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
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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
Territorial-Landworks, Inc. P.O. Box 3851 (406) 721-0142 Missoula,
MT 59806
Lazy Acres RV Park & Subdivision Project Summary Page 2 of
3
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
Territorial-Landworks, Inc. P.O. Box 3851 (406) 721-0142 Missoula,
MT 59806
Lazy Acres RV Park & Subdivision Project Summary Page 3 of
3
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
MISSOULA COUNTY SUBDIVISION REGULATIONS 2 SUPPLEMENTAL
ADMINISTRATIVE MATERIALS – EXHIBITS NOVEMBER 4, 2016
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
MISSOULA COUNTY SUBDIVISION REGULATIONS 3 SUPPLEMENTAL
ADMINISTRATIVE MATERIALS – EXHIBITS NOVEMBER 4, 2016
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
MISSOULA COUNTY SUBDIVISION REGULATIONS 4 SUPPLEMENTAL
ADMINISTRATIVE MATERIALS – EXHIBITS NOVEMBER 4, 2016
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.
MISSOULA COUNTY SUBDIVISION REGULATIONS 5 SUPPLEMENTAL
ADMINISTRATIVE MATERIALS – EXHIBITS NOVEMBER 4, 2016
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.
MISSOULA COUNTY SUBDIVISION REGULATIONS 6 SUPPLEMENTAL
ADMINISTRATIVE MATERIALS – EXHIBITS NOVEMBER 4, 2016
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
MISSOULA COUNTY SUBDIVISION REGULATIONS 7 SUPPLEMENTAL
ADMINISTRATIVE MATERIALS – EXHIBITS NOVEMBER 4, 2016
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;
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ADMINISTRATIVE MATERIALS – EXHIBITS NOVEMBER 4, 2016
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
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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.
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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.
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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.
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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
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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.
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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.
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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.
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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.
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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
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ADMINISTRATIVE MATERIALS – EXHIBITS NOVEMBER 4, 2016
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.
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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
MISSOULA COUNTY SUBDIVISION REGULATIONS 20 SUPPLEMENTAL
ADMINISTRATIVE MATERIALS – EXHIBITS NOVEMBER 4, 2016
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:
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ADMINISTRATIVE MATERIALS – EXHIBITS NOVEMBER 4, 2016
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
MISSOULA COUNTY SUBDIVISION REGULATIONS 22 SUPPLEMENTAL
ADMINISTRATIVE MATERIALS – EXHIBITS NOVEMBER 4, 2016
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
MISSOULA COUNTY SUBDIVISION REGULATIONS 23 SUPPLEMENTAL
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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.
MISSOULA COUNTY SUBDIVISION REGULATIONS 24 SUPPLEMENTAL
ADMINISTRATIVE MATERIALS – EXHIBITS NOVEMBER 4, 2016
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