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Home My WebLink About2020-04-20-J09 Stratford Crossing Flats_Preliminary Plat AGENDA ITEM: CITY OF WAUKEE, IOWA CITY COUNCIL MEETING COMMUNICATION MEETING DATE: April 20, 2020 AGENDA ITEM: Consideration of approval of a resolution approving preliminary plat for Stratford Crossing Flats FORMAT: Resolution SYNOPSIS INCLUDING PRO & CON: The applicant is requesting approval of a preliminary plat for an approximately 8.87-acre townhome development generally located north of Hickman Road and west of N 10th Street. FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS: COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission reviewed the request at their meeting on April 14, 2020, and recommended approval: Approval of a Preliminary Plat for Stratford Crossing Flats Senior Planner, Melissa DeBoer, introduced the request for approval of a Preliminary Plat, Final Plat, and Site Plan for Stratford Crossing Flats, as submitted by the applicants, Element 119. The subject property is located north of Hickman Road and west of N 10th Street, and contains approximately 8.97 acres. Mrs. DeBoer advised that this project includes a total of 18 townhome buildings producing a total of 5 townhome units for the entire site. Each building will contain approximately 3-4 units each and each unit is proposed to be owner occupied. The construction will proceed in two phases from south to north. Outlot Y consists of common areas including private streets, and outlot Z is intended for the detention area at the north of the site containing a currently existing pond. Both lots will be owned and maintained by a Homeowner’s Association. Mrs. DeBoer advised there are two access points provided to the site off of NW Stratford Drive. All internal streets will be privately owned and maintained. A public sidewalk is proposed along the north side of NW Stratford Drive and private sidewalks throughout the development. Public utility connections are available to the site, however all utilities interior to the development will be privately owned and maintained. All Parking, Landscape, open space, lighting, and elevation ordinance requirements have been satisfied. Staff would recommend approval of the Preliminary, Final, and Site Plans for Stratford Crossing Flats subject to any remaining staff comments and review of the legal documents. J9 Commissioner Streit moved to approve the Preliminary Plat for Stratford Crossing Flats subject to remaining staff comments and review of the legal documents. Commissioner Broderick seconded the motion. Ayes: Broderick, Ward, Streit, Koshy, and Hoifeldt. Nays: None. Motion Carries. STAFF REVIEW AND COMMENT: Staff’s position is that the proposed preliminary plat meets the intent and the requirements of the R-3 (Multi-Family Residential) Zoning District and that the applicant has successfully addressed all of the requirements within the Waukee Subdivision Ordinance with the submittal of this preliminary plat. RECOMMENDATION: Staff recommends approval of the Preliminary Plat for Stratford Crossing Flats ATTACHMENTS: I. Resolution II. Staff Report III. Preliminary Plat PREPARED BY: Melissa DeBoer, Senior Planner REVIEWED BY: PUBLIC NOTICE INFORMATION – NAME OF PUBLICATION: DATE OF PUBLICATION: THE CITY OF WAUKEE, IOWA RESOLUTION 20- APPROVING STRATFORD CROSSING FLATS PRELIMINARY PLAT IN THE NAME AND BY THE AUTHORITY OF THE CITY OF WAUKEE, IOWA WHEREAS, the City of Waukee, Dallas County, State of Iowa, is a duly organized Municipal Organization; AND, WHEREAS, the City of Waukee Planning and Zoning Commission reviewed and recommended approval of a Preliminary Plat for Stratford Crossing Flats on April 14, 2020, subject to remaining staff comments; AND, WHEREAS, the Preliminary Plat for Stratford Crossing Flats is in general conformance with section §303 - Land Subdivision Ordinance of the Waukee Municipal Code. NOW THEREFORE BE IT RESOLVED by the City Council of the City of Waukee, Iowa on this the 20th day of April, 2020, that the Preliminary Plat for Stratford Crossing Flats be approved subject to remaining staff comments. ____________________________ Courtney Clarke, Mayor Attest: ___________________________________ Rebecca D. Schuett, City Clerk RESULTS OF VOTE: AYE NAY ABSENT ABSTAIN Anna Bergman R. Charles Bottenberg Chris Crone Larry R. Lyon Ben Sinclair PLANNING AND ZONING COMMISSION STAFF REPORT PROJECT: Stratford Crossing Flats – Preliminary Plat, Site Plan and Final Plat PREPARED BY: Melissa DeBoer, AICP – Senior Planner REPORT DATE: April 9, 2020 MEETING DATE: April 14, 2020 GENERAL INFORMATION Owner / Applicant: Element 119 Project Manager: Jared Murray, PE, Civil Design Advantage Request: The applicant is requesting approval of a preliminary plat, site plan and final plat for a multi-family townhome development. Location and Size: Property is located north of Hickman Road and west of N 10th Street, containing approximately 8.87 acres. AREA MAP ABOVE: Aerial of subject property (outlined in YELLOW) in relation to the surrounding area. April 9, 2020 2 of 3 LAND USES AND ZONING Location Existing Land Use Comprehensive Plan Current Zoning Property in Question Vacant – Undeveloped Medium Density Residential R-3 (Multi-Family Residential District) North Agriculture N/A – Dallas County N/A – Dallas County South Townhomes Medium Density Residential R-4 (Row Dwelling and Townhome Dwelling District) East Vacant – Undeveloped Medium Density Residential C-1 (Community and Highway Service Commercial District) West Single-Family Residential / Parkland Single Family Residential / Open Space R-2 (One and Two Family Residential District) BACKGROUND The subject property was originally platted as Outlot ‘Z’ of Stratford Crossing Plat 1. The property was zoned R-3, Multi-Family Residential District, with the overall rezoning for the Stratford Crossing development. The R-3 zoning district allows for the development of townhomes, which is what is proposed with this project. PROJECT DESCRIPTION The project includes a total of 18 townhome buildings with a total of 65 townhome units for the entire site. Each unit accounts for one lot for a total of 65 corresponding lots. The buildings range between three or four units per building. There are 7 three-plex buildings and 11 four-plex buidings. The lots range in size from about 2,000 – 2,500 square feet. The units are intended to be owner occupied. The project will be completed in two phases. Phase 1 includes the southern portion of the site. This phase includes a total of 8 townhome buildings (29 units). Phase 2 includes the northern portion of the site – 10 townhome buildings (36 units). The utilities and paving will also be completed in the two different phases. The detention pond already exists. The final plat identifies the 65 townhome lots as well as Outlot ‘Y’ and Outlot ‘Z’. Outlot ‘Y’ is all of the common areas, including the private streets, and Oultot ‘Z’ is the detention area at the north of the site. Both outlots will be owned and maintained by the homeowner’s association. One monument sign is proposed at the east entrance to the site. ACCESS AND PARKING Two accesses are provided to this site off of NW Stratford Drive. All streets interior to the site will be privately owned and maintained by the townhome homeowner’s association. A total of 143 parking spaces are required for this project (1 space per 5 units for visitor parking, plus 2 spaces per unit) and a total of 274 spaces are provided, including 1 accessible parking stall. This includes 2 attached garage spaces per unit. April 9, 2020 3 of 3 SIDEWALKS/TRAILS A five-foot wide, public sidewalk will be constructed along the north side of NW Stratford Drive. Five-foot wide, private sidewalks are shown throughout the development in order to provide internal pedestrian access as well as provide access to and from the sidewalk located along the public street. UTILITIES This site will be serviced with all public utilities. Sanitary sewer and water services will be brought into the site from NW Stratford Drive. All utilities within the site will be privately owned and maintained. Storm water will be accommodated with the detention basin located on the north side of the site. This pond will be owned and maintained by the townhome homeowner’s association. LANDSCAPING & OPEN SPACE A minimum of 20% of the project area is required to be open space. The total amount of open space proposed is 45%. This project includes 25-foot landscape buffers along both the west and south sides of the site. Plantings are being provided throughout the site in compliance with the Landscape & Open Space Ordinance. ELEVATIONS The elevations of the buildings are proposed to be constructed of reveal siding, board and batten siding, stone veneer, asphalt shingles, and cedar details. All buildings are single-story and each unit includes a two-car garage. There are several color palettes proposed in different shades of gray and white. Elevations of the proposed buildings have been provided for review along with the proposed color schemes. LIGHTING PLAN No exterior lighting for the internal streets has been proposed. General exterior residential house lighting will be provided on the exterior of each unit. COMPREHENSIVE PLAN The Comprehensive Plan classifies the subject property as Medium Density Residential. The Medium Density Residential classification provides for a variety of attached side by side townhome and row home products. The Plan states that neighborhoods should include a variety of housing options that accommodate a range of needs, price points and life stages of residents. STAFF RECOMMENDATION The proposed preliminary plat, site plan and final plat are in general conformance with the Zoning Ordinance, Subdivision Ordinance, Site Plan Ordinance and Comprehensive Plan. Staff recommends approval subject to any remaining staff comments and review of the legal documents. STRATFORD CROSSING FLATS3405 SE CROSSROADS DR. SUITE G, GRIMES, IOWA 50111PH: (515) 369-4400 Fax: (515) 369-4410CIVIL DESIGN ADVANTAGEUTILITY WARNINGCONSTRUCTION SCHEDULEDEVELOPMENT SUMMARYSUBMITTAL DATESSURVEYORZONINGINDEX OF SHEETSVICINITY MAPGENERAL LEGENDENGINEEROWNER / APPLICANTLEGAL DESCRIPTIONDATE OF SURVEYBENCHMARKSPRELIMINARY PLAT & SITE PLAN FOR:WAUKEE, IOWAlllllllllwww.iowaonecall.com1-800-292-8989ONE CALLIOWAONE CALLKnow what'sbefore you dig.below.CallSTRATFORD CROSSING FLATS NOTESWAUKEE, IOWAPROJECTN 10TH STREET RACCOON RIVERVALLEY TRAILHICKMAN RD / HWY 6T AVENUE 280TH PLACECITY OF WAUKEECORPORATE LIMITSCITY OF WAUKEECORPORATE LIMITSNW STRATFORDDRIVEDRIVENW SUNRISESTRATFORD CROSSING FLATSPRELIMINARYNOT FOR CONSTRUCTIONNOTES CIVIL DESIGN ADVANTAGE1909.461STRATFORD CROSSING FLATS ENGINEER: JMM EI: CWO REVISIONS DATE WAUKEE, IOWA FIRST SUBMITTAL 02/04/20 PHONE: (515) 369-4400 FAX: (515) 369-4410 3405 S.E. CROSSROADS DRIVE, SUITE G GRIMES, IOWA 50111 SECOND SUBMITTAL 03/06/20 THIRD SUBMITTAL 03/18/20 FOURTH SUBMITTAL 04/08/20C2.0C2.0TYPICAL SECTIONS AND DETAILS HYDRANT ASSEMBLY DETAILHYDRANT ASSEMBLY DETAILDETECTABLE WARNING DETAILROCK APRON FOR PIPE OUTLET°WATER SERVICE CONNECTION°SANITARY SEWER SERVICE RISERCLASS 'A' 3" ROLLED CURB AND SIDEWALKCLASS 'A' 6" CURB AND SIDEWALKCURB RAMP FORCLASS B OR C SIDEWALKSERVICE LOCATION DETAIL CIVIL DESIGN ADVANTAGE1909.461STRATFORD CROSSING FLATS ENGINEER: JMM EI: CWO REVISIONS DATE WAUKEE, IOWA FIRST SUBMITTAL 02/04/20 PHONE: (515) 369-4400 FAX: (515) 369-4410 3405 S.E. CROSSROADS DRIVE, SUITE G GRIMES, IOWA 50111 SECOND SUBMITTAL 03/06/20 THIRD SUBMITTAL 03/18/20 FOURTH SUBMITTAL 04/08/20C2.1TYPICAL SECTIONS AND DETAILS INTEGRAL 6" STANDARD CURBINTEGRAL 3" ROLLED CURBTYPICAL SECTION - 26' B/B P.C.C. ROADWAYCONCRETE DRIVEWAY TYPE ACLUSTER BOX UNIT (CBU) MULTIPLE UNIT DETAILRCP APRON FOOTING DETAILTYPICAL SIGN POSTP.C. CONCRETE RETAINING WALLSPOT ELEVATION REFERENCE NW BETHEL LNNW S TRA T FORD DR IVE STRATFORD CROSSING, LLCZONING:R-2: ONE AND TWO FAMILYRESIDENTIAL DISTRICT PETERSEN, R ICHARD LZONING :A-1 : AGR ICULTURAL D ISTR ICT STRATFORD CROSSINGTOWNHOMES, LLCZONING :R-3: MULT I-FAM ILYRESIDENT IAL D ISTR ICT STRATFORD CROSS ING , LLCZONING :C-1: COMMUN ITY ANDHIGHWAY SERV ICECOMMERCIAL D ISTRICTSTRATFORD CROSS ING , LLCZONING :C-1: COMMUN ITY ANDHIGHWAY SERV ICECOMMERCIAL D ISTR ICT NW BRANDON DR 23NW BLAKE LNNW BENNETT ST NW BRECKEN DR S0°01'02"E 409.95'S4 9 ° 0 6 ' 3 5 "W 2 7 1 . 2 3 'DELTA=41°20'44"L=215.04'R=298.00 'CH=210.41 'CHB=S69°46'57"WN89°32'41"W 243.07'N0°27'19"E 657.84'N89°57'32"E 640.20'OUTLOT ZSTRATFORD CROSSING, LLCZONING:R-2: ONE AND TWO FAMILYRESIDENTIAL DISTRICT 20212224252627282930313233343536373839404142434445464748495051525354555657585960616263646512345678911121315141016181719CIVIL DESIGN ADVANTAGE1909.461STRATFORD CROSSING FLATS ENGINEER: JMM EI: CWO REVISIONS DATE WAUKEE, IOWA FIRST SUBMITTAL 02/04/20 PHONE: (515) 369-4400 FAX: (515) 369-4410 3405 S.E. CROSSROADS DRIVE, SUITE G GRIMES, IOWA 50111 SECOND SUBMITTAL 03/06/20 THIRD SUBMITTAL 03/18/20 FOURTH SUBMITTAL 04/08/20C3.0PRELIMINARY PLAT NW S TRA T FORD DR I V E NW BRANDON DR LOT1NW BETHEL LNNW BLAKE LNNW BRECKEN DR NW BENNETT STLOT2LOT3LOT4LOT5LOT6LOT7LOT8LOT12LOT11LOT10LOT9 LOT15LOT14LOT13LOT19LOT18LOT17LOT16LOT20LOT21LOT22LOT23LOT24LOT25LOT26LOT27LOT28LOT29LOT30LOT31LOT32LOT33LOT34LOT35LOT36LOT37LOT38LOT39LOT40LOT41LOT42LOT43LOT47LOT46LOT45LOT44LOT50LOT49LOT48LOT54LOT53LOT52LOT51LOT62LOT63LOT64LOT65LOT59LOT60LOT61LOT55LOT56LOT57LOT58CIVIL DESIGN ADVANTAGE1909.461STRATFORD CROSSING FLATS ENGINEER: JMM EI: CWO REVISIONS DATE WAUKEE, IOWA FIRST SUBMITTAL 02/04/20 PHONE: (515) 369-4400 FAX: (515) 369-4410 3405 S.E. CROSSROADS DRIVE, SUITE G GRIMES, IOWA 50111 SECOND SUBMITTAL 03/06/20 THIRD SUBMITTAL 03/18/20 FOURTH SUBMITTAL 04/08/20C4.0HYDRANT COVERAGE PLAN GENERAL NOTES LOT1LOT2LOT3LOT4LOT5LOT6LOT7LOT8LOT12LOT11LOT10LOT9LOT15LOT14LOT13LOT19LOT18LOT17LOT16LOT20LOT21LOT22LOT23LOT24LOT25LOT26LOT27LOT28LOT29LOT30LOT31LOT32LOT33LOT34LOT35LOT36LOT37LOT38LOT39LOT40LOT41LOT42LOT43LOT47LOT46LOT45LOT44LOT50LOT49LOT48LOT54LOT53LOT52LOT51LOT62LOT63LOT64LOT65LOT59LOT60LOT61LOT55LOT56LOT57LOT58NW BRECKEN DR NW BETHEL LNNW BLAKE LNNW BRANDON DR NW BENNETT ST NW S TRA T FORD DR IV EPHASE 1PHASE 2CIVIL DESIGN ADVANTAGE1909.461STRATFORD CROSSING FLATS ENGINEER: JMM EI: CWO REVISIONS DATE WAUKEE, IOWA FIRST SUBMITTAL 02/04/20 PHONE: (515) 369-4400 FAX: (515) 369-4410 3405 S.E. CROSSROADS DRIVE, SUITE G GRIMES, IOWA 50111 SECOND SUBMITTAL 03/06/20 THIRD SUBMITTAL 03/18/20 FOURTH SUBMITTAL 04/08/20C5.0PHASING PLAN LOT 20LOT 21LOT 22LOT 23LOT 24LOT 25LOT 26LOT 27LOT 28LOT 29LOT 30LOT 54LOT 53LOT 52LOT 51LOT 50LOT 49LOT 48LOT 59LOT 60LOT 55LOT 56LOT 57LOT 58LOT 18LOT 17LOT 16LOT 15LOT 61NW BETHEL LNNW BRANDON DR LOT 19CIVIL DESIGN ADVANTAGE1909.461STRATFORD CROSSING FLATS ENGINEER: JMM EI: CWO REVISIONS DATE WAUKEE, IOWA FIRST SUBMITTAL 02/04/20 PHONE: (515) 369-4400 FAX: (515) 369-4410 3405 S.E. CROSSROADS DRIVE, SUITE G GRIMES, IOWA 50111 SECOND SUBMITTAL 03/06/20 THIRD SUBMITTAL 03/18/20 FOURTH SUBMITTAL 04/08/20C6.0DIMENSION PLAN GENERAL NOTESTRAFFIC CONTROL NOTESPAVEMENT THICKNESSSHEET INDEX LOT 27LOT 28LOT 29LOT 30LOT 51LOT 50LOT 49LOT 48LOT 59LOT 60LOT 58LOT 31LOT 32LOT 33LOT 34LOT 47LOT 46LOT 45LOT 44LOT 62LOT 63LOT 64LOT 65LOT 61LOT 35LOT 36LOT 37LOT 38LOT 39LOT 40LOT 41LOT 42LOT 43NW BETHEL LNNW STRATFORD DR IVE NW BRECKEN DR CIVIL DESIGN ADVANTAGE1909.461STRATFORD CROSSING FLATS ENGINEER: JMM EI: CWO REVISIONS DATE WAUKEE, IOWA FIRST SUBMITTAL 02/04/20 PHONE: (515) 369-4400 FAX: (515) 369-4410 3405 S.E. CROSSROADS DRIVE, SUITE G GRIMES, IOWA 50111 SECOND SUBMITTAL 03/06/20 THIRD SUBMITTAL 03/18/20 FOURTH SUBMITTAL 04/08/20 DIMENSION PLANC6.1SHEET INDEX LOT 59LOT 60LOT 55LOT 56LOT 57LOT 58LOT 17LOT 16LOT 15LOT 62LOT 63LOT 64LOT 65LOT 61LOT 14LOT 13LOT 12LOT 11LOT 10LOT 9LOT 6LOT 7LOT 8LOT 4LOT 3LOT 2NW BLAKE LNNW BENNETT STNW STRATFORD DRIVENW BRECKEN DR NW BRANDON DR LOT 5LOT 1CIVIL DESIGN ADVANTAGE1909.461STRATFORD CROSSING FLATS ENGINEER: JMM EI: CWO REVISIONS DATE WAUKEE, IOWA FIRST SUBMITTAL 02/04/20 PHONE: (515) 369-4400 FAX: (515) 369-4410 3405 S.E. CROSSROADS DRIVE, SUITE G GRIMES, IOWA 50111 SECOND SUBMITTAL 03/06/20 THIRD SUBMITTAL 03/18/20 FOURTH SUBMITTAL 04/08/20 DIMENSION PLANC6.2SHEET INDEXSIGN LEGENDVANACCESSIBLE LOT 20NW BETHEL LNLOT 21LOT 22LOT 23LOT 24LOT 25LOT 26LOT 27LOT 28LOT 29LOT 30LOT 54LOT 53LOT 52LOT 51LOT 50LOT 49LOT 48LOT 59LOT 60LOT 55LOT 56LOT 57LOT 58LOT 18LOT 17LOT 16LOT 15LOT 61LOT 19NW BRANDON DR CIVIL DESIGN ADVANTAGE1909.461STRATFORD CROSSING FLATS ENGINEER: JMM EI: CWO REVISIONS DATE WAUKEE, IOWA FIRST SUBMITTAL 02/04/20 PHONE: (515) 369-4400 FAX: (515) 369-4410 3405 S.E. CROSSROADS DRIVE, SUITE G GRIMES, IOWA 50111 SECOND SUBMITTAL 03/06/20 THIRD SUBMITTAL 03/18/20 FOURTH SUBMITTAL 04/08/20C7.0GRADING PLAN SHEET INDEXGRADING NOTES NW BETHEL LNLOT 27LOT 28LOT 29LOT 30LOT 51LOT 50LOT 49LOT 48LOT 59LOT 60LOT 58LOT 31LOT 32LOT 33LOT 34LOT 47LOT 46LOT 45LOT 44LOT 62LOT 63LOT 64LOT 65LOT 61LOT 35LOT 36LOT 37LOT 38LOT 39LOT 40LOT 41LOT 42LOT 43NW BRECKEN DR NW BRECKEN DR CIVIL DESIGN ADVANTAGE1909.461STRATFORD CROSSING FLATS ENGINEER: JMM EI: CWO REVISIONS DATE WAUKEE, IOWA FIRST SUBMITTAL 02/04/20 PHONE: (515) 369-4400 FAX: (515) 369-4410 3405 S.E. CROSSROADS DRIVE, SUITE G GRIMES, IOWA 50111 SECOND SUBMITTAL 03/06/20 THIRD SUBMITTAL 03/18/20 FOURTH SUBMITTAL 04/08/20 GRADING PLANC7.1SHEET INDEX LOT 59LOT 60LOT 55LOT 56LOT 57LOT 58LOT 17LOT 16LOT 15LOT 62LOT 63LOT 64LOT 65LOT 61LOT 42LOT 43LOT 14LOT 13LOT 12LOT 11LOT 10LOT 9LOT 6LOT 7LOT 8LOT 4LOT 3LOT 2NW BRECKEN DRLOT 5NW BLAKE LNNW STRATFORD DRIVENW BENNE T T S T NW BRANDON DR LOT 1CIVIL DESIGN ADVANTAGE1909.461STRATFORD CROSSING FLATS ENGINEER: JMM EI: CWO REVISIONS DATE WAUKEE, IOWA FIRST SUBMITTAL 02/04/20 PHONE: (515) 369-4400 FAX: (515) 369-4410 3405 S.E. CROSSROADS DRIVE, SUITE G GRIMES, IOWA 50111 SECOND SUBMITTAL 03/06/20 THIRD SUBMITTAL 03/18/20 FOURTH SUBMITTAL 04/08/20 GRADING PLANC7.2SHEET INDEX CIVIL DESIGN ADVANTAGE1909.461STRATFORD CROSSING FLATS ENGINEER: JMM EI: CWO REVISIONS DATE WAUKEE, IOWA FIRST SUBMITTAL 02/04/20 PHONE: (515) 369-4400 FAX: (515) 369-4410 3405 S.E. CROSSROADS DRIVE, SUITE G GRIMES, IOWA 50111 SECOND SUBMITTAL 03/06/20 THIRD SUBMITTAL 03/18/20 FOURTH SUBMITTAL 04/08/20 GRADING PLANC7.3DETAIL 'A'DETAIL 'B'DETAIL 'C'DETAIL 'E'DETAIL 'F'DETAIL 'D' LOT 20NW BETHEL LNLOT 21LOT 22LOT 23LOT 24LOT 25LOT 26LOT 27LOT 28LOT 29LOT 30LOT 54LOT 53LOT 52LOT 51LOT 50LOT 49LOT 48LOT 59LOT 60LOT 55LOT 56LOT 57LOT 58LOT 18LOT 17LOT 16LOT 15LOT 61LOT 19NW BRANDON DR CIVIL DESIGN ADVANTAGE1909.461STRATFORD CROSSING FLATS ENGINEER: JMM EI: CWO REVISIONS DATE WAUKEE, IOWA FIRST SUBMITTAL 02/04/20 PHONE: (515) 369-4400 FAX: (515) 369-4410 3405 S.E. CROSSROADS DRIVE, SUITE G GRIMES, IOWA 50111 SECOND SUBMITTAL 03/06/20 THIRD SUBMITTAL 03/18/20 FOURTH SUBMITTAL 04/08/20C8.0UTILITY PLAN SHEET INDEXUTILITY NOTES NW BETHEL LNLOT 26LOT 27LOT 28LOT 29LOT 30LOT 52LOT 51LOT 50LOT 49LOT 48LOT 59LOT 60LOT 57LOT 58LOT 31LOT 32LOT 33LOT 34LOT 47LOT 46LOT 45LOT 44LOT 62LOT 63LOT 64LOT 65LOT 61LOT 35LOT 36LOT 37LOT 38LOT 39LOT 40LOT 41LOT 42LOT 43NW BETHEL LNNW BRECKEN DR CIVIL DESIGN ADVANTAGE1909.461STRATFORD CROSSING FLATS ENGINEER: JMM EI: CWO REVISIONS DATE WAUKEE, IOWA FIRST SUBMITTAL 02/04/20 PHONE: (515) 369-4400 FAX: (515) 369-4410 3405 S.E. CROSSROADS DRIVE, SUITE G GRIMES, IOWA 50111 SECOND SUBMITTAL 03/06/20 THIRD SUBMITTAL 03/18/20 FOURTH SUBMITTAL 04/08/20C8.1UTILITY PLAN SHEET INDEX LOT 54LOT 53LOT 52LOT 51LOT 50LOT 49LOT 48LOT 59LOT 60LOT 55LOT 56LOT 57LOT 58LOT 18LOT 17LOT 16LOT 15LOT 47LOT 46LOT 45LOT 44LOT 62LOT 63LOT 64LOT 65LOT 61LOT 14LOT 13LOT 12LOT 11LOT 10LOT 9LOT 6LOT 7LOT 8LOT 4LOT 3LOT 2NW BRANDON DR NW BLAKE LNNW BRECKEN DR NW BENNETT STLOT 5LOT 1CIVIL DESIGN ADVANTAGE1909.461STRATFORD CROSSING FLATS ENGINEER: JMM EI: CWO REVISIONS DATE WAUKEE, IOWA FIRST SUBMITTAL 02/04/20 PHONE: (515) 369-4400 FAX: (515) 369-4410 3405 S.E. CROSSROADS DRIVE, SUITE G GRIMES, IOWA 50111 SECOND SUBMITTAL 03/06/20 THIRD SUBMITTAL 03/18/20 FOURTH SUBMITTAL 04/08/20C8.2UTILITY PLANSHEET INDEX EXISTINGTSB #19101112131415161819403938434241373687654321555657585960616263646554535251504948474645442122232425262728293031323334172035DA #17.61 ACRl l llllll l llllll l llllll l llllll l llllll l llllll l llllll l llllll l llllll l llllll l llllll l llllll l llllll l llllll l llllll l llllll l llllllllllllllllllllllllllllllllllllllllllllllllllllllllll l l l l l lllll lllllllllllllllllllllllllllllllllllll llllll lll llllllllllllllll l ll l lllllllllllllllNW BETHEL LNl lllllllllllllllNW BLAKE LNNW BRANDON DR NW BRECKEN DR NW BENNETT ST EROSION AND SEDIMENT CONTROL PLANRllllllSWPPP LEGENDSTRATFORD CROSSING FLATSVICINITY MAPWAUKEE, IOWASTRATFORD CROSSING FLATSDISCHARGE POINT SUMMARYSTABILIZATION QUANTITIESEROSION AND SEDIMENT CONTROL PLAN PROJECTN 10TH STREET RACCOON RIVERVALLEY TRAILHICKMAN RD / HWY 6T AVENUE 280TH PLACECITY OF WAUKEECORPORATE LIMITSCITY OF WAUKEECORPORATE LIMITSNW STRATFORDDRIVEDRIVENW SUNRISECIVIL DESIGN ADVANTAGE1909.461STRATFORD CROSSING FLATS ENGINEER: JMM EI: CWO REVISIONS DATE WAUKEE, IOWA FIRST SUBMITTAL 02/04/20 PHONE: (515) 369-4400 FAX: (515) 369-4410 3405 S.E. CROSSROADS DRIVE, SUITE G GRIMES, IOWA 50111 SECOND SUBMITTAL 03/06/20 THIRD SUBMITTAL 03/18/20 FOURTH SUBMITTAL 04/08/20C9.0NOTES:EX. TEMPORARY STAND PIPE DETAIL NW BETHEL LANENW BLAKE LANENW BRANDON DRIVE NW BENNETT STREET NW BRECKEN DRIVE PLANT SCHEDULE SOUTH BUFFERPLANT SCHEDULE WEST BUFFERPLANT SCHEDULE SITECIVIL DESIGN ADVANTAGE1909.461STRATFORD CROSSING FLATS ENGINEER: JMM EI: CWO REVISIONS DATE WAUKEE, IOWA FIRST SUBMITTAL 02/04/20 PHONE: (515) 369-4400 FAX: (515) 369-4410 3405 S.E. CROSSROADS DRIVE, SUITE G GRIMES, IOWA 50111 SECOND SUBMITTAL 03/06/20 THIRD SUBMITTAL 03/18/20 FOURTH SUBMITTAL 04/08/20C10.0LANDSCAPE PLAN 25' BUFFER REQUIREMENTS (WEST)LANDSCAPE REQUIREMENTSMINIMUM PLANTING REQUIREMENTSTOTAL REQUIREMENTSLANDSCAPE NOTES25' BUFFER REQUIREMENTS (SOUTH)OPEN SPACE CALCULATION