the city streets within the development will be built to city standards including landscape boulevards and street trees. 17 D. Light and air The proposed R-3 and B-1 zoning require setbacks, lot coverage and height limitations to provide for adequate light and air within the project proposal. E. Recreation A 4-acre developed park and open space area, as highlighted above, will provide the recreational amenity within the development. As a recommended condition of approval, a waiver of right to protest a parks maintenance district should placed on each phase of the development. The waiver of right to protest a park maintenance district would provide the ability for the city to receive funding, if necessary, if the HOA failed to maintain the parkland. 4. The relationship, beneficial or adverse, of the planned development project upon the neighborhood in which it is proposed to be established; City annexations and subsequent residential development along Three Mile Drive has transitioned that corridor into a more urban land use. City subdivisions along Three Mile Drive include Mountain Vista, Spring Creek Estates, Cottonwood Park, Blue Heron, Empire Estates and Aspen Creek, which have all developed in close proximity of the proposed subdivision. The area clearly has a residential demand based off the land use pattern in the area and the proposed use would be considered a continuation of that pattern which has taken advantage of the increased services in the area, including water, sewer and the bypass. Neighboring properties to the west have expressed concern with the proposed development. Their properties are active farming operations and they worry about the potential for trespass onto their property, which may result into degradation of their property and damage to their operations. Accordingly, staff is recommending as a condition that during the construction of all residential lots along the western boundary, a fence be installed prior to certificate of occupancy. The fence will create a distinct boundary which will help keep residents from trespassing onto the neighboring properties. Staff also recommends that a note be placed on the final plat that states "This subdivision is located in an agriculture area and potential nuisances such as noise, dust, odors, and irregular hours of operation are to be expected. As such, the right to farm on adjoining properties shall not be restricted as a result of the development or occupancy of this subdivision." This note assures that anyone purchasing a home within the subdivision has been made aware of the neighboring farming operations, protecting the neighboring property owners right to continue farming as they historically have. 5. In the case of a plan which proposes development over a period of years, the sufficiency of the terms and conditions proposed to protect and maintain the integrity of the plan which finding shall be made only after consultation with the city attorney; The application indicates the site will be developed in 5 phases. Phase 1 is being preliminary platted with this PUD application and includes the construction of 92 residential lots. Phase 1 can be constructed rather quickly due to the availability of city services within Mountain Vista Estates to the east. Phase 2 would be constructed W] following the completion of Phase 1 and so on through Phase 5, which is the commercial component to the subdivision. Maintaining the integrity of the subdivision would include the staff discussion, outlined earlier, highlighting the necessary street improvements that should be completed with each phase. As long as those improvements are installed with each corresponding phase the development will be able to stand on its own if for some reason development of the subdivision lapses for a period of time. Section 27.19.020(10), Abandonment and Expiration, outlines procedures to be followed when the PUD fails to comply with a completion schedule. Part of the requirements of the PUD is that the developer would enter into an agreement with the City of Kalispell to adequately insure that the overall integrity of the development, the installation of required infrastructure, architectural integrity and proposed amenities, are accomplished as proposed. A recommended condition of approval for the PUD would require this agreement be in place prior to filing the final plat for the first phase of the project. 6. Conformity with all applicable provisions of this chapter. No other specific deviations from the Kalispell Zoning Ordinance or Subdivision regulations can be identified based upon the information submitted with the application other than those addressed in this report. V. REVIEW AND FINDINGS OF FACT FOR THE PRELIMINARY PLAT The applicant is requesting a major subdivision on 39-acres of the 112-acre property into 92 residential lots. The subdivision will include 22-acres in lots, 9-acres in city streets and 8-acres in open space. The proposed subdivision is the first phase of five (5) subdivision phases. The application will be reviewed in accordance with Section 28.2.06 of the Kalispell Subdivision Regulations. A. Effects on Health and Safety: Fire: The property is considered to be at low risk of fire because the subdivision will be constructed in accordance with the International Fire Code and have access which meets city standards. The site is within the immediate service area of the north Kalispell fire station, as they currently respond to the city developments adjacent the subject property. Flooding: According to Flood Insurance Rate Map, panel 30029C 1805J, dated November 4, 2015, none of the property proposed for development is within a mapped flood area. Access: There are two accesses to serve Phase 1 coming from Farm to Market and Three Mile Drive. Farm to Market and Three Mile Drive are improved roadways that provide access into the greater transportation network. B. Effects on Wildlife and Wildlife Habitat: There are no known big game wintering ranges, migration routes, nesting areas, wetlands, or important habitat for rare or endangered species per the Kalispell Growth Policy environmental considerations maps. There will be a 13.8-acre wetland conservation area at the northern boundary of the subject property that will remain undeveloped. The 19 conservation area will conserve valuable wildlife habitat and potential wildlife corridor as it will be maintained in its natural state. C. Effects on the Natural Environment: Surface and groundwater: The subdivision will be served by public water and sewer thereby minimizing any potential impacts to groundwater. The site is not within a designated 100-year floodplain per the Flood Insurance Rate Map Number 30029C 1805J. Drainage: Curbs and gutters will be installed and storm management plan will have to be developed to address the runoff from the site. There is no city storm drain system in the area so the storm water will need to be managed onsite using retention methods. A preliminary storm water design has been submitted for Phasel showing detention/retention ponds within the open space area that will percolate into the ground. The drainage plan will have to comply with the City of Kalispell standards and standards and designed by a professional engineer. D. Effects on Local Services: Water and Sewer: Water and sewer service to the subdivision will be provided by the City of Kalispell. The applicant will extend water and sewer service to the property from Mountain Vista Way to the east. The water and sewer system for the subdivision will be reviewed and approved by the Kalispell Public Works Department as part of the development of the subdivision. There is adequate capacity within the city's sewer system to accommodate this development phase. Roads: As stated above, there are two access points serving the subdivision from Farm to Market and Three Mile Drive. Both roads will be improved city streets that will be extended into Phase 1. Staff is also recommending that West Spring Creek/Farm to Market be upgraded to city standards from Mountain Vista Way south to Three Mile Drive as part of this phase. Schools: The property is within the boundaries of School District # 1 and West Valley Elementary. The school district could anticipate an additional 71 school aged children from the subdivision. This number takes into account home school education options and private school options as well as those attending public facilities. This subdivision would have a potential impact on the district. Section 76-3-608(1) of the Montana Code Annotated states that the governing body may not deny approval of a proposed subdivision based solely on the subdivision's impacts on educational services. Parks and Open Space: As outlined above, the subdivision is part of an overall master plan that includes an improved city park, buffer areas, wetland conservation area and open space totaling 30-acres. Police: Police protection will be provided by the City of Kalispell Police Department. The department can adequately provide service to this subdivision. Fire Protection: Fire protection will be provided by the Kalispell Fire Department. The department can adequately provide service to this subdivision. Additionally, 20 the road network to the subdivision provides adequate access for fire protection. Solid Waste: Solid waste will be handled by the city. There is sufficient capacity within the landfill to accommodate this additional solid waste generated from this subdivision. Medical Services: Ambulance service is available from the fire department and ALERT helicopter service. Kalispell Regional Medical Center is approximately 2.5 mile from the site. E. Effects on Agriculture and agricultural water user facilities: The site has been traditionally used for agricultural uses including crop production. According to the Kalispell Growth Policy Resources and Analysis Section, "Important Farmlands" map, the project generally has a farmland classification of "prime farmland' when irrigated. Lands to the west are still primarily used for agricultural purposes. With the approval of this subdivision water and sewer service will be extended to the site. This extension of services will impact the agricultural land use in the area. The effect this subdivision would have on adjacent agricultural land would be the potential for more land currently in agricultural production to convert to relatively higher density residential subdivisions due to the close proximity of water and sewer mains. Current policies in the Kalispell Growth Policy Plan -It 2035, Chapter 5, Land Use: Natural Environment, state the following: Policy - Encourage urban growth only on agriculture lands entirely within the city's annexation policy boundary. By providing a growth area boundary, the city can entertain requests for annexation, which in turn lead to the extension of water and sewer services. This enables more of the growth to come into the City of Kalispell and connect to city water and sewer, and have police and fire protection that the City offers its residents. Allowing higher density development within the city's growth policy area, it could reasonably be expected that more farmland could be conserved because the availability of residential and commercial lots within the Kalispell Growth Policy boundary, limiting sprawl/leapfrog development. F. Relation to the Kalispell Growth Policy: The Kalispell Growth Policy Future Land Use map for the area anticipates this area to be developed as Suburban Residential. The development of Phase 1 as 92 residential lots is consistent with the Kalispell Growth Policy land use designation. G. Compliance with Zoning: The property being subdivide is located within an R- 3/PUD Zoning District, provided the property is annexed and is given the zoning designation as outlined in the report. The submitted preliminary plat application is in compliance with all applicable zoning regulations outlined herein. 21 H. Compliance with the Kalispell Subdivision Regulations: This subdivision complies with the Kalispell Subdivision Regulations and no variances have been requested with this application. RECOMMENDATIONS I. Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt Staff Report #KA-18-04 as findings of fact and recommend to the Kalispell City Council that the property be annexed and the initial zoning for this property upon annexation be R-3/PUD and B-1/PUD. II. Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt staff report KPUD-18-02 as findings of fact and recommend to the Kalispell City Council that the PUD for Meadows Edge be approved subject to the conditions listed below: III. Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt staff report KPP-18-05 as findings of fact and recommend to the Kalispell City Council that the preliminary plat for Meadows Edge be approved, subject to the conditions listed below: Conditions of Approval 1. The Planned Unit Development for Meadows Edge allows the following deviations from the Kalispell Zoning Ordinance: a) Kalispell Zoning Ordinance, Section 27.06.020 Permitted Uses - Allows up to four (4) attached townhomes as a permitted use. 2. That the development of the site will be in substantial conformance with the preliminary plat documents entitled Meadows Edge and associated submittal drawings which shall govern location of the lots, easements, roadways, phasing plan, covenants and declarations, landscaping, fencing, parkland, uses and pedestrian access facilities. 3. The preliminary plat approval for the development shall be valid for a period of three years from the date of approval. 4. A development agreement shall be drafted by the Kalispell City Attorney between the City of Kalispell and the developer outlining and formalizing the terms, conditions and provisions of approval. The final plan as approved, together with the conditions and restrictions imposed, shall constitute the Planned Unit Development (PUD) zoning for the site that shall be completed and signed by the city and owner prior to the issuance of a building permit. 22 5. Architectural renderings for all commercial buildings are required to be submitted to the Kalispell Architectural Review Committee for review and approval prior to issuance of a building permit. 6. To ensure the traffic flow and access comply with Kalispell Design and Construction Standards, the development shall receive Site Review Committee approval prior to issuance of the building permit for development within the 13-1 Zone. 7. New infrastructure required to serve the subdivision shall be designed and constructed in accordance with the City of Kalispell's Standards for Design and Construction. All design work shall be reviewed and approved in writing by the Kalispell Public Works Department prior to construction. This infrastructure shall include but not be limited to streets, street lighting, street signage, curb, gutter, boulevard and sidewalks. 8. Water and sewer main extensions shall be designed and constructed in accordance with the City of Kalispell's Standards for Design and Construction and in compliance with the city's facilities update and extensions of services plans. The water and sewer main extension plans shall be reviewed and approved by the Kalispell Public Works Department. Prior to final plat, a certification shall be submitted to the Public Works Department stating that the water and sewer mains have been built and tested as designed and approved. 9. The sewer for Phases 2-5 shall be designed to connect into the West Side Sewer Interceptor. Final design plans shall be reviewed and approved by the Kalispell Public Works Department prior to final plat of Phase 2. 10. The developer shall submit to the Kalispell Public Works Department for review and approval a stormwater report and an engineered drainage plan that meets the requirements of the current City standards for design and construction. Prior to final plat, a certification shall be submitted to the Public Works Department stating that the drainage plan for the subdivision has been installed as designed and approved. 11. The developer shall submit to the Kalispell Public Works Department prior to construction an erosion/sediment control plan for review and approval and a copy of all documents submitted to Montana Department of Environmental Quality for the General Permit for Stormwater Discharge Associated with Construction Activities. 12. Prior to final plat a letter from the Kalispell Public Works Department shall be submitted stating that all new infrastructure has been accepted by the City of Kalispell or a proper bond has been accepted for unfinished work. 13. The traffic impact study for the project site shall be reviewed and approved by the Public Works Department and where appropriate, the Montana Department of Transportation in order to determine the appropriate mitigation as the project develops. 23 14. The developer shall obtain an approach permit from the Montana Department of Transportation (MDT) for approaches onto Farm to Market Road. If any improvements are necessary at the intersection of the roadways, these improvements shall be completed to the satisfaction of the MDT prior to final plat and MDT shall so certify this in writing to the city. 15. Prior to final plat all mitigation required as part of the approved traffic impact study shall be completed. All improvements shall be reviewed and approved by either the Public Works Department or Montana Department of Transportation. A letter from the Kalispell Public Works Department or Montana Department of Transportation shall be submitted stating that all new infrastructure has been accepted by the City of Kalispell or State of Montana. If infrastructure work has not been accepted, a letter stating that a proper bond has been accepted for the unfinished work by the appropriate agency is required. 16. A letter from the Kalispell Fire Department approving the access, placement of the fire hydrants and fire flows within the subdivision shall be submitted prior to final plat. 17. A letter shall be obtained from the Parks and Recreation Director approving a landscape plan for the placement of trees and landscaping materials within the open space, landscape boulevards and streets serving the subdivision. 18. A park maintenance district shall be formed incorporating all the lots within the subdivision. The park maintenance district shall not be effective until such time as any open space or parks are accepted by the city. In this case an assessment would be levied within the maintenance district to be determined by the Parks and Recreation Department with approvals by the Kalispell City Council. 19. A park plan shall be created and approved by the Parks and Recreation Director prior to final plat of Phase 1. 20. All easements and/or right-of-ways shall be indicated on the face of the final plat. Utility easements for City water and sewer shall be provided to allow for the logical extension of utilities from this subdivision to adjoining properties. A letter from the Kalispell Public Works Department shall be obtained stating that the required easements are being shown on the final plat. 21. The following statement shall appear on the final plat: "The undersigned hereby grants unto each and every person, firm or corporation, whether public or private, providing or offering to provide telephone, telegraph, electric power, gas, cable television, water or sewer service to the public, the right to the joint use of an easement for the construction, maintenance, repair, and removal of their lines and other facilities, in, over, under, and across each area designated on this plat as "Utility Easement" to have and to hold forever." 22. That a minimum of two-thirds of the necessary public infrastructure for this subdivision shall be completed prior to final plat submittal of each phase. 24 23. All utilities shall be placed underground and in locations that are approved by the Kalispell Public Works Department in accordance with the Kalispell Standards for Design and Construction. 24. The following public right-of-way improvements shall be completed at each phase of the development: a. Phase 1 - West Spring Creek/Farm to Market shall be updated to city standards along the property boundary from Mountain Vista Way south to the intersection with Three Mile Drive. b. Phase 2 - Three Mile Drive shall be upgraded to city standards along the property boundary from the western terminus of the development to the eastern terminus of the development. c. Phase 3 - Farm to Market shall be upgraded to city standards from Mountain Vista Way north to the properties northern property boundary. 25. The paths located within Three Mile Drive and W. Spring Creek/Farm to Market shall be maintained by the Meadows Edge HOA. 26. The alleyways within the development shall be designated as "private" at time of final plat. 27. Subdivision signage for the development shall comply with Section 27.22.050(6) of the Kalispell Zoning Ordinance. 28. A homeowner's association (HOA) shall be formed and established for the common areas prior to final plat. 29. All properties along the western boundary of the subdivision shall install uniform rear yard fencing prior to certificate of occupancy of those residences. 30. A note shall be placed on the final plat that stating: "This subdivision is located in an agriculture area and potential nuisances such as noise, dust, odors, and irregular hours of operation are to be expected. As such, the right to farm on adjoining properties shall not be restricted as a result of the development or occupancy of this subdivision." 31. The developer shall work with Eagle Transit to establish bus stop location(s) within the Meadows Edge PUD. The approved bus stop location(s) shall be included on a revised PUD plan and submitted with the preliminary plat of phase 5. Bus stop location(s) shall be improved in accordance with Eagle Transit's requirements, which may include a bus shelter. This condition is waived if Eagle Transit provides a letter in writing that it will not serve the development. 32. Prior to filing the final plat, a letter from the US Postal Service shall be included stating the Service has reviewed and approved of the design and location of the mail delivery site. The mail delivery site shall be installed or bonded for prior to final plat of Phase 1. In addition, the mail delivery site and 25 improvements shall also be included in the preliminary and final engineering plans to be reviewed by the Public Works Department. The mail delivery site shall not impact a sidewalk or proposed boulevard area. 33. Any water rights associated with the property shall be transferred to the City of Kalispell. The water rights shall be allocated proportionally for each phase of the development prior to final plat. 26 NA Mailing List: Meadows Edge, Kalispell FARM TO MARKET RD Dwv Y = Subject Property w v 215ft. Mailing List FOUR MILE DR °wr ❑ THREE MILE DR O ❑ "`y"' Kalispell Planning Dept. Date:4-24-2018 0 500 1,000 FilePath: Rjarod\meadow _ '_ Feet MONT.4NA rAT WGMGROUP P.U.D. & PHASE 1 MAJOR PRELIMINARY PLAT APPLICATION FOR MEADOWS EDGE SUBDIVISION OWNER: MEADOWS EDGE, LLC PO BOX 7184 KALISPELL, MT 59904 MARCH 5, 2018 PREPARED BY: WGM GROUP, INC. 431 1ST AVENUE WEST KALISPELL, MONTANA 59901 W 'WG MGROUP Community Values. Inspired Futures Monday, March 5, 2015 Kalispell Planning Department 201 1st Avenue East Kalispell, MT 59901 Attn: Tom Jentz and Jarod Nygren RE: Meadows Edge PUD and Phase One Preliminary Plat Applications Dear Tom and Jarod: On behalf of Meadows Edge, LLC, please find attached the applications for the Meadows Edge Planned Unit Development and the Phase One Preliminary Plat. You have reviewed this project on a preliminary basis when the three of us, along with Jason McDonald, conducted a pre - application meeting. The property located on the west side of Kalispell north of Three Mile Drive and west of Farm to Market Road is currently within Flathead County jurisdiction and is zoned AG80 within (West Valley Neighborhood Plan). The proposed PUD includes a request for an underlying zoning designation of R-3 and the proposed land use conforms to the goals, policies and maps of the Kalispell Growth Policy. Attached is a binder with the applications, supportive narratives and drawings. Also attached is a check in the amount of $24,530.00 to cover the application fees for both the PUD and Phase One Preliminary Plat. Also attached is a thumb drive with electronic versions of all of the application materials. Please feel free to call me or Mike Brodie if you have any questions. We will look forward to working with you on this project. Sincerely, WGM Group, Inc. i Q Bruce F. Lutz Senior Landscape Architect and Land Planner BFL cc: Jason McDonald, File 431 1"Avenue West, Kalispell, MT 59901 1 OFFICE 406.756.4848 1 EMAIL wgm@wgmgroup.com TABLE OF CONTENTS SECTION PART A: MAJOR PRELIMINARY PLAT APPLICATION PART B: PLANNED UNIT DEVELOPMENT APPLICATION & PETITION FOR ANNEXATION & INTIAL ZONING PART C: COPY OF PROJECT FEE CHECK PART D: PRELIMINARY PLAT AND EXHIBITS D1: PRELIMINARY PLAT (24X36) D2: PRELIMINARY PLAT (11X17) D3: PUD MAP (24X36) D4: PUD MAP (11X17) DS: PUD MAP WITH PHASING (24X36) D6: PUD MAP WITH PHASING (11X17) D6: ADJACENT ZONING MAP PART E: TITLE REPORT, COS, & EASEMENTS PART F: COVENANTS/DEED RESTRICTIONS PART G: PRELIMINARY EROSION CONTROL & STORMWATER PLAN PART H: PRELIMINARY ROADS & UTILITY PLAN PART I: TRAFFIC IMPACT ANALYSIS PART J: ENVIRONMENTAL ASSESSMENT PART K: ENVIRONMENTAL ASSESSMENT EXHIBITS PART A: MAJOR PRELIMINARY PLAT APPLICATION PLANNING FOR THE FUTURE Planning Department 201 1st Avenue East Kalispell, MT 59901 Phone: (406) 758-7940 Fax: (406) 758-7739 www.kalispell.com/planning MAJOR SUBDIVISION PRELIMINARY PLAT APPLICATION FEE SCHEDULE: FEE ATTACHED $12 , 500.00 Major Subdivision (6 or more lots) $1,000 + $125/lot Major Subdivision Resubmittal $1,000 For each original lot unchanged add $10/lot For each lot redesigned/added add $125/lot Mobile Home Parks 8v Campgrounds (6 or more spaces) $1,000 + $250/space (5 or fewer spaces) $400 + $125/space Amended Preliminary Plat Amendment to Conditions Only $400 base fee Re -configured Proposed Lots Base fee + $40/lot Add Additional Lots or Sublots Base fee + $125/lot Subdivision Variance $100 (per variance) Commercial and Industrial Subdivision $1,000 + $125/lot SUBDIVISION NAME: Meadows Edge Phase One OWNER(S) OF RECORD: Name Meadows Edge LLC (Jason Mc Donald, Proj. Mgr.) Phone320-221-0280 Mailing Address Box 7184 city Kalispell State MT Zip 59904 TECHNICAL/PROFESSIONAL PARTICIPANTS (Surveyor/Designer/Engineer, etc): Name 8v Address Bruce Lutz, WGM Group (Land Planner) Name Address Mike Brodie, WGM Group (Civil Engineer) Name 8v Address WGM Group, Kristine McMahon (Surveyor) LEGAL DESCRIPTION OF PROPERTY: Property Address 1120 Farm to Market Road, Kalispell, MT 59901 Assessor's Tract No(s) 0013865 Lot No(s) 1/ 4 Sec E 1 /2 Section 3 Township 28 Tract 3 Range 22 GENERAL DESCRIPTION OF SUBDIVISION: Number of Lots or Rental Spaces 92 Total Acreage in Subdivision 38.73 AC. 1 Total Acreage in Lots 22.4 AC. Minimum Size of Lots or Spaces 6,603 SF Total Acreage in Streets or Roads 8.73 AC.(Row) Maximum Size of Lots or Spaces 24,075 SF Total Acreage in Parks, Open Spaces and/or Common Areas 7.6Acres PROPOSED USE(S) AND NUMBER OF ASSOCIATED LOTS/SPACES: Single Family 67 Townhouse 16 (57 d.u.) Mobile Home Park Duplex 9 (18 d.u.) Apartment Recreational Vehicle Park Commercial Industrial Planned Unit Development Yes Condominium Multi -Family Other APPLICABLE ZONING DESIGNATION & DISTRICT R-3 with PUD Overlay ESTIMATE OF MARKET VALUE BEFORE IMPROVEMENTS $557,832 IMPROVEMENTS TO BE PROVIDED: Roads: Gravel Paved X Curb X Gutter X Sidewalks X Alleys X Other. Water System: Individual Multiple User Neighborhood X Public Other Sewer System: Individual Multiple User Neighborhood X Public Other Other Utilities: Cable TV X Telephone X Electric X Gas Other _ Solid Waste: Home Pick Up Central Storage X Contract Hauler Owner Haul Mail Delivery: Central X Individual School District: 5 Fire Protection: Hydrants X Tanker Recharge Fire District: Drainage System: See Preliminary Civil Engineering Plans PROPOSED EROSION/SEDIMENTATION CONTROL: See Preliminary Civil Engineering Plans VARIANCES: ARE ANY VARIANCES REQUESTED? NO (yes/no) If yes, please complete the information below: SECTION OF REGULATIONS CREATING HARDSHIP: EXPLAIN THE HARDSHIP THAT WOULD BE CREATED WITH STRICT COMPLIANCE WITH REGULATIONS PROPOSED ALTERNATIVES) TO STRICT COMPLIANCES WITH ABOVE REGULATIONS: 2 PLEASE ANSWER THE FOLLOWING QUESTIONS IN THE SPACES PROVIDED BELOW: Will the granting of the variance be detrimental to the public health, safety or general welfare or injurious to other adjoining properties? 2. Will the variance cause a substantial increase in public costs? 3. Will the variance affect, in any manner, the provisions of any adopted zoning regulations, Master Plan or Growth Policy? 4. Are there special circumstances related to the physical characteristics of the site (topography, shape, etc.) that create the hardship? 5. What other conditions are unique to this property that create the need for a variance? 3 APPLICATION CONTENTS: The subdivider shall submit a complete application addressing items below to the Kalispell Planning Department at least thirty five (35) days prior to the date of the Planning Board meeting at which it will be heard. 1. Completed preliminary plat application. 2. 4 copies of the preliminary plat. 3. One reproducible set of supplemental information. (See Appendix A of Subdivision Regulations for the city where the subdivision is proposed.) 4. One reduced copy of the preliminary plat not to exceed 11" x 17" in size. 5. Electronic copy of the application materials, including the preliminary plat, either copied onto a disk or emailed to planning2kalispell.com (Please note the maximum file size to email is 20mg) 6. A bona fide legal description of the subject property and a map showing the location and boundaries of the property. 7. Application fee based on the schedule on page 1 of this application and made payable to the City of Kalispell. I hereby certify under penalty of perjury and the laws of the State of Montana that the information submitted herein, on all other submitted forms, documents, plans or any other information submitted as a part of this application, to be true, complete, and accurate to the best of my knowledge. Should any information or representation submitted in connection with this application be untrue, I understand that any approval based thereon may be rescinded, and other appropriate action taken. The signing of this application signifies approval for the Kalispell Planning staff to be present on the property for routine monitoring and inspection during the approval and J-- 110:e (Date) al PART B: PLANNED UNIT DEVELOPMENT APPLICATION .09 PETITION FOR ANNEXATION & INITIAL ZONING Planning Department 201 1-t Avenue East Kalispell, MT 59901 Phone: (406) 758-7940 Fax: (406) 758-7739 www.katispell.com/plannina APPLICATION FOR PLANNED UNIT DEVELOPMENT (PUD) PROJECT NAME Meadows Edge PUD 1. NAME OF APPLICANT: Meadows Edge LLC (Attn. Jason Mc Donald, Project Mgr.) 2. MAIL ADDRESS: BOX 7184 3. CITY/STATE/ZIP: Kalispell, MT 59904 PHONE: 320-221-0280 NAME AND ADDRESS OF OWNER IF DIFFERENT THAN APPLICANT: 4. NAME: 5. MAIL ADDRESS: 6. CITY/STATE/ZIP: PHONE:._ 7. TECHNICAL ASSISTANCE: 8. MAIL ADDRESS: 9. CITY/STATE/ZIP: PHONE: If there are others who should be notified during the review process, please list those. Bruce Lutz, WGM Group, 250-1410, 431 1st Avenue West, Kalispell, MT 59901 Check One: _X_ Initial PUD proposal Amendment to an existing PUD 1i7 Property Address: 1120 Farm toMarket Road, Kalispell, MT59901 Total Area of Property: 110.3 Acres Legal description including section, township & range: Tract 3, E 1/2 Section 3, T28N, R22W, P.M.M. Flathead County, MT The present zoning of the above property is: Flathead County AG-80 WVO 1 Meadows Edge PUD Narrative E. Please provide the following information in a narrative format with supporting drawings or other format as needed: a. An overall description of the goals and objectives for the development of the project. Meadows Edge PUD is on the western perimeter of Kalispell's Growth Policy Plan. The property qualifies as an infill opportunity for the community of Kalispell due to contiguous residential development to the east of the site and the property's relationship with the western edge of Kalispell's projected growth. Given the history of past development of properties adjacent to the proposed PUD and guidelines set in the Kalispell Growth policies, the developer feels that the property is well positioned for residential development and that it is the right time to convert the agricultural parcel into an efficient setting for single-family lots, multi -family townhomes and a limited mixed -use opportunity. The relationship of the property to existing key transportation routes is also important in the parcel's attractiveness for future residential and mixed -use commercial development. b. In cases where the development will be executed in increments, a schedule showing the time within phase will be completed. Please refer to the attached PUD Phasing Plan. The PUD is phased to take advantage of its relationship to Three Mile Drive, West Spring Creek Road and Farm -to -Market Road. Phase One Preliminary Plat which accompanies this PUD proposal submittal is situated along the midsection of the proposed PUD and takes advantage of an accesses along Farm -to -Market Road including an intersection with Mountain Vista Subdivision to the east and access to the south along Three Mile Drive. c. The extent to which the plan departs from zoning and subdivision regulations including but not limited to density, setbacks and use, and the reasons why such departures are or are not deemed to be in the public interest; This application proposes Kalispell R-3 as the underlying zoning designation for the site. R-3 is a district "intended to provide lot areas for suburban/urban residential development". "This district should have good thoroughfare access, and be in proximity to community and neighborhood facilities, i.e., schools, parks, shopping areas, etc. Development within this district must be served by all public utilities. This zoning district would typically be found in areas designated as suburban residential or urban residential on the Kalispell Growth Policy Future Land Use Map". All but the northwest corner of the proposed PUD site is designated as "Suburban Residential" in the Kalispell Growth Policy Plan. The 110-acre property is proposed to accommodate 322 residential dwelling units at an overall density of 2.9 units per acre. The northwest corner (approximately 3-5 acres) is designated as "Neighborhood Commercial". The proposed PUD fits within the context of the Kalispell Growth Policy designations with no departures requested. d. The nature and extent of the common open space in the project and the provisions for maintenance and conservation of the common open space; and the adequacy of the amount and function of the open space in terms of the land use, densities and dwelling types proposed in the plan; There are three types of homeowner association open spaces within the proposed PUD. They are areas related to the Spring Creek riparian zone to the north, trail connections and general open space suitable for multi -purpose use and drainage and an organized park area that will reclaim the gravel pit area north of Phase One. Over 25% of the gross area of the PUD is dedicated to open space. The area to the north of Phase One will include reclamation of a former gravel extraction area and will be the location of significant HOA park amenities that will be detailed during Phase Two of the project. Reclamation of the area will be initiated during Phase One of the project. Open spaces will be accessed by a trail system that will inter -connect with sidewalks on the interior street network. There is ample open space available to the proposed residential component of the project. e. The manner in which services will be provided such as water, sewer, storm water management, schools, roads, traffic management, pedestrian access, recreational facilities and other applicable services and utilities. The project will utilize sanitary sewer and water infrastructure available from the City of Kalispell and extended from the adjacent subdivisions and from the extension of the Westside Sewer Interceptor. Storm water management will be achieved on -site or by release of pre -development runoff within the property including portions of the open space network. Traffic for initial phases of the PUD will be handled by interior roads with extensions to both Farm -to -Market Road and Three Mile Drive A non -motorized trail will be proposed between sidewalk street perimeters into open space amenities. The relationship, beneficial or adverse, of the planned development project upon the neighborhood in which it is proposed to be established. The neighborhoods to the east of the proposed PUD are very similar in nature. The existing Spring Creek Estates is zoned Kalispell R-3 and has lots with a minimum size of 6,000 square feet. Lots in Spring Creek Estates and proposed at Rockwood Ranch are similar in size to those proposed at Meadows Edge. To the east of the proposed PUD is Mountain Vista Estates Subdivision which is a R-2 PUD with minimum lot sizes of 10,000 Square feet. The area west, south and north of the proposed PUD are agricultural land zoned in the county as either SAG-10 or AG80. The proposed PUD represents a logical extension and infill to current growth policy perimeter on Kalispell's Growth Policy Plan. g. How the plan provides reasonable consideration to the character of the neighborhood and the peculiar suitability of the property for the proposed use. As stated above, the proposed PUD represents a logical extension of residential growth on the west side of the community of Kalispell. The property lends itself to the efficient layout of 6,000+ square foot lots and roads. As in the case of Spring Creek Estates, the lots are served by alleys which will enhance the street side of the residences and prohibit snout forward garage scenarios except along the perimeter roads. h. Where there are more intensive uses or incompatible uses planned within the project or on the project boundaries, how with the impacts of those uses be mitigated. The only area that may eventually exhibit a significant intensive use is the "mixed- use/commercial" area on the southeast corner of the proposed PUD. This site is intended to conform with the "neighborhood commercial" land use designated for this area in the Kalispell Growth Policy. This site may eventually accommodate neighborhood convenience facilities and additional housing. The proposed area for residential lots within the PUD fits the land use designation in the Kalispell Growth Policy. How the development plan will further the goals, policies and objectives of the Kalispell Growth Policy. As stated above, the proposed PUD conforms with the map and policies set forth in the Kalispell Growth Policy j. Include site plans, drawings and schematics with supporting narratives where needed that includes the following information: (1). Total acreage and present zoning classifications; 110.3 Acres currently zoned Flathead County AG-80 (West Valley Neighborhood Plan) (2). Zoning classification of all adjoining properties; See Exhibit attached (3). Density in dwelling units per gross acre; 2.9 dwelling units per acre (4). Location, size height and number of stories for buildings and uses proposed for buildings; One and two stories not to exceed 35 feet in height. (5). Layout and dimensions of streets, parking areas, pedestrian walkways and surfacing; See Proposed PUD Site plan (6). Vehicle, emergency and pedestrian access, traffic circulation and control; )}\ 0-0 7 )M . es } \{£i f c k ! C; \ /�(� .■§,i_ k2k�|vo �rm,2D. 2§±■ 22! )!k|{k (§f -0 o a)0 \\.}\\ 0E c & 0E0 \ )))\\j {2§f !)«9�; \\ {o §§(�) E- [�E jam EE:a! _ _ ){$J/ \ 22®a0! -0 'o LL >/3«;s See Proposed PUD Site plan (7). Location, size, height, color and materials of signs; To be determined (8). Location and height of fencing and/or screening; To be determined (9). Location and type of landscaping; To be determined (10). Location and type of open space and common areas; See Proposed PUD Site Plan (11). Proposed maintenance of common areas and open space; See CCRs (12). Property boundary locations and setback lines See Proposed PUD Site plan (13). Special design standards, materials and / or colors; See CCRs (14). Proposed schedule of completions and phasing of the development, if applicable; See Phasing Plan (15). Covenants, conditions and restrictions; See Attached (16). Any other information that may be deemed relevant and appropriate to allow for adequate review. PLICANTS SIGNATURE DATE APPLICATION PROCESS APPLICABLE TO ALL ZONING APPLICATIONS: A. Pre -Application Meeting: A discussion with the planning director or designated member of staff must precede filing of this application. Among topics to be discussed are: Master Plan or Growth Policy compatibility with the application, compatibility of proposed zone change with surrounding zoning classifications, and the application procedure. B. Application Contents: 1. Completed application form. 2. Application fee per schedule below, made payable to the City of Kalispell. PUD/CONCEPT PUD Zoning Review Fee Residential (no subdivision) $1,000 + $125/unit Commercial (no subdivision) $1,200 + $100/acre Residential (with subdivision) $1,000 + $100/acre Commercial (with subdivision) $1,000 + $100 / acre 3. Electronic copy of the application materials submitted. 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I�_ :r f i S• ■!� * E Park & Qp rl/ r+ \ r ►r I` _ 136 PLANNING FOR THE FUTURE MONTANA Planning Department 201 1" Avenue East Kalispell, MT 59901 Phone: (406) 758-7940 Fax: (406) 758-7739 ►"vw.kalispell.com/planning PETITION FOR ANNEXATION AND INITIAL ZONING NAME OF APPLICANT: Meadows Edge LLC (Jason Mc Donald, Proj. Mgr.) MAIL ADDRESS: PO Box 7184 CITY/STATE/ZIP: Kalispell, MT 59904 INTEREST IN PROPERTY: Owner Other Parties of Interest to be Notified: PARTIES OF INTEREST: WGM Group MAIL ADDRESS:431 1st avenue West CITY/STATE/ZIP: Kalispell, MT 59901 INTEREST IN PROPERTY: Owner Is Consultant PLEASE COMPLETE THE FOLLOWING: PHONE: 320-221-0280 PHONE:406-756-4848 Address of the property: 1120 Farm to Market Road, Kalispell, MT 59901 Leal Description: g p Assessors #: 0013865; Tract 3(2p5 I &6 2_ (Lot and Block of Subdivision; Tract #) East 1/2 Section 3, Township 28, Range 22 (Section, Township, Range) (Attach metes and bounds as Exhibit A) Land in project (ac): 110.3 Current estimated market value $122,081 at 50% build out $ 12,190,000 at 100% build out $24,380,000 Is there a Rural Fire Department RSID or Bond on this property Yes No X If yes remaining balance is $ The present zoning of the above property is: AG-80 WVO The proposed zoning of the above property is: R-3 with PUD Overlay State the changed or changing conditions that make the proposed amendment necessary: Property to be developed into affordable housing and commercial. This development will be connected to City of Kalispell utilities and annexed into the City of Kalispell. This corresponds with the West Valley Neighborhood Plan. The signing of this application signifies that the foregoing information is true and accurate based upon the best information available and further grants approval for Kalispell Planning staff to be present on the property for routine inspec* during the annexation process. (Date) Return to: Aimee Brunckhorst Kalispell City Clerk P.O. Box 1997 Kalispell, MT 59903 PETITION TO ANNEX AND NOTICE OF WITHDRAWAL FROM RURAL FIRE DISTRICT The undersigned hereinafter referred to as Petitioner(s) respectfully petition the City Council of the City of Kalispell for annexation of the real property described below into the City of Kalispell. The Petitioner(s) requesting City of Kalispell annexation of the property described herein and further described in Exhibit A hereby mutually agree with the City of Kalispell that immediately upon annexation of the land all City of Kalispell municipal services will be provided to the property described herein on substantially the same basis and in the same manner as such services are provided or made available to other properties within the rest of the municipality. Petitioner(s) hereby state that there is no need to prepare a Municipal Annexation Service Plan for this annexation pursuant to Section 7-2-4610, M.C.A. since the parties are in agreement as to the provision of municipal services to the property requested to be annexed. The Petitioner(s) further herein express an intent to have the property as herein described withdrawn from the Rural Fire District under the provisions of Section 7-33-2127, Montana Code Annotated, and that incorporated into this Petition to Annex is the Notice requirement pursuant to said Section; and that upon proper adoption of an ordinance or resolution of annexation by the City Council of the City of Kalispell, the property shall be detracted from said district. In the event the property is not immediately annexed, the Petitioner(s) further agree(s) that this covenant shall run to, with, and be binding upon the title of the said real property, and shall be binding upon our heirs, assigns, successors in interest, purchasers, and any and all subsequent holders or owners of the above described property. This City hereby agrees to allow Petitioner(s) to connect and receive the utilities from the City of Kalispell. This City hereby agrees to allow Petitioner(s) to connect and receive all available utilities from the City of Kalispell excluding solid waste services. MCA 7-2-4736 prohibits the city from providing solid waste services to this property for a minimum of 5 years from date of annexation. oo etitioner/Owner Date Petitioner/Owner Date NOTE: You must attach an Exhibit A that provides a bona fide legal description of the property to be annexed. STATE OF MONTANA ) ss County of Flathead County On this day of , 44'beforc me, the undersigned a Notary Public for the State of Montana, personally appeared known to me to be the person whose name is subscribed to the foregoing instrument and acknowledged to me that he/she executed the same. IN WITNESS WHEREOF, I have hereunto set my land d affixed my Notary eal t day and 14 above written. KELLY JEAlY HAWI(INSON N0�""�+t o NOTARY PlfBLIC far the N ary bl' , State of ontana x State of Montana tint Name �- SEAL Residing at Kalispell, Montana + MY COMMssion Expires Residing at November QB, 2019 My Commission exp res. r[�..._ nm ■-ran r.]^ w rr.i. TMr- . •r x I T ss County of Flathead County On this day of , before me, the undersigned, a Notary Public for the State of Montana, personally appeared known to me to be the person whose name is subscribed to the foregoing instrument and acknowledged to me that he/she executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notary Seal the day and year in this certificate first above written. 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W PART C: COPY OF PROJECT FEE CHECK PART D: PRELIMINARY PLAT AND EXHIBITS D1: PRELIMINARY PLAT (24X36) D2: PRELIMINARY PLAT (11x17) D3: PUD MAP (24X36) D4: PUD MAP (11X17) DS: PUD MAP WITH PHASING (24X36) D6: PUD MAP WITH PHASING (11X17) D6: ADJACENT ZONING MAP to'OC 4 o f to I Boa C r r m 1 C0 I 3.00-00,00.006 z N j .._.soorw -- I N .3.00'00100.00s � • •00 OL4 I �3.00-O0.00.005 • •£Z•04L �`"� ~ I Cl R ► to 500.00' 3.00'a0.00.005 3;00.00,OO.QOS t ........ . i .. 89 0 `s`n 3.00O 00.005 3X0.00,QO.00S cc o o LO C> E1.00,00.O0.00S &'00•00,00.00S v O N N 6 1DO' o 0,00.0 05 l 3, 00.00, o0.00 S ••_•48 L44 ••_•• 1 ••_•0Z 444 •• (y m 1 m l i 3 00 00,00.00s �&DO'000.005 C v M ��i v O CD m .3,00.00 0.OaS Q .3-00.00�0O.00S I M cl q �I rto o r 3.00•00,00.00S r 3 00.00,00.00S Q ! o v 6 3 .. se... _ 4 � v g9'60 i o v 1 (D r 3„00'OO,0O.UOS 1 $� o: a 1 LO o o v .. 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EL.S£L •• LO N 4 L6 \ 3,.DU'OO,DO._OON j.- Il 3.00'OQ,O�OON ....... 8'9EL - aL a£L 0 CD `, 0 1 co \v 3,,a0-00M.00N-�� m .......... 3„00-00.00.00NCTM f Z9 8EL ri `r I o co 0 1 ................. 1 w 00 1 6] CY) rn 1 cy") 3 .4L'9Z •�. - - OE 8ZL - M.SO'S0�64.EOS w . ,� . � - Eb'6L1 .$L'ZbL ! :cu , Lo �., 1w i� _ rva ■ LL - c r r co (RI co co I Ifo n u��.._..�.._1 ,QO'08 -.._......1...;aaas lco 'n Ol asE ,�• �••- a0'oRwdi � ,�L9'St.,Et.bON {� , t15dA� R, 610 dtz o. 249-07 yyg617'1�1.18"W u� lc 1 i SO4 I + LO W .69'S9 • �,0 9S I `r oCD \ i CL III w wc CO o Lu LU --) a - co 0 Z) � lu) a-1 L;;; PART E: TITLE REPORT, C.O.S., & EASEMENT DOCUMENTATION ALTA COMMITMENT FOR TITLE INSURANCE Commitment Number: Issued By: 0 Fidelity National Title` FT1585-180337 Imwanee Company NOTICE IMPORTANT - READ CAREFULLY: THIS COMMITMENT IS AN OFFER TO ISSUE ONE OR MORE TITLE INSURANCE POLICIES. ALL CLAIMS OR REMEDIES SOUGHT AGAINST THE COMPANY INVOLVING THE CONTENT OF THIS COMMITMENT OR THE POLICY MUST BE BASED SOLELY IN CONTRACT. THIS COMMITMENT IS NOT AN ABSTRACT OF TITLE, REPORT OF THE CONDITION OF TITLE, LEGAL OPINION, OPINION OF TITLE, OR OTHER REPRESENTATION OF THE STATUS OF TITLE. THE PROCEDURES USED BY THE COMPANY TO DETERMINE INSURABILITY OF THE TITLE, INCLUDING ANY SEARCH AND EXAMINATION, ARE PROPRIETARY TO THE COMPANY, WERE PERFORMED SOLELY FOR THE BENEFIT OF THE COMPANY, AND CREATE NO EXTRACONTRACTUAL LIABILITY TO ANY PERSON, INCLUDING A PROPOSED INSURED. THE COMPANY'S OBLIGATION UNDER THIS COMMITMENT IS TO ISSUE A POLICY TO A PROPOSED INSURED IDENTIFIED IN SCHEDULE A IN ACCORDANCE WITH THE TERMS AND PROVISIONS OF THIS COMMITMENT. THE COMPANY HAS NO LIABILITY OR OBLIGATION INVOLVING THE CONTENT OF THIS COMMITMENT TO ANY OTHER PERSON. COMMITMENT TO ISSUE POLICY Subject to the Notice; Schedule B, Part I -Requirements; Schedule B, Part II -Exceptions; and the Commitment Conditions, Fidelity National Title Insurance Company, a Florida corporation (the "Company"), commits to issue the Policy according to the terms and provisions of this Commitment. This Commitment is effective as of the Commitment Date shown in Schedule A for each Policy described in Schedule A, only when the Company has entered in Schedule A both the specified dollar amount as the Proposed Policy Amount and the name of the Proposed Insured. If all of the Schedule B, Part I -Requirements have not been met within one hundred eighty (180) days after the Commitment Date, this Commitment terminates and the Company's liability and obligation end. Countersigned By: Authorized Officer or Agent Fidelity National Title Insurance Company By: Attest: President Secretary This page is only a part of a 2016 ALTA@ Commitment for Title Insurance issued by Fidelity National Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule 8, Part 1-Requirements; Schedule 8, Part II -Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form. AMERICAN Copyright American Land Title Association. All rights reserved. LAND TITLE ASSOCIATION The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. n ALTA Commitment for Title Insurance w-MT Mod (08/01/2016) Printed: 03.02.18 @ 02:36 PM Page 1 MT-FT-FLAT-01585.350200-SPS-1-18-FT1585-180337 FIDELITY NATIONAL TITLE INSURANCE COMPANY COMMITMENT NO. FT1585-180337 Transaction Identification Data for reference only. ISSUING OFFICE: FOR SETTLEMENT INQUIRIES, CONTACT (TITLE ONLY): Title Officer: Karla Kemm (CK) Fidelity National Title Company of Flathead Valley, LLC 1807 3rd Ave E Kalispell, MT 59901 Main Phone: (406)755-7004 Email: karla.kemm@fnf.com Order Number: FT1585-180337 SCHEDULE A 1. Commitment Date: February 27, 2018 at 08:00 AM 2. Policy to be issued: (a) ALTA Owner's Policy 2006 (Standard) Proposed Insured: Purchaser with contractual rights under a purchase agreement with the vested owner identified at item 4 below Proposed Policy Amount: $14,000.00 Premium: $ 175.00 Total: $ 175.00 3. The estate or interest in the Land described or referred to in this Commitment is: Fee Simple 4. Title to the estate or interest in the Land is at the Commitment Date vested in: Meadows Edge, LLC, a Montana limited liability company 5. The Land is described as follows: Tract 3 of Certificate of Survey No. 18892, a tract of land located in the East Half of Section 3, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana. END OF SCHEDULE A This page is only a part of a 2016 ALTA@ Commitment for Title Insurance issued by Fidelity National Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule 8, Part 1-Requirements; Schedule 8, Part 11-Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form. AMERICAN Copyright American Land Title Association. All rights reserved. LAND TITLE ASSOCIATION The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. n ALTA Commitment for Title Insurance w-MT Mod (08/01/2016) Printed: 03.02.18 @ 02:36 PM Page 2 MT-FT-FLAT-01585.350200-SPS-1-18-FT1585-180337 FIDELITY NATIONAL TITLE INSURANCE COMPANY COMMITMENT NO. FT1585-180337 SCHEDULE B, PART I REQUIREMENTS All of the following Requirements must be met: The Proposed Insured must notify the Company in writing of the name of any party not referred to in this Commitment who will obtain an interest in the Land or who will make a loan on the Land. The Company may then make additional Requirements or Exceptions. 2. Pay the agreed amount for the estate or interest to be insured. 3. Pay the premiums, fees, and charges for the Policy to the Company. 4. Documents satisfactory to the Company that convey the Title or create the Mortgage to be insured, or both, must be properly authorized, executed, delivered, and recorded in the Public Records. 5. If a power of attorney is to be used in this transaction, furnish a true and correct copy in recordable form, for review and approval prior to executing any documents. The Company reserves the right to add additional items or make further requirements after review of the requested documentation. The Company may require that the attorney -in -fact named in the power of attorney execute an affidavit stating that the power of attorney has not been revoked and that he/she has no knowledge or information regarding the death or incapacity of the principal therein. 6. If this transaction is to be involved in a 1031 or similar exchange, the closing officer must be notified well in advance of closing. In the event matters are discovered during the closing process which would otherwise be insured by the Covered Risks included in the policy, the Company may limit or delete insurance provided by the affected Covered Risk. In such event, a supplemental will be issued prior to closing. The Company requires a satisfactory statement from the Association or its agent stating the amount, if any, of unpaid common or maintenance charges against the property, to the date of closing. At that time, the Company may make additional requirements or exceptions. If Fidelity Title is to be named a Trustee, reference it as follows: Fidelity Title of Flathead Valley, LLC 10. Notice: Please be aware that due to the conflict between federal and state laws concerning the cultivation, distribution, manufacture or sale of marijuana, the Company is not able to close or insure any transaction involving Land that is associated with these activities. This page is only a part of a 2016 ALTA@ Commitment for Title Insurance issued by Fidelity National Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule 8, Part 1-Requirements; Schedule 8, Part II -Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form. AMERICAN Copyright American Land Title Association. All rights reserved. LAND TITLE ASSOCIATION The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. n ALTA Commitment for Title Insurance w-MT Mod (08/01/2016) Printed: 03.02.18 @ 02:36 PM Page 3 MT-FT-FLAT-01585.350200-SPS-1-18-FT1585-180337 FIDELITY NATIONAL TITLE INSURANCE COMPANY COMMITMENT NO. FT1585-180337 SCHEDULE B, PART I REQUIREMENTS (continued) 11. The Company will require the following documents for review prior to the issuance of any title insurance predicated upon a conveyance or encumbrance from the entity named below. Limited Liability Company: Meadows Edge, LLC, a Montana limited liability company a. A copy of its operating agreement, if any, and any and all amendments, supplements and/or modifications thereto, certified by the appropriate manager or member. b. If a domestic Limited Liability Company, a copy of its Articles of Organization and all amendment thereto with the appropriate filing stamps. c. If the Limited Liability Company is member -managed a full and complete current list of members certified by the appropriate manager or member. d. A current dated certificate of good standing from the proper governmental authority of the state in which the entity was created e. If less than all members, or managers, as appropriate, will be executing the closing documents, furnish evidence of the authority of those signing. The Company reserves the right to add additional items or make further requirements after review of the requested documentation. 12. The search did not disclose any open mortgages or deeds of trust of record, therefore the Company reserves the right to require further evidence to confirm that the property is unencumbered, and further reserves the right to make additional requirements or add additional items or exceptions upon receipt of the requested evidence. 13. The Proposed Policy Amount(s) must be increased to the full value of the estate or interest being insured, and any additional premium must be paid at that time. An Owner's policy should reflect the purchase price or full value of the Land. A Loan Policy should reflect the loan amount or value of the property as collateral. Proposed Policy Amount(s) will be revised and premiums charged consistent therewith when the final amounts are approved. 14. For each policy to be issued as identified in Schedule A, Item 2; the Company shall not be liable under this commitment until it receives a designation for a Proposed Insured, acceptable to the Company. As provided in Commitment Condition 4, the Company may amend this commitment to add, among other things, additional exceptions or requirements after the desigantion of the Proposed Insured. 15. Additional requirements and/or exceptions may be added as details of the transaction are disclosed to, or become known by the Company. END OF SCHEDULE B, PART I This page is only a part of a 2016 ALTA@ Commitment for Title Insurance issued by Fidelity National Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule 8, Part 1-Requirements; Schedule 8, Part II -Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form. AMERICAN Copyright American Land Title Association. All rights reserved. LAND TITLE ASSOCIATION The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. n ALTA Commitment for Title Insurance w-MT Mod (08/01/2016) Printed: 03.02.18 @ 02:36 PM Page 4 MT-FT-FLAT-01585.350200-SPS-1-18-FT1585-180337 FIDELITY NATIONAL TITLE INSURANCE COMPANY COMMITMENT NO. FT1585-180337 SCHEDULE B, PART II EXCEPTIONS THIS COMMITMENT DOES NOT REPUBLISH ANY COVENANT, CONDITION, RESTRICTION, OR LIMITATION CONTAINED IN ANY DOCUMENT REFERRED TO IN THIS COMMITMENT TO THE EXTENT THAT THE SPECIFIC COVENANT, CONDITION, RESTRICTION, OR LIMITATION VIOLATES STATE OR FEDERAL LAW BASED ON RACE, COLOR, RELIGION, SEX, SEXUAL ORIENTATION, GENDER IDENTITY, HANDICAP, FAMILIAL STATUS, OR NATIONAL ORIGIN. The Policy will not insure against loss or damage resulting from the terms and provisions of any lease or easement identified in Schedule A, and will include the following Exceptions unless cleared to the satisfaction of the Company: Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the Effective Date but prior to the date the Proposed Insured acquires for value of record the estate or interest or mortgage thereon covered by this Commitment. a. Rights or claims of parties in possession not shown by the Public Records. b. Encroachments, overlaps, boundary line disputes, and any other matters which would be disclosed by an accurate survey and inspection of the Land including, but not limited to, insufficient or impaired access and matters contradictory to any survey plat shown by the Public Records. c. Easements, or claims of easements, not shown by the Public Records. d. Any lien, or right to a lien, for services, labor, or material heretofore or hereafter furnished, imposed by law and not shown by the Public Records. e. (a) unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters accepted under (a), (b), (c) are shown by the Public Records. f. Taxes to special assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records. Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. g. County road rights -of -way, not recorded and indexed as a conveyance of record in the office of the Clerk and Recorder pursuant to Title 70, Chapter 21 MCA, including, but not limited to any right of the public to use and occupy those certain roads and trails. h. Mineral rights, claims or title to minerals in or under said land, including but not limited to metals, oil, gas, coal, or other hydrocarbons, sand, gravel, or stone, and geothermal energy rights, and easement or other rights or matters relating thereto, whether express or implied, recorded, or unrecorded. Paragraphs 1, a, b, c, d, and f will not appear as printed exceptions on extended coverage policies, except as to such parts thereof which may be typed as a Special Exception as shown below. This page is only a part of a 2016 ALTA@ Commitment for Title Insurance issued by Fidelity National Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule 8, Part 1-Requirements; Schedule 8, Part II -Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form. AMERICAN Copyright American Land Title Association. All rights reserved. LAND TITLE ASSOCIATION The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. n ALTA Commitment for Title Insurance w-MT Mod (08/01/2016) Printed: 03.02.18 @ 02:36 PM Page 5 MT-FT-FLAT-01585.350200-SPS-1-18-FT1585-180337 FIDELITY NATIONAL TITLE INSURANCE COMPANY COMMITMENT NO. FT1585-180337 SCHEDULE B, PART II EXCEPTIONS (continued) SPECIAL EXCEPTIONS: 2. General Taxes for the year 2017 1st Half: $809.58 PAID 2nd Half: $809.56 PAID Tax ID No.: 01-0013865 3. General County Taxes for the year 2018 and subsequent years, which are a lien but not yet due or payable. 4. A 60 foot declared county road, known as Three Mile Drive along the southerly boundary as disclosed by County Assessor's Map and surveys of record. 5. An existing county road, known as Farm To Market along the easterly boundary as disclosed by County Assessor's Map and surveys of record. 6. Any adverse claim based upon the assertion that: a) Some portion of said Land is tide or submerged land, or has been created by artificial means or has accreted to such portion so created. b) Some portion of said Land has been brought within the boundaries thereof by an avulsive movement of Spring Creek or has been formed by accretion to any such portion. Rights and easements for navigation and fishery which may exist over that portion of said Land lying beneath the waters of Spring Creek. Any rights in favor of the public which may exist on said Land if said Land or portions thereof are or were at any time used by the public. Easement(s) and rights incidental thereto as set forth in a document: In favor of: Mountain States Power Company Recording Date: March 30, 1951 Recording No.: Book 317, Page 608 This page is only a part of a 2016 ALTA@ Commitment for Title Insurance issued by Fidelity National Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule 8, Part 1-Requirements; Schedule 8, Part II -Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form. AMERICAN Copyright American Land Title Association. All rights reserved. LAND TITLE ASSOCIATION The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. n ALTA Commitment for Title Insurance w-MT Mod (08/01/2016) Printed: 03.02.18 @ 02:36 PM Page 6 MT-FT-FLAT-01585.350200-SPS-1-18-FT1585-180337 FIDELITY NATIONAL TITLE INSURANCE COMPANY COMMITMENT NO. FT1585-180337 SCHEDULE B, PART II EXCEPTIONS (continued) 10. Easement(s) and rights incidental thereto as set forth in a document: In favor of: Pacific Power & Light Company Recording Date: September 29, 1994 Recording No.: 94-272-10340 11. Recitals, notes, sanitary restrictions, ordinances, resolutions, easements, dedications and covenants as contained or referred to on Certificate of Survey No. 17323. Reference is hereby made to the survey for more particulars. Recording No.: 2006-158-10510 12. Recitals, notes, sanitary restrictions, ordinances, resolutions, easements, dedications and covenants as contained or referred to on Certificate of Survey No. 18892. Reference is hereby made to the survey for more particulars. Recording No.: 201000004200 13. Grant of Easement and Water Well Agreement Recording Date: June 18, 2010 Recording No.: 201000014008 14. A right of first refusal to purchase said Land with certain terms, covenants, conditions and provisions as set forth in the document Executed by: Grosswiler Dairy, Inc. and Trillium, LLC Disclosed by: Right of First Refusal Recording Date: June 18, 2010 Recording No: 201000014009 15. Please be advised that our search did not disclose any open Deeds of Trust of record. If you should have knowledge of any outstanding obligation, please contact the Title Department immediately for further review prior to closing. 16. In order to expedite this report to you, no physical inspection of the Land has been made. If a physical inspection is made, any matters found by our inspection requiring disclosure to you will be shown in a Supplement Report. 17. The land described in the commitment/policy shall not be deemed to include any home trailer or mobile home located on the property. 18. Exceptions and reservations contained in Patents of record. This page is only a part of a 2016 ALTA@ Commitment for Title Insurance issued by Fidelity National Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule 8, Part 1-Requirements; Schedule 8, Part II -Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form. AMERICAN Copyright American Land Title Association. All rights reserved. LAND TITLE ASSOCIATION The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. n ALTA Commitment for Title Insurance w-MT Mod (08/01/2016) Printed: 03.02.18 @ 02:36 PM Page 7 MT-FT-FLAT-01585.350200-SPS-1-18-FT1585-180337 FIDELITY NATIONAL TITLE INSURANCE COMPANY COMMITMENT NO. FT1585-180337 SCHEDULE B, PART II EXCEPTIONS (continued) Common address: 1120 Farm to Market Road, Kalispell, MT 59901 and 825 Three Mile Drive, Kalispell, MT 59901 END OF SCHEDULE B, PART II This page is only a part of a 2016 ALTA@ Commitment for Title Insurance issued by Fidelity National Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule 8, Part 1-Requirements; Schedule 8, Part 11-Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form. AMERICAN Copyright American Land Title Association. All rights reserved. LAND TITLE ASSOCIATION The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. n ALTA Commitment for Title Insurance w-MT Mod (08/01/2016) Printed: 03.02.18 @ 02:36 PM Page 8 MT-FT-FLAT-01585.350200-SPS-1-18-FT1585-180337 FIDELITY NATIONAL TITLE INSURANCE COMPANY COMMITMENT NO. FT1585-180337 COMMITMENT CONDITIONS 1. DEFINITIONS (a) "Knowledge" or "Known": Actual or imputed knowledge, but not constructive notice imparted by the Public Records. (b) "Land": The land described in Schedule A and affixed improvements that by law constitute real property. The term "Land" does not include any property beyond the lines of the area described in Schedule A, nor any right, title, interest, estate, or easement in abutting streets, roads, avenues, alleys, lanes, ways, or waterways, but this does not modify or limit the extent that a right of access to and from the Land is to be insured by the Policy. (c) "Mortgage": A mortgage, deed of trust, or other security instrument, including one evidenced by electronic means authorized by law. (d) "Policy": Each contract of title insurance, in a form adopted by the American Land Title Association, issued or to be issued by the Company pursuant to this Commitment. (e) "Proposed Insured": Each person identified in Schedule A as the Proposed Insured of each Policy to be issued pursuant to this Commitment. (f) "Proposed Policy Amount": Each dollar amount specified in Schedule A as the Proposed Policy Amount of each Policy to be issued pursuant to this Commitment. (g) "Public Records": Records established under state statutes at the Commitment Date for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without Knowledge. (h) "Title": The estate or interest described in Schedule A. 2. If all of the Schedule B, Part I -Requirements have not been met within the time period specified in the Commitment to Issue Policy, this Commitment terminates and the Company's liability and obligation end. 3. The Company's liability and obligation is limited by and this Commitment is not valid without: (a) the Notice; (b) the Commitment to Issue Policy; (c) the Commitment Conditions; (d) Schedule A; (e) Schedule B, Part I -Requirements; (f) Schedule B, Part II -Exceptions; and (g) a counter -signature by the Company or its issuing agent that may be in electronic form. 4. COMPANY'S RIGHT TO AMEND The Company may amend this Commitment at any time. If the Company amends this Commitment to add a defect, lien, encumbrance, adverse claim, or other matter recorded in the Public Records prior to the Commitment Date, any liability of the Company is limited by Commitment Condition 5. The Company shall not be liable for any other amendment to this Commitment. 5. LIMITATIONS OF LIABILITY (a) The Company's liability under Commitment Condition 4 is limited to the Proposed Insured's actual expense incurred in the interval between the Company's delivery to the Proposed Insured of the Commitment and the delivery of the amended Commitment, resulting from the Proposed Insured's good faith reliance to: (i) comply with the Schedule B, Part I -Requirements; (ii) eliminate, with the Company's written consent, any Schedule B, Part II -Exceptions; or (iii) acquire the Title or create the Mortgage covered by this Commitment. (b) The Company shall not be liable under Commitment Condition 5(a) if the Proposed Insured requested the amendment or had Knowledge of the matter and did not notify the Company about it in writing. (c) The Company will only have liability under Commitment Condition 4 if the Proposed Insured would not have incurred the expense had the Commitment included the added matter when the Commitment was first delivered to the Proposed Insured. (d) The Company's liability shall not exceed the lesser of the Proposed Insured's actual expense incurred in good faith and described in Commitment Conditions 5(a)(i) through 5(a)(iii) or the Proposed Policy Amount. (e) The Company shall not be liable for the content of the Transaction Identification Data, if any. (f) In no event shall the Company be obligated to issue the Policy referred to in this Commitment unless all of the Schedule B, Part I -Requirements have been met to the satisfaction of the Company. (g) In any event, the Company's liability is limited by the terms and provisions of the Policy. 6. LIABILITY OF THE COMPANY MUST BE BASED ON THIS COMMITMENT (a) Only a Proposed Insured identified in Schedule A, and no other person, may make a claim under this Commitment. (b) Any claim must be based in contract and must be restricted solely to the terms and provisions of this Commitment. This page is only a part of a 2016 ALTA@ Commitment for Title Insurance issued by Fidelity National Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule 8, Part 1-Requirements; Schedule 8, Part II -Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form. AMERICAN Copyright American Land Title Association. All rights reserved. LAND TITLE ASSOCIATION The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. n ALTA Commitment for Title Insurance w-MT Mod (08/01/2016) Printed: 03.02.18 @ 02:36 PM Page 9 MT-FT-FLAT-01585.350200-SPS-1-18-FT1585-180337 FIDELITY NATIONAL TITLE INSURANCE COMPANY COMMITMENT NO. FT1585-180337 (continued) (c) Until the Policy is issued, this Commitment, as last revised, is the exclusive and entire agreement between the parties with respect to the subject matter of this Commitment and supersedes all prior commitment negotiations, representations, and proposals of any kind, whether written or oral, express or implied, relating to the subject matter of this Commitment. (d) The deletion or modification of any Schedule B, Part II -Exception does not constitute an agreement or obligation to provide coverage beyond the terms and provisions of this Commitment or the Policy. (e) Any amendment or endorsement to this Commitment must be in writing and authenticated by a person authorized by the Company. (f) When the Policy is issued, all liability and obligation under this Commitment will end and the Company's only liability will be under the Policy. 7. IF THIS COMMITMENT HAS BEEN ISSUED BY AN ISSUING AGENT The issuing agent is the Company's agent only for the limited purpose of issuing title insurance commitments and policies. The issuing agent is not the Company's agent for the purpose of providing closing or settlement services. 8. PRO -FORMA POLICY The Company may provide, at the request of a Proposed Insured, a pro -forma policy illustrating the coverage that the Company may provide. A pro -forma policy neither reflects the status of Title at the time that the pro -forma policy is delivered to a Proposed Insured, nor is it a commitment to insure. END OF CONDITIONS This page is only a part of a 2016 ALTA@ Commitment for Title Insurance issued by Fidelity National Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule 8, Part 1-Requirements; Schedule 8, Part II -Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form. AMERICAN Copyright American Land Title Association. All rights reserved. LAND TITLE ASSOCIATION The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. n ALTA Commitment for Title Insurance w-MT Mod (08/01/2016) Printed: 03.02.18 @ 02:36 PM Page 10 MT-FT-FLAT-01585.350200-SPS-1-18-FT1585-180337 Untitled Page Page 1 of 2 f idelity.title Fidelity National Title Insurance Company National Rate Calculator General Info Reference Number: FT1585-180337 Property Location: State Montana Property Location: County Flathead Underwriter: Fidelity National Title Insurance Company Quote Effective Date: 3/2/2018 Transaction Information Q. Transaction Type? - Property Purchase (with or without financing) Q. Purchase Amount/Value of Property - $14,000.00 Q. Property Type - Residential Q. Do additional/multiple chain of title charges apply? - No Q. Number of additional Owner's policies issued simultaneously in this (either leasehold Owner's or Owner's policy(s) to different insureds - None Owners Policy Information Ouote Number: 44927137 Policy Question(s): Q. Policy Form? - ALTA Standard Coverage Owner's Policy Q. Is this policy eligible for a reduction in rate subsequent to the issuance of a Trustee's Sale Guarantee or a Litigation Guarantee? - No Q. Is this policy eligible for the Reissue rate? - No Q. Is this a permanent policy subsequent to the issuance of a temporary or construction mortgage policy on this property? - No Liability Amount: $14,000.00 Policy Premium: $175.00 Endorsements Cost No endorsements were selected. -- Endorsement Total: $0.00 Total Charges for the Policy: $175.00 1 Grand Total: $175.001 1 Title charges in this state are the same in every county. http://intemalrates.fnf com/PrintPreview. aspx?ID=fidelitytitle&QuoteNumbe1=44927137&... 3/2/2018 Untitled Page Page 2 of 2 The totals that the Rate Calculator Engine calculates include the charge for the title insurance policy premium and any additional endorsement charges that apply. The totals may not include any other amounts, such as charges/fees related to title search, examination, additional work charges, certification, or closing; inspection charges; additional chain or parcel charges; fees related to delayed release/reconveyance; order cancellation charges; release issuance fees; costs for reinsurance; and premiums or charges applicable to transactions involving extra -hazardous risk. At this time, the Rate Calculator does not support endorsement -only transactions. If you want to price an endorsement(s) that is being issued subsequent to the underlying policy, you can still use this Calculator to arrive at the correct price for the endorsement(s). In that situation, the only charge incurred for the transaction will be the Endorsement Total(s) shown on the Rate Summary page; ignore the policy premium(s) and total(s). Rates calculated on this website reflect those applied in a typical transaction. The rate you are actually charged may differ from the rate calculated here if the details of your transaction differ from those you selected in order to calculate the rate. Premium quotes are based on rates in effect on the date of this quote. Any changes to the approved rates between the date of this quote and the closing date may result in a change in the premium(s) charged. Under certain circumstances, you may qualify for a lower rate than the one shown here. A fee for Closing Protection Letter, or similar coverage will be charged if the state where the closing takes place charges a closing protection fee. Closing is defined as signing the insured property related documents under the Company's supervision, either in a FNTG office or using a FNTG selected and approved mobile notary. If the insured documents are not signed under the Company's supervision, closing is deemed to take place in the location where the funds are disbursed. For closings that take place in a different state than the property location, please contact your settlement agent for a quote. © 2018 Fidelity National Financial. 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W FLATHEAD COUNTY 2017 REAL ESTATE TAX BILL I� Adele Krantz, Treasurer 935 let Ave W Ste T Kalispell MT 59901 (406) 758-5680 http://flathead.mt.gov/property_:tax ASSESSOR NUMBER: 0013865 TAX BILL NUMBER: 201700540 TRILLIUM LLC SCHOOL DISTRICT: 01 PO BOX 7667 GEO CODE: 07396503401010000 KALISPELL MT 59904 Property Location: Mulliple Physical Addresses Present Parties with ownership interest as of January 1, 2017 Property Description Owner of Record...... TRILLIUM LLC 03 28 22 TR 5IN E2NE4 & E2SE4 Type of Property Market value Taxable value Description Percentaae Amount Real Estate 55,761 1,477.00 county Functions 28.71% 464.93 Improvements 66,320 895.00 Education 67.87% 1098.94 Other 3.41% 55.27 Totals 122,081 2,372.00 SUMMARY OF TAXES, LEVIES & FEES COUNTY .066470 157.68 COUNTY LIBRARY .007180 17.03 SHERIFF .042000 99.62 CO PERM MED LEVY .010250 24.31 NOXIOUS WEEDS .001450 3.44 COUNTYWIDE MOSQUITO .000750 1.78 911 GENER OBLIG BOND .001880 4.46 PERM SRS LEVY .000760 1.80 ROAD .023650 56.10 COUNTY PLANNING .001880 4.46 BOARD OF HEALTH .005700 13. 52 COUNTY LANDFILL 80.73 SUBTOTAL - TAXES FOR COUNTY FUNCTIONS... .161970 464.93 STATE - UNIVERSITY .006000 14.23 GENERAL SCHOOLS .105930 251.27 STATE - SCHOOL AID .040000 94.88 FLAT VAL COM COLLEGE .015980 37.90 FLATHEAD HIGH SCHOOL .109280 259.21 WEST VALLEY ELEM 01 .181930 431.54 FVCC PERMIS MED LEVY .004180 9.91 SUBTOTAL - TAXES FOR EDUCATION.......... .463300 1098.94 SOIL & WATER CONSERV .001670 3.96 WEST VALLEY FIRE .021630 51.31 SUBTOTAL - OTHER TAXES AND FEES......... .023300 55.27 Total Mills Levied 0.648570 Total Taxes and Fees . . . 1619.14 40133 1st Installment due 11/30/2017 = 809.58 2nd Installment due 05/31/2018 = 809.56 Tax paid receipts will be mailed only if a self-addressed stamped envelope is enclosed. To pay orviewtaxes online, goto http://flathead.mt.gov/property_tax. A 3% fee will be charged on all credit/debit card payments. There is no fee to pay by e-check. Payments made after 5:00 pm or postmarked after the due date must include 2% penalty & monthly interest of 5/6 of 1% (0.008333). Keep upper portion for your records. ------------------------------------------------------------------ Return stub with payment. Payment must be hand delivered, paid online, or postmarked by 5:00 pm on: MAY 31, 2018 Make checks payable to FLATHEAD COUNTY TREASURER Please include your tax bill number on your check. ASSESSOR NUMBER: 0013865 Pay by e-check, credit/debit card online at http://flathead.mt.gov/property_tax TAX BILL NUMBER: 201700540 SCHOOL DISTRICT: 01 DO NOT PAY THIS IF IT IS INCLUDED IN YOUR MORTGAGE PAYMENT If your address has changed, please make corrections below. No additional notice will be TRILLIUM LLC sent for this installment. PO BOX 7667 KALISPELL MT 59904 T A t D 2 ND 2017 REAL ESTATE IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII� ------------------------------------------------------------------ Return stub with payment. Payment must be hand delivered, paid online, or postmarked by 5:00 pm on: NOVEMBER 30, 2017 Make checks payable to FLATHEAD COUNTY TREASURER Please include your tax bill number on your check. ASSESSOR NUMBER: 0013865 Pay by e-check, credit/debit card online at http://flathead.mt.gov/property_tax TAX BILL NUMBER: 201700540 SCHOOL DISTRICT: 01 DO NOT PAY THIS IF IT IS INCLUDED IN YOUR MORTGAGE PAYMENT If your address has changed, please make corrections below. Tax Amount Due: 809.58 TRILLIUM LLC PO BOX 7667 Full year by 11/30/17 1619.14 KALISPELL MT 59904 1 ST 2017 REAL ESTATE II I I II I I II II II I I I I II I I II II II II II II II II I I II I I I I I I II II I I III III II II III IIIII �IIII IIIII II IIIIII I I II II 201700031575 2 Page: 114.00 l of 2 Debbie Pierson, Flathead County MT by DD 12/28/2017 i2 01 PM AND WHEN RECORDED MAIL TO: Meadows Edge, LLC PO Box 2190 Woodland, WA 98674 Filed for Record at Request of: Space Above This Line for Recorder's Use Only Insured Titles Order No.: 658441-FT Parcel No.: 0013865 WARRANTY DEED in FOR VALUE RECEIVED, 13 % Trillium, LLC �0 hereinafter called Grantor(s), do(es) hereby grant, bargain, sell and convey unto �p Meadows Edge, LLC whose address is: PO Box 2190, Woodland, WA 98674 Hereinafter called the Grantee, the following described premises situated in Flathead County, Montana, to -wit: TRACT 3 OF CERTIFICATE OF SURVEY NO. 18892, LOCATED IN THE EAST HALF OF THE SECTION 3, TOWNSHIP 28 NORTH, RANGE 22 WEST, P.M.M., FLATHEAD COUNTY, MONTANA. W SUBJECT TO covenants, conditions, restrictions, provisions, easements and encumbrances apparent or of record. TO HAVE AND TO HOLD the said premises, with its appurtenances unto the said Grantees and to the Grantee's heirs and assigns forever. And the said Grantor does hereby covenant to and with the said Grantee, that the Grantor is the owner in fee simple of said premises; that said premises are free from all encumbrances except current years taxes, levies, and assessments, and except U.S. Patent reservations, restrictions, easements of record, and easements visible upon the premises, and that Grantor will warrant and defend the same from all lawful claims whatsoever. Dated: December 28, 2017 Page 1 of 2 IIIIIIII II II I III IIIII IIIII IIIII IIIII IIIII IIIII IIIII IIIII IIIII IIIII IIIII IIII II I III IIII IIII 2017000315 Page: 2 of 2 75 Fees: $14.00 12/28/2017 12:01 PM Trillium, LLC By: Name oo l ger A. Ne Title: anager STATE OF Montana LISA L JOHNSON so NOTARY PUBLIC for the ; 2: State of Montana _* "°TA *_ SEASL Residing at 9 Kahspell, Montana �i OF Mid �� My Commission Expires October 02, 2019 ss. COUNTY OF Flathead ) This instrument was acknowledged before me onl--Cer cc— 9;)—,2017, by Roger A. Noble, known to me to be the Manager of the Trillium LLC. A „ Signature of Notarial Officer Notary Public for the State of Montana Residing at: tLo- Qi►�(J� III �—C'C—' Commission Expires: I a 1 OBI l ot Page 2 of 2 Upon recording, please return to: Daniel D. Johns Crowley Fleck PLLP P. O. Box 759 Kalispell, MT 59903 IIIN II N li i III I al IINI IINI IINI IINI IIN111N1 IINI IINI IIN111N1 IIN II I NI IIV III Paula Robinson, Flathead County MT by DD GRANT OF EASEMENT AND WATER WELL AGREEMENT 201000014008 Page: 1 of 6 Fees: $62.00 6/18/2010 3:40 PM THIS GRANT OF EASEMENT AND WATER WELL AGREEMENT (the "Agreement") is by and between GROSSWILER DAIRY, INC. (the "Grantor"), whose mailing address is P. O. Box 952, Kalispell, Montana 59903 to TRILLIUM, LLC (the "Grantee") a Montana limited liability company whose mailing address is P. O. Box 7667, Montana 59904. RECITALS A. The Grantee has acquired from Grantor the following described real property in Flathead County, Montana (the "Dominant Tenement"): Tract 3 of Certificate of Survey No. 18892, located and being in the East Half of the East Half (E'/2E'V2) of Section 3, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana B. The Grantor owns the following described real property in Flathead County, Montana (the "Servient Tenement') Parcel C on Certificate of Survey 17323, on file and of record in the office of the Clerk and Recorder, Flathead County, Montana, consisting of 81.76 acres, more or less C. The Dominant Tenement and Servient Tenement are adjacent tracts of land that are served by a water well located on the Servient Tenement. The adjacent tracts and well are shown on Exhibit A attached hereto. D. Upon the terms and conditions in this Agreement, the Grantor hereby agrees that Grantee may continue to use the well located on the Servient Tenement (the "Well") for irrigation and other beneficial uses. I IIINIII II II I III IIUIIINI IIIIIIINIIfNIII�IIINI IINIII�I IIIIlI�I1I IIII II I �I III INPage:2010 2 of 46008 Paula Robinson, Flathead County MT by DD Fees: $$62.00 6(18(2010 3:40 PM E. The parties wish to memorialize in this Agreement their respective rights and obligations with respect to the Well. Further, the Grantor wishes to grant to the Grantee and Grantee wishes to acquire from Grantor, on the terms and conditions set forth in this Agreement, the Easement, which will grant Grantee the right and ability to access and utilize the Well. NOW, THEREFORE, for valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the parties understand and agree as follows: 1. Incorporation of Recitals. The foregoing Recitals are true and correct, and are hereby incorporated into and made a part of this Agreement. 2. Grant of Easements. Grantor hereby grants to Grantee, and to Grantee's successors and assigns, as an appurtenance to the Dominant Tenement, (1) an easement twenty feet wide over and across, upon and under the Servient Tenement running a direct, north -south line between the Well and the Dominant Tenement, and (2) an easement with a radius of twenty feet, the center of which is the Well, both for the purpose of allowing the Grantee to access, repair, maintain and replace the existing pump, panel, fixtures and buried pipe that serve as a water source for the Dominant Tenement (the "Easement"). The Easement is shown on Exhibit B attached hereto. The Servient Tenement shall be burdened by the Easement and the Easement shall serve, be appurtenant to and run with the title to the Dominant Tenement. Any disturbance of the Servient Tenement as a result of the activities of the Grantee contemplated by the Easement shall be promptly reclaimed and restored by the Grantee at the Grantee's expense. 3. Ownership, Operation, Maintenance and Repair. The Well, including pump, panel and common distribution lines are owned by Grantor, however, the parties shall proportionally share costs according to the parties' ownership of water rights associated with the Well, including but not limited to operation, maintenance, repair and replacement of the pump, panel and common distribution lines. 4. Individual Water Lines. Each party shall be responsible for maintaining, repairing and replacing their own respective connecting water lines from the Well to their real property. These connecting lines shall be the property of the parties individually. 5. Use of Water. Each party shall be entitled to the use of the Well in amounts reasonable and customary and as necessary considering the purpose of the Well as defined in their water rights. 6. Consideration. But for the Grantee's ability to obtain the Easement, Grantee would not have been willing to purchase the Dominant Tenement from Grantor. 7. Assignment. The parties acknowledge that they may at some future time assign the easement to their successors and assigns subject to the terms of this Agreement. II'IIIII I II I II IIIII IIaI III IIII IIII IIII III II�IIINIIIIIiiiii iII ii i �I iII Il0 Page:2010 3 of 6008 Paula Robinson, Flathead County MT by DD Fees: $62.00 6/18/2010 3:40 PM 8. Grantor's Warranty of Title. The Grantor warrants that it is the owner of the Servient Tenement and that it holds good and sufficient fee simple title to said property enabling it to convey the Easement hereby granted and perform its other obligations hereunder. 9. Default. In the event of a default by any party under this Agreement, any non - defaulting party may pursue any remedy available under any applicable law or statute. In the event of a default, the defaulting owner shall pay the reasonable attorney's fees and costs incurred by the non -defaulting party or parties. 10. Binding on Successors. The provisions of this Agreement and the Easement, including both its benefits and burdens, and subject to its limitations, shall run with the title to both the Dominant Tenement and the Servient Tenement, and shall be binding upon and inure to the successors, heirs, assigns, and personal representatives of the parties hereto. IN WITNESS WHEREOF, the parties have executed this Agreement on the LS day of June, 2010. 1 .: ff11;em GROSSWILER DAIRY, INC. By Catherine R. Baier, President STATE OF MONTANA : ss. County of Flathead GRANTEE TRILLIUM, LLC By Roger r oble, Managing Member This instrument was acknowledged before me o'n '6 day of June, 2010, by Catherine R. Baier, known to me to be the President of GROSS ER DAIRY, INC. 1AAAAAA/t,%e%A iAAA AAAAA,_. e DARLA °4 NOTARIAL_ NOTARY PUB .� * SEAL * Residing aF Wh My (omm. Exp at 'ype, Stamp or Print Name) for the State of Montana , Montana expires 4R -I Z , 20 11_ STATE OF MONTANA : ss. County of Flathead 20 1000014008 tllNttl I tl I II IINI IIII IIII IIII IIII IIII IIII II�III�IIIIIII�I III II I IIII IIII Fees: $62.00 Paula Robinson, Flathead County MT by DD 5/18/2010 3:40 PM This instrument was acknowledged before me on this �St day of June, 2010, by Roger A. Noble, known to me to be the Managing Mem er LLIUM, LLC. (Type, Stamp or Print Name) Notary Public for the State of Montana Residing at , Montana My commission expires , 20 AAAAAAAAAAAAAAAAAAAAAAAAAAAAAA <Ce4e"-OFIII�'i' OARLA BROWN <NOTARY PUBLIC MONiANA� Fe�it�ng at Nlhitefiish, Nla► = < h6Y Coaran Expires 9/11/2011 vvvvvvvvvvvv'/vvvvvvvvvvvvvvvvv IIINIII N II I NI IINI IINI IINI IINI IINI IINI IINI IIBI IINI IINI IINI IIN II I NI IIN II{I Pageo5 of 6008 Fees. $62.00 • Paula Robinson, Flathead County MT by DD 6/18/2010 3:40 PM SEE S3 s DEI"AIL'A' e SH9'SPOB L3'30'f 2 09.42' CENTER 1/4 CORNER 77 �POB NEW BOUNDARY LINE S00.32' 36" E 14.72�ai �A to y N ". Parcel A ✓N88'S4'45"W' _ fl� MW 38.68 Acres STA 157+0o.01' Y N yY N �! 3 0 Parcel C Z c, 81.76 Acres Z FARM TO MARKET ROAD a `� PER FOUND MONUMENTS AND R/W PLANS N89'57'47"E—13466.90' — — _ N89'57'47"E 1346.96' d — y POD 1269,62' CD _z NEW S01'05'15"W N BOUNDARY / �'� 344.81 � SEE IRRIGATION , ! LINE ,�, PT 147+60.4 `O DECAIL'C' WELL �i N Parcel B S89'33'54"E 39.83 Acres saoo' � &--17'26'45" lv�. M a)— 14: LD ( w / EXISTING COUNTY ROAD N p BOUNDARY y c LINES t It7 Q M z �� 1 z i 673.D0' I o S3 ,0 53 N 52 _ — — 1339.39' — — — — _ — — — — 1309.39' _ _ _ — 1339.22'— t7Tm'REE "" — `S89'48'57"W 2578.43' SIO� MILEDRIVE- 60' DECLARED COUNTY ROAD S10 S11 GRAPHICAL REPRESENTATION MAY OR MAY NOT DEPICT THE LEGAL DESCRIPTION OF ANY PARCEL HEREIN. BOUNDARY RESTORATION MUST BE MADE g 4 2 BY A LICENSED LAND SURVEYOR. 0 „p0 0 800 1�,p I BASEMAP: COS 17323, S C A L E PROJ NO: 313-08 naAWN: RLH I FIGURE ocanoN: XXISPE.L, Mr PRO,! MM R NOBLE WATER RIGHT 78U 2318 00 r} plied Water ae: IWOO' HEC=; APPVD: L CONSULTING U C RLE mmrL Qmww,wRew UM: W7rJ010 EASEMENT LOCATION MAP my IIIIIIII�IIIIIIIIIIIIIII�III�III�III�III�IIIIIIIIIIIII�III�III�IIIUIII�III�IIII P20100014008 age:6 of 5 Fees: $62.00 Paula Robinson, Flathead County MT by DD 6/18/2010 3:40 PM IRRIGATION WELL N 0 I 11I JO 4�5 SCALE GRAPHICAL REPRESENTATION MAY OR MAY NOT DEPICT THE LEGAL DESCRIPTION OF ANY PARCEL HEREIN. BOUNDARY RESTORATION MUST BE MADE BY A LICENSED LAND. SURVEYOR, SASEMAP: COS 17323. PROS NO: 31348 LOLOCATION: KALISPELL, MT Oplied Water SCALE CONSULTING 12, MOR: R.NOBLE WATER RIGHT 76U 2318 00 QM: mm" w,r,molo EASEMENT MAP RW - EXtitail' 9427210340 0 RIGHT-OF-WAY EASEMENT (Corporate) RC Name Kalispell RC 44570 WO 11175 For value received, Grosswiler Uairy, Inc. _ 46 a Montana corporation, hereinafter referred to as Grantor, does hereby grant to PacifiCorp, a corporation doing business as Pacific Power & Light Company, its successors and assigns, the Grantee, an easement or right-of-way for an electric transmission and distribution line of one rr more rives and all necessary or desirable appurtenances (including telephone and telegraph wires, towers, pees, props, guys, anchors and other supports and the right to place all or any part of such line underground' at or near the location and along the general course now located anti =,eked out by the Grantee over, across 8nd upon the following described real property in Flatliead County, State of Montane. , to wit: A Tract of Land in theSEI/41CI /4 of ;x.cUon 3, T.2EN.,R.22W., M.P.M. Tract 4 Book 577, Page 689 Assessor # 0310190 Including the right to clear said right -of -:v; y and keep tho. same clear of brush, trees, timber and structures, and the right to top, trim, clear or cut :}wa,: ,;;I t:-ces ,)w <idt� of said right-of-way which might endanger such line. Together with the 6911( of ingress and tgTess over the adjacent huids of the Grantor for the purpose of construct- ing, reconstructing, stri .ging new wires on, maintaining and removing such line and appurtenances, and exercising other rights hereby granted. Grantor reservrra the right to use said right-of-way for roads, agricultural crops or other purposes not inconsistent with the easement granted hereby, but in using or operating any irrigation pipes, motorized vehicles or other equip- ment, or in any other such use of said right-of-way, Grantor (including its successors or assigns) shall conform strictly to the provisions of any then applicable safety rode or teg-ulations pertaining to required clearances from the wires or conductors of such line. All rights hereunder shall cease if and when such line Rhall have been abandoned. Dated this —_ _ _ day of �_ _. , 19 I Grosswiler Dairy, �Inc. By. f 5 +Gc�l�4 S A1t$ Avest t �Df _ (Title) (Tia) STATE OF County of On this �_�_ day of , 19 Q , before e all Qd- �'�` F/z tv me person known to be the ��0 ppeared of the corporate that ecu ed thin and foregoing instrument; who, duly sworn. on oath did say: tha 7is the F ^ of the corporation that executed the within foregoing instrument; rhet t no 'seal affixed to said4nstrument is the corporate seal of said rWoratipn, and that said instrument was signed and seated in behalf of said corporation by authority of its Board•dl' l)ir+Lctors, and he acknowledged said instrument to be the free act and deed of said corporation for the uses and pier gself tbi rein mentioned. IN WITNESS WHEREOF, I have hcrcuntc sof my hand Ad official seat the day and year abov written. •Notary P Alit for iZt�sidiag a STNII; OF MONI'ANA, 1 J{ SR Count, of Flalhcad Retarded at the request of �T3L 91a---_ this 2c day of 19 at o'clock and trrnttled in the rccorls� of Flalltcad County, State of Montana. 171 Fee $1`ad ty Clerk a tdconit r PBWRN 0-Elf). &:: 11�4 '_�S�Ra G�`AINI (f R17-i— CF 'MIS MIMMIE, mda this ___,12 —11- "1 D� 19,1.2, by tnj betwtorn 0 Ofthe firat pax-t, &.wtho tiontoord $ party of the * part, l WrNr,,FxS Ms That skid p of the first p4rt' rr M;"� i rs t, a 4w of the One i?as1r,d other valuablo eznrideratlio-� al tlax. 141,1,), a party of the aac-dnd I FArt, the rtceipt _wn" t to b4id WtY of the tcil v,Wrta u ar x s s a the right of way wig oaant to erect, at.0 t,r6,Air, sod use, from t1no to time t"Ik' Stec," F4", V F WJC '41 MIrs Ard A&APS, may see fit, Over #Ieng, &-r'; t: And lkr,*a trin land$ ot said *I the first part hereinafter pirt4 it r 6PW t"'4 WWI r thereau for a nc for C11 purposoi, poles an, "'irem' to and srupponted thereby and &,L,. nacesoaxy or crwt—wrme, urav=�Ta, cOmOcti0hS, fasteninge &nd other apt;Aw-i:ts 'V-xturoa, 4ai'. vtr�ia for the toltrtora Purpotef of 8&id partl of too, stems ri. ci "nig"; alxo, to remove the tree* wvi nAke the alp-=Irtng n.zvn 2,,rr or desirable for the purposet aforesaidl also to Put in plactm gVY vil-Of &Y'd aftef itwl Attf-Ach ggy wireto �re�s' said Un*., The star ats!ld IWUo of said Tiart of fir t rt"/ t C ed a C 9;tE 4-4 A ,its of d are Partiorlarly disr, cribs,", w fc,'�'Low-s: --2Ln -7- 4", i'M 117 #.. t:j•, {.1-041 f l 0 a.,t 4 t�G.✓� ,� r - in"F RY vital F .. .NE ¢TATE'CF RONTANA At-V6q Fi 3A�i!". i'CwL. MONYANA €XP1NEa €1EC.. tb. 38E5. a S°` Ail PART F: COVENANTS/DEED RESTRICTIONS DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS AND RESERVATIONS OF MEADOWS EDGE THIS DECLARATION is made as of this day of , 2018 by the undersigned, hereinafter referred to as "Declarant." RECITALS A. Declarant owns certain real property located within the State of Montana, which property improvements are commonly known as "Meadows Edge," and is located on land more particularly described in Exhibit A attached hereto and incorporated herein (the "Property'). B. All Common Areas of the Project are to be described in this Declaration or shown on Plat Maps recorded in conjunction of this Declaration. C. For the benefit and protection of the Project, to enhance its value and attractiveness, and as an inducement to vendors and investors to make and purchase loans secured by Homes and Lots within the Project, Declarant agrees to provide herein for a comprehensive system of land use and building controls within the Project. NOW, THEREFORE, Declarant, being the sole owner of the Project, hereby makes this Declaration for the purpose of subjecting the Project to this Declaration, and declares that the Project described herein shall be held, conveyed, encumbered, leased, rented, used, occupied and improved subject to the following covenants, conditions, restrictions, reservations, grants of easement rights, rights of way, liens, charges and equitable servitudes, which are for the purpose of protecting the value and desirability of the Project and shall be binding on all parties having any right, title or interest in the Project or any part thereof, and shall inure to the benefit of each owner thereof. Any conveyance, transfer, sale, assignment, lease or sublease of a Lot or Home in the Project shall and hereby is deemed to incorporate by reference all provisions of this Declaration. The provisions of this Declaration shall be enforceable by Declarant, any Lot Owner, the Association and any first Mortgagee of any Lot. Article I INTERPRETATION 1.1- LIBERAL CONSTRUCTION The provisions of this Declaration shall be liberally construed to effectuate its purpose of creating a uniform plan for the operation and maintenance of the Project. 1.2 - COVENANT RUNNING WITH LAND This Declaration shall be operative as a set of covenants running with the land, or equitable servitudes, binding on Declarant, its successors and assigns, all subsequent owners of the Property or any part thereof, together with their grantees, successors, heirs, executors, administrators, devisees or assigns. 1.3 - DECLARANT IS ORIGINAL OWNER Declarant is the original Owner of all Lots and Property and will continue to be deemed the Owner thereof except as conveyances or documents changing such ownership regarding specifically described Lots are filed of record. 1.4 - CAPTIONS Captions given to the various articles and sections herein are for convenience only and are not intended to modify or affect the meaning of any of the substantive provisions hereof. 1.5 - DEFINITIONS Architectural Control Committee or ACC means the committee established pursuant Article III. Articles means the articles of incorporation of the Association, as defined below. Assessments means all sums chargeable by the Association (or by Declarant in exercising Declarant Rights) against a Lot, including without limitation (a) regular and special assessment for Common Expenses and Home Expenses, (b) deposits and contributions to the Association's working capital as established by its Board of Directors, (c) special charges against a Lot Owner for work done on the Owner's Lot, (d) fines, (e) interest and late charges on any delinquent account, and (f) costs of collection, including reasonable attorneys' fees incurred in connection with the collection of delinquent Owner's account. Association shall mean Meadows Edge Homeowners' Association, a Montana mutual benefit corporation, as described more fully in Article 4, and its successors and assigns. The term "Association" shall be deemed to refer to the Declarant when exercising Declarant Rights otherwise permitted to the Association. Board shall mean the Board of Directors of the Association. Bylaws shall mean the Bylaws of the Association as the same may be amended from time to time. Common Area shall mean the Property which is subject to this Declaration, but excluding individual Lots within the Property and property dedicated to the City of Kalispell, Montana for public use including streets, public utilities, and related improvements Thus, the Common Area includes real Property maintained by the Association for the common benefit of the Owners and such other persons as may be permitted to use the Common Area under the terms of this Declaration or any contract with the Association. Common Expenses shall mean (a) the expenses of maintaining, managing, and operating the Common Area; (b) premiums for liability insurance carried by the Association; (c) all other expenses incurred by the Association in administering, services, conserving, managing, paying Property taxes upon, maintaining, repairing, or replacing the Common Area and any improvements located on it; (d) all expenses incurred by the Association in administering and managing the Association and this Declaration; (e) all expenses incurred by the Association in any other activities undertaken for the common benefit of all or some of the Owners; and (f) all expenses lawfully determined to be Common Expenses by the Board of Directors of the Association, as provided in this Declaration and in the articles and Bylaws of the Association. Declarant shall mean Meadows Edge LLC. Declarant may assign some or all of its rights under this Declaration to a third party by a written instrument specifically referring to such rights recorded in the records of Flathead County, Montana. Such instrument may specify the extent and portion of the rights or interests of Declarant which are being assigned, in which case the initial Declarant shall retain all other rights as Declarant. Declaration shall mean this Declaration of Covenants, Conditions and Restrictions of Southside Estates, as it may be amended from time to time. Home shall mean and refer to any structure, or portion of a structure, located on a Lot, which structure is designed and intended for use and occupancy as a residence or which is intended for use in connection with such residence. Lot shall mean each parcel within the Property described below, which is designated as a Lot on a plat of the Property, including any such parcel owned by Declarant and excluding any Common Area. Owner shall mean any person or entity owning a fee simple interest in a Lot or a contract purchaser, whether one or more persons or entities, owning or purchasing a Lot, but excluding those having a mortgage or an interest merely as security for the performance of an obligation, provided, however, that prior to the first conveyance of a Lot for value, the term "Owner" shall mean "Declarant" or its successors or assigns. Member means a person entitled to membership in the Association. Mortgage shall mean a recorded mortgage or deed of trust that creates a lien against a Lot and shall also mean a real estate contract for the sale of a Lot. Mortgagee shall mean the beneficial owner, or the designee of the beneficial owner, of an encumbrance on a Lot created by mortgage or deed of trust and shall also mean the vendor, or the designee of a vendor, of a real estate contract for the sale of the Lot. Owner shall mean and refer to the record owner, whether one or more persons or entities, of a fee simple title to any Lot which is a part of the Project and except as may be otherwise expressly provided herein, shall, in the case of a Lot which has been sold pursuant to a real estate contract, include any person of record holding a vendee's interest under such real estate contract, to the exclusion of the vendor thereunder. Any person or entity having such an interest merely as security for the performance of an obligation shall not be considered an owner. Plat Maps shall mean the recorded final plat(s) depicting the layout of the Lots in the Project, Including any amendments thereto. Project shall mean any real property (including any improvements and structures thereon) as are now or hereafter subjected to this Declaration and brought within the jurisdiction of the Association. Property shall mean the real estate described in Exhibit A and any additions thereto. (together with all improvements and structures thereon). Transition Date shall mean the earlier of the following: (1) 60 days after the date on which Declarant no longer owns any of the Property, or (2) the seventh anniversary of the recordings of this Declaration, or (3) the date on which Declarant elects to Permanently relinquish all Declarant Rights by written notice to all Owners. 6.1- Percentage of Owners For purposes of determining the percentage of Owners approving a proposed decision or course of action, an Owner shall be deemed a separate Owner for each Lot owned. Article II HOMEOWNERS ASSOCIATION 2.1— Establishment of Association and Adoption of Bylaws: An Association is hereby established known as "Meadows Edge Homeowners Association." Said Association may be incorporated under a different name as may be determined by the Association and approved by the Montana Secretary of State. The Association shall be formed prior to the close of sale of any Lot within the Property. The Bylaws of the Association will be adopted by the Association prior to the close of sale of any Lot within the Property. 2.2 — Powers: The Association shall have all such powers as permitted by the lays of the State of Montana, provided that the Association shall be subject to and abide by the provisions of this Declaration, as the same may be amended from time to time 2.3 — Membership: All Owners of the Lots within Meadows Edge shall be members of the Association. The Owners of any Lot shall automatically become members of the Association and shall remain members until such time as the Ownership of such Lot ceases for any reason, at which time the corresponding membership in the Association shall cease. For the purpose of determining membership at any meeting, a person or entity shall be deemed to be a member upon the recording of a dully executed deed to that Owner, or upon the recording of a notice of a purchaser's interest or an abstract of a contract for a deed showing a contract purchase by an Owner. The legal title retained by the vendor selling under contract shall not qualify such vendor membership. Foreclosure of a mortgage, trust indenture or the termination or foreclosure of a contract for deed wherein title is vested in the mortgagee, beneficiary or original seller on a contract, or repossession for any reason of a Lot sold under a contract shall terminate the vendee's membership, whereupon all rights to such membership shall vest in the legal Owner. Member shall participate in the manner prescribed by the Articles and Bylaws of the Association, and resolutions of the Association's Board of Directors. 2.4 — Owners' Address: Upon acquiring a Lot, the Owners of the Lot shall immediately inform the Association of their names and of one address to which notices from the Association should be sent. The Owners shall be responsible for informing the Association of any change of address. 2.5 — Voting: There shall be one vote for each Lot. If a person or entity owns more than one Lot, that person or entity shall have as many votes as the number of Lots owned by that person or entity. If more than one person or entity has an Ownership interest in a single Lot, such persons or entities must decide among themselves how the vote for that Lot shall be cast. 2.6 — Management During Period of Declarant Control: During the Period of Declarant Control, Declarant may appoint, remove and replace from time to time any or all of the directors and officers of the Association. If Declarant so elects, Declarant may from time to time relinquish, either on a temporary or permanent basis, the right to appoint all or a portion of the directors and officers of the Association. Any such relinquishment shall be expressed in writing to the Association. 2.7 —Association Meeting: Annual and Special meetings of the Association shall occur as set forth in the Association's Bylaws. 2.8 —Turnover Meeting: The Declarant reserves the right, at any time before the expiration of the Period of Declarant Control, to call a special meeting or the Association for the purpose of transferring control of the Association to the member. Should the Declarant call such a meeting, it shall present to the members its plan for the orderly transfer of control of the Association to the members, and the members will be obligated to accept control of the Association in accordance with such plan. ATICLE III ARCHITECTURAL CONTROL 3.1- Construction and Exterior Alteration/Repair: 3.1.1 All buildings, structures and other improvements (including, without limitation, concrete or masonry walls, rockeries, fences, sheds, over -the -air reception devices, or other structures and improvements) to be constructed within the Project, and all exterior alterations and repairs of any building, structures or improvements in the Project and visible from any public street, Common Area or other Lot must be approved by the Architectural Control Committee (ACC). Complete plans and specifications, together with an ACC Review Fee of $TBD, for all such proposed buildings, structures, and exterior alterations and repairs, together with detailed plans showing the proposed location of the same in the particular buildings site and other data requested by the ACC, shall be submitted to the ACC before construction, alteration or repair is started. Construction, alteration or repair shall not be started until written approval thereof is given by the ACC. Any exterior modifications approved or developed by the Declarant while exercising Declarant Rights will be deemed approved exterior modifications. The ACC shall have the right, from time to time, to increase the ACC Review Fee, provided such increased fee is in an amount reasonably anticipated to compensate the ACC for its time and costs related to the review of such plans and specifications. The ACC may, in its discretion, reduce or waive the Review Fee for smaller projects such as minor repairs, alterations or small additions to existing improvements. 3.1.2 The ACC will review submittals as to the quality of workmanship and materials planned and for conformity and harmony of the external design with proposed or existing, structures on neighborhood residential Lots or building sites, and as to location of the building with respect to topography, finish grade elevation and building setback restrictions. 3.1.3 In the event the ACC fails to approve or disapprove such design and location within forty-five (45) days after said plans, and specifications have been submitted to it, such approval will not be required. 3.1.4 All plans and specifications for approval by the ACC must be submitted in duplicate, at lease forty-five (45) days prior to the proposed construction or exterior alteration or repair starting date, unless such requirement is waived in writing by the ACC. Neither the waiver of, not the failure to waive. Such requirements shall be construed as a waiver or a relinquishment of such rights for the future. 3.1.5 The ACC may require that, said plans or specifications shall be prepared by an architect or a competent house -designer, approved by the ACC. One complete set of said plans and specifications shall in each case be delivered to and permanently left with the ACC. All buildings or structures shall be erected or constructed, and all exterior alterations or repairs made, by a contractor, house Builder or other person or entity approved by the ACC. The ACC shall have the right to refuse to approve any design, plan or color for such improvements, construction, or exterior alteration or repair visible from a public street, Common Area or other Lot which is not suitable or desirable, in the ACC's reasonable opinion, and in accordance with the standards and specifications herein set forth, aesthetic or otherwise. 3.1.6 In so passing upon such design, the ACC shall have the right to take into consideration the suitability of the proposed building or other structure, and the material of which it is to be build, and the exterior color scheme, to the site upon which it is proposed to erect the same. 3.1.7 The ACC shall have the right to disapprove the design or installation of a swimming pool, hot tub or any other recreational structure or equipment undesirable, in the ACC's reasonable opinion, aesthetic or otherwise. 3.1.8 Declarant shall not be subject to the restrictions of this Section 3.1 as to any Lot owned by Declarant, wither before or after the Transition Date. Additionally, until the Transition Date, Declarant, in its sole discretion, may remove any individual(s) from the ACC, and replace such individual(s) with individual(s) designated be Declarant. 3.2 — Sales Facilities of Declarant and Builders: 3.2.1 Notwithstanding any provision in this Declaration to the contrary, until the Transition Date, Declarant and any Builder shall not be permitted to maintain during the period of sale of Lots and/or Homes upon such potion of the Project as Declarant may choose, such facilities as in their sole opinion may be reasonably required, convenient or incidental to the construction, sale, lease or rental of Lots or Homes, including but not limited to, business office, storage area, signs, model units, sales office, construction office, and parking areas for all prospective tenants or purchasers of Declarant or Builders. 3.2.2 Until the Transition Date, Declarant and Builders may make temporary alterations to model homes which are not otherwise permitted by this Declaration or the ACC guidelines for marketing purposes. The selling Owner must remove model home alterations and return the Home to full compliance with the ACC guidelines prior to occupancy by a Home purchaser or tenant. Owners other than Declarant or Builders may not make such alterations to any Lot or Home. ARTICLE IV COMMON AREA 4.1— Control and Management: The Association shall have the exclusive rights and obligation to manage. Control, improve and maintain the Common Area within Meadows Edge. The Association shall be responsible for liability insurance, state and local taxes payable by the Association, and maintenance of facilities and improvements in the Common Area. The Board of Directors, among its other duties, shall stablish and levy assessments to pay for the taxes payable by the Association, insurance, maintenance and other expenses associated with the Common Area under the control and authority of the Association. The Board of Directors may, in its discretion, adjust the assessments to meet the changing needs of the Meadows Edge community and the areas serving the community. 4.2 — Property Taxes: It is acknowledged that, for property tax purposes, Flathead County and the State of Montana may allocate to each Lot a fractional, proportional portion of the value attributable to the Common Area. By accepting a deed to a Lot, the Owner agrees to this mechanism for property taxation and agrees to pay a proportional share (as allocated by Flathead County and the State of Montana) of the Taxes attributable to the value of the Common Area, while at the same time allowing the Association to administer and control the Common Area. 4.3 — Easements Over All Common Area: The Owners shall have an easement for the use and enjoyment of all of the Common Area, subject to such rules and regulations as the Association may develop from time to time, and also subject to the rights reserved to Declarant and the reserved rights of any third parties with respect to the Common Area. Declarant reserves and shall have an easement over all of the Common Area for ingress, egress and utilities. Declarant may grant further easements to others for such use of the Common Area. 4.4 — No Dedication to the Public: Nothing in this Declaration will be construed as a dedication to public use, or a grant to any public municipal or quasi -municipal authority or utility, or an assumption of responsibility for the maintenance of any Common Area by such authority or utility, absent an express written agreement to that effect. However, the Association has the right to dedicate or transfer all or part of the Common Area to any public agency, authority or utility for such purpose and subject to such conditions as may be agreed to. 4.5 — Approval of Declarant: During the Period of Declarant Control, no construction of improvements shall take place within the Common Area not shall any other changes or alterations be made to the Common Area or the uses within the Common Area without the prior written consent of the Declarant. ARTICLE V ASSESSMENTS 5.1— Assessments: Each Owner, whether or not it shall be so Expressed in any deed or Contract, is deemed to have agreed to this Declaration, and to pay to the Association assessments for Common Expenses as provided herein, including annual assessments or charges, and special assessments for capital improvements and other expenses, such assessments to be established and collected as hereinafter provided. The annual and special assessments, together with interest, costs and reasonable attorney's fees, shall be a charge on each Lot, and shall be continuing lien upon the property against which each such assessment is made. Each assessment, together with any accrueing interest, costs and attorney's fees, shall be the joint and several personal obligation of the Owner(s) of such Lot at the tie when the assessment is due. 5.2 — Purpose of the Assessments: The assessments levied by the Association shall be used of promote the health, safety, convenience, and welfare of the Owners; for the improvement, repair and maintenance of easements, trails, and the Common Area; and for any other purposes, expressed or implied in this Declaration. 5.3 —Annual Assessments: The maximum annual assessment per Lot which may be made by the Association in any calendar year shall not substantially exceed the projected and budgeted actual and reasonable costs to be incurred by the Association during the coming year in carrying out its functions and may include a reasonable reserve for contingencies. The annual assessment shall be equal for each Lot. Payment of the annual assessment shall be due and payable on a date or dates established by the Board of Directors, in an annual, monthly, quarterly, or other periodic installment as the Board of Directors may provide. The initial annual assessment shall be $TBD per Lot. The amount of the annual assessments shall be fixed by the Board of Directors in the following manner. At each annual meeting of the members, the Board of Directors shall present a proposed budget of the estimated expenses for the Association for the coming year to the members for review, discussion, amendment, comment and approval. Estimated expenses for the Association shall include, without limitation, the cost of maintenance, repair, and operation of the Common Area; expenses of management fees; expenses and liabilities incurred by the Association under or by reason of this Declaration; payment of any deficit remaining from a previous assessment period; and the creation or supplementing of a serve fund for general, routine maintenance, repairs and replacement of improvements within the Common Area on a periodic basis, as needed. The Members shall approve or amend the proposed budget by a majority vote of the members present or voting by proxy. After the annual meeting, the Board of Directors shall set the amount of the assessments and the dates(s) upon which they are due for the coming year to cover the budget approved in the manner herein set forth. 5.4 — Special Assessments: The Board of Directors may, from time to time, levy upon and subsequently collect from each Owner a special assessment for each Lot. Special assessments may be levied for capital improvements or acquisitions, extraordinary expenses or for such other purposes as the Board of Directors may determine. Any special assessment shall be equal for each Lot. Payment of any special assessment shall be due and payable as the Board of Directors may provide. 5.5 — Priority of Lien for Assessments: The lien of any assessments will be superior to and prior to any homestead exemption provided now or in the future by the laws of the State of Montana, and to all other liens and encumbrances except the following: (a) Liens and encumbrances recorded before the date of the recording of this Declaration; (b) Liens for real estate taxes and other governmental assessments or charges duly imposed against the Lot by a Montana governmental or political subdivision or special taxing district, or any other liens made superior by statute; and (c) The lien for all sums unpaid on a first mortgage taken in good faith and for value and perfected by recording in the office of the Clerk and Recorder of Flathead County, Montana, prior to the time of recording in said office of an instrument describing the Lot affected and listing the name or names of the Owner or Owners and giving notice of such violation, breach or failure to comply, (with such superiority to include any and all advances made by the first mortgagee, even though some or all of such advances may have been made subsequent to the date of filing of a written lien statement for delinquent assessments). Any first mortgagee who acquires title to a Lot by foreclosing the first mortgage or by receiving a deed or assignment in lieu of such a foreclosure, or any purchaser at a foreclosure sale of the first mortgage, will take the Lot free of any claims for unpaid assessments, interest, late charges, costs, expenses, and attorney's fees against the Lot which accrue prior to the time such first mortgagee or purchaser acquires title to the Lot. All other persons who hold a lien or encumbrance of any type not described in subsection (a), (b) or (c), above, will be deemed to consent that their lien or encumbrance will be subordinate to the Association's future liens for assessments, interest, late charges, costs, expenses and attorney's fees, as provided in this Article and in this Declaration, whether or not such consent is specifically set forth in the instrument creating any such lien or encumbrance. 5.6 — Failure to Pay Assessments- Remedies of the Association: No Owner may waive or otherwise escape liability for the assessments provided for herein by non-use of the Common Area, or by abandonment of their Lot. Any assessment or installment of an assessment not paid within thirty days after its due date will be delinquent. In the event of such delinquency, the Association may take any or all of the following actions: (a) Assess a late charge for each delinquency at uniform rates set by the Board of Directors from time to time; (b) Charge interest from the delinquency at uniform rates set by the Board of Directors from time to time, but not to exceed the maximum rate of interest allowed by applicable law; (c) Suspend the voting rights of the Owner during any period of delinquency; (d) Bring an action against any Owner personally obligated to pay the delinquent assessments; (e) Record a notice of lien with the Clerk and Recorder of Flathead County, Montana. Upon delivery of the notice of assessment to the Owner, the assessment shall be a lien upon the Owner's Lot until paid. If the assessment is not paid within thirty days after the recording of the notice of lien, the Association may foreclose the lien in the manner set forth under Montana lay for the foreclosure of liens against real property; (f) The Association shall be entitled to recover from the Owner any and all reasonable attorney's fees and costs incurred in the collection of any delinquent assessments; (g) The remedies provided under this Declaration shall not be exclusive, and the Association may enforce any other remedies to collect delinquent assessments as may be provided by law. 5.7 — Sale or Transfer of a Lot: The sale, transfer, or encumbrance of any Lot shall not affect the personal liability of the Owner responsible for the assessment or the assessment lien if a lien is recorded in the records of Flathead County, Montana. No sale or transfer to a third party with actual or constructive knowledge of an assessment shall relieve such new Owner from the liability for any outstanding assessments, or from any assessments thereafter becoming due, or from the recorded lien thereof. A person or entity purchasing a Lot shall be responsible for checking with the Association for any outstanding assessments against said Lot before closing the transaction. 5.8 — Statement of Status of Assessments: On written requests, the Association will furnish to an Owner or his designee or to any mortgagee a statement setting forth the amount of unpaid assessments then levied against the Lot in which the Owner, designee or mortgagee has an interest, The information contained in such statement, when signed by an officer director or agent of the Association, will be conclusive upon the Association, the Board, and every Owner as to the person or persons wo whom such statement is issued and who rely on it in good faith. 5.9 — Declarant's Responsibility for Assessments: Notwithstanding the foregoing, the Declarant, although a member of the Association, shall not be responsible at anytime for payment of the annual assessments for Lots owned be Declarant, unless and until Declarant constructs a home on such Lot. The Declarant, however, shall pay a proportionate share of all current expenses of administration actually incurred be the Association from time to time for routing maintenance of the Common Area. For purposes of the forgoing sentence, the Declarant's proportionate share of such expenses shall be based upon the ratio of all Lots which are listed for sale owned be the Declarant at the time expense is incurred to the total number of such Lots plus Lots owned by third parties. So long as Declarant owns any Lots, any increase in annual assessment and any special assessment shall require the Declarant's written consent. Further, the Declarant shall in no event be liable for any assessment levied in whole or in part to purchase any property from the Declarant or to finance any litigation or other claim against the Declarant, any cost of investigation and preparing such litigation or claim, or similar related costs. ATICLE V1 PROTECTIVE COVENANTS 6.1— Conditions from Subdivision Approval: The conditions imposed upon the approval of the Meadows Edge Subdivision are incorporated herein as part of this Declaration to the extent they apply to the use of the Property. 6.2 — Zoning Regulations: The zoning of the Property at the time of the filing of this Declaration is R-3 and all uses must comply with that zoning unless the zoning has been changed prior to attempted use. If the zoning has been changed, the use shall comply with the then existing zoning. In addition, if as at the present time there is a need for a zoning compliance permit from the local planning authority, (presently known as the Flathead Regional Development Office, or City of Kalispell), such permit shall also be required under this Declaration. 6.3 — Land Use: No Lot shall be used except for a single-family residence not to exceed two stories in height. 6.4 — Sewage Disposal: No individual sewage disposal system shall be permitted. All sewage disposal shall be by connection to the City of Kalispell's sewer system. 6.5 — Water Supply: No individual water supply system or systems shall be permitted. All water service must be furnished by public water connections. 6.6 — Building Location: All structures shall be constructed within the setback requirements established by the City of Kalispell, Montana. 6.7 — Dwelling Design Guidelines: Minimum square footage of heated living area for a single- family residence, excluding garage, enclosed patios or decks, attics and unheated storage areas shall be no less then 1,000 square feet. All construction shall be complete within one year from the date construction begins. 6.7.1— Exterior Finish: The exterior of all construction on any Lot shall be designed, built and maintained in such a manner as to blend in with the natural surroundings, existing structures and landscaping in the Property. Exterior colors, must be approved by the Architectural Control Committee. Exterior trim, fences, doors, railings, decks, eaves, gutters and the exterior finish of garages and other accessory buildings shall be designed, built and maintained to be compatible with the exterior of the structure they adjoin. 6.7.2 — Exterior Materials: Roofing materials shall be minimum 25-year composite. Metal roofing material may be used on accent roofs with the approval of the Architectural Control Committee. No manufactured wood roofs are permitted. Exterior siding may not be vinyl. Minimum roof pitch is to be no less than five -twelve, (5:12). 6.8 — Landscaping: The landscaping of each Lot must be completed within three (3) months from the date of occupancy of the home constructed on the Lot. In the event of undue hardship due to weather conditions, this provision may be extended upon written request to the Association. All front and rear yard areas shall be planted with any of the following: trees and shrubs, ground cover, conifer trees, deciduous shrubs and trees, and lawn areas. Each Owner shall maintain the landscaping of yard area in attractive appearance and free from insects and diseases and noxious weeds. Each Owner shall provide for the timely replacement of lost plant life and bark dust and trimming and pruning of plant material to prevent an overgrown look. 6.9 — Fences: Fences shall not exceed six (6) feet in height, except a front yard fence, which shall not exceed three (3) feet in height. All fencing materials and locations must be approved by the Architectural Control Committee. 6.10 — Owner's Obligation to Repair: Each Owner, at the Owner's sole cost and expense, shall repair the Owner's residence, keeping the same in a condition comparable to the condition of the residence at the time of its initial construction, excepting only normal wear and tear. 6.11— Owner's Obligation to Rebuild: If all or any portion of a residence is damaged or destroyed by fire or other casualty, it shall be the duty of the Owner or Owners, with all due diligence, rebuild, repair or reconstruct the residence in a manner that will substantially restore it to its appearance and condition immediately prior to the casualty. Reconstruction shall be undertaken within six months after damage occurs, unless prevented by causes beyond control of the Owners. 6.12 — Mobil Homes and Trailers for Residential Purpose: No house trailer, mobile home, doublewide or any other prefabricated structure designed to be hauled or moved on wheels, shall be used for residential purposes. No structures of a temporary character, trailer, tent, shack, garage, or other outbuilding shall be used on any Lot at anytime as a residence, whether temporarily or permanently. 6.13 — Commercial Activities: No Lot or any part of the herein described property shall be used at any time for any manufacturing or other commercial purpose that would cause any significant increase in traffic. Lawful home occupation businesses shall comply with the requirements of the City of Kalispell. 6.14— Signs: No signs, advertising, billboards or advertising structures of any kind shall be erected, used or maintained on the Property except for the purpose of advertising of sale or rent of the Property upon which it is erected. 6.15 — Garbage: No rubbish, trash, garbage, or other waste material shall be kept or permitted on any Lot or Common Area. All waste shall be removed as often as reasonably necessary. Equipment for the disposal of such material shall be concealed except for the day of garbage pickup and must be removed from the street within one day of the day of garbage pickup. No part of the Property shall be used or maintained as a dumping or storage ground for rubbish, trash, garbage, old automobiles or other wastes. 6.16 — Common Area: No Owner shall deposit debris such lawn clippings, limbs, shrub trimmings, or garbage of any nature in the Common Area. The Common Area is to be left in its natural state, other than as reasonably required by the Association, a governing municipality, or the Declarant to access, repair, replace, or update current conditions and improvements. 6.17 — Animals: No animals of any kind shall be raised, bred or kept on any Lot, except that dogs, cats, and other domestic animals may be kept and raised, but not for commercial purposes. Permitted animals must be confined to the Lot of their Owner and not permitted to run at large. 6.18 — Nuisances: No noxious or offensive activity shall be carried on or permitted upon any Lot, nor shall anything be done thereon which is or may become an annoyance or nuisance to the neighborhood. 6.19 — Rules and Regulations: The Board of Directors may from time to time adopt, amend or terminate rules and regulations concerning the Common Area and/or actions or activities within Meadows Edge that have an impact on other Owners. A copy of any such rules and regulations shall be sent to all Owners. All Owners and their family, guests and invitees shall abide by any such rules and regulations. ARTICLE VII DECLARANT RIGHTS 7.1— Completion of Work and Establishment of Subdivision: Declarant or the transferees of Declarant shall undertake the work of developing all Lots included within the Meadows Edge Subdivision. The completion of that work, and the sale, rental, or other disposal of residential units is essential to the establishment and welfare of the Property as an ongoing residential community. In order that such work may be completed, and the Property established as fully - occupied residential community as soon as possible, nothing in this Declaration shall be understood or construed to: (a) prevent Declarant employees, contractors, or subcontractors of Declarant from doing on any part of parts of the Property owned or controlled be Declarant or their representatives, whatever they determine may be reasonably necessary or advisable in connection with the completion of such work; (b) prevent Declarant, or the employees, contractors, or subcontractors of Declarant from constructing and maintaining on any part or parts of the Property owned or controlled by Declarant or their representatives, such structures as may be reasonably necessary for the completion of such work, the establishment of the Property as a residential community, and the disposition of Lots by sale, lease, or otherwise; (c) prevent Declarant, or the employees, contractors, or subcontractors of Declarant from conducting on any part or parts of the Property owned or controlled by Declarant or their representatives the business of completing such work, of establishing the Property as a residential community, and of disposing of Lots by sale, lease, or otherwise; or (d) prevent Declarant, or the employees, contractors, or subcontractors of Declarant from maintaining such sign or signs on any of the Lots owned or controlled by any of them as may be necessary in connection with the sale, lease or otherwise of such Lots. 7.2 — Expansion: Declarant reserves the right but is not obligated to expand the effect of this Declaration to include additional property. Any expansion may be accomplished by recording a Declaration of Annexation and one or more supplemental plats in the records of the Clerk and Recorder of Flathead County, Montana. Upon such annexation, each owner of a lot in the annexed property shall automatically become a member of the Association. Such Declaration of Annexation will not require the consent of Owners, the Association, or the Board of Directors of the Association. ARTICLE VIII DURATION AND AMENDMENT 8.1— Duration of Declaration: These covenants, conditions, and restrictions are to run with the land and shall be binding on all parties and all persons claiming under them for a period of fifteen (15) years from the date these covenants, conditions, and restrictions are recorded, after which time said covenants, conditions, and restrictions shall be automatically extended for successive periods of ten (10) years, unless the written consent of Owners holding sixty percent (60%) or more votes in the Association has been recorded, agreeing to change said covenants, conditions, and restrictions in whole or in part. 8.2 — Amendment: This Declaration of covenants, conditions, and restrictions, or any provision of it may be terminated, extended, amended or revoked as to the whole or any portion of the Property as follows: 8.2.1— Prior to Sale of Lots: Prior to the Sale of any Lot, Declarant may terminate, extent, amend or revoke this Declaration as to the whole or any portion of the Property by recording in the records of Flathead County, Montana, a document signed by the Declarant stating the action taken. 8.2.2 — After Sale of Lots but During Period of Declarant Control: After the sale of a Lot but before expiration of the Period of Declarant Control, Declarant may terminate, extend, amend, or revoke this Declaration as to the whole or any portion of the Property. 8.2.3 — After of period of Declarant Control: After the Period of Declarant Control, this Declaration, or any provision of it, may be terminated, extended, amended or revoked as to the whole or any portion of the Property by the Declarant. In addition, after the Period of Declarant Control, this Declaration, or any provision of it, may be terminated, extended, amended or revoked as to the whole or any portion of the Property upon the written consent of Owners holding sixty (60%) or more of the votes in the Association. The amendment will be immediately effective upon the recording in the records of Flathead County, Montana, of a copy of the document together with a certificate signed by an officer of the Association stating that the required number of consents of Owners were obtained. 8.2.4 — Declarant Approval: No termination, extension, or amendment of this Declaration will be effective in any event during the Period of Declarant Control unless the written approval of Declarant is fist obtained. Nothing in this section should be construed to permit the abandonment of the Association's responsibility for the maintenance of Common Area identified herein. ARTICLE IX MISCELLANEOUS 9.1— Effect of Provisions of Declaration: Each provision contained in this Declaration, and any agreement, promise, covenant and undertaking to comply with each provision contained in the Declaration, and any necessary exception or reservation or grant of title, estate, right or interest to effectuate any provision contained in this Declaration: (a) shall be deemed incorporated in each deed or other instrument by which any right, title or interest in any real property within Meadows Edge Subdivision is granted, devised or conveyed. Whether or not set forth or referred to in such deed or other instrument; (b) shall, by virtue of acceptance of any right, title or interest in any real property within Meadows Edge Subdivision by an Owner or the Association, be deemed accepted, ratified, adopted and declared as a personal covenant of such Owner or the Association, as the case may be, and as a personal covenant, shall be binding on such Owner or Association and such Owner's or Association's respective heirs, personal representatives, successors and assigns; (c) shall be deemed a real covenant by Declarant, for itself, its successors and assigns, and also an equitable servitude, running, in each case, as a burden with and upon the title to each parcel or real property within Meadows Edge Subdivision, including property that may hereafter become part of Meadows Edge Subdivision; and (d) shall be deemed a covenant, obligation and restriction secured by a lien, burdening and encumbering the title to each parcel of real property within Meadows Edge Subdivision, which lien with respect to any Lot shall be deemed a lien in favor of Declarant and/or the Association. 9.2 — Enforcement and Remedies: The Declarant, the Association, and/or any Owner or Owners of Lots shall have the right to enforce all covenants, conditions, and restrictions to or hereafter imposed by the provisions of this Declaration. 9.4 — No Waiver: Failure to enforce any provision contained in this Declaration shall not operate as a waiver of any such provision or of any other provision of this Declaration. 9.5—Attorney's Fees: In the event of a dispute under any provision contained in this Declaration, the prevailing party shall be entitled to its reasonable costs and attorney's fees incurred. It is expressly understood by any person purchasing a Lot in this Property, that if an action is successfully brought against an Owner for a violation of the terms of this Declaration, that a reasonable attorney's fee shall be assessed against the Owner in addition to costs and any other damages. 9.6 — Severability: Invalidity or unenforceability of any provision contained in this Declaration in whole or in part shall not affect the validity or enforceability of any other provision or any valid and enforceable part of the provision of this Declaration. 9.7 — Limited Liability: Neither the Declarant, the Association, or their respective officers, directors, employees, or agents shall be liable to any party for any action or for any failure to act with respect to any matter if the action taken or failure to act was in good faith and without malice. PART G: PRELIMINARY EROSION CONTROL & STORMWATER PLAN W W W X X X X p z z z w w w w 0 1 i� ij-, ij-, 57< 57< 57< 57< z z z w w w w Z X La 0 w <<' 0 z LLI - ------- - - — -- ---- -------- -- -- ------------- - ---------- ---------- - ------ ------ LO �CD N 04 00 w Z Lr) CN 04 Cl) PCI 00 z C) co co - CD po LO rl- co co co co co co m -77- co C) -COLO C:) LLJ ---------- LO Cl) LLI LLI 00 CY) Y) z z Cl) ------------------ ------------ ------ ------ -- --------o ----- ------ - ------------ LP Lr� LO ce) Ni r LO Ul), LO ----- ------- ---------- PART H: PRELIMINARY ROADS & UTILITY PLAN W W W X X X X p z z z w w w w PART TRAFFIC IMPACT ANALYSIS r 1 1 I 1 WGMGROUP I� � t A/Vr { , - *•+''F�- Meadows Edge F J MARK DANIEIr . 3 f BANGALE Traffic Impact Analysis '• Kalispell, Montana 3/5/2018 - ...'- - # PTO 4336 3/5Prepared for: Edge, LLC 1111 East Broadway, Missoula, MT 59802 1 OFFICE 406.728.4611 1 EMAIL wgm@wgmgroup.com Project No: 17-10-34 Traffic Impact Analysis for: Meadows Edge - Kalispell, Montana Introduction Page 1 Edge LLC proposes to construct a residential subdivision north of Three Mile Drive and west of Farm to Market Road, in Kalispell, Montana (see Figure 1). Meadows Edge will consist of approximately 171 single family homes and 151 townhome units, on approximately 110 acres (see Figure 2). Full buildout of this subdivision is expected to require five years. Accordingly, the design year for this traffic analysis is 2023. Vehicle access to the development is proposed via one full -movement driveway onto Three Mile Drive west of West Springcreek Road, and two full -movement driveways onto Farm to Market Road between Three Mile and Four Mile Drives. The subject property is currently undeveloped, and is used for agricultural production. It is surrounded by other agricultural land and residential developments. This traffic impact study was prepared using standard traffic engineering techniques to forecast traffic volumes and operations at the proposed site access points and nearby study intersections. Capacity analysis is presented both with and without the traffic generated by the proposed subdivision to determine what impact this residential subdivision will have on traffic operations. After consultation with the City of Kalispell, the following intersections were identified for detailed traffic analysis: 1. Three Mile Drive and West Springcreek Road 2. Three Mile Drive and Farm to Market Road 3. Farm to Market Road and West Springcreek Road (near Three Mile Drive) 4. Farm to Market Road and West Springcreek Road (near Four Mile Drive) 5. Farm to Market Road and Four Mile Drive 6. Four Mile Drive and West Springcreek Road North Leg 7. Four Mile Drive and West Springcreek Road South Leg 8. Three Mile Drive and Site Access No. 1 9. Farm to Market Road and Mountain Vista Way/Site Access No. 2 10. Farm to Market Road and Site Access No. 3 In brief, the analysis conducted for this report leads to the conclusion that the subject development will not negatively impact traffic operations at any of the study intersections, that there are no apparent traffic crash trends within the study area, and that traffic to and from the proposed development will operate at an acceptable level of service. No changes to the roadway network are required to accommodate the proposed development. WGMGRQUP Traffic Impact Analysis for. Meadows Edge - Kalispell, Montana Existing Traffic Volume Page 4 WGM Group conducted AM and PM peak -period manual traffic counts to identify existing traffic volumes at the study intersections. These counts were conducted for the Three Mile Drive/Springcreek Road/Farm to Market Road complex of intersections on Tuesday, Wednesday, and Thursday, July 25, 26, and 27, 2017. The Mountain Vista Way intersection and the Four Mile Drive/Springcreek Road/Farm to Market Road complex of intersections were counted on Tuesday and Wednesday, February 20 and 21, 2018. The AM peak -period counts were conducted between 7.00 and 9.00 AM and the PM peak - period counts were conducted between 4.00 and 6.00 PM. The manual count data (included in Appendix A) was analyzed to determine the existing AM and PM peak -hour traffic volume at each study intersection. The existing peak -hour traffic volumes are illustrated in Figure 3. Because the traffic counts were counted at two different times (July 2017 and February 2018), some variation in through -traffic volumes on Farm to Market Road were noted. Specifically, AM peak hour volumes in February were higher than in July. This is believed to be accounted for by the fact that West Valley School (Kindergarten through 8t" grade) is located on Farm to Market Road approximately 3.5 miles north of the study area. The increase in northbound and southbound AM peak hour traffic is believed to be associated with student drop-off trips at the school. Additionally, an increase in PM peak hour trips in only the southbound direction was noted in the July counts over the February counts. This increase is more difficult to account for, but might be related to traffic using Farm to Market Road to avoid the summer traffic congestion in Whitefish. This PM peak southbound increase might also have been related to participants leaving The Event at Rebecca Farm. Although the July count occurred three days following the close of The Event, it is possible that some of the participants and volunteers were leaving after tearing down and packing up after the event. Regardless of the reason of the differences between the July and February counts, the higher traffic volumes were held and balanced through the remainder of the study intersections to establish the existing traffic volumes for use in this study. The total two-way average daily traffic (ADT) on Farm to Market Road just north of Three Mile Drive, as recorded by the Montana Department of Transportation (MDT), is 2,613 vehicles per day (vpd). The legend for the traffic volumes illustrated in Figure 3 and the remainder of the traffic volume figures is as follows: AM Peak Hour (PM Peak Hour). WGMGRQUP Traffic Impact Analysis for: Meadows Edge - Kalispell, Montana Figure 3: 2018 Existing Peak Hour Traffic Page 5 WGMGRQUP Traffic Impact Analysis for: Meadows Edge - Kalispell, Montana Adjacent Development Traffic Volumes Page Rockwood Ranch PUD is a residential subdivision that is proceeding through the development planning and approval process somewhat ahead of the subject Meadows Edge development. Rockwood Ranch proposes to construct 211 single family units in the area south of Three Mile Drive and east of West Springcreek Road. These new homes will also contribute traffic through the study intersections. The TIS prepared for Rockwood Ranch (WGM Group, Inc., December 1, 2017) was reviewed to determine the projected Rockwood Ranch peak hour traffic passing through the study intersections addressed in this study. That traffic is illustrated in Figure 4. It should be noted that the timeframe for buildout of Rockwood Ranch is anticipated to extend beyond the study year for Meadows Edge. However, for simplicity, the entire Rockwood Ranch traffic volume is used for this analysis. 4 1.� WGMGROUP Traffic Impact Analysis for: Meadows Edge - Kalispell, Montana Page 7 Figure 4: Rockwood Ranch Adjacent Development Peak Hour Traffic WGMGRQUP Traffic Impact Analysis for. Meadows Edge - Kalispell, Montana 2023 No -Build Traffic Volumes Page 8 The year 2018 existing traffic volumes were projected to the study year 2023 using a 1.5% per year peak hour traffic growth rate. This growth rate was selected based on traffic growth trends apparent within historic traffic count data contained on the MDT web site for Farm to Market Road in the vicinity of the subject property. The 2023 projected traffic volumes were then combined with the Rockwood Ranch adjacent development traffic volumes, resulting in the 2023 No Build traffic volumes shown in Figure 5. This is the traffic projected to exist in the study year if the proposed Meadows Edge development does not occur. WGMGRQUP Traffic Impact Analysis for. Meadows Edge - Kalispell, Montana Figure 5: 2023 No -Build Projected Peak Hour Traffic -412) 6 o{I}, 56 (19) -y '1- 100(1431 2�IdI3i- F20I118] 305 (64) --)� 2 x 3 (1291 rTs9 J Page 9 o a �-0 (0) 1--12 {59] �7 s 57 (261 -� F M N SITE ACCESS io v m 7 {61 n a xb{91 y m ry Z NO, 3 ...... ....... Q � J 1U I.— SITE ACCESS ----- NO, 2 SITE ACCESS 3 I NO. 1 1 1 s- t_ r r S 10 WGMGRQUP Traffic Impact Analysis for: Meadows Edge — Kalispell, Montana Site -Generated Traffic Page 10 At full buildout, the proposed Meadows Edge subdivision will consist of 171 single-family homes and 151 townhomes. Data from the Institute of Transportation Engineers (ITE) publication Trip Generation (9t" Edition) was used to estimate the number of trips that will be generated by the proposed development. Table 1 shows the results of the Meadows Edge trip -generation calculations. Table 1: Site -Generated Vehicle Trips Land Use Size ITE Land Use Code AM Peak -Hour Trips PM Peak -Hour Trips Entering Exiting Entering Exiting Single Family Residential 171 units 210 32 97 107 63 Townhomes 151 units 230 12 60 56 28 Site Traffic 44 157 163 91 �71Total Assignment of Site -Generated Trip The peak hour turning volumes entering and exiting the existing residential subdivisions north and south of Three Mile Drive (Mountain Vista Estates and Spring Creek Estates) were analyzed to determine trip directionality at the site access points during the peak hours. Turning movement volumes at the study intersections were also reviewed to further extend the arrival and departure patterns through the study area. The resulting site traffic arrival and departure patterns are illustrated in Figures 6 and 7. The site -generated vehicle trips from Table 1 were distributed through the study intersections in accordance with the estimated arrival and departure patterns, resulting in the AM and PM peak -hour site -generated trips shown in Figure 8. These are the vehicle trips that are new to the roadway network as a result of development of Meadows Edge subdivision. WGMGRQUP Traffic Impact Analysis for: Meadows Edge - Kalispell, Montana Figure 6: Site Traffic Arrival Pattern SITE �A ACCESS ______ Ff. Page 11 WGMGRQUP Traffic Impact Analysis for: Meadows Edge - Kalispell, Montana Figure 7: Site Traffic Departure Pattern Page 12 WGMGRQUP Traffic Impact Analysis for: Meadows Edge - Kalispell, Montana Figure 8: Site -Generated Traffic Page 13 WGMGRQUP Traffic Impact Analysis for: Meadows Edge - Kalispell, Montana 2023 Build Traffic Volumes Page 14 Combining the site -generated trips from Figure 8 with the 2023 no -build traffic volumes from Figure 5 results in the projected study year 2023 build traffic volumes shown in Figure 9. These are the traffic volumes projected to exist when the Meadows Edge subdivision is fully built -out and occupied. WGMGRQUP Traffic Impact Analysis for: Meadows Edge - Kalispell, Montana Figure 9: 2023 Build Traffic Volume Page 15 WGMGRQUP Traffic Impact Analysis for: Meadows Edge - Kalispell, Montana Capacity Analysis Page 16 Intersection capacity analysis was conducted for each of the study intersections in accordance with the procedures presented in the Highway Capacity Manual, 2010 Edition, published by the Transportation Research Board. The analysis results are discussed below and the analysis worksheets are contained in Appendix B. The analysis procedures result in traffic level of service (LOS) rankings from A to F, with A representing essentially free -flow conditions and F representing congested conditions. See Appendix C for a description of the various LOS categories for unsignalized intersections. 4 1.� WGMGROUP Traffic Impact Analysis for: Meadows Edge — Kalispell, Montana 1. Intersection of Three Mile Drive and West Springcreek Road Page 17 Existing Conditions Three Mile Drive is an east/west county roadway with one travel lane in each direction. West Springcreek Drive, also a county road, intersects Three Mile Drive from the north and south with stop -controlled single lane approaches. The speed limit on both roadways is 35 mph. Capacity Analysis Capacity analysis of this intersection was conducted using the 2023 no -build and build traffic volumes developed earlier in this report. The results of this analysis are summarized in Table 2. Table 2: Three Mile Drive and West Springcreek Road LOS Summary Peak AM Hour Peak PM Hour 2023 No -Build 2023 Build 2023 No -Build 2023 Build Delay LOS Delay LOS Delay LOS Delay LOS Eastbound 7.2 A 7.3 A 7.3 A 7.4 A Westbound 7.3 A 7.4 A 7.3 A 7.4 A Northbound 9.2 A 9.6 A 10.0 A 10.6 B FSouthbound 9.6 A 10.0 B 10.6 B 11.2 B Delay is measured in seconds per vehicle. The analysis summarized in Table 2 shows that the site -generated traffic will have no appreciable impact on delay or operations at this intersection. Very good level -of -service will continue to be experienced. No intersection improvements are required. WGMGRQUP Traffic Impact Analysis for: Meadows Edge — Kalispell, Montana Page 18 2. Intersection of Three Mile Drive and Farm to Market Road Existing Conditions Three Mile Drive, on the east leg of this intersection, and Farm to Market Road, which enters the intersection on a wide -sweeping curve from the northwest, are each part of State Highway 424 and comprise the uncontrolled legs of this intersection. Three Mile Drive, as it enters from the west, is a county roadway and is stop -sign controlled. Due to the configuration of this and nearby intersections, the only movement from eastbound Three Mile Drive is a right -turn from the stop sign onto eastbound Three Mile Drive. This movement is configurated more as a through movement, but is modeled as a right -turn for the purposes of the capacity analysis. Traffic entering the intersection from southeastbound Farm to Market Road will all continue through the intersection, with no turning movements. Each of the three intersection approaches consist of a single lane. The speed limit on Farm to Market Road is 50 mph. Capacity Analysis Capacity analysis of this intersection was conducted using the 2023 no -build and build traffic volumes developed earlier in this report. The results of this analysis are summarized in Table 3. Table 3: Three Mile Drive and Farm to Market Road LOS Summary Peak AM Hour Peak PM Hour 2023 No -Build 2023 Build 2023 No -Build 2023 Build Delay LOS Delay LOS Delay LOS Delay LOS Eastbound Rt. 10.3 B 11.7 B 9.2 A 9.6 A Northbound 7.8 A 8.1 ::A:::] 7.7 A 7.9 A Delay is measured in seconds per vehicle. The analysis summarized in Table 3 shows that the site -generated traffic will have no appreciable impact on delay or operations at this intersection. Very good level -of -service will continue to be experienced. No intersection improvements are required. WGMGRQUP Traffic Impact Analysis for: Meadows Edge — Kalispell, Montana Page 19 3. Intersection of Farm to Market Road and West Springcreek Road (near Three Mile Drive) Existing Conditions The north leg of this intersection and the wide -sweeping curve from the southeast are each Farm to Market Road — State Highway 424 — and comprise the uncontrolled legs of this intersection. Three Mile Drive, as it enters from the south, is a county roadway and is stop -sign controlled. Due to the configuration of this and nearby intersections, the only movement from northbound Three Mile Drive is a left -turn from the stop sign onto northbound Farm to Market Road. This movement is configurated more as a through movement, but is modeled as a left -turn for the purposes of the capacity analysis. Traffic entering the intersection from northwestbound Farm to Market Road will all continue through the intersection, with no turning movements. Each of the three intersection approaches consist of a single lane. The speed limit on Farm to Market Road is 50 mph. Capacity Analysis Capacity analysis of this intersection was conducted using the 2023 no -build and build traffic volumes developed earlier in this report. The results of this analysis are summarized in Table 4. Table 4: Farm to Market Road and West Springcreek Road (near Three Mile Drive) LOS Summary Peak AM Hour Peak PM Hour 2023 No -Build 2023 Build 2023 No -Build 2023 Build Delay LOS Delay LOS Delay LOS Delay LOS Eastbound Lt. 10.9 B 12.2 B 10.4 B 12.0 B Delay is measured in seconds per vehicle. The analysis summarized in Table 4 shows that the site -generated traffic will have minimal effect on delay or operations at this intersection. Good level -of -service will continue to be experienced. No intersection improvements are required. WGMGRQUP Traffic Impact Analysis for. Meadows Edge — Kalispell, Montana Page 20 4. Intersection of Farm to Market Road and West Springcreek Road (near Four Mile Drive) Existing Conditions The south leg of this intersection and the wide -sweeping curve from the northwest are each Farm to Market Road — State Highway 424 — and comprise the uncontrolled legs of this intersection. West Springcreek Road, as it enters from the north, is a county roadway and is stop -sign controlled. Due to the configuration of this and nearby intersections, the only movement from southbound West Springcreek Road is a left -turn from the stop sign onto southbound Farm to Market Road. This movement is configurated more as a through movement, but is modeled as a left -turn for the purposes of the capacity analysis. Traffic entering the intersection from southeastbound Farm to Market Road will all continue through the intersection, with no turning movements. Each of the three intersection approaches consist of a single lane. The speed limit on Farm to Market Road is 50 mph. Capacity Analysis Capacity analysis of this intersection was conducted using the 2023 no -build and build traffic volumes developed earlier in this report. The results of this analysis are summarized in Table 5. Table 5: Farm to Market Road and West Springcreek Road (near Four Mile Drive) LOS Summary Peak AM Hour Peak PM Hour 2023 No -Build 2023 Build 2023 No -Build 2023 Build Delay LOS Delay LOS Delay LOS Dela LOS Westbound Lt. 11.1 B 11.3 B 10.3 B 10.5 B Delay is measured in seconds per vehicle. The analysis summarized in Table 5 shows that the site -generated traffic will have no effect on delay or operations at this intersection. Good level -of -service will continue to be experienced. No intersection improvements are required. WGMGRQUP Traffic Impact Analysis for: Meadows Edge — Kalispell, Montana Page 21 5. Intersection of Farm to Market Road and Four Mile Drive Existing Conditions The west leg of this intersection and the wide -sweeping curve from the southeast are each Farm to Market Road — State Highway 424 — and comprise the uncontrolled legs of this intersection. Four Mile Drive, as it enters from the east, is a county roadway and is stop -sign controlled. Due to the configuration of this and nearby intersections, the only movement from westbound Four Mile Drive is a right -turn from the stop -sign onto westbound Farm to Market Road. This movement is configurated more as a through movement, but is modeled as a right -turn for the purposes of the capacity analysis. Traffic entering the intersection from northwestbound Farm to Market Road will all continue through the intersection, with no turning movements. Each of the three intersection approaches consist of a single lane. The speed limit on Farm to Market Road is 50 mph. Capacity Analysis Capacity analysis of this intersection was conducted using the 2023 no -build and build traffic volumes developed earlier in this report. The results of this analysis are summarized in Table 6. Table 6: Farm to Market Road and Four Mile Drive LOS Summary Peak AM Hour Peak PM Hour 2023 No -Build 2023 Build 2023 No -Build 2023 Build Delay LOS Delay LOS Delay LOS Delay LOS Westbound Rt. 9.0 A 9.1 A 9.3 A 9.4 A Southbound 7.5 A 7.6 ::A 7.6 A 7.6 ::A�j Delay is measured in seconds per vehicle. The analysis summarized in Table 6 shows that the site -generated traffic will have no effect on delay or operations at this intersection. Acceptable level -of -service will continue to be experienced. No intersection improvements are required. WGMGRQUP Traffic Impact Analysis for. Meadows Edge - Kalispell, Montana Page 22 6. Intersection of Four Mile Drive and West Springcreek Road North Leg Existing Conditions Four Mile Drive is an east/west county roadway with one travel lane in each direction. West Springcreek Drive, also a county road, intersects Four Mile Drive from the north with a stop -controlled single lane approach. The speed limit on both roadways is 35 mph. Both roadways are gravel surfaced. Capacity Analysis Capacity analysis of this intersection was not conducted because no site -generated traffic was assigned through this intersection. WGMGRQUP Traffic Impact Analysis for: Meadows Edge — Kalispell, Montana Page 23 7. Intersection of Four Mile Drive and West Springcreek Road South Leg Existing Conditions Four Mile Drive is an east/west county roadway with one travel lane in each direction. West Springcreek Road, also a county road, intersects Four Mile Drive from the south with a stop -controlled single lane approach. The speed limit on both roadways is 35 mph. Both roadways are gravel surfaced. Capacity Analysis Capacity analysis of this intersection was conducted using the 2023 no -build and build traffic volumes developed earlier in this report. The results of this analysis are summarized in Table 7. Table 7: Four Mile Drive and West Springcreek Road South Leg LOS Summary Peak AM Hour Peak PM Hour 2023 No -Build 2023 Build 2023 No -Build 2023 Build Delay LOS Delay LOS Delay LOS Delay LOS Westbound 7.3 A 7.3 A 7.2 A 7.2 A Northbound 8.6 A 8.6 ::A:::] 8.5 A 8.5 A Delay is measured in seconds per vehicle. The analysis summarized in Table 7 shows that the site -generated traffic will have no impact on delay or operations at this intersection. Very good level -of -service will continue to be experienced. No intersection improvements are required. WGMGRQUP Traffic Impact Analysis for. Meadows Edge — Kalispell, Montana 8. Intersection of Three Mile Drive and Site Access No. 1 Page 24 Existing Conditions This intersection does not currently exist. Three Mile Drive is an east/west county roadway with one travel lane in each direction. Site Access No. 1 will be constructed as part of the proposed development and will intersect Three Mile Drive from the north with a single -lane, stop -controlled approach serving both left and right turning vehicles. The speed limit on Three Mile Drive is 35 mph. Capacity Analysis Capacity analysis of this intersection was conducted using the 2023 build traffic volumes developed earlier in this report. The results of this analysis are summarized in Table 8. Table 8: Three Mile Drive and Site Access No. 1 LOS Summary 2023 Build Peak AM Hour Peak PM Hour Delay LOS Delay LOS Eastbound 7.3 A 7.4 A -T- Southbound 9.1 A 9.2 A Delay is measured in seconds per vehicle. The analysis summarized in Table 8 shows that the proposed site access intersection will operate at a very good level -of -service. No intersection improvements are required other than construction of the site access approach and installation of the stop sign. Acceptable intersection sight distance will exist to both the left and right from the proposed access, with straight horizontal and vertical alignments in both directions. WGMGRQUP Traffic Impact Analysis for: Meadows Edge — Kalispell, Montana Page 25 9. Intersection of Farm to Market Road and Mountain Vista Way/Site Access No. 2 Existing Conditions Farm to Market Road a north/south state highway with one travel lane in each direction. Mountain Vista Way intersects from the east with a single stop -controlled lane serving both left and right turning vehicles. The speed limit on Farm to Market Road is 50 mph. Site Access No. 2 will be constructed opposite Mountain Vista Way with one entering lane and one stop -controlled existing lane. Capacity Analysis Capacity analysis of this intersection was conducted using the 2023 no -build and build traffic volumes developed earlier in this report. The results of this analysis are summarized in Table 9. Table 9: Farm to Market Road & Mountain Vista Way/Site Access No. 2 LOS Summary Peak AM Hour Peak PM Hour 2023 No -Build 2023 Build 2023 No -Build 2023 Build Delay LOS Delay LOS Delay LOS Delay LOS Eastbound n/a n/a 11.2 B n/a n/a 10.2 B Westbound 11.1 B 13.9 B 10.2 B 12.6 B Northbound n/a n/a 8.0 A n/a n/a 7.7 A FSouthbound 7.5 A 7.6 A 7.6 A 7.8 A Delay is measured in seconds per vehicle. The analysis summarized in Table 9 shows that the site -generated traffic will have no appreciable impact on delay or operations at this intersection. Very good level -of -service will continue to be experienced. No intersection improvements are required other than construction of the site access approach and installation of the stop sign. Acceptable intersection sight distance will exist to both the left and right from the proposed driveway. WGMGRQUP Traffic Impact Analysis for. Meadows Edge — Kalispell, Montana 10. Intersection of Farm to Market Road and Site Access No. 3 Page 26 Existing Conditions This intersection does not currently exist. Farm to Market Road is a north/south state highway with one travel lane in each direction. Site Access No. 3 will be constructed as part of the proposed development and will intersect Farm to Market Road from the west with a single -lane, stop -controlled approach serving both left and right turning vehicles. The speed limit on Farm to Market Road is 50 mph. Capacity Analysis Capacity analysis of this intersection was conducted using the 2023 build traffic volumes developed earlier in this report. The results of this analysis are summarized in Table 10. Table 10: Farm to Market Road and Site Access No. 3 LOS Summary 2023 Build Peak AM Hour Peak PM Hour Delay LOS Delay LOS Eastbound 10.3 B 9.6 A _�rNorthbound 7.8 A 7.7 A Delay is measured in seconds per vehicle. The analysis summarized in Table 10 shows that the proposed site access intersection will operate at a very good level -of -service. No intersection improvements are required other than construction of the site access approach and installation of the stop sign. Acceptable intersection sight distance will exist to both the left and right from the proposed driveway with straight horizontal and vertical alignments in both directions. WGMGRQUP Traffic Impact Analysis for: Meadows Edge - Kalispell, Montana Crash Analysis Page 27 Crash data for the three-year period from January 1, 2014 to December 31, 2016 was obtained from the MDT Traffic and Safety Bureau and reviewed to identify areas of traffic safety concern. Over the three-year period examined, a total of seven crashes were reported within the study area. An analysis of the crash data revealed the following: • Two crashes were reported at the intersection of Three Mile Drive and West Springcreek Road. One was a northbound rear -end crash described as "intersection related, not at intersection"; the other was a right-angle crash at the intersection. No injuries were recorded. • Two crashes were reported at the intersection of Three Mile Drive and Farm to Market Road, each with one related injury. One was a rear -end crash; the other a single vehicle rollover crash in slushy conditions 100 feet east of the intersection. Alcohol was involved in both crashes. • Two crashes were reported at the intersection of Farm to Market Road and West Springcreek Road near Three Mile Drive. One was a single vehicle rollover crash on dry, dark roadway (alcohol involved); the other was a right-angle crash on dry, dark roadway (alcohol involved). • One crash was reported at the intersection of Four Mile Drive and West Springcreek Road south leg. This was a single vehicle crash on icy roads. A wild animal was involved and the driver struck a utility pole. The review of this crash data failed to identify any safety improvements necessary within the study area. Non -motorized Transportation Sidewalks will be constructed adjacent to all streets within the proposed Meadows Edge subdivision to provide a safe pedestrian walking space for all public rights -of -way. These sidewalks will connect to the internal trail system to be constructed within the on -site park and open space areas. In addition, the pedestrian facilities constructed adjacent to Site Access No. 2 will provide access to the existing trail system located along the perimeter of the Mountain Vista Estates subdivision. WGMGRQUP Traffic Impact Analysis for: Meadows Edge - Kalispell, Montana Summary, Conclusions, and Recommendations Page 28 The discussion and analyses contained in this report can be summarized as follows: • Edge LLC proposes to construct a residential subdivision north of Three Mile Drive and west of Farm to Market Road, in Kalispell, Montana. Meadows Edge will consist of approximately 171 single family homes and 151 townhome units. • Vehicle access to the development is proposed via one full -movement driveway onto Three Mile Drive west of West Springcreek Road, and two full -movement driveways onto Farm to Market Road between Three Mile and Four Mile Drives. The proposed residential subdivision will generate new traffic within the study area. Highway Capacity Manual based analysis shows that this traffic can be readily accommodated, with good LOS A or B projected to exist during both the AM and PM peak hours at all 10 study intersections both with and without the site - generated traffic. • Review of three years of crash data within the study area did not identify any unusual safety issues. • No changes to the roadway network are required to accommodate the proposed residential development. WGMGRQUP Traffic Impact Analysis for: Meadows Edge - Kalispell, Montana Appendix A Traffic Count Data Appendix A 4 u WGMGROUP 0 !� !! {J m§f3[ 72eeRQ■RR; | 10 % f/,,oNmm,_ k a■■!!!■» $| q/S3§ »#»»■■!! � 22@«m�@« § I ]� � 7FE m ILM 7ƒ+!a 2| LO@kav -*m `; �__„�_( $ (La.a_lmm M a�mv8v 0 0 20.0.IL0. vIv Iv Iv v �- J/ 00000 �Jo=o==000 k � Q 2R \ IL � r p \ R ] co 0 2 a ■ k §�§§% k# '0 g LL % 22 ~ §22mm a \/ 2e 2 k 2 g @ ƒm//Q «««««««« 2§ 000mm 2'fww / #aa�7 � �� ~ § § k }(b@9 � �� 0 §� / /I I \0� t 2f§ f ƒ 0 /7(CM, k 22�� a) f¥r0�/yy$ cs �R0000c=== o U. a /000000=o 0 @� ■ � © a m Cl)� .w � - RegmamR@m 2 2 k ® E£ {£ocqooCD, cc= CD LL 6 G3K3 @ ) f�0000c==o 0 co fw � w\mGH84 4 m � - 22222222 �e ILa.}a.ILa.Ia $k 22222222 J mammmm0-a §y@t(P.. - -- -LOLOLnLO v M O A N tM 0 CV M m N f0 — f0 M N0 co N M ti� m COO I Co C Jr M O r t0 N M N N L Or r �t r r O r Of cr- N O r r CY N r 0 0 'T -O J C 7 O L 7 L O O� OOO t0 �t N N 1 N O r N ll) tt7 t1'Y M N N L L O c C p L 7 L O Z MO O .-• r Q r r 0 C0 R to01C)00to0 r CM d' Q .-- M -T O co w 6 M G 010Lo0U)0 1 7 cQM r�dorawdo 2 E '� co 2 O N O Cl a>L;� tb r O N O N N O N 0 LL Ll m2 EL w Y Haa v >. _ -C _ �6 It O� O N N N� N 0~ N N N N N w C JM N r 0 M N <t M O C 7 O >tU > t r O r Q Q to r M CO N r O N r r O r r Cl) 'O J C 7 O L L_ 0 L O O OrOOoce]1* O� to 2Nr N rgo CO L L O OOOOCo.-NO[p N CD 'a2 N M N c•] M to C'7 N 7 L O ~ L L O L Z _M r r w r M r7 O co r M O t0 O �j O ti7 p 10 j � vvv ii4Lr)0 = (D 0 N 7 to to o � 7 6. 3 O O 2 2 Y Y CO LCf a a v E v - z f0 LO f- O CM M 7 0 00 LO 0)00 U') Z CC1 O Ul CD N r 7 Orr N r _ r N N N CV = N N N N N Of CO Z w M co f-- O Ln 00 r 0 C Z O 00 N O CO O 00 O C N M CO O O f- O N O V Ln O V O O LO M CO C U O O J O t O r O a a r r 0 0 N O CA L O r ONO r r C7 O N O O O C/) O Cn N CtmC 7 C M 7 C p) C O LO M O d LO C r N in M Lo m N N O O Orr- r t� CO � r r N N N P` r r CO CO C a 3 3 U)i vwi U w CD L CT L CA -D 2 0 0 r +— b' O O N CO 2 r r 0 0 N N r 0 LO C co C 7 7 O N Z' r C1N CO MCO co 00 Z' a000OOC)NOO N O �C 00 J r e-- LV :Y �-- r 00 00 J N M N N CO 'd' C' N v r N r N O LO O to Q ih 0 Ln O O Ln O LO O LO CD LM O C N r M tt O r n t O N r M V U7 r Cl) IT O O ° ?-, t` t` L:� 00 Cd r0 O O vi ui CD U � cc V 2 0 m 'p 2 FE ° ate) a) (D `m L6 0 �a oLnau)aLr)oLn «� �a OLoois)CDU aLo v r-' M ti w 0 w O 00 >+ O r M Car M v it O 0 7 w a) Q r- C• i� w = E ° c d v v Ln to LCj LO = O C E2 N w Y �C Cn Y Y 7 Ln ��Y �a a>°� �a a>°v C6 O N CO ca LL C CO •C 00 O O N C ` N 7 � O U ui 2 0 E0 aim H 0 LL a C Mn 'acc Y 5 1 a 6. 0 x Y m 0 IL v T _ t O 0000NC7O O p O I- r o C0 O N N M M N fO - ln 0 r In c N ��NMf�CO�COMM C L O ao00C00Q00 O 7 � O L L O Z oTrnJ r- O r N r (Z co L m 000-LOMNOM C L 0 O L y N 00CD 0000000 O J L CnCnO 3 COO N -O 1 r N rn M Un CM N N C 7 0 .r W 2 N m Co N w cl `N L H Cn0U[ 04C)LO0 r M O w M't O t` t` 66 OQ C6 d6 CA 0 OLo Ln0LnOLn M � P- (1- ui oo 6o 60 = E co Co :3 o a) 75 �? rZ > ti W MR 0 N CO � 2 0 iILL- CD > 2 co a (D0 ra in T - �w CIOMMr--co O NM O CM'qN _~ N N N N N N - Z ��M�OCOMC1Or �IOinCOCnCOCnCOCO� C L �•m000000s-O Y- 7 O L L Zrnaoaoa7N per N N O J N M N N M ct YS' LO L O prV-MCOMCOCON N C L 0 y >N > 000O0O0 00 O J N N NO r Cfl C 7 O L w N LCM W O CM N N E r r r N L H 0000U')acno rC7�0 rCO tr0 ll7 L4j itj LCj CC 0m0{nOLn00 � v O r M q r C7 - O LO d• d' U7 1C] t17 M = Q O m Lo CD O a>� O O x x Y Y CO 4) IL (L v E v j 0000 CO l() j CO LO CO r CO 0 NNMNN 0 NNNCl) N co CO f0 — w f0 — OR Z co o (U O M M C-- I- - o M co Z cu o CU �O CM f- v (M LO 00 CA v L L �m 0 0 p C7 C? fl O r O -O m 0 0 0 O O C] p O O O O L L L L 7 7 0 C, C) C) 0 0 O N 0 0 0 0 C) r C> o J J OI N J L L a O) o 0 CD C> CD r 0 o L a rn o r o o .- o o o Z :3 �. a ca O a o a) L C� a) L CT > >> > vMLOCl) to N CD> 200-T)M r0N MN 2 N U � � C C a L L (T (T p N M LO CV 03 co Cl N p N N r r r r N f— C L ~ C L ~ O O � L L C co 5 C6 CO wNOOOClC7C700 w C00 O 00 NOOOOC,CaOO O O O (V N N O U')CD ]Oti7O0O Y'] C) 0O0OCt7C7 70 U C` N r CM 0 Cr7 It O N r M-* C7) r M-r 0 ° 66 46 t6 66 6 r 4446L66 t(7CO U U- c�a p O ma O V w N C H N d . N N O LL O00knOMOO O r n V C7 r CO It O j M co lld OLo0U)OtoOO O r M d' Ca r M 0 Lo N CD N m f� t` [� ti (i� co C70 0 = O O �+ an d v v v le LO CC7 u7 LO O = O O O y Y Y E `� Y YE '� N w CC7 LO - 2S �a a>°M �a M>°v 0 x Y m (D IL Lv 0 04M(—)MN 2 N CO C) C) O a) O O OD M C � L - O) a) J L O 7 -O OOOOr ir') NNON O O L > N J O O C) 0 r r O O CV a) 0 U O) C a V% L y o)000nddo c Co � 7 C O � cu M tm w 2 0) j co c) c) N cO CV) N co O O O N N O U')cMV 0 rMVO N C N O 7 �l ti�- a600n6006 U LL cu 0 2 0 U_ O H a) 0 a) a) C � O� LL'd OLOdlf7 d rOum) O Cl) LLO. m m co co a) m aa)) a) C ca Q D r- I,-rl- is = O E cm a O E2 Y Y CD Y Na) m a>°� �a 0 x Y m 0 IL v 0 0 NNMCMM 2 (0 — O O�f�COCAf�C)�� C � L � ,� � 0 0 C7 � Ctt •r O � O L O Z 0 O O C� r d — O N J L CT p m 0 (1) Q co N 04 C L 0 O L U5 a) > JOO�a—od0 r L M O C3 O r 0 0 C 7 O L N L f0 D1 w 2 L N d r r r N t` H LOOwO0C7In O M -t O t- M er O 4 -�4: co LS'j Cfi Cd CO V OR 0 Ln O M Cl MI- O LO �rvva Lb6,oL6 = E O N 7 LO a) O Traffic Impact Analysis for: Meadows Edge - Kalispell, Montana Appendix B Capacity Analysis Worksheets Appendix B u rlv WGMGRQUP HCS 2010 General Information •-Way Stop -Control Report Site Information Analyst Intersection Agency/Co. Jurisdiction Date Performed 2/28/2018 East/West Street 3-Mile Drive Analysis Year 2023 North/South Street West Springcreek Rd Time Analyzed Peak AM Hour - No Build Peak Hour Factor 0.92 Intersection Orientation East-West Analysis Time Period (hrs) 0.25 Project Description Meadows Edge TIS Lanes -4 4__ IItYt tr Major Street: East-West Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 1 U 1 2 3 4U 4 5 6 7 8 9 10 11 12 Number of Lanes 0 0 1 0 0 0 1 0 0 1 0 0 1 0 Configuration LTR LTR LTR LTR Volume, V (veh/h) 0 56 1 4 9 4 3 19 27 2 24 0 Percent Heavy Vehicles (%) 2 2 2 2 2 2 2 2 Proportion Time Blocked Percent Grade (%) 0 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) 4.1 4.1 7.1 6.5 6.2 7.1 6.5 6.2 Critical Headway (sec) 4.12 4.12 7.12 6.52 6.22 7.12 6.52 6.22 Base Follow -Up Headway (sec) 2.2 2.2 3.5 4.0 3.3 3.5 4.0 3.3 Follow -Up Headway (sec) 2.22 2.22 3.52 4.02 3.32 3.52 4.02 3.32 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 0 4 53 28 Capacity, c (veh/h) 1603 1540 906 807 v/c Ratio 0.00 0.00 0.06 0.03 95% Queue Length, Q9s (veh) 0.0 0.0 0.2 0.1 Control Delay (s/veh) 7.2 7.3 9.2 9.6 Level of Service, LOS A A A A Approach Delay (s/veh) 0.0 1.6 9.2 9.6 Approach LOS A A .opyright © 2018 University of Florida. All Rights Reserved. HCS 2010M TWSC Version 6.90 Generated: 2/28/2018 2:30:10 PM BAM N B.xtw 2010 General Information •-Way Stop -Control Report Site Information Analyst Intersection Agency/Co. Jurisdiction Date Performed 2/28/2018 East/West Street 3-Mile Drive Analysis Year 2023 North/South Street West Springcreek Rd Time Analyzed Peak AM Hour - Build Peak Hour Factor 0.92 Intersection Orientation East-West Analysis Time Period (hrs) 0.25 Project Description Meadows Edge TIS Lanes r -,, J 4 1 J- 4- L JL � C� II+Yt?Ir Major Street: East-West Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R UM41 R U L T R U L T R Priority 1 U 1 2 3 4U6 7 8 9 10 11 12 Number of Lanes 0 0 1 0 00 0 1 0 0 1 0 Configuration LTR LTR LTR Volume, V (veh/h) 0 94 3 4 4 21 27 2 30 0 Percent Heavy Vehicles (%) 2 2 2 2 2 2 2 Proportion Time Blocked Percent Grade (%) 0 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) 4.1 4.1 7.1 6.5 6.2 7.1 6.5 6.2 Critical Headway (sec) 4.12 4.12 7.12 6.52 6.22 7.12 6.52 6.22 Base Follow -Up Headway (sec) 2.2 2.2 3.5 4.0 3.3 3.5 4.0 3.3 Follow -Up Headway (sec) 2.22 2.22 3.52 4.02 3.32 3.52 4.02 3.32 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 0 4 56 35 Capacity, c (veh/h) 1588 1485 846 753 v/c Ratio 0.00 0.00 0.07 0.05 95% Queue Length, Q95 (veh) 0.0 0.0 0.2 0.1 Control Delay (s/veh) 7.3 7.4 9.6 10.0 Level of Service, LOS A A A B Approach Delay (s/veh) 0.0 1.0 9.6 10.0 Approach LOS A B :opyright © 2018 University of Florida. All Rights Reserved. HCS 2010TH TWSC Version 6.90 Generated: 2/28/2018 2:34:10 PM BAM B.xtw General Information HCS 2010 •-Way Stop -Control Report Site Information Analyst Intersection Agency/Co. Jurisdiction Date Performed 2/28/2018 East/West Street 3-Mile Drive Analysis Year 2023 North/South Street West Springcreek Rd Time Analyzed Peak PM Hour -No Build Peak Hour Factor 0.87 Intersection Orientation East-West Analysis Time Period (hrs) 0.25 Project Description Meadows Edge TIS Lanes l � ._ G Major Street: East-West Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 1U 1 2 3 4U 4 5 6 7 8 9 10 11 12 Number of Lanes 0 0 1 0 0 0 1 0 0 1 0 0 1 0 Configuration LTR LTR LTR LTR Volume, V (veh/h) 1 19 5 45 50 2 10 31 30 4 22 0 Percent Heavy Vehicles (%) 2 2 2 2 2 2 2 2 Proportion Time Blocked Percent Grade (%) 0 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) 4.1 4.1 7.1 6.5 6.2 7.1 6.5 6.2 Critical Headway (sec) 4.12 4.12 7.12 6.52 6.22 7.12 6.52 6.22 Base Follow -Up Headway (sec) 2.2 2.2 3.5 4.0 3.3 3.5 4.0 3.3 Follow -Up Headway (sec) 2.22 2.22 3.52 4.02 3.32 3.52 4.02 3.32 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 1 52 81 30 Capacity, c (veh/h) 1544 1584 805 676 v/c Ratio 0.00 0.03 0.10 0.04 95% Queue Length, Q95 (veh) 0.0 0.1 0.3 0.1 Control Delay (s/veh) 7.3 7.3 10.0 10.6 Level of Service, LOS A A A B Approach Delay (s/veh) 0.3 3.6 10.0 10.6 Approach LOS A B :opyright © 2018 University of Florida. All Rights Reserved. HCS 2010M TWSC Version 6.90 Generated: 2/28/2018 2:37:46 PM BPMNB.xtw General Information HCS 2010 •-Way Stop -Control Report Site Information Analyst Intersection Agency/Co. Jurisdiction Date Performed 2/28/2018 East/West Street 3-Mile Drive Analysis Year 2023 North/South Street West Springcreek Rd Time Analyzed Peak PM Hour - Build Peak Hour Factor 0.87 Intersection Orientation East-West Analysis Time Period (hrs) 0.25 Project Description Meadows Edge TIS Lanes 4 .� �d 1 Jl. �b• l~ �. IIt+YT It,!` Major Street: East-West Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 1 U 1 2 3 4U 4 5 6 7 8 9 10 11 12 Number of Lanes 0 0 1 0 0 0 1 0 0 1 0 0 1 0 Configuration LTR LTR LTR LTR Volume, V (veh/h) 1 41 6 45 89 2 11 37 30 4 26 0 Percent Heavy Vehicles (%) 2 2 2 2 2 2 2 2 Proportion Time Blocked Percent Grade (%) 0 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) 4.1 4.1 7.1 6.5 6.2 7.1 6.5 6.2 Critical Headway (sec) 4.12 4.12 7.12 6.52 6.22 7.12 6.52 6.22 Base Follow -Up Headway (sec) 2.2 2.2 3.5 4.0 3.3 3.5 4.0 3.3 Follow -Up Headway (sec) 2.22 2.22 3.52 4.02 3.32 3.52 4.02 3.32 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 1 52 90 35 Capacity, c (veh/h) 1486 1550 731 613 v/c Ratio 0.00 0.03 0.12 0.06 95% Queue Length, Q95 (veh) 0.0 0.1 0.4 0.2 Control Delay (s/veh) 7.4 7.4 10.6 11.2 Level of Service, LOS A A B B Approach Delay (s/veh) 0.1 2.6 10.6 11.2 Approach LOS B B .opyright © 2018 University of Florida. All Rights Reserved. HCS 2010M TWSC Version 6.90 Generated: 2/28/2018 2:37:46 PM BPMB.xtw General Information Site Information Analyst Intersection Agency/Co. Jurisdiction Date Performed 2/28/2018 East/West Street 3-Mile Drive Analysis Year 2023 North/South Street Farm to Market Road Time Analyzed AM Peak Hour - No Build Peak Hour Factor 0.92 Intersection Orientation North -South Analysis Time Period (hrs) 0.25 Project Description Meadows Edge TIS Lanes � f a A111*Yf ?rim Major Street: North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1 U 1 2 3 4U 4 5 6 Number of Lanes 0 0 1 0 0 0 0 0 1 0 0 0 1 0 Configuration R LT T Volume, V (veh/h) 105 20 100 224 Percent Heavy Vehicles (%) 2 2 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) 6.2 4.1 Critical Headway (sec) 6.22 4.12 Base Follow -Up Headway (sec) 3.3 2.2 Follow -Up Headway (sec) 1 3.32 2.22 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 114 22 Capacity, c (veh/h) 795 1322 v/c Ratio 0.14 0.02 95% Queue Length, Q95 (veh) 0.5 0.1 Control Delay (s/veh) 10.3 7.8 Level of Service, LOS B A Approach Delay (s/veh) 10.3 1.4 Approach LOS B :opyright © 2018 University of Florida. All Rights Reserved. HCS 2010M TWSC Version 6.90 Generated: 2/28/2018 3:11:58 PM CAM N B.xtw HCS 2010 General Information •-Way Stop -Control Report Site Information Analyst Intersection Agency/Co. Jurisdiction Date Performed 2/28/2018 East/West Street 3-Mile Drive Analysis Year 2023 North/South Street Farm to Market Road Time Analyzed AM Peak Hour - Build Peak Hour Factor 0.92 Intersection Orientation North -South Analysis Time Period (hrs) 0.25 Project Description Meadows Edge TIS Lanes 4 J4 1d-4.I U k- *- n 1 .1 1- Y t t• r Major Street: North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L I T R Priority 10 11 12 7 8 9 1 U 1 2 3 4U 4 5 6 Number of Lanes 0 0 1 0 0 0 0 0 1 0 0 0 1 0 Configuration R LT T Volume, V (veh/h) 143 30 127 320 Percent Heavy Vehicles (%) 2 2 Proportion Time Blocked I I =L Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow -Up Headway (sec) Follow -Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 155 33 Capacity, c (veh/h) 695 1210 v/c Ratio 0.22 0.03 95% Queue Length, Q95 (veh) 0.9 0.1 Control Delay (s/veh) 11.7 8.1 Level of Service, LOS B A Approach Delay (s/veh) 11.7 1.7 Approach LOS B :opyright © 2018 University of Florida. All Rights Reserved. HCS 2010TH TWSC Version 6.90 Generated: 3/1/2018 11:54:42 AM CAMB.xtw HCS 1 General Information / •-Way Stop -Control Report Site Information Analyst Intersection Agency/Co. Jurisdiction Date Performed 2/28/2018 East/West Street 3-Mile Drive Analysis Year 2023 North/South Street Farm to Market Road Time Analyzed PM Peak Hour - No Build Peak Hour Factor 0.95 Intersection Orientation North -South Analysis Time Period (hrs) 0.25 Project Description Meadows Edge TIS Lanes -4 4 A- Major Street: North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R Priority 10 11 12 1 U 1 2 3 4U 4 5 6 Number of Lanes 0 0 1 0 0 1 0 0 0 1 0 Configuration RLT UR T Volume, V (veh/h) 64118 143 113 Percent Heavy Vehicles (%) 22 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow -Up Headway (sec) Follow -Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 67 124 Capacity, c (veh/h) 932 1468 v/c Ratio 0.07 0.08 95% Queue Length, Q95 (veh) 0.2 0.3 Control Delay (s/veh) 9.2 7.7 Level of Service, LOS A A Approach Delay (s/veh) 9.2 3.9 Approach LOS A :opyright © 2018 University of Florida. All Rights Reserved. HCS 20109Iu`'I TWSC Version 6.90 Generated: 2/28/2018 3:13:11 PM CPMNB.xtw HCS 2010 General Information •-Way Stop -Control Report Site Information Analyst Intersection Agency/Co. Jurisdiction Date Performed 2/28/2018 East/West Street 3-Mile Drive Analysis Year 2023 North/South Street Farm to Market Road Time Analyzed PM Peak Hour - Build Peak Hour Factor 0.95 Intersection Orientation North -South Analysis Time Period (hrs) 0.25 Project Description Meadows Edge TIS Lanes 4 Major Street: North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1 U 1 2 3 4U 4 5 6 Number of Lanes 0 0 1 0 0 0 0 0 1 0 0 0 1 0 Configuration R j LT T Volume, V (veh/h) 85 157 243 168 Percent Heavy Vehicles (%) 2 2 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow -Up Headway (sec) Follow -Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 89 165 Capacity, c (veh/h) 866 1398 v/c Ratio 0.10 0.12 95% Queue Length, Q95 (veh) 0.3 0.4 Control Delay (s/veh) 9.6 7.9 Level of Service, LOS A A Approach Delay (s/veh) 9.6 3.8 Approach LOS A :opyright © 2018 University of Florida. All Rights Reserved. HCS 2010TH TWSC Version 6.90 Generated: 2/28/2018 3:12:42 PM CPMB.xtw HCS 2010 •-Way Stop General Information -Control Report Site Information Analyst Intersection Agency/Co. Jurisdiction Date Performed 2/28/2018 East/West Street West Springcreek Road Analysis Year 2023 North/South Street Farm to Market Road Time Analyzed Peak AM Hour - No Build Peak Hour Factor 0.92 Intersection Orientation North -South Analysis Time Period (hrs) 0.25 Project Description Meadows Edge TIS Lanes Major Street: North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R Priority 10 11 12 1 U 1 2 3 4U 4 5 6 Number of Lanes 1 0 0 0 0 1 0 0 0 1 0 Configuration L 1MR T TR Volume, V (veh/h) 23 100 224 26 Percent Heavy Vehicles (%) 2 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow -Up Headway (sec) Follow -Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 25 Capacity, c (veh/h) 634 v/c Ratio 0.04 95% Queue Length, Q95 (veh) 0.1 Control Delay (s/veh) 10.9 Level of Service, LOS B Approach Delay (s/veh) 10.9 Approach LOS B :opyright © 2018 University of Florida. All Rights Reserved. HCS 2010iN TWSC Version 6.90 Generated: 3/1/2018 3:51:50 PM DAM N B.xtw HCS 2010 •-Way Stop General Information -Control Report Site Information Analyst Intersection Agency/Co. Jurisdiction Date Performed 2/28/2018 East/West Street West Springcreek Road Analysis Year 2023 North/South Street Farm to Market Road Time Analyzed Peak AM Hour - Build Peak Hour Factor 0.92 Intersection Orientation North -South Analysis Time Period (hrs) 0.25 Project Description Meadows Edge TIS Lanes .1 d 1 ). + �k 4 U -4 .� -+ ar kr- AIIt+Yt it r Major Street: North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1 U 1 2 3 4U 4 5 6 Number of Lanes 1 0 0 0 0 0 0 0 1 0 0 0 1 0 Configuration L T TR Volume, V (veh/h) 25 127 320 32 Percent Heavy Vehicles (%) 2 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow -Up Headway (sec) Follow -Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 27 Capacity, c (veh/h) 527 v/c Ratio 0.05 95% Queue Length, Q95 (veh) 0.2 Control Delay (s/veh) 12.2 Level of Service, LOS B Approach Delay (s/veh) 12.2 Approach LOS B :opyright © 2018 University of Florida. All Rights Reserved. HCS 2010M TWSC Version 6.90 Generated: 3/1/2018 3:52:30 PM DAM B.xtw HCS 2010 •-Way Stop.-Lwgtrol Report General Information Site Information Analyst Intersection Agency/Co. Jurisdiction Date Performed 2/28/2018 East/West Street West Springcreek Road Analysis Year 2023 North/South Street Farm to Market Road Time Analyzed Peak PM Hour - No -Build Peak Hour Factor 0.92 Intersection Orientation North -South Analysis Time Period (hrs) 0.25 Project Description Meadows Edge TIS Lanes J 4 ! A 4- i» L It fl n 4+Y4 p r Major Street: North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L I T R U L T R Priority 10 11 12 7 8 9 1 U 1 2 3 4U 4 5 6 Number of Lanes 1 0 0 0 0 0 0 0 1 0 0 0 1 0 Configuration L T TR Volume, V (veh/h) 34 143 113 26 Percent Heavy Vehicles (%) 2 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow -Up Headway (sec) Follow -Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 37 Capacity, c (veh/h) 699 v/c Ratio 0.05 95% Queue Length, Q95 (veh) 0.2 Control Delay (s/veh) 1JB Level of Service, LOS Approach Delay (s/veh) 10.4 Approach LOS B :opyright © 2018 University of Florida. All Rights Reserved. HCS 2010M TWSC Version 6.90 Generated: 3/1/2018 3:53:08 PM DPMNB.xtw wo-Way top -Control Report General Information Site Information Analyst Intersection Agency/Co. Jurisdiction Date Performed 2/28/2018 East/West Street West Springcreek Road Analysis Year 2023 North/South Street Farm to Market Road Time Analyzed Peak PM Hour - Build Peak Hour Factor 0.92 Intersection Orientation North -South Analysis Time Period (hrs) 0.25 Project Description Meadows Edge TIS Lanes 4 Major Street: North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1 U 1 2 3 4U 4 5 6 Number of Lanes 1 0 0 0 0 0 0 0 1 0 0 0 1 0 Configuration L T TR Volume, V (veh/h) 41 243 168 30 Percent Heavy Vehicles Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow -Up Headway (sec) Follow -Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 45 Capacity, c (veh/h) 556 v/c Ratio 0.08 95% Queue Length, Q95 (veh) 0.3 Control Delay (s/veh) 12.0 Level of Service, LOS B Approach Delay (s/veh) 12.0 Approach LOS B :opyright © 2018 University of Florida. All Rights Reserved. HCS 2010TH TWSC Version 6.90 Generated: 3/1/2018 3:53:58 PM DPMB.xtw General Information Site Information Analyst Agency/Co. Intersection Jurisdiction Date Performed 3/1/2018 East/West Street West Springcreek Road Analysis Year 2023 North/South Street Farm to Market Road Time Analyzed Peak AM Hour - No -Build Peak Hour Factor 0.79 Intersection Orientation North -South Analysis Time Period (hrs) 0.25 Project Description Meadows Edge TIS Lanes 4 n I It ty Tor Major Street: North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1 U 1 2 3 4U 4 5 6 Number of Lanes 0 0 0 1 0 0 0 0 1 0 0 0 1 0 Configuration L TR T Volume, V (veh/h) 2 106 7 223 Percent Heavy Vehicles (%) 2 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow -Up Headway (sec) Follow -Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 3 Capacity, c (veh/h) 590 v/c Ratio 0.01 95% Queue Length, Q95 (veh) 0.0 Control Delay (s/veh) 11.1 Level of Service, LOS B Approach Delay (s/veh) 11.1 Approach LOS B :opyright © 2018 University of Florida. All Rights Reserved. HCS 2010M TWSC Version 6.90 Generated: 3/1/2018 3:35:06 PM GAMNB.xtw HCS 2010 General Information Analyst Agency/Co. •-Way Stop -Control '-•• Site Information Intersection Jurisdiction 4. Date Performed 3/1/2018 East/West Street West Springcreek Road Analysis Year 2023 North/South Street Farm to Market Road Time Analyzed Peak AM Hour - Build Peak Hour Factor 0.79 Intersection Orientation North -South Analysis Time Period (hrs) 0.25 Project Description Meadows Edge TIS Lanes -4 41- Major Street: North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L I T R U L T R U L T R Priority 10 11 12 7 8 9 1 U 1 2 3 4U 4 5 6 Number of Lanes 0 0 0 1 0 0 0 0 1 0 0 0 1 0 Configuration L TR T Volume, V (veh/h) 3 120 9 227 Percent Heavy Vehicles (%) 2 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow -Up Headway (sec) Follow -Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 4 Capacity, c (veh/h) 571 v/c Ratio 0.01 95% Queue Length, Q95 (veh) 0.0 Control Delay (s/veh) 11.3 Level of Service, LOS B Approach Delay (s/veh) 11.3 Approach LOS B :opyright © 2018 University of Florida. All Rights Reserved. HCS 2010M TWSC Version 6.90 Generated: 3/1/2018 3:35:45 PM GAMB.xtw 2010 General Information Two-Wj"-Coritrol Repo. Site Information Analyst Intersection Agency/Co. Jurisdiction Date Performed 3/1/2018 East/West Street West Springcreek Road Analysis Year 2023 North/South Street Farm to Market Road Time Analyzed Peak PM Hour - No -Build Peak Hour Factor 0.96 Intersection Orientation North -South Analysis Time Period (hrs) 0.25 Project Description Meadows Edge TIS Lanes -4 J 4 1 -k 4. 1. U. L A - Major Street: North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1 U 1 2 3 4U 4 5 6 Number of Lanes 0 0 0 1 0 0 0 0 1 0 0 0 1 0 Configuration L j TR T Volume, V (veh/h) 3 168 7 129 Percent Heavy Vehicles (%) 2 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow -Up Headway (sec) Follow -Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 1 3 Capacity, c (veh/h) 680 v/c Ratio 0.00 95% Queue Length, Q95 (veh) 0.0 Control Delay (s/veh) 10.3 Level of Service, LOS B Approach Delay (s/veh) 10.3 Approach LOS B :opyright © 2018 University of Florida. All Rights Reserved. HCS 2010M TWSC Version 6.90 Generated: 3/1/2018 3:02:00 PM G PM N B.xtw 1 General Information Analyst 1 • Site Information Intersection Agency/Co. Jurisdiction Date Performed 3/1/2018 East/West Street West Springcreek Road Analysis Year 2023 North/South Street Farm to Market Road Time Analyzed Peak PM Hour - Build Peak Hour Factor 0.96 Intersection Orientation North -South Analysis Time Period (hrs) 0.25 Project Description Meadows Edge TIS Lanes -4 f � PII+Yt r Major Street: North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L I T R U L T R Priority 10 11 12 7 8 9 1 U 1 2 3 4U 4 5 6 Number of Lanes 0 0 0 1 0 0 0 0 1 0 0 0 1 0 Configuration L TR T Volume, V (veh/h) 5 176 8 144 Percent Heavy Vehicles (%) 2 FF Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow -Up Headway (sec) Follow -Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 5 Capacity, c (veh/h) 658 v/c Ratio 0.01 95% Queue Length, Q95 (veh) 0.0 Control Delay (s/veh) 10.5 Level of Service, LOS B Approach Delay (s/veh) 10.5 Approach LOS B :opyright © 2018 University of Florida. All Rights Reserved. HCS 2010M TWSC Version 6.90 Generated: 3/1/2018 3:09:08 PM GPMB.xtw HCS 2010 •-Way Stop General Information -Control '-•• Site Information Analyst Intersection Agency/Co. Jurisdiction Date Performed 3/1/2018 East/West Street 4-Mile Drive Analysis Year 2023 North/South Street Farm to Market Road Time Analyzed Peak AM Hour - No -Build Peak Hour Factor 0.79 Intersection Orientation North -South Analysis Time Period (hrs) 0.25 Project Description Meadows Edge TIS Lanes �d l�•�b�4lt 4 it I it + Y I it r Major Street: North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1 U 1 2 3 4U 4 5 6 Number of Lanes 0 0 0 0 0 1 0 0 1 0 0 0 1 0 Configuration R T LT Volume, V (veh/h) 11 106 20 223 Percent Heavy Vehicles (%) 2 2 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow -Up Headway (sec) Follow -Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 14 25 Capacity, c (veh/h) 915 1449 v/c Ratio 0.02 0.02 95% Queue Length, Q95 (veh) 0.0 0.1 Control Delay (s/veh) 9.0 7.5 Level of Service, LOS I EE A A Approach Delay (s/veh) 9.0 0.8 Approach LOS A :opyright © 2018 University of Florida. All Rights Reserved. HCS 2010TIN TWSC Version 6.90 Generated: 3/1/2018 10:59:06 AM JAMNB.xtw HCS 2010 • •• General Information Site Information Analyst Intersection Agency/Co. Jurisdiction Date Performed 3/1/2018 East/West Street 4-Mile Drive Analysis Year 2023 North/South Street Farm to Market Road Time Analyzed Peak AM Hour - Build Peak Hour Factor 0.79 Intersection Orientation North -South Analysis Time Period (hrs) 0.25 Project Description Meadows Edge TIS Lanes + �1` I + Y t ?I Major Street: North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1 U 1 2 3 4U 4 5 6 Number of Lanes 0 0 0 0 0 1 0 0 1 0 0 0 1 0 Configuration R T LT Volume, V (veh/h) 11 120 20 227 Percent Heavy Vehicles (%) 2 2 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow -Up Headway (sec) Follow -Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 14 25 Capacity, c (veh/h) 894 1428 v/c Ratio 0.02 0.02 95% Queue Length, Qes (veh) 0.0 0.1 Control Delay (s/veh) 9.1 7.6 Level of Service, LOS A A Approach Delay (s/veh) 9.1 0.8 Approach LOS A :opyright © 2018 University of Florida. All Rights Reserved. HCS 2010M TWSC Version 6.90 Generated: 3/1/2018 10:58:47 AM JAM B.xtw 111 M_"Tr-OATIf41 71 TIM M D-IM— , .91 r7 -_ - General Information Site Information Analyst Intersection Agency/Co. Jurisdiction Date Performed 3/1/2018 East/West Street 4-Mile Drive Analysis Year 2023 North/South Street Farm to Market Road Time Analyzed Peak PM Hour - No -Build Peak Hour Factor 0.91 Intersection Orientation North -South Analysis Time Period (hrs) 0.25 Project Description Meadows Edge TIS Lanes J4 iJ-+FLU + .- -. + r77�tYI1�r Major Street: North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1 U 1 2 3 4U 4 5 6 Number of Lanes 0 0 0 0 0 1 0 0 1 0 0 0 1 0 Configuration R T LT Volume, V (veh/h) 25 169 8 129 Percent Heavy Vehicles (%) 2 2 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow -Up Headway (sec) Follow -Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) i 27 9 Capacity, c (veh/h) 856 1387 v/c Ratio 0.03 0.01 95% Queue Length, Q95 (veh) 0.1 0.0 Control Delay (s/veh) 9.3 7.6 Level of Service, LOS A A Approach Delay (s/veh) 9.3 0.5 Approach LOS A :opyright © 2018 University of Florida. All Rights Reserved. HCS 2010'M TWSC Version 6.90 Generated: 3/1/2018 10:59:49 AM JPMNB.xtw 1 1 • it General Information Site Information Analyst Intersection Agency/Co. Jurisdiction Date Performed 3/1/2018 East/West Street 4-Mile Drive Analysis Year 2023 North/South Street Farm to Market Road Time Analyzed Peak PM Hour - Build Peak Hour Factor 0.91 Intersection Orientation North -South Analysis Time Period (hrs) 0.25 Project Description Meadows Edge TIS Lanes -4 4- � tr Major Street: North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1 U 1 2 3 4U 4 5 6 Number of Lanes 0 0 0 0 0 1 0 0 1 0 0 0 1 0 Configuration R T LT Volume, V (veh/h) 25 177 8 144 Percent Heavy Vehicles (%) 2 2 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow -Up Headway (sec) Follow -Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 27 9 Capacity, c (veh/h) 846 1377 v/c Ratio 0.03 0.01 95% Queue Length, Q95 (veh) 0.1 0.0 Control Delay (s/veh) 9.4 7.6 Level of Service, LOS A A Approach Delay (s/veh) 9.4 0.5 Approach LOS A :opyright © 2018 University of Florida. All Rights Reserved. HCS 2010M TWSC Version 6.90 Generated: 3/1/2018 10:59:27 AM JPMB.xtw HCS 2010 General Information •-Way Stop -Control Report Site Information Analyst Intersection Agency/Co. Jurisdiction Date Performed 3/1/2018 East/West Street 4-Mile Drive Analysis Year 2023 North/South Street West Springcreek Road (S) Time Analyzed Peak AM Hour - No -Build Peak Hour Factor 0.62 Intersection Orientation East-West Analysis Time Period (hrs) 0.25 Project Description Meadows Edge TIS Lanes 4 I+YS tr Major Street: East-West Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 1 U 1 2 3 4U 4 5 6 7 8 9 10 11 12 Number of Lanes 0 0 1 0 0 0 1 0 0 0 0 0 0 0 Configuration TR LT LR Volume, V (veh/h) 20 0 2 11 1 6 Percent Heavy Vehicles (%) 2 2 2 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow -Up Headway (sec) Follow -Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 3 12 Capacity, c (veh/h) 1579 1025 v/c Ratio 0.00 0.01 95% Queue Length, Q95 (veh) 0.0 0.0 Control Delay (s/veh) 7.3 8.6 Level of Service, LOS A A Approach Delay (s/veh) 1.1 8.6 Approach LOS A :opyright © 2018 University of Florida. All Rights Reserved. HCS 2010M TWSC Version 6.90 Generated: 3/1/2018 3:10:57 PM HAMNB.xtw HCS 2010 General Information •-Way Stop -Control Report Site Information Analyst Intersection Agency/Co. Jurisdiction Date Performed 3/1/2018 East/West Street 4-Mile Drive Analysis Year 2023 North/South Street West Springcreek Road (S) Time Analyzed Peak AM Hour - Build Peak Hour Factor 0.62 Intersection Orientation East-West Analysis Time Period (hrs) 0.25 Project Description Meadows Edge TIS Lanes ,r 7It19Yt ?Ir" Major Street: East-West Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 1 U 1 2 3 4U 4 5 6 7 8 9 10 11 12 Number of Lanes 0 0 1 0 0 0 1 0 0 0 0 0 0 0 Configuration TR LT LR Volume, V (veh/h) 20 0 3 11 1 8 Percent Heavy Vehicles (%) 2 2 2 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow -Up Headway (sec) Follow -Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 5 15 Capacity, c (veh/h) 1579 1027 v/c Ratio 0.00 0.01 95% Queue Length, Q95 (veh) 0.0 0.0 Control Delay (s/veh) 7.3 8.6 Level of Service, LOS A A Approach Delay (s/veh) 1.6 8.6 Approach LOS A .opyright © 2018 University of Florida. All Rights Reserved. HCS 2010U TWSC Version 6.90 Generated: 3/1/2018 3:11:31 PM HAMB.xtw HCS 2010 General Information • •• • • '-•• Site Information Analyst Intersection Agency/Co. Jurisdiction Date Performed 3/1/2018 East/West Street 4-Mile Drive Analysis Year 2023 North/South Street West Springcreek Road (S) Time Analyzed Peak PM Hour - No -Build Peak Hour Factor 0.84 Intersection Orientation East-West Analysis Time Period (hrs) 0.25 Project Description Meadows Edge TIS Lanes -4 4 Y Jd 1J..4.1,4 � I+Y4 pf Major Street: East-West Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L U L T R U L T R Priority 1 U 1 2 3 4U 4 7 8 9 10 11 12 Number of Lanes 0 0 1 0 0 0 0 0 0 0 0 0 Configuration TR LT TR LR Volume, V (veh/h) 8 1 2 2 5 Percent Heavy Vehicles (%) 22 2 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow -Up Headway (sec) Follow -Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 2 8 Capacity, c (veh/h) 1607 1042 v/c Ratio 0.00 0.01 95% Queue Length, Q9s (veh) 0.0 0.0 Control Delay (s/veh) 7.2 8.5 Level of Service, LOS A A Approach Delay (s/veh) 0.5 8.5 Approach LOS A :opyright © 2018 University of Florida. All Rights Reserved. HCS 2010TH TWSC Version 6.90 Generated: 3/1/2018 3:12:13 PM HPMNB.xtw General Information Analyst Agency/Co. 0 oil Site Information Intersection Jurisdiction Date Performed 3/1/2018 East/West Street 4-Mile Drive Analysis Year 2023 North/South Street West Springcreek Road (S) Time Analyzed Peak PM Hour - Build Peak Hour Factor 0.84 Intersection Orientation East-West Analysis Time Period (hrs) 0.25 Project Description Meadows Edge TIS Lanes tYTpr Major Street: East-West Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 1 U 1 2 3 4U 4 5 6 7 8 9 10 11 12 Number of Lanes 0 0 1 0 0 0 1 0 0 0 0 0 0 0 Configuration TR LT LR Volume, V (veh/h) 8 1 4 24 2 6 Percent Heavy Vehicles (%) 2 2 2 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow -Up Headway (sec) Follow -Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 5 9 Capacity, c (veh/h) 1607 1043 v/c Ratio 0.00 0.01 95% Queue Length, Q95 (veh) 0.0 0.0 Control Delay (s/veh) 7.2 8.5 Level of Service, LOS A A Approach Delay (s/veh) 1.1 8.5 Approach LOS A ,opyright © 2018 University of Florida. All Rights Reserved. HCS 2010M TWSC Version 6.90 Generated: 3/1/2018 3:12:46 PM HPMB.xtw 2010 General Information Analyst • Site Information Intersection Agency/Co. Jurisdiction Date Performed 2/28/2018 East/West Street 3-Mile Drive Analysis Year 2023 North/South Street Site Access No.1 Time Analyzed Peak AM Hour - Build Peak Hour Factor 0.92 Intersection Orientation East-West Analysis Time Period (hrs) 0.25 Project Description Meadows Edge TIS Lanes 4 Jed IItY1 1�r Major Street: East-West Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 1 U 1 2 3 4U 4 5 6 7 8 9 10 11 12 Number of Lanes 0 0 1 0 0 0 1 0 0 0 0 0 0 0 Configuration LT TR LR Volume, V (veh/h) 0 57 12 11 39 0 Percent Heavy Vehicles (%) 2 2 2 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) 4.1 7.1 6.2 Critical Headway (sec) 4.12 6.42 6.22 Base Follow -Up Headway (sec) 2.2 3.5 3.3 Follow -Up Headway (sec) 2.22 3.52 3.32 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 0 Capacity, c (veh/h) 1588 42 921 v/c Ratio 0.00 0.05 95% Queue Length, Q95 (veh) 0.0 0.1 Control Delay (s/veh) 7.3 9.1 4 Level of Service, LOS A A Approach Delay (s/veh) 0.0 9.1 Approach LOS A :opyright © 2018 University of Florida. All Rights Reserved. HCS 2010M TWSC Version 6.90 Generated: 2/28/2018 4:19:57 PM AAM B.xtw General Information Site Information Analyst Intersection Agency/Co. Jurisdiction Date Performed 2/28/2018 East/West Street 3-Mile Drive Analysis Year 2023 North/South Street Site Access No.1 Time Analyzed Peak PM Hour - Build Peak Hour Factor 0.92 Intersection Orientation East-West Analysis Time Period (hrs) 0.25 Project Description Meadows Edge TIS Lanes ^Y k— >- r G 114tyt Vt Major Street: East-West Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 1 U 1 2 3 4U 4 5 6 7 8 9 10 11 12 Number of Lanes 0 0 1 0 0 0 1 0 0 0 0 0 0 0 Configuration LT TR LR Volume, V (veh/h) 0 26 59 41 23 0 Percent Heavy Vehicles (%) 2 2 2 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow -Up Headway (sec) Follow -Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 0 25 Capacity, c (veh/h) 1480 882 v/c Ratio 0.00 0.03 95% Queue Length, Q95 (veh) 0.0 0.1 Control Delay (s/veh) 7.4 9.2 Level of Service, LOS A A Approach Delay (s/veh) 0.0 9.2 Approach LOS A .opyright © 2018 University of Florida. All Rights Reserved. HCS 2010TH TWSC Version 6.90 Generated: 2/28/2018 4:26:43 PM APMB.xtw HCS 2010 General Information •-Way Stop -Control Report Site Information Analyst Intersection Agency/Co. Jurisdiction Date Performed 2/28/2018 East/West Street Mountain Vista Way Analysis Year 2023 North/South Street Farm to Market Road Time Analyzed Peak AM Hour - No -Build Peak Hour Factor 0.83 Intersection Orientation North -South Analysis Time Period (hrs) 0.25 Project Description Meadows Edge TIS Lanes _4 ni -itYt P,w" Major Street: North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1 U 1 2 3 4U 4 5 6 Number of Lanes 0 0 0 0 1 0 0 0 1 0 0 0 1 0 Configuration LTR TR LT Volume, V (veh/h) 26 0 7 120 3 4 222 Percent Heavy Vehicles (%) 2 2 2 2 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow -Up Headway (sec) Follow -Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 39 5 Capacity, c (veh/h) 630 1431 v/c Ratio 0.06 0.00 95% Queue Length, Q95 (veh) 0.2 0.0 Control Delay (s/veh) 11.1 7.5 Level of Service, LOS B A Approach Delay (s/veh) 11.1 0.2 Approach LOS B :opyright © 2018 University of Florida. All Rights Reserved. HCS 2010M TWSC Version 6.90 Generated: 3/1/2018 3:14:45 PM EAM N B.xtw i General Information Analyst _ Site Information Intersection Agency/Co. Jurisdiction Date Performed 2/28/2018 East/West Street Mtn Vista Wy/Access No. 2 Analysis Year 2023 North/South Street Farm to Market Road Time Analyzed Peak AM Hour - Build Peak Hour Factor 0.83 Intersection Orientation North -South Analysis Time Period (hrs) 0.25 Project Description Meadows Edge TIS Lanes -4 -y $. � It A- �r flII+YT I.P Major Street: North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1 U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 1 0 0 0 1 0 0 0 1 0 Configuration LTR LTR LTR LTR Volume, V (veh/h) 8 0 47 26 0 7 13 135 3 4 277 2 Percent Heavy Vehicles (%) 2 2 2 2 2 2 2 2 Proportion Time Blocked Percent Grade (%) 0 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow -Up Headway (sec) Follow -Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 67 39 16 5 Capacity, c (veh/h) 647 442 1222 1410 v/c Ratio 0.10 0.09 0.01 0.00 95% Queue Length, Q95 (veh) 0.3 0.3 0.0 0.0 Control Delay (s/veh) 11.2 13.9 8.0 7.6 Level of Service, LOS B B A A Approach Delay (s/veh) 11.2 13.9 0.8 0.1 Approach LOS B B .opyright © 2018 University of Florida. All Rights Reserved. HCS 2010M TWSC Version 6.90 Generated: 3/1/2018 3:17:31 PM EAMB.xtw HCS 2010 ir General Information •-Way Stop -Control Report Site Information Analyst Intersection Agency/Co. Jurisdiction Date Performed 2/28/2018 East/West Street Mountain Vista Way Analysis Year 2023 North/South Street Farm to Market Road Time Analyzed Peak PM Hour - No -Build Peak Hour Factor 0.88 Intersection Orientation North -South Analysis Time Period (hrs) 0.25 Project Description Meadows Edge TIS Lanes A 11+Yt tr Major Street: North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1 U 1 2 3 4U 4 5 6 Number of Lanes 0 0 0 0 0 0 0 0 1 0 0 0 1 0 Configuration LR TR LT Volume, V (veh/h) 9 6 169 8 3 129 Percent Heavy Vehicles (%) 2 2 2 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow -Up Headway (sec) Follow -Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 17 3 Capacity, c (veh/h) 715 1370 v/c Ratio 0.02 0.00 95% Queue Length, Q95 (veh) 0.1 0.0 Control Delay (s/veh) 10.2 7.6 Level of Service, LOS B A Approach Delay (s/veh) 10.2 0.2 Approach LOS B :opyright © 2018 University of Florida. All Rights Reserved. HCS 2010M TWSC Version 6.90 Generated: 3/1/2018 3:18:49 PM EPMNB.xtw HCS 2010Two-Way General Information •• •ntrol Report Site Information Analyst Intersection Agency/Co. Jurisdiction Date Performed 2/28/2018 East/West Street Mtn Vista Wy/Access No. 2 Analysis Year 2023 North/South Street Farm to Market Road Time Analyzed Peak PM Hour - Build Peak Hour Factor 0.88 Intersection Orientation North -South Analysis Time Period (hrs) 0.25 Project Description Meadows Edge TIS Lanes _r k— + 1- Major Street: North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L I T R U L T R Priority 10 11 12 7 8 9 1 U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 1 0 0 0 1 0 0 0 1 0 Configuration LTR LTR LTR LTR Volume, V (veh/h) 5 0 27 9 0 6 49 226 8 3 161 8 Percent Heavy Vehicles (%) 2 2 2 2 2 2 2 2 Proportion Time Blocked Percent Grade (%) 0 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow -Up Headway (sec) Follow -Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 37 17 56 3 Capacity, c (veh/h) 727 494 1380 1297 v/c Ratio 0.05 0.03 0.04 0.00 95%Queue Length, Q95 (veh) 0.2 0.1 0.1 0.0 Control Delay (s/veh) 10.2 12.6 7.7 7.8 Level of Service, LOS B B A A Approach Delay (s/veh) 10.2 12.6 1.6 0.1 Approach LOS B B :opyright © 2018 University of Florida. All Rights Reserved. HCS 2010M TWSC Version 6.90 Generated: 3/1/2018 3:45:02 PM EPMB.xtw HCS 2010 General Information •-Way Stop -Control Report Site Information Analyst Intersection Agency/Co. Jurisdiction Date Performed 2/28/2018 East/West Street Site Access No. 3 Analysis Year 2023 North/South Street Farm to Market Road Time Analyzed Peak AM Hour - Build Peak Hour Factor 0.92 Intersection Orientation North -South Analysis Time Period (hrs) 0.25 Project Description Meadows Edge TIS Lanes f Major Street: North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R Priority 10 11 12 1 U 1 2 3 4U 4 5 6 Number of Lanes 0 0 0 0 0 1 0 0 0 1 0 Configuration LR ff[R LT TR Volume, V (veh/h) 8 5515 135 228 2 Percent Heavy Vehicles (%) 2 2 2 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow -Up Headway (sec) Follow -Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 69 16 Capacity, c (veh/h) 753 1315 v/c Ratio 0.09 0.01 95% Queue Length, Q95 (veh) 0.3 0.0 Control Delay (s/veh) 10.3 7.8 Level of Service, LOS B A Approach Delay (s/veh) 10.3 0.9 Approach LOS B :opyright © 2018 University of Florida. All Rights Reserved. HCS 2010M TWSC Version 6.90 Generated: 3/1/2018 3:23:56 PM FAMB.xtw ' p General Information Site Information Analyst Intersection Agency/Co. Jurisdiction Date Performed 2/28/2018 East/West Street Site Access No. 3 Analysis Year 2023 North/South Street Farm to Market Road Time Analyzed Peak PM Hour - Build Peak Hour Factor 0.92 Intersection Orientation North -South Analysis Time Period (hrs) 0.25 Project Description Meadows Edge TIS Lanes -4 A - Major Street: North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L U L T R U L T R Priority 10 11 12 7 1 U 1 2 3 4U 4 5 6 Number of Lanes 0 0 0 0 0 0 1 0 0 0 1 0 Configuration LR MR LT TR Volume, V (veh/h) 5 32 57 180 141 8 Percent Heavy Vehicles (%) 2 2 2 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow -Up Headway (sec) Follow -Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 40 62 Capacity, c (veh/h) 816 1416 v/c Ratio 0.05 0.04 95%Queue Length, Q95 (veh) 0.2 0.1 Control Delay (s/veh) 9.6 7.7 Level of Service, LOS A A Approach Delay (s/veh) 9.6 2.1 Approach LOS A :opyright © 2018 University of Florida. All Rights Reserved. HCS 2010M TWSC Version 6.90 Generated: 3/1/2018 3:24:55 PM FPMB.xtw Traffic Impact Analysis for: Meadows Edge - Kalispell, Montana Appendix C Level of Service Definitions Appendix C 4 u WGMGROUP Traffic Impact Analysis for: Meadows Edge - Kalispell, Montana Appendix C Unsignalized Intersection Level of Service Defined Level of Service (LOS) for unsignalized (two -way -stop -controlled) intersections is determined by the control delay experienced by drivers on each minor approach. Minor movements are those entering from or exiting onto the stop -controlled side street(s). LOS is not defined for the intersection as a whole, but rather for each minor movement individually. The delay value used in determining LOS is known as "control delay." Control delay is defined as the total delay experienced by a driver and includes initial deceleration delay, queue move -up time, stopped delay, and final acceleration delay. The delay a vehicle experiences is a function of the capacity of the approach and the degree of saturation on the uncontrolled (unstopped) roadway (i.e. the number of acceptable gaps in the passing traffic stream). LOS values range from A to F. The delay range for each LOS value is as shown in the following table. LOS Criteria for Two -Way Stop -Controlled Intersections LOS AVERAGE CONTROL DELAY (SECONDSIVEHICLE) A 0-10 B >10 — 15 C >15-25 D >25 — 35 E >35 — 50 F >50 Source: Transportation Research Board, Highway Capacity Manual, HCM2010 WGMGRQUP PART J: ENVIRONMENTAL ASSESSMENT ENVIRONMENTAL ASSESSMENT PART / - PROPER TYDESCR/PT/ON 1. Surface Water Locate on a plat overlay or sketch map: A. Any natural water systems such as streams, rivers, intermittent streams, lakes or marshes (also indicate the names and sizes of each). The proposed parent PUD site is just south of Spring Creek that flows through the northern part of the property and flows to the southwest. The proposed Phase One Preliminary Plat is adjacent to a mapped wetland area that runs parallel to Spring Creek at the north end of the property. No development will take place within 100 feet of Spring Creek. The area immediately adjacent to and east of this stream is classified by the Montana Natural Heritage program as a wetland. There are small ponds that this stream originates from and fills but no ponds are present on the subject proposed PUD property. Source: Montana Natural Heritage Program Website: http://mtnhp.org/nwi/ Source: WGM Group preliminary plans B. Any artificial water systems such as canals, ditches, aqueducts, reservoirs, and irrigation systems (also indicate the names, sizes and present uses of each). There are no artificial water systems in the proposed plat or PUD area. Source: WGM Group Field observations Source: Google Earth C. Time when water is present (seasonally or all year). Not applicable. Source: WGM Group Field observations D. Any areas subject to flood hazard, or in delineated 100-year floodplain. Not applicable. Source: Federal Emergency Management Agency, FEMA Flood Map Service Center (website: https://msc.fema.gov/portal) E Describe any existing or proposed stream bank alteration from any proposed construction or modification of lake beds or stream channels. Provide information on location, extent, type and purpose of alteration, and permits applied for. Not applicable. Environmental Assessment - Rockwood Ranch Phase 1 Preliminary Plat 1 I P a g e Source: WGM Group Field observations and preliminary plans 2. Groundwater Using available data, provide the following information: A. The minimum depth to the water table or to the historic water table and identify dates when depths were determined. What is the location and depth of all aquifers which may be affected by the proposed subdivision? Describe the location of known aquifer recharge areas which may be affected. Existing and abandoned wells show that the average depth is approximately 40 feet to the static water level. All water to the proposed preliminary plat will be provided by the City of Kalispell; no wells will be installed on the property and no impacts to aquifers are anticipated. Source: Montana Bureau of Mines and Geology: https://www.mbmg.mtech.edu B. Describe any steps necessary to avoid depletion or degradation of groundwater recharge areas. Storm water will be detained on -site or infiltrated via infiltration ponds. Landscaping and open space will be provided throughout the development which will provide some infiltration and groundwater recharge. 3. Topography Geology and Soils A. Provide a map of the topography of the area to be subdivided, and an evaluation of suitability for the proposed land uses. On the map identify any areas with highly erodible soils or slopes in excess of 75% grade. Identify the lots or areas affected. Address conditions such as: i Shallow bedrock ii Unstable slopes iii Unstable or expansive soils iv Excessive slope The entire area encompassed by the Phase One Preliminary plat is located on gentle slopes less than 3%. Topographic surveys and mapping will be completed in Spring 2018; this has been delayed due to weather. Source: WGM Site Visits B. Locate on an overlay or sketch map: i Any known hazards affecting the development which could result in property damage or personal injury due to: Environmental Assessment - Rockwood Ranch Phase 1 Preliminary Plat 2 1 P a g e a. Falls, slides or slumps -- soil, rock, mud, snow. There are no areas on the site where any falls or slides would affect any proposed structures; reference the other included preliminary plat exhibits. Source: WGM Site Visits Source: WGM Topographic Survey (to be completed Spring 2018) b. Rock outcroppings There are no rock outcroppings or steep rock formations on the subject property. Source: WGM Site Visit c. Seismic activity. The nearest known fault is the Mission Fault located relatively down the north/south centerline of Flathead lake. Earthquakes in this region are common below magnitudes of 2.5 but rare above 4.5. No change to the existing seismic activity could result as a part of this project. No major hazards exist on the site that could cause damage or personal injury due to seismic activity. Future building construction will consider precautionary methods required to mitigate seismic activity predicted and typical for the Flathead Valley. Source: United States Geologic Survey Website: www.Earthquakes.usgs.gov d. High water table The high-water table on the property is unknown. Based on other groundwater monitoring in the vicinity, it is expected the high-water table is approximately 5 feet below the surface. Source: WGM Ground Water Monitoring on adjacent properties. C. Describe measures proposed to prevent or reduce these hazards. Storm drainage will be provided to convey runoff and remove it from the site. A geotechnical engineer will be hired to provide recommendations for paving and structures. Source: WGM Group preliminary plans D. Describe the location and amount of any cut or fill more than three feet in depth. Indicate these cuts or fills on a plat overlay or sketch map. Where cuts or fills are necessary, describe plans to prevent erosion and to promote vegetation such as replacement of topsoil and grading. Minimal cuts and fills will be required in the Phase One Preliminary Plat area. An erosion and sedimentation control plan will be assembled with construction documents to prevent any sediment from leaving the site during construction and Environmental Assessment - Rockwood Ranch Phase 1 Preliminary Plat 3 1 P a g e full site stabilization will be required prior to construction closeout. The remainder of the site will be adjusted to balance earthwork to limit import and export of material. Source: WGM Preliminary Erosion Control Plan (Preliminary Plat Application) 4. Vegetation A. On a plat overlay or sketch map: i. Indicate the distribution of the major vegetation types, such as marsh, grassland, shrub, coniferous forest, deciduous forest, mixed forest. The Phase One Preliminary Plat area is entirely on cultivated field planted in wheat type crops with no coniferous trees or wetlands. ii. Identify the location of critical plant communities such as: Wetland vegetation exists on the northern boundary of the proposed planned unit development. The Phase One Preliminary Plat is located approximately 1,000 feet south of this area and will not be disturbed. An exhibit has been included with this document in Appendix K. Source: Natural Heritage Wetland Mapping Source: WGM PUD map. b. Vegetation on steep, unstable slopes Not applicable. c. Vegetation on soils highly susceptible to wind or water erosion Not applicable. d. Type and extent of noxious weeds There are wetland and stream bank plants along Spring Creek at the north side of the property; no wetlands are located within the Phase One Preliminary Plat area. These plants will remain and not be removed as a part of this project. The balance of the proposed plat property is farmland used for growing wheat. Standard measures to prevent noxious weeds will be used. B. Describe measures to: i. Preserve trees and other natural vegetation e.g. locating roads and lot boundaries, planning construction to avoid damaging tree cover. There are no trees located on the subject proposed preliminary plat. The vast majority of the trees on site are located adjacent to the stream. Ground cover vegetation will be preserved to help reduce impacts to the stream. Source: WGM preliminary plans and PUD. Environmental Assessment - Rockwood Ranch Phase 1 Preliminary Plat 4 1 P a g e ii. Protect critical plant communities e.g. keeping structural development away from these areas, setting areas aside for open space. The area proposed for the initial Phase One Preliminary Plat has been cultivated for farming grass -type crops. The critical area that has been designated for conservation is adjacent to Spring Creek. No development will occur in this area and this area will remain undisturbed. Source: WGM preliminary plans. iii. Prevent and control grass, brush or forest fires e.g. green strips, water supply, access. Landscaping and irrigation will be provided throughout the development along with fire hydrants supported by the City of Kalispell Fire Department. Source: WGM preliminary plans iv. Control and prevent growth of noxious weeds The prevention of noxious weeds is a requirement of the contractors through the construction standards for the City of Kalispell and Montana Public Works. Upon completion of said improvements, it will then become the responsibility of the lot owners through the established CC&R's, and open space through the HOA, to properly maintain weed -free areas. Source: WGM Group Field observations and preliminary plans Source: Meadows Edge CCR's 5. Wildlife A. Identify species of fish and wildlife use the area affected by the proposed subdivision. The proposed parent PUD site is just south of Spring Creek which does include wetland plants and provides some wetland habitat. These areas will remain undisturbed, and the habitat will remain intact. Species of concern that may be affected by this development may include the following, although no field observations of any of these species have been recorded: Mammals - Grizzly Bear, Fisher; Birds - Bald Eagle, Black -backed woodpecker, common loon, peregrine falcon; Amphibians - Northern Leopard Frog, Western Toad; Source: Montana Natural Heritage Program - Species Snapshot (Kalispell buffered by 10 miles) http://mtnhp.org/SpeciesSnapshot/ Source: WGM Group Field observations and preliminary plans. Environmental Assessment - Rockwood Ranch Phase 1 Preliminary Plat 5 1 P a g e B. On a copy of the preliminary plat or overlay, identify known critical wildlife areas, such as big game winter range, calving areas and migration routes; riparian habitat and waterfowl nesting areas; habitat for rare or endangered species and wetlands. Not applicable. C. Describe proposed measures to protect or enhance wildlife habitat or to minimize degradation (e.g. keeping buildings and roads back from shorelines setting aside wetlands as undeveloped open space). The vegetated area along Spring Creek is the main wildlife habitat on the property. The remaining area is used for farming, and could be considered habitat for deer and small mammals. In its finished condition, development along the stream will be kept to a minimum and disturbance to existing vegetation will be limited to the greatest extent possible. The wetland area surrounding Spring Creek is approximately 1,000 feet north of the Phase One Preliminary Plat. Source: WGM site visits and preliminary plans. Source: Google Earth 6. Land Use A. Describe the existing historical use of the site. Historically this property has been used as farmland; a farm house was constructed on the property in 1918. Source: Montana Cadastral Mapping Source: Google Earth B. Describe any comprehensive plan recommendations and other land use regulations on and adjacent to the site. is zoning proposed? is annexation proposed? The property is located within Flathead County jurisdiction and is zoned AG-80 WVO. The area within the proposed PUD will be annexed into the City of Kalispell with a proposed underlying R3 zoning designation (with a PUD overlay) which allows for relatively small lot single and two-family residential development. Source: Flathead County Zoning Map Source: Google Earth C. Describe the present uses of lands adjacent to or near the proposed development. Describe how the subdivision will affect access to any adjoining land and/or what measures are proposed to provide access. Areas to the south east of the project are developed as single family residential and zoned R-3. To the south, the property is designated by the City of Kalispell Growth Policy (future land use) as neighborhood commercial surrounded by high density Environmental Assessment - Rockwood Ranch Phase 1 Preliminary Plat 6 1 P a g e residential. To the east is Planned Unit Development zoned R-2. All other surrounding properties are designated suburban residential by the City of Kalispell Growth Policy (future land use). The Phase One Preliminary Plat will utilize existing access points via Farm to Market Road and Three Mile Drive to the east of the subject proposed plat. Source: City of Kalispell Growth Policy D. Describe the basis of the need for the subdivision. How much development of a similar nature is, or is not, available in the area? The City of Kalispell is rapidly expanding and there is a significant need for affordable and workforce housing throughout the valley. This project is targeted at the current market. The proposed development should be complimentary to the surrounding land uses. E Describe any health or safety hazards on or near the subdivision (mining activity, high voltage lines, gas lines, agricultural and farm activities, shooting ranges, septage disposal operations, etc.) Any such conditions should be accurately described and their origin and location identified. There are no known health or safety hazards on the property. Adjacent property is used for farming, typically hay/grass crops, and it is not viewed as a potential hazard to this property. Source: WGM Group site visits Source: Google Earth F. Describe any on -site uses creating a nuisance (unpleasant odor, unusual noises, dust, smoke, etc.). Any such conditions should be accurately described and their origin and location identified. There are no significant nuisances anticipated by the development of this plat. There will be construction related dust and noise when the infrastructure is being constructed, and during building construction which will be mitigated to the extent possible. PART II - SUMMARY OF PROBABLE IMPACTS Summarize the effects of the proposed subdivision on each topic below. Provide responses to the following questions and provide reference materials as required: Z Effects on Agriculture A. is the proposed subdivision or associated improvements located on or near prime farmland or farmland of statewide importance as defined by the Natural Resource Conservation Service? if so, identify each area on a copy of the preliminary plat. Not applicable Environmental Assessment - Rockwood Ranch Phase 1 Preliminary Plat 7 1 P a g e B. Describe whether the subdivision would remove from production any agricultural or timber land. The subdivision will be constructed on farmland. The farmland has historically been used for the dryland (unirrigated) production of wheat, which is common throughout the valley. The revenue from farming is barely enough to cover the annual real estate taxes for the PUD property. C. Describe possible conflicts with nearby agricultural operations, e.g., residential development creating problems for moving livestock, operating farm machinery, operating septage disposal sites, maintaining water supplies, controlling weeds or applying pesticides; agricultural operations suffering from vandalism, uncontrolled pets or damaged fences. There are no anticipated conflicts with nearby agricultural operations. D. Describe possible nuisance problems which may arise from locating a subdivision near agricultural or timber lands. There are no anticipated nuisance issues anticipated with this development. E. Describe effects the subdivision would have on the value of nearby agricultural lands. The addition of this subdivision may increase the value of surrounding agricultural land. It is possible that this development could serve as a catalyst for other PUDs located on nearby properties per the City of Kalispell Growth Plan. Source: City of Kalispell Growth Plan 2. Effects on Agricultural Dater User Facilities A. Describe conflicts the subdivision would create with agricultural water user facilities, e.g. residential development creating problems for operating and maintaining irrigation systems, and whether agricultural water user facilities would be more subject to vandalism or damage because of the subdivision. Not applicable. B. Describe possible nuisance problems which the subdivision would generate with regard to agricultural water user facilities, e.g. safety hazards to residents or water problems from irrigation ditches, head gates, siphons, sprinkler systems, or other agricultural water user facilities. Not applicable. 3. Effects on Local Services A. Indicate the proposed use and number of lots or spaces in each: Residential, single family: 67 Lots/67 Units Environmental Assessment - Rockwood Ranch Phase 1 Preliminary Plat 8 1 P a g e Residential, Duplex: 9 Lots/18 Units Residential, Triplex: 7 Lots/21 Units Residential, Four-plex: 9 Lots/36 Units Phase One Preliminary Plat: 92 Lots/142 Units (single fam/duplex/triplex/fourplex) Planned Unit Development (No. of units): 322 lots (single fam/duplex/triplex/fou rplex) B. Describe the additional or expanded public services and facilities that would be required of local government or special districts to serve the subdivision. It is anticipated that no additional services will be required to serve the proposed 128 lot development. i. Describe additional costs that would result for services such as roads, bridges, law enforcement, parks and recreation, fire protection, water, sewer and solid waste systems, schools or busing, (including additional personnel, construction, and maintenance costs). None anticipated. ii. Who would bear these costs, e.g. all taxpayers within the jurisdiction, people within special taxing districts, or users of a service? Additional services are not anticipated. iii. Can the service providers meet the additional costs given legal or other constraints, e.g. statutory ceilings on mill levies or bonded indebtedness? Additional services are not anticipated. iv. Describe off -site costs or costs to other jurisdictions may be incurred, e.g. development of water sources or construction of a sewage treatment plant; costs borne by the municipality. Additional services are not anticipated. C. Describe how the subdivision allows existing services, through expanded use, to operate more efficiently, or makes the installation or improvement of services feasible, e.g. allow installation of a central water system, or upgrading a rural road. Phase One Preliminary Plat of Meadows Edge PUD is the initial development phase of the overall PUD. The phases are intended to be tailored to the housing market as it exists in the Flathead Valley and will be modified if necessary in the future to respond to current conditions. The intent of the developer is to bring on future Environmental Assessment - Rockwood Ranch Phase 1 Preliminary Plat 9 1 P a g e phases when lot sales will be able to respond to demand in an orderly and logical manner. Services will be extended to this location and the City's West Side interceptor sewer line is being constructed in anticipation of West Flathead Valley developments. Additional tax revenue generated by this property will go to the City of Kalispell for use in upgrading roads and city infrastructure that will benefit this subdivision and the City as a whole. D. What are the present tax revenues received from the un-subdivided land? i. By the County ii. By the municipality if applicable iii. By the school(s) In 2017 the Flathead County property tax revenues on this property were $809. These revenues currently go to Flathead County. The subdivision should yield a significant increase in tax revenue for the City of Kalispell and associated schools. Source: Montana Cadastral Mapping E. Provide the approximate revenues received by each above taxing authority if the lots are reclassified, and when the lots are all improved and built upon. Describe any other taxes that would be paid by the subdivision and into what funds. It is unclear what the value of the constructed homes will be, however, there are four types of units being proposed as a part of this preliminary plat: Single family, duplex townhomes, triplex townhomes, and four-plex townhomes. For assumption purposes, we will use minimum value of $200,000/single, $175,000/duplex, $150,000/triplex, and $130,000/four-plex. At approximately 1% property tax, this correlates to approximately $2,000/single, $1,750/duplex, $1,500/triplex, and $1,300/four-plex annually in taxes. With 103 single family lots, nine duplex lots, seven triplex lots, and nine four-plexes. For the Phase One Preliminary Plat, this translates to approximately $243,800 annually in property taxes. Source: Montana Cadastral Mapping F. Would new taxes generated from the subdivision cover additional public costs? Yes, it is anticipated that the revenue the City of Kalispell will receive from property taxes and municipal services (water/sewer/garbage) will cover additional public costs. Source: WGM Group G. How many special improvement districts would be created which would obligate local government fiscally or administratively? Are any bonding plans proposed that would affect the local government's bonded indebtedness? Environmental Assessment - Rockwood Ranch Phase 1 Preliminary Plat 10 1 P a g e No special improvement districts are proposed as a part of this preliminary plat and no bonding plans are specifically proposed with this property. Source: WGM group 4. Effects on the Historic or Natural Environment A. Describe and locate on a plat overlay or sketch map known or possible historic, paleontological, archaeological or cultural sites, structures, or objects that may be affected by the proposed subdivision. There are no known historic, paleontological, archaeological, or cultural sites, structures, or objects that will be affected by this project. The existing property has been used as farmland historically, and there is an existing farm house, constructed in 1919 that will be removed as a part of this project, but aside from its age, it is of no historical significance. Source: WGM Group research B. How would the subdivision affect surface and groundwater, soils, slopes, vegetation, historical or archaeological features within the subdivision or on adjacent land? Describe plans to protect these sites. Would any stream banks or lake shorelines be altered, streams rechanneled or any surface water contaminated from sewage treatment systems, run-off carrying sedimentation, or concentration of pesticides or fertilizers? No stream banks or channels will be altered as a part of this development. All proposed units will be connected to the City of Kalispell's water and sewer system; no sewage treatment systems are proposed on site. All runoff from the site will be detained and treated according to City of Kalispell and DEQ standards, and discharged at predeveloped rates. Pesticides and fertilizer used for residential landscaping applications will likely be negligible and sediment should settle out via the treatment system and storm water control measures. Source: WGM Group - Onsite visits and information obtained from the City of Kalispell and Flathead County Public documents. ii. Would groundwater supplies likely be contaminated or depleted as a result of the subdivision? No wells are proposed as a part of this project; the groundwater will not be impacted by this development. Additionally, there are no subsurface discharges such as drain fields present on the site. The completed development will be connected to City of Kalispell Water and Sewer. Environmental Assessment - Rockwood Ranch Phase 1 Preliminary Plat 111 P a g e Source: WGM Group Preliminary Plans iii. Would construction of roads or building sites require cuts and fills on steep slopes or cause erosion on unstable, erodible soils? Would soils be contaminated by sewage treatment systems? There are no steep slopes on the existing property. And there are no existing or proposed onsite sewage treatment systems. Source: WGM Group Preliminary Plans iv. Describe the impacts that removal of vegetation would have on soil erosion, bank, or shoreline instability. Not applicable. Source: WGM Group Preliminary Plans V. Would the value of significant historical, visual, or open space features be reduced or eliminated? No. The existing site is farmland with powerlines bisecting the property; there is no significant historical value associated with the property. Landscaping will be included as a part of the open space developments and will improve the site from a visual perspective. Source: WGM Preliminary Plans vi. Describe possible natural hazards the subdivision could be subject to, e.g., natural hazards such as flooding, rock, snow or landslides, high winds, severe wildfires, or difficulties such as shallow bedrock, high water table, unstable or expansive soils, or excessive slopes. There are no natural hazards out of the ordinary expected on this property. The development is proposed outside of the flood plain, there are no large hillsides present in the vicinity where rocks or snow could slide from, it is not located in a historically windy area, there are no adjacent forests susceptible to wildfires. Source: WGM Group - Onsite visits and information obtained from the City of Kalispell and Flathead County Public documents. C. How would the subdivision affect visual features within the subdivision or on adjacent land? Describe anticipated efforts to visually blend the proposed development with the existing environment, e.g. use of appropriate building materials, colors, road design, underground utilities, and revegetation of earthworks. The subdivision will be constructed to provide a similar feel to other adjacent residential construction. All roads and utilities will be constructed to City of Kalispell Standards, along with the open space included and the associated landscaping. The Environmental Assessment - Rockwood Ranch Phase 1 Preliminary Plat 12 1 P a g e CC&R's are written to help ensure a uniform and aesthetically pleasing residential setting. Source: Meadows Edge CC&Rs Source: WGM Group - Onsite visits and information obtained from the City of Kalispell and Flathead County Public documents. 5. Effects on Wildlife and Wildlife Habitat A. Describe what impacts the subdivision or associated improvements would have on wildlife areas such as big game wintering range, migration routes, nesting areas, wetlands, or important habitat for rare or endangered species. The only unique area of the property that provides habitat is the area adjacent to Spring Creek at the northern portion of the property. The Phase One Preliminary Plat is located approximately 1,000 feet south of this area and will have no impacts to this stream. During future phases, these areas will be left undisturbed. The vast majority of the site is currently used for agriculture and no endangered species are typically found in these types of properties in this area. Source: WGM Group - Onsite visits and information obtained from the City of Kalispell and Flathead County Public documents. B. Describe the effect that pets or human activity would have on wildlife. It is anticipated that all pets within the proposed subdivision will be controlled through the implementation of fencing or kennel areas. Dogs or cats at -large will not be tolerated within the proposed development. City of Kalispell pet ordinances will be applicable as the property will be annexed into the City upon completion. Source: WGM Group - Onsite visits and information obtained from the City of Kalispell and Flathead County Public documents. 6. Effects on the Public Health and Safety A. Describe any health or safety hazards on or near the subdivision, such as natural hazards, lack of water, drainage problems, heavy traffic, dilapidated structures, high pressure gas lines, high voltage power lines, or irrigation ditches. These conditions, proposed or existing, should be accurately described with their origin and location identified on a copy of the preliminary plat. There are no health or safety hazards on the subject property. B. Describe how the subdivision would be subject to hazardous conditions due to high voltage lines, airports, highways, railroads, dilapidated structures, high pressure gas lines, irrigation ditches, and adjacent industrial or mining uses. Environmental Assessment - Rockwood Ranch Phase 1 Preliminary Plat 13 1 P a g e There are no known hazardous conditions located within the subdivision boundaries. C. Describe land uses adjacent to the subdivision and how the subdivision will affect the adjacent land uses. Identify existing uses such as feed lots, processing plants, airports or industrial firms that could be subject to lawsuits or complaints from residents of the subdivision. Not applicable. Source: WGM site visits Source: Google Earth D. Describe public health or safety hazards, such as dangerous traffic, fire conditions, or contamination of water supplies that would be created by the subdivision. No public safety hazards are anticipated to result from this development. Source: WGM Group Preliminary Plans PART III - COMMUNITY IMPACT REPORT Provide a community impact report containing a statement of estimated number of people coming into the area as a result of the subdivision, anticipated needs of the proposed subdivision for public facilities and services, the increased capital and operating cost to each affected unit of local government. Provide responses to each of the following questions and provide reference materials as required. L Education and Eusine� A. Describe the available educational facilities that would serve this subdivision. The project is located approximately halfway between Flathead High School and Glacier High School as well as halfway between West Valley Middle School and Kalispell Middle School. The closest elementary school is Peterson Elementary school, and Russell Elementary School. Currently the City's school district boundaries are in flux and it is unclear where the boundaries will end up. Source: Google Earth Source: WGM Conversations with City of Kalispell B. Estimate the number of school children that will be added by the proposed subdivision. Provide a statement from the administrator of the affected school system indicating whether the increased enrollment can be accommodated by the present personnel and facilities and by the existing school bus system. If not, estimate the increased expenditures that would be necessary to do so. This information will be provided upon completion of the Preliminary Plat and in the design stages of the project. Environmental Assessment - Rockwood Ranch Phase 1 Preliminary Plat 14 1 P a g e 2. Roads and Maintenance A. Estimate how much daily traffic the subdivision, when fully occupied, will generate on existing streets and arterials. A full Traffic Impact Study has been included with this Preliminary Plat and PUD submittal in Part K: Traffic Impact Study. Source: WGM Traffic Impact Study B. Describe the capability of existing and proposed roads to safely accommodate this increased traffic. A full Traffic Impact Study has been included with this Preliminary Plat and PUD submittal. Source: WGM Traffic Impact Study C. Describe increased maintenance problems and increased cost due to this increase in volume. A full Traffic Impact Study has been included with this Preliminary Plat and PUD submittal. Source: WGM Traffic Impact Study D. Describe proposed new public or private access roads including: i. Measures for disposing of storm run-off from streets and roads. A storm water collection system will be installed in all the roads to collect and convey storm water runoff from roads to either retention or detention ponds. Full extent of storm water system will be assessed when design takes place. ii. Type of road surface and provisions to be made for dust. All roads will be asphalt and constructed to City of Kalispell Standards. Source: WGM Preliminary Plans Source: City of Kalispell Standards for Design and Construction iii. Facilities for streams or drainage crossing (e.g. culverts, bridges). The existing stream will remain undisturbed to the greatest extent possible. An erosion control plan will be implemented during construction to prevent sediment laden runoff from entering the stream. This stream is located at the north end of the property; the Phase One Preliminary Plat is not in the vicinity of this stream. Source: WGM Preliminary Plans iv. Seeding of disturbed areas. Environmental Assessment - Rockwood Ranch Phase 1 Preliminary Plat 15 1 P a g e Prior to final completion, all disturbed areas will be either seeded or landscaped to prevent excessive sediment laden runoff from leaving the site. Source: WGM Preliminary Plans Source: City of Kalispell Standards for Design and Construction E Describe the closing or modification of any existing roads. No roads will be closed as a part of this project. Existing roads in the adjacent subdivision to the west will be extended as a part of this project, but are currently stubbed out in anticipation of this connection. Source: WGM Preliminary Plans F. Explain why road access was not provided within the subdivision, if access to any individual lot is directly from arterial streets or roads. All lots will be accessed via internal roadways and streets. Source: WGM Group Preliminary Plans G. Is year-round access by conventional automobile over legal rights -of -way available to the subdivision and to all lots and common facilities within the subdivision? Identify the owners of any private property over which access to the subdivision will be provided. Access will be maintained via the subdivision roads year-round to allow residential and postal service access along with BPA access to their towers and lines. H. Estimate the cost and completion date of the system, and indicate who will pay the cost of installation, maintenance and snow removal. This has yet to be determined. If the roads are turned over to the City of Kalispell, the owner will pay for the installation and the city will own and maintain the roads within the subdivision. Otherwise, the maintenance and snow removal will be handled by the home owner's association. J. Water, Sewage, and Solid Waste Facilities A. Briefly describe the water supply and sewage treatment systems to be used in serving the proposed subdivision, e.g. methods, capacities, locations. Water and sewage systems will be provided by the developer and turned over to City of Kalispell Public works. The City of Kalispell is currently constructing a sewer system to collect from the west side of the valley (the West Side Interceptor Project). This project will include its own wastewater conveyance system to be connected as a part of this effort to sewer the west side of the valley and bring wastewater to the City's wastewater treatment plant on the south end of the City. Environmental Assessment - Rockwood Ranch Phase 1 Preliminary Plat 16 1 P a g e City water is supplied by a series of wells and storage tanks. Mains are available at the east end of the project and has been extended in anticipation of a project at this location. Source: City of Kalispell West Side Interceptor Plans B. Provide information on estimated cost of the system, who will bear the costs, and how the system will be financed. The costs will be covered by the developer, and investors. Upon completion and approval, the City of Kalispell will assume ownership of the water system and sewage conveyance system. Source: Owner Source: City of Kalispell C. Where hook-up to an existing system is proposed, describe estimated impacts on the existing system, and show evidence that permission has been granted to hook up to the existing system. As previously described, water and sewer services to the proposed lots will be provided by extensions of the City of Kalispell public water supply and sewage collection systems. Until further engineering is completed it is unknown the extent of water line extension that is required to provide proper water pressure for the subdivision. However, it is our understanding that sufficient capacity is available to serve all proposed lots. Wastewater from the proposed lots will flow through the new wastewater collection system and tie into the City of Kalispell's West Side Interceptor; a project designed specifically to collect and convey wastewater from this end of the valley and to promote City growth. It is our understanding that there is sufficient capacity to accommodate the proposed lots. Permission to extend the City's water and sewer cannot be granted until detailed plans and specifications have been reviewed and approved by the City and the Montana Department of Environmental Quality. Source: WGM Group - Onsite visits and information obtained from the City of Kalispell and Flathead County Public Documents. D. All water supply and sewage treatment plans and specifications will be reviewed and approved by the Department of Environmental Quality (DEQ) and should be submitted using the appropriate DEQ application form. Yes, prior to completion, all water and sewer plans will be submitted to the DEQ and the City of Kalispell for comment and approval. Source: City of Kalispell Design and Construction Standards Environmental Assessment - Rockwood Ranch Phase 1 Preliminary Plat 17 1 P a g e Source: Department of Environmental Quality E Describe the proposed method of collecting and disposing of solid waste from the development. Requests for garbage service will be made upon development completion and must be directed to the City of Kalispell Public Works Office. The cost for services is assessed annually for one time per week pickup and is included in property tax assessments. It is likely that over the first several years, a contract hauler for solid waste (garbage) would be required and be paid for using HOA fees. Source: WGM Group - Onsite visits and information obtained from the City of Kalispell. F. if use of an existing collection system or disposal facility is proposed indicate the name and location of the facility. It is likely that over the first several years, a contract hauler for solid waste (garbage) would be required and be paid for using HOA fees. Eventually, the City of Kalispell Public Works Department will provide garbage collection and disposal. This service is included in property taxes that will result as a part of City of Kalispell Annexation. 4. Fire and Po/ice Protection A. Describe the fire and police protection services available to the residents of the proposed subdivision including number of personnel and number of vehicles or type of facilities for: i. Fire protection -- is the proposed subdivision in an existing fire district? if not, will one be formed or extended? Describe what fire protection procedures are planned? The proposed project is located on the western edge of the City of Kalispell Fire Service Area and will be annexed into the city limits upon completion. It will be connected to the City of Kalispell's public water system and fire hydrants will be provided throughout the subdivision. Kalispell has full - service fire department staff available 24 hours a day, seven days a week. As a part of subdivision approval of the water system, Public Works and the fire marshal will review the sizing, pressure and location of the hydrants needed to serve the development. The sewer and water plans indicate the probable locations of the water mains and hydrants, they have been included in Part H: Preliminary Roads & Utility Plans. Source: City of Kalispell Fire website and City of Kalispell Design Standards ii. Law Enforcement protection -is the proposed subdivision within the jurisdiction of a County Sheriff or municipal police department. Environmental Assessment - Rockwood Ranch Phase 1 Preliminary Plat 18 1 P a g e The City of Kalispell Police Department will assume jurisdiction of the proposed development as it will be incorporated into the city limits upon completion. Currently the subdivisions adjacent are served by the City of Kalispell Police Department. Source: City of Kalispell Police B. Can the fire and police protection service needs of the proposed subdivision be met by present personnel and facilities? if not, describe the additional expenses that would be necessary to make these services adequate, and who would pay the costs? The City of Kalispell recently hired two new police officers and should be adequately staffed to accommodate the development. As this project will be incorporated into the city, the additional police service would be covered by City of Kalispell. Source: City of Kalispell 5. Parks and Recreation Facilities A. Describe park and recreation facilities to be provided within the proposed subdivision and other recreational facilities that will serve the subdivision. Open space and park space has been designated throughout the development. The type of parks and amenities included with these open space developments has yet to be determined, but 6.9 acres have been designated as open space in the proposed Phase One Preliminary Plat. B. List other parks and recreation facilities or sites in the area and their approximate distance from the site. A small park is located in the adjacent development, approximately % miles to the east. Sunset park is located approximately 2.0 miles to the north east. Lone Pine State Park is located approximately 3.0 miles to the south east. The Kalispell Kidsports Complex is located 1.7 miles to the north east. Lawrence Park is located 2.7 miles east, and Herron Park is located 4.5 miles to the south east. Source: Google Earth C. if cash -in -lieu of parkland is proposed, state the purchase price per acre or current market value (values stated must be no more than 12 months old). No cash in -lieu of parkland is proposed as a part of this project. Source: WGM Group - Onsite visits and information obtained from the City of Kalispell and Flathead County Public documents. 6. Payment for Extension of Capital Facilities Environmental Assessment - Rockwood Ranch Phase 1 Preliminary Plat 19 1 P a g e A. Indicate how the sub divider will pay for the cost of extending capital facilities resulting from expected impacts directly attributable to the subdivision. The developer will use a combination of investors and(or) construction loans from lending institutions to raise the capital to build the infrastructure required for the planned unit development. Source: Owner Environmental Assessment - Rockwood Ranch Phase 1 Preliminary Plat 20 1 P a g e PART K: ENVIRONMENTAL ASSESSMENT EXHIBITS :^71 Wk LA � = 0} _rG r1F . W -u Ja 460 �" EIL 2 q pn -FL ED _ y rL c e -d L— 4.— � V E •. cry 6 r+4 !� {E 6. +n C L V V OL6 67 Cry L n+F, M C r V GI "� r6 E w w ;n ii Q1 ep °}� '�' I pG to+ a_ a_ a_ a_ U L G rd 4n ID m V ; M Oi Oi Oi W cm Lt_O 2 n, rd Y c`1❑ �14❑ i Oi L- E E � r v �l�EH 9■■■� L ❑ ■ ❑ ❑ ❑ rlan! :. rrrlur^i r+H +:�lvnyli � s 1 � r rI �/ j rr l.�++u1+raLY a a - F G �L N _ a a l � rr+r id rlV 0. C � O � N U awery nN M N�u,ly rq - w <�a:,rui,es M m - N CO Frrr, rl5 M¢ w LU a �e •} a r I w a W r. ,. -a a c ti i� i 'him .ry , — p 1 ' 4 1 { 1 1 ■ ��° ai�'�tf�i �V 1 I � � < - � o ,At l,• � I El ��_ i L � III .,� -� � 0` � t�a,-� �-c, _� .�� ` ■ I � to 1 , } y , 1 sr . , ♦.� — i .J _ �. ;Dy• r!t iAlf 1 CD 4 a � c ' _ l __ . • die f \\ -(Z =r, W cu i � ESTIMATED COST OF SERVICES ANALYSIS (Initial Annexation) Project Name: Meadows Edge Date 5/3/2018 Calculated By: Kalispell Planning Department Number of acres proposed to be annexed: Number of lots to be annexed: Total square footage of all the lots to be annexed: Estimated market value of property: 112 1 4,878,720 $4,480,000 1. COST OF SERVICES UNDEVELOPED ACRES DEVELOPED ACRES COSTIACRE TOTAL Fire FY18 budget $2,923,815 112 0 $ 107.37 $ Police (FYI 8 budget $4,890,061) 112 0 $ 173.33 $ General Gov't Services (FY 1B budget $4,991,138) 112 0 $ 167.50 $ Subtotal $ SERVICE NO. OF UNITS COST/UNIT TOTAL Roads (Lineal feet of road to be maintained) 0 $ 5.05 $ Water based on number of Ei 0 $ 1 B5.51 $ Sewer based on number of Eli 0 $ 168.51 $ Wastewater Treatment {based on number of Ei 0 $ 227.38 $ Stormwater (calculated at a impervious surface rate of 6 ERUs/Acre) 0 $ 67.97 $ Subtotal $ TOTAL ANTICIPATED COST OF SERVICE 2. ANTICIPATED CITY ASSESSMENT REVENUE GENERATED Totalsquare footage to he annexed: 4,878,720 Number of lots: 2 ASSESSMENT AVE SO FT FYI 7118 ASSESSMENT TOTAL Storm sewer assessment (Capped at $250.9): 4,878,720 0.00288 $ 250.90 Street maintenance assessment(Capped $1,378): 4,878,720 0.01582 $ 1,378.00 Urban forestry assessment capped $300 per lot): 4,878,720 0.00171 $ 300.00 Light maintenance assessment Res. 5733)(Ord. 1696 4,878,720 0.00165 $ 359.37 Average water and sewer bill NIA $ _ SUBTOTAL ANTICIPATED REVENUE FROM ASSESSMENTS PER LOT = $ 2.288.27 TOTAL ANTICIPATED REVENUE FROM ASSESSMENTS FROM ALL LOTS = is ZM�7 3. TAX REVENUE Estimated market value of roperty: NO.OF UNITS VALUE PER PROPERTY TOTAL Total assessed value: 1 $ 4.480,000,00 $ 4,480,000.00 TOTAL ASSESSMENT REAL ESTATE TAX TAXABLE VALUE Total taxable value: $ 4,480,000.00 0.016 $ 71.680.00 MILLS LEVIED TOTAL Tax revenue for all functions (based on 843.2 mill levy): 0.8432 $ 60,440.58 TOTAL CITY TAX REVENUE (based on 206.1 mill levy) = $11 4. IM PACTFEES UNIT QUANTITY COST PER UNIT Total Sewer Impact Fee: ERU 0 $ 5,757,00 $9.00 Total Water impact Fee: ERU 0 $ 6,418.00 $0.00 Total Storm Impact Fee: ERU 0 $ 1,121.00 $0,00 Total Police Impact Fee:(Res. 5744) Per Unit 0 $ 31.00 $0.00 Total Fire Impact Fee (Res. 5745): Per Unit 0 $ 367.00 $0.00 Total Project Impact Fee = 1$0.00 5. TOTAL ANTICIPATED REVENUE GENERATED TO THE CITY (ITEMS 2 AND 3) $17,025.f78 6. ONE TIME IMPACT FEE PAYMENT TO THE CITY (ITEM 4) $O,tiO 7. NET REVENUE TO THE CITY PER YEAR (ITEM 5 - ITEM 1) $17,925_00 ESTIMATED COST OF SERVICES ANALYSIS (Full Buildout of Residential) Project Name: Meadows Edge Date 5/3/2018 Calculated By: Kalispell Planning Department Number of acres proposed to be annexed: Number of lots: Total square footage of all the lots to be annexed: Estimated market value of property: Median home value 112 1 4,878,720 $4,480,000 $280,000 1. COST OF SERVICES UNDEVELOPLt7 ACRES DEVELOPED ACRES COSTACRE TOTAL Fire (FY18 budget $2,923,815) 0 112 $ 107.37 $ 12,025.44 Police (FY18 budget $4,890,061) 0 112 $ 173,33 $ 19.412.96 General Gov't Services (FY 18 budget $4,991,138) 0 112 $ 167.50 $ 18,760.00 Subtotal $ 50,198.40 SERVICE NO. OF UNITS COSTIUNIT TOTAL Roads (Lineal feet of road to be maintained) 10700 $ 5.05 $ 54,035.00 Water based on number of ERUs) 322 $ 185.51 $ 59,734.22 Sewer based on number of ERUs 322 $ 168.51 $ 54,260.22 Wastewater Treatment (based on number of ERUs) 322 $ 227.38 $ 73,216.36 Stormwater (calculated at a impervious surface rate of 6 ERUslAcre) 672 $ 67.97 $ 45,675.84 Subtotal $ 286,921.64 TOTAL ANTICIPATED COST OF SERVICE _ $ 837,120.tfl+l 2. ANTICIPATED CITY ASSESSMENT REVENUE GENERATED Totalsquare footage to be annexed: 4,878,720 Number of lots: 1 ASSESSMENT AVE SO FT FYI 7118 ASSESS MLNT TOTAL Storm sewer assessment: 2,683,300 0.005569 $ 14,943.30 Street maintenance assessment: 2,683,300 0.01582 $ 42,449.80 Urban forestry assessment: 2,683,300 0.0047025 $ 12,618.22 Li ht maintenance assessment: 2,683,300 0.0033 $ 8,854.90 Average water and sewer bill $ 750.00 $ 750.00 SUBTOTAL ANTICIPATED REVENUE FROM ASSESSMENTS PER LOT= $ 247.26 TOTAL ANTICIPATED REVENUE FROM ASSESSMENTS FROM ALL LOTS = $ 7916t6.22 3. TAX REVENUE Estimated market value of property: NO. OF UNITS VALUE PER PROPERTY TOTAL Total assessed value: 322 $ 280,000.00 $ 90,160,000.00 TOTAL ASSESSMENT REAL ESTATE TAX TAXABLE VALUE Total taxable value: $ 90,160,000.00 0.014 $ 1,262,240.00 MILLS LEVIED TOTAL Tax revenue for all functions (based on 843.2 mill levy): 0.8432 $ 1,064,320.77 TOTAL CITY TAX REVENUE (based on 206.1 mill levy) _ 1 5239g116.54 4. IM PACTFEES UNIT QUANTITY COST PER UNIT Total Sewer Impact Fee: ERU 322 $ 5,757,00 $IR53,754.00 Total Water Impact Fee: ERU 322 $ 2,56700 $026,574.00 Total Storm Impact Fee: ERU 322 $ 618,00 $198,599.00 Total Police Impact Fee:(Res. 5744) Per Unit 322 $ 31.00 $9,9$2.00 Total Fire Impact Fee (Res. 5745): Per Unit 322 $ 367.00 $118,174:00 Total Project Impact Fee = $3,907,480.98 5. TOTAL ANTICIPATED REVENUE GENERATED TO THE CITY (ITEMS 2 AND 3) $339,132.76 6. ONE TIME IMPACT FEE PAYMENT TO THE CITY (ITEM 4) S3,0>J7A@@Af0 11 7. NET REVENUE TO THE CITY PER YEAR (ITEM 5 - ITEM 1 J $2,012.72