Preliminary Discussions for Annexation, PP and PUD93 & Church, LLC
100 Hathaway Lane
Kalispell, MT 59901
To: Kalispell Planning Department
Re: Preliminary Discussions for Request for Annexation, Preliminary Plat, and
Planned Unit Development for Silverbrook Estates
The purpose of this letter is to introduce a potential Annexation, Preliminary Plat, and
Planned Unit Development (PUD) for Silverbrook Estates. This document is provided
for your review and inclusion on the advice of Tom Jentz.
We discussed this Annexation, Preliminary Plat, and PUD preliminarily with Mr. Jentz on
June 14t" and based upon his guidance, are providing this document for your inclusion
and understanding as this project develops. Please note this is a preliminary document
and therefore anticipated to change.
We are confident that this project will produce a quality residential and commercial
development within the City of Kalispell, and will continue to establish a precedent for
subsequent development in the area.
Sincerely,
Howard Mann, Owner Wayne Freeman
93 & Church, LLC CTA LandWorks
cc: Scott Nelson, CTA Nelson Engineer
Patrick White, CTA Architects Engineers
David Mitchell, CTA Architects Engineers
Silverbrook Estates Annexation with Initial Zoning, Preliminary Plat, and PUD
Cover Letter
List of Appendices
I. Background and Introduction
II. Vicinity Context
III. Summary of Proposed Development
IV. Common Area Management
V. Existing Environmental Features
A. Geology
B. Surface Water
C. Vegetation
D. Wildlife
E. Agriculture and Timber Production
F. Historical, Archaeological or Cultural Features
VI. Infrastructure Improvements
A. Sewage
B. Water
C. Solid Waste
D. Drainage
E. Roads
VII. Community Impacts
A. Emergency Services
B. Schools
C. Economic Benefits
D. Land Use
E. Parks and Recreation Facilities
F. Utilities
Vill. Phasing
IV. Character of Development by Land Uses
A. Typical Circulation Standards
1. Street
2. Trail
B. Typical Building Standards
1. Setbacks
2. Number of story
3. Materials/colors
4. Uses proposed
5. Density of Dwelling
C. Typical Landscape Standards
1. Type
2. Fencing
3. Irrigation
D. Common and Open Space
1. Entry Design
2. Water Features
Silverbrook Estates X
NMM ..
Appendix A:
Vicinity Map
Appendix B:
Existing Zoning
Appendix C:
Bubble Diagram
Appendix D:
Proposed Development Plan
Appendix E:
Common Space Plan
Appendix F:
Property Owner's Association Ownership
Appendix G:
Property Owner's Association Maintenance
Appendix H:
Developer Proposed Installation
Appendix I:
Dedicated Parcel for City of Kalispell Fire Department
Appendix J:
Phasing Plan
Appendix K:
Street Plan
Appendix L:
Type A Typical Street Section
Appendix M:
Type B Typical Street Section
Appendix N:
Type C Typical Street Section
Appendix O:
Type D Typical Street Section
Appendix P:
Type E Typical Street Section — not used
Appendix Q:
Trail Plan
Appendix R:
Type A Typical Trail Section
Appendix S:
Type B Typical Trail Section
Appendix T:
Type C Typical Trail Section
Appendix U:
Residential Entry Design Concept Plan, Elevation, and Perspective
Appendix V:
Commercial Option 1
Appendix W:
Commercial Option 2
Appendix X:
Type F Typical Street Section
Silverbrook Estates X
1. Background and Introduction
This development is planned to be submitted concurrently for Annexation, Preliminary
Plat and PUD once the project area has been included within the City of Kalispell Growth
Policy as currently under proposed amendment.
The following development for your review consists of 330 acres on the west side of
Highway 93 north of the limits of Kalispell, Montana. The property is being proposed as
a PUD development.
The property was previously used for production of agricultural crops. There are
currently no existing buildings on site. The property is bordered to the north by Church
Drive, to the south by agricultural land with home sites, to the east by Highway 93, and
to the west by the Stillwater River.
This document is to provide a general understanding of existing features, proposed
systems, community services, phasing and character of the development. In addition,
this document addresses construction responsibilities and long-term maintenance.
Silverbrook Estates X
UM9•t 1
Silverbrook Estates is located approximately one and three-quarter mile north of the
existing Kalispell city limits. The area is not currently within the city of Kalispell Growth
Policy; however a city -initiated amendment is currently proposed to include this project
area, The policy of this proposed amendment is reflected in the layout of this project.
Silverbrook Estates is located west of Highway 93 and south of Church Drive. Refer to
Appendix A for the location of Silverbrook Estates in relation to the City of Kalispell and
surrounding areas, and appendix B for the existing zoning.
Silverbrook Estates may be accessed via Church Drive and Highway 93. The Montana
Department of Transportation is planning various phased projects along Highway 93
which the development has accommodated for.
The property is legally described as four parcels being located in the western one-half of
Section 13, Township 29 North, Range 22 West, P.M.M., Flathead County, Montana.
See Appendix A for individual parcel information.
Silverbrook Estates X
The Silverbrook Estates consists of a mixed -use PUD on approximately 330 acres. This
property would feature approximately 480 single-family residences, 120 multifamily units,
12 commercial building lots, and a two and one-half acre parcel proposed to be
dedicated to the Kalispell Fire Department. The remaining area will be designated for
interior roads, and common open space. Church Drive will provide three primary access
locations to the proposed subdivision with one of those access points connecting
through to Highway 93 and serving as the main collector street. See Appendix C for
proposed Bubble Diagram Appendix D for Proposed Development Plan.
The subdivision is anticipated to connect to the city water and sewer system via
expansion of the Kalispell systems along Highway 93. Roads within the subdivision will
be paved. All infrastructures will be paid for and financed by the developers of this
project.
Use Types
Each single-family residence will have a private drive and access onto a local street.
The single-family lots will range in size from approximately one -quarter to one-half acre.
The multifamily units are planned to be townhomes (configuration of 2 attached units)
buffering the single-family residences from the commercial development. Each
townhome residence will have a separate drive and access onto a local street. Each
townhome lot averages approximately 4000 SF with a 50-foot average width.
The commercial area is located in the northwest corner of Silverbrook Estates, at the
interchange of Highway 93 and Church Drive. Twelve commercial buildings are
proposed. Lots are not currently defined, however it is anticipated that each building
footprint will be a lot. The adjacent open space and parking would be separate lots also
not currently defined. The businesses are to serve primarily the residents of this
development. Encouraged small boutique businesses include: coffee shop, beauty
shop/day spas, video rental, convenience store, specialty retail, banking, and grocery
store.
Silverbrook Estates will contain landscaped and plaza common areas, park -like and
natural ponds, and a trail system that will completely encompass the property and
connect to and linking the interior open spaces. The trail system will also provide access
along Highway 93. This trail and sidewalk system will ensure that there is safe and
efficient pedestrian access to any future development to the north (towards Whitefish)
and to the south (towards Kalispell).
A parcel of land, located in the northwest corner of Silverbrook Estates is proposed to be
dedicated to the City of Kalispell Fire Department. This land will have direct access onto
Church Drive and will provide adequate space for the necessary expansion of daily fire
and emergency response operations as well as well pump facilities. With the dedication
of this land to the Kalispell Fire Department, there is a long-term solution to the shortage
of adequate operating space for this service provider.
The Silverbrook Estates development, as proposed, will provide a wide variety of
residential and commercial opportunities and will encourage the improvement of
necessary infrastructure, including roads and trails towards the outskirts of the current
city boundaries towards Whitefish. In addition, it will provide a diverse selection of
Silverbrook Estates x
housing with varying price points, living opportunities and community amenities. The
addition of new residential living units of a high quality will be attractive for those seeking
to move into the Kalispell area. The addition of new commercial properties, in
compliance with the proposed Growth Policy Amendment, will enhance the local
economy as well as benefit from the close proximity to new and established housing and
infrastructure.
Silverbrook Estates X
A Property Owner Association (POA) will be established in order to administer the
"Covenants" and design review guidelines for all development within Silverbrook
Estates, as established by the developer. The POA will also provide for the
maintenance of all common areas, including open space and parking district areas,
installed by the developer. See Appendix E for the Common Space Plan, and Appendix
F and G for POA's Ownership and Maintenance.
The Design Review Guidelines (DRG) will establish design and review guidelines within
Silverbrook Estates, specifically criteria for the review of building style, material usage,
landscaping design and alterations and modifications to a lot.
It is anticipated that Residential will have separate Covenants and Design Review
Guidelines than commercial.
Silverbrook Estates X
The proposed development occupies land sloping to the west toward the Stillwater
River. An unnamed existing drainage swale bisects the site from the northeast to the
southwest in which steeper slopes occur. This project proposes to enhance and
emphasize this drainage swale creating gradations of park -like ponds/water features to
natural ponds as it nears the Stillwater River. In addition to this waterway, lined ponds
are proposed for the subdivision. Delineations of the 100-year floodplain and wetland
areas for the Stillwater are currently being defined and a current topography map is
being generated.
A. Geology
A topography map of the project site is also currently being generated. The project site
consists of a steady slope to the west. According to MRCS soils information, the
majority of the site consists of 0-3 percent slopes with pockets of 7 percent slopes. As
the bisecting drainage swale approaches the Stillwater River, slopes ranging from 30-35
percent slopes occur.
Our research for this geology study will consist of collecting, summarizing, and analyzing
geologic information that exists for the area encompassing and lying adjacent to the
project site. The MBMG office in Butte and the DNRC water rights office in Kalispell will
be contacted for hydrogeological data (well log reports). These log reports will be
utilized to provide insight as to the general hydrogeology of the site and surrounding
areas.
Our preliminary investigation indicates subsurface Glacial Lake deposits throughout the
entire site. This includes calcareous fine sandy silt, clayey silt, and minor clay; with
thicknesses average 100 feet and are greater than 270 ft. There are no known unusual
conditions regarding installation of water supply/sewer collection trenches, and
underground electric and telephone cables.
MRCS soil maps indicate Tally soils dominate the site with patches of Blanchard fine
sand and Kalispell loam.
According to the Uniform Building Code, the Flathead Valley is located in seismic Zone
3, which is rated as moderate to high. Properly constructed dwellings provide
reasonable protective measures against seismic instability.
Roads or streets shown on the plat should be designed with minimum grade changes
and disturbances to the natural terrain. There will not be any cuts or fills exceeding 3
feet in vertical elevation. This is due to the gentle terrain found throughout the project
site and its vicinity. Where minimal cuts and fills are necessary, design criteria will
ensure a safe slope from the shoulder and return a topsoil cover for seeding and re -
vegetation.
B. Surface Water
The site is situated within the Stillwater River drainage system. The surface water
follows the topography from the northeast to the southwest. A culvert under Church
Drive brings surface water from adjacent properties on -site, draining into an unnamed
Silverbrook Estates x
main drainage swale. While most of the on -site surface water also flows into this
drainage swale, there is an additional low area on site in the southwest corner of the
development, separate from the main drainage. All surface water on -site then drains to
the west into the Stillwater River. The main drainage swale flows into a small
wetland/marshy area just prior to releasing into this river. There are no known artificial
water systems on site. A 100-year floodplain and wetland inventory and analysis is
currently being generated along with a topography map.
Erosion control can be minimized during road construction by utilizing Best Management
Practices (BMP's). Best Management Practices utilize controls to minimize possible
contamination of surface water. Utilizing BMP's for construction of internal roads, water
quality will not be affected.
C. Vegetation
The project site has been used for crop production, including small grains crops. The
main drainage swale, midway through the site, transitions from tilled crop production to a
coniferous lined grassland drainage -way. Just before the drainage swale approaches
the Stillwater River, a natural wetland/marshy area occurs. Along the Stillwater River,
there are periodic coniferous trees with grassy areas The vegetation located on this site,
approximate peak elevation 3030 feet, has an annual precipitation of 14-18 inches. The
average annual precipitation of approximately 15.70 inches was estimated from weather
station 244558, Kalispell WSO Airport.
The existing native vegetation will be maintained as much as possible. Enhancements
to the main drainage -way include creating new and enlarging existing ponds with
periodic small waterfalls. The Stillwater river area will have dead underbrush removed to
allow for passive use.
Although most of the property is used for crops, we are assuming there is a potential for
at least one or more species of noxious weeds present on or near the site. Control
methods for noxious weeds will be used following construction activities at the site. Most
likely, there will be chemical control throughout the site along disturbed areas. Other
mechanical methods will be used when necessary for conditions and when
recommended.
D. Wildlife
The majority of the site is in an area typically not known for prime fish or wildlife habitat.
The Stillwater River and the main drainage -way intersection point provide a corridor for
common birds (pheasant/turkey), fish and other small wildlife. This area is not known for
big game such as mountain lion, elk, mule deer, moose, or black bear, however whitetail
deer have been spotted. These areas are proposed to be maintained with minimal
disturbance to existing conditions, except for selective brush clearing. No known
protective species habit the property. Montana Fish, Wildlife & Parks (MFWP) fisheries
and biologists will be contacted for any concerns with the development.
E. Agriculture and Timber Production
The project site generally has a farmland classification of prime farmland if irrigated.
Approximately 294 acres of the overall 330 acres have produced alfalfa. Historically this
Silverbrook Estates X
site has produced alfalfa with a yield of 4.0 to 4.4 tons per acres. Because this land has
been used for farming, it is evident the proposed subdivision will remove agricultural land
with existing production capacity. However, the subject property is anticipated to be
included in the Growth Policy for the City of Kalispell. Therefore, this area has been
included to accommodate future growth, and is anticipated to be annexed. This project
area would not create conflicts with nearby agricultural operations, currently producing
alfalfa, nor is there timber production in the area.
F. Historical, Archaeological or Cultural Features
The State Historical Society will be contacted to complete a file search of any previously
recorded historic or archaeological sites in the designated search locale. They will
determine if a cultural resource inventory is warranted. If any prehistoric cultural
material is encountered during subsurface disturbance phases of the proposed work,
construction should be suspended and a professional archeologist be notified. At this
time, no known historical, archaeological or cultural features located in the development
area.
With respect to surrounding cities, towns, developments or homes, the proposed
subdivision is bordered by agricultural property (south), Highway 93 (east), conservation
easement (north), and the Stillwater River (west). The applicant has submitted an
Annexation Application and PUD. Local zoning regulations along with PUD
modifications will be utilized for ultimate build -out of the subdivision. Hence, visual
impact as a result of this development is minimal with respect to roads, adjacent
developments, or any other public facilities. Roads are planned to affect the natural
terrain as little as possible with grades and alignment designed to reduce cuts and fills.
All excavated areas will be reseeded and returned to the natural vegetation. Utilities are
anticipated to be underground with boxes and structures positioned out of sight as much
as possible or designed to fit into the character of the land.
Silverbrook Estates X
i
Silverbrook Estates will have various utility and network types, ownership and
maintenance responsibilities throughout the development. With anticipation of
annexation, the developer is currently investigating options and capacity requirements to
extend city water and sewer north along HWY 93 to the project area, incurring all
financial responsibility for the study, design, and construction. A concurrent study is also
being generated by HDR Engineering for the City of Kalispell. This development would
then connect into these extended services
A. Sewage
As mentioned above, the developer plans to extend a city sanitary sewer mainline to the
project area along Highway 93. The applicant will work with the Kalispell Public Works
Personnel in the design and location of all sanitary sewer lines including possible
improvements of existing sewer lines at those points of connection. Morrison Maierle
and HDR Engineering are currently working on design of Kalispell's wastewater
treatment plant Phase I expansion project.
The method of sewage disposal for the development will be via connection to the City of
Kalispell sewer system through the use of this centralized sewer main. All sanitary
mainlines will follow road systems or utility easements, and would be owned and
maintained by the City of Kalispell. The design and construction will be the developer's
responsibility. Although specifics on the sewage mainline extension are not yet
determined, the sanitary system within the development is planned to be meet City of
Kalispell standards.
We anticipate lift stations will be required for this development. Locations are
undetermined at this time. We intend to provide sewer mains with gravity flow within the
development, ultimately to lift stations as required.
The layout for Silverbrook Estates Subdivision represents 600 residential lots, consisting
of % to'h acres in size, with an abundance of open space. According to the 2000
Census, Flathead County data reflects approximately 2.48 people per dwelling unit.
Using 100 gpd/person for wastewater generation, this corresponds to 248 gpd/dwelling
unit. Ultimately, Silverbrook Estates may generate 148,800 gpd (600 dwelling units x
248 gpd/dwelling unit). This number may ultimately be more or less depending on final
requirements.
The commercial lots consist of 12 buildings. Since there is a projected build -out over the
years, hence specific lot uses are unknown and water demand is difficult to predict. For
planning purposes, we would anticipate a conservative generation per building lot to be
500 gpd. The anticipated demand at full occupancy is approximately 6,000 gpd for the
commercial lots ((500 gpd/lot ) x (12 lots) = 6,000 gpd).
The anticipated demand at full occupancy for Silverbrook Estates is approximately
154,800 gpd for this PUD (148,800 gpd + 6,000 gpd). This number may ultimately be
more or less depending on final requirements.
Silverbrook Estates X
No industrial wastewater is planned as part of this development.
Currently, we are planning for 3 phases for the proposed Silverbrook Estates
Subdivision. This would reflect 191 residential lots for Phase 1 to be constructed
summer of 2007. Phase 2 includes 289 residential units to be constructed summer of
2008. Summer 2012 is the estimated completion for phase 3.
B. Water
City water mainlines are also proposed to be extended to the project area along Hwy 93,
at the developer's expense. The applicant will work with the Kalispell Public Works
Personnel in the design and location of all city water and fire -protection needs. We are
proposing a new well and pump house within this development for the purpose of
supplementing the city water system and satisfying water looping requirements.
The subdivision will then connect into this city water main extension. Within the
development, the water mainlines will also generally follow the road systems and will be
designed to meet City of Kalispell standards. The design and construction of all water
mains will the developer's responsibility. However, all water mainlines extending to the
development and then within the development will be owned and maintained by the City
of Kalispell.
The consumptive water demand is consistent with the anticipated wastewater
generation. However, each residential and commercial lot within the PUD is anticipated
to irrigate their property from the city system, whereas the open space will be irrigated
from supplemental wells and/or surface water. The following represents total demand
from the city water distribution system (does not include open space irrigation).
LOT
DESIGNATION
CONSUMPTIVE
DEMAND
IRRIGATION
DEMAND
TOTAL
DEMAN
Residential
148,800 gpd
1,001,664 gpd
1,150,464 gpd
Commercial
6,000 gpd
0 gpd
6,000
d
TOTALS
154,800 gpd
1,001,664 gpd
1,156,464 gpd
n_ Assume 1" of water per week over an acre (typically April, September, October)
** Use 2" of water per week over an acre (typically May, June, July, August) for purpose of calcs
( 2 in/wk) x (1 ft/12 in) x (43,560 sf/acre) x (7.48 gal/cf) x (1 wk/7 days) = 7,758 gpd/acre
Residential
Assume 80% of an acre is irrigated: (0.80) x (7,758 gpd/acre) = 6,209.4 gpd/acre
TOTAL: based on — 160 acres net lot area
(6,260.4 gpd/acre) x (— 160 acres) = 1,001,664 gpd
Silverbrook Estates X
Commercial
Since the commercial lots include the footprints of the buildings only, there is not
irrigation demand required from these lots.
Note: a detailed irrigation calculation will be forthcoming as part of the Subdivision
Application to MDEQ.
C. Solid Waste
Solid waste collection may be serviced by a private hauler or city Public Works, with
disposal in the Flathead County Solid Waste Facility. A specific provider has not
currently been contacted. However, solid waste disposal will meet the requirements of
the Department of Environmental Quality. Residential solid waste is anticipated to be
collected from individual containers located at the street of each residence. With the
exception of collection days, the individual containers shall be stored out of view.
D. Drainage
A drainage system comprised of curb and gutter, bridges, storm drain inlets, culverts,
etc. is proposed for the internal roads. All roads within the subdivision will be paved.
Each lot within the subdivision will be responsible for on -site storm retention. Where not
feasible, drainage facilities will be design and installed to accommodate. A detailed
storm drainage plan will be submitted for review and approval to MDEQ. Runoff will be
determined using current regulation for precipitation / frequency values.
Roads or streets will be shown on the plat and will be designed with minimum grade
changes and disturbances to the natural terrain. This is due to the gentle terrain found
throughout the construction area. Where minimal cuts and fills are necessary, design
criteria will ensure a safe slope from the shoulder and return a topsoil cover for seeding
and re -vegetation.
The existing drainage system within open areas will remain intact with grading kept to a
minimum, maintaining existing drainage patterns. The main drainage swale will be
enhancement creating areas of naturalized pooling water and small water falls. Some
pond -lined water features, not directly connected to the main drainage swale, may act as
detention facilities. Existing volume of storm water runoff off -site will be maintained, if
not reduced.
Erosion control can be minimized during road construction by utilizing Best Management
Practices (BMP's). Best Management Practices use controls to reduce possible
contamination of surface water. We do not foresee a problem with water quality.
E. Roads
This subdivision will inherently generate more traffic along Church Drive. Montana
Department of Transportation (MDT) is currently redesigning the intersection of Church
Dr. and Highway 93, as well as 750 linear feet west from the interchange along our
project site. The applicant has been in continual contact with this department for
coordination with our proposed project. With our project, we propose to annex our
project property and the 60-foot right-of-way of Church Drive. The developer plans to
Silverbrook Estates
finance the design and construction of the rest of Church Drive west to the tee
intersection of Church Dr. and Prairie View Road.
It is proposed that all lots within the subdivision shall not have direct access onto any
existing arterial road. The lots will access directly off the proposed interior roads. No
access will be required across private property in residential areas. The commercial
area is currently being evaluated. The Montana Department of Transportation (MDOT)
has indicated they will grant access onto Highway 93 as shown on the plan, but an
approach permits must be obtained.
The road system network through the development will meet or exceed the City of
Kalispell standards with minor modifications. The design and construction of the road
system will be financed by the developer. See Appendix H for Developer Proposed
Installations. The road system will then be dedicated to the city, in which maintenance
will be the responsibility of the City.
A traffic report will be generated to specifically evaluate existing and proposed daily
traffic needs adjacent and within the development to safely accommodate users.
Silverbrook Estates
II. Community Impacts
A. Emergency Services
Upon annexation, the project site will be serviced by the Kalispell Fire Department.
Randy Brodehl has been contacted about serving this development. To accommodate
future growth of the area, a 2.5 acre parcel will be dedicated to the City of Kalispell Fire.
This parcel is conveniently located along Church Rd on the west end for quick and safe
access. The Fire Department plans to use this parcel for a well site and fire station. See
Appendix I for parcel location.
Until the fire station parcel is operational, the phasing and timing of this project will be
closely coordinated to ensure proper response time and available personnel are
available. Response to the site is dependent on several factors, including, but not
limited to the distance from the scene, weather, road conditions, and availability. As a
component of this development, the applicant will extend city water services to the
project area. Fire hydrants are proposed to connect into this service as well as
commercial areas will be required to install fire suppression sprinkler systems. The
pressure required to operate, and the locations of these systems will be adequate and
as required by local, state, and federal requirements.
The applicant will also be working with the Kalispell Police Department to discuss any
law enforcement concerns. Ambulance service will be provided by American Medical
Response. Medical services will be provided by the Kalispell Regional Medical Center
located 5 miles from the project site. Each of these services will be contacted for input
as this project develops. If the existing personnel of each are currently not available and
not proposed at this time by city budgeting, the applicant will negotiate impact fees to
accommodate.
B. Schools
Kalispell Public Schools will be contacted about their capacity, facilities, personnel and
bus routes to accommodate the increase in students that may attend the schools from
Silverbrook Estates. It is anticipated School District #5 will be able to accommodate the
projected 252 additional attendees. The number is estimated by using the following
information. From Flathead County Census information the average number of persons
per household is 2.48. 600 households are proposed for an estimated 1488 new
residents (2.48 x 600). The census also states the percentage of persons under 18
years old in the county is 22.7% and the percentage of persons under 5 years old is
5.8%. With school age children between 5 and 18 years old, 16.9% of the residents
would be of school age (22.7% minus 5.8%). Therefore 16.9% of the total 1488
proposed residents comes to 251.48 or 252 new attendees.
C. Economic Benefits
The economic impact of this development upon the Kalispell community is currently
under evaluation. An economic analysis advisor is evaluating the commercial impact
and the residential market.
In the interim, the present tax classification and designation for the subject property is
agricultural rural with tillable, grazing and 1 acre farmsite improvements. The change of
Silverbrook Estates
classification to residential urban and commercial urban will greatly elevate the tax
potential. The property of Silverbrook Estates in 2005 generated approximately $12,000
in general taxes. The current general tax generation under the existing classification will
be provided as well as the anticipated general tax potential for the fully developed
subdivision. There are no foreseen economic disadvantages to the community by this
development.
D. Land Use
The current and historical use of this land is agricultural. As in compliance with the
proposed Growth Policy Amendment, this development is proposing various single
family residential, multi -family, and commercial land uses and concurrently seeking
annexation as a part of this application.
The adjacent land uses include a 240 acre conservation easement, agricultural, and
arena (north), Highway 93 (east), Stillwater river and farmstead (west), and agricultural
residence (south). Access for these adjacent land uses is simplified with the proposed
development. This project is maintaining no access connections to the west. However
land uses to the west and north will benefit from since the applicant proposes to make
improvements along Church Dr., from Highway 93 along the project site, and extending
approximately one mile to the tee intersection of Church Dr. and Prairie View Rd. City of
Kalispell collector road widths are proposed to be installed for Church Drive. The design
of the Silverbrook Estates allows for future connection to the southern property currently
under agricultural residential, however discussions with this property owner indicate it is
currently under subdivision redevelopment.
Lot owners and residents of the subdivision will be informed (Covenants) that adjacent
uses may be agricultural, involving standard agricultural and farming practices, which
can result in dust, animal odors, flies, smoke and machinery noise (sometimes early in
the morning and late into the evening).
By following the guidance of the Kalispell Growth Policy, the community needs are being
served. The commercial area is located for easy access at the newly redesigned
intersection of Highway 93 and Church Drive. The multifamily residential then buffers
the commercial from the single-family residential. There are currently no existing
developments of this nature in the area. There is no known health or safety hazards on
or near the subdivision, nor any nuisances being created.
E. Parks and Recreation Facilities
The open space within the development is proposed for passive activities and be
accessible for public use by members of Silverbrook Estates, as well as the City of
Kalispell community. Areas along Highway 93, the main drainage way, the Stillwater
River area, and pocket -parks within residential areas will serve as recreation areas. A
corridor along Highway 93 is proposed with berming, water -features, landscaping, and a
pedestrian/bike path to provide recreation and access for the Kalispell community as
well as subdivision residents. This pathway will have a loop to bring users from the
highway corridor through the subdivision and along the main drainage way..
The meandering main drainage way with enhanced water features spans the entire
subdivision and will serve as the main recreation facility. Moving from east to west, the
Silverbrook Estates X
character of this facility will transition from a manicured pastoral park to a natural park.
Pedestrian pathways serving subdivision residents will provide access to two pocket
parks located within residential areas.
Other recreational facilities in the area and distances from the project area are currently
under research. The Parks and Recreation Department will be contacted about this
proposed development for comment. Silverbrook Estates is proposed to have all open
space to be designed and installed, at the expense of the developer, and maintained by
Property Owners Association as mentioned in the Common Area Management plan.
Silverbrook Estates is proposed to have all open space to be designed and installed, at
the expense of the developer, and maintained by Property Owners Association as
mentioned in the Common Area Management plan.
F. Utilities
Utility companies will be contacted about providing service to the subdivision. Flathead
Electric is anticipated to provide both gas and electric service in accordance with
applicable Montana Public Service Commission rules and regulations. Telephone
service will be furnished by Century Tele. Cable will be provided by Bresnan
Communications. The proposed location of utilities will be coordinated with the
respective utility companies. It is the applicant's intent that all of these utilities be
located underground where feasible. Installation completion date from each will be
discussed. All appropriate utility easements will be provided along lot lines and roads in
accordance with common subdivision design practices. All proposed easements will be
clearly noted and located on the plat.
Silverbrook Estates X
Silverbrook Estates is proposed to be installed in 3 phases. Each phase will be
designed to stand-alone in order of construction. See Appendix J for Phasing Plan.
A. Phase 1
The first phase will commence as soon as the preliminary plat is approved and finishing
up by the end of the summer of 2007. This phase includes the development of the lower
one-third of the development to include various residential lot sizes. All required utilities
and roads through the development will allow this phase to stand-alone, also allowing
multiple access points to the subdivision. All boundary and central open space will also
be included as a part of this phase. This phase can currently be serviced by the Fire
Department.
B. Phase 2
The second phase is anticipated to start and completed summer of 2008, in coordination
with the Fire Department ability to accommodate the required response time. This will
include the middle one-third of the overall development as well as the balance of the
single family residential development. All required infrastructure will be included to
service this phase of development.
C. Phase 3
The final phase is anticipated to commence summer of 2009 and potentially be
completed 2012 This area will include the commercial and multi -family residential areas.
Open space associated only with the commercial area will also be included with this final
phase.
Silverbrook Estates
IX Character o'Development by
A. General Development
Silverbrook Estates has been carefully planned to incorporate the harmonious
arrangement of uses, open space, signs, lots and vehicular and pedestrian circulation in
order to create a positive and pleasant experience for all property owners. This
community has been designed to constitute a safe, efficient and convenient urban
environment with diversity of land uses and living and recreating opportunities. It has
also been designed to connect services, access and amenities with the City of Kalispell.
B. Typical Circulation Standards
1. Roads
A hierarchy of roads will be established throughout the development project to
accommodate the residents of the subdivision. A main collector road is proposed
flowing through the single family residential area connecting Church Drive to
Highway 93. This road is proposed to have generous right-of-way with sidewalks
and a central landscape boulevard. No lots will have direct access onto this main
collector road. Access is provided onto looping local roads connecting into the
main collector roads. The commercial area is still under discussion, however it is
currently proposed to have a town center feel where on -street parallel parking is
proposed with sidewalks and trees in tree -grates. See the appendix for a plan
identifying the various road types throughout the development and typical cross -
sections of those types. Since a traffic study is still being generated, the actual
cross-section to be installed is subject to change. Center boulevards are
proposed at various key intersections. The improvements along Church Drive will
need to be coordinated with the city roads department and MDT and results of
the traffic study may impact this road section. See Appendix K through P for
Street Plan and Sections.
2. Trails
The pedestrian access, sidewalk and trail network in Silverbrook Estates is
intended to maximize the feeling of a neighborhood environment, while providing
linkages to open space throughout and around the perimeter of the property.
There are currently three trail -types of trails proposed. Along the Highway 93
landscape buffer is a 12-foot wide pedestrian and bike path. A 10-foot wide
pedestrian and bike loop is also proposed to connect from Highway 93, through
the commercial and residential drainage way and then back out to Highway 93 to
the south. Connecting into this loop is a 5-foot wide pedestrian trail through
neighborhoods and open spaces. See Appendix Q through T for Trail Plan and
Sections.
C. Typical Building Standards
The architectural character of the residential buildings that will be constructed within
Silverbrook Estates will compliment the traditional building style and character of the City
of Kalispell in many ways, including architectural character, street appeal, use of quality
materials, and emphasis on attention to the streetscape.
Silverbrook Estates X
The commercial structures in Silverbrook Estates will also be developed according to the
Design Review Guidelines, in order to ensure their conformance to established design
requirements and principles, as well as their complementing the residential uses in the
development.
1. Setbacks
Minimum required yards have not been finalized for the residential or commercial
areas. Current considerations for single family residential lean toward 25-foot
front yards, with 15-foot for side and 20-foot rear yards. Multi -family residential
lots may have 15-foot front, 5-foot side, and 10-foot rear minimum yards.
Townhomes are proposed to have a staggering of garage entrance to minimize
their visual impact. Since the building footprint will be the lot line in the
commercial area, the minimum yards would be zero. These setbacks are not
finalized.
2. Number of story
Residences will be allowed up to two stories to build. Commercial uses will only
have one-story construction.
3. Materials/colors
Design Review Guidelines will be established in which all improvements must
comply with. Building designs will reflect the scenic values in keeping with the
spirit of the city of Kalispell. Material composition and quality, color and shape
are important for the look of this development. Only high quality materials will be
used. The exterior siding of any structures may consist of wood, wood -like
products, brick, stone, stucco or other manufactured exterior good quality
materials commonly used in residential and commercial developments. Natural
and earth colors and materials will be encouraged. Commercial area
architecture will consist of four-sided architecture with lower profile roofline
pitches with pedestrian level detailing.
4. Uses
The Silverbrook Estates PUD is proposing land uses which provide a diversity of
residential and commercial opportunities. There currently are five major land
uses proposed with this PUD. These uses include single-family residential, multi-
family townhome residential, open space, community fire station, and
commercial. Encouraged commercial land uses include a grocery store, coffee
shop, convenience/gas store, restaurant, banking, salon/spa, dry cleaners, video
rental, specialty retail, and a boutique -style hotel.
As indicated earlier, the proposed fire station property is proposed as dedicated
land to the City of Kalispell Fire Department for their use as a fire station.
Open space will be defined as passive and is accessible for public use by the
members of the Silverbrook Estate community as well as the City of Kalispell
community.
5. Density of Dwelling
The density of the dwelling units is difficult to project at this time without survey
information. However, preliminary calculations are as follows for single-family
and multi -family residential:
Silverbrook Estates X
Single -Family Residential Densit
SINGLE-FAMILY LOT
APPROX. SIZE
NUMBER OF
TOTAL
SIZE DESIGNATION
OF LOT
LOTS
ACRES
Single -Family Residential
0.50 acre
21 units
10.50 acres.
1/2 acre
Single -Family Residential
0.33 acre
60 units
20.0 acres
1/3 acre
Single -Family Residential
0.25 acre
398 units
99.50 acres
1/4 acre
TOTALS
479 units
130.00 acres
Density for Single -Family Residential =3.68 units / acres (47Qunito/ 30aoreo)
Multi -Family Residential Densit
MULTI -FAMILY LOT
SIZE DESIGNATION
APPROX. SIZE
OF LOT
NUMBER OF
LOTS
TOTAL
ACRES
Multi -Family Residential
0.092 acre
120 units
10.80 acres.
4000 SF min. size
TOTALS
120 units
10.80 acres
Density for Multi -Family Residential =1t11units / acres (120unito/ 0.80ooneo)
D. Typical Landscape Standards
1. Plantings
The PU[}proposes extensive open space and landscaping throughout the
common areas. The perimeter ofSi|varbrookEstates will beplanted with large
deciduous and coniferous trees with pockets of shrub beds and native grasses
creating a unique and inviting pedestrian experience, particularly at subdivision
entrance locations. The open space along Highway S3will feature the use Cf
Sik/erbrOmk Estates X
creative grading and berming techniques, large deciduous and coniferous tree
plantings that will effectively provide a vegetative screen for those residents.
The interior open spaces within the Silverbrook Estates will be landscaped with
large canopy trees and many groupings of low and medium level shrub beds. In
addition, the open spaces will be seeded with traffic tolerant seed mixtures. The
edges of the ponds will be landscaped with native and/or naturalized plant
species.
All street boulevards will be landscaped with deciduous canopy trees. All
medians and common open space along rights -of -ways will be landscaped with
appropriate tree and shrub plantings.
All lots will be landscaped according to the covenants and the Design Review
Guidelines
2. Fencing
Fencing criteria has not been established at this time for this development.
However it is anticipated that fencing will be allowed only in residential areas.
Fencing height and materials will be established in the Design Review
Guildelines, and will not include chain -link. The location of fences may only be
allowed in the side and back yards, not the front.
3. Irrigation
All open areas, right-of-ways and lot landscaping will be irrigated. To reduce
water requirements, water -efficient drip irrigation will be used where feasible and
native plant material will be installed. Open area irrigation will be the
responsibility of the property owners association, while lot irrigation will be
watered from individual property owners. Wells will be used to provide water to
open spaces.
4. Signage
Signage has not been determined yet for the commercial areas and will be
included with the final PUD. See below for current concepts for subdivision
residential entrance points.
E. Common and Open Space
1. Entry Design
Subdivision entrance design concepts are provided in the appendix to show
general character of the subdivision. See Appendix U.
2. Water Features
Various water features are proposed throughout the Silverbrook Estates. A
distinction between water feature and drainage way will be created. While the
main drainage way will maintain the natural surface water flow with more natural
and native vegetation, the water features include ponds with pond -liners set
within a more manicured park -like area. Water features may include a
recirculation water system and a series of free -falling, cascading, or spouting
water effects. Some of these features may be designed to serve as storm water
retention facilities with safe depths.
Silverbrook Estates X
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