HomeMy WebLinkAbout2022-08-15 I09C West Light_Site Plan AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: August 15, 2022
AGENDA ITEM: Consideration of approval of a resolution approving a site plan for West Light
(1345 E Hickman Road)
FORMAT: Resolution
SYNOPSIS INCLUDING PRO & CON: Caliber Iowa, LLC requests approval of a site plan to
authorize the construction of a four-story, 42,598 square foot apartment
building. The building includes a total of 174 units – 7 studio units, 133 one
bedroom units, and 34 two bedroom units. A parking garage is included on the
lower level of the building.
Access to the site will be provided from Hickman Road. The site plan
complies with the parking requirements.
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 June 28, 2022, Commission Meeting and recommended approval
subject to remaining staff comments:
Approval of a Site Plan for West Light (1345 E Hickman Road)
Senior City Planner, Melissa DeBoer, introduced the request for approval of a prelimi nary plat,
final plat, and site plan for a multi-family development as submitted by the applicant Caliber Iowa,
LLC. The subject property is generally located north of Hickman Road and east of NE Alice’s Road
containing approximately 7.89 acres.
Mrs. DeBoer advised that the project involves the construction of a four-story apartment building
approximately 42,598 square feet in area and includes a total of 174 units. A parking garage is located
on the bottom level of the building and a canopy drive aisle area is located at the front corner of the
building. The site includes a patio, fenced-in pickleball courts, and two trash enclosures.
One access is proposed from Hickman road and trails and sidewalks are shown to provide access
to and from the site. All parking, landscape, open space, and parkland dedication requirements have
been met at this time.
Staff recommends approval of the preliminary plat, final plat, and site plan for West Light Plat 1
subject to any remaining staff comments and review of the legal documents.
• Commissioner Streit questioned if the entrance is an extension of SE Brick Drive. Mrs.
DeBoer advised that it is not an extension, rather the gravel drive is an access point for
maintenance of the lift station located just north of the site.
I9C
• Commissioner Hoifeldt and Koshy questioned if there was going to be a full access point.
Community Development Director, Andy Kass, advised the drainage and easement areas
removed the ability for access to the east, however there could be access to the west when
future development takes over that lot. The ability of a full access at the entrance to the site is
limited to a ¾ access due to restrictions on Hickman Road from the Department of
Transportation.
Commissioner Hoifeldt moved to approve a Site Plan for West Light (1345 E. Hickman Road)
subject to any remaining staff comments and review of the legal documents. Commissioner Streit
seconded the motion. Ayes: Hoifeldt, Streit, Inman, 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: Melissa DeBoer, Senior Planner
REVIEWED BY:
THE CITY OF WAUKEE, IOWA
RESOLUTION 2022-
APPROVING THE SITE PLAN FOR WEST LIGHT (1345 E HICKMAN ROAD)
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 West Light, subject to remaining staff comments on June 28, 2022; AND,
WHEREAS, the Site Plan for West Light is in general conformance with §160 – Site and
Building Development Standards Ordinance of the Waukee Municipal Code; AND,
WHEREAS, the Site Plan for West Light 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 15th day of August, 2022 that the Site Plan for West Light is approved subject to remaining
staff comments.
____________________________
Courtney Clarke, Mayor
Attest:
___________________________________
Rebecca D. Schuett, City Clerk
RESULTS OF VOTE: AYE NAY ABSENT ABSTAIN
Anna Bergman Pierce
R. Charles Bottenberg
Chris Crone
Larry R. Lyon
Ben Sinclair
PLANNING AND ZONING COMMISSION STAFF REPORT
PROJECT: West Light – Preliminary Plat, Final Plat,
& Site Plan
PREPARED BY: Melissa DeBoer, AICP – Senior Planner
REPORT DATE: June 24, 2022
MEETING DATE: June 28, 2022
GENERAL INFORMATION
Owner/Applicant: Caliber Iowa, LLC
Owner’s Representative:
Eric Cannon, P.E. – Snyder & Associates, Inc.
Request: The applicant is requesting approval of a
preliminary plat, final plat, and site plan for a multi-
family residential development.
Location and Size: Property is generally located north of Hickman
Road and east of NE Alice’s Road, containing
approximately 7.89-acres.
AREA MAP
ABOVE: Aerial of subject property (outlined in BLUE) in relation to the surrounding area.
June 24, 2022
2 of 3
LAND USES AND ZONING
Location Existing Land Use Comprehensive Plan Current Zoning
Property in
Question
Vacant -
Undeveloped
Mixed Use Corridor R-3 (Multi-Family Residential District) /
PD-1 (Planned Development Overlay)
North Vacant -
Undeveloped
City of Clive City of Clive
South Shoppes at Williams
Pointe
Community
Commercial
C-1 (Community & Highway Service
Commercial District) / PD-1 (Planned
Development Overlay)
East Commercial /
Vacant
City of Clive City of Clive
West Vacant –
Undeveloped
Mixed Use Corridor A-1 (Agricultural District)
HISTORY
In 2015, approximately 1-acre of the northern portion of this property was rezoned to C-1 to allow for the
construction of a cell tower. The tower was never constructed. The entire property was recently rezoned
from A-1 and C-1 to R-3 / PD-1 to allow for multi-family residential development.
PROJECT DESCRIPTION
The project involves the construction of a four-story apartment building. The building is 42,598 sq ft in area.
The building includes a total of 174 units – 7 studio units, 133 one bedroom units, and 34 two bedroom units.
The site plan includes a parking garage on the bottom level of the building and a canopy drive aisle area at the
front corner of the building.
The site includes a patio area located on the north side of the building. Fenced-in pickleball courts are also
shown to the north of the building near the patio.
Two trash enclosures are shown on the site. One is shown at the south side of the parking lot and one is
shown on the north side of the parking lot.
The final plat indicates one lot (7.89-acres) for the development of the proposed multi-family apartment
building.
ACCESS AND PARKING
One access is proposed from Hickman Road at the southwest corner of the site.
A 10-ft wide trail exists along the south side of the site, along Hickman Road. A sidewalk is shown to provide
access into the site from the public trail. Several internal sidewalks are shown to provide pedestrian
accessibility across the site.
A total of 242 parking spaces are required for the proposed site plan and they are providing 246 spaces.
June 24, 2022
3 of 3
UTILITIES
Public utilities will be provided to the site. Sanitary sewer and water will be provided from the mains off of
Hickman Road. Stormwater management will be provided with detention basins located at the north side of
the site.
LANDSCAPING & OPEN SPACE
A minimum of 20% of the project area is required to be open space. The total amount of open space
proposed is 64.5%. The landscape plan meets the requirements of the Landscape and Open Space Ordinance.
PARKLAND DEDICATION
The applicant has proposed to satisfy the parkland dedication requirement with a fee in lieu of land dedication.
ELEVATIONS
The elevations of the building are proposed to be constructed mainly of brick, precast concrete panels, fiber
cement siding and EIFS.
COMPREHENSIVE PLAN
The subject property is identified as Mixed-Use Corridor which is classified as a mixture of office, retail, or
residential land uses in areas along key transportation corridors and between key nodes. The designation is
further defined by buildings between 20,000 square feet and 100,000 square feet in area. Residential
components may range from 8 to 25 units per acre within this land use classification. The proposed project
would be located along Hickman Road which is a key transportation corridor within Waukee and is east of a
key node of Hickman Road and Alice’s Road. Anticipated future commercial development to the west will
provide opportunity for commercial development within the area.
STAFF RECOMMENDATION
The preliminary plat, final plat and site plan are in general conformance with the Zoning Ordinance,
Subdivision Ordinance, Site Plan Ordinance, Comprehensive Plan, and Planned Development. Staff
recommends approval of the preliminary plat, final plat, and site plan subject to remaining staff comments and
review of the legal documents.
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SITE PLAN/ PRELIMINARY PLAT
FOR
WEST LIGHT
1345 EAST HICKMAN ROAD
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.
Eric D. Cannon, P.E.Date
License Number P18954
My License Renewal Date is December 31, 2023
Pages or sheets covered by this seal:
ERIC D.
CANNON
P18954
D
P R O F E
L
NS E
ICE
IONAL
E
N
G
I
N
E
E
R
AIOW
SS
VICINITY MAP
ENGINEER
SNYDER & ASSOCIATES, INC.
2727 SW SNYDER BLVD.
ANKENY, IOWA 50023
CONTACT: ERIC CANNON
PHONE: 515-964-2020
OWNER/DEVELOPER
CALIBER IOWA, LLC
1680 SW ANKENY ROAD, SUITE 1B
ANKENY, IA 50023
CONTACT: NICK JENSEN
PHONE: 515-290-3401
PROJECT LOCATION
AL
I
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S
R
O
A
D
HICKMAN ROAD
BR
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K
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SE
W
A
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A
C
E
SHEETS C100-C404, C600
SHEET C500
INDEX OF SHEETS
Sheet Number Sheet Title
C100 TITLE SHEET
C101 PROJECT INFORMATION
C200 DIMENSION PLAN
C300 UTILITY PLAN
C400 EROSION CONTROL PLAN
C401 GRADING PLAN
C402 GRADING DETAILS
C403 GRADING DETAILS
C404 GRADING DETAILS
C500 PLANTING PLAN
C600 SITE DETAILS
P
E
F
RO
S
S
O
N
LA
I
AC PNALCDS
CAR
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CE
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TII
A ETST F IO
AW
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License Expires:
June 30, 2022
STEVEN
SEEFELD
712
LANDSCAPE
ARCHITECT
NO.
Steven Seefeld, PLA
License Number
Pages or sheets covered by this seal:
712
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.
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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
A PART OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 26, TOWNSHIP 79 NORTH, RANGE 26 WEST
OF THE 5TH P.M., CITY OF WAUKEE, DALLAS COUNTY, IOWA AND MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHWEST CORNER OF SAID SOUTHEAST 1/4 OF THE SOUTHWEST 1/4; THENCE NORTH
0°09'56" EAST ALONG THE WEST LINE OF SAID SOUTHEAST 1/4 OF THE SOUTHWEST 1/4, A DISTANCE OF 137.50
FEET TO THE NORTH RIGHT-OF-WAY LINE OF HICKMAN ROAD (US HWY #6) AND TO THE POINT OF BEGINNING;
THENCE CONTINUING NORTH 0°09'56" EAST ALONG SAID WEST LINE, 896.77 FEET TO THE SOUTHWEST CORNER
OF LOT 6, BERKSHIRE COMMONS OFFICE PARK PLAT 1, AN OFFICIAL PLAT; THENCE SOUTH 89°45'14" EAST
ALONG THE SOUTH LINE OF SAID LOT 6, A DISTANCE OF 302.25 FEET TO A SOUTHERLY CORNER OF SAID LOT 6;
THENCE SOUTH 0°17'17" WEST ALONG THE WEST LINE OF LOTS 2 THROUGH 6, OF SAID BERKSHIRE COMMONS
OFFICE PARK PLAT 1, A DISTANCE OF 494.64 FEET TO A WESTERLY CORNER OF SAID LOT 2; THENCE SOUTH
50°31'11" EAST ALONG THE WEST LINE OF LOTS 1 AND 2, BERKSHIRE COMMONS OFFICE PARK PLAT 1, A
DISTANCE OF 387.27 FEET TO A WESTERLY CORNER OF SAID LOT 1; THENCE SOUTH 0°15'38" WEST CONTINUING
ALONG THE WEST LINE OF SAID LOT 1, A DISTANCE OF 80.92 FEET TO SAID NORTH RIGHT-OF-WAY LINE; THENCE
SOUTH 74°10'30" WEST CONTINUING ALONG SAID NORTH RIGHT-OF-WAY LINE, 265.35 FEET; THENCE SOUTH
89°46'53" WEST CONTINUING ALONG SAID NORTH RIGHT-OF-WAY LINE, 345.61 FEET TO THE POINT OF BEGINNING
AND CONTAINING 7.89 ACRES (343,566 S.F.).
PROPERTY SUBJECT TO ANY AND ALL EASEMENTS OF RECORD.
R-3/PD- PLANNED DEVELOPMENT
DISTRICT W/ UNDERLYING
MULTI-FAMILY RESIDENTIAL DISTRICT
(BK 2022 PG 10282)
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, 2022 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.
FF. APPROVED FIRE APPARATUS ACCESS ROADS SHALL BE PROVIDED AS SOON AS CONSTRUCTION COMMENCES. IF PAVING
IS NOT INSTALLED PRIOR TO BUILDING CONSTRUCTION COMMENCING AFTER FOOTING INSTALLED, AN APPROVED ROUTE
AROUND THE EXTERIOR OF THE BUILDING TO EXTEND WITHIN 100 FEET OF ALL PORTIONS OF EXTERIOR WALLS SHALL BE
PROVIDED AND COMPLY WITH THE REQUIREMENTS OF SECTION 503.2 OF THE IFC.
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
APARTMENT COMPLEX
GENERAL NOTES
PARKING REQUIREMENTS
137- 1 BEDROOM UNITS= 137 STALLS
35- 2 BEDROOM UNITS= 70 STALLS
1 STALL PER 5 UNITS= 35 STALLS
242 TOTAL STALLS REQUIRED
153 SURFACE PARKING STALLS
93 UNDERGROUND PARKING STALLS
246 TOTAL STALLS PROVIDED
(INCLUDING 6 ACCESSIBLE STALLS)
MAXIMUM DENSITY = 22 DWELLING UNITS/ACRE
FRONT YARD SETBACK 30 FEET
SIDE YARD = 15 FEET
REAR YARD = 30 FEET
MAXIMUM HEIGHT = 56 FEET
MINIMUM OPEN SPACE =20%
BULK REGULATIONS
TOTAL HEIGHT = 56 FEET
7- STUDIO UNITS (376 SF)
133- 1 BEDROOM UNITS (629-669 SF)
34- 2 BEDROOM UNITS (908-990 SF)
BUILDING CONSTRUCTION:
TYPE 1A- PARKING GARAGE
TYPE 5A- TOP 4 FLOORS
BUILDING DESCRIPTION
MINIMUM OF 20% OPEN SPACE REQUIRED
TOTAL AREA 343,566SF
IMPERVIOUS SURFACES 121,827SF
MIN OPEN SPACE REQUIRED 68,713SF (20.0%)
OPEN SPACE PROVIDED 221,739SF (64.5%)
OPEN SPACE REQUIREMENTS
CONSTRUCTION START: SUMMER 2022
EARTHWORK: SUMMER 2022
UTILITIES: FALL 2022
PAVING: FALL 2022
BUILDING CONSTRUCTION: SPRING 2023
PROJECT TIMELINE
CONTROL POINTS
IOWA REGIONAL COORDINATE SYSTEM ZONE 8 (IA-AMES-DSM)
NAD83(2011)(EPOCH 2010.00) IARTN DERIVED - US SURVEY FEET
CP100 N=7497523.61 E=18464751.40 Z=1012.50
SET CUT "X" +-1' NORTH OF BACK OF CURB INTAKE LOCATED WEST SIDE BERKSHIRE, +-100 FEET
NORTH OF HICKMAN AND +-25' NORTH OF POWER POLE. (AS SHOWN ON SURVEY)
CP101 N=7497424.05 E=18464116.54 Z=1017.39
SET CUT "X" NE CORNER STORM STRUCTURE LOCATED NORTH SIDE HICKMAN +- 50' EAST OF BRICK
DRIVE.(AS SHOWN ON SURVEY)
CP102 N=7497199.63 E=18464707.03 Z=1015.67
SET CUT "X" ON CONCRETE STORM STRUCTURE +-1' WEST OF MANHOLE LOCATED +-50 FEET WEST OF
WACO AND +-100' SOUTH OF HICKMAN. (AS SHOWN ON SURVEY)
CP103 N=7497418.53 E=18465428.74 Z=1010.84
SET CUT "X" NE CORNER STORM STRUCTURE LOCATED NORTH SIDE HICKMAN AND +-25' EAST OF
STIVERS ENTRANCE.(AS SHOWN ON SURVEY)
CP104 N=7497428.07 E=18463361.71 Z=1023.87
SET CUT "X" NE CORNER STORM STRUCTURE NORTH SIDE HICKMAN WEST OF 1ST FIELD DRIVE WEST
OF SE BRICK DRIVE. (AS SHOWN ON SURVEY)
CP105 N=7496980.85 E=18464078.45 Z=1024.69
SET CUT "X" ON TOP OF CURB NE QUADRANT OF SE BRICK DRIVE & SE STONERIDGE DRIVE, AT END
OF RADIUS. (AS SHOWN ON SURVEY)
CP106 N=7497998.10 E=18464097.33 Z=1009.23
SET 1/2" REBAR WITH RED PLASTIC CAP +-50' EAST OF GRAVEL DRIVE AT TOP OF BANK IN LINE WITH
SOUTH SIDE BLAKE OVERTON MORTGAGE TEAM BUILDING. (AS SHOWN ON SURVEY)
CP107 N=7498061.00 E=18464223.62 Z=1005.38
SET 1/2" REBAR WITH RED PLASTIC CAP AT TOP OF BANK +-50' WEST OF NORTH-SOUTH TREE LINE
WEST OF BLAKE OVERTON MORTGAGE TEAM BUILDING. (AS SHOWN ON SURVEY)
BENCHMARKS
NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD88 - GEOID12A)
IARTN DERIVED - US SURVEY FEET
BM500 ELEV=1020.28
ARROW ON HYDRANT SE QUADRANT HICKMAN ROAD & SE BRICK DRIVE.
UTILITY CONTACT INFORMATION
UTILITY CONTACT FOR MAPPING INFORMATION SHOWN AS RECEIVED FROM
THE IOWA ONE CALL DESIGN REQUEST SYSTEM, TICKET NUMBER 552107332.
W2-WATER MAIN WAUKEE, CITY OF
ST1-STORM SEWER TIM ROYER
S1-SANITARY SEWER 515-978-7920
G1-GAS MAIN TROYER@WAUKEE.ORG
UE2-UNDERGROUND ELECTRIC
CO1-COMMUNICATION CENTURY LINK
SADIE HULL
918-547-0147
SADIE.HULL@LUMEN.COM
FO1-FIBER OPTIC AUREON NETWORK SERVICES
JEFF KLOCKO
515-830-0445
JEFF.KLOCKO@AUREON.COM
OE1-OVERHEAD ELECTRIC MIDAMERICAN ENERGY
UE1-UNDERGROUND ELECTRIC CRAIG RANFELD
515-252-6972
MECDSMDESIGNLOCATES@MIDAMERICAN.COM
W2-WATER MAIN XENIA RURAL WATER DISTRICT
LAIRD VAN DEE
515-676-2117
LVANDEE@XENIAWATER.ORG
FO4-FIBER OPTIC UNITE PRIVATE NETWORKS, LLC
JOE KILZER
816-425-3556
UPNGIS@UPNFIBER.COM
FO2-FIBER OPTIC VERIZON
JOHN BACHELDER
972-729-7000
ASG.INVESTIGATIONSTEAM@ASGINC.US
FO3-FIBER OPTIC CONSOLIDATED COMMUNICATIONS
JUSTIN GREV
507-386-3606
JUSTIN.GREV@CONSOLIDATED.COM
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Gravel
GravelGravel
Caliber Realty
9
7
5
13
13
15
15
15
15
12
PROPOSED BUILDING
42,598 SF
FFE = 1015
GFE = 1005
15
11
8
PICKLEBALL
COURTS
PA
T
I
O
T
TRASH
T
R
A
S
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343,566 SF
7.89 AC
LOT 1
S8
9
°
4
5
'
1
4
"
E
3
0
2
.
2
5
'
M
N8
9
°
5
1
'
2
7
"
W
3
0
0
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0
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'
P
S50
°
3
1
'
1
1
"
E
3
8
7
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2
7
'
M
N50
°
3
6
'
2
1
"
W
3
8
7
.
2
1
'
P
80.92'
S
7
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°
1
0
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3
0
"
W
2
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5
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3
5
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M
N
7
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°
0
5
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2
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"
E
2
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5
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3
5
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4
6
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5
3
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W
3
4
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"
E
3
4
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4
4
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R
N0°09'56"E 896.77' M
30
'
B
S
L
3
0
'
B
S
L
30
'
B
S
L
15'
B
S
L
15' BSL
15' BSL
15' BSL
S0°17'17"W 494.64' M
N00°10'42"E 494.50' P
170 LF 16" CASING BORE
8" W
8" W
8"
W
6"
W
6" W
6" W
170 LF 16" CASING BORE
8" W
8" W
8"
W
6"
W
6" W
6" W
TYPTYP
TYP
TYP
TYP
18
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0
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30
.
0
'
18
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6.
0
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24
.
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18.0'18.0'30.0'18.0'
6.0'
25
.
0
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31
.
0
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9.0'
24.0'
97.5'
R45.
0
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R1
5
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R25.
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R2
5
.
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4
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Existing 45' Sanitary
Sewer Easement
(Bk 2000, Pg 11843)
45' Ingress/ Egress
Easement
15
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30
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27.5'
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Existing 30' Sanitary
Sewer & Public Utility Easement
(Bk 2000, Pg 11842)
30' Temporary
Construction Easement
Existing Storm Sewer
Easement
(Bk 2000, Pg 11843)
23.15'
6
9
.
4
5
'
25.0'
18.0'
Existing 10' Trail
5.
0
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76.5'
14
8
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24
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29.0'
10
2
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358.3'5A
3A
3A
3A3A
3A
1B
1A
1A
1B
1B
1B
1B
3A
6
3F
3B3B
3B
3D
3D
3D
3D
4B4C
4C
4C 4B
3C 3C
3C3C
3C
3C
2B
3C
3C
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4A4A
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7H
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7D
7D
7B
3C
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7A
7E7E7E
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7C
7G
7E
7F
7F
3E
3G
3G
3F
3G3G
1A
3C
3C
5B
2B 2B2B
285.3'30' Public Storm Sewer
Easement
4D
END
4D
BEGIN
4D
5C
7I
3H
3F
1C
7J
7J
3D
50' Temporary
Construction Easement
Existing 80'
Temporary Construction Easement
(Bk 2000, Pg 11842)
OVERLAND FLOWAGE EASEMENT
OVERLAND
FLOWAGE
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Project No:
Sheet
27
2
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116.1134.01
C200
WE
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1234
79
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6
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2
6
DIMENSION PLAN CONSTRUCTION NOTES
1.EXISTING FEATURES, PROTECT THE FOLLOWING:
A.PAVEMENTS TO REMAIN.
B.PROTECT EXISTING UTILITIES. COORDINATE ANY NECESSARY RELOCATIONS OR
ADJUSTMENTS WITH OWNER AND UTILITY PROVIDER PRIOR TO CONSTRUCTION.
ADJUSTMENTS OF UTILITY APPURTENANCE TO FINISH GRADES IS CONSIDERED
INCIDENTAL TO THE PROJECT.
C.CONTRATOR TO VERIFY AND COORDINATE VERTICAL & HORIZONTAL CLEARANCE OF
EXISTING OVERHEAD ELECTRIC LINES AND POLE. COORDINATE ANY ADJUSTMENTS OR
RELOCATIONS WITH UTILITY PROVIDER PRIOR TO CONSTRUCTION.
2. DEMOLITION, REMOVE THE FOLLOWING:
A.REMOVE EXISTING GRAVEL TO LIMITS SHOWN.
B.REMOVE EXISTING FENCE TO LIMITS SHOWN.
C.REMOVE EXISTING FES & STORM SEWER.
D.ADJUST SANITARY MANHOLE RIM.
3.PAVEMENTS, PROVIDE THE FOLLOWING:
A.PCC PAVEMENT, 7" DEPTH PCC ON 12" DEPTH PREPARED SUBGRADE COMPACTED TO
95% STANDARD PROCTOR DENSITY.
B.INTEGRAL PCC CURB & SIDEWALKS, 4" DEPTH PCC ON 6" DEPTH PREPARED SUBGRADE
COMPACTED TO 95% STANDARD PROCTOR DENSITY. SEE DETAIL ON SHEET 600.
C.6" STANDARD CURB. SEE DETAIL ON SHEET C600.
D.PEDESTRIAN SIDEWALK RAMP AND TURNING SPACE, 6" DEPTH PCC ON 12" DEPTH
PREPARED SUBGRADE COMPACTED TO 95% STANDARD PROCTOR DENSITY. MAXIMUM
8.33% SLOPE AND PREFERRED 6.5% TARGET SLOPE.
E.6" GRANULAR DRIVE CONNECTION.
F.STANDARD 4" PCC SIDEWALK.
G.TAPER TO FULL CURB.
H.6" ROLLED CURB. SEE DETAIL ON SHEET 600.
4.PAVEMENT MARKINGS, PROVIDE THE FOLLOWING:
A.4" WIDE PAINTED PARKING STALL LINES.
B.PAINTED STATE OF IOWA APPROVED ACCESSIBLE PARKING SYMBOL.
C.ACCESSIBLE AISLE. 45° STRIPING AT 3' ON CENTER SPACING WHERE SHOWN.
D.NO PARKING LANE. PAINT TOP & SIDE OF CURB RED EXTENDING THE LENGTH OF FIRE
LANE WITH "NO PARKING-FIRE LANE" PAINTED IN 3" WHITE LETTERS SPACED AT 50'
INTERVALS IN ACCORDANCE WITH IFC SECTION 511.5 AS AMENDED.
5.SIGNS, PROVIDE THE FOLLOWING:
A.PROVIDE ACCESSIBLE PARKING SIGNAGE AS PER ADAAG REQUIREMENTS.
B.STOP SIGN.
C.FIRE LANE NO PARKING EXCEPT FOR EMERGENCY VEHICLES SIGN. INSTALL SIGN IN
ACCORDANCE TO IFC SECTION 511.5 AS AMENDED.
6.SEE ARCHITECTURAL PLANS FOR DETAILED BUILDING CONSTRUCTION INFORMATION
AND STOOP DETAILS.
7.SITE AMENITIES, PROVIDE THE FOLLOWING:
A.INTERNAL TRASH ENCLOSURE. SEE ARCHITECTURAL PLANS FOR DETAILS.
B.PARKING CURB STOP.
C.TRANSFORMER AND PCC PAD. SEE ELECTRICAL PLANS AND MID AMERICAN
SPECIFICATIONS FOR DETAILS.
D.NON STRUCTURAL MASONRY RETAINING WALL. COORDINATE COLOR AND STYLE WITH
OWNER AND CITY OF URBANDALE. CONTRACTOR TO PROVIDE WALL DESIGN PRIOR TO
CONSTRUCTION. COORDINATE WALL FOUNDATION TILE TO STORM SEWER WITH WALL
DESIGN AND CONSTRUCTION PRIOR TO STORM SEWER INSTALLATION. SEE C401 FOR
WALL HEIGHT.
E.PCC PATIO. SEE ARCHITECTURAL PLANS FOR DETAILS.
F.PICKLEBALL COURTS. SEE ARCHITECTURAL PLANS FOR DETAILS.
G.STAIRS. SEE ARCHITECTURAL PLANS FOR DETAILS.
H.PORTE COCHERE.
I.6' HEIGHT BLACK VINYL COATED CHAIN LINK FENCE.
J.TRASH ENCLOSURE. SEE ARCHITECTURAL PLANS FOR DETAILS.
T
30' Temporary
Construction Easement
OVERLAND FLOWAGE EASEMENT
343,566 SF
7.89 AC
LOT 1
S8
9
°
4
5
'
1
4
"
E
3
0
2
.
2
5
'
M
N8
9
°
5
1
'
2
7
"
W
3
0
0
.
0
0
'
P
S50
°
3
1
'
1
1
"
E
3
8
7
.
2
7
'
M
N50
°
3
6
'
2
1
"
W
3
8
7
.
2
1
'
P
80.92'
S
7
4
°
1
0
'
3
0
"
W
2
6
5
.
3
5
'
M
N
7
4
°
0
5
'
2
3
"
E
2
6
5
.
3
5
'
R
S8
9
°
4
6
'
5
3
"
W
3
4
5
.
6
1
'
M
S8
9
°
5
6
'
1
9
"
E
3
4
5
.
4
4
'
R
N0°09'56"E 896.77' M
30
'
B
S
L
3
0
'
B
S
L
30
'
B
S
L
15'
B
S
L
15' BSL
15' BSL
15' BSL
S0°17'17"W 494.64' M
N00°10'42"E 494.50' P
1
0
6
1
0
7
BM
5
0
0
F.L.=1003.81
15" CMP E
F.L.=1004.64
15" CMP W
F.L.=984.95
72" RCP NE
F.L.=981.42
72" RCP SW
Field Fence
Field Fence
Rim=1002.21
F.L.=988.77 10" DIP SE
F.L.=988.60 10" PVC W
Rim=1016.62
F.L.=986.72 10" PVC E
F.L.=986.72 10" PVC W
Rim=1010.44
F.L.=985.74 10" PVC E
F.L.=985.58 10" PVC N
Rim=1002.86
F.L.=984.56 10" PVC N
F.L.=984.72 10" PVC S
Rim=1000.08
F.L.=979.73 10" PVC N
F.L.=979.83 10" PVC S Pressurized 12" Main
Pressurized 12" Main
1
0
1
Co
n
c
r
e
t
e
Hi
c
k
m
a
n
R
d
.
(
H
W
Y
6
)
Concrete
SE Brick Dr.
Gravel
GravelGravel
Caliber Realty
Rim=1015.70
F.L.=1006.89 18" RCP E
F.L.=1007.49 15" RCP W
F.L.=1007.16 15" RCP S
Gutter=1014.92
Intake=1015.85
F.L.=1012.54 15" RCP E
F.L.=1012.54 15" RCP W
Rim=1015.76
F.L.=1007.76 15" RCP N
Gutter=1015.01
Rim=1017.43
F.L.=1012.37 15" RCP N
Gutter=1016.61
Intake=1015.86
F.L.=1012.65 15" RCP W
Rim=1017.32
F.L.=1011.64 15" RCP E
F.L.=1011.68 15" RCP S
Gutter=1016.53
71 LF OF 8" SANITARY SEWER @ 2.00%
87
L
F
O
F
1
5
"
R
C
P
@
0
.
5
0
%
108 LF OF 15" RCP @ 0.50%
73 LF O
F
1
5
"
R
C
P
@ 0.60%
106 LF OF 15" RCP @ 1.00%
155
L
F
O
F
1
8
"
R
C
P
@
4
.
0
8
%
ADJUST RIM
RIM: 1013.85
45
L
F
O
F
1
5
"
H
D
P
E
@ 1
.
2
5
%
65 LF OF 18" HDPE
@ 1.00%177 LF OF 18" HDPE @ 1.75%
225 LF
O
F
2
4
"
H
D
P
E
@
0
.
8
6
%
78 LF
O
F
1
2
"
R
C
P
@
1
0
.
0
0
%
227 LF OF 48" RCP
@ 0.68%
54 LF OF 24" RCP @ 1.47%
76
L
F
O
F
1
2
"
H
D
P
E
@
1
.
0
0
%
32 LF OF 12" HDPE @ 10.10%
11 LF OF 15" RCP
@ 9.09%
30 LF OF 15" RCP
@ 10.00%
46
L
F
O
F
8
"
H
D
P
E
@
1
.
0
0
%
46
L
F
O
F
8
"
H
D
P
E
@
1
.
0
0
%
4
6
L
F
O
F
8
"
H
D
P
E
@
1
.
0
0
%
ADJUST RIM: 1015.72
ADD BARREL SECTION AS NECESSARY
170 LF 16" CASING BORE
8" W
8" W
8"
W
6"
W
6" W
6" W
229 LF OF 18" RCP @ 1.43%
42 LF OF 12" HDPE @ 3.14%
40 LF OF 15" HDPE @ 1.25%
TP=995.70 (SAN)
BP=1008.00 (ST)
TYP.
TYP.TYP.
1A
1A
1A
1A
1A
2A 2B2A
2C
3B
6
3D
3C 3A
5
2F
2D
2E
4B
8A
8A8A
8A
4A
7A
8B8A
FIRE SPRINKLER
ROOM
TP=982.10 (48"ST)
BP=989.50 (24"ST)5
TP=982.30 (48"ST)
BP=989.50 (24"ST)5
Existing 45' Sanitary
Sewer Easement
(Bk 2000, Pg 11843)
Existing 30' Sanitary
Sewer & Public Utility Easement
(Bk 2000, Pg 11842)
Existing Storm Sewer
Easement
(Bk 2000, Pg 11843)
30' Public Storm Sewer
Easement
2I
39 LF OF 15" RCP
@ 1.00%
2J
2J
CONNECT TO EXISTING
USE 1:1 RISER AS NECESSARY
EX SAN INV: 986.13 (VER)
CO-1, SW-203
RIM: 1014.96
INV: 996.00 (OUT S)
ST-4, INTAKE, SW-501
RIM: 1014.00
INV: 1007.28 (IN S)
INV: 1007.18 (OUT N)
ST-8, INTAKE, SW-511
RIM: 1013.50
INV: 1006.12 (IN S)
INV: 1006.12 (IN E)
INV: 1006.02 (OUT N)
ST-3, INTAKE, SW-501
RIM: 1013.85
INV: 1007.82 (IN E)
INV: 1007.72 (OUT N)
ST-2, INTAKE, SW-511
RIM: 1013.35
INV: 1008.46 (IN E)
INV: 1008.36 (OUT W)
ST-1, INTAKE, SW-511
RIM: 1012.91
INV: 1008.90 (OUT W)
ST-9, INTAKE, SW-503
RIM: 1006.72
INV: 1002.75 (IN S)
INV: 1002.65 (OUT N)
ST-10, INTAKE, SW-505
RIM: 1000.33
INV: 996.33 (IN S)
INV: 990.79 (OUT N)
ST-14A, 18" NYLOPLAST
W/ SOLID LID
RIM: 1004.88
INV: 996.62 (IN E)
INV: 996.52 (OUT NW)
ST-15, 18" NYLOPLAST
W/ SOLID LID
RIM: 1004.78
INV: 995.96 (IN SE)
INV: 995.86 (OUT N)
ST-17, 30" NYLOPLAST
W/ SOLID LID
RIM: 1004.44
INV: 995.22 (IN S)
INV: 995.22 (IN E)
INV: 995.12 (OUT N)
ST-17A, 24" NYLOPLAST
W/ SOLID LID
RIM: 998.34
INV: 992.03 (IN S)
INV: 991.93 (OUT N)
ST-100A, 48'' FES
W/ FOOTING &
APRON GUARD
INV: 977.00
ST-17B, 24 IN DIA CMP APRON
INV: 990.00
ST-12, 15" NYLOPLAST
WITH SOLID LID
RIM: 1002.09
INV: 998.09 (IN SE)
INV: 997.98 (OUT W)
ST-11, INTAKE, SW-501
T/C: 1010.82
INV: 1005.86 (OUT NW)
ST-10A, 24'' FES
INV: 990.00
ST-100, MANHOLE, SW-401
CONNECT TO EXISTISTING 72" RCP
RIM: 991.76
INV: 982.63 (IN SW)
INV: 978.53 (OUT E)
ST-16, 12" NYLOPLAST
W/ DOME GRATE
RIM: 1002.55
INV: 998.50 (OUT W)
ST-18A, INTAKE, SW-513
RIM: 993.75
OPEN: 992.50 (W)
INV: 989.00 (IN W)
INV: 988.90 (OUT E)
ST-18, 15'' FES
W/ 3" ORIFICE PLATE
INV: 990.00
ST-18C, 15'' FES
W/ FOOTING &
APRON GUARD
INV: 977.00
ST-7, 8" NYLOPLAST
W/ FLAT GRATE
RIM: 1015.00
INV: 1004.44 (OUT W)
ST-6, 8" NYLOPLAST
W/ FLAT GRATE
RIM: 1015.00
INV: 1005.41 (OUT W)
ST-5, 8" NYLOPLAST
W/ FLAT GRATE
RIM: 1015.00
INV: 1006.58 (OUT W)
INV: 1003.98 (IN E)
INV: 1004.95 (IN E)
ST-13, 12" NYLOPLAST
W/ DOME GRATE
RIM: 1002.28
INV: 998.50 (OUT S)
ST-18B, MANHOLE, SW-401
RIM: 989.73
INV: 985.90 (IN W)
INV: 977.39 (OUT E)
2H
TP=1006.50 (WAT)
BP=1008.00 (ST)2I
2H
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6
UTILTIY PLAN CONSTRUCTION NOTES
1.EXISTING FEATURES, PROTECT THE FOLLOWING:
A.PROTECT EXISTING UTILITIES. COORDINATE ANY NECESSARY RELOCATIONS
OR ADJUSTMENTS WITH OWNER AND UTILITY PROVIDER PRIOR TO
CONSTRUCTION. ADJUSTMENTS OF UTILITY APPURTENANCE TO FINISH
GRADES IS CONSIDERED INCIDENTAL TO THE PROJECT.
2. WATER SERVICE, PROVIDE THE FOLLOWING AS PER CITY OF WAUKEE WATER
UTILITY STANDARDS:
A.8" PRIVATE WATER MAIN WITH FITTINGS, BENDS, AND THRUST BLOCKS AS
NECESSARY. MINIMUM 5.5' DEPTH; MIN. 18" CLEARANCE WITH OTHER
UTILITIES.
B.CONNECT TO EXISTING 12" WATER MAIN WITH TAPPING SLEEVE AND VALVE.
CONTRACTOR TO VERIFY LOCATION AND ELEVATION PRIOR TO
CONSTRUCTION.
C.CONNECT TO BUILDING WATER SERVICE. VERIFY LOCATION WITH
MECHANICAL PLANS PRIOR TO CONSTRUCTION.
D.4" DOMESTIC WATER SERVICE WITH VALVE AND TEE WITH REDUCER.
E.6" FIRE PROTECTION SERVICE WITH VALVE.
F.24" STEEL CASING PIPE TO BE BORED & JACKED.
G.8" GATE VALVE.
H.FIRE HYDRANT ASSEMBLY.
I.FIRE DEPARTMENT CONNECTION
J.8X8" TEE WITH REDUCER
3. SANITARY SEWER SERVICES, PROVIDE STRUCTURES AND SERVICE LINES AS
SHOWN PER CITY OF WAUKEE STANDARDS:
A.8" SANITARY SEWER SERVICE LINE, PROVIDE 2% MINIMUM SLOPE.
B.CONNECT TO PROPOSED BUILDING SEWER SERVICE. REFER TO BUILDING
PLUMBING PLANS PRIOR TO CONSTRUCTION. VERIFY SIZE, LOCATION, AND
ELEVATION
C.SANITARY SEWER CLEANOUT.
D.CONNECT TO EXISTING SANITARY SEWER. VERIFY LOCATION AND
ELEVATION PRIOR TO CONSTRUCTION.
4. SITE ELECTRICAL, BY OTHERS. COORDINATE WITH FRANCHISE UTILITY
PROVIDER PRIOR TO CONSTRUCTION.
A.SITE LIGHTING. SEE ELECTRICAL PLANS AND PEDESTRIAN SCALE LIGHTING
PLAN FOR DETAILS.
B.PROPOSED TRANSFORMER AND CONDUIT LOCATION. COORDINATE WITH
OWNER AND FRANCHISE UTILITY PROVIDER PRIOR TO CONSTRUCTION.
5. CONTRACTOR TO VERIFY ALL UTILITY CROSSINGS AND MAINTAIN MINIMUM 18"
CLEARANCE BETWEEN UTILITIES. IN LOCATIONS WHERE WATER MAIN IS TO BE
PLACED BELOW SEWER, SEWER IS TO HAVE GASKETED JOINTS WITHIN 10' OF
WATER MAIN CROSSING.
6. SEE ARCHITECTURAL PLANS FOR DETAILED BUILDING CONSTRUCTION
INFORMATION.
7. COORDINATE NATURAL GAS SERVICES WITH UTILITY SERVICE PROVIDER AND
CITY OF WAUKEE PRIOR TO CONSTRUCTION.
A.GAS SERVICE. COORDINATE EXACT ROUTING, DIRECTIONAL BORE UNDER
HICKMAN ROAD AND TIE IN LOCATION WITH UTILITY PROVIDER PRIOR TO
CONSTRUCTION.
B.GAS METER LOCATION. COORDINATE WITH CITY AND MECHANICAL PLANS
PRIOR TO CONSTRUCTION.
8. ROOF DRAIN COLLECTION LINE.
A.DOWNSPOUT CONNECTION LOCATIONS. CONNECT EXTERNAL DOWNSPOUT
TO 6" PVC ROOF DRAIN LEADER LINE WITH BOOT AND ROUTE TO PROPOSED
STORM SEWER. CONNECT WITH WYE AND REDUCE @ MINIMUM 1% SLOPE.
COORDINATE LOCATIONS & SIZE WITH ARCHITECTURAL PLANS PRIOR TO
CONSTRUCTION.
B.INTERNAL ROOF DRAIN COLLECTION LINE. COORDINATE SIZE LOCATION &
ELEVATIONS PRIOR TO CONSTRUCTION W/ MECHANICAL PLANS.
9
7
5
13
13
15
15
15
15
12
PROPOSED BUILDING
42,598 SF
FFE = 1015
GFE = 1005
15
11
8
PICKLEBALL
COURTS
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S0°17'17"W 494.64' M
N00°10'42"E 494.50' P
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170 LF 16" CASING BORE
8" W
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8"
W
6"
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6" W
STAGING AREA
W/ CONCRETE
WASHOUTS AND
SANITARY
FACILITIES●
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STABILIZED
CONSTRUCTION
ENTRANCE
CONCRETE
WASHOUT
SEDIMENT
BASKET (TYP)
SILT FENCE (TYP)
100 TONS
CLASS E
RIPRAP
(24'x30'x1.5')
10 TONS
CLASS E
RIPRAP
(7.5'x10'x1.5')
17 TONS CLASS
E RIPRAP
(10'x15'x1.5')
SEDIMENT
BASKET (TYP)
ULTIMATE DISCHARGE TO
LITTLE WALNUT CREEK
PROVIDE
INLET
PROTECTION
AT OUTLET
DISTURBED
AREA (5.75 AC)
DISTURBED
AREA (5.75 AC)
13 TONS CLASS
E RIPRAP
(7.5'x15'x1.5')
20 TONS CLASS
E RIPRAP
(8'x30'x1.5')
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TYPICAL SILT FENCE INSTALLATION ON LONGITUDINAL SLOPES
(Profile View)
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SEE PLANS FOR SPACING
TYPICAL SILT FENCE INSTALLATION ON LONGITUDINAL SLOPES
(Plan View)
DETAILS OF SILT FENCE ON LONGITUDINAL SLOPES
ATTACHMENT TO POST
200'-0" MAX LENGTH PER SECTION
600'-0" IF SLOPE IS FLATTER THAN 5%
36
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24
"
8'-0" SPACING
TYPICAL SILT FENCE DITCH CHECK
BAC
K
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VARIABLE (20'-0" FOR A NORMAL 10'-0" WIDE DITCH)
POST SPACING
(5'-0" MAX)
POST SPACING
5'-0" MAX)
2"
MI
N
20
"
M
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1
2
GROUND LINE
FABRIC
GROUND CONTOURS
INSTALL "J-HOOK" AT EACH END OF AN
INDIVIDUAL SECTION OF SILT FENCE
INSTALL PARALLEL TO
GROUND CONTOUR
FABRICGROUND LINE
FABRIC
POST
WIRE OR
CABLE TIES
2
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C400
SILT FENCE DETAIL
NO SCALE
1 INSERT 12 INCHES OF FABRIC A MINIMUM
OF 6 INCHES DEEP (FABRIC MAY BE
FOLDED BELOW THE GROUND LINE.
2 REDUCE POST SPACING TO 5'-0" AT
WATER CONCENTRATION AREAS, OR AS
REQUIRED TO ADEQUATELY SUPPORT
FENCE.
GRADING NOTES
1.CONTRACTOR TO STRIP AND STOCKPILE TOPSOIL ON ALL AREAS TO BE CUT OR FILLED.
RESPREAD TO MINIMUM 8" DEPTH TO FINISH GRADES.
2.ANY EXCESS CUT TO BE SPREAD ON SITE AS DIRECTED BY ENGINEER DURING CONSTRUCTION.
PLACE TOPSOIL OVER ALL AREAS DISTURBED.
3.ALL DRAINAGE SWALES AND SLOPES 5 TO 1 OR GREATER TO BE SEEDED USING COMMERCIALLY
AVAILABLE EROSION CONTROL SUDAS TYPE 4 MIX. MIXTURE APPLIED AT RATE RECOMMENDED
BY SUPPLIER.
4.EROSION CONTROL: SEED THE SITE AFTER ROUGH GRADING HAS BEEN COMPLETED WITH
SUDAS TYPE 4 MIX. PLACE SILT FENCE AND MAINTAIN IN PROBLEM AREAS AFTER GROUND
COVER HAS BEEN ESTABLISHED. COMPLY WITH EROSION CONTROL LAW.
5.PROVIDE BELOW GRADE INLET PROTECTION IN PAVED AREAS FOLLOWING PAVING OPERATIONS.
6.THE PROPERTY MANAGEMENT GROUP IS RESPONSIBLE FOR OWNERSHIP AND MAINTENANCE OF
DETENTION FACILITIES POST-CONSTRUCTION. ALL POST-CONSTRUCTION BMP FACILITIES
MAINTENANCE TO CONFORM WITH IOWA STORMWATER MANAGEMENT MANUAL (ISWMM)
CHAPTER 9.11-4.
QUANTITIES
SEEDING AND MULCHING 5.8 AC.
(TYPE 4 URBAN TEMPORARY EROSION CONTROL MEASURE)
SILT FENCE 2730 LF
SEDIMENT BASKETS 9 EA
CLASS E RIP-RAP 160 TONS
SOD 0.75 AC.
BENCHMARKS
NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD88 - GEOID12A)
IARTN DERIVED - US SURVEY FEET
BM500 ELEV=1020.28
ARROW ON HYDRANT SE QUADRANT HICKMAN ROAD & SE BRICK DRIVE.
FEMA FLOOD PLAIN PANEL
19049C0355F (EFF. 12/07/2018)
1000
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1006
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10
1
7
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1
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13
13
15
15
15
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12
PROPOSED BUILDING
42,598 SF
FFE = 1015
GFE = 1005
15
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PICKLEBALL
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1014.36 TC
1013.86 G
1015.15 TC
1014.65 G
1014.74 TC
1014.24 G
1014.54 TC
1014.04 G
1015.79 TC
1015.29 G
1008.52 TC
1008.02 G
1008.92 TC
1008.42 G
1008.48 TC
1007.98 G
1013.24 TC
1012.74 G
1013.24 TC
1012.74 G
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1014.18 TC
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PROPOSED CONDITION
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-
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CPv=991.44
100YR=993.32
CPv
100-YR
12' MAINTENANCE PATH
1016.00BW
1016.50TW
1016.00BW
1019.00TW
1016.00BW
1016.50TW
CREEK CENTERLINE
CREEK CENTERLINE
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30' Temporary
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30' Public Storm Sewer
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OVERLAND
FLOWAGE
EASEMENT
OVERLAND FLOWAGE EASEMENT
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2
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2
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6
GRADING NOTES
1.CONTRACTOR TO STRIP AND STOCKPILE TOPSOIL ON ALL AREAS TO BE CUT OR FILLED. RESPREAD
TO MINIMUM 8" DEPTH TO FINISH GRADES.
2.ANY EXCESS CUT TO BE SPREAD ON SITE AS DIRECTED BY ENGINEER DURING CONSTRUCTION.
PLACE TOPSOIL OVER ALL AREAS DISTURBED.
3.ALL DRAINAGE SWALES AND SLOPES 5 TO 1 OR GREATER TO BE SEEDED USING COMMERCIALLY
AVAILABLE EROSION CONTROL SEED. MIXTURE APPLIED AT RATE RECOMMENDED BY SUPPLIER.
4.EROSION CONTROL: SEED THE SITE AFTER ROUGH GRADING HAS BEEN COMPLETED. PLACE SILT
FENCE AND MAINTAIN IN PROBLEM AREAS AFTER GROUND COVER HAS BEEN ESTABLISHED. COMPLY
WITH EROSION CONTROL LAW.
5.PROVIDE BELOW GRADE INLET PROTECTION IN PAVED AREAS FOLLOWING PAVING OPERATIONS.
6.CONTRACTOR TO PROVIDE ORIFICE PLATE ON BASIN OUTLET PIPE PRIOR TO CONSTRUCTION.
BENCHMARKS
NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD88 - GEOID12A)
IARTN DERIVED - US SURVEY FEET
BM500 ELEV=1020.28
ARROW ON HYDRANT SE QUADRANT HICKMAN ROAD & SE BRICK DRIVE.
994.85
994.00
991.44 (CPv)
990.00 (NP)
988.00
987.00
993.35
OVERFLOW
5:1
3:1
6:1
4:1
4:1
1
C401
DETENTION BASIN CROSS-SECTION A-A
NO SCALE
3:1
PRETREATMENT NOTES
10% OF REQUIRED WATER QUAILITY VOLUME REQUIRED FOR PRETREATMENT STORAGE
REQUIRED PRETREATMENT STORAGE = (REQUIRED WATER QUAILTY VOLUME) (10%)
REQUIRED PRETREATMENT STORAGE = (15,867 CF) (10%) = 1,586 CF REQUIRED; 1,593 CF PROVIDED
T
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1013.89 G
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1013.61 G
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1003.90 G
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1001.64 G
1004.64 TC
1004.14 G
1005.30 TC
1004.80 G
1004.87 TC
1004.37 G
1003.43 TC
1002.93 G
1002.97 TC
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1008.02 G
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1006.28 G
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1004.35 G
1006.85 1005.20
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1005.94
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1006.27 1007.00 TC
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PLANT SCHEDULE
QTY KEY BOTANICAL NAME COMMON NAME INSTALL
SIZE COMMENTS
CANOPY TREES
6 AR Acer Rubrum 'Armstrong Gold'ARMSTRONG GOLD MAPLE 8' Ht.B&B
7 CC Carpinus Caroliniana AMERICAN HORNBEAM 8' Ht.B&B
2 CO Celtis occidentalis HACKBERRY 8' Ht.B&B
6 QR Quercus Rubra RED OAK 8' Ht.B&B
8 UA Ulmas Americana 'princeton'AMERICAN ELM 8' Ht.B&B
EVERGREEN TREES
3 AC Abies Concolor WHITE FIR 6' Ht.B&B
14 PP Picea Pungens COLORADO SPRUCE 6' Ht.B&B
6 PF Pinus Flexilis 'vanderwolf'LIMBER PINE 6' Ht.B&B
4 PS Piuns Strobus WHITE PINE 6' Ht.B&B
ORNAMENTAL TREES
4 BP Betula platyphylla DAKOTA PINNACLE BIRCH 6' Ht.B&B
4 MH Malus Hybrida 'Spring Snow'SPRING SNOW CRABAPPLE 6' Ht.B&B
12 MS Malus Hybrida 'Sugar Tyme'SUGAR TYME CRAB APPLE 6' Ht.B&B
DECIDUOUS SHRUBS
40 DH Diervilla Hybrida 'Orange Kodiak'DWARF HONEYSUCKLE #3 CONT.
EVERGREEN SHRUBS
18 JC Juniperus Chinensis 'Sargentii Viridis'SARGENT CHINESE JUNIPER #3 CONT.
25 TO Thuja Occidentalis EMERALD GREEN ARBOVITAE #3 CONT.
PLANTING PLAN GENERAL NOTES
A.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.
B.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.
C.ALL PLANT MATERIAL SHALL AT LEAST MEET MINIMUM
REQUIREMENTS SHOWN IN THE "AMERICAN STANDARDS FOR
NURSERY STOCK" (ANSI Z60.1-LATEST EDITION).
D.CONTRACTOR SHALL GUARANTEE ALL PLANT MATERIAL FOR
A PERIOD OF ONE YEAR FROM DATE OF INSTALLATION.
E.SOD ALL AREAS DISTURBED BY CONSTRUCTION, UNLESS
NOTED OTHERWISE.
F.ANY SUBSTITUTION TO PLANT MATERIAL SHALL BE
APPROVED IN WRITING BY THE CITY OF WAUKEE COMMUNITY
DEVELOPMENT DEPARTMENT
G.MINIMUM TREE HEIGHTS SHALL BE
8' HT - DECIDUOUS OVERSTORY TREES
6' HT - EVERGREEN OVERSTORY TREES
6' HT - DECIDUOUS ORNAMENTAL TREES
PLANTING PLAN REQUIREMENTS
LANDSCAPE REQUIREMENTS AND CALCULATIONS:
(AS PER CITY OF WAUKEE SITE PLAN OPEN SPACE AND
LANDSCAPING REQUIREMENTS)
OPEN SPACE REQUIREMENTS
TOTAL LOT AREA = 343,566 SF
OPEN SPACE REQUIRED, 20% = 68,713 SF
OPEN SPACE PROVIDED, 64.5% = 221,739 SF
OPEN SPACE LANDSCAPING
1 TREES PER 1,000 SF OF MINIMUM OPEN SPACE
1 SHRUBS PER 1,000 SF OF MINIMUM OPEN SPACE
343,566 SF TOTAL LOT X 20% = 68,713 SF
68,713/ 1,000 SF = 68.7 PLANTS REQUIRED
69 TREES REQUIRED
69 TREES PROVIDED
68,713/ 1,000 SF = 68.7 PLANTS REQUIRED
69 SHRUBS REQUIRED
83 SHRUBS PROVIDED
INTERIOR PARKING LOT LANDSCAPING
1 TREE PER 40 LF OF FRONTAGE
295 LF PARKING AREA AT PUBLIC R.O.W.
295 / 40 = 7.37 = 7 TREES
7 TEES REQUIRED
7 TEES PROVIDED
BUFFER REQUIREMENTS
BUFFER YARD REQUIREMENTS MEET THROUGH
SURROUNDING EXISTING TREES TO REMAIN
NOTE: QUANTITIES SHOWN ARE APPROXIMATE. CONTRACTOR TO VERIFY PLANT MATERIAL PRIOR
TO BIDDING. IN THE CASE OF A DISCREPANCY, THE PLAN QUANTITY SHALL GOVERN.
NOTE: SEE SHEET C600 FOR PLANTING PLAN DETAILS.
BY
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6
SEE PLANTING PIT
DETAILS
GARDEN
HOSE FLAGGING
MATERIAL
1
STAKING PLAN
(TREES 2 1/2" DIA OR SMALLER)
STAKING PLAN
(TREES LARGER THAN 2 1/2" DIA)
1 WRAP TRUNK FROM GROUND TO FIRST BRANCH.
1 2 T
O
2 3 T
R
E
E
H
E
I
G
H
T
(4
'
-
0
"
M
I
N
)
1
4 TO 1
3
TREE HEIGHT
(2'-0" MIN)
6"
PLACE ON STAKE
TO SOUTHWEST
PLACE ON STAKE
TO SOUTHWEST
TYPICAL PLANTING PIT DETAIL
SLOPE PLANTING PIT DETAIL
SET ROOT COLLAR AND ROOT
FLARE 2" ABOVE FINISH GRADE.
DO NOT PLACE MULCH WITHIN
2" OF TRUNK. ROOT COLLAR IS
NOT ALWAYS LOCATED AT TOP
OF ROOTBALL
MINIMUM 6' DIAMETER,
3" DEPTH MULCH RING
3" HEIGHT WATER RETENTION
BERM BEYOND EDGE OF ROOT BALL
FINISH GRADE
SCARIFY SIDES OF PIT
REMOVE ALL NON-BIODEGRADABLE MATERIAL,
CONTAINERS OR OTHER MATERIAL THAT WILL
IMPEDE THE GROWTH OF THE PLANT MATERIAL.
REMOVE ALL TWINE. FOR BALLED AND BURLAP
(B&B) PLANTS REMOVE MINIMUM TOP 1
2 OF BURLAP
AND WIRE BASKET MINIMUM.
PLACE ROOT BALL ON UNDISTURBED SOIL
3X ROOTBALL
MINIMUM FOR TREES
2X ROOTBAL
MINIMUM FOR SHRUBS
DE
P
T
H
O
F
RO
O
T
B
A
L
L
OR
C
O
N
T
A
I
N
E
R
RO
O
T
S
Y
S
T
E
M
3X ROOTBALL
MINIMUM FOR TREES
2X ROOTBAL
MINIMUM FOR SHRUBS
DE
P
T
H
O
F
RO
O
T
B
A
L
L
OR
C
O
N
T
A
I
N
E
R
RO
O
T
S
Y
S
T
E
M
2:1 MAXIMUM
TRANSITION SLOPE.
BEGIN TRANSITION
AT EDGE OF
ROOT BALL
EXISTING
SLOPE
TREE OR SHRUB
SCARIFY SIDES OF PIT
REMOVE ALL NON-BIODEGRADABLE MATERIAL,
CONTAINERS OR OTHER MATERIAL THAT WILL
IMPEDE THE GROWTH OF THE PLANT MATERIAL.
REMOVE ALL TWINE. FOR BALLED AND BURLAP
(B&B) PLANTS REMOVE MINIMUM TOP 1
2 OF BURLAP
AND WIRE BASKET MINIMUM.
PLACE ROOT BALL ON UNDISTURBED SOIL
FINISH GRADE
3" HEIGHT WATER RETENTION
BERM BEYOND EDGE OF ROOT BALL
MINIMUM 6' DIAMETER,
3" DEPTH MULCH RING
SET ROOT COLLAR AND ROOT FLARE 2" ABOVE
FINISH GRADE. DO NOT PLACE MULCH WITHIN
2" OF TRUNK. ROOT COLLAR IS NOT ALWAYS
LOCATED AT TOP OF ROOT BALL
2
C600
PLANTING PIT DETAILS
NO SCALE
1
C600
DECIDUOUS TREES STAKING DETAIL
NO SCALE
FORM
GRADE
ELEV.
4
C600
6-INCH STANDARD CURB
NO SCALE
6"
3
C600
INTEGRAL SIDEWALK AND CURB DETAIL
NO SCALE
ADJACENT PAVEMENT
SIDEWALK
4"
M
I
N
SLOPE AS
PER PLANS
2% MAX
4 1
2"
7 1
2"
6"
12"18"
R3"
R3"
1" RADIUS
SEALED 'E' JOINT
6
C600
SW-513 OUTLET STRUCTURE (ST-18A)
NO SCALE
PROFILE VIEW
TOP ELEV=993.75
INLET ELEV=992.50 (W)
LOW FLOW
INLET PIPE
24"
6'
OUTLET PIPE=15" RCP
INV=988.90
HIGH FLOW
OVERFLOW WEIR
NORMAL POOL=990.00 INV=989.00
CENTER STRUCTURE
ACCESS OVER RISER
AND WEIR OPENING
7
C600
6-INCH ROLLED CURB
NO SCALE
FORM
GRADE
ELEV.
6"
SLOPE AS
PER PLANS
1 5
8"
12"
2"R
PCC
~ COURT SIDE ~
CORE DRILL 12" DIAMETER, REMOVE
CONCRETE, SLOPE TOP 1/4", TOOL
ALL CONCRETE EDGES.
4"
4'
SAW CUT ALONG
ALL CONCRETE
EDGES TO
PROVIDE TRUE
STRAIGHT
FINISHED EDGE.
PLAYING
SURFACE
CONCRETE FOOTING
DIA.
6"
12"
2'
BLACK VINYL COATED
FENCE POST 3" ON 7'
SPACING, 3" CORNER
POSTS.
BLACK VINYL
COATED 6' HEIGHT
FENCE WITH TOP
RAIL, MID RAIL AND
BOTTOM RAIL.
NOTE: ALL POST-CONSTRUCTION BMP FACILITIES
MAINTENANCE TO CONFORM WITH IOWA
STORMWATER MANAGEMENT MANUAL (ISWMMM)
CHAPTER 9.11-4
5
C600
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
3" RESTRICTOR PLATE
ST-18
15" FLARED END SECTION
ST-18 = 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
RESTRICTOR PLATE (DETAIL 5)
8
C600
PROPOSED OUTER PERIMETER FENCE POST FOOTING
NO SCALE
PCC
1ST FLOOR
0' -0"
2ND FLOOR
10' -11 7/8"
3RD FLOOR
21' -11 3/4"
TRUSS BRG.
42' -0 3/4"
1ST FLOOR T.O.W.
9' -1 1/8"
2ND FLR T.O.W.
20' -1"
4TH FLOOR
32' -11 5/8"
3RD FLR T.O.W.
31' -0 7/8"
B1
S1S1
S1 S1 S1
S3
S1S1S1S1
B1
S2
B1 S2 B1
S2
B1
RAISED AREAS SCREEN MECH UNITS BEYOND
1ST FLOOR
0' -0"
2ND FLOOR
10' -11 7/8"
3RD FLOOR
21' -11 3/4"
TRUSS BRG.
42' -0 3/4"
1ST FLOOR T.O.W.
9' -1 1/8"
2ND FLR T.O.W.
20' -1"
BASEMENT
-11' -0"
4TH FLOOR
32' -11 5/8"
3RD FLR T.O.W.
31' -0 7/8"
B1
S1
S3
B1
S1
B1
S2
B1
C1C1C1
B1 S1S3 S1
C1
MECHANICAL UNITS (SCREENED FROM PUBLIC VIEW BY RAISED ROOF AREAS BEYOND)
1ST FLOOR
0' -0"
2ND FLOOR
10' -11 7/8"
3RD FLOOR
21' -11 3/4"
TRUSS BRG.
42' -0 3/4"
1ST FLOOR T.O.W.
9' -1 1/8"
2ND FLR T.O.W.
20' -1"
4TH FLOOR
32' -11 5/8"
3RD FLR T.O.W.
31' -0 7/8"
B1
B1 S2
S1
B1
S2
S1
B1
S2S1
B1
S2
S3
S1 S1
B1 B1
PARAPET WALL SCREENS MECH UNITS BEYOND
1ST FLOOR
0' -0"
2ND FLOOR
10' -11 7/8"
3RD FLOOR
21' -11 3/4"
TRUSS BRG.
42' -0 3/4"
1ST FLOOR T.O.W.
9' -1 1/8"
2ND FLR T.O.W.
20' -1"
BASEMENT
-11' -0"
4TH FLOOR
32' -11 5/8"
3RD FLR T.O.W.
31' -0 7/8"
C1
S1
S2 B1
S1
B1 S2
S1
B1B1
S1
S1S3
B1B1B1
C1C1
C1 C1 C1
C1C1
MECHANICAL UNITS (SCREENED FROM PUBLIC VIEW BY PARAPET BEYOND)
SCALE:1/16" = 1'-0"3 SOUTH ELEVATION
SCALE:1/16" = 1'-0"4 NORTH ELEVATION
MATERIAL SCHEDULE
MARK MATERIAL AREA PERCENTAGE
B1 Modular Brick 20150 SF 36%
C1 Precast Concrete Panels 6462 SF 11%
S1 Fiber Cement Lap Siding 22781 SF 40%
S2 Fiber Cement Panel Siding -
James Hardie "Iron Gray" or
similar
2910 SF 5%
S3 EIFS - Light 4369 SF 8%
1680 SW Ankeny Rd, #2D
Ankeny, IA 50023
Phone: (515) 597-5457
Fax: (515) 597-5461
www.jcorpdesignbuild.com
CONTENTS:
SHEET NO:
PROJECT NO:
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REVISIONS:
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A201
19-051
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06 / 07 / 2022
Elevations
Wa
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e
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,
I
A
SCALE:1/16" = 1'-0"1 WEST ELEVATION
SCALE:1/16" = 1'-0"2 EAST ELEVATION