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Home My WebLink About028 Water and SewerGran Cielo Subdivision Phase 3 Preliminary Plat Application 28 - Water and Sewer New water and sewer mains are proposed with this development to serve the future residents of Gran Cielo Phase 3. There currently exists an 8-inch ductile iron water main in the right of way of Apex Drive, South 27th Avenue, Bennett Boulevard, and South 29th, fully surrounding the subject property. The proposed water main extensions will tie into the mains within the right of way of South 27th Avenue, Apex Drive and Bennett Boulevard. The water main extensions will be located primarily within privately maintained alleys within the subdivision. One section of the water main will dead end at a length of approximately 210 feet with a hydrant. Additional hydrants will be located throughout the site in accordance with the City of Bozeman’s Design and Construction Standards. The subject property is located adjacent to two 8-inch PVC sanitary sewer mains, one extending approximately 400 feet from South 27th Avenue along Apex Drive to the north, and along Bennett Boulevard to the south. The proposed development of Gran Cielo Phase 3 will extend the sewer main in Apex Drive approximately 130 feet to the west where a manhole will be installed and the main extended south within the privately maintained alley. Additionally, the sewer main will be extended south from the existing manhole in Apex Drive a short distance in South 28th Avenue and then in privately maintained alleys. While it is understood that the City of Bozeman prefers the mains to run within the right of way of public roadways, it is necessary to utilize the alleys right of way to avoid performing almost 30 street cuts. On October 16th, 2025, WWC met with the city to review the proposed infrastructure layout. In that meeting the city stated that they will accept the layout as-is. Please refer to the included water and sewer exhibit showing the proposed layout of water and sewer infrastructure. The Gran Cielo Subdivision is within the Meadow Creek Sewer Payback District. Please see included correspondence regarding the payments. The developer believes that they have sufficiently compensated the payback district, but please advise if there remains an outstanding balance. Please see the responses below to the items in Section 38.220.060 – Additional Subdivision Preliminary Plat Supplements in the Bozeman Municipal Code. a. Water rights. Describe how the proposed subdivision intends to satisfy section 38.410.130. Provide all documentation of water rights appurtenant to the proposed subdivision; e.g. previous estimates or actual payment-in-lieu of water rights, certified well logs, decrees or adjunctions, etc. The property owner does not currently possess any water rights for the proposed subdivision property. In the previous Site Plan submittal for Gran Cielo Subdivision, Block 14, Phase 1 a sum of $117,552.00 was calculated for the required cash-in-lieu of water Gran Cielo Subdivision Phase 3 Preliminary Plat Application rights. See the included calculations included in this section. For the proposed development of Gran Cielo Subdivision, Phase 3, a sum of $75,996.00 is required. Due to the reduction in proposed units, the developer requests a refund or credit for the excess paid amount of $41,556.00, in the event that this was previously paid. Please see included correspondence related to the previous calculations of CILWR. b. The information needed to demonstrate proposed compliance with division 38.270. Special care is needed when concurrent construction is proposed. No concurrent construction is proposed with this development. All underground utilities and roadways will be built at one time. 28 – Water and Sewer Water and Sewer Exhibit W SSSSSSWWWWWWWWWWWWWWWWWWW W W W WWWWWW WWWSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSW W W W W SS SS W STSTSTSTSTSTSTSTST STSTSTSTSTSTSTSTSTWWSSSSWWWW W W W W W W WWWSSS SS SS SS SS SS SS SS SS SS SS SSSDDDSWW W WWWWWWWWWWWWWWWWWWWWSSSSSSSSSSSSSSSS SS SS SS SS SS SS SS SS SSSSWWWW WLOT 2LOT 4LOT 3LOT 1W SSSSSSWWWWWWWWWWWWWWWWWWW W W W WWWWWW WWWSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSW W W W W SS SS W STSTSTSTSTSTSTSTST STSTSTSTSTSTSTSTSTWWSSSSWWWW W W W W W W WWWSSS SS SS SS SS SS SS SS SS SS SS SSSDDDSSSSSSSSSWEXISTING APEX DRIVE (60' R.O.W.)EX I S T I N G S O U T H 2 7 T H A V E N U E (90 ' R . O . W . )EXISTING BENNETT BOULEVARD(60' R.O.W.)PROPOSED ALLEY(30' R.O.W.)PROPOSED ALLEY(30' R.O.W.)PROPOSED SOUTH 28TH AVENUE (60' R.O.W.) PROPOSED ALLEY (30' R.O.W.)EXISTING 15" PVCSEWER MAINEXISTING 8" PVCSEWER MAINEXISTING 24" RCPSTORM MAINEXISTING 15" RCPSTORM MAINEXISTING 18" RCPSTORM MAINEXISTING 8" DIWATER MAINEXISTING 15" PVCSTORM MAINEXISTING 15" RCPSTORM MAINEXISTING 8" DIWATER MAINEXISTING 8" DIWATER MAINEXISTING 10" PVCSEWER MAINPROPOSED 8"DI WATERMAIN (TYP.)PROPOSED 8"PVC SEWER MAIN(TYP.)PROPOSEDIRRIGATION PITPROPOSEDSTORM WATERRETENTIONPONDEXISTING SOUTH 29TH AVENUE(60' R.O.W.)BLOCK 8BLOCK 6 BLOCK 7BLOCK 5 BLOCK 3 BLOCK 2 BLOCK 1BLOCK 4 K:\Bozeman\Bozeman Haus LLC\2025380 Gran Cielo 1 – Phase 3\05CAD\Sheets\WATER AND SEWER LAYOUT.dwg 11X17 LAND 1/27/2026 11:24:50 AM 0SCALE: 1" = 80'80'40'DESIGNED BY:DRAWN BY:CHECKED BY:DATE:EWRHDWEWR01/27/2026SHEET1NO.DATEREVISIONPREPARED BY BY WATER AND SEWER EXHIBIT BOZEMAN HAUS, LLC YELLOWSTONE COUNTY, MT GRAN CIELO SUBDIVISON, PHASE 3 ENGINEERING PROJECT NO. 2025380 895 TECHNOLOGY BLVD., SUITE 203 BOZEMAN, MT 59718 (406) 586-0262 www.wwcengineering.com 28 – Water and Sewer Water Demand Estimates Design Water Usage Analysis Gran Cielo Subdivision, Phase 5 Existing Zoning (R-5) Average Day Demand Zoning R-5 Area 6.69 acres Average Day Demand 4560 gpad COB DCS Table 4.2.2 Average Daily Demand 30,506 gpd 1271.08 gph 21.18 gpm Fire Flow Demand Design Fire Flow 3,000 gpm COB DCS Table 4.2.4 (Community and Neighborhood Business) Peak Hour Water Usage Peaking Factor = 2.3 COB DCS Table 4.2.3 Peaking Factor = 3.0 COB DCS Table 4.2.3 Average Daily Usage 30,506 gpd Maximum Daily Demand 70,164 gpd Maximum Hour Usage 91,518 gpd Maximum Hour Usage 3813.3 gph Maximum Hour Usage 63.6 gpm Total Max. Hour Usage (including Fire Flow)3063.60 gpm Total Max. Hour Usage (including Fire Flow)6.83 cfs x Design Water Usage Analysis Gran Cielo Subdivision, Phase 3 Planned Residential Development Average Day Demand Residential Dwelling Units 64 Residents/Unit 2.17 (COB DSSP 4.2.4.B.) Gallons/Capita/Day 135 (COB DSSP 4.2.4.B.) Average Daily Demand 18,749 gpd 781.21 gph 13.02 gpm Peak Hour Water Usage Peaking Factor = 3.0 COB DSSP Table 4.2.3 Average Daily Usage 18,749 gpd Maximum Hour Usage 56,247 gpd (Avg. Daily Demand x Peaking Factor) Maximum Hour Usage 2,344 gph Maximum Hour Usage 39 gpm Maximum Hour Usage 0.09 cfs Fire Flow Demand Design Fire Flow = 3,000 gpm COB DSSP Table 4.2.4 (Medium and High Density Residential) Total Demand Total Max. Hour Usage 3,039 gpm (Max. Hour Usage + Fire Flow) Total Max. Hour Usage 6.77 cfs (Max. Hour Usage + Fire Flow) x x Page 1 28 – Water and Sewer Sewer Demand Estimates Design Wastewater Usage Analysis Gran Cielo Subdivision, Phase 3 Existing Zoning (R-5) Average Daily Flow Zoning R-5 Area 6.69 acres Domestic Flow + Infiltration Rate 2950 gpad COB DCS Tabel 5.2.1 Average Daily Flow 19,736 gpd 822.33 gph 13.71 gpm Peak Hour Factor: Equivalent Population Total Average Daily Flow 19,736 gpd Per Capita Flow Rate 117 gal/capita COB Wastewater Facility Plan Equivalent Population 169 = (19,736 gpd/117gal per capita) =Q(max)= 18 + P 0.50 P = Population/thousands =169/1000 = 0.169 Q(ave)4 + P 0.50 Peak Hour Factor = 4.17 Peak Hour Demand Average Day Demand 19,736 Peak Hour Demand 82,299 gpd Peak Hour Demand 3,429.13 gph Peak Hour Demand 57 gpm Peak Hour Demand 0.13 cfs Peaking Factor x Design Wastewater Usage Analysis Gran Cielo Subdivision, Phase 3 Planned Residential Development Proposed Average Daily Flow Residential Dwelling Units 64 Residents/Unit 2.17 (COB DCS 5.2.4.B.) Gallons/Capita/Day 64.4 (COB DCS 5.2.4.B.) Average Daily Demand 8,944 gpd 372.67 gph 6.21 gpm Infiltration Rate Lot Area 6.69 acres Base Infiltration Rate 150 gallons/acre/day (COB DCS 5.2.4.C.) Infiltration Rate 1,004 gpd Average Daily Demand + Base Infiltration ADD 8,944 gpd Infiltration Rate 1,004 gpd Demand 9,948 gpd 414.50 gph 6.91 gpm Peaking Factor (COB DSSP 5.2.5) Residential Dwelling Units 64 Residents/Unit 2.17 (COB DCS 5.2.4.B.) Population 138.88 P = 0.13888 (Population/Thousands) =Q(max)= 18 + P 0.50 Q(ave)4 + P 0.50 Peaking Factor = 4.20 Total Demand Average Day Demand 9,948 gpd (Avg. Daily Demand +Infiltration Rate) Peak Hour Demand 41,782 gpd (Avg. Day Demand x Peaking Factor) Peak Hour Demand 1,741 gph Peak Hour Demand 29 gpm Peak Hour Demand 0.065 cfs Peaking Factor x x x x + Page 1 28 – Water and Sewer Cash-in-lieu of Water Rights Calculations DATE:11/19/2025 Project Name: Applicant Name: Applicant Address: Average Annual Single-Family Residential Unit Demand =0.234 Acre-Feet/Unit Average Annual Multi-Family Residential Unit Demand =0.124 Acre-Feet/Unit Cash-In-Lieu Value1 =$6,000 per Acre-Foot Sub-total 43 Sub-total 21 1 Cash-in-lieu value established by City Commission Resolution No. 4095 Block 2, Lots 1-5 CASH-IN-LIEU OF WATER RIGHTS For Residential Development No. of Single-Family Units Paid CIL Block 1, Lots 1-8 Block 6, Lots 1-7 SF CIL Fee $60,372.00 8 5 4 Legal Description Legal Description Block 4, Lot 1 Block 7, Lots 2-7 Block 3, Lots 1-4 Block 8, Lots 1-7 Gran Cielo Subdivision, Phase 3 WWC Engineering 895 Technology Blvd, Suite 203 Bozeman, MT 59718 Single-Family Cash-In-Lieu Details $75,996.00CIL Grand Total = 7 6 7 21 Multi-Family Cash-In-Lieu Details No. of Multi-Family Units Paid CIL $15,624.00 MF CIL Fee Block 5, Lots 2-7 6 28 – Water and Sewer Cash-in-lieu of Water Rights Correspondence DATE:10/25/2022 Project Name: Applicant Name: Applicant Address: Average Annual Single-Family Residential Unit Demand =0.234 Acre-Feet/Unit Average Annual Multi-Family Residential Unit Demand =0.124 Acre-Feet/Unit Cash-In-Lieu Value1 =$6,000 per Acre-Foot Sub-total 0 Sub-total 158 1 Cash-in-lieu value established by City Commission Resolution No. 4095 CASH-IN-LIEU OF WATER RIGHTS For Residential Development Multi-Family Cash-In-Lieu Details No. of Single-Family Units Paid CIL SF CIL Fee $0.00 Legal Description No. of Multi-Family Units Paid CIL Gran Cielo Subdivision Ph. II Block 14, Lots 1-4, Section 23, T 02S, R 05E Gran Cielo Ph. II - Blk 14 Bozeman Haus LLC 15267 SE Rivershore Dr. Vancouver, WA 96683 Single-Family Cash-In-Lieu Details Legal Description $117,552.00 $117,552.00CIL Grand Total = MF CIL Fee 158 28 – Water and Sewer Meadow Creek Sewer Payback District Correspondence From: Erik Ringsak Sent: Wednesday, November 19, 2025 10:30 AM To: Henry Wilkey Subject: FW: Meadow Creek Sewer Payback FYI Erik Ringsak, P.E. | Civil Department Manager 895 Technology Blvd, Ste 203 | Bozeman, MT 59718 O: 406.586.0262 | D: 406.898.3446 | C: 701.471.1099 www.wwcengineering.com From: Anna Clifton Emard <annaemard@icloud.com> Sent: Wednesday, November 19, 2025 10:19 AM To: Carl Sanders <carl@videredev.com> Cc: Erik Ringsak <eringsak@wwcengineering.com> Subject: Re: Meadow Creek Sewer Payback WARNING: This email originated from an external sender. Please use caution when clicking links or opening attachments. Hey Carl, I don’t have receipts, but I have the check numbers that were drawn and mailed (and cleared our account) for Sewer paybacks and the emails where I was instructed to cut them. on May 15, 2020 I have an email subject "Sewer Payback District" check (Payable to the City) in the amount of $28,037.29. Unfortunately there was no additional info or name referenced and therefore Meadow Creek wasn’t referenced on that check. This was cut and sent out on 5/17/20. However, on March 8, 2021 I have an email subject "Gran Cielo Payback District” requesting total payment in the amount of $59,322.78 for Parcels 27 & 28 of the Recorded Meadow Creek Sewer Payback. That also set out that $28,037.29 had already been paid for Phase 1. So we cut a check in the amount of $31,285.49 on 3/10/21. So the total paid was $59,322.78 but it was split as shown above. Will this work the same as a receipt? Thanks, Anna On Nov 19, 2025, at 8:21 AM, carl sanders <carl@videredev.com> wrote: Hi Anna, Can you look to see if we have a receipt for a few for Meadow Creek Sewer Payback that would have been paid with the Gran Cielo Preliminary or Final Plat? Carl Sanders <image001.png> e: carl@videredev.com c: 503-559-4782