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June Packet Kalispell City Planning Commission Minutes of the meeting of May 12, 2026 Page | 1 KALISPELL CITY PLANNING COMMISSION MINUTES OF REGULAR MEETING May 12, 2026 CALL TO ORDER AND ROLL CALL The regular meeting of the Kalispell City Planning Board and Zoning Commission was called to order at 6:00 p.m. Commission members present were Doug Kauffman, Cate Walker, Cody Hunter, Rory Young, Dustin Leftridge, Brett Huff, and Emmett Van Allen. PJ Sorensen, Donnie McBath, and Kirstin Robinson represented the Kalispell Planning Department. ELECTION OF OFFICERS (PRESIDENT) Young asked if there were any nominations for President. Kauffman nominated Young and Hunter seconded the nomination. VOTE BY ACCLAMATION The motion passed unanimously on a roll call vote. ELECTION OF OFFICERS (VICE-PRESIDENT) Young asked if there were any nominations for Vice-President. Kauffman nominated Walker and Leftridge seconded the nomination. VOTE BY ACCLAMATION The motion passed unanimously on a roll call vote. APPROVAL OF MINUTES Kauffman moved and Walker seconded a motion to approve the minutes of the April 14, 2026 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. PUBLIC PARTICIPATION PLAN UPDATE The City of Kalispell recently adopted the Kalispell Land Use Plan – PLAN-IT 2045. The land use plan was adopted under the Montana Land Use Planning Act and is a policy document guiding land use regulations and decisions. As part of the implementation of the plan, the City is in the process of updating zoning and subdivision regulations. This proposal, which is related to those regulation updates, involves updating the public participation plan that outlines public outreach and engagement. The existing participation plan was adopted in 2024 and focuses primarily on the land use plan. This proposed public participation plan update expands the details regarding notice and public comment for site-specific development, such as subdivisions and conditional use permits, by more specifically providing for notice in the newspaper and/or by mail and for access to documents on the city website. STAFF REPORT PJ Sorensen representing the Kalispell Planning Department reviewed the Public Participation Plan Update. Kalispell City Planning Commission Minutes of the meeting of May 12, 2026 Page | 2 Staff recommends that the Planning Commission forward a recommendation to the City Council to approve the amendment of the Public Participation Plan. BOARD DISCUSSION Sorensen clarified the notification requirements for zoning appeals to Walker. PUBLIC HEARING None. MOTION – PUBLIC PARTICIPATION PLAN UPDATE Walker moved and Kauffman seconded that the Planning Commission forward a recommendation to the City Council to approve the amendment of the Public Participation Plan. BOARD DISCUSSION Leftridge stated that he worked with city staff and is pleased with the plan. Kauffman, Young, and Walker agreed that the plan is a good compromise and that it as they expected. ROLL CALL – PUBLIC PARTICIPATION PLAN UPDATE Motion passed unanimously on a roll call vote. OLD BUSINESS Sorensen updated the commission on city council action on items from the April Planning Commission meeting. NEW BUSINESS Sorensen updated the board on the upcoming Tuesday, June 9, 2026 Planning Commission Meeting. ADJOURNMENT The meeting adjourned at approximately 6:22 PM. _____________________ ___________________ Rory Young Kirstin Robinson President Recording Secretary APPROVED as submitted/amended: May 12, 2026 Website: Before the application will be deemed to be accepted for review, our office must receive an approval of the legal description from the Flathead County Plat Room. Please submit the legal description to their office (plat@flatheadcounty.gov). List ALL owners (any individual or other entity with an ownership interest in the property): Legal Description (please attach a full legal description for the property and a copy of the most recent deed). Address City, State, Zip If not current owner, please attach a letter from the current owner authorizing the applicant to proceed with the application. Owner Address City, State, Zip OWNER OF RECORD Address City, State, Zip CONSULTANT (ARCHITECT/ENGINEER) POINT OF CONTACT FOR REVIEW COMMENTS Project Name Property Address Applicant Address City, State, Zip NAME OF APPLICANT PLANNED UNIT DEVELOPMENT Email:planning@kalispell.com www.kalispell.com Development Services Department 201 1st Avenue EastKalispell, MT 59901 Phone (406) 758-7940 Initial PUD proposal Amendment to an existing PUD Total gross acres of property: a. An overall description of the goals and objectives for the development of the project. b. In cases where the development will be executed in increments, a schedule showing the time within phase will be completed. i. How the development plan will further the goals, policies and objectives of the Kalispell Growth Policy. j. Include site plans, drawings and schematics with supporting narratives where needed that includes the following information: (1). Total acreage and present zoning classifications; (2). Zoning classification of all adjoining properties; (3). Density in dwelling units per gross acre; (4). Location, size height and number of stories for buildings and uses proposed for buildings; (5). Layout and dimensions of streets, parking areas, pedestrian walkways and surfacing; (6). Vehicle, emergency and pedestrian access, traffic circulation and control; (7). Location, size, height, color and materials of signs; (8). Location and height of fencing and/or screening; (9). Location and type of landscaping; (10). Location and type of open space and common areas; (11). Proposed maintenance of common areas and open space; (12). Property boundary locations and setback lines (13). Special design standards, materials and / or colors; (14). Proposed schedule of completions and phasing of the development, if applicable; (15). Covenants, conditions and restrictions; (16). Any other information that may be deemed relevant and appropriate to allow for adequate review. Please note that the approved final plan, together with the conditions and restrictions imposed, shall constitute the zoning for the district. No building permit shall be issued for any structure within the district unless such structure conforms to the provisions of the approved plan. Check One: Present zoning of above property: Please provide the following information in a narrative format with supporting drawings or other format as needed (reference 27.19.020(3)): c. The extent to which the plan departs from zoning and subdivision regulations including but not limited to density, setbacks and use, and the reasons why such departures are or are not deemed to be in the public interest; d. The nature and extent of the common open space in the project and the provisions for maintenance and conservation of the common open space; and the adequacy of the amount and function of the open space in terms of the land use, densities and dwelling types proposed in the plan; If the PUD involves the division of land for the purpose of conveyance, a preliminary plat shall be prepared in accordance with the requirements of the subdivision regulations. e. The manner in which services will be provided such as water, sewer, storm water management, schools, roads, traffic management, pedestrianaccess, recreational facilities and other applicable services and utilities. f. The relationship, beneficial or adverse, of the planned development project upon the neighborhood in which it is proposed to be established g. How the plan provides reasonable consideration to the character of the neighborhood and the peculiar suitability of the property for the proposeduse. h. Where there are more intensive uses or incompatible uses planned within the project or on the project boundaries, how with the impacts of those uses be mitigated. Development Services Department 201 1st Avenue EastKalispell, MT 59901Phone (406) 758-7940 BIRCHWOOD PUD NARRATIVE The following is a narrative for the Birchwood Planned Unit Development application. Also included is a site plan, utility layout, and development applications for the PUD. If approved, a subsequent major preliminary plat will be submitted for City review. A. An overall description of the goals and objectives for the development of the project. The proposed project, Birchwood Planned Unit Development (PUD), is a residential development planned by Habitat for Humanity of Flathead Valley to provide affordable housing opportunities in a collaborative effort with other private entities to create a mixed income community. The project is located on a property previously owned by Montana Department of Transportation (MDT). The Birchwood property was sold to Habitat for Humanity of the Flathead Valley in 2025 with the intention of the property developing as a collaborative non-profit/private development partnership, with several housing types built in an urban community environment. The subject 21.32-acre property is planned for 95 single family homes, including townhomes, single family residences, and Cottages. Objectives of this land use application include: 1. Planning for a variety of lot sizes and income levels, with an emphasis on affordable housing. 2. Creating a layout and design to work with the topography of the site. 3. Creating a workable design for the future phases of development and connection with the neighboring properties. 4. Utilize progressive housing designs to foster an environment that promotes community and provides residence with house opportunities with lower barriers to entry. The development is intended to create a mixed-income community in a residential area and provide a traditional neighborhood design with sidewalks, tree-lined streets, and further connections for this area to connect to the existing pedestrian networks. Residents will also have access to park amenities in the eastern community open space, with properties along the western property boundary include cottage courtyards for community yards and gathering spaces. B. In cases where the development will be executed in increments, a schedule showing the time within phase will be completed. The subject 21.32 acres is planned to be completed in multiple phases that will be constructed over several years. Construction of the first phase is intended to begin in Fall of 2026/Spring 2027. The project will be completed over several phases, with infrastructure construction being completed in four phases and each phase being completed with a preliminary plat and engineering design. A. Phase One – Begin construction Spring 2027, Completed summer 2028 (19 Lots) B. Phase Two - Begin construction Spring 2029, Completed Fall 2030 (25 Lots) C. Phase Three – Begin construction Spring 2030, Completed Fall 2031 (23 Lots) D. Phase Four – Begin construction Spring 2031, Completed Fall 2032 (28 Lots) Figure 1: Phasing Plan Each phase will be 19-28 lots, and will begin construction of the homes once each phase of infrastructure is completed. Market may dictate build out schedule. C. The extent to which the plan departs from zoning and subdivision regulations including but not limited to density, setbacks and use, and the reasons why such departures are or are not deemed to be in the public interest. The application requests the following deviations from the Subdivision Regulations and Zoning Ordinance: a. Utilities/easements: No ROW connection to east or west property line b. Allow for alley to provide primary access to lots when fronting on parkway. (minimum 20’ wide parkway, 30’ alley ROW) c. Allow for clusters of 8 lots to be serviced from a private alley as the primary access. d. Allow for lot sizes down to 3,100 SF for single family lots e. Allow for a minimum lot width of 40’ on the residential lots serviced from alleys. These departures from the base zoning allow the creation of a variety of lot types, outdoor recreational opportunities, and promote the affordable housing initiative. The deviations requested are deemed to be in the public’s best interest because it generally complies with the growth policy and zoning ordinance by creating affordable housing opportunities on the property. The development plan incorporates many of the home types in adjacent developments while adding a housing configuration more unique to Kalispell in the form of cottage courts. D. The nature and extent of the common open space in the project and the provisions for maintenance and conservation of the common open space; and the adequacy of the amount and function of the open space in terms of the land use, densities and dwelling types proposed in the plan. The proposed Birchwood PUD will provide several open space courtyards along the western half of the development between the cottage style units and a generous amount of open space along the eastern property line that will serve as the community park for the development. This concept is designed to create single family lots that limit the total acreage of the lots to aid in reducing ultimate costs of the lots/homes with the balance of areas made up in open space and park area for residents. The open space allocation is approximately 2.31 acres of planned park space and 1.76 acres to accommodate storm water facilities. Storm facilities are not intended to be used as park area. There is an opportunity to connect to an existing shared use path constructed with the Northland Subdivision, and the path along the Highway 93 Alternate Route to the west. There is an open space gap provided between lots on the western side of the property that will provide a buffer between the development and the Highway 93 alternate route and to accommodate any required sound mitigation. Parks are proposed with the subdivision that service the entire development, as well as smaller community spaces planned to primarily serve the adjoining lots. The City requirement for parkland is 0.03 acres per single family lot, requiring total parkland or equivalent cost improvements of 2.85 acres for the 95 planned lots. The 2.31 acres of parkland planned in the development is nearly sufficient to meet the subdivision requirements for parks, with the balance of 0.60 acres to be satisfied with amenities included in the park space to provide additional value to the neighborhood. These will include pedestrian paths and recreation equipment such as a community playground. A complete parks plan will be submitted with the engineering design of the infrastructure. All park and open space and park improvements will be managed and maintained by an HOA to be established with the subdivision of the property. E. The manner in which services will be provided such as water, sewer, storm water management, schools, roads, traffic management, pedestrian access, recreational facilities and other applicable services and utilities. The property is proposed to be serviced by public utilities operated by the City of Kalispell. Water and sewer utilities will be extended from Northland Drive through the southeast approach to the property and follow the proposed road alignment through the development. Additional utility connections will be made at Northridge Way to provide looping in the water system. The sewer main constructed in Northland Drive was built with additional connections planned and has adequate capacity to service the development. The City water system has adequate pressure and fire flow based on elevations and City hydrant data near the connection points to service the development property. A map of the proposed utility servicing is included below and a full-size version is included with this application. WGM met with Public Works have Engineers to discuss the service configuration required to serve the cottage lots along the western portion of the development. This was verified in an email dated February 9, 2026 that these service connections would be preferable by the operators over dead end mains. FIGURE 4: PROPOSED UTILITY LAYOUT At the entrance location there is an existing depression which collects runoff from the site. Nearly all stormwater that reaches this pond derives from the subject property. As a part of the development build out, this pond will be removed and replaced with a new collection and detention system. The new collection system will connect to this existing pond outlet at the access on Northland Drive. The proposed stormwater pond system will be designed to attenuate the stormwater flows to pre- development runoff levels. The stormwater quality treatment will be achieved prior to discharging to the downstream system. Traffic for the project will connect to Northland Drive and Northridge Way. Northridge Way connects to Northridge Drive and Northland Drive allows access to either Four Mile Drive at the north, or US-93 to the east via Summit Ridge Drive. Additionally at the City’s request, a road extension will be developed to the north to accommodate future access to the property to the immediate north. There will be no access to the west, due to the controlled access on Highway 93 Alternate. The property to the east is significantly higher than the subject property, and the steep nature of the slope is not conducive to building a road connection to the east. A deviation is requested to limit the road access to the north and south properties. As previously described and shown on the PUD plan, the development includes sidewalks along all street frontages for pedestrian access, and an open space area along the east of the property. The specific amenities will be provided in a landscape plan at the time of design but will be in compliance with the City of Kalispell Subdivision Regulations and Public Works standards. The development will be served by School District #5, the Kalispell School District. The district map is shown below in Figure 5. FIGURE 5: SCHOOL DISTRICT MAP The property is located 0.8 miles south of Kalispell Fire Station #62 and surrounded by properties already served by City of Kalispell police and fire. F. The relationship, beneficial or adverse, of the planned development project upon the neighborhood in which it is proposed to be established. The Birchwood PUD property was historically used for farming, and more recently as material storage for the neighboring Highway 93 Alternate project and the Northland Subdivision. The development of this property considers the character of the neighborhood by transitioning from similarly sized lots along the existing developments to smaller lots and varied types as you move into the development. This variety in home types and lot sizes creates an opportunity for a varied income neighborhood with an emphasis on affordability. To offset the density, it will increase the adjacent park amenities, increase the diversity of the community with additional affordable housing options, while providing additional taxbase for the schools and city services. The additional traffic in the neighborhood will be mitigated by adding multiple access points, and improving locations identified in the Traffic Impact Study. A copy of this study is included with this application. This area is included within the Kalispell Growth Policy and will provide an excellent location for additional housing given its vicinity to: • US-93 Bypass (0.9 Miles) • City of Kalispell/MDT multi-use trail system (0.1 Miles to the Bypass trail) • Kalispell Kidsport Complex (0.6 Miles) • Glacier Highschool (1.0 Mile) • Flathead Valley Community College (1.0 Mile) • Spring Prairie Shopping Center (1.0 Mile) G. How the plan provides reasonable consideration to the character of the neighborhood and the peculiar suitability of the property for the proposed use. The plan provides consideration to the character of the neighborhood by aligning with the intent of the Growth Policy, and Future Land Use Map, and by providing a mix of lot sizes for different price points. The adjacent areas are currently predominantly single family detached or attached homes. The planned residential growth has been proposed in this area through the growth policy, and the access provided by the vicinity to shopping, recreation, and major transportation infrastructure. The site is in an area with good transportation connectivity and access to services. In addition to its correspondence with the growth policy, the City and developers have also invested in water, storm, and sewer infrastructure that will support development in this location. H. Where there are more intensive uses or incompatible uses planned within the project or on the project boundaries, how will the impacts of those uses be mitigated? The subject property is currently surrounded by a mix of residential, multifamily, and undeveloped land: • North: Undeveloped land, Suburban Residential and Urban Residential • South: Suburban Residential, Urban Residential • East: Urban Residential, Neighborhood Business, Business District • West: Undeveloped and Agricultural The proposed land uses of the subject property of R-3, single-family residential are compatible with the Future Land Use map. The Highway 93 bypass provides a wide buffer between the residences and the agricultural areas to the west and north and blends into the existing residential uses to the east and south. I. How the development plan will further the goals, policies, and objectives of the Kalispell Growth Policy. The development plan will meet the Land Use/Housing goal of the Kalispell Growth Policy (Plan-It 2035) which is to “PROVIDE AN ADEQUATE SUPPLY AND MIX OF HOUSING THAT MEETS THE NEEDS OF PRESENT AND FUTURE RESIDENTS IN TERMS OF COST, TYPE, DESIGN AND LOCATION.” The proposed development is not unique to the area and Flathead Valley but corresponds well with other unit types in various stages of construction in the area and with the larger region as it ties to the northern commercial center of Kalispell. Additionally, the following policies are met through the development: Land Use/Housing Policies: While the site could support additional density the developers’ goals are to develop a cohesive mixed-income neighborhood and support the overall character of the surrounding areas. The site utilizes smaller lots to prioritize affordability while accompanying them with generous open park areas to augment them and add value to the neighborhood. The housing types proposed create a variety of options and transition from adjacent existing developments while keeping in mind future potential land uses. This location creates opportunities for access to the Bypass trail system to which another connection from the neighborhoods is proposed. FIGURE 6: SURROUNDING ZONING MAP, CITY OF KALISPELL FIGURE 7: SURROUNDING ZONING MAP, FLATHEAD COUNTY J. Include site plans, drawings and schematics with supporting narratives where needed that includes the following information: 1. Total acreage and present zoning classifications. 21.32 Acres currently zoned as SAG-10. (R-4 Zoning requested in Annexation Application, included with this submittal) 2. Zoning classification of all adjoining properties. North: SAG-10 (County), R-4 (City) West: SAG-5 (County), R-1 (County) East: R-3/PUD (City) South: R-3/PUD (City) 3. Density in dwelling units per gross acre. 4.46 Dwelling units per acre (95 residential units per 21.3 gross acres) Residential lots = 10.36 acres Right-of-way = 6.28 acres Eastern Park = 1.63 acres Western Park Courts = 0.75 Acres Highway Buffer Open Space = 0.68 Acres Stormwater Tracts = 1.76 Acres Misc. Open space = 0.12 Acres Total acreage= 21.32 acres 4. Location, size, height, and number of stories for buildings and uses proposed for buildings. The single family residences will be built as one and two-story buildings, each on a single lot. In the case of Townhomes on the northern portion of the property, these will be attached single family residences on sublots. 5. Layout and dimensions of streets, parking areas, pedestrian walkways, and surfacing. The proposed PUD layout is attached and included with this application. This layout utilizes the City of Kalispell Standard for Urban local streets. 5’ sidewalks will be provided on each side of the street. Alleys are proposed in the center of the property as well as the cottage court accesses as 20 ft wide paved sections with 30 ft of right of way between lots. 6. Vehicle, emergency and pedestrian access, traffic circulation and control. The existing Northland Drive collector provides connectivity from Four-mile Drive to the interior road system. Internal roads have been sized to City local street standards to accommodate emergency vehicle access. Two accesses are provided from the proposed development to the existing road system. All the main roads have a minimum of 200-foot centerline radii aside from intersections which have 20 ft radii at the back of curb. An extension is provided to the northern property limits for future connections with intentions for a long-term connection to Four Mile Drive through the property to the north. 7. Location, size, height, color, and materials of signs. Entrance signs have not been planned at this time but will be located at the southeastern entrance to the development. Any signs or entrance monuments will be designed in compliance with City of Kalispell sign requirements. 8. Location and height of fencing and/or screening. Fencing will be allowed and will meet the R-4 Fence requirement for maximum fence heights. Cottage homes along the western boundary will be fronted toward the parkway with fence heights limited to 4 ft to promote a front yard feel. For these lots, 6 ft fences will be allowed along the alleyways as their backyard. The Birchwood PUD will record CCR’s that regulate development/architectural standards that regulate the fencing type. This is included in the draft CCR’s included in this application. 9. Location and type of landscaping. A conceptual street tree and park plan has been included with the PUD layout. A final landscape plan will be produced for the common area and boulevards in the immediate development. 10. Location and type of open space and common areas. Along the west side of the development, three parkways are planned with homes facing them, approximately 0.25 acres each. Along the eastern portion of the property a 1.63 acre park is planned. A buffer has been provided along the west edge for accommodating sound mitigation measures. 11. Proposed maintenance of common areas and open space. An HOA will be developed to maintain and manage the park area and open spaces for the development. The adjacent property owners will be responsible for boulevard maintenance per City of Kalispell ordinance. The HOA will be formed when the property infrastructure is completed, and the lots are sold to private owners. 12. Property boundary locations and setback lines. Property boundaries and conditioned setbacks are shown on the site plan. 13. Special design standards, materials and/or colors. The intent is to provide residential units that match the architecture and character of the surrounding neighborhood. Renderings of homes planned by Habitat are included for similar home types in this application. Draft CCRs will be developed and recorded with the final plat of the development. 14. Proposed schedule of completion and phasing of the development, if applicable. It is expected that the project will be completed in three phases of infrastructure construction. The first phase of infrastructure construction would likely begin in Spring of 2027 and be completed in the fall of 2027. Each phase will build out northward as noted above in the phasing plan. A true build-out schedule will be dependent on housing demand and market conditions. 15. Covenants, conditions and restrictions. CC&Rs are included with this application in Draft format. 16. Any other information that may be deemed relevant and appropriate to allow for adequate review. The property was purchased by Habitat for Humanity of Flathead Valley with the intention of developing an affordable housing community in partnership with several local developers. The goal of the project is to increase the supply of affordable housing units in the City of Kalispell. This property is not currently annexed into the City. A separate Annexation application has been submitted with this PUD application. A boundary line relocation has been approved by City and County staff to allow for a southeastern access to Northland Drive. This boundary line adjustment moves a boundary between the subject property and Northland Subdivision Phase 5A&5B, defined as open space A. This open space has limited uses and an easement exists across all of it to accommodate a stormwater pond that exclusively serves the subject property. This is pending recording at the time of this application, a copy of the reviewed BLR document is included in this application. Big Sky Acoustics completed a sound study to recommend any potential mitigation required due to the property’s adjacency to the US-93 Alternate (Bypass). In anticipation of similar mitigation measures utilized along the Bypass, an open space gap has been left along the western edge to accommodate any required measures. A copy of this study is included with this application. BIRCHWOOD PLANNED UNIT DEVELOPMENT SITE PLANProject Number: 250114 March 31, 2026 0 50 100 150’ N NORTHRIDGE WAY ALT. 93 PATH ROAD RESERVE 64 65 66 67 68 69 70 78B 79A 79B 80A 80B O 64 65 66 67 68 69 70 78B 79A 79B 80A 80B O N 0 SCALE - FEET 60 60 120 WGM GROUP FIL E : W:\ P r o j e c t s \ 2 5 0 1 1 4 \ 2 0 D a t a \ C A D \ 0 1 D e s i g n \ 2 5 0 1 1 4 U T . d w g PROJECT: SURVEYED: DESIGN: DRAFT: APPROVE: DATE: SH E E T LAYOUT: REVISIONS: NO. DESCRIPTION DATE WWW.WGMGROUP.COM 250114 MARCH 2026 - MJB ALW MJB BI R C H W O O D P U D KA L I S P E L L , M O N T A N A 431 1ST AVENUE WEST KALISPELL, MT 59901 TEL: 406-756-4848 PRELIMINARY 1 OV E R A L L U T I L I T Y P L A N 1 AFTER RECORDING, RETURN TO: DECLARATION OF COVENANTS, CONDITIONS, AND RESTRICTIONS FOR BIRCHWOOD 2 TABLE OF CONTENTS DECLARATION OF Declaration 3 Article 1: Definitions 3 Article 2: Property Subject to Declaration 5 Article 3: Ownership & Easements 7 Article 4: Lots & Owners 9 Article 5: Common Area 17 Article 6: Architectural Review Committee 18 Article 7: Association 21 Article 8: Declarant Control 22 Article 9: Declarant Special Rights 23 Article 10: Funds & Assessments 24 Article 11: General Provisions 30 3 COVENANTS, CONDITIONS, AND RESTRICTIONS FOR BIRCHWOOD THIS DECLARATION OF COVENANTS, CONDITIONS, AND RESTRICTIONS FOR Birchwood (‘Declaration”) is made this ___________day of , ______ by Flathead Habitat for Humanity, LLP, a Montana limited liability partnership, as the (“Declarant”). WHEREAS, the Declarant is the owner, or controls, all that certain real property and improvements thereon located in the County of Flathead, State of Montana, described in the Plat of Birchwood, incorporated herein by reference, and referred to as Birchwood (“the Property”), recorded concurrently with this Declaration; and WHEREAS, Declarant intends to develop the Property as a subdivision and to establish the residential development of Birchwood, Declarant desires to impose these mutually beneficial covenants, conditions, restrictions, easements, assessments and liens on the Property under a comprehensive general plan of improvement and development for the benefit of all of the Owners, the Lots and Common Area within the Property; and WHEREAS, Declarant has deemed it desirable for the preservation of the values and amenities within the Property to create a homeowners association, to which will be delegated and assigned the powers and authority to own, maintain, and administer the Association and the Common Area and facilities, and administer and enforce the covenants, conditions, and restrictions of this Declaration, and collect and disburse the assessments and charges hereinafter created. NOW THEREFORE, Declarant declares that the Property shall be held, transferred, sold, conveyed and occupied subject to the following covenants, conditions, restrictions, easements, charges and liens, or as noted herein, which shall run with the land and shall be binding upon all parties having or acquiring any right, title, or interest in the Property or any part thereof and shall inure to the benefit of the Association and of each Owner. ARTICLE 1 DEFINITIONS 1.1 General Interpretive Principles Unless the context otherwise requires, words used in this Declaration shall include the singular and plural, and the masculine, feminine, and neuter genders. The headings used herein are for convenience only and shall not be used to interpret the meaning of any provision. References to Sections or Articles refer to this Declaration unless otherwise stated. This Declaration shall be interpreted liberally to effectuate its purpose of maintaining a high-quality, cohesive residential community. 4 “Architectural Review Committee” or the “ARC” shall be appointed as provided in Section 6.1 below. “Articles” shall mean the Articles of Incorporation for the non-profit corporation, Birchwood Homeowners Association, or such similar name approved by and which have been or shall be filed by Declarant with the Montana Corporation Commissioner on or prior to conveyance of the first Lot to an Owner other than Declarant. “Association” shall mean the Birchwood Homeowner Association, its successors and assigns. “Birchwood” shall mean the real property and all Common Areas described on the recorded Plat for the Property, as well as any annexations of additional lands. “Board” or “Board of Directors” shall mean the Board of Directors of the Association. “Bylaws” shall mean the Bylaws of the Association, which have been or shall be recorded as required by Montana law, which have been or shall be recorded by Declarant on or prior to conveyance of the first Lot to an Owner other than Declarant as required by Montana law. Intentionally omitted. “Common Area” shall mean any areas of land shown on the recorded Plat, including any improvements thereon, which are intended to be devoted to the common use and enjoyment of the Members of the Association, and areas outlined herein as the maintenance responsibility of the Association. “Common Expenses” shall include all costs and expenses incurred by the Association in the performance of its duties, including but not limited to maintenance, repair and replacement of Common Areas; utilities; insurance premiums; administrative and management costs; legal and accounting fees; reserve contributions; enforcement costs; and any other expenses reasonably necessary for the operation of the Association. “County” shall mean Flathead County, located in the State of Montana “Declarant” shall mean Habitat for Humanity of Montana, a Montana non-profit organization, its successors or assigns, or any successor or assign to all remainder of their interests in the development of the Property. All successors to Declarant shall have the same rights and interest as the initial Declarant. “Declarant” shall not refer to any other subsequent purchaser of a Lot or Home. “Declaration” shall mean the covenants, conditions, restrictions, and all other provisions set forth in this Declaration of Covenants, Conditions and Restrictions for the Property “General Common Expenses” shall mean those Common Area expenses incurred by the Association for the benefit of all of the Owners of the Lots within the Property. Such definition shall also apply to the words “Common Expenses” as used in this Declaration. 5 “General Plan of Development” shall mean Declarant’s general plan of development of the Property as approved by appropriate governmental agencies, as may be amended from time to time. “Governing Documents” shall mean this Declaration, together with Articles of Incorporation, Bylaws of the Association, rules and regulations as adopted by the Board of Directors of the Association as may be amended from time to time. “Home” shall mean any portion of a structure situated on a Lot designed and intended for use and occupancy as a residence by a single family or household. “Lot” shall mean any plot of land indicated upon the recorded Plat of the Property or any part thereof creating individual Home sites, including any annexations to the Plat. These do not include Common Areas, Tracts, or areas deeded to a government authority or utility. “Lot Easement Area” shall mean those portions of any Lot subject to any easement benefiting the Association. “Members” shall mean the Owners of Lots within the Property who are Members of the Association. “Occupant” shall mean the occupant of a Home who shall be the Owner, lessee, or any other person authorized by the Owner to occupy the premises. “Owner” shall mean the record Owner, whether one or more persons or entities, of the fee simple title to any Lot or a purchaser in possession under a land sale contract. The foregoing does not include persons or entities that hold an interest in any Lot merely as security for the performance of an obligation. “Street Trees” shall be xxxxxxxxxxx species, commonly known xxxxxxxxxxx. Any substitution in species must be approved by the Board or the ARC. Intentionally omitted. “Property” shall mean all real property described on the Plat, and any annexations of additional property, including the Common Area Tracts, and all improvements located on the real property, as may be brought within the jurisdiction of the Association and be made subject to this Declaration. “Rules and Regulations” shall mean the documents containing rules and regulations and policies adopted by the Board or the ARC and as may be from time to time amended by the Board or the ARC. “Sale” shall mean the conveyance of a Lot to a party other than Declarant or a successor Declarant. “Park” shall mean a parcel of land shown on the Plat and denoted by the word “Park.” 6 “Turnover Meeting” shall be the meeting called by Declarant to turn over control of the Association to the Class A members. ARTICLE 2 PROPERTY SUBJECT TO THIS DECLARATION 2.1 The real property which is and shall be held, transferred, sold, conveyed, and occupied subject to this Declaration is located in the County of Flathead, State of Montana, in that certain Plat entitled Birchwood filed in the plat records of Flathead County, State of Montana, xxxxxxxxxxx Plat Name. 2.2 Declarant may, at its sole option, annex additional property into the Association to be subject to the terms hereof to the same extent as if originally included herein and subject to such other terms, covenants, conditions, easements and restrictions as may be imposed thereon by Declarant. Declarant currently anticipates that there will be a total of approximately 16 Lots in the subdivision, including the Lots on this Plat, and Lots expected to be created in property to be annexed to the subdivision, but this number may be adjusted at the sole discretion of Declarant. 2.3 Eligible Property. There is no limitation on the number of Lots which Declarant may annex to the Property, or the right of Declarant to annex common property, except as may be established by applicable ordinances, agreements, or land use approvals. 2.4 Consent or Joinder Not Required. No consent or joinder of any Class A Member as defined in this Declaration or other party except the record owner of the land being annexed shall be necessary to affect any annexation made pursuant to this Article. 2.5 Declaration of Annexation. Annexation shall be evidenced by a written Declaration of Annexation executed by Declarant or (in the case of an annexation by action of members) by the Board and the owners of the property being annexed, setting forth the legal description of the property being annexed and any additional covenants, conditions and restrictions to be applied to such annexed property. Notwithstanding any provision apparently to the contrary, a declaration with respect to any annexed property may: (a) establish such new land classifications and such limitations, uses, restrictions, covenants and conditions with respect thereto as Declarant may deem to be appropriate for the development of the annexed property; (b) with respect to existing land classifications, establish additional or different limitations, uses, restrictions, covenants, and conditions with respect thereto as Declarant may deem to be appropriate for the development of such annexed property; or (c) contains provisions necessary or appropriate to comply with any condition, requirement, or imposition of any governmental or regulatory authority. 7 Without limitation of the meaning of the foregoing provisions of Article 2, in any Declaration of Annexation, Declarant may, but shall not be obligated to: (i) establish different types of Lots and have particular rights and obligations pertain to different types of Lots; (ii) establish easements particular to different Lots; (iii) establish assessments that pertain only to certain types of Lots; (iv) establish maintenance obligations of the Association or of Owners that vary in accordance with different types of Lots or different tracts of Common Area; (v) establish insurance and casualty provisions that relate to certain types of Lots and not others; and (vi) establish limited Common Areas that benefit particular Lots to the exclusions of other Lots and provisions particular to such limited Common Areas. 2.6 Voting Rights; Allocation of Assessments. Upon annexation, additional lots so annexed shall be entitled to voting rights and shall be responsible for payments or assessments as required for that fiscal year. At the beginning of the next fiscal year, assessments shall be reallocated and reapportioned equally based on the total number of lots following such annexations. 2.7 No Duty to Annex. Nothing herein contained shall establish any duty or obligation on the part of Declarant or any member to annex any property into the Association and no owner of property excluded from the Association shall have any right to have such property annexed thereto. ARTICLE 3 OWNERSHIP AND EASEMENTS 3.1 Non-Severability. The interest of each Owner in the use and benefit of the Common Area shall be appurtenant to the Lot owned by the Owner. No Lot shall be conveyed by the Owner separately from the interest in the Common Area, subject to the provisions of Section 3.3. Any conveyance of any Lot shall automatically transfer the right to use the Common Area without the necessity of express reference in the instrument of conveyance. There shall be no judicial partition of the Common Area. Each Owner, whether by deed, gift, devise, or operation of law, for the Owner’s own benefit and for the benefit of all other Owners, specifically waives and abandons all rights, interests, and causes of action for judicial partition of any interest in the Common Area and does further agree that no action for judicial partition shall be instituted, prosecuted, or reduced to judgment. The ownership interest in the Common Area and Lots described in this Article are subject to the easements granted and reserved in this Declaration and in the Plat. Each of the easements reserved or granted herein shall be deemed to be established upon the recordation of this Declaration and shall forever be deemed to be covenants running 8 with the land for the use and benefit of the Owners and their Lots and shall be superior to all other encumbrances applied against or in favor of any portion of the Property. 3.2 Ownership of Lots. Title to each Lot within the Property shall be conveyed in fee to an Owner. If more than one person or entity owns an undivided interest in the same Lot, such persons or entities shall constitute one Owner. No Lot shall be divided or combined with any other Lot without the prior written approval of the ARC, and of Declarant so long as Declarant owns any Lot. 3.3 Ownership of Common Areas. Title to the Common Area shall be conveyed to the Association not later than the date the first Lot is conveyed from Declarant to Owners other than Declarant successors or assigns, or seven years from the date this Declaration is recorded, whichever is earlier. Declarant or the Board may convey title to any present or future Common Area Tracts to the City, County, or other government agency. 3.4 Easements. Individual deeds to Lots may, but shall not be required to, set forth the easements specified in this Article. 3.5 Easements on Plat. The Common Area and Lots are subject to the easements and rights of way shown or noted on the Plat, including but not limited to the following: (a) xxxxxxxxxxx (b) If Lot Owners fail to maintain the Easements, Declarant or the Board reserves the right to cause such maintenance or repair to be performed on behalf of Owner. All maintenance or repairs performed on behalf of Lot Owners shall be at the Owner’s sole expense. 3.6 Easements for Common Area. Every Owner shall have a non-exclusive right and easement of use and enjoyment in and to the Common Area, which shall be appurtenant to and shall pass with the title to every Lot. 3.7 Easements Reserved by Declarant. So long as Declarant owns any Lot, Declarant reserves an easement over, under, and across the Common Areas in order to carry out sales activities necessary or convenient for the sale of Lots. In addition, Declarant hereby reserves to itself, and for its successors and assigns, a perpetual easement and right-of-way for access over, upon, and across the Common Areas for construction, utilities, communication lines, drainage, and ingress and egress for the benefit of the Lots or other property owned by Declarant. Declarant, for itself and its successors and assigns, hereby retains a right and easement of ingress and egress over, in, upon, under, and across the Common Area and the right to store materials thereon and to make such other use thereof as may be reasonably necessary or incident to the construction of the improvements on the Property or other real property owned by Declarant in such a way as to not unreasonably interfere with the occupancy, use, enjoyment, or access to an Owner’s Lot by that Owner or that Owner’s family, tenants, guests, or invitees. Further, Declarant reserves the right to install and maintain landscape improvements and hereby reserves a landscape maintenance easement on any Lot(s) or Common Area as Declarant deems necessary 9 for sales and marketing purposes. Declarant is not obligated to provide any landscaping in said areas noted in this Article. 3.8 Additional Easements. Notwithstanding anything expressed or implied to the contrary, this Declaration shall be subject to all easements granted by Declarant for the installation and maintenance of utilities and drainage facilities necessary for the development of the Property. No structure, planting, or other material shall be placed or permitted to remain within any easement area which may damage or interfere with the installation or maintenance of utilities, or which may change the direction of flow of drainage channels in the easements, or which may obstruct or retard the flow or water through drainage channels in the easements. The easement area of each Lot and all improvements thereon shall be maintained continuously by the Owner of the Lot, except for those improvements for which a public authority, utility company, or the Association is responsible. 3.9 Association’s Easements. There are hereby reserved to the Association and its duly authorized agents and representatives such easements on, under and over the Property as are necessary to perform the duties and obligations of the Association set forth in this Declaration, the Bylaws, and Articles, as the same may be amended or supplemented. 3.10 Easement to Governmental Entities. There is hereby reserved and granted a non- exclusive easement over the Common Area to all governmental and quasi-government entities, agencies, utilities, and their agents for the purposes of performing their duties within the Property. 3.11 Utility and Service Easements. Easements are hereby reserved over, under, across, and through all Lots and Common Areas for installation, maintenance, repair, and replacement of utilities and services, including but not limited to water, sewer, storm drainage, electricity, gas, telecommunications, and cable. 3.12 Maintenance Obligations/Owner Restrictions. Except as otherwise provided in this Declaration, the Owner, at the Owner’s expense, shall maintain, repair and replace the improvements and utility installations in any Lot Easement Area in a condition acceptable by the Board and shall hold the Association harmless from any such costs. 3.13 Vision Clearance Easement. All lots located at the corner of an intersection within the Community are subject to vision clearance easements for the benefit of the County as shown on the Plat and are subject to County visual clearance area standards 3.14 Emergency Access. A non-exclusive easement is hereby granted to all police, fire, emergency medical personnel, and other governmental authorities for ingress and egress over the Property as necessary to perform their duties. 3.15 Association Access. The Association, through its agents and contractors, shall have the right to enter upon any Lot at reasonable times to perform maintenance, enforce this Declaration, or correct violations. Any costs incurred may be assessed against the Owner. 10 3.16 Declarant Construction Easement. Declarant reserves the right to enter upon any Lot or Common Area for purposes of construction, installation of improvements, and development activities. Such rights shall remain in effect until completion of development. ARTICLE 4 LOTS AND HOMES 4.1 Residential Use. Lots shall be used for residential purposes only. Except with the consent of the Board, no trade, craft, business, profession, commercial, or similar activity of any kind shall be conducted on any Lot, nor shall any goods, equipment, vehicles, materials, or supplies used in connection with any trade, service, or business be kept or stored on any Lot. Nothing in this paragraph shall be deemed to prohibit: (a) activities relating to the sale of an individual Home or Lot; (b) the right of Declarant or any contractor or home builder to construct residences in any Lot, to store construction materials and equipment on such Lots in the normal course of construction, to use any residence as a sales office or model home for purposes of sales, and to maintain on site a temporary construction office or trailer; and (c) the right of the Owner of a Lot to maintain the Owner’s professional or personal library, keep the Owner’s personal business or professional records or accounts, handle the Owner’s personal business or professional telephone calls or confer with business or professional associates, clients, or customers, in the Owner’s residence, so long as such activity is not observable outside of the residence, does not significantly increase parking or vehicular traffic, or is in violation of applicable local government ordinances. The Board shall not approve commercial activities otherwise prohibited by this paragraph unless the Board determines that only normal residential activities would be observable outside of the residence and that the activities would not be in violation of applicable local government ordinances. 4.2 Construction. Except for construction performed by or contracted for by Declarant, no construction, reconstruction or exterior alterations shall occur on any Lot unless the approval of the ARC is first obtained pursuant to Article 6. (a) Consideration such as siting or location on the lot, shape, size, color, design, height, solar access, or material may be taken into account by the ARC in determining whether or not to consent to any proposed work. Such work includes, but is not limited to, homes, storage shelters, swimming pools, spas, landscaping, greenhouses, patios, fencing, basketball hoops, or remodeling. The intent of this covenant is to ensure quality of workmanship and material and harmony of 11 external design with the existing and planned structures as to location and visual compatibility and finish grade elevations. (b) All construction must comply with Development Code and Building Code Standards. Original construction designs, materials, and product specifications by Declarant may vary from any or all specified in this document. All construction performed by or contracted for by Declarant shall be presumed to have met these minimum requirements or have been granted a variance thereto. (c) All driveways shall be constructed to minimum of twenty (20) feet from the internal subdivision road to the garage roof eave. (d) Setbacks shall conform to base zoning and approved planned unit development overlay. 4.3 Design Guidelines. The following restrictions are minimum standards applicable to all Lots: (a) Height. No Home shall exceed two (2) stories, excluding basement and garage levels in height above the ground. (b) Garages. A garage must be constructed on each Lot. Garages may be used as a sales office by Declarant but must be converted to a garage before permanent occupancy. Garages are to be maintained primarily for the storage of automobiles or similar vehicles. No garage may be enclosed or otherwise used for habitation, nor may any garage door be removed except when necessary to repair or replace a garage door with the same type of garage door. (c) Security Doors/Windows and Screen Doors. No security doors and no exterior security bars or devices on windows and doors shall be installed without the prior written approval of the ARC. If the ARC approves any type of security door or window security, such approval shall encourage or require a single style for all Homes so they will maintain a uniform and aesthetic appearance. 4.4 Completion of Construction. The construction of any building on any Lot, including painting and all exterior finish, shall be completed within six (6) months from the beginning of the construction so as to present a finished appearance when viewed from any angle. In the event of undue hardship due to weather conditions, this provision may be extended for a reasonable length of time upon written approval from the ARC. The Lot and building area shall be kept reasonably clean and in workmanlike order, free of litter, during the construction period with a garbage disposal facility located on site during such construction period. If construction has not commenced within three (3) months after the project has been approved by the ARC, the approval shall be deemed revoked unless the Owner has applied for and received an extension of time from the ARC. All provisions of this Article 4 shall exclude any construction by Declarant. 12 4.5 Installation and Improvements for Landscaping. Except as otherwise provided in this Declaration, the Association shall pay for and maintain any improvements and landscaping associated with any maintenance easement held by the Association. Notwithstanding the foregoing: (a) The front yard landscaping for each lot must be installed upon completion of the home or within thirty (30) days thereafter (as weather allows), including all street trees. (b) All landscaping and improvements on any Lot or Common Area shall be maintained and cared for in a manner consistent with the standard of design and quality as originally established by Declarant or the ARC. Maintenance of landscaped areas shall include, but not be limited to watering, weeding, pruning, fertilization, mowing and other forms of maintenance. (c) All Lots and Common Areas shall be kept free of weeds and diseased or dead lawn, trees, ground cover or shrubs shall be promptly removed and replaced. All lawn areas shall be watered, fertilized and neatly mowed. Trees and shrubs shall be fertilized and neatly trimmed on a regular basis. (d) Landscape installation on Lots by Owners are subject to approval by the ARC. All landscape on all Lots shall be completed no later than six (6) months after occupancy. (e) No Owner may connect to any Association owned and/or maintained irrigation system. (f) If Owner fails to maintain or repair Owner maintained areas, Declarant or the Board reserves the right to cause such maintenance or repair to be performed on behalf of Owner. (g) Declarant reserves the right to install and maintain landscape improvements on any Lots or Common Area. 4.6. Street Trees. Each homeowner is responsible for the installation and maintenance of the Street Trees located on their property: (a) Each homeowner must install one Street Tree along the frontage of their Lot within the allotted landscape installation period in 4.5(a). (b) Lots x and x are required to plant an additional two (2) Street Trees in the designated landscape buffer located on the south side of the thirty (30) foot existing private road and utility easement existing across the northern edge of each Lot. 13 (c) Lot x is required to plant an additional four (4) Street Trees in the designated landscape buffer located on the south side of the thirty (30) foot existing private road and utility easement existing across the northern edge of each Lot. (d) Lot x is required to plant an additional three (3) Street Trees in the designated landscape buffer located on the south side of the thirty (30) foot existing private road and utility easement existing across the northern edge of each Lot. 4.7 Rental of Homes. An Owner shall not be entitled to rent its residence if: (a) Written Rental Agreements Required. There is a written rental or lease agreement specifying that: (h) the tenant shall be subject to all provisions of the Declaration, Bylaws, and Rules and Regulations; and (ii) failure to comply with any provision of the Declaration, Bylaws, and Rules and Regulations shall constitute a default under the rental agreement. (iii) A copy of the Rental Agreement is available upon request by the HOA. (b) Minimum Rental Period. The period of the rental or lease is not less than thirty (30) days. (c) Tenant Must Be Given Documents. The Owner gives each tenant a copy of the Declaration, Bylaws and Rules and Regulations. (d) Owner Responsibility. Owner shall be responsible for any violations by tenants and shall be solely responsible for either correcting or eliminating such violations either by enforcement of the Rental Agreement on the tenant or at their own expense. 4.8 Animals. No animals, livestock or poultry of any kind shall be raised, bred, kept or permitted within any Lot other than a reasonable number of domestic household pets which are not kept, bred or raised for commercial purposes and which are reasonably controlled so as not to be a nuisance. Any inconvenience, damage or unpleasantness caused by such pets, including noise, shall be the responsibility of the respective Owners thereof. No dogs shall be permitted to roam the Property unattended, and all dogs shall be kept on a leash while outside a Lot. It is the sole responsibility and requirement of any pet owner to immediately cleanup any pet waste deposited upon any Lot, Common Area, or Association maintained easement area. An Owner may be required to remove a pet from the Property upon the receipt of the third notice in writing from the Board of violation any rule, regulation or restriction governing pets within the Property. A “reasonable number of domestic household pets” and the definition of “domestic household pets” shall be subject to rules adopted and approved by the Board in its sole discretion. 4.9 Nuisance. No noxious, harmful or offensive activities shall be carried on upon any Lot or Common Area, nor shall anything be done or placed on any Lot or Common Area which 14 interferes with or jeopardizes the enjoyment, or which is a source of annoyance to the other Owners or Occupants. 4.10 Parking. Parking of boats, trailers, commercial vehicles, mobile homes, campers, other recreational vehicles or equipment regardless of weight shall not be allowed on any part of the Lot or Common Area except within a garage or a fenced area as approved by the ARC. All fencing must conform to Section 4.13. Parking shall only be in garages or driveways if no portion of the vehicle overhangs the street, sidewalks or pathways. Garages shall be primarily used for vehicular parking and not solely for storage. In addition, parking of vehicles is prohibited on any public street, private street or Common Area within the Property if designated as a “no parking” area and are subject to tow at the Vehicle Owner’s expense. 4.11 Vehicles in Disrepair. No Owner shall permit any vehicle, which is not currently licensed or is in a “state of disrepair” to be abandoned or to remain parked upon any Lot for a period in excess of forty-eight (48) hours, or on a Common Area for any length of time. A vehicle shall be deemed in a “state of disrepair” when the Board or its Agent reasonably determines that its presence offends the Owners and Occupants. Should any Owner fail to remove such vehicle within five (5) days following the date on which the notice is mailed to the Owner by the Association, the Association may have the vehicle removed from the Property and charge the expense of such removal to the Owner. All oil or grease on roadways and driveways shall be cleaned up immediately by Owner. 4.12 Signs. No signs shall be erected or maintained on any Lot except that not more than one “For Sale” sign placed by the Owner, Declarant or by a licensed real estate agent, not exceeding twenty-four (24) inches high and thirty-six (36) inches long, may be temporarily displayed on any Lot, subject to the provisions of Section 9.2 below and applicable law. The restrictions contained in this paragraph shall not prohibit the temporary placement of “political” signs on any Lot by the Owner or Occupant, or construction and marketing related signage by Declarant or its contractors, subject to compliance of the sign and its placement with applicable law. No signs of any kind, other than Declarant’s marketing signs or any Association signs for the common good of the Community, which have been previously approved by the Board, will be allowed on Common Areas. The foregoing restrictions shall not be deemed to prohibit the display of the flag of the United States by an Owner or occupant of a Lot if the flag is displayed on the Lot in a manner consistent with federal flag display law, 4 U.S.C. § 1 et seq. The Board may adopt reasonable rules and regulations consistent with federal flag display law regarding the placement and manner of display of such flag and the location and size of the flagpole. 4.13 Rubbish and Trash. No Lot or part of the Common Area shall be used as a dumping ground for trash or rubbish of any kind. All garbage and other waste shall be kept in appropriate containers for timely and proper disposal, out of public view. Yard debris, dirt and other material resulting from landscaping work shall not be dumped onto streets, the Common Areas or any other Lots. Should any Owner fail to remove any trash, rubbish, garbage, yard debris or any such materials from any Lot, any roadways or Common Area where deposited by the Owner within five (5) days following the date on which notice is provided to the Owner by the Board, the Association may have such materials removed and charge the expense of such removal to the Owner. Each Owner is responsible for trash disposal, placing trash and recycling containers at 15 the curb no more than eighteen (18) hours before collection and twelve (12) hours post collection. No trash, recycling or storage containers shall be visible from any adjacent street or neighboring Lot and shall not be allowed to emit any odors or attract insects or rodents. 4.14 Fences and Hedges. (a) Fences. All fences built within Birchwood shall be made of vinyl and conform to the standard set forth in “Exhibit A” recorded with this document. No fences shall be installed or otherwise modified without approval of the ARC and all fences must meet the standards and permitting requirements of the local jurisdiction’s development code standards. (b) Fence Maintenance by Owner. Except as otherwise provided in this Declaration, any fencing installed on Owner’s Lots either by Owner or Declarant, is the Owner’s maintenance responsibility. (c) Side Yard Fencing. Side yard fencing on any lot shall maintain a minimum five (5) foot-setback from the front of the home. (d) Boundary Hedges. No boundary hedges shall be installed without prior written approval of the ARC. 4.15 Basketball Equipment, Service Facilities; Utilities. All basketball hoops and backboards shall be portable and shall not be affixed to a garage, residence, stationary post or other structure on a Home. When not in use, basketball hoops and backboards shall be stored out of sight of neighboring Homes. Service facilities (e.g. garbage containers, clotheslines, air conditioning compressors, etc.) shall be screened such that the elements screened are not visible at any time from the street or a neighboring Home. All utility lines shall be maintained, repaired and replaced by the Owner of each Lot, or all Owners collectively at their sole expense. The Association is not responsible for the maintenance of any utility, cable TV, or phone service facilities. The exterior location of any heating and air conditioning compressors or heat pumps shall be approved in advance by the ARC. Said locations must take into consideration the noise and view from adjacent Homes. 4.16 Antennas, Satellite Dishes and Solar Collectors. No Owner may erect or maintain a television or radio receiving or transmitting antenna, or similar implement or apparatus, or solar collector panels or equipment upon any Lot unless such apparatus is erected and maintained in such a way that it is screened from public view along the public street right-of-way directly in front (and side, in the case of a corner Lot) of the house erected on such Lot; and no such apparatus shall be erected without the prior written consent of the ARC. Exterior satellite dishes with a surface diameter of thirty-nine (39) inches or less may be placed on any Lot, subject to ARC approval, so long as they are installed above the first story (at least eight feet off the ground) and fully below the highest peak of the roof, in the least noticeable location as possible, such as at the eaves or other break in the natural lines of the residence. The ARC shall have the absolute authority to determine whether the placement of the satellite dish fits these standards. 16 The authority of the ARC in this matter shall be subject to any regulations issued by the Federal Communications Commission (“FCC”) or any other applicable governmental authority. 4.17 Exterior Lighting or Noisemaking Devices. Except with the consent of the ARC, no exterior lighting or noisemaking devices shall be installed or maintained on any Lot, other than security and fire alarms. Area, flood, and ornamental lighting must be of a subdued nature. False alarms of security and fire systems will not be allowed to repeatedly occur. Seasonal holiday lighting and decorations are permissible if consistent with any applicable rules and regulations and if removed within thirty (30) days after the celebrated holiday. 4.18 Grades, Slopes, and Drainage. There shall be no modification to or interference with the established grading and drainage patterns or other systems over or through any Lot or Common Area on the Property, unless properly engineered and permitted by the governing jurisdiction, if required, and as approved by the ARC. Notwithstanding the foregoing, however, any permitted modifications to the established grading and drainage patterns may not affect other Lots, Common Areas or real property on or outside of the Property. The term “established grading and drainage patterns” shall mean any Declarant installed walls, grading, drainage systems, conduits, inlets and outlets, designed and constructed on the Property. 4.19 Damage or Destruction to Home or Lot. If all or any portion of a Lot or Home is damaged by fire or other casualty, the Owner shall either: (a) restore the damaged improvements; or (b) remove all damaged improvements, including foundations, and leave the Lot in a clean and safe condition. Any restoration proceeding under (a) in the immediately preceding sentence must be performed so that the improvements are in substantially the same condition in which they existed prior to the damage, subject to current governmental regulations and building codes. The Owner must commence such work within sixty (60) days after the damage occurs and must complete the work within six (6) months thereafter. In the event the Owner fails to commence such work within the six (6)-month period, the Association shall have the right, but not the obligation, to commence such work on behalf of and at the expense of the Owner. 4.20 Detached Building. No permanent or removable detached accessory buildings, including, but not limited to, storage buildings, pre-fabricated patio covers, custom patio covers, pergolas, gazebos, greenhouses, children’s playhouses and similar structures, shall be built without the prior written consent of the ARC and may not be built in any front or side yards adjacent to a street. All such detached buildings must meet the City and/or County Development Code and Building Code Standards. No detached buildings shall be used as additional living space and none shall contain any plumbing. Permanent outbuildings shall be of a one (1) story design and shall not exceed nine (9) feet above the existing grade of the Lot. They shall be constructed of materials considered complimentary to the exterior of the home and the neighborhood at the ARC’s discretion. Metal sheds are prohibited. Heavy duty rubber or unbreakable plastic or 17 composite storage sheds that are portable and temporary in nature may be approved providing that they are: (a) screened or hidden from the view of neighboring Lots and Common Areas; (b) aesthetically harmonious with the home in terms of color and texture/finish (e.g. pebbled/muted/dull). 4.21 Owner’s Maintenance Obligations. Each Owner shall maintain their Lot and improvements in a clean and attractive condition, in good repair and in such a fashion as not to create a hazard of any kind. Such maintenance shall include, without limitation, painting or staining, repair, replacement, and care of roofs, gutters, downspouts, surface water drainage, walks, and other exterior improvements and glass surfaces. In addition, each Owner shall keep shrubs, trees, grass, and plantings of every kind neatly trimmed, fertilized, property cultivated, and free of trash, weeds, and other unsightly materials. The provisions of this Article include all areas on Lots, except as provided in Section 4.5 above. 4.22 Right of Maintenance and Entry by Association. If an Owner fails to perform maintenance or repair which the Owner is obligated to perform pursuant to this Declaration for buildings or landscaping, and if the Board determines, after notice and a hearing (given pursuant to the provisions of the Bylaws), that such maintenance or repair is necessary to preserve the attractiveness, quality, nature or value of the Property, the Board may cause such maintenance or repair in connection therewith to be performed and may enter any such Lot whenever entry is necessary in connection with the performance of any maintenance or construction which the Boards authorized to undertake. Entry shall be made with as little inconvenience to an Owner as practicable and only after advance written notice of not less than forty-eight (48) hours, except in emergency situations. Such right of maintenance shall include, but not be limited to, buildings, street trees and front and side yard landscape. All maintenance or repairs performed on behalf of Lot Owners shall be at the Owner’s sole expense. 4.23 Association Rules and Regulations. The Board, from time to time, may adopt, modify, or revoke Rules and Regulations governing the conduct of persons and the operation or use of Lots and Common Areas, as it may deem necessary or appropriate in order to assure the peaceful and orderly use and enjoyment of the Property. A copy of any Rules and Regulations, upon adoption, amendment, modification or revocation thereof shall be delivered by the Board promptly to each Owner and shall be binding upon all Owners and Occupants of all Lots upon the date of delivery or actual notice thereof. The method of adoption of such Rules and Regulations shall be provided in the Bylaws of the Association. 4.24 City and County Ordinances and Regulations. The standards and restrictions of this Article 4 shall be the minimum required. To the extent the ordinances and regulations of the State of Montana or Flathead County are more restrictive or provide for a higher or different standard, the ordinances and regulations of Flathead County, the State of Montana, or any jurisdiction the Property may be annexed into, shall prevail. 18 4.25 Violation. The Association may impose a fine, charge or penalty for any violation of this Declaration, the Bylaws and Rules and Regulations after reasonable notice of the violation and a reasonable opportunity for a hearing. Additionally, the Association may seek injunctions or other equitable relief or may file an action for money damages owing from such violations. 4.26 Security. The Association is not responsible for security of the neighborhood or any Homes. The Owners are exclusively responsible for security of their Home and Property. 4.27 Environmental Issues. Each Owner acknowledges that Birchwood includes environmentally sensitive areas and that there are common stormwater drainage systems within Birchwood. The stormwater drainage systems shall be kept free from debris. Each Owner and the Association shall comply with all applicable laws and ordinances regarding the storage, disposal or release of hazardous materials. No dumping, spilling, releasing, or washing of hazardous materials, waste, or debris shall be done or permitted by any Owner or the Association within Birchwood. All Owners and the Association shall dispose of any hazardous materials off site. ARTICLE 5 COMMON AREA 5.1 Use of Common Areas. Use of Common Areas is subject to the provisions of the Declaration, Bylaws, Articles, and Rules and Regulations promulgated by the Board. (a) Park A is a private open space, owned and maintained by the Association, subject to a public utility easement over its entirety. (b) Park B is a private open space, owned and maintained by the Association, subject to a public utility easement over its entirety. (c) Park C is a private open space, owned and maintained by the Association, subject to a public utility easement over its entirety. No alterations or additions to the Common Area shall be permitted without the prior written approval by the Board, which may be withheld in the Board’s sole discretion. Nothing shall be stored or kept in the Homes or Common Area which will increase the rate of insurance on the Common Area without the prior written consent of the Board, which may be withheld in the Board’s sole discretion. 5.2 Maintenance of Common Area. Except as otherwise provided in this Declaration, the Association shall pay for and maintain any improvements within the boundaries of Parks A, B and C. All landscaping and improvements on any Common Area shall be maintained and cared for in a manner consistent with the standard of design and quality as originally established by Declarant or the ARC. The Common Areas shall be kept free of weeds and diseased or dead lawn, trees, ground cover, and shrubs shall be promptly removed and replaced. All lawn areas 19 shall be fertilized and neatly mowed. Trees and shrubs shall be fertilized and neatly trimmed on a regular basis. 5.3 Alterations to Common Area. Declarant does not choose to limit its rights to add improvements to the Common Area and nothing in this Declaration shall be deemed to require Declarant to build any improvement on the Common Area. After all Lots to have been conveyed to Owners other than Declarant or a Declarant assignee, the Association may construct, reconstruct, or alter any improvement situated upon the Common Area as allowed hereunder. A proposal for any construction of or alteration, maintenance or repair to an improvement may be made at any meeting. A proposal may be adopted by the Board, subject to the limitations contained in the Bylaws and the Declaration. 5.4 Funding. Expenditures for alterations, maintenance or repairs to an existing capital improvement for which a reserve has been collected shall be made from the reserve account(s). As provided in Article 10, the Board may levy a special assessment to fund any construction, alteration, repair or maintenance of an improvement (or any other portions of the Common Area or the Plat Side Yards) for which no reserve has been collected or for which the reserve account is insufficient to cover the cost of the proposed improvement. 5.5 Condemnation of Common Area. If all or any portion of the Common Area is taken for any public or quasi-public use under any statute, by right of eminent domain or by purchase in lieu of eminent domain, the entire award shall be received by and expended by the Board in a manner which in their discretion is in the best interest of the Association. The Association shall represent the interest of all Owners in any negotiations, suit, action, or settlement in connection with such matters. 5.6 Damage or Destruction of Common Area. In the event any portion of a Common Area is damaged or destroyed by an Owner or any of the Owner’s Occupants, guests, tenants, licensees, agents, or members of the Owner’s family in a manner that would subject such Owner to liability for such damage under Montana law, such Owner does hereby authorize the Association to repair such damage. The Association shall repair the damage and restore the area in workmanlike manner as originally constituted or as may be modified or altered subsequently by the Association in the discretion of the Board. The reasonable cost necessary for such repairs shall become a special assessment upon the Lot of the Owner who caused or is responsible for such damage. ARTICLE 6 ARCHITECTURAL REVIEW COMMITTEE 6.1 Architectural Review. No improvement shall be commenced, erected, placed, or altered on any Lot until the construction plans and specifications showing the nature, shape, heights, materials, colors, and proposed location of the improvement have been submitted to and approved in writing by the ARC. It is the intent and purpose of this Declaration to assure quality of workmanship and materials and to assure harmony of exterior design with the existing 20 improvements and landscaping. The ARC is not responsible for determining compliance with structural and building codes, solar ordinances, zoning codes, or other governmental regulations, all of which are the responsibility of the Owners. The procedure and specific requirements for review and approval of construction may be set forth in design guidelines adopted from time to time by the ARC. Construction by Declarant is presumed to have been approved and is thereby exempt from this review. In all cases which the ARC consent is required by this Declaration, the provision of this Article shall apply. 6.2 Architectural Review Committee, Appointment and Removal. The ARC shall consist of no fewer than three (3) members and no more than five (5) members, as the Board may appoint from time to time. Declarant reserves the right to appoint all members of the ARC and all replacements thereto until the turnover. Declarant may appoint a single person to serve as the ARC. After turnover, Declarant shall delegate the right to appoint and remove members of the ARC to the Board. The terms of office for each member of the ARC shall be for one (1) year unless lengthened by the Board at the time of appointment or unless the Board serves as the ARC in which event the terms of the ARC members shall be the same as their terms as Board members. The Board may appoint any or all of its members for the ARC and there shall be no requirement for non-Board members on the ARC. The Board may appoint one or more non- voting members to the ARC who are not Owners, but who have special expertise regarding the matters which come before the ARC. In the sole discretion of the Board, such non-Owner members of the ARC may be paid and that cost paid by applicants or the Association. 6.3 Majority Action. Except as otherwise provided in this Declaration, a majority of the members of the ARC shall have the power to act on behalf of the ARC, without the necessity of a meeting and without the necessity of consulting the remaining members of the ARC. The ARC may render its decision only by written instrument setting forth the action taken by the members consenting thereto. 6.4 Duties. The ARC shall consider and act upon the proposals, plans, or both submitted pursuant to this Article. The ARC, from time to time and at its sole discretion, may adopt architectural rules, regulations and guidelines (“Architectural Standards”). The Architectural Standards shall interpret and implement the provisions of this Declaration for architectural review and guidelines for architectural design, placement of buildings, color schemes, exterior finishes and materials, and similar features which may be used in the Property; provided, however that the Architectural Standards shall not be in derogation of the minimum standards established by this Declaration. 6.5 ARC Decision. The ARC shall render its approval or denial decision with respect to the construction proposal within thirty (30) days after an ARC Application is deemed “Complete.” The Board and ARC may define the term “Complete” but must provide a list of required documents and actions to achieve completion upon request. All decisions shall be in writing. In the event the ARC fails to render its decision of approval, approval with conditions or denial in writing within thirty (30) days of deeming an ARC application Complete, the application will be automatically approved. Approval by the ARC does not imply government approval which is solely the responsibility of the Owner. 21 6.6 ARC Discretion. The ARC may, at its sole discretion, withhold consent to any proposed work if the ARC finds the proposed work would be inappropriate for the particular Lot or incompatible with the design standards that the ARC intends for the Property. Consideration such as siting or location on the Lot, shape, size, color, design, height, solar access, or other effect on the enjoyment of other Lots or the Common Area, and any other factors which the ARC reasonably believe to be relevant, may be taken into consideration by the ARC in determining whether or not to consent to any proposed work. 6.7 Nonwaiver. Consent by the ARC to any matter proposed to it or within its jurisdiction shall not be deemed to constitute a precedent or waiver impairing the ARC’s right to withhold approval as to any similar matter thereafter proposed or submitted to it for consent. 6.8 Appeal. At any time after Declarant has delegated appointment of the members of the ARC to the Board pursuant to Section 6.2, any Owner adversely impacted by action of the ARC may appeal such action to the Board. Appeals shall be made in writing within ten (10) days of the ARC’s action and shall contain specific objections or mitigating circumstances justifying the appeal. If the Board is already acting as the ARC, the appeal shall be treated as a request for a rehearing, but in such case the Board must set an official meeting (either in person, telephonically or electronically) and receive evidence and argument. A final, conclusive decision shall be made by the Board within fifteen (15) days after receipt of such notification. The determination of the Board shall be final. 6.9 Effective Period of Consent. The ARC’s consent to any proposed work shall automatically be revoked three (3) months after issuance unless construction of the work has been commenced or the Owner has applied for and received an extension of time from the ARC. 6.10 Determination of Compliance. The ARC shall inspect, from time to time, all work performed and determine whether it is in substantial compliance with the approval granted. If the ARC finds that the work was not performed in substantial conformance with the approval granted, or if the ARC finds that the approval required was not obtained, the ARC shall notify the Owner in writing of the noncompliance. The notice shall specify the particulars of any noncompliance and shall require the Owner to take the necessary action to bring the work into compliance with the approved project. 6.11 Noncompliance. If the ARC determines that an Owner has not constructed an improvement consistent with the specifications on which approval is based, and if the Owner fails to diligently commence to remedy such noncompliance in accordance with the provisions of the notice of noncompliance, then at the expiration of the third (3rd) day from the date of such notification, the ARC shall provide a notice of a hearing to consider the Owner’s continuing noncompliance. The hearing shall be set not more than thirty (30) days from the date of the notice of noncompliance. At the hearing, if the ARC finds that there is no valid reason for the continuing noncompliance, the ARC shall determine the estimated costs of correcting it. The ARC shall then require the Owner to remedy or remove the same within a period of not more than ten (10) days from the date of the ARC’s determination. If the Owner does not comply with the ARC’s ruling within such period or within any extension of such period as the ARC, at its discretion, may grant, the Association may: 22 (a) remove the noncomplying improvement; (b) remedy the noncompliance; or (c) file suit to compel compliance. The costs of such action shall be assessed against the Owner and the Owner’s Lot, including all attorneys’ fees and other costs expended and incurred to enforce compliance before suit or action is filed and at trial or on any appeal or review of therefrom. 6.12 Liability. Neither the ARC, the Board, their agents, nor any member thereof shall be liable to any Owner, Occupant, or builder for any damage, loss or prejudice suffered or claimed or claimed to be suffered arising from any action by the ARC or a member thereof or failure of the ARC or a member thereof, provided only that the member has acted in good faith in accordance with the actual knowledge possessed by the member. 6.13 Estoppel Certificate. Within thirty (30) days after written request is delivered to the ARC by an Owner, and upon payment to the ARC of a reasonable fee fixed by the ARC to cover costs, the ARC shall provide such Owner with a certificate executed by the Chairman of the ARC, and acknowledged, certifying with respect to any Lot owned by the Owner, that as of the date thereof either: (a) all improvements made on, done, upon, or within such Lot by the Owner comply with this Declaration or any Rules and Regulations either promulgated by the Board or the ARC or (b) such improvements do not so comply, in which event, the certificate shall also identify the noncomplying improvements and set forth with particularity the nature of such noncompliance. The Owner and the Owner’s heirs, devisees, successors, and assigns shall be entitled to rely on the certificate with respect to the matters set forth. The certificate shall be conclusive as between Declarant, the ARC, the Association, all Owners, and all such persons deriving an interest through any of them. ARTICLE 7 BIRCHWOOD HOMEOWNER ASSOCIATION 7.1 Members. Each Owner shall be a mandatory member of the Association. Membership in the Association shall be appurtenant to, and may not be separated from, ownership of any Lot. Transfer of ownership of a Lot automatically transfers membership in the Association. Without any other act or acknowledgement, Occupants and Owners shall be governed and controlled by this Declaration the Articles, Bylaws, Rules and Regulations, and any amendments thereof. 23 7.2 Proxy. Each Owner may cast the Owner’s vote in person, pursuant to a proxy executed by the Owner, or by written ballot. An Owner may not revoke a proxy given pursuant to this Article except by actual notice or revocation to the person presiding over a meeting of the Association. A proxy shall not be valid if it is undated or purports to be revocable without notice. A proxy shall terminate one (1) year after its date, unless the proxy specifies a shorter term. 7.3 Voting Rights. The Association shall have two (2) classes of voting members. (a) Class A. Class A members shall be all Owners of Lots other than Declarant, and each Class A member shall be entitled to one (1) vote for each Lot owned with respect to all matters upon which Owners are entitled to vote. (b) Class B. The Class B member shall be the Declarant, its successors, and assigns. The Class B member shall have three (3) votes for each Lot owned. The Class B membership shall cease and be converted to Class A membership upon the earlier of: (i) The date that Lots representing one hundred percent (100%) of Lots anticipated to be created and subject to this Declaration, including any anticipated annexation of additional Lots, have been conveyed to Owners other than Declarant (“Termination Date”): or (ii) At such earlier time as Declarant may elect in writing to terminate Class B membership. Thereafter, each Owner, including Declarant, shall be entitled to one (1) vote for each Lot owned with respect to all matters upon which Owners are entitled to vote, and the total number of votes shall be equal to the total number of Lots. 7.4 When more than one (1) person or entity owns a Lot, the vote for such Lot may be cast as they shall determine, but in no event will fractional voting be allowed. Fractional or split votes shall be disregarded, except for purposes of determining a quorum. The total number of votes as of the Termination Date and thereafter shall be equal to the total number of Lots. 7.5 Procedure. All meetings of the Association, the Board, the ARC, and Association committees shall be conducted with such rules of order as may from time to time be adopted by the Board. Notwithstanding which rule of order is adopted, the chairman shall be entitled to vote on all matters, not merely to break a tie vote. A tie vote does not constitute a majority or approval of any motion or resolution. ARTICLE 8 DECLARANT CONTROL 8.1 Interim Board and Officers. Declarant hereby reserves administrative control of the Association. Declarant, in its sole discretion, shall have the right to appoint and remove 24 members of the interim Board, which shall manage the affairs of the Association and which shall be vested with all powers and rights of the Board. The interim Board shall consist of from one (1) to three (3) members. Notwithstanding the provision of this Section, at the Turnover Meeting (as hereinafter defined) at least one (1) Director shall be elected by Owners other than Declarant, even if Declarant otherwise has voting power to elect all of the members of the Board. 8.2 Turnover Meeting. Within ninety (90) days after the Termination Date, Declarant shall call the Turnover Meeting as provided in Section 3.2 of the Bylaws for the purpose of turning over administrative control of the Association from Declarant to the Class A members. Declarant shall give notice of the meeting to each Owner as provided in the Bylaws. If Declarant does not call the meeting required under this Article, any Owner may do so. 8.3 Board of Directors. At and following the Turnover Meeting, the Board shall be comprised of three (3) directors. The directors will be elected in the manner provided in the Bylaws. ARTICLE 9 DECLARANT’S SPECIAL RIGHTS 9.1 General. Declarant is undertaking the work of developing Lots and other improvements within the Property. The completion of the development work and the marketing and sale of the Lots is essential to the establishment and welfare of the Property as a residential community. Until the Homes on all Lots on the Property have been constructed, fully completed and sold, with respect to the Common Areas and each Lot on the Property, Declarant shall have the special rights set forth in this Article 9. 9.2 Marketing Rights. Declarant shall have the right to maintain a construction trailer, sales office, and model on one or more of the Lots which Declarant may or may not own, to be staffed by the employees of Declarant or any licensed real estate sales agents. Declarant and prospective purchasers and their agents shall have the right to use and occupy the construction trailer, sales office, and models during reasonable hours any day of the week. Declarant may maintain a reasonable number of “For Sale” signs at reasonable locations of the Property, including, without limitation, the Common Area. 9.3 Declarant’s Easements. Declarant has reserved easements over the Property as more fully described in Article 3. 9.4 Appearance and Design of the Property. Declarant shall not be prevented from changing the exterior appearance of the Common Area, including the landscaping or any other matter directly or indirectly connected with project in any manner deemed desirable by Declarant, provided that Declarant obtain governmental consents required by law. The construction and material standards of Article 4 notwithstanding, Declarant may change exterior and interior designs of Homes and Lots from its initial plans and the provisions in this Declaration, without notice. This may include designs, colors, and type of materials, provided Declarant obtains any governmental consent required by law. 25 9.5 Construction by Declarant. All construction by Declarant is presumed to have been approved by the ARC and to meet any Design Guidelines of the Association. ARTICLE 10 FUNDS AND ASSESSMENTS 10.1 Purpose of Assessment. The assessments levied by the Association shall be used exclusively to promote the recreation, health, safety, and welfare of the Owners and Occupants and for the improvement, operation and maintenance of the Common Area, including administrative costs and insurance for the Association. 10.2 Common Expense Designations. Common Expenses of the nature described in Section 10.1 which are to be, or are, incurred by the Association for the benefit of all of the Owners of Lots within the Property shall be separately budgeted for allocation among all such Owners, except Declarant or a Declarant assignee, and shall be designated “General Common Expenses”. 10.3 Insurance by the Association. The Association shall obtain and maintain, at a minimum, the following insurance coverage: • General liability insurance • Directors and Officers liability insurance • Property insurance covering the Common Areas • Fidelity bond or similar coverage for the handling of Association funds All policies shall be obtained from reputable insurance companies authorized to do business in the State of Montana. a) Liability Insurance. The Board shall maintain public liability insurance covering all Common Areas in such amounts and forms as the Board deems reasonably necessary to provide adequate protection against claims for bodily injury (including death) and property damage, whether arising from the negligence of the Association or otherwise. Such policy shall not provide coverage in an amount less than One Million Dollars ($1,000,000.00) per occurrence, and shall include a provision that coverage may not be canceled or materially modified without at least ten (10) days’ prior written notice to the Association. b) Property Insurance. The Association shall maintain property insurance on the Common Areas as deemed appropriate by the Board. The Association shall not be responsible for obtaining fire or casualty insurance for any residence or improvements constructed on a Lot; such responsibility shall rest solely with each Owner. 26 c) Additional Insurance. The Association may obtain such additional insurance coverage as the Board deems advisable or necessary to protect the interests of the Association and its Members. d) Required Policy Provisions. To the extent reasonably available, all insurance policies maintained by the Association shall include the following provisions: 1. A waiver of subrogation in favor of the Association, its Board members, Owners, and their respective guests; 2. A provision waiving the insurer’s right to repair or reconstruct in lieu of payment; 3. A provision that coverage shall not be canceled, invalidated, or suspended due to the acts or omissions of any individual Owner; 4. A provision that coverage shall not be canceled, invalidated, or suspended due to the conduct of any director, officer, or employee of the Association unless the insurer provides prior written notice and a reasonable opportunity to cure; and 5. A provision stating that any “other insurance” clause shall exclude coverage under any individual Owner’s policy. e) Named Insured. The Association shall be named as the primary insured on all policies maintained pursuant to this Section. f) Indemnification Insurance. The Association may, but shall not be obligated to, maintain insurance on behalf of any director, officer, employee, or agent of the Association against any liability asserted against such person arising out of their service to the Association, whether or not the Association would otherwise have the authority to indemnify such person. 10.4 Covenants to Pay and Funds Held. Declarant, on behalf of each and every subsequent Owner of any Lot, covenants and agrees that each Lot will pay the Association the assessments and any additional charges levied pursuant to this Article 10. The assessments collected by the Association shall be held by the Association for and on behalf of each Owner and shall be used solely for the operation, care, and maintenance of the Property as provided by this Declaration. Upon the sale or transfer of any Lot, the Owner’s interest in the funds shall be deemed automatically transferred to the successor in interest of such Owner and is not refundable. 10.5 Basis of Assessments and Commencement of Assessments. Assessments are to be levied against all Lots, except those owned by Declarant or Declarant assignee, whether or not such Lots have been improved with a substantially completed Home. Provided, however, that no Assessment shall be levied against any Lot until such time as it is first sold to an Owner other than Declarant or Declarant assignee. Assessments for all Lots conveyed by Declarant to Owner, either by deed or land sales contract, shall begin on the day of the recording of the deed or land sale contract conveying or contracting to convey the Lot of the new Owner. 10.6 Annual Assessments. Annual assessments for each fiscal year shall be established when the Board approves the budget for that fiscal year. The fiscal year shall be the calendar year unless another year is adopted by vote of the Board members. Annual Assessments will be levied on an annual basis unless otherwise approved by the Board. 27 10.7 Budget. Regardless of the number of Members or the amount of assets of the Association, each year the Board shall prepare, approve, and make available to each Member a pro forma operating statement (budget) containing: (i) estimated revenue and expenses on an accrual basis; (ii) the amount of the total cash reserves of the Association currently available for replacement or major repair of the Common Area and for contingencies; (iii) an itemized estimate for the remaining life of, and the methods of funding to defray repair, replacement or additions to major components of the Common Area and (iv) a general statement setting forth the procedures used by the Board in the calculation and establishment of reserves to defray the costs and repair, replacement, or additions to major components of the Common Area. For the first fiscal year, the budget shall be approved by the Board no later than the date on which annual assessments are scheduled to commence. Thereafter, the Board shall annually prepare and approve the budget and distribute a summary thereof to each Member, together with written notice of the amount of the annual assessments to be levied against the Owner’s Lot, not less than thirty (30) days and not more than ninety (90) days prior to the beginning of the fiscal year. 10.8 Allocation of General Assessments. The amount in the Association budget other than for special assessments, shall be charged equally against all Lots which have closed escrow to an Owner other than Declarant or a Declarant assignee as annual assessments. Any profits of the Association shall be similarly allocated. 10.9 Special Assessments. The Board shall charge all expenses for maintenance, repair, replacement, taxes, and insurance, including reserves if the Board elects pursuant to Section 10.6 below, for property that benefits only particular Lots to those benefitted Lots in equal shares. 10.10 Non-Waiver of Assessments. If before the expiration of any fiscal year the Association fails to fix annual assessments for the next fiscal year, the annual assessments established for the preceding year shall continue until a new annual assessment is fixed. 10.11 Working Capital Fund. Declarant shall establish in the name of the Association a working capital fund for the Association. Amounts paid into this fund shall not be considered advance payments of the monthly assessments for common expenses assessments described in Section 10.5. Prior to the Turnover Meeting, the working capital fund shall be available for unexpected expenses, budget shortfalls, and capital expenditures, in the discretion of Declarant. At the time of closing of each sale of each Lot, the purchaser of such Lot shall make an initial contribution to the working capital fund equal to Two (2) months of Association general assessments for such Lot. After the Turnover Meeting, the working capital fund shall be added to the General Fund, available for unexpected expenses, budget shortfalls and capital expenditures, in the discretion of the Board. 28 10.12 Reserve Funds (a) Reserve Fund for Replacing Common Area Improvements. Declarant shall establish a reserve fund in the name of the Association for replacement, in whole or in part, for any completed improvements located in, on, or under the Common Area or Lots for which the Association is responsible pursuant to this Declaration, that will normally require replacement within thirty (30) years. The reserve account need not include those items that could reasonably be funded from the maintenance fund or operating assessments, or for which one or more Owner is responsible for maintenance and replacement under the provisions of this Declaration or the Bylaws. For purposes of funding the reserve fund, Declarant initially, and thereafter the Association may impose an assessment to be called the “Reserve Fund Assessment” against each Lot, which assessment shall be spread equally over the Lots, except as otherwise provided in Section 10.5 above. The Reserve Fund Assessment, if any, shall be based on the statutorily required reserve study, and updates thereof, described in Section 10.13, or other sources of reliable information. Nothing herein shall limit the authority of Declarant or the Association to establish other separate and unrelated reserve funds that are funded by assessments for reserves that are in addition to the Reserve Fund or that relate only to a particular type or category of Lot. The Reserve Fund shall be kept separate from other funds and may be used only for the purposes for which reserves have been established as specified in this Article. (b) Declarant is exempt from the Reserve Fund Assessment during the period of Declarant control. (c) After the Turnover Meeting or at such time as the Owners have assumed responsibility for administration of the Association, the Board may borrow funds from the Reserve Fund to meet high seasonal demands on the regular operating funds or to meet other unexpected increases in expenses. Such funds borrowed from the Reserve Fund shall be repaid from regular annual or special assessments against the Lots, if the Board has adopted a resolution, which may be an annual, continuing resolution, authorizing the borrowing of funds. Not later than the adoption of the budget for the following year, the Board shall adopt by resolution a written payment plan providing for repayment of the borrowed funds within a reasonable period. (d) The Board may adjust the amount of the Reserve Fund Assessments as indicated by any reserve study or update and provide for any other reserve items that the Board, in its discretion, may deem appropriate during a fiscal year. In addition, after the second anniversary of the Turnover Meeting, the Association may elect to reduce or increase future Reserve Fund Assessments by a seventy-five (75%) vote of the Owners. Any funds established for any of the purposes mentioned in this Article shall be deemed to be within the Reserve Fund notwithstanding that it may not be so designated by the Board. The amount of the Reserve Fund, if any, 29 shall constitute an asset of the Association and shall not be refunded or distributed to any Owner. 10.13 Reserve Study. Declarant initially, and thereafter the Board, shall on behalf of the Association annually conduct a reserve study, or review and update an existing study, of the Common Area components to determine the requirements of the reserve fund described in Section 10.5.1 above. The reserve study shall include: (i) identification of all items for which reserves are required to be established; (ii) the estimated remaining useful life of each item as of the date of the reserve study; (iii) the estimated cost of maintenance, repair, or replacement of each item at the end of its useful life; and (iv) a thirty (30) year plan with regular and adequate contributions, adjusted by estimated inflation and interest earned on the reserve find, to meet the maintenance, repair, and replacement schedule. 10.14 Special Assessments. The Board shall have the power to levy special assessments against an Owner or all Owners in the following manner for the following purposes: (a) Deficits in Operating Budget. To correct a deficit in the operating budget, by vote of a majority of the Board; (b) Breach of Documents. To collect amounts due to the Association from an Owner for breach of the Owner’s obligations under the Declaration, the Bylaws, or the Rules and Regulations, by vote of a majority of the Board; (c) Repairs. To make repairs or renovations to the Common Area if sufficient funds are not available from the operating budget or replacement reserve accounts by vote of a majority of the Board; or (d) Capital Additions. To make capital acquisitions, additions or improvements, by vote of at least seventy-five percent (75%) of all votes allocated to the Lots. 10.15 Accounts. (a) Types of Accounts. Assessments collected by the Association may be deposited into at least two (2) separate accounts with a bank, which accounts shall be designated as: (i) the Current Operating Account and (ii) the Reserve Account. Those portions of the assessments collected for current maintenance and operation levied under Section 10.4.2 will be in the Current Operating Account and those portions of the assessments collected as reserves for replacement and deferred 30 maintenance of capital improvements, if any, into the Reserve Account. Special Assessments shall be deposited into one of the two accounts, whichever is deemed by the Board to be appropriate. Withdrawal of funds for the Association’s Reserve Account, if any, shall require the approval of two (2) Directors. (b) Reserve Account. The Association shall pay out of the Reserve Account only those costs that are attributable to the maintenance, repair or replacement of capital improvements for which reserves have been collected and held. (c) Current Operating Account. All ordinary maintenance and operating expenses shall be paid from the Current Operating Account. 10.16 Default in Payment of Assessments, Enforcement of Liens. (a) Personal Obligation. All assessments properly imposed under this Declaration or the Bylaws shall be the joint and several personal obligations of all Owners of the Lot to which such assessment pertains. In a voluntary conveyance the grantees shall be jointly and severally liable with the grantor(s) for all Association assessments imposed through the recording date of the instrument affecting the conveyance. A suit for a money judgment may be initiated by the Association to recover such assessments without either waiving or foreclosing the Association’s lien. (b) Association Lien. At any time, any assessment (of any type provided for by this Declaration or the Bylaws) or installment thereof is delinquent, the Association, by and through its Board or any management agent may file a notice of lien in the deed records of County, against the Lot in respect to which the delinquency pertains. Once filed, such lien shall accumulate all future assessments or installments, interest, late fees, penalties, fines, attorneys’ fees (whether or not suitor action is instituted), and other appropriate costs properly chargeable to an Owner by the Association, until such amounts are fully paid. The provisions regarding the attachment, notice, recordation, duration, and foreclosure of liens established on real property under Montana Code, Chapter 71, as the same may be amended, shall apply to the Association’s lien. The lien shall be foreclosed in accordance with the provisions regarding the foreclosure of liens under Montana Code, Chapter 71 except that the Association’s lien may be continued in force for a period not to exceed six (6) years from the date the assessment is due. The lien of the Association shall be superior to all other liens and encumbrances except property taxes and assessments, and any first mortgage or deed of trust. (c) Interest; Fines; Late Fees; Penalties. The Board in its reasonable discretion may from time to time adopt resolutions to set the rate of interest, and to impose late fees, fines, and penalties on delinquent assessments or for violations of the provisions of this Declaration, the Bylaws, any Rules and Regulations, and any rules and regulations adopted by the ARC. The adoption of such impositions shall be communicated to all Owners in writing not less than thirty (30) days before the 31 effective date by a notice mailed to the assessment billing addresses of such Owners. Such impositions shall be considered assessments which are lienable and collectible in the same manner as any other assessments. Any unpaid assessment shall constitute a lien against the Lot and may be foreclosed in the same manner as a mortgage under Montana law. (d) Acceleration of Assessments. In the event an Owner is delinquent in payment of any assessment or installment on any assessment, the Association, upon not less than ten (10) days written notice to the Owner, may accelerate the due date of the full annual assessment for that fiscal year and all future installments of any special assessments. (e) Association’s Right to Rents/Receiver. In any foreclosure suit by the Association with respect to such lien, the Association shall be entitled to collect reasonable rent from the defaulting Owner for the use of his Lot or shall be entitled to the appointment of a Receiver. Any default by the Owner in any provisions of the Declaration or Bylaws shall be deemed to be a default by the Owner of any mortgage to which the Owner is party or to which the Lot is subject. ARTICLE 11 GENERAL PROVISIONS 11.1 Indemnification of Directors, Officers, Employees and Agents. The Association shall indemnify any Director, officer, employee, or agent who was or is a party or is threatened to be made a party to any threatened, pending, or completed action, suit, or proceeding, whether civil, criminal, administrative, or investigative (other than an action by the Association) by reason of the fact that such person is or was a Director, officer, employee, or agent of the Association or is or was serving at the request of the Association as a Director, officer, employee, or agent of another corporation, partnership, joint venture, trust, or other enterprise, against expenses (including attorneys’ fees), judgments, fines, and amounts paid in settlement actually and reasonably incurred by said person in connection with such suit, action, or proceeding if such person acted in good faith and in a manner such person reasonably believed to be in, or not opposed to, the best interest of the Association, and, with respect to any criminal action or proceedings, had no reasonable cause to believe his conduct was unlawful. The termination of any action, suit, or proceeding by judgment, order, settlement, conviction, or with a plea of nolo contendere or its equivalent, shall not of itself create a presumption that a person did not act in good faith and in a manner which such person reasonably believed to be in, or not opposed to, the best interest of the Association, and with respect to any criminal action or proceedings, had reasonable cause to believe such person’s conduct was unlawful. Payment under this clause may be made during the pendency of such claim, action, suit, or proceeding as and when incurred, subject only to the right of the Association to reimbursement of such payment from such person, should it be proven at a later time that such person had no right to such payments. All persons who are ultimately held liable for their actions on behalf of the Association as a Director, officer, employee, or agent shall have a right of contribution over and against all other Directors, 32 officers, employees, or agents and members of the Association who participated with or benefited from the acts which created said liability. 11.2 Intentionally Omitted. 11.3 Enforcement; Attorneys’ Fees. The Association and the Owners within the Property or any mortgagee on any Lot shall have the right to enforce all of the covenants, conditions, restrictions, reservations, easements, liens, and charges now or hereinafter imposed by any of the provisions of this Declaration as may pertain specifically to such parties or owners by any proceeding at law or in equity. Failure by either the Association or by any Owner or mortgagee to enforce any covenant, condition, or restriction herein contained shall in no event be deemed a waiver of their right to do so thereafter. The prevailing party in any such action or appeal or review therefrom shall be entitled to recovery of reasonable attorneys’ fees and costs. In any action to enforce this Declaration, the prevailing party shall be entitled to recover reasonable attorney fees and costs. The remedies provided herein shall be cumulative and not exclusive. 11.4 Severability. Invalidation of any one of these covenants, conditions, or restrictions by judgment or court order shall not affect the other provisions hereof and the same shall remain in full force and effect. 11.5 Duration. The covenants, conditions and restrictions of this Declaration shall run with and bind the land for a term of thirty-five (35) years from the date of this Declaration being recorded, after which time they shall be automatically extended for successive periods of ten (10) years, unless rescinded by a vote of at least ninety percent (90%) of the Owners and ninety percent (90%) of the first mortgagees. **Provided, however, amendments which do not constitute rescission or termination of the Declaration may be adopted as provided in Article 11.6 below. 11.6 Amendment. Except as otherwise provided in Sections 11.6, 11.9, and the restrictions set forth elsewhere herein, this Declaration may be amended at any time by an instrument approved by not less than seventy-five percent (75%) of the total votes (without regard to any weighted vote otherwise allocated to the Class B member) for all Lots subject to this Declaration of each class of members that are eligible to vote. However, prior to transfer of any Lot to an Owner other than a Successor Declarant, Declarant has the right to amend the Declaration, Bylaws, and Articles of Incorporation. Any amendment must be executed, certified, and recorded as provided by law. Provided, however, that no amendment of this Declaration shall effect an amendment of the Bylaws or Articles without compliance with the provisions of such documents. Provided further, until the Turnover Meeting, no amendment affecting the General Plan of Development or any other right of Declarant herein contained may be effected without the express written consent of Declarant or its successors and assigns. 11.7 Release of Right of Control. Declarant may give up its right of control in writing at any time by notice to the Association. 33 11.8 Personal Pronouns. All personal pronouns used in this Declaration, whether used in the masculine, feminine, or neuter gender, shall include all other genders; the singular shall apply to the plural and vice versa. 11.9 Unilateral Amendment by Declarant. Declarant may unilaterally adopt, execute and record an amendment to this Declaration with thirty (30) days-notice to all Class A Members in order to: (a) comply with the requirements of the Federal Housing Administration of the United States, the Federal National Mortgage Association, the Government National Mortgage Association, the Federal Home Mortgage Loan Corporation, the United States Department of Veterans Affairs, any department, bureau, board, commission, or agency of the United States or the State of Montana, or any other state in which the Lots are marketed and sold, or any corporation wholly owned, directly or indirectly, by the United States or the State of Montana, or such other state, the approval of which entity is required in order for it to insure, guarantee, or provide financing in connection with development of the Property and sale of Lots. (b) correct a mathematical mistake, an inconsistency, ambiguity, or scrivener’s error with respect to an objectively verifiable fact including but without limitation, recalculating the undivided interest in the Common Areas or Common Elements, the liability for Common Expenses or the number of votes in the Association appertaining to a Lot, within five (5) years after the recordation or adoption of the Declaration containing or creating the mistake, inconsistency, error or ambiguity. (c) Prior to the Turnover Meeting, no Unilateral Amendment by the Declarant shall require approval by any Class A member. 11.10 Resolution of Document Conflicts. In the event of a conflict among any of the provisions in the documents governing the Association, such conflict shall be resolved by looking to the following documents in the order shown below; 1. Declaration of Covenants, Conditions, and Restrictions; 2. Articles of Incorporation; 3. Bylaws; 4. Rules and Regulations. [REMAINDER OF PAGE INTENTIONALLY LEFT BLANK] IN WITNESS WHEREOF, the undersigned being the Declarant herein, has executed this instrument this ___________day of ________, ________. Habitat for Humanity of Montana, a Montana non-profit organization. By: xxxxxxx, xxxxxxxx STATE OF MONTANA ) ) ss. COUNTY OF FLATHEAD ) The foregoing instrument was acknowledged before me the ____________day of _________________, ___________, by Habitat for Humanity of Montana, a Montana non-profit organization, on behalf of said corporation. Notary Public for the State of ____________ My Commission Expires: LEGEND BASIS OF BEARINGS N NORTHLAND SUBDIVISION PHASE 5A & 5B, OPEN SPACE A OWNERS LEGEND N NORTHLAND SUBDIVISION PHASE 5A & 5B, OPEN SPACE A STORMWATER NOTES LEGAL DESCRIPTION: Note: The description below corresponds with the boundary line adjustment pending recording at the time of this application. This amended plat of Northland 5A/5B has been reviewed and approved by City of Kalispell Planning Department, Flathead County Examining Land Surveyor (ELS), and the Flathead County Plat Room. Pending landowner signatures, this will be recorded and the email verifying this legal description will be provided. Tract 1 of Certificate of Survey 23212 And Lot 2A of the Amended Plat of Northland 5A & 5B, Open Space A All Located in the NW quarter of Section 1, T. 28 N., R. 22 W., P.M., M, Flathead County, Montana Traffic Impact Study Birchwood Planned Unit Development Habitat for Humanity of Flathead Valley WGM Project No: 250114 03.25.2026 1111 East Broadway, Missoula, MT 59802 I OFFICE 406.728.4611 I EMAIL wgm@wgmgroup.com Birchwood Planned Unit Development Traffic Impact Study PREPARED FOR: Habitat for Humanity of Flathead Valley PREPARED BY: Mark Bancale, PE, PTOE Senior Traffic Engineer WGM Group, Inc. REPORT DATE: 03.25.2026 Birchwood Planned Unit Development Traffic Impact Study CONTENTS 1.0 INTRODUCTION ............................................................................................................................. 1 2.0 EXISTING TRAFFIC VOLUME ........................................................................................................ 4 3.0 2031 NO-BUILD TRAFFIC VOLUMES ............................................................................................ 6 4.0 SITE-GENERATED TRAFFIC ......................................................................................................... 9 5.0 ASSIGNMENT OF SITE-GENERATED TRIPS ............................................................................. 10 6.0 2031 BUILD TRAFFIC VOLUMES ................................................................................................ 13 7.0 CAPACITY ANALYSIS ................................................................................................................. 16 7.1 INTERSECTION OF NORTHLAND DRIVE & FOUR MILE DRIVE ............................................ 17 7.2 INTERSECTION OF NORTHLAND DRIVE & SUMMIT RIDGE DRIVE ..................................... 18 7.3 INTERSECTION OF NORTHLAND DRIVE & ROAD A ............................................................. 19 7.4 INTERSECTION OF NORTHRIDGE WAY & NORTHRIDGE DRIVE ......................................... 20 7.5 INTERSECTION OF NORTHLAND DRIVE & NORTHRIDGE DRIVE ........................................ 21 7.6 INTERSECTION OF SHERRY LANE & NORTHRIDGE DRIVE ................................................ 22 8.0 CRASH SAFETY ANALYSIS ........................................................................................................ 23 9.0 NON-MOTORIZED TRANSPORTATION ...................................................................................... 24 10.0 SUMMARY, CONCLUSIONS, & RECOMMENDATIONS ............................................................ 25 APPENDICES A – TRAFFIC COUNT DATA B – CAPACITY ANALYSIS WORKSHEETS C – LEVEL OF SERVICE DEFINITIONS 1 Birchwood Planned Unit Development Traffic Impact Study 1.0 INTRODUCTION Habitat for Humanity of Flathead Valley proposes to construct Birchwood Planned Unit Development (PUD), a residential development located west of the US Highway 93 Bypass and south of Four Mile Drive, in Kalispell, MT (see Figure 1). Birchwood PUD will consist of 95 single-family units in two configurations, 14 dwelling units will be townhomes, and the remaining 81 units will be detached single family homes. Full buildout and occupancy of Birchwood PUD is expected to require approximately five years; accordingly, the study year for this traffic analysis is 2031. Vehicle access to the site is proposed via one currently unnamed approach onto Northland Drive, referred to in this report as Road A, and one approach that connects to Northridge Way (see the site plan in Figure 2). The subject property is currently undeveloped. Surrounding land uses are residential or undeveloped. The US Highway 93 Bypass is located along the property’s west boundary. The closest Bypass interchange is at Four Mile Drive, northwest of the subject development. This traffic impact study (TIS) was prepared using standard traffic engineering techniques to forecast traffic volumes and operations at the following intersections:  Northland Drive and Four Mile Drive  Northland Drive and Summit Ridge Drive  Northland Drive and Road A  Northridge Way and Northridge Drive  Northland Drive and Northridge Drive  Sherry Lane and Northridge Drive A capacity analysis is presented both with and without the traffic generated by Birchwood PUD to determine what impact this development will have on traffic operations. In brief, the analysis conducted for this report leads to the conclusion that the study intersections will continue to operate at a good level of service after Birchwood PUD is constructed and no traffic mitigation measures are required to accommodate this development. Review of crash records revealed no significant crash history or correctable trends. 2 Birchwood Planned Unit Development Traffic Impact Study 3 Birchwood Planned Unit Development Traffic Impact Study FIGURE 2: SITE PLAN 4 Birchwood Planned Unit Development Traffic Impact Study 2.0 EXISTING TRAFFIC VOLUME WGM conducted mid-week (Tuesday, Wednesday, Thursday) AM and PM peak-period manual intersection turning-movement counts between October 8th and October 15th, 2025 to identify existing traffic volumes at the study intersections. AM peak-period counts were conducted between 7:00 and 9:00 AM and the peak hour was determined to be 7:15 to 8:15. PM peak-period counts were conducted between 4:00 and 6:00 PM and the peak hour was determined to be 5:00 to 6:00. The count data (included in Appendix A) was analyzed to determine the existing AM and PM peak-hour traffic volumes at each study intersection. The Montana Department of Transportation’s (MDT’s) provided seasonal adjustment factors on urban major collectors, like Four Mile Drive, for mid-week counts in October range from .87 to .88, meaning traffic volumes would be reduced if it were applied, it was not applied in the interest of a more conservative analysis. The 2025 existing peak-hour volumes are illustrated in Figure 3. 5 Birchwood Planned Unit Development Traffic Impact Study 6 Birchwood Planned Unit Development Traffic Impact Study 3.0 2031 NO-BUILD TRAFFIC VOLUMES GROWTH RATE The 2025 existing peak-hour traffic volumes were projected to the study year 2031 using an annually compounded growth rate of 1.5% for Four Mile Drive and an annually compounded growth rate of 1.0% for all other roadways. The growth rate of 1.0% for the local street traffic volumes was chosen based on professional judgement and acknowledgement of low cut-through traffic volume within the established residential neighborhood. The 1.5% growth rate selected for through traffic on Four Mile Drive was based on data from MDT annual counts of total two-way average daily traffic (ADT) on Highway 2, 1.3 miles west of Kalispell, which is the nearest permanent MDT count location. The continuous counter gave a growth rate of 2.5%, Engineering judgement was used to reduce this value to 1.5% since the traffic from adjacent developments incorporated separately below represent a large portion of this growth. When the existing traffic is grown at 1.5% and the adjacent development traffic is added, the effective growth rate on Four Mile Drive is 2.6% during the AM Peak Hour and 3.6% during the PM Peak Hour. ADJACENT DEVELOPMENTS Projected future traffic from Northland Subdivision Phase 5C and Bloomstone Development Phases 4-7 was included in the no-build traffic volumes. The traffic projections in each development’s TIS were verified, and the arrival and departure patterns were projected through the study intersections analyzed in this report. Northland Subdivision Phase 5C is the final unconstructed phase of the Northland Subdivision which abuts Birchwood PUD to the east. Northland Subdivision Phase 5C is a residential project located west of Northland Drive and south of Four Mile Drive. At full build-out the phase will consist of 28 single- family dwelling units. Traffic from this development accesses Northland Drive directly from the west at two new intersections that will be north of the intersection of Northland Drive and Summit Ridge Drive. Trip generation for Northland Phase 5C is shown in Table 1. TABLE 1: NORTHLAND PHASE 5C SITE-GENERATED VEHICLE TRIPS LAND USE SIZE ITE LAND USE CODE AM PEAK-HOUR TRIPS PM PEAK-HOUR TRIPS AVERAGE DAILY TRAFFIC (ADT) ENTERING EXITING ENTERING EXITING Single-Family Detached 28 Units 210 7 17 18 12 491 TOTAL 7 17 18 12 491 Bloomstone Development Phases 4-7 are the unconstructed phases of the Bloomstone Development, which is located north of Four Mile Road, northwest of the Birchwood PUD site. When fully constructed, Bloomstone Development will consist of 148 single-family dwelling units, 384 apartments, and 171 townhouses. Traffic from this development accesses Four Mile Drive from the north at two intersections west of Northland Drive. This development’s revised TIS, dated January 2024, projected the site generated traffic and existing traffic that would alter its pattern to use Treeline Road instead of an alternative route, Treeline Road is fully constructed and this change in background pattern is assumed to have already happened and was captured in this study’s traffic count. Phases 4-7 contain 65 single- family dwellings, 288 apartments, and 135 townhouses. To better project the traffic from only the 7 Birchwood Planned Unit Development Traffic Impact Study unfinished phases, the trip generation for the remaining phases was calculated as part of this analysis and is shown in Table 2. TABLE 2: BLOOMSTONE REMAINING PHASES SITE-GENERATED VEHICLE TRIPS LAND USE SIZE ITE LAND USE CODE AM PEAK-HOUR TRIPS PM PEAK-HOUR TRIPS AVERAGE DAILY TRAFFIC (ADT) ENTERING EXITING ENTERING EXITING Single-Family Detached 65 Units 210 13 36 40 25 790 Single-Family Attached (Townhomes) 135 Units 215 16 48 39 30 885 Multifamily Housing (Low-Rise) 288 Units 220 27 87 90 55 1742 TOTAL 57 171 170 110 3417 Combining the “grown” traffic volumes with the adjacent development traffic results in the total no-build traffic volume shown in Figure 4. This is the traffic projected to exist in the study year 2031 without development of Birchwood PUD. 8 Birchwood Planned Unit Development Traffic Impact Study 9 Birchwood Planned Unit Development Traffic Impact Study 4.0 SITE-GENERATED TRAFFIC Birchwood PUD is planned to include 14 dwelling units in townhome structures and 81 single-family homes. In accordance with industry best practice, the most current version of the ITE Trip Generation Manual (12th Edition) was used to estimate the number of site-generated vehicle trips for use in this study. Table 3 shows the results of the trip-generation calculations for Birchwood PUD. TABLE 3: BIRCHWOOD PUD SITE-GENERATED VEHICLE TRIPS LAND USE SIZE ITE LAND USE CODE AM PEAK-HOUR TRIPS PM PEAK-HOUR TRIPS AVERAGE DAILY TRAFFIC (ADT) ENTERING EXITING ENTERING EXITING Single-Family Detached 81 Units 210 16 44 49 30 919 Single-Family Attached (Townhomes) 14 Units 215 2 5 4 3 95 TOTAL 18 49 53 33 1014 10 Birchwood Planned Unit Development Traffic Impact Study 5.0 ASSIGNMENT OF SITE-GENERATED TRIPS Site-traffic arrival and departure patterns were estimated by WGM based on analyzing roadway network connections and reviewing land uses and development densities in the greater Kalispell area. The expected site arrival and departure patterns associated with the subject site are illustrated in Figures 5 & 6. The estimated site-generated traffic from Table 3 was distributed through study intersections in accordance with the estimated arrival and departure patterns, resulting in the AM and PM peak-hour site-generated vehicle trips shown in Figure 7. These are the vehicle trips that are new to the roadway network as a direct result of buildout of Birchwood PUD. 11 Birchwood Planned Unit Development Traffic Impact Study 12 Birchwood Planned Unit Development Traffic Impact Study 13 Birchwood Planned Unit Development Traffic Impact Study 6.0 2031 BUILD TRAFFIC VOLUMES Combining the site-generated trips from Figure 7 with the 2031 no-build traffic volumes from Figure 4 results in the projected study year 2031 build traffic volumes shown in Figure 8. These are the total traffic volumes projected to exist at the study intersections when Birchwood PUD is fully built out and occupied. 14 Birchwood Planned Unit Development Traffic Impact Study 15 Birchwood Planned Unit Development Traffic Impact Study 16 Birchwood Planned Unit Development Traffic Impact Study 7.0 CAPACITY ANALYSIS Capacity analysis was conducted for each study intersection using the AM and PM no-build and build traffic volumes forecasted in this report. Intersections were evaluated in accordance with the procedures presented in the Highway Capacity Manual, 7th Edition (2022), published by the Transportation Research Board. The analysis results are discussed below, and the analysis worksheets are in Appendix C. The capacity analysis procedures result in traffic level of service (LOS) rankings from A to F, with A representing essentially free-flow conditions and F representing congested conditions. See Appendix D for a description of the various LOS categories for signalized and unsignalized intersections. 17 Birchwood Planned Unit Development Traffic Impact Study 7.1 INTERSECTION OF NORTHLAND DRIVE & FOUR MILE DRIVE EXISTING CONDITIONS Four Mile Drive is an east/west urban major collector with one travel lane in each direction. Northland Drive is a north/south local residential route with one travel lane in each direction. Northland Drive approaches Four Mile Drive from the south in a T-configured intersection, with one combined lane for both left turning and right turning vehicles and is stop-sign controlled. The speed limit on Four Mile Drive is 25 miles per hour and the speed limit on Northland Drive is assumed to be 25 miles per hour based on the street classification and adjacent residential land use. CAPACITY ANALYSIS Capacity analysis of this intersection was conducted using the 2031 no-build and build traffic volumes developed earlier in this report and the intersection geometry described above. The results of this analysis are summarized in Table 4. TABLE 4: NORTHLAND DRIVE & FOUR MILE DRIVE LOS SUMMARY PEAK AM HOUR PEAK PM HOUR 2031 NO-BUILD 2031 BUILD 2031 NO-BUILD 2031 BUILD Delay LOS Delay LOS Delay LOS Delay LOS Westbound Left 8.1 A 8.2 A 8.0 A 8.1 A Northbound Lt/Rt 13.8 B 14.8 B 14.0 B 15.0 C Delay is measured in seconds per vehicle. The results summarized in Table 4 show that the subject intersection operates at a very good LOS and that the site-generated traffic will have only a small impact on delay or traffic operations. While there is technically a drop in the PM LOS from B to C, the additional delay associated with the Build scenario is only 1.0s and puts the Northbound movement on the threshold between LOS B and LOS C and does not represent a substantial increase in delay. FUTURE ROAD NETWORK CHANGES As shown in Figure 2, Birchwood PUD’s road network is constructed to connect to future development to the north. It is assumed that any future development in that area will connect the road network directly to Four Mile Drive. This increased connectivity will virtually eliminate the traffic from Birchwood PUD that will use Northland Drive to reach the US 93 Bypass in the future. With the Birchwood PUD trips removed from the left-turn from Northland Drive onto Four Mile Drive the delay and LOS will return to near no-build conditions. Due to both the very minor (1.0 second) and the transient nature of the site traffic impacts, no improvements are proposed at this intersection. 18 Birchwood Planned Unit Development Traffic Impact Study 7.2 INTERSECTION OF NORTHLAND DRIVE & SUMMIT RIDGE DRIVE EXISTING CONDITIONS Northland Drive exists as a north/south local roadway with one travel lane in each direction. Summit Ridge Drive exists as an east/west local roadway with one travel lane in each direction. Summit Ridge Drive approaches Northland Drive from the east in a T-configured intersection, with one combined lane for both left turning and right turning vehicles and is stop-sign controlled. The speed limit on both Northland Drive and Summit Ridge Drive is assumed to be 25 miles per hour based on the street classification and adjacent residential land use. CAPACITY ANALYSIS Capacity analysis of this intersection was conducted using the 2031 no-build and build traffic volumes developed earlier in this report and the intersection geometry described above. The results of this analysis are summarized in Table 5. TABLE 5: NORTHLAND DRIVE & SUMMIT RIDGE DRIVE LOS SUMMARY PEAK AM HOUR PEAK PM HOUR 2031 NO-BUILD 2031 BUILD 2031 NO-BUILD 2031 BUILD Delay LOS Delay LOS Delay LOS Delay LOS Westbound Lt/Rt 8.7 A 9.0 A 8.7 A 9.0 A Southbound Left 7.4 A 7.5 A 7.4 A 7.4 A Delay is measured in seconds per vehicle. The results summarized in Table 5 show that the subject intersection operates at a very good LOS and that the site-generated traffic will have no appreciable impact on delay or traffic operations. No improvements are proposed at this location. 19 Birchwood Planned Unit Development Traffic Impact Study 7.3 INTERSECTION OF NORTHLAND DRIVE & ROAD A EXISTING CONDITIONS At this study location Northland Drive currently exists as a north/south roadway with one travel lane in each direction and no intersection at this location. Road A, one of two initial site access roadways, will be an east/west roadway with one travel lane in each direction. Road A will approach Northland Drive from the west in a T-configured intersection with one combined lane for both left turning and right turning vehicles and will be stop-sign controlled. The speed limit on both Northland Drive and Road A is assumed to be 25 miles per hour based on the street classification and adjacent residential land use. CAPACITY ANALYSIS Capacity analysis of this intersection was conducted using the 2031 build traffic volumes developed earlier in this report and the intersection geometry described above. The results of this analysis are summarized in Table 6. TABLE 6: NORTHLAND DRIVE & ROAD A LOS SUMMARY PEAK AM HOUR PEAK PM HOUR 2031 NO-BUILD 2031 BUILD 2031 NO-BUILD 2031 BUILD Delay LOS Delay LOS Delay LOS Delay LOS Eastbound Lt/Rt - - 9.1 A - - 9.2 A Northbound Left - - 7.3 A - - 7.4 A Delay is measured in seconds per vehicle. The results summarized in Table 6 show that the subject intersection will operate at a very good LOS. This intersection will be constructed with Phase 1 of the development, with engineered drawing to be submitted for City approval. 20 Birchwood Planned Unit Development Traffic Impact Study 7.4 INTERSECTION OF NORTHRIDGE WAY & NORTHRIDGE DRIVE EXISTING CONDITIONS Northridge Way is a north/south local roadway with one travel lane in each direction. Northridge Drive exists as an east/west roadway with one travel lane in each direction. Northridge Drive approaches Northridge Way from the east in a T-configured intersection, with one combined lane for both left turning and right turning vehicles and is stop-sign controlled. The speed limit on both Northridge Way and Northridge Drive is assumed to be 25 miles per hour based on the street classification and adjacent residential land use. CAPACITY ANALYSIS Capacity analysis of this intersection was conducted using the 2031 no-build and build traffic volumes developed earlier in this report and the intersection geometry described above. The results of this analysis are summarized in Table 7. TABLE 7: NORTHRIDGE WAY & NORTHRIDGE DRIVE LOS SUMMARY PEAK AM HOUR PEAK PM HOUR 2031 NO-BUILD 2031 BUILD 2031 NO-BUILD 2031 BUILD Delay LOS Delay LOS Delay LOS Delay LOS Westbound Lt/Rt 8.6 A 8.7 A 8.6 A 8.7 A Southbound Left 7.3 A 7.3 A 7.3 A 7.3 A Delay is measured in seconds per vehicle. The results summarized in Table 7 show that the subject intersection operates at a very good LOS and that the site-generated traffic will have no appreciable impact on delay or traffic operations. No improvements are proposed at this location. 21 Birchwood Planned Unit Development Traffic Impact Study 7.5 INTERSECTION OF NORTHLAND DRIVE & NORTHRIDGE DRIVE EXISTING CONDITIONS At this study intersection Northland Drive exists as a north/south roadway with one travel lane in each direction. Northridge Drive exists as a local street running east/west with one travel lane in each direction. Northland Drive and Northridge Drive each have one combined lane for all vehicles and is currently stop-sign controlled on the Northridge Drive legs. The speed limit on both Northland Drive and Northridge Drive is assumed to be 25 miles per hour based on the street classification and adjacent residential land use. CAPACITY ANALYSIS Capacity analysis of this intersection was conducted using the 2031 no-build and build traffic volumes developed earlier in this report and the intersection geometry described above. The results of this analysis are summarized in Table 8. TABLE 8: NORTHLAND DRIVE & NORTHRIDGE DRIVE LOS SUMMARY PEAK AM HOUR PEAK PM HOUR 2031 NO-BUILD 2031 BUILD 2031 NO-BUILD 2031 BUILD Delay LOS Delay LOS Delay LOS Delay LOS Eastbound 9.3 A 9.7 A 9.3 A 9.6 A Westbound 9.1 A 9.3 A 9.0 A 9.4 A Northbound Left 7.3 A 7.3 A 7.3 A 7.3 A Southbound Left 7.3 A 7.4 A 7.3 A 7.3 A Delay is measured in seconds per vehicle. The results summarized in Table 8 show that the subject intersection operates at a very good LOS and that the site-generated traffic will have no appreciable impact on delay or traffic operations. No improvements are proposed at this location. 22 Birchwood Planned Unit Development Traffic Impact Study 7.6 INTERSECTION OF SHERRY LANE & NORTHRIDGE DRIVE EXISTING CONDITIONS Sherry Lane is a north/south local roadway with one travel lane in each direction. Northridge Drive exists as a local roadway running east/west with one travel lane in each direction. All legs of this intersection are stop-sign controlled and have one combined lane for all vehicle movements. The speed limit on both roadways is assumed to be 25 miles per hour based on the street classification and adjacent residential land use. CAPACITY ANALYSIS Capacity analysis of this intersection was conducted using the 2031 no-build and build traffic volumes developed earlier in this report and the intersection geometry described above. The results of this analysis are summarized in Table 9. TABLE 9: SHERRY LANE & NORTHRIDGE DRIVE LOS SUMMARY PEAK AM HOUR PEAK PM HOUR 2031 NO-BUILD 2031 BUILD 2031 NO-BUILD 2031 BUILD Delay LOS Delay LOS Delay LOS Delay LOS Eastbound 7.5 A 7.7 A 7.2 A 7.3 A Westbound 7.5 A 7.6 A 7.5 A 7.7 A Northbound 7.3 A 7.4 A 7.2 A 7.3 A Southbound 7.6 A 7.7 A 7.3 A 7.4 A Overall Intersection 7.5 A 7.6 A 7.4 A 7.5 A Delay is measured in seconds per vehicle. The results summarized in Table 9 show that the subject intersection continues to operate at a very good LOS and that the site-generated traffic will have no appreciable impact on delay or traffic operations. No improvements are proposed at this location. 23 Birchwood Planned Unit Development Traffic Impact Study 8.0 CRASH SAFETY ANALYSIS Crash data for the 3-year period from January 1, 2022 to December 31, 2024, was obtained from the MDT Traffic and Safety Bureau and reviewed to identify areas of safety concern. The data reviewed was limited to the summary data provided by MDT; police reports were not reviewed. There was only a single collision in the study area during the given period. It occurred near the intersection of Northland Drive and Summit Ridge Drive, though the officer recorded it as Driveway/Alley Access Related and not Intersection related. The collision was between two passenger vehicles, one backing out of their driveway and the other headed northbound on Northland Drive; no injury was reported. Review of the crash data failed to identify any specific trends in collisions or necessary safety improvements to mitigate crash trends. 24 Birchwood Planned Unit Development Traffic Impact Study 9.0 NON-MOTORIZED TRANSPORTATION The US 93 Bypass trail is directly adjacent to the project area and runs north/south along the property’s west side, and east of the US 93 Bypass. The trail connects to the wider Kalispell area network of trails. All internal roadways will have concrete sidewalks on both sides of the street to accommodate pedestrian traffic within the site. 25 Birchwood Planned Unit Development Traffic Impact Study 10.0 SUMMARY, CONCLUSIONS, & RECOMMENDATIONS The discussion and analyses contained in this report can be summarized as follows: 1. Habitat for Humanity of Flathead Valley proposes to construct a residential development east of the US 93 Bypass and south of Four Mile Drive in Kalispell, MT. This development, called Birchwood PUD, will consist of 81 single-family units in detached housing and 14 units in townhouses. 2. Vehicle access to the Birchwood PUD will be via two approaches: Northridge Way and Road A. The intersections of these access points with the existing road network, as well as all major intersections within a mile of these access points are the focus of this Traffic Impact Study. 3. The proposed development will generate new traffic through the study intersections. Highway Capacity Manual based analysis shows that this traffic can be accommodated at the study intersection with good LOS projected during both the AM and PM peak hours in the 2031 analysis year. The site-generated traffic results in no appreciable drop in LOS at study intersections. No traffic mitigation improvements are proposed. 4. Crash data for the 3-year period from January 1, 2022, to December 31, 2024, was obtained from MDT Traffic and Safety Bureau and reviewed to identify areas of safety concerns. No correctable trends were identified. 5. Non-motorized traffic will be accomodated on site through new sidewalks. The site will connect to a regional system of existing trails through connection to the adjacent US 93 Bypass trail. No regional train or transit systems exist in the vicinity of the development. Birchwood Planned Unit Development Traffic Impact Study APPENDIX A TRAFFIC COUNT DATA Manual Traffic Count Intersection of Northland Drive & Four Mile Kallispell, MT Wednesday, October 8, 2025 Peak AM Period Interval Hourly Thru Left Right Left Right Thru Total Total 7:00 AM 7:15 AM 16 0 3 12 0 14 45 7:15 AM 7:30 AM 17 3 2 19 9 18 68 7:30 AM 7:45 AM 14 1 2 28 4 40 89 7:45 AM 8:00 AM 20 4 2 30 10 63 129 331 8:00 AM 8:15 AM 19 0 0 24 13 35 91 377 <-- Peak Hour 8:15 AM 8:30 AM 18 3 2 5 3 36 67 376 8:30 AM 8:45 AM 12 0 2 5 5 50 74 361 8:45 AM 12:00 AM 13 2 2 8 3 57 85 317 Peak Hour 69 7 6 64 31 184 Volume 0.73 Wednesday, October 8, 2025 Peak PM Period Interval Hourly Thru Left Right Left Right Thru Total Total 4:00 PM 4:15 PM 36 2 2 7 10 22 80 4:15 PM 4:30 PM 38 5 5 11 7 38 104 4:30 PM 4:45 PM 47 1 3 8 15 55 129 4:45 PM 5:00 PM 74 5 2 4 10 58 154 467 5:00 PM 5:15 PM 72 5 3 10 15 55 160 547 5:15 PM 5:30 PM 66 4 4 13 15 67 169 612 5:30 PM 5:45 PM 59 5 3 12 16 40 135 618 <-- Peak Hour 5:45 PM 12:00 AM 36 3 4 10 12 58 123 587 Peak Hour 231 16 13 33 47 206 Volume 0.91 Westbound Northbound Eastbound Westbound Northbound Eastbound 4*15V VPHF Manual Traffic Count Intersection of Northland Drive & Summit Ridge Kallispell, MT Thursday, October 9, 2025 Peak AM Period Interval Hourly Thru Left Right Left Right Thru Total Total 7:00 AM 7:15 AM 4 2 4 0 1 8 19 7:15 AM 7:30 AM 4 3 5 0 1 19 32 7:30 AM 7:45 AM 3 4 13 0 0 13 33 7:45 AM 8:00 AM 5 8 13 0 3 13 42 126 <-- Peak Hour 8:00 AM 8:15 AM 0 3 6 0 0 8 17 124 8:15 AM 8:30 AM 4 7 3 1 1 3 19 111 8:30 AM 8:45 AM 3 3 4 0 0 4 14 92 8:45 AM 12:00 AM 4 1 4 0 1 6 16 66 Peak Hour 12 21 26 1 4 28 Volume 0.75 Thursday, October 9, 2025 Peak PM Period Interval Hourly Thru Left Right Left Right Thru Total Total 4:00 PM 4:15 PM 5 5 4 0 0 3 17 4:15 PM 4:30 PM 11 6 6 0 0 2 25 4:30 PM 4:45 PM 6 8 8 2 0 8 32 4:45 PM 5:00 PM 7 2 5 0 0 5 19 93 5:00 PM 5:15 PM 13 6 6 0 0 12 37 113 5:15 PM 5:30 PM 9 5 6 1 0 5 26 114 5:30 PM 5:45 PM 9 3 7 1 2 5 27 109 5:45 PM 12:00 AM 7 2 8 1 2 9 29 119 <-- Peak Hour Peak Hour 37 22 25 2 0 27 Volume 0.80 Southbound Westbound Northbound Southbound Westbound Northbound 4*15V VPHF Manual Traffic Count Intersection of Northland Drive and Northridge Drive Kallispell, MT Tuesday, October 14, 2025 Peak AM Period Interval Hourly Right Thru Left Right Thru Left Right Thru Left Right Thru Left Total Total 7:00 AM 7:15 AM 1 0 0 0 1 0 1 2 0 0 1 0 6 7:15 AM 7:30 AM 0 2 0 0 1 2 4 10 0 0 1 3 23 7:30 AM 7:45 AM 1 1 0 0 0 1 4 7 0 0 1 2 17 7:45 AM 8:00 AM 1 3 2 1 0 2 2 5 0 0 3 3 22 68 8:00 AM 8:15 AM 0 1 0 1 1 0 4 3 0 0 0 2 12 74 <-- Peak Hour 8:15 AM 8:30 AM 0 0 0 0 0 0 1 4 0 0 1 1 7 58 8:30 AM 8:45 AM 1 1 0 0 0 1 1 2 0 0 1 0 7 48 8:45 AM 12:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 26 Peak Hour 2 7 2 2 2 5 14 25 0 0 5 10 Volume PHF =0.80 Tuesday, October 14, 2025 Peak PM Period Interval Hourly Right Thru Left Right Thru Left Right Thru Left Right Thru Left Total Total 4:00 PM 4:15 PM 0 5 0 0 0 3 1 6 0 0 0 0 15 4:15 PM 4:30 PM 2 4 0 1 3 0 0 3 0 0 1 0 14 4:30 PM 4:45 PM 0 5 1 0 2 1 0 4 0 0 1 2 16 4:45 PM 5:00 PM 2 6 1 0 0 1 0 3 0 0 0 0 13 58 5:00 PM 5:15 PM 2 7 0 2 1 0 0 3 0 0 0 1 16 59 5:15 PM 5:30 PM 4 8 0 0 0 1 1 5 0 0 1 1 21 66 5:30 PM 5:45 PM 0 6 2 1 0 3 1 4 0 0 2 1 20 70 5:45 PM 12:00 AM 4 6 0 0 1 1 0 1 0 0 0 1 14 71 <-- Peak Hour Peak Hour 10 27 2 3 2 5 2 13 0 0 3 4 Volume PHF =0.85 Southbound Westbound Northbound Eastbound Southbound Westbound Northbound Eastbound 4*15V VPHF Manual Traffic Count Intersection of Northridge Drive & Sherry Lane Kallispell, MT Wednesday, October 15, 2025 Peak AM Period Interval Hourly Right Thru Left Right Thru Left Right Thru Left Right Thru Left Total Total 7:00 AM 7:15 AM 0 1 4 1 2 2 1 1 1 1 6 0 20 7:15 AM 7:30 AM 0 0 3 1 3 2 4 1 2 2 6 0 24 7:30 AM 7:45 AM 0 3 4 1 0 3 9 4 1 4 13 0 42 7:45 AM 8:00 AM 0 2 5 2 4 3 14 8 2 5 16 0 61 147 8:00 AM 8:15 AM 0 3 2 0 1 5 5 2 2 3 10 0 33 160 8:15 AM 8:30 AM 0 2 2 1 9 1 7 0 1 4 14 0 41 177 <-- Peak Hour 8:30 AM 8:45 AM 0 0 1 1 4 3 3 2 1 3 5 1 24 159 8:45 AM 12:00 AM 0 2 2 0 6 1 5 1 0 0 4 0 21 119 Peak Hour 0 7 10 4 18 12 29 12 6 15 45 1 Volume PHF =0.73 Wednesday, October 15, 2025 Peak PM Period Interval Hourly Right Thru Left Right Thru Left Right Thru Left Right Thru Left Total Total 4:00 PM 4:15 PM 0 1 0 1 9 4 2 3 4 2 6 0 32 4:15 PM 4:30 PM 0 0 1 0 7 6 0 2 0 1 2 0 19 4:30 PM 4:45 PM 1 3 2 4 9 6 3 2 1 0 1 1 33 4:45 PM 5:00 PM 0 0 0 1 11 7 4 1 3 0 8 0 35 119 5:00 PM 5:15 PM 0 1 3 1 7 10 3 4 4 1 6 0 40 127 5:15 PM 5:30 PM 0 2 0 6 8 5 3 2 2 0 5 0 33 141 5:30 PM 5:45 PM 1 2 2 3 7 7 2 4 0 2 2 0 32 140 5:45 PM 12:00 AM 0 3 2 5 5 7 9 2 3 0 1 0 37 142 <-- Peak Hour Peak Hour 1 4 6 6 34 29 10 9 8 2 17 1 Volume PHF =0.89 Southbound Westbound Northbound Eastbound Southbound Westbound Northbound Eastbound 4*15V VPHF Birchwood Planned Unit Development Traffic Impact Study APPENDIX B CAPACITY ANALYSIS WORKSHEETS HCS Two-Way Stop-Control Report General Information Site Information Analyst Quinn Gianarelli Intersection Northland Drive & Four Mile Drive Agency/Co.WGM Group Jurisdiction Date Performed 2/5/2026 East/West Street Four Mile Drive Analysis Year 2031 North/South Street Northland Drive Time Analyzed AM PEAK NO BUILD Peak Hour Factor 0.73 Intersection Orientation East-West Analysis Time Period (hrs)0.25 Project Description Lanes Major Street: East-West Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 1U 1 2 3 4U 4 5 6 7 8 9 10 11 12 Number of Lanes 0 0 1 0 0 0 1 0 0 1 0 0 0 0 Configuration TR LT LR Volume (veh/h)250 36 9 92 75 9 Percent Heavy Vehicles (%)3 3 3 Proportion Time Blocked Percent Grade (%)0 Right Turn Channelized Median Type | 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)12 115 Capacity, c (veh/h)1161 524 v/c Ratio 0.01 0.22 95% Queue Length, Q₉₅ (veh)0.0 0.8 95% Queue Length, Q₉₅ (ft)0.0 20.5 Control Delay (s/veh)8.1 0.1 13.8 Level of Service (LOS)A A B Approach Delay (s/veh)0.8 13.8 Approach LOS A B Copyright © 2026 University of Florida. All Rights Reserved.HCS™TWSC Version 2025 Generated: 2/26/2026 11:55:38 AMA_AM_NOBUILD_1.5%.xtw HCS Two-Way Stop-Control Report General Information Site Information Analyst Quinn Gianarelli Intersection Northland Drive & Four Mile Drive Agency/Co.WGM Group Jurisdiction Date Performed 2/5/2026 East/West Street Four Mile Drive Analysis Year 2031 North/South Street Northland Drive Time Analyzed AM PEAK BUILD Peak Hour Factor 0.73 Intersection Orientation East-West Analysis Time Period (hrs)0.25 Project Description Lanes Major Street: East-West Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 1U 1 2 3 4U 4 5 6 7 8 9 10 11 12 Number of Lanes 0 0 1 0 0 0 1 0 0 1 0 0 0 0 Configuration TR LT LR Volume (veh/h)250 43 12 92 95 16 Percent Heavy Vehicles (%)3 3 3 Proportion Time Blocked Percent Grade (%)0 Right Turn Channelized Median Type | 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)16 152 Capacity, c (veh/h)1152 519 v/c Ratio 0.01 0.29 95% Queue Length, Q₉₅ (veh)0.0 1.2 95% Queue Length, Q₉₅ (ft)0.0 30.7 Control Delay (s/veh)8.2 0.1 14.8 Level of Service (LOS)A A B Approach Delay (s/veh)1.1 14.8 Approach LOS A B Copyright © 2026 University of Florida. All Rights Reserved.HCS™TWSC Version 2025 Generated: 2/26/2026 11:56:37 AMA_AM_BUILD_1.5%.xtw HCS Two-Way Stop-Control Report General Information Site Information Analyst Quinn Gianarelli Intersection Northland Drive & Four Mile Drive Agency/Co.WGM Group Jurisdiction Date Performed 2/5/2026 East/West Street Four Mile Drive Analysis Year 2031 North/South Street Northland Drive Time Analyzed PM PEAK NO BUILD Peak Hour Factor 0.91 Intersection Orientation East-West Analysis Time Period (hrs)0.25 Project Description Lanes Major Street: East-West Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 1U 1 2 3 4U 4 5 6 7 8 9 10 11 12 Number of Lanes 0 0 1 0 0 0 1 0 0 1 0 0 0 0 Configuration TR LT LR Volume (veh/h)256 57 20 301 40 16 Percent Heavy Vehicles (%)3 3 3 Proportion Time Blocked Percent Grade (%)0 Right Turn Channelized Median Type | 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)22 62 Capacity, c (veh/h)1209 460 v/c Ratio 0.02 0.13 95% Queue Length, Q₉₅ (veh)0.1 0.5 95% Queue Length, Q₉₅ (ft)2.6 12.8 Control Delay (s/veh)8.0 0.2 14.0 Level of Service (LOS)A A B Approach Delay (s/veh)0.7 14.0 Approach LOS A B Copyright © 2026 University of Florida. All Rights Reserved.HCS™TWSC Version 2025 Generated: 2/26/2026 11:58:29 AMA_PM_NOBUILD_1.5%.xtw HCS Two-Way Stop-Control Report General Information Site Information Analyst Quinn Gianarelli Intersection Northland Drive & Four Mile Drive Agency/Co.WGM Group Jurisdiction Date Performed 2/5/2026 East/West Street Four Mile Drive Analysis Year 2031 North/South Street Northland Drive Time Analyzed PM PEAK BUILD Peak Hour Factor 0.91 Intersection Orientation East-West Analysis Time Period (hrs)0.25 Project Description Lanes Major Street: East-West Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 1U 1 2 3 4U 4 5 6 7 8 9 10 11 12 Number of Lanes 0 0 1 0 0 0 1 0 0 1 0 0 0 0 Configuration TR LT LR Volume (veh/h)256 78 28 301 53 21 Percent Heavy Vehicles (%)3 3 3 Proportion Time Blocked Percent Grade (%)0 Right Turn Channelized Median Type | 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)31 81 Capacity, c (veh/h)1186 441 v/c Ratio 0.03 0.18 95% Queue Length, Q₉₅ (veh)0.1 0.7 95% Queue Length, Q₉₅ (ft)2.6 17.9 Control Delay (s/veh)8.1 0.3 15.0 Level of Service (LOS)A A C Approach Delay (s/veh)0.9 15.0 Approach LOS A C Copyright © 2026 University of Florida. All Rights Reserved.HCS™TWSC Version 2025 Generated: 2/26/2026 12:03:15 PMA_PM_BUILD_1.5%.xtw HCS Two-Way Stop-Control Report General Information Site Information Analyst Quinn Gianarelli Intersection Northland Drive & Summit Ridge Drive Agency/Co.WGM Group Jurisdiction Date Performed 2/5/2026 East/West Street Summit Ridge Drive Analysis Year 2031 North/South Street Northland Drive Time Analyzed AM PEAK NO BUILD Peak Hour Factor 0.75 Intersection Orientation North-South Analysis Time Period (hrs)0.25 Project Description Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 0 0 0 1 0 0 0 1 0 0 0 1 0 Configuration LR TR LT Volume (veh/h)1 28 36 4 24 15 Percent Heavy Vehicles (%)3 3 3 Proportion Time Blocked Percent Grade (%)0 Right Turn Channelized Median Type | Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec)7.1 6.2 4.1 Critical Headway (sec)6.43 6.23 4.13 Base Follow-Up Headway (sec)3.5 3.3 2.2 Follow-Up Headway (sec)3.53 3.33 2.23 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)39 32 Capacity, c (veh/h)1007 1546 v/c Ratio 0.04 0.02 95% Queue Length, Q₉₅ (veh)0.1 0.1 95% Queue Length, Q₉₅ (ft)2.6 2.6 Control Delay (s/veh)8.7 7.4 0.2 Level of Service (LOS)A A A Approach Delay (s/veh)8.7 4.6 Approach LOS A A Copyright © 2026 University of Florida. All Rights Reserved.HCS™TWSC Version 2025 Generated: 2/23/2026 11:05:17 AMB_AM_NOBUILD.xtw HCS Two-Way Stop-Control Report General Information Site Information Analyst Quinn Gianarelli Intersection Northland Drive & Summit Ridge Drive Agency/Co.WGM Group Jurisdiction Date Performed 2/5/2026 East/West Street Summit Ridge Drive Analysis Year 2031 North/South Street Northland Drive Time Analyzed AM PEAK BUILD Peak Hour Factor 0.75 Intersection Orientation North-South Analysis Time Period (hrs)0.25 Project Description Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 0 0 0 1 0 0 0 1 0 0 0 1 0 Configuration LR TR LT Volume (veh/h)2 29 63 7 24 25 Percent Heavy Vehicles (%)3 3 3 Proportion Time Blocked Percent Grade (%)0 Right Turn Channelized Median Type | Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec)7.1 6.2 4.1 Critical Headway (sec)6.43 6.23 4.13 Base Follow-Up Headway (sec)3.5 3.3 2.2 Follow-Up Headway (sec)3.53 3.33 2.23 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)41 32 Capacity, c (veh/h)952 1495 v/c Ratio 0.04 0.02 95% Queue Length, Q₉₅ (veh)0.1 0.1 95% Queue Length, Q₉₅ (ft)2.6 2.6 Control Delay (s/veh)9.0 7.5 0.2 Level of Service (LOS)A A A Approach Delay (s/veh)9.0 3.7 Approach LOS A A Copyright © 2026 University of Florida. All Rights Reserved.HCS™TWSC Version 2025 Generated: 2/23/2026 11:20:12 AMB_AM_BUILD.xtw HCS Two-Way Stop-Control Report General Information Site Information Analyst Quinn Gianarelli Intersection Northland Drive & Summit Ridge Drive Agency/Co.WGM Group Jurisdiction Date Performed 2/5/2026 East/West Street Summit Ridge Drive Analysis Year 2031 North/South Street Northland Drive Time Analyzed PM PEAK NO BUILD Peak Hour Factor 0.80 Intersection Orientation North-South Analysis Time Period (hrs)0.25 Project Description Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 0 0 0 1 0 0 0 1 0 0 0 1 0 Configuration LR TR LT Volume (veh/h)3 28 33 0 25 46 Percent Heavy Vehicles (%)3 3 3 Proportion Time Blocked Percent Grade (%)0 Right Turn Channelized Median Type | Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec)7.1 6.2 4.1 Critical Headway (sec)6.43 6.23 4.13 Base Follow-Up Headway (sec)3.5 3.3 2.2 Follow-Up Headway (sec)3.53 3.33 2.23 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)39 31 Capacity, c (veh/h)1001 1562 v/c Ratio 0.04 0.02 95% Queue Length, Q₉₅ (veh)0.1 0.1 95% Queue Length, Q₉₅ (ft)2.6 2.6 Control Delay (s/veh)8.7 7.4 0.2 Level of Service (LOS)A A A Approach Delay (s/veh)8.7 2.7 Approach LOS A A Copyright © 2026 University of Florida. All Rights Reserved.HCS™TWSC Version 2025 Generated: 2/23/2026 11:05:50 AMB_PM_NOBUILD.xtw HCS Two-Way Stop-Control Report General Information Site Information Analyst Quinn Gianarelli Intersection Northland Drive & Summit Ridge Drive Agency/Co.WGM Group Jurisdiction Date Performed 2/5/2026 East/West Street Summit Ridge Drive Analysis Year 2031 North/South Street Northland Drive Time Analyzed PM PEAK BUILD Peak Hour Factor 0.80 Intersection Orientation North-South Analysis Time Period (hrs)0.25 Project Description Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 0 0 0 1 0 0 0 1 0 0 0 1 0 Configuration LR TR LT Volume (veh/h)6 28 51 2 25 75 Percent Heavy Vehicles (%)3 3 3 Proportion Time Blocked Percent Grade (%)0 Right Turn Channelized Median Type | Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec)7.1 6.2 4.1 Critical Headway (sec)6.43 6.23 4.13 Base Follow-Up Headway (sec)3.5 3.3 2.2 Follow-Up Headway (sec)3.53 3.33 2.23 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)43 31 Capacity, c (veh/h)941 1529 v/c Ratio 0.05 0.02 95% Queue Length, Q₉₅ (veh)0.1 0.1 95% Queue Length, Q₉₅ (ft)2.6 2.6 Control Delay (s/veh)9.0 7.4 0.2 Level of Service (LOS)A A A Approach Delay (s/veh)9.0 2.0 Approach LOS A A Copyright © 2026 University of Florida. All Rights Reserved.HCS™TWSC Version 2025 Generated: 2/23/2026 11:20:43 AMB_PM_BUILD.xtw HCS Two-Way Stop-Control Report General Information Site Information Analyst Quinn Gianarelli Intersection Northland Drive & Site Access East Agency/Co.WGM Group Jurisdiction Date Performed 2/5/2026 East/West Street Northland Drive Analysis Year 2031 North/South Street Site Access East Time Analyzed AM PEAK BUILD Peak Hour Factor 0.80 Intersection Orientation North-South Analysis Time Period (hrs)0.25 Project Description Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 0 0 0 0 1 0 0 0 1 0 Configuration LR LT TR Volume (veh/h)22 5 2 52 18 8 Percent Heavy Vehicles (%)3 3 3 Proportion Time Blocked Percent Grade (%)0 Right Turn Channelized Median Type | Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec)7.1 6.2 4.1 Critical Headway (sec)6.43 6.23 4.13 Base Follow-Up Headway (sec)3.5 3.3 2.2 Follow-Up Headway (sec)3.53 3.33 2.23 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)34 3 Capacity, c (veh/h)922 1573 v/c Ratio 0.04 0.00 95% Queue Length, Q₉₅ (veh)0.1 0.0 95% Queue Length, Q₉₅ (ft)2.6 0.0 Control Delay (s/veh)9.1 7.3 0.0 Level of Service (LOS)A A A Approach Delay (s/veh)9.1 0.3 Approach LOS A A Copyright © 2026 University of Florida. All Rights Reserved.HCS™TWSC Version 2025 Generated: 2/23/2026 11:21:16 AMC_AM_BUILD.xtw HCS Two-Way Stop-Control Report General Information Site Information Analyst Quinn Gianarelli Intersection Northland Drive & Site Access East Agency/Co.WGM Group Jurisdiction Date Performed 2/5/2026 East/West Street Northland Drive Analysis Year 2031 North/South Street Site Access East Time Analyzed PM PEAK BUILD Peak Hour Factor 0.85 Intersection Orientation North-South Analysis Time Period (hrs)0.25 Project Description Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 0 0 0 0 1 0 0 0 1 0 Configuration LR LT TR Volume (veh/h)15 3 5 31 56 24 Percent Heavy Vehicles (%)3 3 3 Proportion Time Blocked Percent Grade (%)0 Right Turn Channelized Median Type | Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec)7.1 6.2 4.1 Critical Headway (sec)6.43 6.23 4.13 Base Follow-Up Headway (sec)3.5 3.3 2.2 Follow-Up Headway (sec)3.53 3.33 2.23 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)21 6 Capacity, c (veh/h)878 1494 v/c Ratio 0.02 0.00 95% Queue Length, Q₉₅ (veh)0.1 0.0 95% Queue Length, Q₉₅ (ft)2.6 0.0 Control Delay (s/veh)9.2 7.4 0.0 Level of Service (LOS)A A A Approach Delay (s/veh)9.2 1.1 Approach LOS A A Copyright © 2026 University of Florida. All Rights Reserved.HCS™TWSC Version 2025 Generated: 2/23/2026 11:21:45 AMC_PM_BUILD.xtw HCS Two-Way Stop-Control Report General Information Site Information Analyst Quinn Gianarelli Intersection Northridge Way & Northridge Drive Agency/Co.WGM Group Jurisdiction Date Performed 2/5/2026 East/West Street Northridge Drive Analysis Year 2031 North/South Street Northridge Way Time Analyzed AM PEAK NO BUILD Peak Hour Factor 0.80 Intersection Orientation North-South Analysis Time Period (hrs)0.25 Project Description Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 0 0 0 1 0 0 0 1 0 0 0 1 0 Configuration LR TR LT Volume (veh/h)6 0 0 21 0 0 Percent Heavy Vehicles (%)3 3 3 Proportion Time Blocked Percent Grade (%)0 Right Turn Channelized Median Type | Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec)7.1 6.2 4.1 Critical Headway (sec)6.43 6.23 4.13 Base Follow-Up Headway (sec)3.5 3.3 2.2 Follow-Up Headway (sec)3.53 3.33 2.23 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)8 0 Capacity, c (veh/h)1003 1581 v/c Ratio 0.01 0.00 95% Queue Length, Q₉₅ (veh)0.0 0.0 95% Queue Length, Q₉₅ (ft)0.0 0.0 Control Delay (s/veh)8.6 7.3 0.0 Level of Service (LOS)A A A Approach Delay (s/veh)8.6 Approach LOS A Copyright © 2026 University of Florida. All Rights Reserved.HCS™TWSC Version 2025 Generated: 2/23/2026 11:08:10 AMD_AM_NOBUILD.xtw HCS Two-Way Stop-Control Report General Information Site Information Analyst Quinn Gianarelli Intersection Northridge Way & Northridge Drive Agency/Co.WGM Group Jurisdiction Date Performed 2/5/2026 East/West Street Northridge Drive Analysis Year 2031 North/South Street Northridge Way Time Analyzed AM PEAK BUILD Peak Hour Factor 0.80 Intersection Orientation North-South Analysis Time Period (hrs)0.25 Project Description Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 0 0 0 1 0 0 0 1 0 0 0 1 0 Configuration LR TR LT Volume (veh/h)6 8 0 21 22 0 Percent Heavy Vehicles (%)3 3 3 Proportion Time Blocked Percent Grade (%)0 Right Turn Channelized Median Type | Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec)7.1 6.2 4.1 Critical Headway (sec)6.43 6.23 4.13 Base Follow-Up Headway (sec)3.5 3.3 2.2 Follow-Up Headway (sec)3.53 3.33 2.23 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)18 28 Capacity, c (veh/h)996 1581 v/c Ratio 0.02 0.02 95% Queue Length, Q₉₅ (veh)0.1 0.1 95% Queue Length, Q₉₅ (ft)2.6 2.6 Control Delay (s/veh)8.7 7.3 0.1 Level of Service (LOS)A A A Approach Delay (s/veh)8.7 7.3 Approach LOS A A Copyright © 2026 University of Florida. All Rights Reserved.HCS™TWSC Version 2025 Generated: 2/23/2026 11:22:15 AMD_AM_BUILD.xtw HCS Two-Way Stop-Control Report General Information Site Information Analyst Quinn Gianarelli Intersection Northridge Way & Northridge Drive Agency/Co.WGM Group Jurisdiction Date Performed 2/5/2026 East/West Street Northridge Drive Analysis Year 2031 North/South Street Northridge Way Time Analyzed PM PEAK NO BUILD Peak Hour Factor 0.85 Intersection Orientation North-South Analysis Time Period (hrs)0.25 Project Description Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 0 0 0 1 0 0 0 1 0 0 0 1 0 Configuration LR TR LT Volume (veh/h)18 0 0 11 0 0 Percent Heavy Vehicles (%)3 3 3 Proportion Time Blocked Percent Grade (%)0 Right Turn Channelized Median Type | Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec)7.1 6.2 4.1 Critical Headway (sec)6.43 6.23 4.13 Base Follow-Up Headway (sec)3.5 3.3 2.2 Follow-Up Headway (sec)3.53 3.33 2.23 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)21 0 Capacity, c (veh/h)1012 1599 v/c Ratio 0.02 0.00 95% Queue Length, Q₉₅ (veh)0.1 0.0 95% Queue Length, Q₉₅ (ft)2.6 0.0 Control Delay (s/veh)8.6 7.3 0.0 Level of Service (LOS)A A A Approach Delay (s/veh)8.6 Approach LOS A Copyright © 2026 University of Florida. All Rights Reserved.HCS™TWSC Version 2025 Generated: 2/23/2026 11:08:42 AMD_PM_NOBUILD.xtw HCS Two-Way Stop-Control Report General Information Site Information Analyst Quinn Gianarelli Intersection Northridge Way & Northridge Drive Agency/Co.WGM Group Jurisdiction Date Performed 2/5/2026 East/West Street Northridge Drive Analysis Year 2031 North/South Street Northridge Way Time Analyzed PM PEAK BUILD Peak Hour Factor 0.85 Intersection Orientation North-South Analysis Time Period (hrs)0.25 Project Description Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 0 0 0 1 0 0 0 1 0 0 0 1 0 Configuration LR TR LT Volume (veh/h)18 24 0 11 15 0 Percent Heavy Vehicles (%)3 3 3 Proportion Time Blocked Percent Grade (%)0 Right Turn Channelized Median Type | Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec)7.1 6.2 4.1 Critical Headway (sec)6.43 6.23 4.13 Base Follow-Up Headway (sec)3.5 3.3 2.2 Follow-Up Headway (sec)3.53 3.33 2.23 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h)49 18 Capacity, c (veh/h)1020 1599 v/c Ratio 0.05 0.01 95% Queue Length, Q₉₅ (veh)0.2 0.0 95% Queue Length, Q₉₅ (ft)5.1 0.0 Control Delay (s/veh)8.7 7.3 0.1 Level of Service (LOS)A A A Approach Delay (s/veh)8.7 7.3 Approach LOS A A Copyright © 2026 University of Florida. All Rights Reserved.HCS™TWSC Version 2025 Generated: 2/23/2026 11:22:48 AMD_PM_BUILD.xtw HCS Two-Way Stop-Control Report General Information Site Information Analyst Quinn Gianarelli Intersection Northland Drive & Northridge Drive Agency/Co.WGM Group Jurisdiction Date Performed 2/5/2026 East/West Street Northridge Drive Analysis Year 2031 North/South Street Northland Drive Time Analyzed AM PEAK NO BUILD Peak Hour Factor 0.80 Intersection Orientation North-South Analysis Time Period (hrs)0.25 Project Description Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 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)14 8 0 6 3 3 0 28 17 4 8 4 Percent Heavy Vehicles (%)3 3 3 3 3 3 3 3 Proportion Time Blocked Percent Grade (%)0 0 Right Turn Channelized Median Type | 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)28 15 0 5 Capacity, c (veh/h)867 904 1596 1542 v/c Ratio 0.03 0.02 0.00 0.00 95% Queue Length, Q₉₅ (veh)0.1 0.1 0.0 0.0 95% Queue Length, Q₉₅ (ft)2.6 2.6 0.0 0.0 Control Delay (s/veh)9.3 9.1 7.3 0.0 0.0 7.3 0.0 0.0 Level of Service (LOS)A A A A A A A A Approach Delay (s/veh)9.3 9.1 0.0 1.9 Approach LOS A A A A Copyright © 2026 University of Florida. All Rights Reserved.HCS™TWSC Version 2025 Generated: 2/23/2026 11:09:17 AME_AM_NOBUILD.xtw HCS Two-Way Stop-Control Report General Information Site Information Analyst Quinn Gianarelli Intersection Northland Drive & Northridge Drive Agency/Co.WGM Group Jurisdiction Date Performed 2/5/2026 East/West Street Northridge Drive Analysis Year 2031 North/South Street Northland Drive Time Analyzed AM PEAK BUILD Peak Hour Factor 0.80 Intersection Orientation North-South Analysis Time Period (hrs)0.25 Project Description Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 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)21 23 0 6 8 5 0 28 17 9 8 7 Percent Heavy Vehicles (%)3 3 3 3 3 3 3 3 Proportion Time Blocked Percent Grade (%)0 0 Right Turn Channelized Median Type | 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 24 0 11 Capacity, c (veh/h)825 861 1591 1542 v/c Ratio 0.07 0.03 0.00 0.01 95% Queue Length, Q₉₅ (veh)0.2 0.1 0.0 0.0 95% Queue Length, Q₉₅ (ft)5.1 2.6 0.0 0.0 Control Delay (s/veh)9.7 9.3 7.3 0.0 0.0 7.4 0.1 0.1 Level of Service (LOS)A A A A A A A A Approach Delay (s/veh)9.7 9.3 0.0 2.8 Approach LOS A A A A Copyright © 2026 University of Florida. All Rights Reserved.HCS™TWSC Version 2025 Generated: 2/23/2026 11:23:16 AME_AM_BUILD.xtw HCS Two-Way Stop-Control Report General Information Site Information Analyst Quinn Gianarelli Intersection Northland Drive & Northridge Drive Agency/Co.WGM Group Jurisdiction Date Performed 2/5/2026 East/West Street Northridge Drive Analysis Year 2031 North/South Street Northland Drive Time Analyzed PM PEAK NO BUILD Peak Hour Factor 0.85 Intersection Orientation North-South Analysis Time Period (hrs)0.25 Project Description Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 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)6 5 0 8 4 5 0 15 4 3 30 14 Percent Heavy Vehicles (%)3 3 3 3 3 3 3 3 Proportion Time Blocked Percent Grade (%)0 0 Right Turn Channelized Median Type | 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)13 20 0 4 Capacity, c (veh/h)858 918 1548 1587 v/c Ratio 0.02 0.02 0.00 0.00 95% Queue Length, Q₉₅ (veh)0.0 0.1 0.0 0.0 95% Queue Length, Q₉₅ (ft)0.0 2.6 0.0 0.0 Control Delay (s/veh)9.3 9.0 7.3 0.0 0.0 7.3 0.0 0.0 Level of Service (LOS)A A A A A A A A Approach Delay (s/veh)9.3 9.0 0.0 0.5 Approach LOS A A A A Copyright © 2026 University of Florida. All Rights Reserved.HCS™TWSC Version 2025 Generated: 2/23/2026 11:24:51 AME_PM_NOBUILD.xtw HCS Two-Way Stop-Control Report General Information Site Information Analyst Quinn Gianarelli Intersection Northland Drive & Northridge Drive Agency/Co.WGM Group Jurisdiction Date Performed 2/5/2026 East/West Street Northridge Drive Analysis Year 2031 North/South Street Northland Drive Time Analyzed PM PEAK BUILD Peak Hour Factor 0.85 Intersection Orientation North-South Analysis Time Period (hrs)0.25 Project Description Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 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)11 15 0 8 20 10 0 15 4 7 30 22 Percent Heavy Vehicles (%)3 3 3 3 3 3 3 3 Proportion Time Blocked Percent Grade (%)0 0 Right Turn Channelized Median Type | 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)31 45 0 8 Capacity, c (veh/h)813 860 1536 1587 v/c Ratio 0.04 0.05 0.00 0.01 95% Queue Length, Q₉₅ (veh)0.1 0.2 0.0 0.0 95% Queue Length, Q₉₅ (ft)2.6 5.1 0.0 0.0 Control Delay (s/veh)9.6 9.4 7.3 0.0 0.0 7.3 0.0 0.0 Level of Service (LOS)A A A A A A A A Approach Delay (s/veh)9.6 9.4 0.0 0.9 Approach LOS A A A A Copyright © 2026 University of Florida. All Rights Reserved.HCS™TWSC Version 2025 Generated: 2/23/2026 11:23:45 AME_PM_BUILD.xtw HCS All-Way Stop Control Report General and Site Information Lanes Analyst Quinn Gianarelli Agency/Co.WGM Group Date Performed 2/5/2026 Analysis Year 2031 Analysis Time Period (hrs)0.25 Time Analyzed AM PEAK NO BUILD Project Description Intersection Sherry Lane & Northridge Drive Jurisdiction East/West Street Northridge Drive North/South Street Sherry Lane Peak Hour Factor 0.73 Turning Movement Demand Volumes Approach Eastbound Westbound Northbound Southbound Movement L T R L T R L T R L T R Volume (veh/h)1 53 17 13 21 4 7 13 31 11 7 0 % Thrus in Shared Lane Lane Flow Rate and Adjustments Approach Eastbound Westbound Northbound Southbound Lane L1 L2 L3 L1 L2 L3 L1 L2 L3 L1 L2 L3 Configuration LTR LTR LTR LTR Flow Rate, v (veh/h)97 52 70 25 Percent Heavy Vehicles 2 2 2 2 Initial Departure Headway, hd (s)3.20 3.20 3.20 3.20 Initial Degree of Utilization, x 0.086 0.046 0.062 0.022 Final Departure Headway, hd (s)4.05 4.24 3.94 4.45 Final Degree of Utilization, x 0.109 0.061 0.077 0.030 Move-Up Time, m (s)2.0 2.0 2.0 2.0 Service Time, ts (s)2.05 2.24 1.94 2.45 Capacity, Delay and Level of Service Approach Eastbound Westbound Northbound Southbound Lane L1 L2 L3 L1 L2 L3 L1 L2 L3 L1 L2 L3 Configuration LTR LTR LTR LTR Flow Rate, v (veh/h)97 52 70 25 Capacity (veh/h)889 850 913 810 95% Queue Length, Q₉₅ (veh)0.4 0.2 0.2 0.1 95% Queue Length, Q₉₅ (ft)10.2 5.1 5.1 2.5 Control Delay (s/veh)7.5 7.5 7.3 7.6 Level of Service, LOS A A A A Approach Delay (s/veh) | LOS 7.5 A 7.5 A 7.3 A 7.6 A Intersection Delay (s/veh) | LOS 7.5 A Copyright © 2026 University of Florida. All Rights Reserved.HCS™AWSC Version 2025 Generated: 2/23/2026 11:10:33 AMF_AM_NOBUILD.xaw HCS All-Way Stop Control Report General and Site Information Lanes Analyst Quinn Gianarelli Agency/Co.WGM Group Date Performed 2/5/2026 Analysis Year 2031 Analysis Time Period (hrs)0.25 Time Analyzed AM PEAK BUILD Project Description Intersection Sherry Lane & Northridge Drive Jurisdiction East/West Street Northridge Drive North/South Street Sherry Lane Peak Hour Factor 0.73 Turning Movement Demand Volumes Approach Eastbound Westbound Northbound Southbound Movement L T R L T R L T R L T R Volume (veh/h)1 70 19 13 27 4 8 13 31 11 7 0 % Thrus in Shared Lane Lane Flow Rate and Adjustments Approach Eastbound Westbound Northbound Southbound Lane L1 L2 L3 L1 L2 L3 L1 L2 L3 L1 L2 L3 Configuration LTR LTR LTR LTR Flow Rate, v (veh/h)123 60 71 25 Percent Heavy Vehicles 2 2 2 2 Initial Departure Headway, hd (s)3.20 3.20 3.20 3.20 Initial Degree of Utilization, x 0.110 0.054 0.063 0.022 Final Departure Headway, hd (s)4.08 4.27 4.03 4.53 Final Degree of Utilization, x 0.140 0.071 0.080 0.031 Move-Up Time, m (s)2.0 2.0 2.0 2.0 Service Time, ts (s)2.08 2.27 2.03 2.53 Capacity, Delay and Level of Service Approach Eastbound Westbound Northbound Southbound Lane L1 L2 L3 L1 L2 L3 L1 L2 L3 L1 L2 L3 Configuration LTR LTR LTR LTR Flow Rate, v (veh/h)123 60 71 25 Capacity (veh/h)883 844 893 796 95% Queue Length, Q₉₅ (veh)0.5 0.2 0.3 0.1 95% Queue Length, Q₉₅ (ft)12.7 5.1 7.6 2.5 Control Delay (s/veh)7.7 7.6 7.4 7.7 Level of Service, LOS A A A A Approach Delay (s/veh) | LOS 7.7 A 7.6 A 7.4 A 7.7 A Intersection Delay (s/veh) | LOS 7.6 A Copyright © 2026 University of Florida. All Rights Reserved.HCS™AWSC Version 2025 Generated: 2/23/2026 11:25:47 AMF_AM_BUILD.xaw HCS All-Way Stop Control Report General and Site Information Lanes Analyst Quinn Gianarelli Agency/Co.WGM Group Date Performed 2/5/2026 Analysis Year 2031 Analysis Time Period (hrs)0.25 Time Analyzed PM PEAK NO BUILD Project Description Intersection Sherry Lane & Northridge Drive Jurisdiction East/West Street Northridge Drive North/South Street Sherry Lane Peak Hour Factor 0.89 Turning Movement Demand Volumes Approach Eastbound Westbound Northbound Southbound Movement L T R L T R L T R L T R Volume (veh/h)1 22 3 31 41 6 9 10 11 6 4 1 % Thrus in Shared Lane Lane Flow Rate and Adjustments Approach Eastbound Westbound Northbound Southbound Lane L1 L2 L3 L1 L2 L3 L1 L2 L3 L1 L2 L3 Configuration LTR LTR LTR LTR Flow Rate, v (veh/h)29 88 34 12 Percent Heavy Vehicles 2 2 2 2 Initial Departure Headway, hd (s)3.20 3.20 3.20 3.20 Initial Degree of Utilization, x 0.026 0.078 0.030 0.011 Final Departure Headway, hd (s)4.06 4.09 4.04 4.27 Final Degree of Utilization, x 0.033 0.100 0.038 0.015 Move-Up Time, m (s)2.0 2.0 2.0 2.0 Service Time, ts (s)2.06 2.09 2.04 2.27 Capacity, Delay and Level of Service Approach Eastbound Westbound Northbound Southbound Lane L1 L2 L3 L1 L2 L3 L1 L2 L3 L1 L2 L3 Configuration LTR LTR LTR LTR Flow Rate, v (veh/h)29 88 34 12 Capacity (veh/h)888 879 891 842 95% Queue Length, Q₉₅ (veh)0.1 0.3 0.1 0.0 95% Queue Length, Q₉₅ (ft)2.5 7.6 2.5 0.0 Control Delay (s/veh)7.2 7.5 7.2 7.3 Level of Service, LOS A A A A Approach Delay (s/veh) | LOS 7.2 A 7.5 A 7.2 A 7.3 A Intersection Delay (s/veh) | LOS 7.4 A Copyright © 2026 University of Florida. All Rights Reserved.HCS™AWSC Version 2025 Generated: 2/23/2026 11:11:05 AMF_PM_NOBUILD.xaw HCS All-Way Stop Control Report General and Site Information Lanes Analyst Quinn Gianarelli Agency/Co.WGM Group Date Performed 2/5/2026 Analysis Year 2031 Analysis Time Period (hrs)0.25 Time Analyzed PM PEAK BUILD Project Description Intersection Sherry Lane & Northridge Drive Jurisdiction East/West Street Northridge Drive North/South Street Sherry Lane Peak Hour Factor 0.89 Turning Movement Demand Volumes Approach Eastbound Westbound Northbound Southbound Movement L T R L T R L T R L T R Volume (veh/h)1 34 5 31 60 6 12 10 11 6 4 1 % Thrus in Shared Lane Lane Flow Rate and Adjustments Approach Eastbound Westbound Northbound Southbound Lane L1 L2 L3 L1 L2 L3 L1 L2 L3 L1 L2 L3 Configuration LTR LTR LTR LTR Flow Rate, v (veh/h)45 109 37 12 Percent Heavy Vehicles 2 2 2 2 Initial Departure Headway, hd (s)3.20 3.20 3.20 3.20 Initial Degree of Utilization, x 0.040 0.097 0.033 0.011 Final Departure Headway, hd (s)4.08 4.11 4.15 4.36 Final Degree of Utilization, x 0.051 0.125 0.043 0.015 Move-Up Time, m (s)2.0 2.0 2.0 2.0 Service Time, ts (s)2.08 2.11 2.15 2.36 Capacity, Delay and Level of Service Approach Eastbound Westbound Northbound Southbound Lane L1 L2 L3 L1 L2 L3 L1 L2 L3 L1 L2 L3 Configuration LTR LTR LTR LTR Flow Rate, v (veh/h)45 109 37 12 Capacity (veh/h)883 875 867 826 95% Queue Length, Q₉₅ (veh)0.2 0.4 0.1 0.0 95% Queue Length, Q₉₅ (ft)5.1 10.2 2.5 0.0 Control Delay (s/veh)7.3 7.7 7.3 7.4 Level of Service, LOS A A A A Approach Delay (s/veh) | LOS 7.3 A 7.7 A 7.3 A 7.4 A Intersection Delay (s/veh) | LOS 7.5 A Copyright © 2026 University of Florida. All Rights Reserved.HCS™AWSC Version 2025 Generated: 2/23/2026 11:26:18 AMF_PM_BUILD.xaw Birchwood Planned Unit Development Traffic Impact Study APPENDIX C LEVEL OF SERVICE DEFINITIONS Birchwood Planned Unit Development Traffic Impact Study UNSIGNALIZED INTERSECTION LEVEL OF SERVICE DEFINED Level of Service (LOS) for unsignalized (two-way-stop-controlled) intersections is determined by the control delay experienced by drivers on each minor approach. Minor movements are those entering from or exiting onto the stop-controlled side street(s). LOS is not defined for the intersection as a whole, but rather for each minor movement individually. The delay value used in determining LOS is known as “control delay.” Control delay is defined as the total delay experienced by a driver and includes initial deceleration delay, queue move-up time, stopped delay, and final acceleration delay. The delay a vehicle experiences is a function of the capacity of the approach and the degree of saturation on the uncontrolled (unstopped) roadway (i.e., the number of acceptable gaps in the passing traffic stream). LOS values range from A to F. The delay range for each LOS value is as shown in the following table. LOS CRITERIA FOR TWO-WAY STOP-CONTROLLED INTERSECTIONS LOS AVERAGE CONTROL DELAY (SECONDS/VEHICLE) A 0-10 B >10-15 C >15-25 D >25-35 E >35-50 F >50 Source: Transportation Research Board, Highway Capacity Manual, 7th Edition Birchwood Planned Unit Development Traffic Impact Study SIGNALIZED INTERSECTION LEVEL OF SERVICE DEFINED Level of Service (LOS) for signalized intersections is determined by the control delay experienced by drivers and is calculated for each movement, for each approach, and for the intersection as a whole. The delay value used in determining LOS is known as “control delay.” Control delay is defined as the total delay experienced by a driver and includes initial deceleration delay, queue move-up time, stopped delay, and final acceleration delay. The delay a vehicle experiences is a function of the capacity of the approach, the volume of traffic, and the signal timing. LOS values range from A to F. The delay range for each LOS value is as shown in the following table. LOS CRITERIA FOR SIGNALIZED INTERSECTIONS LOS AVERAGE CONTROL DELAY (SECONDS/VEHICLE) A 0-10 B >10-20 C >20-35 D >35-55 E >55-80 F >80 Source: Transportation Research Board, Highway Capacity Manual, 7th Edition GEOTECHNICAL INVESTIGATION REPORT Birchwood PUD Kalispell, Montana Alpine Geotechnical Project No. 25-855 August 19, 2025 Prepared for: Prepared by: August 19, 2025 Attn: Mike Brodie, PE mbrodie@wgmgroup.com Re: Report of Subdivision Geotechnical Investigation Birchwood PUD Kalispell, Montana Dear Mike Brodie: Alpine Geotechnical, LLC (Alpine) has completed the geotechnical investigation for the planned residential subdivision to be located on a 21-acre subdivision located west of the US 93 Alternate and south of 4-mile drive in Kalispell, Montana. The property is yet to be subdivided, and is currently part of Tract ID 2822X01-XXX-KALBYPASS according to Flathead County GIS mapping. The purpose of this preliminary/subdivision investigation is to provide subsurface information necessary for subdivision infrastructure design and installation, including mass grading, underground utilities, and pavements. We understand a substantial amount of fill was placed on this property during the US 93 Alternate construction, so the primary objective is to characterize the fill in terms of depth and relative quality as it relates to housing development. We understand this property is to be a Habitat for Humanity development, at least in part. Site access is via Northridge Way that is parallel to the US 93 Alternate to the southwest of the property. Our services were provided in accordance with our proposal dated July 8, 2025 and subsequent authorization to proceed. We appreciate the opportunity to be of service to you during the design phase of your project, and look forward to assisting you during the construction phase. If you have any questions concerning this report, or if we may be of further service to you, please contact us. Sincerely, ALPINE GEOTECHNICAL, LLC Kagan Rutz, P.E. Principal/Senior Engineer TABLE OF CONTENTS SUMMARY OF KEY GEOTECHNICAL CONSIDERATIONS ................................................. i INTRODUCTION ................................................................................................................... 1 PROJECT INFORMATION .................................................................................................... 1 EXPLORATION PROCEDURES ........................................................................................... 1 FIELD EXPLORATION ............................................................................................................ 1 SITE CONDITIONS ............................................................................................................... 2 SUBSURFACE CONDITIONS............................................................................................... 2 GEOLOGY ............................................................................................................................ 2 SOIL CONDITIONS ................................................................................................................ 2 GROUNDWATER CONDITIONS ............................................................................................... 3 ENGINEERING RECOMMENDATIONS ................................................................................ 4 GEOTECHNICAL CONSIDERATIONS ........................................................................................ 4 EARTHWORK ....................................................................................................................... 5 PAVEMENTS ........................................................................................................................ 6 CLOSURE/LIMITATIONS ..................................................................................................... 8 APPENDIX A Exploration Location Plan Boring Logs APPENDIX B Laboratory Test Results General Notes Unified Soil Classification System i SUMMARY OF KEY GEOTECHNICAL CONSIDERATIONS Based on the information obtained from our subsurface, the site can be properly developed for the proposed project with implementation of the recommendations contained in this report. The following is a summary of Alpine’s key geotechnical considerations and recommendations for development. ◼ Subsurface conditions across the site include variable depths of previously placed fill materials ranging from about 5 to more than 17 feet thick atop silt. Native gravel deposits were encountered at isolated areas along the west and south portions of the property. The boring logs in Appendix A should be reviewed for comprehensive subsurface descriptions. ◼ Groundwater was not encountered at the time of the field investigation to the depths explored. ◼ Based on the sloping topography, we understand extensive cut and embankment fill will be required at this site. Complete recommendations regarding embankment fill and subgrade preparation are included in the Site Preparation and Earthwork sections of this report. ◼ Due to the presence of highly variable fill materials at this site, we have included a recommended subexcavation and replacement of the upper 24 inches under all pavement and hardscaped areas within the City of Kalispell right of way. This includes a layer of geotextile fabric and layer of triaxial geogrid. Complete recommendations are included in the Pavements section of this report. ◼ Close monitoring of the construction operations discussed herein will be essential in achieving the design foundation support for both site embankments and pavement improvements. It is therefore critical that Alpine Geotechnical be retained to provide observation/testing during the earthwork portion of the project to help ensure satisfactory performance. This summary should be used in conjunction with the entire report for design purposes. It should be recognized that details were not included or fully developed in this section, and the report must be read in its entirety for a comprehensive understanding of the items contained herein. The section titled CLOSURE/LIMITATIONS should be read for an understanding of the report limitations. 1 GEOTECHNICAL INVESTIGATION REPORT Birchwood PUD Kalispell, Montana Alpine Geotechnical Project No. 25-855 August 19, 2025 INTRODUCTION Alpine Geotechnical has completed a subsurface investigation for the planned Birchwood PUD Subdivision site in Kalispell, Montana. A total of nine (9) borings were drilled to investigate subsurface conditions for the planned development. The purpose of this report is to describe the subsurface conditions encountered in the borings, present the test data, and provide geotechnical recommendations based upon our analysis for subdivision infrastructure design and construction, mass grading, underground utilities, and pavements. PROJECT INFORMATION The project includes residential development of a 21-acre subdivision located east of US 93 Alternate, south of 4-Mile Drive, west of Northland Drive, and north of Parkridge Drive in Kalispell, Montana. The subdivision phase of this project includes site grading, installation of underground utilities, and construction of paved roadways and hardscapes. The property is a known fill area, which is confirmed based on the findings presented herein. EXPLORATION PROCEDURES Field Exploration Subsurface exploration took place July 24 - 28, 2025, and included nine (9) borings drilled across the site taken to depths of 17 feet below existing grade. An exploration location plan and individual boring logs are included in Appendix A. The borings were advanced using a truck-mounted, rotary drill rig (Diedrich D-50) using continuous flight hollow-stem augers owned and operated by Alpine Geotechnical. Representative samples were obtained by split-barrel sampling methods in general accordance with ASTM D1586, where the standard penetration resistance value (SPT-N) is recorded by counting the number of blows required to advance a standard 2-inch outside diameter split-barrel sampler a distance of 12 inches following the initial 6-inch seating penetration. The energy in the SPT test is delivered by a 140-pound hammer with a free fall of 30 inches. The SPT-N value is used to estimate the in-situ relative density of cohesionless soils and consistency of cohesive soils. Collected samples were tagged for identification, sealed to reduce moisture loss, and taken to our Geotechnical Investigation Report Birchwood PUD ■ Kalispell, Montana August 19, 2025 ■ Alpine Project No. 25-855 2 laboratory for further examination, testing, and classification. Information provided on the boring logs attached to this report includes soil descriptions, consistency evaluations, boring depths, sampling intervals, and groundwater conditions. The drill crew backfilled each boring with auger cuttings at the conclusion of each boring. A field log of each boring was prepared by our staff engineer. These logs included visual classifications of the subsurface materials encountered during drilling as well as interpretation of the subsurface conditions between samples. Final boring logs included with this report represent field visual classifications, modified as needed based on laboratory tests of the samples. The logs also contain the field SPT results, natural moisture content, groundwater information, and any boring- specific comments. Based on our field classifications and laboratory test results, the estimated group symbol for each stratum is shown on the logs, according to the Unified Soil Classification System (USCS). SITE CONDITIONS Based on our observations, the site has rolling topography and slopes gradually downward from the center in all directions. The site is undeveloped. Based on our observations, the site is generally situated at a higher elevation than the access point on the north end of Northridge Way. However, there is adjacent development to the east (Northland Phase 5C) that is much higher (estimated to be 20 feet or more) in elevation. Based on the LIDAR survey provided by Sands Surveying, the central portion of the property is as high as 3,064 feet, and lower lying areas in the southeast corner are around 3,043 at the lowest point. The majority of the property is between about 3,057 and 3,064 feet in elevation, with downward slopes on all four sides. The site currently has surficial grass/weeds that are up to several feet tall across the site. SUBSURFACE CONDITIONS Geology The site is located in north Kalispell, Montana, which lies in the Rocky Mountain Trench bounded by the Salish Mountains to the west and the Swan Range to the east. These mountain ranges were formed during Tertiary tectonic activity in which Precambrian Belt rocks were faulted and uplifted. Pleistocene mountain and continental glaciation advanced generally southeastward through the trench in the vicinity of Kalispell depositing generally competent till soils beneath the base of the ice sheet. As the glaciers retreated, a sequence of weaker lakebed and outwash alluvial soils were deposited over the glacial till as meltwater accumulated in areas where drainage was impeded by morainal features. The site is located northwest of Kalispell, where glacial outwash deposits consisting of silt and sand comprise the majority of the near-surface landform and, to a lesser extent, gravel deposits. Soil Conditions Based on the results of the borings, general subsurface conditions across the site include limited organic silt topsoil atop variable fill soils. Native soils are most commonly native silts, sands, and Geotechnical Investigation Report Birchwood PUD ■ Kalispell, Montana August 19, 2025 ■ Alpine Project No. 25-855 3 gravels. The previously placed fill materials are highly variable in terms of consistency/relative density and composition. Some areas of the site have buried organic silt topsoil, which is presumed to be the original ground surface prior to fill placement. For the purposes of this report, the depths indicated include any buried topsoil so they can be viewed as removal depths. Generally, the depth of fill is greatest in the central portion of the site, with fill depths that range from 16 feet to beyond 17 feet (which was the total depth explored). This central part of the site is represented by borings DH-2, DH-5, and DH-8. The northern part of the property contains fill materials that range in thickness from 8 to 10 feet (Borings DH-3, DH-6, and DH-9). The southern part of the property contains fill materials that range in thickness from 3 to 5 feet (Borings DH-1, DH-4, and DH-7). The native soils beneath the fill across most of the site consists of medium stiff to very stiff silt with a few areas of loose silty sand. Native gravel deposits are present at depths below 11 to 16 feet at isolated areas along the eastern part of the property in the vicinity of borings DH-2, DH-3, and DH-4. The boring logs in Appendix A should be reviewed for comprehensive subsurface descriptions at each investigation location. Laboratory Testing Representative portions of each recovered sample obtained during the field investigation were sealed in air tight containers and transported to our laboratory for further visual and laboratory examination. Each sample obtained during the field investigation was tested for natural moisture content and selected samples were also tested for particle size (ASTM C136 & C117) to aid in soil classification. Complete results of the laboratory tests are attached in Appendix B. Based on our field classifications and laboratory test results, the estimated group symbol for each stratum is shown on the logs, according to the Unified Soil Classification System (USCS). A brief description of the USCS is attached to this report in Appendix B, along with General Notes that provide explanation of the USCS. Particle size testing (ASTM C117 & C136) test results from selected recovered samples are as follows: Boring Depth (ft) Passing No. 4 (%) Passing No. 200 (%) Classification DH-1 5.0 100 43 Silty SAND (SM) DH-6 0.2 67 43 Silty GRAVEL with sand (GM) (FILL) DH-8 2.5 83 57 Sandy SILT with gravel (ML) A combined bulk sample of auger cuttings from the upper 12 inches was tested for laboratory maximum dry density and optimum water content by ASTM D698 (standard Proctor) and shows values of 125.0 pcf and 10.3%, respectively. A California Bearing Ratio (CBR) test performed on the same sample produced a CBR value of 2.8% for 0.10-inch penetration when compacted to 95% of standard Proctor maximum dry density. Groundwater Conditions Geotechnical Investigation Report Birchwood PUD ■ Kalispell, Montana August 19, 2025 ■ Alpine Project No. 25-855 4 The borings were observed while drilling and immediately after completion for the presence and level of groundwater. Static groundwater was not encountered in any of the borings during the field investigation. It should be recognized that fluctuations of the groundwater table will occur due to seasonal variations in the amount of rainfall, runoff, and other hydrologic factors not evident at the time the borings were performed. Therefore, groundwater levels during construction or at other times in the future may vary relative to the conditions indicated on the logs. The potential for seasonal groundwater perching should be considered when developing the design and construction plans for the project. ENGINEERING RECOMMENDATIONS Geotechnical Considerations From a geotechnical perspective, this property presents significant concerns for design and construction of the proposed residential subdivision. The utility trenches, roadways, and sidewalks can likely be installed atop the fill materials following a thorough evaluation and geotextile/geogrid and subgrade replacement of the upper 2 feet. However, there will always be some risk of settlement to hardscapes and utility trenches from settlement within previously placed fill zones unless they are completely removed and replaced with Engineered Fill/Structural Fill/Crushed Subbase Course. The proposed subdivision roadway and utility infrastructure project can be installed by open trench excavation methods, provided the recommendations presented in this report are considered and all applicable excavation safety regulations are followed. The excavations for utility installation will be conducted in variable soil conditions, consisting of either medium stiff silt, loose to medium dense silty sand, and/or medium dense to very dense gravel. The consistency of the soils explored was variable, which will require different methods to provide excavation stability. Particular attention should be given to open excavations in the areas of loose silty sand and medium dense gravel, where substantial sloughing within trenched excavations should be expected. The boring logs should be reviewed to identify these areas. The planned structures are a different matter, and although this report does not specifically address foundation preparation for individual structures, it does concern mass grading for the site as well as the development of this property. The variability and depth of fill presents the risk of significant settlement for buildings that will be variable across the site because of the variable depth and quality of fill materials present. Options for mass grading below building areas to improve load settlement relations include removal of the existing fill, processing to remove oversized and organic matter, and replacement in compacted lifts with documented density testing during placement. Another option could be to construct basements with suspended floors in areas where the fill depth is around 10 feet thick or less. For deeper fill areas, other options include rammed aggregate piers or potentially helical piers or some other form of deep foundation or ground improvement approach to support building foundations. Other alternatives include oversizing footings in combination with a reinforced Structural Fill below foundations in fill areas. All of these foundation preparation options will be at the discretion of individual property owners Geotechnical Investigation Report Birchwood PUD ■ Kalispell, Montana August 19, 2025 ■ Alpine Project No. 25-855 5 depending on their risk tolerance and should be discussed with their engineers and home designers. Earthwork Excavated materials not suitable for use as backfill should be disposed of off-site. The exposed subgrade should be stable under the loading of construction equipment, thoroughly recompacted and tested by Alpine personnel prior to fill placement. Depending on the season of construction and other factors such as defined haul routes, instability may develop that will require subgrade stabilization. Our engineering staff should be consulted if this situation develops to provide stabilization recommendations, such as subexcavation and replacement, or geotextile/geogrid reinforcement. Structural Fill for all utility trench backfill, as well as soil replacement and backfill in select areas that require further stabilization should meet the City of Kalispell requirements for crushed subbase material. See City Standard Drawing “G1” that reads “3-inch minus crushed subbase per MPWSS Section 02234 Paragraphs, 2.3 & 2.4” The soil’s water content at the time of compaction should be in the range of +/- 3% of the optimum water content as determined by ASTM D698 (standard Proctor). Some moisture conditioning of on-site soils may be required to achieve adequate compaction; wetting or drying may be required depending on the natural soil moisture conditions at the time of construction. All fill materials should be placed and compacted in horizontal lifts. The fill lifts should not exceed 12 inches in loose thickness for heavy compaction equipment, and 6 inches for smaller equipment such as large vibratory plates and jumping jacks used in foundation and utility excavations. Small vibratory plate compactors should be used in landscaped areas only. Typically, sheepsfoot compactors are best suited for fine-grained cohesive soils and vibratory smooth-drum compactors are needed for coarse-grained soils. At a minimum, excavations should be performed in accordance with OSHA 29 CFR, Part 1926, Subpart P, “Excavations” and its appendices, and in accordance with any applicable local, state, and federal safety regulations. The contractor should be aware that slope height, slope inclination, and excavation depth should in no instance exceed those specified by these safety regulations. Flatter slopes than those dictated by these regulations may be required depending upon the soil/groundwater conditions encountered and other external factors. These regulations are strictly enforced and if they are not followed, the owner, contractor, and/or earthwork and utility subcontractor could be liable and subject to substantial penalties. Under no circumstances should the information provided in this report be interpreted to mean that Alpine Geotechnical is responsible for construction site safety or the contractor’s activities. Construction site safety is the sole responsibility of the contractor who shall also be solely responsible for the means, methods, and sequencing of the construction operations. Our engineering staff will be available during construction to provide guidance, if requested in connection with agreed construction phase work by Alpine Geotechnical. Geotechnical Investigation Report Birchwood PUD ■ Kalispell, Montana August 19, 2025 ■ Alpine Project No. 25-855 6 Pavements It is anticipated that final subgrade elevations within the subdivision roadway areas will be near existing grades. Prior to placing any additional fill for pavement section construction, the existing fill materials should be excavated a minimum of 24 inches, and then be thoroughly recompacted. The exposed fill surface should then be stable under rubber-tired construction equipment, including dump truck traffic. Areas that are shown to be unstable during this proof loading operation indicate that deeper subgrade deficiencies may exist and these areas should be repaired under the direction of our geotechnical engineer. The requirements of a suitable fill and its placement are discussed in the Earthwork section of this report. Unsuitable material encountered below subgrade and/or subbase course level should be further undercut and replaced with Structural Fill or suitable onsite fill based on observation by our geotechnical engineer. The upper 1 foot of subgrade material below the subexcavation depth (which will be variable fill materials) should be compacted to at least 95% of the maximum dry density per ASTM D698. Localized instability of fine-grained fill soils at this level may develop during construction when subjected to repetitive dump truck and equipment traffic. Roadway and surrounding hardscaped areas within the City of Kalispell right of way should have a layer of geotextile separation fabric (Mirafi 500X or PermeaTex woven geotextile road fabric) followed by a single layer of geogrid placed directly atop the geotextile fabric (Tensar TriAx). A defined equipment haul route should be constructed first using the above-described approach. The design approach used to develop the following tables for the flexible surfacing was based on the American Association of State Highway and Transportation Officials (AASHTO) 1993 Guide for Design of Pavement Structures, Chapter 4 Low Volume Road Design. We used structural coefficients of the Montana Department of Transportation and our local experience. Specific information regarding anticipated vehicle types, axle loads and traffic volumes was not provided. In developing our recommendations, we have assumed that traffic will consist primarily of automobile traffic and a limited number of delivery trucks and trash removal trucks. If heavier vehicle types or higher traffic volumes are expected, Alpine Geotechnical should be afforded the opportunity to review, and possibly revise, these assumptions and recommendations. The design of pavement thickness was based on the approach described above and on the following parameters: ◼ Subgrade replacement of the upper 24 inches with geotextile fabric and geogrid ◼ Stable subgrade below the 24-inch replacement depth as previously detailed and verified by proof-loading with rubber-tired construction equipment and dump truck traffic. ◼ Any required fill is placed in accordance with the Earthwork section of this report. ◼ Flexible Pavement Design Catalog assuming a maximum of 5 ESAL’s per day over the service life and a qualitative subgrade characterization of ‘fair’. ◼ A service life of 20 years. As a minimum, we suggest the following typical pavement section options be considered: Geotechnical Investigation Report Birchwood PUD ■ Kalispell, Montana August 19, 2025 ■ Alpine Project No. 25-855 7 Typical Pavement Section Thickness Traffic Area Asphalt Concrete Surface Course Crushed Base Course Subgrade Replacement/Subbase Course Total Thickness Roadways and Parking 3 inches 3 inches 24 inches 30 inches We recommend our technical staff be afforded the opportunity to evaluate the existing subgrade materials during construction. We also recommend field density testing be performed of all fill placed to achieve final subgrade elevation as well as subbase and base course materials. Pavement sections based upon a more detailed pavement design could be provided if specific traffic loading, frequencies, and desired pavement design life are provided. The pavement section provided is based on design traffic loading as discussed and is not intended for nor should it be construed to be a construction platform either in full or partial section. Construction use is likely to exert heavier and higher frequency axle/wheel loads under adverse weather or channelized traffic conditions than assumed in this forgoing design. If construction access/haul load sections are desired, additional geotechnical input based on construction traffic will be required. Pavements subjected to higher traffic volumes than assumed above may require thicker pavement sections. The above section represents the minimum thickness for in-service use and, as such, periodic maintenance should be anticipated. Aggregate base course should meet Montana Public Works Specification Section 02235 (6th Edition) for Crushed Base Course, 1 ½ inch or ¾ inch minus and compacted to at least 95% of the maximum ASTM D698 dry density. Long term pavement performance will be dependent upon several factors, including maintaining subgrade moisture levels and providing for preventive maintenance. The following recommendations should be considered the minimum: • Site grading at a minimum 2% grade away from the pavements • The subgrade and the pavement surface have a minimum ¼ inch per foot slope to promote proper surface drainage • Consider appropriate edge drainage and pavement underdrain systems • Apply joint sealant and seal cracks regularly Preventive maintenance should be planned and provided through an on-going pavement management program. Preventive maintenance activities are intended to slow the rate of pavement deterioration, and to preserve the pavement investment. Preventive maintenance consists of both localized maintenance (e.g., crack and joint sealing and patching) and global maintenance (e.g., surface sealing). Preventive maintenance is usually the first priority when implementing a planned pavement maintenance program and provides the highest return on Geotechnical Investigation Report Birchwood PUD ■ Kalispell, Montana August 19, 2025 ■ Alpine Project No. 25-855 8 investment for pavements. Prior to implementing any maintenance, additional engineering observation is recommended to determine the type and extent of preventive maintenance. CLOSURE/LIMITATIONS Alpine Geotechnical should be retained to review the final design plans and specifications so comments can be made regarding interpretation and implementation of our geotechnical recommendations in the design and specifications. Alpine Geotechnical also should be retained to provide observation and testing services during site preparation, removal of unsuitable soils, foundation preparation/construction, and backfilling of excavations and other earth-related construction phases of the project. The analysis and recommendations presented in this report are based upon the data obtained from the borings performed at the indicated locations and from other information discussed in this report. This report does not reflect variations that may occur between boring locations, across the site, or due to the modifying effects of weather. The nature and extent of such variations may not become evident until construction has commenced. If variations appear, Alpine should be immediately notified so that further evaluation and supplemental recommendations can be provided. This report has been prepared for the exclusive use of our client for specific application to the project discussed and has been prepared in accordance with generally accepted geotechnical engineering practices. No warranties, either expressed or implied, are intended or made. Site safety, excavation support, and dewatering requirements are the responsibility of others. In the event that changes in the nature, design, or location of the project as outlined in this report are planned, the conclusions and recommendations contained in this report shall not be considered valid unless Alpine Geotechnical reviews the changes and either verifies or modifies the conclusions of this report in writing. APPENDIX A 120 Round Stone Drive Kalispell, MT 59901 PH. (406) 257-6479 Project No. Scale Date 25-855 NTS 07-28-25 Exploration Location Plan Exhibit Birchwood PUD Kalispell, Montana A-0 DH-3 DH-6 DH-9 DH-2 DH-5 DH-8 DH-1 DH-4 DH-7 0 2 4 6 8 10 12 14 16 18 20 22 24 26 11 7 10 6 14 23 22 11 74 38 7 9 11 15 16 30 44 16 23 15 13 6 4 3 5 5 4 5 8 4 5 6 6 5 6 9 13 FILL SM ML ML Fill, organic silt topsoil with surficial grass, dark brown, moist, hard, 3" thick Fill, silt with sand trace gravel, brown/green, moist, hard Intermixed with organic silt topsoil below 2.5' Silty SAND, brown, moist, loose Sandy SILT, brown, moist, stiff SILT trace sand, brown, wet, stiff, seep zones With gravel below 16.8' End of Boring DH-1 at 17.0' Alpine Geotechnical BORING LOG NO.: DH-1 Project:Birchwood PUD Project No.:25-855 Client:WGM Group Date:07-24-25 Coordinates:48.221703, -114.347899 Elevation:Existing Driller: Alpine Geotechnical Logged By:Elisha Sutton Drill Rig:Diedrich D50 Drilling Method:Hollow Stem Auger Depth to Water- Initial :N/E After 24 hrs : Figure A-1 Depth (ft) Moisture Content (%) N Value Standard Penetration Test USCS Description PAGE 1 OF 1 0 2 4 6 8 10 12 14 16 18 20 22 24 26 17 5 4 9 13 12 13 10 67 36 13 31 38 16 9 23 44 30 18 18 19 5 5 8 8 7 13 18 14 7 8 30 5 7 9 11 FILL GP-GM Fill, organic silt topsoil with surficial grass, dark brown, moist, hard, 3" thick Fill, sandy silt trace gravel, brown/green/red, moist, very dense to dense, with cobbles and boulders Fill, silty gravel with sand, brown/red/green, moist, medium dense to dense With cobbles and boulders below 12.0' Poorly graded GRAVEL with silt and sand, brown/red/green, moist, medium dense, with cobbles and boulders End of Boring DH-2 at 17.0' Alpine Geotechnical BORING LOG NO.: DH-2 Project:Birchwood PUD Project No.:25-855 Client:WGM Group Date:07-24-25 Coordinates:48.223012, -114.347552 Elevation:Existing Driller: Alpine Geotechnical Logged By:Elisha Sutton Drill Rig:Diedrich D50 Drilling Method:Hollow Stem Auger Depth to Water- Initial :N/E After 24 hrs : Figure A-2 Depth (ft) Moisture Content (%) N Value Standard Penetration Test USCS Description PAGE 1 OF 1 0 2 4 6 8 10 12 14 16 18 20 22 24 26 10 5 11 9 12 15 6 2 2 92+ 90+ 26 7 41 59 13 42 50/ 2" 30 40 50/ 5" 34 16 10 6 3 3 4 4 8 19 22 12 23 31 28 FILL OL ML SM GM GP-GM Fill, organic silt topsoil with surficial grass, dark brown, moist, hard, 3" thick Fill, silt trace sand, brown/green, moist, hard, with cobbles and boulders Very stiff with gravel below 5.0' Organic SILT topsoil, dark brown, moist, very stiff SILT trace sand, brown, moist, medium stiff Silty SAND, brown, moist, dense Silty GRAVEL with sand, brown, moist, dense Poorly graded GRAVEL with silt and sand, brown/green/red, moist, very dense End of Boring DH-3 at 16.5' Alpine Geotechnical BORING LOG NO.: DH-3 Project:Birchwood PUD Project No.:25-855 Client:WGM Group Date:07-24-25 Coordinates:48.224041, -114.347481 Elevation:Existing Driller: Alpine Geotechnical Logged By:Elisha Sutton Drill Rig:Diedrich D50 Drilling Method:Hollow Stem Auger Depth to Water- Initial :N/E After 24 hrs : Figure A-3 Depth (ft) Moisture Content (%) N Value Standard Penetration Test USCS Description PAGE 1 OF 1 0 2 4 6 8 10 12 14 16 18 20 22 24 26 4 4 8 6 11 6 8 12 4 61+ 30 10 11 16 39 9 11 50/ 5" 17 18 12 17 6 3 7 17 5 4 7 8 7 8 8 10 12 16 23 31 FILL GM ML SM ML GM Fill, organic silt topsoil with surficial grass, dark brown, moist, hard, 1" thick Fill, silt intermixed with organic silt topsoil trace gravel, brown/dark brown, moist, hard Fill, silt with gravel, brown/green, moist, hard Silty GRAVEL with sand, brown, moist, medium dense SILT trace sand, brown, moist, stiff Silty SAND trace gravel, brown/yellow/green, moist, medium dense SILT trace sand, brown, moist, stiff to very stiff Poorly graded GRAVEL with silt and sand, brown/green/yellow, moist, dense End of Boring DH-4 at 17.0' Alpine Geotechnical BORING LOG NO.: DH-4 Project:Birchwood PUD Project No.:25-855 Client:WGM Group Date:07-28-25 Coordinates:48.221716, -114.346644 Elevation:Existing Driller: Alpine Geotechnical Logged By:Elisha Sutton Drill Rig:Diedrich D50 Drilling Method:Hollow Stem Auger Depth to Water- Initial :N/E After 24 hrs : Figure A-4 Depth (ft) Moisture Content (%) N Value Standard Penetration Test USCS Description PAGE 1 OF 1 0 2 4 6 8 10 12 14 16 18 20 22 24 26 1111 14 14 16 17 23 11 11 14 19 12 10 9 16 19 3 8 11 13 5 5 7 9 4 6 4 5 4 5 4 5 24 10 6 7 10 9 10 13 FILL Fill, organic silt topsoil with surficial grass, dark brown, moist, very stiff, 3" thick Fill, silt with sand, brown, moist, very stiff Fill, sandy silt, brown, moist, stiff Fill, silt trace sand, brown/green/yellow, moist, stiff Fill, silt trace gravel intermixed with organic silt topsoil, brown/dark brown, moist, stiff Fill, silt trace sand, brown, very moist to moist, stiff, seep zone at 6.2' Fill, silt trace sand with gravel, brown, moist, stiff to very stiff Fill, silt intermixed with organic silt topsoil, brown/dark brown, moist, very stiff End of Boring DH-5 at 17.0' Alpine Geotechnical BORING LOG NO.: DH-5 Project:Birchwood PUD Project No.:25-855 Client:WGM Group Date:07-24-25 Coordinates:48.222940, -114.346502 Elevation:Existing Driller: Alpine Geotechnical Logged By:Elisha Sutton Drill Rig:Diedrich D50 Drilling Method:Hollow Stem Auger Depth to Water- Initial :N/E After 24 hrs : Figure A-5 Depth (ft) Moisture Content (%) N Value Standard Penetration Test USCS Description PAGE 1 OF 1 0 2 4 6 8 10 12 14 16 18 20 22 24 26 11 6 10 13 9 12 14 16 14 20 57 21 49 15 7 14 9 30 27 5 7 14 24 19 28 21 8 7 8 7 5 3 4 6 3 6 8 8 FILL OL ML Fill, organic silt topsoil with surficial grass, dark brown, moist, hard Fill, silty gravel with sand, brown/green/red, moist, very dense, with cobbles and boulders Fill, sandy silt with gravel, brown, moist, very stiff Fill, silt trace gravel intermixed with organic silt topsoil, brown/dark brown, moist, hard Fill, silty gravel with sand, brown/green/red, moist, dense, with cobbles and boulders Intermixed with organic silt topsoil below 6.3' Fill, silt trace sand, brown, moist, stiff Organic SILT topsoil, dark brown, moist, stiff SILT trace sand with interbedded silty sand, brown, moist, medium stiff to stiff Seep zone at 15.5' End of Boring DH-6 at 17.0' Alpine Geotechnical BORING LOG NO.: DH-6 Project:Birchwood PUD Project No.:25-855 Client:WGM Group Date:07-24-25 Coordinates:48.223987, -114.346462 Elevation:Existing Driller: Alpine Geotechnical Logged By:Elisha Sutton Drill Rig:Diedrich D50 Drilling Method:Hollow Stem Auger Depth to Water- Initial :N/E After 24 hrs : Figure A-6 Depth (ft) Moisture Content (%) N Value Standard Penetration Test USCS Description PAGE 1 OF 1 0 2 4 6 8 10 12 14 16 18 20 22 24 26 7 8 10 17 19 19 10 8 12 18 13 11 10 3 4 4 4 5 6 6 8 6 8 10 9 6 6 7 8 5 6 5 7 5 4 6 7 FILL ML ML Fill, organic silt topsoil with surficial grass, dark brown, moist, medium stiff, 1" thick Fill, sandy silt intermixed with organic silt topsoil, brown/dark brown, moist, medium stiff SILT with sand, brown, moist, stiff SILT trace sand, brown, moist, very stiff to stiff End of Boring DH-7 at 17.0' Alpine Geotechnical BORING LOG NO.: DH-7 Project:Birchwood PUD Project No.:25-855 Client:WGM Group Date:07-28-25 Coordinates:48.221729, -114.345338 Elevation:Existing Driller: Alpine Geotechnical Logged By:Elisha Sutton Drill Rig:Diedrich D50 Drilling Method:Hollow Stem Auger Depth to Water- Initial :N/E After 24 hrs : Figure A-7 Depth (ft) Moisture Content (%) N Value Standard Penetration Test USCS Description PAGE 1 OF 1 0 2 4 6 8 10 12 14 16 18 20 22 24 26 68 10 12 11 16 8 13 12 39 31 15 6 7 9 10 18 21 9 11 20 21 7 8 7 9 4 3 3 13 6 4 3 2 4 5 4 3 FILL Fill, organic silt topsoil with surficial grass, dark brown, moist, hard Fill, SILT trace gravel, brown/green/yellow, moist, hard Fill, sandy silt with gravel, brown, moist, hard to medium stiff Fill, organic silt topsoil intermixed with silt, dark brown/brown, moist, medium stiff Fill, silt trace sand, brown, moist, medium stiff Fill, sandy silt trace gravel intermixed with organic silt topsoil, brown/dark brown, moist, stiff End of Boring DH-8 at 17.0' Alpine Geotechnical BORING LOG NO.: DH-8 Project:Birchwood PUD Project No.:25-855 Client:WGM Group Date:07-28-25 Coordinates:48.222941, -114.345300 Elevation:Existing Driller: Alpine Geotechnical Logged By:Elisha Sutton Drill Rig:Diedrich D50 Drilling Method:Hollow Stem Auger Depth to Water- Initial :N/E After 24 hrs : Figure A-8 Depth (ft) Moisture Content (%) N Value Standard Penetration Test USCS Description PAGE 1 OF 1 0 2 4 6 8 10 12 14 16 18 20 22 24 26 5 8 10 11 11 21 10 23 30 16 10 11 5 19 14 16 14 13 7 7 9 11 7 6 4 4 3 5 6 5 2 3 2 3 9 10 9 8 FILL OL ML Fill, organic silt topsoil with surficial grass, dark brown, moist, hard, 4" thick Fill, silt with sand trace gravel, brown/yellow/green, moist, dense to medium dense, with cobbles and boulders Intermixed with organic silt topsoil below 2.5' Organic SILT topsoil, dark brown, moist, stiff SILT trace sand, brown, moist, medium stiff to very stiff End of Boring DH-9 at 17.0' Alpine Geotechnical BORING LOG NO.: DH-9 Project:Birchwood PUD Project No.:25-855 Client:WGM Group Date:07-28-25 Coordinates:48.223947, -114.345321 Elevation:Existing Driller: Alpine Geotechnical Logged By:Elisha Sutton Drill Rig:Diedrich D50 Drilling Method:Hollow Stem Auger Depth to Water- Initial :N/E After 24 hrs : Figure A-9 Depth (ft) Moisture Content (%) N Value Standard Penetration Test USCS Description PAGE 1 OF 1 APPENDIX B Client: Project: Project No.:Figure WGM Group Birchwood PUD 25-855 B-1 SYMBOL SOURCE SAMPLE DEPTH Material Description USCSNO.(ft.) SOIL DATA PE R C E N T F I N E R 0 10 20 30 40 50 60 70 80 90 100 GRAIN SIZE - mm. 0.0010.010.1110100 % +3"Coarse % Gravel Fine Coarse Medium % Sand Fine Silt % Fines Clay 0 0 0 0 1 56 43 0 15 18 8 9 7 43 0 6 11 5 8 13 57 6 i n . 3 i n . 2 i n . 1½ i n . 1 i n . ¾ in . ½ in . 3/8 i n . #4 #1 0 #2 0 #3 0 #4 0 #6 0 #1 0 0 #1 4 0 #2 0 0 Particle Size Analysis DH-1 2759 5.0 Silty SAND SM DH-6 2801 0.2 Silty GRAVEL with sand GM DH-8 2819 2.5 Sandy SILT with gravel ML LABORATORY MOISTURE DENSITY RELATIONSHIP Curve No.: 2834 Project No.:Date: Project: Client: Source of Sample: BULK Depth: 0.2 Sample Number: 2834 Remarks: MATERIAL DESCRIPTION Description: Classifications -USCS:AASHTO: Nat. Moist. =Sp.G. = Liquid Limit =Plasticity Index = % < No.200 = TEST RESULTS Figure Alpine Geotechnical 25-855 07-28-25 Birchwood PUD WGM Group Sandy SILT ML 2.65 NV NP Maximum dry density = 125.0 pcf Optimum moisture = 10.3 % B-2 Dr y d e n s i t y , p c f 110 115 120 125 130 135 140 145 Water content, % 4 6 8 10 12 14 16 18 20 100% SATURATION CURVES FOR SPEC. GRAV. EQUAL TO: 2.82.7 2.6 Test specification: ASTM D 698-91 Procedure A Standard BEARING RATIO TEST REPORT ASTM D1883-14 Project No: 25-855 Project: Birchwood PUD Source of Sample: BULK Depth: 0.2 Sample Number: 2834 Date Sampled: 07-28-25 Date Received: 07-28-25 Sandy SILT Test Description/Remarks: Test Run Saturated Figure B-3 125.0 10.3 NV NPML Material Description USCS Max. Dens. (pcf) Optimum Moisture (%) LL PI Molded Density (pcf) Percent of Max. Dens. Moisture (%) Soaked Density (pcf) Percent of Max. Dens. Moisture (%) CBR (%) 0.10 in.0.20 in. Linearity Correction (in.) Surcharge (lbs.) Max. Swell (%) 1 110.6 88.5 10.3 110.6 88.5 15.4 1.5 1.1 0.000 27.63 0 2 121.4 97.1 10.3 121.4 97.1 12.5 2.8 3.8 0.000 27.63 0 3 123.2 98.6 10.3 123.2 98.6 12.0 2.6 3.1 0.050 27.62 0 Pe n e t r a t i o n R e s i s t a n c e ( p s i ) 0 40 80 120 160 200 Penetration Depth (in.) 0 0.1 0.2 0.3 0.4 0.5 Dashed line is curve linearity correction CB R ( % ) 0 1 2 3 4 Molded Density (pcf) 106 110 114 118 122 126 10 blows 25 blows 56 blows CBR at 95% Max. Density = 2.8% for 0.10 in. Penetration APPENDIX C UNIFIED SOIL CLASSIFICATION SYSTEM Criteria for Assigning Group Symbols and Group Names Using Laboratory Tests A Soil Classification Group Symbol Group Name B Coarse Grained Soils: More than 50% retained on No. 200 sieve Gravels: More than 50% of coarse fraction retained on No. 4 sieve Clean Gravels: Less than 5% fines C Cu  4 and 1  Cc  3 E GW Well-graded gravel F Cu  4 and/or 1  Cc  3 E GP Poorly graded gravel F Gravels with Fines: More than 12% fines C Fines classify as ML or MH GM Silty gravel F,G, H Fines classify as CL or CH GC Clayey gravel F,G,H Sands: 50% or more of coarse fraction passes No. 4 sieve Clean Sands: Less than 5% fines D Cu  6 and 1  Cc  3 E SW Well-graded sand I Cu  6 and/or 1  Cc  3 E SP Poorly graded sand I Sands with Fines: More than 12% fines D Fines classify as ML or MH SM Silty sand G,H,I Fines Classify as CL or CH SC Clayey sand G,H,I Fine-Grained Soils: 50% or more passes the No. 200 sieve Silts and Clays: Liquid limit less than 50 Inorganic: PI  7 and plots on or above “A” line J CL Lean clay K,L,M PI  4 or plots below “A” line J ML Silt K,L,M Organic: Liquid limit - oven dried  0.75 OL Organic clay K,L,M,N Liquid limit - not dried Organic silt K,L,M,O Silts and Clays: Liquid limit 50 or more Inorganic: PI plots on or above “A” line CH Fat clay K,L,M PI plots below “A” line MH Elastic Silt K,L,M Organic: Liquid limit - oven dried  0.75 OH Organic clay K,L,M,P Liquid limit - not dried Organic silt K,L,M,Q Highly organic soils: Primarily organic matter, dark in color, and organic odor PT Peat A Based on the material passing the 3-in. (75-mm) sieve B If field sample contained cobbles or boulders, or both, add “with cobbles or boulders, or both” to group name. C Gravels with 5 to 12% fines require dual symbols: GW-GM well-graded gravel with silt, GW-GC well-graded gravel with clay, GP-GM poorly graded gravel with silt, GP-GC poorly graded gravel with clay. D Sands with 5 to 12% fines require dual symbols: SW-SM well-graded sand with silt, SW-SC well-graded sand with clay, SP-SM poorly graded sand with silt, SP-SC poorly graded sand with clay E Cu = D60/D10 Cc = 6010 2 30 DxD )(D F If soil contains  15% sand, add “with sand” to group name. G If fines classify as CL-ML, use dual symbol GC-GM, or SC-SM. H If fines are organic, add “with organic fines” to group name. I If soil contains  15% gravel, add “with gravel” to group name. J If Atterberg limits plot in shaded area, soil is a CL-ML, silty clay. K If soil contains 15 to 29% plus No. 200, add “with sand” or “with gravel,” whichever is predominant. L If soil contains  30% plus No. 200 predominantly sand, add “sandy” to group name. M If soil contains  30% plus No. 200, predominantly gravel, add “gravelly” to group name. N PI  4 and plots on or above “A” line. O PI  4 or plots below “A” line. P PI plots on or above “A” line. Q PI plots below “A” line. April 30, 2026 Mike Brodie WGM Group 431 1st Avenue West Kalispell, MT 59901 Re: Birchwood PUD Traffic Noise Contour Analysis BSA Project #25170 Dear Mike: Big Sky Acoustics, LLC (BSA) has completed the Traffic Noise Contour Analysis for Habitat for Humanity’s Birchwood Planned Unit Development (PUD) located adjacent to US 93-Alternate (Kalispell Bypass). The attached report summarizes BSA’s analysis and results. Thank you for the opportunity to assist you. If you have any questions or comments regarding the information presented in the report, please do not hesitate to call me at (406) 457-0407 or email me at sean@bigskyacoustics.com. Sincerely, Sean Connolly, INCE Bd. Cert. BIG SKY ACOUSTICS Attachment Page 1 of 7 BIRCHWOOD PUD TRAFFIC NOISE CONTOUR ANALYSIS 1.0 INTRODUCTION Big Sky Acoustics (BSA) completed a Traffic Noise Contour Analysis for Habitat for Humanity’s Birchwood Planned Unit Development (PUD) located adjacent to the east side of US 93-Alternate (a.k.a. the Kalispell Bypass) and south of Four Mile Drive. The surrounding area uses are primarily agricultural, residential, and parkland, with numerous new residential subdivisions in this rapidly expanding area of Kalispell. The proposed Birchwood Subdivision will include 95, 1- and 2-story single-family homes and duplex units on the lots shown below. The Kalispell Bypass west of the Subdivision consists of four 12-foot travel lanes (i.e., two northbound and two southbound), a center median, the south entrance and exit ramps of the Four Mile Drive interchange, and a bicycle/pedestrian path on along the Montana Department of Transportation (MDT) right-of-way (ROW) fence located on the east side of the highway. The Bypass posted speed limit is 60 miles per hour (mph), and the Subdivision is located directly east and uphill, approximately 20 feet above the highway grade. N Birchwood PUD Big Sky Acoustics Traffic Noise Contour Analysis Page 2 of 7 The City of Kalispell requires that noise from major arterial roads not exceed 60 dBA at a subdivision residential lot line and that subdivisions incorporate noise mitigation techniques to reduce traffic noise impacts (City of Kalispell 2011). This report summarizes the Traffic Noise Contour Analysis for the Birchwood PUD, including the calculated location of the 60 dBA traffic noise contours due to existing and future traffic traveling on the Bypass. 2.0 TERMINOLOGY Sound levels are quantified using units of decibels (dB). Sound levels can also be expressed as A-weighted decibels (dBA). Humans typically have reduced hearing sensitivity at low frequencies compared with their response at high frequencies, and the A-weighting of sound levels closely correlates to the frequency response of normal human hearing. By utilizing A-weighted sound levels in a study, a person’s response to sound can be assessed. Decibels are logarithmic values and cannot be combined using normal algebraic addition. For example, the combined sound level of two 50-dBA noise sources is 53 dBA, not 100 dBA. When traveling from a sound source to a receptor in an outdoor environment, sound levels decrease with increasing distance between the source and receptor. Traffic sound levels typically decrease between 3 and 4.5 dBA every time the distance between the road and receptor is doubled, depending on the characteristics of the source and the conditions over the path that the sound travels. The reduction in sound levels can be increased if a solid barrier, such as a man-made wall, or natural topography is located between the source and receptor. Sound can be quantified using many different metrics and time periods. For environmental noise studies, ambient sound levels and noise impact criteria are based on A-weighted equivalent sound levels, Leq, during a certain time period. The equivalent sound level during a one-hour period is represented as Leq(h) and is the metric used by the Federal Highway Administration (FHWA) and MDT for traffic noise studies (MDT 2021). The equivalent sound level is defined as the steady state sound level that has the same acoustical energy as the actual, time-varying sound signal during the same time period. The Leq(h) metric is useful for traffic noise studies because it uses a single number to describe the constantly fluctuating ambient sound levels at a receptor location during one hour of time. The sound levels used in this report refer to the Leq(h) metric. 3.0 ANALYSIS 3.1 Ambient Sound Level Measurement BSA completed one sound level measurement on April 9, 2025, to determine the existing ambient sound levels. The measurement was taken on the upper hillside directly west of the Subdivision, approximately 30 feet east of the Bypass ROW fence, as shown on Figure 1 (attached) and in the photos on the next page. As shown, the existing ground surface is a grassy field with the hill topography, bicycle/pedestrian path, and ROW fence separating the Bypass from the Subdivision. Birchwood PUD Big Sky Acoustics Traffic Noise Contour Analysis Page 3 of 7 Sound Level Measurement Photos Measurement coordinates and location Looking north at Bypass, pedestrian/bike path and ROW fence, and west edge of the Subdivision on the hilltop. Looking south at the Bypass and grading up to the Subdivision western lot lines. Looking west and downhill at the Bypass northbound lanes and off ramp to Four Mile Drive. BSA completed the measurement using a Larson Davis Model 831 Type I Sound Level Meter with preamplifier, 0.5-inch diameter microphone, and a 3-inch windscreen over the microphone. The meter was calibrated using a Larson Davis Model CAL1200 Acoustical Calibrator prior to and checked after the measurement. The sound level meter was set to “slow” response per FHWA requirements, and mounted on a tripod such that the microphone was approximately 5 feet above the ground surface. Atmospheric conditions were measured using a Kestrel 3000 meter, with a field temperature of 61ºF, 24% relative humidity, and calm, sunny conditions. BSA counted traffic during the 30-minute measurement period, and doubled the traffic counted to determine the Leq(h) sound levels (MDT 2021). Table 3-1 summarizes the measured ambient Leq(h) sound level. Table 3-1: Ambient Sound Level Measurement Meas. Location (Figure 1) Date and Time (hours) Description Distance and Direction from Bypass Centerline Field Measured Leq(h) Dominant Noise Source 1 4/9/26 1228 to 1258 West-central Subdivision lot adjacent to the Bypass. 250 feet east 67 dBA US 93-Alt traffic Birchwood PUD Big Sky Acoustics Traffic Noise Contour Analysis Page 4 of 7 3.2 Creating and Verifying the Traffic Noise Model BSA predicted traffic noise levels at Birchwood PUD using the Cadna-A software (2026) from Datakustik, which includes the algorithms of the FHWA-approved Traffic Noise Model (TNM) software that predicts the noise due to moving vehicles. The ambient sound level measurement taken by BSA (Table 3-1) was used to verify that the Cadna-A/TNM models were accurate. Cadna-A and TNM use a three-dimensional coordinate system (x, y, and z) to define the location of the highway, receptor locations and terrain elevations. The number and type of vehicles traveling on US 93-Alternate that were tallied during the measurement, the approximate speed of the traffic, the location of the centerlines of the northbound travel and ramp lanes, the ground elevations between the measurements and the Bypass, and the measurement locations were entered into the models. BSA also uploaded the digital Subdivision grading topographic elevations and lot lines (WGM 2026a, 2026b) and MDT’s traffic data (MDT 2026) into the models. Table 3-2 lists the traffic BSA counted during the measurement and used the data to compare the measured sound level to the traffic noise level predicted by the Cadna-A/TNM models at the measurement location. The difference between the measured Leq(h) level and the level predicted by the Cadna-A/TNM model is 0 dBA. A difference of +/- 3 dBA between measured and predicted traffic noise levels indicates that the Cadna-A/TNM models are reasonably accurate and acceptable for traffic noise level predictions. (MDT 2021). Table 3-2: Measured Ambient vs. Predicted Noise Levels Meas. Location Date and Time (hours) Northbound Bypass Traffic Tallied during Measurement1 Southbound Bypass Traffic Tallied during Measurement1 Northbound Off Ramp Traffic Tallied during Measurement1 Field Measured Leq(h) Predicted Leq(h) by Model 1 4/9/26 1228 to 1258 Autos: 770 MT: 42 HT: 20 Autos: 754 MT: 62 HT: 38 Autos: 102 MT: 2 HT: 12 67 dBA 67 dBA Notes: 1 Traffic counts were doubled by BSA to determine the Leq(h) sound level. Autos Automobiles – 2-axle, 4-wheel vehicles including pickup trucks (FHWA Vehicle Classes 1 – 3) MT Medium trucks – 2-axle, 6-wheel vehicles, plus automobiles pulling trailers (FHWA Vehicle Classes 4 – 5) HT Heavy trucks – 3 or more axles (FHWA Vehicle Classes 6 – 16) 3.3 Traffic Data Used for the Traffic Noise Predictions BSA calculated the traffic noise levels for the existing and future US 93-Alternate conditions, and MDT provided the Present Year (2026) and Design Year (2046) traffic data (MDT 2026). BSA assumed that daily traffic would be evenly divided between the Bypass travel lanes in each direction. Table 3-3 shows the traffic data BSA used for the traffic noise level predictions in the Cadna-A/TNM models. Birchwood PUD Big Sky Acoustics Traffic Noise Contour Analysis Page 5 of 7 Table 3-3: Traffic Data Used for Noise Level Predictions Section Year AADT DHV Autos MT HT US 93-Alt Interchange South Present Year – 2026 20,100 2,234 95.7% 1.5% 2.8% Design Year – 2046 29,870 3,320 Notes: AADT Average Annual Daily Traffic DHV Design Hourly Volume Autos Automobiles – 2-axle, 4-wheel vehicles including pickup trucks (FHWA Vehicle Classes 1 – 3) MT Medium trucks – 2-axle, 6-wheel vehicles, plus automobiles pulling trailers (FHWA Vehicle Classes 4 – 5) HT Heavy trucks – 3 or more axles (FHWA Vehicle Classes 6 – 16) 3.4 Results The traffic noise contours in this report are based on a receptor height of 5 feet above the ground surface, to evaluate residential ground-level areas of exterior human use (e.g., patio) (MDT 2021). The predicted traffic noise contours for the Subdivision for the existing (Year 2026) and future conditions (Year 2046), without any noise mitigation, are shown respectively on Figures 2 and 3 (attached). As shown, the Cadna-A/TNM modeled noise levels for both existing and future traffic traveling on US 93-Alternate are predicted to exceed 60 dBA in the majority of the west residential lots located adjacent to the Bypass. Therefore, BSA completed a barrier wall analysis in order to meet the City Subdivision Regulations (City of Kalispell 2011). 4.0 RECOMMENDATIONS The City of Kalispell Highway Sound Mitigation subdivision requirement requires that noise from highways not exceed 60 dBA at a subdivision residential lot line, and that subdivisions incorporate noise mitigation techniques to reduce traffic noise impacts, including increased setbacks, using open space or parkland, earth berms and barrier walls. The City of Kalispell restricts the height of a barrier wall to 6.5 feet above grade, but construction of a barrier on top of a short berm increases the overall height (City of Kalispell 2011). As shown on Figure 4 to reduce traffic noise to below 60 dBA at the Subdivision lot lines, construct a 6-foot traffic noise barrier wall on top of a 2-foot berm at the top of the hill on the west residential lot lines (i.e., a total height of 8-feet above the finish grade), and at the north and south ends of the westernmost lots. The 8-foot barrier is predicted to reduce traffic noise levels to 55 dBA and less at all residential lots, and will shield the outdoor areas and the first floor of the homes. 4.1 Barrier Design and Materials Barriers are used for noise control by shielding a receptor location from a noise source, such as a highway. A barrier is effective when it is continuous and solid, and blocks the direct line-of-sight between the entire highway and a receptor. Barriers can be constructed using built up dirt to create a berm, using concrete, concrete block, other similar masonry materials, metal panels, or Birchwood PUD Big Sky Acoustics Traffic Noise Contour Analysis Page 6 of 7 thick wood to create a wall, or a combination of a short berm with a wall on top, which is recommended for the Birchwood Subdivision. Barriers need to be at least 4 pounds per square foot (psf) to be effective for noise control. Other concerns such as structural integrity, wind loading, durability, etc., can increase the weight of the materials used to construct a barrier. Therefore, to achieve the 8-foot total height, the barrier/berm needs to be designed by a licensed structural engineer to determine the appropriate berm to barrier height ratio, design requirements, footing, materials, etc. Although it may be used for visual screening, vegetation, such as trees and shrubs, are not considered effective barrier material since sound passes readily through vegetation. Barrier design guidelines are available in the FHWA Highway Noise Barrier Design Handbook (FHWA 2000). The Handbook includes information concerning various types of barriers, materials, aesthetics, structural, drainage and safety considerations. To be effective, the barrier MUST be continuous and solid with no gaps, holes or openings in it, including between the bottom edge of the barrier wall and the berm. Examples of barrier wall materials recommended by BSA include the following: Post-and-Panel Systems • Noishield® Sound Barrier (www.iacacoustics.com) • SonaGuard® or LSE® Noise Barrier Wall System (www.soundfighter.com) • SOUND ZERO™ or ULTRASCREEN™ Sight & Sound Barriers (www.soundzero.com) Concrete • Glacier Precast Concrete in Kalispell, Montana (www.glacierprecast.com) • StoneTree Concrete Fence Wall (www.stonetreefence.com) • Durisol Noise Barrier (www.durisol.com) Wood or Polyethylene • Plywall® (www.plywall.com) • Catalyst Security Fence (www.catalystfence.com) 5.0 CONCLUSION A traffic noise contour analysis was completed for the Birchwood Subdivision. BSA completed a noise level measurement and traffic counts, and developed Cadna-A/TNM noise prediction models for the project. Traffic noise levels of both existing and future traffic traveling on the Kalispell Bypass are predicted to exceed 60 dBA at the majority of the western lots located directly adjacent to the highway (Figures 2 and 3). To reduce traffic noise to below 60 dBA at the Subdivision lot lines, construct a 6-foot traffic noise barrier wall on top of a 2-foot berm at the top of the hill on the west residential lot lines (i.e., a total height of 8-feet above the finish grade), and at the north and south ends of the westernmost lots (Figure 4). The 8-foot barrier is predicted to reduce traffic noise levels to 55 dBA and less at all residential lots, and will shield the outdoor areas and the first floor of the homes. The barrier Birchwood PUD Big Sky Acoustics Traffic Noise Contour Analysis Page 7 of 7 needs to be designed by a licensed structural engineer, and recommended barrier materials are listed in Section 4.1. 6.0 REFERENCES City of Kalispell. 2011. Ordinance No. 1707, Subdivision Regulations. 28.3.09 Highway Sound Mitigation. December 19. Federal Highway Administration (FHWA). 2000. Highway Noise Barrier Design Handbook. February. Montana Department of Transportation (MDT). 2026. Email communication with John Christensen, transmitting traffic data and projections for US 93-Alternate Interchange South of Four Mile Drive. February 18. Montana Department of Transportation (MDT). 2021. Traffic Noise Analysis and Abatement Policy. August 4. Montana Department of Transportation (MDT). 2014. As-built construction drawings, US 93-Alternate. WGM Group. 2026a. Email communications with Chris Keller and Mike Brodie transmitting the site grading digital files and preliminary home configurations. February 13. WGM Group. 2026b. Email communication with Mike Brodie transmitting the revised Site Plan. April 29. 7.0 STANDARD OF CARE To complete this report, BSA has endeavored to perform its services consistent with the professional skill and care ordinarily provided by acoustical consultants practicing in similar markets and under similar project conditions. BSA is fully experienced and properly qualified to perform acoustical consulting services. However, BSA makes no warranty, either expressed or implied, as to the professional services it has rendered to complete this report. For the completion of this report, BSA has used data provided by WGM and MDT in performing its services and is entitled to rely upon the accuracy and completeness thereof. Therefore, if the data used to create this report changes, then the noise analysis will need to be reevaluated. Four Mile Dr US 9 3 A l t e r n a t e Measurement Location Of f r a m p Northridge Dr Bi k e / p e d e s t r i a n p a t h Op e n s p a c e / p a r k No r t h r i d g e W a y Subdivision Layout and Noise Measurement Location Birchwood PUD FIGURE 1 Big Sky Acoustics N 1 inch = 200 ft (8.5 x 11") N Existing topography Future topography Four Mile Dr US 9 3 A l t e r n a t e Of f r a m p 75 d B A 70 d B A Northridge Dr 65 d B A 60 d B A 55 d B A 50 d B A Bi k e / p e d e s t r i a n p a t h Op e n s p a c e / p a r k No r t h r i d g e W a y Traffic Noise Leq(h) Contours in Year 2026: No Barrier Birchwood PUD FIGURE 2 Big Sky Acoustics 70 dBA N 1 inch = 200 ft (8.5 x 11") 75 dBA 65 dBA 50 dBA 55 dBA 60 dBA N Four Mile Dr US 9 3 A l t e r n a t e Of f r a m p Northridge Dr 75 d B A 70 d B A 65 d B A 60 d B A 55 d B A 50 d B A Bi k e / p e d e s t r i a n p a t h Op e n s p a c e / p a r k No r t h r i d g e W a y Traffic Noise Leq(h) Contours in Year 2046: No Barrier Birchwood PUD FIGURE 3 Big Sky Acoustics N 1 inch = 200 ft (8.5 x 11") 50 dBA 55 dBA 60 dBA 70 dBA 75 dBA 65 dBA N Four Mile Dr US 9 3 A l t e r n a t e Of f r a m p Northridge Dr 75 d B A 70 d B A 65 d B A 65 d B A 60 d B A 60 d B A 55 d B A 55 d B A 50 d B A 8 ft barrier 8 ft barrier Bi k e / p e d e s t r i a n p a t h Op e n s p a c e / p a r k No r t h r i d g e W a y Traffic Noise Leq(h) Contours in Year 2046: With 8 ft Barrier Birchwood PUD FIGURE 4 Big Sky Acoustics 70 dBA N 1 inch = 200 ft (8.5 x 11") 75 dBA 65 dBA N 50 dBA 55 dBA 60 dBA 8 ft barrier HOW WILL THE PROPOSED ZONING DISTRICT ACCOMPLISH THE INTENT AND PURPOSE OF: A. PROMOTING THE GROWTH POLICY? The proposed property is surrounded by annexed City property and well within the growth policy boundary. The property is designed as Urban Residential on the growth policy future land use map which typically is associated with R-3 or R-4 Zoning Districts. In this location of the City, it is located directly adjacent to R-3 and RA-1 zoning districts. The requested R-4 is reasonable as a transition zone from the R-3 to the RA-1 to the north east and north west, in particular with the adjacency to the highway. This designation promotes the growth policy by creating opportunities for “an adequate supply and mix of housing that meets the needs of present and future residents in terms of cost, type, design and location.” Figure 1: Future Land Use Map - Property Designation B. LESSENING CONGESTION IN THE STREETS AND PROVIDING SAFE ACCESS? Future development of the property will occur through the City’s subdivision review process and will be required to comply with all City engineering and transportation standards. Internal street connections and access points will be designed to integrate with the surrounding street network, and create the opportunity logical road extensions to distribute traffic appropriately. The property’s proximity to Four Annexation Application Supplementary Information Birchwood (Planned Unit Development) Mile Drive and U.S. Highway 93 Alternate (including the adjacent multi use path) provides access to the broader transportation and pedestrian network while allowing neighborhood traffic to utilize local streets designed to accommodate residential development. C. PROMOTING SAFETY FROM FIRE, PANIC, AND OTHER DANGERS? Annexation into the City of Kalispell will allow the property to be served by municipal water infrastructure capable of supporting fire protection as well as emergency response services provided by the Kalispell Fire Department and Kalispell Police Department. The property is located adjacent to existing City streets and is surrounded by developed City neighborhoods, making it functionally part of the City’s urban service area. Currently, the property is within the West Valley Fire District, located approximately 5.5 miles from the site. By comparison, the City of Kalispell Fire Station No. 62 is located approximately 2.1 miles from the property. Annexation would allow emergency services to be provided by the City station located closer to the site, which would improve emergency response capability and coordination with surrounding City infrastructure. See Figure 2 below. Figure 2: Fire Station Vicinity Map Annexation would also align the provision of municipal services with the City’s tax base, ensuring that future development contributes to the public safety infrastructure that serves the surrounding area. D. PROMOTING THE PUBLIC INTEREST, HEALTH, COMFORT, CONVENIENCE, SAFETY, AND GENERAL WELFARE? Annexation and application of the R-4 zoning district will allow the property to develop under the City’s established land use regulations and infrastructure standards. This ensures coordinated planning for utilities, stormwater management, transportation, and neighborhood development. Providing additional housing opportunities within the City also supports community goals related to housing availability and responsible urban growth. E. PREVENTING THE OVERCROWDING OF LAND? Zoning with a similar density in accordance with the established growth policy and future land use plan encourages growth commensurate with expectations with this location being close to city services, and main roadways. The R-4 zoning district includes development standards such as setbacks, building height limitations, open space provisions, and site design requirements that regulate the scale and intensity of development. These standards ensure that development occurs in a manner that maintains adequate light, air, and open space while supporting efficient residential land use. F. AVOIDING UNDUE CONCENTRATION OF POPULATION? The proposed R-4 zoning district allows residential densities that are compatible with nearby residential development, including existing townhomes directly adjacent and multifamily housing in the surrounding area. Development will occur through subdivision or site plan review processes that ensure infrastructure capacity, access, and compatibility with adjacent neighborhoods are appropriately addressed. G. FACILITATING THE ADEQUATE PROVISION OF TRANSPORTATION, WATER, SEWAGE, SCHOOLS, PARKS, AND OTHER PUBLIC FACILITIES? The location of the property has City roads and utility services (water and sewer) extended to its southern property line. This annexation would support connection to City water and sewer systems, ensuring reliable utility services. The property is adjacent to a multi-use path that can be used to reach the Dan Johns Youth Athletic Complex and Flathead Valley Community College within 1 mile (easily bikeable). As well as in a location near the Kalispell Bypass (US-93 Alternate), and a short distance to US-93. Future development will include infrastructure improvements consistent with City standards to support transportation, utilities, and public service needs. H. GIVING REASONABLE CONSIDERATION TO THE CHARACTER OF THE DISTRICT? The surrounding area includes a variety of residential development types, including single-family homes, townhomes, and other higher density residential uses. The R-4 zoning district provides flexibility for a range of housing types that can serve as a transition between lower-density neighborhoods to the south and existing higher density residential development to the north and east. Development standards within the zoning district will ensure that new construction is compatible with the surrounding neighborhood context. I. GIVING CONSIDERATION TO THE PECULIAR SUITABILITY OF THE PROPERTY FOR PARTICULAR USES? The subject property is particularly well suited for urban residential development under the proposed R- 4 zoning district due to its location at the edge of several existing residential development patterns. The property is situated between established single-family neighborhoods to the south and higher density residential development to the north at a high-density node surrounding the Four Mile Drive off-ramp of US-93 Alternate Route and near recreational facilities to the north. This positioning creates a natural transition area within the broader neighborhood. The R-4 zoning district allows a range of residential housing types that can serve as an appropriate transition between these differing development patterns while making efficient use of land located near existing municipal infrastructure. The size and proximity to utilities further texture the property’s suitability and designation as urban residential, consistent with the City’s planning objectives and surrounding land use context. J. PROTECTING AND CONSERVING THE VALUE OF BUILDINGS? Development within the R-4 zoning district will be subject to City design, infrastructure, and building standards that promote quality construction and appropriate site design. These regulations help ensure that new development contributes positively to the surrounding area and supports long-term neighborhood stability and property values. K. ENCOURAGING THE MOST APPROPRIATE USE OF LAND BY ASSURING ORDERLY GROWTH? Annexation and zoning of the property R-4 allow the site to develop as a logical extension of existing residential neighborhoods within the City. This district allows flexibility in housing types that can respond to the City’s established and continuing housing needs while remaining consistent with the surrounding residential character. Development within the City’s planning framework ensures that growth occurs in an orderly manner with coordinated infrastructure, transportation planning, and land use compatibility. This approach helps prevent scattered development and supports the efficient expansion of urban services. LEGEND BASIS OF BEARINGS N NORTHLAND SUBDIVISION PHASE 5A & 5B, OPEN SPACE A OWNERS LEGEND N NORTHLAND SUBDIVISION PHASE 5A & 5B, OPEN SPACE A STORMWATER NOTES LEGAL DESCRIPTION: Tract 1 of Certificate of Survey 23212 And Lot 2A of the Amended Plat of Northland 5A & 5B, Open Space A All Located in the NW quarter of Section 1, T. 28 N., R. 22 W., P.M., M, Flathead County, Montana Note: The above description corresponds with the boundary line adjustment pending recording at the time of this application. Sti llw a t e r R d Stillwater Rd Stillwater Rd 93 93 US Highway 93 Alt 93 US Highway 93 Alt 6 93 Parkridge Dr P a r k ridge Dr NorthlandDr Northridge Way Northridge Way US Highway 93 Alt Four Mile Dr Northland Dr Northland Dr Hilltop Ave N orthland Dr Northridge Dr Northrise Ln Parkridge Dr Low Density Residential High Density Residential High Density Residential Medium Density Residential Public Or Openspace High Density Residential Neighborhood Commercial Subject Parcels 0 240 480 720120Feet Kalispell Land Use Plan KPUD-26-01/KA-26-02 Birchwood Data Sources: Montana Cadastral,Flathead County GIS City of Kalispell GIS, Austin Bachurski -¯ Subject Parcels Neighborhood Commercial High Density Residential Medium Density Residential Low Density Residential Public/Quasi Public, Openspace Basemap: Esri Community Maps, ArcGIS.comMay 18, 2026 Sti llw a t e r R d Stillwater Rd Stillwater Rd 93 93 US Highway 93 Alt 93 US Highway 93 Alt 6 93 Parkridge Dr P a r k ridge Dr NorthlandDr Northridge Way Northridge Way US Highway 93 Alt Four Mile Dr Northland Dr Northland Dr Hilltop Ave N orthland Dr Northridge Dr Northrise Ln Parkridge Dr R-3 Residential RA-1 Residential Apartment R-3/PUD Residential With PudR-2 Residential P-1 Public R-3/PUD Residential With Pud R-3/PUD Residential With Pud R-3 Residential Subject Parcels Data Sources: Montana Cadastral,Flathead County GIS City of Kalispell GIS, Austin Bachurski - 0 240 480 720120Feet¯ Subject Parcels P-1 Public R-2 Residential R-3 Residential R-3 Residential w/PUD RA-1 Residential Apartment Basemap: Esri Community Maps, ArcGIS.com Kalispell Zoning KPUD-26-01/KA-26-02 Birchwood May 18, 2026 93 93 Four Mile Dr US H ig h w ay 93 A lt 93 US Hi g hw ay 93 Al t 6 93 Parkridge Dr Park ridge Dr No r t hlandDr No r t hr i d g e Wa y Northridge Way US H ig hw a y 9 3 A lt Four Mile Dr No r th l a n d Dr No rt h la n d Dr Hilltop A v e Nor thl a n d Dr Northridge Dr No rt h ri s e L n Parkridge D r Me adow Vista Loop N H a v e n Dr Mea d o w V i s t a Loo p Sher ry L n 0 230 460 690115Feet¯ Subject Parcel Mailing List Parcels Other Parcels Basemap: Esri Community Maps, ArcGIS.com Kalispell Mailing List KPUD-26-01 & KA-26-02 Birchwood May 18, 2026 Data Sources: Montana Cadastral,Flathead County GIS City of Kalispell GIS, Austin Bachurski - AGENDA KALISPELL CITY PLANNING COMMISSION TUESDAY, JUNE 9, 2026 The public can participate in person in the Council Chambers or via videoconferencing. Please sign in 5 minutes prior to the meeting to ensure connection. https://us02web.zoom.us/webinar/register/WN_9OwEiLGITtyE_T0qkPVstw The City of Kalispell does not discriminate based on disability in its programs, services, activities, and employment practices. Accessible parking is available at the City lot north of City Hall, and accessible restrooms are available. If you need auxiliary aids or services for effective communication or other reasonable accommodation to participate in the meeting or hearing, please contact the Development Services front desk at (406)758-7940 as soon as possible, preferably at least two working days before the meeting date. The regular meeting and work session of the Kalispell City Planning Commission is scheduled for Tuesday, June 9, 2026, beginning at 6:00 PM in the Kalispell City Council Chambers, Kalispell City Hall, 201 First Avenue East, Kalispell. The agenda for the meeting will be: A. Call to Order and Roll Call B. Approval of Minutes of May 12, 2026 C. Hear the Public – The public may comment on any matter on the agenda or not on the agenda. (Comments are typically held to 3 minutes or less.) D. Old Business E. New Business F. Adjournment The Planning Commission will also hold a work session on the following item: 1. File #KA-26-02 and #KPUD-26-01 – Habitat for Humanity of Flathead Valley has submitted a request for annexation, initial zoning of R-3 (Residential) with a Planned Unit Development (“PUD”) overlay, and Planned Unit Development approval for the Birchwood PUD, a residential development consisting of approximately ninety-five (95) residential units including townhomes, cottages, and detached single-family residences on approximately 21.32 acres of real property generally located west of Northland Drive, south of Four Mile Drive, east of the U.S. Highway 93 Alternate (Kalispell Bypass), and north of Northridge Drive, Kalispell, Montana. Next Regular Meeting: Tuesday, July 14, 2026 PARTICIPATION Documents for this meeting are available at the QR code below and will be added as they become available. Due to occasional technical difficulties, the most reliable way to participate is through in-person attendance. Electronic means are not guaranteed. Those addressing the commission are requested to give their name and address for the record. Comments can also be sent to planning@kalispell.com. To provide public comment live, remotely, register for the video conference through zoom at: https://us02web.zoom.us/webinar/register/WN_9OwEiLGITtyE_T0qkPVstw. Please sign in at least 5 minutes prior to the meeting to ensure connection. Raise your virtual hand to indicate you would like to provide comment. Watch Planning Commission sessions live with the agenda and supporting documents or later with documents and time stamped minutes at: https://www.kalispell.com/480/Meeting-Videos. Watch Planning Commission sessions live or later on Charter Cable Ch. 190 or via the City YouTube page at: https://www.youtube.com/@cityofkalispellmontana9632/streams. Development Services Department 201 1st Avenue East Kalispell, MT 59901 Phone: (406) 758-7940 Fax: (406) 758-7739 www.kalispell.com/planning To: Kalispell Planning Commission From: Donnie McBath, Planner II Development Services Date: June 9, 2026 Work Session – Birchwood PUD BACKGROUND: The work session for the Birchwood Planned Unit Development (“PUD”) will begin immediately after the conclusion of the regularly scheduled meeting. The Birchwood PUD consists of applications for annexation, initial zoning of R-3 (Residential) with a Planned Unit Development overlay, and approval of a residential Planned Unit Development on approximately 21.32 acres. This application is one of the first major development projects to be reviewed under the recently adopted Kalispell Land Use Plan – PLAN-IT 2045 and the implementation framework established through the Montana Land Use Planning Act (“MLUPA”). Prior to adoption of the Land Use Plan, subdivision applications and growth policy consistency reviews were generally conducted as part of a single review process. Under MLUPA, these functions have been separated, with land use planning occurring through the adopted Land Use Plan and subsequent development applications being reviewed for consistency with that plan and applicable development regulations. As a result, development proposals are now evaluated based on their consistency with the adopted Land Use Plan, including future land use designations, growth policies, infrastructure planning, housing objectives, transportation connectivity, and broader community development goals, while subdivision review focuses on the design, improvement, and servicing of the land in accordance with applicable regulations. At this work session, planning staff will provide an overview of the project, discuss the annexation request, proposed zoning, Planned Unit Development framework, Land Use Plan consistency review, transportation considerations, infrastructure requirements, housing mix, and open space components, and answer general questions from the Planning Commission. Per Section 27.19.020(5)(a), a work session for a PUD application must be completed prior to any public meeting. The work session is intended for informational purposes only to inform both the public and the Planning Commission about the various aspects of the project. It is not intended to be a public hearing and the Planning Commission will not take any formal action on the application. The Planning Commission will hold a work session on the item listed below: 1. File # KPUD-26-01 and KA-26-01 – Habitat for Humanity of Flathead Valley, Inc., through its representative WGM Group, has submitted applications for the Birchwood Planned Unit Development (“PUD”), annexation, and initial zoning. The property contains approximately 21.32 acres and is currently located within Flathead County. The proposal includes annexation into the City of Kalispell, initial zoning of R-3 (Residential) with a Planned Unit Development overlay, and development of approximately ninety-five (95) residential units consisting of a mixture of townhomes, cottages, and detached single-family residences. The proposal includes internal streets, sidewalks, pathways, open space areas, stormwater facilities, utility infrastructure, and associated neighborhood improvements. The property is generally located west of Northland Drive, south of Four Mile Drive, east of U.S. Highway 93 Alternate (Kalispell Bypass), and north of Northridge Drive. It can be described as Tract 1 of Certificate of Survey No. 23212 and Lot 2A of the Amended Plat of Northland Subdivision Phase 5A & 5B, Open Space A, all located in the Northwest Quarter (NW¼) of Section 1, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana. Questions for the Planning Commission to consider 1. Are the application requests appropriate for the project? 2. Is there other information that the Commission would need in order to be able to make a recommendation to the City Council on these application requests? Next Steps Following the discussion in the work session format, the Planning Commission may hold a public hearing on the application requests at the Tuesday, July 14,2026 regularly scheduled Planning Commission meeting. The Planning Commission may then forward the matter to the City Council. Attachments: Application materials