HomeMy WebLinkAbout18 - Design Report - Rosa Apartments Ph 2 & 3 - Laurel Glen Lift Station LAUREL GLEN LIFT STATION ANALYSIS
ROSA APARTMENTS PHASES 2 & 3
BOZEMAN, MT
Prepared for:
Rosa Construction, Inc.
125 Central Ave., Unit 1A, Bozeman, MT 59718
Prepared by:
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Engineering and Surveying Inc.
1091 Stoneridge Drive • Bozeman, MT 59718
Phone (406) 587-1115 • Fax(406) 587-9768
www.chengineers.com • info@chengineers.com
Project Number: 16723.2
AC A.
Revised: May 11, 2018 4yiln,;"_��
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INTRODUCTION
The previous design report for proposed capacity upgrades to the Laurel Glen Lift Station was
submitted September 2017, and proposed pump and generator upgrades to the existing lift station
in order to accommodate increased development densities for Rosa Apartments, The Nest
Cottages, and Boulder Creek Subdivision. However, since submitting the original design report
several changes arose that created other options for satisfying the capacity constraints on the
existing lift station.
Starting in 2018, the city is updating its design standards for required sanitary sewer capacity to
change the design population per dwelling unit (DU) from 2.11 people/ DU to 2.17 people /DU
and change the required gallons per capita per day from 89 gpcd to 65 gpcd. In a meeting with The
City of Bozeman, Rosa Construction, Inc., and C&H Engineering and Surveying, Inc. (C&H
Engineering), on January 23, 2018, the City agreed to allow C&H Engineering to evaluate the
contributing area to the Laurel Glen Lift Station using the new city design standards to determine if
there was additional unused capacity in the lift station.In addition to the new design standards,The
City has approved the Capital Improvements Plan to construct the Norton East Ranch Interceptor
and the Davis Lane Lift Station in the City's fiscal year 2020,providing the possibility of diverting
a portion of the current Laurel Glen Lift Station contributing area to this interceptor in Cottonwood
Road in the future.
Based on this new information, C&H Engineering has provided the following analysis on how
each of the 3 developments being reviewed can claim unused capacity in the lift station for
construction of additional dwelling units. Any units requiring additional capacity in these
developments other than what is outlined in this analysis will need to wait to be constructed until a
portion of the contributing area to the Laurel Glen Lift Station can be diverted to the Norton East
Ranch Interceptor in fiscal year 2020.
DESIGN CRITERIA
Since the 2018 design standards more accurately represent the actual flow rates from a single
dwelling unit,the City allowed the contributing area to the Laurel Glen Lift Station (Laurel Glen,
Lakes at Valley West, Westbrook, Boulder Creek, Flanders Creek and Traditions (Rosa)
Subdivisions)to be reviewed to compare the original flow allocations to the new design standards.
In order to compare the existing and proposed capacities for different portions of the lift station
contributing area,all of the capacities were converted into average daily flow in gallons per minute
(gpm). Also, since no additional contributing area is being added to the lift station and the city
design standards for infiltration have not changed since previous lift station designs, the
infiltration rate calculated during the 2006 lift station upgrade is still applicable to this lift station
analysis. The attached Table 1 was developed to summarize the original flow allocation to the lift
station and compare them to what was actually developed.
In order to determine if excess capacity existed in the lift station,the original population estimates
for the subdivisions were used with the design standards at the time of the 2002 and 2006 lift
station upgrades to calculate the original flow allocations to each lot.A survey was then completed
using final plats of these subdivisions, aerial imagery, and site visits (conducted by C&H
Engineering on January 301h, and April 3`d 2018) to determine the number of units that are
currently constructed in these subdivisions. This information is summarized in the attached Figure
1. The constructed units in these subdivisions were then evaluated on a block by block basis using
the 2018 City design standards to estimate the peak flow that should be contributing to the lift
station from these units. If from the site inspection it was determined that a lot within the
subdivision was vacant, under construction, or that a majority of the lots within a block were not
occupied, then the block was not evaluated for potential excess flow, and the original flow
allocation to that block from the 2002 and 2006 design reports was maintained. There are several
exceptions to this method of estimation. Several blocks within the subdivisions are under
construction based on approved site plans. In these cases, the number of units proposed at full
buildout of the approved site plan was used for the 2018 flow estimation from that block. Two
examples of this are Block 1 of Flanders Creek Subdivision, and Block 4 of Laurel Glen
Subdivision. The results of this evaluation are summarized in the attached Table 1.
For comparison of the allocated flow to the Laurel Glen Lift Station under the 2006 upgrade design
report, Traditions Subdivision (Phases 1-3) will be referred to as Rosa Subdivision, as it was
originally named at the time of the 2006 design report. Similarly, all block numbers for Rosa
Subdivision and Flanders Creek Subdivision will be labeled as they were at the time of the 2006
design report, instead of as their recorded final plat designations. Figure 2 shows the preliminary
plat of Rosa Subdivision and the adjacent Flanders Creek Subdivision with the block numbers that
correspond to the capacity allocations in the 2006 design report. Table 2 shows the original
capacity allocations for each block of Rosa and Flanders Creek Subdivisions.
The 2002 lift station design for Laurel Glen Subdivision and Lakes at Valley West calculated the
proposed flow to the lift station based on the acreage of various zoning designations within the
contributing area of the lift station.Therefore,in order to calculate the originally allocated flows to
the Laurel Glen, Lakes at Valley West, Boulder Creek, and Westbrook Subdivisions, the Laurel
Glen Master Plan (Figure 3), and the Laurel Glen Sewer Zone Map (Figure 4) created by Allied
Engineering, Inc. in 2002 were used. It should be noted that although the use of these items to
calculate the contributing flow to the lift station results in values very close to that of the 2002
report, they are not exact. For this reason, Total Peak Flow of original allocations calculated in
Table I is approximately 3.3 gpm peak flow(.97 gpm avg. flow) less than the design capacity of
the lift station calculated in the 2006 design report.
PEAKING FACTOR
In order to calculate the peaking factor for this analysis, the population of the contributing area to
the Laurel Glen Lift Station was estimated by dividing the total contributing flow to the lift station
(gallons per day) by the 65 gallons per capita per day as listed in the 2018 design standards.
In order to determine the total contributing flow to the lift station,the total average daily flow from
the attached Table 1 (155.13 gpm) was added to the proposed flow from the additional units from
Rosa Apartments and the Boulder Creek and converted to flow in gallons per day. Since a portion
of the flow from the Rosa Apartments,Boulder Creek, and the Nest Cottages projects were already
included in the 2006 allocations to Blocks 5, and 6 of Rosa Subdivision, and the 2002 allocations
to Laurel Glen, these values had to be subtracted from projected flow from Rosa Apartments,
Boulder Creek, and the Nest before being added to the total contributing flow to the lift station.
The flow values for the original and proposed design of Rosa Apartments, Boulder Creek,and the
Nest are provided in the Rosa Apartments and Boulder Creek sections of this report.
19.00 gpm (Rosa Apt.)—3.87 gpm (2006 Rosa Apt. Allocation) = 15.13 gpm Avg. Flow
21.75 gpm (Boulder Cr.)—14.43 gpm (2002 Allocation) = 7.32 gpm Avg. Flow
4.6 gpm (The Nest) —3.76 gpm (2002 Allocation) = 0.84 Avg Flow
15.13 gpm + 7.32 gpm + 0.84 gpm + 155.97 gpm (Table 1 Total Avg. Flow) = 178.42 gpm
178.42 gpm = 256,925 gpd Average Daily Flow to Lift Station
256,925 gpd/65 gpcd= 3,953 people = 3.95 P(Population in Thousands)
This value was then entered into the City's peaking factor calculation to determine the peaking
factor for the lift station.
Qmax 18+P'12
Peaking Factor = ------ --------- (P =Population in thousands)
Qave 4+P1/2
Peaking Factor=3.34
ROSA APARTMENTS
Rosa Apartments Master Site Plan on Lot 1, Block 1, of Traditions Subdivision, Phase 3, has a
proposed density of 194 dwelling units at full buildout, while the 2006 Laurel Glen Lift Station
Design Report accounted for 77.48 people in this lot(Blocks 5 and 6 of Rosa Subdivision).Both of
these densities are converted to average daily flow in gallons per minute so that the additional
capacity required for the Rosa Apartments Project can be calculated.
2006 Design:
Block 5 & 6 of Rosa Subdivision = 32.97+44.51 = 77.48 people
77.48 people x 72 gpcd(2006 standards) = 5,578.56 gpd= 3.87gpm Average Flow
2018 Design:
194 dwelling units x 2.17 people/du = 420.98 people
420.98 people x 65 gpcd= 27,363.7 gpd= 19.00 gpm Average Flow
Based on the 2006 design for the lift station,the area of Rosa Apartments has an allocated flow of
3.87 gpm. When this is converted into dwelling units using the 2018 design standards, Rosa
Apartments is allocated the following number of units under the current lift station design:
3.87 gpm = 5,578.56 gpd Average Flow
5,578.56 gpd/65 gpcd= 85.82 people
85.82 people/2.17 people/du = 39.6 dwelling units
Therefore,with the current design standards there is capacity in the existing Laurel Glen lift station
for 39.6 dwelling units, but in order for the remaining 154.4 proposed dwelling units to be
developed,a total capacity of 15.13 gpm of average flow(19.00 gpm—3.87 gpm)would need to be
allocated in the lift station.
BOULDER CREEK
Boulder Creek Subdivision at full buildout is anticipated to have 40 single family units and 114
multi-family units in Phase 1,36 single family units in Phase 2, and 32 single family units in Phase
3, resulting in a total of 222 dwelling units. Per the 2002 Laurel Glen Subdivision Design Report
prepared by Allied Engineering,the area of Boulder Creek Subdivision had a design population of
288.5 people. Both of these densities are converted to average flow in gallons per minute so that
the additional capacity required for Boulder Creek Subdivision can be calculated.
2002 Design:
288.54 people x 72 gpcd= )0,774.88 gpd= 14.43 gpm Average Flow
2018 Design:
222 dwelling units x 2.17 people/du = 481.74 people
481.74 people x 65 gpcd= 31,313.10 gpd= 21.75 gpm Average Flow
Based on the 2002'design for the lift station, the area of Boulder Creek has an allocated now of
14.43 gpm. When this is converted into dwelling units using the 2018 design standards, Boulder
Creek is allocated the following number of units under the current lift station design:
14.43 gpin = 20,779.2 gpd Average Flow
20,779.2 gpd/65 gpcd= 319.68 people
320 people/2.17 people/du = 147 dwelling units
Therefore,with the current design standards there is capacity in the existing Laurel Glen lift station
for 147 dwelling units within Boulder Creek. However, in order for the remaining 75 proposed
dwelling units to be developed, a total capacity of 7.32 gpm of average daily flow (21.75 gpm—
14.43 gpm) would need to be provided in the lift station. In Table 1, in order to quantify the total
number of excess units available in the Laurel Glen Lift Station, Boulder Creek was listed as"Not
Developed"and the original capacity allocation per the 2002 lift station design was preserved.
Rosa Johnson Development, LLC is aware of the capacity restriction on Boulder Creek
Subdivision and has decided to wait to build out the remaining 75 units in the subdivision until the
Flanders Creek sewer flow can be diverted to the Norton East Ranch Interceptor. At the time of
this analysis Rosa Johnson Development, LLC was still in the process of deciding whether to use
their remaining capacity in Boulder Creek to build out Phase 3, or to begin design on the
multi-family lots in Phase 1.
THE NEST COTTAGES—WESTBROOK SUBDIVISION
The Nest Cottages is a proposed development on Lot Rl, Westbrook Subdivision, Phase 4 and is
currently proposing to develop 47 cottage dwelling units. The allocation for this lot under the 2002
design report was 75 people. Both of these densities are converted to average flow in gallons per
minute so that the additional capacity required for The Nest can be calculated.
2002 Design:
75.21 people x 72 gpcd= 5,415.12 gpd= 3.76 gpm Average Flow
2018 Design:
47 dwelling units x 2.17 ppl/du = 102 people
102 people x 65 gpcd= 6,630 gpd= 4.60 gpm Average Flow
Based on the 2002 design for the lift station,The Nest Cottages has an allocated flow of 3.76 gpm.
• When this is converted into dwelling units using the 2018 design standards, The Nest is allocated
the following number of units under the current lift station design:
3.76 gpm = 5415.12 pgd Average Flow
5,415.12 gpd/65 gpcd= 83.3 people
83.3 people/2.17 people/du = 38 dwelling units
Therefore,with the current design standards there is capacity in the existing Laurel Glen lift station
for 38 dwelling units within The Nest Cottages. However, in order for the remaining 9 proposed
dwelling units to be developed,a total capacity of 0.84 gpm of average daily flow(4.60 gpm—3.76
gpm) would need to be provided in the lift station.
INFLOW & INFILTRATION
The 2006 design for the upgrade of the Laurel Glen lift station used The City's design standard
estimate of 150 gallons/acre/day of inflow and infiltration (I/1) and applied it to the entire
contributing area of the lift station(Laurel Glen, Flanders Creek, Rosa, and Lakes at Valley West
subdivisions). This resulted in an estimated 32.0 gpm of 1/I to be accounted for in the design of the
Laurel Glen Lift Station. The City Engineering Department recently reviewed its SCADA data for
the Laurel Glen Lift Station and estimated that the actual flow of 1/1 contributing to the lift station
is 50 gpm. Therefore C&H Engineering was instructed to use this new estimate while analyzing
capacity in the lift station, and to provide for additional infiltration resulting from the buildout of
the remaining contributing areas to the lift station.C&H was also instructed to account for possible
future I/I due to degradation of the area's sewer infrastructure.
In order to estimate the total I/1 to contribute to the lift station, the length of the proposed
remaining sewer main to be installed was compared to the existing length of main to calculate a
ratio of remaining pipe to be installed. This was then applied to the assumption that the existing
main was contributing 50 gpm in order to estimate the flow of additional I/I that could be expected
to contribute the lift station. Finally, it was assumed that degradation to the sewer infrastructure
would contribute 5% additional I/I to the lift station in the future. The degradation rate estimate
was assumed considering all of the infrastructure contributing to the lift station was installed per
city design standards within the last 16 years using modern techniques and materials and is not
comprised of any outdated pipe or manhole materials.
The length of existing sanitary sewer main contributing to the lift station was estimated using the
Wastewater Collection System layer of the City's GIS infrastructure viewer, as well as approved
construction plans for sections of sewer not yet included on the infrastructure viewer(i.e.Boulder
Creek Subdivision, Phase 1). The as-built drawings for Phase 4 of the Lakes at Valley West
Subdivision were not available on the city website, so it was conservatively assumed that sewer
main was installed along the entire length of the north/south portion of Herstal Way and Westgate
Avenue in Phase 4.Using this method,the sum of all of the currently installed sanitary sewer main
contributing to the lift station was estimated at 36,952 linear feet for Laurel Glen (Phases 1-2),
Lakes at Valley West (Phases 1-4), Westbrook, Boulder Creek (Phases 1-2),Rosa, and Flanders
Creek.
The length of remaining pipe to be installed was calculated by reviewing proposed and approved
infrastructure plans, and estimations. The following projects within the contributing area to the lift
station were reviewed to calculate the proposed sewer main yet to be installed:
Boulder Creek—Phase 3: 813 LF(per approved infrastructure plans)
Boulder Creek—Phase 1 Multi-Family Lots : 280 LF(per recent concept plan)
Rosa Apartments—Phase 3: 217 LF(per approved Rosa Way Infrastructure Plans)
The Nest Cottages—Phase 1:1,087 LF(per recent site plan)
The Lakes at Valley West—Phase 5: 1,300 LF(estimation based on size of parcel)
Total Remaining Sanitary Sewer Main: 3,697 LF
Using the above values and a degradation of 5%,the expected I/I used for this lift station analysis
was calculated as follows:
3,697 LF(remaining pipe)/36,952 LF(existing pipe) = 10.00%remaining pipe
50 gpm (existing III)x 10% = 5 gpm of future I/I
50 gpm + 5 gpm = 55 gpm I/I
55 gpm x 5%degradation = 2.75 gpm future degradation
Total III estimated to contribute to lift station: 57.75 gpm
CONCLUSION
Based on the Table I analysis, the total average daily flow that will contribute to the lift station
(excluding full buildout of Rosa Apartments and Boulder Creek) is 155.13 gallons per minute.
When this is converted to peak flow and the infiltration rate of 55.75 gpm is included, the total
Peak Flow to the lift station is as follows:
155.13 gpm x 3.34 peaking factor = 518.13 gpm Peak Flow
518.13 gpm + 5 7.75 gpm (Infiltration Rate) = 575.88 gpnz Total Peak Flow to Lift Station
This value is then compared to the design capacity of the lift station(598.1 gpm)based on the 2006
design report to calculate the excess capacity that could be used for construction of additional
units:
598.1 gpm (2006 design) —575.88 gpm = 22.22 gpm Excess Peak Flow
22.22 gpm/3.34 = 6.65 gpm = 9,578 gpd Average Flow
9,578 gpd/65 gpcd/2.17 ppl/du = 67.9 Excess Dwelling Units
Based on this analysis, there is sufficient capacity within the existing Laurel Glen Lift Station to
allow for the construction of 67.9 additional dwelling units within the contributing area of the lift
station. This 67.9 unit excess is in addition to the 38 units originally allocated to The Nest
Cottages, the 147 units originally allocated to Boulder Creek, and the 39.6 units originally
allocated to Rosa Apartments. This 67.9 unit estimate is believed to be conservative because it
compares the calculated flow to the lift station to the 2006 lift station design capacity, instead of
the actual capacity of the pumps that were installed with the upgrade. The 2006 lift station report
states that the required capacity of the lift station is 598.1 gpm, but that with one pump operating,
the flow through the force main would be 620 gpm. If the estimated flow to the lift station(575.88
gpm) was compared to the existing pump capacity of 620 gpm, the resulting excess flow would
equal 44.12 gpm, or 134.9 dwelling units,which is almost double the excess dwelling unit estimate
of 67.9 DU.
Phase 1 of Rosa Apartments included construction of 36 dwelling units, while Phases 2 and 3 will
each include construction of two 18-plex apartment buildings, resulting in 108 dwelling units
between the 3 phases.Rosa Construction,Inc. is proposing to add the 67.9 excess dwelling units to
the 39.6 dwelling units that were originally estimated for Rosa Apartments in order to provide
capacity of 108 (107.5) dwelling units to proceed with Phases 2 and 3 of the project.
Once the additional capacity has been used, further construction of Rosa Apartments, Boulder
Creek Subdivision, and The Nest would be restricted until the Norton East Ranch Interceptor is
completed and the Flanders Creek sewer main in Twin Lakes Avenue can be re-routed to
contribute to the Interceptor in Cottonwood Road instead of the Laurel Glen Lift Station.Based on
the proposed plans for each of these projects, the following number of dwelling units will need to
wait to be constructed until additional capacity is made available by routing to the Norton East
Ranch Interceptor:
Rosa Apartments: 194 units—39.6 units (allocated)—67.9 units (excess) = 86.5 Units
Boulder Creek: 222 units— 147 units (allocated) = 75 Units
The Nest Cottages: 47 units—38 units (allocated) = 9 Units
In the event that the Norton East Ranch Interceptor and the Davis Lane Lift Station projects are not
completed by the City of Bozeman, the upgrade of the Laurel Glen Lift Station will need to be
re-evaluated in order to accommodate the completion of these projects.
Input Table
Factor Year Value
2006 2.54
People per D.U. 2017 2.11
2018 2.17
2002 72
Gallons Per Capita Per Day 2006 72
2017 89
2018 65
Peaking Factor (per 2002 3.52
design report) 2006 3.4
2018 3.34
B-1 Wastewater Use(gal/acre) 2002 3495
R-2 Population Density(ppl/acre) 2002 7.62
R-3 Population Density(ppl/acre) 2002 12.19
R-3 Population Density(ppl/acre) 2002 12.2
R-3A Population Density(ppl/acre) 2002 12.19
R-4 Population Density(ppl/acre) 1 2002 1 12.19
NOTES
1.Traditions(Rosa)Subdivision block numbers under"Original Allocations"are labeled based on the preliminary plat of Rosa Subdivision so that dwelling unit estimates
per block match what was allocated in the 2006 Lift Station Upgrade Report.See Attached.
2.Flanders Creek block numbers under"Original Allocations"are labeled based on the preliminary plat of Flanders Creek so that dwelling unit estimates per block match
what was allocated in the 2006 Lift Station Upgrade Report.
3.Boulder Creek,Westbrook,Laurel Glen,and Valley West flow allocations under"Original Allocations"were derived from 2002 Laurel Glen Subdivision Sewer Zone Map
so that flow allocations match original lift station design.
4.The constructed dwelling units for the 2018 Flow Estimates were surveyed using final plat records,aerial imagery,and confirmed with a site visit by C&H Engineering.If
a portion of the contributing area to the lift station has not yet been constructed,then a"Not Developed"(ND)was placed in that row under 2018 Flow Estimates,and
the original flow allocation for that block was preserved.
5.Per instruction by the City of Bozeman,this analyis assumed that The Lakes at Valley West Subdivision used all of,but not greater than it's flow
capacity as allocated by the 2002 Laurel Glen Lift Station Design Report.
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POPULATION CALCULATIONS CREEK TABLE 2 FLANDERS MFL-L & ROSA SUBDIVISION
CREEK
FLANDERS 416L SUBDIVISION Excerpt from 2006 "Design Report for
Proposed Modifications to the Existing
BLOCK# #UNITS #People Laurel Glen Lift Station" prepared by C&H
1 2.7198 acres 33.18 Engineering and Surveying, Inc.
2 `14 lots 14 35.66
3 14 lots 14 35.56
4 32lots 32 81.28
5 6.8889 acres 84.04
6 40lots 40 101.60
Total# People
(Flanders)= 371.23
ROSA SUBDIVISION
BLOCK# DESCRIPTION #UNITS #People
1 191016 19 48.26
2 18lots 27 68.58
3 17lots 18 45.72
4 46 lots 46 116.84
5 2.7024 acres 32.97
6 3.6481 acres 44.51
7. 4 lots 8 20.32
1,0331 acres 12.60
8 9lots 21 53.34
9 4 lots 4 10.16
0.5710 acres 6.97
Total# People
(Rosa) = 480.27
C.O.S. 2389 Population: 832 people
FIGURE 1 - DWELLING UNITS SERVED
BY LAUREL GLEN LIFT STA TION
LOCATED IN THE NE 114 OF THE SE 114, SECT/ON 4, T. 2 S., R. 5 E. OF
P.M.M., CITY OF BOZEMAN, GALLATIN COUNTY, MONTANA
LEGEND
® VACANT/UNOCCUPIED LOT 43 PRO. DWELLING
CONISTRUCTITS ED 114 PRO. DWELLING UNITS ROSAAPARTMENTS
0/114 CONSTRUCTED 194 PRO,RO, DWELLING
NG UNITS
�..� SUBDIVISION BOUNDARY
LOT BOUNDARY lb"— � STREET
24 TMEr
e�CAA
UNITS BLOC 9 BLOCK 6NOTES; < BLOCK 5 LOTS VACANT OR UNDER
1. DWELLING UNITS BASED ON CURRENT AERIAL PHOTOGRAPHY, SAXON WA TRADITIONS CONSTRUCTION (NOT INCLUDED)
SUBDIVISION PLATS, GOOGLE STREET VIEW AND SITE VISITS IIAS
24 PRO. DWELLING UNITS a PHASE 3 ANDE
BY C&H ENGINEERING ON 1/30/2018 AND 4/04/2018. 20/24 CONSTRUCTED ,, 4a ,� BOULDER CREEK RS WA 4D
2. PROPERTY LINES AND SUBDIVISION BOUNDARIES ARE BASED h UNITS
ON CITY GIS DATA AND PLATS AND ARE APPROXIMATE. 4 �; o BLOCK S
3. FLANDERS CREEK AND TRADITIONS SUBDIVISION BLOCK
NUMBERS ARE BASED ON NUMBERING AT TIME OF 2006 ��
23 DWELLING UNITS LL �••� 21 SFERWOOD WAY 32 DWELLING UNITS
LIFT STATION UPGRADE SO THAT CURRENT DWELLING UNIT 32 PRO. DWELLING UNITS UNITS 98 PRO. DWELLING UNITS
VALUES CAN BE COMPARED TO ALLOCATED SEWER CAPACITY 24/32 CONSTRUCTED 0/98 CONSTRUCTED _ S
IN 2006 LIFT STATION UP UPGRADE. 31 PRO. DWELLING UNITS TRA I N - <
20 DWELLING UNITS <
22/31 CONSTRUCTED PH I —
3
st0 O O�� 8 DWELLING UNITS a } ; c 0
v
UNITS V 44 DWELLING UNITS
40 DWELLING UNITS ANNIE STREET 0Q U
AN,1E STREET ANNW STREET
32 DWELLING UNITS
VACANT 18 DWELLING UNITS
68 DWELLING UNITS LAUREL H a (NOT INCLUDED) I
6 UNITS
18 DWELLING UNITS
0 6 UNITS 47 PRO. DWELLING UNITS {may <
O ; w} 0/47 CONSTRUCTED (3 Y c3 U 14 PRO. DWELLING UNITS
ZIT 0 w � ® 40 20 O ETHAN WAY �H O ¢ I FL ND ANI STREET g/14 CONSTRUCTED
rD UNITS UNIT'
18 DWELLING UNITS 0 62 PRO. } OO 0)V ITION E
DWELLING UNITS < t
_ r
GLENWOOD DRIVE GLENWOOD DRIVE ; = SE 1 14 DWELLING UNITS
r Q<
= GLENWOOD DRIVE
M SHADOWGLEN DRIVE SHADOW GLEN DRIVE O BROOKSDE LANE
18 DWELLING UNITS C rU 41 P NO. DWELLING UNITS
DURSTON ROAD
27 DWEWNG UNITS
22 DWELLING UNITS --27 DWELLING UNITS
4 DWELLING UNITS LAK S AT 19 PRO. DWELLING UNITS
UCTED
Scale In Feet VALL Y WEST ! 4 DWELUNGIUNICSN&RDAYC RE
500 0 500 I (NOT INCLUDED) LL_LLLL11
1
15 0 15 j
Scale In Meters
1
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I
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Engineering and Surveying Inc. F1 RTTID-
1091 Swnendge drive•Bozeman,MT 5971 B
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FIGURE�. oi Gion wa ster Plan RE 3
7
City of B- ozzoman I .% IOU
ALWYCATHERWEAAMEAWN
PtKW C aAVM LVE ESM
1 1 --
MMMAS WASDAS
AM
4 ".
OAK STREET
n
Map
JUCHAM a IfOLLAAMM TMWELF 14c
ZCWWAS ly
igz*, I NOT TO SCALE
ZONINGSLNULARY
FBWAWAM
EYOMV
zow- AREA
ZMMAS
BI B.72 Acm
R2 34.74 AM
32.5SAaes
RIA 30L06 ACM
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PARKS MD Ams
TOTAL 159.72AM3
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F�-- EDLANO USE IECM
RESNDE
0 D1"LUMcFjHM
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FIGUn
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LWI " 1-4
ALLIED G-otomical Engineering
PHO?.'E(4%)3=
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MASTER PLAN
T7GE FIGURE 4
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------- _ �..` :: :I� B ulder reek -----•---- SEWER ZOK BOUNDARY
••`3 i•''i.-''.4-•-fir: r 5227
act �:cacres
_.•..-.•.. PROPOSED SEWER N/VN
5tj{ S29J ' { t'� r,
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O0f�5 �1 264 acres
1.ar� �� - �` ti .•��., � - ~; '-�' ' `� �' I 566 PROPOSED SEWERNANNOI.E
S-51 I II SZJ SEWER 2aIE NLaABER
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t . a92 acres ass acres
'y,.n A..+• f ._�_..:.... --------- $2$6- - - - .-. __ 'e ms. _; AIR
-t SZ55 Q.S2'oves 5250 52ac - S
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2
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Na REN9CHS awuAtA EiY DATE 1 �to �Q LAUREL GLEN SUBDIVISION •� ow ED�ia«r;ag
Of37Gfm 87 Pis REYtEN£0 Err:CC8 PRaEcr At Do-,as
A as 3zDISZAvEu0RIYE OAMFMuAn 2 FIGURE !
Smuk I IIJOH-3OO fir Sena SEWER ZONE MAP ® Land S11rveYias BOZM& kMf•1973a sE7tIF1 za+E uAP
isR0.ECTE7ICWE�AA18 of2AtwBY NO R ALLIED Gc,tcchaical$agiacuing Pft02B(4[6)38247t1 OVBRALLSHEET 1 OF 1
BOZEMAN,MT ErGWERWO Struch3ralEII&eeaiag PAx�rD6J37�s77D LAUREL GLEN SUBDMSION
_ _ aeravroea.ma. SEWER ZONE MAP
SURVEY REOUESTED BY OWNERS TO CREATE — LOTS AND 3 PL(LIC PARK AREAS PLAT OF AREA TABULATION
OWNERS: THE HINESLEY FAMILY UNITED PARTNERSHIP N0. 1 LAUREL GLEN SUBDIVISION PHASE 1JFIGU
5
DEED REF: DOG._t14. 205421S AREA OF LOTS- 1.703.545 SO FT 39 1060 ACRES
AREA OF PARK- 709,137 SO nr 11995e ACRES
SYpNEY AND ETHEL M. DYKSTRA AREA d STREET-7B9,O7 SO R 15.1161 ACRES
DEED REF; FAn_9.PG If/
6•04.2T .
LOCH TED IN THE S 112 OF SEC. 4, Te 2 S., Re 5 E. TOTAL AREA- 2,666.738 SO FT 6121"AMES It"MOD
d. OF P.M.M. GALLATIN COUNTY MONTANA (�^ ) 4''s�ro�l ems" % I;F 2r
tgo,;,1.lwfI
t� L_EG END > > 1WOTOtl 6iln 610.11 r
(R) RECORD DISTANCE OR AZIMUTH �l 11f3.00, •! •MaoSa'W
1 cos,r Im<o I��y,/a6+re u119• -, M7i6'-, i
_^ (M) MEASURED DISTANCE OR A21MUTH I i LOT B O' p 3 ��
'\ J I yg Jam: 24.41
9 LOT S 1 Jj
• FOUND 5/8 INCH REBAR WITH 1 1/4 INCH I4,507 r - � � �e,•t:,� R LOT 4� `r�I M2/60'25
PLASTIC CAP MARKED (C&H ENGR- 09518ES) ! ! .. a �. ,,$ - Y •'r.0s:1• 5 LOAT d
I IAef d as' •/ .R•100,00
0 SET 5/B INCH REBAR WITH 1 1/4 INCH _;J.� '` a16A1 `I �' Ca •' ~f f A-eaWW
PLASTIC CAP MARKED (C&H ENGR, #951BES) k Si a1P00a0 n'w 4 , �'''' ••r• -77�5500
Via,, =V Glenellen Drive ,K . �,• ;.., ,py
18a00' DENOTES CENTERLINE LENGTH OR TIE TO CENTE'1 JNE NLO?TT
A pp 0N0p0� s>A 3rM r W ` ~s _ -,•�505",T'ti'I
_ _ _•174•M•2r
BASIS FOR AZIMUTHS FROM NORTH: MINOR SUBDN, h;':. 201 1 LOTLOT B LooT e� 4.1a40 '� 1 •••' ��UNPLATTED 1OT.✓ 135oo✓ &T LOT a 1 ' ■- 0o 4; paceb•:Y cs �- 'D�E:rd•1W'r:5W'/.SECTION 4 , R-2A00
[N45T0'OD"EI BEARING COMPUTED FROM AZIMUTH SY;�WN RICHARDG NOLLMEYER TRUSTEE )70Co10o 170arar 7aap,OG 7700o0y •• 27•!!142Fm 1505M M2C50.25 LOT 2 LOT 7 _ i�m i LOT 7 keen , R-100.00
11,g0 r N el4fo r 'w /.»l a R•25.00
24.41
"000
LOT 3 LOT 8 LOT LOT 8 $9 9 1ka/o r �J Moot r - 9,t75 r LY7!rMONUMENTATION NOTE LOT 1tot corners have rrol been set as of the dale al Idiag of Iris pW1 Ixcome underground mihties nave not yet been inslmlen LOT 4 LOT 9 LOT 4 LOT 9 eat cants will be sel by July I,2004 ! t2A00✓ IIFW.00
,g4lo a ,9.4m n
1,000G7 Y10o0oV 1T0'op'pF /R-25.00
I"bar770aatW 770000J 24.41
LOTS LOTS LOT 10 -2s1rs1•
t4,0'ii✓ I.
r 11.082 a LOT S CIO .R-10o00
�. a 791�a� A04 j •-v 4574
ystior7 31000 77d ^ q: fa 6--2A00
OO
fo m Oo I _ R
VICINITY MAP _ Taaasr - -°FpQ010°-,f�ar-Annie Street ;pllr µ-�l,{� I �'yl•,� 1 �'20
k OePOPoIY ft7.l> W 00,' zIl/N O�yMy� . .77sor a f•-' •'\SOY 11'b fl
w;�ri ply 4 - -.- X. >1 .. X£.1F` 1 e y- g ,dta0'_ _ 1,74.00
'.xsatbtc_1v 417i 1 _. - - Lf�T Slit• dal Z Mao 15•ss•
CURVE TABLE i � Iu'0lsow °Dad LOT 1 J0� wl/>`fr y G r%^�
LOT 11
CURVE LENGTH RADIUS DELTA CH ORC BEARIkG !� x LP4�9 3 97:7 r LOT 10 fbUHp u's1
�{ to 9.180If 7391 "T R-100.00
CI 4,4r tr w PRACE, R ? C LOTS�2 I ; - 45.74
C2 4 4' I . fi 1 I" 4'r ' ���� ? „Oar .:I.1.5155•s81
C3 1 t" N Q'4" w 1 '?- �t_ I M d Lrt1 Le 13 V LOT 2 LOT/1✓1 �, ,�2 0D
C4 S ' 1 1" N 5z-0'26• E [f 1 1 1 4 '1 7G yp, PR"r A i ,� cV
C5 4-4' 1 1` 7,- '4 W -.. 1 1 t' Ly,�,rF �.j0 m .moo O
C6 4.41' 25,00' 6' N 2;'16 41" E 1 I 1 rw $ _
C7 24-41• Do N c' •• I fT 4 LOT 14 K 1d0i7o e1T LOT ?' LOT 1 r -
- - I f ' G SO for 9Aoo r o 3
C9 7. t00. 9' ,4. 4r .4 I ��.I,,,,{{''+� f pp 1{ 141 to�st a Lo V Hp J Itels,rRa r
CID 7 '4' N it' Gl r.i 3 �}w 5 L09.�1S R ;keToa LOT 13 low y m $y; • g y
r1z 24.41' 1 W 9p PARR PUMWt A �Y L e��. 41.
ROT to SCAIF $8 111107
,1a7N✓ 1 '6 LOT 18 7�TM e7 LOT Nit . •i .
8 JJ i3pf�e LL o98 m 0'-
y m g31oi LOd7 104rTo¢ e0e7To 15 B Ny ne
HNIsIATTFT) " LOT 1
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RICHARDG NOI.LMEYER TRUSTEE 5 -- L,QT 8 LOT 18 lqT 7> LOT 18 '
142 F.
15rs5 ,tr'v' 0.]70 a 9AW r alit III r 11,470.1 T• a,
i I j I 1149,
UTILITY EASEMENTS J p - i- Phan Nay-- '"'•"' y
L 5 TT 9 LOT 19 �QT$ LOT 17 i $ 09,
_ for 9.000 a 10 e 1 a47o r
12' FRONT (AT ALL STREETS) - N w n n �• 1"
20' BACK - I t J10 - Jra
LOT+0 LOT 20 o ` " 01
fa9o10 L 9 LOT bar $ Jam- 'Ca
It
187.M — • 7tp0000 2100botY & •�
70 W b' 30'
—�� HOOD 17a ,9 H
N ` Glenwood Drive Hur '
NOTES so, 30 _ _ '
lads,Fr4s for -..-iT 1 1;1R✓ N Jo �� J` Ff. �,t Nn. tl
LOT 1 F o
/'� 1 Tne 77 side We:loM Buller shown for all mtercwrses exceed the minimum SS'side Watercourse Setbacks measured from the metre high y r Sly 16. - V
v J slid rr lacoarse from the ex cMnneh,Dunuonl to Seclron 16.14.130 0l Ue Bozamon Nea Subdivision RegololuMa A 35'se.OacA a shows, �� Do B; �„ 0� �� J 0.-� � �• s7 ^�
2- Cue 1+ tnig ground wt0iwgs 'li30 N,W .If.Op' 111.0 fUAO. AfAO'. N�tlO ..q,00, ..f1000. ?I"
-rNatixly h nd eater table within the orgies of the subdivisk�,B is not recommended that residential d or commercial Structures with fue T P h
a Po l of basements be constructed without First consultiN a professional engine,licsenled in the State of Montane and qualified in the certi icalion of residential `+�14 LOT 13 $t-w 6l Y2& ss wad's 44W 'Ill .Kob ow- 1D6e- I^ LOT
Z line to Wm«ad sOnst rellen p 14A6f r �yI'• ^n N b 4 ' S n ny
syg Is a f 9 1 Ni A Nf 1,Ie5 rf
W 3 Acc,}• to H(Ir Community Pones No 30002e OOD6C,tlatea 7 15/19B&the H hown Mreon lies in Zone Y,oullde of 500 r hood tone y Ar'rh'• 9- 9-;z c
N Y / property s yea O.- O,`' O.•'1. O.:- O- O� p.. O,.' Or. O.:•'- s - 6.xj}jl, EP
/ Esistn; Zoning_ R2,RJ,R]A R4 and BI. LOie,a �u T - T1 JII',>P - i 6+xi'{{•��QQ,� .c 11
v I 0000 900 }r0o000 tAbl Maid•-•+�'S� w}3vh
r n 5.From.d Use of Lots: Residential and limited neighborhood comm eve ercial dlopnt Shadowglen Drive -°°O0°"P ;- as
R v me � p e:_.-r�Rain' te9s90 urn,;nPi Iaxri' t
E8 Scatter/n feet 6 Yleflar^.I shown on this moo con be hazardous to small children 4 L0 4� 1 4 i
OT 1 0 a
00 0 too 7,At 101 Kceesee shW be built to the staodonds contoned in Section 161E060.B,1 of the Borman Arm Sub6ision Regulations , >afl✓. PUBLIC LOT 2 LOT 3 n1 Iot nT, aDe �n �1• LOT,1 - ,S R 5
so o So J•I] PARK 3 t>m✓ a7s,✓ ao 1- f-g ►-7 r� o$ of -
L n'oal. fr, Y<A.. B Denel,q menl of each one"will let interfere with any agricultural water met facility or irrigation ditches f,dosnstlrom water user rights SOT ss � 7 c� ,671f✓ p�
BLW
iA J_ �� gs O; Oo J• -
1'[.119 1 Mesa w 4
1Aeo 1 4,•e0 1)M' t .:; 4.9aY•!504 S1pe fASE1[K,-' 9
1'90E•Iq A[CYS 1
1337.3a - ,,�,•w!v_+° POMF OF ai1�aA16'-' So1M"0 of SE 1/4.S9s-4
WIX „ Durston Road 21in4.4r� - •�'
A_ dIVGINEER/NG AND s la.cccrt sewn co,ln u e or sw 11" swa 4 " R
/� SURVEYING, INC. ... a lSM,..rw1. e;y,u v r�'ni t:•'v A fj 2aHT0t'
`l 2138480 rv.ssa- s t/4 can s« a
wwlo.w,.4.etew..r ,eV. w reer44M a.n. FHACT,C O s 15R I TRACr 1 C 0 5 10058 Fnd 5/8' Rebar.no cap ISav4Tbt wITRACT 2A C O s 1005C
1W bill. iw 1d. Meepu,Yaat— W718 wHw vre�ael I.,,"o.rm rUr e,e1 ZE RAN LA CORD a;4� BURNT MAN W RANCHLC,INC
1ol)E111f 1.IM f0-.,'Tel 1 i iue,M,otm S `-I E E: I Q F 2 A1AN 0 i 1789FULT BOZEM206M7 ES LLC 002EM206681 Es,l#
tz6 Fm nee zaeae7a 2060875 03134 MJ 1
tit
SURVEY REQUESTED BY OWNER TO CREATE 40 . AND 1 PUBLIC PARK AREA. FINAL PLA T OF
OWNES, PARTNE
DEEDRREF:TMDOCIN NO'S 20582101 and 02 5075RSHIP N0. I LAUREL GLEN SCJBDI VISION PHASE 2 J - 442 FIGURE 6
' LOCATED IN THE S 112 OF SEC. 4, T. 2 S., R. 5 E.
LEGEND
OF P.M.M., GALLATIN COUNTY, MONTANA
(R) RECORD DISTANCE OR AZIMUTH
(M) MEASURED DISTANCE OR AZIMUTH
FOUND 5/8 INCH REBAR WITH 1 1/4 INCH
PLASTIC CAP MARKED (C&H ENGR. 1951BES)
Q FOUND 5/8 INCH REBAR WITH 1 1/4 INCH
PLASTIC CAP MARKED (C&H ENGR- #951 BES)
O SET 5/8 114CH REBAR WITH 1 1/4 INCH
PLASTIC CAP MARKED (C&H ENCR. (f9518ES)
.1000' DENOTES CENIERLINE LENGTH OR TIE TO CENTERLINE
BASIS FOR AZIMUTHS FROM NORTH: M114OR SUBDIV. N0. 201
[N45'00'00-E] BEARING COMPUTED FROM AZIMUTH SHOWN
NE%SECTION 4
VESTA FERN NELSON
N O'T F-S NW V..SECTION 4 MARY CATHERINE ANDERSON
VESTA FERN NELSON . - (MARIE C BAXTER LIFE ESTATE)
MARY CATHERINE ANDERSON
I. The 20'wide WelJond Buffer shown for oil watercourses eeceed the minimum 35'wide,Walercaufm Setbacks measured from the mean high water lines for (MARIEC BA%TER LIFE ESTATE) [N8W18'li E] °a
said watercourse from the eeBling channels,pursuant to Section 16.14,130 of the Bozeman Arco Suhb+ision Regulations A 35'setback is shown. 059.18.1i (M) [S00.41'41E]
2657.21 a 176.00
2 Due to refafneiy high ground water table within the areas of the sAdnision,it is not recommepded that residential dwelhngs or commercial structures with full E `-El ` �'�
or part of basements be constructed withoul first consulting o professional engines acsensed in the Slate of Montana and qualified in the certification of res.0miai ZONED AS [NBW18'l4'E] �'n �N81Ir4'
and commercial construclwn. 08W18'1e -[Lfcr !a 0 u 0871940'
N line 01 SW 1/4. Sec. 4 1332.31 tE 9Osw( uK ?89.68 N line a'/_ 5£ 1/4, Sec 4
3.A-,ding to FIRM Community Pane:No 3110028 0006C,doted 7/15/1988.the property shown hereon lies in Zone X.outside of 500 year flood zone. ,.PoC M-V'_ ' r,•�
--feat Oak Street w AcOr s10'a
4.Existing Zoning: RI,R2,R3,ord R4. y"� Siwr :.4 t4 r' ,f 51RP �
,s. moo rw,arr _ T:too as+e•,� 1
1 .5 rs
al.7e \
5. Pro d use of Lots: Residential Ip) - ,
N 6.Wellonts shown on this map can be hazardous to saw*children OPEN
c z LOT 2 <D� 28Y t81y�
OH4 -LOT LOT 3 LOT 2 LOT 1 LOT 1T20K
eo.24e a a i w o(589�8't 41Y 1
7.All bl accesses shall be buiq to the standards contained in Section 18�44090 of the Bozeman Unified Derobpmont Ordinance N�M '14S!)st ,S,sy.1 lkwt,+ 16• st f7,o,s.s iyZ• LOT 1 '
8 banc4o�pment of each phase will not interfere with any agricultural water user foxily o vrigolbn ditch"for downstream rater use,rights.
W glp
LOT 6 w'u R ,ae- n.4s - - m
>,.,e.' , a.1er 4v Saxon Na
J M O N LI M E_NTATI O N NOTE eea y P°°er 434W 007wol' 3? S 1 V.V
'^ ta.1 „,
v a./ltYlY � 3P .70 ?: 7a'
Lal cornets hare,not Doan sell as o1 the date of fi6nq of this plat because underground tAres hoe not yen been installed. LOT 7 x2 LOT 1 1 R LOT 14 y LOT 1 LOT 5 ^ I [
J al corners)I sal by Oeeember 1,2006, ew✓ ^ a,eae•r ,,We•' E a tA.se a uaSe sr k fi ,Wtt -
�0„e w >d v LOT 1 $ aWti
net✓
w .a LOT 2 $ LOT 13 IdPHA E 2
no , s .,
tooc,' g f.0aaM 8 rr • 1. Lj snMOt _ l i
O sA
UTILITY EASEMENTS, °vg i0ii w94�j !Be LOT 3 $
a °' ue0oo•2 LOST Btw C ��a
10' FRONT (AT ALL STREETS) s.t��' g s.00o.r g 8 $ Oh ` C
���[[[ Z` ,woe, was 8 R 4 !N
10' ALONG EXTERIOR PROPERTY BOUNDARY LOT 1 O '•' O Tq ttq '�_ Q
10' BACK (5 EACH SIDE Up w N
I LOT 4 8$ LOT 11 $ T+.
g twow g aq1 e g „ n LOT 2 f
LOT 15000
$ i n•'„' d 1
1W .43 g g LOT 3 LOT 7
_ P LOT 5 LOT 10 $ $$Hedo.r aero e R c' ; `•
AREA TABULATION LOT 12 "•M ar n,rw er 1` R "' 4>r __ 1wrnµo�karrcR t 4r
-- AND
AYU(nrM)
AREA OF LOTS = 840.487 SO FT 19.2949 ACRES yy r ' r nsac
AREA OF PUBLIC STREET = 313,243 SO FT 7.1911 ACRES Ji - ow"00 LOT 6 $ LOT 9 $ aaa,' 115. 62.0° _5�'19 V-04'2TOY . /
LOT 13 C „aw er x be.r x 27r7DO
AREA OF OPEN SPACE = 15,213 SO FT 0.3492 ACRE l++,^ ' of ,w LOT 4 27 WC0St ?}stiigl�1•'N1 �O('iK (WLSr a. ���•.,, 11,,,
TOTAL AREA = 1,168,943 SO FT 26.8352 ACRES �n LOT/4 t..l75•I g i `� [F40y11'38'W]f®.-•j•r ?(Tv+o �•
,1e„ LOT 7 $ LOT 8 & $ W4e 2x ;- (`
41.04 .cY "' (se4.4e•22`W]�ASS
'I moo 'sem - r W aw „ yam. •,1..••. 26,r TY
u .Y 27000IDT --� SN.25. :^C;•... -..41.52__
[WEST Ctenetten�1lrive 24.41 ® 10S.e0 1
QI p p p O p p pro O .1 ® a
UNPLATTED I - _ •-'�• ,
E'irNW'1.SW'/.SECTION At ..® p �..- O
RICHARD G NOLLMEYER,TRUSTEE - teka, •r,
VICINITY M,AP 142 Fm IW5 ��,� Q 0 O Q °A�2W502S t3 /.
i R 100.00 ✓ ® I. Q
t 52.08 1®.Y
�, D 0is 278E 4!1 1 ``
0 0
c m (;
_ = L�JPbEL GLEN SJJBDIVI'SION PHASE 1
Scats Iwel L n F W
1000 0 100 , 0 4z QO I i l
r
30 0 n-3
Scale 1n Mete.e 0 0
0
Annie Street QO i� @O Q
O O O O O
FC� HOT to sc4u.c �eepYEe1la l�s�,qqq a■eII�e�a�alWpp I' III pp�'�I Ip@Iy Ip��1 -- ® p 1 t77��[1C�
nglneering arx!
RFSurveylnyIN�� IIIIw11� IRl�tAh� 2243941 4 p �. OO ® QO O.® FU7URE .
E.J-.t• . - ,I il „tl v LU'N.,L[�I[[�IN<>„.a, I e," a �� re, U O ®I ® /�pr PHASE
E
�`IvH n,rl4otil btl!„19• wI4:lti sd/J/!iN •T' r I V
SHEET 1 0 F 2 r am( 0 3136 ?JJ\f