HomeMy WebLinkAbout2018-06-18-J11 Spring Crest Townhomes_Prelim Plat AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: June 18, 2018
AGENDA ITEM: Consideration of approval of a resolution approving a preliminary plat for
Spring Crest Townhomes
FORMAT: Resolution
SYNOPSIS INCLUDING PRO & CON: Spring Crest Townhomes I, LLC, request approval of a
preliminary plat for 6.38 acres of property located south of Hickman Road and
east of 10th Street. The plat consists of 48 lots and one (1) outlot intended for
townhome development. The lots ranges in size from 1,575 square feet to
1,670 square feet. All utilities and streets within the development will be
privately owned and maintained. The site plan for Spring Crest Townhomes
has the detailed information regarding the proposed units to be constructed.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission
reviewed this request on May 22, 2018, and recommended approval subject to remaining
staff comments.
Approval of a Preliminary Plat for Spring Crest Townhomes
Senior City Planner, Andy Kass, introduced the request made by the applicant Spring Crest Partners,
LLC. The subject property is generally located north of Cedar Street and east of 10th street containing
approximately 6.38 acres. The area was annexed in 2016, and is the only piece of development that has
not been re-platted to change the zoning.
Mr. Kass stated that the project identifies 48 townhomes divided between 12 buildings completed over
the course of 2 phases. Each unit will be platted as its own lot and is intended for sale. The units are
shown as being 1400 total square feet in size, two stories with 800 square feet on the main level. All
utilities have been expended to the site and storm water detention is provided in a pond on the north
side of the development and an existing pond to the southwest of the property. All utilities and ponds
will be owned privately and maintained by a homeowners association. All landscaping, parking, open
space, and lighting ordinances have been met.
At this time Staff recommends approval subject to remaining staff comments and review of the legal
documents.
Commissioner Streit questioned if there were any changes from the original proposal. Mr.
Kass advised that the commission was now looking over detailed architecture and site plans
instead of potential elevations and lay out, but there had been no changes.
J11
Commissioner Hoifeldt questioned about the location of sidewalks and if there would be walks
to the front doors. Mr. Kass advised that there were interior sidewalks along both sides of 10th
street, a 5 foot sidewalk on the north side of Cedar Street, and a Trail to the west of 10th street.
Cory Marsh, a representative of Snyder and associates, advised that there is a sidewalk from
the private drive to the sidewalks between each building for access to the front of the projects.
Jenny and Daryl Foulke, residents of 890 Cedar Street, advised that their property was the only
home that was situated with a side facing the development instead of a backyard. They stated
that when this project went through zoning it was stated that 10th street would have to be
constructed first, before any development. They also advised that the construction traffic
coming down Cedar Street is dangerous for their family, and has caused constant damage to
their property. The Foulke Family advised that there was a meeting with the original developer
that ended with the intention that a 4 foot berm with a fence would be provided to minimize
the impact of development on their home, and deter others from trespassing on their property.
Mr. Kass showed a close up of the grading submittal, under further inspection it does show
that the berm does continue past the property at 890 Cedar Street. He addressed the issue of
the additional fence, stating that the submittal did meet the required landscape buffer and
shows 55 feet from the joint property line to the development entries. He advised the
commission that the ordinance does not require a fence, but that doesn’t mean the commission
can’t make a recommendation or a stipulation to approval.
Mr. Kass continued that when the construction plans for Phases 3 and 4 of Spring Crest, it was
with the understanding that no houses can be built on those lots prior to 10th street being
constructed. City Staff is aware of the issues with construction traffic and try to mitigate as
best as possible. The Development agreement does contain a stipulation that the road is
complete by the end of October so both Spring Crest and the Deery Brothers Development are
highly motivated to complete this as soon as possible.
Commissioner Hoifeldt suggested a few ways to help mitigate the issues. Having the police
department crack down on the speeding vehicles in the area and talking with the developer to
wrangle in the trash.
Commissioner Streit questioned if there was a way to provide a temporary access to take the
traffic off of Cedar Street. Mr. Kass advised that the developer did not own the property to the
south so it was highly unlikely to be allowed.
Mr. Marsh advised that he would be willing to work to extend the landscaping provided to
deter new residents from trespassing and providing that buffer for the Foulkes.
Commissioner Hoifeldt made a motion to approve the Preliminary Plat for Spring Crest Townhomes
conditional to developer working with staff to provide adequate east buffer. Commissioner Streit
seconded the motion. Ayes: Ward, Streit, Broderick, Hoifeldt, and Martin. Nays: None. Motion
Carries.
STAFF REVIEW AND COMMENT: Staff is working with the applicant to address the last few
remaining comments. Staff recommends approval subject to remaining staff
comments.
RECOMMENDATION: Approve the resolution
ATTACHMENTS: I. Proposed Resolution
II. Staff Report
III. Preliminary Plat/Site Plan
PREPARED BY: Andy Kass, Senior Planner
REVIEWED BY:
THE CITY OF WAUKEE, IOWA
RESOLUTION 18-
APPROVING THE SPRING CREST TOWNHOMES PRELIMINARY PLAT
IN THE NAME AND BY THE AUTHORITY OF THE CITY OF WAUKEE, IOWA
WHEREAS, the City of Waukee, Dallas County, State of Iowa, is a duly organized Municipal
Organization; AND,
WHEREAS, the City of Waukee Planning and Zoning Commission reviewed and recommended
approval of a Preliminary Plat for Spring Crest Townhomes on May 22, 2018, subject to
remaining staff comments; AND,
WHEREAS, the Preliminary Plat for Spring Crest Townhomes is in general conformance with
section §303 - Land Subdivision Ordinance of the Waukee Municipal Code.
NOW THEREFORE BE IT RESOLVED by the City Council of the City of Waukee, Iowa on
this the 18th day of June, 2018, that the Preliminary Plat for Spring Crest Townhomes be
approved subject to remaining staff comments.
____________________________
William F. Peard, Mayor
Attest:
___________________________________
Rebecca D. Schuett, City Clerk
RESULTS OF VOTE: AYE NAY ABSENT ABSTAIN
Anna Bergman
R. Charles Bottenberg
Courtney Clarke
Shelly Hughes
Larry R. Lyon
PLANNING AND ZONING COMMISSION STAFF REPORT
PROJECT: Spring Crest Townhomes – Preliminary
Plat, Final Plat, & Site Plan
PREPARED BY: Andy Kass, AICP, Senior Planner
REPORT DATE: May 18, 2018
MEETING DATE: May 22, 2018
GENERAL INFORMATION
Applicant: Spring Crest Partners, LLC
Owner: Spring Crest Partners, LLC
Engineer: Eric Cannon, P.E., Snyder & Associates
Request: The applicant is requesting approval of a
preliminary plat, final plat, and site plan for a
townhome development.
Location and Size: Property is generally located north of Cedar Street,
east of 10th Street containing approximately 6.38
acres.
Legal Description: Outlot X of Spring Crest Plat 1
AREA MAP
ABOVE: Aerial of subject property (outlined in BLUE) in relation to the surrounding area.
May 18, 2018
2 of 3
LAND USES AND ZONING
Location Existing Land Use Comprehensive Plan Current Zoning
Property in
Question
Vacant – Undeveloped Neighborhood Residential R-4 (Row Dwelling &
Townhome District)
North Vacant – Undeveloped Neighborhood Residential R-4 (Row Dwelling &
Townhome District) &
C-1 (Community &
Highway Service
Commercial District)
South Single Family Residential Neighborhood Residential R-2 (One & Two Family
Residential District)
East Single Family Residential Neighborhood Residential R-2 (One & Two Family
Residential District)
West Vacant – Undeveloped Neighborhood Residential R-2 (One & Two Family
Residential District) & R-
4 (Row Dwelling &
Townhome District)
HISTORY
The subject property was rezoned to R-4 in 2016 after it was annexed into the City. Since 2016 there have
been two preliminary plats for the overall Spring Crest development, however, the layout of this particular
property has not changed. This lot was subsequently platted as an outlot for future development with Spring
Crest Plat 1.
PROJECT DESCRIPTION
The project involves the construction of twelve (12) townhome/rowhome buildings with a total of 48
townhome units. All buildings will have four units per building. The project will be completed over the course
of two phases. The provided final plat identifies that each unit will be platted on its own lot. The applicant
intends to sell the individual units to homebuyers.
R-4 DISTRICT - BULK REGULATIONS
Criteria Required Proposed
Front Yard Setback 30 feet 45 feet & 55 feet
Side Yard Setback 15 feet (total) 20 feet
Rear Yard Setback 30 feet 30 feet
Maximum Height 40 feet 25 feet
Maximum Number of
Stories
3 stories 2 story
Lot Width 20 feet 25 feet to 26.50 feet
Lot Area per unit 3,500 square feet 4,540 square feet
May 18, 2018
3 of 3
ACCESS AND PARKING
Access to the development will be off of Cedar Street on the south side and 10th Street on the west side. The
Parking Ordinance requires a minimum of 2 parking spaces per unit and 1 visitor space for every five (5) units.
A total of 106 parking spaces are required and the site plan indicates a total of 111 parking spaces. Visitor
spaces are located on the north end of the development. All streets internal to the site will be privately owner
and maintained by a homeowners association.
UTILITIES
All utilities have been extended to the site with the infrastructure improvements associated with the previous
phases of the Spring Crest development. Storm water detention will be provided in a pond on the north side
of the development and in an existing pond southwest of the property. All utilities within the development will
be privately owned and maintained by a homeowners association.
LANDSCAPING & OPEN SPACE
A total of 20% open space is required for the development. The Site Plan indicates that 54% open space will
be provided. As part of the landscaping requirements, two (2) trees per unit are required and a 25 foot
landscape buffer will be required along the west, south, and east plat lines
ELEVATIONS
Elevations of the proposed buildings have been provided for review along with a color scheme plan. The
proposed materials of the units include prefinished hardi plank siding, cultured stone, and asphalt shingles.
Architectural accents such as corbels, columns, and dormers have been included on the buildings as well.
LIGHTING PLAN
No exterior lighting for the internal streets has been proposed. General exterior house lighting will be provided
on the exterior of each unit.
COMPREHENSIVE PLAN
The 2008 Comprehensive Plan classifies the subject property as Neighborhood Residential. The
Neighborhood Residential classification provides for a variety of housing types, including townhomes and
rowhomes. The Plan states that neighborhoods should include a variety of housing options that accommodate
a range of needs, such as, price points and life stages of residents.
STAFF RECOMMENDATION
The proposed preliminary plat, final plat, and site plan are in general conformance with the Zoning Ordinance,
Subdivision Ordinance, Site Plan Ordinance, and Comprehensive Plan. Staff recommends approval subject to
remaining staff comments and review of the legal documents.
ZONING:PD
ZONI
NG:PDZONING: R-4
ZONI
NG:
P
DZONING:PD
ZONING:R-2
ZONING:R-2
ZON
ING
:R
-2
ZON
ING
:R
-2 10' TRAIL10' TRAILLIART '01LIART '0110' TRAILTurn AroundTemporaryTurn AroundTemporaryTurn AroundTemporary BYDATEREVISIONMARKScale:Checked By:Engineer:Technician:Date:Field Bk: Pg:1"= SheetofSheet of
Project No:SNYDER & ASSOCIATES, INC.Project No:515-964-2020 | www.snyder-associates.comANKENY, IOWA 500232727 S.W. SNYDER BLVD.Y:\pen\date.tblV:\RefLibrary\CADDStandards\WorkSpace\Standards\Printing\Print_Drivers\Black_Gray\V8iBWFullWeightPDF.pltcfgSnyder1:5006/8/20188:25:41 AMRiley MortensonV:\Projects\2018\118.0305.01\CADD\SP01_1180305_TSH.dgnSPRING CREST TOWNHOMESWAUKEE, IA118.0305
9KMMEDCJWM04/13/18118.030591REVISED AS PER CITY COMMENTS05/01/18JWM2REVISED AS PER CITY COMMENTS05/15/18JWM3REVISED AS PER CITY COMMENTS05/31/18KSSVICINITY MAP1"=500'
PROJECT LOCATION
HICKMAN RD
MAPLE ST
CEDAR ST
SPRUCE ST
NORTHVIEW DRASHWORTH DR1 1500'OUTLOT P
OUTLOT W
OUTLOT X
OUTLOT Y
OUTLOT Z
INDEX OF SHEETS
TITLE SHEETCORPORATE LIMITSCORPORATE LIMITSCORPORATE LIMITSCORPORATE LIMITSPLAT 5
PLAT 4
PLAT 2 PLAT 1
OWNER/DEVELOPER
ENGINEER/PROJECT MANAGER
PHONE: 515-964-2020
CONTACT: ERIC CANNON
ANKENY, IA 50023
2727 SNYDER BLVD
SNYDER & ASSOCIATES INC
10TH STREETPLAT 2
PLAT 3
SPRING CREST TOWNHOMES
SIDEWALK RAMP DETAILS
SITE DETAILS
LANDSCAPE PLAN
EROSION AND SEDIMENT CONTROL PLAN
GRADING PLAN
UTILITY PLAN
DIMENSION PLAN
PROJECT INFORMATION
TITLE SHEET
9.
8.
7.
6.
5.
4.
3.
2.
1.
Date
IOWALICENSEDPROFESSIO
N
A
LEN
GI
NEERLicense Number
Pages or sheets covered by this seal:
My License Renewal Date is December 31, 2019
18954
18954
CANNON
ERIC D.Eric D. Cannon, P.E.
under the laws of the State of Iowa.
licensed Professional Engineer
supervision and that I am a duly
by me or under my direct personal
engineering document was prepared
I hereby certify that this
Sheets 1-6, 8-9LOCUST STCITY OF WAUKEE, DALLAS COUNTY, IOWA
MULTI FAMILY RESIDENTIAL DEVELOPMENT
FOR
PRELIMINARY PLAT / SITE PLAN
PHONE: 515-986-5994
CONTACT: TORY SIGLER
CLIVE, IA 50325
9550 HICKMAN RD, SUITE 100
SPRING CREST TOWNHOMES I, LLC
BYDATEREVISIONMARKScale:Checked By:Engineer:Technician:Date:Field Bk: Pg:1"= SheetofSheet of
Project No:SNYDER & ASSOCIATES, INC.Project No:515-964-2020 | www.snyder-associates.comANKENY, IOWA 500232727 S.W. SNYDER BLVD.Y:\pen\date.tblV:\RefLibrary\CADDStandards\WorkSpace\Standards\Printing\Print_Drivers\Black_Gray\V8iBWFullWeightPDF.pltcfgSnyder1:16/8/20188:25:42 AMRiley MortensonV:\Projects\2018\118.0305.01\CADD\SP02_1180305_NTS.dgnSPRING CREST TOWNHOMESWAUKEE, IA118.0305
9KMMEDCJWM04/13/18118.030591REVISED AS PER CITY COMMENTS05/01/18JWM2REVISED AS PER CITY COMMENTS05/15/18JWM3REVISED AS PER CITY COMMENTS05/31/18KSSUTILITY WARNING
UTILITY QUALITY SERVICE LEVELS
THE TYPE, SIZE, CONDITION, MATERIAL, AND OTHER CHARACTERISTICS.
BY ACTUAL EXPOSURE OR VERIFICATION OF PREVIOUSLY EXPOSED SUBSURFACE UTILITIES, AS WELL AS
IS HORIZONTAL AND VERTICAL POSITION OF UNDERGROUND UTILITIES OBTAINEDQUALITY LEVEL (A)
SUBSURFACE UTILITIES.
GEOPHYSICAL METHODS TO DETERMINE THE EXISTENCE AND APPROXIMATE HORIZONTAL POSITION OF
INFORMATION IS OBTAINED THROUGH THE APPLICATION OF APPROPRIATE SURFACE QUALITY LEVEL (B)
QUALITY D INFORMATION.
UTILITY FEATURES AND USING PROFESSIONAL JUDGMENT IN CORRELATING THIS INFORMATION WITH
INFORMATION IS OBTAINED BY SURVEYING AND PLOTTING VISIBLE ABOVE-GROUND QUALITY LEVEL (C)
INFORMATION IS DERIVED FROM EXISTING UTILITY RECORDS OR ORAL RECOLLECTIONS.QUALITY LEVEL (D)
APPLICABLE, SIZE. THE QUALITY LEVELS ARE BASED ON THE CI / ASCE 38-02 STANDARD.
QUALITY LEVELS OF UTILITIES ARE SHOWN IN THE PARENTHESES WITH THE UTILITY TYPE AND WHEN
BENCHMARKS
IARTN DERIVED - US SURVEY FEET
NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD88 - GEOID12A)
NAD83(2011)(EPOCH 2010.00) IARTN DERIVED - US SURVEY FEET
IOWA STATE PLANE SOUTH COORDINATE SYSTEM
CONTROL POINTS
BM1
CP4
CP3
CP2
CP1
WITH NORTH 1/4 CORNER OF SECTION, NORTHWEST OF SITE.
IOWA DOT ALUMINUM MONUMENT SOUTH OF HIGHWAY 6 IN LINE
N=588428.84 E=1530732.77
THEAST CORNER OF SITE.
MAG NAIL IN ASPHALT ON WEST SIDE OF 10TH STREET, NOR
N=587886.78 E=1533378.54
PAVEMENT, SOUTHEAST CORNER OF SITE.
1/2" REBAR WITH ORANGE CAP AT WEST END OF CEDAR STREET
N=586456.49 E=1533349.96
29 OF SOUTHVIEW ESTATES, SOUTHEAST CORNER OF SITE.
1/2" REBAR WITH YELLOW CAP AT NORTHWEST CORNER OF LOT
N=586093.79 E=1533347.30
SOUTH OF LIGHT POLE, SOUTHEAST OF SITE.
BURY BOLT ON HYDRANT ON SOUTH SIDE OF CEDAR STREET
ELEV=1035.08
UTILITY CONTACT INFORMATION
SYSTEM, TICKET NUMBER 551604197.
RECEIVED FROM THE IOWA ONE CALL DESIGN REQUEST
UTILITY CONTACT FOR MAPPING INFORMATION SHOWN AS
NO RESPONSE
CLEAR PER MAP
CLEAR PER MAP
CLEAR PER MAP
C2-COMMUNICATION
C1-COMMUNICATION
OE1-OVERHEAD ELECTRIC
E1-ELECTRIC
S-SANITARY SEWER
W1-WATER
G1-GAS
93
93.0
93
C
OC
FO
E
OE
4" G
4" HPG
8" W
8" S
12" ST12" ST
G
G
AST
UST
Features Existing Proposed
G
EB
W
LEGEND
8" W(*)
8" S(*)
4" G(*)
4" HPG(*)
C(*)
OC(*)
FO(*)
E(*)
OE(*)
DUCT(*)
93.0
1
ZONING
EXACT LOCATION INDICATED EXCEPT WHERE NOTED AS QUALITY LEVEL A.
WARRANT THAT THE UTILITIES OR SUBSURFACE FEATURES SHOWN ARE IN THE
AREA, EITHER IN SERVICE OR ABANDONED. THE SURVEYOR FURTHER DOES NOT
UTILITIES OR SUBSURFACE FEATURES SHOWN COMPRISE ALL SUCH ITEMS IN THE
AND/OR RECORDS OBTAINED. THE SURVEYOR MAKES NO GUARANTEE THAT THE
THE UTILITIES SHOWN HAVE BEEN LOCATED FROM FIELD SURVEY INFORMATION PROJECT INFORMATION2 21'joni.mccabe@consolidated.com
517-387-1770
JONI MCCABE
CONSOLIDATED COMMUNICATIONS
lvandee@xeniawater.org
515-676-2117
LAIRD VAN ZEE
XENIA RURAL WATER DISTRICT
keith.good@nngco.com
515-202-5067
KEITH GOOD
NORTHERN NATURAL GAS COMPANY
clark.lundy@upnllc.com
515-321-3336
CLARK LUNDY
UNITE PRIVATE NETWORKS
thomas.sturmer@centurylink.com
720-578-8090
TOM STURMER
CENTURYLINK
pmay@mediacomcc.com
515-246-2252
PAUL MAY
MEDIACOM COMMUNICATIONS
MECDSMDesignLocates@midamerican.com
515-252-6632
CRAIG RANFELD
MIDAMERICAN ENERGY
troyer@waukee.org
515-978-7920
TIM ROYER
CITY OF WAUKEE
IMPERVIOUS AREA
128,502 SF
PERVIOUS AREA
149,630 SF
GENERAL USE
PARKING REQUIREMENTS:
TOWNHOMES
BULK REGULATIONS
GENERAL NOTES
EXISTING: R-4 ROW DWELLING AND TOWNHOME DISTRICT
111 SPACES TOTAL PROVIDED
106 SPACES TOTAL REQUIRED
48 UNITS / 5 = 10 SPACES
2 SPACES X 48 UNITS = 96 SPACES(1 IN GARAGE, 1 IN DRIVEWAY)
1 SPACE PER 5 UNITS
2 SPACES PER UNIT
POLLUTION PREVENTION NOTES
Garage Floor Elevation
Soil Boring
Mailbox
Satellite Dish
Sign
Above Ground Storage Tank
Underground Storage Tank
Fence Post or Guard Post
Gas Apparatus
Gas Manhole
Gas Valve
Fiber Optic Handhole
Fiber Optic Manhole
Communication Handhole
Communication Manhole
Communication Pedestal
Traffic Sign
Electric Transformer
Electric Box
Yard Light
Street Light
Utility Pole with Transformer
Utility Pole with Light
Guy Anchor
Utility Pole
Well
Water Service Valve
Water Main Valve
Fire Hydrant on Building
Fire Hydrant
Double Storm Sewer Intake
Single Storm Sewer Intake
Storm Manhole
Storm Sewer with Size
Sanitary Manhole
(*) Denotes the survey quality service level for utilities
Test Hole Location for SUE w/ID
Duct Bank
Sanitary Sewer with Size
Water Main with Size
High Pressure Gas Main with Size
Gas Main with Size
Overhead Electric
Underground Electric
Fiber Optic
Overhead Communication
Communication
Coniferous Tree \ Shrub
Deciduous Tree \ Shrub
Tree Stump
Tree Line
Fence (Silt)
Fence (Wood)
Fence (Chain Link)
Fence (Barbed, Field, Hog)
Contour Elevation
Spot Elevation
GFE=
COOPERATE TO PROVIDE INFORMATION UNDER THE RESPONSIBILITY OF OTHERS.f.
UPDATE AND MAINTAIN THE ONSITE SWPPP.e.
WEEKLY INSPECTIONS AND CORRESPONDING RECORDS.d.
MEASURES.
INSTALL, MAINTAIN, AND REMOVE EROSION CONTROL AND POLLUTION PREVENTION c.
COMPLY WITH THE REQUIREMENTS OF THE GENERAL PERMIT No.2 AND THE SWPPP.b.
CERTIFICATION OF SUBCONTRACTOR CO-PERMITEES.
SIGN NPDES CERTIFICATION STATEMENT AS CO-PERMITEE AND COORDINATING a.
RESPONSIBILITIES OF THE CONTRACTOR:3.
SUBMIT THE NOTICE OF DISCONTINUATION.d.
COVERAGE.
FILE THE NOTICE OF INTENT WITH APPLICATION FEE FOR NPDES GENERAL PERMIT No. 2 c.
PUBLISH THE PUBLIC NOTICE OF STORM WATER DISCHARGE.b.
CREATE THE INITIAL SWPPP.a.
RESPONSIBILITIES OF THE ENGINEER:2.
b. ALL REQUIREMENTS NOT ASSIGNED TO OTHERS.
a. SIGN NPDES CERTIFICATION STATEMENT AS PERMITEE.
RESPONSIBILITIES OF THE OWNER:1.
PROJECT SPECIFIC REQUIREMENTS FOR POLLUTION PREVENTION AND EROSION PROTECTIOND.
FILING OF THE "NOTICE OF DISCONTINUATION".
REMOVE ALL TEMPORARY EROSION CONTROL MEASURES AND SITE WASTE PRIOR TO k.
MUST BE CONTAINED ONSITE.
A SEDIMENT BASIN OR OTHER CONTROL DEVICE WHERE POSSIBLE. CONCRETE WASHOUT
FROM STAGING AREAS WITH DIVERSION BERMS AND/OR SILT BARRIERS AND DIRECT TO
FACILITIES, MATERIALS STORAGE, AND CONCRETE WASHOUT FACILITY. CONTROL RUNOFF
JOB TRAILERS, FUELING / VEHICLE MAINTENANCE AREA, TEMPORARY SANITARY
SWPPP. UNLESS NOTED OTHERWISE, STAGING AREAS SHOULD CONTAIN THE FOLLOWING:
COORDINATE LOCATIONS OF STAGING AREAS WITH THE OWNER AND RECORD IN THE j.
EXCEEDING 14 CALENDAR DAYS.
CEASED ON ANY PORTION OF THE SITE AND WHICH WILL NOT RESUME FOR A PERIOD
IMMEDIATELY AFTER CONSTRUCTION ACTIVITY IS FINALLY COMPLETED OR TEMPORARILY
COMPLETION OR DELAY OF GRADING OPERATIONS. INITIATE STABILIZATION MEASURES
PERMANENT SEED MIX, SOD, OR PAVEMENT IMMEDIATELY AS SOON AS POSSIBLE UPON
STABILIZE UNDEVELOPED, DISTURBED AREAS WITH MULCH, TEMPORARY SEED MIX, i.
IMPROVEMENTS ARE LOCATED.
ON ALL DISTURBED AREAS, EXCEPT WHERE PAVEMENT, BUILDINGS OR OTHER
RESPREAD A MINIMUM OF 8 INCHES OF TOPSOIL (INCLUDING TOPSOIL FOUND IN SOD) h.
STORM SEWERS ARE INSTALLED.
RUNOFF CONTROL. PROVIDE INLET AND OUTLET CONTROL MEASURES AS SOON AS
GRADES AND AS CONSTRUCTION OPERATIONS PROGRESS TO ENSURE CONTINUOUS
MATS, MULCH, DITCH CHECKS OR RIPRAP AS SOON AS AREAS REACH THEIR FINAL
INSTALL NECESSARY CONTROL MEASURES SUCH AS SILT BARRIERS, EROSION CONTROL g.
PREVENTION.
EARTH OR DEBRIS IMMEDIATELY AND TAKE REMEDIAL ACTIONS FOR FUTURE
SIDEWALKS, DRAINAGEWAYS, OR UNDERGROUND SEWERS. REMOVE ANY ACCUMULATION OF
ADJOINING PUBLIC OR PRIVATE PROPERTIES, INCLUDING STREETS, DRIVEWAYS,
PREVENT ACCUMULATION OF EARTH AND DEBRIS FROM CONSTRUCTION ACTIVITIES ON f.
SWPPP AND IMPLEMENT ANY RECOMMENDED MEASURES WITHIN 7 DAYS.
SUBMITTED WEEKLY TO THE OWNER OR ENGINEER DURING CONSTRUCTION. REVISE THE
OF THESE INSPECTIONS AND ANY RESULTING ACTIONS IN THE SWPPP WITH A COPY
ASSIGNED BY THE CONTRACTOR) EVERY SEVEN CALENDAR DAYS. RECORD THE FINDINGS
INSPECT THE PROJECT AREA AND CONTROL DEVICES (BY QUALIFIED PERSONNEL e.
THE MEASURES HAVE LOST 50% OF THEIR ORIGINAL CAPACITY.
THROUGHOUT THE PERMIT PERIOD. CLEAN OR REPLACE SILT CONTROL DEVICES WHEN
ORDER, INCLUDING CLEANING, REPAIRING, REPLACEMENT, AND SEDIMENT REMOVAL
MAINTAIN ALL TEMPORARY AND PERMANENT EROSION CONTROL MEASURES IN WORKING d.
TIME.
TO A MINIMUM THE TOTAL AREA DISTURBED BY CONSTRUCTION OPERATIONS AT ANY
PRESERVE EXISTING VEGETATION IN AREAS NOT NEEDED FOR CONSTRUCTION AND LIMIT c.
DISTURBING ACTIVITIES PRIOR TO SITE CLEARING AND GRADING OPERATIONS.
DITCH CHECKS, DIVERSION BERMS, OR SEDIMENTATION BASINS DOWNSTREAM OF SOIL
INSTALL PERIMETER AND FINAL SEDIMENT CONTROL MEASURES SUCH AS SILT BARRIERS, b.
COMPACTION.
SEDIMENT REMOVAL AND MAXIMIZE STORM WATER INFILTRATION, AND MINIMIZE SOIL
SURFACE WATERS, DIRECT STORM WATER TO VEGETATED AREAS TO INCREASE
DISCHARGING FROM BASINS, PROVIDE AND MAINTAIN NATURAL BUFFERS AROUND
UTILIZE OUTLET STRUCTURES THAT WITHDRAW WATER FROM THE SURFACE WHEN a.
UNLESS INFEASIBLE OR NOT APPLICABLE:
GENERAL PERMIT AND SWPPP, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING BMP'S
THE CONTRACTOR IS RESPONSIBLE FOR COMPLIANCE WITH ALL REQUIREMENTS OF THE 4.
CONSTRUCTION PROGRESS AND CHANGES AT THE PROJECT SITE.
THE SWPPP AND SITE MAP SHOULD BE EXPEDITIOUSLY REVISED TO REFLECT 3.
FROM THOSE SHOWN ON THE PLAN MAY BE REQUIRED.
RESPONSIBILITY OF THE CONTRACTOR TO IDENTIFY, NOTE AND IMPLEMENT. ADDITIONAL BMP'S
CONTROL MEASURES REQUIRED AS A RESULT OF CONSTRUCTION ACTIVITIES ARE THE
FOR COMPLIANCE WITH THE PROJECT'S NPDES PERMIT COVERAGE. ALL BMP'S AND EROSION
THE SWPPP ILLUSTRATES GENERAL MEASURES AND BEST MANAGEMENT PRACTICES (BMP) 2.
MADE DURING CONSTRUCTION.
FOR ADDITIONAL REQUIREMENTS AND MODIFICATIONS TO THE POLLUTION PREVENTION PLAN
ADDITION TO THESE PLAN DRAWINGS. THE CONTRACTOR SHOULD REFER TO THE SWPPP
THE STORM WATER POLLUTION PREVENTION PLAN (SWPPP) IS A SEPARATE DOCUMENT IN 1.
C. POLLUTION PREVENTION PLAN
ACCEPTANCE AND/OR SUBMITTAL OF THE NOTICE OF DISCONTINUATION.
RECORD COPY AND PROVIDE THE ORIGINAL DOCUMENTS TO THE OWNER UPON PROJECT
PERIOD OF THREE YEARS AFTER PROJECT COMPLETION. THE CONTRACTOR SHALL RETAIN A
ALL PLANS, INSPECTION REPORTS, AND OTHER DOCUMENTS MUST BE RETAINED FOR A
OF THE DISTURBED SITE AND REMOVAL OF ALL TEMPORARY EROSION CONTROL MEASURES.
A "NOTICE OF DISCONTINUATION" MUST BE FILED WITH THE IDNR UPON FINAL STABILIZATION 3.
CLEAN WATER ACT AND THE CODE OF IOWA.
FAILURE TO COMPLY WITH THE NPDES PERMIT REQUIREMENTS IS A VIOLATION OF THE
AT ALL TIMES AND MUST BE PRESENTED TO ANY JURISDICTIONAL AGENCIES UPON REQUEST.
LETTER, CURRENT SWPPP, SITE INSPECTION LOG, AND OTHER ITEMS, SHALL BE KEPT ON SITE
LIMITED TO, THE NOTICE OF INTENT, PROOF OF PUBLICATIONS, DISCHARGE AUTHORIZATION
ALL DOCUMENTS RELATED TO THE STORM WATER DISCHARGE PERMIT, INCLUDING, BUT NOT 2.
DOCUMENTS.
ALL REQUIREMENTS OF THE NPDES GENERAL PERMIT NO. 2 AS SPECIFIED IN THE CONTRACT
AND ALL SUBCONTRACTORS ARE RESPONSIBLE FOR COMPLIANCE WITH AND FULFILLMENT OF
REQUIRED BY THE ENVIRONMENTAL PROTECTION AGENCY (EPA). THE GENERAL CONTRACTOR
WATER DISCHARGES ASSOCIATED WITH CONSTRUCTION ACTIVITIES FROM THE IDNR, AS
THIS PROJECT REQUIRES COVERAGE UNDER THE NPDES GENERAL PERMIT NO. 2 FOR STORM 1.
B. STORM WATER DISCHARGE PERMIT
ITEMS AND DEDUCT THE COST THEREOF FROM AMOUNTS DUE TO THE CONTRACTOR.
ADJOINING PUBLIC OR PRIVATE PROPERTY, THE OWNER MAY, BUT NEED NOT, REMOVE SUCH
STEPS TO PROMPTLY REMOVE EARTH SEDIMENTATION OR DEBRIS WHICH COMES ONTO
FEES INCURRED TO OWNER. FURTHER, IF THE CONTRACTOR FAILS TO TAKE NECESSARY
DAMAGES TO ADJOINING PUBLIC OR PRIVATE PROPERTY, INCLUDING REASONABLE ATTORNEY
HARMLESS FROM ANY AND ALL CLAIMS OF ANY TYPE WHATSOEVER RESULTING FROM
DAMAGE CLAIMS: THE CONTRACTOR WILL HOLD THE OWNER AND ARCHITECT / ENGINEER 2.
PERFORMANCE.
OFF-SITE BORROW OR DEPOSIT AREAS DURING PERFORMANCE OR AS A RESULT OF
TO PROTECT AGAINST EROSION AND POLLUTION FROM THIS PROJECT SITE AND ALL
ACT AND ANY LOCAL ORDINANCES. THE CONTRACTOR SHALL TAKE ALL NECESSARY STEPS
IOWA DEPARTMENT OF NATURAL RESOURCES (IDNR) NPDES PERMIT, THE U.S. CLEAN WATER
POTENTIAL POLLUTION AND SOIL EROSION CONTROL REQUIREMENTS OF THE IOWA CODE, THE
CODE COMPLIANCE: THE CONTRACTOR IS RESPONSIBLE FOR COMPLIANCE WITH ALL 1.
A. POLLUTION PREVENTION AND EROSION PROTECTION
OPEN SPACE PROVIDED = 54%
MINIMUM OPEN SPACE = 20%
NUMBER OF CONNECTED UNITS = MINIMUM 2, MAXIMUM 6.
NUMBER OF STORIES = MINIMUM 2, MAXIMUM 3
REAR YARD = 30 FEET
SIDE YARD = 15 FEET BETWEEN PRINCIPLE BUILDINGS
LOT WIDTH = 20 FEET PER UNIT, 75 FEET OVERALL
MINIMUM FLOOR AREA = 800 SQUARE FEET PER UNIT
DENSITY = 12 DWELLING UNITS/ACRE MAXIMUM
LEGAL DESCRIPTION
EXTERIOR OF THE BUILDING.
ALL EXTERIOR PORTIONS OF THE FIRST STORY OF THE BUILDING AS MEASURED BY AN APPROVED ROUTER AROUND THE
FIRE APPARATUS ROAD SHALL COMPLY WITH THE REQUIREMENTS OF IFC 503.2 AND SHALL EXTEND TO WITHIN 100 FEET OF
DD. APPROVED FIRE APPARATUS ACCESS ROADS SHALL BE PROVIDED AS SOON AS CONSTRUCTION OF BUILDING COMMENCES. THE
ALL PRIVATE UTILITIES WITHIN THE DEVELOPMENT.
CC. THE TOWNHOME ASSOCIATION SHALL BE RESPONSIBLE FOR THE MAINTENANCE OF THE DETENTION BASINS, MONUMENT SIGN AND
OF WAUKEE PUBLIC WORKS SHALL WITNESS ALL TIE-INS.
BB. CONTRACTOR SHALL COORDINATE ALL TIE-IN TO UTILITIES WITH THE CITY OF WAUKEE PUBLIC WORKS DEPARTMENT AND CITY
AND DRAINAGE WAYS FROM ALLOWING CONCRETE SLURRY FROM CONCRETE OPERATIONS TO DISCHARGE OFFSITE.
AA. CONSTRUCTION OPERATIONS WILL INCLUDE SAWCUTTING OR CONCRETE GRINDING. CONTRACTOR SHALL PROTECT STORM SEWERS
PUBLIC IMPROVEMENTS AND ALL UTILITIES SHALL BE TESTED TO CITY STANDARDS. THE CITY SHALL WITNESS ALL TESTING.
Z. ALL UTILITIES INCLUDING PRIVATE UTILITIES SHALL BE CONSTRUCTED TO THE CITY OF WAUKEE STANDARD SPECIFICATIONS FOR
ENGINEER FOR INCLUSION ON THE RECORD AS-BUILT DRAWINGS.
DETENTION FACILITIES AND DETENTION OVERFLOW GRADES. THE CONTRACTOR SHALL PROVIDE INFORMATION TO THE DESIGN
Y. AS-BUILTS SHALL BE PROVIDED TO THE WAUKEE ENGINEERING DEPARTMENT INCLUDING ALL PUBLIC ACCESSIBLE RAMPS,
SEALED.
SIDEWALKS AND PCC PAVEMENT. THE PCC RAMP JOINT LOCATED AT THE BACK OF CURB AND ALL EXPANSION JOINTS SHALL BE
X. PLACE 3/4" EXPANSION JOINT BETWEEN ALL PCC PAVEMENT/SIDEWALKS AND BUILDINGS. PLACE 1/2" EXPANSION JOINT BETWEEN
W. ALL CONSTRUCTION TO EXISTING SANITARY MANHOLES SHALL BE CORE DRILL WITH A LINK SEAL.
ALL SANITARY SEWER MANHOLES SHALL BE VACUUM TESTED.
WITNESS ALL CLEANING AND TELEVISING. COPIES OF THE REPORT AND VIDEO SHALL BE PROVIDED TO THE CITY OF WAUKEE.
V. ALL SANITARY SEWER AND STORM SEWER SHALL BE CLEANED AND TELEVISED PRIOR TO PAVING. THE CITY OF WAUKEE SHALL
IN WRITING BY THE CITY OF WAUKEE DEVELOPMENT SERVICES.
U. THE CONTRACTOR IS RESPONSIBLE FOR ANY CHANGES MADE DURING CONSTRUCTION THAT HAVE NOT BEEN GRANTED APPROVAL
DEVELOPMENT SERVICES PRIOR TO CONSTRUCTION.
T. ANY CHANGES PROPOSED TO THE DRAWINGS DURING CONSTRUCTION SHALL BE APPROVED IN WRITING BY THE CITY OF WAUKEE
FACILITIES.
S. ALL STAKING SHALL BE DONE UNDER THE DIRECTION OF A LICENSED ENGINEER OR LAND SURVEYOR INCLUDING PEDESTRIAN
CONSTRUCTION ACTIVITIES BEGINNING.
R. A PRE-CONSTRUCTION MEETING WITH THE CITY OF WAUKEE WILL BE REQUIRED A MINIMUM OF ONE WEEK PRIOR TO
TO THE STORM SEWER IS AT LEAST TEN FEET.
GASKET JOINTS SHALL BE INSTALLED ON EACH SIDE OF THE CROSSING UNTIL THE NORMAL DISTANCE FROM THE WATER MAIN
SHALL BE CONSTRUCTED OF REINFORCED CONCRETE WITH A FLEXIBLE O-RING GASKET RATED AT 13 PSI OR GREATER. O-RING
Q. IF STORM SEWER CROSSES ABOVE WATER MAIN OR CROSSES LESS THAN 18" BELOW A WATER MAIN THEN STORM SEWER
UTILITY SERVICE PROVIDER, CITY OF WAUKEE, AND THE OWNER PRIOR TO CONSTRUCTION.
P. CONTRACTOR TO COORDINATE NATURAL GAS, ELECTRICAL, TELEPHONE AND ANY OTHER FRANCHISE UTILITY SERVICES WITH
PERMIT IS REQUIRED FOR THIS PROJECT.
OF CONSTRUCTION. GRADING AND SOIL EROSION CONTROL CODE REQUIREMENTS SHALL BE MET BY CONTRACTOR. A COSESCO
CONTRACTOR SHALL ALSO BE RESPONSIBLE FOR MAINTAINING ANY EXISTING EROSION CONTROL MEASURES ON SITE AT THE TIME
O. THE CONTRACTOR SHALL BE RESPONSIBLE FOR INSTALLING EROSION AND SEDIMENT CONTROL MEASURES AS NECESSARY.
N. THE ADJUSTMENT OF ANY EXISTING UTILITY APPURTENANCES TO FINAL GRADE IS CONSIDERED INCIDENTAL TO THE SITE WORK.
CAUSED BY CONSTRUCTION ACTIVITIES AT THE END OF EACH WORK DAY AND PRIOR TO A RAIN EVENT.
M. THE CONTRACTOR IS RESPONSIBLE FOR CLEANING DIRT AND DEBRIS FROM NEIGHBORING STREETS, DRIVEWAYS, AND SIDEWALKS
UNLESS OTHERWISE NOTED.
L. ALL PROPOSED CONTOURS AND SPOT ELEVATIONS SHOWN ARE FINISHED GRADES AND/OR TOP OF PAVING SLAB (GUTTER),
SPECIFICATION SECTION 2010 FOR TOPSOIL.
K. CONTRACTOR TO STRIP AND STOCKPILE TOPSOIL FROM ALL AREAS TO BE CUT OR FILLED. RESPREAD TO MEET SUDAS
PROJECT TO AN APPROVED OFF-SITE WASTE SITE.
J. CONTRACTOR TO LOAD AND TRANSPORT ALL MATERIALS CONSIDERED TO BE UNDESIRABLE TO BE INCORPORATED INTO THE
ORDER TO MEET THE CITY OF WAUKEE STANDARDS.
FOR APPROVAL OF ANY CHANGES AND THAT ANY CHANGES COMPLETED WITHOUT APPROVAL ARE SUBJECT TO REMOVAL IN
BE RESPONSIBLE FOR LAYOUT VERIFICATION OF ALL SITE IMPROVEMENTS PRIOR TO CONSTRUCTION. CONTACT CITY OF WAUKEE
CONDITIONS ARE TO BE REPORTED TO THE ARCHITECT/ENGINEER PRIOR TO STARTING CONSTRUCTION. THE CONTRACTOR SHALL
DESIGN. DEVIATIONS MAY BE NECESSARY IN THE FIELD. ANY SUCH CHANGES OR CONFLICTS BETWEEN THIS PLAN AND FIELD
I. DIMENSIONS, BUILDING LOCATION, UTILITIES AND GRADING OF THIS SITE ARE BASED ON AVAILABLE INFORMATION AT THE TIME OF
THE AS-BUILT DOCUMENTS.
H. ALL FIELD TILES ENCOUNTERED DURING CONSTRUCTION SHALL BE RECONNECTED OR REPAIRED AND NOTED ACCORDINGLY ON
GOVERN.
G. IN THE EVENT OF A DISCREPANCY BETWEEN THE QUANTITY ESTIMATES AND THE DETAILED PLANS, THE DETAILED PLANS SHALL
MAXIMUM DENSITY.
F. CONSTRUCT MANHOLES AND APPURTENANCES AS WORK PROGRESSES. BACKFILL WITH SUITABLE MATERIAL AND COMPACT TO 95%
THE CITY OF WAUKEE ENGINEERING DEPARTMENT AT LEAST 48 HOURS PRIOR TO ANY PLANNED WEEKEND OR HOLIDAY WORK.
E. NOTIFY OWNER, ENGINEER, CITY OF WAUKEE AT LEAST 48 HOURS PRIOR TO BEGINNING WORK. CONTRACTOR SHALL ALSO NOTIFY
NOTIFY THE CITY OF WAUKEE AT LEAST ONE WEEK PRIOR TO ANY ANTICIPATED LANE CLOSURE.
BE PROVIDED. FLAGGERS SHALL CONFORM TO THE MUTCD IN APPEARANCE, EQUIPMENT AND ACTIONS. THE CONTRACTOR SHALL
TRAFFIC CONTROL DEVICES (MUTCD). WHEN CONSTRUCTION ACTIVITIES OBSTRUCT PORTIONS OF THE ROADWAY, FLAGGERS SHALL
D. ALL TRAFFIC CONTROL SHALL BE PROVIDED IN ACCORDANCE WITH REQUIREMENTS SET FORTH IN THE MANUAL ON UNIFORM
C. LENGTH OF UTILITIES SHOWN ON PLANS ARE DIMENSIONED FROM CENTERLINE OF STRUCTURE TO CENTERLINE OF STRUCTURE.
PUBLIC IMPROVEMENTS, STATEWIDE URBAN DESIGN AND SPECIFICATIONS AND THE SOILS REPORTS PREPARED BY OTHERS.
B. CONSTRUCTION OF ALL STREET AND UTILITY IMPROVEMENTS SHALL CONFORM TO THE WAUKEE STANDARD SPECIFICATIONS FOR
AT THE CONTRACTOR'S EXPENSE.
TO UTILITY ITEMS NOT SHOWN FOR REMOVAL OR MODIFICATION SHALL BE REPAIRED TO THE UTILITY OWNER'S SPECIFICATIONS
OF ALL UTILITIES. PROTECT ALL UTILITY LINES AND STRUCTURES NOT SHOWN FOR REMOVAL OR MODIFICATION. ANY DAMAGES
NECESSARY DURING CONSTRUCTION. CONTRACTOR IS RESPONSIBLE FOR DETERMINING EXISTENCE, EXACT LOCATION, AND DEPTH
A. NOTIFY UTILITY PROVIDERS PRIOR TO BEGINNING ANY CONSTRUCTION ACTIVITIES AND COORDINATE WITH UTILITY PROVIDERS AS
SPRING CREST PLAT 1, OUTLOT "X"
BUILDING DESCRIPTION
2 BEDROOM INTERIOR UNITS = 1,419 SF
3 BEDROOM END UNITS = 1,617 SF
TOTAL HEIGHT = 26.25 FEET
CCCP2Inv=1022.62 8" PVC ERim=1034.04Inv=1029.94 8" PVC ERim=1033.55105+00 106+00 107+00 108+00 109+00 110+00
111+00
112+00113+001
1
4
+0
0
115
+00
1
1
6
+0
0
70+0070+0071+00CEDAR ST8"S18"ST
18"ST 15"ST18"ST30"ST 15"ST15"ST24"ST 15"ST24"S
T 15"ST24"ST18"
S
T
15"ST 24"ST18"ST12"ST8"W12"W
12"W
168"S8"W
30"ST
15"ST12"W
10' TRAIL
LIART '01
LIART '0
14"ST4"ST6"ST
6"ST
10TH STREET
10TH STREET8"W15"ST
PHASE 1 PHASE 2
PHASE 1 PHASE 2
GFE=1035.50
MPE=1034.75
GFE=1036.15
MPE=1034.75
GFE=1036.85
MPE=1036.50
GFE=1037.55
MPE=1036.75
GFE=1038.25
MPE=1036.75
MPE=1035.80
GFE=1035.05
MPE=1036.00
GFE=1035.80
MPE=1036.00
GFE=1036.50
MPE=1037.25
GFE=1037.20
MPE=1037.50
GFE=1037.90
MPE=1037.20
GFE=1037.20
MPE=1036.75
GFE=1036.50
SPRING CREST LANE
PHASE 2PHASE 1
Turn Around
45' Diameter Temporary
150'x60' Temporary Construction Parking Area
30' Building Setback30' Building Setback kc
abteS gnidliuB '03kcabteS
gni
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3
30' Building Setback30' Building Setback
25' Landscape Buffer Easement
25' Landscape Buffer Easement
25' Landscape Buffer Easement
25' Landscape Buffer Easement25' Landscape Buffer Easementt
nemesaE reffuB epacsdnaL '52
t
nemesaE reffuB epa
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sdnaL '5
2
ROW
60'
B/B
29'120' ROW60'60'B/B26'120' ROW60'60'B/B26'B/B
29'
ROW
60'
25' Landscape Buffer Easement
10' Public Utility Easement25' Lands
cape Buff
er Eas
em
ent
LOT1 LOT2 LOT3 LOT4 LOT5 LOT6 LOT7 LOT8 LOT9 LOT10 LOT11 LOT12 LOT13 LOT14 LOT15 LOT16 LOT17 LOT18 LOT19 LOT20
LOT21LOT22LOT23LOT24LOT25LOT26LOT27LOT28LOT29LOT30LOT31LOT32LOT33LOT34LOT35LOT36LOT37LOT38LOT39LOT40LOT41LOT42LOT43LOT44LOT45LOT46LOT47LOT48
1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF1669SF
1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF1575SF1575SF1575SF1575SF1575SF1575SF1575SF1575SF1575SF1575SF1575SF1575SF1575SF1575SF
1575SF 1575SF 1575SF 1575SF 1575SF 1575SF 1575SF 1575SF 1575SF 1575SF
B/B26'FUTUREB/B26'FUTURE10' Public Utility Easement
10' Public Utility Easement10' Public Utility Easement10' Public Utility Easement
7' Gas Easement
BK.2018,PG.2030Existing 5' Sanitary Sewer EasementEasement25' Storm Sewer Existing 7' Gas Easement
Flowage Easement
Surface Water
Main, Sanitary Sewer Easement
42' Private Ingress/Egress, Water BYDATEREVISIONMARKScale:Checked By:Engineer:Technician:Date:Field Bk: Pg:1"= SheetofSheet of
Project No:SNYDER & ASSOCIATES, INC.Project No:515-964-2020 | www.snyder-associates.comANKENY, IOWA 500232727 S.W. SNYDER BLVD.Y:\pen\date.tblV:\RefLibrary\CADDStandards\WorkSpace\Standards\Printing\Print_Drivers\Black_Gray\V8iBWFullWeightPDF.pltcfgSnyder1:406/8/20188:25:44 AMRiley MortensonV:\Projects\2018\118.0305.01\CADD\SP03_1180305_DIM.dgnSPRING CREST TOWNHOMESWAUKEE, IA118.0305
9KMMEDCJWM04/13/18118.030591REVISED AS PER CITY COMMENTS05/01/18JWM2REVISED AS PER CITY COMMENTS05/15/18JWM3REVISED AS PER CITY COMMENTS05/31/18KSSt
nemesaE reffuB epa
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2
B/B26'78' ROW
B/B
26'25' Lands
cape Buff
er Eas
em
ent
10' Public Utility Easement10' Publi
c
Utilit
y
E
asem
ent MAPLE STREET15"ST
STSTSTS15"ST15"ST15"ST15"ST15
"ST
8"W1
2
"W
10TH STREET117+00118+00119+0082+0083+0084+00DIMENSION PLAN CONSTRUCTION NOTES
NOTES
NOT TO SCALE
TYPICAL PRIVATE STREET CROSS SECTION
3
4
SCALE 1"=20'
SPECIFICATIONS.
5. REBAR SHALL BE NON-EPOXY COATED STEEL AS PER THE STANDARD
SPECIFICATIONS.
4. CURING AS SPECIFIED FOR CONCRETE PAVEMENT IN THE STANDARD
SIDEWALKS AND PROVIDE FINAL BROOM FINISH.
3. FINISH SHALL CONFORM TO STANDARD SPECIFICATIONS FOR
THE CONSTRUCTION. PLACE TOPSOIL OVER ALL AREAS DISTURBED.
2. CONCRETE WILL HAVE THE MIX DESIGN AS SHOWN FOR STREET PAVEMENT IN
CLASS "A" ROADSTONE BASE.
1. SUBGRADE SHALL CONSIST OF A FIRM UNYIELDING CLAY (CL OR CH) OR
PRIVATE DRIVE
3" ROLL CURB
25.0'16.0'16.0'9.1'
4.0'
12.4'16.0'9.1'16.0'3.9'
4.0'
12.4'
5.0'5.0'5.0'5.0'4.0'25.0'25.0'25.0'25.0'
4' SIDEWALK4' SIDEWALK4' SIDEWALK5' SIDEWALK5' SIDEWALK
25.0'25.0'25.0'TYPICAL UNIT DETAIL
0 40
FEET
DIMENSION PLAN3 340'15.0'15.0'15.0'15.0'15.0'15.0'
4.0'4.0'4.0'4.0'4.0'4.0'
4.0'4.0'4.0'4.0'4.0'4.0'4.0'4.0'4.0'4.0'4.0'15.0'15.0'15.0'15.0'5.0'5.0'5.0'5.0'R5.0'R
25.0'R
2
5.0'R7
5.
0'R45.0'R100.0'R5.0'5.0'5.0'5.0'5.0'
5.0'5.0'5.0'5.0'
5.0'
16.0'
TYP
16.0'
TYP
16.0'
TYP
16.0'
TYP
16.0'
TYP
16.0'
TYP
16.0'
TYP
16.0'
TYP
16.0'
TYP
16.0'
TYP
16.0'
TYP
16.0'
TYP
9.0'
TYP
7"PCC
7"PCC 7"PCC 7"PCC 7"PCC6"PCC5.0'19.0'24.1'25.0'5.0'55.0'B/B25.0'25.0'B/B25.0'25.0'6"PCC
2A 2A
2A
2D 2D
2D
2C
2I
2H
2H
2H
2H
2H
2H 2H
2H
2H 2H
2H
2E
2E
2K
2C
2B
2B
2B 2B 2B
2B 2B 2B 2B
2J2J 2J
TYP.TYP.TYP.TYP.
TYP.TYP.TYP.TYP.TYP.TYP.
TYP.
2H
TYP.
2B
2B
2B
2B
2B
2F
2B
2B
2B
2E2C
3A
4A
2F
4"6"
12"18"
6"
VARIES
1"R
2"R
3"4.5"
NOT TO SCALE
6" STANDARD CURB
3
1
7.5"
NOT TO SCALE3
2 3" ROLL CURB
2.0% MAX
5'
2"R
3" DROP CURB
10.5"
1"R
7"PCC4" MIN. DELINEATE SIDEWALK
BACK OF CURB TO
CUT JOINT 5' OFF
NOT TO SCALE3
3 PCC INTEGRAL CURB AND SIDEWALK
3B3C
2B5.0'2G
2G63.0'103.0'
1A
1B
1B1A
2C
1A
1A
1A
1A
1A
1B
1B
1B
2' Min
(95% Compaction)
(Proof. roll as per soils report)
25'
3" Rolled Curb
7" P.C.C.
2%
1.5%
5'
PCC Sidewalk
4" MIN.
(0% to +4% of Optimum Moisture Content)
12" Prepared Subgrade Compacted
5'
PCC Sidewalk
4" MIN.
1.5%
25.0'25.0'26.5'26.5'
2B
2B9"PCC2F
2A
2L4C
15.0'4.0'
2L
2M
2N 2N
4D
4D
501 10TH STREET16
505 10TH STREET15
511 10TH STREET14
515 10TH STREET13
531 10TH STREET12
535 10TH STREET11
541 10TH STREET10
545 10TH STREET9
561 10TH STREET8
565 10TH STREET7
571 10TH STREET6
575 10TH STREET5
591 10TH STREET4
595 10TH STREET3
601 10TH STREET2
605 10TH STREET 1
487 SPRING CREST LANE32
483 SPRING CREST LANE31
477 SPRING CREST LANE30
473 SPRING CREST LANE29
457 SPRING CREST LANE28
453 SPRING CREST LANE27
447 SPRING CREST LANE26
443 SPRING CREST LANE25
427 SPRING CREST LANE24
423 SPRING CREST LANE23
417 SPRING CREST LANE22
413 SPRING CREST LANE21
471 10TH STREET20
475 10TH STREET19
481 10TH STREET18
485 10TH STREET17
607 SPRING CREST LANE48
603 SPRING CREST LANE47
597 SPRING CREST LANE46
593 SPRING CREST LANE45
577 SPRING CREST LANE44
573 SPRING CREST LANE43
567 SPRING CREST LANE42
563 SPRING CREST LANE41
547 SPRING CREST LANE40
543 SPRING CREST LANE39
537 SPRING CREST LANE38
533 SPRING CREST LANE37
517 SPRING CREST LANE36
513 SPRING CREST LANE35
507 SPRING CREST LANE34
503 SPRING CREST LANE33
ADDRESS TABLE
CONSTRUCTION. NO ON STREET PARKING WILL BE ALLOWED DURING PHASE 1.
D. CONTRACTOR TO INSTALL NO PARKING SIGNS ALONG SPRING CREST LANE DURING PHASE 1 OF
C. MONUMENT SIGN.
VERTICAL CONSTRUCTION BEGINS.
B. CONTRACTOR TO INSTALL STREET BLADE SIGNS FOR PRIVATE STREETS AT THE TIME
THE BUILDING ALSO ADD SIGN READING "VAN ACCESSIBLE".
ENAMEL FINISH IN A 12" DIAMETER CONCRETE FOOTING. FOR THE TWO STALLS CLOSEST TO
USE" AS PER ADAAG STANDARDS. SECURE SIGN TO 2" SQUARE STEEL CHANNEL POST WITH
A. BLUE SIGN WITH DISABLED SYMBOL READING "PARKING ONLY" AND "$200 FINE FOR IMPROPER
4. SIGNAGE PROVIDE THE FOLLOWING:
C. PAINTED STATE OF IOWA APPROVED DISABLED SYMBOL. AS PER ADAAG REQUIREMENTS.
B. PAINTED 45° STRIPING AT 3' O.C.
A. PAINTED PARKING STALL LINE, 4" WIDE, PAINTED YELLOW.
3. PAVEMENT MARKINGS, PROVIDE THE FOLLOWING:
PHASE 1 OF CONSTRUCTION. NO PARKING WILL BE ALLOWED IN THE STREET DURING PHASE 1.
N. 6" DEPTH TEMPORARY GRANULAR CONSTRUCTION PARKING AREA TO BE PROVIDED DURING
CONSTRUCTION.
M. 6" DEPTH TEMPORARY GRANULAR TURN AROUND TO BE PROVIDED DURING PHASE 1 OF
SPECIFICATIONS.
L. 9" DEPTH PCC TYPE A ENTRANCE APPROACH TO BE CONSTRUCTED AS PER STANDARD
K. INTEGRAL CURB AND 4" PCC SIDEWALK.
J. 8" PCC, 5'X5' CLUSTER MAIL BOX PAD. SEE DETAIL SHEET 8.
PROCTOR DENSITY.
I. 6" DEPTH PCC PAVEMENT ON 12" DEPTH PREPARED SUBGRADE COMPACTED TO 95% STANDARD
H. 5" PCC DRIVEWAY
DEPTH AND REMOVE EXISTING CURB AND GUTTER SECTION. MATCH EXISTING ELEVATIONS.
G. CONNECT TO EXISTING PCC PAVEMENT, DOWEL WITH #5 BARS EVERY 30". SAW CUT FULL
WHERE SHOWN.
F. PEDESTRIAN RAMP WITH MAXIMUM SLOPE OF 8.33%. PROVIDE DETECTABLE WARNING PANELS
E. TAPER FROM FULL 6" CURB TO 3" ROLL CURB WHERE NOTED..
D. 3" PCC ROLL CURB.
C. 6" PCC STANDARD CURB.
STANDARD PROCTOR DENSITY.
B. 4" MINIMUM DEPTH PCC SIDEWALK ON 6" DEPTH PREPARED SUBGRADE COMPACTED TO 95%
STANDARD PROCTOR DENSITY.
A. 7" DEPTH PCC PAVEMENT ON 12" DEPTH PREPARED SUBGRADE COMPACTED TO 95%
2. PAVEMENTS, PROVIDE THE FOLLOWING:
B. EXISTING PAVEMENT.
ELEVATION AND MINIMUM COVER REQUIREMENTS PRIOR TO CONSTRUCTION.
A. EXISTING UTILITY. ADJUST AS NECESSARY TO ALLOW FOR CONSTRUCTION. VERIFY LOCATION,
1. PROTECT THE FOLLOWING SITE FEATURES:
1,617 SF
3 BEDROOM
1,617 SF
3 BEDROOM
1,419 SF
2 BEDROOM
1,419 SF
2 BEDROOM
CCCP2Inv=1022.62 8" PVC ERim=1034.04Inv=1029.94 8" PVC ERim=1033.55105+00 106+00 107+00 108+00 109+00 110+00
111+00
112+00113+001
1
4
+0
0
115
+00
1
1
6
+0
0CEDAR ST8"S8"S
18"ST
18"ST 15"ST18"ST30"ST 15"ST15"ST24"ST 15"ST24"S
T 15"ST24"ST18"
S
T
15"ST 24"ST18"ST12"ST8"W12"W
12"W
168"S8"W
30"ST
15"ST12"W
10' TRAIL
LIART '01
LIART '0
14"ST4"ST6"ST
6"ST
COVERAGE
150' HYDRANT COVERAGE
150' HYDRANT COVERAGE
150' HYDRANT C
O
VERAGE
150' HY
DRANT
10TH STREET
10TH STREET8"W8"W
8"S
8"W
8"S
8"W
15"ST
STSANWATWATSANSTWATSANSTWATSANST100YR=1030.73
PHASE 1 PHASE 2
PHASE 1 PHASE 2
GFE=1035.50
MPE=1034.75
GFE=1036.15
MPE=1034.75
GFE=1036.85
MPE=1036.50
GFE=1037.55
MPE=1036.75
GFE=1038.25
MPE=1036.75
MPE=1035.80
GFE=1035.05
MPE=1036.00
GFE=1035.80
MPE=1036.00
GFE=1036.50
MPE=1037.25
GFE=1037.20
MPE=1037.50
GFE=1037.90
MPE=1037.20
GFE=1037.20
MPE=1036.75
GFE=1036.50
SPRING CREST LANE
PHASE 2PHASE 1
30' Building Setback30' Building Setback kc
abteS gnidliuB '03kcabteS
gni
d
liuB
'0
3
30' Building Setback30' Building Setback
25' Landscape Buffer Easement
25' Landscape Buffer Easement
25' Landscape Buffer Easement
25' Landscape Buffer Easement25' Landscape Buffer Easementt
nemesaE reffuB epacsdnaL '52
t
nemesaE reffuB epa
c
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2
ROW
60'
B/B
29'120' ROW60'60'B/B26'120' ROW60'60'B/B26'B/B
29'
ROW
60'
25' Landscape Buffer Easement
10' Public Utility Easement25' Lands
cape Buff
er Eas
em
ent
LOT1 LOT2 LOT3 LOT4 LOT5 LOT6 LOT7 LOT8 LOT9 LOT10 LOT11 LOT12 LOT13 LOT14 LOT15 LOT16 LOT17 LOT18 LOT19 LOT20
LOT21LOT22LOT23LOT24LOT25LOT26LOT27LOT28LOT29LOT30LOT31LOT32LOT33LOT34LOT35LOT36LOT37LOT38LOT39LOT40LOT41LOT42LOT43LOT44LOT45LOT46LOT47LOT48
1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF1669SF
1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF1575SF1575SF1575SF1575SF1575SF1575SF1575SF1575SF1575SF1575SF1575SF1575SF1575SF1575SF
1575SF 1575SF 1575SF 1575SF 1575SF 1575SF 1575SF 1575SF 1575SF 1575SF
B/B26'FUTUREB/B26'FUTURE10' Public Utility Easement
10' Public Utility Easement10' Public Utility Easement10' Public Utility Easement
7' Gas Easement
BK.2018,PG.2030Existing 5' Sanitary Sewer EasementEasement25' Storm Sewer Existing 7' Gas Easement
Flowage Easement
Surface Water
Main, Sanitary Sewer Easement
42' Private Ingress/Egress, Water BYDATEREVISIONMARKScale:Checked By:Engineer:Technician:Date:Field Bk: Pg:1"= SheetofSheet of
Project No:SNYDER & ASSOCIATES, INC.Project No:515-964-2020 | www.snyder-associates.comANKENY, IOWA 500232727 S.W. SNYDER BLVD.Y:\pen\date.tblV:\RefLibrary\CADDStandards\WorkSpace\Standards\Printing\Print_Drivers\Black_Gray\V8iBWFullWeightPDF.pltcfgSnyder1:406/8/20188:25:45 AMRiley MortensonV:\Projects\2018\118.0305.01\CADD\SP04_1180305_UTL.dgnSPRING CREST TOWNHOMESWAUKEE, IA118.0305
9KMMEDCJWM04/13/18118.030591REVISED AS PER CITY COMMENTS05/01/18JWM2REVISED AS PER CITY COMMENTS05/15/18JWM3REVISED AS PER CITY COMMENTS05/31/18KSSSTSANWATWATSANSTWATSANSTWATSANSTSCALE 1"=20'
0 40
FEET
4 440'TYPICAL SERVICE DETAIL
UTILITY PLAN CONSTRUCTION NOTES
GENERAL CONSTRUCTION NOTES
TESTED AND DECHLORINATED.
E. ALL WATERMAIN SHALL BE PRESSURE AND BACTERIA
D. ALL SANITARY MANHOLES TO BE VACUUM TESTED.
MANHOLES SHALL BE VACUUM TESTED.
SHALL BE PROVIDED TO THE CITY OF WAUKEE. ALL SANITARY SEWER
ALL CLEANING AND TELEVISING. COPIES OF THE REPORT AND VIDEO
TELEVISED PRIOR TO PAVING. THE CITY OF WAUKEE SHALL WITNESS
C. ALL SANITARY SEWER AND STORM SEWER SHALL BE CLEANED AND
DEPARTMENT.
TIE-INS SHALL BE WITNESSED BY THE CITY OF WAUKEE ENGINEERING
SPECIFICATION FOR PUBLIC IMPROVEMENTS AND ANY TESTING OR
B. ALL UTILITIES SHALL BE TESTED TO THE CITY OF WAUKEE STANDARD
CONNECTING TO ANY PUBLIC UTILITY.
A. NOTIFY THE CITY OF WAUKEE AT LEAST 48 HRS PRIOR TO
1
2
SECTION A-A
Adjustment Ring
Pavement
PCC
5'-0"
6"6"
'BT-2' Joint
'BT-1', or
'KT-1', 'KT-2',
'BT-2' Joint
'BT-1', or
'KT-1', 'KT-2',
construct as detailed in Section A-A for three-piece floating casting.
D or SW-602 Type F). If a boxout is provided for a three-piece casting,
No boxout is required for three-piece floating castings (SW 601 Type B and
4 foot 8 inch (typ.) #4 bar. Place at mid-slab.
(SW 601 Type A and C or SW-602 Type E) is used.
Type B and D or SW-602 Type F) is used. 'E' joint if two-piece fixed casting
'KT-1', 'KT-2', 'BT-1', or 'BT-2' joint if three-piece floating casting (SW 601
3
2 2
3
(For three-piece floating casting)
2
2
2
1
2
1
JointLongitudinal5'-0"
Joint
'C' or 'CD'AA3" ROLL CURB
5' SIDEWALK
4' SIDEWALK
16.0'16.0'16.0'16.0'
1.5'1.5'1.5'1.5'10.0'5.0'5.0'5.0'10.0'1.5'1.5'5.0'10.0'1.5'1.5'
2.0'2.0'2.0'2.0'UTILITY PLAN167 LF OF 12"ST @ 0.5%235 LF OF 12"ST @ 0.5%135 LF OF 12"ST @ 0.5%85 LF 12"ST @ 0.5%
7
3
L
F OF
15"
S
T @
0.5
%352 LF OF 12"ST @ 1.0%12"ST @ 1.0%48 LF OF RCP @ 0.5%52 LF OF 15" 193 LF OF 12"ST @ 0.5%152 LF OF 12"ST @ 2.0%
INV=1030.24 (OUT N)
INV=1030.34 (IN S)
RIM=1034.60
BASIN W/ DOMED GRATE
ST-3, 12" NYLOPLAST DRAIN
INV=1031.02 (OUT N)
RIM=1034.90
BASIN W/ DOMED GRATE
ST-2, 12" NYLOPLAST DRAIN
INV=1030.69 (OUT S)
RIM=1034.50
BASIN W/ DOMED GRATE
ST-7, 12" NYLOPLAST DRAIN
INV=1029.41 (OUT S)
INV=1029.51 (IN N)
RIM=1032.80
BASIN W/ DOMED GRATE
ST-8, 12" NYLOPLAST DRAIN
INV=1028.47(OUT S)
INV=1028.57(IN N,W)
RIM=1033.52
BASIN W/ DOMED GRATE
ST-10, 15" NYLOPLAST DRAIN
INV=1030.26
W/ FOOTING
ST-1A, 15" FES
INV=1029.04 (OUT E)
RIM=1033.50
BASIN W/ DOMED GRATE
ST-9, 12" NYLOPLAST DRAIN
INV=1027.01 (OUT S)
INV=1027.11 (IN N)
TC=1033.10
ST-6, INTAKE TYPE SW-505
44 LF OF 12"ST @ 1.0%
VERIFY LOCATION AND ELEVATION
WATER MAIN STUB
CONNECT TO EXISTNG
45° BEND
230 LF OF 8"SAN @ 0.5%223.75 LF OF 8"SAN @ 0.5%351.50 LF OF 8" SAN @ 0.5%
iNV=1027.00(OUT-S)
INV=1027.10(IN-N)
RIM=1036.96
MANHOLE NO. 2
INV=1025.75(OUT-S)
INV=1025.85(IN-N)
RIM=1035.88
MANHOLE NO. 3
INV=1023.99
SANITARY STUB
CONNECT TO EX
INV=1028.22 (OUT-S)
RIM=1034.10
MANHOLE NO. 1
2A
3A
3A
3B3B
3C
2B
TYP.
3C
2B
TYP.
3C
2B
TYP.
3C
2B
TYP.
3C
2B
TYP.3D3D3D
3D
3D
4A
235 LF OF 8"SUMPDRAIN @ 0.5%230 LF OF 8"SUMPDRAIN @ 0.50%
INV=1031.63(IN N)
INV=1030.63 (OUT S)
TC=1035.87
ST-5, INTAKE TYPE SW-501
INV=1031.62(IN S)
INV=1030.62
TC=1033.95
TYPE SW-501
ST-1, INTAKE
WATER MAIN
AND CONNECT TO EXISTING
REMOVE EXISTING HYDRANT
1A
INV=1032.78 (OUT N,S)
RIM=1036.66
CLEANOUT
1A
1A
@ 1.0%
EXISTING 15"ST
EX INV=1027.93
INV=1028.03
TO EXISTING
CONNECT
INV=1029.15 (OUT N)
RIM=1032.00
DOMED GRATE
DRAIN BASIN W/
12" NYLOPLAST
(PHASE 1) ST-11,
FLARED END SECTION
EXISTING RCP PIPE AND
CONTRACTOR TO REMOVE
(PHASE 1)
INV=1031.22 (OUT S)
RIM=1035.00
DRAIN BASIN W/ DOMED GRATE
ST-12, 12" NYLOPLAST
(PHASE 1)
INV=1028.08 (OUT W)
INV=1028.18 (IN N,S)
RIM=1033.00
BASIN W/ DOMED GRATE
(PHASE 1) ST-13, 24" NYLOPLAST DRAIN
6X8 TRM (TYPE 2)
4X4 FTM
6X8 TRM (TYPE 2)
4X4 FTM
TP=1028.96 (SAN)
BP=1031.78(STORM)
GAS METER LOCATIONGAS METER LOCATION
GAS METER LOCATION
SPRING CREST LANE
INV=1027.82
ST-2(PLAT 1)
EXISTING STRUCTURE
(PHASE 1) CONNECT TO
EX. INV=1028.96(E)
ST-58(PLAT 3)
EXISTING STRUCTURE
EX. INV=1027.46(E)
ST-55 (PLAT 3)
EXISTING STRUCTURE
EX. INV=1027.74
ST-53A (PLAT 3)
EXISTING STRUCTURE
EX. INV=1026.71
ST-4B (PLAT 1)
EXISTING STRUCTURE
(SEE SHEET 8, DETAIL 9)
ORIFICE PLATE TO EXISTING FES
INSTALL 7-3/8" DIA
EX. FL=1027.86
ST-53 (PLAT3 )
EXISTING STRUCTURE
FL=1030.00
EX. 12"FES
ST-56 (PLAT 3)
EXISTING STRUCTURE
3G
DESIGN INFORMATION AND COORDINATE UTILITY CONNECTIONS ACCORDINGLY.
PRIOR TO CONSTRUCTION. SEE ARCHITECTURAL AND MECHANICAL PLANS FOR INTERIOR UTILITY ROUTING,METERS,
5. COORDINATE NATURAL GAS AND ELECTRICAL SERVICES AND METER LOCATION WITH UTILITY SERVICE PROVIDER
D. ALL STORM SEWER IS PRIVATE UNLESS OTHERWISE NOTED.
CONCRETE FILLET INSIDE INTAKES AS NECESSARY TO FLOW LINES..
C. ALL FOOTINGS FOR STORM SEWER STRUCTURES SHALL BE A MINIMUM 42 INCHES BELOW FINISHED GRADE.
AND INCLUDE FLARED END SECTION.
B. ALL STORM SEWER PIPE LENGTHS ARE MEASURED FROM CENTER OF STRUCTURE TO CENTER OF STRUCTURE
A. CRITICAL CROSSING. CONTRACTOR TO VERIFY ALL CROSSINGS AND PROVIDE 18" MINIMUM SEPARATION.
4. PROVIDE PRIVATE STORM SEWER IMPROVEMENTS AS SHOWN ON THE PLANS AS PER CITY OF WAUKEE STANDARDS.
G. IRRIGATION METER PIT. METER PIT SHALL BE LOCATED WITHIN A MANHOLE.
SERVICE SHALL BE TYPE "K" SEAMLESS, SOFT ANNEALED COPPER WATER TUBE.
F. INSTALL WATER SERVICE AS PER CITY OF WAUKEE STANDARD SPECIFICATIONS FOR PUBLIC IMPROVEMENTS.
E. 8" VALVE.
D. HYDRANT ASSEMBLY WITH 4-INCH STORZ FITTINGS.
C. 1" WATER SERVICE WITH CURB STOP.
B. 8" WATER LINE WITH FITTINGS AND BENDS AS NECESSARY. MINIMUM 5.5' DEEP.
A. CONNECTION TO EXISTING 8" WATER MAIN STUB. VERIFY LOCATION AND ELEVATION.
3. PRIVATE WATER SERVICE. PROVIDE THE FOLLOWING AS PER CITY OF WAUKEE STANDARDS.
IMPROVEMENTS. SERVICE SHALL BE PVC, SDR 23.5.
C. INSTALL SANITARY SEWER SERVICE PER CITY OF WAUKEE STANDARD SPECIFICATIONS FOR PUBLIC
B. 4" SANITARY SEWER SERVICE LINE (PVC SDR 23.50) AT MINIMUM 2.0%.
A. CONNECT TO EXISTING SANITARY SEWER STUB. CONTRACTOR TO VERIFY PRIOR TO CONSTRUCTION.
2. PRIVATE SANITARY SEWER SERVICE.
UTILITY OWNER'S SPECIFICATIONS.
DEMOLITION SHALL BE REMEDIED AT THE CONTRACTOR'S EXPENSE WITH THE WORK BEING PERFORMED TO THE
A. EXISTING UTILITIES. ANY DAMAGES TO EXISTING UTILITIES THAT ARE NOT SCHEDULED FOR MODIFICATION OR
1. EXISTING FEATURES, PROTECT THE FOLLOWING:
INV=1029.80
ST-3A, 12"FES W/FOOTING
CCCBM1CP2Inv=1022.62 8" PVC ERim=1034.04Inv=1029.94 8" PVC ERim=1033.55ConcreteEB1030103110311031103110321032
1032103210321032103210321032
10321
0
3
2
103210321032
103210321032
1033103310331033
1
0
3
3
103310331033
1033 1033103310331033103310
3
31033
103310
3
31033103310331033 103310331033
1033
1033103310331034103410341034103410341034103410341
0
3
4
1034 10341034
10341034 1034103410341034
10341
0
3
410341
0
3
4
1034
103410341034
103410341034103410341034103
4
103410341034103510351035 103510351035103510351035103510351035
10351
0
3
5
1035
103510351035
10351035
1035103510351
0
3
5
103610361036 10361036103610361036103610361036
1
0
3
6
1036
1036103610361037103710371037103710381038105+00 106+00 107+00 108+00 109+00 110+00
111+00
112+00113+001
1
4
+0
0
115
+00
1
1
6
+0
0CEDAR ST8"S8"S
18"ST
18"ST 15"ST18"ST30"ST 15"ST15"ST24"ST 15"ST24"S
T 15"ST24"ST18"
S
T
15"ST 24"ST18"ST12"ST8"W12"W
12"W
168"S8"W
30"ST
15"ST12"W
10' TRAIL
LIART '
01
LIART '0
14"ST4"ST6"ST
6"ST
10TH STREET
10TH STREET8"W8"W
8"S
8"W
8"S
8"W
15"ST
100YR=1030.73
PHASE 1
PHASE 2
PHASE 1 PHASE 2
GFE=1035.50
MPE=1034.75
GFE=1036.15
MPE=1034.75
GFE=1036.85
MPE=1036.50
GFE=1037.55
MPE=1036.75
GFE=1038.25
MPE=1036.75
MPE=1035.80
GFE=1035.05
MPE=1036.00
GFE=1035.80
MPE=1036.00
GFE=1036.50
MPE=1037.25
GFE=1037.20
MPE=1037.50
GFE=1037.90
MPE=1037.20
GFE=1037.20
MPE=1036.75
GFE=1036.50
SPRING CREST LANE
PHASE 2PHASE 1
30' Building Setback30' Building Setback
k
c
abteS gnidliuB '03kcabteS
gnidl
i
u
B
'0
3
30' Building Setback30' Building Setback
25' Landscape Buffer Easement
25' Landscape Buffer Easement
25' Landscape Buffer Easement
25' Landscape Buffer Easement25' Landscape Buffer Easementt
nemesaE reffuB epacsdnaL '52
t
nemesaE reffuB epa
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2
ROW
60'
B/B
29'120' ROW60'60'B/B26'120' ROW60'60'B/B26'B/B
29'
ROW
60'
25' Landscape Buffer Easement
10' Public Utility Easement25' Lands
cape Buff
er Eas
em
ent
LOT1 LOT2 LOT3 LOT4 LOT5 LOT6 LOT7 LOT8 LOT9 LOT10 LOT11 LOT12 LOT13 LOT14 LOT15 LOT16 LOT17 LOT18 LOT19 LOT20
LOT21LOT22LOT23LOT24LOT25LOT26LOT27LOT28LOT29LOT30LOT31LOT32LOT33LOT34LOT35LOT36LOT37LOT38LOT39LOT40LOT41LOT42LOT43LOT44LOT45LOT46LOT47LOT48
1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF1669SF
1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF1575SF1575SF1575SF1575SF1575SF1575SF1575SF1575SF1575SF1575SF1575SF1575SF1575SF1575SF
1575SF 1575SF 1575SF 1575SF 1575SF 1575SF 1575SF 1575SF 1575SF 1575SF
B/B26'FUTUREB/B26'FUTURE10' Public Utility Easement
10' Public Utility Easement10' Public Utility Easement10' Public Utility Easement
7' Gas Easement
BK.2018,PG.2030Existing 5' Sanitary Sewer EasementEasement25' Storm Sewer Existing 7' Gas Easement
Flowage Easement
Surface Water
Main, Sanitary Sewer Easement
42' Private Ingress/Egress, Water BYDATEREVISIONMARKScale:Checked By:Engineer:Technician:Date:Field Bk: Pg:1"= SheetofSheet of
Project No:SNYDER & ASSOCIATES, INC.Project No:515-964-2020 | www.snyder-associates.comANKENY, IOWA 500232727 S.W. SNYDER BLVD.Y:\pen\date.tblV:\RefLibrary\CADDStandards\WorkSpace\Standards\Printing\Print_Drivers\Black_Gray\V8iBWFullWeightPDF.pltcfgSnyder1:406/8/20188:25:47 AMRiley MortensonV:\Projects\2018\118.0305.01\CADD\SP05_1180305_GRA.dgnSPRING CREST TOWNHOMESWAUKEE, IA118.0305
9KMMEDCJWM04/13/18118.030591REVISED AS PER CITY COMMENTS05/01/18JWM2REVISED AS PER CITY COMMENTS05/15/18JWM3REVISED AS PER CITY COMMENTS05/31/18KSSt
nemesaE reffuB epa
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2
B/B26'78' ROW
B/B
26'25' Lands
cape Buff
er Eas
em
ent
10' Public Utility Easement10' Publi
c
Utilit
y
E
asem
ent MAPLE STREET15"S
T
STSTSTS15"ST15"ST15"ST15"ST15
"ST
8"W1
2
"W
10TH STR
EET1034.671034.741
0
3
5
1035.071035.151035.201035.28 2.00% 2.00% 0.85%
0.85% 1.71% 2.00% 1.58% 0.85%
0.85% 2.00% 1.36% 1.22% 2.00% 0.85%
0.85% 2.00% 1.02% 0.69% 0.85%
0.85%
0.85%
0.85% 2.00% 0.38% 1.44% 2.00% 1.50%
1.50% 0.67% 2.00% 1.50%
1.50%2.00% 1.50%2.00% 1.84% 2.00% 1.41%
1.00% 1.00% 2.00%1.00%1.00% 1.60% 1.12% 2.00% 2.00%
2.34% 2.20% 2.00% 2.29% 2.00% 2.00% 2.00% 2.00% 2.00%
3.40% 2.68%
2.36%
2.87% 2.92% 2.13%8.30%5.30%5.40% 3.40%2.0%9.0%4.60%2.00%2.70%5.0%6.67%6.67% 2.00% 2.00%3.30%6.00%4.30% 2.00%4.34% 2.22% 2.50
%5.50%1027.86
EX. FL
10281
0
2
910301030.00
EX. FL
1031103110
3
1
(1031.78)(1031.83)
(1031.88)
1032
1032
1032.00
LP
1032.60G
1033.10TC
LP
(1032.70)
1032.77
1032.80
LP1032.851032.94
10
3
310331033103310331033
1033
10331033.00
LP
1033
.02
1033.06G
1033.07
1033.07
1033.11
1033.12
1033.12
1033.141033.16
1033.16
(1033.16)1033.191033
.19
(1033.20)
(1033.20)
1033
.23
1033.23(1033.25)
1033.33
1033.34
1033.41 1033.411033.45
1033.45G1033.95TCLP
1033.46
1033.50
LP
1033.501033.51
1033.52
LP
1033.52
(1033.52)
(1033.52)
1033.53
1033
.53
1033
.54
1033.57
(1033.57)
1033
.58
1033
.58
1033.59
(1033.63G)
1033.65
1033.66
1033.69
1033.70
1033
.73
1033.761033
.77
1033.81G1034.31TC
(1033.81G)
1033.86
(1033.89G)1033.851033.91G
1033.97
1033.98
(1033.98G)
1
0
3
4
10341034103410
3
4
1
0
3
4
1034
1034
1034103410341034
1034103410341034
10341034.00
1034.00
1034.03
1034.04
1034.051034.05
1034.05
HP
1034.05
1034.05
1034.10
1034.11
1034.12G 1034.12(1034.15G)
1034.25G
1034.33 1034.35G1034.85TC1034.35G1034.85TC1034.39
1034.45
1034.47
1034.48
1034.50
LP
1034.50
1034.51 1034.51 1034.551034.57
1034.58
1034.58
1034.60
LP
1034.64G
1034.67
1034.67
1034.72G
1034.74 1034.741034.77G
1034.80
HP
1034.84
1034.90
LP
1034.93G
1034.97
1035
10351035
1035
10351035
1035
103510351035 1035
1
0
3
5
10
3
5
10351035103510351
0
3
51035103510351
0
3
5
10351035103510351035.00
1035.00
LP
1035.00
1035.021035.02
1035.02
1035.04
1035.04
1035.051035.05
1035.051035.05
1035.051035.05
1035.08
1035.09
1035.09
1035.11G
1035.12
1035.13G
1035.63TC
1035.25
1035.26
1035.27
1035.30
HP
1035.30
1035.31
1035.33 1035.33
1035.39
1035.43
1035.43
1035.46
1035.47
1035.48 1035.48
1035.50
1035.50 1035.50
1035.50
1035.50 1035.50
1035.50
1035.55
1035.55
1035.62G
1035.87TC
1035.70
1035.71
1035.77
1035.801035.80
1035.801035.80
1035.80 1035.80
1035.82
1035.95
1035.99 1035.99
1036
1036 1036
1036103610
3
6
1036 10361036
103610
3
6
1036
103610361036
10361036 10361036
10
3
610361036
1036
1036.04
1036.07
1036.09G
1036.10
HP1036.10
HP
1036.15
1036.15 1036.15
1036.15
1036.151036.15
1036.25
1036.29
1036.35
1036.40
HP
1036.41
1036.45
1036.471036.47
1036.501036.501036.50 1036.50
1036.501036.501036.50 1036.50
1036.50 1036.50 1036.50 1036.50
1036.54
1036.61G 1036.66G
1036.721036.74
1036.771036.81
1036.85
1036.85 1036.85
1036.85 1036.85
1036.85
1036.90
HP
1036.93G
1036.93
1036.96 1036.96
1036.98
1037
1037 1037
1037103710371037103710371037
10371037103710371037
1037
1037
1037
1037.011037.01
1037.05
1037.07G
1037.07G
1037.201037.201037.20 1037.20
1037.201037.201037.20 1037.20
1037.20
1037.20 1037.20 1037.20 1037.20
1037.24 1037.25
1037.25G
1037.50TC
1037.27 1037.29G
1037.79TC
1037.40
1037.41 1037.41
1037.41G
1037.91TC
1037.43
1037.45
1037.49
1037.50
1037.50
1037.52
1037.54
1037.55
1037.55 1037.55
1037.55
1037.55 1037.55
1037.56
1037.57
1037.66
HP
1037.96TC
1037.71G
1037.85
1037.90
1037.901037.90
1037.901037.90
1037.90 1037.90
10
3
8
1038
1038
1038
1038
1038
1038 1038 10381038.10
1038.25
1038.25 1038.25
1038.25
1038.25 1038.25
1039
1039
1039
1040 10331034103410341034103510351
0
3
5
1035
103610360 40
FEET
5 540'GRADING PLAN NOTES
GRADING PLAN100YR=1034.83
100YR=1035.19
100YR=1035.07
100YR=1033.71
100YR=1033.66
100YR=1033.55
100YR=1032.70
100YR=1032.43
100YR=1033.17 100YR=1033.17
100YR=1033.95
DRIVEWAYS, AND SIDEWALKS CAUSED BY CONSTRUCTION ACTIVITIES.
8. THE CONTRACTOR IS RESPONSIBLE FOR CLEANING DIRT AND DEBRIS FROM NEIGHBORING STREETS,
TO MEET SUDAS SPECIFICATION SECTION 2010 FOR TOPSOIL.
7. CONTRACTOR TO STRIP AND STOCKPILE TOPSOIL FROM ALL AREAS TO BE CUT OR FILLED. RESPREAD
ROUTING, CRITICAL DIMENSIONS, CONNECTIONS, AND INVERT ELEVATIONS.
IMPROVEMENTS WITH THE ARCHITECTURAL MECHANICAL/ ELECTRICAL/ PLUMBING SYSTEMS INCLUDING
6. THE CONTRACTOR IS RESPONSIBLE FOR VERIFICATION AND COORDINATION OF ALL SITE UTILITIES AND
SODDING ARE COMPLETE.
PLAN. SILT FENCE AROUND STORM INTAKES SHALL BE MAINTAINED UNTIL PAVING AND SEEDING/
5. CONTRACTOR SHALL PROVIDE SILT FENCE AROUND ALL STORM INTAKES AND WHERE SHOWN ON THE
NOTED.
4. GRADES SHOWN ARE FINISHED GRADE AND/OR TOP OF PAVING SLAB (GUTTER), UNLESS OTHERWISE
3. PRIOR TO GRADING, THE OWNER/ CONTRACTOR SHALL OBTAIN A COSESCO PERMIT.
COMPENSATION.
REPAIRED BY THE CONTRACTOR TO THE OWNERS SPECIFICATIONS WITHOUT ADDITIONAL
2. PROTECT EXISTING UTILITIES FROM CONSTRUCTION DAMAGE. ANY DAMAGE THAT OCCURS SHALL BE
NOT WARRANT THAT THE UTILITIES SHOWN ARE IN THE EXACT LOCATION INDICATED.
ALL SUCH UTILITIES IN THE AREA, EITHER IN SERVICE OR ABANDONED. THE SURVEY FURTHER DOES
OR RECORDS OBTAINED. THE SURVEYOR MAKES NO GUARANTEE THAT THE UTILITIES SHOWN COMPRISE
1. UTILITY WARNING: THE UTILITIES SHOWN HAVE BEEN LOCATED FROM FIELD SURVEY INFORMATION AND/
100YR=1030.50
EL=1034.80
OVERFLOW
EL=1036.10
OVERFLOW
EL=1036.10
OVERFLOW
EL=1035.50
OVERFLOWEL=1033.85OVERFLOWEL=13035.55OVERFLOWEL=1035.30OVERFLOWEL=1033.65OVERFLOWEL=1032.90O
V
ER
FLO
W
EL=1034.05OVERFLOWEL=1033.97OVERFLOWEL=1033.95
BASIN O
VERFLO
W
CCCP2Inv=1022.62 8" PVC ERim=1034.04Inv=1029.94 8" PVC ERim=1033.551030103110311031103110321032
1032103210321032103210321032
10321
0
3
2
103210321032
10321032103210331033
1
0
3
3
103310331033
1033 10331033103310331033
10
3
31033
10
3
31033103310331033 103310331033
1033
1033103310331034103410341034103410341
0
3
4
1034 10341034
103410
3
4 1034103410341034
10341
0
3
410341
0
3
4
1034
103410341034
1034103410341034103410341
0
34103410341034103510351035103510351035103510351035
10351
0
3
5
1035
103510351035
10351035
1035103510351
0
3
5
103610361036103610361036103610361036
1
0
3
6
1036
1036103610361037103710371037103710381038105+00 106+00 107+00 108+00 109+00 110+00
111+00
112+00113+001
1
4
+0
0
115
+00
1
1
6
+0
0CEDAR ST8"S8"S
18"ST
18"ST 15"ST18"ST30"ST 15"ST15"ST24"ST 15"ST24"S
T 15"ST24"ST18"
S
T
15"ST 24"ST18"ST12"ST8"W12"W
12"W
168"S8"W
30"ST
15"ST12"W
10' TRAIL
LIART '01
LIART '0
14"ST4"ST6"ST
6"ST
10TH STREET
10TH STREET8"W8"W
8"S
8"W
8"S
8"W
15"ST
100YR=1030.73
PHASE 1 PHASE 2
PHASE 1 PHASE 2
GFE=1035.50
MPE=1034.75
GFE=1036.15
MPE=1034.75
GFE=1036.85
MPE=1036.50
GFE=1037.55
MPE=1036.75
GFE=1038.25
MPE=1036.75
MPE=1035.80
GFE=1035.05
MPE=1036.00
GFE=1035.80
MPE=1036.00
GFE=1036.50
MPE=1037.25
GFE=1037.20
MPE=1037.50
GFE=1037.90
MPE=1037.20
GFE=1037.20
MPE=1036.75
GFE=1036.50
SPRING CREST LANE
PHASE 2PHASE 1
30' Building Setback30' Building Setback kc
abteS gnidliuB '03kcabteS
gni
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3
30' Building Setback30' Building Setback
25' Landscape Buffer Easement
25' Landscape Buffer Easement
25' Landscape Buffer Easement
25' Landscape Buffer Easement25' Landscape Buffer Easementt
nemesaE reffuB epacsdnaL '52
t
nemesaE reffuB epa
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2
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60'
B/B
29'120' ROW60'60'B/B26'120' ROW60'60'B/B26'B/B
29'
ROW
60'
25' Landscape Buffer Easement
10' Public Utility Easement25' Lands
cape Buff
er Eas
em
ent
LOT1 LOT2 LOT3 LOT4 LOT5 LOT6 LOT7 LOT8 LOT9 LOT10 LOT11 LOT12 LOT13 LOT14 LOT15 LOT16 LOT17 LOT18 LOT19 LOT20
LOT21LOT22LOT23LOT24LOT25LOT26LOT27LOT28LOT29LOT30LOT31LOT32LOT33LOT34LOT35LOT36LOT37LOT38LOT39LOT40LOT41LOT42LOT43LOT44LOT45LOT46LOT47LOT48
1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF1669SF
1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF1575SF1575SF1575SF1575SF1575SF1575SF1575SF1575SF1575SF1575SF1575SF1575SF1575SF1575SF
1575SF 1575SF 1575SF 1575SF 1575SF 1575SF 1575SF 1575SF 1575SF 1575SF
B/B26'FUTUREB/B26'FUTURE10' Public Utility Easement
10' Public Utility Easement10' Public Utility Easement10' Public Utility Easement
7' Gas Easement
BK.2018,PG.2030Existing 5' Sanitary Sewer EasementEasement25' Storm Sewer Existing 7' Gas Easement
Flowage Easement
Surface Water
Main, Sanitary Sewer Easement
42' Private Ingress/Egress, Water BYDATEREVISIONMARKScale:Checked By:Engineer:Technician:Date:Field Bk: Pg:1"= SheetofSheet of
Project No:SNYDER & ASSOCIATES, INC.Project No:515-964-2020 | www.snyder-associates.comANKENY, IOWA 500232727 S.W. SNYDER BLVD.Y:\pen\date.tblV:\RefLibrary\CADDStandards\WorkSpace\Standards\Printing\Print_Drivers\Black_Gray\V8iBWFullWeightPDF.pltcfgSnyder1:406/8/20188:25:49 AMRiley MortensonV:\Projects\2018\118.0305.01\CADD\SP06_1180305_ERO.dgnSPRING CREST TOWNHOMESWAUKEE, IA118.0305
9KMMEDCJWM04/13/18118.030591REVISED AS PER CITY COMMENTS05/01/18JWM2REVISED AS PER CITY COMMENTS05/15/18JWM3REVISED AS PER CITY COMMENTS05/31/18KSSt
nemesaE reffuB epa
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B/B26'78' ROW
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26'25' Lands
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10' Public Utility Easement10' Publi
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8"W1
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10TH STREET1
0
3
5
10281
0
2
91030
1031103110
3
1
1032
1032
10
3
310331033103310331033
1033
10331
0
3
4
10341034103410
3
4
10
3
4
1034
1034
1034103410341034
1034103410341034
10341035
10351035
1035
10351035
1035
103510351035 1035
10
3
5
10
3
5
10351035103510351
0
3
51035103510351
0
3
5
10351035103510351036
1036 1036
1036103610
3
6
1036 10361036
10361
0
3
6
1036
103610361036
10361036 10361036
10
3
610361036
1036
1037
1037 1037
1037103710371037103710371037
10371037103710371037
1037
1037
1037
1
0
3
8
1038
1038
1038
1038
1038
1038 1038 10381039
1039
1039
1040 103310341034103410341
03510351
0
3
5
1035
10361036SILT FENCE (TYP)
SILT FENCE (TYP)
SILT FENCE (TYP)SILT FENCE (TYP)
SILT FENCE (TYP)SILT FENCE (TYP)SILT FENCE (TYP)
SILT FENCE (TYP)100YR=1034.83
100YR=1035.19
100YR=1035.07
100YR=1033.71
100YR=1033.66
100YR=1033.55
100YR=1032.70
100YR=1032.43
100YR=1033.17 100YR=1033.17
100YR=1033.95
100YR=1030.50
EL=1034.80
OVERFLOW
EL=1036.10
OVERFLOW
EL=1036.10
OVERFLOW
EL=1035.50
OVERFLOWEL=1033.85OVERFLOWEL=13035.55OVERFLOWEL=1035.30OVERFLOWEL=1033.65OVERFLOWEL=1032.90O
V
ERFLO
W
EL=1034.05OVERFLOWEL=1033.97OVERFLOWEL=1033.95
BASIN O
VERFLO
W0 40
FEET 640'GRADING PLAN GENERAL NOTES
STORMWATER MANAGEMENT QUANTITIES
EROSION AND SEDIMENT CONTROL PLANBASKETS
SEDIMENT
BASKETS
SEDIMENT
BASKETS
SEDIMENT
MANAGEMENT FACILITY LOCATIONS
POTENTIAL STORM WATER
OVERFLOW ROUTES
POLLUTION PREVENTION NOTES
ENTRANCE
CONSTRUCTION
STABILIZED
WASHOUT
CONCRETE
LOCATION
STAGING/STOCKPILE
ENTRANCE
CONSTRUCTION
STABILIZED
A. POLLUTION PREVENTION AND EROSION PROTECTION
1.CODE COMPLIANCE: THE CONTRACTOR IS RESPONSIBLE FOR COMPLIANCE WITH ALL POTENTIAL
POLLUTION AND SOIL EROSION CONTROL REQUIREMENTS OF THE IOWA CODE, THE IOWA
DEPARTMENT OF NATURAL RESOURCES (IDNR) NPDES PERMIT, THE U.S. CLEAN WATER ACT AND
ANY LOCAL ORDINANCES. THE CONTRACTOR SHALL TAKE ALL NECESSARY STEPS TO
PROTECT AGAINST EROSION AND POLLUTION FROM THIS PROJECT SITE AND ALL OFF-SITE
BORROW OR DEPOSIT AREAS DURING PERFORMANCE OR AS A RESULT OF PERFORMANCE.
2.DAMAGE CLAIMS: THE CONTRACTOR WILL HOLD THE OWNER AND ARCHITECT / ENGINEER
HARMLESS FROM ANY AND ALL CLAIMS OF ANY TYPE WHATSOEVER RESULTING FROM
DAMAGES TO ADJOINING PUBLIC OR PRIVATE PROPERTY, INCLUDING REASONABLE ATTORNEY
FEES INCURRED TO OWNER. FURTHER, IF THE CONTRACTOR FAILS TO TAKE NECESSARY
STEPS TO PROMPTLY REMOVE EARTH SEDIMENTATION OR DEBRIS WHICH COMES ONTO
ADJOINING PUBLIC OR PRIVATE PROPERTY, THE OWNER MAY, BUT NEED NOT, REMOVE SUCH
ITEMS AND DEDUCT THE COST THEREOF FROM AMOUNTS DUE TO THE CONTRACTOR.
B. STORM WATER DISCHARGE PERMIT
1.THIS PROJECT REQUIRES COVERAGE UNDER THE NPDES GENERAL PERMIT NO. 2 FOR STORM
WATER DISCHARGES ASSOCIATED WITH CONSTRUCTION ACTIVITIES FROM THE IDNR, AS
REQUIRED BY THE ENVIRONMENTAL PROTECTION AGENCY (EPA). THE GENERAL CONTRACTOR
AND ALL SUBCONTRACTORS ARE RESPONSIBLE FOR COMPLIANCE WITH AND FULFILLMENT OF
ALL REQUIREMENTS OF THE NPDES GENERAL PERMIT NO. 2 AS SPECIFIED IN THE CONTRACT
DOCUMENTS.
2.ALL DOCUMENTS RELATED TO THE STORM WATER DISCHARGE PERMIT, INCLUDING, BUT NOT
LIMITED TO, THE NOTICE OF INTENT, PROOF OF PUBLICATIONS, DISCHARGE AUTHORIZATION
LETTER, CURRENT SWPPP, SITE INSPECTION LOG, AND OTHER ITEMS, SHALL BE KEPT ON SITE
AT ALL TIMES AND MUST BE PRESENTED TO ANY JURISDICTIONAL AGENCIES UPON REQUEST.
FAILURE TO COMPLY WITH THE NPDES PERMIT REQUIREMENTS IS A VIOLATION OF THE CLEAN
WATER ACT AND THE CODE OF IOWA.
3.A "NOTICE OF DISCONTINUATION" MUST BE FILED WITH THE IDNR UPON FINAL STABILIZATION
OF THE DISTURBED SITE AND REMOVAL OF ALL TEMPORARY EROSION CONTROL MEASURES.
ALL PLANS, INSPECTION REPORTS, AND OTHER DOCUMENTS MUST BE RETAINED FOR A PERIOD
OF THREE YEARS AFTER PROJECT COMPLETION. THE CONTRACTOR SHALL RETAIN A RECORD
COPY AND PROVIDE THE ORIGINAL DOCUMENTS TO THE OWNER UPON PROJECT ACCEPTANCE
AND/OR SUBMITTAL OF THE NOTICE OF DISCONTINUATION.
C. POLLUTION PREVENTION PLAN
1.THE STORM WATER POLLUTION PREVENTION PLAN (SWPPP) IS A SEPARATE DOCUMENT IN
ADDITION TO THESE PLAN DRAWINGS. THE CONTRACTOR SHOULD REFER TO THE SWPPP FOR
ADDITIONAL REQUIREMENTS AND MODIFICATIONS TO THE POLLUTION PREVENTION PLAN MADE
DURING CONSTRUCTION.
2.THE SWPPP ILLUSTRATES GENERAL MEASURES AND BEST MANAGEMENT PRACTICES (BMP) FOR
COMPLIANCE WITH THE PROJECT'S NPDES PERMIT COVERAGE. ALL BMP'S AND EROSION
CONTROL MEASURES REQUIRED AS A RESULT OF CONSTRUCTION ACTIVITIES ARE THE
RESPONSIBILITY OF THE CONTRACTOR TO IDENTIFY, NOTE AND IMPLEMENT. ADDITIONAL BMP'S
FROM THOSE SHOWN ON THE PLAN MAY BE REQUIRED.
3.THE SWPPP AND SITE MAP SHOULD BE EXPEDITIOUSLY REVISED TO REFLECT CONSTRUCTION
PROGRESS AND CHANGES AT THE PROJECT SITE.
4.THE CONTRACTOR IS RESPONSIBLE FOR COMPLIANCE WITH ALL REQUIREMENTS OF THE
GENERAL PERMIT AND SWPPP, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING BMP'S
UNLESS INFEASIBLE OR NOT APPLICABLE:
a.UTILIZE OUTLET STRUCTURES THAT WITHDRAW WATER FROM THE SURFACE WHEN
DISCHARGING FROM BASINS, PROVIDE AND MAINTAIN NATURAL BUFFERS AROUND SURFACE
WATERS, DIRECT STORM WATER TO VEGETATED AREAS TO INCREASE SEDIMENT REMOVAL
AND MAXIMIZE STORM WATER INFILTRATION, AND MINIMIZE SOIL COMPACTION.
b.INSTALL PERIMETER AND FINAL SEDIMENT CONTROL MEASURES SUCH AS SILT BARRIERS,
DITCH CHECKS, DIVERSION BERMS, OR SEDIMENTATION BASINS DOWNSTREAM OF SOIL
DISTURBING ACTIVITIES PRIOR TO SITE CLEARING AND GRADING OPERATIONS.
c.PRESERVE EXISTING VEGETATION IN AREAS NOT NEEDED FOR CONSTRUCTION AND LIMIT
TO A MINIMUM THE TOTAL AREA DISTURBED BY CONSTRUCTION OPERATIONS AT ANY
TIME.
d.MAINTAIN ALL TEMPORARY AND PERMANENT EROSION CONTROL MEASURES IN WORKING
ORDER, INCLUDING CLEANING, REPAIRING, REPLACEMENT, AND SEDIMENT REMOVAL
THROUGHOUT THE PERMIT PERIOD. CLEAN OR REPLACE SILT CONTROL DEVICES WHEN
THE MEASURES HAVE LOST 50% OF THEIR ORIGINAL CAPACITY.
e.INSPECT THE PROJECT AREA AND CONTROL DEVICES (BY QUALIFIED PERSONNEL
ASSIGNED BY THE CONTRACTOR) EVERY SEVEN CALENDAR DAYS. RECORD THE FINDINGS
OF THESE INSPECTIONS AND ANY RESULTING ACTIONS IN THE SWPPP WITH A COPY
SUBMITTED WEEKLY TO THE OWNER OR ENGINEER DURING CONSTRUCTION. REVISE THE
SWPPP AND IMPLEMENT ANY RECOMMENDED MEASURES WITHIN 7 DAYS.
f.PREVENT ACCUMULATION OF EARTH AND DEBRIS FROM CONSTRUCTION ACTIVITIES ON
ADJOINING PUBLIC OR PRIVATE PROPERTIES, INCLUDING STREETS, DRIVEWAYS, SIDEWALKS,
DRAINAGEWAYS, OR UNDERGROUND SEWERS. REMOVE ANY ACCUMULATION OF EARTH OR
DEBRIS IMMEDIATELY AND TAKE REMEDIAL ACTIONS FOR FUTURE PREVENTION.
g.INSTALL NECESSARY CONTROL MEASURES SUCH AS SILT BARRIERS, EROSION CONTROL
MATS, MULCH, DITCH CHECKS OR RIPRAP AS SOON AS AREAS REACH THEIR FINAL
GRADES AND AS CONSTRUCTION OPERATIONS PROGRESS TO ENSURE CONTINUOUS
RUNOFF CONTROL. PROVIDE INLET AND OUTLET CONTROL MEASURES AS SOON AS STORM
SEWERS ARE INSTALLED.
h.
ALL DISTURBED AREAS, EXCEPT WHERE PAVEMENT, BUILDINGS OR OTHER IMPROVEMENTS
ARE LOCATED.
i.STABILIZE UNDEVELOPED, DISTURBED AREAS WITH MULCH, TEMPORARY SEED MIX,
PERMANENT SEED MIX, SOD, OR PAVEMENT IMMEDIATELY AS SOON AS POSSIBLE UPON
COMPLETION OR DELAY OF GRADING OPERATIONS. INITIATE STABILIZATION MEASURES
IMMEDIATELY AFTER CONSTRUCTION ACTIVITY IS FINALLY COMPLETED OR TEMPORARILY
CEASED ON ANY PORTION OF THE SITE AND WHICH WILL NOT RESUME FOR A PERIOD
EXCEEDING 14 CALENDAR DAYS.
j.COORDINATE LOCATIONS OF STAGING AREAS WITH THE OWNER AND RECORD IN THE
SWPPP. UNLESS NOTED OTHERWISE, STAGING AREAS SHOULD CONTAIN THE FOLLOWING:
JOB TRAILERS, FUELING / VEHICLE MAINTENANCE AREA, TEMPORARY SANITARY FACILITIES,
MATERIALS STORAGE, AND CONCRETE WASHOUT FACILITY. CONTROL RUNOFF FROM
STAGING AREAS WITH DIVERSION BERMS AND/OR SILT BARRIERS AND DIRECT TO A
SEDIMENT BASIN OR OTHER CONTROL DEVICE WHERE POSSIBLE. CONCRETE WASHOUT
MUST BE CONTAINED ONSITE.
k.REMOVE ALL TEMPORARY EROSION CONTROL MEASURES AND SITE WASTE PRIOR TO
FILING OF THE "NOTICE OF DISCONTINUATION".
D.PROJECT SPECIFIC REQUIREMENTS FOR POLLUTION PREVENTION AND EROSION PROTECTION
1.RESPONSIBILITIES OF THE OWNER:
a. SIGN NPDES CERTIFICATION STATEMENT AS PERMITEE.
b. ALL REQUIREMENTS NOT ASSIGNED TO OTHERS.
2.RESPONSIBILITIES OF THE ENGINEER:
a.CREATE THE INITIAL SWPPP.
b.PUBLISH THE PUBLIC NOTICE OF STORM WATER DISCHARGE.
c.FILE THE NOTICE OF INTENT WITH APPLICATION FEE FOR NPDES GENERAL PERMIT No. 2
COVERAGE.
d.SUBMIT THE NOTICE OF DISCONTINUATION.
3.RESPONSIBILITIES OF THE CONTRACTOR:
a.SIGN NPDES CERTIFICATION STATEMENT AS CO-PERMITEE AND COORDINATING
CERTIFICATION OF SUBCONTRACTOR CO-PERMITEES.
b.COMPLY WITH THE REQUIREMENTS OF THE GENERAL PERMIT No.2 AND THE SWPPP.
c.INSTALL, MAINTAIN, AND REMOVE EROSION CONTROL AND POLLUTION PREVENTION
MEASURES.
d.WEEKLY INSPECTIONS AND CORRESPONDING RECORDS.
e.UPDATE AND MAINTAIN THE ONSITE SWPPP.
f.COOPERATE TO PROVIDE INFORMATION UNDER THE RESPONSIBILITY OF OTHERS.
RESPREAD A MINIMUM OF 8 INCHES OF TOPSOIL (INCLUDING TOPSOIL FOUND IN SOD) ON
FINISH DESIGN GRADES PRIOR TO SEEDING.
G. CONTRACTOR TO REMOVE ANY SEDIMENT FROM BASIN ACCUMULATED DURING CONSTRUCTION AND REGRADE BASIN TO
SIDEWALKS CAUSED BY CONSTRUCTION ACTIVITIES.
F. THE CONTRACTOR IS RESPONSIBLE FOR CLEANING DIRT AND DEBRIS FROM NEIGHBORING STREETS, DRIVEWAYS, AND
SPECIFICATION SECTION 2010 FOR TOPSOIL.
E. CONTRACTOR TO STRIP AND STOCKPILE TOPSOIL FROM ALL AREAS TO BE CUT OR FILLED. RESPREAD TO MEET SUDAS
BASKETS SHALL BE PROVIDED ONCE PAVING IS COMPLETE
AROUND STORM INTAKES SHALL BE MAINTAINED UNTIL PAVING AND SEEDING/ SODDING ARE COMPLETE. SEDIMENT
D. CONTRACTOR SHALL PROVIDE SILT FENCE AROUND ALL STORM INTAKES AND WHERE SHOWN ON THE PLAN. SILT FENCE
C. GRADES SHOWN ARE FINISHED GRADE AND/OR TOP OF PAVING SLAB (GUTTER), UNLESS OTHERWISE NOTED.
CONTRACTOR TO THE OWNERS SPECIFICATIONS WITHOUT ADDITIONAL COMPENSATION.
B. PROTECT EXISTING UTILITIES FROM CONSTRUCTION DAMAGE. ANY DAMAGE THAT OCCURS SHALL BE REPAIRED BY THE
IN THE EXACT LOCATION INDICATED.
AREA, EITHER IN SERVICE OR ABANDONED. THE SURVEY FURTHER DOES NOT WARRANT THAT THE UTILITIES SHOWN ARE
OBTAINED. THE SURVEYOR MAKES NO GUARANTEE THAT THE UTILITIES SHOWN COMPRISE ALL SUCH UTILITIES IN THE
A. UTILITY WARNING: THE UTILITIES SHOWN HAVE BEEN LOCATED FROM FIELD SURVEY INFORMATION AND/ OR RECORDS
6
TO SUGAR CREEK
FINAL DISCHARGE
TO SUGAR CREEK
FINAL DISCHARGE
TO SUGAR CREEK
FINAL DISCHARGE
6X8 TRM (TYPE 2)
4X4 FTM
6X8 TRM (TYPE 2)
4X4 FTM
TO
SUGAR
CREEK
F
INAL
D
ISCHARGE
DISTURBED AREA 6.38 AC
SOD 3.44 AC
CONTROL MIXTURE(ENTIRE SITE) 7 AC
TYPE 4 URBAN TEMPORARY EROSION
SEEDING, FERTILIZING & MULCHING 7 AC
SEDIMENT BASKETS 3 EA
SILT FENCE 2836 LF
CCCP2Inv=1022.62 8" PVC ERim=1034.04Inv=1029.94 8" PVC ERim=1033.55105+00 106+00 107+00 108+00 109+00 110+00
111+00
112+001
1
4
+0
0
115
+00
1
1
6
+0
0
70+0070+0071+0010281
0
2
91030
1031103110
3
1
1032
1032
10
3
310331033103310331033
1033
10331
0
3
4
10341034103410
3
4
10
3
4
1034
1034
1034103410341034
1034103410341034
10341035
10351035
1035
10351035
1035
103510351035 1035
10
3
5
10
3
5
10351035103510351
0
3
51035103510351
0
3
5
10351035103510351036
1036 1036
1036103610
3
6
1036 10361036
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0
3
6
1036
103610361036
10361036 10361036
10
3
610361036
1036
1037
1037 1037
1037103710371037103710371037
10371037103710371037
1037
1037
1037
1
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8
1038
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1038 1038 10381039
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1039
1040CEDAR ST8"S8"S
18"ST
18"ST 15"ST18"ST30"ST 15"ST15"ST24"ST 15"ST24"S
T 15"ST24"ST18"
S
T
15"ST 24"ST18"ST12"ST8"W12"W
12"W
15"
S
T
168"S8"W
30"ST
15"ST12"W
10' TRAIL
LIART '01
LIART '0
14"ST4"ST6"ST
6"ST
10TH STREET
10TH STREET8"W8"W
8"S
15"ST
8"W
8"S
8"W
15"ST
10TH STR
EETSTSANWATWATSANSTWATSANSTWATSANST12"ST 12"ST
12"ST12"ST12"ST12"ST12"ST
12"ST
PHASE 1 PHASE 2
PHASE 1 PHASE 2
GFE=1035.50
MPE=1034.75
GFE=1036.15
MPE=1034.75
GFE=1036.85
MPE=1036.50
GFE=1037.55
MPE=1036.75
GFE=1038.25
MPE=1036.75
MPE=1035.80
GFE=1035.05
MPE=1036.00
GFE=1035.80
MPE=1036.00
GFE=1036.50
MPE=1037.25
GFE=1037.20
MPE=1037.50
GFE=1037.90
MPE=1037.20
GFE=1037.20
MPE=1036.75
GFE=1036.50
SPRING CREST LANE
PHASE 2PHASE 1
30' Building Setback30' Building Setback
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25' Landscape Buffer Easement
25' Landscape Buffer Easement 25' Landscape Buffer Easement25' Landscape Buffer Easementt
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29'
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60'25' Lands
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LOT1 LOT2 LOT3 LOT4 LOT5 LOT6 LOT7 LOT8 LOT9 LOT10 LOT11 LOT12 LOT13 LOT14 LOT15 LOT16 LOT17 LOT18 LOT19 LOT20
LOT21LOT22LOT23LOT24LOT25LOT26LOT27LOT28LOT29LOT30LOT31LOT32LOT33LOT34LOT35LOT36LOT37LOT38LOT39LOT40LOT41LOT42LOT43LOT44LOT45LOT46LOT47LOT48
1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF1669SF
1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF 1669SF1575SF1575SF1575SF1575SF1575SF1575SF1575SF1575SF1575SF1575SF1575SF1575SF1575SF1575SF
1575SF 1575SF 1575SF 1575SF 1575SF 1575SF 1575SF 1575SF 1575SF 1575SF
B/B26'FUTUREB/B26'FUTURE10' Public Utility Easement
10' Public Utility Easement10' Public Utility Easement10' Public Utility Easement
7' Gas Easement
BK.2018,PG.2030Existing 5' Sanitary Sewer EasementEasement25' Storm Sewer Existing 7' Gas Easement
Flowage Easement
Surface Water
Main, Sanitary Sewer Easement
42' Private Ingress/Egress, Water BYDATEREVISIONMARKScale:Checked By:Engineer:Technician:Date:Field Bk: Pg:1"= SheetofSheet of
Project No:SNYDER & ASSOCIATES, INC.Project No:515-964-2020 | www.snyder-associates.comANKENY, IOWA 500232727 S.W. SNYDER BLVD.Y:\pen\date.tblV:\RefLibrary\CADDStandards\WorkSpace\Standards\Printing\Print_Drivers\Black_Gray\V8iBWFullWeightPDF.pltcfgSnyder1:406/8/20188:25:56 AMRiley MortensonV:\Projects\2018\118.0305.01\CADD\SP07_1180305_LND.dgnSPRING CREST TOWNHOMESWAUKEE, IA118.0305
9KMMEDCJWM04/13/18118.030591REVISED AS PER CITY COMMENTS05/01/18JWM2REVISED AS PER CITY COMMENTS05/15/18JWM3REVISED AS PER CITY COMMENTS05/31/18KSSt
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LANDSCAPE PLAN7 740'LANDSCAPE REQUIREMENTS AND CALCULATIONS PLANTING PLAN GENERAL NOTES
F. SOD ALL DISTURBED AREAS UNLESS OTHERWISE INDICATED.
INDICATED ON PLAN.
PLANTINGS TO A MIN. 3-FOOT PERIMETER, AND IN ALL AREAS
E. PROVIDE 3-INCH DEPTH SHREDDED HARDWOOD MULCH AROUND ALL
PERIOD OF ONE YEAR FROM DATE OF INSTALLATION.
D. CONTRACTOR SHALL GUARANTEE ALL PLANT MATERIAL FOR A
NURSERY STOCK" (ANSI Z60.1-LATEST EDITION).
REQUIREMENTS SHOWN IN THE "AMERICAN STANDARDS FOR
C. ALL PLANT MATERIAL SHALL AT LEAST MEET MINIMUM
UTILITY COMPANIES DURING CONSTRUCTION.
THE CONTRACTOR'S EXPENSE. COORDINATE AND COOPERATE WITH
TO THE CONTRACTOR'S CARELESSNESS SHALL BE CORRECTED AT
UTILITIES AND SERVICES DURING CONSTRUCTION. ANY DAMAGE DUE
LOCATION AND DEPTH OF ALL UTILITIES. AVOID DAMAGE TO
CONTRACTOR IS RESPONSIBLE FOR DETERMINING EXISTENCE, EXACT
B. NOTIFY UTILITY OWNERS PRIOR TO BEGINNING ANY CONSTRUCTION.
LOCATION INDICATED.
WARRANT THAT THE UTILITIES SHOWN ARE IN THE EXACT
SERVICE OR ABANDONED. THE SURVEY FURTHER DOES NOT
SHOWN COMPRISE ALL SUCH UTILITIES IN THE AREA, EITHER IN
THE SURVEYOR MAKES NO GUARANTEE THAT THE UTILITIES
INFORMATION AND/OR RECORDS OBTAINED.
THE UTILITIES SHOWN HAVE BEEN LOCATED FROM FIELD SURVEY
A. UTILITY WARNING:
BOTANICAL NAMEKEY SIZE COMMENTS
B&B6' HT.
AG AUTUMN BRILLANCE SERVICEBERRYAmelanchier x grandiflora 'Autumn Brilliance'
B&B
B&B
B&BTilia americana 'Bailyard'
B&B
B&BUlmus carpinifolia x parvifolia 'Frontier'
6' HT.B&B
GT
TA
CO Celtis occidentalis 'Prairie Pride'
UC FRONTIER ELM
PLANT SCHEDULE
QB Quercus bicolor B&B
B&B
B&B
B&B
B&B, COLUMNAR
B&B, COLUMNAR
6' HT.B&B
PRAIRIE PRIDE HACKBERRY
CM Cornus mas 'Golden Glory'
GB
AR
6' HT.
6' HT.
6' HT.
GOLDEN GLORY DOGWOOD
6' HT.B&B
COMMON NAME
6' HT.
6' HT.
Malus 'Pink Spires'PINK SPIRES CRABAPPLE
STANDING OVATION SERVICEBERRYAmalanchier alnifolia 'Obelisk'AA
42 UNDERSTORY TREES REQUIRED (42 PROVIDED)
42 EVERGREEN TREES REQUIRED (42 PROVIDED)
21 OVERSTORY TREES REQUIRED (21 PROVIDED)
EAST PROPERTY LINE 1050 LF/50 LF = 21 PLANT UNITS
3' HIGH BERM
2 UNDERSTORY TREES
2 EVERGREEN TREES
1 OVERSTORY TREE
BUFFER REQUIREMENT: PER 50 LF OF 25' WIDE BUFFER
EAST PROPERTY LINE OF TOWNHOME AREA
50 UNDERSTORY TREES REQUIRED (50 PROVIDED)
50 EVERGREEN TREES REQUIRED (50 PROVIDED)
25 OVERSTORY TREES REQUIRED (25 PROVIDED
WEST PROPERTY LINE 1220 LF/50 LF = 25 PLANT UNITS
3' HIGH BERM
2 UNDERSTORY TREES
2 EVERGREEN TREES
1 OVERSTORY TREE
BUFFER REQUIREMENT: PER 50 LF OF 25' WIDE BUFFER
WEST PROPERTY LINE ALONG 10TH STREET
3-QC 4-QC 3-QC 4-QC 2-QC 2-QC
1-PA
1-PA
1-RP 1-PA 1-RP
1-OV
1-OV 1-GT
1-GT
1-OV
1-OV
1-GT
1-OV
1-OV
1-GT 1-GT
1-RP 1-PA 1-RP
1-PA 1-RP
3-CO
3-TA
4-SR 4-SR 4-SR4-PC 4-PC
4-AG 4-AG 4-AG 4-AG4-SR 4-SR 4-SR
1-TA
2-TA
1-AR 1-AR 1-AR1-GB 1-GB 1-GB
2-UC
1-UC
1-AR
3-TA
3-UC
3-AR
3-GB
2-TA
2-AR
1-AR
4-PG
4-VL5-PF
2-CM
2-PI 2-MA 2-AA2-PP
2-MA2-PI
2-PP 2-AA
2-MA
2-PI
2-AA
2-PP
2-MA
2-PI
2-AA
2-PP
2-CM
2-PF
2-PI
2-VL
2-VL
2-PG
2-CM
2-PF
2-VL
2-PG
2-CM
2-PG
2-VL
2-PF
3-VL
2-PF
2-VL
2-PG
2-CM
2-PF 2-VL
2-PG
2-CM
2-PF
2-VL
8-PG
2-VL
2-PF
2-PG
1-UC
3-CM
2-PG
3-MP
1-QB 1-QB 1-QB 1-QB
1-QB 1-QB1-GD 1-GD 1-GD 1-GD 1-QB1-GD1-GD1-CO1-CO 1-CO 1-CO1-AR 1-AR 1-AR
4-CR 4-CE 4-CR6-MJ 2-CE 2-CE 4-CE4-MJ
2-CR
1-MP 1-MP
1-MP
3-PG
3-PC
1-AR
2-PM2-TD
2-PM
2-TD2-PM2-TD
2-CM
2-PG
2-PG 2-PG 2-PG
2-PG
2-PG
2-PF
2-PF2-PF2-PF2-PF2-PF
Acer rubrum 'Sun Valley'SUN VALLEY RED MAPLE
B&B
Gleditisia triacanthos var. inermis 'Draves'STREET KEEPER HONEYLOCUST
PA
Quercus 'Crimschmidt'
Platanus acerifolia 'Morton Circle'
SWAMP WHITE OAK
EXCLAMATION LONDON PLANETREE
B&BOVOstrya virginiana IRONWOOD
QC CRIMSON SPIRE OAK
B&BESPRESSO KENTUCKY COFFEETREEGDGymnocladus dioicus 'Espresso'
B&BRPPURPLE ROBE LOCUST
Gingko biloba 'Autumn Gold'AUTUMN GOLD GINGKO
1-GT
PI
PF 6' HT.B&B
B&BBLACK HILLS SPRUCE 6' HT.Picea glauca 'Densata'PG
Pinus cembra 'Algonquin Pillar'
Pinus flexilis 'Vanderwolf's Pyramid'
PP Picea pungens 'Fat Albert'
PM 6' HT.B&BPseudotsuga menziesii DOUGLAS FIR
VANDERWOLF'S PINE
SWISS STONE ALGONQUIN PILLAR PINE
FAT ALBERT BLUE COLORADO SPRUCE
TD 6' HT.B&BTaxodium distichum 'Mickelson'SHAWNEE BRAVE BALDCYPRESS
MA
MP Malus 'Purple Prince'
6' HT.B&BMJMalus 'Jarmin'
CR Crataegus crus-galli var. inermis THORNLESS COCKSPUR HAWTHORN
SR Syringa reticulata 'Ivory Silk'IVORY SILK JAPANESE TREE LILAC 6' HT.B&B
PC Pyrus calleryana CHANTICLEER PEAR B&B
6' HT.VL Viburnum lentago
Robinia pseudoacacia 'Purple Robe'
NANYBERRY TREE VIBURNUM B&B, MULTI-STEM
B&B6' HT.CE Cercis canadensis 'Columbus'COLUMBUS STRAIN EASTERN REDBUDEVERGREEN TREESUNDERSTORY TREESOVERSTORY TREESB&B, TREE FORM
FRONTYARD LINDEN
5-MS
B&B6' HT.MS
MARILEE CRABAPPLE
Malus 'Adirondack'ADIRONDACK CRABAPPLE
8' HT.
8' HT.
8' HT.
8' HT.
8' HT.
8' HT.
8' HT.
8' HT.
8' HT.
8' HT.
8' HT.
8' HT.
10 UNDERSTORY TREES REQUIRED (10 PROVIDED)
10 EVERGREEN TREES REQUIRED (10 PROVIDED)
5 OVERSTORY TREES REQUIRED (5 PROVIDED)
SOUTH PROPERTY LINE 233 LF/50 LF = 5 PLANT UNITS
3' HIGH BERM
2 UNDERSTORY TREES
2 EVERGREEN TREES
1 OVERSTORY TREE
BUFFER REQUIREMENT: PER 50 LF OF 25' WIDE BUFFER
SOUTH PROPERTY LINE ALONG CEDAR STREET
(66 UNDERSTORY PROVIDED)
66 UNDERSTORY TREES REQUIRED
(65 EVERGREEN PROVIDED)
65 EVERGREEN TREES REQUIRED
(131 OVERSTORY PROVIDED)
131 OVERSTORY TREES REQUIRED
2 TREES PER UNIT (48 UNITS)
OPEN SPACE (149,630 SF PROVIDED):
CODE REQUIREMENTS)
(LANDSCAPE CALCULATIONS BASED UPON CITY OF WAUKEE ZONING
PURPLE PRINCE CRABAPPLE
1-PM
BYDATEREVISIONMARKScale:Checked By:Engineer:Technician:Date:Field Bk: Pg:1"= SheetofSheet of
Project No:SNYDER & ASSOCIATES, INC.Project No:515-964-2020 | www.snyder-associates.comANKENY, IOWA 500232727 S.W. SNYDER BLVD.Y:\pen\date.tblV:\RefLibrary\CADDStandards\WorkSpace\Standards\Printing\Print_Drivers\Black_Gray\V8iBWFullWeightPDF.pltcfgSnyder1:106/8/20188:26:03 AMRiley MortensonV:\Projects\2018\118.0305.01\CADD\SP08_1180305_DTL.dgnSPRING CREST TOWNHOMESWAUKEE, IA118.0305
9KMMEDCJWM04/13/18118.030591REVISED AS PER CITY COMMENTS05/01/18JWM2REVISED AS PER CITY COMMENTS05/15/18JWM3REVISED AS PER CITY COMMENTS05/31/18KSSNO SCALE
SILT FENCE DETAIL
6''
(Trees larger than 2 1/2 inch diameter)
STAKING PLAN
1
1
(4'-0" MIN.)
TREE HEIGHT
1/2 TO 2/3
(2'-0" MIN.)
TREE HEIGHT
1/4 TO 1/3
6"
1
1
NO SCALE
DECIDUOUS TREE STAKING DETAIL
NO SCALE
PLANTING PIT DETAILS
NO SCALE
TREE DRAINAGE WELL DETAIL
Diameter
8" to 12"
6' DEPTH
SLOPE PLANTING PIT DETAIL
SCARIFY SIDES OF PIT
LOCATED AT TOP OF ROOTBALL
2" OF TRUNK. ROOT COLLAR IS NOT ALWAYS
FINISH GRADE. DO NOT PLACE MULCH WITHIN
SET ROOT COLLAR AND ROOT FLARE 2" ABOVE
MINIMUM FOR SHRUBS
2X ROOTBALL
MINIMUM FOR TREES
3X ROOTBALL
ROOT SYSTEM
OR CONTAINER
DEPTH OF ROOT BALL
EXISTING SLOPE
FINISH GRADE
PLACE ROOT BALL ON UNDISTURBED SOIL
TREE OR SHRUB
ROOT BALL
BEGIN TRANSITION AT EDGE OF
2:1 MAXIMUM TRANSITION SLOPE. MINIMUM 6' DIAMETER, 3" DEPTH MULCH RING
BEYOND EDGE OF ROOT BALL
3" HEIGHT WATER RETENTION BERM
BASKET MINIMUM.
MINIMUM TOP 1/2 OF BURLAP AND WIRE
BALLED AND BURLAP (B&B) PLANTS REMOVE
MATERIAL. REMOVE ALL TWINE. FOR
IMPEDE THE GROWTH OF THE PLANT
CONTAINERS OR OTHER MATERIAL THAT WILL
REMOVE ALL NON-BIODEGRADABLE MATERIAL,
TO SOUTHWEST
PLACE ON STAKE
TO SOUTHWEST
PLACE ON STAKE
inch diameter or smaller}2
1{Trees 2
STAKING PLAN
MATERIAL
FLAGGING
GARDEN HOSE
DETAILS
SEE PLANTING PIT
SEE PLANTING PIT DETAIL
FINISH GRADE
IMPERVIOUS SOIL
SEPTIC GRAVEL
{IF PRESENT}
PERVIOUS SOIL
BY ENGINEER.
INSTALLATION; AS APPROVED
IMPERVIOUS SOILS ARE FOUND DURING
TREE DRAINAGE WELL ONLY REQUIRED IF
NOTE:
into the pervious soil layer.
extends a minimum of 12 inches
well may be termineated when the well
depth less the 6 feet, the drainage
If pervious soil is encountered at a
ENGINEERING FABRICRoot Ball Dia
mete
r 1 1/2 to 2 Tim
es SCARIFY SIDES OF PIT
TYPICAL PLANTING PIT DETAIL
LOCATED AT TOP OF ROOTBALL
2" OF TRUNK. ROOT COLLAR IS NOT ALWAYS
FINISH GRADE. DO NOT PLACE MULCH WITHIN
SET ROOT COLLAR AND ROOT FLARE 2" ABOVE
MINIMUM FOR SHRUBS
2X ROOTBALL
MINIMUM FOR TREES
3X ROOTBALL
ROOT SYSTEM
OR CONTAINER
DEPTH OF ROOT BALL
FINISH GRADE
PLACE ROOT BALL ON UNDISTURBED SOIL
BEYOND EDGE OF ROOT BALL
3" HEIGHT WATER RETENTION BERM
BASKET MINIMUM.
MINIMUM TOP 1/2 OF BURLAP AND WIRE
BALLED AND BURLAP (B&B) PLANTS REMOVE
MATERIAL. REMOVE ALL TWINE. FOR
IMPEDE THE GROWTH OF THE PLANT
CONTAINERS OR OTHER MATERIAL THAT WILL
REMOVE ALL NON-BIODEGRADABLE MATERIAL,
MINIMUM 6' DIAMETER, 3" DEPTH MULCH RING
branch.
Wrap trunk from ground line to first
(TRANSITION MATS)
OUTLET AND CHANNEL SCOUR PROTECTION
SECTION VIEW
SOIL COVER
CULVERT OUTLET PROTECTION - PLAN VIEW
(TYPICAL TRANSITION MAT APRON AT CULVERT OUTLET INTO CHANNEL)
APPROPRIATE SOIL COVER
EROSION WITH
DOWNSTREAM SOILS FROM
PROTECT BARE/DISTURBED
SOIL COVER
PROTECTION
FOR DOWNSTREAM
CALCULATOR TO COMPUTE
USE NORMAL-DEPTH
DIAMETER.
HALF THE CULVERT
UP TO A DEPTH AT LEAST
AND BOTH SIDE SLOPES
WIDTH OF CHANNEL (W)
PROTECTION: BOTTOM
RECOMMENDED WIDTH OF
TRANSITION MATS
TRANSITION MAT APRON LENGTH
ANCHOR PATTERN
OF FLOW
DIRECTION
EXTRA ANCHORS AS NEEDED FOR UNEVEN SOIL SURFACE.
EXTRA ANCHORS AS NEEDED FOR LOOSE OR WET SOILS.
USE A MINIMUM OF 8 ANCHORS PER MAT.
ADJACENT MATS ABUT TOGETHER LATERALLY AND LONGITUDINALLY.
TOP OF SCOURSTOP MATS SHOULD BE FLUSH WITH OR BELOW CULVERT.
ABUT TRANSITION MATS TO END OF CULVERT OR CULVERT APRON.
TRANSITION MAT
WASHER
LOCK
RECESSED
BULLET ANCHOR
36" ANCHOR STRAP
ANCHOR ILLUSTRATION
EXTRA ANCHORS AS NEEDED TO SECURE MAT TIGHTLY OVER SOIL COVER.
MINIMUM DEPTH 24" IN LOOSE, SANDY OR WET SOIL.
MINIMUM DEPTH 12" IN COMPACTED, COHESIVE SOIL.
DRIVE ANCHOR INTO FIRM SOIL, PULL UP ON STRAP TO SET BULLET.
NO SCALE
FTM/TRM DETAIL
LENGTH OF PROTECTION
WIDTH OF PROTECTIONNO SCALE
FIRE HYDRANT ASSEMBLY
NO SCALE
5.0''
5.0''
2.0''
CLUSTER MAILBOX PAD DETAIL
NOTES
MINIMUM SIZE FOR PIPING. VALVES AND FITTINGS
FROM WATER MAIN TO HYDRANT INLET: 6".
1.
PROVIDE TRACER WIRE AND TRACER WIRE STATION.2.
WRAP HYDRANT, PIPE AND FITTINGS WITH POLYETHYLENE
ENCASEMENT.
3.
VALVE BOX
ANCHORING TEE OR STANDARD
UNDISTURBED EARTH
TEE AND ANCHORING COUPLING2'-0"DEPTH VARIES1'-0" X 1'-0" X 4"
CONCRETE PAD
BACKFILL WITH 3/4" WASHED GRAVEL
MAIN TRENCH
WALL
VARIES
WATER MAIN
THRUST BLOCKANCHORING
PIPE
GATE
VALVEMIN. 5'-6"18" MIN.
OR TRACER WIRE.
NOT COVER DRAIN HOLES
UNDISTURBED EARTH. DO
THRUST BLOCK AGAINST
POURED CONCRETE
HYDRANT
8
1
8
2
8
3
8
4
8
5
8
6
8
7
NOTES:
1.Cluster Mailbox to be located on the no parking/street light side of
street.
2.Do not locate at intersection.
3.Locate near shared property line per approved plan.
BACK OF CURB
MAILBOX CLUSTER
FRONT FACE OF
8" THICK(MINIMUM)
5' X 5' MAILBOX PAD
SIDEWALK
WHERE SHOWN ON PLANS
5'X10' DOUBLE PAD SITE DETAILS8 810'ATTACHMENT TO POST
Fabric
Post
Cable Ties
Wire or
TYPICAL SILT FENCE INSTALLATION ON LONGITUDINAL SLOPES
(Plan View)
200'-0" max. length per section
(600'-0" if slope is flatter than 5%)
ground contour.
Install parallel to
individual section of silt fence.
Install "J-hook" at each end of an Ground Contours
DETAILS OF SILT FENCE ON LONGITUDINAL SLOPES
1
2
24"
36"
8'-0" Spacing
Ground Line
Fabric
1
2
2" min.
20" min.
TYPICAL SILT FENCE DITCH CHECKForeslope Backslope
1
Post Spacing
(5'-0" max.)
Post Spacing
(5'-0" max.) Variable (20'-0" for a normal 10'-0" wide ditch.)
the ground line).
(fabric may be folded below
minimum of 6 inches deep
Insert 12 inches of fabric a
support fence.
or as required to adequately
at water concentration areas,
Reduce post spacing to 5'-0"
TYPICAL SILT FENCE INSTALLATION ON LONGITUDINAL SLOPES
(Profile View)
1
1
See plans for spacing.
Ground line
Fabric
Flow
'T' Steel
Fence Post
4'-0" min.
EROSION CONTROL MEASURESDVARIES
SAME DIMENSION AS END SECTION
FLARED END
SECTION
A
FLARED END SECTION
DELEVATION
SECTION A-A
#4 BARS @ 18" ON CENTER
UNDISTURBED SOIL
VARIABLE
CONCRETE FOOTING
6"
1'- 0"MIN.
SECTION PIPE JOINT.
WATERSTOP AT FLARED END
INSTALL 3' WIDE CLAY 2.
OF FLARED END;MINIMUM D=42"
FLOW LINE 300 FT DOWNSTREAM
AND DRAINAGE WAY CHANNEL
BETWEEN FLARED END INVERT
D=DIFFERENCE IN ELEVATION 1.
NOTES:
MAX.
FORMED VERTICAL FACE
NO SCALE8
8 CITY OF WAUKEE FLARED END SECTION FOOTING DETAIL STD.DWG.NO.30
D
END VIEW 3'-6"VARIES TO MATCH
WIDTH OF END SECTION
FOOTING
CONCRETE
RESTRICTOR PLATE.
BOLT. WELD TO
WITH 5/8 " HOLE FOR 1/2"
3" x 3" x 3" x 1/4" ANGLE
1/2" BOLTS
HOLES FOR
DRILL 5/8"
RESTRICTOR PLATE.
1/4" STAINLESS STEEL
NO SCALE8
9 FLARED END SECTION CIRCULAR RESTRICTOR PLATE
ST-4=7-3/8" Dia.
STORZ COUPLING
AND CAP
TRACER WIRE
STATION
0" TO 6"
LOT1 LOT2 LOT3 LOT4 LOT5 LOT6 LOT7 LOT8 LOT9 LOT10 LOT11 LOT12 LOT13 LOT14 LOT15 LOT16 LOT17 LOT18 LOT19 LOT20
LOT21LOT22LOT23LOT24LOT25LOT26LOT27LOT28LOT29LOT30LOT31LOT32LOT33LOT34LOT35LOT36LOT37LOT38LOT39LOT40LOT41LOT42LOT43LOT44LOT45LOT46LOT47LOT48
10' Public Utility Easement
10' Public Utility Easement10' Public Utility EasementFlowage Easement
Surface Water
Main, Sanitary Sewer Easement
42' Private Ingress/Egress, Water CEDAR ST8"W16
10' TRAIL
LIART '01
LIART '0
1
10TH STREET
10TH STREETPHASE 1 PHASE 2
PHASE 1 PHASE 2
SPRING CREST LANE
PHASE 2PHASE 1
PHASE 2PHASE 1
RAMP AREA 1 RAMP AREA 2 RAMP AREA 3 RAMP AREA 4
RAMP AREA 5 RAMP AREA 6 RAMP AREA 7 RAMP AREA 8 RAMP AREA 9 RAMP AREA 10
RAMP AREA 11
1"=10'
SIDEWALK RAMP AREA 1 DETAIL
1"=10'
SIDEWALK RAMP AREA 2 DETAIL
1"=10'
SIDEWALK RAMP AREA 3 DETAIL
1"=10'
SIDEWALK RAMP AREA 4 DETAIL
1"=10'
SIDEWALK RAMP AREA 5 DETAIL
1"=10'
SIDEWALK RAMP AREA 6 DETAIL
1"=10'
SIDEWALK RAMP AREA 7 DETAIL
1"=10'
SIDEWALK RAMP AREA 8 DETAIL
1"=10'
SIDEWALK RAMP AREA 9 DETAIL
1"=10'
SIDEWALK RAMP AREA 10 DETAIL
RAMP AREA 12
RAMP AREA 13
1"=10'
SIDEWALK RAMP AREA 11 DETAIL
1"=10'
SIDEWALK RAMP AREA 12 DETAIL
1"=10'
SIDEWALK RAMP AREA 13 DETAIL CEDAR STCEDAR STX X
X
XX
X
X
X X
X
X X X X
XXXX
X X
1035.76
1035.70
1036.04 1036.101036.351036.411036.061036.061036.101036.161035.371035.391035.711035.651035.331035.271034.941035.00 1035.371035.33X
1036.461036.40X 1036.781036.801036.781036.861037.111037.051036.801036.74XX
X X
X X X
X X
1037.161037.10X 1037.491037.501037.491037.561037.811037.751037.501037.44XX
X X
X X X
X X
1037.801037.80X 1037.501037.571037.501037.511037.161037.101037.451037.51XX
X X
X X X
X X
1037.111037.05X 1036.751036.841036.751036.781036.461036.401036.721036.78XX
X X
X X X
X
X X
XXX
X X X X
X1035.401035.711035.461035.771035.731035.731035.831035.771036.001036.06 X
X1036.111036.051036.39X X 1036.451036.70X
1036.76
X1036.51X1036.42XX1036.421036.45X
X
X1037.811037.751037.61X X 1037.541037.40X
1037.46
X1037.60X1037.58XX1037.581037.67X
X
X1037.511037.451037.31X X 1037.241037.10X
1037.16
X1037.30X1037.66XX1037.661037.37X
X
XX X
X
(1031.88)
(1031.83)(1031.78)
1032.851032.77X
XX X
X
X X
X
X
XX X
X
X
X X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
(1033.25)
(1033.20)
(1033.20)1033.531033.411033.33 1033.591033.44TC
1032.97TC1033.071033.121033.571033.52(1033.52)(1033.57)(1033.52)RAMP AREA 14
1"=10'
SIDEWALK RAMP AREA 14 DETAIL
X X
XXX
XX
XX
X1037.901037.831037.201037.131037.491037.05G1037.13G1037.26G1037.76TC1036.91G1037.41TC1034.60
1034.60
1034.601034.601034.50
1034.58
1034.60
1034.60
1034.00
1034.05
1034.00
1034.05
1034.60
1034.60
1035.08
1035.00
SIDEWALK RAMP DETAILS9 910'1.84%2.25%0.75%0.0%
1.5%
1.5%
4.6%
4.6%1.5%1.5%1.5%1.5%1.5%0.0%1.5%1.5%
1.5%1.5%1.5%0.25%1.75%5.0%
5.0%0.67%3.6%
3.6%0.69%3.6%
3.6%1.02%3.6%
3.6%1.36%1.71%1.5%1.5%1.5%
1.5%1.5%1.5%0.25%1.75%0.0%1.5%1.5%1.5%
1.5%1.5%1.5%0.0%1.0%2.0%1.5%1.5%1.5%
1.5%2.5%1.5%0.0%1.5%1.5%1.5%1.5%1.5%
1.5%1.5%0.0%0.0%1.5%1.5%1.5%
1.5%1.5%1.5%0.0%
4.1%
4.1%
3.3%
3.3%1.58%3.6%
3.6%1.22%1.9%
1.9%
1.9%
1.9%1.44%1.9%
1.9%
1.9%
1.9%2.0%0.38%1.5%1.5%1.5%
1.5%1.5%1.5%2.25%0.75%0.0%0.0%1.25%1.5%1.5%1.5%1.5%1.75%
1.75%0.5%1.5%1.5%1.75%
1.75%1.5%1.5%0.0%0.0%0.0%0.0%0.0%6.0%5.5%1.0%1.01.0%0.0%0.0%0.0%0.0%6.0%5.5%1.4%1.4%1.6%1.6%1.6%
1.6%
7.0%
7.0%
4.0%
4.0%1.0%1.0%
1.0%
X
(1031.83)1.0%(1033.15)X 1.0%1.0%
1.0%1.0%1.0%1.0%1.0%1.0%
X(1033.47)1.0%SPRING CREST LANESPRING CREST LANE0.501.0%4.75%
4.75%4.6%
4.6%
4.9%
4.9%
4.9%
4.9%
4.9%
4.9%
3.3%
3.3%
3.9%
3.9%1.0%2.5%4.9%
4.9% BYDATEREVISIONMARKScale:Checked By:Engineer:Technician:Date:Field Bk: Pg:1"= SheetofSheet of
Project No:SNYDER & ASSOCIATES, INC.Project No:515-964-2020 | www.snyder-associates.comANKENY, IOWA 500232727 S.W. SNYDER BLVD.Y:\pen\date.tblV:\RefLibrary\CADDStandards\WorkSpace\Standards\Printing\Print_Drivers\Black_Gray\V8iBWFullWeightPDF.pltcfgSnyder1:106/8/20188:26:04 AMRiley MortensonV:\Projects\2018\118.0305.01\CADD\SP09_1180305_DTL.dgnSPRING CREST TOWNHOMESWAUKEE, IA118.0305
9KMMEDCJWM04/13/18118.030591REVISED AS PER CITY COMMENTS05/01/18JWM2REVISED AS PER CITY COMMENTS05/15/18JWM3REVISED AS PER CITY COMMENTS05/31/18KSS