HomeMy WebLinkAbout2021-05-17-I05 Autumn Valley Townhomes_Site Plan AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: May 17, 2021
AGENDA ITEM: Consideration of approval of a resolution approving a site plan for Autumn
Valley Townhomes
FORMAT: Resolution
SYNOPSIS INCLUDING PRO & CON: DR Horton, requests approval of a site plan to allow for the
construction of a seven (7) building, 42-unit townhome development.
The subject property is located north of University Avenue and west
of 9th Street. The units are intended to be owner occupied units. Each
building will have six (6) units. The units will be 1,630 square feet in
area. All buildings will be two story buildings. Access to the units will
be provided via private streets. All units will have two car garages on
the front of the unit. A 25-foot landscape buffer has been provided
around the north, east, south, and west sides of the development to
provide screening from the adjacent land uses.
Utilities as well as the street and all other common areas within the
development will be privately owned and maintained by the
homeowner’s association.
The applicant has provided elevations for proposed buildings on the
site which meet the intent of the architectural guidelines within the
Site Development and Building Standards Ordinance.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission
reviewed this project at the November 10, 2020 Commission Meeting and recommended
approval subject to remaining staff comments:
Approval of a Site Plan for Autumn Valley Townhomes
Senior Planner, Andy Kass, indicate that he would present agenda items 6, 7, and 8 at the same time
due to their interrelatedness. The request for approval of a preliminary plat, final plat, and site plan for
a townhome development as submitted by the applicant, DR Horton. The subject property is generally
located north of University Avenue and west of 9th Street, containing approximately 7.85 acres.
Mr. Kass advised that the project includes the construction of seven townhome buildings with a total
of 42 units. Each unit will be platted on its own lot for which each lot meets the minimum
requirements for the R-4 zoning district. The proposed units will be for sale with then intent to be
owner occupied. Each unit will be 1,630 square feet in area with two stall attached garages. Access to
the units will be via private streets that connect to 10th Street.
I5
Private utilities will serve the proposed units. A total of 93 parking spaces for which the site plan
identifies 95 parking spaces. Stormwater detention will be provided in a regional basin to the west.
Parkland dedication will be satisfied with the dedication of land to the west. Private street lighting will
be accomplished through the use of building mounted fixtures that will be automatically turned on.
The proposed units will be constructed with vertical and horizontal siding, brick, and various trim
elements. Multiple color schemes have been provided to add variation between the buildings. Mr. Kass
indicated the he was working with the applicant to address some minor remaining items on the rear
elevations of the buildings to provide additional variation. Mr. Kass indicated that 25-foot landscape
buffers will be required along all sides of the proposed development.
Mr. Kass advised the Commission that staff recommend approval of the preliminary plat, final plat,
and site plan subject to remaining staff comments and review of the legal documents.
Commissioner Koshy questioned if all of the units will have the same colors. Seth Moulton, applicant,
indicated that each building type will have a unique color scheme.
Commissioner Inman questioned if City staff was supportive of the building mounted street lighting.
Mr. Kass indicated that a plan was provided that demonstrates adequate lighting along the private
streets. Mr. Kass also indicated that the lights will be automatic and will not be able to be turned off by
the residents.
Commissioner Hoifeldt questioned what architectural elements remained to be addressed on the rear
elevations of the buildings. Mr. Kass indicated that the elevations show only one color across the rear
of each building and that additional trim elements or colors could be added to address the remaining
comment. Seth Moulton, applicant, indicated that DR Horton would be willing to add additional colors
around the offset for the dining area.
Commissioner Inman questioned what the intended price points of the units would be. Seth Moulton,
applicant, indicated that the target price range of the units is $215,000 to $224,000.
Commissioner Ward moved to approve the site plan for Autumn Valley Townhomes. The motion was
seconded by Commissioner Inman. Ayes: Inman, Koshy, Streit, Broderick, Ward, and Hoifeldt. Nays:
None. Motion Carries.
STAFF REVIEW AND COMMENT: All comments have been addressed. Staff recommends
approval of the site plan for Autumn Valley Townhomes.
RECOMMENDATION: Approve the resolution.
ATTACHMENTS: I. Proposed Resolution
II. Staff Report
III. Site Plan & Elevations
PREPARED BY: Andy Kass, Senior Planner
REVIEWED BY:
THE CITY OF WAUKEE, IOWA
RESOLUTION 2021-
APPROVING THE SITE PLAN FOR AUTUMN VALLEY TOWNHOMES
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 Autumn Valley Townhomes, subject to remaining staff comments on November
10, 2020; AND,
WHEREAS, the Site Plan for Autumn Valley Townhome is in general conformance with §160 –
Site and Building Development Standards Ordinance of the Waukee Municipal Code; AND,
WHEREAS, the Site Plan for Autumn Valley Townhomes 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 May, 2021 that the Site Plan for Autumn Valley Townhomes is approved.
____________________________
Courtney Clarke, Mayor
Attest:
___________________________________
Rebecca D. Schuett, City Clerk
RESULTS OF VOTE: AYE NAY ABSENT ABSTAIN
Anna Bergman Pierce
R. Charles Bottenberg
Chris Crone
Larry R. Lyon
Ben Sinclair
PLANNING AND ZONING COMMISSION STAFF REPORT
PROJECT: Autumn Valley Townhomes Plat 1 –
Preliminary Plat, Final Plat, & Site Plan
PREPARED BY: Andy Kass, AICP, Senior Planner
REPORT DATE: November 6, 2020
MEETING DATE: November 10, 2020
GENERAL INFORMATION
Applicant: DR Horton
Owner:
Phillips-Hamilton, Inc.
Owner’s Representative:
Branden Stubbs – Stubbs Engineering
Request: The applicant is requesting approval of a
preliminary plat, final plat, and site plan for a
townhome residential subdivision.
Location and Size: Property is generally located south SE University
Avenue and west of SE L.A. Grant Parkway
containing approximately 7.85-acres more or less.
AREA MAP
ABOVE: Aerial of subject property (outlined in BLUE) in relation to the surrounding area.
November 6, 2020
2 of 3
LAND USES AND ZONING
Location Existing Land Use Comprehensive Plan Current Zoning
Property in
Question
Vacant – Undeveloped Medium Density Residential R-4 (Row Dwelling &
Townhome District)
North Spring Crest Neighborhood Single Family Residential R-2 (One & Two Family
Residential District)
South Vacant – Undeveloped Community Commercial &
High Density Residential
A-1 (Agricultural
District)
East Clayton Estates
Neighborhood
Single Family Residential R-2 (One & Two Family
Residential District)
West Vacant - Undeveloped Single Family Residential A-1 (Agricultural
District)
HISTORY
The subject property is located within the proposed Autumn Valley development. The property was rezoned
in summer of 2020 for a single family and townhome residential subdivision. The applicant has submitted a
preliminary plat, final plat, and site plan for the townhome portion of the development. One change from the
concept plan reviewed during the rezoning is the reduction of one (1) building on the east side of 10th Street.
During the rezoning process, the developer agreed to remove a building east of 10th Street.
PROJECT DESCRIPTION
The project involves the construction of seven (7) townhome/rowhome buildings for a total of 42 townhome
units. Each building will have six (6) units per building. The units within the buildings will be 1,630 square feet
in area. All units will be two stories and will have a two stall attached garage.
Each unit will be located on its own platted lot. The applicant intends to sell the units as owner occupied units.
Each lot is 1,352 square feet in area.
Table 1: Bulk regulations
Category R-4 (minimum)
Lot Area 3500 square feet per unit
Lot Width 20 feet
Front Yard Setback 20 feet w/out a sidewalk, 25 feet w/ a sidewalk, 30 feet
along perimeter
Rear Yard Setback 30 feet
Side Yard Setback 15 feet
ACCESS AND PARKING
Access to each side of the development will be provided from an extension of 10th Street that will be
constructed as part of the public improvements. The internal streets will be privately owned and maintained
by the homeowners association. A total of 93 parking spaces are required and the applicant is provided 95
parking spaces.
A sidewalk will be provided on the north side of the private street. A five-foot public sidewalk will be
constructed along the east side of 10th Street and a 10-foot trail will be constructed along the west side of 10th
Street.
November 6, 2020
3 of 3
UTILITIES
Sanitary sewer will be extended from the south to service the individual lots. Water main will be extended
from the north. Storm water detention will be accommodated in the regional basin in Outlot A. Utilities
internal to the development will be privately owned and maintained by the home owners association.
LANDSCAPING & OPEN SPACE
As part of the landscaping requirements, two (2) trees per unit are required and a 25-foot landscape buffer
will be required along the north, east, south, and west property lines. The applicant has provided the required
amount of plantings.
PARKLAND DEDICATION
Parkland dedication will be satisfied with the dedication of the 2.92-acre are identified for parkland on the
west side of the plat.
ELEVATIONS
Elevations of the proposed buildings have been provided for review along with a color scheme plan. The
proposed materials of the units include vinyl siding and trim and cultured stone. The applicant has provided
multiple color schemes for the varying building types. In addition, each building provides differing gables,
horizontal and vertical siding, and various garage doors.
LIGHTING PLAN
The applicant intends to utilize building mounted street lighting for the private streets. The lights will be
controlled by a photocell and will turn on automatically. The individual tenants will not be able to turn the lights
off. Maintenance of the lights will be conducted by the homeowners association.
STAFF RECOMMENDATION
The site plan is in general conformance with the Zoning Ordinance, Subdivision Ordinance, Site Plan
Ordinance, and Comprehensive Plan. Staff recommends approval of the preliminary plat, final plat, and site
plan subject to remaining staff comments and review of the legal documents.
PRELIMINARY PLAT & SITE PLAN
FOR
AUTUMN VALLEY
TOWNHOMES
WAUKEE, IA
PREPARED BY
STUBBS ENGINEERING
SITE AREA:
7.85 ACRES (341,940 SQ. FT.)
ZONING:
R-4: ROW DWELLING AND TOWNHOME DWELLING DISTRICT
SETBACKS:
FRONT YARD: 30 FT.
SIDE YARD: 15 FT. TOTAL
REAR YARD:30 FT.
TOTAL OPEN SPACE REQUIRED:
196,649 SF * 20% = 39,330 SF (20%)
TOTAL OPEN SPACE PROVIDED:
94,665 SF
UNITS:
42 UNITS (5.35 UNITS PER ACRE)
PARKING:
TOTAL REQUIRED:
1 SPACES PER 5 UNITS = 9 STALLS
2 SPACES PER UNIT = 84 STALLS
TOTAL = 93 STALLS
TOTAL PROVIDED:
PARKING SPACES = 11 STALLS
GARAGE/DRIVEWAY = 84 STALLS
TOTAL = 95 STALLS
ACCESSIBLE PARKING (VISITOR STALLS):
REQUIRED = 1 STALL
PROVIDED = 1 STALL
OWNER:
PHILLIPS-HAMILTON INC
HERTZ FARM MANAGEMENT
415 SOUTH 11TH ST, PO BOX 500
NEVADA, IA 50201
CONTACT: CHRIS SMITH
PHONE: (515) 382-1500
DEVELOPER:
DR HORTON
1910 SW PLAZA SHOPS LANE
ANKENY, IA 50023
CONTACT: JOSH MOULTON
PHONE: (515) 965-7876
ENGINEER:
STUBBS ENGINEERING
431 NE 72ND ST
PLEASANT HILL, IA 50327
CONTACT: BRANDEN STUBBS
PHONE: (515) 979-8499
SHEET INDEX:
1 - COVER SHEET
2 - DETAILS
3 - NOTES
4 - PRELIMINARY PLAT
5 - HYDRANT COVERAGE
6 - DIMENSION PLAN
7 - DIMENSION PLAN
8 - DIMENSION PLAN
9 - GRADING PLAN
10 - GRADING PLAN
11 - GRADING PLAN
12 - UTILITIY PLAN
13 - UTILITIY PLAN
14 - UTILITIY PLAN
15 - LANDSCAPE PLAN
16 - EROSION CONTROL PLAN
VICINITY MAP:
PROJECT NUMBER:
ENGINEER:
DRAWN BY:
PAGE NUMBER:
DATE:
BWSSTUBBS ENGINEERING431 NE 72ND ST. PLEASANT HILL, IA 50327(515) 979 - 849920-340
01/21/21AUTUMN VALLEY TOWNHOMESWAUKEE, IAPROPERTY DESCRIPTION:
R-4 MULTI-FAMILY RESIDENTIAL DESCRIPTION:
AN IRREGULAR SHAPED PORTION OF THE NORTH ONE-HALF OF THE SOUTHEAST
QUARTER OF SECTION 32, TOWNSHIP 79 NORTH, RANGE 26 WEST OF THE 5th P.M.,
WAUKEE, DALLAS COUNTY, IOWA DESCRIBED AS:
COMMENCING AT THE NORTHWEST CORNER OF LOT 1 CLAYTON ESTATES PLAT 1,
AN OFFICIAL PLAT, WAUKEE, DALLAS COUNTY IOWA; THENCE S00°35'40"W ALONG
THE WEST LINE OF SAID LOT 1, A DISTANCE OF 122.43 FEET; THENCE S00°32'43"W
ALONG THE WEST LINE OF SAID CLAYTON ESTATES PLAT 1 AND ALONG THE WEST
LINE OF CLAYTON ESTATES PLAT 2, AN OFFICIAL PLAT, WAUKEE, DALLAS COUNTY
IOWA, A DISTANCE OF 890.30 FEET TO THE NORTHWEST CORNER OF LOT 30 IN SAID
CLAYTON ESTATES PLAT 2 AND TO THE POINT OF BEGINNING; THENCE CONTINUING
S00°32'43"W ALONG THE WEST LINE OF SAID CLAYTON ESTATES PLAT 2, A
DISTANCE OF 234.00 FEET; THENCE N89°53'23"W, A DISTANCE OF 1280.78 FEET;
THENCE N18°23'47"W, A DISTANCE OF 310.57 FEET; THENCE S89°53'23"E, A DISTANCE
OF 248.52 FEET; THENCE S84°13'15"E, A DISTANCE OF 612.60 FEET; THENCE
S89°53'23"E, A DISTANCE OF 523.03 FEET TO THE POINT OF BEGINNING.
SAID TRACT OF LAND CONTAINS 341,940 SQUARE FEET OR 7.85 ACRES.
JA
1COVER SHEETSITE LOCATION
NORTHVIEW DR10TH STWAUKEE AVE
BELAIRE CT
GRAY AVE11TH ST9TH ST8TH STSPRUCE ST
CEDAR ST
L
O
C
U
S
T
S
T
DEVELOPMENT SCHEDULE:
GRADING = NOVEMBER 2020
UTILITIES = MARCH 2021
PAVING = MAY 2021
COMPLETE = JULY 2021
IMPERVIOUS SURFACE CALCULATIONS:
TOWNHOMES = 56,784 SQFT
DRIVEWAYS = 3,395 SQFT
PAVE = 22,844 SQFT
SIDEWALKS = 3,967 SQFT
TOTAL IMPERVIOUS SURFACE: = 86,990 SQFT
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
TRANSFORMER
S
-E W-
-E ST-
-E SS-
-P W-
-P ST-
-P SS-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, 2020
PAGES OR SHEETS COVERED BY THIS SEAL:
___________________________________________________________________________
___________________________________________________________________________
BRANDEN W.
STUBBS
25335
I OWALICENSED PR O F E S S I O
N
A
L
ENGINEERPRELIMIN
A
R
Y
SUBMITTAL DATES:
1ST SUBMITTAL - 09/07/20
2ND SUBMITTAL - 09/29/20
3RD SUBMITTAL - 10/13/20
4TH SUBMITTAL - 10/27/20
5TH SUBMITTAL - 11/10/20
6TH SUBMITTAL - 11/25/20
7TH SUBMITTAL - 12/14/20
8TH SUBMITTAL - 12/15/20
9TH SUBMITTAL - 12/21/20
10TH SUBMITTAL - 01/06/21
11TH SUBMITTAL - 01/21/21
T
PROJECT NUMBER:
PAGE NUMBER:STUBBS ENGINEERING431 NE 72ND ST. PLEASANT HILL, IA 50327(515) 979 - 8499ENGINEER:
DRAWN BY:
BWS
JA
NOT TO SCALE
INSTALL A 24 INCH WIDE (MIN.) STRIP OF DETECTABLE WARNINGS AT THE
BACK OF CURB. EXTEND THE DETECTABLE WARNINGS ACROSS THE FULL
WIDTH OF THE RAMP.
PROVIDE A MINIMUM OF 6 INCHES OF CONCRETE
BELOW THE DETECTABLE WARNING PANEL.
DETECTABLE WARNINGS
(PROFILE)
0.9" TO 1.4"
DETECTABLE WARNING STRIP DETAIL
NOT TO SCALE
DETECTABLE WARNING ALIGNMENT
(TOP VIEW)
1
2
DETAIL A
LEVEL LINEBT-3
JOINT
5% MAX.
CROSS SLOPE
GUTTER
LINE
BACK
OF
CURB7.5"
6" MIN.
CURB RAMP
LENGTH VARIES
ROADWAY
PAVEMENT
50-65% OF
BASE DIAM.
0.9" TO 1.4"
1.6" - 2.4"
1.6" - 2.4"
0.2"
50-65% OF
BASE DIAM.
1 2 1/2"
MAX.
18"
PAVEMENT
SEE DETAIL A
12"
20-340
01/21/21AUTUMN VALLEY TOWNHOMESWAUKEE, IAJA
2DETAILSBROOM FINISH
SLOPE SURFACE 1/4" PER FOOT,
ALL SIDES, FOR DRAINAGE
CHAMFER EDGES IN LANDSCAPED AREAS,
TOOL FLUSH WITH ADJOINING
SURFACES IN PAVED AREAS.
4.00'4.00'12"2"3" CLR.
(TYP)
COMPRESSIBLE FILLER
BACK OF CURB
#4 @ 14" O.C. EA. WAY
COMPACTED GRAVEL OR CRUSHED
STONE (OMIT IF BEARING
IS ON SOLID ROCK)
FIRM UNDISTURBED SOIL OR
COMPACTED FILL
MAXIMUM FROST DEPTH
GENERAL NOTES
1.CONCRETE: 3000 PSI @ 28 DAYS, 6% AIR ENTRAINMENT 3" SLUMP, PLACE IN ACCORDANCE
WITH ACI-301.
2.REINFORCING STEEL: ASTM A615, GRADE 60.
3.THIS BASE DETAIL CAN BE USED FOR NEIGHBORHOOD DELIVERY AND COLLECTION BOX
UNITS (NDCBU) CLUSTER BOXES AND PARCEL LOCKERS WITH 4"X10" BOLT PATTERN.
4.REQUIRED EXPANSION BOLT CAPACITY, BASED ON CALCULATED DESIGN LOAD= 3100 LBS
TENSION, 2000 LBS SHEAR
5.MAILBOX PADS TO BE INSTALLED BY DEVELOPER
CLUSTER MAILBOX PAD DETAIL
Varies
FORM
GRADE
ELEV.
Slope as
per plans
3"
71
2''
NOT TO SCALE
3" P.C.C. DROP CURB
TYPICAL SECTION - 25' P.C.C. ROADWAY
6" P.C.C. PAVEMENT
12" SUBGRADE PREPARATION - TWO 6" LIFTS
NOT TO SCALE
L-1 JOINT
2.0'
4" SIDEWALK
3" DROP
CURB
3" DROP
CURB
25' B-B 5.0'
12.5'12.5'
2.0'
2% CROSS
SLOPE
2% CROSS
SLOPE
1.5% CROSS
SLOPE
9" MINIMUM DEPTH
I.D.O.T. SPECIFICATIONS
TT/2SEE DETAIL `B'
SEE DETAIL `B'
@ 30'' CENTERS
#5 TIE BAR
`BD'
15"T/2T@ 12'' CENTERS
(*) x 30" TIE BAR
PAV'T.
EXIST.
ABUTTING PAVEMENT JOINT
PAVING
T/2FUTURE
1'-6''
`H'
1/8''€ 1/16''
ROD
BACKER 1-1/8''MIN.
3/8''
6''
`DW'
1/8'' R.
18''T/23/8''
SAWCUT
(BOTH SIDES)
JOINT SEALER MATERIAL
TOP OF PAVEMENT
LENGTH, 15'' C-C
#5 TIE BAR, 36''
HEADER
CONC.
HEADER JOINT (END PAVEMENT)
STRENGTH IN ACCORDANCE W/
OF 10,000 lbs. OF PULL OUT
ANCHORAGE TO PROVIDE A MIN.
W/ TAPE
DETAIL `A'
DETAILS OF POURED JOINT FILLER
SEAL ENDS OF JOINT
1/8'' R.
WELL GREASED DOWEL SLEEVE
@ 12'' CENTERS *
SMOOTH DOWELS 18'' LONG
COMPOUND
JOINT SEALING
T1-1/4'' MIN.8-1/2''1''1''
`ED'T`C'
1-1/2'' IF T IS 10'' OR MORE
3/4'' IF T IS 7'' OR LESS
FOR EXPANSION
:T* DOWEL SIZE
3/4'' IF T IS 7'' OR LESS
1-1/4'' IF T IS MORE THAN 8''
& LESS THAN 10''
1-1/2'' IF T IS 10'' OR MORE
1'' IF T IS MORE THAN 7'' UP TO 8''
#5 IF T IS 8'' OR MORE
#4 IF T IS LESS THAN 8''
36'' TIE BARS @ 30'' CENTERS
T/2
SEE DETAIL `A'T/2T/2SEE DETAIL `A'
18'' DOWELS @ 12'' CENTERS *
SEE DETAIL `A'
ALTERNATE ENDS OF DOWELS SHALL
BE FREE MOVING IN THE ASSEMBLY
`CD'
DOWELED CONTRACTION JOINT
`L'
TRANSVERSE CONTRACTION JOINT
LONGITUDINAL CONTRACTION JOINT
EXPANSION JOINT
SAME SIZE AS DOWELS
MATERIAL W/ HOLES
1/2''
1'' EXPANSION JOINT * DOWEL SIZE:
NOTE:SAWCUT1-1/8''MIN.
3/8''
BACKER
ROD
3/8''
2-3/4''
T/2
DETAIL `B'
1/8''€ 1/16''
LIGHT SANDBLASTING
(BOTH SIDES)
SEAL ENDS OF
JOINT W/ TAPE
1-1/8''
1-3/4''TSLAB
FIRST
TYPICAL KEYWAY
CRACK OR JOINT LINE
DETAILS OF POURED JOINT FILLER
JOINT SEALER MATERIAL
TOP OF PAVEMENT
THAN 7''
#6 IF `T' IS LESS
THAN 7'' UP TO 8''
#8 IF `T' IS MORE
THAN 8''
(*) #10 IF `T' IS MORE
PAVING SHALL BE EPOXY-COATED.
3. ALL REINFORCING STEEL RODS, DOWELS OR TIE BARS USED IN THE PCC
1-1/4'' IF T IS MORE THAN 8'' & LESS THAN 10''
1'' IF T IS MORE THAN 7'' UP TO 8''
PLACING AND FINISHING OF CONCRETE.
ON CHAIRS AND SECURED AGAINST MOVEMENT WITH METAL STAKES DURING
2. ALL LOAD TRANSFER DEVICES AND TIE BARS SHALL BE POSITIONED
1. APPROVED DOWEL ASSEMBLIES SHALL BE USED FOR ALL `ED' & `CD' JOINT
PAV'T.
NEW
SHALL BE T/4
T/3 EXCEPT `C' JOINT
LIGHT SANDBLASTING
CRACK OR JOINT LINE
NON-REINFORCED CONCRETE
PAVEMENT JOINTS
END OF DAY'S WORK JOINT (NON-WORKING)
NOT TO SCALE
VARYING DRIVEWAY
CROSS SLOPE
VARYING DRIVEWAY
CROSS SLOPE
4" SANITARY SEWER SERVICE
6-8' DEEP AT CENTER OF LOT
1" WATER SERVICE
5.5' DEEP
18"
NOT TO SCALE
SERVICE LOCATION DETAIL
NOTES:
1. PLACE ONE 6' STEEL POST BURIED 3' AT
WATER CURB BOX.
PAINT WATER SERVICE BLUE.
2. INSERT 2"x4" FROM CAPPED SANITARY
SERVICE TO 2 FOOT ABOVE GRADE.
PAINT SANITARY SERVICE RED.
HYDRANT ASSEMBLY DETAIL
NOT TO SCALE
DATE:
13.00'4.00'13.00'24.33'19.75'11.67'6.25'32.00'9.00'20.42'5.58'20.67'TYPICAL SYDNEY DIMENSION PLAN
NOT TO SCALE
TOTAL SQUARE
FOOTAGE OF UNIT:
MAIN FLOOR = 649 SF
SECOND FLOOR = 982 SF
GARAGE = 419 SF
TOTAL = 2049 SF
TYPICAL OVERFLOW DETAIL
4.0'VARIES
1.5%
VARIES
1.0'
ROW BACK OF CURB
4.0%
VARIES
TYPICAL OVERFLOW GRADING
SIDEWALK
1.5%
PROJECT NUMBER:
PAGE NUMBER:
DATE:STUBBS ENGINEERING431 NE 72ND ST. PLEASANT HILL, IA 50327(515) 979 - 8499ENGINEER:
DRAWN BY:
GENERAL NOTES:
1.ALL WORK SHALL BE DONE IN ACCORDANCE WITH WAUKEE STANDARD SPECIFICATIONS FOR PUBLIC IMPROVEMENTS. WHERE NOT OTHERWISE
COVERED BY THE ABOVE, IN THE NOTES BELOW, OR WITHIN THIS PLAN SET, THE LATEST EDITION OF THE IOWA SUDAS STANDARDS AND
SPECIFICATIONS SHALL GOVERN. CONSTRUCTION IS TO COMPLY WITH THE STATEWIDE URBAN STANDARD SPECIFICATIONS. THE 2020 EDITION IS
USED FOR CONSTRUCTION IMPROVEMENTS.
2.THE LOCATION OF ALL UTILITIES INDICATED ON THE PLANS ARE TAKEN FROM EXISTING PUBLIC RECORDS. THE EXACT LOCATION AND ELEVATION
OF ALL PUBLIC UTILITIES MUST BE DETERMINED BY THE CONTRACTOR. IT SHALL BE THE DUTY OF THE CONTRACTOR TO ASCERTAIN WHETHER
ANY ADDITIONAL FACILITIES OTHER THAN THOSE SHOWN ON THE PLANS MAY BE PRESENT.
3.ALL DEBRIS AND DIRT SPILLED ON THE STREETS OR ADJACENT PROPERTY SHALL BE CLEANED UP BY THE CONTRACTOR AT THE END OF EACH
WORKDAY AND PRIOR TO A RAIN EVENT.
4.ALL CONSTRUCTION PROCEDURES AND MATERIALS TO MEET OR EXCEED MINIMUM REQUIREMENTS OF THE CITY. CONTRACTOR SHALL SUBMIT
SHOP DRAWINGS, CUT SHEETS OR MATERIAL SPECIFICATIONS TO CITY PUBLIC WORKS FOR APPROVAL ON ALL CONSTRUCTION MATERIALS USED
PRIOR TO CONSTRUCTION.
5.ALL WORK SHALL BE DONE IN ACCORDANCE WITH CURRENT OSHA CODES AND STANDARDS. NOTHING INDICATED ON THESE PLANS SHALL RELIEVE
THE CONTRACTOR FROM COMPLYING WITH ANY AND ALL APPROPRIATE SAFETY REGULATIONS.
6.THE CONTRACTOR(S) SHALL BE RESPONSIBLE FOR ALL REQUIRED WORK ZONE TRAFFIC CONTROL (VEHICULAR, BICYCLE, AND/OR PEDESTRIAN)
REQUIRED DURING ANY AND ALL OPERATIONS. THESE SHALL BE INSTALLED PRIOR TO BEGINNING WORK ON THE SITE. LANE CLOSURES MUST BE
APPROVED BY CITY OF WAUKEE.
7.THE CONTRACTOR(S) SHALL FURNISH AND PLACE ALL NECESSARY TEMPORARY SIGNS AND BARRICADES DURING CONSTRUCTION IN
ACCORDANCE WITH THE MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES (MUTCD) FOR STREETS AND HIGHWAYS. ALL ROADS SHALL BE
BARRICADED UNTIL ACCEPTANCE BY CITY. COORDINATE WITH CITY ON REMOVAL OF ANY CONFLICTING SIGNAGE. REMOVE ALL TEMPORARY
BARRICADES, SIGNAGE.
8.THE CONTRACTOR SHALL BE RESPONSIBLE FOR GIVING THE CITY AND OTHER INSPECTION AGENCIES PROPER NOTICE OF 24 TO 48 HOURS FOR
THEIR REQUIRED INSPECTIONS.
9.THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ANY AND ALL REQUIRED PERMITS FOR PERFORMING THE WORK.
10.ALL PERMITS FROM IDNR, IDOT, COUNTY AND/OR CITY, AND OTHER PERMITTING AGENCIES SHALL BE OBTAINED PRIOR TO THE START OF
CONSTRUCTION. THE CONTRACTOR(S) SHALL HAVE PAPER COPY ON SITE BEFORE COMMENCING CONSTRUCTION.
11.ANY DAMAGE DONE TO THE EXISTING AND/OR PROPOSED FENCES, YARDS, OR OTHER IMPROVEMENTS SHALL BE REPAIRED AT THE
CONTRACTOR'S EXPENSE.
12.THE CONTRACTOR SHALL NOTIFY THE CITY PUBLIC WORKS DEPARTMENT 48 HOURS PRIOR TO THE BEGINNING OF CONSTRUCTION, WEEKEND
WORK, AND/OR HOLIDAY WORK.
13.THE CONTRACTOR SHALL PROVIDE SUBMITTALS OF CONSTRUCTION MATERIALS PRIOR TO CONSTRUCTION.
14.ALL DISTURBED AREAS SHOULD BE RESTORED BY SODDING. ANY EXISTING ESTABLISHED LAWNS SHALL BE REPLACED WITH SOD. SOD
MAINTENANCE PERIOD SHALL BE WHEN SOD IS DEEMED ESTABLISHED BY THE CITY.
15.ALL CONSTRUCTION STAKING TO BE DONE UNDER THE DIRECTIONS OF A LICENSED ENGINEER OR LAND SURVEYOR.
16.NPDES GENERAL PERMIT #2 HOLDER IDENTIFIED IN CURRENT SWPPP SHALL PROVIDE WRITTEN VERIFICATION TO THE CITY ON COMPLIANCE WITH
THE GENERAL PERMIT #2 TOPSOIL REQUIREMENTS UPON COMPLETION OF THE PROJECT.
17.ALL CONCRETE SAWCUTTING/GRINDING SLURRY CONTAINMENTS AND DISPOSAL SHALL MEET CURRENT GENERAL PERMIT #2 REQUIREMENTS.
18.ANY CHANGES TO THE PROPOSED PLAN SHALL BE SUBMITTED TO THE DEVELOPMENT SERVICES DEPARTMENT IN WRITING PRIOR TO
IMPLEMENTATION. CONTRACTOR SHALL BE RESPONSIBLE FOR COSTS ASSOCIATED WITH CHANGES MADE WITHOUT CITY APPROVAL.
19.ADDITIONAL CLASS E RIP RAP MAY BE REQUIRED BY CITY OF WAUKEE.
20.ALL PAVEMENT REMOVAL WILL BE FROM JOINT TO JOINT.
21.PRECONSTRUCTION MEETING IS REQUIRED WITH CITY OF WAUKEE PRIOR TO CONSTRUCTION.
22.THE CITY WILL NOT BE RESPONSIBLE FOR PAVEMENT REPAIR DURING REPAIR/ REPLACEMENT PROCEDURES TO THE PUBLIC INFRASTRUCTURE.
23.DIRECTIONAL SIGNAGE SHALL BE PROVIDED.
24.OUTLOT A WILL BE OWNED AND MAINTAINED BY THE HOMEOWNERS ASSOCIATION (HOA) .
25.ALL STREETS ARE TO BE PRIVATELY OWNED AND MAINTAINED BY THE HOA.
PCC PAVING NOTES:
1.ALL SUBGRADE UNDER SLAB TO BE COMPACTED TO AT LEAST 95% STANDARD PROCTOR DENSITY FOR A MINIMUM OF 12 INCHES.
MOISTURE CONTENT RANGE 0% TO +4% OF OPTIMUM.
2.MOISTEN SUBGRADE PRIOR TO PLACING CONCRETE.
3.ALL CONCRETE SHALL HAVE A MINIMUM 28-DAY COMPRESSIVE STRENGTH OF 4,000 PSI.
4.AGGREGATE SHALL BE CLASS 4.
5.CONCRETE SURFACES SHALL BE BURLAP FINISH. CHECK SURFACE WITH TEMPLATE. NO DEVIATION OVER 1/8” IN 10' IS PERMITTED. ALL
CONCRETE SHALL SLOPE TO DRAIN.
6.ALL CONCRETE SHALL BE CURED WITH AN ASTM C309 TYPE 2, WATER BASED WHITE PIGMENTED CURING COMPOUND PERIDOT SEC. 4105.
7.SAW CUT JOINTS AS SOON AS CONCRETE HAS SET ENOUGH TO PREVENT RAVELING AND PRIOR TO ANY CRACKING.
8.SAW CUTS TO BE 1/8” TO 1/4” WIDE; DEPTH: LONGITUDINAL T/3, TRANSVERSE T/4.
9.LONGITUDINAL JOINT SPACING SHALL NOT BE GREATER THAN 12'/ JOINT LAYOUT SHALL BE PER SUDAS, OR AS APPROVED BY THE
ENGINEER AND CITY. ADDITIONALLY, TRANSVERSE SPACING SHALL NOT BE GREATER THAN 15'.
10.BARS AT LONGITUDINAL JOINTS TO BE 5/8” (#5) X 30” DEFORMED AT 30” O.C. ALL BARS SHALL BE EPOXY COATED.
11.ALL JOINTS SHALL BE FILLED PER 2020 SUDAS AND CITY OF WAUKEE SUPPLEMENTAL SPECIFICATIONS
12.THE CONTRACTOR TO BARRICADE SLAB FOR AT LEAST 14 DAYS AFTER PLACING CONCRETE.
13.PAVING THICKNESS SHALL BE PER THE TYPICAL SECTIONS, OR AS NOTED.
13.1. ALL ROADWAYS SHALL INCLUDE 12 INCHES OF SUBGRADE PREPARATION.
13.2. ANY AND ALL PATCHES MATCH EXISTING PAVEMENT SECTION.
13.3. ALL STREET PAVEMENTS SHALL BE SIX (6”) INCHES NON-REINFORCED PCC PAVEMENT, UNLESS OTHERWISE NOTED.
13.4. SIDEWALKS SHALL BE FOUR (4”) INCHES PCC AND SEVEN (7) FEET WIDE, UNLESS OTHERWISE NOTED. SIDEWALKS SHALL AT LEAST
MATCH DEPTH OF DRIVEWAY/ENTRY WHEN SHOWN IN DRIVEWAY/ENTRY.
14.THE CONTRACTOR(S) SHALL SUBMIT DESIGN MIX AS DESIGNED BY INDEPENDENT TESTING LABORATORY PRIOR TO PLACING ANY
CONCRETE.
15.ALL WORK TO COMPLY WITH CURRENT ACI STANDARDS.
16.FULL DEPTH SAW CUT (TO SQUARE ENDS) AND TIE INTO EXISTING PAVEMENT, AS REQUIRED.
DEMOLITION:
1.THE CONTRACTOR IS RESPONSIBLE FOR CLEARING & GRUBBING THE SITE;
AND THE REMOVAL & DISPOSAL OF ANY DELETERIOUS AND EXCESS
MATERIALS LEGALLY FROM THE SITE.
2.ALL MATERIALS SHALL BE LEGALLY DISPOSED OF AT A CONTRACTOR
SUPPLIED DISPOSAL SITE THAT IS APPROVED TO ACCEPT REMOVED
MATERIALS.
3.CONTRACTOR SHALL BE RESPONSIBLE FOR ALL FEES, CHARGES, TESTING,
AND TRANSPORTATION ASSOCIATED WITH THE REMOVED MATERIALS. ALL
LOADS SHALL BE COVERED.
4.ONLY FULL DEPTH SAW CUTS TO NEAREST JOINT LINES(S) SHALL BE USED
PRIOR TO REMOVAL OF PAVEMENT, DRIVEWAYS, AND SIDEWALKS.
H.C.STALLS, RAMPS, AND SIDEWALK NOTES:
1.ALL INTERSECTION SIDEWALK RAMPS AND RELATED TURNING SPACE/CONNECTIONS SHALL BE
INSTALLED AS PART OF THE PLAT/ROADWAY IMPROVEMENTS.
2.GENERAL SIDEWALK CONSTRUCTION IS THE RESPONSIBILITY OF INDIVIDUAL LOT OWNERS. SEE 'PCC
PAVING NOTES' FOR DEPTHS.
3.ANY SIDEWALKS AND/OR TRAIL FRONTING OPEN AND/OR PUBLIC SPACES WHICH WILL NOT BE
DEVELOPED INTO BUILDABLE LOTS IN THE FUTURE WILL HAVE SIDEWALK AND/OR TRAIL INSTALLED
BY THE DEVELOPER WITH THE PUBLIC IMPROVEMENTS. SEE 'PCC PAVING NOTES' FOR DEPTHS.
4.THE CONTRACTOR SHALL BE RESPONSIBLE FOR FOLLOWING THE PROPOSED SPOT ELEVATIONS.
5.ALL PEDESTRIAN FACILITIES - INCLUDING, BUT NOT LIMITED TO: SIDEWALK SLOPES, DROP CURBS,
GRADING, STRIPING, SIGNAGE, AND RAMP DETAILS - SHALL BE CONSTRUCTED TO MEET THE
CURRENT REQUIREMENTS/STANDARDS OF SUDAS, MUTCD, DOJ, ADAAG, AND PROWAG.
6.THE CONTRACTOR SHALL VERIFY WITH THE ENGINEER THAT THE RAMP, SIDEWALK, AND PARKING
AREAS ARE CONSTRUCTED PROPERLY TO MEET STANDARDS.
7.SHOULD DISCREPANCIES OCCUR ON THE PLAN OR WHAT IS REQUIRED BY THE INSPECTOR, THE
CONTRACTOR SHALL NOTIFY THE ENGINEER.
8.THE TRAIL/PATH INSTALLATION IS REQUIRED THROUGH THE ADJOINING OPEN SPACE AS IDENTIFIED
BY THE PLANS, AND SIDEWALK SHALL BE INSTALLED ADJACENT TO OUTLOTS.
UTILITIES, GENERAL:
1.WORK SHALL INCLUDE CONNECTION TO EXISTING PUBLIC UTILITIES AND ANY AND ALL FITTINGS, CLEANOUT AND
APPURTENANCES REQUIRED BY CODES.
2.ALL UTILITY STATIONS IN PLAN VIEW ARE TIES TO CENTERLINE STREET STATIONS, UNLESS OTHERWISE NOTED.
3.STORM AND SANITARY SEWER LENGTHS AND LINEWORK ARE SHOWN FROM THE SUDAS REFERENCE POINT LOCATIONS.
CONTRACTOR SHALL MODIFY THE PIPE LENGTHS DUE TO OPEN AREA INSIDE OF STRUCTURE AND CONNECTION LOCATIONS.
4.ALL TRENCHES SHALL BE COMPACTED TO AT LEAST 95% STANDARD PROCTOR.
5.ALL TERMINI OF MAINS AND SERVICES SHOULD BE MARKED WITH A PAINTED STEEL POST. (WATER=BLUE, STORM=GREEN,
SANITARY=RED). POSTS SHOULD BE AT LEAST SIX (6) FOOT POST WITH FOUR (4) FEET EXPOSED ABOVE GROUND.
6.MAINTAIN A MINIMUM OF VERTICAL SEPARATION OF 18-INCHES AND A MINIMUM HORIZONTAL SEPARATION OF TEN (10) FEET
BETWEEN SANITARY AND STORM SEWERS WITH WATERMAINS.
7.MAINTAIN A MINIMUM VERTICAL SEPARATION OF 18-INCHES BETWEEN STORM SEWER AND WATERMAIN.
8.FULL DEPTH COMPACTION REQUIRED AT ALL STREET CROSSINGS. NOTE THAT DENSITY TEST REPORTS FROM TESTING LAB
WILL BE BY DEVELOPER.
9.THE UTILITY CONTRACTOR SHALL PROVIDE TO THE DEVELOPER THE MEASUREMENTS OF ALL SANITARY AND STORM
SEWER, WATER, AND FOOTING DRAIN SERVICES FROM LOT CORNERS.
10.ALL UTILITY CONTRACTOR AND/OR OWNERS SHALL BE RESPONSIBLE TO PROVIDE THE CITY WITH “AS-BUILT” DRAWINGS OF
ALL IMPROVEMENTS.
11.ALL SERVICES LINES TO THE BUILDING AND ALL UTILITY LINES IN THE ADJOINING RIGHT-OF-WAY SHALL BE LOCATED
UNDERGROUND.
12.ALL CASTING(S) ARE PER THE RESPECTIVE SUDAS DETAIL, UNLESS OTHERWISE NOTED.
13.ALL SERVICES LAYS TO COMPLY WITH WAUKEE TYPICAL SERVICE LAYOUT.
14.ALL MANHOLES WILL BE ROTATED AWAY FROM SIDEWALKS.
15.ALL CONNECTIONS TO EXISTING PUBLIC UTILITIES AND TESTING SHALL BE WITNESSED BY THE CITY OF WAUKEE PUBLIC
WORKS DEPARTMENT.
16.ALL UTILITIES ARE TO BE TO CITY OF WAUKEE STANDARDS AND THE CITY IS TO WITNESS ALL TESTING.
17.ALL UTILITIES ARE TO BE PRIVATELY OWNED AND MAINTAINED.
GRADING NOTES:
1.PUBLIC RIGHTS-OF-WAYS SHALL MEET THE 2020 SUDAS REQUIREMENTS FOR TOPSOIL.
2.ALL AREAS ARE TO HAVE 8 INCHES OF TOPSOIL.
3.PROOF ROLL THE EXPOSED SUBGRADE AND REPLACE WITH COMPACTED FILL TO BOTTOM OF CONCRETE DRIVES, CURBS, WALKS AND BUILDING
FLOOR ELEVATION.
4.NATIVE OR EXISTING ON-SITE SOILS MAY BE REUSED FOR COMMON FILL AFTER THEY ARE SORTED TO REMOVE ALL DELETERIOUS MATERIALS SUCH
AS CONCRETE, BRICKS, AND OTHER RUBBLE. DELETERIOUS MATERIALS SHALL BE REMOVED FROM THE PROJECT SITE. ALL EXCESS MATERIALS SHALL
BE REMOVED FROM THE SITE BY THE CONTRACTOR. SEE DEMOLITION PLAN NOTES FOR DETAILS ON REMOVAL AND LEGAL DISPOSAL OF MATERIALS.
5.ANY SOFT SPOTS DISCOVERED DURING PROOF ROLLING SHALL BE REMOVED AND RECOMPACTED AND RETESTED.
6.ALL PAVEMENTS SHALL HAVE A MINIMUM OF 12 INCHES OF SELECT, COMPACTED MATERIAL OF CL OR ML CLASSIFICATION DIRECTLY BELOW THE
BOTTOM OF SLAB; OR OTHER ACCEPTED MATERIAL BY THE ENGINEER.
7.FILL SHALL BE PLACED IN UNIFORM LIFTS HAVING A MAXIMUM LOOSE THICKNESS OF NINE (9”) INCHES. COMPACTION BELOW SLABS AND PAVING AND
WALKS SHALL BE AT LEAST 95% OF STANDARD PROCTOR (ASTM D-698) MAXIMUM DRY DENSITY. COMPACT TO AT LEAST 90% AT ALL OTHER
LOCATIONS. MAINTAIN MOISTURE CONTENT OF CONTROLLED FILL ABOVE OPTIMUM DURING PLACEMENT AND COMPACTION.
8.THE ENTIRE SITE SHALL BE FINE GRADED WITH ELEVATION TOLERANCE OF ONE-TENTH (0.1) FOOT.
9.ALL CONTRACTORS SHALL ADHERE TO ALL RECOMMENDATIONS FROM THE GEOTECHNICAL ENGINEERING REPORT.
10.EXISTING ONSITE FILL SHALL BE FREE OF CONCRETE, GRAVEL, BRICK, CINDERS, GLASS, ORGANICS, AND OTHER LOW DENSITY/DEGRADABLE
MATERIAL.
11.ALL SPOT ELEVATIONS ARE TO THE TOP OF THE FINISHED SURFACE, UNLESS OTHERWISE SPECIFIED.
10.1 SPOT ELEVATIONS GOVERN OVER CONTOURS.
12.STRIP AND STOCKPILE ALL TOPSOIL FOR REUSE ON SITE. ALL AREAS NOT COVERED BY POND, PAVEMENT, OR BUILDINGS SHALL BE GRASS. SEEDED
AREAS SHALL BE PREPARED AS SPECIFIED IN SUDAS.
13.PROVIDE POSITIVE DRAINAGE FOR ALL LOCATIONS.
14.ADJUST TRAIL, SIDEWALK, AND SHARED USE PATH ELEVATIONS TO PROVIDE LABELED STORMWATER BASIN EMERGENCY OVERFLOW ROUTE AND WEIR
ELEVATIONS.
15.PERMANENT SMF'S SHALL BE USED AS TEMPORARY SILT BASINS. SEE SWPPP AND DETAIL SHEETS FOR MORE INFORMATION.
16.ALL RIPRAP SHALL BE PLACED OVER ENGINEERING FABRIC. AS HATCHED IN CONSTRUCTION PLANS, ALL AREAS OF THE EXISTING DITCH BOTTOM
AROUND END SECTIONS, AND EXISTING END SECTIONS DISCHARGING INTO DITCH SHALL BE COVERED WITH RIPRAP.
17.SUDAS SHALL APPLY TO GRADING, EROSION, AND ASSOCIATED WORK FOR THE PROJECT. THE CONTRACTOR SHALL ESPECIALLY OBSERVE THE
REQUIREMENTS OF THE SPECIFICATIONS (ALONG WITH THE EROSION CONTROL PLAN PREPARED FOR THE PROJECT) IN CONDUCTING GRADING AND
SURFACE RESTORATION WORK.
17.A.THE STORMWATER POLLUTION PREVENTION PLAN IS THE RESPONSIBILITY OF THE OWNER WHOM SHALL MAKE ALL CONSTRUCTION WORKERS
AWARE OF THE MAJOR PROVISIONS OF SAID PLAN.
17.B.ALL EROSION AND SEDIMENT CONTROL MEASURES SHALL BE CHECKED REGULARLY, ESPECIALLY AFTER EACH SIGNIFICANT STORM, TO LOCATE
DAMAGE AND CONDUCT MAINTENANCE OPERATIONS.
17.C. INSPECTION TO BE COMPLETED SHALL MEET GENERAL PERMIT #2 REQUIREMENTS.
17. PROVIDE TESTING REPORTS TO CITY.
WATERMAINS:
1.ALL PROPOSED WATERMAINS SHALL BE EIGHT (8”) INCHES, UNLESS OTHERWISE NOTED.
2.ALL WATERMAINS SHALL HAVE A MINIMUM OF FIVE AND ONE-HALF (5.5) FEET COVER OVER THE TOP
OF THE PIPE.
3.ALL WATERMAINS SHALL BE CONSTRUCTED AND TESTED TO WAUKEE STANDARD SPECIFICATION
STANDARDS IN ADDITION TO IDNR PERMIT APPLICATION.
4.ALL HYDRANTS SHALL BE 12 INCHES MINIMUM FROM SIDEWALKS OR 24 INCHES FROM TRAILS.
5.1 THE CONTRACTOR SHALL VERIFY BEFORE PLACING F.H.’S THAT NO PART OF THE F.H. SHALL BE
CLOSER THAN 12 INCHES TO A PROPOSED SIDEWALK.
5.2 F.H.’S SHALL ALSO BE PLACED ON THE EXTENSION OF LOT LINES AS SHOWN ON THE PLANS.
ADDITIONAL STAKE FOR LOT CORNERS AND SIDEWALKS SHALL BE SET
5.THE CONTRACTOR(S) SHALL PROVIDE AND INSTALL NECESSARY CONNECTIONS, FITTINGS, BENDS,
TEES, BLOCKING, SUPPORTS, ETC. NOTED PIPE LENGTHS DO NOT INCLUDE VERTICAL AND/OR
FITTING ADJUSTMENTS.
6.SITE WATERMAIN PIPING SHALL BE PVC, C900 DR18, UNLESS OTHERWISE LABELED.
7.SITE WATER SERVICE PIPING SHALL BE TYPE K COPPER, UNLESS OTHERWISE LABELED.
8.NO EXTENSIONS ARE ALLOWED ON FIRE HYDRANT ASSEMBLIES.
9.SEE OTHER PLAN SHEETS, IDNR WATER SUPPLY PERMIT APPLICATION AND PERMIT, SUDAS DESIGN
AND COORDINATION ITEMS.
10.FOR CROSSING OF WATER MAIN UNDER STORM SEWER, ONE FULL LENGTH OF RCP STORM SEWER
SHALL BE CENTERED OVER WATER MAIN. JOINTS ON EITHER SIDE SHALL HAVE RUBBER O-RINGS.
11.VALVE OPERATIONS SHALL BE COORDINATED WITH THE CITY OF WAUKEE PUBLIC WORKS
DEPARTMENT.
12.ALL FIRE HYDRANTS SHALL HAVE 4-INCH STORZ FITTINGS.
SANITARY SEWERS:
1.THE SANITARY SEWER PIPE BEDDING SHALL BE GRANULAR ENCASEMENT.
2.ALL PROPOSED SANITARY SEWER LINES SHALL BE EIGHT (8”) INCHES, UNLESS OTHERWISE NOTED.
3.ALL PIPE SHALL BE PVC, TRUSS PIPE.
4.ALL SANITARY SEWER SHALL BE CLEANED AND SHALL BE TELEVISED AFTER BACKFILL HAS BEEN IN PLACE A
MINIMUM OF 30 DAYS.
5.ALL SANITARY SEWER SHALL BE CONSTRUCTED AND TESTED TO WAUKEE STANDARD SPECIFICATION
STANDARDS IN ADDITION TO IDNR PERMIT APPLICATION.
6.ADJUSTMENT OF EXISTING MH RIM SHALL INCLUDE NEW BARREL SECTIONS.
7.THE SEWER SHOULD BE WELL BELOW THE FROST LINE AT ALL POINTS AND LOWER THAN ANY WATER LINES
PLACED NEARBY.
8.ALL WORK SHALL BE PER THE IDNR AND PLUMBING PERMITS.
9.3-PIECE CASTING FOR ALL MANHOLES IN PAVEMENT.
10.CHIMNEY SEALS REQUIRED FOR ALL MANHOLES.
STORM SEWER:
1.THE CONTRACTOR SHALL PLACE SILT FENCE AROUND ALL STORM SEWER INLET LOCATIONS, STEEP
SLOPES, OR AS DIRECTED BY THE CITY. ALL EROSION/SEDIMENTATION CONTROL SHALL BE SET UP
PRIOR TO CONSTRUCTION.
2.ANY STORM PIPE LOCATED UNDER PAVEMENT WITH LESS THAN TWO (2) FEET OF COVER SHALL
PROVIDE 24”X24” REINFORCEMENT ABOVE AND USE CLASS V RCP.
3.ALL PROPOSED STORM SEWER LINES SHALL BE AS NOTED FOR SIZE.
4.R.C.P. STORM SEWER TO BE 2000D (MINIMUM), USE STRENGTH REQUIRED BY SUDAS.
5.ANY FIELD TILE DISCOVERED OR DAMAGED DURING CONSTRUCTION SHALL BE TIED INTO THE STORM
SEWER SYSTEM OR REPAIRED/REPLACED; AND NOTIFY CITY OF WAUKEE AND ENGINEER AND BE
RECORDED ON AS-BUILTS.
6.THE LAST THREE (3) PIPE SECTIONS AND THE FLARED END SECTION ON ALL CULVERTS SHALL BE TIED.
ALL STORM SEWER JOINTS SHALL BE WRAPPED WITH ENGINEERING FABRIC.
7.CONTRACTOR WILL LAY SEWER PIPE AT THE BACK OF CURB IN ACCORDANCE WITH SUDAS DETAILS.
8.FOR CROSSING OF WATER MAIN UNDER STORM SEWER, ONE FULL LENGTH OF RCP STORM SEWER
SHALL BE CENTERED OVER WATER MAIN. JOINTS ON EITHER SIDE. 18" MINIMUM SEPARATION. STORM
SEWER LOCATED OVER THE WATER MAIN SHALL BE EITHER GASKETED OR CONSTRUCTED OF WATER
MAIN MATERIAL.
9.ALL STORM SEWERS ARE TO BE CLEANED AND TELEVISED. A COPY OF VIDEOS AND REPORT ARE TO BE
PROVIDED TO THE CITY OF WAUKEE PUBLIC WORKS DEPARTMENT.
BWS
20-340
01/21/21AUTUMN VALLEY TOWNHOMESWAUKEE, IAJA
3NOTES
P WP WP WP WP WP WP WP WP WP WP WP WP WP WP WP WP W
1 2 3 4 5 6 13 14 15 16 17
2021222324313233343536
37
38
39
40
41
42
18
19
7 8 9 10 11 12
252627282930P WP WP WE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SS
E SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE ST E ST E ST
E ST
E ST
E STE STE ST
E ST E STE STE STS89° 53' 23"E 504.00'N0° 06' 37"E 234.00'N89° 53' 23"W 100.75'
N84° 13' 15"W
4
0
5
.
2
3
'S0° 06' 37"W 274.03'S0° 32' 43"W 234.01'N89° 53' 23"W 300.50'N0° 06' 37"E 234.00'S89° 53' 23"E 302.28'E WE WE WE WE WE WE WE WE WT
T
T
T
T
OUTLOT A
OUTLOT B
T
E
M
P
O
R
A
R
Y
T
U
R
N
A
R
O
U
N
D
PROJECT NUMBER:
PAGE NUMBER:
DATE:
ENGINEER:
DRAWN BY:
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.
BWS
20-340
01/21/21AUTUMN VALLEY TOWNHOMESWAUKEE, IAJA
4PRELIMINARY PLATSTUBBS ENGINEERING431 NE 72ND ST. PLEASANT HILL, IA 50327(515) 979 - 8499PRIVATE 10' STORM
SEWER EASEMENT
PRIVATE 10' WATER
MAIN EASEMENT
SIDEWALK
EASEMENT
SIDEWALK
EASEMENT
25' LANDSCAPE
BUFFER
25' LANDSCAPE
BUFFER 25' LANDSCAPE
BUFFER
25' LANDSCAPE
BUFFER
30' SETBACK
30' SETBACK30' SETBACK
30' SETBACK
25' LANDSCAPE
BUFFER
25' LANDSCAPE
BUFFER
25' LANDSCAPE
BUFFER
MAYWOOD LANE 10TH STREETFUTURE
INSTALLMENT OF
10TH STREET
PRIVATE 10' STORM
SEWER EASEMENT
RETENTION POND
AUTUMN VALLEY PLAT 1 OUTLOT A
PARK LAND
AUTUMN VALLEY PLAT 1 OUTLOT B
12" WATER MAIN TO
BE INSTALLED WITH
PUBLIC
IMPROVEMENTS
BLOW-OFF FIRE
HYDRANT TO BE
INSTALLED WITH
PUBLIC
IMPROVEMENTS
WATER VALVE TO BE
INSTALLED WITH
PUBLIC
IMPROVEMENTS
12" X 8" CROSS TO
BE INSTALLED WITH
PUBLIC
IMPROVEMENTS
8" SANITARY SEWER TO BE INSTALLED
WITH PLAT 1 CONSTRUCTION PLANS
30' SETBACK
30' SETBACK
10' OVERLAND
FLOWAGE
EASEMENT
10' OVERLAND
FLOWAGE
EASEMENT
Feet
0 50 100
30' PRIVATE SANITARY
EASEMENT
30' PRIVATE SANITARY
EASEMENT
30' PRIVATE SANITARY
EASEMENT
EXISTING 24"
SANITARY
SEWER
10' PUE
BK:2018 PG:16308
20' STORM SEWER
EASEMENT
BK:2018 PG:16308
20' OVERLAND FLOWAGE EASEMENT
BK:2018 PG:16308
10' PUE BK:2018 PG:16308
10' PUE BK:2018 PG:16308
10' OVERLAND
FLOWAGE EASEMENT
BK:2018 PG:16308
EXISTING 15"
STORM
EXISTING 24"
SANITARY
SEWER
PRIVATE 10' WATER
MAIN EASEMENT
25' INGRESS/ EGRESS
EASEMENT
25' INGRESS/ EGRESS
EASEMENT
PRIVATE 10' WATER
MAIN EASEMENT
24" STORM SEWER TO BE
INSTALLED WITH PLAT 1
CONSTRUCTION PLANS15" STORM SEWER TO BE
INSTALLED WITH PLAT 1
CONSTRUCTION PLANS
30' PUBLIC SANITARY
EASEMENT
EXISTING 30'
SANITARY EASEMENT
BK: 2017 PG: 17327
120' ROW
26' PAVE
8" SANITARY SEWER TO BE INSTALLED
WITH PLAT 1 CONSTRUCTION PLANS
26' PAVE
15' PUE 10' PUE
30' PUBLIC SANITARY
EASEMENT
30' PUBLIC
SANITARY
EASEMENT
8" SANITARY SEWER TO BE INSTALLED
WITH PLAT 1 CONSTRUCTION PLANS
FIRE HYDRANT
ASSEMBLY TO BE
INSTALLED WITH
PUBLIC
IMPROVEMENTS
20' PRIVATE STORM
SEWER EASEMENT
20' PUBLIC STORM
SEWER EASEMENT
13' OVERLAND
FLOWAGE
EASEMENT10' PUE
10' OVERLAND
FLOWAGE
EASEMENT10' PUE
VARIABLE STORM
SEWER EASEMENT15" STORM SEWER TO
BE INSTALLED WITH
PLAT 1 CONSTRUCTION
PLANS
10' PUE10' PUE
10' PUE
UNDERWOOD LANEPRIVATE 10' STORM
SEWER EASEMENT
5' PUE
5' PUE
5' PUE
5' PUE
5' PUE
20' TEMPORARY
GRADING
EASEMENT
20' STORM SEWER AND
WATER MAIN EASEMENT
100' TEMPORARY
TURNAROUND EASMENT
RETENTION EASEMENT
(WIDTH VARIES)
P WP WP WP WP WP WP WP WP WP WP WP WP WP WP WP WP W
1 2 3 4 5 6 13 14 15 16 17
2021222324313233343536
37
38
39
40
41
42
18
19
7 8 9 10 11 12
252627282930P WP WP WE WE WE WE WE WE WE WE WE WOUTLOT A
OUTLOT B
PROJECT NUMBER:
PAGE NUMBER:
DATE:
ENGINEER:
DRAWN BY:
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.
150' HYDRANT
RADIUS (TYP.)
EXISTING
150' HYDRANT
RADIUS (TYP.)
BWS
20-340
01/21/21AUTUMN VALLEY TOWNHOMESWAUKEE, IAJA
5HYDRANT COVERAGESTUBBS ENGINEERING431 NE 72ND ST. PLEASANT HILL, IA 50327(515) 979 - 849910TH STREETFeet
0 50 100
MAYWOOD LANE
UNDERWOOD LANE
57'26'26'26'26'26'26'57'
57'
57'
57'
R
1
5
'
R15'23'23'23'23'38
1,482 SF
39
1,482 SF
40
1,482 SF
41
1,482 SF R3
'R3'42
1,482 SF
37
1,482 SF
OUTLOT A
81,547 SQ FT
1.87 ACRES
25'
20'
25'
12'79.11'5'30.78'T
(932)(936)(942)(946)(952)(956)57'
57'26'26'26'26'26'26'PROJECT NUMBER:
PAGE NUMBER:
DATE:STUBBS ENGINEERING431 NE 72ND ST. PLEASANT HILL, IA 50327(515) 979 - 8499ENGINEER:
DRAWN BY:
BWS
20-340
01/21/21AUTUMN VALLEY TOWNHOMESWAUKEE, IAJA
6DIMENSION PLANFeet
0 20 40
PRIVATE 30'
SANITARY SEWER
EASEMENT
25'
LANDSCAPE
BUFFER
25'
LANDSCAPE
BUFFER
10' OVERLAND
FLOWAGE
EASEMENT
PUBLIC 30'
SANITARY SEWER
EASEMENT
EXISTING 30'
SANITARY EASEMENT
BK: 2017 PG: 17327
25' LANDSCAPE
BUFFER
PRIVATE 10'
WATER MAIN
EASEMENT
PUBLIC 30'
SANITARY SEWER
EASEMENT
PUBLIC 30'
SANITARY SEWER
EASEMENT
PRIVATE 30'
SANITARY SEWER
EASEMENT
PUBLIC 20' STORM
SEWER
EASEMENTPRIVATE 20'
STORM SEWER
EASEMENT
10' OVERLAND
FLOWAGE
EASEMENT
10' PUE
30' BUILDING S
E
T
B
A
C
K
30' BUILDING SETBACK30' BUILDING SETBACK UNDERWOOD LANE10' PUE
RETENTION POND
AUTUMN VALLEY PLAT 1 OUTLOT A
PARK LAND
AUTUMN VALLEY PLAT 1 OUTLOT B
5' PUE
20' TEMPORARY
GRADING
EASEMENT
RETENTION EASEMENT
(WIDTH VARIES)
10'x10' PATIO
(TYP.)
26
1,482 SF
30
1,482 SF
29
1,482 SF
28
1,482 SF
27
1,482 SF
7
1,482 SF
8
1,482 SF
9
1,482 SF
10
1,482 SF
11
1,482 SF
34
1,482 SF
33
1,482 SF
32
1,482 SF
36
1,482 SF
35
1,482 SF
5
1,482 SF
1
1,482 SF
2
1,482 SF
3
1,482 SF
4
1,482 SF
26'26'26'26'26'26'57'57'57'57'57'57'26'26'26'26'26'26'57'57'57'57'57'26'26'26'26'26'26'57'
57'
57'
57'
26'26'26'26'26'26'57'57'57'57'57'57'26'26'26'26'26'26'57'57'57'57'R15'R15'23'23'15'
15'23'23'25
1,482 SF
12
1,482 SF
31
1,482 SF
6
1,482 SF
38
1,482 SF
39
1,482 SF
40
1,482 SF
41
1,482 SF R3
'R3'R25'R25'R2
5
'R25'E SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SS
42
1,482 SF
37
1,482 SF R3'R3'
5'
5'
13'20'OUTLOT A
81,547 SQ FT
1.87 ACRES
20'25'25'34.78'25'
20'
25'20'20'12'79.11'5'12'12'12'12'30'
30'30.78'T
T
T
T
E
M
P
O
R
A
R
Y
T
U
R
N
A
R
O
U
N
D(932)(936)(942)(946)(952)(956)(1057)(1053)(1047)(1043)(1037)(1033)(1027)(1023)(1017)(1013)(1007)(1003)
(1002)(1006)(1012)(1016)(1022)(1026)(1032)(1036)(1042)(1046)(1052)(1056)
57'
57'57'57'57'57'57'57'57'57'26'26'26'26'26'26'26'26'26'26'26'26'26'26'26'26'26'26'26'26'26'26'26'26'26'26'26'26'26'26'
PROJECT NUMBER:
PAGE NUMBER:
DATE:STUBBS ENGINEERING431 NE 72ND ST. PLEASANT HILL, IA 50327(515) 979 - 8499ENGINEER:
DRAWN BY:
BWS
20-340
01/21/21AUTUMN VALLEY TOWNHOMESWAUKEE, IAJA
7DIMENSION PLANFeet
0 20 40
PRIVATE 30'
SANITARY SEWER
EASEMENT
PRIVATE 10' STORM
SEWER EASEMENT
PRIVATE 10'
WATER MAIN
EASEMENT
5' SIDEWALK
25'
LANDSCAPE
BUFFER
PRIVATE 10' WATER
MAIN EASEMENT 10TH STREET25'
LANDSCAPE
BUFFER
25' INGRESS/
EGRESS EASEMENT
25'
LANDSCAPE
BUFFER
PRIVATE 30'
SANITARY SEWER
EASEMENT
10' OVERLAND
FLOWAGE
EASEMENT
25'
LANDSCAPE
BUFFER
PUBLIC 30'
SANITARY SEWER
EASEMENT
PRIVATE 30'
SANITARY SEWER
EASEMENT
120' ROW26' PAVE10' OVERLAND
FLOWAGE
EASEMENT
10' PUE
15' PUE
30' BUILDING S
E
T
B
A
C
K
30' BUILDING SETBACK30' BUILDING SETBACKMAYWOOD LANEUNDERWOOD LANE10' PUE
5' PUE
5' PUE
5' PUE
20' TEMPORARY
GRADING
EASEMENT
20' STORM SEWER
AND WATER MAIN
EASEMENT
100' TEMPORARY
TURNAROUND
EASMENT
RETENTION EASEMENT
(WIDTH VARIES)5' SIDEWALKMAILBOX
PAD 10' PUE
10'x10' PATIO
(TYP.)
23
1,482 SF
22
1,482 SF
21
1,482 SF
20
1,482 SF
15
1,482 SF
16
1,482 SF
17
1,482 SF
14
1,482 SF
26'26'26'26'26'26'57'57'57'57'57'57'26'26'26'26'26'26'57'57'57'57'18
1,482 SF
13
1,482 SF
19
1,482 SF
24
1,482 SF
OUTLOT B
52,741 SQ FT
1.21 ACRES
R
2
8
'23'23'23'20'25'25'20'12'12'5'115.99'
114.81'
30'
30'
T
T
R28'
(937)(933)(927)(923)(917)(913)
(912)(916)(922)(926)(932)(936)25.5'25.5'25'57'26'26'26'26'26'26'57'26'26'26'26'26'26'57'57'PROJECT NUMBER:
PAGE NUMBER:
DATE:STUBBS ENGINEERING431 NE 72ND ST. PLEASANT HILL, IA 50327(515) 979 - 8499ENGINEER:
DRAWN BY:
BWS
20-340
01/21/21AUTUMN VALLEY TOWNHOMESWAUKEE, IAJA
8DIMENSION PLANFeet
0 20 40
PRIVATE 30' SANITARY
SEWER EASEMENT
25'
LANDSCAPE
BUFFER
PRIVATE 10' WATER
MAIN EASEMENT
25'
LANDSCAPE
BUFFER
25' INGRESS/
EGRESS EASEMENT
25'
LANDSCAPE
BUFFER
25'
LANDSCAPE
BUFFER
PRIVATE 10' STORM
SEWER EASEMENT
5' SIDEWALK
FUTURE
INSTALLMENT OF
10TH STREET
10' OVERLAND
FLOWAGE
EASEMENT(FUTURE)10TH STREET120' ROW(FUTURE) 26' PAVE13' OVERLAND
FLOWAGE
EASEMENT10' PUE
VARIABLE STORM
SEWER EASEMENT
10' PUE
30' BUILDING SETBACK
30' BUILDING SETBACK 30' BUILDING SETBACK30' BUILDING SETBACKMAYWOOD LANE
PRIVATE 10' STORM
SEWER EASEMENT
5' PUE
5' PUE
20' TEMPORARY
GRADING
EASEMENT
MAILBOX
PAD
10' PUE
10'x10' PATIO
(TYP.)
37
38
39
40
41
42
1005101010151002100310041006100710081009101110121
0
1
3
1014 1016102310051
0
1
0
10041
006
1
0
0
7
1
0
0
8 100910
1
1
1
0
0
21003 1023.78
1023.95
1023.79 1023.95
1023.71 1023.95
1023.31 1023.45
1023.24 1023.45
1023.17 1023.45
1023.10 1023.45
MPE: 1021.5210001000100
5 1005101
0 1010101
5 1015101
5 10201023.79 1023.95
1023.71 1023.95
1023.31 1023.95
1023.24 1023.45
1023.17 1023.45
GFE: 1023.95
MPE: 1021.52
GFE: 1023.95
MPE: 1021.52
GFE: 1023.95
MPE: 1021.52
GFE: 1023.45
MPE: 1021.52
GFE: 1023.45
MPE: 1021.52
GFE: 1023.45
1017.84
1018.04
1020101
6
101
7 1018 1019
-7.3%-5.9%-4.4%
-4.6%1023.45
1023.45
1023.45
1023.45
1023.45
1023.45
1023.95
1023.95
1023.95
1023.95
1023.95
1023.95
1022 1023 1024OUTLOT A
PROJECT NUMBER:
PAGE NUMBER:
DATE:STUBBS ENGINEERING431 NE 72ND ST. PLEASANT HILL, IA 50327(515) 979 - 8499ENGINEER:
DRAWN BY:
BWS
20-340
01/21/21AUTUMN VALLEY TOWNHOMESWAUKEE, IAJA
9GRADING PLANFeet
0 20 40
RETENTION POND:
TOP OF BASIN ELEVATION=
1016.75
100 YEAR ELEVATION =
1015.10
NORMAL POOL ELEVATION =
1006.75
10' OVERLAND
FLOWAGE
EASEMENT
2.0%
2.0%
10' OVERLAND
FLOWAGE
EASEMENT
100 YEAR
ELEVATION
NORMAL POOL
ELEVATION UNDERWOOD LANE
1 2 3 4 5 6
313233343536
37
38
39
40
41
42
101510201
0
2
5
1014 101610171018101910
2
1 10
2
2
1
0
2
3 1024102610277 8 9 10 11 12
252627282930
10
2
5
10
2
4
10
2
6
10
2
7 102810231023.78
1023.95
1023.79 1023.95
1023.71 1023.95
1023.31 1023.45
1023.24 1023.45
1023.17 1023.45
1023.10 1023.45
1020.69
1025.58
1023.84
1021.22 1021.74
1022.27
1022.79
1023.31
1024.14
1024.67
1025.19
1025.71 1026.24 1026.77
1020.25
MPE: 1022.72 MPE: 1023.24 MPE: 1023.77 MPE: 1024.29 MPE: 1024.81 MPE: 1025.34
MPE: 1021.52
MPE: 1022.27 MPE: 1023.29 MPE: 1023.31 MPE: 1023.83 MPE: 1024.35 MPE: 1024.87 MPE: 1025.69 MPE: 1026.21 MPE: 1026.73 MPE: 1027.00 MPE: 1027.25 MPE: 1027.25
MPE: 1026.17 MPE: 1026.69 MPE: 1027.21 MPE: 1027.74 MPE: 1027.83 MPE: 1027.83
20'5'5'5'5'5'5'5'5'5'5'5'5'5'-2.0%-2.0%
-2.0%
-2.0%
-2.0%
-2.0%
-2.0%
-2.0%
-2.0%
-2.0%
-2.0%
-2.0%-2.0%-2.0%-2.0%-2.0%-2.0%-2.0%-2.0%-2.0%-2.0%-2.0%-2.0%101510201025
1025.10
1023.79 1023.95
1023.71 1023.95
1023.31 1023.95
1023.24 1023.45
1023.17 1023.45
GFE: 1023.95
MPE: 1021.52
GFE: 1023.95
MPE: 1021.52
GFE: 1023.95
MPE: 1021.52
GFE: 1023.45
MPE: 1021.52
GFE: 1023.45
MPE: 1021.52
GFE: 1023.45
1025.25
1025.58
1025.58
1025.25
1025.29
1025.58
1025.58
1025.29
1025.39
1025.58
1026.08
1025.40
1025.82
1026.08
1026.08
1025.83
1025.87
1026.08
1026.08
1025.88
1025.93
1026.08
1027.58
1027.11
1027.31
1027.58
1027.58
1027.31
1027.37
1027.58
1027.58
1027.37
1027.64
1027.58
1028.08
1027.66
1027.94
1028.08
1028.08
1027.94
1028.00
1028.08
1028.08
1027.99
1027.85
1028.66
1023.97
1025.03
1025.03
1024.20
1024.20
1025.03
1025.03
1024.33
1024.33
1025.03
1025.03
1024.69
1024.71
1025.53
1025.53
1024.96
1024.97
1025.53
1025.53
1025.11
1025.11
1025.53
1025.53
1025.39
1026.32
1027.02
1027.02
1026.55
1026.55
1027.02
1027.02
1026.68
1026.68
1027.02
1027.02
1027.03
1027.04
1027.52
1027.52
1027.31
1027.31
1027.52
1027.52
1027.46
1027.47
1027.52
1028.48
1027.55
GFE: 1025.58 GFE: 1025.58 GFE: 1025.58 GFE: 1026.08 GFE: 1026.08 GFE: 1026.08 GFE: 1027.58 GFE: 1027.58 GFE: 1027.58 GFE: 1028.08 GFE: 1028.08 GFE: 1028.08
GFE:1025.03 GFE:1025.03 GFE:1025.03 GFE:1025.53 GFE:1025.53 GFE:1025.53 GFE:1027.02 GFE:1027.02 GFE:1027.02 GFE:1027.52 GFE:1027.52 GFE:1027.52
5'1017.84
1018.04
1028.84
1027.99
1026.86
E ST E ST
1020 1025
101
6
101
7 1018 1019 1021 1022 1023 1024 1024 1024 1026 1027
10281025.58
1025.58
1025.58
1025.58
1025.58
1025.58
1026.08
1026.08
1026.08
1026.08
1026.08
1026.08
1027.58
1027.58
1027.58
1027.58
1027.58
1027.58
1028.08
1028.08
1028.08
1028.08
1028.08
1028.64
1027.52
1027.52
1027.52
1027.52
1027.52
1027.52
1027.02
1027.02
1027.02
1027.02
1027.02
1027.02
1025.53
1025.53
1025.53
1025.53
1025.53
1025.53
1025.03
1025.03
1025.03
1025.03
1025.03
1025.03
1023.45
1023.45
1023.45
1023.45
1023.45
1023.45
1023.95
1023.95
1023.95
1023.95
1023.95
1023.95
1025
1022 1023 10241026.59
1020.7720'5'1021.2920'5'1021.8120'5'1022.3320'5'1022.8520'5'1023.3720'5'1023.6720'5'1024.1920'5'1024.7120'5'1025.2320'5'1025.7520'5'1026.2720'5'1029
OUTLOT A
-2.0%-2.0%-2.0%-2.0%1028.54
1028.33
1030
1
0
2
910281028 1029102910301028102910311030102810291031PROJECT NUMBER:
PAGE NUMBER:
DATE:STUBBS ENGINEERING431 NE 72ND ST. PLEASANT HILL, IA 50327(515) 979 - 8499ENGINEER:
DRAWN BY:
BWS
20-340
01/21/21AUTUMN VALLEY TOWNHOMESWAUKEE, IAJA
10GRADING PLANFeet
0 20 40
10' OVERLAND
FLOWAGE
EASEMENT
10' OVERLAND
FLOWAGE
EASEMENT
OVERFLOW
ELEVATION:
1027.99
10TH STREETMAYWOOD LANEUNDERWOOD LANEEMERGENCY OVERFLOW ROUTE
SEE SHEET 2 FOR
OVERFLOW DETAIL
GRADING NOTE:
HOMEBUILDER WILL BE RESPONSIBLE FOR ENSURING SIDE YARD
SWALE ALONG THE BERM ON THE EAST SIDE OF 10TH ST IS
GRADED TO A MINIMUM OF 2% AT TIME OF CONSTRUCTION.
13 14 15 16 17
2021222324
10301
0
2
8 102910311031
1035
18
19
1030
1030103010
3
0
10
2
9
10
3
1
1
0
3
2 1030103110321033MPE: 1029.30 MPE: 1029.31 MPE: 1029.83 MPE: 1030.35 MPE: 1030.87 MPE: 1031.39
MPE: 1030.66 MPE: 1030.66 MPE: 1030.66 MPE: 1031.18 MPE: 1031.59 MPE:1031.59
1026.77
1029.89
1027.29 1027.81 1028.33 1028.85 1029.37
1027.805'5'5'5'5'5'5'-2.0%-2.0%-2.0%-2.0%-2.0%-2.0%
-2.0%-2.0%-2.0%-2.0%-2.0%-2.0%
1031.89
1030.92
1031.27
1031.89
1031.89
1031.27
1031.36
1031.89
1031.89
1031.37
1031.68
1031.89
1032.39
1031.70
1031.95
1032.39
1032.39
1031.96
1032.04
1032.39
1032.39
1032.05
1032.12
1032.39
1030.90
1031.34
1031.34
1030.71
1030.76
1031.34
1031.34
1030.90
1030.92
1031.34
1031.34
1031.06
1031.43
1031.84
1031.84
1031.55
1031.55
1031.84
1031.84
1031.67
1031.67
1031.84
1031.84
1031.79
GFE: 1031.89 GFE: 1031.89 GFE: 1031.89 GFE: 1032.39 GFE: 1032.39 GFE: 1032.39
GFE:1031.34 GFE:1031.34 GFE:1031.34 GFE:1031.84 GFE:1031.84 GFE:1031.84
1029.06 1031.40
1031.761027.45
E ST E ST E ST
E ST E STE STE STE STE ST1026.41
1031.8910311029
1030102
9
10
3
1
1032
1031.89
1031.89
1031.89
1031.89
1031.89
1031.89
1032.39
1032.39
1032.39
1032.39
1032.39
1032.39
1031.84
1031.84
1028.1220'5'1028.6420'5'1029.1620'5'1029.6820'5'1030.2020'5'1031.2220'5'OUTLOT B
1
0
3
3
1031.84
1031.84
1031.84
1031.84
1031.34
1031.34
1031.34
1031.34
1031.34
1031.34
-2.0%-2.9%-2.0%-2.0%10285.80%5.80%6.20%6.20%1.40%1.40%1.40%1.40%1.40%1.40%1.00%
1.00%
1.00%
1.00%
6.13%1.00%
1.00%6.20%
6.20%
1.00%
1.00%1.40%1.40%1.10%0.80%1027.80
1027.83
1028.44
1028.33
1028.37 1028.68
1028.75
1028.73
1028.80
1028.00
1027.85
1027.90
1028.291028.19
1028.221028.12
1028.05
1027.45
1027.601027.50
1027.81 1027.91
1027.88 1027.98
1027.90
6.13%
1030
103110
2
9
6.22%1.40%1.40%1.40%1.40%1.00%
1.00%
1.00%
1.00%
1.00%
1.00%
1.00%
1029.071029.02
1029.39
1029.46
1029.44
1029.51
1029.49
1030.00
1030.07
1029.54
1030.05
1030.12
6.22%6.25%6.25%1025.58
6.20%6.20%6.20%6.20%1.00%1.00%1.40%
1.40%
1.60%
1.40%
1.40%
6.20%
6.20%
1023.01
1023.051023.13
1023.08
1023.39
2023.43 1023.36
1023.32
1023.55
1022.62
1022.93
1023.881023.57 1023.95
1023.000.80%1.40%1.00%PROJECT NUMBER:
PAGE NUMBER:
DATE:STUBBS ENGINEERING431 NE 72ND ST. PLEASANT HILL, IA 50327(515) 979 - 8499ENGINEER:
DRAWN BY:
BWS
20-340
01/21/21AUTUMN VALLEY TOWNHOMESWAUKEE, IAJA
11GRADING PLANFeet
0 20 40
15' OVERLAND
FLOWAGE
EASEMENT
13' OVERLAND
FLOWAGE
EASEMENT
100 YR
ELEVATION:
1028.92
FUTURE OVERFLOW
ROUTE WITH 10TH
STREET BUILD OUT
TO BE INSTALLED
WITH PUBLIC
IMPROVEMENTS
MAYWOOD LANE(FUTURE)10TH STREETSHEET INDEX
Feet
0 10 20
SHEET INDEX
Feet
0 10 20
SHEET INDEX
Feet
0 10 20
CAST IRON
WARNING PANELS
(TYP.)UNDERWOOD LANEMAYWOOD LANE
MAYWOOD LANE
MAYWOOD LANE
10TH STREET(FUTURE)10TH STREETOVERFLOW
ELEVATION:
1028.30
OVERFLOW
ELEVATION:
1029.10
EMERGENCY OVERFLOW ROUTE
FUTURE OVERFLOW
ELEVATION: 1029.66
SEE SHEET 2 FOR
OVERFLOW DETAIL
GRADING NOTE:
HOMEBUILDER WILL BE RESPONSIBLE FOR ENSURING SIDE YARD
SWALE ALONG THE BERM ON THE EAST SIDE OF 10TH ST IS
GRADED TO A MINIMUM OF 2% AT TIME OF CONSTRUCTION.
P WP W
37
38
39
40
41
42
P WP WP WP WP WP WP WP WP WE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SS
P SS P SS P SS P SS
P W P W
P SS P SS P SS P SS
P W P W
P SS P SS P SS P SS
P W P W
P SS P SS P SS P SS
P W P W
P SS P SS P SS P SS
P W P W
P SS P SS P SS P SS
P W P W
E SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SS
E ST
E ST
E ST
E STE STE STE STE STE STE STE ST
72LF 8" PVC @ 1.72%99LF 8" PVC @ 2.00%116LF 8" PVC
@
2
.
0
0
%
T
OUTLOT A
SS2
SW-301 - 48" MH
RIM:1023.08
INV IN:1014.58 8" (E)
INV IN:1014.43 8" (N)
INV OUT:1014.33 8" (S)
SS3
SW-301 - 48" MH
RIM:1023.67
INV OUT:1015.67 8" (S)
SS1
SW-301 - 48" MH
RIM:1021.17
INV IN:1012.36 8" (N)
INV OUT:1012.11 8" (W)
PUBLIC 1
SW-301 - 48" MH
RIM:1018.29
EX INV IN:1002.82 8" (N)
INV IN:1009.80 8" (E)
OUTSIDE DROP ELEVATION: 1002.67
EX INV OUT:1002.57 8" (W)
CRITICAL CROSSING:
FG: 1022.95
BOTTOM OF WATER=1016.73
TOP OF SANITARY=1014.70
PROJECT NUMBER:
PAGE NUMBER:
DATE:STUBBS ENGINEERING431 NE 72ND ST. PLEASANT HILL, IA 50327(515) 979 - 8499ENGINEER:
DRAWN BY:
BWS
20-340
01/21/21AUTUMN VALLEY TOWNHOMESWAUKEE, IAJA
12UTILITIY PLANFeet
0 20 40
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.
8" WATER
MAIN
8" WATER
MAIN
SANITARY
SERVICE (TYP)
1" DOMESTIC
SERVICE
8" SANITARY SEWER TO BE
INSTALLED WITH PLAT 1
CONSTRUCTION PLANS
8" SANITARY SEWER TO BE
INSTALLED WITH PLAT 1
CONSTRUCTION PLANS
8" SANITARY SEWER TO BE
INSTALLED WITH PLAT 1
CONSTRUCTION PLANS
24" STORM SEWER TO BE
INSTALLED WITH PLAT 1
CONSTRUCTION PLANS
15" STORM SEWER TO BE
INSTALLED WITH PLAT 1
CONSTRUCTION PLANS
EXISTING 24"
SANITARY
SEWER
EXISTING 24"
SANITARY
SEWER UNDERWOOD LANETRANSFORMER
20' TEMPORARY
GRADING
EASEMENT
P WP WP WP WP WP WP WP WP WP WP WP WP WP WP WP WP WP WP WP WP WP WP WP WP WP WP WP W
1 2 3 4 5 6
313233343536
37
38
39
40
41
42
7 8 9 10 11 12
252627282930
P WP WP WP WP WP WP WP WP WE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SSE SS P SSP SSP SSP SSP SSP SSP SSP WP WP WP WP WP WP WP WP SSP SSP SSP SSP SSP SSP SSP WP WP WP WP WP WP WP WP SSP SSP SSP SSP SSP SSP SSP WP WP WP WP WP WP WP WP SSP SSP SSP SSP SSP SSP SSP WP WP WP WP WP WP WP WP SSP SSP SSP SSP SSP SSP SSP WP WP WP WP WP WP WP WP SSP SSP SSP SSP SSP SSP SSP WP WP WP WP WP WP WP WP SSP SSP SSP SSP SSP SSP SSP WP WP WP WP WP WP WP WP SSP SSP SSP SSP SSP SSP SSP WP WP WP WP WP WP WP WP SSP SSP SSP SSP SSP SSP SSP WP WP WP WP WP WP WP WP SSP SSP SSP SSP SSP SSP SSP WP WP WP WP WP WP WP WP SSP SSP SSP SSP SSP SSP SSP WP WP WP WP WP WP WP WP SSP SSP SSP SSP SSP SSP SSP WP WP WP WP WP WP WP WP SS P SS P SS P SS
P W P W
P SS P SS P SS P SS
P W P W
P SS P SS P SS P SS
P W P W
P SS P SS P SS P SS
P W P W
P SS P SS P SS P SS
P W P W
P SS P SS P SS P SS
P W P W
194LF 8" PVC @ 0.60%191LF 8" PVC @ 1.16%72LF 8" PVC @ 1.72%99LF 8" PVC @ 2.00%116LF 8" PVC
@
2
.
0
0
%
E ST E ST
ST-01
15" FES
FL IN:1026.59 15" E E WE WE WE WE WE WE WE WE WE WE WE WE WE WE WE WE WE WE WE WE WT
T
T
OUTLOT A
T
E
M
P
O
R
A
R
Y
T
U
R
N
A
R
O
U
N
D
SS5
SW-301 - 48" MH
RIM:1027.66
INV IN:1018.16 8" (E)
INV OUT:1018.06 8" (W)
SS4
SW-301 - 48" MH
RIM:1025.40
INV IN:1016.90 8" (E)
INV OUT:1016.80 8" (W)
SS2
SW-301 - 48" MH
RIM:1023.08
INV IN:1014.58 8" (E)
INV IN:1014.43 8" (N)
INV OUT:1014.33 8" (S)
SS3
SW-301 - 48" MH
RIM:1023.67
INV OUT:1015.67 8" (S)
SS1
SW-301 - 48" MH
RIM:1021.17
INV IN:1012.36 8" (N)
INV OUT:1012.11 8" (W)
PUBLIC 1
SW-301 - 48" MH
RIM:1018.29
EX INV IN:1002.82 8" (N)
INV IN:1009.80 8" (E)
OUTSIDE DROP ELEVATION: 1002.67
EX INV OUT:1002.57 8" (W)
CRITICAL CROSSING:
FG: 1027.89
BOTTOM OF WATER=1021.34
TOP OF SANITARY=1019.17
CRITICAL CROSSING:
FG: 1022.95
BOTTOM OF WATER=1016.73
TOP OF SANITARY=1014.70
CRITICAL CROSSING:
FG: 1029.16
BOTTOM OF STORM=1026.77
TOP OF WATER=1023.66
PROJECT NUMBER:
PAGE NUMBER:
DATE:STUBBS ENGINEERING431 NE 72ND ST. PLEASANT HILL, IA 50327(515) 979 - 8499ENGINEER:
DRAWN BY:
BWS
20-340
01/21/21AUTUMN VALLEY TOWNHOMESWAUKEE, IAJA
13UTILITIY PLANFeet
0 20 40
CONNECT TO
EXISTING WATER
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.
8" WATER
MAIN
8" WATER
MAIN
SANITARY
SERVICE (TYP)
1" DOMESTIC
SERVICE
12" WATER MAIN
TO BE INSTALLED
WITH PUBLIC
IMPROVEMENTS
18" STORM SEWER
TO BE INSTALLED
WITH PLAT 1
CONSTRUCTION
PLANS
8" SANITARY SEWER TO BE
INSTALLED WITH PLAT 1
CONSTRUCTION PLANS
10TH STREETMAYWOOD LANEUNDERWOOD LANETRANSFORMER
TRANSFORMER
TRANSFORMER
P WP WP WP WP WP WP WP WP WP WP WP WP WP WP W
13 14 15 16 17
2021222324
18
19P SSP SSP SSP SSP SSP SSP SSP WP WP WP WP WP WP WP WP SSP SSP SSP SSP SSP SSP SSP WP WP WP WP WP WP WP WP SSP SSP SSP SSP SSP SSP SSP WP WP WP WP WP WP WP WP SSP SSP SSP SSP SSP SSP SSP WP WP WP WP WP WP WP WP SSP SSP SSP SSP SSP SSP SSP WP WP WP WP WP WP WP WP SSP SSP SSP SSP SSP SSP SSP WP WP WP WP WP WP WP WE ST E ST E ST E ST E ST E ST E ST E ST
306LF 8" PVC @ 1.62%
E ST E ST E ST
E ST E STE STE STE STE STST-02
15" FES
FL OUT:1027.80 15" W
ST-03
SW-505
RIM:1029.43
FL OUT:1025.43 15" N
EX-STM-12
SW-511
RIM:1026.41
FL IN:1021.43 15" W
FL IN:1021.28 15" S
FL OUT:1021.18 15" N
T
T
OUTLOT B
SS6
SW-301 - 48" MH
RIM:1031.63
INV OUT:1023.13 8" (W)
CRITICAL CROSSING:
FG: 1029.42
BOTTOM OF STORM=1024.87
TOP OF SANITARY=1020.94
CRITICAL CROSSING:
BOTTOM OF WATER=1021.34
TOP OF SANITARY=1019.17
L-02
200LF 15" RCP @ 0.61%L-03137LF 15" RCP @ 3.03%BOTTOM OF STORM=1026.77
TOP OF WATER=1023.66
PROJECT NUMBER:
PAGE NUMBER:
DATE:STUBBS ENGINEERING431 NE 72ND ST. PLEASANT HILL, IA 50327(515) 979 - 8499ENGINEER:
DRAWN BY:
BWS
20-340
01/21/21AUTUMN VALLEY TOWNHOMESWAUKEE, IAJA
14UTILITIY PLANFeet
0 20 40
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.
8" WATER
MAIN
SANITARY
SERVICE (TYP)
1" DOMESTIC
SERVICE
18" STORM SEWER TO
BE INSTALLED WITH
PLAT 1 CONSTRUCTION
PLANS
MAYWOOD LANE(FUTURE)10TH STREETTRANSFORMER
TRANSFORMER
1 2 3 4 5 6 13 14 15 16 17
2021222324313233343536
37
38
39
40
41
42
18
19
7 8 9 10 11 12
252627282930
OUTLOT A
OUTLOT B
PROJECT NUMBER:
PAGE NUMBER:
DATE:
ENGINEER:
DRAWN BY:
BWS
20-340
01/21/21AUTUMN VALLEY TOWNHOMESWAUKEE, IAJA
15LANDSCAPE PLANSTUBBS ENGINEERING431 NE 72ND ST. PLEASANT HILL, IA 50327(515) 979 - 849925' BUFFER REQUIREMENTS (NORTH):
BUFFER MATERIAL REQUIREMENTS (PER 50 LINEAR FEET OR BUFFER)
1 OVERSTORY 2 EVERGREEN 2 ORNAMENTAL
BUFFER LENGTH = 708'
REQUIRED:
OVERSTORY TREES = 15
EVERGREEN TREES = 30
ORNAMENTAL TREES = 30
PROVIDED:
OVERSTORY TREES = 15
EVERGREEN TREES = 30
ORNAMENTAL TREES = 30
25' BUFFER REQUIREMENTS (SOUTH):
BUFFER MATERIAL REQUIREMENTS (PER 50 LINEAR FEET OR BUFFER)
1 OVERSTORY 2 EVERGREEN 2 ORNAMENTAL
BUFFER LENGTH = 705'
REQUIRED:
OVERSTORY TREES = 15
EVERGREEN TREES = 30
ORNAMENTAL TREES = 30
PROVIDED:
OVERSTORY TREES = 15
EVERGREEN TREES = 30
ORNAMENTAL TREES = 30
25' BUFFER REQUIREMENTS (WEST):
BUFFER MATERIAL REQUIREMENTS (PER 50 LINEAR FEET OR BUFFER)
1 OVERSTORY 2 EVERGREEN 2 ORNAMENTAL
BUFFER LENGTH = 222'
REQUIRED:
OVERSTORY TREES = 5
EVERGREEN TREES = 10
ORNAMENTAL TREES = 10
PROVIDED:
OVERSTORY TREES = 5
EVERGREEN TREES = 10
ORNAMENTAL TREES = 10
SITE LANDSCAPE REQUIRMENTS:
REQUIRED:84 TREES (2 TREES PER UNIT)
PROVIDED:84 TREES
25' BUFFER REQUIREMENTS (EAST):
BUFFER MATERIAL REQUIREMENTS (PER 50 LINEAR FEET OR BUFFER)
1 OVERSTORY 2 EVERGREEN 2 ORNAMENTAL
BUFFER LENGTH = 185'
REQUIRED:
OVERSTORY TREES = 4
EVERGREEN TREES = 8
ORNAMENTAL TREES = 8
PROVIDED:
OVERSTORY TREES = 4
EVERGREEN TREES = 8
ORNAMENTAL TREES = 8
25' BUFFER REQUIREMENTS (ABUTTING 10TH ST):
BUFFER MATERIAL REQUIREMENTS (PER 50 LINEAR FEET OR BUFFER)
1 OVERSTORY 2 EVERGREEN 2 ORNAMENTAL
BUFFER LENGTH = 373'
REQUIRED:
OVERSTORY TREES = 8
EVERGREEN TREES = 16
ORNAMENTAL TREES = 16
PROVIDED:
OVERSTORY TREES = 8
EVERGREEN TREES = 16
ORNAMENTAL TREES = 16
Code Quantity Botanical Name Common Name Size Cond
Deciduous Overstory Trees
QV 12 Quercus velutina Black Oak 8' HT B&B
AB 12 Tilia americana American Basswood 8' HT B&B
PA 12 Plantus x acerifolia London Planetree 8' HT B&B
QR 11 Quercus rubra Red Oak 8' HT B&B
Evergreen Trees
AC 47 Abies Concolor Concolor Fir 6' HT B&B
PG 47 Picea glauca Black Hills Spruce 6' HT B&B
Understory Trees
ACA 19 Amelanchier canadensis Serviceberry 6' HT B&B
CC 19 Cercis canadensis Eastern Redbud 6' HT B&B
CP 19 Crataegus phaenopyrum Washington Hawthorn 6' HT B&B
MP 19 Malus Prairifire Prairifire Crabapple 6' HT B&B
AI 18 Amelanchier interior Inland Serviceberry 6' HT B&B
Code Quantity Botanical Name Common Name Size Cond
Deciduous Overstory Trees
QV 11 Quercus velutina Black Oak 8' HT B&B
AB 11 Tilia americana American Basswood 8' HT B&B
PA 10 Plantus x acerifolia London Planetree 8' HT B&B
QR 10 Quercus rubra Red Oak 8' HT B&B
Evergreen Trees
AC 11 Abies Concolor Concolor Fir 6' HT B&B
PG 10 Picea glauca Black Hills Spruce 6' HT B&B
Understory Trees
ACA 11 Amelanchier canadensis Serviceberry 6' HT B&B
CC 10 Cercis canadensis Eastern Redbud 6' HT B&B
PLANT SCHEDULE BUFFERS:
PLANT SCHEDULE SITE INTERIOR:10TH STREETFeet
0 50 100
(1) QV
(1) QV
(1) QV (1) QV
(1) QV
(1) QV
(1) QV
(1) QV
(1) QV
(1) QV
(1) QV
(1) AB
(1) AB
(1) AB
(1) AB
(1) AB
(1) AB
(1) AB
(1) AB
(1) AB
(1) AB
(1) AB(1) PA (1) QR
(1) PA
(1) QR
(1) PA
(1) QR
(1) PA
(1) QR
(1) PA
(1) QR
(1) PA(1) QR
(1) PA
(1) QR
(1) PA
(1) QR
(1) PA
(1) QR
(1) PA (1) QR
(1) AC
(1) PG
(1) AC
(1) PG
(1) AC
(1) PG
(1) AC
(1) PG
(1) AC
(1) PG
(1) AC
(1) PG
(1) AC(1) PG
(1) AC
(1) PG
(1) AC
(1) PG
(1) AC
(1) PG
(1) AC
(1) ACA
(1) CC (1) ACA
(1) CC
(1) ACA
(1) CC
(1) ACA
(1) CC
(1) ACA
(1) CC (1) ACA
(1) CC
(1) ACA
(1) CC
(1) ACA
(1) CC
(1) ACA
(1) CC
(1) ACA
(1) CC
(1) ACA
MAYWOOD LANE
UNDERWOOD LANE
1 2 3 4 5 6 13 14 15 16 17
2021222324313233343536
37
38
39
40
41
42
10051010101510201
0
2
5 103010301002100310041006100710081009101110121
0
1
3
1014 1016101710181019102
1 10
2
2
1
0
2
3
1
0
2
4 102610271
0
2
8 102910311031
1
0
3
6
1030102910311035
18
19
7 8 9 10 11 12
252627282930
1030
1030103010
2
5
10
3
0
10
2
4
10
2
6
10
2
7 102810
2
9
10
3
1
1
0
3
2
102310051
0
1
0
10041
006
1
0
0
7
1
0
0
8 100910
1
1
1
0
0
5
1
0
0
21003 10301029103110321033E ST
E STE STE STE ST
10001000100
5 1005101
0 1010101
5 1015101
5 10201025
E ST
103110291020 1025 1030101
6
101
7 1018 1019 1021 1022 1023 102410241024 1026 1027
1028102
9
10
3
1
1032
1025
1022 1023 10241029
OUTLOT A
OUTLOT B
1
0
3
3
10301
0
2
9102810281029 102910301028102910311030102810291031PROJECT NUMBER:
PAGE NUMBER:
DATE:
ENGINEER:
DRAWN BY:
Feet
0 60 120
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.
BWS
20-340
01/21/21AUTUMN VALLEY TOWNHOMESWAUKEE, IAJA
16EROSION CONTROL PLANSTUBBS ENGINEERING431 NE 72ND ST. PLEASANT HILL, IA 50327(515) 979 - 8499CONSTRUCTION
ENTRANCE
CONCRETE
WASHOUT
XXPROPOSED STAGING AREA (VERIFY
EXACT LOCATION WITH CONTRACTOR)
POTENTIAL TOPSOIL
STOCKPILE LOCATION
POTENTIAL TOPSOIL
STOCKPILE LOCATION
GRADING
LIMITS (TYP)
GRADING
LIMITS (TYP)
INLET PROTECTION
(TYP)
TEMPORARY
SEDIMENT BASIN
XX
XXX
X
STOCK PILE SEDIMENT
PROTECTION
STOCK PILE SEDIMENT
PROTECTION
DISCHARGE SHALL BE
OUTLETED INTO SUGAR
CREEK.
STAND PIPE NOTE:
SHALL BE PROVIDED WITH THE
OVERALL DEVELOPMENT.
SILT FENCE
(TYP)
STAND PIPE TO BE
INSTALLED WITH PLAT 1
CONSTRUCTION PLANS
4' PCC LETDOWN
FLUME
3.5 TONS RIP RAP
(EROSION STONE)
10'x11.25'x0.75'
2 TONS RIP RAP
(EROSION STONE)
5'x7'x0.75'
QUANTITIES:
ITEM NO.ITEM UNIT TOTAL
1 SILT FENCE LF 750
2 CONCRETE
WASHOUT EA 1
3
RIP-RAP
(EROSION
STONE)
TONS 5
4 INLET
PROTECTION EA 1
5 SOD ACRES 2.2
6
TEMPORARY
STABILIZATION
(TYPE 4 MIX)
ACRES 4.0
MAYWOOD LANE 10TH STREETUNDERWOOD LANE90° BEND
BRACE CMP OR
HDPE RISER PIPE
AS REQUIRED
WRAP EXTERIOR OF
RISER WITH FILTER
FABRIC
P.C. CONCRETE
FOOTING
CMP OR HDPE RISER PIPE O.D. TO
FIT I.D. OF 15" RCP APRON AND
PROVIDE WATERTIGHT SEAL
TEMPORARY STANDPIPE DETAIL
NOT TO SCALE
12" DIA
RISER
6" MIN.
OUTLET PIPE
42" MIN.
TOP OF RISER
ELEVATION= 1012.75
10 -5.0" DIA HOLES 12" CMP OR HDPE
RISER PIPE
FL= 1009.75
A.B.C.D.E.F.
Siding Harvard Slate N/A Flagstone Sterling Heather Harvard Slate
Trim / Columns White White White White White White
Shakes Granite N/A N/A Harvard Slate N/A N/A
Board & Batten N/A White N/A N/A Weathered Gray Midnight Surf
Gutter White White White White White White
Stone Tuscan Ledge Willow Peak Stepp Stone Andes Summit Country Squire San Francisco Shadow Ledge Walnut Rustic Ledgestone Canyon Tuscan Ledge Slate
Garage Door Ranch / White Ranch / White Ranch / White Ranch / White Ranch / White Ranch / White
Garage Windows N/A Stockbridge N/A N/A Stockbridge N/A
Front Door Color SW7020 Black Fox SW7020 Black Fox SW7020 Black Fox SW7020 Black Fox SW7020 Black Fox SW7020 Black Fox
Shutters N/A N/A Bright White N/A N/A Bright White
REAR ELEVATION
Siding Harvard Slate
Accent Siding Sterling
Trim & Gutters White
LEFT & RIGHT ELEVATIONS
Siding Harvard Slate
Trim & Gutters White
A.B.C.D.E.F.
Siding Harvard Slate N/A Heather Flagstone White Harvard Slate
Trim / Columns White White White White White White
Shakes Wedgewood N/A N/A Granite N/A N/A
Board & Batten N/A Sterling N/A N/A White Granite
Gutter White White White White White White
Stone Tuscan Ledge Slate Shadow Ledge Walnut Rustic Ledgestone Canyon Country Squire San Francisco Stepp Stone Andes Summit Tuscan Ledge Willow Peak
Garage Door Ranch / White Ranch / White Ranch / White Ranch / White Ranch / White Ranch / White
Garage Windows N/A Stockbridge N/A N/A Stockbridge N/A
Front Door Color SW7020 Black Fox SW7020 Black Fox SW7020 Black Fox SW7020 Black Fox SW7020 Black Fox SW7020 Black Fox
Shutters N/A N/A Bright White N/A N/A Bright White
REAR ELEVATION
Siding Harvard Slate
Accent Siding Sterling
Trim & Gutters White
LEFT & RIGHT ELEVATIONS
Siding Harvard Slate
Trim & Gutters White
A.B.C.D.E.F.
Siding Harvard Slate N/A White Heather Sterling Harvard Slate
Trim / Columns White White White White White White
Shakes Sterling N/A Harvard Slate Weathered Gray N/A N/A
Board & Batten N/A Flagstone N/A N/A Midnight Surf White
Gutter White White White White White White
Stone Tuscan Ledge Willow Peak Country Squire San Francisco Shadow Ledge Walnut Rustic Ledgestone Canyon Stepp Stone Andes Summit Tuscan Ledge Slate
Garage Door Ranch / White Ranch / White Ranch / White Ranch / White Ranch / White Ranch / White
Garage Windows N/A Stockbridge N/A N/A Stockbridge N/A
Front Door Color SW7020 Black Fox SW7020 Black Fox SW7020 Black Fox SW7020 Black Fox SW7020 Black Fox SW7020 Black Fox
Shutters N/A N/A Tuxedo Gray N/A Bright White N/A
REAR ELEVATION
Siding Harvard Slate
Accent Siding Sterling
Trim & Gutters White
LEFT & RIGHT ELEVATION
Siding Harvard Slate
Trim & Gutters White