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Home My WebLink About2024-06-03 I04 Autumn Valley West_Preliminary Plat AGENDA ITEM: CITY OF WAUKEE, IOWA CITY COUNCIL MEETING COMMUNICATION MEETING DATE: June 3, 2024 AGENDA ITEM: Consideration of approval of resolution approving a preliminary plat for Autumn Valley West FORMAT: Resolution SYNOPSIS INCLUDING PRO & CON: The applicant is requesting approval of a preliminary plat for a subdivision consisting of single-family residential and townhome residential development, located north of University Avenue and east of T Avenue, containing 64.64-acres. The preliminary plat includes a total of 118 single family lots. A total of 69 lots are shown within the standard R-2 zoning district and the remaining 49 lots are proposed to be smaller lots subject to the requirements of the Planned Development. The preliminary plat also shows two outlots (Outlots A and B) for future townhome residential development, zoned R-4. Three outlots are shown for public parkland to be dedicated to the City of Waukee, for a total of 7.66 acres. The remaining four outlots shown on the preliminary plat are for storm water detention. Those outlots will be owned and maintained by a homeowner’s association. This plat is required to provide 4.62-acres of parkland, the applicant is dedicating a total of 7.66-acres of parkland to the City of Waukee. FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS: COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission reviewed the preliminary plat at their meeting on May 28, 2024 and recommended approval: Approval of a Preliminary Plat for Autumn Valley West Melissa DeBoer, Planning Coordinator, introduced the request for approval of a preliminary plat for a subdivision consisting of single-family residential and townhome residential development, as requested by JJR Holdings, LLC, represented by Branden Stubbs of Stubbs Engineering. The property is generally located north of University Avenue and east of T Avenue, containing approximately 64.64-acres. The subject property recently went through a rezoning process to clean up zoning boundary lines to align with the proposed street and lot alignments associated with this proposed preliminary plat. The preliminary plat identifies a total of 118 single family lots. A total of 69 lots are shown within the area proposed to be zoned R-2. The remaining 49 lots are proposed to be smaller lots that are subject to requirements of the approved Planned Development. All proposed lots within the Planned Development Overlay area meet or exceed the minimums proposed for lot width, area, and depth. In I4 addition to the relaxed bulk regulations, the approved Planned Development Agreement requires minimum two-car attached garage; minimum of 1,100 square feet for a single story home and 1,400 square feet for a two story home; adjacent lots cannot share the same building elevation; minimum of 25% brick or stone on the front street facing façade; specific requirement for use of vinyl siding and trim; two (2) trees and two (2) shrubs on each lot at the time of individual lot development. The preliminary plat also identifies two outlots for future townhome residential development . Outlot A is 4.97-acres in area and Outlot B is 4.67-acres in area; with four outlots (V, W, Y and Z) for storm water detention. Outlot V is 2.18-acres in area, Outlot W is 5.79-acres in area, Outlot Y is .18-acres in area, and Outlot Z is .68-acres in area. All outlots will be owned and maintained by a homeowner’s association. Extensions of 11th Street, 17th Street, and Northview Drive will be provided as part of this development. In addition, multiple new public streets are shown providing access throughout the plat. Ten-foot-wide trails are shown to provide access through the plat along both 17th Street and Northview Drive. Five-foot wide sidewalks will be provided along all other streets with individual lot development. Public Utilities will serve the proposed lots. Storm water detention will be provided within four outlots with most of the detention in the southern portion of the plat. All proposed easements have been indicated on the preliminary plat. Landscape buffer easements have been indicated along the lots adjacent to 17th Street and between the different zoning districts. Parkland dedication requirements will apply to the project due to its residential nature. The required amount of parkland is 4.62-acres. Several areas are provided for parkland dedication throughout the proposed development. The applicant is also providing public trails. The property is classified as single Family Residential in the Imagine Waukee 2040: Comprehensive Plan. The proposed density of the single-family portion of the project would be approximately 2.80 units per acre. In addition, the concept demonstrates a variety of lot sizes. The development will also provide varying price points for homebuyers. All proposed lots meet the minimum requirements of the Zoning Ordinance and planned development, the preliminary plat is in general conformance with the subdivision Ordinance, and the proposed land use of the property is consistent with the Comprehensive Plan. Staff recommends approval of the preliminary plat for Autumn Valley West, subject to remaining staff comments. Discussion as follows: (None) Motion by Commissioner Lohse for approval of a Preliminary Plat for Autumn Valley West, seconded by Commissioner Broderick. Ayes: Broderick, Streit, Beenken, Lohse, and Bankole. Nays: None. Motion carried. STAFF REVIEW AND COMMENT: Staff recommends approval of the preliminary plat for Autumn Valley West subject to remaining staff comments. RECOMMENDATION: Approve the resolution. ATTACHMENTS: I. Proposed Resolution II. Staff Report III. Preliminary Plat PREPARED BY: Melissa DeBoer, Planning Coordinator REVIEWED BY: PUBLIC NOTICE INFORMATION – NAME OF PUBLICATION: DATE OF PUBLICATION: THE CITY OF WAUKEE, IOWA RESOLUTION 2024- APPROVING THE PRELIMINARY PLAT FOR AUTUMN VALLEY WEST IN THE NAME AND BY THE AUTHORITY OF THE CITY OF WAUKEE, IOWA WHEREAS, the City of Waukee, Dallas County, State of Iowa, is a duly organized Municipal Organization; AND, WHEREAS, the City of Waukee Planning and Zoning Commission reviewed and recommended approval of a Preliminary Plat for Autumn Valley West on May 28, 2024; AND, WHEREAS, the Preliminary Plat for Autumn Valley West is in general conformance with section §176 - Subdivision Regulations of the Waukee Municipal Code. NOW THEREFORE BE IT RESOLVED by the City Council of the City of Waukee, Iowa on this the 3rd day of June, 2024 that the Preliminary Plat for Autumn Valley West be approved subject to remaining staff comments. ____________________________ 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: Autumn Valley West – Preliminary Plat PREPARED BY: Melissa DeBoer, AICP – Planning Coordinator REPORT DATE: May 24, 2024 MEETING DATE: May 28, 2024 GENERAL INFORMATION Owner/Applicant: JJR Holdings, LLC and Phillips-Hamilton Inc Owner’s Representative: Branden Stubbs, P.E., Stubbs Engineering Request: The applicant is requesting approval of a preliminary plat for a subdivision consisting of single-family residential and townhome residential development. Location and Size: Property is generally located north of University Avenue and east of T Avenue, containing approximately 64.64-acres. AREA MAP ABOVE: Aerial of Property identifying the proposed plat (outlined in BLUE). May 24, 2024 2 of 4 LAND USES AND ZONING Location Existing Land Use Comprehensive Plan Current Zoning Property in Question Vacant - Undeveloped Single Family Residential R-2 (One & Two Family Residential District), R-2 (One & Two Family Residential District) / PD-1 (Planned Development Overlay District), and R-4 (Row Dwelling & Townhome Dwelling District) North Undeveloped / Single Family Residential Single Family Residential R-2 (One & Two Family Residential District) South Undeveloped / Prairie Village Development Medium Density Residential R-2 (One & Two Family Residential District) East Single Family Residential Single Family Residential R-2 (One & Two Family Residential District) West Undeveloped Single Family Residential R-2 (One & Two Family Residential District) BACKGROUND The subject property just recently went through a rezoning to clean up the zoning boundary lines in order to align with the proposed street and lot alignments associated with this proposed preliminary plat. PROJECT DESCRIPTION LOTS The preliminary plat identifies a total of 118 single family lots. A total of 69 lots are shown within the area proposed to be zoned R-2. The remaining 49 lots are proposed to be smaller lots that are subject to requirements of the approved Planned Development. Tables 1 and 2 below summarize the standards for the R-2 and the R-2/PD-1 districts. All lots adjacent to 17th Street will be required to have a landscape buffer and landscape buffers will be required on the R-4 lots adjacent to either the R-2 or the R-2/PD-1 lots. Table 1: Standard R-2 requirements. Category Standard R-2 (minimum) Lot Area 8,000 square feet per Lot Width 65 feet Front Yard Setback 30 feet Rear Yard Setback 30 feet Side Yard Setback 15 feet (total) May 24, 2024 3 of 4 Table 2: Approved R-2/PD-1 requirements. Category R-2/PD-1 (minimum) Lot Area 6,000 square feet per Lot Width 50 feet Front Yard Setback 30 feet Rear Yard Setback 25 feet Side Yard Setback 10 feet (total) All proposed lots within the Planned Development Overlay area meet or exceed the minimums proposed for lot width, area, and depth. In addition to the relaxed bulk regulations, the approved Planned Development Agreement requires the following provisions for these lots: • Minimum two-car attached garage; • Minimum of 1,100 square feet for a single story home and 1,400 square feet for a two story home; • Adjacent lots cannot share the same building elevation; • Minimum of 25% brick or stone on the front street facing facade; • Specific requirements for the use of vinyl siding and trim elements; • Two (2) trees and two (2) shrubs planted on each lot at the time of individual lot development. The preliminary plat identifies two outlots for future townhome residential development. Outlot A is 4.97-acres in area and Outlot B is 4.67-acres in area. The bulk regulations for the R-4 district are included below in Table 4. Landscape buffers will be required adjacent to the single-family lots and adjacent to 17th Street. Table 4: Standard R-4 requirements. Category Standard R-4 (minimum) Lot Area 3,500 square feet per unit Front Yard Setback 30 feet Rear Yard Setback 30 feet Side Yard Setback 15 feet The preliminary plat also identifies three outlots for public parkland to be dedicated to the City of Waukee. Outlot U is 2.66-acres in area, Outlot T is 0.30-acres in area, and Outlot X is 4.70-acres in area. The preliminary plat shows four outlots (Outlots V, W, Y and Z) for storm water detention. Outlot V is 2.18-acres in area, Outlot W is 5.79-acres in area, Outlot Y is 0.18-acres in area, and Outlot Z is 0.68-acres in area. All of these outlots will be owned and maintained by a homeowner’s association. STREETS AND TRAIL Extensions of 11th Street, 17th Street, and Northview Drive will be provided as part of this development. In addition, multiple new public streets are shown providing access throughout the plat. Ten-foot-wide trails are shown to provide access through the plat along both 17th Street and Northview Drive. Five-foot wide sidewalks will be provided along all other sides of the streets with individual lot development. UTILITIES Public utilities will serve the proposed lots. Stormwater detention will be provided within four outlots, with the majority of the detention in the southern portion of the plat. May 24, 2024 4 of 4 EASEMENTS All proposed easements have been indicated on the preliminary plat. Landscape buffer easements have been indicated along the lots adjacent to 17th Street and between the different zoning districts. PARKLAND DEDICATION Parkland dedication requirements will apply to the project because of its residential nature. The required amount of parkland is 4.62-acres. Several areas are provided for parkland dedication throughout the proposed development. The applicant is also providing public trails throughout the plat. COMPREHENSIVE PLAN The subject property is classified as Single Family Residential in the Imagine Waukee 2040: Comprehensive Plan. Single Family Residential is defined as traditional forms of single-family housing with lot sizes ranging from 8,000 square feet to 0.50-acres in area with an average density of 2 to 4 units per acre. The proposed density of the single-family portion of the project would be approximately 2.80 units per acre. In addition, the concept demonstrates a variety of lots sizes for homes to be built upon. The development will also provide varying price points for homebuyers. STAFF RECOMMENDATION All proposed lots meet the minimum requirements of the Zoning Ordinance and planned development, the preliminary plat is in general conformance with the Subdivision Ordinance, and the proposed land use of the property is consistent with the Comprehensive Plan. Staff recommends approval of the preliminary plat for Autumn Valley West subject to remaining staff comments. PROJECT NUMBER: PAGE NUMBER: DATE: ST U B B S E N G I N E E R I N G 43 1 N E 7 2 N D S T . P L E A S A N T H I L L , I A 5 0 3 2 7 (5 1 5 ) 9 7 9 - 8 4 9 9 ENGINEER: DRAWN BY: AU T U M N V A L L E Y W E S T WA U K E E , I A BWS 21-700 DJS 1 CO V E R S H E E T 05-14-24 PRELIMINARY PLAT FOR AUTUMN VALLEY WEST WAUKEE, IA PREPARED BY STUBBS ENGINEERING SITE AREA: 64.64 AC PARKLAND DEDICATION: RESIDENT CALCULATION: SINGLE-FAMILY:119 UNITS*3.00 = 357 RESIDENTS TOWNHOMES: 157 UNITS*2.25 = 354 RESIDENTS TOTAL:= 711RESIDENTS PARKLAND REQUIRED: = 4.62 AC (711 RESIDENTS * 0.0065 AC/RESIDENT) PROVIDED: = 8.17 AC (OUTLOTS T, U, AND X) ZONING: R-4 - ROW DWELLING AND TOWNHOME DWELLING DISTRICT R-2 - ONE- AND TWO-FAMILY RESIDENTIAL DISTRICT PD - PLANNED DEVELOPMENT DISTRICT BULK REGULATIONS: R-4 - ROW DWELLING AND TOWNHOME DWELLING DISTRICT (OUTLOT A, OUTLOT B): FRONT SETBACK:30' REAR SETBACK:30' SIDE SETBACK:15' TOTAL (7' MIN) MIN LOT WIDTH:20' PER UNIT; 75' OVERALL MIN FLOOR AREA:800 SF PER UNIT R-2 - ONE- AND TWO-FAMILY RESIDENTIAL DISTRICT (LOTS 1-28, 58-78, 99-118): FRONT SETBACK:30' REAR SETBACK:30' SIDE SETBACK:15' TOTAL (7' MIN) MIN LOT WIDTH:65' MIN LOT AREA:8,000 SF PD - PLANNED DEVELOPMENT DISTRICT (LOTS 29-57, 79-98): 'PD' WILL FOLLOW 'R-2' DISTRICT REGULATIONS EXCEPT AS FOLLOWS: MIN LOT WIDTH:50' SIDE YARD SETBACK:10' TOTAL (5' MIN) FRONT YARD SETBACK:30' REAR YARD SETBACK:25' MIN LOT AREA:6,000 SF MIN TWO STALL ATTACHED GARAGE MIN 25% BRICK AND/OR STONE ON STREET FACING FACADES ADJACENT LOTS CANNOT SHARE THE SAME ELEVATION MIN TWO TREES AND TWO SHRUBS PER LOT AT TIME OF LOT DEVELOPMENT MIN FLOOR AREA 1,100 SF FOR SINGLE STORY, 1,400 SF FOR TWO STORY VINYL SIDING SHALL BE PERMITTED UTILIZING ROYAL CREST DOUBLE 4-INCH TRADITIONAL PROFILE OR REASONABLE EQUIVALENT GENERAL NOTES: OUTLOTS A, B, V, W, Y, AND Z SHALL BE OWNED AND MAINTAINED BY THE HOMEOWNERS ASSOCIATION (HOA) VICINITY MAP: SPRUCE ST CEDAR ST LOCUST ST 11 T H S T 10 T H S T NORTHVIEW DR WAUKEE AVE BEL AIRE CT GRAY AVE 9T H S T T A V E 300TH ST SITE LOCATION OWNER: PHILLIPS-HAMILTON INC P.O. BOX 500 NEVADA, IA 50201 CONTACT: BRANDEN STUBBS PHONE: (515) 979-8499 ENGINEER/SURVEYOR: STUBBS ENGINEERING 431 NE 72ND ST PLEASANT HILL, IA 50327 PHONE: (515) 979-8499 LEGEND: EXISTING WATER EXISTING STORM EXISTING SANITARY PROPOSED WATER PROPOSED STORM PROPOSED SANITARY FIRE HYDRANT WATER MAIN VALVE STORM INTAKE STORM FLARED END STORM MANHOLE SANITARY MANHOLE STREET LIGHT S -E W- -E ST- -E SS- -P W- -P ST- -P SS- SHEET INDEX: 1 - COVER SHEET 2 - OVERALL LAYOUT 3 - LOT LAYOUT 4 - LOT LAYOUT 5 - LOT LAYOUT 6 - LOT LAYOUT 7 - GRADING 8 - GRADING 9 - GRADING 10 - GRADING 11 - UTILITIES 12 - UTILITIES 13 - UTILITIES 14 - UTILITIES 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. ___________________________________________________________________________ BRANDEN W. STUBBS, P.E.DATE LICENSE NUMBER:25335 MY LICENSE RENEWAL DATE IS DECEMBER 31, 2024 PAGES OR SHEETS COVERED BY THIS SEAL: ___________________________________________________________________________ ___________________________________________________________________________ BRANDEN W. STUBBS 25335 I OWA L I C E N S ED P R O F E S S I O N A L E N G I NEERPRELIM I N A R Y FEMA DELINEATION NOTES: SITE CONTAINS A FEMA ZONE A HAZARD AREA, EFF:12/7/18. NO BUILDABLE LOTS TO BE BUILT WITHIN ZONE A. LEGAL DESCRIPTION: PARCEL 22-163 OF THE SURVEY OF THE SOUTH 1/2 OF SECTION 32, TOWNSHIP 79 NORTH, RANGE 26 WEST OF THE 5TH P.M., WAUKEE AS SHOWN IN BOOK 2022 PAGE 24139 IN THE OFFICE OF THE RECORDER OF DALLAS COUNTY, IOWA AND THE SOUTHEAST QUARTER AND THE EAST HALF OF THE SOUTHWEST QUARTER SECTION THIRTY-TWO, TOWNSHIP SEVENTY-NINE NORTH, RANGE TWENTY-SIX WEST OF THE 5TH P.M. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 585960 69 7072737475 78 99 100 103 104 105 106 107 108 109 110 111 112 113 114 115 116 117 118 89 88 87 86 85 84 8382 8079 98 97 96 95 94 93 92OUTLOT U (PARK) OUTLOT V OUTLOT W (RETENTION POND) OUTLOT X (PARK) OUTLOT Y OUTLOT Z OUTLOT T (PARK) OUTLOT A 81 6162 63 65 66 67 68 71 76 77 101 102 9091 64 OUTLOT B PROJECT NUMBER: PAGE NUMBER: DATE: ST U B B S E N G I N E E R I N G 43 1 N E 7 2 N D S T . P L E A S A N T H I L L , I A 5 0 3 2 7 (5 1 5 ) 9 7 9 - 8 4 9 9 ENGINEER: DRAWN BY: AU T U M N V A L L E Y W E S T WA U K E E , I A BWS 21-700 DJS 2 OV E R A L L L A Y O U T 05-14-24 NORTHVIEW DR Feet 0 100 200 MONGOOSE LN 17 T H S T MALLARD LN 11 T H S T RA C C O O N S T FEMA DELINEATED ZONE A (EFF. 12/7/2018) FEMA DELINEATED ZONE X (EFF. 12/7/2018) JURISDICTIONAL WETLAND AREA (TYP) PHASE 5 PHASE 1 PHASE 3PHASE 4 PHASE 2 NORTHVIEW DR 50'50'50'50'50'50'50'50'50'50'50'50'50'50'50'50'50'50'60' 4 4 ' 1 0 2 ' 50'50'50'50'50'50'50'50'50'50'50'50'50'50'50'50'50'50'52' 12 5 ' 12 5 ' 12 5 ' 12 5 ' 12 5 ' 12 5 ' 12 5 ' 81' 12 5 ' 12 5 ' 12 5 ' 12 5 ' 12 5 ' 12 5 ' 12 5 ' 12 5 ' 12 5 ' 12 5 ' 12 5 ' 12 5 ' 70'67' 3 6 ' 1 0 2 ' 119'71' 12 0 ' 65'65'65'65'65'65'65'65'65'65'65'65'65'65'79'84'65' 13 0 ' 12 0 ' 10 6 ' 3 9' 47'65'65'65'65'65'65'65'65'65'65'65'65'65'65' 13 0 ' 13 0 ' 13 0 ' 13 0 ' 13 0 ' 13 0 ' 13 0 ' 13 0 ' 13 0 ' 13 0 ' 13 0 ' 13 0 ' 13 0 ' 6 ' 10 0 ' 3 9' 69'66' 13 0 ' 13 0 ' 13 0 ' 71' 66' 52' N89° 33' 22"W 1317.03' S0 ° 4 4 ' 2 7 " W 8 2 5 . 0 8 ' 1 8,494 SF 2 11,828 SF 3 9,338 SF 4 8,450 SF 5 8,450 SF 6 8,450 SF 7 8,450 SF 8 8,450 SF 9 8,450 SF 10 8,450 SF 11 8,450 SF 12 8,450 SF 13 8,450 SF 14 8,450 SF 15 8,450 SF 16 8,450 SF 17 8,450 SF 27 8,437 SF 28 12,019 SF 29 9,223 SF 30 6,250 SF 31 6,250 SF 32 6,250 SF 33 6,250 SF 34 6,250 SF 35 6,250 SF 36 6,250 SF 37 6,250 SF 38 6,250 SF 39 6,250 SF 40 6,250 SF 41 6,250 SF 42 6,250 SF 43 6,250 SF 44 6,250 SF 45 6,250 SF 46 6,250 SF 47 6,250 SF OUTLOT U (PARK) 2.66 AC OUTLOT A 4.97 AC OUTLOT B 4.67 AC OUTLOT T (PARK) 31 ' B - B 70 ' R O W 80' ROW 40' B-B 29 ' B - B 70 ' R O W BE G I N 3 0 : 1 TA P E R END TAPER PROJECT NUMBER: PAGE NUMBER: DATE: ST U B B S E N G I N E E R I N G 43 1 N E 7 2 N D S T . P L E A S A N T H I L L , I A 5 0 3 2 7 (5 1 5 ) 9 7 9 - 8 4 9 9 ENGINEER: DRAWN BY: AU T U M N V A L L E Y W E S T WA U K E E , I A BWS 21-700 DJS 3 LO T L A Y O U T 05-14-24 Feet 0 40 80 SHEET MAP 7" PCC 17 T H S T NORTHVIEW DR 8" P C C 30' FYSB 30' FYSB 30' FYSB 30' FYSB 30' RYSB 25' RYSB 30' RYSB 30' RYSB S T R E E T T A P E R S T R E E T T A P E R S T R E E T T A P E R ROW TAPER LENGTH TO MATCH CURB (350') 8" PCC7" PCC 8" PCC 7" PCC 1 0 0 ' 7 0 ' 2 7 ' 3 6 ' 57'65'51'1 5 ' 8' 6 6 ' 40' 4 0 ' 39' 3 9 ' 59' 10'55'65'58'3 9' 10 0 ' 10 0 ' 3 9 ' 44'50'50'50'50'50'50'50'50'50'50' 1 6 8 ' 69'14'36'29'21'44'6'50'32'18'50'50'21' 29'50'50' 1 0 6 ' 14'91'42'40'45'25'40' 12 3 ' 12 5 ' 12 5 ' 70' 12 5 ' 12 5 ' 14 0 ' 14 7 ' 120' 173 ' 13 5 ' 12 5 ' 12 5 ' 13 5 ' 12 5 ' 13 1 ' 12 5 ' 12 5 ' 10 5 ' 12 5 ' 12 5 ' 12 5 ' 7 7 ' 4 5 ' 7 ' 5 6 ' 5 8 '44' 3 9' 82 ' 50 ' 50 ' 50 ' 24 ' 3 4 ' 3 1 ' 2 7 ' 5 0 ' 9 3 ' 44' 3 9' 9 3 ' 2 4 ' 2 4 ' 4 6 ' 4 6 ' 46' 83' 9' 109' 4 6 ' 10 7 ' 49'50'54'51'69' 47 ' 3' 50 ' 10 ' 40 ' 2 2 ' 2 2 ' 3 9 ' 6 ' 5 0 ' 1 1 8 ' 120' 69' 69' 120' 120' 120' 122' 124' 120' 127' 13 7 ' 11 1 ' 137' 9 6 ' 1 3 2 ' 40'285'65'65'65'65'65'65'65'65'65'4'96' 13 1 ' 100'65'65'65'65'65'65'65'65'37'2 8 ' 7 0 ' 17 5 '3 7 ' 84' 13 1 ' 13 1 ' 11' 89' 4 2 ' 3 5 '25' 13 0 ' 13 1 ' 13 0 ' 13 2 ' 13 0 ' 13 1 ' 13 0 ' 13 1 ' 6 5 ' 3 5 '63'37' 125' 6 5 ' 6 5 ' 125' 25' 14 7 ' 30' N89° 44' 13"W 984.74' N 9 ° 1 6 ' 0 3 " W 2 9 9 . 6 9 ' N 1 8 ° 1 5 ' 4 4 " W 8 7 8 . 2 8 ' 8,450 SF 18 8,457 SF 19 8,471 SF 20 8,484 SF 21 8,497 SF 22 8,511 SF 23 8,524 SF 24 8,537 SF 25 8,551 SF 26 8,552 SF 47 6,250 SF 48 6,250 SF 49 6,250 SF 50 6,250 SF 51 6,250 SF 52 6,250 SF 53 6,250 SF 54 6,250 SF 55 6,250 SF 56 6,250 SF 57 8,551 SF 58 10,241 SF 59 8,125 SF 60 8,119 SF 69 11,246 SF 112 8,125 SF 113 89 8,008 SF 88 6,245 SF 87 6,489 SF 86 6,736 SF 85 7,169 SF 84 9,267 SF 83 11,252 SF82 6,575 SF 80 6,388 SF 79 7,235 SF 98 6,000 SF 97 6,000 SF 96 6,000 SF 95 6,295 SF 94 6,263 SF 93 6,000 SF 92 8,008 SF OUTLOT X (PARK) 4.70 AC OUTLOT Y 0.18 AC OUTLOT Z 0.68 AC 81 6,320 SF 12 4 ' 61 8,035 SF 62 11,844 SF 63 11,344 SF 65 11,701 SF 66 8,040 SF 67 8,756 SF 68 8,775 SF 90 6,018 SF91 6,018 SF 64 11,928 SF 9' 35'22' 81' 28 ' 12 ' 51' 51' 1 1 8 ' 1 1 8 ' OUTLOT T (PARK) 0.30 AC 7 5 ' 2 06' 134' 31 ' B - B 70 ' R O W 29' B-B 60' ROW 31' B - B 70' R O W 29 ' B - B 60 ' R O W PROJECT NUMBER: PAGE NUMBER: DATE: ST U B B S E N G I N E E R I N G 43 1 N E 7 2 N D S T . P L E A S A N T H I L L , I A 5 0 3 2 7 (5 1 5 ) 9 7 9 - 8 4 9 9 ENGINEER: DRAWN BY: AU T U M N V A L L E Y W E S T WA U K E E , I A BWS 21-700 DJS 4 LO T L A Y O U T 05-14-24 Feet 0 40 80 SHEET MAP 7" PCC 11 T H S T NORTHVIEW DR 7" P C C 30' FYSB 30' FYSB 30' FYSB 30 ' F Y S B 30 ' F Y S B 30' FYSB 30' FYSB 7" PCC MONGOOSE LN 7" P C C RA C C O O N S T JURISDICTIONAL WETLANDS 30' RYSB 25' RYSB 30' RYSB 30 ' R Y S B 30' RYSB 25 ' R Y S B 25 ' R Y S B 25' RYSB 8" P C C 7" P C C 8" PCC 7" PCC 8" PCC 7" PCC 11 T H S T 8" P C C 3 0 ' F Y S B 3 0 ' R Y S B 25' RYSB 58' 23' 4 3 ' 6 8 ' 6 5 ' 4 3 '24' 37' 1 2 5 ' 81' 1 2 8 ' 1 4 7 ' 1 2 8 ' 12 5 ' 1 1 7 ' 1 4 9 ' 11 3 ' 34'3 9 ' 8 8 ' 5 5 ' 23' 58' 3 7' 1 5 ' 9 3 ' 1 0 5 ' 1 8 2 ' 95 ' 13 0 ' 1 3 0 ' 1 3 0 ' 96' 1 3 0 ' 1 6 5 ' 158' 199' 1 8 2 ' 95 ' 1 4 9 ' 11 3 ' 95 ' 96' 57' 11 3 ' 101 ' N57° 5 5 ' 4 0 " E 2 3 8 . 1 4 ' S86° 12' 57"E 193.35' S 4 4 ° 1 3 ' 0 4 " E 4 4 5 . 2 2 ' S6 3 ° 0 9 ' 2 6 " E 6 4 7 . 0 2 ' 8,750 SF 74 9,297 SF 75 10,483 SF 78 10,786 SF 99 11,305 SF 100 8,613 SF 8,450 SF OUTLOT V 2.18 AC OUTLOT W (RETENTION POND) 5.79 AC 76 10,476 SF 77 9,270 SF 101 9,076 SF 102 8,482 SF 54' 50' 2 9 ' B - B 6 0 ' R O W 29' B - B 70' R O W 70.00 70.00 PROJECT NUMBER: PAGE NUMBER: DATE: ST U B B S E N G I N E E R I N G 43 1 N E 7 2 N D S T . P L E A S A N T H I L L , I A 5 0 3 2 7 (5 1 5 ) 9 7 9 - 8 4 9 9 ENGINEER: DRAWN BY: AU T U M N V A L L E Y W E S T WA U K E E , I A BWS 21-700 DJS 5 LO T L A Y O U T 05-14-24 Feet 0 40 80 SHEET MAP 8 " P C C 1 7 T H S T 30' F Y S B 7" PCC MALLA R D L N 30' FYSB 30' RY S B 30' R Y S B OUTLOT A 4.97 AC CONCEPTUAL DESIGN BY OTHERS SUBJECT TO CHANGE FEMA DELINEATED ZONE A (EFF. 12/7/2018) JURISDICTIONAL WETLAND AREA FEMA DELINEATED ZONE X (EFF. 12/7/2018) OUTLOT U (PARK) OUTLOT V 2.18 AC OUTLOT W (RETENTION POND) 5.79 AC 6 5 ' 4 3 '24'70'70'30'4 5 '1 9 ' 45' 3 9' 1 0 0 ' 1 2 7 ' 42'40'45'25'40' 1 2 8 ' 12 5 ' 12 5 ' 12 5 ' 9 3 ' 3 9'44' 44' 3 9' 1 1 8 ' 70' 65' 65' 65' 16' 4 5 ' 3 2 '30'65'65'34'3 9 ' 8 8 ' 65'65'74'9' 69' 65' 65' 65' 70' 100' 13 0 ' 13 0 ' 1 3 0 ' 13 0 ' 1 3 0 ' 1 3 0 ' 1 3 0 ' 1 3 0 ' 1 3 0 ' 1 3 2 ' 199' 301' 388' 163' 92' 8 7 8 ' 50' 39' 1 0 6 ' 8 ' 1 9 0 ' 53 ' 100' 1 3 0 ' 57' 4 6 ' 8 ' 6 2 ' 6 2 ' 6 2 ' 2 6 ' 4 3 ' 5 9 ' 1 7 ' 6 5 ' 6 5 ' 134' 7 6 ' 7 7 ' 125' 134' 6 0 ' 6 3 ' 125' 6 5 ' 125' 125' 7 6 ' 125' 30' S85° 46' 58"E 127.66' S68 ° 3 5 ' 0 8 " E 9 1 . 5 6 ' N83° 23' 16"E 2 3 4 . 6 5 ' N78° 55' 0 5 " E 3 8 8 . 2 7 ' N65° 5 9 ' 3 3 " E 3 0 1 . 2 4 ' N57° 5 5 ' 4 0 " E 2 3 8 . 1 4 ' 70 10,613 SF72 8,750 SF 73 8,750 SF 74 9,297 SF 75 10,483 SF 103 8,450 SF 104 8,450 SF 105 8,885 SF 106 9,095 SF 107 8,450 SF 108 8,450 SF 109 8,450 SF 110 9,100 SF 111 11,823 SF 8,125 SF 113 8,125 SF 114 8,834 SF 115 8,851 SF 116 8,877 SF 117 8,542 SF 118 8,542 SF 89 8,008 SF 92 8,008 SF OUTLOT W (RETENTION POND) 5.79 AC 71 8,293 SF 101 9,076 SF 102 8,482 SF 90 6,018 SF91 6,018 SF 35'22' 81' 54' 50' 1 1 8 ' 1 1 8 ' 51' 51' 29 ' B - B 60 ' R O W 31' B-B 70' RO W 29' B-B 60' ROW 6 5 . 1 1 6 5 . 1 1 6 5 . 1 1 65.00 65.00 70.00 PROJECT NUMBER: PAGE NUMBER: DATE: ST U B B S E N G I N E E R I N G 43 1 N E 7 2 N D S T . P L E A S A N T H I L L , I A 5 0 3 2 7 (5 1 5 ) 9 7 9 - 8 4 9 9 ENGINEER: DRAWN BY: AU T U M N V A L L E Y W E S T WA U K E E , I A BWS 21-700 DJS 6 LO T L A Y O U T 05-14-24 Feet 0 40 80 SHEET MAP 7 " P C C 1 1 T H S T 7" PCC MALLARD LN 7 " P C C R A C C O O N S T JURISDICTIONAL WETLAND AREA (TYP) 30' FYSB 30' FYSB 3 0 ' F Y S B 3 0 ' F Y S B 30' RYSB 30' RYSB 3 0 ' R Y S B CONCEPTUAL DESIGN BY OTHERS SUBJECT TO CHANGE FEMA DELINEATED ZONE A (EFF. 12/7/2018) FEMA DELINEATED ZONE X (EFF. 12/7/2018) P S T P S T P S T P STP STP STP STP STP STP STP STP STP ST P S T P S T P S T P STP STP STP STP STP STP STP STP STP ST P STP STP STP STP STP STP STP STP ST P S T P S T P S T P S T P S T P ST P S T P S T P S T P S T P S T P S T P S T P S T P S T 8'' P SS 8'' P SS 8'' P SS 8 ' ' P S S 8 ' ' P S S 8 ' ' P S S 8 ' ' P S S 8 ' ' P S S 8'' P S S 8'' P S S 8'' P S S 8'' P S S 8'' P S S 8'' P S S 8'' P S S 8'' P S S 8'' P S S 8'' P S S 8'' P S S 8'' P S S 8'' P S S 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS E S S E S S E S S E S S E S S E S S 8'' P SS 8'' P SS P ST P ST 1 0 2 0 10 2 5 1 0 3 0 1030 10 3 0 101 7 1 0 1 7 1017 1018 1 0 1 9 1021 1 0 2 2 1 0 2 3 1 0 2 4 10 2 6 10 2 6 10 2 6 10 2 7 10 2 7 10 2 7 10 2 8 10 2 8 102 8 10 2 9 10 2 9 10 2 9 10 3 1 10 3 2 10 3 2 10 3 3 10 3 3 1 0 3 4 1034 1025 1030 1 0 3 0 1026 1 0 2 7 1 0 2 8 1 0 2 9 10 3 1 1031 1025 1022 1 0 2 3 1 0 2 3 1023 1 0 2 4 -2.0%-2.0%-2.5%-2.5%-2.5%-2.6%-2.6%-2.6%-2.6%-2.5%-2.5%-2.5%-2.5%-2.5%-2.5%-2.5%-2.5% -2.5% -2.5% -2.5%-2.5%-2.5%-2.5%-2.5%-2.5%-2.5%-2.5%-2.5%-2.5%-2.5%-2.6%-2.6%-2.5%-2.5% -2.5% -3.9 % -3 . 8 % - 4 . 6 % -5 . 7 % -4 . 8 % - 6 . 1 % - 5 . 1 % - 4 . 5 % - 4 . 0 % -7 . 3 % - 5 . 5 % -4 . 6 % -6 . 6 % - 6 . 1 % -5. 3 % -3 . 2 % -3 . 4 % -3 . 8 % - 5 . 2 % -6 . 3 % -6 . 3 % -7 . 2 % -9 . 0 % -9 . 2 % -8 . 8 % -8 . 3 % - 8 . 4 % -8 . 1 % - 8 . 3 % -6 . 4 % - 5 . 3 % -4 . 9 % -3 . 6 % - 4 . 0 % - 4 . 0 % - 6 . 0 % - 4 . 8 % -3. 0 % - 3 . 5 % 1023.88 1024.44 1025.851024.05 1024.41 1025.61 1027.46 1027.27 1029.66 1025.76 1027.07 1030.00 1026.09 1026.94 1028.02 1026.41 1027.13 1025.83 1026.74 1024.79 1024.52 1025.89 1028.71 1025.51 1028.25 1030.09 1027.83 1029.51 1031.46 1031.03 1030.76 1032.32 1032.48 1031.90 1032.19 1032.89 1032.03 1032.37 1032.56 1031.70 1031.82 1031.33 1031.38 1031.23 1030.64 1031.05 1031.24 1030.71 1030.60 1029.29 1031.02 1030.41 1022.28 1023.71 1024.50 1021.83 1024.29 1025.57 1025.45 1025.20 1024.79 1024.01 1025.70 1027.40 1029.09 1029.25 1028.38 1030.01 1028.77 1027.15 1028.89 1027.39 1025.61 1025.37 1024.95 1021.84 1020.64 1024.38 1023.60 1025.85 1026.63 1024.69 1026.10 1026.83 1024.59 1026.35 1026.99 1024.65 1026.60 1026.98 1022.88 1022.50 1026.87 1027.35 1024.17 1023.76 1027.47 1027.80 1023.58 1023.00 1028.10 1028.38 1024.12 1023.69 1029.07 1029.13 1024.38 1023.59 1030.03 1030.15 1025.40 1024.84 1031.00 1031.17 1026.63 1026.09 1031.87 1032.08 1027.84 1027.34 1032.10 1032.19 1027.24 1026.60 1031.86 1032.08 1027.89 1027.24 1031.61 1031.86 1027.78 1027.09 1031.36 1031.90 1028.80 1028.34 1031.11 1031.63 1028.16 1027.59 1030.86 1031.65 1029.11 1028.84 1030.61 1032.13 1029.74 1029.66 1030.45 1030.94 1028.86 1028.411026.55 1021.78 1019.28 1025 1024 10 2 6 1026 1027 1027 10 2 2 1023 1 0 2 4 1024 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 OUTLOT U (PARK) OUTLOT T (PARK) OUTLOT A P STP STP STP STP STP STP STP ST 1023.55 1022.53 102 5 1 0 2 4 10 2 4 1030.00 1029.87 P S T P S T P S T P STP STP ST P S T P S T P S T P S T P S T P ST -2.5%-2.5%-2.5% P ST P ST P STP STP STP ST P S T P S T P S T P S T 1024.00 1024.00 1027.54 1027.54 1028.58 1023.47 1021.95 P S T P S T P S T 1027.20 1028.77 1028.02 1030.20 1029.77 1029.43 OUTLOT B -2.5% 1 0 2 5 1 0 3 0 1023 1 0 2 4 1 0 2 6 1 0 2 7 1 0 2 8 1 0 2 9 1029 1 0 2 9 10 3 0 10 2 7 10 2 8 10 2 9 10 3 1 10 3 2 10 3 2 10 3 3 10 3 3 1030 1026 1027 1028 1029 1031 1025 1025 102 3 1023 1024 102 4 1026 10 3 0 10 2 6 10 2 6 10 2 7 10 2 7 10 2 7 10 2 8 10 2 8 10 2 8 10 2 9 10 3 1 10 3 1 10 3 2 10 3 2 10 3 3 10 3 3 10 2 0 10 2 0 10 2 1 102 1 10 2 1 1 0 2 1 102 2 102 2 1 0 2 2 10 2 2 102 3 102 3 10 2 0 1 0 2 0 1 0 1 8 1 0 1 9 10 1 9 10 1 9 103 0 1031 1032 1 0 2 0 1 0 2 5 10 2 5 1 0 3 0 103 0 1 0 1 8 1 0 1 9 1 0 2 1 1 0 2 2 10 2 3 10 2 4 1 0 2 6 10 2 6 1 0 2 7 10 2 7 1 0 2 8 102 8 1 0 2 9 1 0 2 9 1029 1 0 2 9 10 3 1 10 3 1 10 3 2 1032 10 3 3 1033 1020 101 6 101 7 1018 1019 1022.00 10 2 6 10 2 7 10 2 7 -2.5% 1022.32 PROJECT NUMBER: PAGE NUMBER: DATE: ST U B B S E N G I N E E R I N G 43 1 N E 7 2 N D S T . P L E A S A N T H I L L , I A 5 0 3 2 7 (5 1 5 ) 9 7 9 - 8 4 9 9 ENGINEER: DRAWN BY: AU T U M N V A L L E Y W E S T WA U K E E , I A BWS 21-700 DJS 7 GR A D I N G 05-14-24 Feet 0 40 80 SHEET MAP 17 T H S T NORTHVIEW DR MPE: 1026.20 MPE: 1026.20 MPE: 1029.01 MPE: 1028.40 MPE: 1030.09 MPE: 1031.20 MPE: 1031.00 MPE: 1022.50 MPE: 1025.45 MPE: 1026.93 MPE: 1027.00 MPE: 1028.00 MPE: 1029.24 MPE: 1029.24 MPE: 1028.74 MPE: 1030.79 MPE: 1030.79 MPE: 1031.16 MPE: 1031.16 MPE: 1023.50 MPE: 1029.50 MPE: 1026.19MPE: 1026.46MPE: 1026.81MPE: 1027.02 EXISTING 24" SANITARY SEWER TRUNK OVERFLOW: 1025.20 OVERFLOW: 1026.50 MPE: 1027.50 OVERFLOW: 1030.00 OVERFLOW: 1030.20 MPE: 1031.00 MPE: 1031.00 OVERFLOW: 1028.89 OVERFLOW: 1023.49 MPE: 1026.93 MPE: 1026.93 OVERFLOW: 1027.54 MPE: 1028.74 MPE: 1028.74 OVERFLOW: 1023.50OVERFLOW: 1023.10 OVERFLOW: 1021.90 OVERFLOW: 1024.79OVERFLOW: 1025.25 OVERFLOW: 1024.00 OVERFLOW: 1024.00 OVERFLOW: 1027.54 OVERFLOW: 1028.59 MPE: 1031.20 MPE: 1031.20 MPE: 1031.20 OVERFLOW: 1029.77 MPE: 1027.50MPE: 1027.50MPE: 1027.50 NOTE: ALL GRADING TO BE COMPLETED WITH PLAT IMPROVEMENTS. P STP ST P S T P S T P S T P S T P S T P S T P S T P S T P STP STP STP STP STP STP STP ST P S T P S T P S T P ST P STP STP STP STP STP STP STP STP STP STP STP STP ST P S T P S T P ST P ST P ST P ST P ST P ST P ST P S T P S T P S T P S T P S T P S T P S T P S T P S T P S T P S T P S T P S T P S T P ST P ST P ST P ST P ST 1010 10 1 5 102 0 1 0 2 0 1020 10 2 5 103 0 100 9 1009 10 0 9 101 1 10 1 2 10 1 2 1012 1 0 1 3 1 0 1 4 1 0 1 6 1 0 1 7 1 0 1 8 1019 1019 10191019 1 0 1 9 1021 1022 1023 1023 1023 10 2 3 102 3 1 0 2 4 10261027102810291031 103 2 10 3 2 1 0 3 2 1 0 3 2 10 2 0 102 5 1030 103 0 101 8 1 0 1 8 101 8 1 0 1 8 101 9 1 0 1 9 102 1 102 2 102 3 102 4 102 6 102 7 102 8 102 9 101 5 1020 101 4 101 6 1017 101 8 1019 1021 1022 10 2 0 10 1 9 10 2 1 10 2 2 10 2 3 102 5 102 2102 3 102 4 10 2 6 10 2 7 -2.5%-2.5% -2.0%-2.5%-2.5%-2.5%-2.5%-2.5%-2.5%-2.5%-2.5%-2.5%-2.5% -2.5% -2.5%-2.5%-2.5%-2.5%-2.5%-2.5% -2 . 5 % -2 . 5 % -2 . 5 % -2.5% - 2 . 5 % - 2 . 4 % - 2 . 5 % -2 . 5 % -2 . 5 % -2 . 5 % -2.5% - 4 . 6 % - 2 . 9 % -2.4% -3.0 % -2.9 %-2.9 % -2.7 % -2. 7 % -3.0 %-1 . 1 % - 4 . 0 % - 3 . 8 % -3 . 7 % - 4 . 5 % - 4 . 8 % - 5 . 1 % - 4 . 7 % -3 . 9 % - 4 . 6 % -4 . 0 % -1 . 7 % -2 . 9 % -3 . 7 % -7 . 9 % -4 . 7 % -8.3% -5 . 5 % -4 . 5 % - 4 . 6 % - 4 . 8 % - 3 . 8 % -2 . 2 % - 2 . 0 % -2.5% -2.6 % -4.5% -3.5 % -5. 0 % -2.9% -2.8% -5.2% -5.4% -5.7 % -5.0% -3.2% -3.3% -4.9 % - 6 . 0 % -8 . 1 % -5 . 7 % - 3 . 6 % 1029.29 1031.02 1029.55 1031.57 1030.81 1031.74 1032.02 1031.03 1032.30 1032.66 1031.28 1031.40 1032.70 1030.51 1029.88 1032.26 1028.97 1028.36 1031.35 1027.43 1026.83 1030.15 1025.89 1025.40 1029.09 1024.49 1024.04 1028.33 1023.10 1022.70 1028.19 1021.96 1027.39 1027.75 1029.42 1031.29 1030.45 1030.94 1028.86 1028.41 1030.61 1029.80 1027.79 1027.16 1030.86 1029.26 1026.84 1026.23 1031.11 1029.36 1027.58 1026.52 1031.36 1028.46 1026.37 1025.27 1031.24 1028.29 1025.15 1024.02 1030.34 1027.39 1023.91 1022.77 1029.15 1026.20 1023.56 1022.48 1027.97 1025.25 1023.31 1022.26 1026.78 1024.11 1022.78 1021.02 1023.42 1022.84 1021.80 1025.94 1022.811023.991023.751026.49 1022.821024.251025.191028.01 1028.87 1028.99 1026.95 1023.17 1027.34 1027.97 1020.30 1019.38 1023.331024.271026.12 1027.91 1028.60 1028.77 1027.96 1026.94 1025.82 1024.19 1023.26 1026.14 1027.66 1024.84 1019.01 1025.84 1021.59 1019.61 1018.55 1018.22 1017.35 1017.30 1017.59 1017.271017.241017.661018.86 1016.59 1016.11 1015.69 1015.00 1016.46 1020.37 1022.62 1021.73 1020.89 1019.94 1020.88 1021.64 1021.331022.69 1023.47 1023.23 1022.93 1022.63 1022.40 1021.98 1021.06 1020.25 1019.28 1017.38 1017.88 1019.25 1017.96 1018.71 1016.20 1020.80 1021.27 1016.19 1016.17 1015.10 1015.94 1015.81 1015.43 1015.92 1016.10 1014.98 1014.66 1014.28 1014.82 1016.76 1018.92 1019.84 1020.53 1020.48 1017.66 1017.49 1017.57 1017.38 1015.47 1015.31 1014.54 1015.57 1016.55 1016.92 1016.82 1017.07 1014.57 1013.64 1008.311015.04 18 19 20 21 22 23 24 25 26 48 49 50 51 52 53 54 55 56 57 585960 69 112 89 88 87 86 85 84 8382 8079 98 97 96 95 94 93 OUTLOT X (PARK) OUTLOT Y OUTLOT Z OUTLOT T (PARK) 81 1025.93 1026.00 1014.83 P STP STP STP ST P S T P S T P S T P S T P STP STP STP ST 1017.35 -2.5% P ST P ST P S T P S T P STP STP STP STP STP STP ST 61 62 63 65 66 67 68 90 91 64 P STP ST 1014.62 1015.95 1016.27 1020.63 1019.39 1027.20 1029.77 1029.43 1027.00 1027.50 1019.84 1016.77 1016.06 -2.5% -2.5% 1023.00 -2.5% -3.9 % -2 . 7 % -2 . 0 % 1013.50 1013.28 1015.83 1014.21 1013.71 - 2 . 5 % 1013.52 -2.5% 1022.00 -2.5% 10 3 0 10 2 7 10 2 8 10 2 9 10 3 1 10 3 2 10 3 2 10 3 1 103 0 10 3 1 1032 10 3 3 1033 1020 10 2 5 10 3 0 10 3 0 1018 1 0 1 9 102 1 10 2 2 1 0 2 2 10 2 2 1 0 2 3 10 2 4 10 2 6 10 2 7 10 2 8 10 2 9 10 3 1 10 3 1 10 3 2 10 3 2 1030.14 1021.25 1029.79 1028.21 1026.70 1025.20 1023.69 1020.89-2.3%-2.3%-2.3%-2.3%-2.0%-2.0% -2 . 0 % -2.0% 1021.63 1016.26 P S T P S T P S T P S T -5.0% 1013.00 P S T - 4 . 8 % 1017.46 P S T P S T 1014.69 1015.30 -2 . 5 % 1015.30 1025 10221023102410251024 10261027 1030 10281029 1030 1031 1032 10 2 0 1 0 2 1 1 0 2 2 1 0 2 3 10 2 4 1 0 2 4 10 2 5 10 2 5 1030 1030 10 2 4 10 2 4 10 2 6 10 2 6 10 2 7 10 2 7 10 2 8 10 2 8 102 9 1 0 2 9 1022 1023 1024 10 1 5 1 0 1 6 1 0 1 0 1 0 1 5 1 0 1 1 1 0 1 2 1 0 1 3 1 0 1 4 1022.39 1021.09 - 2 . 2 % PROJECT NUMBER: PAGE NUMBER: DATE: ST U B B S E N G I N E E R I N G 43 1 N E 7 2 N D S T . P L E A S A N T H I L L , I A 5 0 3 2 7 (5 1 5 ) 9 7 9 - 8 4 9 9 ENGINEER: DRAWN BY: AU T U M N V A L L E Y W E S T WA U K E E , I A BWS 21-700 DJS 8 GR A D I N G 05-14-24 Feet 0 40 80 NORTHVIEW DR SHEET MAP MPE: 1032.00 MPE: 1032.29 MPE: 1029.91 MPE: 1028.02 MPE: 1026.77 MPE: 1025.52 MPE: 1024.60 MPE: 1024.40 MPE: 1026.20 MPE: 1028.40 MPE: 1021.40 MPE: 1018.60 MPE: 1016.70 MPE: 1017.60 MPE: 1017.30 MPE: 1015.30 JURISDICTIONAL WETLANDS OVERFLOW: 1030.14 OVERFLOW: 1022.64 OVERFLOW: 1027.00 MPE: 1028.50 OVERFLOW: 1021.63 MPE: 1020.60 OVERFLOW: 1015.30 OVERFLOW: 1017.35 MPE: 1018.30 MPE: 1018.30 MPE: 1018.30 OVERFLOW: 1023.00 MPE: 1024.40 MPE: 1024.00 MPE: 1029.00 MPE: 1026.40 OVERFLOW: 1016.77 OVERFLOW: 1016.05 MPE: 1020.10 MPE: 1018.90 MPE: 1017.60 MPE: 1018.10 MPE: 1018.85 MPE: 1016.10 MPE: 1016.70 MPE: 1016.30 MPE: 1016.00 MPE: 1016.00 MPE: 1017.30 MPE: 1016.70 MPE: 1016.20 MPE: 1016.40 MPE: 1016.70 MPE: 1028.50 MPE: 1024.60 MPE: 1024.60 MPE: 1024.00 NOTE: ALL GRADING TO BE COMPLETED WITH PLAT IMPROVEMENTS. RA C C O O N S T MONGOOSE LN 11 T H S T MPE: 1032.29 MPE: 1030.79 MPE: 1029.21 MPE: 1028.00 MPE: 1026.50 MPE: 1024.00 MPE: 1023.70 OVERFLOW: 1018.52 OVERFLOW: 1017.80 OVERFLOW: 1017.70 OVERFLOW: 1018.80 OVERFLOW: 1017.60 OVERFLOW: 1015.83 OVERFLOW: 1015.30 OVERFLOW: 1014.22 OVERFLOW: 1014.57 P ST P ST P ST P ST P S T P S T P ST P ST P ST P ST P ST P ST P S T P S T P S T P S T P S T P S T P S T P ST P ST E SS E SS E SS E SS E SS E SS E SS E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S P S T P S T P S T P S T P S T P S T P S T 1005 1005 1005 1005 101 0 101 0 10 1 0 1015 1 0 1 5 1004 1004 1006 1006 1006 100 6 1006 1006 100 7 100 7 1007 100 7 1008 1008 10 0 8 1 0 0 9 10 1 1 101 1 1011 101 2 10 1 2 1012 1 0 1 2 101 2 1013 1 0 1 3 1 0 1 3 1014 1 0 1 4 10 1 4 102 0 101 8 101 9 1021 10 2 1 1015 10 2 0 10 1 2 1 0 1 2 101 3 10 1 3 1014 1016 1017 1018 1019 10 2 1 102 2 1 0 2 2 -3.2 % -2.5 % -2.5 % -4 . 8 % -5 . 1 % -2 . 2 % -3 . 8 % -2.0 % -6.8% -5 . 6 % - 5 . 3 % - 5 . 2 % 1016.59 1019.121020.06 1020.93 1021.86 1022.49 1023.37 1020.47 1019.71 1022.45 1021.78 1023.77 1022.73 1020.65 1019.28 1011.831012.50 1013.83 1015.38 1019.69 1018.971020.11 1021.54 1022.49 1020.89 1018.59 1018.67 1016.30 1015.19 10 2 2 10 1 5 10 1 4 1020 1017 1018 1019 1005 1010 993 994 1006100710081009 7475 78 99 100 OUTLOT V OUTLOT W (RETENTION POND) 1022.48 1021.45 P ST P ST P S T -2.5% 1020.45 P ST P ST P S T P S T P S T P S T 76 77 101 102 -2.5 % 1021.27 1021.86 10 2 0 10 1 9 10 2 1 10 2 2 1 0 2 3 10 2 0 10 2 0 101 9 10 2 0 10 2 1 1022 10 2 2 1022 10 2 3 10 2 3 10 1 5 10 2 0 101 4 10 1 6 10 1 7 10 1 8 10 1 9 102 1 101 5 10 1 6 101 6 10 1 7 101 7 101 8 101 8 1 0 1 9 1019 1 0 2 5 10 2 4 1 0 2 6 1 0 2 7 101 5 1 0 1 5 1020 1014 10 1 4 1016 101 6 1017 101 7 1018 1018 101 9 1019 102 1 1022 1023 1024 1 0 1 5 1 0 2 0 101 4 1 0 1 6 1 0 1 7 1 0 1 8 1 0 1 9 1 0 2 1 10 2 2 1 0 2 3 1 0 2 4 10 2 0 1 0 2 1 1 0 2 2 1 0 2 3 1 0 2 3 10 2 0 1 0 2 1 1 0 2 2 1 0 2 3 1 0 2 3 PROJECT NUMBER: PAGE NUMBER: DATE: ST U B B S E N G I N E E R I N G 43 1 N E 7 2 N D S T . P L E A S A N T H I L L , I A 5 0 3 2 7 (5 1 5 ) 9 7 9 - 8 4 9 9 ENGINEER: DRAWN BY: AU T U M N V A L L E Y W E S T WA U K E E , I A BWS 21-700 DJS 9 GR A D I N G 05-14-24 Feet 0 40 80 SHEET MAP MPE: 1023.40 MPE: 1022.80 MPE: 1018.90 MPE: 1015.00 MPE: 1014.00 MPE: 1013.50 EXISTING 24' SANITARY SEWER TRUNK OVERFLOW:1012.61 CONCEPTUAL DESIGN BY OTHERS SUBJECT TO CHANGE JURISDICTIONAL WETLAND AREA FEMA DELINEATED ZONE A (EFF. 12/7/2018) OVERFLOW:1021.90 OVERFLOW:1021.86 OVERFLOW:1020.45 MPE: 1020.40 MPE: 1022.00 CULVERT OVERTOPPING ELEVATION: 1013.26 100-YR HEADWATER ELEVATION: 1010.33 NOTE: ALL GRADING TO BE COMPLETED WITH PLAT IMPROVEMENTS. OUTLOT A OUTLOT U (PARK) 1 7 T H S T MALLA R D L N MPE: 1015.00 P S T P S T P S T P S T P S T P S T P S T P S T P S T P S T P S T P S T P S T P S T P ST P ST P ST P S T P S T P S T P S T P S T P S T P S T P ST P ST P ST P ST P ST P ST P ST P ST P ST P ST P ST P ST P ST P ST P ST E S S E S S E S S E S S E S S E S S E S S E S S E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS 1 0 0 5 1005 100 5 1 0 0 5 10 0 5 1 0 0 5 1005 1005 1005 1 0 0 4 1 0 0 4 1004 100 4 1 0 0 4 10 0 4 1004 100 4 1 0 0 4 100 4 10 0 6 10 0 6 1006 100 6 1006 10 0 7 100 7 1007 10 0 7 100 7 100 7 1007 10 0 8 1008 1008 10 1 0 100 6 100 7 100 8 100 9 101 1 101 2 10 1 3 10 1 5 102 0 10 1 4 10 1 6 1017 10 1 7 10 1 7 1018 101 8 101 8 101 9 10 1 8 10 1 9 -2.5% -2.5%-2.5%-2.5%-2.5%-2.5%-2.5% - 3 . 3 % - 3 . 4 % -2 . 9 % -4 . 0 % -4 . 8 % -5 . 1 % -5 . 6 % - 5 . 3 % - 5 . 2 % - 5 . 2 % -5 . 1 % -5 . 1 % -5 . 2 % - 5 . 6 % - 5 . 6 % - 5 . 0 % -3 . 2 % - 1 . 4 % -6.6 % -6.8% -7. 9 % - 2 . 0 % - 2 . 0 % - 2 . 0 % -2.6 % 1019.61 1018.55 1018.22 1017.35 1017.30 1017.59 1017.271017.241017.661018.86 1016.59 1016.11 1015.69 1015.00 1016.46 1020.37 1018.291017.231018.081019.121020.06 1020.93 1020.47 1019.71 1018.84 1016.00 1019.06 1020.25 1019.41 1016.10 1015.21 1014.23 1016.29 1017.36 1015.31 1014.54 1014.24 1014.17 1012.89 1010.66 1008.83 1007.20 1006.34 1008.31 1008.47 1007.90 1006.12 1005.23 1007.74 1009.21 1011.46 1013.41 1014.87 1015.04 1014.55 1011.25 1011.36 1011.42 1011.43 1011.471011.28 1011.261011.231011.391011.831012.50 1013.83 1015.38 1016.03 1017.32 1018.28 1018.82 1017.931016.811018.011018.971020.11 1021.54 1018.67 1016.30 1015.19 1014.23 1012.48 1014.09 1015.03 1015.07 1014.97 1014.01 1012.61 1011.63 1013.19 995 1000 1005 1010 993 994 996 997 998 999 1001 100210031004 1006100710081009 995 1000 1005 1010 993 994 996997998999 1001 1002 1003 1004 1006 1007 1008 1009 70 72737475 100 103 104 105 106 107 108 109 110 111 112 113 114 115 116 117 118 89 92 OUTLOT W (RETENTION POND) P ST P ST P ST P ST P STP STP STP ST 1017.35 -2.5% 1017.24 P ST P ST P ST P S T P S T 71 101 102 90 91 P STP ST 1019.39 1016.77 1016.06 -2.5% -2.5% -3.9 % - 2 . 7 % -2 . 0 % 1015.83 1009.63 1012.07 1013.34 1013.52 1018.82 128'128' 1 0 2 0 1 0 2 0 10 1 8 1 0 1 9 10 2 0 10 1 8 10 1 9 1 0 2 1 1 0 2 2 10 1 5 1 0 1 6 1 0 1 7 1 0 1 8 10 2 0 10 1 8 10 1 9 1 0 2 1 1 0 2 2 1 0 2 3 1 0 1 5 1 0 2 0 1 0 2 0 1 0 1 6 1 0 1 7 1 0 1 8 10 1 8 1 0 1 9 1 0 1 9 1010 1015 1007 1008 1009 1011 1012 1013 1014 -3.8 % -5.4% -3.9% - 2 . 2 % - 2 . 0 % PROJECT NUMBER: PAGE NUMBER: DATE: ST U B B S E N G I N E E R I N G 43 1 N E 7 2 N D S T . P L E A S A N T H I L L , I A 5 0 3 2 7 (5 1 5 ) 9 7 9 - 8 4 9 9 ENGINEER: DRAWN BY: AU T U M N V A L L E Y W E S T WA U K E E , I A BWS 21-700 DJS 10 GR A D I N G 05-14-24 Feet 0 40 80 SHEET MAP RETENTION POND TOP OF BASIN: 1010.00 100-YEAR ELEVATION: 1008.78 OVERFLOW ELEVATION: 1008.50 NORMAL POOL ELEVATION: 1003.00 MPE: 1018.50 MPE: 1014.00 MPE: 1013.50 MPE: 1012.00 MPE: 1012.00 MPE: 1012.00 MPE: 1012.00 MPE: 1012.00 MPE: 1012.00 MPE: 1012.00 MPE: 1012.00 MPE: 1012.00 MPE: 1017.30 MPE: 1009.00 MPE: 1009.00 MPE: 1011.50 MPE: 1012.80 EXISTING 24" SANITARY SEWER TRUNK JURISDICTIONAL WETLAND AREA (TYP) 40' WIDE OVERFLOW: 1008.50 OVERFLOW: 1016.98 OVERFLOW: 1017.24 MPE: 1018.30 CONCEPTUAL DESIGN BY OTHERS SUBJECT TO CHANGE FEMA DELINEATED ZONE A (EFF. 12/7/2018) MPE: 1013.40 MPE: 1014.70 MPE: 1015.30 OVERFLOW: 1017.35 MPE: 1018.80MPE: 1018.80MPE: 1018.30MPE: 1018.90 MPE: 1020.40 OVERFLOW: 1016.77 OVERFLOW: 1016.05 MPE: 1017.20 MPE: 1017.80 MPE: 1019.90 100-YR HEADWATER ELEVATION: 1004.02 CULVERT OVERTOPPING ELEVATION: 1006.24 OVERFLOW: 1006.24 NOTE: ALL GRADING TO BE COMPLETED WITH PLAT IMPROVEMENTS. 1 1 T H S T MALLARD LN R A C C O O N S T OVERFLOW: 1010.63 OVERFLOW: 1013.16 OVERFLOW: 1013.37 OVERFLOW: 1013.36 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W P S T P S T P S T P STP STP STP STP STP STP STP STP STP ST P S T P S T P S T P STP STP STP STP STP STP STP STP STP ST P STP STP STP STP STP STP STP STP ST P S T P S T P S T P S T P S T P ST P S T P S T P S T P S T P S T P S T P S T P S T P S T 8'' P SS 8'' P SS 8'' P SS 8 ' ' P S S 8 ' ' P S S 8 ' ' P S S 8 ' ' P S S 8 ' ' P S S 8'' P S S 8'' P S S 8'' P S S 8'' P S S 8'' P S S 8'' P S S 8'' P S S 8'' P S S 8'' P S S 8'' P S S 8'' P S S 8'' P S S 8'' P S S 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS E S S E S S E S S E S S E S S E S S 8'' P SS P ST P ST 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 OUTLOT U (PARK) OUTLOT T (PARK) OUTLOT A P STP STP STP STP STP STP STP ST P S T P S T P S T P STP STP ST P S T P S T P S T P S T P S T P ST P ST P ST P STP STP STP ST P S T P S T P S T P S T P S T P S T P S T P S T 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8 ' ' P W 8 ' ' P W 8 ' ' P W 8 ' ' P W 8 ' ' P W 8 ' ' P W 8' ' P W 8' ' P W 8' ' P W 8' ' P W 8 ' ' P W OUTLOT B P STP STP STP STP STP STP STP STP STP STP STP STP STP STP STP STP STP ST P ST P ST P ST P S T P S T P S T PROJECT NUMBER: PAGE NUMBER: DATE: ST U B B S E N G I N E E R I N G 43 1 N E 7 2 N D S T . P L E A S A N T H I L L , I A 5 0 3 2 7 (5 1 5 ) 9 7 9 - 8 4 9 9 ENGINEER: DRAWN BY: AU T U M N V A L L E Y W E S T WA U K E E , I A BWS 21-700 DJS 11 UT I L I T I E S 05-14-24 Feet 0 40 80 SHEET MAP 17 T H S T NORTHVIEW DR 30' FYSB 30' FYSB 30' FYSB 30' FYSB 15" STORM SEWER (PRIVATE)18" STORM SEWER (PRIVATE) 8" STORM SEWER8" STORM SEWER 24" STORM SEWER 24" STORM SEWER 18" STORM SEWER 8" STORM SEWER 15" STORM SEWER 15" STORM SEWER 8" STORM SEWER 18" STORM SEWER 18" STORM SEWER 24" STORM SEWER 30" STORM SEWER 15" STORM SEWER 150' HYDRANT RADIUS (TYP) EXISTING 24" SANITARY SEWER TRUNK UTILITY NOTE: UTILITIES LOCATIONS ARE TAKEN FROM PUBLIC RECORDS AND FIELD SURVEYS. THE SURVEYOR AND ENGINEER MAKE NO GUARANTEE THAT ALL UTILITIES IN THE AREA ARE SHOWN. THE EXACT LOCATIONS AND ELEVATIONS OF ALL UTILITIES SHALL BE DETERMINED BY THE CONTRACTOR. IT IS ALSO THE RESPONSIBILITY OF THE CONTRACTOR TO ESTABLISH IF ANY ADDITIONAL UTILITIES OTHER THAN THE ONES SHOWN ON THE PLANS ARE PRESENT IN THE FIELD. 30' RYSB 25' RYSB 30' RYSB 30' RYSB 18" STORM SEWER 15" STORM SEWER 15" STORM SEWER 30" STORM SEWER 15" STORM SEWER (PRIVATE) 15" STORM SEWER 15" STORM SEWER 15" STORM SEWER 30" STORM SEWER 15" STORM SEWER 15" STORM SEWER (PRIVATE) 15" STORM SEWER (PRIVATE) 15" STORM SEWER (PRIVATE) 15" STORM SEWER (PRIVATE) 15" STORM SEWER (PRIVATE) 24" STORM SEWER (PRIVATE) 24" STORM SEWER (PRIVATE) 24" STORM SEWER (PRIVATE) 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W P STP ST P S T P S T P S T P S T P S T P S T P S T P S T P STP STP STP STP STP STP STP ST P S T P S T P S T P ST P STP STP STP STP STP STP STP STP STP STP STP STP ST P S T P S T P ST P ST P ST P ST P ST P ST P ST P S T P S T P S T P S T P S T P S T P S T P S T P S T P S T P S T P S T P S T P S T P ST P ST P ST P ST P ST 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P S S 8'' P S S 8'' P S S 8'' P S S 8'' P S S 8' ' P S S 8' ' P S S 8' ' P S S 8 ' ' P S S 8 ' ' P S S 8 ' ' P S S 8' ' P S S 8' ' P S S 8' ' P S S 8' ' P S S 8'' P SS8'' P SS8'' P SS8'' P SS8'' P SS8'' P SS8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 18 19 20 21 22 23 24 25 26 48 49 50 51 52 53 54 55 56 57 585960 69 112 89 88 87 86 85 84 8382 8079 98 97 96 95 94 93 OUTLOT X (PARK) OUTLOT Y OUTLOT Z OUTLOT T (PARK) 81 P STP STP STP ST P S T P S T P S T P S T P STP STP STP ST P ST P ST P S T P S T P STP STP STP STP STP STP ST 8 ' ' P S S 8 ' ' P S S 8 ' ' P S S 8 ' ' P S S 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8' ' P W 8' ' P W 8' ' P W 8' ' P W 8' ' P W 8' ' P W 8' ' P W 8' ' P W 8' ' P W 8 ' ' P W 8 ' ' P W 8 ' ' P W 8 ' ' P W 8'' P W8'' P W8'' P W8'' P W8'' P W8'' P W8'' P W8'' P W8'' P W 61 62 63 65 66 67 68 90 91 64 P STP ST P S S P S S P S S P S S P S S P S S P W P S T P S T P S T P S T P S T P W P W P W P W P W P W P W P W P W P W P W P W P W P W P W P W P W P W P W P W P W P W P W P W P W P W P W P S T P S T PROJECT NUMBER: PAGE NUMBER: DATE: ST U B B S E N G I N E E R I N G 43 1 N E 7 2 N D S T . P L E A S A N T H I L L , I A 5 0 3 2 7 (5 1 5 ) 9 7 9 - 8 4 9 9 ENGINEER: DRAWN BY: AU T U M N V A L L E Y W E S T WA U K E E , I A BWS 21-700 DJS 12 UT I L I T I E S 05-14-24 Feet 0 40 80 NORTHVIEW DR 30' FYSB 30' FYSB SHEET MAP 11 T H S T 30' FYSB 30 ' F Y S B 30 ' F Y S B 30' FYSB 30' FYSB MONGOOSE LN RA C C O O N S T 150' HYDRANT RADIUS (TYP) 15" STORM SEWER (PRIVATE) 24" STORM SEWER 24" STORM SEWER 15" STORM SEWER 15" STORM SEWER 15" STORM SEWER 18" STORM SEWER 15" STORM SEWER 15" STORM SEWER 8" STORM SEWER 24" STORM SEWER 15" STORM SEWER 15" STORM SEWER 18" STORM SEWER 24" STORM SEWER 8" STORM SEWER 15" STORM SEWER 24" STORM SEWER 15" STORM SEWER (PRIVATE) 18" STORM SEWER 18" STORM SEWER JURISDICTIONAL WETLANDS UTILITY NOTE: UTILITIES LOCATIONS ARE TAKEN FROM PUBLIC RECORDS AND FIELD SURVEYS. THE SURVEYOR AND ENGINEER MAKE NO GUARANTEE THAT ALL UTILITIES IN THE AREA ARE SHOWN. THE EXACT LOCATIONS AND ELEVATIONS OF ALL UTILITIES SHALL BE DETERMINED BY THE CONTRACTOR. IT IS ALSO THE RESPONSIBILITY OF THE CONTRACTOR TO ESTABLISH IF ANY ADDITIONAL UTILITIES OTHER THAN THE ONES SHOWN ON THE PLANS ARE PRESENT IN THE FIELD. 30' RYSB 25' RYSB 30' RYSB 30 ' R Y S B 30' RYSB 25 ' R Y S B 25 ' R Y S B 25' RYSB INSTALL CULVERT UNDER STREET EXISTING 36" STORM SEWER 24" STORM SEWER 15" STORM SEWER 15" STORM SEWER 15" STORM SEWER 15" STORM SEWER 18" STORM SEWER 24" STORM SEWER 24" STORM SEWER 24" STORM SEWER 15" STORM SEWER 15" STORM SEWER 15" STORM SEWER 15" STORM SEWER 15" STORM SEWER 6" SANITARY SEWER STUB 6" WATER SERVICE STUB WITH BLOWOFF 24" STORM SEWER 15" STORM SEWER 15" STORM SEWER 15" STORM SEWER 15" STORM SEWER 15" STORM SEWER (PRIVATE) P ST P ST P ST P ST P S T P S T P ST P ST P ST P ST P ST P ST P S T P S T P S T P S T P S T P S T P S T P ST P ST 8'' P S S 8'' P S S 8'' P S S 8'' P S S 8'' P S S 8'' P S S 8'' P S S 8'' P S S 8'' P S S 8 ' ' P S S 8 ' ' P S S 8 ' ' P S S 8'' P SS 8'' P SS 8'' P SS 8'' P S S 8'' P S S 8'' P S S 8'' P S S 8'' P S S E SS E SS E SS E SS E SS E SS E SS E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S E S S 8 ' ' P S S 8 ' ' P S S 8 ' ' P S S 8 ' ' P S S 8 ' ' P S S 8 ' ' P S S 8 ' ' P S S 8 ' ' P S S 8 ' ' P S S P S T P S T P S T P S T P S T P S T P S T 7475 78 99 100 OUTLOT V OUTLOT W (RETENTION POND) P ST P ST P ST P ST P S T P S T P S T P S T 8' ' P W 8' ' P W 8' ' P W 8 ' ' P W 8 ' ' P W 8 ' ' P W 8 ' ' P W 8 ' ' P W 8 ' ' P W 8 ' ' P W 8 ' ' P W 8 ' ' P W 8 ' ' P W 8 ' ' P W 8 ' ' P W 8' ' P W 8' ' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 76 77 101 102 PROJECT NUMBER: PAGE NUMBER: DATE: ST U B B S E N G I N E E R I N G 43 1 N E 7 2 N D S T . P L E A S A N T H I L L , I A 5 0 3 2 7 (5 1 5 ) 9 7 9 - 8 4 9 9 ENGINEER: DRAWN BY: AU T U M N V A L L E Y W E S T WA U K E E , I A BWS 21-700 DJS 13 UT I L I T I E S 05-14-24 Feet 0 40 80 SHEET MAP 1 7 T H S T 30' FYSB MALLARD L N 30' FYSB 30" STORM SEWER 30" STORM SEWER 15" STORM SEWER (PRIVATE) 15" STORM SEWER 30" STORM SEWER 15" STORM SEWER 8" STORM SEWER 15" STORM SEWER 30" STORM SEWER 36" STORM SEWER 150' HYDRANT RADIUS (TYP) EXISTING 24" SANITARY SEWER TRUNK UTILITY NOTE: UTILITIES LOCATIONS ARE TAKEN FROM PUBLIC RECORDS AND FIELD SURVEYS. THE SURVEYOR AND ENGINEER MAKE NO GUARANTEE THAT ALL UTILITIES IN THE AREA ARE SHOWN. THE EXACT LOCATIONS AND ELEVATIONS OF ALL UTILITIES SHALL BE DETERMINED BY THE CONTRACTOR. IT IS ALSO THE RESPONSIBILITY OF THE CONTRACTOR TO ESTABLISH IF ANY ADDITIONAL UTILITIES OTHER THAN THE ONES SHOWN ON THE PLANS ARE PRESENT IN THE FIELD.30' RY S B 30' R Y S B OUTLOT A CONCEPTUAL DESIGN BY OTHERS SUBJECT TO CHANGE JURISDICTIONAL WETLAND AREA 15" STORM SEWER 15" STORM SEWER FEMA DELINEATED ZONE A (EFF. 12/7/2018) 10'X5' TWIN REINFORCED CONCRETE BOX CULVERTS 36" STORM SEWER 30" STORM SEWER 18" STORM SEWER 15" STORM SEWER 8" STORM SEWER OUTLOT U (PARK) P S T P S T P S T P S T P S T P S T P S T P S T P S T P S T P S T P S T P S T P S T P ST P ST P ST P S T P S T P S T P S T P S T P S T P S T P ST P ST P ST P ST P ST P ST P ST P ST P ST P ST P ST P ST P ST P ST P ST 8 ' ' P S S 8 ' ' P S S 8 ' ' P S S 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P SS 8'' P S S 8'' P SS 8'' P SS8'' P SS8'' P SS8'' P SS8'' P SS 8'' P SS 8'' P SS E S S E S S E S S E S S E S S E S S E S S E S S E S S E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS E SS 8 ' ' P S S 8 ' ' P S S 8 ' ' P S S 8 ' ' P S S 8' ' P S S 8' ' P S S 8' ' P S S 70 72737475 103 104 105 106 107 108 109 110 111 112 113 114 115 116 117 118 89 92 OUTLOT W (RETENTION POND) P ST P ST P ST P ST P STP STP ST P ST P ST P ST P S T P S T 8 ' ' P S S 8 ' ' P S S 8 ' ' P S S 8' ' P W 8 ' ' P W 8 ' ' P W 8 ' ' P W 8 ' ' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8'' P W 8 ' ' P W 8 ' ' P W 8 ' ' P W 71 101 102 90 91 P STP ST 128'128' P W P W P W P W P W P W P W P W PROJECT NUMBER: PAGE NUMBER: DATE: ST U B B S E N G I N E E R I N G 43 1 N E 7 2 N D S T . P L E A S A N T H I L L , I A 5 0 3 2 7 (5 1 5 ) 9 7 9 - 8 4 9 9 ENGINEER: DRAWN BY: AU T U M N V A L L E Y W E S T WA U K E E , I A BWS 21-700 DJS 14 UT I L I T I E S 05-14-24 Feet 0 40 80 SHEET MAP 1 1 T H S T MALLARD LN R A C C O O N S T 30' FYSB 30' FYSB 3 0 ' F Y S B 15" STORM SEWER 15" STORM SEWER 24" STORM SEWER 24" STORM SEWER 15" STORM SEWER 24" STORM SEWER 15" STORM SEWER 30" STORM SEWER 24" STORM SEWER 8" STORM SEWER 30" STORM SEWER 24" STORM SEWER EXISTING 24" SANITARY SEWER TRUNK JURISDICTIONAL WETLAND AREA (TYP) UTILITY NOTE: UTILITIES LOCATIONS ARE TAKEN FROM PUBLIC RECORDS AND FIELD SURVEYS. THE SURVEYOR AND ENGINEER MAKE NO GUARANTEE THAT ALL UTILITIES IN THE AREA ARE SHOWN. THE EXACT LOCATIONS AND ELEVATIONS OF ALL UTILITIES SHALL BE DETERMINED BY THE CONTRACTOR. IT IS ALSO THE RESPONSIBILITY OF THE CONTRACTOR TO ESTABLISH IF ANY ADDITIONAL UTILITIES OTHER THAN THE ONES SHOWN ON THE PLANS ARE PRESENT IN THE FIELD. 30' RYSB 30' RYSB 3 0 ' R Y S B CONCEPTUAL DESIGN BY OTHERS SUBJECT TO CHANGE MODIFIED SW-513 (SEE TYPICAL BASIN OUTLET DETAIL) 15" STORM SEWER 15" STORM SEWER 15" STORM SEWER 10'X5' TWIN REINFORCED CONCRETE BOX CULVERTS FEMA DELINEATED ZONE A (EFF. 12/7/2018) BASIN 1 OUTLET DETAIL 18" RCP WEIR 3 ELEVATION 9" SW-513 INLET (8' OPENING WIDTH) 9" INLET 1/4" THICK STAINLESS STEEL PLATE ORIFICE 1 ELEVATION 1003.0 DRILL 7" CIRCULAR ORIFICE IN WEIR PLATE 6" INLET PIPE WEIR 2 ELEVATION 1005.4 DRILL RECTANGULAR ORIFICE IN WEIR PLATE (9" HEIGHT X 36" WIDTH) OUTLET PIPE SUMP ELEVATION 30" RCP WEIR 3 ELEVATION 1006.70 24" STORM SEWER 18" STORM SEWER 15" STORM SEWER 15" STORM SEWER 15" STORM SEWER 15" STORM SEWER 15" STORM SEWER 24" STORM SEWER 24" STORM SEWER 15" STORM SEWER