HomeMy WebLinkAbout2024-05-20 I13 Willard Garage_Site Plan AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: May 20, 2024
AGENDA ITEM: Consideration of approval of a resolution approving a site plan for Willard
Garage (35 NE Venture Drive)
FORMAT: Resolution
SYNOPSIS INCLUDING PRO & CON: Five F / Brian Willard requests approval of a site plan to
authorize the construction of Willard Garage, an automotive repair business. The site is located north of
Hickman Road and east of North Warrior Lane. The building will be 12,980 square feet in area and will
be 17’ 10” at the tallest point.
There will be one access into the site, from NE Venture Drive. A pedestrian connection is provided into
the site from the five-foot sidewalk that will be installed with this project. A total of 34 parking spaces are
required and the applicant is providing 64 spaces including three accessible spaces.
The site will be serviced with utilities that exist in the immediate vicinity of the property. Storm water
detention is provided with a basin along the north side of the site.
The elevations of the building are proposed to be constructed mainly of concrete Nichiha panels, CMU
block, metal panels and storefront system. A monument sign will be located at the southwest corner of the
site.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission
reviewed this project at the May 14, 2024, Commission Meeting and recommended approval:
Item 7: Approval of a Site Plan for Willard Garage (35 NE Venture Drive)
Bill Mettee, City Planner, introduced the request for approval of a site plan for an industrial warehouse
building, as requested by Five F/Brian Willard, represented by Monte Applegate of Snyder & Associates.
The subject property is located north of Hickman Road and east of North Warrior Lane, containing
approximately 1.53-acres. The site plan identifies the construction of an automotive repair building that
is 12,980 square feet in area. The building will be 17-feet in height. A monument sign and trash
enclosure are shown on the site plan.
One entrance will be provided from NE Venture Drive. A total of 34 parking spaces are required for this
project, with the applicant providing 64 spaces including 3 accessible spaces. A five-foot sidewalk will
be constructed on the north side of NE Venture Drive. A pedestrian sidewalk is shown to the site from
the public sidewalk. The utilities will be serviced with all public utilities which are installed in the
I13
immediate vicinity. Storm water detention will be provided with a basin located at the rear of the
property.
A minimum of 15% of the project area is required to be open space. The total amount of open space
proposed is 26.4%. The plantings shown on the landscape plan meet the minimum requirements of the
Landscape & Open Space Ordinance. The building is proposed to be constructed predominantly of
concrete Nichiha panels, metal panels and storefront system. The trash enclosure will be constructed of
CMU block.
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 Willard Garage subject to remaining
staff comments.
Discussion as follows:
• General discussion of parking and space required for this type of business.
Motion by Commissioner Streit for approval of a site plan for Willard Garage, seconded by
Commissioner Koelker. Ayes: Streit, Koelker, Beenken, Tessau, and Lohse. Nays: None. Motion
carried.
STAFF REVIEW AND COMMENT: Staff recommends approval of the site plan.
RECOMMENDATION: Approve the resolution.
ATTACHMENTS: I. Proposed Resolution
II. Staff Report
III. Site Plan & Elevations
PREPARED BY: Bill Mettee, Planner
REVIEWED BY:
THE CITY OF WAUKEE, IOWA
RESOLUTION 2024-
APPROVING THE SITE PLAN FOR WILLARD GARAGE
(35 NE VENTURE 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 Willard Garage on May 14, 2024; AND,
WHEREAS, the Site Plan for Willard Garage is in general conformance with §160 – Site and
Building Development Standards Ordinance of the Waukee Municipal Code; AND,
WHEREAS, the Site Plan for Willard Garage is in general conformance with §161 –
Landscaping and Open Space Ordinance of the Waukee Municipal Code; AND,
NOW THEREFORE BE IT RESOLVED by the City Council of the City of Waukee, Iowa on
this 20th day of May, 2024 that the Site Plan for Willard Garage is approved.
____________________________
Courtney Clarke, Mayor
Attest:
___________________________________
Rebecca D. Schuett, City Clerk
RESULTS OF VOTE: AYE NAY ABSENT ABSTAIN
R. Charles Bottenberg
Chris Crone
Rob Grove
Anna Bergman Pierce
Ben Sinclair
PLANNING AND ZONING COMMISSION STAFF REPORT
PROJECT: Willard Garage - Site Plan PREPARED BY: Bill Mettee – Planner
REPORT DATE: May 10, 2024
MEETING DATE: May 14, 2024
GENERAL INFORMATION
Applicant / Owner: Five F / Brian Willard
Owner’s Representative: Monte Applegate, Snyder & Associates
Request: The applicant is requesting approval of a site plan
for an industrial warehouse building.
Location and Size: Property is located north of Hickman Road and
east of N Warrior Lane, containing approximately
1.53-acres.
Property Address: 35 NE Venture Drive
AREA MAP
ABOVE: Aerial of subject property (outlined in RED) in relation to the surrounding area.
May 10, 2024
2 of 3
LAND USES AND ZONING
Location Existing Land Use Comprehensive Plan Current Zoning
Property in
Question
Vacant – Undeveloped Community Commercial M-1 (Light Industrial District)
North Waukee Community Church Community Commercial M-1 (Light Industrial District)
South Storage Mart Mixed Use M-1 (Light Industrial District)
East Warehouse Buildings Community Commercial M-1 (Light Industrial District
West Multi-Tenant Office Building Community Commercial C-1 (Community and
Highway Service
Commercial District)
PROJECT DESCRIPTION
The site plan identifies the construction of an automotive repair building that is 12,980 square feet in area on a
1.53-acre lot. The building will be 17-feet in height. A monument sign is shown near the southeast corner of
the site. The trash enclosure will be in the southwest corner of the site.
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
One entrance will be provided off of NE Venture Drive.
A total of 34 parking spaces are required for this project. The applicant is providing 64 spaces including three
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 NE Venture Drive, 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 NE Venture
Drive. Stormwater detention will be provided with a basin located at the rear of the property.
May 10, 2024
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 26.4%. The plantings shown on the landscape plan meet the minimum requirements of the
Landscape & Open Space Ordinance.
ELEVATIONS
Colored building elevations are included for review. The building is proposed to be constructed predominantly
of concrete Nichiha panels and metal panels and storefront system. The trash enclosure will be constructed of
CMU block.
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 Willard Garage.
NE VENTURE DR
N
W
A
R
R
I
O
R
L
N
HICKMAN RD
NE SUNRISE DR
NE
D
A
R
T
M
O
O
R
D
R
V:
\
P
r
o
j
e
c
t
s
\
2
0
2
3
\
1
2
3
.
1
5
1
4
.
0
1
\
C
A
D
D
\
S
P
0
1
_
1
2
3
1
5
1
4
_
T
I
T
L
.
d
w
g
JA
K
E
R
.
C
A
M
P
O
S
,
TI
T
L
E
S
H
E
E
T
,
20
2
4
/
0
5
/
0
8
,
9:
0
2
A
M
,
AN
S
I
F
U
L
L
B
L
E
E
D
D
(
3
4
.
0
0
X
2
2
.
0
0
I
N
C
H
E
S
)
BY
DA
T
E
RE
V
I
S
I
O
N
MA
R
K
Sc
a
l
e
:
Te
c
h
n
i
c
i
a
n
:
T-
R
-
S
:
SN
Y
D
E
R
&
A
S
S
O
C
I
A
T
E
S
,
I
N
C
.
|
Ch
e
c
k
e
d
B
y
:
En
g
i
n
e
e
r
:
Da
t
e
:
1"
=
Pr
o
j
e
c
t
N
o
:
Sh
e
e
t
Project No:
Sheet
27
2
7
S
.
W
.
S
N
Y
D
E
R
B
L
V
D
AN
K
E
N
Y
,
I
O
W
A
5
0
0
2
3
51
5
-
9
6
4
-
2
0
2
0
|
w
w
w
.
s
n
y
d
e
r
-
a
s
s
o
c
i
a
t
e
s
.
c
o
m
MA
A
JR
C
JL
H
03
-
0
5
-
2
0
2
4
50
0
'
12
3
.
1
5
1
4
.
0
1
C1
0
0
123.1514.01
C100
WI
L
L
A
R
D
G
A
R
A
G
E
TI
T
L
E
S
H
E
E
T
WA
U
K
E
E
,
I
O
W
A
PE
R
C
I
T
Y
C
O
M
M
E
N
T
S
PE
R
C
I
T
Y
C
O
M
M
E
N
T
S
PE
R
C
I
T
Y
C
O
M
M
E
N
T
S
PE
R
C
I
T
Y
C
O
M
M
E
N
T
S
03
-
2
0
-
2
4
04
-
0
2
-
2
4
04
-
1
8
-
2
4
05
-
0
7
-
2
4
JR
C
JR
C
JR
C
JR
C
1234
TT
N
-
R
R
W
-
S
S
SITE PLAN
FOR
WILLARD GARAGE
35 NE VENTURE DRIVE
CITY OF WAUKEE, DALLAS COUNTY, IOWA
VICINITY MAP
PROJECT LOCATION
SCALE: 1" = 500'
OWNER
FIVE F
465 SE ALICE'S RD, SUITE G
WAUKEE, IA 50263
CONTACT: BRIAN WILLARD
PHONE: 515-987-9025
EMAIL: JETTECH401@GMAIL.COM
APPLICANT
DOWNING CONSTRUCTION
509 E SCENIC VALLEY AVE
INDIANOLA, IA 51125
CONTACT: NICK WELTER
PHONE: 515-961-5386
EMAIL: nickw@downingconstruct.com
P
E
F
RO
S
S
O
N
LA
I
AC PNALCDS
CARH
E
CE
T
TII
A ETST F IO
AW
O
License Expires:
June 30, 2024
MONTE A.
APPELGATE
342
LANDSCAPE
ARCHITECT
NO.
Monte A. Appelgate, PLA
License Number
Pages or sheets covered by this seal:
342
Date
I hereby certify that the portion of this technical
submission described below was prepared by me
or under my direct supervision and responsible
charge. I am a duly licensed Professional
Landscape Architect under the laws of the
State of Iowa.
I hereby certify that this engineering document
was prepared by me or under my direct personal
supervision and that I am a duly licensed
Professional Engineer under the laws of the
State of Iowa.
Jon L. Hanson, P.E.Date
License Number P15562
My License Renewal Date is December 31, 2024
Pages or sheets covered by this seal:
JON L.
HANSON
P15562
D P R O F E
L
NS E
ICE
IONAL
EN
G
I
N
E
ER
AIOW
SS
Sheet List Table
Sheet Number Sheet Title
C100 TITLE SHEET
C101 PROJECT INFORMATION
C200 DIMENSION AND UTILITY PLAN
C300 SITE GRADING AND EROSION CONTROL PLAN
C301 DETAILED GRADING AND EROSION CONTROL PLAN
C400 STORM SEWER PLAN
C500 PLANTING PLAN
V:
\
P
r
o
j
e
c
t
s
\
2
0
2
3
\
1
2
3
.
1
5
1
4
.
0
1
\
C
A
D
D
\
S
P
0
1
_
1
2
3
1
5
1
4
_
T
I
T
L
.
d
w
g
JA
K
E
R
.
C
A
M
P
O
S
,
PR
O
J
E
C
T
I
N
F
O
R
M
A
T
I
O
N
,
20
2
4
/
0
5
/
0
8
,
9:
0
2
A
M
,
AN
S
I
F
U
L
L
B
L
E
E
D
D
(
3
4
.
0
0
X
2
2
.
0
0
I
N
C
H
E
S
)
BY
DA
T
E
RE
V
I
S
I
O
N
MA
R
K
Sc
a
l
e
:
Te
c
h
n
i
c
i
a
n
:
T-
R
-
S
:
SN
Y
D
E
R
&
A
S
S
O
C
I
A
T
E
S
,
I
N
C
.
|
Ch
e
c
k
e
d
B
y
:
En
g
i
n
e
e
r
:
Da
t
e
:
1"
=
Pr
o
j
e
c
t
N
o
:
Sh
e
e
t
Project No:
Sheet
27
2
7
S
.
W
.
S
N
Y
D
E
R
B
L
V
D
AN
K
E
N
Y
,
I
O
W
A
5
0
0
2
3
51
5
-
9
6
4
-
2
0
2
0
|
w
w
w
.
s
n
y
d
e
r
-
a
s
s
o
c
i
a
t
e
s
.
c
o
m
MA
A
JR
C
JL
H
03
-
0
5
-
2
0
2
4
NO
N
E
12
3
.
1
5
1
4
.
0
1
C1
0
1
123.1514.01
C101
WI
L
L
A
R
D
G
A
R
A
G
E
PR
O
J
E
C
T
I
N
F
O
R
M
A
T
I
O
N
WA
U
K
E
E
,
I
O
W
A
PE
R
C
I
T
Y
C
O
M
M
E
N
T
S
PE
R
C
I
T
Y
C
O
M
M
E
N
T
S
PE
R
C
I
T
Y
C
O
M
M
E
N
T
S
PE
R
C
I
T
Y
C
O
M
M
E
N
T
S
03
-
2
0
-
2
4
04
-
0
2
-
2
4
04
-
1
8
-
2
4
05
-
0
7
-
2
4
JR
C
JR
C
JR
C
JR
C
1234
TT
N
-
R
R
W
-
S
S
UTILITY QUALITY SERVICE LEVELS
QUALITY LEVELS OF UTILITIES ARE SHOWN IN THE PARENTHESES WITH THE UTILITY
TYPE AND WHEN APPLICABLE, SIZE. THE QUALITY LEVELS ARE BASED ON THE CI /
ASCE 38-02 STANDARD.
QUALITY LEVEL (D) INFORMATION IS DERIVED FROM EXISTING UTILITY RECORDS OR
ORAL RECOLLECTIONS.
QUALITY LEVEL (C) INFORMATION IS OBTAINED BY SURVEYING AND PLOTTING
VISIBLE ABOVE-GROUND UTILITY FEATURES AND USING PROFESSIONAL JUDGMENT
IN CORRELATING THIS INFORMATION WITH
QUALITY D INFORMATION.
QUALITY LEVEL (B) INFORMATION IS OBTAINED THROUGH THE APPLICATION OF
APPROPRIATE SURFACE GEOPHYSICAL METHODS TO DETERMINE THE EXISTENCE
AND APPROXIMATE HORIZONTAL POSITION OF SUBSURFACE UTILITIES.
QUALITY LEVEL (A) IS HORIZONTAL AND VERTICAL POSITION OF UNDERGROUND
UTILITIES OBTAINED BY ACTUAL EXPOSURE OR VERIFICATION OF PREVIOUSLY
EXPOSED SUBSURFACE UTILITIES, AS WELL AS THE TYPE, SIZE, CONDITION,
MATERIAL, AND OTHER CHARACTERISTICS.
UTILITY WARNING
THE UTILITIES SHOWN HAVE BEEN LOCATED FROM FIELD SURVEY
INFORMATION AND/OR RECORDS OBTAINED. THE SURVEYOR MAKES NO
GUARANTEE THAT THE UTILITIES OR SUBSURFACE FEATURES SHOWN
COMPRISE ALL SUCH ITEMS IN THE AREA, EITHER IN SERVICE OR ABANDONED.
THE SURVEYOR FURTHER DOES NOT WARRANT THAT THE UTILITIES OR
SUBSURFACE FEATURES SHOWN ARE IN THE EXACT LOCATION INDICATED
EXCEPT WHERE NOTED AS QUALITY LEVEL A.
FEATURES EXISTING PROPOSED
Spot Elevation
Contour Elevation
Fence (Barbed, Field, Hog)
Fence (Chain Link)
Fence (Wood)
Fence (Silt)
Tree Line
Tree Stump
Deciduous Tree \\ Shrub
Coniferous Tree \\ Shrub
Communication
Overhead Communication
Fiber Optic
Underground Electric
Overhead Electric
Gas Main with Size
High Pressure Gas Main with Size
Water Main with Size
Sanitary Sewer with Size
Duct Bank
Test Hole Location for SUE w/ID
(*) Denotes the survey quality service level for utilities
Sanitary Manhole
Storm Sewer with Size
Storm Manhole
Single Storm Sewer Intake
Double Storm Sewer Intake
Fire Hydrant
Fire Hydrant on Building
Water Main Valve
Water Service Valve
Well
Utility Pole
Guy Anchor
Utility Pole with Light
Utility Pole with Transformer
Street Light
Yard Light
Electric Box
Electric Transformer
Traffic Sign
Communication Pedestal
Communication Manhole
Communication Handhole
Fiber Optic Manhole
Fiber Optic Handhole
Gas Valve
Gas Manhole
Gas Apparatus
Fence Post or Guard Post
Underground Storage Tank
Above Ground Storage Tank
Sign
Satellite Dish
Mailbox
Sprinkler Head
Irrigation Control Valve
LEGEND
○
1
2
2
5
X 1225.25
●
X
1
2
2
5
1225.25
FEATURES FOUND SET
Section Corner
1/2" Rebar, Cap # 11579
(Unless Otherwise Noted)
ROW Marker
ROW Rail
Control Point
Bench Mark
Platted Distance P
Measured Bearing & Distance M
Recorded As R
Deed Distance D
Calculated Distance C
Minimum Protection Elevation MPE
Centerline
Section Line
1/4 Section Line
1/4 1/4 Section Line
Easement Line
UTILITY CONTACT INFORMATION
UTILITY CONTACT FOR MAPPING INFORMATION SHOWN AS RECEIVED FROM THE
IOWA ONE CALL DESIGN REQUEST SYSTEM, TICKET NUMBER 552400032.
FO1-FIBER OPTIC CENTURYLINK
SADIE HULL
(918)-547-0147
SADIE.HULL@LUMEN.COM
NO RESPONSE MEDIACOM
JERRY BROUGHTON
(845)-587-2521
JBROUGHTON@MEDIACOMCC.COM
FO14-FIBER OPTIC CONSOLIDATED COMMUNICATIONS
PHILLIP WILLIAMS JR
(515)-867-4769
PHILLIP.WILLIAMS@CONSOLIDATED.COM
FO4-FIBER OPTIC AUREON NETWORK SERVICES
Jeff Klocko
(515)-830-0445
JEFF.KLOCKO@AUREON.COM
UE1-UNDERGROUND ELECTRIC MIDAMER-ELEC
JAMIE NEER
(515)-252-6972
MECDSMDESIGNLOCATES@MIDAMERICAN.COM
NO RESPONSE VERIZON
INVESTIGATIONS
(469)-886-4090
INVESTIGATIONS@VERIZON.COM
NO RESPONSE MI-FIBER
JUSTIN MILLER
(515)-897-8802
JMILLER@MI-FIBER.NET
NO RESPONSE WAUKEE, CITY OF
TIM ROYER
(515)-978-7920
TROYER@WAUKEE.ORG
CLEAR PER EMAIL XENIA RURAL WATER DISTRICT
LAIRD VAN DEE
(515)-676-2117
LVANDEE@XENIAWATER.ORG
CONTROL POINTS
IOWA SOUTH STATE PLANE COORDINATE SYSTEM
NAD83(2011)(EPOCH 2010.00) IARTN DERIVED - US SURVEY FEET
CP1 N=589621.83 E=1539093.82 Z=1024.01
CUT "X" ON CURB 15' SOUTH OF THE NORTHWEST CORNER OF PARKING LOT TO
REDLINE CROSSFIT, NORTHEAST SIDE OF SITE.
CP2 N=589138.94 E=1539117.04 Z=1023.27
CUT "X" ON CURB RADIUS 15' EAST OF INTAKE AT ENTRANCE TO STORAGE MART,
SOUTHEAST CORNER OF SITE.
CP3 N=589141.47 E=1538851.47 Z=1021.37
CUT "X" ON CURB 3' NORTH OF SPEED LIMIT SIGN ON THE SOUTH SIDE OF VENTURE
DRIVE, SOUTHWEST CORNER OF SITE.
CP4 N=589380.28 E=1538885.52 Z=1023.40
CUT "X" ON CURB CORNER 30' SOUTHEAST OF BRICK BUILDING, WEST SIDE OF SITE.
CP5 N=589589.30 E=1538960.55 Z=1022.52
CUT "X" ON EAST CURB CORNER OF PARKING LOT TO WAUKEE COMMUNITY CHURCH,
NORTHWEST CORNER OF SITE.
BENCHMARKS
NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD88 - GEOID12A)
IARTN DERIVED - US SURVEY FEET
BM500 N=589408.86 E=1538878.09 ELEV=1024.43
TRIANGLE AT SOUTHEAST CORNER OF CONCRETE TRANSFORMER PAD, WEST SIDE
OF SITE.
BM501 N=589128.26 E=1538972.05 ELEV=1023.97
BURY BOLT ON HYDRANT ON THE SOUTH SIDE OF VENTURE DRIVE SOUTH OF FOR
SALE SIGN, SOUTH SIDE OF SITE.
DATE OF SURVEY
JANUARY 3, 2024
PROPERTY DESCRIPTION
ENTERPRISE BUSINESS PARK PLAT 1, LOT 5
PROPERTY ADDRESS
35 NE VENTURE DR.
WAUKEE, IOWA 50263
ZONING
M-1: LIGHT-INDUSTRIAL DISTRICT
BULK REGULATIONS
MAX HEIGHT: 40 FEET
BUILDING HEIGHT: 17 FEET 10.5 INCHES
MAX # OF STORIES: 3
FRONT YARD SETBACK: 30 FEET
REAR YARD SETBACK: 30 FEET
SIDE YARD SETBACK: NONE, EXCEPT WHEN ADJACENT TO R OR C-1 DISTRICT OR STREET ROW
THEN 40'
TOTAL LOT AREA 66,704 SF
TOTAL DISTURBED AREA 66,704 SF
PROPOSED BUILDING FOOTPRINT 12,980 SF
PROPOSED PAVEMENTS 36,140 SF
TOTAL IMPERVIOUS AREA (OVERALL)49,120 SF
MINIMUM OPEN SPACE: 15%
66,704 SF X0.15 = 10,006 SF REQUIRED
17,584 SF PROVIDED (26.4%)
GENERAL USE
CONTRACTOR SUITES
PARKING REQUIREMENTS
1.5 SPACES PER 1000 SF OF GROSS FLOOR AREA
22,400 SF/1000 x 1.5 PARKING STALLS= 34 STALLS REQUIRED
=64 STALLS PROVIDED
(INCLUDING 3 HANDICAP STALLS)
GENERAL NOTES
A. NOTIFY UTILITY PROVIDERS PRIOR TO BEGINNING ANY CONSTRUCTION ACTIVITIES AND COORDINATE WITH UTILITY PROVIDERS
AS NECESSARY DURING CONSTRUCTION. CONTRACTOR IS RESPONSIBLE FOR DETERMINING EXISTENCE, EXACT LOCATION, AND
DEPTH OF ALL UTILITIES. PROTECT ALL UTILITY LINES AND STRUCTURES NOT SHOWN FOR REMOVAL OR MODIFICATION. ANY
DAMAGES TO UTILITY ITEMS NOT SHOWN FOR REMOVAL OR MODIFICATION SHALL BE REPAIRED TO THE UTILITY OWNER'S
SPECIFICATIONS AT THE CONTRACTOR'S EXPENSE.
B. CONSTRUCTION OF ALL STREET AND UTILITY IMPROVEMENTS SHALL CONFORM TO THE 2023 WAUKEE STANDARD
SPECIFICATIONS FOR PUBLIC IMPROVEMENTS, 2024 STATEWIDE URBAN DESIGN AND SPECIFICATIONS (SUDAS) AND THE SOILS
REPORTS PREPARED BY OTHERS.
C. LENGTH OF UTILITIES SHOWN ON PLANS ARE DIMENSIONED FROM CENTERLINE OF STRUCTURE TO CENTERLINE OF STRUCTURE.
D. ALL TRAFFIC CONTROL SHALL BE PROVIDED IN ACCORDANCE WITH REQUIREMENTS SET FORTH IN THE MANUAL ON UNIFORM
TRAFFIC CONTROL DEVICES (MUTCD). WHEN CONSTRUCTION ACTIVITIES OBSTRUCT PORTIONS OF THE ROADWAY, FLAGGERS
SHALL BE PROVIDED. FLAGGERS SHALL CONFORM TO THE MUTCD IN APPEARANCE, EQUIPMENT AND ACTIONS. THE CONTRACTOR
SHALL NOTIFY THE CITY OF WAUKEE AT LEAST ONE WEEK PRIOR TO ANY ANTICIPATED LANE CLOSURE.
E. NOTIFY OWNER, ENGINEER, CITY OF WAUKEE AT LEAST 48 HOURS PRIOR TO BEGINNING WORK. CONTRACTOR SHALL ALSO
NOTIFY THE CITY OF WAUKEE PUBLIC WORKS DEPARTMENT AT LEAST 48 HOURS PRIOR TO ANY PLANNED WEEKEND OR HOLIDAY
WORK.
F. CONSTRUCT MANHOLES AND APPURTENANCES AS WORK PROGRESSES. BACKFILL WITH SUITABLE MATERIAL AND COMPACT TO
95% MAXIMUM DENSITY.
G. IN THE EVENT OF A DISCREPANCY BETWEEN THE QUANTITY ESTIMATES AND THE DETAILED PLANS, THE DETAILED PLANS SHALL
GOVERN.
H. ALL FIELD TILES ENCOUNTERED DURING CONSTRUCTION SHALL BE RECONNECTED OR REPAIRED AND NOTED ACCORDINGLY ON
THE AS-BUILT DOCUMENTS.
I. DIMENSIONS, BUILDING LOCATION, UTILITIES AND GRADING OF THIS SITE ARE BASED ON AVAILABLE INFORMATION AT THE TIME
OF DESIGN. DEVIATIONS MAY BE NECESSARY IN THE FIELD. ANY SUCH CHANGES OR CONFLICTS BETWEEN THIS PLAN AND FIELD
CONDITIONS ARE TO BE REPORTED TO THE ARCHITECT/ENGINEER PRIOR TO STARTING CONSTRUCTION. THE CONTRACTOR SHALL
BE RESPONSIBLE FOR LAYOUT VERIFICATION OF ALL SITE IMPROVEMENTS PRIOR TO CONSTRUCTION. CONTACT CITY OF WAUKEE
FOR APPROVAL OF ANY CHANGES AND THAT ANY CHANGES COMPLETED WITHOUT APPROVAL ARE SUBJECT TO REMOVAL IN
ORDER TO MEET THE CITY OF WAUKEE STANDARDS.
J. CONTRACTOR TO LOAD AND TRANSPORT ALL MATERIALS CONSIDERED TO BE UNDESIRABLE TO BE INCORPORATED INTO THE
PROJECT TO AN APPROVED OFF-SITE WASTE SITE.
K. CONTRACTOR TO STRIP AND STOCKPILE TOPSOIL FROM ALL AREAS TO BE CUT OR FILLED. RESPREAD TO FINISH GRADES TO
MEET SUDAS SPECIFICATIONS SECTION 2010 FOR TOPSOIL.
L. ALL PROPOSED CONTOURS AND SPOT ELEVATIONS SHOWN ARE FINISHED GRADES AND/OR TOP OF PAVING SLAB (GUTTER),
UNLESS OTHERWISE NOTED.
M. THE CONTRACTOR IS RESPONSIBLE FOR CLEANING DIRT AND DEBRIS FROM NEIGHBORING STREETS, DRIVEWAYS, AND
SIDEWALKS CAUSED BY CONSTRUCTION ACTIVITIES AT THE END OF EACH WORK DAY AND PRIOR TO A RAIN EVENT.
N. THE ADJUSTMENT OF ANY EXISTING UTILITY APPURTENANCES TO FINAL GRADE IS CONSIDERED INCIDENTAL TO THE SITE WORK.
O. THE CONTRACTOR SHALL BE RESPONSIBLE FOR INSTALLING EROSION AND SEDIMENT CONTROL MEASURES AS NECESSARY.
CONTRACTOR SHALL ALSO BE RESPONSIBLE FOR MAINTAINING ANY EXISTING EROSION CONTROL MEASURES ON SITE AT THE TIME
OF CONSTRUCTION. GRADING AND SOIL EROSION CONTROL CODE REQUIREMENTS SHALL BE MET BY CONTRACTOR. A COSESCO
PERMIT IS REQUIRED FOR THIS PROJECT.
P. CONTRACTOR TO COORDINATE NATURAL GAS, ELECTRICAL, TELEPHONE AND ANY OTHER FRANCHISE UTILITY SERVICES WITH
UTILITY SERVICE PROVIDER, CITY OF WAUKEE, AND THE OWNER PRIOR TO CONSTRUCTION.
Q. IF STORM SEWER CROSSES ABOVE WATER MAIN OR CROSSES LESS THAN 18" BELOW A WATER MAIN THEN STORM SEWER
SHALL BE CONSTRUCTED OF REINFORCED CONCRETE WITH A FLEXIBLE O-RING GASKET RATED AT 13 PSI OR GREATER. O-RING
GASKET JOINTS SHALL BE INSTALLED ON EACH SIDE OF THE CROSSING UNTIL THE NORMAL DISTANCE FROM THE WATER MAIN TO
THE STORM SEWER IS AT LEAST TEN FEET.
R. A PRE-CONSTRUCTION MEETING WITH THE CITY OF WAUKEE WILL BE REQUIRED A MINIMUM OF ONE WEEK PRIOR TO
CONSTRUCTION ACTIVITIES BEGINNING.
S. ALL STAKING SHALL BE DONE UNDER THE DIRECTION OF A LICENSED ENGINEER OR LAND SURVEYOR INCLUDING PEDESTRIAN
FACILITIES.
T. ANY CHANGES PROPOSED TO THE DRAWINGS DURING CONSTRUCTION SHALL BE APPROVED IN WRITING BY THE CITY OF
WAUKEE COMMUNITY DEVELOPMENT DEPARTMENT PRIOR TO CONSTRUCTION.
U. THE CONTRACTOR IS RESPONSIBLE FOR ANY CHANGES MADE DURING CONSTRUCTION THAT HAVE NOT BEEN GRANTED
APPROVAL IN WRITING BY THE CITY OF WAUKEE COMMUNITY DEVELOPMENT DEPARTMENT.
V. ALL SANITARY SEWER AND STORM SEWER SHALL BE CLEANED AND TELEVISED PRIOR TO PAVING. THE CITY OF WAUKEE SHALL
WITNESS ALL CLEANING AND TELEVISING. COPIES OF THE REPORT AND VIDEO SHALL BE PROVIDED TO THE CITY OF WAUKEE. ALL
SANITARY SEWER MANHOLES SHALL BE VACUUM TESTED.
W. PLACE 3/4" EXPANSION JOINT BETWEEN ALL PCC PAVEMENT/SIDEWALKS AND BUILDINGS. PLACE 1/2" EXPANSION JOINT
BETWEEN SIDEWALKS AND PCC PAVEMENT. THE PCC RAMP JOINT LOCATED AT THE BACK OF CURB AND ALL EXPANSION JOINTS
SHALL BE SEALED.
X. AS-BUILTS SHALL BE PROVIDED TO THE WAUKEE ENGINEERING DEPARTMENT INCLUDING ALL UTILITIES AND AS-BUILT GRADES
FOR DRAINAGE SWALES, OVERFLOWS, ACCESSIBLE RAMPS AND DETENTION FACILITIES. THE CONTRACTOR SHALL PROVIDE
INFORMATION TO THE DESIGN ENGINEER FOR INCLUSION ON THE RECORD AS-BUILT DRAWINGS.
Y. ALL UTILITIES INCLUDING PRIVATE UTILITIES SHALL BE CONSTRUCTED TO THE CITY OF WAUKEE STANDARD SPECIFICATIONS FOR
PUBLIC IMPROVEMENTS AND ALL UTILITIES SHALL BE TESTED TO CITY STANDARDS. THE CITY SHALL WITNESS ALL TESTING.
Z. CONSTRUCTION OPERATIONS SHALL PROTECT STORM SEWERS AND DRAINAGE WAYS FROM ALLOWING CONCRETE SLURRY
FROM CONCRETE OPERATIONS TO DISCHARGE OFFSITE.
AA. CONTRACTOR SHALL COORDINATE ALL TIE-IN TO UTILITIES WITH THE CITY OF WAUKEE ENGINEERING DEPARTMENT AND CITY
OF WAUKEE ENGINEERING DEPARTMENT SHALL WITNESS ALL TIE-INS.
BB. ALL FIRE HYDRANTS WILL BE REQUIRED TO HAVE 5-INCH STORZ FITTINGS.
CC. CONTRACTOR IS TO PROVIDE SHOP DRAWING SUBMITTALS OF CONSTRUCTION MATERIALS PRIOR TO CONSTRUCTION.
DD. PRIOR TO ANY LANE CLOSURE THE CONTRACTOR IS RESPONSIBLE FOR HAVING A DIGITAL MESSAGE BOARD NOTIFYING
DRIVERS OF LANE CLOSURES AT LEAST ONE WEEK PRIOR TO ANY CLOSURE. CONTRACTOR IS TO COORDINATE ANY LANE/ROAD
CLOSURES WITH THE CITY OF WAUKEE.
EE. APPROVED FIRE APPARATUS ACCESS ROADS SHALL BE PROVIDED FOR EVERY FACILITY, BUILDING, OR PORTION OF A BUILDING
AS SOON AS CONSTRUCTION COMMENCES. THE FIRE APPARATUS ACCESS ROAD SHALL COMPLY WITH THE REQUIREMENTS OF
SECTION 503.2 AND THIS SECTION SHALL EXTEND TO WITHIN 100 FEET OF ALL PORTIONS OF THE EXTERIOR WALLS OF THE FIRST
STORY OF THE BUILDING AS MEASURED BY AN APPROVED ROUTE AROUND THE EXTERIOR OF THE BUILDING OR FACILITY.
FF. ALL SIGNAGE REQUIRES A SEPARATE PERMIT FROM THE CITY OF WAUKEE COMMUNITY DEVELOPMENT DEPARTMENT.
18
15
14
11
3
PROPOSED BUILDING
(12,980 SF)
FFE=1024.95
3
TRASH
T
Ex
i
s
t
i
n
g
1
5
'
D
r
a
i
n
a
g
e
E
a
s
e
m
e
n
t
(B
k
7
8
9
,
P
g
3
6
6
-
3
8
2
)
30
'
B
u
i
l
d
i
n
g
S
e
t
b
a
c
k
30
'
B
u
i
l
d
i
n
g
S
e
t
b
a
c
k
40' Building Setback
S8
9
°
5
7
'
4
1
"
W
2
0
0
.
0
0
'
N0°02'19"W 333.52'
N8
9
°
5
7
'
4
1
"
E
2
0
0
.
0
0
'
S0°02'19"E 333.52'
LOT 5
Ex
i
s
t
i
n
g
1
5
'
P
U
E
(B
k
7
8
9
,
P
g
3
6
6
-
3
8
2
)
Ex
i
s
t
i
n
g
1
5
'
D
r
a
i
n
a
g
e
E
a
s
e
m
e
n
t
(B
k
7
8
9
,
P
g
3
6
6
-
3
8
2
)
NE
V
e
n
t
u
r
e
D
r
Co
n
c
r
e
t
e
Co
n
c
r
e
t
e
S
i
d
e
w
a
l
k
Co
n
c
r
e
t
e
S
i
d
e
w
a
l
k
Co
n
c
r
e
t
e
Pa
r
k
i
n
g
Co
n
c
r
e
t
e
Pa
r
k
i
n
g
Co
n
c
r
e
t
e
Pa
r
k
i
n
g
Co
n
c
r
e
t
e
Pa
r
k
i
n
g
In
t
a
k
e
=
1
0
2
2
.
4
5
FL
=
1
0
1
9
.
1
7
1
5
"
R
C
P
S
E
FL
=
1
0
1
6
.
6
5
1
5
"
R
C
P
N
In
t
a
k
e
=
1
0
2
1
.
0
5
B/
W
=
1
0
1
5
.
3
5
Ri
m
=
1
0
2
1
.
8
2
FL
=
1
0
1
6
.
5
2
1
2
"
R
C
P
N
W
FL
=
1
0
1
5
.
2
6
1
8
"
R
C
P
W
FL
=
1
0
1
5
.
2
0
1
8
"
R
C
P
E
Ri
m
=
1
0
2
4
.
3
4
In
v
=
1
0
0
7
.
6
5
8
"
T
r
u
s
s
E
In
v
=
1
0
0
7
.
5
7
8
"
T
r
u
s
s
W
In
t
a
k
e
=
1
0
2
2
.
4
0
FL
=
1
0
1
6
.
1
5
1
5
"
R
C
P
S
Ri
m
=
1
0
2
3
.
1
5
FL
=
1
0
1
6
.
1
5
1
8
"
R
C
P
W
WA
U
K
E
E
C
O
M
M
U
N
I
T
Y
C
H
U
R
C
H
M-1
L
I
G
H
T
I
N
D
U
S
T
R
I
A
L
D
I
S
T
R
I
C
T
IT'S A RU
F
F
L
I
F
E
-
D
O
G
G
Y
D
A
Y
C
A
R
E
,
L
L
C
C-1 COMM
U
N
I
T
Y
A
N
D
H
I
G
H
W
A
Y
S
E
R
V
I
C
E
COMMERC
I
A
L
D
I
S
T
R
I
C
T
1500 C
L
I
V
E
L
L
C
C-1 CO
M
M
U
N
I
T
Y
A
N
D
H
I
G
H
W
A
Y
SERVIC
E
C
O
M
M
E
R
C
I
A
L
D
I
S
T
R
I
C
T
DOWNIN
G
D
E
V
E
L
O
P
M
E
N
T
,
L
T
D
M-1 LIGH
T
I
N
D
U
S
T
R
I
A
L
D
I
S
T
R
I
C
T
5'
26
.
5
'
20
.
5
'
5'
9'
TY
P
5'
8'
9'
TY
P
18
'
20
.
5
'
9'
TY
P
9'
TY
P
4'
20.5'26'17.5'
9'
TYP4'
5'
20.5'
5'
9'
TYP7'
10'
5'
5'
R20
'
R10
'
15'
26
.
5
'
15
.
8
'
27
'
B
/
B
42.3'
R5'
R
5
'
R
5
'
R5'
TYPTYP
TYP
TYPR
1
.
5
'
R2'
17.5'26'
R5'
10 10 10 10
11A
11B
11C
11D
21'
R5
'
R
5
'
INV: 1007.3
(VERIFY)
INV: 1019.95
TYP
TYP TYP
TYP
TYP
TYP4A4A
4A4A
1
5
0
'
H
Y
D
R
A
N
T
R
A
D
I
U
S
153.0'
85
.
0
'
20
7
'
C
/
L
T
O
C
/
L
D
R
I
V
E
T
O
E
A
S
T
98
'
C
/
L
T
O
C
/
L
D
R
I
V
E
T
O
W
E
S
T
63 LF
18
'
13.5'
4'
5'
R
5
0
'
R
2
5
'
R3'
1A
1B
1B
1C
1C
1C
1C
1C
1C
1C
1C 1C
1C
2A
1B
3A
3A
3A
3A
3C
3C
3D
3J
3B
3B3B
3B
3B
3B
3D
3D
3D 3D
3D
3D
3D
3E
3E
3F
4C
4C
4C
4C
4C
4C
3G 4B
4B
4A
4A
4A
4A
5D
3D
3D
3C3H
4C
3I3I
3I
3I
3I
3I
5A
5B
8A
8B
8C
8D
8E
9A
9D
9B
9L
9G
9F
9E 9I
9C
9G
9G
9J
9J9K
3B
3B
4C
4C
3I
3I
3G 3G
3G
3G
3G
12A
9H
3D
3J
3J
3J
3J
3D 3D
4C
20
.
5
'
8D
8F
17.5'
17
.
5
'
17.5'
R2'
24 LF8B
18 LF
9J BP: 1015.2 18" ST
TP: 1013.7 6" W
9J BP: 1016.0 6" W
TP: 1007.7 8" SAN
3D
3F
12B 12C
12D
12E
12E
EX MI-FIBER LINE
CONTRACTOR TO COORDINATE RELOCATION OF
THE MI-FIBER SERVICE AND PEDESTAL FOR
PARKING LOT AND STORM SEWER INSTALLATION
R
1
.
5
'
R3'
R5'
R5
'
R
5
'
V:
\
P
r
o
j
e
c
t
s
\
2
0
2
3
\
1
2
3
.
1
5
1
4
.
0
1
\
C
A
D
D
\
S
P
0
2
_
1
2
3
1
5
1
4
_
D
I
M
N
.
d
w
g
JA
K
E
R
.
C
A
M
P
O
S
,
DI
M
E
N
S
I
O
N
A
N
D
U
T
I
L
I
T
Y
P
L
A
N
,
20
2
4
/
0
5
/
0
8
,
9:
0
3
A
M
,
AN
S
I
F
U
L
L
B
L
E
E
D
D
(
3
4
.
0
0
X
2
2
.
0
0
I
N
C
H
E
S
)
BY
DA
T
E
RE
V
I
S
I
O
N
MA
R
K
Sc
a
l
e
:
Te
c
h
n
i
c
i
a
n
:
T-
R
-
S
:
SN
Y
D
E
R
&
A
S
S
O
C
I
A
T
E
S
,
I
N
C
.
|
Ch
e
c
k
e
d
B
y
:
En
g
i
n
e
e
r
:
Da
t
e
:
1"
=
Pr
o
j
e
c
t
N
o
:
Sh
e
e
t
Project No:
Sheet
27
2
7
S
.
W
.
S
N
Y
D
E
R
B
L
V
D
AN
K
E
N
Y
,
I
O
W
A
5
0
0
2
3
51
5
-
9
6
4
-
2
0
2
0
|
w
w
w
.
s
n
y
d
e
r
-
a
s
s
o
c
i
a
t
e
s
.
c
o
m
MA
A
JR
C
JL
H
03
-
0
5
-
2
0
2
4
20
'
12
3
.
1
5
1
4
.
0
1
C2
0
0
123.1514.01
C200
WI
L
L
A
R
D
G
A
R
A
G
E
DI
M
E
N
S
I
O
N
A
N
D
U
T
I
L
I
T
Y
P
L
A
N
WA
U
K
E
E
,
I
O
W
A
PE
R
C
I
T
Y
C
O
M
M
E
N
T
S
PE
R
C
I
T
Y
C
O
M
M
E
N
T
S
PE
R
C
I
T
Y
C
O
M
M
E
N
T
S
PE
R
C
I
T
Y
C
O
M
M
E
N
T
S
03
-
2
0
-
2
4
04
-
0
2
-
2
4
04
-
1
8
-
2
4
05
-
0
7
-
2
4
JR
C
JR
C
JR
C
JR
C
1234
TT
N
-
R
R
W
-
S
S
FEET
0 20
DIMENSION PLAN CONSTRUCTION NOTES
1. EXISTING FEATURES, PROTECT THE FOLLOWING:
A.PAVEMENT TO REMAIN.
B.EXISTING UTILITIES. COORDINATE ANY RELOCATIONS OR ADJUSTMENTS WITH
UTILITY SERVICE PROVIDER AS NECESSARY.
C.EXISTING TREES.
2.DRIVEWAY:
A.GRIND CURB AND CONSTRUCT TYPE "A" DRIVEWAY CONNECTION TO EXISTING
PRIVATE DRIVE.
3.PAVEMENTS, PROVIDE THE FOLLOWING WHERE INDICATED ON PLAN:
A.7" DEPTH PCC DRIVE ON 12" DEPTH PREPARED SUBGRADE COMPACTED TO 95%
STANDARD PROCTOR DENSITY.
B.6" DEPTH PCC PARKING ON 12" DEPTH PREPARED SUBGRADE COMPACTED TO 95%
STANDARD PROCTOR DENSITY.
C.5" DEPTH PCC SIDEWALK ON 6" DEPTH PREPARED SUBGRADE COMPACTED TO 95%
STANDARD PROCTOR DENSITY
D.6" HEIGHT STANDARD CURB.
E.TAPER 5' SIDEWALK TO EXISTING IN ONE PANEL.
F.6" PCC PEDESTRIAN RAMP WITH MAX SLOPE OF 8.33%. PROVIDE DETECTABLE
PANELS WHERE SHOWN.
G.WHEEL STOP. SEE DETAIL 5 ON THIS SHEET.
H.STANDARD 6" PCC STEP.
I.5'X5' FROST FOOTING(COORDINATE WITH STRUCTURAL AND ARCHITECTURAL PLAN).
J.3" ROLLED CURB.
4.PAVEMENT MARKINGS, PROVIDE THE FOLLOWING:
A.4" WIDE PAINTED PARKING STALL LINES.
B.PAINTED STATE OF IOWA APPROVED ACCESSIBLE PARKING SYMBOL.
C.ACCESSIBLE AISLE. 45° STRIPING AT 3' ON CENTER SPACING WHERE SHOWN.
5.SIGNS, PROVIDE THE FOLLOWING:
A.PROVIDE VAN ACCESSIBLE PARKING SIGNAGE AS PER ADAAG REQUIREMENTS.
MOUNT SIGN TO BUILDING.
B.PROVIDE ACCESSIBLE PARKING SIGNAGE AS PER ADAAG REQUIREMENTS. MOUNT
SIGN TO BUILDING.
C.PROVIDE VAN ACCESSIBLE PARKING SIGNAGE AS PER ADAAG REQUIREMENTS.
MOUNT SIGN TO POST.
D.MONUMENT SIGN.
6.SITE LIGHTING, PROVIDE THE FOLLOWING:
A.CONTRACTOR TO COORDINATE WITH THE UTILITY OWNER AND PROPERTY OWNER
ALL ASPECTS OF ELECTRICAL SERVICE. SEE ELECTRICAL PLAN.
7.CONTRACTOR TO VERIFY ALL UTILITY CROSSINGS AND MAINTAIN A MINIMUM OF 18" OF
CLEARANCE BETWEEN UTILITIES.
8.SANITARY SEWER SERVICE, PROVIDE AND INSTALL THE FOLLOWING:
A.CONNECT TO EXISTING SANITARY SEWER STUB. VERIFY LOCATION AND ELEVATION
PRIOR TO CONSTRUCTION.
B.6" PVC SANITARY SEWER SERVICE LINE AT 1.0% MIN SLOPE (1/8" PER FOOT).
PROVIDE 1:1 RISER AS NECESSARY.
C.COORDINATE THE EXACT LOCATION AND DEPTH WHERE SANITARY SEWER SERVICE
LINE ENTERS THE BUILDING WITH THE ARCHITECTURAL AND MECHANICAL PLANS
PRIOR TO CONSTRUCTION.
D.SANITARY SEWER CLEANOUT. PROVIDE MANHOLE CASTING NEENAH R-1976 WHEN
IN PAVEMENT.
E.CRITICAL CROSSING. CONTRACTOR TO VERIFY EXACT DEPTH, LOCATION AND SIZE
OF EXISTING UTILITIES PRIOR TO CONSTRUCTION. COORDINATE ANY RELOCATIONS
OF EXISTING UTILITIES WITH UTILITY PROVIDER, OWNER AND CITY OF WAUKEE
PRIOR TO CONSTRUCTION. MAINTAIN 18" OF VERTICAL SEPARATION BETWEEN
UTILITIES.
F.700 GALLON SAND/OIL SEPARATOR. REFER TO PLUMBING PLANS FOR DETAILS.
9.WATER SERVICE FROM CITY OF WAUKEE, PROVIDE THE FOLLOWING AS PER CITY
REQUIREMENTS AND GUIDELINES:
A.CONNECTION TO EXISTING WATER MAIN W/ TAPPING SLEEVE AND VALVE.
COORDINATE WITH THE CITY OF WAUKEE WATER DEPARTMENT FOR EXACT
LOCATION TO KEEP SEPARATION FROM EXISTING SERVICE.
B.2" DOMESTIC WATER SERVICE LINE.
C.REMOVE 2" CURB STOP AND ABANDON 2" SERVICE IN PLACE. DISCONNECT 2"
WATER SERVICE AT MAIN. REMOVE CORPORATION VALVE AND INSTALL STAINLESS
STEEL REPAIR BAND.
D.COORDINATE THE EXACT LOCATION, SIZE AND ELEVATION WHERE WATER SERVICE
LINE ENTERS THE BUILDING WITH THE ARCHITECTURAL AND MECHANICAL PLANS
PRIOR TO CONSTRUCTION.
E.FIRE HYDRANT ASSEMBLY.
F.FIRE DEPARTMENT CONNECTION WITH LOCKING KNOX CAPS.
G.6" WATER SERVICE.
H.DIRECTIONAL DRILL 6" WATER SERVICE.
I.6"x6" TEE.
J.CRITICAL CROSSING. CONTRACTOR TO VERIFY EXACT DEPTH, LOCATION AND SIZE
OF EXISTING UTILITIES PRIOR TO CONSTRUCTION. COORDINATE ANY RELOCATIONS
OF EXISTING UTILITIES WITH UTILITY PROVIDER, OWNER AND CITY OF WAUKEE
PRIOR TO CONSTRUCTION. MAINTAIN 18" OF VERTICAL SEPARATION BETWEEN
UTILITIES.
K.6" SHUT OFF VALVE.
L.2" SHUT OFF VALVE.
10. BUILDING DOWNSPOUT LOCATION. 8" STORM PIPE AT 1% MINIMUM SLOPE. VERIFY WITH
ARCHITECTURAL PLANS. CONTRACTOR TO COORDINATE DOWNSPOUT CONNECTION
PRIOR TO CONSTRUCTION.
11.UTILITY SERVICE. COORDINATE WITH ARCHITECTURAL AND MECHANICAL PLANS.
A.GAS SERVICE.
B.GAS METER.
C.ELECTRIC SERVICE.
D.TRANSFORMER.
12.SITE FEATURES (REFER TO ARCHITECTURAL AND MECHANICAL PLANS):
A.DUMPSTER AND SCREEN WALL WITH GATES.
B.1,000 GALLON OIL STORAGE TANK.
C.3.5 TON AC UNIT.
D.5 TON AC UNIT.
E.SCREENING WALL.
PAVEMENT LEGEND
5" PCC SIDEWALK
6" PCC PAVEMENT
7" PCC PAVEMENT
FORM
GRADE
ELEV.
6"
SLOPE AS
PER PLANS
4 1
2"
7 1
2"
2
C200
6-INCH STANDARD CURB
NO SCALE
R3"
R3"
5
C200
TYPICAL PAVEMENT CROSS SECTIONS
NO SCALE
PCC PAVEMENT SECTION
PCC SIDEWALK SECTION
PCC PAVEMENT, SEE PLANS
FOR THICKNESS & LOCATIONS
12" DEPTH PREPARED SUBGRADE
2 - 6" LIFTS UNLESS NOTED OTHERWISE
SIDEWALK PAVEMENT, SEE PLANS
FOR THICKNESS & LOCATIONS
6" DEPTH PREPARED SUBGRADE
6"
W
2"
W
2" DOMESTIC SERVICE 6" FIRE SERVICE
TEE
W
3
C200
WAUKEE STD.DWG.NO.53
NO SCALE
1
C200
DOWNSPOUT CONNECTION DETAIL
NO SCALE
NOTES:
CONTRACTOR IS RESPONSIBLE FOR
CONNECTING ROOF DRAIN TO
INTAKES. SEE PLANS FOR ALL
INVERTS.
BUILDING
BUILDING
12
"
4"
12
"
4"
DOWNSPOUT.
SEE ARCHITECTURAL PLANS
12" PVC
PERIMETER
SEALANT AT
JOINT
DOWNSPOUT
12" CAP WITH 8"
SQUARE CUT O.C.
TO STORM SEWER
R
1
0
0
.
5
'
TOP 6"
GALVANIZED
(HEADED TYPE
PIN ONLY)
ANCHOR PINS:
3
8" MINIMUM DIA.
SECTION A-A
EITHER HEAED OR NON-HEADED
TYPE ANCHOR PIN MAY BE USED
8" ± 1
4"
1" MIN;
2" MAX
6"
±
1 4"
3"
M
I
N
;
4"
M
A
X
#15 BARS
SECTION A-A
(TYPE 2)
THE TYPE 2 PRECAST CONCRETE CURB
SHOULD BE USED FOR INSTALLATIONS
WHERE NORMAL TYPE OF SERVICE IS
ANTICIPATED.6
C200
WHEEL STOP
NO SCALE
4
C200
3-INCH ROLLED CURB
NO SCALE
2 1
2"
10 1
2"
3"
7"
FINISHED GRADE
OR SIDEWALK
(SEE PLAN)
3" DROP CURB
2"R
1"R
PROPOSED BUILDING
(12,980 SF)
FFE=1024.95
TRASH
T
Ex
i
s
t
i
n
g
1
5
'
D
r
a
i
n
a
g
e
E
a
s
e
m
e
n
t
(B
k
7
8
9
,
P
g
3
6
6
-
3
8
2
)
15
'
S
T
O
R
M
S
E
W
E
R
EA
S
E
M
E
N
T
30
'
B
u
i
l
d
i
n
g
S
e
t
b
a
c
k
30
'
B
u
i
l
d
i
n
g
S
e
t
b
a
c
k
40' Building Setback
S8
9
°
5
7
'
4
1
"
W
2
0
0
.
0
0
'
N0°02'19"W 333.52'
N8
9
°
5
7
'
4
1
"
E
2
0
0
.
0
0
'
S0°02'19"E 333.52'
N0°02'19"W 300.00'
LOT 5
LOT 6
LOT 7
PARK P
L
A
T
1
Ex
i
s
t
i
n
g
1
5
'
P
U
E
(B
k
7
8
9
,
P
g
3
6
6
-
3
8
2
)
Ex
i
s
t
i
n
g
1
5
'
D
r
a
i
n
a
g
e
E
a
s
e
m
e
n
t
(B
k
7
8
9
,
P
g
3
6
6
-
3
8
2
)
Ma
j
o
r
F
i
b
e
r
L
i
n
e
Pe
r
E
m
a
i
l
F
r
o
m
Co
n
s
o
l
i
d
a
t
e
d
C
o
m
m
.
NE
V
e
n
t
u
r
e
D
r
Co
n
c
r
e
t
e
Co
n
c
r
e
t
e
S
i
d
e
w
a
l
k
Co
n
c
r
e
t
e
S
i
d
e
w
a
l
k
Co
n
c
r
e
t
e
Pa
r
k
i
n
g
Co
n
c
r
e
t
e
Pa
r
k
i
n
g
Co
n
c
r
e
t
e
Pa
r
k
i
n
g
Co
n
c
r
e
t
e
Pa
r
k
i
n
g
Co
n
c
r
e
t
e
Pa
r
k
i
n
g
In
t
a
k
e
=
1
0
2
2
.
4
5
FL
=
1
0
1
9
.
1
7
1
5
"
R
C
P
S
E
FL
=
1
0
1
6
.
6
5
1
5
"
R
C
P
N
In
t
a
k
e
=
1
0
2
1
.
0
5
B/
W
=
1
0
1
5
.
3
5
Ri
m
=
1
0
2
1
.
8
2
FL
=
1
0
1
6
.
5
2
1
2
"
R
C
P
N
W
FL
=
1
0
1
5
.
2
6
1
8
"
R
C
P
W
FL
=
1
0
1
5
.
2
0
1
8
"
R
C
P
E
Ri
m
=
1
0
2
4
.
3
4
In
v
=
1
0
0
7
.
6
5
8
"
T
r
u
s
s
E
In
v
=
1
0
0
7
.
5
7
8
"
T
r
u
s
s
W
In
t
a
k
e
=
1
0
2
2
.
4
0
FL
=
1
0
1
6
.
1
5
1
5
"
R
C
P
S
Ri
m
=
1
0
2
3
.
1
5
FL
=
1
0
1
6
.
1
5
1
8
"
R
C
P
W
In
t
a
k
e
=
1
0
2
0
.
9
0
FL
=
1
0
1
7
.
8
0
1
2
"
R
C
P
S
E
In
t
a
k
e
=
1
0
2
2
.
3
9
FL
=
1
0
2
1
.
6
4
4
"
C
P
P
W
FL
=
1
0
2
1
.
5
4
4
"
C
P
P
E
B/
W
=
1
0
2
1
.
3
7
WA
U
K
E
E
C
O
M
M
U
N
I
T
Y
C
H
U
R
C
H
M-1
L
I
G
H
T
I
N
D
U
S
T
R
I
A
L
D
I
S
T
R
I
C
T
IT'S A RU
F
F
L
I
F
E
-
D
O
G
G
Y
D
A
Y
C
A
R
E
,
L
L
C
C-1 COMM
U
N
I
T
Y
A
N
D
H
I
G
H
W
A
Y
S
E
R
V
I
C
E
COMMERC
I
A
L
D
I
S
T
R
I
C
T
1500 C
L
I
V
E
L
L
C
C-1 CO
M
M
U
N
I
T
Y
A
N
D
H
I
G
H
W
A
Y
SERVIC
E
C
O
M
M
E
R
C
I
A
L
D
I
S
T
R
I
C
T
DOWNIN
G
D
E
V
E
L
O
P
M
E
N
T
,
L
T
D
M-1 LIGH
T
I
N
D
U
S
T
R
I
A
L
D
I
S
T
R
I
C
T
1024
1024
1024
1026
10
2
5
1025
1026
1026
10
2
4
10
2
3
10
2
5
10
2
4
1
0
2
3
1
0
2
3
10
2
0
10
1
5
10
1
0
10
2
5
10
2
2
10
2
4
102
4
10261025
10
2
4
10
2
4
1
0
2
4
-4.04%
-4.04%
-3.66%
-3.94%
●
●
●
●
●
●
●
●
●
●●●●
●●●●●●●●●●●
●●●
●
●
●
●
●
●
●
1023.
8
0
1024.
3
0
1023.
8
0
1024.
3
0
1023.
7
0
1023.
8
3
1024.
1
0
1023.
9
5
1023
.
6
8
10
2
4
.
7
2
1024.55
1024.34
1024.
0
0
1024.60
1024.
2
5
1023.851024.061024.45
1024.62
1024.23 1024.22
1024.90
1024.90
1024.55 1023.50
FFE=1024.95
(1
0
2
1
.
2
1
)
1024.60 1024.60 1024.60 1024
.
6
0
1024.601024
.
6
0
1024.95 1024.90 1024.60 1023
.
7
4
1023
.
8
5
1024.95
1024.901024.55
1024.00
1023.751024.20
1024.45
1024.50
1023.50 1024.25
1024.20 1024.60 1024.60 1024.60 1024.60 1024.60 1024.60 1024.55
1024.95
1024.901024.95
1024.90
1023.70
1024.52
1024.60
1023
.
3
5
1024
.
3
5
1023
.
7
0
1024
.
2
7
1024
.
0
5
1023
.
9
8
1022
.
6
8
1025
.
2
0
1024.75
(102
4
.
6
5
)
(102
4
.
7
0
)
1025
.
1
2
(1
0
2
1
.
2
9
)
(1
0
2
1
.
6
2
)
(1
0
2
3
.
0
9
)
(1
0
2
3
.
1
2
)
(102
1
.
9
9
)
(102
1
.
9
4
)
1024
.
6
2
1024.62
1024.60
1024.60
15 TONS CLASS D RIP RAP
15'L X 10'W X 1.5'D
NORMAL POOL: 1010.25
100-YR: 1016.00
SILT FENCE (TYP.)
SILT FENCE (TYP.)
SILT FENCE (TYP.)
SEDIMENT BASKET (TYP.)
CRITICAL CROSSING
BP: 1021.5 4" ST
TP: 1016.6 18" ST
22
2
2 2 2
2
1
1
1
3
(102
2
.
0
0
)
(102
4
.
1
1
)
(102
3
.
0
5
)
(1
0
2
4
.
1
6
)
(1
0
2
4
.
0
2
)
(102
3
.
1
9
)
(1
0
2
4
.
5
2
)
(1024.78)
(1025.60)
1024
.
2
7
ULTIMATE DISCHARGE
TO REGIONAL
DETENTION BASIN
LIMIT OF DISTURBANCE
LIMIT OF DISTURBANCE
LIMIT OF DISTURBANCE
LIMIT OF DISTURBANCE
102
3
10
2
2
10
2
2
10
2
3
10
2
4
1022
.
4
2
1022
.
4
8
(1
0
2
1
.
4
7
)
1022
.
6
2
10251024.18 1023.83
SEDIMENT BASKET (TYP.)
WASTE MATERIALS
INCLUDING PORTABLE
RESTROOM FACILITY
1024
.
1
0
1024
.
2
0
CONCRETE
WASHOUT
STAGING AND MATERIAL
STORAGE AREA
TOPSOIL STOCKPILE
STABILIZED
CONSTRUCTION
ENTRANCE/EXIT
-1.99%
-3.
5
4
%
-2.77%
-1.7
7
%
-
1
.
8
8
%
-2
.
4
5
%
-2
.
6
9
%
-3.04
%
-3.03%
-1.63
%
-0.91%
-4.51
%-1
.
1
2
%
-1
.
9
2
%
-1
.
3
7
%
-2
.
1
5
%
-1.6
3
%
-
2
.
9
1
%
-32.81%
-33.33%
-36.17%
-1
6
.
1
0
%
-4
6
.
5
8
%
-9.22%
-
1
8
.
3
2
%
-4.59%
-3.89%
-5
.
3
5
%
-2
.
9
9
%
-10.
6
5
%
-
3
.
1
2
%
4
4 4
4
4
4
1024.901024.90
1024.90
-5.17
%
-5.
8
3
%
-7.
4
8
%
-29.81%
-1.
6
0
%
102310231022
-36.76%
1023.50
TOP OF BERM
100-YR ELEV:
1022.77
1025.40
10
1
9
10
2
0
10
2
1
10
2
2
10
2
3
10
1
9
10
2
0
10
2
1
10
2
2
10
2
3
10
2
4
1
0
2
4
10
1
9
10
2
0
10
2
1
10
2
2
10
2
3
10
2
4
10
2
4
10
2
3
10
2
2
10
2
1
10
2
0
10
1
9
0.
0
0
%
0.
0
0
%
1
0
2
3
8'X8' FLOW
TRANSITION MAT
1023
10231022
100-YR ELEV.
1022.72
1023.05 OVERFLOW1023.05OVERFLOW
1023.50
TOP OF BERM
1023.50
TOP OF BERM
-1.00%-1.00%
ENGINEERED SOIL MEDIA LIMIT
-7.11%
-7.00%-1.50%
-1.50%
-1
.
5
0
%
-1
.
5
0
%
-1
.
3
6
%
-0
.
7
5
%
-2.65%
-3.43%
-1
.
3
5
%
-1
.
5
0
%
-1
.
3
5
%
-7.00%
-7.00%
-1
.
3
5
%
1023
1023
1023
1023
102
3
●●●●●●
●
●
●
●
●
●
1022
.
8
4
10
2
2
.
9
1
10
2
2
.
9
9
1022
.
9
1
10
2
3
.
1
0
1023
.
0
4
1022.35
10
2
3
.
1
8
1023
.
1
1
(1
0
2
3
.
0
9
)
(1
0
2
3
.
1
2
)
1023
.
6
5
1023
.
5
8
1022
.
6
2
1022
.
6
8
1022
.
4
2
1022
.
4
8
-1
.
4
1
%
-1.50%
-1.50%
1022
.
5
8
1022
.
5
1
-4.04%
0.
0
0
%
0.
0
0
%
-0
.
0
1
%
0.
0
0
%
-3.66%
-4.04%-3.94%1022.65 1023.65
1023.651023.15
1022.65 1023.65
1023.651023.151022.66 1023.15
1023.151022.65
-4.62%1023
.
9
8
1023
.
9
7
1024
.
0
5
1024
.
0
5
1024
.
5
6
1024
.
5
6
-4.62%-4.62%
-1.50%
0.
0
0
%
-1.50%
-0
.
0
0
%
0.
0
0
%
-1.39%
-0.96%
V:
\
P
r
o
j
e
c
t
s
\
2
0
2
3
\
1
2
3
.
1
5
1
4
.
0
1
\
C
A
D
D
\
S
P
0
3
_
1
2
3
1
5
1
4
_
G
R
D
G
.
d
w
g
JA
K
E
R
.
C
A
M
P
O
S
,
SI
T
E
G
R
A
D
I
N
G
A
N
D
E
R
O
S
I
O
N
C
O
N
T
R
O
L
P
L
A
N
,
20
2
4
/
0
5
/
0
8
,
9:
0
3
A
M
,
AN
S
I
F
U
L
L
B
L
E
E
D
D
(
3
4
.
0
0
X
2
2
.
0
0
I
N
C
H
E
S
)
BY
DA
T
E
RE
V
I
S
I
O
N
MA
R
K
Sc
a
l
e
:
Te
c
h
n
i
c
i
a
n
:
T-
R
-
S
:
SN
Y
D
E
R
&
A
S
S
O
C
I
A
T
E
S
,
I
N
C
.
|
Ch
e
c
k
e
d
B
y
:
En
g
i
n
e
e
r
:
Da
t
e
:
1"
=
Pr
o
j
e
c
t
N
o
:
Sh
e
e
t
Project No:
Sheet
27
2
7
S
.
W
.
S
N
Y
D
E
R
B
L
V
D
AN
K
E
N
Y
,
I
O
W
A
5
0
0
2
3
51
5
-
9
6
4
-
2
0
2
0
|
w
w
w
.
s
n
y
d
e
r
-
a
s
s
o
c
i
a
t
e
s
.
c
o
m
MA
A
JR
C
JL
H
03
-
0
5
-
2
0
2
4
30
'
12
3
.
1
5
1
4
.
0
1
C3
0
0
123.1514.01
C300
WI
L
L
A
R
D
G
A
R
A
G
E
SI
T
E
G
R
A
D
I
N
G
A
N
D
E
R
O
S
I
O
N
C
O
N
T
R
O
L
P
L
A
N
WA
U
K
E
E
,
I
O
W
A
PE
R
C
I
T
Y
C
O
M
M
E
N
T
S
PE
R
C
I
T
Y
C
O
M
M
E
N
T
S
PE
R
C
I
T
Y
C
O
M
M
E
N
T
S
PE
R
C
I
T
Y
C
O
M
M
E
N
T
S
03
-
2
0
-
2
4
04
-
0
2
-
2
4
04
-
1
8
-
2
4
05
-
0
7
-
2
4
JR
C
JR
C
JR
C
JR
C
1234
TT
N
-
R
R
W
-
S
S
FEET
0 30
GRADING PLAN GENERAL NOTES
A.CONTRACTOR TO STRIP AND STOCKPILE TOPSOIL ON ALL AREAS TO BE CUT OR
FILLED. RESPREAD TO MINIMUM 8" DEPTH TO FINISH GRADES.
B.ANY EXCESS CUT TO BE SPREAD ON SITE AS DIRECTED BY ENGINEER DURING
CONSTRUCTION. PLACE TOPSOIL OVER ALL AREAS DISTURBED.
C.PROVIDE INTERIM TEMPORARY SEEDING TO DISTURBED AREAS.
D.EROSION CONTROL: PLACE SILT FENCE AND MAINTAIN IN PROBLEM AREAS
AFTER GROUND COVER HAS BEEN ESTABLISHED. COMPLY WITH EROSION
CONTROL LAW.
E.PROVIDE BELOW GRADE INLET PROTECTION IN PAVED AREAS FOLLOWING
PAVING OPERATIONS.
CONSTRUCTION NOTES
1.SILT FENCE
2.SEDIMENT BASKET
3.RIP RAP
4.SOD ALL OPEN AREAS WHERE DISTURBANCE OCCURS.
QUANITIES
TEMPORARY SEEDING AND MULCHING (SUDAS TYPE 4) =0.35 AC.
SILT FENCE = 750 LF.
SEDIMENT BASKET = 8 EA.
SOD = 0.5 AC
DISTURBED AREA
AREA =1.75 AC.
BENCHMARKS
NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD88 - GEOID12A)
IARTN DERIVED - US SURVEY FEET
BM500 N=589408.86 E=1538878.09 ELEV=1024.43
TRIANGLE AT SOUTHEAST CORNER OF CONCRETE TRANSFORMER
PAD, WEST SIDE OF SITE.
BM501 N=589128.26 E=1538972.05 ELEV=1023.97
BURY BOLT ON HYDRANT ON THE SOUTH SIDE OF VENTURE DRIVE
SOUTH OF FOR SALE SIGN, SOUTH SIDE OF SITE.
NE VENTURE DRIVE DETAIL
SCALE: 1" = 5'
DETAILS OF SILT FENCE ON LONGITUDINAL SLOPES ATTACHMENT TO POSTTYPICAL SILT FENCE DITCH CHECK
FLOW
BAC
K
S
L
O
P
E
FOR
E
S
L
O
P
E
1
1
2
TYPICAL SILT FENCE ISTALLATION ON LONGITUDINAL SLOPES
(Profile View)
TYPICAL SILT FENCE ISTALLATION ON LONGITUDINAL SLOPES
(Plan View)
'T
'
S
T
E
E
L
FE
N
C
E
P
O
S
T
4'
-
0
"
M
I
N
SEE PLANS FOR SPACING
200'-0" MAX LENGTH PER SECTION
600'-0" IF SLOPE IS FLATTER THAN 5%
36
"
24
"
8'-0" SPACING
VARIABLE (20'-0" FOR A NORMAL 10'-0" WIDE DITCH)
POST SPACING
(5'-0" MAX)
POST SPACING
5'-0" MAX)
2"
MI
N
20
"
M
I
N
2
C300
SILT FENCE DETAIL
NO SCALE
1 INSERT 12 INCHES OF FABRIC A MINIMUM
OF 6 INCHES DEEP (FABRIC MAY BE
FOLDED BELOW THE GROUND LINE.
2 REDUCE POST SPACING TO 5'-0" AT
WATER CONCENTRATION AREAS, OR AS
REQUIRED TO ADEQUATELY SUPPORT
FENCE.
GROUND LINE
FABRIC
GROUND CONTOURS
INSTALL "J-HOOK" AT EACH END OF AN
INDIVIDUAL SECTION OF SILT FENCE
INSTALL PARALLEL TO
GROUND CONTOUR
FABRICGROUND LINE
FABRIC
POST
WIRE OR
CABLE TIES
2
2
NORTH STAIR DETAIL
SCALE: 1" = 5'
N
N
SOUTH SIDEWALK
CONNECTION DETAIL
SCALE: 1" = 5'
NOTES:
1. CONTRACTOR TO PROVIDE PHOTO DOCUMENTATION AS EACH
MEDIA LAYER IS INSTALLED TO SUBMIT TO THE CITY FOR FINAL
ACCEPTANCE.
2.MODIFIED SOIL LAYER TO CONSIST OF A UNIFORM MIXTURE OF
75-90% WASHED CONCRETE SAND, 0-10% APPROVED ORGANIC
MATERIAL, 0-25% TOPSOIL. EXTEND MODIFIED SOIL LAYER UP
SIDE SLOPE TO ELEVATION 1020.00'.
3.CHOKER AGGREGATE LAYER TO CONSIST OF DURABLE 3 8 INCH
DIAMETER CHIP.
4.STONE AGGREGATE SUBBASE LAYER TO CONSIST OF CLEAN
1-2 INCH DIAMETER STONE AGGREGATE.
5.THE FOOTPRINT AREA OF THE BIORETENTION DETAIL = 2,060 SF
1
C300
BASIN BIORETENTION DETAIL
NO SCALE
6" PERFORATED SUBDRAIN PIPE
INV: 1015.75'
15'
STONE AGGREGATE
SUBBASE LAYER
3:
1
M
A
X
18
"
12
"
NATIVE SOIL
CHOKER AGGREGATE LAYER
MODIFIED SOIL LAYER
2"
FILTER SOCK ADJACENT
UNTIL SIDE SLOPE
VEGETATION ESTABLISHED
1.
2.
3.
4.
BOTTOM BASIN 1018.25'
5'
1020.00'
1015.60'
MAINTENANCE REQUIREMENTS:
A.ROUTINE LANDSCAPE MAINTENANCE - REMOVAL
OF UNDESIRABLE AND DEAD VEGETATION.
B.REMOVAL OF ACCUMULATED SEDIMENT IN
PRETREATMENT AREAS.
PROPOSED BUILDING
(12,980 SF)
FFE=1024.95
TRASH
T
30
'
B
u
i
l
d
i
n
g
S
e
t
b
a
c
k
40' Building Setback
N0°02'19"W 333.52'
S0°02'19"E 333.52'
LOT 5
Ex
i
s
t
i
n
g
1
5
'
P
U
E
(B
k
7
8
9
,
P
g
3
6
6
-
3
8
2
)
Co
n
c
r
e
t
e
Pa
r
k
i
n
g
10
2
3
10
2
4
-1.71%
-1.71%
-1.71%
-1.71%
-1.71%
-1.71%
●●●
●
●
●●
●
●
●
●●●●●●●●●●●●●●●●●●●●●●●●●●●●●●●●
●●●●
1023.
8
0
1024.
3
0
O
V
E
R
F
L
O
W
1023.
8
0
1024.
3
0
O
V
E
R
F
L
O
W
1023.
7
0
1023.
8
3
1024.
1
0
O
V
E
R
F
L
O
W
1023.
9
5
1023
.
6
8
1024.721024.55
1024.
0
0
1024.
2
5
O
V
E
R
F
L
O
W
1023.801024.02
1024.45
1024.62
1024.40
O
V
E
R
F
L
O
W
1023.80 1022.83
1024.90
1024.90
1024.55 1023.50
1024.60 1024.60 1024
.
6
0
1024.601024.601024
.
6
0
1024.95
1024.90 1024.60 1023.74
1023
.
8
5
1024.95
1024.00
1023.751024.20
1024.45
1023.50 1024.25
1024.20 OVERFLOW 1024.60 1024.60 1024.60 1024.60 1024.60 1024.60 1024.55
1024.95
1024.90
1024.95
1024.90
1023.70 G
1024.52
1024.60 1024
.
1
0
1023.351023
.
7
0
1022
.
6
8
1024.60
1024.60
1024.60
1024.60
1024.60
1024.90
1024.90
1024.90
1024.90
1024.90
(1025.
0
9
T
C
)
(1025.
9
9
T
C
)
(1026.
6
3
T
C
)
(1026.
6
6
T
C
)
1024.731024.69 1024.69
1024.90
1024.90
1024.90
1024.69
1024.90
1024.661024.55 1024.90
1024.601024.60
1024.901024.90
1024.65
1024.90
1024.30
1024.41
1024.62 1024.33
1024.37
1024.20
100-YEAR
ELV.=1023.75
100-YEAR
ELV.=1023.86100-YEAR
ELV.=1023.88
100-YEAR
ELV.=1023.53
100-YEAR
ELV.=1023.80
100-YEAR
ELV.=1023.90
100-YEAR
ELV.=1023.80
SEDIMENT BASKET SEDIMENT BASKET
SEDIMENT BASKET
SEDIMENT BASKET
SEDIMENT BASKET SEDIMENT BASKET SEDIMENT BASKET
SEDIMENT BASKET
-2
.
1
2
%
-5.1
2
%
-2
.
5
0
%
-3
.
5
3
%
-6.10%-2
.
1
2
%
-5.60%
-4
.
3
8
%
-
2
.
5
1
%
-2
.
5
6
%
1024.95
1024.90
1024.95
1024.601024.60
1024.601024.60
1024.
6
0
1024.601024.60
1024.60
-4.62%1024
.
5
6
1024
.
5
6
-4.62%-4.62%0.
0
0
%
-1.39%
-0.96%
1024.62
1024.06
1024.45
-1.99%
-3.03
%
-2.77%
-1.7
7
%
-
1
.
8
8
%
-2
.
4
5
%
-2
.
6
9
%
-3.04
%
-3.03%
-1.63
%
-0.91%
-4.51
%
-1
.
1
2
%
-1
.
9
2
%
-1
.
3
7
%
-2
.
1
5
%
-1.6
3
%
-
2
.
9
1
%
-1
6
.
1
0
%
-4
6
.
5
8
%
-9.22%
-
1
8
.
3
2
%
-4.59%
-3.89%
-5
.
3
5
%
-2
.
9
9
%
-
3
.
1
2
%
1024.70 TC
1024.45 G
1025.00 TC
1024.50 G
1024.75 TC
1024.90
1024.33
1024.39
-1
.
2
5
%
0.
0
0
%
-0
.
6
2
%
100-YR ELEV:
-2.52
%
1023.95 TC
ULTIMATE OVERFLOW
-1
.
7
1
%
-1
.
7
1
%
-1.71%
-1
.
7
1
%
-1
.
7
1
%
-1.71%
-2.92%
1024.60
1024.60
V:
\
P
r
o
j
e
c
t
s
\
2
0
2
3
\
1
2
3
.
1
5
1
4
.
0
1
\
C
A
D
D
\
S
P
0
3
_
1
2
3
1
5
1
4
_
G
R
D
G
.
d
w
g
JA
K
E
R
.
C
A
M
P
O
S
,
DE
T
A
I
L
E
D
G
R
A
D
I
N
G
A
N
D
E
R
O
S
I
O
N
C
O
N
T
R
O
L
P
L
A
N
,
20
2
4
/
0
5
/
0
8
,
9:
0
3
A
M
,
AN
S
I
F
U
L
L
B
L
E
E
D
D
(
3
4
.
0
0
X
2
2
.
0
0
I
N
C
H
E
S
)
BY
DA
T
E
RE
V
I
S
I
O
N
MA
R
K
Sc
a
l
e
:
Te
c
h
n
i
c
i
a
n
:
T-
R
-
S
:
SN
Y
D
E
R
&
A
S
S
O
C
I
A
T
E
S
,
I
N
C
.
|
Ch
e
c
k
e
d
B
y
:
En
g
i
n
e
e
r
:
Da
t
e
:
1"
=
Pr
o
j
e
c
t
N
o
:
Sh
e
e
t
Project No:
Sheet
27
2
7
S
.
W
.
S
N
Y
D
E
R
B
L
V
D
AN
K
E
N
Y
,
I
O
W
A
5
0
0
2
3
51
5
-
9
6
4
-
2
0
2
0
|
w
w
w
.
s
n
y
d
e
r
-
a
s
s
o
c
i
a
t
e
s
.
c
o
m
MA
A
JR
C
JL
H
03
-
0
5
-
2
0
2
4
10
'
12
3
.
1
5
1
4
.
0
1
C3
0
1
123.1514.01
C301
WI
L
L
A
R
D
G
A
R
A
G
E
DE
T
A
I
L
E
D
G
R
A
D
I
N
G
A
N
D
E
R
O
S
I
O
N
C
O
N
T
R
O
L
P
L
A
N
WA
U
K
E
E
,
I
O
W
A
PE
R
C
I
T
Y
C
O
M
M
E
N
T
S
PE
R
C
I
T
Y
C
O
M
M
E
N
T
S
PE
R
C
I
T
Y
C
O
M
M
E
N
T
S
PE
R
C
I
T
Y
C
O
M
M
E
N
T
S
03
-
2
0
-
2
4
04
-
0
2
-
2
4
04
-
1
8
-
2
4
05
-
0
7
-
2
4
JR
C
JR
C
JR
C
JR
C
1234
TT
N
-
R
R
W
-
S
S
FEET
0 10
18
15
14
11
3
PROPOSED BUILDING
(12,980 SF)
FFE=1024.95
3
TRASH
T
Ex
i
s
t
i
n
g
1
5
'
D
r
a
i
n
a
g
e
E
a
s
e
m
e
n
t
(B
k
7
8
9
,
P
g
3
6
6
-
3
8
2
)
15
'
S
T
O
R
M
S
E
W
E
R
EA
S
E
M
E
N
T
30
'
B
u
i
l
d
i
n
g
S
e
t
b
a
c
k
30
'
B
u
i
l
d
i
n
g
S
e
t
b
a
c
k
40' Building Setback
S8
9
°
5
7
'
4
1
"
W
2
0
0
.
0
0
'
N0°02'19"W 333.52'
N8
9
°
5
7
'
4
1
"
E
2
0
0
.
0
0
'
S0°02'19"E 333.52'
N0°02'19"W 300.00'
LOT 5
LOT 6
LOT 7
ENTERP
R
I
S
E
B
U
S
I
N
E
S
S
PARK P
L
A
T
1
Ex
i
s
t
i
n
g
1
5
'
P
U
E
(B
k
7
8
9
,
P
g
3
6
6
-
3
8
2
)
Ex
i
s
t
i
n
g
1
5
'
D
r
a
i
n
a
g
e
E
a
s
e
m
e
n
t
(B
k
7
8
9
,
P
g
3
6
6
-
3
8
2
)
Ma
j
o
r
F
i
b
e
r
L
i
n
e
Pe
r
E
m
a
i
l
F
r
o
m
Co
n
s
o
l
i
d
a
t
e
d
C
o
m
m
.
NE
V
e
n
t
u
r
e
D
r
Co
n
c
r
e
t
e
Co
n
c
r
e
t
e
S
i
d
e
w
a
l
k
Co
n
c
r
e
t
e
S
i
d
e
w
a
l
k
Co
n
c
r
e
t
e
Pa
r
k
i
n
g
Co
n
c
r
e
t
e
Pa
r
k
i
n
g
Co
n
c
r
e
t
e
Pa
r
k
i
n
g
Co
n
c
r
e
t
e
Pa
r
k
i
n
g
Co
n
c
r
e
t
e
Pa
r
k
i
n
g
In
t
a
k
e
=
1
0
2
2
.
4
5
FL
=
1
0
1
9
.
1
7
1
5
"
R
C
P
S
E
FL
=
1
0
1
6
.
6
5
1
5
"
R
C
P
N
In
t
a
k
e
=
1
0
2
1
.
0
5
B/
W
=
1
0
1
5
.
3
5
Ri
m
=
1
0
2
1
.
8
2
FL
=
1
0
1
6
.
5
2
1
2
"
R
C
P
N
W
FL
=
1
0
1
5
.
2
6
1
8
"
R
C
P
W
FL
=
1
0
1
5
.
2
0
1
8
"
R
C
P
E
Ri
m
=
1
0
2
4
.
3
4
In
v
=
1
0
0
7
.
6
5
8
"
T
r
u
s
s
E
In
v
=
1
0
0
7
.
5
7
8
"
T
r
u
s
s
W
In
t
a
k
e
=
1
0
2
2
.
4
0
FL
=
1
0
1
6
.
1
5
1
5
"
R
C
P
S
Ri
m
=
1
0
2
3
.
1
5
FL
=
1
0
1
6
.
1
5
1
8
"
R
C
P
W
In
t
a
k
e
=
1
0
2
5
.
1
9
FL
=
1
0
2
0
.
8
4
1
5
"
R
C
P
W
FL
=
1
0
2
0
.
8
1
1
5
"
R
C
P
N
W
In
t
a
k
e
=
1
0
2
0
.
9
0
FL
=
1
0
1
7
.
8
0
1
2
"
R
C
P
S
E
In
t
a
k
e
=
1
0
2
2
.
3
9
FL
=
1
0
2
1
.
6
4
4
"
C
P
P
W
FL
=
1
0
2
1
.
5
4
4
"
C
P
P
E
B/
W
=
1
0
2
1
.
3
7
10
2
2
10
2
5
102
5
1
0
2
3
10
2
4
10
2
4
1025
1026
1026
1026
10
2
3
1
0
2
3
102
2
102
3
1
0
2
4
10
1
5
10
1
0
1
0
2
0
10
2
4
10
2
4
10
2
6
WA
U
K
E
E
C
O
M
M
U
N
I
T
Y
C
H
U
R
C
H
M-1
L
I
G
H
T
I
N
D
U
S
T
R
I
A
L
D
I
S
T
R
I
C
T
IT'S A RU
F
F
L
I
F
E
-
D
O
G
G
Y
D
A
Y
C
A
R
E
,
L
L
C
C-1 COMM
U
N
I
T
Y
A
N
D
H
I
G
H
W
A
Y
S
E
R
V
I
C
E
COMMERC
I
A
L
D
I
S
T
R
I
C
T
1500 C
L
I
V
E
L
L
C
C-1 CO
M
M
U
N
I
T
Y
A
N
D
H
I
G
H
W
A
Y
SERVIC
E
C
O
M
M
E
R
C
I
A
L
D
I
S
T
R
I
C
T
DOWNIN
G
D
E
V
E
L
O
P
M
E
N
T
,
L
T
D
M-1 LIGH
T
I
N
D
U
S
T
R
I
A
L
D
I
S
T
R
I
C
T
ST-9A, MANHOLE, SW-401 (48'')
RIM: 1019.82
INV: 1014.79 (IN S)
INV: 1010.42 (OUT N)
ST-6, SW-501 INTAKE
T/C: 1024.30
INV: 1019.74 (IN S)
INV: 1019.64 (OUT N)
ST-5, SW-501 INTAKE
T/C: 1024.20
INV: 1020.27 (IN SW)
INV: 1020.17 (OUT N)
ST-3, SW-501 INTAKE
T/C: 1024.30
INV: 1019.18 (IN S)
INV: 1019.08 (OUT NE)
ST-2, SW-501 INTAKE
T/C: 1024.30
INV: 1019.86 (IN S)
INV: 1019.76 (OUT N)
ST-1, SW-501 INTAKE
T/C: 1023.33
INV: 1020.35 (OUT N)
ST-7, SW-511 INTAKE
T/C: 1024.30
INV: 1019.04 (IN S)
INV: 1018.94 (OUT W)
ST-4, SW-501 INTAKE
T/C: 1023.85
INV: 1020.58 (OUT NE)
ST-8, SW-511 INTAKE
RIM: 1023.50
INV: 1018.53 (IN SW)
INV: 1018.53 (IN E)
INV: 1018.43 (OUT N)
ST-9B, 18'' FES
INV: 1010.25
P
-
4
7
9
L
F
O
F
1
2
"
S
T
@
0
.
4
0
%
P-5 86 LF OF 15" ST @ 0.50%
P-6 85 LF OF 15" ST @ 0.70%
P-1 98 LF OF 12" ST @ 0.50%P-2 115 LF OF 12" ST @ 0.50%
P
-
3
1
1
0
L
F
O
F
1
2
"
S
T
@
0
.
5
0
%
P-
7
8
1
L
F
O
F
1
5
"
S
T
@
0
.
5
0
%
216 LF OF 12" HDPE CORRUGATED @ 0.40%
P-9A 33 LF OF 18" ST @ 0.50%
INV: 1021.45INV: 1021.45
46
L
F
O
F
8
"
S
T
@
1
%
M
I
N
46
L
F
O
F
8
"
S
T
@
1
%
M
I
N
46
L
F
O
F
8
"
S
T
@
1
%
M
I
N
46
L
F
O
F
8
"
S
T
@
1
%
M
I
N
46
L
F
O
F
8
"
S
T
@
1
%
M
I
N
46
L
F
O
F
8
"
S
T
@
1
%
M
I
N
46
L
F
O
F
8
"
S
T
@
1
%
M
I
N
P-8 36 LF OF 24" RCP @ 0.50%
ST-8A, 24'' FES
INV: 1018.25
ST-9, SW-513 INTAKE, 4' X 4' INSIDE WALL
RIM: 1023.50
THROAT: 1021.50 (OPEN W)
3" DIA OPENING: 1021.00 (OPEN W)
INV: 1015.75 (IN W)
INV: 1015.65 (OUT N)
14
7
L
F
O
F
6
"
S
U
B
D
R
A
I
N
@
0
%
CLEANOUT
RIM: 1021.50
INV: 1016.75
V:
\
P
r
o
j
e
c
t
s
\
2
0
2
3
\
1
2
3
.
1
5
1
4
.
0
1
\
C
A
D
D
\
S
P
0
4
_
1
2
3
1
5
1
4
_
S
T
R
M
.
d
w
g
JA
K
E
R
.
C
A
M
P
O
S
,
ST
O
R
M
S
E
W
E
R
P
L
A
N
,
20
2
4
/
0
5
/
0
8
,
9:
0
3
A
M
,
AN
S
I
F
U
L
L
B
L
E
E
D
D
(
3
4
.
0
0
X
2
2
.
0
0
I
N
C
H
E
S
)
BY
DA
T
E
RE
V
I
S
I
O
N
MA
R
K
Sc
a
l
e
:
Te
c
h
n
i
c
i
a
n
:
T-
R
-
S
:
SN
Y
D
E
R
&
A
S
S
O
C
I
A
T
E
S
,
I
N
C
.
|
Ch
e
c
k
e
d
B
y
:
En
g
i
n
e
e
r
:
Da
t
e
:
1"
=
Pr
o
j
e
c
t
N
o
:
Sh
e
e
t
Project No:
Sheet
27
2
7
S
.
W
.
S
N
Y
D
E
R
B
L
V
D
AN
K
E
N
Y
,
I
O
W
A
5
0
0
2
3
51
5
-
9
6
4
-
2
0
2
0
|
w
w
w
.
s
n
y
d
e
r
-
a
s
s
o
c
i
a
t
e
s
.
c
o
m
MA
A
JR
C
JL
H
03
-
0
5
-
2
0
2
4
30
'
12
3
.
1
5
1
4
.
0
1
C4
0
0
123.1514.01
C400
WI
L
L
A
R
D
G
A
R
A
G
E
ST
O
R
M
S
E
W
E
R
P
L
A
N
WA
U
K
E
E
,
I
O
W
A
PE
R
C
I
T
Y
C
O
M
M
E
N
T
S
PE
R
C
I
T
Y
C
O
M
M
E
N
T
S
PE
R
C
I
T
Y
C
O
M
M
E
N
T
S
PE
R
C
I
T
Y
C
O
M
M
E
N
T
S
03
-
2
0
-
2
4
04
-
0
2
-
2
4
04
-
1
8
-
2
4
05
-
0
7
-
2
4
JR
C
JR
C
JR
C
JR
C
1234
TT
N
-
R
R
W
-
S
S
FEET
0 30
BENCHMARKS
NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD88 - GEOID12A)
IARTN DERIVED - US SURVEY FEET
BM500 N=589408.86 E=1538878.09 ELEV=1024.43
TRIANGLE AT SOUTHEAST CORNER OF CONCRETE
TRANSFORMER PAD, WEST SIDE OF SITE.
BM501 N=589128.26 E=1538972.05 ELEV=1023.97
BURY BOLT ON HYDRANT ON THE SOUTH SIDE OF
VENTURE DRIVE SOUTH OF FOR SALE SIGN, SOUTH
SIDE OF SITE.
SECTION A-A
1
C400
ST-9, SW-513 OPEN-SIDED AREA INTAKE (48"X48" INSIDE WALL DIMENSION)
NO SCALE
STRUCTURE MAY BE BUILT WITH OPENINGS
ON ANY OR ALL SIDES. PROVIDE OPENINGS
AND ORIENTATION AS SPECIFIED IN THE
CONTRACT DOCUMENTS.
ADJACENT WALLS MAY HAVE DIFFERENT
WIDTHS BASED UPON PIPE CONFIGURATION,
BUT STRUCTURE MUST BE RECTANGULAR.
1 CONSTRUCT INLET OPENINGS WITH #4
EPOXY-COATED BARS AT 8 INCHES ON
CENTER. EMBED BARS A MINIMUM OF 3
INCHES INTO WALLS AND TOP AT ALL
OPENINGS.
2 GRADE TO INLET ELEVATION ON OPEN
SIDES. GRADE TO TOP ELEVATION ON
CLOSED SIDES.
3 CORNER PIER REQUIRED BETWEEN
OPENINGS OF TWO ADJACENT WALLS.
EXTEND WALL REINFORCING VERTICALLY
THROUGH PIER. INSTALL ONE ADDITIONAL
15-INCH #4 BAR IN PIER.
4 CENTER PIER REQUIRED AT CENTER OF
ANY INLET OPENING WITH LENGTH OF 5
FEET OR GREATER. EXTEND WALL
REINFORCING VERTICALLY THROUGH
PIER. INSTALL ONE ADDITIONAL 15-INCH #4
BAR IN PIER.
5 WALL WIDTHS VARY WITH PIPE DIAMETER.
PROVIDE 6 INCHES OF WALL WIDTH
(MINIMUM) EACH SIDE OF PIPING OPENING.
MINIMUM WALL WIDTH IS 36 INCHES.
MAXIMUM WALL WIDTH IS 72 INCHES.
6 CAST-IN-PLACE BASE SHOWN. IF BASE IS
PRECAST INTEGRAL WITH WALL, THE
FOOTPRINT OF BASE IS NOT REQUIRED TO
EXTEND BEYOND THE OUTER EDGE OF
THE WALLS.
7 INSTALL FOUR #4 DIAGONAL BARS AT ALL
PIPE OPENINGS.
8 12" MINIMUM WALL HEIGHT ABOVE ALL
PIPES.
6"
DE
P
T
H
(
7
'
-
0
"
M
A
X
)
6"48" WALL WIDTH 6"
4"4"
8"
MI
N
6" MIN
5
8
GRADE TO TOP
2 SW-602 TYPE 'G' CASTING
1021.50 18"x48" INLET (OPEN WEST)
1
8" MIN. CLASS 1
BEDDING MATERIAL
#4 BARS @ 12"
O.C.EACH WAY
BASE6
12" OUTLET PIPE 1015.65
1023.00 BOT. LID
1021.00
1023.50 TOP BERM (MIN)
1023.05 SPILLWAY
18" MODIFIED SOIL
2" CHOKER LAYER
12" STONE LAYER
6" PERFORATED TILE @ 0%
1015.75
1022.00 CLEANOUT RIM
1018.25
WQV STORAGE VOLUME (4,418 CF)
100 YR = 1022.77
1020.90
3" Ø ORIFICE
3
1
1023.50 LID
18
15
14
11
3
3
TRASH
T
Ex
i
s
t
i
n
g
1
5
'
D
r
a
i
n
a
g
e
E
a
s
e
m
e
n
t
(B
k
7
8
9
,
P
g
3
6
6
-
3
8
2
)
NE
V
e
n
t
u
r
e
D
r
Co
n
c
r
e
t
e
S
i
d
e
w
a
l
k
Co
n
c
r
e
t
e
S
i
d
e
w
a
l
k
Co
n
c
r
e
t
e
Pa
r
k
i
n
g
Co
n
c
r
e
t
e
Pa
r
k
i
n
g
Co
n
c
r
e
t
e
Pa
r
k
i
n
g
Co
n
c
r
e
t
e
Pa
r
k
i
n
g
In
t
a
k
e
=
1
0
2
2
.
4
5
In
t
a
k
e
=
1
0
2
1
.
0
5
Ri
m
=
1
0
2
1
.
8
2
FL
=
1
0
1
6
.
5
2
1
2
"
R
C
P
N
W
FL
=
1
0
1
5
.
2
6
1
8
"
R
C
P
W
FL
=
1
0
1
5
.
2
0
1
8
"
R
C
P
E
Ri
m
=
1
0
2
4
.
3
4
In
v
=
1
0
0
7
.
6
5
8
"
T
r
u
s
s
E
In
v
=
1
0
0
7
.
5
7
8
"
T
r
u
s
s
W
In
t
a
k
e
=
1
0
2
2
.
4
0
FL
=
1
0
1
6
.
1
5
1
5
"
R
C
P
S
Ri
m
=
1
0
2
3
.
1
5
FL
=
1
0
1
6
.
1
5
1
8
"
R
C
P
W
10
2
2
10
2
5
102
5
10
2
4
10
2
4
1025
1026
1026
1026
10
2
6
1 - QB
1 - AR
1 - GA
1 - UC
1 - PM
1 - AR
1 - GA
1 - QB
1 - PM
1 - UC
5 - SH
5 - SH
2B
1B
5 - PW
7 - CK
7 - PK
7 - CK
1A
1A1A1A
1A
1A
1A 2A TYP.
1A 2A TYP.
1A 2A TYP.
4 - CK
2B1B
NE
V
e
n
t
u
r
e
D
r
5 - PW
4 - CK
4 - CK
V:
\
P
r
o
j
e
c
t
s
\
2
0
2
3
\
1
2
3
.
1
5
1
4
.
0
1
\
C
A
D
D
\
S
P
0
5
_
1
2
3
1
5
1
4
_
L
A
N
D
.
d
w
g
JA
K
E
R
.
C
A
M
P
O
S
,
PL
A
N
T
I
N
G
P
L
A
N
,
20
2
4
/
0
5
/
0
8
,
9:
0
3
A
M
,
AN
S
I
F
U
L
L
B
L
E
E
D
D
(
3
4
.
0
0
X
2
2
.
0
0
I
N
C
H
E
S
)
BY
DA
T
E
RE
V
I
S
I
O
N
MA
R
K
Sc
a
l
e
:
Te
c
h
n
i
c
i
a
n
:
T-
R
-
S
:
SN
Y
D
E
R
&
A
S
S
O
C
I
A
T
E
S
,
I
N
C
.
|
Ch
e
c
k
e
d
B
y
:
En
g
i
n
e
e
r
:
Da
t
e
:
1"
=
Pr
o
j
e
c
t
N
o
:
Sh
e
e
t
Project No:
Sheet
27
2
7
S
.
W
.
S
N
Y
D
E
R
B
L
V
D
AN
K
E
N
Y
,
I
O
W
A
5
0
0
2
3
51
5
-
9
6
4
-
2
0
2
0
|
w
w
w
.
s
n
y
d
e
r
-
a
s
s
o
c
i
a
t
e
s
.
c
o
m
MA
A
JR
C
JL
H
03
-
0
5
-
2
0
2
4
20
'
12
3
.
1
5
1
4
.
0
1
C5
0
0
123.1514.01
C500
WI
L
L
A
R
D
G
A
R
A
G
E
PL
A
N
T
I
N
G
P
L
A
N
WA
U
K
E
E
,
I
O
W
A
PE
R
C
I
T
Y
C
O
M
M
E
N
T
S
PE
R
C
I
T
Y
C
O
M
M
E
N
T
S
PE
R
C
I
T
Y
C
O
M
M
E
N
T
S
PE
R
C
I
T
Y
C
O
M
M
E
N
T
S
03
-
2
0
-
2
4
04
-
0
2
-
2
4
04
-
1
8
-
2
4
05
-
0
7
-
2
4
JR
C
JR
C
JR
C
JR
C
1234
TT
N
-
R
R
W
-
S
S
FEET
0 20
LANDSCAPE PLAN CONSTRUCTION NOTES
1.MULCH BED, PROVIDE THE FOLLOWING:
A.3-INCH DEPTH SHREDDED HARDWOOD MULCH A MIN 3-FOOT PERIMETER RING AROUND
ALL TREES. DO NOT USE WEED-BARRIER FABRIC AS AN UNDERLAY. TAPER MULCH DEPTH
TOWARDS BED EDGING AND/OR PAVEMENT EDGE, EXPOSING 1-INCH HEIGHT OF EDGE.
B.2-INCH RIVER GRAVEL PLACED TO A DEPTH OF 4-INCHES WITH WEED BARRIER FABRIC
UNDERLAYMENT IN AREAS SHOWN.
2.LANDSCAPE EDGING, PROVIDE THE FOLLOWING:
A.SPADE-CUT. CUT VERTICALLY TO A DEPTH OF 4-INCHES.
B.6-INCH BLACK STEEL EDGER WITH STAKES.
LANDSCAPE PLAN GENERAL NOTES
A.THE UTILITIES SHOWN HAVE BEEN LOCATED FROM FIELD SURVEY INFORMATION AND/OR RECORDS OBTAINED. THE
SURVEYOR MAKES NO GUARANTEE THAT THE UTILITIES SHOWN COMPRISE ALL SUCH UTILITIES IN THE AREA, EITHER
IN SERVICE OR ABANDONED. THE SURVEY FURTHER DOES NOT WARRANT THAT THE UTILITIES SHOWN ARE IN THE
EXACT LOCATION INDICATED.
B.NOTIFY UTILITY OWNERS PRIOR TO BEGINNING ANY CONSTRUCTION. CONTRACTOR IS RESPONSIBLE FOR
DETERMINING EXISTENCE, EXACT LOCATION AND DEPTH OF ALL UTILITIES. AVOID DAMAGE TO UTILITIES AND
SERVICES DURING CONSTRUCTION. ANY DAMAGE DUE TO NEGLIGENCE SHALL BE CORRECTED AT THE
CONTRACTOR'S EXPENSE. COORDINATE AND COOPERATE WITH UTILITY COMPANIES DURING CONSTRUCTION.
C.ALL PLANT MATERIAL SHALL AT LEAST MEET MINIMUM REQUIREMENTS SHOWN IN THE "AMERICAN STANDARDS FOR
NURSERY STOCK" (ANSI Z60.1-LATEST EDITION).
D.IF IMPERVIOUS SOILS ARE DISCOVERED. CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT. IF TREE DRAINAGE
WELLS ARE NEEDED, REFER TO IOWA STATEWIDE URBAN DESIGN AND SPECIFICATIONS (SUDAS) 9030.103.
E.CONTRACTOR SHALL WARRANTY ALL PLANT MATERIAL FOR FOR ONE YEAR AFTER INITIAL ACCEPTANCE, UNLESS
SPECIFIED OTHERWISE.
F.FOR TREES NOT LOCATED IN DESIGNATED BEDS, MULCH RINGS TO A MINIMUM DIAMETER OF 4-FEET WILL BE
REQUIRED.
G.PRIOR TO PLANTING, CHECK FOR CIRCLING ROOTS IN ROOT BALL. IF THERE'S EVIDENCE OF CIRCLING ROOTS, THE
CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT FOR REVIEW. PLANTS WITH CIRCLING ROOTS MAY BE REJECTED.
H.VERIFY LOCATION OF ROOT COLLAR PRIOR TO PLANTING. NOTIFY LANDSCAPE ARCHITECT IF ROOT COLLAR IS NOT
LOCATED AT THE TOP OF THE ROOT BALL. PLANTS THAT SHOW EVIDENCE OF BURIED ROOT COLLARS MAY BE
REJECTED.
I.CONFIRM LOCATION OF ROOT COLLAR AND FLARE PRIOR TO PLANTING. REMOVE EXCESS SOIL TO EXPOSE ROOT
FLARE. THIS WILL DETERMINE PROPER PIT DEPTH. REFER TO DETAILS ON FOR FURTHER INSTRUCTIONS.
J.WHEN PLANTING, REMOVE ALL NON-BIODEGRADABLE, SYNTHETIC MATERIAL. EXAMPLES SUCH AS CONTAINERS,
SYNTHETIC BURLAP, STRAPPING, PLASTIC, OR OTHER MATERIAL THAT WILL IMPEDE THE GROWTH OF THE PLANT
MATERIAL. FOR NATURAL FIBER BURLAP, REMOVE MINIMUM TOP HALF OF BURLAP AND WIRE BASKET.
K.UNLESS SPECIFIED OTHERWISE, BACKFILL PITS WITH LOOSE, NATIVE TOPSOIL. WHEN EACH PIT IS TWO THIRDS FULL,
WATER ROOT BALL AND ALLOW THE WATER TO COMPLETELY SOAK INTO SOIL BEFORE PLACING REMAINING BACKFILL.
DO NOT TAMP OR STEP ON SOIL. ADD REMAINING SOIL AND WATER A SECOND TIME.
L.DURING THE WARRANTY PERIOD, COORDINATE WITH OWNER ON A COMPREHENSIVE MAINTENANCE AND WATERING
STRATEGY.
M.SET ALL PLANTS PLUMB. MAINTAIN THROUGHOUT WARRANTY. THIS SHALL INCLUDE PRUNING BROKEN BRANCHES,
DEAD, AND/OR POOR BRANCHING. TREE PRUNING SHALL BE CONDUCTED BY A CERTIFIED ARBORIST AND TO BE IN
ACCORDANCE WITH ANSI STANDARDS. IF APPLICABLE TO PROJECT, TREES SHOULD BE TRIMMED TO PROVIDE AT
LEAST A 7' HT. CLEARANCE ALONG STREETS AND SIDEWALKS. REMOVE ALL FLAGGING AND LABELS AFTER OWNER
APPROVAL.
N.UNLESS SPECIFIED OTHERWISE, SOD ALL AREAS DISTURBED BY CONSTRUCTION. CONTRACTOR IS RESPONSIBLE FOR
SODDING ANY ADDITIONAL AREAS THAT ARE NOT INDICATED ON THE PLANS.
O.MINIMUM PLANTING HEIGHTS.
EVERGREEN TREES: 6'
UNDERSTORY TREES: 6'
DECIDUOUS OVERSTORY: 8'
LANDSCAPE PLAN CALCULATIONS
PER CITY OF WAUKEE
OPEN SPACE AREA:
REQUIREMENT: MINIMUM OPEN SPACE OF 15% OF OVERALL PROPERTY
--TOTAL LOT AREA: 66,704 SF.
--TOTAL MINIMUM OPEN SPACE REQUIREMENT: 10,006 SF.
--TOTAL BUILT AREA: 49,236 SF.
--TOTAL OPEN PROVIDED SPACE: 66,704 - 49,236 = 17,468 SF.
--PROVIDED OPEN SPACE RATIO TO OVERALL LOT: 26.19%.
OPEN SPACE LANDSCAPING:
REQUIREMENTS: 1 TREE PER 1,000 SF OF REQUIRED OPEN SPACE. 1 SHRUB
PER 1,000 SF OF REQUIRED OPEN SPACE.
--TOTAL MINIMUM TREES: 10,006 / 1,000 = 10. 10 PROVIDED.
--TOTAL MINIMUM SHRUBS: 10,006 / 1,000 = 10. 45 PROVIDED..
1
C500
DECIDUOUS TREE SINGLE-TRUNK DETAIL
NO SCALE
6"
2-STAKE PLAN
*USE IF LESS THAN
4" CALIPER SIZE
3-STAKE PLAN
*USE IF GREATER THAN
4" CALIPER SIZE
MINIMUM 3X ROOT
BALL OF TREE
OR 4' DIAMETER
2"
2
C500
PERENNIAL PLANTING BED DETAIL
NO SCALE
MINIMUM 2X
ROOTBALL
REFER TO PLAN
FOR SPACING
CODE QTY BOTANICAL NAME COMMON NAME SIZE UNIT MIN. HT.SPACING TRUNK STYLE MATURE HT.
OVERSTORY TREES
AR 2 ACER RUBRUM RED MAPLE 2.0-IN. CAL.CONTAINER 10-FT.N/A SINGLE 100-FT.
GA 2 GINKGO BILOBA 'AUTUMN GOLD'AUTUMN GOLD MAIDENHAIR TREE 2.0-IN. CAL.CONTAINER 10-FT.N/A SINGLE 50-FT.
PM 2 PLATANUS X ACERIFOLIA 'MORTON CIRCLE'EXCLAMATION!™ LONDON PLANE TREE 2.0-IN. CAL.CONTAINER 8-FT.N/A N/A 60-FT.
QB 2 QUERCUS BICOLOR SWAMP WHITE OAK 2.0-IN. CAL.CONTAINER 8-FT.N/A SINGLE 70-FT.
UC 2 ULMUS X 'FRONTIER'FRONTIER ELM 2.0-IN. CAL.CONTAINER 8-FT.N/A SINGLE 40-FT.
CODE QTY BOTANICAL NAME COMMON NAME SIZE UNIT MIN. HT.SPACING MATURE HT.
SHRUBS
CK 26 CALAMAGROSTIS X ACUTIFLORA 'KARL FOERSTER'KARL FOERSTER FEATHER REED GRASS #3 CONTAINER 36-IN.5-FT. O.C.3-FT.
PK 7 PHYSOCARPUS OPULIFOLIUS 'UMNHARPELL'FIRST EDITIONS® FIRESIDE® NINEBARK #3 CONTAINER N/A 5-FT. O.C.3-FT.
PW 10 PINUS MUGO 'WHITE BUD'WHITE BUD MUGO PINE #3 CONTAINER N/A 5-FT. O.C.2-FT.
SH 10 SPOROBOLUS HETEROLEPIS PRAIRIE DROPSEED #3 CONTAINER N/A 2.5-FT O.C.2-FT.
PLANT SCHEDULE
NOTE: SCHEDULE IS FOR CONTRACTOR'S CONVENIENCE ONLY. CONTRACTOR SHALL VERIFY FINAL PLANT QUANTITIES PRIOR TO BIDDING. SHOULD
THERE BE ANY DISCREPANCIES REGARDING QUANTITIES AND SPACING WITH COMPARISON TO WHAT'S DRAWN AND LABELED ON PLAN, THE PLAN SHALL
GOVERN.
8' ROLLED STEEL
FENCE POST
FLAGGING
MATERIAL
N
PLACE ON
STAKE TO
SOUTHWEST
PLACE ON
STAKE TO
SOUTHWEST
N
6" LONG POLYROPYLENE OR
POLYETHYLENE, 40 MIL. THICK
AND AND 1.5" WIDE STRAPS.
ATTACH 10 GA. WIRE OR
APPROVED EQUAL
BACKFILL MIX AS
SPECIFIED
SHREDDED HARDWOOD
MULCH @ 3" MAX. DEPTH.
TAPER DEPTH IN AREAS
AS SHOWN.
3-INCH HEIGHT
WATER RETENTION
BERM
BEYOND EDGE OF
ROOT BALL
BREAK BOTTOM QUARTER OF
ROOT BALL AND PLACE ATOP
ROOTBALL DEBRIS. COMBINE
WITH EXCAVATED SOIL AND
TAMP A SMALL AMOUNT OF
SOIL AROUND BASE OF ROOT
BALL. APPLY FIRMLY WITH
FOOT PRESSURE TO STABILZE
THE ROOT BALL.
WRAP TRUNK
FROM
GROUND-LINE
TO FIRST
BRANCH
SPADE-CUT EDGE AT
4-INCH DEPTH ALONG
CIRCUMFERENCE OF
TREE PIT
SCARIFY SIDES OF PIT
SET ROOT COLLAR AND
ROOT FLARE 2 INCHES
ABOVE FINISH GRADE. DO
NOT PLACE MULCH WITHIN 6
INCHES OF TRUNK.
CONFIRM LOCATION OR
ROOT COLLAR PRIOR TO
PLANTING. SEE NOTES ON
LANDSCAPE PLAN.
NOTE: REMOVE STAKES AFTER
ONE YEAR OF ESTABLISHMENT
FREE ANY GIRDLING ROOTS PRIOR TO
BACK FILL BY SLICING ROOTS AND
BREAKING UP ROOT BALL
FINISH GRADE
BACKFILL MIX AS
SPECIFED
SHREDDED
HARDWOOD
MULCH @ 4-INCH
DEPTH EDGE OF PAVEMENT OR
BUILDING, OR MIRROR THE
OPPOSITE SIDE WITH
SAME EDGING TYPE. SEE
PLAN.
4-INCH DEPTH
SPADE-CUT
EDGING
SCARIFY SIDES OF PIT
BREAK BOTTOM QUARTER OF
ROOT BALL AND PLACE ATOP
ROOTBALL DEBRIS. COMBINE
WITH EXCAVATED SOIL.
MAIN LEVEL
0"
MAIN LEVEL
0"
LOW EAVE
19' -3 3/4"
HIGH EAVE
22' -10 1/4"
SIGNAGE BY OWNER
1/2"
12"
10
'
-
8
"
11' - 4"
PRE-FINISHED DARK BRONZE,
PRE-FAB. METAL CANOPY,
3.5' DEEP; MAPES.
HOLLOW METAL DOORS TO
BE PAINTED TO MATCH
ADJACENT MATERIAL, TYP.
101
111a
OH-1 OH-2 OH-3
PNL-3
PNL-1
PNL-2
SF
SF
COP-1
CONC. FILLED BOLLARDS
w/ PLASTIC SLEEVE COVERS
(SAFETY WHITE FINISH)
AT ALL O.H. DOOR OPENINGS
MAIN LEVEL
0"
MAIN LEVEL
0"
LOW EAVE
19' -3 3/4"
HIGH EAVE
22' -10 1/4"1/2"
12"
MTL-1
PNL-3
COP-1
1' - 6"
OH-12 OH-11 OH-10 111e
OH-18
HOLLOW METAL DOORS TO
BE PAINTED TO MATCH
ADJACENT MATERIAL, TYP.
O.H. DOOR TRIM TO BE
PAINTED TO MATCH
ADJACENT MATERIAL, TYP.
CONC. FILLED BOLLARDS
w/ PLASTIC SLEEVE COVERS
(SAFETY WHITE FINISH)
AT ALL O.H. DOOR OPENINGS
MAIN LEVEL
0"
LOW EAVE
19' -3 3/4"
6'
-
6
"
UTILITY SCREEN
HOLLOW METAL DOORS TO
BE PAINTED TO MATCH
ADJACENT MATERIAL, TYP.
2"x4.5" BLACK STOREFRONT w/
1" INSULATED CLEAR GLAZING W/ LOW-E, TYP.
MTL-1
MTL-1
MTL-3
MTL-1
SF
PNL-3
G&S
G&S
O.H. DOOR TRIM TO BE
PAINTED TO MATCH
ADJACENT MATERIAL, TYP.
1' - 6"
CONC. FILLED BOLLARDS
w/ PLASTIC SLEEVE COVERS
(SAFETY WHITE FINISH)
AT ALL O.H. DOOR OPENINGS
MAIN LEVEL
0"
HIGH EAVE
22' -10 1/4"
PRE-FINISHED DARK BRONZE, PRE-FAB.
METAL CANOPY, 3'-11" DEEP; MAPES.
10
'
-
0
"
4'
-
0
"
6'
-
0
"
12' - 0"12' - 0"
UTILITY SCREEN
COP-1
PNL-1
PNL-2
SF
SF
PN
L
-
1
PN
L
-
1
PN
L
-
1
PNL-3
SF
HOLLOW METAL DOORS TO
BE PAINTED TO MATCH
ADJACENT MATERIAL, TYP.
MTL-1 10
'
-
8
"
CMU
COP-2
MTL-2
6'
-
8
"
CMU
COP-2
COP-2
CMU
f: 515.961.0468
THIS PLAN IS THE PROPERTY OF
DOWNING CONSTRUCTION INC.
ANY USE WITHOUT WRITTEN
PERMISSION IS STRICTLY
PROHIBITED!
PLAN NO. =
DWG. LIST
REVISIONS
ISSUED DATE:
PROJECT
DESIGNER-INTERIOR
www.downingconstruct.com
www.downingplanroom.com
509 East Scenic Valley Ave.
Indianola, Iowa 50125
p: 515.961.5386
CO
N
S
T
R
U
C
T
I
O
N
D
O
C
U
M
E
N
T
S
E
T
-
P
L
A
N
S
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
DE
L
I
V
E
R
CO
M
M
I
T
DE
V
E
L
O
P
DI
S
C
O
V
E
R
/
A
N
A
L
Y
Z
E
REV #DESCP.DATE
C:
\
U
s
e
r
s
\
c
h
r
i
s
l
\
D
o
c
u
m
e
n
t
s
\
R
2
4
-
W
i
l
l
a
r
d
G
a
r
a
g
e
_
C
h
r
i
s
L
y
o
n
2
5
7
8
.
r
v
t
3/
2
0
/
2
0
2
4
1
0
:
2
3
:
0
9
A
M
A-201
Wi
l
l
a
r
d
G
a
r
a
g
e
35
N
E
V
e
n
t
u
r
e
D
r
.
Wa
u
k
e
e
,
I
A
5
0
2
6
3
90-180
03/20/2024
COLOR EXTERIOR
ELEVATIONS
CGL-AKS
SCALE:1/8" = 1'-0"3 COLOR - SOUTH ELEVATION
SCALE: 1/8" = 1'-0"
4 COLOR - NORTH ELEVATION
SCALE: 1/8" = 1'-0"
1 COLOR - EAST ELEVATION
SCALE: 1/8" = 1'-0"
2 COLOR - WEST ELEVATION
SCALE: 1/4" = 1'-0"
5 TRASH ENCLOSURE - COLOR ELEVATION - FRONT
SCALE: 1/4" = 1'-0"
6 TRASH ENCLOSURE - COLOR ELEVATION - BACK
SCALE: 1/4" = 1'-0"
7 TRASH ENCLOSURE - COLOR ELEVATION - SIDE
MATERIAL LEGEND
MARK MATERIAL DESCRIPTION
CMU SPLIT FACE CMU; 8"x8"x16"; INSTALLED: RUNNING BOND; COLOR: TBD
COP-1 COPING: PRE-FINISHED METAL COPING; COLOR: TO MATCH ADJACENT FACADE MATERIAL
COP-2 COPING: PRE-FINISHED METAL COPING; COLOR: DARK BRONZE
G&S GUTTER & DOWNSPOUT; PRE-FINISHED METAL TO MATCH "MTL-1"
MTL-1 METAL PANEL: PRE-FINISHED, 26GA. VEE RIBBED METAL PANEL; MANUF.:VP; COLOR: COOL GRANITE GRAY
MTL-2 METAL PANEL: METAL DECK GALVANIZED; INSTALLED: VERTICAL; COLOR DARK BRONZE
MTL-3 METAL PANEL: STANDING SEAM METAL ROOFING PANELS; COLOR GALVALUME
PNL-1 CONCRETE PANEL: MANUF.: NICHIHA; SERIES: INDUSTRIAL BLOCK; INSTALLED: STACKED; VERTICALLY
PNL-2 CONCRETE PANEL: MANUF.: NICHIHA; SERIES: VINTAGEWOOD; COLOR: SPRUCE; INSTALLED: STACKED; HORTIZONTAL
PNL-3 CONCRETE PANEL: MANUF.: NICHIHA; SERIES: ARCHITECTURAL BLOCK; COLOR: MOCHA; INSTALLED: STAGGERED; VERTICALLY
SF STOREFRONT; PRE-FINISHED ALUMINUM STOREFRONT; COLOR: DARK BRONZE; GLAZING; CLEAR W/ LOW E
PEMB FINISH NOTE:
ALL PEMB EXTERIOR FINISHES TO BE KYNAR FINISH
CHANGE TO:
MTL-3: SSR GALVALUME
EAST ELEVATION:
TOTAL SF: 2,960
TOTAL SF OF PRIMARY MATERIAL: 125
- MTL-1 @ 1,767 SF = 99% (OF THIS SIDE OF BUILDING)
- PNL-3 @ 28 SF = 1% (OF THIS SIDE OF BUILDING)
WEST ELEVATION:
TOTAL SF: 3,500
TOTAL SF OF PRIMARY MATERIAL: 3,500
- PNL-1 @ 808 SF = 23% (OF THIS SIDE OF BUILDING)
- PNL-2 @ 96 SF = 3% (OF THIS SIDE OF BUILDING)
- PNL-3 @ 2,596 SF = 74% (OF THIS SIDE OF BUILDING)
SOUTH ELEVATION:
TOTAL SF: 1,795
TOTAL SF OF PRIMARY MATERIAL: 31
- PNL-1 @ 567 SF = 32% (OF THIS SIDE OF BUILDING)
- PNL-2 @ 45 SF = 2% (OF THIS SIDE OF BUILDING)
- PNL-3 @ 1,183 SF = 66% (OF THIS SIDE OF BUILDING)
NORTH ELEVATION:
TOTAL SF: 1,795
TOTAL SF OF PRIMARY MATERIAL: 1,795
- MTL-1 @ 1,767 SF = 98% (OF THIS SIDE OF BUILDING)
- PNL-3 @ 34 SF = 2% (OF THIS SIDE OF BUILDING)
TOTAL SF: 10,050
TOTAL SF OF PRIMARY MATERIAL: 5,451
BUILDING TOTAL PERCENTAGE OF PRIMARY MATERIAL: 54%
EXTERIOR MATERIAL CALCS.