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06. Resolution 5056 - Final Plat - Western Acres Lot 7REPORT TO: FROM: City of Kalispell Planning Department 17 - 2lid Street East, Suite 211, .Kalispell, Montana 59901 Kalispell Mayor and City Council Narda A. Wilson, Senior Planner James H. Patrick, City Manager Telephone: (406) 751-1850 Fax: (406)751-1858 Website: kalispellplan.ning.com SUBJECT: Final Plat Approval for the Resubdivision of Lot 7 of Western Acres MEETING DATE; August 1, 2005 BACKGROUND: This is a residential subdivision that creates two lots. Lot 1 will be created for the existing single family dwelling and detached garage while the other lot will be developed with either a single family residence or duplex. Preliminary plat approval for this subdivision was waived on May 25, 2004 subject to five conditions. This property is located on the northwest corner of Sunnyside Drive and Seventh Avenue West. A petition to annex and request for an initial zoning designation of R-4, Two Family Residential, has been riled concurrently with the final plat. The existing lot contains approximately 0.52 of an acre or 22,651 square feet. The proposed lots will contain approximately 12,632 and 10,019 square feet, respectively. The area is generally single family residential in character with some two unit townhouses and older mobile homes that have been transitioning out as land becomes more valuable in the area. The R-4 zoning for the property allows single family dwellings and duplex dwellings as permitted uses. The minimum lot size requirement in the R-4 zone is 6,000 square feet and the minimum lot width is 50 feet. The lots in the subdivision comply with the zoning for the property. Our office waived the preliminary plat on May 25, 2004 subject to five conditions because it has been found that the subdivision can meet the criteria for preliminary plat approval waiver as outlined in Section. 2.06 of the Kalispell Subdivision Regulations. Findings of fact for approval of the plat are found in attached staff report KWP-05-w2 which review the conditions of approval and how they have been met. RECOMMENDATION: A motion to adopt the findings of fact in the staff report and approve the resolution for the final plat would be in order. FISCAL EFFECTS: Potentially minor positive effects. ALTERNATIVES: As suggested by the city council. Final Plat for Resubdivision of Lot 7 of Western Acres July 26, 2005 Page 2 Respectfully submitted Narda A. Wilson Senior Planner Report compiled.: July 26, 2005 c: Theresa White, Kalispell City Clerk C L—� ;ames H. Patrick City Manager attachments: Transmittal letter and application Staff report KWP-05-2 Plats : \REPORTS\... \KWP05-2.D0C RESOLUTION NO.5056 A RESOLUTION APPROVING THE FINAL PLAT OF WESTERN ACRES LOT 7, DESCRIBED AS LOT 7 OF WESTERN ACRES, LOCATED IN SECTION 18, TOWNSHIP 28 NORTH, RANGE 21 WEST, P.M.M., FLATHEAD COUNTY, MONTANA. WHEREAS, Robert and Glenda Brown, the owners of certain real property described above, have petitioned for approval of the final Subdivision Plat of said property, and WHEREAS, preliminary plat approval for this minor subdivision was waived on May 25, 2004, by the Tri-City Planning Office according to Section 2.06 of the Kalispell Subdivision Regulations subject to five (5) conditions, all of which have been met, and WHEREAS, the proposed subdivision plat of said property is subject to the provisions of Section 2.06 (Preliminary Plat Process -Minor Subdivision -Preliminary Plat Waiver), Subdivision Regulations of the City of Kalispell, and. WHEREAS, the Kalispell Planning Department (formerly the Tri-City Planning Office) has reviewed the proposed subdivision and made a report (KWP-05-2) to the City Council of the City of Kalispell, said report considering the criteria set forth in Section 76-3-608 MCA, and recommends final plat approval of said subdivision. NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF KALISPELL, MONTANA AS FOLLOWS: SECTION I. That the Findings of Fact contained in Kalispell Planning Department Report #KWP-05-2 are hereby adopted as the Findings of Fact of the City Council. SECTION II. That the application of Robert and Glenda Brown for final plat approval of Western Acres Lot 7 in Section 18, Flathead County, Montana, is hereby approved. SECTION III. The classification of said premises under the Kalispell Zoning Ordinance shall not be changed by the action. SECTION IV. That 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 BY THE CITY COUNCIL OF THE CITY OF KALISPELL AND SIGNED BY THE MAYOR THIS 1 ST DAY OF AUGUST, 2005. ATTEST: Theresa White City Clerk Pamela B. Kennedy Mayor City of Kalispell Punning Department 17 - 2" d Street East, Suite 211, Kalispell, Montana 59901 Telephone: (406) 751-1850 Fax: (406) 751-1858 Website: kalispellplanning.coi-n July 26, 2005 James H. Patrick, City Manager City of Kalispell P.O. Box 1997 Kalispell, MT 59903 RE: Final Plat Approval for Resubdivision of Lot 7 Western Acres Dear Jinn: Our office has received an application for final plat approval from local surveyor Rick Breckenridge on behalf of Robert Brown for a residential subdivision that contains two residential lots. There is an existing single family dwelling located on proposed Lot 1. Lot 2 would be developed with either a single family dwelling or duplex. A petition to annex and request for an initial zoning designation of R-4, Two Family Residential, has been filed concurrently with the plat. Preliminary plat approval for this subdivision was waived on May 25, 2004 subject to five conditions. This property is located on the northwest corner of Seventh Avenue West and Sunnyside Drive. The property is proposed to be zoned R-4, Two Family Residential, and will come before the Kalispell City Council for consideration concurrent with the final plat for this subdivision. The existing lot contains approximately 0.52 of an acre or 22,651 square feet. The property address is 1546 Seventh Avenue West and can be described as Lot 7 of Western. Acres in Section 18, Township 28 North, Range 21 West, P.M.M, Flathead County, Montana. Currently this property is developed with a single family dwelling on proposed Lot 1 at the north end of the property. This area is generally single family residential in character with some two unit townhouses and older mobile homes that have been transitioning out as land becomes more valuable in the area. The R-4 zoning for the property allows single family dwellings and duplex dwellings as permitted uses. The minimum lot size requirement in the R-4 zone is 6,000 square feet and the minimum lot width is 50 feet The lots in the subdivision comply with the zoning for the property. Our office waived the preliminary plat subject to several conditions because it has been found that the subdivision can meet the criteria for preliminary plat approval Final Plat for Lot 7 of Western Acres July 26, 2005 Page 2 waiver as outlined in Section 2.06 of the Kalispell Subdivision Regulations. Specifically, it can be found that the following conditions exist: 1. The plat contains five or fewer lots. 2. There is no public dedication of streets or public or private parkland. 3. All lots have legal and physical access conforming to the subdivision regulations. 4. Each lot has a suitable building site and there are no environmental hazards present. 5. Public sewer and water are adequate and in place. 6. The subdivision complies with the subdivision regulations and current zoning regulations. 7. No significant effects are anticipated on agriculture and agricultural water user facilities, local services, the natural environment, wildlife and wildlife habitat and the public health and safety. The Kalispell City Council will need to adopt findings of fact for approval found in attached staff report KWP-05-2 concurrent with the final plat approval. The following is a list of the conditions of approval and a discussion of how they have been met. COMPLIANCE WITH CONDITIONS OF APPROVAL Condition No. I. That the final plat is in substantial compliance with the preliminary plat that was waived. This condition has been met. The lots in the subdivision comply substantially with the preliminary plat that was waived. Condition, No. 2. That a note be placed on the face of the final plat that waives protest to the creation of a special improvement district for the future upgrade of Sunnyside Drive and Seventh Avenue West to City standards. This condition has been met. The required note has been placed on the face of the plat and will be recorded with the plat. Condition No. 3. A municipal facilities exemption be obtained from the Montana Department of Environmental Quality and a letter from the Kalispell Public Works Department stating that municipal water and sewer are available and will be provided to the lots. This condition has been met. See attached MDEQ letter certifying the subdivision will be connected to municipal facilities. Condition No. 4. It be shown that the existing buildings on the property comply with the setback requirements of the R-4 zoning district. This condition has been met. The lots comply with the zoning and development standards of the R-4 district. 2 Final Plat for Lot 7 of Western Acres July 26, 2005 Page 3 Condition No. S. This waiver of preliminary plat approval is valid for three years and shall expire on May 25, 2007. This condition has been met. The final plat was submitted prior to expiration of the waiver. COMPLIANCE WITH APPROVED PRELIMINARY PLAT The final plat is in substantial compliance with the preliminary plat which was reviewed and approved. COMPLIANCE WITH THE SUBDIVISION REGULATIONS: This subdivision plat has been found to be in compliance with the State and City Subdivision Regulations. COMPLIANCE WITH THE ZONING REGULATIONS This subdivision has been found to be in compliance with the Kalispell Zoning Ordinance and the R-4, Two Family Residential zoning designation assigned to the property. RECOMMENDATION: All of the conditions of preliminary plat approval have been adequately addressed. The staff recommends that the Kalispell City Council adopt the attached staff report KWP-05-2 as findings of fact and approve the final plat for the subdivision. Please schedule this matter for the next regular city council meeting of August 1, 2005. You may call me at (406) 751-1852 if you have any questions regarding this subdivision. Sincerely, Narda A. Wilson, AICP Senior Planner NW/ Attachments: Vicinity map 1 opaque mylar 1 reproducible mylar 1 paper copy Staff Report KWP-05-2 Final plat application Letter from TCPO for pre plat waiver dated 5 / 25 / 04 3 Final Plat for Lot 7 of Western Acres July 26, 2005 Page 4 DEQ approval #E.Q. #05-2399 dated 3/ 14/05 Treasurers Certification dated Title Report froze. Citizens Title dated 3/21/05 C: Rick Breckenridge, 1405 Hwy 2 West, Kalispell, MT 59901 Robert Brown., 330 Goodrich Road, Kalispell, MT 59901 Theresa White, Kalispell City Clerk H: \FRDO\REPORTS\KALISPEL\KWP\©5\KWP-05-2 Itr.DOC RESUBDiVISION OF LOT 7 OF WESTERN ACRES KALISPELL PLANNING DEPARTMENT STAFF REPORT KWP-05-2 REVIEW AND FINDINGS OF FACT JULY 26, 2005 This is a report to the Kalispell City Council for findings of fact for a two lot residential subdivision. Preliminary plat approval for this minor subdivision was waived on May 25, 2004 subject to five conditions. BACKGROUND: This is a residential subdivision that creates two lots. There is a lot to accommodate the existing single family residence which will remain and another lot that will be developed with either a duplex or single family dwelling. A petition to annex and request for an initial zoning designation of R-4, Two Family Residential, has been filed concurrently with the final plat request. A. Applicant: Robert Brown 330 Goodrich Road Kalispell, MT 59901 Technical Assistance: Rich. Breckenridge 1405 Hwy 2 West Kalispell, MT 59901 (406) 755-3208 B. Location: The property is located on the northwest corner of Seventh Avenue west and Sunanyside Drive. The property address is 1546 Seventh Avenue West and can be described as Lot 7 of Western Acres Subdivision located in Section 18, Township 28 North, Range 21 West, P.M.M, Flathead County, Montana, Flathead County. C. Size: Total area: 0.52 acre Lot 1: 0.29 acres (12,632 square feet) Lot 2: 0.23 acres (10,019 square feet) D. Existing and Adjacent Land Uses: Currently this property is developed with a single family dwelling on proposed Lot 1 and garage that will remain and will be conveyed separately as a result of this subdivision. The area is a mix of single family dwellings, two unit townhouses and some older mobile homes that have been transitioning out. E. Zoning: The property is zoned R-4, Two Family Residential. This zoning district has a minimum lot width requirement of 50 feet and a minimum lot size requirement of 6,000 square feet. The proposed lots are in compliance with the zoning. F. Relation to Growth Policy: The property is designated as Urban Residential in the Kalispell Growth Policy 2020. The existing R-4 zoning and the proposed uses for the site comply with the anticipated development for the area. G. Utilities: Water and Sewer Electricity: Telephone: Gas: School: Police: Fire Protection: City of Kalispell Flathead Electric Coop CenturyTel Northwest Energy School District #S, Kalispell City of Kalispell City of Kalispell REVIEW AND FINDINGS OF FACT This application is reviewed as a minor subdivision in accordance with statutory criteria and the Kalispell Subdivision Regulations. 0 1"i'.ffiantc nn HPaltli and QnfPty Fire: The area is anticipated to be at low risk from wildfire due to the urban location, lack of woody fuel and good access to the site. The proposed subdivision is not expected to significantly impact the service provided by the district. A fire hydrant is located nearly across the street from this property to the east. Vegetation and topography: The property is relatively level and has some limited mature vegetation -some that will likely remain. B. Effects on Wildlife and Wildlife Habitat: The subdivision is not mapped in big game habitat winter range and does not provide habitat to significant wildlife other than some birds and small animals with occasional deer in the area. C. Effects on the Natural Environment: The subdivision will be served by City of Kalispell water and sewer minimizing impacts to groundwater. There is no surface water or ground water in the area that can be anticipated to be impacted when this property is developed. Any impacts on the natural environment related to this subdivision will be insignificant. D. Effects on Local Services: Sewer and Water: The City of Kalispell will provide water and sewer service to the property and currently serves the existing residence. It will serve the new residence as well once developed. There are existing water and sewer mains directly accessible to the site and no new water or sewer mains will be needed to be extended to service this property. 2 E. Access and Roads: Access to the site can be obtained directly from Seventh Avenue West. This is an existing City street that is owned and maintained by the City of Kalispell. It is approximately 24 to 28 feet wide and does not have a curb or sidewalk. Due to the substandard mature of the street, there was a requirement for a waiver to protest the creation of an SID to improve the roadways in the area at some point in the future. The additional lot will be developed with wither a duplex or single family dwelling. The impacts to the roadways in the area will be minimal. Schools: This property is within the boundaries of School District #5, Kalispell. This subdivision is residential in nature and will have limited impacts on the enrollment of the school district and may result in one additional school aged child being enrolled in the district. Parks: Parkland dedication is not required for minor subdivisions. Police Protection: The property is served by the Kalispell Police Department. it is not anticipated that this subdivision will significantly impact the service provided by the police de-oartment_ l Fire Protection; The property is within the service district of the Kalispell Fire Department. The subdivision will not create additional impacts to fire service. Refuse Disposal: Refuse disposal will be pro-ided by the City of Kalispell. The proposed subdivision is not expected to impact the landfill. Medical Services: Emergency medical service is provided by the Kalispell Regional Hospital; Ambulance and Life Flight services are also available. Effects on Agriculture: This subdivision is in the urban area of Kalispell and the area has been developed to an urban density. This property has not been used for agricultural purposes in the past and will have no effect on agricultural activities in the Valley. F. Compliance with the Kalispell Subdivision Regulations This subdivision complies with the Kalispell Subdivision Regulations. Preliminary plat was waived because it meets the waiver criteria provided for under Section 2.06 of the regulations which include the following: (1) the plat contains five or fewer lots, (2) there is no public dedication of streets or public or private parkland, (3) all lots have legal and physical access conforming to these regulations, (4) each lot has a suitable building site and there are no environmental hazards present, (5) municipal water and sewer are adequate and in place, (6) the subdivision complies with these regulations and zoning regulations, (7) there are no significant effects anticipated on agriculture and agricultural water user facilities, local services, the natural environmental wildlife and wildlife habitat and the public health and safety. This subdivision is in substantial compliance with the Kalispell Subdivision Regulations. G. Compliance with the Kalispell Zoning Ordinance: This subdivision complies with the minimum lot size and lot width requirements of the R-4, Two Family Residential, zoning district. Each lot meets the minimum lot size requirement for the current and proposed uses on the property. The subdivision complies with the zoning for the property. RECOMMENDATION Staff recommends that the Kalispell City Council adopt Staff Report KWP-05-2 as findings -of -fact for the proposed subdivision and approve the final plat. H:\FRDO\REPORTS\KALISPEL\KWP\05\KWP-©5-2 western ac nw I AC. r.9 I)X- Li a W,a f g in ve Company assumes no '��i y1 :or of .a.tio ns, if arty, with actual survav'.' iWrt's Title & Escrow Company cut" 0610 r it0 8.64` i 46-9 ' 0. 570 AC wart# 8 L O T 6 ift 13C Cc curet tilts .. As 45 * 1 C Ts 45 it S 100-64' e�yy 0.460 AC. L V T 10 Y OD 3W 30' paA,, so LOT i 0 ig '0 f r cYs►� VY r- 01 ;E St Tri-City Planning Office 17 Second St East, Suite 211 Kalispell, MT 59901 Phone: (406) 751-1850 Fax: (406) 751-1858 FINAL PLAT APPLICATION KALISPELL :/--_ UrMTEFISH COLIT1i BMA FALLS Project / Subdivision Name- �"b 0 F- �- 0, '4" ,f-r- -, - Contact Person: Name:__ '0 Address: Phone No.: Date of Preliminary Plat Approval: v Owner & Mailing Address: Type of Subdivision: Residential k Industrial Commercial PUD Other F Total Number of Lots in Subdivision � Land in Project (acres)` Parkland (acres) Cash -in -Lieu $ '� Exempt No, of Lots by Type: Single Family Townhouse _ Mobile Horne Park Duplex l Apartment Recreational Vehicle Park Commercial Industrial Planned Unit Development Condominium Multi -Family Other Legal Description of the Property `'b 04 L u t FILING FEE ATTACHED $ 6- F Minor Subdivision with approved preliminary plat $400 + $40/lot Major Subdivision with approved preliminary plat $6 0 + 40 lot Subdivisions with Waiver of Preliminary Plat 500 + $40/lcs� Subdivision Improvements Agreement $ 50 1 Attached Not Applicable (MUST CHECK ONE) ' u Health Department Certification (Original) Title Report (Original, not more than 90 days old) Tax Certification (Property taxes roust be paid) Consent(s) to Plat (Originals and notarized) Subdivision Improvements Agreement (Attach collateral) Parkland Cash -in -Lieu (Check attached).. Maintenance Agreement Plats: l opaque OR 2 mylars 1 mylar copy 1 signed blueline 4 bluelines 4 bluelines, unsigned 11X17 Copy 11X17 Copy **The plat must be signed by all owners of record, the surveyor and the -examining lurid surveyor. Attach a letter, which lists each condition of preliminary plat approval, and 'individually state how each condition has specifically been met. In cases where documentation is required, such as an engineer's certification, State Department of Health certification, etc., original letters shall be submitted. Blanket statements stating, for example, "all improvements are in place" are not acceptable. A complete final plat application must be submitted no less than 60 days prior to expiration date of the preliminary plat. When all application materials are submitted to the Tri-City Planning Office, and the staff' finds the application is complete, the staff will submit a report to the governing body. The governing body must act within 30 days of receipt of the revised preliminary plat application and staff report. Incomplete submittals will not be accepted and will not be forwarded to the governing body for approval. Changes to the approved preliminary plat may necessitate reconsideration by the planning board. I certify that all information submitted is true, accurate and complete. I understand that incomplete information will not be accepted and that false information will delay the application and may invalidate any approval. The signing of this .application signifies approval for Tri-City Planning staff to be present on the property for routine monitoring and inspection during the approval and development process. **NOTE: Please be ad dsed that the County Clerk & Recorder requests that all subdivision final plat applications he accompanied with a digital copy. --,X/ �,�L - � � - -- - - / � L .- /� .- O ner(s) Signature Date **A digital copy of the final plat in a Drawing Interchange File (DXF) format or an AutoCAD file format, consisting of the following layers: 1. Exterior boundary of subdivision 2. Lot or park boundaries 3. Easements 4. Roads or rights -of -way 5. A tie to either an existing subdivision corner or a corer of the public land survey system As approved by the TCPB, Effective 3/15/04 2 Tri-City Planning Office 17 Second Street East - Suite 211 Kalispell, Montana 59901 May 25, 2004 Robert A. Brown, RLS 330 Goodrich Road Kalispell, MT 59901 Phone: (406) 751-1850 Fax: (406) 751-1858 tricity*cexnturytel.net Re: Waiver of Preliminary Plat Approval - Amended Plat of Lot 7, Western Acres Dear Mr. Brown: This letter is in response to your request for waiver of preliminary plat approval for a two lot subdivision located on the northwest corner of Sunnyside Drive and Seventh Avenue West in Kalispell. Each of the lots will contain approximately 10,000 square feet from the: 0.511 original. lot. At the northern portion of the property, a single family dwelling and detached garage exist and will be remain on one of the lots being created. This property is in an R-4, Two Family Residential, zoning district. The R-4 district has a minimum lot size requirement of 6,000 square feet and a minimum lot width of 50 feet. The setbacks in this district are 15 feet In the; front, 10 feet in the rear, five feet on the sides and 15 feet on a side corner. The property can be described as Lot 7 of Western Acres Subdivision located in Section 18, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana. Our office can find that the proposed subdivision meets the preliminary plat waiver criteria as provided for under Section 2.06 of the Kalispell Subdivision Regulations. Specifically it meets the following criteria: (1) the subdivision contains five or fewer lots, (2) there is no dedication of streets or public or private parkland, (3) that the lots have legal and physical access conforming to the subdivision regulations, (4) each lot has a suitable building site and there are no environmental hazards present; (5) municipal sewer and water are; adequate and in place; (6) that the subdivision complies with the subdivision and current zoning regulations, and (7) that there will be no significant impact on agriculture, agricultural water users, local services or the natural environment. Due to the relatively minor impacts that this subdivision poses, this office grants preliminary plat approval subject to the following conditions: Providing Community Planning Assistance To: • City of Columbia Falls • City of Kalispell • City of Whitefish • Waiver of Preliminary Plat Amended Plat of Lot 7, Western Acres May 25, 2004 Page 2 1. That the final plat is in substantial compliance with the preliminary plat that was waived. 2. That a note be place on the face of the final plat that waives protest to the creation of a special improvement district for the future upgrade of Sunny-side Drive and Seventh Avenue West to City standards. 3. A municipal facilities exemption be obtained from the Montana Department of Environmental Quality and a letter from the Kalispell Public Works Department stating that municipal water and sewer service are available and will be provided to both lots. 4. It be shown that the existing buildings on the property comply with the setback requirements of the R--4 zoning district. 5. This waiver of preliminary plat approval is valid for three years and will expire on May 25, 2007. Waiver of preliminary plat approval does not constitute approval of the subdivision. Please note that prior to final plat approval, all requirements must be met per Chapters 2 and 3 of the Kalispell Subdivision Regulations. If you have any questions regarding this matter, please call, Narda Wilson, Senior Planner, at this office. cl' ,: .� 1ccr�:ly , Thomas R. Jentz Planning Director LETTERS \WA1VEFP\04�WESTERNACRES LOT TDOC AW Montana Department of ENVIR014MENTAL QUALITY Brian Schweitzer, Governor P.O. Box 200901 • Helena, MT 59620-0901 • (406) 444-2544 • www.deq.state.mt.us March 14, 2005 Bret Birk Birk Engineering 2302 Hwy 2 East Ste 9 Kalispell MT 59901 Dear Mr Birk: RE: Resub of Lot 7 of Western Acres Municipal Facilities Exclusion EQ#05-2399 City of Kalispell Flathead County This is to certify that the information and fees received by the Department of Environmental Quality relating to this subdivision are in compliance with 76-4-127, MCA. Under 76-4-125(2)(d) MCA, this subdivision is not subject to review, and the plat can be filed with the county clerk and recorder. Plans and specifications must be submitted when extensions of municipal facilities for the supply of water or disposal of sewage are proposed 176-4-111 (3), MCA}. Construction of water or sewer extensions prior to DEQ, Public Water Supply Section's approval is prohibited, and is subject to penalty as prescribed in Title 75, Chapter 6 and Title 76, Chapter 4. Sincerely, .laand Compliance Technician. Subdivision Section Water Protection Bureau (406) 444-1.801 — emailiskaarland@mt.gov cc: City Engineer County Sanitarian file Enforcement Division • Permitting & Compliance Division • Planning, Prevention & Assistance Division • Remediation Division Plat Room Flathead County, Montana 800 S. Main St. Kalispell, MT 59901 006) 75 8-5 510 This Form is for Subdivisions & Condominiums Only FOR: r r DATE DFSCP: Via% 1 PURPOSE - YEARS ASSESSOR # 2000 T H R U -- -a- --_ & TO DATE ------- ®6�fLI lo __---- 1 hereby certify that there are no outstanding taxes on the property assigned the assessor numbers listed above, for the years inclicated for each assessor number. Deputy Treasi er (seal) SUBDIVISION FLA T of TRIG RESUE OF L 0 T 7 OF WESrERMA SW 1/4 Section /8, T. 28 N., R. 2/ W., PrinciPGI Meridian FIGMeOd Caunty, M0171ana 0 to 40 to Scale /° = 20, ,.cow Aw.rrarw} , —0 a.~tb Deeded 40' Counfy Rond Sunnyside Drrre CYO Tidts .H.aisAx� o.lr. p G d7'16b0' tdOO ' cl se'0476' 16." 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