Ordinance 1678 - Amends Ordinance 1625 - Zoning with PUD Overlay - Willow Creek SubdivisionReturn to:
Theresa White
Kalispell City Clerk
PO Box 1997
Kalispell, MT 59903
201000016865
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ORDINANCE NO. 1678
AN ORDINANCE TO AMEND ORDINANCE 1625, WHICH AMENDED SECTION
06
27.02.010, OFFICIAL ZONING MAP, CITY OF KALISPELL ZONING ORDINANCE,
(ORDINANCE NO.1460), BY ZONING CERTAIN REAL PROPERTY LOCATED WITHIN
THE NORTH HALF OF THE NORTH HALF OF THE SOUTH HALF OF SECTION 13,
TOWNSHIP 28 NORTH, RANGE 22 WEST, FLATHEAD COUNTY, MONTANA AND
DESCRIBED AS CERTAIN TRACTS WITHIN CERTIFICATE OF SURVEY NO. 18086
1
AND MORE PARTICULARLY DESCRIBED IN EXHIBIT "A" ATTACHED HERETO
l;
(PREVIOUSLY ZONED COUNTY R-1, SUBURBAN RESIDENTIAL, AND I-2, HEAVY
INDUSTRIAL) TO CITY R-3 (URBAN SINGLE FAMILY RESIDENTIAL), WITH A
'
PLANNED UNIT DEVELOPMENT OVERLAY IN ACCORDANCE WITH THE
KALISPELL GROWTH POLICY 2020, AND TO PROVIDE AN EFI ECTIVE DATE.
WHEREAS, Wayne Turner, then owner of the property described above, petitioned the City of
Kalispell that the zoning classification attached to the above described tract of land
be zoned R-3, Urban Single Family Residential, with a Planned Unit Development
overlay on approximately 139 acres of the total of approximately 165 acres of land,
and
WHEREAS, the property is located on the north side of Foys Lake Road 1/4 mile west of the
�s
current city limits along Meridian Road, and
WHEREAS, on December 17, 2007, the City Council, after considering all the evidence submitted
on the proposal to zone the property as described R-3, Urban Single Family
Residential with a Planned Unit Development overlay, found such zoning to be
consistent with the Kalispell Growth Policy 2020 and adopted the findings of fact of
the Kalispell Planning Department as set forth in Staff Report No. KPUD-07-1 with
certain amendments, based upon the criterion set forth in Section 76-3-608, M.C.A.,
and State, Etc. v. Board of County Commissioners, Etc. 590 P2d 602, and;
WHEREAS, Trigon, Inc., the successor in interest to the above -described property has applied to
amend the Planned Unit Development by reducing the number of lots and modifying
the housing type to include primarily single family residential; and
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WHEREAS, the Kalispell City Planning Board and Zoning Commission held a public hearing on
May 11, 2010, on the proposal and reviewed Staff Report #KPUD-10-1 issued by the
Kalispell Planning Office and made its recommendation to the City Council to
approve the amendments to the Planned Unit Development upon certain listed
conditions; and
WHEREAS, on July 5, 2010, the City Council, after considering all the written and oral evidence
submitted on the proposal to zone the property as described R-3, Urban Single
Family Residential with amendments to the Planned Unit Development overlay,
found such zoning to be consistent with the Kalispell Growth Policy 2020 and
adopted the findings of fact of the Kalispell Planning Department as set forth in Staff
Report No. KPUD-10-1, based upon the criterion set forth in Section 76-3-608,
M.C.A., and State, Etc. v. Board of County Commissioners, Etc. 590 P2d 602.
NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
KALISPELL, AS FOLLOWS:
SECTION I. Section 27.02.010, of the Official Zoning Map of the Kalispell Zoning
Ordinance, (Ordinance No. 1460) is hereby amended by designating the
property described above as R-3, Urban Single Family Residential with a
Planned Unit Development overlay on approximately 139 acres.
SECTION II. The Planned Unit Development proposed by Wayne Turner upon the real
property descried above is hereby approved, subject to the following
conditions:
PUD Conditions
1. The Planned Unit Development for Willow Creek allows the following deviations from the
Kalispell Subdivision Regulations and the Kalispell Zoning Ordinance:
A. Kalispell Subdivision Regulations, Section 3.07, B (Blocks)
Allows the block lengths to exceed 1,200 feet as shown on the PUD plan referenced
in condition #2.
B. Kalispell Zoning Ordinance, Section 27.06.040 (1)(Minimum lot area in the R-3
zoning district)
Allows the minimum lot area to be reduced from 7,000 square feet to 4,000 square
feet for detached single-family lots and 2,400 square feet for townhouse lots.
C. Kalispell Zoning Ordinance, Section 27.06.040 (2)(Minimum lot width in the R-3
zoning district)
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Allows the minimum lot width for single family detached lots to be reduced down to
40 feet and 24 feet for townhouse lots.
D. Kalispell Zoning Ordinance, Section 27.06.040 (3)(Minimum building setbacks)
Allows the front and side corner setbacks reduced to 10 4-5 feet. Rear yard setbacks
are reduced to 10 feet. Such reduction shall only apply to the house for front and side
corner setbacks. Garages shall meet the 20-foot setback provided for in the R-3
zoning district if accessed off of the street.
E. Kalispell Zoning Ordinance, Section 27.06.040 (5)(Permitted lot coverage)
Allows the permitted lot coverage to increase to a maximum of 70% for the row
house lots (lots 68-87, 95-126 and 247-258).
F. Kalispell Subdivision Regulations, Section 3.06,E (Minimum Building Site)
Allows building sites on lots less than the 40'x40' required minimum.
G. Kalispell Subdivision Regulations, Section 3.09,A (Streets And Roads — Design
Standards)
Allows a 10-foot bike trail on the east side of the creek crossing with no boulevard
separation between the bike trail and street. This deviation also allows the use of the
10-foot bike trail in lieu of a sidewalk along Duxbury Loop between lots 168 and
169.
Note: Fencing along both sides of the creek crossing and a guard rail between the
trail and street shall be included in the creek crossing design for safety purposes
H. Kalispell Zoning Ordinance, Section 27.22.090 (Fences, Walls and Hedges)
Allowing fences 48 inches tall within or bounding the front setback area in all areas
of the proposed subdivision. This only applies to fences and in no case shall the
fence be solid.
2. The development of the 140 acre site shall substantially comply with the following maps and
elevations submitted as part of the Planned Unit Development application:
A. Housing exhibits and typical lot elevations
B. All street and alley cross sections
Note: All roads shall be designed to meet the city's minimum roadway widths
Boulevard widths shown on the street cross sections shall not be reduced.
C. Trail cross section
D. Land Use Key
E. Parks and open space landscaping and improvement plans
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Note: These plans will be modified by additional conditions of approval
3. The Willow Creek conceptual site plan shall be revised to incorporate the conditions of
approval of the PUD and preliminary plat to provide for the total number of dwelling units
on the site. The revised site plan shall be submitted prior to the final plat of phase L
Note: The implementation of the conditions may result in the loss of lots.
4. On the final plat containing townhouse lots, all townhouse lots shall be identified as A, B, C
etc. with the lot number to correspond to the parent lot.
5. Gemef lots under- 6,000 square feet in size shall have a minimum let widdi at �he ffolit let
line of 45 feet f6f detaehed single f.,fnil , lats and 35 root f_,-_tE)WH ,,,,se k4s Condition
removed per council action on July 6, 2010.
6. All lots adjacent to an alley are restricted to have their driveways and garages accessed off of
the alley.
7. Alley construction shall include a concrete approach to the street.
8. The engineering designs shall include the use of bulb -outs allowing a maximum 22 foot wide
travel surface to reduce traffic speed and provide for a safer trail crossing along Plymouth
Crossing.
9. A trail shall be constructed between lots 330 and 331. The trail shall be located within a
minimum 15-foot wide right-of-way with th_, trail width and construction standards
determined by the Parks and Recreation Department. The trail right-of-way shall be shown
on the final plat and the trail shall be constructed or bonded for to the approved width and
construction standards prior final plat approval.
10. Staking by a licensed surveyor for each lot under 6,000 square feet shall be in place prior to
and during construction of homes on the lots to assure setbacks are being met. Staking for
building foundations shall be offset from the foundation to assure stakes are in place during
and after excavation of the building pad.
11. A minimum of 14.13 acres of developed parkland shall be provided within the Willow Creek
subdivision.
Note: Parkland is based on the minimum requirement of 0.03 acres per dwelling unit. The
14.13 acres is based on a total of 471 dwelling units which may change if lots are eliminated.
12. Prior to final plat approval of phase 1 the developer shall provide a detailed design of the
open space along Foys Lake Road which shall reflect the cross-section and perimeter
treatment approved in 2007. The plan shall include the following:
A. The landscaping shall include a combination of native bushes and groundcover.
B. Incorporate the common fence and associated landscaping required in condition 13.
C. The retaining walls shall be a split faced rock, as the approved Willow Creek PUD
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application included, with retaining walls not exceeding 3 feet in height before a
landscaped retaining area, a minimum of 4 feet in width, is provided.
D. The walls shall begin and end by tapering into slopes exceeding a 3:1 ratio.
The plan shall be reviewed and approved by the planning department and parks and
recreation department with improvements installed in accordance with an approved
schedule.
13. A five (5) foot tall vinyl fence shall be installed by the developer abutting the rear property
boundary of lots 1-7 of phase 3, lots 453-458 of phase 2 and lots 459-471 of phase 1. The
fencing shall be located in the common area and shall be owned and maintained as a
common area feature. The fence shall comply with the fencing elevations approved for the
Willow Creek PUD. All fencing shall be installed prior to final plat approval of the pertinent
phase that they are located in.
Note: The developer shall provide for a visual screen for the fence along Foys Lake Road.
The visual screen shall include a combination of trees, bushes and green groundcover and
specifying tree and shrub type and size at the time of planting.
14. A note shall be placed on the final plat for phases 1, 2 and 3 prohibiting the property owners
of lots 1-7 of phase 3, lots 453-458 of phase 2 and lots 459-471 of phase 1 from installing
any additional rear yard fencing.
15. The developer shall submit a detailed cross-section from the edge of asphalt on the south side
of Foys Lake Road through the lots 463 and 468 to the north side of Duxbury Drive. The
cross sections shall be included with the engineering drawings for the subdivisions to be
reviewed and approved by the Public Works Department.
16. A Homeowners Association shall be created for the maintenance of the bike trails in the
open space areas, storm water facilities, open space areas not dedicated to the city, , fencing
and retaining walls along Foys Lake Road and alleys within the Willow Creek subdivision.
The maintenance provisions in the homeowners association shall include mowing or
trimming the grasses within the common area to reduce the fire hazard and spread of noxious
weeds and maintain an aesthetic and pleasing appearance. The association shall be
established prior to the final plat of phase 1.
Note: Maintenance along Foys Lake Road shall include the open space areas and boulevard
maintenance up to the edge of Foys Lake Road.
17. The developer shall provide the Parks and Recreation Department with a revised park
improvement plan and layout of parks A, C, and E. In addition to the plans submitted with
the application, improvements to the parks shall include top soil, irrigation, landscaping,
playgrounds, benches, trash receptacles, hard surface play areas and gazebos. The specific
improvements to each park shall coincide with the details listed under section E of the PUD
report. The plan for each park shall be reviewed and approved by the parks and recreation
department in conjunction with the Police Department for the security lighting.
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18. The developer shall provide minor amenities (i.e. benches, picnic tables and trash
receptacles) within the open space area along Ashley Creek. A plan of these amenities shall
be provided to the Parks and Recreation Department and Montanan Department of Fish,
Wildlife and Parks for review and approval.
19. Lots 413 and 414 shall be removed and the corner of Park E surrounded by lots 422-430 shall
be modified to incorporate the land in the surrounding lots. The southern access trail to
Duxbury Loop shall be moved east between lots 429 and 430. The revised park design shall
be reviewed and approved by the Parks and Recreation Department prior to the final plat of
phase 2.
20. A pedestrian/ bike path plan shall be provided to the Parks and Recreation Department and
Police Department which includes the pathway width, construction materials, and security
lighting for the paths located throughout the Willow Creek subdivision. Specifications for
the bike path construction will be determined by the Parks and Recreation Department with
recommendations provided by the Montana Fish, Wildlife and Parks in areas where the path
comes within 200 feet of the high water line of Ashley Creek. The pedestrian/ bike path plan
shall also provide for a connection to the future bike path along the Highway 93 alternate
truck route at Foys Lake Road and at the Ashley Creek Crossing in the northeast corner of
the subdivision and at Highway 2.
21. The park areas shall be dedicated and improved in accordance with an approved plan by the
Parks and Recreation Department pursuant to the following phasing plan:
A. Phase 1 — Provide a cash in lieu payment to be held by the city until park E is
improved and dedicated.
B. Phase 2 — Dedicate and improve park E
C. Phase 4 — Dedicate and improve park C. In addition, the streets surrounding park C,
Suffolk Way and Van Ness Drive, will need to be constructed.
D. Phase 6 —Dedicate and improve park A
22. The trail system shall be constructed in accordance with the approved plan by the Parks and
Recreation Department pursuant to the following phasing plan:
A. Phase 1 — Construct the trail along the subdivisions entire length of Foys Lake Road
and connect to sidewalks at the intersection of Foys Lake Road and the alternate
truck route.
B. Phase 3 — Construct a portion of the trail in park B from the existing trail along Foys
Lake Road north to connect with the trail planned for the south side of Ashley Creek
in the MDT right-of-way.
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C. Phase 5 — Construct the entire length of the trail shown in park A.
D. Phase 6 — Complete the trail within park B
23. A park maintenance district shall be formed in accordance with section 7-12-4001 MCA
incorporating all the lots within the Willow Creek subdivision. The taxes levied within the
maintenance district shall be determined by the Parks and Recreation Department with
approvals by the Kalispell City Council. Such a district shall become effective upon
recording of each phase of the final plat of phases 1-8 of the Willow Creek subdivision.
24. In the event the Homeowners Association fails to maintain its properties, the park
maintenance district program may be initiated by the city to provide maintenance for some or
all of the public or private improvements required to be maintained by the Homeowners
Association.
25. The developer shall provide the Parks and Recreation Department a revised landscaping and
irrigation plan for the open space areas within the PUD site. The approved landscaping and
irrigation plan shall be installed per the phased improvement schedule for Foys Lake Road
specified in condition 48 of the preliminary plat approval and park and trail improvement
schedule specified in conditions 21 and 22. (Findings of Fact Section D)
26. The right-of-way for Plymouth Crossing shall extend to the eastern edge of tract 1 of COS
18395.
27. The following design standards and conditions are required for the trail crossing north of the
PUD site:
A. An at grade trail crossing shall be designed to AASHTO guidelines for trail path
design and construction as well as the Americans with Disabilities Act Access
Guidelines. Access ramps shall include detectable warning strips.
B. Signs shall be placed in the right-of-way both north and south of the trail informing
vehicles of the upcoming trail crossing and narrowed street width.
C. Manually activated flashing lights warning vehicles of pedestrians or bicyclists
crossing the street shall be located on both the east and west sides of the street.
D. The street design shall utilize lane narrowing and reduce the vehicle travel surface
width down to 22 feet.
E. The trail crossing at the street shall include stamped colored concrete the width of the
trail.
The trail crossing designs shall be reviewed and approved by the Montana Department of
Transportation (MDT), Flathead County and City of Kalispell prior to construction.
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Note: To construct the recommended improvements the developer may be required to work
outside of an existing 200 foot wide easement the developer currently has for the street
crossing. If this is the case, the developer will need to acquire authority to work outside of
the 200 foot easement from Flathead County and MDT.
28. The developer shall provide a plan for construction crossing and temporary trail closure for
the city, county and MDT to review and approve. The plan will need to include the
following:
A. Timeframes of when construction equipment will be crossing the trail and when and
for how long the trail is expected to be closed for the street construction at any given
time as well as a trail relocation program
B. Signs and sign locations notifying trail users of construction equipment crossing the
trail and temporary closure of the trail
C. A maintenance plan for the trail to address damage and dirt/debris removal caused by
equipment crossing the trail
D. Bonding provisions to address damage and clean up of the trail and provide for funds
to finish the trail reconstruction at the street crossing
This plan shall be approved prior to final plat approval of phase 1.
29. The power, phone, natural gas and cable television lines shall be located within the alley
right-of-way. Where an alley is not adjacent to the lot the power, phone, natural gas and
cable television lines shall be located within a separate 10-foot easement outside of the road
right-of-way easement.
30 That a minimum of two-thirds of the necessary infrastructure for this subdivision shall be
completed prior to final plat submittal for each phase. The minimum of two-thirds of the
necessary infrastructure shall include the extension of water and sewer mains to the site and
the necessary improvements to transport effluent back to the city sewage treatment plant.
31 The final plats for the Willow Creek subdivision shall be filed consecutively from phase 1
through phase 8. The first phase shall be filed within three years of approval of the effective
date of this PUD. Each successive phase shall be filed within two years of final plat approval
of the previous phase.
32 That a development agreement be drafted by the Kalispell City Attorney between the City of
Kalispell and the developer outlining and formalizing the terms, conditions and provisions of
approval. The final plan as approved, together with the conditions and restrictions imposed,
shall constitute the Planned Unit Development (PUD) zoning for the site that shall be
completed and accepted by the city prior to final plat approval of phase 1.
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33. The bike/pedestrian trail will continue on the north side of the Willow Creek development,
cross under the street in a box culvert and then proceed north back to the original trail.
SECTION III. The balance of Section 27.02.010, Official Zoning Map, City of Kalispell
Zoning Ordinance not amended hereby shall remain in full force and effect.
SECTION IV. This Ordinance shall take effect from and after 30 days of its passage by
the City Council.
PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF THE
CITY OF KALISPELL, MONTANA, THIS jqTH DAY OF JULY, 2010.
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i
DESCRIPTION: TRACTS 6 -12 C.O.S. 18086 (KA-07-03)
SEVEN TRACTS OF LAND, SITUATED, LYING AND BEING IN THE
NORTHEAST QUARTER, IN THE EAST HALF OF THE NORTHWEST QUARTER
and IN THE NORTH HALF OF THE SOUTH HALF OF SECTION 13, TOWNSHIP 28
NORTH, RANGE 22 WEST, P.M.,M., FLATHEAD COUNTY, MONTANA, AND
MORE PARTICULARLY DESCRIBED AS FOLLOWS TO WIT:
BEGINNING at the southwest corner of the Southeast Quarter of the Northwest Quarter
of Section 13, Township 28 North, Range 22 'West, P.M.,M., Flathead County, Montana
which is a found iron pin; Thence along the west boundary of said SE1/4NW1/4
NO 1 023' 11 "E 113.67 feet to the approximate centerline of Ashley Creek; Thence along
said centerline the following forty-seven (47) courses: S80105'06"E 171.35 feet;
S62032'54"E 71.38 feet; N78002'43"E 47.67 feet; N43037'57"E 37.60 feet;
N36055'34"W 109.85 feet; N70°34'00"W 79.56 feet; N43°21'40"W 41.65 feet;
N06010'51"W 4892 feet; N80°03'00"E 93.85 feet; N27119'3I"E 85.09 feet;
N80016'11"E 40.93 feet; S40"53'57"E 108.50 feet; S84°32'52"E 58.99 feet;
N51011'26"E 163.69 feet; N69°24'28"E 243.84 feet; N23010'14"E 69.84 feet;
N56050'16"W 73.43 feet; 878052'33"W 62.38 feet; N84047'04"W 117.18 feet;
N35051'01"W 67.06 feet; NORTH 100.11 feet; N32°08'53"E 62.54 feet; N57015'18"E
139.16 feet; N06146'10"E 41.80 feet; N33019'40"W 120.19 feet; N2500414611W 302.52
feet; N15°20'09"W 89.41 feet; N30°07'31"E 31.48 feet; N82018'53"E 171.13 feet;
S88054'04"E 299.25 feet; S50037'19"E 126.73 feet; S62°38'27"E 139.54 feet;
S48016'12"E 145.20 feet; S59011'05"E 83.07 feet; S31°42'40"E 90.66 feet;
N81056'26"E 23.44 feet; N38033'03"E 91.97 feet; S840331161-'E 42.63 feet;
S21054'48"E 139.19 feet; S36003'50"E 177.44 feet; S6905315911E 86.77 feet;
S48008'52"E 14096 feet; S57133'33"E 197.73 feet; S84001'20"E 53.40 feet;
N48030'21"E 76.31 feet; N17142'51"E 356.28 feet; N80°15'38"E 30.92 feet to the
westerly R/W of the Proposed Highway by-pass; Thence leaving said centerline and
along said R/W S25123'01"E 72.19 feet, Thence S37003'03"E 292.85 feet to a found
iron pin; Thence S 14°29'29"E 1591.33 feet to a found iron pin; Thence S22153' 11 "E
189.98 feet to a found iron pin, which is on a 1500.14 foot radius curve, concave
northwesterly (radial bearing N28133'39"W); Thence southwesterly along said curve
through a central angle of 050 18' 18" an are length of 138.90 feet to a found iron pin;
Thence S52044' 16"W 50.92 feet to a found iron pin and the P.C. of a 1513.27 foot radius
curve, concave northwesterly (radial bearing N21°23'06"W); Thence southwesterly
along said curve through a central angle of 10°24'24" an are length of 274.86 feet to a
found iron pin; Thence S60°52'44"W 69.26 feet to a found iron pin and the P.C. of a
1536.25 foot radius curve, concave northwesterly (radial bearing N08°31'22"W); Thence
southwesterly along said curve through a central angle of 05156'38" an arc length of
159.37 feet to a found iron pin; Thence S88°47'44"W 112.46 feet to a found iron pin;
Thence S75°47'04"W 94.61 feet to a found iron pin on the northerly R/W of Foys Lake
Road; Thence leaving said by-pass R/W and along said Foys Lake Road R/W
S89035'22"W 2810.48 feet to a found iron pin on the centerline, of a 60 foot private road
and utility easement; Thence leaving said R/W and along said centerline N00024' 14"E
1258.55 feet to a found iron pin; Thence leaving said centerline N88052'46"E 282.93 feet
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to the point of beginning and containing 138.940 ACRES; Subject to and together with a
60 foot private roads and utility easements; Subject to and together with all appurtenant
easements of record.
DESCRIPTION: A PORTION OF TRACT 3 OF C.O.S. 18086 (KA-07-13)
A PORTION OF TWO TRACTS OF LAND, SITUATED, LYING AND BEING IN
THE NORTHEAST QUARTER, IN THE EAST HALF OF THE NORTHWEST
QUARTER and IN THE NORTH HALF OF THE SOUTH HALF OF SECTION 13,
TOWNSHIP 28 NORTH, RANGE 22 WEST, P.M.,M., FLATHEAD COUNTY,
MONTANA, AND MORE PARTICULARLY DESCRIBED AS FOLLOWS TO WIT:
Commencing at the northeast comer of the Northwest Quarter of the Southwest Quarter
of Section 13, Township 28 North, Range 22 West, P.M.,M., Flathead County, Montana,
which is a found iron pin; Thence along the north boundary of said NW1/4SW1/4
S88052'46"W 282.93 feet to a found iron pin on the centerline of a 60 foot private road
and utility easement, Thence along said centerline S00°24'14"W 1258.55 feet to a found
iron pin on the northerly R/W of Foys Lake Road; Thence leaving said centerline and
along said R/W N89135'22"E 2810.48 feet to a found iron pin on the northerly and
westerly R/W of the Proposed Highway by-pass and THE TRUE POINT OF
BEGINNING OF TIM TRACT OF LAND HEREIN DESCRIBED: Thence leaving said
Foys Lake Road R/W and along said by-pass R/W N75°47'04"E 94.61 feet to a found
iron pin; Thence N88°47'44"E 112.46 feet to a found iron pin and the. P.C. of a 1536.25
foot radius curve, concave northwesterly (radial bearing NO2°34'44"W); Thence
northeasterly along said curve through a central angle of 05°56'38" an are length of
159.37 feet to a found iron pin; Thence N6015244"E 69.26 feet to a found iron pin and
the P.C. of a 1513.27 foot radius curve, concave northwesterly (radial bearing
N10°58'42"W); Thence northeasterly along said curve through a central angle of
10°24'24' an are length of 274.86 feet to a found iron pin; Thence N52°44' 16"E 50.92
feet to a found iron pin and the P.C. of a 1500.14 foot radius curve, concave
northwesterly (radial bearing N23115'21 "W); Thence northeasterly along said curve
through a central angle of 05°18'18" an are length of 138.90 feet to a found iron pin;
Thence N22°53' 11"W 189.98 feet to a found iron pin; Thence N14029' 29"W 1591.33
feet to a found iron pin; Thence N37°03'03"W 292.85 feet; Thence N25°23'01 "W 72.19
feet to the approximate centerline of Ashley Creek; Thence along said centerline the
following eighteen (18) courses: N80°15'39" E 19.89 feet; S26034'33"E 53.14 feet;
S72°44' 18"E 97.23 feet; S82141'58"E 350.50 feet; S72051'01."E 95.70 feet;
S22003'11"E 78.74 feet; S57°23'38"E 148.56 feet; S28003'48"E 160.49 feet;
S23048'18"W 45.45 feet; S67°56'56"W 142.17 feet; S08033'19"W 53.79 feet;
S36012'49"E 132.46 feet; S55054'08"E 92.74 feet; Thence S10004'14"E 57.11 feet;
S08028'49"W 155.36 feet; S17059' 19"E 65.38 feet; S4702113111E 282.49 feet;
S27029'40"E 147.23 feet to the westerly R/W of Burlington Northern Railroad; Thence
leaving said centerline and along said R/W S 1 v"°38'34"E 390.95 feet to a found iron PI-11
on the northerly R/W- ofgoys Lake Road; Thence leaving said railroad R/W and along
said Foys Lake Road RIW S27°37'51"W 21.96 feet to a found iron pin; Thence
N55029'31"W 11.84 feet to a found concrete monument; Thence S32°53'35"W 24.55
Page: 12 of 12
Page: 12 of 12
Fees: $84.00
Paula Robinson, Flathead County MT by NC 7/26/2010 10:41 AM
feet to a found iron pin and the P.C. of a 1086.00 foot radius curve, concave
northwesterly (radial bearing N56027'34"W); Thence southwesterly along said curve
through a central angle of 44°35' 12" an are length of 845.11 feet to found concrete
monument; Thence S64102'40"W 38.75 feet to a found concrete monument and the P.C.
of a 1096.00 foot radius curve, concave northwesterly (radial bearing N09°43'38"W);
Thence southwesterly along said curve through a central angle of 09130'42" an are length
of 181.94 feet to a found concrete monument; Thence 989135'22"W 399.59 feet to the
point of beginning and containing 23.386 ACRES; Subject to and together with all
appurtenant easements of record.