This area is identified in the 2019 City of Helena Growth Policy as being within the Urban Standards Boundary (USB). With this in mind, land within the USB are areas where growth is expected to occur and that can be served with city services, particularly water and wastewater. Likewise, this area is shown as “Urban” on the future land use map indicating that it is appropriate to be developed to densities currently found within the City of Helena and is an ideal area for growth and annexation.

Sussex Construction has been working with the City of Helena and engineers to propose a design that fully meets the City of Helena subdivision regulations.  Westside Woods has been designed to meet or exceed all federal, state, and local standards and regulations to promote and protect health and safety. Moreover, we rely on civil engineers, traffic professionals, the City of Helena experts, the School District, and third-party professionals hired by the City of Helena to determine off-site improvements as part of the City annexation.  Therefore, Sussex will install all infrastructure improvements required by the City of Helena, to City standards, at each phase, before the property is annexed into the City.

Further, this project will improve the existing infrastructure in the adjacent neighborhoods to City standards.  Sussex’s application includes pedestrian routes on complete streets from the planned subdivision to Kessler Elementary School.  This is something that few other neighborhoods in the area currently enjoy.  Significantly, all the roads inside and several blocks around the subdivision will be built or improved to city standards with paved roads, curbs & gutters, and boulevard sidewalks to accommodate traffic and pedestrians.

According to the Tri-County Regional Community Wildfire Protection Plan, the location of Westside Woods is in a moderate to low Hazard Zone.  In comparison, Downtown Helena is in an Extreme Hazard Zone, and Eastern Helena is in a High-Risk Zone.  For this reason, the roads in this subdivision are designed to meet all the current fire codes.  The City Subdivision Codes only requires 2 access roads for this development.  However, Westside Woods has 4 access roads that connect to the entire road network of the City of Helena.  This provides numerous routes for evacuation or emergency services to access the neighborhood.

In a joint statement, Sheriff Dutton, Police Chief Petty, and Fire Chief Campbell have stated about potential emergency evacuations in the city that, “Complete Streets built to engineering standards including International Fire Code considerations are the best evacuation routes” in a fire emergency.  Westside Woods will have complete streets inside and almost a mile more outside of this community which will provide added safety for the whole area.

From the City Staff report:  “Per the City of Helena Growth Policy, the subdivision is located in an area of moderate wildland fire hazard. There is adequate access from the subdivision via four access points into the development and the use of multiple adjacent streets to utilize in case of an evacuation.  No specific fire mitigation plan was developed for this subdivision as it is located outside of high fire hazard area.  Fire risks will be mitigated by using appropriate building techniques, proper fuels mitigation and overall maintenance of the adjacent open lands by the City of Helena.”

In addition, Sussex Construction is required to fire mitigate this property along with installing adequate fire hydrants throughout the neighborhood.  We have worked with Tri-County FireSafe Working Group and NRCS to develop a fire mitigation plan for this property which will be fire mitigated to the same standards as the rest of the City of Helena’s open land.  

As stated in the previous question, this community already has 4 access points; no additional access roads are required by any standard or code.  Nevertheless, Sussex looked into additional access points for this subdivision to U.S. 12.  However, due to topography, private property boundaries, the DOT, and the requirements of City Engineering Standards, another access road to this property from the west cannot be constructed to code to access U.S. 12 directly.  Below is the City’s response to our request(s):

“MDT and City of Helena staff met to discuss your email and the request for direct access to Euclid Ave/US 12/N-8 to serve the West Side Subdivision. MDT had previously reviewed an approach request to US 12 in this vicinity, and we stand by our earlier decision to deny the request for an access in this area. This decision is based on our review of the Traffic Impact Study, which provided no compelling need for an additional approach to US 12, the limited sight distance, drainage issues, and potential safety implications.“

Nothing will change on Le Grande Cannon Trail, it will remain as it is. The land bordering the portion of this trail that Sussex owns will be dedicated to the City for continued public access as outlined in the Parks Board meetings and our trail map.

The subdivision will be built in 4 phases which means traffic will gradually increase over the course of several years, not all at once.  Additionally, at each of the building phases, Sussex will be conducting supplemental Traffic Impact Studies.  These will include signal warrant analysis conducted during the midweek while school is in session.

Required improvements based on projected traffic counts have been included in the subdivision application based on professional traffic analysis. Also, City of Helena traffic professionals and a third-party traffic professional have reviewed all the traffic data. Any required road improvements will be included in the conditions of approval and will be installed by Sussex Construction during each phase.

Sussex Construction understands the proximity of this project to Kessler School and has held several meetings with current and former school principals and district staff. Based on these meetings, Sussex has agreed that more improvements (Letter to City Commission) will help the existing walkability issues around Kessler School.

In cooperation with Kessler School and Helena School District staff, Sussex will install a pedestrian-actuated flashing crosswalk sign at the current crosswalk at the Overlook Boulevard and Granite Avenue intersection as well as a streetlight to provide for better pedestrian safety at this location. Further, Sussex has agreed to the installation of bulb outs on the south end of the Kessler School property at the east leg of the Knight Street and Granite Avenue intersection.  There will also be a flashing electronic speed limit sign south of this intersection in an effort to slow traffic speeds through the school area.

Westside Woods will additionally impact Kessler School by providing more students and tax dollars to the district that will be used to help improve the schools in the area.

Our vision for Westside Woods was born out of respect for the land. The site is challenging due to its topography with steep slopes and several ephemeral drainages that cross through the property. With this in mind, the roads and lots have been laid out to limit cuts and fill as much as possible while meeting all codes, regulations, and laws. We have also designed it to fit into the existing neighborhoods while being nearly 300% less dense than Overlook Estates.

City Standards and Subdivision Code Significantly Limits Design Options

• 10% maximum road grade
• 4% grade at intersections
• 150’ turn radius minimum
• Block and cul-de-sac length

Consideration for Existing Land

• Designed to preserve natural topography while maintaining open space and public access.

Alignment with City Growth Plan

• Within the Urban Standards Boundary/moderate to high density.

Open Space

• Over 13 acres of public land donated to the City of Helena
• Protects public trails access through the property
• Future city recreational development opportunity for the City of Helena

There will be an HOA for the condos. The fees will be associated with the common areas and amenities. There may be an HOA for single-family homes, and to protect your investment, all single-family homes will have covenants that will be in compliance with the City of Helena ordinances.

Both the HOA’s will be responsible for maintaining the portions of the community trail that have not been donated to the city.

Westside Wood’s subdivision application is currently going through the City of Helena approval process.  

• Parks Board – Recommending Approval (Feb 1, 2023)
• City Staff – Recommending Approval (Feb 10, 2023)
• Planning Board- Recommending Approval (Feb 21, 2023)
• City Commission – Unanimous Approval (Apr 10, 2023)

The Founders Priority List is a numbered priority system for early access to Westside Woods Phases 1 and 2 (86 homes total: 38 single-family + 48 condos). For a $2,000 refundable deposit held in escrow and applied directly to your purchase price, you receive a protected place in line and an exclusive selection window before we open sales to the general public. Maximum 130 positions available. It is not a contract to purchase a specific lot, and it does not create any ownership interest in real estate.

Montana law prohibits selling or transferring title to specific subdivision lots until final plats are recorded with Lewis & Clark County. Sussex is completing City annexation conditions, final engineering, and public infrastructure before final plats can be filed. The Founders Priority List honors this legal framework while giving you a clear path to early access.

The deposit is $2,000 per household, held in independent escrow (not Sussex’s general funds). It is refundable in multiple scenarios:

• Cancel anytime before your first selection window → 100% refund
• If Sussex doesn’t offer Phases 1 or 2 homes within 2 years after final plat recordation → 100% automatic refund
• After 2 genuine selection opportunities, you can request a full refund

If you purchase a Westside Woods home, the full $2,000 is applied directly to your purchase price at closing.

No. A Priority Position gives you early access and a protected place in line—not a guarantee of a specific home, lot, plan, view, or price. With 130 positions for 86 homes, everyone has a real chance, but availability depends on timing, selections by earlier Priority Numbers, and your personal preferences.

The two-year clock begins on the date the final plat for Phases 1 and 2 is recorded with Lewis & Clark County, not when you sign the Priority Agreement. This ensures the refund period starts when lots legally exist and can be sold, giving Sussex a fair timeline to complete and market the homes.

When Phases 1 or 2 are ready for selection (after final plat approval), we’ll announce a Founders Selection Period and contact Priority Members in number order. You’ll receive email notification and be given a dedicated selection window (typically 3–5 days) to review available packages with complete pricing and decide whether to move forward.

Home plans and base pricing are available now at westside-woods.com. Lot pricing will be released once the City of Helena finalizes certain infrastructure requirements that impact per-lot development costs. You’ll receive lot pricing with adequate notice before selection windows begin, giving you time to evaluate and prepare financing.

Westside Woods will be built in multiple phases over time. This first Priority List covers only Phases 1 and 2 (86 homes total) because those are the phases currently in final engineering and moving toward plat approval. Future phases will have their own priority opportunities, and current Priority Members who pass on Phases 1 & 2 will retain Founders Priority status for later phases.

You can cancel before your first selection window for a full refund. Or, you can pass on Phases 1 & 2 during your selection window and roll your Founders Priority status forward to Phases 3, 4, or 5. Your early support continues to matter across the entire project.

We’re building a neighborhood for people to live in, not an investment property portfolio. The owner-occupant requirement protects community character, ensures stability, reduces turnover, and creates a neighborhood where people are invested in each other’s success. This will be included in purchase agreements and CC&Rs.

Yes. All $2,000 deposits are held by an independent escrow agent, not in Sussex’s general business funds. This provides full consumer protection. Deposits remain in escrow until either applied to your purchase price at closing or refunded per the agreement terms.

Your realtor can help you complete the Priority Agreement and will receive standard buyer-agent commission when you close on a home (not on the Priority Reservation itself). Your realtor must provide a signed buyer representation agreement showing they represent you. Realtors cannot hold speculative positions without actual clients. Sussex welcomes professional realtor involvement.

The Founders Priority List does not change any of Sussex’s obligations under City annexation or subdivision approvals. We remain committed to installing all required roads, sidewalks, utilities, traffic-calming measures, and infrastructure to City standards before lots are created and homes are built. The Priority List simply manages community demand fairly while we complete that work.

Final pricing will reflect actual construction and infrastructure costs plus market conditions at time of release. Your priority position gives you access and choice, not a price lock. If final pricing doesn’t fit your budget or goals when your selection window arrives, you can opt for a refund or roll forward to future phases.

We will send:

• A brief project status update roughly every 60–90 days
• A specific pre-notice when we are 3–6 months from a selection window
• A detailed package of pricing and options before your actual selection window

You’ll always know where we are in the process.

While we cannot provide exact dates (City approvals and weather affect timing), most households should think in terms of an 12—18 month window from today for actual closings in Phases 1–2. This is not a guarantee or contract date, but a planning range to discuss with your lender and family.