The subject property, encompassing approximately 24 acres, was developed into a five-lot mixed-use subdivision. The project design incorporated an existing single-family home while optimizing the layout for both commercial and residential use. The eastern portion of the site features three commercial lots, while the western portion includes two residential lots. Zoning regulations designate a 200-foot corridor along Highway 191 as commercial, with the remainder classified for mixed use in accordance with the Four Corners Neighborhood Zoning Jurisdiction. This zoning framework supports the intended development, ensuring compatibility with surrounding land uses.

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This project required careful coordination with the Montana Department of Transportation (MDT) to secure approach permits and establish shared access easements and agreements. Additionally, improvements to the existing water conveyance facility involved extensive collaboration with local agencies and stakeholders. Utility service planning posed another challenge, as the project site was not directly adjacent to existing infrastructure, necessitating strategic design solutions. The development also required comprehensive water and wastewater system design to meet regulatory standards while supporting both residential and commercial uses.

To overcome the project’s challenges, our team implemented strategic solutions tailored to site constraints and regulatory requirements. We collaborated with the Montana Department of Transportation (MDT) and neighboring property owners to establish shared public access and optimal approach locations, ensuring efficient traffic flow and accessibility. Coordination with ditch users and headgate operators facilitated improvements to hydraulic structures crossing the water conveyance facility, enhancing water management and functionality.

Addressing the lack of adjacent utility infrastructure, we worked closely with utility providers to plan and secure necessary services, obtaining easements and alignments to extend utilities from off-site locations to meet the subdivision’s commercial and residential demands. For wastewater management, we designed a public wastewater system along with multiple on-site wastewater treatment and disposal systems, incorporating Level 2 treatment capabilities to ensure compliance with environmental standards and long-term sustainability. Through these efforts, the project successfully delivered a well-planned, functional, and compliant mixed-use development.

The Forest View Farms Subdivision is a 10-lot residential development designed for single-family homes in Gallatin County, MT. Originally zoned RR-5, allowing one dwelling per five acres, the project secured approval for an Open Space Conservation Overlay (Conditional Use Permit), enabling one dwelling per two acres while preserving 30% of the development as dedicated parks and open space. This approach balances residential growth with conservation, enhancing community amenities while maintaining the area’s rural character.

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The project presented several challenges, including coordination with the Montana Department of Transportation (MDT) to secure approach permits and establish shared access easements. Additionally, nitrate levels downgradient from existing development required careful wastewater planning to meet environmental regulations. Utility service planning needed to address construction costs while integrating on-site gravel for road base and site rehabilitation. Fire protection and wastewater system design were also key considerations to ensure long-term sustainability and compliance with local requirements.

AESI implemented strategic solutions to address these challenges. We coordinated with Gallatin County, MDT, and neighboring property owners to establish public access while successfully obtaining two variances to eliminate the need for connector roads to the adjacent subdivision. Our team worked closely with utility providers to plan service alignments that avoided conflicts with pedestrian infrastructure. Construction efforts leveraged on-site gravel resources, reducing costs and supporting site rehabilitation. To meet environmental and regulatory standards, we designed on-site wastewater treatment and disposal systems with Level 2 treatment capabilities, ensuring effective wastewater management. Through these efforts, the project delivered a well-planned, sustainable residential development that integrates open space preservation with modern infrastructure.

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)

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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.

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.

“…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.

AESI provided survey and civil services for the Enterprise Apartments project. The project consists of a three-story, 60-unit apartment building with 109 parking stalls provided. The project involved close coordination with the owner and design team to develop a desirable site layout providing views and accessibility given the site constraints. AESI was responsible for compiling the required site plan documents from the various sub-consultants for submission to the City of Bozeman. Project challenges included setbacks from a watercourse located adjacent to the site and storm drainage design to utilize an existing detention pond. The project was required to undergo review by the Design Review Board and was praised for the design and efforts put into the review package.

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The Enterprise Apartments project presented several challenges that required innovative solutions and close collaboration among the project team. One significant hurdle was the site’s physical constraints, particularly the setbacks imposed by a watercourse located adjacent to the property. These restrictions limited the buildable area and required creative site planning to maximize views and accessibility while adhering to regulatory requirements.

Another challenge involved storm drainage design. The project needed to integrate its stormwater management system with an existing detention pond, requiring precise calculations and careful design to ensure compliance with city regulations and effective water management for the site.

Additionally, the project underwent rigorous review by the City of Bozeman’s Design Review Board. This process demanded the submission of a comprehensive and well-coordinated review package that incorporated input from multiple sub-consultants. The need to meet high standards for aesthetic and functional design added complexity, making teamwork and meticulous attention to detail critical to the project’s success.

The Enterprise Apartments project overcame its challenges through thoughtful design, expert coordination, and a focus on collaboration. To address the setback limitations posed by the adjacent watercourse, AESI worked closely with the owner and design team to develop a site layout that maximized the available space while maintaining desirable views and ensuring accessibility. The team’s innovative approach allowed the project to achieve a balance between regulatory compliance and the aesthetic and functional goals of the development.

For the storm drainage system, AESI designed a solution that successfully integrated the site’s drainage needs with an existing detention pond. This required precise engineering to ensure the system met city requirements and operated efficiently, safeguarding the property and surrounding areas from potential stormwater issues.

The project’s review by the City of Bozeman’s Design Review Board was another success. AESI took the lead in compiling and coordinating the necessary site plan documents from various sub-consultants, creating a comprehensive and cohesive review package. This package was not only approved but also praised by the board for its thoughtful design and attention to detail, reflecting the quality of work and collaboration among the project team.

AESI was contracted by Montana State University (MSU) to update their Water Facility Plan. The MSU campus is quickly expanding in both the number of buildings and the number of students/faculty, so planning for the maintenance and upgrades of the water distribution system is an important task. AESI’s engineers utilized Bentley’s WaterCAD computer software to model the existing MSU water distribution system and identify any current issues, which included fire hydrants being unable to deliver the needed fire flow, low system pressures, high velocities in pipes, major system leaks, and areas not receiving sufficient supply. Once any problems with the existing system were identified, scenarios were created in the computer model to analyze the potential solution. AESI engineers then recommended the best solutions for each issue to MSU. Lastly, AESI developed model scenarios based on likely future development within the campus. Campus populations and water usage trends were analyzed in detail to build these scenarios. Future development scenarios analyzed the feasibility of delivering sufficient water supply to new buildings and a continuously growing campus population while still meeting regulatory requirements of minimum/maximum system pressures, system velocities, and fire flow.

The MSU Water Facility Plan Update required intimate knowledge of pressurized water networks and computer-based modeling. It also relied heavily on excellent data management. The project’s greatest challenge was creating and calibrating an accurate model of the MSU water system. This challenge was overcome by isolating the MSU system from the City of Bozeman’s water system. By isolating the private water system from the public network, AESI was able to calibrate the model nearly perfectly to match real hydrant tests and simulate day-to-day conditions, providing confidence that proposed scenarios would be reliable. AESI’s wealth of knowledge with water systems and how to model them made this project a success.

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MSU WaterCAD

The MSU Water Facility Plan Update project presented several challenges that required a combination of technical expertise, innovative problem-solving, and meticulous data management. One of the most significant challenges stemmed from the rapidly expanding MSU campus, which placed increasing demands on the water distribution system. This growth introduced numerous issues, including fire hydrants unable to deliver sufficient fire flow, low system pressures, high pipe velocities, major system leaks, and areas experiencing inadequate water supply. Identifying and addressing these complex issues within an interconnected system required a precise and comprehensive approach.

Another major challenge was developing an accurate and calibrated model of the MSU water system. The task was complicated by the need to isolate the university’s private water network from the City of Bozeman’s public water system, as any overlap could distort the model’s accuracy. Ensuring the model aligned with real-world conditions, such as hydrant flow tests and daily water usage patterns, was critical to building confidence in the reliability of proposed solutions.

Planning for future campus development added another layer of complexity. The project required detailed analysis of population growth, water usage trends, and campus expansion scenarios to predict whether the system could meet future demands. These predictions had to account for regulatory requirements, such as maintaining minimum and maximum pressures, controlling system velocities, and ensuring adequate fire flow for new developments, all while accommodating a continuously growing population and infrastructure.

To tackle the challenges of the MSU Water Facility Plan Update, AESI used Bentley’s WaterCAD software to model the university’s water system, identifying key issues like inadequate fire flow, low pressures, high velocities, leaks, and insufficient supply. By isolating MSU’s private water network from the City of Bozeman’s system, AESI calibrated an accurate model, ensuring reliable solutions.

The team proposed targeted upgrades to resolve current issues and developed future scenarios based on campus growth projections. These scenarios ensured regulatory compliance for pressures, velocities, and fire flow, providing MSU with a comprehensive, adaptable plan for its expanding water system.