[PAGE 1]
Special Meeting Board of Adjustment / Appeals
April 9, 2026 Agenda
Civic Center 2 Park Drive South, Great Falls, MT
Commission Chambers, Civic Center
3:00 PM
The agenda packet material is available on the City’s website: https://greatfallsmt.gov/AgendaCenter.
The Public may view and listen to the meeting on government access channel City-190, cable channel 190; or
online at https://www.greatfallsmt.gov/344/Live-Meetings.
Public participation is welcome in the following ways:
• Attend in person.
• Provide public comments in writing by 12:00 PM the day of the meeting: Mail to Planning & Community
Development, PO Box 5021, Great Falls, MT 59403, or via email to: jnygard@greatfallsmt.gov. Include the
agenda item or agenda item number in the subject line, and include the name of the commenter and either an
address or whether the commenter is a city resident. Written communication received by that time will be
shared with the Board Members and appropriate City staff for consideration during the agenda item and before
final vote on the matter; and, will be so noted in the official record of the meeting.
OPEN MEETING
1. Call to Order - 3:00 PM
2. Role all - Board Introductions
Pete Fontana - Chair
Christian Stone - Vice Chair
Antoinette Collins
Joe McMillen
Aspen Northerner
3. Recognition of Staff
4. Approval of Meeting Minutes - January 7, 2026
CONFLICT DISCLOSURE/EX PARTE COMMUNICATIONS
BOARD ACTIONS REQUIRING PUBLIC HEARING
5. Variance request to allow reduced side yard setbacks for the construction of a single-family
residence located at 711 4th Avenue Southwest.
BOARD ACTIONS NOT REQUIRING PUBLIC HEARING
COMMUNICATIONS
1

[PAGE 2]
PUBLIC COMMENT
Public Comment on any matter and that is within the jurisdiction of the Board of Adjustment/Appeals. Please keep your
remarks to a maximum of five (5) minutes. Speak into the microphone, and state your name and address for the record.
ADJOURNMENT
(Please exit the chambers as quickly as possible. Chamber doors will be closed 5 minutes after adjournment of the meeting.)
Assistive listening devices are available for the hard of hearing, please arrive a few minutes early for set up, or contact the
City Clerk’s Office in advance at 455-8451. Wi-Fi is available during the meetings for viewing of the online meeting
documents.
Board of Adjustment/Appeals meetings are televised on cable channel 190 and streamed live at https://greatfallsmt.govt.
Meetings are re-aired on cable channel 190 the following Friday morning at 10 a.m.
2

[PAGE 3]
Agenda #4.
MINUTES OF THE MEETING
OF THE
GREAT FALLS BOARD OF ADJUSTMENT/APPEALS
January 7, 2026
CALL TO ORDER
Vice Chair Christian Stone called the meeting to order at 3:11 P.M. in the Commission Chambers
at the Civic Center.
ROLL CALL & ATTENDANCE
Great Falls Board of Adjustment/Appeals members present:
Christian Stone, Vice Chair via Phone
Antoinette Collins
Joe McMillen
Great Falls Board of Adjustment/Appeals members absent:
Pete Fontana, Chair
Aspen Northerner
Planning Staff members present:
Lonnie Hill, Deputy Director of Planning & Community Development
Jamie Nygard, Sr. Administrative Assistant
Others present:
None
Mr. Hill affirmed a quorum of the Board was present.
MINUTES
Vice Chair Stone asked if there was a motion to approve the meeting minutes as stated for
November 13, 2025. Mr. McMillan moved to approve the minutes, seconded by Ms. Collins. All
in favor, the minutes were approved 3-0.
CONFLICT DISCLOSURE/EX PARTE COMMUNICATIONS
None.
3

[PAGE 4]
Agenda #4.
Minutes January 7, 2026
Great Falls Board of Adjustment/Appeals
Page 2
BOARD ACTIONS NOT REQUIRING PUBLIC HEARING
Election of Officers 2026
Mr. Hill stated that the bylaws of the Board of Adjustment/Appeals require that the election of the
Officers take place at the January meeting each year.
PUBLIC COMMENT
None.
BOARD DISCUSSION AND ACTION
MOTION: That the Board of Adjustment/Appeals elect Christian Stone as the Chair for 2026.
MADE BY: Mr. McMillen
SECOND BY: Ms. Collins
VOTE: Motion Passed 3-0
MOTION: That the Board of Adjustment/Appeals elect Antionette Collins as the Vice Chair
for 2026.
MADE BY: Mr. McMillen
SECOND BY: Ms. Stone
VOTE: Motion Passed 3-0
COMMUNICATIONS
Mr. Hill mentioned that new code changes, prompted by State law updates, will affect the Board
of Adjustment/Appeals and could potentially lead to the Board's dissolution.
PUBLIC COMMENT
None.
ADJOURNMENT
There being no further business, Vice Chair Stone adjourned the meeting at 3:16 p.m.
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[PAGE 5]
Agenda #5.
Date: April 9, 2026
CITY OF GREAT FALLS
BOARD OF ADJUSTMENT AGENDA REPORT
Item: Variance request to allow reduced side yard setbacks for the construction of
a single-family residence located at 711 4th Avenue Southwest.
Applicant: Zach Backes, Nine Blessings LLC, Owner
Presented By: Lonnie Hill, Deputy Director, Planning and Community Development
Action Requested: Consideration of reduced side yard setbacks
Public Hearing:
1. Chairperson conducts public hearing, pursuant to OCCGF 1.2.050 and Title 17, Chapter 6.
2. Chairperson closes public hearing and asks the will of the Board.
Suggested Motion:
1. Board Member moves:
I. “I move that the Board of Adjustment, based on the Findings for the Basis of Decision
(approve/deny) the variance request for minimum side yard setbacks of five (5) feet for
the property addressed as 711 4th Avenue Southwest.”
2. Chairperson calls for a second, discussion, and calls for the vote.
Background: The owners of 711 4th Avenue Southwest has requested a variance for reduced side yard
setbacks for the construction of a single-family residence. Within the Narrative, the applicants state that
this request arises from the desire to utilize an existing foundation that encroaches within the current side
yard setbacks of six (6) feet for the R-3 Single-family High Density zoning district.
The subject property, legally described as Lot 10, Block 558, Sixth Addition to Great Falls, is 6,250 square
feet in area. The property previously had a sub-grade home upon it. The home has been demolished, and
the applicant proposes to reuse the existing foundation for the construction of a single-family home. A
Location and Zoning Map of the property is provided as an attachment to this report. Single-family homes
surround the property in all directions.
Variance Request: The applicant requests a variance to the minimum side yard setbacks for a principal
building. The applicant has specifically requested reducing the minimum side yard setbacks along the
west and east property lines, as shown on the Site Plan, which is provided as an attachment to this report.
The variance request would allow the applicant to complete the construction of a single-family residence.
Page 1 of 2
5

[PAGE 6]
Agenda #5.
Findings for the Basis of Decision: The basis for decision for a variance request is listed in §17.16.32.040
of the OCCGF Land Development Code. The decision of the Board of Adjustment shall consider the three
Basis of Decision criteria. Staff provides the following Basis of Decision for consideration by the Board:
1. The variance is not contrary to the public interest.
The decision to grant a side yard setback variance for the residence is based on the finding that such a
variance is not contrary to the public interest. The determination for this request considers several
factors: 1. The variance will not adversely affect the character of the neighborhood, which will remain
residential. 2. The request will not compromise public health, safety, or welfare, as the construction
will adhere to all other relevant building codes and safety regulations. 3. The variance will not
negatively impact neighboring properties. As a result, staff has determined that granting the variance
is not contrary to the public interest.
2. A literal enforcement would result in unnecessary hardship, owing to conditions unique to
the property.
Enforcing a literal interpretation of the zoning code would prevent the applicant from building the
single-story residence upon the existing foundation. Staff has determined that the existing footprint of
the foundation encroaching within the setbacks presents an unnecessary hardship. Granting the
variance would allow the applicant to proceed with the project as proposed, without undermining the
intent of the zoning code.
3. The spirit of this Title would be observed and substantial justice done by granting the
variance.
The decision to grant a side yard setback variance for the proposed residence is not in conflict with
the spirit of the Land Development Code. The subject property is within the R-3 zoning district, which
is intended to promote orderly development upon smaller lots. By allowing the variance, the property
owner can construct the residence upon the existing foundation, without disrupting the overall
character of the neighborhood or the R-2 zoning district. Additionally, substantial justice is served as
the variance allows the applicant to continue their project, ensuring they are not burdened by the rigid
application of the code.
Permit Requirements: Should the requested variance be granted, the applicant will proceed with
submitting a complete building permit application to the City of Great Falls Building Department. The
permit submittal will include all required documentation, including a geotechnical soils analysis, to
demonstrate compliance with applicable codes and standards for the proposed development, including
foundation design.
Staff Recommendation: Based on the findings for the Basis of Decision, staff recommends approval of
the variance request.
Alternative: The Board of Adjustment could choose to deny the variance request if the Board determines
the request does not meet each of the basis of decision criteria. For such action, the Board must provide
alternative Basis of Decision findings to support the denial.
Attachments:
 Location and Zoning Map
 Narrative
 Site Plan
Page 2 of 2
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[PAGE 7]
Agenda #5.
7

[PAGE 8]
Date Stamp: Agenda #5.
CITY OF GREAT FALLS
PLANNING & COMMUNITY DEVELOPMENT DEPT.
P.O. BOX 5021, GREAT FALLS, MT, 59403-5021
406.455.8430 • WWW.GREATFALLSMT.NET
V ARIANCE A PPLICATION Variance Fee: $2,500
Mfg Home on Existing Foundation 711 4th Ave SW, GREAT FALLS MT 59404
Name of Project (if applicable): Project Address:
N INE BLESSINGS LLC
Applicant/Owner Name:
2 120 S Reserve St, #541, Missoula, MT 59801
Mailing Address:
7 20-702-9887 a dmins@ixblessings.com
Phone: Email:
Z ach Backes
Representative Name:
406-313-8775 z ach@ixblessings.com
Phone: Email:
LEGAL DESCRIPTION:
L OT 10, BLOCK 558,
Lot/Block/Subdivision:
SIXTH ADDITION TO GREAT FALLS TOWNSITE, CASCADE COUNTY, MONTANA
Section/Township/Range:
ZONING AND LAND USE(TO BE COMPLETED BY STAFF) :
Existing Zoning: Existing/Proposed Land Use:
VARIANCE REQUEST:
The existing foundation encroaches in the setback on 2 sides of the property by 1 foot or less.
____________________________________________________________________________________________________
We request a variance to allow us to use this existing foundation and place a new construction manufactured home on it.
____________________________________________________________________________________________________
____________________________________________________________________________________________________
____________________________________________________________________________________________________
I (We), the undersigned, understand that the filing fee accompanying this application is not refundable. I (We)
further understand that the fee pays for the cost of processing, and the fee does not constitute a payment for
approval of the application. I (We) further understand that public hearing notice requirements and associated
costs for land development projects are my (our) responsibility. I (We) further understand that other fees may be
applicable per City Ordinances. I (We) also attest that the above information is true and correct to the best of my
01/27/2026
Applicant/Owner’s Signature: Date:
01/27/2026
Representative’s Signature: Date:
Effective Date: 10/5/2023 8

[PAGE 9]
Agenda #5.
Variance Application Checklist
All applicants are required to complete and submit the Variance Application, $2,500 fee, checklist, and required
material per the checklist for the proposed development. This fee is non-refundable whether the request is
approved or not. No processing will be performed until this fee has been paid. The applicant will also be
responsible for the costs associated with publishing the legal ad.. Per the Official Code of the City of Great Falls
(OCCGF) Title 17 - Land Development Code, applicants requesting a variance is required to have a pre-submittal
meeting with City Staff.
APPLICANT SHALL SUBMIT ALL INFORMATION THAT IS MARKED
REQUIRED BY STAFF FOR A COMPLETE SUBMITTAL
ADDITIONAL INFORMATION MAY BE REQUESTED IF APPLICABLE
Variance Application Requirements Req. App. Staff
Variance Please attach a narrative that addresses the following criteria in detail and   
Description provides a full explanation of the project.
 The variance is not contrary to the public interest
 A literal enforcement would result in unnecessary hardship, owing
to conditions unique to the property.
 The spirit of this Title would be observed and substantial justice
done by granting the variance
Site Plan Site Plan shall include all applicable items per Title 17 - Appendix A :
Requirements  Title Block containing project name, developer and landowner name,   
north arrow, graphic scale, property boundaries, and acreage of subject
property
 Land Use/Development Standards tables with applicable information   
 Existing buildings and site amenities as applicable including; contours,   
wetlands, existing vegetation, water resources, floodplains
 All proposed buildings and site features including, access drives,   
pedestrian facilities, parking, landscaping, and lighting per Title 17
requirements
 All proposed utilities and stormwater facilities   
Processing the Application
Determination of completeness. Within ten (10) days of submittal, the Planning and Community Development shall
determine if the application is complete. If the application is deemed incomplete, it shall be returned to the applicant and the
applicant has six (6) months to resubmit the application or forfeit the application fee. Planning Staff shall take no further
steps to process the application until the deficiencies are remedied.
Notice. Prior to the Board of Adjustment hearing, staff shall provide for public notice, property owner notification, and
agency notification. A legal ad is published in the newspaper and property owners within 150’ of the subject variance are
notified by mail of the request and the date and time of the hearing.
Public hearing. Allowing for proper notice, the Board of Adjustment shall hold a public hearing to review the application.
Citizens or neighbors may address any comments, questions or concerns at the hearing or send written material to the
Planning & Community Development Department.
Decision. Within thirty (30) days of the determination of completeness, the Board of Adjustment shall approve the variance
request, approve it with conditions, or deny it. Such decision shall be in writing and shall include the findings in support of
its decision and if approved, any conditions as may be imposed.
Applicant notification. Within five (5) days following the decision, the director shall mail the applicant the original (signed)
copy of the decision and retain a copy for the public record.
Appealing a Board of Adjustment Decision
Under Montana State Law, you have the option of appealing any ruling made by the Board of Adjustment. The applicant
an/or aggrieved person may appeal a final decision, made by the Board of Adjustment, by filing an appeal with a court of
competent jurisdiction within 30 days of the final decision. (See: 76-2-327(1), MCA)
Effective Date: 10/5/2023
9

[PAGE 10]
Agenda #5.
This property at 711 4th Ave SW had a home on it in which a demo permit was pulled in 2021,
according to to the Building Division. We acquired this property in late 2021 with the plan to
place a new manufactured home on the existing foundation. We discussed the plan with the city
and can make use of the existing foundation with some repairs to meet current code and the
home manufacturer requirements.
What we were not aware of until after we purchased the land and completed the survey is that
the existing foundation encroaches into the setback by 1 foot on one side and 8 inches on the
other. City code 17.64.030 allows this type of encroachment to be “grandfathered” in so long as
the new build is completed within 24 months.
Our plan is to place a brand new 2 bedroom 2 bathroom manufactured home on that foundation,
bringing some much needed housing to Great Falls and specifically that area. The cost for us to
demolish the existing foundation and build a new one, however, would cost around $60-$70k,
which makes the project financially unviable. Our only feasible option with this land is to utilize
what is currently there and place a new home on it.
10

[PAGE 11]
Agenda #5.
DELTA ENGINEERING P.С.
CONSULTING ENGINEERS
A
P.O. BOX 1481
GREAT FALLS, MT 59403
(406) 727-3687
MANUFACTURED HOUSING PLAN
OWNER: Nine Blessings
DATE: Dec. 15, 2025
LOCATION: 711-4th Ave. SW
Great Falls, MT
HOME SPECIFICATIONS:
Make & Model: Fleetwood Homes Multi Section
-
Length: 40
Width: 26'
Height: 7-1/2
Roof Slope: 3:12
Weight: 31,200 lbs. (15.6) Tons
DESCRIPTION
A 26 ft. by 40 ft. cast-in-place concrete basement foundation already exists (see drawing). The
basement foundation wall is 8 inches wide and 80 inches high. A 6 inch wide by 10 inch high
concrete stem wall, has been added on the top of the existing basement wall. The 10 inch high
concrete wall has to be completely removed, leaving the top of the basement wall clean of any
concrete debris. An 8 feet wide, by 13 feet long, addition has been added on the north end of the
basement foundation. The addition was apparently used as an outside stairway for access to the
basement, and to the main floor level of the home.
There are two openings on all four sides of the basement foundation walls. The openings were
prior windows for the basement. The openings are each about 3 feet wide and about 20 inches
deep.
There are three 5-1/2 inch diameter and one 3-1/2 diameter steel pipes in the middle of the
basement, previously used for support columns for a prior wood load bearing main floor beam.
The wood beam has been removed. The steel posts set on a 12 inch wide concrete footing. I
recommend the four steel posts be removed.
The chassis for the manufactured home consists of four longitudinal steel I-beams with a depth of
10-1/4 inches, and a flange width of 3-1/2 inches. The beams are spaced approximately 3 feet
from each exterior side with a 7 feet spacing to the interior beam. The interior beams are about 5-
1/2 feet apart.
Chassis Support
It is planned that four steel I-Beams (W8x21) will be added across the width of the home, and
terminate on top of the existing concrete foundation wall. The beams will be spaced on
approximate 8 ft centers (see drawing). High strength adjustable steel jack posts will be placed
under each beam at the mid-span of the basement. The steel posts must be extend from the
footing, to the bottom of the cross beam (approx. 81 inches), and have a minimum load capacity
of 10,000 pounds each.
11

[PAGE 12]
Agenda #5.
The cross beams will each be 25 ft. x 6 inches long, and centered so each end of the beam will
set on the top of foundation wall 6-1/2 inches. A 2x 6-1/2 in. pressure treated wood sill plate with a
foam seal under the plate will be anchored into the top of foundation wall. A 2 x 8-1/2 inch long
pressure treated rim joist will set on the outer edge of the foundation wall secured to the bottom
sill plate (see drawing). A 6 inch wide, 3/8 inches thick steel angle plate, 4 inches by 6 inches,
with the long side anchored to the side of the concrete foundation wall. Once the cross beams are
set on top of the foundation, the angle iron brace will be welded to the bottom of the cross beams.
Additionally, each cross beam will be welded to the bottom of the two outside chassis beams. The
welded beams will provide the required anchorage per the HUD 7584 requirements to prevent
slipping and tipping.
The foundation conforms in general, to Type E5 in the September 1996 HUD 7584 Permanent
Foundations Guide for Manufactured Housing. A Type E5 foundation includes a reinforced
concrete foundation wall, with transverse steel cross beams. The Type E5 foundation is suitable
for high wind, seismic, and frost zones.
SUMMARY
The manufactured home planned for this location meets the requirements of the
September 1996 HUD 7584 Handbook and the design parameters for a manufactured home
Type E5 permanent foundation.
The home is new.
Respectfully Submitted,
Dary GARY L
undsere
KNUDSON
Gary L. Knudson, P.E. 3192 E
Montana Professional Engineer No. 3192E
BEGISTERO
NAL
12

[PAGE 13]
711-4TH AVE. SW.
JOB
DELTA ENGINEERING P.С. 2Agenda #5.
SHEET NO OF
P.O. BOX 1481
GREAT FALLS, MONTANA 59403 CALCULATED BY. GLK DATE 12/25
(406) 727-3687
CHECKED BY. DATE
FOLNDATON SET LLP
SCALE -
26
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13
PRODUCT 204-1 (Single Sheets) 205-1 (Padded)

[PAGE 14]
711-4TH
AVE W
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DELTA ENGINEERING P.C. 2 2 Agenda #5.
SHEET NO. OF
P.O. BOX 1481
GLIC 12125
GREAT FALLS, MONTANA 59403 CALCULATED BY. DATE
(406) 727-3687
CHECKED BY DATE
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14
PRODUCT 204-1 (Singe Sheets) 205-1 (Padded)

[PAGE 15]
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711-4TH
AvE. SW.
DELTA ENGINEERING P.С. 1 2 Agenda #5.
SHEET NO OF
P.O. BOX 1481 GLK 12/25
GREAT FALLS, MONTANA 59403 CALCULATED BY DATE
(406) 727-3687
CHECKED BY DATE
SCALE FOLINDATION -SET UP
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PRODUCT 204-1 (Single Sheets) 205-1 (Padded)

[PAGE 16]
711-4TH
AVE SW
JOB
DELTA ENGINEERING P.C. 2 2 Agenda #5.
SHEET NO. OF
P.O. BOX 1481 CLIC 12125
GREAT FALLS, MONTANA 59403 CALCULATED BY DATE
(406) 727-3687
CHECKED BY. DATE
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16
PRODUCT 204-1 (Singie Sheerts) 205-1 (Padded)

[PAGE 17]
10' BACK
FENCE 1.10'
FROM LOT LINE
6' SIDE
6' SIDE
FOUNDATION FOUNDATION
0.80' OVER 1.00' OVER
SETBACK LINE SETBACK LINE
SURVEY NOTES:
1. IT IS NOT PURPOSE OF THIS SURVEY TO SHOW ALL EASEMENTS OF RECORD.
2. THIS IS NOT AN ALTA/NSPS SURVEY
3. THIS IS NOT A CERTIFICATE OF SURVEY
4. RETRACEMENT SURVEY IS COMPLETED BY MONTANA LICENSED SURVEYOR,
TAMER AVCI, LICENSE NO: 60171 LS.
20' FRONT
FENCE 0.80'
FROM LOT LINE ________LEGEND_________
BOUNDARY LINE
S89°43'38"E 50.20' SETBACK LINE
FENCE
EXISTING FOUNDATION
'49.421
E"54'50°0N
Agenda #5.
S89°49'41"E 50.02'
FOUND 5/8" DIA.
SET HUB REBAR
5'
8
4.
2
1
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"
6
4
0'
1
° 0
N
E T E A Y
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NV
ORI
CD
FOUND 1' DIA PIPE CORNER FALLS ON CONCRETE DRIVEWAY.
MARKED WITH RED PAINT (NOT TO SCALE)
BOUNDARY LINE RETRACEMENT PROJECT 2025-81
ATLAS LAND SURVEYS DATE 12/29/2025
www.atlaslandsurveys.com 711 4TH AVENUE SOUTHWEST, GREAT FALLS, MT
406-868-4865 LOT 10, BLOCK 558
PO BOX 2796, Great Falls, MT, 59403 FIGURE #1
GREAT FALLS 6TH ADDITION 17