HomeMy WebLinkAbout2018-06-18-J16 Prairie Crossing Townhomes_Site PlanAGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: June 18, 2018
AGENDA ITEM:Consideration of approval of a resolution approving a site plan for Prairie
Crossing Townhomes
FORMAT:Resolution
SYNOPSIS INCLUDING PRO & CON: Alice’s, LC, and Grayhawk Homes of Iowa, requests
approval of a site plan to allow for the construction of a fourteen (14)
building, 84-unit townhome development. The subject property is
located north of NE Horizon Drive and east of NE Archer Avenue.
The units are intended to be owner occupied units. Each building will
have five (5) to six (6) units. The units will range in size from 1,586
square feet to 1,919 square feet. All buildings will be two story
buildings. Access to the units will be provided via private streets. All
units will have two car garages on the front of the unit. A 25-foot
landscape buffer has been provided around the east, south, and west
sides of the development to provide screening from the adjacent land
uses.
Utilities as well as the street and all other common areas within the
development will be privately owned and maintained by the
homeowner’s association.
The applicant has provided elevations for proposed buildings on the
site which meet the intent of the architectural guidelines within the
Site Development and Building Standards Ordinance.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission
reviewed this project at the April 26, 2018 Commission Meeting and recommended approval
subject to remaining staff comments:
Approval of a Site Plan for Prairie Crossing Townhomes
Senior Planner, Andy Kass, introduced the request made by the applicants Grayhawk Homes of Iowa
and Alice’s LC. The Subject property is approximately 8 acres in size and is located north of Horizon
and east of Archer. The project indicates 84 lots for townhome development intended to he sold to
individual home buyers. 5 of the 14 buildings will be back to back buildings containing 6 to 8 units.
The remaining 9 buildings will be the traditional rowhome style containing 5-6 units.
Access to the site will be available at two points off of NE Archer Lane, and one point off of NE
Horizon Drive. Utilities are already extended to this site and storm water detention is supplied by the
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existing pond to the north and east of the site. All landscape, open space, and parking ordinance
requirements have been met.
Mr. Kass also advised that the property owner has worked out a private agreement with the adjacent
data center to address any noise complaints that may arise with the future expansion of that data
center.
At this time staff recommends approval subject to any remaining staff comments.
Commissioner Broderick questioned if the fire department had a chance to verify that the dead
ends wouldn’t be an issue for emergency access through the site. Mr. Kass advised that the
Fire Department had signed off on the street layout. Mr. Kass also advised that this was a
pretty typical set up for townhome developments, not unlike others throughout the City.
Commissioner Sandie advised she would abstain from voting on this item due to a conflict of
interest.
The Item was tabled until the arrival of Commissioner Tietz to fulfill a Quorum.
Commissioner Broderick made a motion to approve the Site Plan for Prairie Crossing Townhomes.
Commissioner Hoifeldt seconded the motion. Ayes: Ward, Tietz, Broderick and Hoifeldt. Nays: None.
Abstain: Sandie. Motion Carries.
STAFF REVIEW AND COMMENT: Staff is working with the applicant to address the last few
comments. Staff recommends approval subject to remaining staff comments.
RECOMMENDATION: Approve the resolution subject to remaining staff comments.
ATTACHMENTS: I. Proposed Resolution
II. Staff Report
III. Site Plan & Elevations
PREPARED BY:Andy Kass, Senior Planner
REVIEWED BY:
THE CITY OF WAUKEE, IOWA
RESOLUTION 18-
APPROVING THE SITE PLAN FOR PRAIRIE CROSSING TOWNHOMES
IN THE NAME AND BY THE AUTHORITY OF THE CITY OF WAUKEE, IOWA
WHEREAS, the City of Waukee, Dallas County, State of Iowa, is a duly organized Municipal
Organization; AND,
WHEREAS, the City of Waukee Planning and Zoning Commission recommended approval of
the Site Plan for Prairie Crossing Townhomes, subject to remaining staff comments on April 26,
2018; AND,
WHEREAS, the Site Plan for Prairie Crossing Townhomes is in general conformance with §304
– Site and Building Development Standards Ordinance of the Waukee Municipal Code; AND,
WHEREAS, the Site Plan for Prairie Crossing Townhomes is in general conformance with
§301.27(A) – Landscaping and Open Space Ordinance of the Waukee Municipal Code; AND,
NOW THEREFORE BE IT RESOLVED by the City Council of the City of Waukee, Iowa on
this 18th day of June, 2018 that the Site Plan for Prairie Crossing Townhomes is 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: Prairie Crossing Townhomes –
Preliminary Plat, Final Plat, & Site Plan
PREPARED BY: Andy Kass, AICP, Senior Planner
REPORT DATE: April 26, 2018
MEETING DATE: April 19, 2018
GENERAL INFORMATION
Applicant: Grayhawk Homes of Iowa
Owner: Alice’s LC
Engineer: Chuck Bishop, P.E., Bishop Engineering
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 NE Horizon
Drive, east of NE Archer Avenue containing
approximately 7.97 acres.
Legal Description: Lot 56 of Prairie Crossing Plat 5 and Lot 31 of Prai rie
Crossing Plat 5
AREA MAP
ABOVE: Aerial of subject property (outlined in BLUE) in relation to the surrounding area.
April 19, 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 Regional Detention Facility Neighborhood Residential C-4 (Office Park
Commercial District)
South Prairie Grass Apartments Neighborhood Residential R-3 (Multi-Family
Residential District)
East MidAmerican Energy
Substation / OneNeck
Data Center
Neighborhood Residential C-1 (Community &
High Way Service
Commercial District) &
C-4 (Office Park
Commercial District)
West Single Family Residential Neighborhood Residential R-2 (One & Two Family
Residential District)
HISTORY
The subject property was rezoned from C-4 (Office Park Commercial District) to R-4 (Row Dwelling &
Townhome District) in early 2018. During the rezoning the applicant and property owner worked with the
data center adjacent to the east to come to an agreement related to noise levels created by the data center.
The layout provided during the rezoning is the layout that has been shown on the proposed site plan.
PROJECT DESCRIPTION
The project involves the construction of fourteen (14) townhome/rowhome buildings for a total of 84
townhome units. Nine of the buildings will be rowhome buildings and will have five (5) to six (6) units per
building. Units within these buildings will range in size from 1,906 square feet to 1,919 square feet. The
remaining five (5) buildings will have back-to-back units and will have six (6) to eight (8) units per building.
Units within these buildings will be 1,586 square feet in area. The project will be completed over the course of
two phases. Phase 2 will begin once approximately one-half of the units in Phase 1 are completed. 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 40 feet
Side Yard Setback 15 feet (total) 20 feet
Rear Yard Setback 30 feet 30 feet
Maximum Height 40 feet 26.1 feet
Maximum Number of
Stories
3 stories 2 story
Lot Width 20 feet 26 feet to 30 feet
Lot Area per unit 3,500 square feet 4,133 square feet
April 19, 2018
3 of 3
ACCESS AND PARKING
Two access points will be off of NE Archer Avenue and one access point off of NE Horizon Drive. The
Parking Ordinance requires a minimum of 2 parking spaces per unit and 1 visitor space for every five (5) units.
A total of 185 parking spaces are required and the site plan indicates a total of 188 parking spaces. 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 Prairie Crossing development. Storm water detention will be provided in the regional pond east
of the property and the regional pond north 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 37% 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 vinyl siding and trim, cultured stone, and asphalt shingles.
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.
DOUGLAS PKWYNE WOLFPACK
DR
NE KINGWOOD
NE SANDALWOOD
NE BROOKBRIDGE CTNE BOBCAT DRNE WOLFSON
LN
NE ADDISO
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RNE DELLWOOD CTNE WESTGATE DRNE WILDEN DRNE BROOKSHIRENE BOSTON PKWYNE MERIDIAN DRNE BOWMAN DRNE HORIZON DRDOUGLAS PKWY
NW 166TH CTBEECHWOOD AVECOVER SHEETC0.1REFERENCE NUMBER:3501 104th Street
Des Moines, Iowa 50322-3825
Phone: (515)276-0467 Fax: (515)276-0217
"Planning Your Successful Development"
Bishop Engineering
Civil Engineering & Land Surveying Established 1959DRAWN BY:CHECKED BY:REVISION DATE:PROJECT NUMBER:SHEET NUMBER:EAVDBB10-31-17 REZONE MAP02-19-18 1ST SUBMITTAL03-23-18 2ND SUBMITTAL04-16-18 3RD SUBMITTAL05-15-18 BID SET06-14-18 4TH SUBMITTAL170274PRAIRIE CROSSING TOWNHOMES
WAUKEE, IA
PRELIMINARY- NOT FOR CONSTRUCTIONM:\LAND PROJECTS 2017\170274\DWG\PP01-COVER.DWG6/14/2018 9:41:44 AM PRAIRIE CROSSING TOWNHOMESPRELIMINARY PLAT / SITE PLANIOWAONE CALL1-800-292-8989www.iowaonecall.com811Know what's below. Call before you dig.PROPERTY DESCRIPTION:LOT 56 OF PRAIRIE CROSSING PLAT 4, AN OFFICIAL PLAT DALLAS COUNTY, IOWASAID TRACT OF LAND CONTAINING 5.52 ACRES MORE OR LESSANDLOT 31 OF PRAIRIE CROSSING PLAT 5, AN OFFICIAL PLAT DALLAS CONTY, IOWASAID TRACT OF LAND CONTAINING 2.45 ACRES MORE OR LESSOWNER:ALICE'S LC5000 WESTOWN PARKWAY, STE 400WEST DES MOINES, IA 50266-5921PREPARED FOR:GRAYHAWK HOMES OF IOWA3974 NW URBANDALE DR.URBANDALE, IA 50322ZONING:R-4 ROW DWELLING AND TOWNHOME DISTRICTCITY ORDINANCE 301.14SETBACKS:FRONT30FT*SIDE7 FEET MINIMUM / 15FT TOTALREARSAME AS IN R-2 DISTRICT*WHEN FRONTING ON THE RIGHT-OF-WAY OF A MAJOR THOROUGHFARE SHOWN ON THEOFFICIAL MAJOR STREET PLAN, THE FRONT YARD SHALL BE MEASURED FROM THEPROPOSED RIGHT-OF-WAY LINE. BULK REGULATIONS (PER CITY ORDINANCE 301.14 AT TIME OF PRELIMINARY PLATTING):1.MINIMUM PLAT AREA(THE AREA WITHIN THE PERIMETER OF THE PLAT): 15,000SQUARE FEET2.LOT AREA PER DWELLING UNIT: 3,500 SQUARE FEET PER UNIT (HIGHER DENSITYMAYBE ALLOWED UPON REVIEW AND APPROVAL BY THE PLANNING AND ZONINGCOMMISSION AND CITY COUNCIL.) JUNE 6, 2005 - ORDINANCE 25183.MINIMUM FLOOR AREA: 800 SQUARE FEET PER UNIT. JUNE 6, 2005 - ORDINANCE 25194.LOT WIDTH : ROW DWELLINGS - 20 FEET PER UNIT; 75 FT OVERALL5.(OMITTED)6.(OMITTED)7.(OMITTED)8.MAXIMUM HEIGHT: SAME AS IN "R-2" DISTRICT.9.MAXIMUM NUMBER OF STORIES: SAME AS IN "R-2" DISTRICT.10.OFF-STREET PARKING AND LOADING. SPACES FOR OFF-STREET PARKING ANDLOADING SHALL BE PROVIDED IN ACCORDANCE WITH THE PROVISIONS OF SECTION301.27.11.MINIMUM OPEN SPACE. THE TOTAL LAND AREA DEVOTED TO OPEN SPACE ANDLANDSCAPING SHALL NOT BE LESS THAN TWENTY (20) PERCENT OF THE GROSSLAND AREA INCLUDED IN THE BUILDING LOT. SUCH OPEN SPACE SHALL BEMAINTAINED AS GRASSED AND LANDSCAPED AREA AND SHALL NOT INCLUDEACCESS DRIVES, PARKING AREAS, STRUCTURES OR BUILDINGS; EXCEPTORNAMENTAL STRUCTURES INCLUDED AS PART OF THE LANDSCAPING THEME.BENCHMARK:BASIS OF ELEVATIONS OBTAINED FROM GPS OBSERVATIONS DATUM = NAVD 88SITE BENCHMARK: BURY BOLT ON FIRE HYDRANT LOCATED AT THE NORTHEAST CORNEROF NE HORIZON ST AND NE ARCHER AVEELEVATION = 1019.79 (USGS DATUM)CONSTRUCTION SCHEDULE:GRADINGSPRING 2018UTILITIESSUMMER 2018PAVINGSUMMER 2018PARKING REQUIREMENTS:2 SPACES PER DWELLING UNIT1 VISITOR SPACE PER 5 DWELLING UNITS (PRIVATE STREETS)REQUIRED: 185 TOTAL SPACESPROPOSED: 168 (2 PER DRIVEWAY) + 20 VISITOR SPACES = 188OPEN SPACE REQUIREMENTS:20% GROSS LAND AREAOPEN SPACE REQUIRED= 7.97AC * 20% = 1.60 ACOPEN SPACE PROVIDED= 3.01 AC (37.8%)VICINITY MAPNO SCALECOPYRIGHT 2017 BISHOP ENGINEERING. THIS DOCUMENT AND THE INFORMATION CONTAINED MAY NOT BEREPRODUCED OR EXCERPTED WITHOUT THE EXPRESS WRITTEN PERMISSION OF BISHOP ENGINEERING.UNAUTHORIZED COPYING OR DISCLOSURE OF CONSTRUCTION USE ARE PROHIBITED BY COPYRIGHT LAW.SHEET INDEX:C 0.1COVERC 1.1DEMOC 2.1LAYOUTC 3.1GRADINGC 3.2-C3.4 INTERSECTION DETAILSC 4.1UTILITIESC4.2SERVICES AND HYDRANT RADIUSC 5.1-C5.3 LANDSCAPINGC 6.1-6.2DETAILSC 7.1 SWPPPUTILITY NOTE:THE LOCATION OF THE UTILITIES INDICATED ON THE PLANS HAVE BEEN TAKEN FROM THE FIELD SURVEY, EXISTING PUBLICRECORDS, AND PLANS PROVIDED BY OTHERS. SURFACE UTILITY LOCATIONS HAVE BEEN FIELD LOCATED BY BISHOPENGINEERING, UNLESS OTHERWISE NOTED. ALL UNDERGROUND UTILITY LOCATIONS ARE APPROXIMATE LOCATIONSONLY. BISHOP ENGINEERING DOES NOT GUARANTEE THE UNDERGROUND LOCATION OF ANY UTILITIES SHOWN. IT SHALLBE THE DUTY OF THE CONTRACTOR TO DETERMINE THE LOCATION AND DEPTH OF ANY UNDERGROUND UTILITIES SHOWNAND IF ANY ADDITIONAL UTILITIES, OTHER THAN THOSE SHOWN ON THE PLANS, MAY BE PRESENT. A REQUEST WAS MADETO IOWA ONE CALL FOR UTILITY PROVIDERS TO VERIFY, LOCATE, AND MARK THEIR UTILITIES IN THE FIELD.ABBREVIATIONS:ACACRESASPHASPHALTBKBOOKCONCCONCRETEDDEEDED DISTANCEEXEXISTINGENCLENCLOSUREFFFINISHED FLOORFLFLOW LINEFRACFRACTIONALMMEASURED DISTANCEMHMANHOLEOPCORANGE PLASTIC CAPPPLATTED DISTANCEPGPAGEPOBPOINT OF BEGINNINGPOCPOINT OF COMMENCEMENTPRAPREVIOUSLY RECORDED ASPUEPUBLIC UTILITY EASEMENTROWRIGHT OF WAYSFSQUARE FEETSANSANITARYTYPTYPICALYPCYELLOW PLASTIC CAPNNORTHSSOUTHEEASTWWESTLEGEND: SAN SANITARY SEWER ST STORM SEWER W WATER LINE G GAS LINEU/E UNDERGROUND ELECTRICO/E OVERHEAD ELECTRICTELETELEPHONE LINEF/OFIBER OPTICCATVCABLE TVSTORM MANHOLECURB INTAKESURFACE INTAKEFLARED END SECTIONSANITARY MANHOLECLEANOUTFIRE HYDRANTSPRINKLERIRRIGATION CONTROL VALVEWATER MANHOLEWELLWATER VALVEWATER SHUT OFFYARD HYDRANTELECTRIC MANHOLEELECTRIC METERELECTRIC RISERELECTRIC VAULTPOWER POLETRANSFORMER POLELIGHT POLEELECTRIC JUNCTION BOXELECTRIC PANELTRANSFORMERGROUND LIGHTGUY WIREELECTRIC HANDHOLEGAS METERGAS VALVEAIR CONDITIONING UNITTELEPHONE RISERTELEPHONE VAULTTELEPHONE MANHOLETRAFFIC SIGNAL MANHOLEFIBER OPTIC RISERFIBER OPTIC FAULTCABLE TV RISERSIGN 7DENOTES NUMBER OF PARKING STALLSPROPERTY CORNER - FOUND AS NOTEDPROPERTY CORNER- PLACED 3/4" IRON PIPEWITH YELLOW PLASTIC CAP ID #14775SECTION CORNER - FOUND AS NOTEDDSCOHYD
I
CVWWSOYADREEMEELEC
EJEPGMGVA/CTTELTTSFOF/OTVWWV4/19/2018ALLALLUTILITY CONFLICT NOTES:1.UTILITY CONFLICTS MAY EXIST ACROSS THE SITE WITH NEW UTILITIES, GRADING, PAVING ETC.MOST UTILITY CONFLICTS HAVE BEEN CALLED OUT FOR CONTRACTOR CONVENIENCE.2.CONTRACTOR IS RESPONSIBLE FOR ALL UTILITY CONFLICTS THAT ARE EITHER CALLED OUT ONTHE PLANS OR THAT CAN BE SEEN ON THE PLANS BETWEEN EXISTING UTILITY AND PROPOSEDCONSTRUCTIONWETLAND NOTES:1.BISHOP ENGINEERING DOES NOT PERFORM WETLAND STUDIES OR WETLAND MITIGATION. IT ISTHE OWNER'S RESPONSIBILITY TO DETERMINE IF ANY WETLANDS ARE LOCATED ON THEPROJECT SITE AND PERFORM ANY NECESSARY MITIGATION PRIOR TO THE COMMENCEMENT OFCONSTRUCTION ACTIVITIES.SURVEY NOTES:1.TOPOGRAPHY SURVEY BACKGROUND COMPLETED BY BISHOP ENGINEERING NOVEMBER 11,20172.APPROXIMATELY 9,000CY OF EARTH WAS REMOVED FROM THIS SITE POST SURVEY.APPROXIMATION OF VOLUME REMOVED PER OWNER STATEMENT. ACTUAL SITE CONDITIONSMAY VARY.GENERAL NOTES:1.ALL WORK SHALL BE DONE IN ACCORDANCE WITH THE WAUKEE STANDARD SPECIFICATIONS FOR PUBLIC IMPROVEMENTS, SUDAS STANDARD SPECIFICATIONS AND ANYAND ALL CITY/COUNTY SUPPLEMENTAL SPECIFICATIONS. THE CITY OF WAUKEE MUST BE NOTIFIED BY ALL CONTRACTORS 48 HOURS PRIOR TO COMMENCING WORK ANDPRIOR TO ANY WEEKEND OR HOLIDAY WORK.2.IN EVENT OF A DISCREPANCY BETWEEN THE QUANTITY ESTIMATES AND THE DETAILED PLANS, THE DETAILED PLANS SHALL GOVERN.3.THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE LOCATION OF ALL UTILITIES. ANY DAMAGE TO SAID UTILITIES SHALL BE REPAIRED AT THE CONTRACTORS EXPENSE.4.ALL WORK SHALL BE DONE IN ACCORDANCE WITH THE CURRENT O.S.H.A. CODES AND STANDARDS. NOTHING INDICATED ON THESE PLANS SHALL RELIEVE THECONTRACTOR FROM COMPLYING WITH THE APPROPRIATE SAFETY REGULATIONS.5.ALL NECESSARY CONSTRUCTION SIGNS, BARRICADES AND OTHER TRAFFIC CONTROL DEVICES REQUIRED DURING CONSTRUCTION WILL BE FURNISHED BY THECONTRACTOR. SIGNS, BARRICADES AND OTHER TRAFFIC CONTROL DEVICES MUST BE IN CONFORMANCE WITH THE "MANUAL ON UNIFORM TRAFFIC CONTROL DEVICESFOR STREETS AND HIGHWAYS."6.BISHOP ENGINEERING SHALL NOT BE LIABLE FOR ANY INJURIES THAT HAPPEN ON SITE. THIS SHALL INCLUDE BUT NOT BE LIMITED TO TRENCH COLLAPSES FROMVARYING SOIL CONDITIONS OR INJURIES CAUSED BY UNDERGROUND UTILITIES INCLUDING UTILITIES THAT ARE NOT SHOWN ON PLAN.7.THE CONTRACTOR IS LIABLE FOR ALL DAMAGES TO PUBLIC OR PRIVATE PROPERTY CAUSED BY THEIR ACTION OR INACTION IN PROVIDING FOR STORM WATER FLOWDURING CONSTRUCTION. DO NOT RESTRICT FLOWS IN EXISTING DRAINAGE CHANNELS, STORM SEWER, OR FACILITIES.8.THE CONTRACTOR SHALL SUBMIT TO THE OWNER A SCHEDULE FOR PERFORMANCE OF WORK ITEMS. THIS SCHEDULE SHALL BE PROVIDED BY THE CONTRACTOR ATTHE PROJECT PRECONSTRUCTION CONFERENCE. NO WORK SHALL BEGIN UNTIL A SCHEDULE HAS BEEN SUBMITTED AND ACCEPTED. THE CONTRACTOR SHALL THENPERFORM WORK TO CONFORM TO THE ACCEPTED SCHEDULE.9.ANY CHANGES TO THE PLAN SET DURING CONSTRUCTION WILL REQUIRE APPROVAL FROM THE WAUKEE DEVELOPMENT SERVICES DEPARTMENT. THE CONTRACTOR ISRESPONSIBLE FOR ANY CHANGES EXECUTED PRIOR TO APPROVAL.10.LABORATORY TESTS SHALL BE PERFORMED BY THE OWNER UNLESS OTHERWISE NOTED. THE CONTRACTOR SHALL PROVIDE SAMPLES OF MATERIAL REQUIRED FORLABORATORY TESTS AND TESTING IN ACCORDANCE WITH THE URBAN STANDARD SPECIFICATIONS FOR PUBLIC IMPROVEMENTS.11.SOIL IMPORT OR EXPORT ON THIS PROJECT SHALL BE CONSIDERED INCIDENTAL AND WILL NOT BE MEASURED OR PAID FOR SEPARATELY.12.THE CONTRACTOR SHALL PROTECT ALL STRUCTURES NOT SHOWN AS REMOVALS ON THE PLANS.13.THE CONTRACTOR SHALL OBTAIN ANY AND ALL NECESSARY PERMITS PRIOR TO ANY CONSTRUCTION. CONTRACTOR SHALL WORK WITH OWNER OR OWNERSREPRESENTATIVE ON ALL REQUIRED STORM WATER DISCHARGE PERMITS FROM THE IOWA DEPARTMENT OF NATURAL RESOURCES AND THE CITY OF WAUKEE.14.GRADING AND EROSION CONTROL SHALL BE DONE IN ACCORDANCE WITH THE APPROVED GRADING PLAN, SWPPP, NPDES DOCUMENTS, COSESCO PERMIT AND IOWADEPARTMENT OF NATURAL RESOURCES REQUIREMENTS.15.THE CONTRACTOR SHALL PICK UP ANY DEBRIS SPILLED ONTO THE ADJACENT RIGHT OF WAY OR ABUTTING PROPERTIES AS THE RESULT OF CONSTRUCTION, AT THEEND OF EACH WORK DAY AND PRIOR TO A RAIN EVENT.16.THE CONTRACTOR IS RESPONSIBLE FOR THE PROMPT REMOVAL OF ALL MUD THAT HAS BEEN TRACKED OR WASHED UNTO ADJACENT PROPERTY OR RIGHT OF WAYUNTIL SUCH TIME THAT PERMANENT VEGETATION HAS BEEN ESTABLISHED.17.DISPOSE OF ALL EXCESS MATERIALS AND TRASH IN ACCORDANCE WITH FEDERAL, STATE, AND LOCAL REQUIREMENTS. PROVIDE WASTE AREAS OR DISPOSAL SITESFOR EXCESS MATERIALS NOT DESIRABLE FOR INCORPORATION INTO THE PROJECT.UTILITY NOTES:1.QUANTITY CALLOUTS ON PIPE LENGTHS ARE APPROXIMATE AND SHOULD BE USED FOR REFERENCE ONLY.2.THE CONTRACTOR SHALL PROVIDE AS-BUILTS OF ALL UTILITIES, INCLUDING DEPTH AND LOCATION OF ALL SERVICES.3.THE CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATION AND ALL COSTS ASSOCIATED WITH AS-BUILT TOPO OF DETENTION POND, DETENTION POND STORMSEWER AND STRUCTURES, AND ALL DRAINAGE SWALES. CONTRACTOR SHALL BE RESPONSIBLE FOR CONTACTING BISHOP ENGINEERING (DAVID BENTZ AT515-276-0467) TO PERFORM SAID AS-BUILT SURVEY. IF DETENTION PONDS HAVE BEEN GRADED INCORRECTLY, CONTRACTOR SHALL BE RESPONSIBLE FOR ALLSUBSEQUENT AS-BUILT TOPO SURVEYS UNTIL ISSUES HAVE BEEN RECTIFIED.4.THE CONTRACTOR SHALL COORDINATE THE ADJUSTMENT OF ANY AND ALL EXISTING AND PROPOSED UTILITIES TO PROPOSED GRADES. EXISTING UTILITIES SHALL BERAISED OR LOWERED IN ACCORDANCE WITH THE UTILITY OWNER REQUIREMENTS. ANY NECESSARY ADJUSTMENTS SHALL BE CONSIDERED INCIDENTAL TOCONSTRUCTION.5.CONTRACTOR SHALL COORDINATE ALL TIE-INS TO EXISTING UTILITIES WITH THE CITY OF WAUKEE PUBLIC WORKS DEPARTMENT.6.ALL UTILITIES WITHIN THE DEVELOPMENT WILL BE PRIVATELY OWNED AND MAINTAINED BY THE HOMEOWNERS ASSOCIATION.7.ACTIVE EXISTING FIELD TILES ENCOUNTERED DURING CONSTRUCTION SHALL BE REPAIRED, REROUTED, OR CONNECTED TO PUBLIC OR PRIVATE STORM SEWER TOREMAIN IN SERVICE.8.ALL PROPOSED RCP STORM SEWER PIPE JOINTS SHALL BE FABRIC WRAPPED AND THE LAST 3 PIPE SECTIONS ON THE APRON SHALL BE TIED WITH RF-14 TYPE IICONNECTORS. ALL APRONS SHALL HAVE A STANDARD FOOTING AND TRASH GUARD.9.ALL RIP RAP CALLED OUT ON PLANS SHALL BE UNDERLAIN WITH ENGINEERING FABRIC.10.SANITARY SEWER SERVICE CONNECTIONS SHALL BE PLACED AT A SLOPE OF NO LESS THAN 2%. SERVICES SHALL MAINTAIN 18" OF VERTICAL SEPARATION FROM THEWATERMAIN WITH 18" OF COMPACTED LOW PERMEABILITY SOIL BETWEEN THE UTILITIES WITHIN 10' OF THE CROSSING.11.ALL STORM SEWER AND SANITARY SEWER IS TO BE CLEANED AND TELEVISED PRIOR TO PAVING. THE CITY SHALL WITNESS ALL CLEANING AND TELEVISING AND SHALLBE PROVIDED COPIES OF THE REPORT AND VIDEOS.12. ALL SANITARY SEWER MANHOLES ARE TO BE VACUUM TESTED.13.MANDREL AND PRESSURE TESTS SHALL BE REQUIRED FOR ALL PROPOSED SANITARY LINES. TELEVISING OF THE SANITARY SEWER SYSTEM SHALL BE COMPLETEDPRIOR TO PAVING UNLESS OTHERWISE APPROVED BY JURISDICTION.14.WATERMAINS SHALL BE C-900. SIZE OF WATERMAIN AS SHOWN ON PLANS.15.THRUST BLOCKS SHALL BE INSTALLED AS REQUIRED AND SHALL BE CONSIDERED INCIDENTAL TO WATERMAIN CONSTRUCTION.16.ALL FIRE HYDRANTS ARE TO HAVE 4-INCH STORZ FITTINGS INCLUDING ANY RELOCATED HYDRANTS.17.PROPOSED WATERMAIN SHALL BE PRESSURE TESTED, BACTERIA TESTED AND CHLORINATED. THE FILLING OF THE WATER MAIN SHALL BE DONE BY THE CITY OFWAUKEE.18.TRACER WIRE SHALL BE ADDED TO ALL WATER MAIN, AND BROUGHT TO THE SURFACE AT EVERY HYDRANT.19.ALL HYDRANTS WILL IMMEDIATELY BE COVERED WITH A BLACK PLASTIC BAG (OR EQUIVALENT) ONCE THE HYDRANT IS INSTALLED. THE CITY OF WAUKEE WILL NOTIFYTHE CONTRACTOR WHEN THE BAGS CAN BE REMOVED.20.THE MINIMUM HYDRANT LEAD SHALL BE 3.5 FEET.PAVING NOTES:1.THE PAVING/ GRADING CONTRACTOR SHALL BACKFILL THE PAVING SLAB AND FINE GRADE THE RIGHT OF WAY AS SOON AFTER THE PAVING AS POSSIBLE. ALL AREASSHALL BE SEEDED IN ACCORDANCE WITH CITY OF WAUKEE STANDARD SPECIFICATIONS AND THE CURRENT VERSION OF SUDAS.2.SUBGRADE PREPARATION AND PAVEMENTS WILL BE CONSTRUCTED FOLLOWING RECOMMENDATIONS IN THE SOILS REPORT. APPROVED SOILS ENGINEER MUST SIGNOFF ON SUBASE PRIOR TO ANY PAVEMENT BEING PLACED.3.SEE DETAILS FOR ALL PAVEMENT THICKNESS.4.ALL PEDESTRIAN WALKWAYS THAT UNLOAD INTO A VEHICLES TRAVELED PATH MUST HAVE A.D.A. DETECTABLE WARNING PLANEL(S) AS PER A.D.A. REGULATIONS. PANELTYPE & COLOR SHALL BE PER CITY STANDARD.5.ALL WALKS, PARKING LOTS, HANDICAP PARKING, RAMPS, ETC. SHALL COMPLY WITH ALL A.D.A. AND CITY CODES. HANDICAP PARKING SIGNAGE IS REQUIRED FOR ALLHANDICAP STALLS AND SHALL BE CONSIDERED INCIDENTAL. IN EVENT OF A DISCREPANCY BETWEEN THE PLANS AND THE A.D.A./CITY CODES THE A.D.A./CITY CODESSHALL GOVERN. CONTRACTOR SHALL BE RESPONSIBLE FOR ENSURING A.D.A. CODES ARE MET.6.WASTE FROM CONCRETE WASHOUT AND WET SAWING OF CONCRETE IS NOT ALLOWED TO BE DISCHARGED TO SURFACE WATERS OR STORM SEWERS AND IS NOTALLOWED TO ADVERSELY AFFECT A WATER OF THE STATE.QUANTITY ESTIMATE:IN EVENT OF A DISCREPANCY BETWEEN THE QUANTITY ESTIMATES AND THEDETAILED PLANS, THE DETAILED PLANS SHALL GOVERN.SANITARY SEWER:MANHOLE 15 EA8" SANITARY SEWER 1,951 LFSANITARY SEWER SERVICE84EAWATER MAIN:8" T.S. & V.3EA8"X8" TEES8EA8" VALVE3EAHYDRANT ASSEMBLY W/ 6" VALVE14EAWATER METER PIT1EA8" WATERMAIN2,187LFWATER SERVICE84EASTORM SEWER:24" NYLOPLAST BASIN5EASW-401 MANHOLE 7EASW-501 INTAKE8EASW-503 INTAKE7EA15" RCP FES3EA18" RCP FES1EA18" METAL FES1EA4" FOOTING DRAIN (EXLCUDE UNDER BLDG)172LF8" N-12680LF12" N-12183LF12" N-12 WATER TIGHT100LF15" N-12478LF15" GASKETED RCP154LF15" RCP975LF18" RCP364LFSTORM SERVICES52EAMISCELLANEOUS ITEMS:EARTHWORK1LSEROSION CONTROL1LSSEEDING1LSPAVEMENT REMOVAL 458SFNEW PAVEMENT & REPLACEMENT 123,191 SF4/19/2018PRELIM
INARYPRELIM
INARY
1020 10171018101910211022
1023
10241020101910211022102310261027
102810201020101610171
0
1
8
10181018101910191015101610171018
10251024102610271028102210231023102310241024TELE TELE TELE TELE TELE TELE TELE
F/O F/O F/O F/O F/O F/O F/OWWWWW8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"
ST ST ST ST ST ST ST ST ST STEX 30" FESFL=1014.60COTBM: BURY BOLTELEV=1019.79HY DWVWV WV
HY DTBM: BURY BOLTELEV=1018.33EX INTAKET/C=1017.21EX INTAKET/C=1017.14WVEX INTAKET/C=1018.06EX INTAKET/C=1017.98DEX STORM MHRIM=1018.61EX INTAKET/C=1019.33EX INTAKET/C=1019.43WVSEX SAN MHRIM=1020.57INV(W)=1007.67DEX STORM MHRIM=1020.46WVSEX SAN MHRIM=1020.41INV(W)=1009.26WVSEX SAN MHRIM=1022.36INV(W)=1007.81SANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSAN SAN SAN SAN SAN SAN SANLOT 31LOT 5610281025102010181017101710161025102010171015102810251020101810171018
1020
1023
10231020
1018101910201024
102010191020102110221023 102510211020 1019 1018
10211022102210211017SAN8"
SAN 8"
SAN 8"
EX INTAKE
RIM=1011.96
EX INTAKE
RIM=1011.97
EX INTAKE
RIM=1012.45
EX INTAKE
T/C=1013.01101710171018 101610171017
1017101810181017101610151016101710151014101410151016101710171015
10141
0
1
6
1018101710
1
6
10
1
5
1
0
1
4 101510141017
101710161015101410131015101410131012101110151014101310121011101
7
10
1
6
NE HORIZON DRIVENE ARCHER AVENUE(PUBLIC STREET)(PUBLIC STREET)STSTEX 10' PUEBK2014 PG 10246EX 30' BUFFER EASEMENTBK2014 PG 10246(TO BE ABANDONED)
EX 10' PUE
BK2013 PG 21331
EX 30' BUFFER EASEMENT
BK2013 PG 21331
(TO BE ABANDONED)EX 10' PUEBK 2013 PG 21331(TO BE ABANDONED)STSTSTSTSTSTSTSTSTSTST30' BUILDING SETBACKU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/E
W
W
W
W
TELE TELETELETELETELETELETELETELETELETELETELETELETELETELETELETELEGRIND EXISTING CURBAND GUTTERGRIND EXISTING CURBAND GUTTERGRIND EXISTING CURBAND GUTTERDEMO EXISTING ADA RAMPAND LANDINGDEMO EXISTING ADA RAMPAND LANDING23.1'9.36'57.98'REMOVE ROCK FLUME±76'±76'±76.78'ADJUST VALVE SEEUTILITY/GRADING PLANDEMO NOTES:1.SAWCUT & REMOVE ALL PAVEMENT TO FULL DEPTH OF SLAB.2.ALL REMOVALS SHALL BE DISPOSED OF ACCORDING TOFEDERAL, STATE AND LOCAL LAWS AND ORDINANCESDEMO PLANC1.1REFERENCE NUMBER:3501 104th Street
Des Moines, Iowa 50322-3825
Phone: (515)276-0467 Fax: (515)276-0217
"Planning Your Successful Development"
Bishop Engineering
Civil Engineering & Land Surveying Established 1959DRAWN BY:CHECKED BY:REVISION DATE:PROJECT NUMBER:SHEET NUMBER:EAVDBB10-31-17 REZONE MAP02-19-18 1ST SUBMITTAL03-23-18 2ND SUBMITTAL04-16-18 3RD SUBMITTAL05-15-18 BID SET06-14-18 4TH SUBMITTAL170274PRAIRIE CROSSING TOWNHOMES
WAUKEE, IA
PRELIMINARY- NOT FOR CONSTRUCTIONGRAPHIC SCALE040204080M:\LAND PROJECTS 2017\170274\DWG\PP02-DEMO.DWG6/14/2018 9:42:07 AM
GMGMA/C A/C
GMGMGMA/C A/CA/CGMGMA/C A/C GMGMGMA/C A/CA/C A/CA/CA/CA/CA/CA/CGMGMGMGMGMGMA/CA/CA/CA/CA/CA/CGMGMGMGMGMGMA/CA/CA/CA/CA/CA/CGMGM
GM
GM
GM
GM
A/CA/CA/CA/CA/CA/CGM
GM
GM
GM
GM
GMA/CA/CA/CA/CA/CA/C
GM
GM
GM
GM
GM
GM A/CA/CA/CA/CA/CA/CGMGMGMGMGMGMA/CA/CA/CA/CA/CA/CGM
GM
GM
GM
GM
GM
A/CA/C
A/CA/C A/CA/CGM GM
GM
GMGM
GM
A/CA/C
A/CA/C A/CA/CGM GM
GM
GMGM
GMA/CA/CA/CA/CA/C
A/CGMGM GMGMGMGMA/CA/CA/CA/CA/C
A/CGMGM GMGMGMGMA/CA/CA/C
GMGMGMGMGMGMGMA/C
A/C A/C A/CA/C2
501330 SF741680 SF561330 SF641330 SF4631680 SF701330 SF771560 SF721680 SF731330 SF581680 SF213150 SF4.89 ACOUTLOT 'Z'60.00'60.00'191800 SF201560 SF211560 SF221560 SF231560 SF241800 SF251800 SF261560 SF271560 SF281560 SF291560 SF301800 SF10.34'411560 SF421800 SF371800 SF381560 SF391560 SF401560 SF441330 SF431680 SF35.00'48.00'491680 SF35.00'35.00'35.00'35.00'48.00'38.00'38.00'591680 SF35.00'611330 SF35.00'551680 SF48.00'35.00'621680 SF571330 SF38.00'35.00'601330 SF48.00'35.00'35.00'35.00'671330 SF35.00'651680 SF661680 SF35.00'681680 SF30.00'60.00'60.00'26.00'26.00'711680 SF60.00'26.00'691680 SF60.00'60.00'751800 SF761560 SF781560 SF791800 SF30.00'26.00'26.00'26.00'26.00'30.00'60.00'60.00'60.00'60.00'60.00'60.00'60.00'60.00'60.00'60.00'60.00'35.00'60.00'30.00'26.00'26.00'26.00'26.00'30.00'30.00'26.00'26.00'26.00'26.00'30.00'60.00'60.00'60.00'60.00'60.00'60.00'60.00'30.00'26.00'26.00'26.00'26.00'30.00'60.00'
60.00'
60.00'
60.00'60.00'60.00'30.00'26.00'26.00'26.00'26.00'30.00'60.00'
60.00'
60.00'
60.00'
60.00'
60.00'30.00
'26.00
'26.00
'26.00
'26.00
'30.00
'54.73'21.11
'60.00'60.00'60.00'60.00'60.00'60.00'30.00'26.00'26.00'26.00'26.00'30.00'60.00'
60.00'
60.00'
60.00'
60.00'
60.00'48.00'38.00'48.00'48.00'38.00'48.00'35.00'
35.00'35.00'
35.00'
35.00'35.00'48.00'35.00'38.00'35.00'48.00'35.00'35.00'48.00'35.00'38.00'48.00'35.00'35.00'35.00'26.00'35.00'48.00'35.00'35.00'30.00'26.00'
38.00'
30.00'
48.00'481680 SF60.00'60.00'30.00'26.00'60.00'60.00'531330 SF541680 SF471330 SF451680 SF511680 SF461680 SF521680 SF841800 SF831560 SF821560 SF811560 SF801800 SF161560 SF151560 SF141560 SF131800 SF181800 SF171560 SF3
2
2
6
11111800 SF21560 SF31560 SF41560 SF51560 SF61800 SF91560 SF101560 SF111560 SF121800 SF71800 SF81560 SF60.00'60.00'
60.00'
31
1800 SF
32
1560 SF
33
1560 SF
34
1560 SF
35
1560 SF
36
1777 SF
351
349
347
345
343
341
331329327325323321322326330323327329320324328321325327891871851831892872852832873853833874854834875855835876856836837847857867877838848858868878839849859869879889909919929939949959908918928938948958401399397395393391381379377375373371TELE TELE TELE TELE TELE TELE TELE
F/O F/O F/O F/O F/O F/O F/OWWWWW8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"CONTINENTAL 296 FUND LLCPRAIRIE CROSSING PLAT 1 LOT 1ALICES, LCPRAIRIE CROSSING PLAT 1 OUTLOT ZTEAM DES MOINES PARTNERS, LLCTHE CROSSING AT ALICE'S ROAD PLAT 3 LOT 1MIDAMERICAN ENERGY COMPANY CORPORATE TAX-DMR7PARCEL A NE SEALICES, LCCARPENTER, RAYMOND LEE & LORIPRAIRIE CROSSING PLAT 5 LOT 17SPRENG, COURTNEY MPRAIRIE CROSSING PLAT 5 LOT 18ADAMS, SHELLY APRAIRIE CROSSING PLAT 4 LOT 13NIGGEMEYER, BRADLEY R & SHAE EPRAIRIE CROSSING PLAT 4 LOT 14ANANIEVA-STOYANOVA, ELITSA & STOIANOV, STEFAN JTRSPRAIRIE CROSSING PLAT 4 LOT 40ARAGON, IDA & ZENON JR JTRSPRAIRIE CROSSING PLAT 4 LOT 41ST ST ST ST ST ST ST ST ST STCOHYDWVWVWVHYDWVDWVSDWVSWVSSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSAN
SAN SAN SAN SAN SAN SAN SANLOT 31LOT 56SAN8"
SAN8"
SAN8"
NE HORIZON DRIVENE ARCHER AVENUE(PUBLIC STREET)(PUBLIC STREET)70' ROW60' ROW STST29' B-B
31' B-BEX 10' PUEBK2014 PG 10246EX 30' BUFFER EASEMENTBK2014 PG 10246(TO BE ABANDONED)
EX 10' PUE
BK2013 PG 21331
EX 30' BUFFER EASEMENT
BK2013 PG 21331
(TO BE ABANDONED)30' BUILDING SETBACKEX 10' PUEBK 2013 PG 21331(TO BE ABANDONED)STSTSTSTSTSTSTSTSTSTSTPRAIRIE CROSSINGPLAT 5 OUTLOT YZONING: C-4ZONING: C-4ZONING: C-4ZONING: R-2ZONING: R-2ZONING: R-2ZONING: R-2ZONING: R-2ZONING: R-2ZONING: C-4ZONING: C-430' BUILDING SETBACKU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/E
W
W
W
W
TELE
TELE TELETELETELETELETELETELETELETELETELETELETELETELETELETELETELES S
S S
S
S
S
S
S
S
S
S
S
S
S
D D
DDD
DD
S
WV WVWVHY DHY DHYDHYDHYDHYD
HY DHY DHY DD
HY DHY DHY DHY DHY DDD
DDDWWV
WV30'
NE BOWMAN DRNE MINK DRNE TRAVERSE DR
5' SIDEWALK TYP.5' SIDEWALK TYP.7" PCC7" PCC7" PCCSIDEWALK5'
PRIVATE DR
42.21'42.14'42.39'
42.19'
48.54'
48.26'
48.66'
48.39'
48.83'
48.55'64.89'64.91'64.96'10.53'40'40'11.4'22.96
'30.9'36.31'
36.58'
36.6'25.33'32'65.83'36.8'26' B-B26' B-B
24' B-B24' B-B24' B-B24' B-B
24' B-B
26' B-B26' B-B25' PROPOSED
BUFFER EASEMENT
14.98'5' SIDEWALK TYP.25'
20'25'
25'24'24'26'27'27'27'27'27'23.33'25'20'25'20'23.78'22.73'20.14'20.07'
20.09'
18.76'20.38'
29.69'
28.99'5' SIDEWALK TYP.18.34'30.7'18.34'18.33'18.33'ADA RAMPS AND DETECTIBLE WARNINGSADA RAMP, LANDING AND DETECTIBLE WARNINGSADA RAMP, LANDING AND DETECTIBLEWARNINGSADA RAMP, LANDING AND DETECTIBLEWARNINGSADA RAMP, LANDING AND DETECTIBLE WARNINGS5' CURB CUT5' CURB CUT DOUBLE CBUSEE DETAIL C6.1 CBUSEE DETAIL C6.1DOUBLE CBUSEE DETAIL C6.1DOUBLE CBUSEE DETAIL C6.1CBUSEE DETAIL C6.19.5'9.5'9.5'9'9'9.5
'20.07'5'64.93'NE OTTER DRNE QUAIL DRNE IRIS AVE
NE PHLOX AVE
NE LARKSPUR AVE
PHASE 1
PHASE 2
PHAS
E
1
PHAS
E
2
20'25'PRIVATE GRADING AND STORM SEWEREASEMENTPRIVATE GRADINGAND STORM SEWEREASEMENT25'35'60' PRIVATE GRADING
AND STORM SEWER
EASEMENT22.56'8" PCC TYPE A SUDASDRIVE CONNECTION8" PCC TYPE A SUDASDRIVE CONNECTION8" PCC TYPE A SUDAS DRIVECONNECTION10' PUE10' PUEEX 30' LANDSCAPE BUFFER EASEMENT BK2014 PG10246(TO BE ABANDONED)ADA RAMP, LANDING AND DETECTIBLE WARNINGSADJUST UTILITIES AS NECESSARYADJUST UTILITIESAS NECESSARYADJUST UTILITIESAS NECESSARYADJUST VALVE TO GRADER25'R25'R25'R25'R25'R25'R25'R25'R25'R25'R150'R150'R25'R25'R25'R25'R25'R25'R25'R15'R25'R25'R5'R5'R5'R5'LANDSCAPING WALL BLOCK OR BOULDER CONFIRMWITH OWNER PRIOR TO CONSTRUCTION25' PROPOSEDBUFFER EASEMENTEX ROCK5' PUE10' PUE10' PUE5' GASEASEMENT5' GASEASEMENT5' GASEASEMENT
5' GAS
EASEMENT
5' GAS
EASEMENT
GM
GMA/CA/CGM
GM
GMA/CA/CA/C20.0'20.0'22.0'24.0'12.0'14.0'12.0'2.0'14.0'34.0'6.0'14.7'8.0'20.0'20.0'22.0'20.0'22.7'20.0'20.0'24.0'6.0'20.0'26.0'
34.0'14.0'2.0'12.0'12.0'20.0'22.7'
22.7'20.0'22.0'6.0'6.0'22.7'
2.0'14.0'14.0'2.0'12.0'2.0'6.0'26.0'A/CA/CA/CA/CA/CA/CGM
GM
GM
GM
GM
GM
34.0'14.0'2.0'12.0'20.0'8.0'6.0'22.7'24.0'12.0'2.0'14.0'34.0'6.0'20.0'8.0'
22.0'14.0'2.0'12.0'6.0'8.0'20.0'20.0'22.0'24.0'12.0'2.0'14.0'8.0'
34.0'8.0'20.0'22.0'20.0'20.0'20.0'20.0'20.0'8.0'6.0'34.0'14.0'2.0'12.0'24.0'12.0'2.0'14.0'22.0'20.0'20.0'22.7'6.0'6.0'22.0'
22.7'
A/CA/C
A/CGM GM
GM
GM
GM GM
GM A/CA/CA/CA/CA/C 18.0'31.0'31.0'18.0'31.0'31.0'
31.0'
31.0'
26.0'
26.0'
31.0'
31.0'18.0'31.0'
31.0'
31.0'
31.0'18.0'31.0'18.0'31.0'18.0'31.0'
31.0'18.0'20.0'18.0'20.0'20.0'20.0'18.0'18.0'18.0'18.0'26.0'
26.0'26.0'
26.0'
26.0'
26.0'
26.0'
26.0'
26.0'
26.0'
26.0'
A/CA/C
A/CGM GM
GM
GM GMA/CA/CA/C 18.0'31.0'31.0'18.0'31.0'31.0'
31.0'
31.0'
26.0'
26.0'
31.0'
31.0'18.0'31.0'18.0'31.0'18.0'31.0'
31.0'18.0'26.0'
26.0'26.0'
26.0'
26.0'
26.0'26.0'18.0'20.0'18.0'20.0'20.0'18.0'26.0'GENERAL NOTES:1.ALL PROPOSED DRIVES WITHIN THE DEVELOPMENTSHALL BE PRIVATE.2.ANY RESTRICTED ACCESS POINTS DURINGCONSTRUCTION REQUIRING THE USE OF BARRICADE(S)SHALL UTILIZE MOVABLE BARRIERS SUCH THAT THEBARRIER CAN BE MOVED IN AN EMERGENCY.3.ALL UNDERGROUND UTILITIES ARE SHOWN PER MAPS.NO FIELD LOCATES WERE PERFORMED.LAYOUT PLANC2.1REFERENCE NUMBER:3501 104th Street
Des Moines, Iowa 50322-3825
Phone: (515)276-0467 Fax: (515)276-0217
"Planning Your Successful Development"
Bishop Engineering
Civil Engineering & Land Surveying Established 1959DRAWN BY:CHECKED BY:REVISION DATE:PROJECT NUMBER:SHEET NUMBER:EAVDBB10-31-17 REZONE MAP02-19-18 1ST SUBMITTAL03-23-18 2ND SUBMITTAL04-16-18 3RD SUBMITTAL05-15-18 BID SET06-14-18 4TH SUBMITTAL170274PRAIRIE CROSSING TOWNHOMES
WAUKEE, IA
PRELIMINARY- NOT FOR CONSTRUCTIONGRAPHIC SCALE040204080M:\LAND PROJECTS 2017\170274\DWG\PP03-LAYOUT.DWG6/14/2018 9:42:43 AM
BUILDING 6-UNIT EASTON DIMENSIONS:LOTS 1-6, 7-12, 13-18, 19-24, 25-30, 31-36, 37-42BUILDING 5-UNIT EASTON DIMENSIONS:LOTS 75-79, 80-84BUILDING 8-UNIT LEGACY DIMENSIONS:LOTS 55-62BUILDING 6-UNIT LEGACY DIMENSIONS:LOTS 43-48, 49-54, 63-68
501330 SF741680 SF561330 SF641330 SF631680 SF701330 SF771560 SF721680 SF731330 SF581680 SF213150 SF4.89 ACOUTLOT 'Z'191800 SF201560 SF211560 SF221560 SF231560 SF241800 SF251800 SF261560 SF271560 SF281560 SF291560 SF301800 SF411560 SF421800 SF371800 SF381560 SF391560 SF401560 SF441330 SF431680 SF491680 SF591680 SF611330 SF551680 SF621680 SF571330 SF601330 SF671330 SF651680 SF661680 SF681680 SF711680 SF691680 SF751800 SF761560 SF781560 SF791800 SF481680 SF531330 SF541680 SF471330 SF451680 SF511680 SF461680 SF521680 SF841800 SF831560 SF821560 SF811560 SF801800 SF161560 SF151560 SF141560 SF131800 SF181800 SF171560 SF11800 SF21560 SF31560 SF41560 SF51560 SF61800 SF91560 SF101560 SF111560 SF121800 SF71800 SF81560 SF31
1800 SF
32
1560 SF
33
1560 SF
34
1560 SF
35
1560 SF
36
1777 SF
1020 10171018101910211022
1023
102410201019102110221023102610271028
10201020101610171
0
1
8
10181018101910191015101610171018
10251024102610271028102210231023102310241024TELE TELE TELE TELE TELE TELE TELE
F/O F/O F/O F/O F/O F/O F/OWWWWW8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"
ST ST ST ST ST ST ST ST ST STEX 30" FESFL=1014.60COTBM: BURY BOLTELEV=1019.79HY DWVWV WV
HY DTBM: BURY BOLTELEV=1018.33EX INTAKET/C=1017.21EX INTAKET/C=1017.14WVEX INTAKET/C=1018.06EX INTAKET/C=1017.98DEX STORM MHRIM=1018.61EX INTAKET/C=1019.33EX INTAKET/C=1019.43WVSDEX STORM MHRIM=1020.46WVSWVSSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSAN SAN SAN SAN SAN SAN SANLOT 31LOT 5610281025102010181017101710161025102010171015102810251020101810171018
1020
1023
10231020
1018101910201024
102010191020102110221023 102510211020 1019 1018
10211022102210211017SAN8"
SAN8"
SAN8"
EX INTAKE
RIM=1011.96
EX INTAKE
RIM=1011.97
EX INTAKE
RIM=1012.45
EX INTAKE
T/C=1013.01101710171018 10171017
10171015
10141
0
1
6
1018101710
1
6
10
1
5
1
0
1
4 10151017
101710161015101410131015101410131012101110151014101310121011101
7
10
1
6
NE HORIZON DRIVENE ARCHER AVENUE(PUBLIC STREET)(PUBLIC STREET)STSTEX 10' PUEBK2014 PG 10246EX 30' BUFFER EASEMENTBK2014 PG 10246(TO BE ABANDONED)
EX 10' PUE
BK2013 PG 21331
EX 30' BUFFER EASEMENT
BK2013 PG 21331
(TO BE ABANDONED)30' BUILDING SETBACKEX 10' PUEBK 2013 PG 21331(TO BE ABANDONED)STSTSTSTSTSTSTSTSTSTST30' BUILDING SETBACKU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/E
W
W
W
W TELETELETELETELETELETELETELETELETELETELETELETELETELETELETELES S
S S
S
S
S
S
S
S
S
S
S
S
S
D D
DDDDD
S
WV WVWVHY DHY DHYDHYDHYDHYD
HY DHY DHY DD
HY DHY DHY DHY DHY DDD
DDDWWV
WV9+90.071+002+003+004+005+006+007+008+009+001+00 2+00 3+00 4+00 5+00
1+00 2+00
1+00 2+00
1+00 2+00
1+00 2+00 3+00 4+00
2+501+002+002+501+002+00GFE=1023.17 GFE=1023.17 GFE=1023.00 GFE=1023.00GFE=1022.50 GFE=1022.50GFE=1022.75 GFE=1022.75
GFE=1024.67 GFE=1024.67
GFE=1023.00
GFE=1023.00 GFE=1023.00
GFE=1023.00
GFE=1022.30
GFE=1022.30 GFE=1022.30
GFE=1022.30
GFE=1022.10
GFE=1022.10
GFE=1022.10
GFE=1022.10
GFE=1021.50 GFE=1021.50 GFE=1021.50
GFE=1021.50 GFE=1021.50
GFE=1021.50
GFE=1020.52
GFE=1020.52
GFE=1021.57
GFE=1021.57
GFE=1022.25
GFE=1022.25
GFE=1023.00
GFE=1023.00
GFE=1021.50 GFE=1021.50
1015.00OVERSPILL1021.50OVERSPILL1017.00HIGH POINT1022.601018.201020.501020.501016.50RIM1016.401019.831019.831023.001023.001022.501019.331022.501022.501023.001019.831019.831020.001020.001023.171023.171022.751022.751022.751022.751021.501021.501024.671024.671023.001023.001023.001023.001022.301022.301022.301022.301022.101022.101022.101022.101021.501021.501021.501021.501021.501021.501021.501021.501020.521017.351017.351020.521018.401018.401021.571019.081019.081022.25DETENTION BASIN (BY OTHERS)100YR ELEVATION=1013.10 (PER PRAIRIE CROSSING PLAT 4)OVERSPILL=1015.00 (PER PRAIRIE CROSSING PLAT 4)1019.251022.25OVERSPILL1020.60OVERSPILL1021.00OVERSPILL1021.00OVERSPILL1017.60OVERSPILL1017.50100YR PONDINGELEV=1016.60100YR PONDINGELEV=1016.70100YR PONDINGELEV=1016.37DETENTION BASIN (BY OTHERS)100YR ELEVATION=1015.56(PER PRAIRIE CROSSING PLAT 5)OVERSPILL=1016.56 (PER PRAIRIE CROSSING PLAT 5CONSTRUCTION DRAWINGS)100YR PONDINGELEV=1021.20100YR PONDINGELEV=1018.50100YR PONDINGELEV=1020.65100YR PONDINGELEV=1020.651023.001021.571021.961022.03T/C1021.70G1021.951022.02T/C1021.69G1022.03T/C1021.70G1022.02T/C1021.69G1021.801021.881021.95T/C1021.62G1021.95T/C1021.62G1021.381021.45T/C1021.12G1021.45T/C1021.12G1022.87T/C1021.54G1021.87T/C1021.54G1022.09T/C1021.76G1022.35T/C1022.02G1022.48T/C1022.15G1021.50T/C1021.17G1021.43G1021.89T/C1021.56GCONSTANT SLOPECONSTANT SLOPE 2.0%0.5%1.0%0.5%1.0%0.5%2.0%0.5%1023.09T/C1022.76G1023.21T/C1022.88G1022.97T/C1022.64G1022.391023.82T/C1022.51G1022.60T/C1022.27GCONSTANT SLOPE 1.0%
0.5%
1.0%
0.5%
CONSTANT SLOPE 1.0%1.0%
0.5%0.5%1022.36T/C1022.03G1022.48T/C1022.15G1022.24T/C1021.91GCONSTANT SLOPE
0.5%0.5%
CONSTANT SLOPE
0.5%0.5%1021.77T/C1021.44G1021.83T/C1021.50G1021.89T/C1021.56GCONSTANT SLOPE
0.5%0.5%
CONSTANT SLOPE
0.5%0.5%CONSTANT SLOPE1.5%0.5%1.5%0.5%CONSTANT SLOPE1.5%1.5%0.5%0.5%CONSTANT SLOPE1.5%1.0%1.5%1.5%1.0%CONSTANT SLOPE1.5%1019.56G1020.07T/C1019.74G1.0%1.0%1019.69G1020.20T/C1019.87G1020.20T/C1019.87G1020.07T/C1019.74G100YR PONDINGELEV=1015.56(PER PRAIRIECROSSING PLAT 5)100YR PONDINGELEV=1013.10(PER PRAIRIECROSSING PLAT 4)1020.00T/W1019.00B/W1021.00T/W1019.00B/W1021.00T/W1018.50B/W1021.00T/W1018.50B/W1019.00T/W1018.50B/W1020.00T/W1018.50B/W1017.251022.501019.331022.50OVERSPILL1022.00OVERSPILL1022.001019.751019.491019.821019.821019.491019.501019.241019.571019.571019.241019.251018.991019.321019.321018.991019.001018.741019.071019.071018.741018.651018.391018.721018.721018.391018.001017.741018.071018.071017.741016.50RIM1016.50RIMOVERSPILL1017.00INTERSECTION NO. 1INTERSECTION NO. 2INTERSECTION NO. 3INTERSECTION NO. 4INTERSECTION NO. 5INTERSECTION NO. 6INTERSECTION NO. 7INTERSECTION NO. 8INTERSECTION NO. 9NE BOWMAN DRNE MINK DRNE TRAVERSE DR
NE OTTER DRNE QUAIL DRNE IRIS AVE
NE PHLOX AVE
NE LARKSPUR AVE10231021102210221020 1018 1022102010191018102010181017
101510181019102110191017102010
1
8
1
0
2
1
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0
1
91021102210191022 1022102210221021102010211020102010201019101810211021102
2
102210201019
GRADING PLANC3.1REFERENCE NUMBER:3501 104th Street
Des Moines, Iowa 50322-3825
Phone: (515)276-0467 Fax: (515)276-0217
"Planning Your Successful Development"
Bishop Engineering
Civil Engineering & Land Surveying Established 1959DRAWN BY:CHECKED BY:REVISION DATE:PROJECT NUMBER:SHEET NUMBER:EAVDBB10-31-17 REZONE MAP02-19-18 1ST SUBMITTAL03-23-18 2ND SUBMITTAL04-16-18 3RD SUBMITTAL05-15-18 BID SET06-14-18 4TH SUBMITTAL170274PRAIRIE CROSSING TOWNHOMES
WAUKEE, IA
PRELIMINARY- NOT FOR CONSTRUCTIONGRAPHIC SCALE040204080M:\LAND PROJECTS 2017\170274\DWG\PP04-GRADING.DWG6/14/2018 9:44:17 AM GRADING LEGEND:EXISTING CONTOURPROPOSED CONTOURFINISHED GROUND ELEVATIONTOP OF CURB ELEVATIONGUTTER ELEVATIONTOP OF WALL ELEVATIONBOTTOM OF WALL ELEVATIONEDGE OF WALK ELEVATIONTOP OF STAIR ELEVATIONBOTTOM OF STAIR ELEVATIONNOTE: WALL ELEVATIONS SHOWN ON PLAN ARE FINISHEDGROUND GRADES AT THE TOP AND BOTTOM OF THE WALL.150.50E/W150.50B/W150.50T/W150.50G150.50T/C150.50150150150.50T/S150.50B/S
D
S
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1022.75 NE TRAVERSE DRNE MINK DR1.0%1022.021021.72T/C1021.39G1021.041021.63T/C1021.30GSWVU/EU/EU/EU/EU/EU/EU/ESDD1+00 1020.50T/C1020.27G1020.151020.201020.00G1019.951019.821019.75G1019.95T/C EX±1019.45G EX±1020.43T/C EX±1019.93G EX±1020.10G1020.15G1020.56T/C1020.23G1019.70EX±1020.031020.101019.60EX±1019.78 EX±1020.081020.131020.171020.671020.721020.651020.601020.66 1020.73T/C1020.40G1020.73T/C1020.40G1020.801020.871020.02G1019.81G1.0%1.0%1.5%1.5%0.8%1.5%4.0%4.0%7.13%6.25%0.0%1.2%1020.321020.391.5%1.5%6.25%6.25%1.5%1.0%1.0%NE ARCHER AVENE TRAVERSE DR1.5%0.8%
1022.75
1.5%1.5%1020.71T/C1020.38G1020.71T/C1020.38G1020.41EX1021.221021.46102510241026102710231023S
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2 1021.71T/C1021.49G1021.631021.55T/C1021.22G1021.48T/C1021.15GGRADING PLANC3.2REFERENCE NUMBER:3501 104th Street
Des Moines, Iowa 50322-3825
Phone: (515)276-0467 Fax: (515)276-0217
"Planning Your Successful Development"
Bishop Engineering
Civil Engineering & Land Surveying Established 1959DRAWN BY:CHECKED BY:REVISION DATE:PROJECT NUMBER:SHEET NUMBER:EAVDBB10-31-17 REZONE MAP02-19-18 1ST SUBMITTAL03-23-18 2ND SUBMITTAL04-16-18 3RD SUBMITTAL05-15-18 BID SET06-14-18 4TH SUBMITTAL170274PRAIRIE CROSSING TOWNHOMES
WAUKEE, IA
PRELIMINARY- NOT FOR CONSTRUCTION
GRAPHIC SCALE01051020M:\LAND PROJECTS 2017\170274\DWG\PP04-GRADING.DWG6/14/2018 9:44:29 AMINTERSECTION NO. 1INTERSECTION NO. 2INTERSECTION NO. 3INTERSECTION NO. 4ALL VIEWS
S
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Des Moines, Iowa 50322-3825
Phone: (515)276-0467 Fax: (515)276-0217
"Planning Your Successful Development"
Bishop Engineering
Civil Engineering & Land Surveying Established 1959DRAWN BY:CHECKED BY:REVISION DATE:PROJECT NUMBER:SHEET NUMBER:EAVDBB10-31-17 REZONE MAP02-19-18 1ST SUBMITTAL03-23-18 2ND SUBMITTAL04-16-18 3RD SUBMITTAL05-15-18 BID SET06-14-18 4TH SUBMITTAL170274PRAIRIE CROSSING TOWNHOMES
WAUKEE, IA
PRELIMINARY- NOT FOR CONSTRUCTION
GRAPHIC SCALE01051020M:\LAND PROJECTS 2017\170274\DWG\PP04-GRADING.DWG6/14/2018 9:44:38 AM INTERSECTION NO. 5INTERSECTION NO. 6INTERSECTION NO. 7ALL VIEWS
U/EU/EU/EU/EU/EU/EU/EU/EU/ES
S 2+00
1+00HIGH PT
1021.601019.93 1020.80 1021.35
1020.311020.131020.57
1020.00
1019.67
1020.64
1020.31
1020.87
1020.54
1021.42
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4.5%1.5%4.5%
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1020.421020.751020.641020.311020.841021.171020.67 1021.15
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Des Moines, Iowa 50322-3825
Phone: (515)276-0467 Fax: (515)276-0217
"Planning Your Successful Development"
Bishop Engineering
Civil Engineering & Land Surveying Established 1959DRAWN BY:CHECKED BY:REVISION DATE:PROJECT NUMBER:SHEET NUMBER:EAVDBB10-31-17 REZONE MAP02-19-18 1ST SUBMITTAL03-23-18 2ND SUBMITTAL04-16-18 3RD SUBMITTAL05-15-18 BID SET06-14-18 4TH SUBMITTAL170274PRAIRIE CROSSING TOWNHOMES
WAUKEE, IA
PRELIMINARY- NOT FOR CONSTRUCTION
GRAPHIC SCALE01051020M:\LAND PROJECTS 2017\170274\DWG\PP04-GRADING.DWG6/14/2018 9:44:44 AM
INTERSECTION NO. 9INTERSECTION NO. 8ALL VIEWS
GMGMA/C A/C GMGMGMA/C A/CA/CGMGMA/C A/C GMGMGMA/C A/CA/C A/CA/CA/CA/CA/CA/CGMGMGMGMGMGMA/CA/CA/CA/CA/CA/CGMGMGMGMGMGMA/CA/CA/CA/CA/CA/CGMGM
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EX 10' PUE
BK2013 PG 21331
30' BUILDING SETBACKSTSTSTSTSTSTSTSTSTSTST30' BUILDING SETBACKU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/E
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@ S=0.50%STRUCTURE #448" SW-301 MANHOLERIM=1022.74INV(E)=1015.54STRUCTURE #348" SW-301 MANHOLERIM=1022.12INV(W)=1014.38STRUCTURE #11SW-501 INTAKET/C=1019.69FL(N)=1016.35FL(E)=1016.25STRUCTURE #1024" NYLOPLAST BASINW/DOME GRATERIM=1020.50FL(N)=1017.36FL(S)=1016.65STRUCTURE #3SW-503 INTAKET/C=1020.73FL(S)=1015.66FL(N)=1015.56STRUCTURE #16SW-501 INTAKET/C=1022.13FL(W)=1018.36FL(E)=1018.26STRUCTURE #17SW-503 INTAKET/C=1022.13FL(W)=1018.00FL(N)=1018.00FL(S)=1017.90STRUCTURE #19SW-503 INTAKET/C=1021.55FL(N)=1016.95FL(S)=1016.85FL(SW)=1016.95STRUCTURE #18SW-501 INTAKET/C=1021.48FL(NE)=1017.23FL(W)=1017.33STRUCTURE #124" NYLOPLAST BASINW/DOME GRATERIM=1018.20FL(N)=1016.46FL(S)=1016.56STRUCTURE #4SW-501 INTAKET/C=1021.72FL(E)=1017.80STRUCTURE #5SW-501 INTAKET/C=1021.63FL(N)=1017.34FL(W)=1017.54STRUCTURE #6SW-503 INTAKET/C=1021.07FL(W)=1017.22FL(E)=1017.22FL(S)=1016.75FL(N)=1016.55STRUCTURE #2SW-501 INTAKET/C=1020.73FL(S)=1015.89FL(N)=1015.79STRUCTURE #21SW-503 INTAKET/C=1020.94FL(N)=1015.95FL(SW)=1015.95FL(SE)=1015.85STRUCTURE #20SW-501 INTAKET/C=1020.92FL(W)=1016.60FL(NE)=1016.21STRUCTURE #21A48" SW-401 MANHOLERIM=1020.71FL(NW)=1015.03FL(W)=1014.53FL(S)=1014.43STRUCTURE #22SW-501 INTAKET/C=1020.52FL(W)=1015.20FL(S)=1015.72FL(E)=1015.10STRUCTURE #24A48" SW-401 MANHOLERIM=1017.10FL(W)=1009.43FL(NE)=1009.33STRUCTURE #8A24" NYLOPLAST BASINW/SOLID LIDRIM=1016.50FL(N)=1011.73FL(SE)=1011.63STRUCTURE #23SW-501 INTAKET/C=1018.07FL(W)=1013.56FL(E)=1013.46STRUCTURE #24SW-503 INTAKET/C=1018.07FL(N)=1012.70FL(W)=1013.20FL(E)=1012.25STRUCTURE #724" NYLOPLAST BASINW/DOME GRATERIM=1016.40FL(S)=1013.80STRUCTURE #824" NYLOPLAST BASINW/DOME GRATERIM=1016.50FL(N)=1012.51FL(S)=1012.41STRUCTURE #1515" FESFL(E)=1015.00STRUCTURE #924" NYLOPLAST BASINW/DOME GRATERIM=1020.50FL(S)=1017.98STRUCTURE #8B18" FESFL(NW)=1010.00STRUCTURE #24B18" FESFL(SW)=1007.00STRUCTURE #6A15" FESFL(S)=1015.56STRUCTURE #3A15" FESFL(S)=1014.8959LF 15" RCP GASKETED @ S=1.00%26LF 15" RCP @ S=1.00%26LF 15" RCP @ S=1.00%118LF 15" RCP@ S=0.80%28LF 15" RCP @ S=1.00%113LF 15" RCP @ S=0.80%26LF 15" RCP @ S=1.00%1
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0%68LF 15" N-12 @ S=1.00%257LF 15" N-12 @ S=0.50%67LF 18" RCP @ S=3.50%*CRITICAL CROSSING*15" STORM BOTTOM = 1015.458" SANITARY TOP = 1010.49SEPARATION = 4.96*CRITICAL CROSSING*STORM BOTTOM = 1015.82WATERMAIN TOP = 1014.32BEND WATERMAIN UNDER STORMTO MAINTAIN 1.5' SEPARATIONHYDRANTASSEMBLY8" WATERMAIN8" WATERMAINHYDRANTASSEMBLY8"X 8" TEE ANDVALVESHYDRANTASSEMBLY8" WATERMAIN*CRITICAL CROSSING*STORM BOTTOM = 1017.92SANITARY TOP = 1013.41SEPARATION = 4.51HYDRANTASSEMBLY8"X 8" TEE8"X 8" TEE8"X 8" TEE8"X 8" TEE ANDVALVES8"X 8" TEE8"X 8" TEE8" WATERMAIN8" WATERMAIN8" WATERMAINHYDRANTASSEMBLYHYDRANTASSEMBLYHYDRANTASSEMBLYHYDRANTASSEMBLY8" WATERMAIN8" WATERMAIN8" WATERMAIN8" WATERMAIN8" WATERMAIN8" WATERMAINR150'(TYP)*CRITICAL CROSSING*STORM BOTTOM = 1016.87WATERMAIN TOP = 1015.37BEND WATERMAIN UNDER STORMTO MAINTAIN 1.5' SEPARATION*CRITICAL CROSSING*WATER BOTTOM = 1015.67SANITARY TOP = 1014.10SEPARATION = 1.56*CRITICAL CROSSING*8" WATER BOTTOM = 1015.168" SANITARY TOP = 1013.32SEPARATION = 1.84*CRITICAL CROSSING*STORM BOTTOM = 1016.84SANITARY TOP = 1012.60SEPARATION = 4.24*CRITICAL CROSSING*WATERMAIN BOTTOM = 1014.42SANITARY TOP = 1012.49SEPARATION = 1.92*CRITICAL CROSSING*STORM BOTTOM = 1015.87SANITARY TOP = 1011.80SEPARATION = 4.07*CRITICAL CROSSING*WATERMAIN BOTTOM = 1013.67SANITARY TOP = 1010.60SEPARATION = 3.07*CRITICAL CROSSING*8" WATER BOTTOM = 1014.508" SANITARY TOP = 1010.17SEPARATION = 4.33*CRITICAL CROSSING*8" WATERMAIN BOTTOM = 1014.138" SANITARY TOP = 1009.57SEPARATION = 4.56HYDRANTASSEMBLYHYDRANTASSEMBLYHYDRANTASSEMBLYHYDRANTASSEMBLYHYDRANTASSEMBLYCLASS DRIP RAPCLASS DRIP RAPCLASS DRIP RAPCLASS DRIP RAP*CRITICAL CROSSING*FOOTING DRAIN BOTTOM = 1018.40WATERMAIN TOP = 1016.70SEPARATION = 1.70*CRITICAL CROSSING*FOOTING DRAIN BOTTOM = 1017.37WATERMAIN TOP = 1015.87SEPARATION = 1.5*CRITICAL CROSSING*STORM BOTTOM = 1014.53SANITARY TOP = 1011.30SEPARATION = 3.23*CRITICAL CROSSING*STORM BOTTOM = 1014.618" WATERMAIN TOP = 1013.11BEND WATERMAIN UNDER STORMMAINTAIN 1.5' SEPARATION*CRITICAL CROSSING*FOOTING DRAIN BOTTOM = 1016.02WATERMAIN TOP = 1014.52BEND WATERMAIN UNDER STORMMAINTAIN 1.5' SEPARATION*CRITICAL CROSSING*FOOTING DRAIN BOTTOM = 1015.85SANITARY TOP = 1010.10SEPARATION = 5.75*CRITICAL CROSSING*FOOTING DRAIN BOTTOM = 1016.60WATERMAIN TOP = 1015.10BEND WATERMAIN UNDER STORMMAINTAIN 1.5' SEPARATION*CRITICAL CROSSING*15" STORM BOTTOM = 1016.098" WATERMAIN TOP = 1012.67SEPARATION = 3.42*CRITICAL CROSSING*STORM BOTTOM = 1016.65SANITARY TOP = 1013.06SEPARATION = 3.598" X 8" TS&V SET TO GRADE8" X 8" TS&VSET TO GRADE8" X 8" TS&V SET TO GRADE29LF 4" FOOTING DRAIN@ S=1.00%30LF 4" FOOTING DRAIN@ S=1.00%50LF 4" FOOTING DRAIN@ S=1.00%STRUCTURE #6-248" SW-401 MANHOLERIM=1022.07FL(W)=1018.96174LF 8" N-12@ S=1.00%180LF 8" N-12@ S=1.00%STRUCTURE #6-148" SW-401 MANHOLERIM=1021.46FL(E)=1019.02STRUCTURE #17B48" SW-401 MANHOLERIM=1022.20FL(S)=1019.37100LF 8" N-12@ S=0.80%182LF 8" N-12@ S=0.80%STRUCTURE #17A-148" SW-401 MANHOLERIM=1023.06FL(E)=1020.02STRUCTURE #17A48" SW-401 MANHOLERIM=1022.48FL(N)=1018.57FL(S)=1018.47FL(W)=1018.5759LF 8" N-12@ S=0.80%WATER METER PIT(MANHOLE)HYDRANT ASSEMBLY50LF 4" FOOTING DRAIN@ S=1.00%8"X 8" TEE*CRITICAL CROSSING*STORM BOTTOM = 1016.33SANITARY TOP = 1008.33SEPARATION = 8.00*CRITICAL CROSSING*STORM BOTTOM = 1015.98SANITARY TOP = 1008.86SEPARATION = 7.1217LF 4" FOOTING DRAIN@ S=1.00%18.32'1
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'15'31.71'7.5'13'7.5'13'*CRITICAL CROSSING*STORM BOTTOM = 1018.61SANITARY TOP = 1014.13SEPARATION = 4.48'*CRITICAL CROSSING*STORM BOTTOM = 1018.74WATER TOP = 1016.60SEPARATION = 2.14'*CRITICAL CROSSING*STORM BOTTOM = 1016.65WATER TOP = 1015.08SEPARATION = 1.5770LF 12" N-12 @ S=0.50%STRUCTURE #1A24" NYLOPLAST BASINW/DOME GRATERIM=1021.00FL(N)=1016.91FL(S)=1017.0154LF 12" N-12 @ S=0.50%STRUCTURE #1B24" NYLOPLAST BASINW/DOME GRATERIM=1021.00FL(N)=1017.2850LF 15" N-12 @ S=1.00%STRUCTURE #8A-124" NYLOPLAST BASINW/DOME GRATERIM=1016.50FL(NW)=1011.13FL(SE)=1011.03ADJUST EX VALVE TO GRADE*CRITICAL CROSSING*FOOTING DRAIN BOTTOM = 1016.41SANITARY TOP = 1008.79SEPARATION=7.628" VALVE8" VALVE8" VALVEEX RIP RAPUTILITY NOTES:1.ALL PROPOSED UTILTIES SHALL BE PRIVATE, UNLESS NOTED OTHERWISE.2.ALL WATER LINES SHALL HAVE A MINIMUM OF 5.5' OF COVER UNLESS NOTED OTHERWISE.3.FIRE HYDRANT ASSEMBLY SHALL INCLUDE THE TEE, BRANCH, VALVE AND HYDRANT.4.PIPE LENGTHS CALLED OUT ON PLANS INCLUDE FLARED END SECTION, WHERE APPLICABLE.5.STORM SEWER CALLED OUT AS RCP MUST BE CLASS III RCP.6.STORM SEWER CALLED OUT AS N-12 MAY BE EITHER N-12 OR CLASS III RCP. STORM SEWR CALLEDOUT AS N-12 WT MAY BE EITHER N-12 WT OR GASKETED CLASS III RCP.7.FOR RCP PIPE, ASSOCIATED F.E.S. MUST BE RCP. FOR N-12 PIPE, ASSOCIATED F.E.S. SHALL BE CMP.8.TRANSFORMER PAD IS SHOWN FOR REFERENCE ONLY AND MAY NOT BE DRAWN TO ACTUAL SIZE.PAD SHALL CONFORM TO ALL UTILITY COMPANY DESIGN STANDARDS AND SPECIFICATIONS.9.LOCATIONS NOTED AS BEND WATERMAIN SHALL PROVIDE VERTICAL BENDS AND JOINTRESTRAINTS PER SUDAS REQUIRMENETS.10.ALL SW-501 AND SW-503 INTAKES SHALL HAVE NEENAH FOUNDRY CASTING R-3246-AM GRATES ORAPPROVED EQUAL. CURBING NEAR INTAKES SHALL BE SPECIAL SHAPPED TO TIE INTO CASTING.11.ALL FOOTING DRAIN CALLED OUT ON THIS PLAN AS SUCH SHALL HAVE WATER TIGHT JOINTS.12.STORM LINES CALL OUT AS 4" FOOTING DRAINS SHALL NOT BE CONNECTED TO SUMP PUMPS.13.SOME HYDRANT LEADS EXCEED 3.5'. CONTRACT SHALL PROVIDE ADDITIONAL LEAD LENGTH TOENSURE HYDRANTS ARE INSTALL AT LOCATION AS SHOWN ON PLANS.UTILITY PLANC4.1REFERENCE NUMBER:3501 104th Street
Des Moines, Iowa 50322-3825
Phone: (515)276-0467 Fax: (515)276-0217
"Planning Your Successful Development"
Bishop Engineering
Civil Engineering & Land Surveying Established 1959DRAWN BY:CHECKED BY:REVISION DATE:PROJECT NUMBER:SHEET NUMBER:EAVDBB10-31-17 REZONE MAP02-19-18 1ST SUBMITTAL03-23-18 2ND SUBMITTAL04-16-18 3RD SUBMITTAL05-15-18 BID SET06-14-18 4TH SUBMITTAL170274PRAIRIE CROSSING TOWNHOMES
WAUKEE, IA
PRELIMINARY- NOT FOR CONSTRUCTIONGRAPHIC SCALE040204080M:\LAND PROJECTS 2017\170274\DWG\PP05-UTILITY.DWG6/14/2018 9:45:12 AMIOWAONE CALL1-800-292-8989www.iowaonecall.com811Know what's below. Call before you dig.UTILITY NOTE:THE LOCATION OF THE UTILITIES INDICATED ON THE PLANS HAVE BEEN TAKEN FROM THE FIELD SURVEY, EXISTING PUBLICRECORDS, AND PLANS PROVIDED BY OTHERS. SURFACE UTILITY LOCATIONS HAVE BEEN FIELD LOCATED BY BISHOPENGINEERING, UNLESS OTHERWISE NOTED. ALL UNDERGROUND UTILITY LOCATIONS ARE APPROXIMATE LOCATIONSONLY. BISHOP ENGINEERING DOES NOT GUARANTEE THE UNDERGROUND LOCATION OF ANY UTILITIES SHOWN. IT SHALLBE THE DUTY OF THE CONTRACTOR TO DETERMINE THE LOCATION AND DEPTH OF ANY UNDERGROUND UTILITIES SHOWNAND IF ANY ADDITIONAL UTILITIES, OTHER THAN THOSE SHOWN ON THE PLANS, MAY BE PRESENT. A REQUEST WAS MADETO IOWA ONE CALL FOR UTILITY PROVIDERS TO VERIFY, LOCATE, AND MARK THEIR UTILITIES IN THE FIELD.
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NE HORIZON DRIVENE ARCHER AVENUE(PUBLIC STREET)(PUBLIC STREET)STSTEX 10' PUEBK2014 PG 10246
EX 10' PUE
BK2013 PG 21331
30' BUILDING SETBACKSTSTSTSTSTSTSTSTSTSTST30' BUILDING SETBACKU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/E
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WVHYDRANT RADIUSR150' TYPSERVICES TYPSERVICES TYPSERVICES TYPSERVICES AND HYDRANT RADIUSC4.2REFERENCE NUMBER:3501 104th Street
Des Moines, Iowa 50322-3825
Phone: (515)276-0467 Fax: (515)276-0217
"Planning Your Successful Development"
Bishop Engineering
Civil Engineering & Land Surveying Established 1959DRAWN BY:CHECKED BY:REVISION DATE:PROJECT NUMBER:SHEET NUMBER:EAVDBB10-31-17 REZONE MAP02-19-18 1ST SUBMITTAL03-23-18 2ND SUBMITTAL04-16-18 3RD SUBMITTAL05-15-18 BID SET06-14-18 4TH SUBMITTAL170274PRAIRIE CROSSING TOWNHOMES
WAUKEE, IA
PRELIMINARY- NOT FOR CONSTRUCTIONGRAPHIC SCALE040204080M:\LAND PROJECTS 2017\170274\DWG\PP05-UTILITY.DWG6/14/2018 9:45:15 AMIOWAONE CALL1-800-292-8989www.iowaonecall.com811Know what's below. Call before you dig.UTILITY NOTE:THE LOCATION OF THE UTILITIES INDICATED ON THE PLANS HAVE BEEN TAKEN FROM THE FIELD SURVEY, EXISTING PUBLICRECORDS, AND PLANS PROVIDED BY OTHERS. SURFACE UTILITY LOCATIONS HAVE BEEN FIELD LOCATED BY BISHOPENGINEERING, UNLESS OTHERWISE NOTED. ALL UNDERGROUND UTILITY LOCATIONS ARE APPROXIMATE LOCATIONSONLY. BISHOP ENGINEERING DOES NOT GUARANTEE THE UNDERGROUND LOCATION OF ANY UTILITIES SHOWN. IT SHALLBE THE DUTY OF THE CONTRACTOR TO DETERMINE THE LOCATION AND DEPTH OF ANY UNDERGROUND UTILITIES SHOWNAND IF ANY ADDITIONAL UTILITIES, OTHER THAN THOSE SHOWN ON THE PLANS, MAY BE PRESENT. A REQUEST WAS MADETO IOWA ONE CALL FOR UTILITY PROVIDERS TO VERIFY, LOCATE, AND MARK THEIR UTILITIES IN THE FIELD.
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F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/OWWWWWWWWWWW8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"
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31' B-B30' BUILDING SETBACKSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTST30' BUILDING SETBACKU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/E U/E U/E
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MATCHLINE - SEE SHEET C5.3SCREENINGSHRUBS
LANDSCAPE PLANC5.1REFERENCE NUMBER:3501 104th Street
Des Moines, Iowa 50322-3825
Phone: (515)276-0467 Fax: (515)276-0217
"Planning Your Successful Development"
Bishop Engineering
Civil Engineering & Land Surveying Established 1959DRAWN BY:CHECKED BY:REVISION DATE:PROJECT NUMBER:SHEET NUMBER:EAVDBB10-31-17 REZONE MAP02-19-18 1ST SUBMITTAL03-23-18 2ND SUBMITTAL04-16-18 3RD SUBMITTAL05-15-18 BID SET06-14-18 4TH SUBMITTAL170274PRAIRIE CROSSING TOWNHOMES
WAUKEE, IA
PRELIMINARY- NOT FOR CONSTRUCTION
DO NOT CUT CENTRAL LEADERWRAP TRUNK WITH APPROVEDTREE WRAP TO FIRST BRANCH4" DEEP SHREDDED MULCHCUT SYNTHETIC CORDS AROUNDROOTBALL AND TRUNK -ENTIRELYREMOVE WIRE BASKETS FROM BALLSET ROOTBALL ON UNDISTURBEDSUBGRADEDECIDUOUS TREE PLANTING (TYP.)NOT TO SCALESCALE:SCARIFY SIDES & BOTTOM OFPLANTING PIT3'-0"SET ROOTBALL FLUSH WITHFINISHED GRADEDO NOT PLACE MULCH INCONTACT WITH BASE OF TREEPRUNE ANY DEAD/DAMAGEDBRANCHING FROM TREE.MAINTAIN OVERALL APPEARANCE.4" DEPTH SHREDDED HARDWOODMULCHSCARIFY SIDES & BOTTOM OFPLANTING PITEVERGREEN TREE PLANTING (B&B)NOT TO SCALESCALE:CUT SYNTHETIC CORDS AROUNDROOTBALL AND TRUNK -ENTIRELYREMOVE WIRE BASKETS FROM BALLSET ROOTBALL ON UNDISTURBEDSUBGRADE3'-0"DO NOT PLACE MULCH INCONTACT WITH BASE OF TREEPLANTING SCHEDULEM:\LAND PROJECTS 2017\170274\DWG\PP06-LANDSCAPE.DWG6/14/2018 9:45:44 AM GENERAL LANDSCAPE REQUIREMENTSTOTAL SQUARE FOOTAGE OF PROJECT AREA347,173.2 SFREQUIRED OPEN SPACE(20%)69,434.6 SFGENERAL OPEN SPACE REQUIREMENTTWO TREES PER DWELLING UNIT168 TREESTOTAL REQUIRED OVERSTORY (50% TOTAL TREES)84 TOTAL PROVIDED(84)TOTAL REQUIRED EVERGREEN (25% TOTAL TREES)42 TOTAL PROVIDED(42)TOTAL REQUIRED ORNAMENTAL 42 TOTAL PROVIDED(44)NOTE: A PORTION OF OPEN SPACE OVERSTORY AND EVERGREEN TREES AREPLACED ALONG THE EAST PROPERTY LINE IN ADDITION TO THE REQUIRED BUFFER25' BUFFER REQUIREMENTSTOTAL LENGTH OF LOT ADJACENT TO NE ARCHER AVE935.27 LFREQUIRED OVERSTORY TREES (1 / 50 LF)18.7 (19) TREES TOTAL PROVIDED (19)REQUIRED EVERGREEN (2 / 50 LF)37.4 (38) TREES TOTAL PROVIDED(38)REQUIRED ORNAMENTAL (2 / 50 LF)37.4 (38) TREES TOTAL PROVIDED(38)TOTAL LENGTH OF LOT ADJACENT TO NE HORIZON DRIVE379.47 LFREQUIRED OVERSTORY TREES (1 / 50 LF)7.6 (8) TREES TOTAL PROVIDED(8)REQUIRED EVERGREEN (2 / 50 LF)15.2 (16) TREES TOTAL PROVIDED(16)REQUIRED ORNAMENTAL (2 / 50 LF)15.2 (16) TREES TOTAL PROVIDED(16)30' BUFFER REQUIREMENTSTOTAL LENGTH OF EAST BUFFER 471.52 LFREQUIRED OVERSTORY TREES (2 / 50 LF)18.86 (19) TREES TOTAL PROVIDED(19)REQUIRED EVERGREEN (3 / 50 LF)28.29 (29) TREES TOTAL PROVIDED(29)REQUIRED ORNAMENTAL (2 / 50 LF)18.89 (19) TREES TOTAL PROVIDED(19)GRAPHIC SCALE040204080COPYRIGHT 2017 BISHOP ENGINEERING. THIS DOCUMENT AND THE INFORMATION CONTAINED MAY NOT BE REPRODUCED OREXCERPTED WITHOUT THE EXPRESS WRITTEN PERMISSION OF BISHOP ENGINEERING. UNAUTHORIZED COPYING OR DISCLOSUREOF CONSTRUCTION USE ARE PROHIBITED BY COPYRIGHT LAW.DO NOT CUT CENTRAL LEADERLANDSCAPE NOTES:1.ALL SODDING & LANDSCAPE PLANTINGS SHALL BE INSTALLED IN ACCORDANCE WITHTHE URBAN STANDARD SPECIFICATIONS, UNLESS SPECIFIED OTHERWISE.2.SOD ALL DISTURBED AREAS WITHIN THE CONTRACT LIMITS, UNLESS NOTEDOTHERWISE. SOD LIMITS SHOWN ON PLAN ARE FOR REFERENCE ONLY. FINAL LIMITSMAY CHANGE BASED ON CONSTRUCTION ACTIVITIES.3.STAKE SOD ON ALL SLOPES 3 : 1 OR GREATER.4.PLANT QUANTITIES ARE FOR CONTRACTORS CONVENIENCE, THE DRAWING SHALLPREVAIL IF A CONFLICT OCCURS.5.ALL PLANT MATERIAL SHALL CONFORM TO THE LATEST EDITION OF THE AMERICANSTANDARD FOR NURSERY STOCK (ANSI Z60.1).6.CONTRACTOR SHALL GUARANTEE ALL PLANT MATERIAL FOR A PERIOD OF ONE YEARFROM THE DATE OF ACCEPTANCE.7.IT IS THE CONTRACTORS RESPONSIBILITY TO REMOVE IDENTIFICATION TAGS ANDCORDS ON ALL PLANT MATERIAL PRIOR TO THE COMPLETION OF THE CONTRACT.IDENTIFICATION TAGS MUST BE LEFT ON UNTIL AFTER ACCEPTANCE BY OWNER OROWNER'S REPRESENTATIVE.8.CONTRACTOR SHALL PLACE SHREDDED HARDWOOD MULCH AROUND ALL TREES,SHRUBS AND GROUND COVER BEDS TO A DEPTH OF 4 INCHES, UNLESS NOTED.9.STAKE AND WRAP ALL DECIDUOUS TREES IMMEDIATELY AFTER PLANTING. STAKE ALLTREES ACCORDING TO THE STAKING DETAILS. CONTRACTOR SHALL ADJUST ANDMAINTAIN GUYING TENSION THROUGHOUT THE PLANT ESTABLISHMENT PERIOD.10.THE LANDSCAPING CONTRACTOR SHALL HAVE ALL UTILITIES LOCATED BEFORESTARTING ANY SITE WORK OR PLANTING. THE CONTRACTOR SHALL BE RESPONSIBLEFOR THE PROTECTION OF ALL EXISTING UTILITIES.11.NO LANDSCAPE MATERIAL SHALL BE SUBSTITUTED WITHOUT THE AUTHORIZATION OFTHE LANDSCAPE ARCHITECT.12.SPADE CUT ALL SHRUB BEDS THROUGHOUT SITE..13.CONTRACTOR SHALL BE RESPONSIBLE MAINTAINING APPROPRIATE LEVEL OFWATERING FOR ALL NEW PLANTS FOR A PERIOD OF 30 DAYS.STAKING ORIENTATIONNORTHNORTH2 STAKES - 3" CAL. & LESS3 STAKES - GREATER THAN 3" CAL.USE HOSE GUARDS AROUNDTRUNK ON STAKING WIRE. TIEWIRE TO STEEL POSTS PLACEDOUTSIDE PLANT PIT..LEAVE STAKES IN PLACE NO MORETHAN 1 YEAR FROM INSTALLATION.CONTRACTOR RESPONSIBLE FORREMOVAL.MECHANICAL SCREENING:NOTE: ALL GROUND MOUNTED MECHANICAL UNITS SHALL BE SCREENED FROMVIEW WITH USE OF EVERGREEN SHRUBS (36" MINIMUM MATURE HEIGHT).
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8"SAN8"SAN8"NE ARCHER AVENUE(PUBLIC STREET)STSTSTSTSTSTSTSTSTSTSTU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EW
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MATCHLINE - SEE SHEET C5.3
A/CA/C381379SCREENINGSHRUBSLANDSCAPE PLANC5.2REFERENCE NUMBER:3501 104th Street
Des Moines, Iowa 50322-3825
Phone: (515)276-0467 Fax: (515)276-0217
"Planning Your Successful Development"
Bishop Engineering
Civil Engineering & Land Surveying Established 1959DRAWN BY:CHECKED BY:REVISION DATE:PROJECT NUMBER:SHEET NUMBER:EAVDBB10-31-17 REZONE MAP02-19-18 1ST SUBMITTAL03-23-18 2ND SUBMITTAL04-16-18 3RD SUBMITTAL05-15-18 BID SET06-14-18 4TH SUBMITTAL170274PRAIRIE CROSSING TOWNHOMES
WAUKEE, IA
PRELIMINARY- NOT FOR CONSTRUCTIONM:\LAND PROJECTS 2017\170274\DWG\PP06-LANDSCAPE.DWG6/14/2018 9:45:52 AM
GRAPHIC SCALE020102040·INSTALL 1 SCREENING SHRUB PER A.C. UNIT.·MATCH SHRUB SPECIES AT EACH LOCATION WHERE UNITSARE SIDE BY SIDE·INSTALL ADDITIONAL SHRUBS ON SIDES WHERE CONCRETE ISNOT PRESENT·CONTRACTOR TO CHOOSE SPECIES FOR EACH LOCATIONBASED ON SUN/SHADE, AND OTHER MICRO-CLIMATEFACTORS·PLANTS TO BE USED FOR SCREENING SHOULD BE NO LESSTHAN 48" HIGH AND WIDE AT MATURITY.·MINIMUM 24" HEIGHT AT TIME OF INSTALLATION·ACCEPTABLE SPECIES INCLUDE:··LITTLE LIME HYDRANGEA··DENSIFORMIS YEW··MISS KIM LILAC··LITTLE DEVIL NINEBARK··BLACK CHOKEBERRY··ALPINE CURRANT··WOODRUFF GLOBE ARBORVITAE
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SAN8"SAN8"SAN8"STNE HORIZON DRIVE
(PUBLIC STREET)70' ROW29' B-B
X 30' BUFFER EASEMENT
BK2013 PG 21331
(TO BE ABANDONED)30' BUILDING SETBACK30' BUILDING SETBACKU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/E U/E
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LANDSCAPE PLANC5.3REFERENCE NUMBER:3501 104th Street
Des Moines, Iowa 50322-3825
Phone: (515)276-0467 Fax: (515)276-0217
"Planning Your Successful Development"
Bishop Engineering
Civil Engineering & Land Surveying Established 1959DRAWN BY:CHECKED BY:REVISION DATE:PROJECT NUMBER:SHEET NUMBER:EAVDBB10-31-17 REZONE MAP02-19-18 1ST SUBMITTAL03-23-18 2ND SUBMITTAL04-16-18 3RD SUBMITTAL05-15-18 BID SET06-14-18 4TH SUBMITTAL170274PRAIRIE CROSSING TOWNHOMES
WAUKEE, IA
PRELIMINARY- NOT FOR CONSTRUCTIONM:\LAND PROJECTS 2017\170274\DWG\PP06-LANDSCAPE.DWG6/14/2018 9:45:58 AM
GRAPHIC SCALE020102040
DETAILS SHEETC6.1REFERENCE NUMBER:3501 104th Street
Des Moines, Iowa 50322-3825
Phone: (515)276-0467 Fax: (515)276-0217
"Planning Your Successful Development"
Bishop Engineering
Civil Engineering & Land Surveying Established 1959DRAWN BY:CHECKED BY:REVISION DATE:PROJECT NUMBER:SHEET NUMBER:EAVDBB10-31-17 REZONE MAP02-19-18 1ST SUBMITTAL03-23-18 2ND SUBMITTAL04-16-18 3RD SUBMITTAL05-15-18 BID SET06-14-18 4TH SUBMITTAL170274PRAIRIE CROSSING TOWNHOMES
WAUKEE, IA
PRELIMINARY- NOT FOR CONSTRUCTIONM:\LAND PROJECTS 2017\170274\DWG\PP07-DETAILS.DWG 6/14/2018 9:47:11 AM
Parallel Ramp (if required)StandardSidewalk 1'-0"(typ.)Grade BreakSpecial ShapingParallel Curb Ramp: If normal sidewalkelevation cannot be achieved with theperpendicular ramp between the streetand landing due to limited ramp length,provide a parallel ramp to make up theelevation difference between thelanding and the standard sidewalk.The length of the parallel ramp is notrequired to exceed 15 feet, regardlessof the resulting slope. Do not exceed8.3% slope for parallel ramps shorterthan 15 feet.Turning Space: Target slope of 1.5%with maximum slope perpendicular to thetravel directions of 2.0%. Minimum 4feet by 4 feet.Perpendicular Curb Ramp: Targetrunning slope of 6.25% with maximumrunning slope of 8.3%.Target cross slope of 1.5% with amaximum cross slope of 2.0%.Match pedestrian street crossing crossslope or flatter.567877568899 4' MIN 4
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INVARIESADA RAMP DETAILSNOT TO SCALEPAVEMENT CROSS SECTION24' B/B INVERTED STREETNOT TO SCALE4" INTEGRAL SLOPED CURBSEE DETAIL THIS SHEET2.0'24.0' B/B1.5%CLLONGITUDINALJOINT7" NON-REINFORCEDPAVEMENT1.5%LONGITUDINALGUTTER JOINT2.5'2.0'4"°0" TO 6"18" MIN STORM OR SANITARY SEWERWATER MAINLOCATED ONE FULL LENGTH OF PIPESO BOTH JOINTS ARE AS FAR ASPOSSIBLE FROM THE WATER MAINNOTES:1.THIS DETAIL SHALL APPLY ANY TIME A STORM SEWER OR SANITARY SEWER CROSSES OVEROR LESS THAN 18 INCHES BELOW A WATER MAIN.2.WHEN WATER MAIN CROSSES UNDER STORM OR SANITARY SEWER THE CONTRACTOR SHALLMAINTAIN A MINIMUM OF 18" OF SEPARATION.3.STORM OR SANITARY SEWER MAY NOT BE PLACED CLOSER THAN 6" BELOW A WATER MAIN.4.MAINTAIN THE MAXIMUM FEASIBLE SEPARATION IN ALL CASES.5.SEWER AND WATER PIPES MUST BE ADEQUATELY SUPPORTED & HAVE WATERTIGHT JOINTS.6.CONTRACTOR SHALL INSTALL LOW PERMEABILITY SOIL FOR BACKFILL MATERIAL WITHIN 10FEET OF THE CROSSING.7.IN SANITARY SEWER CROSSINGS, CONTRACTOR SHALL INSTALL WITHIN 10 FEET MINIMUM OFCROSSING SANITARY SEWER OF WATER MAIN PIPE MATERIAL WITH WATERTIGHT JOINTS WITHFIRST JOINTS LOCATED AS FAR AS POSSIBLE FROM THE CROSSING.8.IN STORM SEWER CROSSINGS, THE CONTRACTOR SHALL INSTALL WITHIN 10 FEET MINIMUMOF CROSSING OF STORM SEWER PIPE WITH WATER TIGHT JOINTS OR RCP WITH GASKETEDJOINTS LOCATED AS FAR AS POSSIBLE FROM THE CROSSING.9.GASKETED JOINTS SHALL COMPLY WITH ASTM C443.6"-18"WATER MAINWATER MAIN & STORM OR SANITARY SEWER CROSSING DETAILNOT TO SCALEELEVATIONFLARED END SECTION FOOTING DETAILNOT TO SCALEWF42"Mark4f14f2Size44Count354f14f24f14f24f14f24f14f24f14f24f14f24f14f2444444444444447'-6"3'-8"8'-1"3'-8"8'-7"3'-8"8'-7"3'-8"9'-8"3'-8"10'-3"3'-8"10'-9"3'-8"3636363637373848"54"60"66"72"78"84"7'-10"8'-5"8'-11"8'-11"10'-0"10'-7"11'-1"Length6'-11"3'-8"7'-3"REINFORCING BAR LISTNOTES:1.F=DIFFERENCE IN ELEVATION BETWEEN FLARED END INVERTAND DRAINAGE WAY CHANNEL FLOW LINE 300 FTDOWNSTREAM OF FLARED END;MINIMUM D=42"2.INSTALL 3' WIDE CLAY WATERSTOP AT FLARED END SECTIONPIPE JOINT.F
ADVARIESSAME DIMENSION AS END SECTIONFLARED ENDSECTION#4 BARS @18" ON CENTERCONCRETE FOOTINGA1'- 8"UNDISTURBED SOILFLARED END SECTION6"F
PIPE BEDDINGSECTION A-AD
42"VARIESSAME DIMENSION AS END SECTIONFLARED ENDSECTIONAAFLARED END SECTIONUNDISTURBED SOILPIPE BEDDINGCONCRETE FOOTING SEE FOOTING DETAIL6"11.5 MIN1.5 MIN118" MIN.
18" MIN.RIP RAP, CLASS D, ONFILTER FABRICFILTER FABRICRIP RAP, CLASS D, ONRIP RAP, CLASS D, ONFILTER FABRICWIDTH PER PLANLENGTH AND SLOPE PER PLAN18" MIN.ELEVATIONFLARED END SECTION OUTLET DETAILNOT TO SCALESECTION A-APAVEMENT CROSS SECTION24' B/B STREETNOT TO SCALE4" INTEGRALLIP CURB2.0'24.0' B/BCLLONGITUDINALJOINT7"NON-REINFORCEDPAVEMENTLONGITUDINALGUTTER JOINT2.5'2.0'4"8"PAVEMENT CROSS SECTION26' B/B CROWNED STREETNOT TO SCALE4" INTEGRALLIP CURB2.0'26.0' B/BCLLONGITUDINALJOINT7"NON-REINFORCEDPAVEMENTLONGITUDINALGUTTER JOINT2.5'2.0'4"8"30°INTEGRAL 4" SLOPED CURBNOT TO SCALE7" PCC OR PERGEOTECHNICAL4"1.68"9.68"STSTSTSANSANSANWWWSIDEWALKSIDEWALKNOTES:1.LAYOUT (FACING BUILDING): SERVICES SHALLBE CENTERED ON BUILDLING'S GARAGES FOREACH UNIT.2.STORM SERVICE IS NOT NESSCARY TO ALLUNITS CONSULT SERVICE PLAN ON C4.2.3.SANITARY AND STORM SERVICE SHALLEXTEND 17 FEET FROM BACK OF CURB. WATERSERVICE SHALL EXTEND 12 FEET FROM BACKOF CURB.PLCURBCURBMULTI-FAMILY RESIDENTIAL TYPICAL SERVICE DETAILSCALE NONE1.5'12'BUILDING1.5'17'4" INTEGRAL SLOPED CURBSEE DETAIL THIS SHEET12" SUBGRADE PREP.TO 95% STD. PROCTER(PER SOILS ENGINEER)12" SUBGRADE PREP.TO 95% STD. PROCTER(PER SOILS ENGINEER)12" SUBGRADE PREP.TO 95% STD. PROCTER(PER SOILS ENGINEER)ADDITIONAL NOTES:1.PROVIDE RPZ AND BACKFLOWPREVENTER AFTER METER WITHINMETER PIT. CONTRACTOR SHALLUPSIZE DIAMETER AS NECESSARYTO ACCOMMODATE THESE ITEMS.CONCRETE DRIVEWAY TYPE ANOT TO SCALESEE MODIFICATION NOTESMODIFICATION NOTES:1.COMMERICAL DRIVE THICKNESS SHALL BE UTILITIZED. DEPTH SHALL BE 8INCHES PER CITY OF WAUKEE MODIFICATION TO STANDARD SUDAS DETAIL.5'4'4'0.67'4'X4' MAILBOX PAD,THICKNESS ANDREINFORCEMENT PERUSPS STANDARDS5'X4' PCC WALKTO BE INSTALLEDAT TIME OF PADCONSTRUCTION0.5" THICKEXPANSION JOINTBACK OFLIP CURBCLUSTER BOXUNIT2% MAX
2% MAXCLUSTER BOX UNITNOT TO SCALE
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1014101710171016101510141013101510141013101210111015101410131012101110171016NE HORIZON DRIVEE TRAVERSE DRIVENE ARCHER AVENUE(PUBLIC STREET)(PUBLIC STREET)STEX 30' BUFFER EASEMENTBK2014 PG 10246(TO BE ABANDONED)EX 30' BUFFER EASEMENTBK2013 PG 21331(TO BE ABANDONED)EX 10' PUEBK 2013 PG 21331(TO BE ABANDONED)STSTSTSTSTSTSTST30' BUILDING SETBACKU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/EU/ETELETELETELETELETELETELETELETELETELETELETELETELESSSSSSSSSSSSSSSDDDDDDDSWVWV WVD DDDD DWWVWVINLET PROTECTIONROCK CONSTRUCTIONENTRANCESILT FENCETYP.STAGING AREAINCLUDING DUMPSTERSOUTHOUSECONCRETEWASHOUTTOPSOIL STOCK PILESFSFSFSTOCK PILESFSFSFSFDISTURBANCE LIMITSDISTURBANCE LIMITSDISCHARGE LOCATION #1DISCHARGE LOCATION #2DISCHARGE LOCATION #3DISCHARGE LOCATION #4INLET PROTECTIONINLET PROTECTIONINLET PROTECTIONINLET PROTECTIONINLET PROTECTIONINLET PROTECTIONINLET PROTECTIONINLET PROTECTIONINLET PROTECTIONINLET PROTECTIONINLET PROTECTIONINLET PROTECTIONBELOW GRADEINLET PROTECTIONBELOW GRADEINLET PROTECTIONBELOW GRADEINLET PROTECTIONBELOW GRADEINLET PROTECTIONNEXT INTAKE TO EASTBELOW GRADEINLET PROTECTIONNEXT INTAKE TO NORTHBASIN DICHARGES TOUNAMMED TRIBUTARYTHENCE WALNUT CREEKBASIN DICHARGES TOUNAMMED TRIBUTARY THENCEWALNUT CREEKSUDAS TYPE IIITRMINLET PROTECTIONINLET PROTECTIONINLET PROTECTIONINLET PROTECTIONSILT FENCETYP.SILT FENCETYP.SFSF SF SF SF SF SFSF SF SF SFSF SF SF SF SFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF6O
SWPPPC7.1REFERENCE NUMBER:3501 104th Street
Des Moines, Iowa 50322-3825
Phone: (515)276-0467 Fax: (515)276-0217
"Planning Your Successful Development"
Bishop Engineering
Civil Engineering & Land Surveying Established 1959DRAWN BY:CHECKED BY:REVISION DATE:PROJECT NUMBER:SHEET NUMBER:EAVDBB10-31-17 REZONE MAP02-19-18 1ST SUBMITTAL03-23-18 2ND SUBMITTAL04-16-18 3RD SUBMITTAL05-15-18 BID SET06-14-18 4TH SUBMITTAL170274PRAIRIE CROSSING TOWNHOMES
WAUKEE, IA
PRELIMINARY- NOT FOR CONSTRUCTION
GRAPHIC SCALE0502550100STORM WATER POLLUTION PREVENTION PLANVICINITY MAPNOT TO SCALEIOWAONE CALL1-800-292-8989www.iowaonecall.com811Know what'
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ou dig.UTILITY NOTE:THE LOCATION OF THE UTILITIES INDICATED ON THE PLANS ARE TAKEN FROMEXISTING PUBLIC RECORDS AND ARE APPROXIMATE LOCATIONS. THE EXACTLOCATIONS OF ALL UTILITIES MUST BE ASCERTAINED IN THE FIELD. IT SHALL BETHE DUTY OF THE CONTRACTOR TO DETERMINE WHETHER ANY ADDITIONALFACILITIES OTHER THAN THOSE SHOWN ON THE PLANS MAY BE PRESENT.EROSION CONTROL NOTES:1.SEE SUPPLEMENTAL DETAIL STORM WATER POLLUTION PLAN NARRATIVEFOR ALL EROSION CONTROL MEASURES, ADDITIONAL DETAILS AND NOTE.ADDITIONAL NOTES AND MEASURES IN NARRATIVE SHALL BE CONSIDEREDINCIDENTAL AND SHALL BE INCLUDED IN THE ORIGINAL BID.2.SWPPP PLAN AND NARRATIVE ARE CONSIDERED A LIVING DOCUMENT ANDWILL NEED PERIODIC UPDATES AND ADJUSTMENTS AS NECESSARYDEPENDING ON SITE CONDITIONS TO ASSURE COMPLIANCE WITH NPDESGENERAL PERMIT NO. 2. IT IS THE CONTRACTOR'S RESPONSIBILITY TOUPDATE THE SWPPP AND IMPLEMENT ANY AND ALL MEASURES NECESSARYTO COMPLY WITH SAID PERMIT NO. 2.3.INSTALL PERIMETER SILT FENCE AS SHOWN ON PLANS PRIOR TOCONSTRUCTION.4.INSTALL INTAKE PROTECTION WITH SILT FENCE IMMEDIATELY AFTER STORMSEWER CONSTRUCTION.5.INSTALL FINISHED PAVING INLET PROTECTION IMMEDIATELY AFTER PAVINGIS COMPLETED AROUND INTAKE.6.OTHER EROSION CONTROL TYPES MAY NOT BE SUBSTITUTED FOR SILTFENCE.7.CONTRACTOR SHALL BE RESPONSIBLE FOR SUPPLYING A CONCRETEWASHOUT IN ACCORDANCE WITH SUDAS DURING ALL CONCRETE WORK.8.CONTRACTOR SHALL BE RESPONSIBLE FOR SUPPLYING TEMPORARYRESTROOM FACILITIES. SANITARY WASTE SHALL BE DISPOSED OF PER ALLFEDERAL, STATE AND LOCAL REGULATIONS.9.CONTRACTOR SHALL BE RESPONSIBLE FOR ENSURING ALL TOPSOILREQUIREMENTS OF NPDES GENERAL PERMIT NO. 2 ARE MET.EROSION CONTROL REMOVAL NOTES:1.AFTER FINAL STABILIZATION HAS OCCURED, AS DEFINED IN NPDES GENERALPERMIT NO. 2, CONTRACTOR SHALL BE RESPONSIBLE FOR THE REMOVAL OFALL TEMPORARY EROSION CONTROL DEVICES INCLUDING, BUT NOT LIMITEDTO: SILT FENCE, INLET PROTECTION, AND TEMPORARY STANDPIPES.LEGEND: 120 EXISTING CONTOUR 120 PROPOSED CONTOUR SF SILT FENCE SAN SANITARY SEWER ST STORM SEWER W WATER LINE G GAS LINEU/E UNDERGROUND ELECTRICO/E OVERHEAD ELECTRICTELETELEPHONE LINEF/OFIBER OPTICCATVCABLE TVSTORM MANHOLECURB INTAKESURFACE INTAKEFLARED END SECTIONSANITARY MANHOLECLEANOUTFIRE HYDRANTSPRINKLERIRRIGATION CONTROL VALVEWATER MANHOLEWELLWATER VALVEWATER SHUT OFFYARD HYDRANTELECTRIC MANHOLEELECTRIC METERELECTRIC RISERELECTRIC VAULTPOWER POLETRANSFORMER POLELIGHT POLEELECTRIC JUNCTION BOXELECTRIC PANELTRANSFORMERGROUND LIGHTGUY WIREELECTRIC HANDHOLEGAS METERGAS VALVEAIR CONDITIONING UNITTELEPHONE RISERTELEPHONE VAULTTELEPHONE MANHOLETRAFFIC SIGNAL MANHOLEFIBER OPTIC RISERFIBER OPTIC FAULTCABLE TV RISERSIGNDSCOHYDI
CVWWSOYADREEMEELECEJEPGMGVA/CTTELTTSFOF/OTVWWVNOT TO SCALESITE ENTRANCE DETAILTEMP. ROCK ENTRANCE(PLAN VIEW)(PROFILE VIEW)TEMP. ROCK ENTRANCE3" CLEANLIMESTONEPLACE ROCKON FABRICSTABILIZED ENTRANCE SHALL BE ATLEAST 50' LONG AND EXTEND TO THEPUBLIC ROADWAY.5'-0" MIN.GROUND LINEENGINEERING FABRICFLOW21' ABOVE GROUND LINEVARIABLE10' MAX.5' MAX.5' MAX.10' MAX.1' ABOVE GROUND LINESECURE TOP OF ENGINEERING FABRICENGINEERING FABRIC TO BE PLACEDTO BOTTOM OF TRENCH. 12ENGINEERINGFABRICGROUNDLINETRENCH BOTTOMTRENCH BOTTOM111LINEGROUND1MIN.4"EXCESS FABRICCOMPACTED BACKFILL12"
MIN.DETAIL OF SILT FENCE AT DITCH OR SWALEDETAIL OF SILT FENCE8' SPACINGTO TOP OF STEEL POST.SEE DETAIL OF ATTACHMENT TO POST.VERTICAL CUTWIRECORDCORDCORDWIREPOSTFABRICFABRICBACK VIEW OF FABRICBACK VIEWATTACHMENT TO POST34NOTES :3MAKE VERTICAL CUT IN TOP OF FABRIC.PULL OUT AND TWIST CORD.4LOOP CORD AROUND POST FORMING ALOOP. PULL WIRE THROUGH FOLD AREAOF FABRIC AND SECURE AROUND POST.'T' STEELFENCE POSTNORMALFORESLOPE2" RISEIN FENCE31"MIN.NORMAL BACKSLOPE31" MIN.6" TRENCH DEPTH FORNORMAL INSTALLATION(MIN.) 12" TRENCHDEPTH FOR DITCHINSTALLATIONNOT TO SCALE(SECTION VIEW)(PROFILE VIEW)SILT FENCE DETAILSNOT TO SCALEINLET5'-0"5'-0"'T' FENCE POST, 5' MIN.NOTES:1. SECURE TOP OF FABRIC TOPOSTS, USING CABLE TIES ORWIRE.2. FABRIC TO BE BURIED 12", ANDFOLDED ALONG BOTTOM.3. STEEL POSTS TO BE EMBEDDED28".(PLAN VIEW)DROP INLET BASKETPROTECTIONSILT FENCE FABRICIF APPLICABLEINLET PROTECTION DETAILNOT TO SCALENOTES:1. 1 C.Y. CONCRETE BAG SHALL BE REQUIRED AT ANYLOCATION WHERE CONCRETE IS USED.2. CONCRETE WASHOUT DUMPSTER W/ HEAVY DUTYLINER IS AN ACCEPTIBLE ALTERNATIVE(PLAN VIEW)1 C.Y. CONCRETEWASH-OUT BAG'T' FENCE POST5' MINCONCRETE WASH-OUT BAG DETAIL(PROFILE VIEW)1 C.Y. CONCRETEWASH-OUT BAGM:\LAND PROJECTS 2017\170274\DWG\PP08-SWPPP.DWG6/14/2018 9:47:44 AM
DISTURBED AREA = 8.45 ACRESSTABILIZED ENTRANCE 27'X50'-6"DEEP 2" CLEAN CRUSHED ROCKDRIVE ON GEOTEXTILE120SILT FENCE (TYP)LEGEND:EXISTING CONTOURPROPOSED CONTOUR120SFSFSFQUANTITY ESTIMATESILT FENCE 3,394 L.F.INLET PROTECTION 15 EA.AREA TO BE SODDED 138,858 S.F.TEMPORARY SEEDING 4.8 AC W/(SUDAS TYPE 4 SEED EROSION CONTROL MIX)BENCHMARKS:1.TOP OF OPERATING NUT ON FIRE HYDRANT LOCATED ON SOUTHEAST PORTION OF LOT 3 ,LEGACY POINTE AT WAUKEE PLAT 1. ELEVATION = 1017.512. TOP OF OPERATING NUT ON FIRE HYDRANT LOCATED ON SOUTHEAST PORTION OF LOT 1 , LEGACY POINTE AT WAUKEE PLAT 1. ELEVATION = 1018.96PROPERTY DESCRIPTION:LOT 56 OF PRAIRIE CROSSING PLAT 4, AN OFFICIAL PLATDALLAS COUNTY, IOWASAID TRACT OF LAND CONTAINING 5.52 ACRES MORE OR LESSANDLOT 31 OF PRAIRIE CROSSING PLAT 5, AN OFFICIAL PLATDALLAS CONTY, IOWASAID TRACT OF LAND CONTAINING 2.45 ACRES MORE OR LESSOWNER:ALICE'S LC5000 WESTOWN PARKWAY, STE 400WEST DES MOINES, IA 50266-5921SITE AREA:7.96 ACRESSITE SURFACE WATER DISCHARGELOCATIONSODDING NOTES:1.THE SITE IS EXPECTED TO BE SODDED FOR PERMANENT STABILIZATIONINCLUDING AREAS DISTURBED WITHIN RIGHT OF WAY.