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Staff Report/Final Plat Phase III (Bitterroot Heights)Tri-City Planning Office 17 Second Street East —Suite 211 Kalispell, Montana 59901 Phone: (406) 751-1850 Fax: (406) 751-1858 REPORT TO: Kalispell Mayor and City Council FROM: Narda A. Wilson, Senior Planner Chris A. Kukulski, City Manager SUBJECT: Final Plat Approval for Bitterroot Heights MEETING DATE; December 16, 2002 BACKGROUND: This is the final plat for Bitterroot Heights, a one lot subdivision that creates one lot containing 7.56 acres. This lot is actually the fixture Phase III of Northview Heights Subdivision (The Island). The property is located on the north side of Three Mile Drive, south of Meadowland Subdivision and west of Garland Street. This lot is being created to segregate it from the other approximately 25 acre parcel for mortgage and lending purposes. The preliminary plat for this one lot subdivision was waived subject to three conditions on September 6, 2002 because it meets the criteria in the Kalispell Subdivision Regulations for preliminary plat waiver as outlined in Section 2.06. See attached letter. Findings of fact for approval of the plat are found in attached staff report KWP-02-3 which review the conditions of approval and a how they have been met. RECOMMENDATION: Adoption of the staff report KWP-02-3 as findings of fact and approval of the final plat would be in order. FISCAL EFFECTS: Potentially minor positive effects. ALTERNATIVES: As suggested by the city council. Narda A. Wil on CITris A. Kukulski Senior Planner City Manager Report compiled: December 11, 2002 c: Theresa White, Kalispell City Clerk attachments: Transmittal letter and application Staff report KWP-02-3 Plats Providing Community Planning Assistance To: • City of Kalispell • City of Whitefish • City of Columbia Falls RESOLUTION NO.4766 A RESOLUTION APPROVING THE FINAL PLAT OF BITTERROOT HEIGHTS, DESCRIBED AS ASSESSOR'S TRACT 6 LOCATED IN SECTION 1, TOWNSHIP 28 NORTH, RANGE 22 WEST, P.M.M., KALISPELL, FLATHEAD COUNTY, MONTANA. WHEREAS, Northview Heights, LLC, the owner of certain real property described above, has petitioned for approval of the final Subdivision Plat of said property, and WHEREAS, preliminary plat approval for this minor subdivision was waived on September 6, 2002 by the Tri City Planning Office according to Section 2.06 of the Kalispell Subdivision Regulations subject to seven (7) 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 Tri City Planning Office has reviewed the proposed subdivision and made a report (KWP-02-3) 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 Tri City Planning Office Report #KWP- 02-3 are hereby adopted as the Findings of Fact of the City Council. SECTION II. That the application of Northview Heights, LLC for final plat approval of Assessor's Tract 6 located in Section 1, Kalispell, Flathead County, Montana, is hereby approved. SECTION IH. The classification of said premises under the Kalispell Interim 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 16TH DAY OF DECEMBER, 2002. Pamela B. Kennedy Mayor ATTEST: Theresa White City Clerk Tri-City Planning Office 17 Second Street East —Suite 211 Kalispell, Montana 59901 December 11, 2002 Phone: (406) 751-1850 Fax:(406) 751-1858 Chris Kukulski, City Manager City of Kalispell P.O. Box 1997 Kalispell, MT 59903 RE: Final Plat Approval for Bitterroot Heights Dear Chris: Our office has received an application from Thomas Dean and Hoskins for final plat approval of a one lot subdivision which will be the future phase 3 of Northview Heights subdivision. The property contains approximately 7.56 acres and is being segregated from the 25 acre parcel intended for the development of Northview Heights subdivision for mortgage and lending purposes. The creation of this lot includes an area that is outside of the proposed subdivision boundaries that would be acquired by the State of Montana for construction of the Kalispell Bypass. The property can be described as Assessor's Tract 6 located in Section 1, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana. Our office waived the preliminary plat on September 6, 2002 subject to three 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. 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-02-3 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. Providing Community Planning Assistance To: • City of Kalispell • City of Whitefish • City of Columbia Falls Final Plat for Bitterroot Heights December 11, 2002 Page 2 COMPLIANCE WITH CONDITIONS OF APPROVAL Condition No. 1. 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 with the preliminary plat that was waived. Condition No. 2. That a Certificate of Subdivision Approval be obtained from the Department of Environmental Quality. • This condition has been met. MDEQ letter dated 10/24/02 approving the subdivision has been submitted with the final plat. Condition No. 3. This waiver of preliminary plat approval is valid for three years and shall expire on September 6, 2005. • 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-3, Urban Residential zoning designation assigned to the property. 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-02-3 as findings of fact and approve the final plat for Bitterroot Heights. 1) Final Plat for Bitterroot Heights December 11, 2002 Page 3 Please schedule this matter for the next regular city council of November 18, 2002. You may call me at (406) 751-1852 if you have any questions regarding this subdivision. Sincerely, Vi�-J Nari son, AICP Senior Planner Nw/ Attachments: 1 opaque mylar 1 reproducible mylar 1 paper copy Staff Report KWP-02-3 Final plat application dated 12/ 13/02 Letter from TCPO for pre plat waiver dated 9/6/02 DEQ approval #E.Q. #03-1567 dated 10/24/02 Title Report from Sterling Title dated 11 / 11 /02 Consent to plat from Glacier Bank dated 10/31/02 Consent to plat from First Citizens Bank dated 10/30/02 Treasurers Certification dated 11/13/02 Location Map C: M. Fraser, TD&H, 690, N. Meridian Rd., Kalispell, MT 59901 Northview Heights, M 8s M Hensley, 690 N. Meridian Rd., Kalispell, MT Theresa White, Kalispell City Clerk H: \ REPORTS \KALISPELL\02 \KW P-03LTR. DOC BITTERROOT HEIGHTS TRI-CITY PLANNING OFFICE STAFF REPORT KWP-02-3 REVIEW AND FINDINGS OF FACT December 11, 2002 A report to the Kalispell City Council for findings of fact for a four lot residential subdivision. Preliminary plat approval for this minor subdivision was waived on September 6, 2002 subject to three conditions and compliance with the Kalispell City Subdivision Regulations. BACKGROUND: This is a one lot residential subdivision which segregates future Phase 3 of Northview Heights Subdivision for mortgage and lending purposes. The property is currently undeveloped. A. Applicant: Northview Heights, LLC M & M Hensley 690 N. Meridian Rd. Kalispell, MT (406) 752-2881 Technical Assistance: TD&H 690 N. Meridian Rd. Kalispell, MT 59901 (406) 752-5246 B. Location: The property is located on the north side of Three Mile Drive south of Meadowland subdivision and east of Garland Street. The lot contain approximately 7.56 acres. The property can be described as Assessor's Tract 6 located in Section 1, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana. C. Size: 7.56 acres D. Existing and Adjacent Land Uses: This currently an undeveloped portion of the Northview Heights subdivsion. To the east is a single family dwelling on a large parcel. To the south is another single family dwelling. E. Zoning: The property was annexed into the city with the preliminary plat review of Northview Heights in June of 2002 and was given a zoning designation of R-3, Urban Residential. This is a zoning district intended for single family homes and has a minimum lot size requirement of 7,000 square feet. F. Relation to Master Plan Map: The property is designated as Suburban Residential on the former Kalispell City -County Master Plan Map and the associated R-3 zoning is consistent with that land use designation. G. Utilities: Sewer: City of Kalispell Water: City of Kalispell Electricity: Flathead Electric Coop Telephone: CenturyTel School: West Valley School District Police: City of Kalispell Fire Protection: 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. A. Effects on Health and Safety: 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 the significantly impact the service provided by the district. . Vegetation and topography: The site does not have significant native vegetation which has been replaced with crops and grass and has historically been used for agricultural purposes. B. Effects on Wildlife and Wildlife Habitat: The proposed subdivision is not mapped big game habitat winter range and does not appear to provide habitat to significant wildlife other than some birds and small animals. Canadian geese and deer may frequent the site. C. Effects on the Natural Environment: This area will be served by public water and sewer. No impacts on the natural environment appear to be related to the subdivision of this property and there is not surface water in the area. D. Effects on Local Services: Sewer: This area is served by City of Kalispell. No significant impacts to the sewer services can be anticipated as a result of this subdivision. Water: The City of Kalispell will provide water service to the property. No significant impacts to water services as a result of the creation this subdivision. Roads: Access to the site is provided directly from and Three Mile Drive and the newly created road, North Riding Road extension. Improvements to the roadway are anticipated to be needed and are addressed with the filing of the final plat for Northview Heights Phase I. 2 Schools: This property is within the boundaries of West Valley School District. Impacts are anticipated with the development of Phase 3 and as reviewed under Northview Heights Subdivision preliminary plat (The Island). 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 department. 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 can be provided 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. E. Effects on Agriculture: This is within an urbanizing area of Kalispell which has continued to grow. This subdivision will not have an impact on agriculture in the Valley. G. 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 is 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. Staff recommends that the Kalispell City Council adopt Staff Report KWP-02-3 as findings -of -fact for the proposed subdivision and approve the final plat for Bitterroot Heights. Kl Tri-City Planning Office 17 Second Street East - Suite 211 Kalispell, Montana 59901 Phone: (406) 751-1850 Fax: (406) 751-1858 tricity@centurytel.net September 6, 2002 Michael W. Fraser, P.E. Thomas, Dean & Hoskins 690 North Meridian Rd., Suite 101 Kalispell, MT 59901 Re: Waiver of Preliminary Plat Approval - Northview Heights Subdivision Dear Mike: This letter is in response to your request for waiver of preliminary plat approval for a one lot subdivision designated as Phase 3 of Northview Heights Subdivision owned by J & F Construction. The property is located approximately one half mile west of North Meridian Road on the north side of Three Mile Drive. The proposed lot would be approximately seven acres in size and is located near the southwest corner of the - proposed subdivision. The creation of this lot includes an area that is outside of the proposed subdivision boundaries that would be acquired by the State of Montana for construction of the Kalispell Bypass. The property can be described as Assessor's Tract 6 located in Section 1, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana. Our office can fmd 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: 1. That the final plat is in substantial compliance with the preliminary plat that was waived which would include Phase 3 of Northview Subdivision (approved as The Island Subdivision) and the adjoining area to the west to be acquired as part of the Kalispell Bypass. 2. That access be taken off of the proposed extension of North Riding Road and that no new access be developed off of West Reserve Drive other than the extension of North Riding Road. Providing Community Planning Assistance To: • City of Columbia Falls • City of Kalispell • City of Whitefish Waiver of Preliminary Plat Northview Subdivision September 6, 2002 Page 2 3: That this property be developed in accordance with the approved preliminary plat for Northview Subdivision (The Island Subdivision) unless otherwise reviewed and approved through the appropriate process. 4. A certificate of subdivision plat approval be obtained from the Montana Department of Environmental Quality. 5. This waiver of preliminary plat approval is valid for three years and will expire on September 6, 2005. 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. Sincerely, Thomas R. Jentz Planning Director LETTERS\WAIVEPP\02\JFCONST.DOC Thomas, Dean & Hoskins, Inc. I� TD&.su Engineeringtantsw II November 13, 2002 Tom Jentz Director (Project Planner) Tri-City Planning Office Ford Bldg, 17-2nd St. E., Ste 211 Kalispell, MT 59901 Re: Bitterroot Heights Subdivision Dear Tom: Attached is the Final Plat of Bitterroot Heights Subdivision, along with the following supplemental materials: ♦ Signed application form ♦ $475.00 application fee (one -lot subdivision with waiver of preliminary plat) ♦ Title report ♦ Approval letter from DEQ (Municipal Facilities Exclusion) ♦ Signed consents from Glacier Bank and First Citizen's Bank ♦ Certification from the Treasurer that property taxes are paid Feel free to call me or Mike if you have questions or require additional materials Sincerely, THOMAS, DEAN & HOSKINS, INC. 444A_t4�� Richard J. Swan, P.L.S. RECEIVED RJS: mw K02-010-006 NOV 13 2CO2 Encl: Referenced Above TRI-CITY PLANNING OFFICE JA2002\K02-010\K02-010-006 Northview Hgts - Bitterroot Heights ILot Subd\word\nov12.02.jentz.plat.ltr.doc 690 North Meridian, Suite 101 • Kalispell, MT 59901 • (406) 752-5246 a FAX (406) 752-5230 Tri-City Planning Otiice 17 Second St East, Suite 211 Kalispell, MT 59901 Phone: (406) 751-1850 Fax: (406) 751-1858 FINAL PLAT APPLICATION Project Name: Bitterroot Heights Subdivision Contact Person: Owner & Mailing Address: Northview Heights, LLC and Name: Mike Fraser - Thomas Dean & Hoskins Inc. Mark L. & Michelle Hensley Address: 690 N. Meridian, Suite 101 690 N. Meridian, Suite 201 Kalispell MT 59901 _ Kalispell MT 59901 Phone No.: (406) 752-5246 (406) 752-2881 Date of Preliminary Plat Approval: Waived -September 6,200 Type of Subdivision: Residential X Industrial _Commercial PUD Other No. of Lots Proposed 1 Parkland (acres) Land in Project (ac.) 7.56 Cash -in -Lieu $ Exempt X FILLING FEE ATTACHED $475.00 Minor Subdivision with approved preliminary plat $300 + $25/lot Major Subdivision with approved preliminary plat $500 + $25/lot Subdivisions with Waiver of Preliminary Plat $450 + $25/lot Subdivision Improvements Agreement $ 50 Not RECEIVED Attached Applicable (MUST CHECK ONE) X Health Department Certification (Original) NOV 13 2002 _X Title Report (Original, not more than 90 days old) TRI-C" PLANNING OFFICE X Tax Certification (Property taxes must be paid)]) X Consent(s) to Plat (Originals and notarized) X Subdivision Improvements Agreement (Attach collateral) X_ Parkland Cash -in -Lieu (Check attached) _Y Maintenance Agreement X Plats: 1 opaque OR 2 Mylars 1 Mylar copy 1 signed blueline 4 bluelines 4 bluelines, unsigned The plat must be signed by all owners of record, the surveyor and examining land 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 advised that the County Clerk & Recorder requests that all subdivision final plat applications be accompanied with a digital copy. Owners) Signature !z -/I-(-�Z 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 comer of the public land survey system As approved by the TCPB on 12/19/01 Effective 1 / 1 / 02 - y/ Montana Department of JraNVMONIU NTAL QUAI= Judy Martz, Governor ftwa P.O. Box 200901 • Helena, MT 59620-0901 • (406) 444-2544 • www.deq.state.mt.us October 24, 2002 Thomas Dean & Hoskins Inc Richard J Swan PLS R U 690 North Meridian Suittla0;i; 13E il3 Kalispell MT 59901 ----- OCT 2��2 RE: Bitterroot Heights Subdivision Municipal Facilities Exclusion EQ#03-1567 _ City of Kalispell Job No. Flathead County Dear Mr Swan: 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 and ARM 17.36.602. Under 76-4-124, 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 approval is prohibited, and is subject to penalty as prescribed in Title 75, Chapter 6 and Title 76, Chapter 4. This file has been mailed to the Water Protection Bureau, Kalispell Office for their review. Sincerely, anet Skaarland Compliance Technician Subdivision Section Water Protection Bureau (406) 444-1801 — email jskaarland@state.mt.us cc: City Engineer, City of Kalispell County Sanitarian file Centralized Services Division • Enforcement Division • Permitting & Compliance Division • Planning, Prevention & Assistance Division • Remediation Division CONSENT TO PLATTING Pursuant to Section 76-3-612, Montana Code Annotated, 1979, the undersigned, acting on behalf of Glacier Bank, being an owner of interest in the property to be subdivided as: BITTERROOT HEIGHTS SUBDIVISION do hereby consent to the platting of said subdivision. Glacier Bank J2 Es499 c CERTIFICATE OF NOTARY State of W6'!Z�c�c�ufCG(g ) County of 10Qcau ) ss: On this .311! day of 6&& Alh 2002, before me the undersized, a Notary Public for the State ofpersonally appeared AYWf7 S Vtw keloeo pru- own to me to be the person(s) whose names are affixed to the Consent to Platting and acknowledged to f �p me that they executed the same. �t c`��000vNlFfE°nnrngiiZ / 11 7Q• .7�®T �m Notary Public for the State of &7 Nam:,• SEA Ii' Residing at��°�./�.//� 4%, �_.,... __••••.•�p.��' My Commission Expires e I VV 4LJ' LVUI T T7111i CONSENT TO PLATTING Pursuant to Section 76-3-612, Montana Code Annotated, 1979, the undersigned, acting on behalf of First Citizens Bank, NA, being an owner of interest in the property to be subdivided as: BITTERROOT IEXEIGIITS SAI;AIVISION do hereby consent to the platting of said subdivision. ]First Citizens Bank, NA % / By6 a %t /l�vGs- V: /,� CERTIFICATE OF NOTARY L state of Coonty of C4 , ' l 1) ss: On this day of (iY' 1%lZ 2002, before me the undersigned, p Notary Public for the State of i716J2 personally appeared 017r•7l h s L /�/� r~ known to me to be the persons) whose names are affixed to the Consent to Platting and aclotowledged to the that they executed the same, _ai/� A i,� Notary Public for "te of Residing at My Cormnissioa ExpireL i e -Q SEAk- t00/too12 XVd SENT U& ZO/OC/OT Plat Room Flathead County, Montana 800 S. Main St. Kalispell, MT 59901 (406) 758-5510 This form is for Subdivisions & Condominiums Only 13Y: T, S r1 FOR: H(91 s1(nlllorfhl/lecj M?�ffhfs LLC DATE Cj-2�o 0Z DI,SCP: ji{ t^� �ie9 � PURPOSE a� (TR YEARS 1993 THRU ZC01 ASSESSOR , Cgb2147 0 (,I v�&�) -(4:x ( ) I hereby certify that there are no outstanding taxes on the I�iut�ert�, assigned the assessor numbers listed above, for the sears inclir,itecl for each assessor number. ----- Deputy Treasurer (seal) NOV 13 2UU2 �7 31 l W z x 33 i �i AN 2 I g 1 1 y4 ,J 3 Q 35 ` 45 Te / 22 5 a y 3+ 5 24 3 �" 3 43 6 4 42 2 40 23 5 CF 09 Z 1 1 4 17 10 N u 41 it 22 6 9 5 3 �p� 13 2 6 i6 1 ~.4 8 G'tF: 14 27 1 3, 6 5 -1 c 5 \,� 15 ,6 TO I SI18 4 7 14 6 111 f g� 26 B.7 5 �4 SNEFRy 6 3 _-=__=__= --= __== ___ ____ Yam`""----__-� _-- ____-==__= ---___________;____ 6 ,T 3+ 6E __�_-'____ -_-- _ _ -_ _ 5AF, 9 7 29 Subject Pr „ e 6A SAI 13 it z _ _ - - -- - sA° sAe x_ _' +ce � ARD Ir 1 1 SAGA 3 c tr �y z A +� p ]E ��nnAlI - m 3 Q 3CA ' Q a I � O RA ` 3 3 i 4I 3 2 dE ono 1 to � F147 fill Vµ(Ey w* ueElm 4arnuElrs tt 2JBB un�ct: � I I — ,z 1 wuo ! ?� MT i SCH NO. 5 21 3 VICINITY MAP THOMAS, DEAN AND HOSKINS / KRDS MAJOR PRELIMINARY PLAT - "THE ISLAND" A 68 LOT RESIDENTIAL SUBDIVISION ON 25.32 ACRES R-3, URBAN SINGLE FAMILY RESIDENTIAL CITY OF KALISPELL ZONING JURISDICTION 4/22/02 FILE# KPP-02-2 SCALE 1" = 500' p�T DArLe\ka02-2 g H:\gie\mte\ka02_2.dw