Tab 16. Gardner Application for PUD from City website March 10, 2013The attached document was printed from the following web address:
http://www.kalispell.com/plarming/documents/Gardnerinvestments_001.pdf
on March 10, 2013 at 2:15 p.m.
Planning Department
201 lot Avenue East
Kalispell, MT 59901
Phone: (406) 758-7940
Fax: (406) 758-7739
www.kalispeU.com/planning
APPLICATION FOR PLANNED UNIT DEVELOPMENT (PUD)
PROJECT NAME GARDNER 2-lot PUD
1. NAME OF APPLICANT: _Gardner Investments LLC (tract 1 owner)
2. MAIL ADDRESS: P.O.Box 958
3. CITY/STATE/ZIP: Kalispell, Mt 59903 PHONE:
NAME AND ADDRESS OF OWNER IF DIFFERENT THAN APPLICANT:
4. NAME: _Volkswagen Real Estate LLC. - (tract if owner)
5.
MAIL ADDRESS: P.O. BOX 1217
6. CITY/STATE/ZIP: Whitefish, MT 59937_ PHONE: _406 863 2511_
7. TECHNICAL ASSISTANCE: APEC Engineering Inc._ _
8. MAIL ADDRESS: _111 Legend Trail -
9. CITY/ STATE /ZIP:-KALISPELL, MT, 59901 PHONE:_406 755 1333_
If there are others who should be notified during the review process, please list those.
Check One:
_X Initial PUD proposal
Amendment to an existing PUD
A. Property Address: 2915 HWY 2 South, Kalispell, MT
B. Total Area of Property: _7.65 acres
C. Legal description including section, township & range: -Southwest ''/a of the
Northwest % of Section 28, Township 28 North, Range 21 West, P.M., M., Flathead
County, Montana, _
D. The present zoning of the above property is: _.B-5/ PUD Placeholder
l
E. Please provide the following information in a narrative format with supporting
drawings or other format as needed:
a. An overall description of the goals and objectives for the development of
the project.
Site development of the two lot PUD as proposed are tract land
properties adjacent to Highway 93 and Lower Valley Road located at
the southerly gateway to the Kalispell community. Access for the
PUD will be served from existing approaches from each traveled
public way.
For future PUD adoption in the area as detailed by the "future
overall preliminary plan" it should be noted that the public water
and sewer facilities will be sized for development as shown therein
and not just the 2 lot PUD. The development potential for coherent
mixed -use commercial properties of significant size and broad in
nature will allow for numerous future site development
opportunities given the neighboring property usage of businesses
such as radio stations, auction facilities, equipment dealerships,
and transfer and storage facilities. The further build out of the area
will be facilitated by an access road common to the adjacent
properties on the eastern boundary of this PUD. With the
development of the VW Dealership interest in similar and supporting
business development possibilities will be eagerly explored. While
further development in nearby property is desired it will be clear
that the two -lot PUD is independent from further required area
development.
b. In cases where the development will be executed in increments, a
schedule showing the time within phase will be completed.
Area developed as shown supporting the VW dealership will be
undertaken once site and architectural plans are further developed
and approved by the City of Kalispell. Further development of the
VW dealership lot beyond what is currently shown will occur once a
supporting or similar business can be drawn to the site by the
owner. A defined timeframe on when this can occur cannot be
developed at this time. A pro -business environment created by the
City of Kalispell regulatory authority could help facilitate further
development in the area whereby allowing more defined timelines
on further development.
C. The extent to which the plan departs from zoning and subdivision
regulations including but not limited to density, setbacks and use, and
the reasons why such departures are or are not deemed to be in the
public interest;
The plan as proposed herein of an automobile dealership meets B5
zoning as defined by the City of Kalispell zoning regulations.
Future development plans of the properties may require a deviation
within the zoning regulations. At this time one is not required.
d. The nature and extent of the common open space in the project and the
provisions for maintenance and conservation of the common open space;
2
and the adequacy of the amount and function of the open space in terms
of the land use, densities and dwelling types proposed in the plan;
Open space will be inherently needed for landscaping requirements,
storm drainage detention and infiltration of storm water to the site
as commercial facilities and parking is required. As further
development of the area is sought each site will develop and
maintain bioswale and similar overland storage type drainage
facilities as written and required by the City of Kalispell Standards
for Design and Construction.
e. The manner in which services will be provided such as water, sewer,
storm water management, schools, roads, traffic management,
pedestrian access, recreational facilities and other applicable services
and utilities.
The City of Kalispell will help ensure extension thereof of the public
facilitates will meet the needs of the public works department to
adequately serve the area for an array of development possibilities.
Proposals and preliminary design have accounted for likely
development potentials.
f. The relationship, beneficial or adverse, of the planned development
project upon the neighborhood in which it is proposed to be established
A beneficial development relationship is anticipated between the
development owners and the planning department because by in
large the development concept fits within the B5 zoning
regulations.
g. How the plan provides reasonable consideration to the character of the
neighborhood and the peculiar suitability of the property for the
proposed use.
The current proposal herein requests development requests that
comply with current zoning of the property. The proposal of an
automobile dealership adjacent to a convenience store gas station
and another automobile dealership will help maintain uniformity
within the area.
h. Where there are more intensive uses or incompatible uses planned
within the project or on the project boundaries, how with the impacts of
those uses be mitigated.
Property development proposed herein on tract 1F and as intended
by the second lot development of tract 1 is of lot development that
complies with current zoning regulations though flexibility with
said regulations may be requested while under the PUD
development.
i. How the development plan will further the goals, policies and objectives
of the Kalispell Growth Policy.
Development within the south Kalispell business or industrial area
under a planned unit development approach allows for continued
review by the City of Kalispell Planning staff. This should
3
i.
inherently provide the city with oversight that helps guide
development potential within the area.
Include site plans, drawings and schematics with supporting narratives
where needed that includes the following information:
(1). Total acreage and present zoning classifications; 7.65
acres/B5
(2). Zoning classification of all adjoining properties; B5-
unzoned by city - (county property)
(3). Density in dwelling units per gross acre; n/a
(4). Location, size height and number of stories for buildings
and uses proposed for buildings; commercial in nature,
multiple stories possible
(5). Layout and dimensions of streets, parking areas,
pedestrian walkways and surfacing; see attached for PUD
as included herein and future PUD of adjoining
properties.
(6). Vehicle, emergency and pedestrian access, traffic
circulation and control; As proposed the 2 lot PUD
includes two accesses per lot, tract 1 has one shared
Highway 93 approach with southern tract and one
Lower Valley Road approach. Tract 2 (south property)
has the shared approach and a second approach to the
south onto highway 93.
(7). Location, size, height, color and materials of signs; The 2
large existing billboard signs will be removed when
development of each lot is approved. As proposed for
the VW Dealership a pylon sign will be installed. See
attached details for specifics.
(8). Location and height of fencing and/or screening; none
planned at this point.
(9). Location and type of landscaping; see plan for developed
lot. Mostly grass, trees and bioswale compatible
grasses.
(10). Location and type of open space and common areas;
Considerable open space will be incorporated into the
storm drainage overland filtration area.
(11). Proposed maintenance of common areas and open space;
Open space within the lot and adjacent thereto which
included county/mdot right of way will be maintained
by parcel owners.
(12). Property boundary locations and setback lines; noted
(13). Special design standards, materials and / or colors;
(14). Proposed schedule of completions and phasing of the
development, if applicable;
(15). Covenants, conditions and restrictions;
(16). Any other information that may be deemed relevant and
appropriate to allow for adequate review.
4
If the PUD involves the division of land for the purpose of conveyance, a preliminary
plat shall be prepared in accordance with the requirements of the subdivision
regulations.
Please note that the approved final plan, together with the conditions and restrictions
imposed, shall constitute the zoning for the district. No building permit shall be
issued for any structure within the district unless such structure .conforms to the
provisions of the approved plan.
The signing of this application signifies that the aforementioned information is true
and correct and grants approval for Kalispell Planning staff to be present on the
property for routine monitoring and inspection during review process.
(Applicant Signature)
ri
((Date)
5
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January 7, 2012
Tom Jentz - Director
City of Kalispell Planning Department
201 15t Avenue East,
Kalispell, MT 59901
Re: Gardner Two Lot PUD application
Tracts 1, 1F within swl /4 of the nwl /4 of Section 28, T 28 N, R 21 W, P.M.M., Flathead County
Dear Mr. Jentz:
Formal review of the enclosed materials is requested to apply the Planned Unit Development (PUD)
implementation where currently a PUD placeholder exists. Submitted for your review is the
following plans/supporting information of proposed and conceptual improvements of the above
mentioned platted property:
1. Completed Application Form and questionnaire w/ review fee of $1965
2. Tracts 1 and If Enlarged Layout Plan
3. Future Development Conceptual Layout Plan
4. PUD application document with associated responses
5. supplemental background information
• COS's of subject property and adjoining property
• General parcel data
6. Glacier Volkswagen draft plan of front elevation
In addition to what is included above the Flathead County GIS Department has been given the
review fee of $75 and a completed request form. Upon completion by that department a copy of the
official adjacent landowner list will be forwarded to the City of Kalispell Planning Department.
Please review and comment to me at your earliest convenience. Please feel free to contact myself or
Marc Liechti in my office for additional copies and or additional requests for more information.
Sincerely,
Jeff A Goudreau
APEC, Inc.
Enclosures as noted above
Cc: Todd Gardner
Project File
i- _A"C 14. aU --?M 121II2 V.1p. ChB Rtnmma Ganmc SM PUD pN SOW-lm —
Civil L APEC, Inc. t.. Structural
111 Legend Trail, Kalispell, MT 59901 Tel 406.755.1333 Fax 406.755.1310 www.APEC-MT.com
Gardner two lot PUD Application
PUD Application
for
Gardner Two Lot PUD
Including development within of
GLACIER VOLKSWAGEN
City of Kalispell, Flathead County, Montana
A formal review of the application herein is requested for the formal PUD assertion of the
below mentioned two lots currently held within a placeholder PUD as adopted by City Council.
The property in question are as described herein and shown on the supporting draft site design
documents attached.
The property: Tracts 1, 1F of the Mergenthaler Subdivision located in the sw1/4 of the
nw1/4 of Section 28, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana.
The PUD application herein includes the proposed preliminary layout for development of tract
1f with conceptual layout of tract 1 of the above described property.
This application for a PUD was prepared on behalf of Gardner Investments, LLC; please use
mailing address is PO Box 958 Kalispell, MT 59903.
APEC Inc. the technical representative is requesting review and comment on PUD development
implementation within PUD placeholder city annexed property of tract properties near the
intersection of Lower Valley Road and Highway 93.
Page 1 of 5
Gardner two lot PUD Application
Italicized text is verbatim from City of Kalispell zoning ordinance, answers follow text in
addition to completing the formal application. All supplemental information and project
layouts are included as appendixes.
PUD Application Materials. The fill PUD application submittal shall contain the following
information in the form of an overall PUD development plan and supporting text.
(a) A listing of each deviation or class of deviation from the underlying zoning district and a
justification of the appropriateness for the deviation;
N/A
(b) A listing of each deviation or class of deviation from the city subdivision regulations
design standards and a justification of the appropriateness for the deviation;
N/A
(c) An existing topo map showing existing building and features and a proposed topo map
showing proposed topography using one to five foot intervals drawn to a scale not less than
one inch equals 200 feet showing all proposed streets, lots, buildings, open space, wetlands,
floodplain, environmental hazards, storm water facilities and other elements basic to the
development;
Both are attached and shown as 1 foot contour intervals.
(d) Proposed locations, areas, densities and types of residential and nonresidential uses and
structures within the area proposed to be developed and maximum height of buildings or
structure;
See noted plans, Commercial usage as shown.
(e) Proposed plans for handling. -
I. Vehicular traffic;
Much of the traffic is routed toward Lower Valley Road and onto a previously
constructed highway approach intended for this property. No detailed vehicle impact
study's were conducted for the major roadways adjacent to this site. At this time impacts
onto roads of highway and collector capacities are considered negligible compared to
current usages of the public transportation system. More significant future improvements
may warrant analysis.
2. Pedestrian traffic routes & trails including safe routes to school;
Significant pedestrian traffic is not expected at this time.
3. Sewage disposal, conceptual storm water drainage and water supply;
See attached for draft version of the related infrastructure improvements plan. Final
design, plans, and specifications are expected for extensions of the water main and the
construction of a sewage lift station.
4. Parks and open space;
Landscaping buffers are utilized throughout the site plan as shown herein in basic layout
fashion, future details will be completed. Improvements and continued maintenance of
Page 2of5
Gardner two lot PUD Application
the bioswale water treatment/storage/infiltration areas will be completed to help ensure
those needs are met while providing vegetative aesthetic appeal and lot coverage
diversity.
5. Parking,
Ample parking for customers and employees will be provided as shown on the site plan.
Significant extra parking is planned for currently while the dealership wishes to be held
only to the minimum requirements should budgetary confinements require.
6. Prominent landscaping, buffering, site perimeter and entrance treatment features;
A significant landscape buffer will be created by improving the planned bioswale and
boundary buffer.
7. Chib horses, sales offices;
N/A
8. Retaining wall work in excess of 3 feet in height;
No new retaining walls will be constructed that exceed 3 feet in height.
9. Common fencing designs and locations where proposed,
Tract IF will not contain fences, development of Tract 1 may include fence though at this
time no plans exist for the lot.
10. Commercial, directional and entrance signage;
Signage will be constructed in conformance with City of Kalispell sign requirements. At
this time one pylon dealership sign is planned and the appropriate entrance/exit signage
will be utilized to improve circulation within.
11. Street lighting and parking lot lighting where applicable;
Lighting will be designed and be in conformance with City of Kalispell standards. Down
direction lighting will be used.
12. Any other pertinent site development features.
N/A
69 Elevation drawings which demonstrate visually the general architectural features of each
proposed building or architecturally distinct group or type of buildings and the site perimeter
treatment. Note — This may be waived by the Zoning Administrator on a case specific
situation for uses listed below which may include but are not limited to:
See attached architectural drawings.
1. Single family detached housing when the lots equal or exceed the minimum lot size
of the underlying zone; and
N/A
2. Two unit townhouse or duplex development which is alley loaded and the lots
equal or exceed the minimum lot size of the underlying zone.
N/A
Page 3 of 5
Gardner two lot PUD Application
(g) The PUD plan shall show the boundary lines of adjacent subdivided or un-subdivided
land and the existing zoning of the area proposed for the PUD overlay;
The attached plan shows the property as the Flathead County Clerk and Recorder records
describe the property.
(h) A timeline expressing the order in which the development shall occur and estimated time
for completing key components or phases;
An estimated timeline of roughly I `/z years to design, approve and construct the VW
dealership located on the north half of tract IF. Options will be weighted and future
development of an independent business on the south half of the tract will be considered.
Tract 1 will remain undeveloped for an undefined period of time; future development will
be encouraged by the owners of the property. Future development will include site
review as required.
(i) Adequate provision for a homeowners association or other public or private management
organization to provide for the operation and maintenance of all private (non -governmental)
common facilities including any private streets or alley ways, homeowners parks, club
hoitses, sales offices, open space, trails, recreational facilities and amenities, shared parking
facilities, private lighting systems, subdivision entrance signage and common mail
receptacles;
N/A
G) Adequate provisions shall be made for maintenance of all public common facilities (e.g. a
trail or park) which are developed on public land but intended to be maintained by a private
organization or homeowners association, -
Off site lot improvements will be approved by Montana Department of Transportation
and Flathead County Road and Bridge Department. Each entity will likely review
roadway approach and right of way improvements that improve egress and landscaping
within the land adjacent to Highway 93 and Lower Valley road.
(k) Where a PUD also involves a subdivision of land, it shall also meet the application
requirements of the Kalispell Subdivision Regulations and the Montana Subdivision and
Platting Act at the time the preliminary plat is submitted;
N/A
(1) For multi phase projects to be developed over a long period of time or where project
components are proposed which may not be built for many years;
1. The first phase of development mast comply with the fall application process
outlined above.
Development of the Volkswagen dealership will be as outlined within, details
surrounding possible future developments will be included in subsequent
submittals once developers are identified and plans can be generated.
2. Each phase of a multi phase PUD mast be able to be free standing.
This improvement will be free standing and independent of reliance on fixture
developments in the area.
Page 4of5
Gardner two lot PUD Application
3. Each phase of a PUD shall not exceed the density provisions of the underlying
zone as limited by the PUD. Where a phase is proposed that complies with the
overall PUD plan but the actual density of the particular phase may exceed the
average density allowed by the underlying zone and PUD agreement, the applicant
shall either provide the necessary corresponding open space or park facilities or
suitably bond for them for development in a latter phase.
No density deviations are requested. Each developed area will have open space as
required by zoning regulations whereby no tract will exceed density requirements.
4. Futture phase or major development components may show conceptual street
designs, proposed park and open space areas, trail concepts, proposed residential
density, housing types (single family, townhouse, apartment, etc) and commercial
areas versos detailed lot, block, street and park development and building designs.
Based on a funding and associated conditions placed on the PUD at time of approval,
the applicant may be required to provide more specific information prior to
development of succeeding phases based oil one of the following processes: (Note:
The planning staff, Planning Board or council, at their discretion, may also request
additional or more complete information relative to the futture phases or components
prior to recommending or granting initial PUD approval).
a. A finding that the outstanding items are significant and therefore f tture
phases or components should follow thefill PUD application process;
b. A finding that the outstanding items are generally minor and therefore
fittutre phases or components should be reviewed under the conditional ttse
permit process: or
c. A finding that the outstanding issues are insignificant and therefore future
phases or components should be subject to administrative review by the
Kalispell Site Review Committee; or
d. A combination of the above provisions.
(m) Any other information, plans and details which the city staff, Planning Board andlor City
Council may request to f dly evaluate the development proposal and its impacts.
Page 5 of 5
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DRAWINGS HEREIN FOR PLANNED UNIT DEVELOPMENT CONCEPTUAL PLANNING
AND REVIEW ONLY. UPON CITY OF KALISPELL PLANNING DEPARTMENT APPROVAL
DETAILED PLANS WILL BE GENERATED FOR CONSTRUCTION DOCUMENTS SUBJECT
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DEALERSHIP SHOWN HEREIN.
PROPERTY NOTES: PARCEL A OF COS g 19299. TRACT 1F
ZONING: S-5/PUO
AREA: 4 20 ACRE
FRONT LOT SETBACK: 20 FT
SIDE YARD SETBACK: 5 FT
REAR YARD SETBACK: 10 FT
SIDE CORNER SETBACK 15 FT
MAX. BUILDING HEIGHT: 40 FT
LANDSCAPE PARKING LOT BUFFER: 5 FT
DRIVE AISLES: 12 FT PER LANE
PARKING LOT LANDSCAPE: 5% OF TOTAL PARKING AREA, TO EXCLUDE BUFFER
LANDSCAPE WHICH EQUATES TO 5.300 FT-2. CURRENTLY ROUGHLY 10.000
FT-2 IS PLANNED TO BE PROVIDED FULFILLING THE LANDSCAPING AND
STORMORAINAGE REQUIREMENTS FOR THE SITE.
PARKING REQUIREMENTS:
i SPACE PER 1.500 SO. FT. OF FINISHED FLOOR (7,500/1500)- 5 SPACES
2 SPACES PER SERVICE BAY (-20 SPACES)
PARKING SPACE REQUIRED: 25 SPACES
PARKING SPACE PROVIDED: 56 SPACES
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