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4. Resolution 5117 - Preliminary Plat - Subdivision 272REPORT FROM: SUBJECT: City ot Kalispell Planning Department 7 - 2'0 Strom East, Suite 21 L, Kalispell, Montana 5990 Telephone: (406) 751-1850 Fax: (406) 7.'511-1858 Kalispell Mayor and City Council Sears Conrad, Senior Planner James H . Patrick, City Manager Preliminary Plat Approval of Subdivision 2 2 MEE'E'G DATE* June 5,2006 BACKGROUND: This is a preliminary plat request for a two lot townhouse subdivision. Each tovmhouse lot or su l t would be 6,664 square feet in size. The sublots would e created from a larger parcel of tract land approximately 33,500 square feet in size. The property is zones R- , Two Family Residential, and is located at the southeast comer of the intersection of Deaver Avenue and Rimr ek Court at 121 Deaver Avenue, The property has 201 feet of frontage along Denver Avenue are.d 167 feet of frontage along Rimr ek Court. The property can be described as assessors Tract No. 7AACAA, located in Section 19, T vmship 28 North, Range 21 'west, P.M.M. , Flathead County, Montana REC I-WHAEN A N* A motion to approve the pre imm' ary plat with the 10 conditions attached in staff report KSR-- 3 would be � order. FISCAL EFFECT'S: Positive impacts once fuRy developed. A TERNA r'ES: As suggested by the City Council. Respectfully subit.tte., w.......... . Sean Conrad Senior Planner James H * Patrick City Manager Report compiled: May 30, 2006 Attachments: Staff Report KSR- -3 and application materials e: Theresa. White, Kalispell City Clerk 'dim are.d day KnoH, 121 Denver Avenue, Kalispell, MT 59901 Sands Surveying, Inc., 2 vi .la. e Loop, Kalispell, MT 59901 RESOLUTION No, 5117 A. RESOLUTION CONDITIONALLY APPROVING THE PRELIMINARY PLAT of SUBDIVISION 272, MORE PARTICULARLY DESCRIBED AS .ASSESSOR'S TRACT No, AA.CAA, LOCATED IN SECTION 19, TOWNSHIP 28 NORTH., RANGE 21 WEST, P.M.M., FLATHEAD COUNTY, MONT ►NA. WHEREAS,, Tiny and Kay Knoll, the owners of the certain real property described above, have petitioned for approval of the Subdivision Plat of said property, and WHEREAS, the proposed subdivision plat of said property is subject to the provisions of Section 2.0(Preliminary Plat Process -Minor Subdivision), Subdivision Regulations of the City of Kalispell, and WHEREAS,, the Kalispell Planning Department has reviewed the proposed subdivision and made a report #KSR--3 to the City Council of the City of Kalispell, said report considering the criteria set forth in Section -3-0MCA., and WHEREAS, the City Council of the City of Kalispell at its regular Council Meeting of June 5, 2006, reviewed the Kalispell Planning Department Report KSR-- 3, and found from the Preliminary Plat., and evidence, that the subdivision is in the public interest. NOW THEREFORE, BE IT RESOLVED Y THE CITY COUNCIL OF THE CITY OF KALISPELL, MONTANA AS FOLLOWS: SECTION 1. That the Findings of Fact contained in Kalispell Planning Department Report KS--3 are hereby adopted as the Findings of Pact of the City Council. SECTION H. That the application of Tim -n and Kay Knoll for approval of the Preliminary Plat of Subdivision 272, Kalispell, Flathead County, Montana is hereby approved subject to the following conditions 1. That the final plat for the subdivision shall be in substantial compliance with the approved preliminary plat. Kalispell Sub. Begs. App. C — Final Plat) 2. New infrastructure required to serve the subdivision shall be designed and. constructed in accordance with the City of Kalispell"s Standards for Design and. Construction and Montana Public Works Standards; and shall be certified by an engineer licensed in the State ofMontana. All work shal I be reviewed and approved by the Kalispell Public Works Department prior to construction. This infrastructure shall include curb, gutter, boulevard and sidewalk and shall be installed along Denver Avenue as it abuts the subdivision. (Kalispell Design and Construction Standards) 3. A letter from the Kalispell Public Works Department sating That the new infrastructure has been accepted by the City of Kalispell. (Kalispell Design and Construction Standards) . The required boulevard along Denver Avenue shall be a minimum of 5 feet wide and a payment in lieu of landscaping provided to the Department of Parks and Recreation for the installation of street trees and seeding of the boulevard. `dints of Fact Section D) 5. The following note shall be placed on the final plat for lots 1 A and I B, "Property owners are responsible for the boulevard strip for the length of their property bo .ndar'es. Responsibilities include watering and mowing of the grass within the boulevard. Removal of grass or trees within the boulevard is prohibited unless approved by the Kalispell Department of Parks and Recreation."' (Findings of Fact Section I . The owner of tract 7 AACAA shall install curb, gutter and sidewalk along the property boundary adjacent to Denver Avenue. The new infrastructure shall connect with existing infrastructure along Denver Avenue.(Findings of Fact Sections C and I . ,All new utilities shall be installed underground. (Kalispell Sub. Begs. Section3.17) All areas disturbed during development of the subdivision shall be re -vegetated with a weed - free mix immediately after development. Erosion control measures must be in place during construction and remain in place until the site is stabilized. . The owner shall provide a draft copy of a maintenance agreement for the 2-foot access easement shown on the preliminary plat. (Findings of Pact Section A 10. That preliminary plat approval shall be valid for a period of three years from the date o approval. (Kalispell Sub. Kegs. Section 2.04). SECTION M. Upon proper review and filing of the Final Plat of said subdivision in the office of the Flathead County Clerk and Recorder, said premises shall be a subdivision of the City of Kalispell. PASSED AND APPROVED Y THE CITY COUNCIL AND SIGNED BY THE MAYOR. of THE CITY OF KALISPELL, THIS 5TH DAY OF JUNE, 2006. Pamela B. Kennedy Mayor ATTEST. - Theresa White City Clerk KALISPELL PLANNING DEPARTMENT SUBDIVISION #272 SUBDMISION REPORT KSR-06 -3 MAY 23, 26 A report to the Kalispell City Council regarding a. request for preliminary plat approval for a two unit townhouse subdivision. BACKGROUND DW RKAT N: This is a. arehminar r plat request for a. two unit tovmhou.se subdivision on an existing residential lot located at 121 Denver Avenue in Kalispell. The site contains an existing single family residence and a garage. The propel is zoned R- , Two Family Residential, and lies at the southeast comer of the intersection of Denver Avenue and Rimrock Court. The property,. tract 7AACAA, was part of the Ashley Meadows Subdivision which was given ma plat a. roval in May o 2004 to create 13 lots. Although portions of tract 7AACAA were incorporated Mto Ashley Meadows the majority of the tract was not a part of the subdivision. and, therefore, was considered a. rer a. der tract. Since tract ' AACAA is a remamder the proposed subdivision of two sublots is being treated as a minor subdivision in accordance with the Kalispell Subdivision Regulations. A. Owner: Tim and Kay Knoll 121 Denver Avenue Kalispell, MT 59901 (406) 55-2 B. Technical Assistance: sands Surveying, Inc. 2 Village Loop Kalispell, MT 59901 C. Nature of the Keenest: This is a request for a two lot townhouse subdivision. Each townhouse lot or sub of would be 6,664 square feet in. see. The sublots would be created from a. larger parcel of tract land a -o-sate y 33,500 square feet in size. D. Location and size of Property: The address of the property is 121 Denver Avenue and the site lies at the southeast comer of the intersection of Denver Avenue and Rirnrock Court. The property has 201 feet of frontage along Denver Avenue and 167 feet of frontage along Rimrock Court. The property can be described as Assessors Tract No. " AACAA, located in Section 19, Township 2 North, Range 21 West, . M. M. , Flathead County, Montana. E. Existing land use and zoning: The property currently has a single family residence that will be retained o -the remainder portion of the lot. The area of the proposed s blots is currently vacant. The property is zoned -, Two Family Residential, which allows for the creation of sublots. I F. Adjacent Lang Uses and Zoning: This property is located in an urbanized area o the city with smaller single family and tom ouse lots surrounding the site, North: Single-family homes; City R-4 zoning East: Single - 'amihomes; City R-4 zoning South: Single-familyhomes; City R-4 zoning West: Single-family homes; City R -3 zoo G. Proposed AvalilabiRty of U#. tte se r%d: Sewer service: City of Kafispell Water service: City of KaUspell Sold Waste: City of Kalispell Electric: Flathead Electric Cooperative Phone.- CenturyTel Police.* City of Kalispell ''ire: Kalispell dire Department Natural Gas, Northwest Energy Cable: Bresnan Communications Schools: School District ,, Kalispell REVIEW AND FINDINGS OF FACE This application is reviewed as a rx .ir�or subdivision . accordance ith statutory cntena and. the Kalispell City Subdivision isi on Regulations. A. Effects on Health and. Safiety: Fire: This subdivision is in the service area of the Kalis eil Fire Department. The property can be considered to be at low risk of fire because the subdivision and homes within .in the subdivision would be constructed m accordance with the Uniform Fire Code and, have access which meets City standards. A fire iyd.rant is located on the west side of Denver Avenue approximately 100 feet from the proposed subdivision. Flooding: The property is located outside of the 100 year floodplain pursuant to the Flood. Insurance Rate Map(FIRM) Community Panel Number 3000231815D, revised September 30, 1992. Access: Access to the proposed slots would be off of Deaver Avenue, a. street built to City standards and maintained by the City. In reviewing the preliminary plat, the Public Works Department recommended that the street frontage along Denver Avenue be brought up to City standards including curb, gutter, sidewalks, boulevard and street trees. The re �naty plat also shows a 20-foot vide access easement along the eastern boundary of tract 7AACAA. The access easement extends from Ri roc Court south to the proposed townhouse lots and would enable future 2 townhouses to util e a. rear garage for parking in order to provide a better street presentation of the townhouse .ruts. The easement would be private are. therefore lannin staff is recommending a condition e placed on the plat requiring a. maintenance ntena. ce agreement be created and included with. the deeds of the two proposed sots. Effects on Wiese and Wildlife Habitat: The site is not mapped within any big game winter range and does not provide si rf.icant habitat to wildlife an does not host any significant or endangered wildlife. C, Effects on the Natural Environment: : Surface and - ro ndwater: This s . ivisiorr will be served by public grater are. sever thereby minim g any potential impacts to the groundwater. The closest surface water is Ashley Creek which lies approximately Too feet to the east of the property. Groundwater is an issue for homes in the surrounding subdivisions. A Depth to eater 'fable map dated March 13, 2006 indicates the cater table between 5 and 10 feet below the surface for the area of the proposed s blots. ra*na e: This propel in general is level and does not pose any challenging development ent constraints. stormwa.ter management ent will be reviewed upon Further development of each of the proposed lots through the site plan review process. The portion of Denver Avenue fronting the proposed. s .lots and the remainder tract currently utilizes a drainage ditch to trap and convey stoat water runoff from the road to existing stormwater facilities to the north, Dun'ng review o the proposed subdivision the Public Works Department has recommended ed. that Denver Avenue, as it fronts both the proposed sublots and remainder tract, be upgraded with curbs and gutters to address the handling of stor water from Deaver Avenue. As the remainder tract is not part of the proposed subdivision the owner sloes not have to necessarily install curb are.d gutters along Denver Avenue as it fronts the rema* er tract. However, upon discussing the requested improvements with the consultant, the outer has agreed to work with the City and instal curb are.d gutter along both. the proposed su lots and remamer tract. DI Effects on Local Services. Water-: Water service to the subdivision would e provided by the City o Kalispell and taken from a water main which is located in the Deaver Avenue road. right-of-way. There is adequate capacity within the City's water system to accommodate this development. Individual hook ups and meters will be required for each lot. Sewer: Sewer service will e provided by the City of Kalispell. There is an existing serer main located within the Denver Avenue road right-of-way. There 3 is also adequate capacity within the sewage treatment plant to accommodate this development. Roads: Denver Avenue provides access to the two proposed sublots. Denver Avenue runs north to south connecting Stratford Village, Ashley ey Meadows are Lone Pine View subdivisions with Sunnysi e Drive. Denver Avenue is constr-ucted within a. 0-foot goad t - way and a majority of the roadway i built to City standards. One length of roadway not built to current City standards is the 201 feet of frontage along the proposed townhouse lots and the remainder lot. The Pubhc Works Department has required the road. r' .t- o moray in front of the two proposed sublots as well as the remainder tract he upgraded to City standards including curb, gutter, sidewalks, boulevard are. street trees for frontage along Deaver Avenue, As discussed above, the owner will be required to bring the roadway in front of the two s lots and the remainder tract up to current City standards including the installation of sidewalks along with. a. -foot boulevard strip and the applicable number of street gees. The Department of 'arks and Recreation has previously worked with developers by approving pro hate sheet trees to e planted within the boulevard strip. However, recently the Depart-.ent has changed its policy and now requires developers to provide the Department with funds so that the Department can install the street tree(s) and seed the boulevard strip. This has core about after lot owners m numerous subdivisions lave neglected to place grass and instead have placed rock in the boulevard and may or may not plant the required street trees. With the owner or developer providing funds to the Department, the City can be assured that the boulevard will be seeded and. gees M*stalled per City standards. In addition, the Department of Parks and Recreation has requested future lot owner(s) be notified. that they must maintain the boulevard strip and no removal of grass or street trees can occur without approval from the e art xent of Parks and Recreation. Therefore, conditions have been added to the proposed subdivision to address the Department's ent's concerns regarding the street boulevards. Sidewalks: There is an existing sidewalk network surrounding the proposed subdivision. The sidewalks along Denver do not extend across either the two proposed shots or the remainder lot. Along Ri=ock Court sidewalks are located on both sires of the court including the 167 feet of frontage on the rema der tract. ......... .. ... wt::.:..::.. v:.......::..:.... x� The garage located on the remainder tract is located o the left. As the photo illustrates, there is currently no sidewalk located along the we ste r edge of the property The Kalispell Groff Policy, Cha ter 8, Goal 2 states, "Encourage design that is consistent with and o .ter* utes to the character of the area and that promotes safe and accessible pedestrian access and movement." As stated previously the area around the proposed subdivision and remainder is developed with sidewalks providing sale pedeStrian access between. subdivisions M this part of the City. Hoover, the sidewalks coo not continue through the existing tract of land where the subdivision is taking place. Therefore, staff is recommending the sidewalk be continued through the remainder tract of land along Denver Avenue to provide the needed connectivity between the existing sidewalks. After discussions with the owner's consultant,, the owner was informed of the City's concern of sidewalk connectivity and has agreed to extend the sidewalk along the remainder tract to provide the needed connectivity. 5 The blue house in the background is located o the proposed remainder tract. The existing sidewalk is located immediately south of the proposed subdivision. Schools-- This development opr. ent is within the boundaries of the Kahspen School. District 5. The school district could anticipate that an additional school aged. child might be generated into the district once both the townhouse units are complete. The additional child entering the school .strict would not have a. significant impact on the district. Parks and Open.....:5pace: section 3.19.B of the Kalispell Subdivision Regulations exempts nor subdivisions from the parkland open space requirement. Police: This subdivision would be in the Jurisdiction of the city of Kalispell Police Department. The department can adequately provide service to this subdivision, however the cumulative impacts of growth within the city further strains the Department"s ability to continue to provide the high level of service the Department is committed to. Fire Protection: Fire protection services will be provided by the Kalispell Fire Department. Fire nsk is low because of good access and fairly level terrain and the urban environment. In addition, a fire hydrant M located approximately oo feet to the merest of the proposed subdivision to ail in fire suppression. Solid Waste: Sohd waste will be handled by a private contractor as the property was recently annexed. There is sufficient capacity within the landfill to accommodate the additional solid waste generated from this subdivision. 6 Medical. Services: Ambulance service is available from the Fire Department and ALERT helicopter service. Kalispell Regional. Medical Center is close, less than 3 mils from the site. , Effects on Agriculture and agricultural water user facilities: The site has not been traditionally used for agricultural purposes and is well suited for urban residential development. Its location within the planmng junsdiction and its proximity to urban services makes this property appropriate for the typo of development being proposed.. There Will be no impact on agrc It ral uses within the Va 1. y and no impact on arc .lt ral grater user facilities since this property will be served by a public water system. F. Compliance with the Kalispell Growth Policy: The Kalispell Growth policy Map designates the property as Urban Residential. Areas designated as Urban Residential are anticipated to be served by community water and sever and have good access to services and public facilities. The Urban Residential land use designation also anticipates a density of three to 12 dweffing units per acre. The proposed development complies with the existing lard use designation and the goals and policies of the Kalispell. Growth Policy. G. Compliance nth Zoning: The proposed lots do not meet the ruffilmum lots size or lot width under the R-4 , or .gig district, however, the proposed lots are considered sublots. Sublots are defined as a. portion of a platted lot designated for separate ownership from ogler portions of the lot and used for townhouse or other construction that has separate ownership of parcels. Section 2 .22.130 of the Kalispell Zoning Ordinance requires s blots to be within a recorded subdivision division lot whose area is at least 6,000 square feet and the s . lot must have a. minimum area of 2,000 square feet. The proposed sublots meet these requirements. Compliance with the KaUspell Subdivision Regulations: This subdivision complies with the State and local subdivision regulations and no variances are being requested, RECO,MMMNDATION Staff recommends that the Kalispell City Council adopt staff report KSR-o - 3 as findings of fact and approve the preliminary plat subject to the following conditions: 1, That the final plat for the subdivision s a l be in substantial compliance ace with the approved preliminary ary plat. (Kalispell Subdivision Regulations, Appendix C - Final Flat) 2. New infrastructure required to serve the subdivision shall be designed and constructed in accordance with the City of Kal spell's Standards for Design and Construction and Montana Public Works Standards; and shall be certified by an engineer licensed in the State of Montana. All work shall be reviewed and approved by the Kalispefl public Works Department prior to construction. This 7 infrastructure shall chide curb, gutter, boulevard and sidewalk shall be mstalled along Deaver Avenue as it abuts the subdivision. (Kalispell Design and Construction Standards) 3, A letter from. the Kalispell Public Works Department stating that the new infrastructure hasbeen accepted by the City of Kahs ell. (KalispeR Design and Construction Standards 4 U. The required boulevard alongDenver Avenue shall e a �� .�. M of 5 Feet wide and a payment in lieu of landscaping provided to the Department of Parks and Recreation for the installation of street trees and seeding of the boulevard. (Findings of Fact Section D) 5. The following note shall be placed on the final plat for lots 1A and I , "Property owner(s) are responsible for the boulevard sip for the lend of their property boundaries. Responsibilities include waten*ng and mow'' of the grass withiL the boulevard. Removal of grass or trees within the boulevard levard s prohibited ffless approved by the Kalispell Department of Parks and Recreation." (Findings of Fact Section ) . The over of tract 7AACAA shall install curb, gutter and sidewalk along the property boundary adjacent to Deaver Avenue. The new infrastructure shall correct with existing infrastructure along Denver Avenue. (Findings of Fact Sections C and D) 7. All utilities shall be Msta led underground. (Kalispell Subdivision Regulations, Section. 3.17). All areas disturbed during development of the subdivision shall be re -vegetated with a geed -free mix immediately after development. Erosion control measures must be in place during construction and remain in place until the site is sta.ililzed. . The owner shall provide a draft copy of a maintenance agreement for the 20-foot access easement shown on the preliminary plat. (Findings of Fact Section A) . That preliminary plat approval shall be valid for a period of three years from the date of city council approval. (Kalispell Subdivision Regulations, Section 2.04). H: FRDReports KS Zoo Ksr -3.do S 0 City of Kalispell Planning Department 1 - 2 d Street East, Suite 211, Kalispell, Mona 59901 Telephone: 06) 751-185 Fax: (406) 751-1858 MINOR SUBDBSI N pRELIMINARY PLAT APPLICATION FEE SCHEDULE: Minor Subdivision. .*5 or fewer lots) Mobile Home Parks & Campgrounds (5 or fewer spaces - land is not subdivided) Amended Prinary Plat Amendment to Conditions Only Re -configured Proposed Lots Add d ►.dditi al Lots or S . l is Subdivision Variance Commercial Subdivisions E`ER S RECORD: FEE ATTACHED: "" .00 $350 + 100/10t $350 + 100/space $350 base fee Base fee plus $40/lot Base fee plus $100/ lot $100 (per variance) Add $200 to base Preliminary plat fee Nam Phony Mailing Address 121 Denver A.v n State MT Zip '59901 E`CALPRO FECAL PARTICEPANTS (Surveyor/Designer/Engineer, etc.): Name & Address Sands Surveying, Ine, 2 Via ... Loop KakisKahmell, MT 59901 Name 8r. Address Name & Address ► AL DESCREPTION OF PROPERTY: City/ Cnty 'tad Street Address 121 Denver Avenue Ka.s ell assessor"s 'bract N*s) 7A&CAA Lot Ns 1/ 4 See N� Section �..., . ............._ _ ... Township 28 Range 2 GENERAL SCE sUBIN: Number of Lots or RenW Spaces 2 Tom Acreage M' Subdivision 0.306 Total Acreage in Lots 0.306 Mum Size of Lots or Spaces * 53 Total Acreage Streets or Roads M UM Size of Lots or Spaces .15 ToW Acreage In Parks, Open Spaces. and/or Common ,,leas 0 PROPOSED USE(S) AND NUNBR of ASSOCIATED LOTS/SPACES: Single Family Townhouse asublots Mobile Home Park Duplex Apartment � Recreational Vehicle 'ark Commercial Industries - Plied Unit Development Con oma� .M Multi -Family Other APPLICABLE ZONING DESIGNATION & DISTRICT R- ESTiMATE OF b2ARKET VALUE BEFORE IMPROVEMENTS $40,000 per acre IMPROVEMENTS TO BE PROVIDED: Roads:Gravel Paved X Cur --X� �Gutt r X—Si tes keys �Other WaterSystem: Individual _Multiple User Neighborhood �Pu—X—Other Serer System: Individual....N.-Mn1tiple User �Neighborhood�Pu h X�:.- t Other 'sties: Cable TV XT o ..X-.- Electric -X—Gas X Other Solid Waste: Home Pick Up X—Central Storms --Contract Hauler Owner Haul Mail Delivery: Central �Individual —X_... School District: Fire Protection: Hydrants —X Tamer Recharge Fire District: Dugs Systems Curb and. Gutter tStandards. OPOSED EROSIONSEDIMENTATION N CONTROL** As needed with construction o. ARUNCES ARE ANY VARLWCES REQUESTED? No (yes/no) Iyes, please complete the information below. - SECTION /REGULATION OF REGULATIONS CREATING HARDSHIP: XPLAIN THE HARDSHIP THAT WOULD BE CREATED WITH STRICT CO P SCE of REGULATIONS: PROPOSED ALTERNATIVE(S) TO STRICT COMPLIANCES WITH ABOVE REGULATIONS: PLEASE ANSWER THE FOLLOWING QUESTIONS IN THE SPACES PROVMED ELOW: Will the granting of the variance be detrimental to the public health, safety or general welfare or m*jun'ous to other a te. r erde ; 2. Wig. the variance cause a substantial increase in public costs? 3. W'iR the ana ee affect m � � any manner, the provisions of any adopted zoning regulations or Master Plan? . Are there special circumstances related to the physical characteristics of the site (topography, shape, etc.) that create the hardship? 5. Wha.t other conditions are unique to this propel that create the need for a variance? APPLICATION CONTENTS: The subdivider shall submit a complete application addressing items below to the Kalis efl Plannmg Department at least the five 35 days prior to the date of the PlanningBoard meeting at which it wifl be heard. Submittals shall include: . Preliminary plat apphcation. 2. 10 copies of the preliminary plat. 3. One reproducible set of supplemental information. (See Appendix A o Subdivision Regulations for the city where the subdivision is proposed;) . One reduced copy of the e1i may plat not to exceed " x .' " M size. 5. Application fee hereby certify under penalty of penury and the laws of the Mate of Montana that the information submitted herein, on aU ogler submitted fonns, documents, plans or any other information submitted as a part of this appHcation, to be true, complete, and accurate to the best of my knowledge. Sound any information rx ation 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 signmg of this application signifies approval for the Kalispell 'lanm*ng staff to be Present on the propel for route cr tor' and inspection during the approval and deve oent ocess# (Applicant) (Date) $Yr + YAM ,NA C �lY LAr O KA L, MT '"SQI dw 1 %� ,bow Ala"arc� SUBDIVISION# 272 +�i P '+ i. j., � F1d11iD $I'i4I11TEDr LYING, A1ID WING IN ' N#DiTNBAST CfUARTAR nm nW m"I. j A 8F NORTRiT88T QUA"= Of SBC 10H 19, %'QWUIP 24 1ie]M, Rhli42 91 if ", P.M.r1t., FLi1"=D CGUN' , 7iM3AYl.MA, AM if U P"TICUJMLY K" Mii= // �^'/"� /� ' " � I �i1�i M CRI8SD ES Fi "O" '" I*=: OV rW i rlsl i�►C/i�r�R,��l/9sy• • ft �. W., A lAcowry, +44/44 FLAIWiA� lr/ili� r ��� &M iDIM at tbo southwest corner of the PRAT of "M= NSA (racords of Flathwd County, Montana), +dui is a foun4 iron pin on TOTAL AREA: 0.308 AC. • the southerly boundary of the Northeast Quarts of the MortWS&t Flathead` e ' r ��8a�o, '>�a boundary West* so .". ,". , County, n9 undary a 167.,12 fart to a lain iron pin on the easterlyk/1; of a SO foot f 60 foot knows) Avenuri Thence road as Denver along sad Jt/W 11400*23105'r16 40.00 foot to a set iron pin; Thenos leaving said " NSS'11426RZ � tP`m 167.21 Peet to a sat iron pin On toe wart bo►ndasy of said PUT of ASSAY ROWS; Than- along acid boundary 940*10'1214R 80.00 fort IirlMRQCK CQ�RT to the point of beginning and containing 0.306 ACRRSI subject to and together with all appurtenant raaesexits of record. J „+o �s awl aY r.m r Tore "Sm — IF SCAM r' a zo o .x W +a LU (NOT A PART) iCOS 11352) i (�iJ U81t S g 1 g • /LLD T 1�1/! AC. $ W2 E toe tOD i© , N `I V.1%58 1 INL11 $ 7Ai Irli `CIS 3GE # 117 s k ft re rs Sr 1 Z ,Lo/ m © U <s `\\ ;ppp NIXST N A ICI. ©. 153C. 1 f6 \ L CT ,r\ \ el 17 6 E E! 1 13 12 14C + { 'FM 5/0, NOW ' POe SW CoR PLAT OF' R9tiLl:Y WADOWSrw \\\ 7 • Y 1. ti {M7 14C �_ \�#uesrtur ,� 31 Sl*7P2T"W A67.,ta1'' "`� 1 a �� 5 ° 7 N Law t (STRATFORD LOT r E or u VILLAGE) 736 ter u.. M!1 a � A,s N s ,� 242 5 } el 17f 6115 1 f ...114113 718 19I10,11i1 �13 1516 30�29 8 2 AUSTIN ST i 2 I ' W � uR� GO RIMROCK 13112 1 121 BLUESTONE D R 2 912 Ci�� 3132I33 3�35j36........ . .... ............ ................. ......... ..�3 4544.1 4342 411 � 3 VICINITY MAP 40 39 138 37 36 35 34 33 SCALE 1" = 150" TIM & KAY KNOLL PRELIMINARY PLAT - SUBDIVISION NO. 272 A 2 UNIT TOWNHOUSE SUBDIVISION ON 306 ACRES IN THE R-4 (TWO-FAMILY RESIDENTIAL) DISTRICT FILE# KSR-06-03__ LOT A 1 /06 H:\gis\site\ksrOB-03.dv-g