HomeMy WebLinkAbout2022-08-15 I10A Courtyards at Parkside Plat 2_Preliminary Plat 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 preliminary plat for
Courtyards at Parkside Plat 2
FORMAT: Resolution
SYNOPSIS INCLUDING PRO & CON: The applicant is requesting approval of a preliminary plat
for a 27.40-acre development for a villa style townhome subdivision located
north of NW Douglas Parkway and east of NW 10th Street.
The plat identifies 76 lots for villa style townhome development. Each unit
will be on its own lot. The lots range in size from 4,014 square feet to 5,590
square feet. The plat also includes one outlot for all of the common areas. This
will be owned and maintained by the homeowner’s association.
All utilities will be privately owned and maintained. Stormwater detention
will be provided in the center of the development. Parkland dedication is
being met with a fee in lieu of land dedication.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission
reviewed the preliminary plat request at their meeting on August 9, 2022
and recommended approval:
Approval of a Preliminary Plat for Courtyards at Parkside Plat 2
Senior city planner, Melissa DeBoer, introduced the request for approval of a preliminary plat,
final plat, and site plan for a villa style townhome subdivision as submitted by the applicant,
Courtyards at Parkside, LLC. The property is generally located north of NW Douglas Parkway and
east of NW 10th Street containing approximately 27.40 acres.
Mrs. DeBoer advised that the project includes a total of 76 lots for detached townhome
development. Lots range in size from 4,014 square feet to 5,590 square feet and each unit will vary in
size dependent upon that unit’s owner. All units are intended to be owner occupied. Outlot Z is
inclusive of all common areas and will be maintained by the homeowner’s Association. Utilities will
be privately owned and maintained; stormwater detention will be provided in one of three ponds on the
site.
At this time all parking, landscape and open space, elevation, and photometric requirements
have been met and staff recommends approval for the preliminary plat, final plat, and site plan for
Courtyards at Parkside plat 2 subject to any remaining staff comments and review of the legal
documents.
• Commissioner Hoifeldt questioned if plat one had already been approved. Mrs. DeBoer
advised that was correct and that plat one, located to the south and east of the subject property,
was already under construction.
I10A
• Commissioner Hoifeldt questioned which ponds would be wet bottom detention areas. A
representative for the applicant clarified the central and southern ponds would be wet bottom
and the northern most pond is intended to be dry bottom.
• Commissioner Koshy questioned what the target market was for this product and if there were
age restrictions. Community Development Director, Andy Kass, advised that there was not an
age restriction at this time, and that the intention is that the units would align with the “aging
in place” concept set forth by City Council.
Commissioner Tessau moved to approve the Preliminary Plat for Courtyards at Parkside plat 2
subject to any remaining staff comments and review of the legal documents. The motion was seconded
by commissioner Hoifeldt. Ayes: Koelker, Hoifeldt, Streit, Inman, Koshy, and Tessau. Nays: none.
Motion Carried.
STAFF REVIEW AND COMMENT: Staff recommends approval of the preliminary plat.
RECOMMENDATION: Approve the resolution.
ATTACHMENTS: I. Proposed Resolution
II. Staff Report
III. Preliminary Plat
PREPARED BY: Melissa DeBoer, Senior Planner
REVIEWED BY:
PUBLIC NOTICE INFORMATION –
NAME OF PUBLICATION:
DATE OF PUBLICATION:
THE CITY OF WAUKEE, IOWA
RESOLUTION 2022-
APPROVING THE COURTYARDS AT PARKSIDE PLAT 2 PRELIMINARY PLAT
IN THE NAME AND BY THE AUTHORITY OF THE CITY OF WAUKEE, IOWA
WHEREAS, the City of Waukee, Dallas County, State of Iowa, is a duly organized Municipal
Organization; AND,
WHEREAS, the City of Waukee Planning and Zoning Commission reviewed and recommended
approval of a Preliminary Plat for Courtyards at Parkside Plat 2 on August 9, 2022; AND,
WHEREAS, the Preliminary Plat for Courtyards at Parkside Plat 2 is in general conformance
with section §176 - Subdivision Regulations of the Waukee Municipal Code.
NOW THEREFORE BE IT RESOLVED by the City Council of the City of Waukee, Iowa on
this the 15th day of August, 2022 that the Preliminary Plat for Courtyards at Parkside Plat 2 be
approved subject to remaining staff comments.
____________________________
Courtney Clarke, Mayor
Attest:
___________________________________
Rebecca D. Schuett, City Clerk
RESULTS OF VOTE: AYE NAY ABSENT ABSTAIN
Anna Bergman Pierce
R. Charles Bottenberg
Chris Crone
Larry R. Lyon
Ben Sinclair
PLANNING AND ZONING COMMISSION STAFF REPORT
PROJECT: Courtyards at Parkside Plat 2 –
Preliminary Plat/Site Plan & Final Plat
PREPARED BY: Melissa DeBoer, AICP – Senior Planner
REPORT DATE: August 5, 2022
MEETING DATE: August 9, 2022
GENERAL INFORMATION
Owner/Applicant: Courtyards at Parkside, LLC
Owner’s Representative:
Keith Weggen – Civil Design Advantage
Request: The applicant is requesting approval of a
preliminary plat, final plat, and site plan for a villa
style townhome subdivision.
Location and Size: Property is generally located north of NW Douglas
Parkway and east of NW 10th Street containing
approximately 27.40-acres more or less.
AREA MAP
ABOVE: Aerial of subject property (outlined in RED) in relation to the surrounding area.
August 5, 2022
2 of 3
LAND USES AND ZONING
Location Existing Land Use Comprehensive Plan Current Zoning
Property in
Question
Vacant - Undeveloped Single Family Residential &
Medium Density Residential
R-4 (Row Dwelling &
Townhome District) /
PD-1 (Planned
Development Overlay)
& R-3 (Multi-Family
Residential District) /
PD-1 (Planned
Development Overlay)
North Vacant - Undeveloped Single Family Residential &
Open Space
R-2 (One & Two Family
Residential District) &
COS (Conservation &
Open Space District)
South Triumph Park / NW High
School
Institutional A-1 (Agricultural
District)
East Courtyards at Parkside Plat
1
Single Family Residential &
Medium Density Residential
R-4 (Row Dwelling &
Townhome District) /
PD-1 (Planned
Development Overlay)
West Vacant - Undeveloped Single Family Residential &
High Density Residential
R-3 (Multi-Family
Residential District) & R-
4 (Row Dwelling &
Townhome District)
HISTORY
The subject property is located within the Courtyards at Parkside development that was rezoned in Spring
2021 to allow for a villa style detached townhome development located north of Triumph Park and Waukee
Northwest High School. The property is part of a planned development that includes provisions to allow the
following uses to be constructed within the area zoned R-3/PD-1: detached townhomes, attached townhomes,
apartments, and condominiums. In addition, the Planned Development includes provisions to allow the
following uses to be constructed within the area zoned R-4/PD-1: detached townhomes and attached
townhomes.
PROJECT DESCRIPTION
The project involves the construction of 76 detached villa style townhomes. Each unit will vary in size
depending upon the unit chosen by each buyer. The floor areas of the units range in size from 1,500 square
feet to 2,000 square feet or more. All units will be owner-occupied units. The units will not have basements.
The preliminary plat and final plat indicate that the property is to be divided into 76 lots and one outlot. Each
unit will be on its own lot. The lots range in size from 4,014 square feet to 5,590 square feet. Outlot Z
encompasses the common areas including the private streets. Outlot Z will be owned and maintained by the
homeowner’s association.
ACCESS AND PARKING
Access to the property is shown to be provided from NW 6th Street and NW Douglas Parkway. NW
Creekside Drive and NW Prairie Drive are private streets. Parking for visitors has been provided at the west
side of the site on NW Prairie Drive. Each unit will have a two-car garage and driveway.
August 5, 2022
3 of 3
UTILITIES
Sanitary sewer and water services will be extended to each unit. All utilities will be privately owned and
maintained. Stormwater detention will be provided in the center of the property.
LANDSCAPING & OPEN SPACE
Landscape buffers are provided along both NW 6th Street and NW Douglas Parkway. The landscape plan
identifies the required amount of plantings within the buffers and across the site.
PARKLAND DEDICATION
Parkland dedication is being met with a fee in lieu of land dedication.
ELEVATIONS
Elevations of the proposed buildings have been provided for review. The proposed materials of the buildings
include hard board siding, stone, and brick.
LIGHTING PLAN
The applicant has provided a lighting plan for the project that meets the Site Plan ordinance requirements. The
applicant intends to provide pole mounted lights along the private streets.
STAFF RECOMMENDATION
The site plan is in general conformance with the Zoning Ordinance, Subdivision Ordinance, Site Plan
Ordinance, and Comprehensive Plan. Staff recommends approval of the preliminary plat, final plat, and site
plan subject to remaining staff comments and review of the legal documents.
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COURTYARDS AT PARKSIDE PLAT 2
4121 NW URBANDALE DRIVE, URBANDALE, IOWA 50322
PH: (515) 369-4400 Fax: (515) 369-4410
CIVIL DESIGN ADVANTAGE UTILITY WARNING
INDEX OF SHEETSVICINITY MAP GENERAL LEGEND
www.iowaonecall.com
1-800-292-8989
ONE CALL
IOWA
ONE CALL
Know what's
before you dig.
below.Call
PRELIMINARY PLAT/SITE PLAN FOR:
WAUKEE, IOWA
COURTYARDS AT PARKSIDE PLAT 2
PROPOSED USE
CONSTRUCTION SCHEDULE
DEVELOPMENT SUMMARY
SUBMITTAL DATES
PROJECT SITE ADDRESS
ZONING
ENGINEER/SURVEYOR
APPLICANT/OWNER
LEGAL DESCRIPTION
DATE OF SURVEY BENCHMARKS
BULK REGULATIONS
WAUKEE, IOWA
PRELIMIN
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NOT FOR
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CLASS 'A' INTEGRAL CURB AND SIDEWALK DETAIL
CLASS "A" INTEGRAL CURB AND SIDEWALK
SPOT ELEVATION REFERENCE DETAIL
TYPICAL SECTION - PRIVATE 26' P.C.C.
ROADWAY
3" ROLLED CURB
TOWNHOME AND CLUBHOUSE LOT DETAILS
HYDRANT COVERAGE PLAN
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SERVICE LOCATION DETAIL
ROCK APRON FOR PIPE OUTLET
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2 SW-513 INTAKE - DETENTION BASIN 2B (ST-11)
1 SW-513 INTAKE WITH STANDPIPE - DETENTION BASIN 2A (ST-2)
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R
T
Y
A
R
D
S
A
T
P
A
R
K
S
I
D
E
P
L
A
T
2
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
0
41
2
1
N
W
U
R
B
A
N
D
A
L
E
D
R
I
V
E
UR
B
A
N
D
A
L
E
,
I
O
W
A
5
0
3
2
2
2202.047
08/02/2022
DATE:
SHEET NUMBER:
8
3
7
18
1
20
17
19
11
16
15
14
12
9
10
4
6
2
5
4
6
5
7
11
13
19
15
17
18
41
39
2
8
1
3
9
14
2526 24
34
35
10
16
12
42
43
46
44
37
38
45
47
40
36
27 28 29 30
31
32
48
49
50
51
52
53
54 55
56
57
59
60
61
62
63
64
65
66
67
68
6970
71
72
73
74
75
76
33
58
20
21
22
23
25' F
R
O
N
T
S
E
T
B
A
C
K
25' FRONT SETBACK
25'
F
R
O
N
T
S
E
T
B
A
C
K
25' FRONT S
E
T
B
A
C
K
25' FRONT SET
B
A
C
K
25' FR
O
N
T
S
E
T
B
A
C
K
25' FR
O
N
T
S
E
T
B
A
C
K
30
'
R
E
A
R
S
E
T
B
A
C
K
30
'
F
R
O
N
T
S
E
T
B
A
C
K
15
'
M
O
N
U
M
E
N
T
S
E
T
B
A
C
K
30' REAR SETBACK
30' REAR
S
E
T
B
A
C
K
30' REA
R
S
E
T
B
A
C
K
30
'
F
R
O
N
T
S
E
T
B
A
C
K
15
'
M
O
N
U
M
E
N
T
S
E
T
B
A
C
K
30
'
F
R
O
N
T
S
E
T
B
A
C
K
15
'
M
O
N
U
M
E
N
T
S
E
T
B
A
C
K
NW DOUGLAS PARKWAY
NW PRAIRIE DRIVE
(PRIVATE)
NW CREEKSIDE DRIVE
(PRIVATE)
OUTLOT 'Z'
NW
6
T
H
S
T
R
E
E
T
4
6
5
7
11
13
19
15
17
18
41
39
2
8
1
3
9
14
2526 24
34
35
1016
12
42
43
46
44
37
38
45
47
40
36
27 28 29 30 31 32
48
49
50
51
52
53
54 55
56
57
59
60
61
62
63
64
65
66
67
68
697071
72
73
74
75
76
33
58
20
21
2223
SHEET C3.2
SHEET C3.4
SHEET C3.3
SHEET C3.5
C3.1
DI
M
E
N
S
I
O
N
P
L
A
N
R
E
F
E
R
E
N
C
E
PAVEMENT SCHEDULEGENERAL NOTES
WA
U
K
E
E
,
I
O
W
A
RE
V
I
S
I
O
N
S
DR
A
F
T
E
D
:
EN
G
I
N
E
E
R
:
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
DA
T
E
CO
U
R
T
Y
A
R
D
S
A
T
P
A
R
K
S
I
D
E
P
L
A
T
2
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
0
41
2
1
N
W
U
R
B
A
N
D
A
L
E
D
R
I
V
E
UR
B
A
N
D
A
L
E
,
I
O
W
A
5
0
3
2
2
2202.047
08/02/2022
DATE:
SHEET NUMBER:
19
17
18
2526 24
34
35
16
37
36
27 28 29 30
31
32
33
20
21
2223
25' FRONT
S
E
T
B
A
C
K
25' FRONT SE
T
B
A
C
K
30
'
F
R
O
N
T
S
E
T
B
A
C
K
15
'
M
O
N
U
M
E
N
T
S
E
T
B
A
C
K
30' REA
R
S
E
T
B
A
C
K
NW CRE
E
K
S
I
D
E
D
R
I
V
E
(PRIVA
T
E
)
NW
6
T
H
S
T
R
E
E
T
(
P
U
B
L
I
C
)
C3.2
DI
M
E
N
S
I
O
N
P
L
A
N
WA
U
K
E
E
,
I
O
W
A
RE
V
I
S
I
O
N
S
DR
A
F
T
E
D
:
EN
G
I
N
E
E
R
:
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
DA
T
E
CO
U
R
T
Y
A
R
D
S
A
T
P
A
R
K
S
I
D
E
P
L
A
T
2
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
0
41
2
1
N
W
U
R
B
A
N
D
A
L
E
D
R
I
V
E
UR
B
A
N
D
A
L
E
,
I
O
W
A
5
0
3
2
2
2202.047
08/02/2022
DATE:
SHEET NUMBER:
4
6
5
7
11
13
15
41
39
2
8
3
9
14
10
16
12
42
43
46
44
37
38
45
40
25' F
R
O
N
T
S
E
T
B
A
C
K
25' F
R
O
N
T
S
E
T
B
A
C
K
30
'
R
E
A
R
S
E
T
B
A
C
K
30' REAR SETBACK
30' REAR
S
E
T
B
A
C
K
N
W
C
R
E
E
K
S
I
D
E
D
R
I
V
E
(
P
R
I
V
A
T
E
)
C3.3
DI
M
E
N
S
I
O
N
P
L
A
N
WA
U
K
E
E
,
I
O
W
A
RE
V
I
S
I
O
N
S
DR
A
F
T
E
D
:
EN
G
I
N
E
E
R
:
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
DA
T
E
CO
U
R
T
Y
A
R
D
S
A
T
P
A
R
K
S
I
D
E
P
L
A
T
2
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
0
41
2
1
N
W
U
R
B
A
N
D
A
L
E
D
R
I
V
E
UR
B
A
N
D
A
L
E
,
I
O
W
A
5
0
3
2
2
2202.047
08/02/2022
DATE:
SHEET NUMBER:
48
49
50
51
52
53
54 55
56
57
59
66
67
68
6970
71
72
73
74
75
76
58
25' F
R
O
N
T
S
E
T
B
A
C
K
25' FRONT SETBACK
25'
F
R
O
N
T
S
E
T
B
A
C
K
30
'
F
R
O
N
T
S
E
T
B
A
C
K
15
'
M
O
N
U
M
E
N
T
S
E
T
B
A
C
K
30
'
F
R
O
N
T
S
E
T
B
A
C
K
15
'
M
O
N
U
M
E
N
T
S
E
T
B
A
C
K
NW PRAIRIE DRIVE
(PRIVATE)
NW
6
T
H
S
T
R
E
E
T
(P
U
B
L
I
C
)
NW DOUGLAS PARKWAY
(PUBLIC)
C3.4
DI
M
E
N
S
I
O
N
P
L
A
N
WA
U
K
E
E
,
I
O
W
A
RE
V
I
S
I
O
N
S
DR
A
F
T
E
D
:
EN
G
I
N
E
E
R
:
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
DA
T
E
CO
U
R
T
Y
A
R
D
S
A
T
P
A
R
K
S
I
D
E
P
L
A
T
2
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
0
41
2
1
N
W
U
R
B
A
N
D
A
L
E
D
R
I
V
E
UR
B
A
N
D
A
L
E
,
I
O
W
A
5
0
3
2
2
2202.047
08/02/2022
DATE:
SHEET NUMBER:
2
1
46
47
59
60
61
62
63
64
65
66
58
25'
F
R
O
N
T
S
E
T
B
A
C
K
NW
C
R
E
E
K
S
I
D
E
D
R
I
V
E
(
P
R
I
V
A
T
E
)
NW
P
R
A
I
R
I
E
D
R
I
V
E
(P
R
I
V
A
T
E
)
DETENTION
C3.5
DI
M
E
N
S
I
O
N
P
L
A
N
WA
U
K
E
E
,
I
O
W
A
RE
V
I
S
I
O
N
S
DR
A
F
T
E
D
:
EN
G
I
N
E
E
R
:
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
DA
T
E
CO
U
R
T
Y
A
R
D
S
A
T
P
A
R
K
S
I
D
E
P
L
A
T
2
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
0
41
2
1
N
W
U
R
B
A
N
D
A
L
E
D
R
I
V
E
UR
B
A
N
D
A
L
E
,
I
O
W
A
5
0
3
2
2
2202.047
08/02/2022
DATE:
SHEET NUMBER:
NW
6
T
H
S
T
R
E
E
T
4
6
5
7
11
13
19
15
17
18
41
39
2
8
1
3
9
14
2526 24
34
35
1016
12
42
43
46
44
37
38
45
47
40
36
27 28 29 30 31 32
48
49
50
51
52
53
54 55
56
57
59
60
61
62
63
64
65
66
67
68
697071
72
73
74
75
76
33
58
20
21
2223
NW CREEKSIDE DRIVE (PRIVATE)
N
W
P
R
A
I
R
I
E
D
R
I
V
E
(
P
R
I
V
A
T
E
)
OUTLOT 'Z'
NW DOUGLAS PARKWAY
SHEET C4.2
SHEET C4.5
SHEET C4.3
SHEET C4.4
8
3
7
18
1
20
17
19
11
16
15
14
12
9
10
4
6
2
5
C4.1
GR
A
D
I
N
G
P
L
A
N
R
E
F
E
R
E
N
C
E
WA
U
K
E
E
,
I
O
W
A
RE
V
I
S
I
O
N
S
DR
A
F
T
E
D
:
EN
G
I
N
E
E
R
:
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
DA
T
E
CO
U
R
T
Y
A
R
D
S
A
T
P
A
R
K
S
I
D
E
P
L
A
T
2
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
0
41
2
1
N
W
U
R
B
A
N
D
A
L
E
D
R
I
V
E
UR
B
A
N
D
A
L
E
,
I
O
W
A
5
0
3
2
2
2202.047
08/02/2022
DATE:
SHEET NUMBER:
GRADING NOTES
MFE=993.00
MFE=992.50
MFE=992.00
MFE=991.00
MFE=991.60
NW CRE
E
K
S
I
D
E
D
R
I
V
E
(PRIVAT
E
)
MFE=992.10
MFE=992.70
MFE=993.40
MFE=994.20
MFE=995.00
MFE=995.70MFE=996.30MFE=996.80MFE=997.30
MFE=997.60 MFE=996.80 MFE=996.10 MFE=995.50
MFE=995.00
MFE=994.50
MFE=994.00
MFE=993.50
12'
M
A
I
N
T
E
N
A
N
C
E
P
A
T
H
DETENTION BASIN (2A)
TOP OF POND = 986.50
NORMAL POOL=981.00
100-YR ELEVATION = 984.79
NW
6
T
H
S
T
R
E
E
T
(P
U
B
L
I
C
)
19
17
18
2526 24
34
35
16
37
36
27 28 29 30
31
32
33
20
21
2223
C4.2
GR
A
D
I
N
G
P
L
A
N
WA
U
K
E
E
,
I
O
W
A
RE
V
I
S
I
O
N
S
DR
A
F
T
E
D
:
EN
G
I
N
E
E
R
:
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
DA
T
E
CO
U
R
T
Y
A
R
D
S
A
T
P
A
R
K
S
I
D
E
P
L
A
T
2
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
0
41
2
1
N
W
U
R
B
A
N
D
A
L
E
D
R
I
V
E
UR
B
A
N
D
A
L
E
,
I
O
W
A
5
0
3
2
2
2202.047
08/02/2022
DATE:
SHEET NUMBER:
2 ENLARGEMENT #2
1 ENLARGEMENT #1
MFE=992.00
MFE=992.20
MFE=992.70
MFE=993.60
MFE=994.30
MFE=995.30
MFE=995.90
MFE=996.80
MFE=997.60
MFE=998.30
MFE=993.00MFE=992.50
MFE=992.00
MFE=991.00
MFE=998.50
MFE=998.10
MFE=997.60
MFE=997.10
MFE=996.70
MFE=996.60
MFE=996.20
MFE=995.70
MFE=994.90
MFE=994.50
MFE=994.00
MFE=993.50
N
W
C
R
E
E
K
S
I
D
E
D
R
I
V
E
(P
R
I
V
A
T
E
)
12'
M
A
I
N
T
E
N
A
N
C
E
P
A
T
H
1
2
'
M
A
I
N
T
E
N
A
N
C
E
P
A
T
H
DETENTION BASIN (2B)
TOP OF POND = 989.00
NORMAL POOL=984.50
100-YR ELEVATION = 986.04
DETENTION BASIN (2A)
TOP OF POND = 986.50
NORMAL POOL=981.00
100-YR ELEVATION = 984.79
4
6
5
7
11
13
15
41
39
2
8
3
9
14
10
16
12
42
43
46
44
37
38
45
40
C4.3
GR
A
D
I
N
G
P
L
A
N
WA
U
K
E
E
,
I
O
W
A
RE
V
I
S
I
O
N
S
DR
A
F
T
E
D
:
EN
G
I
N
E
E
R
:
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
DA
T
E
CO
U
R
T
Y
A
R
D
S
A
T
P
A
R
K
S
I
D
E
P
L
A
T
2
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
0
41
2
1
N
W
U
R
B
A
N
D
A
L
E
D
R
I
V
E
UR
B
A
N
D
A
L
E
,
I
O
W
A
5
0
3
2
2
2202.047
08/02/2022
DATE:
SHEET NUMBER:
1 ENLARGEMENT #1
MFE=994.70
NW PR
A
I
R
I
E
D
R
I
V
E
(PRIVA
T
E
)
NW
P
R
A
I
R
I
E
D
R
I
V
E
(PR
I
V
A
T
E
)
MFE=1003.30
MFE=1002.60
MFE=1002.40
MFE=1001.80
MFE=1001.00
MFE=1000.00
MFE=998.90 MFE=997.90
MFE=996.80
MFE=995.80
MFE=994.80
MFE=1001.90
MFE=1001.10
MFE=1000.70
MFE=1000.20
MFE=999.50
MFE=999.00
MFE=998.40 MFE=997.80
MFE=997.20
MFE=996.50
MFE=996.00
NW
6
T
H
S
T
R
E
E
T
DOUGLAS PARKWAY
48
49
50
51
52
53
54 55
56
57
59
66
67
68
6970
71
72
73
74
75
76
58
C4.4
GR
A
D
I
N
G
P
L
A
N
WA
U
K
E
E
,
I
O
W
A
RE
V
I
S
I
O
N
S
DR
A
F
T
E
D
:
EN
G
I
N
E
E
R
:
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
DA
T
E
CO
U
R
T
Y
A
R
D
S
A
T
P
A
R
K
S
I
D
E
P
L
A
T
2
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
0
41
2
1
N
W
U
R
B
A
N
D
A
L
E
D
R
I
V
E
UR
B
A
N
D
A
L
E
,
I
O
W
A
5
0
3
2
2
2202.047
08/02/2022
DATE:
SHEET NUMBER:
1 ENLARGEMENT #1
2 ENLARGEMENT #2
3 ENLARGEMENT #3
12'
M
A
I
N
T
E
N
A
N
C
E
PAT
H
MFE=998.30
MFE=998.40
MFE=994.70
MFE=993.00
MFE=993.50
MFE=994.10
MFE=998.50
MFE=998.10
MFE=993.90
MFE=994.80
MFE=995.40
NW
P
R
A
I
R
I
E
D
R
I
V
E
(PR
I
V
A
T
E
)
NW
C
R
E
E
K
S
I
D
E
D
R
I
V
E
(P
R
I
V
A
T
E
)
MFE=994.80
MFE=996.00
12'
M
A
I
N
T
E
N
A
N
C
E
P
A
T
H
DETENTION BASIN (1B)
TOP OF POND = 988.50
NORMAL POOL=983.00
100-YR ELEVATION = 986.09
2
1
46
47
59
60
61
62
63
64
65
66
58
C4.5
GR
A
D
I
N
G
P
L
A
N
WA
U
K
E
E
,
I
O
W
A
RE
V
I
S
I
O
N
S
DR
A
F
T
E
D
:
EN
G
I
N
E
E
R
:
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
DA
T
E
CO
U
R
T
Y
A
R
D
S
A
T
P
A
R
K
S
I
D
E
P
L
A
T
2
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
0
41
2
1
N
W
U
R
B
A
N
D
A
L
E
D
R
I
V
E
UR
B
A
N
D
A
L
E
,
I
O
W
A
5
0
3
2
2
2202.047
08/02/2022
DATE:
SHEET NUMBER:
1 ENLARGEMENT #1
2 ENLARGEMENT #2
8
3
7
18
1
20
17
19
11
16
15
14
12
9
10
4
6
2
5
4
6
5
7
11
13
19
15
17
18
41
39
2
8
1
3
9
14
2526 24
34
35
10
16
12
42
43
46
44
37
38
45
47
40
36
27 28 29 30
31
32
48
49
50
51
52
53
54 55
56
57
59
60
61
62
63
64
65
66
67
68
6970
71
72
73
74
75
76
33
58
20
21
2223
R
l l l l l l
l l l l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
ll
l
l
l l l l
l l l
l
l
l
l
l
l
l
l
l
l l
l l l l
l
lll
l l l l
lll
l
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l
l
l l l
l
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l
l
l
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l
l
l
l
l
l
l
l
l l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l l
l
l
l
l
ll
l
l
l
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l
l
l
l
l l
l
l
l
l l l l l l l l l l l
l
l
l
l
l
l
l
l
l
l
l
TSB #1
l
l
l
l
l
l
l
l
ll
l
l
l
l l l
l
l
llllll
ll
TSB #2
DA #2
21.74 AC
DA #1
5.50 AC
l
l
l
l
l
l
l
l l l l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l l l l l
l
l
l
l
l
l
l
l
l
l l
l
l l
l
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l
l
l
l
l
l
l l l l
l
l
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l
l
l
lll
l
l
l
l l l l
C5.1
ER
O
S
I
O
N
&
S
E
D
I
M
E
N
T
C
O
N
T
R
O
L
P
L
A
N
WA
U
K
E
E
,
I
O
W
A
RE
V
I
S
I
O
N
S
DR
A
F
T
E
D
:
EN
G
I
N
E
E
R
:
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
DA
T
E
CO
U
R
T
Y
A
R
D
S
A
T
P
A
R
K
S
I
D
E
P
L
A
T
2
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
0
41
2
1
N
W
U
R
B
A
N
D
A
L
E
D
R
I
V
E
UR
B
A
N
D
A
L
E
,
I
O
W
A
5
0
3
2
2
2202.047
08/02/2022
DATE:
SHEET NUMBER:
EROSION AND SEDIMENT CONTROL PLAN
Courtyards at Parkside Plat 2
VICINITY MAP
Courtyards at Parkside Plat 2
DISCHARGE POINT SUMMARY
STABILIZATION QUANTITIES
NOTES:
WAUKEE, IOWA
PROJECT
R
TSB #
l l l l
SWPPP LEGEND
SHEET C6.2
SHEET C6.4
SHEET C6.3
SHEET C6.5
NW
6
T
H
S
T
R
E
E
T
4
6
5
7
11
13
19
15
17
18
41
39
2
8
1
3
9
14
2526 24
34
35
1016
12
42
43
46
44
37
38
45
47
40
36
27 28 29 30 31 32
48
49
50
51
52
53
54 55
56
57
59
60
61
62
63
64
65
66
67
68
697071
72
73
74
75
76
33
58
20
21
2223
NW CREEKSIDE DRIVE (PRIVATE)
N
W
P
R
A
I
R
I
E
D
R
I
V
E
(
P
R
I
V
A
T
E
)
OUTLOT 'Z'
NW DOUGLAS PARKWAY
8
3
7
18
1
20
17
19
11
16
15
14
12
9
10
4
6
2
5
4
6
5
7
11
13
19
15
17
18
41
39
2
8
1
3
9
14
2526 24
34
35
10
16
12
42
43
46
44
37
38
45
47
40
36
27 28 29 30
31
32
48
49
50
51
52
53
54 55
56
57
59
60
61
62
63
64
65
66
67
68
6970
71
72
73
74
75
76
33
58
20
21
2223
25' FR
O
N
T
S
E
T
B
A
C
K
25' FRONT SETBACK
25'
F
R
O
N
T
S
E
T
B
A
C
K
25' FRONT S
E
T
B
A
C
K
25' FRONT SET
B
A
C
K
25' F
R
O
N
T
S
E
T
B
A
C
K
25' F
R
O
N
T
S
E
T
B
A
C
K
30
'
R
E
A
R
S
E
T
B
A
C
K
30
'
F
R
O
N
T
S
E
T
B
A
C
K
15
'
M
O
N
U
M
E
N
T
S
E
T
B
A
C
K
30' REAR SETBACK
30' REAR
S
E
T
B
A
C
K
30' REA
R
S
E
T
B
A
C
K
30
'
F
R
O
N
T
S
E
T
B
A
C
K
15
'
M
O
N
U
M
E
N
T
S
E
T
B
A
C
K
30
'
F
R
O
N
T
S
E
T
B
A
C
K
15
'
M
O
N
U
M
E
N
T
S
E
T
B
A
C
K
C6.1
UT
I
L
I
T
Y
P
L
A
N
R
E
F
E
R
E
N
C
E
WA
U
K
E
E
,
I
O
W
A
RE
V
I
S
I
O
N
S
DR
A
F
T
E
D
:
EN
G
I
N
E
E
R
:
CI
V
I
L
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S
I
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N
A
D
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A
N
T
A
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DA
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CO
U
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T
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A
R
D
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A
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A
R
K
S
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P
L
A
T
2
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
0
41
2
1
N
W
U
R
B
A
N
D
A
L
E
D
R
I
V
E
UR
B
A
N
D
A
L
E
,
I
O
W
A
5
0
3
2
2
2202.047
08/02/2022
DATE:
SHEET NUMBER:
UTILITY NOTES
NW CREEKSIDE DRIVE
(PRIVATE)
15
0
'
H
Y
D
R
A
N
T
R
A
D
I
U
S
15
0
'
H
Y
D
R
A
N
T
RA
D
I
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S
15
0
'
H
Y
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A
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T
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A
D
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15
0
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H
Y
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15
0
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H
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15
0
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H
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A
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15
0
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H
Y
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A
N
T
R
A
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15
0
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15
0
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H
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15
0
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H
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15
0
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15
0
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15
0
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15
0
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H
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15
0
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A
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T
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15
0
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15
0
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15
0
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H
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15
0
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H
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D
R
A
N
T
R
A
D
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15
0
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H
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A
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S
15
0
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H
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15
0
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H
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15
0
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H
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A
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A
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NW
6
T
H
S
T
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T
C6.2
UT
I
L
I
T
Y
P
L
A
N
WA
U
K
E
E
,
I
O
W
A
RE
V
I
S
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S
DR
A
F
T
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D
:
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G
I
N
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R
:
CI
V
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S
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A
D
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A
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T
A
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DA
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CO
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T
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A
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A
T
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A
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K
S
I
D
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P
L
A
T
2
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
0
41
2
1
N
W
U
R
B
A
N
D
A
L
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D
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I
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UR
B
A
N
D
A
L
E
,
I
O
W
A
5
0
3
2
2
2202.047
08/02/2022
DATE:
SHEET NUMBER:
N
W
C
R
E
E
K
S
I
D
E
D
R
I
V
E
(
P
R
I
V
A
T
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)
15
0
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H
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D
R
A
N
T
RA
D
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15
0
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H
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15
0
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15
0
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15
0
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15
0
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H
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15
0
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H
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15
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15
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15
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15
0
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H
Y
D
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A
N
T
4
6
5
7
11
13
15
41
39
2
8
3
9
14
10
16
12
42
43
46
44
37
38
45
40
C6.3
WA
U
K
E
E
,
I
O
W
A
RE
V
I
S
I
O
N
S
DR
A
F
T
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D
:
EN
G
I
N
E
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R
:
CI
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L
A
T
2
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
0
41
2
1
N
W
U
R
B
A
N
D
A
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E
UR
B
A
N
D
A
L
E
,
I
O
W
A
5
0
3
2
2
2202.047
08/02/2022
DATE:
SHEET NUMBER:
UT
I
L
I
T
Y
P
L
A
N
15
0
'
H
Y
D
R
A
N
T
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A
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15
0
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Y
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15
0
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15
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15
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15
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15
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15
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15
0
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15
0
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15
0
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A
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T
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15
0
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15
0
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15
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15
0
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Y
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R
A
N
T
R
A
D
I
U
S
NW PRAIRIE DRIVE
(PRIVATE)
NW
6
T
H
S
T
R
E
E
T
DOUGLAS PARKWAY
48
49
50
51
52
53
54 55
56
57
59
66
67
68
6970
71
72
73
74
75
76
58
C6.4
UT
I
L
I
T
Y
P
L
A
N
WA
U
K
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E
,
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O
W
A
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A
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2
PH
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(
5
1
5
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3
6
9
-
4
4
0
0
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
0
41
2
1
N
W
U
R
B
A
N
D
A
L
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D
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I
V
E
UR
B
A
N
D
A
L
E
,
I
O
W
A
5
0
3
2
2
2202.047
08/02/2022
DATE:
SHEET NUMBER:
150
'
H
Y
D
R
A
N
T
RAD
I
U
S
1
5
0
'
H
Y
D
R
A
N
T
RADIUS
1
5
0
'
H
Y
D
R
A
N
T
R
A
D
I
U
S
150
'
H
Y
D
R
A
N
T
RAD
I
U
S
150
'
H
Y
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R
A
N
T
RA
D
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1
5
0
'
H
Y
D
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A
N
T
RADIUS
15
0
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Y
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A
N
T
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A
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15
0
'
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15
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1
5
0
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A
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150'
H
Y
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A
N
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RAD
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U
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150'
H
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A
N
T
RAD
I
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1
5
0
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Y
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A
N
T
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150
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Y
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150' HYDRANT
NW
P
R
A
I
R
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D
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(PR
I
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15
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15
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A
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2
1
46
47
59
60
61
62
63
64
65
66
58
C6.5
UT
I
L
I
T
Y
P
L
A
N
WA
U
K
E
E
,
I
O
W
A
RE
V
I
S
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DR
A
F
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:
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G
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N
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:
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K
S
I
D
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P
L
A
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2
PH
O
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E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
0
41
2
1
N
W
U
R
B
A
N
D
A
L
E
D
R
I
V
E
UR
B
A
N
D
A
L
E
,
I
O
W
A
5
0
3
2
2
2202.047
08/02/2022
DATE:
SHEET NUMBER:
0+
0
0
1+
0
0
2
+
0
0
3
+
0
0
NW CREEKSIDE D
R
(PRIVATE)
LOT 1 LOT 2 LOT 3
LOT 4
LOT 5
LOT 6
LOT 7
LOT 8
LOT 9
LOT 47 LOT 46 LOT 45
LOT 44
LOT 43
0+00 1+00 2+00 3+00 4+00 5+00
970
975
980
985
990
995
1000
1005
970
975
980
985
990
995
1000
1005
WA
U
K
E
E
,
I
O
W
A
RE
V
I
S
I
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N
S
DR
A
F
T
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D
:
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G
I
N
E
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:
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V
I
L
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S
I
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N
A
D
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A
N
T
A
G
E
DA
T
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CO
U
R
T
Y
A
R
D
S
A
T
P
A
R
K
S
I
D
E
P
L
A
T
2
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
0
41
2
1
N
W
U
R
B
A
N
D
A
L
E
D
R
I
V
E
UR
B
A
N
D
A
L
E
,
I
O
W
A
5
0
3
2
2
2202.047
08/02/2022
DATE:
SHEET NUMBER:
C7.1
SA
N
I
T
A
R
Y
S
E
W
E
R
&
W
A
T
E
R
M
A
I
N
PL
A
N
A
N
D
P
R
O
F
I
L
E
3+
0
0
4+
0
0
5
+
0
0
6
+
0
0
LOT 6
NW CR
E
E
K
S
I
D
E
D
R
(PRIV
A
T
E
)
LOT 7
LOT 8
LOT 9 LOT 10
LOT 11
LOT 12
LOT 14
LOT 15
LOT 16
LOT 6
LOT 6 LOT 6 LOT 6 LOT 6
LOT 6
3+00 4+00 5+00 6+00 7+00 8+00
970
975
980
985
990
995
1000
1005
970
975
980
985
990
995
1000
1005
WA
U
K
E
E
,
I
O
W
A
RE
V
I
S
I
O
N
S
DR
A
F
T
E
D
:
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G
I
N
E
E
R
:
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
DA
T
E
CO
U
R
T
Y
A
R
D
S
A
T
P
A
R
K
S
I
D
E
P
L
A
T
2
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
0
41
2
1
N
W
U
R
B
A
N
D
A
L
E
D
R
I
V
E
UR
B
A
N
D
A
L
E
,
I
O
W
A
5
0
3
2
2
2202.047
08/02/2022
DATE:
SHEET NUMBER:
C7.2
SA
N
I
T
A
R
Y
S
E
W
E
R
&
W
A
T
E
R
M
A
I
N
PL
A
N
A
N
D
P
R
O
F
I
L
E
7+
0
0
8
+
0
0
9
+
0
0
1
0
+
0
0
11
+
0
0
12
+
0
0
LOT 14
NW CRE
E
K
S
I
D
E
D
R
(PRIVA
T
E
)
LOT 15 LOT 16
LOT 17
LOT 18
LOT 19
LOT 20 LOT 21
LOT 22
LOT 23
LOT 25
LOT 30
LOT 31
LOT 32LOT 33LOT 34LOT 35
LOT 36
LOT 37LOT 38
LOT 39
7+00 8+00 9+00 10+00 11+00 12+00
970
975
980
985
990
995
1000
1005
970
975
980
985
990
995
1000
1005
WA
U
K
E
E
,
I
O
W
A
RE
V
I
S
I
O
N
S
DR
A
F
T
E
D
:
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G
I
N
E
E
R
:
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
DA
T
E
CO
U
R
T
Y
A
R
D
S
A
T
P
A
R
K
S
I
D
E
P
L
A
T
2
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
0
41
2
1
N
W
U
R
B
A
N
D
A
L
E
D
R
I
V
E
UR
B
A
N
D
A
L
E
,
I
O
W
A
5
0
3
2
2
2202.047
08/02/2022
DATE:
SHEET NUMBER:
C7.3
SA
N
I
T
A
R
Y
S
E
W
E
R
&
W
A
T
E
R
M
A
I
N
PL
A
N
A
N
D
P
R
O
F
I
L
E
12
+
0
0
13
+
0
0
14
+
0
0
15
+
0
0
15
+
5
0
LOT 22
NW CREEKSIDE DR
(PRIVATE)
LOT 23 LOT 24 LOT 25 LOT 26
LOT 27
LOT 28LOT 29
LOT 30
NW
6
T
H
S
T
R
E
E
T
12+00 13+00 14+00 15+00
970
975
980
985
990
995
1000
1005
970
975
980
985
990
995
1000
1005
WA
U
K
E
E
,
I
O
W
A
RE
V
I
S
I
O
N
S
DR
A
F
T
E
D
:
EN
G
I
N
E
E
R
:
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
DA
T
E
CO
U
R
T
Y
A
R
D
S
A
T
P
A
R
K
S
I
D
E
P
L
A
T
2
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
0
41
2
1
N
W
U
R
B
A
N
D
A
L
E
D
R
I
V
E
UR
B
A
N
D
A
L
E
,
I
O
W
A
5
0
3
2
2
2202.047
08/02/2022
DATE:
SHEET NUMBER:
C7.4
SA
N
I
T
A
R
Y
S
E
W
E
R
&
W
A
T
E
R
M
A
I
N
PL
A
N
A
N
D
P
R
O
F
I
L
E
1
8
+
0
0
1
9
+
0
0
20
+
0
0
21
+
0
0
2
2
+
0
0
2
3
+
0
0
2
4
+
0
0
NW PRAIRIE DRIVE
(PRIVATE)
LOT 48 LOT 49
LOT 50
LOT 51
LOT 52
LOT 53
LOT 54
LOT 55
LOT 56
N
W
6
T
H
S
T
R
E
E
T
LOT 76
LOT 75
LOT 74 LOT 73 LOT 72
LOT 71
LOT 70
975
980
985
990
995
1000
1005
1010
975
980
985
990
995
1000
1005
1010
18+00 19+00 20+00 21+00 22+00 23+00
WA
U
K
E
E
,
I
O
W
A
RE
V
I
S
I
O
N
S
DR
A
F
T
E
D
:
EN
G
I
N
E
E
R
:
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
DA
T
E
CO
U
R
T
Y
A
R
D
S
A
T
P
A
R
K
S
I
D
E
P
L
A
T
2
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
0
41
2
1
N
W
U
R
B
A
N
D
A
L
E
D
R
I
V
E
UR
B
A
N
D
A
L
E
,
I
O
W
A
5
0
3
2
2
2202.047
08/02/2022
DATE:
SHEET NUMBER:
C7.5
SA
N
I
T
A
R
Y
S
E
W
E
R
&
W
A
T
E
R
M
A
I
N
PL
A
N
A
N
D
P
R
O
F
I
L
E
22+
0
0
23
+
0
0
24
+
0
0
2
5
+
0
0
2
6
+
0
0
2
7
+
0
0
2
7
+
5
3
LOT 71
LOT 70
LOT 69
LOT 68 LOT 67 LOT 66
LOT 65
LOT 64
LOT 63
LOT 62
LOT 61
LOT 59
LOT 58
LOT 57
LOT 56
LOT 55
LOT 54 LOT 60
28+00
29+00
30'
B
U
F
F
E
R
NW PRAIR
I
E
D
R
I
V
E
(PRIVATE
)
22+00 23+00 24+00 25+00 26+00 27+00 27+53
970
975
980
985
990
995
1000
1005
970
975
980
985
990
995
1000
1005
WA
U
K
E
E
,
I
O
W
A
RE
V
I
S
I
O
N
S
DR
A
F
T
E
D
:
EN
G
I
N
E
E
R
:
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
DA
T
E
CO
U
R
T
Y
A
R
D
S
A
T
P
A
R
K
S
I
D
E
P
L
A
T
2
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
0
41
2
1
N
W
U
R
B
A
N
D
A
L
E
D
R
I
V
E
UR
B
A
N
D
A
L
E
,
I
O
W
A
5
0
3
2
2
2202.047
08/02/2022
DATE:
SHEET NUMBER:
C7.6
SA
N
I
T
A
R
Y
S
E
W
E
R
&
W
A
T
E
R
M
A
I
N
PL
A
N
A
N
D
P
R
O
F
I
L
E
25+00
26+00
27+00
28
+
0
0
29
+
0
0
30
+
0
0
31
+
0
0
31
+
1
5
1
5
0
'
H
Y
D
R
A
N
T
R
A
D
I
U
S
150' HYDRANT
RADIUS
150' HYD
R
A
N
T
RADIUS
15
0
'
H
Y
D
R
A
N
T
RA
D
I
U
S
3
0
'
R
E
A
R
S
E
T
B
A
C
K
150' HYDRANT
RADIUS
970
975
980
985
990
995
1000
1005
970
975
980
985
990
995
1000
1005
960 960
28+00 29+00 30+00 31+00
WA
U
K
E
E
,
I
O
W
A
RE
V
I
S
I
O
N
S
DR
A
F
T
E
D
:
EN
G
I
N
E
E
R
:
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
DA
T
E
CO
U
R
T
Y
A
R
D
S
A
T
P
A
R
K
S
I
D
E
P
L
A
T
2
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
0
41
2
1
N
W
U
R
B
A
N
D
A
L
E
D
R
I
V
E
UR
B
A
N
D
A
L
E
,
I
O
W
A
5
0
3
2
2
2202.047
08/02/2022
DATE:
SHEET NUMBER:
C7.7
SA
N
I
T
A
R
Y
S
E
W
E
R
&
W
A
T
E
R
M
A
I
N
PL
A
N
A
N
D
P
R
O
F
I
L
E
4
6
5
7
11
13
19
15
17
18
41
39
2
8
1
3
9
14
2526 24
34
35
10
16
12
42
43
46
44
37
38
45
47
40
36
27 28 29 30
31
32
48
49
50
51
52
53
54 55
56
57
59
60
61
62
63
64
65
66
67
68
6970
71
72
73
74
75
76
33
58
20
21
2223
SHEET L1.2
SHEET L1.5
NW DOUGLAS PARKWAY
NW PRAIRIE DRIVE
(PRIVATE)
NW CREEKSIDE DRIVE
(PRIVATE)
OUTLOT 'Z'
NW
6
T
H
S
T
R
E
E
T
4
6
5
7
11
13
19
15
17
18
41
39
2
8
1
3
9
14
2526 24
34
35
1016
12
42
43
46
44
37
38
45
47
40
36
27 28 29 30 31 32
48
49
50
51
52
53
54 55
56
57
59
60
61
62
63
64
65
66
67
68
697071
72
73
74
75
76
33
58
20
21
2223
SHEET L1.4
SHEET L1.3
PLANT SCHEDULE OPEN SPACE PLANT SCHEDULE NW 6TH STREET BUFFER
PLANT SCHEDULE NW DOUGLAS PARKWAY BUFFER
L1.1
LA
N
D
S
C
A
P
E
P
L
A
N
R
E
F
E
R
E
N
C
E
WA
U
K
E
E
,
I
O
W
A
RE
V
I
S
I
O
N
S
DR
A
F
T
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D
:
EN
G
I
N
E
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R
:
CI
V
I
L
D
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S
I
G
N
A
D
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A
N
T
A
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DA
T
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CO
U
R
T
Y
A
R
D
S
A
T
P
A
R
K
S
I
D
E
P
L
A
T
2
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
0
41
2
1
N
W
U
R
B
A
N
D
A
L
E
D
R
I
V
E
UR
B
A
N
D
A
L
E
,
I
O
W
A
5
0
3
2
2
2202.047
08/02/2022
DATE:
SHEET NUMBER:
LANDSCAPE NOTES
GROUNDCOVER KEY
PLANTING REQUIREMENTS PLANTING SCHEDULE
NW
6
T
H
S
T
R
E
E
T
NW CRE
E
K
S
I
D
E
D
R
I
V
E
L1.2
LA
N
D
S
C
A
P
E
P
L
A
N
WA
U
K
E
E
,
I
O
W
A
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V
I
S
I
O
N
S
DR
A
F
T
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D
:
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G
I
N
E
E
R
:
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
DA
T
E
CO
U
R
T
Y
A
R
D
S
A
T
P
A
R
K
S
I
D
E
P
L
A
T
2
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
0
41
2
1
N
W
U
R
B
A
N
D
A
L
E
D
R
I
V
E
UR
B
A
N
D
A
L
E
,
I
O
W
A
5
0
3
2
2
2202.047
08/02/2022
DATE:
SHEET NUMBER:
N
W
C
R
E
E
K
S
I
D
E
D
R
I
V
E
L1.3
LA
N
D
S
C
A
P
E
P
L
A
N
WA
U
K
E
E
,
I
O
W
A
RE
V
I
S
I
O
N
S
DR
A
F
T
E
D
:
EN
G
I
N
E
E
R
:
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
DA
T
E
CO
U
R
T
Y
A
R
D
S
A
T
P
A
R
K
S
I
D
E
P
L
A
T
2
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
0
41
2
1
N
W
U
R
B
A
N
D
A
L
E
D
R
I
V
E
UR
B
A
N
D
A
L
E
,
I
O
W
A
5
0
3
2
2
2202.047
08/02/2022
DATE:
SHEET NUMBER:
N
W
P
R
A
I
R
I
E
D
R
I
V
E
NW
6
T
H
S
T
R
E
E
T
NW DOUGLAS PARKWAY
L1.4
LA
N
D
S
C
A
P
E
P
L
A
N
WA
U
K
E
E
,
I
O
W
A
RE
V
I
S
I
O
N
S
DR
A
F
T
E
D
:
EN
G
I
N
E
E
R
:
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
DA
T
E
CO
U
R
T
Y
A
R
D
S
A
T
P
A
R
K
S
I
D
E
P
L
A
T
2
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
0
41
2
1
N
W
U
R
B
A
N
D
A
L
E
D
R
I
V
E
UR
B
A
N
D
A
L
E
,
I
O
W
A
5
0
3
2
2
2202.047
08/02/2022
DATE:
SHEET NUMBER:
25'
F
R
O
N
T
S
E
T
B
A
C
K
NW
C
R
E
E
K
S
I
D
E
D
R
I
V
E
NW
P
R
A
I
R
I
E
D
R
I
V
E
L1.5
LA
N
D
S
C
A
P
E
P
L
A
N
WA
U
K
E
E
,
I
O
W
A
RE
V
I
S
I
O
N
S
DR
A
F
T
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D
:
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G
I
N
E
E
R
:
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
DA
T
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CO
U
R
T
Y
A
R
D
S
A
T
P
A
R
K
S
I
D
E
P
L
A
T
2
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
0
41
2
1
N
W
U
R
B
A
N
D
A
L
E
D
R
I
V
E
UR
B
A
N
D
A
L
E
,
I
O
W
A
5
0
3
2
2
2202.047
08/02/2022
DATE:
SHEET NUMBER: