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H4. Res. 6035, Meadows Edge Ph 3 & 4 Preliminary PlatCITY OF 11 KALISPELL Development Services Department 201 V Avenue East Kalispell, MT 59901 Phone: (406) 758-7940 Fax: (406) 758-7739 www.kalisi)ell.com/planning REPORT TO: Doug Russell, City Manager FROM: PJ Sorensen, Senior Planner SUBJECT: KPP-21-05 — Meadows Edge Phases 3 & 4 - Preliminary Plat MEETING DATE: August 2, 2021 BACKGROUND: Meadows Edge, LLC, has submitted a request for preliminary plat approval for Meadows Edge Phases 3 and 4. The property is located within an R-3 (Residential) zoning district with a Planned Unit Development overlay, with a total of 125 dwelling units (Phase 3 contains 31 single-family lots and Phase 4 contains 21 single-family lots and 73 townhome lots) on 54.91 acres of land including the lots, streets, and common area. The overall PUD plan provides for 322 residential lots and mixed -use commercial areas on a total of 112.7 acres, although some reconfigurations of the original plan have reduced the total number of units to 304. The layout changes by the developer are due to an increased demand for single-family and two -unit townhomes as opposed to three and four - unit townhomes. The initial phases include 179 residential lots which have either been final platted or are about to be final platted. The property is located at 1120 Farm to Market Road and can be described as a tract of land being a portion of Tract 3 of COS No. 18892, on file and of record in Flathead County, Montana, located in the Southeast quarter of Section 3, Township 28 North, Range 22 West, Principal Meridian, Montana, City of Kalispell, County of Flathead, Montana. The Kalispell Planning Board held a duly noticed public hearing on July 13, 2021, to consider the preliminary plat request. Staff presented staff report KPP-21-05 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 request be granted subject to 29 listed conditions. No public comments were received. The public hearing was closed, and a motion was presented to adopt staff report KPP-21-05 as findings of fact and recommend to the Kalispell City Council that the preliminary plat be approved subject to the 29 conditions. Board discussion concluded that the request was appropriate, and the motion was approved on a unanimous vote. RECOMMENDATION: It is recommended that the Kalispell City Council approve Resolution 6035, a resolution approving a request from Meadows Edge, LLC for approval of the preliminary plat for Meadows Edge Phases 3 and 4 (KPP-21-05), a major subdivision preliminary plat consisting of approximately 54.91 acres with 29 conditions of approval, which can be described as a tract of land being a portion of Tract 3 of COS No. 18892, on file and of record in Flathead County, Montana, located in the Southeast quarter of Section 3, Township 28 North, Range 22 West, Principal Meridian, Montana, City of Kalispell, County of Flathead, Montana. FISCAL EFFECTS: There are no anticipated fiscal impacts at this time. ALTERNATIVES: Deny the request. ATTACHMENTS: Resolution 6035 July 13, 2021, Kalispell Planning Board Minutes Staff Report Application Materials & Maps c: Aimee Brunckhorst, Kalispell City Clerk RESOLUTION NO. 6035 A RESOLUTION CONDITIONALLY APPROVING THE PRELIMINARY PLAT OF PHASES 3 AND 4 OF MEADOWS EDGE, DESCRIBED AS A TRACT OF LAND BEINGA PORTION OF TRACT 3 OF CERTIFICATE OF SURVEY NO. 18892, ON FILE AND OF RECORD IN FLATHEAD COUNTY, MONTANA, LOCATED IN THE SOUTHEAST QUARTER 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 Phases 3 and 4 of the Subdivision Plat of said property; and WHEREAS, the Kalispell City Planning Board and Zoning Commission held a public hearing on July 13, 2021 on the proposal and reviewed Subdivision Report #KPP-21-05 issued by the Kalispell Planning Department; and WHEREAS, the Kalispell City Planning Board and Zoning Commission has recommended approval of the Preliminary Plat of Phases 3 and 4 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 August 2, 2021, reviewed the Kalispell Planning Department Report #KPP-21-05, 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-21-05 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 Phases 3 and 4 of Meadows Edge, Kalispell, Flathead County, Montana is hereby approved subject to the following conditions: The development of the site shall be in substantial compliance with the application submitted, the site plan, materials, and other specifications as well as any additional conditions associated with the preliminary plat as approved by the city council and any conditions related to the Meadows Edge Planned Unit Development. 2. The preliminary plat approval shall be valid for a period of three years from the date of approval. The developer shall submit to the Kalispell Public Works Department for review and approval a storm water 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. The design shall incorporate historic onflow and shall limit the developed flow rate to the historic flow rate or 0.074 cfs/acre, whichever is lower. 4. 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 Storm Water Discharge Associated with Construction Activities. 5. The developer shall submit water and sanitary sewer plans, applicable specifications, and design reports to the Kalispell Public Works Department and the Montana Department of Environmental Quality for concurrent review, with approval of both required prior to construction. 6. 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. 7. The sewer for Phases 3 and 4 shall be designed to connect into the West Side Sewer Interceptor when required due to available capacity. 8. 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. 9. As part of the final plat for Phase 3, Farm to Market shall be upgraded to a rural minor arterial standard from Mountain Vista Way north to the northern property boundary as provided in the City of Kalispell Standards for Design and Construction. 10. As part of the final plat for Phase 4, Three Mile Drive shall be upgraded to a rural collector standard from Edwards Lane to the western edge of the development as provided in the City of Kalispell Standards for Design and Construction. 11. 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. 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. 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. 14. At final plat, the developer shall demonstrate that each lot would have a buildable 30 foot by 30-foot building pad with less than 25% undisturbed slopes and a driveway at a maximum of 7% slope. 15. 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." Developer's Signature 16. 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. 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. 17. 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. 18. 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 landscape boulevards of the streets serving the subdivision. The letter shall also approve compliance with the approved park plan for the overall Meadows Edge PUD as well as satisfaction of any parkland requirements for these phases which may not be met with existing improvements. 19. A note shall be placed on the final plat indicating a waiver of the right to protest creation of a park maintenance district. This district shall only be activated in the event that the property owners' association defaults on their park and open space amenity conditions. The taxes levied within the maintenance district shall be determined by the Parks and Recreation Department with approvals by the Kalispell City Council. 20. A note shall be placed on the final plat indicating a waiver of the right to protest creation of a stormwater maintenance district. This district shall only be activated in the event that the property owner(s) default on the maintenance of the approved stormwater facilities. The taxes levied within the maintenance district shall be determined by the Public Works Department with approvals by the Kalispell City Council. 21. A minimum of two-thirds of the necessary infrastructure for the subdivision shall be completed prior to final plat submittal. 22. 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. 23. All areas disturbed during development shall be re -vegetated with a weed -free mix immediately after development. 24. Any water rights associated with the property are to be addressed according to the provisions of the Memorandum of Understanding between the developer and the City of Kalispell dated May 6, 2019. 25. 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." 26. A homeowner's association (HOA) shall be formed and established for the common areas prior to final plat. 27. Subdivision signage for the development shall comply with Section 27.22.050(6) of the Kalispell Zoning Ordinance. 28. The alleyways within the development shall be designated as "private" at time of final plat. 29. The sidewalks and/or paths located within Three Mile Drive and W. Spring Creek/Farm to Market shall be maintained by the Meadows Edge HOA. 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 2ND DAY OF AUGUST, 2021. ATTEST: Aimee Brunckhorst, CMC City Clerk Mark Johnson Mayor KALISPELL CITY PLANNING BOARD & ZONING COMMISSION MINUTES OF REGULAR MEETING JULY 13, 2021 CALL TO ORDER AND ROLL The regular meeting of the Kalispell City Planning Board and Zoning CALL Commission was called to order at 6:00 p.m. Board members present were Chad Graham, Doug Kauffman, Rory Young, Joshua Borgardt, George Giavasis, Kurt Vomfell and Ronalee Skees. PJ Sorensen, Jarod Nygren and Rachel Ezell represented the Kalispell Planning Department. Keith Haskins represented the Kalispell Public Works Department. APPROVAL OF MINUTES Vomfell moved and Skees seconded a motion to approve the minutes of the June 8, 2021, meeting of the Kalispell City Planning Board and Zoning Commission. VOTE BY ACCLAMATION The motion passed unanimously on a vote of acclamation. HEAR THE PUBLIC None. ELECTION OF OFFICERS Graham asked if there were any nominations for President. Skees (PRESIDENT) nominated Graham and Young seconded the nomination. ROLL CALL Graham's election as President passed unanimously on a roll call vote. ELECTION OF OFFICERS Graham asked if there were any nominations for Vice -President. (VICE-PRESIDENT) Giavasis nominated Kauffman and Vomfell nominated Young. ROLL CALL Kauffman was elected as Vice -President on a 6-1 roll call vote. OLD BUSINESS Files 4KPUD-21-01 and KPP-21-02 — A request from Bison Hill, LLC KPUD-21-01 & KPP-21-02 for the Mountain View Planned Unit Development ("PUD"), which is a MOUNTAIN VIEW (TABLED ON Residential PUD overlay on approximately 139 acres of land abutting JUNE 8, 2021) the north side of Foys Lake Road to the west of the Highway 93 Bypass, along with major preliminary plat approval for Phase 1 of the development. The property was previously annexed with a PUD overlay called Willow Creek, which has since expired. This proposal is for a new PUD by a different applicant. The PUD calls for a total of 407 dwelling units (225 single family lots, 16 cottage lots and 166 townhome lots) along with approximately 49.1 acres of open space and park area. The Phase 1 preliminary plat consists of approximately 21.2 acres with 94 lots (5 single family lots and 89 townhome lots), streets and open space. STAFF REPORT PJ Sorensen representing the Kalispell Planning Department reviewed Staff Reports 4KPUD-21-01 & 4KPP-21-02. Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt Staff Reports 4KPUD-21-01 & 4KPP-21-02 and recommend to the Kalispell City Council that the PUD and the preliminary plat be approved subject to the conditions listed in the staff report. Kalispell City Planning Board Minutes of the meeting of July 13, 2021 Page I 1 MOTION (KPUD-21-01 & KPP-21- Kauffman moved and Skees seconded a motion that the Kalispell City 02) REMOVE FROM TABLE Planning Board and Zoning Commission remove staff reports 4KPUD- 21-01 and 4KPP-21-02 from the table. VOTE BY ACCLAMATION The motion passed on a vote of acclamation. PUBLIC COMMENT Julie Robinson — 955 Foys Lake Rd — concerned with water drainage onto her property. Geraldine Young — 985 Foys Lake Rd — concerned with water drainage onto her property. Melissa Quast — 1520 US Hwy 2 West — had questions about the final TIS report. Mike Brodie — 431 1st Ave W — WGM — representative for applicant, advised drainage will be addressed and offered to answer any questions. Felicity Williams — 963 Foys Lake Rd — concerned with water drainage onto her property. BOARD DISCUSSION Board discussed the retention pond and drainage with Haskins to clarify for the public how the approval process works for the storm drainage. Haskins noted that there is a condition in the staff report for a downstream no rise study to be done to verify that the downstream impacts are mitigated appropriately. Board also discussed the proposed accesses to and from the development. MOTION (KPUD-21-01 & KPP-21- Vomfell moved and Young seconded a motion that the Kalispell City 02) — AMENDED STAFF REPORT Planning Board and Zoning Commission adopt amended staff reports #KPUD-21-01 and 4KPP-21-02 and recommend to the Kalispell City Council that the PUD and preliminary plat for Mountain View be approved subject to the conditions listed in the staff reports. ROLL CALL Motion passed unanimously on a roll call vote. KPP-21-05 — MEADOWS EDGE File 4KPP-21-05 — A request from Meadows Edge, LLC for major PHASES 3 & 4 preliminary plat approval for Meadows Edge Phases 3 and 4. The property is located within an R-3 (Residential) zoning district with a Planned Unit Development overlay, with a total of 125 dwelling units (Phase 3 contains 31 single-family lots and Phase 4 contains 21 single- family lots and 73 townhome lots) on approximately 54.91 acres of land including the lots, streets, and common area. STAFF REPORT PJ Sorensen representing the Kalispell Planning Department reviewed Staff Report # KPP-21-05. Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt Staff Report 4KPP-21-05 as findings of fact and recommend to the Kalispell City Council that the preliminary plat be approved subject to the conditions listed in the staff report. Kalispell City Planning Board Minutes of the meeting of July 13, 2021 Page12 BOARD DISCUSSION Board discussed the sewer connection to the west side interceptor and how that ties in with the Rockwood Ranch subdivision across Three Mile Drive. PUBLIC COMMENT None. MOTION Kauffman moved and Vomfell seconded a motion that the Kalispell City Planning Board and Zoning Commission adopt Staff Report 4KPP-21-05 as findings of fact and recommend to the Kalispell City Council that the preliminary plat be approved subject to the conditions listed in the staff report. ROLL CALL Motion passed unanimously on a roll call vote. KGPA-21-02 — MOVE 2040 KGPA-21-02 — A request from the City of Kalispell to amend the KALISPELL AREA Kalispell Growth Policy Plan -it 2035 by adopting the MOVE 2040 TRASNPORTATION PLAN Kalispell Area Transportation Plan. The Kalispell Growth Policy Plan -It 2035 identified updating the 2008 Kalispell Transportation Plan as a key project. Accordingly, the City of Kalispell and the Montana Department of Transportation initiated the planning process for an updated plan mid - September 2019. The MOVE 2040 Kalispell Area Transportation Plan will serve to update and replace the existing Kalispell Transportation Plan. STAFF REPORT Jarod Nygren representing the Kalispell Planning Department reviewed 4KGPA-21-02. Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt #KGPA-21-02 and recommend to the Kalispell City Council that the MOVE 2040 Kalispell Area Transportation Plan update be adopted as an amendment to the Kalispell Growth Policy Plan It- 2035. BOARD DISCUSSION Giavasis inquired about more mixed -use type of transportation, not just vehicular travel. Young responded he feels that is more of a general growth policy plan update, not necessarily an update for the transportation plan. PUBLIC COMMENT None. MOTION Young moved and Borgardt seconded a motion that the Kalispell City Planning Board and Zoning Commission adopt 4KGPA-21-02 and recommend to the Kalispell City Council that the MOVE 2040 Kalispell Area Transportation Plan update be adopted as an amendment to the Kalispell Growth Policy Plan It-2035. BOARD DISCUSSION Board discussed how they liked the plan and it provides a lot of information. ROLL CALL Motion passed unanimously on a roll call vote. OLD BUSINESS None. Kalispell City Planning Board Minutes of the meeting of July 13, 2021 Page 13 NEW BUSINESS Nygren updated the board on the August Planning Board meeting agenda. ADJOURNMENT The meeting adjourned at approximately 7:30pm. Chad Graham President APPROVED as submitted/amended: Kari Barnhart Recording Secretary Kalispell City Planning Board Minutes of the meeting of July 13, 2021 Page14 MEADOWS EDGE PHASES 3 & 4 REQUEST FOR MAJOR SUBDIVISION STAFF REPORT #KPP-21-05 KALISPELL PLANNING DEPARTMENT JULY 7, 2021 A report to the Kalispell City Planning Board and the Kalispell City Council regarding a request from Meadows Edge, LLC for major preliminary plat approval of Meadows Edge Phases 3 and 4 on a total of 54.91 acres. A public hearing has been scheduled before the Planning Board for July 13, 2021, 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. BACKGROUND INFORMATION Meadows Edge, LLC, has submitted a request for preliminary plat approval for Meadows Edge Phases 3 and 4. The property is located within an R-3 (Residential) zoning district with a Planned Unit Development overlay, with a total of 125 dwelling units (Phase 3 contains 31 single-family lots and Phase 4 contains 21 single-family lots and 73 townhome lots) on 54.91 acres of land including the lots, streets, and common area. The overall PUD plan provides for 322 residential lots and mixed -use commercial areas on a total of 112.7 acres, although some reconfigurations of the original plan have reduced the total number of units to 304. The layout changes by the developer are due to an increased demand for single-family and two -unit townhomes as opposed to three and four -unit townhomes. The initial phases include 179 residential lots which have either been final platted or are about to be final platted. A: Applicant: Meadows Edge, LLC PO Box 7184 Kalispell, MT 59901 B: Location: The property is located at 1120 Farm to Market Road and can be described as a tract of land being a portion of Tract 3 of COS No. 18892, on file and of record in Flathead County, Montana, located in the SE 1/4 of Section 3, T28N, R22W, Principal Meridian, Montana, City of Kalispell, County of Flathead, Montana. 1 C: Existing Land Use and Zoning: The zoning of the subject property is R-3 (Residential). It is part of a five -phase PUD development approved by the City Council in 2018 (see the PUD phasing plan to the left). Phase I has been mostly developed with single-family residences and townhomes. Construction of homes in Phase 2 are beginning this summer. extends that residential development to the south (note that the triangular area at the southeast corner of the development noted as part of Phase 2 is being phased differently and improvements related to that area are being separately addressed). 14 PHA,iNG PSI ❑ Plan Meadows Ede !�n,f.r 10pbUG !7,`�' Vidnfty Map Dsvel>p"nt Koy In R',A- ►M )44t fig ASA 21 �In� d Fir F-of 21 TP i1. roi tlba� ►i.� C4rrp Srwa3i � fn�+t ++- SMMrW� N+�I IgLd Mel ioW A - 1127AV" PKkSw1G WGM15110Up Dow W-324M K11I "111 Zon Ing Em h iblt- J un■ 151h- 2021 it — M t#dows Ed a Phi & di +++MP+W �r..r i Mt+w»rnOWArM 94r , i C. -Mw•4 M O"404d i OP4.0%WWI. rww f COUNTY MNXT&h witu rp r &f_pw i D. Size: The subject property for both phases is approximately 54.91 acres. E: Adjacent Zoning: North: County AG-80 East: City R-2/PUD and County AG-20 South: City R-3/PUD West: County AG-80 F: Adjacent Land Uses: North: Wetland; Single-family; Agricultural East: Wetland; Single-family South: Single-family West: Agricultural; Single- family G: General Land Use Character: The property is in a transitional area between urban residential development and a rural neighborhood with a mix of single-family residential and agricultural uses. H: Availability of Public Services and Extension of Services: The property is currently located within the City of Kalispell and all services are available to the property. The subdivision will require an extension of water and sewer services existing in Phase 1 of the subdivision to serve Phases 3 and 4. Sewer: City of Kalispell Water: City of Kalispell 3 Refuse: City of Kalispell Electricity: Flathead Electric Cooperative Gas: NorthWestern Energy Telephone: CenturyTel Schools: School District #1 (West Valley)/Glacier High School Fire: City of Kalispell Police: City of Kalispell OW FORCE M = PURPLE 6m WATER MAIN = BLUE 4 REVIEW AND FINDINGS OF FACT FOR THE MAJOR PRELIMINARY PLAT FKKAi]OWS L-voE PnASES 3 A 4 r]tA{ r 7 Cr Cf+eTA -- OF •U71"T". y1sal. M ll7.! AHD OF "Go"7M rLa rxuP , -*WAWA L OCArYP n+ THE of J. J07, TM K KU 1K PMM1 C rr Or ¢urAMa. COVK"O/ PurxfA6• hUNVFAHi J;r MAJOR rrrr—*eliar APO-C—x* P071 FURL lraAL DUC UP770M. ' FMa4aE4 A. Effects on Health and Safety: PLAN' INFORMATION YGTAL AC:,E-I r- v4.91 AL4E5 iWAD i-L';. 5.56 ACRES {15.f7'� 7DTAL DIEV LOPMENT AREA) TOTAL UNIT$ 125 DU. 2-26 VNITS�AC>?E DEhx51Tf 2ON04C �-3 Pled SNOLE FAVILY 12.76 ACRES �2 TWO—FAWLY TOWNHCRE LOTS 8.7� ACRES 33 1,0TS (r D-U_) V uLTi—FAFAILY TO'kMOM E LOTS 94 ACRES L CREEW e3.507. OF OR055 ACREkCE Fire: The property is considered to be at low risk of fire. Buildings within the subdivision would be constructed in accordance with the International Fire Code and have access which meets city standards. The area to be built upon does not have steep slopes or woody fuels. Hydrants will be required to be placed in compliance with the requirements of the Uniform Fire Code and approved by the Fire Chief. Flooding: The subject property is located entirely outside of the 100-year floodplain per the Flood Insurance Rate Map (panel numbers 30029C1800J and 30029C1805J, effective dates of November 4, 2015). 5 Access: The primary access from outside the subdivision would be via Morning Eagle Drive, which intersects Farm to Market Road on the east side of the subdivision. Morning Eagle Drive continues through Phases 3 and 4, connecting with Phase 2 to the south. There are two future connections provided which would access currently undeveloped property to the west. Lot Configuration: While lot dimensions meet the applicable standards, it is recommended that Lots IA-6B in Phase 4 be adjusted in order to better provide for a side corner setback for Lot 6B. Also, some consideration should be given to adjusting Lots 61A-63B in Phase 4 to allow for better access and interaction with Canyon Creek Drive. B. Effects on Wildlife and Wildlife Habitat: Spring Creek forms the northern boundary of the property, flowing from the west to the east. The creek area also includes a delineated wetland area and provides aquatic and riparian habitat. There does not appear to be any significant wildlife impacts. The Resources and Analysis Section of the Kalispell Growth Policy includes information from the Montana Department of Fish, Wildlife and Parks relating to deer, elk and moose habitat. As with the majority of the Kalispell area outside of the core downtown, the maps show a whitetail deer density of 5 to 30 per square mile, but no significant elk or moose habitat. No construction will occur within the area along the creek and existing vegetation will be maintained. Also, the approximately 13.8-acre wetland conservation area along the northern boundary of the subject property incorporates the required 100-foot setback from the wetlands to any property line that will remain undeveloped. The conservation area will conserve wildlife habitat and a potential wildlife corridor that will be maintained in its natural state. C. Effects on the Natural Environment: Topography, Geology and Soils: The developable area of the overall site is generally flat without significant topography or slopes, although there are portions of the subdivision where lots would include existing slopes. At final plat, the developer will need to demonstrate that each lot would have a buildable 30 foot by 30-foot building pad with less than 25% undisturbed slopes and a driveway at a maximum of 7%. It appears that the building pads are provided, although several lots may slightly exceed the 7% driveways pending final grade (particularly lots 9, 10, 12, 20, 22, and 23). A geotechnical investigation was prepared for the site dated October 3, 2018. The report included recommendation for design and construction of the site and buildings, but no significant issues impacting development. The recommendations should be followed as the site is developed. Surface and Groundwater: The subdivision will be served by public water and sewer thereby minimizing any potential impacts to groundwater. There is a creek/wetland area along the northern border of the overall PUD development as well as a drainage area running through the southern portion of Phase 3, with a wetland area in the southeast 6 corner. These phases have no significant impact on either the creek or the wetland areas due to mitigation measures such as setbacks and stormwater treatment, and high groundwater does not appear to be an issue. Drainage: Curbs and gutters will be installed and a 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 per the City of Kalispell Standards for Design and Construction. The design would work in conjunction with the system installed in previous phases, either as a physically connected system or in concert with each other. Additionally, stormwater run-on from adjacent properties shall be accounted for in the stormwater design. The drainage plan will have to comply with the City of Kalispell Standards for Design and Construction. To avoid impacts to West Spring Creek due to volume increases, the off -flow flow rate must not exceed 0.074 cfs per acre per the findings of the Kalispell Stormwater Management Projects PEER (@)!( by AE2S). Also, a waiver of right to protest the creation of a Special Improvement District ("SID") for stormwater maintenance shall be included on the final plat. The SID would only be implemented in the event that stormwater facilities are not maintained in a manner consistent with the approved drainage plan. Wetlands: Section 28.3.06 of the subdivision regulations require a 100-foot setback from wetlands to any property line. RESPEC prepared a wetland identification and delineation report for the PUD in September 2018. The delineation showed wetlands along the northern boundary of Phase 4 and the southeast corner of Phase 3. The proposed plat includes the required 100-foot buffer. id PHASE 3 D. Effects on Local Services: 141E+4DOWS EDGE PHASE$ 3 S 4 TRACT.3 OF CLIRTiFfC,arC OF SURS{CY H0. low.; ON F(LEANO or RECORD IN FL4TKcAD CCVNTYi MONTANAL, LOcATiO IN ' rKL = L, sm, TSa N. x= w, P.m.M., CITY OF C4LJ--FELL,CLWh'rY 8R rLATFILAD, MONTAN& Srr Avoca PFcuonwAIRY Pear AAPLlGarrcw I FOR FULL LEOWLIL BGZCWP7YON, � I 1 na DaINEAT£O WETLAND BOUNDARY dC 's6 l }. 000 FT. !x r.li PN SE4 WETLAND 7e spa ,e, 11 SETBACK 24 °� CA 1� �� •5 a; SA!"" .� t {9 s 7Gl � �• f JNE y ¢c; . rsn !!tl5} 7iR yy 11 al .3 16 it •° -- i�7ua I � 'J 38 rt• 75¢ .� n.4a fin 't A 5a f: tir 1A ` Water: Water to the subdivision will be provided by the City of Kalispell. The water system for the subdivision will be reviewed and approved by the Kalispell Public Works Department. There is adequate capacity within the city's water system to accommodate this subdivision. Water rights for any subdivision exceeding five acres are addressed at the time of preliminary plat and are typically transferred to the City. The developer and the City entered into a Memorandum of Understanding ("MOU") dated May 6, 2019, covering water rights for the overall development. Under the MOU, all water rights held s by the developer would be transferred to the City prior to final plat of Phase IA. The City allowed continued water use for irrigation purposes in undeveloped portions of the overall site under certain conditions and for a set period of time. Sewer: Sanitary sewer to the subdivision will be provided by the City of Kalispell. The sewer system for the subdivision will be reviewed and approved by the Kalispell Public Works Department. At this point in time, there is not sufficient capacity within existing mains for both phases without a connection to the Westside Interceptor located to the east. The number of lots in Phase 3 is intended to utilize the existing available capacity. The available capacity for Phase 3 will need to be verified during design and adjusted if necessary to stay within the available capacity. Phase 4 will require the Westside Interceptor connection, which would most likely be made in Rockwood Ranch to the southeast of the subdivision. Access and Roads: The primary access from outside the subdivision would be via Morning Eagle Drive, which intersects Farm to Market Road on the east side of the subdivision. Morning Eagle Drive continues through Phases 3 and 4, connecting with Phase 2 to the south. There are two future connections provided which would access currently undeveloped property to the west. The original PUD approval (Ordinance 1810) provided that 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 northern property boundary. Subsequently, a PUD amendment deferred some Phase 2 improvements (from Edwards Lane to the western edge of the development) to Phase 4. Improvements to West Spring Creek and Farm -to -Market Road to the east of Phase 5 are being addressed with prior conditions related to Phase 1 of the PUD. The improvements are part of a separate agreement/bonding, which will result in an upgrade to city standards along the property boundary from Mountain Vista Way south to the intersection with Three Mile Drive. Required improvements associated with Phase 2 are part of a pending final plat and will be bonded for. Phase 3 and Phase 4 improvements would be a condition of final plat for each phase. The improvements in Three Mile Drive will need to be constructed to a rural collector standard and Farm -to -Market will need to be constructed to a rural minor arterial standard pursuant to the City of Kalispell Standards for Design and Construction. 9 A Traffic Impact Study ("TIS") dated March 5, 2018 was previously prepared by WGM Group for the overall residential development, with a supplemental letter dated January 17, 2019, addressing the commercial aspect. The study did not call for any changes to the roadway network to accommodate the proposed project. Schools: The property is within the boundaries of School District #1 (West Valley and Glacier High School). On average, it would be anticipated that there would be about 63 students from Phase 4 at full build -out. Section 76-3-608(l) 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. Police: Police services will be provided by the Kalispell Police Department. The department can adequately provide service to this subdivision. Fire Protection: Fire protection services will be provided by the Kalispell Fire Department. The department can adequately provide service to this development. Additionally, the road network to the subdivision provides adequate access for fire protection. As part of subdivision review, fire protection, including access, fire flow and hydrant location, will be reviewed. Fire station 62 is located approximately 2.1 miles away providing good response time. Parks and Recreation: There are no park areas as part of this phase of the subdivision. The overall development includes a previously approved park plan which would satisfy the parkland requirement and serve the residents. There is an open space within these phases consisting of approximately 23.88 acres. Solid Waste: Solid waste will be handled by the City of Kalispell. 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 2.3 miles from the site. E. Effects on Agriculture and agricultural water user facilities: The site has not recently been used for agricultural purposes as prior phases of the development have been occurring. However, 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 development, water and sewer service were extended to the site and will be extended within the development to serve these phases. This extension of services may impact the agricultural land use in the area by increasing the potential for more land currently in 10 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, as was the case when the development was annexed. Annexation in turn leads 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. Kalispell Growth Policy Exhibit- June 15th. 2C21 n Meadows Edge Phi & 4 con n emw Urban NeM�Dw�HoO Gwnmeiga Residential - Industrial _ FDDR MIU DR - ui a uixea use - - High Dm" ReslOentlal Jr Re entlal .^.ibur0an ResI6e i -cityNrxnrt .. P�11 Au" NNW, Opmspaw � Fl000rar ® Su6jxt Pn�perty Residential Residential ubjeCt operty i aurrtwMV-miA rWr _ l � - '6«er I =pare .Me 15Hi, �Y121 Zi!_ ell Planning akpt =:IePafh:.R4UMM15 TALI&PEEL F: Relation to the Growth Policy: The Kalispell Growth Policy Future Land Use Map designates the subject property as suburban residential. The growth policy designations were the basis for the R-3 underlying zone. The City of Kalispell Growth Policy Plan -It 2035, Chapter 4A on Housing, encourages a variety of residential development that provides housing for all sectors and income levels within the community. City services including sewer, water and streets are in the vicinity and available to the subject property. G. Compliance with Zoning: The request complies with the R-3/PUD zoning regulations. H. Compliance with the Kalispell Subdivision Regulations: This request complies with provisions of the Kalispell Subdivision Regulations 11 RECOMMENDATION Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt staff report #KPP-21-05 as findings of fact and recommend to the Kalispell City Council that the preliminary plat for Meadows Edge Phases 3 and 4 be approved subject to the conditions listed below: CONDITIONS OF APPROVAL 1. The development of the site shall be in substantial compliance with the application submitted, the site plan, materials, and other specifications as well as any additional conditions associated with the preliminary plat as approved by the city council and any conditions related to the Meadows Edge Planned Unit Development. 2. The preliminary plat approval shall be valid for a period of three years from the date of approval. 3. The developer shall submit to the Kalispell Public Works Department for review and approval a storm water 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. The design shall incorporate historic onflow and shall limit the developed flow rate to the historic flow rate or 0.074 cfs/acre, whichever is lower. 4. 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 Storm Water Discharge Associated with Construction Activities. 5. The developer shall submit water and sanitary sewer plans, applicable specifications, and design reports to the Kalispell Public Works Department and the Montana Department of Environmental Quality for concurrent review, with approval of both required prior to construction. 6. 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. 7. The sewer for Phases 3 and 4 shall be designed to connect into the West Side Sewer Interceptor when required due to available capacity. 12 8. 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. 9. As part of the final plat for Phase 3, Farm to Market shall be upgraded to a rural minor arterial standard from Mountain Vista Way north to the northern property boundary as provided in the City of Kalispell Standards for Design and Construction. 10. As part of the final plat for Phase 4, Three Mile Drive shall be upgraded to a rural collector standard from Edwards Lane to the western edge of the development as provided in the City of Kalispell Standards for Design and Construction. 11. 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. 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. 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. 14. At final plat, the developer shall demonstrate that each lot would have a buildable 30 foot by 30-foot building pad with less than 25% undisturbed slopes and a driveway at a maximum of 7% slope. 15. 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." Developer's Signature 16. 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 13 site. The mail delivery site shall be installed or bonded for prior to final plat. 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. 17. 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. 18. 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 landscape boulevards of the streets serving the subdivision. The letter shall also approve compliance with the approved park plan for the overall Meadows Edge PUD as well as satisfaction of any parkland requirements for these phases which may not be met with existing improvements. 19. A note shall be placed on the final plat indicating a waiver of the right to protest creation of a park maintenance district. This district shall only be activated in the event that the property owners' association defaults on their park and open space amenity conditions. The taxes levied within the maintenance district shall be determined by the Parks and Recreation Department with approvals by the Kalispell City Council. 20. A note shall be placed on the final plat indicating a waiver of the right to protest creation of a stormwater maintenance district. This district shall only be activated in the event that the property owner(s) default on the maintenance of the approved stormwater facilities. The taxes levied within the maintenance district shall be determined by the Public Works Department with approvals by the Kalispell City Council. 21. A minimum of two-thirds of the necessary infrastructure for the subdivision shall be completed prior to final plat submittal. 22. 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. 23. All areas disturbed during development shall be re -vegetated with a weed -free mix immediately after development. 24. Any water rights associated with the property are to be addressed according to the provisions of the Memorandum of Understanding between the developer and the City of Kalispell dated May 6, 2019. 25. 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." 14 26. A homeowner's association (HOA) shall be formed and established for the common areas prior to final plat. 27. Subdivision signage for the development shall comply with Section 27.22.050(6) of the Kalispell Zoning Ordinance. 28. The alleyways within the development shall be designated as "private" at time of final plat. 29. The sidewalks and/or paths located within Three Mile Drive and W. Spring Creek/Farm to Market shall be maintained by the Meadows Edge HOA. 15 WGMGROUP i_!�ommun,tY Values. inspired Futures. June 10, 2021 Jarod Nygren City of Kalispell Planning Department 201 First Avenue East Kalispell, MT 59901 Re: Meadows Edge Phases Three and Four Preliminary Plat Application Dear Jarod: On behalf of Meadows Edge, LLC, please find attached the application for the Meadows Edge Phases Three and Four Preliminary Plat. The property is located on the west side of Kalispell north of Three Mile Drive and west of Farm to Market Road. This project falls under the PUD, City annexation boundary, and conditions of approval previously approved during the original PUD and Phase One application process. Phases Three and Four are located on the north half of the overall Meadows Edge development. Phase Three consists of 31 single-family residential lots and Phase Four consists of 21 single-family residential lots, 33 two -unit townhome lots (66 units), one three -unit townhome lot, and one four -unit townhome lots. There are a total of 125 units proposed in Phases Three and Four. The overall subdivision will now have the following total number of residential dwelling units: Phase 1A = 45 units Phase 1 B = 97 units Phase 2 = 37 units Phase 3 = 31 units Phase 4 = 94 units Total = 304 units The original PUD layout accounted for a total of 322 units, with increased density in the form of more three- and four -unit townhomes than what is currently proposed. The developer is seeing an increased demand in single-family homes and two -unit townhomes, so we have reconfigured the site accordingly, which resulted in a decreased density by 18 units. We therefore request an administrative amendment to the original PUD. We are also modifying the phasing plan originally presented for this subdivision. Phase Three has been significantly reduced in order to include the maximum number of lots that can utilize the remaining downstream sewer capacity currently available. We have been able to use existing sewer capacity to serve the development as noted in Keith's Public Works sewer capacity letter dated March 29, 2019 and an update email dated February 28, 2020; both are included with this packet in Part K. There is approximately 41 gpm of sewer capacity remaining in the existing sewer system during peak hour flow. We propose to use this capacity for the Phase Three sewer flows. Phases Three and Four will need to include a regional sewer lift station due to the topographic constraints of being bordered by a creek to the north and wetland to the south. Phase Three will need to be served by temporary grinder pumps in the regional lift station that will be removed upon 431 1 "Avenue West, Kalispell, MT 59901 1 OFFICE 406.756.4848 1 EMAIL wgm@wgmgroup.com Jarod Nygren June 10, 2021 Page 2 of 2 connection to the West Side Interceptor. These grinder pumps are allowed by MDEQ and would be connected to a 2" diameter forcemain to meet the City's 4 ft/s velocity requirement. The lift station will be designed to meet all City of Kalispell requirements, including installation of the permanent pumps and equipment necessary for a fully functional system. During Phase Three, the permanent pumps will be non -operational while the temporary grinder pumps are in use. During Phase Four, the permanent pumps will be placed into operation and the grinder pumps will be removed and the 2" forcemain abandoned. Regarding timing of the West Side Interceptor connection, the Rockwood Ranch property is now under new ownership and the new owners anticipate construction of their development to take place in Spring 2022. Meadows Edge Phase Three is scheduled for construction in Fall 2021, with Phase Four scheduled to begin in Spring 2022. Meadows Edge, LLC requests that connection of the full development to the West Side Interceptor be included in the Phase Four conditions of approval. Enclosed for your review is a binder with the application materials, supportive narratives and drawings. A check in the amount of $11,875.00 to cover the application fees for both Phases Three and Four Preliminary Plat is included. Also enclosed is a thumb drive with electronic versions of all of the application materials. We request that this application be included in the Planning Board's July meeting agenda. If you would like any additional information or if you have any questions, please contact me at (406) 756-4848 or at sreynolds(a-)_wgmgroup. com. We look forward to working with you on these next phases of this project. Sincerely, WGM Group, Inc. 3 ,t�- A, /< Stephanie A. Reynolds, P.E. Senior Project Engineer Enclosures: Preliminary Plat Application Packet Cc: Wade Rademacher, Edge, LLC Development Services Department Kalispell, MT 59901 11CAILISPEILIL 201 1st Avenue East Phone (406) 758-7940 MAJOR SUBDIVISION PRELIMINARY PLAT Email: iianning@kalisgelt.com Website: www.kalispell.com Project Name Meadows Edge Subdivision Phases Three and Four Property Address 1120 Farm to Market Rd, Kalispell, MT 59901 NAME OF APPLICANT Meadows Edge, LLC. Applicant Phone (360) 609-8105 Applicant Address P.O. Box 7184 City, State, Zip Kalispell, MT, 59904 Applicant Email Address rayk@northwoodcabinets.com If not current owner, please attach a letter from the current owner authorizing the applicant to proceed with the application. OWNER OF RECORD Owner Phone Meadows Edge, LLC. (360) 609-8105 Owner Address City, State, Zip P.O. Box 2190 Woodland, WA 98674 Owner Email Address rayk@northwoodcabinets.com CONSULTANT (ARCH ITECT/ENGIN E E R) WGM Group, Inc. Phone406-756-4848 Address 431 1 st Ave W City, State, Zip Kalispell, MT 59901 Email Address POINT OF CONTACT FOR REVIEW COMMENTS Phone Stephanie Reynolds, P.E. 406-756-4848 Address 431 1 st Ave W __]Kalispell, City, State, Zip MT 59901 Email Address sreynolds@wgmgroup.com List ALL owners (any individual or other entity with an ownership interest in the property): Meadows Edge, LLC. Legal Description (please provide a full legal description for the property and attach a copy of the most recent deed): See attached below for legal description S L Please initial here indicating that you have verified the description with the Flathead County Clerk and Recorder and that the description provided is in a form acceptable to record at their office. K.ALISPELL GENERAL DESCRIPTION OF SUBDIVISION: Number of lots or rental spaces 87 (125 d u.) Total Acreage in lots 2244AC Total Acreage in streets or roads 8 58 AC (ROW) Total acreage in parks, open spaces and/or common spaces 23 88 AC PROPOSED USE(S) AND NUMBER OF ASSOCIATED LOTS/SPACES: Total Acreage in subdivision 54 91 Minimum size of lots or spaces 3,294 SF Maximum size of lots or spaces 420,050 SF Single Family 52 Townhouse 35 (73 d.u) Mobile home/RV Park Commercial/Industrial Multi -family Other APPLICABLE ZONING DESIGNATION & DISTRICT: R-3 with PUD OVerl ESTIMATE OF MARKET VALUE BEFORE IMPROVEMENTS: Development Services Department 2011st Avenue East Kalispell, MT 59901 Phone (406) 758-7940 PROPOSED EROSION/SEDIMENT CONTROL: See Preliminary Civil Engineering Plans ARE ANY SUBDIVISION VARIANCES REQUESTED? No (YES/NO) If yes please complete a separate subdivision variance application APPLICATION PROCESS (application must be received and accepted by the Kalispell Planning Department 35 days prior to the Planning Board hearing) A preapplication meeting with the planning staff is required. 1 Completed preliminary plat application 2 Copy of pre -application meeting form and any required submittals listed on the form 3 One reproducible set of supplemental information (See appendix A of the Subdivision Regulations) 4 One reduced size copy of the preliminary plat not to exceed 11"x17" in size 5 Electronic copy of the application materials, including the preliminary plat, either copied onto a disk or emailed to planning@kalispell com (Please note the maximum file size to email is 20MB) 6 A bona fide legal description of the subject property and a map showing the location and boundaries of the property "Note - verify with the Flathead County Clerk & Recorder that the legal description submitted is accurate and recordable They can be reached at (406) 758-5526 7. Environmental Assessment (see appendix B in subdivision regulations) if applicable 8 Application fee based on the schedule below made payable to the City of Kalispell: Major Subdivision $1,000 + $125 per lot Major Subdivision Resubmittal $1,000 for each original lot unchanged add add $10 per lot for each lot re-designed/added add add $125 per lot Mobile Home Parks & Campgrounds 6 more more spaces $1,000 + $250 per space 5 or fewer spaces $400 + $125 per space Amended Preliminary Plat amendment to conditions only $400 base fee re-confgured proposed lots base fee + $40 per lot add additional lots or sublots base fee + $125 per lot 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 incorrect or untrue, I understand that any approval b sed thereon may be rescinded, and other appropriate action taken. The signing of this application signifies approval for the Kalispell Sty staff to be present on the property for routine monitoring and inspection during the approval and development process. Applicant Signature Date LEGAL DESCRIPTION FOR MEADOWS EDGE PHASES 3 AND 4 TRACT 3 OF CERTIFICATE OF SURVEY NO. 18892, ON FILE AND OF RECORD IN FLATHEAD COUNTY, MONTANA, LOCATED IN THE SOUTHEAST ONE QUARTER OF SECTION 3, TOWNSHIP 28 NORTH, RANGE 22 WEST, PRINCIPAL MERIDIAN, MONTANA, CITY OF KALISPELL, COUNTY OF FLATHEAD, MONTANA EXCEPTING THEREFROM: THE PLAT OF MEADOWS EDGE - PHASE 1A /_1►10 THE PLAT OF MEADOWS EDGE - PHASE 1 B CORR. AND: A TRACT OF LAND BEING A PORTION OF TRACT 3 OF CERTIFICATE OF SURVEY NO. 18892, ON FILE AND OF RECORD IN FLATHEAD COUNTY, MONTANA, LOCATED IN THE SOUTHEAST ONE QUARTER OF SECTION 3, TOWNSHIP 28 NORTH, RANGE 22 WEST, PRINCIPAL MERIDIAN, MONTANA, CITY OF KALISPELL, COUNTY OF FLATHEAD, MONTANA; MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF OPEN SPACE F OF THE PLAT OF MEADOWS EDGE - PHASE 1B, ON FILE AND OF RECORD IN FLATHEAD COUNTY, MONTANA; THENCE ALONG THE SOUTH AND WEST BOUNDARY LINES OF SAID PLAT OF MEADOWS EDGE - PHASE 1 B THE FOLLOWING EIGHT COURSES: 1) S85046'19"E, ALONG THE SOUTH LINES OF SAID OPEN SPACE'F' AND LOT 51 OF SAID PLAT OF MEADOWS EDGE - PHASE 1B, 127.53 FEET; 2) S08007'58"W, 38.20 FEET; 3)S81052'19"E, 60.00 FEET; 4) S73057'59"E, 110.19 FEET TO A POINT ON A TANGENT CURVE CONCAVE TO THE NORTH HAVING A RADIUS OF 1180.00 FEET; 5) EASTERLY, ALONG SAID TANGENT CURVE THROUGH A CENTRAL ANGLE OF 14019-21", AN ARC DISTANCE OF 294.97 FEET TO THE NORTHWEST CORNER OF THE PRIVATE ALLEY LYING WEST OF LOTS 85-92 OF SAID PLAT OF MEADOWS EDGE - PHASE 1 B; 6) S04022'56"W, ALONG THE WEST LINE OF SAID PRIVATE ALLEY, 473.83 FEET; 7) N86014'37"W, 12.17 FEET; 8) S03°45'23"W, 232.27 FEET TO A POINT ON THE SOUTH LINE OF SAID SECTION 3; THENCE N86048'42"W, ALONG SAID SOUTH LINE, 574.47 FEET; THENCE N04°13'48"E, ALONG THE WEST LINE OF TRACT 3 OF SAID CERTIFICATE OF SURVEY NO. 18892, 805.18 FEET TO THE POINT OF BEGINNING. CONTAINS 9.94 ACRES, MORE OR LESS AND: A TRACT OF LAND BEING A PORTION OF TRACT 3 OF CERTIFICATE OF SURVEY NO. 18892, ON FILE AND OF RECORD IN FLATHEAD COUNTY, MONTANA, LOCATED IN THE SOUTHEAST ONE QUARTER OF SECTION 3, TOWNSHIP 28 NORTH, RANGE 22 WEST, PRINCIPAL MERIDIAN, MONTANA, CITY OF KALISPELL, COUNTY OF FLATHEAD, MONTANA; MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SAID SECTION 3; THENCE N41°07'18"W, 55.90 FEET TO THE POINT OF BEGINNING OF THIS DESCRIPTION; THENCE N86048'42"E, 495.35 FEET; THENCE NO3°45'23"E, 269.99 FEET; THENCE S86°14'37"E, 151.23 FEET; THENCE N84032'53"E, 147.25 FEET; THENCE N61°23'20"E, 242.32 FEET; THENCE SO4°34'06"W, 418.411 FEET TO THE POINT OF BEGINNING. CONTAINS 3.50 ACRES, MORE OR LESS. \ "4 PHASING PUD Plan Tract 3, E 1/2 Section 3, T28N, R22W P.M.M. Flathead County, MT'' 1 21 -r- -� Meadows_:v Ede � space g� , Developer: Edge LLC loft peon Soon aeon Vicinity Map —__ —Y _ t Pa rk & ppedSpace 5, ; 24 ! 25 26 23' I 1 6�19 20. 21 22 ,' - � _� i 14 13 12 •I •_ ':__':.�:.:y.::.r..-f4 ''9 •2 i _ t11 101 8 I ) 16 ' 5 .._ 54 ._.• - �._._... 38 ! 3� : ._. .._ i 27 ! I f=..._.._..� i i 35 454 33 I 2 131 i 30 129 i .. t•.= Ili sz tr.._.._..S i ; 38 !:: �•�. .�, .,....� . - ;-,- �'....• 48 150 i 51 40 i 48 i+ 41 42 as as a6 46 a� ••+,1 ±r »� _,i 76 t ; nz is �i . - .. ��•t� i " . - 9i i 00 7 f ' ter:; ..... _ e i Comme al 121 i 3. s �■Lr IY /^ Development Key t 'so 171 Residential Lots 34.47 Acres �> I ' 50 Two Family Units 6.48 Acres `a, = 21 Three and 80 Four Family rn 0� Units on 11.72 Acres Mixed Use Commercial 3.28+2.44=5.72Acres c - HOA Open Space/Park Areas, Drainage Zones 29.76 Acres Mapped Wetlands Conservation Area (Included in Above Acreage) / 322 Total Units 2.9 DU/Acre Total PUD Area = 112.7 Acres i i................. ......PHASING Proposed •.Road Abandoned and ROW WGM GROUP W W W.WGM6ROUV.fiOM d-Use is Cbmmercial Revised •'.---2.a4 Acres Date: 03-26-2018 n---uTive- airi. - - U' 1W0 UNIT 10WNHOMES AREAS) uzEum. r*.) �® PRELIMINARY EMISSIONS!® ® ® ® ®®® IlMM im® im® I�®® ®®® ®® i® ® �® ®®® - 1®®® ��®®®®® Lu im� I MESSINESS co �® ® in ® �®NORSEMEN IM111111111111111 co ® ® IlMl ®®®®®®®®Lu co -- ®®®®®® • (SUBLET �® PRELIMINARY EMISSIONS!® ® ® ® ®®® IlMM im® im® I�®® ®®® ®® i® ® �® ®®® - 1®®® ��®®®®® Lu im� I MESSINESS co �® ® in ® �®NORSEMEN IM111111111111111 co ® ® IlMl ®®®®®®®®Lu co -- ®®®®®® • (SUBLET v MA WGM GROUP PRELIMINARY 06 �J P w o CO Q II WIIIY' Q O > Q o �iiw�uu�r�Iv�mi�uui�Hmurmomlwllmmm�ilI�uunumluu�ui�uulauauuuul�uummlunlruulvmi�luolmitiulvlu�ul,mu�ullrlruumml�lu��ulue� ;- '� ��a \, z m Q z z LU Z w w z O O 0 � w / � 2 O a Hv 0 co II iIA a O w 1 I l it I II II I Ili -. . II I I I I lu � IIII I I I ao P 8 8 f IIII IIIIIIWWWIWOlIW111111111JIIIIW0111111WllllllllfWW11WWIIIIIIIIU'I7UI�II� I 'i I � II �' I I � III I '9 IIJ I�� m IA el l.— ° eop 'll �JUNE82021 2 OF 4 ED NSA m I E� 1 51 NEW - .A 'X I.A 11A 71A 7. v MA WGM GROUP PRELIMINARY JUNE 8, 2021 3 OF 4 5 a 0, WGM GROUP PRELIMINARY sA�Eo bmn: V 06 � M D W 0 co ~ z a O a co z m a c J LU Z Lu C7 d 0 Z CO J W 3: W = O a 0 co o co JUNE 8, 2021 4 OF 4 �11f f111111f llil11I11111f11f 11111Eflll1f111Mil 11111111f111111111111111]11111111111111111— P0ge0iDo 20 s-- Debbie Pierson, Flathead CountyF1t b KD Fees:.,36 AN y� Y 2/4/20 l 1: S1 AM F Return to: Ogle, Worm & Travis, PLLP P.D. Box 899 Kalispell, MT 59903 46' J 2020 AMENDED AND RESTATED r�- DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS AND RESERVATIONS OF MEADOWS EDGE v THIS DECLARATION is made as of this 28th day of January, 2020 by MEADOWS EDGE, LLC, hereinafter referred to as "Declarant." 4- T RECITALS A. The Declarant recorded the original Declaration of Covenants, Conditions, Restrictions and Reservations of Meadows Edge on July 17, 2019 as Document Number 201900014654, precords of Flathead County, Montana. B. The original Declaration provides that the Declarant may amend the Declaration during the period of Declarant Control; C. The period of Declarant Control has not expired and the Declarant desires to amend and y restate the Covenants, Conditions, Restrictions and Reservations of Meadows Edge as set forth herein; a D. Declarant owns certain real property located within Flathead County, State of Montana, tC1 which property and improvements are commonly known as "Meadows Edge," and is located on land more particularly described in Exhibit A attached hereto and incorporated herein by this reference (the "Property"). E. The Common Area of the Project is the open space and alleys shown on Exhibit "A" hereto and the Plat Maps recorded in conjunction with this Declaration. F. 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, during the period of Declarant Control, hereby makes this Declaration for the purpose of subjecting said property and the Project to this Declaration, and declares that the property and 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 above described property or any part thereof, and shall inure to the benefit of and be binding on each owner thereof and to the successors in interest thereto. 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 Ill ll�ll��l�1�III1�1�1I1�1III��III�II'Illlllll, Page. 2 of 20 s Fees: $140.00 2/4/2020 10:35 AM Owner, the Association and any first Mortgagee of any Lot. To further the general purposes herein expressed, the Declarant, for itself and its successors and assigns, does hereby declare that the real property described on Exhibit "A" attached hereto, and all property added to this Declaration by the Declarant, shall at all times be owned, held, used and occupied subject to the provisions contained in this Declaration, to the covenants, conditions and restrictions contained herein and to any amendments hereto. 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, personal representatives, 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. WWW".1 91 I -CII&I 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 0 Ill11l1111111111111llll11111llllll11111l 1111111 Page: 3 o0 f 25 Fees:$140.00 2/4/2020 10:36 RN 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, Inc., a Montana mutual benefit corporation, as described more fully in Article 2, and its successors and assigns. The terra "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. The Common Area of the Project are the open spaces and private alleys as depicted on the Plat of Meadow Edge — Phase 1 A and the Plat of Meadows Edge — Phase 1B, both on file and of record in Flathead County, Montana, 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 2020 Amended and Restated Declaration of Covenants, Conditions and Restrictions of Meadows Edge, 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. I�IIIIII[Illllllllllllllllllllllllllllllllllllll� Pa9e:4 f 205 Fees:$140.00 214/2020 10:36 AM 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. 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. Period of Declarant Control means the period beginning on the date this Declaration is first recorded in the office of the Clerk and Recorder of Flathead County, Montana, and ending on the earlier ❑f- (a) the date which is 7 years later, or (b) the date on which the Declarant has sold 90% of the Lots in each of the Plats. The Period of Declarant control may be reinstated or extended by agreement between the Declarant and the Association; subject to whatever terms, conditions and limitations the Board of Directors may impose on the subsequent exercise by Declarant of the Special Declarant Rights. After the termination of the Period of Declarant Control, Declarant, if still an owner, will continue to have all the rights and duties ordinarily given to Members under this Declaration. 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) as well as any property which may in the future become part of Meadows Edge as provided in this Declaration. Transition Date shall mean the earlier of the following: (1) 60 days after the date on which Declarant has sold 90% of the lots in each of the plats, 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. al 'Il1II�II��A�1��I�1�1�1�'�11AI���I��II IIIIAI�I' Page. 2 of 2005 Fees; $140.00 2/4/2020 10.36 AN Article I1 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 laws 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 contract for a deed showing a contract purchase by an Owner. The legal title retained by the vendor selling under contract shall not qualify for 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. Members 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 Owner(s) 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 rote 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 IWII�IIl�1I��I�I�II�I�W�I��W�IL�l�lll���l�llllll�i�ll�l�lWl Page: 6of2005 Fees: $140.00 2/4/2020 30_36 Aid 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. Article III ARCHITECTURAL CONTROL 3.1 Construction and Exterior Alteration/Repair: 3.1.1 The "Architectural Control Committee" (ACC) shall consist of the Board of Directors of the Association, or of a special "Architectural Control Committee" of at least three (3) or more persons appointed by the Board, all of whom must be members of the Association. All buildings, structures and other improvements (including, without limitation, concrete or masonry walls, rockeries, fences, sheds, over -the -air reception devices, landscaping 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 initial ACC Review Fee of $50, 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. The ACC shall have the right to adopt design guidelines. 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. I,III II I I I� �II1I II� �I111� 1I1II II�III1II'I I I II IIII, 20200000320 page: 7 of 20 s Fees. $140.00 2/4/2020 10:36 AM 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, nor 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 built, 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, whether 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 by 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 be permitted to maintain during the period of sale of Lots and/or Homes upon such portion 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. 7 i®nQinn��oninmunnmm�mmm�mmm�i�Qunnmm�imini�ii�im� 20200000320 Page: 8ef205 Fees, $140_00 2J4/2020 1006 AM 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 right 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 for the common area, 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 nor 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. ®llllll20200000320 llnlllmnlllRill111111111111lmll1111111l® 5 Fees. $140-00 2/4/2020 10.36 AM 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 accruing interest, costs and attorney's fees, shall be the joint and several personal obligations of the Owner(s) of such Lot at the time when the assessment is due. 5.2 — Purpose of the Assessments: The assessments levied by the Association shall be used to 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 $150 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 reserve fund for general, routine maintenance, repairs and replacement of improvements within the Common Area on a periodic basis, as needed. The Board of Directors shall adopt a budget for the coming year after considering input from the members. 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. 91 IIIIIIII[IIIll[II1�1[DIDICIII[IIIII�IIIIlInIllJill III I[IIIIIII1[jr020°10 3 �a Fees: $I40.00 2/4/2020 10.36 AN 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 he 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; 10 Illll�ll��l�1�III1�1�1I1�1III��III�II1llllllllll1llra9e'000-11 of 2or 0 Fees: $140A0 2/4/2020 10:36 AM (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 law 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 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 any time for payment of the annual assessments for Lots owned be Declarant, unless and until Declarant completes construction of 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 routine 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 by 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. 11 I®1111[I11➢III[I��III�II�Imllmll�llllll1111�1[�II[Illll➢II[O�a12 ge012 of 205 Fees: $I40.00 214/2020 10.36 AN Article VI 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 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. Lots I through 7 and lots 20 through 31 of Exhibit "A" hereto shall be owner occupied and shall not be rented to non -owners. Other lots shown on Exhibit "A" may be rented by the owners. 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). 12 IBill1111111111111111111111111INIIIoilI ��[�1111111�2�9BDD3 2 05 Fees: ¢1d0_00 21412020 10:36 AM 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 — Parking Pads: Homeowners are allowed to install parking pads alongside their driveways and garages. The parking pads must be paved, concrete, or constructed of pavers. The pads may not be within 1 '/z feet of a neighboring property line. The homeowner of any parking pad that is within 5' feet of a side property line will erect, at their own expense, a privacy fence which is at least 5' feet tall and run the length of the pad, provided that the area outside the fence shall be landscaped to allow for drainage. The fence must meet the standards of other Meadows Edge covenants. If the builder constructs a parking pad for a buyer, it will be the buyer's responsibility to erect the fence. 6.14 — 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. 6.11 — 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. 6.12 — 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. 6.13 — Mobile 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 any time as a residence, whether temporarily or permanently. 6.14 — 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. 13 I®lgll[q[I�glgm�qlql�q11111111111inIII oil III IIIII III III INge,14 f20 Fees: $146_00 2/4/2020 10:35 AN 6.15 — 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, provided that the Declarant may place marketing signs for model homes constructed upon any property. 6.16 — 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. 6.17 — Common Area: No Owner shall deposit debris such as 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. 6.18 — 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 (excluding cats) must be confined to the Lot of their Owner, kept under control of the owner, and not permitted to run at large. All owners shall comply with the Flathead County Dog Ordinance or any other ordinance, rule or regulation the City of Kalispell, Flathead County or the State of Montana regarding animals. No more than 6 chickens shall be allowed on any lot. 6.19 — 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. 6.20 — Junk Vehicles: No discarded, ruined, wrecked, or dismantled motor vehicle (including component parts) that is inoperative or incapable of being driven shall be permitted on any lot. 6.21 - Rental and Leasing: The Owner(s) of a Lot will have the right to rent or lease a Lot, subject to the following conditions: 1. All leases or rental agreements must be in writing with a minimum term of at least thirty (30) days to a single Lessee. No subleasing shall be allowed. 2. The lease or rental agreement shall be specifically subject to the Declaration of Covenants, Conditions, Restrictions and Reservations of Meadows Edge, and any failure of a tenant to comply with the Declaration of Covenants, Conditions, Restrictions and Reservations for Meadows Edge will be a default under the lease or rental agreement. 14 I III 1111111In 111111111111111 IIIIIIl1�09g°�5 of 020 214/2020 10:36 AM 6.22 — 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 or parts of the Property owned or controlled by 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. 15 age°16 fZ20I mill111l11111ml111mlmlmlml111111111111nlll111111111 Wage., Fees: $140.00 2/4/2020 10:36 AM 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, extend, 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 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. EXPANSION Section 9.1 Declarant May Expand: Declarant reserves the right, but will not be obligated, to expand the effect of this Declaration to include additional property. The consent of the existing Owners, the Homeowners Association or the Board of Directors of the Homeowners Association will not be required for any such expansion, and Declarant may proceed with such expansion without limitation at its sole option. IV ®Ra202000003205 gnD17of20 Fees. $140.00 2/4/2020 10:35 AM Section 9.2 Declaration of Annexation: 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. The Declaration of Annexation must be signed by Declarant and (if different) the owner of the real property to be annexed. The Declaration of Annexation must describe the real property to be annexed, submitting it to this Declaration. Upon such annexation, each Lot in the annexed property will be allocated one vote and liability for the Common Expenses equal to the liability allocated to each of the other Lots, and the proportionate voting interest and allocation of Common Expenses for the other Lots will be adjusted accordingly. Upon such annexation, each Owner of a Lot in the annexed property shall automatically become a member of the Homeowners Association. Such Declaration of Annexation will not require the consent of Owners, the Homeowners Association, or the Board of Directors of the Homeowners Association. Any such expansion will be effective upon the filing for record of such Declaration of Annexation, unless otherwise provided therein. The expansion may be accomplished in stages by successive supplements or in one supplemental expansion. Upon the recordation of any such Declaration of Annexation, the definitions used in Us Declaration will be expanded automatically to encompass the annexed property. Such Declaration of Annexation may add supplemental covenants peculiar to the annexed property, or delete or modify provisions of this Declaration as it applies to the annexed property. However, this Declaration may not be modified with respect to that portion of the property already subject to this Declaration, except as provided below for amendment. 17 I,III II I ll� Ill1l III II IIII II III II�III1II'I I I 111111111 Page?" aF220 Fees: $140.00 2/4/2020 10:36 AN Article X MISCELLANEOUS 10.1— 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. 10.2 — 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. 10.4 — 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. 10.5 — 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. 10.6 — Severahility: 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. 18 Illll�lllll�1IIII1I11I1I1IIIIIIII1II'IIIIII11111rPage019 3205 Fees: #140.00 2/4/2020 10:36 AM 10.7 — 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. This 2020 Amended and Restated Declaration of Covenants, Conditions, Restrictions and Reservations of Meadows Edge supersedes and entirely replaces the original Declaration of Covenants, Conditions, Restrictions and Reservations of Meadows Edge recorded July 17, 2019 as Document number 201900014654, records of FIathead County, Montana. 1N WITNESS WHEREOF, the Declarants hereunto executed this 2020 Amended and Restated Declaration of Conditions, Covenants, Restrictions and Reservations of Meadows Edge this day of January, 2020. MEADOWS EDGE, LLC, a Washington Limited Liability Company. By: erek Kysar, Member By: c� Raymond oistinen, Member STATE OF Washington } :ss. County of Giarrl-C-.ou) 1+Z.., ) This instrument was acknowledged before me on thisIS4% day of January, 2020, by Derek Kysar and Raymond Koistinen, known to me to be the members of Meadows Edge, LLC. LNot7ry ttubHe wwngtoa. ;RUON10 IDiVXPIR S 15, 2020 Pa.�,,,�.� Notary Public for the State of Washington 11111111111111111111 IN IIIIPage: 20 of 20 Fees: $140.00 2/4/2020 10:36 AM EXHIBIT "A" Lots 1 through 7, 20 through 31, 60A, 60B, 75A, 75B, 76A, 76B, 77A, 77B, 77C, 78A, 7813, 78C, 79A, 79B, 79C, 80A, 80B, 80C, 81A, 81B, 81C, 81D, 82A, 82B, 82C, 82D of Meadows Edge -Phase 1A, a subdivision in the City of Kalispell, County of Flathead, Montana located in the Southeast 1/4 of Section 3, Township 28 North, Range 22 West Principal Meridian, Montana, according to the Plat of Meadows Edge -Phase 1 A on file and of record in the office of the Clerk and Recorder of Flathead County, Montana. LEGEND -EXISTING LEGEND -PROPOSED -_____________ ------------- 0, WGM GROUP PRELIMINARY L F c L c E L L < Z z 0 Lu co j JUNE 8, 2021 1 OF 3 17 718 71. 7. 77. _\ � \ s71. v MA WGM GROUP PRELIMINARY z J co W W z a 0 O H W (nLu J (n J Lu O d 0 co0 W J $ JUNES 2021 2 OF 3 w LEGEND-EXISTING LEGEND -PROPOSED WGM GROUP - PRELIMINARY — MENEM - — - ---------------- Lu Z DID < ................. 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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 Figure 2: Proposed Site Plan I j •' I PU❑ Plan - Dact 3. F'•"c Se-&v 3• T2EN• FMW P.M.M. Flathead Cou y. MT 1m ~' ,I Meadows} , Edge.�`� Developer: Edge LLC Mr 15Ufi roan d9fl F •-1 �1 _ .L �.�. ......... p��f� n� ter,.. ' �•:i t.. .. .-•-......... ..... ._. Vicinity Map:.; �r _4��,,� s•ti�� �-=' "#0 > I PWkdop Sono j jjj{{•• r ,r��, ..., .. ! Development Key il�.. ... }'7 �.•• ht % / I t - 171 Residenlial Lots -" 50 TMn rm -aiy Units j " • , � . 6.48 Acres .,'.. - ' 1.-� I•I_.� ��1_ul ;�,� j 21 ThrCc and $L' Four Family 1 • " -;6 rs iF Units on 11.81 Acres �' r-....L_t•- __ •- Mixed Use Commercial - _��..�.. ..? p•- 3.28 Acres HOA Open SpacclPark Arcas, .# i ram:.• a.....;.. I H ` Y-_I�.3.....c.�.1�.._: f�l `...� Drainage Zones 29.62 Aarcs'll T�-r-1 ju- JL,Mpped Wcnds Conservation Arca (Included in Above Acreage) 322 Total Units 2.9 QUTAvre j Total PUQ Area = 176-3 Arras s_�.....-�_ f r 'J Mixed -use _..._ ...._.__ .. WGMGROUA Elate' 02-26-2018 Page 3 4 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 6 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. WGMGRQUP 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 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. 4 1.� WGMGROUP Traffic Impact Analysis for: Meadows Edge - Kalispell, Montana Figure 5: 2023 No -Build Projected Peak Hour Traffic *-4 (2) f-4 (45) � o{I}, 56 (19) -y 1 {5} --* '1- 100(1431 2�fSI3i- F20I118] 305 (64) --)� 223 (1291 rTs9 J Page 9 o a �-0 (0) 1--12 {59] �7 s 57 {261 -� F M N v m 7 {61 m SITE ACCESS Z N0.3$.; ....... 0 4 r' Q � J 1U 517E ACCESS ----- NO, 2 SITE ACCESS 3 I NO. 1 1 + ~ 1 t_ 1 s- r 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 Total Site Traffic 44 157 163 91 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. WGMGRQUP 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 4 &WGMGROUP Community Values. Inspired Futures. January 17, 2019 Stephanie Maes Transportation Planning Engineer Montana Department of Transportation P.O. Box 201001 Helena, MT 59620 Re: Meadows Edge TIS, Kalispell, MT Dear Stephanie: WGM Group, Inc. (WGM) prepared the Traffic Impact Study (TIS) for both the Meadows Edge subdivision (March 5, 2018) and the Rockwood Ranch subdivision (December 1, 2017). The two projects are in opposite corners of the intersection of West Springcreek Road and Three Mile Drive in Kalispell, Montana. The projected traffic for Rockwood Ranch was included in the background (no -build) traffic for the Meadows Edge Study. These studies were each submitted to the Montana Department of Transportation (MDT) for review and comment. MDT's review comments were received via email on June 11, 2018. That email indicated MDT had reviewed both studies concurrently, resulting in three comprehensive review comments. Following further project discussion MDT also requested WGM to provide the following: • This letter addressing MDT TIS review comments for further MDT review and approval • Traffic mitigations required by development phase (of the Meadows Edge development) • Designs for the Phase 1 project approach opposite Mountain Vista Way and any required Phase 1 mitigation • Financial guarantee for required mitigations for Phase 1 (if any) MDT stated that, when these items are in place, MDT will allow construction of the Phase 1 approach. The Rockwood Ranch property has subsequently been sold to a new developer, and WGM Group has no contractual relationship with the new owner. The purpose of this letter is to respond to the MDT TIS review comments and, while the Rockwood Ranch traffic is still included to provide a comprehensive analysis of the traffic situation, WGM is no longer representing the Rockwood Ranch owners. For ease of review the three MDT comments are repeated in italics, followed by our response in normal font. Cl: Rockwood Ranch Subdivision - the proposed access to Three Mile Drive is too close to the intersection with Farm to Market Road. 1111 East Broadway, Missoula, MT 59802 1 OFFICE 406.728.4611 1 EMAIL wgm@wgmgroup.com Stephanie Maes January 17, 2019 Page 2 of 11 RI: WGM Group is not currently providing engineering services for the new owners of Rockwood Ranch and we cannot make commitments for a developer for whom we are not working. Direct response to this comment will be deferred to the engineer hired by the new owner, which may or may not ultimately be WGM Group. C2: The Kalispell Long Range Transportation Plan identifies the intersection of Four Mile Drive & West Springcreek Road as a rural intersection that should be modified to exhibit a more geometrically conventional intersection. This would include a more conventional four -legged intersection to accommodate future traffic volumes that will arise with future development in the area. Three Mile Drive and West Springcreek Road is a mirror intersection and thus has the same needs. R2: WGM has combined into a single intersection the traffic volumes from the three intersections that currently make up the Three Mile Drive/West Springcreek Road/Farm to Market Road complex of intersections. Analysis of this combined intersection is presented later in this letter, following the Comment 3 discussion. C3: Neither TlS included trip generation for the proposed future mixed commercial use areas which may have a significant impact on the functionality of this location. This information is necessary for us to be able to offer complete comments on the developments. Please provide. R3: Both Meadows Edge and Rockwood Ranch include 3.28-acre parcels set aside for future mixed use/commercial land uses immediately adjacent to the Springcreek/Three Mile intersection. The original TISs did not project traffic for these parcels because their development was so undefined and considered to be well in the future. In response to MDT's comment, WGM has estimated the amount of developable space within each parcel. First it was assumed that the parcels will be subdivided into commercial lots, requiring an access road. It was further assumed that the area consumed by this road would be roughly equivalent to the width of the lot (450 feet, plus or minus) times a 60' wide street right-of-way. Next it was assumed that 30% of the remaining lot area could reasonably be expected to be converted to commercial floor space. These calculations resulted in an estimate of approximately 35,000 square feet of commercial development for both the Meadows Edge and Rockwood Ranch developments. WGM next reviewed the allowable land uses within the B-1 zoning classification associated with these parcels. This resulted in the assumption that 50% of the commercial square footage would be consistent with the ITE Trip Generation Manual (91" Edition) definition of Office and the remaining 50% would be consistent with the ITE definition of Specialty Retail. The vehicle trips calculated for each of the 3.2-acre parcels are summarized in Table 1. Stephanie Maes January 17, 2019 Page 3 of 11 Table 1: Trip Generation Estimates for Mixed Use/Commercial Lots Land Use Size ITE Land Use Code AM Peak -Hour Trips PM Peak -Hour Trips Entering Exiting Entering Exiting Meadows Edge Office 17,500 s.f. 710 24 3 4 22 Specialty Retail 17,500 s.f. 826 10* 13* 21 26 Sub -total 34 16 25 48 Rockwood Ranch Office 17,500 s.f. 710 24 3 4 22 Specialty Retail 1 17,500 s.f. 1 826 1 10* 13* 1 21 26 Sub -total I 1 1 34 1 16 1 25 1 46 *Peak AM hour trip -generation rates are not available in Trip Generation for Land Use 826 - Specialty Retail. One-half of the PM rate is assumed because many stores are not open for business during the 7:30 to 8:30 adjacent street AM peak hour, and because retail trips are more apt to occur after work than before. In addition, it is anticipated that the triangular property bounded by Three Mile Drive, West Springcreek Road, and Farm to Market Road will also, at some point, be developed for commercial use. Based on information derived from conversation with the owners of this property it is assumed that a neighborhood -scale convenience store with gas pumps could be developed on this site. There is, of course, no site plan at this time for this speculative use, but given the level of interest in the property, it is prudent to assume some development of this lot for the purposes of this traffic analysis. Examples of several neighborhood -scale convenience stores were reviewed, finding that they typically have 4 fueling positions. Due to the unknowns associated with this parcel, and to provide a more conservative traffic analysis, 6 fueling positions were assumed for the purposes of estimating trip generation for this lot. Table 2: Trip Generation Estimates for Neighborhood -Scale Convenience Store Land Use Size ITE Land Use Code AM Peak -Hour Trips PM Peak -Hour Trips Entering Exiting Entering Exiting Gas/Service Station with 6 Fueling Convenience Market Positions 945 30 30 40 40 The commercial traffic was distributed to the roadway network based on arrival/departure patterns established in the original traffic impact studies. The convenience store traffic was distributed based on the existing and emerging housing concentrations surrounding the future store. The estimated site -generated trip assignment for each of these three new land uses was combined and is shown in Figure 1. Figure 2 shows the year 2023 Build Traffic Volume for the Meadows Edge study intersections, as developed in the Meadows Edge TIS and including existing traffic, background traffic growth, and traffic from the residential portions of both Meadows Edge and Rockwood Ranch. Figure 3 combines the traffic from Figures 1 and 2 and represents the estimated traffic volume after full buildout of all portions of Meadows Edge and Rockwood Ranch, as well as the anticipated convenience store. These are the total buildout traffic volumes. Stephanie Maes January 17, 2019 Page 4 of 11 Figure 1: Site -Generated Trips for Commercial and Convenience Store Stephanie Maes January 17, 2019 Page 5 of 11 Figure 2: Build Traffic Volume from Meadows Edge TIS (3/5/2018) �*-4 (2) o rr - - E-19(89) O MW N ,`4 (45) 0 (1) 94(41)-I vm m 3 (6) N N 3 127 (243) zp/168J :130 (157) � 2 143 (85) -� U SITE ACCESS Z NO. 3 0 r a u LLI SITE ACCESS NO. 2 F11 (25) 5 T 20 (8)--)P. 1�0 227 (144) y /,j>, J F11 (24) `3 (4) 20 (8)- r1r- C7 (6) ti m F0 (0) n a ti `26 (9) g�l�'f 0 (0) -•f N m m =- 47 (27) SITE ACCESS 3 NO. 1 I ._ �4" p^ ( *-11 (41) ( t-12 (59) 8 0 (0) -� 57 (26) o ff r' Stephanie Maes January 17, 2019 Page 6 of 11 Figure 3: Full Buildout Traffic Volume Stephanie Maes January 17, 2019 Page 7 of 11 ANALYSIS OF TOTAL BUILDOUT TRAFFI The Figure 3 total buildout traffic volumes were analyzed at each of the study intersections addressed in the original Meadows Edge TIS. Existing intersection geometrics were used. Left -turn lanes are not warranted at either planned Meadows Edge access onto Farm to Market Road based on the AM and PM full buildout traffic volumes and the turn lane criteria described in Section 28.4.1.2 of the MDT Traffic Engineering Manual. The results of this full buildout traffic analysis are summarized in Table 3. Each of the study intersections continue to operate at very good levels of service with the addition of the mixed use/commercial traffic and convenience store traffic. All intersection movements are at LOS A or B. No offsite traffic mitigation is needed, even at full buildout of all three properties. This addresses the MDT request for discussion of mitigation required by development phase. There is no required mitigation at any phase. Table 3: Summary of Intersection Level of Service with Added Commercial and Convenience Store Traffic Study Intersection and Approach Peak AM Hour Peak PM Hour Delay LOS Delay LOS 3 Mile and W. Springcreek Eastbound 7.3 A 7.5 A Westbound 7.5 A 7.5 A Northbound 9.9 A 11.6 B Southbound 10.4 B 12.0 B 3 Mile and Farm to Market Eastbound Rt. 12.2 B 10.3 B Northbound 8.3 A 8.1 A Farm to Market and W. Springcreek* Eastbound Lt. 12.5 B 12.5 B Farm to Market and W. Springcreek** Westbound Lt. 11.6 B 10.8 B Farm to Market and 4 Mile Westbound Rt. 9.2 A 9.5 A Southbound 7.6 A 7.7 A 4 Mile Drive and W. Springcreek S. Leg Westbound 7.3 A 7.2 A Northbound 8.6 A 8.5 A 3 Mile Drive and Site Access No. 1 Eastbound 7.3 A 7.5 A Southbound 9.3 A 9.6 A Farm to Market and Mountain Vista/Site Access No. 2 Eastbound 11.4 B 10.4 B Westbound 14.6 B 13.5 B Northbound 8.0 A 7.8 A Southbound 7.6 A 7.8 A Farm to Market and Site Access No. 3 Eastbound 10.4 B 9.8 A Northbound 7.8 A 7.7 A *Near Three Mile Drive **Near Four Mile Drive Stephanie Maes January 17, 2019 Page 8 of 11 ANALYSIS OF COMBINED INTERSECTION AT THREE MILE DRIVE, SPRINGCREEK ROAD AND FARM TO MARKET ROAD While no traffic mitigation is needed based on individual intersection analysis (all intersection movements are projected to continue to operate at LOS A or B) consensus has been reached between MDT, the City of Kalispell and the Meadows Edge Developer that the three intersections at Three Mile Drive, West Springcreek Road and Farm to Market Road should be combined into a single conventional intersection. WGM combined the traffic volumes of the three intersections into a single, 4-way intersection. These combined volumes are illustrated in Figure 4. Analysis of the combined traffic volumes was conducted with stop signs on the north and south legs; with stop signs on the east and west legs; and with all -way stop control. The traffic analysis results for each of these control scenarios are summarized in the following tables. When the east and west legs are stop -controlled, a left -turn lane is warranted on the southbound leg (based on Figure 28.4F of the MDT Traffic Engineering Manual). Of the three control scenarios at the combined intersection, the all -way stop control provides the best LOS, with peak hour delays in the range of 10 to 15 seconds per approach. Alternatively, two-way stop control on the north and south legs results in LOS C and D on the southbound approach with approach delays on the stopped legs ranging from 10 to 28 seconds per vehicle. The scenario with the lowest LOS (D and E) is when only the east and west approaches are stopped. This is true even though this scenario also requires construction of left -turn lanes on the southbound approach. Stephanie Maes January 17, 2019 Page 9 of 11 Figure 4: Combined Traffic Volumes at Three Mile and Springcreek Stephanie Maes January 17, 2019 Page 10 of 11 Summary of Intersection Level of Service with ,added Commercial and Convenience Store Traffic and Traffic Consolidated at a Single Three Mile Drive, West Springcreek Road, Farm to Market Road Intersection Table 4: Stop Control on North and South Legs Peak AM Hour Peak PM Hour Delay I LOS Delay LOS 3 Mile and W. Springcreek Eastbound 7.6 A 8.2 A Westbound 7.5 A 7.5 A Northbound 10.5 B 14.2 B Southbound 20.8 C 28.0 D Table 5: Stop Control on East and West Legs Peak AM Hour Peak PM Hour Delay I LOS Delay LOS 3 Mile and W. Springcreek Eastbound 47.6 E 20.6 C Westbound 19.2 C 30.0 D Northbound Left 8.6 A 8.7 A Southbound Left 10.7 B 9.7 A . i • � • ii • i Peak AM Hour Peak PM Hour Delay I LOS Delay LOS 3 Mile and W. Springcreek Eastbound 9.7 A 9.8 A Westbound 9.8 A 15.3 C Northbound 8.6 A 9.8 A Southbound 14.1 B 12.3 B Analysis of the combined volumes at Three Mile Drive and West Springcreek Road was also completed for a full-size, single -lane, modern roundabout. This analysis, summarized in Table 7, projects good LOS A on all movements. Table 7: Single Lane Roundabout Peak AM Hour Peak PM Hour Delay I LOS Delay LOS 3 Mile and W. Springcreek Eastbound 5.4 A 5.0 A Westbound 3.8 A 4.4 A Northbound 6.1 A 5.6 A Southbound 8.7 A 9.0 A For analysis purposes the full-size roundabout is assumed to have one 18' wide circulating lane and an overall inscribed diameter of 130 feet, not counting boulevards or sidewalks. Stephanie Maes January 17, 2019 Page 11 of 11 Based on these traffic analysis results, the recommended intersection configuration for the combined Three Mile Drive/West Springcreek/Farm to Marked Road intersection is a single lane on each approach and all -way stop intersection control. It is further recommended that right-of-way be preserved to allow for construction of turn lanes or a roundabout in the future, should additional regional development result in the need for further expansion of this intersection. Lastly, it is recommended that the existing county road sections between Farm to Market Road and the Three Mile/Springcreek intersection be reconstructed to a full state highway structural section based on a geotechnical evaluation of the existing soils, and that the cross-section of this reconstruction be consistent with the City of Kalispell Long Range Transportation plan recommendations for these roadways. Sincerely, WGM Group, Inc. 99 Ix Aw �' - Mark D. Bancale, P.E., PT®E Senior Traffic Engineer MDB:as W:\Projects\171034\Transportation\Letter Response to MDT TIS Review Comments.docx ENVIRONMENTAL ASSESSMENT MEADOWS EDGE PHASES THREE AND FOUR PART I — PROPERTY DESCRIPTION 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 southeast. The proposed Phases Three and Four Preliminary Plat is south of the mapped wetland area that runs parallel to Spring Creek at the north end of the property. No lots will be located 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. A wetland delineation was performed for this property, and the delineated wetland boundary is shown on the preliminary plat map. A delineated wetland area is also located at the southeastern corner of Phase 3 at the end of a natural drainage swale through the property. Source: Montana Natural Heritage Program Website: http://mtnhp.org/nwi/ Source: Wetland Delineation Report by RESPEC 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 is an existing irrigation system used for farming that will be abandoned as development takes place. Source: WGM Group Field observations Source: Google Earth C. Time when water is present (seasonally or all year). Water is present in Spring Creek all year. The delineated wetland areas also have surface water present typically on a year-round basis, except during drier periods when it may go below surface. Source: WGM Group Field observations D. Any areas subject to flood hazard, or in delineated 100-year floodplain. There is no mapped 100-year floodplain within or adjacent to the project area in this location. Source: Federal Emergency Management Agency, FEMA Flood Map Service Center (website: https://msc.fema.gov/portal) Environmental Assessment — Meadows Edge Phases 3 & 4 Preliminary Plat 1 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. No stream channels or bank alterations are proposed as part of this project. 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. Based on test pits dug in August 2018 and noted in the geotechnical report prepared for the project, groundwater was encountered at elevations between 3028 ft. and 3025 ft. 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 area 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 Source: Meadows Edge Development Geotechnical Investigation by Slopeside Engineering B. Describe any steps necessary to avoid depletion or degradation of groundwater recharge areas. Stormwater will be routed through water quality units and detained on -site via detention ponds. Landscaping and open space will be provided throughout the development which will provide some infiltration and groundwater recharge. 3. Topo-graphy. Geolo-gy 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 15% 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 area encompassed by Phases Three and Four Preliminary Plat is mostly located on gentle slopes less than 5%. There are a few areas with steeper slopes along the southern and northern portions of the property. These areas border the natural drainage swale to the south and Spring Creek to the north. Refer to topographic survey contour information provided on the exhibits in this section of the application. Environmental Assessment — Meadows Edge Phases 3 & 4 Preliminary Plat 2 Source: WGM Site Visits Source: WGM Topographic Survey (completed Spring 2018) 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: 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 (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 approximatley 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, the high-water table could be approximately 5 feet below the surface. Based on test pits dug in August 2018 and noted in the geotechnical report prepared for the project, groundwater was encountered at elevations between 3028 ft. and 3025 ft. Most of the lots for Phases Three and Four are at elevations ranging from 3045 ft. to 3055. Source: WGM Ground Water Monitoring on adjacent properties. Source: Meadows Edge Development Geotechnical Investigation by Slopeside Engineering 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 was hired to provide recommendations for paving and structures. Source: WGM Group preliminary plans Environmental Assessment — Meadows Edge Phases 3 & 4 Preliminary Plat 3 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. The Phases Three and Four Preliminary Plat area will mostly require minimal cuts and fills, except for where the proposed road will cross the existing drainage swale. This area will require a culvert and a significant amount of fill material. There will be select areas within the center of the development where fills greater than 3' will be necessary. This may create a need for some areas to receive cuts greater than three feet. The fill locations are highlighted in the grading exhibit in Part K of this application. An erosion and sedimentation control plan will be assembled with construction documents to prevent sediment from leaving the site during construction and 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 Phases Three and Four Preliminary Plat area is entirely on previously cultivated farmland planted in wheat type crops. There is an existing delineated wetland area to the southeast of Phase Three and an existing delineated wetland along the full northern property boundary that is associated with the Spring Creek riparian zone and includes mixed forest. ii. Identify the location of critical plant communities such as: Wetland vegetation exists on the southeast corner of Phase Three and the northern boundary of the overall property. The Phases Three and Four Preliminary Plat is located between these two wetlands and will not disturb the existing wetlands. An exhibit has been included with this document in Part K of this application, along with a copy of the wetland delineation report prepared for this property. Wetland delineation and one -hundred -foot setback lines can also be seen in the preliminary erosion control exhibit in part G of this application. Source: Natural Heritage Wetland Mapping Source: Wetland Delineation Report by RESPEC 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 Environmental Assessment — Meadows Edge Phases 3 & 4 Preliminary Plat 4 There are wetland and stream bank plants along Spring Creek at the north side of the property; wetlands are also located along a portion of the Phase 1A northern boundary. These plants will remain and not be removed as a part of this project. 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 for Phases Three and Four. The vast majority of the trees on site are located adjacent to the drainage, stream, and wetland areas to the north. Source: WGM preliminary plans and PUD. ii. Protect critical plant communities e.g. keeping structural development away from these areas, setting areas aside for open space. A 100 ft. wetland setback has been applied to the Phases Three and Four area to protect critical plant communities. Source: Historic land use, wetland delineation. 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 operated 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 contractor 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 overall PUD is just south of Spring Creek which does include wetland plants and provides some wetland habitat in addition to the wetland area to the southeast of Phase Three. These areas will remain undisturbed, and the habitat will remain intact. Species of concern in the project area may include the following: Mammals — Grizzly Bear, Fisher; Birds - Bald Eagle, Black -backed woodpecker, common loon, peregrine falcon; Amphibians — Northern Leopard Frog, Western Toad; Environmental Assessment — Meadows Edge Phases 3 & 4 Preliminary Plat Source: Montana Natural Heritage Program — Species Snapshot (Kalispell buffered by 10 miles) http://mtnhP.org/SpeciesSnapshot/ Source: WGM Group Field observations and preliminary plans. 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. No wetlands are present in the Phases Three and Four area. Source: Meadows Edge wetland delineation report. 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). Within the overall PUD, the wetland area along Spring Creek is the main wildlife habitat on the overall Meadows Edge property. The remaining area is used for farming and could be considered habitat for deer and small mammals. The wetland area along a portion of the southeastern boundary of Phase Three is also adjacent to the Phase 1 A open space, parkland, and stormwater management area, which protects wildlife habitat in this area. 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 farmhouse 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 area within the PUD was annexed into the City of Kalispell with underlying R3 zoning designation (with a PUD overlay) which allows for relatively small lot sizes for single-family and multi -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. Environmental Assessment — Meadows Edge Phases 3 & 4 Preliminary Plat E Areas to the southeast of the project are either developed or proposed to be 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 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 Phases Three and Four Preliminary Plat will utilize existing access points via Farm to Market Road and Morning Eagle Drive in Phase 1 B. 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/wheat crops, and it is not viewed as a potential hazard to this property. Gas mains were installed during construction of Phases 1A and 1 B to serve the residential properties. Source: WGM Group site visits and construction plans 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. Environmental Assessment — Meadows Edge Phases 3 & 4 Preliminary Plat 7 PART H - 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. 1. 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. The NRCS Web Soil Survey notes that the entire Phases Three and Four area is located on Kalispell Loam, which it identifies as prime farmland if irrigated. Source: NRCS Web Soil Survey B. Describe whether the subdivision would remove from production any agricultural or timber land. The subdivision will be constructed on agricultural land. The farmland has historically been used for the production of wheat and other similar crops common throughout the valley. 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. The PUD provides for an open space buffer between the residential development and farmland to the west. An HOA and CC&Rs will be created for the subdivision to prevent any negative impacts to adjacent farming operations. D. Describe possible nuisance problems which may arise from locating a subdivision near agricultural or timber lands. There are no anticipated nuisance issues associated 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 Water 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. There are no anticipated agricultural conflicts associated with this development Environmental Assessment — Meadows Edge Phases 3 & 4 Preliminary Plat E 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: Phases Three and Four Preliminary Plat: 87 Lots / 125 Units Planned Unit Development (No. of units): 304 dwelling units (single family/duplex/triplex/fourplex) B. Describe the additional or expanded public services and facilities that would be required of local government or special districts to serve the subdivision. Any additional services required to serve the proposed 87 lot (125 d.u.) development were evaluated during the original PUD approval process. These services would include police, fire protection, water, sewer, solid waste, schools, snow removal, etc. 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). Any additional costs were evaluated during the original PUD approval process and are anticipated to be minimal since the development is adjacent to existing subdivisions. ii. Who would bear these costs, e.g. all taxpayers within the jurisdiction, people within special taxing districts, or users of a service? City impact fees help pay the costs of these services. 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 costs for City 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. These costs 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. The phases of the Meadows Edge PUD are intended to be tailored to the housing market as it exists in the Flathead Valley and are modified as necessary to respond to current conditions. Environmental Assessment — Meadows Edge Phases 3 & 4 Preliminary Plat The intent of the developer is to bring on phases when lot sales will be able to respond to demand in an orderly and logical manner. Phases Three and Four will fill out the northern half of the overall PUD and complete the development. Services will be extended to this location and the City's West Side interceptor sewer line was 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) The 2020 the Flathead County property tax revenues on this property were $3450. While some of these revenues went to Flathead County, the majority went towards City functions. Upon development, the subdivision should yield a significant increase in tax revenue for the City of Kalispell and associated schools. Source: Montana Cadastral Mapping Source: Flathead County Treasurer's Office 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. There are 52 single family lots proposed in Phases Three and Four. For assumption purposes, we will use a minimum value of $300,000/single-family lot. At approximately 1 % property tax, this correlates to approximately $3,000/single-family lots annually in taxes. With 52 single- family lots for the Phase Three and Four Preliminary Plat, this translates to approximately $156,000 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? No special improvement districts are proposed as a part of this preliminary plat and no bonding plans for the City are specifically proposed with this property. Source: WGM group Environmental Assessment — Meadows Edge Phases 3 & 4 Preliminary Plat 10 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 was an existing farmhouse, constructed in 1918 that was removed as a part of Phase 1 B, but is not known to have 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. i. 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 stream channels will be altered as a part of this development. All proposed lots will be connected to the City of Kalispell's water and sewer system; no sewage treatment systems are proposed on site. All stormwater 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 be intermittent and likely result in negligible effect to the surface water bodies. The 100 ft. buffer between lots and wetlands or streams also provides a means of treatment and mitigation for this type of contamination prior to reaching the water body. 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. 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 drainfields present on the site. The completed development will be connected to City of Kalispell Water and Sewer. 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? Development on the Phases Three and Four area would not require cuts or fills Environmental Assessment — Meadows Edge Phases 3 & 4 Preliminary Plat 11 on steep slopes exceeding 30%. 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 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 known natural hazards in the Phases Three and Four area. The development is proposed outside of the floodplain, the project area is relatively flat and as such is not susceptible to rock, snow, or landslides. While this area of Kalispell can be fairly windy, high winds are not anticipated and there are no adjacent forests susceptible to wildfires. Neither shallow bedrock nor a high water table are located at this site. 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 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. Environmental Assessment — Meadows Edge Phases 3 & 4 Preliminary Plat 12 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. A unique area of the property that provides habitat is adjacent to Spring Creek at the northern portion of the property. There is also a wetland area near the southeastern boundary of Phase Three, and this area is adjacent to the open space, parkland, and stormwater management area, which provides a significant buffer between the existing natural area and the residential lots. The vast majority of the site was historically 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, leash laws, or kennel areas. City of Kalispell pet ordinances will be applicable as the property was annexed into the City. 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 known 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. 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. Adjacent land uses are farming of wheat -type crops to the north, south, and west. Existing residential subdivisions exist to the east. The subdivision will be similar to the adjacent residential land use to the east and is not anticipated to affect or be affected by nearby farming operations. Source: WGM site visits Source: Google Earth Environmental Assessment — Meadows Edge Phases 3 & 4 Preliminary Plat 13 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 Environmental Assessment — Meadows Edge Phases 3 & 4 Preliminary Plat 14 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. 1. Education and Busin 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 schools are Peterson Elementary School and Russell Elementary School. The project site is located within the West Valley School District. Source: Google Earth Source: Flathead County GIS 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 should have been previously evaluated during the PUD and Phase One preliminary plat process. 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, along with a response to comments generated from MDT. Source: WGM Traffic Impact Study and response to MDT comments. B. Describe the capability of existing and proposed roads to safely accommodate this increased traffic. This information can be found in the Traffic Impact Study and response to MDT comments in Part K of this submittal. Source: WGM Traffic Impact Study and response to MDT comments. C. Describe increased maintenance problems and increased cost due to this increase in volume. To offset these concerns, the conditions of approval for this PUD include improving the roads adjacent to the subdivision. Environmental Assessment — Meadows Edge Phases 3 & 4 Preliminary Plat 15 Source: Conditions of approval. D. Describe proposed new public or private access roads including: i. Measures for disposing of storm run-off from streets and roads. A stormwater collection system will be installed in all the roads within the development to collect and convey stormwater runoff from roads to water quality units and detention ponds. 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). An erosion control plan will be implemented during construction to prevent sediment laden runoff from leaving the site. There are no streams or drainage crossings within the Phases Three and Four boundaries. An existing roadway drainage ditch lies adjacent to Farm to Market Road on the east side of the proposed development. Source: WGM Preliminary Plans iv. Seeding of disturbed areas. Prior to final completion, all disturbed areas will be either seeded or landscaped to stabilize the soils and prevent 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. The existing Farm to Market Road will be improved per the original Conditions of Approval for the Meadows Edge Subdivision. 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 residential lots within Phase Three and Four 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. Environmental Assessment — Meadows Edge Phases 3 & 4 Preliminary Plat 16 Access will be maintained via the subdivision roads year-round to allow residential and postal service access. H. Estimate the cost and completion date of the system, and indicate who will pay the cost of installation, maintenance and snow removal. The developer will pay for construction of roads and alleys within the development. Roads within the subdivision in City of Kalispell right-of-way will be owned and maintained by the City, and the City will be responsible for snow removal. However, for the private alleys, the maintenance and snow removal will be handled by the homeowner's association. 3. 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 recently constructed 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. City water is supplied by a series of wells and storage tanks. Mains are available at the east end of the project and have been extended into the development during Phase One. Source: City of Kalispell West Side Interceptor Plans and Phases 1A and 1 B construction 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 sewer 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. 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. For the water system serving the residential lots in Phases Three and Four, water mains will be extended into the area from the adjacent Phase 1 B water mains and the transmission main within Farm to Market Road. Modeling done for Phase One indicates that sufficient pressure and capacity is available to serve the residential portion of the development. Wastewater from the proposed Phases Three and Four will flow through the recently installed sewer extension in Three Mile Drive. Based on the City's capacity evaluation in 2019, there is sufficient capacity in the existing sewer system to accommodate the proposed Phases Three Environmental Assessment — Meadows Edge Phases 3 & 4 Preliminary Plat 17 and Four (see the sewer capacity letter in Park K). A lift station will need to be installed for flow of Phases Three and Four. 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. 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 review and approval. Source: City of Kalispell Design and Construction Standards 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 from each property. Alternatively, a private hauler for solid waste may also be contracted by homeowners for garbage collection. Source: WGM Group — 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. The City of Kalispell Public Works Department will provide garbage collection and disposal. Other private haulers like Republic Services or Evergreen Disposal may also be used. 4. Fire and Police 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 was annexed into the city limits. 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 number, pressure and location of the hydrants needed to serve the development. Source: City of Kalispell Fire website and City of Kalispell Design Standards Environmental Assessment — Meadows Edge Phases 3 & 4 Preliminary Plat 18 ii. Law Enforcement protection — is the proposed subdivision within the jurisdiction of a County Sheriff or municipal police department? The City of Kalispell Police Department has jurisdiction of the proposed development since it was annexed into the city limits during the PUD process. Source: City of Kalispell Police Department 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 Police Department should be adequately staffed to accommodate the development. As this project was incorporated into the City, the additional police service would be covered by the 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 Phase One portion of the PUD includes both open space and improved parkland. Within the north side of the Phase One development will be an ADA playground and a separate open space/storm water management area with park and trail features. In the south side of Phase One is a proposed dog park/stormwater management area located adjacent to Phase Two. There is an open space and buffer area around the southern and western perimeter of Phase Two. For Phases Three and Four, park and open space amenities will follow the approved Park and Trail Masterplan for the development, with shared use paths and park features along the northern border near Spring Creek. B. List other parks and recreation facilities or sites in the area and their approximate distance from the site. A large park and open space area with shared use paths is located in the adjacent Phase 1A and 1 B. A dog park is located in the southern end of Phase 1 B. A small park is located in the adjacent development, approximately 3/4 miles to the east. Sunset Park is located approximately 2.0 miles to the northeast. Lone Pine State Park is located approximately 3.0 miles to the southeast. The Kalispell Kidsports Complex is located 1.7 miles to the northeast. Lawrence Park is located 2.7 miles east, and Herron Park is located 4.5 miles to the southeast. 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 Environmental Assessment — Meadows Edge Phases 3 & 4 Preliminary Plat 19 6. Payment for Extension of Capital Facilities 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 investor funding to raise the capital to build the infrastructure required for the proposed Phases Three and Four. Source: Owner Environmental Assessment — Meadows Edge Phases 3 & 4 Preliminary Plat 20 WETLAND AND RIPARIAN MAPPING Wetland and Riparian Explanation .ai e 2 7c Type ❑ Lake River ❑ Freshwater Pond ❑ Freshwater Emergent Wetland ❑ Freshwater Scrub -Shrub Wetland No Freshwater Forested Wetland ❑ Riparian Emergent ❑ Riparian Scrub -Shrub Riparian Forested Wetland and Riparian Mapping Status ❑ Mapping AvaRa6le for Download in the Montana Wetland and Riparian Framework Mapping in progress by MTNHP ❑ Scheduled to be mapped by MTNHP ❑ Historic NWI Mapping completed by USFWS ❑ No Wetland and Riparian Mapping Available N C WETLAND IDENTIFICATION AND DELINEATION REPORT MEADOWS EDGE SUBDIVISION PREPARED FOR WGM Group, Inc. 431 1st Avenue West Kalispell, Montana 59901 SEPTEMBER 2018 r1o"1111111 L RESPENOM WETLAND IDENTIFICATION AND DELINEATION REPORT MEADOWS EDGE SUBDIVISION PREPARED BY Mr. Kevin Schroeder, PWS RESPEC 815 E. Front Street, Suite 3 Missoula, Montana 59802 PREPARED FOR WGM Group, Inc. 431 1st Avenue West Kalispell, Montana 59901 SEPTEMBER 2018 Project Number 2992.0005 RESPENOM REgpE� TABLE OF CONTENTS 1.0 INTRODUCTION............................................................................................................................................................... 1 2.0 REGULATORY SUMMARY................................................................................................................................................ 2 3.0 METHODOLOGY............................................................................................................................................................... 4 4.0 RESULTS........................................................................................................................................................................... 7 5.0 CONCLUSIONS................................................................................................................................................................ 9 6.0 REFERENCES.................................................................................................................................................................... 10 APPENDIXA. EXHIBITS.......................................................................................................................................................... A-1 APPENDIX B. WETLAND DETERMINATION DATA FORMS................................................................................................... B-1 APPENDIX C. REPRESENTATIVE PHOTOGRAPHS................................................................................................................ C-1 LIST OF TABLES TABLE PAGE Table2-1. Plant Indicator Status.............................................................................................................................................................................3 Table4-1. Wetland Inventory ...................................................................................................................................................................................7 REgpE� 1.0 INTRODUCTION RESPEC has been contracted by WGM Group, Inc. (WGM), on behalf of Meadows Edge, LLC, to perform a wetland identification and delineation for the approximately 110 acre Meadows Edge Subdivision project. This task is being undertaken as part of the project design phase. RESPEC understands that the results of this report will be used to assist the design team with determining the appropriate measures and locations of the development to best avoid impacts to the jurisdictional resources under Section 404 of the Clean Water Act (CWA) to the extent possible. The study area limits are illustrated on Figure 1 in Appendix A. The project site is located entirely in Flathead County, Montana, less than 2 miles west of Kalispell, at the intersection of Three Mile Drive and Farm to Market Road. The proposed project is located in Section 03; Township 28 North; Range 22 West, with its approximate centroid at 48. 215920' latitude and -11 4.375431 ° longitude. Relief at the project site is relatively flat and ranges in elevation from approximately 3,030 to 3,045 feet. The climate of the Upper Flathead Valley is in a transitional area situated between the Pacific coast climate, which consists of wet winters and dry summers and the Great Plains, which consists of wetter summers and dryer winters. From 1948 to 2006, the average annual rainfall for Kalispell was 17.67 inches, with the majority coming during May and June. The average annual snowfall is 53 inches with the majority falling during December and January. The average minimum and maximum daily temperatures in January are 14 and 29°F, respectively. The average minimum and maximum daily temperatures in July are 46 and 74°F, respectively [Western Regional Climate Center, 20181. Field work was conducted by Mr. Kevin Schroeder, RESPEC's certified Professional Wetland Scientist, on August 8, 2018. Mr. Schroeder has over 27 years of experience in aquatic resource ecology. The weather during the delineation consisted of smoky conditions with the temperatures in the low 80's°F. No rain was recorded during the previous 24 hours. The delineation was performed in accordance with the 1987 Army Corps of Engineers Wetland Delineation Manual (Manual) [Environmental Laboratory, 1987] and the Regional Supplement for the Western Mountains, Valleys, and Coast Region [US Army Corps of Engineers, 2010]. This report will provide the US Army Corps of Engineers (USACE) with the information necessary to make theirjurisdictional determination on the site's aquatic resources (if requested), as well as the necessary information to be included in a Joint Permit Application (JPA), if necessary. This report provides the predicted jurisdicitional status of the wetlands and waterways in the study limits under the purview of Section 404 of the federal CWA. Ultimately, however, final jurisdictional determinations will be made by the USACE. Impacts are not addressed in this report. REgpE� 2.0 REGULATORY SUMMARY The purpose of the field reconnaissance is to determine the presence or absence of "Waters of the United States," (WOTUS) including wetlands. The results of the wetland findings are presented herein. If impacts to jurisdictional resources are unavoidable, then these findings will help determine the appropriate local, state, and federal permit(s) necessary for the project, including Section 401 and Section 404 authorization under the CWA, as well as state and local permitting requirements, including 318 Authorization. The term WOTUS has broad meaning and incorporates both deepwater aquatic habitats and special aquatic sites [USACE 33 CFR 328.31. The definition includes the following: / The territorial seas with respect to the discharge of fill material. / Coastal and inland waters, lakes, rivers, and streams that are navigable WOTUS, including their adjacent wetlands. / Tributaries to navigable WOTUS, including adjacent wetlands. / Interstate waters and their tributaries, including adjacent wetlands. / All other WOTUS not identified above, such as: isolated wetlands and lakes, intermittent streams, prairie potholes, and other waters that are not a part of a tributary system to interstate waters or navigable WOTUS, the degradation or destruction of which could affect interstate commerce. Wetland environs are described by the USACE (33 CFR 328.3) and the US Environmental Protection Agency (EPA) [40 CFR 230.3] andjointly defined as "areas that are inundated or saturated by surface or ground water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions." In the absence of wetlands, the lateral limits of jurisdiction over nontidal waterbodies extend to the ordinary high water mark (OHWM), The OHWM is defined by the USACE (33 CFR 329.11) as "the line on the shore established by the fluctuations of water and indicated by physical characteristics such as a clear, natural line impressed on the bank; shelving; changes in the character of soil; destruction of terrestrial vegetation; the presence of litter and debris; or other appropriate means that consider the characteristics of the surrounding areas." Wetland vegetation is defined as "macrophytic plant life growing in water, soil or on a substrate that is at least periodically deficient in oxygen as a result of excessive water content" [Federal Interagency Committee for Wetland Delineation, 19891. Hydrophytic species generally have physiological adaptations and the ability to grow, compete effectively, and/or persist in anaerobic soil conditions. The USACE categorize species according to their probability of occurring in wetlands [Lichvar et al., 2012]. The categories and their definitions are stated in Table 2-1. X�Z REgpE� Table 2-1. Plant Indicator Status Indicator Category Indicator Symbol Definition Plants that almost always occur in wetlands with a few exceptions. These Obligate Wetland Plants OBL plants (herbaceous or woody) are found in standing water or seasonally saturated soils (14 or more consecutive days) near the surface. Plants that occur usually occur in wetlands. These plants predominately Facultative Wetland Plants FACW occur with hydric soils, often in geomorphic settings where water saturates the soils or floods the soil surface at least seasonally. Facultative Plants FAC Plants with a similar likelihood of occurring in both wetlands and non - wetlands. These plants can grow in a variety of habitat conditions. Plants that usually occur in non -wetlands. These plants predominately Facultative Upland Plants FACU occur on drier or more mesic sites in geomorphic settings where water rarely saturates the soils orfloods the soil surface seasonally. Plants that almost never occur in wetlands. These plants occupy mesic to Upland Plants UPL xeric non -wetland habitats. Theyalmost never occur in standing water or saturated soils. Hydric soils are defined by the National Technical Committee for Hydric Soils (NTCHS) as a soil that formed under conditions of saturation, flooding, or ponding long enough during the growing season to develop anaerobic conditions in the upper part [US Department of Agriculture, 1994]. Wetland hydrology includes all hydrologic characteristics of areas that are periodically inundated or have soils saturated to the surface at some time during the growing season [USACE, 1987]. On July 27, 2017, the EPA and the Department of the Army (the agencies) proposed to rescind the definition of WOTUS promulgated by the agencies in 2015. Proposing to recodify the regulations that existed before the 2015 Clean Water Rule will provide continuity and certainty for regulated entities, the States, agency staff, and the public. In summary, the agencies are currently implementing the pre-2015 definition. REgpE� 3.0 METHODOLOGY The wetland delineation consisted of the Routine On -Site Determination as detailed in the USACE's Manual. The Western Mountains, Valleys, and Coast Regional Supplement (Version 2.0) [US Army Corps of Engineers, 20101 methodology was used procedurally. A routine on -site determination subjects the site to the three diagnostic parameter wetland test. These tests require review of the vegetative community, soil conditions, and hydrologic indicators. Unless an area has been altered or is a rare natural situation, all three wetland characteristics must be present during some portion of the growing season for an area to meet the wetland criteria. Prior to the site visit, the referenced site was located on US Geological Survey (USGS) topographic mapping [USGS, 19621 and [USGS, 19911, (Appendix A, Exhibit 1) and evaluated for topographic relief, drainage patterns, and subwatershed characteristics that may suggest potential wetlands. The Montana Natural Heritage Program's (MTNHP) Montana Wetland and Riparian Framework mapping was reviewed for previously inventoried wetlands (Appendix A, Exhibit 2). The US Department of Agriculture (USDA) Natural Resource Conservation Service's (NRCS) Web Soil Survey [USDA, 2018a] was accessed to determine soil types and drainage classification in the study area (Appendix A, Exhibit 3). Those soils classified as having poorly or very poorly drained conditions suggest possible wetland areas. Wetlands could occur on any soil type within the study limits, but a much higher probability exists for the areas that consist of Alluvial land and/or soils listed as hydric by the NRCS. The soil maps also served as a source of historic surface hydrological data. A review of the Federal Emergency Management Agency's (FEMA's) Flood Insurance Rate Maps (FIRMs) Panels 30029C1800J and 30029C1805J, indicates no mapped floodplains within or adjacent to the project area. Recent and vintage aerial photographs were examined for changes in vegetative patterns, which may suggest wet conditions. Fieldwork was concentrated on those areas identified through the pre -inspection steps as potentially containing wetlands. Synthesis of these sources indicated that the highest potential for wetlands would occur along and adjacent to Spring Creek, as well as the unnamed drainageway that traverses through the middle portion of the site. Nonetheless, the entire study area was investigated for the presence of potential jurisdictional resources. Wetlands were numbered sequentially and labeled as WL-01 and WL-02. Reconnaissance of other WOTUS (e.g., ditches, tributaries, ponds, and lakes) were included with the investigation. A functional assessment of the site's aquatic resources was not scoped as part of this task. Wetland determination data forms were compiled at sample plot locations that best represent the characteristics of each unique wetland community identified within the study area. Percent cover estimates were taken within the defined plot. Trees and woody vines were assessed at the data plots within a 30-foot radius, sapling/shrubs were assessed within a 15-foot radius, and herbaceous species were assessed within a 5-foot radius. Known sample locations also facilitate field verification during the USACE's JD process. Sample plots are identified on Exhibit 4 in Appendix A. If the sample plot was taken near the wetland / upland boundary, species were not included that were located outside the pertinent boundary. REgpE� Paired wetland and upland sample data plots were used to define the wetland boundary line, as well as to facilitate the regulatory reviewer's understanding of the justification for the location of the delineation, if a JD is requested. Wetland determination data forms characterize the typical wetland and upland conditions observed. Data were recorded using the WetForm software program for the Western Mountains, Valleys, and Coast region [Ecotone Corporation, 20171. Vegetation, soils, and hydrology were examined in many additional sampling locations to accurately delineate the wetland boundary. A description of each of the wetland's vegetation, soil, and hydrology can be found in Chapter 4.0, as well as on the wetland determination data forms in Appendix B. Areas that did not exhibit the three characteristics of a wetland were considered non -wetland. Non - wetlands include uplands and lowland areas that are neither deepwater aquatic habitats, wetlands, nor other special aquatic sites. These areas are seldom or never inundated, or if frequently inundated, they have saturated soils for only brief periods during the growing season; if vegetated, they normally support a prevalence of vegetation typically adapted for life only in aerobic soil conditions. Wetlands were classified in accordance with the US Fish and Wildlife Service's (USFWS') Classification of Wetlands and Deep Water Habitats in the United States[Cowardin, et al., 1979]. In general, according to Cowardin, et al., palustrine wetland systems include all non -tidal wetlands with persistent vegetation and some small, shallow ponds. Palustrine wetlands are the only major wetland class identified on site. The following descriptions include only those subclasses under the Cowardin system that were encountered and mapped during the site visit: / Palustrine emergent (PEM) wetlands are characterized by erect, rooted herbaceous plants, excluding mosses and lichens. The palustrine wetlands on site are dominated by species that normally remain standing (persistent), at least until the beginning of the next growing season. / Palustrine scrub -shrub (PSS) wetlands include areas dominated by woody vegetation less than 20 feet tall. / Palustrine forested (PFO) wetlands are characterized by woody vegetation that is 20 feet tall or taller. At each identified wetland, dominant vegetation was identified for each stratum and recorded in the field. The species in each plant community were assigned a wetland indicator status according to the Western Mountains, Valleys & Coast 2016 Regional Wetland Plant List [Lichvar et al., 2016]. Wetland boundary delineation was accomplished by using a dutch auger to take numerous undocumented soil samples along the wetland's edge, which supported facultative plant species. Subtle changes in topography and hydrology were used to locate these sampling areas. The soil was then examined for wetland characteristics (mottles and/or low matrix chroma, gleying, iron and manganese concretions, etc.). Soil samples (colors) were then compared to the Munsell Soil Color Charts [Kollmorgan Instruments Corporation, 1994] for categorization. Hydrologic indicators were also examined. Depending on the results of the soil sample, additional samples were taken either closer to 5 the wetland or upland until the boundary was determined. REgpE� The resources were not flagged in the field. However, they were surveyed by RESPEC's wetland scientist who performed the delineation, which is a commonly accepted method since it removes a potential level of error with outside surveyors interpreting the intent of the delineation. A mapping grade (sub -meter) global positioning system (GPS) was used to conduct the survey. Specifically, RESPEC used a Trimble R1 GNSS GIPS receiver and companion Android tablet. The GIPS location data were downloaded by RESPEC, quality checked, and submitted to WGM's design team for development considerations. Wetland boundaries and sample plots are shown on Figure 2 in Appendix A. REgpE� 4.0 RESULTS This section of the report characterizes the WOTUS identified and delineated within the proposed project area. The resources are within a portion of the Spring Creek subwatershed (12 Digit Hydrologic Unit Code: 170102080207) of the Ashley Creek watershed of the Flathead River basin. Surface flow contributing to WL-01 is approximately 180 acres, while surface flow contributing to WL-02 is approximately 400 acres. The hydrology in this area has been significantly modified with the Ashley Creek Ditch and other artificial drainages. There are no Section 10 Waterways (i.e., Navigable Waters) on site. The MTNHP Wetland and Riparian Mapping identifies palustrine emergent and palustrine scrub -shrub, temporarily flooded, wetlands adjacent to Spring Creek, within the small swale near the center of the site, and a linear "excavated" palustrine emergent wetland on the site's highest point in elevation. The latter two wetlands do not exist. The MTNHP's mapping is shown on Exhibit 2 in Appendix A. The majority of the study area is mapped by the NRCS as Alluvial land, poorly drained. This poorly drained soil is found along floodplains and is subject to frequent flooding and is listed as a hydric soil [USDA, 2018b]. The other major soil units within the project area include Kalispell silt loams and Yeoman gravelly loam. These deep, well -drained soils are commonly found on outwash and moraines and their major components are not considered hydric by the NRCS. WL-01 is 0.36-acre palustrine emergent wetland located entirely within the study area. WL-02 consists of palustrine emergent, palustrine scrub -shrub and palustrine forested communities. Since the wetland extends beyond the study limits boundary and onto another property, the total size of this wetland is estimated at over 25 acres, with 6.97 acres within the study area. It is assumed that both wetlands shall be considered jurisdictional by the USACE undercurrent regulations. However, this scope of work did not include off -site investigations to confirm a surface connection (i.e., significant nexus) to receiving waters. Inlet culverts at both wetlands were observed assuming a connection with (or in the case of WL-01) to Spring Creek (a relatively permanent water). Table 4-1 provides a summary of each wetland including latitude and longitude, Cowardin class [Cowardin et al., 19791, Hydrogeomorphic (HGM) class [Smith et al., 1995], and landform. Table 4-1. Wetland Inventory Cowardin Sample Plot Sample Plot Area" Wetland OD Class HGM Type 0 andforrru Latitude Longitude (sores) WL-01 PEM Riverine Swale 48.216856-114.374478 0.36 WL-02 PSS/PEM/PFO Depressional Floodplain 48.219598-114.374846 6.97 Total Acreage 7.33 (1) Area within study area boundary. Details of the characteristics exhibited by each wetland community identified and delineated for the project is provided below. Paired wetland determination data forms were compiled for each wetland. REgpE� These forms further documenting the wetland and upland conditions and can be found in Appendix B. Representative photographs of the site's resources are provided in Appendix C. As previously stated, WL-01 is a palustrine emergent wetland situated in a swale where water ponds up during the growing season before discharging through a culvert under Farm to Market Road. Dominant vegetation includes reed canarygrass (Phalarisarundinacea), three petal bedstraw (Galium trifidum), cattails (Typha latifolia), and Nebraska sedge (Carexnebrascensis). Hydrology is primarily provided by runoff with some input from groundwater. The soils exhibited hydric conditions composed mainly of organic materials. It appears that an historic drainageway flowed from west to east through WL-01, but over time, this drainage has been severely altered by agricultural operations. This feature is a remnant ephemeral drainage that discharges eventually into Spring Creek. WL-02 consists of palustrine scrub -shrub, emergent, and forested communities within. Within the study limits, approximately 85 percent is scrub -shrub community, 11 percent emergent and 4 percent forested. The overstory of the forested portion consists mostly of quaking aspen (Popu/us tremuloides). The dominant shrub species include gray alder (Alnusincana) and peachleaf willow (Salix amygdaloides). The understory consists of sedges (Carexspp.), cattails, water horsetail (Equisetum fluviatile), redtop (Agrostisgigantea), arrowleaf sweet coltsfoot (Petasites frigidus var. sagittatus), and fringed willowherb (Epilobium ciliatum). The black organic soils exhibited hydric conditions. Wetland hydrology indicators included saturated soils, a high water table, and observations of groundwater seepage along the toe of the slope. The OHWM for Spring Creek was not formally delineated but cursory observations indicates that it is contained within the wetland boundary, very close to the channel (where a channel is defined). WL-01 did not exhibit a defined bed and bank or an OHWM. Upland habitat occupies the remainder of the project area. Currently, the majority of upland area is in agricultural use. The common forbs and grasses adjacent to the wetland areas consist of less desirable plant species such as smooth brome (Bromusinermis), bull thistle and Canada thistle (Cirsiumspp.), tansy (Tanacetum vulgare), mullein (Verbascum Thapsus), tall tumblemustard (Sisymbriumaltissimum), and hounds -tongue (Cynoglossum officinale). Canada thistle, tansy, and hounds-toungue are on the Montana state declared noxious weeds list, while the tumblemustard is on the Flathead County noxious weeds list. The silt loam soils were dry and exhibited no hydric soil characteristics as defined by the Field Indicators of Hydric Soils in the United States - A Guide for Identifying and Delineating Hydric Soils [US Department of Agriculture, 20171. Wetland hydrology indicators were absent from the upland areas. REgpE� 5.0 CONCLUSIONS Based on the current regulatory guidance, Mr. Schroeder has determined that all of the resources mapped are jurisdictional. These determinations are consistent with the Rapanos and Carabell Supreme Court decision, within the limits of jurisdiction under the Solid Waste Agency of Northern Cook County (SWANCC) decision. However, it should be noted that final jurisdictional determinations will be made by the USACE. The goal of Meadows Edge, LLC is to design a project that will result in the least amount of impacts to aquatic resources, to the largest extent possible. Because this project is not yet designed, impacts to aquatic resources are not included in this report. Direct impacts are defined as those project -related activities that would fill, drain, or otherwise alter a wetland system. Indirect impacts include activities that would result in a change of wetland hydrology or in the reduction of the functional value of the wetland system. Temporary construction impacts are defined as those actions, including temporary construction activities, that could require temporary access through a wetland for construction purposes. Any "indirect" construction impacts that may result from the implementation of the proposed project will be minimized by the use of best management practices (BMPs) and shall be considered temporary. Staging areas should be located in uplands (i.e., non -wetland) and should be revegetated and regraded (if necessary) to pre -construction conditions. Additional BMPs will be specified during the permitting process. Based on final design and likely input from the contractor, indirect and temporary impacts will be calculated during the permitting process. If necessary, compensatory mitigation requirements will be determined at that time as well. This report documents the investigation, best professional judgment, and conclusions of the professional wetland scientist. This report is correct and complete to the best of his knowledge. The jurisdictional status of wetlands and other waters, as well as the wetland boundary, should be considered preliminary and used at your own discretion until it has been verified and approved in writing by the USACE in accordance with CWA Section 404. REgpE� 6.0 REFERENCES Carabell, 2003. Carabell v. USArmyCorps of Engineers, 01-CV-72797, United States District Court for the District of Michigan, Southern Division, March 27. Cowardin, L. M., V. Carter, F. C. Golet, and E. T. LaRoe,1979. Classification of WetlandandDeepwater Habitats of the United States, FWS/OBS-79/31, prepared for the US Department of the Interior, Fish and Wildlife Service, Office of Biological Services, Washington, DC. Ecotone Corporation, 2017. WetForm for Microsoft Access. Boulder, CO. Environmental Laboratory, 1987. Corps of Engineers Wetlands Delineation Manual, Program Technical Report Y-87-1, prepared by Environmental Laboratory, Department of the Army, Waterways Experiment Station, Corps of Engineers, Vicksburg, MS, for the Department of the Army, US Army Corps of Engineers, Washington, DC. Federal Interagency Committee for Wetland Delineation,1989. Federal Manual for Identifying and Delineating Jurisdictional Wetlands. U.S. Army Corps of Engineers, U.S. Environmental Protection Agency, U.S. Fish and Wildlife Service, and U.S. Department of Agriculture, Soil Conservation Service, Washington, D.C. Cooperative Technical Publication. Kollmorgan Instruments Corporation, 1994. MunsellSoilColorCharts (Revised edition), New Windsor, New York. Lichvar, R. W., D. L. Banks, W. N. Kirchner, and N. C. Melvin, 2016. Western Mountains, Valleys & Coast 2016 Regional Wetland Plant List. Phytoneuron 2016-30: 1-17.(https://wetland_plants.usace.army.mil). US Army Corps of Engineers. Engineer Research and Development Center. Cold Regions Research and Engineering Laboratory, Hanover, New Hampshire. Lichvar, R. W., N. C. Melvin, M. L. Butterwick, and W. N. Kirchner, 2012. National Wetland Plant List Indicator Rating Definitions, ERDC/CRREL TN-12-1, prepared for the US Army Corps of Engineers, Wetland Regulatory Assistance Program, Washington, DC. Rapanos, 2006. Rapanos v. United States, 04-1034, United States Court of Appeals for the Sixth Circuit, June 19. Smith, R. D., A. Ammann, C. Bartoldus, and M. M. Brinson, 1995. An Approach forAssessing Wetland Functions Using Hydrogeomorph/c Classification, Reference Wetlands, and Functional Indices, Technical Report WRP-DE-9, prepared by the US Army Engineer Waterways Experiment Station, Vicksburg, MS. Solid Waste Agency of Northern Cook County, 2001. Solid Waste Agency ofNorthern Cook County v. �o United States Army Corps of Engineers, 99-1178, United States Court of Appeals for the Seventh Circuit, January 9. REgpE� US Army Corps of Engineers,1986. 33 CFR 328: Navigation and Navigable Waters, Definition of Waters of the United5tates(Amended 1993), US Government Printing Office, Washington, DC. US Array Corps of Engineers,1986. 33 CFR 329.11: Geographic and Jurisdictional Limits of Rivers and Lakes US Government Printing Office, Washington, DC. US Array Corps of Engineers, 2010. Regional Supplement to the Corps of Engineers Wetland Delineation Manual, Western Mountains, Valleys, and Coast Region (Version 2.0), ERDC/EI TR-10-3, J. S. Wakely, R. W. Lichvar, and C. V. Noble (eds.), prepared by the US Army Corps of Engineers, US Army Engineer Research and Development Center, Environmental Laboratory, Vicksburg, Mississippi. US Department of Agriculture, 1994. National Food Security/lctManual. Title 180. Soil Conservation Service, Washington, D.C. US Department of Agriculture, 2017. Field Indicators ofHydric Soils in the United States - A Guide for Identifying and DelineatingHydric Soils, Version 8.1. Natural Resources Conservation Service, Washington, D.C. US Department of Agriculture, 2018a. "Web Soil Survey," usda.gov, retrieved August 7, 2018, from http.//websoilsurvey. nres. usda. go v/app/Web5oi15urvey. aspx US Department of Agriculture, 2018b. "Hydric Soils List," usda.gov, retrieved August 7, 2018, from https.//www.nres.usda.gov/Internet/FSE D0CUMENT5/nrcseprd1316619.htm1 US Environmental Protection Agency, 1980. 40 CFR230.3.• Section 404(b)(1): Guidelines for Specifications of Disposal Sites for Dredged or Fill Material(Amended 1993), US Government Printing Office, Washington, DC. US Geological Survey, 1991. Blue Grass Ridge, MT. 7.5 Minute Topographic Quadrangle, DMA 3180 III NW -SERIES V894. US Geological Survey, 1962 (Photorevised 1982). Kalispell, Mont. 7.5 Minute Topographic Quadrangle, DMA 3138 III NE -SERIES V894. Western Region Climate Center, 2018. "Kalispell, Montana (244563) Period of Record Monthly Climate Summary," dri.edu, retrieved August 13, 2018, from https.//wrcc.dri.edu/cgi-bin/cliMAIN.pl?mt4563 APPENDIX A EXHIBITS 34 -- - - - - 34 I i Springs I BM i 3070 .• 30 • � *3 ;r Project Location . • �'� . - ave; P,t , fU n f r 0 ■ I' II a 10 Soma .� . SlteBp rdBr • . r 1,000 •0 1,000 2,000 Kila• Feet Copyright:© 2013 National Geographic Society, i=cubed Project Manager: Client Name: 815 E— F—t st— Kevin Schroeder, PWS WGM Group, Inc. Exhibit 1 Drawn By: Project Name: suit,3 Mi— ,a, MT 59802 Kevin Schroeder, PWS Meadows Edge Subdivision PROJECT LOCATION Location: Date: Project: www.respec.com Kalispell, Montana Wednesday, August 15, 2018 02992 MTN HIP Wetland and Riparian Mapping `�yr� '� I' � 1. r j � •�!yl '_ �� r \, >1 ,tom PAN-.WL ER1 497 r• ;� Y -1i Downloaded from Natural Heritage Map Viewer, mmhp.org, August 7, 2018 WW Oc rongnndc �8.2EEGt U.a.35aG3 �azzrax •aaa aoz9n 'frl is i:.l li, - •� SS RIMS 5`� I', Exhibit 2 3: Soil Map —Upper Flathead Valley Area, Montana (Meadows Edge Subdivision) °v 694400 694500 694600 694700 694800 6949M 695000 J 695100 48o 13' 26" N - I1 _ III* a le g i - I 4j41 g r Soil Map may not M valid at this scale. 695200 695300 695400 48o 12 36 N 1 1 694400 694500 694600 694700 694800 694900 695000 695100 695200 695300 0 Map Scale: 1:7,480 if printed on A portrait (8.5" x 11") sheet. N Meters 0 100 200 400 E00 A Fe 0 350 700 1400 2100 Map projection: Web Mercator Comer 000rdinates: WGS84 Edge tics: UTM Zone 11N WGS84 USDA Natural Resources Web Soil Survey Conservation Service National Cooperative Soil Survey v °v 48o 13' 26" N 1 1 48o 12' 36" N 695400 6955M v Exhibit 3. SOILS MAP 8/15/2018 Pagel of 3 Soil Map —Upper Flathead Valley Area, Montana (Meadows Edge Subdivision) MAP LEGEND MAP INFORMATION Area of Interest (AOI) 1� Spoil Area The soil surveys that comprise your AOI were mapped at 0 Area of Interest (AOI) Stony Spot 1 :20,000. Soils Very Stony Spot Warning: Soil Map may not be valid at this scale. 0 Soil Map Unit Polygons Wet Spot Enlargement of maps beyond the scale of mapping can cause ,y Soil Map Unit Lines misunderstanding of the detail of mapping and accuracy of soil ❑ Other line placement. The maps do not show the small areas of Soil Map Unit Points Special Line Features contrasting soils that could have been shown at a more detailed Special Point Features scale. V Blowout Water Features Streams and Canals Please rely on the bar scale on each map sheet for map Borrow Pit measurements. Transportation Clay Spot 4-11-i Rails Source of Map: Natural Resources Conservation Service Closed Depression Web Soil Survey URL: Interstate Highways Coordinate System: Web Mercator (EPSG:3857) Gravel Pit � US Routes Maps from the Web Soil Survey are based on the Web Mercator • Gravelly Spot ^� Major Roads projection, which preserves direction and shape but distorts distance and area. A projection that preserves area, such as the Landfill w Local Roads Albers equal-area conic projection, should be used if more 66 Lava Flow accurate calculations of distance or area are required. 16 Background Marsh or swamp . Aerial Photography This product is generated from the USDA-NRCS certified data as of the version date(s) listed below. Mine or Quarry Soil Survey Area: Upper Flathead Valley Area, Montana 0 Miscellaneous Water Survey Area Data: Version 13, Sep 21, 2017 Perennial water Soil map units are labeled (as space allows) for map scales �g Rock Outcrop 1:50,000 or larger. Saline Spot Date(s) aerial images were photographed: Aug 27, 2014—Nov 2, 2016 Sandy Spot The orthophoto or other base map on which the soil lines were Severely Eroded Spot compiled and digitized probably differs from the background imagery displayed on these maps. As a result, some minor Sinkhole shifting of map unit boundaries may be evident. Slide or Slip 0 Sodic Spot USDA Natural Resources Web Soil Survey 8/15/2018 Conservation Service National Cooperative Soil Survey Page 2 of 3 Soil Map —Upper Flathead Valley Area, Montana Meadows Edge Subdivision Map Unit Legend Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI Aa Alluvial land, poorly drained 13.4 12.2% Ke Kalispell loam, 0 to 3 percent slopes 50.8 46.5% Kg Kalispell loam, 3 to 7 percent slopes 30.7 28.1 % Kk Kalispell loam, 7 to 12 percent slopes 3.2 2.9% Ta Tally, Blanchard, and Flathead soils, 0 to 3 percent slopes 4.0 3.6% Ym Yeoman gravelly loam, moderately deep over sand, 7 to 12 percent slopes 7.2 6.6% Totals for Area of Interest 109.3 100.0% USDA Natural Resources Web Soil Survey 8/15/2018 Conservation Service National Cooperative Soil Survey Page 3 of 3 1 I. N p "ilk 300 0 300 600 Three Feet Prjat Manger: Clian Name: s 5 -1 Eons Se.eer Kevin Schroeder, PWS WGM Group, Inc Sui-3 Drawn By:: Prjat Name: Miseou U, MT 59802 Kevin Schroeder, PWS Meadows Edge Subdivision www. esP-- laatbn: Dme: Kalispell, MT Wednesday, August 15, 2018 W L-01 Pr jxr: 02992 LEGEND Q Study Area Wetland Boundary • Wetland Sample Plot • Upland Sample Plot h"sr Geographlcs, CNES/Airbus DS, USDA, USGS, °Y Exhibit 4 WETLAND DELINEATION MAP APPENDIX B WETLAND DETERMINATION DATA FORMS WETLAND DETERMINATION DATA FORM - Western Mountains, Valleys, and Coast Region Project/Site: Meadows Edge Subdivision City/County: Flathead Sampling Date: 08-Aug-18 Applicant/Owner: Meadows Edge LLC State: MT Sampling Point: WL-01 Investigator(s): Kevin S Schroeder, PWS Section, Township, Range: S 03 T 28N R 22W Landform (hillslope, terrace, etc.): Swale Local relief (concave, convex, none): concave Slope: 0.5 % / 0.3 Subregion (LRR): LRR E Lat.: 48.2168560 Long.:-114.3744780 Datum: NAD 83 Soil Map Unit Name: Alluvial land, poorly drianed _ NWI classification: PEM Are climatic/hydrologic conditions on the site typical for this time of year? lies * No 0 (If no, explain in Remarks.) Are Vegetation ❑ , Soil ❑ , or Hydrology ❑ significantly disturbed? Are "Normal Circumstances" present? Yes 0 No ❑ Are Vegetation ❑ , Soil ❑ , or Hydrology ❑ naturally problematic? (If needed, explain any answers in Remarks.) Summary of Findings - Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? lies No ❑ Is the Sampled Area Hydric Soil Present? Yes No ❑ Yes 0 NO ❑ Wetland Hydrology Present? Yes No ❑ within a Wetland? Remarks: Sample plot taken within swale at upslope-most boundary. VEGETATION - Use scientific names of plants. Dominant C Absolute Rel.Strat. Indicator Dominance Test worksheet: Tree Stratum (Plot size: 30 ft. ) % Cover Cover Status Number of Dominant Species 1. _ 0 ❑ o.o% That are OBL, FACW, or FAC: 1 (A) 2. 0 ❑ 0.o% Total Number of Dominant 3. 0 ❑ 0.0% Species Across All Strata: 1 (B) 4. 0 ❑ 0.0% Percent of dominant Species 0 = Total Cover That Are OBL, FACW, or FAC: 100.0% (A/B) Sapling/Shrub Stratum (Plot size: 15 ft. _) 1. 0 El-o.o% Prevalence Index worksheet: 2. 0 ❑ o.o% Total % Cover of: Multiply by: 3. 0 ❑ 0.0% OBL species 0 x 1= 0 4. 0 ❑ 0.0% FACW species 105 x 2 = 210 5. 0 ❑ 0.0% FAC species 0 x 3= 0 0 = Total Cover FACU species 0 x 4= 0 Herb Stratum (Plot size: 5 ft. ) 0 0 1 Phalaris arundinacea 100 ❑� 95.2% FACW UPL species x 5 = Column Totals: 105 (p) 210 (B) 2_ Galium trifidum 5 El4.8% FACW 3 0 ❑ 0.0% Prevalence Index = B/A = 2.000 4 0 ❑ 0.0°ro 0 ❑ o.o%o.o Hydrophytic Vegetation Indicators: 5 5 0 I - Rapid Test for Hydrologic Vegetation 0 ❑ 0.0% 0 2 - Dominance Test is > 500/6 7 0 El 0.0% ❑ ❑� 3 Prevalence Index is <_3.0 1 8 0 0.0% 9 0 ❑ 0.0% ❑ 4 - Morphological Adaptations' (Provide supporting 0 El 0.0% data in Remarks or on a separate sheet) 0 El0.0% 1 El5 - Wetland Non -Vascular Plants1. 10 105 = Total Cover ❑ Problematic Hydrophytic Vegetation 1 (Explain) Woody Vine Stratum (Plot size: 30 ft. ) 1 Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. 1. 0 ❑ 0.0% 2. 0 ❑ 0.0% Hydrophytic 0 = Total Cover Vegetation Present? Yes 0 No ❑ % Bare Ground in Herb Stratum: 0 Remarks: *Indicator suffix = National status or professional decision assigned because Regional status not defined by FWS. US Army Corps of Engineers Western Mountains, Valleys, and Coast - Version 2.0 Soil Sampling Point: WL-01 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color (moist) % Color (moist) % Tvoel Locz Texture Remarks 0-8 10YR 3/1 100 Silt Loam 8-20 7.5YR 2.5/1 100 Silt Loam granualar 1Type: C=Concentration. D=Depletion. RM=Reduced Matrix, CS=Covered or Coated Sand Grains zLocation: PL=Pore Lining. M=Matrix Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils3: V Histosol (Al) ❑ Sandy Redox (S5) ❑ 2 cm Muck (A10) ❑ Histic Epipedon (A2) ❑ Stripped Matrix (S6) ❑ Red Parent Material (TF2) ❑ Black Histic (A3) ❑ Loamy Mucky Mineral (Fl) (except in MLRA 1) ❑ Other (Explain in Remarks) ❑ Hydrogen Sulfide (A4) ❑ Loamy Gleyed Matrix (F2) ❑ Depleted Below Dark Surface (All) ❑ Depleted Matrix (F3) ❑ Thick Dark Surface Al2 ( ) El Redox Dark Surface (F6) 3 Indicators of hydrophytic vegetation and ❑ Sandy Muck Mineral (Sl) ❑ Depleted Dark Surface (F7) wetland hydrology must be present, ❑ Sandy Gleyed Matrix (S4) ❑ Redox depressions (F8) unless disturbed or problematic. Restrictive Layer (if present): Type: Depth (inches): Hydric Soil Present? Yes 0 No 0 Remarks: Hydrology Wetland Hydrology Indicators: Primary Indicators (minimum of one required; check all that apply) Secondary Indicators minimum of two required) ❑ Surface Water (Al) ❑ Water -Stained Leaves (B9) (except MLRA ❑ Water -Stained Leaves (B9) (MLRA 1, 2, * High Water Table (A2) 1, 2, 4A, and 4B) 4A, and 4B) 0 Saturation (A3) ❑ Salt Crust (Bll) ❑ Drainage Patterns (B10) ❑ Water Marks (Bl) ❑ Aquatic Invertebrates (B13) ❑ Dry Season Water Table (C2) ❑ Sediment Deposits (B2) ❑ Hydrogen Sulfide Odor (Cl) V Saturation Visible on Aerial Imagery (C9) ❑ Drift deposits (B3) ❑ Oxidized Rhizospheres on Living Roots (0) ❑ Geomorphic Position (D2) ❑ Algal Mat or Crust (B4) ❑ Presence of Reduced Iron (C4) ❑ Shallow Aquitard (D3) ❑ Iron Deposits (B5) ❑ Recent Iron Reduction in Tilled Soils (C6) 0 FAC-neutral Test (D5) ❑ Surface Soil Cracks (B6) ❑ Stunted or Stressed Plants (DI) (LRR A) ❑ Raised Ant Mounds (D6) (LRR A) ❑ Inundation Visible on Aerial Imagery (B7) ❑ Other (Explain in Remarks) ❑ Frost Heave Hummocks (D7) ❑ Sparsely Vegetated Concave Surface (B8) Field Observations: Surface Water Present? Yes 0 No Depth (inches): Water Table Present? Yes 0 No 0 Depth (inches): 10 Yes 0 No 0 Saturation Present? Yes No 0 Wetland Depth (inches): Hydrology Present? includes capillary fringe) Describe Recorded Data (stream gauge, monitor well, aerial photos, previous inspections), if available: Remarks: Groundwater driven. US Army Corps of Engineers Western Mountains, Valleys, and Coast - Version 2.0 WETLAND DETERMINATION DATA FORM - Western Mountains, Valleys, and Coast Region Project/Site: Meadows Edge Subdivision City/County: Flathead Sampling Date: 08-Aug-18 Applicant/Owner: Meadows Edge LLC State: MT Sampling Point: UPL-01 Investigator(s): Kevin S Schroeder, PWS Section, Township, Range: S 03 T 28N R 22W Landform (hillslope, terrace, etc.): Swale Local relief (concave, convex, none): concave Slope: 0.5 % / 0.3 Subregion (LRR): LRR E Lat.: 48.2168070 Long.:-114.3745670 Datum: NAD 83 Soil Map Unit Name: Yeoman gravelly loam, moderately deep over sand, 7 - 12 % slopes _ NWI classification: UPL Are climatic/hydrologic conditions on the site typical for this time of year? Yes * No ❑ (If no, explain in Remarks.) Are Vegetation ❑ , Soil ❑ , or Hydrology ❑ significantly disturbed? Are "Normal Circumstances" present? Yes 0 No ❑ Are Vegetation ❑ , Soil ❑ , or Hydrology ❑ naturally problematic? (If needed, explain any answers in Remarks.) Summary of Findings - Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Yes ❑ No Hydric Soil Present? Yes ❑ No Is the Sampled Area Yes ❑ NO Wetland Hydrology Present? Yes ❑ No within a Wetland? Remarks: Sample plot taken within vegetated swale just upslope from wetland boundary. VEGETATION - Use scientific names of plants. Dominant C Absolute Rel.Strat. Indicator Dominance Test worksheet: Tree Stratum (Plot size: 30 ft. ) % Cover Cover Status Number of Dominant Species 1. _ 0 ❑ o.o% That are OBL, FACW, or FAC: 0 (A) 2. 0 ❑ 0.0% Total Number of Dominant 3. 0 ❑ 0.0% Species Across All Strata: 1 (B) 4. 0 ❑ 0.0% Percent of dominant Species 0 = Total Cover That Are OBL, FACW, or FAC: 0.0% (A/B) Sapling/Shrub Stratum (Plot size: 15 ft. _) 1. 0 El-o.o% Prevalence Index worksheet: 2. 0 ❑ o.o% Total % Cover of: Multiply by: 3. 0 ❑ 0.0% OBL species 0 x 1= 0 4. 0 ❑ 0.0% FACW species 0 x 2= 0 5. 0 ❑ 0.0% FAC species 0 x 3= 0 0 = Total Cover FACU species 15 x 4 = 60 Herb Stratum (Plot size: 5 ft. ) 90 450 1 Bromus inermis 90 85.7% UPL UPL species x 5 = Column Totals: 105 (p) 510 (B) 2_ Cirsium vulgare 10 ❑ 9.5% FACU 3 Sisymbrium altissimum 5 ❑ 4.8% FACU Prevalence Index = B/A = 4.857 4 0 ❑ 0.0°ro 0 ❑ o.o°ro Hydrophytic Vegetation Indicators: 5 El6 I - Rapid Test for Hydrologic Vegetation 0 ❑ 0.0% ❑ 2 - Dominance Test is > 50% 7 0 ❑ 0.0% ❑ ❑ 3 - Prevalence Index is :53.0 1 8 0 0.0% 9 0 ❑ 0.0% ❑ 4 - Morphological Adaptations' (Provide supporting 0 El 0.0% data in Remarks or on a separate sheet) 0 El0.0% 1 ❑ 5 - Wetland Non -Vascular Plants1. 10 105 = Total Cover ❑ Problematic Hydrophytic Vegetation 1 (Explain) Woody Vine Stratum (Plot size: 30 ft. ) 1 Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. 1. 0 ❑ 0.0% 2. 0 ❑ 0.0% Hydrophytic 0 = Total Cover Vegetation Present? Yes ❑ No 0 % Bare Ground in Herb Stratum: 0 Remarks: *Indicator suffix = National status or professional decision assigned because Regional status not defined by FWS. US Army Corps of Engineers Western Mountains, Valleys, and Coast - Version 2.0 Soil Sampling Point: UPL-01 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color (moistl 0/0 Color (moistl O/o Tvoel Locz Texture Remarks 0-3 10YR 2/2 100 Silt Loam 3-20 2.5Y 3/1 100 Silt Loam granualar 1Type: C=Concentration. D=Depletion. RM=Reduced Matrix, CS=Covered or Coated Sand Grains zLocation: PL=Pore Lining. M=Matrix Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils3: ❑ Histosol (Al) ❑ Sandy Redox (S5) ❑ 2 cm Muck (A10) ❑ Histic Epipedon (A2) ❑ Stripped Matrix (S6) ❑ Red Parent Material (TF2) ❑ Black Histic (A3) ❑ Loamy Mucky Mineral (Fl) (except in MLRA 1) ❑ Other (Explain in Remarks) ❑ Hydrogen Sulfide (A4) ❑ Loamy Gleyed Matrix (F2) ❑ Depleted Below Dark Surface (All) ❑ Depleted Matrix (F3) ❑ Thick Dark Surface Al2 ( ) El Redox Dark Surface (F6) 3 Indicators of hydrophytic vegetation and ❑ Sandy Muck Mineral (Sl) ❑ Depleted Dark Surface (F7) wetland hydrology must be present, ❑ Sandy Gleyed Matrix (S4) ❑ Redox depressions (F8) unless disturbed or problematic. Restrictive Layer (if present): Type: Depth (inches): Hydric Soil Present? Yes ❑ NO Remarks: No hydric soil indicators present. Hydrology Wetland Hydrology Indicators: Primary Indicators (minimum of one required; check all that apply) Secondary Indicators minimum of two required) ❑ Surface Water (Al) ❑ Water -Stained Leaves (B9) (except MLRA ❑ Water -Stained Leaves (B9) (MLRA 1, 2, ❑ High Water Table (A2) 1, 2, 4A, and 4B) 4A, and 4B) ❑ Saturation (A3) ❑ Salt Crust (Bll) ❑ Drainage Patterns (B10) ❑ Water Marks (Bl) ❑ Aquatic Invertebrates (B13) ❑ Dry Season Water Table (C2) ❑ Sediment Deposits (B2) ❑ Hydrogen Sulfide Odor (Cl) V Saturation Visible on Aerial Imagery (C9) ❑ Drift deposits (B3) ❑ Oxidized Rhizospheres on Living Roots (0) ❑ Geomorphic Position (D2) ❑ Algal Mat or Crust (B4) ❑ Presence of Reduced Iron (C4) ❑ Shallow Aquitard (D3) ❑ Iron Deposits (B5) ❑ Recent Iron Reduction in Tilled Soils (C6) ❑ FAC-neutral Test (D5) ❑ Surface Soil Cracks (B6) ❑ Stunted or Stressed Plants (DI) (LRR A) ❑ Raised Ant Mounds (D6) (LRR A) ❑ Inundation Visible on Aerial Imagery (B7) ❑ Other (Explain in Remarks) ❑ Frost Heave Hummocks (D7) ❑ Sparsely Vegetated Concave Surface (B8) Field Observations: Yes ❑ No Surface Water Present? Depth (inches): Water Table Present? Yes ❑ No 0 Depth (inches): 0� Yes ❑ NO Saturation Present? Yes ❑ No Wetland Depth (inches): 13 Hydrology Present? includes capillary fringe) Describe Recorded Data (stream gauge, monitor well, aerial photos, previous inspections), if available: Remarks: No wetland hydrology indicators present. US Army Corps of Engineers Western Mountains, Valleys, and Coast - Version 2.0 WETLAND DETERMINATION DATA FORM - Western Mountains, Valleys, and Coast Region Project/Site: Meadows Edge Subdivision City/County: Flathead Sampling Date: 08-Aug-18 Applicant/Owner: Meadows Edge LLC State: MT Sampling Point: WL-02 Investigator(s): Kevin S Schroeder, PWS Section, Township, Range: S 03 T 28N R 22W Landform (hillslope, terrace, etc.): Floodplain Local relief (concave, convex, none): concave Slope: 0.5 % / 0.3 Subregion (LRR): LRR E Lat.: 48.2195980 Long.:-114.3748460 Datum: NAD 83 Soil Map Unit Name: Alluvial land, poorly drianed _ NWI classification: PEM Are climatic/hydrologic conditions on the site typical for this time of year? lies * No ❑ (If no, explain in Remarks.) Are Vegetation ❑ , Soil ❑ , or Hydrology ❑ significantly disturbed? Are "Normal Circumstances" present? Yes 0 No ❑ Are Vegetation ❑ , Soil ❑ , or Hydrology ❑ naturally problematic? (If needed, explain any answers in Remarks.) Summary of Findings - Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? lies No ❑ Is the Sampled Area Hydric Soil Present? Yes No ❑ Yes 0 NO ❑ Wetland Hydrology Present? Yes No ❑ within a Wetland? Remarks: Sample plot location taken to best represent wetland characteristics. VEGETATION - Use scientific names of plants. Dominant C Absolute Rel.Strat. Indicator Dominance Test worksheet: Tree Stratum (Plot size: 30 ft. ) % Cover Cover Status ❑ Number of Dominant Species 1. _ 0 0.0% That are OBL, FACW, or FAC: 4 (A) 2. 0 ❑ 0.0% 3. 0 ❑ 0.0% Total Number of Dominant Species Across All Strata: 4 (B) 4. 0 ❑ 0.0% 0 = Total Cover Percent of dominant Species Sapling/Shrub Stratum (Plot size: 15 ft. _) That Are OBL, FACW, or FAC: 100.0% (A/B) 1, Alnus incana 35 ❑d 63.6% FACW Prevalence Index worksheet: 2. Salix amygdaloides 20 36.4% FACW _ Total % Cover of: Multiply by: _ 3. 0 ❑ 0.0% OBL species 90 x 1 = 90 4. 0 ❑ 0.0% FACW species 85 x 2 = 170 5. 0 ❑ 0.0% FAC species 0 x 3= 0 55 = Total Cover FACU species 0 x 4 = 0 Herb Stratum (Plot size: 5 ft. ) 0 0 1 Carexnebrascensis 60 50.0% OBL UPL species x 5 = Column Totals: 175 (p) 260 (B) 2_ Typha latifolia 20 ❑� 16.7% OBL 3 Epilobium ciliatum 15 ❑ 12.5% FACW Prevalence Index = B/A = 1.486 4 Phalaris arundinacea 10 ❑ 8.3% FACW fluviatile ❑ Hydrophytic Vegetation Indicators: 5 Equisetum 10 8.3% OBL 0 Il -Rapid Test for Hydrologic Vegetation 6 Impatiens aurella 5 El 4.2% FACW 0 2 Dominance Test is > 500/6 7 0 ❑ 0.0% ❑ ❑� 3 - Prevalence Index is :53.0 1 8 0 0.0% 9 0 ❑ 0.0% ❑ 4 - Morphological Adaptations' (Provide supporting 0 El 0.0% data in Remarks or on a separate sheet) 0 El0.0% 1 ❑ 5 - Wetland Non -Vascular Plants1. 10 120 = Total Cover ❑ Problematic Hydrophytic Vegetation 1 (Explain) Woody Vine Stratum (Plot size: 30 ft. ) 1 Indicators of hydric soil and wetland hydrology must 1. 0 ❑ 0.0% be present, unless disturbed or problematic. Hydrophytic 2. 0 ❑ 0.0% 0 = Total Cover Vegetation Present? Yes 0 No ❑ % Bare Ground in Herb Stratum: 0 Remarks: *Indicator suffix = National status or professional decision assigned because Regional status not defined by FWS. US Army Corps of Engineers Western Mountains, Valleys, and Coast - Version 2.0 Soil Sampling Point: WL-02 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color (moistl % Color (moistl % Tvoel Locz Texture _ Remarks 0-4 10YR 2.5/1 100 Silt Loam very fibrous 4-20 10YR 2/1 100 Silt Loam granualar 1Type: C=Concentration. D=Depletion. RM=Reduced Matrix, CS=Covered or Coated Sand Grains zLocation: PL=Pore Lining. M=Matrix Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils3: V Histosol (Al) ❑ Sandy Redox (S5) ❑ 2 cm Muck (A10) ❑ Histic Epipedon (A2) ❑ Stripped Matrix (S6) ❑ Red Parent Material (TF2) ❑ Black Histic (A3) ❑ Loamy Mucky Mineral (Fl) (except in MLRA 1) ❑ Other (Explain in Remarks) ❑ Hydrogen Sulfide (A4) ❑ Loamy Gleyed Matrix (F2) ❑ Depleted Below Dark Surface (All) ❑ Depleted Matrix (F3) ❑ Thick Dark Surface Al2 ( ) El Redox Dark Surface (F6) 3 Indicators of hydrophytic vegetation and ❑ Sandy Muck Mineral (Sl) ❑ Depleted Dark Surface (F7) wetland hydrology must be present, ❑ Sandy Gleyed Matrix (S4) ❑ Redox depressions (F8) unless disturbed or problematic. Restrictive Layer (if present): Type: Depth (inches): Hydric Soil Present? Yes 0 No 0 Remarks: Hydrology Wetland Hydrology Indicators: Primary Indicators (minimum of one required; check all that apply) Secondary Indicators minimum of two required) ❑ Surface Water (Al) ❑ Water -Stained Leaves (B9) (except MLRA ❑ Water -Stained Leaves (B9) (MLRA 1, 2, * High Water Table (A2) 1, 2, 4A, and 4B) 4A, and 4B) 0 Saturation (A3) ❑ Salt Crust (Bll) ❑ Drainage Patterns (B10) ❑ Water Marks (Bl) ❑ Aquatic Invertebrates (B13) ❑ Dry Season Water Table (C2) ❑ Sediment Deposits (B2) ❑ Hydrogen Sulfide Odor (Cl) V Saturation Visible on Aerial Imagery (C9) ❑ Drift deposits (B3) ❑ Oxidized Rhizospheres on Living Roots (0) ❑ Geomorphic Position (D2) ❑ Algal Mat or Crust (B4) ❑ Presence of Reduced Iron (C4) ❑ Shallow Aquitard (D3) ❑ Iron Deposits (B5) ❑ Recent Iron Reduction in Tilled Soils (C6) 0 FAC-neutral Test (D5) ❑ Surface Soil Cracks (B6) ❑ Stunted or Stressed Plants (DI) (LRR A) ❑ Raised Ant Mounds (D6) (LRR A) ❑ Inundation Visible on Aerial Imagery (B7) ❑ Other (Explain in Remarks) ❑ Frost Heave Hummocks (D7) ❑ Sparsely Vegetated Concave Surface (B8) Field Observations: Surface Water Present? Yes 0 No Depth (inches): Water Table Present? Yes 0 No 0 Depth (inches): 0� Yes 0 No 0 Saturation Present? Yes No 0 Wetland Depth (inches): Hydrology Present? includes capillary fringe) Describe Recorded Data (stream gauge, monitor well, aerial photos, previous inspections), if available: Remarks: Recieves water from Spring Creek as well as groundwater. US Army Corps of Engineers Western Mountains, Valleys, and Coast - Version 2.0 WETLAND DETERMINATION DATA FORM - Western Mountains, Valleys, and Coast Region Project/Site: Meadows Edge Subdivision City/County: Flathead Sampling Date: 08-Aug-18 Applicant/Owner: Meadows Edge LLC State: MT Sampling Point: UPL-02 Investigator(s): Kevin S Schroeder, PWS Section, Township, Range: S 03 T 28N R 22W Landform (hillslope, terrace, etc.): Toeslope Local relief (concave, convex, none): none Slope: 20.0 % / 11.3 ° Subregion (LRR): LRR E Lat.: 48.2194360 Long.:-114.3747810 Datum: NAD 83 Soil Map Unit Name: Kalispell loam, 3 - 7 % slopes _ NWI classification: UPL Are climatic/hydrologic conditions on the site typical for this time of year? lies * No 0 (If no, explain in Remarks.) Are Vegetation ❑ , Soil ❑ , or Hydrology ❑ significantly disturbed? Are "Normal Circumstances" present? Yes 0 No ❑ Are Vegetation ❑ , Soil ❑ , or Hydrology ❑ naturally problematic? (If needed, explain any answers in Remarks.) Summary of Findings - Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? lies ❑ No Hydric Soil Present? Yes ❑ No Is the Sampled Area Yes 0 No Wetland Hydrology Present? Yes ❑ No within a Wetland? Remarks: Sample plot taken on side slope just above wetland boundary. VEGETATION - Use scientific names of plants. Dominant C Absolute Rel.Strat. Indicator Dominance Test worksheet: Tree Stratum (Plot size: 30 ft. ) % Cover Cover Status ❑ Number of Dominant Species 1. _ 0 0.0% That are OBL, FACW, or FAC: 1 (A) 2. 0 ❑ 0.o% 3. 0 ❑ 0.0% Total Number of Dominant Species Across All Strata: 3 (B) 4. 0 ❑ 0.0% 0 = Total Cover Percent of dominant Species Sapling/Shrub Stratum (Plot size: 15 ft. _) That Are OBL, FACW, or FAC: 33.3% (A/B) 1, Crataegus douglasii 3 ❑ 100.0% FAC Prevalence Index worksheet: 2. 0 ❑ o.o% Total % Cover of: Multiply by: 3. 0 ❑ 0.0% OBL species 0 x 1= 0 4. 0 ❑ 0.0% FACW species 0 x 2= 0 5. 0 ❑ 0.0°ro FAC species 43 x 3 = 129 3 = Total Cover FACU species 67 x 4 = 268 Herb Stratum (Plot size: 5 ft. ) 0 0 1 Cirsium arvense 40 37.4% FAC UPL species x 5 = Column Totals: 110 (p) 397 (B) 2_ Tanacetum vulgare 40 ❑� 37.4% FACU 3 Galium aparine 25 23.4% FACU Prevalence Index = B/A = 3.609 4 Verbascum thapsus 2 ❑ 1.9% FACU 0 ❑ °ro o.o Hydrophytic Vegetation Indicators: 5 5 El0 I - Rapid Test for Hydrologic Vegetation ❑ 0.0% ❑ 2 - Dominance Test is > 50% 7 0 ❑ 0.0% ❑ ❑ 3 - Prevalence Index is <_3.0 1 8 0 0.0% 9 0 ❑ 0.0% ❑ 4 - Morphological Adaptations' (Provide supporting 0 El 0.0% data in Remarks or on a separate sheet) 0 El0.0% 1 ❑ 5 - Wetland Non -Vascular Plants1. 10 107 = Total Cover ❑ Problematic Hydrophytic Vegetation 1 (Explain) Woody Vine Stratum (Plot size: 30 ft. ) 1 Indicators of hydric soil and wetland hydrology must 1. 0 ❑ 0.0% be present, unless disturbed or problematic. 2. 0 ❑ 0.0% Hydrophytic 0 = Total Cover Vegetation Present? Yes ❑ NO 0 % Bare Ground in Herb Stratum: 0 Remarks: Non -desirable (invasive) species dominant. *Indicator suffix = National status or professional decision assigned because Regional status not defined by FWS. US Army Corps of Engineers Western Mountains, Valleys, and Coast - Version 2.0 Soil Sampling Point: UPL-02 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color (moistl % Color (moistl % Tvoel Locz Texture Remarks 0-3 2.5Y 3/2 100 Silt Loam 3-22 10YR 4/2 100 Silt Loam 1Type: C=Concentration. D=Depletion. RM=Reduced Matrix, CS=Covered or Coated Sand Grains zLocation: PL=Pore Lining. M=Matrix Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils3: ❑ Histosol (Al) ❑ Sandy Redox (S5) ❑ 2 cm Muck (A10) ❑ Histic Epipedon (A2) ❑ Stripped Matrix (S6) ❑ Red Parent Material (TF2) ❑ Black Histic (A3) ❑ Loamy Mucky Mineral (Fl) (except in MLRA 1) ❑ Other (Explain in Remarks) ❑ Hydrogen Sulfide (A4) ❑ Loamy Gleyed Matrix (F2) ❑ Depleted Below Dark Surface (All) ❑ Depleted Matrix (F3) ❑ Thick Dark Surface Al2 ( ) El Redox Dark Surface (F6) 3 Indicators of hydrophytic vegetation and ❑ Sandy Muck Mineral (Sl) ❑ Depleted Dark Surface (F7) wetland hydrology must be present, ❑ Sandy Gleyed Matrix (S4) ❑ Redox depressions (F8) unless disturbed or problematic. Restrictive Layer (if present): Type: Depth (inches): Hydric Soil Present? Yes ❑ NO Remarks: No hydric soil indicators present. Hydrology Wetland Hydrology Indicators: Primary Indicators (minimum of one required; check all that apply) Secondary Indicators minimum of two required) ❑ Surface Water (Al) ❑ Water -Stained Leaves (B9) (except MLRA ❑ Water -Stained Leaves (B9) (MLRA 1, 2, ❑ High Water Table (A2) 1, 2, 4A, and 4B) 4A, and 4B) ❑ Saturation (A3) ❑ Salt Crust (Bll) ❑ Drainage Patterns (B10) ❑ Water Marks (Bl) ❑ Aquatic Invertebrates (B13) ❑ Dry Season Water Table (C2) ❑ Sediment Deposits (B2) ❑ Hydrogen Sulfide Odor (Cl) V Saturation Visible on Aerial Imagery (C9) ❑ Drift deposits (B3) ❑ Oxidized Rhizospheres on Living Roots (0) ❑ Geomorphic Position (D2) ❑ Algal Mat or Crust (B4) ❑ Presence of Reduced Iron (C4) ❑ Shallow Aquitard (D3) ❑ Iron Deposits (B5) ❑ Recent Iron Reduction in Tilled Soils (C6) ❑ FAC-neutral Test (D5) ❑ Surface Soil Cracks (B6) ❑ Stunted or Stressed Plants (DI) (LRR A) ❑ Raised Ant Mounds (D6) (LRR A) ❑ Inundation Visible on Aerial Imagery (B7) ❑ Other (Explain in Remarks) ❑ Frost Heave Hummocks (D7) ❑ Sparsely Vegetated Concave Surface (B8) Field Observations: Yes ❑ No Surface Water Present? Depth (inches): Water Table Present? Yes ❑ No 0 Depth (inches): Yes ❑ NO Saturation Present? Yes ❑ No Wetland Depth (inches): Hydrology Present? includes capillary fringe) Describe Recorded Data (stream gauge, monitor well, aerial photos, previous inspections), if available: Remarks: No wetland hydrology indicators present. US Army Corps of Engineers Western Mountains, Valleys, and Coast - Version 2.0 APPENDIX C REPRESENTATIVE PHOTOGRAPHS 100 REgpE� Photo 1: WL-01 (PEM) in low-lying area; Farm to Market Road in background (northeast view). , f •.� 1 1 Photo 2: WL-01 (PEM) taken from Farm to Market Road (west view). 72� REgpE� Photo 3: Soil sample at WL-01; obscured by reed canarygrass. Photo 4: WL-02 (PFO community) taken at northwestern boundary (northeast view). 73� REgpE� 74� ems, k OWSig x �. E,- r / N 6 l ¢ 6n Yd {c Photo 5: WL-02 (PSS community) mostly gray alders (east view). T ' �, 4s°ry•�^4'4p_ li q 4.�Owl. E Or a r '.r�� 4 N -,� C % ,-�'�' i ;�'eyr H�1" R.'��i�yp`6•` 'IiA , Y�. .��ip" iP UN i 4 a�� `r"✓,F � � s+. � ?ir�� P / � ;M � 1�� `. � ri r � � Y,�F F�l�� "j�l ! F ��-.'�'.- dei j8 :'���.. ili '1..¢ � ° i:. ��� f91,' li��' �ti`1�`,?�.• Photo 6: WL-02 (PEM community) (north view). REgpE� Photo 7: Soils Sample at WL-02. C-5 National Flood Hazard Layer FIRNlette 9. FEMA Legend Fhi4l ead 3�00 AREA OF PY INMW 30029080 eff.11f412015 0 750 b0U 1,00C 1,500 SEE FIB REPORT POR DETAILED LEdEND A.ND INOEx MAP FOR RRM PANEL L45Trdr ir L Wlthuut Base Road Elevation (BFE) 2orrc A. Y A 99 of orr SPECIAL FLOOD W [h BFE or Depth lvrta Ae AG. Ax. �. An iiiiiiiiiiiiiiir J It • A.■ HAZARDAREAS Regulatory Roadway (I 0.2% annual Chance Flood Areas y av, of 1X. annual chance flowith od with average depth less than one fool or with drainage areas of less than one sq uare mite? -r �tV Future Conn ions 2%Annual Chance Flood Hazard z-, x Area with Reddded Flddd Risk due W %. l HER AREA$ OF Levee• See Notes. z:�•.� FLCOD HAZARD r,- Area vmh Flood Risk due to Lereez���n - L - 6Ilk Izoscws Area of Mln+mal Flood Hazard z. c x 0 Effective LOMRs OTHER AREAS Area of Undetermined Rood Hamrd z.,•e o GENERAL ---- Channel, Culvert, or Storm Sewer STRUCTURES III Jill Levee.Dike, or Roodwall Ciaunty t l Cross Spctlans wlti, 1%Annual Chance pqr7ir"I —+y a,_ r 1L Water Surface Elevations 1iAZARD � n- - - Coastal Transact i •.- iQ— Base Flood Elevation Une (Ili r Limit of Study l Jurisdiction Boundary -- --- Coastal Trmsecl Baseline N R22W 52 OTHER _ Profile Baseline FEATURES HrdrOgraphlc Feature Digital Data Available �1 No Dlgltal Data Available ` 4 MAP PANELS Unmapped The pin displayed on the map Is an approximate point seiectad by the user and does not represent an authoritative property location. This map complies with Ili standards for the use of digital Rood maps If h is not void as descrl bed below The base map shown complies w ith FEMA's basemap accuracy standards The Flood hazard information ifi derived directly from the authoritative N FHL web servloes provided try FEMA- Thi5 map was exported on 619; 2021 at 7:13 PM and does not _ reflect changes or amendments subsequent to this date and - ti me. The NFHL and etiective information may change or become superseded try new daW overtime- C1tv. O{pCI� �0002 This map image d if the one or more o. following map �L '~ elements do no[ appear. basemap imagery. flood zone labels, `• legend• Scale tar. map CreaNdrl date, dditIMU iry Identifiers, FIRM panel number, and FIRM directive dale. Map Images tar Feet 1.6, 000 I14127'9•W 4R'12'5]'N unmapped and unmodernized areas cannot be used for 2,0013 regulatcry purposes BablrRtap: U5G5 +Vatrona+ M17ap: Orthoirna�ery: Uata refreshed Ocfobm 2CL - WII y Parks t J I' � :M , �� � ��� � a } � � � �_�I Imo_ if Subject Property - Legend Kalispell, Park o ` — I ltvergreen I _ . � h I ly S' 'qAn d , ,.tip r h 1 Ei IUlm f l P = 33 • -, `' � .� :i � •'�� �' - its;-G Q `��; � i� `' �; L'T , iA�UNNAMED PARK -Kallsp (Kalispell I .F Zt El El El I Ple s � J � � a a�tlsland" L HER- • . • - 0 _ Google Earth w L { N 3 mi 2018 Googie i a s o. a -- — March 29, 2019 Stephanie Reynolds, PE Senior Project Engineer W GM Group 431 1st Ave West Kalispell, MT 59901 Re: Meadows Edge Sanitary Sewer Capacity Dear Ms. Reynolds: Recently, the Public Works Department met with Edge Development concerning the sanitary sewer capacity remaining downstream of the Meadows Edge Subdivision. As you are aware, sanitary sewer from Phase IA of Meadows Edge is designed to flow across Farm to Market (West Spring Creek Road) at the intersection with Mountain Vista Way. Gravity sanitary sewer flows then continue through Mountain Vista Subdivision, crosses Three Mile Drive at the intersection with Heaven's Peak, and then flows through the western half of Spring Creek Subdivision, where the flows finally connect to the West Side Sewer Interceptor at Pine Draw Avenue. All of the gravity sewer main is 8-inch PVC and most of the sewer main is installed at minimum slope. The existing sewer capacities of the downstream portions of this 8-inch main were initially analyzed based on the sanitary sewer modeling completed in 2012 to determine the pipe capacities remaining for upstream sewer connections. Sewer flows from Rockwood Ranch were also included in this analysis as WGM had presented a preliminary plat and phasing plan for Rockwood Ranch. Phase 1 of Rockwood Ranch had 48 single family lots designated to now through the existing 8-inch sewer infrastructure. Based on the findings of these analyses, conditions were placed on Rockwood Ranch and Meadows Edge dictating at which phase of each development, connection and extension of the Westside Sewer Interceptor would be required. A condition was placed on Rockwood Ranch requiring the extension of the Westside Sewer Interceptor to the northwest property corner of the development prior to final plat of Phase 2. Similarly, a condition was placed on the PUD for Meadows Edge requiring connection into the Westside Sewer Interceptor for phases 2 -5. 201 ]'Avenue East, P.O. Box 1997, Kalispell, MT 59903 —Phone (406)758-7720 — Fax (406)758-7831 www. ka&spell.com A new Wastewater Facility Plan Update (WWFPU) is in draft form and will soon be adopted by the City. Part of the development of the Facility Plan Update included new modeling of the sanitary sewer collection system. Based on the findings of this modeling, the conveyance capacities were revisited in relation to Meadows Edge. Current modeling shows a design now capacity in the most critical portion of the 8-inch sewer main of 343.4 gpm based on pipe diameter and the installed slope of the pipe. Using the recommended design values from the WWFPU, and peaking factors based on population as specified in MDEQ Circular 2, the following table was developed. Development Lot Type No. E o c W a o a° Z o a' u a° to L 0 a LL. Peak Day Peak Hour E a ot Um gal gpm gpm Spring Creek FBO SF 79 197.5 59,013.0 41 343.4 Totals = 197.5 197.5 4.15 59,013.0 41 302.4 Mtn Vista FBO SF 96 240.0 70,329.6 48.8 Duplex 26 130.0 19,047.6 13.2 LP 37 92.5 74.8 Totals = 370.0 567.5 4.07 89,377.2 137 165.6 R. Ranch Ph 1 SF 48 120.0 36,892.8 25.6 Totals = 120.0 317.5 4.27 36,892.8 25.6 140 Meadows Edge Ph 1 SF 65 162.5 43,758.0 30.4 4-plex 9 90.0 28,274.4 19.6 3-plex 7 52.5 16,493.4 11.5 Duplex 9 45.0 14,137.2 9.8 Totals = 350.0 1,235.0 3.74 1021663.0 71.3 68.7 Meadows Edge Ph 2 SF 37 92.5 24,708.6 17.2 Comm. 2.44 12.0 4,435.7 4.6 Totals = 104.5 1,339.5 3.71 29,144.3 21.8 46.9 Meadows Edge Ph 3 SF 13 32.5 8,587.8 6 4-plex 11 110.0 33,910.8 23.5 Duplex 16 80.0 24,662.4 17.1 Totals = 222.5 1,562.0 3.67 671161.0 46.6 0.3 Meadows Edge Ph 4 SF 52 130.0 34,070.4 23.7 Totals = 130.0 1,692.0 3.64 34,070.4 23.7 -23.4 Meadows Edge Ph 5 Comm. 3.28 16.1 5,850.2 22.2 Totals = 16.1 1 1,708.0 13.641 5,850.21 22.2 -45.6 LP = Low pressure system. E-One analysis calculated a max flow of 74.79 gpm. Page 2 of-3 A preliminary version of this table was discussed with Edge Development and did not account for peak flows from the low-pressure sewer in Mountain Vista. When the entire upstream area was analyzed assuming gravity flow, the analysis showed just enough capacity to serve all of Meadows Edge. Once the design report for Phase 4 of Mountain Vista was reviewed to determine the max flow rate from the low-pressure sewer system (attached), the peak flow rates were corrected, which had a significant impact on the remaining flow capacity. As demonstrated in the table above, there is currently enough capacity in the most critical downstream portion of the existing 8-inch sewer main to serve the first 3 phases of Meadows Edge with gravity sewer service. However, this would leave little to no sewer capacity allocation to the property north of Mountain Vista. As such, the design team should only anticipate gravity sewer flows from phases 1, 2 and 5 flowing through Mountain Vista. After that point, connection to the WSI should be completed. Additionally, Edge Development indicated parts of the development are unable to connect into the Mountain Vista line via gravity flow and will instead require the design and installation of a lift station. Peak flows from any proposed lift stations within Meadows Edge will be utilized to determine available flow capacities in the downstream portions of the 8-inch gravity main. Please let me know if you have any questions or if you require further clarification on the information contained in this letter. Sincerely, Keith Haskins, PE City Engineer Enclosure: 1 page — Preliminary Pressure Sewer — Pipe Sizing and Branch Analysis cc: Wade Rademacher Page 3 of-3 From: Donovan Voeller <Donovan.Voeller@AE2S.com> Sent: Friday, February 28, 2020 2:15 PM To: Keith Haskins Subject: [EXTERNAL] TO-7 - Meadows Edge Sewer Analysis Attachments: Sewer Main Available Capacities.xlsx Keith, Attached is the updated spreadsheet for the Meadows Edge sewer analysis and below is the summary of findings. Let me know if you have any questions or would like to discuss further. In the spreadsheet there are three tabs: ■ Original —your original analysis ■ Updated (all gravity) — An updated version, however, this assumes all flows contribute by gravity — not realistic. • Updated (LP @ 75gpm) — Use this tab as it takes into consideration that the LP system pumps at 75 gpm and reduces flow available to other developments. ntrolling Sewer Segment and Capacity: ■ Controlling Segment: 8-inch main on Triple Creek Dr between Battle Ridge Dr and Pine Draw Ave • Slope:0.0036 • Capacity at d/D = 0.7: 323 gpm o Calculated at Manning's n = 0.011 ■ Equivalent Average Flow = 86 gpm or 123,840 gpd o PF = 3.74 based on 100 gpcd and population = 1,238 people If the Low Pressure (LP) system operates at a peak flow of 75 gpm: o The capacity available to other developments is reduced to 248 gpm o The Equivalent Average Flow = 64.9 gpm or 93,456 gpd • PF = 3.82 based on 100 gpcd and population = 935 people. System Capacity Summary ■ Existing Allotted Flows: o The existing pipe has capacity to serve: • Spring Creek • Mountain Vista • the LP area ■ Meadows Edge Phase 1. o Excess capacity is about 67 gpm during peak hour. • Meadows Edge Please 2: o The existing pipe has capacity to serve Meadows Edge Phase 2. • Excess capacity after Phase 2 is added is about 41 gpm during peak hour. • Meadows Edge Phase 3 & 4: o The location of these phases will require a lift station. The lift station will need to be sized sufficiently to maintain velocities within a forcemain. A minimum forcemain size of 4-inches requires a minimum flow rate of 160 gpm. Based on an assumed lift station peak flow of 160 gpm, the existing sewer does not have capacity to serve Phases 3 and 4. o Due to limited capacity in the sewer it is recommended to route the flow from Phases 3 and 4 away from Triple Creek Dr and directly to the West Side Interceptor. Development North of Mountain_ Vista: o A 125 unit development was identified with a potential connection to sewer on Mountain Vista Way. Due to topography, this development will need a low-pressure system or a private lift station installed. Flow from the LP system or lift station will need to limited to: • Less that 67 gpm if Meadows Edge Phase 2 does not contribute flow • Less that 41 gpm if Phase 2 contributes flow. o Due to the limited capacity in the sewer it is recommended to route the flow from the North 125 development away from Triple Creek Dr and directly to the West Side Interceptor. Donovan Voeller, PE Project Engineer Advanced Engineering and Environmental Services, Inc. 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