Loading...
Staff Report/Preliminary PlatSTILLWATER VIEW ESTATES I 1 * • • `1 • SUBDIVISION•' i • s MAY 1, !!• A report to the Kalispell City -County Planning Board and the Board of County Commissioners regarding a request for preliminary plat approval of a 127 lot residential subdivision on approximately 115 acres. A public hearing on this matter has been scheduled before the planning board for May 9, 2000 beginning at 7:00 PM in the Kalispell City Council Chamber. A recommendation from the planning board will be forwarded to the County Commissioners for final action. Background Information This proposal for a 127 lot residential subdivision on property that has been proposed for rezoning to R-2, a One Family Limited Residential with a 20,000 square foot minimum lot size requirement on approximately 115 acres. This proposal is a follow-up to the master plan amendment that was granted by the Kalispell City County and the Board of County Commissioners in November of 1999. The plan amendment essentially removed this property from the West Valley Planning Area to the Kalispell Planning Jurisdiction and from an Agricultural land use designation to a Suburban Residential land use designation. A. Petitioner and Owners: J & F Construction 690 N. Meridian Road, Suite 210 Kalispell, MT 59901 (406)752-2881 Vernon Johnson 985 Stillwater Road Kalispell, MT 59901 Technical Assistance: Mike Fraser Thomas, Dean Hoskins 690 N. Meridian Road, Suite 101 Kalispell, MT 59901 (406)752-5246 John Parsons, AICP 725 Ninth Ave. West Kalispell, MT 59901 (406)755-3152 B. Location and Legal Description of Property.. The property proposed for rezoning is located on the north side of West Reserve Drive west of the intersection of Highway 93 South and West Reserve Drive approximately one half mile. The property can be described as a portion of Assessor's Tracts 3+ and 5+ totaling approximately 115 acres located in Section 25, Township 29 North, Range 22 West, P.M.M,. Flathead County, Montana C. Size: Total area: 115.0 acres Area in lots: 97.9 acres Open space: 4.10 acres Area in roads: 14.10 acres Minimum lot area: 0.624 of an acre Maxmimum lot area: 1.305 of an acre D. Nature of the Request: The applicants are requesting preliminary plat approval of a 127 lot residential subdivision on approximately 115 acres in a proposed R-2, One Family Limited Residential zoning district. A zone change from AG-80 and SAG-10 to R-2 has been filed concurrently with the preliminary plat for this subdivision. The zone change would allow the creation of lots of 20,000 square feet or greater in size. The subdivision is proposed to be developed in three phases. The initial phase will construct 34 lots on approximately 25.7 acres, two park areas of 4.1 acres and a cul-de-sac, Oat Court and entry road, Barley Lane. Phase 2 will construct 45 lots on 32.4 acres with a 0.79-acre park and the internal roads, as well as the gated emergency access to Stillwater Road. Phase 3 will contain 48 lots on 34.5 acres, a 0.89-acre park, the remaining roads, and a gate on the northern end of Barley Lane. In the fall of 1999 the applicants applied for and received an amendment to the West Valley Neighborhood Plan for this property that removed it from an Agricultural designation and the West Valley Plan area to a Suburban Residential designation and into the Kalispell City -County Planning jurisdiction. Because the West Valley Neighborhood Plan is agricultural in nature and did not have a provision for the type of residential development that was intended for this property, it was taken out of the West Valley Plan area. However, the property is still within the school district and fire district boundaries for the West Valley and the developers agreed to take the subdivision and zone change to the West Valley Land Use Advisory Committee for review when scheduled. On April 25, 2000 the West Valley Land Use Advisory Committee held a public meeting and reviewed the proposal for the subdivision and zone change. The minutes from that meeting and a letter from the committee have been attached for your information. Essentially their concerns and comments were similar to those expressed during the plan review stage in the process. In the letter dated April 26, 2000 from the committee, five issues were outlined which are as follows: ® Hooking to City sewer system should be expedited where at all possible with no more septics than necessary being put in place. Those septics that were in place would consent to hooking to City services with they became available. ® That the potential impact to the West Valley School District be considered or possible getting permission to join the Kalispell School District. ►0A ® The right to practice customary agricultural and industrial / gravel practices in the area would be referenced in the covenants. ® Covenants would state that the subdivision would not oppose annexation into the city. ® Bike paths would be available within the subdivision's park areas off West Reserve Drive. E. Existing Land Use: This property is currently used for agricultural purposes. F. Existing zoning: Currently this property is zoned AG-80, an Agricultural use district which has an 80 acre minimum lot size requirement, and SAG-10, a Suburban Agricultural use district that has a ten acre minimum lot size requirement. The majority of the site is zoned AG-80 except for an approximately ten acre area that is zoned SAG-10. G. Existing Land Use: This property has been and is currently being used for agricultural purposes. H. Adjacent Land Uses and Zoning: This area can be described as being located on the fringes of the planning jurisdiction and is characterized by having a suburban residential development, Country Estates subdivision, to the east, and agricultural uses to the north, south and west. North: Agricultural uses, SAG-10 with West Valley Overlay South: (School Section) Agricultural uses, AG-80 East:: Single family homes and agricultural uses, R-2 and SAG-10 West: Agricultural uses, AG-80 with West Valley Overlay I. Relation to Master Plan Map: This property lies within the Kalispell City -County Planning jurisdiction. The master plan map designates this area as suburban residential which is a land use designation which anticipates a density of two or less dwelling units per acre. J. Utilities: Water: Three community wells and private water system Sewer: Individual on -site septic systems Electricity: Flathead Electric Cooperative (underground) Telephone: CenturyTel (underground) Solid Waste: Owner hauler or contract hauler Fire: West Valley Volunteer Fire District Schools: School District #S, and West Valley Police. Flathead County Sheriffs Department 3 This application is reviewed as a major subdivision in accordance with State statutory review criteria and the Flathead County Subdivision Regulations. A. Effects on Health and Safety: Fire: The generally rolling hills and lack of woody fuel on this site along with direct access onto a paved County road make this site an apparent low risk of fire danger. As proposed the subdivision also has a secondary access out to Stillwater Road which increases the ability of the fire fighters to respond effectively in the case of an emergency. Flooding and topography: The flood insurance rate maps Panel # 1805 indicate that the subdivision property is located in flood zone C, which is not a floodprone area and no permits are required for development. The topography of the site is gently rolling hills that rise to the north. None of the topography would pose significant challenges to development or road building. Roads: Access to the site is proposed to be provided from one access point off of West Reserve Drive which leads to a grid roadway system within the subdivision. A 40 foot road and utility easement is indicated on the western boundary of the property which runs west to Stillwater Road. This would be used an as emergency access and could provide for the future extension of a roadway if the width of the easement were increased to 60 feet. There is also a roadway extension to the north on the western portion of the site that would provide a future roadway extension, but that should end in a temporary cul-de-sac in the interim or be constructed at a future time. Along with the road into the subdivision from West Reserve Drive, there are six roads that run east and west approximately 800 feet long and two north / south roads within the subdivision that are approximately 2,600 feet long. Although the north south roadways are long, the circulation within the subdivision appears to function adequately. All of the roads within the subdivision are proposed to be paved and will be privately owned and maintained. Traffic would exit the subdivision onto West Reserve Drive, a minor arterial road on the Kalispell City -County Master Plan Map and it is also a State secondary highway. The increased volume of traffic onto West Reserve Drive could reach an additional 1,270 vehicle trips per day. West Reserve Drive is a paved County road, but is relatively narrow for the volume of traffic it is anticipated to serve and has very little shoulder area for emergency, pedestrian or bike traffic. Currently West Reserve Drive has a 60 foot right-of-way width, but with a minor arterial status it should be a minimum 80 foot width for future use. The County Road Department is recommending that a traffic analysis be performed to assess the impacts to West Reserve Drive as a result of this subdivision. Alternatives for mitigation should be identified in the traffic analysis. The sight distance along West Reserve Drive in both the east and west directions are generally good. An approach permit from the County Road Department will need to be obtained for the new access onto West Reserve Drive and any improvements to the approach would need to be completed prior to final plat approval. Pedestrian access: The developers are proposing to install a minimum five foot detached pedestrian pathway along one side of the subdivision. An asphalt walkway is proposed. A pedestrian walkway provides for safety within the subdivision and is a good amenity. Staff would recommend that the pedestrian walkway be located on the outside perimeter of the subdivision be constructed of concrete, a more durable surface than asphalt. Additionally, the staff and the West Valley Land Use Advisory Committee would recommend that the pedestrian walkway be extended along West Reserve Drive within the subdivision. M.,IKVIIOP+ The site is not mapped within any big game winter range. There is likely some waterfowl in the area because of the location of Stillwater River to the north This subdivision will not have a significant impact on wildlife or wildlife habitat and has been used for agricultural purposes for many years. C. Effects on the Natural Environment: Potential erosion and storm water runoff do not appear to present significant problems because of the topography of the site. Potential problems are proposed to be addressed with drainage swales as part of the roadway profile and construction. Temporary erosion control measures will be taken during construction and revegetation immediately after construction. Some ditching and culvert installation may be required along West Reserve Drive to control runoff. The State Department of Environmental Quality will require that a certified engineer prepare a storm drainage plan as part of their review process. Stillwater River lies directly to the north approximately 700 feet, but would not be effected by stormwater runoff because of the distance. A preliminary report regarding the use of the individual septic systems on the groundwater in the area has been submitted with the preliminary plat application. It provides a brief overview of the potential groundwater flows and increase in nitrates associated with this subdivision. Ultimately, the Department of Environmental Quality will determine the feasibility of on -site sewage treatment systems and whether or not there may be significant impacts to the surface and/or groundwater in the area, and whether or not the subdivision can comply with the non -degradation standards established by the State. D. Effects on Local Services: Sewer and Water: Individual on -site septic systems and a community water system have been proposed to serve the lots. The water system will be required to be 5 reviewed by the State and County. It is noted that this property is not within the City of Kalispell's sewer service area which is outlined in the Kalispell Extension of Services Plan adopted by the Kalispell City Council in November of 1995. This plan attempts to anticipate the service needs and growth patterns of the greater Kalispell area over the next five to ten years, but cannot always predict development patterns. Sewer service area in the plan includes the area immediately to the east, County Estates. This could be considered a good area for residential development because of its close proximity to Kalispell and the associated services, good views and proximity to the highway. It would not be unreasonable to anticipate that sewer and water would be extended to serve this subdivision and future development in the area particularly considering the plans that the Montana Department of State Lands has for the development of the school section property directly to the south of this site. Kalispell sewer is approximately one mile to the south. City sewer services the new ballfield complex and will be extended to the new Waterford development along Four Mile Drive. Sewer also serves Flathead Valley Community College at the northeast corner of Grandview Drive and Highway 93. There are development plans for the school section property that may extend sewer within the next year or three to the intersection of Highway 93 and West Reserve Drive. Grant money may be available to assist in that extension and is being pursued by the City staff. In any event, the proximity to sewer from this subdivision warrant consideration of the extension of public sewer to this site. The pattern of development proposed does not lend itself to the orderly growth of the city or good land use planning in general. The Flathead County Subdivision Regulations, Section 3.15(D) states that when a subdivision is outside the immediate service area of a public sewer system, but within five years of the filing of the final plat, the area would be served by public sewer, the subdivider shall install sewer lines to serve the subdivision in anticipation of this extension. In their application, the developers have stated that they could waive protest to a special improvement district for sewer. If and when sewer would be located at West Reserve Drive and Barley Lane, sewer could be extended to the subdivision. According to recent discussion with the Kalispell Public Works Department and the Kalispell Community Development Department, it may be reasonable to expect City sewer to be extended into this area within the next five years. It would be the staffs recommendation that the developer request City sewer and that an agreement be negotiated to extend City sewer to the subdivision. If immediate sewer service is not possible, then the subdivision have a dry sewer system installed. It would, therefore, be the recommendation of the staff that the applicants confer with the Kalispell Public Works Department to determine the feasibility of extending sewer to this area, and at a minimum, sewer lines be installed to serve the subdivision once sewer has been extended in the future. Roads: Approximately 1,270 additional vehicle trips per day can be anticipated to be generated onto West Reserve Drive from this subdivision once it has been fully rel developed. West Reserve Drive is a minor arterial in the Kalispell Urban Transportation System, and it is anticipated that his roadway will accommodate large volumes of traffic. West Reserve Drive is narrow and provides no shoulder or other area for bike or pedestrian traffic. As previously mentioned, the Flathead County Road Department is recommending that a traffic analysis be performed to assess potential impacts to West Reserve Drive. Alternatives for mitigation should be identified if needed and incorporated into their roadway design after conferring with the road department. The applicants will be required to obtain an encroachment permit for the location of the new roadway from the Flathead County Road Department and some improvements may be required that relate to drainage or the approach itself. Schools: This subdivision is within the boundaries of West Valley School District. This district has experienced severe overcrowding in the past. There have been concerns about the impacts of this subdivision on this school district and from the West Valley Land Use Advisory Committee. However, a new school bond issue was pasted within the last six months that should help to alleviate some concerns with overcrowding. Additionally, an option would be to annex this area into either the Evergreen or Kalispell districts that may have additional space. It is anticipated that the school district may be required to create another bus route because of the potential impact of this subdivision, and they may be required to purchase an additional school bus. The staff would recommend that the developer work with the school district to attempt to mitigate these concerns. Parks: This subdivision is subject to the parkland dedication requirements as outlined in the Flathead County Subdivision Regulations which would be 7.5 percent of the area in lots between one half to one acre in size and five percent for lots between one acre and three acres in size. According to the environmental assessment, there are 91.4 between one half to one acre and seven acres in lots between one and three acres in size. This would translate into approximately 6.85 acres and 0.35 acres for a total of 7.20 acres of parkland. There are parks located within the subdivision that total 5.8 acres. Those park areas are areas located around the well isolation zones in Phases 2 and 3 and as a buffer area between West Reserve Drive and the subdivision in Phase I. Phase I park areas near West Reserve Drive provide excellent buffering between the subdivision and the busy roadway, but do not function as a recreational amenity within the subdivision. The parks near the well isolation zones are generally small and also do not provide for good recreational opportunities. A larger, single common park area within the subdivision would better service the residents of the subdivision, and the staff would recommend that the additional parkland be provided by adding additional property to the proposed parks within the subdivision to provide for a more usable park within the subdivision. Police Protection: The site is served by the Flathead County Sheriffs Office. There may be some limited impacts on this office. Due to current staffing levels, routine patrolling of the area will not occur and response times may be delayed. 7 Fire Protection: This property is within the service area of the West Valley Fire District. Hydrants will be installed within the subdivision from the community water system. The spacing and location of the fire hydrants will be in accordance with a plan approved by the State and the West Valley Fire Department. Because of good access, fire hydrants and lack of woody fuel, fire risk is relatively low. Impacts to the fire department can be accommodated. Refuse Disposal: The applicant proposes owner haul or a contract hauler for solid waste disposal within the subdivision. Adequate space at the County landfill is available for the solid waste which will be generated by the subdivision. Medical Services: Flathead Regional Hospital is approximately three miles from the site. ALERT helicopter and the ambulance services are available to serve this subdivision and access is good. E. Effects on Agriculture and Agricultural Water Users Facilities: The soils within the subdivision are of good agricultural value. And, although this property has agricultural value, its value for residential development is greater because of its close proximity to Kalispell and associated services and the lack of obvious development constraints. It does not appear that this subdivision will have a substantial impact on agricultural or agricultural water users facilities. F. Compliance with Master Plan The Kalispell City -County Master Plan Map designates this area as Suburban Residential which anticipates a density of two or fewer dwellings per acre. The overall density of the subdivision is in compliance with this land use designation which is approximately 1.3 dwelling units per acre. In order to further goals and objectives of the Master Plan related to the extension of public facilities and services for present and future development, the developers should examine the feasibility of extending water and sewer services to the subdivision. G. Compliance with Zoning Regulations Because a zone change application for R-2 zoning has been filed concurrently with the preliminary plat application, the subdivision will be evaluated based upon compliance with the proposed R-2 zoning, which requires a minimum lot size of 20,000 square feet and a minimum lot width of 100 feet. All of the lots within the subdivision comply with the Flathead County Zoning Regulations. No other zoning standards would apply to this subdivision at this time H. Compliance with the Subdivision Regulations The preliminary plat appears to be in compliance with the State and County Subdivision Regulations. The Flathead Regional Development Office would recommend that the Kalispell City County Planning Board adopt the Staff Report #FPP-00-6 as findings of fact and recommend to the Board of County Commissioners that preliminary plat approval for this subdivision be granted subject to the following conditions: That the development of the site will be in substantial conformance with the approved preliminary plat which shall govern the general location of the lots, roadways, phasing and parks 2. That the roadways within the subdivision shall be constructed in accordance with the Flathead County Subdivision Regulations and AASHTO standards for paved roads, and that a licensed professional engineer shall certify in writing that the road system has been constructed accordingly. 3. That the secondary fire access road to the west be increased to a 60 foot wide easement to provide for the future extension of the roadway and that the roadway be constructed to Flathead County standards for an emergency access road, i.e. 20 food wide gravel roadway to Stillwater Road. 4. That the roadway extension to the north end in a temporary cul-de-sac or left undeveloped for future extension. S. That a concrete pedestrian walkway a minimum of five feet wide shall be installed on at least one side of the subdivision along the exterior perimeter of the primary interior roadway identified as West and East Barley Lane and along West Reserve Drive within the subdivision. 6. That an approach permit be obtained from the Flathead County Road Department for the new access road onto West Reserve Drive and that any necessary improvements associated with the approach permit be made prior to final plat approval. 7. That a traffic analysis be submitted to the Flathead County Road Department and with the final plat that identifies impacts to West Reserve Drive and alternatives for mitigation. Alternatives to mitigate impacts shall be incorporated as partof roadway system for the subdivision and coordinated with the road department prior to final plat submittal. 8. That all roadways within the subdivision be named and signed in accordance with the Flathead County Road Department street sign standards and the Uniform Traffic Control Manual. 9. That the fire access and suppression system shall be reviewed and approved by the West Valley Volunteer Fire Department. 10. That the Department of Environmental Quality shall approve the water and sewage treatment facilities for the subdivision. 11. That the developer shall enter into an agreement with the City of Kalispell for the extension of Kalispell public sewer to serve the entire subdivision. 12. That the developer install sewer lines designed to serve the entire subdivision in anticipation of the extension of the City of Kalispell sewer service. 13. That a note be placed on the face of the final plat which states the current and future property owners will waive protest to a special improvement district for the extension of public sewer to the site. 14. That the developer shall provide a letter from the Superintendent of Schools stating that a mutually agreeable solution has been found which addresses bussing and the overcrowding of schools. 15. That an engineer drainage plan be prepared by a licensed professional engineer that retains the storm water runoff on -site or within established drainage culverts. 16. That all areas disturbed during development of the subdivision shall be revegetated in accordance with a plan approved by the Flathead County Weed Board. 17. That all utilities within the subdivision be placed underground. 18. That a common off-street mail facility shall be provided by the developer and approved by the local post office 19. That the parkland dedication shall be met by providing parks areas within the subdivision and that a consolidation of parkland be provided in at least one central area within the subdivision. Total parkland dedication for the subdivision would be 7.10 acres. 20. That a common maintenance agreement shall be submitted with final plat which require each property owner to bear their pro-rata share for the maintenance of the common areas, parks and roadways. 21. That the following notes shall be placed on the face of the final plat: a. All house number shall be placed to be visible from the road, either at the driveway entrance or on the house. b. That homeowners shall assume to the responsibility for temporary erosion control measures during construction. C. Only Class A and Class B fire resistant roofing material shall be allowed. Wood shake shingles, treated or otherwise shall be prohibited. 10 22. That this preliminary shall be valid for a period of three years, and any extensions granted by the County Commissioners for the preliminary plat shall also apply to the conditional use permit. H: \ FRDO \ REPORTS \ FC \FPP00-6. DOC 11 $500 + 15/lot $500 + $15/unit APPI` TtON p.,4s,_. Q t $15/space This application shall be submitted, along with all information required by the applicable Subdivision Regulations and the Montana Subdivision and Platting Act, and the appropriate fee to: Flathead Regional Development Office, 723 Fifth Avenue East, Room 414 Kalispell, Montana 59901 - Phone: (406)758-5980 Fax: (406)758-5781 FEE SCHEDULE: Major Subdivision (6 or more lots) Condominiums (6 or more units) Mobile Home Parks & Campgrounds (6 or more spaces) Amended Preliminary Plai Name: Vernon Johnson P bne: (406) 752-3037 Mailing Address: 985 Stillwater Road City/State/Zip: Kalispell MT 59901 TECHNICAL/PROFESSIONAL PARTICIPANTS (Surveyor/Designer/Engineer, etc.): Name & Address: J&F Construction_ 690 N. Meridian Road 9 210 Kalispell, MT 752-2881 Name & Address: John Parsons 725 —9th Avenue West, Kalispell, MT 59901 755-3152 Name & Address: Mike Fraser TDH, 690N. Meridian Rd. Kalispell MT 59901 752-5246 City/County Kalispell Flathead County Montana Street Address NA Assessor's Tract No(s): Pt of Tr. 5 Lot No(s): NA 1/4 Section: pt W1/2 of S 25 Township: 29 N Range: 22 W GENERAL DESCRIPTION OF SUBDIVISION: Please see attached Environmental Assessment Number of Lots or Rental Spaces: 127 lots Total Acreage in Subdivision: 112 Ac Total Acreage in Lots: 97.9 Ac Minimum Size of Lots or Spaces: 0.624 Ac. Total Acreage in Streets or Roads 14.1 Ac Maximum Size of Lots or Spaces 1.305 Ac. Total Acreage in Parks, Open Spaces and/or Common Areas: 4.1 Ac Single Family 127 Townhouse Duplex Apartment Mobile Home Park Recreational Vehicle Park Commercial Industrial Planned Unit Development Condominium Multi -Family Other 4 Parks and 1 well parcel APPLICABLE ZONING DESIGNATION & DISTRICT R-212rol2osed Roads: Gravel X_ Paved Curb Gutter Sidewalks Allevs Other Water System: Individual Multiple User Neighborhood _X Public Other Sewer System: _X Individual Multiple User Neighborhood Public Other Other Utilities: _X Cable TV _X Telephone _X Electric _X Gas Other Solid Waste: Home Pick Up Central Storage _X Contract Hauler Owner Haul Mail Delivery: Central _X Individual School District West Vallev Fire Protection: X Hydrants `Tanker Recharge Fire District: West Vallev Drainage System: Onsite surface grassy swales PROPOSED EROSION/SEDIMENTATION CONTROL: _best management practices VARIANCES: ARE ANY VARIANCES REQUESTED? _NO (yes/no) If yes, please complete the information below: SECTION/REGULATION OF REGULATIONS CREATING HARDSHIP: .1volum Any: REGULATIONS: PROPOSED ALTERNATIVE(S) TO STRICT COMPLIANCES WITH ABOVE aas r+ a Cn i-: �WFR TuF. Fear.€..nWING'r?TtF-�STION.S I?+t TRF SPACES PROVIDED BELOW, Will the granting of the variance be detrimental to the public health, safety or general welfare or injurious to other adjoining propertics? �. w iii Lite variance cause a substannai increase in public costs f 3. Will the variance affect, in any manner, the provisions of any adopted zoning regulations or Master Plan? 4. Are there special circumstances related to the physical characteristics of the site (topography, shape, etc.) that create the hardship? What other conditions are unique to this property that create the need for a variance? 1®pr r7 9TTON CONTENTS: The subdivider shall submit a complete application addressing items below to the FRDO Office at least thirty (30) days prior to the date of the meeting at which it will be heard_ I. Preliminary plat application. 2. 16 copies of the preliminary plat. 3. One reproducible set of supplemental information. (See Appendix A -Flathead County Subdivision Regulations) 4. One reduced copy of the preliminary plat not to exceed 11" x 17" in size. 5. Application fee. 6. Adjoining Property Owners List (see example below): Assessor's No. S-T-R Lot/Tract No. Property Owner & ?wiling Address I hereby certify under penalty of perjury and tine laws of the State of Montana that the information submitted herein, on all other submitted forms, documents, plans or any other information submitted as a part of tliiis application, to be true, complete, and accurate to the best of my knowledge. Should any information or representation submitted in connection with this application be untrue, I understand that any approval based thereon may be rescinded, and other appropriate action taken. The signing of this application signifies approval for the F.R.D.O. staff to be present on the property for routine monitoring and inspection duripg the approval and development process. ohn'Parsons on behalf of J&F Construction Revised 6/30/99 As approved by the CAB on 5/25/99 Z- /i U /J C (Date) for April, 2000 Prepared on behalf of: J&F Construction 690 N. Meridian #210 Kalispell, MT 59901 Prepared by: John Parsons, AICP Thomas Dean and Hoskins 725 — 9TH Avenue West 690 N. Meridian Rd Kalispell, MT 59901 Kalispell, MT 59901 Property Owner: Vernon Johnson 985 Stillwater Road Kalispell, MT 59901 INTRODUCTION: This application is a follow-up request to allow J&F Construction to continue their project to develop 115 gross acres of proposed R-2 zoned property with 127 lots and 4 park areas. This property is located on the north side of West Reserve Drive 1/2mile west of Highway 93, immediately west of Country View Estates. Country View Estates is a subdivision that is zoned R-2 and is similar in design, density, and development to this proposed development. This project was begun approximately 7 months ago when a master plan amendment was applied for and approved to remove this property from the West Valley Plan. This allowed the property to fall under the Kalispell City/County Master Plan. The Kalispell Plan currently indicates this property to be used for suburban residential purposes. The classification allows a density of two dwelling units per gross acre. The two dwelling units per acre allow a zoning of R-2. A zone change was submitted with the master plan amendment but was held pending the outcome of the Plan amendment; it is now being processed along with this subdivision. The R-2 zone requires a minimum 20,000 square foot of lot area net. This subdivision's smallest lot is over 27,000 square feet and the largest is over 56,000 square feet. The subdivision's average lot size is approximately 0.77 acre (33,500 sq ft) which equates to a master plan density of approximately 1.1 units per gross acre. This R-2 subdivision is well within the allowable density permitted under the Kalispell Plan. The subdivision is proposed to be developed in three phases. The initial phase will construct 34 lots on approximately 25.7 acres, 2 park areas of 4.1 acres, and a cul-de-sac called Oat Court and the entry road - Barley Lane. Phase 2 will construct 45 lots on 32.4 acres with a 0.79-acre park and the internal roads, as well as the gated emergency access to Stillwater Road. Phase 3 will contain 48 lots on 34.5 acres, a 0.89-acre park, the remaining roads, and a gate at the northern end of Barley Lane. There will be approximately 16 acres of roadway easements. The roads will be constructed to the County's rural street section with grassy drainage swales on both sides of the road to facilitate the absorption of storm water runoff. County street standards require a minimum of 20 foot of pavement; the streets within the subdivision will be constructed with 22 foot of pavement and 2 foot shoulders providing an added measure of safety. In addition, a 4 foot paved path will be constructed on one side of the right-of-ways for pedestrians. West Barley Lane continues to the north to allow access to the LHC property immediately to the north. Also, an emergency access to the west, across the Johnson's farm, will connect to Stillwater Road this emergency access will be developed to County standards for emergency access, be gated, and not open to the public. Wheat Lane is extended to the west to connect to the emergency access road, this portion of Wheat Lane will be constructed to emergency access standards in a 60-foot right-of-way. EA Stillwater Estates Page 2 of 8 1 i i 1 There are no known geologic hazards onsite, no falls, slides, slumps or any rock outcroppings exist. The property is gently roiling, rising to the north as can be seen on the preliminary plat. The property has no natural or man made surface water features. The Stillwater River is approximately 700 feet east of the site. The site is well out of the Stillwater River's floodplain. No significant natural vegetation exists onsite; the property has been farmed for years. No species of critical concern inhabit the site. Deer and geese probably utilize the property from time to time even though there is development immediately to the east. The site has been utilized for the production of hay, grain, and potatoes. In the past it has yielded good quantities of each. The property is in an area destined to be developed with homes and non-residential development as can be seen by the development to the east and on the State's plan to the south. A note can be placed on the face of the final plat that warns homebuyers of the farming activity that occurs in the area. No timber production occurs onsite or in the area. There are no known historical, cultural, or archeological features on the property. 1 As stated during the Master Plan Amendment process, individual sewage treatment systems are proposed for this subdivision. However, the developer and subsequent property owners could waive their right to protest annexation and the formation of an SID to allow sewer service to this project when sewer is located in West Reserve Drive and Barley Lane. A note EA Stillwater Estates gage 3 of 8 can be placed on the Final Plat and in any covenants towards that end. Today the nearest public sewage treatment system that could be tied into is approximately 1-1/4 miles to the south, at Four Mile Drive and Highway 93. The typical average sewage flow from this type of development of single family homes should be approximately 300 gallons per day (gpd). This assumes a residential occupancy of 3 people per dwelling at 100 gpd per person. Included in this submittal are copies of the plat showing the location of the proposed drainfields and replacement fields, the locations of the wells, and a hydrologic report with a permeability analysis and depth to groundwater. More specific information is included in the enclosed Preliminary Non -Degradation Analysis Report prepared by Land and Water, Inc. of Kalispell. That report concludes that the ".. . septic tanks and drainfields would not degrade state waters above levels allowed by the State's non -depredation regulations... Phosphorous breakthrough to the Stillwater River would take over 3,000 years." Water supply will be from three wells manifolded together as a public system. This system will be owned and maintained by the property owners association. Ground water is available at a depth of over 250 feet for production wells of up to 2,000 gallons per minute. Well controls will be pressure actuated to increase supply to meet demands. The supply per phase is estimated at: Phase I -- 34 lots -- Avg. Demand 14 gpm, - Max. 56 gpm Phase 2 -- 45 lots -- Avg. Demand 19 gpm, - Max. 75 gpm Phase 3 -- 48 lots -- Avg. Demand 20 gpm - Max. 80 gpm Fire -flows are projected at a rate of 1,000 gallons per minute. The immediate demand for Phase 1 will be met by drilling two wells a part of Phase 1. All system components, including design, will be to Montana Department of Environmental Quality rules and Kalispell standards. This will allow for future annexation to the City. The Land and Water report includes a well log report from the DNRC. It appears from that report their well pump ran at 1475 gallons per minute for 22 hours with little reduction in water level and a rapid recovery. Solid waste will be handled by contract hauler to the Flathead County Landfill. EA Stillwater Estates Page 4 of 8 1►. Stormwater drainage for this subdivision would be accomplished through the use of grassy drainage swales along the streets to grass infiltration areas. Erosion would be minimal, as the property has no significant slope or open waterways to be protected. Best management practices would be used to control erosion; this might include straw with silt fencing as necessary to control any erosion. Roadways would be privately owned and maintained with a paved surface. To facilitate stormwater absorbtion along the road, no curbs or gutters would be used. Grassy drainage swales for absorbtion along the road would slow and reduce the Stormwater runoff from the roads that would be held in collection areas or ponds. A drainage plan has been include in the submitted plats. The project contains approximately 115 acres, of that, 16 acres is in road existing road ROW or is proposed. All internal rights -of -way are proposed to be 60 foot in width except for the first 190 feet of Barley Lane, that is proposed at 80 feet. All roads will be paved to County rural street standards, will be constructed by the developer, and be privately owned. The streets will be maintained by the homeowners association that would be responsible for all maintenance, including snow removal, from the travel surfaces. The internal streets would be paved for two lanes of traffic except for the entrance that will be paved for an additional left turn lane for smooth traffic flow. No lots are proposed to have direct access to Reserve Drive, all lots would access the internal street system. Two parks have been included along the southern portion of the project along West Reserve Drive to eliminate lot access to West Reserve Drive. West Reserve Drive is a two lane paved road and is classified as minor arterial in the Kalispell City/County Master Plan with a 60 right-of-way. The majority of traffic would head to the signalized intersection of West Reserve Drive and Highway 93. Some traffic would head west to Stillwater Road then south to access Kalispell. The traffic generated by this project would be approximately 1,270 vehicle per day at full buildout, which could take a decade or more. This can be seen immediately east of this project in Country Estates, which is sold out but not yet built out. Stillwater View Estates is designed with three phases. Phase 1 has 34 lots, Phase 2 has 45 lots and Phase 3 has 48 lots. Each lot generates approximately 10 vehicular trips per day. Therefore, when Phase I is fully developed it would generate 340 trips per day, Phase 2 - 450 trips per day, and Phase 3 - 480 trips per day. Emergency access is proposed to be provided to Stillwater Road along a 40-foot emergency access easement as indicated on the plat. This emergency access would cross the Johnson's farmland. The entire emergency access roadway will be developed in accordance with the County's Subdivision Regulations for emergency access, and constructed in Phase 2. The emergency access easement would be contained in a 60 ROW onsite; this is to allow for the future connection of Wheat Lane to any future development that might occur to the west. EA Stillwater Estates Page 5 Of 8 The proposed subdivision is located in the West Valley Fire District. Fire hydrants would be installed on the public water system in accordance with State and local requirements. The locations of the hydrants will be installed in accordance with State Standards and West Valley Fire Chief approval. Preliminary engineering indicates that fire flows, volume, and pressure can be adequately handle by the proposed wells. Police protection will be supplied by the Flathead County Sheriff's Department. The residential/neighborhood type of design should reduce the number of calls to this subdivision compared to that which would be expected in nonresidential and through street type developments. The Kalispell medical center is located approximately two miles to the south, ambulance/emergency service would be available to deliver patients to the hospital or ALERT would provide emergency helicopter service. This subdivision is not anticipated to over -burden these services. 11, �M The project is located within the West Valley School District; students would attend West Valley School located on West Valley Drive approximately 3 miles west of this site. The School District is currently considered overcrowded. However, a recent school bond passed for the construction of classrooms, administrative offices, and gym facilities. The new construction/expansion of the school is slated for summer with an opening for spring classes. This project would generate at full build -out approximately 60 school age children. However, since the project is to be constructed in three phases, the number of children would increase from zero to 60 over potentially a decade or so. The property is currently assessed as agricultural land. In discussion with the appraisers office the value is approximately $4000 per acre or $448,000. After development of the subdivision, the vacant lots will pay approximately $340 per lot in today's dollars. Depending on the value of the structure built on the lots; the taxes paid will be between $2,000 and $3,000. These numbers are what are currently being paid by property owners in Country View Estates, the subdivision immediately to the east. The approximate taxes paid by this subdivision when totally built out in today's dollars will be between $260,000 and $390,000. These numbers would increase as the reappraised value of the property increases. EA Suilwaier Estates Page 6 of 8 The site contains approximately 115 gross acres and has been used for the farming of grain and potatoes. This property is located immediately west of Country View Estates, a subdivision that is zoned R-2 and is similar in density, design, and development of this proposed development. To the north, west, and south is generally agriculturally oriented land. An easement has been provided to the north to allow access to the LHC property immediately north. A master plan amendment was approved last year to remove this property from the West Valley Plan and allow this property to fall under the Kalispell City/County Master Plan. The Kalispell Plan indicates this property to be used for suburban residential purposes. The classification allows a density of two dwelling units per gross acre. The two dwelling units per acre allow a zoning of R-2. A zone change has been requested along with this subdivision for R-2. The R-2 zone requires a minimum 20,000 square foot of lot area net. The subdivision's average lot size is approximately % acre the density of the subdivision is approximately 1.1 units per acre. This R-2 subdivision is well within the allowable density permitted under the Kalispell Plan. The parkland has been calculated for the entire subdivision. The total amount of land dedicated to parks within the subdivision is approximately 5.8 acres. Along with any improvements the parkland requirements of the Subdivision Regulations have been met. The subdivision proposes a park for each phase. Phase 1 includes 4.1 acres of park at the southern most end of the phase. Phase 2 includes a 0.787-acre park in the northern portion of the phase, and Phase 3 contains a 0.916-acre park in the northern portion of its phase. The State/County requires that a developer either provide parkland, parkland improvements, in -lieu fee, or combination thereof equal to the following: 7.5% parkland dedication for lots between %Z and 1 acre; and 5% for lots between 1 and 3 acres in size. This subdivision proposes to have a total of 91.4 acres in lots between t/2 and 1 acre which requires 6.8 acres as indicated above and in addition, 7 acres in lots above 1 acre which requires a 0.35 acres as indicated above. This requires a total parkland dedication or in -lieu fee equal to the value of the land or improvements or combination of 7.1 acres. Stillwater View Estates has a total of 5.8 acres of land committed to parks requiring an additional 1.3 acres to be dedicated or an in -lieu value invested in improvements to the parks. As previously stated the value of the land is 4,000 per acre which would necessitate a minimum $5200 be invested in improvements to the parks. This combination of parkland and improvements will meet the parkland requirements. EA Stillwater Estates Page 7 of 8 All new utilities would be constructed underground at the time of construction of the respective phase. The necessary utilities will be supplied by the following companies: telephone - Century tell, electricity - Flathead Electric Coop, Cable - TCI, Gas — Montana Power. EA Stillwater Estates Page 8 of 8 PRELIMINARY PLAT OF STILLWATER VIEW ESTATES LOCATED IN THE EAST 1/2 OF THE WEST 1/2 OF SEC. 25, T29N, R22W, P.M.M., FLATHEAD COUNTY, MONTANA. LAYOUT & PHASING PLAN VICHTY MAP 1 FGEM a n®xc +c®u roc pox m �, o CURRENT ZONE AREA TOTALS PHASE PLAN 6 SCHEDULE mmo+acmc UTLMESmlvmcu.Rnm J amm u¢ � emoxe va�o am uu. H s � n� xnoc am��nf )lata�DmOrtuva,4 ROAD SECTION INFiLTRATION_ DI•i CH SECTION SHEET 1 OF 2 PRELIMINARY PLAT OF STILLWATER VIEW ESTATES LOCATED IN THE EAST 1/2 OF THE WEST 1/2 OF SEC. 25, T29N, R22W, P.M.M., FLATHEAD COUNTY, MONTANA. PERIMETER BOUNDARY & DIMENSIONS SHEET 2 OF 2 Fir lathelathead RegionalDevelopment ice 723 5th Avenue East - Room 414 Kalispell, Montana 59901 Phone: (406) 758-5980 Fax: (406) 758-5781 MooTaTF71 o Tskit o TO: West Valley Land Use Advisory Committee FROM: Narda A. Wilson, Senior Planner DATE: April 19, 2000 RE: Stillwater View Estates Preliminary Plat and Zone Change Attached is information relating to the 127 lot residential subdivision and zone change from AG-80 to R-2 on approximately 115 acres on Vernon Johnson's property that was approved for a master plan amendment from Agricultural to Suburban Residential that was granted for last fall. This proposal is being forwarded to the committee for review and recommendation to the Kalispell City -County Planning Board. According to the schedule for the committee, the regular meeting is the last Tuesday of the month, or in this case April 25, 2000. I realize that this doesn't give you much time for notice or review, but we will try to move this forward despite the tight timeframe. This proposal is scheduled to go before the Kalispell City -County Planning Board on May 9, 2000 and their recommendation will be forwarded on to the Board of County Commissioners for another public hearing on the zone change and for final action on the preliminary plat. H \... \LETTERS \2000 \JFPLAT Providing Community Planning Assistance To: • Flathead County • City of Columbia Falls • City of Kalispell • City of Whitefish • WEST VALLEY NEIGHBORHOOD PLAN ADVISORY COMMITTEE April 26, 2000 Flathead County Commissioners c/o Narda Wilson FRDO 723 Fifth Ave. East Kalispell, MT 59901 Dear Flathead County Commissioners: This letter will inform you of the action that was taken at the April 25th meeting of the West Valley Land Use Advisory Committee regarding a request by J & F Construction on behalf of Vernon Johnson for a zone change and a preliminary plat approval for Stillwater View Estates. The land involved with the Stillwater View Estates proposal was removed from the West Valley Neighborhood plan, however, J & F Construction came before the committee as a courtesy as they had agreed to share their plans for the subdivision with the West Valley Land Use Advisory Committee. A motion was made to send a letter to the Kalispell City -County Planning board and the County Commissioners recommending approval of Stillwater View Estates with the following concerns being noted: 1. Hooking to the city sewer system should be expedited where at all possible with no more septics than necessary being put in place. Those septics that were in place would consent to hooking to city services when it became available. 2. That the potential impact to the West Valley School District be considered or possibly getting permission to join the Kalispell School District. 3. The right to practice customary agricultural and industrial/gravel practices in the area would be referenced in the covenants. 4. Covenants would state that the subdivision would not oppose annexation to the City. 5. Bike paths would be available within the subdivision's park areas off West Reserve. The motion carried with 4 in favor, 1 opposed and 1 abstention due to family involvement. Respectfully, Charlene M. O'Neil Vice Chair/ Secretary enc: Minutes (unapproved) from the April 25th committee meeting M][NUTES WEST VALLEY LAND USE ADVISORY COMMITTEE April 25. 2000 The meeting was called to order by Chairman Rodney Dresbach at 7:00 PM. Committee members present were Bruce Tutvedt, Art Hanson, Charlene O'Neil, Dave Van Dort and Ron Buentemeier. Clinton Grosswiler was absent. The minutes from the previous meeting, October 26, 1999, were read and approved. Under new business, Chairman Rodney Dresbach explained that the request by J & F Construction on behalf of Vernon Johnson for a zone change and a preliminary plat approval for Stillwater View Estates was before the committee as a courtesy. The land involved with the Stillwater View Estates proposal has been removed from the West Valley Neighborhood Plan, however, J & F Construction had agreed to come before the West Valley Committee and share with the committee their plans for the subdivision. Narda Wilson from FRDO explained the procedure to date regarding the Master Plan Amendment from an agricultural designation to a suburban residential designation. Mike Fraiser spoke on behalf of J & F Construction and explained they were making a joint application for a zone change and preliminary plat review. He said the subdivision would consist of 127 lots on 118 acres. The average lot size would be just under 1 acre. He guessed it would be 6 or 7 years before all the lots were sold but would be a much longer time before their would be houses on all the lots. Mike then answered questions from the committee. He explained that the subdivision will hook up to the city sewer as soon as it becomes available, however, the degradation analyses for the 127 lots concluded that onsite septic tanks and drainfields would not degrade state waters above levels allowed by the State's nondegradation regulations. The density will stay the same even if the city services become available All lots will be required to hook to the city services even if they have built a septic when the city services become available. He further answered concerns regarding the impact on the West Valley School which could result in almost a 20% increase in enrollment if the subdivision was totally built with homes on all the lots. There was some discussion of impact fees per lot or perhaps the deeding of some lots to the school district so they could sell them and recover some of the costs of increased enrollment. One committee member thought that perhaps Kalispell School District #5 may be willing to accept students from this new subdivision rather than these students attending West Valley School. The developers are willing to put a bike path along West Reserve within the two park areas that are proposed with this development. A question arose regarding covenants that would allow and reference the customary agricultural industrial*avel practices in the vicinity of Stillwater View Estates. Also, the fact that this subdivision would not oppose annexation to the City. Mike Fraiser explained that both these provisions would be part of their covenants. A letter was read by Narda Wilson from Roger Claridge of LHC concerning a 60' easement for roadway and utility purposes along the west edge of the subdivision. In addition, Narda expressed concern about the on -site septic systems and that FRDO would rather see a dry sewer built with the subdivision. The committee thanked J & F Construction for appearing and answering their questions and concerns. A motion was made to send a letter to the City -County Planning Board and the County Commissioners recommending approval of Stillwater View Estates with the following concerns being noted: 1. Hooking to the city sewer system should be expedited where at all possible with no more septics than necessary being put in place. Those septics that were in place would consent to hooking to city services when it became available. 2. That the potential impact to the West Valley School District be considered or possibly getting permission to join the Kalispell School District. 3. The right to practice customary agricultural and industrial/gravel practices in the area would be referenced in the covenants. 4. Covenants would state that the subdivision would not oppose annexation to the City. 5. Bike paths would be available within the subdivision's park areas off West Reserve. The motion carried with 4 in favor, 1 opposed and 1 abstention due to family involvement. The meeting was adjourned at 7:50PM. Respectfully submitted, ek"&U A,- 4d Charlene M. O'Neil FLATHEAD r BRIDGE19ROAD AND tp; c DEPARTMENTS April 27, 2000 Narda Wilson Senior Planner Flathead Regional Development Office 723 5f' Avenue East — Room 414 Kalispell, MT 59901. RE: Stillwater View Estates Dear Narda: Here are the requirements from the Road Department regarding this subdivision. First of all, with the increased number of people moving into this valley we are constantly fighting a never ending dust problem, so we require that all subdivision roads be paved, especially with such a large subdivision. Secondly, we are also requesting a traffic survey be done on West Reserve Drive. With this large of a subdivision and only one access coming off of West Reserve, we need to know what the impact on it would be. If you have any further questions please feel free to give me a call. Sincerely, Charles . Johnson Superintendent OEJ:pdy APR-25-2000 TUE 09:39 AM LHC AND TRL FAX NO, 914067287589 P. 01 PO BOX 7338, KALISPELL, MONTANA 59904-0338 PHONE (406) 758-6400 - FAX 9406) 758-6414 DA rF: �{ -5) O O TO: W! Lso-" COMPANY: QQ1OnQ� L 010VY1C'Yt,� , FAX NO.: FRO1N1:"&r6'-rQ t!S+ A'A r C-� _ RE: J � O n6 r uLib tsy� � Sf i 1 l 10,�2.1(' �/ 12w GS t Cj1 L� S NUMBER OF PACES INCLUDING COVER PACE S LHC Pit Location - 1179 Stillwater Rd., PO Box 7338, Kalispell, NIT 59904.0338 (406) 758-6420 - FAX (406) 758-6430 APR-25-2000 TUE 09:39 AM LHC AND TRL FAX NO. 914067287589 P. 02 f o=f 155 7th Ave., W.N. ® P.O. Box 7338 • KaftsPel1. MT 59904-0338 ® Ph. (406) 758-6400 s FAX (406) 758-6414 April 25, 2000 Narda Wilson Flathead Regional Dt-xlopment Office 723 Fifth Avenue East Room 414 Kalispcl , W 59901 Re: Request by d & F Construction on behalf of Vernon Johnson for a zone change and a request by J & F Construction for preliminary plat approval of Stillwater View Estates Dear Narda: We rccen.,t:d your notice of a public hearing for the K-illell. City -County Planning Board and the West Valley Land Use Advisory Committee regarding the above referenced requests by J & F Constmofion. In response, I am sending by fax to you again the letter we originally sent to you on August 31, 1999 regarding our easement that appears to border the west boundary of this proposed development. I have also included the Declaration of Easement document which describes the location of this casement. It is important that any developer recognizes the existence of this easement as access for our heavy equipment and trucks to and from our gravel pit operations. If you have any questions, please call. Sincerely, LAIC, Inc. Barbara Wolstein Secretary u LHC Pit Locaflon ® 1179 SflfWatet W. • P.O,Box 7338 a Ka4pefl, MT 59904-0338 (406) 758-6420 • FAX (406) 758-6430 APR-25-2000 TUE 09:40 AM LHC AND TRL FAX NO, 914067287589 P. 03 ' LHC Incorporated 155 711) Ave., W N. ® P.O. Box 7338 ® KOILVell. MT 59904-0338 ® Ph. (406) 758-6400 ®t'AX (406) 758-6414 August 31., 1999 Narda Wilson Flathead Regional Development Office 723 Fifth Avenue Fast Roont 414 Kalispell, IVIT 59901 Re: Itcruest by John Parsons on bcha f of ,J &, F-Construction-and Vernon arid '.lh--Ima Johnson for a master plan amendment to qre West Valley Land Use .flan Dear Narda: We received ,your Notice of a Public Hearing on the proposed master plan amendment as rioted above. We wanted your office to be aware that LI-IC, Inc, does have a 60-foot road and utility easement from Reserve Drive to our Gravel Pit property. '.this casement appears to border the west botmdary of the proposed development. It is iaiportant to us that any future development in this area recognizes this casement as access to and from our existing gravel pit operations, which may include gravel crushing, asphalt and concrete plants. Sind_,.,. J Y. Roger L. Claridge, Pr'�Slident 00 LHC Pit Location • 1179 Stillwater Rd. m P.O.Box 7338 • Kaltspo!I, MT 59904-0338 (406) 758-6420 9 FAX (406) 758-6430 APR-25-2000 TUE 09:40 AM LHC AND TRL FAX NO. 914067287589 P. 04 _r This declaration made this jDday of September, 1999, by L.I.1.C., Incorporated, P.O. Box 55, Kalispell, MT 59903 ("Ll- C") is to designate location of an easement granted to it by Vernon R. Johnson and Thelma M. Johnson, husband and wife, of 985 Stillwater Road, Kalispell, MT 59901 (collectively "Johnsons"), pursuant to a Warranty heed dated January 4, 1991, and recorded on December 8, 1997 as Document No. 199734213030, records of Flathead County, Montana, (the "Warranty Deed"), a copy of which is attached hereto as Fxhibit "A." WHEREAS Johnson, did grant, bargain, sell and convey unto LHC by the Warranty Deed, certain tracts of land located in flathead County, Montana described therein (the "LIIC Property"); and WHEREAS said conveyance from Johnson to LHC provided, in part, the following: "ALSO A sixty foot (60') non-exclusive private road and utility easement from West Reserve Drive over and across the West Half Southeast Quarter Southwest Quarter (W'/zSL''/SWl/a); the Northeast Quarter Southwest Quarter (NE'/SW'/) and the Southeast Quarter Northwest Quarter (SEV4NW`/a) to the Southwest Quarter of the Northeast Quarter (SWi/NL''/4) of Section 25, Township 29 North, Range 22 West, the exact location to be established by survey." and; WHEREAS the above -described property over which the private road and utility casement runs is herein known as the "Johnson Property;" and WHEREAS LHC, at its expense, has by survey delineated an exact legal description of the sixty foot roadway and utility casement from West Reserve Drive through the Johnson Property to the LHC Property, NOW, THEREFORE, LIIC declares the exact Iocation of said granted easement as established by survey to be as follows: A 60 foot wide non-exclusive private road and utility easement in the CE ' West 1/2, Section 25, Township 29 North, Range 22 West, Flathead County, Montana, the West line of which is described as follows: Commencing at the South 1 /4 corner, Section 25; thence along the South line of the Southwest 1/4, Section 25, also being the center line of West Reserve Drive North 89°52'20" West 1325.12 feet to the Point of MEMORAND UM Of' L,'ASEMENT LOCATION - P - APR-25-2000 TUE 09:40 AM LHC AND TRL FAX NO. 914067287589 P. 05 Beginning; thence North 00°07'40" East 3965.42 feet to the Southwest corner of Tract 1 as shown on Certificate of Survey No. 8253, records of Flathead County, Montana. Said easement is to extend from the South line of Section 25 to the South line of the North 1/2 of the Northwest 1/4, Section 25. This legal description of the above -referenced sixty foot wide non-exclusive private road and utility easement was established by Marquardt -McAlister Surveying, registered land surveyors of Kalispell, Montana. DATED this ,day of September, 1999. L.II.C., Incorporated, a Montana corporation r y:R rC Iis STATE OF MONI'ANA ) :ss County of Flathead ) This instrument wa , cknowledged before me on the ) 5+ day of September, 1999, by ROGER CLAR.IDGE, of I..I-I•C., Incorporated, a Montana corporation. Notary Publ' f r the.State of Montana , Residing at I A ne Montana My commission expir s D 0 (• MEMORANDUM OF EASFUENT LOCATION - 2 - APR-25-2000 TUE 09:40 AM LHC AND TRL FAX NO. 914067287589 P. 06 `I-•[l 1 97342'�fi�n� Citizen's Title �`7�'J <,•.�:;. L CRCT-51443 DBRA' k'or' Value Received, VERNON R. :.OeN&ON and ,TilELKA:-N..�JOHNSON Husband and Wife, of 985 Stillwater' Road, ;Rnliapell;,;;�ontana.l'_�; 59901, the Grantors, do hereby grunt, bargain;`sell,:andaonveYt; ; Luito L. H. C.. incorporated, of P. 0: Sox 55, Kalispell - ltontanii•;y •,; 59903-0055, the Grantee, the* following described,, real"propertyi •in'Plathead County, State of Konta6a, to -wit: Tracts in Section 25, Township 29 North, Rangef 22 West, M. P. M. as particularly- described in the exhibit annexed t� hereto.' D TO HAVE AND TO HOLD the said premises, with theirappurte forever. 'And• thences osaid Grantors Grantee, dooa hereby:cvennt to�4nCwithF the said Grantees, that'they are the owners. in"f66_�dim»l:eiof said ;:',j •;'s.', �. premiseaj*tbat said premises are free from all incumbrancesorand ? '� that they will warrant and defend the same From all lrirrful claims :;r•';,' whatsoever. DATBo-tb=ia = day .of January.t 1991. r. VERN��Njq� R. JOBNSON TgELKA M. J0g15 LU STATE OF MONTANA °C County of Flathead ) y a r On this _ ` day of January, 1991,-before.me, the ! r� is undersigned, a Notary Public for the State�afordsaid,.parsonally.•, appeared VERNON' R. JOHNSON and THFLKA M. JOtlNSON);• kuown •.to,,me to be't:he raons'whose names are subscribed'to'tkie,_foYe instrument, and. acknowledged to me that-, they., executed the same. IN'WITNESS-IMER80F, i have hereunto 'set•*"-.hafd,,khd;affiied,".' .i...� n m�! Notarial Seal the day and year in this certificate 'last `above' Notary Public for -,-the State, of . Montana �'k Residing at Xali.spellr'• �nt;.na "1„��-••t_'; My Commission expires I APR-25-2000 TUE-09-:41--All LHC AND TRL FAX NO. 914067287589 1 VASENWOKW-� P. 07 19973421 SQ31) A tract of land situated I lying and being In thc,East'HAlf Northwest Quarter (ZyNwh) of Section 25, - ToWrisft63 2 9,'fNor the"' Rang o,.i .22 West, M.P.M., Flathead County, Montana, as*tshoWn�On' Certificate of Survey No. 8253, described as'.folldwot Beginning at the Northeast corner.of the Nor eat -Quarter. -iof-Section 251 thence south 009001141 West and along the East boundary of -said,. VWk,&- distance of 1694.14 feet to a points thence . I . ' i :North 220001204 West a distance of 399.69 feet to a point on the South 'boundary 'of the said N84NW41 thence .'South 894596230 West and along'said south boundary a distancs'af 1175.08 feet to a points thence North 000151111 West a distance of 1323.28 feet to a point On th* North'boundary of said NEhj thence North 89*S81410 East and Along Slid North boundAry a distance of '-1334.75 feet to the point of beginning. 'The Wiet;uiiiaf of the Northeast Quarter (W►NEk) of section 25# Towns6i-o-ZY-N61th, Range 22 Woote 9,2. A.e-Flathead- County.: - Montana. ' EXCEPTING MfEREPROK all that portion of the Northwest Quarterof .::the Northeast Quarter (NWh E ) of said Section Sf* lying East ... North of the center of the -Stillwater River. ! All that portion of the Northeast Quarter of the Northeast Quarter (NehNE4) of. section 25, Township 29 Nor,thp -Range' 22 want, Flathead County, Montana, which lies Went and South of the center of the Stillwater River* that portion of the Southeast Quarter of,th,S,Northeast 'Quarter (SEkNE4) of Section IS# Township 29.,North:;::.Range 22 Waste Flathead County# Montana, which lies -'Wi'st, of,,.the cen*ter of the Stillwater River and extending Southerly,to" allpoirit where :said center of the Stillwater River inLernects,iho iWe .bounder t;:t, 84f line of said Southeast Quarter of the wortheast:*Quar r (SUR "of said Section 25. ALSO A sixty foot (60t) note -exclusive private.road:land.utility easement from West Reserve Drive over and acroas'.the.-WaaL Half Southeast Quarter Southwest Quarter Quarter Southwest Quarter (NEkSW4) and the-'eddiki4a4i'Quarter Northwest Quarter (SghNWk) to the gouthwesi;Qliaa�rt6r.of-".the Northeast Quarter (SW�Nek) of Section 25,-t6Vhk1ii0'29 North, Range 22 West, the exact location to be •established by survey* OJEL`T TO easement granted to Floyd Johnson and Ruth Johnson by natrument recorded May 18, 1072 in Book 615, page 834, records o 0 Flathead County, Montana, and I SUBJECT TO eh.t' RESERVING unto the SMLFVGRMT0R their heirs, legal representatives and assignut (i) a Twenty foot (201) canal easement located in the 8EhNEk 6f Section 25# Township 29 Northf Range 22 West$ X.P.M., PlaLhaad Coantyp Montana, and *a shown on certificate of Survey No. described AN f011OWSt ep, APR-25-2000 TUE 09;41 AM LHC ANDDTTTRL ®� FAX NO. 914067287589 P. 08 Commencing at the East 1/16 Corner of said Section. 25r. thence%-+,• r i', North 14.481210 East a distance of 833.52 feet to R point;,;wh1ch,-,.,7?; F' is the True Point of Beginning Of the easement herein dsacrtbodr ";;"•' :; }1 ` thence North 11.19140" east a distance of 20.00 feet to a •point) A"1 ty�' .thence:•: North 78440t206 West a distance of 130.09 feet to}a•,poi•ntr.:theace �� ;:. ;Jt'i South 11619,490 West a distance of 20.00 feet to a; points'<thenca_."'•;',.:5.�:;, South 78.401200 East a distance of 130.39 feet to the Point of Beginning`_ (ii) FURTHER RESERVING THEREPROK unto -the Grantorei' their heirs, ;.,•,� !, successors and assigns, a Thirty foot (301) easement for irrigation lines and access and pump access easement located in the SW�NE4 of Section 25, Township 29 Worth, Range 22.West, � i H.P.M., Flathead County, Montana, and as abown on certificate of 2 Survey No. ...._.____, described as follows l•} Beginning at the Center Quarter corner of said Section 25r thence South 89.591560 East a distance of 17.34 feet to a polfiti.thence.- �North 74.30126' East a distanceof 698.05 feet to a:pointr thence .;':,;-. '- South 30"00100' Ea&h a distance of 82.19 feet to a,pointr;thence :•,�, North 540001000 East a distance of 115.00 feat to, a,point1.:,thence i_Northweaterly a distance of 112.00 feet, wore or lesr•to•a point)' nffn V _ SSouth 62•00'00" West a distanceof 106.44 feet to a point:.thence ...� , r South 30/001000 East a distance of 12.30 feet to a pointy thence ::• -� South 74°30'26• West a dlstanee of 699.90 feetto a point; thence South 006081140 Nest a distance of 26.34 feat to the Point of Beginning. ETSER WITH a non-exclusive sixty foot (601) .pr:ivate road and utility easement from West Reserve Drive over and across, the West ss Half Southeast Quarter Southwest quarter (W�SEhSWh)r.the ". Northeast Quarter Southwest Quarter (NEiSWh) and.the Southeast Quarter Northwest Quarter (SEkNW4) to•the•West'Half of, the Northeest Quarter (WhNEy) of Section 25, Township 29 North, Rang* 22 West, (iii) a permanent easement for utilities and private roadway over,'upon and across the above -described *Tract, 61, ",Tract 7" and•'Tract,8" to and from the Stillwater River, for access to the 'canal" inlet and irrigation system. (iv) a permanent easement for the maintenance, replacement, improvement and installation of.th6='existing water distribution system for irrigation purposes,: includi'aq^,but, not limited to water pumps and motors, water pipeliriel.•;electric power lines, pump bouses, 'and other accessories to said,aystem.•. (V) 50% of all oil, gas and other hydrocarbons lying in under or "•%w�� upon the above -described property. 1997342 13p-50 >J VAT! of MOWANA C+ w, W f4d..4 Return '—,d+ to., L.H.C. Incorporated r.,.1...._`,.99 • p P.O. Box 55 •..� •�, aa..�� +...�,� MM CwN , ., ,� ` Kalispell, MT 59903-0055 R, CYl 1[R� SL 3A 20 20 2 IA 1 AAMA lam 11 —1- WAIJ-10 I II m EW Ice U3 _J4 I JT 2 2 VAU-EY Wit C It NMY I I E8 FRDO FILE #: CERTIFICATION STILLWATER VIEW EST. AND J & F CONSTRUCTION FPP-00-6 AND FZC-99-17 (AG-80 & SAG-10 TO R-2) I, the undersigned certify that I did this date mail via certified or registered mail a copy of the attached notice to the following Iist of landowners adioining the property lines of the property that is to be subdivided. Date: Assessor's S-T-R - Lot/Tract Property Owner - No. No. & Mail Address SEE ATTACHED LIST APPLICANT J & F CONSTRUCTION 690 N MERIDIAN RD STE 210 KALISPELL MT 59901 TECHNICAL PARTICIPANTS MIKE FRASER T D & H 690 N MERIDIAN RD STE 101 KALISPELL MT 59901 JOHN PARSONS AICP 725 9TH AVENUE WEST KALISPELL MT 59901 ADJACENT OWNS S FLATHEAD COUNTY PLAT ROOM TRACT ASSESSOR NO. OWNER 800 S. Main Kalispell, MT 59901 Section 25, T29N, R22W APPROVED k, 312-A-Z0 2 01-0978907 LHC, Inc. P.O. Box 7338 Kalispell, MT 59904-0338 2C 01-0975090 LHC,Inc. P.O. Box 7338 Kalispell, MT 59904-0338 3 01-0417700 Vernon R. & Thelma M. Johnson 985 Stillwater Road Kalispell, MT 59901-6901 3B 01-0417650 LHC, Inc. P.O. Box 7338 Kalispell, MT 59904-0338 3C 0978907 LHC, Inc. P.O. Box 7338 Kalispell, MT 59904-0338 5 01-0417700 Vernon R. & Thelma M. Johnson 985 Stillwater Road Kalispell, MT 59901-6901 Section 25, T29N, R22W Country Estates Unit 1 LOT ASSESOR NO. OWNER 47 05-0968111 Kenneth E. & Mary Theresa White P.O. Box 463 Kalispell, MT 59903-0463 48 05-0968112 Richard W. & Jill A. Weigand 12616 Kempston Lane Woodridge, VA 22192-0000 49A 05-0972790 Jay I. & Gladys N. Shoop 234 Arbour Drive Kalispell, MT 59901-2163 50A 05-0972791 Anthony F. & Tricia A. King 238 Arbour Drive Kalispell, MT 59901-2163 51A 05-0972792 Carole A. Alcock & Bessie V. Geoffroy 12 Meadow Lark Lane Dillon, MT 59725 52B 05-0974021 William H. & Marilyn R. Sheweli P. 0. Box 1395 Kalispell, MT 59903-1395 53A 05-0972793 Joann M. & A. Blake Smith 250 Arbour Drive West Kalispell, MT 59901-2178 Country Estates Unit 3 108 05-0972795 Becky A. & Tom R. Wiggin 1283 Sugarview Dr. Apt. 17 Sheridan, WY 82801-5328 Section 25, T29N, R22W COUNTRY VIEW ESTATES LOT ASSESOR NO. OWNER 1 05-0979536 Douglas B. & Leslie B. Anthony 262 Arbour Drive West Kalispell, MT 59901-2178 2 05-0979537 Rudy Koestner 134 Garden Drive Kalispell, MT 59901 3 05-0979538 Douglas Nash P. 0. Box 1731 Kalispell, MT 59903-1731 0 5 In FA E 10 Section 25, T29N, R22 VALLEY VIEW ESTATES LOT 1 2 3 IS 05-0979539 Jerry L. & Christine A. Timboe 274 Arbour Drive West Kalispell, MT 59901-2178 05-0979540 David L. & Marue I. Ritchie 25152 Modoc Drive Laguna Hills, CA 92653-5117 05-0979541 Timothy F. & Mary S. Obermiller, MD 282 Arbour Drive West Kalispell, MT 59901-2178 05-0979542 Gary M. & Wendy Madison 286 Arbour Drive West Kalispell, MT 59901 05-0979543 Chris N. & Marcie K. West P. 0. Box 7065 Kalispell, MT 59904-0065 05-0979544 Allan & Cindy Conroy 266 Arbour Drive West Kalispell, MT 59901 05-0979545 Phillip & Janice Thurmond 249 Arbour Drive East Kalispell, MT 59901 ASSESOR NO. OWNER 01-0975923 Valley View Congretation of Jehoviahs Witness 760 Fifth Avenue WN Kalispell, MT 59901 01-0001682 John M. & Doris M. Wood 104 Valley View Court Kalispell, MT 59901-6856 01-0001683 Valley View Congretation of Jehoviahs Witness 760 Fifth Avenue WN Kalispell, MT 59901 01-0001684 James R. & Kerry J. Finley 445 Addison Square Kalispell, MT 59901 TRACT ASSESOR NO. OWNER None None State of Montana NOTICE OF EMARING Kouns Zone Change from R-5 to I-1 Resubdivision of Lot 5, Block 2, Scenic Tracts and Zone Change from R-1 to R-2 Stillwater View Estates Preliminary Plat and Zone Change from AG-80 and SAG-10 to R-2 The regular meeting of the Kalispell City -County Planning Board and Zoning Commission is scheduled for Tuesday, May 9, 2000, beginning at 7:00 PM in the Kalispell City Council Chambers, Kalispell City Hall, 312 First Avenue East, Kalispell. During the regularly scheduled meeting of the planning board, the board will hold public hearings and take public comments on the following agenda items. The board will make recommendations to the Board of County Commissioners who will take final action: A public meeting will also be held before the West Valley Land Use Advisory Committee on April 25, 2000 beginning at 7:00 PM in the West Valley Fire Hall to consider Items #4 and 5 listed below, the zone change and preliminary plat for Stillwater View Estates. The committee will make a recommendation to the Kalispell City County Planning Board. 1. A request by Wesley and Donna Kouns for a zone change from R-5, Two Family Residential, to I-1, Light Industrial, on approximately 1.26 acres on an approximately 3.76 acre tract. The property proposed for rezoning is the approximate east one third of a tract of land located on the east side of Highway 93 South and south of Twin Acres road approximately 300 feet. The property currently has two buildings located on it and the purpose of the zone change is to allow construction of another building on the eastern portion of the lot. The property address is 2701 Highway 93 South which can be described as a 1.26 acre portion of Assessor's Tract SCDH located in Section 20, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana and as further described on Exhibit A. 2. A request by Bob Crismore, Eagle Private Trust, for a zone change from R-1, a Suburban Residential district with a one acre minimum lot size requirement, to R-2, a One Family Limited Residential district with a 20,000 square foot minimum lot size requirement, on approximately 4.79 acres. The purpose of the zone change is to allow the creation of an eight lot residential subdivision and as listed below. The property proposed for rezoning is located north of West Reserve Drive on the west side of Scenic Drive in Evergreen. The property can be described as Lot 5, Block 2, Scenic Tracts located in Section 28, Township 29 North, Range 21 West, P.M.M,. Flathead County, Montana and as further described on Exhibit B. 3. A request by Bob Crismore, Eagle Private Trust, for preliminary plat approval of an eight lot residential subdivision known as the Resubdivision of Lot 5, Block 2, Scenic Tracts. The subdivision contains approximately 4.79 acres total with the lots ranging in size from 0.46 acres to 0.78 acres in size and a proposed private roadway which contains approximately 0.64 acres that will be owned and maintained by the property owners. Water and sewer services for the subdivision will be provided by the Evergreen Water and Sewer District. The property proposed for subdivision is located north of West Reserve Drive approximately 1,000 feet on the west side of Scenic Drive in Evergreen. The property can be described as Lot 5, Block 2, Scenic Tracts located in Section 28, Township 29 North, Range 21 West, P.M.M., Flathead County, Montana. 4. A request by J & F Construction on behalf of Vernon Johnson for a zone change from SAG- 10, a Suburban Agricultural district with a 10 acre minimum lot size requirement, and AG- 80, an Agricultural district with an 80 acre minimum lot size requirement, to R-2, a One Family Limited Residential district with a 20,000 square foot minimum lot size requirement, on approximately 112 acres. The purpose of the zone change is to allow the creation of a 127 lot residential subdivision known as Stillwater View Estates and as listed below. The property proposed for rezoning is located on the north side of West Reserve Drive west of the intersection of Highway 93 South and West Reserve Drive approximately one half mile. The property can be described as a portion of Assessor's Tracts 3+ and 5+ located in Section 25, Township 29 North, Range 22 West, P.M.M,. Flathead County, Montana and as further described on Exhibit B. 5. A request by J & F Construction for preliminary plat approval of a 127 lot residential subdivision known as Stillwater View Estates. The subdivision contains approximately 127 acres total with the lots ranging in size from 0.624 acres to 1.305 acres, a common area of 4.1 acres and a proposed private roadway which contains approximately 14.1 acres that will owned and maintained by the property owners. A zone change from SAG-10, a Suburban Agricultural district with a 10 acre minimum lot size requirement, and AG-80, an Agricultural district with an 80 acre minimum lot size requirement, to R-2, a One Family Limited Residential district with a 20,000 square foot minimum lot size requirement has been filed concurrently with the preliminary plat. The subdivision will be developed in three phases. A private community water system and individual septic systems are proposed to serve the subdivision. The property proposed for subdivision is located on the north side of West Reserve Drive west of the intersection of Highway 93 South and West Reserve Drive. The property can be described as portions of Assessor's Tracts 3+ and 5+ located in Section 25, Township 29 North, Range 22 West, P.M.M., Flathead County, Montana. Documents pertaining to these agenda items are on file for public inspection in the Flathead Regional Development Office, 723 Fifth Avenue East, Room 414, Kalispell, MT 59901, and are available for public review during regular office hours. Interested persons are encouraged to attend the hearings and make their views and concerns known to the Board. Comments in writing may be submitted to the Flathead Regional Development Office at the above address prior to the date of the hearing or you may contact Narda Wilson, Senior Planner, for additional information. 4yl�hZl�tJ �-�� `�✓ Thomas R. Jentz Plannina Director ConstructionExhibit C Johnson Zone Change from Legal Description PARCEL l: The Southeast Quarter of the Northwest Quarter of Section 25, Township 29 North, Range 22 West, P.M.M., Flathead County, Montana. EXCEPTING THEREFROM the following described parcel: - A tract of land, situated, lying and being in the East half of the Northwest Quarter of Section 25, Township 29 North, Range 22 West, P.M.M., Flathead County, Montana and more particularly described as follows to wit: BEGINNING at the Northeast corner of the Northwest Quarter of Section 25, Township 29 North, Range 22 West, P.M.M., Flathead County, Montana which is a found brass cap; thence South 00°08'14" West and along the East Boundary of said Northwest 1/4 a distance of 1694.14 feet to a set iron pin; thence North 22100'20" West 399.69 feet to a set iron pin on the South boundary of the said NE1/4NWI/4; thence South 89°59'23" West and along said South boundary a distance of 1175.08 feet to a found iron pin; thence North 00115'11" West 1323.28 feet to a found iron pin on the North boundary of said Northeast 1/4; thence North 8905841" East and along said North boundary a distance of 1334.75 feet to the Point of Beginning. Tract 1, Certificate of Survey No. 8253. The legal description as shown, will not be accepted the office of the County Clerk and Recorder on any conveyance pursuant to Montana Code Annotated, 1976, 76-3-302, which states, "The County Clerk and Recorder of any county shall not record any instrument which purports to transfer title to or possession of a parcel or tract of land which is required to be surveyed by this chapter unless the required Certificate of Survey or subdivision plat has been filed with the Clerk and Recorder and the instrument of transfer describes the parcel or tract by reference to the filed Certificate or Plat". PARCEL 2: The Northeast Quarter of the Southwest Quarter and the Southeast Quarter of the Southwest Quarter of Section 25, Township 29 North, Range 22 West, P.M.M., Flathead County, Montana. EXCEPTING THEREFROM all of Valley View Estates. The legal description as shown, will not be accepted the office of the County Clerk and Recorder on any conveyance pursuant to Montana Code Annotated, 1976, 76-3-302, which states, "The County Clerk and Recorder of any county shall not record any instrument which purports to transfer title to or possession of a parcel or tract of land which is required to be surveyed by this chapter unless the required Certificate of Survey or subdivision plat has been filed with the Clerk and Recorder and the instrument of transfer describes the parcel or tract by reference to the filed Certificate or Plat". l I �I r i CONSTRUCTION OVERLAYREQUEST FOR A ZONE CHANGE FROM AG-80, AGRICULTURAL�80 ACRE MIN. LOT SIZE, & SAG-10, SUBURBAN AGRICULTURAL-10 ACRE MIN LOT SIZE, TO R�.2, ONE FAMILY LIMITED RESIDENTIAL SIDE/ WEST VALLEY ll► FILE WEST i 'Flathead el al Development Office 723 5th Avenue East - Room 414 Kalispell, Montana 59901 Phone: (406) 758-5980 Fax: (406) 758-5781 April 24, 2000 Re: Zone Change Request and Preliminary Plat Approval Our office has received a request by J 8s F Construction for preliminary plat approval of a 127-lot residential subdivision known as Stillwater View Estates. The subdivision contains approximately 127 acres total with the lots ranging in size from 0.624 acres to 1.305 acres, a common area of 4.1 acres and a proposed private roadway which contains approximately 14.1 acres that will be owned and maintained by the property owners. A zone change from SAG-10, a Suburban Agricultural district with a 10 acre minimum lot size requirement, and AG-80, an Agricultural district with an 80 acre minimum lot size requirement, to R-2, a One Family Limited Residential district with a 20,000 square foot minimum lot size requirement has been filed concurrently with the preliminary plat. The subdivision will be developed in three phases. A private community water system and individual septic systems are proposed to serve the subdivision. The property proposed for subdivision is located on the north side of West Reserve Drive west of the intersection of Highway 93 South and West Reserve Drive. Our office must prepare a report by May 1, 2000 to the Kalispell City -County Planning Board, who will hold a public hearing on May 9, 2000, on the request and forward a recommendation on to the Board of Commissioners. Please submit your comments in writing or by phone prior to that date, so that they can be incorporated into the staff report. If you have any questions, you can reach me at 758-5980. Sincerely, 4X l,f — Narda Wilson Senior Planner NW/sm Attachments: Applications Preliminary Plat Vicinity Map Legal Notice Providing Community Planning Assistance To: • Flathead County • City of Columbia Falls • City of Kalispell • City of Whitefish • Send to: Flathead County Road Dept., Charlie Johnson #48 Flathead County Weed and Parks Dept., Jed Fisher #52 Flathead County Sheriff, Jim DuPont #49 Flathead City -County Health Department, Glen Gray #50 Flathead County Superintendent of Schools, Donna Maddux # 102 West Valley School District # 1 (#34) West Valley Volunteer Fire Department #90 MT Department of Fish, Wildlife 8v Parks # 135 MT Department of Natural Resources and Conservation #55 MT Department of Environmental Quality # 192 Flathead Conservation District #54 Susan Moyer, Kalispell Planning, Economic and Community Development # 129 Glen Neier, Kalispell City Attorney # 139 Chris Kukulski, City Manager - # 106 Dick Amerman, Assistant City Engineer, Public Works - #205 Jim Hansz, Director Public Works - # 110 Clay Colby, Field Maintenance Bureau - # 162 Steve Herzog, Maintenance Supervisor - MDOT - #59 H: \ FRDO \AG -REFS \ FPP00-6 PRELIMINARY NONDEGRADATION ANALYSIS For Proposed Subdivision by J & F Construction Flathead County, Montana Prepared for: J & F CONSTRUCTION 690 North Meridian #210 Kalispell, MT 59901 Prepared by: LAND & WATER CONSULTING, INC. P.O. Box 8027 Kalispell, MT 59904 March 2000 Project No.: 799098 LAN® & WATER CONSULTING, INC. 221 Parkway Drive • P.O. Box 8027 • Kalispell, Montana 59904 • Tel (406) 257-7200 E-mail info@landandwater.net • Fax (406) 257-7205 TABLE OF CONTENTS Section page 1.0 INTRODUCTION.................................................................................... 1 1.1 Site Description............................................................................... 1 2.0 REGULATORY REQUIREMENTS............................................................. 3 2.1 Area Geology and Soils...................................................................... 3 2.2 Area Hydrogeology.......................................................................... 6 3.0 NONDEGRADATION ANALYSIS.............................................................. 9 3.1 Proposed Septic Systems.................................................................... 9 3.2 Nitrate Loading to Groundwater........................................................... 12 3.3 Phosphorus Loading to Surface Water .................................................... 13 4.0 CONCLUSIONS......................................................................................13 5.0 REFERENCES CITED.............................................................................14 Appendices Appendix A. Supplemental Soils Information Appendix B. Well Driller's Reports Appendix C. Nitrate and Phosphorus Tables LAND & WATER List of Tables Table 1 List of Figures LIST OF TABLES AND FIGURES Nondegradation Model Input Values ...................................................... 9 Figure 1. 2 Figure2. Geologic Map................................................................................. 4 Figure3. Soils Map....................................................................................... 5 Figure 4. Hydrogeologic Cross -Section. ;............................................................ 7 Figure 5. Extent of Perched Aquifers in the Kalispell Valley ..................................... 8 Figure 6. Potentrometric Surface Map of Deep Artesian Aquifer ................................ 10 Figure 7. Groundwater flow Path and Drainfields Contributing to Cumulative NOs Impacts................................................................ 11 LAND & WATER 1.0 INTRODUCTION This report presents the results of a preliminary nondegradation analysis performed for a subdivision proposed by J & F Construction in Flathead County, Montana. The analysis was conducted to assess the feasibility of using individual onsite sewage treatment systems (conventional septic tanks and drainfields) with regard to nondegradation regulations. The purpose of the analysis was to evaluate the potential for water -quality impacts as required by the Montana Department of Environmental Quality (DEQ) for nondegradation review and thereby, determine the suitability of using individual onsite septic systems. 1.1 Site Description The proposed subdivision is located approximately one-half mile north of the Kalispell City limits. The subdivision would be located in the east half of the southeast quarter of Section 25, Township 29 North, Range 22 West, Flathead County, Montana (see Figure 1). The southwest quarter of this section is fully developed as residential apartments - RA-1 (Mountain Villa Apartments) and single-family residential - R-3 (Country Estates). A preliminary subdivision plat indicates there would be 127 residential lots covering an area of 92.8 acres, paved road area of 16.3 acres, and an additional 6.0-acre common park area; the total development encompasses 115.1 acres. The nearest sanitary sewer connection is approximately one mile to the southeast at the Flathead Valley Community College campus, which is significantly beyond the immediate service area for connection to the City of Kalispell's wastewater treatment facilities. The topography of the area gently slopes from northeast to southwest across the site. The nearest water body is the Stillwater River that is approximately 700 feet east of the subdivision boundary. According to FEMA maps, the entire subdivision area is mapped as Zone C, which is excluded from the floodway of the 100-year flood inundation area. 1 LAND & WATER C=• Area of Proposed Subdivision 3048 * If A'Grosswiler � Is io-5-2- '0 ?: Teneyck • Country Mew Estates Glacier e 11 em 13 all 3014 KYAC (DNRC) Figure 1 0 Project Location Map J&F Construction LAND & WATER CONSULTING, INC. SCSI&- l' = I OW (406) 257-7200 P.O. Box 8027 799-008 igidwg Project manager. FL Nobia Dmftamm J.R. (405) 257-7205 FAX KaBspea, MT 58804 2.0 REGULATORY REQUIREMENTS The proposed development would be considered a "major subdivision" under both Flathead County and State of Montana subdivision regulations. As such, site -specific information concerning the soil conditions and underlying groundwater is needed to evaluate the suitability of using individual onsite sewage systems. This information provides the baseline data used to perform the nondegradation analysis. 2.1 Area Geology and Soils As displayed on the.geologic map for this area (see Figure 2), the majority of the proposed subdivision would overly glacial lake deposits (Qgl). These sediments consist of light yellowish brown, clayey silt that were deposited from suspension in pro -glacial lakes formed behind moraines (Smith, in progress). These lacustrine deposits average 100 feet in thickness, but are locally greater than 250 feet. The northern extent of the subdivision is underlain by glacial ice -contact deposits (Qgi). These deposits are representative of glacial till consisting of cobbles to boulders within a silty -clay matrix. Valley wide, the thickness varies from 100 to 300 feet. The soils for this area are representative of parental material of glacial origin. The soils map (see Figure 3) shows the eastern two-thirds of the subdivision will overly Tally, Blanchard, and Flathead soils (Ta) that have 0 to 3 percent slopes (USDA, 1960). The Tally series consists of moderately deep, sandy loam soils. The western third of the subdivision is characterized as Kalispell loam (Ke) that have 0 to 3 percent slopes (USDA, 1960). The Kalispell series consists of deep, medium -textured, well -drained soils. Slopes for both the Tally and Kalispell series soils are well below the maximum allowable limit of 15 percent as mandated by DEQ. Although test pits were not excavated for this assessment, the soil conditions on the adjacent property were reviewed from the Country Estates file at the Flathead County Health Department. A series of test holes (TH-2, TH-3, TH-7, TH-8, and TH-9) excavated along western and southern margin of this development have generally been logged as 10-inches of topsoil at the top of the profile with a silt loam (ML) to a depth of 120 inches. No shallow groundwater was encountered in any of the test holes. An onsite evaluation of Lot 18 in Country Estates by Health Department personnel documented "there are no apparent problems with the onsite sewage treatment system on this lot. The structure shows no drainage problems (i.e., slow draining or backing up). The drainfield shows no evidence of failure. " Copies of this information are contained in Appendix A. Based on the aforementioned geologic and soils data, it appears the conditions at the proposed subdivision are amenable for the use of conventional onsite sewage treatment systems. 3 LAND & WATER ' •I '�' • .�y` ALv •w •�+ .�• i► �► � � ..� �- ter.• r� � r' �� �� — Area of ti:: 'Qgt2t Proposed 25 :r,r• Subdivision • = _ '" Hh.• T. �. ` > I, Legend '; , � � � r �` t�r+,::;:•��.,�• QU1- Glacial Lake Deposits QUI - Glacial Ice-Ccntact Deposits 36 ' 'rj ! , • � Clot - Glacial Till � ( ',,,.'.+•• ter. �� , •-� Figure 2 3-0" Geologic Map ° w J&F Constructlon LAND & WATER CONSULTING, INC Scale: 1' = 2000• (40e) 257-7200 P.O. Box ea �099 %51&AV I Prat r R Noble Draftsmen: J.R.(•W) 257-7205 FAX KaBepell. M7 509 2.2 Area Hydrogeology Logs of existing wells in the area were compiled and reviewed to develop a comprehensive understanding of the hydrogeologic flow regime. Copies of the well driller's reports are contained in Appendix B. Figure 4 depicts a hydrogeologic cross-section for this area; well locations and the cross-section transect are shown on Figure 1. As displayed, wells in this area derive groundwater from the deep artesian aquifer. The aquifer is overlain by approximately 300 feet of glacial lacustrine or till deposits. These sediments represent a significant aquiclude (highly confined conditions) as evidenced by the upward vertical hydraulic head of 150 feet. These sediments serve as a barrier to inhibit downward contaminant (nitrates) migration. The well logs did not describe the presence of any perched aquifers in this area. This observation is further supported by a map of the perched aquifers within the Kalispell Valley (Konizeski and others, 1968). As shown on Figure 5, the area of the proposed subdivision is located beyond the perched aquifer that lies between the Stillwater and Whitefish Rivers to the north and the shallow sand aquifer to the south. As such, no shallow groundwater is present in the area. 6 LAND & WATER a Regional Deep Artesian Aquifer4 a a ° a° 26W ^ A o j N Stmtlon (f99t bet—n W Ns) Figure 4. H dro eolo Ic Cross -Section 9 Y g 9 C 11 ���� LAND ATER CONSULTING, INC. JBF Constmctlon poe>mramo v.o.a�em>' M-- MN nnlbmen: J.B. BCALE;fI Jh.600 Mi (A06)YS-Y FM O.IW�,MiaM jjU 3019 ) ••R 3020 • I O' 11 1 12 3021 g 12 3020 ���4 I II _^�° � ,3021 3001 i3001 ;i, p - --_ -- & 1! 3020 c 15 14 3 •1�O �-� 0� 8 17 6 % 3011L- t I OI 3016o I I_o 3017 �--- - - = ' • - 03017 03018 3716 lam_ a w o g f 3016 I 23 F r - �� ....� O9 0 2 � 0110 2983 Area of G` 2 7 l 2 Pn�osed 2 1 L �.. ! 2 L Q O 2 �5ubdivision 0 . I: i �. O 30 1 I I I to .0 O i O 3 � 0 35 11 36 0 3 32 30 9 °o Q, 3034 i. 53 . �:_ 3p 00: 3 O 2 �Q 6 !,2966 5 e'• 0 0-, 3023 3025 7 I � _ .. Cr Figure 5. Extent of o 3-08-00 Perched Aquifers In the Kalispell Valley LAND & WATER CONSULTING, INC. J&F Construction sa00' le: V a 40(40e) 257-7200 _ P.O. Box earn 79a-008 tG4-dn I Project Mart Vw. R Noble Dradtamen J.R. (406) 257-7205 FAX KaEepea, Ur 5DO04 3.0 NONDEGRADATION ANALYSIS Although the geologic information presented in Section 2 displays that the groundwater would not be impacted by the use of onsite septic systems, it was decided to further evaluate potential groundwater impacts using the standard nondegradation equations for nitrate loading and phosphorus break -through. Prior to performing the nondegradation calculations, it was necessary to determine the aquifer characteristics for input to the equations. As shown on Figure 6, the groundwater flow direction is from the northwest to the southeast and has a hydraulic gradient of 0.0012 (LaFave, in progress). A formal aquifer test was recently conducted on the Kalispell Youth Athletic Complex (KYAC) well. The well location is shown on Figure 1. A copy of the well log and pump test data is contained in Appendix B. An aquifer thickness of 98 feet was used, based on the cumulative feet of perforations. The recovery test data produced the most realistic results providing a transmissivity value of 86,750 ft'/day, which equates to a hydraulic conductivity of 885 ft/day. A background nitrate level of 0.20 mg/L was obtained from the Flathead Utility well that was sampled in 1999 (Greg Butts, DEQ, personnel communication). A summary of the nondegradation model input values is presented in Table 1. Table 1 Nonde radtion Model Input Values Hydraulic Conductivity 885 feet/day Hydraulic Gradient 0.0012 feet/foot Static Water Level 250 feet b s Background Nitrate 0.20. mg/1 The nondegradation analysis includes determining the impact of the 124 proposed septic systems on groundwater quality as indicated by nitrate concentration, and impacts to surface -water quality as determined by phosphorus breakthrough calculations. 3.1 Proposed Septic Systems The proposed development will consist of 127 single-family residential lots served by individual conventional septic systems. The septic tanks and drainfields will be designed in accordance with ARM 17.36.304 and WQB-6. Drainfields will be oriented approximately perpendicular to the assumed direction of groundwater flow wherever possible. Figure 7 presents the layout of the 127 lots and drainfields. 9 LAND & WATER VY • i 3 s\ s I n I s I is I a I M/: M a r a r r r r U s 50 Lots Phase III v 3+ r a s a 3+ « r a n a Assurnvd GroundwsOsr s Flow Dksdton � a r ac s a „ s 49 Lots Phase II 5+ 34 Lots Phase I 5+ Geou,aw.ar raw Path 9spdc Drainrdds AddIng to c urruW&44 impacts ' Adjace t DrslrtnNotdds to am.dw. o impacts AppsmdrAft Dralnrteld Dlmersions too' x 2S 3C 3 4 5 2 1 LA-F" 0— z MRAPPOCAL Mf1MMC TATZ M MAM OR MAY MCr DS THE LEGAL DEMOM LM DR AMr rMMm koamL sanoo" r1wreftAms MtXr ! MAD! N A L=MM LAM SLMrVUYOf. Figure 7. Groundwater Flow 303-00 Path and Dralnfields a Contributing to LAND & WATER CONSULTING, INC. Cumulative NO, Impacts Scale: 1. a 5W (408) 257-7200 P.O. Box 8027 79%�Ml %OaAG Project R Noble DrOUrron: J.R. (06) 257-7205 FZq'W Kabpon, tlfr 59904 3.2 Nitrate Loading to Groundwater The Bauman -Schafer model was used to determine the nitrate concentration in groundwater downgradient from the proposed subdivision resulting from the operation of the proposed septic drainfields. The results of the Bauman -Schafer model indicate the proposed septic system would increase nitrate in the aquifer from the present background concentration of 0.20 mg/1 up to 4.90 mg/L at the eastern (downgradient) border of the property. This can be compared to the 5.0 mg/L nitrate allowed by the DEQ. This value was based on the cumulative impacts of 7 drainfields assumed to be along the same groundwater flow line (see Figure 7) . A table of computations showing the cumulative impact of the 7 drainfields is provided in Appendix C. 3.3 Phosphorus Loading to Surface Water In addition to nitrate, the systems were also evaluated to determine the potential phosphorus loading to the nearest surface water, which is the small pond (abandoned oxbow of the Stillwater River) to the east (see Figure 1). At its westernmost point, this pond is located approximately 700 feet east of the proposed subdivision property. A phosphorus breakthrough analysis using this point as the nearest potentially impacted surface water indicates phosphorus breakthrough wouldn't occur for over 3,000 years. This can be compared to the minimum of 50 years to breakthrough required by the DEQ. Phosphorus breakthrough calculations are presented in Appendix C. 12 LAND & WATER 4.0 CONCLUSIONS Our analyses indicate that the proposed subdivision proposed by J & F Construction with 127 individual onsite septic tanks and drainfields, would not degrade state waters above levels allowed by the State's nondegradation regulations. Nitrate in the groundwater would be increased from a background level of 0.20 mg/L up to a maximum of 4.90 mg/L at the downgradient property line. Phosphorus breakthrough to the Stillwater River would take over 3,000 years. Soils in the eastern two-thirds of the subdivision are characterized moderately deep, sandy loam that have 0 to 3 percent slopes, which is well below the maximum allowable limit of 15 percent as mandated by DEQ. Wells in this area derive groundwater from the deep artesian aquifer. The aquifer is overlain by approximately 300 feet of glacial lacustrine or till deposits. These sediments represent a significant aquiclude (highly confined conditions) as evidenced by the' upward vertical hydraulic head of 150 feet. These sediments serve as a barrier to inhibit downward contaminant (nitrates) migration. The well logs did not describe the presence of any perched aquifers in this area. Based on the aforementioned geologic and soils data, it appears the conditions at the proposed subdivision are amenable for the use of conventional onsite sewage treatment systems. 13 LAND & WATER 5.0 REFERENCES CITED Cooper, H.H., Jr. and Jacob, C.E., 1946. A generalized graphical method for evaluating formation constants and summarizing well field history. Transactions, American Geophysical Union, Vol. 27, No. 4. Konizeski, R.L., Brietkrietz, A., and McMurtrey, R.G., 1968. Geology and Ground Water Resources of the Kalispell Valley, Northwestern Montana, Bulletin 68, Montana Bureau of Mines and Geology, 42p. LaFave, John (in progress). Draft Potentiometric Map of the Deep Artesian Aquifer within the Kalispell Valley; Montana Bureau of Mines and Geology. Smith, Larry (in progress). Draft Geologic Map of the Flathead Valley; Montana Bureau of Mines and Geology. U.S. Department of Agriculture, 1960. Soil Survey for the Upper Flathead Area, Montana; Series 1946, No. 4, 67p. �. 14 LAND & WATER Appendix A SUPPLEMENTAL SOILS INFORMATION Proposed Subdivision by J&F Construction Flathead County, Montana LAND & WATER LL TEST HOLE LOG OBSERVED m 6-28-79 9- 4-ZCI-717 501L PROFILE o T N. ! O - I " TC P 5oI L S//-7 - SILT`'' TP. ? - 0-10" T0P5o1L /%,lL IIV SICT•i� FttY. SF�f�GS - T�I'I T.H. Top SOIL- _ q - //Z" P7L 5/,LT - SILTY FINE T. H.#g - o -!Z', Top,-Z,014- i2-JIVo%Gfil�ll�. T.k.:15 - 0-3 ;r-oi-sctL 3y CAh- K 81<Ck-'N 12,=I/0!'ILSILTY 3- CLAYEY FlIVc =/t AlbS - 7,,j A �� 'I `, k - T E �� H .. S E)2 hi a*N To P :3 /2- /%L -OL /,/OPGgIVIG SILT - OYGACNiC SILT" ra & K 8�0k,) N /+9 Z- c ,�" ,q N I C s 1 LT - 51 LT Y Flltif c 111yDS - -TAN TH. �7 0 - /OTOPSO/L. 7: H. -,' - / I `/ TO P SG 1 L /)"' //S" P-IL SIC.T - SILTY F/tv' E - SILTy' FlNe5 s'ANDS - Ti4N No EvrDE/'CE of HlGN G2oUND WATE�2_ �-- l�,' PERCOLATION TEST DATA - TEST 4- 3 4 5 6 7 s 7 C I?- 13 14 15 le 17 18 113 20 21 22 z3 24 2s 26 27 28 29 30 31 32 RATES 0A7-41F c F b-Il- 79' -iZ -7? 6 -1Z -7`? b -12-7? G - i2 -•7J - IZ-7? 6 -/1 -7? 6 -Jl -74 -Z.7 -?9 -'L7 -T? 7 "7 7 � 7-Z-7q 7-Z-7q 7 -z -)9 -7 - � 7 -- �-/ -? 9 7-Z-79 7 -2 -7? 7-Z-74 T-ES T DRAINF1ELD ABSORPTION AREA REaUIRED LOTS 1 J 2,3 (ustNG /S / 70 FT PEP LOTS 4,5,6 (usINx lO 6.5 SQ FT PE` L 075 7, 8 ( US-I/JG 15 ^IJf�/rr�j =. l 90 s(t F—i PEK O T S 9, /0 (us !!v 2 Q 220 sct xT frIC L O TS 11- 16 ( us/nt� 5 .vilN) - 130 sa FT pF,e LOT 17 9'O s(a FT PEK LOTS usitiG 20 220 _c, rr PFK LOTS 20-23 (' USING 10 MVAIIIA S3. F=';' PEr LOTS 24-26 (uslti{' 1S 70 LO"T S 2.7 J la 8 rluG 20 r::/1'/:.-.' 220 scZ P - L.,OT 29 (usmh a lS 90 sic r:- ilEA::� L 07S 30J 31 (us 1 vG 10 145 LOTS = Z-3n7Q ( us%::G 15 .�:,✓l'irJ! = l70 5 i.; Pit BEDkaor't BE"uP ^� rl S EO F, oor� H'CL&Oof-'i 84E 6/% 0 1. &E L:J�,l�j SQL /� ."':;✓� l f Date: Tega _I DesCx-jptjcn:­-- Lot 18 Country Estates #1 a Services •• • Ikmard •n i : 1 • • ►• /4•- iccatic66f • •r •' P n • • like this • c- to, certify- - • G • • • • •- • - - Sorenson 179 Arbor Dr. Falispel .i. .. • -• • •�.�N •- �..• •f- depth. to f : •.. t •, Rye . .� fy fi:.•tanoe to"Sin1ace water distance to neigt��g wells percolatial test resulti V 7.5' SLOPE WELL 51TE i i I I w O 300� �C 8 PT- I Pr'"a TN.'2 (y I 1 j IG r-I� II ■ I • PT�9 PT {Zfl I S PT'sll ( _ _ J I • PT "lo /IS I- �45 °T bgl - i ■ - -�-- . "O �o I O 9 s -7 6 pr I of _I �FT9-22f If PTa24 _I IPT-ZS $1 17 Is 19 26 21 ■ -f- - - - I I ll."4 I PT tO261 I I I I I 1 -'' it PT "2 -- Tip �. 4.4 \ 43 /f' / PT"16f PT11 42 - 41 115 40 39 3H 37 36 35 34 33 1 r f PT fi��/-il h PT R_73o - '�-I - - - I- - I - - I 1W - i 1'y :1 1 I I I II IP TI I IPTfeI I I i -Iprs I 1 1 IPT;01 _J WEST RESERV=. DR L1 1 ' 1 11 RU WELL DRILLER' S REPORTS Proposed Subdivision by J&F Construction Flathead County, Montana Z-4�� LAND & WATE_E ► ,t. ► r ► �,a. f 3850 Hk4hwc)y 93 `uilh. Kok3[x,11. MON(ifx) 59901 (406) 752-2809 FAX (d06) 756-0029 May 15, 1998 Kalispell Youth Athletic Complex Four Mile Drive 10" Production Well Formation Log: 0 - 72 72 - 87 87-112 112 - 138 138 - 154 154 - 172 172 - 196 196 - 214 214 - 223 223 - 234 234 - 243 243 - 250 250 - 253 253 - 257 257 - 263 263 - 284 284 - 287 287 - 318 318 - 339 Silt and fine sand. Small gravel with silt and fine sand. Small to medium gravel with light coarse tan silt. Small to medium gravel with light tan silt and some cemented coarse sand. Small to medium gravel with tan silt and coarse sand - seep of water. Looser small to medium gravel with tan silt and fine to medium sand - 1 to 3 gallons per minute. Small to medium angular gravel with some silt and sand - seep of water. Small to medium gravel with coarse sand - 3 to 5 gallons per minute. Small to medium gravel with some silt and sand - 20 to 30 gallons per minute. Mixed gravel with some silt and coarse sand - 50 to 60 gallons per minute. Tight small to medium gravel with silt and sand - 2 to 3 gallons per minute. Mixed gravel with tan silt and sand - 80 to 100 gallons per minute. Tight small to medium angular gravel with tan silt and sand - 3 to 5 gallons per minute. Mixed gravel with tan silt and sand - 80 to 100 gallons per minute. Tight small to medium angular gravel with brown silt and sand - 3 to 10 gallons per minute. Small to medium angular gravel with tan silt and sand - 10 to 25 gallons per minute. Mixed gravel with tan silt and sand - 100+ gallons per minute. Tight small to medium angular gravel with silt and sand - seep of water. Mixed gravel with silt and sand - 100 to 150 gallons per minute. Pale 1 of 2 May 15, 1998 Kalispell Youth Athletic Complex Four Mile Drive 10" Production Well 339 - 344 Tight small to medium gravel with silt and sand - 10 to 30 gallons per minute. 344 - 348 Mixed gravel with silt and more sand - 100 to 150 gallons per minute. 348 - 361 Mixed gravel with silt and sand - 150+ gallons per minute. 361 - 376 Tight small to medium gravel with silt and sand - 10 to 30 gallons per minute. 376 - 385 Mixed gravel with silt and sand - 200 gallons per minute. 385 - 393 Tighter mixed gravel with silt and sand - 100 gallons per minute. 393 - 402 Mixed gravel with silt and sand - 200 gallons per minute. 402 - 425 Looser mixed gravel with silt and_sand - 200 to 300 gallons per minute. 425 - 442 Loose mixed gravel with silt and sand - 300+ gallons per minute. 442 - 460 Tight small to medium gravel with silt and sand - 50 to 60 gallons per minute. 460 - 463 Loose mixed gravel with silt and sand - 300+ gallons per minute. (' no 2 of 9 Form No. 603 R2;97 WELL LOG REPORT File No. 1. WELL OWNER Name-- GitY J J 2. CURRENT MAILING ADDRESS SGj1D0 Tu 5 {- �RMyt Kal irspel l . HE 59 T-- WELL LOCATION % toll % S % Section 36 Township "28 -NIS Range 22 E/W County F1atl-Igad Govn't Lot , or Lot Block Subdivision Name Tract Number Latitude Longitude 4. PROPOSED USE: Domestic❑ Stock❑ Irrigation[) Other❑ specify 5. TYPE OF WORK: New well ($ Method: Dug ❑ Bored ❑ Deepened ❑ Cable ❑ Driven 12 Reconditioned (3 Rotary 9 Jetted Cl conducted continuously at a constant discharge at least as great as the intended appropriation. In addition to the above information, water level data shall be collected and recorded on the Department's 'Aquifer Test Data' form. NOTE: All wells shall be equipped with an access port 112 inch minimum or a pressure gauge that will indicate the shut-in pressure of a flowing well. Removable caps are acceptable as access ports. 10.PUMPING TEST DATA 1 bS I . 0 rr a) Static level immediately before testing _ ft b) Depth at which piny jy set for test 210 It. c) Pumping rate 7m gpm. d) Max mum drawdown 11 A. e) Duration of test pumping time �22.5 W hrs/min recovery time � hrs/min Q Recovery level 105.06 ft g) Duration of time to recovery level 1.5 his. 11.PUMP INSTALLATION INFORMATION Installation depth 210 feet Actual pumping rate 100 (}Cttl Manufacturer's name a'OVJI Type -Sly ra slble Model No. 8L1000 H.P. 125 6. DIMENSIONS: Diameter of Hale 12. WAS WELL PLUGGED OR ABANDONED? Yes ❑ No uB Dia. 15 in. from StfrfaCe ft. to 21 ft. If yes, how? Dia. 1n in. from 21 R to 464 ft. Dia. in, from ft. to ft. 13. WELL LOG Depth (ft) 7. CONSTRUCTION DETAILS: Casing; Steel Dia. 10 in. from +3 ft. to 4£0 A. Threaded ❑ Welded[ Dia. in. from ft. to ft. Type A538 Wall Thickness •3125 Casing; Plastic Dia. in. from ft. to ft. Threaded ❑ Welded ❑ Dia. in. from ft. to A. PERFORATIONS: Yes 1N No LO Type of perforator used t$i Us Knife Size of perforations 3 in. by in. 3B4 perforations from 320 ft. to336 _ft. im perforations from ft. toft. perforations from _ ft to ft. � T�7T— SCREENS: Yes ❑ No B Manufacture's Name Type Model No. Dia. Slot size from A. to—ft. Dia. Slot size from ft to ft. GRAVEL PACKED: Yes ❑ No 1-1 Sizeofgravel Gravel placed from ft. to ft. GROUTED: To what depth? ft. Material used in grouting li2at Can2nt 8. WELL HEAD COMPLETION: Pitless Adapter Yes 2 No ❑ 9. WELL TEST DATA The information requested in this section is required for all wells. All depth measurements must be from the top of the well casing. All wells under 100 opm must be tested for a minimum of one hour and provide the following information: a) Air X Pump Bailer b) Static water level immediately before testing 105 it If flowing; ctosed•in pressure psi gpm. c) Pumping level after one hour ft. d) Recovery level ft. Time of recovery min/hrs. e) Pumping rate 1000+ gpm. Wells intended to yield 100 opm or more shall be tested for a period of 8 hours or more. The test shall follow the development of the well, and shall be Ott See ❑ ADDITIONAL SHEETS ATTACHED 14.YELLOWSTONE CLOSURE AREA: WATER TEMPERATURE 15.DATE COMPLETED J" la 19% 16.DRILLERICONTRACTOR'S CERTIFICATION This well was drilled under my jurisdiction and this report is true to the best of my knowledge. Dan July 24, 1998 Liberty Drillim & Pulp Cafuanyi Inc. `" N— 3850,hH •-ay 9-3 Kalispell, rMf 5M 1-07171,. - -e/•, i 458/071 MONTANA DEPARTMENT OF NATURAL RESOURCES AND CONSERVATION WKIIDVIVA lee 48 N. LAST CHANCE GUL CH A 0. BOX 201601 HELENA, MT 59620-1601 444-6610 WELL DRILLER COPY LIBERTY DRILL(ING & PUMP COMPANY, (NC. 3850 Highway 93 South Kalispell, Montana 59901 (406) 752-2809 CLstar=r: Yalispe 1l. Youth Athletic Cbq lec Ic ation: Nm-th of Yal ; T11 10" P caictim tb11. TINE Chi KUHR IE,4EL Wym QTu= R(14%;IZ 9:25 an 105.09'- **PLmp - 125 hp mabl 8L1000 10:00 an 1475 105.09' Chan sett an 210' of 6" 10:01 an 1475 113.08' 00-rly cplvmj� pipe with 3/4" 10:02 an 1475 113.42' stilling w11 aryl air line 10:03 an 1475 113.45: 10 :04 an 1475 113.61 **,bed 300' Ye& Pabe to ncnibcr 10:05 an 1475 113.64' Rater level 10:06 an 1475 113.71 10:07 an 1475 113.82' **8" flaw mebEr ues installed 10:08 an 1475 113.77' flaw meter #i014014 10:09 an 1475 113.75' 10:10 an 1475 113.79' 10:12 an 1475 113.76' 10:14 an 1475 113.75' 10:16 an 1475 113.08' 10:18 an 1475 113.89' 10:20 an 1475 113.69' 10:25 an 1475 113.78' 10:30 an 1475 113.09' 10:35 an 1475 113.98' 10:40 an 1475 114' 10:50 an 1475 114' 11:00 an 1475 113.86' 11:10 an 1475 114.17' 11:20 an 1475 114' 11:30 an 1475 114.05' 12:00 pn 1475 114.09' 12:30 pn 1475 114.03' 1:00 pn 1475 114.18' 2:00 pn 1475 114.21' 3:00 pn 1475 114.37' 4:00 pn 1475 114.03' 5:00 pn 1475 114.03' 6:00 pn 1475 114.32' *kha3CEd a - eater naning 7:00 pn 1475 114.39' bD pot role bd-drd the Drat 8:00 pn 1475 114.58' of State Earn; 9:00 pn 1475 114.79' 10:00 pn 1475 114.83' 11:00 pn 1475 115' 12:00 an 1475 115.12' 1:00 an 1475 114.94' 2:00 an 1475 114.97' 3:00 an 1475 114.95' 4:00 an 1475 114.85' 5:00 an 1475 114.87' 6:00 an 1475 114.89' - 7:00 an 1475 114.74' 8:00 an 1475 114.83' ME WNIER IEVEL 8:01 an 105.84' 8.02 an 106.59' 8.03 an 106.47' 8:04 an 106.31' 8:05 an 106.03' 8:06 an 106.24' 8:07 an 106.23' 8:06 an 106.21' 8:09 an 106.19' 8:10 an 106.15' 8:12 an 106.01' 8:14 an 106.03' 8:16 an 106' 8:18 an 105.97' 8:20 an 105.95' 8:25 an 105.86' 8:30 an 105.08, 8:35 an 105.06, 8:40 an 105.08' 8:50 an 105.75' 9:00 an 105.69' 9:30 an 105.06' 10:00 an i i I O O O s a J CO to co ' � � i o o ic I � V , C! V C) {:}) umopmejCj jenprsea LO 0 m C) 0 O F^� - ---- _.....�.®suun --• , • - - V41htt8•D¢y;,tunc..: 'i'gidu-Oe r. 'WELL LOG REPORT ��.yyed Owr�r Gold-Oraller J:..., ._.. rt Parts 11ta1 tit: ]..r»; I.X. il,.: ✓. 1%;, ,,.;: ++c•11 ,:• ;Ar •.r:ipw 0,; .t, r f � _,:ar,vey:;�;t„n of ;itt wrtl,,;r:..'t l J!'ti AiJ;, `Jail r l a:...,t j �i//JIL.rN:ltrl:i:a. •lJ^r.'lti, �i •: ` iht ,at11 Ja+P;cr ht:tutt .riJ.-., •3. :ir l4e ...l;c'r 7C.tS Ja'c t: -,;., ;J ."•cfsfK 1. VOELL OiMER Z CURRENT M.AILING ADDRESS flt-arrft � 1.�kQ I cc�r . 3. PROPOSED USE domestic bricdudes lawn and gmdea); stock: munktpal; tadustiw t. irligat,on; other (specify) _hous inc development d, WELL LOCATION ,u(� ,'Y,OL,�Yf:`7.,•• �//ILff f�plS - EIITESTDATA pump Wet X attic 'MEMO =I ■ a % 5 U/ °% Section T. R. aa or S E OR, lot Block Subdivision _ City County Flathead Eievabon racy: _ 120•;—±50';---t10Qr; (sf a fy} air fL i ? wLpmp*17005jul PLUGGED9. WAS WELL OR t t t If M how? i t t •' t � f F11,111t ,, 4 t ;t t' * M t 5. DRILLING METHOD cable, bored, forward rotary, imne to je other (specify) 6. WELL CONSTRUCTION AND COMPLETION Sao of Sus ind Ftom To Pterforat.om --- .r— "'for fir, t tf o (feet) Sown tt%" of oaa,ng Kusd Flom TO ts,1. ifeetf lfeetl 10" 10" 0 369' " ! ' G"x 357 =a 7 slot t Vs.- c.t.,.t,y Ictt uper, cad? Yes, hu Vial u µ.,cker ur seal used? _. Yes, _ `- Nu ii su• "fiat nfitenal__— ee.._ Utc a.eU y,avel µaeked? yes, '• NU Y#.,s L.e ..ell ytuuteu? —;, yes• t.1.,tci...1 u�,cd to ytuut,ny etcll t:c..,t cvw.pJieLiun. Piney atla}ltct 12 w. abuve gridc uU.rt io uTi.ci. s¢ecfty) Pump ttu,scpuaver punµ type uu.ttµ make love{ tt et beluw Lind surtice i'uvocr (circuit, dtcs , eu.) Im IN KAEJSPEEE MD OFFICE - i -� — - - - - - - - -7- 12. ORILLER•S CERTIFICA110N This veil was dwica utaEcf trif lut,..l.cuutl au.i is trLr Io the best ut my kauvafctive. s.�...amtla4q WELL LOG REPORT HeNcl. $Z 49S State law requires that the Bureau's copy be filed by the water well driller within 60 days alter completion of the well. 1. WELLC;WsNER �l.sTb=•sa �/ Nanls (!-0 t "-f kf4 V r e W Y. CURRENTMAILINGADORESS 2 t 9, 3 +<� �4vB. le54 l�+t-iS►�ttL vs1T S 9 90/ 1 WELLLACATION N 40 4. /V W 1p SE 4. Section 2 S Township _24_NX Range Z.Z %W County Govn't Lot or Lot Block Subdivision Name iRfaali I/iC1v !f*ffe-rh:r Tract Number 4. PROPOSED USE Dom e{tic D Stock 0 irrigation 0 Other)(specify�U,62' riper V Ar,6wt S. TYPEOFWORK: New well Melhod:Dug 0 Bored 0 Deepened 0 Cab:s -D Driven D Reconditioned 0. Rotary x jetted 0 = & DIMENSIONS: Diameter of Hole Dia.12 lA In. from © ft. to 25 f1. Dia. 2'/2- in. from 25 ft. to 3`17 ft. Dia. ir.. from ft. to ff. 7. CONSTRUCTION DETAILS: "� , Casing;Steel Dia.�ZAg front L ft, to 317 ft. Threaded 0 Welded X Dia.from—ft. to ft. Type r'535 Wall Thickness , 3 2-2- Casing; Plastic Dia from fi. to — weight NJA Dia.from—ft. to ' ft. PERFORATIONS: Yes Y No 0 Type of perforator used STA tK Size fl ((erforations tv�`Z` in. by i in. —[sz perforations from eft. to 34 7 it. perforations from ft. to N. perforations from ft. to 'ft. SCREENS: Yes 0 No )!I Manufacturer's Name Type Model No. _ Dia Slot size from it. to M. Dia Slot size from ft. to ft. GRAVEL PACKED: Yes D No K Size of gravel Graveiplacedfrom_ ft.to ft. GROUTED: To whatdeph? -'Af ft. a�S Material used In grouting Hkh4lr.fq, 8. WELLHEAD COMPLETION: Pitless Adapter 'Yes 0 No 19. PUMPpfin3talle0 Manufacturer's name Type Model No. HP. 10. WELL TEST DATA The Infom atim requested In this ssetlon Is required for all wets. All digth msasurwmts &hall be from ft top of tM %*i using. All wells under 100 gpm must be tested for a minimum of one hour and pro- vide the toll ng Information: a) A1r—Pump Bailer b) Static water level Immediately before testing ft. Itflow • Ing; closed -In pressure psi. gpm. Flow controlled by: valve, reducros, other, (specify) c) Depth at which pump Is set for test 1 d) The pumping rate: :VM -YO6 gpm• e) Pumping water level it. at hrs. after pumping began. 1) Duration of test: Pumping time_ I firs. g) Recoverytime_L_firs. h) Recoverywaterlevel /Z 3 It. at_L_hrs. after pumping stopped. Wells intended to yield "I 9pm of more shall be tested for a period of 8 hours or more. The test shalt follow the development of the well, and shall be conducted continuously at a constant discharge at least as great as the In- tended appropriation. In addition to the above information, water level data shalt be collected and recorded on the Department's 'Aquifer Test Data' form. NOTE: All wells shall be equipped with an access port 1h Inch minimum or a pressure gauge that will Indicate the shut -In preswre of a ftc *ring well. Re. movable caps are acceptable as access ports. I11. WAS WELL PLUGGED ORABANDONED?_Yes --X—No If yes, how? 12 WELL LOG 0 if (fL) From To Formadar S 4-/'v D V" 13. DATECOMPLETED 14. DRILLE NTRACTOR'SCER71FICAIION This well was drilled under my )urisdlctinn and this report is true to the best my knowledge. _ q l3-93 ff/esrPxn. G,..ay-E,}- 1.�.-0 �C1cs Firm NarM 920 e:4,&A:� -'r s%5ii Iddms�/f fIL%a><I? r e •-•s SZ l SlgnrtuR Uc n.No. IMJNTANA DEPARTMENT OFNATURAL RESOURCES dr CONSERVATION n���� I 1820 BAST SAV IXTH ENUE HELa NA. CONTANA 5"20-2"1 19--4-N10 (� DEPARTMENT COPY DRILLER: Please give this copy ro the well owner to complete reverse side. OWNER: Complete reverse side and send to DNRC wh,n the well is completed and the waterhas tien used beneficially for the intended purpose. r well driller within 60 days after completion of the well. 1. WELLOWNER Name James TAnI5yck 2 CLT,RENTMAILING A RESS l/ {Y" Kalispell. 3. WELL LOCATION . '14 SE 14 NE 1. Section 25 Township 2'o Nib Range^ EM1 County Flathead Govn't Lot , or Lot , Block Subdivision Name Tract Number 4. PROPOSED USE: Domestic C� Stock ❑ Irrigation Other specify 5. TYPEOFWORK: Newwell LEI Method: Dug ❑ Bored ❑ Deepened ❑ Cable 8 Driven ❑ Reconditioned ❑ Rotary ❑ Jetted ❑ 6. DIMENSIONS: Diameter of Hole Dia. 6 In, from 0 ft. to 1?7 it Dia In. from it. to !1. Dia. in. from It. to ft. ?. CONSTRUCTION DETAILS: Casing; Steel Oia.6-5�. ,5," (jqm + 12 ft. to 177 ft. Threaded ❑ Welded U Dia from tl. to ft. Type Wall Thickness • 250 Casing; Plastic Dia from ft. to ft. Weight . Dia from—ft. to I. PERFORATIONS: Yes ❑ No CCU Type of perforator used Size of perforations in. by in. perforations from —ft. to ft. perforations from —ft. to ft. perforations from ft. to It. SCREENS: Yes ❑ • ii'-No Manufacturer's Name Type Model No. Dia Slot size from ft. to ft. Dia. Slot size from ft. to ft. GRAVEL PACKED: Yes ❑ No [,� Size of gravel Gravel placed from ft. to ft. GROUTED: To what depth? 18 ft. Material used in grouting bentonite 6. WELL HEAD COMPLETION: Pitless Adapter ❑ Yes ONO 9. PUMP (if Installed) Manufacturer's name Type Model No. HP. 10. WELL TEST DATA The Information requested In this section is required for all wells. All depth measurements shall be from the top of the well casing. All wells under 100 gpm must be tested for a minimum of one hour and pro- vide the following information: X a) Air Pump Bailer before testing b) Static water level Immediately ft-If flow- ing;closed-inpressure psi. g^m. Flow controlled by: valve, reducers, other, (specify) c) Depth at which pump is set fort st d) The pumping rate:D gpm• e) Pumping water level ft. at L hrs. after pumping began. 1) Durwionottest:Pumpinglime his. g) Recovery time2,Q.-p1.Drvs. h) Recovery water level 75 it.at20 mi hrs.after pumping stopped. Wells intended to yield 100 gpm or more shall be tested for a period of 6 hours or more. The test shall follow the development of the well, and shall be conducted continuously at a constant discharge at least as great as the in- tended appropriation. In addition to the above information, water level data ,;hall be collected and recorded on the Department's 'Aquifer Test Data" iorm. NOTE: All wells shall be equipped with an access port'12 inch minimum or a pressure gauge that will indicate the shut-in pressure of a flowing well. Re- movable caps are acceptable as access ports. 11. WAS WELL PLUGGED OR ABANDONED? —Yes "No If yes, how? 12 WELLLOG y`r -;cr,. •.,;'; ' Depth (IL) Fwm To Formation 01 Too soil L 10( Clay & sand I i/.;I -LM L.rave.L, coarse sane, water I I ATTACH ADDITIONAL SHEETS IF NECESSARY I 13. DATE COMPLETED March 20, 1995 14. DRILLERICONTRACTOR'S CERTIFICATION This well was drilled under my jurisdiction and this report Is true to the best my knowledge. April 25, 1995 Date Weber.D Zing Co.; P,rO,Box 929, Columbia Falls, YT 59912 Ad reel ' 181 gnature Ucenx Na ' MONTANA DEPARTMENT OF_.NATURAL RESOURCES & CONSERVATION FNRG 1520 EAST SIXTH AVENUE ' HELENA. MONTANA 59820.2301 ".��-444.8810 - — ' j. 7.4 y i _ DEPARTv1E',IT—BUREAU COPY - - -­ ness of strata such as soil, clay,-sar,4..­4 gravel, shale. sandstone, etc. Show -NOTICE OF COP01?IETION OF. GROUNDWATER water is fourid and depth at which APPROPRIANCIN BY MEANS OF WEM height t6 ich ;iier rises in well, bziv4o;,,4 her ia,,,?Y 1- 1462 1� �-:,�-tunasi.Omp�w 237 Mo.-em.-m Sewlm to 1967, as amended) Top of Ground ,(mew. abofti'm andthiee copies'io be filed to be -d b driller; ...wgre,re the; t?* County Clerk and Recorder in the county in wfikh OW �fefl, is located, last copy to be retained by driller. a eiii �all questions. If not applicable,'so state, otherwise the nsi form be IV mimayrnom us �k o Montana f -"-. . '. _122- For Administrator's Use :.of State'. Lands Department A. .....H..e.l.en.a . AI .............- Montana . . ................ 7-1 ----------------------------- well'started: .. ......... . ............. IV 1 7 ------------------------------------ --------- ------------------ ........... . .................................. Tv= mll ........ ....... ............................................................................. af MuZ, driven, bored or drilled) &Mmiant used ............. ......... . ...................... ................. (Cbu= drA rc)t2rj or otber) ­.WaT *T Uw: Domestic 0 Municipol [I Stock 0. Irrigation B $ M-Usti Ial 0 DraIrla-z'a 171 Otber 0* Garden/Laxim 0 ;LgKi&�#,ion on 620 acres ... ............. .............................. If uxd fer irrigation, industrial, drainage or other. Explain, its state numl�ef of es azld9=ationA oter data fit.JSM ox c. excepu e and ,Addition. MikMil 932"XI ... 6r 23'.*3*­CF5­ 3 -0 ANNUAL WITHDRAWAL 0 ESTWATC .Ihru Sep ......... . "m C2 ZZ23 mad F�rc= T3 Ewglad W= PERFORA r10N Kind From To qA, she (F"u (Fee* Stailc water level ....... ft.* Pum ... .......... ft.* t s per minute, measured after pumping - began. 'Measured from ground level. Well developed by ...... :: ..................... for .... boors. Power ............... :-.'- Pump..._ . ....__ P, Remarks: (Gravel packing, cement4,1 packers, Ir— t of shutofshutoff).­ . Nub I ................ j ............................................................. —A �� ............ ........... . ................ ...................... .................................................... T . . ...... ...... N R ................... E sW ................................................... INDICATE LOCATION OF WELL AND PLACE. OF USE, IF POSSIBLE EACH SMALL SQUARE REPRESENTS 40 ACREY..'; 1,;:TVJ 11 7- Driller's Signature ........................................................................... ...... Address....... .................................................................. .......... --------------- Appendix C NITRATE AND PHOSPHORUS TABLES Proposed Subdivision by J&F Construction Flathead County, Montana LAND & WATER O O 41 n a�q O O m t0 O O w n In N C V ^ O) In N Ol ID N 0) M-t Wl -1 h M 01 !n '! h N m N O O 1-4 N N d' 0 t0 wn n O 0m O O: N N tD O N O Ot oO N O n 0 O R 'II N N t0 tf 01 n w N m m to u1 N c pp - M ^ m C O I n n M" �+ N O N O Q Z 3 m N O O n V tOA O N m m N ttnn 61 N U O N .0.. N m m M v v v to N In to to to to - to to to to In to to - - In to T 00 x 7 R tD O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 3 o 0 o 0 0 0 0 0 C C C C C o O o C M m m of ni I~i c+i ff of m m m m m m m yo .. O O into m to to m to to 0 0 0 o O O O O in m to to to o Zo to O O O O O o o O j, R m to W W to to in to to to to to tb W e Ob tb O O 0( in to to to In to to to O O O O ll O cl O 2; N C 2k Y x i. y O R n n n n n n n n h n n n n LO LO n n n n n n n n U) n 0 n n Ln ram. ram. ram. ram. ram. ram. n n n n n n n n n n n n n n n n n n to to to to to to to to to to to to to to to to to � o � L- W O O o O C 0 0 0 0 0 0 0 O O C O O to s to to to to to to to an - � tc: to - to to u \w O c _ C •] W to o n n o o o I.n-a o In o o o .o -o 2N 2 V C O N N - .--� .-, .-r ti �-. .-� ... � ... co — w U Q `o m 0 U- ch 0 L zt O n d L O O O O tT n V .•� '9 O m tO "0 a tb n 7 N N O� to N Cl t0 N O to e-1 n M O1 u -» n Y c A O O N m C V to O u 3 � to to In to to tf] In tf.. n In :.'1 -n In i. T 07 X O 00 x W cc N cc w W w x CC' x ,x .x w Y A c R •o co co O co W W x w m co x w x w OJ co co O = V N N N N N N N N N N N N N N N CJ N N (Z A �• O O O O O O O O O O O O C O 0 0 0 0 C7 '2 M M 2 M 2 m M M M M 2 ai d x Tm A 1Q a. a W n c — Y0 to O 0 to to to to to to to to to to to to W tD W 0 N N N N N N N N N N N N N N N �• � O W +' s d to to n' to o to to to to to to to In to to to to m In p c A c n n In m 0 Q n n n n n n n n co co 0 q m co m co n n n n n n n n o w co 0 m 0 o? co i e N O O O O O O O O O O O O O O O O O Utn •� M 0 W co W co O m tb N 00 co N co co co co co _T th O v C -0 N O _ O d 0 0 o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 v vI o 0 o p o 0 0 0 0 0 0 0 0 0 0 0 o O O a> CL = Z n o Q o 0 0 0 0 0 0 0 0 0 0 0 0 o 0 o 0 0 0 0 0 0 0 0 0 0 0 0 C 0 0 0 0 0 c o .-� .-. - - - - .-. .-. '-, - •C � -. N M c � � tD n W O� O -+ N M v to tO y r r o ? r �, O O O O O O O O r r r r r r r p 0 C 3 O Q �' D +� J J J J J J J J 0 J 0 J 0 J 0 J 0 J 0 J 0 J I v cl+ O 4., O +.+ cn Cd O .�C a .Fi 2-M -a R �tLn � W � 'CS t! m C c O ' O � O O n= O O Iri 00 O n a� 4.. 4.. O -o 3 o C N 'Al t- O N C :rt �o z c o �'