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HomeMy WebLinkAbout2026-05-04 I06 Legacy Cottages_Site Plan AGENDA ITEM: CITY OF WAUKEE, IOWA CITY COUNCIL MEETING COMMUNICATION MEETING DATE: May 4, 2026 AGENDA ITEM: Consideration of approval of resolution approving a site plan for Legacy Cottages (1505 SE Laurel Street) FORMAT: Resolution SYNOPSIS INCLUDING PRO & CON: The applicant is requesting approval of a site plan for a townhome development for independent living. The property is located south of Hickman Road and west of SE Legacy Pointe Boulevard, containing 2.96 acres. The property is zoned R-3, Multi-Family Residential District with a Planned Development Overlay. The property currently includes a building that is just over 12,000 square feet in area and was built for a memory care facility in 2010. The property owner plans to demolish the existing building and development townhomes for independent living. The site plan includes a total of 6 townhome buildings with a total of 18 units for the entire site. Each building includes between 2 to 4 units each. Each unit includes 2 bedrooms and is 1,555 square feet in area. Each unit includes an attached garage. Monument signs will be provided at both the north and south ends of the site, adjacent to the public streets. Two accesses will be provided into the site, one at the north and one at the south. The internal street will be privately owned and maintained. Five-foot- wide sidewalks will be provided adjacent to the site along both SE Laurel Street and SE Golden Harvest Drive. Five-foot-wide sidewalks will also be provided along both sides of the private street within the development. Pedestrian connections will be provided into the site from the public sidewalks. A total of 40 parking spaces are required, they are providing 40 spaces, including 4 visitor spaces and 1 accessible stall. The total parking spaces provided includes the attached garages. The units will be serviced with private utilities that will be privately owned and maintained. Storm water detention will be provided in a basin located at the northeast corner of the site. A minimum of 20% of the site is required to be open space, they are providing 59%. They are providing the required amount of plantings. The lighting plan provided meets the requirements of the City Code. They are providing street lighting as well as residential wall sconces on the buildings. I6 The building elevations are proposed to be constructed of stone veneer, vinyl siding, and asphalt shingles. FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS: COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission reviewed the site plan request at their meeting on April 28, 2026, and recommended approval: Approval of a Site Plan for Legacy Cottages (1505 SE Laurel St) Melissa DeBoer, Planning Coordinator, introduced the request for approval of a site plan for an independent living, townhome development, as requested by O’Brien Construction and Welltower Iowa Holdco LLC, represented by Doug Mandernach of Civil Design Advantage. The property is generally located south of Hickman Road and west of SE Legacy Pointe Boulevard, containing approximately 2.96 acres. This location currently contains a building that is just over 12,000 square feet in area and was built for a memory care facility in 2010. The property owner plans to demolish the current building and develop townhomes for independent living. The project includes a total of six townhome buildings with a total of 18 townhome units for the entire site. Each building includes between two to four units each. Each unit will include two bedrooms and is 1,555 square feet in area. Each unit includes an attached garage. Monument signs will be provided at both the north and south ends of the site, adjacent to the public streets. Two accesses will be provided onto the site; one from SE Golden Harvest Drive at the north and one from SE Laurel Street at the south. The internal street will be privately owned and maintained. A total of 40 parking spaces are required with a total of 40 spaces provided, including four visitor spaces and one accessible stall. The total parking spaces provided also include the attached garages. Five-foot-wide sidewalks will be provided adjacent to the site along both SE Laurel Street and SE Golden Harvest Drive. Five-foot-wide sidewalks will also be provided along both sides of the private street within the development. Pedestrian connections will be provided into the site from the public sidewalks. The units will be serviced with private utilities that will be privately owned and maintained. Storm water detention will be provided in a basin located at the northeast corner of the site. A minimum of 20% of the project area is required to be open space. The total amount of open space proposed is 59%. Plantings are being provided throughout the site in compliance with the Landscape & Open Space Ordinance. The elevations of the buildings are proposed to be constructed of stone veneer, vinyl siding, and asphalt singles in different color variations. Elevations of the proposed buildings have been provided for review. The lighting plan for the site includes street lighting for the private street and residential wall sconces for the units. The photometric plan meets the requirements of the City Code. The proposed site plan is in general conformance with the Zoning Ordinance, Subdivision Ordinance, Site Plan Ordinance, and Comprehensive Plan. Staff recommends approval of the site plan for Legacy Cottages subject to remaining staff comments. Discussion as follows: • Staff confirmed that the units will be rentals based on one lot of record versus individual lots • General discussion of existing landscape buffers, and proximity to Stivers Ford • General discussion of public and private streets in that area Motion by Commissioner Bannister for Approval of a Site Plan for Legacy Cottages (1505 SE Laurel St), seconded by Commissioner Streit. Ayes: Broderick, Streit, Beenken, Lohse, Tuel, and Bannister. Nays: None. Motion carried. RECOMMENDATION: Approve the resolution ATTACHMENTS: I. Proposed Resolution II. Staff Report III. Site Plan IV. 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 2026- APPROVING THE SITE PLAN FOR LEGACY COTTAGES (1505 SE LAUREL 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 Legacy Cottages, subject to remaining staff comments on April 28, 2026; AND, WHEREAS, the Site Plan for Legacy Cottages is in general conformance with §160 – Site and Building Development Standards Ordinance of the Waukee Municipal Code; AND, WHEREAS, the Site Plan for Legacy Cottages is in general conformance with §161 – Landscaping and Open Space Ordinance of the Waukee Municipal Code; AND, NOW THEREFORE BE IT RESOLVED by the City Council of the City of Waukee, Iowa on this 4th day of May, 2026, that the Site Plan for Legacy Cottages is approved. ____________________________ Courtney Clarke, Mayor Attest: ___________________________________ Rebecca D. Schuett, City Clerk RESULTS OF VOTE: AYE NAY ABSENT ABSTAIN Kala Anderson Chris Crone Rob Grove Lori Lyon Anna Bergman Pierce PLANNING AND ZONING COMMISSION STAFF REPORT PROJECT: Legacy Cottages – Site Plan PREPARED BY: Melissa DeBoer, AICP – Planning Coordinator REPORT DATE: April 24, 2026 MEETING DATE: April 28, 2026 GENERAL INFORMATION Applicant: O’Brien Construction Owner: Welltower Iowa Holdco LLC Owner’s Representative: Doug Mandernach with Civil Design Advantage Request: The applicant is requesting approval of a site plan for an independent living, townhome development. Location and Size: Property is generally located south of Hickman Road and west of SE Legacy Pointe Boulevard, containing approximately 2.96-acres. AREA MAP ABOVE: Aerial of property identifying the proposed development (outlined in BLUE). April 27, 2026 2 of 3 LAND USES AND ZONING Location Existing Land Use Comprehensive Plan Current Zoning Property in Question Memory Care Facility Community Commercial R-3 (Multi-Family Residential District) / PD-1 (Planned Development Overlay District) North Townhome Residential Medium Density Residential R-3 (Multi-Family Residential District) / PD-1 (Planned Development Overlay District) South Single-Family Residential Single Family Residential R-3 (Multi-Family Residential District) / PD-1 (Planned Development Overlay District) East Townhome Residential Medium Density Residential R-3 (Multi-Family Residential District) / PD-1 (Planned Development Overlay District) West Townhome Residential / Commercial (Stivers) Medium Density Residential & Community Commercial R-3 (Multi-Family Residential District) / PD-1 (Planned Development Overlay District) and C-1 (Community and Highway Service Commercial District) HISTORY The subject property currently contains a building that is just over 12,000 square feet in area and was built for a memory care facility in 2010. The property owner plans to demolish the current building and develop townhomes for independent living. PROJECT DESCRIPTION The project includes a total of 6 townhome buildings with a total of 18 townhome units for the entire site. Each building includes between 2 to 4 units each. Each unit will include two bedrooms and is 1,555 square feet in area. Each unit includes an attached garage. Monument signs will be provided at both the north and south ends of the site, adjacent to the public streets. ACCESS AND PARKING Two accesses will be provided into the site. One off of SE Golden Harvest Drive at the north and one off of SE Laurel Street at the south. The internal street will be privately owned and maintained. A total of 40 parking spaces are required and a total of 40 spaces are provided, including 4 visitor spaces and 1 accessible stall. The total parking spaces provided also includes the attached garages. SIDEWALKS/TRAILS Five-foot-wide sidewalks will be provided adjacent to the site along both SE Laurel Street and SE Golden Harvest Drive. Five-foot-wide sidewalks will also be provided along both sides of the private street within the development. Pedestrian connections will be provided into the site from the public sidewalks. April 27, 2026 3 of 3 UTILITIES The units will be serviced with private utilities that will be privately owned and maintained. Storm water detention will be provided in a basin located at the northeast corner of the site. LANDSCAPING & OPEN SPACE A minimum of 20% of the project area is required to be open space. The total amount of open space proposed is 59%. Plantings are being provided throughout the site in compliance with the Landscape & Open Space Ordinance. BUILDING ELEVATIONS The elevations of the buildings are proposed to be constructed of stone veneer, vinyl siding, and asphalt singles in different color variations. Elevations of the proposed buildings have been provided for review. LIGHTING PLAN The lighting plan for the site includes street lighting for the private street and residential wall sconces for the units. The photometric plan meets the requirements of the City Code. STAFF RECOMMENDATION The proposed site plan is in general conformance with the Zoning Ordinance, Subdivision Ordinance, Site Plan Ordinance, and Comprehensive Plan. Staff recommends approval of the site plan for Legacy Cottages subject to remaining staff comments. LEGACY COTTAGES 4121 NW URBANDALE DRIVE, URBANDALE, IA 50322 PH: (515) 369-4400 CIVIL DESIGN ADVANTAGE UTILITY WARNING EXISTING/ PROPOSED USE CONSTRUCTION SCHEDULE DEVELOPMENT SUMMARY SUBMITTAL DATES ARCHITECT PROJECT SITE ADDRESS SURVEYOR ZONING OWNER INDEX OF SHEETSVICINITY MAP GENERAL LEGEND ENGINEER APPLICANT LEGAL DESCRIPTION BUILDING DATA BENCHMARKS LEGACY COTTAGES SITE PLAN FOR: WAUKEE, IOWA PRELIMI N A R Y NOT FOR C O N S T R U C T I O N l l l l l l www.iowaonecall.com 1-800-292-8989 ONE CALL IOWA ONE CALL Know what's before you dig. below.Call WAUKEE, IOWA 15 6 T H S T . HICKMAN RD. LAUREL ST.SITE DATE OF SURVEY PARKING CALCULATIONS CI V I L D E S I G N A D V A N T A G E 2509747 LE G A C Y C O T T A G E S EN G I N E E R : TE C H : RE V I S I O N S DA T E WA U K E E , I O W A 10 IN I T I A L S U B M I T T A L 2- 3 - 2 6 PH O N E : ( 5 1 5 ) 3 6 9 - 4 4 0 0 41 2 1 N W U R B A N D A L E D R I V E UR B A N D A L E , I A 5 0 3 2 2 SE C O N D S U B M I T T A L 2- 2 6 - 2 6 TH I R D S U B M I T T A L 3- 1 9 - 2 6 FO U R T H S U B M I T T A L 4- 7 - 2 6 FI F T H S U B M I T T A L 4- 2 0 - 2 6 2 DE T A I L S ROOF DRAIN CONNECTION WITH TEE CONCRETE DRIVEWAY TYPE A INTEGRAL 6" STANDARD CURB SPOT ELEVATION REFERENCE GENERAL FEATURES OF AN ACCESSIBLE SIDEWALK CURB RAMPS - GENERAL SECTION SW-201 SANITARY SEWER SERVICE STUB WITH RISER HDPE INTAKE CITY OF WAUKEE STANDARD HYDRANT TYPICAL SECTION - 26' B-B CI V I L D E S I G N A D V A N T A G E 2509747 LE G A C Y C O T T A G E S EN G I N E E R : TE C H : RE V I S I O N S DA T E WA U K E E , I O W A 10 IN I T I A L S U B M I T T A L 2- 3 - 2 6 PH O N E : ( 5 1 5 ) 3 6 9 - 4 4 0 0 41 2 1 N W U R B A N D A L E D R I V E UR B A N D A L E , I A 5 0 3 2 2 SE C O N D S U B M I T T A L 2- 2 6 - 2 6 TH I R D S U B M I T T A L 3- 1 9 - 2 6 FO U R T H S U B M I T T A L 4- 7 - 2 6 FI F T H S U B M I T T A L 4- 2 0 - 2 6 3 DE T A I L S 2 1 AA RIP RAP FOR PIPE OUTLET ONTO FLAT GROUND POND OUTLET SW-512 WITH STANDPIPE REV A7004-110-103DWG NO.1 OF 1SHEETNTSSCALEDWG SIZE A 3130 VERONA AVE BUFORD, GA 30518 PHN (770) 932-2443 FAX (770) 932-2490 www.nyloplast-us.com 24R ENVIROHOOD FOR 48" - 54" ROUND CONCRETE STRUCTURES TITLE PROJECT NO./NAME MATERIAL DATE APPD BY DATE DRAWN BYTHIS PRINT DISCLOSES SUBJECT MATTER IN WHICH NYLOPLAST HAS PROPRIETARY RIGHTS. THE RECEIPT OR POSSESSION OF THIS PRINT DOES NOT CONFER, TRANSFER, OR LICENSE THE USE OF THE DESIGN OR TECHNICAL INFORMATION SHOWN HEREIN REPRODUCTION OF THIS PRINT OR ANY INFORMATION CONTAINED HEREIN, OR MANUFACTURE OF ANY ARTICLE HEREFROM, FOR THE DISCLOSURE TO OTHERS IS FORBIDDEN, EXCEPT BY SPECIFIC WRITTEN PERMISSION FROM NYLOPLAST. 7-2-12 JJC ©2012 NYLOPLAST HIGH DENSITY POLYETHYLENE7-2-12 JJC 18.0 R15.6 DESIGNED TO FIT 48" - 54" ROUND CONCRETE STRUCTURES 39.9 41.7 23.5 26.9 30.6 REMOVABLE 6" ACCESS PORT RISER WITH ROCK MAINTENANCE RECOMMENDATIONS: • OVER THE SPAN OF THE FIRST YEAR OF A NEW INSTALLATION, MONTHLY MONITORING IS RECOMMENDED ONCE THE SITE HAS STABILIZED. • MEASUREMENTS SHOULD BE TAKEN USING SOME SORT OF PROBE OR OTHER DEVICE AS IT MAY BE DIFFICULT TO DETERMINE HOW MUCH SEDIMENT HAS ACCUMULATED. • DURING THE MONITORING AND REMOVAL PROCESS, CHECK FOR EVIDENCE OF RESTRICTED FLOW SUCH AS A HIGH WATER LEVEL OR CLOGGING DEBRIS. • AFTER THE MONITORING PERIOD, IT IS BEST TO CONTINUALLY SCHEDULE MAINTENANCE BASED ON THE AMOUNT OF SEDIMENT ACCUMULATING IN THE SUMP OF THE STRUCTURE AND HOW MUCH OIL AND DEBRIS IS VISIBLE ON THE SURFACE OF THE WATER OVER TIME. • IN CASE OF A SPILL OR OTHER OCCASIONS WHERE AN ABNORMAL AMOUNT OF POLLUTANTS MAY ACCUMULATE IN THE STRUCTURE, IT IS BEST TO CLEAN OUT THE STRUCTURE AS QUICKLY AS POSSIBLE. • IF ANOTHER DEVICE THAT ASSISTS IN THE REMOVAL OF POLLUTANTS AND COARSE DEBRIS IS USED, SUCH AS A FLEXSTORM PRODUCT, IT IS BEST TO FOLLOW THE MAINTENANCE CONSIDERATIONS FOR THAT PRODUCT AS THEIR MAINTENANCE REQUIREMENTS MAY BE STRICTER. • A VACUUM TRUCK IS BEST FOR THE REMOVAL OF DEBRIS AND POLLUTANTS WHEN NECESSARY. AFTER THE COLLECTION OF THE WASTE, IT SHALL BE DISPOSED OF ACCORDING TO THE LOCAL ENVIRONMENT REQUIREMENTS. • ONCE THE WASTE HAS BEEN REMOVED, CHECK SEALS AND MOUNTING HARDWARE TO ENSURE THE ENVIROHOOD CAN FUNCTION PROPERLY. ENVIROHOOD MAINTENANCE DETAIL SE GOLD E N HARVES T D R I V E LA U R E L S T CI V I L D E S I G N A D V A N T A G E 2509747 LE G A C Y C O T T A G E S EN G I N E E R : TE C H : RE V I S I O N S DA T E WA U K E E , I O W A 10 IN I T I A L S U B M I T T A L 2- 3 - 2 6 PH O N E : ( 5 1 5 ) 3 6 9 - 4 4 0 0 41 2 1 N W U R B A N D A L E D R I V E UR B A N D A L E , I A 5 0 3 2 2 SE C O N D S U B M I T T A L 2- 2 6 - 2 6 TH I R D S U B M I T T A L 3- 1 9 - 2 6 FO U R T H S U B M I T T A L 4- 7 - 2 6 FI F T H S U B M I T T A L 4- 2 0 - 2 6 4 SU R V E Y A N D D E M O L I T I O N P L A N DEMOLITION NOTES TRAFFIC CONTROL NOTES D W DW D W DW D W D W DW D W D W DW D W DW D W DW DW D W DW D W SE GOLD E N HARVES T D R I V E LA U R E L S T BLDG A BLDG B BLDG C BLDG D BLDG F BLDG E SE GOLDEN HARVEST DRIVE CI V I L D E S I G N A D V A N T A G E 2509747 LE G A C Y C O T T A G E S EN G I N E E R : TE C H : RE V I S I O N S DA T E WA U K E E , I O W A 10 IN I T I A L S U B M I T T A L 2- 3 - 2 6 PH O N E : ( 5 1 5 ) 3 6 9 - 4 4 0 0 41 2 1 N W U R B A N D A L E D R I V E UR B A N D A L E , I A 5 0 3 2 2 SE C O N D S U B M I T T A L 2- 2 6 - 2 6 TH I R D S U B M I T T A L 3- 1 9 - 2 6 FO U R T H S U B M I T T A L 4- 7 - 2 6 FI F T H S U B M I T T A L 4- 2 0 - 2 6 5 DI M E N S I O N P L A N GENERAL NOTES GENERAL NOTES D W DW D W DW D W D W DW D W D W DW D W DW D W DW DW D W DW D W SE GOLD E N HARVES T D R I V E LA U R E L S T F.F.E.=1033.50 F.F.E.=1029.80 F.F.E.=1027.80 F.F.E.=1023.50 F.F.E.=1027.50 F.F.E.=1031.50 F.F.E.=1035.10 CI V I L D E S I G N A D V A N T A G E 2509747 LE G A C Y C O T T A G E S EN G I N E E R : TE C H : RE V I S I O N S DA T E WA U K E E , I O W A 10 IN I T I A L S U B M I T T A L 2- 3 - 2 6 PH O N E : ( 5 1 5 ) 3 6 9 - 4 4 0 0 41 2 1 N W U R B A N D A L E D R I V E UR B A N D A L E , I A 5 0 3 2 2 SE C O N D S U B M I T T A L 2- 2 6 - 2 6 TH I R D S U B M I T T A L 3- 1 9 - 2 6 FO U R T H S U B M I T T A L 4- 7 - 2 6 FI F T H S U B M I T T A L 4- 2 0 - 2 6 6 GR A D I N G P L A N GRADING NOTES PAVEMENT THICKNESS DW D W D W CI V I L D E S I G N A D V A N T A G E 2509747 LE G A C Y C O T T A G E S EN G I N E E R : TE C H : RE V I S I O N S DA T E WA U K E E , I O W A 10 IN I T I A L S U B M I T T A L 2- 3 - 2 6 PH O N E : ( 5 1 5 ) 3 6 9 - 4 4 0 0 41 2 1 N W U R B A N D A L E D R I V E UR B A N D A L E , I A 5 0 3 2 2 SE C O N D S U B M I T T A L 2- 2 6 - 2 6 TH I R D S U B M I T T A L 3- 1 9 - 2 6 FO U R T H S U B M I T T A L 4- 7 - 2 6 FI F T H S U B M I T T A L 4- 2 0 - 2 6 7 GR A D I N G P L A N DETAIL A DETAIL B DETAIL C DETAIL D D W DW D W DW D W D W DW D W D W DW D W DW D W DW DW D W DW D W SE GOLD E N HARVEST D R I V E LA U R E L S T F.F.E.=1031.50 F.F.E.=1035.10 F.F.E.=1027.50 F.F.E.=1023.50 F.F.E.=1027.80 F.F.E.=1029.80 F.F.E.=1033.50 CI V I L D E S I G N A D V A N T A G E 2509747 LE G A C Y C O T T A G E S EN G I N E E R : TE C H : RE V I S I O N S DA T E WA U K E E , I O W A 10 IN I T I A L S U B M I T T A L 2- 3 - 2 6 PH O N E : ( 5 1 5 ) 3 6 9 - 4 4 0 0 41 2 1 N W U R B A N D A L E D R I V E UR B A N D A L E , I A 5 0 3 2 2 SE C O N D S U B M I T T A L 2- 2 6 - 2 6 TH I R D S U B M I T T A L 3- 1 9 - 2 6 FO U R T H S U B M I T T A L 4- 7 - 2 6 FI F T H S U B M I T T A L 4- 2 0 - 2 6 8 UT I L I T Y P L A N UTILITY NOTES D W D W D W D W D W D W D W D W D W D W D W D W D W D W D W D W D W D W SE G O L D E N HA R V E S T D R I V E LAURE L S T TSB #1 DA #1 2.53 AC R l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l ll l l l l l l l l l CI V I L D E S I G N A D V A N T A G E 2509747 LE G A C Y C O T T A G E S EN G I N E E R : TE C H : RE V I S I O N S DA T E WA U K E E , I O W A 10 IN I T I A L S U B M I T T A L 2- 3 - 2 6 PH O N E : ( 5 1 5 ) 3 6 9 - 4 4 0 0 41 2 1 N W U R B A N D A L E D R I V E UR B A N D A L E , I A 5 0 3 2 2 SE C O N D S U B M I T T A L 2- 2 6 - 2 6 TH I R D S U B M I T T A L 3- 1 9 - 2 6 FO U R T H S U B M I T T A L 4- 7 - 2 6 FI F T H S U B M I T T A L 4- 2 0 - 2 6 9 ER O S I O N A N D S E D I M E N T C O N T R O L P L A N R TSB # l l l l SWPPP LEGEND VICINITY MAP WAUKEE, IOWA DISCHARGE POINT SUMMARY STABILIZATION QUANTITIES NOTES: 15 6 T H S T . HICKMAN RD. LAUREL ST.SITE D W DW D W DW D W D W DW D W D W DW D W DW D W DW DW D W DW D W SE GOLD E N HARVES T D R LA U R E L S T CODE QTY COMMON NAME BOTANICAL NAME CONDITION AND SIZE OVERSTORY TREES QB 7 SWAMP WHITE OAK QUERCUS BICOLOR B&B, 8` HEIGHT 7 SUBTOTAL: EVERGREEN TREES PC 6 BLUE SPRUCE PICEA PUNGENS `COLORADO GREEN`B&B, 6` HEIGHT 6 SUBTOTAL: SHRUBS BW 44 WINTERGREEN BOXWOOD BUXUS MICROPHYLLA `WINTERGREEN`CONT, 3 GAL JC 4 GOLD CONE COMMON JUNIPER JUNIPERUS COMMUNIS `GOLD CONE`CONT, 3 GAL JM 2 MEDORA JUNIPER JUNIPERUS SCOPULORUM 'MEDORA'CONT, 3 GAL PJ 8 PJM COMPACT RHODODENDRON RHODODENDRON X 'P.J.M. COMPACT'CONT, 3 GAL 58 SUBTOTAL: GRASSES DD 15 DWARF PRAIRIE DROPSEED SPOROBOLUS HETEROLEPIS 'TARA'CONT, 1 GAL 15 SUBTOTAL: PERENNIALS HO 35 STELLA DE ORO DAYLILY HEMEROCALLIS X 'STELLA DE ORO'CONT, 1 GAL HS 39 ELEGANS HOSTA HOSTA SIEBOLDIANA 'ELEGANS'CONT, 1 GAL SM 12 MAY NIGHT SAGE SALVIA X SYLVESTRIS 'MAY NIGHT'CONT, 1 GAL 86 SUBTOTAL: PLANT_SCHEDULE LA N D S C A P E P L A N LANDSCAPE NOTES LANDSCAPE REQUIREMENTS CI V I L D E S I G N A D V A N T A G E 2509747 LE G A C Y C O T T A G E S EN G I N E E R : TE C H : RE V I S I O N S DA T E WA U K E E , I O W A 10 IN I T I A L S U B M I T T A L 2- 3 - 2 6 PH O N E : ( 5 1 5 ) 3 6 9 - 4 4 0 0 41 2 1 N W U R B A N D A L E D R I V E UR B A N D A L E , I A 5 0 3 2 2 SE C O N D S U B M I T T A L 2- 2 6 - 2 6 TH I R D S U B M I T T A L 3- 1 9 - 2 6 FO U R T H S U B M I T T A L 4- 7 - 2 6 FI F T H S U B M I T T A L 4- 2 0 - 2 6 10 - VINYL - VINYL - VINYL - VINYL