HomeMy WebLinkAbout2022-04-04 J17 Vintage Estates of Waukee Plat 1_Preliminary Plat AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: April 4, 2022
AGENDA ITEM: Consideration of approval of a resolution approving a preliminary plat
for Vintage Estates of Waukee Plat 1
FORMAT: Resolution
SYNOPSIS INCLUDING PRO & CON: The applicant is requesting approval of a preliminary
plat for a 11-acre residential and commercial development. The property
is located west of SE Parkview Crossing Drive and south of SE Tallgrass
Lane. The preliminary plat identifies the creation of two (2) lots for
development. Lot 1 is 7.9-acres in area and is intended to be developed
for a detached townhome development. Lot 2 is 3.03-acres in area and is
intended for future commercial development.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning
Commission reviewed the request at their meeting on December 14,
2021, recommended approval subject to remaining staff comments:
Approval of a Preliminary Plat for Vintage Estates of Waukee
Planning Coordinator, Andy Kass, introduced the request for approval of a preliminary plat, final
plat, and site plan for a villa style townhome development as submitted by the applicant, Ewing
Properties. The property is generally located north of SE Esker Ridge Drive and west of SE
Parkview Crossing Drive, containing approximately 11- acres.
Mr. Kass advised that the development would include the construction of 29 detached townhome
units and one clubhouse that will be owner occupied, but parceled as one lot to be operated as a
Cooperative for maintenance of the common areas. The maximum size of the villas is shown to
be 2,552 square feet and the clubhouse is shown to be 6.507 square feet in size and contain an
outdoor pool. A Planned Development provides specific provisions for the size and appearance of
the product. Access to the property is shown off of SE Esker Ridge Drive to the privately owned
and maintained SE Vintage Lane for final access to the units and clubhouse. Public utilities will
be extended to the property, all utilities internal to the site will be privately owned and
maintained. A 25 foot landscape buffer is required along all sides of the development, and a fee
has been proposed in lieu of parkland dedication.
Lot 2 which is zoned K-OF ( Kettlestone Office District) will not contain any of the mentioned
project. Development on this lot is not proposed at this time.
J17
Staff recommends approval of the preliminary plat, final plat, and site plan subject to any
remaining staff comments and review of the legal documents.
Commissioner Hoifeldt moved to approve the Preliminary Plat for Vintage Estates of
Waukee subject to any remaining staff comments and review of the legal documents. The
motion was seconded by Commissioner Ward. Ayes: Streit, Broderick, Hoifeldt, Koshy,
Ward, and Gerlitz. Nays: none. Motion Carried.
Commissioner Hoifeldt moved to approve the Final Plat for Vintage Estates of Waukee
subject to any remaining staff comments and review of the legal documents. The motion
was seconded by Commissioner Gerlitz. Ayes: Streit, Broderick, Hoifeldt, Koshy, Ward,
and Gerlitz. Nays: none. Motion Carried.
Commissioner Hoifeldt moved to approve the Preliminary Plat for Vintage Estates of Waukee
subject to any remaining staff comments and review of the legal documents. The motion was
seconded by Commissioner Broderick. Ayes: Streit, Broderick, Hoifeldt, Koshy, Ward, and
Gerlitz. Nays: none. Motion Carried.
STAFF REVIEW AND COMMENT: Staff’s position is that the proposed preliminary plat
meets the intent and the requirements of the Zoning Ordinance and the
Waukee Subdivision Ordinance.
RECOMMENDATION: Staff recommends approval of the Preliminary Plat for Vintage
Estates of Waukee Plat 1 subject to remaining staff comments.
ATTACHMENTS: I. Resolution
II. Staff Report
III. Preliminary Plat
PREPARED BY: Andy Kass, Community Development Director
REVIEWED BY:
PUBLIC NOTICE INFORMATION –
NAME OF PUBLICATION:
DATE OF PUBLICATION:
THE CITY OF WAUKEE, IOWA
RESOLUTION 2022-
APPROVING THE VINTAGE ESTATES OF WAUKEE PLAT 1 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 Vintage Estates of Waukee Plat 1 on December 14, 2021;
AND,
WHEREAS, the Preliminary Plat for Vintage Estates of Waukee Plat 1 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 4th day of April, 2022 that the Preliminary Plat for Vintage Estates of Waukee Plat 1
Place 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 Pierce
R. Charles Bottenberg
Chris Crone
Larry R. Lyon
Ben Sinclair
PLANNING AND ZONING COMMISSION STAFF REPORT
PROJECT: Vintage Estates of Waukee –
Preliminary Plat, Final Plat, & Site Plan
PREPARED BY: Andy Kass, AICP, Planning
Coordinator
REPORT DATE: December 10, 2021
MEETING DATE: December 14, 2021
GENERAL INFORMATION
Applicant: Ewing Properties
Owner:
E & J, LLC
Owner’s Representative:
Jason Ledden, P.E. – Snyder & Associates
Request: The applicant is requesting approval of a
preliminary plat, final plat, and site plan for a villa
style development.
Location and Size: Property is generally located north of SE Esker Ridge
Drive and west of SE Parkview Crossing Drive,
containing approximately 11-acres.
AREA MAP
ABOVE: Aerial of subject property (outlined in BLUE) in relation to the surrounding area.
December 10, 2021
2 of 4
LAND USES AND ZONING
Location Existing Land Use Comprehensive Plan Current Zoning
Property in
Question
Vacant - Undeveloped Office R-4 (Row Dwelling &
Townhomes District) /
PD-1 (Planned
Development Overlay)
& K-OF (Kettlestone
Office)
North Kettlestone Heights
Neighborhood
Medium Density Residential R-2 (One & Two Family
Residential District) /
PD-1 (Planned
Development Overlay)
South Vacant - Undeveloped Retail Community K-RC (Kettlestone Retail
Community)
East Kettleview Office Office K-OF (Kettlestone
Office) & K-MU
(Kettlestone Mixed-Use)
West Kettlestone Ridge
Neighborhood
Single Family Residential R-2 (One & Two Family
Residential District)
HISTORY
The subject property is located north of SE Esker Ridge Drive and west of SE Parkview Crossing Drive. The
property is approximately 11-acres in area and was the subject of a rezoning in summer 2021.
PROJECT DESCRIPTION
The project involves the construction of 29 detached villa style townhome units and one (1) clubhouse. The
maximum size of the villas is shown to be 2,552 square feet in area. The clubhouse is shown to be 6,507
square feet in area and will have an exterior pool. The project is proposed to be developed over the course of
one phase. All units will be owner-occupied. The units will be platted on one lot. Trash and recycling service
will be provided to each unit. As part of the rezoning process a planned development overlay (PD) was
approved to allow for the development. The PD included some specific provisions that the developer will be
required to comply with. The specific provisions are as follows:
Minimum two car garage;
Minimum of 1,350 square feet of floor area per unit;
No more than two adjacent units can share the same building elevation; and
Prohibition of vinyl siding
December 10, 2021
3 of 4
The site plan demonstrates that the proposed units will meet or exceed the minimum bulk regulations of the
R-4/PD-1 zoning district. Table 1 below summarizes the bulk regulations that are applicable to the proposed
development.
Table 1: Bulk Regulations for the R-4/PD-1 District
Category R-4/PD-1 (minimum)
Front Yard Setback 30 feet (perimeter) 22-feet (internal w/out sidewalk)
25-feet Internal w/ a sidewalk)
Rear Yard Setback 30 feet
Side Yard Setback 10 feet
Maximum Density 4 units/acre
ACCESS AND PARKING
Access to the property is shown to be provided from SE Esker Ridge Drive. SE Vintage Lane is shown to be a
loop street and will be a privately owned and maintained street. SE Vintage Lane will have streetlights. The
street lights will be owned and maintained by the owners cooperative.
A five-foot sidewalk will be provided along one side of SE Vintage Lane. In addition, the applicant will install 5-
foot sidewalks along SE Esker Ridge Drive and SE Tallgrass Lane.
A total of 64 parking spaces are required for the overall development. The site plan indicates 124 parking
spaces will be provided across the site. This parking count includes two garage spaces and two driveway
spaces provided with each unit.
UTILITIES
Sanitary sewer and water services were extended to the property as part of the overall Shops at Kettlestone
North improvements. Extensions of private sewer and water main will be installed as part of this project. All
utilities will be privately owned and maintained. Stormwater detention will be provided for in a regional
detention basin to the east. The regional basin is owned and maintained by the City of Waukee.
LANDSCAPING & OPEN SPACE
The R-4 zoning district does not require a specific open space percentage; however, it does require a
minimum of two trees per unit. In addition, the applicant will be required to provide a 25-foot land scape
buffer along all sides of the project. The landscape plan demonstrates compliance with the landscape and open
space ordinance.
PARKLAND DEDICATION
A total of 0.42-acres of parkland dedication is required. The applicant has proposed to satisfy this requirement
with a fee in lieu of land dedication.
ELEVATIONS
Elevations of the available units have been provided by the applicant. Proposed materials include hardboard
siding, asphalt shingles, stucco, and brick or stone.
LOTS
The preliminary plat and final plat identify two (2) lots to be platted. Lot 1 is 7.90-acres in area and is where
the proposed units will be constructed. Lot 2 is 3.03-acres in area and is not proposed to be developed at this
time. Lot 2 is zoned K-OF (Kettlestone Office District). All proposed lots meet the minimum requirements of
the Zoning Ordinance.
December 10, 2021
4 of 4
STAFF RECOMMENDATION
The site plan is in general conformance with the Zoning Ordinance, Subdivision Ordinance, Site Plan
Ordinance, and Comprehensive Plan. Staff recommends approval of the preliminary plat, final plat, and site
plan subject to remaining staff comments and review of the legal documents.
SE ESKER
RIDGE DR
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PRELIMINARY PLAT AND SITE PLANS
FOR
VINTAGE ESTATES OF WAUKEE
CITY OF WAUKEE, DALLAS COUNTY, IOWA
VICINITY MAP
PROJECT LOCATION
NOT TO SCALE
OWNER
E&J, LLC
2521 WASHINGTON STREET
PELLA, IOWA 50219
CONTACT: JEFF EWING
PHONE: (641) 628-1077
EMAIL: jeff@ewingprop.com
DEVELOPER
EWING PROPERTIES
2521 WASHINGTON STREET
PELLA, IOWA 50219
CONTACT: RAY BISBEE
PHONE: (641) 780-3408
EMAIL: ray@ewingprop.com
ENGINEER
SNYDER & ASSOCIATES, INC
2727 SW SNYDER BLVD
ANKENY, IOWA 50023
PHONE: (515) 964-2020
PROJECT MANAGER: JASON LEDDEN, PE
ERIN GRIFFIN, PLS
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I hereby certify that this engineering document
was prepared by me or under my direct personal
supervision and that I am a duly licensed
Professional Engineer under the laws of the
State of Iowa.
Jason A. Ledden, P.E.Date
License Number P24117
My License Renewal Date is December 31, 2022
Pages or sheets covered by this seal:
JASON A.
LEDDEN
P24117
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SHEETS C100-C503
Index of Sheets
Sheet #Sheet Title
C100 TITLE SHEET
C101 PROJECT INFORMATION
C200 HYDRANT COVERAGE PLAN
C300 DIMENSION PLAN
C400 UTILITY PLAN
C401 STORM SEWER PLAN
C500 OVERALL GRADING PLAN
C501 DETAILED GRADING PLAN
C502 DETAILED GRADING PLAN
C503 EROSION CONTROL PLAN
C504 INTERSECTION AND SIDEWALK DETAILS
C600 PLANTING PLAN
PROPERTY DESCRIPTION
OUTLOT 'X', THE SHOPS AT KETTLESTONE NORTH PLAT 4, AN OFFICIAL PLAT NOW
INCLUDED IN AND FORMING A PART OF THE CITY OF WAUKEE, DALLAS COUNTY, IOWA.
ZONING
LOT 1
R-4/PD-1(BK 2021, PG 27620): ROW DWELLING & TOWNHOME DWELLING
DISTRICT/VINTAGE ESTATES PUD
LOT 2
K-OF: KETTLESTONE OFFICE DISTRICT
BULK REGULATIONS
LOT 1
FRONT YARD SETBACK = 30'
REAR YARD SETBACK = 30'
SIDE YARD SETBACK = 10'
MAXIMUM DENSITY = 4 UNITS/ACRE
MAXIMUM HEIGHT = 40'
MINIMUM FLOOR AREA = 1,350 SF
LOT 2
FRONT YARD SETBACK = NONE
20' FOR ACCESSORY STRUCTURES
REAR YARD SETBACK = NONE, UNLESS ADJACENT TO SINGLE FAMILY, THEN 50'
5' FOR ACCESSORY STRUCTURES
SIDE YARD SETBACK = SAME AS REAR YARD
MINIMUM BUILDING SEPARATION = 25'
MAXIMUM HEIGHT = 8 STORIES
1 STORY FOR ACCESSORY STRUCTURES
MINIMUM HEIGHT: UNDER 15,000 SF = 1 STORY, OVER 15,000 SF = 2 STORY
FLOOR AREA RATIO = 0.35
PARKING REQUIREMENTS
2 SPACES PER 1 UNITS
29 UNITS X 2 = 58 SPACES REQUIRED
2 SPACES IN GARAGE AND 2 SPACES IN DRIVEWAY PER UNIT = 116 SPACES
VISITOR PARKING SPACE REQUIREMENTS = 1 SPACE PER 5 UNITS
29 UNITS/ 5 UNITS X 1 SPACE = 6 SPACES REQUIRED
8 SPACES PROVIDED INCLUDING 1 HANDICAP
STALL
TOTAL SPACES PROVIDED = 124 SPACES PROVIDED INCLUDING 1
HANDICAP STALL
AREA
10.93 ACRES (475,765 S.F.)
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UTILITY QUALITY SERVICE LEVELS
QUALITY LEVELS OF UTILITIES ARE SHOWN IN THE PARENTHESES WITH THE UTILITY
TYPE AND WHEN APPLICABLE, SIZE. THE QUALITY LEVELS ARE BASED ON THE CI /
ASCE 38-02 STANDARD.
QUALITY LEVEL (D) INFORMATION IS DERIVED FROM EXISTING UTILITY RECORDS OR
ORAL RECOLLECTIONS.
QUALITY LEVEL (C) INFORMATION IS OBTAINED BY SURVEYING AND PLOTTING
VISIBLE ABOVE-GROUND UTILITY FEATURES AND USING PROFESSIONAL JUDGMENT
IN CORRELATING THIS INFORMATION WITH
QUALITY D INFORMATION.
QUALITY LEVEL (B) INFORMATION IS OBTAINED THROUGH THE APPLICATION OF
APPROPRIATE SURFACE GEOPHYSICAL METHODS TO DETERMINE THE EXISTENCE
AND APPROXIMATE HORIZONTAL POSITION OF SUBSURFACE UTILITIES.
QUALITY LEVEL (A) IS HORIZONTAL AND VERTICAL POSITION OF UNDERGROUND
UTILITIES OBTAINED BY ACTUAL EXPOSURE OR VERIFICATION OF PREVIOUSLY
EXPOSED SUBSURFACE UTILITIES, AS WELL AS THE TYPE, SIZE, CONDITION,
MATERIAL, AND OTHER CHARACTERISTICS.
UTILITY WARNING
THE UTILITIES SHOWN HAVE BEEN LOCATED FROM FIELD SURVEY
INFORMATION AND/OR RECORDS OBTAINED. THE SURVEYOR MAKES NO
GUARANTEE THAT THE UTILITIES OR SUBSURFACE FEATURES SHOWN
COMPRISE ALL SUCH ITEMS IN THE AREA, EITHER IN SERVICE OR ABANDONED.
THE SURVEYOR FURTHER DOES NOT WARRANT THAT THE UTILITIES OR
SUBSURFACE FEATURES SHOWN ARE IN THE EXACT LOCATION INDICATED
EXCEPT WHERE NOTED AS QUALITY LEVEL A.
FEATURES EXISTING PROPOSED
Spot Elevation
Contour Elevation
Fence (Barbed, Field, Hog)
Fence (Chain Link)
Fence (Wood)
Fence (Silt)
Tree Line
Tree Stump
Deciduous Tree \\ Shrub
Coniferous Tree \\ Shrub
Communication
Overhead Communication
Fiber Optic
Underground Electric
Overhead Electric
Gas Main with Size
High Pressure Gas Main with Size
Water Main with Size
Sanitary Sewer with Size
Duct Bank
Test Hole Location for SUE w/ID
(*) Denotes the survey quality service level for utilities
Sanitary Manhole
Storm Sewer with Size
Storm Manhole
Single Storm Sewer Intake
Double Storm Sewer Intake
Fire Hydrant
Fire Hydrant on Building
Water Main Valve
Water Service Valve
Well
Utility Pole
Guy Anchor
Utility Pole with Light
Utility Pole with Transformer
Street Light
Yard Light
Electric Box
Electric Transformer
Traffic Sign
Communication Pedestal
Communication Manhole
Communication Handhole
Fiber Optic Manhole
Fiber Optic Handhole
Gas Valve
Gas Manhole
Gas Apparatus
Fence Post or Guard Post
Underground Storage Tank
Above Ground Storage Tank
Sign
Satellite Dish
Mailbox
Sprinkler Head
Irrigation Control Valve
LEGEND
○
1
2
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●
X
1
2
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1225.25
FEATURES FOUND SET
Section Corner
1/2" Rebar, Cap # 11579
(Unless Otherwise Noted)
ROW Marker
ROW Rail
Control Point
Bench Mark
Platted Distance P
Measured Bearing & Distance M
Recorded As R
Deed Distance D
Calculated Distance C
Minimum Protection Elevation MPE
Centerline
Section Line
1/4 Section Line
1/4 1/4 Section Line
Easement Line
UTILITY CONTACT INFORMATION
UTILITY CONTACT FOR MAPPING INFORMATION SHOWN AS RECEIVED FROM
THE IOWA ONE CALL DESIGN REQUEST SYSTEM, TICKET NUMBER 552105375.
CO1-COMMUNICATION CENTURY LINK
SADIE HULL
918-547-0147
SADIE.HULL@LUMEN.COM
UE1-UNDERGROUND ELECTRIC MIDAMERICAN ENERGY
JAMIE NEER
515-252-6972
MECDSMDESIGNLOCATES@MIDAMERICAN.COM
W1-WATER MAIN WAUKEE, CITY OF
S1-SANITARY SEWER TIM ROYER
ST1- STORM SEWER 515-978-7920
G1-NATURAL GAS TROYER@WAUKEE.ORG
CONTROL POINTS
IOWA SOUTH STATE PLANE COORDINATE SYSTEM
NAD83(2011)(EPOCH 2010.00) IARTN DERIVED - US SURVEY FEET
CP100 N=577071.89 E=1542829.15 Z=1045.20
SET CUT "X" ON TOP CURB AT DOUBLE BACK OF CURB INTAKE
LOCATED SOUTH SIDE SE ESKER RIDGE DR., +-60' WEST OF
CENTERLINE SE PARKVIEW CROSSING DR. (AS SHOWN ON
SURVEY)
CP101 N=577090.55 E=1542487.89 Z=1048.78
SET CUT "X" ON TOP CURB, SOUTH SIDE SE ESKER RIDGE DR.,
LOCATED AT MID RAD ACROSS FROM HYDRANT. (AS SHOWN ON
SURVEY)
CP102 N=576839.19 E=1542140.13 Z=1046.85
SET CUT "X" TOP CURB, WEST EDGE SE WILLOWBROOK DR.,
LOCATED +-15' NW OF CENTERLINE CENTERLINE AT MIDRAD. (AS
SHOWN ON SURVEY)
CP103 N=577711.78 E=1542175.21 Z=1050.29
SET CUT "X" TOP CURB, SOUTH SIDE SE TALLGRASS LN. LOCATED
AT NE CORNER PROPERTY 600 SE TALLGRASS LN. (AS SHOWN
ON SURVEY)
CP104 N=577888.79 E=1542929.93 Z=1032.58
SET CUT "X" TOP CURB, NE QUAD TALLGRASS LN. AND SE
PARKVIEW CROSSING DR. AT STORM CLEANOUT. (AS SHOWN ON
SURVEY)
BENCHMARKS
NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD88 - GEOID12A)
IARTN DERIVED - US SURVEY FEET
BM500 ELEV=1048.47
NE BURY BOLT ON HYDRANT, LOCATED AT 1ST HYDRANT WEST
OF SE PARKVIEW CROSSING DR., NORTH SIDE OF ESKER DR. (AS
SHOWN ON SURVEY)
BM501 ELEV=1035.92
SW BURY BOLT ON HYDRANT, LOCATED 1ST HYDRANT SOUTH OF
SE TALLGRASS LN., WEST SIDE OF SE PARKVIEW CROSSING DR
(AS SHOWN ON SURVEY)
DATE OF SURVEY
AUGUST 27TH, 2021
POLLUTION PREVENTION NOTES
A.POLLUTION PREVENTION AND EROSION PROTECTION
1.CODE COMPLIANCE: THE CONTRACTOR IS RESPONSIBLE FOR COMPLIANCE WITH ALL POTENTIAL
POLLUTION AND SOIL EROSION CONTROL REQUIREMENTS OF THE IOWA CODE, THE IOWA
DEPARTMENT OF NATURAL RESOURCES (IDNR) NPDES PERMIT, THE U.S. CLEAN WATER ACT AND
ANY LOCAL ORDINANCES. THE CONTRACTOR SHALL TAKE ALL NECESSARY STEPS TO PROTECT
AGAINST EROSION AND POLLUTION FROM THIS PROJECT SITE AND ALL OFF-SITE BORROW OR
DEPOSIT AREAS DURING PERFORMANCE OR AS A RESULT OF PERFORMANCE.
2.DAMAGE CLAIMS: THE CONTRACTOR WILL HOLD THE OWNER AND ARCHITECT / ENGINEER
HARMLESS FROM ANY AND ALL CLAIMS OF ANY TYPE WHATSOEVER RESULTING FROM DAMAGES
TO ADJOINING PUBLIC OR PRIVATE PROPERTY, INCLUDING REASONABLE ATTORNEY FEES
INCURRED TO OWNER. FURTHER, IF THE CONTRACTOR FAILS TO TAKE NECESSARY STEPS TO
PROMPTLY REMOVE EARTH SEDIMENTATION OR DEBRIS WHICH COMES ONTO ADJOINING PUBLIC
OR PRIVATE PROPERTY, THE OWNER MAY, BUT NEED NOT, REMOVE SUCH ITEMS AND DEDUCT
THE COST THEREOF FROM AMOUNTS DUE TO THE CONTRACTOR.
B.STORM WATER DISCHARGE PERMIT
1.THIS PROJECT REQUIRES COVERAGE UNDER THE NPDES GENERAL PERMIT NO. 2 FOR STORM
WATER DISCHARGES ASSOCIATED WITH CONSTRUCTION ACTIVITIES FROM THE IDNR, AS
REQUIRED BY THE ENVIRONMENTAL PROTECTION AGENCY (EPA). THE GENERAL CONTRACTOR
AND ALL SUBCONTRACTORS ARE RESPONSIBLE FOR COMPLIANCE WITH AND FULFILLMENT OF ALL
REQUIREMENTS OF THE NPDES GENERAL PERMIT NO. 2 AS SPECIFIED IN THE CONTRACT
DOCUMENTS.
2.ALL DOCUMENTS RELATED TO THE STORM WATER DISCHARGE PERMIT, INCLUDING, BUT NOT
LIMITED TO, THE NOTICE OF INTENT, PROOF OF PUBLICATIONS, DISCHARGE AUTHORIZATION
LETTER, CURRENT SWPPP, SITE INSPECTION LOG, AND OTHER ITEMS, SHALL BE KEPT ON SITE AT
ALL TIMES AND MUST BE PRESENTED TO ANY JURISDICTIONAL AGENCIES UPON REQUEST.
FAILURE TO COMPLY WITH THE NPDES PERMIT REQUIREMENTS IS A VIOLATION OF THE CLEAN
WATER ACT AND THE CODE OF IOWA.
3.A "NOTICE OF DISCONTINUATION" MUST BE FILED WITH THE IDNR UPON FINAL STABILIZATION OF
THE DISTURBED SITE AND REMOVAL OF ALL TEMPORARY EROSION CONTROL MEASURES. ALL
PLANS, INSPECTION REPORTS, AND OTHER DOCUMENTS MUST BE RETAINED FOR A PERIOD OF
THREE YEARS AFTER PROJECT COMPLETION. THE CONTRACTOR SHALL RETAIN A RECORD COPY
AND PROVIDE THE ORIGINAL DOCUMENTS TO THE OWNER UPON PROJECT ACCEPTANCE AND/OR
SUBMITTAL OF THE NOTICE OF DISCONTINUATION.
C.POLLUTION PREVENTION PLAN
1.THE STORM WATER POLLUTION PREVENTION PLAN (SWPPP) IS A SEPARATE DOCUMENT IN
ADDITION TO THESE PLAN DRAWINGS. THE CONTRACTOR SHOULD REFER TO THE SWPPP FOR
ADDITIONAL REQUIREMENTS AND MODIFICATIONS TO THE POLLUTION PREVENTION PLAN MADE
DURING CONSTRUCTION.
2.THE SWPPP ILLUSTRATES GENERAL MEASURES AND BEST MANAGEMENT PRACTICES (BMP) FOR
COMPLIANCE WITH THE PROJECT'S NPDES PERMIT COVERAGE. ALL BMP'S AND EROSION
CONTROL MEASURES REQUIRED AS A RESULT OF CONSTRUCTION ACTIVITIES ARE THE
RESPONSIBILITY OF THE CONTRACTOR TO IDENTIFY, NOTE AND IMPLEMENT. ADDITIONAL BMP'S
FROM THOSE SHOWN ON THE PLAN MAY BE REQUIRED.
3.THE SWPPP AND SITE MAP SHOULD BE EXPEDITIOUSLY REVISED TO REFLECT CONSTRUCTION
PROGRESS AND CHANGES AT THE PROJECT SITE.
4.THE CONTRACTOR IS RESPONSIBLE FOR COMPLIANCE WITH ALL REQUIREMENTS OF THE
GENERAL PERMIT AND SWPPP, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING BMP'S UNLESS
INFEASIBLE OR NOT APPLICABLE:
a.UTILIZE OUTLET STRUCTURES THAT WITHDRAW WATER FROM THE SURFACE WHEN
DISCHARGING FROM BASINS, PROVIDE AND MAINTAIN NATURAL BUFFERS AROUND SURFACE
WATERS, DIRECT STORM WATER TO VEGETATED AREAS TO INCREASE SEDIMENT REMOVAL
AND MAXIMIZE STORM WATER INFILTRATION, AND MINIMIZE SOIL COMPACTION.
b.INSTALL PERIMETER AND FINAL SEDIMENT CONTROL MEASURES SUCH AS SILT BARRIERS,
DITCH CHECKS, DIVERSION BERMS, OR SEDIMENTATION BASINS DOWNSTREAM OF SOIL
DISTURBING ACTIVITIES PRIOR TO SITE CLEARING AND GRADING OPERATIONS.
c.PRESERVE EXISTING VEGETATION IN AREAS NOT NEEDED FOR CONSTRUCTION AND LIMIT TO A
MINIMUM THE TOTAL AREA DISTURBED BY CONSTRUCTION OPERATIONS AT ANY TIME.
d.MAINTAIN ALL TEMPORARY AND PERMANENT EROSION CONTROL MEASURES IN WORKING
ORDER, INCLUDING CLEANING, REPAIRING, REPLACEMENT, AND SEDIMENT REMOVAL
THROUGHOUT THE PERMIT PERIOD. CLEAN OR REPLACE SILT CONTROL DEVICES WHEN THE
MEASURES HAVE LOST 50% OF THEIR ORIGINAL CAPACITY.
e.INSPECT THE PROJECT AREA AND CONTROL DEVICES (BY QUALIFIED PERSONNEL ASSIGNED
BY THE CONTRACTOR) EVERY SEVEN CALENDAR DAYS. RECORD THE FINDINGS OF THESE
INSPECTIONS AND ANY RESULTING ACTIONS IN THE SWPPP WITH A COPY SUBMITTED WEEKLY
TO THE OWNER OR ENGINEER DURING CONSTRUCTION. REVISE THE SWPPP AND IMPLEMENT
ANY RECOMMENDED MEASURES WITHIN 7 DAYS.
f.PREVENT ACCUMULATION OF EARTH AND DEBRIS FROM CONSTRUCTION ACTIVITIES ON
ADJOINING PUBLIC OR PRIVATE PROPERTIES, INCLUDING STREETS, DRIVEWAYS, SIDEWALKS,
DRAINAGEWAYS, OR UNDERGROUND SEWERS. REMOVE ANY ACCUMULATION OF EARTH OR
DEBRIS IMMEDIATELY AND TAKE REMEDIAL ACTIONS FOR FUTURE PREVENTION.
g.INSTALL NECESSARY CONTROL MEASURES SUCH AS SILT BARRIERS, EROSION CONTROL MATS,
MULCH, DITCH CHECKS OR RIPRAP AS SOON AS AREAS REACH THEIR FINAL GRADES AND AS
CONSTRUCTION OPERATIONS PROGRESS TO ENSURE CONTINUOUS RUNOFF CONTROL.
PROVIDE INLET AND OUTLET CONTROL MEASURES AS SOON AS STORM SEWERS ARE
INSTALLED.
h.RESPREAD A MINIMUM OF 8 INCHES OF TOPSOIL (INCLUDING TOPSOIL FOUND IN SOD) ON ALL
DISTURBED AREAS, EXCEPT WHERE PAVEMENT, BUILDINGS OR OTHER IMPROVEMENTS ARE
LOCATED.
i.STABILIZE UNDEVELOPED, DISTURBED AREAS WITH MULCH, TEMPORARY SEED MIX,
PERMANENT SEED MIX, SOD, OR PAVEMENT IMMEDIATELY AS SOON AS POSSIBLE UPON
COMPLETION OR DELAY OF GRADING OPERATIONS. INITIATE STABILIZATION MEASURES
IMMEDIATELY AFTER CONSTRUCTION ACTIVITY IS FINALLY COMPLETED OR TEMPORARILY
CEASED ON ANY PORTION OF THE SITE AND WHICH WILL NOT RESUME FOR A PERIOD
EXCEEDING 14 CALENDAR DAYS.
j.COORDINATE LOCATIONS OF STAGING AREAS WITH THE OWNER AND RECORD IN THE SWPPP.
UNLESS NOTED OTHERWISE, STAGING AREAS SHOULD CONTAIN THE FOLLOWING: JOB
TRAILERS, FUELING / VEHICLE MAINTENANCE AREA, TEMPORARY SANITARY FACILITIES,
MATERIALS STORAGE, AND CONCRETE WASHOUT FACILITY. CONTROL RUNOFF FROM STAGING
AREAS WITH DIVERSION BERMS AND/OR SILT BARRIERS AND DIRECT TO A SEDIMENT BASIN OR
OTHER CONTROL DEVICE WHERE POSSIBLE. CONCRETE WASHOUT MUST BE CONTAINED
ONSITE.
k.REMOVE ALL TEMPORARY EROSION CONTROL MEASURES AND SITE WASTE PRIOR TO FILING
OF THE "NOTICE OF DISCONTINUATION".
GENERAL NOTES
A. NOTIFY UTILITY PROVIDERS PRIOR TO BEGINNING ANY CONSTRUCTION ACTIVITIES AND COORDINATE WITH UTILITY
PROVIDERS AS NECESSARY DURING CONSTRUCTION. CONTRACTOR IS RESPONSIBLE FOR DETERMINING EXISTENCE,
EXACT LOCATION, AND DEPTH OF ALL UTILITIES. PROTECT ALL UTILITY LINES AND STRUCTURES NOT SHOWN FOR
REMOVAL OR MODIFICATION. ANY DAMAGES TO UTILITY ITEMS NOT SHOWN FOR REMOVAL OR MODIFICATION SHALL BE
REPAIRED TO THE UTILITY OWNER'S SPECIFICATIONS AT THE CONTRACTOR'S EXPENSE.
B. CONSTRUCTION OF ALL STREET AND UTILITY IMPROVEMENTS SHALL CONFORM TO THE 2020 WAUKEE STANDARD
SPECIFICATIONS FOR PUBLIC IMPROVEMENTS, 2021 STATEWIDE URBAN DESIGN AND SPECIFICATIONS AND THE SOILS
REPORTS PREPARED BY OTHERS.
C. LENGTH OF UTILITIES SHOWN ON PLANS ARE DIMENSIONED FROM CENTERLINE OF STRUCTURE TO CENTERLINE OF
STRUCTURE.
D. ALL TRAFFIC CONTROL SHALL BE PROVIDED IN ACCORDANCE WITH REQUIREMENTS SET FORTH IN THE MANUAL ON
UNIFORM TRAFFIC CONTROL DEVICES (MUTCD). WHEN CONSTRUCTION ACTIVITIES OBSTRUCT PORTIONS OF THE
ROADWAY, FLAGGERS SHALL BE PROVIDED. FLAGGERS SHALL CONFORM TO THE MUTCD IN APPEARANCE, EQUIPMENT
AND ACTIONS. THE CONTRACTOR SHALL NOTIFY THE CITY OF WAUKEE AT LEAST ONE WEEK PRIOR TO ANY ANTICIPATED
LANE CLOSURE.
E. NOTIFY OWNER, ENGINEER, CITY OF WAUKEE AT LEAST 48 HOURS PRIOR TO BEGINNING WORK. CONTRACTOR SHALL ALSO
NOTIFY THE CITY OF WAUKEE ENGINEERING DEPARTMENT AT LEAST 48 HOURS PRIOR TO ANY PLANNED WEEKEND OR
HOLIDAY WORK.
F. CONSTRUCT MANHOLES AND APPURTENANCES AS WORK PROGRESSES. BACKFILL WITH SUITABLE MATERIAL AND
COMPACT TO 95% MAXIMUM DENSITY.
G. IN THE EVENT OF A DISCREPANCY BETWEEN THE QUANTITY ESTIMATES AND THE DETAILED PLANS, THE DETAILED PLANS
SHALL GOVERN.
H. ALL FIELD TILES ENCOUNTERED DURING CONSTRUCTION SHALL BE RECONNECTED OR REPAIRED AND NOTED
ACCORDINGLY ON THE AS-BUILT DOCUMENTS.
I. DIMENSIONS, BUILDING LOCATION, UTILITIES AND GRADING OF THIS SITE ARE BASED ON AVAILABLE INFORMATION AT THE
TIME OF DESIGN. DEVIATIONS MAY BE NECESSARY IN THE FIELD. ANY SUCH CHANGES OR CONFLICTS BETWEEN THIS
PLAN AND FIELD CONDITIONS ARE TO BE REPORTED TO THE ARCHITECT/ENGINEER PRIOR TO STARTING CONSTRUCTION.
THE CONTRACTOR SHALL BE RESPONSIBLE FOR LAYOUT VERIFICATION OF ALL SITE IMPROVEMENTS PRIOR TO
CONSTRUCTION. CONTACT CITY OF WAUKEE FOR APPROVAL OF ANY CHANGES AND THAT ANY CHANGES COMPLETED
WITHOUT APPROVAL ARE SUBJECT TO REMOVAL IN ORDER TO MEET THE CITY OF WAUKEE STANDARDS.
J. CONTRACTOR TO LOAD AND TRANSPORT ALL MATERIALS CONSIDERED TO BE UNDESIRABLE TO BE INCORPORATED INTO
THE PROJECT TO AN APPROVED OFF-SITE WASTE SITE.
K. CONTRACTOR TO STRIP AND STOCKPILE TOPSOIL FROM ALL AREAS TO BE CUT OR FILLED. RESPREAD TO MEET SUDAS
SPECIFICATION SECTION 2010 FOR TOPSOIL.
L. ALL PROPOSED CONTOURS AND SPOT ELEVATIONS SHOWN ARE FINISHED GRADES AND/OR TOP OF PAVING SLAB
(GUTTER), UNLESS OTHERWISE NOTED.
M. THE CONTRACTOR IS RESPONSIBLE FOR CLEANING DIRT AND DEBRIS FROM NEIGHBORING STREETS, DRIVEWAYS, AND
SIDEWALKS CAUSED BY CONSTRUCTION ACTIVITIES AT THE END OF EACH WORK DAY AND PRIOR TO A RAIN EVENT.
N. THE ADJUSTMENT OF ANY EXISTING UTILITY APPURTENANCES TO FINAL GRADE IS CONSIDERED INCIDENTAL TO THE SITE
WORK.
O. THE CONTRACTOR SHALL BE RESPONSIBLE FOR INSTALLING EROSION AND SEDIMENT CONTROL MEASURES AS
NECESSARY. CONTRACTOR SHALL ALSO BE RESPONSIBLE FOR MAINTAINING ANY EXISTING EROSION CONTROL
MEASURES ON SITE AT THE TIME OF CONSTRUCTION. GRADING AND SOIL EROSION CONTROL CODE REQUIREMENTS
SHALL BE MET BY CONTRACTOR. A COSESCO PERMIT IS REQUIRED FOR THIS PROJECT.
P. CONTRACTOR TO COORDINATE NATURAL GAS, ELECTRICAL, TELEPHONE AND ANY OTHER FRANCHISE UTILITY SERVICES
WITH UTILITY SERVICE PROVIDER, CITY OF WAUKEE, AND THE OWNER PRIOR TO CONSTRUCTION.
Q. IF STORM SEWER CROSSES ABOVE WATER MAIN OR CROSSES LESS THAN 18" BELOW A WATER MAIN THEN STORM SEWER
SHALL BE CONSTRUCTED OF REINFORCED CONCRETE WITH A FLEXIBLE O-RING GASKET RATED AT 13 PSI OR GREATER.
O-RING GASKET JOINTS SHALL BE INSTALLED ON EACH SIDE OF THE CROSSING UNTIL THE NORMAL DISTANCE FROM THE
WATER MAIN TO THE STORM SEWER IS AT LEAST TEN FEET.
R. A PRE-CONSTRUCTION MEETING WITH THE CITY OF WAUKEE WILL BE REQUIRED A MINIMUM OF ONE WEEK PRIOR TO
CONSTRUCTION ACTIVITIES BEGINNING.
S. ALL STAKING SHALL BE DONE UNDER THE DIRECTION OF A LICENSED ENGINEER OR LAND SURVEYOR INCLUDING
PEDESTRIAN FACILITIES.
T. ANY CHANGES PROPOSED TO THE DRAWINGS DURING CONSTRUCTION SHALL BE APPROVED IN WRITING BY THE
COMMUNITY DEVELOPMENT DEPARTMENT PRIOR TO CONSTRUCTION.
U. THE CONTRACTOR IS RESPONSIBLE FOR ANY CHANGES MADE DURING CONSTRUCTION THAT HAVE NOT BEEN GRANTED
APPROVAL IN WRITING BY THE COMMUNITY DEVELOPMENT DEPARTMENT.
V. ALL SANITARY SEWER AND STORM SEWER SHALL BE CLEANED AND TELEVISED PRIOR TO PAVING. THE CITY OF WAUKEE
SHALL WITNESS ALL CLEANING AND TELEVISING. COPIES OF THE REPORT AND VIDEO SHALL BE PROVIDED TO THE CITY OF
WAUKEE. ALL SANITARY SEWER MANHOLES SHALL BE VACUUM TESTED.
W. ALL CONSTRUCTION TO EXISTING SANITARY MANHOLES SHALL BE CORE DRILL WITH A LINK SEAL.
X. PLACE 3/4" EXPANSION JOINT BETWEEN ALL PCC PAVEMENT/SIDEWALKS AND BUILDINGS. PLACE 1/2" EXPANSION JOINT
BETWEEN SIDEWALKS AND PCC PAVEMENT. THE PCC RAMP JOINT LOCATED AT THE BACK OF CURB AND ALL EXPANSION
JOINTS SHALL BE SEALED.
Y. ALL UTILITIES INCLUDING PRIVATE UTILITIES SHALL BE CONSTRUCTED TO THE CITY OF WAUKEE STANDARD
SPECIFICATIONS FOR PUBLIC IMPROVEMENTS AND ALL UTILITIES SHALL BE TESTED TO CITY STANDARDS. THE CITY SHALL
WITNESS ALL TESTING.
Z. CONTRACTOR SHALL PROTECT STORM SEWERS AND DRAINAGE WAYS FROM ALLOWING CONCRETE SLURRY FROM
CONCRETE OPERATIONS TO DISCHARGE OFFSITE.
AA. CONTRACTOR SHALL COORDINATE ALL TIE-IN TO UTILITIES WITH THE CITY OF WAUKEE PUBLIC WORKS DEPARTMENT AND
CITY OF WAUKEE PUBLIC WORKS SHALL WITNESS ALL TIE-INS.
BB. THE COOP ASSOCIATION SHALL BE RESPONSIBLE FOR THE MAINTENANCE OF THE PRIVATE STREETS, MONUMENT SIGN
AND ALL PRIVATE UTILITIES WITHIN THE DEVELOPMENT.
CC. ALL FIRE HYDRANTS TO HAVE 5 INCH STORZ FITTINGS.
DD. CONTRACTOR TO INSTALL STREET BLADE SIGNS FOR PRIVATE STREETS AT THE TIME VERTICAL CONSTRUCTION BEGINS.
1
(2620)
2
(2610)
3
(2600)
4
(2590)
5
(2580)
6
(2570)
7
(2560)
8
(2550)
9
(2540)
10
(2535)
11
(2525)
12
(2515)
13
(2505)14
(2495)
15
(2485)
16
(2475)
17
(2465)
18
(2455)
19
(2445)
20
(2435)
21
(2430)
22
(2420)
23
(2410)
24
(2400)
25
(2390)
26
(2395)
27
(2405)
28
(2415)
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Area
Wood
Fence
Concrete
Sidewalk
Rim=1034.41
F.L.=1021.09 8" TRUSS NE
F.L.=1021.09 8" TRUSS W
Rim=1036.72
F.L.=1024.27 8" TRUSS E
F.L.=1024.70 8" TRUSS W
Rim=1049.00
F.L.=1036.36 8" TRUSS E
Rim=1042.83
F.L.=1038.71 8" CMP W
F.L.= 1038.52 18" RCP E
Intake=1042.22
F.L.=1038.57 15" RCP N
Intake=1042.22
F.L.=1039.05 15" RCP S
Rim=1035.69
F.L.=1030.89 18" RCP W
F.L.= 1030.89 18" RCP E
Intake=1035.00
F.L.=1030.84 15" RCP N
Intake=1034.98
F.L.=1031.53 15" RCP S
Rim=1033.15
F.L.=1026.19 15" RCP W
F.L.= 1026.19 18" RCP SE
Intake=1032.45
F.L.=1028.30 15" RCP N
Intake=1032.45
F.L.=1028.80 15" RCP S
Intake=1033.18
F.L.=1026.14 24" RCP NE
Intake=1032.41
F.L.=1025.49 24" RCP SW
F.L.=1025.28 18" RCP NW
F.L.=1025.14 24" RCP E
Intake=1032.54
F.L.=1024.65 24" RCP W
Intake=1034.10
F.L.=1030.05 15" RCP E
Intake=1034.16
F.L.=1029.66 15" RCP W
Intake=1039.00
F.L.=1034.95 15" RCP E
Intake=1038.98
F.L.=1034.54 15" RCP W
Intake=1044.51
F.L.=1040.30 15" RCP SW
Intake=1044.57
F.L.=1040.25 15" RCP NE
Concrete
Sidewalk
Rim=1045.40
F.L.=1040.61 15" RCP W
F.L.= 1040.21 18" RCP SE
Rim=1047.41
F.L.=1041.50 15" RCP SE
F.L.= 1041.50 15" RCP SW
Rim=1049.70
F.L.=1042.30 15" RCP NE
F.L.= 1042.30 15" RCP SW
Rim=1047.96
F.L.=1043.20 15" RCP NE
Intake=1047.21
F.L.=1043.10 15" RCP NW
Intake=1047.19
F.L.=1043.37 15" RCP SE
Rim=1032.95
F.L.=1018.34 8" TRUSS N
F.L.=1018.73 8" TRUSS SE
F.L.=1018.14 8" TRUSS E
F.L.=1018.14 8" TRUSS W
Transformer
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15' Private Storm Sewer and
Overland Flowage Easement
10' PUE 10' PUE
10' PUE
54' Public Ingress/Egress
Easement
45' Public
Ingress/Egress
Easement
15' Private Overland
Flowage Easement
15' Private Overland
Flowage Easement
15' Private Overland
Flowage Easement
10' PUE
10' PUE
20' Private Overland Flowage Easement
20' Private Overland
Flowage Easement
45' Public Ingress/Egress Easement
5' Public Gas
Easement
5' Public Gas Easement
15
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15' Private
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1
(2620)
2
(2610)
3
(2600)
4
(2590)
5
(2580)
6
(2570)
7
(2560)
8
(2550)
9
(2540)
10
(2535)
11
(2525)
12
(2515)
13
(2505)14
(2495)
15
(2485)
16
(2475)
17
(2465)
18
(2455)
19
(2445)
20
(2435)
21
(2430)
22
(2420)
23
(2410)
24
(2400)
25
(2390)
26
(2395)
27
(2405)
28
(2415)
29
(2425)SE
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BM501
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Concrete
Sidewalk
Planter
Area
Wood
Fence
Concrete
Sidewalk
Rim=1034.41
F.L.=1021.09 8" TRUSS NE
F.L.=1021.09 8" TRUSS W
Rim=1036.72
F.L.=1024.27 8" TRUSS E
F.L.=1024.70 8" TRUSS W
Rim=1049.00
F.L.=1036.36 8" TRUSS E
Rim=1042.83
F.L.=1038.71 8" CMP W
F.L.= 1038.52 18" RCP E
Intake=1042.22
F.L.=1038.57 15" RCP N
Intake=1042.22
F.L.=1039.05 15" RCP S
Rim=1035.69
F.L.=1030.89 18" RCP W
F.L.= 1030.89 18" RCP E
Intake=1035.00
F.L.=1030.84 15" RCP N
Intake=1034.98
F.L.=1031.53 15" RCP S
Rim=1033.15
F.L.=1026.19 15" RCP W
F.L.= 1026.19 18" RCP SE
Intake=1032.45
F.L.=1028.30 15" RCP N
Intake=1032.45
F.L.=1028.80 15" RCP S
Intake=1033.18
F.L.=1026.14 24" RCP NE
Intake=1032.41
F.L.=1025.49 24" RCP SW
F.L.=1025.28 18" RCP NW
F.L.=1025.14 24" RCP E
Intake=1032.54
F.L.=1024.65 24" RCP W
Intake=1034.10
F.L.=1030.05 15" RCP E
Intake=1034.16
F.L.=1029.66 15" RCP W
Intake=1039.00
F.L.=1034.95 15" RCP E
Intake=1038.98
F.L.=1034.54 15" RCP W
Intake=1044.51
F.L.=1040.30 15" RCP SW
Intake=1044.57
F.L.=1040.25 15" RCP NE
Concrete
Sidewalk
The Estates Of
Waukee Large
Sign
For Sale
Sign
Rim=1045.40
F.L.=1040.61 15" RCP W
F.L.= 1040.21 18" RCP SE
Rim=1047.41
F.L.=1041.50 15" RCP SE
F.L.= 1041.50 15" RCP SW
Rim=1049.70
F.L.=1042.30 15" RCP NE
F.L.= 1042.30 15" RCP SW
Rim=1047.96
F.L.=1043.20 15" RCP NE
Intake=1047.21
F.L.=1043.10 15" RCP NW
Intake=1047.19
F.L.=1043.37 15" RCP SE
Rim=1032.95
F.L.=1018.34 8" TRUSS N
F.L.=1018.73 8" TRUSS SE
F.L.=1018.14 8" TRUSS E
F.L.=1018.14 8" TRUSS W
Notice Of
Rezoning
Sign
For Sale
Sign
Notice Of
Rezoning
Sign
For Sale
Sign
Notice Of
Rezoning
Sign
Transformer
MidAmerican
Transformer
MidAmerican
N83°56'08"E 411.
6
4
'
M
N83°41'41"E 411.
6
4
'
P
C1
C2
C3
C4
C5
N37°28'27"E 62.82' M
S37°14'00"W 62.82' P
N0
°
3
3
'
1
9
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E
7
9
2
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M
N0
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'
5
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E
7
9
2
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7
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P
343,965 SF
7.90 AC
Lot 1
131,800 SF
3.03 AC
Lot 2
C
7
C9
C10
C8
C6
19.7'
5.0'
25.0'22.0'
9.
0
'
T
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2
5
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18.0'
TYP
22
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0
'
5.
0
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25
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0
'
22
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0
'
10.0'
26.0'25.0'
5.0'
50.5'
74.7' TYP
42
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'
T
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74.7' TYP 42
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TYP
TYP
TYP
TYP
3
1
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7
'
32.5'
3
2
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B
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6
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12
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12.0'
12.0'
12
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0
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12
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12
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0
'
12
.
0
'
11
.
0
'
12.0'
10.0'
3
0
.
6
'
20
.
0
'
6,507 SF
1
9
.
4
'
15' Private Storm Sewer and
Overland Flowage Easement
10' PUE 10' PUE
10' PUE
45' Public
Ingress/Egress
Easement
15' Private Overland
Flowage Easement
15' Private
Overland Flowage
Easement
15' Private Overland
Flowage Easement
20' Private Overland Flowage Easement
20' Private Overland Flowage Easement
10' PUE
10' PUE
1A
1A
1A
1A
1A
1A
1A
1A
1A
1A
1A
1A
1B
1B
1B
1B
2A
2A
2A
2H
2H
2H
2B
2B
2C
2C
2C
2J
2I
3A
3C
3B
2E
2G
2D
4A
2D
2E
2E
2F
2D
4B
4B
5
2K
2C
2B
1C
1C
45' Public Ingress/Egress Easement
130.0'
77
.
7
'
77.3'
39
.
4
'
6
6
5' Public Gas
Easement
5' Public Gas Easement
41'
13
.
4
'
15' Private Overland
Flowage Easement
5' Public Gas
Easement
54' Public Ingress
Egress Easement
5' Electrical
Easement
5' Electrical Easement
5' Electrical Easement
BY
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C300
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FEET
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DIMENSION PLAN CONSTRUCTION NOTES
1. PROTECT THE FOLLOWING SITE FEATURES:
A.EXISTING UTILITY. ADJUST AS NECESSARY TO ALLOW FOR CONSTRUCTION. VERIFY LOCATION, ELEVATION AND MINIMUM COVER
REQUIREMENTS PRIOR TO CONSTRUCTION.
B.EXISTING PAVEMENT.
C.EXISTING STREET LIGHT. ANY ELECTRIC FOR STREET LIGHTS OR ANY LIGHT POLE THAT NEEDS TO BE RELOCATED WILL BE AT THE EXPENSE
OF THE DEVELOPER.
2.PAVEMENTS, PROVIDE THE FOLLOWING:
A.7" DEPTH PCC PAVEMENT ON 12" DEPTH PREPARED SUBGRADE COMPACTED TO 95% STANDARD PROCTOR DENSITY.
B.4" MINIMUM DEPTH PCC SIDEWALK ON 6" DEPTH PREPARED SUBGRADE COMPACTED TO 95% STANDARD PROCTOR DENSITY.
C.3" PCC ROLL CURB.
D.PEDESTRIAN RAMP WITH MAXIMUM SLOPE OF 8.33%. PROVIDE DETECTABLE WARNING PANELS WHERE SHOWN.
E.5" PCC DRIVEWAY TO BE BUILT WITH HOME CONSTRUCTION.
F. 6" DEPTH PCC PAVEMENT ON 12" DEPTH PREPARED SUBGRADE COMPACTED TO 95% STANDARD PROCTOR DENSITY.
G.8" PCC, 4'X4' CLUSTER MAIL BOX PAD. SEE DETAIL SHEET C504.
H.INTEGRAL CURB AND 4" PCC SIDEWALK.
I.8" DEPTH PCC TYPE A ENTRANCE APPROACH TO BE CONSTRUCTED AS PER STANDARD SPECIFICATIONS.
J.SUDAS TYPE A CONNECTION.
K.PAVED INTEGRAL CURB.
3.PAVEMENT MARKINGS, PROVIDE THE FOLLOWING:
A.PAINTED PARKING STALL LINE, 4" WIDE, PAINTED YELLOW.
B.PAINTED 45° STRIPING AT 3' O.C.
C.PAINTED STATE OF IOWA APPROVED DISABLED SYMBOL. AS PER ADAAG REQUIREMENTS.
4.SIGNAGE PROVIDE THE FOLLOWING:
A.BLUE SIGN WITH DISABLED SYMBOL READING "PARKING ONLY" AND "$200 FINE FOR IMPROPER USE" AS PER ADAAG STANDARDS. SECURE
SIGN TO 2" SQUARE STEEL CHANNEL POST WITH ENAMEL FINISH IN A 12" DIAMETER CONCRETE FOOTING. ALSO ADD SIGN READING "VAN
ACCESSIBLE".
B.STOP SIGN. CONTRACTOR TO INSTALL. STREET BLADE SIGN TO BE INSTALLED PRIOR TO VERTICAL CONSTRUCTION.
5. ENTRANCE GATE WITH KEY PAD TO BE SELECTED BY OWNER. COORDINATE ACCESS WTH WAUKEE FIRE DEPARTMENT, TRASH PROVIDER,
WAUKEE POLICE DEPARTMENT AND USPS.
6.MODULAR BLOCK RETAINING WALL. SEE DETAIL.
NOT TO SCALE
TYPICAL PRIVATE STREET CROSS SECTION4
C300
LEGEND
8" DEPTH PCC
7" DEPTH PCC
6" DEPTH PCC
4" DEPTH PCC SIDEWALK
3
C300 NOT TO SCALE
INTEGRAL 3" ROLLED CURB AND SIDEWALK DETAIL
PCC SIDEWALK SECTION
PCC PAVEMENT SECTION
2
C300 NOT TO SCALE
TYPICAL PAVEMENT CROSS SECTIONS
2"R
1"R
10.5"
2.5"
VA
R
I
E
S
3"Sidewalk 4"min.
2% max.
Sealed 'E' joint
1
C300 NOT TO SCALE
74
.
7
'
42.0'
22
.
0
'
5.
0
'
25
.
0
'
B/
B
20.0'
TYPICAL MAXIMUM
UNIT DETAIL
OPTIONAL
PORCH
TYPICAL SECTION
Exact dimensions, wall
batter, backfill limits,
reinforcement, and leveling
pad materials and
dimensions will be specified
by the wall manufacturer.
1
5
C300
MODULAR BLOCK RETAINING WALL
NO SCALE
8"
M
i
n
.
6"
M
i
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.
6"
M
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.
4'
-
0
"
m
a
x
.
Topsoil or
Suitable
Backfill
Material
Granular Backfill Material
Geogrid (if required)
Excavation Line
Geogrid (if required)
Subdrain
Wrap porous backfill material
with engineering fabric.
Excavation Line
Finished
Grade
Wall Unit
(Typ.)
Finished Grade (slope varies)
Pins or Lip to Ensure
Proper Block Setback
Cap Stone
Compacted Foundation Construct a 6" thick X 18"
wide (min.) leveling pad
1
(2620)
2
(2610)
3
(2600)
4
(2590)
5
(2580)
6
(2570)
7
(2560)
8
(2550)
9
(2540)
10
(2535)
11
(2525)
12
(2515)
13
(2505)14
(2495)
15
(2485)
16
(2475)
17
(2465)
18
(2455)
19
(2445)
20
(2435)
21
(2430)
22
(2420)
23
(2410)
24
(2400)
25
(2390)
26
(2395)
27
(2405)
28
(2415)
29
(2425)SE
V
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SE
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POOL
CLUBHOUSE
2460
RISER
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'
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n
c
r
e
t
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SE
P
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C
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s
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D
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Concrete
SE Esker
R
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e
D
r
i
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Con
c
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e
t
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SE
E
s
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R
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D
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Concrete
Sidewalk
Planter
Area
Wood
Fence
Concrete
Sidewalk
Rim=1034.41
F.L.=1021.09 8" TRUSS NE
F.L.=1021.09 8" TRUSS W
Rim=1036.72
F.L.=1024.27 8" TRUSS E
F.L.=1024.70 8" TRUSS W
Rim=1049.00
F.L.=1036.36 8" TRUSS E
Rim=1042.83
F.L.=1038.71 8" CMP W
F.L.= 1038.52 18" RCP E
Intake=1042.22
F.L.=1038.57 15" RCP N
Intake=1042.22
F.L.=1039.05 15" RCP S
Rim=1035.69
F.L.=1030.89 18" RCP W
F.L.= 1030.89 18" RCP E
Intake=1035.00
F.L.=1030.84 15" RCP N
Intake=1034.98
F.L.=1031.53 15" RCP S
Rim=1033.15
F.L.=1026.19 15" RCP W
F.L.= 1026.19 18" RCP SE
Intake=1032.45
F.L.=1028.30 15" RCP N
Intake=1032.45
F.L.=1028.80 15" RCP S
Intake=1033.18
F.L.=1026.14 24" RCP NE
Intake=1032.41
F.L.=1025.49 24" RCP SW
F.L.=1025.28 18" RCP NW
F.L.=1025.14 24" RCP E
Intake=1032.54
F.L.=1024.65 24" RCP W
Intake=1034.10
F.L.=1030.05 15" RCP E
Intake=1034.16
F.L.=1029.66 15" RCP W
Intake=1039.00
F.L.=1034.95 15" RCP E
Intake=1038.98
F.L.=1034.54 15" RCP W
Intake=1044.51
F.L.=1040.30 15" RCP SW
Intake=1044.57
F.L.=1040.25 15" RCP NE
Concrete
Sidewalk
Rim=1045.40
F.L.=1040.61 15" RCP W
F.L.= 1040.21 18" RCP SE
Rim=1047.41
F.L.=1041.50 15" RCP SE
F.L.= 1041.50 15" RCP SW
Rim=1049.70
F.L.=1042.30 15" RCP NE
F.L.= 1042.30 15" RCP SW
Rim=1047.96
F.L.=1043.20 15" RCP NE
Intake=1047.21
F.L.=1043.10 15" RCP NW
Intake=1047.19
F.L.=1043.37 15" RCP SE
Rim=1032.95
F.L.=1018.34 8" TRUSS N
F.L.=1018.73 8" TRUSS SE
F.L.=1018.14 8" TRUSS E
F.L.=1018.14 8" TRUSS W
Transformer
MidAmerican
Transformer
MidAmerican
N83°56'08"E 411.
6
4
'
M
N83°41'41"E 411.
6
4
'
P
C1
C2
C3
C4
C5
N37°28'27"E 62.82' M
S37°14'00"W 62.82' P
N0
°
3
3
'
1
9
"
E
7
9
2
.
7
0
'
M
N0
0
°
1
8
'
5
5
"
E
7
9
2
.
7
0
'
P
343,965 SF
7.90 AC
Lot 1
131,800 SF
3.03 AC
Lot 2
C
7
C9
C10
C8
C6
MANHOLE NO. 1, SW-301
RIM: 1048.96
INV: 1037.11 (OUT N)
MANHOLE NO. 3, SW-301
RIM: 1046.54
INV: 1029.13 (IN S)
INV: 1028.88 (OUT E)
MANHOLE NO. 2, SW-301
RIM: 1045.38
INV: 1030.89 (IN S)
INV: 1030.79 (OUT N)
MANHOLE NO. 5, SW-301
RIM: 1044.96
INV: 1033.60 (OUT E)
MANHOLE NO. 6, SW-301
RIM: 1042.70
INV: 1031.43 (IN W)
INV: 1031.33 (OUT NE)
MANHOLE NO. 4, SW-301
RIM: 1042.17
INV: 1027.99 (IN W)
INV: 1027.89 (OUT E)
MANHOLE NO. 7, SW-301
RIM: 1041.79
INV: 1030.50 (IN SW)
INV: 1030.40 (OUT N)
MANHOLE NO. 9, SW-301
RIM: 1039.50
INV: 1027.27 (IN W)
INV: 1027.27 (IN SE)
INV: 1027.00 (OUT NE)
MANHOLE NO. 8, SW-301
RIM: 1039.26
INV: 1028.18 (IN S)
INV: 1028.08 (OUT NW)
89 LF OF 8"SANITARY
S
E
W
E
R
@
0
.
7
0
%
128 L
F
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SANIT
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@
3
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%
165 LF OF 8" SANITARY SEWER @ 1.32%
64 LF OF 8" SANITARY SEWER @ 1.30%
18
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68 LF OF 8" SANITARY SEWER @ 1.20%18
4
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1A
1A
1A
1A
1A
1A
1A
1A
1A
1A
1A
1A
2A
2B
TYP
2B
TYP
2B
TYP
2C
2C
2C
2C
3A
3B
3B
3B
3B
3B 3C
TYP
3C
TYP
3CTYP
3F
3E
3D
3D
3D
3D
3E 3E
4
INV=1024.96 15' Private Storm Sewer and Overland
Flowage Easement
10' PUE
10' PUE
10' PUE
54' Public
Ingress/Egress
Easement
45' Public Ingress/Egress Easement
15' Private Overland
Flowage Easement
15' Private Overland
Flowage Easement
15' Private Overland
Flowage Easement
20' Private Overland Flowage Easement
10' PUE
10' PUE
20' Private Overland Flowage Easement
45' Private Ingress/Egress Easement
5A
5A
5A
5A
3G
5C
4.0'
4.0'
4
.
0
'
3H
BP=1038.87(W)
TP=1032.04(SAN)
3K
BP=1
0
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2
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TP=1
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5' Public Gas Easement
5' Public Gas Easement
3J 3I
3H BP=1033.65(ST)
TP=1031.77(SAN)
3H
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BP=1039.90(ST)
TP=1033.11(SAN)
3H
BP=1040.15(ST)
TP=1031.19(SAN)
3D
3D
3H
BP=1030.50(ST)
TP=1024.92(SAN)
3H BP=1039.34(ST)
TP=1037.84(W)
5' Public Gas Easement
5A
5A
5A
15' Private
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Easement
5
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5' Electrical Easement
5' Electrical Easement
5' Electrical Easement
5' Electrical Easement
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UTILITY PLAN CONSTRUCTION NOTES
1. EXISTING FEATURES, PROTECT THE FOLLOWING:
A.EXISTING UTILITIES. ANY DAMAGES TO EXISTING UTILITIES THAT ARE NOT SCHEDULED FOR MODIFICATION OR
DEMOLITION SHALL BE REMEDIED AT THE CONTRACTOR'S EXPENSE WITH THE WORK BEING PERFORMED TO THE
UTILITY OWNER'S SPECIFICATIONS.
2.PRIVATE SANITARY SEWER SERVICE.
A.CORE DRILL AND CONNECT TO EXISTING SANITARY MANHOLE. CONTRACTOR TO VERIFY PRIOR TO
CONSTRUCTION.
B.4" SANITARY SEWER SERVICE LINE (PVC SDR 23.5) AT MINIMUM 2.0%.
C.INSTALL 8" PRIVATE SANITARY SEWER MAIN PER CITY OF WAUKEE STANDARD SPECIFICATIONS. MAIN SHALL BE
PVC, TRUSS PIPE.
3.PRIVATE WATER SERVICE. PROVIDE THE FOLLOWING AS PER CITY OF WAUKEE STANDARDS.
A.CONNECTION TO EXISTING 8" WATER MAIN WITH TAPPING VALVE AND SLEEVE. VERIFY LOCATION AND
ELEVATION.
B.8" WATER LINE WITH FITTINGS AND BENDS AS NECESSARY. MINIMUM 5.5' DEEP.
C.1" WATER SERVICE WITH CURB STOP. INSTALL WATER SERVICE AS PER CITY OF WAUKEE STANDARD
SPECIFICATIONS
D.HYDRANT ASSEMBLY.
E.8" VALVE.
F.8" TEE.
G. FIRE DEPARTMENT CONNECTION. SEE ARCHITECTURAL PLANS FOR LOCATION PRIOR TO CONSTRUCTION.
H.CRITICAL CROSSING. MAINTAIN MINIMUM 18" SEPARATION BETWEEN ALL OTHER UTILITIES.
I.6" PRIVATE WATER SERVICE.
J.CURB STOP.
K.WHERE THE WATER MAIN IS LOCATED BELOW THE STORM SEWER, PROVIDE GASKETED JOINTS FOR RCP STORM
SEWER LOCATION WITHIN 10 FEET OF CROSSING
4.COORDINATE NATURAL GAS AND ELECTRICAL SERVICES AND METER LOCATION WITH UTILITY SERVICE PROVIDER
PRIOR TO CONSTRUCTION. SEE ARCHITECTURAL AND MECHANICAL PLANS FOR INTERIOR UTILITY
ROUTING,METERS, DESIGN INFORMATION AND COORDINATE UTILITY CONNECTIONS ACCORDINGLY.
5.ELECTRICAL SERVICES AS PER CITY OF WAUKEE STANDARDS. ALL ELECTRICAL CONDUIT, TRANSFORMER BASES,
AND SECONDARY HANDHOLES TO BE PROVIDED AND INSTALLED BY OWNER.
A.STREET LIGHT.
1
C400
SERVICE LOCATION DETAIL
NO SCALE
STOP SANITARY SERVICE ROCK
BEDDING AT THE ROW LINE
NOTES:
1.PAINT CURB RED FOR SANITARY, GREEN FOR SUMP SERVICES, AND BLUE FOR WATER
SERVICE.
2. PLACE ONE 6 FT. STEEL POST BURIED 3 FT. AT WATER CURB BOX AND SEWER SERVICE STUB.
WA
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STOP @ 20' FROM BOC (UNITS 1-25)
STOP @ 25' FROM BOC (UNITS 26-29)
20
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BM500
BM501
100
101
103
ConcreteSE Tallgrass Lan
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Co
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Concrete
SE Esker
R
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Con
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Concrete
Sidewalk
Planter
Area
Wood
Fence
Concrete
Sidewalk
Rim=1034.41
F.L.=1021.09 8" TRUSS NE
F.L.=1021.09 8" TRUSS W
Rim=1036.72
F.L.=1024.27 8" TRUSS E
F.L.=1024.70 8" TRUSS W
Rim=1049.00
F.L.=1036.36 8" TRUSS E
Rim=1042.83
F.L.=1038.71 8" CMP W
F.L.= 1038.52 18" RCP E
Intake=1042.22
F.L.=1038.57 15" RCP N
Intake=1042.22
F.L.=1039.05 15" RCP S
Rim=1035.69
F.L.=1030.89 18" RCP W
F.L.= 1030.89 18" RCP E
Intake=1035.00
F.L.=1030.84 15" RCP N
Intake=1034.98
F.L.=1031.53 15" RCP S
Rim=1033.15
F.L.=1026.19 15" RCP W
F.L.= 1026.19 18" RCP SE
Intake=1032.45
F.L.=1028.30 15" RCP N
Intake=1032.45
F.L.=1028.80 15" RCP S
Intake=1033.18
F.L.=1026.14 24" RCP NE
Intake=1032.41
F.L.=1025.49 24" RCP SW
F.L.=1025.28 18" RCP NW
F.L.=1025.14 24" RCP E
Intake=1032.54
F.L.=1024.65 24" RCP W
Intake=1034.10
F.L.=1030.05 15" RCP E
Intake=1034.16
F.L.=1029.66 15" RCP W
Intake=1039.00
F.L.=1034.95 15" RCP E
Intake=1038.98
F.L.=1034.54 15" RCP W
Intake=1044.51
F.L.=1040.30 15" RCP SW
Intake=1044.57
F.L.=1040.25 15" RCP NE
Concrete
Sidewalk
Rim=1045.40
F.L.=1040.61 15" RCP W
F.L.= 1040.21 18" RCP SE
Rim=1047.41
F.L.=1041.50 15" RCP SE
F.L.= 1041.50 15" RCP SW
Rim=1049.70
F.L.=1042.30 15" RCP NE
F.L.= 1042.30 15" RCP SW
Rim=1047.96
F.L.=1043.20 15" RCP NE
Intake=1047.21
F.L.=1043.10 15" RCP NW
Intake=1047.19
F.L.=1043.37 15" RCP SE
Rim=1032.95
F.L.=1018.34 8" TRUSS N
F.L.=1018.73 8" TRUSS SE
F.L.=1018.14 8" TRUSS E
F.L.=1018.14 8" TRUSS W
Transformer
MidAmerican
Transformer
MidAmerican
ST-4A, 24" NYLOPLAST DRAIN
BASIN W/ SOLID LID
RIM: 1045.97
INV: 1036.99 (IN SW)
INV: 1036.89 (OUT E)
ST-14A, SW-401
RIM: 1045.46
INV: 1039.13 (OUT E)ST-8, SW-501
T/C: 1045.71
INV: 1040.60 (OUT E)
ST-9, SW-501
T/C: 1045.71
INV: 1040.10 (IN W)
INV: 1039.24 (IN S)
INV: 1039.14 (OUT N)
ST-7, SW-501
T/C: 1045.15
INV: 1039.89 (IN W)
INV: 1039.78 (IN S)
INV: 1039.68 (OUT N)
ST-6, SW-501
T/C: 1045.15
INV: 1040.35 (OUT E)
ST-3A, 18" NYLOPLAST DRAIN
BASIN W/ SOLID LID
RIM: 1044.91
INV: 1038.66 (IN S)
INV: 1038.56 (OUT N)
ST-3, 18" NYLOPLAST DRAIN
BASIN W/ DOMED GRATE
RIM: 1044.50
INV: 1039.64 (IN S)
INV: 1039.54 (OUT N)
ST-2, 18" NYLOPLAST DRAIN
BASIN W/ DOMED GRATE
RIM: 1044.50
INV: 1040.82 (IN S)
INV: 1040.72 (OUT N)
ST-1, 18" NYLOPLAST DRAIN
BASIN W/ DOMED GRATE
RIM: 1044.50
INV: 1041.90 (OUT N)
ST-4, 24" NYLOPLAST DRAIN
BASIN W/ DOMED GRATE
RIM: 1043.35
INV: 1037.79 (IN S)
INV: 1037.69 (OUT NE)
ST-16, SW-505
T/C: 1039.24
INV: 1033.66 (IN SW)
INV: 1033.56 (OUT NE)
ST-15, SW-505
T/C: 1039.24
INV: 1034.09 (IN W)
INV: 1034.09 (IN S)
INV: 1033.99 (OUT NE)
ST-16A, SW-401
RIM: 1037.71
INV: 1031.06 (IN SW)
INV: 1031.59 (IN SE)
INV: 1030.96 (OUT N)
ST-17, SW-513 (4'X4') OPEN 2-SIDES (W/S)
RIM:1033.00
INLET 1031.75
INV: 1028.83 (IN W)
INV: 1028.63 (IN S)
INV: 1028.53 (OUT E)
ST-13, SW-501
T/C: 1042.27
INV: 1037.27 (OUT NW)
ST-14, SW-501
T/C: 1042.27
INV: 1036.77 (IN SE)
INV: 1037.15 (IN W)
INV: 1036.67 (OUT N)
CONNECT TO EXISTING, INTAKE
INV: 1026.39 (IN W)
88 LF OF 15" RCP @ 0.50%
25 LF OF 15" RCP @ 1.86%
25 LF OF 15"
RCP @ 2.00%
25 LF OF 18" RCP @ 1.30%
98 LF OF 15"
RCP @ 0.96%
198 LF OF 8" HDPE @ 1.00%
108 LF OF 12" HDPE @ 1.00%
108 LF OF 12" HDPE @ 1.00%
88 LF OF 15" HDPE @ 1.00%
77 LF OF 15" HDPE @ 1.00%
100 LF OF 18" HDPE @ 0.70%
424 LF OF 18" HDPE @ 1.
9
0
%
132 LF OF 18" RCP @ 1.76%
124 LF O
F
18" R
C
P
@
2
.
0
1
%
165 LF OF 24" RCP
@
1
.
3
0
%
25 LF OF 15" RCP @ 2.00%
21
5
LF
O
F
15
"
R
C
P
@
1
.
2
0
%
165 LF OF 24" RCP
@
1
.
3
0
%
165 LF OF 24" RCP
@
1
.
3
0
%
165 LF OF 24" RCP
@
1
.
3
0
%
ST-5, SW-401
RIM: 1047.17
INV: 1042.61 (OUT N)
ST-10A, SW-401
RIM: 1046.14
INV: 1038.20 (IN S)
INV: 1036.27 (IN E)
INV: 1036.07 (OUT N)
57
LF
O
F
18
"
R
C
P
@
0
.
4
0
%
48 LF OF 18" RCP @ 0.60%
ST-11, SW-511
RIM: 1040.00
INV: 1035.84 (IN S)
INV: 1035.74 (OUT N)
82 LF OF 18"
RCP @ 0
.
6
0
%
ST-11A, SW-401
RIM: 1041.05
INV: 1035.45 (IN S)
INV: 1035.35 (OUT E)
ST-12, SW-511
RIM: 1039.35
INV: 1034.86 (IN W)
INV: 1034.76 (OUT E)
96 LF OF18" RCP
@
0
.
7
0
%
157 LF OF 15" HDPE @ 0.40%
ST-10, 18" NYLOPLAST DRAIN
BASIN W/ DOMED GRATE
RIM: 1038.95
INV: 1036.90 (OUT W)
ST-18, 18" NYLOPLAST DRAIN
BASIN W/ DOMED GRATE
RIM: 1042.50
INV: 1039.02 (OUT E)
58 LF OF 15" HDPE @ 1.90%
89 LF OF 15"
HDPE @ 1.00
%
ST-20, 18" NYLOPLAST DRAIN
BASIN W/ DOMED GRATE
RIM: 1041.65
INV: 1036.92 (IN W)
INV: 1036.82 (OUT NE)
ST-19, 18" NYLOPLAST DRAIN
BASIN W/ DOMED GRATE
RIM: 1042.42
INV: 1037.91 (IN W)
INV: 1037.81 (OUT E)
ST-21, 18" NYLOPLAST DRAIN
BASIN W/ DOMED GRATE
RIM: 1041.00
INV: 1035.79 (IN SW)
INV: 1035.69 (OUT N)
10
2
LF
O
F
15
"
HD
P
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@
1
.
0
0
%
ST-21A, 18" NYLOPLAST DRAIN
BASIN W/ SOLID LID
RIM: 1040.86
INV: 1034.67 (IN S)
INV: 1034.57 (OUT N)
17
9
LF
O
F
15
"
H
D
P
E
@
1
.
0
0
%
ST-21B, 18" NYLOPLAST DRAIN
BASIN W/ SOLID LID
RIM: 1038.62
INV: 1032.78 (IN S)
INV: 1032.68 (OUT NW)
9
0
L
F
O
F
1
5
"
H
D
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E
@
1
.
2
1
%
103
LF O
F
15"
H
D
P
E
@
1
.
0
0
%
15' Private Storm
Sewer and
Overland Flowage
Easement
10' PUE 10' PUE
10' PUE
54' Public
Ingress/Egress
Easement
45' Public Ingress/Egress
Easement
15' Private
Overland Flowage
Easement
15' Private Overland
Flowage Easement
15' Private Overland
Flowage Easement
10' PUE
10' PUE
20' Private Overland Flowage Easement
20' Private Overland
Flowage Easement
45' Public Ingress/Egress Easement
1
0
5
L
F
O
F
1
5
"
H
D
P
E
@
2
.
7
0
%
1E
1E
1E
2 BP=1033.27(ST)
TP=1031.77(W)
2 BP=1033.65(ST)
TP=1028.13(SAN)
2BP=1039.90(ST)
TP=1033.11(SAN)
2
BP=1040.15(ST)
TP=1031.19(SAN)
5' Public Gas Easement
5' Public Gas Easement
2 BP=1036.68(ST)
TP=1031.63(SAN)
2 BP=1039.34(ST)
TP=1037.84(W)
5' Public Gas
Easement
15' Private Overland
Flowage Easement
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1.PROVIDE PRIVATE STORM SEWER IMPROVEMENTS AS SHOWN ON THE PLANS
AS PER CITY OF WAUKEE STANDARDS.
A.CRITICAL CROSSING. CONTRACTOR TO VERIFY ALL CROSSINGS AND
PROVIDE 18" MINIMUM SEPARATION. PROVIDE GASKETED STORM SEWER
WITHIN 10' OF WATER MAIN.
B.ALL STORM SEWER PIPE LENGTHS ARE MEASURED FROM CENTER OF
STRUCTURE TO CENTER OF STRUCTURE AND INCLUDE FLARED END
SECTION.
C.ALL FOOTINGS FOR STORM SEWER STRUCTURES SHALL BE A MINIMUM 42
INCHES BELOW FINISHED GRADE. CONCRETE FILLET INSIDE INTAKES AS
NECESSARY TO FLOW LINES.
D.ALL STORM SEWER IS PRIVATE UNLESS OTHERWISE NOTED.
E.4" SUMP SERVICE.
2. CRITICAL CROSSING. MAINTAIN MINIMUM 18" SEPARATION BETWEEN ALL OTHER
UTILITIES. WHERE THE WATER MAIN IS LOCATED BELOW THE STORM SEWER,
PROVIDE GASKETED JOINTS FOR RCP STORM SEWER LOCATION WITHIN 10 FEET
OF CROSSING. AT CRITICAL CROSSING WHERE THE WATER MAIN IS LOCATED
BELOW THE SANITARY SEWER, PROVIDE C900 SANITARY SEWER LOCATED
WITHIN 10 FEET OF CROSSING.
STORM SEWER CONSTRUCTION NOTES
1
(2620)
2
(2610)
3
(2600)
4
(2590)
5
(2580)
6
(2570)
7
(2560)
8
(2550)
9
(2540)
10
(2535)
11
(2525)
12
(2515)
13
(2505)14
(2495)
15
(2485)
16
(2475)
17
(2465)
18
(2455)
19
(2445)
20
(2435)
21
(2430)
22
(2420)
23
(2410)
24
(2400)
25
(2390)
26
(2395)
27
(2405)
28
(2415)
29
(2425)SE
V
I
N
T
A
G
E
L
N
SE
V
I
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POOL
CLUBHOUSE
2460
RISER
20
'
B
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S
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b
a
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20' B
u
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S
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b
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20' Bui
l
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BM500
BM501
100
101
103
ConcreteSE Tallgrass Lan
e
Co
n
c
r
e
t
e
SE
P
a
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w
C
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o
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s
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D
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i
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e
Concrete
SE Esker
R
i
d
g
e
D
r
i
v
e
Con
c
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e
t
e
SE
E
s
k
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R
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e
D
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e
Concrete
Sidewalk
Planter
Area
Wood
Fence
Concrete
Sidewalk
Rim=1034.41
F.L.=1021.09 8" TRUSS NE
F.L.=1021.09 8" TRUSS W
Rim=1036.72
F.L.=1024.27 8" TRUSS E
F.L.=1024.70 8" TRUSS W
Rim=1049.00
F.L.=1036.36 8" TRUSS E
Rim=1042.83
F.L.=1038.71 8" CMP W
F.L.= 1038.52 18" RCP E
Intake=1042.22
F.L.=1038.57 15" RCP N
Intake=1042.22
F.L.=1039.05 15" RCP S
Rim=1035.69
F.L.=1030.89 18" RCP W
F.L.= 1030.89 18" RCP E
Intake=1035.00
F.L.=1030.84 15" RCP N
Intake=1034.98
F.L.=1031.53 15" RCP S
Rim=1033.15
F.L.=1026.19 15" RCP W
F.L.= 1026.19 18" RCP SE
Intake=1032.45
F.L.=1028.30 15" RCP N
Intake=1032.45
F.L.=1028.80 15" RCP S
Intake=1033.18
F.L.=1026.14 24" RCP NE
Intake=1032.41
F.L.=1025.49 24" RCP SW
F.L.=1025.28 18" RCP NW
F.L.=1025.14 24" RCP E
Intake=1032.54
F.L.=1024.65 24" RCP W
Intake=1034.10
F.L.=1030.05 15" RCP E
Intake=1034.16
F.L.=1029.66 15" RCP W
Intake=1039.00
F.L.=1034.95 15" RCP E
Intake=1038.98
F.L.=1034.54 15" RCP W
Intake=1044.51
F.L.=1040.30 15" RCP SW
Intake=1044.57
F.L.=1040.25 15" RCP NE
Concrete
Sidewalk
Rim=1045.40
F.L.=1040.61 15" RCP W
F.L.= 1040.21 18" RCP SE
Rim=1047.41
F.L.=1041.50 15" RCP SE
F.L.= 1041.50 15" RCP SW
Rim=1049.70
F.L.=1042.30 15" RCP NE
F.L.= 1042.30 15" RCP SW
Rim=1047.96
F.L.=1043.20 15" RCP NE
Intake=1047.21
F.L.=1043.10 15" RCP NW
Intake=1047.19
F.L.=1043.37 15" RCP SE
Rim=1032.95
F.L.=1018.34 8" TRUSS N
F.L.=1018.73 8" TRUSS SE
F.L.=1018.14 8" TRUSS E
F.L.=1018.14 8" TRUSS W
Transformer
MidAmerican
Transformer
MidAmerican
N83°56'08"E 411.
6
4
'
M
N83°41'41"E 411.
6
4
'
P
C1
C2
C3
C4
C5
N37°28'27"E 62.82' M
S37°14'00"W 62.82' P
N0
°
3
3
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1
9
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E
7
9
2
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PC STA 14+44.35
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PC STA 19+51.96
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4
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1046
10
4
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1040
15' Private Storm Sewer and
Overland Flowage Easement
10' PUE
10' PUE
10' PUE
54' Public Ingress/Egress
Easement
45' Public Ingress/Egress Easement
45' Private Ingress/Egress Easement
15' Private Overland Flowage
Easement
15' Private Overland Flowage
Easement
15' Private Overland
Flowage Easement
20' Private Overland Flowage Easement
20' Private Overland Flowage Easement
10' PUE
10' PUE
Ultimate Discharge Point
5' Public Gas Easement
5' Public Gas Easement
5' Public Gas Easement
1
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4
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Gas
Easement
BY
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GRADING NOTES
1.UTILITY WARNING: THE UTILITIES SHOWN HAVE BEEN LOCATED FROM FIELD SURVEY INFORMATION AND/ OR
RECORDS OBTAINED. THE SURVEYOR MAKES NO GUARANTEE THAT THE UTILITIES SHOWN COMPRISE ALL SUCH
UTILITIES IN THE AREA, EITHER IN SERVICE OR ABANDONED. THE SURVEY FURTHER DOES NOT WARRANT THAT
THE UTILITIES SHOWN ARE IN THE EXACT LOCATION INDICATED.
2.PROTECT EXISTING UTILITIES FROM CONSTRUCTION DAMAGE. ANY DAMAGE THAT OCCURS SHALL BE REPAIRED
BY THE CONTRACTOR TO THE OWNERS SPECIFICATIONS WITHOUT ADDITIONAL COMPENSATION.
3.PRIOR TO GRADING, THE OWNER/ CONTRACTOR SHALL OBTAIN A COSESCO PERMIT.
4.GRADES SHOWN ARE FINISHED GRADE AND/OR TOP OF PAVING SLAB (GUTTER), UNLESS OTHERWISE NOTED.
5.CONTRACTOR SHALL PROVIDE SILT FENCE AROUND ALL STORM INTAKES AND WHERE SHOWN ON THE PLAN. SILT
FENCE AROUND STORM INTAKES SHALL BE MAINTAINED UNTIL PAVING AND SEEDING/ SODDING ARE COMPLETE.
6. THE CONTRACTOR IS RESPONSIBLE FOR VERIFICATION AND COORDINATION OF ALL SITE UTILITIES AND
IMPROVEMENTS WITH THE ARCHITECTURAL MECHANICAL/ ELECTRICAL/ PLUMBING SYSTEMS INCLUDING
ROUTING, CRITICAL DIMENSIONS, CONNECTIONS, AND INVERT ELEVATIONS.
7.CONTRACTOR TO STRIP AND STOCKPILE TOPSOIL FROM ALL AREAS TO BE CUT OR FILLED. RESPREAD TO MEET
SUDAS SPECIFICATION SECTION 2010 FOR TOPSOIL.
8. THE CONTRACTOR IS RESPONSIBLE FOR CLEANING DIRT AND DEBRIS FROM NEIGHBORING STREETS, DRIVEWAYS,
AND SIDEWALKS CAUSED BY CONSTRUCTION ACTIVITIES.
QUANTITIES
EROSION CONTROL MEASURE
SILT FENCE 3013 LF
SEDIMENT BASKETS 24 EA
TOTAL DISTURBED AREA 8.92 AC
SOD 4.80 AC
TYPE 4 URBAN TEMPORARY 8.92 AC
EROSION CONTROL MIXTURE
4
(2590)
5
(2580)
6
(2570)
7
(2560)
8
(2550)
9
(2540)
10
(2535)
11
(2525)
12
(2515)
13
(2505)14
(2495)
15
(2485)
16
(2475)
17
(2465)
18
(2455)
19
(2445)
20
(2435)
21
(2430)
232425
26
(2395)
27
(2405)
28
(2415)
29
(2425)SE
V
I
N
T
A
G
E
L
N
SE
V
I
N
T
A
G
E
L
N
CLUBHOUSE
2460
BM501
103
Concrete
SE Tallgrass Lan
e
Co
n
c
r
e
t
e
SE
P
a
r
k
v
i
e
w
C
r
o
s
s
i
n
g
D
r
i
v
e
Concrete
Sidewalk
Rim=1034.41
F.L.=1021.09 8" TRUSS NE
F.L.=1021.09 8" TRUSS W
Rim=1036.72
F.L.=1024.27 8" TRUSS E
F.L.=1024.70 8" TRUSS W
Rim=1049.00
F.L.=1036.36 8" TRUSS E
Rim=1042.83
F.L.=1038.71 8" CMP W
F.L.= 1038.52 18" RCP E
Intake=1042.22
F.L.=1038.57 15" RCP N
Intake=1042.22
F.L.=1039.05 15" RCP S
Rim=1035.69
F.L.=1030.89 18" RCP W
F.L.= 1030.89 18" RCP E
Intake=1035.00
F.L.=1030.84 15" RCP N
Intake=1034.98
F.L.=1031.53 15" RCP S
Rim=1033.15
F.L.=1026.19 15" RCP W
F.L.= 1026.19 18" RCP SE
Intake=1032.45
F.L.=1028.30 15" RCP NF.L.=1028.80 15" RCP S
Intake=1033.18
F.L.=1026.14 24" RCP NE
Intake=1032.41
F.L.=1025.49 24" RCP SW
F.L.=1025.28 18" RCP NW
F.L.=1025.14 24" RCP E
Intake=1032.54
F.L.=1024.65 24" RCP W
Intake=1034.10
F.L.=1030.05 15" RCP E
Intake=1034.16
F.L.=1029.66 15" RCP W
Intake=1039.00
F.L.=1034.95 15" RCP E
Intake=1038.98
F.L.=1034.54 15" RCP W
Rim=1032.95
F.L.=1018.34 8" TRUSS N
F.L.=1018.73 8" TRUSS SE
F.L.=1018.14 8" TRUSS E
F.L.=1018.14 8" TRUSS W
Transformer
MidAmerican
N83°56'08"E 411.
6
4
'
M
N83°41'41"E 411.
6
4
'
P
C1
C2
C3
N0
°
3
3
'
1
9
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E
7
9
2
.
7
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E
7
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7
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P
C
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C6
13
+
0
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14
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16+00 17+
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0
1
8
+
0
0
19
+
0
0
20+
0
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21+0022+0023+0023+58
PC STA 14+44.35
P
T
S
T
A
1
5
+
8
9
.
8
8
P
C
S
T
A
1
6
+
5
2
.
9
5
PT STA 18+21.58
PC STA 19+51.96
PT
S
T
A
2
0
+
4
6
.
2
1
EP
S
T
A
2
3
+
5
8
.
0
3
10
5
0
10
4
8
10
4
7
10
4
5
10
4
7
10
4
9
1
0
3
5
1
0
3
5
10
4
0
1
0
3
3
1
0
3
3
1
0
3
4
1
0
3
4
1
0
3
6
10
3
6
1
0
3
7
10
3
7
1
0
3
8
10
3
8
1
0
3
9
10
3
9
1041
1042
1043
1044
1047
104
7
10
4
6
104
7
1
0
4
7
1045
1044
1046
FFE=1041.50
FFE=1042.75
FFE=1044.75
FFE=1047.00
FFE=1047.50
FFE=1047.50
FFE=1047.50
FFE=1047.50
FFE=1047.50
FFE=1047.00
FFE=1043.75
FFE=1043.25
FFE=1042.75
FFE=1042.25
FFE=1041.75
FFE=1040.65
FFE=1040.65
FFE=1046.00 FFE=1045.50 FFE=1045.00 FFE=1044.50
FFE=1041.551047.25
1047.251044.50
1045.60
OVERFLOW
1044.91
1043.35
1045.60
OVERFLOW
1047.30
1046.75
1044.50
1046.751045.60
OVERFLOW
104
4
.
2
6
104
5
.
7
5
104
4
.
7
5
1044.25
1042.761043.26
1045.25
104
4
.
2
5
1
0
4
3
.
5
0
104
3
.
0
0
1042.50
1041.00
1040.511042.00
1041.50
1040.01
1038.68
1040.15
1037.10
1038.55
1040.25
1038.80
104
1
.
2
5
1039.78
104
2
.
5
0
104
1
.
0
1
1043.03
104
4
.
5
0
1046.00
104
5
.
9
7
1045.78
1047.25
1031.75
1041.00
1042.50
OVERFLOW
1040.00
1041.00
OVERFLOW
1041.25
1038.95
1045.50
OVERFLOW
1039.35
104
5
1046
10471
0
4
8
1
0
4
9
1035
1040
1034
1036
1037
1038
1039
1041
1042
1043
1044
10
4
7
10
4
6
10
4
5
1
0
4
6
10
4
7
10
4
5
10
4
7
10
4
7
1
0
4
1
1
0
4
2
1
0
4
3
1043
1044
1041
1040
10
4
1
10
4
2
104310441045
10
4
5
1
0
4
5
10
4
2
1
0
4
0
1041
1042
1044
1
0
4
7
1
0
4
0
1
0
4
0
1
0
4
1
1
0
4
2
1
0
4
3
1044
10
4
5
1046
10
4
6
1040
1040.65
1040.65
1040.65
1040.65
1040.65
1040.65
1040.65
1040.65
1041.75
1041.751041.75
1041.75
1042.75 1042.75
1042.751042.75
1043.25
1043.25
1043.25
1043.25
1043.75
1043.75
1044.50
1044.50
1044.75
1044.75
104
5
.
5
0
1045.50
1045.90
1045.90
1047.00 1047.00
1047.00
1047.00 1047.00
1047.00
1047.50
1047.501047.50
1047.50 1047.50
1047.501047.50
1047.50 1047.50
1047.50
1047.50
1047.50
1047.50
1047.50
1047.50
1047.50
1047.50
1047.50
1047.50
10
4
7
.
0
0
1047.00
1047.00
1047.00
1044.751044
.
7
5
1044.75
1044.75
1042.75 1042.75
104
2
.
7
5
1042.75
1041.50
1041.50
1041.50
1041.50
1046.00 1046.00
1046.00
1046.00
1045.50
1045.50
1045.50
1045.50
1045.00
1045.00
1045.00
1045.00 1044.50
1044.50
1044.50
1044.50
1041.55
1041.411041.551041.55
1041.55
15' Private Storm Sewer and
Overland Flowage Easement
10' PUE
10' PUE
45' Public Ingress/Egress Easement
45' Private Ingress/Egress Easement
15' Private Overland
Flowage Easement
15' Private Overland
Flowage Easement
20' Private Overland Flowage Easement
20' Private Overland Flowage Easement
Ultimate Discharge Point
1037.68
1040.8
6
41.1'
2
0
.
5
'
2
1
.
4
'
14.4'
13.7'
19.3
'
22.2'
21.4'
21.4'
-
5
.
6
3
%
-
8
.
6
0
%
-
6
.
1
1
%
-
6
.
0
2
%
-6
.
7
1
%
-5.
9
1
%
-5.19%
-8.05%
-7.35%
-6.22%
-5.9
7
%
-
6
.
0
0
%
-
7
.
0
1
%
-5
.
7
1
%
-5
.
3
9
%
-4
.
5
8
%
-3
.
7
6
%
-
4
.
4
0
%
-5
.
0
7
%
-
5
.
8
9
%
-2.8
7
%
-4.13%
-5.53%
-7.64%
-6.81%
-8.25%
-2
.
0
4
%
-
2
.
0
3
%
-2
.
0
4
%
-2
.
0
3
%
-2.
1
0
%
-4
.
5
0
%
2.
0
0
%
-2.0
0
%
-6
.
7
5
%
-1
5
.
2
4
%
-3.16%
-2.95%
-2.80%
-4.00%
-2.00%
-2.00%
-2.00%
-2.00%
-2.00%
-2.
0
0
%
-
2
.
0
0
%
-2.00%
-2.00%
-2.00%
-2.00%
-2.
0
0
%
-2
.
0
0
%
-
2
.
0
0
%
-
2
.
0
0
%
-
2
.
0
0
%
-2
.
0
2
%
-2
.
0
2
%
-2
.
0
2
%
-21
.
1
9
%
-2.02%
-2.00%
-2.00%
1047.00 1047.00
1047.00 1047.00
1047.50 1047.50
1047.50 1047.50
1047.50 1047.50
1047.50
1047.50
1047.50
1047.50
1047.00
1047.00
104
4
.
7
5
104
4
.
7
5
1042.75
1042.75
1041.50
1041.50
1040.65
1040.65
1040.651040.65
1041.751041.75
1042.25
1042.25
1042.25
1042.25
1042.25
1042.25
1042.751042.75
1043.25
1043.25
1041.55
-2
.
0
5
%
-2
.
0
5
%
-2
.
0
1
%
-2
.
0
0
%
-2
.
0
1
%
-2.
0
0
%
-3.
1
5
%
-4.34%
100-YR ELEV
=1044.82
100-YR ELEV
=1044.82
100-YR ELEV
=1043.98
100-YR
ELEV=1039.27
100-YR
ELEV=1040.25
100-YR ELEV
=1039.45
100-YR
ELEV=1039.20
100-YR
ELEV=1041.32
1034.75
OVERFLO
W
100-YR
ELEV=1032.13
1046.75
-
2
.
0
5
%
FG=1046.00
FG=1046.00 FG=1042.75
FG=1042.75
-2.21%
-
2
.
0
2
%
-2
.
1
0
%
-2.00%
1043.00FG
1043.50TW
1043.00FG
1044.00TW1043.08FG
1044.50TW
1043.06FG
1046.00TW
1043.60FG
1046.00TW
1046.00FG
1046.50TW
1045.00FG
1046.29TW
1041.55
1039.24TC
OVERFLOW
1046.85
OVERFLOW
1045.02
OVERFLOW
5' Public Gas Easement
5' Public Gas
Easement
5' Public Gas
Easement
1033.37
1033.25
1034.96
???
1036.89
???
1050.91
1040.
8
4
1041.98
1039.84
1
0
3
8
.
8
2
1036.85
1035.13
1032.17
1038.63
10'
TYP
1039.
8
1
10
3
7
.
5
5
1035.70
1033.80 10'
TYP
OVERFLOW ROUTE
OVERFLOW ROUTE
OVERFLOW
ROUTE
OVERFLOW
ROUTE
OVERFLOW ROUTE
OVERFLOW
ROUTE
OVERFLOW
ROUTE
OVERFLOW
ROUTE
1
0
4
0
1
0
4
1
1
0
4
1
.
5
5
1
0
4
1
.
5
5
1040.76
OVERFLOW
1041.38
1041.38
OVERFLOW
ROUTE
OVERFLOW
ROUTE
15' Private
Overland Flowage
Easement
5' Public Gas Easement
1041.55
1040.65
OVERFLOW
BY
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FEET
0 30
1
(2620)
2
(2610)
3
(2600)
4
(2590)
5
(2580)
6
(2570)
7
(2560)
(2550)
18
(2455)
19
(2445)
20
(2435)
21
(2430)
22
(2420)
23
(2410)
24
(2400)
25
(2390)
26
(2395)
27
(2405)
28
(2415)
29
(2425)SE
V
I
N
T
A
G
E
L
N
SE
V
I
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A
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BM500
100
101
SE
P
a
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w
C
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D
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Concrete
SE Esker
R
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D
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Con
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SE
E
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Concrete
Sidewalk
Planter
Area
Wood
Fence
Intake=1039.00
F.L.=1034.95 15" RCP E
Intake=1038.98
F.L.=1034.54 15" RCP W
Intake=1044.51
F.L.=1040.30 15" RCP SW
Intake=1044.57
F.L.=1040.25 15" RCP NE
Concrete
Sidewalk
Rim=1045.40
F.L.=1040.61 15" RCP W
F.L.= 1040.21 18" RCP SE
Rim=1047.41
F.L.=1041.50 15" RCP SE
F.L.= 1041.50 15" RCP SW
Rim=1049.70
F.L.=1042.30 15" RCP NE
F.L.= 1042.30 15" RCP SW
Rim=1047.96
F.L.=1043.20 15" RCP NE
Intake=1047.21
F.L.=1043.10 15" RCP NW
Intake=1047.19
F.L.=1043.37 15" RCP SE
Transformer
MidAmerican
Transformer
MidAmerican
C3
C4
C5
N37°28'27"E 62.82' M
S37°14'00"W 62.82' P
N0
°
3
3
'
1
9
"
E
7
9
2
.
7
0
'
M
N0
0
°
1
8
'
5
5
"
E
7
9
2
.
7
0
'
P
C10
C8
9
+
0
0
1
0
+
0
0
1
1
+
0
0
12
+
0
0
13
+
0
0
14
+
0
0
19
+
0
0
20+
0
0
21+0022+0023+0023+58
BP S
T
A
9
+
0
0
.
0
0
PC S
T
A
1
0
+
5
0
.
5
5
PT STA 11+08.53
PC STA 19+51.96
PT
S
T
A
2
0
+
4
6
.
2
1
EP
S
T
A
2
3
+
5
8
.
0
3
10
4
6
10
4
5
10
4
7
10
4
8
104
5
104
4
10
4
6
1047
1048
1049
10
4
0
1045
10
3
9
1041
1042
1043
1044
FFE=1047.50
FFE=1047.50
FFE=1047.50
FFE=1047.00
FFE=1047.00
FFE=1048.00
FFE=1049.00
FFE=1049.50
FFE=1045.90 FFE=1045.50 FFE=1044.75
FFE=1044.50
FFE=1043.75
FFE=1043.25
FFE=1042.75
FFE=1042.25
FFE=1046.00 FFE=1045.50 FFE=1045.00 FFE=1044.50
1047.251044.50
1045.60
OVERFLOW
1047.30
1046.75
1044.50
1046.751045.60
OVERFLOW
1046.75
1044.50
1047.75
1048.75
104
4
.
2
6
104
5
.
7
5
104
4
.
7
5
1044.25
1042.761043.26
1045.25
1043.76
1043.01
1042
.
7
5
104
4
.
2
5
1
0
4
3
.
5
0
1042.05
104
3
.
0
0
1042.50
1041.00
1040.511042.00
1041.50
1040.01
1042
.
4
2
1041.65
1041.00
1042
.
5
0
1043
.
0
5
OVE
R
F
L
O
W
104
3
.
1
5
OVE
R
F
L
O
W
1042.70
OVERFLOW
1042.50
OVERFLOW
1041.25
1038.95
10
4
7
10
4
7
10
4
6
10
4
5
1
0
4
6
1
0
4
5
10
4
9
1048
10
4
8
1049
1049
1049
10
4
8
10
4
8
10
4
7
10
4
7
10
4
7
1
0
4
2
1
0
4
3
1043
1044
1041
1040
10
4
1
10
4
2
104310441045
10
4
5
1
0
4
5
10
4
6
1046
1047
104
8
104
9
1043
1044
1043
1044
104
3
1
0
4
3
1
0
4
4
10
4
2
10
4
6
1041.751041.75
1042.75 1042.75
1042.751042.75
1043.25
1043.25
1043.25
1043.25
1043.75
1043.75
1043.75
1043.75
1044.50
1044.50
1044.50
1044.50
1044.75
1044.75
1044.75
1044.75
104
5
.
5
0
1045.50
1045.50
1045.50
1045.90
1045.90
1045.90
1045.90
1049.501049.50
1049.50 1049.50
1049.00 1049.00
1049.001049.00
1048.00
1048.00 1048.00
1048.00
1047.001047.00
1047.00 1047.00
1047.00
1047.00 1047.00
1047.00
1047.50
1047.501047.50
1047.50 1047.50
1047.501047.50
1047.50 1047.50
1046.00 1046.00
1046.00
1046.00
1045.50
1045.50
1045.50
1045.50
1045.00
1045.00
1045.00
1045.00 1044.50
1044.50
1044.50
1044.50
1041.411041.551041.55
10' PUE
10' PUE
10' PUE
54' Public Ingress/Egress Easement
45' Private Ingress/Egress Easement
15' Private Overland
Flowage Easement
15' Private Overland
Flowage Easement
20' Private Overland Flowage Easement
10' PUE
10' PUE
1040.8
6
13.7'
19.3
'
21
.
4
'
1
9
.
5
'
3
0
.
0
'
22.9'
22.2'
21.4'
-7.35%
-6.22%
-5.9
7
%
-
6
.
0
0
%
-
7
.
0
1
%
-5
.
7
1
%
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.
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%
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.
0
7
%
-
5
.
8
9
%
-5.53%
-7.64%
-6.81%
-8.25%
-9.50%
-7.07%
-3.00%
-2
.
0
4
%
-2
.
5
0
%
-2
.
0
4
%
-2
.
0
3
%
-2
.
3
6
%
-9
.
0
7
%
-2.35%
-2.10%-2.00%
-2.75%
-2.0
2
%
-3.3
5
%
-2.
1
0
%
-4
.
5
0
%
2.
0
0
%
-2.00%
-2.00%
-2.00%
-2.00%
-2.00%
-2.00%
-2.00%
-2
.
0
0
%
-2
.
0
0
%
-2
.
0
0
%
-
2
.
0
0
%
-
2
.
0
0
%
-2.00%
-2.00%
-2.00%
-2
.
0
2
%
-2
.
0
2
%
-2
.
0
2
%
-21
.
1
9
%
4.0'
-2.00%
-2.00%
-2.00%
-2.00%
1049
.
5
0
1049.50
1048.00 1048.00
1047.00 1047.00
1047.00 1047.00
1047.50 1047.50
1047.50 1047.50
1042.25
1042.25
1042.25
1042.25
1042.25
1042.25
1042.751042.75
1043.25
1043.25
1043.75
1043.75
-2.04%
1045.90
1045.90
1045.50
1045.50
1044.50
1044.50
1044.75
1044.75
-2
.
0
5
%
-2
.
0
5
%
100-YR ELEV
=1045.37
100-YR ELEV
=1044.82
100-YR ELEV
=1044.82
100-YR ELEV
=1045.00
100-YR
ELEV=1039.27
100-YR
ELEV=1042.92 100-YR
ELEV=1042.70
100-YR
ELEV=1041.93
100-YR
ELEV=1041.32
-2.21%
-
2
.
0
2
%
-2.00%
1046.00FG
1046.50TW
1045.02
OVERFLOW
5' Public Gas Easement
5' Public Gas
Easement
SE E
S
K
E
R
R
I
D
G
E
D
R
I
V
E
5' Public Gas Easement
1047.99
1048.31
1047.20
1045.19
1044.37
1040.
8
4
1041.98
1039.84
1
0
3
8
.
8
2
1038.63
10'
TYP
1039.
8
1
10
3
7
.
5
5
18.0
'
R40.0'
R4
0
.
0
'
18.0
'
OVERFLOW ROUTE
OVERFLOW ROUTE
OVERFLOW
ROUTE
OVERFLOW
ROUTE
1
0
4
1
.
5
5
1
0
4
1
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5
5
1040.76
OVERFLOW
OVERFLOW
ROUTE
5' Public Gas Easement
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FEET
0 30
1
(2620)
2
(2610)
3
(2600)
4
(2590)
5
(2580)
6
(2570)
7
(2560)
8
(2550)
9
(2540)
10
(2535)
11
(2525)
12
(2515)
13
(2505)14
(2495)
15
(2485)
16
(2475)
17
(2465)
18
(2455)
19
(2445)
20
(2435)
21
(2430)
22
(2420)
23
(2410)
24
(2400)
25
(2390)
26
(2395)
27
(2405)
28
(2415)
29
(2425)SE
V
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POOL
CLUBHOUSE
2460
RISER
20
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B
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b
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BM500
BM501
100
101
103
ConcreteSE Tallgrass Lan
e
Co
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c
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t
e
SE
P
a
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C
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D
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Concrete
SE Esker
R
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Con
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Concrete
Sidewalk
Planter
Area
Wood
Fence
Concrete
Sidewalk
Rim=1034.41
F.L.=1021.09 8" TRUSS NE
F.L.=1021.09 8" TRUSS W
Rim=1036.72
F.L.=1024.27 8" TRUSS E
F.L.=1024.70 8" TRUSS W
Rim=1049.00
F.L.=1036.36 8" TRUSS E
Rim=1042.83
F.L.=1038.71 8" CMP W
F.L.= 1038.52 18" RCP E
Intake=1042.22
F.L.=1038.57 15" RCP N
Intake=1042.22
F.L.=1039.05 15" RCP S
Rim=1035.69
F.L.=1030.89 18" RCP W
F.L.= 1030.89 18" RCP E
Intake=1035.00
F.L.=1030.84 15" RCP N
Intake=1034.98
F.L.=1031.53 15" RCP S
Rim=1033.15
F.L.=1026.19 15" RCP W
F.L.= 1026.19 18" RCP SE
Intake=1032.45
F.L.=1028.30 15" RCP N
Intake=1032.45
F.L.=1028.80 15" RCP S
Intake=1033.18
F.L.=1026.14 24" RCP NE
Intake=1032.41
F.L.=1025.49 24" RCP SW
F.L.=1025.28 18" RCP NW
F.L.=1025.14 24" RCP E
Intake=1032.54
F.L.=1024.65 24" RCP W
Intake=1034.10
F.L.=1030.05 15" RCP E
Intake=1034.16
F.L.=1029.66 15" RCP W
Intake=1039.00
F.L.=1034.95 15" RCP E
Intake=1038.98
F.L.=1034.54 15" RCP W
Intake=1044.51
F.L.=1040.30 15" RCP SW
Intake=1044.57
F.L.=1040.25 15" RCP NE
Concrete
Sidewalk
Rim=1045.40
F.L.=1040.61 15" RCP W
F.L.= 1040.21 18" RCP SE
Rim=1047.41
F.L.=1041.50 15" RCP SE
F.L.= 1041.50 15" RCP SW
Rim=1049.70
F.L.=1042.30 15" RCP NE
F.L.= 1042.30 15" RCP SW
Rim=1047.96
F.L.=1043.20 15" RCP NE
Intake=1047.21
F.L.=1043.10 15" RCP NW
Intake=1047.19
F.L.=1043.37 15" RCP SE
Rim=1032.95
F.L.=1018.34 8" TRUSS N
F.L.=1018.73 8" TRUSS SE
F.L.=1018.14 8" TRUSS E
F.L.=1018.14 8" TRUSS W
Transformer
MidAmerican
Transformer
MidAmerican
N83°56'08"E 411.
6
4
'
M
N83°41'41"E 411.
6
4
'
P
C1
C2
C3
C4
C5
N37°28'27"E 62.82' M
S37°14'00"W 62.82' P
N0
°
3
3
'
1
9
"
E
7
9
2
.
7
0
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M
N0
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1
8
'
5
5
"
E
7
9
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.
7
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P
C
7
C9
C10
C8
C6
9
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0
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+
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1
1
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0
12
+
0
0
13
+
0
0
14
+
0
0
15
+
0
0
16+00 17+
0
0
1
8
+
0
0
19
+
0
0
20+
0
0
21+0022+0023+0023+58
BP S
T
A
9
+
0
0
.
0
0
PC S
T
A
1
0
+
5
0
.
5
5
PT STA 11+08.53
PC STA 14+44.35
P
T
S
T
A
1
5
+
8
9
.
8
8
P
C
S
T
A
1
6
+
5
2
.
9
5
PT STA 18+21.58
PC STA 19+51.96
PT
S
T
A
2
0
+
4
6
.
2
1
EP
S
T
A
2
3
+
5
8
.
0
3
10
4
6
10
4
5
10
5
0
10
4
8
10
4
7
10
4
5
10
4
7
10
4
9
10
4
8
●
●
●
●
●●●●●●●●●●●●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●●●●●
●
●
●
●
●
●●
●
●
●
●
●
●●
●
●
●
104
5
104
4
10
4
6
1047
1048
1049
1
0
3
5
1
0
3
5
10
4
0
1045
1
0
3
3
1
0
3
3
1
0
3
4
1
0
3
4
1
0
3
6
10
3
6
1
0
3
7
10
3
7
1
0
3
8
10
3
8
1
0
3
9
10
3
9
1041
1042
1043
1044
1
0
4
7
104
7
10
4
6
104
7
1
0
4
7
1045
1044
1046
10
4
5
104610471
0
4
8
1
0
4
9
1035
1040
1034
10361037
1038
1039
1041
1042
1043
1044
1
0
4
7
10
4
7
10
4
6
10
4
5
1
0
4
6
10
4
7
1
0
4
5
10
4
9
1048
10
4
8
1049
1049
1049
10
4
8
10
4
8
10
4
7
10
4
7
10
4
7
1
0
4
1
1
0
4
2
1
0
4
3
1043
1044
1041
1040
10
4
1
10
4
2
104310441045
10
4
5
1
0
4
5
10
4
6
1046
1047
104
8
104
9
1043
1044 1043
1044
104
3
1
0
4
3
1
0
4
4
10
4
2
1
0
4
0
1041
1042
1044
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0
4
3
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4
4
10
4
5
1046
10
4
6
1040
CONSTRUCTION ENTRANCE
STAGING AREA
WASHOUT AREA
TOPSOIL
STOCKPILE
●
●
●
●
●
●
●
PRIVATE STORM
SEWER DISCHARGE
LOCATION TO AN
UNNAMED TRIBUTARY
OF FOX CREEK.
●●●●
●
LIMIT
OF
DISTURBANCE
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Post Spacing
(5'-0" max.)
Post Spacing
(5'-0" max.)
Variable (20'-0" for a normal 10'-0" wide ditch.)
TYPICAL SILT FENCE DITCH CHECK
Fore
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Bac
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1
2" min.
20" min.
ATTACHMENT TO POST
Fabric
Post
Wire or
Cable Ties
Insert 12 inches of fabric a minimum
of 6 inches deep (fabric may be
folded below the ground line).
Reduce post spacing to 5'-0" at water
concentration areas, or as required
to adequately support fence.
1
2
24"
36"
8'-0" Spacing
DETAILS OF SILT FENCE ON LONGITUDINAL SLOPES
1
2
Ground Line Fabric
See plans for spacing.
(Profile View)
TYPICAL SILT FENCE INSTALLATION ON LONGITUDINAL SLOPES
1
1
'T' Steel
Fence Post
4'-0" min.
Ground line
Fabric
Flow
SILT FENCE
200'-0" max. length per section
(600'-0" if slope is flatter than 5%)
(Plan View)
TYPICAL SILT FENCE INSTALLATION ON LONGITUDINAL SLOPES
Ground ContoursInstall parallel to
ground contour.
Install "J-hook" at each end of an
individual section of silt fence.
13
+
0
0
22+00
1045.90
1046.00
-4
.
5
8
%
-3
.
7
6
%
-6.81%
4.6%3.60%
4.4%
1.
6
%
-1.20%
-1.20%
1045.31 1045.06
104
4
.
8
2
104
5
.
2
6
1045.37
1045.48 1045.23 1045.17TC
1044.92
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OVERFLOW
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1044.64
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6
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6
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6
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3.5%
1.
6
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5.8%3.60%
SE
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D
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4
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3
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0
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4
0
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1049.74
1049.79
1049
.
8
8
1049.83
1049.76
1049.81
1049.42
1049.52
1049.48
1049.38
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1050.02TC
1049.52
(1049.15)
(1049.12)
(1049.00)
(1048.98)
(1049.18)
1049.16
1049.45TC
1049.20
SE E
S
K
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D
G
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1049.66TC
1049.16
18.0
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.
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1049.72
1049.77
1049.84
1049.79
R40.0'
R4
0
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1049.50
1049.51
18.0
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PT STA 18+21.58
1041.50
1040.15
1
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1040.65
1041.75
1041.75
1041.55
1041.41
1042.25
-1.80%
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0
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.
6
0
%
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-4.53%
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-1.46%
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%
1039.04
1040.25
1040.03
1039.91
1040.16
1040.28
1040.61TC
1040.65
1040.32
1040.41TC
1039.31
1039.62
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1039.26
1039.29TC
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1040.46
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1040.36
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1039.68
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1039.71
1039.64
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2
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0
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4
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6
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1040.69
1040.76
1040.66TC
1040.73TC
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CLUBHOUSE
1039.35
1040
1041.55
1043.00FG
1043.50TW
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.
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%
1040.65
OVERFLOW
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Project No:
Sheet
27
2
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DETAIL 2/C504
DETAIL 3/C504
DETAIL 4/C504
DETAIL 5/C504
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Plat 1
BM500
101
102
103
343,965 SF
7.90 AC
Lot 1
1
(2620)
2
(2610)
3
(2600)
4
(2590)
5
(2580)
6
(2570)
7
(2560)
8
(2550)
9
(2540)
10
(2535)
11
(2525)
12
(2515)
13
(2505)14
(2495)
15
(2485)
16
(2475)
17
(2465)
18
(2455)
19
(2445)
20
(2435)
21
(2430)
22
(2420)
23
(2410)
24
(2400)
25
(2390)
26
(2395)
27
(2405)
28
(2415)
29
(2425)SE
V
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T
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N
SE
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3-PT
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2-MJ
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1-UP
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1-PI
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PLANTING PLAN CONSTRUCTION NOTES
1.UTILITY WARNING: THE UTILITIES SHOWN HAVE BEEN LOCATED FROM FIELD SURVEY INFORMATION AND/OR RECORDS
OBTAINED. THE SURVEYOR MAKES NO GUARANTEE THAT THE UTILITIES SHOWN COMPRISE ALL SUCH UTILITIES IN THE
AREA, EITHER IN SERVICE OR ABANDONED. THE SURVEY FURTHER DOES NOT WARRANT THAT THE UTILITIES SHOWN ARE
IN THE EXACT LOCATION INDICATED.
2.NOTIFY UTILITY OWNERS PRIOR TO BEGINNING ANY CONSTRUCTION. CONTRACTOR IS RESPONSIBLE FOR DETERMINING
EXISTENCE, EXACT LOCATION AND DEPTH OF ALL UTILITIES. AVOID DAMAGE TO UTILITIES AND SERVICES DURING
CONSTRUCTION. ANY DAMAGE DUE TO THE CONTRACTOR'S CARELESSNESS SHALL BE CORRECTED AT THE
CONTRACTOR'S EXPENSE. COORDINATE AND COOPERATE WITH UTILITY COMPANIES DURING CONSTRUCTION.
3.ALL PLANT MATERIAL SHALL AT LEAST MEET MINIMUM REQUIREMENTS SHOWN IN THE "AMERICAN STANDARDS FOR
NURSERY STOCK" (ANSI Z60.1-LATEST EDITION).
4.CONTRACTOR SHALL GUARANTEE ALL PLANT MATERIAL FOR A PERIOD OF ONE YEAR FROM DATE OF PROJECT
ACCEPTANCE.
5.PROVIDE 3-INCH DEPTH SHREDDED HARDWOOD MULCH ON ALL TREE PLANTINGS IN LAWN AREAS AND LAWN AREA
PLANTING BEDS UNLESS OTHERWISE DIRECTED BY OWNER.
6.ALL PLANTING BEDS TO RECEIVE 4 INCH DEPTH VERTICAL CUT EDGE, UNLESS OTHERWISE DIRECTED BY OWNER.
7.SOD ALL AREAS DISTURBED BY CONSTRUCTION WITHIN THE PROPOSED LOT AND THE ADJACENT RIGHT-OF-WAY.
DISTURBED AREA ON LOT 2 TO BE SEEDED WITH TYPE 1 PERMANENT LAWN SEED MIX.
8.ALL SUBSTITUTIONS SHALL BE APPROVED IN WRITING BY THE CITY OF WAUKEE COMMUNITY DEVELOPMENT DEPARTMENT.
9.OVERSTORY TREES SHALL BE A MINIMUM OF 8 FEET IN HEIGHT, EVERGREEN TREES SHALL BE MINIMUM OF 6 FEET IN
HEIGHT, AND ORNAMENTAL TREES SHALL BE A MINIMUM OF 6 FEET IN HEIGHT.
1
C600
DECIDUOUS TREES STAKING DETAIL
NO SCALE
SEE PLANTING PIT
DETAILS
GARDEN
HOSE FLAGGING
MATERIAL
1
STAKING PLAN
(TREES 2 1/2" DIA OR SMALLER)
STAKING PLAN
(TREES LARGER THAN 2 1/2" DIA)
1 WRAP TRUNK FROM GROUND TO FIRST BRANCH.
1 2 T
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2 3 T
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(4
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1
4 TO 1
3
TREE HEIGHT
(2'-0" MIN)
6"
PLACE ON STAKE
TO SOUTHWEST
PLACE ON STAKE
TO SOUTHWEST
2
C600
PLANTING PIT DETAILS
NO SCALE
TYPICAL PLANTING PIT DETAIL
SLOPE PLANTING PIT DETAIL
SET ROOT COLLAR AND ROOT
FLARE 2" ABOVE FINISH GRADE.
DO NOT PLACE MULCH WITHIN
2" OF TRUNK. ROOT COLLAR IS
NOT ALWAYS LOCATED AT TOP
OF ROOTBALL
MINIMUM 6' DIAMETER,
3" DEPTH MULCH RING
3" HEIGHT WATER RETENTION
BERM BEYOND EDGE OF ROOT BALL
FINISH GRADE
SCARIFY SIDES OF PIT
REMOVE ALL NON-BIODEGRADABLE MATERIAL,
CONTAINERS OR OTHER MATERIAL THAT WILL
IMPEDE THE GROWTH OF THE PLANT MATERIAL.
REMOVE ALL TWINE. FOR BALLED AND BURLAP
(B&B) PLANTS REMOVE MINIMUM TOP 1
2 OF BURLAP
AND WIRE BASKET MINIMUM.
PLACE ROOT BALL ON UNDISTURBED SOIL
3X ROOTBALL
MINIMUM FOR TREES
2X ROOTBAL
MINIMUM FOR SHRUBS
DE
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3X ROOTBALL
MINIMUM FOR TREES
2X ROOTBAL
MINIMUM FOR SHRUBS
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2:1 MAXIMUM
TRANSITION SLOPE.
BEGIN TRANSITION
AT EDGE OF
ROOT BALL
EXISTING
SLOPE
TREE OR SHRUB
SCARIFY SIDES OF PIT
REMOVE ALL NON-BIODEGRADABLE MATERIAL,
CONTAINERS OR OTHER MATERIAL THAT WILL
IMPEDE THE GROWTH OF THE PLANT MATERIAL.
REMOVE ALL TWINE. FOR BALLED AND BURLAP
(B&B) PLANTS REMOVE MINIMUM TOP 1
2 OF BURLAP
AND WIRE BASKET MINIMUM.
PLACE ROOT BALL ON UNDISTURBED SOIL
FINISH GRADE
3" HEIGHT WATER RETENTION
BERM BEYOND EDGE OF ROOT BALL
MINIMUM 6' DIAMETER,
3" DEPTH MULCH RING
SET ROOT COLLAR AND ROOT FLARE 2" ABOVE
FINISH GRADE. DO NOT PLACE MULCH WITHIN
2" OF TRUNK. ROOT COLLAR IS NOT ALWAYS
LOCATED AT TOP OF ROOT BALL
FINISH GRADE
SEE PLANTING PIT DETAIL
ENGINEERING FABRIC
IMPERVIOUS SOIL
SEPTIC GRAVEL
1 PERVIOUS SOIL
(IF PRESENT)
1 IF PERVIOUS SOIL IS ENCOUNTERED
AT A DEPTH LESS THAN 6-FEET, THE
DRAINAGE WELL MAY BE TERMINATED
WHERE THE WELL EXTENDS A MINIMUM
OF 12-INCHES INTO THE PERVIOUS
SOIL LAYER.
3
C600
TREE DRAINAGE WELL DETAIL
NO SCALE
NOTE:
TREE DRAINAGE WELL ONLY REQUIRED IF IMPERVIOUS
SOILS ARE FOUND DURING INSTALLATION AS PER
SPECIFICATIONS AND AS APPROVED BY ENGINEER.
ORNAMENTAL TREES
21 AG Amelanchier x grandiflora 'Autumn Brilliance'AUTUMN BRILLIANCE SERVICEBERRY 6' HT.B&B, MULTI-STEM
23 CR Crataegus crus-galli var. inermis THORNLESS COCKSPUR HAWTHORN 6' HT.B&B
41 MJ Malus 'Jarmin'MARILEE CRABAPPLE 6' HT.B&B
12 MP Malus x 'Prairifire'PRAIRIFIRE CRABAPPLE 6' HT.B&B
19 SR Syringa reticulata 'Ivory Silk'IVORY SILK JAPANESE TREE LILAC 6' HT.B&B
SHRUBS
43 AB Aronia arbutifolia 'Brilliantissima'RED CHOCKBERRY 24" HT.CONT. (5' O.C)
94 CA Cornus alba 'Ivory Halo'IVORY HALO DOGWOOD 24" HT.CONT. (6' O.C)
23 CC Cotinus coggygria 'Ancot'GOLDEN SPIRIT SMOKEBUSH 36" HT.CONT. (8' O.C)
80 FO Forsythia x 'Show Off Sugar Baby'SHOW OFF SUGAR BABY FORSYTHIA 18" HT.CONT. (3' O.C)
56 HK Hypericum kalmianum 'Ames'AMES ST. JOHN'S WART 18" HT.CONT. (3' O.C)
68 HY Hydrangea paniculata 'Renhy'VANILLA STRAWBERRY HYDRANGEA 24" HT.CONT. (6' O.C)
91 PF Potentilla fruticosa 'Lundy'LUNDY SHRUBBY CINQUEFOIL 18" HT.CONT. (3' O.C)
63 PO Physocarpus opulifolius 'Jefam' Amber Jubilee AMBER JUBILEE NINEBARK 24" HT.CONT. (5' O.C)
19 SN Sambucus nigra 'Eva'BLACKLACE ELDERBERRY 36" HT.CONT. (8' O.C)
119 SB Spiraea betuliflora 'Tor'TOR BIRCHLEAF SPIREA 18" HT.CONT. (3' O.C)
41 VL Viburnum lantana 'Mohican'MOHICAN VIBURNUM 36" HT.CONT. (8' O.C)
PLANTING PLAN REQUIREMENTS
(LANDSCAPE CALCULATIONS BASED ON CITY OF WAUKEE ZONING CODE REQUIREMENTS, PER CHAPTER 161, AND THE
SHOPS AT KETTLESTONE DESIGN GUIDELINES).
MINIMUM OF 20% OPEN SPACE REQUIRED
TOTAL AREA 344,053 SF
MIN OPEN SPACE REQUIRED 68,810 SF (20.0%)
OPEN SPACE PROVIDED 133,499 SF (38.8%)
PLANTING REQUIREMENTS:
ZONED R-4 = 2 TREES AND 2 SHRUBS PER DWELLING UNIT
29 TOTAL DWELLING UNITS X 2 = 58 TREES AND 58 SHRUBS REQUIRED
----TREES AND SHRUBS TO BE PROVIDED AT TIME OF HOME CONSTRUCTION.
NON-BUFFER PLANTINGS:
STREET TREE FRONTAGE REQUIREMENTS:
1 OVERSTORY TREE PER 40 LF OF FRONTAGE ALONG ESKER DRIVE
492 LF OF FRONTAGE = 492/40 = 12.30 OVERSTORY TREES REQUIRED (13 PROVIDED)
BUFFER AND SCREENING REQUIREMENTS:
BUFFER SCREEN PROVIDED FOR R-4 TO FUTURE R-1 ON EAST AND WEST
BOUNDARIES. 25 FOOT BUFFER REQUIRES, PER 50 LINEAR FEET= 1.5 OVERSTORY TREE, 2.5 EVERGREEN TREES, 2.5
ORNAMENTAL TREES AND 15 SHRUBS.
EAST BUFFER= 557 LF
557 / 50 = 11.14 PLANT UNITS
----11.14 P.U. x 1.5 OVERSTORY TREE =
17 OVERSTORY TREES REQUIRED, 17 OVERSTORY TREES PROVIDED
----11.14 P.U. x 2.5 EVERGREEN TREES =
28 EVERGREEN TREES REQUIRED, 28 EVERGREEN TREES PROVIDED
----11.14 P.U. x 2.5 ORNAMENTAL TREES =
28 ORNAMENTAL TREES REQUIRED, 28 ORNAMENTAL TREES PROVIDED
----11.14 P.U. x 15 SHRUBS =
167 SHRUBS REQUIRED, 167 SHRUBS PROVIDED
WEST BUFFER= 737 LF
737 / 50 = 14.74 PLANT UNITS
----14.74 P.U. x 1.5 OVERSTORY TREE =
22 OVERSTORY TREES REQUIRED, 22 OVERSTORY TREES PROVIDED
----14.74 P.U. x 2.5 EVERGREEN TREES =
37 EVERGREEN TREES REQUIRED, 37 EVERGREEN TREES PROVIDED
----24 P.U. x 2.5 ORNAMENTAL TREES =
37 ORNAMENTAL TREES REQUIRED, 37 ORNAMENTAL TREES PROVIDED
----11.14 P.U. x 15 SHRUBS =
221 SHRUBS REQUIRED, 221 SHRUBS PROVIDED
NORTH BUFFER= 522 LF
522 / 50 = 10.44 PLANT UNITS
----10.44 P.U. x 1.5 OVERSTORY TREE =
16 OVERSTORY TREES REQUIRED, 16 OVERSTORY TREES PROVIDED
----10.44 P.U. x 2.5 EVERGREEN TREES =
26 EVERGREEN TREES REQUIRED, 26 EVERGREEN TREES PROVIDED
----10.44 P.U. x 2.5 ORNAMENTAL TREES =
26 ORNAMENTAL TREES REQUIRED, 26 ORNAMENTAL TREES PROVIDED
----10.44 P.U. x 15 SHRUBS =
157 SHRUBS REQUIRED, 157 SHRUBS PROVIDED
SOUTH BUFFER= 492 LF
492 / 50 = 9.84 PLANT UNITS
----9.84 P.U. x 1.5 OVERSTORY TREE =
15 OVERSTORY TREES REQUIRED, 15 OVERSTORY TREES PROVIDED
----9.84 P.U. x 2.5 EVERGREEN TREES =
25 EVERGREEN TREES REQUIRED, 25 EVERGREEN TREES PROVIDED
----9.84 P.U. x 2.5 ORNAMENTAL TREES =
25 ORNAMENTAL TREES REQUIRED, 25 ORNAMENTAL TREES PROVIDED
----9.84 P.U. x 15 SHRUBS =
148 SHRUBS REQUIRED, 148 SHRUBS PROVIDED
PLANT SCHEDULE
QTY KEY BOTANICAL NAME COMMON NAME INSTALL
SIZE COMMENTS
CANOPY TREES
6 AC Acer freemanii 'Jeffersred'AUTUMN BLAZE FREEMAN MAPLE 8' HT.B&B
7 CT Catalpa speciosa NORTHERN CATALPA 8' HT.B&B
8 CO Celtis occidentalis 'Prairie Pride'PRAIRIE PRIDE HACKBERRY 8' HT.B&B
6 GB Ginkgo biloba 'Autumn Gold'AUTUMN GOLD GINKGO 8' HT.B&B MALE ONLY
10 GL Gleditsia tricanthos var inermis 'Impcole'IMPERIAL HONEYLOCUST 8' HT.B&B
6 OV Ostrya virginiana IRONWOOD 8' HT.B&B
8 PS Robinia pseudoacacia 'Purple Robe'PURPLE ROBE 8' HT.B&B
6 QB Quercus bicolor SWAMP WHITE OAK 8' HT.B&B
7 QU Quercus warei 'Long'REGAL PRINCE OAK 8' HT.B&B, COLUMNAR
11 TA Tilia americana 'Boulevard'BOULEVARD AMERICAN LINDEN 8' HT.B&B
8 UP Ulmus 'Patriot'PATIRIOT ELM 8' HT.B&B
EVERGREEN TREES
30 JS Juniperus scopulorum 'Bailigh'SKY HIGH JUNIPER 6' HT.B&B
18 JU Juniperus scopulorum 'Skyrocket'SKYROCKET JUNIPER 6' HT.B&B
8 PC Pinus cembra 'Swiss Stone'ALGONQUIN PILLAR SWISS STONE PINE 6' HT.B&B
11 PN Pinus flexilis 'Vanderwolf Pyramid'VANDERWOLF'S LIMBER PINE 6' HT.B&B
12 PI Picea glauca 'Densata'BLACK HILLS WHITE SPRUCE 6' HT.B&B
11 PG Picea pungens f. glauca 'Fat Albert'FAT ALBERT COLORADO SPRUCE 6' HT.B&B
15 PT Pinus mugo 'Tannenbaum'TANNENBAUM MUGO PINE 6' HT.B&B