HomeMy WebLinkAbout2023-06-19 I10 Kettlestone Peak Townhomes_Site PlanAGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: June 19, 2023
AGENDA ITEM:Consideration of approval of a resolution approving a site plan for Kettlestone
Peak Townhomes (1355 SE Pleasant View Drive)
FORMAT:Resolution
SYNOPSIS INCLUDING PRO & CON: Grand Prairie Townhomes, LLC requests approval of a site
plan for Kettlestone Peak Townhomes located south of SE University Avenue and west of SE Waco
Place. The site plan identifies 11 townhome buildings totaling 51 units. All units will be renter-
occupied. The applicant is proposing 113 parking spaces, including the required number of visitor
parking. The building will be constructed primarily of Hardie cement board lap siding in a variety of
whites, tans and blues. Accompanying materials include stone, vertical battens and windows. All
buildings will be either two or three-stories tall.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission
reviewed this project at the June 13, 2023, Commission Meeting and recommended approval
subject to remaining staff comments:
Approval of a Site Plan for Kettlestone Peak Townhomes, 1355 SE Pleasant View Drive
City Planner, Bill Mettee, introduced the request for approval of a site plan for a multi-
family townhome development, Kettlestone Peak Townhomes, as submitted by the applicant,
Grand Prairie Townhomes, LLC. The subject property is generally located south of
University Avenue and west of SE Waco Place/98th Street, containing approximately 6.14
acres.
Mr. Mettee advised that the project includes a total of 11 townhome buildings with a
total of 51 units for the entire site. All units and buildings will be on one lot. The buildings
range from three units to six units. There is (1) three-plex building, (4) four-plex buildings,
(4) five-plex buildings and (2) six-plex buildings. The units are intended to be renter
occupied. One monument sign has been proposed near the entrance on Se Waco Place/98th
Street.
Two accesses are provided to the site. One access is located off of SE Pleasant View
Drive, and one is located off of SE Waco Place/98th Street. All streets interior to the site will
be privately owned and maintained by the townhome homeowner’s association. A total of
113 parking spaces are required (two spaces per unit, plus one visitor space per five units),
and 113 spaces are provided, including two accessible spaces. This includes two attached
garage spaces per unit.
I10
A five-foot sidewalk will be constructed along SE Pleasant View Drive and a 10 foot
trail will be installed along SE Waco Place/98th Street. Five-foot sidewalks are shown
throughout the development to provide internal pedestrian access and access to and from the
sidewalks located along the public streets. The site will be serviced with all public utilities
that exist in the immediate vicinity. All utilities within the site will be privately owned and
maintained. Storm water will be accommodated with the retention basin located on the
southeast corner of the site. This pond will be owned and maintained by the townhome
homeowner’s association. The Landscape, Open Space, Parking, and Lighting plan
requirements have been met at this time.
Staff recommends approval of the site plan for Kettlestone Peak Townhomes subject
to remaining staff comments.
Commissioner Koelker questioned if street parking can be restricted; Community
Development Director, Andy Kass, advised that on street parking is permitted and
that the city has no authority to tow, but we require 24-26 feed wide streets. He
also responded that it would behoove the HOA to post it as no parking.
Commissioner Koelker questioned if there would potentially be overflow parking
from nearby commercial locations; Community Development Director, Andy
Kass, responded he didn’t believe so, but it is the owner’s responsibility to post
visitor/residential parking only.
Commissioner Streit moved to approve the site plan for Kettlestone Peak Townhomes
subject to any remaining staff comments. The motion was seconded by Commissioner Lohse.
Ayes: Koelker, Beenken, Bankole, Lohse and Streit. (Commissioner Tessau recused herself)
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:Bill Mettee, Planner
REVIEWED BY:
THE CITY OF WAUKEE, IOWA
RESOLUTION 2023
APPROVING THE SITE PLAN FOR KETTLESTONE PEAK TOWNHOMES
(1355 SE PLEASANT VIEW DRIVE)
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 Kettlestone Peak Townhomes, subject to remaining staff comments on June 13,
2023; AND,
WHEREAS, the Site Plan for Kettlestone Peak Townhomes is in general conformance with
§160 – Site and Building Development Standards Ordinance of the Waukee Municipal Code;
AND,
WHEREAS, the Site Plan for Kettlestone Peak Townhomes 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 19th day of June, 2023 that the Site Plan for Kettlestone Peak Townhomes 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: Kettlestone Peak Townhomes – Site
Plan
PREPARED BY: Bill Mettee – Planner
REPORT DATE: June 9, 2023 MEETING DATE: June 13, 2023
GENERAL INFORMATION
Owner: Grand Prairie Townhomes, LLC
Applicant: Grand Prairie Townhomes, LLC
Project Manager: Brad Kuehl, Bishop Engineering
Request:The applicant is requesting approval of a site plan for
a multi-family townhome development.
Location and Size:Property is located south of University Avenue and
west of SE Waco Place / 98th Street, containing
approximately 6.14 acres.
Property Address: 1355 SE Pleasant View Drive
AREA MAP
ABOVE: Aerial of subject property (outlined in RED) in relation to the surrounding area.
June 9, 2023
2 of 3
LAND USES AND ZONING
Location Existing Land Use Comprehensive Plan Current Zoning
Property in
Question
Undeveloped Medium-Density
Residential
K-MF-Medium (Kettlestone Multi-
Family Stacked Medium District)
North Single-Family Residential Medium-Density
Residential C-1 (Community and Highway
Service Commercial District)
South Undeveloped Single-Density
Residential K-MF-High (Kettlestone Multi-
Family Stacked High District) and
K-RR (Kettlestone Retail Regional
District)
East Maple Grove West
Townhomes
N/A City of West Des Moines
West Undeveloped Medium-Density
Residential K-MF-High (Kettlestone Multi-
Family Stacked High District)
BACKGROUND
The subject property was included in the 2015 Kettlestone Master Plan and rezoned in 2020 to Kettlestone
Multi-Family Stacked Medium. The property was then platted in 2021 as Lot 6 of Kettlestone Peak.
PROJECT DESCRIPTION
The project includes a total of 11 townhome buildings with a total of 51 units for the entire site. All units and
buildings will be on one lot. The buildings range from 3-units to 6-units. There is one 3-plex building, four 4-
plex buildings, four 5-plex buildings, and two 6-plexes. The units are intended to be renter occupied.
One monument sign has been proposed near the entrance on SE Waco Place / 98th Street.
ACCESS AND PARKING
Two accesses are provided to this site. One access is provided off of SE Pleasant View Drive and one access is
provided off of SE Waco Place / 98th Street. All streets interior to the site will be privately owned and
maintained by the townhome homeowner’s association.
A total of 113 parking spaces are required for this development (2 spaces per unit plus 1 visitor space per 5
units) and 113 spaces are provided, including 2 accessible spaces. This includes 2 attached garage spaces per
unit.
SIDEWALKS/TRAILS
A five foot wide sidewalk will be constructed along SE Pleasant View Drive and a 10-foot trail will be installed
along SE Waco Place / 98th Street. Five foot wide sidewalks are shown throughout the development in order
to provide internal pedestrian access as well as provide access to and from the sidewalks located along the
public streets.
UTILITIES
This site will be serviced with all public utilities that exist in the immediate vicinity. All utilities within the site
will be privately owned and maintained.
June 9, 2023
3 of 3
Storm water will be accommodated with the retention basin located on the southeast corner of the site. This
pond will be owned and maintained by the townhome homeowner’s association.
LANDSCAPING & OPEN SPACE
A minimum of 20% of the project area is required to be open space. The total amount of open space
proposed is 53.8%.
This project includes three 25-foot landscape buffers along the east side, north side and south side of the site.
Plantings are being provided throughout the site in compliance with the Landscape & Open Space Ordinance.
ELEVATIONS
The elevations of the buildings are proposed to be constructed of Hardie cement board lap siding in a variety
of whites, tans and blues. Accompanying materials include stone, vertical battens and windows. The shingles
will be asphalt. The buildings are two and three stories tall and include a garage located interior to the site.
There are several color palettes proposed. Elevations of the proposed buildings have been provided for
review along with examples of the proposed color schemes.
LIGHTING PLAN
A photometric plan and associated lighting spec sheets were submitted for review and meet the lighting
ordinance.
COMPREHENSIVE PLAN
The Imagine Waukee 2040 Comprehensive Plan classifies the subject property as Medium-Density Residential.
The Medium-Density classification is intended to capture a variety of attached side by side townhomes and
row home products with densities ranging from 4-12 units per acre.
STAFF RECOMMENDATION
The proposed site plan is in general conformance with the Zoning Ordinance, Site Plan Ordinance and
Comprehensive Plan. Staff recommends approval of the site plan for Kettlestone Peak Townhomes subject to
remaining staff comments.
SITE
KETTLESTONE PEAK TOWNHOMES
SITE PLAN
IOWAONE CALL
1-800-292-8989
www.iowaonecall.com
811
Know what's below.
Call before you dig.
COPYRIGHT 2022 BISHOP ENGINEERING. THIS DOCUMENT AND THE INFORMATION CONTAINED MAY NOT BE
REPRODUCED OR EXCERPTED WITHOUT THE EXPRESS WRITTEN PERMISSION OF BISHOP ENGINEERING.
UNAUTHORIZED COPYING OR DISCLOSURE OF CONSTRUCTION USE ARE PROHIBITED BY COPYRIGHT LAW.
LEGEND:
SAN SANITARY SEWER
ST STORM SEWER
W WATER LINE
G GAS LINE
U/E UNDERGROUND ELECTRIC
O/E OVERHEAD ELECTRIC
TELE TELEPHONE LINE
F/O FIBER OPTIC
CATV CABLE TV
STORM MANHOLE
CURB INTAKE
SURFACE INTAKE
FLARED END SECTION
SANITARY MANHOLE
CLEANOUT
FIRE HYDRANT
SPRINKLER
IRRIGATION CONTROL VALVE
WATER MANHOLE
WELL
WATER VALVE
WATER SHUT OFF
YARD HYDRANT
ELECTRIC MANHOLE
ELECTRIC METER
ELECTRIC RISER
ELECTRIC VAULT
POWER POLE
TRANSFORMER POLE
LIGHT POLE
ELECTRIC JUNCTION BOX
ELECTRIC PANEL
TRANSFORMER
GROUND LIGHT
GUY WIRE
ELECTRIC HANDHOLE
GAS METER
GAS VALVE
AIR CONDITIONING UNIT
TELEPHONE RISER
TELEPHONE VAULT
TELEPHONE MANHOLE
TRAFFIC SIGNAL MANHOLE
FIBER OPTIC MANHOLE
FIBER OPTIC RISER
FIBER OPTIC VAULT
CABLE TV RISER
SIGN
BOLLARD
7 DENOTES NUMBER OF PARKING STALLS
PROPERTY CORNER - FOUND AS NOTED
PROPERTY CORNER- PLACED AS NOTED
SECTION CORNER - FOUND AS NOTED
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C0.1
SHEET INDEX:
C0.1 COVER SHEET
C1.1 EXISTING CONDITIONS/REMOVALS
C2.1 LAYOUT PLAN
C2.2 BUILDING UNITS
C3.1-C3.2 GRADING PLAN
C4.1 UTILITY PLAN
C5.1 LANDSCAPE PLAN
C6.1 DETAILS
C7.1 SWPPP
UTILITY CONFLICT NOTES:
1.UTILITY CONFLICTS MAY EXIST ACROSS THE SITE WITH NEW UTILITIES, GRADING, PAVING
ETC. MOST UTILITY CONFLICTS HAVE BEEN CALLED OUT FOR CONTRACTOR CONVENIENCE.
2.CONTRACTOR IS RESPONSIBLE FOR ALL UTILITY CONFLICTS THAT ARE EITHER CALLED OUT
ON THE PLANS OR THAT CAN BE SEEN ON THE PLANS BETWEEN AN EXISTING UTILITY AND
PROPOSED CONSTRUCTION
WETLAND NOTES:
1.BISHOP ENGINEERING DOES NOT PERFORM WETLAND STUDIES OR WETLAND MITIGATION. IT
IS THE OWNER'S RESPONSIBILITY TO DETERMINE IF ANY WETLANDS ARE LOCATED ON THE
PROJECT SITE AND PERFORM ANY NECESSARY MITIGATION PRIOR TO THE COMMENCEMENT
OF CONSTRUCTION ACTIVITIES.
SURVEY NOTES:
1.SURVEY WORK WAS COMPLETED BY BISHOP ON 8-06-2022. SEE EXISTING CONDITIONS
PROVIDED AS PART OF THIS SET OF PLANS FOR EXISTING SITE CONDITIONS AND BOUNDARY
INFORMATION.
CITY OF WEST DES MOINES NOTES:
1.CITY OF WEST DES MOINES REQUIRES REMOVAL OF THE CURB AND GUTTER WITH A
CONTINUOUS TIE-IN. NO OFFSET CURB RETURNS ALLOWED
GENERAL NOTES:
1.ALL WORK SHALL BE DONE IN ACCORDANCE WITH 2023 CITY OF WAUKEE AND 2023 SUDAS STANDARD SPECIFICATIONS AND ANY AND ALL CITY/COUNTY
SUPPLEMENTAL SPECIFICATIONS. THE CITY OF WAUKEE MUST BE NOTIFIED BY ALL CONTRACTORS 48 HOURS PRIOR TO COMMENCING WORK.
2.IN EVENT OF A DISCREPANCY BETWEEN THE QUANTITY ESTIMATES AND THE DETAILED PLANS, THE DETAILED PLANS SHALL GOVERN.
3.THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE LOCATION OF ALL UTILITIES. ANY DAMAGE TO SAID UTILITIES SHALL BE REPAIRED AT THE
CONTRACTORS EXPENSE.
4.ALL WORK SHALL BE DONE IN ACCORDANCE WITH THE CURRENT O.S.H.A. CODES AND STANDARDS. NOTHING INDICATED ON THESE PLANS SHALL RELIEVE
THE CONTRACTOR FROM COMPLYING WITH THE APPROPRIATE SAFETY REGULATIONS.
5.ALL NECESSARY CONSTRUCTION SIGNS, BARRICADES AND OTHER TRAFFIC CONTROL DEVICES REQUIRED DURING CONSTRUCTION WILL BE FURNISHED
BY THE CONTRACTOR. SIGNS, BARRICADES AND OTHER TRAFFIC CONTROL DEVICES MUST BE IN CONFORMANCE WITH THE "MANUAL ON UNIFORM
TRAFFIC CONTROL DEVICES FOR STREETS AND HIGHWAYS."
6.BISHOP ENGINEERING SHALL NOT BE LIABLE FOR ANY INJURIES THAT HAPPEN ON SITE. THIS SHALL INCLUDE BUT NOT BE LIMITED TO TRENCH
COLLAPSES FROM VARYING SOIL CONDITIONS OR INJURIES CAUSED BY UNDERGROUND UTILITIES INCLUDING UTILITIES THAT ARE NOT SHOWN ON PLAN.
7.THE CONTRACTOR IS LIABLE FOR ALL DAMAGES TO PUBLIC OR PRIVATE PROPERTY CAUSED BY THEIR ACTION OR INACTION IN PROVIDING FOR STORM
WATER FLOW DURING CONSTRUCTION. DO NOT RESTRICT FLOWS IN EXISTING DRAINAGE CHANNELS, STORM SEWER, OR FACILITIES.
8.THE CONTRACTOR SHALL SUBMIT TO THE ENGINEER A SCHEDULE FOR PERFORMANCE OF WORK ITEMS. THIS SCHEDULE SHALL BE PROVIDED BY THE
CONTRACTOR AT THE PROJECT PRECONSTRUCTION CONFERENCE. NO WORK SHALL BEGIN UNTIL A SCHEDULE HAS BEEN SUBMITTED AND ACCEPTED.
THE CONTRACTOR SHALL THEN PERFORM WORK TO CONFORM TO THE ACCEPTED SCHEDULE.
9.LABORATORY TESTS SHALL BE PERFORMED BY THE OWNER UNLESS OTHERWISE NOTED. THE CONTRACTOR SHALL PROVIDE SAMPLES OF MATERIAL
REQUIRED FOR LABORATORY TESTS AND TESTING IN ACCORDANCE WITH THE URBAN STANDARD SPECIFICATIONS FOR PUBLIC IMPROVEMENTS.
10.SOIL IMPORT OR EXPORT ON THIS PROJECT SHALL BE CONSIDERED INCIDENTAL AND WILL NOT BE MEASURED OR PAID FOR SEPARATELY.
11.THE CONTRACTOR SHALL PROTECT ALL STRUCTURES NOT SHOWN AS REMOVALS ON THE PLANS.
12.THE CONTRACTOR SHALL OBTAIN ANY AND ALL NECESSARY PERMITS PRIOR TO ANY CONSTRUCTION. CONTRACTOR SHALL WORK WITH OWNER OR
OWNERS REPRESENTATIVE ON ALL REQUIRED STORM WATER DISCHARGE PERMITS FROM THE IOWA DEPARTMENT OF NATURAL RESOURCES AND THE
CITY OF WAUKEE.
13.GRADING AND EROSION CONTROL SHALL BE DONE IN ACCORDANCE WITH THE APPROVED GRADING PLAN, SWPPP, NPDES DOCUMENTS, AND IOWA
DEPARTMENT OF NATURAL RESOURCES REQUIREMENTS.
14.THE CONTRACTOR SHALL PICK UP ANY DEBRIS SPILLED ONTO THE ADJACENT RIGHT OF WAY OR ABUTTING PROPERTIES AS THE RESULT OF
CONSTRUCTION, AT THE END OF EACH WORK DAY AND PRIOR TO ANY RAIN EVENT.
15.THE CONTRACTOR IS RESPONSIBLE FOR THE PROMPT REMOVAL OF ALL MUD THAT HAS BEEN TRACKED OR WASHED UNTO ADJACENT PROPERTY OR
RIGHT OF WAY UNTIL SUCH TIME THAT PERMANENT VEGETATION HAS BEEN ESTABLISHED.
16.DISPOSE OF ALL EXCESS MATERIALS AND TRASH IN ACCORDANCE WITH FEDERAL, STATE, AND LOCAL REQUIREMENTS. PROVIDE WASTE AREAS OR
DISPOSAL SITES FOR EXCESS MATERIALS NOT DESIRABLE FOR INCORPORATION INTO THE PROJECT.
17.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 THE EXTERIOR WALLS SHALL BE PROVIDED AND COMPLY WITH THE REQUIREMENTS OF SECTION 503.2 OF THE IFC.
18.ANY PLAN CHANGES MUST BE APPROVED IN WRITING FROM THE COMMUNITY DEVELOPMENT DEPARTMENT AND THE CONTRACTOR SHALL BE
RESPONSIBLE FOR ANY CHANGES NOT APPROVED BY THE COMMUNITY DEPARTMENT.
PAVING NOTES:
1.THE PAVING/ GRADING CONTRACTOR SHALL BACKFILL THE PAVING SLAB AND FINE GRADE THE RIGHT OF WAY AS SOON AFTER THE PAVING AS POSSIBLE.
ALL AREAS SHALL BE SEEDED IN ACCORDANCE WITH CITY OF WAUKEE STANDARD SPECIFICATIONS AND THE CURRENT VERSION OF SUDAS.
2.SUBGRADE PREPARATION AND PAVEMENTS WILL BE CONSTRUCTED FOLLOWING RECOMMENDATIONS IN THE SOILS REPORT. APPROVED SOILS
ENGINEER MUST SIGN OFF ON SUBASE PRIOR TO ANY PAVEMENT BEING PLACED.
3.SEE DETAILS FOR ALL PAVEMENT THICKNESS.
4.ALL PEDESTRIAN WALKWAYS THAT UNLOAD INTO A VEHICLES TRAVELED PATH MUST HAVE A.D.A. DETECTABLE WARNING PANEL(S) AS PER A.D.A.
REGULATIONS. PANEL TYPE & COLOR SHALL BE PER CITY STANDARD.
5.ALL WALKS, PARKING LOTS, HANDICAP PARKING, RAMPS, ETC. SHALL COMPLY WITH ALL A.D.A. AND CITY CODES. HANDICAP PARKING SIGNAGE IS
REQUIRED FOR ALL HANDICAP STALLS AND SHALL BE CONSIDERED INCIDENTAL. IN EVENT OF A DISCREPANCY BETWEEN THE PLANS AND THE A.D.A./CITY
CODES THE A.D.A./CITY CODES SHALL GOVERN. CONTRACTOR SHALL BE RESPONSIBLE FOR ENSURING A.D.A. CODES ARE MET.
UTILITY NOTES:
1.QUANTITY CALLOUTS ON PIPE LENGTHS ARE APPROXIMATE AND SHOULD BE USED FOR REFERENCE ONLY.
2.THE CONTRACTOR SHALL PROVIDE AS-BUILTS OF ALL UTILITIES, INCLUDING DEPTH AND LOCATION OF ALL SERVICES.
3.THE CONTRACTOR SHALL COORDINATE THE ADJUSTMENT OF ANY AND ALL EXISTING AND PROPOSED UTILITIES TO PROPOSED GRADES. EXISTING
UTILITIES SHALL BE RAISED OR LOWERED IN ACCORDANCE WITH THE UTILITY OWNER REQUIREMENTS. ANY NECESSARY ADJUSTMENTS SHALL BE
CONSIDERED INCIDENTAL TO CONSTRUCTION.
4.ACTIVE EXISTING FIELD TILES ENCOUNTERED DURING CONSTRUCTION SHALL BE REPAIRED, REROUTED, OR CONNECTED TO PUBLIC OR PRIVATE STORM
SEWER TO REMAIN IN SERVICE.
5.ALL PROPOSED RCP STORM SEWER PIPE JOINTS SHALL BE FABRIC WRAPPED AND THE LAST 3 PIPE SECTIONS ON THE APRON SHALL BE TIED WITH RF-14
TYPE II CONNECTORS. ALL APRONS SHALL HAVE A STANDARD FOOTING AND TRASH GUARD.
6.ALL RIP RAP CALLED OUT ON PLANS SHALL BE UNDERLAIN WITH ENGINEERING FABRIC.
7.SANITARY SEWER SERVICE CONNECTIONS SHALL BE PLACED AT A SLOPE OF NO LESS THAN 2%. SERVICES SHALL MAINTAIN 18" OF VERTICAL
SEPARATION FROM THE WATERMAIN WITH 18" OF COMPACTED LOW PERMEABILITY SOIL BETWEEN THE UTILITIES WITHIN 10' OF THE CROSSING.
8.MANDREL AND PRESSURE TESTS SHALL BE REQUIRED FOR ALL PROPOSED SANITARY LINES. TELEVISING OF THE SANITARY SEWER SYSTEM SHALL BE
COMPLETED PRIOR TO PAVING UNLESS OTHERWISE APPROVED BY JURISDICTION.
9.WATERMAINS SHALL BE C-900. SIZE OF WATERMAIN AS SHOWN ON PLANS.
10.THRUST BLOCKS SHALL BE INSTALLED AS REQUIRED AND SHALL BE CONSIDERED INCIDENTAL TO WATERMAIN CONSTRUCTION.
11.PROPOSED WATERMAIN SHALL BE PRESSURE TESTED, BACTERIA TESTED AND CHLORINATED. THE FILLING OF THE WATER MAIN SHALL BE DONE BY THE
CITY OF WAUKEE.
12.TRACER WIRE SHALL BE ADDED TO ALL WATER MAIN, AND BROUGHT TO THE SURFACE AT EVERY HYDRANT.
13.ALL HYDRANTS WILL IMMEDIATELY BE COVERED WITH A BLACK PLASTIC BAG (OR EQUIVALENT) ONCE THE HYDRANT IS INSTALLED. THE CITY OF WAUKEE
WILL NOTIFY THE CONTRACTOR WHEN THE BAGS CAN BE REMOVED.
14.THE MINIMUM HYDRANT LEAD SHALL BE 3.5 FEET.
15.ALL HYDRANTS SHALL HAVE 5-INCH STORZ FITTINGS.
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UTILITY NOTE:
THE LOCATION OF THE UTILITIES INDICATED ON THE PLANS HAVE BEEN TAKEN FROM THE FIELD SURVEY, EXISTING PUBLIC
RECORDS, AND PLANS PROVIDED BY OTHERS. SURFACE UTILITY LOCATIONS HAVE BEEN FIELD LOCATED BY BISHOP
ENGINEERING, UNLESS OTHERWISE NOTED. ALL UNDERGROUND UTILITY LOCATIONS ARE APPROXIMATE LOCATIONS
ONLY. BISHOP ENGINEERING DOES NOT GUARANTEE THE UNDERGROUND LOCATION OF ANY UTILITIES SHOWN. IT SHALL
BE THE DUTY OF THE CONTRACTOR TO DETERMINE THE LOCATION AND DEPTH OF ANY UNDERGROUND UTILITIES SHOWN
AND IF ANY ADDITIONAL UTILITIES, OTHER THAN THOSE SHOWN ON THE PLANS, MAY BE PRESENT. A REQUEST WAS MADE
TO IOWA ONE CALL FOR UTILITY PROVIDERS TO VERIFY, LOCATE, AND MARK THEIR UTILITIES IN THE FIELD.
ABBREVIATIONS:
AC ACRES
ASPH ASPHALT
BK BOOK
CONC CONCRETE
D DEEDED DISTANCE
EX EXISTING
ENCL ENCLOSURE
FF FINISHED FLOOR
FL FLOW LINE
FRAC FRACTIONAL
M MEASURED DISTANCE
MH MANHOLE
OPC ORANGE PLASTIC CAP
P PLATTED DISTANCE
PG PAGE
POB POINT OF BEGINNING
POC POINT OF COMMENCEMENT
PRA PREVIOUSLY RECORDED AS
PUE PUBLIC UTILITY EASEMENT
ROW RIGHT OF WAY
RPC RED PLASTIC CAP
SF SQUARE FEET
SAN SANITARY
TYP TYPICAL
YPC YELLOW PLASTIC CAP
N NORTH
S SOUTH
E EAST
W WEST
F/O
C0.1 - C7.1
VICINITY MAP
SCALE: 1' = 1,000'
PROPERTY DESCRIPTION:
LOT 6 IN KETTLESTONE PEAK, AN OFFICIAL PLAT, NOW INCLUDED IN THE
CITY OF WAUKEE, DALLAS COUNTY, IOWA.
SUBJECT TO AND TOGETHER WITH ANY AND ALL EASEMENTS AND
RESTRICTIONS OF RECORD.
AREA:
267,582 SQUARE FEET - 6.14 ACRES
ADDRESS:
1355 SE PLEASANT VIEW DRIVE
WAUKEE, IOWA 50263
OWNER:
GRAND PRAIRIE TOWNHOMES, LLC
1705 42ND STREET
WEST DES MOINES, IOWA 50265
PREPARED FOR:
ARUN KALRA
1705 SOUTH 42ND STREET
WEST DES MOINES, IOWA 50265
515-779-1107
ARUNKALRA1@GMAIL.COM
ZONING:
ZONED: KETTLESTONE MULTI-FAMILY STACKED MEDIUM
BUILDING SETBACKS:
FRONT:0 FEET, 20 FEET FOR ACCESSORY STRUCTURES
SIDE:0 FEET, 30 FEET ADJOINING SINGLE-FAMILY
REAR:0 FEET, 30 FEET ADJOINING SINGLE-FAMILY
PRINCIPAL BUILDING SEPARATION:10 FEET
ACCESSORY BUILDING SEPARATION:30 FEET
MINIMUM HEIGHT:2-STORIES
FOR AN OFFICIAL ZONING REPORT PLEASE CALL
THE CITY OF WAUKEE AT (515) 978-7900
BUILDING UNITS:
ALL UNITS ARE RENTALS. NO INDIVIDUAL LOTS PROPOSED
UNIT SIZES:REFER TO SHEET C2.2
PARKING REQUIREMENTS:
MINIMUM TWO SPACES PER UNIT, PLUS ONE VISITOR PER 5 UNITS
(ONE PARKING SPACE PER UNIT SHALL BE ENCLOSED)
REQUIRED PER UNIT (51 UNITS)= 102
REQUIRED PER VISITOR (51 UNITS)= 11
PROVIDED (GARAGE, DRIVEWAY AND STREET)= 113
PARKLAND DEDICATION:
51 UNITS X 2.25 PERSONS PER UNIT X 0.0065 SERVICE LEVEL =0.75 ACRES
OWNER TO PAY FEE FOR PARKLAND DEDICATION
OPEN SPACE REQUIREMENTS:
MINIMUM 20% OPEN SPACE REQUIRED
REQUIRED = 267,582 SF * 20% = 53,516 SF
PROVIDED = 143,929 SF OR 53.8%
IMPERVIOUS SURFACE:
FULL BUILD IMPERVIOUS = 123,653 SF
BUILDING = 54,877 SF
PRIVATE DRIVE = 28,000 SF
DRIVEWAY/SIDEWALK = 40,776 SF
DISTURBED AREA:
DISTURBED AREA:= 293,000 SF (6.73 AC)
SITE CONTROL AND BENCHMARKS:
BASIS OF BEARING OBTAINED FROM GPS OBSERVATIONS DATUM =
NAD 83, IOWA SOUTH
BENCHMARK DATUM = CITY DATUM OR NAVD88, GEOID 12A)
POINT # 60386, BURY BOLT ON HYDRANT
NORTHING = 581,537.41
EASTING = 1,546,418.76
ELEVATION = 1058.42
DESCRIPTION: S.W. OF N.E. PROPERTY CORNER
CONTROL POINT # 9000
NORTHING = 580,978.29
EASTING = 1,546,025.14
ELEVATION = 1062.40
DESCRIPTION: 5/8" IRON ROD W/ PINK PLASTIC CAP
UTILITY MAPS PROVIDED BY:
1. ELECTRIC (MIDAMERICAN / (515) 252-6632)
2. STORM, SANITARY, WATER & GAS (CITY OF WAUKEE / (515) 978-7920)
3. FIBER OPTIC (CENTURYLINK / (918) 547-0147)
4. FIBER OPTIC (UNITE PRIVATE NETWORKS / (816) 425-3356)
CP #9000
EX 15" CONC FES
FL=1038.94
EX 24" CONC FES
FL=1038.92
DEX STORM MH
RIM=1047.48
FL(W 15")=1038.28
FL(N 18")=1037.26
FL(S 24")=1037.24
H Y D
WV
WV
H Y D
WV
WV
WV
H Y D
TBM: BURY BOLT
ELEV=1058.42
EX INTAKE
T/C=1052.06
GUT=1051.45
D
EX STORM MH
RIM=1051.95
FL(W 8")=1047.67
FL(E 15")=1047.38
FL(S) NOT VISIBLE
EX INTAKE
T/C=1052.12
GUT=1051.35
EX INTAKE
T/C=1045.26
GUT=1044.62
EX INTAKE
T/C=1045.11
GUT=1044.39
EX INTAKE
T/C=1044.40
GUT=1043.70
EX INTAKE
T/C=1044.35
GUT=1043.64 WV
WV
H Y D
DEX STORM MH
RIM=1046.27
FL(N 24")=1036.77
FL(S 24")=1036.62
EX INTAKE
T/C=1046.32
GUT=1045.50
EX INTAKE
T/C=1050.93
GUT=1050.18
D
EX STORM MH
RIM=1050.91
FL(N 18")=1043.36
FL(S 18")=1043.28
FL(E) NOT VISIBLE
D
EX STORM MH
RIM=1055.16
FL(E 15")=1047.44
FL(S 18")=1046.31
FL(N 18")=1046.27
D
EX STORM MH
RIM=1055.88
FL(S 18")=1048.10
FL(N 18")=1048.10
EX INTAKE
T/C=1055.98
GUT=1055.22
CO
EX INTAKE
T/C=1055.02
FL(W 15")=1049.12
EX INTAKE
T/C=1050.82
FL(W 15")=1046.02
EX INTAKE
T/C=1045.09
GUT=1044.33
FL(W 15")=1040.91
D
EX STORM MH
RIM=1044.84
FL(E 15")=1040.19
FL(W 24")=1038.83
FL(S 24")=1035.79
FL(N 24")=1035.92
D
EX STORM MH
RIM=1045.42
FL(E 8")=1041.12
FL(W 15")=1039.94
FL(N 24")=1039.62
E
E
D
EX STORM MH
RIM=1053.52
FL(S 18")=1034.44
FL(N 18")=1044.34
EX BUILDING
METAL FRAME
AREA=4,949 SF
41.55'
42.37'
EX BUILDING
25
5
.
3
'
EJ
EJ
EX CONCRETE
EX GRAVEL
ST
8"
TERMINUS
UNKNOWN
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A
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PT GOV. LOT 4
LOT 6LOT 5 (267,582 SF - 6.14 ACRES)OWNER: KETTLESTONE APARTMENTS LLC
ZONED: K-MF-HIGH (KETTLESTONE
MULTI-FAMILY STACKED HIGH)
OWNER: RICHARD & CAROL VOGEL
ZONED: C-1 (COMMUNITY AND HIGHWAY SERVICE COMMERCIAL DISTRICT)
ST
15"
ST
15"
ST
15"
ST
15"
ST 8"
ST
24
"
EX RIP RAP
ST 24"
S
T
2
4
"
S
T
2
4
"
ST 15"
S
T
1
8
"
S
T
1
8
"
S
T
1
8
"
S
T
1
8
"
S
T
1
8
"
ST
18
"
ST
18
"
ST
18
"
SAN 8"
W8"
H
Y D
H
Y D
WV
WV
W12"
W12"
W12"
W12"
W12"
W12"
W12"
W
12"
W12"W 12"
W16
"
W16
"
W16
"
W16
"
W
1
6
"
W
1
6
"
W
1
6
"
W
1
6
"
W
1
6
"
W
1
6
"
W
1
6
"
W
1
6
"
U
/
E
U/E
U
/
E
U
/
E
O/
E
O/
E
O/E
O/E
F/
O
F/
O
F/
O
F/
O
F/
O
F
/
O
F
/
O
F
/
O
F
/
O
F
/
O
F
/
O
F
/
O
F
/
O
EX LOCATION
PER UPN MAP
G4"
G4"
G4"
G4"
G4"
G4"
G4"
G4"
G 4"
G 4"
G
4"
G
4"
G
4"
G
4"
G
4
"
G
4
"
G
4
"
G
4
"
G
4
"
G
4
"
G
4
"
APPROXIMATE LOCATION
PER CITY OF WAUKEE GIS
APPROXIMATE LOCATION
PER CITY OF WAUKEE GIS
5' EX. STORM SEWER EASEMENT
BOOK 2014 PAGE 15709
20' EX. WATER MAIN
EASEMENT
BOOK 2017 PAGE 25134
10' EX. PUE
BOOK 2022
PAGE 10293
25' EX. LANDSCAPE
BUFFER
BOOK 2022 PAGE 10294
17' EX
.
W
A
T
E
R
M
A
I
N
EASE
M
E
N
T
BOOK
2
0
1
7
P
A
G
E
2
5
1
3
4
10
'
E
X
.
P
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E
BO
O
K
2
0
2
2
P
A
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E
1
0
2
9
3
10
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X
.
P
U
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BO
O
K
2
0
2
2
P
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1
0
2
9
3
1
0
6
5
1
0
6
0
1
0
5
8
10
5
6
10
5
5
10
5
4
1052
105
0
10
4
5
104
5
1
0
5
0
1
0
5
5
105
7
1060
105
5
1
0
5
0
1
0
4
5
1045
1045
1
0
4
5
1
0
5
0
1
0
4
5
1
0
5
0
10
5
1
1
0
5
0
10
4
5
1045
1050
105
5
1060
10
6
5
1068
10
6
9
10
6
5
1
0
6
7
10
6
0
10
5
5
10
5
3
10
5
9
10
5
7
W16
"
W16
"
W16
"
W16
"
W
1
6
"
W
1
6
"
W
1
6
"
W
1
6
"
W
1
6
"
W
1
6
"
W
1
6
"
W
1
6
"
EX LOCATION PER
CITY OF WEST DSM
FUEL TANKS
IN VICINITY
EX CONCRETE
SLABS
U/E
U/E
U
/
E
U
/
E
U/E
U
/
E
U/
E
U/
E
U/
E
U/
E
U/
E
S
EX SAN MH
RIM=1061.72
INV=1038.05
H Y D
TBM: BURY BOLT
ELEV=1060.39
10" TREE
8" TREE
24" TREE
36" TREE
EX DIRT & WOOD
CHIP PILES
EX. DETENTION
EASEMENT
BOOK 2022
PAGE 10298
OUTLOT Z
OWNER: MAPLE GROVE WEST PLAT 6
HOMEOWNERS (WEST DES MOINES
RESIDENTIAL DISTRICT)
PARCEL 21
OWNER: DICKSON & LUANN JENSEN
(K-RR, KETTLESTONE RETAIL REGIONAL
DISTRICT)
25
'
E
X
.
L
A
N
D
S
C
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P
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B
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F
F
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BO
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2
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2
2
P
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1
0
2
9
4
25
'
E
X
L
A
N
D
S
C
A
P
E
B
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F
F
E
R
BO
O
K
2
0
2
2
P
A
G
E
1
0
2
9
4
PARCEL 22 - PT 21
OWNER: DICKSON & LUANN JENSEN
(K-MF, KETTLESTONE MULTI-FAMILY
STACKED MEDIUM DISTRICT)
E
X
.
S
A
N
I
T
A
R
Y
SE
W
E
R
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S
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M
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BO
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2
0
2
2
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1
0
2
9
6
LO
T
'
B
'
10' EX STORM EAS
E
M
E
N
T
BOOK 2022
TREES TO BE
REMOVED
EXISTING CONCRETE,
BUILDING AND RELATED
ITEMS TO BE REMOVED
COORDINATE REMOVAL OF
EXISTING UTILITIES AND
SERVICES INCLUDING
FUEL TANKS WITH THE
APPROPRIATE AGENCIES
EXISTING CONCRETE,AND
RELATED ITEMS TO BE
REMOVED
EXISTING DIRT AND
WOOD CHIP PILES
TO BE REMOVED
EXISTING GRAVEL
TO BE REMOVED
EXISTING POWER POLES AND
SERVICE TO BE REMOVED
COORDINATE WITH
APPROPRIATE UTILITY
SITE
KETTLESTONE PEAK - LOT 6
EXISTING CONDITIONS / REMOVALS
VICINITY MAP
SCALE: 1' = 1,000'
L:
\
L
A
N
D
P
R
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2
0
2
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2
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0
5
9
5
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1
8
:
3
0
P
M
IOWAONE CALL
1-800-292-8989
www.iowaonecall.com
811
Know what's below.
Call before you dig.
PROPERTY DESCRIPTION:
LOT 6 IN KETTLESTONE PEAK, AN OFFICIAL PLAT, NOW
INCLUDED IN THE CITY OF WAUKEE, DALLAS COUNTY, IOWA.
SUBJECT TO AND TOGETHER WITH ANY AND ALL
EASEMENTS AND RESTRICTIONS OF RECORD.
AREA:
267,582 SQUARE FEET - 6.14 ACRES
ADDRESS:
1350 SE PLEASANT VIEW DRIVE
WAUKEE, IOWA 50263
OWNER:
GRAND PRAIRIE TOWNHOMES, LLC
1705 42ND STREET
WEST DES MOINES, IOWA 50265
PREPARED FOR:
ARUN KALRA
ARUNKALRA1@GMAIL.COM
ZONING:
ZONED: KETTLESTONE MULTI-FAMILY STACKED MEDIUM
BUILDING SETBACKS:
FRONT:0 FEET
SIDE:0 FEET
REAR:0 FEET
PRINCIPAL SETBACK FROM ADJOINING SFR: 30 FEET
FOR AN OFFICIAL ZONING REPORT PLEASE CALL
THE CITY OF WAUKEE AT (515) 978-7900
SITE CONTROL AND BENCHMARKS:
BASIS OF BEARING OBTAINED FROM GPS OBSERVATIONS
DATUM = NAD 83, IOWA SOUTH
BENCHMARK DATUM = CITY DATUM OR NAVD88, GEOID 12A)
POINT # 60386, BURY BOLT ON HYDRANT
NORTHING = 581,537.41
EASTING = 1,546,418.76
ELEVATION = 1058.42
DESCRIPTION: S.W. OF N.E. PROPERTY CORNER
CONTROL POINT # 9000
NORTHING = 580,978.29
EASTING = 1,546,025.14
ELEVATION = 1062.40
DESCRIPTION: 5/8" IRON ROD W/ PINK PLASTIC CAP
UTILITY NOTE:
THE LOCATION OF THE UTILITIES INDICATED ON THE PLANS HAVE BEEN TAKEN FROM THE FIELD SURVEY, EXISTING PUBLIC
RECORDS, AND PLANS PROVIDED BY OTHERS. SURFACE UTILITY LOCATIONS HAVE BEEN FIELD LOCATED BY BISHOP
ENGINEERING, UNLESS OTHERWISE NOTED. ALL UNDERGROUND UTILITY LOCATIONS ARE APPROXIMATE LOCATIONS
ONLY. BISHOP ENGINEERING DOES NOT GUARANTEE THE UNDERGROUND LOCATION OF ANY UTILITIES SHOWN. IT SHALL
BE THE DUTY OF THE CONTRACTOR TO DETERMINE THE LOCATION AND DEPTH OF ANY UNDERGROUND UTILITIES SHOWN
AND IF ANY ADDITIONAL UTILITIES, OTHER THAN THOSE SHOWN ON THE PLANS, MAY BE PRESENT. A REQUEST WAS MADE
TO IOWA ONE CALL FOR UTILITY PROVIDERS TO VERIFY, LOCATE, AND MARK THEIR UTILITIES IN THE FIELD.
FIELD WORK COMPLETED ON: 8-26-2022
COPYRIGHT 2022 BISHOP ENGINEERING. THIS DOCUMENT AND THE INFORMATION CONTAINED MAY NOT BE REPRODUCED OR EXCERPTED WITHOUT THE EXPRESS
WRITTEN PERMISSION OF BISHOP ENGINEERING. UNAUTHORIZED COPYING OR DISCLOSURE OF CONSTRUCTION USE ARE PROHIBITED BY COPYRIGHT LAW.
ABBREVIATIONS:
AC ACRES
ASPH ASPHALT
BK BOOK
CONC CONCRETE
D DEEDED DISTANCE
EX EXISTING
ENCL ENCLOSURE
FF FINISHED FLOOR
FL FLOW LINE
FRAC FRACTIONAL
M MEASURED DISTANCE
MH MANHOLE
OPC ORANGE PLASTIC CAP
P PLATTED DISTANCE
PG PAGE
POB POINT OF BEGINNING
POC POINT OF COMMENCEMENT
PRA PREVIOUSLY RECORDED AS
PUE PUBLIC UTILITY EASEMENT
ROW RIGHT OF WAY
RPC RED PLASTIC CAP
SF SQUARE FEET
SAN SANITARY
TYP TYPICAL
YPC YELLOW PLASTIC CAP
N NORTH
S SOUTH
E EAST
W WEST
LEGEND:
SAN SANITARY SEWER
ST STORM SEWER
W WATER LINE
G GAS LINE
U/E UNDERGROUND ELECTRIC
O/E OVERHEAD ELECTRIC
TELE TELEPHONE LINE
F/O FIBER OPTIC
CATV CABLE TV
STORM MANHOLE
CURB INTAKE
SURFACE INTAKE
FLARED END SECTION
ROOF DRAIN
DOWNSPOUT
SANITARY MANHOLE
CLEANOUT
FIRE HYDRANT
SPRINKLER
IRRIGATION CONTROL VALVE
WATER MANHOLE
WELL
WATER VALVE
WATER SHUT OFF
YARD HYDRANT
ELECTRIC MANHOLE
ELECTRIC METER
ELECTRIC RISER
ELECTRIC VAULT
POWER POLE
TRANSFORMER POLE
LIGHT POLE
ELECTRIC JUNCTION BOX
ELECTRIC PANEL
TRANSFORMER
GROUND LIGHT
GUY WIRE
ELECTRIC HANDHOLE
GAS METER
GAS VALVE
AIR CONDITIONING UNIT
TELEPHONE RISER
TELEPHONE VAULT
TELEPHONE MANHOLE
TRAFFIC SIGNAL MANHOLE
FIBER OPTIC MANHOLE
FIBER OPTIC RISER
FIBER OPTIC VAULT
CABLE TV RISER
SIGN
BOLLARDS
7 DENOTES NUMBER OF PARKING STALLS
PROPERTY CORNER - FOUND AS NOTED
PROPERTY CORNER- PLACED 5/8" IRON ROD
WITH YELLOW PLASTIC CAP ID # 14775
OR AS NOTED
SECTION CORNER - FOUND AS NOTED
SITE CONTROL POINT - MONUMENT AS NOTED
D
S
CO
H Y D
I CV
W
WS O
Y
A DR
E
EM
E
ELEC
EJ
EP
GM
GV
A/C
T
TEL
T
TS
FO
F/O
TV
W
WV
NOTES:
1. ADJACENT PROPERTY OWNER INFORMATION OBTAINED FROM
DALLAS COUNTY ASSESSORS WEB PAGE
2. PARENTHESIS ( ) DENOTES PREVIOUSLY RECORDED BEARINGS
AND DISTANCES
UTILITY MAPS PROVIDED BY:
1. ELECTRIC (MIDAMERICAN / (515) 252-6632)
2. STORM, SANITARY, WATER & GAS (CITY OF WAUKEE / (515) 978-7920)
3. FIBER OPTIC (CENTURYLINK / (918) 547-0147)
4. FIBER OPTIC (UNITE PRIVATE NETWORKS / (816) 425-3356)
35
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GRAPHIC SCALE
040 20 40 80
SCALE: 1" =40'
F/O
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C1.1
DEMO NOTES:
1.SAWCUT & REMOVE ALL PAVEMENT TO FULL DEPTH OF SLAB.
2.PROTECT ALL TREES NOT CALLED OUT FOR REMOVAL WITH
ORANGE CONSTRUCTION FENCE AT THE DRIP LINE
PROTECT EX RAMP
SE
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SAN 8"SAN 8"SAN 8"SAN 8"SAN 8"SAN 8"SAN 8"SAN 8"
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W8"
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8"
S
SW
8"
W8"
D
HYD
HY
D
HY D
ST 15"
ST
18
"
ST
15
"
ST 15"
ST 18"
ST 15"
ST 15"
ST 15"
ST 15"
ST 15"
S
T
1
5
"
S
T
1
5
"
S
T
1
5
"
ST 15"ST 15"ST 15"
S
ST 8"ST 8"ST 8"ST 8"ST 8"
ST
8"
ST 15"ST 15"ST 15"ST 15"
ST
15
"
ST 15"ST 15"ST 15"ST 15"ST 15"
D
D ST 15"ST 15"
WV
D
MAILBOX CLUSTER
(SEE DETAIL)
MAILBOX CLUSTER
(SEE DETAIL)
48'
66'
R41
'
34.89'
29
.
7
6
'
20
'
26
'
24
'
25
'
22
'
42
'
48
'
61
'
17.17'
10.73'
24'10'
48
'
30
.
1
6
'
48
'
26
'
90'15'144'15'144'
96
'
15
'
96
'
36
.
2
'
110'15'110'
114'15'114'
68
.
1
6
'
26
'
66
'
P
R
O
P
O
S
E
D
T
O
W
N
H
O
M
E
(
2
-
S
T
O
R
Y
,
3
U
N
I
T
S
)
PR
O
P
O
S
E
D
T
O
W
N
H
O
M
E
(2
-
S
T
O
R
Y
,
4
U
N
I
T
S
)
PR
O
P
O
S
E
D
T
O
W
N
H
O
M
E
(2
-
S
T
O
R
Y
,
4
U
N
I
T
S
)
PROPOSED TOWNHOME
(2-STORY, 6 UNITS)
PROPOSED TOWNHOME
(2-STORY, 4 UNITS)
PROPOSED TOWNHOME
(2-STORY, 6 UNITS)
PROPOSED TOWNHOME
(3-STORY, 5 UNITS)
PROPOSED TOWNHOME
(2-STORY, 5 UNITS)
PROPOSED TOWNHOME
(3-STORY, 5 UNITS)
PROPOSED TOWNHOME
(2-STORY, 5 UNITS)
PROPOSED TOWNHOME
(3-STORY, 4 UNITS)
55.83'
50.99'
5'
5'
5'
5'
17.17'50.99'
16
1
.
7
4
'
(B
E
T
W
E
E
N
C
E
N
T
E
R
O
F
D
R
I
V
E
S
)
R20
'
R
2
0
'
SUDAS TYPE A
DRIVEWAY
5'
R2
0
'
R20'
10
'
1
0
'
11 VISITOR PARKING STALLS
20'
TYP.
9'
17
'220'
R
1
5
'
R15
'
R15
'
R39
'
R
1
5
'
R1
5
'
R1
5
'
PARKING THIS SIDE
ONLY SIGNAGE
29
'
21
'
16
.
6
9
'
22.21'
31.53'
33
.
4
4
'
12'
5'
1
7
1
8
1
9
20
21
22
23
24
25
26
27
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16
40
30
39 3841424544434647
29 2831323534333637
48495051
4' MODULAR
BLOCK WALL
12
'
MA
I
N
T
E
N
A
N
C
E
PA
T
H
MODIFIED
DETENTION
EASEMENT
29
'
7
2
'
48'
96'
48
'
26'
SUDAS TYPE A DRIVEWAY
PEDESTRIAN RAMP & WARNING PANEL
PEDESTRIAN RAMP & WARNING PANEL
D
CO
D
H
Y
D
WV
WV
H
Y
D
WV
WVWV
H
Y
D
D
WV
WV
H
Y
D
D
D
D
D
CO
D
D
E
E
D
EX
B
U
I
L
D
I
N
G
E
J
E
J
ST
8"
PT GOV. LOT 4
LOT 6
LOT 5
(267,582 SF - 6.14 ACRES)
OWNER: KETTLESTONE APARTMENTS LLC
ZONED: K-MF-HIGH (KETTLESTONE
MULTI-FAMILY STACKED HIGH)
OWNER: RICHARD & CAROL VOGEL
ZONED: C-1 (COMMUNITY AND
HIGHWAY SERVICE COMMERCIAL
DISTRICT)
ST
ST
15
"
ST
15
"
ST
15
"
ST
15
"
ST
15
"
ST 15"
ST
8"
ST 24"
ST 15"
S
T
2
4
"
S
T
2
4
"
ST24"
S
T
1
5
"
ST18"
ST18"
ST18"
ST18"
ST18"
ST 18"
ST 18"
ST 18"ST 18"ST 18"ST 18"ST 18"
SA
N
8"
W8"
HY
D
HY
D
WV
WV
W12
"
W12
"
W12
"
W12
"
W12
"
W12
"
W12
"
W12
"
W12
"
W12
"
W12
"
W12
"
W
1
2
"
W16"W16"W16"W16"W16"W16"
W16"
W16"
W16"
W16"
W16"
W16"
W16"
W16"
W16"
W16"
U/E
U
/
E
U
/
E
U/E
U/E
F/OF/OF/OF/OF/OF/O
F/O
F/O
F/O
F/O
F/O
F/O
F/O
F/O
G4"
G4"
G4"
G4"
G4"
G4"
G4"
G4"
G4"
G4"
G4"
G
4
"
G
4
"
G4"G4"G4"G4"G4"G4"
G4"
G4"
G4"
G4"
G4"
G4"
G4"
G4"
5'
E
X
.
S
T
O
R
M
S
E
W
E
R
E
A
S
E
M
E
N
T
BO
O
K
2
0
1
4
P
A
G
E
1
5
7
0
9
20
'
E
X
.
W
A
T
E
R
M
A
I
N
E
A
S
E
M
E
N
T
BO
O
K
2
0
1
7
P
A
G
E
2
5
1
3
4
1
0
'
E
X
.
P
U
E
B
O
O
K
2
0
2
2
P
A
G
E
1
0
2
9
3
25
'
E
X
.
L
A
N
D
S
C
A
P
E
BU
F
F
E
R
BO
O
K
2
0
2
2
P
A
G
E
1
0
2
9
4
1
7
'
E
X
.
W
A
T
E
R
M
A
I
N
E
A
S
E
M
E
N
T
B
O
O
K
2
0
1
7
P
A
G
E
2
5
1
3
4
10' EX. P
U
E
BOOK 2
0
2
2
P
A
G
E
1
0
2
9
3
10' EX
.
P
U
E
BOOK
2
0
2
2
P
A
G
E
1
0
2
9
3
W16"W16"W16"W16"W16"W16"
W16"
W16"
W16"
W16"
W16"
W16"
W16"
U
/
E
U
/
E
U/E
U/E
U/E
U/E
U/
E
U/E U/E U/E U/E U/E U/E U/E
U/E
S
H
Y
D
OUTLOT Z
OWNER: MAPLE GROVE WEST PLAT 6
HOMEOWNERS (WEST DES MOINES
RESIDENTIAL DISTRICT)
PARCEL 21
OWNER: DICKSON & LUANN JENSEN
(K-RR, KETTLESTONE RETAIL
REGIONAL DISTRICT)
25' EX. LANDSCAPE BUFFER
BOOK 2022 PAGE 10294
25' EX LANDSCAPE BUFFER
BOOK 2022 PAGE 10294
PARCEL 22 - PT 21
OWNER: DICKSON & LUANN JENSEN
(K-MF, KETTLESTONE MULTI-FAMILY
STACKED MEDIUM DISTRICT)
EX. SA
N
I
T
A
R
Y
SEWER
E
A
S
E
M
E
N
T
BOOK 2
0
2
2
P
A
G
E
1
0
2
9
6
LOT 'B'
10
'
E
X
S
T
O
R
M
E
A
S
E
M
E
N
T
BO
O
K
2
0
2
2
LA
Y
O
U
T
P
L
A
N
C2.1
35
0
1
1
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4
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o
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5
0
3
2
2
-
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2
5
Ph
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(
5
1
5
)
2
7
6
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4
6
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5
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5
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2
7
6
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PR
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2
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1
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2
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5
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5
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6/
7
/
2
0
2
3
1
2
:
3
5
:
3
6
P
M
GRAPHIC SCALE
030 15 30 60
SE FLINT DRIVE
SE MARBLE LANE
SE
O
N
Y
X
D
R
I
V
E
SE
P
L
E
A
S
A
N
T
V
I
E
W
D
R
.
(
3
1
'
B
-
B
)
SE W
A
C
O
P
L
A
C
E
/
9
8
T
H
S
T
.
(37' B
-
B
)
SAN 8"SAN 8"SAN 8"SAN 8"SAN 8"SAN 8"
SA
N
8"
S
A
N
8
"
W8"W8"W8"W8"W8"W8"W8"
W
8"
W
8"
W
8"
W8"
SAN 8"SAN 8"SAN 8"
W 8"W8"W8"W 8"W 8"
S
A
N
8
"
W8"
S
HYD
S
S
S
SA
N
8"
S
S
W
8"
D
HYD
H
Y
D
HY D
ST
18
"
ST 15"
ST 18"
ST 15"
ST 15"
ST 15"
S
T
1
5
"
S
T
1
5
"
ST 15"ST 15"
S
ST 8"ST 8"ST 8"
ST 15"ST 15"ST 15"
ST 15"
ST 15"ST 15"
D
D ST 15"
WV
D
MAILBOX CLUSTER
(SEE DETAIL)
MAILBOX CLUSTER
(SEE DETAIL)
1
7
1
8
1
9
20
21
22
23
24
25
26
27
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16
40
30
39 3841424544434647
29 2831323534333637
48495051
SUDAS TYPE A DRIVEWAY
D
CO
D
H
Y
D
WV
WV
H
Y
D
WV
WVWV
H
Y
D
D
WV
WV
H
Y
D
D
D
D
D CO
D
D
E
E
D
EX
B
U
I
L
D
I
N
G
E
J
E
J
ST
8"
ST
15
"
ST
15
"
ST
15
"
ST
15
"
ST
8"
ST 24"
S
T
2
4
"
ST24"
ST24"
S
T
1
5
"
ST18"
ST18"
ST18"
ST 18"
ST 18"
ST 18"ST 18"ST 18"
W8"
HY
D
HY
D
WV
WV
W12
"
W12
"
W12
"
W12
"
W12
"
W12
"
W12
"
W12
"
W
12
"
W16"W16"W16"W16"W16"
W16"
W16"
W16"
W16"
W16"
W16"
W16"
U/E
U
/
E
U/E
U/E
F/OF/OF/OF/OF/O
F/O
F/O
F/O
F/O
F/O
F/O
F/O
F/O
G4"
G4"
G4"
G4"
G4"
G4"
G4"
G4"
G
4"
G
4
"
G4"G4"G4"G4"G4"
G4"
G4"
G4"
G4"
G4"
G4"
W16"W16"W16"W16"W16"
W16"
W16"
W16"
W16"
W16"
W16"
W16"
U
/
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U/
E
U/E
U/E
U/
E
U/E U/E U/E U/E U/E
U/E
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H
Y
D
BU
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D
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N
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T
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35
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7
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2
0
2
3
1
2
:
3
9
:
5
1
P
M
GRAPHIC SCALE
040 20 40 80
BUILDING TYPE A6 BUILDING TYPE B6BUILDING TYPE C4
BUILDING TYPE D4 BUILDING TYPE D4
BUILDING TYPE F5 BUILDING TYPE E5
BU
I
L
D
I
N
G
T
Y
P
E
A
4
BU
I
L
D
I
N
G
T
Y
P
E
A
4
B
U
I
L
D
I
N
G
T
Y
P
E
A
3
BUILDING TYPE G4
SE FLINT DRIVE
SE MARBLE LANE
SE
O
Y
N
X
D
R
I
V
E
BUILDING B6
2G 2G 2G 2G 2G
11 12 13 14 15 16
G FE=1064.60 G FE=1065.20 G FE=1065.80 G FE=1066.40 G FE=1067.00G FE=1064.60
2G
6,887 SF MAIN LEVEL
6,787 SF UPPER LEVEL
17,798 SF TOTAL BUILDING
4,124 SF BASEMENT
GROSS BUILDING AREA
2G 2G 2G 2G 2G 2G
5 6 7 8 9 10
G FE=1060.00 G FE=1060.60 G FE=1061.20 G FE=1061.80 G FE=1062.40 G FE=1063.00
BUILDING TYPE A6
BUILDING A6
TWO STORY 3 BEDROOM
BASEMENT WITH WINDOW WELL
6
TWO CAR GARAGE
668 SF MAIN LEVEL
1,038 SF UPPER LEVEL
1,706 SF UNIT
6,922 SF MAIN LEVEL
6,720 SF UPPER LEVEL
18,082 SF TOTAL BUILDING
4,134 SF BASEMENT
414 SF GARAGE
618 SF BASEMENT
2,789 SF TOTAL UNIT
GROSS BUILDING AREA
51 SF BALCONY
TWO STORY 3 BEDROOM
BASEMENT WINDOW WELL
2
615 SF UN FINISHED BASEMENT
TWO CAR GARAGE
654 SF MAIN LEVEL
1,038 SF UPPER LEVEL
1,692 SF UNIT
1
1G 2G 2G 2G
1 2 3 4
G FE=1058.00 G FE=1058.66 G FE=1059.33 G FE=1060.00
BUILDING TYPE C4
BUILDING C4
4,324 SF MAIN LEVEL
4,270 SF UPPER LEVEL
11,236 SF TOTAL BUILDING
2,642 SF BASEMENT
GROSS BUILDING AREA
TWO STORY 2 BEDROOM
BASEMENT WINDOW WELL
1
501 SF UN FINISHED BASEMENT
ONE CAR GARAGE
498 SF MAIN LEVEL
820 SF UPPER LEVEL
1,318 SF UNIT
384 SF DOUBLE GARAGE
2,691 SF TOTAL UNIT
615 SF UN FINISHED BASEMENT
668 SF MAIN LEVEL
1,026 SF UPPER LEVEL
1,681 SF UNIT
384 SF DOUBLE GARAGE
2,680 SF TOTAL UNIT
318 SF SINGLE GARAGE
2,137 SF TOTAL UNIT
3 ST
2G2G2G2G2G
40 39 384142
G FE=1061.00 G FE=1061.50 G FE=1062.00 G FE=1062.50 G FE=1063.00
3 ST3 ST3 ST3 ST
BUILDING TYPE D4
BUILDING D5
THREE STORY 3 BEDROOM 5
TWO CAR GARAGE
810 SF MAIN LEVEL
816 SF UPPER LEVEL
2,071 SF UNIT
4,830 SF MAIN LEVEL
4,830SF UPPER LEVEL
14,490 SF TOTAL BUILDING
4,830 SF LOWER LEVEL
416 SF GARAGE
2,487 SF TOTAL UNIT
GROSS BUILDING AREA
445 SF LOWER LEVEL
306 SF BALCONY
BUILDING B4
TWO STORY 3 BEDROOM
BASEMENT WINDOW WELL
2
615 SF UN FINISHED BASEMENT
TWO CAR GARAGE
654 SF MAIN LEVEL
1,038 SF UPPER LEVEL
1,692 SF UNIT
4
384 SF DOUBLE GARAGE
2,691 SF TOTAL UNIT
615 SF UN FINISHED BASEMENT
669 SF MAIN LEVEL
1,049 SF UPPER LEVEL
1,718 SF UNIT
384 SF DOUBLE GARAGE
2,717 SF TOTAL UNIT
4,602 SF MAIN LEVEL
4,522 SF UPPER LEVEL
11,888 SF TOTAL BUILDING
2,764 SF BASEMENT
GROSS BUILDING AREA
2G 2G 2G 2G
20 21 22 23
BUILDING TYPE B4
TWO STORY 3 BEDROOM
BASEMENT WINDOW WELL
2
615 SF UN FINISHED BASEMENT
TWO CAR GARAGE
654 SF MAIN LEVEL
1,038 SF UPPER LEVEL
1,692 SF UNIT
1
5,467 SF MAIN LEVEL
5,377 SF UPPER LEVEL
14,167 SF TOTAL BUILDING
3,323 SF BASEMENT
GROSS BUILDING AREA
TWO STORY 2 BEDROOM
BASEMENT WINDOW WELL
501 SF UN FINISHED BASEMENT
ONE CAR GARAGE
498 SF MAIN LEVEL
820 SF UPPER LEVEL
1,318 SF UNIT
384 SF DOUBLE GARAGE
2,691 SF TOTAL UNIT
615 SF UN FINISHED BASEMENT
684 SF MAIN LEVEL
1,049 SF UPPER LEVEL
1,717 SF UNIT
384 SF DOUBLE GARAGE
2,716 SF TOTAL UNIT 318 SF SINGLE GARAGE
2,137 SF TOTAL UNIT
2G 2G 2G 1G2G
30 29 283132
G FE=1062.00G FE=1061.25G FE=1060.50G FE=1059.75G FE=1059.00
BUILDING TYPE E5
2G 2G 2G
17 18 19
G FE=1060.00 G FE=1060.60 G FE=1061.20
BUILDING TYPE A3
BUILDING A3
TWO STORY 3 BEDROOM
BASEMENT WITH WINDOW WELL
3
TWO CAR GARAGE
668 SF MAIN LEVEL
1,038 SF UPPER LEVEL
1,706 SF UNIT
3,463 SF MAIN LEVEL
3,352 SF UPPER LEVEL
9,006 SF TOTAL BUILDING
2,038 SF BASEMENT
414 SF GARAGE
618 SF BASEMENT
2,789 SF TOTAL UNIT
GROSS BUILDING AREA
51 SF BALCONY
153 SF BALCONY
BUILDING A4
2G 2G 2G 2G
48 49 50 51
G FE=1066.00 G FE=1065.00 G FE=1064.00 G FE=1063.00
BUILDING TYPE A4W 4,612 SF MAIN LEVEL
4,476 SF UPPER LEVEL
12,068 SF TOTAL BUILDING
2,776 SF BASEMENT
GROSS BUILDING AREA
204 SF BALCONY
TWO STORY 3 BEDROOM
BASEMENT WITH WINDOW WELL
4
TWO CAR GARAGE
668 SF MAIN LEVEL
1,038 SF UPPER LEVEL
1,706 SF UNIT
414 SF GARAGE
618 SF BASEMENT
2,789 SF TOTAL UNIT
51 SF BALCONY
TWO STORY 3 BEDROOM
BASEMENT WINDOW WELL
1
615 SF UN FINISHED BASEMENT
TWO CAR GARAGE
654 SF MAIN LEVEL
1,038 SF UPPER LEVEL
1,692 SF UNIT
3
384 SF DOUBLE GARAGE
2,691 SF TOTAL UNIT
615 SF UN FINISHED BASEMENT
669 SF MAIN LEVEL
1,049 SF UPPER LEVEL
1,718 SF UNIT
384 SF DOUBLE GARAGE
2,717 SF TOTAL UNIT
24 25 26 27
BUILDING E5
REAR YARD STREET FRONTAGE
TWO STORY 3 BEDROOM
BASEMENT WINDOW WELL
2
615 SF UN FINISHED BASEMENT
TWO CAR GARAGE
654 SF MAIN LEVEL
1,038 SF UPPER LEVEL
1,692 SF UNIT
1
5,467 SF MAIN LEVEL
5,377 SF UPPER LEVEL
14,167 SF TOTAL BUILDING
3,323 SF BASEMENT
GROSS BUILDING AREA
TWO STORY 2 BEDROOM
BASEMENT WINDOW WELL
501 SF UN FINISHED BASEMENT
ONE CAR GARAGE
498 SF MAIN LEVEL
820 SF UPPER LEVEL
1,318 SF UNIT
384 SF DOUBLE GARAGE
2,691 SF TOTAL UNIT
615 SF UN FINISHED BASEMENT
684 SF MAIN LEVEL
1,049 SF UPPER LEVEL
1,717 SF UNIT
384 SF DOUBLE GARAGE
2,716 SF TOTAL UNIT 318 SF SINGLE GARAGE
2,137 SF TOTAL UNIT
30 29 283132
G FE=1062.00G FE=1061.25G FE=1060.50G FE=1059.75G FE=1059.00
BUILDING TYPE F5
BUILDING F5
REAR YARD STREET FRONTAGE
2G2G2G1G 2G
30 29 283132
G FE=1062.00G FE=1061.25G FE=1060.50G FE=1059.75G FE=1059.00
BUILDING G4
4,612 SF MAIN LEVEL
4,476 SF UPPER LEVEL
12,068 SF TOTAL BUILDING
2,776 SF BASEMENT
GROSS BUILDING AREA
204 SF BALCONY
TWO STORY 3 BEDROOM
BASEMENT WITH WINDOW WELL
4
TWO CAR GARAGE
668 SF MAIN LEVEL
1,038 SF UPPER LEVEL
1,706 SF UNIT
414 SF GARAGE
618 SF BASEMENT
2,789 SF TOTAL UNIT
51 SF BALCONY
48495051
G FE=1066.00G FE=1065.00G FE=1064.00G FE=1063.00
BUILDING TYPE G4
SE
P
L
E
A
S
A
N
T
V
I
E
W
D
R
.
(
3
1
'
B
-
B
)
SE W
A
C
O
P
L
A
C
E
/
9
8
T
H
S
T
.
(37' B
-
B
)
DETENTION BASIN
TOP=1045.50
NORMAL POOL ELEV=1039.00
BOTTOM=1029.00
100-YEAR ELEV=1042.22
VOLUME=61,632 CF
SAN 8"SAN 8"SAN 8"SAN 8"SAN 8"SAN 8"SAN 8"SAN 8"
SA
N
8"
SA
N
8"
S
A
N
8
"
W8"W8"W8"W8"W8"W8"W8"W8"W8"
W8"
W8"
W8"
W8"
W8"
SAN 8"SAN 8"SAN 8"SAN 8"SAN 8"
W8"W8"W8"W8"W8"W 8"
S
A
N
8
"
S
A
N
8
"
W8"
S
HYD
S
S
S
SA
N
8"
S
SW8"
W8"
D
HYD
HY
D
HY D
ST 15"
ST
18
"
ST
15
"
ST 15"
ST 18"
ST 15"
ST 15"
ST 15"
ST 15"
ST 15"
S
T
1
5
"
S
T
1
5
"
S
T
1
5
"
ST 15"ST 15"ST 15"
S
ST 8"ST 8"ST 8"ST 8"ST 8"
ST
8"
ST 15"ST 15"ST 15"ST 15"
HY
D
HY
D
H
Y
D
WV
HYD
W
V
CO
WV
1066
1
0
6
3
10651065
1066 1066
1068
1067
1066
1
0
6
4
1
0
6
2
1
0
6
1
106
5
1
0
6
5
ST
15
"
ST 15"ST 15"ST 15"ST 15"ST 15"
1
0
5
6
D
1055
1
0
5
5
10
6
0
106
5
1
0
5
6
1
0
5
7
1
0
5
8
1
0
5
9
1
0
6
1
1062 1
0
6
3
1064
1060
10
6
5
1057
1058
1058
1058
1059
1061
1062
10
6
3
10
6
4
10
6
0
10
5
8
10
5
9
1
0
6
1
10
3
2
10
3
7
10
4
1
10
4
2
104
3
1046 1
0
6
0
1
0
5
7
1
0
5
8
1
0
5
9
1
0
6
1
1
0
6
2
1
0
6
0
10
6
5
1
0
6
5
10
5
8
1
0
5
9
10
5
9
10
5
9
1
0
6
1
10
6
2
10
6
2
10
6
2
10
6
3
10
6
4
10
5
8
1
0
5
9
1064
1061
1064
D ST 15"ST 15"
4
.
9
%
2.1%
7.1%
1.1%2.9%3.3%0.3%
2.
0
%
2.
0
%
7.
1
%
4
.
9
%
17.6
%
2
4
.
3
%
2
4
.
7
%
24.8
%
18.4%
WV
D
2
1
.
5
8
'
AUXILLARY SPILLWAY
@ ELEVATION 1045.50
1
7
1
8
1
9
20
21
22
23
24
25
26
27
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16
40
30
39 3841424544434647
29 2831323534333637
G FE=1058.00 G FE=1059.16 G FE=1059.83 G FE=1060.50 G FE=1060.50 G FE=1061.10 G FE=1061.70 G FE=1062.30 G FE=1062.90 G FE=1063.50 G FE=1065.10 G FE=1065.70 G FE=1066.30 G FE=1066.90 G FE=1067.50
G
F
E
=
1
0
6
7
.
0
0
G
F
E
=
1
0
6
7
.
0
0
G
F
E
=
1
0
6
7
.
0
0
G
F
E
=
1
0
6
6
.
0
0
G
F
E
=
1
0
6
5
.
0
0
G
F
E
=
1
0
6
4
.
0
0
G
F
E
=
1
0
6
2
.
5
0
G
F
E
=
1
0
6
1
.
5
0
G
F
E
=
1
0
6
0
.
5
0
G
F
E
=
1
0
5
9
.
5
0
G FE=1062.50G FE=1061.75G FE=1061.00G FE=1060.25G FE=1059.50G FE=1057.50 G FE=1058.00 G FE=1058.50 G FE=1059.00 G FE=1059.50
G FE=1060.50G FE=1060.00G FE=1059.50G FE=1059.00G FE=1058.50 G FE=1061.50 G FE=1062.00 G FE=1062.50 G FE=1063.00 G FE=1063.50
G FE=1064.50
48495051
G FE=1059.50G FE=1059.00G FE=1058.50G FE=1058.00
G
F
E
=
1
0
6
7
.
0
0
4.4%
0.1
%
4.
9
%
5
.
0
%
5
.
0
%
100 YR EL -1059.50
OVERFLOW SOUTH
@1059.50
100 YR EL -1062.15
OVERFLOW SOUTH
@1062.15
100 YR EL -1056.75
OVERFLOW EAST
@1057.06
100 YR EL -1056.15
OVERFLOW EAST @1056.23
100 YR EL -1056.13
OVERFLOW - SOUTHEAST
1057
1058
MODIFIED
DETENTION
EASEMENT
3.1%
3.8%
3.0%
3.0%
100 YR EL -1062.10
OVERFLOW EAST
@ 1062.20
100 YR EL -1057.92
OVERFLOW EAST @ 1058.01
100 YR EL -1054.76
OVERFLOW EAST
@1054.80
100-YR
ELEV LIMITS
12
'
MA
I
N
T
E
N
A
N
C
E
PA
T
H
D
1050
1048
1049
10
5
1
10
5
2
10
5
3
10
5
4
1045
1044
10
4
0
10
3
9
1
0
5
0
1
0
5
5
1
0
5
1
1
0
5
2
1
0
5
3
1
0
5
4
1
0
5
6
1055
10
5
7
10
5
8
10
5
9
10
6
3
1
0
6
0
1
0
5
7
1
0
6
2
1
0
6
3
1
0
6
4
3.
0
%
3.
0
%
3.
0
%
3.
2
%
3.
2
%
3.
2
%
2
.
0
%
2
.
5
%
2.0%
1058.00
1058.00 1060.00
HP 1059.50
1058.50
1060.50
1060.50
1060.00 1063.00
1063.50 1064.50
1063.50
1067.00
1067.50
1065.75
1067.00 1064.00
1062.00
1064.00
1062.50 1062.00
1058.50
1059.50
1059.50
1062.501059.451059.50
1057.501055.50
1057.50
1061.50
1058.50 1060.50
1063.50 1064.50
1061.50 1063.50
1066.50
1056.50
1055.69
1050.33
1050.78
1054.68
1054.75
1060.23
1060.57 1061.30 1061.55
1061.57
1062.46 1062.55
1063.05
1063.17 1063.95 1064.13 1065.05 1065.29
1065.65
1065.54
1056.90 1058.881057.78
1057.25 1058.31 1059.46
1059.67
1061.45
1062.00
1062.35
1065.53
1065.72
1066.501065.771065.171064.571063.97
1063.331062.951061.801061.201060.601060.141059.601059.19
1055.95
1056.93
1055.33T/C
1055.08G
1055.53T/C
1055.28G 1055.65T/C
1055.40G
1055.17T/C
1054.92G
1055.06T/C
1054.81G
1055.65T/C
1055.40G 1056.19T/C
1055.94G
1059.50T/C
1059.25G
1060.58T/C
1060.33G
1054.76T/C
1054.51G
1061.35T/C
1061.10G
1061.65T/C
1061.40G
1063.88T/C
1063.63G
1064.08T/C
1063.83G 1064.67T/C
1064.42G
1064.88T/C
1064.63G
1065.45T/C
1065.20G
1065.65T/C
1065.40G
1065.15T/C
1064.90G
1062.77T/C
1062.52G
1061.02T/C
1060.77G
1059.21T/C
1058.96G
1058.00T/C
1057.75G
1057.76T/C
1057.51G
1056.00T/C
1055.75G
1057.50T/C
1057.25G
1057.09T/C
1056.84G
1062.69
1061.49
1064.04
1063.45
1052.90
1054.00
1054.97
1055.23
1056.86
1054.001039.00
1039.04
1038.94
1038.92
1059.00 1065.00 1066.00
1062.15 1061.63
1059.831059.16 1061.10 1061.70 1062.30 1062.90 1065.10 1065.70 1066.30 1066.90
1066.00
1065.00
1058.50
1061.751061.001060.251059.001058.501058.00
1059.00 1059.50 1060.00 1062.00 1062.50 1063.00
1065.67
1061.94
1061.45
1055.11
1057.09
1059.881055.14
1056.12T/W
1056.22T/W
1056.50B/W
1053.00B/W
1063.00
1060.00
1059.25
1060.82
1062.57
1065.19
1055.22
1054.12
1052.25T/C
1052.00G
1058.11T/C
1057.86G
1061.03
1061.50
1062.00
1065.16 1063.00
1063.00
1062.04
1060.00
1059.66
1059.00
1057.131050.97
1051.05
1046.92
1046.97
1045.66
1045.76
1045.69
1045.79
1047.49
1047.59
1047.76
1050.901051.00
1060.45 1061.05
1061.65 1062.25
1064.65
1065.05 1066.25 1066.85
1059.77
1059.101058.45
1058.00
1057.90
1057.86
1065.65
1067.00
1066.88
1066.75
1066.39
1067.00
1064.83
1064.83
1066.54
1061.37
1059.76 1067.62
1056.231057.94
1055.68
1041.24
1051.17
1047.12
1045.16
1046.25
1055.41
1066.05
1058.00
1057.95
1053.27
1058.54
1059.50
1059.09
1057.711056.91
1059.00
1062.89
1059.71
1061.45
1060.451059.75
1059.06 1059.47
1058.891057.99
1062.13
1063.21
1064.16
1066.57
1066.59
1059.79 1062.13
1056.66
1057.25
1058.90
1055.67 1057.35 1058.19 1059.07
1061.52
1049.00 1049.80 1054.50
1062.20
1055.201055.08
1058.26T/C
1058.01G
1058.95
1063.18T/C
1062.93G
1054.53
1054.60
1038.99
1045.54
1056.33
2.1%2.0%2.0%
1.9%
18.1%
9.2%
2.
7
%
2.8%2.8%2.5%2.5%2.9%
2.0
%
1050.92
1050.99
14.1%
7.5%
25
.
0
%
5.0%
5.0%
100 YR EL -1054.40
OVERFLOW SOUTH @ 1054.50
3.0%
1.0%
2.
5
%
2
.
0
%
3.0
%
1
0
5
6
105
8
1057
CO
1058.001057.45 1058.44
1058.94
1059.38 1059.45 1059.46 1060.20 1060.95 1061.69
1063.94
1064.95
1065.95
1067.00
1067.00
1059.06
1058.50
1059.16
1059.16
1059.83
1059.83
1060.50
1060.50
1061.10
1061.10
1061.70
1061.70
1062.30
1062.30
1062.90
1062.90
1063.50
1064.50
1065.10
1065.10
1065.70
1065.70
1066.30
1066.30
1066.90
1066.90
1067.50
1063.00
1063.50
1062.50
1063.00
1062.00
1062.391061.50 1062.00
1060.00
1060.50
1059.50
1060.01
1059.00
1059.501058.50 1059.00
1057.50 1058.00
1058.00
1058.50
1058.50
1059.00
1059.00
1059.50
1059.50
1060.25
1060.25
1061.00
1061.00
1061.75
1061.75
1062.50
1058.00 1058.50
1058.50
1059.00
1059.00 1059.50
1062.50
1061.50
1061.50
1060.50
1060.50
1059.50
1065.00
1064.00
1066.00
1065.00
1067.00
1066.00
1061.45 1061.95
1062.45
1062.95
1058.45
1058.95
1059.45 1059.95
1062.85
10
5
8
1066
1
0
6
5
1
0
6
6
1
0
6
7
1057
1056
1055
1054
1053
1052
1051
1050
1049
1048
1047
1046
1039
1045
1040
1050 1051 1052 1053
1054
1045
1040
1
0
4
5
ALL GRADING WEST OF THIS LINE
IS SHOWN TO REFLECT THE
PROPOSED GRADES OF THE NEIGHBORING
PROPERTY AND TO BE DONE BE OTHERS
CONTRACTOR TO SURVEY
AND VERIFY ALL
SHOWN PROPOSED
GRADES WEST OF
THE PROPERTY LINE AT
THEIR OWN EXPENSE
WITH THE KNOWLEDGE
PROPOSED GRADES
DISPLAYED MAY NOT BE AS
BUILT GRADES.
CONTRACTOR TO ASSUME
ALL EARTHWORK EXPENSES
ASSOCIATED WITH
DIFFERENCES IN GRADE
D
H
Y
D
WV
WV
H
Y
D
WV
WVWV
H
Y
D
D
WV
WV
H
Y
D
D
D
D
D
CO
D
D
E
E
D
EX
B
U
I
L
D
I
N
G
E
J
E
J
ST
8"
ST
ST
15
"
ST
15
"
ST
15
"
ST
15
"
ST
15
"
ST 15"
ST
8"
ST 24"
ST 15"
S
T
2
4
"
S
T
2
4
"
ST24"
ST24"
S
T
1
5
"
ST18"
ST18"
ST18"
ST18"
ST18"
ST 18"
ST 18"
ST 18"ST 18"ST 18"ST 18"ST 18"
W8"
HY
D
HY
D
WV
WV
W12
"
W12
"
W12
"
W12
"
W12
"
W12
"
W12
"
W12
"
W12
"
W12
"
W12
"
W
1
2
"
W16"W16"W16"W16"W16"W16"
W16"
W16"
W16"
W16"
W16"
W16"
W16"
W16"
W16"
W16"
U/E
U
/
E
U
/
E
U/E
U/E
F/OF/OF/OF/OF/OF/O
F/O
F/O
F/O
F/O
F/O
F/O
F/O
F/O
F/O
F/O
G4"
G4"
G4"
G4"
G4"
G4"
G4"
G4"
G4"
G4"
G4"
G
4
"
G
4
"
G4"G4"G4"G4"G4"G4"
G4"
G4"
G4"
G4"
G4"
G4"
G4"
G4"
5'
E
X
.
S
T
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4
10' EX. P
U
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BOOK 2
0
2
2
P
A
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1
0
2
9
3
10' EX
.
P
U
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BOOK
2
0
2
2
P
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1
0
2
9
3
1065
1060
105
8
10561055
105
4
1
0
5
2
10
5
0
104
5
10
4
5
1050
1055
10
5
7
1
0
6
0
10
5
5
1050
1045
10
4
5
10
4
5
1045
1050
1045
1050
1051
1050
1045
1
0
4
5
1
0
5
0
10
5
5
1
0
6
0
1065
1
0
6
8
1069
106
5
1067
106
0
1055
1053
1059
105
7
W16"W16"W16"W16"W16"W16"
W16"
W16"
W16"
W16"
W16"
W16"
W16"
W16"
W16"
U
/
E
U
/
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U/E
U/E
U/E
U/E
U/
E
U/E U/E U/E U/E U/E U/E U/E
U/E
S
H
Y
D
25' EX. LANDSCAPE BUFFER
BOOK 2022 PAGE 10294
25' EX LANDSCAPE BUFFER
BOOK 2022 PAGE 10294
EX. SA
N
I
T
A
R
Y
SEWER
E
A
S
E
M
E
N
T
BOOK 2
0
2
2
P
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G
E
1
0
2
9
6
10
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S
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O
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A
S
E
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T
BO
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K
2
0
2
2
TOPSOIL NOTES:
1.STRIP AND STOCKPILE THE TOP 8" OF SOIL ON ALL DISTURBED AREAS.
2.RESPREAD TOPSOIL TO A MINIMUM DEPTH OF 8" ON ALL GREEN (NON PAVED)
AREAS. IMPORT TOPSOIL AS NECESSARY TO ACHIEVE A MINIMUM DEPTH OF 6".
3.TOPSOIL SHALL BE FREE OF ALL ROCK AND DEBRIS LARGER THAN 3/4" IN SIZE.
4.TOPSOIL IS DEFINED AS: FERTILE, FRIABLE LOAM, CAPABLE OF SUSTAINING
VIGOROUS PLANT GROWTH, FROM WELL DRAINED SITE FREE FROM FLOODING, NOT
IN FROZEN OR MUDDY CONDITIONS; REASONABLE FREE FROM SUBSOIL, CLAY
LUMPS, ROOTS, GRASS, WEEDS, STONES LARGER THAN 3/4 INCH IN DIAMETER, AND
FOREIGN MATTER; ACIDITY RANGE (PH) OF 5.5 TO 7.5; CONTAINING MINIMUM 4
PERCENT AND MAXIMUM 20 PERCENT ORGANIC MATTER.
5.CONTRACTOR SHALL BE RESPONSIBLE FOR ENSURING ALL TOPSOIL
REQUIREMENTS OF NPDES GENERAL PERMIT NO. 2 ARE MET.
GR
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GRADING LEGEND:
EXISTING CONTOUR
PROPOSED CONTOUR
FINISHED GROUND ELEVATION
TOP OF CURB ELEVATION
GUTTER ELEVATION
TOP OF WALL ELEVATION
BOTTOM OF WALL ELEVATION
EDGE OF WALK ELEVATION
TOP OF STAIR ELEVATION
BOTTOM OF STAIR ELEVATION
NOTE: WALL ELEVATIONS SHOWN ON PLAN ARE FINISHED
GROUND GRADES AT THE TOP AND BOTTOM OF THE WALL.
150.50E/W
150.50B/W
150.50T/W
150.50G
150.50T/C
150.50
150
150
150.50T/S
150.50B/S
L:
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7
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2
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:
0
5
P
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GRAPHIC SCALE
030 15 30 60
SE
P
L
E
A
S
A
N
T
V
I
E
W
D
R
.
(
3
1
'
B
-
B
)
SE W
A
C
O
P
L
A
C
E
/
9
8
T
H
S
T
.
(37' B
-
B
)
DETENTION BASIN
TOP=1045.50
NORMAL POOL ELEV=1039.00
BOTTOM=1029.00
100-YEAR ELEV=1042.22
VOLUME=61,632 CF
SAN 8"SAN 8"SAN 8"
W8"W8"W8"
W
8"
W
8"
SAN 8"
W8"W8"
S
HYD
S
S
S
S
S
D
HYD
HYD
HY D
ST 15"
S
T
1
5
"
ST 15"
S
ST 8"
ST 15"
ST 15"
D
D
WV
D
2
1
.
5
8
'
AUXILLARY SPILLWAY
@ ELEVATION 1045.50
100 YR EL -1059.50
OVERFLOW SOUTH
@1059.50
100 YR EL -1062.15
OVERFLOW SOUTH
@1062.15
100 YR EL -1056.75
OVERFLOW EAST
@1057.06
100 YR EL -1056.15
OVERFLOW EAST @1056.23
100 YR EL -1056.13
OVERFLOW - SOUTHEAST
100 YR EL -1062.10
OVERFLOW EAST
@ 1062.20
100 YR EL -1057.92
OVERFLOW EAST @ 1058.01
100 YR EL -1054.76
OVERFLOW EAST
@1054.80
100-YR
ELEV LIMITS
12'
MA
I
N
T
E
N
A
N
C
E
PA
T
H
D
100 YR EL -1054.40
OVERFLOW SOUTH @ 1054.50
CO
D
H
Y
D
WV
WV
H
Y
D
WV
WVWV
H
Y
D
D
WV
WV
H
Y
D
D
D
D
D CO
D
D
E
E
D
E
J
E
J
ST
15
"
ST
15
"
ST18"
ST 18"
ST 18"
HY
D
HY
D
WV
WV
W12
"
W12
"
W12
"
W12
"
W16"W16"W16"
W16"
W16"
W16"
U
/
E F/OF/OF/O
F/O
F/O
F/O
G4"
G4"
G4"
G
4
"
G4"G4"
G4"
G4"
G4"
W16"W16"W16"
W16"
W16"
W16"
U/E
U/E U/E U/E
S
H
Y
D
EX RAMP
1044.57
1044.48
1044.87
1045.00
1044.79 1045.05
1044.65
1044.55
3.0%
1
.
1
%
3.0%
3.1%
1.2%
1
.
0
%
D
E
ST 15"
S
T
2
4
"
S
T
2
4
"
S
T
2
4
"
S
T
2
4
"
ST24"
ST24"
ST24"
W16"
W16"
W16"
W16"
W16"
W16"
W16"
U/E
U/E
G
4
"
G
4
"
G
4
"
G
4"
G 4"
G4"
U
/
E
U
/
E
U/E
U/E
U
/
E
U
/
E
U/
E
U/E
U/E
U/E
EX RAMP
W8"
W8"
W8"
1053.93
1054.01
1054.07
1053.83
1054.00
1053.901053.58
1053.65
1054.71
1054.66
1055.01
1055.01
1055.06
1055.06
1055.08
1055.35 1055.43
1055.50
1055.43
1.5%
1.0
%
1.5%
4.3
%
1.5%
4.3
%
1.5%
1.5
%
1.5
%
1.5%
5.0
%
5.0
%
3.9
%
4.1
%
1.5
%
1.5
%
1.5
%
4.1
%
1.2
%
1.5%
D
ST
8"
ST
8"
ST
8"
ST
8"
ST
ST
ST
15
"
W12
"
G4"
G4"
G4"
G4"
G4"
G4"
G4"
SA
N
8"
SA
N
8"
SA
N
8"
8"
W8"
W8"
ST 15"ST 15"ST 15"ST 15"
1059.50
1058.57
1058.49
1058.57
1058.65
1059.21
1059.13
1.5%
1.5%
0.
7
%
1.
5
%
1.
2
%
4.2%
7.0
%
1.5%
3.3%
1059.41
1059.37
1059.25
1059.32
1060.10
1060.03
1059.78
1058.871.5%1.
4
%
3.3%
3.3%
1.
5
%
1.
5
%
4.3
%
1.
5
%
5
.
1
%
1.
5
%
1.5%
2.
0
%
3.3%
SAN 8"
W 8"W 8"W 8"W 8"
S
S
A
N
8
"
S
ST 8"ST 8"ST 8"
1057.50 1057.55
1057.25
1057.80
1057.85
1057.56
3.
8
%
3.
8
%
3.
8
%
3.
8
%
1.0%
1.0%
2.
7
%
0
.
0
%
SA
N
8"
SA
N
8"
S
A
N
8
"
S
A
N
8
"
S
A
N
SAN 8"SAN 8"
W 8"W8"W8"W8"
S
S
T
1
5
"
S
T
1
5
"
S
T
1
5
"
S
T
1
5
"
S
T
D
2.
0
%
1062.35
1062.50
1062.57
1060.97
1060.77
1060.83
1063.07
1063.14
1062.89
1062.50
1060.75
1060.80
1060.50
1.
3
%
2.
0
%
0.
4
%
1
.
6
%
8.
2
%
1.2
%
1060.77
1.0%
1.2%
1.4%
1.5%
8.
1
%
4.
0
%
4.
5
%
0.9%
W8"
WV
1058.08
1057.98
1058.15
1058.21
1058.10
1058.06
1058.31
1058.21
0.9%
3.8%
3.8%
0.9%
1.
0
%
1.5%
1.
9
%
1.
0
%
0.9%
1.5%
0.9%
1.
0
%
1.
0
%
0.9%
D
ST 18"ST 18"ST 18"ST 18"
ST 18"
W16"W16"W16"W16"W16"W16"
G4"G4"G4"G4"G4"G4"
U/E U/E U/E U/E U/E U/E U/E
150
TOPSOIL NOTES:
1.STRIP AND STOCKPILE THE TOP 8" OF SOIL ON ALL DISTURBED AREAS.
2.RESPREAD TOPSOIL TO A MINIMUM DEPTH OF 8" ON ALL GREEN (NON PAVED)
AREAS. IMPORT TOPSOIL AS NECESSARY TO ACHIEVE A MINIMUM DEPTH OF 6".
3.TOPSOIL SHALL BE FREE OF ALL ROCK AND DEBRIS LARGER THAN 3/4" IN SIZE.
4.TOPSOIL IS DEFINED AS: FERTILE, FRIABLE LOAM, CAPABLE OF SUSTAINING
VIGOROUS PLANT GROWTH, FROM WELL DRAINED SITE FREE FROM FLOODING, NOT
IN FROZEN OR MUDDY CONDITIONS; REASONABLE FREE FROM SUBSOIL, CLAY
LUMPS, ROOTS, GRASS, WEEDS, STONES LARGER THAN 3/4 INCH IN DIAMETER, AND
FOREIGN MATTER; ACIDITY RANGE (PH) OF 5.5 TO 7.5; CONTAINING MINIMUM 4
PERCENT AND MAXIMUM 20 PERCENT ORGANIC MATTER.
5.CONTRACTOR SHALL BE RESPONSIBLE FOR ENSURING ALL TOPSOIL
REQUIREMENTS OF NPDES GENERAL PERMIT NO. 2 ARE MET.
AD
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GRADING LEGEND:
EXISTING CONTOUR
PROPOSED CONTOUR
FINISHED GROUND ELEVATION
TOP OF CURB ELEVATION
GUTTER ELEVATION
TOP OF WALL ELEVATION
BOTTOM OF WALL ELEVATION
EDGE OF WALK ELEVATION
TOP OF STAIR ELEVATION
BOTTOM OF STAIR ELEVATION
NOTE: WALL ELEVATIONS SHOWN ON PLAN ARE FINISHED
GROUND GRADES AT THE TOP AND BOTTOM OF THE WALL.
150.50E/W
150.50B/W
150.50T/W
150.50G
150.50T/C
150.50
150
150.50T/S
150.50B/S
L:
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2
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2
3
4
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:
3
7
P
M
SE WACO PLACE/98TH ST. AND SE PLEASANT VIEW DRIVE
SCALE: 1" = 10'1 SE PLEASANT VIEW DRIVE AND SE PLEASANT VIEW LANE
SCALE: 1" = 10'2 SE PLEASANT VIEW LANE AND SE KETTLESTONE LANE
SCALE: 1" = 10'3
SE KETTLESTONE LANE
SCALE: 1" = 10'4
SE KETTLESTONE LANE AND SE KETTLESTONE PEAK LANE
SCALE: 1" = 10'5
SE KETTLESTONE PEAK LANE AND SE WACO PLACE
SCALE: 1" = 10'6
1
2 3
4 5
6
LOCATION MAP -ADA INTERSECTION
(NOT TO SCALE)
GRAPHIC SCALE
010 5 10
SE W
A
C
O
P
L
A
C
E
/
98TH
S
T
.
S
E
P
L
E
A
S
A
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T
V
I
E
W
D
R
.
SE
P
L
E
A
S
A
N
T
V
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E
W
D
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.
SE FLI
N
T
D
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I
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E
SE FLINT DRIVE
SE
M
A
R
B
L
E
LA
N
E
SE MARBLE
LANE
SE MARBLE
LANE
SE
O
Y
N
X
D
R
I
V
E
SE
OY
N
X
D
R
I
V
E
SE WACO PLACE/
98TH ST.
SE FLINT DRIVE
SE MARBLE LANE
SE
O
Y
N
X
D
R
I
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E
SE
P
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E
A
S
A
N
T
V
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W
D
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.
(
3
1
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B
-
B
)
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A
C
O
P
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A
C
E
/
9
8
T
H
S
T
.
(37' B
-
B
)
SAN 8"SAN 8"SAN 8"SAN 8"SAN 8"SAN 8"SAN 8"SAN 8"
SA
N
8"
SA
N
8"
S
A
N
8
"
W8"W8"W8"W8"W8"W8"W8"W8"W8"
W8"
W
8"
W8"
W8"
W8"
SAN 8"SAN 8"SAN 8"SAN 8"SAN 8"
W8"W8"W8"W8"W8"W8"
S
A
N
8
"
S
A
N
8
"
W8"
S
HYD
S
S
S
SA
N
8"
S
SW8"
W
8"
D
HYD
HY
D
H Y D
ST 15"
ST
18
"
ST
15
"
ST 15"
ST 18"
ST 15"
ST 15"
ST 15"
ST 15"
ST 15"
S
T
1
5
"
S
T
1
5
"
S
T
1
5
"
ST 15"ST 15"ST 15"
S
ST 8"ST 8"ST 8"ST 8"ST 8"
ST
8"
ST 15"ST 15"ST 15"ST 15"
ST
15
"
ST 15"ST 15"ST 15"ST 15"ST 15"
D
D ST 15"ST 15"
R
1
5
0
'
R15
0
'
WV
D
CORE DRILL AND CONNECT 8"
SANITARY SEWER TO EXISTING
MANHOLE WITH WATER TIGHT SEAL
INV(NE)=1038.55
EX INV = 1038.05
(FIELD VERIFY)
FIELD VERIFY END OF 8" WATER REMOVE
8"X6" REDUCER AND INSTALL 8"X6" TEE.
CONNECT NEW 8" WATER
65 LF 8" WATER
320 LF 8" WATER
90° BEND
DEFLECT PIPE
SANITARY MANHOLE - 1
RIM=1055.14
INV(SW)=1039.64
INV(N)=1039.89
113 LF 8" SANITARY
SEWER @S=1.00%
SANITARY MANHOLE - 5
RIM=1057.09
INV(N)=1042.98
INV(SW)=1042.73
SANITARY MANHOLE - 2
RIM=1059.88
INV(S)=1041.42
INV(N)=1041.52
INV(E)=1041.67
157 LF 8" SANITARY SEWER
@S=1.00%
290 LF 8" SANITARY SEWER
@S=1.00%
SANITARY MANHOLE - 3
RIM=1066.46
INV(S)=1044.38
INV(E) =1044.63
SANITARY MANHOLE - 6
RIM=1061.94
INV(S)=1045.56
INV(E)=1045.81
INV(W)=1045.81262 LF 8" SANITARY SEWER
@S=1.00%
85 LF 8" SANITARY SEWER
@S=1.00%
86 LF 8" SANITARY SEWER
@S=1.00%
118 LF 8" WATER
175 LF 8" WATER
275 LF
8" WATER
FIELD VERIFY EXISTING 16" WATER
AND CONNECT 8" WATER WITH
TAPPING VALVE AND SLEEVE
SANITARY MANHOLE - 7
RIM=1058.95
INV(W)=1046.87
321 LF 8" WATER
HYD
ASSEMBLY
HYD
ASSEMBLY
RELOCATED
HYD
ASSEMBLY
HYD
ASSEMBLY
113 LF 8" SANITARY SEWER
@S=1.04%
SANITARY MANHOLE - 4
RIM=1057.13
INV(NE)=1042.48
INV(W)=1042.23
29 LF 8" SANITARY SEWER
@S=1.00%
RELOCATE HYD
ASSEMBLY
BETWEEN
UNITS 4 / 5
*CRITICAL CROSSING*
WATER FL= 1048.20
SANITARY TOP= 1040.14
*CRITICAL CROSSING*
WATER UNDER STORM
MAINTAIN 18" VERT SEPARATION
STORM FL= 1052.42
WATER TOP= 1050.50
WATER FL=1049.80
*CRITICAL CROSSING*
WATER FL= 1052.96
SANITARY TOP= 1041.91
*CRITICAL CROSSING*
WATER UNDER STORM
MAINTAIN 18" VERT SEPARATION
STORM FL= 1052.20
WATER TOP= 1050.28
*CRITICAL CROSSING*
STORM FL= 1052.64
SANITARY TOP= 1042.43
*CRITICAL CROSSING*
WATER FL= 1050.35
SANITARY TOP= 1043.29
*CRITICAL CROSSING*
STORM FL= 1055.66
SANITARY TOP= 1046.13
*CRITICAL CROSSING*
WATER UNDER STORM
MAINTAIN 18" VERT SEPARATION
STORM FL= 1051.10
WATER TOP= 1049.18
*CRITICAL CROSSING*
WATER FL= 1055.76
SANITARY TOP= 1046.29
*CRITICAL CROSSING*
WATER FL= 1060.05
STORM TOP= 1058.55
*CRITICAL CROSSING*
STORM FL= 1057.18
SANITARY TOP= 1045.40
*CRITICAL CROSSING*
WATER UNDER STORM
MAINTAIN 18" VERT SEPARATION
STORM FL= 1056.25
WATER TOP= 1054.33
G FE=1058.00 G FE=1059.16 G FE=1059.83 G FE=1060.50 G FE=1060.50 G FE=1061.10 G FE=1061.70 G FE=1062.30 G FE=1062.90 G FE=1063.50 G FE=1065.10 G FE=1065.70 G FE=1066.30 G FE=1066.90 G FE=1067.50
G
F
E
=
1
0
6
7
.
0
0
G
F
E
=
1
0
6
7
.
0
0
G
F
E
=
1
0
6
7
.
0
0
G
F
E
=
1
0
6
6
.
0
0
G
F
E
=
1
0
6
5
.
0
0
G
F
E
=
1
0
6
4
.
0
0
G
F
E
=
1
0
6
2
.
5
0
G
F
E
=
1
0
6
1
.
5
0
G
F
E
=
1
0
6
0
.
5
0
G
F
E
=
1
0
5
9
.
5
0
G FE=1062.50G FE=1061.75G FE=1061.00G FE=1060.25G FE=1059.50G FE=1057.50 G FE=1058.00 G FE=1058.50 G FE=1059.00 G FE=1059.50
G FE=1060.50G FE=1060.00G FE=1059.50G FE=1059.00G FE=1058.50 G FE=1061.50 G FE=1062.00 G FE=1062.50 G FE=1063.00 G FE=1063.50
G FE=1064.50
G FE=1059.50G FE=1059.00G FE=1058.50G FE=1058.00
G
F
E
=
1
0
6
7
.
0
0
MODIFIED
DETENTION
EASEMENT
STRUCTURE #14
SW-513 MODIFIED MANHOLE
(SEE DETAIL C6.1)
RIM = 1043.50
FL(NE)=1038.56
STRUCTURE #9B
FES
FL=1039.00
STRUCTURE #10B
FES
FL=1039.00
ST STRUCT # 09
SW-505 INTAKE
TYPE-Q CASTING
T/C=1054.75
GUT=1054.50
FL(N/W)=1048.80
FL(E)=1048.80
STRUCTURE #08
18" NYLOPLAST INLINE BASIN
WITH STANDARD GRATE
RIM=1055.93
FL(E)=1049.70
FL(W)=1050.07
PIPE #08
60 LF 15" N-12
@S=1.50%
PIPE #09
85 LF 18" RCP @S=8.23%
PIPE #04A
238 LF 15" RCP @S=2.50%
STRUCUTRE #05
SW-505 INTAKE
TYPE Q CASTING
T/C=1060.58
GUT=1060.33
FL(N)=1053.33
FL(S)=1053.23
ST STRUCT #10
SW-505 INTAKE
TYPE R CASTING
T/C=1056.25
GUT=1055.75
FL(N) =1050.00
FL(SE)=1048.10
STRUCTURE #03
SW-501 INTAKE
TYPE Q CASTING
T/C=1057.76
GUT=1057.51
FL(S)=1050.70
FL(N-W)1050.80
PIPE #10
48 LF 15" N-12 @S=14.20%
PIPE #03
264 LF 15" N-12 @S=3.00%
PIPE #02
149 LF 15" RCP @S=4.00%
PIPE#01
113 LF 15" N-12 @S=1.00%
STRUCTURE #01
18" NYLOPLAST INLINE BASIN
WITH STANDARD GRATE
RIM=1055.10
FL(S)=1051.90
STRUCTURE #02
SW-501 INTAKE
TYPE Q CASTING
T/C=1063.18
GUT=1062.93
FL(W)=1056.80
FL(E)=1056.70
PIPE #10B
255 LF 8" RCP
@S=1.00%
STRUCTURE #10B
SW-401 MH
RIM=1061.45
FL(S)=1055.10
PIPE #4B
70 LF 8" RCP @S=1.74%
STRUCTURE #04A
STORM MANHOLE
RIM=1065.67
FL(E)=1058.00
FL(N)=1057.00
FL(S)=1056.90
STRUCTURE #04
18" NYLOPLAST INLINE BASIN
WITH STANDARD GRATE
RIM=1061.50
FL(S)=1062.00
PIPE #04
117 LF 15" N-12
@S=1.00%
STRUCTURE #7
18" NYLOPLAST INLINE BASIN
WITH STANDARD GRATE
RIM=1058.50
FL(S)=1054.15
STRUCTURE #06
18" NYLOPLAST INLINE BASIN
WITH STANDARD GRATE
RIM=1061.50
FL(S)=1057.50
PIPE #6
160 LF 15" N-12
@S=2.00%
PIPE #07
108 LF 15" N-12
@S=2.50%
STRUCTURE #10A
SW-401 MH
RIM=1047.10
FL(NW)=1041.28
FL(SE)=1041.18
PIPE #05
193 LF 15" RCP @S=2.14%
STRUCTURE #11A
FES
FL=1039.00
PIPE #10A
55 LF 15" N-12 @S=4.00%
PIPE #11
100 LF 18" N-12 @S=3.00%
STRUCTURE #11
18" NYLOPLAST INLINE BASIN
WITH DOME GRATE
RIM=1054.00
FL(N)=1042.5
FL(S)=1041.94
ST
ST
SA
N
SERVICE LAYOUT
SEE DETAIL (TYP)
PIPE #09A
35 LF 24" RCP @S=2.00%
D
STRUCTURE #9A
SW-401 MH
RIM=1045.50
FL(W)=1041.50
FL(E)=1039.70
*CRITICAL CROSSING*
STORM FL=1049.40
WATER TOP= 1047.90
WATER FL=1047.20
ST
ST
SA
N
20 L.F 8" PVC
FL = 1038.94
CO
STRUCTURE #7A
STORM C/O
RIM=1056.93
FL(N)=1051.45
FL(E)=1051.35
PIPE #7A
55 LF 15" N-12
@S=2.50%
EX 24" CONC FES
FL=1038.92
D
EX STORM MH
RIM=1047.48
FL(W 15")=1038.28
FL(N 18")=1037.26
FL(S 24")=1037.24
H
Y
D
WV
WV
H
Y
D
WV
WVWVH
Y
D
TBM: BURY BOLT
ELEV=1058.42
EX INTAKE
T/C=1052.06
GUT=1051.45
D
EX STORM MH
RIM=1051.95
FL(W 8")=1047.67
FL(E 15")=1047.38
FL(S) NOT VISIBLE
EX INTAKE
T/C=1052.12
GUT=1051.35
EX INTAKE
T/C=1045.26
GUT=1044.62
EX INTAKE
T/C=1045.11
GUT=1044.39
EX INTAKE
T/C=1044.40
GUT=1043.70
EX INTAKE
T/C=1044.35
GUT=1043.64
WV
WV
H
Y
D
D
EX STORM MH
RIM=1046.27
FL(N 24")=1036.77
FL(S 24")=1036.62
EX INTAKE
T/C=1046.32
GUT=1045.50
EX INTAKE
T/C=1050.93
GUT=1050.18
D
EX STORM MH
RIM=1050.91
FL(N 18")=1043.36
FL(S 18")=1043.28
FL(E) NOT VISIBLE
D
EX STORM MH
RIM=1055.16
FL(E 15")=1047.44
FL(S 18")=1046.31
FL(N 18")=1046.27
D
EX STORM MH
RIM=1055.88
FL(S 18")=1048.10
FL(N 18")=1048.10
EX INTAKE
T/C=1055.98
GUT=1055.22
CO
EX INTAKE
T/C=1055.02
FL(W 15")=1049.12
EX INTAKE
T/C=1050.82
FL(W 15")=1046.02
EX INTAKE
T/C=1045.09
GUT=1044.33
FL(W 15")=1040.91
D
EX STORM MH
RIM=1044.84
FL(E 15")=1040.19
FL(W 24")=1038.83
FL(S 24")=1035.79
FL(N 24")=1035.92
D
EX STORM MH
RIM=1045.42
FL(E 8")=1041.12
FL(W 15")=1039.94
FL(N 24")=1039.62
E
E
D
EX STORM MH
RIM=1053.52
FL(S 18")=1034.44
FL(N 18")=1044.34
EX
B
U
I
L
D
I
N
G
E
J
E
J
ST
8"
TERMINUS
UNKNOWN
ST
ST
15
"
ST
15
"
ST
15
"
ST
15
"
ST
15
"
ST 15"
ST
8"
ST 24"
ST 15"
S
T
2
4
"
S
T
2
4
"
ST24"
ST24"
S
T
1
5
"
ST18"
ST18"
ST18"
ST18"
ST18"
ST 18"
ST 18"
ST 18"ST 18"ST 18"ST 18"ST 18"
SA
N
8"
W8"
HY
D
HY
D
WV
WV
W12
"
W12
"
W12
"
W12
"
W12
"
W12
"
W12
"
W12
"
W12
"
W12
"
W12
"
W12
"
W
1
2
"
W16"W16"W16"W16"W16"W16"
W16"
W16"
W16"
W16"
W16"
W16"
W16"
W16"
W16"
W16"
U/E
U
/
E
U
/
E
U/E
U/E
F/OF/OF/OF/OF/OF/O
F/O
F/O
F/O
F/O
F/O
F/O
F/O
F/O
F/O
F/O
EX LOCATION
PER UPN MAP
G4"
G4"
G4"
G4"
G4"
G4"
G4"
G4"
G4"
G4"
G4"
G
4
"
G
4
"
G4"G4"G4"G4"G4"G4"
G4"
G4"
G4"
G4"
G4"
G4"
G4"
G4"
APPROXIMATE LOCATION
PER CITY OF WAUKEE GIS
APPROXIMATE LOCATION
PER CITY OF WAUKEE GIS
5'
E
X
.
S
T
O
R
M
S
E
W
E
R
E
A
S
E
M
E
N
T
BO
O
K
2
0
1
4
P
A
G
E
1
5
7
0
9
20
'
E
X
.
W
A
T
E
R
M
A
I
N
E
A
S
E
M
E
N
T
BO
O
K
2
0
1
7
P
A
G
E
2
5
1
3
4
1
0
'
E
X
.
P
U
E
B
O
O
K
2
0
2
2
P
A
G
E
1
0
2
9
3
25
'
E
X
.
L
A
N
D
S
C
A
P
E
BU
F
F
E
R
BO
O
K
2
0
2
2
P
A
G
E
1
0
2
9
4
1
7
'
E
X
.
W
A
T
E
R
M
A
I
N
E
A
S
E
M
E
N
T
B
O
O
K
2
0
1
7
P
A
G
E
2
5
1
3
4
10' EX. P
U
EBOOK 2
0
2
2
P
A
G
E
1
0
2
9
3
10' EX
.
P
U
E
BOOK
2
0
2
2
P
A
G
E
1
0
2
9
3
W16"W16"W16"W16"W16"W16"
W16"
W16"
W16"
W16"
W16"
W16"
W16"
W16"
W16"
EX LOCATION PER
CITY OF WEST DSM
U
/
E
U
/
E
U/E
U/E
U/E
U/E
U/
E
U/E U/E U/E U/E U/E U/E U/E
U/E
S
EX SAN MH
RIM=1061.72
INV=1038.05
H
Y
D
TBM: BURY BOLT
ELEV=1060.39
25' EX. LANDSCAPE BUFFER
BOOK 2022 PAGE 10294
25' EX LANDSCAPE BUFFER
BOOK 2022 PAGE 10294
EX. SA
N
I
T
A
R
Y
SEWER
E
A
S
E
M
E
N
T
BOOK 2
0
2
2
P
A
G
E
1
0
2
9
6
10
'
E
X
S
T
O
R
M
E
A
S
E
M
E
N
T
BO
O
K
2
0
2
2
UTILITY NOTES:
1.ALL PROPOSED UTILTIES SHALL BE PRIVATE, UNLESS NOTED OTHERWISE.
2.ALL WATER LINES SHALL HAVE A MINIMUM OF 5.5' OF COVER UNLESS NOTED OTHERWISE.
3.FIRE HYDRANT ASSEMBLY SHALL INCLUDE THE TEE, BRANCH, VALVE AND HYDRANT.
4.PIPE LENGTHS CALLED OUT ON PLANS INCLUDE FLARED END SECTION, WHERE APPLICABLE.
5.STORM SEWER CALLED OUT AS RCP MUST BE CLASS III RCP.
6.STORM SEWER CALLED OUT AS N-12 MAY BE EITHER N-12 OR CLASS III RCP.
7.FOR RCP PIPE, ASSOCIATED F.E.S. MUST BE RCP. FOR N-12 PIPE, ASSOCIATED F.E.S. SHALL BE CMP.
8.ALL NYLOPLAST BASINS SHALL HAVE CASTINGS SECURELY FASTENED TO THE BASIN BODY, AND
ALL GRATES/LIDS SHALL BE BOLTED DOWN TO THE CASTINGS.
9.TRANSFORMER PADS ARE FOR REFERENCE ONLY AND MAY NOT BE DRAWN TO ACTUAL SIZE. PADS
SHALL CONFORM TO ALL UTILITY COMPANY DESIGN STANDARDS AND SPECIFICATIONS.
UT
I
L
I
T
Y
P
L
A
N
C4.1
35
0
1
1
0
4
t
h
S
t
r
e
e
t
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e
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a
5
0
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2
2
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3
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2
5
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n
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:
(
5
1
5
)
2
7
6
-
0
4
6
7
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a
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:
(
5
1
5
)
2
7
6
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210595
PR
E
L
I
M
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A
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Y
-
N
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T
F
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C
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N
S
T
R
U
C
T
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L
A
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P
R
O
J
E
C
T
S
2
0
2
1
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2
1
0
5
9
5
-
L
O
T
6
K
E
T
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D
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G
6/
7
/
2
0
2
3
1
2
:
3
5
:
1
3
P
M
GRAPHIC SCALE
030 15 30 60
REFER TO SHEET C6.1 FOR TYPICAL
UTILITY SERVICE LOCATIONS AND ORDER
REFER TO SHEET C6.1 FOR TYPICAL
UTILITY SERVICE LOCATIONS AND ORDER
REFER TO SHEET C6.1 FOR TYPICAL
UTILITY SERVICE LOCATIONS AND ORDER
RE
F
E
R
T
O
S
H
E
E
T
C
6
.
1
F
O
R
T
Y
P
I
C
A
L
UT
I
L
I
T
Y
S
E
R
V
I
C
E
L
O
C
A
T
I
O
N
S
A
N
D
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R
D
E
R
SE
P
L
E
A
S
A
N
T
V
I
E
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D
R
.
(
3
1
'
B
-
B
)
SE W
A
C
O
P
L
A
C
E
/
9
8
T
H
S
T
.
(37' B
-
B
)
SAN 8"SAN 8"SAN 8"SAN 8"SAN 8"SAN 8"SAN 8"SAN 8"
SA
N
8"
SA
N
8"
S
A
N
8
"
W8"W8"W8"W8"W8"W8"W8"W8"W8"
W
8"
W
8"
W8"
W8"
W8"
SAN 8"SAN 8"SAN 8"SAN 8"SAN 8"
W8"W8"W8"W8"W8"W8"
S
A
N
8
"
S
A
N
8
"
W8"
S
HYD
S
S
S
SA
N
8"
S
SW
8"
W
8"
D
HYD
HYD
HY D
ST 15"
ST
18
"
ST
15
"
ST 15"
ST 18"
ST 15"
ST 15"
ST 15"
ST 15"
ST 15"
S
T
1
5
"
S
T
1
5
"
S
T
1
5
"
ST 15"ST 15"ST 15"
S
ST 8"ST 8"ST 8"ST 8"ST 8"
ST
8"
ST 15"ST 15"ST 15"ST 15"
ST
15
"
ST 15"ST 15"ST 15"ST 15"ST 15"
D
D ST 15"ST 15"
WV
D
1
7
1
8
1
9
20
21
22
23
24
25
26
27
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16
40
30
39 3841424544434647
29 2831323534333637
48495051
D
CO
D
H
Y
D
WV
WV
H
Y
D
WV
WVWV
H
Y
D
D
D
D
D
CO
D
E
E
D
EX
B
U
I
L
D
I
N
G
E
J
E
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ST
8"
(267,582 SF - 6.14 ACRES)
ST
ST
15
"
ST
15
"
ST
15
"
ST
15
"
ST
15
"
ST
8"
ST 24"
S
T
2
4
"
ST24"
S
T
1
5
"
ST18"
ST18"
ST18"
ST18"
ST18"
ST 18"
ST 18"
ST 18"ST 18"ST 18"ST 18"ST 18"
W8"
HY
D
WV
WV
W12
"
W12
"
W12
"
W12
"
W12
"
W12
"
W12
"
W
W16"W16"W16"W16"W16"W16"
W16"
W16"
W16"
W16"
W16"
W16"
W16"
W16"
W16"
W16"
U/E
U
/
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U
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U/E
F/OF/OF/OF/OF/OF/O
F/O
F/O
F/O
F/O
F/O
F/O
F/O
G4"
G4"
G4"
G4"
G4"
G4"
G4"
G4"
G4"
G4"
G4"
G
4
"
G
4
"
G4"G4"G4"G4"G4"G4"
G4"
G4"
G4"
G4"
G4"
G4"
G4"
G4"
W16"W16"W16"W16"W16"W16"
W16"
W16"
W16"
W16"
W16"
W16"
U
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U
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U/E
U/E
U/E
U/E
U/
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U/E U/E U/E U/E U/E U/E U/E
U/E
S
H
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D
WO
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WP
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BO
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TT
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ER
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WO
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WP
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AV
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GB
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NP
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RL
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BH
3
ER
2
RO
1
BO
1
PF
3
AC
3
GL
3
AV
2
NS
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SW
1
RO
2
BH
3
SS
1
AC
8
SS
2
NP
1
BO
2
NP
1
NP
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BH
2
DF
3
SS
1
RO
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AV
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GL
5
LD
3
GL
4
LD
6
AV
1
PF
1
RO
2
WO
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BH
3
SS
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PF
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BH
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KC
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DF
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NP
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NP
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RO
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5
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DF
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KC
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PF
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PF
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PF
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SS
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RO
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RS
1
BH
3
WO
3 SH
4
WO
2
SH
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WO
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SH
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WO
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BO
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GL
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AV
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7
LD
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NP
2
AC
3
LD
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6
GL
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RO
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BH
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AC
8
AC
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AC
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GL
5
AC
5
SH
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SH
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AC
4
GL
6
GL
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AC
5
AC
6
LD
3
AC
5
GL
2
AC
8
GL
4
AC
8
AC
3
GL
5
LD
3
SB
2
SB
2
SB
1
NP
2
LP
3
TT
3
LP
3
LD
5
KF
18
LD
5
LD
5
KF
18
LD
5
BC
4
BC
4
BC
4
BC
4
BC
5
BC
4
BC
4
BC
4
BC
4
BC
5
KF
6
KF
7
KF
7
SD
43
AS
43
SD
43
AS
43
AS
43
SD
43
SD
43
AS
36
SD
36
NP
3
SS
2
BC
4
BC
5
BC
6 KF
7
KF
7
LP
2
DY
5
DY
6
DY
6
DY
5
DY
8
DY
8
LD
6
LD
3
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6
LD
3
ER
2
SB
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SB
2
PF
1
PF
1
ER
2
SS
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NP
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2
NP
2
SS
3
WO
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KC
3
RS
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SB
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TT
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SW
3
SW
3
GL
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GB
1
LD
6
SB
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AC
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AC
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LD
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NS
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BC
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BC
6
BC
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AV
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AV
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AV
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BC
4
BC
4
BC
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GB
1
LD
6
NP
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SD
22
AS
22
SD
36
AS
27
AS
27
AS
27
AS
27
SD
30
SD
30
NP
3
NP
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AS
36
SD
36
NP
3
SD
36
LA
N
D
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C
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P
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P
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C5.1
GRAPHIC SCALE
030 15 30 60
STAKING ORIENTATION
NORTH NORTH
2 STAKES - 3" CAL. & LESS
3 STAKES - GREATER THAN 3" CAL.
USE HOSE GUARDS AROUND
TRUNK ON STAKING WIRE. TIE
WIRE TO STEEL POSTS PLACED
OUTSIDE PLANT PIT..
LEAVE STAKES IN PLACE NO MORE
THAN 1 YEAR FROM INSTALLATION.
CONTRACTOR RESPONSIBLE FOR
REMOVAL.
PLANTING SCHEDULE
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LANDSCAPE NOTES:
1.ALL SODDING/SEEDING & LANDSCAPE PLANTINGS SHALL BE INSTALLED IN ACCORDANCE WITH THE URBAN
STANDARD SPECIFICATIONS, UNLESS SPECIFIED OTHERWISE.
2.SOD ALL DISTURBED AREAS INCLUDING THE ROW WITHIN THE CONTRACT LIMITS, UNLESS NOTED OTHERWISE.
SOD LIMITS SHOWN ON PLAN ARE FOR REFERENCE ONLY. FINAL LIMITS MAY CHANGE BASED ON
CONSTRUCTION ACTIVITIES.
3.STAKE SOD ON ALL SLOPES 3 : 1 OR GREATER.
4.PLANT QUANTITIES ARE FOR CONTRACTORS CONVENIENCE, THE DRAWING SHALL PREVAIL IF A CONFLICT
OCCURS.
5.ALL PLANT MATERIAL SHALL CONFORM TO THE LATEST EDITION OF THE AMERICAN STANDARD FOR NURSERY
STOCK (ANSI Z60.1).
6.CONTRACTOR SHALL WARRANTY ALL PLANT MATERIAL FOR A PERIOD OF ONE YEAR FROM THE DATE OF INITIAL
ACCEPTANCE.
7.FOR WARRANTY PURPOSES, THE DATE OF INITIAL ACCEPTANCE SHALL BE SUBMITTED IN WRITING TO THE
OWNER AND/OR OWNER'S REPRESENTATIVE AFTER ALL PLANT MATERIALS HAVE BEEN INSTALLED AND
REVIEWED BY OWNER OR OWNER'S REPRESENTATIVE. PLANT MATERIALS WILL ONLY BE ACCEPTED IF THEY
ARE IN AN ALIVE AND THRIVING CONDITION.
8.CONDITIONAL ACCEPTANCE OF PLANT MATERIAL MAY BE GIVEN FOR PLANTS INSTALLED IN A DORMANT
CONDITION WITH INITIAL ACCEPTANCE OCCURRING THE FOLLOWING SPRING ONCE THEY ARE SHOWN TO BE
ALIVE AND THRIVING.
9.IT IS THE CONTRACTORS RESPONSIBILITY TO REMOVE IDENTIFICATION TAGS AND CORDS ON ALL PLANT
MATERIAL PRIOR TO THE COMPLETION OF THE CONTRACT. IDENTIFICATION TAGS (INCLUDING SIZING
INFORMATION) MUST BE LEFT ON UNTIL AFTER ACCEPTANCE BY OWNER OR OWNER'S REPRESENTATIVE.
10.CONTRACTOR SHALL PLACE SHREDDED HARDWOOD MULCH AROUND ALL TREES, SHRUBS AND GROUND COVER
BEDS TO A DEPTH OF 4 INCHES, UNLESS NOTED.
11.STAKING AND GUYING OF TREES SHALL BE AT THE DISCRETION OF THE CONTRACTOR BASED ON CURRENT
ACCEPTED NURSERY STANDARDS. GENERALLY, TREES IN LARGE OPEN AREAS SUBJECT O SIGNIFICANT WIND
SHALL BE STAKED. STAKE AND WRAP TREES IMMEDIATELY AFTER PLANTING. CONTRACTOR SHALL ADJUST AND
MAINTAIN GUYING TENSION THROUGHOUT THE PLANT ESTABLISHMENT PERIOD. REMOVE ALL STAKES AND GUY
WIRES NO MORE THAN ONE YEAR AFTER INSTALLATION.
12.THE LANDSCAPING CONTRACTOR SHALL HAVE ALL UTILITIES LOCATED BEFORE STARTING ANY SITE WORK OR
PLANTING. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROTECTION OF ALL EXISTING UTILITIES.
13.NO LANDSCAPE MATERIAL SHALL BE SUBSTITUTED WITHOUT THE AUTHORIZATION OF THE LANDSCAPE
ARCHITECT.
14.ALL EDGING SHALL BE DURAEDGE 3/16" STEEL EDGING - COLOR BLACK, OR APPROVED EQUAL..
15.CONTRACTOR SHALL BE RESPONSIBLE MAINTAINING APPROPRIATE LEVEL OF WATERING FOR ALL NEW PLANTS
FOR A PERIOD OF 30 DAYS.
16.ALL SHRUB AND PERENNIAL PLANTING BEDS SHALL BE MULCHED WITH 4" THICK SHREDDED HARDWOOD MULCH.
14.ALL BEDS TO RECEIVE GRANULAR PRE-EMERGENT WEED CONTROL BEFORE AND AFTER MULCH OR ROCK IS
INSTALLED.
GENERAL LANDSCAPE REQUIREMENTS
TOTAL AREA 267,582 SF
TOTAL REQUIRED OPEN SPACE (20%)53,516 SF
GENERAL OPEN SPACE REQUIREMENT REQUIRED PROVIDED
TOTAL REQUIRED OVERSTORY TREES (2.0 PER UNIT)102 61
TOTAL REQUIRED UNDERSTORY TREES (1.0 PER UNIT)51 55
BUFFER PLANTING REQUIREMENT - EAST (25' WIDE)
TOTAL BUFFER LENGTH 507
TOTAL REQUIRED OVERSTORY TREES (1.5 / 50LF)15 15
TOTAL REQUIRED EVERGREEN TREES (2.5 / 50 LF)25 25
TOTAL REQUIRED UNDERSTORY TREES (2.5 / 50 LF 25 25
TOTAL REQUIRED SHRUBS (15 / 50 LF)152 152
BUFFER PLANTING REQUIREMENT - NORTH (25' WIDE)
TOTAL BUFFER LENGTH 375
TOTAL REQUIRED OVERSTORY TREES (1.5 / 50LF)11 11
TOTAL REQUIRED EVERGREEN TREES (2.5 / 50 LF)19 19
TOTAL REQUIRED UNDERSTORY TREES (2.5 / 50 LF 19 19
TOTAL REQUIRED SHRUBS (15 / 50 LF)113 113
BUFFER PLANTING REQUIREMENT - SOUTH (25' WIDE)
TOTAL BUFFER LENGTH 525
TOTAL REQUIRED OVERSTORY TREES (1.5 / 50LF)16 16
TOTAL REQUIRED EVERGREEN TREES (2.5 / 50 LF)26 26
TOTAL REQUIRED UNDERSTORY TREES (2.5 / 50 LF)26 26
TOTAL REQUIRED SHRUBS (15 / 50 LF)157 157
MINIMUM PLANTING HEIGHTS:
DECIDUOUS OVERSTORY TREES ARE 8 FEET
EVERGREEN TREES ARE 6 FEET
4" DEPTH SHREDDED HARDWOOD
MULCH
SCARIFY SIDES & BOTTOM OF
PLANTING PIT
EVERGREEN TREE PLANTING (B&B)
NOT TO SCALESCALE:
CUT SYNTHETIC CORDS AROUND
ROOTBALL AND TRUNK -ENTIRELY
REMOVE WIRE BASKETS FROM BALL
SET ROOTBALL ON UNDISTURBED
SUBGRADE
3'-0"
DO NOT PLACE MULCH IN
CONTACT WITH BASE OF TREE
DECIDUOUS SHRUB DETAIL EVERGREEN SHRUB DETAIL
PLANTING ON SLOPES
FIRMLY COMPACT SAUCER
(USE TOPSOIL)
ORIGINAL GROUND LINE
SUB-SOIL
4" MULCH
PLANTING PIT TWICE
THE WIDTH OF ROOTBALL
1
2
3" ROCK
SHRUB PLANTING (TYP)
NOT TO SCALESCALE:
DO NOT CUT CENTRAL LEADER
WRAP TRUNK WITH APPROVED
TREE WRAP TO FIRST BRANCH
4" DEEP HARDWOOD MULCH
CUT SYNTHETIC CORDS AROUND
ROOTBALL AND TRUNK -ENTIRELY
REMOVE WIRE BASKETS FROM BALL
SET ROOTBALL ON UNDISTURBED
SUBGRADE
DECIDUOUS TREE PLANTING (TYP.)
NOT TO SCALESCALE:
SCARIFY SIDES & BOTTOM OF
PLANTING PIT
3'-0"SET ROOTBALL FLUSH WITH
FINISHED GRADE
DO NOT PLACE MULCH IN
CONTACT WITH BASE OF TREE
PRUNE ANY DEAD/DAMAGED
BRANCHING FROM TREE.
MAINTAIN OVERALL APPEARANCE.
LEGEND
SOD: PROVIDE AND INSTALL SOD FROM LOCAL SUPPLIERS. AREAS TO BE SODDED MUST BE
FREE OF ALL CONSTRUCTION DEBRIS AND ANY DIRT CLUMPS OVER 1" IN DIAMETER.
THOROUGHLY WATER SOD UPON INSTALLATION. CONTRACTOR TO MAINTAIN WATERING UNTIL
SOD IS ESTABLISHED (ROOTS KNITTED INTO SUBSURFACE)
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LONGITUDINAL SUBDRAIN
1'
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2'
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6
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(PERFORATIONS DOWN)
PEA GRAVEL OR
PROFILE
POROUS BACKFILL
10" MIN.
8" PERFORATED PIPE
MI
N
.
2"
18
"
M
I
N
STORM OR SANITARY SEWER
WATER MAIN
LOCATED ONE FULL LENGTH OF PIPE
SO BOTH JOINTS ARE AS FAR AS
POSSIBLE FROM THE WATER MAIN
WATER MAIN & STORM OR SANITARY
SEWER CROSSING DETAIL
NOTES:
1.THIS DETAIL SHALL APPLY ANY TIME A STORM SEWER OR SANITARY SEWER CROSSES OVER OR LESS THAN 18
INCHES BELOW A WATER MAIN.
2.WHEN WATER MAIN CROSSES UNDER STORM OR SANITARY SEWER THE CONTRACTOR SHALL MAINTAIN A MINIMUM
OF 18" OF SEPARATION.
3.STORM OR SANITARY SEWER MAY NOT BE PLACED CLOSER THAN 6" BELOW A WATER MAIN.
4.MAINTAIN THE MAXIMUM FEASIBLE SEPARATION IN ALL CASES.
5.SEWER AND WATER PIPES MUST BE ADEQUATELY SUPPORTED & HAVE WATERTIGHT JOINTS.
6.CONTRACTOR SHALL INSTALL LOW PERMEABILITY SOIL FOR BACKFILL MATERIAL WITHIN 10 FEET OF THE CROSSING.
7.IN SANITARY SEWER CROSSINGS, CONTRACTOR SHALL INSTALL ONE FULL LENGTH OF SANITARY SEWER OF WATER
MAIN PIPE MATERIAL WITH WATERTIGHT JOINTS LOCATED AS FAR AS POSSIBLE FROM THE CROSSING.
8.IN STORM SEWER CROSSINGS, THE CONTRACTOR SHALL INSTALL ON FULL LENGTH OF STORM SEWER PIPE OF
WATER MAIN MATERIAL OR RCP WITH GASKETED JOINTS LOCATED AS FAR AS POSSIBLE FROM THE CROSSING.
9.GASKETED JOINTS SHALL COMPLY WITH ASTM C443.
6"
-
1
8
"
WATER MAIN
NOT TO SCALE
STORM CLEANOUT DETAIL
NOT TO SCALE
PVC & N-12 PIPE BEDDING
NOT TO SCALE
INGRESS-EGRESS, SANITARY SEWER
AND, WATER EASEMENT (VARIES)
26'
5'
SIDEWALK7'
2%
12" COMPACTED SUBGRADE
TO BE DONE IN 2 - 6" LIFTS
7" NON REINFORCED
PCC
26' PRIVATE STREET TYPICAL SECTION - 3" ROLLED CURB
1.5'
1.5% MAX
1.5% MAX
VARIES 4% MAX
3" PCC
ROLLED CURB
NOT TO SCALE
VARIES 4% MAX VARIES
4% MAX
5.5'
NOTES:
1. SLOPE GUTTER IN ACCORDANCE WITH GRADING PLAN
3.5"8.5"
R1"
R1"
COMPACTED
BACKFILL
24"
7" P.C.C.
(C4 MIX OR AS SPECIFIED IN
GEO TECHNICAL REPORT)
12" SUBDRADE
PREPARATION
(IN 2 - 6" LIFTS)
3"
6"
3" ROLLED CURB & PAVEMENT DETAIL - PRIVATE STREET
NOT TO SCALE
ST ST ST
SAN SAN SAN
W W W
SIDEWALKSIDEWALK
NOTES:
1.REFERENCE BUILDING PLANS FOR UTILITY
ENTRANCE LOCATIONS
2.ELECTRIC SERVICE ENTRANCE AND METER TO
BE ON THE SIDE.
3.NO GAS SERVICE PROPOSED
PL
CURB
CURB
MULTI-FAMILY RESIDENTIAL TYPICAL SERVICE DETAIL
SCALE NONE
ST
ST
ST
W
SA
N
2.0'
BUILDING
2.0'ST
ST
ST
W
SA
N
5'
4'
4'
0.
6
7
'
4'X4' MAILBOX PAD,
THICKNESS AND
REINFORCEMENT PER
USPS STANDARDS
5'X4' PCC WALK
TO BE INSTALLED
AT TIME OF PAD
CONSTRUCTION
0.5" THICK
EXPANSION JOINT
BACK OF
LIP CURB
CLUSTER BOX
UNIT
2%
M
A
X
2%
M
A
X
CLUSTER BOX UNIT
NOT TO SCALE
°
0" TO 6"
1
2
3
3
2
1
W
Stan
d
a
r
d
Sidew
a
l
k
1'-
0
"
(ty
p
.
)
1'-0"
(typ.
)
W
Cut panels as required to provide
continuous detectable warning
surface around radius.
Back of Curb
Face of Curb
Para
l
l
e
l
R
a
m
p
(if r
e
q
u
i
r
e
d
)
CURB RAMP DETAILS
NOT TO SCALE
15" RCP OUTLET
@ EL = 1038.56
PIPE ENTRY W/ BAR GRATE
@EL = 1038.94
NOTE: MAKE SURE SOILS ARE COMPACTED ALONG
EXTERIOR OF PIPE INLETS.
THREADED CAP
ORIFICE W/ 3" OPENING
NOT TO SCALE
MULTI-STAGE OUTLET WITH UPTURNED PIPE ST #14
CLAY LINER
PER GEOTECH.
1' X 4' INLET.
THROAT ELEVATION =1041.00
HE
I
G
H
T
P
E
R
G
R
A
D
I
N
G
P
L
A
N
4"
NOTES:
1. ALL WALLS SHALL BE DESIGNED BY WALL MANUFACTURER'S STRUCTURAL
ENGINEER. CONTRACTOR MUST PROVIDE SHOP DRAWINGS TO BISHOP
ENGINEERING PRIOR TO CONSTRUCTION.
2. TERMINATE DRAIN TILE INTO NEAREST STORM SEWER. DRAIN TILE MUST BE
TERMINATED INTO A STORM SEWER STRUCTURE.
NOT TO SCALE
MODULAR BLOCK WALL DETAIL
CAP BLOCK
ANCHOR 'DIAMOND
PRO' MODULAR
BLOCK WALL OR
EQUIVALENT COMPACTED FILL
GEOGRID
WHEN REQ'D BY
MANUFACTURER'S
SHOP DRAWINGS
DRAIN TILE AS REQ'D
BY MANUFACTURER'S
SHOP DRAWINGS
12" MIN. WIDTH
COMPACTED
GRANULAR MATERIALCOMPACTED GRANULAR
WALL FOUNDATION
8" N-12 PIPE
RIM 1043.50
SE
P
L
E
A
S
A
N
T
V
I
E
W
D
R
.
(
3
1
'
B
-
B
)
SE W
A
C
O
P
L
A
C
E
/
9
8
T
H
S
T
.
(37' B
-
B
)
SAN 8"SAN 8"SAN 8"SAN 8"SAN 8"SAN 8"SAN 8"SAN 8"
SA
N
8"
SA
N
8"
S
A
N
8
"
W8"W 8"W 8"W8"W8"W8"W8"W8"W8"
W8"
W8"
W8"
W8"
W8"
SAN 8"SAN 8"SAN 8"SAN 8"SAN 8"
W8"W8"W8"W8"W8"W8"
S
A
N
8
"
S
A
N
8
"
W8"
S
HYD
S
S
S
SA
N
8"
S
SW8"
W8"
D
HYD
H
YD
HY D
ST 15"
ST
18
"
ST
15
"
ST 15"
ST 18"
ST 15"
ST 15"
ST 15"
ST 15"
ST 15"
S
T
1
5
"
S
T
1
5
"
S
T
1
5
"
ST 15"ST 15"ST 15"
S
ST 8"ST 8"ST 8"ST 8"ST 8"
ST
8"
ST 15"ST 15"ST 15"ST 15"
ST
15
"
ST 15"ST 15"ST 15"ST 15"ST 15"
1
0
5
6
D
1055
1
0
5
5
10
6
0
106
5
1
0
5
6
1
0
5
7
1
0
5
8
1
0
5
9
1
0
6
1
1
0
6
2
1
0
6
3
1064
1060
10
6
5
1057
1058
1058
1058
1059
1061
1062
10
6
3
10
6
4
10
6
0
10
5
8
10
5
9
1
0
6
1
10
3
2
10
3
7
10
4
1
104
2
104
3
1046 1
0
6
0
1
0
5
7
1
0
5
8
1
0
5
9
1
0
6
1
1
0
6
2
1
0
6
0
10
6
5
1
0
6
5
10
5
8
1
0
5
9
10
5
9
10
5
9
1
0
6
1
10
6
2
10
6
2
10
6
2
10
6
3
10
6
4
10
5
8
1
0
5
9
1064
1061
1064
D
TEMPORARY
STAND PIPE
ST 15"ST 15"
S
F
S
F
S
F
SF
S
F
SF
S
F
SF
S
F
SF
S
F
SF
S
F
SF
S
F
SF
S
F
SF
TEMPORARY INLET
PROTECTION, TYP.
TEMPORARY INLET
PROTECTION, TYP.
TEMPORARY INLET
PROTECTION, TYP.
TEMPORARY INLET
PROTECTION, TYP.
TEMPORARY INLET
PROTECTION, TYP.
TEMPORARY INLET
PROTECTION, TYP.
TEMPORARY INLET
PROTECTION, TYP.
TEMPORARY INLET
PROTECTION, TYP.
SF
SF
SF
SF
SF
SF
SF
S
F
S
F
S
F
S
F
S
F
S
F
S
F
SILT FENCE
S
F
S
F
SF
SF
SF
SF
SFSF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
S
F
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
S
F
SILT FENCE
SILT FENCE
SILT FENCE
SILT FENCE
SILT FENCE
TEMPORARY INLET
PROTECTION, TYP.
S
F
SF
TEMPORARY INLET
PROTECTION, TYP.
S
F
S
F
OUTLET PROTECTION,
6' X 4'
8 TONS CLASS D RIP RAP
WV
D
1
7
1
8
1
9
20
21
22
23
24
25
26
27
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16
40
30
39 3841424544434647
29 2831323534333637
G FE=1058.00 G FE=1059.16 G FE=1059.83 G FE=1060.50 G FE=1060.50 G FE=1061.10 G FE=1061.70 G FE=1062.30 G FE=1062.90 G FE=1063.50 G FE=1065.10 G FE=1065.70 G FE=1066.30 G FE=1066.90 G FE=1067.50
G
F
E
=
1
0
6
7
.
0
0
G
F
E
=
1
0
6
7
.
0
0
G
F
E
=
1
0
6
7
.
0
0
G
F
E
=
1
0
6
6
.
0
0
G
F
E
=
1
0
6
5
.
0
0
G
F
E
=
1
0
6
4
.
0
0
G
F
E
=
1
0
6
2
.
5
0
G
F
E
=
1
0
6
1
.
5
0
G
F
E
=
1
0
6
0
.
5
0
G
F
E
=
1
0
5
9
.
5
0
G FE=1062.50G FE=1061.75G FE=1061.00G FE=1060.25G FE=1059.50G FE=1057.50 G FE=1058.00 G FE=1058.50 G FE=1059.00 G FE=1059.50
G FE=1060.50G FE=1060.00G FE=1059.50G FE=1059.00G FE=1058.50 G FE=1061.50 G FE=1062.00 G FE=1062.50 G FE=1063.00 G FE=1063.50
G FE=1064.50
48495051
G FE=1059.50G FE=1059.00G FE=1058.50G FE=1058.00
G
F
E
=
1
0
6
7
.
0
0
1057
1058
SF
S
F
S
F
SF
SF
SF
SF
SF
S
F
SF
SF
S
F
S
F
SF
S
F
S
F
TEMPORARY INLET
PROTECTION, TYP.
TEMPORARY INLET
PROTECTION, TYP.
TEMPORARY INLET
PROTECTION, TYP.
TEMPORARY INLET
PROTECTION, TYP.
S
F
SF
DSILT FENCE
1050
1048
1049
10
5
1
10
5
2
10
5
3
10
5
4
1045
1044
10
4
0
10
3
9
1
0
5
0
1
0
5
5
1
0
5
1
1
0
5
2
1
0
5
3
1
0
5
4
1
0
5
6
1055
10
5
7
10
5
8
10
5
9
10
6
3
1
0
6
0
1
0
5
7
1
0
6
2
1
0
6
3
1
0
6
4
OUTLET PROTECTION,
6' X 4'
8 TONS CLASS D RIP RAP
TEMPORARY INLET
PROTECTION, TYP.
1
0
5
6
105
8
1057
CO
10
5
8
1066
1
0
6
5
1
0
6
6
1
0
6
7
1057
1056
1055
1054
1053
1052
1051
1050
1049
1048
1047
1046
1039
1045
1040
1050 1051 1052 1053
1054
1045
1040
1
0
4
5
D
H
Y
D
WV
WV
H
Y
D
WV
WVWV
H
Y
D
D
WV
D
D
D
D
CO
D
E
E
D
EX
B
U
I
L
D
I
N
G
E
J
E
J
ST
8"
ST
ST
15
"
ST
15
"
ST
15
"
ST
15
"
ST
15
"
ST 15"
ST
8"
ST 24"
ST 15"
S
T
2
4
"
ST24"
S
T
1
5
"
ST18"
ST18"
ST18"
ST18"
ST18"
ST 18"
ST 18"
ST 18"ST 18"ST 18"ST 18"ST 18"
SA
N
8"
W8"
HY
D
HY
D
WV
WV
12
"
W12
"
W12
"
W12
"
W12
"
W12
"
W12
"
W12
"
W12
"
W12
"
W16"W16"W16"W16"W16"W16"
W16"
W16"
W16"
W16"
W16"
W16"
W16"
W16"
W16"
W16"
U/E
U
/
E
U
/
E
U/E
F/OF/OF/OF/OF/OF/O
F/O
F/O
F/O
F/O
F/O
F/O
F/O
G4"
G4"
G4"
G4"
G4"
G4"
G4"
G4"
G4"
G4"
G4"
G
4
"
G
4
"
G4"G4"G4"G4"G4"G4"
G4"
G4"
G4"
G4"
G4"
G4"
G4"
G4"
5'
E
X
.
S
T
O
R
M
S
E
W
E
R
E
A
S
E
M
E
N
T
BO
O
K
2
0
1
4
P
A
G
E
1
5
7
0
9
20
'
E
X
.
W
A
T
E
R
M
A
I
N
E
A
S
E
M
E
N
T
BO
O
K
2
0
1
7
P
A
G
E
2
5
1
3
4
1
0
'
E
X
.
P
U
E
B
O
O
K
2
0
2
2
P
A
G
E
1
0
2
9
3
25
'
E
X
.
L
A
N
D
S
C
A
P
E
BU
F
F
E
R
BO
O
K
2
0
2
2
P
A
G
E
1
0
2
9
4
1
7
'
E
X
.
W
A
T
E
R
M
A
I
N
E
A
S
E
M
E
N
T
B
O
O
K
2
0
1
7
P
A
G
E
2
5
1
3
4
10' EX. P
U
EBOOK 2
0
2
2
P
A
G
E
1
0
2
9
3
10' EX
.
P
U
E
BOOK
2
0
2
2
P
A
G
E
1
0
2
9
3
1065
1060
105
8
10561055
105
4
1
0
5
2
10
5
0
10
4
5
1050
1055
10
5
7
1
0
6
0
10
5
5
1050
1045
10
4
5
10
4
5
1045
1050
1045
1050
1051
1050
1045
1
0
4
5
1
0
5
0
10
5
5
1
0
6
0
1065
1
0
6
8
1069
106
5
1067
106
0
1055
1053
1059
10
5
7
W16"W16"W16"W16"W16"W16"
W16"
W16"
W16"
W16"
W16"
W16"
U
/
E
U
/
E
U/E
U/E
U/E
U/E
U/
E
U/E U/E U/E U/E U/E U/E U/E
U/E
S
H
Y
D
25' EX. LANDSCAPE BUFFER
BOOK 2022 PAGE 10294
25' EX LANDSCAPE BUFFER
BOOK 2022 PAGE 10294
EX. SA
N
I
T
A
R
Y
SEWER
E
A
S
E
M
E
N
T
BOOK 2
0
2
2
P
A
G
E
1
0
2
9
6
10
'
E
X
S
T
O
R
M
E
A
S
E
M
E
N
T
BO
O
K
2
0
2
2
SF SF SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF SF SF SF
S
F
SF SF SF
LIMITS OF DISTURBANCE
LIMITS OF DISTURBANCE
LIMITS OF DISTURBANCE
LIMITS OF
DISTURBANCE
SILT FENCE, TYP.
SILT FENCE, TYP.
EROSION CONTROL FENCE, TYP.
SILT FENCE, TYP.
SF
SF
SFSFSF
SF
SF
SF
SF
SF
SF SF SF
SF
SF
SFTOPSO
I
L
STOCK
P
I
L
E
PROP. STAGING
AREA
CONCRETE
WASHOUT
AREA
DETENTION POND:
ULTIMATE DISCHARGE
LOCATION WALNUT CREEK
PROP. CONSTRUCTION ENTRANCE
PROTECT EX INTAKE
PROTECT EX INTAKE
PROTECT EX INTAKE
PROTECT EX INTAKE
SILT FENCE, TYP.
SILT FENCE, TYP.
SILT FENCE,TYP.
POST CONSTRUCTION FACILITY
SW
P
P
P
C7.1
35
0
1
1
0
4
t
h
S
t
r
e
e
t
De
s
M
o
i
n
e
s
,
I
o
w
a
5
0
3
2
2
-
3
8
2
5
Ph
o
n
e
:
(
5
1
5
)
2
7
6
-
0
4
6
7
F
a
x
:
(
5
1
5
)
2
7
6
-
0
2
1
7
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l
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1
9
5
9
KE
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5
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210595
PR
E
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F
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STORM WATER POLLUTION PREVENTION PLAN
IOWAONE CALL
1-800-292-8989
www.iowaonecall.com
811
Know what's below.
Call before you dig.
UTILITY NOTE:
THE LOCATION OF THE UTILITIES INDICATED ON THE PLANS ARE TAKEN FROM
EXISTING PUBLIC RECORDS AND ARE APPROXIMATE LOCATIONS. THE EXACT
LOCATIONS OF ALL UTILITIES MUST BE ASCERTAINED IN THE FIELD. IT SHALL BE
THE DUTY OF THE CONTRACTOR TO DETERMINE WHETHER ANY ADDITIONAL
FACILITIES OTHER THAN THOSE SHOWN ON THE PLANS MAY BE PRESENT.
EROSION CONTROL NOTES:
1.SEE SUPPLEMENTAL DETAIL STORM WATER POLLUTION PLAN NARRATIVE
FOR ALL EROSION CONTROL MEASURES, ADDITIONAL DETAILS AND NOTE.
ADDITIONAL NOTES AND MEASURES IN NARRATIVE SHALL BE CONSIDERED
INCIDENTAL AND SHALL BE INCLUDED IN THE ORIGINAL BID.
2.SWPPP PLAN AND NARRATIVE ARE CONSIDERED A LIVING DOCUMENT AND
WILL NEED PERIODIC UPDATES AND ADJUSTMENTS AS NECESSARY
DEPENDING ON SITE CONDITIONS TO ASSURE COMPLIANCE WITH NPDES
GENERAL PERMIT NO. 2. IT IS THE CONTRACTOR'S RESPONSIBILITY TO
UPDATE THE SWPPP AND IMPLEMENT ANY AND ALL MEASURES NECESSARY
TO COMPLY WITH SAID PERMIT NO. 2.
3.INSTALL PERIMETER SILT FENCE AS SHOWN ON PLANS PRIOR TO
CONSTRUCTION.
4.INSTALL INTAKE PROTECTION WITH SILT FENCE IMMEDIATELY AFTER STORM
SEWER CONSTRUCTION.
5.INSTALL FINISHED PAVING INLET PROTECTION IMMEDIATELY AFTER PAVING
IS COMPLETED AROUND INTAKE.
6.OTHER EROSION CONTROL TYPES MAY NOT BE SUBSTITUTED FOR SILT
FENCE.
7.CONTRACTOR SHALL BE RESPONSIBLE FOR SUPPLYING A CONCRETE
WASHOUT IN ACCORDANCE WITH NPDES GENERAL PERMIT NO. 2 DURING
ALL CONCRETE WORK PER SUDAS 11,050.
8.CONTRACTOR SHALL BE RESPONSIBLE FOR SUPPLYING TEMPORARY
RESTROOM FACILITIES. SANITARY WASTE SHALL BE DISPOSED OF PER ALL
FEDERAL, STATE AND LOCAL REGULATIONS.
9.CONTRACTOR SHALL BE RESPONSIBLE FOR ENSURING ALL TOPSOIL
REQUIREMENTS OF NPDES GENERAL PERMIT NO. 2 ARE MET.
10.THIS PROJECT INCLUDES SAWCUTTING OR CONCRETE GRINDING SO
PROTECTION OF STORM SEWERS AND DRAINAGE WAYS WILL NEED TO BE
PROVIDED FROM SLURRY FROM THE CONCRETE OPERATIONS TO
DISCHARGE OFFSITE. SEE SWPPP SHEET AND NARRATIVE FOR ADDITIONAL
DETAILS.
EROSION CONTROL REMOVAL NOTES:
1.AFTER FINAL STABILIZATION HAS OCCURED, AS DEFINED IN NPDES GENERAL
PERMIT NO. 2, CONTRACTOR SHALL BE RESPONSIBLE FOR THE REMOVAL OF
ALL TEMPORARY EROSION CONTROL DEVICES INCLUDING, BUT NOT LIMITED
TO: SILT FENCE, INLET PROTECTION, AND TEMPORARY STANDPIPES.
NOT TO SCALE
SITE ENTRANCE DETAIL
TEMP. ROCK ENTRANCE
(PLAN VIEW)
(PROFILE VIEW)
TEMP. ROCK ENTRANCE
3" CLEAN
LIMESTONE
PLACE ROCK
ON FABRIC
STABILIZED ENTRANCE SHALL BE AT
LEAST 50' LONG AND EXTEND TO THE
PUBLIC ROADWAY.
5'
-
0
"
M
I
N
.
GROUND LINE
ENGINEERING FABRIC
FLOW
2
1' ABOVE GROUND LINE VARIABLE
10' MAX.5' MAX.5' MAX.10' MAX.
1' ABOVE GROUND LINE
SECURE TOP OF ENGINEERING FABRIC
ENGINEERING FABRIC TO BE PLACED
TO BOTTOM OF TRENCH.
1
2
ENGINEERING
FABRIC
GROUND
LINE
TRENCH BOTTOM
TRENCH BOTTOM
1 1
1
LINEGROUND
1
MIN.
4"
EXCESS FABRIC
COMPACTED BACKFILL
12
"
MI
N
.
DETAIL OF SILT FENCE AT DITCH OR SWALE
DETAIL OF SILT FENCE
8' SPACING
TO TOP OF STEEL POST.
SEE DETAIL OF ATTACHMENT TO POST.
VERTICAL CUT
WIRE
CORD
CORD
CORD
WIRE
POST
FABRIC
FABRIC
BACK VIEW OF FABRIC
BACK VIEW
ATTACHMENT TO POST
3
4
NOTES :
3 MAKE VERTICAL CUT IN TOP OF FABRIC.
PULL OUT AND TWIST CORD.4 LOOP CORD AROUND POST FORMING A
LOOP. PULL WIRE THROUGH FOLD AREA
OF FABRIC AND SECURE AROUND POST.
'T' STEEL
FENCE POST
NORMAL
FORESLOPE
2" RISE
IN FENCE
31"
MIN.
NORMAL BACKSLOPE
31
"
M
I
N
.
6" TRENCH DEPTH FOR
NORMAL INSTALLATION
(MIN.) 12" TRENCH
DEPTH FOR DITCH
INSTALLATION
NOT TO SCALE
(SECTION VIEW)
(PROFILE VIEW)
SILT FENCE DETAILS
NOT TO SCALE
INLET
5'-0"
5'-0"
'T' FENCE POST, 5' MIN.
NOTES:
1. SECURE TOP OF FABRIC TO
POSTS, USING CABLE TIES OR
WIRE.
2. FABRIC TO BE BURIED 12", AND
FOLDED ALONG BOTTOM.
3. STEEL POSTS TO BE EMBEDDED
28".
(PLAN VIEW)
DROP INLET BASKET
PROTECTION
SILT FENCE FABRIC
IF APPLICABLE
INLET PROTECTION DETAIL
NOT TO SCALE
NOTES:
1. 1 C.Y. CONCRETE BAG SHALL BE REQUIRED AT ANY
LOCATION WHERE CONCRETE IS USED.
2. CONCRETE WASHOUT DUMPSTER W/ HEAVY DUTY
LINER IS AN ACCEPTIBLE ALTERNATIVE
(PLAN VIEW)
1 C.Y. CONCRETE
WASH-OUT BAG
'T' FENCE POST
5' MIN
CONCRETE WASH-OUT BAG DETAIL
(PROFILE VIEW)
1 C.Y. CONCRETE
WASH-OUT BAG
L:
\
L
A
N
D
P
R
O
J
E
C
T
S
2
0
2
1
\
2
1
0
5
9
5
-
L
O
T
6
K
E
T
T
L
E
S
T
O
N
E
T
O
W
N
H
O
M
E
S
\
D
W
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\
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7
S
W
P
P
P
.
D
W
G
6/
7
/
2
0
2
3
4
:
2
2
:
4
6
P
M
GRAPHIC SCALE
030 15 30 60
EROSION CONTROL QUANTITIES:
DISTURBED AREA 6.73 ACRES
SILT FENCE 4,300 LF
INLET PROTECTION (ON SITE)10 EA
INLET PROTECTION (NEAR SITE) 6 EA
CONSTRUCTION ENTRANCE 1 EA
CONCRETE WASHOUT 1 EA
OUTFALL PROTECTION 3 EA
PERMANENT SOD 3.89 AC
PERMANENT SEEDING (SUBDIVISION MIX)0 AC
TEMPORARY SEEDING (SUDAS TYPE 4)AS NECESSARY
*SEE LANDSCAPE PLAN FOR PERMANENT SEED/SOD TYPES & LOCATIONS.
*NOTE: EROSION CONTROL QUANTITIES ARE PROVIDED FOR CITY REQUIREMENT
ONLY AND ARE A ROUGH ESTIMATE. CONTRACTOR SHALL PROVIDE EROSION
CONTROL MEASURES AS NECESSARY TO MEET SITE CONDITIONS.
PROPERTY DESCRIPTION:
LOT 6 IN KETTLESTONE PEAK, AN OFFICIAL PLAT, NOW INCLUDED IN
THE CITY OF WAUKEE, DALLAS COUNTY, IOWA.
SUBJECT TO AND TOGETHER WITH ANY AND ALL EASEMENTS AND
RESTRICTIONS OF RECORD.
AREA:
267,582 SQUARE FEET - 6.14 ACRES
ADDRESS:
1355 SE PLEASANT VIEW DRIVE
WAUKEE, IOWA 50263
OWNER/MAINTAINER:
GRAND PRAIRIE TOWNHOMES, LLC
1705 42ND STREET
WEST DES MOINES, IOWA 50265
PREPARED FOR:
ARUN KALRA
1705 SOUTH 42ND STREET
WEST DES MOINES, IOWA 50265
515-779-1107
ARUNKALRA1@GMAIL.COM
DISTURBED AREA:
DISTURBED AREA:= 293,000 SF (6.73 AC)
ULTIMATE DISCHARGE TO WALNUT CREEK
1G 2G 2G 2G 2G 2G 2G 2G 2G 2G 2G 2G 2G 2G 2G
2G
2G
2G
2G
2G
2G
2G
2G 2G 2G 1G2G2G2G2G
3 ST
2G2G2G2G2G2G2G2G2G2G
2G
2G1G
SE
P
L
E
A
S
A
N
T
V
I
E
W
D
R
.
(
3
1
'
B
-
B
)
SE W
A
C
O
P
L
A
C
E
/
9
8
T
H
S
T
.
(37' B
-
B
)
HYD HYD
HYD
H Y D
MAILBOX CLUSTER
(SEE DETAIL)
MAILBOX CLUSTER
(SEE DETAIL)
1
7
1
8
1
9
20
21
22
23
24
25
26
27
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16
40
30
39 3841424544434647
29 2831323534333637
G FE=1058.00 G FE=1058.66 G FE=1059.33 G FE=1060.00 G FE=1060.00 G FE=1060.60 G FE=1061.20 G FE=1061.80 G FE=1062.40 G FE=1063.00 G FE=1064.60 G FE=1065.20 G FE=1065.80 G FE=1066.40 G FE=1067.00
G
F
E
=
1
0
6
7
.
0
0
G
F
E
=
1
0
6
7
.
0
0
G
F
E
=
1
0
6
6
.
0
0
G
F
E
=
1
0
6
5
.
0
0
G
F
E
=
1
0
6
4
.
0
0
G
F
E
=
1
0
6
3
.
0
0
G
F
E
=
1
0
6
1
.
5
0
G
F
E
=
1
0
6
0
.
5
0
G
F
E
=
1
0
5
9
.
5
0
G
F
E
=
1
0
5
8
.
5
0
G FE=1062.00G FE=1061.25G FE=1060.50G FE=1059.75G FE=1059.00G FE=1057.00 G FE=1057.50 G FE=1058.00 G FE=1058.50 G FE=1059.00
G FE=1060.00G FE=1059.50G FE=1059.00G FE=1058.50G FE=1058.00 G FE=1061.00 G FE=1061.50 G FE=1062.00 G FE=1062.50 G FE=1063.00
G FE=1064.60
48495051
G FE=1066.00G FE=1065.00G FE=1064.00G FE=1063.00
G
F
E
=
1
0
6
7
.
0
0
PROPOSED
DETENTION
EASEMENT
EX
B
U
I
L
D
I
N
G
E
J
E
J
(PUB
L
I
C
C
O
N
C
R
E
T
E
R
O
A
D
-
R
.
O
.
W
.
V
A
R
I
E
S
)
840'R.O.W.
HY
D
HY
D
WV
WV
F/OF/OF/OF/OF/O
F/O
F/O
F/O
F/O
F/O
F/O
F/O
F/O
BUILDING TYPE C4 BUILDING TYPE A6
2G
BUILDING B6
B
U
I
L
D
I
N
G
T
Y
P
E
A
3
BU
I
L
D
I
N
G
T
Y
P
E
A
4
BU
I
L
D
I
N
G
T
Y
P
E
A
4
BUILDING TYPE G4
3 ST3 ST3 ST3 ST3 ST3 ST3 ST3 ST3 ST
BUILDING TYPE D4 BUILDING TYPE D4
BUILDING TYPE F5 BUILDING TYPE E5
BUILDING B6
2G 2G 2G 2G 2G
11 12 13 14 15 16
G FE=1064.60 G FE=1065.20 G FE=1065.80 G FE=1066.40 G FE=1067.00G FE=1064.60
2G
6,887 SF MAIN LEVEL
6,787 SF UPPER LEVEL
17,798 SF TOTAL BUILDING
4,124 SF BASEMENT
GROSS BUILDING AREA
2G 2G 2G 2G 2G 2G
5 6 7 8 9 10
G FE=1060.00 G FE=1060.60 G FE=1061.20 G FE=1061.80 G FE=1062.40 G FE=1063.00
BUILDING TYPE A6
BUILDING A6
TWO STORY 3 BEDROOM
BASEMENT WITH WINDOW WELL
6
TWO CAR GARAGE
668 SF MAIN LEVEL
1,038 SF UPPER LEVEL
1,706 SF UNIT
6,922 SF MAIN LEVEL
6,720 SF UPPER LEVEL
18,082 SF TOTAL BUILDING
4,134 SF BASEMENT
414 SF GARAGE
618 SF BASEMENT
2,789 SF TOTAL UNIT
GROSS BUILDING AREA
51 SF BALCONY
TWO STORY 3 BEDROOM
BASEMENT WINDOW WELL
2
615 SF UN FINISHED BASEMENT
TWO CAR GARAGE
654 SF MAIN LEVEL
1,038 SF UPPER LEVEL
1,692 SF UNIT
1
1G 2G 2G 2G
1 2 3 4
G FE=1058.00 G FE=1058.66 G FE=1059.33 G FE=1060.00
BUILDING TYPE C4
BUILDING C4
4,324 SF MAIN LEVEL
4,270 SF UPPER LEVEL
11,236 SF TOTAL BUILDING
2,642 SF BASEMENT
GROSS BUILDING AREA
TWO STORY 2 BEDROOM
BASEMENT WINDOW WELL
1
501 SF UN FINISHED BASEMENT
ONE CAR GARAGE
498 SF MAIN LEVEL
820 SF UPPER LEVEL
1,318 SF UNIT
384 SF DOUBLE GARAGE
2,691 SF TOTAL UNIT
615 SF UN FINISHED BASEMENT
668 SF MAIN LEVEL
1,026 SF UPPER LEVEL
1,681 SF UNIT
384 SF DOUBLE GARAGE
2,680 SF TOTAL UNIT
318 SF SINGLE GARAGE
2,137 SF TOTAL UNIT
3 ST
2G2G2G2G2G
40 39 384142
G FE=1061.00 G FE=1061.50 G FE=1062.00 G FE=1062.50 G FE=1063.00
3 ST3 ST3 ST3 ST
BUILDING TYPE D4
BUILDING D5
THREE STORY 3 BEDROOM 5
TWO CAR GARAGE
810 SF MAIN LEVEL
816 SF UPPER LEVEL
2,071 SF UNIT
4,830 SF MAIN LEVEL
4,830SF UPPER LEVEL
14,490 SF TOTAL BUILDING
4,830 SF LOWER LEVEL
416 SF GARAGE
2,487 SF TOTAL UNIT
GROSS BUILDING AREA
445 SF LOWER LEVEL
306 SF BALCONY
BUILDING B4
TWO STORY 3 BEDROOM
BASEMENT WINDOW WELL
2
615 SF UN FINISHED BASEMENT
TWO CAR GARAGE
654 SF MAIN LEVEL
1,038 SF UPPER LEVEL
1,692 SF UNIT
4
384 SF DOUBLE GARAGE
2,691 SF TOTAL UNIT
615 SF UN FINISHED BASEMENT
669 SF MAIN LEVEL
1,049 SF UPPER LEVEL
1,718 SF UNIT
384 SF DOUBLE GARAGE
2,717 SF TOTAL UNIT
4,602 SF MAIN LEVEL
4,522 SF UPPER LEVEL
11,888 SF TOTAL BUILDING
2,764 SF BASEMENT
GROSS BUILDING AREA
2G 2G 2G 2G
20 21 22 23
BUILDING TYPE B4
615 SF UN FINISHED BASEMENT
615 SF UN FINISHED BASEMENT
2G 2G 2G
17 18 19
G FE=1060.00 G FE=1060.60 G FE=1061.20
BUILDING TYPE A3
BUILDING A3
TWO STORY 3 BEDROOM
BASEMENT WITH WINDOW WELL
3
TWO CAR GARAGE
668 SF MAIN LEVEL
1,038 SF UPPER LEVEL
1,706 SF UNIT
3,463 SF MAIN LEVEL
3,352 SF UPPER LEVEL
9,006 SF TOTAL BUILDING
2,038 SF BASEMENT
414 SF GARAGE
618 SF BASEMENT
2,789 SF TOTAL UNIT
GROSS BUILDING AREA
51 SF BALCONY
153 SF BALCONY
BUILDING A4
2G 2G 2G 2G
48 49 50 51
G FE=1066.00 G FE=1065.00 G FE=1064.00 G FE=1063.00
BUILDING TYPE A4W 4,612 SF MAIN LEVEL
4,476 SF UPPER LEVEL
12,068 SF TOTAL BUILDING
2,776 SF BASEMENT
GROSS BUILDING AREA
204 SF BALCONY
TWO STORY 3 BEDROOM
BASEMENT WITH WINDOW WELL
4
TWO CAR GARAGE
668 SF MAIN LEVEL
1,038 SF UPPER LEVEL
1,706 SF UNIT
414 SF GARAGE
618 SF BASEMENT
2,789 SF TOTAL UNIT
51 SF BALCONY
TWO STORY 3 BEDROOM
BASEMENT WINDOW WELL
1
615 SF UN FINISHED BASEMENT
TWO CAR GARAGE
654 SF MAIN LEVEL
1,038 SF UPPER LEVEL
1,692 SF UNIT
3
384 SF DOUBLE GARAGE
2,691 SF TOTAL UNIT
615 SF UN FINISHED BASEMENT
669 SF MAIN LEVEL
1,049 SF UPPER LEVEL
1,718 SF UNIT
384 SF DOUBLE GARAGE
2,717 SF TOTAL UNIT
24 25 26 27
615 SF UN FINISHED BASEMENT
615 SF UN FINISHED BASEMENT
TWO STORY 3 BEDROOM
BASEMENT WINDOW WELL
2
615 SF UN FINISHED BASEMENT
TWO CAR GARAGE
654 SF MAIN LEVEL
1,038 SF UPPER LEVEL
1,692 SF UNIT
1
5,467 SF MAIN LEVEL
5,377 SF UPPER LEVEL
14,167 SF TOTAL BUILDING
3,323 SF BASEMENT
GROSS BUILDING AREA
TWO STORY 2 BEDROOM
BASEMENT WINDOW WELL
501 SF UN FINISHED BASEMENT
ONE CAR GARAGE
498 SF MAIN LEVEL
820 SF UPPER LEVEL
1,318 SF UNIT
384 SF DOUBLE GARAGE
2,691 SF TOTAL UNIT
615 SF UN FINISHED BASEMENT
684 SF MAIN LEVEL
1,049 SF UPPER LEVEL
1,717 SF UNIT
384 SF DOUBLE GARAGE
2,716 SF TOTAL UNIT 318 SF SINGLE GARAGE
2,137 SF TOTAL UNIT
2G 2G 2G 1G2G
48
'30 29 283132
G FE=1062.00G FE=1061.25G FE=1060.50G FE=1059.75G FE=1059.00
BUILDING TYPE E5
BUILDING E5
REAR YARD STREET FRONTAGE
TWO STORY 3 BEDROOM
BASEMENT WINDOW WELL
2
615 SF UN FINISHED BASEMENT
TWO CAR GARAGE
654 SF MAIN LEVEL
1,038 SF UPPER LEVEL
1,692 SF UNIT
1
5,467 SF MAIN LEVEL
5,377 SF UPPER LEVEL
14,167 SF TOTAL BUILDING
3,323 SF BASEMENT
GROSS BUILDING AREA
TWO STORY 2 BEDROOM
BASEMENT WINDOW WELL
501 SF UN FINISHED BASEMENT
ONE CAR GARAGE
498 SF MAIN LEVEL
820 SF UPPER LEVEL
1,318 SF UNIT
384 SF DOUBLE GARAGE
2,691 SF TOTAL UNIT
615 SF UN FINISHED BASEMENT
684 SF MAIN LEVEL
1,049 SF UPPER LEVEL
1,717 SF UNIT
384 SF DOUBLE GARAGE
2,716 SF TOTAL UNIT 318 SF SINGLE GARAGE
2,137 SF TOTAL UNIT
30 29 283132
G FE=1062.00G FE=1061.25G FE=1060.50G FE=1059.75G FE=1059.00
BUILDING TYPE F5
BUILDING F5
REAR YARD STREET FRONTAGE
2G2G2G1G 2G
48'30 29 283132
G FE=1062.00G FE=1061.25G FE=1060.50G FE=1059.75G FE=1059.00
BUILDING F5
BUILDING G4
4,612 SF MAIN LEVEL
4,476 SF UPPER LEVEL
12,068 SF TOTAL BUILDING
2,776 SF BASEMENT
GROSS BUILDING AREA
204 SF BALCONY
TWO STORY 3 BEDROOM
BASEMENT WITH WINDOW WELL
4
TWO CAR GARAGE
668 SF MAIN LEVEL
1,038 SF UPPER LEVEL
1,706 SF UNIT
414 SF GARAGE
618 SF BASEMENT
2,789 SF TOTAL UNIT
51 SF BALCONY
48495051
G FE=1066.00G FE=1065.00G FE=1064.00G FE=1063.00
BUILDING TYPE G4
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