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Parkland Meadows Staff ReportKALisPEii. Development Services Department 201 1st Avenue East Kalispell, MT 59901 Phone: (406) 758-7940 Fax: (406) 758-7739 www.kalispell.com/plannine REPORT TO: Doug Russell, City Manager FROM: PJ Sorensen, Senior Planner SUBJECT: KA-21-04/KPUD-21-03/KPP-21-07 — Parkland Meadows Annexation, Initial Zoning, Planned Unit Development Zoning Overlay, and Preliminary Plat MEETING DATE: October 4, 2021 BACKGROUND: G23 Properties, LLC has submitted an application for the Parkland Meadows Planned Unit Development ("PUD"), which is a Residential Mixed Use PUD overlay on approximately 38.4 acres of land at the northeast corner of Airport Road and Cemetery Road. The proposal includes annexation of the property, initial zoning of RA-1 (Residential Apartment) on approximately 31.1 acres, and initial zoning of B-1 (Neighborhood Business) on approximately 7.1 acres, as well as major preliminary plat approval for the development. The PUD calls for a total of 480 dwelling units in the RA-1 area as well as development which may occur within the B-1 area consistent with that zoning. The preliminary plat encompasses the entire PUD and includes 7 RA-1 lots and 7 B-1 lots. The property can be described as Assessor's Tracts 13D, 13E and 6J located in the SW1/4 of Section 20 and the NW1/4 of Section 29, Township 28 North, Range 21 West, P.M.,M., Flathead County, Montana. The Kalispell Planning Board held a duly noticed public hearing on September 14, 2021, to consider the request. Staff presented amended staff report KA-21-04/KPUD-21-03/KPP-21-07 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. Three public comments were received at the public hearing in addition to comments from the applicant. The comments related to potential impacts on a nearby farm, increased traffic, proximity to the city airport, buffering, and overall density. The public hearing was closed, and a motion was presented to adopt amended staff report KA-21-04/KPUD-21-03/KPP-21-07 as findings of fact and recommend to the Kalispell City Council that the annexation and initial zoning be approved. Board discussion concluded that the request was appropriate, and the motion was approved on a unanimous vote. RECOMMENDATIONS: ANNEXATION: It is recommended that the Kalispell City Council approve Resolution 6052, a Resolution to provide for the alteration of boundaries of the City of Kalispell by including therein as an annexation Assessor's Tracts 13D, 13E and 6J located in the Southwest Quarter of Section 20 and the Northwest Quarter of Section 29, Township 28 North, Range 21 West, P.M.,M., Flathead County, Montana. INITIAL ZONING AND PLANNED UNIT DEVELOPMENT: It is recommended that the Kalispell City Council approve the first reading of Ordinance 1864, an Ordinance to amend Section 27.02.010, official zoning map, City of Kalispell Zoning Ordinance 1677, by zoning certain real property described as Assessor's Tracts 13D, 13E and 6J located in the Southwest Quarter of Section 20 and the Northwest Quarter of Section 29, Township 28 North, Range 21 West, P.M.,M., Flathead County, Montana, as RA-1 (Residential Apartment) and B-1 (Neighborhood Business), and applying a Residential Mixed Use Planned Unit Development Zoning Overlay subject to 41 conditions in accordance with the Kalispell Growth Policy Plan- It 2035, and provide an effective date. PRELIMINARY PLAT: It is recommended that the Kalispell City Council approve Resolution 6053, a resolution approving a request from G23 Properties, LLC for approval of the preliminary plat for Parkland Meadows (KPP-21-07), a major subdivision preliminary plat consisting of approximately 38.4 acres with 41 conditions of approval, which can be described as Assessor's Tracts 13D, 13E and 6J located in the Southwest Quarter of Section 20 and the Northwest Quarter of Section 29, Township 28 North, Range 21 West, P.M.,M., Flathead County, Montana. FISCAL EFFECTS: There are no anticipated fiscal impacts at this time. ALTERNATIVES: Deny the request. ATTACHMENTS: Resolution 6052 Ordinance 1864 Resolution 6053 September 14, 2021, Kalispell Planning Board Minutes Staff Report (Amended) Application Materials & Maps Aimee Brunckhorst, Kalispell City Clerk KALISPELL CITY PLANNING BOARD & ZONING COMMISSION MINUTES OF REGULAR MEETING SEPTEMBER 14, 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 (zoom), Joshua Borgardt, George Giavasis, Kurt Vomfell and Ronalee Skees. PJ Sorensen and Jarod Nygren represented the Kalispell Planning Department. APPROVAL OF MINUTES Skees moved and Vomfell seconded a motion to approve the minutes of the August 10, 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. BOARD MEMBER SEATED Rory Young recused himself. KA-21-04/KPUD-21-03/KPP-21-07 A request from G23 Properties, LLC for the Parkland Meadows Planned PARKLAND MEADOWS Unit Development ("PUD"), which is a Residential Mixed Use PUD overlay on approximately 38.4 acres of land at the northeast corner of Airport Road and Cemetery Road. The proposal includes annexation of the property, initial zoning of RA-1 (Residential Apartment) on approximately 31.1 acres, and initial zoning of B-1 (Neighborhood Business) on approximately 7.1 acres, as well as major preliminary plat approval for the development. STAFF REPORT PJ Sorensen representing the Kalispell Planning Department reviewed Staff Report #KA-21-04, #KPUD-21-03 and #KPP-21-07. Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt Staff Report #KA-21-04 as findings of fact and recommend to the Kalispell City Council that the property be annexed and the zoning for the property be approved as detailed herein, with approximately 31.1 acres to be zoned RA-1 (Residential Apartment), and approximately 7.1 acres that will be zoned B-1 (Neighborhood Business), with a PUD overlay on the entire property. Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt Staff Report #KPUD-21-03 as findings of fact and recommend to the Kalispell City Council that the PUD for Parkland Meadows be approved subject to the conditions listed in the staff report. Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt staff report #KPP-21-07 as findings of fact and recommend to the Kalispell City Council that the preliminary plat for Parkland Meadows be approved subject to the conditions listed in the staff report. Kalispell City Planning Board Minutes of the meeting of September 14, 2021 Pagel Sorensen noted that there is a typo in Condition #1 and that staff is proposing an amendment be made to change it to read: The Planned Unit Development for Parkland Meadows allows the following deviation from the Zoning Regulations: (1) Minimum lot size: Sec 27.09.040(1) — Minimum lot size per unit as shown on the submitted plans. BOARD DISCUSSION None. PUBLIC HEARING Karissa Prewitt — 387 Cemetery Rd. — Concerned with impacts on her hay field and livestock as well as the increased traffic on Cemetery Rd. Jason Prewitt — 387 Cemetery Rd. — Asked about any proposed boundary wall to separate his property from the subdivision. Tim Wise — 2097 Airport Rd. — Concerned with proposed density, increased traffic and additional noise and the impacts on his farm. He is also concerned with the fly zone for the airport and feels the subdivision should be a no -fly zone. Toby McIntosh — 2250 Hwy 93 South — Jackola Engineering — representative for applicant, offered to answer any questions. MOTION — KA-21-04 Vomfell moved and Kauffman seconded a motion that the Kalispell City ANNEXATION Planning Board and Zoning Commission adopt amended Staff Report #KA-21-04 as findings of fact and recommend to the Kalispell City Council that the property be annexed and the zoning for the property be approved as detailed herein, with approximately 31.1 acres to be zoned RA -I (Residential Apartment), and approximately 7.1 acres that will be zoned B-I (Neighborhood Business), with a PUD overlay on the entire property. BOARD DISCUSSION None. ROLL CALL Motion passed unanimously on a roll call vote. MOTION — KPUD-21-03 Kauffinan moved and Vomfell seconded a motion that the Kalispell City PLANNED UNIT DEVELOPMENT Planning Board and Zoning Commission adopt amended Staff Report #KPUD-21-03 as findings of fact and recommend to the Kalispell City Council that the PUD for Parkland Meadows be approved subject to the proposed conditions, as amended, listed in the staff report. BOARD DISCUSSION Graham inquired about the no -fly zone concerns mentioned during public comment. He asked staff to speak to how the review process works. Sorensen noted that when it comes to the airport there is something referred to as the airport affected area that is tied into the city zoning ordinance and is based off the FAA model ordinance. This is used to review the fly zone and if changes need to be made. Board discussed other public concerns regarding Cemetery Rd, increased traffic, proposed screening of subdivision from neighboring Kalispell City Planning Board Minutes of the meeting of September 14, 2021 Page 12 properties. ROLL CALL Motion passed unanimously on a roll call vote. MOTION — KPP-21-07 Vomfell moved and Kauffinan seconded a motion that the Kalispell City PRELIMINARY PLAT Planning Board and Zoning Commission adopt amended staff report #KPP-21-07 as findings of fact and recommend to the Kalispell City Council that the preliminary plat for Parkland Meadows be approved subject to the proposed conditions, as amended, listed in the staff report. BOARD DISCUSSION None. ROLL CALL Motion passed unanimously on a roll call vote. BOARD MEMBER RE -SEATED Rory Young re -seated. KZC-21-0I/KPUD-21-02/KPP-21-06 A request from Kilday & Stratton for the Starling Phases 1-8 Planned STARLING PHASES 1-8 Unit Development ("PUD"), which is a Residential Mixed Use PUD overlay on approximately 58.0 acres of land on the west side of Stillwater Road to the west of Timberwolf Parkway. The property was previously annexed with an R-3 (Residential) underlying zone and has an expired PUD overlay over the full section of land. This proposal would rezone the 58.0 acres to RA-1 (Residential Apartment) with a new PUD overlay for the subject property. The proposal includes a proposed preliminary plat for Phases 1-3 of the project, which encompasses 20.84 acres of land. STAFF REPORT PJ Sorensen representing the Kalispell Planning Department reviewed Staff Report #KZC-21-01, #KPUD-21-02 and #KPP-21-06. Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt Staff Report #KZC-21-01 as findings of fact and recommend to the Kalispell City Council that the zoning for the entire 58.0 acres of the property be changed from R-3 (Residential) to RA-1 (Residential Apartment), with a PUD overlay. Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt Staff Report #KPUD-21-02 as findings of fact and recommend to the Kalispell City Council that the PUD for Starling Phases 1-8 be approved subject to the conditions listed in the staff report. Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt staff report #KPP-21-06 as findings of fact and recommend to the Kalispell City Council that the preliminary plat for Starling Phases 1-3 be approved subject to the conditions listed in the staff report. BOARD DISCUSSION Board discussed subdivision access, sidewalk along Stillwater Rd and lot sizes. PUBLIC HEARING Greg Stratton — 2880 Technology Blvd West — Applicant for project, offered to answer questions for the board. Kalispell City Planning Board Minutes of the meeting of September 14, 2021 Page13 MOTION — KZC-21-01 Kauffman moved and Borgardt seconded a motion that the Kalispell City ZONE CHANGE Planning Board and Zoning Commission adopt Staff Report #KZC-21- 01 as findings of fact and recommend to the Kalispell City Council that the zoning for the entire 58.0 acres of the property be changed from R-3 (Residential) to RA-1 (Residential Apartment), with a PUD overlay. BOARD DISCUSSION None. ROLL CALL Motion passed unanimously on a roll call vote. MOTION — KPUD-21-02 Skees moved and Borgardt seconded a motion that the Kalispell City PLANNED UNIT DEVELOPMENT Planning Board and Zoning Commission adopt Staff Report #KPUD-21- 02 as findings of fact and recommend to the Kalispell City Council that the PUD for Starling Phases 1-8 be approved subject to the conditions listed in the staff report. BOARD DISCUSSION Graham noted for the public that the reason there is not always a lot of discussion on these large PUD's is because most discussion is done at the Work Session. ROLL CALL Motion passed unanimously on a roll call vote. MOTION — KPP-21-06 Vomfell moved and Kauffman seconded a motion that the Kalispell City PRELIMINARY PLAT Planning Board and Zoning Commission adopt staff report #KPP-21-06 as findings of fact and recommend to the Kalispell City Council that the preliminary plat for Starling Phases 1-3 be approved subject to the conditions listed in the staff report. BOARD DISCUSSION None. ROLL CALL Motion passed unanimously on a roll call vote. KZTA-21-03 — MARIJUANA A request from the City of Kalispell for a zoning text amendment DISPENSARIES specifying appropriate zones, criteria and definitions for marijuana dispensaries, cultivation, and processing. The text amendment is necessary to address recent changes in state law which will become effective at the end of the year. The proposal would add new use categories for marijuana dispensaries, marijuana cultivation, and marijuana manufacturing, along with related definitions. STAFF REPORT PJ Sorensen representing the Kalispell Planning Department reviewed Staff Report # KZTA-21-03. Staff recommends that the Kalispell City Planning Board adopt the findings in staff report KZTA-21-03 and recommend to the Kalispell City Council that the proposed amendment be adopted as provided herein. BOARD DISCUSSION Board discussed parking requirements as well as use requirements. Skees noted for the public that this item has been through numerous work sessions. Kalispell City Planning Board Minutes of the meeting of September 14, 2021 Page 14 PUBLIC HEARING None. MOTION Kauffman moved and Borgardt seconded a motion that the Kalispell City Planning Board and Zoning Commission adopt the findings in staff report KZTA-21-03 and recommend to the Kalispell City Council that the proposed amendment be adopted as provided herein. BOARD DISCUSSION Vomfell noted that he believes that restrictions on dispensaries should be no different than liquor stores, and does not support the administrative CUP or additional buffering requirements. ROLL CALL Motion passed 6-1 on a roll call vote (Vomfell voted against). OLD BUSINESS Staff updated board on recent City Council approvals. NEW BUSINESS Staff updated board on the October 12t1i Planning Board Agenda. ADJOURNMENT The meeting adjourned at approximately 7:37pm. Chad Graham President APPROVED as submitted/amended: Kari Barnhart Recording Secretary Kalispell City Planning Board Minutes of the meeting of September 14, 2021 Page 15 PARKLAND MEADOWS PUD (AMENDED) ANNEXATION/INTIAL ZONING - STAFF REPORT #KA-21-04 PLANNED UNIT DEVELOPMENT - STAFF REPORT #KPUD-21-03 MAJOR SUBDIVISION - STAFF REPORT #KPP-21-07 KALISPELL PLANNING DEPARTMENT SEPTEMBER 8, 2021 A report to the Kalispell City Planning Board and the Kalispell City Council regarding a request from G23 Properties, LLC for annexation, initial zoning, a Planned Unit Development (PUD) overlay, and major preliminary plat on approximately 38.4 acres. A public hearing has been scheduled before the Planning Board for September 14, 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 G23 Properties, LLC has submitted an application for the Parkland Meadows Planned Unit Development ("PUD"), which is a Residential Mixed Use PUD overlay on approximately 38.4 acres of land at the northeast corner of Airport Road and Cemetery Road. The proposal includes annexation of the property, initial zoning of RA-1 (Residential Apartment) on approximately 31.1 acres, and initial zoning of B-1 (Neighborhood Business) on approximately 7.1 acres, as well as major preliminary plat approval for the development. The PUD calls for a total of 480 dwelling units in the RA-1 area as well as development which may occur within the B-1 area consistent with that zoning. The preliminary plat encompasses the entire PUD and includes 7 RA-1 lots and 7 B-1 lots. A: Applicant: G23 Properties, LLC PO Box 1432 Bigfork, MT 59911 B: Location: The property is located at the northeast corner of the intersection of Airport Road and Cemetery Road and can be described as Assessor's Tracts 13D, 13E and W located in the SW 1/4 of Section 20 and the NW 1/4 of Section 29, Township 28 North, Range 21 West, P.M.,M., Flathead County, Montana. 1 C: Existing Land Use and Zoning: The subject property is currently vacant, but has a history of agricultural use as farmland. The current zoning for the property is county SAG-10 (Suburban Agricultural), which is intended to "provide and preserve agricultural functions and to provide a buffer between urban and unlimited agricultural uses, encouraging separation of such uses in areas where potential conflict of uses will be minimized, and to provide areas of estate -type residential development." Kalispell Zoning Exhibit- July 12th, 2021 wam» Airport Rd - Tracts 13E, 13E & 6J ® Bubject PFWenY Wighhahwd Busness Residendal - ResidendaliP,ofessional o ffim - Central Business - ResidendalAparrnment - ResidenbalAparN�entlOiFce - Gen i Busness - Cma Area Business Rest le " Public Date: J* 1211h, 2021 FlePath: J=2 IC7122021 F7 COUNTY Kalispell Developiwnt Services TT a T rnr . r D 40D aw D. Size: The subject property is approximately 38.4 acres. E: Adjacent Zoning: North: City P-I/County SAG-10 East: County SAG-10 and I-1 South: County SAG-10 West: County I-1 and R-1 F: Adjacent Land Uses: North: Elementary school; undeveloped future school site East: Industrial; gravel pit South: Single-family; wrecking yard; undeveloped West: Wrecking yard; single- family; mobile home park 2 G. Proposed Zoning: The proposed zoning of the property is RA-1 (Residential Apartment) and B-1 (Neighborhood Business) with a PUD overlay. The RA-1 zone would encompass about 31.1 acres and the B-1 would consist of about 7.1 acres. PROPMEDZONING EXHIM ,e,.ea*e u�savn H: General Land Use Character: The subject property is near the corner of Airport Road and Cemetery Road just to the north of the Highway 93 Bypass interchange with Airport Road. It is located in an area transitioning into more rural development from city single- family and multi -family residential uses a short distance to the north. In the immediate area, the predominant uses are Rankin Elementary, which is a new elementary school, and a wrecking yard, as well as a gravel pit to the east. Two significant features of the area are Ashley Creek, which is adjacent to the property, and the Bypass. Additionally, to the south of Rankin and just to the north of this property, there is a site for a future middle school. 3 I: Relation to the Growth Policy: The Kalispell Growth Policy Future Land Use Map designates the subject property as Urban Residential, High Density Residential and Neighborhood Commercial. The proposed RA-1 zone is supported by both the Urban and High Density Residential designations, while the proposed B-1 zone is supported by the Neighborhood Commercial designation. 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. Chapter 4B on Business and Industry provides for neighborhood commercial areas designed to address the daily needs of the immediate neighborhood. City services including sewer, water and streets are in the vicinity and available to the subject property. J: Availability of Public Services and Extension of Services: Water and sewer services have previously been extended to the north edge of the property and are available for this development. Access to the Highway 93 Bypass is available south of the property via an existing roundabout. The roundabout may be replaced with an interchange by MDOT at some point in the future, but access will be maintained. Sewer: City of Kalispell upon annexation Water: City of Kalispell upon annexation Refuse: City of Kalispell upon annexation Electricity: Flathead Electric Cooperative Gas: NorthWestern Energy Telephone: CenturyTel Schools: School District 95 Rankin Elementary/Flathead High School Fire: South Kalispell Rural Fire/City of Kalispell upon annexation Police: Flathead County Sheriff/City of Kalispell upon annexation 4 1 i o_ � yylr r cl o The Meatlowlark he 1� a R � F �, 7 r� r tV SUBJECT PPr)PPPTY ! p t� SEWER FORCE MAID RIP -LE WATER MAIN = BLUE""._ ` rr. I. ANNEXATION EVALUATION Compliance with the growth polices Two primary means for managing growth in the City of Kalispell are redevelopment/infill within the current city limits or annexation of outlying areas. A goal of the growth policy is to provide a comprehensive, effective growth management plan that provides for all the needs of the community, is adaptable to changing trends and is attuned to the overall public welfare. Chapter 9, Public Infrastructure and Services, includes a goal to "make public water and sewer available to areas that are in close proximity to services," and annexation allows for such extensions to happen. In addition, the city council adopted an annexation policy in 2011, with a corresponding map, as an addendum to the city's growth policy document. The purpose of the annexation policy is to give the Planning Board, the Council, and the development community direction when property owners outside of the city limits are requesting annexation. The property proposed for annexation falls inside the city's direct annexation boundary. 5 2. Municipal Services: The City of Kalispell has an extension of services plan that details how services would be extended to the annexed property. Both sanitary sewer and water services are immediately available to the property and no main extensions would be required to reach the property. Extensions within the development would be required to serve the individual properties. The site is currently protected by the South Kalispell Fire District and the Flathead County Sheriff's office. The applicant has submitted a Notice of Withdrawal from Rural Fire District. At the time of annexation, the property will be served by the Kalispell Police and Fire Departments. The site lies approximately 1.9 miles from fire station 61 and is readily serviceable by the city fire, police, and ambulance services. Given the level of existing services available to the property, annexation will not overburden the municipal services in place. 3. Distance from current citv limits: The subject property is immediately adjacent to the existing city limits line. 4. Cost of services: Once annexed to the city, full city services will be made available to the property owner. Any necessary infrastructure associated with this development will be required to be constructed in accordance with the City of Kalispell's Design and Construction Standards and any other development policies, regulations or ordinances that may apply. The cost to serve the land proposed for annexation is shown in the attached cost of service analysis — Initial Annexation. The analysis is only an estimate based on a variety of assumptions. The analysis does not take into consideration changes in methods of assessment and estimated costs associated with services. The information can only be used as a general estimate of the anticipated cost of services and revenue. The property is currently vacant, although it is anticipated that it will be developed as a primarily multi -family development with the possibility of some neighborhood scale commercial. As undeveloped land, the total cost of services is estimated to be $0 per year. Based on the city's taxation and assessment policies, the property will generate approximately $3,067 per year in total annual revenue to the city ($1,934 in assessments and $1,133 in taxes). Based on this analysis, the annexation will be net gain to the city of $3,067 per year pending development of the site. At full build -out, the projected cost of services would be $330,006, with total revenue generated of $702,376 ($49,226 in assessments and $653,151 in taxes), along with impact fees projecting to be $2,790,550. The annual net revenue to the city would be $372,370 (approximately $620 per dwelling unit). 6 II. Initial Zoning and Zone Change Evaluation Based on Statutory Criteria The statutory basis for reviewing a change in zoning is set forth by 76-2-303, M.C.A. Findings of fact for the zone change request are discussed relative to the itemized criteria described by 76-2- 304, M.C.A. and Section 27.29.020, Kalispell Zoning Ordinance. The site is currently zoned county SAG-10 (Suburban Agricultural). The proposed zoning of the property is RA-1 (Residential Apartment) and B-1 (Neighborhood Business) with a PUD overlay over the entire property. The RA-1 area would consist of approximately 31.1 acres and the B-1 would consist of approximately 7.1 acres. The RA-1 zone is "a residential district intended to provide for urban areas for multi -family use and compatible non-residential uses of medium land use intensity. It should be served with all public utilities and be in close proximity to municipal services, parks or shopping districts. This zoning district would typically be found in areas designated as urban residential or high density residential on the Kalispell Growth Policy Future Land Use Map." The B-1 zone is a "business district intended to provide certain commercial and professional office uses where such uses are compatible with the adjacent residential areas. This district would typically serve as a buffer between residential areas and other commercial districts. Development scale and pedestrian orientation are important elements of this district. This district is also intended to provide goods and services at a neighborhood level. The district is not intended for those businesses that require the outdoor display, sale and/or storage of merchandise, outdoor services or operations to accommodate large-scale commercial operations. This zoning district would typically be found in areas designated as neighborhood commercial or urban mixed use on the Kalispell Growth Policy Future Land Use Map." 1. Does the requested zone comply with the growth polio The Kalispell Growth Policy Future Land Use Map designates the subject property as Urban Residential, High Density Residential and Neighborhood Commercial. The proposed RA-1 zone is supported by both the Urban and High -Density Residential designations, while the proposed B-1 zone is supported by the Neighborhood Commercial designation. 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. Chapter 4B on Business and Industry provides for neighborhood commercial areas designed to address the daily needs of the immediate neighborhood. City services including sewer, water and streets are in the vicinity and available to the subject property. 2. Will the requested zone have an effect on motorized and non -motorized transportation systems? Abelin Traffic Services prepared a traffic impact study in July 2021 for the proposed project. The traffic impact study analyzed the full buildout of the proposed development. The traffic study was prepared using standard techniques to forecast traffic volumes and 7 operations at the two approaches onto Airport Road and Cemetery Road, as well as nearby intersections, including the Highway 93 Bypass. The study concluded that traffic from the development "will not create any roadway capacity problems on adjacent roadways. All nearby intersections will continue to function at acceptable levels of service. No additional turning lanes or traffic controls would be warranted with this project." It should be noted that per the city Standards for Design and Construction, the development shall maintain or improve the existing level of service for the affected roadways rather than simply maintaining an acceptable level of service. Any improvements necessary to maintain the existing level of service will be required. There are plans for the current roundabout at the intersection of Airport Road and the Highway 93 Bypass to be replaced with an interchange. The applicant will need to get approval from MDT for access onto Airport Road and will also need to ensure the future Bypass/Airport Road interchange is taken into account with this development. Adjustments to the lot configurations or building layouts may be necessary, as may dedication of additional right-of-way. 3. Will the requested zone secure safety from fire, panic, and other dangers? Adequate access and public facilities are available to the site in the case of an emergency. There are no features related to the property which would compromise the safety of the public. All municipal services including police, fire protection, water and sewer service are currently available to the area. 4. Will the requested zone promote the public health, safety and general welfare? As with safety from fire and other dangers, the general health, safety, and welfare of the public will be promoted through general city regulations designed to regulate allowable uses when the property is developed. In this case, the requested zoning classifications of RA-1 and B-1, particularly in conjunction with the PUD overlay, will promote the health and general welfare by restricting land uses to those that would be compatible with the adjoining properties and those in the vicinity. 5. Will the requested zone provide for adequate light and air? Setback, height, and lot coverage standards for development occurring on this site are established in the Kalispell Zoning Ordinance and PUD to ensure adequate light and air is provided. 6. Will the requested zone facilitate the adequate provision of transportation, water, sewerage, schools, parks, and other public requirements? All public services and facilities are available to the property. Specific details for provision of services are addressed as part of the PUD and preliminary plat 8 7. Will the requested zone promote compatible urban growth? The subject property is near the corner of Airport Road and Cemetery Road in a general area that has a mix of residential and industrial uses. With the addition of a new elementary school and the bypass, the area is trending residential, which is reflected in the growth policy for the area. It is expected that additional development will occur in the vicinity that would continue that trend and these zones would fit within that type of development. 8. Does the requested zone give consideration to the character of the district and its particular suitabili . for particular uses? The proposed RA-1 and B-1 zoning districts are consistent with the development trends of the area. It also gives due consideration of the suitability of this property for the allowed uses in the zoning district, such as proximity of city services. 9. Will the proposed zone conserve the value of buildings? Value of the buildings in the area will be conserved because the RA-1 and B-1 zones will promote compatible and like uses on this property as are likely to develop on other properties in the area. Future development in the area will be reviewed for compliance with the dimensional standards and design review criteria to ensure its appropriateness for the area and compatibility with the surrounding neighborhoods as they develop. 10. Will the requested zone encourage the most appropriate use of the land throughout the municipality? Urban scale development should be encouraged in areas where services and facilities are available. In this case, sanitary sewer exists on the site and water is adjacent to the property. The proposed zoning is consistent with the proposed growth policy future land use designation and is compatible with current zoning in the immediate area. III. EVALUATION OF THE PLANNED UNIT DEVELOPMENT PROPOSAL The intent of a PUD district is to serve as an overlay zoning district. The district shall function in concert with one or more of the underlying zones to provide a comprehensive, integrated development plan which will serve to modify the underlying zone and, where appropriate, subdivision standards with the intent of providing flexibility of architectural design and density as well as providing the option to mix land uses and densities while preserving and enhancing the integrity and environmental values of an area. The Parkland Meadows PUD would provide a layout of 38.4-acres, providing a mixture of multi- family and neighborhood commercial development. The PUD will be a residential mixed -use PUD and function in concert with the proposed RA-1 and B-1 underlying zones. 9 Sections 27.19.020(4) of the zoning regulations provide that the planning board shall review the PUD application and plan based on the following criteria: A. The compliance of the proposed PUD with the city growth policy and, in particular, density and use policies of the plan. The proposed development is located within the Urban Residential, High Density Residential, and Neighborhood Commercial land use categories. The proposed zoning districts fit within those designations. The Kalispell Zoning Ordinance states that the RA-1 Zoning District would typically be found in areas designated as urban residential or high density residential (Sec 27.09.010), and the B-1 Zoning District would typically be found in areas designated as Neighborhood Commercial (Sec 27.12.010). 10 The Kalispell Growth Policy Plan -IT 2035 and the zoning would contemplate urban residential neighborhoods at densities of up to twelve dwelling units per acre and up to 20 units or more in high density areas. The overall density within the RA-1 residential area of the PUD would be about 15.5 units per acre based on 480 units and the overall density including the B-1 area with 600 units total would be about 15.7 units per acre. The Kalispell Growth Policy Future Land Use Map designations are consistent with the proposed zoning and PUD. The Kalispell Growth Policy Plan -It 2035 also includes the following policies: Chapter 4, Land Use Housing (9): On larger tracts of land, creative design and a mix of housing types is encouraged within the overall density requirements to create more dynamic neighborhoods, to provide more open space, and to protect sensitive resource areas. Chapter 4, Land Use Housing (14): A variety of housing types and compatible land uses are encouraged in residential areas and should be designed to fit scale and character of the neighborhood. Where necessary, developers should utilize the Planned Unit Development (PUD) process to craft development proposals that are both innovative and creative, while maintaining the integrity and values of the community. Chapter 4, Land Use Business and Industry (la): Establish neighborhood commercial areas designed to provide convenient goods and services that address the daily needs of the immediate neighborhood. Chapter 4, Land Use Business and Industry (Ib): Neighborhood commercial areas should generally be three to five acres in size and be spaced one-half to one mile apart. Sites should be configured to enable clustering of neighborhood commercial businesses, emphasizing bike and pedestrian access. Chapter 4 Business and Industry (Urban Mixed -Use areas, 4a) - Encourage the development of compact, centrally located service and employment areas that provide easy connection between commercial and residential neighborhoods. Chapter 4 Business and Industry (Urban Mixed -Use areas, 4b) - A complete system of pedestrian and bike paths is important in mixed use areas. The proposal calls for a primarily multi -family development with a potential mix of neighborhood scale commercial uses on 38.4 acres, including two neighborhood business nodes consisting of a total of 7.1 acres. The neighborhood business area may develop with any use allowed under B-I zoning, which could include multi -family dwellings. There are bike and pedestrian paths that would extend throughout the development and along both frontages which connect to the greater community. The requested PUD can be found to comply with the Urban Residential, High Density Residential and Neighborhood Commercial land use designations, as well as policies found within the Housing and Business and Industry sections of the Kalispell Growth Policy Plan -It 11 2035. B. The extent to which the PUD departs from the underlying zoning and the reasons why such departures are or are not deemed to be in the public interest, and the mitigating conditions that the PUD provides to address the deviations. The only deviation from general zoning requirements is related to density. The zoning regulations base the number of allowable units on a ratio of one unit per 3000 square feet on a lot under the RA-1 development standards per Section 27.09.040(1) of the zoning ordinance. With 27.02 acres of the RA-1 in lots (the remainder is roads and common area), only 392 units would be potentially allowed rather than the 480 requested. The distribution of the units is also problematic since each lot would have its own density allocation. The PUD process allows for RA-1 zoning to have up to 20 units per acre which is based on the overall developable area rather than on a lot -by lot basis pursuant to Section 27.19.030(1) and (2). The density would comply with the zoning ordinance given the PUD. In this situation, the property is being developed by a single developer as a cohesive project. The developer intends to construct the infrastructure as well as the buildings/site development. While individual lots may potentially be sold, covenants that will be recorded provide for common operation and maintenance of the grounds outside the buildings. Furthermore, utilizing an overall density calculation allows for better site design in that higher densities allow for larger, more intact open spaces and clustering of density closer to the Airport Road and Cemetery Road frontages, which softens the impact on land to the north and east. The deviation request is appropriate given the mitigating factors. C. The extent to which the PUD departs from the subdivision regulations (if subdivision is anticipated) and the public works standards for design and construction applicable to the subject property, the reasons why such departures are deemed to be in the public interest, and the mitigating conditions that the PUD provides to address the deviations; No deviations from the subdivision regulations are being requested by the applicant. D. The overall internal integrity of the PUD including the appropriate use of internal design elements, the use of buffers between different land uses, the use of transitions between uses of greater and lesser intensity, the use of enhanced design features to provide connectedness for both vehicle and pedestrian traffic throughout the PUD and the use of innovative and traditional design to foster more livable neighborhoods; The PUD is designed as a cohesive project, with at least the primary multi -family area being constructed by one developer with shared recreational amenities which may include a clubhouse, playground, hot tub, sports courts, and BBQ areas, as well as connectivity between the buildings, amenities, and exterior streets with sidewalks. The use of the PUD in this instance also allows for greater density along Airport Road and Cemetery Road with lesser densities along boundaries with adjoining properties, softening the impact on the surrounding neighborhood. 12 Section 27.34.060(1) of the zoning ordinance requires that all multi -family dwellings shall provide pedestrian access from the main entrance(s) of the building(s) to the right-of-way. The final design of the project will include the connections, which will be reviewed as part of the building permit and site review process. Part of the design should include at least two pedestrian connections providing access from the area generally near the intersection of Airport Road and Cemetery Road into the development. The submitted plan states that no fencing will be included as part of the project. However, if any fencing is to be constructed as part of the development, it will need to comply with height and location zoning standards and should be a consistent design throughout the development. Any fencing will be required to be reviewed and approved by the city Architectural Review Committee, which shall ensure a consistency of colors and materials to be used to present an aesthetically pleasing design. E. The nature and extent of the common open space in the planned development project, the reliability of the proposals for maintenance and conservation of the common open space and the adequacy or inadequacy of the amount and function of the open space in terms of the land use, densities and dwelling types proposed in the plan; The plan does not include a specific homeowners park. With multi -family developments, the zoning ordinance requires recreational amenities equal to 500 square feet of land or the equivalent value in amenities. While a final amenities plan has not been determined, initial plans include a clubhouse, playground, hot tub, sports courts (such as pickleball and basketball), bike pump track, BBQ areas, and outdoor seating. Additionally, there would be common landscaped areas as well as open space related to buffering off of Ashley Creek. The proposal includes covenants and a management plan providing for maintenance of the shared facilities. F. The manner in which said plan does or does not make adequate provision for public services, provide adequate control over vehicular traffic and further the amenities of light or air, recreation and visual enjoyment; Public service facilities and infrastructure are adequate for the development of this site. Any new improvements to the property such as internal roads, storm water facilities and water/sewer connections would be installed in accordance with city policies and standards at the developers' expense. A Traffic Impact Study was completed by the developer and outlined below. Water: Water to the subdivision will be provided by the City of Kalispell and will tie into an existing water main extension that runs to the north property line within Airport Road. There will need to be an extension of the existing water main to the south in Airport Road and then east within Cemetery Road for the length of that frontage to the proj ect's eastern terminus. The water system for the subdivision will be reviewed and approved by the Kalispell Public Works Department as part of the development of the subdivision. The size of the main extension will be reviewed as part of the final engineering design, and may include an upsizing to 12 inches. The City would participate in sharing the cost of the upsizing beyond what is required to serve the 13 development. There is adequate capacity within the city's water system to accommodate this subdivision. Sewer: Sewer to the subdivision will be provided by the City of Kalispell. The applicant will need to install a combination of gravity mains and a lift station, which will be located in the southwestern corner of the property. An access to the lift station from Cemetery Road or another route acceptable to Public Works will be required. The extension of the sewer mains shall extend to Cemetery Road from the northern property line along Airport Road and then east within Cemetery Road for the length of that frontage to the project's eastern terminus. The sewer system for the subdivision will be reviewed and approved by the Kalispell Public Works Department as part of the development of the subdivision. There is adequate capacity within the city's sewer system to accommodate this subdivision. Solid Waste: Solid waste collection can be provided throughout the subdivision by the City of Kalispell. Specific designs of the garbage enclosures and collection areas will be reviewed in conjunction with the building permit and site review process for the buildings. Access and Roads: There are two street accesses proposed. One is off of Airport Road and one is off of Cemetery Road. The development's frontages on Airport Road and Cemetery Road will need to be improved in accordance with City Design and Construction Standards. Airport Road will need to be upgraded to a Minor Arterial standard and Cemetery Road to a Major Collector standard. Improvements may include widening the road surface if necessary to meet those standards and any dedications necessary to provide the specified width. Internal streets would include public streets built to local and collector design standards. The north -south road intersecting with Cemetery Road is designated as a minor collector street in the new Transportation Plan scheduled to be adopted September 7. Provisions for possible connection to adjoining properties to the north are included in the design and will require temporary turnarounds until such time as a connection is made. Two aspects of the internal street design which will require further review as part of the engineering design are the roundabout and entry median islands. Those design elements may pose maintenance and service issues which could potentially be resolved, but it is possible they will need to be eliminated. Access to the B-1 areas off of Airport and Cemetery Roads is shown on the plans as a separate access onto those roads. The accesses for the B-1 lots should come from the internal street network rather than the external streets in order to minimize the number of access points and improve public safety. Control over vehicular traffic: Abelin Traffic Services prepared a traffic impact study in July 2021 for the proposed project. The traffic impact study analyzed the full buildout of the proposed development. The traffic study was prepared using standard techniques to forecast traffic volumes and operations at the two approaches onto Airport Road and Cemetery Road, as well as nearby intersections, including the Highway 93 Bypass. The study concluded that traffic from the development "will not create any roadway capacity problems on adjacent roadways. All nearby intersections will continue to function at acceptable 14 levels of service. No additional turning lanes or traffic controls would be warranted with this project." It should be noted that per the city Standards for Design and Construction, the development shall maintain or improve the existing level of service for the affected roadways rather than simply maintaining an acceptable level of service. Any improvements necessary to maintain the existing level of service will be required. There are plans for the current roundabout at the intersection of Airport Road and the Highway 93 Bypass to be replaced with an interchange. The applicant will need to get approval from MDT for access onto Airport Road and will also need to ensure the future Bypass/Airport Road interchange is taken into account with this development. Adjustments to the lot configurations or building layouts may be necessary, as may dedication of additional right-of-way. Storm Water: Roadways will be paved and curb/gutter will channel runoff to designed low points, where storm water will be collected and routed to storm water ponds. The plans show stormwater collection sites near the southwest corner of the property as well as along Ashley Creek. Any open storm water facilities should have an elevated aesthetic design to be reviewed and approved by the city Architectural Review Committee. Storm water runoff from the site shall be managed and constructed per the City of Kalispell Standards for Design and Construction and storm water management program. Final design will be approved by the Kalispell Public Works Department prior to development. Additionally, prior to development of the subdivision or receiving any building permits, the developer will need to submit a construction storm water management plan to the Public Works Department. This plan will need to show how storm water will be treated and where it will be directed during construction activities. Schools: The property is within the boundaries of School District 95 (Rankin Elementary/Flathead High School). On average, it would be anticipated that there would be about 240 to 300 students (K-12) from the neighborhood at full build -out. Section 76-3-608(1) of the Montana Code Annotated states that the governing body may not deny approval of a proposed subdivision based solely on the subdivision's impacts on educational services. 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 and site review for the multi -family and neighborhood commercial areas, fire protection, including fire flow and hydrant location, will be reviewed. Fire station 61 is located approximately 1.9 miles away providing good response time. Parks: The plan does not include a specific homeowners park. With multi -family developments, the zoning ordinance requires recreational amenities equal to 500 square feet of land or the equivalent value in amenities. While a final amenities plan has not been determined, initial plans include a clubhouse, playground, hot tub, sports courts (such as pickleball and basketball), bike pump track, BBQ areas, and outdoor seating. Additionally, there would be common landscaped areas as well as open space related to buffering off of Ashley Creek. The proposal includes 15 covenants and a management plan providing for maintenance of the shared facilities. Specifics of the park plan will be reviewed and approved by the Parks Department as each phase progresses. Each phase will need to provide recreational amenities to support that phase as each develops. G. The relationship, beneficial or adverse, of the planned development project upon the neighborhood in which it is proposed to be established; The subject property is near the corner of Airport Road and Cemetery Road just to the north of the Highway 93 Bypass interchange with Airport Road. It is located in an area transitioning into more rural development from city single-family and multi -family residential uses a short distance to the north. In the immediate area, the predominant uses are Rankin Elementary, which is a new elementary school, and a wrecking yard, as well as a gravel pit to the east. With the addition of the elementary school and the bypass, the area is trending residential, which is reflected in the growth policy for the area. It is expected that additional development will occur in the vicinity that would continue that trend and these zones would fit within that type of development. Extension of services further into the area would help support future development. H. In the case of a plan which proposes development over a period of years, the sufficiency of the terms and conditions proposed to protect and maintain the integrity of the plan which finding shall be made only after consultation with the city attorney; 16 The plan includes four phases of development. As with any phased project, each phase will need to stand on its own in terms of access, services, and recreational amenities. Under the subdivision regulations, a second full access is required when 100 or more residential dwelling units are being served. Section 28.3.13(E)(2). The Phase 1 plan shows 72 units plus the B-1 area. Phase 2 shows 120 units. As part of Phase 2, the access to Cemetery Road will need to be constructed. The construction of the access may be accelerated, however, depending upon the development of the B-1 lots in Phase 1. Based on the number of units or other development built on those lots, the second access may be required as a condition of building permit and site review approval. Section 27.19.020(10) of the zoning ordinance outlines procedures for abandonment/expiration to be followed when the PUD fails to comply with a completion schedule. Part of the requirements of the PUD is that the developer would enter into an agreement with the City of Kalispell to adequately ensure that the overall integrity of the development, the installation of required infrastructure, architectural integrity and proposed amenities, are accomplished as proposed. A recommended condition of approval for the PUD would require this agreement be in place prior to filing the final plat for the first phase of the project. L Conformity with all applicable provisions of this chapter. Section 27.19.030(4) of the zoning ordinance allows for Residential Mixed -Use PUDs in RA-1 and B-1 zones with a minimum of 5 developable acres, with the commercial component not to exceed 35% of the developable area. Density should not exceed 20 dwelling units per acre. The development contains 38.4 acres, only 7.1 acres of which is B-1, or about 18.5%. Density in the residential area is about 15.5 units per acre. The proposal meets those requirements. Under that section, the predominant land use character of the PUD must be residential. Commercial uses should primarily be sized and located to address the needs of the immediate neighborhood, and incompatible commercial uses are not permitted. Given the growth policy designation, the B-1 zoning district allows for uses consistent with that requirement. No other specific deviations from the Kalispell Zoning Ordinance or Subdivision Regulations can be identified based upon the information submitted with the application other than those addressed in this report. 17 IV. REVIEW AND FINDINGS OF FACT FOR THE MAJOR PRELIMINARY PLAT PARKLAND MEADOWS SUBDIVfSION M The preliminary plat submitted with the application includes all of the property in the development (38.4 acres). A. Effects on Health and Safety: Fire: The property would be considered to be at low risk of fire because any building constructed within the subdivision would be built 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 adjacent to a mapped floodplain, but the applicant has shown through survey information that the property itself is located outside of the 100- year floodplain per the Flood Insurance Rate Map (panel number 30029C 1820J, effective November 4, 2015). There is an established Base Flood Elevation ("BFE"), and the location of the floodplain is shown on an exhibit submitted by the applicant. Prior to any construction, the precise location of the floodplain should be established with a stamped survey. Any work within the floodplain or adjacent to the stream may require permitting 18 from the City, Conservation District, State of Montana, or other jurisdictional entity depending upon the nature of the work proposed. Under Section 28.3.05 of the subdivision regulations, land subject to flooding shall not be subdivided for building, residential, or other uses that may increase danger to life, health, or property caused by flooding. Although it is not anticipated based on the survey information, any area that is part of the floodplain which may encroach onto the property needs to be contained within common area as part of a separate lot within the subdivision. If there is any encroachment, the lot dimensions and configurations may change, and there may be a reduction in the total number of units as a result. Access: The access to the development will be from two street connections from Airport Road and Cemetery Road. Access and roads are discussed in more detail in part D below relative to effects on local services. Geology: The overall site contains some slopes and topography (no slopes exceed 15%) which the design of the development takes into account in terms of placement of roads, storm drainage and building lots. The grading plans propose leveling out the central 19 elevation area of the property for building foundations. A Geotech report was prepared in December 2020 by Alpine Geotechnical found no specific issues for development. However, it does contain recommendations which should be followed in the course of construction, including additional specific Geotech reports related to buildings and other site improvements, which are particularly necessary given the proposed grading work. Static groundwater was found at a depth of 19 feet, although the report noted that is subject to seasonal change. Airport Affected Area: Properties near the city airport have height regulations under City Ordinance 1745, as well as potential notice requirements to the Federal Aeronautics Administration through FAA Form 7460. It does not appear that height as proposed is an issue under the city height regulations. The applicant should contact the FAA to determine if a Form 7460 is required. B. Effects on Wildlife and Wildlife Habitat: Ashley Creek is adjacent to the property, and it provides aquatic and riparian habitat which may be affected. The required 200-foot setback from the high-water mark helps protect that habitat, as does stormwater treatment which would occur as part of the storm drainage system for the development. 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. C. Effects on the Natural Environment: Surface and groundwater: The subdivision will be served by public water and sewer thereby minimizing any potential impacts to groundwater. Per the Geotech report, the static groundwater is approximately 19 feet below the surface based on well depth. Ashley Creek lies just to the east of the property and will have a 200-foot required setback for certain types of development and uses. Along with stormwater treatment, potential impacts on surface water are mitigated. Drainage: Roadways will be paved and curb/gutter will channel runoff to designed low points, where storm water will be collected and routed to storm water ponds. Any open storm water facilities should have an elevated aesthetic design to be reviewed and approved by the city Architectural Review Committee. Storm water runoff from the site shall be managed and constructed per the City of Kalispell Standards for Design and Construction and storm water management program. Final design will be approved by the Kalispell Public Works Department prior to development. A condition of approval requires that a property owners' association be created for the maintenance of the common area which would include the common area drainage easements. As part of the storm easement areas, the association will be required to mow the area to reduce fire hazard and reduce spread of noxious weeds. In order to help ensure the continued maintenance of the storm water facilities, a note shall be placed on 20 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 assessments levied within the maintenance district shall be determined by the Public Works Department with approvals by the Kalispell City Council. Lastly, the developer is required to submit to the Kalispell Public Works Department an erosion/sediment control plan for review and approval. These plans provide for managing storm water on the site and include stabilizing the construction site through an approved revegetation plan after site grading is completed. Wetland and stream setbacks: Section 28.3.06 of the subdivision regulations requires a 100-foot setback from that portion of the wetland that is located on the property to be subdivided to any property boundaries within the subdivision. The National Wetlands Inventory shows that there is no wetland area on or immediately adjacent to the property, with the nearest wetland located to the south. �'.�;N�afional Wetlands InventoryAirport Road Subdivision June 29. 2021 TME ^dc 9E' re+cie�u mr. TEe w^ ran a,a va lade SITYIEi �E �IX fe6ppKOk AI E�! dttAfdLy a W il!°�1�155 MT! Eie4ala Elwin mda'a map.Al art1 rot dTa Vatd Wetlands U Freshwater Emergent Wetland ■ Lake xwedn axadanoe .mi aesaff ref mp-KclYa a,rdmme Estuarine and Marine Deepwater wcaa��ds ti+appef,.pe aye . Freshwater Forestedl5hrub Wetland iJ Other Estuarine and Marine Wetland © Freshwater Pond . Rivenne M_ aeyrws »xcm q rR nw aiwr There is also a 200-foot setback from Ashley Creek provided for in Section 28.3.07 of the subdivision regulations. Within that setback, which is measured from the ordinary high water mark, there are limited uses such as storm water treatment, trails, streets, parks and similar facilities. Fill, parking lots, and structures are prohibited. The submitted plans show that the 200-foot setback is met. 21 APPROlOFA4TE UXATI4N OF EXIST. BLDGS i� LOT � Rlrl 3.% AC J LOR4 }�2 5.36AC ASHLEYCREEK � 4 5 F 1OD-YEAR FLOC PLUN -ERA+=MkS.5 PER PANEL 3DW311M #, � CC - I �r ¢ 2DO!SI-ILE�'CikEE SET IC SETB ACK � I ` L9F 13 12 LOf 14 1 &1 &i* AC oseec os�bc , APPPoEDIMTE LOCALTI ON OF EXIST. BLCG5 IrJll§�'ELL JPCK M�TS�tia8 OLACOM PRELIMINARY SITE PLAN 1' =2an' D. Effects on Local Services: Water: Water to the subdivision will be provided by the City of Kalispell and will tie into an existing water main extension that runs to the north property line within Airport Road. There will need to be an extension of the existing water main to the south in Airport Road and then east within Cemetery Road for the length of that frontage to the 22 project's eastern terminus. The water system for the subdivision will be reviewed and approved by the Kalispell Public Works Department as part of the development of the subdivision. The size of the main extension will be reviewed as part of the final engineering design and may include an upsizing to 12 inches. The City would participate in sharing the cost of the upsizing beyond what is required to serve the development. There is adequate capacity within the city's water system to accommodate this subdivision. Proportionate water rights shall be dedicated to the City of Kalispell per Section 28.3.08 of the subdivision regulations. Sewer: Sewer to the subdivision will be provided by the City of Kalispell. The applicant will need to install a combination of gravity mains and a lift station, which will be located in the southwestern corner of the property. An access to the lift station from Cemetery Road or another route acceptable to Public Works will be required. Also, the lift station must be placed within a utility lot to be created for that purpose. The extension of the sewer mains shall extend to Cemetery Road from the northern property line along Airport Road and then east within Cemetery Road for the length of that frontage to the project's eastern terminus. The sewer system for the subdivision will be reviewed and approved by the Kalispell Public Works Department as part of the development of the subdivision. There is adequate capacity within the city's sewer system to accommodate this subdivision. Access and Roads: There are two street accesses proposed. One is off of Airport Road, and one is off of Cemetery Road. The development's frontages on Airport Road and Cemetery Road will need to be improved in accordance with City Design and Construction Standards. Airport Road will need to be upgraded to a Minor Arterial standard and Cemetery Road to a Major Collector standard. Improvements may include widening the road surface if necessary to meet those standards and any dedications necessary to provide the specified width. Internal streets would include public streets built to local and collector design standards. The north -south road intersecting with Cemetery Road is designated as a minor collector street in the new Transportation Plan scheduled to be adopted September 7. Provisions for possible connection to adjoining properties to the north are included in the design and will require temporary turnarounds until such time as a connection is made. Two aspects of the internal street design which will require further review as part of the engineering design are the roundabout and entry median islands. Those design elements may pose maintenance and service issues which could potentially be resolved, but it is possible they will need to be eliminated. Access to the B-1 areas off of Airport and Cemetery Roads is shown on the plans as a separate access onto those roads. The accesses for the B-I lots should come from the internal street network rather than the external streets in order to minimize the number of access points and improve public safety. Abelin Traffic Services prepared a traffic impact study in July 2021 for the proposed project. The traffic impact study analyzed the full buildout of the proposed development. 23 The traffic study was prepared using standard techniques to forecast traffic volumes and operations at the two approaches onto Airport Road and Cemetery Road, as well as nearby intersections, including the Highway 93 Bypass. The study concluded that traffic from the development "will not create any roadway capacity problems on adjacent roadways. All nearby intersections will continue to function at acceptable levels of service. No additional turning lanes or traffic controls would be warranted with this project." It should be noted that per the city Standards for Design and Construction, the development shall maintain or improve the existing level of service for the affected roadways rather than simply maintaining an acceptable level of service. Any improvements necessary to maintain the existing level of service will be required. There are plans for the current roundabout at the intersection of Airport Road and the Highway 93 Bypass to be replaced with an interchange. The applicant will need to get approval from MDT for access onto Airport Road and will also need to ensure the future Bypass/Airport Road interchange is taken into account with this development. Adjustments to the lot configurations or building layouts may be necessary, as may dedication of additional right-of-way. Schools: The property is within the boundaries of School District 95 (Rankin Elementary and Flathead High School). On average, it would be anticipated that there would be about 240-300 students (K-12) from the neighborhood at full build -out. Section 76-3- 608(1) of the Montana Code Annotated states that the governing body may not deny approval of a proposed subdivision based solely on the subdivision's impacts on educational services. 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 and site review for the multi -family and neighborhood commercial areas, fire protection, including fire flow and hydrant location, will be reviewed. Fire station 61 is located approximately 1.0 miles away providing good response time. Parks and Recreation: The plan does not include a specific homeowners park. With multi -family developments, the zoning ordinance requires recreational amenities equal to 500 square feet of land or the equivalent value in amenities. While a final amenities plan has not been determined, initial plans include a clubhouse, playground, hot tub, sports courts (such as pickleball and basketball), bike pump track, BBQ areas, and outdoor seating. Additionally, there would be common landscaped areas as well as open space related to buffering off of Ashley Creek. The proposal includes covenants and a management plan providing for maintenance of the shared facilities. Specifics of the park plan will be reviewed and approved by the Parks Department as each phase progresses. 24 Each phase will need to provide recreational amenities to support that phase as each develops. It is imperative that these areas be well maintained for the visual aspect of the project from adjacent properties and the adjacent roads, the safety of the pedestrian paths and the on -going functionality of the storm water facilities. Therefore, staff recommends that 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. 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 3.6 miles from the site. E. Effects on Agriculture and agricultural water user facilities: The site has been traditionally used for agricultural uses. According to the Kalispell Growth Policy Resources and Analysis Section, "Important Farmlands" map, the property includes some areas designated as prime farmland if irrigated. 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. The subject property is entirely within the annexation policy boundary and annexation is being proposed as part of the project. By allowing higher density development within the city's growth policy area, it can reasonably be expected that more farmland could be conserved because the availability of residential and commercial lots within the Kalispell Growth Policy boundary, limiting sprawl/leapfrog development. F. Relation to the Kalispell Growth Policy: The Kalispell Growth Policy Future Land Use Map designates the subject property as Urban Residential, High Density Residential and Neighborhood Commercial. The proposed RA-1 zone is supported by both the Urban and High -Density Residential designations, while the proposed B-1 zone is supported by the Neighborhood Commercial designation. The City of Kalispell Growth Policy Plan -It 2035, Chapter 4A on Housing, encourages a variety of residential development that provides housing for all 25 sectors and income levels within the community. Chapter 4B on Business and Industry provides for neighborhood commercial areas designed to address the daily needs of the immediate neighborhood. City services including sewer, water and streets are in the vicinity and available to the subject property. G. Compliance with Zoning: The request is in compliance with the RA-1 and B-1 zoning regulations, provided the specified deviation request is granted. H. Compliance with the Kalispell Subdivision Regulations: This request complies with provisions of the Kalispell Subdivision Regulations. RECONIMENDATIONS 1. Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt Staff Report #KA-21-04 as findings of fact and recommend to the Kalispell City Council that the property be annexed and the zoning for the property be approved as detailed herein, with approximately 31.1 acres to be zoned RA-1 (Residential Apartment), and approximately 7.1 acres that will be zoned B-1 (Neighborhood Business), with a PUD overlay on the entire property. 2. Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt Staff Report #KPUD-21-03 as findings of fact and recommend to the Kalispell City Council that the PUD for Parkland Meadows be approved subject to the conditions listed below: 3. Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt staff report #KPP-21-07 as findings of fact and recommend to the Kalispell City Council that the preliminary plat for Parkland Meadows be approved subject to the conditions listed below: CONDITIONS OF APPROVAL 1. The Planned Unit Development for Parkland Meadows allows the following deviation from the Zoning Regulations: (1) Minimum lot size: Sec 27.09.040(1) — Minimum lot size per unit as shown on the submitted plans. 2. The preliminary plat approval for the subdivision is not effective until the ordinance approving the PUD/zone change becomes effective. 26 3. 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. 4. A development agreement shall be drafted by the Kalispell City Attorney between the City of Kalispell and the developer outlining and formalizing the terms, conditions and provisions of approval. The final plan as approved, together with the conditions and restrictions imposed, shall constitute the Planned Unit Development (PUD) zoning for the site that shall be completed and signed by the city and owner prior to the issuance of a building permit. 5. Upon approval of the preliminary PUD by the City Council, the property owner shall proceed with the preparation of the final PUD plan as provided in Section 27.19.020(7) of the Kalispell Zoning Ordinance. 6. As a PUD with an associated preliminary plat application, the abandonment or expiration of the PUD is governed by Section 27.19.020(10) of the Kalispell Zoning Ordinance. 7. The storm water ponds shall be designed in a way that they become a visual interest to the development. Chain link fencing surrounding the retention pond as the dominant fixture shall not be allowed without mitigation. The developer shall work closely with the Parks Department and Public Works to develop a design that is both visually appealing and meets the required safety guidelines. It is intended that when the project is developed the ponds will act as features, particularly along the roadways, rather than a private maintenance utility facility. 8. The preliminary plat approval shall be valid for a period of three years from the date of approval. 9. 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. 10. 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. 11. 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. 27 12. 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. 13. 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. 14. Any water rights associated with the property shall be transferred to the City of Kalispell. The water rights shall be allocated proportionally for each phase of the development prior to final plat. 15. An access to the sewer lift station from Cemetery Road or another route acceptable to Public Works shall be required. The lift station shall be placed within a utility lot to be created for that purpose. 16. The developer shall submit the street design to the Kalispell Public Works Department for review and approval prior to construction. Street designs shall meet the city standards for design and construction. 17. While the traffic impact study did not indicate any specific required improvements, any improvements necessary to maintain the existing level of service will be required. All improvements shall be reviewed and approved by the Public Works Department. 18. Access to the B-1 areas off of Airport and Cemetery Roads shall be from the internal street network rather than the external streets. 19. The design shall include at least two pedestrian connections providing access from the area generally near the intersection of Airport Road and Cemetery Road into the development. 20. The development's frontages on Airport Road and Cemetery Road will need to be improved in accordance with City Design and Construction Standards. Airport Road will need to be upgraded to a Minor Arterial standard and Cemetery Road to a Major Collector standard. Improvements may include widening the road surface if necessary to meet those standards and any dedications necessary to provide the specified width. The improvements may be phased with the improvements to be installed across the frontage of each phase of the subdivision. 28 21. The applicant shall be required to receive approval from the Montana Department of Transportation for access onto Airport Road and will also need to ensure the future Bypass/Airport Road interchange is taken into account with this development. Adjustments to the lot configurations or building layouts may be necessary, as may dedication of additional right-of-way. 22. The north -south road intersecting with Cemetery Road shall be constructed as a minor collector street, and the other internal streets shall be constructed to a local standard. The roundabout and entry median islands are subject to further review during the engineering design. 23. Temporary turnarounds will be required at the two road extensions to the north until such time as a connection is made. 24. Under the subdivision regulations, a second full access is required when 100 or more residential dwelling units are being served. Section 28.3.13(E)(2). The Phase 1 plan shows 72 units plus the B-1 area. Phase 2 shows 120 units. As part of Phase 2, the access to Cemetery Road shall be constructed. The construction of the access may be accelerated, however, depending upon the development of the B-1 lots in Phase 1. 25. The recommendations in the Geotech report shall be followed, including providing additional specific Geotech reports related to buildings and other site improvements, which are to be reviewed and accepted by the City of Kalispell prior to construction. 26. The 200-foot setback from Ashley Creek shall be provided for in the final design (Section 28.3.07 Kalispell Subdivision Regulations). Within that setback, which is measured from the ordinary high-water mark, any uses shall be limited to those outlined in the regulations. 27. 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, any private infrastructure has been constructed per city standards, and a proper bond has been accepted for unfinished work. 28. All existing and proposed easements 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. 29. Prior to any construction, the precise location of the floodplain shall be established with a stamped survey. Lot dimensions, configurations, and site development may need to be adjusted based on the survey, and the number of units may be decreased accordingly. 30. If any fencing is to be constructed as part of the development, it shall comply with height and location zoning standards and should be a consistent design throughout the 29 development. Any fencing will be required to be reviewed and approved by the city Architectural Review Committee, which shall ensure a consistency of colors and materials to be used to present an aesthetically pleasing design. 31. 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 32. Prior to filing the final plat, a letter from the US Postal Service shall be included stating the Service has reviewed and approved of the design and location of the mail delivery site. The mail delivery site shall be installed or bonded for prior to final plat. In addition, the mail delivery site and improvements shall also be included in the preliminary and final engineering plans to be reviewed by the Public Works Department. The mail delivery site shall not impact a sidewalk or proposed boulevard area. 33. A homeowner's association (HOA) shall be formed and established to provide for the maintenance of the common areas, including, but not necessarily limited to, roads, parks and open space. Maintenance of private roads and alleys shall include both short term and long term maintenance including, but not necessarily limited to, snow plowing, landscaping, sidewalks, street repairs, overlays, and rebuilds of the street. 34. 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. 35. 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, common area, and adjoining rights -of -way. The approved landscape plan shall be implemented or a cash -in -lieu payment for installation of the street trees and groundcover be provided to the Kalispell Parks and Recreation Department. 36. A park plan shall be created and approved by the Parks and Recreation Director prior to final plat of Phase 1, and the plan shall show that the parkland dedication requirement is met for each phase. 37. 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 assessments levied within the maintenance district shall be determined by the Parks and Recreation Department with approvals by the Kalispell City Council. 30 38. 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 assessments levied within the maintenance district shall be determined by the Public Works Department with approvals by the Kalispell City Council. 39. A minimum of two-thirds of the necessary infrastructure for the subdivision shall be completed prior to final plat submittal. 40. All utilities shall be installed underground and in locations that are approved by the Kalispell Public Works Department in accordance with the Kalispell Standards for Design and Construction. 41. All areas disturbed during development shall be re -vegetated with a weed -free mix immediately after development. 31 77 �ALISPELL Development Services Department 201 1st Avenue East Kalispell, MT 59901 Phone (406) 758-7940 Email: planning[7a,kalispell.com Website: www.kalispell.com Project Name Property Address Parkland Meadows Subdivision -- NAME OF APPLICANT _ Applicant Phone Airport Road LLC 406-270-1416 Applicant Address PO Box 1432 City, state, Zip Bigfork, MT 59911 Applicant Email Address Gregg.Barrett@waterstreetcompany.com If not current owner, please attach a letter from the current owner authorizing the applicant to proceed with the application. OWNER OF RECORD G23 Properties, LLC Owner Phone 406-270-1416 Owner Address PO Box 1432 city, state, zip Bigfork, MT 59911 Owner Email Address Gregg. Barrett@waterstreetcompany.com CONSULTANT (ARCHITECTIENGINEER) Phone Jackola Engineering and Architecture 406T755-320$ Address City, State, Zip 2250 Hwy 93 South Kalispell, MT 59901 Email Address tmcintosh@jackola.com POINT OF CONTACT FOR REVIEW COMMENTS Toby McIntosh Phone 406-7555-3208 Address 2250 Hwy 93 South City, State, zip Kalispell, MT 59901 Email Address tmcintosh@jackola.com List ALL owners (any individual: or other entity with an ownership interest in the property): r'rpaq )Sa ,r p e`' 116,?.3 Legal Description (please provide a full legal description for the property and attach a copy of the most recent deed): I See attached Please initial here indicating that you have verified the description with the Flathead County Cleric and Recorder and that the description provided is in a form acceptable to record at their office. 4 ilry ]K:-1k1L11S1Pr-..01L1L 1. Land In project (acres) 2. Current estimated market value 38.39 $1,200,000 Estimated market value of proposed development at 50% build out $ 40,000,000 Estimated market value of proposed development at 100% build out $80,000,000 3. Is there a Rural Fire Dept RSID or Bond on this property? YES __Z NO If yes, remaining balance is: 4. Presentzoning of property 5. Proposed zoning of property F€ATHFAD COUNTY- SAG-10 R-1 and RA-1 Development Services Department 201 1st Avenue East Kalispell, MT 59901 Phone (406) 758-7940 6. State the changed or changing conditions that make the annexation necessary: The property Is to be developed into mullRamily housing with a small portion dedicated to Neighborhood Commercial. with continued strain on housing In Kalispell, especially mnta;s, connection to the City water and server systems allow for developing the property In a manner to add units to the rental market. This use conforms with the recently updated Growth Policy that was carried out by the City Planning Staff. HOW WILL THE PROPOSED ZONING DISTRICT ACCOMPLISH THE INTENT AND PURPOSE OF (attach separate shoot wl answers): a. Promoting the Growth Policy b. Lessening congestion in the streets and providing safe access c. Promoting safety from fire, panic and other dangers d. Promoting the public interest, health, comfort, convenience, safety and general welfare e. Preventing the overcrowding of land f. Avoiding undue concentration of population g. Facilitating the adequate provision of transportation, water, sewage, schools, parks and other public facilities h. Giving reasonable consideration to the character of the district i. Giving consideration to the peculiar suitability of the property for particular uses j. Protecting and conserving the value of buildings k. Encouraainca the most appropriate use of land by assuring orderly growth 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 based thereon may be rescinded, and other appropriate action taken. The signing of this application signifies approval for the Kalispell City staff to be present on the property for routine monitoring and inspection during the approval and development process. Signature Date 1K,k1L1[SP1E1L1L APPLICATION PROCESS (application must be received and accepted by the Kalispell Planning Department 35 days prior to the Planning Board Hearing) A pre -application meeting with a member of the planning staff is required. Application Contents: 1. Completed application form & attachments 2. Completed Petition to Annex and Notice to Withdrawl from the Rural Fire District form (attached), including an Exhibit A, legal description of the property. 3. 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) 758-6626. 4. Electronic copy of the application materials submitted. Either copied onto a disk or emailed to planning@kalispell.com (Please note the maximum file size to email is 20MB) 5. Application fee based on the schedule below, made payable to the City of Kalispell: Annexation $250 (includes initial zoning) plus $100 per acre Development Services Department 201 1st Avenue East Kalispell, MT59901 Phone (406) 758-7940 Return to: Aimee Brunckhorst Kalispell City Clerk P.O. Box 1997 Kalispell, MT 59903 PETITION TO ANNEX AND NOTICE OF WITHDRAWAL FROM RURAL FIRE DISTRICT The undersigned hereinafter referred to as Petitioner(s) respectfully petition the City Council of the City of Kalispell for annexation of the real property described below into the City of Kalispell. The Petitioner(s) requesting City of Kalispell annexation of the property described herein and further described in Exhibit A hereby mutually agree with the City of Kalispell that immediately upon annexation of the land all City of Kalispell municipal services will be provided to the property described herein on substantially the same basis and in the same manner as such services are provided or made available to other properties within the rest of the municipality. Petitioner(s) hereby state that there is no need to prepare a Municipal Annexation Service Plan for this annexation pursuant to Section 7-2-4610, M.C.A. since the parties are in agreement as to the provision of municipal services to the property requested to be annexed. The Petitioner(s) further herein express an intent to have the property as herein described withdrawn from the SOUTH KALISPELL Rural Fire District under the provisions of Section 7-33-2127, Montana Code Annotated; and that incorporated into this Petition to Annex is the Notice requirement pursuant to said Section; and that upon proper adoption of an ordinance or resolution of annexation by the City Council of the City of Kalispell, the property shall be detracted from said district. In the event the property is not immediately annexed, the Petitioner(s) further agree(s) that this covenant shall run to, with, and be binding upon the title of the said real property, and shall be binding upon our heirs, assigns, successors in interest, purchasers, and any and all subsequent holders or owners of the above described property. This City hereby agrees to allow Petitioner(s) to connect and receive the utilities from the City of Kalispell. This City hereby agrees to allow Petitioner(s) to connect and receive all available utilities from the City of Kalispell excluding solid waste services. MCA 7-2-4736 prohibits the city from providing solid waste services to this property for a minimum of 5 years from date of annexation. Petitioner/Owner Date Petitioner/Owner Date NOTE: You must attach an Exhibit A that provides a bona fide legal description of the property to be annexed. STATE OF MONTANA ) : ss County of Flathead County On this l day of 3 U\ N b1 , before me, the undersigned, a Notary Public for the State of Montana, personally appeared G VCP6 known to me to be the person whose name is subscribed to tl0foregoing instrument and acknowledged to me that he/she executed the same. IN c VV o set my hand and affixed my Notary Seal the day and year a SEAL State of Montana Residing at Bigfork, Montana Nat ry Public, ate of Moirtana My Commission Expires °Fw September 9, 2021 Printed Name MnvV^ Residing at o �hta Cot- \k uJ My Commission expires: CI STATE OF MONTANA ) ss County of Flathead County On this day of , before me, the undersigned, a Notary Public for the State of Montana, personally appeared known to me to be the person whose name is subscribed to the foregoing instrument and acknowledged to me that he/she executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notary Seal the day and year in this certificate first above written. Notary Public, State of Montana Printed Name Residing at My Commission expires: HOW WILL THE PROPOSED ZONING DISTRICT ACCOMPLISH THE INTENT AND PURPOSE OF: a. Promoting the Growth Policy The City has recently updated the Growth Policy Future Land Use designations in the vicinity of the subject site through a growth policy map amendment. These updates have designated a node of neighborhood commercial at the intersection of Airport and Cemetery Roads, transitioning to High Density Residential that bounds the Neighborhood Commercial. This provides a transition to Urban and Suburban Residential moving further away from the intersection. Beyond the neighborhood commercial node, the subject property is Urban Residential. This area of Kalispell is uniquely suited to support both commercial and higher density multi-family/residential uses due to the area's recent growth patterns with improvements to the adjacent Highway 93 Bypass, ease of connectivity to Downtown Kalispell, the Bypass, and Hwy 93 via Cemetery Road, and new developments. The Growth Policy identifies a 2% rental vacancy rate, which has only been under further pressure with population migration experienced over the past year. Development of this project will add multi -family units to the market and the City of Kalispell. The site is located in an area adjacent to a major transportation corridor while being served by municipal facilities and services b. Lessening congestion in the streets and providing safe access The development is located in the NE corner of the intersection of Airport and Cemetery Roads, in close proximity to the Highway 93 bypass. Interior site roadways will be designed and constructed in accordance with City standards to encourage traffic circulation through the site. The proposed mixed of B-1 and RA-1 zoning districts allows for higher density development than the current county zoning designation. While the development will likely result in an increase in traffic, it is not anticipated that the development will negatively impact the overall transportation system; traffic impacts should be accommodated by the existing roadways and new internal developments roadways. A traffic impact study is being provided with this application that identifies impacts the development may have on adjacent City - owned roads. MDT is studying options for the Airport Road/Hwy 93 Bypass round -a -bout which will further improve future traffic movements in the area. c. Promoting safety from fire, panic, and other dangers Development plans will ensure adequate access to public infrastructure and private structures in the case of an emergency, and there are no proposed features or land uses that may compromise the safety of the public. The development will also be served by municipal services, including police, fire protection, water, and sewer. New construction in the development will be required to be in compliance with current City adopted building codes and relevant City ordinances and design standards. Development infrastructure will be designed in accordance with local regulations to minimize undue risk from fire, panic, and other dangers. d. Promoting the public interest, health, comfort, convenience, safety, and general welfare The proposed zoning designation will promote the health and general welfare of the public by providing new and modern multi -family rental units which is needed within the City based on low rental vacancy rates. The proposed development will provide residents with open space and other amenities to further help promote the public's health, comfort, and general welfare. e. Preventing the overcrowding of land Based on the growth policy future land use designation for the site, development in this area has been anticipated for both commercial and high density and urban residential uses. The proposed development consists of several multi -family residential buildings which have a smaller footprint per living unit than single-family residences or duplex. The proposed RA-1 zoning designation restricts lot coverage to 45%. Together, these factors ensure that a high density of residential units can be provided without overcrowding the available land. The developer intends to build out the building units and all of the amenities within the development will be available for use by each resident. This further promotes spreading residents out through the entire approximately 38 acres. f. Avoiding undue concentration of population As discussed previously, the proposed zoning districts are consistent with the Growth Policy Future Land Use designations and neighboring urban development of the area. The proposed development will result in an increase in number and concentration of residents, as compared to the property's current vacant state. However, the provision of municipal services and facilities, as well as compliance with City design standards will aide in mitigating overcrowding of land or undue concentration of people. g. Facilitating the adequate provision of transportation, water, sewage, schools, parks, and other public facilities The development will be provided with all municipal water and sewer facilities. The Rankin School project extended utilities to the northern boundary of the subject property, including a sewer forcemain for a future lift station. The forcemain will connect a new regional lift station anticipated by public works to the City treatment plant. Water and sewer mains will be extended within the Airport and Cemetery Road ROW and within the proposed subdivision streets. The developer will be responsible for extending the necessary City utility services to the property at the developer's expense in accordance with City standards. Stormwater will be addressed through water quality and flow control measures on site. Transportation infrastructure adequately exists adjacent to the development. As a multi -family project, the City Ordinances require 500 square feet of outdoor amenities in lieu of parkland. The amenities will provide outdoor opportunities for the residents. The recently constructed Rankin School borders the project directly to the north and provides easy access. Sidewalks and pathways in the City ROW will allow for convenient pedestrian circulation. h. Giving reasonable consideration to the character of the district The proposed zoning is consistent with the area, which is experiencing residential, multi- family, and commercial growth. i. Giving consideration to the peculiar suitability of the property for particular uses The proposed RA-1 and B-1 zoning districts are consistent with the growth policy future land use designation of Neighborhood Commercial, High Density Residential, and Urban Residential. The proximity to the 93 by-pass and Hwy 93 via Cemetery Road and Airport Road allows for commercial land uses that blend and transition to multi -family residential buildings with increased distance from adjacent City roads. j. Protecting and conserving the value of buildings The value of buildings in the neighboring areas will be conserved. The proposed RA-1 zone provides for housing that is compatible with other uses located along Airport Road. Asa multi- family project, the density is achieved through the building design. This allows for the housing to be more compact, which allows for greater greenspace and amenity areas. With the extension and improvement of city services along Airport and Cemetery Roads, neighboring property values are likely to increase as City services will become available to neighboring properties. Further, the property is bounded by a school to the north, Ashley Creek to the east, and major transportation routes along the south and west boundaries. k. Encouraging the most appropriate use of land by assuring orderly growth Higher density residential development should be encouraged in areas with access to City - owned services and facilities. The proposed development is consistent with the growth policy future land use designation and is also compatible with current city zoning in the immediate area. ESTIMATED COST OF SERVICES ANALYSIS (Initial Annexation) Project Name: Parkland Meadows Annexation Date 9/10/2021 Calculated By: Kalispell Planning Department Number of acres proposed to be annexed: Number of commercial lots to be annexed: Average square foot per lot: Estimated market value of properties to be annexed: 38.4 557,568 $2,545,000 1. COST OF SERVICES UNDEVELOPED ACRES DEVELOPED ACREc COST/ACRE TOTAL Fire (budget $2,923,815 38 0.00 $107.37 $0.00 Police (budget $4,890,061 38 0.00 $173.33 $0.00 General Gov't Services (budget $4,991,138) 38 0.00 $167.50 $0.00 Subtotal $0.00 SERVICE NO. OF UNITS COST/UNIT TOTAL Roads Lineal feet of road to be maintained 0.00 $5.05 $0.00 Water based on number of ERUs 0.00 $185.51 $0.00 Sewer based on number of ERUs 0.00 $168.51 $0.00 Wastewater Treatment based on number of ERUs 0.00 $227.38 $0.00 Stormwater 0.00 $67.97 $0.00 Subtotal $0.00 TOTAL ANTICIPATED COST OF SERVICE $0.00 2. ANTICIPATED CITY ASSESSMENT REVENUE GENERATED Totalsquare foot to be annexed: 1,672,704 Number of lots: 3 ASSESSMENT AVE SQ FT ASSESSMENT TOTAL Storm sewer assessment $214.18 maximum over 1/2 acre): 557,568 0.009834 $ 214.18 Street maintenance assessment $387 maximum over 1/2 acre): 557,568 0.017776 $ 387.00 Urban forestry assessment (capped at $413 per parcel): 557,568 0.0047025 $ 413.00 Light maintenance assessment: 557,568 0.00165 $ 919.99 Average annual water and sewer usage chare $ - TOTAL ANTICIPATED REVENUE FROM ASSESSMENTS and USAGE CHARGES = $ 1,934.17 3. TAX REVENUE Assessed value per property: $ 400,000.00 NO. OF UNITS PROPERTY VALUE TOTAL Total assessed value: 1 $ 2,545,000.00 TAXABLE MARKET VALUE REAL ESTATE TAX ASSESSED VALUE Total taxable value: $ 2,545,000.00 0.013 $ 33,085.50 MILLS LEVIED TOTAL Total tax revenue based on 800 mill levy: 0.8 $ 26,468.00 TOTAL CITY TAX REVENUE (based on 193.3 mill levy) = 1,133.31 4. IN PACT FEES UNIT QUANTITY COST PER UNIT Total ewer Impact Fee: ERU 0 $ 5,757.00 $0.00 Total a er Impact Fee: ERU 0 $ 6,418.00 0.00 Total orm Impact Fee: ERU 0 $ 1,121.00 0.00 Total o ice Impact Fee: Comm. Sq. Footage 0 $ 16.000 0.00 o a ire mpacFee: Comm. Sq. Footage 0 $ 350.00 0.00 Total Project Impact Fee $0.00 5. TOTAL ANTICIPATED REVENUE GENERATED TO THE CITY (ITEMS 2 AND 3) 3,067.48 6. ONE TIME IMPACT FEE PAYMENT TO THE CITY (ITEM 4) 0.00 7. ANTICIPATED COST OF SERVICE (ITEM 1) 0.00 or 3,067.48 C11rY-;71-�"""W�"""""""� KALISPELL Development Services Department 201 1st Avenue East Kalispell, MT 59901 Phone (406) 758-7940 Email: planninc€(a.kalispell.com Websife: www.kalispell.com Project Name Parkland Meadows Subdivision Property Address --NIA NAME OF APPLICANT Airport Road Li_C Applicant Phone 406-270-1416 Applicant Address PO Box 1432 City, State, Zip Sigfork, MT 59911 Applicant Email Address Gregg.Barrett@waterstreetcompany.com If not current owner, please attach a letter from the current owner authorizing the applicant to proceed with the application. OWNER OF RECORD G23 Properties, LLC Owner Phone 406-270-1416 Owner Address PO Box 1432 City, State, Zip Bigfork, MT 59911 Owner Email Address POINT OF CONTACT FOR REVIEW COMMENTS Phone Toby McIntosh 406-755-3208 Address 2250 Hwy 93 South city, State, Zip Kalispell, MT 59901 Email Address tmcintosh@jackola.com List ALL owners (any individual or other entity with an ownership interest in the property): Gi 0 r P.( 4-:2-3 er6 Pto r �J 70_S. . I! L'C Legal Description (please provide a full legal description for the property and attach a copy of the most recent deed): I See attached 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. �ALISPELL Check One: Present zoning of above property: Initial PUD proposal Amendment to an existing PUD Total gross acres of property: Development Services Department 201 1st Avenue East Kalispell, MT 59901 Phone (406) 758-7940 f�-«G KRIM Please provide the following information in a narrative format with supporting drawings or other format as needed (reference 27.19.020(3)): a. An overall description of the goals and objectives for the development of the project. b. In cases where the development will he executed in increments, a schedule showing the time within phase will be completed. c. The extent to which the plan departs from zoning and subdivision regulations including but not limited to density, setbacks and use, and the reasons why such departures are or are not deemed to be in the public interest; d. The nature and extent of the common open space in the project and the provisions for maintenance and conservation of the common open space; and the adequacy of the amount and function of the open space in terms of the land use, densities and dwelling types proposed in the plan; e. The manner in which services will be provided such as water, sewer, storm water management, schools, roads, traffic management, pedestrian access, recreational facilities and other applicable services and utilities. f. The relationship, beneficial or adverse, of the planned development project upon the neighborhood in which it is proposed to be established g. How the plan provides reasonable consideration to the character of the neighborhood and the peculiar suitability of the property for the proposed use. h. Where there are more intensive uses or incompatible uses planned within the project or on the project boundaries, how with the impacts of those uses be mitigated. i. How the development plan will further the goals, policies and objectives of the Kalispell Growth Policy. j. Include site plans, drawings and schematics with supporting narratives where needed that includes the following information: M. Total acreage and present zoning classifications; (2). Zoning classification of all adjoining properties; (3). Density in dwelling units per gross acre; (4). Location, size height and number of stories for buildings and uses proposed for buildings; (5). Layout and dimensions of streets, parking areas, pedestrian walkways and surfacing; (6). Vehicle, emergency and pedestrian access, traffic circulation and control; (7). Location, size, height, color and materials of signs; (8). Location and height of fencing and/or screening; (9). Location and type of landscaping; (10). Location and type of open space and common areas; (11). Proposed maintenance of common areas and open space; (12). Property boundary locations and setback lines (13). Special design standards, materials and / or colors; (14). Proposed schedule of completions and phasing of the development, if applicable; (15). Covenants, conditions and restrictions; (16). Any other information that may be deemed relevant and appropriate to allow for adequate review. If the PUD involves the division of land for the purpose of conveyance, a preliminary plat shall be prepared in accordance with the requirements of the subdivision regulations. Please note that the approved final plan, together with the conditions and restrictions imposed, shall constitute the zoning for the district. No building permit shall be issued for any structure within the district unless such structure conforms to the provisions of the approved plan. �ALISPELL APPLICATION PROCESS (application must be received and accepted by the Kalispell Planning Department 35 days prior to the Planning Board Hearing) Application Contents: 1. Completed application form 2. Electronic copy of the application materials submitted. Either copied onto a disk or emailed to planning@kalispell.com (Please note the maximum file size to email is 20MB) Development Services Department 2011st Avenue East Kalispell, MT 59901 Phone (406) 758-7940 3. 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. 4. If proposal inyloves annexation, pre plat orother action please submit appropriate application forms in addition to the PUD application 5. Application fee based on the schedule below, made payable to the City of Kalispell: Residential (no subdivision) $1,000 + $125 per acre Commercial(no subdivision) $1,200 + $100 per acre Residential (with subdivision) $1,000 + $100 per acre Commercial (with subdivision) $1,000+ $100 per acre 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 based thereon may be rescinded, and other appropriate action taken. The signing of this application signifies approval for the Kalispell City staff to be present on the property for routine monitoring and inspection during the approval and development process. Applicant Signature Date PLEASE PROVIDE THE FOLLOWING INFORMATION IN A NARRATIVE FORMAT WITH SUPPORTING DRAWINGS OR OTHER FORMAT AS NEEDED: a. An overall description of the goals and objectives for the development of the project. The Parkland Meadows Subdivision proposes to create a multi -family and neighborhood - commercial development on approximately 38 acres located in the northeast corner of the Airport Road and Cemetery Road intersection. The overall intent of this PUD is to create a multi -family and neighborhood commercial community. The site is located directly adjacent to the current City of Kalispell limits and the site's proximity to City infrastructure and significant transportation routes make it suitable for the proposed mixed -use development. The project aims to support the need for rental housing within the City of Kalispell. b. In cases where the development will be executed in increments, a schedule showing the time within phase will be completed. The project is expected to be completed in multiple phases over the next 5-6 years. Phase 1 is intended to start construction in the Spring of 2022 with the infrastructure and buildings being complete in 2023. Barring unforeseen factors, its anticipated that a single phase would be completed per year to full buildout. The tentative schedule is presented in the table below. Phase Estimated Start Estimated Completion Phase 1 Spring 2021 Summer 2022 Phase 2 Spring 2023 Summer 2024 Phase 3 Spring 2025 Fall 2026 Phase 4 Spring 2027 Summer 2028 c. Extent to which the plan departs from zoning and subdivision regulations including but not limited to density, setbacks and use, and the reasons why such departures are or are not deemed to be in the public interest. Recognizing the site's current uses and County zoning in the project area, and that the City of Kalispell is experiencing rapid growth, the City Planning Department recently initiated a Growth Policy Map Amendment in the project area. The amendment included a Neighborhood Commercial/High Density Residential node centered on the Airport and Cemetery Road intersection. The node is surrounded by Urban Residential and Suburban Residential. The annexation and initial zoning application requests both B-1 and RA-1 for the project. The requested zoning aligns with the Growth Policy Land Use designations through the use of B-1 within the Neighborhood Commercial node and the RA-1 in the Urban Residential. The development's minor deviation from the City's zoning standards will help to create a cohesive community and the requested deviations include the following: Density: The RA-1, Residential Apartment zone allows for multi -family uses and is a zone typically found in Urban Residential use designated in the Growth Policy. The base RA-1 zone requires a minimum lot area of 6,000 sf plus 3,000 sf for each additional unit beyond duplex. This equates to approximately 12.5 units per acre. Based on the preliminary lot layout, preliminary lot densities vary. The RA-1 zoned lots account for 27.02 acres which doesn't include the public rights of way (ROW). An average density of 17.8 units per acre is being requested for the RA-1 zoned lots, which would allow for up to 480 units to be provided. The B-1 zone is not restricted to a unit density; however, if the B-1 Neighborhood Commercial lots were to be built out as multi -family, an additional 120 total units are expected. The total of up to 600 units aligns with the City's review of the Growth Policy Map Amendment completed earlier this year. The increased density is mitigated in several ways. First, the developer intends to construct both the infrastructure and buildout of the multi -family buildings and site development. The goal is to maintain ownership of buildings with the ability to sell to help generate revenue. As presented in the CCR's, all of the areas outside the buildings will fall under common area ownership. This allows for uniform operation and maintenance of the grounds including landscaping, stormwater management areas, and parking lots. Secondly, since the areas outside the buildings is jointly owned, that means that all of the amenities required by the City's multi -family zoning standards will be open to all apartment residents. Clustering the apartment units into multiple story buildings, allows for creating larger open space and site amenities. While the final selection of amenities will be determined during project design, initial plans have identified a Clubhouse, playground, hot tub(s), sport courts (potential examples would be pickleball and basketball), possible bike pump track, BBQ areas, outdoor seating, and connectivity between ROW sidewalks and development amenities. With the Owner building out the development, the opportunity exists to construct amenities throughout the development and reduces the potential need to provide cash in lieu of amenity development. Thirdly, based on the overall site concept, the higher density is proposed along the Airport and Cemetery Road frontages with more open space being provided along the northeast portions of the site. This softens the impact to the vacant land to the north and northeast. The multi -family housing is in close proximity to major transportation routes and the recently constructed Rankin School. The creation of housing supports adding to the strain on rental vacancy rates in and around Kalispell. • Lot Use: The B-1 and RA-1 zones allow for multi -family residential buildings under a conditional use permit. The proposed PUD requests to allow for multi -family dwellings as a permitted use throughout the development. This is mitigated since the PUD triggers a public review process. d. Nature and extent of the common open space in the Project and the provision for maintenance and conservation of the common open space, and the adequacy of the amount and function of the open space in terms of the land use, densities and dwelling types proposed in the plan. As mentioned above, the developer intends to construct both the infrastructure and buildout of the multi -family buildings and site development. All of the areas outside the buildings will fall under common area ownership, including common space. This allows for uniform operation and maintenance of the grounds including resident amenities, landscaping, stormwater management areas, and parking lots. As a largely multi -family development, open space will be provided at a ratio of 500 square feet per unit or recreational amenities equivalent to the fair market value of 500 square feet of land per unit. Open space amenities and landscaping will be proposed with each project phase and the engineering and construction documents will be reviewed and approved by the Planning and Parks & Recreation Departments to ensure compliance. While the final selection of amenities will be determined during project design, initial plans have identified a Clubhouse, playground, hot tub(s), sport courts (potential examples would be pickleball and basketball), possible bike pump track, BBQ areas, outdoor seating, and connectivity between ROW sidewalks and development amenities. With the amenities being provided for use by the entire multi -family portion of the development, it supports a more community feel. In addition to these amenities, a minimum 200-foot buffer along Ashley Creek will be maintained as required by the City regulations. e. The manner in which services will be provided such as water, sewer, storm water management, schools, roads, traffic management, pedestrian access, recreational facilities and other applicable services and utilities. Water supply, sewer collection, storm water management, roadways, traffic management, pedestrian access, and recreational facilities will be designed and constructed in accordance with the City of Kalispell Standards for Design and Construction. The facilities will be designed and installed at the expense of the Developer and will be granted to the City of Kalispell after completion of construction for future ownership. The water distribution system will be comprised of a network of water mains which will extend from the existing 12" water main located within Airport Road. New water mains will be extended within the subdivision as well as within the Airport and Cemetery Road ROWS. The water main will be extended to the far east boundary of Cemetery Road for potential future extension. Fire hydrants will be installed at appropriate locations coordinated with the Fire Department and each building will be provided with an individual water service and fire suppression service when required by code. Wastewater collection will be provided by a combination of gravity sewer mains and a sewage lift station. The lift station is considered a regional lift station as the service area extends beyond the project boundaries. The wet well and pump sizing will be coordinated with the City to allow for future expansion. Lift station improvements will also include extending forcemain piping within Airport Road, which will connect to an existing forcemain installed as part of the Rankin School project. The lift station will transition to gravity flow at the north boundary of Rankin School before eventually flowing to the Kalispell Wastewater Treatment Plant. City ROWS will be constructed to meet the City Standards and curb and gutters will direct stormwater to low points where it will be directed to stormwater maintenance facilities. Both Airport and Cemetery Roads will be improved along the project's frontage to meet City standards. Airport Road as an urban road section and Cemetery Road as a minor arterial. Stormwater will be detained and treated on -site, per City requirements. The topography naturally divides the property. West of the ridge drains to the SW corner of the property where it enters an existing culvert beneath Cemetery Road and eventually to Ashley Creek. East of the ridge drains to the NE and eventually into Ashley Creek. Post development drainage patterns are expected to generally match existing, with overflows from the site meeting pre -development conditions. There will be two Public ROW ingress/egress points from the Site; one each off Airport and Cemetery Roads. Access to the site will require coordination with both MDT and the City of Kalispell. Cemetery Road generally falls under Flathead County authority, but upon annexation, ownership will transfer to the City. Interior roadways will be aligned to the extent feasible with the City of Kalispell's transportation plan in an effort to anticipate future roadway extensions. The north -south street on the east side of the development is considered a minor arterial in the City's transportation plan. There is an MDT bypass round- about located immediately southwest of the site; MDT has plans to re -align the bypass over the next few years, and as such, coordination will be required for the Airport and Cemetery Road improvements. Power is located overhead on the south and west sides of Cemetery and Airport Roads respectively. Fiber optic runs along the east and north sides of Airport and Cemetery Roads. These will be extended underground throughout the development. f. The relationship, beneficial or adverse, of the planned development Project upon the neighborhood in which it is proposed to be established. The subject property is situated in a highly visible and accessible location in proximity to both US Hwy 93 and the 93 by-pass. This area is currently experiencing residential and commercial growth with the development of the Southside Estates subdivision, expansion of the Rankin Elementary School, and proposed improvements to the 93 by-pass. The Project is expected to facilitate further growth and provide additional commercial and residential opportunities for current and future residents due to the location, extension of public utilities, and exposure to exposure from passing vehicles. The Site's location provides easy access to the Site while also buffering it from the neighboring highway. Ashley Creek to the east of the Site creates a natural and scenic buffer between the proposed residential buildings and commercial land uses. Cemetery and Airport Roads provide physical separation to the uses on the south and west sides of the development respectively. The orientation of the Hwy 93 by-pass and Airport Road also provide separation from the abundance of open land to the west of the project site. g. How the plan provides reasonable consideration to the character of the neighborhood and the peculiar suitability of the property for the proposed use. As discussed above, the area in the vicinity of the subject Site is currently experiencing rapid residential and commercial growth. As such, the development will provide additional residential and commercial opportunities for current and future residents. The proximity to the 93 by-pass allows for commercial land uses that blend and transition to higher density multi -family residential buildings with increased distance from adjacent City roads. The naturally occurring buffer of Ashley Creek along the eastern and northeast property boundaries allow separation from the site's proposed development and the county industrial - zoned properties on the other side of the creek. While an adjacent property exists between the project site and Ashley Creek, a large portion is within the 100-year floodplain limiting development. h. Where there are more intensive uses or incompatible uses planned within the Project or on the Project boundaries, how with the impacts of those uses be mitigated. Proposed uses of the development are not expected to be incompatible with surrounding uses. The mix of B-1 and RA-1 zoning will allow for a blending of land uses that take full advantage of the unique location of the Site. Ashley Creek and its associated floodplain buffer the site to the light industrial uses east of Ashley Creek. i. How the development plan will further the goals, policies and objectives of the Kalispell Growth Policy. As discussed above, the City has recently updated the Growth Policy Future Land Use designations in the vicinity of the subject site. These updates have designated a node of neighborhood commercial at the intersection of Airport and Cemetery Roads, transitioning to High Density and Urban Residential moving further away from the intersection. This area of Kalispell is uniquely suited to support both commercial and higher density multi- family/residential uses due to the area's recent growth patterns with improvements to the adjacent Highway 93 Bypass and new residential developments. Development of this Project will accommodate growth and development in the City of Kalispell in an area adjacent to a major transportation corridor while being served by existing municipal facilities and services. More specifically, the Housing section of the Growth Policy discusses the need to provide an adequate supply and mix of housing that meets the needs of present and future residents in terms of cost, type, design, and location. Based on the overall number of units, the project introduces rental housing into a market with very low rental vacancy rates. Further, with the number of units, the intent is to provide a variety in the type and cost of units. The project will also construct a large section of the Airport Road multi -use path and gets closer to connecting with the nearby Hwy 93-Bypass connecting Somers to Kila and to the north end of the bypass. Include Site plans, drawings and schematics with supporting narratives where needed that includes the following information. 1. Total acreage and present zoning classifications The Site occupies 38.4 acres and is currently zoned as SAG-10. 2. Zoning classification of all adioining properties See attachment. 3. Density in dwelling units per gross acre Based on the varying lot sizes to support project phasing, the unit densities per lot ranges from 11-30 units per acre. The average unit density as presented above is 17.8 units per acre. By clustering buildings in the more visible Airport and Cemetery Road frontages, the densities to the north and east were able to be reduced and softened to the adjacent properties. Refer to the attached site maps for preliminary lot and building layouts. 4. Location, size height and number of stories for buildings and uses proposed for buildings The commercially zoned lots are located in the southwest and northeast corners of the property, adjacent to the development's entrances. Buildings on these lots will not exceeding the B-1 zone 60 feet height limit. The remaining lots will be developed with three to four-story multi -family residential buildings not exceeding the 45-foot building height limit per RA-1 zoning standards. Roof heights will be determined from native grade as determined in the zoning ordinance. 5. Layout and dimensions of streets, parking areas, pedestrian walkways and surfacing Please refer to the proposed PUD Site plan. Initial plans have identified 3-5 buildings located near the existing ridge that could utilize topography to allow for ground level parking beneath three floors of units. This reduces the area required for surface parking and allows for freeing up additional open space. The enclosed parking would be designed to meet City of Kalispell requirements as well as the adopted building code. 6. Vehicle, emergency and pedestrian access, traffic circulation and control See proposed PUD Site plan; The development will be accessed from both Cemetery and Airport Roads, with interior site roadways providing traffic circulation through the Site. Temporary turn arounds would be constructed as required during various project phasing to ensure emergency vehicle access. 7. Location, size, height, color and materials of signs A development sign will be located at one of the site's main entrances. The sign will be monument style utilizing the Project logo and will be made of natural elements used as landscape accents. Final design of the sign will be reviewed by the City, and the height, size, color, and materials of the proposed signage will conform to the Kalispell Sign Ordinance. 8. Location and height of fencing and/or screening No fencing is being proposed at this time; a preliminary landscape plan will be submitted prior to construction of the first phase of the development. Should fences be constructed, they will conform to City regulations (4 feet height maximum front, 6.5 feet height maximum rear). 9. Location and type of landscaping A preliminary landscape plan will be submitted prior to construction of the first phase of the development. Site landscaping will conform with City standards. City Streets shall be landscaped meeting City requirements and will continue throughout the common area. Each building phase would include on -site landscaping that will fill out the project's landscaping. 10. Location and type of open space and common areas Please refer to the proposed PUD Site plan and overall site rendering for preliminary locations of open space and common areas. Open space will be provided within the Ashley Creek setback and in central areas to serve the development's future residents. Open space on -site will consist of lawn, shrubs, and trees and is anticipated to include automatic sprinklers. Anticipated amenities are discussed above and they will be constructed throughout the project site to allow for ease of access and increase overall neighborhood feel. 11. Proposed maintenance of common areas and open space Maintenance of common areas and open space will be covered by an Owner's Association. All of the areas outside the building footprints (including amenities, parking, landscaping, sidewalks, etc.) will be owned and maintained jointly. This allows for use of all common areas across property boundaries and ensures that all of the facilities will be maintained to a specific requirement. Please refer to the attached draft CCRs. 12. Property boundary locations and setback lines See proposed PUD Site plan. Setbacks are anticipated to meet the City of Kalispell zoning ordinance. 13. Special design standards, materials and/or colors No specific materials or design standards are being provided as the developer intends to buildout all of the buildings. Initial concepts are enclosed to provide an idea of what the development will look like. 14. Pr000sed schedule of completions and chasing of the development. if aoolicable Please refer to the proposed PUD Site plans for preliminary phasing lines; Phase 1 will be constructed over the next two years, and future phases are as presented above and is dependent on future economic conditions. 15. Covenants, conditions and restrictions See Attached CCRs. 16. Any other information that may be deemed relevant and appropriate to allow for adequate review Please refer to the attached plans and other supplementary information. ti W AIRPORT ROAD SUBDIVISION 9q 38.33 Al. Yff z O In ASHLEY CREEK J J 2 CO DQ Q 2 In0O 0 5 � Q f—� SITE BOUNDARY 0 5 a 5 0 OQ d Q ZONING LEGEND: I _ CITY ZONING P-1 - COUNTY ZONING A O COUNTY ZONING I O COUNTY ZONING P COUNTY ZONING R-1 COUNTY ZONING R-5 O COUNTY ZONING SAG-10 A 6]u 31➢6 JACKOLA.OJM EXISTING ZONING MAP 0an�as a06�s�0, 1" =300' SCALE: 1 -5 >r i _ V i Val 0� COr�1�L�X P.O. Box 1134 • Kalispell, MT 59903 406-755-3208 • vMJack0la.COM r F�ienoa '� oa a a 1 D 0 © Oo aWb . 9 A _.�. PO. Box 1134 • Kalispell, MT 59903 - 406-755-3208 • w jackola.cam CDa Tg � I 1 gW . 2 R mho „� ua i uJN(r• WD7, gala uJ1�. 3 P.O. Box 1134 • Kalispell. MT 59903 405-755-3208 • www.jaokola.mm —u- K - , IT sv P.O. B. 1134 • Kalispell, MT 5 993 486]853208 • w jaokola.aom 0 !FoVHsopa moat dArr mao -[)?. I °=11d �.'Z P.O. Box 1134 • Kalispell, MT 69903 406- 2208 • www.j=kala.aom APPROXIMATE LOCATION o OF EXIST. BLDGS EXIST 8" GRAVITY SEWER MAIN &8"SEWERFORCE MAIN V—_-------1 EXIST. 12" WATER MAIN r1 41l `\ \\\\\\ ( \\ \ / /\�V �sVA A A AVM TR 13E u IllIIIIIIIIT!\ v vvvvvv �z9aA 1 vvvv vvv v v vv v V F, — VAVA�VA V A A AAA 1.41,ACV V cV \ \ 11 I A �IIIII�,\\\�\\,\\\�\� \L\\�\\ \ t)�/ \t� ) \ d�� 1 ASHLEYCREEK ��Iplh 100-YEAR FLOODPLAINT, \\\\ EV-7 PER PANEL3000231820J \\VA\VA\ — A\VAvv��V A \ \VAVAAAAAA vv� AV\VAV \vAw Avv v v OwwvT,v ��AI� �vOv��v�w�wvvvs V� vvAT, v� v V v � IIIIIVIf LF A sETRACKLEvCREEK ��V11f wv�� A�VA� F, A A A j \��/ �zsv�v�AvA�� Qw��\v�� > VA VA v vvv wvvvvvv0v v� \ \ v r, �v VAAAv0V��v��Tv i A\VAVAVA -F vT, \vAA�� vim_ •- III I� A �� v �w�—;—i i ) 1 A T/ v III v �� wQ�� A \�N�-= APPROXIMATE LOCATION 'I OF EXIST. BLDGS F T55 LL LACKOLA.WM 1211 EXISTING CONDITIONS PLAN 0a III 405 H5�0T ill=zoo' o APPROXIMATE L OF EXIST. BLDGS i (I,R LOT1 LOTz BBI' 0.95 AC 0.2 AC 1 I� SOTS — RA LOT 3.86 AC /I &1 I LOTS 0.89 AC & 0.1 AC jr-olk —31 LOT 6RA \ LOT j 3.96 AC d z 0 Lp ASHLEY CREEK m Q G In QC 100-YEAR FLOODPLAIN 0 EV- 8.5 PER PANEL3000231920J 0 a z0v 0Q d 200' ASHLEY CREEK SETBACK Q CEMETERY ROAD APPROXIMATE LOCATION OF EXIST. BLD65H/SLIPPELL p06]5 J ACKOLA. COM PRELIMINARY SITE PLAN 60�8746 4060 7 i^ =2oo, jr-o-3lk 11 o o �A &8"SEEXIST8WER FORCE RRCEFOEM ER MAIN MAIN EXIST.12" WATER MAIN -, ,. 5� PHASE 4 -I I L,]T1 uTz &1 &1 - PHASE 1 Lore C .Ac a._z AC I� E_ _ _- = RA AC I 1- LOTS / AIRPORT ROAD GRAVITY SEWER, 3-AC NEW12'STO RM FEA O RCE MAIN, AND LIFT STATION TO D.S.AIC 1 MAIN TVP. B-1 I s s lry STO RMWATER u BE CONSTRUCTED WITH PHASE 1 B1 9� TO ' EMEN c NEW WATER"" _ MANA6 AREAS AC MAIN T NEWS' GRAVITYSEWER MAIN ' I t ` °11 &6"SEW ER FORCE MAIN � - r LOT B LOTS \ NEW 12"WATER MAIN LOT - IA h RA l -1 \1 ASHLEY CREEK ^I RA 2.42 AC w-I 5.38 AC @I 1 en PHASE IIYT_ 100-YEAR FLOODPLAIN - / EV-7S PER PANEL3000231920J _ LOT 11 { //i �� Ra-1 213 AC PHASE 3_ m 1 200' ASHLEY CREEK WATER MAIN WITHIN AIRPORT \ry F �� > = SETBACK ROAD W ILL BE EXTENDED W ITH LOT ] 0= EACH PHASE TOTHE SOUTHERN LIMITS OFTHE PHASE RA I 1611AC V V I AIRPORT ROAD FRONTAGE STREET NEW 8" GRAVITY IMPROVEMENTS (CURB, SIDEWALK, SEWER MAIN, TVP \ BOULEVARD, CONSTRUCTED ONSTCTED .NING, AND PATH) WFRONT ILL BE J u CONSTRUCTEDALON6THE FRONTAGESE - LOT 12 ti LOT]3 LOT14 EACH PHASE x B_11, B-1 B-1 �. — AC 0. STORMWATER MANAGEM ENT AREA � 134 59AC D.SJ AC i __ _ _ _ -Y CEMETERY ROAu 1 — NEW 8"GRAVITY REGIONAL WATERANDSEW ER MAIN BEYOND LIFT STATION SEWER MAIN z 0 N m�z 0a v=00o 0 � � 0�0 z0 0Q Q NEW8 WASTEWATER WI THIN CEMETERY ROADAND ROAD FRONTAGE STREET a WATER MAIN LIFTSTATIONWILLA06 ]5512➢e IMPROVEMENTS BE CONSTRUCTED IN PHASE 3 IwL15 JACKOLA. COM SITE PHASING PLAN Oan�ae a0e�e�0, i^ =2ool vm� bg EX1528"GRAVITY SEW ER MAIN o & 8" SEW ER W RCE MAIN EXIST. 12" WATER MAIN-+bIW11�0V�#YRf � (IR I I NEWT TORM CI MA STORMWATER MANAGEMENT f ` AREA NEW 8"IN TER MAIN,T - _ g" NEW 8"GRAVITY SEWER MAIN z &6"SEWER FORCE MAIN W 0 Lp % J NEW 12" WATER MAIN 2 I ASH LEV CREEK m Q Q N0O 100-YEAR FLOODPLAIN 0 � EV- 8.5 PER PANEL3000231820J Q � � ^ 0 w 0 Q o I d 4� SET ASHLEV CREEK SETBACK Q 1 W 8" VI V .o9yA SEW MAIN, V \ SFORMWATER MANAGEMENTAREA CEMETERYROAD - „REGIONAL NEW 8"6RAMITV NEW 8" WASTEWATER SEWER MAIN a WATER MAIN LIFT SFATION 4067553208 J ACKOLA. COM PRELIMINARY SITE UTILITY PLAN so�.746 40',0 7 2^ =mol Elevations Table Number Minimum Elevahon Maximum Elevahon Cnlor 1 -10.000 -8.000 ■ 2 -8.000 -6.000 ■ 3 -6.000 -4.000 ■ 4 -4.000 -2.000 m 5 -2.000 0.000 ■ 6 0.000 2.000 ■ J 2.000 4.000 ■ 8 4.000 6.000 ■ 1211 JACKOLA.WM PRELIMINARY GRADING HEAT MAP 3608526 6 406=7 i^ =2oo, - ulurum uo-rcxl FL90QAAIX � + • 1 �• r fr Lore i f � 4' � xaluraem� Imo�ioarr�ooc 3.15 nt I � 1 stele rlam uAzlm xerx � F I• r r ueiox� I I { � + f• r { I 7 J — a Y%F 'O DWAY IQT I , 3AM r xti - O tream � Vlllf l l se ` k 5 I [,MI{ � Q7Fu d77 Jr I '� I 1-41-6. , ., N ` 4 t }1 S }: .r �J r • r SUBJECT PROPERTY SF.e.I-M I-rN"-r%I- K,�41� RPI .. WATER MAIN = BLUE', :* I'& Kalispell Mailing List - July 12th, 2021 NORTH Airport Rd - Tracts 13D, 13E & 6J ® Subject Property - Commercial - Neighborhood Commercial - Industrial - Urban Mixed Use - High Density Residential - Urban Residential Suburban Residential City Airport -Gov. Public/Quasi Public, Openspace Floodway 7 RD Urban Residential iburb n siden ial CER4 T Industrial RD Date: July 12th, 2021 Kalispell Development Services 0 475 950 FilePath: J\2021\07122021 KALISPELL Feet I'& Kalispell Zoning Exhibit- July 12th, 2021 NORTH Airport Rd - Tracts 1313, 13E & 6J ® Subject Property Neighborhood Business Residential _ Residential/Professional Office - Central Business - Residential Apartment - Residential Apartment/Office - General Business WCore Area Business Residential Public 1-1 P-1 COUWTY C Date: July 12th, 2021 Kalispell Development Services FilePath: J\2021\07122021 KALISPELL 0 400 800 Feet Subdivision Boundary Legal: A Tract of land located in the southwest quarter of Section 20, and the northwest quarter of Section 29, township 28 north, Range 21 West, P.M., M., Flathead County, Montana and more particularly described as follows: Beginning at the northwest corner of Parcel B as shown on Certificate of Survey No. 19227, records of Flathead County, Montana; thence S85°43'54"E, a distance of 1024.15 feet; Thence NO2°36'20"E, a distance of 268.83 feet; thence S89°17'39"E, a distance of 343.75 feet; Thence S03°03'37"E, a distance of 242.71 feet; thence S89°37'43"W, a distance of 14.02 feet; Thence S09°36'53"E, a distance of 513.48 feet; thence S31°07'41"W, a distance of 292.78 feet; Thence S05°03'08"W, a distance of 559.66 feet to the south line of the northeast quarter of the northwest quarter of Section 29; thence on and along said south line N89°19'58"W, a distance of 298.37 feet; thence leaving said south line N00°37'56"E, a distance of 30.00 feet to a point on the northerly right-of-way of Cemetery Road; Thence on and along said right-of-way the following six (6) courses: 1) N58°14'22"W, a distance of 96.16 feet; 2) N89°39'00"W, a distance of 114.34 feet; 3) Along a non -tangent 1392.81 foot radius curve to the left, with center bearing S00°20'38"W, an arc distance of 195.11 feet; 4) S89°58'25"W, a distance of 73.01 feet; 5) S82°22'17"W, a distance of 220.78 feet; 6) N72°08'06"W, a distance of 74.90 feet to a point on the easterly right-of-way of Airport Road; Thence on and along said right-of-way the following seven (7) courses: 1) Along a non -tangent 787.82 foot radius curve to the left, with center bearing N79°19'59"W, an arc distance of 227.07 feet; 2) N17°36'52"W, a distance of 198.67 feet; 3) N13°43'31"W, a distance of 180.11 feet; 4) N13°11'11"W, a distance of 128.21 feet; 5) Along a non -tangent 2189.48 foot radius curve to the right, with center bearing N77°55'36"E, an arc distance of 404.79 feet; 6) N17°01'16"W, a distance of 134.17 feet; 7) N00°03'06"E, a distance of 57.85 feet to the Point of Beginning. This Tract contains 38.41 acres subject to and together with all appurtenant easements of record. Zoning Area Descriptions: NW B-1 Zone: Beginning at the northwest corner of Parcel B as shown on Certificate of Survey No. 19227, records of Flathead County, Montana; thence S00°03'06"W, a distance of 57.85 feet; Thence S17°01'16"E, a distance of 134.17 feet; Thence along a non -tangent 2189.48 foot curve to the left, with center bearing S88°31'10"W, an arc distance of 294.77 feet; Thence N80°50'17"E, a distance of 418.87 feet, thence N09°09'43"W, a distance of 227.87 feet; Thence along a 300 foot curve to the right, with center bearing S80°50'17"W, an arc distance of 69.12 feet; Thence N04°02'19"E, a distance of 85.74 feet; thence N85°43'54"W, a distance of 448.06 feet to the point of beginning. This area contains 4.15 acres. SE B-1 Zone: Commencing at the northwest corner of Parcel B as shown on Certificate of Survey No. 19227, records of Flathead County, Montana; Thence S85°43'54"W, a distance of 448.06 feet; Thence NO2°36'20"E, a distance of 268.83 feet; thence S89°17'39"E, a distance of 343.75 feet; Thence S03°03'37"E, a distance of 242.71 feet; thence S89°37'43"W, a distance of 14.02 feet; Thence S09°36'53"E, a distance of 513.48 feet; thence S31°07'41"W, a distance of 292.78 feet; Thence S05°03'08"W, a distance of 316.38 feet and being the true point of beginning; Thence S87°35'30"W, a distance of 241.16 feet; Thence NO2°10'12"E, a distance of 82.27 feet; Thence S87°49'15"E, a distance of 65 feet; Thence along a 320 foot curve to the right, with a center bearing of S02°10'45"W, an arc distance of 85.81 feet; Thence S42°03'03"W, a distance of 216.05; Thence S01°15'39"E, a distance of 107.86; Thence S89°39'00"E, a distance of 114.63 feet; Thence S58°14'22"E, a distance of 96.16 feet; Thence S89°20'27"E, a distance of 300.69 feet; Thence N05°03'08"E, a distance of 213.16 feet to the true point of beginning. This area contains 2.92 acres. RA-1 Zone: Commencing at the northwest corner of Parcel B as shown on Certificate of Survey No. 19227, records of Flathead County, Montana; Thence S85°43'54"W, a distance of 448.06 feet and being the true point of beginning; Thence NO2°36'20"E, a distance of 268.83 feet; thence S89°17'39"E, a distance of 343.75 feet; Thence S03°03'37"E, a distance of 242.71 feet; thence S89°37'43"W, a distance of 14.02 feet; Thence S09°36'53"E, a distance of 513.48 feet; thence S31°07'41"W, a distance of 292.78 feet; Thence S05°03'08"W, a distance of 316.38 feet; Thence S87°35'30"W, a distance of 241.16 feet; Thence NO2°10'12"E, a distance of 82.27 feet; Thence S87°49'15"E, a distance of 65 feet; Thence along a 320 foot curve to the right, with a center bearing of S02°10'45"W, an arc distance of 85.81 feet; Thence S42°03'03"W, a distance of 216.05; Thence S01°15'39"E, a distance of 107.86; Thence along a 1402.30 foot non -tangent curve to the left with a center bearing of N01°15'59"W, an arc distance of 156.51 feet; Thence S82°22'17"W, a distance of 220.78 feet; Thence N72°08'06"W, a distance of 74.90 feet; Thence along a 787.82 foot non -tangent curve to the left with a center bearing of S79°19'59"W, an arc distance of 227.07 feet; Thence N17°36'53"W, a distance of 198.67 feet; Thence N13°40'27"W, a distance of 199.01 feet; Thence N13°11'12"W, a distance of 190.30 feet; Thence along a 2189.48 foot curve to the right with a center bearing of S77°55'36"W, an arc distance of 110.01 feet; Thence N80°50'17"E, a distance of 418.87 feet; Thence N09°09'43"W, a distance of 227.87 feet; Thence along a 300 foot curve to the right with a center bearing of S80°50'17"W, an are distance of 69.12 feet; Thence N04°02'19"W, a distance of 85.74 feet to the true point of beginning. This area contains 31.12 acres. �ALISPELL Development Services Department 201 1st Avenue East Kalispell, MT 59901 Phone (406) 758-7940 Applicant Address PO Box 1432 city, State, Zip Bigfork, MT 59911 Applicant Email Address Gregg.Barrett@waterstreetcompany.com If not current owner, please attach a totter from the current owner authorizing the applicant to proceed with the application. OWNER OF RECORD G23 Properties, LLC I Owner Phone 406-270-141 6 Owner Address PO BOX 1432 City, state, zip Bigfork, MT 59911 Owner Email Address Gregg. Barrett@waterstreetcompany.com CONSULTANT (ARCHITECTIENGINEER) Phone Jackola Engineering and Architecture 406-755-3208 Address City, State, Zip 2250 Hwy 93 South Kalispell, MT 59901 Email Address tmcintosh@jackola.com POINT OF CONTACT FOR REVIEW COMMENTS Toby McIntosh Phone 406-755-3208 Address City, State, Zip 2250 Hwy 93 South Kalispell, MT 59901 Email Address tmcintosh@jackola.com List ALL owners (any individual or other entity with an ownership interest in the property): 11, peln N2 'f- V-% ldi- P4, OPeA e-j Legal Description (please provide a full legal description for the property and attach a copy of the most recent deed): See attached 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. C7'1"Y �1. KAILI[SPEILIL GENERAL DESCRIPTION OF SUBDIVISION: Number of lots or rental spaces 14 Total Acreage In lots 33.2 Total Acreage In streets or roads 5.2 Development Services Department 2011st Avenue East Kalispell, MT 59901 Phone (406) 758-7940 Total Acreage In subdivision 38.39 Minimum size of lots or spaces 1.16 AG Maximum sizeoflotsarspaces 9,35AC Total acreage In parks, open spaces and/or common spaces PROPOSED USE(S) AND NUMBER OF ASSOCIATED LOTSISPACES: Single Family Townhouse Commercial/industrial 7 Multi -family 7 APPLICABLE ZONING DESIGNATION & DISTRICT: B-1I1RA-11 ESTIMATE OF MARKET VALUE BEFORE IMPROVEMENTS: $1 ,200,000 PROPOSED EROSIONISEDIM ENT CONTROL: Responsibi ARE ANY SUBDIVISION VARIANCES REQUESTED? No Mobile homelRV Park Other ty on contractor - in compliance with City rules (YESINO) If yes please complete a separate subdivision variance applkcat€on APPLICATION PROCESS (application must he received and accepted by the Kalispell Planning Department 35 days prior to the Planning Board hearing) A pre -application meeting with the planning staff Is required, 1. Completed preliminary plat application 2. Copy of pre -application meeting form and any required submittals fisted on the form 3. One reproducible set of supplemental information. (See appendix 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 emalled 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-designedladded add add $125 per lot Mobile Home Parks & Campgrounds 6 more more spaces $1,000 + $260 per space 5 or fewer spaces $400 + $126 per space Amended Preliminary Plat amendment to conditions only $400 base fee re -configured proposed lots base fee + $40 per lot add additional lots or sublets 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 based thereon may be rescinded, and other appropriate action taken. The signing of this application signifies approval for the Kaiispell City staff to be present on the property for routine monitoring and inspection during the approval and development process. -7 / 2-/ao i r h r � ° 1 , 1// � S I S • `- 1 1 M O N f I`S 1' i s 7 Y^ r + i � , ' , , ,ice/ram / /I 1 ^ ✓1� r- �' rl 'r/li rrrll --r �c E� i 1 i zz Z .�SGr �- Sr�rt �•�� 1 1� IWi i �FIr .!d k'M rrFlI FlIRRrr Parkland Meadows Subdivision Environmental Assessment Prepared For: G23 Properties Bigfork, MT 59911 Prepared By: " �9, " re, Survgr� Jackola Engineering & Architecture PO Box 1134 Kalispell, MT 59903 Date June 2021 Table of Contents PART I— PROPERTY DESCRIPTION .................. ....... .......... I ... ... ... I 1, Surface Water:_ ....... ...... __ ......... ........ 1 2, Groundwater .... ................. ..... .. ........ ........ 2 3. Top agraphy, GeoWy and soNs.. 2 4. vegetadon ........... ................ ................ 5- wildlife ........... I—' ........... .- ............................... I ........ I ...... .............. I ............................... 5 6, Land Use: ................ ............... ...... — ........... ...... ___ .... __ .... — ...... ...... — S PART 11 — 5 U M MARY OF PROBABLE IMPACTS ................................................ I ............... ... ..... I ....... ......6 1. Effects on Aarkuhure -, ___ . ...................... ............................................................................. 6 2. EfferftooLwatSen*es ...................... ............................................................................... ............ 7 3. Eff ects *n the historic or Natural Environment ........................................ __ .................................. 9 4. Effects on WHIile and V691d 11 fe H a bi ?at...., . ........ ...... ......... — ...... ....... __ ........... ...... i I S. Effects on the Public Health anal S afety, ... ......... ....... __11 PART 166 -COMM UNITY I MPAV REPORT .......................................................................................... 12 1. Ediucation and Busing ...................... .................................. .......................... _... , - _...12 2. Roads and Maintenance ........... ....... ................................... ........ ................. ....... ___ ........ 12 B. Water, Sewage, and Solid Waste FaciTi'des .................................... ...................................... ___ 14 4. Fire and Police Protection ...... ......................... ........... ....................... ............ ............... 15 S. Parks and Recreation ...... ........ is 6. Payment for Extension of Capital 15 Appendicies Appendix A — Site Mapping 0 Existing Conditions Plan * Preliminary Site Plan Preliminary Site UtilkV Plan • Prelimi n a ry Grading Heat M a p Appendix B - Wetland a n d Sur -face Water M a p Appendix C — Geotechni cal Investigation Appendix D - Land Cover Map Appendix E - MRCS Soils Report Appendix F -Traffic impact Study ENVIRONMENTAL ASSESSMENT INTRODUCTION This Environmental Assessment (EA) was prepared by Jackola Engineering and Architecture for the Airport Road subdivision located in Kalispell, MT. The assessment investigates the potential impacts of the proposed development and was conducted following the City of Kalispell Subdivision Regulations, Title 28, Ordinance No. 1707, Appendix B. The Airport Road subdivision proposes to create a commercial and residential development on approximately 38 acres located in the northeast corner of the Airport and Cemetery Road intersection. The subdivision proposes developing two existing parcels into 7 commercial and 7 multi -family residential properties with two access points — one each off Airport and Cemetery Roads. The development will include interior site roadways with a 60' ROW, and a pedestrian path along the site's western and southern boundaries along the City's existing ROW. Municipal water and sewer services will be provided to each lot. An Existing Conditions Plan and Site Plan are included in Appendix A. 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). B. Any artificial water systems such as canals, ditches, aqueducts, reservoirs, and irrigation systems (also indicate the names, sizes and present uses of each). C. Time when water is present (seasonally or all year). D. Any areas subject to flood hazard, or in delineated 100-year floodplain. 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. A map showing all natural and manmade water bodies and a map showing all federally designated wetland and riparian areas near the site are provided in Appendix B. A 200-foot setback is provided from Ashley Creek, which is an impaired stream and borders the Site to the east. Based on the available mapping, visual site inspections, and the stream setback, it was determined that the development layout poses no adverse effects to any known natural or manmade water bodies nor wetland or riparian areas. Ashley Creek runs in a north -south direction immediately to the east of the Site. A map showing the 100-year flood plain boundary for the Stillwater River, as shown on FIRM 30029c1820J effective November, 2015, is provided in Appendix B. This map shows that the 100-year floodplain falls within the 200-foot setback. Therefore, it can be concluded that flooding will be of little risk to any development built on the site. Page I 1 2. Groundwater A: Provide the following information: 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. A geotechnical investigation was performed in December 2020. The report, included in Appendix C, reported that groundwater was encountered at approximately 19 feet below grade, however season variation will cause groundwater depths to fluctuate over time. Based on the Ground -Water Resources of the Flathead Lake Area: Flathead, Lake Missoula, and Sanders Counties Montana, the site lies in the vicinity of the 26-foot-deep Delta Aquifer which is located between the north end of Flathead Lake and the Flathead River. north of Kalispell. Groundwater flow direction in the Delta aquifer is controlled by seasonal stages in the Flathead River. B: Describe any steps necessary to avoid depletion or degradation of groundwater recharge areas. Although the Subdivision will most likely have a minimal to negligible contribution to degradation of surrounding aquifers, water quality treatment measures will be put in -place in compliance with City of Kalispell MS4 requirements to ensure groundwater quality is maintained. 3. Topography, Geology and Soils A: Provide a map of the topography of the area to be subdivided, and an evaluation of suitability for the proposed land uses. On the map identify any areas with highly erodible soils or slopes in excess of 15% grade. identify the lots or areas affected. Address conditions such as: A topographic survey of the site was conducted in January 2021 and is discussed below. A drawing showing contour elevations and existing site elements is provided in Appendix A. A glacial -till drumlin creating a high point is located in the central portion of the site, with an elevated knob that stretches diagonally across the site from northeast to southwest. Slopes range from 5-10% down from the high point, and there is an approximate 15-foot elevation difference to the east, and 30-foot to the southwest. i. Shallow Bedrock No shallow bedrock was discovered during the geotechnical investigation. Therefore, it can be concluded that this hazard does not exist onsite ii. Unstable Slopes There are no unstable slopes located on site. iii. Unstable or expansive soils Site soils generally consist of organic silt topsoil atop native glacial till and glacial lake deposits consisting of silty gravel with sand, silts, and lean clays. The geotechnical report stated that site glacial tills are competent and can support expected bearing capacities with minimal settlement. Page 12 iv. Excessive slope As described above, a drumlin is located in the central portion of the site, with slopes ranging from 5-10% down to the northeast and southwest. There are no slopes steeper than 15% on the site. B: locate on an overlay or sketch map any known hazards offecting the development which could result in property damage or personal injury due to: i. Falls, slides or stumps — soil, rock, mud, snow The geotechnical investigation did not identify any falls, slides, of slumps on site. ii. Rock outcroppings There are no rock outcroppings in the project vicinity; therefore, there is minimal to negligible possibility of damage to property or personal injury on the site from falling rock or dangerous outcroppings. iii. Seismic Activity Based on the site geotechnical investigation, the site is located in a zone of potentially significant seismic ground movement. Risks of property damage or personal injury will be mitigated during the construction of the residential units. iv. High Water Table Depth to groundwater is anticipated to be greater than 15 feet below the ground surface, which is likely below the planned excavation limits and utility construction. C. Describe measures proposed to prevent or reduce these hazards. i. Falls, slides or slumps mitigation As discussed above, no falls, slides, or slumps were identified on site. Soil preparation recommendations within the geotechnical report will be followed during site construction. ii. Seismic Mitigation To mitigate the effect of any earthquake induced ground motion, all residences will be built in accordance IRC design criteria. D. Describe the location and amount of any cut or fill more than three feet in depth. Indicate these cuts or fills on a plot 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. As noted above, there is an approximate 15 to 30-foot elevation difference across the site. Preliminary grading plans propose leveling out the central elevated area for preparation of building foundations. A heat map showing the preliminary areas of cuts and fills and the approximate depth in those areas is provided in Appendix 0. Page 13 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 map provided in Appendix E indicates the major vegetation types found on the site, as shown on the Montana Natural Heritage Map Viewer. Based on this mapping, the site is predominantly occupied by agricultural land as cultivated crops. ii. Identify the location of critical plant communities such as: Stream bank or shoreline vegetation, vegetation on steep, unstable slopes, vegetation on soils highly susceptible to wind or water erosion, type and extent of noxious weeds. According to the mapping provided in the appendices, there are no wetland or riparian land cover on the Site. 8: Describe measures to: i. Preserve trees and other natural vegetation e.g. locating roads and lot boundaries, planning construction to avoid damaging tree cover. As shown on the vegetation map provided in Appendix E, the site is occupied by cultivated agricultural lands, which results in little to no tree cover throughout the site Therefore, measures to protect such vegetation will not be needed for this project. ii. Protect critical plant communities e.g. keeping structural development away from these areas, setting areas aside for open space. As mentioned above, the Site is occupied by cultivated agricultural lands. Despite the proximity to Ashley Creek, the Natural Heritage Map Viewer does not identify any critical plant communities on the Site. Regardless, during construction, BMPs will be implemented to ensure that runoff from the site will be properly managed and treated. Similarly, runoff water quality after construction will be maintained in accordance with City regulations. iii. Prevent and control grass, brush or forest fires e.g. green strips, water supply, access. Upon completion of the subdivision, brush fires will be highly unlikely due to the developed urban nature of the subdivision and surrounding properties. Landscape areas will be irrigated in accordance with City standards, and fire hydrants will be placed throughout the development at maximum 300 foot spacing to provide water during emergencies. iv. Control and prevent growth of noxious weeds All yards within the development will be fully landscaped upon construction of each individual residence. This landscaping will help prevent growth of noxious weeds within the subdivision. Before construction of each lot, all undeveloped areas will be covered with top soil, cleared of any noxious weeds and reseeded with native grasses for stabilization. Page 14 5. Wildlife A: identify species offish and wildlife use the area affected by the proposed subdivision. According to the MT Crucial Areas Planning System, the Site is not identified as habitat for species of concern. 8: 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 far rare or endangered species and wetlands. Based on the MT Crucial Areas Planning System, there are no known critical wildlife areas, nesting areas, or habitat for endangered or threatened species on the site. 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). To reduce the possibility of attracting deer to the subdivision, ornamental plants and fruit trees will not be included in the site landscaping. 6. land Use: Aerial imagery dating back to as early as 1985 shows that the site was historically utilized as agricultural land. However, the project's proposed land uses are based on the proposed PUD application and Petition for Annexation and Initial Zoning for the subject property, which proposes to zone the property as a mixture of B-1 Neighborhood Business for properties in the vicinity of the site's access points, and RA-1 for the remainder of the property. Page 15 PART II — SUMMARY OF PROBABLE IMPACTS Summarize the effects of the proposed subdivision on each topic below. Provide responses to the following questions and provide reference materials as required: 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. From the NCRS soils report, existing onsite soils consist primarily of Kalispell loam, Prospect stony loam, and Kalispell-Tuffit silt loams. Kalispell Loams are classified as prime farmland if irrigated and the Prospect and Kalispell-Tuffit soils are designated as not prime farmland. A copy of the NRCS report is provided in Appendix F. 8: Describe whether the subdivision would remove from production any agricultural or timber land. The subdivision is not located on or near any timber land and will not affect timber production. The subdivision was historically used as farmland, but is proposed to be designated as RA-1 and B-1 zones. The subdivision is in line with City of Kalispell's growth plan. 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. The subdivision is located in an area of Kalispell that is currently undergoing significant growth with the recent completion of the Highway 93 Bypass and additional residential and commercial developments to the north, south and east of the Site. As such, there are few existing agricultural operations in the vicinity of the Site and any open space to the west of the Site is separated from the subdivision by the Stillwater River. Therefore, there are no foreseeable conflicts that could arise. D: Describe passible nuisance problems which may arise from locating a subdivision near agricultural or timber lands. Since the proposed development is not immediately near existing agricultural or timberland operations, there are no foreseeable nuisances that could arise from locating a subdivision near such areas. E: Describe effects the subdivision would have on the value of nearby agricultural lands. With the exception of the subject site, a majority of the properties in the vicinity of the proposed subdivision are not used as agricultural lands. Since the subdivision will extend access to municipal utility services to neighboring properties, the subdivision is likely to increase the value of properties in the neighborhood. Therefore, the subdivision will have no foreseeable effects that devalue such properties. Page 16 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. Since surrounding properties are not of agricultural use, there will be no conflicts or problems regarding agricultural water use facilities upon development of the subdivision. 6: 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. Since surrounding properties are not of agricultural use, there will be no nuisance problems regarding agricultural water use facilities upon development of the subdivision. 3. Effects on Local Services A: Indicate the proposed use and number of lots or spaces in each: The proposed development will be constructed over multiple phases. The overall development will consist of 7 commercial lots and 7 multi -family residential lots, as well as the necessary roadway and right-of-way improvements needed to access each lot. B: Describe the additional or expanded public services and facilities that would be required of local government or special districts to serve the subdivision. 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). The proposed development will include construction of approximately 28 new sewer and water services, new water and sewer mains, and new City roadways necessary to serve the development. The preliminary lot layout results approximately 460 apartment dwelling units in 20 multi -family residential buildings on approximately 27 acres of the RA-1 zoned property. Development of multi -family units on the B-1 properties would allow for up to 600 units in approximately 25 buildings. Roadway improvements, main extensions, and utility services to each building will be paid for by the developer. ii. Who will bear the cost, e.g. all taxpayers within the jurisdiction, people within special taxing districts, or users of a service? The sewer and water main extensions will be paid for by the developer. The utility services to each individual property will be paid for by the developer, and the utility connection and impact fees will be paid for by the developer or lot owner. The City of Kalispell will receive property taxes from the developed lots to use as it sees fit for road maintenance, etc. The Kalispell schools will also receive taxpayer money to help offset the cost of the additional students attending City schools as a result of the development. The City Fire and Police department do not anticipate that there will be an increase in costs or need for additional staff due to the construction of the subdivision. Page 17 iii. Describe off -site costs or costs to other jurisdictions which may be incurred, e.g. development of water sources or construction of a sewage treatment plant; costs borne by the municipality. The subdivision will require construction of a new regional lift station and associated force mains to connect to the existing gravity sewer system. Costs for construction of these items will be shared by the developer and the City of Kalispell as it will provide sewer service to neighboring properties that do not currently have municipal utility services. No additional improvements will be necessary for increased capacity of the City of Kalispell wastewater treatment plant or water source to provide those services to the subdivision. 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. New water and sewer mains will be constructed through the subdivision, extending the existing mains to provide municipal water and sewer services to previously un-served land. D: What are the present tax revenues received from the un-subdivided land? From the 2020 Real Estate Tax Bill for each parcel, a total of $1,201.52 was paid in property taxes. The following is a breakdown of the dollar amount to each taxing authority. By the County $297.26 was paid to Flathead County for County functions. ii. By the Municipality if applicable NSA iii. By the Schools $862.70 was paid for education. 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. The subdivision includes development of 8 properties — 4 commercial and 4 residential. Commercial properties are difficult to project the types of development which might occur and future tax revenue. To establish some basis, a commercial property adjacent to a neighborhood development similar to the proposed subdivision located off of N Meridian Road will be used for comparison. The 2020 Real Estate Tax Bill for one of these commercial lots stated a total of $51,221.62. The total development of the proposed 4 commercial lots would generate approximately $204,886 annually. The following gives a breakdown of the approximate dollar amount which will be paid by each commercial lot owner of the proposed subdivision: County: $8,388 Municipality: $15,806 Schools: $26,931 Page 18 Appleway Apartments, a multifamily apartment building complex located off of US Hwy 2 W and Appleway Drive, was used for comparison to the residential portion of the project. While each of the residential properties will have a varied number of buildings and dwelling units, the Appleway Apartments property appears to be the relatively similar compared to other properties in the City. The 2020 Tax Bill stated a total of $106,376.09 was paid in taxes by the property owner. The total development of the proposed 7 multifamily residential lots would generate approximately $425,504 annually. The following gives a breakdown of the approximate dollar amount which will be paid by each commercial lot owner of the proposed subdivision. County: $20,682 Municipality: $41,148 Schools: $44,388 F: Would new taxes generated from the subdivision cover additional public costs? Since there will be no need to increase staff or upgrade infrastructure upon completion of the subdivision, all new taxes generated should be sufficient to cover any additional public costs. 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? There is no new special improvement district created as part of this project. 4. Effects on the Historic or Natural Environment A: Describe and locate on a plot 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 or possible historic paleontological, archaeological or cultural sites located on or near the property which would be affected by the development. 8: 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. Although the Site is located along Ashley Creek, a 200-foot setback will be implemented that will prevent development from altering sensitive lands in proximity to the creek's banks. Generally natural slopes will be maintained, and cut and fill operations will strive to balance earthwork quantities. Plant life within the development areas on site consists of grasses and farmed crops. Existing site vegetation, location of nearby water ways, and location of steep slopes are shown on the existing conditions plan, provided in Appendix A. As with any residential development, there is potential for runoff to contain lawn fertilizers however these concentrations are expected to be well below that of an agricultural use. Additionally, water quality measures will be taken to reduce this pollutant load in the stormwater runoff. Page 19 ii. Would groundwater supplies likely be contaminated or depleted as a result of the subdivision? Sewer and water will be supplied by City of Kalispell. Sewage from the subdivision will be collected and discharged into the City sewer system. Therefore, there is no potential for sewage contamination of any surface or groundwater. As noted above, water for the subdivision will be supplied by City of Kalispell and not through individual wells. Therefore, depletion of groundwater as a result of this development is not likely. 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? Site design will maintain reasonable slopes and will attempt to keep grades as close to existing grades as feasible. Cut slopes will be properly stabilized. As noted above, sewage will be collected and discharged to the City of Kalispell system. The development has no planned onsite sewage treatment systems that could contaminate soils. iv. Describe the impacts that removal of vegetation would have on soil erosion, bank, or shoreline instability. Based on the 200-foot stream setback, the development will not have an effect on soil erosion, bank, or shoreline instability. However, erosion potential during and after construction will be mitigated through the use of a Stormwater Pollution Prevention Plan in which BMPs will be set in place. Upon completion of the project, all exposed areas will be immediately stabilized and reseeded. V. Would the value of significant historical, visual, or open space features be reduced or eliminated? There are no historical, visual or open space features on or near the site. 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. As discussed in previous sections, there are minimal natural hazards on the site, which will therefore pose little to no risk to the subdivision. 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 Site's location and natural topography promote commercial land uses in the lower lying areas adjacent to the site's entrances that transition to residential land uses in the central elevated areas allowing for increased visibility. This area is currently experiencing rapid residential and commercial growth with the development of the Southside Estates subdivision, expansion of the Rankin Elementary School, and proposed improvements to the 93 by-pass. The Project is expected to facilitate further growth and provide additional commercial and residential opportunities for current and future residents due to the location and exposure to high volumes of traffic. Page 1 10 S. Effects on Wildlife and Wildlife Habitat A: Describe what impacts the subdivision or associated improvements would have on wildlife areas such as big game wintering range, migration routes, nesting areas, wetlands, or important habitat for rare or endangered species. The project site is not designated as a specific wildlife area as described in the statement above. The proposed development is in line with the city of Kalispell's growth plan. While Ashley Creek runs along the site's eastern boundary, the 200-foot stream setback will protect sensitive habitats and wetlands present along the stream banks. Additionally, the site is bordered by existing development to the north and west. Any additional impact the development may have on these wildlife areas will be minimal. B: Describe the effect that pets or human activity would have on wildlife. As the site is bordered by existing developments and is located along a highway corridor, the effect on wildlife from additional people and pets moving into the area due to the proposed development will be minimal to negligible. 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 as described in the statement above. 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. The site is located adjacent to the US Hwy 93 bypass, which is currently being improved by MDT. However, the Site is separated from the bypass and accessed from Airport and Cemetery Roads, and therefore there are no known health or safety hazards as described in the statement above on or near the subdivision. 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. The land adjacent to the site consists of the following uses: Rankin Elementary School to the North, Ashley Creek to the east, vacant/residential property to the south, and Wisher's Auto Recycling and US Hwy 93 bypass to the west. These areas are shown on the existing conditions map in Appendix A. Commercial properties will be located along the highway frontage, which will provide a buffer from the highway for the residential lots, located further to the west. 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. The subdivision will be designed in accordance with City and state standards and regulations; as hazards to public health or safety created by the subdivision will be minimized. Page 1 11 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 or 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 Busing A: Describe the available educational facilities that would serve this subdivision. The subdivision is located within School District 5, and will be serviced the Rankin Elementary School and Flathead High school. The City of Kalispell has grown in recent years and many of the schools are near or at capacity. However, large changes are planned to meet the needs of the growing student population. Revenue collected from property taxes for the project will be sufficient to cover the increased cost for each new student obtained as a part of this development. 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. Based upon 2010 Census data, the average number of persons per household in Kalispell is 2.38. The percentage of children 18 years and younger for Kalispell is 25.1%. The residential portion of the project will result in approximately 460 dwelling units in the RA-1 zoned property, which equates to approximately 1,095 total people with 511 people under the age of 18. If the ages of these students are distributed evenly among the grades K-12, in a given year there would be 127 new students attending the Rankin Elementary School, 63 new students attending the Middle School, and 84 new students attending Flathead High School. 2. Roads and Maintenance A: Estimate how much daily traffic the subdivision, when fully occupied, will generate on existing streets and arterials. Based on the Traffic Impact Study (TIS), included in Appendix F and prepared by Abelin Traffic Services for the subdivision, it is estimated that the development will generate approximately 3,395 trips per day; 2,481 from the residential portion and 914 from the commercial portion. B: Describe the capability of existing and proposed roads to safely accommodate this increased traffic. Development of the subdivision will increase traffic loads on Airport and Cemetery Roads as well as Highway 93 to the east and the Hwy 93 Bypass to the west. MDT is in the process of planning the Airport Road/Bypass roundabout, which will include modifications to the Airport and Cemetery Road intersection. The TIS indicates that no roadway improvements are necessary at this time. C. Describe increased maintenance problems and increased cost due to this increase in volume. It is not anticipated that there will be an increase in the maintenance requirements to the highway bypass due to the fact that it is currently in the process of being upgraded by MDT. However, there will Page 1 12 be additional maintenance and cost to the City with the addition of approximately 4,000 LF of new City rights -of -way along Airport and Cemetery Road. D: Describe proposed new public or private access roads including: i. Measures for disposing of storm run-off from streets and roads. Storm water runoff will either surface flow or be collected in curb inlets and piped to a proposed detention basins in the southwestern and northeast portions of the site. The ponds will be sized to detain and treat water on -site in accordance with City standards. ii. Type of road surface and provisions to be made for dust. All new roads within the Subdivision will be asphalt. Similarly, all driveways into the lots will be constructed to meet the City of Kalispell standards. By paving all driving surfaces, the potential for dust generation will be minimal. iii. Facilities for streams or drainage crossing (e.g. culverts, bridges). There are no planned stream or drainage crossings as part of this project iv. Seeding of disturbed areas. All exposed, disturbed areas will be stabilized and landscaped or reseeded upon completion of the subdivision construction. City boulevards will be landscaped with plantings, trees, and sod, and once the proposed lots are developed, they will meet City landscaping requirements. The open spaces used for storm water retention will be re -seeded with native grasses in accordance with City regulations. E. Describe the closing or modification of any existing roads. There will be no road closures of existing streets during the construction of the project. F. Explain why road access was not provided within the subdivision, if access to any individual lot is directly from arterial streets or roads. The RA-1 lots achieve access directly from the internal subdivision streets. The north -south oriented subdivision street is considered a minor collector and provides access to several multi -family properties. Driveway access for the NW and SE Commercial lots is shown for Airport and Cemetery Roads. Given nature of the development, direction connection to the Commercial Lots is important for the general public to easily find their destination. 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. Year-round access by conventional automobile over legal right of way will be available to the subdivision from the proposed interior roads. H: Estimate the cost and completion date of the system, and indicate who will pay the cost of installation, maintenance and snow removal. The estimated completion date of all work within Phase 1 of the subdivision right-of-way including roads, sidewalk, and boulevard will be November 2022 and the completion of future phases will be dependent on economic conditions. The estimated costs for the entire subdivision improvements is Page 113 estimated to be $6,500,000. Development costs will be paid for by the developer, and the costs for road and utility maintenance and snow removal upon final plat of the subdivision will be paid for by the City of Kalispell. I 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. There will be no new municipal wastewater treatment or water supply system needed to supplement the current City of Kalispell infrastructure due to an increase in demand from the subdivision. Water and sewer mains will be extended along the property's frontage on Airport and Cemetery Roads from existing mains that currently terminate in Airport Road near the property's northwestern boundary. New water and sewer mains will also be routed through the subdivision within the proposed interior roadway ROW. Additionally, a regional wastewater lift station is proposed to serve the development and neighboring properties and will be located in the southwest corner of the development. The lift station will discharge via 8" force main into the City's existing system within Airport Road. B. Provide information on estimated cost of the system, who will bear the costs, and how the system will be financed. There will be no new municipal wastewater treatment or water supply system needed to supplement the current City of Kalispell infrastructure due to an increase in demand from the subdivision. The preliminary costs of all water, sewer, and storm infrastructure for the subdivision is estimated to be $2,700,000. Cost of installation for all of the subdivision infrastructure will be paid for by the developer. 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. A new 12" water main will be extended along Airport Road from an existing 12" PVC water main located on the west side of Airport Road. The water main will reduce to 8" within Cemetery Road and through the subdivision. The extension of these utilities was anticipated with the construction of Rankin School and therefore the City has capacity to meet these demands. The proposed sewer system will include construction of a regional lift station that will discharge wastewater into the City's existing wastewater treatment plant on the east side of Airport Road and was also anticipated as part of the Rankin School development. 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. All new sewer, lift stations, and water main plans will be sent to Montana DEQ for approval. E. Describe the proposed method of collecting and disposing of solid waste from the development. Solid waste collection and disposal service is available from either Evergreen Disposal or 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. Page 1 14 As mentioned above, solid waste collection and disposal service is available from either Evergreen Disposal or the City of Kalispell. 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 subdivision will be located within the City of Kalispell Fire District. Municipal fire hydrants will be placed with the ROW at a minimum spacing of 300 feet. Apartment units and commercial buildings will have fire suppression systems. ii. Law Enforcement protection —is the proposed subdivision within the jurisdiction of a County Sheriff or municipal policy department? The subdivision is located under the jurisdiction of the City of Kalispell Police Department. 8: 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? There is no foreseeable increase in the needs of both the Kalispell police and fire department to service the subdivision. As a result, there will be no increase in required funding for either agency beyond the impact fees collected with each building permit. S. 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. The development will include construction of approximately 460 dwelling units in the RA-1 zoned properties, which will result in approximately 13.8 acres of required park land. Open space and park land will be provided throughout the development as each phase is developed, however the developer may pay cash equivalent to park land to Kalispell Parks and Recreation in -lieu of dedicating new parkland if the requirement cannot be fulfilled. In addition to on -site open space, a pedestrian path will be continued along the property's frontage along Airport and Cemetery Roads. B. List other parks and recreation facilities or sites in the area and their approximate distance from the site. Rankin Elementary is located directly to the north of the subject site. Several City -owned parks are also located north of the Site along Airport Road. 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). The 2020 appraised land value as shown on the MT cadastral is 1,309 for Lot 13D and 112,877 for Lot 13E. The intent is to meet the recreational amenities on site G. 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. Page 1 15 The City has agreed to share installation costs for the regional lift station_ Page 1 16 APPENDIX A SITE MAPPING VNVINO W '113dsnvN 311 adOa iaodaie ' r NOISIAlaans avOH .LHOdNIV 0 f5 r. z c a 3 �a 1 / •P4 V / /// //,/ // / / /////J /j� J/////// // / Z;j/%/////,�y1J/ / { , - � q vra wameaanv,ne..ua axae. c.»u wdnt.u�or�,,...0 vas weoc..t z WNtl1NOW-n3dsnvN j Y 3110VOMO&OV NOI51Alaons avom i'dOdHIV °u $ s a Z8 z 57 V z z /^� Q ti / �VO 4 V C �m wig 4 �o e � m o � { o � V .'• 1- l l � lit _ OtlDtl lSiOdSIM �� *1 W1a . Y37N LwM� wil YOGY yp=Ipp'Jn MCY wfwa ."ipw a tlVON 1NOdNIV " � L YNtl1HOW '173dsnV)Y 311 OVOU laOdalb NOISIARIMS aboa lUO&JIV uj a y u��gryj1 gg ��- - T I z o. 1 w - .mz- Mif ¢p5 i O r Ren z m�� OC aar w i aw'nw.3 rYoa NnamoxmiuM+.+o vl�wmc oWu wannz�aaon ww uWroma•wiu.raa VNVINOW *113dsnyx 311 CIVOU saodaid NOI51Ala9ns avo'd laodaw Ny' -g ri na wM� o&A� P a v-" Ymo lj n m w4naznxY+l �a z YNYINCW 77345�vx Dii adoa laod)lfv NOISUUaBns adoa luoduiv J1 J - - fi ' W i3 Y3 VY VOA� L aka —O al. W*' M —W P dW KZ40NOII1 X Wd'IMOZDZI. LV lol Z APPENDIX B WETLANDS MAPPING §Z� Z 20 7| ]k2� !} /2 7 , 0 m3: §Zf 2 k `-0M_ �«�at / 2ka2$ CL CL E.2'0 l4) k A(a 0 ❑ 0 _ k f / \ $ � $ � k k LL a_ � $ k § § [ LL L LL ❑ m P 0 ❑ APPENDIX C GEOTECHNICAL INVESTIGATION rLPINE GEOTECHNICAL December 22, 2020 Water Street Company P4 Box 2700 Bigfork, Montana 59911 Attn: Greg Barrett Gregg. Barrett Wwaterstreetcomganv.com Re: Preliminary Geotechnical Investigation Report Lots 13D & 13E — Airport Road Kalispell, Montana Dear Mr. Barrett: Alpine Geotechnical, LLC (Alpine) has completed a preliminary geotechnical investigation for proposed multi -family development on a 38-acre site northeast of the intersection of Airport and Cemetery Roads in Kalispell, Montana. We were asked to provide preliminary geotechnical information needed to assist with preliminary design of foundations, floor slabs, pavements, and earthwork related phases of this project. The results of our field investigation, observations, laboratory test results, discussion of geotechnical considerations, and recommendations are included in this report. These services were provided in accordance with our proposal dated November 8, 2020 and subsequent authorization to proceed. Preliminary plans call for development of 3-story, 24-plex units (exact number and location to be determined) located on an undeveloped 38-acre site that includes Lots 13D and 13E. The buildings will be constructed using concrete perimeter strip foundations and concrete slab -on -grade, and are anticipated to be wood framed. Loading is unknown at this time, but is assumed to be less than 5,000 pounds per lineal foot for perimeter line loads and less than 75,000 pounds for point loads. Foundation depths for this addition are presumed to be 3.5 feet below existing grade, with no basement areas anticipated. Subsurface exploration took place December 2, 2020, and included four borings, designated DHA through DH-4, excavated within proposed development areas to depths ranging from 5 to 30 feet below existing grade. An Exploration Location Plan and individual logs of each boring are attached. The borings were advanced using a truck mounted, rotary drill rig (CME45B) using continuous flight hollow -stem augers owned and operated by Alpine Geotechnical. Representative samples were obtained by split -barrel sampling methods in general accordance with applicable ASTM D1586, where the standard penetration resistance value (SPT-N) is determined based on the number of blows required to advance a standard 2-inch outside diameter split -barrel sampler the w Preliminary Geotechnical Investigation Report LPINE Lots 13D & 13E Airport Road December 22, 2020 ==.GEOTECHNICAL last 12 inches of the typical total 18-inch penetration by means of a 140-pound hammer with a free fall of 30 inches. This value is used to estimate the in -situ relative density of cohesionless soils and consistency of cohesive soils. Collected samples were tagged for identification, sealed to reduce moisture loss, and taken to our laboratory for further examination, testing, and classification. Information provided on the boring logs attached to this report includes soil descriptions, consistency evaluations, boring depths, sampling intervals, and groundwater conditions. The borings were backfilled by the drill crew with auger cuttings at the conclusion of each boring. A field log of each boring was prepared by our geoscientist. These logs include visual classifications of the subsurface materials encountered during drilling as well as the driller's interpretation of the subsurface conditions between samples. Final boring logs included with this report represent field classifications, modified as needed based on laboratory tests of the samples. The logs also contain the field SPT results, natural moisture content, and groundwater information. Geology The project site is located south of Kalispell, Montana, which lies in the Flathead Valley within the Rocky Mountain Trench. These mountain ranges were formed during Tertiary tectonic activity in which Precambrian Belt rocks were faulted and uplifted. Pleistocene mountain formation and continental glaciation advanced generally southward through the trench depositing generally competent till soils beneath the base of the ice sheet. As the glaciers retreated, a sequence of weaker lakebed and outwash alluvial soils were deposited over the glacial till as meltwater accumulated in areas where drainage was impeded by morainal features. The specific project site contains glacial till and glacial lacustrine (lake) deposits consisting of silty gravel with sand, silts, and lean clays, which comprise the dominant near -surface landform of the native subsurface profile. Site/Subsurface Conditions The undeveloped site consists of gently rolling topography due to the glacial till drumlin that is present in the central portion of the property that generally runs north south with a slight angle towards the northwest and southeast. The majority of the property appears to overly competent glacial sill soils. Glacial lakebed deposits consisting of silt and lean clay were encountered in the northeastern portion of the property in Boring DH-3. Based on the results of the borings, subsurface conditions within the proposed development areas on Lot 13 D can be generalized as organic silt topsoil atop native silty gravel with sand. Lot 13E has organic silt topsoil overlying native silty clay overlying sandy silt in the upper 13 feet +1- of the subsurface profile. The topsoil thickness ranged from about 6 to 12 inches thick across the site. The near surface, silty gravel with sand that encompasses the majority of Lot 13D is dense to very dense with SPT N-values in the range of 34 to 87 blows per foot. Natural moisture contents in the coarse -grained soils are typically between 5 and 12 percent. The near surface, inorganic silts and clays found on Lot 13E are very soft to medium stiff based upon field Standard Preliminary Geotechnical Investigation Report Lots 13D & 13E Airport Road December 22, 2020 AL PINE GEOTECHNICAL Penetration Test (SPT) N-values in the range of 0 to 7 blows per foot. Natural moisture contents in the fine-grained soils are typically between 15 and 56 percent, and generally increasing with depth. Subsurface conditions encountered at each boring location are indicated on the individual boring logs. Stratification boundaries on the boring logs represent the approximate depths of changes in soil types. The in -situ transition between materials may be gradual. The attached logs should be reviewed for a detailed description of the conditions encountered at the individual investigation locations. Particle size testing (ASTM C117 & C136) of soils taken from the borings are shown in the table below: Depth Passing No. 200 Boring(s) Classification (ft) (%) DH-1 5.0 43 Silty Gravel with Sand GM DH-3 2.0 98 Silty Clay (CL-ML) Boring D(p} h Liquid Limit (%) Plasticity Index (%} Classification DH-3 2.0 27 7 Silty Clay (CL-ML) Groundwater Conditions The borings were observed while drilling and immediately after completion for the presence and level of groundwater. Static groundwater was encountered in DH-3 at a depth of 19.0'. The groundwater level will fluctuate over time due to seasonal variations in the amount of rainfall, runoff, and other hydrologic factors not evident at the time the borings were performed. Therefore, groundwater levels during construction or at other times in the future may vary relative to the conditions indicated on the logs. GEOTECHNICAL CONSIDERATIONS We presume the new building(s) will be supported by conventional strip/spread foundations around the perimeter established at frost depth (minimum 3.5 feet below adjacent grade), and that a concrete slab -on -grade will be used to support floors. The loading will likely be a combination of perimeter and interior line loads to be supported by concrete strip footings. The buildings can be adequately supported on the native, recompacted silty gravel with sand, which is the anticipated stratum at the foundation level along the majority of Lot 13D, which is the larger property. Fine-grained soils present on Lot 13E will require a more comprehensive geotechnical w Preliminary Geotechnical Investigation Report L PNE Lots 13D & 13E Airport Road 1 December 22, 2020 - =GEOTECHNICAL evaluation for both building construction parking lots with additional investigation and laboratory consolidation and shear strength testing. From a geotechnical perspective, the most desirable building areas are on Lot 13D. The silty gravel with sand (glacial till) soils are competent and can support bearing capacities in the 3,000 to 4,000 pounds per square foot range, with minimal settlement expected if properly prepared. Further geotechnical input will be required to confirm subsurface conditions at proposed building locations by supplemental drilling and reporting and develop specific recommendations based on the subsurface conditions and building details. We believe the site will require varying depths of cut and fill to achieve final grade for slab support within building areas. This should be accomplished using Structural Fill or processed native site gravel that is excavated from the west half of the site (Lot 13D). Processing involves screening off any particles larger than 4 inches, and removal of any organic matter and any construction debris. To minimize the potential for differential movement, we recommend a minimum of 6 inches of Structural Fill and 4 inches of crushed base course be placed directly beneath all slab areas. For pavement areas, the anticipated section will be 3 inches of asphalt pavement atop 4 inches of crushed base course for areas with silty gravel with sand subgrade. For areas with fine-grained subgrade, we recommend inclusion of a minimum of 18 inches of either Structural Fill or processed site gravel to be used as a subbase course. Seismic Considerations Code Used 2018 International Building Code (IBC)' Site Classification C E 1.2.3 1. In general accordance with the 2018 International Building Code, Section 1613.2.2, and ASCE 7-16 Table 20.3-1. 2. The 2018 International Building Code and ASCE 7-16 require a site soil profile determination extending a depth of 100 feet for seismic site classification. The current scope requested does not include the required 100-foot soil profile determination. Borings for this report extended to a maximum depth of 31.5 feet. Additional exploration to greater depths could be considered to confirm the conditions below the current depth of exploration. Alternatively, a geophysical exploration could be utilized in order to attempt to justify a more favorable seismic site class. 3. Silty gravel with sand on western majority of the properties is a site classification C, silty clay/sandy silt on the eastern minority of the properties is site classification E. Drainage Site grading should provide effective drainage away from the structures during and after construction. Water permitted to pond next to the structure can result in greater soil movements. Finished grades should be positively sloped away from the foundation and backfill zones at a w Preliminary Geotechnical Investigation Report L PINE Lots 13D & 13E Airport Road December 22, 2020 - =.GEOTEC H N I CAL minimum slope of 5 percent over the 10 feet immediately adjacent to the foundation perimeter. Irrigation in the backfill zone should be strictly minimized or isolated from the backfill zone. Roof gutters with downspouts should be provided with discharge points beyond the backfill zone. If positive drainage is not provided during the life of the structure, then increased movement could develop. For preliminary budgeting purposes, we suggest inclusion of perimeter foundation underdrainage systems at all building locations. Structural Fill for building foundation support, soil replacement, and backfill should be developed from reliable source(s) approved by Alpine Geotechnical and meeting the following gradation and composition requirements: Screen or Sieve Size Percent Passing by Weight 3-inch 100 1 1/2-inch 85-100 No. 4 30-60 No. 200 10 maximum • The sand, gravel, and cobble -size particles comprising the fill must be hard, durable rock materials that will not degrade by moistening or under mechanical action of the compacting equipment; i.e. not shale or other clayey rock types. • The binder/fines fraction should have maximum Liquid Limit and Plasticity Index values of 25 and 10 percent respectively. • No frozen, organic, or other deleterious materials should be present in the fill aggregate. CKO1411 N =10I►I Ity-� I IGITI -`? Alpine Geotechnical should be retained to review the final design plans and specifications so comments can be made regarding interpretation and implementation of our geotechnical recommendations in the design and specifications. Alpine Geotechnical also should be retained to provide observation and testing services during site preparation, removal of unsuitable soils, foundation preparation/construction, and backfilling of excavations and other earth -related construction phases of the project. The recommendations presented in this report are based upon the data obtained from the borings performed at the indicated locations and from other information discussed in this report. This report does not reflect variations that may occur between test pit locations, across the site, or due to the modifying effects of weather. The nature and extent of such variations may not become evident until construction has commenced. If variations appear, Alpine should be immediately notified so that further evaluation and supplemental recommendations can be provided. Preliminary Geotechnical Investigation Report Lots 13D & 13E Airport Road December 22, 2020 w LPINE .GEOTECHNICAL This report has been prepared for the exclusive use of our client for specific application to the project discussed and has been prepared in accordance with generally accepted geotechnical engineering practices. No warranties, either expressed or implied, are intended or made. Site safety, excavation support, and dewatering requirements are the responsibility of others. In the event that changes in the nature, design, or location of the project as outlined in this report are planned, the conclusions and recommendations contained in this report shall not be considered valid unless Alpine Geotechnical reviews the changes and either verifies or modifies the conclusions of this report in writing. Sincerely, ALPINE GEOTECHNICAL, LLC Kagan M. Rutz, P.E. Principal/Senior Engineer Attachments: Exploration Location Map Boring Logs Laboratory Test Results USCS Description and General Notes Project No. 20-948 LPINE -GEOTECHNICAL 120 Round Stone Drive Kalispell, MT59901 PH. (405) 257-6479 Exploration Location Plan Exhibit Scale NT5 Airport RoadLots 13D & 13E Air p Kalispell, MT A-1 Date 12/2/20 LOG OF BORING NO.: DI-1 Project: Lots 13D & 13E Airport Road Project No.: 20-948 Client: Water Street Company Date: 12-2-20 Location: See exploration location map: 48.166210,-114.307710 Elevation: Existing Driller: Alpine Geotechnical Logged By: Cliff Clark Drill Rig: CME 45B Depth to Water> Initial -L-z- . N/A At Completion 7-: N/A ELEVATION/ DEPTH SOIL SYMBOLS, SAMPLERS AND TEST DATA USCS Description NM DD STANDARD PENETRATION TEST DEPTH N CURVE 0 22 27 25 5 12 29 23 10 26 50/ 3" 15 1s 50/ 5" 20 41 50/ 4" 25 o" 25 30 35 Fi ur A-2 OL GM Organic SILT topsoil with surficial grass, dark brown, moist, soft, 6" thick. Silty GRAVEL with sand, brown, damp to very moist, very dense, with cobbles and boulders Zones of interbedded silt with gravel below 10.0' Auger refusal at 22.0' g End of Boring DH-1 at 22.0' 6 9 12 9 7 2'-3'6" 5'-6'6" 10'-10'9" 16-15'11" 20'-20'9" 22'-22' 52 52 50+ 50+ 50+ S0+ PAGE 1 OF 1 A-GEOTECHNICAL LPI N E LOG OF BORING NO.: DH-2 Project: Lots 13D & 13E Airport Road Client: Water Street Company Location: See exploration location map: 48.16526,-114.305220 Driller: Alpine Geotechnical Drill Rig: CME 45B Depth to Water> Initial -1:1- : N/A At Completion -T: NIA ELEVATION/ SOIL SYMBOLS, SAMPLERS USCS Description DEPTH AND TEST DATA 0 OL Organic SILT topsoil with surficial grass, dark ML brown, very moist, soft, 10" thick e SILT with gravel and sand, very moist, tan, 13 medium stiff to hard 21 With cobbles and boulders below 4.0' 5 25 0„ No sample recovery at 5.0', auger refusal End of Boring DH-2 at 5.0' -10 •15 • zo ,25 - 30 F 35 Project No.: 20-948 Date: 12-2-20 Elevation: Existing Logged By: Cliff Clark STANDARD PENETRATION TEST NM DD CURVE DEPTH N 10 30 5( 18 2'-3'6" 34 5'-5' 50+ I& AkLPINE GEOTECHNICAL LOG OF BORING NO.: DI-3 Project: Lots 13D & 13E Airport Road Client: Water Street Company Location: See exploration location map: 48.167020,-114.304520 Driller: Alpine Geotechnical Drill Rig: CME 45B Depth to Waterer Initial -2--: N/A At Completion � : 19.0' Project No.: 20-948 Date: 12-2-20 Elevation: Existing Logged By: Cliff Clark ELEVATION/ SOIL SYMBOLS, STANDARD PENETRATION TEST SAMPLERS USCS Description NM DD CURVE DEPTH N DEPTH AND TEST DATA 10 30 50 0 OL Organic SILT topsoil with surf icial grass, dark CL-ML brown, very moist, soft, 12" thick. a Silty CLAY, dark brown/tan/grey, moist, 13 2'-4' 7 medium stiff to soft, with rust colored mottling a 3 ML Sandy SILT, brown, moist to wet, soft to very s 2 soft, with rust colored mottling 13 5'-7' 3 2 1 2 10 1 Very soft drilling below 10.0' 31 10'-12' 1 1 0 1 OL Lean CLAY, light grey, very soft, wet is 0 37 15'-17' 0 0 0 0 ML SILT, brown, wet, very soft, medium dilation 38 OL Lean CLAY, grey/brown, wet, soft to very soft 2° 0 36 20'-22' 3 0 3 r 2 - 25 0 42 25'-26'6" 0 _ a 0 30 0 56 30'-31'6" 0 0 0 End of Boring DH-3 at 31.5' I 1 35 kLPINE A— Fi ure A-4 PAGE 1 OF 1 GEOTECHNICAL LOG OF BORING NO.: DH-4 Project: Lots 13D & 13E Airport Road Project No.: 20-948 Client: Water Street Company Date: 12-2-20 Location: See exploration location map: 48.166740,-114.307430 Elevation: Existing Driller: Alpine Geotechnical Logged By: Cliff Clark Drill Rig: CME 45B Depth to Water> Initial N/A At Completion �: N/A ELEVATION/ SOIL SYMBOLS, STANDARD PENETRATION TEST SAMPLERS USCS Description NM DD CURVE DEPTH AND TEST DATA DEPTH N r 0 Qrre-pa . 1 30 50 .5 -10 15 20 - 25 - 30 4 35 OL Organic SILT topsoil with surficial grass, dark ML brown, very moist, medium stiff , 8" thick GM 7 10 1,6" 3 49 1a SILT with gravel and sand, brown, moist, stiff 31 to hard Silty GRAVEL with sand, moist, brown, dense to very dense, with cobbles and boulders 26 9 5'46" 87 37 50 15 44 33 26 50 4" End of Boring DH .4 at 15.8 11 1 1 10'-11'6" 1 77 10 1 1 15'-157 150+ ALPINE .GEOTECHNICAL ' ! -Mine INZC40.10111 f1 :f 1 i 1 �1 1 f 1 1 1 1■�I I A % +3" % Gravel %Sand %Fines Coarse Fine Coarse Medium Fine Silt Clay O 0.0 3.5 27.8 7.8 9.7 8.4 42.8 ❑ 0.0 0.0 0.0 0.1 0.1 2.3 97.5 SOIL DATA SYMBOL SOURCE SANG LE DEPTH Material Description USCS O DH-1 4703 5.0 Silty GRAVEL with sand GM ❑ DH-3 4708 2,0 Silty CLAY CL-Ml. LIQUID LIMIT, PLASTIC LIMIT, AND PLASTICITY INDEX 60 5a 40 X W Z U30 I— J a 20 10 0 0 10 20 30 40 50 60 70 80 90 100 110 LIQUID LIMIT 1 Client: Water Street Company AProject: Lots 13D & 13E Airport Road nLPINOCHNIC GF07FCMreICAI Project No.: 20-948 Figure B-2 Dashed line indicates the approximate ' upper limit boundary for natural soils " o °i cL• ML or OL MH or OH SOIL DATA NATURAL SYMBOL SOURCE SAMPLE DEPTH WATER PLASTIC LIQUID PLASTICITY USCS NO CONTENT LIMIT LIMIT INDEX • DH-3 4708 2.0 l3 20 27 7 CL�ML M=11!14XI4ZEel d::K DRILLING & SAMPLING SYMBOLS: SS: Split Spoon -131a" I.D., 2" O.D., unless otherwise noted HS: Hallow Stem Auger ST: Thin -Walled Tube — 2" O.D., 3" O.D., unless otherwise noted PA: Power Auger (Solid Stem) RS: Ring Sampler - 2.42" I.D., 3" O.D., unless otherwise noted HA: Hand Auger DB: Diamond Bit Coring - 4", N. B RB: Rock Bit BS: Bulk Sample or Auger Sample WB Wash Boring or Mud Rotary The number of blows required to advance a standard 2-inch O.D. split -spoon sampler (SS) the last 12 inches of the total 18-inch penetration with a 140-pound hammer falling 30 inches is considered the "Standard Penetration" or "N-value". WATER LEVEL MEASUREMENT SYMBOLS: WL: Water Level WS: While Sampling BCR: Before Casing Removal WCI: Wet Cave in WD: While Drilling ACR: After Casing Removal DCI: Dry Cave in AB: After Boring N/E: Not Encountered Water levels indicated on the boring logs are the levels measured in the borings at the times indicated. Groundwater levels at other times and other locations across the site could vary. In pervious soils, the indicated levels may reflect the location of groundwater. In low permeability soils, the accurate determination of groundwater levels may not be possible with only short-term observations. DESCRIPTIVE SOIL CLASSIFICATION: Soil classification is based on the Unified Soil Classification System. Coarse Grained Soils have more than 50% of their dry weight retained on a #200 sieve; their principal descriptors are: boulders, cobbles, gravel or sand. Fine Grained Soils have less than 50% of their dry weight retained on a #200 sieve; they are principally described as clays if they are plastic, and silts if they are slightly plastic or non -plastic. Major constituents may be added as modifiers and minor constituents may be added according to the relative proportions based on grain size. In addition to gradation, coarse -grained soils are defined on the basis of their in -place relative density and fine-grained soils on the basis of their consistency. CONSISTENCY OF FINE-GRAINED SOILS Unconfined Standard Penetration Compressive or N-value (SS) Consistency, Strength. Qu, psf Blows/Ft. < 500 0-1 Very Soft 500 — 1,000 2-4 Soft 1,000 — 2,000 4-8 Medium Stiff 2,000 — 4,000 8 - 15 Stiff 4,000 — 8,000 15 - 30 Very Stiff 8,000+ > 30 Hard RELATIVE PROPORTIONS OF SAND AND GRAVEL Descriptive Serm(s) Percent of of other constituents Dry Weight Trace < 15 With 15 — 29 Modifier ? 30 RELATIVE PROPORTIONS OF FINES Descriptive Term(s) Percent of of other constituents Dry Weight Trace < 5 With 5-12 Modifier > 12 Tyr_�ii<<l��l��i��rr-r.»•�.><_�:��;��1i,i��.�r�. Standard Penetration or N-value (SS) Relative Density Blows/Ft. 0-3 Very Loose 4-9 Loose 10 — 29 Medium Dense 30— 50 Dense > 50 Very Dense GRAIN SIZE TERMINOLOGY Major Component Particle Size of Sample Boulders Over 12 in. (300mm) Cobbles 12 in. to 3 in. (300mm to 75mm) Gravel 3 in. to #4 sieve (75mm to 4.75mm) Sand #4 to #200 sieve (4.75 to 0.075mm) Silt or Clay Passing #200 Sieve (0.075mm) PLASTICITY DESCRIPTION Term Plasticity, Index Non -plastic 0 Low 1-10 Medium 11-30 High > 30 UNIFIED SOIL CLASSIFICATION SYSTEM 60 50 W 40 Z 30 U 20 a 10 7 4 0 0 10 16 20 30 40 50 60 70 60 90 100 110 LIQUID LIMIT (LL) Soil Classification Criteria for Assigning Group Symbols and Group Names Using Laboratory Tests Group Symbol Group Name" Gravels: Clean Gravels: Cu ? 4 and 1 < Cc <_ 31 GW Well -graded gravel F More than 50% of Less than 5% fines ° Cu < 4 and/or i > Cc > 3 e GP Poorly graded gravel F Coarse Grained Soils: More than 50% retained on No. 200 sieve coarse fraction retained on Gravels with Fines; More than 12%fines ° Fines classify as ML or MH GM Silty gravel F•G•" Fines classify as CL or CH GC Clayey gravel F•G•" Sands: 50% or more of coarse Clean Sands: Less than 5%fines ° Cu >_ fi and 1 _< Cc <_ 3 e SW Well -graded sand' Cu < 6 and/or 1 > Cc > 3 e SP Poorly graded sand' fraction passes Sands with Fines; Fines classify as ML or MH 5M Silty sand G-"•' No. 4 sieve More than 12%fines ° Fines Classify as CL or CH SC Clayey sand c,",r Silts and Clays: Inorganic: PI > 7 and plots on or above "A" line' CL Lean clay x•L•"' PI < 4 or plots below "A" trine J ML Silt x,L.M Organic: Liquid limit -oven dried <0.75 OL Organic clayx•L."'•" Fine -Grained Soils: 50% or more passes the No. 200 sieve Liquid limit less than 50 Liquid limit -not dried Organic silt KLMO Silts and Clays: Inorganic: PI plots on or above "A" line CH Fat clay x•t�"" PI plots below "A" line MH Elastic 5i{tx•4M Organic: Liquid limit -oven dried < 0.75 OH Organic clayKG,M P Liquid limit 50 or more Liquid limit -not dried Organic silt x 4M.O Highly organic soils: Primarily organic matter, dark in color, and organic odor PT Peat Based on the material passing the 3-in. (75-mm) sieve " If tines are organic, add 'with organic fines" to group name. s If field sample contained cobbles or boulders, or bath, add "with cobbles � If soil contains � 15%gravel, add "with gravel" to group name. or boulders, or both" to group name. � If Atterberg limits plot in shaded area, soil is a CL-ML, silky clay. ° Gravels with 5 to 12% fines require dual symbols: GW-GM well -graded x If soil contains 15 to 29% plus No. 200, add "with sand" or "with gravel with silk, GW-GC well -graded gravel with clay, GP -GM poorly gravel," whichever is predominant. graded gravel with silt, GP -GC poorly graded gravel with clay. L If soil contains z 30% plus No. 200 predominantly sand, add "sandy" ° Sands with 5 to 12%fines require dual symbols: SW-SM well -graded to group name. sand with silt, SW -SC well -graded sand with clay, SP-SM poorly graded M If soil contains a 30% plus No. 200, predominantly gravel, add sand with silt, SP-SC poorly graded sand with clay "gravelly" to group name. 2 Cu = DelD,° Cc = (D30) t)10 x D� " PI � 4 and plots on or above "A" line- ' PI c 4 or plots below "A' line. P PI plots on or above "A" line. F If soil contains >_ 15%sand, add "with sand" to group name. ° PI plots below "A' line. � If fines classify as CL-ML, use dual symbol GC -GM, or SC-SM. For classification of fine-grained soils and fine-grained fraction of coarse -grained soils Equation of "A" -line SJ APPENDIX D LAND COVER MAP ZIIONT48A Dg�pritage Aprogram ofthe Montana State Libraryrs Natural Resource Information System operated bythe Unlversityof Montana. Land Cover Summarized by: (Custom Area of Interest) Grassland Systems Montane Grassland L Rocky Mountain Lower Montane, Foothill, and Valley Grassland 41% (521 This grassland system of the northern Rocky Mountains is found at lower montane to foothill elevations in mountains and Acres) valleys throughout Montana. These grasslands are floristically similar to Big Sagebrush Steppe but are defined by shorter summers, colder winters, and young soils derived from recent glacial and alluvial material. They are found at elevations from 548 - 1,650 meters (1,800-5,413 feet). In the lower montane zone, they range from small meadows to large open parks surrounded by conifers; below the lower treeline, they occur as extensive foothill and valley grasslands. Soils are relatively deep, fine -textured, often with coarse fragments, and non -saline. Microphytic crust may be present in high - quality occurrences. This system is typified by cool -season perennial bunch grasses and (orbs (>25%) cove, with a spar shrub cover (<10%). Rough fescue (Festuca campestris) is dominant in the northwestern portion of the state and Idaho fescue (Festuca idahoensis) is dominant or co -dominant throughout the range of the system. 6luebunch wheatgrass (PSeudoroegneria spkata) occurs as a co-domnant throughout the range as well, especially on xeric sites. Western wheatgrass (Pascopyrum smithir) is consistently present, often with appreciable coverage (>10%) in lower elevation occurrences in western Montana and virtually always present, with relatively high coverages (>25%), on the edge of the Northwestern Great Plains region. Species diversity ranges from a high of more than 50 per 400 square meter plot on mes sites to 15 (or fewer) on xeric and disturbed sites. Most occurrences have at least 25 vascular species present. Famtlanc conversion, noxious species invasion, fire suppression, heavy grazing and oil and gas development are major threats to tV system. Page f of 3 Human Land Use Developed Developed, Open Space 13% (1) 6 Vegetation (primarily grasses) planted in developed settings for recreation, erosion control, or aesthetic purposes. Acres Impervious surfaces account for less than 20% of total cover. This category often includes highway and railway rights of way and graveled rural roads. Human Land Use No Image Developed . Other Roads 1301,(166 County, city and or rural roads generally open to motor vehicles. Acres) Human Land Use No Image Developed ■ Commercial / Industrial goia (116 Businesses, industrial parks, hospitals, airports; utilities in conmerclal/Industrial areas. Acres) Human Land Use id Developed ■ Low Intensity Residential 80%o (107 Includes areas with a mixture of constructed materials and vegetation. Impervious surfaces account for 20-50% of total Acres) cover. These areas most con mnly include single-family housing units in rural and suburban areas. Paved roadways may be classified into this category. Human Land Use Agriculture IV Cultivated Crops 6% (80 These areas used for the production of crops, such as com, soybeans, small grains, sunflowers, vegetables, and cotton, Acres) typically on an annual cycle. Agricultural plant cover is variable depending on season and type of farming. Other areas include more stable land cover of orchards and vineyards. Human Land Use Agriculture Pasture/Hay 5%(58 These agriculture lands typically have perennial herbaceous cover (e.g. regularly -shaped plantings) used for livestock Acres) grazing or the production of hay. There are obvious signs of management such as irrigation and haying that distinguish it from natural grasslands. Identified CRP lands are included in this land cover type. Human Land Use Developed ■ High Intensity Residential 2% (24 Includes areas with a mixture of constructed materials and vegetation. Impervious surfaces account for 50-80% of the tot Acres) cover. These areas most conrnonly include single-family housing units in urban areas. Paved roadways, parking lots, and other large impervious surfaces may be classified into this category. Human Land Use Mining and Resource Extraction . Quarries, Strip MineS and Gravel pits 2% (24 Areas of extractive mining activities with significant surface expression in the form of pits, service roads, and permanently Acres) installed processing machinery Additional Limited Land Cover 1% (10 Acres) ■ Ma ia- Roads <1% (3Acres) f Nvrlhem Rocky Mgufitan Lower Munlage Riparian Wygdland ar.d Shrub and <10/a (2 Acres) 0 Rocky Mounta n Montane-Fuathill Dec duous Shrubla nd <1% (1 Acres) ■ Rocky Wounta;n D-y-Mesic Montane Rxeo Conifer barest <I% (1 Acres) Rocky Mountain subaloine-Mar-ane Me5i€ Meaaow <1%(0Acres) ■aping:+1gn��fie Wat�Teadow. <1% (0 Acres) ■ Eme_,aent Ranh Page 2 of 3 Introduction to Land Cover Land Use/Land Cover is one of 15 Montana Spatial Data Infrastructure framework layers considered vital for making statewide maps of Montana and understanding its geography. The layer records all Montana natural vegetation, land cover and land use, classified from satellite and aerial imagery, mapped at a scale of 1:100000, and interpreted with supporting ground -level data. The baseline map is adapted from the Northwest ReGAP (NWGAP) project land cover classification, which used 30m resolution multi -spectral Landsat imagery acquired between 1999 and 2001. Vegetation classes were drawn from the Ecological System Classification developed by NatureServe (Comer et al. 2003). The land cover classes were developed by Anderson et al. (1976). The NWGAP effort encompasses 12 map zones. Montana overlaps seven of these zones. The two NWGAP teams responsible for the initial land cover mapping effort in Montana were Sanborn and NWGAP at the University of Idaho. Both Sanborn and NWGAP employed a similar modeling approach in which Classification and Regression Tree (CART) models were applied to Landsat ETM+ scenes. The Spatial Analysis Lab within the Montana Natural Heritage Program was responsible for developing a seamless Montana land cover map with a consistent statewide legend from these two separate products. Additionally, the Montana land cover layer incorporates several other land cover and land use products (e.g., MSDI Structures and Transportation themes and the Montana Department of Revenue Final Land Unit classification) and reclassifications based on plot -level data and the latest NAIP imagery to improve accuracy and enhance the usability of the theme. Updates are done as partner support and funding allow, or when other MSDI datasets can be incorporated. Recent updates include fire perimeters and agricultural land use (annually), energy developments such as wind, oil and gas installations (2014), roads, structures and other impervious surfaces (various years): and local updates/improvements to specific ecological systems (e.g., central Montana grassland and sagebrush ecosystems). Current and previous versions of the Land Use/Land Cover layer with full metadata are available for download at the Montana State Library's Geographic Information Clearinghouse. Within the report area you have requested, land cover is summarized by acres of Level 1, Level 2, and Level 3 Ecological Systems. Literature Cited Anderson, J.R. E.E. Hardy, J.T. Roach, and R.E. Witmer. 1976. A land use and land cover classification system for use with remote sensor data. U.S. Geological Survey Professional Paper 964. Comer, P., D. Faber-Langendoen, R. Evans, S. Gawler, C. Josse, G. Kittel, S. Menard, M. Pyne, M. Reid, K. Schulz, K. Snow, and J. Teague. 2003. Ecological systems of the United States: A working classification of U.S. terrestrial systems. NatureServe, Arlington, VA. Page 3 of 3 APPENDIX E NRCS WEB SOIL SURVEY USDA United States Department of Agriculture NRCS Natural Resources Conservation Service A product of the National Cooperative Soil Survey, a joint effort of the United States Department of Agriculture and other Federal agencies, State agencies including the Agricultural Experiment Stations, and local participants Custom Soil Resource Report for Upper Flathead Valley Area, Montana Airport Road Subdivision June 28, 2021 Preface Soil surveys contain information that affects land use planning in survey areas. They highlight soil limitations that affect various land uses and provide information about the properties of the soils in the survey areas. Soil surveys are designed for many different users, including farmers, ranchers, foresters, agronomists, urban planners, community officials, engineers, developers, builders, and home buyers. Also, conservationists, teachers, students, and specialists in recreation, waste disposal, and pollution control can use the surveys to help them understand, protect, or enhance the environment. Various land use regulations of Federal, State, and local governments may impose special restrictions on land use or land treatment. Soil surveys identify soil properties that are used in making various land use or land treatment decisions. The information is intended to help the land users identify and reduce the effects of soil limitations on various land uses. The landowner or user is responsible for identifying and complying with existing laws and regulations. Although soil survey information can be used for general farm, local, and wider area planning, onsite investigation is needed to supplement this information in some cases. Examples include soil quality assessments (http://www.nres.usda.gov/wps/ portal/nres/main/soils/health/) and certain conservation and engineering applications. For more detailed information, contact your local USDA Service Center (https:Hoffices.sc.egov.usda.gov/locator/app?agency=nres) or your NRCS State Soil Scientist (http://www.nres.usda.gov/wps/portal/nres/detail/soils/contactus/? cid=nres142p2_053951). Great differences in soil properties can occur within short distances. Some soils are seasonally wet or subject to flooding. Some are too unstable to be used as a foundation for buildings or roads. Clayey or wet soils are poorly suited to use as septic tank absorption fields. A high water table makes a soil poorly suited to basements or underground installations. The National Cooperative Soil Survey is a joint effort of the United States Department of Agriculture and other Federal agencies, State agencies including the Agricultural Experiment Stations, and local agencies. The Natural Resources Conservation Service (NRCS) has leadership for the Federal part of the National Cooperative Soil Survey. Information about soils is updated periodically. Updated information is available through the NRCS Web Soil Survey, the site for official soil survey information. The U.S. Department of Agriculture (USDA) prohibits discrimination in all its programs and activities on the basis of race, color, national origin, age, disability, and where applicable, sex, marital status, familial status, parental status, religion, sexual orientation, genetic information, political beliefs, reprisal, or because all or a part of an individual's income is derived from any public assistance program. (Not all prohibited bases apply to all programs.) Persons with disabilities who require F alternative means for communication of program information (Braille, large print, audiotape, etc.) should contact USDA's TARGET Center at (202) 720-2600 (voice and TDD). To file a complaint of discrimination, write to USDA, Director, Office of Civil Rights, 1400 Independence Avenue, S.W., Washington, D.C. 20250-9410 or call (800) 795-3272 (voice) or (202) 720-6382 (TDD). USDA is an equal opportunity provider and employer. Contents Preface................................................................................................................... SoilMap .. ............ ................ ...... .................... . ..... ..... ...... ......................................... 5 SoilMap................................................................................. .......... . . ...........6 Legend. ........... ........ ......................... ................. ..............,................................7 MapUnit LegeFWf................................................................................................. 8 Map Unit Descriptions......................................................... ........................ 8 Upper Flathead Valley Area, Montana............................................................10 Aa--^Alluvial land, poorly drained .... ...... ...................................................10 Dh—Demers-Kalispell silt Wm, 3 to 7 percent scopes................................11 Ke—Kalispell loam, 0 to 3 percent slopes...................................................1 Kg-KaIispeII loam. 3 to 7 percent slopes...................................................1 Kza—Kalispell-Tufit silt loamy, 0 to 3 percent slopes... - . -... - -- . ..... ..... .... 15 Pf—Prospect stony loam, 7 to 12 percent slopes.. ......... - .......... - ... ..... -... 16 a —Saline -Alkali land................................................................................17 4 Soil Map The soil map section includes the soil map for the defined area of interest, a list of soil map units on the map and extent of each map unit, and cartographic symbols displayed on the map. Also presented are various metadata about data used to produce the map, and a description of each soil map unit. 5 Ql .y lll[lll[pppppp55 .L•, n O ZI N 7 y tq O w v p L � d V U a y O o O �� ' a R y U O a!Q 3 E y +_ G N d 0 c o,E G tG�pp U 7 E (� m a ;_ to O n a r _S - V 41 m C U l0 p l!Y m d N '� U) E N m y n O O E a��iv M N Q ny3d U y o ¢ N N ; N d 7 °>. y z Ey•oEmN a # ma t ch O 10 Q 1 cli O OQ L - N Q n C O W C) N U) 3. ca N L a 7 o i0 E y d .0 V mN O ` �Up N p@ 0 0 t 3 •p 3 eo -� {Oj m g O 0 �. n 9 &0 0 A > m r-' �_ Gpi p ` T N C, U O L<O N O E?'M Z N p C C .�. O L C O G1 L a 0 0 B O R C v n N y N E C E G T a N m (D' l0 y V) Qf N Q •aN- '� G 'O N O` N '�8 dr a� m a3 H 10 m 2r - Z v d_N ny °' 3 ar E EU .3+ J U) N n C O Q G " N a L 1p N L a N iC n o, /4 d' ,p N V N N p 0 0a m rn E ndi •�sOCE my CwNe9 O¢m p.yy • t lDC0E.3 CA C N O 0 E caN � @ y 0ya.00 O OQOr aE N 3 m UL3O) C Q pnN E 7 n0 O C O OLr I Ca z CNOv 0 3 � C N N Y ) �.. E _..� + N O EL 41 4/01 EL FL�ONN CM _cC6 U N d E O v) am pnW� 0 7 O c, i La0-0 Ea N N P N N _pp 4 @ C LL U A 2 pp N Q. C J 1p a U) m E c a O N m L n N O U1 U) C o - fn O a(.i 5 �p •C J •o a Q O C 3 Imv43C.4 m . iz 1 0 W J IL a - -Cc ° N 2 m o v � N o a. CCL a E An m v a ❑ O m a n a i #o a — g W m O N a 0)to Q (0 Li �i o ftl H i i O W � is m G > C � m N E � a m C Y d C p m i m wo a 6 0 3 � � � a v� vi rmn in is a c a � ti Custom Soil Resource Report Map Unit Legend Map Unit Symbol Map Unit Name Acres in AOI Percent of AOl . Aa Alluvial land, poorly drained 26.5 16.7% Db Demers -Kalispell silt loam, 3 to 2.3 1.5% 7 percent slopes Ke Kalispell loam, 0 to 3 percent 57.6 36.3% Slopes Kg Kalispell loam. 3 to 7 percent 8.9 5 6% slopes Kza Kalispell-Tuf<t silt loams, 0 to 3 7.7 4.9% percent slopes Pf Prospect stony loam, 7 to 12 10.7 6.7% percent slopes Sa Saline -Alkali land I 44.9 28.3% Totals for Area of Interest 158.7 100.0% Map Unit Descriptions The map units delineated on the detailed soil maps in a soil survey represent the soils or miscellaneous areas in the survey area. The map unit descriptions, along with the maps, can be used to determine the composition and properties of a unit. A map unit delineation on a soil map represents an area dominated by one or more major kinds of soil or miscellaneous areas. A map unit is identified and named according to the taxonomic classification of the dominant soils. Within a taxonomic class there are precisely defined limits for the properties of the soils. On the landscape, however, the soils are natural phenomena, and they have the characteristic variability of all natural phenomena. Thus, the range of some observed properties may extend beyond the limits defined for a taxonomic class. Areas of soils of a single taxonomic class rarely, if ever, can be mapped without including areas of other taxonomic classes. Consequently, every map unit is made up of the soils or miscellaneous areas for which it is named and some minor components that belong to taxonomic classes other than those of the major soils. Most minor soils have properties similar to those of the dominant soil or soils in the map unit, and thus they do not affect use and management. These are called noncontrasting, or similar, components. They may or may not be mentioned in a particular map unit description. Other minor components, however, have properties and behavioral characteristics divergent enough to affect use or to require different management. These are called contrasting, or dissimilar, components. They generally are in small areas and could not be mapped separately because of the scale used. Some small areas of strongly contrasting soils or miscellaneous areas are identified by a special symbol on the maps. If included in the database for a given area, the contrasting minor components are identified in the map unit descriptions along with some characteristics of each. A few areas of minor components may not have been observed, and consequently they are not 8 Custom Soil Resource Report mentioned in the descriptions, especially where the pattern was so complex that it was impractical to make enough observations to identify all the soils and miscellaneous areas on the landscape. The presence of minor components in a map unit in no way diminishes the usefulness or accuracy of the data. The objective of mapping is not to delineate pure taxonomic classes but rather to separate the landscape into landforms or landform segments that have similar use and management requirements. The delineation of such segments on the map provides sufficient information for the development of resource plans. If intensive use of small areas is planned, however, onsite investigation is needed to define and locate the soils and miscellaneous areas. An identifying symbol precedes the map unit name in the map unit descriptions. Each description includes general facts about the unit and gives important soil properties and qualities. Soils that have profiles that are almost alike make up a soil series. Except for differences in texture of the surface layer, all the soils of a series have major horizons that are similar in composition, thickness, and arrangement. Soils of one series can differ in texture of the surface layer, slope, stoniness, salinity, degree of erosion, and other characteristics that affect their use. On the basis of such differences, a soil series is divided into soil phases. Most of the areas shown on the detailed soil maps are phases of soil series. The name of a soil phase commonly indicates a feature that affects use or management. For example, Alpha silt loam, 0 to 2 percent slopes, is a phase of the Alpha series. Some map units are made up of two or more major soils or miscellaneous areas. These map units are complexes, associations, or undifferentiated groups. A complex consists of two or more soils or miscellaneous areas in such an intricate pattern or in such small areas that they cannot be shown separately on the maps. The pattern and proportion of the soils or miscellaneous areas are somewhat similar in all areas. Alpha -Beta complex, 0 to 6 percent slopes, is an example. An association is made up of two or more geographically associated soils or miscellaneous areas that are shown as one unit on the maps. Because of present or anticipated uses of the map units in the survey area, it was not considered practical or necessary to map the soils or miscellaneous areas separately. The pattern and relative proportion of the soils or miscellaneous areas are somewhat similar. Alpha -Beta association, 0 to 2 percent slopes, is an example. An undifferentiated group is made up of two or more soils or miscellaneous areas that could be mapped individually but are mapped as one unit because similar interpretations can be made for use and management. The pattern and proportion of the soils or miscellaneous areas in a mapped area are not uniform. An area can be made up of only one of the major soils or miscellaneous areas, or it can be made up of all of them. Alpha and Beta soils, 0 to 2 percent slopes, is an example. Some surveys include miscellaneous areas. Such areas have little or no soil material and support little or no vegetation. Rock outcrop is an example. 9 Custom Soil Resource Report Upper Flathead Valley Area, Montana Aa—Alluvial land, poorly drained Map Unit Setting National map unit symbol: 4vnl Elevation: 2,000 to 4,800 feet Mean annual precipitation: 16 to 19 inches Mean annual air temperature: 37 to 45 degrees F Frost -free period. 90 to 120 days Farmland classification: Not prime farmland Map Unit Composition Alluvial land and similar soils: 75 percent Minor components: 25 percent Estimates are based on observations, descriptions, and transects of the mapunit. Description of Alluvial Land Typical profile H2 - 20 to 50 inches: stratified gravelly sandy loam to silty clay loam H3 - 50 to 60 inches: stratified gravelly loamy sand to coarse sandy loam Properties and qualities Slope: 0 to 4 percent Depth to restrictive feature: More than 80 inches Drainage class: Poorly drained Capacity of the most limiting layer to transmit water (Ksat): Moderately high to high (0.57 to 1.98 inlhr) Depth to water table: About 18 to 36 inches Frequency of flooding: FrequentNone Frequency of ponding: None Maximum salinity. Nonsaline to very slightly saline (0.0 to 2.0 mmhoslcm) Available water capacity. Low (about 4.8 inches) Interpretive groups Land capability classification (irrigated): 5w Land capability classification (nonirrigated): 5w Hydrologic Soil Group: C Ecological site: R044AP801MT - BOTTOMLAND 44A LRU P Hydric soil rating: No Minor Components Poorly drained soils Percent of map unit: 25 percent Landform: Flood plains Down -slope shape: Linear Across -slope shape: Linear Hydric soil rating: Yes 10 Custom Soil Resource Report Db—Demers-Kalispell silt loam, 3 to 7 percent slopes Map Unit Setting National map unit symbol. 4vpj Elevation: 2,600 to 4,000 feet Mean annual precipitation: 12 to 18 inches Mean annual air temperature: 39 to 45 degrees F Frost -free period. 90 to 125 days Farmland classification: Not prime farmland Map Unit Composition Demers and similar soils: 45 percent Kalispell and similar soils: 40 percent Minor components: 15 percent Estimates are based on observations, descriptions, and transects of the mapunit. Description of Demers Setting Landform: Terraces Down -slope shape: Linear Across -slope shape: Linear Parent material: Alluvium Typical profile Ap - 0 to 7 inches: silt loam Btn - 7 to 14 inches: silty clay loam Bkn - 14 to 24 inches: silt loam 2C - 24 to 60 inches: fine sandy loam Properties and qualities Slope: 3 to 7 percent Depth to restrictive feature: More than 80 inches Drainage class: Well drained Capacity of the most limiting layer to transmit water (Ksat): Moderately high (0.20 to 0.57 inihr) Depth to water table: More than 80 inches Frequency of flooding: None Frequency of ponding: None Calcium carbonate, maximum content: 10 percent Maximum salinity: Very slightly saline to moderately saline (2.0 to 8.0 mmhoslcm) Sodium adsorption ratio, maximum: 20.0 Available water capacity: Moderate (about 8.2 inches) Interpretive groups Land capability classification ftdgated): None specified Land capability classification (nonirrigated): 4e Hydrologic Soil Group: C Ecological site: R044AP803MT - SALINE-SODIC GRASSLAND 44A LRU P Hydric soil rating: No 11 Custom Soil Resource Report Description of Kalispell Setting Landform: Terraces Down -slope shape: Linear Across -slope shape: Linear Parent material: Alluvium Typical profile Ap - 0 to 8 inches: silt loam Bw - 8 to 13 inches: silt loam Bk - 13 to 30 inches: silt loam C - 30 to 60 inches: stratified loamy fine sand to silt loam Properties and qualities Slope: 3 to 7 percent Depth to restrictive feature: More than 80 inches Drainage class: Well drained Capacity of the most limiting layer to transmit water (Ksat): Moderately high to high (0.57 to 1.98 in/hr) Depth to water table: More than 80 inches Frequency of flooding: None Frequency of ponding: None Calcium carbonate, maximum content. 15 percent Maximum salinity: Very slightly saline (2.0 to 3.0 mmhoslcm) Available water capacity. High (about 10.3 inches) Interpretive groups Land capability classification (irrigated): 3e Land capability classification (nonirrigated): 3e Hydrologic Soil Group: B Ecological site: R044AP808MT - UPLAND GRASSLAND 44A LRU P Hydric soil rating: No Minor Components Nonhydric Percent of map unit: 15 percent Hydric soil rating: No Ke—Kalispell loam, 0 to 3 percent slopes Map Unit Setting National map unit symbol: 4vgh Elevation: 2,600 to 3,400 feet Mean annual precipitation: 15 to 18 inches Mean annual air temperature: 39 to 45 degrees F Frost -free period: 105 to 125 days Farmland classification: Prime farmland if irrigated 12 Custom Soil Resource Report Map Unit Composition Kalispell and similar soils: 90 percent Minor components: 10 percent Estimates are based on observations, descriptions, and transects of the mapunit. Description of Kalispell Setting Landform: Terraces Down -slope shape: Linear Across -slope shape: Linear Parent material. Alluvium Typical profile Ap - 0 to 8 inches: loam Bw - 8 to 13 inches: silt loam Bk - 13 to 30 inches: silt loam C - 30 to 60 inches: stratified loamy fine sand to silt loam Properties and qualities Slope: 0 to 3 percent Depth to restrictive feature: More than 80 inches Drainage class: Well drained Capacity of the most limiting layer to transmit water (Ksat): Moderately high to high (0.57 to 1.98 in/hr) Depth to water table: More than 80 inches Frequency of flooding: None Frequency of ponding: None Calcium carbonate, maximum content. 15 percent Maximum salinity. Very slightly saline (2.0 to 3.0 mmhos/cm) Available water capacity: High (about 10.3 inches) Interpretive groups Land capability classification (irrigated): 2e Land capability classification (nonirrigated): 3e Hydrologic Soil Group: B Ecological site: R044AP808MT - UPLAND GRASSLAND 44A LRU P Hydric soil rating: No Minor Components Nonhydric Percent of map unit. 10 percent Hydric soil rating: No Kg —Kalispell loam, 3 to 7 percent slopes Map Unit Setting National map unit symbol: 4vgk Elevation: 2,600 to 3,400 feet 13 Custom Soil Resource Report Mean annual precipitation: 15 to 18 inches Mean annual air temperature: 39 to 45 degrees F Frost -free period. 105 to 125 days Farmland classification: Prime farmland if irrigated Map Unit Composition Kalispell and similar soils: 85 percent Minor components: 15 percent Estimates are based on observations, descriptions, and transects of the mapunit. Description of Kalispell Setting Landform: Terraces Down -slope shape: Linear Across -slope shape: Linear Parent material. Alluvium Typical profile Ap - 0 to 8 inches: loam Bw - 8 to 13 inches: silt loam Bk - 13 to 30 inches: silt loam C - 30 to 60 inches: stratified loamy fine sand to silt loam Properties and qualities Slope: 3 to 7 percent Depth to restrictive feature: More than 80 inches Drainage class: Well drained Capacity of the most limiting layer to transmit water (Ksat): Moderately high to high (0.57 to 1.98 inlhr) Depth to water table: More than 80 inches Frequency of flooding: None Frequency of ponding: None Calcium carbonate, maximum content: 15 percent Maximum salinity: Very slightly saline (2.0 to 3.0 mmhos/cm) Available water capacity. High (about 10.3 inches) Interpretive groups Land capability classification (irrigated): 3e Land capability classification (nonirrigated): 3e Hydrologic Soil Group: B Ecological site: R044AP808MT - UPLAND GRASSLAND 44A LRU P Hydric soil rating: No Minor Components Nonhydric Percent of map unit: 15 percent Hydric soil rating: No 14 Custom Soil Resource Report Kza—Kalispell-Tuffit silt loams, 0 to 3 percent slopes Map Unit Setting National map unit symbol: 4vr0 Elevation: 2,600 to 3,400 feet Mean annual precipitation: 15 to 19 inches Mean annual air temperature: 39 to 45 degrees F Frost -free period: 105 to 125 days Farmland classification: Not prime farmland Map Unit Composition Kalispell and similar soils: 60 percent Tufflt and similar soils: 30 percent Minor components: 10 percent Estimates are based on observations, descriptions, and transects of the mapunit. Description of Kalispell Setting Landform: Terraces Down -slope shape: Linear Across -slope shape: Linear Parent material: Alluvium Typical profile Ap - 0 to 8 inches: silt loam Bw - 8 to 13 inches: silt loam C - 13 to 60 inches: stratified loamy fine sand to silt loam Properties and qualities Slope: 0 to 3 percent Depth to restrictive feature: More than 80 inches Drainage class: Well drained Capacity of the most limiting layer to transmit water (Ksat): Moderately high to high (0.57 to 1.98 inlhr) Depth to water table: More than 80 inches Frequency of flooding: None Frequency of ponding: None Calcium carbonate, maximum content: 15 percent Maximum salinity. Very slightly saline (2.0 to 3.0 mmhoslcm) Available water capacity. High (about 10.3 inches) Interpretive groups Land capability classification (irrlgated): 2e Land capability classification (nonirrigated): 3e Hydrologic Soil Group: B Ecological site: R044AP808MT - UPLAND GRASSLAND 44A LRU P Hydric soil rating: No 15 Custom Soil Resource Report Description of Tuffit Setting Landform: Terraces Down -slope shape: Linear Across -slope shape: Linear Parent material. Alluvium Typical profile A - 0 to 4 inches: silt loam Btn - 4 to 12 inches: silty clay Bkn - 12 to 29 inches: silty clay loam C - 29 to 60 inches: stratified very fine sandy loam to silty clay loam Properties and qualities Slope: 0 to 3 percent Depth to restrictive feature: More than 80 inches Drainage class: Well drained Capacity of the most limiting layer to transmit water (Ksat): Moderately low to moderately high (0.06 to 0.20 inlhr) Depth to water table: More than 80 inches Frequency of flooding: None Frequency of ponding: None Calcium carbonate, maximum content. 15 percent Maximum salinity: Moderately saline to strongly saline (8.0 to 32.0 mmhoslcm) Sodium adsorption ratio, maximum: 30.0 Available water capacity: Moderate (about 7.0 inches) Interpretive groups Land capability classification (irrigated): None specified Land capability classification (nonirrigated): 6s Hydrologic Soil Group: C Ecological site: R044AP803MT - SALINE-SODIC GRASSLAND 44A LRU P Hydric soil rating: No Minor Components Nonhydric Percent of map unit: 10 percent Hydric soil rating: No Pf—Prospect stony loam, 7 to 12 percent slopes Map Unit Setting National map unit symbol: 4vs1 Elevation: 2,600 to 3,400 feet Mean annual precipitation: 15 to 18 inches Mean annual air temperature: 39 to 45 degrees F Frost -free period: 105 to 125 days 16 Custom Soil Resource Report Farmland classification: Not prime farmland Map Unit Composition Prospect and similar soils: 80 percent Minor components: 20 percent Estimates are based on observations, descriptions, and transects of the mapunit. Description of Prospect Setting Landform: Moraines Down -slope shape: Linear Across -slope shape: Linear Parent material. Glacial till Typical profile A - 0 to 4 inches: stony loam Bw - 4 to 12 inches: stony silt loam Bk - 12 to 24 inches: stony silt loam C - 24 to 60 inches: stony loam Properties and qualities Slope: 7 to 12 percent Depth to restrictive feature: More than 80 inches Drainage class: Well drained Capacity of the most limiting layer to transmit water (Ksat): Moderately high to high (0.57 to 1.98 inlhr) Depth to water table: More than 80 inches Frequency of flooding: None Frequency of ponding: None Calcium carbonate, maximum content: 15 percent Maximum salinity: Nonsaline to very slightly saline (0.0 to 2.0 mmhoslcm) Available water capacity. High (about 9.3 inches) Interpretive groups Land capability classification (irrigated): None specified Land capability classification (nonirrigated): 6s Hydrologic Soil Group: B Ecological site: R044AP808MT - UPLAND GRASSLAND 44A LRU P Hydric soil rating: No Minor Components Nonhydric Percent of map unit. 20 percent Hydric soil rating: No Sa—Saline-Alkali land Map Unit Setting National map unit symbol: 4vsb 17 Custom Soil Resource Report Elevation: 1,900 to 4,000 feet Mean annual precipitation: 10 to 30 inches Mean annual air temperature: 39 to 45 degrees F Frost -free period: 105 to 125 days Farmland classification: Not prime farmland Map Unit Composition Saline land and similar soils: 45 percent Alkali land and similar soils: 40 percent Minor components: 15 percent Estimates are based on observations, descriptions, and transacts of the mapunit. Description of Saline Land Setting Landform: Depressions Down -slope shape: Linear Across -slope shape: Linear Typical profile H2 - 4 to 60 inches: clay Properties and qualities Slope: 0 to 1 percent Depth to restrictive feature: More than 80 inches Drainage class: Poorly drained Capacity of the most limiting layer to transmit water (Ksat): Very low to moderately low (0.00 to 0.06 in/hr) Depth to water table: About 0 inches Frequency of flooding: None Frequency of ponding: None Maximum salinity. Moderately saline to strongly saline (8.0 to 16.0 mmhos/cm) Available water capacity: Low (about 4.5 inches) Interpretive groups Land capability classification (irrigated): None specified Land capability classification (nonirrigated): 6s Hydrologic Soil Group: D Ecological site: R044AP809MT - UPLAND SAGEBRUSH SHRUBLAND 44A LRU P Hydric soil rating: Yes Description of Alkali Land Typical profile H2 - 7 to 28 inches: silty clay H3 - 28 to 44 inches: silty clay H4 - 44 to 60 inches: stratified loam to silty clay Properties and qualities Slope: 0 to 2 percent Depth to restrictive feature: More than 80 inches Drainage class: Somewhat poorly drained Capacity of the most limiting layer to transmit water (Ksat): Moderately low to moderately high (0.06 to 0.20 in/hr) Depth to water table: About 24 to 48 inches Frequency of flooding: RareNone 18 Custom Soil Resource Report Frequency of ponding: None Calcium carbonate, maximum content. 10 percent Maximum salinity: Moderately saline to strongly saline (8.0 to 16.0 mmhoslcm) Available water capacity: Moderate (about 6.3 inches) Interpretive groups Land capability classification (irrigated): 6w Land capability classification (nonirrigated): 6w Hydrologic Soil Group: D Ecological site: R044AP801 MT - BOTTOMLAND 44A LRU P Hydric soil rating: No Minor Components Nonhydric Percent of map unit. 15 percent Hydric soil rating: No 19 • • abelin traffic services Prepared For: Parkland Meadows Subdivision Traffic Impact Study City of Kalispell, Montana lackola Engineering & Architecture 2250 U.S. 93 S Kalispell, MT 59901 July, 2021 130 South Howie Street Helena, Montana 59601 406-459-1443 Parkland Meadows Subdivision City of Kalispell, Montana Table of Contents A. Executive Summary--------------------------------------------------------------------------------------1 B. Project Description----------------------------------------------------------------------------------------1 C. Existing Conditions ........................................................................................ 1 Adjacent Roadways------------------------------------------------------------------------------1 TrafficCounts ........................................................................................ 3 HistoricTraffic Data ............................................................................... 3 VehicleSpeed Data------------------------------------------------------------------------------3 Jeannette Rankin Elementary School...................................................4 Levelof Service ..................................................................................... 4 D. Proposed Development .............................................................................. 5 E. Trip Generation and Assignment................................................................5 F. Trip Distribution------------------------------------------------------------------------------------------6 G. Traffic Impacts Outside of the Development...............................................8 H. Impact Summary & Recommendations......................................................9 List of Figures Figure 1 — Proposed Development Site...................................................................2 Figure 2 — Proposed Development-------------------------------------------------------------------------- 7 Figure3 —Trip Distribution---------------------------------------------------------------------------------------6 List of Tables Table 1 — Historic Average Daily Traffic Data..........................................................4 Table 2 — 2021 Level of Service Summary..............................................................6 Table 3— Trip Generation Rates ............................................................................. 6 Table 4 — Future Level of Service Summary...........................................................8 Parkland Meadows Subdivision City of Kalispell, Montana Parkland Meadows Subdivision Traffic Impact Study City of Kalispell, Montana A. EXECUTIVE SUMMARY The Airport Road Subdivision is a 38.39-acre residential and commercial development located north of Cemetery Road and east of Airport Road in Flathead County, Montana. The project is planned to include four 18-unit buildings, and sixteen 24-unit buildings for a total of 456 mid -rise multi -family units with an additional four lots of B-1 zoned neighborhood commercial property that would be developed as mixed -use business park or additional residential apartments. Full build -out of the property would include up to 600 multi -family residential units or up to 6.1 acres of mixed -use commercial area and 456 residential units. As planned the project would produce 3,264-3,395 daily trips in the area. As proposed, the Airport Road Subdivision will not create any roadway capacity problems on adjacent roadways. All nearby intersections will continue to function at acceptable levels of service. No additional turning lanes or traffic controls would be warranted with this project. B. PROJECT DESCRIPTION This document studies the possible effect on the surrounding road system from a proposed 38.39- acre residential and commercial development located north of Cemetery Road and east of Airport Road in Flathead County, Montana. The document also identifies any traffic mitigation efforts that the development may require. The study area selected for this project includes the intersections on Cemetery Road and the intersection of the Highway 93 Bypass with Airport Road. C. EXISTING CONDITIONS The proposed development property currently consists of a 38.39-acres across two parcels of undeveloped land located north of Cemetery Road and east of Airport Road which would be developed into the Parkland Meadows Subdivision. See Figure 1 for a location map of the proposed development. Adjacent Roadways Highway 93 Bypass is a restricted -access north/south major arterial route that extends north from Highway 93 south of Kalispell to Reserve Street. Highway 93 is signal controlled at the intersection with highway 93 and makes connections to arterial routes in a series of roundabouts and interchanges to the west of Kalispell. Highway 93 Bypass connects with Airport Road at a roundabout just southwest of the City of Kalispell. In the area of the proposed development the roadway has a two-lane rural cross-section with a paved width of Abelin Traffic Services 1 July, 2021 Parkland Meadows Subdivision City of Kalispell, Montana 42 feet. Though the road -segments have rural cross -sections, the roundabout at Airport Road has curb and gutter with pedestrian facilities. The Great Northern Historical Trail is located to the northwest of Highway 93 Bypass. Highway 93 Bypass has a posted speed limit of 55 MPH with a cautionary speed limit of 15 MPH at roundabouts. Traffic data available from MDT indicates that the road currently carries 13,500 VPD north of Airport Road. Cemetery Road is a minor arterial route that connects Airport Road with U.S. Highway 93. The road provides access to a variety of commercial properties, light industrial facilities, and rural residential homes. The road has a paved width of 25 feet and a posted speed limit of 35 MPH. Traffic data collected by ATS in May 2021 indicates that the road currently carries 4,200 VPD. Figure 1- Proposed Development Site Airport Road (MT 503) is a State maintained north/south minor arterial route which extends south from Highway 93. The road provides access to a variety of residential and commercial properties in the area. The posted speed limit is 45 MPH with a reduced school -zone speed limit of 25 MPH 1/4 mile north of the intersection with Highway 93 Bypass. The road has a paved width of 44 feet with 12-foot driving lanes and on -street parking on both sides. Traffic data available from MDT indicates that the road currently carries 4,400 VPD south of 18th Street. Highway 93 is a five -lane north/south principal arterial route that extends through the City of Kalispell. In this area the road has a posted speed limit of 55 MPH and carries 14,600 VPD. The intersection of Highway 93 with Cemetery Road is currently signalized. Abelin Traffic Services 2 July, 2021 Parkland Meadows Subdivision City of Kalispell, Montana Traffic Counts In May 2021 Abelin Traffic Services (ATS) collected turning movement count data at the intersections of Airport Road with Cemetery Road and Highway 93 Bypass. This data was supplemented with a turning movement count collected by MDT in 2018 at Cemetery Road and Highway 93. Generally, raw data collected for a project is adjusted for seasonal variation in accordance MDT data. However, with the recent outbreak of COVID-19, raw data must also be adjusted for pandemic related variation. ATS acquired traffic data from the collected from MDT's annual count station located on US Highway 2, 1.3 miles west of Kalispell (Station A-24) collected on the days the turning movement counts were performed. This count station data indicated that data collected on May 24-26, 2021, is approximately 120% of the AADT (Average Annual Daily Traffic) volume in this area. For a conservative result the raw traffic data collected for this report was not factored. Based on historic traffic volume data from MDT, the data collected in September 2018 at Cemetery Road and Highway 93 was 104% of the AADT. This data was also not factored. The raw traffic data is included in Appendix A of this report. Historic Traffic Data Abelin Traffic Services obtained historic traffic data for Airport Road, US 93, and US 93 Bypass from the Montana DOT. This data is presented in Table 1. Traffic volumes along Highway 93 Bypass have increased sharply during construction over the last 10 years as more traffic was redirected onto the bypass route. Therefore, Highway 93 Bypass was excluded from average annual growth calculations for the area. Traffic volumes along Airport Road and US Highway 93 have remained flat over the last 10 years. Therefore, no background growth was used for future LOS calculations. Vehicle Speed Data ATS also collected vehicle speed data along Cemetery Road'/4 mile east of Airport Road, and on Airport Road 1/4 mile north of the roundabout at Highway 93 Bypass. According to the data, both locations recorded an 85th percentile speed of 44 MPH. The 85th percentile speed is the industry standard for speeds at which drivers can navigate the roadway comfortably and safely. The analysis indicates that the posted speed limit of 45 MPH is appropriate for these locations at this time. Abelin Traffic Services 3 July, 2021 Parkland Meadows Subdivision City of Kalispell, Montana Table 1 - Historic Average Daily Traffic Data Location 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 Airport Rd S of Cemetery Rd 1,520 1,650 1,720 1,730 2,870 2,924 1,705 1,831 1,860 1,886 #15-7A-008 Airport Rd S of 18th St 5,830 4,590 4,340 3,680 4,930 4,327 5,091 5,096 4,755 4,422 #15-7B-028 93 Bypass btwn Airport Rd&US93 2,650 3,150 4,320 3,990 4,300 5,051 6,671 9,086 10,656 9,718 #15-7B-101 93 Bypass btwn Meridian & Airport Rd 4,020 4,670 6,190 6,220 6,590 7,237 11,540 13,118 16,000 13,537 #15-7B-100 US93Sof Willow Glen Dr 13,000 13,360 17,240 12,920 15,380 15,891 12,001 13,066 15,312 13,965 #15-7B-010 US93Nof Willow Glen Dr 13,350 13,340 15,750 15,770 14,050 14,516 14,284 13,013 15,989 14,582 #15-7B-010 Jeannette Rankin Elementary School The Jeanette Rankin Elementary School was recently constructed 1/z mile north of Cemetery Road on the east side of Airport Road. Constructed in 2018, the elementary school was designed to hold 500 students. In June 2021 ATS contacted the administrator of the school and confirmed that school was in session and at or near full enrollment at the time of the data collection period. The school was also completed and in session during the 2018 MDT turning movement count at Cemetery Road and US 93. Level of Service Using the data collected for this project, ATS conducted a Level of Service (LOS) analysis at area intersections. This evaluation was conducted in accordance with the procedures outlined in the Transportation Research Board's Highway Capacity Manual (HCM) - Special Report 209 and the Highway Capacity Software (HCS) version 7.9. Intersections are graded from A to F representing the average delay that a vehicle entering an intersection can expect. Typically, a LOS of C or better is considered acceptable for peak -hour conditions. Table 2 shows the existing 2021 LOS for the AM, afternoon, and PM peak hours without the traffic from the proposed development. The LOS calculations are included in Appendix C. Abelin Traffic Services 4 July, 2021 Parkland Meadows Subdivision City of Kalispell, Montana The table shows that the existing intersections along Cemetery Road are currently operating within acceptable limits. Both intersections along Airport Road have considerable reserve capacity to support growth in the area. No intersection modifications are currently needed in this area to improve capacity. Table 2 - 2021 Level of Service Summary AM Peak Hour Afternoon Peak PM Peak Hour Intersection Delay Delay Delay Sec. LOS Sec. LOS Sec. LOS Cemetery Road & Highway 93 27.2 C 21.7 C 22.4 C Cemetery Road & Airport Road* 10.8 B 17.3 C 13.1 B Airport Road & HWY 93 Bypass 8.8 A 8.8 A 9.3 A *Minor STOP controlled approach LOS and Delay. D. PROPOSED DEVELOPMENT The development currently under consideration for this site includes 38.39 acres of land located north of Cemetery Road which would be developed into residential and neighborhood commercial development. The current plans for the property include four 18-unit buildings, and sixteen 24- unit buildings for a total of 456 units with an additional seven lots of B-I zoned neighborhood commercial property that would be developed as mixed -use business parks or additional residential apartments. Full build -out of the property would include up to 600 multi -family residential or a mix of 456 or more residential units and up to 6.1 acres of mixed -use commercial space. Access to the development would be provided through two new approaches onto Cemetery Road and two new approaches onto Airport Road. Visibility from the proposed access locations is unrestricted. The Airport Road Subdivision site plan is shown in Figure 2. Construction on Phase 1 would begin in the spring of 2022 with completion summer 2023. Phases 2-5 would follow, approximately 1 year per phase, with full build -out of the property in 2027. E. TRIP GENERATION AND ASSIGNMENT ATS performed a trip generation analysis to determine the anticipated future traffic volumes from the proposed developments using the trip generation rates contained in Trip Generation (Institute of Transportation Engineers, Tenth Edition). These rates are the national standard and are based on the most current information available to planners. A vehicle "trip" is defined as any trip that either begins or ends at the development site. ATS determined that the critical traffic impacts on the intersections and roadways would occur during the weekday morning, and evening peak hours. According to the ITE trip generation rates, at full build -out the development with 456 residential units and a 6.1-acre business park would produce 279 AM peak hour trips, 304 PM peak hour trips, and 2,481 daily trips. The detailed trip generation for this configuration is shown in Table 3. With Abelin Traffic Services 5 July, 2021 Parkland Meadows Subdivision City of Kalispell, Montana 600 residential units and no business park the development would produce 216 AM peak hour trip ends, 264 PM peak hour trip ends, and 3,264 daily trip ends. For a conservative result ATS used the higher trip generation for analysis with 6.1 acres of mixed -use neighborhood commercial. Table 3 - Trip Generation Rates with Residential Units and Business Park AM Peak PM Peak Hour Trip Total AM Hour Trip Total PM Weekday Total Ends per Peak Hour Ends per Peak Hour Trip Ends Weekday Land Use Units Unit Trip Ends Unit Trip Ends per Unit Trip Ends Multi -family mid -rise 456 0.36 0.44 201 5.44 2,481 (43 in, 12 out) (123 no 8 out) #221 Business 116 103 6.1 18.86 16.84 149.79 914 Park #770 (98 in, 17 out) (21 in, 82 out) 279 304 3,395 Total (141 in, 138 out) (144 in, 160 out) F. TRIP DISTRIBUTION The traffic distribution and assignment for the proposed subdivisions was based upon the existing ADT volumes along the adjacent roadways and the peak -hour turning volumes. Traffic is expected to distribute onto the surrounding road network as shown on Figure 3. Figure 3 — Trip Distribution 35% 20% 20% s. c Airport M a' w Road ca 10 c Subdivision CL DEN Q 10% Cemetery Road Airport Road 5%f i 5% v 5% Abelin Traffic Services 6 July, 2021 Parkland Meadows Subdivision City of Kalispell, Montana Figure 2 — Proposed Development Site Plan Abelin Traffic Services 7 July, 2021 Parkland Meadows Subdivision City of Kalispell, Montana G. TRAFFIC IMPACTS OUTSIDE OF THE DEVELOPMENT Using the trip generation and trip distribution numbers, ATS determined the future Level of Service for the area intersections. The anticipated intersection LOS with the Airport Road Subdivision is shown in Table 4. These calculations are included in Appendix B of this report. The separate approaches onto Airport Road and Cemetery Road were analyzed together for the purposes of this analysis to account for potential future access control changes. Table 4 -Future 2027 Level of Service Summary AM Peak Hour Afternoon Peak PM Peak Hour Intersection Delay Delay Delay (Sec.) LOS (Sec.) LOS (Sec.) LOS Cemetery Road & 28.1 C 22.4 C 23.8 C Highway 93 Cemetery Road & S. Approach* 10.2 B 11.9 B 12.5 B Cemetery Road & 10.8 B 19.5 C 15.4 C Airport Road* Airport Road & 7.4 A 8.2 A 7.9 A West Approach* Airport Road & HWY 93 Bypass 9.6 A 9.3 A 10.3 A *Minor STOP controlled approach LOS and Delay. Table 4 indicates that the construction of the Airport Road Subdivision will not cause any roadway capacity problems at the Cemetery Road or Airport Road intersections. It is expected that traffic volumes will increase by 25% along Cemetery Road, 30% along Airport Road, and 4-5% on Highway 93 Bypass and US Highway 93 with the Airport Road Subdivision generated traffic. All area intersections will continue to function below capacity with the proposed development. The intersections of Airport Road and Cemetery Road with the two proposed project approaches will function with reserve capacity well into the future. ATS also reviewed the left- and right -turn lane warrants for the new approach onto Cemetery Road and the Airport Road intersection based on the recommended practices from the MDT Road Design Manual. This analysis showed that the current traffic volumes are below the recommended threshold for the installation of left -turn or right -turn deceleration lanes at these locations. Future Roadway Projects MDT currently has conceptual roadway modification plans for the roundabout intersection at Highway 93 Bypass and Airport Road. The plans include the construction of a diamond Abelin Traffic Services 8 July, 2021 Parkland Meadows Subdivision City of Kalispell, Montana interchange with two roundabouts. The Cemetery Road intersection would be included into the roundabout interchange. At this time, it is not known when the project would be completed. This proposed configuration would provide considerable additional intersection capacity for the future growth in this area. The proposed configuration of the Cemetery Road roundabout would not have any negative impacts on the Airport Road Subdivision. The conceptual Highway 93 Bypass interchange plans are shown in Figure 4. H. IMPACT SUMMARY & RECOMMENDATIONS The proposed Airport Road Subdivision includes four 18-unit buildings, and sixteen 24-unit buildings for a total of 456 mid -rise multi -family units with an additional seven lots of B-1 zoned neighborhood commercial property that would be developed as mixed -use business park or additional residential apartments. Full build -out of the property would include up to 600 multi- family residential or up 6.1 acres of mixed -use commercial area and 456 residential units. As planned the project would produce 3,264-3,395 daily trips in the area. As proposed, the Parkland Meadows Subdivision will not create any roadway capacity problems on adjacent roadways. All nearby intersections will continue to function at acceptable levels of service. No additional turning lanes or traffic controls would be warranted with this project. Abelin Traffic Services 9 July, 2021 Parkland Meadows Subdivision City of Kalispell, Montana Fiaur 4 — Concep ualDiamond|nf r hanae f 0 mil. Lio }/\\�\ 2k . � x Imo/ A!s � 3AeIgTraffic Srics 10 July, 2021 APPENDIX A Traffic Data Turning Movement Count All Vehicles Location Kalispell Airport Roundabout Date 25-May-21 Northbound Southbound Eastbound Westbound Left Thr Right Peds Left Thr Right Peds Left Thr Right Peds Left Thr Right Peds Total 7:00 - 7:15 7:15 - 7:30 7:30 - 7:45 7:45 - 8:00 8:00 - 8:15 8:15 - 8:30 8:30 - 8:45 8:45 - 9:00 9:00 - 9:15 9:15 - 9:30 9:30 - 9:45 9:45 - 10:00 10:00 - 10:15 10:15 - 10:30 10:30 - 10:45 10:45 - 11:00 11:00 - 11:15 11:15 - 11:30 11:30 - 11:45 11:45 - 12:00 12:00 - 12:15 12:15 - 12:30 12:30 - 12:45 12:45 - 1:00 1:00 - 1:15 1:15 - 1:30 1:30 - 1:45 1:45 - 2:00 2:00 - 2:15 2:15 - 2:30 2:30 - 2:45 2:45 - 3:00 3:00 - 3:15 3:15 - 3:30 3:30 - 3:45 3:45 - 4:00 4:00 - 4:15 4:15 - 4:30 4:30 - 4:45 4:45 - 5:00 5:00 - 5:15 5:15 - 5:30 5:30 - 5:45 5:45 - 6:00 6:00 - 6:15 6:15 - 6:30 6:30 - 6:45 6:45 - 7:00 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 89 4 0 57 55 8 0 8 2 45 0 25 29 1 0 0 77 5 0 88 81 5 0 7 4 42 0 20 21 1 0 2 60 7 0 49 60 8 0 8 7 53 0 16 17 0 0 0 54 0 0 35 68 7 0 5 4 31 0 10 7 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 73 3 0 39 64 8 0 5 10 43 0 5 15 1 0 0 79 5 0 60 82 10 0 2 16 57 0 6 7 0 0 0 70 4 0 55 86 9 0 2 16 67 0 7 13 1 0 0 84 5 0 45 78 12 0 7 21 47 0 6 10 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 57 2 0 40 84 9 0 4 17 42 0 10 13 0 0 0 74 2 0 56 97 8 0 3 18 39 0 8 14 0 0 0 78 3 0 52 82 21 0 4 20 74 0 7 7 0 0 0 103 5 0 58 99 12 0 6 29 58 0 10 6 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2 898 45 0 634 936 117 0 61 164 598 0 130 159 6 0 0 0 323 351 287 222 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 266 324 330 315 0 0 278 319 348 387 0 0 0 0 0 0 3750 Turning Movement Count All Vehicles Location Kalispell Airport and Cemetery Date 25-May-21 Northbound Southbound Eastbound Westbound Left Thr Right Peds Left Thr Right Peds Left Thr Right Peds Left Thr Right Peds TOTAL 7:00 - 7:15 7:15 - 7:30 7:30 - 7:45 7:45 - 8:00 8:00 - 8:15 8:15 - 8:30 8:30 - 8:45 8:45 - 9:00 9:00 - 9:15 9:15 - 9:30 9:30 - 9:45 9:45 - 10:00 10:00 - 10:15 10:15 - 10:30 10:30 - 10:45 10:45 - 11:00 11:00 - 11:15 11:15 - 11:30 11:30 - 11:45 11:45 - 12:00 12:00 - 12:15 12:15 - 12:30 12:30 - 12:45 12:45 - 1:00 1:00 - 1:15 1:15 - 1:30 1:30 - 1:45 1:45 - 2:00 2:00 - 2:15 2:15 - 2:30 2:30 - 2:45 2:45 - 3:00 3:00 - 3:15 3:15 - 3:30 3:30 - 3:45 3:45 - 4:00 4:00 - 4:15 4:15 - 4:30 4:30 - 4:45 4:45 - 5:00 5:00 - 5:15 5:15 - 5:30 5:30 - 5:45 5:45 - 6:00 6:00 - 6:15 6:15 - 6:30 6:30 - 6:45 6:45 - 7:00 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 16 45 0 28 12 0 0 0 0 0 0 20 0 9 0 0 39 68 0 17 39 0 0 0 0 0 0 26 0 10 0 0 47 55 0 21 22 0 0 0 0 0 0 30 0 3 0 0 37 25 0 10 33 0 0 0 0 0 0 28 0 22 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 26 37 0 4 17 0 0 0 0 0 0 40 0 11 0 0 27 38 0 10 22 0 0 0 0 0 0 43 0 10 0 0 30 36 0 6 44 0 0 0 0 0 0 57 0 15 0 0 39 27 0 7 42 0 0 0 0 0 0 42 0 10 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 22 35 0 6 21 0 0 0 0 0 0 31 0 13 0 0 40 27 0 12 23 0 0 0 0 0 0 50 0 17 0 0 45 32 0 35 49 0 0 0 0 0 0 38 0 16 0 0 31 37 0 40 12 0 0 0 0 0 0 37 0 11 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 01 0 0 0 01 0 0 0 01 0 0 0 0 0 0 130 199 178 155 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 135 150 188 167 0 0 128 169 215 168 0 0 0 0 0 0 0 399 462 0 196 336 0 0 0 0 0 0 442 0 147 0 1982 APPENDIX B Traffic Model Parkland Meadows Traffic Model AM Peak 15 x 4 Existing 2021 Airport Road 136 1 L 04 r —F76 1110 LOS 10.8 B 84 1 L 4 52 r 76 2018 Growth Factor 1.00 2018 Seasonal Factor 1 2021 Seasonal/Covid Facto 1 Development Site 4- 80 T 72 J Cemetery Road 84 136 LOS 8.8 A 168 4J L 20 16 1 4- 308 28 14 r 4 352 1 h 80 Bypass Road 324 t 84 20 4 Parkland Meadows Traffic Model Afternoon Peak 15 x 4 Existing 2021 Airport Road Development Site 336 1 *- 04 r --F192 1110 LOS 17.3 C 196 1 L 64 �: L 140 r 152 4- 216 T 128 J Cemetery Road 180 320 LOS 8.8 A 268 4J L 20 64 1 4- 412 8 r 0 220 1 h 32 Bypass Road 344 t 96 36 140 Parkland Meadows Traffic Model PM Peak 15 x 4 Existing 2021 Airport Road Development Site 200 1 *- 04 r t 180 LOS 13.1 B 176 1 L 60 .J L 24 r 228 4- 288 j 120 J Cemetery Road 144 168 LOS 9.3 A 232 4J L 20 116 1 412 24 r 4 224 1 h 40 Bypass Road 396 t 24 48 e 4 Highway 93 LOS 27.2 C 52 88 276 1 112 32 4 r 180 144 J h 8 260 t 584 20 Z 0 192 Highway 93 LOS 21.7 C 88 28 572 1 84 84 4 r 116 76 1 h 36 176 t 500 48 Z 128 Highway 93 LOS 22.5 C 208 f: L 52 544 1 4- 196 96 r 108 80 h 160 50 500 12 0208 Parkland Meadows Traffic Model AM Peak Site Generated Traffic Airport Road 6 1 L 41 28 r 28 8 42 Development Site 50% IN 141 OUT 138 50% Highway 93 22 1 11 L 21 r 19 28 �: 41 L 42 4M 27 41 1 L - 16 r t 30 28 1 Cemetery Road 23 1 h 11 �23 6 14 t 9 29 4J L 10 4 1 4- 8 W# r 41 Bypass Road 37 1 t 5 Z Parkland Meadows Traffic Model Afternoon Peak Site Generated Traffic Airport Road 3 1 L 24 14 r 16 5 22 Development Site 50% IN 72 OUT 80 50% Highway 93 13 1 6 L 11 r 11 16 �: 24 L 22 4M 14 41 1 L 4m 8 r t 15 14 1 Cemetery Road 14 1 h 6 �12 3 8 t 5 17 4J L 5 2 1 4- 5 W# r 41 Bypass Road 19 1 t 3 Z Parkland Meadows Traffic Model PM Peak Site Generated Traffic Airport Road 6 1 L 48 29 r 32 t 10 43 26 1 L 23 12 r 22 t 30 23 34 ♦: L 11 s 1 4m 10 r Development Site 50% IN 144 OUT 160 50% 32 L 43 48 y 4m 29 1 Cemetery Road 6 37 1 *1 Bypass Road t 5 Z Highway 93 28 4J L 1 4- 17 r 27 J h 11 16 t 11 Parkland Meadows Traffic Model Total Future Projected Traffic AM Peak Airport Road Development Site LOS: 7.4 A 142 1 L 41 28 r 28 --U84 42 LOS:10.2 B LOS: 10.8 B 106 1 L 25 28 42 63 r 95 41 4- 80 T 102 28 J Cemetery Road 107 142 LOS: 9.6 A 197 4J L 30 20 1 4- 308 36 14 r 4 389 1 h 80 Bypass Road 324 t 89 20 4 Parkland Meadows Traffic Model Total Future Projected Traffic Noon Peak Airport Road Development Site LOS:8.2 A 339 1 L 24 14 r 16 --F197 22 LOS: 19.5 C LOS: 11.9 B 209 1 L 75 16 L 22 146 r 163 24 4- 216 T 143 14 J Cemetery Road 192 323 LOS: 9.3 A 285 4J L 25 66 1 4- 412 13 r 0 239 1 41 32 Bypass Road 344 t 99 36 140 Parkland Meadows Traffic Model Total Future Projected Traffic PM Peak Airport Road Development Site LOS: 7.9 A 206 1 L 48 29 r 32 t 190 43 LOS:12.5 B LOS: 15.4 C 202 1 L 83 32 43 36 r 250 48 4- 288 j 150 29 J Cemetery Road 167 174 LOS: 10.3 B 266 ♦J L 31 121 1 4- 412 34 r 4 261 1 41 40 Bypass Road 396 t 29 48 e 4 Highway 93 LOS: 28.1 C 79 88 276 1 128 32 4 r 180 167 1 h 19 274 t 584 29 Z 192 Highway 93 LOS: 22.4 C 102 f: L 28 572 1 92 84 4 r 116 90 1 h 42 184 t 500 53 Z 128 Highway 93 LOS: 23.8 C 236 fJ L 52 544 1 4- 213 96 4 r 108 107 J h 43 176 t 500 23 Z 208 APPENDIX C LOS Calculations General Information Site Information Analyst RLA Intersection Airport 8 93 Bypass Agency or Co. ATS E/W Street Name N/S Street Name Analysis Time Period (hrs) Alrport Road Highway 93 Bypass 0.25 Date Performed 6/13/2021 Analysis Year 2021 Time Analyzed AM Peak Hour Peak Hour Factor 1.00 Project Description Airport Road Jurisdiction Flathead County Volume Adjustments and Site Characteristics Approach EB WB NB SB Movement U LMLT U L T R U L T R U L T R Number of Lanes (N) 0 000100010Lane Assignment R R LTR Volume (V), veh/h 0 80 0 28 16 168 0 4 308 20 0 352 324 20 Percent Heavy Vehicles, % 3 3 3 3 3 3 3 3 3 3 3 3 3 3 Flow Rate (Vxe), pc/h 0 82 0 29 16 173 0 4 317 21 0 363 334 21 Right -Turn Bypass None None None None Conflicting Lanes 1 1 1 1 Pedestrians Crossing, p/h 0 0 0 0 Critical and Follow -Up Headway Adjustment Approach EB WB NB SB Lane Left Right Bypass Left Right Bypass Left Right Bypass Left Right Bypass Critical Headway (s) 4.9763 4.9763 4.9763 4.9763 Follow -Up Headway (s) 2.6087 2.6087 2.6087 2.6087 Flow Computations, Capacity and v/c Ratios Approach EB WB NB SB Lane Left Right Bypass Left Right Bypass Left Right Bypass Left Right Bypass Entry Flow (w), pe/h 173 218 342 718 Entry Volume, veh/h 168 212 332 697 Circulating Flow (ve), pe/h 726 403 532 49 Exiting Flow (vex), pe/h 471 41 572 367 Capacity (epee), pe/h 658 915 802 1313 Capacity (c), veh/h 639 888 779 1274 v/c Ratio (x) 0.26 0.24 0.43 0.55 Delay and Level of Service Approach EB WB NB SB Lane Left Right Bypass Left Right Bypass Left Right Bypass Left Right Bypass Lane Control Delay (d), s/veh 8.9 6.5 10.1 8.9 Lane LOS A A B A 95% Queue, veh 1.1 0.9 2.1 3.5 Approach Delay, s/veh 8.9 6.5 10.1 8.9 Approach LOS A A B A A Intersection Delay, s/veh I LOS 8.8 Copyright U 2021 University of Florida. All Rights Reserved. HCSM Roundabouts Version 7.8 Generated: 7/6/2021 10:15:15 AM Airport93AM.xro General Information Site Information Analyst RLA Intersection Airport 8 93 Bypass Agency or Co. ATS E/W Street Name N/S Street Name Analysis Time Period (hrs) Alrport Road Highway 93 Bypass 0.25 Date Performed 6/13/2021 Analysis Year 2021 Time Analyzed Afternoon School Hour Peak Hour Factor 1.00 Project Description Airport Road Jurisdiction Flathead County Volume Adjustments and Site Characteristics Approach EB WB NB SB Movement U L T R U L T R U L T R U L T R Number of Lanes (N) 0 0 1 0 0 0 1 0 0 0 1 0 0 0 1 0 Lane Assignment LTR LTR LTR LTR Volume (V), veh/h 0 32 96 120 0 8 64 268 0 0 412 20 0 220 344 36 Percent Heavy Vehicles, % 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 Flow Rate (Vxe), pc/h 0 33 99 124 0 8 66 276 0 0 424 21 0 227 354 37 Right -Turn Bypass None None None None Conflicting Lanes 1 1 1 1 Pedestrians Crossing, p/h 0 0 0 0 Critical and Follow -Up Headway Adjustment Approach EB WB NB SB Lane Left Right Bypass Left Right Bypass Left Right Bypass Left Right Bypass Critical Headway (s) 4.9763 4.9763 4.9763 4.9763 Follow -Up Headway (s) 2.6087 2.6087 2.6087 2.6087 Flow Computations, Capacity and v/c Ratios Approach EB WB NB SB Lane Left Right Bypass Left Right Bypass Left Right Bypass Left Right Bypass Entry Flow (w), pe/h 256 350 445 618 Entry Volume, veh/h 249 340 432 600 Circulating Flow (ve), pe/h 589 457 359 74 Exiting Flow (vex), pe/h 347 103 733 486 Capacity (epee), pe/h 757 866 957 1280 Capacity (c), veh/h 735 841 929 1242 v/c Ratio (x) 0.34 0.40 0.47 0.48 Delay and Level of Service Approach EB WB NB SB Lane Left Right Bypass Left Right Bypass Left Right Bypass Left Right Bypass Lane Control Delay (d), s/veh 9.1 9.2 9.5 8.0 Lane LOS A A A A 95% Queue, veh 1.5 2.0 2.5 2.7 Approach Delay, s/veh 9.1 9.2 9.5 8.0 Approach LOS A A A A A Intersection Delay, s/veh I LOS 8.8 Copyright U 2021 University of Florida. All Rights Reserved. HCSM Roundabouts Version 7.8 Generated: 7/6/2021 10:25:28 AM Airport93School.xro General Information Site Information Analyst RLA Intersection Airport 8 93 Bypass Agency or Co. ATS E/W Street Name N/S Street Name Analysis Time Period (hrs) Alrport Road Highway 93 Bypass 0.25 Date Performed 6/13/2021 Analysis Year 2021 Time Analyzed PM Peak Hour Peak Hour Factor 1.00 Project Description Airport Road Jurisdiction Flathead County Volume Adjustments and Site Characteristics Approach EB WB NB SB Movement U LMLT U L T R U L T R U L T R Number of Lanes (N) 0 000100010Lane Assignment R R LTR Volume (V), veh/h 0 4 0 24 116 232 0 4 412 20 0 224 396 48 Percent Heavy Vehicles, % 3 3 3 3 3 3 3 3 3 3 3 3 3 3 Flow Rate (Vxe), pc/h 0 4 0 25 119 239 0 4 424 21 0 231 408 49 Right -Turn Bypass None None None None Conflicting Lanes 1 1 1 1 Pedestrians Crossing, p/h 0 0 0 0 Critical and Follow -Up Headway Adjustment Approach EB WB NB SB Lane Left Right Bypass Left Right Bypass Left Right Bypass Left Right Bypass Critical Headway (s) 4.9763 4.9763 4.9763 4.9763 Follow -Up Headway (s) 2.6087 2.6087 2.6087 2.6087 Flow Computations, Capacity and v/c Ratios Approach EB WB NB SB Lane Left Right Bypass Left Right Bypass Left Right Bypass Left Right Bypass Entry Flow (w), pe/h 70 383 449 688 Entry Volume, veh/h 68 372 436 668 Circulating Flow (ve), pe/h 664 432 260 148 Exiting Flow (vex), pe/h 277 172 667 474 Capacity (epee), pe/h 701 888 1059 1187 Capacity (c), veh/h 681 862 1028 1152 v/c Ratio (x) 0.10 0.43 0.42 0.58 Delay and Level of Service Approach EB WB NB SB Lane Left Right Bypass Left Right Bypass Left Right Bypass Left Right Bypass Lane Control Delay (d), s/veh 6.4 9.5 8.2 10.2 Lane LOS A A A B 95% Queue, veh 0.3 2.2 2.1 3.9 Approach Delay, s/veh 6.4 9.5 8.2 10.2 Approach LOS A A A B A Intersection Delay, s/veh I LOS 9.3 Copyright U 2021 University of Florida. All Rights Reserved. HCSM Roundabouts Version 7.8 Generated: 7/6/2021 10:24:00 AM Airport93PM.xro HCS7 Two -Way Stop -Control Report General Information Site Information Analyst RLA Intersection Airport Rd & Cemetery Rd Agency/Co. ATS Jurisdiction Flathead County Date Performed 6/13/2021 East/West Street Cemetery Road Analysis Year 2021 North/South Street Airport Road Time Analyzed AM Peak Hour Peak Hour Factor 1.00 Intersection Orientation North -South Analysis Time Period (hrs) 0.25 Project Description Airport Road Lanes .!41J.4-1- U A 11 1 f`Yt 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 1U 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 LR TR LT Volume (veh/h) 76 4 72 84 52 84 Percent Heavy Vehicles (%) 3 3 3 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized Median Type I Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) 7.1 6.2 4.1 Critical Headway (sec) 6.43 6.23 4.13 Base Follow -Up Headway (sec) 3.5 3.3 2.2 Follow -Up Headway (sec) 3.53 3.33 2.23 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 80 52 Capacity, c (veh/h) 696 1418 v/c Ratio 0.11 0.04 95% Queue Length, Q95 (veh) 0.4 0.1 Control Delay (s/veh) 10.8 7.6 Level of Service (LOS) B A Approach Delay (s/veh) 10.8 3.1 Approach LOS B Copyright © 2021 University of Florida. All Rights Reserved. HCSM TWSC Version 7.8 Generated: 7/6/2021 10:43:24 AM AirportCemeteryAMxtw HCS7 Two -Way Stop -Control Report General Information Site Information Analyst RLA Intersection Airport Rd & Cemetery Rd Agency/Co. ATS Jurisdiction Flathead County Date Performed 6/13/2021 East/West Street Cemetery Road Analysis Year 2021 North/South Street Airport Road Time Analyzed Afternoon Schools Hour Peak Hour Factor 1.00 Intersection Orientation North -South Analysis Time Period (hrs) 0.25 Project Description Airport Road Lanes .!41J.4-1- U A 11 1 f`Yt Major Street North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L164 U L T R U L T R Priority 10 11 12 71U 1 2 3 4U 4 5 6 Number of Lanes 0 0 0 0 0 0 1 0 0 0 1 0 Configuration TR LT Volume (veh/h) 152 128 180 140 196 Percent Heavy Vehicles (%) 3 3 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized Median Type I Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) 7.1 6.2 4.1 Critical Headway (sec) 6.43 6.23 4.13 Base Follow -Up Headway (sec) 3.5 3.3 2.2 Follow -Up Headway (sec) 3.53 3.33 2.23 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 216 140 Capacity, c (veh/h) 506 1247 v/c Ratio 0.43 0.11 95% Queue Length, Q95 (veh) 2.1 0.4 Control Delay (s/veh) 17.3 8.3 Level of Service (LOS) C A Approach Delay (s/veh) 17.3 4.0 Approach LOS C Copyright © 2021 University of Florida. All Rights Reserved. HCSM TWSC Version 7.8 Generated: 7/6/2021 10:46:28 AM AirportCemeterySchoolxtw HCS7 Two -Way Stop -Control Report General Information Site Information Analyst RLA Intersection Airport Rd & Cemetery Rd Agency/Co. ATS Jurisdiction Flathead County Date Performed 6/13/2021 East/West Street Cemetery Road Analysis Year 2021 North/South Street Airport Road Time Analyzed PM Peak Hour Peak Hour Factor 1.00 Intersection Orientation North -South Analysis Time Period (hrs) 0.25 Project Description Airport Road Lanes .!41J.4-1- U A 11 1 f`Yt Major Street North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L160 U L T R U L T R Priority 10 11 12 71U 1 2 3 4U 4 5 6 Number of Lanes 0 0 0 0 0 0 1 0 0 0 1 0 Configuration TR LT Volume (veh/h) 228 120 144 24 176 Percent Heavy Vehicles (%) 3 3 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized Median Type I Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) 7.1 6.2 4.1 Critical Headway (sec) 6.43 6.23 4.13 Base Follow -Up Headway (sec) 3.5 3.3 2.2 Follow -Up Headway (sec) 3.53 3.33 2.23 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 288 24 Capacity, c (veh/h) 731 1294 v/c Ratio 0.39 0.02 95% Queue Length, Q95 (veh) 1.9 0.1 Control Delay (s/veh) 13.1 7.8 Level of Service (LOS) B A Approach Delay (s/veh) 13.1 1.1 Approach LOS B Copyright © 2021 University of Florida. All Rights Reserved. HCSM TWSC Version 7.8 Generated: 7/6/2021 10:44:59 AM AirportCemeteryPM.xtw HCS7 Signalized Intersection Results Summary General Information Intersection Information d J 4 4 Agency ATS Duration, h 0.25 Analyst RLA Analysis Date Jun 13, 2021 Area Type Other A_ Jurisdiction Flathead County Time Period AM Peak Hour PHF 1.00 $ Urban Street Highway 93 Analysis Year 2021 1 Analysis Period 1> 7:00 p ti Intersection lCemetery Road File Name Cemete ry93AM.xus Project Description Airport ti f Demand Information EB WB NB SB Approach Movement L T R L T R L T R L T R Demand ( v ), veh/h 144 260 1 20 1 180 112 68 8 584 192 32 276 52 Signal Information y R a k" 3 4 Green 1.4 2.5 65.8 10.3 2.3 21.7 Yellow 4.0 0.0 4.0 4.0 0.0 4.0 1 Red 10.0 10.0 10.0 10.0 10.0 0.0 s 6 Cycle, s 120.0 Reference Phase 2 Offset, s 0 Reference Point End Uncoordinated No Simult. Gap E/W On Force Mode Fixed Simult. Gap N/S On Timer Results EBL EBT WBL WBT NBL NBT SBL SBT Assigned Phase 7 4 3 8 5 2 1 6 Case Number 1.1 4.0 1.1 4.0 1.1 4.0 1.1 4.0 Phase Duration, s 14.3 25.7 16.6 28.0 5.4 69.8 7.9 72.3 Change Period, ( Y+R ), s 4.0 4.0 4.0 1 4.0 4.0 4.0 4.0 1 4.0 Max Allow Headway ( MAH ), s 2.9 2.9 2.9 2.9 2.9 0.0 2.9 0.0 Queue Clearance Time( g s ), s 10.3 21.0 12.3 13.8 2.3 3.0 Green Extension Time ( g e ), s 0.0 0.7 0.3 0.7 0.0 0.0 0.0 0.0 Phase Call Probability 0.99 1 1.00 1.00 1.00 0.23 1 0.66 Max Out Probability 1.00 0.00 0.00 1 0.00 0.00 0.00 Movement Group Results EB WB NB SB Approach Movement L T R L T R L T R L T R Assigned Movement 7 4 14 3 8 18 5 2 12 1 6 16 Adjusted Flow Rate ( v ), veh/h 144 280 180 180 8 405 371 32 167 161 Adjusted Saturation Flow Rate ( s ), veh/h/In 1667 1728 1667 1639 1667 1750 1601 1667 1750 1654 Queue Service Time ( g s ), s 8.3 19.0 1 10.3 1 11.8 0.3 16.3 16.4 1.0 5.4 5.6 Cycle Queue Clearance Time ( g ), s 8.3 19.0 10.3 11.8 0.3 16.3 16.4 1.0 5.4 5.6 Green Ratio ( g/C ) 0.27 0.18 0.29 0.20 0.56 10.013 0.55 0.55 0.59 0.57 0.57 Capacity ( c ), veh/h 306 313 260 328 620 959 878 405 996 942 Volume -to -Capacity Ratio (X) 0.470 0.895 0.693 0.548 0.422 0.423 0.079 0.167 0.171 Back of Queue ( Q ), ft/In ( 50 th percentile) 81.3 202.61 101.51 115.7 2.1 154.6 143 8 50.2 48.9 Back of Queue ( Q ), veh/In ( 50 th percentile) 3.3 8.1 4.1 4.6 0.1 6.2 5.7 0.3 2.0 2.0 Queue Storage Ratio ( RQ) ( 50 th percentile) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Uniform Delay ( d i ), s/veh 36.0 48.0 35.9 43.1 11.8 15.9 16.0 11.8 12.3 12.3 Incremental Delay ( d2 ), s/veh 0.4 3.7 1.2 0.5 0.0 1.4 1.5 0.0 0.4 0.4 Initial Queue Delay ( d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay ( d ), s/veh 36.4 51.7 37.1 43.6 11.8 17.3 17.5 11.8 12.7 12.7 Level of Service (LOS) D D D D B B B B B B Approach Delay, s/veh / LOS 46.5 D 40.4 D 17.3 B 12.6 B Intersection Delay, s/veh / LOS 27.2 C Multimodal Results EB WB NB SB Pedestrian LOS Score / LOS 2.31 B 2.30 B 1.90 B 1.89 B Bicycle LOS Score / LOS 1.19 A 1.08 A 1.13 A 0.78 A Copyright © 2021 University of Florida, All Rights Reserved. HCSTM Streets Version 7.8 Generated: 7/6/2021 11:09:07 AM HCS7 Signalized Intersection Results Summary General Information Intersection Information d J 4 4 Agency ATS Duration, h 0.25 Analyst RLA Analysis Date Jun 13, 2021 Area Type Other A_ Jurisdiction Flathead County Time Period Afternoon School PHF 1.00 $ Hour Urban Street Highway 93 Analysis Year 2021 Analysis Period 1> 7:00 Intersection Cemetery Road File Name Cemete ry93school.xus ti f Project Description Airport Demand Information EB WB NB SB Approach Movement L T R L T R L T R L T R Demand (v ), veh/h 84 28 36 500 128 76 176 48t111. 84 572 88 Signal Information �"Offset, s 6 7 Cycle, s 120.0 Reference Phase 2 s 0 Reference Point EndGreen 4.2 1.46.1 2.8 18.1 Uncoordinated No Simult. Gap E/W On Yellow 4.0 0.0 4.0 4.0 0.0 4.0 Force Mode Fixed Simult. Gap N/S On Red 0.0 0.0 0.0 0.0 0.0 0.0 Timer Results EBL EBT WBL WBT NBL NBT SBL SBT Assigned Phase 7 4 3 8 5 2 1 6 Case Number 1.1 4.0 1.1 4.0 1.1 4.0 1.1 4.0 Phase Duration, s 10.1 22.1 12.9 24.9 8.2 75.4 9.6 76.8 Change Period, ( Y+R ), s 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Max Allow Headway ( MAH ), s 2.9 2.9 2.9 2.9 2.9 0.0 2.9 0.0 Queue Clearance Time( g s ), s 6.6 17.6 8.9 9.1 3.0 4.3 Green Extension Time ( g e ), s 0.0 0.5 0.2 0.5 0.1 0.0 0.1 0.0 Phase Call Probability 0.92 1 1.00 0.98 1.00 0.70 1 0.94 Max Out Probability 0.10 0.00 0.00 0.00 0.00 0.00 Movement Group Results EB WB NB SB Approach Movement L T R L T R L T R L T R Assigned Movement 7 4 14 3 8 18 5 2 12 1 6 16 Adjusted Flow Rate ( v ), veh/h 76 224 116 112 36 324 304 84 337 323 Adjusted Saturation Flow Rate ( s ), veh/h/In 1667 1685 1667 1675 1667 1750 1627 1667 1750 1668 Queue Service Time ( g s ), s 4.6 15.6 6.9 1 7.1 1.0 11.1 11.2 2.3 11.3 11.3 Cycle Queue Clearance Time ( g ), s 4.6 15.6 6.9 7.1 1.0 11.1 11.2 2.3 11.3 11.3 Green Ratio ( g/C ) 0.20 0.15 0.23 0.17 0.63 10.071 0.59 0.59 0.64 0.61 0.61 Capacity ( c ), veh/h 273 255 208 292 508 1041 967 545 1062 1012 Volume -to -Capacity Ratio (X) 0.279 0.879 0.558 0.384 0.311 0.314 0.154 0.318 0.319 Back of Queue ( Q ), ft/In ( 50 th percentile) 45.3 163.81 68.5 1 71.2 7.7 100.2 94.6 17.7 101.1 97.1 Back of Queue ( Q ), veh/In ( 50 th percentile) 1.8 6.6 2.7 2.8 0.3 4.0 3.8 0.7 4.0 3.9 Queue Storage Ratio ( RQ) ( 50 th percentile) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Uniform Delay ( d i ), s/veh 40.2 49.9 39.3 43.8 9.0 12.1 12.1 8.7 11.5 11.5 Incremental Delay ( d2 ), s/veh 0.2 3.9 0.9 0.3 0.0 0.8 1 0.8 0.8 Initial Queue Delay ( d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay ( d ), s/veh 40.4 53.7 40.2 44.1 9.1 12.9 JB 12.3 12.3 Level of Service (LOS) D D D D A B B B Approach Delay, s/veh / LOS 50.3 D 42.1 D 12.7 B Intersection Delay, s/veh / LOS 21.7 C esults EB WB NB SB S Score / LOS 7Bicycle 2.31 B 2.31 B 1.89 B 1.89 B core / LOS 0.98 A 0.86 A 1.04 A 1.10 A Copyright © 2021 University of Florida, All Rights Reserved. HCSTM Streets Version 7.8 Generated: 7/6/2021 11:11:38 AM HCS7 Signalized Intersection Results Summary General Information Intersection Information d J 4 4 Agency ATS Duration, h 0.25 Analyst RLA Analysis Date Jun 13, 2021 Area Type Other A_ Jurisdiction Flathead County Time Period PM Peak Hour PHF 1.00 $ Urban Street Highway 93 Analysis Year 2021 1 Analysis Period 1> 7:00 p ti Intersection lCemetery Road File Name Cemetery93PM.xus Project Description Airport ti f Demand Information EB WB NB SB Approach Movement L T R L T R L T R L T R Demand ( v ), veh/h 80 160 1 12 1 108 1 196 52 32 1 500 208 96 544 208 Signal Information ;y R a k" 3 4 Green 3.9 1.8 72.0 6.4 2.0 17.9 Yellow 4.0 0.0 4.0 4.0 0.0 4.0 t-b 1 Red 10.0 10.0 10.0 10.0 0.0 0.0 s 6 7 8 Cycle, s 120.0 Reference Phase 2 Offset, s 0 Reference Point End Uncoordinated No Simult. Gap E/W On Force Mode Fixed Simult. Gap N/S On Timer Results EBL EBT WBL WBT NBL NBT SBL SBT Assigned Phase 7 4 3 8 5 2 1 6 Case Number 1.1 4.0 1.1 4.0 1.1 4.0 1.1 4.0 Phase Duration, s 10.4 21.9 12.4 23.9 7.9 76.0 9.8 77.8 Change Period, ( Y+R ), s 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Max Allow Headway ( MAH ), s 2.9 2.9 2.9 2.9 2.9 0.0 2.9 0.0 Queue Clearance Time( g s ), s 6.8 13.3 8.5 19.3 2.9 4.6 Green Extension Time ( g e ), s 0.0 0.6 0.1 0.6 0.0 0.0 0.1 0.0 Phase Call Probability 0.93 1 1.00 0.97 1.00 0.66 0.96 Max Out Probability 0.15 0.00 0.00 0.00 0.00 0.00 Movement Group Results EB WB NB SB Approach Movement L T R L T R L T R L T R Assigned Movement 7 4 14 3 8 18 5 2 12 1 6 16 Adjusted Flow Rate ( v ), veh/h 80 172 108 248 32 371 337 96 394 358 Adjusted Saturation Flow Rate ( s ), veh/h/In 1667 1728 1667 1686 1667 1750 1575 1667 1750 1584 Queue Service Time ( g s ), s 4.8 11.3 1 6.5 17.3 0.9 12.9 13.1 2.6 13.4 13.5 Cycle Queue Clearance Time ( g ), s 4.8 11.3 6.5 17.3 0.9 12.9 13.1 2.6 13.4 13.5 Green Ratio ( g/C ) 0.20 0.15 0.22 0.17 0.63 0.60 0.60 0.65 0.61 0.61 Capacity ( c ), veh/h 155 258 244 280 465 1049 944 1 509 1076 1 974 Volume -to -Capacity Ratio (X) 0.516 0.668 0.442 0.886 0.069 0.354 0.357 0.189 0.366 0.368 Back of Queue ( Q ), ft/In ( 50 th percentile) 48.5 118.5 64.2 180.2 6.8 116.7 107 19.8 119.3 109.7 Back of Queue ( Q ), veh/In ( 50 th percentile) 1.9 4.7 2.6 7.2 0.3 4.7 4.3 0.8 4.8 4.4 Queue Storage Ratio ( RQ) ( 50 th percentile) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Uniform Delay ( d i ), s/veh 41.4 48.2 39.7 48.9 9.1 12.2 12.2 8.7 11.5 11.5 Incremental Delay ( d2 ), s/veh 1.0 1.1 0.5 3.8 0.0 0.9 1.1 0.1 1.0 1.1 Initial Queue Delay ( d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay ( d ), s/veh 42.4 49.4 40.2 52.7 9.1 13.1 1 13.3 8.8 1 12.5 12.6 Level of Service (LOS) D D D D A B I B A I B B Approach Delay, s/veh / LOS 47.2 D 48.9 D 13.0 B 12.1 B Intersection Delay, s/veh / LOS 22.4 C Multimodal Results EB WB NB SB Pedestrian LOS Score / LOS 2.31 B 2.31 B 1.89 B 1.89 B Bicycle LOS Score / LOS 0.90 A 1.08 A 1.10 A 1.19 A Copyright © 2021 University of Florida, All Rights Reserved. HCSTM Streets Version 7.8 Generated: 7/6/2021 11:10:43 AM General Information Site Information Analyst RLA Intersection Airport 8 93 Bypass Agency or Co. ATS E/W Street Name N/S Street Name Analysis Time Period (hrs) Peak Hour Factor Alrport Road Highway 93 Bypass 0.25 1.00 Date Performed 6/13/2021 Analysis Year 2027 Time Analyzed AM Peak Projected Hour Project Description Airport Road Jurisdiction Flathead County Volume Adjustments and Site Characteristics Approach EB WB NB SB Movement U LMLT U L T R U L T R U L T R Number of Lanes (N) 0 0001000101Lane Assignment R R LTR Volume (V), veh/h 0 80 0 36 20 197 0 4 308 30 0 389 324 20 Percent Heavy Vehicles, % 3 3 3 3 3 3 3 3 3 3 3 3 3 3 Flow Rate (Vxe), pc/h 0 82 0 37 21 203 0 4 317 31 0 401 334 21 Right -Turn Bypass None None None None Conflicting Lanes 1 1 1 1 Pedestrians Crossing, p/h 0 0 0 0 Critical and Follow -Up Headway Adjustment Approach EB WB NB SB Lane Left Right Bypass Left Right Bypass Left Right Bypass Left Right Bypass Critical Headway (s) 4.9763 4.9763 4.9763 4.9763 Follow -Up Headway (s) 2.6087 2.6087 2.6087 2.6087 Flow Computations, Capacity and v/c Ratios Approach EB WB NB SB Lane Left Right Bypass Left Right Bypass Left Right Bypass Left Right Bypass Entry Flow (w), pe/h 178 261 352 756 Entry Volume, veh/h 173 253 342 734 Circulating Flow (ve), pe/h 772 403 575 62 Exiting Flow (vex), pe/h 524 46 602 375 Capacity (epee), pe/h 628 915 768 1295 Capacity (c), veh/h 610 888 745 1258 v/c Ratio (x) 0.28 0.29 0.46 0.58 Delay and Level of Service Approach EB WB NB SB Lane Left Right Bypass Left Right Bypass Left Right Bypass Left Right Bypass Lane Control Delay (d), s/veh 9.6 7.1 11.1 9.7 Lane LOS A A B A 95% Queue, veh 1.2 1.2 2.4 4.0 Approach Delay, s/veh 9.6 7.1 11.1 9.7 Approach LOS A A B A A Intersection Delay, s/veh I LOS 9.6 Copyright © 2021 University of Florida. All Rights Reserved. ersion 7.8 Generated: 7/6/2021 10:23:34 AM h.xro General Information Site Information Analyst RLA Intersection Airport 8 93 Bypass Agency or Co. ATS E/W Street Name N/S Street Name Analysis Time Period (hrs) Alrport Road Highway 93 Bypass 0.25 Date Performed 6/13/2021 Analysis Year 2027 Time Analyzed Afternoon Projected Hour Peak Hour Factor 1.00 Project Description Airport Road Jurisdiction Flathead County Volume Adjustments and Site Characteristics Approach EB WB NB SB Movement U LMLT U L T R U L T R U L T R Number of Lanes (N) 0 000100010Lane Assignment R R LTR Volume (V), veh/h 0 32 0 13 66 285 0 0 412 25 0 239 344 36 Percent Heavy Vehicles, % 3 3 3 3 3 3 3 3 3 3 3 3 3 3 Flow Rate (Vxe), pc/h 0 33 0 13 68 294 0 0 424 26 0 246 354 37 Right -Turn Bypass None None None None Conflicting Lanes 1 1 1 1 Pedestrians Crossing, p/h 0 0 0 0 Critical and Follow -Up Headway Adjustment Approach EB WB NB SB Lane Left Right Bypass Left Right Bypass Left Right Bypass Left Right Bypass Critical Headway (s) 4.9763 4.9763 4.9763 4.9763 Follow -Up Headway (s) 2.6087 2.6087 2.6087 2.6087 Flow Computations, Capacity and v/c Ratios Approach EB WB NB SB Lane Left Right Bypass Left Right Bypass Left Right Bypass Left Right Bypass Entry Flow (w), pe/h 279 375 450 637 Entry Volume, veh/h 271 364 437 618 Circulating Flow (ve), pe/h 613 457 381 81 Exiting Flow (vex), pe/h 374 105 751 511 Capacity (epee), pe/h 738 866 936 1271 Capacity (c), veh/h 717 841 908 1234 v/c Ratio (x) 0.38 0.43 0.48 0.50 Delay and Level of Service Approach EB WB NB SB Lane Left Right Bypass Left Right Bypass Left Right Bypass Left Right Bypass Lane Control Delay (d), s/veh 9.9 9.7 10.0 8.3 Lane LOS A A A A 95% Queue, veh 1.8 2.2 2.7 2.9 Approach Delay, s/veh 9.9 9.7 10.0 8.3 Approach LOS A A A A A Intersection Delay, s/veh I LOS 9.3 Copyright U 2021 University of Florida. All Rights Reserved. HCSM Roundabouts Version 7.8 Generated: 7/6/2021 10:26:14 AM Airport93Schoolwith.xro General Information Site Information Analyst RLA Intersection Airport 8 93 Bypass Agency or Co. ATS E/W Street Name N/S Street Name Analysis Time Period (hrs) Alrport Road Highway 93 Bypass 0.25 Date Performed 6/13/2021 Analysis Year 2027 Time Analyzed PM Peak Projected Hour Peak Hour Factor 1.00 Project Description Airport Road Jurisdiction Flathead County Volume Adjustments and Site Characteristics Approach EB WB NB SB Movement U LMLT U L T R U L T R U L T R Number of Lanes (N) 0 000100010Lane Assignment R R LTR Volume (V), veh/h 0 4 0 34 121 266 0 4 412 31 0 261 396 48 Percent Heavy Vehicles, % 3 3 3 3 3 3 3 3 3 3 3 3 3 3 Flow Rate (Vxe), pc/h 0 4 0 35 125 274 0 4 424 32 0 269 408 49 Right -Turn Bypass None None None None Conflicting Lanes 1 1 1 1 Pedestrians Crossing, p/h 0 0 0 0 Critical and Follow -Up Headway Adjustment Approach EB WB NB SB Lane Left Right Bypass Left Right Bypass Left Right Bypass Left Right Bypass Critical Headway (s) 4.9763 4.9763 4.9763 4.9763 Follow -Up Headway (s) 2.6087 2.6087 2.6087 2.6087 Flow Computations, Capacity and v/c Ratios Approach EB WB NB SB Lane Left Right Bypass Left Right Bypass Left Right Bypass Left Right Bypass Entry Flow (w), pe/h 75 434 460 726 Entry Volume, veh/h 73 421 447 705 Circulating Flow (ve), pe/h 712 432 303 164 Exiting Flow (vex), pe/h 331 178 702 484 Capacity (epee), pe/h 668 888 1013 1167 Capacity (c), veh/h 648 862 984 1133 v/c Ratio (x) 0.11 0.49 0.45 0.62 Delay and Level of Service Approach EB WB NB SB Lane Left Right Bypass Left Right Bypass Left Right Bypass Left Right Bypass Lane Control Delay (d), s/veh 6.8 10.5 8.9 11.4 Lane LOS A B A B 95% Queue, veh 0.4 2.7 2.4 4.5 Approach Delay, s/veh 6.8 10.5 8.9 11.4 Approach LOS A B A B B Intersection Delay, s/veh I LOS 10.3 Copyright U 2021 University of Florida. All Rights Reserved. HCSM Roundabouts Version 7.8 Generated: 7/6/2021 10:25:07 AM Airport93PMwith.xro HCS7 Two -Way Stop -Control Report General Information Site Information Analyst RLA Intersection Airport Rd & Cemetery Rd Agency/Co. ATS Jurisdiction Flathead County Date Performed 6/13/2021 East/West Street Cemetery Road Analysis Year 2027 North/South Street Airport Road Time Analyzed AM Projected Peak Hour Peak Hour Factor 1.00 Intersection Orientation North -South Analysis Time Period (hrs) 0.25 Project Description Airport Road Lanes .!41J.4-1- U A 11 1 f`Yt Major Street North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L125 U L T R U L T R Priority 10 11 12 71U 1 2 3 4U 4 5 6 Number of Lanes 0 0 0 0 0 0 1 0 0 0 1 0 Configuration TR LT Volume (veh/h) 95 102 107 63 106 Percent Heavy Vehicles (%) 3 3 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized Median Type I Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) 7.1 6.2 4.1 Critical Headway (sec) 6.43 6.23 4.13 Base Follow -Up Headway (sec) 3.5 3.3 2.2 Follow -Up Headway (sec) 3.53 3.33 2.23 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 120 63 Capacity, c (veh/h) 737 1356 v/c Ratio 0.16 0.05 95% Queue Length, Q95 (veh) 0.6 0.1 Control Delay (s/veh) 10.8 7.8 Level of Service (LOS) B A Approach Delay (s/veh) 10.8 3.1 Approach LOS B Copyright © 2021 University of Florida. All Rights Reserved. HCSM TWSC Version 7.8 Generated: 7/6/2021 10:44:36 AM Ai rportCe mete ryAMwith.> tw HCS7 Two -Way Stop -Control Report General Information Site Information Analyst RLA Intersection Airport Rd & Cemetery Rd Agency/Co. ATS Jurisdiction Flathead County Date Performed 6/13/2021 East/West Street Cemetery Road Analysis Year 2027 North/South Street Airport Road Time Analyzed Afternoon Projected Hour Peak Hour Factor 1.00 Intersection Orientation North -South Analysis Time Period (hrs) 0.25 Project Description Airport Road Lanes .!41J.4-1- U A 11 1 f`Yt Major Street North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L175 U L T R U L T R Priority 10 11 12 71U 1 2 3 4U 4 5 6 Number of Lanes 0 0 0 0 0 0 1 0 0 0 1 0 Configuration TR LT Volume (veh/h) 163 143 192 146 209 Percent Heavy Vehicles (%) 3 3 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized Median Type I Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) 7.1 6.2 4.1 Critical Headway (sec) 6.43 6.23 4.13 Base Follow -Up Headway (sec) 3.5 3.3 2.2 Follow -Up Headway (sec) 3.53 3.33 2.23 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 238 146 Capacity, c (veh/h) 483 1219 v/c Ratio 0.49 0.12 95% Queue Length, Q95 (veh) 2.7 0.4 Control Delay (s/veh) 19.5 8.4 Level of Service (LOS) C A Approach Delay (s/veh) 19.5 4.1 Approach LOS C Copyright © 2021 University of Florida. All Rights Reserved. HCSM TWSC Version 7.8 Generated: 7/6/2021 10:47:06 AM AirportCemeterySchoowith.xtw HCS7 Two -Way Stop -Control Report General Information Site Information Analyst RLA Intersection Airport Rd & Cemetery Rd Agency/Co. ATS Jurisdiction Flathead County Date Performed 6/13/2021 East/West Street Cemetery Road Analysis Year 2027 North/South Street Airport Road Time Analyzed PM Peak Projected Hour Peak Hour Factor 1.00 Intersection Orientation North -South Analysis Time Period (hrs) 0.25 Project Description Airport Road Lanes .!41J.4-1- U A 11 1 f`Yt Major Street North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L183 U L T R U L T R Priority 10 11 12 71U 1 2 3 4U 4 5 6 Number of Lanes 0 0 0 0 0 0 1 0 0 0 1 0 Configuration TR LT Volume (veh/h) 250 150 167 36 202 Percent Heavy Vehicles (%) 3 3 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized Median Type I Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) 7.1 6.2 4.1 Critical Headway (sec) 6.43 6.23 4.13 Base Follow -Up Headway (sec) 3.5 3.3 2.2 Follow -Up Headway (sec) 3.53 3.33 2.23 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 333 36 Capacity, c (veh/h) 674 1237 v/c Ratio 0.49 0.03 95% Queue Length, Q95 (veh) 2.8 0.1 Control Delay (s/veh) 15.4 8.0 Level of Service (LOS) C A Approach Delay (s/veh) 15.4 1.4 Approach LOS C Copyright © 2021 University of Florida. All Rights Reserved. HCSM TWSC Version 7.8 Generated: 7/6/2021 10:45:29 AM AirportCemeteryPMwith.xtw HCS7 Signalized Intersection Results Summary General Information Intersection Information d J. 4 4 Agency ATS Duration, h 0.25 Analyst RLA Analysis Date Jun 13, 2021 Area Type Other A_ Jurisdiction Flathead County Time Period AM Peak PHF 1.00 $ Projected Hour Urban Street Highway 93 Analysis Year 2027 Analysis Period 1> 7:00 Intersection Cemetery Road 1 File Name lCe mete ry93AMwith.xus Project Description Airport Demand Information EB WB NB SB Approach Movement L T R L T R L T R L T R Demand (v ), veh/h 167 274 29 180 128 88 19 584 192 32 276 79 Signal Information .y R �" 3 4 s 6 7 Cycle, s 120.0 Reference Phase 2 Offset, s 0 Reference Point End Green 2.8 1.1 64.2 11.5 0.9 23.5 Uncoordinated No Simult. Gap E/W On]Yellow 4.0 10.0 14.0 4.0 0.0 4.0 Force Mode Fixed Simult. Gap N/S On Red 0.0 10.0 10.0 10.0 0.0 0.0 Timer Results EBL EBT WBL WBT NBL NBT SBL SBT Assigned Phase 7 4 3 8 5 2 1 6 Case Number 1.1 4.0 1.1 4.0 1.1 4.0 1.1 4.0 Phase Duration, s 15.5 27.5 16.4 28.4 6.8 68.2 7.9 69.3 Change Period, ( Y+R ), s 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Max Allow Headway ( MAH ), s 2.9 2.9 2.9 2.9 2.9 0.0 2.9 0.0 Queue Clearance Time( g s ), s 11.5 22.6 12.2 16.6 2.6 3.0 Green Extension Time ( g e ), s 0.1 0.8 0.3 0.8 0.0 0.0 0.0 0.0 Phase Call Probability 1.00 1 1.00 1.00 1.00 0.47 1 0.66 Max Out Probability 1.00 0.00 0.00 0.00 0.00 0.00 Movement Group Results EB WB NB SB Approach Movement L T R L T R L T R L T R Assigned Movement 7 4 14 3 8 18 5 2 12 1 6 16 Adjusted Flow Rate ( v ), veh/h 167 303 180 216 19 405 371 32 182 173 Adjusted Saturation Flow Rate ( s ), veh/h/In 1667 1720 1667 1630 1667 1750 1601 1667 1750 1617 Queue Service Time ( g s ), s 9.5 20.6 10.2 1 14.6 0.6 16.8 16.9 1.0 6.3 6.6 Cycle Queue Clearance Time ( g ), s 9.5 20.6 10.2 14.6 0.6 16.8 16.9 1.0 6.3 6.6 Green Ratio ( g/C ) 0.29 0.20 0.30 0.20 0.56 10.032 0.53 0.53 0.57 0.54 0.54 Capacity ( c ), veh/h 297 336 258 332 592 936 856 393 952 880 Volume -to -Capacity Ratio (X) 0.563 0.901 0.696 0.651 0.432 0.434 0.081 0.191 0.197 Back of Queue ( Q ), ft/In ( 50 th percentile) 92.3 218.21 99.8 1 142.3 5.2 160.9 148.8 8.6 59.7 57.4 Back of Queue ( Q ), veh/In ( 50 th percentile) 3.7 8.7 4.0 5.7 0.2 6.4 6.0 0.3 2.4 2.3 Queue Storage Ratio ( RQ) ( 50 th percentile) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Uniform Delay ( d i ), s/veh 34.7 47.1 35.1 43.9 12.1 16.9 16.9 12.7 13.9 14.0 Incremental Delay ( d2 ), s/veh 0.7 3.6 1.3 0.8 0.0 1.5 1.6 0.0 0.4 0.5 Initial Queue Delay ( d3), s/veh 0.0 1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay ( d ), s/veh 35.4 50.7 36.4 44.7 12.1 18.4 18.5 12.7 14.4 14.5 Level of Service (LOS) D D D D B B B B B B Approach Delay, s/veh / LOS 45.3 D 40.9 D 18.3 B 14.3 B Intersection Delay, s/veh / LOS 28.1 C esults EB WB NB SB S Score / LOS 7Bicycle 2.30 B 2.30 B 1.90 B 1.90 B core / LOS 1.26 A 1.14 A 1.14 A 0.81 A Copyright © 2021 University of Florida, All Rights Reserved. HCSTM Streets Version 7.8 Generated: 7/6/2021 11:10:06 AM HCS7 Signalized Intersection Results Summary General Information Intersection Information d J. 4 4 Agency ATS Duration, h 0.25 Analyst RLA Analysis Date Jun 13, 2021 Area Type Other A_ Jurisdiction Flathead County Time Period Afternoon PHF 1.00 $ Projected Hour Urban Street Highway 93 Analysis Year 2027 Analysis Period 1> 7:00 Intersection Cemetery Road 1 File Name lCe mete ry93schoolwith.xus Project Description Airport Demand Information EB WB NB SB Approach Movement L T R L T R L T R L T R Demand ( v ), veh/h 90 184 53 92 28 42 500 128 84 572 102 Signal Information t70. s 6 7 Cycle, s 120.0 Reference Phase 2Offset, s 0 Reference Point EndGreen 4.5 1.17.0 1.8 19.1 Uncoordinated No Simult. Gap E/W On Yellow 4.0 10.0 14.0 4.0 0.0 4.0 Force Mode Fixed Simult. Gap N/S On Red 0.0 10.0 10.0 10.0 10.0 10.0 1 Timer Results EBL EBT WBL WBT NBL NBT SBL SBT Assigned Phase 7 4 3 8 5 2 1 6 Case Number 1.1 4.0 1.1 4.0 1.1 4.0 1.1 4.0 Phase Duration, s 11.0 23.1 12.9 24.9 8.5 74.4 9.6 75.5 Change Period, ( Y+R ), s 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Max Allow Headway ( MAH ), s 2.9 2.9 2.9 2.9 2.9 0.0 2.9 0.0 Queue Clearance Time( g s ), s 7.4 18.5 8.9 9.6 3.2 4.3 Green Extension Time ( g e ), s 0.0 0.6 0.2 0.6 0.1 0.0 0.1 0.0 Phase Call Probability 0.95 1 1.00 0.98 1.00 0.75 1 0.94 Max Out Probability 0.36 0.00 0.00 0.00 0.00 0.00 Movement Group Results EB WB NB SB Approach Movement L T R L T R L T R L T R Assigned Movement 7 4 14 3 8 18 5 2 12 1 6 16 Adjusted Flow Rate ( v ), veh/h 90 237 116 120 42 324 304 84 345 329 Adjusted Saturation Flow Rate ( s ), veh/h/In 1667 1682 1667 1679 1667 1750 1627 1667 1750 1657 Queue Service Time ( g s ), s 5.4 16.5 6.9 1 7.6 1.2 11.3 11.4 2.3 11.9 12.0 Cycle Queue Clearance Time ( g ), s 5.4 16.5 6.9 7.6 1.2 11.3 11.4 2.3 11.9 12.0 Green Ratio ( g/C ) 0.22 0.16 0.23 0.17 0.62 10.085 0.59 0.59 0.63 0.60 0.60 Capacity ( c ), veh/h 279 268 208 293 495 1027 954 537 1043 988 Volume -to -Capacity Ratio (X) 0.322 0.885 0.558 0.410 0.316 0.318 0.157 0.331 0.333 Back of Queue ( Q ), ft/In ( 50 th percentile) 52.9 172.71 68.3 1 76.7 9.2 103 97 18.2 107.8 103.2 Back of Queue ( Q ), veh/In ( 50 th percentile) 2.1 6.9 2.7 3.1 0.4 4.1 3.9 0.7 4.3 4.1 Queue Storage Ratio ( RQ) ( 50 th percentile) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Uniform Delay ( d i ), s/veh 39.1 49.4 39.2 44.0 9.4 12.6 12.6 9.1 12.2 12.2 Incremental Delay ( d2 ), s/veh 0.2 3.9 0.9 0.3 0.0 0.8 0.9 0.0 0.9 0.9 Initial Queue Delay ( d3), s/veh 0.0 1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay ( d ), s/veh 39.3 53.2 40.1 44.4 9.4 13.4 13.5 9.1 13.1 13.1 Level of Service (LOS) D D D D A B B A B B Approach Delay, s/veh / LOS 49.4 D 42.3 D 13.2 B 12.6 B Intersection Delay, s/veh / LOS 22.4 C esults EB WB NB SB S Score / LOS 7Bicycle 2.31 B 2.31 B 1.89 B 1.89 B core / LOS 1.03 A 0.88 A 1.04 A 1.11 A Copyright © 2021 University of Florida, All Rights Reserved. HCSTM Streets Version 7.8 Generated: 7/6/2021 11:11:59 AM HCS7 Signalized Intersection Results Summary General Information Intersection Information d J. 4 4 Agency ATS Duration, h 0.25 Analyst RLA Analysis Date Jun 13, 2021 Area Type Other A_ Jurisdiction Flathead County Time Period PM Peak PHF 1.00 $ Projected Hour Urban Street Highway 93 Analysis Year 2027 Analysis Period 1> 7:00 Intersection Cemetery Road 1 File Name lCemetery93PMwith.xus Project Description Airport Demand Information EB WB NB SB Approach Movement L T R L T R L T R L T R Demand (v ), veh/h 107 176 23 108 213 52 43 500 208 96 544 236 Signal Information .y R �" 3 4 s 6 7 Cycle, s 120.0 Reference Phase 2 Offset, s 0 Reference Point End Green 4.6 1.2 69.1 8.0 0.2 20.9 Uncoordinated No Simult. Gap E/W On]Yellow 4.0 10.0 14.0 4.0 0.0 4.0 Force Mode Fixed Simult. Gap N/S On Red 0.0 10.0 10.0 10.0 0.0 0.0 Timer Results EBL EBT WBL WBT NBL NBT SBL SBT Assigned Phase 7 4 3 8 5 2 1 6 Case Number 1.1 4.0 1.1 4.0 1.1 4.0 1.1 4.0 Phase Duration, s 12.0 24.9 12.2 25.1 8.6 73.1 9.8 74.3 Change Period, ( Y+R ), s 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Max Allow Headway ( MAH ), s 2.9 2.9 2.9 2.9 2.9 0.0 2.9 0.0 Queue Clearance Time( g s ), s 8.2 15.0 8.3 20.4 3.2 4.8 Green Extension Time ( g e ), s 0.0 0.7 0.1 0.7 0.1 0.0 0.1 0.0 Phase Call Probability 0.97 1 1.00 0.97 1.00 0.76 1 0.96 Max Out Probability 1.00 0.00 0.00 0.00 0.00 0.00 Movement Group Results EB WB NB SB Approach Movement L T R L T R L T R L T R Assigned Movement 7 4 14 3 8 18 5 2 12 1 6 16 Adjusted Flow Rate ( v ), veh/h 107 199 108 265 43 371 337 96 410 370 Adjusted Saturation Flow Rate ( s ), veh/h/In 1667 1714 1667 1690 1667 1750 1575 1667 1750 1570 Queue Service Time ( g s ), s 6.2 13.0 6.3 1 18.4 1.2 13.7 13.8 2.8 1 15.2 15.3 Cycle Queue Clearance Time ( g ), s 6.2 13.0 6.3 18.4 1.2 13.7 13.8 2.8 15.2 15.3 Green Ratio ( g/C ) 0.24 0.17 0.24 0.18 0.61 10.099 0.58 0.58 0.62 0.59 0.59 Capacity ( c ), veh/h 179 299 254 297 434 1008 907 486 1025 919 Volume -to -Capacity Ratio (X) 0.599 0.665 0.426 0.891 0.369 0.371 0.197 0.400 0.402 Back of Queue ( Q ), ft/In ( 85 th percentile) 103.2 194.61 102.8 1264.1 17.8 185.2 172.1 39.4 201.2 185.8 Back of Queue ( Q ), veh/In ( 85 th percentile) 4.1 7.8 4.1 10.6 0.7 7.4 6.9 1.6 8.0 7.4 Queue Storage Ratio ( RQ) ( 85 th percentile) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Uniform Delay ( d i ), s/veh 38.7 46.3 37.5 48.3 10.3 13.7 13.7 9.9 13.5 13.5 Incremental Delay ( d2 ), s/veh 1.2 1.0 0.4 3.7 0.0 1.0 1.2 0.1 1 1.2 1.3 Initial Queue Delay ( d3), s/veh 0.0 1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Control Delay ( d ), s/veh 39.9 47.2 38.0 52.0 10.4 14.7 14.9 10.0 14.6 14.8 Level of Service (LOS) D D D D B B B B B B Approach Delay, s/veh / LOS 44.6 D 48.0 D 14.6 B 14.2 B Intersection Delay, s/veh / LOS 23.8 C esults EB WB NB SB S Score / LOS 7Bicycle 2.31 B 2.31 B 1.89 B 1.89 B core / LOS 0.99 A 1.10 A 1.11 A 1.21 A Copyright © 2021 University of Florida, All Rights Reserved. HCSTM Streets Version 7.8 Generated: 7/6/2021 11:11:08 AM HCS7 Two -Way Stop -Control Report General Information Site Information Analyst RLA Intersection Airport Rd & Approach Agency/Co. ATS Jurisdiction Flathead County Date Performed 6/13/2021 East/West Street Approach Analysis Year 2027 North/South Street Airport Road Time Analyzed AM Peak Projected Hour Peak Hour Factor 1.00 Intersection Orientation North -South Analysis Time Period (hrs) 0.25 Project Description Airport Road Lanes .!41J.4-1- U A 11 1 f`Yt Major Street North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L141 U L T R U L T R Priority 10 11 12 71U 1 2 3 4U 4 5 6 Number of Lanes 0 0 0 0 0 0 1 0 0 0 1 0 Configuration TR LT Volume (veh/h) 28 84 42 28 142 Percent Heavy Vehicles (%) 3 3 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized Median Type I Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) 7.1 6.2 4.1 Critical Headway (sec) 6.43 6.23 4.13 Base Follow -Up Headway (sec) 3.5 3.3 2.2 Follow -Up Headway (sec) 3.53 3.33 2.23 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 69 28 Capacity, c (veh/h) 1593 1454 v/c Ratio 0.04 0.02 95% Queue Length, Q95 (veh) 0.1 0.1 Control Delay (s/veh) 7.4 7.5 Level of Service (LOS) A A Approach Delay (s/veh) 7.4 1.4 Approach LOS A Copyright © 2021 University of Florida. All Rights Reserved. HCSM TWSC Version 7.8 Generated: 7/6/2021 10:50:30 AM NApproachAMwith.xtw HCS7 Two -Way Stop -Control Report General Information Site Information Analyst RLA Intersection Airport Rd & Approach Agency/Co. ATS Jurisdiction Flathead County Date Performed 6/13/2021 East/West Street Approach Analysis Year 2027 North/South Street Airport Road Time Analyzed Afternoon Projected Hour Peak Hour Factor 1.00 Intersection Orientation North -South Analysis Time Period (hrs) 0.25 Project Description Airport Road Lanes .!41J.4-1- U A 11 1 f`Yt Major Street North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L124 U L T R U L T R Priority 10 11 12 71U 1 2 3 4U 4 5 6 Number of Lanes 0 0 0 0 0 0 1 0 0 0 1 0 Configuration TR LT Volume (veh/h) 16 197 22 14 339 Percent Heavy Vehicles (%) 3 3 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized Median Type I Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) 7.1 6.2 4.1 Critical Headway (sec) 6.43 6.23 4.13 Base Follow -Up Headway (sec) 3.5 3.3 2.2 Follow -Up Headway (sec) 3.53 3.33 2.23 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 40 14 Capacity, c (veh/h) 1180 1344 v/c Ratio 0.03 0.01 95% Queue Length, Q95 (veh) 0.1 0.0 Control Delay (s/veh) 8.2 7.7 Level of Service (LOS) A A Approach Delay (s/veh) 8.2 0.4 Approach LOS A Copyright © 2021 University of Florida. All Rights Reserved. HCSM TWSC Version 7.8 Generated: 7/6/2021 10:49:44 AM NAp proac hAfternoonwith.xtw HCS7 Two -Way Stop -Control Report General Information Site Information Analyst RLA Intersection Airport Rd & Approach Agency/Co. ATS Jurisdiction Flathead County Date Performed 6/13/2021 East/West Street Approach Analysis Year 2027 North/South Street Airport Road Time Analyzed PM Peak Projected Hour Peak Hour Factor 1.00 Intersection Orientation North -South Analysis Time Period (hrs) 0.25 Project Description Airport Road Lanes .!41J.4-1- U A 11 1 f`Yt Major Street North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L148 U L T R U L T R Priority 10 11 12 71U 1 2 3 4U 4 5 6 Number of Lanes 0 0 0 0 0 0 1 0 0 0 1 0 Configuration TR LT Volume (veh/h) 32 190 43 29 206 Percent Heavy Vehicles (%) 3 3 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized Median Type I Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) 7.1 6.2 4.1 Critical Headway (sec) 6.43 6.23 4.13 Base Follow -Up Headway (sec) 3.5 3.3 2.2 Follow -Up Headway (sec) 3.53 3.33 2.23 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 80 29 Capacity, c (veh/h) 1332 1329 v/c Ratio 0.06 0.02 95% Queue Length, Q95 (veh) 0.2 0.1 Control Delay (s/veh) 7.9 7.8 Level of Service (LOS) A A Approach Delay (s/veh) 7.9 1.1 Approach LOS A Copyright © 2021 University of Florida. All Rights Reserved. HCSM TWSC Version 7.8 Generated: 7/6/2021 10:50:54 AM NApproachPMwith.xtw HCS7 General Information Two -Way Stop -Control Report Site Information Analyst RLA Intersection Cemetery Road & Approach Agency/Co. ATS Jurisdiction Flathead County Date Performed 6/13/2021 East/West Street Cemetery Analysis Year 2027 North/South Street Approach Time Analyzed AM Peak Projected Hour Peak Hour Factor 1.00 Intersection Orientation East-West Analysis Time Period (hrs) 0.25 Project Description Airport Road Lanes Major Street: East-West Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L142 U L T R U L T R Priority 1U 1 2 3 4U 4 7 8 9 10 11 12 Number of Lanes 0 0 1 0 0 0 0 0 0 0 1 0 Configuration LT LR Volume (veh/h) 28 142 41 28 Percent Heavy Vehicles (%) 3 3 3 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized Median Type I Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) 4.1 7.1 6.2 Critical Headway (sec) 4.13 6.43 6.23 Base Follow -Up Headway (sec) 2.2 3.5 3.3 Follow -Up Headway (sec) 2.23 3.53 3.33 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 28 69 Capacity, c (veh/h) 1459 766 v/c Ratio 0.02 0.09 95% Queue Length, Q95 (veh) 0.1 0.3 Control Delay (s/veh) 7.5 10.2 Level of Service (LOS) A B Approach Delay (s/veh) 1.4 10.2 Approach LOS B Copyright © 2021 University of Florida. All Rights Reserved. HCSM TWSC Version 7.8 Generated: 7/6/2021 10:51:22 AM SApproachAMwithxtw HCS7 General Information Two -Way Stop -Control Report Site Information Analyst RLA Intersection Cemetery Road & Approach Agency/Co. ATS Jurisdiction Flathead County Date Performed 6/13/2021 East/West Street Cemetery Analysis Year 2027 North/South Street Approach Time Analyzed Afternoon Projected Hour Peak Hour Factor 1.00 Intersection Orientation East-West Analysis Time Period (hrs) 0.25 Project Description Airport Road Lanes Major Street: East-West Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L122 U L T R U L T R Priority 1U 1 2 3 4U 4 7 8 9 10 11 12 Number of Lanes 0 0 1 0 0 0 0 0 0 0 1 0 Configuration LT LR Volume (veh/h) 14 323 24 16 Percent Heavy Vehicles (%) 3 3 3 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized Median Type I Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) 4.1 7.1 6.2 Critical Headway (sec) 4.13 6.43 6.23 Base Follow -Up Headway (sec) 2.2 3.5 3.3 Follow -Up Headway (sec) 2.23 3.53 3.33 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 14 40 Capacity, c (veh/h) 1323 565 v/c Ratio 0.01 0.07 95% Queue Length, Q95 (veh) 0.0 0.2 Control Delay (s/veh) 7.8 11.9 Level of Service (LOS) A B Approach Delay (s/veh) 0.4 11.9 Approach LOS B Copyright © 2021 University of Florida. All Rights Reserved. HCSM TWSC Version 7.8 Generated: 7/6/2021 10:57:45 AM SApproachAfternoonwith.> tw HCS7 General Information Two -Way Stop -Control Report Site Information Analyst RLA Intersection Cemetery Road & Approach Agency/Co. ATS Jurisdiction Flathead County Date Performed 6/13/2021 East/West Street Cemetery Analysis Year 2027 North/South Street Approach Time Analyzed PM Peak Projected Hour Peak Hour Factor 1.00 Intersection Orientation East-West Analysis Time Period (hrs) 0.25 Project Description Airport Road Lanes Major Street: East-West Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L143 U L T R U L T R Priority 1U 1 2 3 4U 4 7 8 9 10 11 12 Number of Lanes 0 0 1 0 0 0 0 0 0 0 1 0 Configuration LT LR Volume (veh/h) 29 174 48 32 Percent Heavy Vehicles (%) 3 3 3 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized Median Type I Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) 4.1 7.1 6.2 Critical Headway (sec) 4.13 6.43 6.23 Base Follow -Up Headway (sec) 2.2 3.5 3.3 Follow -Up Headway (sec) 2.23 3.53 3.33 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 29 80 Capacity, c (veh/h) 1223 561 v/c Ratio 0.02 0.14 95% Queue Length, Q95 (veh) 0.1 0.5 Control Delay (s/veh) 8.0 12.5 Level of Service (LOS) A B Approach Delay (s/veh) 1.3 12.5 Approach LOS B Copyright © 2021 University of Florida. All Rights Reserved. HCSM TWSC Version 7.8 Generated: 7/6/2021 10:51:50 AM SApp roach PMwithxtw APPENDIX D Turn -Lane Warrants 800 . 700 0 2 (Z9 600 W 0 Z 500 20' 0- 400 304i LU � ; 4091 300 z p 200 a a LEFT -TURN 0 100 TREATMENT NOT JUSTIFIED LEFT -TURN TREATMENT SHOULD BE CONSIDERED 5% LEFT TURNS IN VA 10% PM 45% Airport Road/Cemetert Road 2027 With Development 1. THE FAMILY OF CURVES REPRESENT THE PERCENT OF LEFT TURNS IN THE ADVANCING VOLUME NA ).THE DESIGNER SHOULD LOCATE THE CURVE FOR THE ACTUAL PERCENTAGE OF LEFT TURNS. WHEN THIS IS NOT AN EVEN INCREMENT OF FIVE, THE DESIGNER SHOULD ESTIMATE WHERE THE CURVE LIES. 2. READ VA AND Vo INTO THE CHARTAND LOCATE THE INTERSECTION OF THE TWO VOLUMES. 3. NOTE THE LOCATION OF THE POINT IN #2 RELATIVE TO THE LINE IN #1. IF THE POINT IS TO THE RIGHT OF THE LINE,THEN A LEFT -TURN LANE SHOULD BE CONSIDERED.IF THE POINT IS TO THE LEFT OF THE LINE, THEN A LEFT -TURN LANE IS NOT WARRANTED BASED ON TRAFFIC VOLUMES. 100 200 300 400 500 600 700 600 VA -ADVANCING VOLUME (VPH) DURING DESIGN HOUR VOLUME GUIDELINES FOR LEFT -TURN LANES AT UNSIGNALIZED INTERSECTIONS ON 2-LANE HIGHWAYS 45 mph (70 km/h) Figure 13.3F 800 700 O x Z C7 600 U) W 0 Z 500 w x 0- 400 W 7 300 z Z p 200 a D. O > 100 Airport Road Approach 2027 With Development LEFT -TURN TREATMENT SHOULD BE CONSIDERED 5% LEFT TURNS IN VA 10% 1 1 THE FAMILY OF CURVES REPRESENT THE PERCENT OF LEFT TURNS IN 20 THE ADVANCING VOLUME (VA).THE DESIGNER SHOULD LOCATE THE ......;•:-... _..;:' CURVE FOR THE ACTUAL PERCENTAGE OF LEFT TURNS. WHEN THIS IS NOTAN EVEN INCREMENT OF FIVE, THE DESIGNER SHOULD ;> 30% ESTIMATE WHERE THE CURVE LIES. 40% 2. READ VA AND Vo INTO THE CHARTAND LOCATE THE INTERSECTION OF THE TWO VOLUMES. OD 1 L 3. NOTE THE LOCATION OF THE POINT IN #2 RELATIVE TO THE LINE IN s.. #1. IF THE POINT IS TO THE RIGHT OF THE LINE,THEN A LEFTJURN LANE SHOULD BE CONSIDERED -IF THE POINT IS TO THE LEFT OF THE LINE, THEN A LEFT -TURN LANE IS NOT WARRANTED BASED ON TRAFFIC VOLUMES. LEFT-TUR F LT TREATMENT -,. !_ C NOT JUSTIFIED 100 200 300 400 500 600 700 600 VA -ADVANCING VOLUME (VPH) DURING DESIGN HOUR VOLUME GUIDELINES FOR LEFT -TURN LANES AT UNSIGNALIZED INTERSECTIONS ON 2-LANE HIGHWAYS 45 mph (70 km/h) Figure 13.3F 800 700 O 2 Z C7 600 U) W 0 Z 500 w 0- 400 W 7 300 z Z p 200 a a 0 > 100 Cemetery Road Approach 2027 With Development LEFT -TURN TREATMENT SHOULD BE CONSIDERED 5% LEFT TURNS IN VA 10% 1 1 THE FAMILY OF CURVES REPRESENT THE PERCENT OF LEFT TURNS IN 20% THE ADVANCING VOLUME NA ).THE DESIGNER SHOULD LOCATE THE CURVE FOR THE ACTUAL PERCENTAGE OF LEFT TURNS. WHEN THIS IS NOT AN EVEN INCREMENT OF FIVE, THE DESIGNER SHOULD 15 LT ESTIMATE WHERE THE CURVE LIES. 0% 2. READ VA AND Vo INTO THE CHART AND LOCATE THE INTERSECTION OF THE TWO VOLUMES. 3. NOTE THE LOCATION OF THE POINT IN #2 RELATIVE TO THE LINE IN s.. #1. IF THE POINT IS TO THE RIGHT OF THE LINE,THEN A LEFT -TURN E SHOULD BE CONSIDERED.IF THE POINT IS TO THE LEFT OF THE , THEN A LEFT -TURN LANE IS NOT WARRANTED BASED ON \TRAF FIC VOLUMES. EFT-T BEAT NOT JUSTIFIED 700 600 100 200 300 400 500 600 VA -ADVANCING VOLUME (VPH) DURING DESIGN HOUR VOLUME GUIDELINES FOR LEFT -TURN LANES AT UNSIGNALIZED INTERSECTIONS ON 2-LANE HIGHWAYS 45 mph (70 km/h) Figure 13.3F