Sierra Vista Subdivision
Client
Cloverleaf Land & Development
Location
Bozeman, Gallatin County, RAE Water & Sewer District, Montana
Industry
Primary Service
Secondary Services
Planning, Platting, Topographic Survey, Boundary Realignment, Water Distribution, Sanitary Sewer, Stormwater, Road, and Intersection Design
Project Description
The Sierra Vista Subdivision project involved the realignment of property boundaries to improve secondary access and enhance the layout of this new residential development. The subdivision consists of 100 residential lots, divided into two phases: 60 lots in Phase 1 and 40 lots in Phase 2. As part of the project, the development annexed into the RAE Subdivision County Water & Sewer District #313 to access water and sewer services. Additionally, a location was designated for a potential future public well to support the RAE Water and Sewer District.
The project has progressed through several milestones. It began with a boundary realignment approved through the county process and layout planning in collaboration with the client. Annexation coordination and water service applications with RAE followed. The team then completed the preliminary plat submission and developed subdivision design and permitting applications required by county and state authorities. The final plat application for Phase 1 was reviewed and approved by the County, with lot pinning for surveying also underway. Phase 2 will commence in coordination with the RAE Water and Sewer District.
Project Progression:
- Boundary Realignment (County process)
- Layout/Planning (w/ Client)
- Annexation & Service (RAE Water coordination & applications)
- Preliminary Plat (County process)
- Subdivision Design & Permitting Application (County, State, RAE)
- Phase 1 Subdivision Construction Inspection & Certifications (County Roads, RAE Water, Hyalite Fire, MDEQ)
- Final Plat Application (County process)
- Lot Pinning (Survey – in progress)
Challenges
The Sierra Vista Subdivision faced several challenges during its development, each requiring thoughtful planning and collaboration to address. Initially, the property had only one adjacent right-of-way, limiting secondary access and necessitating creative solutions to meet regulatory and safety requirements. Additionally, a diagonal irrigation ditch crossed the property, and subdivision regulations mandated a buffer zone around it. This requirement, combined with the ditch’s alignment, rendered a significant portion of the land unsuitable for development.
Another critical hurdle was ensuring adequate water and sewer services. The subdivision had to navigate capacity limitations within the RAE Water and Sewer District, requiring careful coordination to secure service for the new lots. The project also underwent rigorous reviews, including Gallatin County’s subdivision review process for the preliminary plat application and the Montana Department of Environmental Quality (MDEQ) subdivision and infrastructure review. Overcoming these challenges was key to advancing the project while adhering to local and state regulations.
Solutions and Results
For secondary access, AESI assisted the client in negotiating with a neighboring landowner to execute a boundary realignment. This effort provided both properties with multiple access points, enhancing connectivity and facilitating development.
The existing irrigation ditch, which posed a significant obstacle due to required buffers, was addressed through AESI’s expertise and established relationships. AESI coordinated an agreement between the client and the agricultural water user to relocate and pipe the irrigation ditch, minimizing potential conflicts with future homeowners and the development. Setbacks and easements were established for the new ditch location, and a wetland specialist sub-consultant was engaged to ensure compliance with all permitting requirements.
To address water and sewer capacity limitations, AESI worked closely with the RAE Water & Sewer District, the client, and other stakeholders. By analyzing district capacity, establishing a phased schedule, and obtaining service commitments, the team secured the necessary water and sewer agreements for Phase 1, encompassing the first 60 lots.
Navigating the Gallatin County Subdivision Review process required designing a layout that complied with subdivision and zoning regulations as well as county planning documents. AESI collaborated with the Gallatin County Road and Bridge Department, Planning Staff, and neighboring developments to standardize transportation network planning and impact funding methodologies. They also coordinated with the Hyalite Rural Fire District and other departments to ensure adequate fire protection and emergency access, overcoming the staffing challenges of multiple agencies during the review process.
Lastly, for the MDEQ Subdivision and Infrastructure Review, AESI designed and permitted public water distribution and sanitary sewer systems as extensions of the RAE Water & Sewer District. Additionally, stormwater infrastructure improvements were prepared and permitted alongside comprehensive MDEQ subdivision applications to ensure compliance and readiness for development.
Client Testimonial
“…We now have AESI as our design team on my newest subdivision development this year. AESI has earned our trust and respect. We feel lucky to have AESI as a professional resource. AESI will exceed your expectations.” – Brad Lewis, DLM Contracting Inc.
