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ALEXANDRA ESTATES

A MAJOR SUBDIVISION IN MISSOULA COUNTY PRIMARY REVIEW CRITERIA REPORT:

SUMMARY OF PROBABLE IMPACTS

Narrative description of the proposed project and existing site conditions, including, but not limited to:

Owner:

Liberty Cove, Inc. PO Box 819 Missoula, MT 59806-819

Developer:

Same

Representative name and company:

WGM Group, Inc. 1111 E Broadway Missoula, MT 59802

Subdivision name:

Alexandra Estates

# of lots proposed

Twenty-Three (23) Residential Lots, and One (1) Utility Lot

# of acres

116.27 Acres

Legal Description Tract 9-B of Certificate of Survey No. 3041, Tract 1 of Certificate of Survey No. 5232, Parcel 3 of Certificate of Survey No. 5122, Tract 3 of Certificate of Survey No. 2926, Parcel 2 of Certificate of Survey No. 5122 and Tract 1-A of Certificate of Survey No. 4349, records of Missoula County, Montana, located in Section 22, Township 12 North, Ranch 20 West, Prinicpal Meridian, Montana.

Introduction Alexandra Estates is sited in the large field on the southwesterly side of US Highway 93 South, between Bird Lane and Valley Grove Drive, approximately two miles north of the intersection of US Highway 93 South and US Highway 12. The site contains 116.3 acres and consists of six existing tracts/parcels. Working with WGM Group, Inc., Liberty Cove, Inc. proposes to subdivide this property to create twenty-three single-family residential lots and one utility lot. A proposed road, Alexandra Drive, will bisect the subdivision to provide access to all twenty-three lots. The road will connect to Bird Lane on the north and Valley Grove Drive on the south. All twenty-three lots will be served by individual wells and drainfields. The utility lot will contain two existing drainfields. Currently these existing drainfields are located in an easement on the Alexandra

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Estates site (Tract 1 of COS 5232). The utility lot will be deeded to the owners of the drainfields.

There is one existing small farmhouse located on proposed Lot 6 and three outbuildings on the site. The existing home is currently rented out by the owner and is proposed to remain. The two outbuildings located on proposed Lot 15 may be removed by the future lot owners if they are not in locations suitable to accommodate the new residence. The outbuilding located on Lot 6 will be removed with the extension of Alexandra Drive in Phase II.

There is an existing well and sanitary facilities serving the current home on Lot 6. The existing well is proposed to remain. Because of the age of the existing home, septic permit records are not available for the existing sanitary facilities. A new drainfield is proposed for Lot 6 to ensure compliance with state and county regulations.

The property has been used for grazing and agriculture purposes in the past. With the exception of the far western portion, the site is generally flat with a slight slope from east to west. The far western portion of the site climbs to the west at slopes ranging from 10% to 40%.

The property that comprises Alexandra Estates has been proposed for development in the past. In 2001, a 70-lot subdivision named Liberty Cove was proposed on this property. Project correspondence and technical reports related to Liberty Cove and other past projects on this site have been compiled and are available for viewing on WGM Group’s company website. The website address is http://www.wgmgroup.com.

Annexation, Zoning, Comprehensive Plan and Growth Policy The subject property is in the County of Missoula, just north of Lolo, Montana. The site falls within the recently adopted North Lolo Growth Policy Amendment and Rural Special Zoning District, Resolution No. 2010-066. The comprehensive plan designations are one (1) dwelling unit per acre and Open and Resource. The zoning standards are Z.D. 33 and NLRSPZD R, with zoning designations of NLRSPZD R at one (1) dwelling unit per acre (when not connected to water and sewer) and Z.D. 33 with space and bulk requirements at a minimum lot size of one (1) acre.

Neighborhood Meetings The required neighborhood meeting was held the evening of April 27, 2011 at the office of the King’s Christian Church. The required notification mailing and meeting postings were completed within the required timeframes. There were 20 neighbors in attendance.

Covenants Declaration of Covenants, Conditions and Restrictions are proposed for Alexandra Estates. The Living with Wildlife section was obtained in advance from the Montana Fish, Wildlife & Parks’ local office. There are no common areas proposed in this development.

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Phasing Plan Alexandra Estates is proposed to be developed in four phases. The proposed filing deadlines are Phase I December 31, 2013, Phase II December 31, 2015, Phase III December 31, 2017 and Phase IV December 31, 2019.

Building Envelopes Building envelopes are proposed on some of the lots on the westerly side of Alexandra Drive. These envelopes consist of a contiguous area within which all lawn, buildings, barns, corral facilities, outbuildings, swimming pools, tennis courts, fences, walls, or other structures must be located. The area of the proposed building envelope is bounded by Alexandra Drive on the east and the building envelope line on the west.

Park/Common Area Dedication Requirements This 116.27 acre development consists of lots ranging in size from 3.01 acres to 6.91 acres. The developer/owner is proposing cash in lieu of parkland dedication.

The amount of land, 0.42 acres that would be dedicated for park would not be of size to meet the requirements for a neighborhood park. Neighborhood parks should be about five acres in size. Because of the small size, the propensity for park maintenance is diminished.

The cash-in-lieu could be used by Missoula County to improve parkland in the Lolo Community which is easily accessible from the subdivision. The benefit to the Lolo area and to the residents of this subdivision from a small park is limited because most of the lots will have yards that are bigger than the park.

In a low density subdivision, there is no way to design a park such that a large number of lots face onto the park providing the requisite safety factor for children who will be out of ear-shout from their homes. A solution to keep children safe from predators is to have them play at home in fenced areas with an adult at home.

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The development is proposed to be built out in four phases. The following is a breakout of the parkland dedication requirement by phase.

PHASE I

 

AREA

 

SIZE

PARKLAND

PARKLAND

REQUIREMENT

LOT NO.

(ACRES)

EXEMPTION

REQUIREMENT

(ACRES)

8 5.55

EXEMPT

9 5.21

EXEMPT

10 6.91

EXEMPT

11 5.07

EXEMPT

12 3.20

NO

2.50%

0.08

13 5.92

EXEMPT

PHASE I PARKLAND DEDICATION REQUIREMENT

0.08

PHASE II

 

AREA

 

SIZE

PARKLAND

PARKLAND

REQUIREMENT

LOT NO.

(ACRES)

EXEMPTION

REQUIREMENT

(ACRES)

6

6.87

EXEMPT

7

6.38

EXEMPT

14

5.05

EXEMPT

15

3.01

NO

2.50%

0.07525

PHASE II PARKLAND DEDICATION REQUIREMENT

0.07525

PHASE III

 

AREA

 

SIZE

PARKLAND

PARKLAND

REQUIREMENT

LOT NO.

(ACRES)

EXEMPTION

REQUIREMENT

(ACRES)

1

5.10

EXEMPT

2

5.10

EXEMPT

20

3.54

NO

2.50%

0.0885

21

5.10

EXEMPT

22

3.39

NO

2.50%

0.08475

23

5.10

EXEMPT

PHASE III PARKLAND DEDICATION REQUIREMENT

0.17325

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PHASE IV

AREA

 

SIZE

PARKLAND

PARKLAND

REQUIREMENT

LOT NO.

(ACRES)

EXEMPTION

REQUIREMENT

(ACRES)

3

5.10

EXEMPT

4

5.10

EXEMPT

5

5.10

EXEMPT

16

5.10

EXEMPT

17

5.36

EXEMPT

18

5.10

EXEMPT

19

3.79

NO

2.50%

0.09475

PHASE IV PARKLAND DEDICATION REQUIREMENT

0.09475

TOTAL

115.53

0.42325

SAY =

5

0.42

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INFORMATION REQUIRED FOR SECTION K OF THE MISSOULA COUNTY SUBDIVISON REGULATIONS:

ENVIRONMENTAL ASSESSMENT, PRIMARY REVIEW CRITERIA REPORT, SUMMARY OF PROBABLE IMPACTS, AND SUBDIVISION REGULATION COMPLIANCE

In accordance with Montana Code Annotated, Chapter 76-3-603, and Section K. of the

Missoula County Major Subdivision Application, the following paragraphs provide narrative descriptions detailing adverse impacts and describing proposed avoidance and mitigation efforts for Alexandra Estates in relation to the areas of interest defined in Section K. of the Subdivision Application. The order of the following sections corresponds with that of Section K. of the Missoula County Major Subdivision

Application.

detail related to the environmental assessment.

Please refer to Section K. of the Subdivision Application for additional

Impact on Agriculture

As proposed, Alexandra Estates consists of 23 lots averaging 5-acres in size. The North Lolo Rural Special Zoning District, adopted in May 2010 allows for minimum lot sizes of 1-acre (or ½ acre when public water and sewer are connected) over the southern portion of the site. Minimum lot sizes of 1 acre are also allowed over the northern portion of the site per Zoning District 33 requirements. The 2002 Lolo Regional Plan designates the area in and around Alexandra Estates for a development density of 1 dwelling unit per acre. By maintaining an average lot size of 5-acres, Alexandra Estates provides mitigation to the impact on agriculture over the full development of the site that is designated in the regional plan and allowed by zoning. The smaller 1-acre (or 1/2-acre) lot sizes allowed by zoning would require a more extensive road network and result in a larger percentage of the site being utilized for road, home, and other impervious improvements than what is proposed. The 5-acre lots of Alexandra Estates provide larger contiguous areas for agricultural uses and require a much smaller portion of the site be developed with impervious improvements than 1-acre lots. Table 1 below provides a breakdown of the impacts to the site of Alexandra Estates vs. that allowed by zoning. The areas of the site below the elevation of the 100-year floodplain or on slopes steeper than 25% are excluded from the developable land area in Table 1.

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Table 1

     

Developable Land Usage Analysis

     
 

Total Land Area

116.3 Acres

 

Land with slopes in excess of 25%

10.8

Acres

 

Land below the elevation of the 100-Year Floodplain

32.5

Acres

 
 

Total Developable Land

73.0

Acres

 

Development Density

1/2 Acre Lots

 

1 Acre Lots

Proposed Alexandra Estates

Number of Lots

146

 

73

 

23

Street Area per Lot*

3,000 SF (0.07 Acres)

6,000 SF (0.14 acres)

per Pre-Plat

Total Street Easement Area

10.1

Acres

 

10.1

Acres

5.4

Acres

Home and Driveway Area per Lot **

4500 SF (0.10 Acres)

6000 SF (0.14 Acres)

6000 SF (0.14 Acres)

Total Home and Driveway Area

15.1 Acres

 

10.2 Acres

3.2

Acres

Total Area Occupied By Roadway and Home and Driveways

25.2 Acres

 

20.3 Acres

8.6

Acres

Percentage of Developable Land Occupied By Roadway and Home and Driveways

34.5%

 

24.1%

11.8%

Notes

* Street area per lot estimated as 1/2 of a 60-foot wide right -of-way along the

 

short side of the proposed lot. For a 1/2 acre lot, assume a 100-foot length

 

of right-of-way with a 30-foot width per lot (100ft x 220ft Lot). For a 1 acre lot

 

assume a 200-foot length of right-of-way with a 30-foot width per lot (200ft x

 

220ft Lot). The street area for the proposed Alexandra Estates is taken from the

 

actual preliminary plat.

   
 

**Home and driveway area per lot estimated as a 2,000 square foot home with a

 

2,500 square feet of pavement and driveway for a 1/2 acre lot and as a 2,500

 

square foot home with 3,500 square feet of driveway for 1 acre lots and larger.

In addition to reducing the percentage of road and home development area on the site, the proposed 5-acre parcels provide better opportunity for truck gardens and hobby ranches than would the 1-acre lots allowed by zoning. It is these truck garden and

hobby ranch operations that have allowed for a large portion of the growth on the agricultural market over the last two decades. According to Suzanne Peterson with Quality Supply (now Murdoch’s), “it is these ‘hobby ranches’ that have enabled the signification growth of Quality Supply over the past 20 years. This type of growth has been good for the economy and the environment… With smaller 5 and 10 acre ranches that are owned by people who have jobs other than ranching, they have more money to spend on their properties. They are good stewards of the land because they want the land to look good. They control the weeds, mow and irrigation. They purchase fencing, pesticides, animal health products and ATV’s from us to use on their land and in raising

their animals.”

the local agricultural economy. During the public review of the Chickasaw Subdivision in Missoula it was stated that truck gardens could produce up to $30,000 of annual

revenue.

Additionally, truck gardens provide a viable and important segment of

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The approximately 104 acres of farmland on the site fall into the categories of prime if irrigated, prime farmland of statewide importance and farmland of local importance. According to a person who farmed the land historically and who also farmed land out on Mullan Road, this land is about 40% less productive than the land out on Mullan Road in the vicinity of 44 Ranch. In the early farming days the site was infested with gophers and not fully utilized for agricultural production. Then it was improved by management to Timothy hay. The gophers were removed, irrigation wheel-line installed and the weeds were removed and the site was irrigated. Timothy hay requries a lot of irrigation and fertilizer; the water rights and irrigation equipment were just marginal for the rotation needed to maximize crop production. The sand and gravel content of the soils required more frequent irrigation than the soils classifications would indicate, the farmer felt that fertilizer was easily leached through the soil. After some years of farming the site for hay, and the farmer, making what he described as a “terrible” living, sold the property for land development. The only cropland that adjoins the subdivision is northerly in small acreage parcels with homes. Alexandra Estates proposes homes and lots of nearly the same size or larger and should have minimal impact on these adjoining small acreage parcels. There is no other agricultural land that adjoins the site. The subdivision would not remove land from agriculture.

The property requires management practices such as irrigation, fertilizer and pest management to produce a crop. Diesel fuel has risen close to four dollars a gallon for off-road fuel. Fertilizer almost doubled in price this year and the cost of chemicals for weed control has also increased. It is entirely likely that the individual owners of the tracts will have the financial resources to intensively manage the parcels in agriculture. Because the lots also serve as a home site, the use of the property for agriculture will not require making a living from the land as a farmer or rancher would for the property in its current configuration. Subdividing the land as proposed could actually increase the agricultural productivity and increase the level of stewardship.

Impact on Agricultural Water User Facilities There are no water districts in the vicinity of this site. There are sections of an abandoned irrigation ditch along the western portions of Lots 11, 12, 13, and 14. According to our research, no evidence of a surface water right associated with the abandoned irrigation ditch is on file. No action is proposed for the abandoned irrigation ditch.

There is an existing pond on proposed Lot 6 and an existing well on proposed Lot 9 that have been used for irrigation previously. Irrigation easements are proposed for buried irrigation mainline from the pond on Lot 6 and from the well on Lot 9 to Alexandra Drive. Lots on the westerly side of Alexandra Drive have access to the irrigation mainline easement that runs along the westerly side of Alexandra Drive from the north at the common lot line of Lots 22 and 23 to the south to the common lot line of Lots 11 and 12. At the common lot line of Lots 11 and 12, the easement crosses to the easterly side of Alexandra Drive where the main will go under Alexandra Drive and the irrigation easement will continue along the easterly side of Alexandra Drive south to Lot 10. Lots

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on the easterly side of Alexandra Drive have access to the irrigation mainline easement that runs parallel with US Highway 93 South from the north at the common lot line of Lots 1 and 2 to the south to the common lot line of Lots 9 and 10. The proposed irrigation easement is of adequate width to accommodate the physical placement and maintenance of the irrigation mainline that will potentially provide irrigation water to the lots in Alexandra Estates. The irrigation easement adjoins public right-of-way that allows the use of the public right-of-way for the maintenance of the irrigation mainline with appropriate permits from Missoula County. Future irrigation users will have to form an association to manage the installation of irrigation facilities and an entity to receive the water rights should they desire to use irrigation water from the well. Future installation of the irrigation mainline on the westerly side of Alexandra Drive will a buried pipe crossing(s) of Alexandra Drive. Two 12-inch sleeves beneath Alexandra Drive are proposed to be installed with the construction of Alexandra Drive to facilitate future installation of irrigation mainline without disturbance to the surface of Alexandra Drive. The first sleeve will be placed near the common lot boundary of Lots 6 and 7 to provide access to the pond on Lot 6. The other sleeve will be placed near the common lot boundary of Lots 11 and 12 to provide access to the well on Lot 9.

The covenants provide for a restriction on placement of structures or the planting of vegetation other than grass within the ditch easement without the written permission of the association. Easements for irrigation mainlines, roadways or utilities prohibit by their nature the placement of trees, structures or fences that would impede the use and enjoyment of the easement by the users of the easement.

Impact on Natural Environment Each Portion of the Natural Environment section is addressed separately in the sub paragraphs below:

Public Lands No public lands are adjacent to the subdivision.

Historic Resources No historic resources have been identified on the site.

Water Rights Water rights have not been severed from this property. The preliminary plat shows the dedication of an irrigation mainline easement should the property owners wish to form an association for the installation and maintenance of irrigation equipment and an entity to receive water rights. As stated previously, according to our research, no evidence of a surface water right associated with the abandoned irrigation ditch is on file.

Groundwater Groundwater levels were monitored in 2001 and 2002. Monitoring data suggests that groundwater levels are generally 7 to 10-feet below ground surface over much of the flat portion of the site. Groundwater levels are currently being

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monitored at each of the twenty-three proposed drainfield locations. Results from this year’s groundwater monitoring will likely be much higher than average because of high snowpack levels in the Bitterroot watershed.

All twenty-three lots will be served by individual wells and drainfields. Research of nearby well logs and data from past test well pumping on the site indicate that adequate groundwater flows are available for the proposed individual wells that will serve each of the twenty-three lots. Non-degradation requirements have been addressed for all lots, including cumulative effects with existing approved lots. On-site wells and drainfields are being designed to comply with Missoula County and State of Montana requirements. Groundwater monitoring results are necessary to complete drainfield design.

Surface Water The site is not situated in the currently adopted regulatory floodplain. However, the easternmost portion of the site is in the floodplain when the flood stage elevation of the Bitterroot River is calculated across the site. The December 2010 Revised Draft DFIRM map shows that the easternmost portion of the site will likely be in the forthcoming regulatory floodplain. Adoption of the revised DFIRM floodplain is not anticipated until late 2011 or early 2012. We are anticipating the inclusion of portions of the site in the floodplain and have calculated the extents of the floodplain on the site based on flood stage elevations and are showing this area as a no-build zone on the preliminary plat. In areas where the Revised Draft DFIRM mapping extend beyond the limits of the anticipated floodplain based on elevations, the limits of the no-build zone have been extended to encompass all of the area represented on the DFIRM map.

The Bitterroot River is the only non-ephemeral body of water in the proximity of the project site. All other nearby bodies of water are seasonal drainage courses. The impacts of the project’s development to the Bitterroot River are curtailed by compliance with State of Montana non-degradation requirements and with Missoula County storm drainage requirements. The Summary of Sanitary Submittal report included in this submittal includes a non-degradation analysis for the proposed sanitary facilities. Per Missoula County storm drainage requirements, storm water discharge from the site must be limited to pre- development rates. The Storm Drainage Report included in this submittal summarizes the proposed storm drainage improvements, runoff from Alexandra Estates will be limited to pre-development rates.

There are several ephemeral drainages that are upstream of this project site. The USGS topographic map identifies the northernmost drainage as Worden Creek. This drainage is about 550 acres in size. Just south of this is an unnamed tributary of Worden Creek that is about 90 acres in size. The USGS map indicates that Worden Creek terminates before entering Alexandra Estates. These two drainages reach this subdivision near the northwest corner. South of

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the unnamed tributary of Worden Creek, the drainage from the foothills runs primarily as sheet flow to the base of the foothills that are at the west edge of the subdivision. This is an area of about 200 acres. At the very south edge of the subdivision, there is another unnamed tributary with an area of about 280 acres, which reaches the subdivision at the southwest corner.

There is no channelization of the flow across the site from the offsite drainages of Worden Creek, its unnamed tributary, or the sheet flow from the foothills. Any sheet flow runoff originating from the offsite terminations of Worden Creek and its tributary will be collected in a swale that runs parallel to the base of the hills and will be routed beneath Alexandra Drive to the proposed drainage easement near US Highway 93 South before discharging from the site through one of three existing culverts beneath the highway. Collection of any runoff originating from the offsite termination of Worden Creek or its unnamed tributary in the proposed swale provides a direct route for this runoff through the site and prevents any possible runoff from these sources from potentially flowing through the roadside ditches. It is worth noting here that the Worden Creek drainage is severely obstructed upstream from the site near the end of Moe Road. At the west end of the Missoula County maintained portion of Moe Road, the roadway is constructed across Worden Creek. There are no culverts or drainage structures provided beneath the roadway. The roadway construction across Worden Creek essentially creates a 5 to 6-foot tall “dam” across Worden Creek. That being said, there is no evidence of water accumulating behind this “dam;” it appears that discharge of runoff from Worden Creek is very uncommon.

Runoff from the foothills will be allowed to sheet flow to the proposed road side ditches. Flows from the road side ditches will be routed through culverts beneath the proposed street through swales towards the east before discharging the site through one of three existing culverts beneath US Highway 93 South. After passing under US Highway 93 South, runoff will continue easterly until it reaches the Bitterroot River.

The drainage at the south end of the subdivision runs in an existing drainage channel along the southern edge of the subdivision. When it reaches the roadside ditch for US Highway 93 South, it will flow northerly for about 600 feet to an existing 18-inch concrete pipe that crosses under the highway. Runoff will continue easterly until it reaches the Bitterroot River.

There is a small existing pond on Lot 6. The water elevation in this pond fluctuates seasonally as groundwater levels vary. The pond will remain with the development of Alexandra Estates. The ground around this pond has been grazed down to bare soil, no vegetation exists on or near the banks of the pond.

Runoff from the site is generally addressed by a network of roadside ditches and drainage swales. Runoff resulting from increased hard surface area on the site will be addressed with dry well sumps. The proposed dry well sumps will be

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sized and constructed to retain any increase in site runoff from the pre- development condition as required by Missoula County and State of Montana regulations.

Vegetation The site has historically been grazed and contains grasses for grazing. No wetlands or riparian vegetation exist due to the historical grazing. The southwesterly portion of the property is forested as it slopes from the pasture to the hillside to the west. No adverse impacts are anticipated.

Geology/Hydrology/Soils/Slopes The soils underlying the Alexandra Estates site consist primarily of Alberton fine sandy loams, Bigarm gravelly loams, and Grantsdale loams. These soils generally consist of several feet of sandy and gravelly loams underlain by gravelly sand subsoils. The thickness of the loam layer and the texture of the subsoil vary. These soils are not anticipated to pose problems to construction on the site.

Areas on the site are designated No Build Zones. These include areas with slopes greater than 25% and areas below the elevation of the 100-year floodplain.

Impact on Wildlife and Wildlife Habitat The site has historically been grazed and contains grasses for grazing. No wetlands or riparian vegetation exist due to the historical grazing. The southwesterly portion of the property is forested as it slopes from the pasture to the hillside to the west.

The Montana Fish Wildlife & Parks’ website states black bear, dusky (blue) grouse, elk, gray partridge, gray wolf, moose, mountain lion, mule deer, pheasant, ruffed grouse, sharp-tailed grouse, spruce grouse, and white-tailed deer are known to utilize all or portions of Section 22, T12N, R20W.

Impact on Public Health and Safety The property is within the Missoula County Air Stagnation Zone. As such, air quality assurance measures will be undertaken as required by the Missoula City/County Health Department. No hazards or nuisances have been identified with the proposed project. However, there is an existing gravel pit to the southeast, across US Highway 93 South, that could be a dust and noise nuisance at times.

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Community Impact Report and Impact on Local Services Each Portion of the Community Impact Report and Impact on Local Services section is addressed separately in the sub paragraphs below:

Transportation Facilities (Motorized and Non-Motorized)

Motorized Facilities Access to the subdivision is via Alexandra Drive, a proposed public road that bisects the property from north to south and connects with Bird Lane on the north and Valley Grove Drive on the south. All twenty-three residential lots will access Alexandra Drive. The utility lot is accessed directly from Valley Grove Drive. Alexandra Drive is proposed as a ditch section residential street to be constructed to a 24-foot paved with 2-foot wide gravel shoulders. Improvements will also be made to Bird Lane and Valley Grove Drive between the intersections with Alexandra Drive and US Highway 93 South to comply with Missoula County road standards. The intersections of Bird Lane and Valley Grove Drive with US Highway 93 South are proposed to be reconfigured to better organize traffic at these locations.

Valley Grove Drive is a public county Road from US Highway 93 westerly to the east boundary of Valley Grove Subdivision per Book 13 Micro, Page 152 and Deed Exhibit 2216.

Bird Lane is a County Highway per Book 103 Deeds, Page 110, and by the fact that it was the prior location of US Highway 93 (“Road from Stevensville to Missoula” per the original GLO surveys and plats thereof for this area).

Preliminary investigation and research has been performed in conjunction with the County Public Works office surveying division concerning the presence of GLO road and Plat Book 1 road rights-of-way on the subject property, and it was found that there is the possibility that a GLO road right-of-way may exist on the subject property. If further investigation shows that a GLO road right-of-way does exist on the subject property, then the right-of-way will be altered or abandoned through the formal process adopted by the County of Missoula prior to submittal of the final plat to the county for signatures.

In order to provide improved safety for northbound vehicles from Alexandra Estates during peak traffic hours, a “Jug Handle” turnaround is proposed on the east side of US Highway 93 South. The proposed turnaround will allow northbound traffic leaving Alexandra Estates from Bird Lane to make a right turn onto Highway 93 South. Once on the highway, a driver would merge to the left and enter the left-hand turn lane an appropriate distance south of Bird Lane. From the turn lane, the driver is able to make a left-hand turn from Highway 93 South into a looped turnaround facility on the east side of Highway 93 South. From a stopped position in the turnaround, the driver would make a right-hand turn into the northbound lane of the highway. This design improves driver and

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highway safety by reducing left turns onto Highway 93 South during peak hours. The configuration of the looped turnaround resembles a looped handle, or “Jug Handle.” A driver headed northbound from Bird Lane will still have the ability to make a left turn directly onto the highway if traffic conditions allow this movement. Signage will be provided advising drivers that the “Jug Handle” is available for use any time and especially during periods of heavy traffic.

There is an existing access near the middle of Alexandra Estates from US Highway 93 South to the existing farmhouse. This access is proposed to be removed with the construction of Phase II. This access also serves as the driveway for the home on Parcel 4 of COS 5122. Access to the home on Parcel 4 will be provided from Alexandra Drive via a private access and utility easement across Lot 15. The private access and utility easement will be for the exclusive use and benefit of Parcel 4 of COS 5122. and shall not be used for access to Lot 15. Access to Lot 15 shall come from Alexandra Drive and be spaced a minimum of 150’ horizontally from the private access easement for Parcel 4 of COS 5122.

A 1-foot wide No Access Strip is proposed along the entire US Highway 93 South and Bird Lane frontage of Alexandra Estates to ensure that access to all of the residential lots is via Alexandra Drive. An identical No Access Strip is placed along the residential frontage of Valley Grove Drive as well. Access from Valley Grove Drive to the proposed utility lot may be necessary for service of the drainfields on this lot. A No Access Strip is not proposed along the Utility Lot frontage of Valley Grove Drive.

Non-Motorized Facilities Non-motorized access for Alexandra Estates is proposed via a 10-foot wide asphalt trail with 1-foot gravel shoulders. The trail runs along the east side of Alexandra Drive and connects with US Highway 93 South at the north and south ends of the project. This trail is intended to serve residents of Alexandra Estates as well as non-motorized commuters travelling along US Highway 93 South. The connection points at the north and south ends of the project are laid out to provide separation between the street access points from Bird Lane and Valley Grove Drive.

The 10-foot wide paved trail is proposed along the internal subdivision street as an alternative to a combination of a 5-foot wide internal trail and a 10-foot wide trail along US Highway 93 South. This wider internal trail provides an excellent recreational opportunity for residents of Alexandra Estates and neighboring properties while also providing an alternative from travel along the wide shoulders of US Highway 93 South should non-motorized commuters so choose. The presence of the floodplain along the US Highway 93 South frontage precludes the construction of a trail along this frontage, the additional width of the internal trail is intended to provide an attractive alternative for non-motorized travelers on US Highway 93 South.

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Primary Travel Corridor (U.S. Highway 93 South) The US Highway 93 South frontage is designated as a Primary Travel Corridor with a fifty foot (50’) setback easement. A one-foot No Access Strip is proposed along the US Highway 93 South frontage. Additionally, Primary Travel Corridor landscaping will be required along the US Highway 93 South frontage and will be installed by the eventual lot purchasers.

Wildland/Residential Interface The site is within a wildland/residential interface area. The property owners will create a defensible space for fire protection purposes.

Utilities and Services Two existing drainfield easements are located near the south end of the site along Valley Grove Drive. The easements contain drainfields for Tract C of COS 2506 and Tract 2 of COS 5232. A Utility Lot is proposed to contain these two easements. This Utility Lot is proposed to be deeded to the adjacent properties that are served by the existing drainfields.

Utility Service to the site is provided by:

Natural Gas: Northwestern Energy Electric: NorthWestern Energy Cable Television: Optimum (formerly Bresnan Communications) Telephone: Qwest

No adverse impacts to utilities are anticipated.

Water Supply Each of the twenty-three lots will be served by individual wells. Specific information related to the proposed water supply is included in the Water and Sanitation Report included in this application. State and County standards will be adhered to in order to mitigate any impacts from the proposed water supply.

Sewer Supply

Each of the twenty-three lots will be served by individual on-site treatment systems. Each of the systems will be designed to serve a 4-bedroom house, with a design flow of 400 gallons per day. 1,500-gallon septic tanks will be

required.

impacts are mitigated.

Adherence to State and County standards will ensure that potential

Schools Elementary School (K-8) is provided by Lolo Elementary School, with no bus services. High School is provided by the Missoula Public School System, at Big Sky High School, with bus service. No adverse impacts to emergency services are anticipated.

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Emergency Services Emergency services are provided by Missoula Rural Fire and the Missoula Sheriff’s department. Missoula Rural Fire has a facility in Lolo, which would be the first response to this site. Missoula Sheriff’s department would cover this site from its headquarters at the Missoula County Courthouse. No adverse impacts to emergency services are anticipated.

Open Space Open Space for Travel: The subdivision provides adequate light and air for travel by meeting the performance standards of the Missoula County Subdivision Regulations for road and trail easement width.

a. Roads: The subdivision provides adequate easements for a roadway that

meet the requirements of the Missoula County Subdivision Regulations.

b. Trails: In addition the subdivision provides additional easement width to

accommodate a ten-foot wide trail across the development in conformance with the Missoula County Subdivision Regulations.

Open Space for Light and Air: The subdivision provides adequate light and air as defined by its compliance with the adopted growth policy and the adopted zoning.

c. Lot Size: The density of the subdivision is one-third of the density allowed

by the growth policy and the zoning district in which it is located.

d. Lot Setbacks: The structures within the subdivision must conform to the

setback requirements of the zoning district in which it is located.

Open Space for Recreation: The subdivision will provide adequate open space for recreation by complying with the parkland requirements of the Missoula County Subdivision Regulations and the provisions of the Montana Subdivision and Platting Act for parkland requirements.

Lot Size: The subdivision contains lots that exceed five acres in size. Lots larger than five acres in size do not require parkland dedication. The five acre parcels contain adequate land area for recreation. The parcels smaller than five acres are all several acres in size and contain adequate room for recreation. For those few lots that are under five acres in size, the developer will make a cash donation in-lieu of parkland dedication.

The subdivision will provide a ten-foot wide trail that can be used for hiking, running, jogging and biking, recognized forms of recreation, through the length of the subdivision.

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Variance Requests There are four variance requests accompanying this application. The first three are related to the requirement for pedestrian walkways along the perimeter of the subdivision. The fourth is related to the requirement for a bike lane on Highway 93 South. Each variance request is related to non-motorized access; non- motorized access for Alexandra Estates is proposed via a 10-foot wide asphalt trail with 1-foot gravel shoulders. The 10-foot wide asphalt trail connects with US Highway 93 at the north and south ends of the project near Valley Grove Drive and Bird Lane.

The single 10-foot wide paved trail is proposed along the internal subdivision street as an alternative to a combination of 5-foot wide trails along Alexandra Drive and the perimeter streets and a 10-foot wide trail along US Highway 93 South. This wider internal trail provides an excellent recreational opportunity for residents of Alexandra Estates and neighboring properties while also providing an alternative from travel along the wide shoulders of US Highway 93 South should non-motorized commuters so choose. The presence of the floodplain along the US Highway 93 South frontage precludes the construction of a trail along this frontage.

Variance Request #1 Non-Motorized Facilities (US Highway 93 South) The applicant is requesting a variance from Section 3.2.3(3) of the Missoula County Subdivision Regulations requiring the provision for pedestrian walkways along the perimeter of the subdivision that abuts a road.

(1)

The granting of this variance does not result in a threat to the public safety, health or welfare and is not injurious to other person’s property.

The granting of this variance from the walkway requirement along perimeter roadways for this subdivision does not result in a threat to the public safety, health, or welfare, and should not be injurious to another person’s property. A 10-foot wide asphalt trail with 1-foot gravel shoulders is proposed along the east side of Alexandra Drive. The trail connects with Highway 93 South at the north and south ends of the project. This trail is intended to serve residents of Alexandra Estates as well as residents of the adjoining properties and non- motorized commuters travelling along Highway 93 South. The connection points at the north and south ends of the project are laid out to provide separation between the street access points from Bird Lane and Valley Grove Drive and to provide access for non-motorized commuters along Highway 93 South.

(2)

The conditions upon which the request for a variance is based are unique to the property and are not applicable generally to other property.

The 100-year floodplain of the Bitterroot River abuts Highway 93 South along Alexandra Estates. The presence of the floodplain along the Highway 93 South

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frontage creates issues with construction of a trail along this frontage; fill material would need to be placed in the floodplain to allow trail construction along the highway. Additional width is proposed (10-foot width rather than 5-foot width) for the internal trail along Alexandra Drive. Additionally, this trail connects to Highway 93 South on the north and south ends of the project to provide an attractive alternative for non-motorized travelers on Highway 93 South.

(3)

Because of the physical surroundings, particular shape, or topographical conditions of the specified property involved, undue hardship to the owner would result if the strict requirements of these regulations are enforced.

As above, the 100-year floodplain of the Bitterroot River abuts Highway 93 South along Alexandra Estates. The presence of the floodplain along the Highway 93 South frontage creates issues with construction of a trail along this frontage; fill material would need to be placed in the floodplain to allow trail construction along the highway. Additional width is proposed (10-foot width rather than 5-foot width) for the trail along Alexandra Drive. This trail connects to Highway 93 South on the north and south ends of the project and provides an attractive alternative for non-motorized travelers on Highway 93 South. Additionally, a 20-foot wide Non- Motorized Access Easement is provided along the Highway 93 frontage to allow for future trail construction should a trail route along Highway 93 be preferred over the proposed route along Alexandra Drive.

(4)

The Variance will not in any manner violate the provisions of the Missoula County Zoning Resolution or conflict with the Missoula County Growth Policy or master plan areas.

Granting the variance will not violate provisions of the zoning, or conflict with the growth policy or master plan in this area.

(5)

The variance will not cause a substantial increase in public costs.

There will be no increase in public costs as a result of granting this variance.

(6)

The hardship has not been created by the applicant or the applicant’s agent of assigns.

The hardship has not been created by the applicant or the applicant’s agent or assigns. The hardship is as described above.

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Variance Request #2 Non-Motorized Facilities (Valley Grove) The applicant is requesting a variance from Section 3.2.3(3) of the Missoula County Subdivision Regulations requiring the provision for pedestrian walkways along the perimeter of the subdivision that abuts a road.

(1)

The granting of this variance does not result in a threat to the public safety, health or welfare and is not injurious to other person’s property.

The granting of this variance from the walkway requirement along perimeter roadways for this subdivision does not result in a threat to the public safety, health, or welfare, and should not be injurious to another person’s property. A 10-foot wide asphalt trail with 1-foot gravel shoulders is proposed along the east side of Alexandra Drive. The trail connects with Highway 93 South at the north and south ends of the project. This trail is intended to serve residents of Alexandra Estates as well as residents of the adjoining properties and non- motorized commuters travelling along Highway 93 South. The connection points at the north and south ends of the project are laid out to provide separation between the street access points from Bird Lane and Valley Grove Drive and to provide access for non-motorized commuters along Highway 93 South.

(2)

The conditions upon which the request for a variance is based are unique to the property and are not applicable generally to other property.

The route of the proposed 10-foot wide trail will provide for safer connection to Highway 93 than a trail along the Valley Grove Drive frontage. Non-motorized commuters from Alexandra Estates travelling north or south from the project need to connect with Highway 93. There are no existing non-motorized facilities on Valley Grove Drive. By providing a direct connection to Highway 93 rather than building a trail that dead-ends on the Valley Grove Drive frontage, this proposed variance provides safer access for non-motorized commuters.

(3)

Because of the physical surroundings, particular shape, or topographical conditions of the specified property involved, undue hardship to the owner would result if the strict requirements of these regulations are enforced.

As above, the route of the proposed 10-foot wide trail will provide for safer connection to Highway 93 than a trail along the Valley Grove Drive frontage. There are no existing non-motorized facilities on Valley Grove Drive. By providing a direct connection to Highway 93 rather than building a trail that dead- ends on the Valley Grove Drive frontage, this proposed variance provides safer access for non-motorized commuters.

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(4)

The Variance will not in any manner violate the provisions of the Missoula County Zoning Resolution or conflict with the Missoula County Growth Policy or master plan areas.

Granting the variance will not violate provisions of the zoning, or conflict with the growth policy or master plan in this area.

(5)

The variance will not cause a substantial increase in public costs.

There will be no increase in public costs as a result of granting this variance.

(6)

The hardship has not been created by the applicant or the applicant’s agent of assigns.

The hardship has not been created by the applicant or the applicant’s agent or assigns. The hardship is as described above.

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Variance Request #3 Non-Motorized Facilities (Bird Lane) The applicant is requesting a variance from Section 3.2.3(3) of the Missoula County Subdivision Regulations requiring the provision for pedestrian walkways along the perimeter of the subdivision that abuts a road.

(1)

The granting of this variance does not result in a threat to the public safety, health or welfare and is not injurious to other person’s property.

The granting of this variance from the walkway requirement along perimeter roadways for this subdivision does not result in a threat to the public safety, health, or welfare, and should not be injurious to another person’s property. A 10-foot wide asphalt trail with 1-foot gravel shoulders is proposed along the east side of Alexandra Drive. The trail connects with Highway 93 South at the north and south ends of the project. This trail is intended to serve residents of Alexandra Estates as well as residents of the adjoining properties and non- motorized commuters travelling along Highway 93 South. The connection points at the north and south ends of the project are laid out to provide separation between the street access points from Bird Lane and Valley Grove Drive and to provide access for non-motorized commuters along Highway 93 South.

(2)

The conditions upon which the request for a variance is based are unique to the property and are not applicable generally to other property.

The route of the proposed 10-foot wide trail will provide for safer connection to Highway 93 and generally runs along the Bird Lane frontage. Non-motorized commuters from Alexandra Estates travelling north or south from the project need to connect with Highway 93. There are no existing non-motorized facilities on Bird Lane. By providing a direct connection to Highway 93 rather than building a trail that dead-ends on the Bird Lane frontage, this proposed variance provides safer access for non-motorized commuters.

(3)

Because of the physical surroundings, particular shape, or topographical conditions of the specified property involved, undue hardship to the owner would result if the strict requirements of these regulations are enforced.

As above, the route of the proposed 10-foot wide trail generally runs along the Bird Lane frontage. There are no existing non-motorized facilities on Bird Lane. By providing a direct connection to Highway 93 rather than building a trail that dead-ends on the Bird Lane frontage, this proposed variance provides safer access for non-motorized commuters.

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(4)

The Variance will not in any manner violate the provisions of the Missoula County Zoning Resolution or conflict with the Missoula County Growth Policy or master plan areas.

Granting the variance will not violate provisions of the zoning, or conflict with the growth policy or master plan in this area.

(5)

The variance will not cause a substantial increase in public costs.

There will be no increase in public costs as a result of granting this variance.

(6)

The hardship has not been created by the applicant or the applicant’s agent of assigns.

The hardship has not been created by the applicant or the applicant’s agent or assigns. The hardship is as described above.

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Variance Request #4 Bike Lane (US Highway 93 South) The applicant is requesting a variance from Section 3.2.3(6) of the Missoula County Subdivision Regulations requiring that bicycle lanes be provided on collector or arterial streets.

(1)

The granting of this variance does not result in a threat to the public safety, health or welfare and is not injurious to other person’s property.

The granting of this variance from the bike lane requirement along Highway 93

for this subdivision does not result in a threat to the public safety, health, or welfare, and should not be injurious to another person’s property. A 10-foot wide asphalt trail with 1-foot gravel shoulders is proposed along the east side of Alexandra Drive. The trail connects with Highway 93 South at the north and south ends of the project. This trail is intended to serve non-motorized commuters travelling along Highway 93 South. The connection points at the north and south ends of the project are laid out to provide separation between the street access points from Bird Lane and Valley Grove Drive and to provide

access for non-motorized commuters along Highway 93 South.

By separating

non-motorized traffic through the site from vehicles on Highway 93, non- motorized commuter safety is improved.

(2)

The conditions upon which the request for a variance is based are unique to the property and are not applicable generally to other property.

The 100-year floodplain of the Bitterroot River abuts Highway 93 South along Alexandra Estates. The presence of the floodplain along the Highway 93 South frontage precludes the construction of a bike lane along this frontage; fill material would need to be placed in the floodplain to allow trail construction along the highway. Additional width is proposed (10-foot width rather than 5-foot width) for the internal trail along Alexandra Drive. Additionally, this trail connects to Highway 93 South on the north and south ends of the project to provide an attractive alternative for non-motorized travelers on Highway 93 South.

(3)

Because of the physical surroundings, particular shape, or topographical conditions of the specified property involved, undue hardship to the owner would result if the strict requirements of these regulations are enforced.

As above, the 100-year floodplain of the Bitterroot River abuts Highway 93 South along Alexandra Estates. The presence of the floodplain along the Highway 93 South frontage precludes the construction of a bike lane along this frontage; fill material would need to be placed in the floodplain to allow bike lane construction along the highway. Additional width is proposed (10-foot width rather than 5-foot width) for the trail along Alexandra Drive. This trail connects to Highway 93 South on the north and south ends of the project and provides an attractive alternative for non-motorized travelers on Highway 93 South.

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(4)

The Variance will not in any manner violate the provisions of the Missoula County Zoning Resolution or conflict with the Missoula County Growth Policy or master plan areas.

Granting the variance will not violate provisions of the zoning, or conflict with the growth policy or master plan in this area.

(5)

The variance will not cause a substantial increase in public costs.

There will be no increase in public costs as a result of granting this variance.

(6)

The hardship has not been created by the applicant or the applicant’s agent of assigns.

The hardship has not been created by the applicant or the applicant’s agent or assigns. The hardship is as described above.

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