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.

Allied Engineering Services, Inc. (AESI) developed a comprehensive basemap for a 1,200-acre ranch property in Sweet Grass County, MT. The basemap was designed to support master planning for building sites, structures, floodplain overlays, roads, and existing site conditions. Deliverables included AutoCAD files and PDFs tailored for use by the property owners, architects, and builders, along with a high-resolution orthophoto and detailed 1-foot contour intervals across the entire property. AESI also located and marked the property boundary on-site, providing the owner with clear, real-world visualization to support planning and development efforts.

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Large-Scale Drone Flights: Conducting drone flights over a 1,200-acre property required navigating strong winds and varying weather conditions, which posed challenges to flight stability and data capture quality.

Data-Heavy Post-Processing: The size of the property and the complexity of the terrain generated an extensive volume of data, requiring significant computational resources and meticulous post-processing to produce high-resolution orthophotos and accurate 1-foot contour intervals.

Boundary Marking in Varied Terrain: Locating and marking property boundaries across a large, diverse landscape demanded precise fieldwork and coordination to ensure accurate on-site visualization.

Integrating Multi-Disciplinary Data: Creating a basemap that accounted for master planning, floodplain overlays, roads, and existing site conditions required the seamless integration of civil, geotechnical, and water resource engineering data.

Time Sensitivity: Delivering comprehensive basemap files and visualizations to multiple stakeholders, including owners, architects, and builders, within tight project deadlines added logistical and operational pressure.

Optimized Drone Flight Execution: By conducting detailed flight planning that accounted for terrain and weather conditions, and implementing an aerial targeting plan with GPS precision, AESI successfully captured high-resolution imagery over 1,200 acres. This ensured the creation of an accurate orthophoto and 1-foot contour intervals despite challenging environmental factors.

Efficient Data Management and Processing: Leveraging advanced post-processing tools and workflows, AESI managed the substantial data volume generated by the drone flights, producing a comprehensive basemap and orthophoto with exceptional detail and accuracy for all stakeholders.

Accurate Boundary Visualization: Using GPS and specialized surveying equipment, AESI precisely located and marked property boundaries across the diverse terrain. This provided the owner with clear, real-world boundary visualization to guide future planning and development.

Seamless Integration of Complex Data: AESI combined civil, geotechnical, and water resource data into the basemap design, creating a versatile resource that included building site layouts, floodplain overlays, road alignments, and existing site conditions. This integrated approach facilitated comprehensive master planning for the property.

Timely and Comprehensive Deliverables: Through proactive communication and efficient workflows, AESI met project deadlines while maintaining high-quality outputs. Deliverables included detailed AutoCAD files, PDFs, orthophotos, and contour data, empowering the owners, architects, and builders to advance their planning and construction processes with confidence.

Allied Engineering Services, Inc. (AESI) conducted a comprehensive survey for the United States Forest Service (USFS) at Park Lake Dam in the Helena National Forest. The project involved creating a detailed basemap of the reservoir, embankment, and surrounding area using a combination of conventional GPS and Total Station methods, LiDAR drone technology, and sonar integrated with GPS. These methods were seamlessly combined to produce an accurate existing ground surface. Conventional survey techniques captured precise details of the dam embankment, LiDAR drone surveys mapped approximately 160 acres of surrounding topography, and sonar technology was used for lake bathymetry to map the lake bottom. The resulting surface model was utilized to develop stage-storage relationships, calculate lake volume, and support site grading efforts for the rehabilitation of the failing dam embankment.

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Integration of Diverse Survey Methods: Combining data from conventional GPS and Total Station methods, LiDAR drone surveys, and sonar bathymetry into a seamless and accurate surface model required careful alignment and advanced processing techniques.

Data-Intensive Analysis: The project generated a significant volume of data from multiple survey methods, necessitating robust computational resources and meticulous analysis to ensure precision in the final deliverables.

Detailing Complex Terrain: Capturing accurate details of the dam embankment, lake bottom, and surrounding topography presented unique challenges due to varied terrains and features requiring specialized survey techniques.

Environmental and Site Accessibility: Operating in a remote forested area with natural obstacles and potential weather-related disruptions made survey operations and equipment deployment more challenging.

High-Accuracy Requirements: The project’s critical purpose—supporting stage-storage analysis, lake volume calculations, and site grading for a failing dam—demanded an exceptionally high level of precision across all survey data and final surface models.

Effective Integration of Survey Techniques: AESI successfully combined data from conventional GPS and Total Station surveys, LiDAR drone mapping, and sonar bathymetry into a single, accurate surface model. This ensured a seamless representation of the dam embankment, lake bottom, and surrounding topography.

Advanced Data Processing: By implementing robust data processing workflows and leveraging high-capacity computational resources, AESI managed the large volume of data efficiently. This produced reliable and precise outputs necessary for the project’s success.

Accurate Mapping Across Varied Terrain: AESI utilized conventional survey methods for capturing fine details of the dam embankment, LiDAR technology to map the expansive 160-acre area, and sonar to provide a complete picture of the lake bottom. This comprehensive approach resulted in a detailed and accurate representation of all critical project features.

Adapting to Remote and Challenging Conditions: Despite the remote forested location and natural obstacles, AESI adapted equipment deployment and workflows to complete the surveys effectively. This ensured the project was delivered on time without compromising accuracy or quality.

Delivering a Comprehensive Ground Surface for Analysis: The final surface model, which incorporated all surveyed elements, supported detailed stage-storage analysis, lake volume calculations, and site grading for the failing dam. This comprehensive deliverable was instrumental in facilitating the rehabilitation planning for Park Lake Dam.

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.

Allied Engineering Services, Inc. (AESI) conducted a comprehensive boundary survey for a 634-acre ranch property located near the Jefferson River. The project included extensive research to identify and confirm the underlying tracts of record. AESI collaborated with the Montana Department of Natural Resources and Conservation (DNRC) and a third-party geomorphologist to investigate historic river channel migration and avulsion. By researching the underlying tracts of record and re-platting, AESI helped enhance the land’s value and utility, facilitating farm and ranch operations. Additionally, the team staked easement and property line locations, enabling the owner to visualize these critical boundaries on-site.

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Determining Accurate Boundaries: Extensive historical records and potential discrepancies in legal descriptions required careful research and verification.

River Channel Migration: Historical changes in the river channel and instances of avulsion complicated boundary identification and required specialized analysis.

Coordination with Agencies: Collaborating with the Montana DNRC and a third-party geomorphologist presented logistical and technical challenges.

Land Value Optimization: Identifying and re-platting underlying tracts to maximize operational efficiency and value required strategic planning.

On-Site Visualization of Boundaries: Ensuring property lines and easements were accurately staked for real-world visualization involved precise fieldwork and mapping.

Thorough Boundary Research: Conducted detailed investigations into tracts of record, resolving discrepancies and establishing clear, legally defensible boundaries.

Specialized Analysis of River Dynamics: Partnered with geomorphology experts and the DNRC to assess historical channel migration, enabling accurate boundary delineation despite natural changes.

Effective Collaboration: Communication and data-sharing with the DNRC and geomorphologist to integrate expert findings into the project seamlessly.

Re-Platting for Increased Value: Successfully re-platted underlying tracts, enhancing property value and operational functionality for farm and ranch use.

Accurate Boundary Staking: Precisely staked property lines and easements, giving the property owner clear, real-world insights into their land’s boundaries.