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Staff Report/Final PlatREPORT TO: FROM: SUBJECT: City of Kalispell Planning Department 17 - 2°d Street Fast, Suite 211, Kalispell, Montana 59901 Telephone: (406) 751-1850 Fax: (406) 751-1858 Website: kalispellplanning.com Kalispell Mayor and City Council Sean Conrad, Senior Planner James H. Patrick, City Manager Final Plat Approval for Torgerson Addition No. 370 MEETING DATE; April 3, 2006 BACKGROUND: This is a residential subdivision that creates two lots. The proposed sublots are located in a residential neighborhood with existing water and sewer services available within the 7+h Avenue West road right-of-way. The property is located at 1505 Western Drive but has frontage on both Western Drive and 7th Avenue West. The property is 24,829 square feet in size and is located in the SE 1/4 of Section 18, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana. The property is zoned R-4, Two Family Residential. This zoning district has a minimum lot width requirement of 50 feet and a minimum lot size requirement of 6,000 square feet. The proposed lots meet the minimum lot size and lot width. Our office waived- the preliminary plat on November 23, 2005 subject to four conditions because it has been found that the subdivision can meet the criteria for preliminary plat approval waiver criteria as outlined in Section 2.06 of the Kalispell Subdivision Regulations. Findings of fact for approval of the plat are found in attached staff report KWP-06-4 which review the conditions of approval and how they have been met. RECOMMENDATION: A motion to adopt the findings of fact in staff report KWP- 06-4 and approval of the resolution for the final plat would be in order. FISCAL EFFECTS: Potentially minor positive effects. ALTERNATIVES: � As suggested by the city council. Final Plat for the Torgerson Addition No. 370 March 27, 2006 Page 2 Respectfully su itted, Sean Conrad C James H. Patrick Senior Planner '',,City Manager Report compiled: March 27, 2006 c: Theresa White, Kalispell City Clerk Attachments: Transmittal letter and application Staff report KWP-06-4 Plats H:\FRDO\Reports\KWP\2006\KWP06-4 MEMO.DOC 2 .� �• ��'Blum .I WHEREAS, Randolph and Linda Torgerson, the owners of certain real property described above, has petitioned for approval of the final Subdivision Plat of said property, and WHEREAS, preliminary plat approval for this minor subdivision was waived on November 23, 2005, by the Kalispell Planning Department according to Section 2.06 of the Kalispell Subdivision Regulations subject to four (4) conditions, all of which have been met, and WHEREAS, the proposed subdivision plat of said property is subject to the provisions of Section 2.06 (Preliminary Plat Process -Minor Subdivision -Preliminary Plat Waiver), Subdivision Regulations of the City of Kalispell, and WHEREAS, the Kalispell Planning Department has reviewed the proposed subdivision and made a report (KWP-06-4) to the City Council of the City of Kalispell, said report considering the criteria set forth in Section 76-3-608 MCA, and recommends final plat approval of said subdivision. NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF KALISPELL, MONTANA AS FOLLOWS: SECTION I. That the Findings of Fact contained in Kalispell Planning Department Report #KWP-06-4 are hereby adopted as the Findings of Fact of the City Council. SECTION II. That the application of Randolph and Linda Torgerson for final plat approval of Torgerson Addition No. 370 in Section 18, Flathead County, Montana, is hereby approved. SECTION III. The classification of said premises under the Kalispell Zoning Ordinance shall not be changed by the action. SECTION IV. That 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 be a subdivision of the City of Kalispell. PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF KALISPELL AND SIGNED BY THE MAYOR THIS 3RD DAY OF APRIL, 2006. ATTEST: Theresa White City Clerk Pamela B. Kennedy Mayor City of Kalispell Planning Department 17 - 2ad Street East, Suite 211, Kalispell, Montana 59901 Telephone: (406) 751-1850 Fax: (406) 751-1858 Website: kalispellplanning.com March 27, 2006 James H. Patrick, City Manager City of Kalispell P.O. Box 1997 Kalispell, MT 59903 RE: Final Plat Approval for the Torgerson Addition No. 370 Dear Mr. Patrick: Our office has received an application for final plat approval from Montana Mapping Associates on behalf of Randolph and Linda Torgerson for a residential subdivision that contains two lots. The property is located at 1505 Western Drive but has frontage on both Western Drive and 7+h Avenue West. The property is 24,829 square feet in size and is located in the SE 1/4 of Section 18, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana. The property is zoned R-4, Two Family Residential. This zoning district has a minimum lot width requirement of 50 feet and a minimum lot size requirement of 6,000 square feet. The proposed lots meet the minimum lot size and lot width. Our office waived the preliminary plat on November 23, 2005 subject to four conditions because it has been found that the subdivision can meet the criteria for preliminary plat approval waiver criteria as outlined in Section 2.06 of the Kalispell Subdivision Regulations. Specifically, it can be found that the following conditions exist: 1. The plat contains five or fewer lots. 2. There is no public dedication of streets or public or private parkland. 3. All lots have legal and physical access conforming to the subdivision regulations. 4. Each lot has a suitable building site and there are no environmental hazards present. 5. Public sewer and water are adequate and in place. 6. The subdivision complies with the subdivision regulations and current zoning regulations. Final Plat for the Torgerson Addition No. 370 March 27, 2006 Page 2 7. No significant effects are anticipated on agriculture and agricultural water user facilities, local services, the natural environment, wildlife and wildlife habitat and the public health and safety. The Kalispell City Council will need to adopt findings of fact for approval found in attached staff report KWP-06-4 concurrent with the final plat approval. The following is a list of the conditions of approval and a discussion of how they have been met. Condition No. 1. That the final plat is in substantial compliance with the preliminary plat that was waived. ® This condition has been met. The lots in the subdivision comply substantially with the preliminary plat that was waived. Condition No. 2. That a note be placed on the face of the final plat that waives protest to the creation of a special improvement district for the future upgrade of streets in the area to City standards. ® This condition has been met. The required note has been placed on the face of the plat and will be recorded with the plat. Condition No. 3. A municipal facilities exemption be obtained from the Montana Department of Environmental Quality and a letter from the Kalispell Public Works Department stating that municipal water and sewer are available and will be provided to both lots. ® This condition has been met. See attached letter dated December 7, 2005 from the Montana Department of Environmental Quality certifying the subdivision will be connected to municipal facilities. A municipal facilities exclusion checklist was filled out by the Assistant City Engineer and dated November 16, 2005. The checklist states that water and sewer are available and will be provided to both lots. Condition No. 4. This waiver of preliminary plat approval is valid for three years and shall expire on November 23, 2008. ® This condition has been met. The final plat was submitted prior to expiration of the waiver. Final Plat for the Torgerson Addition No. 370 March 27, 2006 Page 3 The final plat is in substantial compliance with the preliminary plat which was reviewed and approved. This subdivision plat has been found to be in compliance with the State and City Subdivision Regulations. This subdivision has been found to be in compliance with the Kalispell Zoning Ordinance and the R-4, Two Family Residential, zoning designation assigned to the property. All of the conditions of preliminary plat approval have been adequately addressed. The staff recommends that the Kalispell City Council adopt the attached staff report KWP-06-4 as findings of fact and approve the final plat for the subdivision. Please schedule this matter for the next regular city council meeting of April 3, 2006. You may call me at (406) 751-1852 if you have any questions regarding this subdivision. Sincerely, Sean Conrad Senior Planner SC Attachments: Vicinity map 2 reproducible Mylar 1 paper copy 11 x 17 reduced copy Staff Report KWP-06-4 Final plat application Letter from Planning Department for pre plat waiver dated 11/23/05 DEQ approval #E.Q. #06-1945 dated 12/7/05 Municipal Facilities Exclusion Checklist dated 11 / 16 / 05 Treasurers Certification dated 3 / 23 / 06 3 Final Plat for the Torgerson Addition No. 370 March 27, 2006 Page 4 Title Report # G-2222-22692 from Stewart Title Insurance Company dated 2/23/06 Consent to Plat from Whitefish Credit Union dated 3 / 1 / 06 c w/attachments: Theresa White, Kalispell City Clerk c w/o attachments: Montana Mapping Associates, 1405 Hwy 2 West, Kalispell, MT 59901 Randolph and Linda Torgerson, 669 Foys Lake Drive, Kalispell, MT 59901 H:\FRDO\Reports\KWP\2006\KWP06-4 ltr. DOC W I # I REPORTSTAFF > i' • REVIEW AND FINDINGS •1 FACT MARCH 27, 11• This is a report to the Kalispell City Council for findings of fact for a two lot residential subdivision. Preliminary plat approval for this minor subdivision was waived on November 23, 2005 based on 4 conditions. BACKGROUND: The property proposed to be subdivided was annexed into the City and zoned R-4 (Two Family Residential) by the City Council on November 7, 2005. The proposed subdivision is a residential subdivision that creates two lots. The proposed lots are located in a residential neighborhood with existing water and sewer services available within the 7th Avenue West road right-of-way. A. Applicant: Randolph and Linda Torgerson 669 Foys Lake Drive Kalispell MT 59901 TechnicalAssistance: Montana Mapping Associates 1405 Highway 2 West Kalispell, MT 59901 (406) 752-3539 B. Location: The property is located at 1505 Western Drive but has frontage on both Western Drive and 7th Avenue West. The property is 24,829 square feet in size and is located in the SE 1/4 of Section 18, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana. C. Size: Total area: 24,829 square feet Lot 1: 9,583 square feet Lot 2: 15,246 square feet D. Existing and Adjacent Land Uses: The property is currently developed with a house and detached garage. The area is a mix of single family dwellings, two unit townhouses and some older mobile homes that have been transitioning out. Surrounding zoning districts include City R-4 zoning to the north, south and east of the property. Properties located to the west of the project site are zoned County R-1 (Suburban Residential). E. Zoning: The property is zoned R-4, Two Family Residential. This zoning district has a minimum lot width requirement of 50 feet and a minimum lot size requirement of 6,000 square feet. The proposed lots meet the minimum lot size and lot width. 1 F. Relation to Growth Policy: The property is designated as Urban Residential in the Kalispell Growth Policy 2020. The existing R-4 zoning is consistent with the Urban Residential land use designation. G. Utilities: Water and Sewer: Electricity: Telephone: Gas: School: Police: Fire Protection: City of Kalispell Flathead Electric Coop CenturyTel Northwest Energy School District #5, Kalispell City of Kalispell City of Kalispell This application is reviewed as a minor subdivision in accordance with statutory criteria and the Kalispell Subdivision Regulations. Fire: The area is anticipated to be at low risk from wildfire due to the urban location, lack of woody fuel and good access to the site. The proposed subdivision is not expected to significantly impact the service provided by the district. Fire hydrants are located at the northeast corner of the intersection of 7th Ave West and Sunnyside Drive and at the northwest corner of the intersection of Sunnyside Drive and Western Drive. Flooding: According to the FIRM (Flood Insurance Rate Map) Map, Community Panel Number 300023-1815D revised September 30, 1992, this area is not located in the 100 year floodplain. Roads: Access to proposed lot 1 is provided by 7+h Avenue West, a City maintained road. Access to proposed lot 2 is provided by Western Drive, a privately maintained roadway. B. Effects on Wildlife and Wildlife Habitat: The subdivision is not mapped in big game habitat winter range and does not provide habitat to significant wildlife other than some birds and small animals. C. Effects on the Natural Environment: The subdivision will be served by City of Kalispell water and sewer minimizing impacts to groundwater. Any impacts on the natural environment related to this subdivision will be insignificant. POJ Sewer and Water: There are existing water and sewer lines located within the 7th Ave West road right-of-way. Stormwater management: Stormwater management will be reviewed upon further development of each of the proposed lots through the site plan review process. Roads: As mentioned previously, access to the site is provided by 7+h Ave. West and Western Drive. Seventh Avenue West is approximately 24 to 28 feet wide and does not have a curb or sidewalks in the area of this subdivision. Western Drive is approximately 24 feet wide with no curbs or sidewalks. Due to the substandard nature of the streets, a condition has been added to require the owners of lots 1 and 2 to waive their right to protest the creation of an SID to improve 7+h Ave. West and Western Drive at some point in the future. The proposed lots have the potential to be developed with either a duplex or single family dwelling, however, additional traffic impacts generated by future development to the roadways in the area will be minimal. Schools: This subdivision is within the boundaries of School District #5. There will be minimal impacts to the school districts with an anticipated 1 additional school aged child that might be added to the district's enrollment as a result of this subdivision. Parks: This subdivision is not subject to the parkland dedication requirements because it is a minor subdivision as outlined in the Kalispell Subdivision Regulations and as under State Statute. Police Protection: This development will be served by the Kalispell Police Department. According to the Kalispell Police Department, they will be able to adequately serve this area. Fire Protection: This development will be served by the Kalispell Fire Department. The subdivision will not create additional impacts to fire service. Refuse Disposal: The subdivision will be served by a private hauler for solid waste disposal as provided for under the state statutes that addresses solid waste provisions. Adequate space at the County landfill is available for the solid waste which will be generated by the subdivision. Medical Services: Kalispell Regional Medical Center is approximately two miles from the site. Ambulance services are available to serve this subdivision and access is good. 3 E. Effects onAgriculture: This subdivision is in the urban area of Kalispell and the area has been developed to an urban density. This property has not been used for agricultural purposes in the past and future residential development will have no effect on agricultural activities in the Valley. F. Compliance with the Kalispell Subdivision Regulations: This subdivision complies with the Kalispell Subdivision Regulations. Preliminary plat was waived because it meets the waiver criteria provided for under Section 2.06 of the regulations which include the following: (1) the plat contains five or fewer lots, (2) there is no public dedication of streets or public or private parkland, (3) all lots have legal and physical access conforming to these regulations, (4) each lot has a suitable building site and there are no environmental hazards present, (5) municipal water and sewer are adequate and in place, (6) the subdivision complies with these regulations and zoning regulations, (7) there are no significant effects anticipated on agriculture and agricultural water user facilities, local services, the natural environmental wildlife and wildlife habitat and the public health and safety. This subdivision is in substantial compliance with the Kalispell Subdivision Regulations. Compliance with the Kalispell Zoning Ordinance: This subdivision complies with the minimum lot size and lot width requirements of the R-4, Two Family Residential, zoning district. Each lot meets the minimum lot size requirement for the current and proposed uses on the property. Staff recommends that the Kalispell City Council adopt Staff Report KWP-06-4 as findings -of -fact for the proposed subdivision and approve the final plat. SC H:\FRDO\Reports\KWP\2006\KWP06-4 Torgerson Add..DOC G; Project /Subdivision Name: Contact Person: Address: 4w, PhoneNo.: City of Kalispell Planning Department 17 - 2nd Street East, Suite 211, Kalispell, Montana 59901 Telephone: (406) 751-1850 Fax: (406) 751-1858 FINAL PLAT APPLICATION Owner & Mailing Address: Date of Preliminary Plat Approval:dQc c 02L c)J P(Plitninaicl Pitt —f— t`11 oo- "jok. J3,3005 Type of Subdivision: Residential ✓ Industrial Commercial PUD Other Total Number of Lots in Subdivision Land in Project (acres) Parkland (acres) A-)1 Cash -in -Lieu $/0/A Exempt A7A_ No. of Lots by Type: Single Family y"' Townhouse Duplex Commercial Condominium Apartment Industrial Multi -Family Mobile Home Park Recreational Vehicle Park Planned Unit Development Other Legal Description of the Property 102e °0<p n f Z110 - 2 SL& o� 10+6 o� t)AS4err'] Ac(,-S S ems, can i `6 , `C'oL,�,r)sk , d N , j zA oe ,-i-. c, : , PA 4n FlCA'eaA cl�a'_(014 FILING FEE ATTACHED $300 C�o Minor Subdivision with approved preliminary plat $400 + $100/lot Major Subdivision with approved preliminary plat $650 + $100/lot -4Subdivisions with Waiver of Preliminary Plat *$600 + $100/lot Subdivision Improvements Agreement $ 50 Attached Not Applicable (_MUST CHECK ONE) Health Department Certification (Original) Title Report (Original, not more than 90 days old) Tax Certification (Property taxes must be paid) Consent(s) to Plat (Originals and notarized) Subdivision Improvements Agreement (Attach collateral) Parkland Cash -in -Lieu (Check attached) �✓ Maintenance Agreement Plats: 1 opaque OR 2 mylars 1 mylar copy 1 signed blueline 4 bluelines 4 bluelines, unsigned 1IX17 Copy 11X17 Copy **The plat must be signed by all owners of record, the surveyor and the examining land surveyor. Attach a letter, which lists each condition of preliminary plat approval, and individually state how each condition has specifically been met. In cases where documentation is required, such as an engineer's certification, State Department of Health certification, etc., original letters shall be submitted. Blanket statements stating, for example, "all improvements are in place" are not acceptable. A complete final plat application must be submitted no less than 60 days prior to expiration date of the preliminary plat. When all application materials are submitted to the Tri-City Planning Office, and the staff finds the application is complete, the staff will submit a report to the governing body. The governing body must act within 30 days of receipt of the revised preliminary plat application and staff report. Incomplete submittals will not be accepted and will not be forwarded to the governing body for approval. Changes to the approved preliminary plat may necessitate reconsideration by the planning board. I certify that all information submitted is true, accurate and complete. I understand that incomplete information will not be accepted and that false information will delay the application and may invalidate any approval. The signing of this application signifies approval for Tri-City Planning staff to be present on the property for routine monitoring and inspection during the approval and development process. **NOTE.- Please be advised that the County Clerk & Recorder requests that all subdivision final plat applications be accompanied with a digital copy. Ova; s)-Si r Date **A digital copy of thd final plat in a Drawing Interchange File (DXF) format or an AutoCAD file format, consisting of the following layers: 1. Exterior boundary of subdivision 2. Lot or park boundaries 3. Easements 4. Roads or rights -of -way 5. A tie to either an existing subdivision corner or a corner of the public land survey system As approved by the TCPB, Effective 3/ 15/04 2 City of Kalispell Planning Department 17 Second Street East, Suite 211 Kalispell, Montana 59901 Telephone: (406) 751-1850 Fax: (406) 751-1858 Website: kalispellplanning.com November 23, 2005 Montana Mapping Associates 1405 Hwy 2 West Kalispell, MT 59901 Re: Waiver of Preliminary Plat Approval - Torgerson Addition No. 370 Dear Rick: This letter is in response to your request for waiver of preliminary plat for a two lot residential subdivision located on the north side of Sunnyside Drive and west of 7+h Ave West in Kalispell. The property contains approximately 0.57 of an acre. The property currently has an existing single family residence and detached garages that will be retained on proposed Lot 2 and proposed Lot 1 is undeveloped. The property was recently annexed into the city with an initial zoning designation of R-4, Two Family, residential which has a minimum lot width of 50 feet and a minimum lot size of 6,000 square feet. The proposed lots comply with the R-4 zoning. The property can be described as Lot 6 of Western Acres in Section 18, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana. Our office can find that the proposed subdivision meets the preliminary plat waiver criteria as provided for under Section 2.06 of the Kalispell Subdivision Regulations. Specifically it meets the following criteria: (1) the subdivision contains five or fewer lots, (2) there is no dedication of streets or public or private parkland, (3) that the lots have legal and physical access conforming to the subdivision regulations, (4) each lot has a suitable building site and there are no environmental hazards present; (5) municipal sewer and water are adequate and in place; (6) that the subdivision complies with the subdivision and current zoning regulations, and (7) that there will be no significant impact on agriculture, agricultural water users, local services or the natural environment. Due to the relatively minor impacts that this subdivision poses, this office grants preliminary plat approval subject to the following conditions: 1. That the final plat is in substantial compliance with the preliminary plat that was waived. 2. That a note be place on the face of the final plat that waives protest to the creation of a special improvement district for the future upgrade of streets in the area to City standards. Torgerson Addition No. 370 Pre -Plat Waiver November 23, 2005 Page 2 3. A municipal facilities exemption be obtained from the Montana Department of Environmental Quality and a letter from the Kalispell Public Works Department stating that municipal water and sewer service are available and will be provided to both lots. 4. This waiver of preliminary plat approval is valid for three years and will expire on November 23, 2008. Waiver of preliminary plat approval does not constitute approval of the subdivision. Please note that prior to final plat approval all requirements must be met per Chapters 2 and 3 of the Kalispell Subdivision Regulations. If you have any questions regarding this matter, please call Narda Wilson, Senior Planner, at this office. Sincerely, Thomas R. Jentz Planning Director LETTERS \ WAIVEPP\ 05 \TORGERSON. DOC Montana Department EWRONMENTALQUALITY P.O. Box 200901 - Montana Mapping Associates Rick Breckenridge 1405 Hwy 2 W Kalispell MT 59901 Dear Mr Breckenridge: Brian Schweitzer, Governor Helena, MT 59620-0901 - (406) 444-2544 - www.deq.mt.gov December 7, 2005 RE: Torgerson Addition No 370 Amended Plat of Lot 6 of Western Acres Municipal Facilities Exclusion EQ#06-1945 City of Kalispell Flathead County This is to certify that the information and fees received by the Department of Environmental Quality relating to this subdivision are in compliance with 76-4-127, MCA and ARM 17.36.602. Under 76-4-125(2)(d), MCA, this subdivision is not subject to review, and the plat can be filed with the county clerk and recorder. Plans and specifications must be submitted when extensions of municipal facilities for the supply of water or disposal of sewage are proposed 176-4-111 (3), MCA}. Construction of water or sewer extensions prior to DEQ, Public Water Supply Section's approval is prohibited, and is subject to penalty as prescribed in Title 75, Chapter 6 and Title 76, Chapter 4. Sincerely, anet Skaarland Compliance Specialist Subdivision Section (406) 444-1801 — email jskaarland�umt.gov cc: City Engineer County Sanitarian file Enforcement Division - Permitting & Compliance Division • Planning, Prevention & Assistance Division - Remediation Division MUNICIPAL FACILITIES EXCLUSION CHECKLIST (Formerly Master Plan Exclusion) Below please find the information required under §76-4-12, MCA, regarding a municipal facilities exclusion for this subdivision within a growth policy area or first-class or second-class municipality. Use of this checklist is only appropriate when the municipality is providing the water and sewer main service and when the municipality engineering staff is reviewing the plans and specifications prior to approval. 1. Name of subdivision e �leee5 2. Applicant: Name ��G� i't WA o G e.- S o-YI Address Foc4 S LQ Kp— 7) r 3. Engineer: Name '45�Y/< //Vee1'/nS Address Z 30 Z-- wwy Z /- .S16'ry F 4. Copy of the preliminary or final plat: Attached Number of parcels in the subdivision 5. A copy of any applicable zoning ordinances in effect: Attached Not applicable 6. How construction of the sewage disposal and/water supply systems or extensions will be financed (method of financing) / V Ti n 4 1? e 7. Certification that the subdivision is: (Check one) Within a jurisdictional area that has adopted a growth policy /Within a first-class municipality Within a second-class municipality 8. Copy of growth policy: Attached On file Not applicable 9. Location of the subdivision to the city or town, vicinity map attached: Yeses No 10. Will the owner of the municipal facilities own, operate, and maintain the water supply, sewage disposal, solid waste, and storm water facilities? Yes No 11. All water and sewer mains or extensions as defined in §76-4-102, MCA, (a main or extension is any line that serves more than one building or living unit) will be under the control and maintenance of the certifying municipality? Yes 4---No 12. Will the existing water main(s) need to be extended to serve the subdivision? Yes No 13. Will the existing sewer main(s) need to be extended to serve the subdivision? Yes No 14. Exclusion Checklist review fee ( $75) included: Yes r/— No 15. I certify that adequate municipal facilities for the supply of water and disposal of sewage and solid waste are available or will be provided within one (1) year after notice of certification is issued, and I certify that the governing body has reviewed and approved plans to ensure adequate stone water drainage. I further certify that I am authorized to sig this r. on behalf of the governing body. Name re.—rI L-1— e,( Signature (Please print legibly) Department 11(L164c. ark3 Please sign and send with the $75 review fee to: Title Zip Code 5��®+� PhoneZ-7TZ�— MONTANA DEPARTMENT OF ENVIRONMENTAL QUALITY SUBDIVISION REVIEW SECTION, PERMITTNG & COMPLIANCE DIVISION PO Box 200901 HELENA MT 59620 Revised 12/03 Plat Room Flathead County, Montana 800 S. Main St. Kalispell, MT 59901 (406) 758-5510 This Form is for Subdivisions & Condominiums Only BY. MT MAPPING FOR: TORGERSON DATE: 1/5/06 DESCP: TORGERSON ADD NO 370 PURPOSE: Sus (L6 of Western Acres in 18-28-21) I hereby certify that there are no outstanding taxes on the property assigned the assessor numbers listed above, for the years indicated for each assessor number. �4&-�11 MAR 2 a 06 -------------------------- Deputy Treasu-er (seal) Consent to Platting Pursuant to Section 76-3-612, MCA, the undersigned, Whitefish Credit Union, Beneficiary, as recorded April 5, 2005, Document No. 2005-095-13370, records of Flathead County, Montana, hereby consents to platting and dedication of land included in the plat of Torgerson Addition No. 370. IN WITH SS WHEREOF, aid party had caused his name to be subscribed thereto, on this day of 2006. e State of %{ ss. County of d�v i�Gf) On this _ day of , 2006, before met undersigned, a ptary Public for the State of G� personally appeared �A Yam_ 1 �1r5 known to me to be the person whose name is subscribed to this instrument, and acknowledged that they executed the same. In witness whereof, I have hereunto set my hand and affixed my notarial seal the day and year in this certificate first above written. 7�7"�A� &.--'- O tary Publi t e State of �,,) Residing `My commissio i expires on:�rr1P Guarantee — (CLTA Form) Rev. 6-6-92 SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE LIMITS OF LIABILITY AND OTHER PROVISIONS OF THE CONDITIONS AND STIPULATIONS HERETO ANNEXED AND MADE A PART OF THIS GUARANTEE, AND SUBJECT TO THE FURTHER EXCLUSION AND LIMITATION THAT NO GUARANTEE IS GIVEN NOR LIABILITY ASSUMED WITH RESPECT TO THE IDENTITY OF ANY PARTY NAMED OR REFERRED TO IN SCHEDULE A OR WITH RESPECT TO THE VALIDITY, LEGAL EFFECT OR PRIORITY OF ANY MATTER SHOWN THEREIN. ISSUED BY MAN ME= E-S----0ititq1eguaranty company a corporation, herein called the Company, the Assured named in Schedule A against actual monetary loss or damage not exceeding the liability amount stated in Schedule A which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. Dated: 2/23/2006 Chairman of the Board Countersigned: Authorized Countersignature Stewart Title of Flathead County, LLC 17 Main Street Kalispell, MT 59901 r -.title guaranty company President Rs. 19 0 8 sw.� Serial No. G-2222-22692 Page 1 of 3 - GUARANTEE—6/6/92 GUARANTEE CONDITIONS AND STIPULATIONS 1. Definition of Terms — The following terms when used in this Guarantee mean: (a) "the Assured": the party or parties named as the Assured in this Guarantee, or on a supplemental writing executed by the Company. (b) `land": the land described or referred to in Schedule (A)(C) or in Part 2, and improvements affixed thereto which by law constitute real property. The term "land" does not include any property beyond the lines of the area described or referred to in Schedule (A)(C) or in Part 2, nor any right, title, interest, estate or easement in abutting streets, roads, avenues, alleys, lanes, ways or waterways. (c) "mortgage": mortgage, deed of trust, trust deed, or other security instrument. (d) "public records": records established under state statutes at Date of Guarantee for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without knowledge. (e) "date": the effective date; 2. Exclusions from Coverage of this Guarantee — The Company assumes no liability for loss or damage by reason of the following: (a) Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. (b) (1) Unpatented mining claims; (2) reservations or exceptions in patents or in Acts authorizing the issuance thereof, (3) water rights, claims or title to water: whether or not the matters excluded by (1), (2) or (3) are shown by the public records. (c) Assurances to title to any property beyond the lines of the land expressly described in the description set forth in Schedule (A)(C) or in Part 2 of this Guarantee, or title to streets, roads, avenues, lanes, ways or waterways on which such land abuts, or the right to maintain therein vaults, tunnels, ramps or any other structure or improvement; or any rights or easements therein unless such property, rights or easements are expressly and specifically set forth in said description. (d) (1) Defects, liens, encumbrances, or adverse claims against the title, if assurances are provided as to such title, and as limited by such assurances. (2) Defects, liens, encumbrances, adverse claims or other matters (a) whether or not shown by the public records, and which are created, suffered, assumed or agreed to by one or more of the Assureds; (b) which result in no loss to the Assured; or (c) which do not result in the invalidity or potential invalidity of any judicial or non judicial proceeding which is within the scope and purpose of assurances provided. 3. Notice of Claims to be Given by Assured Claimant — An Assured shall notify the Company promptly in writing in case knowledge shall come to an Assured hereunder of any claim of title or interest which is adverse to the title to the estate or interest, as stated herein, and which might cause loss or damage for which the Company may be liable by virtue of this Guarantee. If prompt notice shall not be given to the Company, then all liability of the Company shall terminate with regard to the matter or matters for which prompt notice is required, provided, however, that failure to notify the Company shall in no case prejudice the rights of any Assured under this Guarantee unless the Company shall be prejudiced by the failure and then only to the extent of the prejudice. 4. No Duty to Defend or Prosecute — The Company shall have no duty to defend or prosecute any action or proceeding to which the Assured is a party, notwithstanding the nature of any allegation in such action or proceeding. 5. Company's Option to Defend or Prosecute Actions; Duty of Assured Claimant to Cooperate — Even though the Company has no duty to defend or prosecute as set forth in Paragraph 4 above: (a) The Company shall have the right, at its sole option and cost, to institute and prosecute any action or proceeding, interpose a defense, as limited in (b), or to do any other act which in its opinion may be necessary or desirable to establish the title to the estate or interest as stated herein, or to establish the lien rights of the Assured, or to prevent or reduce loss or damage to the Assured. The Company may take any appropriate action under the terns of this Guarantee, whether or not it shall be liable hereunder, and shall not thereby concede liability or waive any provision of this Guarantee. If the Company shall exercise its rights under this paragraph, it shall do so diligently. (b) If the Company elects to exercise its option as stated in Paragraph 5(a) the Company shall have the right to select counsel of its choice (subject to the right of such Assured to object for reasonable cause) to represent the Assured and shall not be liable for and will not pay the fees of any other counsel, nor will the Company pay any fees, costs or expenses incurred by an Assured in the defense of those causes of action which allege matters not covered by this Guarantee. (c) Whenever the Company shall have brought an action or interposed a defense as permitted by the provisions of this Guarantee, the Company may pursue any litigation to final determination by a court of competent jurisdiction and expressly reserves the right, in its sole discretion, to appeal from an adverse judgment or order. (d) In all cases where this Guarantee permits the Company to prosecute or provide for the defense of any action or proceeding, an Assured shall secure to the Company the right to so prosecute or provide for the defense of any action or proceeding, and all appeals therein, and permit the Company to use, at its option, the name of such Assured for this purpose. Whenever requested by the Company, an Assured, at the Company's expense, shall give the Company all reasonable aid in any action or proceeding, securing evidence, obtaining witnesses, prosecuting or defending the action or lawful act which in the opinion of the Company may be necessary or desirable to establish the title to the estate or interest as stated herein, or to establish the lien rights of the Assured. If the Company is prejudiced by the failure of the Assured to furnish the required cooperation, the Company's obligations to the Assured under the Guarantee shall terminate. 6. Proof of Loss or Damage — In addition to and after the notices required under Section 3 of these Conditions and Stipulations have been provided to the Company, a proof of loss or damage signed and sworn to by the Assured shall be furnished to the Company within ninety (90) days after the Assured shall ascertain the facts giving rise to the loss or damage. The proof of loss or damage shall describe the matters covered by this Guarantee which constitute the basis of loss or damage and shall state, to the extent possible, the basis of calculating the amount of the loss or damage. If the Company is prejudiced by the failure of the Assured to provide the required proof of loss or damage, the Company's obligation to such Assured under the Guarantee shall terminate. In addition, the Assured may reasonably be required to submit to examination under oath by any authorized representative of the Company and shall produce for examination, inspection and copying, at such reasonable times and places as may be designated by any authorized representative of the Company, all records, books, ledgers, checks, correspondence and memoranda, whether bearing a date before or after Date of Guarantee, which reasonably pertain to the loss or damage. Further, if requested by any authorized representative of the Company, the Assured shall grant permission, in writing, for any authorized representative of the Company to examine, inspect and copy all records, books, ledgers, checks, correspondence and memoranda in the custody or control of a third party, which reasonably pertain to the loss or damage. All information designated as confidential by the Assured provided to the Company pursuant to this Section shall not be disclosed to others unless, in the reasonable judgment of the Company, it is necessary in the administration of the claim. Failure of the Assured to submit for examination under oath, produce other reasonably requested infonnation or grant permission to secure reasonably necessary information from third parties as required in the above paragraph, unless prohibited by law or governmental regulation, shall terminate any liability of the Company under this Guarantee to the Assured for that claim. 7. Options to Pay or Otherwise Settle Claims; Termination of Liability — In case of a claim under this Guarantee, the Company shall have the following additional options: (a) To Pay or Tender Payment of the Amount of Liability or to Purchase the Indebtedness. Serial No.G-2222-22692 Page 2 of 3 - GUARANTEE 6/6/92 The Company shall have the option to pay or settle or compromise for or in the name of the Assured any claim which could result in loss to the Assured within the coverage of this Guarantee, or to pay the full amount of this Guarantee or, if this Guarantee is issued for the benefit of a holder of a mortgage or a lienholder, the Company shall have the option to purchase the indebtedness secured by said mortgage or said lien for the amount owing thereon, together with any costs, reasonable attorneys' fees and expenses incurred by the Assured claimant which were authorized by the Company up to the time of purchase. Such Purchase, payment or tender of payment of the full amount of the Guarantee shall terminate all liability of the Company hereunder. In the event after notice of claim has been given to the Company by the Assured the Company offers to purchase said indebtedness, the owner of the indebtedness shall transfer and assign said indebtedness, together with any collateral security, to the Company upon payment of the purchase price. Upon the exercise by the Company of the option provided for in Paragraph (a) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the payment required in that paragraph, shall tenminate, including any obligation to continue the defense or prosecution of any litigation for which the Company has exercised its option under Paragraph 5, and the Guarantee shall be surrendered to the Company for cancellation. (b) To Pay or Otherwise Settle With Parties Other Than the Assured or With the Assured Claimant. To Pay or otherwise settle with other parties for or in the name of an Assured claimant any claim assured against under this Guarantee, together with any costs, attorneys' fees and expenses incurred by the Assured claimant which were authorized by the Company up to the time of payment and which the Company is obligated to pay. Upon the exercise by the Company of the option provided for in Paragraph (b) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the payment required in that paragraph, shall terminate, including any obligation to continue the defense or prosecution of any litigation for which the Company has exercised its options under Paragraph 5. 8. Determination and Extent of Liability — This Guarantee is a contract of Indemnity against actual monetary loss or damage sustained or incurred by the Assured claimant who has suffered loss or damage by reason of reliance upon the assurances set forth in this Guarantee and only to the extent herein described, and subject to the exclusions stated in Paragraph 2. The liability of the Company under this Guarantee to the Assured shall not exceed the least of: (a) the amount of liability stated in Schedule A; (b) the amount of the unpaid principal indebtedness secured by the mortgage of an Assured mortgagee, as limited or provided under Section 7 of these Conditions and Stipulations or as reduced under Section 10 of these Conditions and Stipulations, at the time the loss or damage assured against by this Guarantee occurs, together with interest thereon; or (c) the difference between the value of the estate or interest covered hereby as sated herein and the value of the estate or interest subject to any defect, lien or encumbrance assured against by this Guarantee. 9. Limitation of Liability -- (a) If the Company establishes the title or removes the alleged defect, lien or encumbrance, or cures any other matter assured against by this Guarantee in a reasonably diligent manner by any method, including litigation and the completion of any appeals therefrom, it shall have fully performed its obligations with respect to that matter and shall not be liable for any loss or damage caused thereby. (b) in the event of any litigation by the Company or with the Company's consent, the Company shall have no liability for loss or damage until there has been a final determination by a court of competent jurisdiction, and disposition of all appeals therefrom, adverse to the title, as stated herein. (c) The Company shall not be liable for loss or damage to any Assured for liability voluntarily assumed by the Assured in settling any claim or suit without the prior written consent of the Company. 10. Reduction of Liability or Termination of Liability — All payments under this Guarantee, except payments made for costs, attorneys' fees and expenses pursuant to paragraph 5 shall reduce the amount of liability pro tanto. 11. Payment of Loss — (a) No payment shall be made without producing this Guarantee for endorsement of the payment unless the Guarantee has been lost or destroyed, in which case proof of loss or destruction shall be furnished to the satisfaction of the Company. (b) When liability and the extent of loss or damage has been defmitely fixed in accordance with these Conditions and Stipulations, the loss or damage shall be payable within thirty (30) days thereafter. 12. Subrogation Upon Payment or Settlement — Whenever the Company shall have settled and paid a claim under this Guarantee, all right of subrogation shall vest in the Company unaffected by any act of the Assured claimant. The Company shall be subrogated to and be entitled to all rights and remedies which the Assured would have had against any person or property in respect to the claim had this Guarantee not been issued. If requested by the Company, the Assured shall transfer to the Company all rights and remedies against any person or property necessary in order to perfect this right of subrogation. The Assured shall permit the Company to sue, compromise or settle in the name of the Assured and to use the name of the assured in any transaction or litigation involving these rights or remedies. If a payment on account of a claim does not fully cover the loss of the Assured the Company shall be subrogated to all rights and remedies of the Assured after the Assured shall have recovered its principal, interest and costs of collection. 13. Arbitration — Uuless prohibited by applicable law, either the Company or the Assured may demand arbitration pursuant to the Title Insurance Arbitration Rules of the American Arbitration Association. Arbitrable matters may include, but are not limited to, any controversy or claim between the Company and the Assured arising out of or relating to this Guarantee, any service of the Company in connection with its issuance or the breach of a Guarantee provisions or other obligation. All arbitrable matters when the Amount of Liability is $1,000,000 or less shall be arbitrated at the option of either the Company or the Assured. All arbitrable matters when the amount of liability is in excess of $1,000,000 shall be arbitrated only when agreed to by both the Company and the Assured. The Rules in effect at Date of Guarantee shall be binding upon the parties. The award may include attorneys' fees only if the laws of the state in which the land is located permits a court to award attorneys' fees to a prevailing party. Judgement upon the award rendered by the Arbitrator(s) may be entered in any court having jurisdiction thereof. The law of the situs of the land shall apply to an aribitration under the Title Insurance Arbitration Rules. A copy of the Rules may be obtained from the Company upon request. 14. Liability Limited to This Guarantee; Guarantee Entire Contract — (a) This Guarantee together with all endorsements, if any, attached hereto by the Company is the entire Guarantee and contract between the Assured and the Company. In interpreting any provision of this Guarantee, this Guarantee shall be construed as a whole. (b) Any claim of loss or damage, whether or not based on negligence, or any action asserting such claim, shall be restricted to this Guarantee. (c) No amendment of or endorsement to this Guarantee can be made except by a writing endorsed hereon or attached hereto signed by either the President, a Vice President, the Secretary, an Assistant Secretary, or validating officer or authorized signatory of the Company. 15. Notices, Where Sent — All notices required to be given the Company and any statement in writing required to be furnished the Company shall include the number of this Guarantee and shall be addressed to the Company at P.O. Box 2029, Houston, Texas 77252-2029. Serial No. G-2222-22692 Page 3 of 3 - GUARANTEE 6/6/92 Order No. STK-103378 Guarantee No. G-2222-22692 Date of Guarantee: February 9, 2006 Liability: $1000.00 Assured: Montana Mapping Associates, Inc. Assurances, given without examination of the documents listed or referred to and only to the specifically named documents and no others: 1) Description of the land: See Exhibit "A" 2) Name of Proposed Subdivision Plat: The above -described tract of land is to be known and designated as the Torgerson Addition No. 370 3) That only the hereafter named parties appear to have an interest showing in the public records affecting the land necessitating their execution of the named proposed plat or map, as follows: Randolph P. Torgerson and Linda S. Torgerson Whitefish Credit Union,, Exceptions: 1. General taxes and assessments for the year 2005 First half. $ 642.34 PAID Second half. $ 642.31 DUE and will become delinquent after May 31, 2004 Assessor No: 75-0942840 2. General county taxes for the year 2006, which are now a lien but not yet computed or payable. 3. Easement, reservations restrictions notes and dedications, as shown on the plat of Western Acres. 4. Provisions contained in any supporting documentation that was filed with the Plat of Western Acres, records of Flathead County, Montana. 5. Covenants, Conditions and Restrictions contained in Declaration of Protective Covenants for Western Acres, but deleting any covenant, condition or restriction indicating a preference, limitation or discrimination based on race, color, religion, sex, handicap, familial status, or national origin to the extent such covenants, conditions or restrictions violate 42 USC 3604@ Recorded: May 3, 1974 Book/Page: 568/86 AND Amendment Recorded: July 8, 1974 Book/Page: 571 / 14 AND Amendment Recorded: December 13, 1993 Document No.: 93-347-16410 AND Amendment Recorded: April 20, 2000 Document No.: 2000-111-11590 6) Lien or any assessment due to become due as provided for in the Declaration of Protective Covenants, recorded May 3, 1974, in Book 568, Page 86, and any amendments thereto, records of Flathead County, Montana. 7) Petition to Annex and Notice of Withdrawal From Rural Fire District Recorded: November 9, 2005 Instrument No. 2005-313-16160 8) Resolution No. 5076 (Annexing and zoning Torgerson Addition No.' 70 to the City of Kalispell) Recorded: November 9, 2005 Instrument No. 2005-313-16170 9) Trust Indenture Grantor: Randolph P. Torgerson and Linda S. Torgerson Trustee: Citizen's Title & Escrow Co. Beneficiary: Whitefish Credit -Union yAmount: $175,000.00 Recorded: April 5, 2005 Instrument No.: 2005-095-13370 9) Easements, Reservations, restrictions notes, covenants, and dedications, as shown on the Unrecorded Recorded Plat of Torgerson Addition No. 370. 10) No examination has been made herein for State U.C.C.'s and/or Federal Bankruptcy's and coverage is excluded herein. 11) Exceptions and reservations contained in Patents of record. 12) Any off record facts, encumbrances, easements or possessory claims a survey or inspection would disclose. 13) County and/or City road rights -of -way not recorded and indexed as a conveyance of record in the office of the Clerk and Recorder pursuant to Title 70, Chapter 21, M.C.A., including, but not limited to any right of the public to use and occupy those certain roads and trails as depicted on County Surveyor's maps on file in the office of the Flathead County Clerk & Recorder's Office. 14) Rights of the United States of America to recover any public funds advanced under the provisions of the Hill -Burton Act or various Federal statues relating to health. 15) Survey/Plat when recorded, must be in compliance with the provisions of the Montana Subdivision and Platting Act, 1973 (Sections 76.3-101 M.C.A.) and the Regulations adopted pursuant thereto. 16) No Search a been made for water rights or unpatented mining claims and liability thereon is excepted from the Certificate. 17) The above described property is located within and subject to the jurisdiction of the Kalispell Fire District. i01 Title V of the Gramm -Leach -Bliley Act (GLBA) generally prohibits any financial institution, directly or through its affiliates, from sharing nonpublic personal information about you with a nonaffiliated third party unless the institution provides you with a notice of its privacy policies and practices, such as the type of information that it collects about you and the categories of persons or entities to whom it may be disclosed. In compliance with the GLBA, we are providing you with this document, which notifies you of the privacy policies and practices of Stewart 'Title Guaranty Company and Stewart Title of Flathead County, LLC. We may collect nonpublic personal information about you from the following sources: ® Information we receive from you, such as on applications or other forms. ® Information about your transactions we secure from our files, or from our affiliates or others. ® Information we receive from a consumer reporting agency. a Information that we receive from others involved in your transaction, such as the real estate agent or lender. Unless it is specifically stated otherwise in an amended Privacy Policy Notice, no additional nonpublic personal information will be collected about you. We may disclose any of the above information that we collect about our customers or former customers to our affiliates or to nonaffiliated third parties as permitted by law. We also may disclose this information about our customers or former customers to the following types of nonaffiliated companies that perform marketing services on our behalf or with whom we have joint marketing agreements: ® Financial service providers such as companies engaged in banking, consumer finance, securities and insurance. • Non -financial companies such as envelope stuffers and other fulfillment service providers. WE DO NOT DISCLOSE ANY NONPUBLIC PERSONAL INFORMATION ABOUT YOU WITH ANYONE FOR ANY PURPOSE THAT IS NOT SPECIFICALLY PERMITTED BY LAW. We restrict access to nonpublic personal information about you to those employees who need to know that information in order to provide products or services to you. We maintain physical, electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic personal information. tE q�,e �ac z 3 Ira,p a- b c'i� /ear�b �ialrrw !r l�/C /aoI bi/��raA !r /rtrrs I j te� f, NMI {{QQ01 yi g)f ci. t4 s crj ay�fa� is5'� + r qi y��@ ��'• �E . �� � t 48 I � yia¢ '►� i$ �'S'i"tfi`5§�=y�_ ( �,'; i.•Q �' fa � ���� _ Y C R �� t ',.. v sad has + I ..s �s •a" se s 3! qa, •s iata����°«� �� t. a VAN ":f� 'T"���� PS a a9]g sa 3i•t] Ij ..' S,PaE _� x �E � �'Br ,I 2.�i " �s �1 b a '�4.. $ ���€ a $€ � ads � •I C a3; g iA39�J3�7 7�3 , � .e y o a Fbya �pI "t a ;s IBC"�is�:f3o9? f V "$: � o. 8 d $�; • C b "49a�i t°pQ�:�Q¢��.' 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AN addresses/unit numbors rHl be vlsibM from the rood, either at the drireray ontronce or on the stracture. B. A# uldilies she.V be placed undorground. C, rho 2o'constructlon eosoment is to exAngaish after conWIelion of mstallolion of proposed uOt/es. to 0 to 40 Scale /" = 20, NOT TO SCAL t OMM raw NUMBER I Delta R ' /. ' I Radial Beer Cl 44°5944" 178.64 ICZ76 IS 69•/276' CP 145°00'00" 1138.69 1 /08.69 S 45°479 �o a� W� 9 o 0.351 Acres h Existing Garage t /0' Utility 20' Easement E Ixt 1 0"1 Acres 5� hmer Randolph P. and Linda S. Torgerson WW August, 2005 aonw: la�s,rvers 1e�rr1.E1 ovErrv�w.aan OPI Mo�wrA A 5OM?= An :amnYac A.V— ZW—A PLAL ~M,Ab— SUBDIVISIONPIArof TORGERSOnNl ADDMON No 370 Amended Plot of Lot 6 of WesWes&vn Acres S 112 Section 18, T. 28 N., R. 21 W., Principal Meridian, Flathead County, Montana Sca/e /" = 20, NOT TO SCALE cai .' e. - — C/ 14.88'44' )a81 ¢)S I.M.-SISYYSS'M °aa'aa' 34AI1 eeMe T — — MEW �. 4Eanoxaa.�„ e �E..rExarsEa>M« vrs caxen us,w° a sie•MEaen MAAxec roonErsax sEr �.wlmee°eaxae��Jio'x¢s ® AaalEsm cavywaale ncw .«w �owbse"m`b"b°w,,ma!°«w�Js°°a ew'aww:ri �sbs 1B..irow>y a°°.n°n w,w°w � row/bean m.AI«wen wJee w4m"eM.! MW Aw. w4.bM L°LMTc'T'EASeY! T M� Mw � b MW hn OR'M° p°I u M.r rHw bw.>• H',�.iei :..'�°s.i .�i..'ase °-' N wIxJ• is M/leb. gMNMli.wmw/ abhbl Hh! MI/tlN. _ r.«wMMwOMeI M«wlaM IwN � %Ii AN IwI H«xIN��WSp°M� 'mwnl BMnteR wM.,«,Hw..,,HbMM«M N.°,AN°Hww1MNH s�M.,Mw c««r •,E.anM.a .Hrw4y Hw Hbs°le HMI«Ww"M M1bIMy PWM° !w IH S).b .I Mwls° rrr� FESbrxAlKW A¢YUEA pIa¢S CElA91G7EOFOlIYA77tlWAEY � a ArrxovAa_a� CNY Anw«r wmrinA IXAAIM6 [A Yw FEa N0._ ���"-SM/IA KL4 wryOS y°n NM r�J«I °i'w"sw M,.,w.Iw.wnbe sr M. «warty w4JM n «w,. axwavrexA ss o cnr urow.rx.s«.A wwro« �7$XdZSQFANYLVt Mew A.w xEcaeaex Oww: Rondo/ h P. and Linda S. Tor erson ''�• n a....«.a1 P 9 .b.�Mw�nw«%°._°e.Y°ril° roa__ mxnwrxrAEcaw aar[a OOI: Aayas/, P. Mr1...nw.nwsnawa,rw.s °. .�