Staff Report/Preliminary PlatREPORT TO.
tam
SUBJECT
MEETING D AST ;
TrIL"City Planning Office
17 Second Street East --Suite 211
Kalispell, Montana 5990
Phone: () 751-1850
Fax: (4 6) 7514858
triclt geentn rytel.net
www.tricityptanning-mt,.com
Kalispell Mayor and City Council
Narda A. Wilson, Senior Planner
Frank Garner, Interim City Manager
Stillwater Bluffs Subdivision Preliminary Plat
October 4. 2004
BACKGROUND: This matter came before the Kalispell City Council at their regular
meeting of September 7, 2004 and there was significant discussion regarding the
proposal. The proposal is a request for preliminary plat approval of Stillwater Bluffs
Subdivision, a. 32 lot residential subdivision on approximately 12.45 acres. The
proposed subdivision contains 10 single family lots and 22 two unit townhouses{
request for annexation and initial zoning of r - , Urban Single Family Residential, and
R- 4 , Two Family Residential has been riled concurrently. This property is located
between Country Way and Granrud lane, on the west side of Country Way south.
The property can be addressed as 545 Country Way South.
This proposal was tabled at the September 7thmeeting and a work session was held
on September 27, 2004 to discuss several issues that were raised at the meeting,
"hose issues were:
................................ or cern s.. --a. out - -- the- - - act. --of .... .a ...... connectiort --..b-et een- - ountry....-Way...... and- --Granru d
Lane because the section of roadway south of the Heuscher property, Country
Tay South, is a private roadway. In this particular instance there are
circumstances that make this not only impractical but nearly impossible at this
time since the road south of the He .scher property is a "road easement" that is
privately owned and maintained by the landowners to the west. It would rewire
their approval to open this road for public access including pedestrian access or
any type of improvements.
Alternatives to road access to and from the s .bdivi lion t There are two accesses
onto West Reserve Drive and another access onto Whitefish Stage road. The
additional traffic generated from this subdivision will moderately impact the
residents of Country Village Subdivision.. but overall would be relatively
6
insignificant and would not affect the level of service on these County roads.
A waiver to protest a. special improvement district for the upgrade of Gray.-irud
Lane and / or other roads in the immediate area to mitigate ate the impacts from this
subdivision. This would be consistent with recent city council policy. A
additional condition could be added to the prelirnina y plat that rewires property
owners wive protest to the creation of a special improvement district for the
upgrade of roads in the area to City standards which would be impacted by this
subdivision."'
Providing Community Planning Assistance To.
ity of Kalispell * City of Whitefish + City of Columbia Falls
Stillwater Bluffs Subdivision - Preliminary Plat
September 28, 2004
'age
Alternatives to the City standards for local streets for the section of Country way
South between Country way and the southern terminus of the Heuscher
property, i.. c a something other than paving, curb, gutter, boulevard � sideways
on both sides. Since Glacier Commons to the east has developed and no
reasonable chance of access will he gained from this boundary, it may he more
practical to require the developer to develop an alternate road profile. Since the
Public works Department was unable to comment on this ratter at the time of
writing this staff report, an alternative would he to require curbs and gutters, a
five foot landscape boulevard and an eight foot asphalt pedestrian walkway along
the west side of the road or other aiternati.ves the city council and Public works
Department artmen.t might deem appropriate,
As you are aware, the Kalispell City Planning Board ,net on August lo, 2004 and held- a
public hearing to consider this proposal. There were two people from the neighborhood
who spoke in favor and two people from the neighborhood who spoke in opposition to
the proposal. opposition related to traffic and density. The planning board discussed
the request and issues related to the zoning and development in the area.. The planning
board voted unanimously to recommend approval of the preliminary Plat subject to
conditions.
At the meeting on September 7, 2004 and the work session on September 27, 2004,
there were a. number of people from the neighborhood who expressed concerns about
the impacts the development would have on traffic in the area, n.eigh.borhood
character and the encroachment of the City into this area.
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At the conclusion of the work -session ors t rs ,natter } t e counc1- - 'daia� ' t e' "d""th: t-_t......................
provide a. recommendation regarding language for a waiver to the protest of a special
improvement district for read upgrades and a recommendation regarding appropriate
improvements to Country way South as an alternative to the ity's standard for local.
streets. Those recommendations are included below.
RECOMMENDATION: A ,notion to approve the resolution for the preliminary plat
subject to the recommended conditions with the following amendments would be in
order
Condition # 2 which states "All of the public infrastructure shall be constructed
in accordance with the Kalispell Standards for Design and onstructi.on and
the Kalispell Subdivision. Regulations with the e ce ti on of the roadway which
shall be designed and constructed in accordance with an alternative plan
iip ved by the malls ell Public works Department and the Kalispell j
Council. A letter from the Kalispell Public works Department shall be
submitted stating that the plans and specifications for the subdivision have
been reviewed and approved by that department for compliance with City
standards."'
Stillwater Bluffs Subdivision - Preliminary Plat
September 28, 2004
Page 3
Additional Condition,. ".A rote shall be placed on the face of the tinal plat which
states 'Property owners waive protest to the creation of a special improvement
district for the upgrade of roads in the area to City stan.daxd s which would be
impacted by this subdivision."
FISCAL EFFECTS:
ALTER 1TATrVE t
Respectfully submitted,
;/ lex
Narda A. trVi son
Senior Planner
Minor positive impacts once fully developed,
.s suggested by the city council.
Reportcompiled-. September 8, 20 4
c+ Theresa White, Kalispell City Clerk
Attachments: Map of the arca
�6 � u
xe/
F` ark Garber
Interim City Manager
Transmittal letter
ruatcrials
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�Jr_0_ 10 i . Sum report ffW applIGULlon.
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Draft minutes from p annin 'a.r mee-tin.
Petition presented at the 9/7 f 04 city council meeting
Ltr from adjoining property owner on County Way South access
Copies of surveys
TRA SMIT\ KALISPEL\2004 \KPP04 -10 MEM02
RESOLUTION NO, 4933
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TILLWA.TER BLUFFS SUBDIVISION, MORE PARTICULARLYDESCRIBED A
ASSESSOR'S TRACTS H AND 5HA IN SECTION 31, TOWNSHIP 29 NORTH, AGE 21
WEST, P.l ..l ,, FLATHEAD COUNTY, MO TA A.
WHEREAS, Larry and Sandy Heuscher, the owners of the certain real property described above
have petitioned for approval of the Subdivision Plat of said property, and
WHEREAS, the Kalispell City Planning Board and Zoning Commission held a public hearing on
August 10, 2004, on the proposal and reviewed Subdivision Report I PP-o4-10
issued by the Tn' -City Planning Office, and
WHEREAS, the Kalispell City Planning Board and Zoning Commission has recommended
approval of the Preliminary Plat of Stillwater Bluffs Subdivision, subject to certaill
conditions and recommendations, and
WHEREAS,, the City Council of the City of Kalispell at its regular Council Meeting of September
, 2004, reviewed the Tri-City Planning office Deport PP-04-1 o, reviewed the
reeommendation.s of the Kalispell City Planning Board and Zoning Commission, and
found from the Preliminary Plat, and evidence, that the subdivision is in the public
interest.
3 MV T V P V Rn R F PF TT R R T A7F.T) V T F CTTv C V W TT . O F T F f TTV ()-'
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T
KALISPELL, MONTA A A OLLOW .----------------------------------------
SECTION I. That the Findings of Fact contained in ri-City Planning Office Deport
I PP-o4-1 o are hereby adopted as the Findings of Pact of the City Council.
SECTION II. That the application of the Heuschers for approval of the Preliminary Plat of
Stillwater Bluffs Subdivision, Kalispell, Flathead County, Montana is hereby
approved subject to the following conditions:
l .Development of the subdivision shall be platted in substantial compliance with the approved
preliminary Plat which governs the number and location of l ots within the subdivision, common
areas and roadways.
. All of the Public infrastructure shall be constructed in accordance with the Kalispell Standards
for Design and Construction and the Kalispell Subdivision Regulations. A letter from the
Kalispell Public works Department shall be submitted stating that the Plans and specifications
for the subdivision have been reviewed and approved by that department for compliance with
City standards.
. A letter from an engineer licensed in the State of Montana shall be submitted at the time of final
Plat certifying that the improvements have been installed according to the required
specifications along with a letter from the Kalispell Public works Department stating that the
required improvements have been inspected and comply with the City standards.
4. That a Municipal Facilities Exemption shall be obtained from the Department of
Environmental Quality for the subdivision.
5. That the developer shall obtain written approval for the proposed extension of Country Way
South from the County Road Department and any conditions or improvements associated with
the approvals be completed prior to final plat submittal.
The roads within the subdivision shall be named and signed in accordance with the policies of
the Kalispell Public Works Department and the Uniform Traffic Control Devices Manual and
approved by the Kalispell Fire Department prior to final plat submittal.
7. The developer shall provide a plan for mail service approved by the U.S. Postal Service.
Street lighting shall be located within the subdivision and shall be shielded so that it does not
intrude unnecessarily onto adjoining properties.
. In consultation with the Kalispell Parks and Recreation Director, the parkland dedication
requirements shall be met with a combination of land and park improvements within the area
designated on the plat as the homeowners park. A specific plan shall be developed for those
improvements and written approval shall be obtained from the Kalispell Parks and Recreation
Director. Those improvements shall be made prior to the submittal of the final plat application
or bonded for in accordance with the provisions of the Kalispell Subdivision Regulations.
10. That a minimum five foot landscape buffer be placed between the curb and the sidewalk which
shall be landscaped in accordance with a plan reviewed and approved by the Kalispell Parks and
Recreation eation Director.
11. All utl iti es shall be installed underground.
12. That the following shall be reviewed and approved by the Kalispell Fire Department:
a. Water mains designed to provide minimum fire flows shall be installed at approved
locations. Minimum fire flows shall be in accordance with Unifonn Fire Code 19 )
Appendix IB - .
b. fire hydrants shall be provided at locations approved by this department, prior to
combustible construction.
c . Fire Department access shall be provided in accordance with Uniform Fire Code 1 9)
Article 9.
13. That a minimum of two-thirds of the necessary infrastructure for this subdivision shall be
completed prior to final plat submittal.
14. That a homeowners association be established for the maintenance of the common area based
upon a pro-rata share of costs.
1 . ,All areas disturbed during development of the subdivision shall be re --vegetated with a weed -free
1 - . A. _ I.- _ f'J � .. _ 1 J
rn iMMCU1aLC1 alter ueve t op ent.
16. Proposed Lots 20A and 20B he renumbered as 20 and 21 and a note be placed on the face of the
final plat that demotes their purpose, i.e. "`Lot 20 shall he developed with a single family
residence and Lot 21 shall be used .for s tora e of equipment for common area maintenance.""
Alternately, Lot 20B can he eliminated all together and made part of the common area if the sole
purpose of the lot is to provide a storage shed for maintenance equipment for the common area.
17. That preliminary approval shall he valid for a period of three years from the date of approval,
SECTION III. Upon proper review and filing of the Final Plat of said subdivision in the
office of the Flathead County Clerk and Recorder, said premises shall he a
subdivision of the City of Kalispell
PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR F THE
I �` ��I l�i THIS H DAY F BER 04.
Pamela Br Kennedy
Mayor
ATTEST:
Theresa white
City Clerk
Tri-City Planning Office,
17 Second Street East -Suits 211
Kalispell, Montana 59901
Phone: (4 6) 751-18 0
k4tvvI r Z�1-_L000
taricit �centurytei,net
www.tricityplanning-mt.com
August 27, 2004
Frank Garner, Acting City Manager
City of Kalispell
P.O. Box 1997
Kalispell, MT 59903
e: Stillwatcr Bluffs Subdivision - Preliminary Plat Approval
Dear Frank:
The Kalispell City Planning Board met on August 10, 2004 and held a public hearing
to consider a. preliminary plat approval of Stillwater Bluffs Preliminary Plat, a 32 lot
residential subdivision on appro drnately 12.45 acres. A. request for annexation and
initial zoning of - , Urban Single Family Residential, and R--4, Two Family residential
has been Filed concurrently. The property is located on the east side of Country Way
South between Granrud Vane and Country Way.
arda Wilson representing the Tri-City Planning Office presented staff report KPP-04-
10 evaluating the request and recommended approval of the subdivision subject to
conditions.
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At the public hearing the applicant
preliminary plat and two individuals si
great, the road was inadequate to hc-
children who play in the area, After
request and a motion to recommend
Bluffs passed on a unanimous vote.
Exhibit A
..
and two individuals spoke .in favor of the-''
.)oe in opposition stating the density was too
Lndle the increased traffic, and the safety of
the public hearing the board discussed the
approval of the preliminary plat of Stillwater
The Conditions of Approval are attached as
Please schedule this nutter for the September 7, 2004 regular Kalispell City Council
meeting. You may contact this board or Narda Wilson at the ri- City Planning Office if
you have any questions regarding this matter.
Sincerely,
Kalispell City PlanniMz d
1
George Taylor
President
G''/NW/ma
Providing Community Planning Assistance To:
City of Kalispell e City of Columbia Falls -a City o1' Whitefish •
Stillwater Bluffs Preliminary Plat
Page
Attachments'. Exhibit A -- Recommended conditions of approval
Staff report PP-04-10 and application materials
Draft minutes 8 / 10 / 04 planning board meeting
c / Att: Theresa White, Kalispell City Clerk
c /o Att: Larry sandy Heush r, 545 Country Way South, Kalispell, MT 59901
Montana Mapping Associates, 115 Valley View Drive, Kalispell, MT 59901
Fr€ o / T`ransr 'alit/ Kalispell/ 00 / PP04.10 Stilbvvater Bluffs
Stillwater Bluffs Prelimin.ary Plat
Augrist 27, 2004
Page
EXHIBIT A
STILLWATER BLUFFS SUBDWISION PRELIMINARY PLAT
CONDITIONS O "PROV L AS RECOMMENDED BY THE
KALI PELL CITE' PLANNING BOA
The Kahspell City lannffig Board is recommending the following conditions to the
Kalispell City Council for the above referenced preliminary plat. A public hearing was
held on this matter at the August for 004:
1. Development of the subdivision shall be platted in substantial compliance with the
approved preliminary plat which governs the number and location of lots within
the subdivision, common areas and road ays.
2. All of the public infrastructure shall be constructed in accordance with the
Kalispell Standards for Design. and Construction and the Kalispell subdivision
Regulations. A letter from the Kalispell public Works Department shall be
s ubmItted stating that the plans and specifications for the subdivision have been
reviewed and approved by that department for compliance with City standards
. A letter from an engineer licensed in the State of Montana shall be submitted at
the time of final plat certifying that the improvements have been installed
according to the required specifications along with a. letter from the Kalispell
Public Works Department stating that the required improvements have been.
rnspec Lea �. d wmpry i ui e t.. �:y stanuaxus.
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4. That a Municipal Facilities Exemption shall be obtained from the Department artment of
Environmental Quality for the subdivision.
.
. That the developer shall obtain written approval for the proposed extension. of
Country Way South from the County Road Department ent and any conditions or
improvements associated with the approvals be completed prior to final plat
su. b mi.ttal .
6. The roads within the su.bdvision shall be named and signed in accordance with
the policies of the Kalispell Public Works Department and the Uniform Traffic
Control. Devices Manual and approved by the Kalispell Fire Department prior to
final plat submittal.
7. The developer shall provide a plan for mail service approved by the U.S. Postal.
Service.
8. Street lighting shall be located within the subdivision and shall be shielded so that
it does not intrude unnecessarily onto adjoining properties,
. In consultation with the Kalispell Parks and Recreation Director, the parkland
dedication requirements shall be met with a combination of land and park
Stillwater Bluffs Preliminary Plat
August 27, 2004
Page 4
improvements within the area designated on the plat as the homeowners park.
specific plan shah be developed for those improvements and written approval shall
be obtained from the Kalispell Parks and. Recreation Director. Those
-improvements shall be made prior to the submittal of the final plat application or
bonded for in accordance with the provisions of the Kalispell Subdivision
Regulations.
10. That a minimum five foot landscape buffer be placed between the curb and the
sidewalk which shall be landscaped in accordance with a. plan reviewed and
approved by the Kalispell. Parks and Recreation Director.
1.1. An utilities shall be installed underground.
12. That the following shall be reviewed and approved by the Kalispell Fire
Department:
a.. Water mains designed to provide minimum fire flows shall be installed at
approved. locations. Minimum fire flows shall be in accordance with Uniforms.
Fire Code (1997) Append. III -A.
b. Fire hydrants shall be provided at locations approved by this department,
prior to combustible construction.
c. Fire Department access shall be provided in accordance with Uniform Fire
Code 1 9) Article 9.
13. That a. minimum of two-thirds of the ncce ssary infrastructure for this subdivision
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shaE be completed prior to Finad plat submittal.
it.t.a.. .
14. That a. homeowners association be established for the maintenance of the common
area based upon a pro-rata share of costs.
15. All areas disturbed during development of the subdivision shall be re -vegetated
with a. weed -free r= I'Mmediately after development.
16. Proposed. Lots 20A and 20B be renumbered as 20 and 21 and a note be placed on
the face of the final plat that denotes their purpose, i.e. 'Lot 20 shall be developed
with a. single family residence and Lot 21 shall be used for storage of equipment
for common area maintenance." Alternately, Lot 20B can be eliri-i .a.ted all
together and made part of the common area if the sole purpose of the lot is to
provide a storage she d for mairitenance equipment for the common area.
17. That preliminary approval shall be valid for a period of three years from the date of
approval.
STILLWATER BLUFFS SUBDIVISION PRIELIMINAR. PLAT
RI -CITY PLANNING OFFICE
STAFF REPORT KPP-04-10
AUGUST , 0
,A report to the KWispell City -County Flanmng Board and the Kalispell City Council
regarding a. request for prelimi.n.ary plat approval of a 32 lot residential subdivision, .A
public .ean'n.g on this proposal has been scheduled before the planning board for
August 10, 2004 in the Kalispell city Council a-mbers. The planning board will
forward a. recommendation to the city council for final action..
RACKGROUNDo. This prel.ir=na y plat has been filed concurrently with a. petition to
annex to the city of Kalispell proposing annexation and initial zoning classifications of
- ,1 Urban Single Family Residential, and -4, 7wo-Farnily Residential.. The property
is in the County zoning jurisdiction and is zoned County - 1, a Suburban Residential
district.
A. Petitioner and Ovmers: Larry and Sandy Heus er
545 Country Way South
Kalispell, MT 59901
(406) - 08
Technical Assistance: Montana. Mapping Associates
1 l' valley view Drive
Kalispell, MT 59901
B. Nature of Application: This is a request for preliminary plat approval of a 32 lot
residential subdivision on approximately 12.45 acres in northeast Kalispell. The
........................ ..ro . M o�mers -are- proposing ... the creation of sublots for two--u-nit... townhouses
and ten lots for since family dwellings. One of the lots at the west end of the site
may simply be used as a. storage shed for equipment for common area.
maintenance. A request for annexation and an initial zoning has been filed
concurrently with the prelimi.na.ry plat with a. proposed zoning designation. of R--3,
Urban Single Family Residential, on the area proposed for the single family
d ell.in. s and an initial zoning designation of - 4, Two Family rye sld.enti.ai , in the
area proposed for the two unit townhouses.
Access to the subdivision would be from Country Way, a. County road that lies to
the north of this property approximately 300 feet. Whitefish. Stage Road lies to
the east. of Country Wad" and is approximately one --quarter mile from this property.
The property owners -will extend country Way South which fronts their property
on the west. Access to the subdivision will be provided from this new extension of
Country Way South to a loop road within the property. A homeowners park is
planned at the northwest earner of the site that has about one and a. half acres of
usable space. This property is bordered on the west by Stillwater River and the
slope area between the lots and the river are designated as common area to avoid
disturbance to the slope and ensure that it be maintained in a. natural state. It is
anticipated that the subdivision would be developed in a single phase. Dots in the
subdivision range in size from. 11,342 square feet to 6,021 square feet in size. A
homeowners association would be created to ensure the maintenance of common
areas and the park.
C. Location and Legal Description ofProperty* The property proposed for
annexation lies on the east side of Country Way South between Granrud Lane
and Country Way. The property address is 545 Country Way South and can be
described as Assessor's Tracts 5H and SHA in section 31, Township 29 North,
Mange 21 West, P. M . M . , Flathead County, Montana.
D. Size.:
Total Area:
Area in Lots;
Minimum lot size. -
Maximum lot size:
Road ra s @
Common Areas:
1.45 acres
5.54 acres
6,013 square feed (sublot)
11,529 square feet (SFR lot)
2.79 acres
4.22 acres
E. Existing Land Use: This property is currently hein.g used for a single-fan�.ily
dwelling which is occupied by the app cants .
F. Adjacent Land Uses: The area is characterized by primarily single-family
dwellings on rural residential lots except for the recently developed property to the
east that has access to public water and sewer.
North: single --family homes in. Country Village No. 2, County R-1 zoning
East: single-family homes in Glacier Commons, City A- l zoning
South.- Single-family hornes, County - l zoning
West: Stillwater Fiver, County � - l� oni.ng
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G. �tm.g zoning: The property is currently in the County zoning jurisdiction and
is zone d .-1. Suburban Re sidenti.al. The suburban residential di.str ' ct is intended
to serge as an area where meted density would be encouraged such as in the 100-
year floodplam' or on steep slopes or in areas where estate type development is
anticipated and public water and sewer services are not available.
H, Zoning: This property is being proposed for annexation to the city concurrently
with the filing of the preliminary plat. The property owners are proposing an
initial zoning designation of R-3 in the area designated for the single family
dwellings and F-4 in the area intended for the tiro -unit townhouses. The F-
oni.n.g district has a rnin.imum lot size requirement of 7,000 square feet and the
R-4 zoning district has a minimum lot size requirement of 6,000 square feet-. The
R-3 district is generally single famlly she the R-4 is intended for single farm v
and duplex development.
1. Utilities: This property would receive full City services to the subdivision as
provided under the City of Ka. spell's Extension of services plan.
Water: Evergreen Water District
Sewer: City of Kalispell
Solid Taste: C-i.t of Kalispell or private hauler
2
Gas:
Montana Power Company
Electricity-.
Flathead. Electric Coop (underground)
Telephone:
CenturyTel (underground)
Fire:
City of Kalispell
Schools:
School District 45, Kalispell, Edgerton School
Police:
City of Ka spell
This application is reviewed as a major subdivision in accordance with statutory
criteria and the Kalispell Subdivision Regulations.
Effects on Health and Safety:
Eire. This subdivision would be annexed into the service area of the Kalispell
Fire Depaxtment. The property can be considered to be low risk of fire because
the subdivision on and homes s Wi.thi.n the subdivision would be constructed in
accordance with the Uniform Fire Code. All of the lots will abut a. street
constructed to City standards. Hydrants will be placed in compliance with the
requirements of the Uniform Fire Code and the fire access and suppression
system reviewed and approved by the Kaii.spell Fire Chief.
Two accesses in and out of the subdivision are proposed to be developed in the
subd.i.vi.slon from Country way South. Access to the subdivision would be
gained from whitefish. Stage Road to Country way, then Country way to
Country Way South. Fite access and the suppression system should be
installed and approved by the fire department prior to combustible
construction taking place on the site and prior to final plat approval. It
appears as though a secondary emergency access to the south
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nzay be required
t"'the'''
.
r" o su s onay dh'ro.private roadway to the south of this property. Kalispell Subdivision
Regulations, Section 3.08 (D) states "Two or more vehicular accesses or
separate multi ingress -egress into a subdivision are required when one or more
of the following considerations are present" (2) states "Where a primary access
road is 17000 to 1,500 feet long and it serves initially or in the future at least 20
residential lots or 40 residential dwelling units" There will be a. total of 30
residential dwelling units on 30 lots. Otherwise, the property owners would be
limited to 20 re sid.enoe s .
According to FIRM Panel # 18 1 OD dated 10 / 1 / 96, it notes that most
of the property and all of the lots are located entirely in Zone C which is not a
flood prone area and no special pe=i.ts are required for development, There
are areas of zone A, the 100 year floodplain, adong the bluff which is set aside
as common area and not intended for development.
Access to the development will be from two entrances off of Country
Way South. Access to Country Way South is from. Country way via whitefish.
Stage Road. Country way South is a private road, a portion of which will be
developed and opened for public use as a result of this subdivision. Country
Way is a County road in fairly good eon- dition that experiences primarily local
traffic. Whitefish Stage Road is a. State secondary highway and is in generally
3
fair condition. whitefish Stage Road was recently improved With an overlay
and widening in some areas. It d.id not inelud.e the development of the center
t m lane or removal of the curve near the Stillwater River Bridge nor was the
roadway widened.
Traffic Within the Country Village No. 2 subdivision to the north of this property
will experience some limed impacts associated with this subdivision, but not
in excess of what the roadway will bear, Access onto Whitefish stage Road will
also experience an increase in traffic volume, but the overall impacts will be
relatively insignificant.
The internal subdivision roads including that portion. of Country Way South
adjacent to this subdivision will be required to be constructed. to City standards
and would include curb} gutter, sidewalks and a landscape boulevard._
bike and pedestrian path along the merest side of Whitefish Stage Road runs
from. west Reserve Drive and continues to the west through Lawrence Park,
over a bridge that crosses the Stillwater River and connects with the path near
Buffalo Hill Golf Course.
B. Effects on Wildlife and Wildlife Habitat: This property is generally
considered a. large rural residential property and has been used for limited
gra. ing. It does not provide important wild fe habitat for any type of big game
or endangered species. This area does not provide significant habitat for
wildlife.
C. Effects on the Natural Environment:
_Surfar.Q and a - The. -Stillwater -River --e s---to. - e--we-st ut . no.--p-otenti
impacts to the river would be expected from this development because the area
next to the river is designated as a oornmo . area to avoid disturbance and to
ensure that it is left in a natural state. Groundwater impacts would generally
be anticipated to be minimal as a result of this subdivision and would be
impacted only through the absorption of storm water runoff. The subdivision
will be served by public water and serer, thereby minimizing any potential
impacts acts to the groundwater.
This site is relatively level and does not pose any unusual
challenges to site drainage. All storm water will have to be managed and
maintained on -site. There is a large drainage swale that is part of the common
area on he north end of the property that would be a likely area for storm
water storage and retention. Curbs and gutters will be installed writhin the
subd.ivi,sion. as Past of a. storm drain management plan which will have to be
developed to address potential runoff from the site. An engineered drainage
plan that has been developed in compliance with the City of alispell's Design
and. Construction Standards will be submitted to the Kalispell Public works
Department for their review and approval..
D. Effects is on Local Services:
: eater service will be provided by the Evergreen. Water District which
currently has facilities in the immediate area to the west. This property is
currently within the district bo .rrdaries. water service is a.vai.la. le imnaed.i.atel.y
to the east of this property within Country Way south and is connected nected. to a
.hydrant. Mains can he extended from their existing location to provide service
to the subdivision. The extension of these mains will provide the Evergreen
Waiter District with an opportunity to expand and improve their existing
g
system. This may include deveioping a loop for the water system in the area
servicing the subdivision. This will apparently he needed to provide adequate
flows to the fire hydrant system in the area.. Fire hydrants will be required to
he placed in accordance with. the Uniform Fire Code and flow tested. The water
system for fire flowpurposes will he rep ewe d and approved by the Kalispell
Fire Department as well as reviewed for coraphan.ce with the standards arid
specifications of the Evergreen water District and. the Montana. Department, of
Environmental Quality.
Water will be metered by the Evergreen Water District and that information will
be provided to the City of Kalispell for the purposes of determining se-wer
usage.
Sewer service for the subdivision will be provided by the City of
Kalispell.. sewer lies to the east of this property within. the Glacier Commons
development. There appears to be adequate capacity in the sewer treatment
pliant and the existing collection system to accommodate the additional impacts
to the systemm as a. result of this subdivision . ....................... .
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Traffic projections for this subdivision are estimated to be
approximately Soo additional vehicle trips per day at full build out based on
the, estinriate given in, the Tjj i � eneratiQn ,g ii p ly fish e d by the Institute of
Transportation Engineers based on ten vehicle trips per dwelling. The new
roads within the subdivision will be constructed to City standards. Primary
access to the sud.i.vision will be taker. from Country Way from whitefish stage
Road. Currently this segment of Whitefish Stage Road is the third busiest
roadway in the county and had 4,284 daily average veh.icie trips in 1997.
Whitefish Stage Road is a state secondary highway. Whitefish Stage Road is in
Flathead County and as previously mentioned was improved in the spring of
2003.
Whitefish Stage Road also provides ingress and egress to the sub division but is
classified as a minor arterial and is a State secondary highway. Currently
there is no p ollcy that the City or State has with r e ard. to upgrades to these
primary roadways when they provide primary access to new subdivisions.
vi.si.ons.
There is no provision for the assessment or collection of development impact -
fees. Roads in the area appeax- to be adequate to accommodate the additional
traffic that may be generated from this subdivision at full build out.
Schools,- This development is within the boundaries of School District #,
Kalispell, li. spell., and. Edgerton. School would serve the primary grades. Edgerton
School is near or at its enrollment capacity. It can be antiei.pated that an
additional 10 to 15 additional school aged children could be generated from
this subdivision at full build out. This could have a. moderate impact on the
local school. The parents of the ch.i..l.dren would need to coordinate with the
local school district regarding the placement of the children in schools within
the district.
E rks 2rrd ... 012en . J22Ce: The state and local subdivision regulations require
that parkland dedication for major sub dMsioas in the amount of 11 percent or
one -ninth of the area in lots. The Kalispell Subdivision Regulations have
parkland dedication requirements and criteria.. Section 3.19 addresses
parkland dedication and outlines criteria for park1and requirements which
provide that the city council, planning hoard and parks department give due
weight and consideration to the expressed preference of the subdivision to
determine whether the park dedication must he land donation, cash or a
combination of both. Criteria for parkland dedication requires that the land he
useable land and serve the residents of the entire subdivision and in essence
provide a recreational a nen.it . Section ,1 ( ) (d) does not allow "an
undeveloped open space area within a. subdivision which does not have
appr-opr ate size , dimensions or access to serve as a park} to e corsid ered
appropriate for park purposes.
The developers are proposing a. homeowners park area that lies at the end of
the cul-de-sac at the northwest corner of the property. The entire "common
n
area."' within the subdivision is noted as 4.1 acres. However, the usable area.
,is approXimatel 1. acres. The developers understand that sirnpl ....setti-n.g.
.............................................
....................................................................................... .
aside an undeveloped open space area does not qualify as meeting the
parkland dedication requirements and intend to develop the park area with
amenities such as picnic tables, horseshoe pits, play equipment or other
improvements along with. =n ga.twn. and landscaping. There are rather
significant slopes in the 1.5 area proposed as parkland, but it does not appear
that more than. 10 percent of the area required for parkland ded.ica.ti.on. exceeds
5 percent Within this common area as established as a limitation in the
Kalispell Subdivision Regulations.
Of the approximately 1 . 5 acres included in the subdivision, 5.54 acres is
devoted to lots. Based can the one -ninth requirement for parkland or 11
percent of the area in lots, approximately o. 09 acres would be required to
meet the parkland dedica.ti.on requirements, The proposed homeovwrners park
will meet the Parkland dedication requirements provided. some basic
improvements are made to the property such as irrigation, landscaping and
equipment.
`Polirt: This suhdivi.si.on is in the jurisdiction of the City of Kalispell Police
Department. The department ent responded by stating that they can adequately
provide service to this subdivision.
Fire protection would be provided by the l a spell Fire
Department. Although. Bore risk is low because of good access, the fire
department is recommending that access to the subdivision and the hydrants
be in place prior to final plat approval. The fire marshal has commented that
water man infrastructure shall be designed to meet the fire flow re qui-rements
of the Uniform Fire Code 1 7 appendix 111- , and fire hydrants dehveri.n.g the
required fire flow shad be provided prior to combustible construction.
Hydrants shall he installed in accordance with City standards at locations
approved by this department. Additionafly approved fire department access
sha.l.l he provided to erasure adequate vehicle ingress/egress, Secondary
emergency vehicle access does not appear to be required to the south along
Country Way South.
Solid Y tit-c-= Solid waste v f. be handled by a private hauler and taken to the
Flathead County Landfill. There is sufficient capacity within the landfill l to
accommodate this additional solid waste generated from this subdivision.
Medical Services: Ambulance service is available from the fire department and
.ALERT helicopter service. Kalispell. Regional. Medical Center is close by and
less than three miles from the site.
E. Effects on Agriculture and. Bicultural grater user facilities: The site has
been traditionally used for a. large estate residence with some li n�.i.ted grazing.
The location of the property and its proximity to urban services makes this
property suitable for a relatively high density residential development as is
being proposed.. There will be relatively no impact on agricultural uses within
the Va.Uey and no impact on agricultural water user facilities since this
property will be served by a public water system.
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F. Relation to Master Plan Map: This property is in the Kalispell Growth policy
2020 Potential Utility Service area and is anticipated to be developed to an
Urban Residential density. This anticipates 4 to 12 dwelrlm' g units per acre and
would be anticipated to be served by public water and. sewer. The density
within this subdivision is approximately 2.4 dwelling units per acre overall.
E clu dln g the steep slope area this subdivision has a. density of approximately
to 4 dwelling units per acre. The development is in compliance with
anticipated land use and densities for this area.
G. Compliance with Zoning: The proposed density within the suhdi.vision
complies with the proposed. R--3 and -4 density standards being proposed for
this property as well as the dimensional reouirements. There appears to be
some confusion with regard to the numbering of proposed Lots 20A and 20B
since these don't appear to be proposed for townhouse development but rather
single family homes or perhaps a single family home and a storage building for
maintenance equipment. This should be clarified at the time the final plat is
filed. Alternately Lot 20B could be el.irnin.a.ted ali.together and made part of the
common area if the sole purpose is for the storage of equipment for
maintenance o1 the common area..
7
H* Compliance with the Kalispell Subdivision Regulations: This subdivision
complies with the l ahspell Subdivision Regulations and no variances have
been requested.
Staff recommends that the Kalispell City Planning Boaxd adopt the findings in Staff
Report KPP- 4-1 o and recommend to the l atispell City Council that the preliminary
plat be approved subject to the following conditions;
1. Development of the subdivision shad be platted In substantial compliance with
the approved preliminary plat which governs the number and location of lots
within the subdivision, common areas and roadways.
. All of the public infrastructure shall be constructed in accordance with the
Kalispell. Standards for Design and Construction and the Kalispell. ubdivisl.on
Regulations. A letter from the Kalispell Public Works Department shall be
submitted stating that the plans and specifications for the subdivision have been
reviewed and approved by that department for compliance with City standards.
. A letter from an engineer licensed in the State of Montarna shall be submitted at
the time of final plat certifying that the improvements have been installed
according to the required specifications along with a letter from the Kalispell.
Public Works Department stating that the required improvements have been
inspected and comply With the City standards.
4. That a Municipal Facilities Exemption shall be obtained from the Department of
Eru ronm�ntal Qual �y far the subdivision.
5. That the developer sha11 obtain written approval for the proposed extension of
Gauntry Way South from the County Road Department and any conditions or
improvements associated with the approvals be completed prior to final plat
submittal.
6. The roads within the subdivision shall be named and signed in accordance with
the policies of the Kalispell. Public Works Department and the Uniform Traffic
Control Devices Manual and approved by the Kalispell Fire Department prior to
final plat submittal.
7, The developer sh.al.l provide a plan for mail service approved by the U.S. Postal
se -mice.
s. Street lighting shall be located within the subdivision and shall be shielded so
that it does not intrude unnecessarily onto adjoining properties.
In consultation with the Kalispell Pans and l iet�Lreation Director, the parkland
dedication requirements ents shall be met with a combination of 'and and park
improvements Within the area designated on the plat as the horneowners park. A
specific plan shall be developed for those improvements a..n.d written approval
3
shall be obtained from the Kalispell Parks and. Reereati.on. Director. Those
improvements shall be made prior to the submittal of the final plat application or
bonded for in accordance with the provisions of the Kalispell Subdivision
Regulations.
10. That a minimum five foot laridseape buffer be placed between the curb and the
sidewalk which shall be landscaped in accordance with a. plan reviewed and
approved by the Kalispell Parks and Recreation Director.
1.1. All utillties shall be installed underground.
12. That the following shall be reviewed and approved by the Kalispell Fire
Department:
a. Water mains designed to provide minimurn fire flows shall be installed at
approved. locations. Minimum fire flows shall be in accordance with Uniform
Fire Code (1997) Appendix III -A.
b. Fire hydrants shall be provided at locations approved by thi's department,
prior to combustible construction.
e. Fire Department access shall be provided in accordance with. Uniform Fire
Code 1 9 Article 9.
13. That a minimum of two-thirds of the necessary infrastructure for this subdivision
shall be con p .eted. prior to firnaal plait submittal.
1 .That a horneorners association be established for the maintenance of the
common area used upon a pro -rates share of costs.
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15, An areas disturbed during development of the subdivision sh all b ....re -vegetate d.'
I
th a weed. -free mix immediately after development.
16, Proposed Lots 20A and 20B be renumbered as 20 and. 21 and a note be placed on
the face of the final plat that denotes their purpose, i.e. "Lot 20 shall be developed
with a single family residence and Lot 21 shall be used for storage of equipment
for common area ma-intenanee." Alternately, Lot 20B can be elimina.ted all
together and made part of the common area if the sole purpose of the lot is to
provide a storage shed for maintenance equipment for the common area.
17. That preliminary approval shall be valid for a. period of three years from the date
of approval.
9
KAT,ISPELL FIRE DEPARTMENT
Randy Brodehl - Fire Chief
.Tim Stewart - Assistant Chic ETrevent-on
Dee Mc lus ey ._... Assistant Chic i 0perations
TO: NARDA A. WILSON, SENIOR PLANNER
FROM: JIM STEWART, FIRE MARSHAL
DATE: JULY 22, 2004
3 12 First Avenue East
Kalispell, Montana 5990
(406) 7 _58-77 60
FAX; 406 15 8--795
SUBJECT: S I LLWATE BLUFFS '••••••. Ali N EXAl O l/ l E 1 M 1 NARY PLAT
We have reviewed the information submitted on the above -referenced project and have
the following comments.
1. Water mains designed to provide minimum fire flows shall be installed at
approved locations. Minimum fire flogs shall be in accordance with Uniform Fire
Code 1 Appendix lil-A.
. Fire hydrants shall be provided at locations approved by this departments prior to
combustible construction.
. .`....... .if ... D� rtment access shall .be- provided ..in... Ord n-ce-with- Uniform- Fire -Code-
0 997) 9_
Please contact rye if you have any questions. l can be reached at 58- 7 .
Iga
iar ca Wisor.
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Petition objecting to the Shilwater Bluffs Development
W,e the Undersigned, home owners in the Countx�v Village Development request a de l of
the zoning change and preflnu-nary plat for the SWIwater Bluffs Development. This
proposed development does not match the character, density and history make-up f the
surrounding area.
The area between Grandrud and Country Way is made p f large lot ru r es and zoned
County R-1* The recent annexation and zoning change for Glacier Commons was to R-A if
This proposed development would place an island of high density ilhl� the low density
surrounding area f acre +/-- lots would he consistent with the neighborhood, and nothing
higher than RAI should even he considered*
It is -pour p6nm'ng to route one hd ision's trek through the interior roads of another.
The existing roads are narrow without gutters or sidewalks. if a carparked on the road.
side,) It becomes a one lane road. Children walk and ride their hike to school on these roads.
Our roads cannot handle that much tic. During the 'ri-city Planning lKthe
developer stated that there would he 300 addifion car fps a day through Count Village.
The traffic from h' new development would have to go onto Country Way to access Reserve
or Whitellish Stage. It will he unsafe. Count Village ill he heavily impacted and its
charmer substantially changed with the burden of potentially 00 additional vehicle trip per
day*.
Our -request is that if this development is accepted h � ��� ���d �� �� i� � ��
................................. roads.,- o onto ...a...�1. k
.................. ............................... ....
stre .. �•��� �� high densiy housm�`� .,�. � C
ZA
We are not opposed to dievelopment. Another option would he to request out acre lots
matching the neighborM9 development, Country Village. The car fps per day would he
minimal, acceptable to our rural country rued.
We therefore find the proposed su hdiv.-lox unacceptable and urge that It be redesigned to be
consistent with the surrounding neighborhood and mitigate the impact on the existing twenty
seven year old subdivision, Country visage.
Homeowner St"watu�re
(Print narne)
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Homeowner Signature Addr"s Phone
(Print name)
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Petition Objecting, to Stillwater Bluffs Development
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Petif-Im Obiecting to Still -water Bluffs Dewfopment
Fogneow-ver
(Print name)
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Phone
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Septemb*w AZ
Dew- Kalispell Ct, I
Pta Prc-pposed Stiffwaiff TexTace Development &Amlexafiou 1111R) c1tv Of Xah14--q*H at
ewrmit 5545 Country Way South
x
W t f Bmce --k-fway and Elaine 3nderare hnmneovvne-,rts alt; 540 0--na-xtry Wa-Tf South- We
liel IAff Y San&- -tqiiesa-er hai;ry An to dev,�elop aieir pmperty. pt abould be U1
lath ther !at size cif the xi:-5=9 Qmmky Nk--Fsy bouslug area.
We are opposed ed to The amexanon a uie pmpos w S ft Ilwater TeT race al 5 4 -165 Cody WA 7�y
South Mto KAispell, It will "eate a "-tmtacle," suTrupunded by omuty home owners, Ntoot
of -wh= otAm- !arge I= and do notwis�htobe amwmd into the CkIV, TlLislli1e�le
n5ext i s1� to 10 Yelml foTcing
w-W 3ett the she for tb-,,e Cty to "lady up" It's boimdmes M the -J�
aR hcmne owmm- in the -StiflwateT Rim -Rees- Stage Road-Grannid Lane area
mu) *je CAY We do not want io be --"fomed'n amexed,
-q �s oR a MCI
Irds pmposediubdivisica A pTivate gravel ', We h-ve, Pxffiersmth On Qxm�r
Way Sovath- TL-te t1wee middle sectiom are o-wmed by fiuesch& s-, Gardnef _-;y, aM S-uy6r-
.2 k
May& -I'le, road is in each Ofour 18M ovmenwp deeds. Eithe:r eud 01'Country Way
.....wh ..th..oum .nd.........p ... W..p. .. . . .................................. ----------------H---w------ -"- road omma�hip and is maintained t�Ny uescW&
lme� Thewrtbmwd bas'"i=Iew-7
Finally, IVWOR infrastruetwe -iissues need to be molvwi BEFORE the city of Kalispell
mto a zoimty, smg area
temLw"Ies"` itwif mdih a sub.--hvision - bou Beaides, the p6dwirate row
of Country Wkv South, thm is the sub -standard mad of Oramd Lam, 11em am major
:-t3affif-ic flow Mblem's- Onto N�Utefisih Stage R-oad M-14 West R-eserve Drive. With
ed nima-nmll and -die, By -Pass eon In the futwwf -p, e eel thest
e lssne�l need o
PrIVOS 16-c I
be thomuotLv addres--,sst� lov -ffie Council Flaffi=d County a -ad a nei s iuvolved g. aboifiood
,jEFn-,RE -more wmexatioa mkes Ddace ia the this area.
A
A infras-trwture awkes &r a b-appy, heaRkv and safe Deigi -111100d-m s
TbarA Ym fbr Ezzt,wjiN.
H-laine F, Snyder & Bruce 540 ('ovmiry, W`!ay SciAL, F'-'pdj�fl� Nft- 5 9W,
I j
I -4M-"?c64i2 -410
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DOYLE ENTERPRISES
205 NORTH MAIN
KALISPELL, MT, 5MI
FW 755 - 6480
FM,
DUANE' B)TIVEY
OWNER: ammr BiTNEY
N
CO(S IZ-oi
DATE'. APWL 26,1:963
CERTIFICATE OF SVRVEY
P11UPOSK CF SURVkft rx-arri; I- S�Oa4d into F-evilly
Tr*ct 2- AgKiqmltnrml Szoiaptiort S W114 NE114, SEG,3 / ►tT29ft, R2 / W, PMM., FLATHEAD CO.
TWD W twatlis of 1&3& bitu tod, IiIng and bolas I o mid 1-k W'
the Southwit C�LiArL&r Narth:ffiffit Qvier:t-a-r (S1WkKgkJ 0-1 011
Section Thirty-on-1 (11). Towsaght1p i%fwy-nine (2g) 0 50 .0-
North. Rang: Tw4rityr-am@ (111 Ua1t,:P.%JK,, F1*U,%,&4
County end sarc %xrtQwLmr1y dwictdo(k,44 43 follow to wtl;- Commancloot at the ficipitMalt icaynar o-f this Soul-eatQuarter Nexth-eaxt. QumEt4gE (AJ.4E4) et
& I I 9-ecrAom. it, Tovrohip Ili Worth, R4a1vi ill Wat, F,X,N., Flathead Uunty, which to a found [Pon pin;
RA 33MR6, c _oint* N 00' W 12" 9 Afld OLZOA the RAtt WURAINtY of tIVO 3019thWONt QUAT14F _98rth4titt. Q�Pqxtor (GV�Kk)
LOT 4J
5,X07, IT. of said SGLtiell 31, 213.37 14at to 0 150t ty;V0 pi.n mad the me "lot of ti-eglezint of tho tt*4k gf Ithd
9*4$ $2"t $2150'
44itoctibedl thence IN 99' IV 311" V. fast to a found item filar t!htoca N 99t Sa' 465" W gj,d
r 011 93t a so I 1s r 32:5 4 to- 4) 37.$ •s0ant the North beunitary of Lot 9 ad gitill-iostor Ttfraze unit I (Racestda of Flathead CWMEY.
RES Am5 By 290 9 r5 ors 6,? 'Q_ 161.71 foot re a fob" Item PLO -osst thha -"tthwast "Mae thareofF """ mlot* 0tt R*Tt;k 100undary 6f
At 79154'1 ,
4 -Saco'
AS. Y 3r
oil
1 1 &1 <)
6/9 "REAM R
V 9 a e 1! _S
F-Va 9 li!J O'Oo, f Lot 10 Of Said StIllies%se TmrT_1oe ftitl 1p I W W 21j" W, 54.37 fast to a (cued Jtb.4 piq end the
116fthwlit cornar k1hOressf; 06mht4 filoM tU Vast t4trhdairp of said Let 10p S 130 *V 0611 4 24-69 fa.t
to k Pat tt!" Pin! thmace N 39' W 30' Vp blk,Si f**t W44 at lot* to khd _tafft*tL)r bank of TrJLe
Stillwater 1111VOTS 04mfto mil"X the W&ANtarly "&k Of Stillwalgir Riv,ot, F ", 57, 011, F, 61,1S fast;
thane N khl' 32' 07'4 W 4-4,70' ftatl EM-evita latTing AiAitit Utterly %An&t S 946 ill f"x;
to a mat kr&u PliA an thm, tatt-itir han""At)r of tha southwest QVOrk" RtorOhqopt Wsirttr tSWJNJ) of
said smttEmn 311 thw-k 3 IN' W 22" V A44 slo=ft the mmI4 11opugly Wossufarl,, 77.560 feel to the
OAct of b461"Ift and q9Rt*11mIU0,&669 #;r91 of Imvtd. mvbJ*ctt %o *nof toilsthiv with a ba Coot Driyoitr.
tip*d *&oewisnt AI&V ;ho rA*t:ITIY bowndporr thermal! A* Show" kcrr-oo, su6lit4t to and togifthat: with al I
w oh,61dWato Of record.
5le`RFBAOS TrASL 2- Segivining at the %ortboalot cb.ormr of the fauttrwoot Q4mrt*1r NoirtlivAlk quartat (S�JkNtk) Af
0"10 ", to Section I t , Tmnshlr 29 So r Ch, 114ate I l L Yost, P.W. to., Flathead County. wb I t h ix a found Iron pin:
Es
w -S thent a S W It' 22" W and alone the VA2 t kladary of the said southwomit Qvo I t ff it Northeast quarzav i 5w,0Q. i,
979.ri� foist to a got Jg6an plot thence W So' W �V7.ff lost Note or less La the Easterly b40
-9 of Stillwater Rtvvrl thdacq slong the Uotawly hooLk Of WIllwateir River. N W W 07 r, W fz I , 00 if k#;t
thence N v. 13. 59" W 97.59 104tt thars"CO 0 W W 48' W 75.61 feet) thtnem N 46' 4S' 09" 4[ 88.62 Oaa-t;
tL thence tearing the sold "e-torly liarsk vf -StfilleatAr 111041N and 41ttZg the S"t-11tiloterly boundary 151 that
tract of Land shown es Ceit ft (44t A of Surety ft. )I JZ (Jifnaffil of Fifithfa d C84Mt F. Mont!kaa 3 1' 3 0' 11
34% )1 feet to a found i-raff 090 on thel shootbarlir 1ttv of a. 50 Coot vadlus eul•d*•IAL thavLng a riid[A I
ol heorimt of N 33 * 10* 11" 1) thasee in .2 Wovtbqftatarlyr dtormetimn tbroulb a tantrmL angle of W 54., 115" an
are length of 0.73 fast to a faum irrain ;1Vt thspra N W W 07" V and alaq the- Nartherly b6u"siey of
said tract, 446.44 font to & found iram gin on the JKLat beundstry of ~ tract of I&Rd shasm on
0. 00. act' J Coatiftcato of Survey Me. 1701 (kwit_%r3la of_-1L[th*ad County. mostaom)l ttponc# N 016 419' Ly" a 1"d along
L - _r4 IF3, the field last bousdaKy. 114.1:5 fast W a fela" irima Ptit whieh In the Southeilat carrier of Lot 44 of
- Opt � -fJ*X1bT&d_ (:DMM�y. Wnta"o), theme* 8 S91 4 52" E end slona 1)w
�b Country villas* unit No, 2 iadcoede _64
3ekrth boundary of Said Lot &a, 31}.58 feat to AL found flan plat thquet S W 13' 13" Y and akqlng the
tu
11 Sautb boundary of Let 43 at -&:old tuML(-wimios. 176.30 fast to a found Ivan pim an the t;eA!t!%rtV A/W of
a 64 [oat road ansamentl t;honco, N 61* 21' 10' last to a foarud item pin &N the Easterly hdumtAty
of ossiA oasemoomit as mheim o6 j&ld C&uvistry Vittage Dott He, 21 which paint is ot6 A I)O.Ba feet dtpi
TRACT 2 tLbvvk taate*4 ("vin a WAdJAI )j#stL.ft& of S fit' MIS' 5]" IWfj tfLORC11 L1*15& M8LA ftf`W 404
J1,483 A . cres &L.�,n th* Sawthwm4tawij boundary Df Lost 42 of acid cokitEty Vitiate ?)OIL No. ), throusiv q central *nZle
of %C9, ot." On -hv-; t-Ingth of 1.54 1`40 tO # ttt iflftp pin oh 'Lbq lkowth bovndarr of 0a said Sou%hwq!iT
91626 ACLWV 4i Quartet Northeast Qu&rkigr (SOnk) of &Ktjos RJ thanca 5 09' 35' IV' I and Along the said North
'1w "uad a cy, 36.60 teat to the piara or ha a 0 no Lot and 4zoa tain Iva If, 4 821 eerie. aubjeet t 9 orsO tQ as tbe T
fit with a 64 foot private rom-d osomeost aim shorn harojoni subject to avid togtthiry with all t" m.rntm
ift to tv 0-urpon f it Rrilpf.
L her by certify that tba for t I at t Los all land is to trac.plar
:W1
'N
rarcok � , my that
on thii TAxt1.fLr:1JtPt4t
ism
1. tv JECI COR. (As N,07101
N1
caw,ab7
this 0 . ................ JK Of mals to tht Seal
thatI as vatic d to -use Oils txmptUnm to that t am In comwellarmo wit!h
A. QD tm Voe-NEM fas mallo)
9
ca
all conditions tiepamad an thehole exemptia6z thitrefere, thin
S CEFITEII srrrrom {As Norrol
- -
divill ton,zi land Is exaMp L. fp* rfi�;teWF am I LUWiVt@ EDE purmusint to
Sect* 'W3,201 0), X
IAZ CORNER (AS NOTED)
-07
EA17rRe", 9AYR
OF
P,
S. 0 frou if 0 (A-$ NOTED)
iW.Fy F5 sip, W
I
7
mat IJB�L JAETION
Ls I&o4
6 0 SOT bils' a2 e At W WITS
SIAWPED-
I cottify that thm "tpotn Itf this s(drfray to ;create a POTOSI of
an marleultsiral exoloption trAtt* and itthtt a ceewenant bAs teen omteved inta.
as 2gqt—;,
Nis-32'07''W
wtitli th* tdyme, Vay.0_EabJ# only 6y 4mutilmAl rneoiagt aE the gavaTeivig body one
the prap4tky rosier, that Lha- 1AU4 Wil.1 be used oxclualw*17 far agrftultutaL
Woo. Jkrkd that 013 JUTYMY 11 thoraforek &K@"t Frow, review as a sulsdivisLom
CERTIFICATE OF SLIRVEYOP
I also CaTt:tfy that Jivislong imalk fdxf Saftemituirml Ole p4sturm use Vhm-n
FM *kVq4t-fV## Tog-ukthk v&t;*r or I.Awa#ev facilities are to ha greeted er
utllizqd, v71404 the rm_rtiwm to the c1ronsactitm notes into a -carevant
eRtSrRJsTION w. soot —A
4 -4. ?0
7
TRACT 1 0.668 A C,
"'W
FT so
c""Jpg ills th. I..d and rkwo;.&6tm Qn1ty by the gaVOW0111 body and tha
Property Wner. Any ch"gt Jh P#Ad uA3 f mubjects the division to thip
L. lb,fio5 12)(d),
0, 561 Itc- NOT
F
F1
P�
Tkrle 74, Gh&pcar 4, raymt; MCA and tm,
A
Si*TE OF MOKIANk
kSAM,V,lNf LAND SURY-EYVA RJF.4 N,_
soul
f JW
SS
COUNTT lat flATHWI
JrArg ar N6mrAmA
FAD 1/0 plprs
Orn this day of Mt t
COUNTY OF F:L 47 D
i TOP 6F
"i aotNrx,
X
1 w
Hat'Ary Puklic for Zhiv,$tmUe of ,KBMtanat. psrmnally appeared
01 L90 ID If TN, z" XT 04� I* AL
O'CLOC It
fear OCR fto_r 9)
to Sir to be thik pmts06. whose' nmm* In substy 1-bad ttr the
*4foregainr tnstlumeitt and ackr"wTOdSaA to me that they tittutad the
"ORA 6 Mitohx
fs?`011AW rTM TEARAC;t VWr-21
IN
OY
.
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SANDS SURVEYING
yeas 3�P ev-TM-C 4A.5T
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f9# as Yy9.6461
tlk r PE9pf�YrkY -0G J990
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A SUBDIVISION
III THE s 114 NE114 56C. 31, r.�.rr29n, �Rrr 20,
P,M.rN,r FL.AMEAD CO., M ONyyAfyA
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CA!"SLIT TV CIE S{1RVEyP75 A7Yd NI.1'YT ph EHY'4 ESlTs Af.1l TiF£ 11 rf,S.L7WIN9
❑f.SGR I CFF1 r t-PY,ATr A5 OLSCR3Ag.p 1N 74135 CM71FIch", OY SSBb ICA4EON,
A- SSiIAIN 6y '-, K-1 E15 P:,JI'S Pt.AT.'F.AU
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A 'TRACT f)F 3ANO, 5ITUATECI, 3.Yl NL, ,V7I1 HEINC ''N THE S•SLI'yNWEST
GL•1.ATER GP tFr t worTHT;AgT i}V71R'3 £N PP SECTi ON .}I, Tt"SNJLP 29 NGHT3,
ithhY.F 73 WS:S`f, P"#.,N-. FL,ATl1£Ab CDL1HpV, MORTANA, A,ft Ffon£
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Curnlenu fiery nt Ghs harthea:et curnnr of thn Southw eat QuArGnt rf the
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i'.35. ,N„ f'intrieer7 County, lfnrltana, WyLiPh I a rCq>+d k>•esn p4n:
'a77onca atailq Zhd oast haurcda ry o3 Aald souci�,.enG Chlar;aC 9[ th9
frprf hbn BY Qctar[�r 5971'17'92"V 6i?. Se Leek t9 a reuNd it pan an!7
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11L0ev. tTsneu cnnq the bddr.6e[y book of the A_dTIwater N1- the
rs�L3awinq three ilj LQt,r Ria[ Ri5'7P'07"lf 111.03 rpaL! 477'11"51;
97_S4 vkR e.; ti5�•44. 793:w 55,riy f�eir 'Chea,re Senwiry seid na���r1p
tu�rTx NSx'35'S9"E. 1a ,5B Part to a found irah pin[ 'Si1Pnre
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appu rrenar,t ebar reco-rd.
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TOTAL AREA: 3.184 4C. F
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LARRY & SANDY HEUSCHER
P R,E L,IMl_,l,J,ARY PLAT STILLWATE i T BLUFFS
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A 30 LOT N GLE FAMILY �UBD V. N ON 12 ACRES
7 T WITT
C0NCURR_l7_.zNT..LY -t H-L AN NNEXATTO_NT _R7nfTEST
PLOT DATE:9/272/04
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