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Staff Report/Annexation & Zoning Phase 6 & 7• The City of Kalispell has initiated annexation proceedings for Glacier Village Greens Phases VI and VII based on a petition to annex. A public hearing has been scheduled before the Kalispell City -County Planning Board and Zoning Commission for September 11, 2001, beginning at 7:00 PM, to consider appropriate zoning for the area proposed to be annexed. The Planning Board and Zoning Commission will forward a recommendation for appropriate zoning to the Kalispell City Council for consideration. BACKGROUND INFORMATION The City of Kalispell has initiated the annexation two subdivisions that have been final platted as continued development of Glacier Village Greens. A petition for annexation request by Glacier Village Greens Inc. was submitted with the plats as a requirement. Glacier Village Greens Phase VI has 21 lots and two parks and contains approximately 4.698 acres. Glacier Village Greens Phase VII has 17 lots and contains approximately 4.109 acres. The properties proposed for annexation lie within the Glacier Village Greens Golf Course Development on the north side of West Evergreen Drive and east of Whitefish Stage Road. This report evaluates the appropriate assignment of a City zoning classification in accordance with Section 27.03.010(4) of the Kalispell Zoning Ordinance. The Kalispell City Council has annexed all other phases of the Glacier Village Greens development in a previous action with an effective date of November 1, 2001. This property will be annexed under the provisions of Sections 7-2-4601 through 7-2-4610, M.C.A., Annexation by Petition. A. Petitioner: Glacier Village Greens Development 500 Palmer Drive Kalispell, MT 59901 (406) 752-4666 B. Location and Legal Description of Property: A request by Glacier Village Greens Inc for annexation into the city of Kalispell and an initial zoning designation of R- 4, Residential, for Phase VI and Phase VII. The properties proposed for annexation can be described as the subdivision plats of Glacier Village Greens Phases VI and VII located in Section 32, Township 29 North, Range 21 West, P.M.M., Flathead County, Montana. C. Existing zoning: The properties proposed for annexation are in the County zoning jurisdiction and are in the Evergreen and Vicinity Zoning District. All of the properties proposed for annexation are currently zoned R-5, Two Family Residential. This district is defined as "A residential district with minimum lot areas. Development within the district will require all public utilities and all community facilities. Duplexes are allowed in this district." Permitted uses in this district are generally limited to residential uses. The conditionally permitted uses allow some non-residential uses but those are limited to churches, daycare centers, mini and RV storage, RV Parks and campgrounds and golf courses. The minimum lot size requirement of the County R-5 zoning district is 5,400 square feet. D. Proposed Zoning: The proposed R-4, Two Family Residential, zone allows duplexes and single-family residences as permitted uses and has a minimum lot size requirement of 6,000 square feet and a width of 50 feet. The proposed City R-4 district more closely reflects the existing and intended uses for Glacier Village Greens than does the City R-5, Residential / Professional Office. E. Size: The area proposed for annexation and zoning contains approximately 8.81 acres. F. Existing Land Use: The land use in the area is primarily single family residential along with some duplex town -homes. The golf course and clubhouse are part of the Glacier Village Greens development, but are not part of the area proposed for annexation. G. Adjacent Land Lases and Zoning: All of the area immediately surrounding Phases VI and VII proposed to be annexed are properties that are part of the Glacier Village Greens Development and is in the County with a zoning designation of R-5, Two Family Residential. H. General Land Use Character: The general land use character of this area surrounding the Village Greens development can be described as primarily residential, but with some non-residential uses that would generally be considered support services such as the church and school. The office uses have developed in the area over the past several years. I. Utilities and Public Services: All available public services and facilities will be provided to these properties at the same level of service as other properties similarly situated in the city limits. Sewer: City of Kalispell Water: Evergreen Water District Refuse: City of Kalispell or contract hauler available Electricity: Flathead Electric Cooperative Telephone: CenturyTel Schools: School District #5 Fire: Kalispell Fire Department Police: Kalispell Police Department t �- The statutory basis for reviewing a change in zoning is set forth by 76-2-205, M.C.A. Findings of fact for the zone change request are discussed relative to the itemized criteria described by 76-2-203, M.C.A. 1. Does the requested zone comply with the Master Plan? The property proposed for annexation is included in the Kalispell City -County Master Plan. The master plan map designates the Glacier Village Greens area as 10 Urban Residential. Staff is recommending that the Glacier Village Greens area be given a City zoning designation of R-4, Two Family Residential. The recommended zoning designation complies with the master plan for the area. 2. Is the requested zone designed to lessen congestion in the streets? No significant increase in the impacts to the area will be created from annexing these properties into the city. The uses would be consistent with those anticipated in the area. Whitefish Stage Road is anticipated for an overlay between Idaho and West Reserve Drive in the spring of 2002. 3. Will the requested zone secure safety from fire, panic, and other dangers? No features on the property exist which would compromise the safety of the public. Any new construction would be required to be in compliance with the building safety codes of the City which relate to fire and building safety. Adequate access is available to accommodate emergency vehicles and life safety equipment. 4. Will the requested zone promote the health and general welfare? The proposed zoning classification will promote the health and general welfare by helping to promote the goals of the master plan for the area and encouraging compatible uses in the area. 5. Will the requested zone provide for adequate light and air? Setback, height, and coverage standards for development occurring on this site are established in the Kalispell Zoning Ordinance to insure adequate light and air is provided. Proposed development standards under the City R-4 zoning are similar to the existing County R-5 zoning. 6. Will the requested zone prevent the overcrowding of land? The proposed zoning designation attempts to provide some consistency in the development standards that are currently in place and have governed the development of the area since its inception. The proposed zoning attempts to prevent the overcrowding of land by providing similar standards. 7. Will the requested zone avoid undue concentration of people? Minimum lot standards and use standards, as well as subdivision development standards, will avoid the undue concentration of people at the time future properties are developed. 8. Will the requested zone facilitate the adequate provision of transportation, water, sewerage, schools, parks, and other public requirements? All public services and facilities are currently available or can be provided to the property. Services to the area will be provided on a basis that is consistent with all other properties inside the city limits. 9. Does the requested zone give consideration to the particular suitability of the propertv for particular uses? The proposed zoning designation is generally consistent with the land use designations of the master plan and with the existing uses that have developed in the area. The zoning gives adequate consideration to the suitability of the land proposed for zoning. 10. Does the requested zone give reasonable consideration to the character of the district? The general character of the area is primarily single family residential and town - homes with some supporting uses such as the churches, school and neighborhood commercial under development in the area. The proposed zoning has attempted to create a residential designation for the Glacier Village Greens area similar to that which exists and under which the development was originally conceived. 11. Will the proposed zone conserve the value of buildings? Value of the buildings in the area will be conserved because the proposed zoning attempts to accommodate existing uses and providing the zoning that would accommodate the intended uses for the area in the future. 12, Will the requested zone encourage the most appropriate use of the land throughout the municipality? The proposed zoning is in substantial compliance with the Kalispell City County Master Plan and is intended to reflect the goals for the municipality as well as the immediate community. DI •. It is recommended that the Kalispell City -County Planning Board and Zoning Commission adopt Staff Report #KA-01-5 as findings of fact and forward a recommendation to Kalispell City Council to adopt R-4, Two Family Residential, upon annexation with an effective date of November 1, 2001. H: \REPORTS \... \KA01-5 4 NOTICE OF PUBLIC KALISPELL CITY -COUNTY PLANNING BOARD AND ZONING COMMISSION DNRC Section 36 Annexation and Initial Zoning - Planned Unit Development Glacier Village Greens Phases VI, VII, RV Storage Area Annexation and Zoning The regular meeting of the Kalispell City -County Planning Board and Zoning Commission is scheduled for Tuesday, September 11, 2001 beginning at 7:00 PM in the Kalispell City Council Chambers, Kalispell City Hall, 312 First Avenue East, Kalispell. During the regularly scheduled meeting of the planning board, the board will hold public hearings and take public comments on the following agenda items. The board will make a recommendation to the Kalispell City Council who will take final action. 1. A request by the Montana Department of Natural Resources and Conservation (DNRC) for annexation into the City of Kalispell and an initial zoning designation of B-5, Commercial / Industrial, R-5, Residential / Professional Office, and R-4, Residential, with a Planned Unit Development (PUD), overlay on approximately 454.4 acres otherwise known as Section 36. The State DNRC manages this property as part of the State School Trust and are interested in developing it in accordance with the Section 36 Neighborhood Plan and the planning objectives for the property. There are four land use areas identified on the entire section of land designated as a specific development pod. A Mixed Commercial POD is identified on the area adjacent to US Hwy 93 between the Hwy 93 Bypass alignment and the center section line that contains approximately 118 acres. A Mixed Professional POD is identified for the area located in the north half of the section, north and west of the US Hwy 93 Bypass alignment which contains approximately 184 acres. A Mixed Residential POD is proposed for the area in the southwest quarter of the section which contains approximately 152 acres. The Youth Athletic Complex generally occupies the southeast quarter of the section and was previously annexed into the city of Kalispell during its initial development phase. The property proposed for annexation contains a total of 454.4 acres and lies on the west side of US Hwy 93 with Four Mile Drive on the south, West Reserve Drive on the north and Stillwater Road on the west. Currently this property is in the County zoning jurisdiction and is zoned AG-80, an Agricultural zoning district which has a minimum lot size requirement of 80 acres and generally anticipates large scale agricultural production. The PUD has been filed concurrently with the annexation request and will be considered the initial zoning of the property upon annexation to the city of Kalispell. The property proposed for annexation can be described as the southwest quarter of the northwest quarter and that portion of the northeast quarter lying westerly of the westerly right of way line of US Highway 93 as shown on Federal .Aid Project Nos. F 5-3(32)115 and F 5-3(24)115, excepting therefrom the southwest quarter of the southwest quarter of the northwest quarter and the northwest quarter of the northwest quarter of the southwest quarter all in Section 36, Township 29 North, Range 22 West, PM.M., Flathead County, Montana. 2. A request by Glacier Village Greens Inc for annexation into the city of Kalispell and an initial zoning designation of R-4, Residential, for Phase VI, Phase VII and the Maintenance and Storage Area. Glacier Village Greens Phase VI has 21 lots and two parks and contains approximately 4.698 acres. Glacier Village Greens Phase VII has 17 lots and contains approximately 4.109 acres. The Glacier Village Greens Maintenance and Storage Area has one lot and contains 3.589 acres. The area to be annexed contains approximately 12.396 acres. The R-4, Residential zone allows duplexes and single-family residences as permitted uses and has a minimum lot size requirement of 6,000 square feet and a minimum lot width of 50 feet. The properties proposed for annexation lie within the Glacier Village Greens Golf Course Development on the north side of West Evergreen Drive and east of Whitefish Stage Road. Phase VI lies north of Ritzman Lane, Phase VII lies north and south of Ritzman Lane and the Maintenance and Storage Area lies west of Phase III. The properties proposed for annexation can be described as the subdivision plats of Glacier Village Greens Phases VI and VII and the subdivision plat of Lot 1 of the Glacier Village Greens Maintenance and Storage Area located in Section 32, Township 29 North, Range 21 West, P.M.M., Flathead County, Montana. Documents pertaining to these agenda items are on file for public inspection in the Tri-City Planning Office, 17 Second Street East, Suite 211, Kalispell, MT 59901, and are available for public review during regular office hours. Interested persons are encouraged to attend the hearings and make their views and concerns known to the Board. Comments in writing may be submitted to the Tri-City Planning Office at the above address prior to the date of the hearing or you may contact Narda Wilson, Senior Planner, at (406) 751-1850 for additional information. 7s�' ZI ;�4— Thomas R. Jentz Planning Director - 1,-,' 84 I257 s !'t 4-4 45'€ Z- +€ 41 m 195 1 -,. a R-5 . r, —_ }S f , 1141 15 s� _ s 1 og ..� # T i 14,10 T_S 3 Ch ical '} I H y i # is1 o z 9 Nl E 5 tcy5 _. "ss t ■ ,"p sR t is 3� ' 't 224 .-_ az 59" �✓`� ;.may$ -§I J �% at {'Ti gryg 9P --•^- 2 VICINITY MAP M 2 20 GLACIER VILLAGE GREENS, INC. — — — — City Limits ANNEXATION AND INITIAL ZONING OF -,/ Annexation effective R-4, TWO FAMILY RESIDENTIAL 11 1 01 FROM R-5, TWO FAMILY RESIDENTIAL (COUNTY JURISDICTION), EVERGREEN ZONING DISTRICT PLAT DATE: 8/22/01 FILE# KA-01-5 SCALE 1" = 500' H:\gie\site\ka01_5.dwg PETITION NO.: PETITION TO ANNEX. AND NOTICE OF WITHDRAWAL FRO�'l RURAL FIRE DISTRICT The undersigned hereinafter referred to as Petitioner(s) respectfully petition the City Council of the Citv of Kalispell for annexation of the real property described below into the City of Kalispell. The Petitioner(s) requesting City of Kalispell annexation of the property described herein and further described in Exhibit A hereby mutually agree with the City of Kalispell that immediately upon annexation of the land all City of Kalispell municipal services will be provided to the property described herein on substantially the same basis and in the same manner as such services are provided or made available to other properties within the rest of the municipality. Petitioner(s) hereby state that there is no need to prepare a Municipal Annexation Service Plan for this annexation pursuant to Section 7-2-4610, M.C.A. since the parties are in agreement as to the provision of municipal services to the property requested to be annexed. The Petitioner(s) further hereinexpressan intent to have the property as herein described withdrawn from the Rural Fire District under the provisions of Section 7-33-2127, Montana Code Annotated; and that incorporated into this Petition to Annex is the Notice requirement pursuant to said Section; and that upon proper adoption of an ordinance or resolution of annexation by the City Council of the City of Kalispell, the property shall be detracted from said district. In the event the property is not immediately annexed, the Petitioner(s) further agree(s) that this covenant shall run to. with, and be binding upon the title of the said real property, and shall be binding upon our heirs. assigns, successors in interest. purchasers, and any and all subsequent holders or owners of the above described property. This City hereby agrees to allow Petitioner(s) to connect and receive the utilities from the City of Kalispell. Petitioner/Owner Date Petitioner/Owner Date Please return this petition to: Flathead Regional Development Office 723 5th Avenue East, Room 414 Kalispell MT 59901 Note: Exhibit A (legal description) must be attached for the petition to be valid. STATE OF MONTTANA ) : ss Countv of Flathead Count- On this _day of �j�,lc® / , before me. the undersigned, a Notary Public: _. .,N the State of Montana, personally appeared - knov�t :- J_ ili to me to be the person whose name is subscribed to the for, going instrument and acknowledie, `:S. '�,� to me that he/she executed the same. ;�: �0TA pt� IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notary Seal the day kpc year in this certificate first above written. `�, y• UBLI • G r �1 ty; G Notary Publ State of Montana Residina at My Commission expires: STATE OF MONTAN A ) ss County of Flathead County On this day of I , before me. the undersigned, a Notary Public for the State of Montana, personally appeared known to me to be the person Nvhose name is subscribed to the foregoing instrument and acknowledged to me that he/she executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notary Seal the day and year in this certificate first above written. STATE OF MONTAN A ) ss County of Flathead On this day of The State of Montana, personally appeared Notary Public, State of Montana Residing at My Commission expires: before me, the undersigned, a Notary Public for and the and respectively, of the corporation that executed the foregoing instrument, and the persons who executed said instrument on behalf of said corporation, and acknowledged to me that such corporation executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notary Seal the day and year in this certificate first above written. Notary Public, State of Montana Residing at My Commission expires FILE NO.: CT-65251 FEE: $125.00 H-329310 SUBDIVISION OR PROPOSED SUBDIVISION: Glacier Village Greens Phase VI 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, FIRST AMERICAN TITLE INSURANCE COMPANY, A CORPORATION, HEREIN CALLED THE COMPANY GUARANTEES: Sands Surveying FOR THE PURPOSE OF AIDING ITS COMPLIANCE WITH FLATHEAD COUNTY SUBDIVISION REGULATIONS, IN A SUM NOT EXCEEDING $5,000.00. THAT according to those public records which, under the recording laws of the State of Montana, impart constructive notice of matters affecting the title to the lands described as follows: A tract of land situate, lying and being in the Northeast Quarter of the Southwest Quarter of Section 32, Township 29 North, Range 21 West, P.M.M., Flathead County, Montana, and more particularly described as follows to wit: Commencing at the intersection of Ritzman Lane and Palmer Drive as shown on the Plat of Glacier Village Greens, Phase III (records of Flathead County, Montana); thence North 15'30'00" West, and along the centerline of said Palmer Drive, a distance of 30.00 feet to the True Point of Beginning of the tract of land herein described; thence leaving said centerline South 74'30'00" West, and along the Northerly R/W of said Ritzman Lane, 130.00 feet to a set iron pin; thence leaving said R/W North 15'30'00" West, 25.00 feet to a set iron pin and the P.C. of a 1,472.14 foot radius curve, concave Southwesterly, having a central angle of 07'00'00"; thence along an arc length of 179.86 feet to a set iron pin and the P.R.C. of a 965.09 foot radius reverse curve, concave Northeasterly (radial bearing North 67*30,00" East); thence Northwesterly, along said curve through a central angle of 18*56,0711 an arc length of 318.95 feet to a set iron pin and the P.C.C. of a 3,630.00 foot radius compound curve, concave Northeasterly (radial bearing North 86'26'07" East); thence Northwesterly and Northeasterly, along said curve through a central angle of 04'53'38" an arc length of 310.05 feet to a set iron pin; thence South 88*40115" East, 100.00 feet to a set iron pin; thence South 68'21'43" East, 64.05 feet to a set iron pin; thence Continued... FILE NO.: CT-65251 H-329310 Page 2 South 89'02'16" East, 100.00 feet to a set iron pin and the P.C. of a 3,370.00 foot radius curve, concave Northeasterly, (radial bearing South 89'02116" East); thence Southwesterly and Southeasterly, along said curve through a central angle of 04*31,36" an arc length of 266.26 feet to a set iron pin and the P.C.C. of a 705.09 foot radius compound curve, concave Northeasterly (radial bearing North 86*26107" East); thence Southeasterly, along said curve through a central angle of 18'56'0711, an arc length of 233.02 feet to a set iron pin and the P.R.C. of a 1732.14 foot radius reverse curve, concave Southwesterly (radial bearing South 67"30'00" West); thence Southeasterly, along said curve through a central angle of 07*00,00" an arc length of 211.62 feet to a set iron pin; thence South 15'30'00" East, 25.00 feet to a set iron pin on said Northerly R/W of Ritzman Lane; thence South 74'30'00" West, and along said Northerly R/W, 130.00 feet to the Point of Beginning. The above -described tract of land is to be known and designated as: Glacier Village Greens Phase VI (1) Parties having record title interest in said lands whose signatures are necessary under the requirements of Flathead County Subdivision Regulations on the certificates consenting to the recordation of Plats and offering for dedication any streets, roads, avenues and other easements offered for dedication by said plat are: Glacier Village Greens, a Montana Corporation Village County Sewer District Glacier Bank, FSB (2) Parties holding liens or encumbrances on the title to said lands are: 1. General and special county taxes for the year 2001, a lien not yet payable. General and special county taxes for the second half of 2000, a lien now payable. NOTE: General and special county taxes for the first half of 2000 and all prior years have been paid in full. NOTE: We are unable to determine the exact status of taxes until such time as the Flathead County Treasurer's Office has processed the latest tax payments. Continued... DETT-TION NO. BEFORE THE CITY COUNCIL OF THE CITY OF KALISPELL PETITION FOR ANNEXATION TO CITY C014E NOW the undersigned and respectfully petition the City Council of the City of Kalispell requesting city annexation of the following real property into the City of Kalispell and to remove the following real property from the Rural Fire District. The petitioner(s) requesting City of Kalispell annexation of the property described herein hereby mutually agree with the City of Kalispell that immediately upon annexation of the land all City of Kalispell municipal services will be provided to the property described herein on substantially the same basis and in the same manner as such services are provided or made available within the rest of the municipality prior to annexation. Petitioner(s) hereby state that there is no need to prepare a Municipal Annexation Service Plan for this annexation pursuant to Section 7-2-4610, M.C.A. since the parties are in agreement as to the provision of municipal services to the property requested to be annexed. Dated this day of &4*41.'c 19 LEGAL DESCRIPTION OF PROPERTY TO BE ANNEXED: PROPERTY ADDRESS:, use R ter ac, --:77 OWNER ayCPe jj, !0q w PLEASE RETURN THIS PETITION TO CITY CLERK'S OFFICE UO.a6e- (Sreeas-, i, OWNER FILE NO.: CT-51281 FEE: $75.00 J-161483 SUBDIVISION OR PROPOSED SUBDIVISION: Glacier Village Greens, Phase VII 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, FIRST AMERICAN TITLE INSURANCE COMPANY, A CORPORATION, HEREIN CALLED THE COMPANY GUARANTEES: Sands Surveying FOR THE PURPOSE OF AIDING ITS COMPLIANCE WITH FLATHEAD COUNTY SUBDIVISION REGULATIONS, IN A SUM NOT EXCEEDING $5,000.00. THAT according to those public records which, under the recording laws of the State of Montana, impart constructive notice of matters affecting the title to the lands described as follows: A tract of land, situated, lying, and being in the Northeast Quarter of the Southwest Quarter of Section 32, Township 29 North, Range 21 West, P.M.M., Flathead County, Montana, and more particularly described as follows to wit: Commencing at the intersection of Ritzman Lane and Palmer Drive as shown on the Plat of Glacier Village Greens, Phase III (records of Flathead County, Montana); thence South 74°30'00" West and along the centerline of said Ritzman Lane a distance of 85.13, feet to THE TRUE POINT OF BEGINNING OF THE TRACT OF LAND HEREIN DESCRIBED: thence leaving said centerline South 15'30'00" East 160.93 feet to a set iron pin; thence South 79*3114711 West 261.01 feet to a set iron pin; thence South 76'16'53" West 130.06 feet to a set iron pin; thence South 74'30'00" West 106.69 feet to a set iron pin and the P.C. of a 934.00 foot radius curve, concave Northwesterly, having a central angle of 06'05'46"; thence along an arc length of 99.37 feet to a set iron pin; thence North 09'24'14" West 134.00 feet to the centerline of,said Ritzman Lane, which point is on a 800.00 foot radius curve, concave Northwesterly (radial bearing North 09'2411411 West); thence Southwesterly along said centerline and along said curve through a central angle of 06'18'40" an arc length of 88.12 feet; thence leaving said centerline North 03'05'34" West 130.00 feet to a set iron pin; thence North 27'54'411' East 81.61 feet to a set iron pin; thence Continued... FILE NO.: CT-51281 PAGE: 2 J-161483 legal Continued: North 23*58,04" East 217.89 feet to a set iron pin; thence South 86'47'24" East 65.00 feet to a set iron pin; thence South 75*49,11" East 71.76 feet to a set iron pin; thence South 10'53'04" East 143.60 feet to a set iron pin on the Northeasterly R/W of a 60 foot private road and utility easement known as Hogan Lane, which point is on a 110.00 foot radius curve, concave Southwesterly (radial bearing South 32'05'411' West); thence Southeasterly along said R/W and along said curve through a central angle of 42*24,19" an arc length of 81.41 feet to a set iron pin; thence South 15*30100" East 99.44 feet to the centerline of said Ritzman Lane; thence North 74'30'00" East and along said centerline 304.93 feet to the Point of Beginning. The above -described tract of land is to be known and designated as Glacier Village Greens, Phase VII. (1) Parties having record title interest in said lands whose signatures are necessary under the requirements of Flathead County Subdivision Regulations on the certificates consenting to the recordation of Plats and offering for dedication any streets, roads, avenues and other easements offered for Glacier Village Greens, a Montana corporation, vested owners and Glacier Bank FSB as Mortgagee (2) Parties holding liens or encumbrances on the title to said lands are: 1. General and special county taxes for the year 1997, a lien not paid. NOTE: General and special county taxes for the year 1996 and all prior years have been paid in full. (Affects: Premises and other property) NOTE: A Notice from Flathead County Treasurer's Office dated November 5, 1997, indicates that the amounts for 1997 taxes may not be accurate and a revision of taxes will be done in early 1998. NOTE: We are unable to determine the exact status of taxes until such time as the Flathead County Treasurer's Office has processed the latest tax payments. 2. Agreement executed by and between Julius Bruyer, George W. Hyde, Walter L_ McPheeters and James W. McPheeters, as recorded July 14, 1906, in Book 54, Page 635, as Doc. No. 3491, records of Flathead County, Montana. Agreement modified by instrument recorded March 6, 1915, in Book 112, Page 332, as Doc. No. 697, records of Flathead County, Montana. Continued...