HomeMy WebLinkAbout2023-12-04 I03 Brilliant Borders_Site Plan AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: December 4, 2023
AGENDA ITEM: Consideration of approval of a resolution approving a site plan for Brilliant
Borders (1585 NW Vicksburg Court)
FORMAT: Resolution
SYNOPSIS INCLUDING PRO & CON: KLM Property Investment requests approval of a site plan
to authorize the construction of a single-story building for a landscaping company. The building is
12,000 square feet in area and 20 feet in height. The site includes a four bunker units for landscaping
materials and a gravel area in the rear for exterior storage of materials. A trash receptacle will be
located interior to the building. No monument sign is proposed
One access will be provided into the site from NW Vicksburg Court. A pedestrian connection is
provided into the site from the 5-foot public sidewalk that will be installed with the site improvements.
A total of 19 parking spaces are required and they are providing 21 parking spaces including two that
are accessible.
The site will be serviced with public utilities that have been extended throughout the overall plat.
Storm water detention is provided with the basin along the north side of the site. The landscape plan
shows a 40-foot landscape buffer and the overall plan meets the requirements of the Landscape and
Open Space Ordinance.
The elevations of the building are proposed to be constructed mainly of gray composite metal siding
and gray and black cut stone.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission
reviewed this project at the October 24, 2023, Commission Meeting and recommended approval
subject to remaining staff comments:
Item 6: Approval of a Site Plan for Brilliant Borders (1585 NW Vicksburg Court)
Melissa DeBoer, Planning Coordinator, introduced the request for approval of a site plan for an
industrial landscape building, as presented by Matt Palan, PLA, Creative Concepts Architecture.
The property address is 1585 NW Vicksburg Court and is generally located south of NW Gettysburg
Lane and east of NW 17th Street, containing approximately 2.62-acres.
The site plan identifies the construction of one building that is 12,000 square feet in area on a 2.26-
acre lot. The building will be 20-feet in height. No monument signs or trash enclosures are proposed.
A security gate and additional fencing is proposed to restrict access to the rear of the site where
exterior landscaping materials will be stored. The rear area includes CMU bunkers to assist with the
storage. Additionally, the site plan demonstrates compliance with the bulk regulations for M-1 (Light
Industrial).
The lot is located in a cul-de-sac, therefore only one entrance has been provided. A total of 20 parking
spaces are required for this project. The total amount of parking proposed is 21, including two
I3
accessible spaces, which meets the parking requirements. A 5-foot-wide sidewalk will be constructed
on the north side of NW Vicksburg Court, adjacent to the subject property.
A pedestrian sidewalk is shown into the site from the public sidewalk. The site will be serviced with
public utilities, which are installed in the immediate vicinity of NW Vicksburg Court. Stormwater
detention will be provided with the regional detention basins in the vicinity.
A minimum of 15% of the project area is required to be open space. The total amount of open space
proposed is 62.89%. The plantings shown on the landscape plan meet the minimum requirements of
the Landscape & Open Space Ordinance. A 40-foot landscape buffer is required along the east
property line abutting the A-1 Agricultural Parcel.
Colored building elevations are included for review. The building is proposed to be constructed
predominantly of composite metal siding and stone. Windows and doors are shown on the north,
south and west elevations. The site plan is in general conformance with the Zoning Ordinance, Site
Plan Ordinance and Comprehensive Plan.
Staff recommends approval of the site plan for Brilliant Borders, subject to remaining staff comments.
Discussion as follows: None
Motion by Commissioner Broderick for approval of a Site Plan for Brilliant Borders, seconded by
Commissioner Tessau. Ayes: Beenken, Broderick, Streit, Lohse, Tessau and Bankole. 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 BRILLIANT BORDERS
(1585 NW VICKSBURG COURT)
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 Brilliant Borders, subject to remaining staff comments on October 24, 2023;
AND,
WHEREAS, the Site Plan for Brilliant Borders is in general conformance with §160 – Site and
Building Development Standards Ordinance of the Waukee Municipal Code; AND,
WHEREAS, the Site Plan for Brilliant Borders 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 4th day of December, 2023 that the Site Plan for Brilliant Borders 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: Brilliant Borders - Site Plan PREPARED BY: Bill Mettee – Planner
REPORT DATE: October 20, 2023
MEETING DATE: October 24, 2023
GENERAL INFORMATION
Applicant / Owner: KLM Property Investment
Owner’s Representative: Matt Palan, PLA, Creative Concepts Architecture
Request: The applicant is requesting approval of a site plan
for an industrial landscaping building.
Location and Size: Property is located south of NW Gettysburg Lane
and east of NW 17th Street, containing
approximately 2.62-acres.
Property Address: 1585 NW Vicksburg Court
AREA MAP
ABOVE: Aerial of subject property (outlined in RED) in relation to the surrounding area.
October 20, 2023
2 of 3
LAND USES AND ZONING
Location Existing Land Use Comprehensive Plan Current Zoning
Property in
Question
Vacant – Undeveloped Mixed Use M-1 (Light Industrial District)
North James Pointe Plat 2 Lot 1 /
Multi-Tenant Building
Mixed Use M-1 (Light Industrial District)
South Vacant / Undeveloped Mixed Use M-1 (Light Industrial District)
East Vacant – Undeveloped /
Paragon Performance
Mixed Use M-1 (Light Industrial District)
/ A-1 (Agricultural District)
West Vacant - Undeveloped Mixed Use M-1 (Light Industrial District)
PROJECT DESCRIPTION
The site plan identifies the construction of one building that is 12,000 square feet in area on a 2.62-acre lot.
The building will be 20-feet in height. No monument signs or trash enclosures are proposed. A security gate
and additional fencing is proposed to restrict access to the rear of site where exterior landscaping materials
will be stored. The rear area includes CMU bunkers to assist with the storage.
Table 1 below summarizes the bulk regulations that are applicable to the proposed development. The site plan
demonstrates compliance with the bulk regulations.
Table 1: Bulk Regulations for the M-1 District
Category M-1 (minimum)
Front Yard Setback 30 feet
Rear Yard Setback 30 feet, unless the rear lot line adjoins a railroad right-of-
way, in which case, none required.
Side Yard Setback None required except when adjacent to R or C-1 Districts
or street right-of-way line, a side yard of 40-feet shall be
required.
Maximum Height | Stories 40-feet and 3-stories
ACCESS AND PARKING
The lot is in a cul-de-sac, therefore only one entrance has been provided.
A total of 20 parking spaces are required for this project. The total amount of parking proposed is 21,
including two accessible spaces. The proposed site plan meets the parking requirements.
SIDEWALKS/TRAILS
A 5-foot-wide sidewalk will be constructed on the north side of NW Vicksburg Court, adjacent to the subject
property. A pedestrian sidewalk is shown into the site from the public sidewalk.
UTILITIES
The site will be serviced with all public utilities, which are installed in the immediate vicinity of NW Vicksburg
Court. Stormwater detention will be provided with the regional detention basins in the vicinity.
October 20, 2023
3 of 3
LANDSCAPING & OPEN SPACE
A minimum of 15% of the project area is required to be open space. The total amount of open space
proposed is 62.89%. The plantings shown on the landscape plan meet the minimum requirements of the
Landscape & Open Space Ordinance. A 40-foot landscape buffer is required along the east property line
abutting the A-1 Agricultural parcel.
ELEVATIONS
Colored building elevations are included for review. The building is proposed to be constructed predominantly
of composite metal siding and stone. Windows and doors are shown on the north, south and west elevations.
STAFF RECOMMENDATION
The site plan is in general conformance with the Zoning Ordinance, Site Plan Ordinance, and Comprehensive
Plan. Staff recommends approval of the site plan for Brilliant Borders subject to remaining staff comments.
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1. All work shall be done in accordance with 2023 SUDAS and the 2023 City of Waukee
General Standard Specifications for public improvements effective at the time of plan
approval.
2. The required landscaping new and existing shall be maintained for the life of the certificate of
occupancy or certificate of zoning.
3. It is the responsibility of the owner and or the contractor to follow all applicable codes and
ordinances whether or not contained on these documents.
4. All lighting shall consist of low glare cut-off type fixtures to reduce the glare of light pollution
on surrounding properties.
5. All disturbed areas will be restored by sodding including including Right of way
6. Locations of elements traced from Dallas County, Iowa Assessor's website imagery accessed
on June 30, 2023.
7. Curb to be restored at the location of the removed drive approach.
8. All new approaches to be 7" thick concrete from back of curb to the sidewalk
9. Please see the title block for the architects contact information.
10. This site shall be maintained in compliance with all city code applicable on the date of site
plan approval.
11. All rooftop mechanical equipment must be screened on all sides with architectural screening
equal to the height of the equipment.
12. Mechanical equipment shall not be located in the front yard or street side yard, and shall be
screened from view from any public way with landscaping, fencing, or walls consistent with
the building design, colors, and materials. Ideally
13. Any changes to the site plan shall be approved in writing from the Community Development
Department. Contractor shall be responsible for any changes not approved by the
Community Development Department.
14. 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.
15. All debris spilled into the ROW shall be cleaned at the end of each work day and prior to a
rain event.
16. All signage is to be reviewed under separate sign permit process.
17. All drivable paving to be 6" Portland Concrete Cement.
18. No exterior dumpster will be provided. Trash will be kept inside the building and placed
outside for collection at the time of pickup.
19. Site irrigation will be provided.
20. No monument sign will be provided
Property Line
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Easement Line
Road Centerline
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1. Waukee Public Works, shall inspect sidewalk and drive approach installations.
Provide minimum 24-hour notice.
2. Parking lot pavement and drives shall be 6-inch thick non-reinforced PCC
pavement. The truck lanes, shall be 7-inch wide non-reinforced PCC pavement.
3. Replacement pavement shall match the thickness of the existing street out to the
curb line.
4. The contractor shall be responsible for all pavement markings and directional signs,
including any required stop signs. Directional signs shall not include any corporate
logos.
5. All subgrade under the slab to be compacted to 95% standard proctor density for a
minimum of 12".
6. Moisten subgrade before placing concrete.
7. Concrete shall have a minimum 28-day compressive strength of 4000 psi.
8. The aggregate shall be class 3.
9. Concrete surfaces shall be burlap finish. No deviation over 1/8" in 10’-0" is
permitted. All concrete shall slope to drain.
10. All concrete shall be cured with an ASTM C309 Type 2. Water-based white
pigmented curing compound per IDOT sec. 4105
11. Saw cut joints as soon as the concrete has set enough to prevent raveling and
before any cracking.
12. The saw cuts to be 1/8" wide; Depth: longitudinal thickness/3, transverse
thickness/4.
13. Longitudinal joint spacing shall not be greater than 12’-0". Transverse spacing shall
not be greater than 15’-0".
14. Bars at longitudinal joints to be 1/2" x 30" deformed at 30" on center.
15. All joints shall be filled.
16. The contractor to barricade the slab for 14 days after placing.
17. Submit design mix as proposed by an independent testing laboratory before placing
any concrete.
18. All work to comply with current ACI standards.
19. The contractor shall paint parking stalls and provide and install HC parking signs.
20. The contractor shall promptly remove all debris spilled on the city streets, or the
adjacent property.
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11/23/2023 10:24:11 AM
C101
Site Plan
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Site Plan1
Property Owner:
KLM Property Investment
PO Box 71368
Clive, Iowa 50325
Legal Description:
James Pointe Plat 1 Lot 15, City
of Waukee, Dallas County, Iowa
Property Address:
1585 NW Vicksburg Court
Waukee, Iowa 50263
Zoning:
M-1 - Light Industrial District
Zoning Setbacks:
30' Front setback
30' Rear setback
0' Side Yard
40' Max Height
3 Stories Max
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Site Notes
Site Legend
City of Waukee Benchmarks:
survey and coordinate system:
State Plane Iowa South Zone (1402) NAD 83.
Parking Requirement:
3 Space per 1,000 office area
1 Space per 1,000 warehouse area
2,100 / 1,000 = 2.1 * 3 = 7 Spaces
12,320 / 1,000 = 12.3 * 1 = 13 Spaces
19 Total spaces required
21 Spaces provided
+2 accessible space provided.
Impervious Area:
27,790 sf Paving
14,560 sf Building
42,350 Total Impervious surface
Open Space:
114,135 Square Feet = 2.62 Acres
42,350 sf Impervious surface 37.10%
71,785 sf Open Space 62.89%
15% = 17,120 sf Minimum Open
Space Required
L TI
C
E
NSED P R O F E SSIONA
L
A
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C
H
I
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C
IOWA
MATTHEW
J. PALAN
06600
I hereby certify that the portion of this technical submission described
below was prepared by me or under my direct supervision and
responsible charge. I am a duly-licensed architect under the laws of
the State of Iowa.Matthew J. Palan
June 30, 2025Registration Expires:
Signature
Sheets covered by this seal:
Date Issued:
October 29, 2023
C101, C103, C104, C106, C202
Image courtesy of Google Earth Mapping Service
Vicinity Map
NOT TO SCALE
Pr
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Property Applicant:
KLM Property Investment
PO Box 71368
Clive, Iowa 50325
Leroy Mains : 515-664-6205
US Highway 6 Hickman Road
NW
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NW Venture Drive
NW Vicksburg Court
NW Gettysburg Lane
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Paving Notes
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Civil Drawing Index
Sheet No. Sheet Name
Civil
C101 Site Plan
C103 Landscape plan
C104 Utility Plan
C106 Site Details
C202 Exterior Elevations
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89° 53' 57"S W 302.29'
0° 06' 03"
S
E
325.07'
0° 06' 03"
N
W
269.58'
89° 53' 57"N E 358.70'
Ga
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Bunker
Bunker
Bunker
Bunker
101.00'
102.00'
Ga
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G
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CA
GB
CA
CAGB
BH
CH
NPO
NPO WP
CH
BH
KC
AS
KC
SL
AS
SL
KC
SL
GB
RO
NPO
6328 SF
Gravel
18'-0"
Trees to be 10' off Sanitary sewer line
Line provided for reference only -verify
actual line location on site
50
'
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50
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50
'
-
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50
'
-
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50
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-
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RO
NPO
CH
BH SL
NPO
DP
RE
SW
RE
SW
RE
18
'
-
0
"
3'-0"
Existing
tree
Existing
tree
Existing
tree
PP
MA
BW
PP
PP
MA
BW
CAGB
NPO
SL
RO
Ensure fire department connection has clear space of not
less than 3' in width and in front of connection. No shrubs
allowed within clear space. In accordance with IFC 912.4.2
1. Tree or shrub shall stand plumb
2. Plants shall be true to species, size and variety specified
3. Do not allow air pockets to form when backfilling – Soil should never
be placed over the root ball.
4. Contractor shall guarantee all plant material for one year from date
of project Completion.
5. Contractor to provide a 4" depth clean vertical cut edge to define
mulch planting bed limits.
6. All trees to be planted a minimum distance of 5 feet from fire
hydrants and pavements.
7. The contractor is responsible for plants awaiting installation and
shall protect them from injury.
8. Trees should have their North side marked at the nursery and be
planted at the site with the same orientation.
9. All plant material shall be handled by the balled and bur lapped (b&b)
root ball, container or root mass.
10. Remove all twine, rope, and wire from the root ball. Remove wire
basket completely, cut the bottom third prior to planting. Set the plant
or tree in pit an backfill to stabilize root ball.
11. All plant material shall at least meet minimum requirements shown in
the "American Standards for Nursery Stock" (ANSI Z60,1-latest
edition).
12. Plant material shall be specimen quality, healthy, free of disease and
insects and shall have healthy, well-developed root systems; plants
shall also be free from physical damage or other conditions that
would prevent vigorous growth.
13. Pruning of trees and shrubs at time of planting should be kept at a
minimal; the contractor shall prune to remove broken, damaged or
diseased branches, no pruning paint or sealer is allowed. All other
pruning shall be approved by the landscape architect.
14. Provide 3-inch depth shredded hardwood mulch around all plantings
to a min. 3-foot perimeter, provide continuous mulch beds in
areas indicated on the plan do not place mulch within 2-inches of
root collar or trunk.
15. Contractor to cover all areas disturbed by construction including
Right of way with sod, unless noted otherwise .
16. All plant material to be approved by owner before planting,
substitutions of plant materials will not be permitted unless
authorized in writing by the community development department.
17. All wire, twine and burlap shall be removed from the rootball of street
trees prior to planting.
18. No staking of trees is allowed.
19. If areas beyond the property line are used for staging, they will need
to be seeded back - mix information to be provided when applicable.
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TITLE:
PROJECT NUMBER:
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11/23/2023 10:24:12 AM
C103
Landscape plan
2306Q
KL
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1" = 30'-0"C103
Site - Landscape Plan
1
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30
60
1"
=
3
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'
-
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Proposed Planting Schedule
Mark Common Name Latin Name Size Comments Type Count
BH Black Hills Spruce Picea glauca 2" - 2 1/2" Evergreen 12
CH Canadian Hemlock Tsuga canadensis 2" - 2 1/2" Evergreen 9
WP Eastern White Pine Pinus Strobus 2" - 2 1/2" Evergreen 1
AS American Sycamore Platanus occidentalis 1 1/2" - 2"Overstory 2
KC Kentucky Coffee Tree Gymnocladus Dioicus 1 1/2" - 2" Overstory 3
NPO Northern Pin Oak Quercus Ellipsoidalis 2" - 2 1/2" Cal Overstory 6
GB Presidential Gold Ginkgo Ginkgo biloba ‘The President’ 2" - 2 1/2" Cal Overstory 4
RO Red Oak Quercus Rubra 1 1/2" - 2" Overstory 3
SL Shademaster Locust Gleditsia triacanthos 1 1/2" - 2" Overstory 5
BW Bridal Wreath Spiraea 60"-96" Shrub 8
MA Manzanita Arctostaphylos 6"-18" Shrub 6
PP Paperbush Plant Edgeworthia chrysantha 48"-72" Shrub 8
CA Crab Apple Malus Rosaceae 2" - 2 1/2" Cal Understory 4
DP Dogwood, Pagoda Cornus Alternifolia 24"-36" Understory 4
SW Oxydendrum Arboretum Sourwood 36"-240" Understory 7
RE Redbud, Eastern Cercis Canadensis 36"-48" Understory 5
Concrete Bunker:
• The concrete bunker dimensions at our current
business are 20’deep x 21’wide x 6’tall.
• The concrete pieces to build the bunkers:
• large piece 2’wide x 2’tall and 6’long
• small cube piece 2’wide x 2’tall x 3’long
#
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1
Landscaping Requirement:
Open space Trees:
17,120 sf / 1,000 = 18 trees required
18 trees * .5 = 9 overstory trees
18 trees * .25 = 5 Evergreen trees
Shrubs:
1 shrub Req / 1000sf openspace
17,120 sf / 1,000 = 18 shrubs required
Parking Buffer:
108lin feet / 40 = 2.7 = 3 shade tree
required each side
Landscape Buffer:
250' / 50' = 5
5 * 2 overstory = 10
5 * 4 evergreen = 20
5 * 3 ornamental = 15
trees per 50-linear feet of buffer
Su
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All disturbed areas, including the ROW, are required to be sodded
Overstory trees shall be a minimum of 8-feet and evergreen and ornamental trees shall be a minimum of 6-feet at time of planting
Note that if areas beyond the property are used for staging they will need to be seeded back and provide mix information
Planting Notes
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EX ST 42"
EX ST 42"
EX ST 42"
E
X ST 42"
E
X ST 42"
E
X ST 42"
E
X ST 42"
E
X ST 42"
E
X ST 42"
E
X ST 42"
E
X ST 42"
EX ST 42"
EX
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8
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EX
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A
8
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EX
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EX
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EX
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EX SA 8"EX SA 8"EX SA 8"EX SA 8"EX SA 8"EX SA 8"EX SA 8"EX SA 8"EX SA 8"EX SA 8"EX SA 8"EX SA 8"
EX ST 30"EX ST 30"EX ST 30"EX ST 30"EX ST 30"EX ST 30"
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E X S A 8 "
E X S A 8 "
E X S A 8 "
E X S A 8 "W 6"W 6"W 6"EX
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EX
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EX ST 42"EX ST 42"
G 4"G 4"G 4"
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4
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G 4"
G 4"
G 4"
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W 6"W 6"W 6"W 6"
EX W 8"EX W 8"EX W 8"EX W 8"
G 4 "
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E
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12
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18" ST
18" ST
18" ST
18" ST
15" ST 15" ST15" ST
10" ST 10" ST
15" ST
15" ST
15" ST
15" ST
15" ST
1
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12" ST 12" ST12" ST 12" ST
89° 53' 57"S W 302.29'
0° 06' 03"
S
E
325.07'
45° 34' 09"79.13'
N
W
0° 06' 03"
N
W
269.58'
89° 53' 57"N E 358.70'
Ga
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Bunker
Bunker
Bunker
Bunker
Existing Intake
Ga
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light
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light
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6328 SF
Gravel
Building Storm Water intake located as
designed by building manufacturer
8.05'
Fire Riser Room w/ 4" water connection
Sand Oil Separator
FDC Connection
6" pipe 55' -Fittings and pipe
as required by code
6" PVC pipe 75' -Fittings as required
by code -1% slope
Existing service stub
& Existing Cleanout
EL: 1019.66'
Existing water service stub connection,
Remove temp blow off hydrant
Floor Elevation = 1028.66
1023.33
Transformer - verify location
with Mid-American
3'-0"
150' Hydrant Radius
This is a Walk door - see legend
Hydrant
See STD DWG 53 Rev1 for water service connection -
See Storm Sewer layout plan for utilities in this area
Sanitary sewer General Notes
1. The site contractor to install pipe to within five (5) feet of the building.
2. The contractor shall install all fitting and appurtenance as required by
plumbing code, whether shown or not.
3. All backfill shall be compacted to a 95% standard proctor.
4. All services connected to the sanitary sewer pipe. No connection to existing
sanitary sewer manholes allowed.
5. The 6" sanitary sewer service line shall be SDR-23.5 following urban standard
specifications
6. Sanitary sewer cleanouts shall be provided at all bends in the pipe. No
sanitary sewer service line shall exceed 100 linear feet without a cleanout.
Water Service & Main General Notes
1. Pipe material for a 6" water main shall be AWWA C900 Class 150 PVC.
2. Pipe material for a 2" water service line shall be copper.
3. Provide riser rod on all curb stops. Water main tapping shall be by a
contractor approved by the City for such purpose.
4. The contractor shall work with the City public works department when
operating existing valves. Water shall not be turned on without prior approval
of the City.
5. AY McDonald 76100 shutoff for new 1" & 1 1/2" service lines shall consist of
a" T" handle, quarter-turn curb stop ball valve, Mueller Oriseal Mark II 1/4 turn,
flared copper nut (both ends), or approved equal.
6. Stop boxes for 1" through 2" water service lines shall include a stainless steel
self-centering rod with stainless steel cotter pin within the stop box housing
with a 1%" extendable upper section and lid with one pentagonal plug. All stop
box installations shall be completed in such a manner that the cap is allowed
to raise with the frost and lower if driven over without damage to the curb
valve.
7. Contractors shall arrange for and pay for any required taps to mains.
8. Site contractor to install pipe to within five (5) feet of building and temporarily
cap the pipe.
9. The contractor shall comply with all city codes.
10. The water main shall be PVC C900 DR18.
11. The plumbing contractor shall install the required tees, fittings, and valves for
the domestic service within 5' of the building from the termination point of the
site contractor's work.
12. All backfill shall be compacted to a 95% standard proctor.
13. Stop boxes to be provided for both water lines entering building.
Property Line
Building Setback Line
Easement Line
Road Centerline
Paving
Tree
Sanitary Sewer LineEX SA
Water LineEX Ww
Topography100'
SA
Demo Existing Barbed wire fencexcxc
New 6'-0" Tall privacy fence
80% opaque - see detail 4 on
sheet C106
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Indicates Existing utility line
Walk Door or Sectional uplifting
door see plan for indication
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PROJECT NUMBER:
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11/23/2023 10:24:12 AM
C104
Utility Plan
2306Q
KL
M
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1" = 30'-0"C104
Site - Utility Plan
1
No
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0
15
30
60
1"
=
3
0
'
-
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S
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Utility Notes
#
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Site Legend
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Reflectorized Accessibility Sign
2"x1/4" Handel Gothic B.T. Font - Maintain
charactor spacing of 3/16" - 1/2"
6" Square Minimum
International symbol
of accessibility
Reflectorized VAN ACCESSIBLE
Signage As noted on site plan
2" dia Galvanized steel pipe
Notes:
1. Sign shall be constructed of 0.062" thick aluminum
Minimum.
2. Lettering, Symbol and Border shall be reflective white, on
blue background. with standard 3M Scotchlite sign face
#R7-32. or equivalent
3. Place in front of each Accessible parking stall within clear
view, but not to obstruct passsage from parking stall or
any walkway.
2 1/2" Dia. Pipe Sleeve -
Hot dip galvanized
Frost protected concrete footing
Drill 7/16" holes in pipe
sleeve for 1/2" bolt
6"
2'
-
0
"
1'-0"
9"
1"
3'
-
6
"
1'-0"
Slope Top
5'
-
0
"
RESERVED
PARKING
VAN
ACCESSIB
7 1/2"
6"
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Form Grade (FG)
4 1/2"Top of Curb
1" R2" R
1'-0"
8"1'-0"
4"
6"
1" R
Top of Curb (TC)
Sealed Joint
Form Grade (FG)
2% Slope Max
Pavement
Sidewalk
Sidewalk Curb
Parking Curb
Tree or Shrub
Set Root collar and root flare 2" above
finish grade. Do not place mulch within 2"
of trunk. root collar is not always located at
the top of root ball
Minimum 6' diameter, 3" depth of mulch
3" height water retention
berm beyond edge of root ball
Finish Grade
Scarify sides of pit
Remove all non-biodegradable material,
containers or other material that will
impede the growth of the plant material.
Remove all Twine. For balled and burlap
(B&B) plants remove minimum top 1/2 of
burlap and wire basket minimum.
Place root ball on
undisturbed soil
Minimum for trees
2x root ball for shrubs
Existing Slope2:1 Maximum transition
slope begin transition at
edge of root ball
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Slope Planting Pit Detail
3x Root Ball
.
Tree or Shrub
Set Root collar and root flare 2" above
finish grade. Do not place mulch
within 2" of trunk. root collar is not
always located at the top of root ball
Minimum 6' diameter, 3" depth of mulch
3" height water retention
berm beyond edge of root ball
Finish Grade
Scarify sides of pit
Remove all non-biodegradable material,
containers or other material that will
impede the growth of the plant material.
Remove all Twine. For balled and burlap
(B&B) plants remove minimum top 1/2
of burlap and wire basket minimum.
Place root ball on undisturbed soil
Minimum for trees
2x root ball for shrubs
2:1 Maximum transition
slope begin transition at
edge of root ball
Typical Planting Pit Detail
3x Root Ball
3"
.
.
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3"
.
Critical root radius is
the distance in feet
equal to the DBH in
inches. This is the
desired distance from
the tree trunk at which
fencing is installed.
Diameter at breast
height, the diameter of
the tree trunk in inches
at a height of 4'-6"
above the natural
ground.
Minimum sign dimensions:
Laminated cardboard - 11"x17"
Metal - 12"x18"
Sign Detail
Black letters on
Orange background
KEEP OUT
TREE PROTECTION ZONE
UP TO $600 PENALTY
Work Zone Limit
CRR
Tree Trunk
Tree Drip Line
Work Area
6' Orange Construction Fence
to protect tree or group of trees
CRR =
DBH =
DBH
Fence supports
6' Orange Construction Fence
Install Sign
as follows:
For individual tree protection :
Install at least 2 signs at each
location and at a maximum
spacing of 16' on center
For linear tree protection:
Install a sign at each end of
the tree protection fence and
at a maximum spacing of 50'
on center
Note 1: Spacing as required to
prevent sagging, 8' maximum.
.2'-0"
CRR
.4'-6"
Work Zone Limit
C
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R
Tree Trunk
Tree Drip Line
Work Area
6' Orange Construction Fence
to protect tree or group of trees
Border Area
Work Zone Area
Height (2'-0" Min.)
1/4 to 1/3 Tree
Grometted Nylon Strap
Flagging Material - tie to arbor tie
6"
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Top 2/3 burlap removed
Place on stake
to Southwest
Staking Plan
(Tree 2 1/2" inch in diameter or smaller)
If necessary, place 2 opposing steel T-stakes
outside the root ball, with Arbor Tire securing
tree. Ties preferred in the lower 1/2 of the trunk
to allow movement
Staking Plan
(Tree 2 1/2" inch in diameter or Larger)
Wrap trunk from ground
line to first branch.
Place on stake to Southwest
DO NOT set top of root ball at finished grade.
It is essential that the root flare be exposed
brfore planting, so the tree can be set to
show root flare at finished grade
2"-4" Mulch
Keep Mulch 2"-3" from trunk
Root flare Use water to settle soil. DO
NOT use feet or shovel
handle to pack soil.
Sloping Sides
Hole 2-3 Times Widerthanr Root ball
Step 1 - peel back rope/burlap/cage and
remove sufficient soil to expose root
flare.
Step 2 - measure from root flare to
bottom of root ball.
Step 3 - dig hole to depth where
topmost roots are buried 1-2 inches and
the root flare sits slightly above ground
level. Dig a hole 2-3 times wider than
the diameter of the root ball with sloping
sides to allow for proper root growth.
Step 4 - remove lower third of wire
cage.
Step 5 - set tree in hole. Support with
some soil. Ensure that it’s straight, then
remove entire wire cage and top
Two-thirds of burlap.
Step 6 - backfill with two-thirds of loose
native soil (unless it’s all clay) and use
water to settle. Do not tamp
Or step on soil.
Step 7 - backfill balance and water
again. Excess soil may be used to
create a berm/saucer outside of root
ball.
Step 8 - add 2-4 inches of wood mulch,
leaving a 1- to 2-inch clearance between
the mulch and the trunk.
Step 9 - water a final time.
Step 10 - if necessary, place two
opposing steel t-stakes outside the root
ball with arbor tie securing tree. Ties
preferred on lower half of trunk to allow
movement.
Dome Post Cap
3" Dia Round end
& corner posts
1 5/8" Dia Brace Rail
Centered for fence
height of 6'-0"+
Tension Bar
Finish Grade
1 5/8" Dia Bottom Rail at
fence height of 6'-0"+
Adjustable Truss Rod Turn Buckel
8" Dia Frost Protected Concret
footing -Typical
EQ
EQ
4'
-
8
"
General notes:
1 Footing width to be 8”diameter by 42”deep.
2 All material to meet federal spec RR-
F-191G-1F.
3 All galvanized fittings to meet ASTM-A153.
4 All fence components to be vinyl coated. Vinyl
coating color to be black. No aluminum ties shall
be permitted.
5 Post and rail sizes may require modification to
meet specific project requirements.
6 12" Wide Mow Strip beneath Fence where
appliable -verify with owner.
Tension Wier where no
bottom rail is specified -with
Hog Rings as required
Line Post Tie typical
2 3/8" Dia. Line Post typical
1 5/8" Dia. Top Rail
Line Post Loop Cap
Chain Link Fabric Rail Tie
Knuckle Selvage
Top Bottom
.8'-0" on center
Provide tight knit fabric mesh for privacy
over black coated chain link fabric
6'
-
0"Line Post Tie typical
1. Provide a minimum 2 foot width of detectable warning surfaces in
the direction of pedestrian travel across the full width of the curb ramp
or turning space, exclusive of curbs or flares.
2. Provide a minimum of 6 inches of concrete below the detectable
warning panel.
3. Minimum 4 feet by 4 feet. Target cross slope of 1.5% with a
maximum cross slope of 2.0%.
4. If normal sidewalk elevation cannot be achieved with the
perpendicular ramp between the street and landing due to limited
ramp length, provide a parallel ramp to make up the elevation
difference between the landing and the standard sidewalk.
5. The length of the parallel ramp is not required to exceed 15 feet,
regardless of the resulting slope. Do not exceed 8.3% slope for
parallel ramps shorter than 15 feet.
Pavement
1'-0"1'-6"
1/2" Expansion Joint
or KT-1 or BT-3 Joint
5% Max Cross Slope
Note 1 Note 2 6.25% (Target)
8.3% (Max)
6" Min Thickness
6" Min Thickness
Note 3
4" Min Thickness
Slope Varries
Note 4
When KT or BT Joist is installed as the
back of curb Provide 1/2" expansion
joint at each side of turning space
Length Varies
Perpendictular Curb Ramp
5'-0"x5'-0" Min
Turning Space
If Required
Parallel Curb Ramp Standard Sidewalk
1/2" Max
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Gutter Line
Level Line
Enlarged Curb cut detail
See Enlarged Curb cut detail
Refer to SUDAS Division 7 section
7030 for further information on
Sidewalks, shared use paths
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11/23/2023 10:24:13 AM
C106
Site Details
2306Q
KL
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1/2" = 1'-0"C106
ADA Parking Sign1
1" = 1'-0"C106
Curb Detail3
1 1/2" = 1'-0"C106
Shrub Planting5
1" = 1'-0"C106
Planting Protection6
1" = 1'-0"C106
Tree Planting7
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1/2" = 1'-0"C106
Chain Link Fence2
1/2" = 1'-0"C106
Sidewalk Slope4
Main Level
100'-0"
Eave
116'-0"
1/2" 1'-0"
Main Level
100'-0"
Mezzanine
110'-0"
Eave
116'-0"
1/2" 1'-0"
Gray / Black stack Stone
1
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8'
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3'
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Main Level
100'-0"
Mezzanine
110'-0"
Eave
116'-0"
8'-0"5'-0"5'-0"8'-0"
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Main Level
100'-0"
Eave
116'-0"
3'
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74'-0"
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11/23/2023 10:24:23 AM
C202
Exterior
Elevations
2306Q
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1/8" = 1'-0"C202
East Elevation1
1/8" = 1'-0"C202
West Elevation2
1/8" = 1'-0"C202
North Elevation3
1/8" = 1'-0"C202
South Elevation4
North Windows 110 SF
Grand total: 3 110 SF
4.5%
Total Wall Area 2,414 SF 100%
South Windows 137 SF
Grand total: 7 137 SF
2.9%
Total Wall Area 4,810 SF 100%
23.3%
Total Wall Area 1,421 SF 100%
West Windows 331 SF
Grand total: 5 331 SF
Wall Material - East
Material Area Percent
East
Composite Siding 1399 SF 99%
Cut Stone - Gray 8 SF 1%
Grand total: 2 1407 SF
Wall Material - South
Material Area Percent
South
Composite Siding 3811 SF 91%
Cut Stone - Gray 359 SF 9%
Grand total: 11 4170 SF
Wall Material - West
Material Area Percent
West
Composite Siding 1114 SF 82%
Cut Stone - Gray 237 SF 18%
Grand total: 2 1351 SF
Wall Material - North
Material Area Percent
North
Composite Siding 1801 SF 99%
Cut Stone - Gray 10 SF 1%
Grand total: 2 1811 SF
Roof: Metal
Black
Siding:Composite siding
Slate Gray
Stone: Dry Stack, Cut Stone
Gray / Black
#
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1" = 10'-0"C202
Bunker Elevation5
Wall Material - Overall
Material Area Percent
East
Composite Siding 1399 SF 16%
Cut Stone - Gray 8 SF 0%
North
Composite Siding 1801 SF 21%
Cut Stone - Gray 10 SF 0%
South
Composite Siding 3811 SF 44%
Cut Stone - Gray 359 SF 4%
West
Composite Siding 1114 SF 13%
Cut Stone - Gray 237 SF 3%
Grand total: 17 8740 SF