01-02-87 Annexation Committeey
January 2, 1987 ANNEXATION COMMITTEE 8:00 A.M.
Chairman Hafferman and Councilman Manning in attendance. Construction
Inspector Van Dyke, David Greer from FRDO, Dean Marquardt and Brian Cloutier
representing CHM Financial Park, and Building Official Jackson also present.
CHM FINANACIAL PARK PRELIMINARY PLAT - C. Hafferman explained some apparent
disagreements between the parties involved. She stated that she had walked
the area and her biggest question concerned possible traffic problems in the
future. For clarification the comments from this meeting will be grouped according
to subject, not not necessarily in the order in which they were discussed.
Financial Drive - The City Staff and Mr. Marquardt feel that the 60' ROW
required by the subdivision regulations should be waived. David Greer pointed
out that it was a subdivision regulation requirement whether the road was public
or private and that if the Council approves anything less than that they must
show findings of fact. He pressed for the 60' ROW due to future traffic needs.
Dean Marquardt pointed out that the point where Financial Drive meets Two Mile
Drive is the worst possible access because it is on the S-curve and Two Mile
Drive itself is not acceptable for the amount of traffic. David Greer pointed
out that Financial Drive at it's narrowest is only 37.4 feet, which leaves.
no room for sidewalks or other improvements. Mr. Marquardt asked if it'cduld
be designated a temporary road until such a time as the Mall develops another
access to the east. David Greer pointed out that the zoning on the property
to be developed allows even motels and the possible traffic problems must be
addressed. Brian Cloutier stated that office buildings were what was going
• to be built in the development. He also said the traffic using Financial Drive
was people from the Northridge area - business traffic is coming from Highway 2.
C. Manning felt that ideally future access would line up with Hawthorne, but
Mr. Cloutier pointed out that use of the land would be severely restricted
if that were to happen. C. Hafferman asked that if the City agreed to let
Financial Drive be less than the 60' required and a private drive how it could
be worked out, and David Greer stated that it must be shown before the final
plat how each lot involved is responsible for upkeep and maintenance. Dean
Marquardt said again that he felt it should be temporary, but admitted that
temporary could turn in to permanent. Brian Cloutier stated he preferred solving
this problem now and felt the point at which Financial Drive meets the mall
parking lot was the greatest problem. Posts, concrete dividers, etc. were
discussed and it was felt that curbing and landscaping to make a better delineation
of traffic flow would help to solve the hazard at that point. C. Manning asked
about the possibility of adding 10 foot on the west side of Financial Drive
but the developers felt it would be very expensive. Brian Cloutier stated
he had always looked on Fianancial Drive as.a secondary access, with the main
entrance through the mall. He felt that it has become more of an entrance
to the mall rather than to the development.
Access through Gateway West Mall - Dean Marquardt stated that there is
an agreement between the mall and the developers for common parking and access.
As growth has occurred the traffic patterns and parking have been altered to
accomodate the increase. The ideal access is from Highway 2 and that is what
all plans have been based upon. C. Hafferman stated that traffic at the mall
is not controlled and cannot be without a full time policeman on duty. The
question was asked if signing would improve traffic patterns, but Mr. Marquardt
pointed out that they could not put signs up on mall property, and also that
signs on private property could not be enforced. David Greer felt that it
is conceivable that increased traffic because of development would not only
be hazardous, but that the mall could complain. A traffic light on Highway 2
ANNEXATION COMMITTEE
. CHM Financial Park Preliminary Plat
January 2, 1987
Page 2
could possibly help but that is future. C. Manning asked if the mall is aware
of the potential for increased traffic. Brian Cloutier stated that the way
the easement reads the developer has access through all mall accesses. C.
Manning asked what would happen if hypothetically the mall closed - is the
developer covered for access. Perhaps tying up the access long range would
protect the developer and the City would feel better about easing up on the
regulations for Financial Drive. Those present looked at the present agreement
between the mall and the developer and it seemed to be in order. The consensus
was that the City doesn't ever want to dump traffic onto Two Mile Drive, but
at the same time must be concerned about long-range access. David Greer pointed
out that neither does the City want to dump traffic into the parking lot. It
was felt that the present island at the entrance to the mall from Highway 2
as well as where the four lanes come together by the former Safeway were traffic
hazards, and a defined road easement within the parking lot area would help
to solve alot of problems. Mr. Cloutier stated that they had never had a problem
dealing with the mall and he would contact Ryan Heinz.. David Greer added that
if an agreement could be reached they would also need a maintenance and upkeep
agreement in writing before the final plat. Dean Marquardt stated that CHM
would attempt to have a specific roadway easement that was properly signed
through the mall parking lot. At the conclusion of the meeting there was some
additional discussion that this statement was not strong enough and that wording
should be added that if an easement cannot be defined then a 60' ROW easement
would have to be acquired and Financial Drive be built according to subdivision
regulations. It was also pointed out that the easement through the mall parking
lot would have to be the 60' required by the subdivision regulations.
Discussion of FRDO's Summary Remarks and Recommendation:
1. This shall be deleted. See addition A.
2. This shall be deleted. See addition A.
3. Section 2.3 of the Kalispell subdivision regulations calls for improvement
drawings. the City has a major concern for emergency access. The City also
wants to be able to relate the finished grade of the private road to the finished
grade of all the public improvements (utilities) within the site. David Greer
asked Mr. Marquardt what was meant by the statement in his letter "That construction
of the private roads be deleted from Item 12 since these are not public improvements."
Mr. Marquardt responded that he wished it deleted from the bonding requirement
because the bonding requirements only apply to public improvements. That is
what the law says and that is what he was asking for. David Greer stated that
any road that provides access to lots must be improved as a condition to approval.
Mr. Marquardt did agree that a final plat could not be filed unless the roadway
was improved or it was bonded.
4. Curbs, gutters and sidewalks: CHM has no foot traffic with the possible
exception of foot traffic between office buildings and the mall. It was pointed
out that not only is each office building required to furnish their own parking,
but that this development would be done in a first class manner. This was
changed to read that curbs and gutters would be required only along the westerly
extension of Financial Drive.
ANNEXATION COMMITTEE
CHM Financial Park Preliminary Plat
January 2, 1987
Page 3
5. Construction Inspector Van Dyke stated that the Water and Sewer Super-
intendent had requested that the existing water line be moved to within the
ROW, but that the Public Works Director would not require that as long as access
was available for maintenance and repairs. After the meeting there was some
confusion about this because of the written staff report from the Director
of Public Works. Since the Director if Public Works is out of town the wording
,,or as otherwise acceptable to the Director of Public Works" will be added
to the statement that the water line must be moved.
Items 6 - 9 are
Planned ponding is within the flood plain area.
13 are acceptable as
14. It is not known at this time if street lig11ts'will be needed; but
the developer will comply with the wishes of the Director of Public Works.
15. Green belt: As each lot is developed this requirement can be tied
to the site plan and building permit. Building Official Jackson stated that
the requirement is talking about visual screening along the common boundaries
rather than about landscaping.
16 - 20 are acceptable as is.
Time period for approval of preliminary plat: Public Works staff recommends
1 year as opposed to Mr. Marquardt's request for 3 years. There is a conflict
here between state law (3 years) and City standards (1 year). The Committee
agreed that it should be one year until the City changes the policy. It is
the developer's responsibility to ask for an extension if it is necessary.
Addition A: That a specific 60-foot easement be provided within the Gateway
West Mall parking lot and that the roadway easement be properly signed. If
the aforementioned access is not obtained a 60' right-of-way easement for Financial
Drive must be acquired and Financial Drive built according to subdivision require-
ments.
Addition B: That the delineation of the traffic pattern flow at Financial
Drive and the entrance to the Gateway West Mall parking lot be addressed.
ANNEXATION COMMITTEE RECOMMENDATIONS
FOR CHM FINANCIAL PARK PRELIMINARY PLAT APPROVAL
To correspond to FRDO's Summary Remarks and Recommendation, pages 6-8 of
the December 17, 1986 Subdivision Report.
1. Delete. See Addition A.
2. Delete. See Addition A.
3. That R3aeae€e€-Be#ve-ead the westerly private road be paved to a minimum
roadway width of 28 feet with a paved cul-de-sac radius of at least 50 feet.
4. That curbs and gutters be provided along the (add: westerly) private roads
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E1#ve.
5. That the water main be located within the road right-of-way (add: or as
otherwise acceptable to the Director of Public Wapks), and be extended .
4.
to the westerly property line of the subdivision to facilitate future looping.
A fire hydrant or blow -off will be required at the end of the line.
Items 6 - 20 acceptable as written.
• Addition A: That a specific 60-foot wide roadway easement be provided within
the Gateway West Mall parking lot and that the roadway easement be properly
signed. If the aforementioned access is not obtained a 60' right-of-way
easement for Financial Drive must be acquired and Financial Drive built
according to subdivision requirements.
Addition B: That the delineation of the traffic pattern flow at Financial
Drive and the entrance to the Gateway West Mall parking lot be addressed.
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