HomeMy WebLinkAbout2020-12-07-J08 Redwood at Waukee Hickman Road_Site Plan AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: December 7, 2020
AGENDA ITEM: Consideration of approval of a resolution approving a site plan for Redwood
at Waukee Hickman Road
FORMAT: Resolution
SYNOPSIS INCLUDING PRO & CON: Redwood Acquisition, LLC, requests approval of a site
plan to allow the construction of a townhome residential development. The
project involves the construction of nineteen (19) single story, townhome
buildings for a total of 100 townhome units. Each building will have four to
six units per building. The individual units will range in size from
approximately 1,700 square feet to 2,100 square feet. All units will have a two
car attached garage. The units are intended to be renter occupied.
In addition to the townhome buildings, there will be a building that houses the
leasing office, maintenance office and model unit. Trash will be handled with
individual trash and recycling bins for each unit. A mail kiosk is provided near
the leasing office.
The applicant has provided elevations for the proposed building on the site,
which meets the intent of the architectural guidelines within the Site Plan
Ordinance.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning
Commission reviewed this project at the February 11, 2020 Commission Meeting and
recommended approval subject to remaining staff comments:
Approval of a Site Plan for Redwood at Waukee Hickman Road
Senior Planner, Melissa DeBoer, introduced the request made by the applicant Redwood Acquisition,
LLC, to approve a site plan for a townhome residential development. The subject property is generally
located north of Hickman Road and east of T Avenue, containing approximately 18.98 acres. the
property was rezoned from A-1, Agricultural District to R-4, Row Dwelling &Townhome Dwelling
District in March of 2019.
Mrs. DeBoer advised that the site plan indicates the construction of 19 townhome buildings for a total
of 100 units. The units will range in size from 1700 to 2100 square feet, and are anticipated as rental
units. In addition, the site plan indicates the construction of another building to house the leasing
office, maintenance office, and a model unit. Two monument signs are proposed at the north side of
the site off of NW 17th Street, a mail kiosk is located near the leasing office, and all garbage and
J8
recycling will be provided individually for the units. Elevations indicate this product will be similar to
previous developments done by the same applicant.
Mrs. DeBoer explained that there will be two access points off of NW 17th Street into the development.
NW 17th Street is a public street and will be maintained by the city, however all other streets internal to
the site are privately owned and maintained by the property owner. Utilities will be extended from NW
17th Street and will be privately owned and maintained by the property owner. Stormwater detention is
accommodated by a wet bottom detention basin. The basin will be privately owned and maintained.
All parking, landscaping and open space, and lighting plans are in accordance with the standards
within the City Code.
At this time staff recommends approval subject to any remaining staff comments.
Commissioner Hoifeldt questioned where the other development of like product was. Mrs.
DeBoer advised is was located west of NE Alice’s Road and just south of NE Douglas
Parkway.
Commissioner Broderick questioned if the units were the same size. Mrs. DeBoer advised that
the sizes do vary between center units and end units.
Commissioner Hoifeldt questioned if the units had basements. Mrs. DeBoer advised that the
units did not have basements. Commissioner Hoifeldt questioned if there was a need to
provide tornado shelters if there were not basements. Mrs. DeBoer advised there’s no Code
provision to require a shelter.
Commissioner Koshy questioned the lack of street lighting. Representative of the applicant,
Nikki Neal with Civil Design Advantage, advised that the housing lights were not run by the
occupants rather all hosing lights were timed to provide necessary lighting for the area.
Commissioner Hoifeldt clarified that NW 17th Street would have street lighting. Mrs. DeBoer
advised that was correct.
Senior City Planner, Andy Kass, advised the commission that the project is coming to the table
early, there is still infrastructure that needs to be supplied.
Commissioner Broderick questioned why the basin was so large. Mrs. DeBoer clarified that
this detention basin would act as a regional detention pond for the James Pointe area.
Commissioner Hoifeldt questioned if the top corner of the pond abut the Trail. Ms. Neal
advised that there is a decent amount of space between the trail and the actual bank of the
pond.
Commissioner Koshy moved to approve a site plan for Redwood Waukee at Hickman Road subject to
any remaining comments. Commissioner Inman seconded the motion. Ayes: Broderick, Ward, Koshy,
Hoifeldt, and Inman. Nays: None. Motion Carries.
STAFF REVIEW AND COMMENT: Staff recommends approval of the site plan subject to
remaining staff comments.
RECOMMENDATION: Approve the resolution subject to remaining staff comments.
ATTACHMENTS: I. Proposed Resolution
II. Staff Report
III. Site Plan & Elevations
PREPARED BY: Melissa DeBoer, Senior Planner
REVIEWED BY:
THE CITY OF WAUKEE, IOWA
RESOLUTION 2020-
APPROVING THE SITE PLAN FOR REDWOOD AT WAUKEE HICKMAN ROAD
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 Redwood at Waukee Hickman Road, subject to remaining staff comments on
February 11, 2020; AND,
WHEREAS, the Site Plan for Redwood at Waukee Hickman Road is in general conformance
with §160 – Site and Building Development Standards Ordinance of the Waukee Municipal
Code; AND,
WHEREAS, the Site Plan for Redwood at Waukee Hickman Road is in general conformance
with §161 – Landscape 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 7th day of December, 2020 that the Site Plan for Redwood at Waukee Hickman Road is
approved.
____________________________
Courtney Clarke, Mayor
Attest:
___________________________________
Rebecca D. Schuett, City Clerk
RESULTS OF VOTE: AYE NAY ABSENT ABSTAIN
Anna Bergman
R. Charles Bottenberg
Chris Crone
Larry R. Lyon
Ben Sinclair
PLANNING AND ZONING COMMISSION STAFF REPORT
PROJECT: Redwood at Waukee Hickman Road
– Site Plan
PREPARED BY: Melissa DeBoer, AICP, Senior Planner
REPORT DATE: February 6, 2020
MEETING DATE: February 11, 2020
GENERAL INFORMATION
Applicant: Redwood Acquisition, LLC
Owner:
Waukee Land Investment, LLC
Owner’s Representative:
Keith Weggen, Civil Design Advantage, LLC
Request: The applicant is requesting approval of a site plan
for a townhome residential development.
Location and Size: Property is generally located north of Hickman
Road and east of T Avenue, containing
approximately 18.98-acres.
AREA MAP
ABOVE: Aerial of subject property (outlined in YELLOW) in relation to the surrounding area.
February 7, 2020
2 of 3
LAND USES AND ZONING
Location Existing Land Use Comprehensive Plan Current Zoning
Property in
Question
Vacant – Undeveloped Single Family Residential &
Medium Density Residential
R-4 (Row Dwelling &
Townhome Dwelling
District)
North Vacant – Undeveloped Single Family Residential A-1 (Agricultural
District)
South Vacant – Undeveloped Medium Density Residential
& Mixed Use
M-1 (Light Industrial
District)
East Vacant – Undeveloped Medium Density Residential
& Light Industrial Office
M-1 (Light Industrial
District)
West Vacant – Undeveloped Medium Density Residential A-1 (Agricultural
District)
HISTORY
The subject property is located north of Hickman Road and east of T Avenue. The property is part of the
James Pointe development. This property was rezoned from A-1, Agricultural District, to R-4, Row Dwelling &
Townhome Dwelling District, in March 2019.
PROJECT DESCRIPTION
The project involves the construction of nineteen (19) single story, townhome buildings for a total of 100
townhome units. Each building will have four to six units per building. The individual units will range in size
from approximately 1,700 square feet to 2,100 square feet. All units will have a two car attached garage. The
units will be renter occupied.
In addition to the townhome buildings, another building is proposed to house the leasing office, maintenance
office and model unit. Two monument signs are proposed along NW 17th Street. One sign will be located at
the north entrance on the west side of NW 17th Street and the other sign will be located at the south
entrance on the east side of NW 17th Street. Individual trash and recycling bins will be provided to each unit
for curbside trash collection. No trash enclosures have been indicated on the site plan. A mail kiosk is
provided near the leasing office for the entire townhome development.
ACCESS AND PARKING
Two access points will be provided to each side of the proposed townhome development on either side of
NW 17th Street. One access point is provided on both sides of NW 17th Street at the north end of the
proposed development and one access point is provided at the south end of the development on either side
of NW 17th Street. All streets within the development will be privately owned and maintained by the owner of
the property. NW 17th Street will be a public street.
A total of 220 parking spaces are required for this development – 2 spaces per unit and 1 visitor space per
every 5 units. The site plan indicates that a total of 433 parking spaces are provided for the overall site – 200
garage spaces, 200 driveway spaces and 33 standard parking spaces.
February 7, 2020
3 of 3
SIDEWALKS/TRAILS
A five-foot wide sidewalk will be installed on the west side of NW 17th Street and a ten-foot wide trail will be
installed on the east side of NW 17th Street. Sidewalks are shown internal to the development, as well, in
order to provide pedestrian access across the site.
UTILITIES
Utilities will be extended from the utilities along NW 17th Street. All utilities within the development will be
privately owned and maintained by the property owner. Stormwater detention will be provided with a dry
bottom detention basin located along the east side of the site. This detention basin will be privately owned and
maintained.
LANDSCAPING & OPEN SPACE
A minimum of 20% of the site is required to be open space. The total amount of open space proposed is 58%.
As part of the landscaping requirements, two (2) trees per unit are required. This site also requires several
landscape buffers, a 40-ft landscape buffer along the east and south sides of the site, a 25-ft landscape buffer at
the north side of the site, and 25-ft landscape buffers on either side of NW 17th Street. The applicant has
provided the required amount of plantings per the Landscape and Open Space Ordinance.
ELEVATIONS
Four different building types are proposed. The elevations of the buildings are proposed to be constructed of
various vinyl siding and trim, stone veneer and asphalt shingles.
LIGHTING PLAN
General exterior residential house lighting will be provided on the exterior of each unit. A lighting plan has been
submitted for review and it is in compliance with the lighting standards from the City Code.
STAFF RECOMMENDATION
The site plan is in general conformance with the Zoning Ordinance, Subdivision Ordinance, Site Plan
Ordinance, and Comprehensive Plan. Staff recommends approval subject to remaining staff comments.
M-R
T-CM-S U-PM-S
3 P-E
MAIL KIOSK
TYPE 10 SN
4 UNITS
TYPE 10 SN
6 UNITS
TYPE 7
5 UNITS
TYPE 7
6 UNITSLOT 29TYPE 10 SN
6 UNITS
TYPE 10 SN
5 UNITS
TYPE 7
4 UNITS
TYPE 2
5 UNITS
TYPE 2
5 UNITS
TYPE 2
5 UNITS
TYPE 7
6 UNITS
TYPE 7
6 UNITS
TYPE 7
6 UNITS
TYPE B SN
6 UNITS
TYPE B SN
5 UNITS
TYPE B SN
5 UNITS
TYPE B SN
6 UNITS
MAINTENANCE
BUILDING/
LEASING
OFFICE
TYPE 2
5 UNITS
TYPE 7
4 UNITS
MODEL UNIT
3 I-V
3 V-S
2 P-G
3 V-S
3 I-V
A-R
T-C
P-G
2 P-G
M-S
T-C
P-G
2 A-R
P-G
A-R
P-G
U-P
2 M-S
P-A
2 P-G
2 M-R3 P-AA-B
A-R
2 P-G
2 M-R
T-C
P-A
P-G
P-A
2 P-A
A-R
P-G
U-P
P-A
B-H
P-A
B-H
A-R
2 P-G 2 P-A
M-S
2 Q-P
2 P-A
P-G
3 M-S3 P-A
2 A-R2 P-H
M-S
T-C
2 P-G2 B-H
4 P-A
2 C-M
A-R
U-P2 M-S2 M-R2 P-HP-G2 B-H
A-R A-R B-H
B-H
2 T-C
M-R
2 M-R2 P-A
B-H
A-R
2 A-R
2 M-R 2 P-G2 M-R2 P-AP-G
2 B-H
Q-P Q-P
2 P-G
A-R2 M-S 2 P-A
2 P-H
C-M
A-R
2 P-A
2 B-H2 M-S
M-R
A-RP-G
U-P2 M-S
P-E
2 P-A
M-R
2 M-S
A-R 2 T-C
3 P-H
3 M-R
2 T-C
4 P-G
2 B-H
2 P-G
2 C-M
3 P-A2 P-G
U-P
2 M-S
4 P-E3 P-A
3 P-A 3 A-C
2 T-C2 P-A
2 B-H
4 P-G
M-S
2 A-B
A-R
5 P-A
2 U-P
4 B-H
2 T-C
5 P-G
3 C-M
3 P-H
3 P-A
B-H
A-R
A-R2 M-S
3 P-G
2 M-R
2 P-A
2 P-H
B-H
3 A-R 3 U-P
B-H
2 M-S
5 P-G
2 M-R
B-H
T-CA-B
2 M-R
3 P-A
2 P-G
2 B-H
2 T-CA-R
5 P-G
2 M-R
3 P-A
P-G
2 B-H2 M-S A-R B-HM-S
2 P-G
3 M-R
2 A-P
M-R
5 P-G
3 C-M
2 T-C
4 P-G
3 A-C
2 P-H
3 M-S
P-A
2 A-P
2 U-P
P-H
2 P-G
2 M-S
A-R
3 C-M
M-R
3 P-E
STORMWATER
MANAGEMENT
3 A-R
3 A-R
3 P-G
4 P-H
3 B-H
4 U-P
3 M-S
2 A-R
2 P-E
3 B-H
4 M-R
2 M-S
2 G-S
3 P-G
2 M-R
2 A-R
2 P-G
2 G-S
2 C-M
3 P-G
3 M-S
2 M-R
3 P-G
4 P-A
2 P-A
P-H
P-A
2 P-G
2 U-P
2 P-A
2 B-H
2 M-R
3 M-S
3 P-A
3 M-R
2 P-A
2 P-G
2 P-H
5 P-H
2 P-A
2 P-A
2 P-G
3 P-H
P-G
2 P-G
2 P-H
A-R
3 P-G M-S
3 U-P
2 P-H
3 P-A
3 A-R
G-S
2 A-B
A-B
P-G
P-H
2 U-P
5 M-S
4 M-S
5 A-B
3 U-P
2 A-R
4 M-S
3 M-S
2 A-B
4 P-H3 A-R
2 U-P
2 Q-P
2 A-B
3 M-S
2 C-M
2 T-C
T-C
3 A-B
2 Q-P
Q-P 2 Q-P2 C-M A-RA-R 2 A-B A-CA-C B-H
2 Q-P M-S2 M-SM-S
T-C
2 M-R
6 P-A
B-H
3 M-S
3 M-R
3 G-S
P-E
2 P-E
2 Q-P
2 B-H
2 A-C
2 P-H
3 B-H
3 B-H
2 P-H2 C-M 2 A-R A-B
2 A-B
2 B-H
Q-P
2 M-R
2 A-P
G-S
A-P
A-P
A-B
A-C
2 P-G
P-HP-G
2 A-B 2 M-R
2 P-G
A-R2 B-HT-C
M-SM-S
2 B-H
2 M-R
A-RA-R A-R2 A-B
2 P-G 2 P-G
2 P-A
G-S
G-S
A-B
G-S
M-S
A-R
A-R
3 Q-P
2 P-H M-S M-S
A-P
A-P
A-P
G-S
A-P
A-B
A-B
A-C
2 P-A
2 P-G
T-C
T-C
3 M-S2 P-A
2 A-C
2 P-E
A-C
2 M-R
2 A-R
M-S
M-S
A-R
Q-PM-S
P-G
6 P-A
2 C-M
M-S
M-S
P-H
T-C
P-G
G-S
M-R
M-R
P-G
P-G
M-S
A-B
Q-P
M-S
M-S
16 J-G 16 T-D
30 J-G
9 T-D
20 J-G
P-G
A-R
P-A
A-C
FOUNTAIN
·MANUF,: OTTERBINE BAREBO
·MODEL: AQUASTAR GIANT
FOUNTAIN, 10 HP
·3000K LED UPLIGHT PACKAGE
·SEE DETAIL SHEET L-4
FOUNTAIN
·MANUF,: OTTERBINE BAREBO
·MODEL: AQUASTAR GIANT
FOUNTAIN, 10 HP
·3000K LED UPLIGHT PACKAGE
·SEE DETAIL SHEET L-4
LAWN AREA
6' MIN.
LAWN AREA
6' MIN.
H:\2019\190992\DWG\SHEETS\FINAL\L_190992 - LANDSCAPE-CD.DWG - L-1 - 6/4/2020 12:14:03 PM - RICHARD WASHINGTON NOREVISIONDATESHEET NAME
SHEET OF
DISCIPLINE
LANDSCAPEDRAWN BY:CHECKED BY:DESIGNED BY:RWISSUE DATE:11/26/19ISSUED FOR:PRELIM SET4
PROJECT NO.SCALE:RWCC190992
PRELIM
I
N
A
R
Y
NOT FO
R
CONST
R
U
C
T
I
O
N
REDWOOD AT WAUKEE HICKMAN ROADNW 18th STREET, WAUKEE, IA, DALLAS COUNTYREDWOOD - 7510 EAST PLEASANT VALLEY ROADINDEPENDENCE, OH 441311PRELIMINARY PLAN11/26/19L-1
I HEREBY CERTIFY THAT THE PORTION OF THIS TECHNICAL
SUBMISSION DESCRIBED BELOW WAS PREPARED BY ME OR UNDER
MY DIRECT SUPERVISION AND RESPONSIBLE CHARGE. I AM A DULY
LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF IOWA.
RICHARD R. WASHINGTON, ASLA DATE
LICENSE NUMBER: LA00757
MY LICENSE RENEWAL DATE IS: JUNE 30, 2021
PAGES OR SHEETS COVERED BY THIS SEAL:
06-03-2020
L-1 TO L-4
2PRELIMINARY PLAN12/10/193PRELIMINARY PLAN12/23/194FINAL PLANS06/03/20SITE LANDSCAPE PLAN1 AS SHOWN100'50'0 25'
NORTH1" = 50'
NORTH ENTRY SIGN
SEE SHEET L-2
NOTES:
1.SEE SEED/SOD LIMITS PLAN, REFER TO LEGEND.
2.ALL ENTRY LANDSCAPING WILL BE IRRIGATED.
3.MINIMUM PLANTING REQUIREMENTS AT TIME OF PLANTING:
a.DECIDUOUS OVERSTORY TREES SHALL BE A MINIMUM OF
EIGHT (8) FEET IN HEIGHT.
b.EVERGREEN OVERSTORY TREES SHALL BE A MINIMUM OF
SIX (6) FEET IN HEIGHT.
c.DECIDUOUS ORNAMENTAL TREES SHALL BE A MINIMUM OF
SIX (6) FEET IN HEIGHT.
4.REFER TO SPECIFICATIONS FOR SEED AND SOD MIXES.
5.RESEED OR RESOD ANY AREAS DISTURBED BY
CONSTRUCTION.
BUFFER REQUIREMENTS:
R-4 ADJACENT ARTERIAL STREET = 25' BUFFER
665 LF / 50 = 13
REQUIRED SHOWN
13 OVERSTORY TREES . . . . . . . . . . . . . .13
26 EVERGREEN TREES . . . . . . . . . . . . . . .26
26 ORNAMENTAL TREES . . . . . . . . . . . . .26
INTERIOR LANDSCAPING:
TWO (2) TREES REQUIRED PER DWELLING UNIT
94 DWELLING UNITS = 188 TREES REQUIRED
REQUIRED SHOWN
OVERSTORY TREES . . . . . . . . . . . . . . . .66
EVERGREEN TREES . . . . . . . . . . . . . . . .38
ORNAMENTAL TREES . . . . . . . . . . . . . . .84
188 TOTAL. . . . . . . . . . . . . . . . . . . . . . . . .188
-DAYLILY
-DWARF FOUNTAIN GRASS
GRASSES/PERRENIALS - #2 cont.
EVERGREEN SHRUBS - 18" ht.
-HOLLY
-BURNING BUSH
-VIBURNUM
LARGE DECIDUOUS SHRUBS - 36" ht.
EVERGREEN TREES - 6' ht.
ORNAMENTAL TREES - 6' HT MIN.
-CRABAPPLE
-MAGNOLIA
-DOGWOOD
PLANTING LEGEND
-SPRUCE
-FIR
-PINE
-LILAC
-WEIGELA
SMALL DECIDUOUS SHRUBS - 18" ht.
-SPIREA
-ITEA
-JUNIPER
-TAXUS
-SHASTA DAISY
SHADE TREES - 2" cal.
-MAPLE
-OAK
-LINDEN
BUFFER REQUIREMENTS:
R-4 ADJACENT INDUSTRIAL = 40' BUFFER
1,314 LF - 70' R.O.W. = 1,244 / 50 = 25
REQUIRED SHOWN
50 OVERSTORY TREES . . . . . . . . . . . . .50
100 EVERGREEN TREES . . . . . . . . . . . .100
75 ORNAMENTAL TREES . . . . . . . . . . . .75
BUFFER REQUIREMENTS:
R-4 ADJACENT TO R-4 = NO BUFFER REQUIRED
SHOWN
OVERSTORY TREES . . . . . . . . . . . . . . .9
EVERGREEN TREES . . . . . . . . . . . . . . .14
ORNAMENTAL TREES . . . . . . . . . . . . . .3
BUFFER REQUIREMENTS:
R-4 ADJACENT TO R-2 = 25' BUFFER
1,314 - 70' R.O.W. = 1,244 LF / 50 = 25
REQUIRED SHOWN
25 OVERSTORY TREES . . . . . . . . . . . . . .25
50 EVERGREEN TREES . . . . . . . . . . . . . . .50
50 ORNAMENTAL TREES . . . . . . . . . . . . .50
R
Callbefore you dig.
below.Know what's
ONE CALL
IOWA
1-800-292-8989
www.iowaonecall.com
SOUTH ENTRY SIGN
SEE SHEET L-2
TEMPORARY
SALES SIGN
BUFFER REQUIREMENTS:
R-4 ADJACENT INDUSTRIAL = 40' BUFFER
666 LF/ 50 = 13
REQUIRED SHOWN
26 OVERSTORY TREES . . . . . . . . . . . . 26
52 EVERGREEN TREES . . . . . . . . . . . . 52
39 ORNAMENTAL TREES . . . . . . . . . . . 39
QTY. KEY BOTANICAL NAME COMMON NAME SIZE NOTES
61 A-R ACER RUBRUM 'RED SUNSET' RED SUNSET MAPLE 2" CAL. B&B
16 A-C ACER CAMPESTRE HEDGE MAPLE 1-1/2" CAL. B&B
12 A-P ACER P. 'PRINCETON GOLD' PRINCETON GOLD MAPLE 2" CAL. B&B
33 A-B AMELANCHIER X G. 'AUTUMN BRILLIANCE'AUTUMN BRILLIANCE SERVICEBERRY 1-1/2" CAL. B&B
53 B-H BETULA NIGRA 'HERITAGE' HERITAGE RIVER BIRCH 8-10' HT B&B, MULTI-STEM
24 C-M CORNUS MAS 'GOLDEN GLORY' GOLDEN GLORY CORNELIAN CHERRY 1-1/2" CAL. B&B
14 G-S GLEDITSEA I 'SKYLINE' SKYLINE HONEYLOCUST 2" CAL. B&B
6 I-V ILEX VERTICILLATA WINTERBERRY 18" B&B
66 J-G JUNIPERUS CH. 'OLD GOLD' OLD GOLD JUNIPER 18" B&B
60 M-R MAGNOLIA S. 'ROYAL STAR' ROYAL STAR MAGNOLIA 1-1/2" CAL.B&B
89 M-S MALUS 'SPRING SNOW' SPRING SNOW CRABAPPLE 1-1/2" CAL. B&B, FRUITLESS
99 P-A PICEA ABIES NORWAY SPRUCE 6' HT B&B
115 P-G PICEA ENGELMANNII GLAUCA ENGELMANN SPRUCE 6' HT B&B
49 P-H PINUS HELDREICHII BOSNIAN PINE 6' HT B&B
18 P-E PLATANUS X A 'EXCLAMATION' EXCLAMATION LONDON PLANETREE 2" CAL. B&B
21 Q-P QUERCUS PALUSTRIS PIN OAK 2" CAL. B&B
25 T-D TAXUS DENSA DENSE YEW 18" B&B
28 T-C TILIA CORDATA 'GREENSPIRE' GREENSPIRE LINDEN 2" CAL. B&B
29 U-P ULMUS 'PRINCETON' PRINCETON AMERICAN ELM 2" CAL. B&B
6 V-S VIBURNUM P.T. 'SHASTA' SHASTA DOUBLEFILE VIBURNUM 36" B&B
OVERALL SITE PLANT MATERIAL LIST
OPEN SPACE:
OPEN SPACE REQUIRED 165,370 SF (20%)
OPEN SPACE PROVIDED 485,809 SF (58.8%)
LAWN AREAS TO BE SODDED
LOW MAINTENANCE SEED MIX AND
RIGHT OF WAY ESTABLISHED BY
MASTER DEVELOPER
LAWN TO BE HYDROSEEDED
24 SF DOUBLE
SIDED ENTRY
SIGN
15'15'18 H-H
18 J-B
7 C-K
SEASONAL
ANNUALS
SIDEWALK
TEMPORARY
SALES SIGN
15'15'12 SF SIGLE
SIDED
ENTRY SIGN
18 H-H
18 J-B
7 C-K
SEASONAL
ANNUALS
SIDEWALK
UPLIGHT TYP.
SEA GREEN JUNIPERVIBURNUM
E
H:\2019\190992\DWG\SHEETS\FINAL\L_190992 - LANDSCAPE-CD.DWG - L-2 - 6/4/2020 12:14:03 PM - RICHARD WASHINGTON NOREVISIONDATESHEET NAME
SHEET OF
DISCIPLINE
LANDSCAPEDRAWN BY:CHECKED BY:DESIGNED BY:RWISSUE DATE:11/26/19ISSUED FOR:PRELIM SET4
PROJECT NO.SCALE:RWCC190992
PRELIM
I
N
A
R
Y
NOT FO
R
CONST
R
U
C
T
I
O
N
REDWOOD AT WAUKEE HICKMAN ROADNW 18th STREET, WAUKEE, IA, DALLAS COUNTYREDWOOD - 7510 EAST PLEASANT VALLEY ROADINDEPENDENCE, OH 441311PRELIMINARY PLAN11/26/19L-2
I HEREBY CERTIFY THAT THE PORTION OF THIS TECHNICAL
SUBMISSION DESCRIBED BELOW WAS PREPARED BY ME OR UNDER
MY DIRECT SUPERVISION AND RESPONSIBLE CHARGE. I AM A DULY
LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF IOWA.
RICHARD R. WASHINGTON, ASLA DATE
LICENSE NUMBER: LA00757
MY LICENSE RENEWAL DATE IS: JUNE 30, 2021
PAGES OR SHEETS COVERED BY THIS SEAL:
06-03-2020
L-1 TO L-4
2PRELIMINARY PLAN12/10/193PRELIMINARY PLAN12/23/194FINAL PLANS06/03/20ENTRY LANDSCAPE PLANS2 AS SHOWNNORTH
SOUTH ENTRY LANDSCAPE PLAN
SCALE: 1"=10'
NORTH ENTRY LANDSCAPE PLAN
SCALE: 1"=10'NORTH
MAIN ENTRY SIGN
NOT TO SCALE
TEMPORARY SALES SIGN
NOT TO SCALE
SIGN PLAN VIEWSIGN ELEVATION VIEW
NOTES
1.SIGN SHALL BE DOUBLE SIDED, INTERNALLY ILLUMINATED AND LOCATED PERPENDICULAR TO THE
RIGHT OF WAY.
2.ALL SIGNS SHALL RECEIVE SEPARATE SIGN PERMIT APPROVAL FROM THE CITY OF WAUKEE
DEVELOPMENT SERVICES DEPARTMENT.
12 S.F.
SCALE: 1"=20'
TYPICAL TRANSFORMER
SCREENING
ENTRY PLANT MATERIAL LIST
QTY. KEY BOTANICAL NAME COMMON NAME SIZE NOTES
14 C-K CALAMAGROSTIS X A. 'KARL FOERSTER' KARL FOERSTER FEATHER REED GRASS #1 CONT. CLUMP, 18" O.C.
36 H-H HEMEROCALLIS 'HAPPY RETURNS' HAPPY RETURNS DAYLILY #1 CONT. CLUMP, 18" O.C.
36 J-B JUNIPERUS S. 'BROADMOOR' ROADMOOR JUNIPER 15" HT B&B
POND FOUNTAIN
NOT TO SCALE
3 CO-Z
3 C-KF
3 HM-HR
3 PL-D
A/CA/C
18" GRAVEL
MOW STRIP
3 IT-LH
SY-M
JU-OG
3 PL-D
SY-M
3 SP-GM
3 CO-Z
3 CO-ZJU-OG
3 C-T
STONE
MULCH
TYP.
A
STONE
MULCH
TYP.
JU-OG
SY-M
6 HM-HR
2 SP-NF
3 IT-LH
3 CO-Z
B
3 M-A
5 C-T
3 M-A
3 HM-HR
3 PL-D
A/CA/C
GRAVEL
MOW STRIP
JU-OG
3 SP-GM
SY-M
3 C-KF
A B
STONE
MULCH
TYP.
10 L-RP
3 JU-B
3 PE-KR
3 IT-LH
3 RU-G
V-SH
JU-OG
SP-NF
5 HM-PM
3 C-KF
A/C
3 C-KF
3 PE-KR
A/C
18" GRAVEL
MOW STRIP
STONE
MULCH
TYP.
A B
3 PE-KR
3 CO-Z
3 TX-M
SP-GM
A/C
18" GRAVEL
MOW STRIP
STONE
MULCH
TYP.
A
3 IT-LH 3 SP-LP
STONE
MULCH
TYP.
3 JU-OG
A/CA/C
A B
18" GRAVEL
MOW STRIP
3 IT-LH
5 HM-PM 3 C-KF
3 PE-KR
3 C-T
3 HM-PM
3 C-KF
3 SP-GM
3 M-A
A/C A/C
SPIRAEA
VIBURNUM
HETZ JUNIPER
STONE
MULCH AC UNIT
TYP.
H:\2019\190992\DWG\SHEETS\FINAL\L_190992 - LANDSCAPE-CD.DWG - L-3 - 6/4/2020 12:14:03 PM - RICHARD WASHINGTON NOREVISIONDATESHEET NAME
SHEET OF
DISCIPLINE
LANDSCAPEDRAWN BY:CHECKED BY:DESIGNED BY:RWISSUE DATE:11/26/19ISSUED FOR:PRELIM SET4
PROJECT NO.SCALE:RWCC190992
PRELIM
I
N
A
R
Y
NOT FO
R
CONST
R
U
C
T
I
O
N
REDWOOD AT WAUKEE HICKMAN ROADNW 18th STREET, WAUKEE, IA, DALLAS COUNTYREDWOOD - 7510 EAST PLEASANT VALLEY ROADINDEPENDENCE, OH 441311PRELIMINARY PLAN11/26/19L-3
I HEREBY CERTIFY THAT THE PORTION OF THIS TECHNICAL
SUBMISSION DESCRIBED BELOW WAS PREPARED BY ME OR UNDER
MY DIRECT SUPERVISION AND RESPONSIBLE CHARGE. I AM A DULY
LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF IOWA.
RICHARD R. WASHINGTON, ASLA DATE
LICENSE NUMBER: LA00757
MY LICENSE RENEWAL DATE IS: JUNE 30, 2021
PAGES OR SHEETS COVERED BY THIS SEAL:
06-03-2020
L-1 TO L-4
2PRELIMINARY PLAN12/10/193PRELIMINARY PLAN12/23/194FINAL PLANS06/03/20UNIT LANDSCAPE PLANS3 AS SHOWNTYPE 10 BREEZEWOOD LANDSCAPE PLAN
TYPE B HAYDENWOOD LANDSCAPE PLAN
TYPICAL UNIT LANDSCAPE PLANS
SCALE: 1"=20'
TYPE 2 MEADOWOOD/FORESTWOOD
LANDSCAPE PLAN
TYPE 7 WILLOWOOD LANDSCAPE PLAN
TYPE 10 CAPEWOOD LANDSCAPE PLAN
NOTESQTY.
HAYDENWOOD TYPE B UNIT A PLANT MATERIAL LIST - 8 UNITS
SIZECOMMON NAMEBOTANICAL NAMEKEY
HAYDENWOOD TYPE B UNIT B PLANT MATERIAL LIST - 14 UNITS
NOTESQTY.
MEADOWOOD / FORESTWOOD TYPE 2 UNIT A PLANT MATERIAL LIST - 8 UNITS
SIZECOMMON NAMEBOTANICAL NAMEKEY
NOTESQTY.
MEADOWOOD / FORESTWOOD TYPE 2 UNIT B PLANT MATERIAL LIST - 12 UNITS
SIZECOMMON NAMEBOTANICAL NAMEKEY
CLUMP, 18" O.C.6 #1 CONT.CALAMAGROSTIS X A. 'KARL FOERSTER'C-KF KARL FOERSTER FEATHER REED GRASS
PARDON ME DAYLILYHM-PM HEMEROCALLIS 'PARDON ME'#1 CONT.5 CLUMP, 18" O.C.
KARLEY ROSE FOUNTAIN GRASSPE-KR PENNISETUM O. 'KARLEY ROSE'#1 CONT.3 2' O.C.
3
JU-B3
#3 CONT.3 18" HT.ITEA V. 'LITTLE HENRY'IT-LH LITTLE HENRY SWEETSPIRE
CLUMP, 18" O.C.#1 CONT.HEMEROCALLIS 'HAPPY RETURNS'HM-HR HAPPY RETURNS DAYLILY
#3 CONT.1 24"VIBURNUM P.T. 'SHASTA'V-SH SHASTA DOUBLEFILE VIBURNUM
#3 CONT.18" HT.SPIRAEA X 'GOLD MOUND'SP-GM GOLD MOUND SPIREA
BROADMOOR JUNIPERJUNIPERUS S. 'BROADMOOR'15" HT #3 CONT.
KARLEY ROSE FOUNTAIN GRASSPE-KR PENNISETUM O. 'KARLEY ROSE'#1 CONT.3 2' O.C.
6
3
JU-OG2 OLD GOLD JUNIPERJUNIPERUS CH. 'OLD GOLD'15" HT #3 CONT.
CLUMP, 18" O.C.3 #2 CONT.CERASTIUM TOMENTOSUMC-T SNOW IN SUMMER
CLUMP, 18" O.C.9 #2 CONT.COREOPSIS 'ZAGREB'CO-Z ZAGREB COREOPSIS
#3 CONT.3 18" HT.ITEA V. 'LITTLE HENRY'IT-LH LITTLE HENRY SWEETSPIRE
#3 CONT.6 18" HT.P-LD LITTLE DEVIL NINEBARK
CLUMP, 18" O.C.#1 CONT.
NOTESQTY.SIZECOMMON NAMEBOTANICAL NAMEKEY
CLUMP, 18" O.C.#1 CONT.HEMEROCALLIS 'HAPPY RETURNS'HM-HR HAPPY RETURNS DAYLILY
SP-NF
3
2
JU-OG1 OLD GOLD JUNIPERJUNIPERUS CH. 'OLD GOLD'15" HT #3 CONT.
CLUMP, 18" O.C.3 #2 CONT.COREOPSIS 'ZAGREB'CO-Z ZAGREB COREOPSIS
#3 CONT.3 18" HT.ITEA V. 'LITTLE HENRY'IT-LH LITTLE HENRY SWEETSPIRE
#5 CONT.18" HT.SYRINGA 'MEYERI'SY-M PALABIN LILAC1
#2 CONT.3 CLUMPM-A ADAGIO MAIDEN GRASS
NOTESQTY.
CAPEWOOD TYPE 10 UNIT A PLANT MATERIAL LIST - 4 UNITS
SIZECOMMON NAMEBOTANICAL NAMEKEY
2' O.C.#1 CONT.PENNISETUM O. 'KARLEY ROSE'PE-KR KARLEY ROSE FOUNTAIN GRASS
#3 CONT.24"TAXUS M. 'DENSIFORMUS'TX-M DENSE YEW
#3 CONT.18" HT.SPIRAEA X 'GOLD MOUND'SP-GM GOLD MOUND SPIREA
CLUMP, 18" O.C.3 #2 CONT.COREOPSIS 'ZAGREB'CO-Z ZAGREB COREOPSIS
3
1
3
BLACK-EYED SUSANRU-G RUDBECKIA HIRTA #1 CONT.18" O.C.
NOTESQTY.
WILLOWOOD TYPE 7 UNIT A PLANT MATERIAL LIST - 14 UNITS
SIZECOMMON NAMEBOTANICAL NAMEKEY
NOTESQTY.
WILLOWOOD TYPE 7 UNIT B PLANT MATERIAL LIST - 23 UNITS
SIZECOMMON NAMEBOTANICAL NAMEKEY
3
JU-OG3 OLD GOLD JUNIPERJUNIPERUS CH. 'OLD GOLD'15" HT #3 CONT.
#3 CONT.12" HT.SPIRAEA J 'LITTLE PRINCESS'SP-LP LITTLE PRINCESS SPIREA3
#3 CONT.18" HT.ITEA V. 'LITTLE HENRY'IT-LH LITTLE HENRY SWEETSPIRE
NOTESQTY.
BREEZEWOOD TYPE 10 UNIT A PLANT MATERIAL LIST - 4 UNITS
SIZECOMMON NAMEBOTANICAL NAMEKEY
NOTESQTY.
BREEZEWOOD TYPE 10 UNIT B PLANT MATERIAL LIST - 13 UNITS
SIZECOMMON NAMEBOTANICAL NAMEKEY
CLUMP, 18" O.C.#1 CONT.HEMEROCALLIS 'HAPPY RETURNS'HM-HR HAPPY RETURNS DAYLILY
#3 CONT.18" HT.SPIRAEA X 'GOLD MOUND'SP-GM GOLD MOUND SPIREA
3
3
JU-OG1 OLD GOLD JUNIPERJUNIPERUS CH. 'OLD GOLD'15" HT #3 CONT.
CLUMP, 18" O.C.5 #2 CONT.CERASTIUM TOMENTOSUMC-T SNOW IN SUMMER
#5 CONT.18" HT.SYRINGA 'MEYERI'SY-M PALABIN LILAC1
PHYSOCARPUS OPULIFOLIUS LITTLE DEVIL
MISCANTHUS S. 'ADAGIO'
CLUMP, 18" O.C.3 #1 CONT.CALAMAGROSTIS X A. 'KARL FOERSTER'C-KF KARL FOERSTER FEATHER REED GRASS
ROYAL PURPLE LILY TURFL-RP LIRIOPE M. ROYAL PURPLE CLUMP #2 CONT.10
#3 CONT.3 18" HT.P-LD LITTLE DEVIL NINEBARKPHYSOCARPUS OPULIFOLIUS LITTLE DEVIL
CLUMP, 18" O.C.3 #1 CONT.CALAMAGROSTIS X A. 'KARL FOERSTER'C-KF KARL FOERSTER FEATHER REED GRASS
#2 CONT.3 CLUMPM-A ADAGIO MAIDEN GRASSMISCANTHUS S. 'ADAGIO'
#5 CONT.18" HT.SYRINGA 'MEYERI'SY-M PALABIN LILAC2
#3 CONT.1 18"SPIRAEA X 'NEON FLASH'SP-NF NEON FLASH SPIREA
#3 CONT.18"SPIRAEA X 'NEON FLASH'NEON FLASH SPIREA
JU-OG1 OLD GOLD JUNIPERJUNIPERUS CH. 'OLD GOLD'15" HT #3 CONT.
NOTESQTY.
LEASING OFFICE PLANT MATERIAL LIST
SIZECOMMON NAMEBOTANICAL NAMEKEY
CLUMP, 18" O.C.#1 CONT.HEMEROCALLIS 'HAPPY RETURNS'HM-HR HAPPY RETURNS DAYLILY8
CLUMP, 18" O.C.3 #2 CONT.CERASTIUM TOMENTOSUMC-T SNOW IN SUMMER
#2 CONT.3 CLUMPM-A ADAGIO MAIDEN GRASSMISCANTHUS S. 'ADAGIO'
CLUMP, 18" O.C.6 #1 CONT.CALAMAGROSTIS X A. 'KARL FOERSTER'C-KF KARL FOERSTER FEATHER REED GRASS
2' O.C.#1 CONT.PENNISETUM O. 'KARLEY ROSE'PE-KR KARLEY ROSE FOUNTAIN GRASS3
#3 CONT.3 18" HT.ITEA V. 'LITTLE HENRY'IT-LH LITTLE HENRY SWEETSPIRE
#3 CONT.18" HT.SPIRAEA X 'GOLD MOUND'SP-GM GOLD MOUND SPIREA3
NOT TO SCALE
TYPICAL AC UNIT SCREENING
NOTE: LANDSCAPE SCREENING ONLY REQUIRED
WHERE AC UNIT FACES PUBLIC ROADWAY.
LEASING OFFICE LANDSCAPE PLAN
SCALE: 1"=20'
LANDSCAPE DETAILS ANDSPECIFICATIONS4 AS SHOWNH:\2019\190992\DWG\SHEETS\FINAL\L_190992 - LANDSCAPE-CD.DWG - L-4 - 6/4/2020 12:14:03 PM - RICHARD WASHINGTON
PLANTING DETAILS
NOT TO SCALE
1
L-4
2 GRAVEL MOW STRIP
NOT TO SCALEL-4
SECTION 02900 - LANDSCAPING
PART 1 - GENERAL
A.DESCRIPTION:
1.Work Included: Planting required for this Work is indicated on the Drawings and, in general, includes the
planting and other ground cover throughout the Work.
B.QUALITY ASSURANCE:
1.Qualifications of workmen: Provide at least one person who shall be present at all times during execution of
this portion of the Work and who shall be thoroughly familiar with the type of materials being installed and the
best methods for their installation and who shall direct all work performed under this Section.
2.Codes, Regulations and Standards:
a.All plants and planting material shall meet or exceed the Specifications of Federal, State and County laws
requiring inspection for plant disease and insect control.
b.Quality and Size: (1) General: Quality and size shall conform with the current edition of "Horticultural
Standards" for number one grade nursery stock as adopted by the American Association of Nurserymen.
(2) Deciduous Trees: Trees will measure in units of average height in feet above the ground or of an
average caliper at a point 6 inches above the ground. (3) Evergreen Trees: Trees will measure in units of
an average height in feet above the ground. (4) Plant stock: Each ball shall be of sufficient size to insure
successful fibrous feeding roots necessary to insure successful recovery and development of the plant.
c.Topsoil shall conform with ASTM D 5268-92.
C.SUBMITTALS:
1.Material List: Within 35 days after award of Contract, and before any planting materials are delivered to the job
site, submit to the Architect a complete list of nurseries where plants are to be obtained and other types
proposed to be installed.
a.Include complete data on source, size and quality.
b.Demonstrate complete conformance with the requirements of this Section.
c.This shall in no way be construed as permitting substitutions for specific items described in the Drawings or
these Specifications unless the substitution has been approved in advance by the Architect.
d.All proposed plant substitutions should be approved by the City prior to making changes.
2.Certificates:
a.All certificates required by law shall accompany shipments.
b.Upon completion of the installation, deliver all certificates to the Architect.
3.Approval of plants at source does not alter right of rejection at project site.
D.PRODUCT HANDLING:
1.Delivery:
a.Balled and Burlapped Stock: Care should be taken at all times as to not damage the bark or branches.
Plants shall be lifted and handled from the bottom of the ball as much as possible in order to prevent
damage to the plant.
b.Plant stock to be delivered in B & B shall be moved with a compact natural ball of earth so firmly wrapped in
burlap, that upon delivery the soil in the ball is still firm and compact about the small feeding roots.
2.Temporary Storage and Protection:
a.Protect plants at all times from sun or drying winds.
b.Plants that cannot be planted immediately on delivery shall be kept in the shade, well protected with soil,
wood chips, straw or other acceptable material, and shall be kept well watered.
3.Replacements: In the event of damage, immediately make all repairs and replacements necessary for the
approval of the architect and at no additional expense to the Owner.
E.PRE-LANDSCAPING SITE PREPARATION - BUILDING CONTRACTOR/SUBS
1.Call in for any utility locations as required and follow all approved safety practices.
2.Remove any construction debris from site before grading. Properly mark all utility boxes, drains, or irrigation
fixtures before grading. These are to remain marked through completion of grading process. MARK UP A SITE
DETAIL PLAN TO IDENTIFY KEY COMPONENTS.
3.Site should be graded to minus(-) 4” of final grade removing as much rocks and debris as possible.
4.Concrete walks and drives can now be formed and poured following this grade adjustment. Following install of
concrete, clean up any concrete debris and construction materials in planting areas. VERIFY UNDERDRAINS
ARE IN PLACE AND MARKED.
5.Remove as much of the remaining stabilization seeding plants and weed growth on lawn and planting areas as
practical. Loosen existing subsoil to a depth of 4”.
6.Backfill exterior concrete and finish grade per plans with a minimum of 4” of screened topsoil that has
rock, wood and debris removed (Screened to< = 1”) Topsoil will be added at 12” of depth to landscape planting
beds. The topsoil will come either from onsite stockpiles or will be provide when necessary. Maintain any
drainage swales and define new ones as needed. Remove any high or low spots. VERIFY DEPTH OF PLANT
BED TOPSOIL PRIOR TO ACCEPTANCE.
7.Provide a finish grade separation of 2” below slab elevation and maintain minimum slope away from
buildings. Topsoil should be brought to finish grade of all patios, walks and driveways. VERIFY METAL
FLASHING HAS BEEN PLACED TO PROTECT THE INSULATION ATTACHED TO THE FOUNDATION.
8.Subcontractor to be paid additional fees if soils have to be loaded and trucked from one area of site to another.
Per hour equipment charges are to be negotiated in advance with the Project Manager. PROVIDE A LOG TO
ACCOUNT FOR TIME AND SIGN OFF BY BOTH CONTRACTOR AND MANAGER.
9.Irrigation will be provided on a separate irrigation plan. Site irrigation needs to be installed and working prior to
lawn/landscape establishment.
10.Subcontractor will keep streets and walkways clean during and upon completion of work.
11.Clean up all debris created and dispose of in job site dumpster provided.
12.Notify Redwood Landscape that site is being prepared and landscaper has been scheduled (Minimum of 5
business days before install)
F.SOIL AND SITE PREPARATION FOR SEEDED, HYDRO-SEEDED AND SODDED LAWNS - LANDSCAPE
CONTRACTOR
1.Soil testing by a regional agricultural extension office is suggested prior to establishment and should be done
during the planning process to the stockpiled or transported topsoil. Soil testing reveals the soil pH and amount
of available nutrients such as phosphorus (P) and potassium (K).
2.Call in for any utility locations as required and follow all approved safety practices.
PART 2 - PRODUCTS
A.MATERIALS:
1.Topsoil/Planting Mix:
a.Lawn Areas: Use on-site stockpiled topsoil. If the quantity of on-site topsoil stockpiled is insufficient to
complete the work, provide imported topsoil.
b.Planting Beds: Use imported topsoil. Contractor to obtain rights and pay all costs for imported topsoil
material. Topsoil shall meet the following requirements:
1)Shall be free from admixture of subsoil, heavy clay, coarse sand, stone, plants roots, sticks, and other
foreign material.
2)Shall be classified in the "Loam" portion of the U.S.D.A. Soil Textural Triangle. For topsoil to be
classified as "Loam", that fraction passing through a #10 sieve shall meet the following mechanical
analysis:
a)8 to 25% clay (less than 0.002 mm particle size).
b)30 to 55% sand (2.0 to 0.05 mm particle size)
c)30 to 50% silt (0.05 mm to .002 mm particle size).
3)Contain neither less than 8%, nor more than 20%, organic matter as determined by loss on ignition of
samples oven-dried to constant weight at 212 degrees F.
4)Have a pH level of between 6.2 and 6.8.
5)All topsoil shall be screened through a 1-1/4" screen.
6)Submit an analysis of proposed topsoil. Topsoil shall be acceptable to Landscape Architect and Soils
Testing Firm.
2.Suggested Seed or Equivalent
a.Where applicable, seed shall be: Pennington - Smart Seed Pro Athletic Field Mixture
b.Lawn Seed Mix: A mixture of Water Star Qualified cultivars such as PENN RK4, Rebel Xtreme, Rebel XLR
and PENN ATF1258 TTTFs; plus Soprano PRG and Ridgeline KBG. The seed is treated with Myco
Advantage and Penkoted for long term sustainability with quicker establishment. This mix is designed to
provide a durable playing surface for high-use park settings, a wide range of landscape settings, and home
lawns. The Smart Seed Pro Athletic Field Mixture will tolerate extended periods of high temperatures and
periods of drought with remarkable color retention.
c.Detention Basin Seed Mix if apllicable: Mix shall be a grass like selection of species designed to tolerate
fluctuating water levels and poor water quality. Seeding and planting should begin immediately upon
completion of the structure while the soil is still friable and before invasive weeds emerge. Plan seeding and
planting before the basin is flooded or allow the basin to drain to a few inches before seeding.
d.SEED MIXES MAY VARY BY LOCATION AND USE. CONTACT REDWOOD LANDSCAPING TO VERIFY
CHANGES.
e.SEED LABELS SHALL BE PROVIDED TO REDWOOD LANDSCAPING FOR VERIFICATION.
f.Minimum Seed Label Specifications:
1)Weed seed: any weed seed present is listed by percentage of weight. We really don’t want any weed
seeds in our seed container, but it is difficult and expensive to catch all weed seeds during the cleaning
process. Acceptable limits range from 0.3 to 0.5%.
2)Noxious weed: Your label should read: NONE FOUND.
3)Seed is to have been tested less than 12 months before planting date.
3.Sod
a.Sod shall be of a variety preapproved by Redwood Landscaping for each climatic region. Sod is to be cut
no more than 24 hrs. prior to install. Keep delivered sod shaded and watered until it is laid. Time deliveries
of sod so that no material is on site more than 24 hrs. before it is installed. No sod shall be laid on a Friday
afternoon or weekend without Redwood Landscape’s approval so as to coordinate irrigation Maintenance.
4.Lime: Lime shall be ground limestone containing not less than 85% of total carbonates and shall be ground to
such a fineness that 50% will pass through a 200-mesh sieve and 90% will pass through a 900-mesh sieve.
5.Fertilizer For Lawns: Fertilizer shall be 22-0-15, uniform in composition, free flowing and suitable for application
with approved equipment delivered to the site in bags or other convenient containers, each fully labeled,
conforming to the applicable State Fertilizer Law, and bearing the name, trade name or trademark, and
warranty of the producer.
6.Plants:
a.Trees, shrubs, and herbaceous plants:
1)All trees, shrubs and herbaceous plants, deciduous plants or evergreens shall be sound, healthy,
vigorous, first-class, freshly dug, nursery grown in a climate similar to or more severe than Ohio.
2)All plant material shall be free of insects, their eggs, and larvae.
3)Plants shall be free of mechanical or cultural injury by rodents, and free of noticeable after effects of
insects (borers).
4)Plants shall be true to scientific names. The names used are those of "Standardized Plant Names".
7.Soil Amendments: 'Soil Moist' granular soil moisturizer Polymer Product or equal, as manufactured and
distributed by JRM Chemical Inc., Cleveland, Ohio, (216-475-8488).
8.Mulch:
a.All buffer & tree planting mulch shall be triple shredded, hardwood bark, dark brown in color.
b.All signage planting mulch shall be triple shredded, hardwood bark, dark brown in color.
c.All landscape beds at project entries as well as trees planted outside of landscape beds shall have
hardwood mulch.
d.All foundation planting adjacent to units shall be installed with washed rock mulch. Stone mulch shall be 1"
native gravel as supplied by DFW Supply (214-649-9975) or approved equal
9.Fertilizer For Plantings: Fertilizer shall be 22-0-15, uniform in composition, free flowing and suitable for
application with approved equipment delivered to the site in bags or other convenient containers, each fully
labeled, conforming to the applicable State Fertilizer Law, and bearing the name, trade name or trademark,
and warranty of the producer.
10.Wood Cellulose Fiber Mulch: Degradable green dyed wood cellulose fiber or 100% recycled long fiber pulp,
free from weeds or other foreign matter toxic to seed germination and suitable for hydromulching.
11.Tackifier: Liquid concentrate diluted with water forming a transparent 3-dimensional film like crust permeable
to water and air and containing no agents toxic to seed germination.
12.Erosion Control Blanket: S-75 by North American Green as distributed by Meredith Brothers, Phone: (614)
258-4991 or equal.
13.Anti-Desiccant. Emulsion type, film-forming agent designed to permit transpiration but retard excessive loss of
moisture from plants. Deliver in manufacturer's fully-identified containers and mix in accordance with
manufacturer's instructions.
14.Herbicide: Round Up, or Kleenup or equal.
15.Wrapping: Tree-wrap tape not less than four inches (4") wide, designed to prevent bore damage and winter
freezing.
16.Stakes and Guys: Provide stakes and deadmen of sound new hardwood, treated softwood, or redwood, free
of knot holes and other defects. Provide wire ties and guys of 2-strand, twisted, pliable galvanized iron wire
not lighter than 12 ga. with zinc-coated turnbuckles. Provide not less than one-half inch (1/2") diameter rubber
or plastic hose, cut to required lengths and of uniform color, material and size to protect tree trunks from
damage by wire.
17.Soil Separator: Shall be non-woven, water-permeable polyester geotextile, manufactured as a landscaping
product.
18.Weed mat: Provide 4.1 oz., woven polypropylene, needle-punched fabric, weed barrier.
PART 3 - EXECUTION
A.SURFACE CONDITIONS:
1.Inspection: Prior to all work in this Section, carefully inspect the installed work of all other trades and verify that
all such work is complete to the point where this installation may properly commence.
2.Discrepancies:
a.In the event of any discrepancies, immediately notify the Architect.
b.Do not proceed with the installation in the areas of discrepancy until all such discrepancies have been fully
resolved.
B.LAYOUT: Shrubs and trees shall be installed within 1'-0" and groundcover shall be installed within 6" of plant
location shown on plan.
C.SOIL AND SITE PREPARATION FOR SEEDED, HYDRO-SEEDED AND SODDED LAWNS - LANDSCAPE
CONTRACTOR
1.Soil testing by a regional agricultural extension office is suggested prior to establishment and should be done
during the planning process to the stockpiled or transported topsoil. Soil testing reveals the soil pH and amount
of available nutrients such as phosphorus (P) and potassium (K).
2.Call in for any utility locations as required and follow all approved safety practices.
3.Seed installation: Fall: Seed from August 15 to October 15, Spring: Seed from time ground is workable to July
1.
4.Confirm install with Redwood Landscape 3-5 business days prior to commencement of work each time a lawn
is installed. Schedule a preconstruction meeting with Redwood Landscaping and construction prior to install of
first lawns on the construction site.
5.Remaining perennial weeds and grasses on site need to be controlled prior to lawn seeding or sodding. Weed
control options include using a systemic nonselective herbicide, digging by hand, or tilling/excavation.
6.When preparing the soil, it’s important to establish a favorable final grade. Rough grading should include
removal of any rock or other debris in excess of 1”. Gravel/stone/debris areas should be cleaned up and soil
added as needed to restore grade. Avoid burying construction debris, as this could cause problems for the
grass later.
7.Eliminate any depressions or raised areas. Provide a finish grade separation of 2” below slab elevation and
maintain minimum slope away from buildings. Topsoil should be brought to finish grade of all patios, walks and
driveways.
8.Final slopes should be one to two percent away from buildings (1 to 2 feet drop per 100 feet of run) to assure
good surface drainage. Maintain established drainage swales and define new ones as required to remove
excess water runoff from site.
9.Before seeding or sodding, it’s important to thoroughly loosen the soil one last time and to remove any
remaining stone and debris.
10.Amend poor soils, such as heavy clay or straight sand, by adding organic matter. Sources include compost,
composted organics, peat, and quality topsoil. If major modifications are needed, it is easier to make these
prior to establishing the lawn. Required soil amendments should be mixed at the recommend rates into the soil
surface prior to lawn establishment. Apply any amendments such as lime as directed by earlier soil testing at
this time.
11.Soil preparation should be done when the soil is not too dry or wet as tillage at these times will destroy soil
structure, and create problems with air and water holding capacity and drainage after a rain event.
12.Hydro seed, seed, or sod site per standards, using Redwood approved seed mix .. Provide initial starter
fertilizer application in hydro seed mix or apply to soils at time of seeding/sod at recommended rates. Install
erosion control mats as specified in the landscaping specifications as required.
13.Provide initial irrigation of prepared site and schedule a follow up visit with Redwood landscape/maintenance
within 15 days of install for an inspection walk through.
14.Landscape install contractor provides 90 days of follow up and maintenance recommendations and guarantees
all work for that same period.
D.HYDRO-SEEDING PROTOCOL
1.All seeded areas to be installed with hydroseed mixture per seed supplier and hydromulch manufacturer.
2.Erosion Control, Steep Slopes and Low Maintenance areas.
3.Per erosion mat supplier and seed supplier recommendations as well as Redwood Landscaping’s approval.
4.All slopes in excess of 3:1 (H:V) to be hydroseeded and matted with NAG S75 minimum with rolls orinted
downslope and staked to mfg. recommendations.
5.Erosion Control Matting Recommendations: Western Excelsior’s Excel SR-1 Erosion Control
Blanket (ECB) consists of a 100% certified weed free straw matrix stitched to a single net (top). Excel SR-1 is
available with photodegradable, synthetic netting (Regular); rapid photodegradable, synthetic netting
(Rapid-Go) or all natural, biodegradable netting (All Natural).
6.Variations, alternate products or exceptions are to be cleared through Redwood Landscaping before any
changes are made ** Information and/or questions pertaining to Pennington seed or fertilizer products along
with Western Excelsior / Wind, Water and Soil matting can be resourced through:
Scott Fisher
Pennington Seed Ohio
Cell: (513)426-4543
sfisher@penningtonseed.com
E. Sod
1.Soil preparation should be done as per the specifications in the Soil and Site Preparation for Seeded,
Hydro-seeded and Sodded Lawns - Landscape contractor section when the soil is not too dry or wet as tillage
at these times will destroy soil structure, and create problems with air and water holding capacity and drainage
after a rain event.
2.Sod work can be performed from time ground is workable to the first frost.
3.Add starter fertilizer at the recommended rate to the soil and lightly rake it in prior to laying sod.
4.Water the soil lightly before laying sod. Soil should just be moist and water added incrementally in front of the
sod laying process.
5.Start laying the sod on a straight edge such as a driveway. Lay one piece of sod at a time laying each piece
snug against each other. Work the seams tightly together without overlapping. Lay the sod like bricks in a
staggered or stair step fashion so end seams don’t lineup. Cut the sod to size as needed.
6.Use a water-filled roller to help level the sod. Rolling the sod also makes sure there’s good contact between
the sod and soil so it can root in properly.
7.Water newly laid sod thoroughly each day (if there is no rainfall) for the first 14 days as per maintenance
protocols. Slowly cut back on the watering to encourage deep root growth .. Water will need to be maintained
until weather conditions cool and sod is established and fully rooted.
8.Follow up in 6 weeks with an approved maintenance level fertilizer
F.TREE, SHRUB, PERENNIAL AND ANNUAL PLANTINGS
1.Tree and shrub planting shall be done according to the International Society of Arboriculture (ISA) guidelines
and landscape plan specs.
2.ISA Guidelines can be found here:
https://wwv.isa-arbor.com/education/onlineresources/cadplanningspecifications #Planting
3.Contractor is responsible for verifying plant quantities. If quantities listed in Plant Material List do not correlate
with plantings indicated on plan, the quantities indicated on the plan shall govern.
4.All planting operations shall be performed between the dates of March 1 and November 1. All plantings to be
performed between the dates of June 1 and August 31 to be wilt proofed with anti-desiccant.
5.Perennials and small shrub landscape plantings should be installed as follows:
a.Dig up the soil to aerate it, reduce compaction and remove any weeds. Then dig in some organic matter,
such as well-rotted manure or compost.
b.Planting Depth:Most perennials/shrubs flourish when their crowns are planted at the same depth or slightly
higher as they were in the growing container. Test planting depth by laying a tool handle across the planting
hole with the perennial placed at the proposed planting depth in the hole. Adjust the soil in the planting hole
accordingly. When the crown is even with the tool handle, the plant is at the proper depth.
c.The hole for each perennial should be twice the size of the container the perennial/shrub comes in. The
wider the hole, the better, since plant’s roots grow out more easily into loosened, enriched soil. Remove the
perennial from the container and lightly loosen the roots so the plant will grow out of its tightly wrapped ball
and settle in more quickly.
d.Refill the hole with enriched soil that has been be amended with organics. Set plants into holes at their
original growing level or slightly higher. Never bury a plant deeper than its crown (where the roots and the
stems meet) Buried crowns mean suffocated plants! Plant 2 inches higher than ground level if you are going
to mulch. Backfill the rest of the hole with enriched soil. Tamp down the soil to remove any large air pockets.
e.Water well, with a soft trickle of water that lasts long enough to saturate the root ball deep into the soil.
Different soil types may need slightly more or less water. Monitor the soil moisture to help you judge when
the plant should receive more water.
6.Annuals:
a.Refer to Redwood Landscape Design Standards Handout for spring, summer and fall seasonal annual
and bulb varieties and planting layout.
b.All annual planting beds shall have a minimum of 10" of "annual bed mix".
c."Annual bed mix" shall be processed shredded topsoil with organic compost and fine silica gravel for
annuals.
d.Mulch with 1" of compost mulch or treat soil with a granular pre-emergence herbicide suitable for annual
plantings.
7.Pruning:
a.Prune all new trees and shrubs in accordance with acceptable standard practices. All cuts over one inch
in diameter shall be treated with an approved tree paint. In the same manner, prune existing trees which
are to remain if indicated on the landscape plan.
8.Protection:
a.Protect all plant areas and plants from damage. If any plants are injured, treat and replace as required.
Execute no work in or over prepared plant areas, or adjacent to planting without proper safeguards and
protection.
G.Maintenance During Installation:
1.Maintain immediately following the accomplishment of planting operations of any plant unit.
2.Spray foliage with water, where required, during the evening after sundown or otherwise as directed. Keep all
plantings in a healthy, growing condition by watering, weeding, cultivating, pruning, spraying, trimming and by
performing any other necessary operations of maintenance.
3.The Contractor shall be responsible for continued proper care of the lawn areas during the period when the
grass is becoming established. The period of maintenance for all lawn area shall extend for sixty (60) days
with two (2) mowings required or as long as necessary to establish over the entire lawn areas a uniform stand
of grasses as specified, free of weeds and undesirable grasses. After the required maintenance period and
upon acceptance of lawn area by the Architect, the Owner will assume maintenance responsibility.
4.Mowing: The lawn seeded area shall be mowed with approved mowing equipment to a height of two inches
(2") whenever the average height of grass becomes three inches (3"). If weeds or other undesirable
vegetation threaten to smother the planted species, such vegetation shall be mowed, or in the case of
exceedingly rank growths, be uprooted, raked and removed from the area.
5.Refertilizing: Areas needing refertilization will be designated by the Architect at least fifteen (15) days prior to
the time that the application is required. The fertilizer shall be distributed on the seeded area between August
15 and October 15, during a period when the grass is dry. The fertilizer shall be 10-6-4 grade and shall be
applied uniformly at the rate of ten (10) pounds per one thousand (1,000) square feet. Physical condition,
packaging and marking of the fertilizer shall be as specified for original seeding.
6.Reseeding: Areas that require reseeding will be designated by the Architect at least fifteen (15) days prior to
the period specified for reseeding. Reseeding shall be with the seed specified therein before and shall be
drilled at four (4) pounds per one thousand (1,000) square feet in a manner which will cause a minimum of
disturbance to the existing stand of grass, and at an angle of not less than fifteen (15) degrees from the
direction of the rows of prior seeding.
7.Lawns shall be protected against damage, including erosion and washouts. Damaged areas shall be promptly
replanted. Use erosion netting as required.
8.The contractor is responsible to clean the site of all mulching materials and other debris prior to the final
inspection.
9.Final Inspection: Inspection of work for lawns will be made after the second cutting; written notice requesting
inspection shall be submitted at least ten (10) days prior to anticipated date.
10.Acceptance: Final inspection shall determine acceptance or non-acceptance of lawn areas. Acceptance
indicates a complete cover of grasses in all lawn areas, which have been maintained by weeding, reseeding
and refertilizing as necessary, watering and mowing as stated above and appears to be in a potential healthy
state with weeds, rocks, stones and debris removed and all erosion or ruts repaired. Lawns not
maintained or appearing as stated herein shall be unacceptable and shall be reworked as necessary until
desired results are obtained.
11.Maintain trees, shrubs and other plants until final acceptance, but in no case less than 60 days after substantial
completion of planting.
12.Maintain trees, shrubs and other plants by pruning, cultivating, watering and weeding as required for healthy
growth. Restore planting saucers. Tighten and repair stake and guy supports and reset trees and shrubs to
proper grades or vertical position as required. Restore or replace damaged wrappings. Spray as required to
keep trees and shrubs free of insects and disease.
H.CLEAN-UP
1.Upon completion of the planting, all excess soil, stones and debris which has not previously been cleaned up
shall be removed from the site or disposed of as directed by the Architect.
2.Any soil, manure, peat, or similar material which has been brought onto paved areas by hauling operations or
otherwise shall be removed promptly, keeping these areas clean at all times.
3.Protect landscape work and materials from damage due to landscape operations, operations by other
contractors, trades and trespassers. Maintain protection during installation and maintenance periods. Treat,
repair or replace damaged landscape work as directed.
I.ACCEPTANCE
1.Final Inspection:
a.Inspection: At the conclusion of the contract work, (exclusive of maintenance and replacement) one
inspection will be made by the Architect. Written notice to the Architect requesting such an inspection shall
be submitted by the Contractor at least ten days prior to the anticipated date.
b.The purpose of this inspection will be to determine whether or not the Contractor has completed all the
work of the contract.
c.The condition of the lawns and shrubs will be noted and a determination will be made by the Architect
whether maintenance shall continue in any part as specified under 'Maintenance During Installation.'
2.Acceptance Inspection:
a.At the conclusion of the maintenance during installation period, an inspection will be made by the Architect.
Written notice requesting the inspection shall be submitted by the Contractor at least 10 days prior to the
anticipated date.
b.The purpose of the inspection shall be for the acceptance of the contract work including maintenance during
installation, but exclusive of replacements.
c.After the inspection of the Architect, the Contractor shall be notified in writing of acceptance of the work. If
there are any deficiencies in the maintenance, during installation, the Contractor will be notified of these
deficiencies in writing by the Architect, and the work shall be subject to reinspection before acceptance.
3.Guarantee Period:
a.Guarantee period shall begin at the issuance of the Certificate of Completion and shall end exactly one
year from that date.
b.At the conclusion of the guarantee period, a final inspection of the work will be made to determine the
condition of the plant material. All plant material not in a healthy or 40% defoliated growing condition will be
noted.
c.Remove the material so noted from the site at the direction of the Architect and replace during the following
planting season with the materials of like kind and size, and in a manner specified for the original planting at
no extra cost.
d.Guarantee period also applies to replaced material.
3 LANDSCAPE LIGHTING
NOT TO SCALE
LIGHTING LEGEND
LIGHTING NOTES:
1.LOCATE UPLIGHTS AS SHOWN ON THE PLAN. STAKE FINAL LOCATIONS OF LIGHTS FOR
APPROVAL BY THE OWNER OR OWNER'S REPRESENTATIVE.
2.LIGHT SYSTEM BY KICHLER OR OWNER-APPROVED EQUAL.
3.LIGHTING SHALL BE INSTALLED WITH A REMOTE SWITCH CONTROL SYSTEM.
4.ALL ELECTRICAL EQUIPMENT SHALL BE INSTALLED PER MANUFACTURER'S SPECIFICATIONS
AND PER CURRENT ELECTRICAL CODE REQUIREMENTS.
5.CHOOSE TEMPORARY SIGN UPLIGHTING, ACCORDING TO SIGN TYPE USED. (EITHER 2'w X 4'h,
OR 4'w X 8'h)
TREE UPLIGHT - ONE (1) EACH TREE - KICHLER #15753 BKT
- (60° Flood) - 12.4w - LED - #15701 BKTP SHORT SHROUD
- ONE (1) EACH FACE (4'W X 8'H) - KICHLER #15742 BKT
- (35° Flood) - 8.5w - LED - #15701 BKTP SHORT SHROUD
- ONE (1) EACH FACE (2'W X 4'H) - KICHLER #15741 BKT
- (10° Spot) - 8.5w - LED - #15701 BKTP SHORT SHROUD
SALES SIGN
SALES SIGN
L-4
- ONE (1) EACH FACE - KICHLER #15742 BKT
- (35° Flood) - 8.5w - LED - #15701 BKTP SHORT SHROUD
SECONDARY
ENTRY SIGN
H:\2019\190992\DWG\SHEETS\FINAL\L_190992 - LANDSCAPE-CD.DWG - L-4 - 6/4/2020 12:14:03 PM - RICHARD WASHINGTON NOREVISIONDATESHEET NAME
SHEET OF
DISCIPLINE
LANDSCAPEDRAWN BY:CHECKED BY:DESIGNED BY:RWISSUE DATE:11/26/19ISSUED FOR:PRELIM SET4
PROJECT NO.SCALE:RWCC190992
PRELIM
I
N
A
R
Y
NOT FO
R
CONST
R
U
C
T
I
O
N
REDWOOD AT WAUKEE HICKMAN ROADNW 18th STREET, WAUKEE, IA, DALLAS COUNTYREDWOOD - 7510 EAST PLEASANT VALLEY ROADINDEPENDENCE, OH 441311PRELIMINARY PLAN11/26/19L-4
I HEREBY CERTIFY THAT THE PORTION OF THIS TECHNICAL
SUBMISSION DESCRIBED BELOW WAS PREPARED BY ME OR UNDER
MY DIRECT SUPERVISION AND RESPONSIBLE CHARGE. I AM A DULY
LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF IOWA.
RICHARD R. WASHINGTON, ASLA DATE
LICENSE NUMBER: LA00757
MY LICENSE RENEWAL DATE IS: JUNE 30, 2021
PAGES OR SHEETS COVERED BY THIS SEAL:
06-03-2020
L-1 TO L-4
2PRELIMINARY PLAN12/10/193PRELIMINARY PLAN12/23/194FINAL PLANS06/03/20