09. Resolution 4309 - Intent - Urban Renewal TIF District - WestAGENDA OF
RENEWAL ? DISTRICT
BACKGROUND/CONSIDERATION: We have been working with a developer for
the past several months in determining the potential development
and redevelopment of the Gateway Mall area. The developer is
Westfield Properties, Inc. and the Woodbury Corporation as a joint
developer. Both of these firms are headquartered in Salt Lake City
and are very active, well established, and have a good reputation
for their developments.
To understand the proposal these firms are making, I have enclosed
a letter from Mr. Richard Mendenhall, Manager of Woodmen Properties
that outlines their interest, history, and intent.
As you will see in the letter, the estimated investment could
result in a market value increase to approximately $22,000,000 on
property which is currently assessed at $7,857,378. This
investment should generate a labor force estimated at 900 to 1,000
to support the improvements.
What does the City need to do to encourage their investment?
1. Develop a new urban renewal area centered around 39.5
acres currently used as the Gateway Mall, Crophail
Building, and other miscellaneous properties.
2. Be prepared to issue approximately $2,000,000 in
urban renewal bonds to build infrastructure and/or to
raise buildings (as allowed by urban renewal regulations)
to facilitate improvements within the "mall" area. This
would be done only if an acceptable development agreement
Agenda -December 30, 1996
can be completed.
3. Purchase alternate property as part of the entire
package for site development and cash flow purposes.
The Council, by a Resolution of Intent, needs to establish an urban
renewal district in the western portion of the City. We have
enclosed a map that outlines the staff's recommendation. This
recommendation basically follows the Neighborhood Plan. Timing is
very important for the developers. They must enter into
irrevocable agreements to complete purchase of some of the property
within this area by January 31, 1997. The developer requests that
the Resolution be completed no later than January 13. Since our
only official Council Meeting before that date is January 6, 1997,
we will have this on the January 6 meeting agenda for your
consideration and action.
RECOMMENDATION: To continue our goal to strengthen the City tax
base, to assist in retainage of existing jobs, to enhance our
potential to increase jobs, and to solidify the retail economic
viability of the southwest portion of the City, I recommend that we
expedite the approval for an urban renewal area that will include
the area requested by the developer.
ACTION REQUIRED: A Resolution of Intent to Create an Urban Renewal
District for the recommended area is required to begin the process
for improvement of the Gateway Center Mall area.
f
RESOLUTION NO. 3- r__ t t
A RESOLUTION FINDING THAT AN AREA OF BLIGHT EXISTS WITHIN THE AREA
OF THE NORTH MERIDIAN NEIGHBORHOOD PLAN (EXHIBIT "A") AND AN
ADDITIONAL AREA DESCRIBED IN EXHIBIT "B" AND THAT --REHABILITATION,
REDEVELOPMENT OR A COMBINATION THEREOF, WITHIN SUCH AREA IS
NECESSARY IN THE INTEREST OF THE PUBLIC HEALTH, SAFETY, MORALS OR
WELFARE OF THE RESIDENTS OF THE CITY OF KALISPELL.
WHEREAS, on December 5, 1994, the City Council of the City of
Kalispell adopted the North Meridian Neighborhood Plan
as an amendment to the Kalispell City County Master Plan,
and
WHEREAS, said North Meridian Neighborhood Plan (hereinafter Plan)
adopted a strategy to be followed preparing for major
commercial development in the area, and
WHEREAS, the Plan contained the following goals necessary for the
implementation of the strategy:
1) setting a pattern of land use incorporating
sensitivity to neighboring uses;
2) creating a circulation pattern that maintains
a separation of incompatible uses;
3) creating a street system that can accommodate
increases in traffic safely; and
4) provide full range"df-services"to area.
WHEREAS, the Planning, Economic and Community Development
Department of the City have evaluated the social, fiscal
and physical aspects of the area within the Plan and
adjacent areas, and
WHEREAS, the Plan identifies the following blighting conditions
within
the area:
1)
present urbanized land
use patterns
incorporate
a haphazard and
incompatible mix
of uses;
2)
interaction
of pedestrians,
bicycles, and
vehicles can
create dangerous
situations;
3)
City growth
resulting in increased traffic
strains the
existing system
making it more
is\wp\Neighpla.wpd
1
dangerous; and
4) City services are not available to parts of
Meridian Area.
WHEREAS, the above factors involving land use, transportation and
safety indicate a relationship of factors contributing to
the blighting conditions which exist in the area under §
7-15-4206, MCA, and
WHEREAS, the Plan, together with related documents, are available
for public review at the offices of the City of
Kalispell; and
WHEREAS, the property described in Exhibit "B" is an integral part
of the City's transportation plan, and
WHEREAS, incorporation of the property described in Exhibit "B"
will enable the City to consider projects and incentives
to encourage the orderly private redevelopment of
commercial and residential properties in the area, and
WHEREAS, preparation of an urban renewal plan for the entire area
may result
in an Ordinance with:
1)
a workable and feasible plan for making
available adequate housing for persons who may
be displaced by the project, and
2)
an urban renewal plan conforming to the
comprehensive plan or parts thereof for the
City of Kalispell as a whole, and
3)
an urban renewal plan affording maximum
opportunity, consistent with the sound needs
of the City of Kalispell as a whole, for the
rehabilitation or redevelopment of the urban
renewal area by private enterprise, and
4)
a sound and adequate financial program for
financing of said project, and
WHEREAS, it is the desire of the City of Kalispell to exercise the
powers conferred by the Montana Urban Renewal Law; and
WHEREAS, the Montana Urban Renewal Law states that no municipality
may exercise any of the powers conferred therein until
is\wp\Neighpla.wpd 2
after its local governing body shall have adopted a
Resolution of Necessity.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
KALISPELL, MONTANA:
BECT_IObL-I. That one or more blighted areas exist in the
City of Kalispell, specifically the area
encompassing North Meridian Neighborhood
Plan, described in Exhibit "A" and additional
land described in Exhibit "B".
SE_CTI_Q_H_I_I. That the rehabilitation, redevelopment, or
combination thereof, of such area or areas is
necessary in the interest of the public
health, safety, morals, and welfare of the
residents of the City of Kalispell.
SECTZO�L.I.II. That a public hearing be scheduled to be held
on , 1997 at 7:00 P.M. on a
Redevelopment Plan for the North Meridian
Neighborhood Planning Area, as set forth in
Exhibit "A" and additional land described in
Exhibit "B".
ACTION Iv. That this resolution shall take effect
immediately upon passage by the City Council.
PASSED AND APPROVED BY THE CITY COUNCIL AND MAYOR OF THE CITY OF
KALISPELL THIS DAY OF JANUARY, 1997
Douglas D. Rauthe-Mayor
Attest:
Debbie Gifford, CMC
Clerk of Council
is\wp\Neighpla.wpd 3
EXHIBIT 11A"
North Meridian Neighborhood Plan encompasses approximately 314
acres within the City limits of Kalispell and is generally
bounded by:
U.S. Hwy 2 on the South to westerly property line of
Gateway West Addition 3; thence Northerly along said
property line to Two Mile Drive; thence East to the
intersection of Two Mile Drive and Hawthorne Avenue;
thence North along Hawthorne Avenue to Liberty Street;
thence West along Liberty Street to Northern Lights
Boulevard; thence Northerly on Northern Lights Boulevard
to Wedgewood Lane, thence Easterly on the North property
line of parcels abutting Wedgewood Lane to U.S. Hwy 93
North; thence Southeasterly along U.S. Hwy 93 North to
its intersection with West Colorado Street; thence
Westerly along West Colorado Street to the Easterly
property line of parcel 5C of the Flathead County
Fairgrounds Addition, thence Southerly along said line to
7th Avenue W.N. to U.S. Hwy 2.
is\wp\Neighpla.wpd 4
EXHIBIT "B"
FARCEL--AREA-
Extending the Easterly 7th Avenue W.N. boundary described
in Exhibit "A" South across the railroad tracks to 7th
Avenue West, thence Westerly to include all of the B-2
zoned parcels abutting the South right-of-way of West
Center street to the West Kalispell City limits at
Meridian; thence North along the Westerly boundary of the
City limits to Northern Lights Boulevard.
is\wp\Neighpla.wpd 5
Beginning at the intersection of Meridian Road and Highway 93 in Section 6, Township 28
North, Range 21 West and heading southeast along Highway 93 to its intersection with
Colorado Street. Then heading west along Colorado Street approximately 700 feet to the
eastern boundary of Assessor's Tract 5C, then south along the eastern boundary of said
parcel and Seventh Avenue W.N. a distance of approximately 2,625 feet to its intersection
with Highway 2 West, then continuing south across Highway 2 West and south along
Seventh Avenue West a distance of approximately 1,725 feet to its intersection with First
Street West.
Then west along First Street West a distance of approximately 1,050 feet to the eastern
boundary of Assessor' Tract 5DDB, then along the southern boundary of said tract and
Assessor's Tract 5DDA to Meridian Road. Then north along Meridian Road to the northern
boundary of the Burlington Northern railroad easement. Then west along the easement for a
distance of approximately 350 feet; then north along the eastern boundary of Assessor's
Tract 14A approximately 175 feet, then east approximately 50 feet; then north and west
following the boundaries of the city limits to Highway 2 West.
From Highway 2 West, following the westerly most city limits to Three Mile Drive. Then
east along Three Mile Drive to its intersection with Northwest Lane. Then heading north
along Northwest Lane to the northwest corner of Lot 29, Block 1, Northwest Tract. Then
along the northern boundary of Lot 29 and approximately 200 feet along the northern
boundary of Lot 13, Block 1 of Northwest Tracts; then north along the eastern boundary of
Lot 3, Block 1, Northridge Heights Subdivision to Parkway Drive.
Then north along Parkway Drive a distance of approximately 950 to the northwest corner of
Lot 9, Block 2, Northridge Heights Subdivision, then east along the northern boundary of
said parcel to its intersection with Highway 93 North, then south along Highway 93 North to
Meridian Road and the point of beginning.
H:1... 1legalslwestside
Incorporated 1892
.anning, Economic &
Community Development Department
P.O. Box 1997
Kalispell, MT 59903-1997
248 Third Avenue East
(406) 758-7740
(406) 758-7739 (office fax)
(406) 758-7758 (City Hall fax)
To: Clarence Krepps, City Manager
From: Lawrence Gallagher, PECDD Director
Subject: Woodmen Properties L.C. (Westfield - ite ay West Mall Property) -
Request and Suggested Boundary of Urban Renewal Project Area
Date: December 26, 1996
Westfield Properties Inc., of Salt Lake City, Utah, has entered into a joint venture
relationship with Woodbury Corporation, also headquartered in Salt Lake City,
forming WOODMEN PROPERTIES L.C., to pursue the redevelopment of Gateway
West Mall and related properties. Attached hereto is a December 18, 1996, letter
from Richard L.K. Mendenhall, Manager, Woodmen Properties L.C., outlining its
proposal and requesting that the City of Kalispell exercise its powers to form an
urban renewal plan and project area, creating another public/private partnership to
"...afford maximum opportunity, consistent with the sound needs of (the City of
Kalispell) as a whole, for the rehabilitation or redevelopment of the urban renewal
area by private enterprise; ...
Richard Mendenhall will attend the City Council Work Session on December 30,
1996, to make a formal request and answer questions Council members may have.
To facilitate and expedite their review of the Woodmen Properties request before
the December 30, 1996, meeting and to enable the Council to consider a
Resolution of Necessity at its regular January 6, 1997, City Council Meeting, we
have prepared this abbreviated description of the actions required and the
preliminary project area boundaries.
ACTIONS REQUIRED:
1. Adopt a Resolution of Necessity finding that:
(a) One or more blighted areas exist in the Gateway West Mall/North
Meridian Neighborhood Plan area of the City of Kalispell; and,
' MONTANA CODE ANNOTATED, 1995, Part 42, 7-15-4217 (3)
EUJAL Hi)US; .IG
QPFOF?UPiI.Y
Clarence Krepps, City Manager
Page 2
December 26, 1996
(b) The rehabilitation, redevelopment, or a combination thereof of such area
or areas is necessary in the interest of the public health, safety, morals,
or welfare of the residents of such municipality.
2. Prepare and review an urban renewal plan for the area, submit it to the
Kalispell City/Flathead County Planning Board for review and
recommendations as to its conformity with the comprehensive plan.
3. Hold a public hearing after public notice thereof.
4. Approve, by ordinance, an urban renewal project finding that:
(a) A workable and feasible plan exists for making available adequate
housing for the persons who may be displaced by the project;
(b) The urban renewal plan conforms to the comprehensive plan or parts
thereof for the City of Kalispell as a whole;
(c) The urban renewal plan will afford maximum opportunity, consistent
with the sound needs of the City of Kalispell as a whole, for the
rehabilitation or redevelopment of the urban renewal area by private
enterprise; and
(4) A sound and adequate financial program exists for the financing of said
project.'
The required public notice will entail searching the property records of the area to
determine the owners of record and sending written notification to each owner. In
addition, legal notice for the required hearing before the Planning Board and the
required hearing before the City Council must be published in the Daily Inter Lake.
PRELIMINARY PROJECT AREA BOUNDARIES:
The Woodmen Properties request is to create an urban renewal project area
encompassing all of the property they will own, lease, or will acquire to facilitate
their expansion/redevelopment plan. The area is identified on Exhibit A attached to
the Woodmen request. The area is already included in and a part of the NORTH
MERIDIAN NEIGHBORHOOD PLAN, adopted by City Council Resolution No. 4189
2 Ibid. 7-15-4217; p. 860
Clarence Krepps, City Manager
Page 3
December 26, 1996
and Flathead County Board of Commissioners Resolution No. 1055A, in December
1994. The North Meridian Neighborhood Plan encompasses approximately 314
acres within the City limits of Kalispell and is generally bounded by:
U.S. Hwy 2 on the south to the westerly property line of Gateway West
Addition 3; northerly along said property line to Two Mile Drive; east to the
intersection of Two Mile Drive and Hawthorne Avenue; north along Hawthorne
Avenue to Liberty Street; west along Liberty Street to Northern Lights
Boulevard; thence northerly on Northern Lights Boulevard to Wedgewood Lane;
and, easterly on the north property line of parcels abutting Wedgewood Lane to
U.S. Hwy 93 North; thence southeasterly along U. S. Hwy 93 North to its
intersection with West Colorado Street; thence westerly along West Colorado
Street to the easterly property line of parcel 5C of the Flathead County
Fairgrounds Addition; thence southerly along said line to 7th Avenue W.N. to
U.S. Hwy 2.
For purposes of discussion, planning, and notice of public hearings, staff proposes
that the City Council consider including all of the area included within the
boundaries of the North Meridian Neighborhood Plan plus an additional area formed
by:
Extending the easterly 7th Avenue W.N. boundary described above south across
the railroad tracks to 7th Avenue West and then westerly to include all of the
B-2 zoned parcels abutting the south right-of-way of West Center Street to the
west Kalispell City Limits at Meridian; and, thence north along the westerly
boundary of the Kalispell City Limits to Northern Lights Boulevard.
FRDO is preparing a map of this area to aid the Council in its consideration of the
area boundaries. The objective of incorporating the additional area is to enable the
City to consider projects and incentives to encourage the orderly private
redevelopment of the commercial and residential property within the area.
The area has been the subject of the City's Transportation Plan and the design of
North Meridian from U.S. Hwy 2 to its intersection with U.S. Hwy 93 North. The
reconstruction of North Meridian is the top priority for urban system funding and
construction plans and specifications are scheduled for completion in the next few
months.
Staff will be prepared to answer questions from the Council at the December 30,
1996, Work Session.
Ut'L L 4
WESTFIELD
PROPERTIES INC.
December 18, 1996
Lawrence Gallagher
Director, Kalispell City
Planning, Economic & Community Development Department
248 3rd Ave. East
P.O. Box 1997
Kalispell, MT 59903-1997
Re: Proposal for the creation of an Urban Renewal Area, and Tax Increment District, at the
location of the 1203 Hwy. 2 West, Kalispell Montana.
Dear Larry:
The following proposal has been prepared subsequently to our meetings over the course of the
last year with yourself and members of your staff, and the city manager Clarence Krepps. It has
been our intention and desire to better understand the factors affecting the feasibility of
redeveloping the Gateway West property and adjacent properties which we are under contract to
purchase, or which we are in negotiation to acquire (herein after the "Property") which is more
specifically identified on Exhibit A attached hereto. It has been our intention to first understand
the interest and desires of Kalispell City, which have been expressed through the city
representatives as well as having been established in the North Meridian Neighborhood Plan,
which was adopted as an amendment to the Kalispell City - County Master Plan, in which the
study area incorporates the Property, and to understand the City's policy and procedures for
Urban Renewal and the formation of Urban Renewal Areas.
The following is intended to be an introduction to Woodmen Properties and our ambition to
facilitate the redevelopment of the Property, which comprises approximately 39.5 acres, through
the creation of an Urban Renewal Area.
Introduction to Woodmen Properties L.C.
Westfield Properties Inc. has entered into a joint venture relationship with Woodbury
Corporation to pursue the redevelopment of the Gateway West Mall and related
properties. Both Westfield Properties Inc. and Woodbury Corporation are headquartered
in Salt Lake City, and have been active in real estate investments and development for
many years.
By way of further introduction, Woodbury Corporation has been active in the real estate
management and development business in the Intermountain States area since 1919.
Currently, its portfolio comprises approximately four million square feet of commercial
property. Its primary emphasis is retail malls and strip centers, with a notable presence in
hotels, office, industrial and business parks. Woodbury Corporation is active in all
2681 East Parleys Way, Suite 203 / Salt Lake City, Utah 84109 / (801) 467-7000 FAX (801) 467-7027
aspects of asset and property management, not only for its own account, but it also
provides services to third parties on a limited basis.
The principals of Westfield Properties Inc. have been actively involved in all aspects of
commercial property operations in the mountain states area since 1980. Specifically in
Montana, these individuals have dealt with the acquisition, management, leasing,
financing, and disposition issues related to enclosed malls and community centers in
Glendive, Missoula, and Helena, Montana.
The Woodmen Properties joint venture combines the benefits of Westfield Properties
Inc.'s market presence, its control of critical real estate in the project area, and its past
success in bringing similar projects to fruition, with the credibility and financial strength
of Woodbury Corporation. Woodmen Properties has the capability of facilitating the
redevelopment of the Gateway West Mall and related properties in accordance with the
plan which proves to be acceptable to the city and which is economically feasible.
The Property
The Property comprises approximately 39.5 acres with the two primary components
being the Gateway West Mall and the former Crophail Building, which is currently
owned by Egg Head soft ware company. We are currently operating under separate
f agreements with the owners of both properties to acquire the properties provided we can
create a redevelopment plan which the city will support and which can be determined to
be economically feasible. Additionally, we are under negotiations with the owners of the
balance of the property in the proposed redevelopment area. We anticipate the
assemblage process for the Property will be completed by consensual agreements and that
eminent domain will not be required.
The Gateway West Mall is currently under -leased and has experienced a significant
vacancy problem since the expansion in 1984. The Crophail Building has been entirely
vacant for many months. The properties are currently economically depressed and have
successfully appealed and received reductions in property tax valuations through the
course of the past few years.
Proposed Redevelopment
Our goal is to reverse the trend toward deteriorating physical facilities and falling
property values associated with the Property. We would intend to make immediate
efforts to create new tenancies in the existing facilities as we move forward with the
formation of an acceptable redevelopment plan. As the redevelopment plan is
established, we are prepared to make the necessary investment to eliminate the blight and
economic distress currently associated with the Property. At the present time we are
studying the redevelopment of the Property under three different scenarios:
2
a. Regional retail mall with a three -anchor configuration and associated out parcel
retail.
b. Business park with multiple low-rise office buildings and limited retail facilities.
C. Mixed -use office and retail.
The specific redevelopment plan will depend on the market conditions at the time of final
commitments for land acquisition and the formation of an Urban Renewal Area.
As indicated in the project totals on Exhibit B Page 2, we would estimate that the
investment and redevelopment process could result in a market value for the Property of
$20,000,000 to $22,000,000 which represents a substantial increase over the current
combined assessed value of the property of $7,857,378. Additionally, this type of
redevelopment activity, once completed, will generally require a labor force of
approximately 900 to 1,000 individuals to support the ongoing operations associated with
the businesses which will locate in the Property. Further, it is important to note that of
these jobs, we would estimate that 75% will be new jobs created by businesses locating in
Kalispell for the first time.
Urban Renewal Area and Tax Increment District
In accordance with the applicable statutes, Part 42 Urban Renewal, we are requesting that
a review and analysis be conducted evaluating the formation of an Urban Renewal Area
and Tax Increment District incorporating the Property. We believe that this request is in
compliance with the North Meridian Neighborhood Plan and will be the first step
establishing the necessary infrastructure and economic momentum to move the plan
toward fruition. It is our intention to proceed under the Urban Renewal Law by
developing a workable and feasible plan, which can be implemented through private
enterprise without the exercising of eminent domain. Any proceeds from tax increment
financing will be used for approved uses as defined in 7-15-4288 of the Urban Renewal
statutes. The specifics of the proposed uses of will be determined as the redevelopment
plan for the Property is finalized, however we have analyzed a potential redevelopment
scenario, attached hereto as Exhibit B, which suggests that the tax increment will support
the issuance of urban renewal bonds in excess of $2,000,000.
Timing
At the present time, our understanding is that this proposal will come before the City
Council during their work session on December 30, 1996. We are in the process of
negotiating leases with a tenant to whom we will have to make definitive commitments
during the month of January 1997. Additionally we will have to make irrevocable
commitments to complete the purchase of some of the parcels which comprise the
Property by January 31, 1997. Consequently we are requesting that the City Council
3
during the month of January 1997. Additionally we will have to make irrevocable
commitments to complete the purchase of some of the parcels which comprise the
Property by January 31, 1997. Consequently we are requesting that the City Council
schedule, as an action item no later then January 13, 1997 a "Resolution for Intention to
Create an Urban Renewal District" for the Property.
At this point we are conclusive in our analysis that without the assistance of the creation of an
Urban Renewal Area and Tax Increment Financing the redevelopment of the Property is not
economically feasible. We have had extensive negotiations with both office and retail tenants
who will locate in the Kalispell city limits provided the appropriate facilities can be developed in
an acceptable location within a reasonable time frame. The Kalispell, or Flathead County
market, has grown to the point of being able to support significant additional retail or office
facilities. All of the tenants we have been in negotiations with have been presented with
alternatives to locate their businesses in the county, and are indicating to us that they will do so if
a suitable project does not evolve with in the city limits in the very near future. Our study of the
market area of Kalispell has brought us to the conclusion that the interest of Kalispell City will
best be served by:
1. Strengthening the economic base of the traditional business corridors through
encouraging reinvestment and redevelopment in commercial facilities located in the
Highway 93 and Highway 2 corridors.
2. Discouraging the establishment of retail or commercial business centers near the city
which would not contribute to the city's economic base and which in some form transfer
costs to the city.
3. With the advent of the Highway 93 Bypass transferring vehicle traffic out of the
commercial corridors, particular emphasis should be placed on improving the link
between the Highway 2 corridor between Highway 93 and the Bypass.
4. Eliminate blight and economic distress associated with physical dilapidation or
deterioration associated with properties located in the West Highway 2 corridor.
We believe that growth and redevelopment linking the Bypass to central core of Kalispell is
critically important in evaluating the potential of community and economic growth in Kalispell.
Your consideration and favorable review of our request to create an Urban Renewal Area as
addressed herein will establish a pattern of economic growth and development which will enable
the realization of the city's goals and objectives.
Sincerely,
Richard L.K. Mendenhall
Manager, Woodmen Properties L.C.
2
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Beginning at the intersection of Meridian Road and Highway 93 in Section 6, Township 28
North, Range 21 West and heading southeast along Highway 93 to its intersection with
Colorado Street. Then heading west along Colorado Street approximately 700 feet to the
eastern boundary of Assessor's Tract 5C, then south along the eastern boundary of said
parcel to Seventh Street W.N. to its intersection with Highway 2 West, then west along
Highway 2 approximately 150 feet to the center of Block 150 Kalispell Addition No. 1; then
south a distance of approximately 1,700 feet to First Street West.
Then west along First Street West a distance of approximately 1,050 feet to the eastern
boundary of Assessor' Tract 5DDB, then along the southern boundary of said tract and
Assessor's Tract 5DDA to Meridian Road. Then north along Meridian Road to the northern
boundary of the Burlington Northern railroad easement. Then west along the easement for a
distance of approximately 350 feet; then north along the eastern boundary of Assessor's
Tract 14A approximately 175 feet, then east approximately 50 feet; then north and west
following the boundaries of the city limits to Highway 2 West.
From Highway 2 West, following the westerly most city limits to Three Mile Drive. Then
west along Three Mile Drive to its intersection with Northwest Lane. Then heading north
along Northwest Lane to the northwest corner of Lot 29, Block 1, Northwest Tract. Then
along the northern boundary of Lot 29 and approximately 200 feet along the northern
boundary of Lot 13, Block 1 of Northwest Tracts; then north along the eastern boundary of
Lot 3, Block 1, Northridge Heights Subdivision to Parkway Drive.
Then north along Parkway Drive a distance of approximately 950 to the northwest corner of
Lot 9, Block 2, Northridge Heights Subdivision, then east along the northern boundary of
said parcel to its intersection with Highway 93 North, then south along Highway 93 North to
Meridian Road and the point of beginning.
H: \... \legals\westside