section a - missoula county

SHEETS • PRELIMINARY TITLE REPORT
Subdivision Application Dividers Items
1: PROJECT SUMMARY – Included
Territorial-Landworks, Inc. P.O. Box 3851 (406) 721-0142 Missoula, MT 59806
Lazy Acres RV Park & Subdivision Project Summary Page 1 of 3
PROJECT SUMMARY Owner(s) David Stewart Developer: Lazy Acres RV Park, LLC Representative: Territorial-Landworks, Inc. Subdivision Name: Lazy Acres RV Park & Subdivision Number of Lots Proposed: Two (2) Lots Seventy-two (72) Recreational Vehicle (RV) Spaces Number of Acres: Total 10.01 Acres Legal Description: Lot 1 of Deer Park Addition, a Subdivision of Missoula County, located in
Section 3, Township 16 North, Range 15 West, Principal Meridian Montana, Missoula County, Montana. Containing 10.01 acres, more or less.
Project Summary: Lazy Acres RV Park and Subdivision is a proposed 72-space RV Park and 2-lot subdivision. It is proposed to be located on the subject property legally described above, which is located adjacent to Highway 83 in the Seeley Lake area. A physical address of 3064 Highway 83 North, Seeley Lake, MT 59868 has been assigned to this property. The property is currently undeveloped, and it is located east of the intersection of Highway 83 North and Riverview Drive in Missoula County, Montana. Summary of Roads: The project has existing access directly from Highway 83, which is located within a 120-foot right-of- way. Tamarack Drive is an existing 60-foot roadway and utility easement located adjacent to the east side of the property; however, there is no existing constructed road along the Tamarack Drive easement. The proposed Lazy Acres RV Park and Subdivision proposes to use the existing access off Highway 83 for access to this property. An additional secondary emergency access has also been proposed, leading to Highway 83 by way of an easement across the property located directly to the south. A road network for access to the RV spaces has been proposed on the property. The road around the perimeter of the RV Park has been proposed as a 26-foot-wide gravel road exclusive of ditch slopes. The roads proposed for the interior of the RV Park are one-way, 16-foot-wide gravel roads exclusive of ditch slopes. No parking will be permitted on any of the RV Park roads. The roads will loop through the RV Park connecting to the perimeter road, which leads to the RV Park office and access onto Highway 83. This internal road network will also provide access to each of the proposed RV spaces and will maintain a 20-foot clear space. Summary of Non-Motorized Facilities: There is an existing non-motorized pedestrian trail adjacent to the west side of the property and along Highway 83. This walkway will provide pedestrian access to and from the proposed RV Park. A two to three-foot-wide low impact trail has been proposed for pedestrian access throughout the RV Park. The
trail is proposed around a majority of the perimeter of the park, with additional access bisecting in several directions through the RV park. This trail will also connect with the existing non-motorized pedestrian trail adjacent to the property. This proposed trail network will accommodate pedestrians leaving the property as well as pedestrians walking in and through the Lazy Acres RV Park. Variance Requests: A variance has been requested from the Missoula County Subdivision Regulations (MCSR) Section 4.4.6.4 Separation, to allow a minimum separation of 25-feet between the RV spaces, instead of 30-feet as required in the regulations. A second variance has been requested from the MCSR Table 3.4.7 Road Design Standards, to request approval for one-way 16-foot-wide gravel roads, instead of two-way 26-foot-wide gravel roads as required in the regulations. A third variance has been requested from the MCSR Section 3.4.9.2.B.1 Rural Major Subdivisions, requiring a trail on at least one side of all 16’ internal roadways. A 2-3’ trail has instead been proposed along the perimeter of the RV Park and crossing through the middle of it in several areas. A fourth variance has been requested from the MCSR Section 3.4.9.2.B.1 Rural Major Subdivisions, requiring a trail on at least one side of all 26’ internal roadways. A 2-3’ trail has instead been proposed along the perimeter of the RV Park and crossing through the middle of it in several areas. A fifth variance has been requested from the MCSR Table 3.4.7 Road Design Standards, to request approval for a 40’ right-of-way/easement, instead of a 60’ right-of-way/easement as required in the regulations. Zoning and Growth Policy: This property is located in an area of Missoula County that is unzoned. The applicable Comprehensive Plan for this property is the Seeley Lake Regional Plan (SLRP) adopted in 2010. The land use designation for this area noted in the SLRP is General Commercial 1 dwelling unit per acre. This project proposes a two-lot subdivision which will include 72 RV spaces on approximately 10 acres. The SLRP notes that tourism has increasingly played a larger role in the economy of the Seeley Lake region and a goal/action strategy is to “Focus on tourism business development that also enhances the quality of life in the Plan area.” Over the years, Seeley Lake has become a tourist destination and many visitors pass through the area or spend time enjoying the recreational opportunities in the region. The proposed use of this property for an RV Park aligns well with the SLRP’s goal of focusing on tourism business development, as an RV Park is proposed on the property. The plan also states to “encourage new development to be located near existing services and where the WUI will not be further expanded.” The RV Park aligns with the plan as it is proposed to be located near existing services within Seeley Lake. Guests will easily be able to access the existing area services while maintaining the character of the area as development occurs. The proposed RV spaces will also provide visitors with views of the natural beauty of the area while the environment will be able to preserve existing natural resources and flourish with the community’s growing economy. The SLRP notes that the General Commercial designation “is designed to allow for larger commercial uses and commercial uses that primarily serve those who are passing through the region.” The proposed RV Park aligns well with this goal as it will primarily serve those who are passing through the region. The
plan also notes that the General Commercial designation includes uses that support highway travel and uses that are typically accessed from major highways. This proposed project maintains the General Commercial requirement of this area, as an RV Park has been proposed on this property. It will be accessed off the highway and will support highway travel.
Subdivision Application Dividers Items
MISSOULA COUNTY SUBDIVISION REGULATIONS 1 SUPPLEMENTAL ADMINISTRATIVE MATERIALS – EXHIBITS NOVEMBER 4, 2016
COUNTY MAJOR SUBDIVISION APPLICATION A. GENERAL INFORMATION
1. One bound submittal packet and full-sized preliminary plat are required for each Element and Sufficiency Review submittal. Packets shall be bound along the left edge via plastic comb, plastic coil, or similar style binding device. Single-corner staple fastening does not constitute binding of the left edge.
2. A CD, DVD or flash drive is required containing the preliminary plat and submittal packet materials in Portable Document Format (pdf).
3. The subdivider submits the application packet with the review fee. The subdivider has one year after the pre-application meeting to submit a formal subdivision application. Otherwise, a new subdivision pre-application meeting is required.
4. Upon completion of Agency Sufficiency Review, the application packets submitted for governing body review must include any agency comment received during Agency Sufficiency Review as well as any applicant responses to the agency comment, if applicable. In addition, governing body review packets must include any additional agency comment, the letter declaring the application packet Sufficient, and all Element and Agency Sufficiency Review letters. Except for the addition of these materials, the packets submitted for governing body review must be exactly the same as the packet that was deemed Sufficient.
5. Name of proposed subdivision: Lazy Acres Subdivision & RV Park
6. Name(s) of Subdivider: Lazy Acres RV Park, LLC
Mailing Address: PO Box 270, Seeley Lake, MT 59868 Telephone Number: See Representative Below Email Address: See Representative Below
7. Name(s) of Owner of Record: David Stewart
Mailing Address: 2186 Tamarack Lane, Columbia Falls, MT 59912 Telephone Number: See Representative Below Email Address: See Representative Below
8. Name and Company of Representative: Territorial-Landworks, Inc. c/o Christina Loucks
Mailing Address: 1817 South Ave West, Suite A, Missoula, MT 59801 Telephone Number: (406) 721-0142 Email Address: [email protected]
9. If the applicant is someone other than the property owner, the owner must also sign the
application in the space provided below. Certification: I hereby certify that the foregoing information contained or accompanied in this application is true and correct to the best of my knowledge.
___________________________________________________________________________ Applicant’s Signature Date ___________________________________________________________________________ Owner’s Signature Date ___________________________________________________________________________ Representative’s Signature Date
DocuSign Envelope ID: 2550A095-F827-41BC-9D6C-DAC750365DE9
B. SUBJECT PROPERTY INFORMATION General location of subdivision and address (if address has been assigned): The property is located off of Highway 83 in the Seeley Lake area. It has been assigned a physical address of 3064 Highway 83 North, Seeley Lake, MT 59868. It is located on the east side of Highway 83 across from the intersection with Riverview Drive. Legal Description - complete and unabbreviated: Lot 1 of Deer Park Addition, a Subdivision Plat located in Section 3, Township 16 North, Range 15 West, Principal Meridian Montana, Missoula County, Montana Township, Range, Section(s): Township 16 North, Range 15 West, Section 3 Subdivision, Lot(s), Block(s): Lot 1 of Deer Park Addition Tract(s), COS#: N/A Geocode: 04-2540-10-2-02-03-0000 Number and type of lots proposed: 2 subdivided lots and 72 Recreational Vehicle (RV) Spaces Average Lot Size: 5 acres Median Lot Size: Not applicable Total acreage of subdivision: 10.01 acres Total net acreage of lots within the proposed subdivision: 10.01 acres Total acreage in streets and roads: 2.31 Acres Total acreage in parks or common area: 1.44 Acres (Park Areas 1 & 2) Gross Density: 1 RV Space per approximately 0.14 Acres C. TYPE OF SUBDIVISION PROJECT (Check all that apply):
Major (6 or more lots) Residential Commercial/Industrial Mobile Home Park RV Park Condominium Townhouse Subdivision PUD
A 2 lot subdivision is proposed with the RV Park application.
D. ZONING AND GROWTH POLICY COMPLIANCE
1. Complete the following table (where applicable, indicate Unzoned):
2. Is the property zoned? No, the property is not zoned.
a. If yes, what is the current zoning of the property? Not applicable, the property is not zoned.
Zoning Current Land Use
Adjacent (East) Unzoned Residential
b. If yes, provide a zoning map (if available). If the property is split zoned, show the zoning district boundaries on the plat or a Supplemental Data Sheet with the plat as a base map. A zoning map has been included in the submittal, however the property is not zoned.
c. If yes, provide a copy of the zoning district standards which apply to the proposed subdivision. Not applicable, the property is not zoned.
d. If yes, describe how the project complies with the existing zoning district. Not applicable, the property is not zoned.
3. Do you intend to zone the property? No. a. If yes, what is the proposed zoning for the subject property? Not applicable, the property is not proposed to be zoned.
4. Do you intent to re-zone the property to allow for this development? Not applicable, the property is not currently zoned. a. If yes, what is the proposed zoning for the subject property? Not applicable, the property
is not currently zoned. 5. If a zoning change is requested concurrently with the proposed subdivision, provide a complete
and signed rezoning application and a copy of the proposed zoning district regulations. Document Location: Not Applicable, the property will not be re-zoned.
6. Will the proposed development require sewer? The proposed development will require sewer. The property has been included in the planned Phase II service area by the Seeley Lake Sewer District, and the RV Park is proposed to connect to the Seeley Lake Sewer. a. If yes, has the Sewer Service Review Committee approved contract sewer? Not applicable,
as we are not aware of a Sewer Service Review Committee for the Seeley Lake Sewer District. However, this property has been included in the planned Phase II service area and is proposed to connect to the Seeley Lake Sewer. i. If yes, include the decision letter from Sewer Service Review Committee.
Document Location: Not applicable, as this development is proposing to connect to the Seeley Lake Sewer District.
ii. If no, the subdivider will need approval for annexation into the City of Missoula, and the subdivision will be processed under City jurisdiction and application forms. Not applicable, as this development is proposing to connect to the Seeley Lake Sewer District.
7. Which Growth Policy amendments (comprehensive plan(s)) apply to this property? The 2010 Seeley Lake Regional Plan (SLRP) applies to this property.
8. What is/are the current land use designation(s) for this property, as indicated in the applicable comprehensive plan? The current land use designation for this property is General Commercial 1DU / 1 Acre SLRP. a. Provide a map of the land use designation and legend from the applicable growth policy
amendment/comprehensive plan. Document Location: A Comprehensive Plan Map is included in the Submittal Packet.
9. Describe how the project complies with the land use designation and the goals and policies of the Growth Policy. This project proposes a two-lot subdivision which will include 72 RV spaces on approximately 10 acres. The SLRP notes that tourism has increasingly played a larger role in the economy of the Seeley Lake region and a goal/action strategy is to “Focus on tourism business development that also enhances the quality of life in the Plan area.” Over the years, Seeley Lake has become a tourist destination and many visitors pass through the area or spend time enjoying the recreational opportunities in the region. The proposed use of this property for an RV Park aligns well with the SLRP’s goal of focusing on tourism business development, as an RV Park is proposed on the property. The plan also states to “encourage new development to be located near existing services and where the WUI will not be further expanded.” The RV Park aligns with the plan as it is proposed to be located near existing services within Seeley Lake. Guests will easily be able to access the existing area services while maintaining the
character of the area as development occurs. The proposed RV spaces will also provide visitors with views of the natural beauty of the area while the environment will be able to preserve existing natural resources and flourish with the community’s growing economy. The SLRP notes that the General Commercial designation “is designed to allow for larger commercial uses and commercial uses that primarily serve those who are passing through the region.” The proposed RV Park aligns well with this goal as it will primarily serve those who are passing through the region. The plan also notes that the General Commercial designation includes uses that support highway travel and uses that are typically accessed from major highways. This proposed project maintains the General Commercial requirement of this area, as an RV Park has been proposed on this property. It will be accessed off the highway and will support highway travel.
10. Is a Planned Variation proposed in accordance with Section 8.13 of Missoula County Zoning Resolution #76-113? No, a planned variation is not proposed for this property. a. If yes, include the application materials as required in Section 8.13 of Missoula County
Zoning Resolution #76-113. Not applicable, a planned variation is not proposed for this property.
11. Is a Density Bonus proposed in accordance with Section 3.06 M. of the Missoula County Zoning Resolution? No, a density bonus is not proposed. a. If yes, address the requirements in Section 3.06 (M) of the Missoula County Zoning
Resolution #76-113 and submit a County density bonus worksheet (available at the CAPS Office). Not applicable, a density bonus is not proposed.
12. Is a Planned Unit Development proposed, per Section 4.2? No, a planned unit development is not proposed for this property. a. If yes, provide additional submittal requirements, per Article 4.2.3. Not applicable, a
planned unit development is not proposed for this property. E. PHASING
1. Is this subdivision proposed to be developed in phases? Yes, this subdivision is proposing to be developed in two phases. Phase 1 includes the northern portion of the existing property that is primarily located on proposed Lot 1. In order to construct the full road width, a portion of one of the 16’ roadways that overlaps between Lots 1 and 2 has been proposed in Phase 1. The entire park areas, stormwater basins, a portion of the trail and emergency access roadways have been proposed in Phase 1 along with 35 of the RV spaces. The remaining two roadways, the southern portion of the trail and 37 RV spaces have been proposed in Phase 2. If yes, provide a Phasing Plan Narrative per Section 5.7.16.6 and a phasing plan per Section 5.7.16.5 which indicates the following: a. each phase of the subdivision numbered in the order in which they are proposed to be filed; b. which lots and which improvements will occur in each phase; c. a legend that lists each phase and specific final plat filing deadline for each phase, including
the month, day and year that each phase will be submitted for final plat review; and, d. the amount of parkland dedication required for each phase and the amount provided for
each phase. e. If the Phasing Plan is in color, also number each phase directly on the platted areas.
Document Location: A Phasing Plan has been included in this submittal packet. F. COVENANTS AND/OR HOMEOWNER’S ASSOCIATION
1. Is common property to be deeded to a property owner’s association? No. If yes, provide draft covenants and restrictions, per Sections 7.4.2 and 7.6.6. Document Location: Not applicable, the common property will not be deeded to a property owner’s association.
2. Are there existing covenants? Yes, a copy of the existing covenants has been included with this submittal.
3. Are there proposed covenants? Yes, a copy of the draft covenants has been included with this submittal.
4. Is there an existing homeowner’s association? The property is a part of the existing Deer Park Land Owner’s Association.
5. Is a homeowner’s association proposed? No. 6. Provide a draft of any covenants and/or property owner’s or homeowner’s association
documents or other documents that outline deed restrictions that apply to the subdivision. Document Location: Draft covenants have been included in the submittal packet. These
are draft covenants only and will be expanded on and revised by an attorney.
G. PROJECT SUMMARY As a separate attachment labeled "Project Summary" and included at the beginning of the submittal packet, provide a narrative description of the proposed project and existing site conditions. Summarize the following information: Owner; Developer; Representative name and company; Subdivision name; # of lots proposed; # of acres;
Legal description; Summary of roads; Summary of non-motorized facilities; Variances requested, if any; and Zoning and growth policy
compliance; Document Location: A Project Summary is included at the beginning of the submittal packet.
H. MAPS, DATA SHEETS, AND MATERIALS As separate attachments, provide the following Maps and Data Sheets with the site clearly identified. All full-size (18” x 24” or 24" x 36") Supplemental Maps and Data Sheets should be folded to a maximum of 9" x 12". Where appropriate, required information may be combined as long as the information is clearly presented. Please check the box if the Supplemental Map or Data Sheet is included in the packet and state where in the packet it is located. If the item is not included in the submittal packet, please note "N/A".
A vicinity map showing the subject property and the area within 1,000 feet of the subject
property. Packet Location/NA: A Vicinity Map is included in this submittal packet. Adjacent properties. A map showing the relationship of the proposed subdivision to adjacent
subdivisions, certificates of survey, and public or private rights of way and any other access. Show the names of platted subdivisions and numbers of certificates of surveys on the map. Packet Location/NA: An Adjacent Properties map is included in this submittal packet combined with adjacent ownership information.
Adjacent ownership. A map showing the ownership of adjacent lands, including lands across public and private rights of way. Packet Location/NA: An Adjacent Ownership map is included in this submittal packet combined with adjacent properties information.
Certificate of survey and/or prior subdivision history of subject property and adjacent properties. Packet Location/NA: The Deer Park Addition Subdivision Plat has been included in this submittal packet.
An aerial photo of the subject property and vicinity extending at least 200 feet from the property boundaries. Packet Location/NA: An aerial photo is included in this submittal packet.
An existing conditions map including location, current land use, land cover (such as cultivated areas, paved areas), natural features (such as lakes, streams, riparian vegetation), all existing structures and improvements, and all encumbrances, such as easements. Packet Location/NA: The existing conditions have been included on the supplemental data sheets in this submittal packet.
Landscaping and maintenance plans for common areas, and boulevard plantings, as may be required. Packet Location/NA: The applicant will be responsible for landscaping and maintenance procedures within the RV Park.
Variance requests. If the proposed subdivision cannot comply with all subdivision standards, provide an attachment labeled "Variance Request(s)" and identify, for each standard not met, the section of the subdivision regulations for which the variance request is being sought and address the variance criteria (in Section 5.10 of the Missoula County Subdivision Regulations) for each variance request. Packet Location/NA: Variance requests have been included in this submittal packet.
An attachment labeled "Neighborhood Comment and Response," with minutes from neighborhood meetings and any comments received during the meeting(s). Packet Location/NA: A Neighborhood Comment and Response attachment has been
included in this submittal packet for the first neighborhood meeting that was held for this subdivision on October 1, 2018. A second neighborhood meeting was held on November 11, 2019. The meeting minutes and neighborhood attendance information prepared by the Seeley Lake Community Council has been included with this submittal.
I. WATER AND SANITATION REPORT
The State of Montana (76-3-622, MCA) and Missoula County Subdivision Regulations Section 7.6.12 require subdividers to provide the following water and sanitation information for any new subdivision that will include a new water supply system or new wastewater facilities. In compliance with this law, attach a separate document entitled "Water & Sanitation Report" which contains the following:
1. Map. A vicinity map or plan that shows: a. The location, within 100 feet outside of the exterior property line of the subdivision and
on the proposed lots, of flood plains; surface water features; springs; irrigation ditches; b. Existing, previously approved, and, for parcels less than 20 acres, proposed water wells
and wastewater treatment systems; for parcels less than 20 acres, mixing zones; c. The representative drain-field site used for the soil profile description; and d. The location, within 500 feet outside of the exterior property line of the subdivision, of
public water and sewer facilities. 2. Description. A description of the proposed subdivision's water supply systems, storm water
systems, solid waste disposal systems, and wastewater treatment systems, including whether the water supply and wastewater treatment systems are individual, shared, multiple user, or public as those systems are defined in rules published by the Montana Department of Environmental Quality (DEQ). If the water supply and wastewater treatment systems are shared, multiple user, or public, a statement of whether the systems will be public utilities as defined in 69-3-101, MCA and subject to the jurisdiction of the public service commission or exempt from public service commission jurisdiction and, if exempt, an explanation for the exemption
3. Lot layout. A drawing of the conceptual lot layout at a scale no smaller than 1 inch equal to 200 feet that shows all information required for a lot layout document in rules adopted by the Montana Department of Environmental Quality pursuant to 76-4-104, MCA.
4. Suitability. Evidence of suitability for new on-site wastewater treatment systems that, at a minimum, include: a. A soil profile description from a representative drain-field site identified on the vicinity
map that complies with standards published by the Montana Department of Environmental Quality;
b. Demonstration that the soil profile contains a minimum of 4 feet of vertical separation distance between the bottom of the permeable surface of the proposed wastewater treatment system and a limiting layer; and
c. In cases in which the soil profile or other information indicates that ground water is within 7 feet of the natural ground surface, evidence that the ground water will not exceed the minimum vertical separation distance of 4 feet.
5. Water quantity. For new water supply systems, unless cisterns are proposed, evidence of adequate water availability: a. obtained from well logs or testing of onsite or nearby wells; b. obtained from information contained in published hydro-geological reports; or c. as otherwise specified by rules adopted by the Montana Department of Environmental
Quality pursuant to 76-4-104, MCA. 6. Water quality. Evidence of sufficient water quality in accordance with rules adopted by the
Montana Department of Environmental Quality pursuant to 76-4-104, MCA. 7. Impacts to groundwater quality. Preliminary analysis of potential impacts to ground water
quality from new wastewater treatment systems, using as guidance rules adopted by the board of environmental review pursuant to 75-5-301, MCA and 75-5-303, MCA related to standard mixing zones for ground water, source specific mixing zones, and non-significant changes in water quality. The preliminary analysis may be based on currently available information and must consider the effects of overlapping mixing zones from proposed and existing wastewater treatment systems within and directly adjacent to the subdivision. Instead of performing the preliminary analysis, the sub-divider may perform a complete non- degradation analysis in the same manner as is required for an application that is reviewed under Title 76, Chapter 4. Document Location: A Water and Sanitation Report is included in the submittal packet.
J. ENVIRONMENTAL ASSESSMENT, PRIMARY REVIEW CRITERIA REPORT, SUMMARY OF
PROBABLE IMPACTS, AND SUBDIVISION REGULATION COMPLIANCE Montana Code Annotated (76-3-603, MCA) requires the submittal of an Environmental Assessment for all major subdivision proposals and defines minimum requirements for its contents. The Environmental Assessment must address the requirements of 76-3-603, MCA and clearly demonstrate that the proposed subdivision will have no adverse impacts on agriculture, agricultural water user facilities, local services, the natural environment, public health and safety, wildlife and wildlife habitat, or the report must identify the adverse impacts and describe proposed avoidance and mitigation efforts that will be used to reasonably minimize potentially significant adverse impacts. Provide a narrative that addresses each Section of the Environmental Assessment. In addition, respond to the following questions which address the primary review criteria and compliance with subdivision regulations. Where requested, provide maps and data sheets. All maps and data sheets should be folded to 8½" x 11". Where appropriate, required information may be combined as long as the information is clearly presented. Document Location: Included in Section D.
Per 76-3-603, MCA, an Environmental Assessment must accompany the preliminary plat and must include the following information. For your reference, the bulleted list below summarizes the Environmental Assessment requirements that will be met by fully completing Parts 1 through 6 of this Section. Environmental description. Provide a narrative that describes: Every body or stream of surface water that may be affected by the proposed subdivision, Available groundwater information, Topography, Vegetation, and Wildlife use within the area of the proposed subdivision.
Probable impacts. A summary of the probable impacts of the proposed subdivision based on the primary review criteria described in 76-3-608, MCA and Missoula County Subdivision Regulations Section 5.9.2.10 and Appendix E;
A community impact report containing a statement of anticipated needs of the proposed subdivision for local services, including education and school bus routes; Mountain Line bus routes, roads and maintenance; water, sewage, and solid waste facilities; and fire and police protection, per 76-3-603(c), MCA; See Section 6;
Coordination of roads. A description that explains how the subdivision provides for coordination of roads within subdivided land with other roads, both existing and planned, per 76- 3-603(d), MCA and 76-3-501, MCA;
Land dedication. A description of the dedication of land for roadways and for public utility easements, per 76-3-501(3), MCA;
Road improvements. A description of the proposed improvements of roads, per MCA 76-3- 501(4);
Open space. A description of how the subdivision provides adequate open space for travel, light, air, and recreation, per 76-3-501(5), MCA;
Sanitation. A description of sanitary facilities, per MCA 76-3-501(7). The applicant may cross- reference Section M, the Water and Sanitation Report and other relevant areas of the application;
Congestion. A description of the proposed subdivision’s mitigation measures to avoid or minimize congestion, per 76-3-501(8), MCA; and
Avoidance of impacts. A description of how the proposed subdivision will avoid unnecessary environmental degradation and danger of injury to health, safety, or welfare by reason of natural hazard, including but not limited to fire and wildland fire, or the lack of water, drainage, access, transportation, or other public services, or that would necessitate an excessive expenditure of public funds for the supply of services, per 76-3-501(9), MCA.
1. IMPACT ON AGRICULTURE: Answer the questions below. Provide a narrative that identifies the
adverse impacts and describe proposed avoidance and mitigation efforts that will be used to reasonably minimize potentially significant adverse impacts to agriculture. This property does not have a history of agricultural use or a history of timber land. Thus, the subdivision will not remove any agricultural or timber land production. The subject property and adjacent properties current land uses are residential, commercial, roadway and vacant land. The soil types located on the subject property and the adjacent surrounding properties is not considered prime farmland. No potentially significant adverse impacts have been identified based on the criteria outlined within this section of the application. a. Agriculture production. Is the proposed subdivision located on land currently or previously
used for agricultural production? No, we are not aware of any use of this property currently or previously for agricultural production. i. If yes, how many acres are currently in production: Not applicable, we are not aware of
any use of this property for agricultural production. ii. If yes, how many acres have previously been in production: Not applicable, we are not
aware of any use of this property for agricultural production. iii. If yes, identify the number of acres in production on a map. Packet Location: Not
applicable, we are not aware of any use of this property for agricultural production. b. Description.
i. Describe the productivity of the land and whether the subdivision would remove any agricultural or timber land from production. Not applicable, we are not aware of any use of this property for agricultural or timber land production.
ii. Describe agricultural operations and other uses of land on the adjacent property. The adjacent properties include residential, commercial, roadway and vacant land. The
surrounding soil type is not considered prime farmland. The adjacent uses of land include a single-family residence and gas station with small store to the North, vacant land to the South, single family residences to the East, and the Highway 83 roadway to the West.
iii. Describe any subdivision design measures necessary to prevent stormwater runoff from subdivision lots and roads, and lawn water draining onto agricultural land. A stormwater plan has been designed and included in the grading and drainage plan report to prevent stormwater runoff from the subdivision lots, roads, and lawn water from draining onto adjacent land.
iv. Describe what measures will be taken, if any, to control family pets. The attached covenants include measures taken to control family pets.
v. Describe any existing fence lines around the subdivision boundary that protect adjacent agricultural lands not owned by the subdivider and describe any measures that will be taken to ensure continued maintenance of the fence will be shared by the owners of the subdivision and the owners of the agricultural lands. There are no applicable existing fence lines around the subdivision boundary which protect agriculture lands.
c. Notification. Describe applicable provisions in the covenants or Homeowners’ Documents
notifying and educating future lot owners of the potential implications of living adjacent to agricultural operations. Documents shall include the notification information in Section 3.1.4.2.B.2. Not applicable, as we are not aware of any use of adjacent property for agricultural production.
d. Soil type. Is the proposed subdivision located on land with a soil type defined by the Natural Resources Conservation Services (NRCS) as having agricultural importance (Prime, Prime if Irrigated, Statewide or Local Importance)? No. If yes, which type(s)? Not applicable, the soil type is Glaciercreek gravelly silt loam which is not considered prime farmland. i. Soils map. If yes, identify each area on a copy of the preliminary plat and provide a Soils
Map and Table from the Soil Survey, published by the U.S. Department of Agriculture, the Natural Resources Conservation Service, and the Forest Service, showing the soil type(s) found within the proposed subdivision. Document Location: A soils map has been included with this submittal packet.
ii. Soils assessment. If prime farmland or prime farmland if irrigated soils are on the property, a soils assessment is recommended for the entire property performed by a soil scientist that includes at minimum a textural analysis, depth of topsoil measurements, and available water holding capacity. The assessment should include a discussion of how texture and depth compare to that of the predominant soil type of agricultural importance found on the site according to the Natural Resources Conservation Services (NRCS). Document Location: A Soils Assessment has been included with this submittal packet.
iii. Sewer and zoning. 1. If prime farmland or prime farmland if irrigated soils are on the property, is the
subdivision proposing or required to connect to sewer? Not applicable as neither prime farmland nor prime farmland if irrigated soils are found on this property.
2. Is the property unzoned? Yes, the property is currently unzoned. iv. Irrigation. If the soil type is defined as Prime if Irrigated, is the property served by an
existing, developed irrigation system or water right, including wells and adjacent irrigation ditches? Not applicable, the soil type is not defined as prime farmland if irrigated.
2. IMPACT ON AGRICULTURAL WATER USER FACILITIES: Answer the questions below.
Provide a narrative that identifies the adverse impacts and describe proposed avoidance and mitigation efforts that will be used to reasonably minimize potentially significant adverse impacts to agricultural water user facilities. No potentially significant adverse impacts have been proposed that would negatively impact agricultural water users. There are no pump or other applicable irrigation facilities on this property or on adjacent properties. There are also no other applicable irrigation facilities such as wells on the property. When irrigation water, water rights, shares or assessments are to be transferred to 1 or more lots within the subdivision, or to an entity responsible for providing water to 1 or more lots, provide an Irrigation Improvements Plan that meets the requirements of Missoula County Subdivision Regulations Section 7.6.13. Document Location: Not applicable, no irrigation water or shares will be transferred. a. Location.
i. Describe any agricultural water user facilities located on land within the subdivision (irrigation ditch, well, etc.). There are no agricultural water user facilities located on land within this subdivision.
ii. Describe any agricultural water user facilities located on land adjacent to the subdivision (irrigation ditch, well, etc.). There are no agricultural water user facilities located on land adjacent to this subdivision.
b. Ditches.
i. Are any irrigation ditches located on the property? No. ii. Are any irrigation ditches located adjacent to the property? No.
1. If yes to b.1 or b.ii, provide the following information: • Responsible Ditch Company: Not applicable, there are no irrigation ditches
located on or adjacent to the property. • Contact Name: Not applicable, there are no irrigation ditches located on or
adjacent to the property. • Phone Number: Not applicable, there are no irrigation ditches located on or
adjacent to the property. • Address: Not applicable, there are no irrigation ditches located on or adjacent
to the property. 2. If yes to b.1 or b.ii, do you intend to provide access to the irrigation ditch for all lots? Not applicable, there are no irrigation ditches located on or adjacent to the property.
a. If not, and the average lot size will be one acre or less, provide for disclosure notifying potential buyers that lots within the subdivision are classified as irrigated land and may continue to be assessed for irrigation water delivery even though the water may not be deliverable to the lots. Document Location: Not applicable, there are no irrigation ditches located on or adjacent to the property.
c. Abandonment or transfer of water rights. Does the subdivision involve the abandonment or
transfer of water rights from the property being subdivided? No. i. If yes, provide documentation that the water rights have either been removed from the land
or that the process has been initiated to remove the water rights from the land. Not applicable, this subdivision does not involve the abandonment or transfer of water rights from the property being subdivided.
ii. If yes, the fact the water rights have been or will be removed from the land within the subdivision shall be denoted on the preliminary plat. Not applicable, this subdivision does not involve the abandonment or transfer of water rights from the property being subdivided.
iii. If no, the subdivider shall, unless otherwise provided under separate written agreement or filed easement, show on the preliminary plat, ditch easements for the unobstructed use and maintenance of existing water delivery ditches, pipelines, and facilities in the proposed subdivision that are necessary to convey water through the subdivision to lands adjacent to or beyond the subdivision boundaries in quantities and in a manner that are consistent with historic and legal rights. A minimum width of 10 feet is required on each side of irrigation ditch canals and ditches for maintenance purposes, unless a lesser width is agreed to by the owner of the ditch right. There are no applicable easements to establish.
d. Removal of facilities. Does the subdivision involve the abandonment or removal of agricultural
water user facilities? No, the subdivision does not involve the abandonment or removal of agricultural water user facilities.
e. Maintenance. Will the proposed subdivision or associated improvements alter access for
maintenance of agricultural water user facilities? No, the subdivision will not alter access for maintenance of any agricultural water user facilities.
f. Water availability. Will the proposed subdivision or associated improvements alter the
movement or availability of water? The proposed subdivision will not alter the movement or availability of water.
g. Disturbance. Will any proposed construction disturb an existing irrigation ditch or well or result
in any changes to agricultural water use? The proposed construction will not disturb an existing irrigation ditch or well or result in any changes to agricultural water use.
h. Runoff. Describe any subdivision design measures necessary to prevent stormwater runoff
from subdivision lots and roads, and lawn water draining onto agricultural water user facilities. A stormwater plan has been designed and included in the grading and drainage plan report to prevent stormwater runoff from the subdivision lots, roads, and lawn water. We are not aware of any agriculture water user facilities adjacent to this property.
3. IMPACT ON NATURAL ENVIRONMENT: Answer the questions below. Provide a narrative that
identifies the adverse impacts and describe proposed avoidance and mitigation efforts that will be used to reasonably minimize potentially significant adverse impacts to the natural environment. There are no known historical, paleontological, archaeological or cultural sites, structures or objects on or within 0.5 miles of the property. This property is not located within a 100-year FEMA floodplain designation. There are no known geologic, soil, or topographic conditions that will create potential problems for construction activities. This project will not impact access to public lands. This project does not involve the severing of water rights. No known impacts to ground water have been identified.
During construction, noxious weeds will be controlled by adherence to the revegetation plan
as noted in the Revegetation Plan for Disturbed Sites that has been included and will be submitted to the Missoula County Weed District. After construction of infrastructure, noxious weed growth will be controlled via requirements, covenants and oversight by the property owner. Montana Department of Environmental Quality permits will be obtained for the proposed water and wastewater facilities.
a. Public lands. Is the subdivision proposal adjacent to public lands? No, the property is not
adjacent to any public lands. i. If yes, how will the proposed subdivision affect adjacent public land uses? Not applicable,
the property is not adjacent to public lands.
ii. If yes, describe any applicable land management policies of any public lands adjacent to or near the proposed subdivision. Not applicable, the property is not adjacent to public lands.
iii. If yes, describe how access to public lands will be affected by this subdivision. Not applicable, the property is not adjacent to public lands.
b. Historical features. Are there are any known historic, paleontological, archaeological or cultural
sites, structures or objects on or within a half-mile of the proposed subdivision? No, there are no known historic, paleontological, archaeological or cultural sites, structures or objects on or within a half-mile of the proposed subdivision. A letter from the State Historic Preservation Office has been included in the application. i. If yes, identify any known historical, paleontological, archaeological or cultural sites, sites,
structures and/or objects within a half-mile of the proposed subdivision, provide a site map identifying these features which may be affected by the proposed subdivision and describe any plans to protect such sites or properties: As indicated above, there are no known historic, paleontological, archaeological or cultural sites, structures or objects on or within a half-mile of the proposed subdivision.
ii. If yes, discuss the impact of the proposed development on any historic features, and the need for inventory, study and/or preservation with the State Historic Preservation Office (SHPO). Provide a written statement outlining any recommendations of SHPO and any plans for inventory, study and/or preservation and any mitigation planned to overcome any adverse impacts: A letter from the State Historic Preservation Office has been included in the application. As indicated above, there are no known historic, paleontological, archaeological or cultural sites, structures or objects on or within a half-mile of the proposed subdivision.
c. Water rights. Have the water rights been severed from the subject property? No, we are not
aware of any severed water rights. d. Groundwater
i. Does high seasonal groundwater rise within 15 feet of the surface of the property? There is no known evidence of groundwater coming within 15 feet of the surface of the property. Well logs in the vicinity show a static water level of approximately 50 feet – 65 feet below the ground surface. 1. If yes or when unstable soils are present, provide a groundwater drainage mitigation
plan prepared by a licensed professional engineer. The plan shall include, but not be limited to, measures to prevent the migration of groundwater through water, sewer and drainage trenches. Document Location: Not applicable, there is no known evidence of high groundwater or unstable soils in the area.
ii. What are the maximum and minimum depths to the water table? The maximum depth to the water table in the area is approximately 65 feet. The minimum depth to the water table in the area is approximately 50 feet. These depths are from well logs in the vicinity of the property.
1. What dates were those depths determined? The maximum depth was determined on July 7, 1987. The minimum depth was determined on May 12, 1987.
iii. What is the depth of aquifers and aquifer recharge areas from the surface of the property? Based on the above described well logs, the depth to the aquifer is approximately 50 feet – 65 feet. There are no known recharge areas in the vicinity of the property.
iv. Describe the steps necessary to avoid depletion or degradation of groundwater recharge areas: The applicant will receive the necessary permits from the Montana Department of Environmental Quality (MDEQ), Missoula City-County Health Department (MCCHD), and the Montana Department of Natural Resources & Conservation (DNRC) for the
proposed connections to the Seeley Lake Water & Sewer Districts. The permitting processes established by these agencies are put in place to ensure the water and wastewater systems will avoid the depletion or degradation of groundwater recharge areas.
e. Surface water
i. Description. 1. Describe all surface water that may affect or be affected by the proposed subdivision
including name, approximate size, present use, and time of year that water is present. There is no existing surface water that may affect or be affected by the proposed subdivision. There is an existing lake / pond located approximately 850 feet to the west of the proposed RV Park, however it is not anticipated to be affected by the RV Park. All of the necessary permits from MDEQ will be obtained for the RV Park and the sewer connection and stormwater plan will be reviewed for this property.
2. Describe the proximity of proposed construction (such as buildings, sewer systems, and roads) to surface waters: The proposed Lazy Acres RV Park and Subdivision will be located within a half mile of the above-mentioned lake / pond to the west, however it is not likely to affect or be affected by the RV Park or two lot subdivision.
ii. Delineated floodplain.
1. Is any portion of the property within a FEMA-designated 100-year or Shaded Zone X floodplain? No, this property is not located within a FEMA-designated 100-year or Shaded Zone X floodplain. a. If yes, provide a map with a legend showing the designated areas, and/or areas
removed by FEMA through a Letter of Map Amendment. Document Location: Not applicable, no portion of the property is located within a FEMA-designated 100- year or Shaded Zone X floodplain.
2. Is any portion of the property within one (1) mile of a FEMA-designated 100-year Approximate A floodplain? No, this property is not located within one mile of a FEMA-designated 100-year Approximate A floodplain. The property is located within one mile of the AE (100 YR Floodway and Floodplain) a. If yes, provide an analysis of the land division history for the parcel dating back to
August 15, 1983, to determine if a Zone A flood hazard area had been located previously on the parent parcel. Document location: Not applicable.
b. Since that date, was Zone A flood hazard area located on the parent parcel? Not applicable – no portion of the property is within one (1) mile of a FEMA- Designated 100-year Approximate A floodplain. i. If yes, provide a flood analysis determining the base flood elevation, per Sections
7.4.6, 7.6.10.2 and Appendix D. Document location: Not applicable.
iii. Non-delineated floodplain. 1. Are any proposed building sites within 2,000 horizontal feet and 20 vertical feet of a
stream draining an area of 5 or more square miles and in the same drainage basin, in an area where no official floodway delineation or floodway study of the stream has been made, in accordance with 3.1.3.6(C)? No.
2. If yes, submit a Flood Hazard Evaluation Report meeting the requirements of Appendix D. Document Location: Not applicable.
iv. Mapping. Locate on a supplemental sheet overlay or sketch map all surface water and the
delineated floodways that may affect or be affected by the proposed subdivision including natural water systems (streams, lakes, rivers, or marshes), artificial water systems (canals, ditches, aqueducts, reservoirs, irrigation or drainage systems), and land subject to flooding.
Packet Location: Not applicable as there is no surface water or delineated floodways that may affect or be affected by the proposed subdivision.
v. Wetlands. 1. Are wetlands present? No, wetlands are not present. 2. If yes, provide a wetlands investigation completed by a qualified consultant using the
U.S. Army Corps of Engineers’ Wetlands Delineation Manual Technical Report Y-87-1 (1987 Manual). A wetlands delineation shall be shown on the final plat that is consistent with the results of the investigation. Document Location: Not applicable, wetlands are not present.
3. If any construction or changes are proposed which require a 404 or related water quality permit, the subdivider shall provide evidence of such permit to the planning department. Document Location: Not applicable.
Water quality. Please indicate which if any of the following water quality permits have been applied for and describe the reasons why these permits are required: None of these permits are applicable to this project.
310 Permit (Local Conservation District) Reason:
SPA 124 Permit (Department of Fish, Wildlife, and Parks) Reason:
Floodplain Permit (County Floodplain Administrator) Reason:
Section 404 Permit, Section 10 Permit (U.S. Army Corps of Engineers) Reason:
318 Authorization (Department of Environmental Quality) Reason:
Navigable Rivers Land Use License or Easement (Department of Natural Resources and Conservation)
Reason: f. Vegetation and Riparian Resource Areas
i. Plant types. Describe the vegetative types by plant community, relative age, and condition: The property contains primarily unirrigated native forest with light underbrush shrubs. There are some annual weeds intermixed within the native forest and light underbrush that are growing annually. Although the property is not irrigated, the existing vegetation appears to be in healthy condition.
ii. Measures to preserve existing vegetation. Describe any measures that will be taken to
preserve trees and other natural vegetation as much as possible (such as locating roads, lot boundaries, and planning of construction to avoid damaging tree cover):
The location of the proposed RV spaces was determined with the intent of preserving as much existing timber as possible. The property owner will encourage best management practices to be pursued in an attempt to preserve the existing vegetation.
iii. Critical plant communities. Describe any measures that will be taken to protect critical
plant communities (such as keeping structural development away from these areas, setting aside areas for open space):
This project contains no known critical plant communities.
iv. Weeds. 1. Identify areas containing noxious weed growth. There are weeds intermixed with the
other vegetation throughout the property. The presence of weeds has been noted on the Vegetation Exhibit.
Lazy Acres RV Park and Subdivision will be required to submit and follow a Revegetation Plan for disturbed sites. This is a plan that is reviewed and approved by the Missoula County Weed District. This plan will be established to ensure that proper revegetation efforts are followed for all of the disturbed areas within the project site. A copy of the plan has been included with this submittal.
2. Describe proposed means of weed control, especially means to prevent weed growth on areas disturbed by construction: This project will be required to establish a Weed Management Plan. This plan will be prepared in accordance with the Missoula Comprehensive Subdivision Weed Management Plan Guidelines. This plan will need approval from both the Missoula County Weed District and the Missoula County Community and Planning Services Department. This plan will detail the current conditions of the site, the weed management goals for the subdivision, and it will specify specific weed management techniques (control actions) that must be followed to ensure noxious weeds are actively managed on the property in perpetuity. A copy of the plan has been included with this submittal.
v. Riparian Resource Areas.
1. Are there riparian resource areas on the property per Sections 2.2.85 and 3.2? No, riparian resource areas are not located on the property.
2. Are there riparian resource areas adjacent to the proposed subdivision? There are no riparian resource areas located immediately adjacent to the proposed subdivision.
3. If yes to v.1 or v.2, provide a Riparian Resource Area Management Plan per Section 7.6.4. Document Location: Not applicable, there are no wetlands and/or riparian resource areas located on the property.
4. If yes to v.1 or v.2, show the riparian resource areas and proposed buffers on a supplemental data sheet. Document Location: : Not applicable, there are no wetlands and/or riparian resource areas located on the property.
vi. Map. Provide a map showing the distribution of the vegetation types (such as existing trees,
vegetation clusters, marsh, grassland, shrub, coniferous forest, deciduous forest, mixed forest) and critical plant communities such as stream bank or shoreline vegetation, vegetation on steep or unstable slopes, vegetation on soils highly susceptible to wind or water erosion. Document Location: A vegetation map has been included in this submittal packet.
g. Geology / Hydrology / Soils / Slopes
i. Description. Describe the geologic, soil, or topographic conditions and any measures that
will be taken to address potential problems encountered in the construction of roadways, basements, water supply trenches, sewer supply trenches, septic tank and drainfield installation, and/or underground electrical and telephone lines: Based on the soil survey data, there are no known geologic, soil, or topographic conditions that will create potential problems for construction activities.
ii. Cut and fill. Describe the location and amount of any cut or fill per Section 3.7.10 and plans to prevent erosion and promote revegetation of those cuts and fills: Not applicable, there are no cuts or fills anticipated within the proposed subdivision.
iii. U.S.G.S. topographic map. Provide a detailed current U.S. Geological Survey topographic
map with an outline of the subdivision clearly indicated. Document Location: The USGS topographic information is included on the Vicinity Exhibit that is included in the submittal packet.
iv. Limitations map. Provide a Geologic / Topographic Limitations Map which locates any
unusual geologic, soil, or topographic condition on the property that may limit the capability for building or excavation using ordinary and reasonable construction techniques. Conditions include, but are not limited to: shallow depths to bedrock, depth to aquifers and aquifer recharge areas (source: Montana Bureau of Mines and Geology Groundwater Information Center - GWIC), basin closures (Source: Department of Natural Resources, Missoula Regional Office), a high groundwater table, unstable or expansive soils, or slopes in excess of 25%. Document Location: See supplemental data sheets that have been included in this submittal packet.
v. Geotechnical report.
1. Does the proposed subdivision include land areas with the potential for landsliding or slope instability? No, the proposed subdivision does not include land areas with the potential for land sliding or slope instability.
2. If yes, provide a report by a qualified soil or geotechnical engineer per Section 7.6.10.5 which indicates the locations, character, and extent of the hazard on all areas within the subdivision and recommendations for mitigation of the potential hazards in the context of the subdivision proposal. Document Location: Not applicable, the proposed subdivision does not include land areas with the potential for land sliding or slope instability.
vi. Steep slopes.
1. Does the subject property have slopes of 25% or greater? No, the property does not have a slope of 25% or greater.
2. If yes, designate these areas as "No-Build Zone/Steep Slope" on the plat per Section 7.6.3. Not applicable. a. If they are not designated as "No-Build" areas, provide:
i. Slope category map. Document Location: Not applicable, the property does not have a slope of 25% or greater.
ii. Slope Analysis report, per Section 7.6.3. Document Location: Not applicable, the property does not have a slope of 25% or greater.
vii. Hillside density adjustment calculation worksheet.
1. Is the proposed subdivision located within the Urban Growth Area, per Missoula County Zoning Regulations Section 3.06 (N)(2), in a zoning district with density standards, and on land with slopes greater than 10%? No, the property is not zoned, and the land is not on a slope of greater than 10%.
2. If yes, submit a density adjustment calculation worksheet, available at the Planning Office. Document Location: Not applicable.
4. IMPACTS ON WILDLIFE AND WILDLIFE HABITAT: Answer the questions below. Provide a
narrative that identifies the adverse impacts and describe proposed avoidance and mitigation efforts that will be used to reasonably minimize potentially significant adverse impacts to wildlife and wildlife habitat. No potentially significant adverse impacts have been identified based on the criteria outlined within this section of the application. The proposed mitigation described in this section will minimize potential impacts to wildlife and wildlife habitat. a. Species types. Per Montana Fish, Wildlife, and Parks maps and data, which species of fish and
wildlife use the area to be affected by the subdivision? A Wildlife and Wildlife Habitat Exhibit has been included in the submittal packet. This exhibit identifies the wildlife that Montana FWP’s database lists as being “known to utilize all or a portion of” the section, township, and range that this project is located within. The wildlife includes black bear, ruffed grouse, blue grouse, gray partridge, white tail deer, wolf, pheasant, marten, mountain lion, bobcat and fisher. This subject property is also within the white-tailed deer winter range.
b. Wildlife mitigation.
i. Describe any proposed measures to protect, enhance, or minimize degradation of wildlife habitat (such as keeping buildings and roads back from shorelines, setting aside marshland as open space, using a cluster development to limit development on sensitive areas). No impacts have been identified based on the criteria outlined within this section. No mitigation is proposed as no impacts have been identified based on the criteria outlined below.
ii. Describe any proposed measures to minimize or mitigate conflicts between residents and wildlife (such as covenants that require garbage and pet food to be kept indoors).
The proposed use of the property is not anticipated to increase the conflicts between residents and any wildlife. The covenants will include “Living with Wildlife” information that is provided by the Montana Fish, Wildlife and Parks Department.
c. Map. Provide a map identifying any known critical or key wildlife areas such as big game winter
ranges, grizzly bear linkage corridors, waterfowl nesting areas, habitat for rare or endangered species, and wetlands and riparian resource areas per Montana Fish, Wildlife, and Parks maps and data and other appropriate resources.
Document Location: A Wildlife and Wildlife Habitat Exhibit has been included in this submittal packet.
5. IMPACTS ON PUBLIC HEALTH & SAFETY: Answer the questions below. Provide a narrative that
identifies the adverse impacts and describe proposed avoidance and mitigation efforts that will be used to reasonably minimize potentially significant adverse impacts to public health and safety. No potentially significant adverse impacts have been identified based on the criteria outlined within this section of the application. The proposed mitigation described in this section will minimize potential impacts to public health and safety. a. Air Stagnation Zone. Is the property within the Air Stagnation Zone? No, the property is
located outside of the Air Stagnation Zone. b. Airport Influence Area. Is the property within the Airport Influence Area? No, the property is
not located within the Airport Influence Area. i. If the property is within the Airport Influence Area, provide a map showing the boundaries of
the Airport Influence Area with the site identified and other sub-areas (such as Runway
Protection Zone (RPZ), Extended Approach and Departure Areas (EADA), and the 65 dnL noise contour). Document Location: Not applicable, the property is not located within the Airport Influence Area.
c. Avoidance and mitigation of hazards. Describe avoidance or mitigation measures that are
proposed to address identified hazard(s) and provide a map locating the hazards. Examples of health and safety hazards are: i. areas containing high pressure gas lines or high voltage lines; ii. land on or adjacent to Superfund or hazardous waste sites; iii. land on or adjacent to abandoned landfills, mines, well, waste sites or sewage treatment
plants; iv. areas identified as a high seismic hazard, including earthquake fault lines;
v. areas of land instability, ground subsidence or unstable soils; vi. avalanche or rock fall;
vii. areas prone to ice jams viii. areas susceptible to dam failure;
ix. areas within the Wildland Urban Interface per Section 7.6.10.1 (requires Fire Hazard Assessment, Appendix C). This property does not contain and is not located near any high-pressure gas lines or high voltage lines. This property is not located on or adjacent to any known Superfund or hazardous waste sites. This property is not located on or adjacent to abandoned landfills, mines, wells, waste sites or sewage treatment plants. This property is not located in an area that has been identified as having high seismic hazards. This property is not located on an area of land instability, ground subsidence or unstable soils, avalanche, or rock fall. This property is not located in an area that has been identified as being prone to ice jams or susceptible to dam failure. This property is within the Wildland Urban Interface. A Fire Hazard Assessment has been included in this submittal packet. There are no other applicable topics to discuss or identify.
d. Nuisances. If the proposed subdivision contains on-site or nearby off-site land uses that create a nuisance (such as noise, dust, smoke, or unpleasant odors), identify such nuisances and describe avoidance or mitigation measures that are being proposed to address them: There are no proposed uses on site that create nuisances such as noise, dust, smoke or unpleasant odors.
6. COMMUNITY IMPACT REPORT & IMPACT ON LOCAL SERVICES: Answer the questions below. Provide a narrative that identifies the adverse impacts and describe proposed avoidance and mitigation efforts that will be used to reasonably minimize potentially significant adverse impacts to local services: No potentially significant adverse impacts have been identified based on the criteria outlined within this section of the application. The proposed mitigation described in this section will minimize any potential impacts to local services. a. Transportation facilities – motorized and non-motorized. Describe the proposed
subdivision’s motorized and non-motorized facilities. The subject property is located adjacent to Highway 83, which will provide motorized access to the RV Park at the existing access point. Tamarack Drive is also an existing platted roadway and utility easement located on the eastern side of the property, however a roadway has not been constructed over this easement. The property is also located adjacent to the intersection of Riverview Drive. A road network has been proposed on the property for motorized access to the RV spaces. The perimeter roads are proposed as two-way 26-foot-wide gravel roads, while the interior roads are proposed as one-way 16-foot-wide gravel roads.
There is an existing paved trail located adjacent to the western side of the property, between the property and Highway 83. This trail will provide non-motorized access to the property, and it will connect to the trail that is proposed on-site. This trail has been proposed to provide a non-motorized transportation option for access to the RV spaces, as well as in and through the RV Park. The trail loops throughout the RV Park to provide access to the bath/shower house, RV spaces, parks, and the offsite trail. It is proposed as a low impact trail that will be 2’-3’ wide.
i. Bridges and culverts. Describe characteristics such as location, name, type, width, design
load, and vertical clearance, of any existing or proposed bridges or culverts within the subdivision or on roads providing access to the subdivision. This project is not expected to have a bridge or need culverts to provide access to the RV Park or subdivision. There are no applicable existing bridges or culverts providing access to this property.
ii. Non-motorized transportation facilities.
1. Describe existing non-motorized transportation facilities that will serve the proposed subdivision: There is an existing off-site paved trail that will serve the proposed RV Park and Subdivision. The trail is located adjacent to the western side of the property, between the property and Highway 83. It is approximately 2 miles in overall length and begins just south of Seeley Lake, paralleling Highway 83 through town to Morrell Creek Road.
2. Describe proposed non-motorized transportation facilities that will serve the proposed subdivision: An internal pedestrian trail is proposed to provide a non-motorized transportation option for the RV Park and subdivision. The trail is proposed to loop through the RV spaces as well as around the perimeter of the property. It is proposed to connect in two places with the existing non-motorized trail located to the west of the property.
iii. Bus Routes. Provide a map showing the locations of any bus stops and turnarounds for
school buses and public transit, or provide a narrative description of bus routes in lieu of a map. If the project is located on an existing school bus route, show the route and the nearest bus stop relative to the proposed subdivision. If a bus stop is proposed within the subdivision, indicate the type and location on a Supplemental Data Sheet.
Map location: A Bus Route Map has not been provided. Bus Narrative: A bus stop is not proposed within this subdivision as there are no public transportation opportunities located within Seeley Lake, Montana. There are also no proposed school bus stops as this is a proposed RV Park and school aged children are not likely to be added to the school district as a result of this subdivision. The property is also located approximately 0.7 miles from Seeley Lake Elementary and Middle Schools and approximately 0.8 miles from Seeley-Swan High School.
iv. Roads. Complete the following table to describe current conditions and, if applicable, any
proposed improvements to roads serving the subdivision. If necessary, provide information about additional roads on a separate sheet.
Road Name: Hwy 83 Internal 26’
Road Internal 16’
Right-of-way type: (public/private)
Public Private Private If public, state the jurisdiction: State N/A N/A
Right-of-way width: 120’ N/A N/A
Surface type: (gravel, chip-seal, asphalt)
Asphalt Gravel Gravel Surface width: ~37’ 26’ 16’
Shoulder width, if applicable: 8’ Ditch Slope Width
Ditch Slope Width
Maximum grade: - - - Road length: ~91 miles ~2,070 feet ~2,390 feet
Maintenance responsibility: (County, private)
Curbs/gutters: No No No Drainage swales: No No No
Sidewalk width: N/A N/A N/A Trail width: 8’ N/A N/A
Boulevard width: N/A N/A N/A Bike lane width: N/A N/A N/A
Estimated time for completion: Complete Completed along with RV Park Phases
Completed along with RV Park Phases
1. Year-round access. If year-round vehicular access to all lots and common facilities
within the subdivision is not provided, explain why: Not applicable. 2. Arterial access. If access to any individual lot is directly from an arterial street or road,
explain why access was not provided by means of a road with a lesser classification: Not applicable.
3. Private road access.
A. Does access to the property cross any private properties not owned by the subdivider or property owner? No. Access to the property will be directly off of Highway 83.
i. If access to the subdivision is across private property not owned by the subdivider, provide a list labeled "Legal Access" containing the names and owners of those properties. Include documentation of perpetual legal access (including but not limited to easements, agreements, and access permits or other forms of access permission) or describe how perpetual legal access will be obtained prior to the filing of the final plat. The documentation must be sufficient to demonstrate perpetual legal access. The information must be provided for any access routes required by Section 3.4.3 and Section 3.4.4.
Document Location: Not applicable, access to the property will be directly off of Highway 83.
B. Are private roads proposed? The proposed road network will be privately maintained and owned by the property owner. If yes, include a private road maintenance plan in a development agreement or draft covenants. Document Location: A plan for maintaining the private road has been included in the draft covenants.
4. Traffic impact narrative:
A. What is the expected increase in the number of automobile trips per day that the proposed subdivision will generate? For traffic estimates, please reference the most recent edition of Trip Generation: An ITE Informational Report. A traffic study has been prepared for the Lazy Acres RV Park and Subdivision. The traffic study is included in Section F of this submittal.
B. Identify all existing transportation corridors, (including bicycle and pedestrian routes) within a quarter-mile radius of the project and provide a summary describing how this project is likely to impact those transportation corridors. MT Highway 83 is an existing road that borders this property to the West. This subdivision proposes using the existing access point off Highway 83 for access to the RV Park. As Highway 83 will provide the access to this property, it is anticipated that it will be most impacted by the RV Park and subdivision. Riverview Drive is also located to the west of this property; however, it is not anticipated to be impacted by the RV Park.
There is an existing off-site paved trail that will serve the proposed RV Park and Subdivision to provide a pedestrian route. The trial is located adjacent to the western side of the property, between the property and Highway 83. It is approximately 2 miles and begins just south of Seeley Lake, paralleling Highway 83 through town to Morrell Creek Road.
To the south of the proposed RV Park and subdivision are several roads: Daisy
Lane, Laurel Lane and Cougar Court. However, as these roads do not provide access to this property, they are not anticipated to be impacted by the proposed RV Park and subdivision.
To the east of the proposed RV Park and subdivision is Lynx Court and Morrell
Creek Drive. These roads provide access to the residential properties located adjacent to the proposed property. However, they do not provide direct access to the subject property and thus are not anticipated to be impacted by the proposed RV Park and subdivision. Tamarack Drive is also a roadway easement located adjacent to the east side of the property, however no roadway has been constructed over the easement at this time.
Chipmonk Court, Redwood Lane, Badger Court, Tamarack Drive, Spruce Drive,
and Boy Scout Road are all roadways located to the north of the proposed RV Park and subdivision. However, as these roadways provide access to neighboring properties, but do not provide access to the subject property, they are not anticipated to be impacted by the subdivision.
C. What are the planned improvements to existing public and private access roads to
mitigate the impacts anticipated from this subdivision? There are no proposed planned improvements to existing public and private access roads as no impacts have been identified that require mitigation.
5. Street and road plans, including at a minimum, the following information:
A. Using a supplemental sheet as a base map show the following: i. Street names ii. Right-of-way widths iii. Surface widths iv. Street grades v. Type and location of sidewalks and curbs/gutters
vi. Locations and characteristics of bridges and culverts vii. For cul-de-sac streets, provide the widths of turn-around radii, minimum right-of-
way widths at turn-arounds, minimum surface widths at turn-arounds and total length
viii. Number and location of on-street parking spaces, if applicable Street and Road plans have been included in this submittal packet.
B. Typical cross sections including pavement and base thickness for each type of proposed road or road improvement proposed within the subdivision and adjacent to the subdivision which serves the subdivision. Document Location: Street and Road plans have been included in this submittal
packet. C. Road profiles for all proposed streets and roads which have grades exceeding
seven (7) %. Document Location: Street and Road plans have been included in this submittal
packet. 6. Grading and drainage plans, including at a minimum the following information:
A. Provide a report that contains a description and calculations of the proposed storm drainage plan for a system designed to detain / retain the 100-year frequency, 24- hour storm on site using the SCS Type 2 Rainfall Distribution. Document Location: The Grading and Drainage Report included in this submittal
packet includes a description and calculation of the proposed storm drainage plan that was based off the 100-year, 24-hour storm event in accordance with the Missoula County Subdivision Regulations.
B. Provide storm drainage information as required in Section 9 of the Public Works Manual, per Missoula County Subdivision Regulations Section 7.6.5.: Document Location: The Grading and Drainage Report included in this submittal
packet identifies storm water routing and storage requirements based on the analysis of the pre-development and post-development condition. It was prepared as required by the Missoula County Subdivision Regulations, the Missoula Public Works Manual, and the MDEQ Circular-8.
7. Traffic study. If the proposed subdivision creates more than 50 residential lots, or multi-
family or commercial development opportunities, per Section 7.4.7, submit a Traffic Study. The study must address the current capacities of adjacent roads and nearby intersections and provide an analysis of level of service (LOS) changes that will occur as a result of the development of the proposed subdivision. Identify proposed measures that will maintain the level of service on affected roads and highways. A traffic study has been prepared for the proposed 2-lot subdivision and RV Park.
8. Coordination of roads. Describe how the subdivision provides for coordination of roads
within subdivided land with other roads, both existing and planned, per 76-3-603(d), MCA & 76-3-501, MCA: This project proposes a 26-foot-wide two-way gravel road and several 16-foot-wide, one-way gravel roads. This RV Park and subdivision will utilize the existing access point on Highway 83 so as to make the least impact to the surrounding area. Utilizing this access will provide controlled points of ingress and egress to the subdivision that will avoid or minimize potential congestion on the adjacent road network. A. Describe whether or not the proposed subdivision provides an opportunity to connect
subdivision roads to an existing road network, or a future road for which plans have
been approved by the governing body, or land that has the potential for future subdivision per Section 3.4.6.3. The proposed subdivision does provide an opportunity to connect subdivision roads to an existing road network. This subdivision will utilize the Hwy 83 access for the main access to the property. The proposed road network will then provide access to the individual RV spaces.
B. Describe rights-of-way or easements required to meet the requirements of Section A above, or to make connections with adjacent undivided or subdivided land per Section 3.3.3.2. We are unaware of any subdivision plans for adjacent properties.
9. Right-of-way Easements. Describe the dedication of land for roadways and for public utility easements or the provision for right-of-way easements, per Sections 3.8.3-3.8.7; 7.4.7, 7.4.9, and 7.6.11. Not Applicable as this project does not propose public utility easements or public right-of-way easements.
b. Utilities and Services: Provide a narrative that identifies existing and proposed utilities in
relation to the subdivision: The 2-lot subdivision and RV Park will have access to electricity and natural gas provided by NorthWestern Energy, telephone from Blackfoot or numerous wireless providers, cable TV from Dish TV, or Dish Network, Broadband/Internet from Blackfoot and solid waste collection and disposal from Seeley Lake Refuse District.
i. Service providers. List the following service providers and, if applicable, how the service
will be provided: • Electricity: NorthWestern Energy • Telephone: Blackfoot or numerous wireless providers • Natural Gas: NorthWestern Energy • Cable TV: Direct TV, Dish Network • Broadband/Internet: Blackfoot • Solid Waste Collection and Disposal: Seeley Lake Refuse District
ii. Over-head utilities. If any utilities are proposed to be over-head, explain why: This project
does not propose any overhead utilities. iii. Utilities Plan, including, at a minimum, the following information:
1. Existing and proposed utilities located on and adjacent to the tract, including: a. The approximate location, size and depth of sanitary and storm sewers, or the
location of septic tanks, subsurface treatment systems, replacement areas, detention/retention basins, and irrigation and storm drainage ditches.
b. Approximate location, size and depth of water mains, water lines, wells, and fire hydrants if within 500 feet.
2. Existing and proposed location of gas lines, electric, cable TV, and telephone lines and street lights.
Document Location: This data can be found on the Supplemental Data Sheet, Lot Layout and MDEQ Site Layout.
c. Water supply: Provide a narrative that describes the proposed water supply and any
relationship to existing water wells, mains or systems. The proposed water supply is Seeley Lake Public Water District. The water lines are proposed to loop along several of the gravel roadways to provide access for the RV spaces, bath/shower house and the office.
i. Water system. Identify and describe the type of water supply planned for household use (such as, an existing public or multi-family system, new public or multi-family system or individual system): The proposed RV Park and subdivision will provide a water supply through the Seeley Lake Public Water District. The water is not planned for household use, but rather for the RV spaces, bath/shower house and the office.
ii. Nearest public water main. How far is the proposed subdivision boundary from the nearest
public water main? There is an existing public water main within Highway 83 adjacent to the proposed RV Park and subdivsion.
iii. Description of use. Describe how water will be provided for household use: Water will not
be provided for household use as an RV Park is proposed instead. However, water will be provided for the RV spaces, bath/shower house and the office by a proposed water main extension throughout the RV Park.
iv. Capacity.
a. How many gallons per day of water will the proposed subdivision require? DEQ Circular 4 estimates that an office has approximately 13 gallons per day (per employee) of flows, and RV spaces with individual hookups have approximately 100 gallons per day (per space) of flows. If there is an average of 1 office personnel per day, and 72 RV spaces, a total of approximately 7,213 gallons per day would be required at maximum capacity.
b. Is the water supply sufficient to meet the needs of the anticipated, final population of the subdivision? Yes, the water supply will be sufficient to meet the needs of the anticipated, final population of the subdivision. A water and sanitation report has been included with this submittal to detail the water supply.
c. Are there any anticipated effects on existing