HomeMy WebLinkAboutCC2 - Concurrent Construction Request
714 Stoneridge Drive Suite 3
Bozeman, MT 59718
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February 5, 2024
City of Bozeman Engineering
ATTN: Cody Flammond
20 E. Olive St. 1st Floor
Bozeman, MT 59715
Re: COB #24511 Valley Glass SP – Concurrent Construct Memo
Dear Cody,
This letter is being submitted to serve as a request for concurrent construction for the Valley Glass Site
Plan Application. The request for concurrent construction pertains to the required public infrastructure
improvements to the street rights-of-way along the project frontage.
As part of the proposed site improvements for the project the City has requested that the rights-of-way
of Simmental Way and Rawhide Ridge Road along the subject property frontage be improved with curb
and gutter, stormwater facilities, and a street light. However, since water and sanitary sewer mains
already exist within the adjacent rights-of-way along the property frontage and the property is already
served by city services, installation of the requested infrastructure improvements is not necessary to serve
the proposed development. Instead, these improvements are required by the city because the project
presents an opportunity to bring these portions of the adjacent street sections into compliance with
current city standards. It should also be noted that an operable fire hydrant is located in the right of way
on the northeast corner of the property at the intersection of Simmental Way and Rawhide Ridge Road.
Therefore, the project already has adequate access to city streets and a nearby fire hydrant for emergency
access and fire suppression during construction.
For these reasons we believe that requesting concurrent construction of the on-site improvements and
building with the infrastructure improvements is justified for this project. Receiving concurrent
construction will allow the applicant to submit for a building permit and begin work on the building this
construction season without needing to wait for the public improvements to be completed first. It will
also allow the public infrastructure improvements (curbing, stormwater facilities, etc.) to be installed with
the site improvements which will make the construction process more efficient for the contractor and
save on mobilization fees.
It is our understanding that the City of Bozeman currently has two separate concurrent construction
processes. It is our interpretation that the “CCON” concurrent construction process applies to this project
because the proposed infrastructure improvements are improvements to existing infrastructure that is
directly adjacent to the project site. According to the CCON application form, the requirements of
Subsection BMC 38.270.030.C.1 need to be met in order for the project to be eligible for concurrent
construction. Subsection BMC 38.270.030.C.1 reads as follows and responses to each requirement are
included below in italics:
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1. Provision of municipal central water distribution, municipal sanitary sewer collection systems,
streets, and stormwater systems means that the criteria in either subsection a or subsections b
and c are met as follows:
a. Water, sewer, stormwater, and street services are installed and accepted by the city with
service stubs being extended into the site, with such stubs being of adequate size to
provide water and sewer service to the proposed development without modification to
publicly owned infrastructure; or
The criteria of this subsection are not met with the proposed project, so subsections b and
c below need to be met.
b. The water mains, sewer mains, stormwater system, and streets to be extended to provide
service to the development are: located within a publicly dedicated right-of-way or
easement; constructed to city standards; physically adjacent to the site proposed for
construction; installed and accepted by the city; and adequate in capacity to provide
necessary service to the proposed development; and
This requirement is met. The adjacent city streets, water, and sanitary sewer mains that
serve the project site are existing, operable, and are directly adjacent to the project site
within the dedicated right-of-ways of Simmental Way and Rawhide Ridge Road. To our
knowledge these public features also have adequate capacity to provide service to the
proposed project.
c. Water mains, sewer mains, stormwater system, and streets must meet all of the following
requirements:
1) Any required on-site or off-site extensions of water mains, sewer mains,
stormwater system, or streets to be dedicated to the public: must be located
entirely within publicly held easements or rights-of-way; must serve only a
single lot; are the subject of an irrevocable offer of dedication to the city upon
completion of the project; the development is under the control of a single
developer who must retain control of the entire project until final completion;
all work is under the supervision of a single general contractor; and no
subdivision of land is involved;
These requirements will be met.
- All required public improvements that are proposed with the project are
located within the public street right-of-way. The only proposed public
improvement that is not within the street right-of-way is the proposed
stormwater pond which is within a stormwater maintenance easement
that will be dedicated with the site plan approval.
- An irrevocable offer of dedication will be provided for the proposed
improvements, the
- The development is under the control of a single developer, the property
owner
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- The work will be under the control of a single general contractor
- No subdivision of land is proposed
2) The DRC must determine when the standards of this subsection C.1 are met.
The fire department must consider whether adequate fire protection services
are available from existing hydrants, and water supply exists to meet needs
during construction. If adequate fire protection does not exist then concurrent
infrastructure and development construction may not occur. Based on
evaluation by the fire department, simultaneous construction of infrastructure
to be dedicated to the public and private development construction may be
permitted only within a defined portion of the site;
Understood. It should be noted that an operable fire hydrant is located in the
right-of-way on the northeast corner of the property at the intersection of
Simmental Way and Rawhide Ridge Road. The project site also has two existing
drive entrances from a city street into a paved parking area that spans the front
of the proposed building. So, the project has adequate access to city streets and
a nearby fire hydrant for emergency access and fire suppression during
construction.
3) Approval of the final engineering design, including location and grade, for the
infrastructure project must be obtained from the engineering department, and
the Montana Department of Environmental Quality when applicable, prior to
issuance of any building permit for the development; and
Understood. An infrastructure submittal for the proposed street widening and
stormwater improvements will be prepared and submitted to the City of
Bozeman Engineering Department. Since no water or sewer related
infrastructure improvements are proposed, a submittal to MDEQ is not
necessary.
4) A certificate of occupancy must not be issued until all on-site and off-site water,
sewer, stormwater, and street improvements necessary to serve the site are
installed and accepted or approved as applicable by the city.
Understood.
Please feel free to contact Alpine Surveying and Engineering with any questions at (406) 586-5599, or by
email at ecote@alpinesurveying.net.
Sincerely,
Ethan Cote, PE