PUD NarrativeIV. Planned Unit Development
A. PUD Narrative
This application for the Glacier Town Center has been submitted for Preliminary PUD Plan Review according to the
"Application for Planned Unit Development (PUD)." As such, Subsection D of the PUD application is addressed
through the following narrative:
D. Please provide the following information in a narrative format with supporting drawings or other format as
needed:
a. An overall description of the goals and objective for the development of the project.
The Property Owners and Applicant submit this application for Preliminary PUD Plan Review with the
intent of developing a commercial and residential community in Kalispell. This community would include
community commercial, single family, town home, multi -family, neighborhood commercial, open space, trails,
and other amenities. The goal is to create a community that functions much like a Town Center, offering liv-
ing, working and commercial -oriented activities in one close location, in the beautiful setting of the Flathead
Valley.
The Master PUD has been divided into two primary area PUDs, a B-3 Commercial PUD and an R-3 Resi-
dential I\fixed Use PUD (see Exhibit E). Under the City of Kalispell Zoning Regulations, PUDs function as
an overlay with an underlying zoning district. The underlying zoning districts for this project are B-3 within
the commercial portion, and R-3, R-4 and B-1 within the residential mixed use portion. The PUD, function-
ing as an overlay, is intended to provide flexibility and innovative design, including a mix of uses and a more
pedestrian oriented character of the Lifestyle Center.
b. In cases where the development will be executed in increments, a schedule showing the time
within phase will be completed.
The Glacier Town Center is planned to be developed through five phases or preliminary plats, submitted
separately from each other for review and approval. The five development phases have been graphically de-
lineated in Exhibit J. At this time, the Applicant is requesting preliminary plat review for Phase 1.
Given the explanation above, the five Preliminary Plats are anticipated to be developed according to the fol-
lowing implementation initiatives:
1. Preliminary Plat 1
The first development phase is anticipated to commence following preliminary plat approval. It is
anticipated that this phase will be constructed in 2007-2009. This plat includes the development of
the primary commercial portion of the project, known as the Glacier Lifestyle Center. All required
infrastructure and utilities throughout the development will allow this plat to be self sufficient, also
Glacier Town Center Annexation,
PUD and Major Subdivision Preliminary Plat
IV. Planned Unit Development
allowing multiple access points to the project. Adjacent open space will also be included as a part of
this plat. It is anticipated that this plat will be able to be serviced by the Fire Department.
2. Preliminary Plat 2
The second development phase is anticipated to commence in 2010 and continue through 2013. The
second phase will include a mix of commercial, residential and open space. The remaining interior
and perimeter open space and infrastructure and utility extensions are anticipated to be included to
service this plat.
3. Preliminary Plat 3
The third development phase is anticipated to commence in 2014 and continue through 2015. The
third phase is anticipated to include a mix of commercial, residential and open space.
Preliminary Plat 4
The fourth development phase is anticipated to commence in 2016 and continue through 2017. The
fourth phase is anticipated to include a mix of commercial, residential and open space.
Preliminary Plat 5
The fifth development phase is anticipated to commence in 2018 and continue through 2020. The
fifth phase is anticipated to include a mix of commercial, residential and open space.
C. The extent to which the plan departs from zoning and subdivision regulations including
but not limited to density, setbacks, and use, and the reasons why such departures are or are not
deemed to be in the public interest.
The Glacier Town Center PUD and Subdivision departs from the zoning and subdivision regulations as
described in section IV, B of this submittal. Please see this section for a complete explanation of requested
relaxations. The Applicant believes that these requested relaxations are of an extent that will not negatively
affect surrounding properties or the public interest. In fact, the Applicant feels that these relaxations,
which are often paired with more restrictive PUD regulations elsewhere will positively benefit the adjacent
property owners, the general public and the future owners of parcels and lots within the Glacier Town
Center development.
d. The nature and extent of the common open space in the project and the provisions for
maintenance and conservation of the common open space; and the adequacy of the amount and
function of the open space in terms of the land use, densities and dwelling types proposed in the
plan.
Glacier Town Center Annexation, 8
PUD and Major Subdivision Preliminary Plat
IV. Planned Unit Development
It is anticipated that approximately 72.3 acres will be dedicated to the City of Kalispell as Park/Open
Space. A Property Owners Association (POA) will provide for the maintenance of all residential common
areas that are not dedicated as open space (see Exhibit L).
e. The manner in which services will be provided such as water, sewer, storm water manage-
ment, schools, roads, traffic management, pedestrian access, recreational facilities and other ap-
plicable services and utilities.
Infrastructure and utilities, such as power, water, sewer, cable, and phone will be provided to each lot by
the blaster Developer, in cooperation with local and regional utility providers and applicable regulations.
Roads and streets are anticipated to be installed by the blaster Developer. Pedestrian sidewalks and trails
have been designed throughout the subdivision in order to promote exercise out-of-doors and connections
to the different land uses in the community. Open space and parks have been designed to be within close
proximity to major residential areas and are connected with sidewalks and trails.
f. The relationship, beneficial or adverse, of the planned development project upon the neigh-
borhood in which it is proposed to be established.
The project is a logical extension of development consistent with the Kalispell growth policy. The Ap-
plicant has further elected to create a PUD for the project, in order to carefully plan the project with
unique features that take into consideration the surrounding land uses and features that make this location
so appealing. The project is a logical extension of commercial uses along the Highway 93 Corridor, and
is currently adjacent to 13-2 Commercial at the intersection of Highway 93 and West Reserve Drive. The
City of Kalispell is extending services north of the project to serve Silverbrook Estates, another Planned
Unit Development. In addition, Section 36 to the southwest of the subject property is planned for a mix
of uses.
g. How the plan provides reasonable consideration to the character of the neighborhood and
the peculiar suitability of the property for the proposed use.
The site design for the Glacier Town Center takes into consideration numerous site constraints and op-
portunities for a sustainable mix of commercial, residential and community oriented open space. The
Master Plan provides for an integrated design and landscaping throughout the development within its
various components, and provides for pedestrian access within and between the various components. The
application includes elements such as a Lifestyle Center, which is intended to be an outdoor and pedestrian
friendly shopping district with anchor stores as opposed to a traditional enclosed Mall.
h. Where there are more intensive uses or incompatible uses planned within the project or on
the project boundaries, how will the impacts of those uses are mitigated.
The possible impacts of the more intensive uses or incompatible uses planned within the project have
Glacier Town Center Annexation,
PUD and Major Subdivision Preliminary Plat
IV. Planned Unit Development
been mitigated through land use design and separation with roads and drives, so as to designate a physical
difference in land use types and architectural styles.
Out parcel buildings are intended to be designed to be architecturally compatible with the Lifestyle Center
and other peripheral buildings. Buffer strips within and between out parcels will have suitable grasses and
be landscaped in a manner compatible with that of the Lifestyle Center. A landscape setback and trail area
with no parking has been provided along Highway 93 North. Out parcel buildings along Hwy 93 will have
"four-sided" architecture and will be accessed via an interior road system.
The commercial parcels have been laid out in harmony with the rest of the development so as to be inte-
grated with the open space network and not to impact the planned residential uses.
The commercial area is buffered from the single family residential area by higher -density town home units.
Furthermore, areas of strategically placed open space provide "green" buffers from residential areas. Traf-
fic is directed via a system of efficient and easy to navigate internal streets which incorporate "quieting
design" and other safety features.
i. How the development plan will further the goals, policies and objectives of the Kalispell
Growth Policy.
The property is designated as KN-1 under the City of Kalispell future land use map. This area is des-
ignated as the Kalispell North Mixed Use Area, allowing for office, commercial, residential and limited
industrial.
The project is in compliance with the goals and policies as outlined in Kalispell Growth Policy. Particular
goals of note are the following:
Chapter 2: Goals 4, 5 and 6 in the growth management element address the community's vision to
promote commercial and suburban growth in areas that are served by water and sewer so as to pro-
vide an orderly progression of growth.
Chapter 3: Goal 1 in the housing element of the growth policy seeks to promote a variety of housing
types. The Glacier Town Center is intended to provide a variety of single-family, multi -family and
mixed -use housing.
Chapter 6: Goal 6 in the economic element of the growth policy expresses the need for service sec-
tor employment to serve a growing region, and the need for a balance of retail services in a growing
economy.
Chapter 9: Goals 1 through 4 in the park and recreation element of the growth policy express the
need for a variety of park and open space. The Glacier Town Center has provided a mix of open
and park space to serve the area residents as well as the overall community in Kalispell.
Glacier Town Center Annexation, 10
PUD and Major Subdivision Preliminary Plat
IV. Planned Unit Development
Chapter 10: Goal 1 of the transportation element of the growth policy discusses the need for an
overall approach to transportation to serve the needs of a growing community. The interconnectiv-
ity within Glacier Town Center as well as the connections between the major surrounding roadways
are anticipated to facilitate the overall circulation within and around the project.
Chapter 11: The goals established in the infrastructure and public services element of the growth
policy are served by a Town Center development, including access to City Sewer and Water Services,
and network of improved multi -modal transportation, and significant dedications of parks and open
space.
Highway 93 North Growth Policy Amendment: This section of the Kalispell growth policy most clearly
applies to the Glacier Town Center. The Glacier town center is intended as expressed through the goals
to provide a mix of new commercial development, accessible to water and sewer service, providing for a
mix of uses to include mixed residential. The primary goal of this amendment was with relation to the
"Gateway entrances of Kalispell that enhance the community through improved design."
According to that policy "In those areas planned for general commercial development on a gateway
entrance, it should occur as an integrated development utilizing and enhancing the property back from
the gateway as opposed to occurring as a shallow linear strip. Significant individual business highway
exposure, individual access points, and pole signage would not be the norm. Out parcels of commercial
businesses would be anticipated within the improved design of a PUD along the corridors."
In addition, "Pedestrian and trail systems should be incorporated into berming, landscaping, greenbelts,
park areas and setback standards along gateway entrances to enhance or maintain the scenic value of the
entrance corridor from public facilities, neighborhoods, schools and commercial services."
Specifically, Goal 2 of the KN-1 land use designation provides for integrated residential/commercial
neighborhood in the location of the proposed Glacier Town Center (see Growth Policy, pages 80-81).
j. Include site plans, drawings and schematics with supporting narratives where needed that
includes the following information.
(1) Total acreage and present zoning classifications;
Current zoning is illustrated in Exhibit D. The applicant proposes underlying zoning of B-3, B-1,
R-3 and R-4 with requested relaxations through the PUD process (see Exhibit E).
(2) Zoning classification of all adjoining properties;
Adjoining City zoning for the subject property- is illustrated through Exhibit D.
(3) Density in dwelling units per gross acre;
Glacier Town Center Annexation, 11
PUD and Major Subdivision Preliminary Plat
IV. Planned Unit Development
The density in dwelling units per gross acre has been calculated excluding the land intended for com-
mercial development.
The Glacier Town Center has been designed with several distinct types of lot sizes and living oppor-
tunities. These have been summarized and a more specific density calculation figure provided below.
Each of the unit type, lot size, and density areas are estimates only, and are anticipated to change due
to changes in market conditions as the project moves forward.
Table 1: Residential Density
SINGLE FAMILY LOT
APPROX.
NUMBER OF
TOTAL
DENSITY
DESIGNATION
LOT SIZE
UNITS
ACRES
Single Family
6,000-7,000
147
27.3
5.4 Units/
Residential
Square Feet
Acre
Single Family
7,000-9,000
115
23.7
4.9 Units/
Residential
Square Feet
Acre
Single Family
1/4 Acre
20
5.7
3.5 Units/
Residential
Acre
Townhouse
N/A
150
15.3
10 Units/
Acre
Apartments
N/A
200
19.2
10.5 Units/
Acre
TOTAL NET DENSITY
632
91.2
7 Units/
Acre
TOTAL GROSS
632
485
1.3 Units/
DENSITY
Acre
(4) Location, size height and number of stories for buildings and uses proposed for
buildings;
Refer to Appendices D and E for criteria regarding proposed uses and performance standards. In
addition, see Section IVB. for relaxations related to performance and use requirements.
(5) Layout and dimensions of streets, parking areas, pedestrian walk-vvays and surfacing;
The internal streets in Glacier Town Center have been designed to accommodate traffic through a
hierarchy of roads that direct traffic to the key ingress/egress points for the project as well as con-
nectors that provide access to the commercial areas, open space and common amenities.
Glacier Town Center Annexation, 12
PUD and Major Subdivision Preliminary Plat
IV. Planned Unit Development
It is intended that all single family and town home residential lots will be required to provide off-
street parking per the CC&R's.
An extensive trail system has been designed and is planned to interconnect the residential areas with
the commercial areas and to other future trail connections that may occur in the future, to adjacent
properties.
The roads and trails plan has been provided in Exhibit F of this submittal.
Reference Exhibit F for street sections and illustrative images of the right-of-way vehicle and pedes-
trian interface, including tree boulevards, sidewalks and trails.
(6) Vehicle, emergency and pedestrian access, traffic circulation and control;
Vehicle traffic is concentrated on a hierarchal system of roads, which includes through streets, loop
drives, including on -street parking. Emergency access is provided according to city standards. Pedes-
trian traffic will be concentrated on sidewalks, trails and pedestrian crossings. Traffic control will be
provided via standard signage and devices, including stop and yield signs, directional signage, pedes-
trian warning signs and trail heads.
(7) Location, size, height, color and materials of signs
Signage within the Commercial PUD would be regulated by city standards and the Commercial Dis-
trict Draft Design Guidelines and Management Documents. Signage within the Residential Mixed
Use PUD would be designed and constructed according to the Neighborhood District Draft Design
Guidelines and Codes, Covenants and Restrictions (CC&R's).
(8) Location and height of fencing and /or screening;
Fencing within the Commercial PUD will be regulated by city standards and the Commercial Dis-
trict Draft Design Guidelines and Management Documents. Fencing within the Residential Mixed
Use PUD would be designed and constructed according to the Neighborhood District Draft Design
Guidelines and Codes, Covenants and Restrictions (CC&R's).
Common area fencing may be installed by the blaster Developer and eventually maintained by the
POA. This fencing is meant as a partial physical screen to lots with unique placement situations or
areas that require some degree of separation. This would be for mostly aesthetic or functional pur-
poses. These fences will be designed according to the Design Guidelines.
(9) Location and type of landscaping;
Landscaping within the Commercial PUD would be regulated by city standards and the Commercial
Glacier Town Center Annexation, 13
PUD and Major Subdivision Preliminary Plat
IV. Planned Unit Development
District Draft Design Guidelines and Management Documents. Landscaping would be designed and
constructed according to the Neighborhood District Draft Design Guidelines and Codes, Covenants
and Restrictions (CC&R's).
In order to create attractive lots along US Highway 93, the Master Developer will install consider-
able landscape improvements along this corridor. A trail will also be installed, which well meander
through the open space, and connect the commercial area with the southern portion of the Subdivi-
sion.
(10) Location and type of open space and common areas;
The open space and common areas have been designed to be accessible by all residents and users
within the Glacier Town Center and the City of Kalispell. Additionally, the commercial areas are
anticipated to have pedestrian plazas and gathering spaces.
(11) Proposed maintenance of common areas and open space;
Maintenance of common areas and open space is anticipated to occur through a combination by the
Master Developer, the Property Owners Association and/or the City of Kalispell.
(12) Property boundary locations and setback lines;
The property boundary is illustrated on the Exhibits. Setback lines will be in accordance with zoning
regulations with exception of any requested zoning relaxations.
(13) Special design standards, materials and/or colors;
Special design standards, materials and/or colors are discussed in Appendices D and E.
(14) Proposed schedule of completions and phasing of the development, if applicable;
See previous description of phasing.
(15) Covenants, conditions and restrictions;
See Appendices D and E.
(16) Any other information that may be deemed relevant and appropriate to allow for
adequate review.
A comprehensive Major Subdivision and PUD application has been submitted that encompasses the
Glacier Town Center Annexation, 14
PUD and Major Subdivision Preliminary Plat
IV. Planned Unit Development
required information in addition to supplementary information meant to better describe the intent of
the Glacier Town Center.
Glacier Town Center Annexation, 15
PUD and Major Subdivision Preliminary Plat