Preliminary Plat for Amended Plat Lot 3 - May 19, 2003rim
ri-City Pla ning Office
17 Second Street East — Suite 211
Kalispell, Montana 59901
Phone: (406) 758-1850
Fax: (406) 751-1858
tricity*centu rytel. net
www.tricityplanning-mt.com
REPORT TO: Kalispell Mayor and City Council
FROM'•S Narda A. Wilson, Senior Planner
Chris A. Kukulski,1 City Manager
SUBJECT Amended Plat of Lot 3, Daley Field
MEETING DATE: May 19, 2003
BACKGROUND: This is a request by Murcon Development for preliminary plat
approval of a four lot commercial subdivision on approximately 7.4 acres on the west
side of Highway 93 across from Kelly Road. The property is zoned B-2, a General
Business Zoning district that allows for a wide variety of commercial uses. Dale Field
y
Subdivision was created by the City of Kalispell in conjunction with the Airport Urban
Renewal District and the ballfields that were previously located on the site were moved
to the Kalispell Youth Athletic Complex on Four Mile Drive. When this lot was sold to
Murcon Development there was no development agreement executed between the City
of Kalispell and the developer that would affect the development or resubdivision of this
property.
The Kalispell Planning Board considered this matter at a special meeting on April 29,
2003 and held public hearing. This property fronts along a portion of the highway that
is scheduled for reconstruction. There was discussion regarding the access to the
subdivision from Hwy 93 South. The new internal roadway will provide access to the
lots within the subdivision and none of the lots will have direct access onto Hwy 93.
Primary access to subdivision will be from Hwy 93 South and the new internal roadway
within the subdivision will create a four-way intersection between Hwy 93 and Kelly
Road. There has been discussion in the past with the MDOT regarding the installation
of a signal at the intersection of Kelly Road and Hwy 93. However, in the past the
MDOT has found that his intersection does not warrant a signal. The creation of this
four-way intersection at Kelly Road and Hwy 93 may have some impact on the decision
whether or not to install a traffic sign at this junction. The developer will coordinate
any needed improvements with MDOT prior to final plat approval.
Another issue that arose is the is the extension of and internal access road that
functions as a frontage road that has been extended between Big R and as far north
as the south end of the subdivision. The staff asked the board to consider placing an
additional condition on the plat requiring an easement for the further extension of the
access road. At the public hearing John Schwarz with Schwarz Engineering
represented the applicant and objected to the recommendation that an access
easement be provided for on the plat. He said that MD-OT would not construct a
frontage road and he didn't think it should be a condition of approval. Furthermore,
Providing Community Planning Assistance To:
e City of Kalispello City of Whitefish -D City of Columbia Fallse
Amended Plat of Lot 3 of Daley Field
May 12,2003
Page 2
when the City of Kalispell was approached regarding placing an easement on the plat
for Daley Field for an access road, he was told they did not want the encumbrance on
the property. He didn't feel that they should now be required to do something the
City was not willing to impose on themselves. Additionally, he thought there was a
need for the traffic light at Kelly Road and they would work with MDOT on developing
the new intersection. Tom Sullivan, manager of the Rosauers grocery store to the
north spoke in favor of extending the access road to connect to the Rosauers parking
lot to direct traffic to the controlled intersection at Third Avenue East and Hwy 93
where there is a traffic light.
After the public hearing the board discussed the frontage road concept and whether
or not some type of formal agreement would be needed or whether it should be left up
to the individual property owners. A motion was made to approve the preliminary plat
subject to the recommended conditions which passed unanimously.
RECOMMENDATION: A motion to approve the preliminary plat subject to the
recommended conditions would be in order.
FISCAL EFFECTS:
kl- tli- � friv, 0 W
Respectfully submitted,
74W4 I&,
Narda A. Wilson
Senior Planner
Minor positive impacts once fully developed.
As suggested by the city council.
Report compiled: May 12, 2003
c: Theresa White, Kalispell City Clerk
Chris A. Kukulski
City Manager
Attachments: Transmittal letter and conditions of approval
Staff report KPP-03-4 and application materials
Draft minutes from 4/29/03 planning board meeting
TIZANSMIT\KALISPEL\2003\KPP3-4.MEMO
ri-City Pla n m*g Office
17 Second Street East — Suite 211
Kalispell, Montana 59901
Phone: (406) 751-1850
Fax: (406) 751-1858
tricity*centurytel.net
Chris Kukulski, City Manager
City of Kalispell
P.O. Box 1997
Kalispell, MT 59903
Re: Amended Plat of Lot 3, Daley Field Subdivision
Dear Chris:
The Kalispell City Planning Board met on April 29, 2003 and held a public hearing to
consider a request by Murcon Development for preliminary plat approval of a four lot
commercial subdivision on approximately 7.4 acres located on the west side of
Highway 93 across from Kelly Road. The property is zoned B-2, a General Business
zoning district that allows for a wide variety of commercial uses.
Narda. Wilson, of the Tri-City Planning Office, presented staff report KPP-03-4
evaluating the proposal. She noted that the proposed subdivision would create a new
intersection with Kelly Road and that the reconstruction of Hwy 93 did not currently
include a traffic light at Kelly Road. She also noted that an access road from the
south has been extended nearly as far as the south end of the subdivision and asked
the board to consider placing an additional condition on the plat requiring an
easement for the further extension of the access road. The staff recommended
approval of the preliminary plat subject to the conditions outlined in the staff report.
At the public hearing John Schwarz with Schwarz Engineering represented the
applicant and objected to the recommendation that an access easement be provided.
He said that MDOT would not construct a frontage road and he didn't think it should
be a condition of approval imposed on private *individuals. Furthermore, when the
City of Kalispell was approached regarding an easement on the plat for Daley Field to
create an access road, he was told they did not want the encumbrance on the
property. He didn't feel that they should now be required to do something the City
was not willing to impose on themselves. Additionally, he thought there was a need
for the traffic light at Kelly Road and they would work with MDOT on developing the
new intersection. Tom Sullivan, manager of the Rosauer's grocery store to the north
spoke in favor of extending the access road to connect to the Rosauers parking lot.
After the public hearing the board discussed the frontage road concept and whether or
not some type of formal agreement would be needed or whether it should be left up to
the individual property owners. A motion was made to approve the preliminary plat
subject to the recommended conditions which passed unanimously.
Providing Community Planning Assistance To:
o City of Kalispell e City of Columbia Falls * City of Whitefish •
Amended Plat of Lot 3, Daley Field Preliminary Plat
May 12, 2003
Page 2
Please schedule consideration of this preliminary plat for the
wm�eeting of May 19, 2003. You may contact this board or Narda
Planning Office if you have any questions regarding this matter.
Sincerely
Kalispell City Planning Board
on Van Natta
President
ammm
Kalispell City Council
Wilson at the Tri-City
Attachments: Attachment A - Recommended Conditions of Approval
Staff report KPP-03-4 and application materials
Draft minutes 4/29/03 planning board meeting
c w/ Att: Theresa White, Kalispell City Clerk
c w/o Att: Murcon Dev, 2940 Petro -Canada Tower W., 150 Sixth Ave SW
Calgary, Alberta T2P 3Y7
Schwarz Eng., 100 Financial Drive, Suite 120; Kalispell, MT 59901
H: \FRDO \TRANSMIT\KALISPEL\2003 \KPP-03-4. DOC
Amended Plat of Lot 3, Daley Field Preliminary Plat
May 12, 2003
Page 3
ATTACHMENT A
AMENDED PLAT OF LOT 3, DALEY FIELD SUBDIVISION
CONDITIONS OF APPROVAL AS RECOMMENDED BY THE
KALISPELL CITY PLANNING BOARD
APRIL 29, 2003
The Kalispell City Planning Board is recommending the following -conditions to the
Kalispell City Council for the above referenced preliminary plat. A public hearing was
held on this matter at the April 29, 2003 planning board meeting:
I. 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 and
accesses.
2. That a letter from the Kalispell Public Works Department be obtained which states
that the plans and specifications for all necessary infrastructure and
improvements have been reviewed and approved in accordance with Kalispell's
Design and Construction Standards; and certification from an engineer licensed
in the state of Montana shall be submitted with the final plat stating that all of the
improvements have been constructed in accordance with those approved plans.
3. An approach permit shall be obtained from the Montana Department of
Transportation for the creation of the intersection at Kelly Road and Hwy 93 and
that any needed improvements be accomplished prior to the submittal of the final
plat after being reviewed and. approved by the MDOT.
4. That a common mail facility be located for the subdivision and be approved by the
local postmaster.
5. The roads within the subdivision shall be named and signed in accordance with
the policies of the Kalispell Public Works Department and the Uniform Traffic
Control Devices Manual.
6. That a letter be obtained from the Kalispell Fire Department approving the
number and location of fire hydrants within the subdivision, the access and
suppression system and compliance with the Uniform Fire Code.
7. That any areas disturbed during construction be revegetated with a weed -free mix
in accordance with a plan approved by the Kalispell Parks and Recreation
Department.
8. That a note be placed on the face of the final plat that states "Some building
height restrictions may be applicable because of the proximity of these lots to the
Kalispell City Airport".
9. All new utilities shall be installed underground.
Amended Plat of Lot 3, Daley Field Preliminary Plat
May 12, 2003
Page 4
I.G. Street lighting shall. be located within the subdivision and shall be shielded so
that it does not intrude unnecessarily onto adjoining properties.
That a nimum of two-thirds of the necessary infrastructure for this subdivision
shall be completed prior to final plat submittal.
12. That the preliminary plat shall be valid for a period of three years from the date of
approval.
fiiiltl 1�11'
WN)
C M j
AMENDED PLAT OF LOT 3, DALEY FI Ll E
TRI-CITY PLANNING OFFICE
SUBD ON REPORT #KPP-03-4
APRIL 22, 2003
A report to the Kalispell City Planning Board and the Kalispell City Council regarding
a request for preliminary plat approval of a four lot commercial subdivision. A public
hearing on this proposal has been scheduled before the planning board for April 29,
2003 in the Kalispell City Council Chambers. The planning board will forward a
recommendation to the city council for final action.
BACKGROUND-., This four lot subdivision is being reviewed as a major preliminary plat
since it is the second subdivision from the original tract of record. Daley Field
Subdivision was a three lot'subdivision completed in December of 1997.
A. Owner/Applicant: Murcon Development, Inc.
2940 Petro -Canada Tower W.
150 Sixth Ave SW
Calgary, Alberta T2P 3Y7
(403) 269-5416
Technical Assistance: Schwarz Engineering, Inc.
100 Financial Drive, Suite 120
Kalispell, MT 59901
(406) 755-1333
B. Location: The lot that is proposed for resubdivision is located -south of Rosauers
on the west side of Hwy 93 South directly across from Kelly Road. The property
can be described as the Amended Plat of Lot 3 of Daley Field Subdivision located
in Section 20, Township 28 North, Range 21 West, P.M.M., Flathead County,
Montana.
C, Size: Total area: 7.41 acres
Area in Lots: 6.992 acres
Areas in Roads: 0.42 acres
Min Lot Size: 1.34 of an acre
Max Lot Size: 2.04 acres
D. Nature of the Request. The developer is proposing to subdivide an
approximately 7.4 acre parcel into four commercial lots that will be accessed via
a new internal subdivision road. The new internal subdivision road will create
an intersection at Hwy 93 and Kelly Road. Currently this property is
undeveloped and was previously a part of the City of Kalispell's park system
where a ball park was previously located and known as Daley Field.
Zoning: The zoning for this property is B-2, a General Business District. This
district has a 7,000 square feet minimum lot size requirement and the minimum
lot width is 70 feet. All of the lots within the proposed subdivision exceed this
minimum. lot size and lot area.
9rft
Ye Existing Land Use.- This property has not been developed.
G, Surrounding Zoning and Land Uses Zoning: The •area is a mix of general
commercial uses in the area as well as the Kalispell City Airport.
North.- General retail building, City B-2 zoning
South: General off -ice building, City B-2 zoning
East: Office, restaurant / bar, boat sales, City and County B-2 zoning
West: Kalispell City Airport, City P- I zoning
H, Relation to Master Plan Map: This property hes within the Kalispell Growth
Policy area and is designated on the future land use map as commercial. Within
the plan itself this property is identified as part of the commercial core of
Kalispell. This subdivision is in compliance with the master plan for the area. It
may also be noteworthy that this property is within the boundaries of the Airport
Urban Renewal. District.
1. Utilities:
Water:
City of Kalispell
Sewer:
City of Kalispell.
Electricity:
Flathead Electric Cooperative (underground)
Tel
CenturyTel (underground)
Solid Waste:
City of Kalispell
Fire:
City of Kalispell
Police.
City of Kalispell
Schools:
School District #5
A
This application is reviewed as a major subdivision in accordance with State statutory
review criteria and the Kalispell Subdivision Regulations.
A. Effects on Health and Safety:
Fire: The risk of fire in this subdivision can be considered generally low because
this is an urban area, has good access, will have fire hydrants located within the
subdivision and the types of uses proposed for the site do not present any
significant threat of fire.
Floo : The topography of the site is generally level and there is little risk of
flooding or due to surface water runoff. The area has been known to have high
groundwater and hydric soils which can present challenges in managing
drainage.
Access: Primary access to subdivision wil1 be from Hwy 93 South, a federal.
highway that is managed and maintained by the Montana Department of
Transportation. Hwy 93 between Ashley Creek to the south and the Flathead
County Courthouse to the north has been scheduled for reconstruction. It was
0
-anticipated that this project would be placed out for bid this spring. This
property fronts along a portion of the highway that is scheduled for
reconstruction. The new internal roadway will provide access to the lots within
the subdivision and none of the lots will have direct access onto Hwy 93. The
new internal roadway will create a four-way intersection between Hwy 93 and
Kelly Road. There has been discussion in the past with the MDOT regarding the
installation of a signal at the intersection of Kelly Road and Hwy 93. However, in
the past the MDOT has found that his intersection does not warrant a signal.
The creation of this four-way intersection at Kelly Road and Hwy 93 may have
some impact on the decision whether or not to install a traffic sign at this
junction.
The developer will be required to obtain an approach permit for the creation of
the new roadway onto Hwy 93 and Comply with any requirements that the
Montana Department of Transportation may have in conjunction with the
creation of this new intersection.
B., Effects on Wildlife and Wildlife Habitat:
Minimal impacts to wildlife and wildlife habitat can be anticipated as a result of
this subdivision since this property and site lie within an urban area of Kalispell
C. Effects on the Natural Environment:
Surface and -groundwater: This subdivision will be served by public water and
sewer thereby minimizing any potential impacts to the groundwater from on -
site sewage treatment. There is no surface water in close proximity to this site
that could be affected by development. There is some high groundwater and
hydric soils in the area, but they are not significant enough to create flooding
or surface water problems with the site.
Drainage: This site is relatively level and does not pose any unusual
challenges to site drainage. When Daley Field subdivision was completed a
common stormwater management system was created near to the west end of
the property that should be adequate to accommodate development on the site.
As part of the development process a drainage plan will need to be identified
and will be reviewed and approved by the Kalispell Public Works Department.
D. Effects on Local Servicesi
Sewer: This property will be served by the City of Kalispell sewer which direct
access to sewer along the Hwy 93 corridor. Extension of a sewer to the west into
the subdivision to provide service to the lots will be designed and constructed in
accordance with the design specifications of the City of Kalispell. Adequate
capacity exists within the Kalispell sewage treatment system to accommodate the
additional needs created by this subdivision.
Water: City water will be used to serve the subdivision and is available within
the Hwy 93 corridor. A water main will need to be extended into the subdivision
to serve to the other lots and to provide adequate fire flows for an additional
0
I-Ilydrant if needed. The new water facilities will be required to be reviewed and
approved by the Kalispell Public Works Department and the Fire Department.
Schools: This subdivision is within the boundaries of School District #5,
howeverP no impacts to the school system can be anticipated as a result of this
development because of its commercial nature.
Parks: Lions Park lies in close proximity to the property directly to the east.
Impacts to the park system will be limited. Parkland dedication is not required
for commercial subdivisions.
Police Protection: This property is served by the Kalispell Police Department.
There would be limited impacts on the police department and adequate service
can be provided as a result of this subdivision.
Fire Protection: This property will be served by the City of Kalispell Fire
Department. Fire hydrants will need to be placed within the subdivision in
accordance with the Uniform Fire Code as part of the subdivision development.
The fire department will be able to adequately service this development
Refuse Disposal: Once these lots are developed, the City of Kalispell will provide
solid waste disposal to the site. Adequate space at the County landfill is
available for the solid waste which will be generated by the subdivision.
Medical Services: Kalispell Regional Hospital is approximately two miles from the
site. Kalispell ambulance service as well as ALERT are able to provide service to
this area. Access to the site will be good once the internal street is developed.
E. Effects on Agriculture and Agricultural Water Users Facilities:
This is not an agricultural area and commercial development is anticipated in
this area. Because this is in an established and growing urban area, no impacts
to agriculture or agricultural water users facility are anticipated as a result of
this subdivision. Some limited agricultural use of this property has traditionally
taken place, but not for several years.
F. Compliance with Growth Policyj
The Kalispell Growth Policy 2020 anticipates that this area will develop
commercially. Not only is this area part of an area that has been well -
established commercially it is part of the Airport Urban Renewal District,
intended to provide a mechanism for redevelopment in the area. The proposed
subdivision complies with this land use designation.
This property is currently zoned, B-2, a General Business zoning district. The
proposed subdivision complies with this mnmum lots size and width
requirements of the B-2 zoning for newly created lots. This district provides for a
broad range of commercial uses including professional offices, retail and
0
restaurants to name just a few. This subdivision is in substantial compliance
with the Kalispell Zoning Ordinance.
H. Airport Urban Renewal District
This property was sold when Daley Field was subdivided and the balffields
relocated to the new Kalispell Youth Athletic Complex on the State School
Section Property to the north. It was intended that the funds from the sale and
development of this property would be used for the upgrade of the Kalispell City
Airport and other needed infrastructure improvements within the district. The
revenue generated from this district has been earmarked for airport
improvements and utility installation along Hwy 93 with the reconstruction of
that roadway. This property was not subject to a development agreement
between the developer and the City of Kalispell when it was sold and there is not
provision regarding the manner in which in can be subdivided or developed.
Because of this property's close proximity to the Kalispell City Airport there may
be some height restrictions along the property boundary to the south that could
prohibit the development of a rather tall building near the rear propert
, y
boundary. It would therefore be logical that if a taller building were desired the
parking could be located to the west of the site and the building(s) located toward
to east of the site to maxim the allowable building height.
41 0
L Compliance with the Subdivision Regulations:
The proposed subdivision complies with the Kalispell Subdivision Regulations
and no variances are being requested.
I L010101646) t:-V I' M,-%- -0 Lei
That the Kalispell City Planning Board adopt the staff report #KPP-03-4 as findings of
fact and recommend to the Kalispell City Council that the preliminary plat be approved
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 and
accesses.
2. That a letter from the Kalispell Public Works Department shall be obtained which
states that the proposed plans and specifications all improvements have been
reviewed and approved in accordance with Kalispell's Design and Construction
Standards and have been review and approved for compliance with those
standards. Certification from an engineer licensed in the state of Montana shall
be submitted with the final plat stating that all of the improvements have been
constructed accordingly.
3. An approach permit shall be obtained from the Montana Department of
Transportation for the creation of the intersection at Kelly Road and Hwy 93 and
that any needed improvements be accomplished prior to the submittal of the
final plat after being reviewed and approved by the MDOT.
5
4. That a common mail facility be located for the subdivision and be approved by
the local postmaster.
5. The roads within the subdivision shall be named and signed in accordance with
the policies of the Kalispell Public Works Department and the Uniform Traffic
Control Devices Manual.
6. That a letter be obtained from the Kalispell Fire Department approving the
number and location of fire hydrants within the subdivision, the access and
suppression system and compliance with the Uniform Fire Code.
7. That any areas disturbed during construction be revegetated with a weed -free
4 . in accordance with a plan approved by the Kalispell Parks and Recreation
Department.
8. That a note be placed on the face of the final plat that states "Some building
height restrictions may be applicable because of the proximity of these lots to the
Kalispell City Airport".
9. All new utilities shall be installed underground.
10. Street lighting shall be located within the subdivision and shall be shielded so
that it does not intrude unnecessarily onto adjoining properties.
11. That a minimum of two-thirds of the necessary infrastructure for this subdivision
shall be completed prior to final plat submittal.
12. That the preliminary plat shall be valid for a period of three years from the date of
approval.
REPORTS \03 \KPP03-4.DOC
M
X
100 Financial Dr., Suite 120 o Kalispell, MT 59901 * Tel., 406.755.1333 o Fax: 406,755.1310 9 mrvvw.schwarzengineering.com
APPLICATION FOR MINOR SUBDIVISION PRELIMINARY PLAT ApPROVA]LI
This application shall be submitted, along with all information required by the applicable
Subdivision Regulations and the Montana Subdivision and Platting Act, and the
appropriate fee to:
Tri-City Planning Office, 17 Second St East, Suite 211
Kalispell, Montana 59901 Phone: (406) 751-1850 Fax: (406) 751-1858
t1f ey
FEE SCHEDULE,* , 4&00. 411-
FEE ATTACHED•
Minor Subdivision... (5 or fewer lots) $300 + 25/lot icc>
Condominiums (5 or fewer lots - land is not subdivided) $250 + 25/unit
Mobile Home Parks & Campgrounds $250 + 25/space
(5 or fewer spaces - land is not subdivided)
Amended Preliminary Plat $200
Subdivision Variance $100 (per variance)
Commercial Subdivisions Add $200 to base ac>o
Preliminary plat fee
SUBDIVISION NAME.4, Amd. Plat Lot 3 of Daley Field Subdivision
Name Murcon Development, Inc. Phone 403.269.5416
Mailing Address 2940 Petro -Canada Tower W, 150 6thAvenue SW
City . Calgary . State Alberta Zip T2P 3Y7
TECHNICAL/ PROFESSIONAL PARTICIPANTS (Surveyor/ Designer/ Engineer, etc.):
Name & Address Schwarz Architecture & Engineering, Inc.
Name & Address 100 Financial Drive, Suite 120, Kalispell, MT 59901
Name & Address
City/County Kalispell/ Flathead
Street Address 2260 U.S. Highway 93 South, Kalispell, MT 59901
Assessor's Tract No. (s) Daley Field Subdivision Lot No(s) 3
1/4 Sec NW Section 20 Township 28N Range 2 1W
GENERAL DESCRIPTION OF SUBDIVISION: Four commercial lots, two at ± 2 acres;
two at ± 1.5 acres, surrounding westward Kelly Road extension& cul-de-sac
Number of Lots or Rental Spaces 4 Total Acreage in Subdivision 7.41 acres
Total Acreage in Lots 6.99 Minimum Size of Lots or Spaces 1.34 acres
Total Acreage in Streets 'or Roads0.42 Maxi m*um Size of Lots or Spaces 2.04 acres
Total Acreage in Parks, Open Spaces and/or Common Areas -0-
I
1 11111, 111 ... I i I . I pi, 111�1
711T, 0 1
111� J,
wwt -1-I;
Single Family
Townhouse
Duplex
Apartment
Commercial 4
Industrial
Condominium
Multi -Family
W-ke
J
Mobile Home Park
Recreational Vehicle Park
Planned Unit Development
Other
Roads: Gravel X Paved X Curb X Gutter X Sidewalks Alleys Other
Water System: Individual Multiple User Neighborhood X Public Other
Sewer System: Individual Multiple User Neighborhood X Public Other
they Utilities: X Cable TV X Telephone X Electric X Gas Other
Solid Waste: X Home Pick Up Central Storage Contract Hauler Owner Haul
Mail Delivery: -Central —Individual X School District: 5
Fire Protection: Hydrants Tanker Recharge Fire District: Kalispell City
Drainage System: Will design to retain all stormwater on -site per Kalispell City
Standards.
Q
flow
wliq $J)
VARIANCES: ARE ANY VARIANCES REQUESTED? No (yes/no) If yes,
please complete the information below:
EXPLAIN THE HARDSHIP THAT WOULD BE CREATED WITH STRICq_1'-
COMPLIANCE OF REGULATIONS:
PROPOSED ALTERNATIVE(S) TO STRICT COMPLIANCES WITH ABOVE
REGULATIONS:
2
PLEASE ANSWER THE FOLLOWING QUESTIONS IN THE SPACES PROVIDED
BELOW'*
Will the granting of the variance be detrimental to the public health, safety or
general welfare or Miurious to other adjoining properties?
2. Will the variance cause a substantial increase in public costs?
3. Will the variance affect, in any manner, the provisions of any adopted zoning
regulations or Master Plan?
4. Are there special circumstances related to the physical characteristics of the
site (topography, shape, etc.) that create the hardship?
5. What other conditions are unique to this property that create the need for a
variance?
N
r al -I -Wy 1,04 Uy-
The subdivider shall submit a complete application addressing items below to the
City Planning Office at least thirty (30) days prior to the date of the meeting at which
it will be heard.
2. 6 copies of the preliminary plat.
Whitefish.* 20 of t limin at. Note that minor •Rlats
cORies he Rre aa Ip
go to the Planning Board and City Council.
3. One reproducible set of supplemental information. (See Appendix A of
Subdivision Regulations for the city where the subdivision is proposed.)
4. One reduced copy of the preliminary plat not to exceed 11" x 17" in size.
S. Application fee
6. Adjoining Property Owner List (see example below)
Assessor# Sec-Twn- Lot./Tract No. Property Owner & Mailing Address
I hereby certify under penalty of perjury and the laws of the State of Montana that the
information submitted herein, on all other submitted forms, documents, plans or any
other information submitted as a part of this application, to be true, complete, and
accurate to the best of my knowledge. Should any information or representation
submitted in connection with this application be untrue, I understand that any
approval based thereon may be rescinded, and other appropriate action taken. The
signing of this application signifies approval for the Tri-City Planning staff to be
present on the property for routine monitoring and inspection during the approval
and development process.
-LUTUVnN nW.VV.TnPMF'NT INC, it
rL"V C'tA ( 1 1 �. S
As approved by the TCPB on 12/19/01
Effective 1/ 1/02
(Date)
ZI
Subdivision of AMENDED PLAT LOT 3 OF DALEY FIELD SUBDIVISION
is a proposed commercial development consisting of 4 lots.
This property is located west of, and adjacent to U.S. Highway 93 South; directly
opposite the intersection of Kelly Road with said highway. The property lies entirely
within the incorporated limits of the City of Kalispell.
a
I There are no falls, slides, slumps or bedrock that could result in property
damage or personal injury. The area is not prone to any unusual
seismic activity.
2. There are no rock outcroppings existing on the property.
B. Any problems or dangers encountered during construction, relating to
geology, will be addressed and resolved as soon as the problem arises. All
problems will be resolved in conjunction with the representing Engineer.
A. No natural water systems such as streams, rivers, intermitted streams;
lakes or marshes are located within the property.
B. At least two galvanized pipe risers exist on property - presumably they
were used to supply an irrigation system which is no longer present.
The subsurface routing of this supply line and the connection point to
city water, if still in existence, is unknown at this time.
C. No flood hazard area exists within the property.
A. Vegetation on this undeveloped property is non-native grassland. Property
has been used for athletic fields, and presumably crop and/or hay
production in the past.
B. Existing vegetation will be left undisturbed until its removal is necessary.
Disturbed areas out of the roadways will be re -seeded upon completion.
Vegetation will only be removed if within the road area or building envelope.
C. No special measures should be necessary to protect existing vegetation
during construction activities.
NAMMMUMIAXW
A. This property is not used by wildlife beyond rodents and insects.
B. There are no known important wildlife areas, such as big game winter range,
or waterfowl nesting areas/habitat for rare and endangered species on this
property.
C. Garbage and other hazardous materials will be kept enclosed during
construction activities.
A. The general soils description for this. area includes both "Saline -alkali" unit and.
"Kalispell -Demers silt -loam" unit. The former consists of "strongly saline soils
with an alkaline hardpan where well drained'. The latter a "deep, silty loam
with low yields due to unproductive slick spots and the droughty claypan"
B. Historically the site has been used for athletic fields. Presumably the property
was farmed for hay or crops prior to that use.
C. No current agricultural use on this site. Adjoining airport property is typically
mowed for hay once each season. This site may be mowed or cut for hay in
order to limit fuels.
D. No conflicts with agricultural issues should be created within or because of
this subdivision.
E. The site has never been timbered.
A. There are no known historical, archaeological or cultural features on or near
the development site.
Environmental Assessment 03110103
Amended Plat of Lot 3 of Daley Field Subdivision Page 2 of 7
B. None, as abovel
C. None should be necessary., as above.
ITANUT, 411M
B. The property lies within the City Sanitary Sewer Service Area. City maps
indicate an existing sanitary sewer main along the west margin of the
property. Additionally, the City has plans to install sanitary sewer main along
U.S. Highway 93 (the east margin of the property) in the near future.
Subdivider will install complete sanitary sewer system facilities in accordance
with MT DEQ and Kalispell Standards for Design and Construction.
1. The subdivision when fully developed will generate an estimated 1200
gallons per day of effluent.
2.
a. Existing sanitary sewer system is operated by the City of Kalispell,
Department of Public Works.
b. Sanitary Sewage system is adjacent to property as described above
and was designed to handle future use from the Daley Field
Subdivision.
c. Kalispell Public Works Department will review sanitary sewer design.
3. Not Applicable.
ill. WATER SUPPLY
a
1. The subdivision when fully developed will require an estimated 1200
gallons of water per day.
a. Existing water system is operated by the City of Kalispell, Department
of Public Works.
Environmental Assessment 03110103
Amended Plat of Lot 3 of Daley Field Subdivision Page 3 of 7
b. Existing water main system is adjacent to the property as indicated on
the Plat. Subdivider will install complete water system facilities in
accordance with the Kalispell Standards for Design and Construction,
as well as approval from the City Fire Marshall.
c. Kalispell Public Works Department will review water system design.
A. Solid waste will be collected by the City of Kalispell. Each lot owner has the
option to hire a private garbage collector to pick-up and dispose of all solid
waste. Each lot -owner shall provide necessary access to individual waist
collection containers, to be screened from public view and located off-
street. Location and means of solid waste disposal facilities subject to
approval by the City Engineer of Kalispell.
a
3
1. Subdivider will design and install system to retain all roadway stormwater
on -site, per Kalispell City Design and Construction Standards.
2. Proposed road (Kelly Court) and cul-de-sac will be asphalt with curb and
gutter per Kalispell City design and Construction Standards.
3. Kelly Court approach to U.S. Highway 93 will include an appropriately
sized culvert to allow flow -through or balancing of any surface
stormwater collected in the existing right-of-way ditches to the north and
south.
1. Undeveloped lots will retain stormwater by absorption. If individual lot
development would result in a loss of capability for on -site stormwater
retention by absorption then the individual lot owner / developer will be
responsible for the design and installation of appropriate facilities to
retain that stormwater on site.
2. All areas which undergo denuding of vegetation during construction
activities to be re -seeded to grass cover as soon as is feasible.
Environmental Assessment 03110103
Amended Plat of Lot 3 of Daley Field Subdivision Page 4 of 7
I
A. The type of commercial development on each lot will substantially affect the
traffic generation as a result of this development. A preliminary estimate of
40 automobile trips per day per lot is advanced.
1. Proposed access road will have a stop sign at its intersection with
Highway 93. Proposed road will be built to Kalispell Design and.
Construction Standards, and will handle access traffic demands.
2. There should be no increased road maintenance costs or problems
resulting from this subdivision.
B. Subdivider will pay the cost of designing, installing and maintaining the
access roadway.
C. Soil conditions are not foreseen to present any problems during construction.
E. Year-round access will be available to all lots over legal rights -of -way via
conventional automobile.
X11. EMERGENCY SERVICES
a
1. Fire protection will be provided by the Kalispell City Fire District. The fully
equipped fire department currently serves the area, which includes the
proposed subdivision.
2. Police protection will be provided by the Kalispell City Police Department.
3. Kalispell Fire Department Ambulance will provide ambulance and Q.R.U.
services. The ALERT helicopter service and other facilities provide
additional emergency service.
4. Medical services will be provided by the Kalispell Regional Medical
Center as well as private and public practice physicians and clinics in the
area.
B. The present personnel and facilities for emergency and medical services
should be adequate to serve the needs of the proposed development.
Environmental Assessment 03110103
Amended Plat of Lot 3 of Daley Field Subdivision Page 5 of 7
A. This development is within Kalispell School District Number 5.
B. This subdivision will result in no added schoolchildren for the district.
A. The property is currently classified as commercial. The assessed value is
$972, 612. 00.
B. The property would retain a commercial classification. A minimum of a 60%
increase in taxable value is anticipated as a result of the proposed
subdivision. Full occupancy is expected in 4 years or less from the time of final
plat approval.
C. Subdivision at full occupancy would pay approximately $ 661.00 in yearly city
water fees, $ 1360.00 in city solid waste collection fees., and $ 1481.00 in city
sewer fees. Additional one time -only fees would be paid at time of service
connections.
A. Property was previously used for athletic fields. Site is currently vacant &
unimproved.
B. The site proposed for development is currently zoned B-2.
C. Neighboring land uses include large retail,, light industrial, public and private
office space, and a municipal airport. The proposed development will not
affect public access to any adjoining properties.
D. This proposed commercial subdivision is located wholly within a commercial
corridor. Medium sized commercial lots are in high demand in this location
with its proximity to central Kalispell.
E. Flagging indicates the location of a natural gas line on the southern and
western margin of the property. Care should also be taken to delineate the
existing irrigation wafer line on the property and determining whether it is
energized prior to any excavation or subsurface penetration.
F. There are no on -site uses, current or foreseen, Which would create any
nuisance.
Environmental Assessment 03110103
Amended Plat of dot 3 of Daley Field Subdivision Page 6 of 7
;111� [:1*41a;I1111i I �
A. This minor subdivision does not include parkland or any recreational facilities.
B. Lions Park is located a few hundred feet from the property, along the primary
thoroughfare.
XVI 1. UTI LITII ES
A. The power company supplying services to the adjacent properties is Flathead
Electrical Co-op. Telephone service to the vicinity is supplied by CenturyTel.
Northwestern Energy maintains a gas line along the southern and western
margins of the property. All new utilities will be installed underground.
B. The preliminary plat will be submitted to all of the above -mentioned utility
companies following preliminary plat approval.
Environmental .Assessment 03110103
Amended Plat of Lot 3 of Daley Field Subdivision Page 7 of 7
%W
Tri-City Planninur Officla
�n
17 Second Street East — Suite 211
Y,Ca,lispell. Nlontana 1159901
A%
Phone: (406) 751-1850
Fax.- (406) 751-1858
TO: Kalispell City Staff and Other Interested Parties
FROM: Narda A. Wilson, Senior Planner
R.E: April 29, 3003 - Kalispell City Planning Board Regular Meeting
DATE* April 9, 2003
Attached with this memo is information relating to items that will go before the
planning board on the above referenced date.
1. A request by Tim Knoll for an initial zoning designation of R-4, Two Family
residential upon annexation to the city of Kalispell on approximately 4.415 acres
of property located at the northd east corner of Bluestone anDenver Avenue. This
p
zoning designation anticipates single family and duplex or townhouse dwellings.
The property is currently in the County zoning jurisdiction and is zoned R-1,
Residential. A preliminary plat for 13 lots as described below is being filed
concurrently with the annexation and zoning request. The property proposed for
annexation and zoning can be described as a portion of Assessor's Tract 7AACAA
and Assessor's Tract 7ABA located in Section 19, Township 28 North, Range 21
West, P.M.M., Flathead County, Montana.
2. A request by Tim Knoll for preliminary plat approval of Ashley Meadows, a 13 lot
subdivision located on the northeast corner of Bluestone and Denver Avenue.
This plat would create 13 lots intended for residential development on
approximately 4. 15 and a remainder parcel where an existing single family home
will remain. All of the lots in the subdivision would be served by public sewer and
water and would be developed in accordance with City of Kalispell standards. The
preliminary plat is being submitted in conjunction with the annexation of the
propertv and designation of initial zoning of R-4, Two Family Residential. The
property can be described as a portion of Assessors Tract 7AACAA and Assessor's
M
,ract 7ABA located in ,Section JC), Township 28 North, Range 21 West, P.M..,
Flathead County, Montana.
oQmen -oreliminai7i- -plat approval. of the Amended
tcluest by Muron Deveit flo r
't4 e CL four 'lot cora.-Lnerci-ai sub"' o
Sub a cavision n
0 r- J ai erT anTision,
oss
I -A' of THNwr acr 0M
-Eed on tlie west s- 1
ap p rcs loca
,roi�Aamattry
D11C S e"� K, 7 e Ir
-ul-de-sac arLcL -V -UL
,--)v an -n'te=-Lai
C!
-.-oa 711-1 e o -is e se
T
Ovidin(y CiMmUn'Ity -31anninu Assistane 0:
M ,)Iumbia- lffls 4 i_s. M
TeRe.5 =alls KPB 4 / 29 03 mtcr
April 10, 2003
Page 32
and water in ac%..,;.JrdanCC11 -with City of Kalispell standards. The property can be
described as Lot 3 of Daley Field 1 located in Section 20, Township 28 North,
Range 21 West, P.M.M., Flathead County, Montana.
4. A request by Dorthey Getz for an initial zoning designation of B-2, General
Business upon annexation to the city of Kalispell on approximately 3.2 acres of
property located on the south side of Appleway Drive and approximately 700 feet
west of Meridian Road. The property is currently in the County zoning
jurisdiction and is zoned R- 1, Residential. The B-2 zo =*g designation anticipates
commercial and multi -family development. No development proposal has been
presented at this time. The property proposed for annexation and zoning can be
described as a portion of Assessor's Tract 15 in Section 13, Township 28 North,
Range 22 West, P-M.M., Flathead County, Montana.
A request by Kalispell School District 5 for an initial zoning designation of P-1,
Public, on approximately 8.44 acres upon annexation to the city of Kalispell. The
property is currently in the County zoning jurisdiction. is zoned RA- 1, Low Density
Residential Apartment. The property is the Edgerton School located at 1400
Whitefish Stage and can be described Assessor's Tracts 1A M' Section 31, and
Assessor's Tract SE in Section 32 of Township 29 North, Range 21 West, P.M.M.,
Flathead County, Montana.
These items will go before the Site Development Review Committee in the Kalispell
Building Department on the following dates:
0 April 10, 2003 - Initial comments
* April 17, 2003 - Review Comments
0 April'.21, 2003 so that they can be incorporated into the staff report.
These matters will go before the Kalispell City Planning Board on April 29, 2003 for
public hearing. Please bring your comments to the above referenced site review
cornnuttee meeting(s) or submit your comments in writing or by phone, prior to April
215, 2003 so that they can be incorporated into the staff report to the planing board.
You can reach me at 751-1852.
If you need additional information regarding any of these items, please call me. Thank
you for taking the time to review and comment on these items.
ReBerrals KPB 4/ 29/03 mtg
April 107 2003
Page 32
c.- w/attachments: Jim Stewart, Fire Dept.
Mike Baker, Parks and Rec
Chris Xukulski,, City Manager
PJ. Sorenson, Zoning Administrator
Roger Kraus, Police Dept.
Dick Amerman, City Engineer
Frank Castle, Civil Engineer
Jim Hansz, Director Public Works
Sandy Wheeler, Community Redevelopment
Susan Moyer, Community Development Director
Craig Kerzman, Chief Building Inspector
Charles Harba-U. City Attorney
Steve Herzon, MDOT
Charlie Johnson,, Co. Rd. Superintendent
Applicant / Owner
H:\...\AGREF\KALISPELL\KPB429REF2.DOC
Thursday, April 10, 2003
Building Department Conference RooJ
ATTENDING:
Dick Amerman, Asst. City Engineer
Craig Kerzman, Building Official
Chris Kukulski, City Manager
Sandy Wheeler, Comm. Dev. Mgr.
Kathy Kuhlin, Recording Secretary
Guests Wayne and Hubert Turner, Developers
Erica Wirtala, Sands Surveying .
Bill Dubeaul Jackola. Engineering
Mike Baker,, Parks & Ree. Director
Roger Krauss, Assistant Police Chief
Jim Stewart, Fire Marshal
Narda Wilson, 3CPO Planner
6"h Avenue West A arttints — 5-plea — B-2 — Bill Dubeau checked fire flows and
they are adequate. The van accessible parking space has been addressed. Matt Waati
will be the contact person. Utilities will be *installed by Russ Olsen. Drainage will be
to the road. There will be two storm sewer collections at the comers of the
intersection. Solid waste pickup will be in the alley. Landscaping should be done
around the building. Building elevations and a landscaping plan will be need for the
Architectural Review Committee. Sidewalks are already existing. The general
contractor, Don Frownfelter, will control the roof drainage. Public Works is okay
With this project.
Mountain View Plaza — plans for Borders/Ross/TJ Maxx on large rear pad; Pier I
on outparcel close to highway (first outparcel to develop) — Public Works has
concerns regarding the infrastructure, retention facility isn't fenced and the fire
hydrant is not accessible. There is no landscaping plan. Mike met with the
consultant and contractor. Blair told P. J. the fire hydrant issue would be taken care
of. The irrigation isn't complete,, but the contractor is scheduled to get back in there.
They could bond for the landscaping. Mike is okay with the list, but he needs the
landscaping plan. The fire pad 'Issues is still pending.
Rawson Field — They have opted out of the zo g process by claiming the agency
exemption.
Lot 4. Ridgeview -- tabled until next Thursday.
Turner's Subdivision in the Northeast comer of Three Mile Drive and
Stillwater Road — between the Blue Heron Subdivision and the North View
Subdivision. Water and sewer are coming from Sunset Court. The bypass
goes through a comer of the lot, but is not part of the subdivision. This is not
two subdivision development areas. ``here Will be one access. The
landowner to the north has access to the bypass. Have 1.78 acres of park land
. Buffer zone all around and walkway/bike path. If both sides of the
subdivision can't have access to the bypass, then the second part of the
subdivision may not be built. They will contact Loren Fraser regarding the
bypass. There are connections between this land and to the land to the North
and to Northridge also. Ask for letter from DOT approving their access
through there. Pus g for annexation and zoning to be part of the City
sewer. Fire flows need to be determined and comply. Public Works and the
engineer need to meet about the water issue. Discussion was held. An
agreement would be made between the City and the parties on the water
situation. Impacts to Three Mile and Stillwater would be based on a traffic
study. The park in the front is less than an acre. The other park could be
private or public. The subdivision will have duplexes around the outside and
the rest would be single family homes. If the density is in agreement with the
growth policy, there should not be a problem with the density. Concerns
about the right-of-way for further road development was discussed. Mike
will look at the Alternate Transportation Plan for Stillwater. This project will
phase in with about 6 to 8 phases.
Ashley Meadows Subdivision — Knoll wants to leave house out call it a
remainder, and leave it on a septic. He wants a variance to subdivisions
standards that require the roads to line up. If the house was moved, there
could be two additional lots added to his project. A condition of the
subdivision is that this is a whole project, including the one house on one
acre,, and all must be annexed. We recommend approval of the variance for
the offset. There will be cash in lieu of the park land.
Resubdividing Dalev Field — There is no frontage road. Public Works,
Planning, and the City Attorney need to talk about the state collectors and
arterials. Chris thinks we should take the right-of-way or make it a condition
of approval but clarify who should take care of that area. Who carries the
liability in this area.
4"' ,Xvenue West — want to annex a comer and leave house as a remainder
and create three lots. Extension of 4"'Avenue West. The easement needs to
go. There will be a duplex and two townhouses with a cul-de-sac. Thew
could move the cul-de-sac down. This was submitted for annexation and
zoning.
C,+
Dorothv Getz — Request for annexation and zoning of three acres on thl
south side of Appleway.
Lee's Meridian Business Park — Property owners have cooperated tul produce a proposal that would build a street from the cul-de-sac on Meridi
-t.
Court across Meridian Tracts and connect to Second Street West.
New office building site plans near Meridian Road. Plans were distributed.
The meeting was adj ourned at 12: 10 p.m.
cc*. Chris
Police
Bldg
Fire
31 C P 0
Parks
Comm. Dev. Public Works
NO. btszb
NOTICE OF PUBLIC
TEARING
KALISPELL CITY
';'CANNING BOARD
AND ZONING COM-.
ISSION
The regular meeting of
e Kalispell City Plan-
ing Board and Zoning
,commission is sched-
iled for Tuesday, Aprfl
2003 beginning at
00 PM in the Kalispell'.
Pity Council Chambers,
ralispell City Hall, 31 z'
"iist Avenue East, Ka
tell. The planning
hoard will. hold a public
acing and take public
mments on the follow-
ra'g, agenda item. The
?oard will make a rec-
3rnmendation to the- Ka-
ispell City Council who
,ritl take final action.
1. A request by Tim
<noll for an initial zoning
$0signation of R-4, Two
=-amity residential upon
annexation to the city of
Kalispell on approxi-
rnately 4.415 acres of
property located at the
northeast corner of
Bluestone and Denver
Nvenue. This zoning
designation anticipates
single. family and duplex
,ar townhouse dwellings.
The property is currently
in the County zoning ju-
sdiction and is zoned
�-1, Residential. A pre-
liminary plat for 13 lots
as described below is
being filed concurrently
with the annexation and
zoning request. The
property proposed for
annexation and zoning .
can be described as a
portion of Assessor's
Tract 7AACAA and As-
sessor's Tract 7ABA lo-
Gated in Section 19,
Township 28 North,
Range 21 West,
P(M.M., Flathead Coun-
ty, Montana.
2. A request by Tim
Knoll for preliminary plat
approval of Ashley
Meadows, a 13 lot sub-
division located on the
:northeast corner of
''Bluestone and Denver
Avenue. This plat would
`create 13 lots intended
for residential develop-
ment on approximately
4.15 and a remainder
parcel where an existing
single family home will
'remain. All of the lots in
the subdivision would
be served by public
sewer and water and
would be developed in
;accordance with City of
,.Kalispell standards.
`The preliminary plat is
':being submitted in con-
junction with the annex-
ation of the property and
designation of initial
zoning of R-4, Two
r-__!o - 11--:J_.-t._1 TI--
_ Y
t i
ner Lake, Sunday/ April
)roperty can be descri-
ed as a portion of As-
>essor's Tract 7AACAA
and Assessor's Tract
7ABA located in Section
19, Township 28 North,
3ange 21 West,
'1M.M., Flathead Coun-
t', Montana.
3. A request by Muron
)evelopment for pre-
iminary plat approval of
he Amended Lot 3 of
)aley Field Subdivision,
k�.four lot commercial
ubdivision on approxi-
mately 7.41 acres locat-
►d on the west side of
Hwy. 93 across from
telly Road.; Th.e lots
rou.fd :lie, served b,y- an
ternal cul-de-sac and
y public sewer and wa-
r in -accordance with
ity of Kalispell stand -
The property can
e described as Lot 3 of
ialey Field 1 located in
!ection 20, Township
8 North, Range 21
Vest, P.M.M., Flathead
ounty, Montana.
4. A request by Dor-
ey Getz for an initial
oning designation of B-
s General Business
on annexation to the
ity of Kalispell on ap-
roximately 3.2 acres of
roperty located on the
outh side of Appleway
,rive and approximately
00 feet west of Meridi-
n Road., The property
currently in the Coun-
zoning jurisdiction
nd is zoned R-1, Resi-
ential. The B-2 zoning
esignation anticipates
ommercial and multi-
tmily development. No
evelopment proposal
as been presented at
its time. The property
roposed for annexation
nd zoning can be de-
;ribed as a portion of
ssessor's Tract 15 in
ection 13, Township
8 North, Range 22
lest, P.M.M., Flathead
ounty, Montana.
5. A request by Kalis-
911 School District 5 for
initial zoning desig-
ation of P-1, Public, on
pproximately 8.44
gyres upon annexation
the city of Kalispell.
7e property is currently
the County zoning ju-
§diction is zoned RA-1,
)w Density Residential
partment. The property
the Edgerton School
sated at 1400 White-
*3h Stage and can be
31scribed Assessor's
acts 1 A in Section 31,
id Assessor's Tract 5E
Section 32 of Town-
flp 29 North, Range 21
lest, P.M.M,, Flathead
ounty, Montana.
+ VNd1NOWA031VIS` iNno�db3H1bi-4 Il�7C7 �2�03 3flSSI :NOISIA2*d
Fr
qot xvi cu0� awtmyx ammm m sgL � �3! VIZ-Oz NOISIAlaens alaw A3�ib0 E 10"i :NOISIAn'7 8
W 113611YX'OM #rat I S'3/�IVd IVONVN14 OM
�� 3 3 1 V 1� l V 3 ¢,�I � i I :NOISIA3�1� � o
7V 3 rU.,i t '' - NONNVH Hd w w4
NOIS213n „L �X., � � : ��3� 90f U
NOISIniC]gf1S a�31.� �3`1bC1 30 £ 10�1 dbVU h.LINI�IA CINd 1f10�`d'1 :A9o3n+�lA�a
* � H D a
tu
iVId *GWV *d03 iVId AVNIWi`132�d N :1�943Ndd3ad
M M O z
z olL fV
. - toLLJ
Ln
_
; _ z
V U to z O
_m U
W _ uI0<
en t/1 N La Lij a
F:, = }Q..
00 00 4� �- p NY
N soz
�l g J < u. t;
a+
._.i z = �"
�► U W
J cr ::E V) 0
C, Q UZu
Q. oo
..�JJz
w =opa
-i mUV
s
M W W zOW u
CL Cl) W O w=
a�ram, � d �_
F- papal
Q J�Z-.
Z ~O�.".d -j
:D z
UJ
w V W p
a W
t j W J w
U.
arm pF,00
L n =.`IZp
a
W �" ! '
0 .
LL- 1 1 wZ > O
U .. 0 V w
LLJ
z All
od lop
s�
a �3g.
J
w
o
It 00 LLI
0014 w a Z �' Z
w p >
Iler 3i of \ Z =! H
lope
.,, -� de H z V z z
j�� �r i + �! c~`n pQ V) chi
Q(/ L li i.V uJ
.+,�
0/0
C' t�
00
L Sp
00 N
00
41
110,600
Na� i -0-0 o ��
� W
�V cr
w U !
00
00 / 1
`
z
�
�
. ll
i�
r 6 C/) �