HomeMy WebLinkAbout2022-06-20 I07 Spring Crest Townhomes Plat 2_Site Plan AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: June 20, 2022
AGENDA ITEM: Consideration of approval of a resolution approving a site plan for Spring
Crest Townhomes Plat 2
FORMAT: Resolution
SYNOPSIS INCLUDING PRO & CON: Springcrest Townhomes Waukee 2, LLC, requests
approval of a site plan to authorize the construction of townhome
development located west of 10th Street and south of Maple Street. A total of
116 units are proposed to be constructed. The buildings will be 2-unit, 4-unit,
5-unit, and 6-unit buildings. Units will range in size from 1,400 square feet to
1,600 square feet. All units will be owner-occupied.
A limited number of units will be accessed from Maple Street. The remaining
units will be access via private streets. Utilities to the site will be privately
owned and maintained as well as the detention area.
The applicant has provided elevations for the proposed building on the site.
The design and materials are consistent with the Site Plan Ordinance.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission
reviewed this project at the May 10, 2022, Commission Meeting and recommended approval
subject to remaining staff comments:
Approval of a Site Plan for Spring Crest Townhomes Plat 2
Community Development Director, Andy Kass, introduced the request for approval of a preliminary
and final plat for a townhome development as submitted by the applicant, Spring Crest Townhomes
Waukee 2, LLC. The subject property is generally located north of Locust Street and west of 10th
Street, containing approximately 16.5 acres.
Mr. Kass advised that the preliminary and final plats identify a total of 116 lots for townhome
development with the intent that the units will be owner-occupied. All proposed lots conform to the
minimum requirements of the R-4 Zoning District. The buildings each contain a varying number of
units from 2 to 6 per building. Each unit ranges between 1,419 square feet to 1,617 square feet in size,
and all units will have a two-car attached garage. Access for units 1-36 will be off of Maple Street,
remaining units are accessed via internal private streets that are owned and maintained by the
homeowner’s association. Units 1-36 will be served by utilities on Maple Street, and all other units
will be services by private extensions of utilities. Stormwater detention will be located in the
southwest corner of the site. all parking, parkland, and elevation requirements have been met at this
time.
I7
Staff would recommend approval of the Final Plat and Site Plan for Spring Crest Townhomes Plat 2
subject to remaining staff comments and review of the legal documents.
Commissioner Hoifeldt questioned if on-street parking would be allowed on Maple
Street. Mr. Kass advised that on-street parking would need to be written into the
ordinance and the future of on-street parking would be uncertain as the property to the
north of this development is zoned for commercial use and may require the removal of
on street parking on Maple Street.
Commissioner Hoifeldt moved to approve the Site Plan for Spring Crest Townhomes Plat 2 subject to
any remaining staff comments and review of the legal documents. Commissioner Streit seconded the
motion. Ayes: Hoifeldt, Streit, Koshy, and Tessau. Nays: none. Motion Carried.
STAFF REVIEW AND COMMENT: Staff recommends approval of the site plan subject to
remaining staff comments.
RECOMMENDATION: Approve the resolution subject to remaining staff comments.
ATTACHMENTS: I. Proposed Resolution
II. Staff Report
III. Site Plan & Elevations
PREPARED BY: Andy Kass, Community Development Director
REVIEWED BY:
THE CITY OF WAUKEE, IOWA
RESOLUTION 2022-
APPROVING THE SITE PLAN FOR SPRING CREST TOWNHOMES PLAT 2
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 recommended approval of
the Site Plan for Spring Crest Townhomes Plat 2, subject to remaining staff comments on May
10, 2022; AND,
WHEREAS, the Site Plan for Spring Crest Townhomes Plat 2 is in general conformance with
§160 – Site and Building Development Standards Ordinance of the Waukee Municipal Code;
AND,
WHEREAS, the Site Plan for Spring Crest Townhomes Plat 2 is in general conformance with
§161 – Landscaping and Open Space Ordinance of the Waukee Municipal Code; AND,
NOW THEREFORE BE IT RESOLVED by the City Council of the City of Waukee, Iowa on
this 20th day of June, 2022 that the Site Plan for Spring Crest Townhomes Plat 2 is approved.
____________________________
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: Spring Crest Townhomes Plat 2 – Final Plat
& Site Plan
PREPARED BY: Andy Kass AICP, Community
Development Director
REPORT DATE: May 6, 2022
MEETING DATE: May 10, 2022
GENERAL INFORMATION
Applicant: Springcrest Townhomes Waukee 2, LLC
Owner:
Springcrest Partners, LLC
Owner’s Representative:
Korey Marsh, P.E. with Snyder & Associates, Inc.
Request: The applicant is requesting approval of a final plat
and site plan for a townhome development.
Location and Size: Property is generally located north of Locust Street
and west of 10th Street, containing approximately
16.50-acres.
AREA MAP
ABOVE: Aerial of Property identifying the proposed plat (outlined in RED).
May 6, 2022
2 of 3
LAND USES AND ZONING
Location Existing Land Use Comprehensive Plan Current Zoning
Property in
Question
Vacant –
Undeveloped
Medium Density
Residential
R-4 (Row Dwelling & Townhome District)
North Deery Brothers /
Vacant
Mixed Use Corridor C-1 (Community & Highway Service
Commercial District)
South Spring Crest Plats 1 –
6
Single Family
Residential
R-2 (One & Two Family Residential
District) / PD-1 (planned development
Overlay)
East Spring Crest
Townhomes Plat 1
Medium Density
Residential
R-4 (Row Dwelling & Townhome District)
West Vacant –
Undeveloped
Medium Density
Residential
A-1 (Agricultural District)
HISTORY
The subject property is located within the existing Spring Crest Development. The property was zoned R-4 in 2016. A
previous phase of Spring Crest Townhomes was constructed to the east that included 48 owner-occupied units.
PROJECT DESCRIPTION
LOTS & SITE PLAN
The final plat and site plan identify a total of 116 lots that are intended for a townhome development. The lots will be
developed in one phase. The lots range in size from 1,600 square feet to 2,880 square feet. All proposed lots meet or
exceed the minimum requirements of the R-4 zoning district. The bulk regulations for the R-4 zoning district are
included below in Table 1.
Table 1: R-4 requirements.
Category R-4 District
Lot Area 3,500 square feet per unit
Lot Width 20 feet per unit
Front Yard Setback 30-feet (perimeter)
Rear Yard Setback 30 feet
Side Yard Setback 15 feet (total)
Dwelling Units (DU) per Acre (maximum) 12 DU / acre
The units to be constructed within the proposed development will be owner-occupied units. A total of 116 units are
shown on the site plan. Building sizes shown include 2-unit, 4-unit, 5-unit, and 6-unit buildings. The planned square
footages for the units within the 4-unit, 5-unit, and 6-unit buildings range between 1,419 square feet to 1,617 square
feet. The planned square footages for the 2-unit living spaces will be approximately 3,400 square feet including finished
basement). All 4, 5, and 6 unit buildings will be two-story buildings and the 2-unit buildings will be single-story. All units
will have a two-car attached garage.
May 6, 2022
3 of 3
PARKING
A total of 255 parking spaces are required. The site plan identifies that 256 spaces are provided which includes 24 visitor
spaces.
STREETS AND TRAIL
Units 1 through 36 will be accessed via Maple Street on the north side of the plat. The applicant is in the process of
constructing Maple Street. The remaining units will be accessed via internal private streets. Sidewalks will be provided on
both sides of the internal streets. A 10-foot wide trail will be installed along the east plat boundary adjacent to 10th
Street and a sidewalk along Maple Street will be installed.
UTILITIES
The applicant is in the process of extending water main along Maple Street and making some sanitary sewer
improvements. Units 1 through 36 will be serviced from public utilities. All other units will be serviced by private utilities
extended through the development. Stormwater detention will be provided in a pond in the southwest corner of the
site. The homeowners association will be responsible for the maintenance of the pond and private utilities. Garbage and
recycling services will be provided for each unit.
EASEMENTS
All proposed easements have been indicated on the final plat. A landscape buffer will be installed along the east and
south sides of the development.
PARKLAND DEDICATION
Parkland dedication requirements were satisfied with previous phases of the Spring Crest Development.
BUILDING ELEVATIONS
Elevations of the various unit styles have been provided. The proposed units meet the requirements of the Site Plan
Ordinance. Proposed materials include hardboard siding, asphalt shingles, and stone. Multiple color schemes have been
provided to provide differentiation between the buildings.
STAFF RECOMMENDATION
All proposed lots and units meet the minimum requirements of the Zoning Ordinance, the final plat is in general
conformance with the Subdivision Ordinance, and the proposed land use of the property is consistent with the
Comprehensive Plan. Staff recommends approval of the final plat and site plan for Spring Crest Townhomes Plat 2
subject to remaining staff comments and review of the legal documents.
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SITE PLAN
FOR
SPRINGCREST TOWNHOMES PLAT 2
MULTI-FAMILY RESIDENTIAL DEVELOPMENT
CITY OF WAUKEE, DALLAS COUNTY, IOWA
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.
Korey M. Marsh, P.E.Date
License Number P25347
My License Renewal Date is December 31, 2022
Pages or sheets covered by this seal:
KOREY M.
MARSH
P25347
D P R O F E
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IONAL
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SS
INDEX OF SHEETS
C100 TITLE SHEET
C101 PROJECT INFORMATION
C200 OVERALL SITE LAYOUT
C201-C203 DIMENSION PLAN
C300 HYDRANT COVERAGE PLAN
C301-C304 UTILITY PLAN
C400 OVERALL GRADING
C401 EROSION & SEDIMENT CONTROL PLAN
C402-C405 DETAILED GRADING PLAN
C406-C408 GRADING SPOT DETAILS
C500 PLANTING PLAN
C501 PLANTING PLAN NOTES
DEVELOPER/APPLICANT
SPRINGCREST TOWNHOMES WAUKEE 2, LLC
15006 MAPLE DRIVE
URBANDALE, IA 50323
CONTACT: CASEY SHELTON
PHONE:(515) 499-6194
ENGINEER
SNYDER & ASSOCIATES
2727 SW SNYDER BLVD.
ANKENY, IOWA 50023
CONTACT: KOREY MARSH
PHONE: (515) 964-2020
OWNER
SPRINGCREST PARTNERS, LLC.
9550 HICKMAN RD, STE 100
CLIVE, IA 50325
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License Expires:
June 30, 2022
LARA F.
GULDENPFENNIG
668
LANDSCAPE
ARCHITECT
NO.
Lara F. Guldenpfennig, ASLA
License Number
Pages or sheets covered by this seal:
668
Date
I hereby certify that the portion of this technical
submission described below was prepared by me
or under my direct supervision and responsible
charge. I am a duly licensed Professional
Landscape Architect under the laws of the
State of Iowa.
C500-C501
C100-C408
BY
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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
2
5
X 1225.25
●
X
1
2
2
5
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
PROPERTY DESCRIPTION
ZONING
OUTLOT X & Y OF SPRING CREST PLAT 3 AS FILED IN
THE DALLAS COUNTY RECORDER'S OFFICE ALL BEING
IN THE CITY OF WAUKEE, DALLAS COUNTY, IOWA.
R-4 - ROW DWELLING AND
TOWNHOME DISTRICT
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 CITY OF
WAUKEE COMMUNITY DEVELOPMENT PRIOR TO CONSTRUCTION.
U. THE CONTRACTOR IS RESPONSIBLE FOR ANY CHANGES MADE DURING CONSTRUCTION THAT HAVE NOT BEEN GRANTED
APPROVAL IN WRITING BY THE CITY OF WAUKEE.
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 CONNECTIONS 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. AS-BUILTS SHALL BE PROVIDED TO THE WAUKEE ENGINEERING DEPARTMENT INCLUDING ALL PUBLIC ACCESSIBLE RAMPS,
DETENTION FACILITIES AND DETENTION OVERFLOW GRADES. THE CONTRACTOR SHALL PROVIDE INFORMATION TO THE
DESIGN ENGINEER FOR INCLUSION ON THE RECORD AS-BUILT DRAWINGS.
Z. 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.
AA. CONTRACTOR SHALL PROTECT STORM SEWERS AND DRAINAGE WAYS FROM ALLOWING CONCRETE SLURRY FROM
CONCRETE OPERATIONS TO DISCHARGE OFFSITE.
BB. 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.
CC. ALL FIRE HYDRANTS TO HAVE 5 INCH STORZ FITTINGS.
DD. CONTRACTOR IS RESPONSIBLE TO OBTAIN WRITTEN APPROVAL FOR ANY PLAN CHANGES DURING CONSTRUCTION FROM THE
COMMUNITY DEVELOPMENT DEPARTMENT. IN ADDITION, THE CONTRACTOR IS RESPONSIBLE FOR ANY CHANGES THAT HAVE
NOT RECEIVED WRITTEN APPROVAL FROM THE COMMUNITY DEVELOPMENT DEPARTMENT.
EE. ALL STREETS ARE TO BE PRIVATELY OWNED AND MAINTAINED.
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 USE
TOWNHOMES - OUTLOT X
GENERAL NOTES
UTILITY CONTACT INFORMATION
G1-GAS
W1-WATER
S-SANITARY SEWER
ST-STORM SEWER
E1-ELECTRIC
OE1-OVERHEAD ELECTRIC
C1-COMMUNICATION
C2-COMMUNICATION
CLEAR PER MAP
CLEAR PER MAP
CLEAR PER MAP
NO RESPONSE
CITY OF WAUKEE
TIM ROYER
515-978-7920
troyer@waukee.org
MIDAMERICAN ENERGY
CRAIG RANFELD
515-252-6632
MECDSMDesignLocates@midamerican.com
MEDIACOM COMMUNICATIONS
PAUL MAY
515-246-2252
pmay@mediacomcc.com
CENTURYLINK
TOM STURMER
720-578-8090
thomas.sturmer@centurylink.com
UNITE PRIVATE NETWORKS
CLARK LUNDY
515-321-3336
clark.lundy@upnllc.com
NORTHERN NATURAL GAS COMPANY
KEITH GOOD
515-202-5067
keith.good@nngco.com
XENIA RURAL WATER DISTRICT
LAIRD VAN ZEE
515-676-2117
lvandee@xeniawater.org
CONSOLIDATED COMMUNICATIONS
JONI MCCABE
517-387-1770
joni.mccabe@consolidated.com
BENCHMARKS
NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD88 - GEOID12A)
IARTN DERIVED - US SURVEY FEET
IOWA STATE PLANE SOUTH COORDINATE SYSTEM
NAD83(2011)(EPOCH 2010.00) IARTN DERIVED - US SURVEY FEET
CONTROL POINTS
BM1
CP1
CP2
CP3
CP4
N=586093.79 E=1533347.30
1/2" REBAR WITH YELLOW CAP AT NORTHWEST CORNER OF LOT 29 OF
SOUTHVIEW ESTATES, SOUTHEAST CORNER OF SITE.
N=586456.49 E=1533349.96
1/2" REBAR WITH ORANGE CAP AT WEST END OF CEDAR STREET
PAVEMENT, SOUTHEAST CORNER OF SITE.
N=587886.78 E=1533378.54
MAG NAIL IN ASPHALT ON WEST SIDE OF 10TH STREET, NORTHEAST
CORNER OF SITE.
N=588428.84 E=1530732.77IOWA DOT ALUMINUM MONUMENT SOUTH OF
HIGHWAY 6 IN LINE WITH NORTH 1/4 CORNER OF SECTION, NORTHWEST OF
ELEV=1035.08
BURY BOLT ON HYDRANT ON SOUTH SIDE OF CEDAR STREET SOUTH OF
LIGHT POLE, SOUTHEAST OF SITE.
PARKING REQUIREMENTS
TOWNHOMES:
PARKING REQUIRED:
2 STALL PER UNIT PLUS 1 STALL PER 5 UNITS
116 UNITS X 2 STALLS = 232 STALLS
116 UNITS / 5 = 23 STALLS
TOTAL STALL REQUIRED = 255 STALLS
PARKING PROVIDED:
GARAGE STALL = 116 STALLS (1 PER UNIT)
DRIVEWAY STALL = 116 STALLS (1 PER UNIT)
OPEN STALL = 24 STALLS
TOTAL STALLS PROVIDED = 256 STALLS
(INCLUDING 1 HANDICAP ACCESSIBLE STALL)
DENSITY = 12 DWELLING UNITS/ACRE MAXIMUM
MINIMUM FLOOR AREA = 800 SQUARE FEET PER UNIT
LOT WIDTH = 20 FEET PER UNIT, 75 FEET OVERALL
SIDE YARD = 15 FEET BETWEEN PRINCIPLE BUILDINGS
REAR YARD = 30 FEET
NUMBER OF STORIES = MINIMUM 2, MAXIMUM 3
NUMBER OF CONNECTED UNITS = MINIMUM 2, MAXIMUM 6.
MINIMUM OPEN SPACE = 20%
BULK REGULATIONS
TOTAL HEIGHT = 26.25 FEET
3 BEDROOM END UNITS = 1,617 SF
2 BEDROOM INTERIOR UNITS = 1,419 SF
BUILDING DESCRIPTION
MINIMUM OF 20% OPEN SPACE REQUIRED
TOTAL AREA 600,337SF
MIN OPEN SPACE REQUIRED 120,068SF (20.0%)
OPEN SPACE PROVIDED 280,135SF (48.3%)
OPEN SPACE REQUIREMENTS
CONSTRUCTION START: SPRING 2022
EARTHWORK: SPRING 2022
UTILITIES: SPRING 2022
PAVING: SPRING/ SUMMER 2022
BUILDING CONSTRUCTION: FALL 2022
PROJECT TIMELINE
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F.L.=1027.34
18" RCP N
F.L.=1027.98
18" RCP SW
Rim=1032.62
F.L.=1027.83 18" RCP E
F.L.=1027.83 18" RCP S
OPEN INLET NE=1031.57
MAPLE STREET
DAISY LANE
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K
20' TEMPORARY
CONSTRUCTION EASEMENT20' Public
Water Main
Easement
20' Public
Storm Sewer
Easement
30' Public
Sanitary
Sewer
Easement
30' Public Sanitary
Sewer Easement
35'X10' Temporary
Construction Easement
30' BUILDING SETBACK
30' BUILDING SETBACK
MAPLE STREET
11
T
H
S
T
R
E
E
T
8" W 8" W 8" W
8" W
8"
W
8"
W
8"
W
8"
W
8"
S
A
N
8"
S
A
N
8" SAN
8"
S
A
N
8" SAN
8" SAN
8" SAN
8"
S
A
N
15" S
T
15"
S
T
1
5
"
S
T
18" ST18" ST18" ST
24
"
S
T
12" ST
15
"
S
T
12" ST15" ST
12" ST
12" ST
1
5
"
S
T
2
4
"
S
T
24" ST
8"
S
T
8" ST
8
"
S
T
8"
S
T
8"
S
T
8
"
S
T
12
"
S
T
12
"
S
T
1
2
"
S
T
42' PUBLIC INGRESS/EGRESS &
PRIVATE WATER MAIN, &
SANITARY SEWER EASEMENT
70
.
0
'
RO
W
31
.
0
'
B/
B
7' GAS MAIN EASEMENT
10' PUE
10' PUE
7' GAS MAIN EASEMENT
10' PUE
10' PUE
7' GAS MAIN EASEMENT
10' PUE
10' PUE
7' GAS MAIN EASEMENT
10' PUE
7' Gas Easement 7' Gas Easement
TEMPORARY GRADING
EASEMENT
1
5
"
S
T
1
5
"
S
T
15
"
S
T
12
"
S
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12" ST
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C200
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FEET
0 50
F.L.=1027.34
18" RCP N
MAPLE STREET
KI
N
L
E
Y
D
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DAISY LANE8" W
8"
W
8" W
30
'
B
U
I
L
D
I
N
G
S
E
T
B
A
C
K
1,600 SF
35
1,600 SF
36
1,600 SF
37
1,728 SF
38
1,728 SF
33
1,600 SF
34
1,728 SF
28
1,600 SF
29
1,600 SF
30
1,600 SF
31
1,728 SF
32
1,600 SF
25
1,600 SF
26
1,728 SF
27
2,736 SF
108
2,880 SF
107
2,736 SF
110
2,880 SF
109
2,736 SF
106
2,736 SF
112
2,880 SF
111
2,736 SF
114
2,880 SF
113
2,736 SF
116
2,880 SF
115
27
'
25
'
25
'
25
'
27
'
72'
38
'
38
'
72
'
40'
72
'
40'38'
38'
72
'
72
'
40'
72
'
40'38'
38'
72
'
72
'
40'
72
'
40'38'
38'
72
'
72
'
40'
72
'
40'38'
38'
72
'
72
'
40'
72
'
40'38'
38'
72
'
1,728 SF
24
1,728 SF
20
1,728 SF
23
1,600 SF
21
1,600 SF
22
27'
64
'
27'
64
'
64
'
25'
25'
64
'
25'
25'27'
64
'
27'27'
64
'
27'
64
'
25'
25'
64
'
25'
25'
64
'
27'
27'
64
'
64
'
27'
64
'
27'
64
'
25'
25'
64
'
25'
25'
64
'
25'
25'27'
64
'
27'27'
64
'
27'
64
'
25'
25'
64
'
25'
25'
64
'
25'
25'
64
'
25'
25'
64
'
27'
27'
64
'
1,600 SF
41
1,600 SF
47
1,600 SF
51
1,600 SF
551,728 SF
39
1,600 SF
40
1,600 SF
43
1,600 SF
42
1,728 SF
44
1,728 SF
45
1,600 SF
46
1,728 SF
49
1,600 SF
48
1,728 SF
50
1,728 SF
53
1,600 SF
52
1,728 SF
54
1,728 SF
57
1,600 SF
56
64
'
27'
27'
64
'
25'
25'
64
'
25'
25'27'
64
'
27'
64
'
27'
64
'
27'
64
'
25'
25'
64
'
25'
25'27'
64
'
27'
64
'
27'
64
'
27'
64
'
25'
25'
64
'
25'
25'
64
'
25'
25'27'
64
'
27'
64
'
27'
64
'
27'
64
'
25'
25'
64
'
25'
25'
64
'
25'
25'
64
'
25'
25'27'
64
'
27'
30' BUILDING SETBACK
11
T
H
S
T
R
E
E
T
8" W 8" W
8"
W
8"
W
8"
W
8"
W
8"
S
A
N
8" SAN
8" SAN
18" ST
24
"
S
T
12" ST
15
"
S
T
12" ST15" ST
2
4
"
S
T
8" ST
8
"
S
T
2B
2A
2A
2A
2B
2B
2B
2H
2H2H
2H
2H
2H
2H
2H 2H
1B
1B
2J
2J
2G
2D
2D
2D 2D
2I
2K4A
4B
3C
3B
3A TYP
2F
2F
2F
2F
2F
50
.
0
'
2B
2B
TYP
TYP
TYP
TYPTYP
TYP
TYP
TYP TYP
18.0'5.0'
9.
5
'
9.
0
'
4.
0
'
4.
0
'
1A
1A
31.0' B/B
70.0' ROW
31
.
0
'
B
/
B
70
.
0
'
R
O
W
31
.
0
'
B
/
B
70
.
0
'
R
O
W
5"
P
C
C
16.0'
TYP
42' PUBLIC INGRESS/EGRESS &
PRIVATE WATER MAIN, &
SANITARY SEWER EASEMENT
16.0'
TYP
10' PUE
10' PUE
10' PUE
10' PUE
15.0'15.0'15.0'15.0'
15.0'15.0'30.0'
15.0'
20.0'
15.0'15.0'
20
.
0
'
5.
0
'
25
.
0
'
5.
0
'
20
.
0
'
7' GAS MAIN EASEMENT
7' Gas Easement 2F
2B
2O TYP2OTYP
BY
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C201
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0 30
NOT TO SCALE
3" ROLL CURB
NOT TO SCALE
2%
M
A
X
CLUSTER MAILBOX PAD DETAIL
NOT TO SCALE
PCC STANDARD CURB3
C201
2
C201
1
C201
TYPICAL SIDEWALK RAMP4
C201
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.
2.PAVEMENTS, PROVIDE THE FOLLOWING:
A.6" 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.6" PCC STANDARD CURB.
D.3" PCC ROLL CURB.
E.6" DEPTH PCC TRAIL.
F.PEDESTRIAN RAMP WITH MAXIMUM SLOPE OF 8.33%. PROVIDE DETECTABLE WARNING PANELS WHERE
SHOWN.
G.CONNECT TO EXISTING PCC PAVEMENT, DOWEL WITH #5 BARS EVERY 30". SAW CUT FULL DEPTH. MATCH
EXISTING ELEVATIONS. COORDINATE WITH NW 10TH STREET CONTRACTOR TO ENSURE A CURB DROP IS
LEFT FOR A SUDAS TYPE A CONNECTION.
H.5" PCC DRIVEWAY
I.5" DEPTH PCC PAVEMENT ON 12" DEPTH PREPARED SUBGRADE COMPACTED TO 95% STANDARD
PROCTOR DENSITY.
J.8" PCC, 4'X4' CLUSTER MAIL BOX PAD. SEE DETAIL ON THIS SHEET.
K.INTEGRAL CURB AND 4" PCC SIDEWALK.
L.8" DEPTH PCC ENTRANCE APPROACH ON 12" DEPTH PREPARED SUBGRADE COMPACTED TO 95%
STANDARD PROCTOR DENSITY.
M.SUDAS TYPE A CONNECTION TO BE CONSTRUCTED AS PER STANDARD SPECIFICATIONS.
N.REMOVE AND DISPOSE EXISTING LANDING AREA. CONSTRUCT NEW 6" DEPTH PCC PEDESTRIAN LANDING
AREA WITH 2% MINIMUM CROSS SLOPE. PROVIDE RADIUS DETECTABLE WARNING PANELS WHERE
SHOWN.
O.GRIND CURB AS NECESSARY FOR DRIVEWAY INSTALLATION.
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.
INTEGRAL SIDEWALK & CURB DETAIL5
C201 NOT TO SCALE
10
T
H
S
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E
E
T
KI
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E
Y
D
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A
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S
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A
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8"
W
8" W
8"
W
8"
W
30' BUILDING SETBACK
1,600 SF
89
1,728 SF
90
1,728 SF
87
1,600 SF
88
1,728 SF
86
1,600 SF
85
1,600 SF
84
1,600 SF
83
82
1,600 SF
74
1,600 SF
75
1,600 SF
76
77
1,728 SF
73
27
'
64'
27
'
64'
25
'
25
'
64'
25
'
25
'
64'
25
'
25
'
64'64'
25
'
64'
25
'
25
'
64'
25
'
27
'
64'
27
'
64'
25
'
25
'
27
'
64'
27
'
64'
25
'
25
'
64'
25
'
25
'
64'
27
'
27
'
1,728 SF
20
1,600 SF 1,728 SF
16
1,728 SF
19
1,600 SF
17
1,600 SF
18
1,728 SF
12
1,728 SF
15
1,600 SF
13
1,600 SF
14
1,600 SF
9
1,728 SF
7
1,600 SF
8
1,728 SF
11
1,600 SF
10 1,600 SF
4
1,728 SF
6 1,600 SF
5 1,600 SF
2
1,600 SF
3 1,728 SF
1
6
4
'
27'
6
4
'
27'
6
4
'
25'
25'
6
4
'
25'
25'
6
4
'
25'
25'
6
4
'
25'
25'
27'
6
4
'
27'
64
'
27'
64
'
27'
64
'
25'
25'
64
'
25'
25'
64
'
25'
25'27'
64
'
27'27'
64
'
27'
64
'
64
'
25'
25'
64
'
25'
25'27'
64
'
27'27'
64
'
27'
64
'
64
'
25'
25'
64
'
25'
25'27'
64
'
27'27'
64
'
27'
64
'
1,600 SF
60
1,600 SF
64
1,600 SF
69
1,728 SF
57
1,600 SF
56
1,728 SF
58
1,600 SF
59
1,728 SF
62
1,600 SF
61
1,728 SF
63
1,728 SF
66
1,600 SF
65
1,728 SF
67
1,600 SF
68
1,600 SF
71
1,600 SF
70
1,728 SF
7264
'
27
'
64
'
27
'
64
'
25
'
25
'
64
'
25
'
25
'
64
'
25
'
25
'
64
'
25'
25'
27
'
64
'
27
'
64
'
27'
64
'
27'
64
'
25'
25'
64
'
25'
25'27'
64
'
27'
64
'
27'
64
'
27'
64
'
25'
25'
64
'
25'
25'
64
'
25'
25'27'
64
'
27'
64
'
27'
64
'
27'
25'
25'
MAPLE STREET
8" W
8" W
8"
S
A
N
8" SAN
8" SAN
18" ST18" ST
12" ST
12" ST
1
5
"
S
T
8"
S
T
8"
S
T
12
"
S
T
2A 2A
2A
2B
2B2B
2B
2B 2B
2B
2I
2H 2H
2H
2H
2H
2H 2H 2H
2H
1B
1B
1B
2B
2L
2M
2J
2J
2D
2D
2D
2K
4B
3A
TYP
2B
2F
2F
2F 2F
2F
2F
2F
1A
2C
9.0'9.5'
50
.
0
'
2E
TYP TYP
TYP
TYP
TYP
TYP TYP TYP
TYP
4.
0
'
4.
0
'
1A
31
.
0
'
B
/
B
1
0
.
0
'
5" PCC
16
.
0
'
TY
P
16.0'
TYP
16.0'
TYP
2B
7' GAS MAIN EASEMENT
10' PUE
10' PUE
15.0'15.0'15.0'
15.9'
26.4'
15.0'15.0'
80.4'
20
.
0
'
5.
0
'
25
.
0
'
5.
0
'
20.0'
5.0'
25.0'
5.0'
20.0'
42' PUBLIC INGRESS/EGRESS &
PRIVATE WATER MAIN, &
SANITARY SEWER EASEMENT
10' PUE
5.0
'
18
.
0
'
9.
5
'
9.
0
'
2N
7' Gas Easement
SANITARY SEWER
EASEMENT
2B
2I
3A TYP
2K
2E
2O TYP
2O TYP
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Sheet
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2
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C202
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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.
2.PAVEMENTS, PROVIDE THE FOLLOWING:
A.6" 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.6" PCC STANDARD CURB.
D.3" PCC ROLL CURB.
E.6" DEPTH PCC TRAIL.
F.PEDESTRIAN RAMP WITH MAXIMUM SLOPE OF 8.33%. PROVIDE DETECTABLE WARNING
PANELS WHERE SHOWN.
G.CONNECT TO EXISTING PCC PAVEMENT, DOWEL WITH #5 BARS EVERY 30". SAW CUT
FULL DEPTH. MATCH EXISTING ELEVATIONS. COORDINATE WITH NW 10TH STREET
CONTRACTOR TO ENSURE A CURB DROP IS LEFT FOR A SUDAS TYPE A CONNECTION.
H.5" PCC DRIVEWAY
I.5" DEPTH PCC PAVEMENT ON 12" DEPTH PREPARED SUBGRADE COMPACTED TO 95%
STANDARD PROCTOR DENSITY.
J.8" PCC, 4'X4' CLUSTER MAIL BOX PAD. SEE DETAIL ON THIS SHEET.
K.INTEGRAL CURB AND 4" PCC SIDEWALK.
L.8" DEPTH PCC ENTRANCE APPROACH ON 12" DEPTH PREPARED SUBGRADE
COMPACTED TO 95% STANDARD PROCTOR DENSITY.
M.SUDAS TYPE A CONNECTION TO BE CONSTRUCTED AS PER STANDARD
SPECIFICATIONS.
N.REMOVE AND DISPOSE EXISTING LANDING AREA. CONSTRUCT NEW 6" DEPTH PCC
PEDESTRIAN LANDING AREA WITH 2% MINIMUM CROSS SLOPE. PROVIDE RADIUS
DETECTABLE WARNING PANELS WHERE SHOWN.
O.GRIND CURB AS NECESSARY FOR DRIVEWAY INSTALLATION.
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.
NOT TO SCALE
TYPICAL PRIVATE STREET CROSS SECTION1
C202
2
C202 NOT TO SCALE
ACCESSIBLE PARKING SIGN
KI
N
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D
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E
KI
N
L
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D
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D
A
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A
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8"
W
8" W
8"
W
8"
W
8 "W
8" W
373,782 SF
8.58 AC
OUTLOT 'X'
1,600 SF
89
1,728 SF
90
1,728 SF
87
1,600 SF
88
1,728 SF
86
1,600 SF
85
1,600 SF
84
1,600 SF
83
1,728 SF
82
1,600 SF
74
1,600 SF
75
1,600 SF
76
1,728 SF
77
1,728 SF
73
2,736 SF
108
2,880 SF
107
2,880 SF
109
2,880 SF
105
2,736 SF
106
2,736 SF
79
2,880 SF
78
2,880 SF
103
2,736 SF
104
2,736 SF
102
2,880 SF
101
2,736 SF
81
2,880 SF
80
2,736 SF
100
2,880 SF
99
2,736 SF
94
2,880 SF
93
2,736 SF
92
2,880 SF
91
2,736 SF
96
2,880 SF
95
2,736 SF
98 2,880 SF
97
27
'
64'
27
'
64'
25
'
25
'
64'
25
'
25
'
64'
25
'
25
'
64'
27
'
27
'
64'
72'
40
'
72'
40
'
38
'
38
'
72'72'
40
'
72'
40
'
38
'
38
'
72'
27
'
64'
27
'
64'
25
'
64'
25
'
25
'
64'
25
'
27
'
64'
27
'
64'
25
'
25
'
27
'
64'
27
'
64'
25
'
25
'
64'
25
'
25
'
64'
27
'
27
'
64'
72'
40
'
72'
40
'
38
'
38
'
72'
72'
40
'
72'
40
'
38
'
38
'
72'
7
2
'
40'
7
2
'
40'
38'
38'
7
2
'
7
2
'
40'
7
2
'
40'
38'
38'
7
2
'
72
'
40'
72
'
40'
38'
38'
72
'
72'
4
0
'
72'
4
0
'
3
8
'
3
8
'
72'
4
0
'
72'
4
0
'
72'
72'3
8
'
3
8
'
40
'
72'
40
'
72'
72'
38
'
38
'
72
'
40'
72
'
40'38'
38'
72
'
72
'
40'
72
'
40'
1,600 SF
69
1,600 SF
71
1,600 SF
70
1,728 SF
64
'
27'
64
'
25'
64
'
25'
64
'
25'
25'
27'27'25'25'27'27'25'25'25'27'27'25'25'27'27'25'25'27'
30' BUILDI
N
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S
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T
B
A
C
K
8"
S
A
N
8"
S
A
N
8" SAN
8"
S
A
N
8" SAN
8" SAN
8"
S
A
N
15" S
T
15"
S
T
1
5
"
S
T
18" ST18" ST18" ST
24" ST
8"
S
T
8
"
S
T
8"
S
T
8"
S
T
8
"
S
T
12
"
S
T
12
"
S
T
1
2
"
S
T
2A 2A
2A
2B
2B2B
2B
2B
2B
2B
2I
2H
2H
2H 2H
2H
2H
2H
2H
2H
2H
2H
2B
2B
2B
2J
2J
2D
2D
2D
2D
2D 2D
2D
2I
2I2I
2K
2K
2K
4A
4B
3C
3B
3A TYP
3A TYP
3A
TYP
2B
2F
2F
2F
2F
2F
2F
2F
9.
5
'
9.
0
'
9.0'9.5'
2E
TYPTYP TYP
TYP
TYP
TYP
TYP
TYP
TYP
TYP
TYP
18.0'5.0'
9.
5
'
9.
0
'
10.
0
'
5" PCC
5" PCC
5"
P
C
C
16
.
0
'
TY
P
16.0'
TYP
42' PUBLIC INGRESS/EGRESS &
PRIVATE WATER MAIN, &
SANITARY SEWER EASEMENT
2B
10' PUE
7' GAS MAIN EASEMENT 10' PUE
10' PUE
7' GAS MAIN EASEMENT
26.4'
15.0'
25
.
1
'
1
5
.
0
'
15.
0
'
15.9'
16.2
'
15
.
7
'
15
.
0
'
15
.
2
'
48.6'
15
.
0
'
15
.
0
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80.4'
20
.
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5.
0
'
25
.
0
'
5.
0
'
20
.
0
'
20
.
0
'
5.
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'
25
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0
'
5.
0
'
20.0'
5.0'
25.0'
5.0'
20.0'
7' GAS MAIN EASEMENT
42' PUBLIC INGRESS/EGRESS &
PRIVATE WATER MAIN, &
SANITARY SEWER EASEMENT
5.0
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18
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0
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9.
5
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9.
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20' SANITARY SEWER
EASEMENT
7' Gas Easement
SANITARY SEWER
EASEMENT
1
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S
T
1
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S
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15
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S
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12"
S
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12" ST
2F
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Sheet
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2
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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.
2.PAVEMENTS, PROVIDE THE FOLLOWING:
A.6" 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.6" PCC STANDARD CURB.
D.3" PCC ROLL CURB.
E.6" DEPTH PCC TRAIL.
F.PEDESTRIAN RAMP WITH MAXIMUM SLOPE OF 8.33%. PROVIDE DETECTABLE WARNING PANELS WHERE
SHOWN.
G.CONNECT TO EXISTING PCC PAVEMENT, DOWEL WITH #5 BARS EVERY 30". SAW CUT FULL DEPTH. MATCH
EXISTING ELEVATIONS. COORDINATE WITH NW 10TH STREET CONTRACTOR TO ENSURE A CURB DROP IS
LEFT FOR A SUDAS TYPE A CONNECTION.
H.5" PCC DRIVEWAY
I.5" DEPTH PCC PAVEMENT ON 12" DEPTH PREPARED SUBGRADE COMPACTED TO 95% STANDARD PROCTOR
DENSITY.
J.8" PCC, 4'X4' CLUSTER MAIL BOX PAD. SEE DETAIL ON THIS SHEET.
K.INTEGRAL CURB AND 4" PCC SIDEWALK.
L.8" DEPTH PCC ENTRANCE APPROACH ON 12" DEPTH PREPARED SUBGRADE COMPACTED TO 95%
STANDARD PROCTOR DENSITY.
M.SUDAS TYPE A CONNECTION TO BE CONSTRUCTED AS PER STANDARD SPECIFICATIONS.
N.REMOVE AND DISPOSE EXISTING LANDING AREA. CONSTRUCT NEW 6" DEPTH PCC PEDESTRIAN LANDING
AREA WITH 2% MINIMUM CROSS SLOPE. PROVIDE RADIUS DETECTABLE WARNING PANELS WHERE SHOWN.
O.GRIND CURB AS NECESSARY FOR DRIVEWAY INSTALLATION.
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.
16
7
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16
7
0
S
F
16
7
0
S
F
16
7
0
S
F
16
7
0
S
F
16
7
0
S
F
16
7
0
S
F
16
7
0
S
F
16
7
0
S
F
16
7
0
S
F
16
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S
F
16
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15
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15
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15
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F
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7
5
S
F
15
7
5
S
F
15
7
5
S
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15
7
5
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15
7
5
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F
16
10
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PH
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2
16
F.L.=1027.34
18" RCP N
F.L.=1027.98
18" RCP SW
Rim=1032.62
F.L.=1027.83 18" RCP E
F.L.=1027.83 18" RCP S
OPEN INLET NE=1031.57
MAPLE STREET
DAISY LANE
KI
N
L
E
Y
D
R
I
V
E
8" W 8" W 8" W
8" W
8"
W
8"
W
8"
W
8"
W
8"
W
8" W
8" W
8"
W
8"
W
8 "W
8" W
STORMWATER MANAGEMENT
EASEMENT
89
90
87
88
86
85
84
83
82
74
75
76
77
73
108 107110109
105
106
79
78
103
104
102
101
81
80
100 99
94
93
92
91
96
95
98 97
112 111
114 113
116 115
35363738 3334 2829303132 252627
OUTLOT 'X'
24 20232122 9 781110
465
23 1
16191718 12151314
51 55 60 64
69
39 40 4342 44 45 46 4948 50 5352 54 5756 58 59 6261 63 6665 67
68
71
70
72
41 47
20' TEMPORARY
CONSTRUCTION EASEMENT20' Public
Water Main
Easement
20' Public
Storm Sewer
Easement
30' Public
Sanitary
Sewer
Easement
30' Public Sanitary
Sewer Easement
35'X10' Temporary
Construction Easement
MAPLE STREET
11
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7' GAS MAIN EASEMENT
10' PUE
10' PUE
7' GAS MAIN EASEMENT
10' PUE
10' PUE
10' PUE
7' GAS MAIN EASEMENT
10' PUE
10' PUE
7' GAS MAIN EASEMENT
GFE=1031.70
GFE=1031.50
GFE=1031.50 GFE=1031.85 GFE=1033.50
GFE=1033.60
GFE=1036.00
GFE=1035.55
GFE=1035.80 GFE=1035.45GFE=1033.75
GFE=1032.30
GFE=1033.35
GFE=1033.20
GFE=1034.10
GFE=1035.25
GFE=1035.35
GFE=1034.90
GFE=1036.00
GFE=1036.00GFE=1035.05GFE=1033.25GFE=1032.45
GFE=1033.00
GFE=1034.75 GFE=1035.10 GFE=1035.80 GFE=1036.60 GFE=1037.15 GFE=1037.95
GFE=1035.60
GFE=1034.40
GFE=1035.00
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F.L.=1027.34
18" RCP N
MAPLE STREET
KI
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DAISY LANE
8" W 8" W
8"
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8"
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8"
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8"
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8" W
8"
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8" W
108 107110109112111
114 113
116 115
35363738 3334 2829303132 252627 24 20232122
51 5539404342444546494850535254 564147
11
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MH-7, SW-301
RIM: 1033.20
INV: 1018.61 (IN E)
INV: 1018.61 (IN S)
INV: 1018.36 (OUT W)
MH-8, SW-301
RIM: 1030.34
INV: 1016.69 (IN E)
INV: 1016.59 (OUT W)
ST-6A, SW-401
RIM: 1033.03
INV: 1026.31 (IN E)
INV: 1026.31 (IN S)
INV: 1026.21 (OUT W)
ST-14A, SW-401
RIM: 1031.68
INV: 1027.15 (OUT E)
ST-11, 15" NYLOPLAST DRAIN BASIN
w/ DOME GRATE
RIM: 1031.20
INV: 1026.25 (IN E)
INV: 1026.15 (OUT W)
ST-12, 15" NYLOPLAST DRAIN BASIN
w/ DOME GRATE
RIM: 1030.26
INV: 1026.39 (OUT E)
ST-14B, SW-401
RIM: 1029.30
INV: 1024.26 (IN N)
INV: 1024.16 (OUT S)
ST-14, SW-506
w/ MOUNTABLE CURB BOX
T/C: 1030.14
INV: 1024.90 (IN E)
INV: 1024.90 (IN N)
INV: 1024.90 (IN W)
INV: 1024.80 (OUT S)
ST-13, 24" NYLOPLAST DRAIN BASIN
w/ DOME GRATE
RIM: 1030.90
INV: 1025.70 (IN W)
INV: 1025.70 (IN E)
INV: 1025.60 (OUT S)
3I 3B
3D
3F3E3C
TYP
2A
2B
TYP
4A
25
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279 LF OF 8" SANITARY SEWER @ 0.60%
228 LF OF 8"
S
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A
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@
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6
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275 LF OF 18" RCP @ 0.48%
98
L
F
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R
C
P
@
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137 LF OF 12" HDPE @ 0.50%
12
6
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73 LF OF 12" HDPE @ 0.50%90 LF OF 15" HDPE @ 0.50%
29 LF OF 24" RCP @ 0.55%
181 LF O
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4A
BP=1026.27 (ST)
TP=1019.51 (SAN)
BP=1026.33 (ST)
TP=1024.83 (WAT)
BP=1024.75 (ST)
TP=1017.15 (SAN)
ST-10, 15" NYLOPLAST DRAIN BASIN
w/ DOME GRATE
RIM: 1031.25
INV: 1026.71 (IN E)
INV: 1026.61 (OUT W)
3D
42' PUBLIC INGRESS/EGRESS &
PRIVATE WATER MAIN, &
SANITARY SEWER EASEMENT
10' PUE
10' PUE
10' PUE
10' PUE
7' GAS MAIN EASEMENT
30
"
S
T
30
"
S
T
30
"
S
T
30
"
S
T
24" ST
15" ST
15" ST
15" ST
15
"
S
T
18" ST
15
"
S
T
18
"
S
T
15" ST
8"
S
A
N
8"
S
A
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8" SAN8" SAN
8"
S
A
N
8" SAN
ST-9, 15" NYLOPLAST DRAIN BASIN
W/ DOME GRATE
RIM: 1031.50
INV: 1027.25 (IN E)
INV: 1027.15 (OUT W)
87 LF OF 12" HDPE @ 0.50%
ST-8, 15" NYLOPLAST DRAIN BASIN
W/ DOME GRATE
RIM: 1031.75
INV: 1027.79 (IN E)
INV: 1027.69 (OUT W)
88 LF OF 12" HDPE @ 0.50%
GFE=1031.70
GFE=1031.50
GFE=1031.50 GFE=1031.85 GFE=1033.50
GFE=1033.25GFE=1032.45GFE=1033.00
GFE=1034.75 GFE=1035.10 GFE=1035.80
GFE=1034.40
GFE=1035.00
4E
TYPCONNECT TO
EXISTING STUB
INV: 1015.22 (IN E) (VERIFY)
4A BP=1024.85 (ST)
TP=1023.35 (WAT)
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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.SANITARY SEWER TO BE CONSTRUCTED IN PLAT 2 PUBLIC IMPROVEMENTS. CONNECT TO
EXISTING STUB.
B.4" SANITARY SEWER SERVICE LINE (PVC SDR 23.50) AT MINIMUM 2.0%.
C.INSTALL SANITARY SEWER MAIN PER CITY OF WAUKEE STANDARD SPECIFICATIONS FOR
PUBLIC IMPROVEMENTS. MAIN SHALL BE PVC, TRUSS PIPE.
3.PRIVATE WATER SERVICE. PROVIDE THE FOLLOWING AS PER CITY OF WAUKEE STANDARDS.
A.CONNECTION TO EXISTING 12" 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 FOR PUBLIC IMPROVEMENTS. SERVICE SHALL BE TYPE "K"
SEAMLESS, SOFT ANNEALED COPPER WATER TUBE.
D.HYDRANT ASSEMBLY WITH 5-INCH STORZ FITTINGS.
E.8" VALVE.
F.8" TEE.
G.8" x 8" CROSS.
H.IRRIGATION METER PIT. METER PIT SHALL BE LOCATED WITHIN A MANHOLE.
I.REMOVE AND RELOCATE TEMPORARY HYDRANT. CONNECT TO EXISTING WATER MAIN.
4.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" STORM SEWER SERVICE LINE. INSTALL STORM SEWER SERVICE AS PER CITY OF WAUKEE
STANDARD SPECIFICATIONS FOR PUBLIC IMPROVEMENTS.
5.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.
GENERAL CONSTRUCTION NOTES
A.NOTIFY THE CITY OF WAUKEE AT LEAST 48 HRS PRIOR TO CONNECTING TO ANY PUBLIC
UTILITY.
B.ALL UTILITIES SHALL BE TESTED TO THE CITY OF WAUKEE STANDARD SPECIFICATION FOR
PUBLIC IMPROVEMENTS AND ANY TESTING OR TIE-INS SHALL BE WITNESSED BY THE CITY OF
WAUKEE ENGINEERING DEPARTMENT.
C.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.
D.ALL SANITARY MANHOLES TO BE VACUUM TESTED.
E.ALL WATERMAIN SHALL BE PRESSURE AND BACTERIA TESTED AND DECHLORINATED.
F.ALL UTILITIES ARE PRIVATE OTHER THAN UTILITIES THAT ARE LABELED "PUBLIC".
CITY OF WAUKEE UTILITY SERVICE LOCATIONS
10
T
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S
T
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T
KI
N
L
E
Y
D
R
I
V
E
D
A
I
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A
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8" W
8" W
8"
W
8" W
8"
W
89
87
88
86
85
84
83
74
75
76
73
20 9 781110
4
6 5
23
1
16191718 12151314
60 64
69
57 58 59 6261 63 6665
67
68
71
70
72
MAPLE STREET
MH-4, SW-301
RIM: 1035.60
INV: 1021.66 (OUT W)
MH-5, SW-301
RIM: 1033.75
INV: 1020.45 (IN S)
INV: 1020.45 (IN E)
INV: 1020.20 (OUT W)
ST-5A, SW-401
RIM: 1034.61
INV: 1029.97 (OUT NW)
ST-15A, SW-401
RIM: 1034.30
INV: 1029.56 (OUT S)
ST-3, 15" NYLOPLAST DRAIN BASIN
w/ DOME GRATE
RIM: 1034.25
INV: 1029.53 (OUT E)ST-1, 15" NYLOPLAST DRAIN BASIN
w/ DOME GRATE
RIM: 1033.71
INV: 1029.99 (OUT W)
ST-6, SW-503
w/ MOUNTABLE CURB BOX
T/C: 1033.17
INV: 1027.71 (IN E)
INV: 1027.61 (OUT W)
ST-5, SW-501
w/ MOUNTABLE CURB BOX
T/C: 1033.12
INV: 1028.31 (IN N)
INV: 1028.31 (IN SE)
INV: 1028.21 (OUT W)
ST-4, 18" NYLOPLAST DRAIN BASIN
w/ DOME GRATE
RIM: 1033.78
INV: 1029.07 (IN W)
INV: 1029.07 (IN E)
INV: 1028.97 (OUT S)
ST-16, 15" NYLOPLAST DRAIN BASIN
w/ DOME GRATE
RIM: 1031.48
INV: 1027.61 (OUT S)
ST-17, 15" NYLOPLAST DRAIN BASIN
w/ DOME GRATE
RIM: 1031.48
INV: 1027.05 (IN N)
3D
3D
3F 3F3E
3C TYP
2B
TYP
4A
16
2
L
F
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8
"
S
A
N
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@
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265 LF OF 8" SANITARY SEWER @ 0.60%
202 LF
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S
A
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@
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0
%
99 LF OF 18" RCP @ 0.50%260 LF OF 18" RCP @ 0.50%
92 LF OF 12" HDPE @ 0.50%
91 LF OF
1
2
"
H
D
P
E
@
0
.
5
0
%
1
3
1
L
F
O
F
1
5
"
H
D
P
E
@
0
.
5
0
%
12
8
L
F
O
F
8
"
P
V
C
@
1
.
3
0
%
12
0
L
F
O
F
8
"
P
V
C
@
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.
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11
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L
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@
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5
0
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4A
BP=1027.65 (ST)
TP=1026.15 (WAT)
BP=1027.74 (ST)
TP=1021.30 (SAN)
BP=1028.22 (ST)
TP=1023.77 (SAN)
3A
3B
97 LF OF 12" HDPE @ 0.50%
ST-7, 15" NYLOPLAST DRAIN BASIN
w/ DOME GRATE
RIM: 1031.81
INV: 1028.28 (OUT W)
3D
7' GAS MAIN EASEMENT
10' PUE
10' PUE
10' PUE
15
"
S
T
1
5
"
S
T
15" ST 15" ST
8" ST
8" ST
8" SAN
8" SAN
3E
42' PUBLIC INGRESS/EGRESS &
PRIVATE WATER MAIN, &
SANITARY SEWER EASEMENT
ST-8, 15" NYLOPLAST DRAIN BASIN
W/ DOME GRATE
RIM: 1031.75
INV: 1027.79 (IN E)
INV: 1027.69 (OUT W)
ST-2, 15" NYLOPLAST DRAIN BASIN
W/ DOME GRATE
RIM: 1033.88
INV: 1029.54 (IN E)
INV: 1029.44 (OUT W)
75 LF OF 12" HDPE @ 0.50%
GFE=1033.60
GFE=1036.00
GFE=1035.55
GFE=1036.00
GFE=1036.00GFE=1035.05
GFE=1036.60 GFE=1037.15 GFE=1037.95
GFE=1035.60
4E
TYP
ADJUST RIM AS
NECESSARY
4A
4A
4A
BP=1028.45 (ST)
TP=1026.95 (WAT)
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0 30
GENERAL CONSTRUCTION NOTES
A.NOTIFY THE CITY OF WAUKEE AT LEAST 48 HRS PRIOR TO CONNECTING TO ANY PUBLIC
UTILITY.
B.ALL UTILITIES SHALL BE TESTED TO THE CITY OF WAUKEE STANDARD SPECIFICATION FOR
PUBLIC IMPROVEMENTS AND ANY TESTING OR TIE-INS SHALL BE WITNESSED BY THE CITY OF
WAUKEE ENGINEERING DEPARTMENT.
C.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.
D.ALL SANITARY MANHOLES TO BE VACUUM TESTED.
E.ALL WATERMAIN SHALL BE PRESSURE AND BACTERIA TESTED AND DECHLORINATED.
F.ALL UTILITIES ARE PRIVATE OTHER THAN UTILITIES THAT ARE LABELED "PUBLIC".
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.SANITARY SEWER TO BE CONSTRUCTED IN PLAT 2 PUBLIC IMPROVEMENTS. CONNECT TO
EXISTING STUB.
B.4" SANITARY SEWER SERVICE LINE (PVC SDR 23.50) AT MINIMUM 2.0%.
C.INSTALL SANITARY SEWER MAIN PER CITY OF WAUKEE STANDARD SPECIFICATIONS FOR
PUBLIC IMPROVEMENTS. MAIN SHALL BE PVC, TRUSS PIPE.
3.PRIVATE WATER SERVICE. PROVIDE THE FOLLOWING AS PER CITY OF WAUKEE STANDARDS.
A.CONNECTION TO EXISTING 12" 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 FOR PUBLIC IMPROVEMENTS. SERVICE SHALL BE TYPE "K"
SEAMLESS, SOFT ANNEALED COPPER WATER TUBE.
D.HYDRANT ASSEMBLY WITH 5-INCH STORZ FITTINGS.
E.8" VALVE.
F.8" TEE.
G.8" x 8" CROSS.
H.IRRIGATION METER PIT. METER PIT SHALL BE LOCATED WITHIN A MANHOLE.
I.REMOVE AND RELOCATE TEMPORARY HYDRANT. CONNECT TO EXISTING WATER MAIN.
4.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" STORM SEWER SERVICE LINE. INSTALL STORM SEWER SERVICE AS PER CITY OF WAUKEE
STANDARD SPECIFICATIONS FOR PUBLIC IMPROVEMENTS.
5.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.
KI
N
L
E
Y
D
R
I
V
E
KI
N
L
E
Y
D
R
I
V
E
D
A
I
S
Y
L
A
N
E
8"
W
8"
W
8"
W
8 "W
89
90
87
88
86
85
84
83
82
74
75
76
77
73
108 107109
105
106
79
78
103
104
102
101
81
80
100
99
94
93
92
91
96
95
98
97
OUTLOT 'X'
MH-3, SW-301
RIM: 1035.27
INV: 1021.52 (IN S)
INV: 1021.42 (OUT N)
MH-1, SW-301
RIM: 1034.88
INV: 1022.37 (OUT NW)
MH-2, SW-301
RIM: 1034.26
INV: 1022.28 (OUT N)
MH-6, SW-301
RIM: 1031.89
INV: 1020.22 (IN SE)
INV: 1020.12 (OUT N)
ST-15B, SW-401
RIM: 1035.42
INV: 1028.26 (IN N)
INV: 1028.16 (OUT SW)
ST-5A, SW-401
RIM: 1034.61
INV: 1029.97 (OUT NW)
ST-15, SW-501
w/ MOUNTABLE CURB BOX
T/C: 1034.26
INV: 1026.61 (IN NE)
INV: 1026.51 (OUT SW)
ST-15A, SW-401
RIM: 1034.30
INV: 1029.56 (OUT S)
ST-18A, SW-401
RIM: 1034.06
INV: 1025.96 (IN NE)
INV: 1025.96 (IN N)
INV: 1025.86 (OUT NW)
ST-6, SW-503
w/ MOUNTABLE CURB BOX
T/C: 1033.17
INV: 1027.71 (IN E)
INV: 1027.61 (OUT W)
w/ MOUNTABLE CURB BOX
T/C: 1033.12
INV: 1028.31 (IN N)
INV: 1028.31 (IN SE)
INV: 1028.21 (OUT W)
ST-6A, SW-401
RIM: 1033.03
INV: 1026.31 (IN E)
INV: 1026.31 (IN S)
INV: 1026.21 (OUT W)
ST-18B, SW-401
T/C: 1032.41
INV: 1025.15 (IN SE)
INV: 1025.05 (OUT N)
ST-16, 15" NYLOPLAST DRAIN BASIN
w/ DOME GRATE
RIM: 1031.48
INV: 1027.61 (OUT S)
ST-19A, SW-401
RIM: 1032.22
INV: 1027.74 (OUT S)
INV: 1027.74 (OUT N)
ST-17, 15" NYLOPLAST DRAIN BASIN
w/ DOME GRATE
RIM: 1031.48
INV: 1027.05 (IN N)
INV: 1026.95 (OUT S)
ST-19, SW-506
w/ MOUNTABLE CURB BOX
T/C: 1031.46
INV: 1024.74 (IN S)
INV: 1024.74 (IN N)
INV: 1024.64 (OUT W)
ST-18, 15" NYLOPLAST DRAIN BASIN
w/ DOME GRATE
RIM: 1031.71
INV: 1026.43 (IN N)
INV: 1026.33 (OUT S)
ST-19B, 24'' FES w/ FOOTING
INV: 1024.00
3D
3C TYP
3C
TYP
2B
TYP
4A
4A
12
7
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S
A
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S
A
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265 LF OF 8" SANITARY SEWER @ 0.60%
25
1
L
F
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8
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S
A
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279 LF OF 8" SANITARY SEWER @ 0.60%
202 LF
O
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S
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99 LF OF 18" RCP @ 0.50%260 LF OF 18" RCP @ 0.50%275 LF OF 18" RCP @ 0.48%
127 LF OF 24" RCP @ 0.50%
12
8
L
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0
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14
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11
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H
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@
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0
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10
4
L
F
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1
2
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H
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E
@
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4ABP=1026.27 (ST)
TP=1019.51 (SAN)
BP=1026.33 (ST)
TP=1024.83 (WAT)
TP=1026.15 (WAT)
BP=1027.74 (ST)
TP=1021.30 (SAN)
BP=1028.22 (ST)
TP=1023.77 (SAN)
4ABP=1026.00 (ST)
TP=1022.30 (SAN)
ST-24A, 15 IN DIA CMP APRON
INV: 1024.00
1
1
5
L
F
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F
1
5
"
H
D
P
E
@
0
.
4
5
%
ST-24, 15" NYLOPLAST DRAIN BASIN
w/ DOME GRATE
RIM: 1028.25
INV: 1024.62 (IN SE)
INV: 1024.52 (OUT NW)
8
7
L
F
O
F
1
5
"
H
D
P
E
@
0
.
4
0
%
ST-23, 15" NYLOPLAST DRAIN BASIN
w/ DOME GRATE
RIM: 1028.50
INV: 1025.07 (IN SE)
INV: 1024.97 (OUT NW)
88
L
F
O
F
1
5
"
H
D
P
E
@
0
.
4
0
%
ST-22, 15" NYLOPLAST DRAIN BASIN
w/ DOME GRATE
RIM: 1028.75
INV: 1025.52 (IN SE)
INV: 1025.42 (OUT NW)
78
L
F
O
F
1
2
"
H
D
P
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@
0
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5
0
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ST-21, 15" NYLOPLAST DRAIN BASIN
w/ DOME GRATE
RIM: 1029.18
INV: 1026.01 (IN E)
INV: 1025.91 (OUT NW)
99 LF OF 12" HDPE @ 0.50%
ST-20, 15" NYLOPLAST DRAIN BASIN
w/ DOME GRATE
RIM: 1029.66
INV: 1026.51 (OUT W)
3D
3D
4A
BP=1027.10 (WAT)
TP=1021.40 (SAN)
4A BP=1026.00 (ST)
TP=1024.50 (WAT)
3B
3B
42' PUBLIC INGRESS/EGRESS &
PRIVATE WATER MAIN, &
SANITARY SEWER EASEMENT
10' PUE
7' GAS MAIN EASEMENT
10' PUE
10' PUE
7' GAS MAIN EASEMENT
7' GAS MAIN EASEMENT
42' PUBLIC INGRESS/EGRESS &
PRIVATE WATER MAIN, &
SANITARY SEWER EASEMENT
42' PUBLIC INGRESS/EGRESS &
PRIVATE WATER MAIN, &
SANITARY SEWER EASEMENT
4ABP=1025.95 (ST)
TP=1022.80 (SAN)
20' SANITARY SEWER
EASEMENT
GFE=1031.85 GFE=1033.50
GFE=1033.60
GFE=1036.00
GFE=1035.55
GFE=1035.80
GFE=1035.45
GFE=1033.75
GFE=1032.30
GFE=1033.35
GFE=1033.20
GFE=1034.10
GFE=1035.25
GFE=1035.35
GFE=1034.90
4E
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0 30
GENERAL CONSTRUCTION NOTES
A.NOTIFY THE CITY OF WAUKEE AT LEAST 48 HRS PRIOR TO CONNECTING TO ANY PUBLIC UTILITY.
B.ALL UTILITIES SHALL BE TESTED TO THE CITY OF WAUKEE STANDARD SPECIFICATION FOR PUBLIC
IMPROVEMENTS AND ANY TESTING OR TIE-INS SHALL BE WITNESSED BY THE CITY OF WAUKEE
ENGINEERING DEPARTMENT.
C.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.
D.ALL SANITARY MANHOLES TO BE VACUUM TESTED.
E.ALL WATERMAIN SHALL BE PRESSURE AND BACTERIA TESTED AND DECHLORINATED.
F.ALL UTILITIES ARE PRIVATE OTHER THAN UTILITIES THAT ARE LABELED "PUBLIC".
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.SANITARY SEWER TO BE CONSTRUCTED IN PLAT 2 PUBLIC IMPROVEMENTS. CONNECT TO EXISTING STUB.
B.4" SANITARY SEWER SERVICE LINE (PVC SDR 23.50) AT MINIMUM 2.0%.
C.INSTALL SANITARY SEWER MAIN PER CITY OF WAUKEE STANDARD SPECIFICATIONS FOR PUBLIC
IMPROVEMENTS. MAIN SHALL BE PVC, TRUSS PIPE.
3.PRIVATE WATER SERVICE. PROVIDE THE FOLLOWING AS PER CITY OF WAUKEE STANDARDS.
A.CONNECTION TO EXISTING 12" 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 FOR PUBLIC IMPROVEMENTS. SERVICE SHALL BE TYPE "K" SEAMLESS, SOFT ANNEALED
COPPER WATER TUBE.
D.HYDRANT ASSEMBLY WITH 5-INCH STORZ FITTINGS.
E.8" VALVE.
F.8" TEE.
G.8" x 8" CROSS.
H.IRRIGATION METER PIT. METER PIT SHALL BE LOCATED WITHIN A MANHOLE.
I.REMOVE AND RELOCATE TEMPORARY HYDRANT. CONNECT TO EXISTING WATER MAIN.
4.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" STORM SEWER SERVICE LINE. INSTALL STORM SEWER SERVICE AS PER CITY OF WAUKEE STANDARD
SPECIFICATIONS FOR PUBLIC IMPROVEMENTS.
5.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.
KI
N
L
E
Y
D
R
I
V
E
DAISY LANE8" W
8"
W
8" W
74
75
76
77
73
108 107110109
105
106
103
104
102
101
100
112 111
114 113
116 115
51 5539404342444546494850535254 5756 584147
11
T
H
S
T
R
E
E
T
MH-7, SW-301
RIM: 1033.20
INV: 1018.61 (IN E)
INV: 1018.61 (IN S)
INV: 1018.36 (OUT W)
MH-6, SW-301
RIM: 1031.89
INV: 1020.22 (IN SE)
INV: 1020.12 (OUT N)
MH-8, SW-301
RIM: 1030.34
INV: 1016.69 (IN E)
INV: 1016.59 (OUT W)
ST-6A, SW-401
RIM: 1033.03
INV: 1026.31 (IN E)
INV: 1026.31 (IN S)
INV: 1026.21 (OUT W)
ST-18B, SW-401
T/C: 1032.41
INV: 1025.15 (IN SE)
INV: 1025.05 (OUT N)
ST-16, 15" NYLOPLAST DRAIN BASIN
ST-19A, SW-401
RIM: 1032.22
INV: 1027.74 (OUT S)
INV: 1027.74 (OUT N)
ST-14A, SW-401
RIM: 1031.68
INV: 1027.15 (OUT E)
ST-17, 15" NYLOPLAST DRAIN BASIN
w/ DOME GRATE
INV: 1027.05 (IN N)
INV: 1026.95 (OUT S)
ST-19, SW-506
w/ MOUNTABLE CURB BOX
T/C: 1031.46
INV: 1024.74 (IN S)
INV: 1024.74 (IN N)
INV: 1024.64 (OUT W)
ST-14B, SW-401
RIM: 1029.30
INV: 1024.26 (IN N)
INV: 1024.16 (OUT S)
ST-14, SW-506
w/ MOUNTABLE CURB BOX
T/C: 1030.14
INV: 1024.90 (IN E)
INV: 1024.90 (IN N)
INV: 1024.90 (IN W)
INV: 1024.80 (OUT S)
ST-14C, 24'' FES w/ FOOTING
INV: 1024.00
ST-19B, 24'' FES w/ FOOTING
INV: 1024.00
3I 3B
3D
3D
3F3E3C
TYP
2A
2B
TYP
4A
25
1
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F
8
"
S
A
N
I
T
A
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S
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W
E
R
@
0
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6
0
%
279 LF OF 8" SANITARY SEWER @ 0.60%
228 LF OF 8"
S
A
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A
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S
E
W
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R
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0
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215
L
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14
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"
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5
0
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6
1
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F
O
F
1
5
"
R
C
P
@
0
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5
0
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260 LF OF 18" RCP @ 0.50%275 LF OF 18" RCP @ 0.48%
98
L
F
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F
2
4
"
R
C
P
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0
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5
5
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12
6
L
F
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F
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5
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H
D
P
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@
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5
5
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29 LF OF 24" RCP @ 0.55%
127 LF OF 24" RCP @ 0.50%
181 LF O
F
8
"
P
V
C
@
1
.
2
4
%
8
8
L
F
O
F
8
"
P
V
C
@
3
.
4
2
%
1
1
4
L
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F
8
"
P
V
C
@
1
.
2
6
%
4A
BP=1026.27 (ST)
TP=1019.51 (SAN)
BP=1026.33 (ST)
TP=1024.83 (WAT)
BP=1024.75 (ST)
TP=1017.15 (SAN)
BP=1026.00 (ST)
TP=1022.30 (SAN)
ST-24A, 15 IN DIA CMP APRON
INV: 1024.00
1
1
5
L
F
O
F
1
5
"
H
D
P
E
@
0
.
4
5
%
ST-24, 15" NYLOPLAST DRAIN BASIN
w/ DOME GRATE
RIM: 1028.25
INV: 1024.62 (IN SE)
INV: 1024.52 (OUT NW)
8
7
L
F
O
F
1
5
"
H
D
P
E
@
0
.
4
0
%
ST-23, 15" NYLOPLAST DRAIN BASIN
w/ DOME GRATE
RIM: 1028.50
INV: 1025.07 (IN SE)
INV: 1024.97 (OUT NW)
88
L
F
O
F
1
5
"
H
D
P
E
@
0
.
4
0
%
INSTALL 16-2/3" DIAMETER STAINLESS
STEEL ORIFICE PLATE ON EXISTING FES
INV: 1023.81
3D
4A
BP=1027.10 (WAT)
TP=1021.40 (SAN)
3B
3D
42' PUBLIC INGRESS/EGRESS &
PRIVATE WATER MAIN, &
SANITARY SEWER EASEMENT10' PUE
10' PUE
7' GAS MAIN EASEMENT
10' PUE
7' GAS MAIN EASEMENT
24" ST
24" ST
36
"
S
T
30
"
S
T
15" ST
15" ST
3
6
"
S
T
24" ST
8"
S
A
N
12
"
S
A
N
3E
GFE=1031.70
GFE=1031.50
GFE=1031.50 GFE=1031.85 GFE=1033.50
GFE=1033.60
GFE=1033.75
GFE=1032.30
GFE=1033.35
GFE=1033.20
GFE=1033.25GFE=1032.45GFE=1033.00 GFE=1034.40
4E
TYPCONNECT TO
EXISTING STUB
INV: 1015.22 (IN E) (VERIFY)
4A BP=1024.85 (ST)
TP=1023.35 (WAT)
4A
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0 30
GENERAL CONSTRUCTION NOTES
A.NOTIFY THE CITY OF WAUKEE AT LEAST 48 HRS PRIOR TO CONNECTING TO ANY PUBLIC UTILITY.
B.ALL UTILITIES SHALL BE TESTED TO THE CITY OF WAUKEE STANDARD SPECIFICATION FOR PUBLIC
IMPROVEMENTS AND ANY TESTING OR TIE-INS SHALL BE WITNESSED BY THE CITY OF WAUKEE ENGINEERING
DEPARTMENT.
C.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.
D.ALL SANITARY MANHOLES TO BE VACUUM TESTED.
E.ALL WATERMAIN SHALL BE PRESSURE AND BACTERIA TESTED AND DECHLORINATED.
F.ALL UTILITIES ARE PRIVATE OTHER THAN UTILITIES THAT ARE LABELED "PUBLIC".
1
C304
FLARED END SECTION CIRCULAR RESTRICTOR PLATE
NO SCALE
SECTION VIEW
END VIEW
3"
6"
3'
-
6
"
1'-8"
3'
-
6
"
VARIES TO MATCH
WIDTH OF END SECTION
CONCRETE FOOTING
5
8" HOLES
STAINLESS STEEL
RESTRICTOR PLATE
FLARED END SECTION
SEE PLAN FOR SIZES
EXISTING FLARE=
16-2/3" DIA
DRILL 5
8"
HOLES FOR
1
2" BOLTS
3"x3"x3"x1
4" ANGLE
WITH 5
8" HOLE FOR 1
2" BOLT.
WELD TO RESTRICTOR PLATE.
1
4" STAINLESS STEEL RESTRICTOR PLATE.
GALVANIZE AFTER ANGLE
BRACKET WELDS.
CONCRETE
FOOTING
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.SANITARY SEWER TO BE CONSTRUCTED IN PLAT 2 PUBLIC IMPROVEMENTS. CONNECT TO EXISTING STUB.
B.4" SANITARY SEWER SERVICE LINE (PVC SDR 23.50) AT MINIMUM 2.0%.
C.INSTALL SANITARY SEWER MAIN PER CITY OF WAUKEE STANDARD SPECIFICATIONS FOR PUBLIC
IMPROVEMENTS. MAIN SHALL BE PVC, TRUSS PIPE.
3.PRIVATE WATER SERVICE. PROVIDE THE FOLLOWING AS PER CITY OF WAUKEE STANDARDS.
A.CONNECTION TO EXISTING 12" 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 FOR PUBLIC IMPROVEMENTS. SERVICE SHALL BE TYPE "K" SEAMLESS, SOFT ANNEALED
COPPER WATER TUBE.
D.HYDRANT ASSEMBLY WITH 5-INCH STORZ FITTINGS.
E.8" VALVE.
F.8" TEE.
G.8" x 8" CROSS.
H.IRRIGATION METER PIT. METER PIT SHALL BE LOCATED WITHIN A MANHOLE.
I.REMOVE AND RELOCATE TEMPORARY HYDRANT. CONNECT TO EXISTING WATER MAIN.
4.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" STORM SEWER SERVICE LINE. INSTALL STORM SEWER SERVICE AS PER CITY OF WAUKEE STANDARD
SPECIFICATIONS FOR PUBLIC IMPROVEMENTS.
5.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.
16
7
0
S
F
16
7
0
S
F
16
7
0
S
F
16
7
0
S
F
16
7
0
S
F
16
7
0
S
F
16
7
0
S
F
16
7
0
S
F
16
7
0
S
F
16
7
0
S
F
16
7
0
S
F
16
7
0
S
F
15
7
5
S
F
15
7
5
S
F
15
7
5
S
F
15
7
5
S
F
15
7
5
S
F
15
7
5
S
F
15
7
5
S
F
15
7
5
S
F
15
7
5
S
F
15
7
5
S
F
15
7
5
S
F
15
7
5
S
F
16
10
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PH
A
S
E
1
PH
A
S
E
2
16
F.L.=1027.34
18" RCP N
F.L.=1027.98
18" RCP SW
Rim=1032.62
F.L.=1027.83 18" RCP E
F.L.=1027.83 18" RCP S
OPEN INLET NE=1031.57
MAPLE STREET
11
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E
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T
MAPLE STREET
DAISY LANE
KI
N
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8" W 8" W 8" W
8" W
8"
W
8"
W
8"
W
8"
W
8"
W
8" W
8" W
8"
W
8"
W
8 "W
8" W
8"
S
T
8"
S
T
8" ST
8"
S
T
8" ST
8" ST
8" ST
8"
S
T
15" S
T
15"
S
T
1
5
"
S
T
18" ST18" ST18" ST
24
"
S
T
12" ST
15
"
S
T
12" ST15" ST
12" ST
12" ST
15
"
S
T
2
4
"
S
T
24" ST
8"
S
T
8" ST
8"
S
T
8"
S
T
8"
S
T
8
"
S
T
12
"
S
T
12
"
S
T
12
"
S
T
10
3
0
10301030
10
2
7
10
2
8
10
2
9
10
3
1
10
3
1
10
3
2
1032
10
3
3
10
3
3
103
3
10
3
3
STORMWATER MANAGEMENT
EASEMENT
89
90
87
88
86
85
84
83
82
74
75
76
77
73
108 107110109
105
106
79
78
103
104
102
101
81
80
100 99
94
93
92
91
96
95
98 97
112 111
114 113
116 115
35363738 3334 2829303132 252627
OUTLOT 'X'
24 20232122 9 781110
465
23 1
16191718 12151314
51 55 60 64
69
39 40 4342 44 45 46 4948 50 5352 54 5756 58 59 6261 63 6665 67
68
71
70
72
41 47
20' TEMPORARY
CONSTRUCTION EASEMENT20' Public
Water Main
Easement
20' Public
Storm Sewer
Easement
30' Public
Sanitary
Sewer
Easement
30' Public Sanitary
Sewer Easement
35'X10' Temporary
Construction Easement
GFE=1031.70
MPE=1030.50
GFE=1031.50
MPE=1031.25
GFE=1031.50
MPE=1031.25
GFE=1031.85
MPE=1031.25
GFE=1033.50
MPE=1033.50
GFE=1034.25
MPE=1034.25
GFE=1036.00
MPE=1033.60
GFE=1035.55
MPE=1035.00
GFE=1035.80
MPE=1035.00
GFE=1035.45
MPE=1035.45
GFE=1034.25
MPE=1034.00
GFE=1033.35
MPE=1033.35
GFE=1033.35
MPE=1030.75
GFE=1033.20
MPE=1030.75
GFE=1034.10
MPE=1031.00
GFE=1035.25
MPE=1031.50
GFE=1035.35
MPE=1031.50
GFE=1034.90
MPE=1034.60
GFE=1036.00
MPE=1036.00
GFE=1036.00
MPE=1036.00
GFE=1035.05
MPE=1034.00
GFE=1033.25
MPE=1033.00
GFE=1032.45
MPE=1033.00
GFE=1033.00
MPE=1033.00
GFE=1034.75
MPE=1033.25
GFE=1035.10
MPE=1033.00
GFE=1035.80
MPE=1033.75
GFE=1036.60
MPE=1034.00
GFE=1037.15
MPE=1036.25
GFE=1037.95
MPE=1036.00
GFE=1036.60
MPE=1035.60
NP: 1023.81
100YR: 1029.00
1017
1020
1025
1029
1031
10
2
0
102
6
1030
103
1
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3
1
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2
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2
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8
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9
1031
1032
10
3
3
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6
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1
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3
1
1
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3
2
1
0
3
3
103
4
1
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4
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3
0
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1
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5
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3
6
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1
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GFE=1034.40
MPE=1033.75
GFE=1035.00
MPE=1033.50
1
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12" ST
12"
S
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15
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S
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1
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S
T
1
5
"
S
T
12" ST12" ST 12" ST12" ST
12' MAINTENANCE PATH
1033103410351036
103210331034
10321033
1
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STORMWATER MANAGEMENT
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F.L.=1027.34
18" RCP N
F.L.=1027.98
18" RCP SW
Rim=1032.62
F.L.=1027.83 18" RCP E
F.L.=1027.83 18" RCP S
OPEN INLET NE=1031.57
MAPLE STREET
11
T
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DAISY LANE
KI
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8" W
8"
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8"
W
8"
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8"
W
8"
W
8" W
8" W
8"
W
8"
W
8 "W
8" W
10
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0
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10
2
7
10
2
8
10
2
9
10
3
1
10
3
1
10
3
2
1032
10
3
3
10
3
3
103
3
10
3
3
STORMWATER MANAGEMENT
EASEMENT
89
90
87
88
86
85
84
83
82
74
75
76
77
73
108 107110109
105
106
79
78
103
104
102
101
81
80
100 99
94
93
92
91
96
95
98 97
112 111
114 113
116 115
35363738 3334 2829303132 252627
OUTLOT 'X'
24 20232122 9 781110
465
23 1
16191718 12151314
51 55 60 64
69
39 40 4342 44 45 46 4948 50 5352 54 5756 58 59 6261 63 6665 67
68
71
70
72
41 47
20' TEMPORARY
CONSTRUCTION EASEMENT20' Public
Water Main
Easement
20' Public
Storm Sewer
Easement
30' Public
Sanitary
Sewer
Easement
30' Public Sanitary
Sewer Easement
35'X10' Temporary
Construction Easement
25 TONS CLASS 'D
RIP RAP (7.5'x15'x1.5')
25 TONS CLASS 'D
RIP RAP (7.5'x15'x1.5')
15 TONS CLASS 'D
RIP RAP (5'x10'x1.5')
NP: 1023.81
100YR: 1029.00
1017
1020
1025
1029
1031
10
2
0
102
6
1030
103
1
10
3
1
10
3
2
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3
3
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4 1034
10
3
5
10
3
3
10
3
3
10
3
4
10
3
3
10
3
5
1035
1032
10
3
1
10
3
0
1031
1034103
2
1033
1035
1035
1032
1034
10
3
8
10
3
0
1
0
3
5
1035
1
0
3
1
103
2
1033
10
3
4
1
0
3
4
103
6
1
0
2
5
103
0
10
3
5
102
6
102
7
102
8
102
9
1031
1032
10
3
3
10
3
4
103
6
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3
0
1
0
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2
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0
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4
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2
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STAGING AREA WITH
CONCRETE WASHOUT
(SUDAS 11.050) AND
WASTE LOCATION ●
●
●
●
●●
●TOPSOIL
STOCKPILE
LOCATION
STABILIZED
CONSTRUCTION
ENTRANCE/EXIT STABILIZED
CONSTRUCTION
ENTRANCE/EXIT
ULTIMATE DISCHARGE LOCATION:
12.66 CFS TO SUGAR CREEK
LIMITS OF
DISTURBANCE (14.66 AC)
LIMITS OF
DISTURBANCE (14.66 AC)
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●
●●●
●●
●●●●●●
●
●
●
●
●
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●
●
●
●
●
●
●
●
●●
●
●
●
●
●
●
●
●
●
●
●
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SILT FENCE
(TYP.)
SILT FENCE
(TYP.)
BELOW
GRATE INLET
PROTECTION
(TYP.)
12' MAINTENANCE PATH
BELOW
GRATE INLET
PROTECTION
(TYP.)
PROVIDE INLET PROTECTION
DURING CONSTRUCTION
OPERATIONS
1033103410351036
103210331034
10321033
1
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STORMWATER MANAGEMENT
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.
9.CONTRACTOR TO DIG BASIN 2' DEEPER THAN SHOWN ON PLAN TO ACCOMMODATE FOR SEDIMENTATION
AT BOTTOM OF POND TO SATISFY GENERAL PERMIT #2 TEMPORARY SEDIMENT BASIN REQUIREMENTS.
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
s
l
o
p
e
Bac
k
s
l
o
p
e
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.
QUANTITIES
SEEDING AND MULCHING 6.50 AC
(TYPE 4 URBAN TEMPORARY
EROSION CONTROL MEASURE)
SOD 6.50 AC
SILT FENCE 3125 LF
BELOW GRATE INLET PROTECTION 14 EA
TOTAL DISTURBED AREA 14.66 AC
CLASS D RIPRAP 65 TONS
F.L.=1027.34
18" RCP N
11
T
H
S
T
R
E
E
T
MAPLE STREET
KI
N
L
E
Y
D
R
I
V
E
DAISY LANE
8" W 8" W
8"
W
8"
W
8"
W
8"
W
8" W
8"
W
8" W
8"
S
T
8" ST
8" ST
18" ST
24
"
S
T
12" ST
15
"
S
T
12" ST15" ST
2
4
"
S
T
8" ST
8
"
S
T
1033.201030.12
1030.14 TC
1029.89 G
1030.62 TC
1030.37 G
1032.89 1033.23
1033.82 TC
1033.57 G
10
3
2
.
2
5
10
3
2
.
4
7
10
3
2
.
9
5
T
C
10
3
2
.
7
0
G
103
2
.
7
0
103
2
.
8
9
10
3
3
.
3
8
T
C
10
3
3
.
1
3
G
1032.83 TC
1032.58 G
1033.30 TC
1033.05 G
1032.40 TC
1032.15 G
1031.93 TC
1031.68 G
1031.91
10
3
0
1030
1030
10
2
7
10
2
8
10
2
9
10
3
1
10
3
1
10
3
2
1032
10
3
3
10
3
3
103
3
10
3
3
108 107110109112111
114 113
116 115
35363738 3334 2829303132 252627
72'
72
'
40'
72
'
40'38'
38'
72
'
72
'
40'
72
'
40'38'
38'
72
'
72
'
40'
72
'
40'38'
38'
72
'
72
'
40'
72
'
40'38'
38'
72
'
72
'
72
'
40'38'
72
'
24 20232122
27'
27'
64
'
64
'
25'
25'
64
'
25'
25'27'
64
'
27'27'
64
'
27'
64
'
25'
25'
64
'
25'
25'
64
'
27'
27'
64
'
64
'
27'
64
'
27'
64
'
25'
25'
64
'
25'
25'
64
'
25'
25'27'
64
'
27'27'
64
'
27'
64
'
25'
25'
64
'
25'
25'
64
'
25'
25'
64
'
25'
25'
64
'
27'
27'
64
'
51 5539404342444546494850535254 564147
64
'
64
'
25'
25'
64
'
25'
25'27'
64
'
27'
64
'
27'
64
'
27'
64
'
25'
25'
64
'
25'
25'27'
64
'
27'
64
'
27'
64
'
27'
64
'
25'
25'
64
'
25'
25'
64
'
25'
25'27'
64
'
27'
64
'
27'
64
'
27'
64
'
25'
25'
64
'
25'
25'
64
'
25'
25'
64
'
25'
25'27'
64
'
27'
1033.50 1033.50
1033.50 1033.50
1031.85 1031.85
1031.85 1031.85
1031.50 1031.50
1031.50 1031.50
1031.50 1031.50
1031.50 1031.50
1031.70 1031.70
1031.70 1031.70
1030.25
OVERFLOW
1032.45
1032.45 1032.45
1032.45 1033.25
1033.25 1034.40
1034.40
1034.75
1034.75 1034.75
1034.75 1035.10
1035.10 1035.00
1035.00 1035.00
1035.00
1035.80
1035.80
GFE=1031.70
MPE=1030.50
GFE=1031.50
MPE=1031.25
GFE=1031.50
MPE=1031.25
GFE=1031.85
MPE=1031.25
GFE=1033.50
MPE=1033.50
GFE=1033.25
MPE=1033.00
GFE=1032.45
MPE=1033.00
GFE=1033.00
MPE=1033.00
GFE=1034.75
MPE=1033.25
GFE=1035.10
MPE=1033.00
GFE=1035.80
MPE=1033.75
100YR=1031.70100YR=1031.45100YR=1031.40100YR=1031.05
100YR=1030.16
1029
1031
1030
103
1
10
3
1
10
3
2
10
3
3
103
2
1033
1035
1035
1032
1034
1032
10
3
3
10
3
4
1
0
3
2
1
0
3
3
103
4
1
0
3
4
10
3
0
10
2
9
10
3
1
10
3
2
10
3
3
1035
1034
10
3
5
SILT FENCE (TYP.)
1034.19 103
4
.
3
9
10
3
4
.
1
8
10
3
4
.
0
5
103
4
.
4
3
103
4
.
6
3
1035.10
1035.10
1035.80
1035.80
-1
.
7
6
%
-8
.
1
0
%
-5
.
4
2
%
-5
.
3
0
%
-8
.
3
1
%
-2
.
9
0
%
-1
.
0
2
%
-8
.
0
8
%
-1
.
0
0
%
-1
.
0
0
%
-1
.
0
0
%
-1
.
0
0
%
-1
.
0
0
%
-1
.
0
0
%
-1
.
0
0
%
-4
.
5
8
%
-5
.
5
8
%
-0
.
8
7
%
-2
.
3
7
%
-3
.
6
9
%
-4
.
7
7
%
-3
.
3
7
%
-3
.
1
1
%
-2
.
1
7
%
-1
.
0
7
%
-4.24%
1033.25
1033.25
1033.35 1033.35
GFE=1034.40
MPE=1033.75
GFE=1035.00
MPE=1033.50
1033.00
1033.00 1033.00
1033.00
1031.75
1032.50
1031.50
1032.25
1031.25
1031.95
1031.20
1031.951030.90
1031.951030.26
-2.00%
-2.00%
-2.00%
-2.00%
-2.00%
-2.00%
-2.00%
-2.00%
-2.00%
-2.00%
100YR=1031.95100YR=1030.54
12" ST12" ST
ST-8
OVERFLOW
ST-9
OVERFLOW
ST-10
OVERFLOW
ST-11
OVERFLOW
ST-12
OVERFLOW
1031.91
-2
.
2
5
%
-2
.
3
4
%
-
2
.
0
0
%
ST
-
1
3
OV
E
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F
L
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ST
-
1
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OV
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F
L
O
W
-1
.
0
0
%
-1
.
0
0
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-1
.
0
0
%
-1
.
0
0
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.
0
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.
0
0
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-1
.
0
0
%
-1
.
0
0
%
-1
.
0
0
%
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.
0
0
%
-1
.
0
0
%
-1
.
0
0
%
-1
.
0
0
%
-1
.
0
0
%
-1
.
0
0
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-1
.
0
0
%
-1
.
0
0
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.
0
4
%
-2
.
2
2
%
-2
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-6
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8
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5
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4
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.
7
6
%
-3
.
9
4
%
-3
.
7
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-4
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-4
.
1
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1
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-1
.
8
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-4
.
4
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-4
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0
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-3
.
2
3
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-3
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0
1
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-2
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2
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7
5
%
-1
.
5
2
%
-1
.
8
4
%
-3
.
0
3
%
-3
.
3
6
%
-4
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1
1
%
-4
.
5
2
%
-1
.
6
5
%
-1
.
6
9
%
-4
.
8
7
%
-5
.
4
0
%
-4.87%
-5.87%
-5.23%
-6.04%
-6.68%
-7.23%
-7.87%
-1
.
0
0
%
-1
.
0
0
%
-1
.
0
0
%
-1
.
0
0
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-1
.
0
0
%
-1
.
0
0
%
-1
.
0
0
%
-1
.
0
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.
0
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.
0
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0
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0
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1034.36 (TYP.)
1034.44 (TYP.)
103
3
.
2
3
1034.081034.011033.7610
3
3
.
3
5
10
3
3
.
4
1
103
3
.
6
6
10
3
4
.
5
4
10
3
4
.
5
2
10
3
4
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3
5
10
3
4
.
2
9
10
3
4
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0
4
10
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0
6
103
4
.
2
6
10
3
4
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3
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103
4
.
7
5
103
4
.
8
1
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0
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103
5
.
1
3
-1
.
0
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1034.36
(TYP.)
1034.44
(TYP.)
1034.71
(TYP.)
1034.79
(TYP.)
1034.71
(TYP.)
1034.79
(TYP.)
1034.62
(TYP.)
1034.69
(TYP.)
1034.61
(TYP.)
1034.69
(TYP.)
1035.41
(TYP.)
1035.49
(TYP.)
-1
.
2
7
%
-2
.
0
7
%
-2
.
5
2
%
-4
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3
3
%
-4
.
7
8
%
-5
.
5
8
%
-1
.
3
1
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-2
.
1
1
%
-2
.
5
6
%
-3
.
9
9
%
-4
.
1
0
%
-4
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0
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%
-3
.
8
3
%
-3
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0
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5
8
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-1
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3
8
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-1
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2
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3
3
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-1
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2
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0
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-6
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1032 1033 1034
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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.
9.CONTRACTOR TO DIG BASIN 2' DEEPER THAN SHOWN ON PLAN TO ACCOMMODATE FOR SEDIMENTATION AT BOTTOM
OF POND TO SATISFY GENERAL PERMIT #2 TEMPORARY SEDIMENT BASIN REQUIREMENTS.
10
T
H
S
T
R
E
E
T
MAPLE STREET
KI
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Y
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A
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E
8" W
8" W
8"
W
8" W
8"
W
8"
S
T
8" ST
8" ST
18" ST18" ST
12" ST
12" ST
1
5
"
S
T
8"
S
T
8"
S
T
12
"
S
T
1033.751034.30
HP
1033.63 TC
1033.38 G
1033.17 TC
1032.92 G
1033.15
1033.12 TC
1032.87 G
1033.10
1033.58 TC
1033.33 G
1033.23
1034.56 TC
1034.31 G
1034.97 TC
1034.72 G
1034.73
HP
103
2
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9
5
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10
3
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7
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10
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3
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3
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1
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1033.59 TC
1033.34 G 1033.441033.65
1034.06 TC
1033.81 G
1034.78 TC
1034.53 G
1034.32 TC
1034.07 G
89
87
88
86
85
84
83
74
75
76
7327
'
64'
27
'
64'
25
'
25
'
64'
25
'
25
'
64'
25
'
25
'
64'64'
25
'
64'
25
'
25
'
64'
25
'
27
'
64'
27
'
64'
25
'
25
'
27
'
64'
27
'
64'
25
'
25
'
64'
25
'
25
'
64'
20 9 781110
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6 5
23
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6
4
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27'
6
4
'
27'
6
4
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25'
6
4
'
25'
25'
6
4
'
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25'
6
4
'
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25'
27'
6
4
'
27'
64
'
27'
64
'
27'
64
'
25'
25'
64
'
25'
25'
64
'
25'
25'27'
64
'
27'27'
64
'
27'
64
'
64
'
25'
25'
64
'
25'
25'27'
64
'
27'27'
64
'
27'
64
'
64
'
25'
25'
64
'
25'
25'27'
64
'
27'27'
64
'
27'
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69
57 58 59 6261 63 6665
67
68
71
70
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64
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27
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64
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64
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25
'
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64
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25
'
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64
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25
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25'
64
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25
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25'
27'
64
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27
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64
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27'
64
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27'
64
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25'
25'
64
'
25'
25'27'
64
'
27'
64
'
27'
64
'
27'
64
'
25'
25'
64
'
25'
25'
64
'
25'
25'27'
64
'
27'
64
'
27'
64
'
27'
1034.40
1034.40 1035.50
1035.50 1035.75
1035.75
1035.75
1036.60
1036.601036.60
1036.60 1037.15
1037.15 1036.60
1036.60
1036.60
1036.60
10
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0
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10
3
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0
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10
3
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0
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10
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1035.55 1035.55
1034.25 1034.25 1036.001036.00
1034.41
GFE=1034.25
MPE=1034.25
GFE=1036.00
MPE=1033.60
GFE=1035.55
MPE=1035.00
GFE=1036.00
MPE=1036.00
GFE=1036.00
MPE=1036.00
GFE=1035.05
MPE=1034.00
GFE=1036.60
MPE=1034.00
GFE=1037.15
MPE=1036.25
GFE=1037.95
MPE=1036.00
GFE=1036.60
MPE=1035.60
100YR=1034.16
100YR=1034.40 100YR=1034.63
100YR=1033.17100YR=1033.01
100YR=1032.06
100YR=1031.68
10
3
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100YR=1033.96100YR=1031.95
ST-6
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12" ST12" ST
1031.48
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ST-1
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1034.86
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1035.55 1035.61 1035.87 103
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1
1035.42
(TYP.)
1035.49
(TYP.)
1036.21
(TYP.)
1036.29
(TYP.)
1036.21
(TYP.)
1036.29
(TYP.)
1036.76
(TYP.)
1036.84
(TYP.)
1036.76
(TYP.)
1036.84
(TYP.)
1037.51
1037.59
1035.15
1035.23
1036.53
1036.63
-
9
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0
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10331034
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FEET
0 30
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.
9.CONTRACTOR TO DIG BASIN 2' DEEPER THAN SHOWN ON PLAN TO ACCOMMODATE FOR
SEDIMENTATION AT BOTTOM OF POND TO SATISFY GENERAL PERMIT #2 TEMPORARY
SEDIMENT BASIN REQUIREMENTS.
KI
N
L
E
Y
D
R
I
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E
KI
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E
Y
D
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8"
W
8"
W
8"
W
8 "W
8"
S
T
8"
S
T
8" ST
8"
S
T
8" ST
8" ST
8"
S
T
15" S
T
15"
S
T
1
5
"
S
T
18" ST18" ST18" ST
24" ST
8"
S
T
8
"
S
T
8"
S
T
8"
S
T
8
"
S
T
12
"
S
T
12
"
S
T
12
"
S
T
1033.20 1033.751034.30
HP
103
1
.
4
4
103
1
.
8
3
T
C
10
3
1
.
5
8
G
103
1
.
4
6
T
C
10
3
1
.
2
1
G
1033.17 TC
1032.92 G
1033.15
1033.12 TC
1032.87 G
1033.10
1033.33 G
10
3
5
.
3
2
1035.33 TC
1035.08 G
103
4
.
2
5
10
3
4
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6
4
HP
103
4
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6
6
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103
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10
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0
1032.89 1033.23
1034.56 TC
1034.31 G10
3
2
.
2
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2
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8
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10
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3
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3
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C
10
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.
1
3
G
1033.59 TC
1033.34 G
1032.83 TC
1032.58 G 1033.441033.651034.32 TC
1034.07 G
1031.93 TC
1031.68 G
1031.91
89
90
87
88
86
85
84
83
82
74
75
76
77
73
108 107109
105
106
79
78
103
104
102
101
81
80
100
99
94
93
92
91
96
95
98
97
OUTLOT 'X'
27
'
64'
27
'
64'
25
'
25
'
64'
25
'
25
'
64'
25
'
25
'
64'
27
'
27
'
64'
72'
40
'
72'
40
'
38
'
38
'
72'72'
40
'
72'
40
'
38
'
38
'
72'
27
'
64'
27
'
64'
25
'
64'
25
'
25
'
64'
25
'
27
'
64'
27
'
64'
25
'
25
'
27
'
64'
27
'
64'
25
'
25
'
64'
25
'
25
'
64'
27
'
27
'
64'
72'
40
'
72'
40
'
38
'
38
'
72'
72'
40
'
72'
40
'
38
'
38
'
72'
7
2
'
40'
7
2
'
40'
38'
38'
7
2
'
7
2
'
40'
7
2
'
40'
38'
38'
7
2
'
72
'
40'
72
'
40'
38'
38'
72
'
72'
4
0
'
72'
4
0
'
3
8
'
3
8
'
72'
4
0
'
72'
4
0
'
72'
72'3
8
'
3
8
'
40
'
72'
40
'
72'
72'
38
'
38
'
72
'
40'
72
'
40'38'
38'
72
'
72
'
40'
72
'
40'
27'
25'
25'
1033.35
1034.85
1034.851034.85
1034.85
1033.50 1033.50
1033.50 1033.50
1031.85
1031.85
1
0
3
3
.
2
0
1035.25
1032.25
OVERFLOW
10
3
6
.
0
0
1035.55 1035.55
1035.551035.55
1035.45
10
3
4
.
9
0
103
5
.
3
5
1034.25 1034.25
1034.25 1034.25 1036.00
1036.001036.00
1036.00
1034.41
GFE=1031.85
MPE=1031.25
GFE=1033.50
MPE=1033.50
GFE=1034.25
MPE=1034.25
GFE=1036.00
MPE=1033.60
GFE=1035.55
MPE=1035.00
GFE=1035.80
MPE=1035.00
GFE=1035.45
MPE=1035.45
GFE=1034.25
MPE=1034.00
GFE=1033.35
MPE=1033.35
GFE=1033.35
MPE=1030.75
GFE=1033.20
MPE=1030.75
GFE=1034.10
MPE=1031.00
GFE=1035.25
MPE=1031.50
GFE=1035.35
MPE=1031.50
GFE=1034.90
MPE=1034.60
100YR=1034.26
100YR=1031.68
100YR=1031.76
100YR=1031.91
100YR=1031.46
100YR=1030.21
100YR=1029.43
100YR=1029.03
100YR=1028.73
100YR=1028.48
1028.25
1028.50
1028.75
1029.18
1029.66
1030.41
1029.75
1029.50
1029.25
1029.20
-2
.
5
2
%
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0
3
%
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0
0
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0
0
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.
0
0
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.
0
0
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-2
.
0
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10
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10
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3
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2
1033
10
3
4
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0
3
4
1036
1031
1032
-6.24%
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0
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%
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%
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-4
.
5
8
%
-5
.
5
8
%
-0
.
8
7
%
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-8.46%
-8.68%
-4.24%
1035.80
1035.801035.80
1035.80
1035.45
1035.45
1035.45
10
3
4
.
9
0
10
3
4
.
9
0
10
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4
.
9
0
103
5
.
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5
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5
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3
5
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5
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3
5
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1035.25
1035.25
1034.10
1034.10
1034.10
1034.10
1
0
3
3
.
2
0
1
0
3
3
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2
0
1
0
3
3
.
2
0
1033.
3
5
1033.
3
5
1033.
3
5
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3
5
1033.35
1033.35 1033.35
1035.80 TC
1035.55 G
103
4
.
7
3
T
C
10
3
4
.
4
8
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10
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4
.
2
6
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C
10
3
4
.
0
1
G
1
5
"
S
T
8"
S
T
8
"
S
T
ST-6
OVERFLOW
12" ST
12"
S
T
15
"
S
T
1
5
"
S
T
1
5
"
S
T
1031.48
1032.60
1031.48
103
3
.
2
5
1031.71
-2
.
0
0
%
-2
.
0
0
%
-3
.
4
0
%
-2
.
9
6
%
ST-5
OVERFLOW
ST-1
5
OVER
F
L
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W
ST
-
1
6
OV
E
R
F
L
O
W
ST
-
1
7
OV
E
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F
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ST-18
OVERFLOW
ST-19
OVERFLOW
ST-20
OVERFLOW
ST-
2
1
OV
E
R
F
L
O
W
S
T
-
2
2
O
V
E
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L
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2
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2
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4
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1
0
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2
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4
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8
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9
8
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4
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-7
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4
5
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-6
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3
2
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8
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-1
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6
9
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.
8
7
%
-5
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4
0
%
-4.87%
-5.87%
-5.23%
-6.04%
-6.68%
-7.23%
-7.87%
-8.04%
-6.08%
-7.15%
-8.87%
-8.20%
-6.27
%
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%
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0
7
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1
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9
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9
7
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1
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2
9
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7
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1
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1
9
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1
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2
9
%
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4
5
%
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5
2
%
-1.56%
-1.66%
-1.58%
-1.25%
-1.48%
-1.93%
-2.73%
-2.94%
-3.74%
-4.43%
-5.23%
-5.44%
-2.11%
-2.56%
-3.36%
-3.57%
-4.37%
-4.82%
29.
8
'
31.
5
'
1
0
3
3
10
3
4
10
3
5
1
0
3
5
1
0
3
4
1
0
3
4
10
3
5
10
3
5
10
3
4
10
3
3
1030
1030 10311032
1033
1
0
2
9
1
0
3
0
1
0
3
1
10
3
2
10
3
3
1
0
2
9
1
0
3
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0
3
1
1
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3
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3
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103
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10
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1033
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16
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0
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16.0'
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0 30
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.
9.CONTRACTOR TO DIG BASIN 2' DEEPER THAN SHOWN ON PLAN TO ACCOMMODATE FOR SEDIMENTATION AT BOTTOM
OF POND TO SATISFY GENERAL PERMIT #2 TEMPORARY SEDIMENT BASIN REQUIREMENTS.
11
T
H
S
T
R
E
E
T
KI
N
L
E
Y
D
R
I
V
E
DAISY LANE8" W
8"
W
8" W
8"
S
T
8" ST
8" ST
8"
S
T
1
5
"
S
T
18" ST
24
"
S
T
2
4
"
S
T
24" ST
8" ST
8"
S
T
8
"
S
T
1033.201030.12
1030.14 TC
1029.89 G
10
3
1
.
4
4
10
3
1
.
8
3
T
C
10
3
1
.
5
8
G
103
1
.
4
6
T
C
103
1
.
2
1
G
1030.62 TC
1030.37 G
1032.89 1033.23
1033.82 TC
1033.57 G
103
2
.
2
5
10
3
2
.
4
7
10
3
2
.
9
5
T
C
103
2
.
7
0
G
103
2
.
7
0
10
3
2
.
8
9
10
3
3
.
3
8
T
C
103
3
.
1
3
G
1033.59 TC
1033.34 G
1032.83 TC
1032.58 G
1029.50
OVERFLOW
1034.06 TC
1033.81 G
1033.30 TC
1033.05 G
1032.40 TC
1032.15 G
1031.93 TC
1031.68 G
1031.91
1030
1030
10
3
1
1032
10
3
3
74
75
76
77
73
108 107110109
105
106
103
104
102
101
100
112 111
114 113
116 115
27
'
64'
64'
25
'
64'
25
'
64'
25
'
64'
27
'
64'
40
'
38
'
38'
38'
72
'
72'
4
0
'
72'
4
0
'
3
8
'
3
8
'
72'
4
0
'
72'
4
0
'
72'
72'3
8
'
3
8
'
40
'
72'
40
'
72'
72'
38
'
38
'
72
'
40'
72
'
40'38'
38'
72
'
72
'
40'
72
'
40'38'
38'
72
'
72
'
40'
72
'
40'38'
38'
72
'
72
'
40'
72
'
40'38'
38'
72
'
72
'
40'
72
'
40'38'
38'
72
'
51 5539404342444546494850535254 5756 584147
27'
64
'
64
'
64
'
27'
64
'
25'
64
'
25'27'
64
'
64
'
64
'
27'
64
'
25'
64
'
25'27'
64
'
64
'
64
'
27'
64
'
25'
64
'
25'
64
'
25'27'
64
'
64
'
64
'
27'
64
'
25'
64
'
25'
64
'
25'
64
'
25'27'
64
'
1033.35
1034.85
1034.85
1033.50 1033.50
1033.50 1033.50
1031.85 1031.85
1031.85 1031.85
1031.50 1031.50
1031.50 1031.50
1031.50 1031.50
1031.50 1031.50
1031.70 1031.70
1031.70 1031.70
1
0
3
3
.
2
0
1030.25
OVERFLOW
1032.25
OVERFLOW
1032.45 1032.45 1033.25 1034.40 1034.40
1034.25
1034.25
GFE=1031.70
MPE=1030.50
GFE=1031.50
MPE=1031.25
GFE=1031.50
MPE=1031.25
GFE=1031.85
MPE=1031.25
GFE=1033.50
MPE=1033.50
GFE=1034.25
MPE=1034.25
GFE=1034.25
MPE=1034.00
GFE=1033.35
MPE=1033.35
GFE=1033.35
MPE=1030.75
GFE=1033.20
MPE=1030.75
GFE=1033.25
MPE=1033.00MPE=1033.00MPE=1033.00
100YR=1030.16
100YR=1031.46
100YR=1028.73
100YR=1028.48
NP: 1023.81
100YR: 1029.00
1028.25
1028.50
1028.75
1029.50
1029.25
1029.20
-2
.
5
2
%
-2.
0
0
%
-2
.
0
0
%
-2
.
0
0
%
-2
.
0
0
%
1029.50
OVERFLOW
1017
1020
1025
1029
1031
10
2
0
10
2
6
1030
103
1
10
3
1
10
3
2
10
3
3
10
3
4
10
3
1
10
3
0
1031
1
0
2
5
103
0
10
3
5
102
6
102
7
102
8
102
9
1031
1032
10
3
3
10
3
4
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2
9
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2
7
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10
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6
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1
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4
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0
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0
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.
5
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.
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.
1
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.
1
7
%
-1
.
0
7
%
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-8.46%
-8.68%
-4.24%
1033.25
1034.10
1034.10
1
0
3
3
.
2
0
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3
3
.
2
0
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0
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3
5
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3
5
1033.
3
5
1033.
3
5
1033.35
1033.35 1033.35
MPE=1033.75
1035.501033.00 1033.00
1
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-8.04%
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-7.15%
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%
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0
7
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1
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29.
8
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31.
5
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12
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0
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TEMPORARY GRADING EASEMENT
16
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3
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16
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22.8'
1030.68
1030.97
STORMWATER MANAGEMENT
EASEMENT
OVERLAND
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Project No:
Sheet
27
2
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.
W
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S
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121.0553.01
C405
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0 30
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.
9.CONTRACTOR TO DIG BASIN 2' DEEPER THAN SHOWN ON PLAN TO ACCOMMODATE FOR SEDIMENTATION AT BOTTOM
OF POND TO SATISFY GENERAL PERMIT #2 TEMPORARY SEDIMENT BASIN REQUIREMENTS.
39 40
10
3
2
.
8
2
103
2
.
9
0
10
3
2
.
9
0
1032.82
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3
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6
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6
5
103
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1034.75
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0
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0
0
%
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.
0
0
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0
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66
12" ST
103
5
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6
5
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5
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5
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5
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6
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5
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4
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5
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4
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1035.75
1037.95
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0
0
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0
0
%
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0
0
%
33 32
103
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9
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5
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1032.10
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1035.101034.75
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0
0
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0
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0
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0
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0
1034.40 1035.50
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6.03%
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.
0
0
%
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.
0
0
%
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67
1035.75
1035.67
10
3
6
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0
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1
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5
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8
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1035.82
10
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8
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BY
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Project No:
Sheet
27
2
7
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0 10
DETAIL A: SIDEWALK DETAIL
1" = 10'
DETAIL B: SIDEWALK DETAIL
1" = 10'
DETAIL C: SIDEWALK DETAIL
1" = 10'
DETAIL D: SIDEWALK DETAIL
1" = 10'
DETAIL E: SIDEWALK DETAIL
1" = 10'
DETAIL F: SIDEWALK DETAIL
1" = 10'
8"
W
8
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S
T
1032.70
103
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1032.53
1032.46
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1032.87
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1032.94 G
10
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1032.58 G
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1033.30 G
1032.82
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C
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1033.49 TC
1033.24 G
1033.40
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2.00%
0.
8
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103
2
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2
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DAISY LANE
8" W
8" SAN
18" ST
1034.64 TC
1034.39 G
1034.29 TC
1034.04 G10
3
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1034.03 1033.85 1033.681034.07
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1034.78 TC
1034.53 G
HP
103
4
.
6
1
103
4
.
5
7
103
4
.
5
3
103
4
.
4
7
103
4
.
5
1
103
4
.
5
5
1
0
3
4
.
5
9
103
4
.
5
4
1034.46
103
4
.
5
2
1
0
3
4
.
3
8
1034.48
103
4
.
3
7
10
3
5
.
9
0
1034.30
HP
1033.89
1035.82
10
3
4
.
4
1
-0.99%
-0.99%
-1
.
4
0
%
-1
.
4
0
%
-1
.
4
0
%
10
3
4
.
4
5
1034.69
1034.73
10
3
4
.
6
9
10
3
4
.
6
5
-0
.
9
8
%
-1
.
0
0
%
-1.02%
-1.00%
1.33%
-2
.
0
0
%
2.00%
2.00%
2.00%1034.45
2.00%
1.
4
0
%
1.93%
-1
.
4
6
%
-1
.
4
6
%
10
3
5
.
8
2
1
0
3
5
.
9
0
-2.00%
-1.94%
0.
0
0
%
0.
0
0
%
-7.48%
-7.75%
-0.99%
-7
.
8
9
%
-5
.
5
0
%
1034.35
1.43%
1.58%
-1
.
5
3
%
1034.39 1033.93
1034.37 TC
1034.12 G
1034.02 TC
1033.77 G
1033.85 TC
1033.60 G
-1
.
5
0
%
1.50%
-0.40%
-1
.
5
0
%
10
3
4
.
5
2
T
C
10
3
4
.
2
7
G
10
3
4
.
4
1
T
C
10
3
4
.
1
6
G
10
3
4
.
4
4
T
C
10
3
4
.
1
9
G
10
3
4
.
3
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T
C
10
3
4
.
1
4
G
10
3
4
.
3
5
T
C
10
3
4
.
1
0
G
-1
.
4
0
%
-0.99%-0.99%
-0.99%-0.99%
103
4
.
6
5
103
4
.
5
9
-1
.
4
0
%
-1
.
4
0
%
-1
.
4
0
%
-1
.
4
0
%
-1
.
4
0
%
-1
.
4
0
%
-1
.
4
0
%
-0.99%-0.99%-0.99%-0.99%
18" ST
1034.21
1034.11
1034.56 TC
1034.31 G
1034.06 TC
1033.81 G
1034.29
1034.64
1034.20
1033.97
1034.20 TC
1033.95 G
1033.81 TC
1033.56 G
1034.20
1033.81
1033.74
1033.84
1033.66
1033.76
1033.17 TC
1032.92 G
1033.24
1033.63 TC
1033.38 G
1033.15
1033.34 TC
1033.09 G
1033.61 TC
1033.36 G
1033.71 TC
1033.46 G
1033.73 TC
1033.48 G
1033.75 TC
1033.50 G
1033.75
-1
.
0
0
%
10
3
4
.
1
3
10
3
4
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0
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-
1
.
5
0
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-1
.
6
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5
0
%
1.4
%
-2
.
0
0
%
7.
0
%
-
4
.
5
4
%
-1.50%
-1.50%
-
1
.
9
4
%
3.2
%
8.
2
%
7.
2
%
0.0%-1.00%
7.
0
%
-2.63
%
-
4
.
5
5
%
8 "W
8"
S
A
N
15" S
T
15"
S
T
1
2
"
S
T
1033.78 TC
1033.53 G
1033.13
1035.57 TC
1035.32 G
1034.85
1035.44
1034.90
1033.80
1033.76
1034.42 TC
1034.17 G
1033.92
1034.64
1034.66 TC
1034.41 G
1035.47
T
C
1035.22
G
1035
.
7
8
10
3
5
.
8
4
1035
.
7
2
10
3
5
.
7
8
-1.5
0
%
-
1
.
5
0
%
-1.5
0
%
-
1
.
5
0
%
-
1
.
0
7
%
1.50
%
-
1
.
5
0
%
1035
.
7
3
1035.49 TC
1035.24 G
1034.97 TC
1034.72 G
1035.16
-
2
.
0
0
%
2.00
%
1.0
0
%
1.
0
0
%
0.9
7
%
1.
0
0
%
1033.75
1033.75
1033.40 TC
1033.15 G1033.25 TC
1033.00 G
1
0
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3
.
3
3
-1.
5
0
%
1.
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1
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BY
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1"
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Pr
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Project No:
Sheet
27
2
7
S
.
W
.
S
N
Y
D
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R
B
L
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0
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121.0553.01
C407
SP
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0
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I
N
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FEET
0 10
DETAIL G: PARKING & INTERSECTION DETAIL
1" = 10'
DETAIL H: PARKING DETAIL
1" = 10'
DETAIL I: INTERSECTION DETAIL
1" = 10'
DETAIL J: PARKING DETAIL
1" = 10'
ST-14A, SW-401
RIM: 1031.68
10
3
1
.
1
3
1031.18
103
1
.
2
3
103
1
.
1
8
10
3
1
.
2
3
10
3
1
.
3
0
103
0
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9
1030.96
1030.95
1030.59
10
3
0
.
6
4
10
3
0
.
6
4
1
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3
0
.
8
3
1030.88
1
0
3
0
.
8
8
1
0
3
0
.
9
3
1
0
3
0
.
9
4
1031.01
-1.07%
-3
.
0
0
%
-3
.
0
0
%
-1
.
0
9
%
-1.00%
-1.07%
-1
.
0
2
%
-1.46%
-3
.
0
0
%
-2
.
6
9
%
-1.00%
-0.97%
-1
.
0
3
%
-1
.
0
0
%
-1.50%
103
0
.
6
5
103
0
.
5
8
(1029.32)
(1029.48)
(1029.58)
(1029.70)
(1029.81)
(1029.92)
(1030.07)
1033.89
1033.79
1034.00
1034.05
1034.05
1034.13
1034.22
1034.14
1034.15
1034.05
1034.35
1034.40
1034.48
1034.40
1034.55
1034.63
1034.15
-1
.
7
4
%
-0.
8
4
%
-0.
4
6
%
-1
.
0
0
%
-3
.
0
0
%
-3
.
7
7
%
-0.
8
2
%
-1
.
6
1
%
-1
.
0
0
%
-0.
5
1
%
-2
.
5
9
%
-2
.
0
0
%
1033.89
-0.
9
8
%
-1.
0
5
%
(1033.33)
(1033.47)
(1033.25)
(1033.18)
(1033.05)
(1033.44)
(1033.14)
1034.20
-1.
5
0
%
1034.05
-1.70%
-1.4
5
%
-1.62
%
(1034.39)
(1034.36)
(1034.30)
1034.56
1034.48
1034.49
1034.34
1034.52
-1.50
%
-1
.
5
0
%
-
0
.
5
3
%
-
0
.
5
2
%
0
.
4
5
%
0
.
4
5
%
-2.47%
0.15%
1034.82
1034.97
-6
.
0
0
%
-6
.
0
0
%
-1.5
0
%
8"
S
T
1034.22
1034.84
T
C
1034.59
G
10
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4
.
7
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10
3
4
.
4
9
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10
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6
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10
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4
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10
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4
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10
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.
9
1
10
3
4
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8
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10
3
4
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7
1
10
3
4
.
6
1
10
3
4
.
2
2
10
3
4
.
1
3
10
3
4
.
0
3
10
3
3
.
9
3
10
3
4
.
7
0
10
3
4
.
6
2
1.
4
2
%
1.
5
0
%
-1
.
5
3
%
-1
.
5
0
%
10
3
4
.
9
9
10
3
4
.
9
2
1.
5
0
%
1.4
4
%
-1
.
5
1
%
-1
.
5
0
%
10
3
4
.
6
0
10
3
4
.
5
2
T
C
10
3
4
.
2
7
G
10
3
4
.
5
7
T
C
10
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4
.
3
2
G
-1
.
5
0
%
-0.
5
3
%
10
3
4
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10
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10
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10
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3
.
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5
G
10
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2
0
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6
7
%
-2
.
0
0
%
BY
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Pr
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Sh
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e
t
Project No:
Sheet
27
2
7
S
.
W
.
S
N
Y
D
E
R
B
L
V
D
AN
K
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N
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,
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0
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121.0553.01
C408
SP
R
I
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G
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S
T
T
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AS
P
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C
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T
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C
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M
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N
T
S
AS
P
E
R
C
I
T
Y
C
O
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M
E
N
T
S
AS
P
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C
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M
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T
S
02
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0
1
-
2
2
02
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1
5
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2
2
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2
2
-
2
2
04
-
0
5
-
2
2
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M
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5
5
3
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T
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H
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R
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A
R
N
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S
O
N
,
GR
A
D
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G
S
P
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D
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T
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S
,
20
2
2
/
0
4
/
2
9
,
10
:
4
8
A
M
,
AN
S
I
F
U
L
L
B
L
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D
D
(
3
4
.
0
0
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2
2
.
0
0
I
N
C
H
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FEET
0 10
DETAIL K: INTERSECTION DETAIL (11TH ST AND DAISY LANE)
1" = 10'
DETAIL L: INTERSECTION DETAIL (TENTH ST & DAISY LANE)
1" = 10'
DUPLEX TYPICAL DETAIL
(NOT TO SCALE)
4-PLEX TYPICAL DETAIL
(NOT TO SCALE)
5-PLEX TYPICAL DETAIL
(NOT TO SCALE)
6-PLEX TYPICAL DETAIL
(NOT TO SCALE)
3,708 SF/DUPLEX
144 SF COVERED PATIO/UNIT
5,500 SF/4PLEX
1,375 SF/UNIT
6,875 SF/5PLEX
1,375 SF/UNIT
8,250 SF/6PLEX
1,375 SF/UNIT
36'36'
12
'
TY
P
12'
TYP.
44
'
20'20'
25'
TYP
100'
55
'
TY
P
.
25'
TYP
25'
TYP
55
'
TY
P
125'
55
'
TY
P
150'
46
'
DETAIL M: RAMP DETAIL (TENTH ST AND MAPLE ST)
1" = 10'
DETAIL N: PARKING DETAIL
1" = 10'
1,912 SF 1,796 SF
16
7
0
S
F
16
7
0
S
F
16
7
0
S
F
16
7
0
S
F
16
7
0
S
F
16
7
0
S
F
16
7
0
S
F
16
7
0
S
F
16
7
0
S
F
16
7
0
S
F
16
7
0
S
F
16
7
0
S
F
15
7
5
S
F
15
7
5
S
F
15
7
5
S
F
15
7
5
S
F
15
7
5
S
F
15
7
5
S
F
15
7
5
S
F
15
7
5
S
F
15
7
5
S
F
15
7
5
S
F
15
7
5
S
F
15
7
5
S
F
16
10
T
H
S
T
R
E
E
T
PH
A
S
E
1
PH
A
S
E
2
16
F.L.=1027.34
18" RCP N
F.L.=1027.98
18" RCP SW
Rim=1032.62
F.L.=1027.83 18" RCP E
F.L.=1027.83 18" RCP S
OPEN INLET NE=1031.57
MAPLE STREET
DAISY LANE
KI
N
L
E
Y
D
R
I
V
E
8"
W
8" W
8" W
8"
W
8"
W
8 "W
8" W
30' BUILDING SETBACK
30
'
B
U
I
L
D
I
N
G
S
E
T
B
A
C
K
STORMWATER MANAGEMENT
EASEMENT
89
90
87
88
86
85
84
83
82
74
75
76
77
73
108 107110109
105
106
79
78
103
104
102
101
81
80
100 99
94
93
92
91
96
95
98 97
112 111
114 113
116 115
35363738 3334 2829303132 252627
OUTLOT 'X'
27
'
64'
27
'
64'
25
'
25
'
64'
25
'
25
'
64'
25
'
25
'
64'
27
'
27
'
64'
72'
40
'
72'
40
'
38
'
38
'
72'72'
40
'
72'
40
'
38
'
38
'
72'
27
'
64'
27
'
64'
25
'
64'
25
'
25
'
64'
25
'
27
'
64'
27
'
64'
25
'
25
'
27
'
64'
27
'
64'
25
'
25
'
64'
25
'
25
'
64'
27
'
27
'
64'
72'
40
'
72'
40
'
38
'
38
'
72'
72'
40
'
72'
40
'
38
'
38
'
72'
7
2
'
40'
7
2
'
40'
38'
38'
7
2
'
7
2
'
40'
7
2
'
40'
38'
38'
7
2
'
72
'
40'
72
'
40'
38'
38'
72
'
72'
4
0
'
72'
4
0
'
3
8
'
3
8
'
72'
4
0
'
72'4
0
'
72'
72'3
8
'
3
8
'
40
'
72'
40
'
72'
72'
38
'
38
'
72
'
40'
72
'
40'38'
38'
72
'
72
'
40'
72
'
40'38'
38'
72
'
72
'
40'
72
'
40'38'
38'
72
'
72
'
40'
72
'
40'38'
38'
72
'
72
'
40'
72
'
40'38'
38'
72
'
24 20232122 9 781110
465
23 1
16191718 12151314 6
4
'
27'
6
4
'
27'
6
4
'
25'
25'
6
4
'
25'
25'
6
4
'
25'
25'
6
4
'
25'
25'27'
6
4
'
27'
64
'
27'
64
'
27'
64
'
25'
25'
64
'
25'
25'
64
'
25'
25'27'
64
'
27'27'
64
'
27'
64
'
64
'
25'
25'
64
'
25'
25'27'
64
'
27'27'
64
'
27'
64
'
64
'
25'
25'
64
'
25'
25'27'
64
'
27'27'
64
'
27'
64
'
64
'
25'
25'
64
'
25'
25'27'
64
'
27'27'
64
'
27'
64
'
25'
25'
64
'
25'
25'
64
'
27'
27'
64
'
64
'
27'
64
'
27'
64
'
25'
25'
64
'
25'
25'
64
'
25'
25'27'
64
'
27'27'
64
'
27'
64
'
25'
25'
64
'
25'
25'
64
'
25'
25'
64
'
25'
25'
64
'
27'
27'
64
'
51 55 60 64
69
39 40 4342 44 45 46 4948 50 5352 54 5756 58 59 6261 63 6665 67
68
71
70
72
41 47
64
'
27'
64
'
27
'
64
'
25'
25'
64
'
25
'
25
'
64
'
25'
25
'
64
'
25'
25
'
27'
64
'
27
'
64
'
27'
64
'
27'
64
'
25'
25'
64
'
25'
25'27'
64
'
27'
64
'
27'
64
'
27'
64
'
25'
25'
64
'
25'
25'
64
'
25'
25'27'
64
'
27'
64
'
27'
64
'
27'
64
'
25'
25'
64
'
25'
25'27'
64
'
27'
64
'
27'
64
'
27'
64
'
25'
25'
64
'
25'
25'27'
64
'
27'
64
'
27'
64
'
27'
64
'
25'
25'
64
'
25'
25'
64
'
25'
25'27'
64
'
27'
64
'
27'
64
'
27'
64
'
25'
25'
64
'
25'
25'
64
'
25'
25'
64
'
25'
25'27'
64
'
27'
30'
B
U
I
L
D
I
N
G
S
E
T
B
A
C
K
20' TEMPORARY
CONSTRUCTION EASEMENT20' Public
Water Main
Easement
20' Public
Storm Sewer
Easement
30' Public
Sanitary
Sewer
Easement
30' Public Sanitary
Sewer Easement
35'X10' Temporary
Construction Easement
30' BUILDING SETBACK
30' BUILDING SETBACK
3- GT 3- AS2- MP 2- SR 2- MP
3- AM
2- AS
3- GB 2- AB
1- QB
2- GT
3- AB
3- GB
3- AS 3- GT 3- AB 3- GB
3- AS
2- QB
2- UC
2- QP
3- AB
3- PC
3- AC
3- AM
2- SR
2- UC
2- QB
3- AB
3- MJ
2- QP
2- UC
6- PA
3- QB
2- AB
2- QP
3- UC 3- TA
3- PA
3- PC
3- GB
3- QP
3- TA3- UC
3- AM
2- MJ 3- GT
2- AC
2- SR
2- PC
2- CR
2- QB3- TA3- AS3- PA3- QB3- TA
2- MJ
2- SR
3- PG
3- PS
3- CR
3- MP
3- BN3- BN3- BN
3- AM3- CR
3- PC
2- AC
3- BN
2- PA
3- PG
2- PS
1- GT
3- QP
3- UC
2- PA
2- GT
2- GB
1- PS
1- TA
3- CR
3- PG
2- MJ
3- MP
3- AM
2- BN
3- PS
2- SR
1- QB
2- AC
2- PS
1- AS
2- MP
1- GT
2- AM
2- AC
2- AC
2- AC
2- AC
2- AC
2- AC
2- PS
2- PS
2- PS
2- PS
2- PS
2- PG
2- PG
2- PG
2- PG
2- PG
1- SR
2- SR
2- SR
2- SR
2- SR
2- SR
2- MP
2- MP
2- MP
2- MP
2- MP
2- AM
2- AM
2- AM
2- AM
2- AM
1- QB
1- QB
1- QB
1- QB
1- QB
1- QB
1- AS
1- AS
1- AS
1- AS
1- AS
1- GT
1- TA
1- GT
1- GT
1- GT
1- GT
MAPLE STREET
11
T
H
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1- AS
1- AS
1- AS
1- AS
1- AS
2- PS
2- PS
2- PC
2- PC
2- PC
2- PG
2- PG
2- PG
2- PG
2- PG
2- AC
2- AC
2- AC
2- AC
1- GT
1- GT
1- GT
1- GT
1- GT
1- QB
1- QB
1- QB
1- QB
1- QB
2- MP
2- MP
2- MP
2- MP
2- MP
2- AM
2- AM
2- AM
2- AM
2- AM
2- SR
2- SR
2- SR
2- SR
1- PG
1- QP
1- SR
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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.
8.ALL SUBSTITUTIONS SHALL BE APPROVED IN WRITING BY
THE CITY OF WAUKEE DEVELOPMENT SERVICES
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.
BUFFER AND SCREENING REQUIREMENTS:
BUFFER SCREEN PROVIDED FOR R-4 TO EXISTING R-2 ON SOUTH BOUNDARIES. 25 FOOT
BUFFER REQUIRES, PER 50 LINEAR FEET= ONE
OVERSTORY TREE, TWO EVERGREEN TREES, AND TWO ORNAMENTAL TREES.
SOUTH BUFFER= 940 LF
940 / 50 = 19 PLANT UNITS
----19 P.U. x 1 OVERSTORY TREE = 19
19 OVERSTORY TREES REQUIRED, 19 OVERSTORY TREES PROVIDED
----19 P.U. x 2 EVERGREEN TREES = 38
38 EVERGREEN TREES REQUIRED, 38 EVERGREEN TREES PROVIDED
----19 P.U. x 2 ORNAMENTAL TREES = 38
38 ORNAMENTAL TREES REQUIRED, 38 ORNAMENTAL TREES PROVIDED
EAST BUFFER= 707 LF
707 / 50 = 14.14 PLANT UNITS
---14.14 P.U. x 1 OVERSTORY TREE = 14.14
14.14 OVERSTORY TREES REQUIRED, 15 PROVIDED
---14.14 P.U. x 2 EVERGREEN TREES = 28.28
28.28 EVERGREEN TREES REQUIRED, 29 PROVIDED
---14.14 P.U. x 2 ORNAMENTAL TREES = 28.28
28.28 ORNAMENTAL TREES REQUIRED, 29 ORNAMENTAL TREES PROVIDED
PLANTING REQUIREMENTS:
ZONED R-4 = 2 TREES PER DWELLING UNIT
116 TOTAL DWELLING UNITS X 2 = 232 TREES
REQUIRED (232 TREES PROVIDED)
----147 OVERSTORY TREES PROVIDED
----25 EVERGREEN TREES PROVIDED
----60 ORNAMENTAL TREES PROVIDED
PLANTING PLAN REQUIREMENTS
(LANDSCAPE CALCULATIONS BASED ON CITY OF
WAUKEE ZONING CODE REQUIREMENTS, PER
CHAPTER 161).
MINIMUM OF 20% OPEN SPACE REQUIRED
TOTAL AREA 600,337 SF
MIN OPEN SPACE REQUIRED 120,068 SF (20.0%)
OPEN SPACE PROVIDED 290,135 SF (48.3%)
OPEN SPACE PLANT SCHEDULE
QTY KEY BOTANICAL NAME COMMON NAME INSTALL SIZE COMMENTS
CANOPY TREES
14 AB Acer rubrum 'Brandywine'BRANDYWINE MAPLE 8' HT.B&B
14 AS Acer rubrum 'Sun Valley'SUN VALLEY RED MAPLE 8' HT.B&B
14 BN Betula nigra RIVER BIRCH 8' HT.B&B
14 GB Ginkgo biloba 'Autumn Gold'AUTUMN GOLD GINKGO 8' HT.B&B MALE ONLY
14 GT Gleditsia triacanthos f. inermis 'Shademaster'SHADEMASTER HONEYLOCUST 8' HT.B&B
16 PA Platanus acerifolia 'Morton Circle'EXCLAMATION LONDON PLANETREE 8' HT.B&B
13 QB Quercus bicolor SWAMP WHITE OAK 8' HT.B&B
13 QP Quercus macrocarpa 'JFS-KW3' PP22815 URBAN PINNACLE OAK 8' HT.B&B
14 TA Tilia americana 'Bailyard'FRONTYARD LINDEN 8' HT.B&B
15 UC Ulmus carpinifolia x parvifolia 'Frontier'FRONTIER ELM 8' HT.B&B
EVERGREEN TREES
7 AC Abies concolor WHITE FIR 6' HT.B&B
8 PG Picea glauca 'Densata'BLACK HILLS WHITE SPRUCE 6' HT.B&B
9 PS Pinus strobus EASTERN WHITE PINE 6' HT.B&B
ORNAMENTAL TREES
15 AM Amelanchier x grandiflora 'Autumn Brilliance'AUTUMN BRILLIANCE SERVICEBERRY 6' HT.B&B, MULTI-STEM
11 CR Crataegus crus-galli var. inermis THORNLESS COCKSPUR HAWTHORN 6' HT.B&B
9 MJ Malus 'Jarmin'MARILEE CRABAPPLE 6' HT.B&B
12 MP Malus x 'Prairifire'PRAIRIFIRE CRABAPPLE 6' HT.B&B
11 PC Pyrus calleryana CHANTICLEER PEAR 6' HT.B&B
9 SR Syringa reticulata 'Ivory Silk'IVORY SILK JAPANESE TREE LILAC 6' HT.B&B
SOUTH BUFFER PLANT SCHEDULE
QTY KEY BOTANICAL NAME COMMON NAME INSTALL SIZE COMMENTS
CANOPY TREES
6 AS Acer rubrum 'Sun Valley'SUN VALLEY RED MAPLE 8' HT.B&B, 1.5" CAL.
6 GT Gleditsia triacanthos f. inermis 'Shademaster'SHADEMASTER HONEYLOCUST 8' HT.B&B, 1.5" CAL.
7 QB Quercus bicolor SWAMP WHITE OAK 8' HT.B&B, 1.5" CAL.
EVERGREEN TREES
14 AC Abies concolor WHITE FIR 6' HT.B&B
12 PG Picea glauca 'Densata'BLACK HILLS WHITE SPRUCE 6' HT.B&B
12 PS Pinus strobus EASTERN WHITE PINE 6' HT.B&B
ORNAMENTAL TREES
12 AM Amelanchier x grandiflora 'Autumn Brilliance'AUTUMN BRILLIANCE SERVICEBERRY 6' HT.B&B, MULTI-STEM
12 MP Malus x 'Prairifire'PRAIRIFIRE CRABAPPLE 6' HT.B&B
14 SR Syringa reticulata 'Ivory Silk'IVORY SILK JAPANESE TREE LILAC 6' HT.B&B
EAST BUFFER PLANT SCHEDULE
QTY KEY BOTANICAL NAME COMMON NAME INSTALL SIZE COMMENTS
CANOPY TREES
5 AS Acer rubrum 'Sun Valley'SUN VALLEY RED MAPLE 8' HT.B&B
5 GT Gleditsia triacanthos f. inermis 'Shademaster'SHADEMASTER HONEYLOCUST 8' HT.B&B
5 QB Quercus bicolor SWAMP WHITE OAK 8' HT.B&B
EVERGREEN TREES
8 AC Abies concolor WHITE FIR 6' HT.B&B
10 PG Picea glauca 'Densata'BLACK HILLS WHITE SPRUCE 6' HT.B&B
10 PS Pinus strobus EASTERN WHITE PINE 6' HT.B&B
ORNAMENTAL TREES
10 AM Amelanchier x grandiflora 'Autumn Brilliance'AUTUMN BRILLIANCE SERVICEBERRY 6' HT.B&B, MULTI-STEM
10 MP Malus x 'Prairifire'PRAIRIFIRE CRABAPPLE 6' HT.B&B
8 SR Syringa reticulata 'Ivory Silk'IVORY SILK JAPANESE TREE LILAC 6' HT.B&B
1
C501
DECIDUOUS TREE MULTI-TRUNK PLANTNG DETAIL
NO SCALE
BACKFILL WITH NATIVE SOIL,
UNLESS SPECIFIED OTHERWISE
SET ROOT COLLAR AND ROOT FLARE 2
INCHES ABOVE FINISH GRADE. DO NOT PLACE
MULCH WITHIN 2 INCHES OF TRUNK. CONFIRM
LOCATION OR ROOT COLLAR PRIOR TO
PLANTING. SEE NOTES ON LANDSCAPE PLAN.
SHREDDED HARDWOOD MULCH @ 3" MAX.
DEPTH. TAPER DEPTH IN AREAS AS
SHOWN.
MINIMUM 3X ROOT BALL OF TREE
OR 4' DIAMETER, WHICHEVER IS GREATER
DEPTH OF ROOT BALL
OR CONTAINER
ROOT SYSTEM
3-INCH HEIGHT WATER
RETENTION BERM
BEYOND EDGE OF ROOT BALL
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 AT A MINIMUM, THE TOP HALF OF BURLAP AND
WIRE BASKET.
SPADE-CUT EDGE
@ 3-INCH DEPTH
ALONG
CIRCUMFERENCE
OF TREE PIT
PLACE ROOTBALL ON
UNDISTURBED SOIL
FINISH GRADE
WRAP TRUNKS FROM
GROUND-LINE TO FIRST
BRANCH
2
C501
DECIDUOUS TREE SINGLE-TRUNK PLANTNG DETAIL
NO SCALE
GROMMET
STRAP
STEEL POSTS
FLAGGING
MATERIAL
6"
N
1/2 TO 2/3
TREE HEIGHT
(4'-0" MIN.)
1/4 TO 1/3
TREE HEIGHT
(2'-0" MIN.)
PLACE ON STAKE
TO SOUTHWEST
PLACE ON STAKE
TO SOUTHWEST
N
BACKFILL WITH NATIVE SOIL,
UNLESS SPECIFIED OTHERWISE
SET ROOT COLLAR AND ROOT FLARE 2
INCHES ABOVE FINISH GRADE. DO NOT PLACE
MULCH WITHIN 2 INCHES OF TRUNK. CONFIRM
LOCATION OR ROOT COLLAR PRIOR TO
PLANTING. SEE NOTES ON LANDSCAPE PLAN.
SHREDDED HARDWOOD MULCH @ 3" MAX.
DEPTH. TAPER DEPTH IN AREAS AS
SHOWN.
MINIMUM 3X ROOT BALL OF TREE
OR 4' DIAMETER, WHICHEVER IS GREATER
DEPTH OF ROOT BALL
OR CONTAINER
ROOT SYSTEM
3-INCH HEIGHT WATER
RETENTION BERM
BEYOND EDGE OF ROOT BALL
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 AT A
MINIMUM, THE TOP HALF OF BURLAP AND
WIRE BASKET.
SPADE-CUT EDGE
@ 3-INCH DEPTH
ALONG
CIRCUMFERENCE
OF TREE PIT
WRAP
TRUNK FROM
GROUND-LINE
TO FIRST
BRANCH
PLACE ROOTBALL ON
UNDISTURBED SOIL
FINISH GRADE
2-STAKE PLAN
*USE IF LESS THAN
4" CALIPER SIZE
3-STAKE PLAN
*USE IF GREATER THAN
4" CALIPER SIZE
3
C501
CONIFEROUS TREE PLANTNG DETAIL
NO SCALE
STEEL POSTS
FLAGGING
MATERIAL
6"
N
1/2 TO 2/3
TREE HEIGHT
(4'-0" MIN.)
1/4 TO 1/3
TREE HEIGHT
(3'-0" MIN.)
PLACE ON STAKE
TO SOUTHWEST
PLACE ON STAKE
TO SOUTHWEST
N
BACKFILL WITH NATIVE SOIL,
UNLESS SPECIFIED OTHERWISE
SET ROOT COLLAR AND ROOT FLARE 2
INCHES ABOVE FINISH GRADE. DO NOT PLACE
MULCH WITHIN 2 INCHES OF TRUNK. CONFIRM
LOCATION OR ROOT COLLAR PRIOR TO
PLANTING. SEE NOTES ON LANDSCAPE PLAN.
SHREDDED HARDWOOD MULCH @ 3" MAX.
DEPTH. TAPER DEPTH IN AREAS AS
SHOWN.
DIAMETER TO MATCH HEIGHT OF TREE AT INSTALL
OR 6' MINIMUM, WHICHEVER IS GREATER
DEPTH OF ROOT BALL
OR CONTAINER
ROOT SYSTEM
3-INCH HEIGHT WATER
RETENTION BERM
BEYOND EDGE OF ROOT BALL
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 AT A
MINIMUM, THE TOP HALF OF BURLAP AND
WIRE BASKET.
SPADE-CUT EDGE
@ 3-INCH DEPTH
ALONG
CIRCUMFERENCE
OF TREE PIT
PLACE ROOTBALL ON
UNDISTURBED SOIL
FINISH GRADE
2-STAKE PLAN
*USE IF LESS THAN
8' HEIGHT
3-STAKE PLAN
*USE IF GREATER THAN
8' HEIGHT
4
C501
TYPICAL PLANTING PIT FOR SLOPES (>/= 4:1)
NO SCALE
TOP AND CENTER OF ROOT BALL SHALL
INTERSECT THE PLANE OF ORIGINAL
SLOPE
SHREDDED HARDWOOD MULCH @ 3" MAX.
DEPTH. TAPER DEPTH IN AREAS AS
SHOWN.
FINISH GRADE
BACKFILL WITH NATIVE SOIL, UNLESS
SPECIFIED OTHERWISE
SCARIFY SIDES OF PIT
PLACE ROOT BALL ON UNDISTURBED SOIL
MINIMUM 3X ROOT BALL
TREE OR
SHRUB
3-INCH HEIGHT WATER RETENTION BERM
BEYOND EDGE OF ROOT BALL
DEPTH OF ROOT COLLAR
AND FLARE TO BOTTOM OF ROOTBALL
CONTAINER ROOT SYSTEM
SPADE-CUT EDGE @ 3-INCH DEPTH
PLANE OF ORIGINAL SLOPE
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.
5
C501
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.