Willow Brook Subdivision HistoryMEMO
To: A] Thelen
From: Theresa White
Date: February 17, 1999
Wiflow Brook Subdivision
I have been asked to review the Council's history concerning the Willow Brook Subdivision. After
looking into the matter, I discovered the Council addressed the issue at a work session on March 10,
1997. At that time, the general consensus of the Council was to allow the extension of services to
the Willow Brook Subdivision on the condition of annexation prior to final plat approval. If there
is anything else I can provide, please let me know.
cc: Jim Hansz
Post Office Box 1997 - Kalispell, Montana 59903-1997
Telephone (406) 758-7700 - FAX (406) 758-7758M
March 10, 1997 7:00 p.m.
Agenda Approval
1. Consent Agenda Approval
A. Council Minutes - Regular Meeting February 18, 1997
B. Approval of Claims per Payables Register
C. Authority to Bid Wyoming Street Water
D. Authority to Bid 2nd Street East Manhole Replacement
E. Authority to Bid 6 1h Alley West North Sewer Main
Replacement
F. Authority to Advertise for RFP for Architecture
Services -Samaritan House
2. Hear the Public (for March 17 Council Meeting agenda
only)
3. MDOT Hwy 93 North Traffic Study
4. Ordinance 1259-Adopt TIF Westside Urban Renewal Plan
2nd Reading
5. Ordinance 1260-TIF Amendment Airport Area-2nd Reading
6. Resolution -Amend Budget for Federal Appropriations -Lawrence
Park Wetlands
7. Resolution of Intent to Adopt, Revise or Reject Master Plan
Amendment -Industrial to Commercial -Pack & Company Request
8. Greenacres Neighborhood Plan
9. Lone Pine View -Final Plat
10. Amended Plat of Lot 1, Insteness (Wallace) -Final Plat
11. Willow Brook Subdivision -Preliminary Plat
12. Kalispell Center Mall Land Acquisition Report
13. Parade Permit Discussion
14. Elected Officials Salaries
15. Cat Ordinance
16. ISO Report
FOR YOUR INFORMATION
Next Regular Meeting March 17, 1997 7:00 p.m.
Airport Advisory Board to follow Regular Meeting
Next Work Session March 24, 1997 7:00 p.m.
Cities/County Commissioners Joint Meeting March 31, 1997
rw���
An- 87 lot residential subdivision is being proposed for
a 30 acre tract on the East side of Willow Glen Drive
near the Easterly terminus of Kelly Road. The
subdivision is within the County but will require City
services, sewer and water. The City -County Planning
Board will be holding a public hearing on the proposal on
March 11, 1997. The matter is being presented to the
Council at an early date so that the Council will be able
to advise staff on how they desire to proceed in
lmmz=�
Flathead Regional Development Ofri
t5 Ci
723 Sth Avenue East - Room 414
Kalispell, Montana 59901
Phone: (406) 758-5980
Fax: (406) 758-S781
March 4, 1997
Clarence Krepps, City Manager
City of Kalispell
P.O. Box 1997
Kalispell, MT 59901
Re: Preliminary Plat Application for Willow Brook Subdivision
Dear Clarence:
Enclosed is a copy of the preliminary plat for Willow Brook Subdivision, their
application and environmental assessment. This is an 87 lot residential
subdivision on approximately 30 acres located on the east side of Willow Glen
Drive. This subdivision has been submitted by Billmayer Engineering on
behalf of David Board, American Land and Development, for processing.
Willow Brook subdivision is outside of the city limits, but will require City
water and sewer to be developed. A public hearing has been scheduled before
the Kalispell City -County Planning Board on March 11, 1997 with subsequent
final action to be taken by the County Commissioners. The lots within the
subdivision are generally 10,000 square feet in size which complies with the
County R-3 zoning and the City R-2 zoning.
During the past several years, American Land and Development has completed
two subdivisions to the west of this property, Meadow Park and Meadow Park
Unit No. 2. These subdivision along with Greenacres Unit No. 4 are currently
on City water and sewer, but have not been annexed. The above referenced
subdivisions along with proposed Willow Brook subdivision are within the
boundaries which were considered by the City Council for annexation last
winter, but postponed.
The staff will be recommending that all improvements be constructed, reviewed
and approved according to City of Kalispell standards, and that this property
be annexed into the city prior to final plat approval. This information is being
sent to you so that the City Council will have the opportunity to review the
proposal and give consideration to the relevant issues. Please schedule this
Providing Community Planning Assistance To:
Willow Brook Subdivision Preliminary Plat
March 4. 1997
Page 2
matter for the March 10, 1997 work session for discussion. A staff report will
be available to the City Council during the work session.
Please call me if I can be of assistance to you.
Sincerely,
Narda Wilson, AICP
9-enior Planner
go
encl: Preliminary Plat for Willow Brook Subdivision
Environmental Assessment
c w/*enc. B. Stauffer, Billmayer Eng., 2191 3"d Ave. E., Kalispell, MT 59901
D. Board, Am. Land & Dev., 75 131 Ave. W.N., Kalispell, MT 59901
D. Dortch, 1696 Stag Ln., Kalispell, MT 59901
Debbie Gifford, Kalispell City Clerk
H: \ ... \FPP97-4C
WILLOW BROOK SUBDIVISION
FLATHEAD REGIONAL DEVELOPMENT OFFIC!
SUBDIVISION REPORT #FPP-97-4
MARCH 4,1997 1
A report to the Kalispell City -County Planning Board and the Board of County
Commissioners regarding a request for preliminary plat approval of an 87 lot
residential subdivision on approximately 30 acres in an R-3, One Family
Residential zoning district. A public hearing on this matter has been scheduled
before the Kalispell Planning Board for March 11, 1997 beginning at 7:00 PM in the
Kalispell City Council Chambers. A recommendation from the Planning Board will
be forwarded to the County Commissioners for final action.
a
13
C .
American Land & Development, Inc.
75 First Avenue W.N.
Kalispell, MT 59901
(406) 755-4993
Billmayer Engineering
2191 Third Avenue East
Kalispell, MT 59901
(406)257-8708
T.T.r. V M
This property is located on the east side of Willow Glen Drive directly across
from Kelly Road and approximately 1,100 feet south of Leisure Lane. 'The
property can be described as Assessor's Tracts 4C and 4AA in Section 21,
Township 28 North, Range 21 West, P.M.M., Flathead County, Montana.
Size: Total area:
28.83 acres
Area in Lots:
22.69 acres
Areain Roads:
6.05 acres
Common Area:
0.09 acre
I I
The applicants are requestipg preliminary plat approval of an 87 lot single-
family residential subdivision in the R-3, a One Family Residential zoning
district which is proposed to be done in two phases. Phase I would consist of
36 lots, generally those along Willow Glen Drive, which is planned to be
completed by July of 1998. Phase Il would consist of the remaining 51 lots
which is scheduled for completion by July 2000. Lots within the subdivision
are generally 10,000 square feet in size and would require community water
and sewer in order to be developed. The developer intends to request these
services from the City of Kalispell.
This property has been used for heavy equipment storage, rental and sales in
the past. The southwest comer of the property is the office building for the
equipment storage yard. This is actually a separate tract of land and will be
retained by the developer.
a 0 0 Wm. 1 "= .1 wr T; r. L M
The general character of this is area can be described as suburban in
character because there are smaller urban sized lots to the west of Willow
Glen Drive and larger suburban sized lots on the east side of Willow Glen
Drive, generally larger than one-half acre in size. A school and county offices
are to the south. There are also some undeveloped parcels to the north and
south.
North: Undeveloped property; R-2, single-family residential zoning
South: County Road and Bridge Department office and shop, Flathead
Valley Christian School, and the Weed Control Office. This
property is zoned P-1, Public
East: Single-family dwellings, R-2, single family residential zoning
West: Single-family dwellings; R-5, two family residential zoning
G. Zoning: This property is zoned R-3, a One Family Residential zoning district
which is intended to provide adequate lot size for urban residential
development and would have good access and be in close proximity to
schools and neighborhood facilities and woWd normally require all public
utilities. The district is generally limited to single-family residential uses and
related uses such as schools and churches.
Ej
H. Relation to Master Plan Map: This property lies within the Kalispell City -
County Planning jurisdiction. The master plan map designates this area as
suburban residential which is a land use designation which anticipates a
density of two or less dwelling units per acre, however, the master plan also
states that as services become available land should be used for higher
density uses. This proposal is in compliance with the goals and objectives of
the master plan.
1. Utilities:
Water:
City of Kalispell
Sewer:
City of Kalispell
Electricity:
Pacific Power and Light (underground)
Telephone:
PTI Communications (underground)
Solid Waste:
City of Kalispell
Fire:
City of Kalispell
Schools:
School District #5, Kalispell
Police.
City of Kalispell
KtA��mzlt 1" *01
This application is reviewed as a major subdivision in accordance with State
statutory review criteria and the Flathead County Subdivision Regulations.
'? i 11
Fire: This area is generally level, is close to services, has good access and
lacks woody fuel. These characteristics make this property at a low risk fire.
A secondary access onto Willow Glen Drive has been proposed which
increases the ability of the fire fighters to response effectively in the case of
an emergency.
Flooding and topography: The flood insurance rate map Panel # 1820
indicates that this property is located in flood zone C, which is not a
floodprone area and is at minimal risk of flooding. The topography of the site
is generally level with the exception of the area along the northeast
boundaries which have slopes of approximately five to eight percent that rise
to the east. None of the topography would pose significant challenges to
development or road building.
M
Roads: Primary access to the site is proposed to be provided from two access
points off of Willow Glen Drive. The street to the north aligns with Kelly Road
and will actually be an extension of that roadway. The road to the south is
named on the plat as Wild Rose Avenue. VIMow Glen Drive is designated in
the Kalispell Master Plan as a minor arterial and is third on the list of priority
projects identified in the 1993 Transportation Plan Update. However, no
plans have been made to upgrade the roadway. The traffic along Willow Glen
Drive generally travels faster than the 35 mile per hour speed limit
designated for this roadway. Currently traffic volumes are generally
moderate for a main arterial and would allow for safe access onto and off of
the road. It does not appear that there are significant safety hazards
associated with access.
The site is not mapped within any big game winter range and does not
provide significant habitat to wildlife. This subdivision will not have a
significant impact on wildlife or wildlife habitat
There is a slough to the west of this property which used to have a natural
drainage pattern through this property and the property to the south. Over
the years this drainage has been filled by the property owners diminishing
the holding capacity of the drainage. Although this cannot be specifically
documented, it appears that the filling of these drainage areas has created
problems to the west with higher groundwater and surface water retention in
the slough. However, this project would not further; impact the natural
drainage in the area.
In order to address the storm water run off from the site and to assist in
alleviating the problems associated with the slough to the west, the property
owner intend to develop a storm water treatment swale along the south side
of the property. This drainage system would utilize the existing 30 foot
drainage easement on the County property to the south along with a 20 foot
wide easement along the southern boundary of the subdivision., Cattails
would be placed in the easement to provide filtration.
The plat also indicates that there will be a storm water discharge� pipe that
extends from the subdivision to the Flathead River to the east. Any water
discharged into State waters requires a storm water discharge permit be
El
obtained from the Department of Environmental Quality, Water Quality
Bureau, and that the quality of water discharged be of an equal or greater
quality than the receiving body.
Additionally, it is the intent of the developer to work with the City of Kalispell
Public Works Department to develop a connection between the existing
slough to the west and the proposed swale possibly by installing a -culvert
under the Willow Glen Drive. The City has expressed great willingness to
participate in this project because of the tremendous benefit it would be to
the Greenacres neighborhood. The water quality and water level in the
slough has been of great concern to the residents in the area as wen as to the
City and County. This development provides a prime opportunity to address
this long-standing problem.
Sewer and Water: City of Kalispell water and sewer are proposed to be
extended to this subdivision to serve these lots. It would be the staff
recommendation that this subdivision be annexed into the City of Kalispell
prior to final plat approval. In the past, the City has allowed the extension of
these services prior to annexation, however, it has created problems with
maintenance and equity in taxation. The Kalispell City Council does not
want to continue to extend these services into unincorporated area of the
city, and has been working toward a stronger policy with regard to this issue.
The developer willingly embraces the annexation of this subdivision and the
excellent services that the City can offer the residents.
At the southeast comer of the subdivision, a small site for a lift station has
been indicated on the plat. This small area win provide a space for the lift
station and will also provide an eight inch sewer line stub -out for future
connection by other uses in the area such as the Flathead Valley Christian
School, the County Road and Bridge Department and the future animal
shelter.
Roads: There will be a substantial impact on roads in the area. It is
anticipated that Phase I may generate as many as 360 vehicle trips per day
and that Phase II may generate as many as 510 vehicle trips per day for a
total of 870 vehicle trips per day on roadways in the area. It is anticipated
that Willow Glen Drive and Kelly Road would be substantially impacted.
Kelly Road is in great need of repair. It has problems with ponding water,
potholes, and general deterioration. No immediate plans have been made to
;J
upgrade Kelly Road. There are also b-affic problems on Kelly Road mostly
related to excessive speeds. Kelly Road is designated as a collector street in
the Kalispell master plan, but has not been constructed to a standard that
would be appropriate for a street intended to handle those amounts of traffic
Willow Glen Road will also be impacted with additional traffic. The general
condition of Willow Glen Drive is better than Kelly Road, but it is narrow
within most stretches, does not have a pedestrian or bike path and traffic
tends to travel in excess of the posted 35 miles per hour speed limit. Willow
Glen is listed as a third priority in the Kalispell master plan transportation
section in a list of "first priority projects.' Meridian Road between Idaho
Street and U.S. 93 North is first with Wbitefish Stage Road between Oregon
Street and Reserve Drive as second. Willow Glen Drive from Highway 93 to
Conrad Drive is listed as third. This includes the widening and paving of the
shoulders, improved sight distance and left turn lanes at Woodland Avenue
and Conrad Drive. At this time, there are no plans for upgrading Willow Glen
Drive. It can be anticipated that this project would probably be at least five
to ten years in the future. A ten foot reservation for future right-of-way
acquisition should be noted 'on the final plat along the west boundary of the
property for the future expansion of Willow Glen Drive
The plat indicates a future roadway extension for future use along the
northern boundary of the property. This is useful, but would not be
developed until required for future use.
Roads within the subdivision are proposed to be built to City standards and
would be taken over by the City for maintenance once the subdivision has
been completed. City standards require curb, gutter, sidewalks and a
boulevard with street trees. Additionally, a minimum of a ten foot wide tree
buffer should be placed along the westem boundary of the property and
around the shop building on the southwest corner of the site to provide some
privacy, control dust and provide a noise barrier. The developer has
proposed a ten foot buffer, however, a twenty foot buffer would be more
effective especially if Willow Glen Drive is widened in the future and some of
those trees may be required to be removed.
With regard to the impacts on the roads in the area, jurisdictions within the
state have adopted some type of impact fee schedule for new developments
which significantly impact the services and infrastructure of , the jurisdiction
such as roads and schools. The impact fee schedules must be based upon a
carefully developed analysis of the costs of the new infrastructure and the
impacts the new development would create. This type of a system has not
been adopted by any of the jurisdictions in Flathead County. However, in the
past developers have worked in partnerships with the local governments to
address mitigation of impacts on a voluntary basis.
Schools: This subdivision is within the boundaries of School District #5.
Children from this subdivision would attend Elrod School. According to a
letter received from the Superintendent of Schools, this subdivision will have
a considerable impact on School District 5 when built out. There is currently
room at Elrod School for these children in most grades. It is estimated that
approximately 45 to 50 school age children would be generated from this
subdivision once it has been My developed and occupied.
Parks: This subdivision is subject to the parkland dedication requirements
as outlined in the Subdivision Regulations. The requirement is 11 percent of
the area devoted to lots or 11 percent of 22.69 acres in lots or 2.5 acres of
parkland. The developer has proposed paying a cash -in -lieu of parkland fee
rather than dedicate parkland. A letter has been received from the City of
Kalispell Parks and Recreation Director who has stated that a cash in lieu of
parkland may be accepted if some consideration are met. These include an
agreement with the neighboring school to the south to access and utilize
their playground and open space, that access from the subdivision to the
school be provided and that an adequate crossing of Willow Glen at Kelly
Road to allow for the use of the parks in that neighborhood.
Another option is to provide a combination of parkland dedication and cash
in -lieu of parkland. The cash would then be used for improvements to the
park. If a combination of parkland and cash -in -lieu of parkland is required,
then the parkland should be located in or near Phase I. Minimum park area
within the subdivision should be 20,000 square feet.
The developer has stated in the environmental assessment that the
unimproved value of the property is approximately $90,000, however, the
Flathead County Appraisers Office has quoted a market value of $180,000
which is based on the purchase information in their office, or $6,244. per
acre. Based upon this figure and a 2.5 acre r-equirement, the cash -in -lieu of
parkland fee would be $15,610. The subdivision regulations have a provision
which allows the developer to establish the fair market value with a qualified
real estate appraiser when- agreement on the price is not able to be reached.
Police Protection: Currently this property is served by _the Flathead County
Sheriffs Office, however, it would be the staff recommendation that this
property be annexed into the City of Kalispell prior to final plat approval. The
Kalispell Police Department currently has a mutual aid agreement with the
County Sheriffs Office and respond to many calls in the area. According to
the Kalispell Police Department, they will be able to adequately serve this
area.
Fire Protection: This property is within the service area of the South Kalispell
Fire District, however, once completed this subdivision will be served by the
City of Kalispell Fire Department. The subdivision will be required to provide
fire hydrants in the subdivision according to the City of Kalispell
specifications and will be required to receive written approval from the fire
chief prior to final plat approval. Again, this area appears to be at low risk of
dre because of its urban proximity and good access.
Refuse Disposal: Once annexed into the City, the subdivision will be served
by the City of Kalispell for solid waste disposaL Adequate space at the
County landfill is available for the solid waste which will be generated by the
subdivision.
Medical Services: Flathead Regional Hospital is approximately three miles
from the site. ALERT helicopter and the ambulance services are available to
serve this subdivision and access is good.
-AVE t-
The soils within the subdivision are classified as Kalispell Demers silt loam
which may have some limited agricultural value. However, this property has
been used for equipment storage and idle grasslands. The property to the
north of this has been used for limited agricultural purposes primarily
related to grazing. This subdivision will have an insignificant impact on
agriculture in the Valley and is more valuable for residential development
because of its close proximity to Kalispell and associated services and the
lack of obvious development constraints.
F. Compliance with Xaster Plan
The Kalispell City -County Master Plan Map designatesihis'�rea as- Suburban
ResidentiaL however, there is a provision within the master plan which
encourages the designation of lands to a higher density once public services
10
and facilities are available to the area. This is the situation in this area. The
proposal is in compliance with the goals and objectives of the master plan.
This property is was rezoned in 1994 to R-3, a single family residential
district which requires a 10,000 square foot minimum lot size. The
subdivision complies with the minimum lots size requirements of this zone. It
is anticipated that this property will be annexed into the city of Kalispell once
completed and would be in compliance with the City R-2 zoning which also
requires a 10,000 square foot minimum lot size. The developer and engineer
have designed this subdivision with this scenario in mind. The developer will
request City R-2 zoning upon annexation. Both the City R-3 and the County
R-2 limit the residential uses to single family. This subdivision is in
compliance with both of these zoning designations.
H. Compliance with the Subdivision Regulations
The preliminary plat appears to be in substantial compliance with the State
and County Subdivision Regulations.
The Flathead Regional Development Office would recommend that the Kalispell City
County Planning Board and the Board of County Commissioners adopt the Staff
Report #FPP 97-4 as findings of fact and grant preliminary plat approval for this
subdivision subject to the following conditions:
1. That the development of the site will be in substantial conformance with the
approved preliminary plat which shall govern the general location of the lots,
easements and roadways.
2. That the roadways within the subdivision shall be constructed in accordance
with the adopted Standards for Design and Construction which includes the
pavement, curbs, gutters, sidewalks and drainage system. A letter from the
Kalispell Public Works Department shall be required stating that the
improvements have been installed according to the required specification at
the time of final plat approval.
P]
3. A note shall be placed on the final plat reserving ten feet along the western
bounda.ry of the property for future right-of-way acquisition for the expansion
of Willow Glen Drive.
4. That an approach permit for access onto Willow Glen Drive shall be obtained
from the Flathead County Road DepartmenL
5. The name of the subdivision shall be changed so as not to conflict with other
subdivisions in Flathead County named Willow Brook and shall be approved
by the County Plat Room.
,f,- The developer shall install a central mailbox location approved by the U.S.
Postal Service and shall be indicated on the final plaL
7. That a 20 foot wide buffer area comprised of coniferous trees shall be
provided along the western proper-ty boundary and around the parcel
containing the e)dsting building located on the southwest corner of the
subdivision to provide screening, buffering and dust abatement
8. That sidewalks shall be constructed on both sides of the street and there be
a minimum five foot boulevard space between the sidewalk and roadway that
is planted with street trees at 50 foot intervals. Street lighting shall be
located within the subdivision and shall be shielded so that does not intrude
unnecessarily onto adjoining properties.
9. That a cash -in -lieu of parkland fee in the amount of $15,610 may be
accepted if the developer can provide an agreement with the neighboring
school to access and utilize their playground equipment and open space.
Access from the subdivision to the school shall be provided by way of a
footbridge across the stormwater treatment swale. A pedestrian access
easement shall be located on the plat and easements from the Aoining
property owner(s) and school granting this use must be submitted with the
final plat. If this is not viable, then a park shall be dedicated within the
subdivision which is no smaller than 20,000 square feet and a cash -in -lieu of
parkland in the amount of $12,738 shall be paid. .
; ' . ' - 1 17.. � . --
1. A storm water drainage plan which incorporates the drainage easement alon,.iA
the south side of the property and the slough to the west shall be
coordinated with the City of Kalispell and Flathead County and implemented
JO
accordingly. The stormwater drainage plan shall be approved by the
Kalispell Public Works Department.
12. That all water and sewer service plans and specifications shall be reviewed
and approved by the Department of Environmental Quality and the Kalispell
Public Works Department.
13. That a letter from the Kalispell fire chief approving the location and
placement of the fire hydrants within the subdivision shall be submitted with
the final plat.
14. That the final plat for Phase II shall be filed within two years of final plat
approval for Phase 1.
15. That Phases I and 11 shall be annexed into the City prior to final plat
approval.
16. That preliminary approval shall be valid for a period of three years from the
date of approval.
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WILLOW. BROOK SUBDIVISION
PREIAMINARY PLAT FOR 87 LOTS
WILLOW G N AND VICINITY ZONING DISTRICT, R-3 ZONINO
FILE # FP -97-4 7j
PLOT DATE: 2/19/97
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