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Home My WebLink AboutCT 15-04; GRAND MADISON PROJECT; SEWER SERVICES ANALYSIS; 2015-12-14-... .. - - - ------ - - - -------.... ------ SEWER SERVICE ANALYSIS FOR THE GRAND MADISON PROJECT IN THE CITY OF CARLSBAD December 14, 2015 Prepared by: Dexter Wilson Engineering, Inc. 2234 Faraday Avenue Carlsbad, CA 92008 (760) 438-4422 Job No. 545-016 CT/5-0L/ - - - -- --------- ------------- - -- December 14, 2015 K&S Engineering, Inc. 7801 Mission Center Court, Suite 100 San Diego, CA 90108 Attention: Manuel Salcido, Project Manager 545-016 Subject: Grand Madison Project Sewer Service Analysis in the City of Carlsbad Introduction This letter-report summarizes our evaluation of the offsite sewer system to which the Grand Madison redevelopment project will connect. The Grand Madison project is located at the southeast corner of the intersection of Grand Avenue and Madison Street in downtown Carlsbad. The proposed redevelopment project is within the Vista/Carlsbad Sewer Drainage Basin. Figure 1 provides a location map for the project. The proposed redevelopment of this parcel includes a single multi-story building comprising commercial retail space on the ground floor, office space on the second and third floors, and four condominiums spread throughout the fourth floor. The existing use on this parcel is a single two-story building housing a dental office. The sewer service lateral for the proposed building will be connected to the public gravity sewer line in Madison Street. Figure 2 presents the proposed project site plan. -.. -.. .. -• - - .. ----- --..:-: -5 >-<( --' I"') LO -~ 0 -Ji LO -I "St- -I -- ------ N ~ u r:= a:: <( VICINITY MAP DEXTER WILSON E CONSULTING NGINEERING, INC (760) 43 ENGINEERS , 6-4422 725 GRAND AVENUE 0 I I EX.10" 2.35% • __,1}--_______ EX.10" 1.15% i I ----I : GRAND A VENUE ti~ -----~ p 1'\ ~ ◊ I I ~ . '~~-::~~~o~"-r===r~~=r===:~:;::::==..;;::.=:~ l I _J ,,. <1 ,~ -. ·. j .;... '-' . -1 . ' • _. L . , ... : . I. ' . . . I.' '. -:: . 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J-1--t==::i I , t :/·:: I-~ I . ~ ~ I I I 1l • .• 1~~ 11 V I'\.."\ / ...,_,_ I I ----, 1 7 I i I I I I : I I I I I I I I I I I I I I I I I I I I I I I I I I I ---------~ (/ "t I 1~ IV~ Q I"~." le~ ~ 0 20 k--~ FEET LEGEND S:: f\ II ~ -.._/ I-! ,: ,• ' ~ \ I i( ' I 1 .:-~ ; I I § c=Ll n : 1 If. ·,-· ;·~! 11 . :N. ·' ~-.. J _ _I,·=--1 I tit~ I I I I I --+--------PROJECT BOUNDARY EXISTING SEWER LINE PROPOSED SEWER LINE ~ I' ! rl7 ~ i ! l e::: <( / / -d--0 --,--I µ --_J .... ' ., ,. .• .. ~ ' •. _ -.-. ... ~ ----____, DEXTER WILSON ENGINEERING, INC. CONSULTING ENGINEERS (760) 438-4422 FIGURE 2 SITE PLAN 725 GRAND AVENUE Manuel Salcido December 14, 2015 Sewer Service Design Criteria Unless otherwise noted, the sewer system planning criteria used in this study are in accordance with the City of Carlsbad Engineering Standards, Design Criteria for Gravity Sewer Lines and Appurtenances, last revised June 30, 2008, and the Carlsbad Sewer Master Plan (2012). The criteria pertinent to this study are summarized below: • Manning's Equation Friction Coefficient, n = 0.011 • Commercial Sewer Generation Factor = 1 EDU per 1,800 SF Bldg. Area • Generation Factor= 220 gpd/EDU Average Flow • SF Residential Generation Factor = 220 gpd/unit • MF Residential Generation Factor= 160 gpd/unit (per Sewer Master Plan) • Peak Flow Factor= 2.5 x Average Day Demand • Minimum Pipeline Velocity at Peak Flow= 2.0 ft.ls • Maximum d/D, new12" and smaller pipes -0.50 • Maximum d/D, new 15" and larger pipes -0.75 Projected Sewage Flows Based on the sewage generation design criteria presented above, Table 1 calculates the sewage generation based on the existing use on the site; Table 2 determines the estimated sewage generation for the proposed redevelopment project. TABLE 1 EXISTING DENTAL OFFICE ESTIMATED SEWAGE GENERATION Land Use Building Units1 Generation Average Flow, Area, sf Factor gpd Commercial 6,800 3.8 220 gpd/DU 831 TOTAL 831 1 Commercial EDUs based on 1 DU per 1,800 SF DEXTER WILSON ENGINEERING, INC. PAGE 4 Manuel Salcido December 14, 2015 TABLE 2 GRAND MADISON -PROPOSED REDEVELOPMENT ESTIMATED SEWAGE GENERATION Building Building Level Land Use Area, sf Units Flow Factor 1 Commercial -5,080 2.81 220 gpd/DU Retail 2 Commercial -4,064 2.31 220 gpd/DU Office 3 Commercial -4,064 2.31 220 gpd/DU Office 4 Residential --4 176 gpd/DU TOTAL 1 Commercial EDUs based on 1 DU per 1,800 SF Average Flow, 1md 621 497 497 704 2,818 Based on the sewage generation values summarized in Tables 1 and 2, the proposed Grand Madison redevelopment project will generate more sewage flow than the existing use. The additional average daily flow estimated from the Grand Madison project is 1,487 gpd. Using a peaking factor of 2.5, the additional peak sewage flow from the Grand Madison project is 3,118.5 gpd. Existing Sewer System The Grand Madison proposed redevelopment project is in the downtown area of Carlsbad. In this area are some of the older portions of the sewer collection system operated by the City of Carlsbad. Figure 3 shows some of the existing sewer system in the vicinity of the Grand Madison project. The sewer connection for the proposed Grand Madison building will connect to the existing gravity sewer line in Madison Street. This sewer flows north to Grand Avenue which flows west toward the railroad tracks. Between State Street and the railroad tracks, the existing gravity sewer turns north and generally parallels the railroad tracks. The gravity sewer outlets to the Home Plant Lift Station which pumps sewage flow east to the Vista/Carlsbad Interceptor Sewer flowing to the Encina Wastewater Authority for treatment and disposal. DEXTER WILSON ENGINEERING, INC. PAGE 5 \ \ARTIC\DWG\545016\FIGURE 3.DWG 12-11-15 13:59:16 LAYOUT: LAYOUT1 \~~ 'J ~\~ / • • / 08 X~/ ~~t-~ y ~ 1~ ~ l'{OME P~.1; \\ · c,i~~ \ ~~ STATI"'\ \ ~ ~ ~~ '\~1111111/1 \:l:81 I llllllti ~\ /\< ~~~>' ~PRo.ls:tr .s ~~ PACIFIC OCEAN V\\\~~n FIGURE 3 \\ V ~\ EXISTING SEWER D!!:XTr:111 WIL&OM ENOIIN!!:-'!!:RIINO, IMC, SYSTEM CONIIIJLTINQ ENQINEEAII 725 GRAND AVE 1700} .4Ga--!41! e • Manuel Salcido December 14, 2015 Sewer System Analysis The sewer system analysis prepared for the Grand Madison redevelopment project will evaluate the existing gravity sewers from the project location to the Home Plant Lift Station. The approach will be to calculate the depth of flow in the existing sewer lines based on metered flow in these lines from the 2009 City Flow Measurement Technical Memorandum, used by reference in the 2012 City Sewer Master Plan. Then, a similar analysis will be done using the existing flows plus the additional sewage flow generated by the Grand Madison redevelopment project to gauge the impact on the existing gravity sewer system of the incremental flow from the proposed project. For this analysis, projected flows in the existing gravity sewer system from Grand A venue to the Home Plant Lift Station were estimated using the 2009 City Flow Measurement Technical Memorandum Table 11 and Figures 1 and 4. Then we estimated how much of the total flow to the Home Plant Lift Station is flowing through the sewer system from Grand Avenue to the lift station. These flow estimates are preliminary for the purposes of obtaining some data as to the impact of the proposed project on the existing gravity sewer system. We are anticipating to receive from the City of Carlsbad Utilities Department more specific flow information for the particular sewer reaches of interest to the Grand Madison project. Once we receive that flow data, we will update this sewer service analysis and its conclusions. Manning's equation was used to analyze the existing gravity sewer system from Grand Avenue to the reach of gravity sewer line just prior to the Home Plant Lift Station. Appendix A provides the hydraulic analysis results for existing estimated sewage flows. Appendix B provides the hydraulic analysis results under existing flows plus the incremental flow generated by the Grand Madison redevelopment project. Exhibit A provides the corresponding manhole numbering diagram. DEXTER WILSON ENGINEERING, INC. PAGE 7 Manuel Salcido December 14, 2015 Analysis Results The results of the analyses for the existing gravity sewer system from Grand Avenue to Home Plant Lift Station show that under existing flows the depth of sewer flow ranges from 0.12 d/D to 0.37 d/D in 10" gravity sewer lines, and is 0.38 d/D for the 15" gravity sewer segment. The calculation analysis is presented in Appendix C. The depth of sewer flows for proposed flows range from 0.12 d/D to 0.37 dill in 10" gravity sewer lines, and is 0.39 d/D for the 15" gravity sewer segment. The calculation analysis is presented in Appendix D. The flow depths under both service scenarios are below the design criteria for new gravity sewer mains per the City of Carlsbad design standards. Conclusions Sewer service to the proposed Grand Madison redevelopment project can be provided by the City of Carlsbad. Including the proposed project's incremental sewage flow, the existing depth of flow in the gravity sewers from Grand Avenue to the Home Plant Lift Station increase approximately 2.6%, from a worst case of 0.38 d/D under existing flows in a 15" sewer line to 0.39 d/D under existing plus project incremental flows. These results are preliminary. Once flow data is obtained from the City of Carlsbad Utilities Department, our flow calculations will be updated and a revised sewer study will be prepared for review and approval. If you have any questions on the information contained herein, please let us know. Dexter Wilson Engineering, Inc. Andrew Oven, P.E. AO:AD:ps DEXTER WILSON ENGINEERING, INC. PAGE B APPENDIX A AS-BUILT DRAWINGS 40 ---··' -I i l 30- 20 - 10 I ' I J -·•--------- ., .. .., l l I ' -t -50------ : .30--~· -. ' 20 'fiti I A. µ I til!H w; ·,la~ 10 I <jl'fi !j"i~ . ~o <C f · I I I_ - ., ~ ~ . -.HF\\'"\~ I t ,_ -t ., . ....,, t ~ Cl -------.,. .. 1-, 0-,,A#2 -,4() JO-- 20------- . T"'-'t.JYrlltr',,,,,M,.l'!lllllr-,i( ~-~/J'.-wt'M:. 1) I w I , I r I -~ lo • q z ~ + ~ ~ ~ ~ II\ • • , -::i.. ,. ~ I ( i /v(AP 2 I ,o I 2 3 Sv.l"''"'"...,,. OPl~IT 4 . 8 9 . I ' t I TR.Ac T /1'7 ~ .. ~ "" -v (... V ------·----------------~ ~---------~---·--'·'· -..... t't,,~ ... -:.: -~ .. f ~" ·-~ PL.ANS FOil T8£ CARL.S8AO SANITARY 01sr.,,ucr GRANO AV£.> ~r.,u .. I i 1 I I I I I I I I I I I J I I :I ·1 I I I I ·I I I I J I I I I I ·1 .. --- - -----.. -- - - ------- - - - - APPENDIXB TABLE 11, FIGURE 1, AND FIGURE 4 FROM 2009 CITY OF CARLSBAD FLOW MEASUREMENT TECHNICAL MEMORANDUM I I I I I I I I I I I I 0 N l MCIFIC CX:IAN 2.000 •.ooo City of Carlsbad Flow Measurement TM .,. B2 2~~ --~, ,~L$"JI' 0-~ ,, 0 V2 '\-a:. ~. ~ -~~~-4~=-=-=~~ ~ -... ~ -. ~ •t.~" - 2 - Legend • TEMPORARY FLOW METERS PERMAN ENT FLOW METERS QI) LIFT STATIONS □ SEWER DISTRICT BOUNDARY WATER BODIES FLOW METER U 16D-12 □ 11D-3 -1C-1 -1D-3 -21A-6 -22D-2 -23A-68 -30D-9 -31A-12 -368-34 -41A-5 -47C-15 -58-24 -98-57 -98-59 -B1 -BVLS -C1 -C2 -C3 PARCELS NOT CONTRIBUTING SEWER FLOW NEIGHBORING CITIES -ENCINITAS -OCEANSIDE j:::::;! S.D.COUNTY E?2] SAN MARCOS -VISTA FIGURE I CITY OF CARLSBAD FLOW MONITORING LOCATIONS AND BASINS DUDEK July 2009 1,1 ........ Sanel Shell LS City of Carlsbad Figure 4 Flow Schematic CITY OF CARLSBAD Buena Vista LS Fox's LS Agua Hecllonela LS North Batiquitos LS Knots Lane LS &- Gatesheael LS Villas LS Simsbury LS ~ Poinsettia LS LEGEND Temporary Flow Meters Permanent Flow Meters !u7 Meters for ~Neighboring Agencies ,. Vista/Carlsbad ◄ North Agua Hedionela ,. South Agua Hedionda .. Buena ~ Vallecitos ,. North Batiqultos Lift Stations {LS) FLOW METER SCHEMATIC DUDEK Flow Measurement TM -9 - DUDEK July 2009 Hour 160-12 170-3 1C-1 10-3 21A-6 0 0.950 0.329 4.908 0.250 7.481 1 0.764 0.249 3.796 0.189 6.008 2 0.645 0.228 2.987 0.184 4.813 3 0.589 0.213 2.693 0.166 4.162 4 0.572 0.217 2.556 0.154 3.879 5 0.587 0.281 2.683 0.238 3.841 6 0.753 0.673 3.174 0.466 4.634 7 1.298 1.161 5.042 0.633 7.086 8 1.773 0.969 6.893 0.595 9.981 9 1.570 0.846 6.975 0.564 10.443 10 1.476 0.751 7.045 0.553 9.860 11 1.309 0.679 7.091 0.512 9.597 12 1.232 0.625 7.090 0.482 9.426 13 1.225 0.563 6.830 0.461 9.226 14 1.111 0.530 6.738 0.444 8.867 15 1.061 0.514 6.630 0.432 8.716 16 1.056 0.541 6.528 0.473 8.517 17 1.108 0.627 6.674 0.503 8.770 18 1.200 0.734 7.140 0.543 9.325 19 1.327 0.814 7.461 0.550 9.918 20 1.396 0.840 7.679 0.537 10.239 21 1.378 0.751 7.487 0.504 10.206 22 1.279 0.640 6.798 0.454 9.610 23 1.136 0.491 6.042 0.367 8.757 0ailyVolume 1.116 0.594 5.789 0.427 8.057 City of Carlsbad Flow Measurement TM Table 11 Total ADWF WD Flow Temporary Sites 220-2 23A-68 300-22 31A-12 36B-34 0.111 0.795 1.889 0.025 1.856 0.114 0.684 1.567 0.027 1.435 0.081 0.599 1.312 0.031 1.226 0.073 0.556 1.163 0.029 1.124 0.087 0.583 1.108 0.027 1.140 0.103 0.683 1.386 0.027 1.318 0.116 0.988 2.393 0.047 2.042 0.163 1.415 3.879 0.071 4.003 0.248 1.378 3.889 0.112 4.449 0.378 1.403 3.431 0.142 4.007 0.431 1.369 3.272 0.152 3.899 0.453 1.348 3.141 0.144 3.684 0.437 1.304 2.953 0.143 3.514 0.398 1.249 2.816 0.136 3.352 0.427 1.229 2.666 0.148 3.273 0.421 1.225 2.618 0.127 3.144 0.379 1.201 2.610 0.098 3.064 0.329 1.230 2.691 0.074 3.227 0.253 1.224 2.929 0.051 3.434 0.183 1.210 3.310 0.035 3.798 0.165 1.225 3.319 0.023 3.841 0.149 1.152 3.001 0.025 3.548 0.129 1.034 2.569 0.021 3.120 0.122 0.887 2.165 0.016 2.540 0.240 1.082 2.587 0.072 2.918 -19 - 41A-5 47C-15 0.977 0.479 0.732 0.362 0.570 0.287 0.485 0.267 0.445 0.259 0.487 0.321 0.674 0.684 1.337 1.218 1.900 1.224 1.834 1.096 1.736 1.024 1.632 0.926 1.500 0.836 1.391 0.805 1.340 0.756 1.255 0.745 1.225 0.745 1.233 0.781 1.340 0.900 1.543 1.062 1.601 1.057 1.576 0.898 1.435 0.814 1.212 0.637 1.227 0.758 5B-24 9B-57 0.035 0.140 0.025 0.136 0.020 0.130 0.020 0.124 0.023 0.127 0.027 0.132 0.089 0.168 0.173 0.184 0.149 0.183 0.122 0.183 0.107 0.179 0.096 0.186 0.090 0.179 0.077 0.178 0.076 0.180 0.076 0.177 0.076 0.181 0.089 0.181 0.108 0.176 0.124 0.178 0.118 0.175 0.105 0.170 0.081 0.159 0.057 0.152 0.082 0.165 9B-59 0.225 0.177 0.159 0.138 0.132 0.168 0.277 0.457 0.492 0.492 0.490 0.504 0.475 0.439 0.453 0.418 0.399 0.446 0.460 0.461 0.432 0.418 0.376 0.302 0.366 DUDEK July 2009 -------.. -.. --... -.. -... ----- - - ----- - - APPENDIXC HYDRAULIC ANALYSIS EXISTING SEWER FLOW " I I I I I II ' I I I DATE: 12/14/2015 ---------------JOB NUMBER: 545-016 LINE ------------- IN-LINE FLOW AVG. DRY FROM TO (gpd) WEATHER FLOW (gpd) 13 12 30,767 30,767 12 11 29,280 60,047 11 10 29,280 89,327 10 9 89,327 9 8 29,280 118,607 8 7 118,607 7 6 118,607 6 5 118,607 5 4 248,880 367,487 4 3 367,487 1 K' based on n = 0.011 2 dn/D using K' in Brater King Table 7-14 3 From Brater King Table 7-4 based on dn/D FOR: BY: PEAKING PEAK FACTOR FLOW (gpd) 2.5 76,918 2.5 150,118 2.5 223,318 2.5 223,318 2.5 296,518 2.5 296,518 2.5 296,518 2.5 296,518 2.5 918,718 2.5 918,718 SEWER STUDY SUMMARY 725 Grand Sewer System Analysis -Existing plus Incremental Flows Dexter Wilson Engineering PEAK FLOW (DESIGN LINE SIZE DESIGN FLOW) (inches) SLOPE(%) DEPTH K' <1l dn (feet) M.G.D. C.F.S. 0.077 0.119 10 2.35 0.013887 0.10000 0.150 0.232 10 0.37 0.068306 0.21667 0.223 0.346 10 0.37 0.101613 0.26667 0.223 0.346 10 0.37 0.101613 0.26667 0.297 0.459 10 0.37 0.134920 0.30833 0.297 0.459 10 0.37 0.134920 0.30833 0.297 0.459 10 0.37 0.134920 0.30833 0.297 0.459 10 0.37 0.134920 0.30833 0.919 1.422 15 0.35 0.145780 0.48750 0.919 1.422 15 0.35 0.145780 0.48750 Ca for dn/0<2l Velocity<3) 0.12 0.0534 0.26 0.1623 0.32 0.2167 0.32 0.2167 0.37 0.2642 0.37 0.2642 0.37 0.2642 0.37 0.2642 0.39 0.2836 0.39 0.2836 SHT OF REFER TO PLAN SHEET: VELOCITY (f.p.s.) 3.21 2.06 2.30 2.30 2.50 2.50 2.50 2.50 3.21 3.21 Exhibit A Remarks Max dn/D 0.39 -• -----• ---.. .. -- - -.... - ------- - - - APPENDIXD HYDRAULIC ANALYSIS EXISTING SEWER FLOW PLUS PROJECT INCREMENTAL FLOW I I I I I I J ., J I I I I I I I I I DATE: 12/14/2015 ---------------JOB NUMBER: 545-016 IN-LINE FLOW AVG.DRY LINE FROM TO (gpd) WEATHER FLOW (gpd) 13 12 29,280 29,280 12 11 29,280 58,560 11 10 29,280 87,840 10 9 87,840 9 8 29,280 117,120 8 7 117,120 7 6 117,120 6 5 117,120 5 4 248,880 366,000 4 3 366,000 1 K' based on n = 0.011 2dn/D using K' in Brater King Table 7-14 3 From Brater King Table 7-4 based on dn/D FOR: BY: PEAKING PEAK FACTOR FLOW (gpd) 2.5 73,200 2.5 146,400 2.5 219,600 2.5 219,600 2.5 292,800 2.5 292,800 2.5 292,800 2.5 292,800 2.5 915,000 2.5 915,000 SEWER STUDY SUMMARY 725 Grand Sewer System Analysis -Existing Flows Dexter Wilson Engineering PEAK FLOW (DESIGN LINE SIZE DESIGN FLOW) (inches) SLOPE(%) DEPTH K' (1) dn (feet) M.G.D. C.F.S. 0.073 0.113 10 2.35 0.013216 0.10000 0.146 0.227 10 0.37 0.066614 0.21667 0.220 0.340 10 0.37 0.099921 0.26667 0.220 0.340 10 0.37 0.099921 0.26667 0.293 0.453 10 0.37 0.133229 0.30833 0.293 0.453 10 0.37 0.133229 0.30833 0.293 0.453 10 0.37 0.133229 0.30833 0.293 0.453 10 0.37 0.133229 0.30833 0.915 1.416 15 0.35 0.145190 0.47500 0.915 1.416 15 0.35 0.145190 0.47500 Ca for dn/D(2) Velocity(3) 0.12 0.0534 0.26 0.1623 0.32 0.2167 0.32 0.2167 0.37 0.2642 0.37 0.2642 0.37 0.2642 0.37 0.2642 0.38 0.2739 0.38 0.2739 SHT OF REFER TO PLAN SHEET: VELOCITY (f.p.s.) 3.05 2.01 2.26 2.26 2.47 2.47 2.47 2.47 3.31 3.31 Exhibit A Remarks Max dn/D 0.38 I I I 11 t I II 11 II II l I l I 11 I I 11 11 11 11 I I 11 t I \ \ARTIC\DWG\545016\EXHIBIT A.DWG 12-14-15 11: 46: 59 LAYOUT: LAYOUTl ', -"-' ' '\v\ -> , ' --, , r~ -( /'1\, --'," \\ _ -;;/ ~/ ' L~ 7 rr 1 ,; ,,, \ ,/ __ , 11 ""---1 , -, , H I 1--, '\, ~ ~-~ , -,_ "' 'y \ ~"' t=:; ' I ' \· -\ ' ,--r---,---L_I ---' \~l \ . ·=-V \ -c / ,-:'\ ; f \ V ✓ \ \ / -\ \ , __ /' ~---/ /<>.. I-¥!.:."" . / I -- \ ' /' 1\>'10<:x"Y-' / -' · 'l\ ,--\ J -~ -\ 1----v:':\ I , v-{X') I -:;;. ' • '---'-\~~\_, \0 -Ko'?:;:: · I'--"Zo~<~' / , ,~, A--, -v--v --\ ~ , \ :.x:,::.,\'(_'.,v , I \, / , ' \ \. " ;' \ y -/ '7 \ --. ,---. ~ ' \ /\\/ \H~t;\ N ~~~,j\_1/ ~A P~--A ~ ~ \ \ \ I Sf All , /V' ' ~ y• ~'0"</ \'v~\ .,s ~-?-~ \1\---)r-', \ ~ \ ~ ~✓ ~~~ ~-~ /\\: ) -';}, I (\, \ 124• )~ ~<'~ /''-I/\ / ~ \ \ '\ ,~, / \./'\ ~-;J _-\/---~~\ '(?\ "Y ~\~ \ \ ~~ -~~ A/~~ PACI ' ' •' FIC OCEAN ½~\ '-l./,_,-""\' ~~? \./ ~~ ~ ~<X\~~~¥"\\~ ~v -\ ✓.\ ;(~.VAY~ I ~ \ \.A~ :---/\\/2., / ;;; 8 COMPU ~ Cb . ® NODE J5~8~~DEL ;:-;>,_ 9~ ' Dl!:XTE" WILSON itNOtHE;~INO, INC, CONIIIJLTINO ENOINEER8 11eo>,~•ee EXHIBIT A SEWER NODE DIAGRAM 725 GRAND AVENUE