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Staff Report/Quail Meadows Zoning and Preliminary PlatKALisPEii, Development Services Department 201 V Avenue East Kalispell, MT 59901 Phone: (406) 758-7940 Fax: (406) 758-7739 www.kalisi)ell.com/planning REPORT TO: Doug Russell, City Manager FROM: PJ Sorensen, Senior Planner SUBJECT: KZC-22-01/KPP-22-02 — Quail Meadows Zone Change and Preliminary Plat MEETING DATE: April 4, 2022 BACKGROUND: Quail Meadows, LLC, has submitted a request for a zoning map amendment and preliminary plat approval for Quail Meadows Subdivision, a major subdivision containing 39 single- family lots on approximately 10.01 acres including the lots, roads, and open space. The zoning map amendment request would change the zoning from R-2 (Residential) to R-3 (Residential). The property is located at 155 Tronstad Road and can be described as a tract of land located in Government Lot 3, Section 18, Township 29 North, Range 21 West, P.M.M., City of Kalispell, Flathead County, Montana, and being more particularly described as Parcel 3 of Certificate of Survey 1500, Records of Flathead County, Montana (Assessors Tracts 4CC and 4BA). The Kalispell Planning Board held a duly noticed public hearing on March 8, 2022, to consider the request. Staff presented staff report KZC-22-01/KPP-22-02 providing details of the proposal and evaluation. Staff recommended that the Planning Board adopt the staff report as findings of fact and recommend to the Council that the request be granted subject to 31 listed conditions. Eight public comments were received at the public hearing, including from the applicant, in addition to written public comment submitted prior to the meeting. The public comment generally focused on density, traffic, lighting, and other impacts of the development. The public hearing was closed and motions were presented to adopt staff report KZC-22-01/KPP-22-02 as findings of fact and recommend to the Kalispell City Council that the zone change be approved and the preliminary plat be approved subject to the 31 conditions. Board discussion concluded that the request was appropriate, and the motions were approved on a unanimous vote. RECOMMENDATIONS: ZONE CHANGE: It is recommended that the Kalispell City Council approve the first reading of Ordinance 1875, an Ordinance to amend Section 27.02.010, official zoning map, City of Kalispell Zoning Ordinance 1677, by rezoning certain real property described as a tract of land located in Government Lot 3, Section 18, Township 29 North, Range 21 West, P.M.M., City of Kalispell, Flathead County, Montana, and being more particularly described as Parcel 3 of Certificate of Survey 1500, Records of Flathead County, Montana (Assessors Tracts 4CC and 4BA), from R-2 (Residential) to R-3 (Residential) 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 6062, a resolution approving a request from Quail Meadows, LLC, for approval of the preliminary plat for Quail Meadows (KPP-22-02), a major subdivision preliminary plat consisting of approximately 10.01 acres with 31 conditions of approval, which can be described as a tract of land located in Government Lot 3, Section 18, Township 29 North, Range 21 West, P.M.M., City of Kalispell, Flathead County, Montana, and being more particularly described as Parcel 3 of Certificate of Survey 1500, Records of Flathead County, Montana (Assessors Tracts 4CC and 4BA). FISCAL EFFECTS: There are no anticipated fiscal impacts at this time. ALTERNATIVES: Deny the request. ATTACHMENTS: Ordinance 1875 Resolution 6062 March 8, 2022, Kalispell Planning Board Minutes Staff Report Application Materials & Maps Public Comment c: Aimee Brunckhorst, Kalispell City Clerk ORDINANCE NO. 1875 AN ORDINANCE TO AMEND SECTION 27.02.010, OFFICIAL ZONING MAP, CITY OF KALISPELL ZONING ORDINANCE (ORDINANCE NO. 1677), BY ZONING CERTAIN REAL PROPERTY, MORE PARTICULARLY DESCRIBED AS PARCEL 3 OF CERTIFICATE OF SURVEY 1500, RECORDS OF FLATHEAD COUNTY, MONTANA, LOCATED IN GOVERNMENT LOT 3, SECTION 18, TOWNSHIP 29 NORTH, RANGE 21 WEST, P.M.M., FLATHEAD COUNTY, MONTANA (PREVIOUSLY ZONED CITY R-2) TO CITY R-3 (RESIDENTIAL), IN ACCORDANCE WITH THE KALISPELL GROWTH POLICY PLAN — IT 2035, AND TO PROVIDE AN EFFECTIVE DATE. WHEREAS, Quail Meadows, LLC, the owner of the property described above, petitioned the City of Kalispell that the zoning classification attached to the above -described tract of land be zoned R-3 on approximately 10.01 acres of land; and WHEREAS, the property is located at 155 Tronstad Road; and WHEREAS, Quail Meadows' petition was the subject of a report compiled by the Kalispell Planning Department, Staff Report #KZC-22-01, dated March 2, 2022, in which the Kalispell Planning Department evaluated the petition and recommended that the property as described above be zoned R-3, Residential, as requested by the petition; and WHEREAS, after considering all the evidence submitted on the proposal to zone the property as described R-3, Residential, the City Council finds such initial zoning to be consistent with the Kalispell Growth Policy Plan -It 2035 and adopts, based upon the criterion set forth in Section 76-3-608, M.C.A., and State, Etc. v. Board of County Commissioners, Etc. 590 P2d 602, the findings of fact of KPD as set forth in Staff Report No. KZC-22-01. NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF KALISPELL AS FOLLOWS: SECTION 1. Section 27.02.010, of the Official Zoning Map of the Kalispell Zoning Ordinance (Ordinance No. 1677) is hereby amended by designating the property described above as R-3, Residential, on approximately 10.01 acres of land. SECTION 2. The balance of Section 27.02.010, Official Zoning Map, City of Kalispell Zoning Ordinance not amended hereby shall remain in full force and effect. SECTION 3. This Ordinance shall be effective thirty (30) days from and after the date of its final passage and approval by the Mayor. PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF THE CITY OF KALISPELL THIS 18TH DAY OF APRIL, 2022. ATTEST: Aimee Brunckhorst, CMC City Clerk Mark Johnson Mayor RESOLUTION NO. 6062 A RESOLUTION CONDITIONALLY APPROVING THE PRELIMINARY PLAT OF QUAIL MEADOWS, DESCRIBED AS PARCEL 3 OF CERTIFICATE OF SURVEY 1500, RECORDS OF FLATHEAD COUNTY, MONTANA, LOCATED IN GOVERNMENT LOT 3, SECTION 18, TOWNSHIP 29 NORTH, RANGE 21 WEST, P.M.M., FLATHEAD COUNTY, MONTANA. WHEREAS, Quail Meadows, LLC, the owner of the certain real property described above, has petitioned for approval of the Subdivision Plat of said property; and WHEREAS, the Kalispell City Planning Board and Zoning Commission held a public hearing on March 8, 2022 on the proposal and reviewed Subdivision Report #KPP-22-02 issued by the Kalispell Planning Department; and WHEREAS, the Kalispell City Planning Board and Zoning Commission has recommended approval of the Preliminary Plat of Quail Meadows, subject to certain conditions and recommendations; and WHEREAS, the city council of the City of Kalispell at its regular council meeting of April 4, 2022, reviewed the Kalispell Planning Department Report #KPP-22-02, reviewed the recommendations of the Kalispell City Planning Board and Zoning Commission, and found from the Preliminary Plat, and evidence, that the subdivision is in the public interest. NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF KALISPELL, MONTANA AS FOLLOWS: SECTION 1. That the Findings of Fact contained in Kalispell Planning Department Report #KPP-22-02 are hereby adopted as the Findings of Fact of the city council. SECTION 2. That the application of Quail Meadows, LLC, for approval of the Preliminary Plat of Quail Meadows, Kalispell, Flathead County, Montana is hereby approved subject to the following conditions: The development of the site shall be in substantial compliance with the application submitted, the site plan, materials and other specifications as well as any additional conditions associated with the preliminary plat as approved by the city council. 2. The preliminary plat approval shall be valid for a period of three years from the date of approval. 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, water, sewer, storm drainage, streets, street lighting, street signage, curb, gutter, boulevard and sidewalks. 4. 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. The developer shall submit water and sanitary sewer plans, applicable specifications, and design reports to the Kalispell Public Works Department and the Montana Department of Environmental Quality for concurrent review, with approval of both required prior to construction. 6. The existing water main shall be extended within the paved portion of Tronstad Road from a connection point near Highway 93 to the development's eastern property line. The city will either participate in the upsize of the water main beyond the minimum size necessary to serve the development or allow for the creation of a latecomer agreement for the developer to recoup the oversize costs. 7. The water main within the street connection to the north shall be extended within the roadway of the development to the north property line in accordance with City Standards to allow for future connection and extension. 8. Any water rights associated with the property shall be transferred to the City of Kalispell prior to final plat. 9. The existing sewer main shall be extended within the paved portion of Tronstad Road from a connection point near Highway 93 to the development's eastern property line. 10. The sewer main within the street connection to the north shall be extended within the roadway of the development to the north property line in accordance with City Standards to allow for future connection and extension, unless otherwise determined by Public Works. 11. 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. 12. 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. 13. 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. 14. All easements and/or rights -of -way 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. 15. The property frontage along Tronstad Road shall be improved to a major collector standard in accordance with the Transportation Plan and city design standards. Full width improvements are required on the development side of the street including, but not necessarily limited to, curb and gutter, street signage, striping, sidewalk, street lighting, and landscaping. Minimum improvements on the eastbound lane of Tronstad Road shall include the full lane width and a shoulder. Improvement to a major collector shall include a dedication of ten (10) additional feet of right-of-way along the frontage in order to install the improvements. 16. Based on the submitted Traffic Impact Study prepared by Abelin Traffic Services dated January 2022 and city standards requiring that a developer maintain or improve the level of service at relevant intersections, a 3/4 movement approach (or other mitigation acceptable to Public Works and the Montana Department of Transportation) shall be installed at the intersection of Tronstad Road and Highway 93. 17. All streets within the subdivision will be constructed to the appropriate city standards as detailed in the subdivision regulations and the City of Kalispell Standards for Design and Construction for local streets. 18. 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 and shall comply with the fire code. 19. Recommendations contained in the Geotech report prepared by TD&H Engineering in January 2022 shall be followed. In addition, soil migration analysis must be performed due to the propensity of fines migration into trench backfill in the area. The applicant shall submit a utility trench backfill material in accordance with ASTM D-2321 to Public Works for review and approval or provide an acceptable alternative to prevent fines migration. 20. Based upon the recommendations in the Geotech report, a supplemental Geotech report shall be submitted prior to final plat to be reviewed by the Kalispell Building Department to establish to their satisfaction that all building sites would be able to meet loading and other requirements detailed in the International Building Code. 21. The following statement shall appear on the final plat: "The undersigned hereby grants unto each and every person, firm or corporation, whether public or private, providing or offering to provide telephone, telegraph, electric power, gas, cable television, water or sewer service to the public, the right to the joint use of an easement for the construction, maintenance, repair, and removal of their lines and other facilities, in, over, under, and across each area designated on this plat as "Utility Easement" to have and to hold forever." Developer's Signature 22. 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. 23. A letter shall be obtained from the Kalispell Parks and Recreation Director approving a landscape plan for the placement of trees and landscaping materials within the landscape boulevards of the streets serving the subdivision. The 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. 24. A parks plan shall be approved by the Parks and Recreation Director. A minimum of 0.3 acres for this phase is required. The park shall meet the standards under Section 28.3.22 and the plan shall show that the parkland dedication requirement is met for this phase. A cash - in -lieu payment may be made pursuant to the subdivision regulations. 25. 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. 26. A note shall be placed on the final plat indicating a waiver of the right to protest creation of a stormwater maintenance district. This district shall only be activated in the event that the property owner(s) default on the maintenance of the approved stormwater facilities. The taxes levied within the maintenance district shall be determined by the Public Works Department with approvals by the Kalispell City Council. 27. A note shall be placed on the final plat indicating a waiver of the right to protest creation of a Special Improvement District for roadway improvements in adjacent areas stating "The owners hereby waive the right to protest the creation of an SID for the purpose of financing improvements to area roads which will specifically benefit this subdivision." 28. A homeowner's association (HOA) shall be formed and established to provide for the maintenance of all common areas and facilities. 29. A minimum of two-thirds of the necessary infrastructure for the subdivision shall be completed prior to final plat submittal. 30. All utilities shall be placed underground and in locations that are approved by the Kalispell Public Works Department in accordance with the Kalispell Standards for Design and Construction. 31. All areas disturbed during development shall be re -vegetated with a weed -free mix immediately after development. SECTION 3. Upon proper review and filing of the Final Plat of said subdivision in the office of the Flathead County Clerk and Recorder, said premises shall be a subdivision of the City of Kalispell. PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF THE CITY OF KALISPELL THIS 4TH DAY OF APRIL, 2022. ATTEST: Aimee Brunckhorst, CMC City Clerk Mark Johnson Mayor KALISPELL CITY PLANNING BOARD & ZONING COMMISSION MINUTES OF REGULAR MEETING MARCH 8, 2022 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, Rory Young, Joshua Borgardt, Ronalee Skees and Doug Kauffman. George Giavasis and Kurt Vomfell were absent. PJ Sorensen, Jarod Nygren and Rachel Ezell represented the Kalispell Planning Department. APPROVAL OF MINUTES Skees moved and Kauffinan seconded a motion to approve the minutes of the February 8, 2022, 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 Kauffman recused himself. KZC-22-01 & KPP-22-01 A request from Quail Meadows, LLC, for a zoning map amendment and QUAIL MEADOWS preliminary plat approval for Quail Meadows Subdivision, a major subdivision containing 39 single-family lots on approximately 10.01 acres including the lots, roads, and open space. The zoning map amendment request would change the zoning from R-2 (Residential) to R-3 (Residential). The property is located at 155 Tronstad Road and can be described as a tract of land located in Government Lot 3, Section 18, Township 29 North, Range 21 West, P.M.M., City of Kalispell, Flathead County, Montana, and being more particularly described as Parcel 3 of Certificate of Survey 1500, Records of Flathead County, Montana (Assessors Tracts 4CC and 4BA). A full metes and bounds description is available upon request. STAFF REPORT PJ Sorensen representing the Kalispell Planning Department reviewed Staff Report 4KZC-22-01 & 4KPP-22-01. Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt Staff Report #KZC-22-01 & #KPP-22-01 as findings of fact and recommend to the Kalispell City Council that the subject properties currently zoned R-2 (Residential) be rezoned to R-3 (Residential) and that the preliminary plat for Quail Meadows be approved subject to the conditions listed in the staff report. BOARD DISCUSSION Young asked for clarification regarding the conditions relating to water and sewer. PUBLIC HEARING Doug Peppmeier — 450 Corporate Dr, TD&H engineering, representative for applicant — noted that they have gone through the public comment and offered to answer any questions the board may have. Dan Munzing — 213 Tronstad Rd — noted that his comments represent his feelings as well as neighbor Tom Osbourne who resides at 67 Kalispell City Planning Board Minutes of the meeting of March 8, 2022 Page I 1 Tronstad Dr. Concerns are with increased traffic on Tronstad as well as the increase in traffic at the intersection of Tronstad and Hwy 93. They also have concerns with the water quality. Colby Shaw — 89 Tronstad Rd — Concerned with increase in traffic, both vehicular and pedestrian, feels this zoning does not fit the theme of the existing neighborhood and worries the additional lighting will disturb the rural atmosphere. He was under the understanding that during the annexation process the neighbors were supposed to be notified via certified mail and he says he never got one. Jeff Muller — 45 Tronstad Dr — Concerned with increase traffic, additional lighting and would like to see the area kept as rural as possible. Rocky Williams — 138 Tronstad Rd — Concerned with increase in traffic, safety, and additional lighting. Roger Boucch — 44 Tronstad Dr — Concerned with increased traffic and additional lighting. Howard Mann — PO Box 206, Lakeside, applicant — commented on some of the public comment advising that they have been in conversations with Public Works in Planning and will be doing everything they are required to do to. Noted that the reason they asked for this type of density is to hopefully make the housing affordable. Mike Saudefer — 160 Tronstad Rd — Concerned with houses being "crackerjack" houses, feels 39 houses is too many on 10 acres. MOTION — KZC-22-01 Skees moved and Young seconded a motion that the Kalispell City Planning Board and Zoning Commission adopt Staff Report 4KZC-22- 01 as findings of fact and recommend to the Kalispell City Council that the subject properties currently zoned R-2 (Residential) be rezoned to R- 3 (Residential). BOARD DISCUSSION Nygren advised the board that they have looked back at the annexation file from 2019 and verified that every adjoining landowner that was required to be notified was. He also noted that annexations do not require a certified noticed. Borgardt discussed the fact that the difference between the requested zone of R-3 provides 4 more homes than the existing zoning of R-2 which he feels is not a huge difference. Graham discussed affordable housing and how it can have some different meanings depending on the project. He pointed out that in this case it is not low income. He noted that growth and change are happening and that it affects everyone here in Kalispell and thanked everyone for their public comment. ROLL CALL Motion passed unanimously on a roll call vote. Kalispell City Planning Board Minutes of the meeting of March 8, 2022 Page12 MOTION — KPP-22-02 Skees moved and Young seconded a motion that the Kalispell City Planning Board and Zoning Commission adopt Staff Report 4KPP-22-02 as findings of fact and recommend to the Kalispell City Council that the preliminary plat for Quail Meadows be approved subject to the conditions listed in the staff report. BOARD DISCUSSION Young asked staff for clarification regarding the street frontage improvement requirement and if the city can only require that the owner improve the frontage that they touch. Staff confirmed and advised that the only thing that could change that would be if the traffic impact study showed otherwise. Graham discussed traffic and that where anything where MDT is involved, they use warrants to determine if a signal light, stop sign, etc. is needed. A property owner can not choose to just put up a signal light or stop sign. Board and staff discussed the dark sky ordinance and lighting standards and the difference in halogen lights vs led lights, which are used more frequently now. ROLL CALL Motion passed unanimously on a roll call vote. BOARD MEMBER SEATED Kauffman re -seated. OLD BUSINESS Nygren updated board on the March Th City Council Meeting. NEW BUSINESS Nygren updated board on the upcoming April 121h Planning Board Meeting. ADJOURNMENT The meeting adjourned at approximately 7:07pm. Chad Graham President APPROVED as submitted/amended: Kari Barnhart Recording Secretary Kalispell City Planning Board Minutes of the meeting of March 8, 2022 Page 13 QUAIL MEADOWS ZONE CHANGE — STAFF REPORT #KZC-22-01 REQUEST FOR MAJOR SUBDIVISION - STAFF REPORT #KPP-22-02 KALISPELL PLANNING DEPARTMENT MARCH 2, 2022 A report to the Kalispell City Planning Board and the Kalispell City Council regarding a request from Quail Meadows, LLC for a zone change from R-2 (Residential) to R-3 (Residential) and major preliminary plat approval of Quail Meadows Subdivision on a total of 10.01 acres. A public hearing has been scheduled before the Planning Board for March 8, 2022, 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 Quail Meadows, LLC, has submitted a request for a zoning map amendment and preliminary plat approval for Quail Meadows Subdivision, a major subdivision containing 39 single-family lots on approximately 10.01 acres including the lots, roads, and open space. The zoning map amendment request would change the zoning from R-2 (Residential) to R-3 (Residential). A: Applicant: Quail Meadows, LLC PO Box 206 Lakeside, MT 59922 L jklmn & .. B: Location: The property is located at 155 Tronstad Road and can be described as a tract of land located in Government Lot 3, Section 18, Township 29 North, Range 21 West, P.M.M., City of Kalispell, Flathead County, Montana, and being more particularly described as Parcel 3 of Certificate of Survey 1500, Records of Flathead County, Montana (Assessors Tracts 4CC and 4BA). C: Existing Land Use and Zoning: The subject property itself is currently vacant. The zoning of the property is R-2 (Residential). The R-2 district is "intended to provide adequate lot areas for lower density residential development; should have good thoroughfare access, and be in proximity to community and neighborhood facilities, i.e., schools, parks, shopping areas, etc. This development will normally require all public utilities. This zoning district would typically be found in areas designated as suburban residential on the Kalispell Growth Policy Future Land Use Map." Kalispell zoning Exhibit Tract 4CC & 4BA Su6jed Property Reside ial ReskLffi.VF.fF ional ORi C—WA 13— + Residerroal RparVren[ 1 Residential RparvrenUOifioe C 19usm— core n.ea Busm_ ! ResiderNs 9-f�llb � � �Srlb�acl � I ProPe:ty I c w 1 , n R-2 Dam 2-1-H22 y����� Kalispell Development Services Mr Cadastml data- 1-19-2022 n At tCp 1• M. D. Size: The subject property is approximately 10.01 acres. E: Adjacent Zoning: North: County SAG-10 East: County SAG-5 and R-2.5 South: County SAG-10, SAG-5, and B/HO West: County SAG-10 F: Adjacent Land Uses: North: Commercial/industrial/ single-family residential East: Single-family and agricultural/vacant South: Single-family residential and mini -storage West: Commercial/industrial/ Single-family residential G: General Land Use Character: The area contains a mixture of different uses. The predominant use in the immediate vicinity is single-family residential. It also abuts a number of commercial/industrial uses which front on Highway 93 and there is a mini - storage facility on the south side of Tronstad just to the east. Across the highway is a large city subdivision called Silverbrook Estates with contains single-family, multi -family, and commercial components. 2 H: Availability of Public Services and Extension of Services: The property is currently located within the City of Kalispell and all services are available to the property. Provision of services will entail an extension of existing utilities to the site by the developer. SUBJECT PROPERTY IN =JPURPLE�-: Sewer: City of Kalispell Water: City of Kalispell Refuse: City of Kalispell Electricity: Flathead Electric Cooperative Gas: NorthWestern Energy Telephone: CenturyTel Schools: School District #5 (Edgerton/Glacier High School) Fire: City of Kalispell Police: City of Kalispell ZONE CHANGE EVALUATION BASED ON STATUTORY CRITERIA This report evaluates the zoning map amendment request in accordance with state and local regulations. The statutory basis for reviewing a change in zoning is set forth by Section 27.29.020 of the Kalispell Zoning Ordinance and 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. The subject property is currently zoned R-2 (Residential). The applicant is requesting R-3 (Residential). 3 I 2 Does the requested zone comply with the growth polices Kalispell Growth Policy Exhibit Tract 4CC & 4BA - Commer I Ilan ld«ed use k — HighaeR rtyResident l ti Suburban Residelrtial COUNTY.. Wban Residendal Suhudun Residential - CAy Rirpon—r v PuhlirlQuasi Public, Op—r - $ - Fl-dray '8 - Industrial{' Neighnmhoad Cammercol — p go I I 2 �'�L4Na pc { s rr ae.bA _ rRoxa I � Suburban Residential GMES rMu P9NptRUti.4 LM MYb ruatua g Date 2-1-2922 .. Kalispell Development Services ML Cadastral data: 1-19-2922 A f I�iJFT,i, 0 1,m] 2,[L The Kalispell Growth Policy Future Land Use Map designates the subject property as Suburban Residential, which allows for residential development up to four dwelling units per acre. Section 27.06.010 of the zoning ordinance anticipates the requested R-3 zone in areas with a Suburban Residential 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. Will the requested zone have an effect on motorized and non -motorized transportation systems? The requested zoning of R-3 will have some effect on the motorized and non -motorized transportation system due to the increased density allowed under that zoning. In conjunction with the zone change, there is an application for a major subdivision which includes a traffic impact study to address any required mitigation for impacts on the transportation system. Conditions of a subdivision approval would include frontage improvement to Tronstad, including a pedestrian path on the frontage adjacent to the property. 4 3. Will the requested zone secure safety from fire, panic, and other dangers? Adequate access and public facilities are available to the property 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 available to the property. 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 classification of R-3 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 reasonable provisions for adequate light and air? Setback, height, and lot coverage standards for new development in the area of the zone change are established in the Kalispell Zoning Ordinance to ensure adequate light and air is provided. The current zoning has minimum lot sizes of 10,000 square feet and minimum lot width of 70 feet, with setbacks of 20 feet in the front, 10 feet on the side, 20 feet in the rear, and 20 on the side corner, as well as a maximum 35% lot coverage. The R-3 has minimum lot sizes of 6,000 square feet and minimum lot width of 50 feet, with setbacks of 15 feet in the front, 5 feet on the side, 10 feet in the rear, and 15 on the side corner, as well as a maximum 45% lot coverage. 6. Will the requested zone facilitate the adequate provision of transportation, water, sewerage, schools, parks, and other public requirements? The property is already within city limits and all public services and facilities are currently available to the property. The requested zone will not alter any of the public requirements, as there are city standards in place to address all the public requirements individually as part of the subdivision request. 7. Will the requested zone promote compatible urban growth? The R-3 zoning district is primarily a single-family residential zone. The uses allowed in the current R-2 zone are the same with the only difference being the allowable density and development standards relative to setbacks and lot coverage. The residential nature of the zone is consistent with the surrounding area and would promote compatible growth. 8. Does the requested zone give consideration to the character of the district and its particular suitability of the property for particular uses? 5 I 10 The proposed R-3 zone allows for primarily residential uses, which is the predominant use in the vicinity. The residential use both fits within the surrounding neighborhood and provides greatly needed area for additional housing. Will the proposed zone conserve the value of buildings? 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. The conservation of values of the existing buildings in the vicinity depends largely on the design and construction quality of the potential development in the area of the zone change, which will be subject to city review. Will the requested zone encourage the most appropriate use of the land throughout the municipality? The most appropriate land uses throughout the jurisdiction are promoted by encouraging complementary and compatible uses which promote the general well-being of all citizens of the community. Developing residential uses in appropriate areas helps provide housing, which is a need in the community as a whole. REVIEW AND FINDINGS OF FACT FOR THE MAJOR PRELIMINARY PLAT owaan uvxxms,rxMw.� PRELIMINARY PLAT OF _cxx pc���quc QUAIL MEADOWS :a LOCATED IN THE THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 18, TOWNSHIP 29 NORTH, RANGE 21 WEST, P.M.M_, CITY OF KALISPELL, FLATHEAD COUNTY, MONTANA. LEGAL DESCRIPTION AREAS & DIMENSIONS ',..._ LOTS Lora " IOT? i�_G LOTs L%T CaL.xf]T2 .y LOT tf� 8is Lott y°. s e•" GcLampm w E AREA TABLE wT12 FgLOT;6 �'y LOi 2'T r LOT 29 LOT�3 ";1DT 31 r LOT33 "_OT 33 r LOT.w " LOT:a- - s B LOT 13 - 8 LOT 21 = am A 3q LDT ]8 LOT 29 i0T 30 3 LOT 32c �k $ LOT 3.4 L,��iN LOT 38 Q - am w F* LOTS r .�C6 � �' c y r �• .cw 9 'V i� f our $ E ,1 •� • LOT 14.:. $ I-L1T 211 tG �" 9AIFEFRHY LANE.rn ms oeac �uaaa om,K aaaa.t - m- /I ¢-.rv• •,�,i .o.. a �' lL SLO) F�~1 wmae I % LOH7q&i LOT '�W 11 ipT r SI-EET4 OF 4 6 A. Effects on Health and Safety: Fire: The property is considered to be at low risk of fire. Buildings within the subdivision would be constructed in accordance with the International Fire Code and have access which meets city standards. The area to be built upon does not have steep slopes or woody fuels. Hydrants will be placed in compliance with the requirements of the fire code and approved by the Fire Chief. Flooding: The subject property is located entirely outside of the 100-year floodplain per the Flood Insurance Rate Map (panel number 30029C1415J, effective date November 4, 2015). Access: The primary access to the subdivision will be provided from Tronstad Road, which is an existing road connecting Highway 93 and Whitefish Stage. The proposed subdivision layout would include a future connection to the property to the north and the possibility of connections to the property to the west. B. Effects on Wildlife and Wildlife Habitat: There are no water features which would provide aquatic or riparian habitat. There also 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: Topography, Geology and Soils: The overall site is generally flat. There are not any topographic features or slopes that would impact this development. A Geotech report was prepared by TD&H Engineering in January 2022. The report contained a number of recommendations relative to infrastructure that should be followed. In addition, soil migration analysis must be performed due to the propensity of fines migration into trench backfill in the area. The applicant will need to submit a utility trench backfill material in accordance with ASTM D-2321 (relates to bedding for utilities) to Public Works for review and approval or provide an acceptable alternative to prevent fines migration. Also, as it relates to building foundations, the report notes that "additional site investigation is required prior to foundation design and construction to evaluate settlement and collapse potential as well as suitable bearing pressures for use in foundation design." This limitation is due to the presence of silty sand and sandy silt throughout the site. Silty sand has "the potential to be collapsible when exposed to water and warrant additional evaluation." The sandy silt is "anticipated to be somewhat compressible; however, testing for soil compressibility was not included" in the report. Based upon the recommendations in the report, a condition of approval for the preliminary plat should require a supplemental Geotech report to be submitted prior to 7 final plat to be reviewed by the Kalispell Building Department which would establish to their satisfaction that all building sites would be able to meet loading and other requirements detailed in the International Building Code. Surface and Groundwater: This subdivision will be served by public water and sewer thereby minimizing any potential impacts to the groundwater. No surface water creates concerns regarding this development. There is no floodplain in the area or on the property. 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. 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 homeowner's association will be created for the maintenance of the open space and storm water management. At the time of final plat, provisions for maintenance of common facilities are to be provided under the subdivision regulations. A waiver of right to protest the creation of a Special Improvement District ("SID") for stormwater maintenance shall be included on the final plat as part of those maintenance provisions. The SID would only be implemented in the event that stormwater facilities are not maintained in a manner consistent with the approved drainage plan. D. Effects on Local Services: Water: Water service to the subdivision will be provided by the City of Kalispell from an existing water main to the west of the property that the developer will extend to and throughout the subdivision. The 16-inch main would be extended within the paved portion of Tronstad Road from a connection point near Highway 93 to their eastern property line. The city will either participate in the upsize of the water main beyond the minimum size necessary to serve the development or allow for the creation of a latecomer agreement for the developer to recoup their oversize costs. Internal to the site, the water main within the street connection to the north shall be extended within the roadway of the development to the north property line in accordance with City Standards to allow for future connection and extension. The water system will be reviewed and approved by the Kalispell Public Works Department and Kalispell Fire Department as part of the development for compliance with the City of Kalispell Standards for Design and Construction and the Fire Code. There is adequate capacity within the city's water system to accommodate this development. Per the subdivision regulations, any water rights associated with the property shall be transferred to the City of Kalispell prior to final plat. The applicant has indicated that there are no water rights associated with the property. s Sewer: Sewer service will be provided by the City of Kalispell with an existing sanitary sewer main extended by the developer to and throughout the subdivision. The sewer main would be extended within the paved portion of Tronstad Road from a connection point near Highway 93 to their eastern property line. Internal to the site, the sewer main within the street connection to the north shall be extended within the roadway of the development to the north property line in accordance with City Standards to allow for future connection and extension. Extension limits will be further analyzed during design and may be shortened if Public Works determines the extension is limited by unknown physical constraints or is otherwise unnecessary for future growth. 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 for compliance with the City of Kalispell Standards for Design and Construction. There is adequate capacity within the city's sewer system to accommodate this development. Access and Roads: The property fronts Tronstad Road for the full width of the subdivision. The frontage will need to be improved in accordance with the Transportation Plan and city design standards. Tronstad Road has a proposed classification as a major collector according to the Transportation Plan. Full width improvements are required on the development side of the street including, but not necessarily limited to, curb and gutter, street signage, striping, sidewalk, street lighting, and landscaping. Minimum improvements on the eastbound lane of Tronstad Road shall include the full lane width and a shoulder. Future development will be required to complete the street widening and other right-of-way improvements on their side of the roadway. Improvements will need to be completed in such a manner as to accommodate full road improvements centered in the right-of-way. It appears a 10-foot right-of-way dedication will be required on the north/development side of the road to accommodate the full 80-foot right-of-way required for a major collector. The developer submitted a Traffic Impact Study ("TIS") prepared by Abelin Traffic Services dated January 2022. City standards require that a developer maintain or improve the level of service at relevant intersections. The TIS concludes that the project would not create any roadway capacity problems, and notes that the level of service at the Tronstad Road/Highway 93 intersection will see a decrease in the level of service by full buildout of the project. The TIS recognizes that the intersection has been identified in the Transportation Plan as a 3/4 movement approach, but recommends deferring implementation of the mitigation until improvements are made to Reserve Drive. Public Works has reviewed the TIS and has commented that the developer should mitigate the drop in level of service as required by city standards without waiting for future off -site roadway improvements. Besides needing to mitigate the impact pursuant to city standards, the intersection at Whitefish Stage and Reserve is signalized and the current issues at the intersection are largely dictated by the northbound traffic at the intersection. The Montana Department of Transportation ("MDT") has already studied and identified improvements for this intersection. Additionally, the TIS does not take into account the traffic signal scheduled to be installed at Rose Crossing and Highway 93. Once it is installed, a distribution split for Whitefish Stage southbound traffic should be 9 expected between Rose Crossing and Reserve Drive. There may be other methods of mitigating the impact on the Tronstad/Highway 93 intersection other than a 3/4 movement that may potentially be reviewed and accepted by Public Works and MDT, but the mitigation should be completed with this project. Within the subdivision, all streets will be constructed to a local street standard detailed in the subdivision regulations and the City of Kalispell Standards for Design and Construction. Improvements would include, but would not necessarily be limited to, curb and gutter, landscape boulevard, street lights, and sidewalks. Additionally, Section 28.3.25 of the subdivision regulations requires a waiver of the right to protest a Special Improvement District ("SID") for roadway improvements in adjacent areas. On the face of the final plat, there shall be a note stating: "The owners hereby waive the right to protest the creation of an SID for the purpose of financing improvements to area roads which will specifically benefit this subdivision." Schools: The property is within the boundaries of School District #5 (Edgerton/Glacier High School). On average, it would be anticipated that there would be about 20 students 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 the review of the engineering plans for the subdivision, fire protection, including access, fire flow and hydrant location, will be reviewed. Fire station 62 is located approximately 2.8 miles away providing good response time. In addition, there is a future fire station site at Silverbrook across the highway about 1 mile away. Parks and Recreation: Under the subdivision regulations, 0.03 acres of parkland is required for each dwelling unit, which would equate to 1.17 acres. The preliminary plat includes open space along Tronstad Road (2 areas totaling 11,000 square feet which are 40 feet wide) and a 2665 square foot pocket park with a pickleball court. Under Section 28.3.22 of the subdivision regulations, park land shall be usable and of an appropriate shape or size. It is not simply open space. The pocket park would count towards the parkland requirement, but the buffer/stormwater area along the roadway would not. The difference will be provided with a cash -in -lieu payment. The amount of the payment will be established at the time of final plat, typically with an appraisal provided by the developer or something similar. 10 Additionally, as a homeowners' park with common maintenance responsibilities, provisions for maintenance shall be submitted and reviewed at the time of final plat pursuant to the subdivision regulations. As part of those provisions, a waiver of protest of the creation of a parks maintenance district shall be included on the face of the final plat, which would only be created if necessary if those maintenance obligations are not fulfilled. 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 4.0 miles from the site. E. Effects on Agriculture and agricultural water user facilities: At one point in time, the property may have been used for agricultural purposes. The NRCS classification from 2007 does not appear to show the property as prime farmland, even 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. By providing a growth area boundary, the city can encourage the extension of city water and sewer service, as well as other city services, which enables more growth to come into the City of Kalispell with higher density. By allowing higher density development within the city's growth policy area, it could reasonably be expected that more farmland could be conserved because the availability of residential and commercial lots within the Kalispell Growth Policy boundary, limiting sprawl/leapfrog development. In this particular case, the land is already located within the city limits and partially developed. F: Relation to the Growth Policy: The Kalispell Growth Policy Future Land Use Map designates the subject property as Suburban Residential, which anticipates up to four units per acre. The proposed zoning is consistent with the growth policy and the proposed density of 3.9 units per acre does not exceed the density limits of the land use 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. The proposed subdivision can be found to be in compliance with the Kalispell Growth Policy and its goals and policies. G. Compliance with Zoning: The request complies with the R-3 zoning regulations, including minimum lot size and width requirements. 11 H. Compliance with the Kalispell Subdivision Regulations: This request complies with provisions of the Kalispell Subdivision Regulations. RECOMMENDATION (1) 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 subject properties currently zoned R-2 (Residential) be rezoned to R-3 (Residential). (2) Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt staff report #KPP-22-02 as findings of fact and recommend to the Kalispell City Council that the preliminary plat for Quail Meadows be approved subject to the conditions listed below: CONDITIONS OF APPROVAL 1. The development of the site shall be in substantial compliance with the application submitted, the site plan, materials and other specifications as well as any additional conditions associated with the preliminary plat as approved by the city council. 2. The preliminary plat approval shall be valid for a period of three years from the date of approval. 3. 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, water, sewer, storm drainage, streets, street lighting, street signage, curb, gutter, boulevard and sidewalks. 4. 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. 5. The developer shall submit water and sanitary sewer plans, applicable specifications, and design reports to the Kalispell Public Works Department and the Montana Department of Environmental Quality for concurrent review, with approval of both required prior to construction. 6. The existing water main shall be extended within the paved portion of Tronstad Road from a connection point near Highway 93 to the development's eastern property line. The 12 city will either participate in the upsize of the water main beyond the minimum size necessary to serve the development or allow for the creation of a latecomer agreement for the developer to recoup the oversize costs. 7. The water main within the street connection to the north shall be extended within the roadway of the development to the north property line in accordance with City Standards to allow for future connection and extension. 8. Any water rights associated with the property shall be transferred to the City of Kalispell prior to final plat. 9. The existing sewer main shall be extended within the paved portion of Tronstad Road from a connection point near Highway 93 to the development's eastern property line. 10. The sewer main within the street connection to the north shall be extended within the roadway of the development to the north property line in accordance with City Standards to allow for future connection and extension, unless otherwise determined by Public Works. 11. 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. 12. 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. 13. 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. 14. All easements and/or rights -of -way 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. 15. The property frontage along Tronstad Road shall be improved to a major collector standard in accordance with the Transportation Plan and city design standards. Full width improvements are required on the development side of the street including, but not necessarily limited to, curb and gutter, street signage, striping, sidewalk, street lighting, and landscaping. Minimum improvements on the eastbound lane of Tronstad Road shall 13 include the full lane width and a shoulder. Improvement to a major collector shall include a dedication of ten (10) additional feet of right-of-way along the frontage in order to install the improvements. 16. Based on the submitted Traffic Impact Study prepared by Abelin Traffic Services dated January 2022 and city standards requiring that a developer maintain or improve the level of service at relevant intersections, a 3/4 movement approach (or other mitigation acceptable to Public Works and the Montana Department of Transportation) shall be installed at the intersection of Tronstad Road and Highway 93. 17. All streets within the subdivision will be constructed to the appropriate city standards as detailed in the subdivision regulations and the City of Kalispell Standards for Design and Construction for local streets. 18. 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 and shall comply with the fire code. 19. Recommendations contained in the Geotech report prepared by TD&H Engineering in January 2022 shall be followed. In addition, soil migration analysis must be performed due to the propensity of fines migration into trench backfill in the area. The applicant shall submit a utility trench backfill material in accordance with ASTM D-2321 to Public Works for review and approval or provide an acceptable alternative to prevent fines migration. 20. Based upon the recommendations in the Geotech report, a supplemental Geotech report shall be submitted prior to final plat to be reviewed by the Kalispell Building Department to establish to their satisfaction that all building sites would be able to meet loading and other requirements detailed in the International Building Code. 21. The following statement shall appear on the final plat: "The undersigned hereby grants unto each and every person, firm or corporation, whether public or private, providing or offering to provide telephone, telegraph, electric power, gas, cable television, water or sewer service to the public, the right to the joint use of an easement for the construction, maintenance, repair, and removal of their lines and other facilities, in, over, under, and across each area designated on this plat as "Utility Easement" to have and to hold forever." Developer's Signature 22. 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 14 final engineering plans to be reviewed by the Public Works Department. The mail delivery site shall not impact a sidewalk or proposed boulevard area. 23. A letter shall be obtained from the Kalispell Parks and Recreation Director approving a landscape plan for the placement of trees and landscaping materials within the landscape boulevards of the streets serving the subdivision. The 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. 24. A parks plan shall be approved by the Parks and Recreation Director. A minimum of 0.3 acres for this phase is required. The park shall meet the standards under Section 28.3.22 and the plan shall show that the parkland dedication requirement is met for this phase. A cash -in -lieu payment may be made pursuant to the subdivision regulations. 25. 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. 26. A note shall be placed on the final plat indicating a waiver of the right to protest creation of a stormwater maintenance district. This district shall only be activated in the event that the property owner(s) default on the maintenance of the approved stormwater facilities. The taxes levied within the maintenance district shall be determined by the Public Works Department with approvals by the Kalispell City Council. 27. A note shall be placed on the final plat indicating a waiver of the right to protest creation of a Special Improvement District for roadway improvements in adjacent areas stating "The owners hereby waive the right to protest the creation of an SID for the purpose of financing improvements to area roads which will specifically benefit this subdivision." 28. A homeowner's association (HOA) shall be formed and established to provide for the maintenance of all common areas and facilities. 29. A minimum of two-thirds of the necessary infrastructure for the subdivision shall be completed prior to final plat submittal. 30. All utilities shall be placed underground and in locations that are approved by the Kalispell Public Works Department in accordance with the Kalispell Standards for Design and Construction. 31. All areas disturbed during development shall be re -vegetated with a weed -free mix immediately after development. 15 Development Services Department 1K,A11,11SPE1L11, 201 1st Avenue East Kalispell, MT 59901 Phone (406) 758-7940 ZONING MAP AMENDMENT Email: planning(@kalispell.com Website: www.kalisl)ell.com Project Name Property Address Quail Meadows Subdivision 155 Tronstad Road NAME OF APPLICANT Applicant Phone Quail Meadows, LLC 406.471.3500 Applicant Address PO Box 206 city, State, zip Lakeside, MT 59922 Applicant Email Address howardtmann@gmail.com !f notcurrent owner, please attach a letter from the currentowner authorizing the applicant to proceed with the application. OWNER OF RECORD Mark Joseph Schwager Owner Phone 406.755.3934 Owner Address PO Box 7635 City, State, Zip Kalispell, MT 59904 Owner Email Address nIa CONSULTANT (ARCHITECTIENGINEER) Phone TD&H Engineering I 406.751.5246 Address 450 Corporate Drive -Ste #101 1"Y.State, zip Kalispell, MT 59901 Email Address doug.peppmeier@tdhengineering.com POINT OF CONTACT FOR REVIEW COMMENTS Phone Doug Peppmeler, PE I 406.751.5246 Address 450 Corporate Drive -Ste #101 City, State, zip Kalispell, MT 59901 Email Address doug.peppmeier@tdhengineering.com List ALL owners (any individual or other entity with an ownership interest in the property): Mark Joseph Schwaqer 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. Development Services Department 2011st Avenue East KALISPELL Kalispell, MT 59901 Phone (406) 758-794-7944 Land in zone change (acres): 10.009 Present zoningof above property: R-2 residential Proposed zoning of above property: R-3 Residential p p Y� p 9 p p Y� State the changed or changing conditions that make the proposed amendment necessary: Changing economic conditions required change in zoning to allow greater flexibilty for developing a wider range of residetial products and other developments in the area were developed with a R-2 PUD which allows similar densities there by promoting consistency. HOW WILL THE PROPOSED CHANGE ACCOMPLISH THE INTENT AND PURPOSE OF (attach separate sheet 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. Encouraging 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 inorrect 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 450 Corporate Drive Suite 101 Kalispell, MT 59901 1 TD&J, FV Engineering y 1 406.751.5246 tdhengineering.com QUAIL MEADOWS ZONE ADMENDMENT RESPONSES a,) Does the requested zone promote the Growth Policy? This proposal is consistent with the goals and policies of the Growth Policy Plan -It 2035. The Kalispell Growth Policy Future Land Use Map designates the subject property as Suburban Residential. The proposed R-3 Zoning District is typically found in areas designated as suburban residential. b.) Will the requested zone have an affect on congestion in the streets and provide safe access? The proposed development will be served by two new roads that come off the existing Tronstad Road. The proposed R-3 zone will have a slight impact on congestion along Tronstad Road due to an increased population the road serves. The proposed subdivision addresses an increase in traffic by proposing road improvements to Tronstad Road by widening the road to the City of Kalispell urban collector standard along the property frontage, any additional improvements required by pending results from the traffic impact study will also be incorporated. These changes will inevitably improve traffic flow from the current existing conditions on Tronstad Road. c.) Will the requested zone secure safety from fire, panic, and other dangers? Adequate emergency access to the property and on will be constructed and maintained. There are no physical features on the property that would threaten the safety of the public. Emergency vehicle access is reviewed as part of the subdivision process. All municipal services including fire and water protection, water, and sewer service are available to the area. The applicant will be required to extend City of Kalispell water and sewer facilities as part of the subdivision development. d.) Will the requested zone promote the public health, safety, and general welfare? The R-3 zoning regulations will be followed during development of the property. The zoning regulations are established by the City of Kalispell to ensure that public health, safety, and general welfare are being maintained and promoted. The R-3 zoning regulation also ensures that the area is to be developed in accordance with the C- rowth Policy Plan -it 2035, by developing the area as a suburban residential area. e.) Will the requested zone prevent overcrowding of the land? The R-3 zoning district has setback, height, and lot coverage standards established in the Kalispell Zoning Ordinance that is set in place to prevent overcrowding. While the proposed change to R-3 zone allows for a reduction from 10,000 sf lots to 6000 sf lots, it should be noted the proposed subdivision has a density of 3.89 unitslacre, falling under the low density suburban residential target of less than 4 units/acre. MONTANA I WASHINGTON I IDAHO I NORTH DAKOTA I PENNSYLVANIA SEPTEMBER 6, 2016 PAGE NO. 2 f.) Will the requested zone prevent undue concentration of population? The R-3 zone may be considered a medium density residential zone. City of Kalispell Zoning Ordinance has setback, lot coverage, and height restrictions which prevent the undue concentration of population. While the R-3 zone may be considered a medium density residential zone, all lots will be single family residential with green space surrounding each structure. The surrounding properties are also not densely populated zones. The proposed zoning will not have an adverse effect on the concentration of population. g.) Will the requested zone facilitate adequate provision of transportation, water, sewage, schools, and other public facilities? The property lies within the City of Kalispell city limits and all public services and facilities are available to the property. There are City of Kalispell has development standards in place to ensure all public facilities meet those requirements once the property becomes developed. h.) Will the requested zone give reasonable consideration to the character of the district? The areas bordering the property are all considered to be Suburban Residential from the Growth Policy Plan -It 2035. The R-3 zone is a typical use for a suburban residential area. i.) Will the requested zone give consideration to the peculiar suitability of the property for particular uses? Residential development should occur where city utilities and services exist. With the development of Silverbrook Estates city utilities services were extended across Highway 93 and stubbed out with the intention of future development in the area. The current zoning (R-2) calls for residential development and the proposed zoning of R-3 will perpetuate the residential development. The area was initially zoned as a residential area and the proposed zoning will ensure that the area will be developed as intended. j.) Will the requested zone protect and conserve the value of buildings? Value of the buildings in the R-3 zone will be compatible with future suburban residential developments in the area. The proposed subdivision also consists of single- family residences which coincide with neighboring residences. k.) Will the requested zone encourage the most appropriate use of land by assuring orderly growth? The requested zone change will help to set a precedent for future growth in this area, with the extension of city facilities and accessibility to them, the city will continue to grow in a manner consistent with the Growth Policy Plan -It 2035. TD& I tdhenginee ring. corn Engineering �' DESCRIPTION A tract of land located in Government Lot 3, Section 18, Township 29 North, Range 21 West, P.M.M., City of Kalispell, Flathead County Montana, being more particularly described as follows: Parcel 3 of Certificate of Survey No. 1500, Records of Flathead County, Montana. } - 17 RA-1rPUD -4PU — R- D -e 'PU 5 J W 5 FLATHEAD COUNTY ZONING CITY OF KALISPELL R ZONING ' r CITY OF KALISPELL ZONING C- n i B-ZHO }� r 93 R-2 CITY OF CITY OF KALISPELL KALISPELL ZOO NING Fl ahead y,E n, ER Garmin, (c) OpenStre d. t e GIS uer corminu,nity ZONING Flathead County GIS Department 800 South Main Street 00 Kalispell, Montana 59901 ZONING VICINITY MAP x 0 0.045 0.09 0.18 0.27 0.361 we *1 The areas depicted on these maps are for llustrative purposes only and do not necessarily meet mapping, surveying, or englneering standards. Deriving conclusions from this map is done at the user's assumed risk. Development Services Department 201 1st Avenue East KALI SPELL 59901 Phone (40(i) 758-79A0 MAJOR SUBDIVISION PRELIMINARY PLAT Email: planningoa�kalispell.com Website: www.l(alispoll.com Protect Name Property Address Quail Meadows Subdivision 155 Tronstad Road NAME OF APPLICANT Quail Meadows LLC ApplicantPhone 406.471.3500 Applicant Address PO Box 206 City, State, zip Lakeside, MT 59922 Applicant Email Address howardtmannl@gmail.com If not current owner, please attach a letter from the current owner authorizing the applicant to proceed with the application. OWNER OF RECORD Mark Joseph Schwager I Owner Phone 406.755.3934 Owner Address PO Box 7635 City, State, Zip Kalispell, MT 59904 Owner Email Address nla CONSULTANT (ARCH ITECTIENGINEER) TD&H Engineering Phone 406.751.5246 Address 450 Corporate Drive - Ste #101 city, State, Zip Kalispell, Mt 59901 Email Address doug.peppmeier@tdhengineering.com POINT OF CONTACT FOR REVIEW COMMENTS Doug Peppmeier, PE Phone 406.751.5246 Address 450 Corporate Drive - Ste #101 City, State, Zip Kalispell, MT 59901 Email Address doug.peppmeier@tdhengineering.com List ALL owners (any individual or other entity with an ownership interest in the property): Mark Joseph Schwager Legal Description (please provide a full legal description for the property and attach a copy of the most recent deed): See attached. C/ 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. KALISPELL Development Services Department 2011st Avenue East Kalispell, MT 59901 Phone (406) 758-7940 GENERAL DESCRIPTION OF SUBDIVISION: Number of lots or rental spaces 39 Total Acreage in subdivision 10.009 Total Acreage in lots 6,884 Minimum size of rots or spaces 0.138 Total Acreage in streets or roads 2.726 Maximum size of lots or spaces 0.405 Total acreage In parks, open spaces andlor common spaces 0.309 PROPOSED USE(S) AND NUMBER OF ASSOCIATED LOTSISPACES: Single Family 39 Townhouse Mobile homelRV Park Commercialllndustrial Multi -family Other APPLICABLE ZONING DESIGNATION & DISTRICT: City of Kalispell - R-3 ESTIMATE OF MARKET VALUE BEFORE IMPROVEMENTS: $1,000,000 PROPOSED EROSIONISEDIMENT CONTROL; "Best Management Practices" silt fence, Wattles, etc. ARE ANY SUBDIVISION VARIANCES REQUESTED? NO (YESINO) If yes please complete a separate subdivision variance application APPLICATION PROCESS (appi(catlon must be received and accepted by the Kalispell Planning Department 35 days prior to the Planning Board hearing) Apre-application meeting with the planning staff Is required. 1. Completed preliminary plat application 2. Copy of pre -application meeting form and any required submittals listed on the form 3. One reproducible set of supplemental information. (See appendix A of the Subdivision Regulations) 4. One reduced size copy of the preliminary plat not to exceed 11"xl7" in size 5. Electronic copy of the application materials, including the preliminary plat, either copied onto a disk or emailed to planning@kalispell.cnm (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. T. 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 + $250 per space 5 or fewer spaces $400 + $125 per space Amended Preliminary Plat amendment to conditions only $400 base fee re-oonfgured 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. 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V-- i r k I( L1 D LAND RECORD VICINITY MAP �I+ r � li II COS 1500 COS 1730 a COS 21856 COS 5572 SUBJECT TRACT f#+ PARCEL B OF COS 1500 ' 7 LOT 1 1499 LOT 2 I t I \ COS 1499 k LOT 5 ' AMENDED SUBDIVISION I PLAT LOTS 1, 2 & 5 OF'r, KOENIG SUBDIVISION COS4487 1/21/2022, 10:14:18 AM 1:4,514 0 0.03 0.05 0.1 mi 0 Annexation Boundary Township Range 0 0.04 0.08 0.16 km Parcel Information Sections 0 Zoning (Outline & Labels) Esri Community Maps Contributors, ©OpenStreetMap, Microsoft, Esri Canada, Esri, HERE, Garmin, SafeGraph, INCREMENT P, METI/NASA, USGS, Bureau of Land Management, EPA, NPS, US Census Bureau, USDA, Maxar Web AppBuilder for ArcGIS Maxar I See web site for license constraints. I FGDC Cadastral Subcommittee I Credit given to Flathead County GIS would be appreciated when deriving products from this data. I Flathead County January 17, 2021 City of Kalispell _ Planning Department Attn: Jarod Nygren, Development Services Director 201 1st Avenue East Kalispell, MT 59901 RE: QUAIL MEADOWS SUDIVISION Director Nygren, As legal owner of Tract 4BA and Tract 4CC located in Lot 3 of Section 18, Township 29 North, Range 21 West, Principal Meridian, Montana, City of Kalispell, also shown as Parcel 3 on Certificate of Survey #1500, Records of Flathead County, 1 do hereby give my permission to Quail Meadows, LLC to proceed with the subdivision and zone change processes on said property. Sincerely, Mark Joseph Schwager Owner a � I w - = HP LL r Y LL � w o-' jw W dw N N N O C � L 0 � Pine Grove Ln s w •q W � F fn W&L 1. - -, - IIIL L_ Q @92@@ 4 + �r w 1`�r rlp 1#_ . 1 AM t N £6 enn4B!H sh L FA � a � C y �U CD � Lo z E E Y Q U W W M Z Q S W °W � a z Z a m ° `m W n Q U 4 W N NLU =' N � z o Lo n s 0 M o o w C) � N � Q � cN M (M N C� LU o W S = U UN O O W m W — U) ON CD M LO O N N C) N N N 0 U N m 3 U) X a 2 } q k � � \ \ { ( m z k § ■ \\ )I /) § & � lil \ t { / Page 1 of 1 BigSky. Big Land. Bigl listor}. M. January 21, 2022 Doug Kauffman TD&H Engineering 450 Corporate Drive, Suite 101 Kalispell MT 59901 RE: QUAIL MEADOWS 39 LOT SUBDIVISION, FLATHEAD COUNTY. SHPO Project #: 2022012103 Dear Mr. Kauffman: I have conducted a cultural resource file search for the above -cited project located in Section 18, T29N R21W. According to our records there have been no previously recorded sites within the designated search locale. The absence of cultural properties in the area does not mean that they do not exist but rather may reflect the absence of any previous cultural resource inventory in the area, as our records indicated only a few. I've attached a list of these reports. If you would like any further information regarding these reports you may contact me at the number listed below It is SHPO's position that any structure or cultural resource over fifty years of age is considered historic and is potentially eligible for listing on the National Register of Historic Places. If any structures, or resources, are within the Area of Potential Effect, and are over fifty years old, we would recommend that they be recorded, and a determination of their eligibility be made prior to any disturbance taking place. As long as there will be no disturbance or alteration to structures over fifty years of age, we feel that there is a low likelihood cultural properties will be impacted. We, therefore, feel that a recommendation for a cultural resource inventory is unwarranted at this time. However, should structures need to be altered or if cultural materials be inadvertently discovered during this project, we would ask that our office be contacted, and the site investigated. If you have any further questions or comments, you may contact me at (406) 444-7767 or by e-mail at dmurdo@mt.gov. I have attached an invoice for the file search. Thank you for consulting with us. Sincerely, Damon Murdo Cultural Records Manager State Historic Preservation Office File: LOCAL/SUBDIVISIONS/2022 file:///C:/Users/dj k/AppData/Local/Temp/XPgrpwise/61EADDC7tdhinctdhincpo 10017178... 1/31/2022 450 Corporate Dr., Suite 101 Kalispell, MT 59901 CLIENT 1 TD& Engineering 4 06.7 51.5246 tdhengineering.com REPORT OF GEOTECHNICAL INVESTIGATION Quail Meadows Subdivision, LLC PO Box 206 Lakeside, MT 59922 ENGINEER Craig Nadeau, PE craig.nadeau@tdhengineering.com MONTANA I WASHINGTON IDAHO NORTH DAKOTA PENNSYLVANIA Table of Contents 1.0 EXECUTIVE SUMMARY......................................................................................................... 1 2.0 INTRODUCTION..................................................................................................................... 2 2.1 Purpose and Scope.......................................................................................................... 2 2.2 Project Description........................................................................................................... 2 3.0 SITE CONDITIONS.................................................................................................................. 3 3.1 Geology and Physiography.............................................................................................. 3 3.2 Subsurface Conditions..................................................................................................... 3 3.2.1 Soils...........................................................................................................................3 3.2.2 Ground Water........................................................................................................... 4 4.0 ENGINEERING ANALYSIS..................................................................................................... 5 4.1 Site Grading and Excavations.......................................................................................... 5 4.2 Preliminary Foundation Assessment............................................................................... 5 4.3 Culverts & Drainage Structures....................................................................................... 5 4.4 Exterior Concrete Flatwork.............................................................................................. 6 4.5 Pavements....................................................................................................................... 6 5.0 RECOMMENDATIONS...........................................................................................................8 5.1 Site Grading and Excavations.......................................................................................... 8 5.2 Pavements....................................................................................................................... 9 5.3 Continuing Services....................................................................................................... 10 6.0 SUMMARY OF FIELD AND LABORATORY STUDIES....................................................... 11 6.1 Field Explorations........................................................................................................... 11 6.2 Laboratory Testing......................................................................................................... 11 7.0 LIMITATIONS........................................................................................................................13 Quail Meadows Subdivision Table of Contents Kalispell, Montana i APPENDIX ♦ Test Pit Location Map (Figure 1) ♦ Logs of Exploratory Test Pits (Figures 2 through 7) ♦ Laboratory Test Data (Figures 8 through 18) ♦ LTTPBind Online PG Asphalt Binder Analysis Summary ♦ Soil Classification and Sampling Terminology for Engineering Purposes ♦ Classification of Soils for Engineering Purposes Quail Meadows Subdivision Appendix Kalispell, Montana ii GEOTECHNICAL REPORT QUAIL MEADOWS SUBDIVISION KALISPELL, MONTANA 1.0 EXECUTIVE SUMMARY The Quail Meadows Subdivision is located on the north side of Tronstad Road approximately 0.2 miles east of its intersection with U.S. 93. The site appears to have encountered a thin layer of surficial topsoil overlying silty sand and sandy silt soils. Similar materials extend to depths of at least eight feet, the maximum depth investigated. The samples collected were evaluated in our laboratory to obtain soil classifications and properties necessary to provide recommendations for the civil design aspects of the development. Per your request, we have also provided a preliminary engineering assessment of the potential foundation systems for this development; however, additional site investigation is required prior to foundation design and construction to evaluate settlement and collapse potential as well as suitable bearing pressures for use in foundation design. Samples needed for these types of analyses were not collected during the investigation; thus, we were unable to evaluate critical aspects of foundation performance or design as part of our scope of services. Evaluation of these factors was not included as a part of our scope of services and warrants future consideration. Quail Meadows Subdivision Executive Summary Kalispell, Montana Page 1 2.0 INTRODUCTION 2.1 Purpose and Scope This report presents the results of our geotechnical study for the Quail Meadows Subdivision to be located on the north side of Tronstad Road approximately 0.2 miles east of U.S. 93. The purpose of the geotechnical study is to determine the general surface and subsurface conditions at the proposed site and to develop geotechnical engineering recommendations for design of the site development aspects of this project. This report describes the field work and laboratory analyses conducted for this project, the surface and subsurface conditions encountered, and presents our recommendations for the related site development. Our field work included excavating six test pits across the proposed site. Samples were obtained from the test pits and returned to our Great Falls laboratory for testing. Laboratory testing was performed on selected soil samples to determine engineering properties of the subsurface materials. The information obtained during our field investigations and laboratory analyses was used to develop recommendations for the design of the proposed foundation systems. 2.2 Project Description At this time, limited information is available regarding the proposed development; however, the preliminary site layout indicates forty single-family residential lots are anticipated for the development. Asphalt paved access roads are anticipated throughout the development area. The configuration or size of the structures which may be built within the development is not known at this time. Quail Meadows Subdivision Introduction Kalispell, Montana Page 2 3.0 SITE CONDITIONS 3.1 Geology and Physiography The site is located to the west of the Flathead River in an area comprised of glacial lake deposits (Qgl). The glacial lake deposits are generally comprised of light brown laminated silt, fine-grained sand, and clay. Similar glacial lake deposits generally overlie Quaternary -aged gravel deposits ranging from pebble to boulder size and including sand, silt, and clay. These gravel deposits are dominantly alluvial terrace, abandoned channel and floodplain, remnant alluvial fan, and local glacial outwash. 9 - - �gd r Horse alr , r ' Approximate ' + Ypg ite Loca 'on r r + gl L { �r--� Iispo - res 011, Geologic Map of Montana, Edition 1.0 (2007) Montana Bureau of Mines & Geology 3.2 Subsurface Conditions 3.2.1 Soils The subsurface soil conditions appear to be relatively consistent based on the exploratory excavating and soil sampling. In general, the subsurface soil conditions encountered consist of a thin layer of surficial topsoil overlying silty sand and sandy silt soils. The topsoil was visually classified as sandy silt and extends to depths of 7 to 15 inches. Five of the six test pits encountered primarily silty sand beneath the overlying topsoil extending to depths of 6.0 to 8.0 feet. Test pit TP-5 and a thin layer in TP-6 (1.7 to 3.2 feet) exhibited an increase in silt and was visually classified as sandy silt. In TP-5, the sandy silt appears to extend throughout the investigation depth of 7.5 feet. Based on the field investigation, this sandy silt soil appears to be isolated to the northeastern portion of the site. Quail Meadows Subdivision Site Conditions Kalispell, Montana Page 3 The subsurface soils are described in detail on the enclosed test pit logs and are summarized below. The stratification lines shown on the logs represent approximate boundaries between soil types and the actual in situ transition may be gradual vertically or discontinuous laterally. SILTY SAND Most of the surficial materials consisted of silty sand. These materials have the potential to be collapsible when exposed to water and warrant additional evaluation prior to construction of building foundations. Four samples of the silty sand were tested and contained less than 0.5 percent gravel, between 53 and 83 percent sand, and between 16 and 47 percent fines (silt and clay). One of these samples was also determined to be granular and non -plastic. The natural moisture contents for this material varied from 7 to 10 percent. A bulk sample of silty sand was tested in our laboratory to evaluate its strength as a subgrade beneath pavement sections. An initial proctor test was performed in accordance with ASTM D698 to establish the maximum dry density and optimum moisture. This test indicated a maximum dry density of 101.4 pcf at an optimum moisture content of 17.0 percent. The same sample was tested in accordance with ASTM D1883 to measure the compacted California Bearing Ratio (CBR) of the material. This test incorporates a 96-hour soaking period to replicate subgrade saturation conditions after initial construction. The test resulted in a design CBR value of 12.4 percent when compacted to at least 95 percent of the maximum dry density for the material. The silty sand also exhibits a slightly basic pH of 8.6 and a high resistivity of 16,667 ohm -centimeters. SANDY SILT Sandy silt was observed in TP-5 and a thin layer in TP-6 below the surficial topsoil. The This material is anticipated to be somewhat compressible; however, testing for soil compressibility was not included in our scope of work. A single sample of the material was tested and contained no gravel, 36.3 percent sand, and 63.7 percent fines (silt and clay). This sample was also found to be granular and non -plastic. Natural moisture contents for the sandy silt varied from 12 to 17 percent. The sandy silt also exhibits a slightly basic pH of 8.9 and a high resistivity of 13,793 ohm -centimeters. 3.2.2 Ground Water Ground water was not encountered within the test pits to depths ranging from 6.0 to 8.0 feet below the ground surface. The presence or absence of observed ground water may be directly related to the time of the subsurface investigation. Numerous factors contribute to seasonal ground water occurrences and fluctuations, and the evaluation of such factors is beyond the scope of this report. Quail Meadows Subdivision Site Conditions Kalispell, Montana Page 4 4.0 ENGINEERING ANALYSIS 4.1 Site Grading and Excavations Based on our field work, primarily silty sand with lesser amounts of sandy silt are expected in foundation and utility excavations to the depths anticipated. Based on the test pits, ground water is not anticipated at depths above 8.0 feet; however, occasional pockets of trapped or perched ground water associated with recent precipitation cannot be ruled out. 4.2 Preliminary Foundation Assessment Considering the subsurface conditions encountered, we anticipate conventional shallow foundations to be suitable for most residential structures depending on the type of construction and anticipated foundation loads. The soils present may exhibit settlement or collapse potential which has not been evaluated to date. Such conditions can be detrimental to structures if differential movements are excessive; thus, additional investigation is warranted prior to building construction to fully evaluate the properties of the subsurface soils, identify potential settlement, or collapse concerns, and provide suitable foundation design recommendations to control foundation displacements to within acceptable levels. Subgrade improvements may be warranted depending on the results of future investigations; however, based on the information obtained from our laboratory testing, we do not believe that the conditions will preclude the use of any typical building configurations (i.e. basement, crawlspace, slab -on -grade). The performance and allowable settlement of the proposed construction will be a primary factor in the selection of the appropriate bearing pressure for use in foundation design. These factors have yet to be evaluated and will warrant additional site investigation and laboratory testing focused on each individual structure. We advise that site specific geotechnical investigations be performed on a lot -by -lot basis to assess the local subsurface conditions combined with the proposed construction for that particular site to provide suitable foundation recommendations. TD&H Engineering has the local engineering staff and testing abilities to conduct the additional investigations and laboratory testing necessary to provide detailed foundation recommendations. We would be pleased to assist with the continued evaluation of the proposed foundation systems for this subdivision. 4.3 Culverts & Drainage Structures The on -site soils exhibit slightly basic pH levels and relatively high resistivities which are favorable for the use of corrugated metal pipe structures for culverts. The estimated time to perforation of a standard 18-gage galvanized steel pipe when constructed within the native soils is greater than 100 years without the need for any protective coatings. Additionally, the high resistivities are indicative of low soluble sulfate levels within the soils; sulfates are generally problematic for buried concrete structures. Thus, based on the laboratory testing performed, the use of either corrugated metal Quail Meadows Subdivision Engineering Analysis Kalispell, Montana Page 5 pipe (CMP) or reinforced concrete pipe (RCP) is considered suitable for this site without the need for any specialized protective measures. 4.4 Exterior Concrete Flatwork The natural on -site soils, exclusive of topsoil, are considered suitable to support lightly to moderately loaded, exterior slab -on -grade construction associated with sidewalks, valley gutters, and other civil development features. A leveling course of granular fill directly beneath the concrete is recommended to provide a structural cushion, a capillary -break from the subgrade, and a drainage medium. All native soils, subgrade or fill, beneath concrete structures should be compacted prior to the placement of the cushion course gravels to minimize construction disturbances and potential settlement of the concrete. Typical construction utilizes four to six inches of compacted granular fill beneath exterior flatwork applications and similar systems are considered adequate for this site. 4.5 Pavements A pavement section is a layered system designed to distribute concentrated traffic loads to the subgrade. Performance of the pavement structure is directly related to the physical properties of the subgrade soils and the magnitude and frequency of traffic loadings. Pavement design procedures are based on strength properties of the subgrade and pavement materials, along with the design traffic conditions. Traffic information was not available at the time of this report; however, we have assumed that traffic for the roads in the development will be limited to passenger -type vehicles with occasional mid -size truck traffic (FHWA Class VI or smaller) associated with deliveries, trash collection, and other services of the residents. The anticipated subgrade material is silty sand, which was the dominant soil type; however, areas of sandy silt may also be encountered. Depending on their fines content, the silty sands observed across the site generally classify as A-2-4 or A-4 soils in accordance with the American Association of State Highway and Transportation Officials (AASHTO) classification. AASHTO considers this soil category to be a good to fair subgrade but can exhibit some reduced drainage properties, moisture sensitivity, and frost susceptibility especially at elevated fines content. Typical California Bearing Ratio (CBR) values for this type of soil range from 10 to 20 percent when properly compacted during construction, which was confirmed by laboratory testing which measured a CBR value of 12.4 percent. To achieve this level of subgrade strength, the subgrade must be properly compacted during construction, which may require scarification and moisture conditioning. Any fill should be selected, placed, and compacted in accordance with our recommendations. A geotextile is recommended between the pavement section gravels and the compacted subgrade to provide separation; thus, preventing the upward migration of fines and the loss of aggregate into the subgrade. This will help to prolong the structural integrity and performance of the pavement section. Recommendations for suitable separation geotextiles are provided below. Quail Meadows Subdivision Engineering Analysis Kalispell, Montana Page 6 The pavement section presented in this report is based on the laboratory measured CBR value of 12.4 percent, assumed traffic loadings, recommended pavement section design information presented in the Asphalt Institute and AASHTO Design Manuals, and our past pavement design experience in Kalispell. Quail Meadows Subdivision Engineering Analysis Kalispell, Montana Page 7 5.0 RECOMMENDATIONS 5.1 Site Grading and Excavations C. All topsoil and organic material should be removed from the proposed development areas. For planning purposes, a stripping thickness of 7 to 15 inches should be adequate to remove most of the detrimental organics. Occasional roots will not be detrimental; however, abundant root material can cause issues with the performance of pavement systems and sidewalks. Thus, thicker stripping depths may be warranted in some areas and must be evaluated once actual stripping operations are performed. 2. All fill and backfill should be non -expansive, free of organics and debris and should be approved by the project geotechnical engineer. The on -site soils, exclusive of topsoil, appear to be suitable for use as general site grading fill on this project. Use as backfill or other structural applications have not been evaluated at this time and need consideration during future site investigations and design reports. All site grading fill should be placed in uniform lifts not exceeding 8 inches in thickness. Granular materials associated with the pavement section may utilize a maximum lift thickness of 12 inches. All materials compacted using hand compaction methods or small walk -behind units (i.e. backfill around manholes, small trenches, or other structures) should utilize a maximum lift thickness of 6 inches to ensure adequate compaction throughout the lift. All fill and backfill shall be moisture conditioned to near the optimum moisture content and compacted to the following minimum percentages of the maximum dry density determined by a standard proctor test which is outlined by ASTM D698 or equivalent (e.g. ASTM D4253-D4254). a) Subgrade Below Pavement Systems .......................................... 95% b) Base Course Below Pavement Systems .................................... 95% c) General Landscaping or Nonstructural Areas ............................. 92% For your consideration, verification of compaction requires laboratory proctor tests to be performed on a representative sample of the soil prior to construction. These tests can require up to one week to complete (depending on laboratory backlog), and this should be considered when coordinating the construction schedule to ensure that delays in construction or additional testing expense is not required due to laboratory processing times or rush processing fees. Quail Meadows Subdivision Recommendations Kalispell, Montana Page 8 5.2 Pavements 3. The following pavement section or an approved equivalent section should be selected in accordance with the discussions in the Engineering Analysis. This section is suitable for all pavement applications within the development when the subgrade can be compacted to the minimum requirements outlined in Item 2 above. Local jurisdictional requirements may require alternative pavement sections to be utilized based on minimum design requirements for the area. Pavement .. - I Asphaltic Concrete Pavement Thickness 3" Crushed Base Course 12" Geotextile Separation (Item 6) Total 15" 4. The material properties for the crushed base courses shall conform to Section 02235 of the Montana Public Works Standard Specifications (MPWSS). All gradations outlined in this specification are acceptable based on the local availability and contractor preference. 5. Where the existing grades will be raised more than the thickness of the pavement section, all fill should be placed, compacted, and meet the general requirements given in Item 2 above. 6. A separation geotextile is recommended between the pavement section and the prepared subgrade to prevent the migration of fines upward into the gravel and the loss of aggregate into the subgrade. A Mirafi 180N or equivalent geotextile is appropriate. 7. Ideally, the asphaltic cement utilized on this project would be a Performance Graded (PG) binder having the following minimum high and low temperature values based on the desired pavement reliability. Reliability Min. High Min. Low Ideal Oil Grade Temp Rating Temp Rating Quail Meadows Subdivision Recommendations Kalispell, Montana Page 9 For most low volume roadway applications, a 50 percent reliability is considered sufficient. For this reliability level, a PG 58-28 grade oil is recommended as this is anticipated to be the most commonly available product to provide suitable low temperature resistance to thermal cracking. The use of a PG 58-34 oil would provide higher reliability and improved thermal cracking resistance; however, it will also likely result in higher construction costs associated with a specialized asphalt binder which is not commonly utilized by Kalispell suppliers. 5.3 Continuing Services Three additional elements of geotechnical engineering service are important to the successful completion of this project. 8. Consultation between the geotechnical engineer and the design professionals during the design phases is highly recommended. This is important to ensure that the intentions of our recommendations are incorporated into the design, and that any changes in the design concept considerthe geotechnical limitations dictated by the on -site subsurface soil and ground water conditions. 9. Observation, monitoring, and testing during construction is required to document the successful completion of all earthwork and foundation phases. A geotechnical engineer from our firm should be retained to observe the excavation, earthwork, and foundation phases of the work to determine that subsurface conditions are compatible with those used in the analysis and design. 10. During site grading, placement of all fill and backfill should be observed and tested to confirm that the specified density has been achieved. We recommend that the Owner maintain control of the construction quality control by retaining the services of an experienced construction materials testing laboratory. We are available to provide construction inspection services as well as materials testing of compacted soils and the placement of Portland cement concrete and asphalt. In the absence of project specific testing frequencies, TD&H recommends the following minimum testing frequencies be used: Compaction Testing Adjacent to Drainage Structures Asphalt Paved Roads LF = Lineal Feet SF = Square Feet 1 Test per 25 LF of Structure per Side per Lift 1 Test per 1,500 SF of Subgrade 1 Test per 2,500 SF of Base Quail Meadows Subdivision Recommendations Kalispell, Montana Page 10 6.0 SUMMARY OF FIELD AND LABORATORY STUDIES 6.1 Field Explorations The field exploration program was conducted on January 6, 2022. A total of six test pits were excavated to depths ranging from 6.0 to 8.0 feet at the locations shown on Figure 1 to observe subsurface soil and ground water conditions. The tests pits were excavated by Watson Excavation using a Kubota E5 mini -excavator. The subsurface exploration and sampling methods used are indicated on the attached test pit logs. The test pits were logged by Andrew Ferris of TD&H Engineering. Composite samples of the subsurface materials were taken from the excavated spoils at discrete sampling locations. Logs of all soil test pits, which include soil descriptions, and sample depths are presented on figures 2 through 7. No evidence of ground water was encountered. Excavation equipment remained dry, free water was not observed on excavated spoils, and no visible water or seepage was observed in the open excavation. 6.2 Laboratory Testing Samples obtained during the field exploration were returned to our materials laboratory where they were observed and visually classified in general accordance with ASTM D2487, which is based on the Unified Soil Classification System. Representative samples were selected for testing to determine the engineering and physical properties of the soils in general accordance with ASTM or other approved procedures. Tests Conducted: To determine: Natural Moisture Content Representative moisture content of soil at the time of sampling. Grain -Size Distribution Particle size distribution of soil constituents describing the percentages of clay/silt, sand, and gravel. Select samples also included hydrometer analyses to differentiate between silt and clay size particles based on variations in the sedimentation rate of the materials. Atterberg Limits A method of describing the effect of varying water content on the consistency and behavior of fine-grained soils. Resistivity and pH The combination of these properties provides a measure of a soil's potential to corrode metal. Moisture -Density Relationship A relationship describing the effect of varying moisture content and the resulting dry unit weight at a given Quail Meadows Subdivision Summary of Field & Laboratory Studies Kalispell, Montana Page 11 compactive effort. Provides the optimum moisture content and the maximum dry unit weight. Also called a Proctor Curve. California Bearing Ratio The measure of a subgrade's or granular base's ability to resist deformation due to penetration during a saturated condition. Used to assist in pavement thickness designs. The laboratory testing program for this project consisted of 12 moisture -visual analyses, 5 sieve (grain -size distribution) analyses, and 2 Atterberg Limits analyses. The results of the water content analyses are presented on the test pit logs, Figures 2 through 7. The grain -size distribution curves and Atterberg limits are presented on Figures 8 through 14. In addition, two pH and resistivity tests, one proctor (moisture -density) test, and one California Bearing Ratio (CBR) test were performed. The CBR and moisture density relationships are shown on Figures 15 and 16. The results of the chemical analyses are included in the Appendix as Figures 17 and 18 and discussed within the body of the report. Quail Meadows Subdivision Summary of Field & Laboratory Studies Kalispell, Montana Page 12 7.0 LIMITATIONS This report has been prepared in accordance with generally accepted geotechnical engineering practices in this area for use by the client for design purposes. The findings, analyses, and recommendations contained in this report reflect our professional opinion regarding potential impacts the subsurface conditions may have on the proposed project and are based on site conditions encountered. Our analysis assumes that the results of the exploratory test pits are representative of the subsurface conditions throughout the site, that is, that the subsurface conditions everywhere are not significantly different from those disclosed by the subsurface study. Unanticipated soil conditions are commonly encountered and cannot be fully determined by a limited number of soil test pits and laboratory analyses. Such unexpected conditions frequently require that some additional expenditures be made to obtain a properly constructed project. Therefore, some contingency fund is recommended to accommodate such potential extra costs. The recommendations contained within this report are based on the subsurface conditions observed in the test pits and are subject to change pending observation of the actual subsurface conditions encountered during construction. TD&H cannot assu me responsibility or liability for the recommendations provided if we are not provided the opportunity to perform limited construction inspection and confirm the engineering assumptions made during our analysis. A representative of TD&H should be retained to observe all construction activities associated with subgrade preparation, foundations, and other geotechnical aspects of the project to ensure the conditions encountered are consistent with our assumptions. Unforeseen conditions or undisclosed changes to the project parameters or site conditions may warrant modification to the project recommendations. Long delays between the geotechnical investigation and the start of construction increase the potential for changes to the site and subsurface conditions which could impact the applicability of the recommendations provided. If site conditions have changed because of natural causes or construction operations at or adjacent to the site, TD&H should be retained to review the contents of this report to determine the applicability of the conclusions and recommendations provide considering the time lapse or changed conditions. Misinterpretation of the geotechnical information by other design team members is possible and can result in costly issues during construction and with the final product. Our geotechnical engineers are available upon request to review those portions of the plans and specifications which pertain to earthwork and foundations to determine if they are consistent with our recommendations and to suggest necessary modifications as warranted. This service was not included in the original scope of the project and will require additional fees for the time required for specification and plan document review and comment. In addition, TD&H should be involved throughout the construction process to observe construction, particularly the placement and compaction of all fill, preparation of all foundations, and all other geotechnical aspects. Retaining the geotechnical engineer who prepared your geotechnical report to provide construction observation is the most effective method of managing the risks associated with unanticipated conditions. Quail Meadows Subdivision Limitations Kalispell, Montana Page 13 This report was prepared for the exclusive use of the owner and architect and/or engineer in the design of the subject facility. It should be made available to prospective contractors and/or the contractor for information on factual data only and not as a warranty of subsurface conditions such as those interpreted from the test pit logs and presented in discussions of subsurface conditions included in this report. Prepared by: �raq' Nadeau PE & Principal Geotechnical Manager TD&H ENGINEERING Reviewed by: Peter KI Geotechnicalineer TD&H ENGINEERING Quail Meadows Subdivision Kalispell, Montana Limitations Page 14 �0� cy0O.�� � �v NOISI— —I �32J w0�6��aa�l6�auP/ ® ' 6uuVaM�aul6u3 V G1 m o 3�= w 6 0 o o= o o LL dVW lid 1S31 NOIlVE)I 3/�NI Ib OINHO3103°J o f m m w w m N 60 665 1W 'll3dSlltlN NOISIAIGenS SMOGV3W iivnO O = 0SURFACE QD SURFACE: Sr10W Covered Native Grasses ELEVATION: Not Measured SOIL DESCRIPTION p W z w D OQ w 0 0 w a 2 U)i w 0 MOISTURE CONTENT • = MOISTURE CONTENT 0 10 20 30 40 50 TOPSOIL: Sandy SILT, relatively loose, brown, frozen, organics Silty SAND, relatively loose, light brown, frozen to approx. 22 inches, moist below, trace organics 0.8 6.0 0 1.5 3 4.5 6 7.5 9 10.5 Bottom of Test Pit Ground water not encoun- tered LEGEND Atterbere_ Limits Field Moisture content Plostic Limit Groundwater Level In•51fu Water Content Z Grab/composite sample Liquid Limit �3H Y Ir1CIeX GNP = Granular and Nonplastic Note: The stratification lines represent approximate boundaries between soil types. Actual boundaries may be gradual or transitional. LOG OF TEST PIT TP-I Quail Meadows Subdivision Kalispell, Montana Logged by: Andrew Ferris Excavated by: Watson Excavation Kubota E5 January 6 2022 K21-111-001 THONIAS• DEAN & H0S1i,lNS� LAC W�L Yk, W oC•GCU[VH�IL jAMiN. Figure No. 2 Sheet 1 of 1 O = 0SURFACE QD SURFACE: Sr10W Covered Native Grasses ELEVATION: Not Measured SOIL DESCRIPTION p W z w D OQ w 0 0 w a 2 U)i w 0 MOISTURE CONTENT • = MOISTURE CONTENT 0 10 20 30 40 50 TOPSOIL: Sandy SILT, relatively loose, brown, frozen, organics ---------------------- Silty SAND, relatively loose, light brown, frozen to approx. 22 inches, moist below, trace organics 1.0 -- 6.5 0 1.5 3 4.5 6 7.5 9 10.5 Bottom of Test Pit Ground water not encoun- tered EL LEGEND Atterbere_ Limits Field Moisture content Plostic Limit Groundwater Level In•51fu Water Content Z Grab/composite sample Liquid Limit �3H Y Ir1CIeX GNP = Granular and Nonplastic Note: The stratification lines represent approximate boundaries between soil types. Actual boundaries may be gradual or transitional. LOG OF TEST PIT TP-2 Quail Meadows Subdivision Kalispell, Montana Logged by: Andrew Ferris Excavated by: Watson Excavation Kubota E5 January 6 2022 K21-111-001 THONIAS. DEAN & H051i,1NS� LAC W�L Yk, W oC•GCU[VH�IL jAMiN. Figure No. 3 Sheet 1 of 1 O = 0SURFACE QD SURFACE: Sr10W Covered Native Grasses ELEVATION: Not Measured SOIL DESCRIPTION p W z w D OQ w 0 0 w a 2 U)i w 0 MOISTURE CONTENT • = MOISTURE CONTENT 0 10 20 30 40 50 TOPSOIL: Sandy SILT, relatively loose, brown, frozen, organics Silty SAND, relatively loose, light brown, frozen to approx. 22 inches, moist below, trace organics - See Figures 15 and 16 for composite proctor and CBR. Figure 17 for chemical test result. - Granular, Non -Plastic 0.8 6.8 0 1.5 3 4.5 6 7.5 9 10.5 Bottom of Test Pit Ground water not encoun- tered LEGEND Atterbere_ Limits Field Moisture content Plostic Limit Groundwater Level In•51fu Water Content Z Grab/composite sample Liquid Limit �3H Y Ir1CIeX GNP = Granular and Nonplastic Note: The stratification lines represent approximate boundaries between soil types. Actual boundaries may be gradual or transitional. LOG OF TEST PIT TP-3 Quail Meadows Subdivision Kalispell, Montana Logged by: Andrew Ferris Excavated by: Watson Excavation Kubota E5 January 6 2022 K21-111-001 THONIAS. DEAN & H051i,1NS� LAC W�L Yk, W oC•GCU[VH�IL jAMiN. Figure No. 4 Sheet 1 of 1 O = 0SURFACE QD SURFACE: Sr10W Covered Native Grasses ELEVATION: Not Measured SOIL DESCRIPTION p W z w D OQ w 0 0 w a 2 U)i w 0 MOISTURE CONTENT • = MOISTURE CONTENT 0 10 20 30 40 50 TOPSOIL: Sandy SILT, relatively loose, brown, frozen, organics ---------------------- Silty SAND, relatively loose, light brown, frozen to approx. 22 inches, moist below, trace organics - See Figures 15 and 16 for composite proctor and CBR. Figure 17 for chemical test result. - Granular, Non -Plastic 0.6 -- 7.2 0 G 1.5 3 4.5 6 7.5 9 10.5 Bottom of Test Pit Ground water not encoun- tered LEGEND Atterbere_ Limits Field Moisture content Plostic Limit Groundwater Level In•51fu Water Content Z Grab/composite sample Liquid Limit �3H Y Ir1CIeX GNP = Granular and Nonplastic Note: The stratification lines represent approximate boundaries between soil types. Actual boundaries may be gradual or transitional. LOG OF TEST PIT TP-4 Quail Meadows Subdivision Kalispell, Montana Logged by: Andrew Ferris Excavated by: Watson Excavation Kubota E5 January 6 2022 K21-111-001 THODIAS. DEAN & H051i,1NS� LAC W�L Yk, W oC•GCU[VH�IL jAMiN. Figure No. 5 Sheet 1 of 1 O = 0SURFACE QD SURFACE: Sr10W Covered Native Grasses ELEVATION: Not Measured SOIL DESCRIPTION p W z w D OQ w 0 0 w a 2 U)i w 0 MOISTURE CONTENT • = MOISTURE CONTENT 0 10 20 30 40 50 TOPSOIL: Sandy SILT, relatively loose, brown, frozen, organics ---------------------- Sandy SILT, relatively loose, light brown, frozen to approx. 22 inches, moist below, trace organics 1.2 -- 7.5 0 1.5 3 4.5 6 7.5 9 10.5 Bottom of Test Pit Ground water not encoun- tered LEGEND Atterbere_ Limits Field Moisture content Plostic Limit Groundwater Level In•51fu Water Content Z Grab/composite sample Liquid Limit �3H Y Ir1CIeX GNP = Granular and Nonplastic Note: The stratification lines represent approximate boundaries between soil types. Actual boundaries may be gradual or transitional. LOG OF TEST PIT TP-5 Quail Meadows Subdivision Kalispell, Montana Logged by: Andrew Ferris Excavated by: Watson Excavation Kubota E5 January 6 2022 K21-111-001 THONIAS. DEAN & H051i,1NS� LAC W�LYk, W oC•G CU[V1LIL j'i\YiBu Figure No. 6 Sheet 1 of 1 O = 0SURFACE QD SURFACE: Sr10W Covered Native Grasses ELEVATION: Not Measured SOIL DESCRIPTION p W z w D OQ w 0 0 w a 2 U)i w 0 MOISTURE CONTENT • = MOISTURE CONTENT 0 10 20 30 40 50 TOPSOIL: Sandy SILT, relatively loose, brown, frozen, organics ---------------------- Silty SAND, relatively loose, brown, frozen, trace organics Sandy SILT, appears loose to medium dense, light brown, moist - Granular, Non -Plastic Silty SAND, relatively loose, light brown, moist - See Figure 18 for chemical test result. 1.2 -- 1.7 3.2 8.0 0 1.5 S 4.5 6 7.5 g 10.5 Bottom of Test Pit Ground water not encoun- tered LEGEND Atterbere_ Limits Field Moisture content Plostic Limit Groundwater Level In•51fu Water Content Z Grab/composite sample Liquid Limit �3H Y hdex GNP = Granular and Nonplastic Note: The stratification lines represent approximate boundaries between soil types. Actual boundaries may be gradual or transitional. LOG OF TEST PIT TP-6 Quail Meadows Subdivision Kalispell, Montana Logged by: Andrew Ferris Excavated by: Watson Excavation Kubota E5 January 6 2022 K21-111-001 THONIAS. DEAN & H051i,1NS� LAC W�L Yk, W oC•GCU[VH�IL jAMiN. Figure No. 7 Sheet 1 of 1 100 90 80 70 60 50 40 30 20 10 n Particle Size Distribution Report _o_oo o 000 0 0't0 7 N M 7 (D N cD M N r r � \ M 3L 3L 3L 3L 3L 3L 100 10 1 0.1 0.01 0.001 0.0001 GRAIN SIZE mm. +Y % Gravel % Sand % Fines Coarse Fine Coarse Medium Fine Silt Clay 0.0 0.0 0.0 0.1 0.5 70.1 29.3 SIEVE SIZE PERCENT FINER SPEC.* PERCENT PASS? (X=NO) #4 100.0 #10 99.9 #20 99.8 #40 99.4 #60 91.8 #80 62.3 #100 47.2 #200 29.3 Material Description Silty SAND Atterbera Limits PL= LL= PI= Coefficients D90= 0.2434 D85= 0.2283 D60= 0.1756 D50= 0.1559 D30= 0.0854 D15= D10= CU= Cc= Classification USCS= SM AASHTO= Remarks Report No. A-24685-206 (no specification provided) Location: TP-1 Sample Number: A-24685 Depth: 0.8 - 4.0 ft Date: 1-12-2022 JMAs, DEAN & HOMNs, INC. Client: Quail Meadow Subdivision, LLC TD H�Txo£NGTNLERINGCONSULTANt'S Project: Quail Meadows Subdivision (� Kalispell Montana aaxwr r.,.ca-aozceawi.-r„iarat� xaorrrur► � xswraron W =G= o Project No: K21-111-001 Figure 8 Tested By: JB Checked By: 100 90 80 70 60 50 40 30 20 10 n Particle Size Distribution Report _o_oo o 000 0 CD CD 7 N M 7 (D N 0, cD M N r r � \ M 3L 3L 3L 3L 3L 100 10 1 0.1 0.01 0.001 0.0001 GRAIN SIZE - mm. % +3„ % Gravel % Sand % Fines Coarse Fine Coarse Medium Fine Silt Clay 0.0 0.0 0.0 0.0 0.4 57.1 42.5 SIEVE SIZE PERCENT FINER SPEC! PERCENT PASS? (X=NO) #4 100.0 #10 100.0 #20 99.8 #40 99.6 #60 96.3 #80 80.0 #100 67.0 #200 42.5 Material Description Silty SAND Atterbery Limits PL= LL= PI Coefficients Dgp= 0.2129 D85= 0.1943 D60= 0.1334 D50= 0.1039 D30= D15= D10= CU= Cc= Classification USCS= SM AASHTO= Remarks Report No. A-24687-206 11 (no specification provided) Location: TP-2 Sample Number: A-24687 Depth: 1.0 - 4.0 ft Date: 1-12-2022 1�TxoMII�iAS, DEAN & HOSKINS, INC. Client: Quail Meadow Subdivision, LLC T D O_H LNGINLLRGCONSULTAtM Project: Quail Meadows Subdivision O� mrwu Kalispell, Montana arsr i.cce - aozcY.w - ri.repn *. Project No: K21-111-001 Figure 9 f ,f Tested By: JB Checked By: 1Y 100 90 80 70 60 50 40 30 20 10 n Particle Size Distribution Report _o_oo 000 0 0�0 7 N M 7 (D N cD M \ \ 3L 3L 3L 3L 3L 3L 100 10 1 0.1 0.01 0.001 0.0001 GRAIN SIZE - mm. % +3„ % Gravel % Sand I % Fines Coarse Fine Coarse Medium Fine Silt Clay 0.0 0.2 0.0 0.1 0.3 82.5 16.9 SIEVE SIZE PERCENT FINER SPEC! PERCENT PASS? (X=NO) 2" 100.0 1.5" 99.8 1 " 99.8 3/4" 99.8 1 /2" 99.8 3/8" 99.8 #4 99.8 #10 99.7 #20 99.6 #40 99.4 #60 97.0 #80 76.7 #100 55.8 #200 16.9 Material Description Silty SAND Atterbery Limits PL= NP LL= NV PI= NP Coefficients Dgp= 0.2123 D85= 0.1973 D60= 0.1557 D50= 0.1419 D30= 0.1075 D15= D10= CU= cc - Classification USCS= SM AASHTO= A-2-4(0) Remarks Report No. A-24689/24691-206 11 (no specification provided) Location: TP-3 & TP-4 Sample Number: A-24689/24691 Depth: 0.8 - 4.0 ft Date: 1-12-2022 1�TxoMII�iAS, DEAN & HOSKINS, INC. Client: Quail Meadow Subdivision, LLC T D O_H LNGINLLRGCONSULTAtM Project: Quail Meadows Subdivision O� mrwu Kalispell, Montana arsr i.cce - aozcY.w - ri.repn *. �i�ox wu�m�o Project No: K21-111-001 Figure 10 ,f Tested By: MS/JB Checked By: f 1Y 100 90 80 70 60 50 40 30 20 10 n Particle Size Distribution Report _o_oo o 000 0 CD CD 7 N M 7 (D N I I I I t 1� I I I I cD M N r r � \ M 3L 3L 3L 3L 3L 100 10 1 0.1 0.01 0.001 0.0001 GRAIN SIZE - mm. % +3" % Gravel % Sand I % Fines Coarse Fine Coarse Medium Fine Silt Clay 0.0 0.0 0.0 0.0 0.1 36.2 63.7 SIEVE SIZE PERCENT FINER SPEC.* PERCENT PASS? (X=NO) #4 100.0 #10 100.0 #20 100.0 #40 99.9 #60 99.4 #80 97.4 #100 93.2 #200 63.7 Material Description Sandy SILT Atterbere Limits PL= LL= P1= Coefficients D90= 0.1360 D85= 0.1190 D60= D50= D30= D15= D10= CU= Cc= Classification USCS= ML AASHTO= Remarks Report No. A-24693-206 (no specification provided) Location: TP-5 Sample Number: A-24693 Depth: 1.2 - 4.0 ft Date: 1-12-2022 71 T 7r Txo,s, n�arr & HosrRvs, INC. Client: Quail Meadow Subdivision, LLC ENGINLLRIIiGCONSULTAfM Project: Quail Meadows Subdivision Kalispell, Montana arsr i.cce - aozcv.w - ri.rapn *. mrwu Project No: K21-111-001 Figure 11 Tested By: JB Checked By: �L� ( i — 100 90 80 70 60 50 40 30 20 10 n Particle Size Distribution Report _o_oo o 000 0 CD CD 7 N M 7 (D N cD M N r r � \ M 3L 3L 3L 3L 3L 3L 100 10 1 0.1 0.01 0.001 0.0001 GRAIN SIZE - mm. % +3„ % Gravel % Sand I % Fines Coarse Fine Coarse Medium Fine Silt Clay 0.0 0.0 0.0 0.1 0.4 52.6 46.9 SIEVE SIZE PERCENT FINER SPEC! PERCENT PASS? (X=NO) #4 100.0 #10 99.9 #20 99.9 #40 99.5 #60 96.0 #80 83.2 #100 72.3 #200 46.9 Material Description Silty SAND Atterbery Limits PL= LL= PI Coefficients Dgp= 0.2068 D85= 0.1859 D60= 0.1159 D50= 0.0845 D30= D15= D10= CU= Cc= Classification USCS= SM AASHTO= Remarks Report No. A-24695-206 11 (no specification provided) Location: TP-6 Sample Number: A-24695 Depth: 1.2 -1.7 ft Date: 1-14-2022 1�TxoMII�iAS, DEAN & HOSKINS, INC. Client: Quail Meadow Subdivision, LLC T D O_H LNGINLLRGCONSULTAtM Project: Quail Meadows Subdivision O� mrwu Kalispell, Montana arsr i.cce - aozcY.w - ri.repn *. Project No: K21-111-001 Figure 12 f ,f Tested By: WJC Checked By: 1Y 60 50 X 40 w 0 z 0 30 U) Q J a 20 10 0 0 40 36 32 28 z w 24 z bU 20 ry w Q 16 12 8 4 0 LIQUID AND PLASTIC LIMITS TEST REPORT Dashed line indicates the approximate / upper limit boundary for natural soils / / / / Oo, of G / / / / / / 01' / C G / ML or OL MH or OH 1 U 1U 3U 4U 5U bu /U bu 9u 1 UU 1 1 U LIQUID LIMIT 5 6 7 8 9 10 NUMBER OF BLOWS MATERIAL DESCRIPTION LL PL Silty SAND NV NP Project No. K21-111- Client: Quail Meadow Subdivision, LLC Project: Quail Meadows Subdivision Kalispell, Montana Location: TP-3 & TP-4 Sample Number: A-24689/24691 Depth: 0.8 - 4.0 ft THOMAS, DEAN & HOSICINS, INC. TD&H 1 EN G ME ERING CONSU LTAN TS 0�1- - 1p*C .ele r.KM N Tested By: JB Checked By: 20 25 30 40 PI %<#40 %<#200 USCS NP 99.4 16.9 SM Remarks: 0 Report No. A-24689-207 Date: 1-11-2022 13 60 s0 X 40 w z U 30 VI Q J a 20 10 0 0 40 36 32 28 z w 24 z 20 w a 16 12 LIQUID AND PLASTIC LIMITS TEST REPORT Dashed line indicates the approximate / upper limit boundary for natural soils / / / / Oo, of G / / / / 01' / o� / G L-mL ML MH or OH lu Zu 3u 40 5u 6u 7u 8u 9u 1uu flu LIQUID LIMIT 8 4 0 5 6 7 8 9 10 NUMBER OF BLOWS MATERIAL DESCRIPTION LL PL Sandy SILT NV NP Project No. K21-111- Client: Quail Meadow Subdivision, LLC Project: Quail Meadows Subdivision Kalispell, Montana Location: TP-6 Sample Number: A-24696 Depth: 1.7 - 3.2 ft TD& Z THOMAS, DEAN & HOSEINS, INC. ENGINEERING CONSULTANTS %, b8i�]'iu.�a-60x[[un-iwe.iePa-f.� xoRfAR� ![OCw1R wymm.p7pR I L[NlaMn ID1HG Tested By: JB Checked By: 20 25 30 40 PI %<#40 %<#200 USCS NP Remarks: 0 Report No. A-24696-207 Date: 1-12-2022 14 Moisture -Density Test Report 102.5 17.0% 101.4 c 101 99.5 U Q C d 98 96.5 ZAV for Sp.G. _ 95 2.65 3 8 13 18 23 28 33 Water content, % Test specification: ASTM D 698-12 Method A Standard Elev/ Depth Classification Nat. Moist. Sp.G. LL PI % > #4 % < No.200 USCS AASHTO 0.8 - 4.0 ft SM A-24(0) 2.65 NV NP 0.2 16.9 TEST RESULTS MATERIAL DESCRIPTION Maximum dry density = 101.4 pcf Optimum moisture = 17.0 % Silty SAND Project No. K21-111- Client: Quail Meadow Subdivision, LLC Project: Quail Meadows Subdivision Kalispell, Montana o Location: TP-3 & TP-4 Sample Number: A-24689/24691 Remarks: Report No. A-24689/24691-204 Date: 1-12-2022 Figure 15 TD&H THOMAS, DEAN & NOSIMS, INC. ENGINEERING COX SULTANTS GA AT rA L9-H0�-W.ISP%I.L YOi'L1fL eeve►xe r►taarazos Tested By: MS Checked By: ' BEARING RATIO TEST REPORT ASTM D 1883-16 750 CBR at 95% Max. Density = 12.4% for 0.10 in. Penetration 40 30 600 64 blows R Chi 20 CQ 20 blows U 10 V 450 10 blows 0 90 93 96 99 102 105 Molded Density (pcO 0 0 w w 300 a 150 0 0.2 0.3 0.4 0 0.1 0.5 Penetration Depth (in.) Molded Soaked C B R (%) Linearity u Surcharge Max. Density Percent of Moisture Density Percent of Moisture 0.10 in. 0.20 in. Correction (lb) Swell (pco Max. Dens. (1/0) (pco Max. Dens. (O/0) (in) (1/0) 1 0 93.2 91.9 16.0 93.2 91.9 23.2 7.5 8.8 0.015 10 0 2 0 97.5 96.2 15.9 97.5 96.1 21.2 14.2 16.4 0.006 10 0 3 ❑ 102.8 101.4 17.2 102.8 101.4 17.5 22.3 27.8 0.040 10 0 Material Description USCS Max. Dens. Optimum Moisture LL PI C Silty SAND SM 101.4 17.0 NV NP Project No: K21-111-001 Test Description/Remarks: Project: Quail Meadows Subdivision Kalispell, Montana ASTM D698 with 6-inch mold 96-hour soak prior to testing Location: TP-3 & TP-4 Sample Number: A-24689/24691 Depth: 0.8 - 4.0 ft Report No. A-24689/24691-210 Date: 1-19-2022 Date: 1-12-2022 THOMAS, DEAN & HOSKINS, INC. TDScHl1 ENCINEERiNC CONSULTANTS asux axu- eo�urt-•••,•^••, moxa �R �a Figure 16 1 REPORT OF SOIL pH and RESISTIVITY Thomas, Dean & Hoskins, Inc. T D "' H.1800 River Drive North Engineering - g Great Falls, Montana 59401 Telephone: (406) 761-3010 Fax: (406) 727-2872 Client: Quail Meadows Report Number: A-24689/24691-226 Subdivision, LLC Report Date: 1/12/2022 Attn: Howard Mann Project: Quail Meadows Address: PO Box 206 Project Number: K21-111-001 Lakeside, MT 59922 Sample Number: A-24689/24691 Date Sample Received: 1/10/2022 Sample Source: TP-3 / TP-4 (0.5 - 4.0 8) Technician: WJC Resistivity Results: Soil Conductivity 60 µ S Soil Resistivity. 16,667 Q-cm MDT 232-04 (Modified) Soil resistivity is determined by a complex interaction of many variables, and subsurface heterogeneity may not be reflected in this result. Other common methods for determination of electrical resistivity of soil in the laboratory and field include ASTM G57, ASTM G187, and AASHTO T288. Results obtained using these other methods and even using the same method at different times may be significant. H Results: 1. Direct pH: ----- s.u. ASTM G 51 2. Soil Slurry pH: 8.6 s.u. ASTM D 4972 3. CaCIZ Slurry pH: 8.3 s.u. ASTM D 4972 4. Marble pH: 8.1 s.u. MDT 232-04 (modified) Acidic AXW Basic �2 3 2 3 4 5 6 7 8 9 10 11 12 4 pH Estimated years to perforation of 18 - gage galvanized steel: 158 The estimated time to perforation is obtained from the widely -used American Iron and Steel Institute chart and should be interpreted as a preliminary estimate only. It is dependent on the degree to which the sample analyzed represents in situ conditions, and this Jreesu-lt is not .a -substitute for a thorough corrosion engineering investigation. Figure 17 Peter Klevberg, P.E. Laboratory Manager 1 REPORT OF SOIL pH and RESISTIVITY Thomas, Dean & Hoskins, Inc. T D "' H.1800 River Drive North Engineering - g Great Falls, Montana 59401 Telephone: (406) 761-3010 Fax: (406) 727-2872 Client: Quail Meadows Report Number: A-24697-226 Subdivision, LLC Report Date: 1/12/2022 Attn: Howard Mann Project: Quail Meadows Address: PO Box 206 Project Number: K21-111-001 Lakeside, MT 59922 Sample Number: A-24697 Date Sample Received: 1/10/2022 Sample Source: TP-6 (3.2 - 4.0 8) Technician: WJC Resistivity Results: Soil Conductivity 72.5 µ S Soil Resistivity. 13,793 Q-cm MDT 232-04 (Modified) Soil resistivity is determined by a complex interaction of many variables, and subsurface heterogeneity may not be reflected in this result. Other common methods for determination of electrical resistivity of soil in the laboratory and field include ASTM G57, ASTM G187, and AASHTO T288. Results obtained using these other methods and even using the same method at different times may be significant. H Results: 1. Direct pH: ----- S.U. ASTM G 51 2. Soil Slurry pH: 8.9 S.U. ASTM D 4972 3. CaC12 Slurry pH: 8.3 S.U. ASTM D 4972 4. Marble pH: 8.1 S.U. MDT 232-04 (modified) Acidic Basic �i �2 3 2 3 4 5 6 7 8 9 10 11 12 4 pH Estimated years to perforation of 18 - gage galvanized steel: 146 The estimated time to perforation is obtained from the widely -used American Iron and Steel Institute chart and should be interpreted as a preliminary estimate only. It is dependent on the degree to which the sample analyzed represents IN SITU conditions, and this Jreesu-lt is not .a -substitute for a thorough corrosion engineering investigation. Figure 18 Peter Klevberg, P.E. Laboratory Manager General Project Information Project Number: K21-111 Project Title: Quail Meadows Project Description: Climatic Data Source (MERRA) Latitude, Degree: 48.27454 Longitude, Degree:-114.3262 Climatic Data Lowest Yearly Air Temperature, °C: -32.37 Low Air Temp Standard Deviation, °C: 4.49 Yearly Degree -Days > 10 Deg. °C: 1621.13 High Air Temperature of high 7 days: 30.48 Standard Dev of the high 7 days: 2.20 Low Pavement Temperature 50%: -33.50 Low Pavement Temperature 98%: -41.40 High Avg Pavement Temperature of 7 Days 50%: 51.39 High Avg Pavement Temperature of 7 Days 98%: 55.67 Target Rut Depth Target Rut Depth (mm): 16.5 Temperature Adjustments Depth of Layer, mm: 0 Base HT PG: 52 Traffic Adjustments Traffic loading Cumulative ESAL for the Design Period, Millions: 0.05 Traffic Speed (Fast: >70 km/h, Slow: 20-70 km/h, Standing: < 20 km/h): Standing Performance Grade AASHTO M323-13 Performance -Graded Asphalt Binder PG Temperature High Low Performance Grade Temperature at 50% Reliability Performance Grade Temperature at 98% Reliability Adjustment for Traffic (AASHTO M323-13) 35.4 40.1 2.8 -25.4 -33.4 Adjustment for Depth 0.0 0.0 Adjusted Performance Grade Temperature 42.9 -33.4 Selected PG Grade 52 -34 PG Grade M323, PG 52-34 AASHTO M 332-14 Performance -Grade Asphalt Binder using Multiple Stress Creep Recovery (MSCR) Test PG Temperature High Low Performance Grade Temperature at 50% Reliability 35.4 -25.4 Performance Grade Temperature at 98% Reliability 40.1 -33.4 Designation for traffic loading V Selected PG Grade 46 -34 PG Grade M332, PG 46V-34 Temperature Report Lowest Yearly Air Temperature, °C: -32.37 Low Air Temp Standard Deviation, °C: 4.49 Yearly Degree -Days > 10 Deg. °C: 1621.13 High Air Temperature of high 7 days: 30.48 Standard Dev. of the high 7 days: 2.20 Low Pavement Temperature 50%: -33.50 -41.40 Low Pavement Temperature 98%: High Avg Pavement Temperature of 7 Days 50%: 51.39 High Avg Pavement Temperature of 7 Days 98%: 55.67 TD&H Engineering SOIL CLASSIFICATION AND TD&H Consultants SAMPLING TERMINOLOGY Engineering j Great Falls, Kalispell, Bozeman, MT FOR ENGINEERING PURPOSES j Spokane, WA; Lewiston, ID, Watford City, ND STANDARD PENETRATION TEST (ASTM D1586) RELATIVE DENSITY* RELATIVE CONSISTENCY* Granular, Noncohesive Standard penetration Test Fine -Grained, Cohesive Standard penetration Test (Gravels, Sands, &Silts) (blows/foot) (Clays) (blows/foot) Very Loose 0-4 Very Soft 0-2 Loose 5-10 Soft 3-4 Medium Dense 11-30 Firm 5-8 Dense 31-50 Stiff 9-15 Very Dense +50 Very Stiff 15-30 Hard +30 * Based on Sampler -Hammer Ratio of 8.929 E-06 ft/Ibf and 4.185 E-05 ft"2/Ibf for granular and cohesive soils, respectively (Terzaghi) PARTICLE SIZE RANGE Sieve Openings (Inches) Standard Sieve Sizes 12" 3" 3/4" No.4 No.10 No.40 No.200 <No.200 BOULDERS COBBLES GRAVELS SANDS SILTS & CLAYS Coarse Fine Coarse M Fine is mguis eyedium Atterberg Limits) a 50 x 40 w 0 Z } 30 U Q 20 J 0- 10 7 4 0 PLASTICITY CHART For classification of fine-grained soils and the fine-grained fraction of coarse -grained soils. Equation of "A" -line Horizontal at PI = 4 to LL = 25.5, then PI = 0.73 (LL-20) Equation of "U"-line Vertical at LL = 16 to PI = 7, O then PI = 0.9 (LL-8) G Off' O M H or OH MIL or OL 10 16 20 30 GW - Well -graded GRAVEL GP - Poorly -graded GRAVEL GM - Silty GRAVEL GC - Clayey GRAVEL 40 50 60 LIQUID LIMIT (LL) SW - Well -graded SAND SP - Poorly -graded SAND SM - Silty SAND SC - Clayey SAND 70 80 90 100 110 CL - Lean CLAY ML - SILT OL - Organic SILT/CLAY CH - Fat CLAY MH - Elastic SILT OH - Organic SILT/CLAY 03101 TD&H Engineering ASTM D2487 Tn&1 Consultants CLASSIFICATION OF SOILS Engineerinii Great Falls, Kalispell, Bozeman, MT FOR ENGINEERING PURPOSES Spokane, WA; Lewiston, ID, Watford City, ND aCu>4 and 1<Cc<3 GW <5%fines ` <15%sand > Well -graded GRAVEL >15%sand Well -graded GRAVEL with sand yCu<4and/or1>Cc>3 GP <15%sand Poorly -graded GRAVEL �>15%sand )Poorly -graded GRAVEL with sand fines=ML or MH > GW-GM <15% sand Well -graded GRAVEL with silt Cu>4 and 1 <Cc<3� >15% sand Well -graded GRAVEL with silt and sand fines=CL or CH GW-GC <15% sand Well -graded GRAVEL with clay (or silty clay) GRAVEL (or CL-ML) >15% sand Well -graded GRAVEL with clay and sand %gravel > 5-12%fines 'As and (or silty clay and sand) fines=i or MH> GP -GM Cu<4 and/or 1>Cc>3< <15% sand )o Poorly -graded GRAVEL with silt >15% sand Poorly -graded GRAVEL with silt and sand fines=CL or CH GP -GC 1 <15% sand Poorly -graded GRAVEL with clay (or silty clay) (or CL-ML) >15% sand Poorly -graded GRAVEL with clay and sand (or silty clay and sand) fines=MLor MH> GM <15%sand > Silty GRAVEL >15% sand ) Silty GRAVEL with sand >12%fines > fines=CLor CH>GC <15%sand > Clayey GRAVEL >15% sand Clayey GRAVEL with sand fines=CL-ML > GC -GM <15% sand Silty, clayey GRAVEL 215% sand Silty, clayey GRAVEL with sand Cu>6 and 1<Cc<3 SW <15%gravel Well -graded SAND <5%fines � �>15%gravel Well -graded SAND with gravel Cu<6 and/or 1>Cc>3 SP <15%gravel Poorly -graded SAND �>15%gravel Poorly -graded SAND with gravel fines=ML or MH> SW-SM <15%gravel Well -graded SAND with silt �Cu>5 and 1<Cc<3. fines=CL or CH SW -SC > SAND (or CL-ML) �>15%gravel Well -graded SAND with silt and gravel <15 % gravel > Well -graded SAND with clay (or silty clay) �>15%gravel Well -graded SAND with clay and gravel %sand > 5-12% fines %gravel (or silty clay and gravel) fines=i or MHO SP-SM <15% gravel Poorly -graded SAND with silt Cu<6 and/or 1>Cc>3� �>15%gravel > Poorly -graded SAND with silt and gravel fines=CL or CH> Si <15 % gravel --> Poorly -graded SAND with clay (or silty clay) (or CL-ML) �>15%gravel > Poorly -graded SAND with clay and gravel (or silty clay and gravel) fines= MIL or MH > SM <15%gravel -->Silty SAND �>15%gravel > Silty SAND with gravel >12%fines > fines=CL or CHI SC <15%gravel Clayey SAND �>15%gravel > Clayey SAND with gravel fines=CL-ML > SC-SM <15%gravel __>Silty, clayey SAND �>15%gravel > Silty, clayey SAND with gravel Flow Chart For Classifying Coarse -Grained Soils (More Than 50 % Retained On The No. 200 Sieve) <30% plus No. 200 <15 % plus No. 200 Lean CLAY PI>7 and plots �15-29% plus No. 200 % sand > %gravel Lean CLAY with sand on or above > CL %sand <%gravel Lean CLAY with gravel "A" - line / sand > %gravel <15 % gravel __> Sandy lean CLAY <a30'/. plus No. 200 < o �>15% gravel > Sandy lean CLAY with gravel %sand <%gravel <15% sand Gravelly lean CLAY ,>15% sand Gravelly lean CLAY with sand <30 %plus No. 200 <15 % plus No. 200 Silty CLAY Li4<PI<7 and �15-29% plus No. 200 %sand > %gravel Silty CLAY with sand plots on or above CL-ML % sand < % ravel Silt CLAY with ravel " (inorganic) g � y g A" - line / sand > %gravel <15 % gravel Sandy silty CLAY >30% plus No. 200 �>15% gravel Sandy silty CLAY with gravel %sand <%gravel <15 % sand Gravelly silty CLAY �>15 % sand Gravelly silty CLAY with sand <30%plus No. 200 <15%plus No. 200 > SILT PI<4 or plots �15-29% plus No. 200 % sand > %gravel SILT with sand � ML %sand <%gravel SILT with ravel below "A" -line 9 sand > %gravel <15 % gravel Sandy SILT >3D % plus No. 2D0 o �>15% gravel --- > Sandy SILT with gravel %sand<%gravel <15% sand Gravelly SILT >15 % sand > Gravelly SILT with sand <30 % plus No. 200 <15 % plus No. 200 ), Fat CLAY �15-29% plus No. 200 %sand > %gravel Fat CLAY with sand PI plots on in CH %sand <%gravel Fat CLAY with ravel above "A" -line / sand > % ravel g 9 <15 % gravel � Sandy fat CLAY >30 % plus No.200 o �>15% gravel > Sandy fat CLAY with gravel LL>50 /sand < %gravel <15 % sand > Gravelly fat CLAY (inorganic)>_15 % sand > Gravelly fat CLAY with sand <30 % plus No. 200,ZZ:::Z <15 % plus No. 200 > Elastic SILT PI plots below — >MH 15-29 % plus No. 200 / sand > %gravel Elastic SILT with sand "A" -line � %sand < %gravel Elastic SILT with gravel %sand > %gravel <15% gravel Sandy elastic SILT <a30'/. plus No. 200 �>15% gravel Sandy elastic SILT with gravel %sand < %gravel <15% sand > Gravelly elastic SILT >15% sand > Gravelly elastic SILT with sand 03/98 Flow Chart For Classifying Fine -Grained Soils (50 % Or More Passes The No. 200 Sieve) • • abelin traffic services Prepared For: Quail Meadows Subdivision TD&H Engineering 450 Corporate Drive, Suite 101 Kalispell, MT 59901 January, 2022 Traffic Impact Study Kalispell, Montana 130 South Howie Street Helena, Montana 59601 406-459-1443 Quail Meadows Traffic Impact Study Kalispell, Montana Table of Contents A. Executive Summary-------------------------------------------------------------------------------------- I B. Project Description---------------------------------------------------------------------------------------- I C. Existing Conditions ........................................................................................ I Adjacent Roadways------------------------------------------------------------------------------ I TrafficData ............................................................................................ 3 HistoricTraffic Data ............................................................................... 3 Planned Road Improvements................................................................3 Levelof Service ..................................................................................... 4 AreaCrash Data-----------------------------------------------------------------------------------5 D. Proposed Development .............................................................................. 5 E. Trip Generation and Assignment................................................................5 F. Trip Distribution------------------------------------------------------------------------------------------7 G. Traffic Impacts Outside of the Development...............................................7 H. Impact Summary & Recommendations......................................................9 List of Figures Figure 1— Proposed Development Site...................................................................2 Figure 2 — Proposed Development .......................................................................... 6 Figure3 —Trip Distribution---------------------------------------------------------------------------------------7 List of Tables Table 1 — Historic Average Daily Traffic Data..........................................................3 Table 2 — 2022 Level of Service Summary..............................................................4 Table 3— Trip Generation Rates ............................................................................. 7 Table 4 — Projected Level of Service Summary......................................................8 Quail Meadows Traffic Impact Study Kalispell, Montana Quail Meadows Subdivision Traffic Impact Study Kalispell, Montana A. EXECUTIVE SUMMARY The Quail Meadows Subdivision is a 10.01-acre residential project located east of Highway 93 just north of Tronstad Road in Kalispell, Montana. At full build -out, the project would produce 368 new daily vehicle trips in this area. As proposed, the Quail Meadows Subdivision would not create any roadway capacity problems that have not already been identified in previous planning efforts. The LOS at the Tronstad Road (Silverbrook Drive)/Highway 93 intersection will fall to LOS F by full buildout of the project. This issue has been previously identified in the Kalispell Move 2040 Transportation Plan which recommends rebuilding the intersection as a 3/4 movement approach in the future. This modification should not be implemented until necessary roadway improvements are completed along Reserve Drive by the City of Kalispell. The developers plan to widen Tronstad Road in front of their development to City of Kalispell urban standards. No other roadway modifications are recommended at this time to serve the Quail Meadows Subdivision. B. PROJECT DESCRIPTION This document studies the possible effects on the surrounding road system from a proposed residential development located east of Highway 93 in Kalispell, Montana. The document provides information regarding possible traffic impacts in the area and identifies traffic mitigation efforts that the development may require. The development would include up to 39 single-family dwelling units on 10.01 acres of land north of Tronstad Road. C. EXISTING CONDITIONS The proposed development property consists of a 10.01-acre parcel of land located east of U.S. Highway 93 just north of Tronstad Road. The property currently consists of an undeveloped farm field. The surrounding area is comprised of a rural residential and agricultural properties adjacent to the Highway 93 corridor. See Figure 1 for a location map of the proposed development. Adjacent Roadways US Highway 93 is a four -lane north/south principal arterial roadway which extends north from Kalispell to Whitefish. The roadway has a rural cross-section, medians, and left -turn lanes at major intersections. The road is currently signalized at the intersection with West Reserve Drive to the south. The posted speed -limit on Highway 93 is 65 MPH north of Reserve Drive. Abelin Traffic Services 1 January, 2022 Quail Meadows Traffic Impact Study Kalispell, Montana ATS acquired Traffic data collected by MDT that indicates the roadway carried 21,000 VPD north of Reserve Drive in 2020. Whitefish Stage Road/ Route 292 is a two-lane north/south minor arterial route which extends north of Kalispell and connects to Montana Highway 40 south of Whitefish. The roadway provides agricultural and residential access in the area. The route has a rural cross-section with a total paved width of 24 feet. The posted speed limit on Whitefish Stage Road is 50 MPH north of Reserve Drive. Whitefish Stage Road is signal controlled at the intersection with West Reserve Drive. Data obtained by ATS from MDT indicates that the roadway carried 3,800 VPD north of Reserve Drive in 2020. Tronstad Road is an east/west route that extends east from Highway 93 to Whitefish Stage Road which provides access to the agricultural and residential areas east of Highway 93. The road has been classified as an urban collector route by the City of Kalispell. Tronstad Road has paved width of 20-22 feet and a posted speed limit of 35 MPH. Tronstad Road is STOP controlled at the intersections with Highway 93 and Whitefish Stage Road and generally lines up with Silverbrook Drive to the west. Traffic data collected by Flathead County in 2020 indicates that Tronstad Road currently carries 1,300 VPD. Abelin Traffic Services 2 January, 2022 Quail Meadows Traffic Impact Study Kalispell, Montana Traffic Data In January 2022 Abelin Traffic Services (ATS) collected traffic data at area intersections to evaluate current operations characteristics. These counts included peak -hour turning movement counts at nearby intersections. The peak -hour turning movement counts were performed at the intersections of Highway 93 with Tronstad Road and Whitefish Stage Road Crossing with Tronstad Road. The raw data collected for this project was adjusted for seasonal variation in accordance with the data collected from MDT's annual count station located on US Highway 2 west of Kalispell (Station A-24). This count station data indicated that data collected in January 2022 is approximately 94% of the AADT (Average Annual Daily Traffic) in this area. The raw traffic counts were factored up by 6% to account for the seasonal traffic variations in this area. Historic Traffic Data Abelin Traffic Services obtained historic traffic data for the surrounding road network from the Montana DOT. This data is presented in Table 1. The traffic data history shows that traffic volumes on Highway 93 have increased at a rate of 3% annually over the last ten years. Traffic volumes along Whitefish Stage Road have remained consistent over the time period. Table 1 - Historic Traffic Data Location 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 US93Nof Reserve 16,230 15,670 16,970 16,220 16,550 16,961 20,215 19,742 23,165 21,126 #15-7B-018 US93Sof Happy Valley Dr 14,110 14,250 13,230 14,140 14,320 15,900 15,654 16,898 17,708 16,150 #15-4A-042 Whitefish Stage N of Reserve 3,580 3,170 3,300 2,460 3,609 3,834 3,803 3,860 4,035 3,753 #15-7B-078 Planned Road Improvements The draft 2021 Kalispell Move 2040 Transportation Plan predicts that traffic volumes on Highway 93 will increase significantly north of Reserve Drive by 2040. The plan also anticipates that the intersections of Reserve with 93 and Whitefish Stage Road will fall to LOS F by 2040 without major improvements to meet future traffic demands and anticipated LOS issues at the intersection of Highway 93 and Tronstad Road. The plan contains the following recommended improvements for the road network in this area: Abelin Traffic Services 3 January, 2022 Quail Meadows Traffic Impact Study Kalispell, Montana Major Street Network Recommendations MSN-27 Construct West Reserve Drive from Highway 93 to Whitefish Stage to a five -lane urban principal arterial. Estimated Cost $6,600,000. MSN-28 Construct West Reserve Drive from Whitefish Stage to Highway 2 to a five -lane urban principal arterial. Estimated Cost $8,500,000. Transportation System Management Recommendations TSM — 8 Monitor and improve turn lanes and signal control at Whitefish Stage Road/Tronstad Road intersection per ongoing study. Estimated Cost $320,000. TSM - 19 Convert the intersection of Highway 93 with Silverbrook Lane/Tronstad Road to 3/4 access. Estimated Cost $160,000. 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 — 2022 Level of Service Summary AM Peak Hour PM Peak Hour Intersection Delay Sec. LOS Delay Sec. LOS Highway 93 & Tronstad 15.7/20.8 C/C 14.1/34.2 B/D Road* Whitefish Stage Road & Tronstad Road* 9.7/10.7 A/B 10.4/10.6 B/B * Eastbound/Westbound LOS & Delay. Table 2 shows the existing 2022 LOS for the AM and PM peak hours without the traffic from the proposed development. The LOS calculations are included in Appendix C. The table shows that most of the intersections in this area are functioning at an acceptable level of service, but the intersection of Tronstad Road with Highway 93 is currently experiencing some delay issues which may need to be addressed as this area continues to develop. There is not currently sufficient traffic to warrant the installation of a traffic signal at this location. TSM 19 from the Kalispell Move 2040 recommends converting the intersection to a 3/4 movement approach from Tronstad Road which would correct the LOS issues at this intersection. Abelin Traffic Services 4 January, 2022 Quail Meadows Traffic Impact Study Kalispell, Montana Area Crash Data ATS collected crash data from MDT's public crash site to assess intersections for geometric, traffic control, and roadway characteristic deficiencies. Generally, crashes are expressed as a rate of crashes per million vehicles entering (MVE). Crash rates at rural and urban intersections in Montana typically range from 0.5 to 1.5 crashes per MVE. The 5-year MDT data indicates that eight crashes were recorded at the intersection of Tronstad Road and Highway 93 over the last five years and four crashes occurred at the intersection of Tronstad Road with Whitefish Stage Road. The crash rates for these intersections are 0.2 crashes per MVE and 0.5 crashed per MVE respectively. The crash rates indicate that no geometric, roadway characteristic, or traffic control deficiencies exist in the area and no roadway improvements are necessary to improve traffic safety at this time. D. PROPOSED DEVELOPMENT The Quail Meadows Subdivision is proposed for development on 10.01 acres of land located east of Highway 93 just north of Tronstad Road. The development would include up to 39 new single- family residential units and the subject property has been annexed into the City of Kalispell. The project would access onto Tronstad Road at two new approaches 870 feet and 1,100 feet east of Highway 93. The interior road network would be constructed to City of Kalispell road standards and would be configured to allow future access to the adjacent properties as additional areas are developed. The developers will be required to widen the road along the property frontage per the urban collector section and will construct the full street improvements (curb & gutter, sidewalk, etc.) on the north side of Tronstad Road. The Quail Meadows Subdivision site plan is shown in Figure 2. The project is expected to be completed by the end of 2026. 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 would produce 29 AM peak hour trips, 39 PM peak hour trips, and 368 daily trips. See Table 3 for detailed trip generation information. Abelin Traffic Services 5 January, 2022 Quail Meadows Traffic Impact Study Kalispell, Montana Figure 2 — Proposed Quail Meadows Subdivision I � - n =�� P31; e 3E U) m Z i ---- -- — - - n m --6 0 v ;o O m -------------- o------II s s o m m m z. - - - -- z - --- ----- m -D p z C iz - ------w--imA� Fri < -rr— m o=m t --A „8;•�� - �1 o OAS -i i m I, CZ z� cm o ez U ° D oho z '4 z' _____-- -- _ � Z ��x j — — D G) zv vm w I ° C/� 4 ;ONSTAOROAD --.7z TRONSTAO ROAD Z z des r y O Abelin Traffic Services 6 January, 2022 Quail Meadows Traffic Impact Study Kalispell, Montana Table 3 - Trip Generation Rates AM Peak Total AM PM Peak Total PM Hour Trip Peak Hour Trip Peak Weekday Total Ends per Hour Trip Ends per Hour Trip Trip Ends Weekday Land Use Units Unit Ends Unit Ends per Unit Trip Ends Single Family 29 39 #210 39 .74 (7in/22out) .99 (25in/14out) 9.44 368 F. TRIP DISTRIBUTION The traffic distribution and assignment for the proposed subdivision was based upon the existing ADT volumes along the adjacent roadways. Drivers are expected to distribute onto the surrounding road network as shown on Figure 3. Figure 3 — Peak -Hour Trip Distribution 25% t 10% 0 �., Quail d Meadows Subdivision co a� - Tronstad Road 35% 4 30% G. TRAFFIC IMPACTS OUTSIDE OF THE DEVELOPMENT Using the trip generation and trip distribution rates, ATS determined the future Level of Service for the area intersections. The anticipated intersection LOS with the proposed development is shown in Table 4. The LOS calculations are included in Appendix C of this report. The table Abelin Traffic Services 7 January, 2022 Quail Meadows Traffic Impact Study Kalispell, Montana indicates that the construction of the Quail Meadows Subdivision will not cause any additional roadway capacity problems in this area. The intersection of Highway 93 and Tronstad Road will fall to LOS F by full buildout and may need to be converted into a 3/4 movement intersection as recommend in Kalispell Move 2040 Transportation Plan TSM -19. While this is likely an effective long-term strategy to control traffic movements at this location, the modification would force all southbound traffic from this location to Whitefish Stage Road and to Rose Crossing or Reserve Drive. Based on current traffic loading and intersection operations in this area, the 3/4 movement intersection modification at Tronstad Road should not be implemented until the recommended Major Street Network improvements are completed along Reserve Drive and the intersection of Reserve Drive and Whitefish Stage Road is improved (MSN 27 & 28). Table 4 — Proiected Level of Service With Development AM Peak Hour PM Peak Hour Intersection Delay (Sec.) LOS Delay (Sec.) LOS Highway 93 & Tronstad 19.3/28.4 C/D 21.6/56.6 C/F Road* Whitefish Stage Road & Tronstad Road* 10.0/11.2 B/B 10.9/11.2 B/B Tronstad Road & West Approach 9.0 A 9.0 A Tronstad Road & East Approach 9.0 A 9.0 A * Eastbound/Westbound LOS & Delay. ATS reviewed the left- and right -turn lane warrants for the approach intersections of Highway 93 and Whitefish Stage Road with Tronstad Road based on the recommended practices from the MDT Road Design Manual with the anticipated traffic from the Quail Meadows Development. Currently Highway 93 has a dedicated left -turn lanes at Tronstad Road. This analysis showed that the projected traffic volumes will be below the recommended threshold for the installation of left - or right -turn deceleration lanes at the Tronstad Road intersections. The turn -lane warrant calculations are included in Appendix D of this report. TSM 8 in the transportation plan recommends monitoring and improving turn lanes and traffic controls at the intersection of Tronstad Road with Whitefish Stage Road. Based on the analysis for this project, these improvements are not needed at this time but may be necessary with future developments in this area. The intersection of Tronstad Road and Whitefish Stage Road has sufficient reserve capacity to handle any additional extra right -turns from the proposed development if and when the Highway 93 intersection is converted to a 3/4 movement approach. Currently Tronstad Road has a rural cross-section which is constructed to Flathead County standards. The road segment adjacent to the proposed Quail Meadows development would be improved the City of Kalispell Road urban collector standards with the construction of this Abelin Traffic Services 8 January, 2022 Quail Meadows Traffic Impact Study Kalispell, Montana development. The remaining section of Tronstad Road would be improved in the future when these properties are developed. H. IMPACT SUMMARY & RECOMMENDATIONS As proposed, the Quail Meadows Subdivision would not create any roadway capacity problems that have not already been identified in previous planning efforts. The LOS at the Tronstad Road (Silverbrook Drive)/Highway 93 intersection will fall to LOS F by full buildout of the project. This issue has been previously identified in the Kalispell Move 2040 Transportation Plan which recommends rebuilding the intersection as a 3/4 movement approach in the future. This modification should not be implemented until necessary roadway improvements are completed along Reserve Drive by the City of Kalispell. The developers plan to widen Tronstad Road in front of their development to City of Kalispell urban standards. No other roadway modifications are recommended at this time to serve the Quail Meadows Subdivision. Abelin Traffic Services 9 January, 2022 APPENDIX A Traffic Data Summary of Turning Movement Counts - from Traffic Count on iOS Study Name K21-111 Quail Meadows Observer Janessa Courtney Location Tronstad Road & US Highway 93 Weather Haze, 32 degrees Date 13-Jan-22 Northbound Southbound Eastbound Westbound Start Time Left Thru Right Left Thru Right Left Thru Right Left Thru Right Total All 7:30 AM 8 203 3 4 201 0 0 1 19 6 0 9 454 7:45 AM 4 177 5 3 179 0 2 0 11 11 1 14 407 8:00 AM 9 194 4 0 150 0 1 2 17 4 0 9 390 8:15 AM 1 121 1961 41 51 1601 01 01 01 91 51 01 21 393 Total 1 331 8001 181 121 7191 01 31 31 571 261 11 341 1706 Northbound Southbound Eastbound Westbound Start Time Left Thru Right Left Thru Right Left Thru Right Left Thru Right Total All 4:30 PM 6 214 13 9 236 3 2 1 10 4 0 12 510 4:45 PM 17 210 12 5 244 3 1 0 11 2 1 6 512 5:00 PM 12 240 14 8 240 1 1 0 6 4 0 3 529 5:15 PM 1 111 2571 121 71 2631 31 01 01 91 61 01 61 574 5:30 PM 1 151 2091 161 91 2501 21 01 01 131 41 31 61 527 Total 1 611 11521 701 381 12471 121 51 11 501 201 41 341 2694 Summary of Turning Movement Counts - from Traffic Count on iOS Study NamE K21-111 Quail Meadows Observer Janessa Courtney Location Tronstad Road & Whitefish Stage Road, Kalispell, MT 59901 Weather Cloudy, 25 degrees Date 12-Jan-22 Northbound Southbound Eastbound Westbound Start Time Left Thru Right Left Thru Right Left Thru Right Left Thru Right Total All 7:31 AM 3 4 0 0 39 5 3 0 10 1 0 0 65 7:46 AM 6 5 0 0 32 15 3 0 3 0 0 0 64 8:01 AM 2 14 1 0 25 4 3 0 5 0 0 0 54 8:16AM 1 51 161 01 01 131 31 31 01 71 11 0 01 48 8:31AM 1 01 21 01 01 11 01 01 01 01 01 01 01 3 Total 1 161 411 11 01 1101 271 121 01 251 21 01 01 234 Northbound Southbound Eastbound Westbound Start Time Left Thru Right Left Thru Right Left Thru Right Left Thru Right Total All 4:30 PM 6 20 0 0 19 6 11 0 6 0 0 0 68 4:45 PM 0 29 0 0 24 7 9 0 11 0 0 0 80 5:00 PM 5 18 0 0 30 9 12 0 7 0 0 0 81 5:15 PMJ 81 261 01 01 201 51 151 01 41 01 0 01 78 5:30 PM 1 21 21 01 01 11 01 31 01 11 01 01 01 9 Total 1 211 951 01 01 941 271 501 01 291 01 01 01 316 APPENDIX B Traffic Model m Q 0 v m rn pp rn O O V ri Ln O �lyr�t z�Jh 11* ri Ln O M O rV fV l0 r-I ZT c-I a O k.0 Q �1 Q Q v ZJ O O u u O N n Ln 00 Ln r M O N fly M rn O N Il Ln ri 00 O N N 3 m p O = V N Y X M � U C L Cf H W Q r O O O r4't ht O O fn v Lo m m 00 r1 r4.t O w O H m m 0 OA O O O N � 'T �lyr�t z�Jh t �► 00 M N M rl ri O Ln O 4114 O O O O Ln Q �1 Q a ZJ O O co rV zT fn li V Ln Ln rl N O N fly m rn M Ln O r r M -0 -0 N O M O O = V N Y X M m C U C N (6 N 0_ 7Ln H W 0_ rl ht o 00 O I, O r1 V rl Ln r4.t U O w U O H LU M l4 a+ LL r4.t 4111* PV 'zT 411 PV fV Lll w M �lyr�t m rn 3 z�J411 f* PV O w l4 C 0 H LU M l4 a+ LL 00 �lyr4-t Z♦J411 f* M -i T Lll Lll Ln fly a Z♦J LU w .ZT M Ll) 'T N ci F Z = O Ln v 0 L1 Ln �1 L1 Q ZJ a M m Ln fly m 411 00 00 U O w U l4 C 0 H 3 O cD m m N c-I c-I O OA O O Ln -i �D O �lyr�t z�J4111* ,zt Ln o i0 0 T N 00 -1 Lf) c-I 00 ci n Q Q �1 Q 0, Q v ZJ 0 u 00 N M 0-1 'T O M fly co rn O Ln ci Ln N m O O O r4't 411 1* N 00 O co 411 fV Ln rn 00 lD n M m ci r4.t O w O H m m N c-I c-I Ol Opp O1 O O O M 0000 Ln m LL �lyr�t 411 1* m N O 00 O n a a Ln M c-I co rn 4114 411 1* 00 M O rn 411 00 00 O1 O N N N lD Ln c-I lD r4.t O w O H APPENDIX C LOS Calculations HCS7 General Information Two -Way Stop -Control Report 1111116 Site Information Analyst RLA Intersection HWY 93 & Tronstad Agency/Co. ATS Jurisdiction MDT Date Performed 1/23/2022 East/West Street Tronstad Road Analysis Year 2022 North/South Street Highway 93 Time Analyzed Existing AM Peak Hour Peak Hour Factor 1.00 Intersection Orientation North -South Project Description Quail Meadows Lanes Analysis Time Period (hrs) 0.25 llIItYt Y r Major Street: North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1 U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 1 0 0 1 2 0 0 1 2 0 Configuration LTR LTR L T TR L T TR Volume (veh/h) 1 4 81 25 1 38 0 34 861 13 0 17 852 1 Percent Heavy Vehicles (%) 3 3 3 3 3 3 3 3 3 3 Proportion Time Blocked Percent Grade (%) 0 0 Right Turn Channelized Median Type I Storage Left Only 1 Critical and Follow-up Headways Base Critical Headway (sec) 7.5 6.5 6.9 7.5 6.5 6.9 4.1 4.1 Critical Headway (sec) 7.56 6.56 6.96 7.56 6.56 6.96 4.16 4.16 Base Follow -Up Headway (sec) 3.5 4.0 3.3 3.5 4.0 3.3 2.2 2.2 Follow -Up Headway (sec) 3.53 4.03 3.33 3.53 4.03 3.33 2.23 2.23 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 86 64 34 17 Capacity, c (veh/h) 423 292 776 761 v/c Ratio 0.20 0.22 0.04 0.02 95% Queue Length, Q95 (veh) 0.8 0.8 0.1 0.1 Control Delay (s/veh) 15.7 20.8 9.9 9.8 Level of Service (LOS) C C A A Approach Delay (s/veh) 15.7 20.8 0.4 0.2 Approach LOS C C Copyright © 2022 University of Florida. All Rights Reserved. HCSM TWSC Version 7.9.5 Generated: 1/28/2022 8:21:21 AM TronstadAM.xtw HCS7 General Information Two -Way Stop -Control Report 1111116 Site Information Analyst RLA Intersection HWY 93 & Tronstad Agency/Co. ATS Jurisdiction MDT Date Performed 1/23/2022 East/West Street Tronstad Road Analysis Year 2022 North/South Street Highway 93 Time Analyzed Existing PM Peak Hour Peak Hour Factor 1.00 Intersection Orientation North -South Project Description Quail Meadows Lanes Analysis Time Period (hrs) 0.25 llIItYt Y r Major Street: North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1 U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 1 0 0 1 2 0 0 1 2 0 Configuration LTR LTR L T TR L T TR Volume (veh/h) 1 0 38 25 1 25 0 47 1090 51 0 30 1115 13 Percent Heavy Vehicles (%) 3 3 3 3 3 3 3 3 3 3 Proportion Time Blocked Percent Grade (%) 0 0 Right Turn Channelized Median Type I Storage Left Only 1 Critical and Follow-up Headways Base Critical Headway (sec) 7.5 6.5 6.9 7.5 6.5 6.9 4.1 4.1 Critical Headway (sec) 7.56 6.56 6.96 7.56 6.56 6.96 4.16 4.16 Base Follow -Up Headway (sec) 3.5 4.0 3.3 3.5 4.0 3.3 2.2 2.2 Follow -Up Headway (sec) 3.53 4.03 3.33 3.53 4.03 3.33 2.23 2.23 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 39 51 47 30 Capacity, c (veh/h) 436 174 609 602 v/c Ratio 0.09 0.29 0.08 0.05 95% Queue Length, Q95 (veh) 0.3 1.2 0.2 0.2 Control Delay (s/veh) 14.1 34.2 11.4 11.3 Level of Service (LOS) B D B B Approach Delay (s/veh) 14.1 34.2 0.5 0.3 Approach LOS B D Copyright © 2022 University of Florida. All Rights Reserved. HCSM TWSC Version 7.9.5 Generated: 1/28/2022 8:22:13 AM TronstadPM.xtw HCS7 General Information Two -Way Stop -Control Report 1111116 Site Information Analyst RLA Intersection Tronstad & WF Stage Agency/Co. ATS Jurisdiction MDT Date Performed 1/23/2022 East/West Street Tronstad Road Analysis Year 2022 North/South Street Whitefish Stage Road Time Analyzed Existing AM Peak Peak Hour Factor 1.00 Intersection Orientation North -South Project Description Quail Meadows Lanes Analysis Time Period (hrs) 0.25 llIItYt Y r Major Street: North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1 U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 1 0 0 0 1 0 0 0 1 0 Configuration LTR LTR LTR LTR Volume (veh/h) 13 0 42 4 0 0 13 59 0 0 165 21 Percent Heavy Vehicles (%) 3 3 3 3 3 3 3 3 Proportion Time Blocked Percent Grade (%) 0 0 Right Turn Channelized Median Type I Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) 7.1 6.5 6.2 7.1 6.5 6.2 4.1 4.1 Critical Headway (sec) 7.13 6.53 6.23 7.13 6.53 6.23 4.13 4.13 Base Follow -Up Headway (sec) 3.5 4.0 3.3 3.5 4.0 3.3 2.2 2.2 Follow -Up Headway (sec) 3.53 4.03 3.33 3.53 4.03 3.33 2.23 2.23 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 55 4 13 0 Capacity, c (veh/h) 815 632 1382 1538 v/c Ratio 0.07 0.01 0.01 0.00 95% Queue Length, Q95 (veh) 0.2 0.0 0.0 0.0 Control Delay (s/veh) 9.7 10.7 7.6 7.3 Level of Service (LOS) A B A A Approach Delay (s/veh) 9.7 10.7 1.4 0.0 Approach LOS A B Copyright © 2022 University of Florida. All Rights Reserved. HCSM TWSC Version 7.9.5 Generated: 1/28/2022 8:23:05 AM WFStageAM.xtw HCS7 General Information Two -Way Stop -Control Report 1111116 Site Information Analyst RLA Intersection Tronstad & WF Stage Agency/Co. ATS Jurisdiction MDT Date Performed 1/23/2022 East/West Street Tronstad Road Analysis Year 2022 North/South Street Whitefish Stage Road Time Analyzed Existing AM Peak Peak Hour Factor 1.00 Intersection Orientation North -South Project Description Quail Meadows Lanes Analysis Time Period (hrs) 0.25 llIItYt Y r Major Street: North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1 U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 1 0 0 0 1 0 0 0 1 0 Configuration LTR LTR LTR LTR Volume (veh/h) 51 0 30 1 0 0 21 76 4 0 127 38 Percent Heavy Vehicles (%) 3 3 3 3 3 3 3 3 Proportion Time Blocked Percent Grade (%) 0 0 Right Turn Channelized Median Type I Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) 7.1 6.5 6.2 7.1 6.5 6.2 4.1 4.1 Critical Headway (sec) 7.13 6.53 6.23 7.13 6.53 6.23 4.13 4.13 Base Follow -Up Headway (sec) 3.5 4.0 3.3 3.5 4.0 3.3 2.2 2.2 Follow -Up Headway (sec) 3.53 4.03 3.33 3.53 4.03 3.33 2.23 2.23 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 81 1 21 0 Capacity, c (veh/h) 745 639 1407 1512 v/c Ratio 0.11 0.00 0.01 0.00 95% Queue Length, Q95 (veh) 0.4 0.0 0.0 0.0 Control Delay (s/veh) 10.4 10.6 7.6 7.4 Level of Service (LOS) B B A A Approach Delay (s/veh) 10.4 10.6 1.7 0.0 Approach LOS B B Copyright © 2022 University of Florida. All Rights Reserved. HCSM TWSC Version 7.9.5 Generated: 1/28/2022 8:23:33 AM WFStagePM.xtw HCS7 General Information Two -Way Stop -Control Report 1111116 Site Information Analyst RLA Intersection HWY 93 & Tronstad Agency/Co. ATS Jurisdiction MDT Date Performed 1/23/2022 East/West Street Tronstad Road Analysis Year 2026 North/South Street Highway 93 Time Analyzed Projected AM Peak Hour Peak Hour Factor 1.00 Intersection Orientation North -South Project Description Quail Meadows Lanes Analysis Time Period (hrs) 0.25 llIItYt Y r Major Street: North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1 U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 1 0 0 1 2 0 0 1 2 0 Configuration LTR LTR L T TR L T TR Volume (veh/h) 1 5 90 36 1 48 0 38 964 17 0 21 955 1 Percent Heavy Vehicles (%) 3 3 3 3 3 3 3 3 3 3 Proportion Time Blocked Percent Grade (%) 0 0 Right Turn Channelized Median Type I Storage Left Only 1 Critical and Follow-up Headways Base Critical Headway (sec) 7.5 6.5 6.9 7.5 6.5 6.9 4.1 4.1 Critical Headway (sec) 7.56 6.56 6.96 7.56 6.56 6.96 4.16 4.16 Base Follow -Up Headway (sec) 3.5 4.0 3.3 3.5 4.0 3.3 2.2 2.2 Follow -Up Headway (sec) 3.53 4.03 3.33 3.53 4.03 3.33 2.23 2.23 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 96 85 38 21 Capacity, c (veh/h) 347 237 709 693 v/c Ratio 0.28 0.36 0.05 0.03 95% Queue Length, Q95 (veh) 1.1 1.6 0.2 0.1 Control Delay (s/veh) 19.3 28.4 10.4 10.4 Level of Service (LOS) C D B B Approach Delay (s/veh) 19.3 28.4 0.4 0.2 Approach LOS C D Copyright © 2022 University of Florida. All Rights Reserved. HCSM TWSC Version 7.9.5 Generated: 1/28/2022 8:21:39 AM TronstadAMwithxtw HCS7 General Information Two -Way Stop -Control Report 1111116 Site Information Analyst RLA Intersection HWY 93 & Tronstad Agency/Co. ATS Jurisdiction MDT Date Performed 1/23/2022 East/West Street Tronstad Road Analysis Year 2026 North/South Street Highway 93 Time Analyzed Projected PM Peak Hour Peak Hour Factor 1.00 Intersection Orientation North -South Project Description Quail Meadows Lanes Analysis Time Period (hrs) 0.25 llIItYt Y r Major Street: North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1 U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 1 0 0 1 2 0 0 1 2 0 Configuration LTR LTR L T TR L T TR Volume (veh/h) 1 1 43 34 1 32 0 52 1220 66 0 39 1249 14 Percent Heavy Vehicles (%) 3 3 3 3 3 3 3 3 3 3 Proportion Time Blocked Percent Grade (%) 0 0 Right Turn Channelized Median Type I Storage Left Only 1 Critical and Follow-up Headways Base Critical Headway (sec) 7.5 6.5 6.9 7.5 6.5 6.9 4.1 4.1 Critical Headway (sec) 7.56 6.56 6.96 7.56 6.56 6.96 4.16 4.16 Base Follow -Up Headway (sec) 3.5 4.0 3.3 3.5 4.0 3.3 2.2 2.2 Follow -Up Headway (sec) 3.53 4.03 3.33 3.53 4.03 3.33 2.23 2.23 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 45 67 52 39 Capacity, c (veh/h) 261 133 541 530 v/c Ratio 0.17 0.50 0.10 0.07 95% Queue Length, Q95 (veh) 0.6 2.4 0.3 0.2 Control Delay (s/veh) 21.6 56.6 12.4 12.3 Level of Service (LOS) C F B B Approach Delay (s/veh) 21.6 56.6 0.5 0.4 Approach LOS C F Copyright © 2022 University of Florida. All Rights Reserved. HCSM TWSC Version 7.9.5 Generated: 1/28/2022 8:22:48 AM Tronstad PMwith.> tw HCS7 General Information Two -Way Stop -Control Report 1111116 Site Information Analyst RLA Intersection Tronstad & WF Stage Agency/Co. ATS Jurisdiction MDT Date Performed 1/23/2022 East/West Street Tronstad Road Analysis Year 2026 North/South Street Whitefish Stage Road Time Analyzed Projected AM Peak Hour Peak Hour Factor 1.00 Intersection Orientation North -South Project Description Quail Meadows Lanes Analysis Time Period (hrs) 0.25 llIItYt Y r Major Street: North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1 U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 1 0 0 0 1 0 0 0 1 0 Configuration LTR LTR LTR LTR Volume (veh/h) 16 0 54 4 0 0 16 66 0 0 185 24 Percent Heavy Vehicles (%) 3 3 3 3 3 3 3 3 Proportion Time Blocked Percent Grade (%) 0 0 Right Turn Channelized Median Type I Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) 7.1 6.5 6.2 7.1 6.5 6.2 4.1 4.1 Critical Headway (sec) 7.13 6.53 6.23 7.13 6.53 6.23 4.13 4.13 Base Follow -Up Headway (sec) 3.5 4.0 3.3 3.5 4.0 3.3 2.2 2.2 Follow -Up Headway (sec) 3.53 4.03 3.33 3.53 4.03 3.33 2.23 2.23 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 70 4 16 0 Capacity, c (veh/h) 788 583 1356 1529 v/c Ratio 0.09 0.01 0.01 0.00 95% Queue Length, Q95 (veh) 0.3 0.0 0.0 0.0 Control Delay (s/veh) 10.0 11.2 7.7 7.4 Level of Service (LOS) B B A A Approach Delay (s/veh) 10.0 11.2 1.6 0.0 Approach LOS B B Copyright © 2022 University of Florida. All Rights Reserved. HCSM TWSC Version 7.9.5 Generated: 1/28/2022 8:23:20 AM W FStageAMwith.> tw HCS7 General Information Two -Way Stop -Control Report 1111116 Site Information Analyst RLA Intersection Tronstad & WF Stage Agency/Co. ATS Jurisdiction MDT Date Performed 1/23/2022 East/West Street Tronstad Road Analysis Year 2026 North/South Street Whitefish Stage Road Time Analyzed Projected PM Peak Hour Peak Hour Factor 1.00 Intersection Orientation North -South Project Description Quail Meadows Lanes Analysis Time Period (hrs) 0.25 llIItYt Y r Major Street: North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1 U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 1 0 0 0 1 0 0 0 1 0 Configuration LTR LTR LTR LTR Volume (veh/h) 58 0 37 1 0 0 31 85 5 0 142 45 Percent Heavy Vehicles (%) 3 3 3 3 3 3 3 3 Proportion Time Blocked Percent Grade (%) 0 0 Right Turn Channelized Median Type I Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) 7.1 6.5 6.2 7.1 6.5 6.2 4.1 4.1 Critical Headway (sec) 7.13 6.53 6.23 7.13 6.53 6.23 4.13 4.13 Base Follow -Up Headway (sec) 3.5 4.0 3.3 3.5 4.0 3.3 2.2 2.2 Follow -Up Headway (sec) 3.53 4.03 3.33 3.53 4.03 3.33 2.23 2.23 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 95 1 31 0 Capacity, c (veh/h) 704 582 1381 1499 v/c Ratio 0.13 0.00 0.02 0.00 95% Queue Length, Q95 (veh) 0.5 0.0 0.1 0.0 Control Delay (s/veh) 10.9 11.2 7.7 7.4 Level of Service (LOS) B B A A Approach Delay (s/veh) 10.9 11.2 2.1 0.0 Approach LOS B B Copyright © 2022 University of Florida. All Rights Reserved. HCSM TWSC Version 7.9.5 Generated: 1/28/2022 8:23:48 AM W FStageP Mwith.> tw General Information Analyst Agency/Co. Date Performed Analysis Year Time Analyzed Intersection Orientation Project Description Lanes RLA ATS 1/25/2022 2026 Projected AM Peak Hour East-West Quail Meadows Subdivision Site Information Intersection Jurisdiction East/West Street North/South Street Peak Hour Factor Analysis Time Period (hrs) Major Street. East-West Tronstad & West Approach City of Kalispell Tronstad Road Development Approach 1.00 0.25 Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 1 U 1 2 3 4U 4 5 6 7 8 9 10 11 12 Number of Lanes 0 0 1 0 0 0 1 0 0 0 0 0 1 0 Configuration LT TR LR Volume (veh/h) 2 38 73 1 7 4 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) 2 11 Capacity, c (veh/h) 1519 914 v/c Ratio 0.00 0.01 95% Queue Length, Q95 (veh) 0.0 0.0 Control Delay (s/veh) 7.4 9.0 Level of Service (LOS) A A Approach Delay (s/veh) 0.4 9.0 Approach LOS A Copyright © 2022 University of Florida. All Rights Reserved. HCSM TWSC Version 7.9.5 Generated: 1/28/2022 8:19:42 AM ApproachAMwith.xtw General Information Analyst Agency/Co. Date Performed Analysis Year Time Analyzed Intersection Orientation Project Description Lanes RLA ATS 1/25/2022 2026 Projected PM Peak Hour East-West Quail Meadows Subdivision Vehicle Volumes and Adjustments Approach Eastbound Movement U L T Priority 1 U 1 2 Number of Lanes 0 0 1 Configuration LT Volume (veh/h) 8 98 Percent Heavy Vehicles Proportion Time Blocked Percent Grade (%) Right Turn Channelized Median Type I Storage Critical and Follow-up Headways Base Critical Headway (sec) 4.1 Critical Headway (sec) 4.13 Base Follow -Up Headway (sec) 2.2 Follow -Up Headway (sec) 2.23 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 8 Capacity, c (veh/h) 1529 v/c Ratio 0.01 95% Queue Length, Q95 (veh) 0.0 Control Delay (s/veh) 7.4 Level of Service (LOS) A Approach Delay (s/veh) 0.6 Approach LOS Site Information Intersection Jurisdiction East/West Street North/South Street Peak Hour Factor Analysis Time Period (hrs) Major Street. East-West Westbound R U L T 3 4U 4 5 0 0 0 1 Undivided 61 Tronstad & West Approach City of Kalispell Tronstad Road Development Approach 1.00 0.25 0 7.1 6.43 3.5 3.53 6.2 6.23 3.3 3.33 . •1 Copyright © 2022 University of Florida. All Rights Reserved. HCSM TWSC Version 7.9.5 Generated: 1/28/2022 8:20:37 AM ApproachPMwith.xtw APPENDIX D Turn -Lane Warrants m ��O/ 1..1� 4NJ i--a V) Ln L+= +� F- 06 O N 0 0 oc - C— fV 0 0 (-4 December 2004 INTERSECTION AT -GRADE 13.3(7) z , z w w z o = 7~ H ~~ F W W LL - F p z W J p J W 7 oaf= w = w W as= Z o❑ W= = w w p❑ H W �w�oz F F 9= F w ~w � a z LL W J Z w U' p❑ O w 0 W w= ww `3O� zF W W=R r Z_�Z F U LL J 0 fA 0 o a C0 0 00 0 0 co f— 0 W1 7 P? N unOH N`)IS3a JNiEno (HdA) 3vgn-10A `JNISOddO - oA O co a CD D 0 x oa m� LU CD Z toW 0 o a w 0_j C9 Z o Z Na 0 a a 4 7 W N_ J m a— zE Fn co z `r L� r CL a E LU z a} �a z w �W� Wz_ � J � 0 N LL z co 0 LU co z z0 J _ W H ❑ V W C� N LU LU z J 0 Quail Meadows Tract 4CC & 413A q z ® Subject Property Mailing List Parcels CHURCH DR y DwY od HIGHLAND_DRq DONNA DR AUTUMN CT ERANKLIN WAY z t7 3 M 3 x a w A w TRONSTAD RD z � a A HAGERMAN-L-N F A a b O d O CHESTNUT DR Date 2-1-2022 Kalispell Development Services Mt Cadastral data: 1-19-2022 KALISPELL 0 500 1,000Feet Kalispell Growth Policy Exhibit Tract 4CC & 413A ® Subject Property - Commercial - Urban Mixed Used IV High Density Residential Is, Suburban Residential OV Y Urban Residential Suburban Residential City Airport -Gov. Public/Quasi Public, Openspace IFloodway Industrial Neighborhood Commercial w z 0 2 C Suburban Residential Date 2-1-2022 Kalispell Development Services o �,000 z,o Mt Cadastral data: 1-19-2022 KALISPELL oo Feet Kalispell• • Exhibit 3 . Subject Property Residential Residential/Professional Office Central Business Residential Apartment Residential Apartment/Office General Business IL ore Area Business Residential Public FRANKLIN WAY Owl Date 2-1-2022 Kalispell Development Services J IL IL - LLLL 2 LL LU 1 F LL Q Kalispell City Planning Board and Zoning Commission Board Members, We would like to address the issue of the zoning map amendment request by Quail Meadows, LLC in regards the property at 155 Tronstad Road. We purchased our property at 136 Tronstad Road on December 02, 2002. The charm and beauty of the area was a major factor in the decision to make our purchase. We invested our time and money to make our property an asset to the charm of this neighborhood. Through the years, more homes have been built and the new homeowners also took pride in adding to the charm of the neighborhood. Some of us have horses, cattle, goats, llamas and chickens. A number of the children have the opportunity to participate in 4H programs with large animals. This way of life is what drew us all to this neighborhood. The long standing R2 zoning with its low density housing has protected the single dwelling character and landscape setting of our neighborhood. It would still allow the inevitable growth in the area, without the detrimental impact R3 zoning would create. A change to R3 zoning would be very detrimental to our investments and the character of our neighborhood. We oppose the request of re -zoning our neighborhood and ask you to please consider the devastating impact a change of our existing zoning regulations would have to us. Sincerely, Tony and Marian Sisneros 136 Tronstad Road Kalispell, MT 59901 Kalispell City Planning Board and Zoning Commission Board Members, We would like to address the issue of the zoning map amendment request by Quail Meadows, LLC in regards the property at 155 Tronstad Road. We purchased our property at 154 Tronstad Road in October, 2013. The charm and beauty of the area was a major factor in the decision to make our purchase. We invested our time and money to make our property an asset to the charm of this neighborhood. Through the years, more homes have been built and the new homeowners also took pride in adding to the charm of the neighborhood. Some of us have horses, cattle, goats, llamas and chickens. A number of the children have the opportunity to participate in 4H programs with large animals. This way of life is what drew us all to this neighborhood. The long standing R2 zoning with its low density housing has protected the single dwelling character and landscape setting of our neighborhood. It would still allow the inevitable growth in the area, without the detrimental impact R3 zoning would create. A change to R3 zoning would be very detrimental to our investments and the character of our neighborhood. We oppose the request of re -zoning our neighborhood and ask you to please consider the devastating impact a change of our existing zoning regulations would have to us. Sincerely, Sisneros Family Trust 154 Tronstad Road Kalispell, MT 59901 Kari Barnhart From: Amy Vanderbilt <avandy325@live.com> Sent: Tuesday, March 8, 2022 2:14 PM To: Kari Barnhart Subject: EXTERNAL Proposed zoning change at 155 Tronstad Road (Quail Meadow, LLC Importance: High I am a resident of the North Kalispell area (Jackson View Trl) off Whitefish Stage between Rose Cross and Tronstad Road. I have just learned about the proposed zoning changes at 155 Tronstad Road and have MANY concerns about the proposed density of 139 single family units on 10 acres in that vicinity. With such short notice, I cannot be at the planning board meeting tonight; therefore, I am submitting the following as some preliminary concerns. • Ongoing incremental building and density creep to the north valley and ALL the accompanying infrastructure and density issues • Concerns for aquifer water quality • Concerns for area wildlife • Concerns for road impacts and further degradation of road safety on Whitefish Stage Road long before that road reconstruction is slated for funding and actual construction. • Incremental creep of light pollution. Every new business and residential construction adds to the night -sky pollution in the north valley. The Ford dealership is a HUGE affront to preexisting home owners affected by the tremdous overkill from the LED white -poled light pollution from that single business!!! ** (That aggregious situation could be somewhat remedied if the Ford Dealership were required to paint their light poles the pre -approved non -reflective silver-gray of the city poles like the color they were approved for in the presentation to the architectural review committee that was the initial source of their permitting process.) ** • Converting the existing R-2 residential zoning to R-3 (10,000 square foot lots to 6,000 square foot lots in that area would have a notable impact on traffic density at both Highway 93 and on Whitefish Stage Road. • The added traffic density on Whitefish Stage qould only further exacerbate the existing safety hazards from lack of any shoulder and asphalt hazards for existing vehicle AND bicycle traffic! I'm ending this now to send it before your meeting tonight, but it is by no means a complete list of my concerns as a landowner, resident and concerned community member. Respectfully, Amy Vanderbilt 684 Jackson View Trail Kalispell, MT 59901 406-752-7660 avandy325@live.com Kari Barnhart From: Rachel Ezell Sent: Tuesday, March 8, 2022 11:22 AM To: PJ Sorensen Subject: FW: EXTERNAL FW: Tronstad road 39 lot subdivision hearing on March 8 FYI From: Mary Metzger <mmetzger@flathead.mt.gov> Sent: Tuesday, March 8, 2022 7:41 AM To: Rachel Ezell <rezell@kalispell.com> Subject: EXTERNAL FW: Tronstad road 39 lot subdivision hearing on March 8 From: Robert Nadvornick <robert.nadvornick@gmail.com> Sent: Tuesday, March 8, 2022 6:55 AM To: Planning.Zoning <Planning.Zoning@flathead.mt.gov> Subject: Tronstad road 39 lot subdivision hearing on March 8 The intersection of HW 93 North of Kalispell and Tronstad road is a death trap with all the Silverbrook Subdivision traffic competing with Tronstad Road traffic. Turning on and off the highway is a crapshoot. Please don't approve any more lots until that intersection gets a traffic light. Robert Nadvornick Dianne Bitney