HomeMy WebLinkAbout013 Response to PreApplication Comments Narrative
July 5th, 2022
Ross Knapper
City of Bozeman Planning
20 East Olive Street
P.O. Box 1230
Bozeman, MT 59771
RE: Nexus Point Subdivision – Response to PreApplication Comments Narrative
#21089
City of Bozeman,
Thank you for previous comments regarding Nexus Point Pre-Application submittal.
Please find the following responses to your comments from your letters dated May 18th and
July 1st, 2021 regarding the above stated project.
Madison Engineer’s responses are in bold below.
General Information
Project Location: Minor Subdivision 235B, Lot 1 of Minor Subdivision No 235 located in
the NE ¼ of S 23, T2S, R5E, PMM, City of Bozeman, Gallatin County, MT
Project Description: Pre-application to create a major subdivision for 11 lots; 6 developable
lots, 3 open space lots, and 1 park lot. The property is zoned R-O and is roughly 20 acres.
A Master Site Plan was approved for this property in October 2020.
Waiver Requests:
The following waiver requests are not granted. Although many of them were part of the
site plan process, it is important for these applications to also be in the subdivision
application as a centralized location.
1. Surface Water
2. Groundwater
3. Water and Sewer
4. Stormwater Management
5. Streets, Roads, and Alleys
6. Utilities
7. Parks and Recreation Facilities
8. Neighborhood Center Plan
Planning Division Comments
1. Section 38.400.080 - Sidewalks. City standard sidewalks (including a concrete
sidewalk section through all private drive approaches) must be constructed in all
developments on all public and private street frontages, except for alleys. The
requirements of the city design standards and specifications policy and the city
modifications to state public works standard specifications and per the block
frontage standards of division 38.510 apply. Sidewalks adjacent to public lands.
The developer must install sidewalks adjacent to public lands, including, but not
limited to, parks, open space, and the intersection of alleys and streets or street
easements. Applicable sidewalks and development frontages adjacent to public
lands are subject to the provisions of section 38.510.030.I.
Response: Acknowledged. Sidewalks have been installed in accordance with the
approved Site Plans and Infrastructure Improvement Plans. Site is
currently under construction.
2. Section 38.410.040.D - Rights-of-way for pedestrians. Landscape and irrigation
plans must be submitted with the preliminary plat application for the required
landscaping in these rights of ways with the preliminary plat. This area must
provide trees at one per every fifty feet in place of street trees. Utilize species
recommendations for street trees. Maintenance of these rights of ways is the
responsibility of the property owners’ association and must be represented in
the POA documents required in BMC 38.220 part 2.
Response: Landscape and Irrigation plans were previously submitted with the
reviewed and approved site plan submittal. Per the request above, they
are included in this submittal.
3. Section 38.550.070 - All perimeter street boulevard, street trees and
landscaping must be installed within one year of final plat approval. Landscape
plans for these areas must be submitted with the preliminary plat application.
Provide provisions for phased improvements as necessary.
Response: Landscape plans are included in this submittal.
Northwestern Energy;
Has an application to Northwestern Energy (NWE) been submitted? If not, submit an
application online to have the NWE project engineer work with the applicant. Go to
www.northwesternenergy.com/construction to apply online Montana Construction
Application, and access Montana New Service Guide to provide information on electric
and gas service requirements. Once an application is submitted the NWE project engineer
will be in contact with the applicant.
• The Master Site plan shows underground power (UP) only. Will any of the
building units need gas services? Plat Sheet states Power and gas easement.
• Please show proposed utility meter location for each of the buildings. NWE will
need to review proposed meter location for the buildings and building elevation
plans to review utility meter locations in reference to proper spacing distances and
needed wall space for multi meter installation. Some of the buildings i.e. 12 Plex
Builds could share one transformer for two buildings if meters can be located
within the area between two buildings.
• Please show proposed landscaping plans. NWE Will need to review landscaping
plans with reference to proposed utility location.
• Applicant needs to show proposed meter screening methods for the NWE
engineer to review. If using a screening wall a drawing of the screening wall
needs to be reviewed and approved by NWE for underground utility installation
under the wall and access for operation and maintenance lines and equipment.
Screening Walls.
o Gas service cannot penetrate foundation walls that are attached to the
building foundation per the International Fuel Code. Gas riser need to
penetrate the building above ground. However, if the foundation is not
attached to the building i.e. the foundation wall is isolated from the
building for just supporting the wall, this is acceptable.
o If this is a free standing foundation wall, a knock-out must be provided
that is a min of 2’x2’ but may be required that the knockout be larger on
the electric service depending on the meter base amperage. Consult NWE
for proper sizing of knock-out
o Contact NWE for placement of knock-out to insure that it lines up
properly with the termination location to prevent bends in the gas or
electric services.
o Screening must meet the clear zone requirement of NWE Electric Service
Requirements which typically for commercial application is 48” from the
face of the electric meter. See meter location comment.
o Gas meter cannot be located in recessed location where it is not open
atmosphere above the meter without approval from NWE.
o Screening cannot consist of rolling doors or other devices that are required
to be open to access the meters.
• Service & Meter Location. NWE safety policy is to maintain a minimum 30-
inches wide by 3-feet clear zone between the front of the meter and landscape
screening or wall screening for self-contained meter bases and 48-inches for
installations requiring cabinets. Location of the meter(s) shall allow easy access to
the meters for operation and maintenance.
• Utility easements. Any extension of gas main or electric primary will need to be
installed within an easement. A minimum of a10-foot easement is required. If an
easement shall need to cross property other than the applicants, negotiations and
costs between other landowners for such easements is entirely the applicant’s
responsibility.
Response: NorthWest Energy utilities have already been installed. Correspondence
and coordination with Kory Graham previous took place during the installation
process.
STANDARD CODE PROVISIONS REQUIRED:
The preliminary plat shall comply with the standards identified and referenced in the
Unified Development Code. The applicant is advised that unmet code provisions, or code
provisions that are not specifically listed as conditions of approval, does not, in any way,
create a deviation or other relaxation of the lawful requirements of the Bozeman Municipal
Code or state law. The following requirements are standards of the Unified Development
Code and the Bozeman Municipal Code (BMC) and shall be addressed with the preliminary
plat application:
1. Section 38.220, All preliminary plat requirements, as outlined in Article 220,
shall be provided with the preliminary plat submittal, unless otherwise
approved by the Development Review Committee via waiver.
2. Section 38.240.050, Disposition of Water Rights. Water rights, or cash-in-lieu
thereof, as calculated by the Director of Public Works, is due with the filing of
each subdivision final plat.
3. Per Section 38.240.420, Mortgagee. If there are liens or mortgages against the
property, the appropriate Mortgagee certificate must be included.
4. Section 38.400.110.B.1, Transportation Pathways. Developers must install
transportation pathways, to provide adequate multimodal transportation
facilities within the development, as part of the required development
improvements. Transportation pathways must be Americans with Disabilities
Act (ADA) accessible, and include the following types of facilities:
a. Sidewalks (also see division 38.510 for sidewalk standards, depending
on the applicable block frontage designation);
b. On-street bike lanes and bike routes;
c. Boulevard trails; and
d. Class I trails;
i. With the exception of trail corridors within required watercourse
setbacks, corridors for Class I trails must be dedicated to the city.
The dedicated trail corridor must be at least 25 feet in width to
ensure adequate room for the construction, maintenance and use
of the trail. Transportation trail corridors cannot be used to
satisfy parkland dedication requirements; and
e. Pathways that connect community or neighborhood commercial nodes
by a reasonably direct route; or
f. Pathways that connect major residential, employment, educational, or
other service nodes by a reasonably direct route.
5. Section 38.400.110.B.2, Recreation pathways. For the definition of recreation
pathways, please see section 38.420.110.B. Delineate recreation and
transportation pathways in the preliminary plat submittal.
6. Section 38.410.060, Utility easements shall be provided in accordance with the
UDC. The required 10-foot front yard easement is required for all lots unless
written confirmation is submitted with the preliminary plat from ALL utility
companies providing service indicating that front yard easements are not
needed.
7. Section 38.410.080.D, Grading and Drainage. Proposed storm water facilities
must be constructed and contained on an individual lot as a common area(s) or
parkland owned by the City and maintained by the property owners’ association
and noted accordingly in the protective covenants.
8. Section 38.410.080.H, Landscape Amenities. Stormwater retention/detention
facilities in landscaped areas shall be designed as landscape amenities. They
shall be an organic feature with a natural, curvilinear shape. The facilities shall
have 75 percent of surface area covered with live vegetation appropriate for the
depth and design of the retention/detention facility, and be lined with native
grasses, indigenous plants, wet root tolerant plant types and groupings of
boulders to create a functional yet, natural site feature.
9. Section 38.410.120, If mail delivery will not be to each individual lot within the
development, the developer shall provide an off-street area for mail delivery
within the development in cooperation with the USPS. It shall not be the
responsibility of the City to maintain or plow any mail delivery area constructed
within a City right-of-way. If cluster boxes are use a dedicated area to pull up
and access the boxes must be provided.
10. Section 38.550.070 requires that the perimeter external streets of the
subdivision be constructed with a vegetative boulevard, street trees and
irrigation in the public right of way.
11. Section 38.220.310, Property Owners’ Association. All areas reserved for open
space and other common areas (i.e., storm water facilities) to be owned and
maintained by the property owners’ association will need to be identified on the
preliminary plat as “common open space”, not “open space”, and so noted
accordingly in the property owners’ association documents.
12. Section 38.220.320, Covenants. Covenants, restrictions, and articles of
incorporation for the creation of a property owners’ association shall be
submitted with the final plat application for review and approval by the
Department of Community Development and shall contain, but not be limited
to the following items: 1) the orientation and setbacks for corner lots, 2) all
additional setbacks required when lots are adjacent to pathway corridors and
minor arterial roads, 3) provisions for fences, 4) provisions for snow removal,
maintenance and upkeep of all common areas, public and private parks, trails,
storm water runoff facilities, 5) guidelines that outline architectural and
landscape requirements for each individual lot and/or phase of the subdivision,
including placement of boulevard trees at a regular spacing for each residential
lot, 6) provisions that outline the renewal of an annual contract with a certified
landscape nursery person for the upkeep and maintenance of all parklands,
common open space, trails, etc., 7) landscape details for detention ponds, outlet
structures, boulevard trees, parkland, irrigation, etc., 8) mitigation of
groundwater with established floor elevations, 9) noxious weed control, and 10)
assessment of existing and future Special Improvement Districts.
These documents shall be submitted to the city attorney and shall not be
accepted by the City until approved as to legal form and effect. A draft of these
documents must be submitted for review and approval by the Community
Development Department at least 30 working days prior to submitting a final
plat application. These documents shall be executed and submitted with the
initial final plat to be filed with the Gallatin County Clerk and Recorder at the
time of final plat recordation.
13. Section 38.270.030, Completion of Improvements. If it is the developer’s intent
to file the plat prior to the completion of all required improvements, an
Improvements Agreement shall be entered into with the City of Bozeman
guaranteeing the completion of all improvements in accordance with the
preliminary plat submittal information and conditions of approval. If the final
plat is filed prior to the installation of all improvements, the developer shall
supply the City of Bozeman with an acceptable method of security equal to 150
percent of the cost of the remaining improvements.
14. Section 38.270.040, Special provisions for timing of certain improvements.
Park, pathway, boulevard, and neighborhood center improvements must be
installed or financially guaranteed prior to final plat approval.
15. Section 38.220.050.A.8, requires that any noxious weeds be identified and
mapped by a person with experience in weed management and knowledgeable
in weed identification. A noxious weed management and revegetation plan,
approved by the County Weed Control District, shall be submitted with the
preliminary plat.
16. Section 38.220.050.A.5, Documents and Certificates. A draft copy of the
covenants, restrictions, and articles of incorporation for the creation of a
property owners’ association shall be submitted with the preliminary plat
application for review and approval by the Community Development
Department and shall contain, but not be limited to, provisions for assessment,
maintenance, repair and upkeep of private streets, common open space areas,
public parkland/open space corridors, mail delivery areas, stormwater facilities,
public trails, sidewalks, snow removal, and other areas common to the
association pursuant to 38.220 Part 1 of the Bozeman Unified Development
Code.
17. Section 38.220.020, The developer must provide the community development
department with a copy of all required streambed, streambank or wetlands
permits, or written notification from the appropriate agency that a permit is not
required, prior to the commencement of any work on the site and/or final plat
approval, whichever is sooner.
18. Section 38.240.110, A complete preliminary plat application shall be submitted
to the Community Development Department within one calendar year of the
date the Community Development Department dates, signs and places pre-
application comments in the outgoing mail.
Response: Site plan and infrastructure improvement plans were previously approved
and site is currently under construction. As-builts for infrastructure
improvements were submitted and approved.
ENGINEERING COMMENTS:
The following comments must be addressed prior to subdivision approval.
Easements
1. The applicant must ensure that all utility easements follow the alignment of the
utilities.
a. The master site plan provided shows a sewer main in the northeast corner
of the development outside of the easement.
2. The water easement on Lot 4 Block 2 must extend around the fire hydrant.
3. The applicant must show the public park easements on the plat.
4. The applicant must provide easements for water and sewer services that cross lot
boundaries.
5. The applicant must provide a mutual access easement for access to Lots 3 and 4 in
Block 2. A template for the easement is attached.
6. The applicant must provide a drainage easement for drainage crossing lot
boundaries. A template that will need to be modified to be between the private
parties is attached.
7. The applicant must include the document numbers on the plat for all easements.
8. The applicant must provide a copy of all recorded easements with the preliminary
plat application.
Response: Acknowledged. Easement comments above have been coordinated with
Cody Flammond of the City Engineering department. Refer to
preliminary plat drawings for several items above. Recorded public street
and utility easement is attached to this narrative.
Payback Districts
1. The subject property is located within the Meadow Creek Subdivision payback
district boundary for traffic signal, water, and sanitary sewer improvements. The
subject property did not participate in the original cost of construction of
improvements and will be accessed a payback charge prior to subdivision
approval. Please contact Marcy Yeykal at myeykal@bozeman.net for a
determination of the amount. Reference documents:
a. Gallatin County Clerk and Recorder #2293491
b. Gallatin County Clerk and Recorder #2293492
c. Gallatin County Clerk and Recorder #2293493
Response: Acknowledged.
Lighting
1. BMC 38.570.030 – The applicant must install street lights per the City of
Bozeman’s Standard Specifications for Lighting Materials and Installation prior to
Final Plat approval. Street lights must be installed at the following locations:
a. Intersections
b. Mid-block crossings
2. BMC 38.400.070 - Street Lighting: The required public street light(s) must be
included in a Special Improvement Lighting District (SILD), in accordance with the
City of Bozeman Lighting and Electrical Specifications, prior to Final Plat approval.
3. DSSP XVIII Lighting Submittals
a. For Street Lighting submittals, provide luminaire cut sheets showing
compliance with Table B - New Construction Lighting Design Guidance
and Section XIII - Streetlight Luminaires.
b. For Pedestrian Lighting submittals, provide a Photometric Plan for new
installations showing compliance with Table C. Pedestrian Lighting
Guidance. Also provide luminaire cut sheets showing compliance with
Section XIV. Pedestrian Luminaires.
c. Lighting calculations showing roadway luminance (comply with Table B),
intersection illuminance (comply with Table A), sidewalk illuminance
(Section XII – D), and light trespass (Section XII – D).
d. The applicant is advised a Roadway Luminaire Submittal Form (contained
within the DSSP) will be required with infrastructure review.
Response: Acknowledged.
ENGINEERING ADVISORY COMMENTS:
1. The Montana Department of Fish, Wildlife & Parks, SCS, Montana Department of
Environmental Quality and Army Corps of Engineer's shall be contacted regarding
the proposed project and any required permits (i.e., 310, 404, Turbidity exemption,
etc.) shall be obtained prior to performing the pedestrian bridge work.
Response: Acknowledged. Departments were previously contacted as the project is
already under construction.
Public Street and Utility Easement
Retum to:
Ci of Bozeman
Ci Clerk
P Box 1230
BozemathML 59771 30
ChrisG Budes
895TechnogyBlvd
Suite2
Bo TanMT 59718
2706611
lllllllllllllllllilllllllllllllllllllllllllllIlllllllllllillllllllllll(
PUBLIC STREET AND UTILITY EASEMENT
Nexus Point LLC,GRANTOR,inconsiderationof $1.00 and forotherand valuable
considerations,receiptof which isacknowledged,grantsto The City of Bozeman,a municipal
corporationof the Stateof Montana,with officesat 121 North Rouse Avenue,Bozeman,
Montana 59715,GRANTEE,itssuccessorsand assigns,a perpetualstreetand utilityeasement
fortheuse of the public,in,through,and acrossa stripof land situatedin GallatinCounty,
Montana,to be locatedon thefollowingdescribedrealproperty:
Lot 1 Minor Subdivision235 locatedintheNE ¼of Section23,Township 2 South,Range 5
East,P.M.M.City of Bozeman,GallatinCounty Montana.
The easement ismore particularlydescribedon theattachedExhibitsA,page 1 -4,
which by thisreferenceismade a parthereof.
The GRANTOR statesthathe possessesthe realpropertydescribedabove and thathe has
a lawfulrightto grantan easement thereon.
The GRANTOR furtheragreesthattheGRANTEE may peaceably hold and enjoy the
rightsand privilegesherein grantedwithout any interruptionby the GRANTOR.
The terms,covenants,and provisionsof thiseasement shallextend to and be binding
upon the heirs,executors,administrators,personalrepresentatives,successors,and assignsof the
partieshereto.
DATED thi day of OÓ)20M
By:,
Grantor
STATE OF pittAr\k _)|||AttA E /S ÑNW
)ss.
County of .L_47_)
On this day of C TOf$m ,202,beforeme theundersigned,a Notary
Public forthe Stateof Montana,personallyappeared /ErdNcA Nod diE ,known to
me tobe 4 a A ccA of A Mur [vmf cc c and the person whose name is
subscribedto the within instrumentand acknowledged tome thathe executed the within
instrumentforand on behalfof Æ(<cw.(80/n r
IN WITNESS WHEREOF,Ihave hereuntosetmy hand and affixedrnyNotarialSealthe
day and yearfirstabove written.
Û CHRIS BUDESKI (PrintedName)C (4VL(j $L{O QNotaryPublicoTAR/for teofMontana Notary Publicforthe Stateof __fr.grif4d-_._._.
SËÃL *Bozema on ana Residingat 02£_it(ms_
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ACCEPTED:
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ATTEST:
CITY OF BOZEMAN,MONTANA
City an r .....,
ATTEST:
CityClerk
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STATE OF MONTANA )
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County of Gallatin )
On this day of 20 ,before theundersigned,a
No ,r Publicforthe StateofMontana,personallyappeared ff)7___and
,known tome tobe theCityManager and CityClerk fortheCityof
Bozeman,respectively,and the personswhose names aresubscribedtothewithininstrument,and
acknowledged tome thattheyexecutedthe same forand on behalfof theCityof Bozeman.
IN WITNESS WHEREOF,Ihave hereuntosetmy hand and affixedmy NotarialSealthe
day and yearfirstabove written.
HEATHEFi BlENVENUE
NotaryPubHc
.OTAR4 forthe(SEWIg}Montana
SËÃL.saze 1 ana otaryPublicfortheStateof Montana
My CommiseonExpires:ResidingatBozeman,Montana
.January26,2022 My Commission Expires
EXHIBIT
A:
DEPICTING
EASEMENTS
OVER
AND
ACROSS
N
LOT
1
OF
MINOR
SUBDIVISION
No.
235
LOCATED
IN
THE
NE1/4
SECTION
23,
TOWNSHIP
2
SOUTH,
RANGE
5
EAST,
P.M.M.,
CITY
OF
BOZEMAN,
GALLATIN
COUNTY,
MONTANA
E
S
89°18'13"
E
1228.05'
(R)
S
89°31'03"
E
1227.92'
(M)
o
Lot
1
10'
wide
public
Minor
Subdivision
No.
235
utility
easement
Area
=
20.0
Acres
(R&M)
Public
Street
and
.
N
89°22'02"
W
.
Utility
Easement
-
-
-
-
-
9.89'
(M)
Area
=
2.88
Acres
s
89°31'05"
w
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10'
wide
public
10.16'
(R)
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wide
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utility
easement
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S
89°49'56"
W
1222.65'
(M)
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LANTERN
DRIVE
S
89°57'50
w
1222.70'
(R)
.
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PROJECT
NUMBER
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MERIDIAN
LAND
DATE
SURVEYING,
INC.
o
SCALE
P.O.
Box
587,
Gallatin
Gateway,
Montana
59730
-2
Phone
(406)
624-6565
SHEET
1
OF
4
e-mail:
meridiansurveying@yahoo.com
SCALE:
1
200
Lot
5A
Amended
Plat
of
Lot
5
and
Lot
6
Tract
1
Genesis
Business
Park
Subdivision
I
S
89°18'13"
E
1228.05'(R)
S
89°31'03"
E
1227.92'
(M)
73
53
0.25
Lot
1
Minor
Subdivision
No.
235
S
L=114.62'
Area
=20.00
Acres
(R&M)
R=120.00'D=54°43'43"
L=118.02'
CH
BRG=S
62°11'26"
E
.
R=180.00'
o
CH
L=110.32'
10'
wide
pubhc
D=37°34'04"
.
utility
easement
CH
BRG=S
70°46'16"
E
-
------S
89°33'18"
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-
CH
L=115.92'
ARNOLD
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10'
wide
public
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.
.
N89°53
8
W
168.66
utility
easement
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L=171.94
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R=180.00
10'
wide
public
.
D=54°43'43"
e
utility
easernent
CH
BRG=N
62°11'26"
W
7
Z
CH
L=165.47'
L=78
68
D=37°34'04"
6
z
CH
L=77.28
B
.
B
MATCH
L.INE
PROJECT
NUMBER
MERIDIAN
LAND
DATE-²°
SURVEYING
INC.
0
,»
2-
SCALE
P.O.
Box
587,
Gallatin
Gateway,
Montana
59730
Phone
(406)
624-6565
SHEET
2
OF
4
e-mail:
meridiansurveying@yahoo.com
N
10'
wide
public
^
utility
easement
L=72.18R=120.00
o
-
D=34°27'48"
l
E
T
CH
BRG=S
72°59'06"
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uJ
CH
L=71.10'
.
---N89°47'00"E--186.45'--
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o
N
89°22'02"
W
$89
4
0
1
7
1
-
s
8
w
10'
wide
public
L=110.44'
10.16'
(R)
utility
easement
R=180.00D=35°09'16"CH
BRG=N
72°38'22"
W
CH
L=108.72Lot
1
o
Minor
Subdivision
No.
235
IF-----
Area
=20.00
Acres
(R&M)
°o
°
l|II I||1 |
|
N
89°49'56"
E
1222.65'
(M)
-
-
-
-
S
89°57'50"
W
1222.70'
(R)
PROJECT
NUMBER
--
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E
RI
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LAN
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DATE"°"²°²°
S
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N
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N
C.
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soo·
20o·
soo·
SCALE
P.O.
Box
587,
Gallatin
Gateway,
Montana
59730
Phone
(406)
624-6565
SHEET
3
OF
4
e-mail:
meridiansurveying@yahoo.com
SCALE:
1"
=
100'
N
N
D/[
l
10'
wide
public
10'
wide
public
utility
easement
M
utility
easement
c
o
O
L=73.45'
B
B
R=120.00'
.°.t1
MATCH
LINE
i
D=35°04'06"
Minor
Subdmston
No.
235
L=110.17'
CH
BRG=S
17°25'48"
E
Area
=
20.00
Acres
(R&M)
R=180.00'
CH
L=72.31'
03
D=35°04'06"
S
CH
BRG=N,7°2548
w
CH
L=108.46'
.
L=112.30'
z
R=180.00'
L=43.56'
z
D=35°44'47"
R=180.00'
L=31.01'
L=75.35
CH
BRG=S
17°05'28"
E
D=13°51'51"
R=120.00'
R=120.00
CH
L=110.49'
CH
BRG=S
82°17'40"
E
-
D=14°48'20"
D=35°58'31"
CH
L=43.45'
CH
BRG=S
82°45'54"
E
CH
BRG=N
16°58'36"
W
CH
L=30.92.
CH
L=74.12
_
_
_
_
_
_
_
__
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-N89°49'56"E
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505.58'-
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0
LANTERN
DRIVE
39.94
LÁNTERN
É)FklÝE
60'
Wide
City
of
Bozeman
.
PubHcStreet
639.26
6
T
S
89°49'56"
W
1222.65'
(M)
A
S
89°57'50"
W
1222.70'
(R)
PROJECT
NU
MBER
MERIDIAN
LAND
DATE
SURVEYING,
INC.
0
200·
200
S00
SCALE
P.O.
Box
587,
Gallatin
Gateway,
Montana
59730
Phone
(406)
624-6565
SHEET
4
OF
4
e-mail:
meridiansurveying@yahoo.com
SCALE:
1"=100'