HomeMy WebLinkAbout2025-03-17 I05A-C 420 6th St-SJC Builders Village District_Preliminary Plat, Final Plat, Site Plan AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: March 17, 2025
AGENDA ITEM: Consideration of approval of resolutions approving a preliminary plat/site plan
for 420 6th Street and a final plat for SJC Builders Village District
FORMAT: Resolutions
SYNOPSIS INCLUDING PRO & CON: The applicant is requesting approval of a preliminary
plat/site plan and final plat for a commercial development, located south of
Walnut Street and west of 6th Street, containing 0.23-acres.
The subject property is located within the Downtown Corridor. Two buildings
were recently removed from the site. One building formerly included a law
office and one building a barber shop and apartment units. The buildings were
demolished in 2024. The site currently sits vacant.
The project includes the construction of a new two-story building for
commercial retail space. The building is 6,250 square feet in area and
approximately 35-feet in height. The final plat will combine the existing three
lots into one lot. The lot is 0.23-acres in area.
The property can be accessed off of 6th Street or from the public alley located
to the west of the site. Five parking spaces will be provided on-site, located to
the west of the building. On-street parking is available throughout the
downtown area. The C-2 zoning district does not require off-street parking.
All public utilities are provided to the site. Stormwater will be collected in
area intakes.
The elevations of the building will be constructed of mostly brick and
storefront glazing.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission
reviewed the preliminary plat, final plat, and site plan request at their
meeting on March 11, 2025, and recommended approval:
Approval of a Preliminary Plat, Final Plat and Site Plan for 420 6th Street/SJC Builders Village
District
Melissa DeBoer, Planning Coordinator, introduced the request for approval of a preliminary plat/site
plan and final plat for commercial development, as requested by SJC Properties (Steffanie Cronin),
represented by Michael Wahlert of Orca Consulting.
The property is generally located south of Walnut Street and west of 6th Street, containing
approximately 0.23 acres. The location is within the Downtown Corridor. Two buildings were
I5A-C
recently removed from the site. One building formerly included a law office and one building a barber
shop and apartment units. The buildings were demolished in 2024. The site is currently vacant.
The project includes the construction of a new two-story building for commercial retail space. The
building is 6,250 square feet in area and approximately 35 feet in height. The south side of the building
will abut the existing building to the south. The north side of the site will leave approximately 10-ft of
space between the proposed building and the existing building to the north. The space between the two
buildings will be paved with concrete. The final plat will combine the existing three lots into one lot.
The property can be accessed off of 6th Street or from the public alley located to the west of the site.
An existing sidewalk will be removed and replaced along the east side of the site, adjacent to 6th
Street. Pedestrian access will also be provided along the north side of the site, through the property.
Five parking spaces will be provided on-site, located to the west of the building. These parking spaces
can be accessed from the public alley. On-street parking is available throughout the downtown area.
The C-2 zoning district does not require off-street parking. All public utilities are provided to the site.
Stormwater will be collected in area intakes.
The elevations of the building will be constructed of mostly brick and storefront glazing. The proposed
elevations comply with the Site Plan Ordinance as well as the Downtown Design Guidelines.
Elevations of the proposed building have been provided for review.
The preliminary plat/site plan and final plat are in general conformance with the Zoning Ordinance,
Subdivision Ordinance, Site Plan Ordinance, Downtown Design Guidelines, and Comprehensive Plan.
Staff recommend approval of the preliminary plat/site plan for 420 6th Street and the final plat for SJC
Builders Village District, subject to any remaining staff comments and review of the legal documents.
Discussion as follows:
• General discussion of foot traffic and the 10-foot paved area between the new building and the
building to the north
• Confirmation from staff that no outdoor seating was planned
Motion by Commissioner Tessau for approval of a Preliminary Plat, for 420 6th Street, seconded by
Commissioner Lohse.
Ayes: Broderick, Bankole, Beenken, Tessau, Lohse, and Tuel. Nays: None. Motion carried.
Motion by Commissioner Bankole for approval of a Final Plat for SJC Builders Village District,
seconded by Commissioner Tessau. Ayes: Broderick, Bankole, Beenken, Tessau, Lohse, and Tuel.
Nays: None. Motion carried.
Motion by Commissioner Broderick for Approval of a Site Plan for 420 6th Street (420 & 430 6th
Street), seconded by Commissioner Tuel. Ayes: Broderick, Bankole, Beenken, Tessau, Lohse, and
Tuel. Nays: None. Motion carried.
RECOMMENDATION: Approve the resolutions.
ATTACHMENTS: I. Proposed Resolutions
II. Staff Report
III. Preliminary Plat/Site Plan
IV. Final Plat
V. Building Elevations
PREPARED BY: Melissa DeBoer, Planning Coordinator
REVIEWED BY:
PUBLIC NOTICE INFORMATION –
NAME OF PUBLICATION:
DATE OF PUBLICATION:
THE CITY OF WAUKEE, IOWA
RESOLUTION 2025-
APPROVING THE PRELIMINARY PLAT FOR 420 6TH STREET
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 420 6th Street on March 11, 2025; AND,
WHEREAS, the Preliminary Plat for 420 6th Street 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 17th day of March, 2025 that the Preliminary Plat for 420 6th Street 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
THE CITY OF WAUKEE, IOWA
RESOLUTION 2025-
APPROVING THE FINAL PLAT FOR SJC BUILDERS VILLAGE DISTRICT
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, SJC PROPERTIES LLC, has requested final plat approval of SJC Builders Village
District (the “Plat”); AND,
WHEREAS, the City of Waukee Planning and Zoning Commission recommended approval of the Plat
on March 11, 2025, subject to remaining staff comments and review of the legal documents; AND,
WHEREAS, the Final Plat for SJC Builders Village District and the documents relating thereto will
comply 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
17th day of March, 2025, that the Final Plat for SJC Builders Village District be and the same is hereby
accepted and approved by the City Council of the City of Waukee.
BE IT FURTHER RESOLVED that the City of Waukee does hereby accept the following easements
and documents to be filed with the Plat:
1. Encroachment Easement
____________________________
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
THE CITY OF WAUKEE, IOWA
RESOLUTION 2025-
APPROVING THE SITE PLAN FOR 420 6TH STREET
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 420 6th Street, subject to remaining staff comments on March 11, 2025; AND,
WHEREAS, the Site Plan for 420 6th Street is in general conformance with §160 – Site and
Building Development Standards Ordinance of the Waukee Municipal Code; AND,
WHEREAS, the Site Plan for 420 6th Street 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 17th day of March, 2025, that the Site Plan for 420 6th Street is 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: 420 6th Street – Preliminary Plat/Site
Plan / SJC Builders Village District – Final
Plat
PREPARED BY: Melissa DeBoer, AICP – Planning
Coordinator
REPORT DATE: March 6, 2025
MEETING DATE: March 11, 2025
GENERAL INFORMATION
Owner/Applicant: SJC Properties (Steffanie Cronin)
Owner’s Representative:
Michael Wahlert, PE with Orca Consulting
Request: The applicant is requesting approval of a
preliminary plat/site plan and final plat for
commercial development.
Location and Size: Property is generally located south of Walnut Street
and west of 6th Street containing approximately
0.23-acres.
Property Address:
420 and 430 6th Street
AREA MAP
March 6, 2025
2 of 3
ABOVE: Aerial of subject property (outlined in RED) in relation to the surrounding area.
LAND USES AND ZONING
Location Existing Land Use Comprehensive Plan Current Zoning
Property in
Question
Vacant –
Undeveloped
Mixed Use C-2 (Downtown Village District)
North Commercial –
Waukee Veterans
Hall
Mixed Use C-2 (Downtown Village District)
South Commercial – Old
Station Craft
Meats and Central
Iowa Music Lab
Mixed use C-2 (Downtown Village District)
East Vacant
Commercial
Building (Future
Restaurant)
Mixed Use C-2 (Downtown Village District)
West Single-Family
Residential
Mixed Use R-3 (Multi-Family Residential District)
BACKGROUND
The subject property is located within the Downtown Corridor. Two buildings were recently removed from
the site. One building formerly included a law office and one building a barber shop and apartment units. The
buildings were demolished in 2024. The site currently sits vacant.
PROJECT DESCRIPTION
The project includes the construction of a new two-story building for commercial retail space. The building is
6,250 square feet in area and approximately 35 feet in height. The south side of the building will abut the
existing building to the south. The north side of the site will leave approximately 10-ft of space between the
proposed building and the existing building to the north. The space between the two buildings will be paved
with concrete.
The final plat will combine the existing three lots into one lot. The lot is 0.23-acres in area.
ACCESS AND PARKING
The property can be accessed off of 6th Street or from the public alley located to the west of the site.
An existing sidewalk will be removed and replaced along the east side of the site, adjacent to 6th Street. A
pedestrian access will also be provided along the north side of the site, through the property.
Five parking spaces will be provided on-site, located to the west of the building. These parking spaces can be
accessed from the public alley. On-street parking is available throughout the downtown area. The C-2 zoning
district does not require off-street parking.
UTILITIES
All public utilities are provided to the site. Stormwater will be collected in area intakes.
March 6, 2025
3 of 3
ELEVATIONS
The elevations of the building will be constructed of mostly brick and storefront glazing. The proposed
elevations comply with the Site Plan Ordinance as well as the Downtown Design Guidelines. Elevations of the
proposed building have been provided for review.
STAFF RECOMMENDATION
The preliminary plat/site plan and final plat are in general conformance with the Zoning Ordinance, Subdivision
Ordinance, Site Plan Ordinance, Downtown Design Guidelines, and Comprehensive Plan. Staff recommends
approval of the preliminary plat/site plan for 420 6th Street and the final plat for SJC Builders Village District
subject to any remaining staff comments and review of the legal documents.
SITE
SITE PLAN/PRELIMINARY PLAT
420 6TH STREET WAUKEE, IOWA
IOWAONE CALL
1-800-292-8989
www.iowaonecall.com
811
Know what's below.
Call before you dig.
PROPERTY DESCRIPTION:
(WARRANTY DEED BOOK 2024, PAGE 7240)
LOT TWENTY (20), IN BLOCK ELEVEN (11) OF THE FIRST ADDITION TO THE TOWN OF WAUKEE, DALLAS
COUNTY, IOWA
AND
LOT EIGHTEEN (18) AND LOT NINETEEN (19), IN BLOCK ELEVEN (11) OF THE FIRST ADDITION TO THE
TOWN OF WAUKEE, DALLAS COUNTY, IOWA
SUBJECT TO AND TOGETHER WITH ANY AND ALL EASEMENTS AND RESTRICTIONS OF RECORD.
SITE CONTAINS 10,043 SQUARE FEET OR 0.23 ACRES IN AREA.
ADDRESS:
420 & 430 6TH AVENUE
WAUKEE, IOWA 50263
OWNER/GENERAL CONTRACTOR:
SJC PROPERTIES
STEFFANIE CRONIN
16930 BERKSHIRE PARKWAY
CLIVE, IOWA 50325
(11)201-7898 sjcbuilders@outlook.com
PREPARED FOR:
SJC PROPERTIES
STEFFANIE CRONIN
16930 BERKSHIRE PARKWAY
CLIVE, IOWA 50325
ARCHITECT:
SUBSTANCE ARCHITECTURE
TODD GARNER
1300 WALNUT STREET, SUITE 201
DES MOINES, IOWA 50309
(515)699-1648
ZONING:
C-2 DOWNTOWN VILLAGE DISTRICT
FOR OFFICIAL ZONING CALL CITY OF WAUKEE AT (515) 978-9533
IMPERVIOUS SURFACE:
9,393 SF IMPERVIOUS OR 93.53%
BENCHMARK:
SEE C0.1 SITE SURVEY FOR ALL BENCHMARK AND OTHER SPACIAL DATUM INFORMATION
USE:
EXISTING USE - N/A
PROPOSED USE: GENERAL RETAIL
BUILDING HEIGHT:
PROPOSED HEIGHT = 20'
VICINITY MAP
SCALE: NONE
COPYRIGHT 2025 ORCA CONSULTING LLC.. THIS DOCUMENT AND THE INFORMATION CONTAINED MAY NOT BE REPRODUCED OR EXCERPTED WITHOUT THE EXPRESS WRITTEN PERMISSION OF ORCA CONSULTING LLC. UNAUTHORIZED COPYING OR DISCLOSURE OF CONSTRUCTION USE ARE PROHIBITED BY COPYRIGHT LAW.
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SHEET INDEX
C0.0 COVER SHEET
C0.1 SITE SURVEY
C1.1 DEMO PLAN
C2.1 LAYOUT
C3.1 GRADING PLAN
C4.1 UTILITY PLAN
WETLAND NOTES:
1.ORCA CONSULTING DOES NOT PERFORM WETLAND STUDIES OR WETLAND MITIGATION. IT IS THE OWNER'S RESPONSIBILITY TO DETERMINE IF ANY WETLANDS ARE LOCATED ON THE PROJECT SITE AND PERFORM ANY
NECESSARY MITIGATION PRIOR TO THE COMMENCEMENT OF CONSTRUCTION ACTIVITIES.
SURVEY NOTES:
1.SURVEY WORK WAS COMPLETED BY BISHOP ENGINEERING ON 5-17-2022. SEE SITE SURVEY PROVIDED AS PART OF THIS SET OF PLANS FOR EXISTING SITE CONDITIONS AND BOUNDARY INFORMATION.
SOILS REPORT:
1.A GEOTECHNICAL SOILS REPORT IS THE RESPONSIBILITY OF THE OWNER TO OBTAIN AND PROVIDE TO ORCA CONSULTING FOR CONSIDERATION ON PROPOSED DESIGN.
2.ALL RECOMMENDATIONS WITHIN SOILS REPORT ARE TO BE CONSIDERED THE MINIMUM DESIGN CONSIDERATIONS UNLESS SPECIFICALLY NOTED ON THE PLANS.
GENERAL NOTES:
1.ALL WORK SHALL BE DONE IN ACCORDANCE WITH 2024 WAUKEE STANDARD SPECIFICATIONS FOR PUBLIC IMPROVMENTS AND 2025 SUDAS STANDARD SPECIFICATIONS AND ANY AND ALL CITY/COUNTY SUPPLEMENTAL SPECIFICATIONS. THE CITY OF WAUKEE, IOWA MUST BE NOTIFIED BY ALL CONTRACTORS 48 HOURS PRIOR TO COMMENCING WORK.
2.IN EVENT OF A DISCREPANCY BETWEEN THE QUANTITY ESTIMATES AND THE DETAILED PLANS, THE DETAILED PLANS SHALL GOVERN.
3.THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE LOCATION OF ALL UTILITIES. ANY DAMAGE TO SAID UTILITIES SHALL BE REPAIRED AT THE CONTRACTORS EXPENSE.
4.ALL WORK SHALL BE DONE IN ACCORDANCE WITH THE CURRENT O.S.H.A. CODES AND STANDARDS. NOTHING INDICATED ON THESE PLANS SHALL RELIEVE THE CONTRACTOR FROM COMPLYING WITH THE APPROPRIATE SAFETY REGULATIONS.
5.ALL NECESSARY CONSTRUCTION SIGNS, BARRICADES AND OTHER TRAFFIC CONTROL DEVICES REQUIRED DURING CONSTRUCTION WILL BE FURNISHED BY THE CONTRACTOR. SIGNS, BARRICADES AND OTHER TRAFFIC CONTROL DEVICES MUST BE IN CONFORMANCE WITH THE M.U.T.C.D - "MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES FOR STREETS AND HIGHWAYS."
6.ORCA CONSULTING SHALL NOT BE LIABLE FOR ANY INJURIES THAT HAPPEN ON SITE. THIS SHALL INCLUDE BUT NOT BE LIMITED TO TRENCH COLLAPSES FROM VARYING SOIL CONDITIONS OR INJURIES CAUSED BY UNDERGROUND UTILITIES INCLUDING UTILITIES THAT ARE NOT SHOWN ON PLAN.
7.THE CONTRACTOR IS LIABLE FOR ALL DAMAGES TO PUBLIC OR PRIVATE PROPERTY CAUSED BY THEIR ACTION OR INACTION IN PROVIDING FOR STORM WATER FLOW DURING CONSTRUCTION. DO NOT RESTRICT FLOWS IN EXISTING DRAINAGE CHANNELS, STORM SEWER, OR FACILITIES.
8.LABORATORY TESTS SHALL BE PERFORMED BY THE OWNER UNLESS OTHERWISE NOTED. THE CONTRACTOR SHALL PROVIDE SAMPLES OF MATERIAL REQUIRED FOR LABORATORY TESTS AND TESTING IN ACCORDANCE WITH THE URBAN STANDARD SPECIFICATIONS FOR PUBLIC IMPROVEMENTS.
9.SOIL IMPORT OR EXPORT ON THIS PROJECT SHALL BE CONSIDERED INCIDENTAL AND WILL NOT BE MEASURED OR PAID FOR SEPARATELY.
10.THE CONTRACTOR SHALL PROTECT ALL STRUCTURES NOT SHOWN AS REMOVALS ON THE PLANS.
11.THE CONTRACTOR SHALL OBTAIN ANY AND ALL NECESSARY PERMITS PRIOR TO ANY CONSTRUCTION. CONTRACTOR SHALL WORK WITH OWNER OR OWNERS REPRESENTATIVE ON ALL REQUIRED STORM WATER DISCHARGE PERMITS FROM THE IOWA DEPARTMENT OF NATURAL RESOURCES AND THE CITY OF WAUKEE, IOWA.
12.GRADING AND EROSION CONTROL SHALL BE DONE IN ACCORDANCE WITH THE APPROVED GRADING PLAN & SWPPP.
13.THE CONTRACTOR SHALL PICK UP ANY DEBRIS SPILLED ONTO THE ADJACENT RIGHT OF WAY OR ABUTTING PROPERTIES AS THE RESULT OF CONSTRUCTION, AT THE END OF EACH WORK DAY AND PRIOR TO A RAIN EVENT.
14.THE CONTRACTOR IS RESPONSIBLE FOR THE PROMPT REMOVAL OF ALL MUD THAT HAS BEEN TRACKED OR WASHED UNTO ADJACENT PROPERTY OR RIGHT OF WAY UNTIL SUCH TIME THAT PERMANENT VEGETATION HAS BEEN ESTABLISHED.
15.DISPOSE OF ALL EXCESS MATERIALS AND TRASH IN ACCORDANCE WITH FEDERAL, STATE, AND LOCAL REQUIREMENTS. PROVIDE WASTE AREAS OR DISPOSAL SITES FOR EXCESS MATERIALS NOT DESIRABLE FOR INCORPORATION INTO THE PROJECT.
PAVING NOTES:
1.THE PAVING/GRADING CONTRACTOR(S) SHALL BACKFILL THE PAVING SLAB AND FINE GRADE THE RIGHT OF WAY AS SOON AFTER THE PAVING AS POSSIBLE. ALL AREAS SHALL BE SODDED IN ACCORDANCE WITH CITY OF WAUKEE, IOWA STANDARD SPECIFICATIONS AND THE CURRENT VERSION OF SUDAS.
2.SUBGRADE PREPARATION AND PAVEMENTS WILL BE CONSTRUCTED FOLLOWING RECOMMENDATIONS IN THE SOILS REPORT. APPROVED SOILS ENGINEER MUST SIGN OFF ON SUBASE PRIOR TO ANY PAVEMENT BEING PLACED.
3.SEE DETAILS FOR ALL PAVEMENT THICKNESS.
4.ALL WALKS, PARKING LOTS, HANDICAP PARKING, RAMPS, ETC. SHALL COMPLY WITH ALL A.D.A. AND CITY CODES. HANDICAP PARKING SIGNAGE IS REQUIRED FOR ALL HANDICAP STALLS AND SHALL BE CONSIDERED INCIDENTAL. IN EVENT OF A DISCREPANCY BETWEEN THE PLANS AND THE A.D.A./CITY CODES THE A.D.A./CITY CODES SHALL GOVERN. CONTRACTOR SHALL BE
RESPONSIBLE FOR ENSURING A.D.A. CODES ARE MET.
5.PROVIDE 3
4" EXPANSION JOINT BETWEEN ALL P.C.C. PAVEMENT/SIDEWALKS AND BUILDING. PROVIDE 1
2" EXPLANSION JOINT BETWEEN P.C.C. SIDEWALK AND P.C.C. CURB SECTIONS.
6.ALL PROPOSED MAN DOORS TO HAVE 5'x5' STRUCTURAL STOOP TO MATCH GRADING PLAN. STRUCTURAL STOOPS ARE TO BE DESIGNED BY ARCHITECT OF RECORD.
UTILITY NOTES:
1.QUANTITY CALLOUTS ON PIPE LENGTHS ARE APPROXIMATE AND SHOULD BE USED FOR REFERENCE ONLY.
2.THE CONTRACTOR SHALL PROVIDE AS-BUILTS OF ALL UTILITIES, INCLUDING DEPTH AND LOCATION OF ALL SERVICES.
3.THE CONTRACTOR SHALL COORDINATE THE ADJUSTMENT OF ANY AND ALL EXISTING AND PROPOSED UTILITIES TO PROPOSED GRADES. EXISTING UTILITIES SHALL BE RAISED OR LOWERED IN ACCORDANCE WITH THE UTILITY OWNER REQUIREMENTS. ANY NECESSARY ADJUSTMENTS SHALL BE CONSIDERED INCIDENTAL TO CONSTRUCTION.
4.ACTIVE EXISTING FIELD TILES ENCOUNTERED DURING CONSTRUCTION SHALL BE REPAIRED, REROUTED, OR CONNECTED TO PUBLIC OR PRIVATE STORM SEWER TO REMAIN IN SERVICE.
5.ALL PROPOSED RCP STORM SEWER PIPE JOINTS SHALL BE FABRIC WRAPPED AND THE LAST 3 PIPE SECTIONS ON THE APRON SHALL BE TIED WITH RF-14 TYPE II CONNECTORS. ALL FES & APRONS SHALL HAVE A STANDARD FOOTING AND TRASH GUARD.
6.ALL RIP RAP CALLED OUT ON PLANS SHALL BE UNDERLAIN WITH ENGINEERING FABRIC.
7.ALL STRUCTURE SIZES CALLED OUT ON PLANS ARE MINIMUM INSIDE WALL DIMENSIONS.
8.SANITARY SEWER SERVICE CONNECTIONS SHALL BE PLACED AT A SLOPE OF NO LESS THAN 1.5%. SERVICES SHALL MAINTAIN 18" OF VERTICAL SEPARATION FROM THE WATERMAIN WITH 18" OF COMPACTED LOW PERMEABILITY SOIL BETWEEN THE UTILITIES WITHIN 10' OF THE CROSSING.
9.MANDREL AND PRESSURE TESTS SHALL BE REQUIRED FOR ALL PROPOSED SANITARY LINES. TELEVISING OF THE SANITARY SEWER SYSTEM SHALL BE COMPLETED PRIOR TO PAVING UNLESS OTHERWISE APPROVED BY JURISDICTION.
10.WATERMAINS SHALL BE C-900. SIZE OF WATERMAIN AS SHOWN ON PLANS.
11.THRUST BLOCKS SHALL BE INSTALLED AS REQUIRED AND SHALL BE CONSIDERED INCIDENTAL TO WATERMAIN CONSTRUCTION.
12.PROPOSED WATERMAIN SHALL BE PRESSURE TESTED, BACTERIA TESTED AND CHLORINATED. THE FILLING OF THE WATER MAIN SHALL BE DONE BY THE CITY OF WAUKEE, IOWA.
13.TRACER WIRE SHALL BE ADDED TO ALL WATER MAIN, AND BROUGHT TO THE SURFACE AT EVERY HYDRANT.
14.ALL HYDRANTS WILL IMMEDIATELY BE COVERED WITH A BLACK PLASTIC BAG (OR EQUIVALENT) ONCE THE HYDRANT IS INSTALLED. THE CITY OF WAUKEE, IOWA WILL NOTIFY THE CONTRACTOR WHEN THE BAGS CAN BE REMOVED.
15.THE MINIMUM HYDRANT LEAD SHALL BE 3.5 FEET.
16.ANY AND ALL HYDRANT AND VALVE EXTENSIONS, TOGETHER WITH VERTICAL BENDS, SHALL BE CONSIDERED INCIDENTAL TO WATER MAIN CONSTRUCTION. NO ADDITIONAL PAYMENT WILL BE PROVIDED FOR INCIDENTAL ITEMS.
17.CAP ANY EXISTING SANITARY SERVICES NOT TO BE REUSED AT THE MAIN. INSTALL 4-FT CIPP SHORT LINER IN 10" MAIN TO ABANDON SANITARY SEWER SERVICE. DO NOT EXCAVATE INTO 6TH STREET TO ABANDON ANY SERVICES.
DRAWING DATE:
ORCA PROJECT #:
SHEET:
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240022
11-12-2024
1ST CITY SUBMITTAL
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1-30-2025
2ND CITY SUBMITTAL
2-24-2025
3RD CITY SUBMITTAL
3-6-2025
FINAL CITY SUBMITTAL
UTILITY NOTE
THE LOCATION OF THE UTILITIES INDICATED ON THE PLANS HAVE BEEN TAKEN FROM THE FIELD SURVEY, EXISTING PUBLIC RECORDS, AND PLANS PROVIDED BY OTHERS.
SURFACE UTILITY LOCATIONS HAVE BEEN FIELD LOCATED BY BISHOP ENGINEERING, UNLESS OTHERWISE NOTED. ALL UNDERGROUND UTILITY LOCATIONS ARE APPROXIMATE
LOCATIONS ONLY. BISHOP ENGINEERING AND ORCA CONSULTING LLC DO NOT GUARANTEE THE UNDERGROUND LOCATION OF ANY UTILITIES SHOWN. IT SHALL BE THE DUTY OF
THE CONTRACTOR TO DETERMINE THE LOCATION AND DEPTH OF ANY UNDERGROUND UTILITIES SHOWN AND IF ANY ADDITIONAL UTILITIES, OTHER THAN THOSE SHOWN ON THE
PLANS, MAY BE PRESENT. A REQUEST WAS MADE TO IOWA ONE CALL FOR UTILITY PROVIDERS TO VERIFY, LOCATE, AND MARK THEIR UTILITIES IN THE FIELD.
ABBREVIATIONS:
AC ACRES
ASPH ASPHALT
BK BOOK
CONC CONCRETE
D DEEDED DISTANCE
EX EXISTING
FFE FINISHED FLOOR ELEVATION
FL FLOW LINE
FRAC FRACTIONAL
M MEASURED DISTANCE
MH MANHOLE
P PLATTED DISTANCE
PG PAGE
POB POINT OF BEGINNING
POC POINT OF COMMENCEMENT
PRA PREVIOUSLY RECORDED AS
PUE PUBLIC UTILITY EASEMENT
ROW RIGHT OF WAY
RPC RED PLASTIC CAP
SF SQUARE FEET
SAN SANITARY
TYP TYPICAL
YPC YELLOW PLASTIC CAP
N NORTH
S SOUTH
E EAST
W WEST
UTILITY MAPS
REFERENCE C0.1 SITE SURVEY FOR ALL PROVIDER MAPS.
STAKING NOTES:
1.CONTRACTOR IS REQUIRED TO HAVE ALL STAKING DONE UNDER THE SUPERVISION OF A LICENSED LAND SURVEYOR AND IN
COORDINATION WITH THE PROJECT ENGINEER.
2.CONTRACTOR IS REQUIRED TO HAVE ALL STAKING DONE DIRECTLY UNDER THE GENERAL CONTRACTOR BY A SINGLE COMPANY.
3.STAKING DOES NOT RELIEVE CONTRACTOR OF ULTIMATE RESPONSIBILITY TO CONSTRUCT THE PROJECT PER PLAN.
PAVEMENT SAWCUT NOTES:
1.CONTRACTOR TO PROVIDE SAWCUT JOINTING PLAN TO MICHAEL WAHLERT, ORCA CONSULTING (515-778-6609 OR michael@ORCAConsulting.biz) PRIOR TO ANY CONCRETE PAVEMENT INSTALLATION.
2.PAVEMENT MAY BE REQUIRED TO BE REMOVED AND REPLACED IF PLACED WITHOUT AN APPROVED PLAN.
3.LONGITUDINAL JOINTS IN DRIVE LANES & THE OUTER MOST JOINT OF ALL PARKING AREAS SHALL BE SUDAS TYPE 'L-1' OR 'L-2' JOINTS AND HAVE STEEL. INTERIOR PARKING LOT JOINTS, OTHER THAN THE OUTER MOST JOINT,
DO NOT NEED STEEL AND SHALL BE SUDAS TYPE 'B' JOINTS.
4.ALL TRANSVERSE JOINTS SHALL BE SUDAS TYPE 'C' OR TYPE 'DW' JOINTS WITH STEEL IN THE CASE OF A DAY'S WORK JOINT.
EARTHWORK BALANCE NOTES:
1.SOIL IMPORT OR EXPORT ON THIS PROJECT SHALL BE CONSIDERED INCIDENTAL AND WILL NOT BE MEASURED OR PAID FOR SEPARATELY. CONTRACTOR RESPONSIBLE FOR MAKING THE SITE EARTHWORK BALANCE.
2.THIS INCLUDES BUT IS NOT LIMITED TO TOPSOIL, POOR SOILS AND STRUCTURAL FILL NECESSARY TO MEET PROJECT PLANS AND SPECIFICATIONS.
STORM & SANITARY TELEVISING NOTES:
1.CONTRACTOR IS REQUIRED TO TELEVISE ALL SANITARY AND STORM SEWER SYSTEM PRIOR TO PAVING OPERATIONS.
2.CONTRACTOR SHALL SEND VIDEO INSPECTION TO THE ENGINEER FOR APPROVAL PRIOR TO PAVING.
3.CONTRACTOR SHALL PROVIDE COPIES OF THE REPORTS AND VIDEOS TO THE WAUKEE ENGINEERING DEPARTMENT FOR
APPROVAL PRIOR TO PAVING.
UTILITY CONFLICT NOTES:
1.UTILITY CONFLICTS MAY EXIST ACROSS THE SITE WITH NEW UTILITIES, GRADING, PAVING ETC. MOST UTILITY CONFLICTS HAVE BEEN CALLED OUT FOR CONTRACTOR CONVENIENCE.
2.CONTRACTOR IS RESPONSIBLE FOR ALL UTILITY CONFLICTS THAT ARE EITHER CALLED OUT ON THE PLANS OR THAT CAN BE SEEN ON THE PLANS BETWEEN AN EXISTING UTILITY AND PROPOSED CONSTRUCTION.
3.CONTRACTOR SHALL COMPLY WITH ALL DNR REQUIREMENTS FOR PIPE MATERIAL, PIPE JOINTS, AND ANY OTHER APPLICABLE REQUIREMENTS ANY TIME A STORM SEWER OR SANITARY SEWER CROSSES OVER OR LESS THAN 18" BELOW A WATER MAIN.
4.FOR ALL CRITICAL CROSSINGS WITH EXISTING UTILITIES, THE ELEVATION OF THE EXISTING UTILITY SHALL BE FIELD VERIFIED PRIOR TO CONSTRUCTION. NOTIFY ORCA CONSULTING PRIOR TO CONSTRUCTION IF A CONFLICT EXISTS.
5.ALL STORM SEWER WITH CRITICAL CROSSINGS AT WATER SERVICE TO HAVE GASKETED JOINTS.
SPECIFICATIONS NOTES:
1.IN THE EVENT OF A DISCREPANCY BETWEEN THE ORCA CONSULTING PROJECT SPECIFICATIONS AND: CITY OF WAUKEE IOWA REQUIREMENTS AND SPECIFICATIONS, PLUMBING CODE, AND URBAN STANDARD SPECIFICATIONS FOR PUBLIC IMPROVEMENT (SUDAS 2025 AND 2024 WAUKEE STANDARD
SPECIFICATIONS FOR PUBLIC IMPROVEMENTS), THE CITY OF WAUKEE, IOWA 2024 STANDARD SPECIFICATIONS SHALL GOVERN. CONTRACTOR TO REQUEST SPECIFICATIONS FROM ORCA CONSULTING IF SPECIFICATIONS DIFFER FROM SUDAS 2025 AND/OR CITY OF WAUKEE STANDARD SPECIFICATIONS.
2.FOR ALL SPECIFICATION DISCREPANCIES, PROJECT ENGINEER SHALL BE CONTACTED PRIOR TO PROCEEDING WITH CONSTRUCTION. IF ENGINEER IS NOT CONTACTED, CONTRACTOR SHALL BE RESPONSIBLE FOR ANY PROBLEMS THAT RESULT FROM SAID DISCREPANCIES.
3.FOR ALL SPECIFICATION DISCREPANCIES, CONTRACTOR MUST OBTAIN WRITTEN APPROVAL FROM THE CITY OF WAUKEE, IOWA ENGINEERING DEPARTMENT FOR ANY CHANGES TO PROPOSED SITE INFRASTRUCTURE OR GRADES PRIOR TO PROCEEDING WITH ANY CHANGES.
REQUIRED AS-BUILT NOTES:
1.IF ANYTHING HAS BEEN CONSTRUCTED INCORRECTLY, CONTRACTOR SHALL BE RESPONSIBLE FOR ALL SUBSEQUENT AS-BUILT SURVEYS UNTIL ISSUES HAVE BEEN RECTIFIED.
PRELIMINARY
C0.0, C1.1, C2.1, C3.1, C4.1
FIRE SAFETY AND CONSTRUCTION NOTE:
1.APPROVED FIRE APPARATUS ACCESS ROADS SHALL BE PROVIDED AS SOON AS CONSTRUCTION COMMENCES. IF PAVING IS
NOT INSTALLED PRIOR TO THE BUILDING CONSTRUCTION COMMENCING AFTER FOOTINGS ARE INSTALLED, AN APPROVED
ROUTE AROUND THE EXTERIOR OF THE BUILDING TO EXTEND WITHIN 100' OF ALL PORTIONS OF THE EXTERIOR WALLS SHALL
BE PROVIDED AND COMPLY WITH THE REQUIREMENTS OF SECTION 503.2 OF THE IFC.
PLANS CHANGE NOTE:
1.THE CONTRACTOR SHALL RECEIVE WRITTEN APPROVAL FROM THE WAUKEE COMMUNITY DEVELOPMENT DEPARTMENT FOR
ANY CHANGES MADE TO THE PLANS. THE CONTRACTOR IS RESPONSIBLE FOR ANY CHANGES MAKE WITHOUT PERMISSION
FROM THE WAUKEE COMMUNITY DEVELOPMENT DEPARTMENT.
EXISTING CONDITIONS NOTE:
1.EXISTING CONDITIONS SURVEY CONDUCTED BY BISHOP ENGINEERING BEFORE SITE CLEARING HAS OCCURRED.
2.CONTRACTOR TO VERIFY ALL EXISTING AND PROPOSED GRADES AS SITE WORK HAS BEEN CONDUCTED SINCE THE SITE
SURVEY FIELD DISCOVERY..
SPECIAL SHAPING AREA NOTES:
1.SPECIAL SHAPING PAVEMENT AREAS ALONG 6TH STREET TO BE CONSTRUCTED TO CONNECT BACK OF CURB TO FACE OF SIDEWALK AND TO BE A MINIMUIM OF 5" THICK PCC.
2.5' SIDEWALK ALONG EAST FACE OF PROPOSED BUILDING TO BE NO GREATER THAN 2.00% CROSS SLOPE.
S
EX SAN MH
RIM=1033.53
INV(W 4"VCP)=1024.79
INV(E 6"VCP)=1024.72
INV(N 10"VCP)=1024.28
INV(S 8"VCP)=1024.26
D
EX STORM MH
RIM=1033.51
FL(W 15"RCP)=1025.78
FL(S 21"RCP)=1020.88
FL(N 21"RCP)=1020.73
FO
TV
F/O
FOFO
FO
G
2"
G
2"
G
2"
G
2"
G
2"
G
2"
G
2"
G
2"
G
2"
G
2"
G
2"
G 2"G 2"
G 2"G 2"G 2"
W SO
W SO
WSO
EX INTAKE
T/C=1034.15
RIM=1033.40
FL(E 15"RCP)=1027.66
W S O
CO
EM
FO
GM
EM
X
X X X X
O/
E
O/
E
O/
E
O/
E
O/
E
O/
E
O/
E
O/
E
O/
E
O/
E
GM
G G
ST 15"ST 15"
ST
21
"
ST
21
"
ST
21
"
ST
21
"
ST
21
"
ST
21
"
ST
12
"
SAN 6"
SAN 6"SAN 6"
SA
N
8"
SA
N
10
"
SA
N
10
"
SA
N
10
"
SA
N
10
"
SA
N
10
"
SA
N
10
"
SA
N
10
"
SA
N
10
"
SA
N
10
"
[]
10
3
4
1035
10
3
4
1
0
3
4
1
0
3
4
10
3
5
1035
10
3
6
1
0
3
4
10
3
4
O/E O/E O/E O/E O/E O/E
O/E
O/
E
O/
E
O/
E
O/
E
O/
E
O/
E
O/E
O/E
EX 6' FAUX WOOD FENCE
EX BRICK WALK
EX BRICK WALK
EX CONCRETE
EX GRAVEL
PARKING
EX GRAVEL
EX GRAVEL
EX GRAVEL
AL
L
E
Y
6T
H
S
T
R
E
E
T
70
'
R
.
O
.
W
.
(
P
U
B
L
I
C
S
T
R
E
E
T
-
C
O
N
C
R
E
T
E
S
U
R
F
A
C
E
)
FF=1034.51
FF=1036.45
FF=1034.46
FF=1036.36
FF=1035.06
44.4'
44.2'
18
.
6
'
18
.
7
'
70.1'
26
.
3
'
26
.
3
'
70.1'
EX STEPS X2
EX 'HANDICAP STALL' SIGN
F/O F/O F/O F/O F/O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/O F/O F/O F/O F/O F/O F/O F/O
ST
21
"
ST
21
"
ST
21
"
ST
21
"
EX GAS MAIN PER CITY LOCATE
APPROX. LOCATION
PER MIFIBER MAPS
APPROX. LOCATION
PER MIFIBER MAPS
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
APPROX. LOCATION
PER UPN MAPS
F/
O
F/
O
F/O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/O F/O F/O
CATV CATV
CA
T
V
CA
T
V
APPROX. LOCATION
PER MEDIACOM MAP
CATV CATV CATV
CA
T
V
CA
T
V
CA
T
V
CA
T
V
CA
T
V
CA
T
V
APPROX. LOCATION
PER MEDIACOM MAP
APPROX. LOCATION
PER LUMEN MAP
EX 5' CHAINLINK FENCE
F/O F/O
F/
O
F/
O
F/O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
APPROX. LOCATION
PER CONSOLIDATED MAPS
F/
O
F/
O F/O
F/O
F/O
F/O
F/O
F/O
F/O F/O F/O
F/O
F/O
F/O
F/O
F/O
APPROX. LOCATION
PER CONSOLIDATED MAPS
APPROX. LOCATIONS
PER LUMEN AND CONSOLIDATED MAPS
F/O
F/O
F/O
F/O
F/O
F/O
F/O
F/O
F/O F/O F/O F/O F/O
APPROX. LOCATION
PER CONSOLIDATED MAPS
F/O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
OAPPROX. LOCATIONS
PER LUMEN MAPS
BL
D
G
E
N
C
R
O
A
C
H
E
S
0
.
3
8
'
OV
E
R
P
R
O
P
E
R
T
Y
L
I
N
E
BLDG CORNER IS ON LOT LINE
EX POWERPOLE
'NO WIRES'
60.9'
67
.
2
'
67
.
2
'
EX BUILDING
450 6TH STREET
4100 SF
LOT 18
LOT 19
LOT 20
LOT 21
LOT 22
OWNER: JERRY A. AND JOYCE A.
WRIGHT
ZONED:C-2
LOT 17
OWNER: BOWTRUSS
PROPERTIES LLC
ZONED:C-2
LOT 16
EX BUILDING
420 6TH STREET
825 SF
EX BUILDING
410 6TH STREET
1840 SF
EX BUILDING
400 6TH STREET
1870 SF
10043 SF
0.23 AC
ZONED:C-2
W
8"
W
8"
W
8"
W
8"
W
8"
W
8"
W
8"
W8"
W8"
W8"
APPROX. LOCATION
PER CITY GIS
SAN
SAN
EX SAN SERVICE
INV=1025.98
EX SAN SERVICE
AT STUB
INV=1026.49
EX SAN SERVICE
INV=1025.02
SITE
SJC PROPERTIES-WAUKEE
SITE SURVEY
L:
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L
A
N
D
P
R
O
J
E
C
T
S
2
0
2
4
\
2
4
0
3
4
9
W
A
U
K
E
E
\
D
W
G
\
C
0
S
I
T
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U
R
V
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.
D
W
G
3/
7
/
2
0
2
5
8
:
4
0
:
1
4
A
M
IOWAONE CALL
1-800-292-8989
www.iowaonecall.com
811
Know what's below.
Call before you dig.
UTILITY NOTE:
THE LOCATION OF THE UTILITIES INDICATED ON THE PLANS HAVE BEEN TAKEN FROM THE FIELD SURVEY, EXISTING PUBLIC
RECORDS, AND PLANS PROVIDED BY OTHERS. SURFACE UTILITY LOCATIONS HAVE BEEN FIELD LOCATED BY BISHOP
ENGINEERING, UNLESS OTHERWISE NOTED. ALL UNDERGROUND UTILITY LOCATIONS ARE APPROXIMATE LOCATIONS
ONLY. BISHOP ENGINEERING DOES NOT GUARANTEE THE UNDERGROUND LOCATION OF ANY UTILITIES SHOWN. IT SHALL
BE THE DUTY OF THE CONTRACTOR TO DETERMINE THE LOCATION AND DEPTH OF ANY UNDERGROUND UTILITIES SHOWN
AND IF ANY ADDITIONAL UTILITIES, OTHER THAN THOSE SHOWN ON THE PLANS, MAY BE PRESENT. A REQUEST WAS MADE
TO IOWA ONE CALL FOR UTILITY PROVIDERS TO VERIFY, LOCATE, AND MARK THEIR UTILITIES IN THE FIELD.
FIELD WORK COMPLETED ON: 8-12-2024
COPYRIGHT 2024 BISHOP ENGINEERING. THIS DOCUMENT AND THE INFORMATION CONTAINED MAY NOT BE
REPRODUCED OR EXCERPTED WITHOUT THE EXPRESS WRITTEN PERMISSION OF BISHOP ENGINEERING.
UNAUTHORIZED COPYING OR DISCLOSURE OF CONSTRUCTION USE ARE PROHIBITED BY COPYRIGHT LAW.
NOTES:
1. ADJACENT PROPERTY OWNER INFORMATION OBTAINED
FROM DALLAS COUNTY ASSESSORS WEB PAGE
2. PARENTHESIS ( ) DENOTES PREVIOUSLY RECORDED
BEARINGS AND DISTANCES
C0.1
UTILITY MAPS PROVIDED BY:
1. ELECTRIC (MIDAMERICAN / 515-252-6972)
2. STORM AND SANITARY (CITY OF WAUKEE / 515-978-7920)
3. FIBER OPTIC (LUMEN / 918-547-0147)
4. FIBER OPTIC (UNITE PRIVATE NETWORKS/ 816-425-3556)
5. FIBER OPTIC (CONSOLIDATED COMMUNICATIONS / 515-867-4769)
6. FIBER OPTIC (MI-FIBER / 515-897-8802)
7. CABLE (MEDIACOM / 845-587-2521)
8. GAS (CITY OF WAUKEE / 515-978-7920)
9. WATER (CITY OF WAUKEE / 515-978-7920)
Xref .\Z TB.dwg
GRAPHIC SCALE
010 5 10 20
SCALE: 1" =10'
VICINITY MAP
SCALE: 1" = 200'
PROPERTY DESCRIPTION:
(WARRANTY DEED BOOK 2024, PAGE 7240)
LOT TWENTY (20), IN BLOCK ELEVEN (11) OF THE FIRST
ADDITION TO THE TOWN OF WAUKEE, DALLAS COUNTY, IOWA
AND
LOT EIGHTEEN (18) AND LOT NINETEEN (19), IN BLOCK ELEVEN
(11) OF THE FIRST ADDITION TO THE TOWN OF WAUKEE,
DALLAS COUNTY, IOWA
SUBJECT TO AND TOGETHER WITH ANY AND ALL EASEMENTS
AND RESTRICTIONS OF RECORD.
AREA:
10,043 SQUARE FEET - 0.23 ACRES
ADDRESS:
420 & 430 SIXTH STREET
WAUKEE, IOWA 50263
OWNER:
SJC PROPERTIES
16930 BERKSHIRE PARKWAY
CLIVE, IOWA 50325
PREPARED FOR:
ORCA CONSULTANTS
ATTN: MICHAEL WAHLERT
3512 RICHLAND ROAD
VAN METER, IOWA 50261
PARKING COUNT:
NONE ONSITE
7 STANDARD ON STREET PARKING
ZONING:
INFORMATION OBTAINED FROM CITY MAPS
C-2 (DOWNTOWN VILLAGE DISTRICT)
MINIMUM REQUIREMENTS AS FOLLOWS:
LOT AREA NO MINIMUM
LOT WIDTH NO MINIMUM
FRONT YARD SETBACK:10 FEET
REAR YARD SETBACK:NONE
(EXCEPT WHEN ADJACENT TO RESIDENTIAL DISTRICT)
25 FEET
(WHEN ADJACENT TO RESIDENTIAL DISTRICT)
SIDE YARD SETBACK:15 TOTAL FEET WITH NEIBHBOR,
7 FOOT MINIMUM IN EACH LOT
MAXIMUM REQUIRMENTS AS FOLLOWS:
HEIGHT 40 FEET
NUMBER OF STORIES 3 FOR COMMERCIAL
4 FOR MIXED USE
FOR AN OFFICIAL ZONING REPORT PLEASE CALL CITY OF
WAUKEE AT 515-978-7897
ABBREVIATIONS:
AC ACRES
ASPH ASPHALT
BK BOOK
CONC CONCRETE
D DEEDED DISTANCE
EX EXISTING
ENCL ENCLOSURE
FF FINISHED FLOOR
FL FLOW LINE
FRAC FRACTIONAL
M MEASURED DISTANCE
MH MANHOLE
OPC ORANGE PLASTIC CAP
P PLATTED DISTANCE
PG PAGE
POB POINT OF BEGINNING
POC POINT OF COMMENCEMENT
PRA PREVIOUSLY RECORDED AS
PUE PUBLIC UTILITY EASEMENT
ROW RIGHT OF WAY
RPC RED PLASTIC CAP
SF SQUARE FEET
SAN SANITARY
TYP TYPICAL
YPC YELLOW PLASTIC CAP
N NORTH
S SOUTH
E EAST
W WEST
ELECTRIC VAULT
TRANSFORMER POLE
TRANSFORMER POLE
LIGHT POLE
ELECTRIC JUNCTION BOX
ELECTRIC PANEL
TRANSFORMER
GROUND LIGHT
GUY WIRE
ELECTRIC HANDHOLE
GAS METER
GAS VALVE
AIR CONDITIONING UNIT
TELEPHONE RISER
TELEPHONE VAULT
TELEPHONE MANHOLE
TRAFFIC SIGNAL MANHOLE
FIBER OPTIC MANHOLE
FIBER OPTIC RISER
FIBER OPTIC VAULT
CABLE TV RISER
SIGN
BOLLARDS
7 DENOTES NUMBER OF PARKING STALLS
PROPERTY CORNER - FOUND AS NOTED
PROPERTY CORNER- PLACED 5/8" IRON ROD
WITH YELLOW PLASTIC CAP ID # 14775
OR AS NOTED
SECTION CORNER - FOUND AS NOTED
SITE CONTROL POINT - MONUMENT AS NOTED
ELEC
EJ
EP
GM
GV
A/C
T
TEL
T
TS
FO
F/O
TV
F/O
SAN SANITARY SEWER
ST STORM SEWER
W WATER LINE
G GAS LINE
U/E UNDERGROUND ELECTRIC
O/E OVERHEAD ELECTRIC
TELE TELEPHONE LINE
F/O FIBER OPTIC
CATV CABLE TV
STORM MANHOLE
CURB INTAKE
SURFACE INTAKE
FLARED END SECTION
ROOF DRAIN
DOWNSPOUT
SANITARY MANHOLE
CLEANOUT
FIRE HYDRANT
SPRINKLER
IRRIGATION CONTROL VALVE
WATER MANHOLE
WELL
WATER VALVE
WATER SHUT OFF
YARD HYDRANT
FLAGPOLE
ELECTRIC MANHOLE
ELECTRIC METER
ELECTRIC RISER
D
S
CO
H Y D
I CV
W
W S O
YA DR
E
EM
E
W
WV
LEGEND
35
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2
7
6
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4
6
7
BI
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I
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+
REFERENCE NUMBER:
DRAWN BY:
REVISION DATE:
SHEET NAME:
SHEET NUMBER:
PROJECT NUMBER:
SI
T
E
S
U
R
V
E
Y
LO
T
S
1
8
-
2
0
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F
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JPN
240349
C0.1
SITE SURVEY
3-7-2025Larry Hyler
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S
EX SAN MH
RIM=1033.53
INV(W 4"VCP)=1024.79
INV(E 6"VCP)=1024.72
INV(N 10"VCP)=1024.28
INV(S 8"VCP)=1024.26
D
EX STORM MH
RIM=1033.51
FL(W 15"RCP)=1025.78
FL(S 21"RCP)=1020.88
FL(N 21"RCP)=1020.73
EX INTAKE
T/C=1033.90
RIM=1033.24
FL(NE 6"PVC)=1028.19
FL(S 12"RCP)=1028.06
EX INTAKE
T/C=1033.65
RIM=1032.78
FL(N 12"RCP)=1028.98
FO
TV
F/O
FOFO
FO
G
2"
G
2"
G
2"
G
2"
G
2"
G
2"
G
2"
G
2"
G
2"
G
2"
G
2"
W SO
EX INTAKE
T/C=1034.15
RIM=1033.40
FL(E 15"RCP)=1027.66
W SO
CO
FO
GM
EM
X
X X X X
O/
E
O/
E
O/
E
O/
E
O/
E
O/
E
O/
E
O/
E
O/
E
O/
E
ST 15"ST 15"
ST
21
"
ST
21
"
ST
21
"
ST
21
"
ST
21
"
ST
21
"
ST
ST
ST
12
"
ST
12
"
SAN 6"SAN 6"SAN
SAN 6"SAN 6"
SA
N
8"
SA
N
10
"
SA
N
10
"
SA
N
10
"
SA
N
10
"
SA
N
10
"
SA
N
10
"
SA
N
10
"
SA
N
10
"
SA
N
10
"
O/E
O/E
O/
E
O/
E
O/
E
O/
E
O/
E
O/
E
O/
E
O/E
O/E
EX CONCRETE
EX GRAVEL
PARKING
EX GRAVEL
EX GRAVEL
EX GRAVEL
AL
L
E
Y
6T
H
S
T
R
E
E
T
70
'
R
.
O
.
W
.
(
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I
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S
T
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E
T
-
C
O
N
C
R
E
T
E
S
U
R
F
A
C
E
)
FF=1034.51
FF=1034.46
FF=1035.06
70.1'
26
.
3
'
26
.
3
'
70.1'
EX 'HANDICAP STALL' SIGN
F/O F/O F/O F/O F/O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/O F/O F/O F/O F/O F/O F/O F/O
ST
21
"
ST
21
"
ST
21
"
ST
21
"
EX GAS MAIN PER CITY LOCATE
APPROX. LOCATION
PER MIFIBER MAPS
APPROX. LOCATION
PER MIFIBER MAPS
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
APPROX. LOCATION
PER UPN MAPS
F/
O
F/
O
F/O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/O F/O F/O
CATV CATV
CA
T
V
CA
T
V
APPROX. LOCATION
PER MEDIACOM MAP
CATV CATV CATV
CA
T
V
CA
T
V
CA
T
V
CA
T
V
CA
T
V
CA
T
V
APPROX. LOCATION
PER MEDIACOM MAP
APPROX. LOCATION
PER LUMEN MAP
EX 5' CHAINLINK FENCE
F/O F/O
F/
O
F/
O
F/O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
APPROX. LOCATION
PER CONSOLIDATED MAPS
F/
O
F/
O F/O
F/O
F/O
F/O
F/O
F/O
F/O F/O F/O
F/O
F/O
F/O
F/O
F/O
APPROX. LOCATION
PER CONSOLIDATED MAPS
APPROX. LOCATIONS
PER LUMEN AND CONSOLIDATED MAPS
F/O
F/O
F/O
F/O
F/O
F/O
F/O
F/O
F/O F/O F/O F/O F/O
APPROX. LOCATION
PER CONSOLIDATED MAPS
F/O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
OAPPROX. LOCATIONS
PER LUMEN MAPS
BL
D
G
E
N
C
R
O
A
C
H
E
S
0
.
3
8
'
OV
E
R
P
R
O
P
E
R
T
Y
L
I
N
E
BLDG CORNER IS ON LOT LINE
60.9'
67
.
2
'
67
.
2
'
EX BUILDING
450 6TH STREET
4100 SF
LOT 18
LOT 19
LOT 20
LOT 21
LOT 22
OWNER: JERRY A. AND JOYCE A.
WRIGHT
ZONED:C-2
LOT 17
OWNER: BOWTRUSS
PROPERTIES LLC
ZONED:C-2
LOT 16
EX BUILDING
410 6TH STREET
1840 SF
EX BUILDING
400 6TH STREET
1870 SF
10,043 SF
0.23 AC
ZONED:C-2
W
8"
W
8"
W
8"
W
8"
W
8"
W
8"
W
8"
W8"
W8"
W8"
W8"
APPROX. LOCATION
PER CITY GIS
SAN 4"
SAN
4"
EX SAN SERVICE
INV=1025.98
EX SAN SERVICE
AT STUB
INV=1026.49
EX SAN SERVICE
INV=1025.02
SAN 4"SAN 4"
EX SAN SERVICE
LOCATION & DEPTH UNKNOWN
REMOVE SIDEWALK TO BACK OF CURB
585 SF
**PROTECT EX LIGHT POLE**
REMOVE EX GAS SERVICE
CONTRACTOR TO VERIFY
FIBER OPTIC UTILITY & COORDINATE
WITH UTILITY OWNER FOR IMPROVEMENTS
CONTRACTOR TO VERIFY
FIBER OPTIC UTILITY & COORDINATE
WITH UTILITY OWNER FOR IMPROVEMENTS
PROTECT INTAKE
& INSTALL BELOW GRADE
SILT BASKET
REMOVE FENCE
~27LF
SAW CUT SLAB TO FULL DEPTH
REMOVE 255 SF EXISTING SLAB
& 25 LF OF CURB & GUTTER
SANDBLAST STRIPING
REMOVE WATER SHUT OFF
& WATER SERVICE PER CITY OF
WAUKEE STANDARDS
ABANDON EXISTING SANITARY SERVICE
LOCATION AND DEPTH IS NOT SURVEYED & UNKNOWN
CONTRACTOR TO FIELD VERIFY
**SEE NOTES - THIS SHEET**
DEMO NOTES:
1.SAWCUT & REMOVE ALL PAVEMENT TO FULL DEPTH OF SLAB.
2.PROTECT ALL TREES NOT CALLED OUT FOR REMOVAL WITH ORANGE CONSTRUCTION FENCE AT THE DRIP LINE. SEE C6.2 DETAILS FOR TREE PROTECTION DIAGRAM.
3.PAVEMENT STRIPING CALLED OUT FOR REMOVAL SHALL BE SANDBLASTED. NO GRINDING WILL BE ALLOWED.
4.ANY AND ALL SAW CUT SLURRY MUST BE CONTAINED ON SITE AND DISPOSED OF PROPERTY PER STANDARDS SET IN THE IDNR NPDES GENERAL PERMIT #2 REGARDLESS IF THE SITE IS REQUIRED TO PERMIT.
5.CONTRACTOR IS TO BE RESPONSIBLE FOR EXISTING UTILITY PRESERVATION. FIBER OPTIC LINES ARE DRAWN PER OWNER SUPPLIED MAPS, CONTRACTOR TO VERIFY LOCATION AND CONSTRUCTION MEANS & METHODS WITH UTILITY OWNER AND ORCA CONSULTING LLC. WILL
NOT BE RESPONSIBLE FOR ANY UTILITY LOCATION THAT IS ALTERNATE TO THESE PLANS.
6.CAP ANY EXISTING SANITARY SERVICES NOT TO BE REUSED AT THE MAIN. INSTALL 4-FT CIPP SHORT LINER IN 10" MAIN TO ABANDON SANITARY SERVICE. DO NOT EXCAVATE INTO 6TH STREET TO ABANDON ANY SERVICES.
7.REPAINT ALL PARKING LOT LINES WITHIN RIGHT OF WAY WITH WATERBORNE PAINT.
DE
M
O
P
L
A
N
C1.1
DRAWING DATE:
ORCA PROJECT #:
SHEET:
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
42
0
6
TH
S
T
R
E
E
T
WA
U
K
E
E
,
D
A
L
L
A
S
C
O
U
N
T
Y
,
I
O
W
A
240022
11-12-2024
1ST CITY SUBMITTAL
CO
M
M
E
R
C
I
A
L
SI
T
E
P
L
A
N
1-30-2025
2ND CITY SUBMITTAL
2-24-2025
3RD CITY SUBMITTAL
3-6-2025
FINAL CITY SUBMITTAL
GRAPHIC SCALE
010 5 10 20
X
X X X X
O/
E
O/
E
O/
E
O/
E
O/
E
O/
E
O/
E
O/
E
O/
E
O/
E
ST 15"ST 15"
ST
21
"
ST
21
"
ST
21
"
ST
21
"
ST
21
"
ST
21
"
ST
21
"
ST
12
"
SAN 6"
SAN 6"SAN 6"
8"
SA
N
10
"
SA
N
10
"
SA
N
10
"
SA
N
10
"
SA
N
10
"
SA
N
10
"
SA
N
10
"
SA
N
10
"
SA
N
10
"
SA
N
10
"
O/E
O/
E
O/
E
O/
E
O/
E
O/
E
O/
E
O/
E
O/E
O/E
O/E
O/E
O/E
O/E
O/E
EX CONCRETE
EX GRAVEL
PARKING
EX GRAVEL
EX GRAVEL
EX GRAVEL
AL
L
E
Y
6T
H
S
T
R
E
E
T
70
'
R
.
O
.
W
.
(
P
U
B
L
I
C
S
T
R
E
E
T
-
C
O
N
C
R
E
T
E
S
U
R
F
A
C
E
)
FF=1034.51
FF=1034.46
FF=1035.06
70.1'
26
.
3
'
26
.
3
'
70.1'
EX 'HANDICAP STALL' SIGN
F/O F/O F/O F/O F/O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/O F/O F/O F/O F/O F/O F/O F/O
ST
21
"
ST
21
"
ST
21
"
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/O F/O F/O
CATV
CA
T
V
CATV CATV
CA
T
V
CA
T
V
CA
T
V
CA
T
V
CA
T
V
CA
T
V
EX 5' CHAINLINK FENCE
F/O
F/
O
F/O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O F/O
F/O
F/O
F/O
F/O
F/O
F/O F/O F/O
F/O
F/O
F/O
F/O
F/O
F/O
F/O
F/O
F/O
F/O
F/O
F/O
F/O
F/O F/O F/O F/O F/O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
BL
D
G
E
N
C
R
O
A
C
H
E
S
0
.
3
8
'
OV
E
R
P
R
O
P
E
R
T
Y
L
I
N
E
BLDG CORNER IS ON LOT LINE
60.9'
67
.
2
'
67
.
2
'
EX BUILDING
450 6TH STREET
4100 SF
OWNER: JERRY A. AND JOYCE A.
WRIGHT
ZONED:C-2
OWNER: BOWTRUSS
PROPERTIES LLC
ZONED:C-2
EX BUILDING
410 6TH STREET
1840 SF
EX BUILDING
400 6TH STREET
1870 SF
W
8"
W
8"
W
8"
W
8"
W
8"
W
8"
W8"
W8"
W8"
W8"
SAN 4"
SAN
4"
SAN 4"SAN 4"
99.25'
5.
2
5
'
2.25'
10
.
0
0
'
2.25'
2.
2
5
'
0.75'
3.
7
5
'
2.95'
21
.
3
3
'
3.21'
3.
7
5
'
0.75'
2.
2
5
'
2.20'
10
.
0
0
'
2.20'
5.
2
5
'
99.25'
63
.
8
3
'
SA
N
4"
SAN 4"
TOP OF FOUNDATION
= 1035.50
PROTECT EX
LIGHT POLE
18'
10
'
11
.
0
6
'
R5'
R5'
8'
5
6" PCC
1,000 SF
TU
R
N
E
D
D
O
W
N
W
A
L
K
64
0
S
F
*
*
S
E
E
D
E
T
A
I
L
*
*
5" PCC
1,045 SF
5'x5' STRUCTURAL STOOP
**BY OTHERS**
5'x5' STRUCTURAL STOOP
**BY OTHERS**
5'x5' STRUCTURAL STOOP
**BY OTHERS**
5'x5' STRUCTURAL STOOP
**BY OTHERS**
STRUCTURAL STOOP
**BY OTHERS**
10
.
4
7
'
5'x5' STRUCTURAL STOOP
**BY OTHERS**
5'
TAPER OUT
CURB
TAPER OUT
CURB
CURB & GUTTER
100LF **SEE DETAIL**
AREA TO BE
SODDED W/TURF GRASS
INSTALL
ORNAMENTAL GRASSES
FOR SCREENING
INSTALL ORNAMENTAL GRASSES
FOR SCREENING
ST
8"
MATCH EXISTING PAVEMENT THICKNESS
OR NOT LESS THAN 8" PCC 255 SF
CURB & GUTTER 25 LF
**PER CITY OF WAUKEE
SPECIFICATION**
WS O
PROPOSED BUILDING
6,250SF
FFE = 1035.00
12.75'
SP
E
C
I
A
L
S
H
A
P
I
N
G
A
R
E
A
5'
SP
E
C
I
A
L
S
H
A
P
I
N
G
A
R
E
A
5" PCC SIDEWALK
665 SF
**SEE DETAIL**
SP
E
C
I
A
L
S
H
A
P
I
N
G
A
R
E
A
2'
FIRE RISER ROOM
REF. ARCH.
AREA TO BE
SODDED W/TURF GRASS
REPAINT PARKING LOT LINES
WITH WATERBORNE PAINT IN KIND.
WSO
LA
Y
O
U
T
P
L
A
N
C2.1
DRAWING DATE:
ORCA PROJECT #:
SHEET:
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
42
0
6
TH
S
T
R
E
E
T
WA
U
K
E
E
,
D
A
L
L
A
S
C
O
U
N
T
Y
,
I
O
W
A
240022
11-12-2024
1ST CITY SUBMITTAL
CO
M
M
E
R
C
I
A
L
SI
T
E
P
L
A
N
1-30-2025
2ND CITY SUBMITTAL
2-24-2025
3RD CITY SUBMITTAL
3-6-2025
FINAL CITY SUBMITTAL
24" MIN.
12"
1" NOMINAL
VA
R
I
E
S
6"
M
A
X
1" NOMINAL
1"
5/
8
"
ROADWAY PAVEMENT
NOTE:
*IMPORTANT:* 1" EXPANSION JOINT BETWEEN
ROADWAY PAVEMENT AND WALK MUST BE
INSTALLED TO FULL DEPTH OF SLAB.
FINISH W/ 3/4" RADIUS TOOL
SEALED 'E' JOINT
SEE DETAIL A
& NOTES
SEE PAVEMENT SECTION
FOR SUBGRADE INFO
IF ROCK IS USED UNDER
ROADWAY PAVEMENT, CONTINUE
ROCK UNDER SIDEWALK
PAVEMENT, MATCH SECTION
SEALED 'E' JOINT
SEE DETAIL A
& NOTES
BUILDING WALL
(WHERE APPLICABLE)
5"
5"
#4 BARS 24" O/C BOTH WAYS
ALL REINFORCEMENT SHALL
BE EPOXY COATED
6"
TURNED DOWN WALK DETAIL
NOT TO SCALE
EDGE WITH 1/4 INCH TOOL FOR LENGTH OF JOINT
INDICATED IF FORMED; EDGING NOT REQUIRED
WHEN CUT WITH DIAMOND BLADE SAW
1/2" GRAY MASTIC JOINT
SEALANT MATERIAL
RESILIENT JOINT FILLER
SLOPE PER PLANS 1.5% MAX CROSS SLOPE
(DIRECTION SHOWN ON GRADING PLANS)
DETAIL A: NOT TO SCALE
NOTE:
IN ADA ZONES, SIDEWALK SHALL
BE FLUSH WITH PARKING LOT
PAVEMENT. SEE SHEET C2.1
FINISHED GROUND GRADE
(INCLUDING SOD) SHALL BE
1/4" BELOW FINISHED PAVEMENT
GRADE ON DOWNHILL SIDE
WIDTH PER PLAN
5" PCC (UNLESS NOTED OTHERWISE)
NOTE: SLOPE SIDEWALK IN
ACCORDANCE WITH GRADING PLAN,
1.5% CROSS SLOPE
6" COMPACTED SUBASE
SIDEWALK DETAIL
NOT TO SCALE
24"
7"
6"
4.5"3"
VARIES
NOTES:
1.SLOPE GUTTER IN ACCORDANCE WITH GRADING PLAN.
2.INSTALL CURB & GUTTER INTERGRAL WITH PAVING.
3.PCC PAVEMENT SHALL HAVE A MINIMUM 28 DAY COMPRESSIVE STRENGTH OF 4,000 PSI.
EX PCC
PCC
C4 MIX
EX 12" SUBGRADE
PREPARATION
BT-1 JOINT
#4 BARS 36" LENGTH
30" ON CENTER R 1"
R 2"
COMPACTED
BACKFILL IF CURB
DOES NOT ABUT
BUILDING.
CURB & GUTTER SECTION
NOT TO SCALE
GRAPHIC SCALE
010 5 10 20
SEALED 'E' JOINT SEE
DETAIL ON TURNED
DOWN WALK DETAIL. IF
CURB ABUTS BUILDING.
S
FO
TV
F/O
FOFO
FO
G
2"
G
2"
G
2"
G
2"
G
2"
G
2"
G
2"
G
2"
G
2"
G
2"
W SO
WSO
CO
FO
GM
EM
X
X X X X
O/
E
O/
E
O/
E
O/
E
O/
E
O/
E
O/
E
O/
E
O/
E
O/
E
ST 15"ST 15"
ST
21
"
ST
21
"
ST
21
"
ST
21
"
ST
21
"
ST
21
"
ST
21
"
ST
12
"
ST
12
"
SAN 6"
SAN 6"SAN 6"
SA
N
8"
SA
N
10
"
SA
N
10
"
SA
N
10
"
SA
N
10
"
SA
N
10
"
SA
N
10
"
SA
N
10
"
SA
N
10
"
SA
N
10
"
SA
N
10
"
O/
E
O/
E
O/
E
O/
E
O/
E
O/
E
O/
E
O/E
O/E
O/E
O/E
O/E
O/E
EX CONCRETE
EX GRAVEL
PARKING
EX GRAVEL
EX GRAVEL
AL
L
E
Y
6T
H
S
T
R
E
E
T
70
'
R
.
O
.
W
.
(
P
U
B
L
I
C
S
T
R
E
E
T
-
C
O
N
C
R
E
T
E
S
U
R
F
A
C
E
)
FF=1034.51
FF=1034.46
FF=1035.06
70.1'
26
.
3
'
26
.
3
'
70.1'
EX 'HANDICAP STALL' SIGN
F/O F/O F/O F/O F/O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/O F/O F/O F/O F/O F/O F/O F/O
ST
21
"
ST
21
"
ST
21
"
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/O F/O F/O
CATV
CA
T
V
CA
T
V
CATV CATV
CA
T
V
CA
T
V
CA
T
V
CA
T
V
CA
T
V
CA
T
V
EX 5' CHAINLINK FENCE
F/O
F/
O
F/
O
F/O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O F/O
F/O
F/O
F/O
F/O
F/O
F/O F/O F/O
F/O
F/O
F/O
F/O
F/O
F/O
F/O
F/O
F/O
F/O
F/O
F/O
F/O
F/O F/O F/O F/O F/O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
BL
D
G
E
N
C
R
O
A
C
H
E
S
0
.
3
8
'
OV
E
R
P
R
O
P
E
R
T
Y
L
I
N
E
BLDG CORNER IS ON LOT LINE
60.9'
67
.
2
'
67
.
2
'
EX BUILDING
450 6TH STREET
4100 SF
OWNER: JERRY A. AND JOYCE A.
WRIGHT
ZONED:C-2
OWNER: BOWTRUSS
PROPERTIES LLC
ZONED:C-2
EX BUILDING
410 6TH STREET
1840 SF
EX BUILDING
400 6TH STREET
1870 SF
W
8"
W
8"
W
8"
W
8"
W
8"
W
8"
W8"
W
8"
W8"
W8"
SAN 4"
SAN
4"
SAN 4"SAN 4"
99.25'
5.
2
5
'
2.25'
10
.
0
0
'
2.25'
2.
2
5
'
0.75'
3.
7
5
'
2.95'
21
.
3
3
'
3.21'
3.
7
5
'
0.75'
2.
2
5
'
2.20'
10
.
0
0
'
2.20'
5.
2
5
'
99.25'
63
.
8
3
'
SA
N
4"
SAN 4"
1034.31± EX
1033.92± EX
1033.15± EX
1033.36± EX
1034.00
1034.16
1034.63± EX
1034.02
1034.88± EX
1034.83 T/C
1034.33 GUT
1034.88 T/C
1034.38 GUT
1034.86 T/C
1034.36 GUT
1034.81 T/C
1034.31 GUT
1034.78 T/C
1034.28 GUT
1034.76 T/C
1034.26 GUT
1034.09± T/C EX
1033.48± GUT EX
1034.20± T/C EX
1033.71± GUT EX
1034.32± T/C EX
1033.85± GUT EX
1034.25± T/C EX
1033.76± GUT EX1034.40 EX
1035.00
1035.25
1034.85
1035.45 T/C
1034.95 GUT
1035.70 T/C
1034.75± GUT EX
1035.40 T/C
1034.90 GUT
1035.35 T/C
1034.85 GUT
1035.30 T/C
1034.80 GUT
1034.921034.95
1035.00
1035.00
1035.00
1035.00
1034.33
1034.931034.94
1035.00 1035.00
1035.63 T/C
1035.13 GUT
1033.75
1033.90± EX
1034.90± EX
ST
8"
WSO
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C
H
E
X
I
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I
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G
G
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A
D
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RAMP SIDEWALK TO MATCH
EXISTING TO THE SOUTH
PROPOSED BUILDING
6,250SF
FFE = 1035.00
1035.00
1035.00
1035.00
1.10%
1.33%
1.75%
1.88%
5'
SP
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SP
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1034.23 T/C
1033.73 GUT
1034.86
1.92'
1.75%
1034.85
1.88%
1034.86
1.75%
1034.86
1.75%
1034.30 EX
1034.86
RAMP SIDEWALK TO
MATCH EXISTING TO SOUTH
LONGITUDINAL SLOPE TO
BE NO GREATER THAN 8.25%
1.75%
1034.75
1.75%
FIRE RISER ROOM
REF. ARCH.WS O
EXISTING CONDITIONS NOTES:
1.SITE SURVEY CONDUCTED BY BISHOP ENGINEERING.
2.SITE SURVEY DISCOVERY WILL VARY FROM ACTUAL SITE CONDITIONS DUE TO DEMOLITION ACTIVITY. CONTRACTOR TO VERIFY ALL EXISTING AND PROPOSED GRADES BEFORE
CONSTRUCTION COMMENCES.
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C3.1
DRAWING DATE:
ORCA PROJECT #:
SHEET:
NO
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240022
11-12-2024
1ST CITY SUBMITTAL
CO
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C
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SI
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P
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A
N
1-30-2025
2ND CITY SUBMITTAL
2-24-2025
3RD CITY SUBMITTAL
3-6-2025
FINAL CITY SUBMITTAL
GRADING LEGEND:
EXISTING CONTOUR
PROPOSED CONTOUR
FINISHED GROUND ELEVATION
TOP OF CURB ELEVATION
GUTTER ELEVATION
TOP OF WALL ELEVATION
BOTTOM OF WALL ELEVATION
EDGE OF WALK ELEVATION
TOP OF STAIR ELEVATION
BOTTOM OF STAIR ELEVATION
EXISTING ELEVATION
NOTE: WALL ELEVATIONS SHOWN ON PLAN ARE FINISHED
GROUND GRADES AT THE TOP AND BOTTOM OF THE WALL.
150.50 E/W
150.50 B/W
150.50 T/W
150.50 GUT
150.50 T/C
150.50
150
150
150.50 T/S
150.50± EX
150.50 B/S
GRAPHIC SCALE
010 5 10 20
SPECIAL SHAPING AREA NOTES:
1.SPECIAL SHAPING PAVEMENT AREAS ALONG 6TH STREET TO BE CONSTRUCTED TO CONNECT BACK OF CURB TO FACE OF SIDEWALK AND TO BE A MINIMUM OF 5" THICK PCC.
2.5' SIDEWALK ALONG EAST FACE OF PROPOSED BUILDING TO BE NO GREATER THAT 2.00% CROSS SLOPE.
S
EX SAN MH
RIM=1033.53
INV(W 4"VCP)=1024.79
INV(E 6"VCP)=1024.72
INV(N 10"VCP)=1024.28
INV(S 8"VCP)=1024.26
D
EX STORM MH
RIM=1033.51
FL(W 15"RCP)=1025.78
FL(S 21"RCP)=1020.88
FL(N 21"RCP)=1020.73
FO
TV
F/O
FOFO
FO
G
2"
G
2"
G
2"
G
2"
G
2"
G
2"
G
2"
G
2"
G
2"
G
2"
W SO
EX INTAKE
T/C=1034.15
RIM=1033.40
FL(E 15"RCP)=1027.66
W SO
CO
FO
GM
EM
X
X X X X
O/
E
O/
E
O/
E
O/
E
O/
E
O/
E
O/
E
O/
E
O/
E
O/
E
ST 15"ST 15"
ST
21
"
ST
21
"
ST
21
"
ST
21
"
ST
21
"
ST
21
"
ST
21
"
ST
ST
12
"
ST
12
"
SAN 6"
SAN 6"SAN 6"
SA
N
8"
SA
N
10
"
SA
N
10
"
SA
N
10
"
SA
N
10
"
SA
N
10
"
SA
N
10
"
SA
N
10
"
SA
N
10
"
SA
N
10
"
SA
N
10
"
O/E
O/E
O/
E
O/
E
O/
E
O/
E
O/
E
O/
E
O/
E
O/E
O/E
O/E
O/E
O/E
O/E
O/E
O/E
EX CONCRETE
EX GRAVEL
PARKING
EX GRAVEL
EX GRAVEL
EX GRAVEL
AL
L
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6T
H
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70
'
R
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O
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W
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(
P
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-
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)
FF=1034.51
FF=1034.46
FF=1035.06
EX 'HANDICAP STALL' SIGN
F/O F/O F/O F/O F/O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/O F/O F/O F/O F/O F/O F/O F/O
ST
21
"
ST
21
"
ST
21
"
EX GAS MAIN PER CITY LOCATE
APPROX. LOCATION
PER MIFIBER MAPS
APPROX. LOCATION
PER MIFIBER MAPS
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
APPROX. LOCATION
PER UPN MAPS
F/
O
F/O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/O F/O F/O
CATV CATV
CA
T
V
CA
T
V
APPROX. LOCATION
PER MEDIACOM MAP
CATV CATV CATV
CA
T
V
CA
T
V
CA
T
V
CA
T
V
CA
T
V
CA
T
V
APPROX. LOCATION
PER MEDIACOM MAP
APPROX. LOCATION
PER LUMEN MAP
EX 5' CHAINLINK FENCE
F/O F/O F/O
F/
O
F/O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
APPROX. LOCATION
PER CONSOLIDATED MAPS
F/
O
F/
O F/O
F/O
F/O
F/O
F/O
F/O
F/O F/O F/O
F/O
F/O
F/O
F/O
F/O
APPROX. LOCATION
PER CONSOLIDATED MAPS
APPROX. LOCATIONS
PER LUMEN AND CONSOLIDATED MAPS
F/O
F/O
F/O
F/O
F/O
F/O
F/O
F/O
F/O F/O F/O F/O F/O
APPROX. LOCATION
PER CONSOLIDATED MAPS
F/O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
O
F/
OAPPROX. LOCATIONS
PER LUMEN MAPS
BL
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3
8
'
OV
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BLDG CORNER IS ON LOT LINE
EX BUILDING
450 6TH STREET
4100 SF
OWNER: JERRY A. AND JOYCE A.
WRIGHT
ZONED:C-2
OWNER: BOWTRUSS
PROPERTIES LLC
ZONED:C-2
EX BUILDING
410 6TH STREET
1840 SF
EX BUILDING
400 6TH STREET
1870 SF
W
8"
W
8"
W
8"
W
8"
W
8"
W
8"
W8"
W8"
W8"
W8"
APPROX. LOCATION
PER CITY GIS
SAN 4"
SAN
4"
EX SAN SERVICE
INV=1025.98
EX SAN SERVICE
AT STUB
INV=1026.49
EX SAN SERVICE
INV=1025.02
SAN 4"SAN 4"
EX SAN SERVICE
LOCATION & DEPTH UNKNOWN
99.25'
5.
2
5
'
2.25'
10
.
0
0
'
2.25'
2.
2
5
'
0.75'
3.
7
5
'
2.95'
21
.
3
3
'
3.21'
3.
7
5
'
0.75'
2.
2
5
'
2.20'
10
.
0
0
'
2.20'
5.
2
5
'
99.25'
63
.
8
3
'
MPP 1500 GAL GREASE INTERCEPTOR
RIM(N/S)=1035.00
INV(S)=1028.95
INV(N)=1029.20
**SEE DETAIL**
SA
N
4"
SAN 4"
INV(4") 1029.50
**REFERENCE ARCHITECTURAL
FOR CONTINUATION**
18LF 4" SAN. PIPE W/90° BEND
@ S=2.00%
INV(4" EX) 1026.49±
**REFERENCE ARCHITECTURAL
FOR CONTINUATION**
**CONTRACTOR TO VERIFY & COORDINATE
IMPROVEMENTS OF FIBER OPTIC UTILITY
WITH UTILITY OWNER. REFERENCE SITE SURVEY
FOR ADDITIONAL INFORMATION**
**CONTRACTOR TO VERIFY & COORDINATE
LOCATION, MEANS, & METHODS OF CONSTRUCTION
TO PRESERVE EXISTING UTILITIES **
**CONTRACTOR TO VERIFY & COORDINATE
IMPROVEMENTS OF FIBER OPTIC UTILITY
WITH UTILITY OWNER. REFERENCE SITE SURVEY
FOR ADDITIONAL INFORMATION**
GM
INV(4") 1028.29
**REFERENCE ARCHITECTURAL
FOR CONTINUATION**
PROTECT EXISTING INTAKE WITH SILT
SOCK/WATTLE AND BELOW GRADE
SILT BASKET. *SEE NOTES THIS SHEET*
ST
8"
6" HDPE
FL = 1030.00
REFERENCE ARCH FOR CONTINUATION
AND CONNECTION TO ROOF DRAIN
SPECIFICATIONS
30LF 8" ADS HDPE STORM PIPE
WITH 90° ELBOW
@ S = 4.00%
CORE DRILL 6" HDPE
FL6"(S) = 1028.82
8"x6" TEE
NEW 6" FIRE SERVICE &
2" DOMESTIC SERVICE & WSO(S)/VALVE(S)
TO BE CONSTRUCTED PER CITY OF WAUKEE SPECIFICATIONS
REFERENCE ARCH FOR CONTINUATION
WS O
**CRITICAL CROSSING**
BEND WATER UNDER 8" STORM
WITH MINIMUM 1.5' SEPERATION
30LF 4" SAN. PIPE
W/90° BENDS
@ S=2.00%
PROPOSED BUILDING
6,250SF
FFE = 1035.00
FIRE RISER ROOM
REF. ARCH.
TRANSFORMER & PAD
(SEE DETAIL C6.1)
4.
1
7
'
WSO
UT
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C4.1
DRAWING DATE:
ORCA PROJECT #:
SHEET:
NO
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42
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240022
11-12-2024
1ST CITY SUBMITTAL
CO
M
M
E
R
C
I
A
L
SI
T
E
P
L
A
N
1-30-2025
2ND CITY SUBMITTAL
2-24-2025
3RD CITY SUBMITTAL
3-6-2025
FINAL CITY SUBMITTAL
GRAPHIC SCALE
010 5 10 20
UTILITY NOTES:
1.ALL PROPOSED UTILTIES SHALL BE PRIVATE, UNLESS NOTED OTHERWISE.
2.ALL WATER LINES SHALL HAVE A MINIMUM OF 5.5' OF COVER UNLESS NOTED OTHERWISE.
3.FIRE HYDRANT ASSEMBLY SHALL INCLUDE THE TEE, BRANCH, VALVE AND HYDRANT.
4.PIPE LENGTHS CALLED OUT ON PLANS INCLUDE FLARED END SECTION, WHERE APPLICABLE.
5.STORM SEWER CALLED OUT AS RCP MUST BE CLASS III RCP OR ADS N-12.
6.STORM SEWER CALLED OUT AS N-12 MAY BE EITHER N-12 OR CLASS III RCP.
7.FOR RCP PIPE, ASSOCIATED F.E.S. MUST BE RCP. FOR N-12 PIPE, ASSOCIATED F.E.S. SHALL BE CMP.
8.TRANSFORMER PAD IS SHOWN FOR REFERENCE ONLY AND MAY NOT BE DRAWN TO ACTUAL SIZE. PAD SHALL CONFORM TO ALL
UTILITY COMPANY DESIGN STANDARDS AND SPECIFICATIONS.
9.GAS METER SHOWN FOR LOCATION OF CONNECTION WITH MIDAMERICAN ENERGY. GAS SERVICE TO BE DESIGN MY
MIDAMERICAN ENERGY.
10.ALL EXISTING UTILITY AND SERVICE CONNECTION ELEVATIONS TO BE VERIFIED BY CONTRACTOR PRIOR TO CONSTRUCTION.
11.CONTRACTOR IS TO BE RESPONSIBLE FOR EXISTING UTILITY PRESERVATION. FIBER OPTIC LINES ARE DRAWN PER OWNER
SUPPLIED MAPS, CONTRACTOR TO VERIFY LOCATION AND CONSTRUCTION MEANS & METHODS WITH UTILITY OWNER AND ORCA
CONSULTING LLC. WILL NOT BE RESPONSIBLE FOR ANY UTILITY LOCATION THAT IS ALTERNATE TO THESE PLANS.
12.CAP ANY EXISTING SANITARY SERVICES NOT TO BE REUSED AT THE MAIN. INSTALL 4-FT CIPP SHORT LINER IN 10" MAIN TO
ABANDON SANITARY SERVICE. DO NOT EXCAVATE INTO 6TH STREET TO ABANDON ANY SERVICES.
TRANSFORMER PAD MOAT DETAIL
NOT TO SCALE
REINFORCED CONCRETE
TRANSFORMER PAD (PER
MID-AMERICAN STANDARDS)
REFERENCE ELECTRICAL PLANS
TRANSFORMER
3'
3'
3'
3'
3" RIVER ROCK,
SCREENED
DURAEDGE 1/8"
STEEL EDGING,
COLOR GREEN
REINFORCED CONCRETE
TRANSFORMER PAD (PER
MID-AMERICAN STANDARDS)
3" RIVER ROCK,
SCREENED
3'
2'2'
3'LINE TRENCH WITH SILT FENCE
FABRIC (OR OTHER SOIL FABRIC
WITH EQUAL OR LOWER
POROSITY)
DURAEDGE 1/8"
STEEL EDGING,
COLOR GREEN
EROSION CONTROL NOTES:
1.INSTALL PERIMETER SILT FENCE OR SOCK/WATTLE PRIOR TO CONSTRUCTION.
2.INSTALL DROP-IN BELOW GRADE INLET PROTECTION ON ALL INTAKES WITHIN THE DISTURBED AREA.
3.CONTRACTOR SHALL BE RESPONSIBLE FOR SUPPLYING A CONCRETE WASHOUT IN ACCORDANCE WITH SUDAS SECTION 11.050 DURING ALL
CONCRETE WORK.
4.CONTRACTOR SHALL BE RESPONSIBLE FOR SUPPLYING TEMPORARY RESTROOM FACILITIES. SANITARY WASTE SHALL BE DISPOSED OF PER ALL
FEDERAL, STATE, AND LOCAL REGULATIONS.
5.AFTER FINAL STABILIZATION HAS OCCURRED, CONTRACTOR SHALL BE RESPONSIBLE FOR THE REMOVAL OF ALL TEMPORARY EROSION CONTROL
DEVICES INCLUDING SILT FENCE AND INLET PROTECTION.
TOPSOIL NOTES:
1.STRIP AND STOCKPILE THE TOP 8" OR IN-SITU DEPTH OF ORGANIC TOPSOIL ON ALL DISTURBED AREAS.
2.RESPREAD TOPSOIL TO A MINIMUM DEPTH OF 8" ON ALL GREEN (NON-PAVED) AREAS. IMPORT TOPSOIL AS NECESSARY TO ACHIEVE A MINIMUM
DEPTH OF 6".
3.TOPSOIL SHALL BE FREE OF ALL ROCK AND DEBRIS LARGER THAN 3/4" IN SIZE.
4.TOPSOIL IS DEFINED AS: FERTILE, FRIABLE LOAM, CAPABLE OF SUSTAINING VIGOROUS PLANT GROWTH, FROM WELL DRAINED SITE FREE FROM
FLOODING, NOT IN FROZEN OR MUDDY CONDITIONS; REASONABLE FREE FROM SUBSOIL, CLAY LUMPS, ROOTS, GRASS, WEEDS, STONES LARGER
THAN 3/4" IN DIAMETER, AND FOREIGN MATTER; ACIDITY RANGE (PH) OF 5.5 TO 7.5; CONTAINING MINIMUM 4 PERCENT AND MAXIMUM 20 PERCENT
ORGANIC MATTER.
5.CONTRACTOR SHALL BE RESPONSIBLE FOR ENSURING ALL TOPSOIL REQUIREMENTS OF NPDES GENERAL PERMIT NO. 2 AND COSESCO ARE MET
EVEN THOUGH PERMITS ARE NOT REQUIRED.
substancearchitecturesubstancearchitecture
Waukee Triangle 430 6th Street - East Elevation SJC PROPERTIES
BARBER
WAUKEE est. 1878
MARKETBAKERY
February 21, 2025
substancearchitecturesubstancearchitecture
Waukee Triangle 430 6th Street - South Elevation
ADJACENT BUILDING
SJC PROPERTIES
February 21, 2025
substancearchitecturesubstancearchitecture
Waukee Triangle 430 6th Street - West Elevation SJC PROPERTIES
February 21, 2025
substancearchitecturesubstancearchitecture
Waukee Triangle 430 6th Street - North Elevation SJC PROPERTIES
February 21, 2025
BARBER
WAUKEE est. 1878
MARKETBAKERY
A302
1
A302
2
??
??
A301
2
A302
3
A301
1
A301
2
A2.01
EXTERIOR ELEVATIONS
SCALE:1 ELEVATION - EAST
1/8" = 1'-0"
L
K
J
H
G
F
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D
C
B
A
21 3 4 5 6 7 8 9 10 11 12 13 14 15
1300 Walnut Street, Suite 201
Des Moines, Iowa 50309
Ph. 515 243 4407
www.substancearchitecture.com
CO
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SCALE:2 ELEVATION - NORTH
1/8" = 1'-0"SCALE:2 ELEVATION - SOUTH
1/8" = 1'-0"
SJ
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Substance No.:
Date:
Revisions
0711
14 NOVEMBER 2024
MARK DESCRIPTION DATE
1
SCALE:1 ELEVATION - WEST
1/8" = 1'-0"
ADJACENT BUILDING
BRICK MASONRY
BRICK MASONRY
BRICK
PRE FABRICATED CORNICE
PAINT
OPEN TO BALCONY
WOOD - PAINTED
WOOD / GLASS STOREFRONT
PAINT
BRICK MASONRY
CASTCONCRETE
ACCENT | TRIMWALL MOUNT
LIGHT FIXTURE
Construction Documents 18 DECEMBER 2024
604 LOCUST STREET
DES MOINES, IOWA 50309
515-279-3900
KPFF
STRUCTURAL ENGINEER
3512 Richland Road
Van Meter, Iowa 50261
515- 778 - 6609
ORCA CONSULTING
CIVIL ENGINEER
12365 NW Hugg Drive
Polk City, Iowa 50226
515 - 984 -7727
CEA
Currie Engineering Consultants, PLC.
MEP ENGINEER
2 REVISION 1 17 FEBRUARY 2025
NOTE:
ALL BUILDING SIGNAGE WILL REQUIRE REVIEW AND
APPROVAL FROM THE WAUKEE COMMUNITY DEVELOPMENT
DEPARTMENT.
BRICK MASONRY
CASTCONCRETE
ACCENT | TRIM
WALL MOUNT
LIGHT FIXTURE
SIMILAR