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HomeMy WebLinkAbout013 - Appendix L - Concurrent Construction LetterCity of Bozeman Bailey Minnich and Danielle Garber Development Review Planners 20 E. Olive St. Bozeman, MT 59771 August 27, 2025 RE: South Range Crossing II Subdivision, Alder Ridge Apartments, and Sage Peak Apartments Concurrent Construction Request Please accept this letter as a request for concurrent construction, as outlined in section 38.270.030B.1.b.(2), of the South Range Crossing II Subdivision infrastructure, site infrastructure and building improvements on Block 1 Lot 1 & Block 2 Lots 1-2 of the South Range Crossing II Subdivision as shown on the Preliminary Plat, Civil Plans, and as shown on the Alder Ridge and Sage Peak Site Plan and Civil Plans. As currently proposed South Range Crossing II consists of a stand-alone project with 3 lots platted for development and 1 restricted lot. The construction of infrastructure for South Range Crossing II will begin as soon as practical after engineering approvals have been obtained and the initial phase of construction shall include clearing, grading, wet utilities, gravel roads, and charged fire hydrants. At that point, the remaining improvements for the subdivision (dry utilities, asphalt, curb, gutter, sidewalk, landscaping, streetlights, etc.) shall be part of an Improvement Agreement and one or more performance bonds will be submitted to the city in order to record the final plat. This is to allow the recording of the Final Plat prior to construction completion and to facilitate an expedited review and approval of the Alder Ridge and Sage Peak Apartments site plan, civils, and building plans. Upon recording of the final plat and the creation of the two lots for the Alder Ridge and Sage Peak apartments projects, the remaining South Range Crossing II Subdivision infrastructure construction will resume with the concurrent construction of the apartments. We understand the need for functional subdivision infrastructure to support construction activities and will commit to a Concurrent Construction Plan. Subdivision streets will be improved to a gravel surface and fire hydrants activated prior to final plat recording and any construction on the apartments lots. Access to the entire Subdivision will be closed to the public until Subdivision infrastructure is complete. Subdivision infrastructure will be completed prior to occupying any structure on the concurrent construction lots (Alder Ridge & Sage Peak). In addition, the occupancy will be staged as shown in the site plan application for Block 2. Prior to the Final Plat application, the concurrent construction request will be supported by the following project specific conditions and standard conditions per UDC 38.270.30 D and stipulated in the Subdivision Improvements Agreement. 1. The initial construction phase shall bring the Subdivision infrastructure to the minimum stage so that access and life safety can be ensured, including wet utilities installed, Subdivision streets improved to gravel surfacing for access, and fire hydrants activated. 2. After the completion of the minimum stage infrastructure improvements, the Subdivision Final Plat will be submitted along with an Improvement Agreement application requesting to bond remaining Subdivision infrastructure. The remaining Subdivision infrastructure will be financially guaranteed prior to the recording of the Final Plat. 3. It is understood that all utilities installed are the responsibility of the owner until the final acceptance by the City of Bozeman. a. Sewer service lines will be video inspected for damage and provided to the City for review and approval prior to occupancy. b. Snow removal will be performed during the winter to provide access for fire and emergency service vehicles. Two points of access (17th and 15th from Graf Street) will be maintained throughout the concurrent construction of the subdivision. 4. Subdivision Park improvements (Subdivision will pay fee in lieu only) will be approved prior to the city issuing occupancy of any residential structure on the Subdivision lots. 5. Public access to the entire Subdivision will be closed to the public until the final subdivision infrastructure is complete and accepted by the city. 6. Upon recording the Final Plat, Site Plan Approval, On-Site Infrastructure Approval, and Building Permit Issuance, construction of both the Subdivision and On-Site infrastructure, and vertical construction will begin sequentially and concurrently under the supervision of a single general contractor and controlled by a single entity 7. It is understood that onsite grading and utilities construction for the Graf Site Plan/On- site cannot occur unit the Final Plat is recorded creating the lots, the Site Plan is approved, and the on-site Infrastructure Plans are approved. It is understood that building foundation work cannot begin prior to final plat recording, site plan approval, and building permit issuance. 8. The subdivision and concurrent construction site projects will be under control of a single entity, with a single general contractor for subdivision construction, site construction and vertical construction. There will be no third-party builders onsite per 38.270.030.D.13, until all improvements are completed, inspected, and accepted by the city. 9. Applicant will provide insurance, risk acknowledgement, and indemnification in a form acceptable to the city prior to Final Plat and/or Building Permit issuance. 10. It is understood that per BMC 38.270.030.D.9, no occupancy of any structures will be allowed until required Subdivision infrastructure improvements have been completed, inspected, and accepted by the city, and a certificate of occupancy has been issued. 11. Sage Peak and Alder Ridge will apply for an Improvement Agreement to performance bond non-functional site plan amenities and landscaping to support building sequencing and occupancy of buildings as they are completed. A building sequencing plan has been included in the Site Plan submittal materials for city review. Enclosed with this letter is a preliminary construction sequence with durations. The SRX II Subdivision work is noted as SRX II/Offsite and the Alder Ridge and Sage Peak work is noted as Graf/Onsite. DevCo Development and Providence Development both understand the complexity of the concurrent construction requirements and working through the requirements throughout civil infrastructure review(s). Please let us know if there is anything more required at this time to request concurrent construction for the subdivision, site plan, and residential building construction. Sincerely, Providence Development Parker Lange Parker Lange Development Manager Graf St. Apartments, LLC. Melanie Davies Melanie Davies Pre-Con Construction Project Manager DevCo Development *Sequence Does Not Take Into Effect Multiple Crews Working On Different Tasks. Durations Based On A Single Crew* SRX II SUBDIVISION INFRASTRUCTURE CONSTRUCTION PRIOR TO FINAL PLAT SRXII Site Stripping And Rough Grade ~ 1.5 Weeks • Strip topsoil and rough grade of S 17th Avenue, Staudaher Street, And South 15th Avenue to facilitate installation of underground utilities. • Traffic control will be set up prior to the start of construction activities. • Erosion control measures will be implemented during this time. SRXII Sanitary Sewer Improvements ~ 3.5 Weeks • Installation of sewer mains, manholes, and new services under future S 17th Avenue, Staudaher Street, And South 15th Avenue. • New sewer services on existing mains to be completed with onsite infrastructure construction. • Temporary bypass pumping is to be expected for sewer main connection in South 19th Avenue. • Pavement and curb patching on South 19th Avenue will be necessary. • Temporary construction dewatering system will be set up prior to the start of underground infrastructure installation. SRXII Water Improvements ~ 4 Weeks • Installation of water mains, valves/fittings, fire hydrants, and new services under future S 17th Avenue, Staudaher Street, And South 15th Avenue. • New water services on existing mains to be completed with onsite infrastructure construction. SRXII Stormwater Improvements ~ 2 Weeks • Installation of stormwater mains and structures under future S 17th Ave Avenue, Staudaher Street, And South 15th Avenue. • Temporary and permanent ponds will be constructed during this time. SRX II SUBDIVISION INFRASTRUCTURE CONTSTRUCTION FOLLOWING FINAL PLAT RECORDING SNOW REMOVAL AS NECESSARY (Schedule and Weather Dependent) SRXII Site Subgrade Prep And Gravel Import ~ 3.5 Weeks • Subgrade prep and gravel import for S 17th Avenue, Staudaher Street, And South 15th Avenue. • Main haul route will utilize Graf Street to South 19th Avenue. • Additional traffic control will be implemented during this time for increased construction traffic. SRXII Dry Utilities (Power, Gas, Telecom) ~ • By utility provider SRXII/Offsite Hardscape, Signage, And Striping ~ 5 Weeks • Concrete and asphalt paving for S 17th Avenue, Staudaher Street, And South 15th Avenue. • Concrete will be placed first and then asphalt after concrete cure time SRXII/Offsite Landscaping ~ 4 Weeks • Landscaping for S 17th Avenue, Staudaher Street, And South 15th Avenue. Graf/Onsite Site Stripping And Rough Grade ~ 3 Weeks • Strip topsoil and rough grade of future parking lot and open spaces. Topsoil will be stockpiled onsite for future redistribution. • Excess material will be hauled off during this time. • Onsite erosion control measures will be implemented during this time. Graf/Onsite Sanitary Sewer Improvements ~ 1.5 Weeks • Installation of sewer mains, manholes, and new services within lot lines. • New sewer services on existing mains in Graf Street will need to coordinated with the City for tapping and traffic control purposes. • Sewer services will be terminating five feet from proposed buildings. Graf/Onsite Water Improvements ~ 2.5 Weeks • Installation of water mains, valves/fittings, fire hydrants, and new services within lot lines. • New sewer services on existing mains in Graf Street will need to coordinated with the City for tapping and traffic control purposes. • Water services will be stubbed into final location under the supervisor of a licensed plumber. OSCY valves will be flow tested. Graf/Onsite Stormwater Improvements ~ 5 Weeks • Installation of stormwater mains, roof drains, inlets, structures, and underground retention systems within lot lines. • Proposed underground retention system will need to be barricaded to protect against equipment damage. Area will be barricaded until asphalt paving is completed. Graf/Onsite Building Excavation, Gravel Import, And Backfill~ 2.5 Weeks Per Building (10 EA) • Excavation, gravel import, and backfill for onsite buildings including clubhouse. • Time does not account for concrete cure time or other trades to complete work. Graf/Onsite Site Subgrade Prep And Gravel Import ~ 8.5 Weeks • Subgrade prep and gravel import for parking lots, sidewalks, approaches, and concrete pads. • Main haul route will utilize Canter Avenue to Graf Street to South 19th Avenue. • Additional traffic control will be implemented during this time for increased construction traffic. Onsite Hardscape, Signage, And Striping ~ 18 Weeks • Concrete and asphalt paving for parking lots, sidewalks, approaches, and concrete pads. • Paving will be phased into multiple mobilizations. • Concrete will be placed first and then asphalt after concrete cure time. Onsite Landscaping ~ TBD • Landscaping for open space areas within lot line. • Improvement Agreement and Performance Bonding (similar to N. 3rd/Westlake Heights) in order to obtain building occupancies as buildings are completed BP BP BP BP BP BP BP BP BP BP F TV TV E I III I S D S D S P P WCO TV TV I I I SP P SDMW XXXXXX XXXXXXXXXXXXXXXX XXXXXXXXCOS S XXXXMW MW MW MW MW MW MW MW MW SD SD BP BP BP BP BP BP BPBP BPW S S SSSS SD SDSDNGNGNGNGNGNGNG S S 4980.72 10W 10W 10W 10W 10W 10W 10W 10W 10W 10W 10W DYH DYH DYH DYH 10S 10S 10S 10S DYH 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W 8W8W8W8W8W8W8WDYH DYH DYH DYH 8W8W8W8W8W8W8WWSFIRE FIREWS WSFIRE WS WSDYHWSWS 18S18S18S18S18S18S18S18S18S18S18S18S18S18S8S 8S 8S8S8S8S8SS S S S S S S S S 8S8S8S8S8S8SS S 10S 10S 10S 10S 10S 10S 10S 10S 10S 10S 10S 10S 10S 10S 10SS S S HH HH HHHH HH HH HH HH MSDSDSDSDSDSDD D D SDD D D SDSDSDSDSDSDSDSDD SD SD SD SD SDD SDSDD D WSWS WS S 17TH AVESTAUDAHER ST BLOCK 1 LOT 1 BLOCK 2 LOT 1 RESTRICTED LOT 1 BLOCK 2 LOT 2 S 15TH AVEARNOLD ST S 19TH AVE6 1 1 7 6 SRX-II Subdivision Infrastructure Improvements Prior to Final Plat Hydrant Hydrant Hydrant SRX-II Subdivision Infrastructure Improvements Prior to Final Plat Hydrant Hydrant All areas outlined in red constructed as described within this request including underground utilities (water, sewer, storm), storm structures and ponds, roads to gravel base for emergency access, and fire hydrants shown will be active. All roads (S 17th, Staudaher Street, and S 15th) surrounding Block 2 will be maintained for emergency vehicles with snow removal during the winter for concurrent construction of Block 2. Construction and emergency access is from Graf Street via S 17th and S 15th Ave. No public access until the subdivision improvements are completed and accepted by the City. No access to 19th during initial construction phase.