HomeMy WebLinkAbout2017-05-15-J06 Daybreak Plat 2_Preliminary Plat AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: May 15, 2017
AGENDA ITEM: Consideration of approval of a resolution approving Preliminary Plat for
Daybreak Plat 2
FORMAT: Resolution
SYNOPSIS INCLUDING PRO & CON: The applicant, Daybreak Waukee, LLC is requesting
approval of a preliminary plat for 42.44 acres of property that is located north
of Ashworth Road and west of R-22/6th Street.
The preliminary plat consists of a total of 87 single family lots which comply
with the R-1 and R-2 Zoning Requirements. The proposed preliminary plat is
consistent with the concept plan that was included with the recent rezoning for
a portion of the property.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission
reviewed the request at their meeting on May 9, 2017 and recommended
approval:
Approval of a Preliminary Plat for Daybreak Plat 2(revised)
City Planner Melissa DeBoer introduced the request for approval of a revised preliminary plat made by
the applicant Daybreak Waukee, LLC. The property is generally located west of Ute Avenue, north of
the Ute Avenue/Ashworth Road intersection and contains approximately 42.44 acres. Mrs. DeBoer
advised that the Commission recommended approval of the applicants request to rezone the property
from R-1 to R-2 allowing a few more lots and realignment of the streets in March of 2017. The City
Council approved the rezoning in April of 2017. The preliminary plat, if approved, would include 87
single family residential lots and one 2.68 acre lot dedicated as city parkland.
Mrs. DeBoer stated that daybreak drive will continue west from Daybreak Plat 1 and a new street,
Sunflower Drive will be constructed off of Ashworth Road in order to provide access to this
development. Other streets throughout the plat include Morningstar Court, Scenic View Drive, and
Crescent Ridge Drive. 5 foot wide sidewalks are proposed throughout the plat as part of individual lot
build out and a 30 foot landscape buffer easement will be provided along the south boundary adjacent
to Ashworth Road as part of plat improvements. All lots will be served with public utility services and
Storm water will be routed to the proposed detention basin within Parcel A and the basin located in the
rear yards of Lots 85, 86, and 87. Required parkland dedication has been met.
At this time Staff feels comfortable with the proposal and would recommend approval of the
Preliminary Plat from Daybreak Plat 2 subject to remailing staff comments.
• Commissioner Schmidt questioned if the long term plan would be to match the proposed
parkland with the required parkland from further western development. Mrs. DeBoer
suggested that it would be dependent upon what developed. Commissioner Broderick added
that it would be something to keep in mind, as a similar idea had formed the Fox Creek Estates
parkland.
• Commissioner Hoifeldt questioned if the applicant owned the western parcel. Mrs. DeBoer
advised that the applicant did not own that parcel.
• Commissioner Streit clarified that there were two ponds for storm water detention. Mrs.
DeBoer advised that yes one would be maintained with an HOA and the other would be
maintained as one of the City Trail and Park System.
• Commissioner Streit questioned about the improvements to Ashworth Road with this
development. Jake Beckam, a representative for the applicant, advised that the current plan
was to pave the north half of Ashworth and chip seal the road to Ute Avenue. The staff and
applicant were also discussing if splitting the sliver of north heading land in lot 25 to be an out
lot.
• Commissioner Streit advised that he thought splitting lot 25 would be a good idea.
Commissioner Streit moved to approve a revised Preliminary Plat for Daybreak Plat 2 with the
amendment of lot 25 being split into lot 25 and an out lot, subject to all remaining staff comments and
review of legal documents. The motion was seconded by Commissioner Broderick. Ayes: Streit,
Broderick, Hoifeldt and Schmidt. Nays: None. Motion Carries.
STAFF REVIEW AND COMMENT: At this time, staff comments have been addressed and staff
would recommend approval.
RECOMMENDATION: Approve the Resolution
ATTACHMENTS: I. Proposed Resolution
II. Staff Report
III. Preliminary Plat
PREPARED BY: Brad Deets
REVIEWED BY:
THE CITY OF WAUKEE, IOWA
RESOLUTION 17-
APPROVING THE DAYBREAK PLAT 2 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 Daybreak Plat 2 on May 9, 2017, subject to remaining staff
comments; AND,
WHEREAS, the Preliminary Plat for Daybreak Plat 2 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 15th day of May, 2017, that the Preliminary Plat for Daybreak Plat 2 be approved.
____________________________
William F. Peard, Mayor
Attest:
___________________________________
Rebecca D. Schuett, City Clerk
ROLL CALL VOTE AYE NAY ABSENT ABSTAIN
Anna Bergman
R. Charles Bottenberg
Brian Harrison
Shelly Hughes
Larry R. Lyon
STAFF REPORT
TO: Planning and Zoning Commission PREPARED BY: Melissa DeBoer
RE: Daybreak Plat 2 – Preliminary Plat (Revised)
DATE: May 9, 2017
GENERAL INFORMATION:
Applicant: Daybreak Waukee, LLC
Requested Action Preliminary Plat Approval
Location and Size: Property is generally located West of Ute
Avenue, North of the Ute Avenue/Ashworth
Road intersection containing approximately
42.44 acres more or less.
LAND USES AND ZONING:
Location Existing Land Use Comprehensive Plan Current Zoning
Property in
Question
Vacant – Undeveloped Neighborhood Residential R-1 / R-2
North Vacant – Undeveloped Neighborhood Residential A-1
South Rural Residential Rural Residential A-1
East Daybreak Plat 1 – Single
Family Residential
Neighborhood Residential R-1
West Agricultural Neighborhood Residential A-1
BACKGROUND:
The subject property is located west of Ute Avenue and north of the Ute Avenue/Ashworth Road
intersection, immediately west of the Daybreak Plat 1 development. The developer, Daybreak Waukee, LLC,
requests approval of a preliminary plat for an 87 lot single-family residential subdivision. In January 2016, the
Planning Commission recommended approval of a preliminary plat for this property which included 81 lots. In
March 2017, the Planning & Zoning Commission recommended approval of the applicant’s request to rezone a
portion of the subject property located on the south side of this plat from R-1 (Single Family Residential) to R-
2 (One and Two Family Residential) in order to allow for a few more lots and realignment of the streets. The
City Council approved the rezoning in April 2017.
May 5, 2017
2 of 3
ABOVE: Aerial photo of proposed plat outlined in BBLLUUEE in relation to the surrounding properties
Project Description:
Lots:
The preliminary plat includes 87 single family residential lots and one 2.68 acre lot dedicated as city parkland.
The lots are a minimum of 10,000 square feet in size. All of the lots are indicated as having the required 30
foot front yard setback.
Streets:
Daybreak Drive will continue west from Daybreak Plat 1. A new street, Sunflower Drive, will be constructed
off of Ashworth Road in order to provide access to this development. Other streets throughout the plat
include Morningstar Court, Scenic View Drive, and Crescent Ridge Drive.
Five foot sidewalks will be constructed on both sides of the streets throughout the plat as part of individual lot
build out. The five foot sidewalk along Parcel A will be installed as part of the plat improvements.
Easements:
Several easements are proposed within the plat based upon the location of proposed utilities.
A 30 foot landscape buffer easement will be provided along the south boundary, adjacent to Ashworth Road.
This landscape buffer easement includes lots 42, 45, 46, 47 and 87. The landscape buffer plantings will be
installed as part of the plat improvements.
May 5, 2017
3 of 3
Utilities:
All lots will be served with public utility services.
A majority of storm water from this plat will be routed to the proposed detention basin within Parcel A and
the detention basin located in the rear yards of lots 85, 86 and 87.
Parkland Dedication
As part of the development of this plat the applicant is required to dedicate parkland, for which the amount
required in this case is 1.57 acres. The applicant has provided 2.68 acres of parkland in the southwest corner
of this plat.
STAFF RECOMMENDATION
At this time Staff feels comfortable with the proposal and would recommend approval of the Preliminary Plat
for Daybreak Plat 2 subject to remaining staff comments.
CITY OF WAUKEE
Melissa DeBoer, AICP
Planner II
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PHASE II CRESCENT RIDGE DR.SUNFLOWER DR.NORTHDAYBREAK WAUKEE, LLCc/o STEVE BRUERE12119 STRATFORD DRIVE, SUITE BCLIVE, IA 50325McCLURE ENGINEERING1360 NW 121ST STREETCLIVE, IOWA 50325(515) 964-1229csmith@mecresults.comATTN: CALEB SMITH501000GRAPHIC SCALE200NORTH5678910DRAWING NO.CHECKED BYENGINEERSHEET NO.FIELD BOOK NO.DRAWN BYREVISIONSNOTICE:McClure Engineering Company waives any and allresponsibility and liability for problems which arise fromfailure to follow these Plans, Specifications, and theengineering intent they convey, or for problems which arisefrom failure to obtain and/or follow the engineers guidancewith respect to any errors, omissions, inconsistencies,ambiguities, or conflicts which are alleged.COPYRIGHT:Copyright and property rights in these documents areexpressly reserved by McClure Engineering Company. Noreproductions, changes, or copies in any manner shall bemade without obtaining prior written consent from McClureEngineering Company.1360 NW 121ST. StreetClive, Iowa 50325515-964-1229fax 515-964-2370building strong communities.DAYBREAK PLAT 2PRELIMINARY PLATWAUKEE, IA2213010-00MARCH 7, 2017C. SMITHJ. BECKERC. SMITH4.18.175.2.17.........DAYBREAK PLAT 2PRELIMINARY PLATWAUKEE, IA7n:\Projects\wak 2213010\Design\Dwgs\Plans\prelim plat\GN-01.dwg
Sheet List TableSheet No.Drawing No.Sheet Description01GN-01COVER SHEET02GN-02GENERAL LAYOUT03GN-03GENERAL LAYOUT04GR-01GRADING PLAN05GR-02GRADING PLAN06UT-01UTILITY PLAN07UT-02UTILITY PLAN1) THE FIVE FOOT SIDEWALKS ARE TO BE INSTALLED AS PART OF INDIVIDUAL LOT DEVELOPMENT.2) HOMEOWNERS ASSOCIATION WILL BE RESPONSIBLE FOR THE MAINTENANCE OF THE DETENTION BASIN CALLED 'POND B'.3) HOMEOWNERS ASSOCIATION WILL BE RESPONSIBLE FOR THE MAINTENANCE OF THE MONUMENT SIGNS.4) A PRECONSTRUCTION MEETING WITH THE CITY OF WAUKEE WILL BE REQUIRED PRIOR TO ANY CONSTRUCTION.5) APPLICANT IS RESPONSIBLE TO CHIP SEAL ASHWORTH ROAD FROM EAST PLAT BOUNDARY TO R-22.6) TEMPORARY CONSTRUCTION EASEMENTS MUST BE PROVIDED PRIOR TO CONSTRUCTION.1-71GN-01
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DRAWING NO.CHECKED BYENGINEERSHEET NO.FIELD BOOK NO.DRAWN BYREVISIONSNOTICE:McClure Engineering Company waives any and allresponsibility and liability for problems which arise fromfailure to follow these Plans, Specifications, and theengineering intent they convey, or for problems which arisefrom failure to obtain and/or follow the engineers guidancewith respect to any errors, omissions, inconsistencies,ambiguities, or conflicts which are alleged.COPYRIGHT:Copyright and property rights in these documents areexpressly reserved by McClure Engineering Company. Noreproductions, changes, or copies in any manner shall bemade without obtaining prior written consent from McClureEngineering Company.1360 NW 121ST. StreetClive, Iowa 50325515-964-1229fax 515-964-2370building strong communities.DAYBREAK PLAT 2PRELIMINARY PLATWAUKEE, IA2213010-00MARCH 7, 2017C. SMITHJ. BECKERC. SMITH4.18.175.2.17.........7123456789101112131415161718192021222324252627282912345678910111213143940413031323334353637381516171819202128272625242322464544424140393837363332343529303143SUNFLOWER DR.SUNFLOWER DR.CRESCENT RIDGE DR.CRESCENT RIDGE DR.SCENIC VIEW DR.DAYBREAK DR.DAYBREAK DR.MORNINGSTAR CT.
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DRAWING NO.CHECKED BYENGINEERSHEET NO.FIELD BOOK NO.DRAWN BYREVISIONSNOTICE:McClure Engineering Company waives any and allresponsibility and liability for problems which arise fromfailure to follow these Plans, Specifications, and theengineering intent they convey, or for problems which arisefrom failure to obtain and/or follow the engineers guidancewith respect to any errors, omissions, inconsistencies,ambiguities, or conflicts which are alleged.COPYRIGHT:Copyright and property rights in these documents areexpressly reserved by McClure Engineering Company. Noreproductions, changes, or copies in any manner shall bemade without obtaining prior written consent from McClureEngineering Company.1360 NW 121ST. StreetClive, Iowa 50325515-964-1229fax 515-964-2370building strong communities.DAYBREAK PLAT 2PRELIMINARY PLATWAUKEE, IA2213010-00MARCH 7, 2017C. SMITHJ. BECKERC. SMITH4.18.175.2.17.........7123456789101112131415161718192021222324252627282912345678910111213143940413031323334353637381516171819202128272625242322464544424140393837363332343529303143SUNFLOWER DR.SUNFLOWER DR.CRESCENT RIDGE DR.CRESCENT RIDGE DR.SCENIC VIEW DR.DAYBREAK DR.DAYBREAK DR.MORNINGSTAR CT.
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10161006100410021002 PROPOSED REAR YARDDRAINAGE SWALE(MIN. 2.0% SLOPE)TEMPORARYDRAINAGE SWALE(MIN. 2.0% SLOPE)PROPOSED REAR YARDDRAINAGE SWALE(MIN. 2.0% SLOPE)1027.66 FG1025.38 FG1023.09 FG1022.04 FG1021.15 FG1021.15 FG1023.47 FG1024.56 FG1025.78 FG1026.93 FG1021.56 FG1022.36 FG1022.69 FG1021.57 FG1018.76 FG1022.85 FG1023.47 FG1022.08 FG
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FG1012.50 FG1021.74
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FG1013.04 FG1010.99 FG1008.94 FG1006.90 FG1005.13 FG1007.18 FG1008.59 FG1013.30 FG1018.42 FG1007.63 FG1004.84 FG1003.31
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FG1016.71
FG1016.65
FG1015.03 FG1019.73 FG1020.63 FG1020.97
FG1020.04
FG1020.93 FG1017.52
FG1012.74
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FG1009.10
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FG1003.18
FG1003.33 FG1013.30 FG1011.36 FG1008.35
FG1017.88 FGPROPOSED REAR YARDDRAINAGE SWALE(MIN. 2.0% SLOPE)SHADED AREA REPRESENTS100-YR STORM EXTENTSOVERFLOW EXTENTS101410101012101
0
10
0
8
1
0
1
2
10
1
4 OVERFLOW EXTENTSSUNFLO
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ESUNFLOWER DRIVECRESCENT RIDGE DRIVE
DAYBREAK DRIVEMORNINGSTAR COURTDAYBREAK DRIVE1016.14 FG1017.59 FG1009.21 FG1010.98
FG1014.79
FG1005.60 FGMOE:1008.00MOE:1008.00MOE:1008.00MOE:1008.001012.00 FG1014.00 FG1016.00 FG1018.02 FG-2.87
%
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-3.07%-1.98%-2.01%1012.00 FG1014.00 FG14.3'9.5'1012.00 FG1
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DRAWING NO.CHECKED BYENGINEERSHEET NO.FIELD BOOK NO.DRAWN BYREVISIONSNOTICE:McClure Engineering Company waives any and allresponsibility and liability for problems which arise fromfailure to follow these Plans, Specifications, and theengineering intent they convey, or for problems which arisefrom failure to obtain and/or follow the engineers guidancewith respect to any errors, omissions, inconsistencies,ambiguities, or conflicts which are alleged.COPYRIGHT:Copyright and property rights in these documents areexpressly reserved by McClure Engineering Company. Noreproductions, changes, or copies in any manner shall bemade without obtaining prior written consent from McClureEngineering Company.1360 NW 121ST. StreetClive, Iowa 50325515-964-1229fax 515-964-2370building strong communities.DAYBREAK PLAT 2PRELIMINARY PLATWAUKEE, IA2213010-00MARCH 7, 2017C. SMITHJ. BECKERC. SMITH4.18.175.2.17.........7123456789101112131415161718192021222324252627282912345678910111213143940413031323334353637381516171819202128272625242322464544424140393837363332343529303143SUNFLOWER DR.SUNFLOWER DR.CRESCENT RIDGE DR.CRESCENT RIDGE DR.SCENIC VIEW DR.DAYBREAK DR.DAYBREAK DR.MORNINGSTAR CT.
PHASE IPHASE IISE Cor Sec 6308313233343536373839404142434445464748495051525354555657585960616263646566676869707172737475767778798081828384858687COCO COCOCOCOCO1000100010101010102099699699899810021002100410041006100610081008101210121014 10141016
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PHASE IPHASE II10101006100810121014101610181010102010081012101410161018100
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0
0
8
10121014101010061008
1012
1014
101210101008 10221020101810161006100410021002988990992994996EXISTING DITCH DRAINS TO THESOUTH VIA AN EXISTING CREEK1021.15 FG1018.76 FG1019.84
FG1018.38
FG1018.76
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7
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6
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FG1015.67
FG1014.37
FG1013.79
FG1012.43
FG1009.38
FG1015.30
FG1016.35
FG1019.58 FG1020.81 FG1019.92 FG1018.63 FG1018.50 FG1019.48 FG1020.06 FG1018.75 FG1017.52 FG1014.85 FG1006.80 FG1002.96 FG1001.13 FG999.27 FG1000.64 FG1002.06 FG1003.44 FG1006.15 FG1012.09
FG1007.20 FG1006.76 FG1009.21 FG1010.03
FG1016.57
FG1013.14 FG1013.21
FG1012.50 FG1021.74
FG1016.84 FG1022.10 FG1022.85 FG1022.08 FG1021.14 FG1019.58 FG1020.13
FG1017.35
FG1014.89
FG1013.04 FG1010.99 FG1008.94 FG1006.90 FG1004.31 FG1000.63 FG997.96 FG1002.72 FG1005.13 FG1007.18 FG998.63 FG998.26 FG999.76 FG1008.59 FG 1013.30 FG1018.42 FG1007.63 FG1004.84 FG1003.31 FG1001.80 FG996.42
FG997.57 FG996.93 FG989.90 FG988.27 FG989.69 FG991.81 FG989.57 FG991.06 FG991.88 FG995.74 FG993.70 FG987.86 FG986.64 FG983.79 FG976.79 FG983.47 FG988.63 FG998.37 FG997.26 FG996.55 FG996.21 FG1008.03 FG1010.53 FG1015.55
FG1014.66 FG1006.43 FG1000.96 FG1009.28
FG1012.28
FG1005.14 FG1010.82 FG1013.82 FG1015.74 FG1015.22 FG1013.99 FG1014.29
FG1000.31 FG1002.04 FG1022.10 FG1022.66 FG1017.52
FG1003.64 FG1008.35
FG1017.88 FGPROPOSED REAR YARDDRAINAGE SWALE(MIN. 2.0% SLOPE)SHADED AREA REPRESENTS100-YR STORM EXTENTSSHADED AREA REPRESENTS100-YR STORM EXTENTSOVERFLOW EXTENTSOVERFLOW EXTENTSSHADED AREA REPRESENTS100-YR STORM EXTENTSSHADED AREA REPRESENTS100-YR STORM EXTENTS101410101012101
0
10
0
8SW DETENTION POND AOVERFLOW ELEV:973.67TOP OF BERM ELEV:973.00100-YR ELEV:972.13OUTLET ELEV:965.00101010021004100610081
0
1
2
10
1
4SE DETENTION POND BOVERFLOW ELEV:991.00TOP OF BERM ELEV:990.00100-YR ELEV:989.71OUTLET ELEV:984.00OVERFLOWOVERFLOWEXISTING DITCH DRAINS TO THESOUTH VIA AN EXISTING CREEKOVERFLOW EXTENTSSUNFLOWER DRIVEDAYBREAK DRIVEASHWORTH ROADCITY PARKCRESCENT RIDGE DRIVESUNFLOWER DRIVEMORNINGSTAR COURT1016.14 FG1017.59 FG1009.21 FG1010.98
FG1014.79
FG998.22 FG1005.60 FGMOE:1008.00MOE:1008.00MOE:1008.00MOE:1008.00MOE: 998.60MOE: 998.60MOE: 998.60MOE: 998.60MOE: 992.00MOE: 992.00MOE: 992.00-2.10%-2.00%-2.00%-2.00%-3.42%-2.00%
-3.07%997.48 FG-1.98%-1.99%-2.01%-2.02%-4.04%-4.02%1010.00 FG1012.00 FG1
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992-2.60%-3.00%-4.31%35.0'35.0'35.0'35.0'35.0'35.0'-2.00%-2.00%MPE: 1000.4MPE: 1001.7MPE: 1003.1MPE: 1004.5MPE: 1007.1MPE: 990.4MPE: 992.8MPE: 995.4MPE: 998.0MPE: 999.0MPE: 1004.9MPE: 1011.8MPE: 1017.2MPE: 1014.2MPE: 1014.0MPE: 1014.3MPE: 1004.0MPE: 1009.0MPE: 1002.2MPE: 1000.3MPE: 988.3MPE: 989.9MPE: 988.3MPE: 989.3MPE: 990.7MPE: 983.0MPE: 985.6MPE: 986.89MPE: 997.0MPE: 1003.5MPE: 997.0MPE: 997.0MPE: 1005.1MPE: 1011.4MPE: 1014.3MPE: 1013.3MPE: 1011.4MPE: 1010.0MPE: 1005.9MPE: 1007.8MPE: 1010.3MPE: 997.0MPE: 1010.2MPE: 1011.9MPE: 1013.5MPE: 1015.3MPE: 1011.4MPE: 1010.250600GRAPHIC SCALE120NORTH5GR-02GRADING PLANn:\Projects\wak 2213010\Design\Dwgs\Plans\prelim plat\GR-01 & GR-02.dwg
DRAWING NO.CHECKED BYENGINEERSHEET NO.FIELD BOOK NO.DRAWN BYREVISIONSNOTICE:McClure Engineering Company waives any and allresponsibility and liability for problems which arise fromfailure to follow these Plans, Specifications, and theengineering intent they convey, or for problems which arisefrom failure to obtain and/or follow the engineers guidancewith respect to any errors, omissions, inconsistencies,ambiguities, or conflicts which are alleged.COPYRIGHT:Copyright and property rights in these documents areexpressly reserved by McClure Engineering Company. Noreproductions, changes, or copies in any manner shall bemade without obtaining prior written consent from McClureEngineering Company.1360 NW 121ST. StreetClive, Iowa 50325515-964-1229fax 515-964-2370building strong communities.DAYBREAK PLAT 2PRELIMINARY PLATWAUKEE, IA2213010-00MARCH 7, 2017C. SMITHJ. BECKERC. SMITH4.18.175.2.17.........7123456789101112131415161718192021222324252627282912345678910111213143940413031323334353637381516171819202128272625242322464544424140393837363332343529303143SUNFLOWER DR.SUNFLOWER DR.CRESCENT RIDGE DR.CRESCENT RIDGE DR.SCENIC VIEW DR.DAYBREAK DR.DAYBREAK DR.MORNINGSTAR CT.
12345678910111213141516171819202122232425262728293067983132333435363738394041525354555657585960616566676869707172737475767778OUTLOT YOUTLOT ZOUTLOT XCOCO COCOCOCOCOCOCOCOCOCOCOCOCOCOCOCOCOCOCOCOSSMH-211, SW-301RIM: 1028.98INV. OUT: 1015.50 (S) P-211SSMH-210, SW-301RIM: 1026.97INV. IN: 1014.11 (N) P-211INV. OUT: 1014.01 (S) P-210SSMH-204, SW-301RIM: 1021.18INV. IN: 1009.25 (W) P-205INV. OUT: 1009.15 (E) P-204SSMH-207, SW-301RIM: 1019.77INV. IN: 1007.49 (NE) P-208INV. OUT: 1007.39 (S) P-207SSMH-208, SW-301RIM: 1021.01INV. OUT: 1008.21 (SW) P-208SSMH-43, SW-301RIM: 1017.56INV. OUT: 1003.66 (S) P-34SSMH-47, SW-301RIM: 1013.12INV. IN: 1000.05 (N) P-17INV. OUT: 999.95 (S) P-38SSMH-201, SW-301RIM: 1018.06INV. IN: 1006.40 (W) P-203INV. IN: 1006.40 (N) P-207INV. OUT: 1006.30 (E) P-201SSMH-26, SW-301RIM: 1017.27INV. IN: 1004.40 (W) P-EX101INV. IN: 1004.40 (W) P-201INV. OUT: 1004.30 (E) P-20SSMH-209, SW-301RIM: 1022.53INV. OUT: 1010.33 (S) P-209SSMH-41, SW-301RIM: 1015.59INV. OUT: 1002.88 (W) P-32SSMH-44, SW-301RIM: 1009.63INV. IN: 996.15 (N) P-34INV. OUT: 996.05 (SE) P-35HYD. COVERAGE150 FT RADIUS(TYP.)SSMH-49, SW-301RIM: 1009.02INV. IN: 995.73 (N) P-38INV. OUT: 995.63 (SE) P-37SSMH-48, SW-301RIM: 1015.80INV. OUT: 1002.68 (S) P-17SSMH-203, SW-301RIM: 1019.32INV. IN: 1008.34 (W) P-204INV. IN: 1008.34 (N) P-209INV. OUT: 1008.24 (E) P-203SUNFLO
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ESUNFLOWER DRIVECRESCENT RIDGE DRIVE
DAYBREAK DRIVEMORNINGSTAR COURTDAYBREAK DRIVE7.5' SIDE SETBACK7.5' SIDE SETBACK30' REAR SETBACK30' FRONTSETBACK 26'B-B70'ROW31'B-B60'ROW60'ROW29'B-B60'ROW26'B-B70'ROW31'B-B10' P.U.E.7.5' SIDE SETBACK7.5' SIDE SETBACK30' REAR SETBACK30' FRONT SETBACK
7.5' SIDE SETBACK7.5' SIDE SETBACK30' R
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E
.
10' S.W.F.E.10' PUE (TYP.)10' PUE (TYP.)10' PUE (TYP.)10' PUE (TYP.)10' PUE (TYP.)50' TEMPORARY CONSTRUCTION EASEMENT 50' TEMPORARY CONSTRUCTION EASEMENT50' TEMPORARY CONSTRUCTION EASEMENT50' TEMPORARY CONSTRUCTION EASEMENT100' TEMPORARY CONSTRUCTION EASEMENT30.0' STORMSEWER EASEMENT30.0' STORMSEWER EASEMENT60.0'ROW29.0'B-B10' PUE (TYP.)10' PUE (TYP.)60'ROW29.0' B-B10' PUE (TYP.)7.5' SIDE SETBACK
7.5' SIDE SETBACK30' FRONTSETBACK7.5' SIDE SETBACK
7.5' SIDE SETBACK30' REARSETBACK30' REARSETBACK30' FRONTSETBACK15.0' SANITARYSEWER EASEMENT7.5' SIDE SETBACK7.5' SIDE SETBACK30' FRONTSETBACK30' REARSETBACKBREAK LINE29.0' B-B60.0'ROWPHASE IPHASE IIPHASE IPHASE II15' SANITARY SEWER EASEMENT15' SANITARY SEWER EASEMENT10' PUE (T
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.
)15' SANITARY SEWER EASEMENT10' S.W.F.E10' S.W.F.E15.0' STORMSEWEREASEMENT15.0' WATER MAIN EASEMENT10.0' SNOW STORAGEEASEMENT, LOTS 22-2610.0' SNOW STORAGEEASEMENT, LOTS 4-7SSMH-205, SW-301RIM: 1022.00INV. IN: 1010.63 (N) P-210INV. OUT: 1010.53 (E) P-205CRITICALCROSSINGSCRITICALCROSSINGSCRITICALCROSSINGSCRITICALCROSSINGSCRITICALCROSSINGSCRITICALCROSSINGSCRITICALCROSSINGSCRITICALCROSSINGSCRITICALCROSSINGSCRITICALCROSSINGSCRITICALCROSSINGS30' x 15' WATERMAIN EASEMENTTURNAROUND EASEMENTBREAK LINENORTH50600GRAPHIC SCALE1206UT-01UTILITY PLANn:\Projects\wak 2213010\Design\Dwgs\Plans\prelim plat\UT-01 & UT-02.dwg
DRAWING NO.CHECKED BYENGINEERSHEET NO.FIELD BOOK NO.DRAWN BYREVISIONSNOTICE:McClure Engineering Company waives any and allresponsibility and liability for problems which arise fromfailure to follow these Plans, Specifications, and theengineering intent they convey, or for problems which arisefrom failure to obtain and/or follow the engineers guidancewith respect to any errors, omissions, inconsistencies,ambiguities, or conflicts which are alleged.COPYRIGHT:Copyright and property rights in these documents areexpressly reserved by McClure Engineering Company. Noreproductions, changes, or copies in any manner shall bemade without obtaining prior written consent from McClureEngineering Company.1360 NW 121ST. StreetClive, Iowa 50325515-964-1229fax 515-964-2370building strong communities.DAYBREAK PLAT 2PRELIMINARY PLATWAUKEE, IA2213010-00MARCH 7, 2017C. SMITHJ. BECKERC. SMITH4.18.175.2.17.........7123456789101112131415161718192021222324252627282912345678910111213143940413031323334353637381516171819202128272625242322464544424140393837363332343529303143SUNFLOWER DR.SUNFLOWER DR.CRESCENT RIDGE DR.CRESCENT RIDGE DR.SCENIC VIEW DR.DAYBREAK DR.DAYBREAK DR.MORNINGSTAR CT.
SE Cor Sec 63098313233343536373839404142434445464748495051525354555657585960616263646566676869707172737475767778798081828384858687COCO COCOCOCOCOCOCOCOCOSSMH-43, SW-301RIM: 1017.56INV. OUT: 1003.66 (S) P-34SSMH-47, SW-301RIM: 1013.12INV. IN: 1000.05 (N) P-17INV. OUT: 999.95 (S) P-38SSMH-201, SW-301RIM: 1018.06INV. IN: 1006.40 (W) P-203INV. IN: 1006.40 (N) P-207INV. OUT: 1006.30 (E) P-201SSMH-26, SW-301RIM: 1017.27INV. IN: 1004.40 (W) P-EX101INV. IN: 1004.40 (W) P-201INV. OUT: 1004.30 (E) P-20SSMH-33, SW-301RIM: 1004.49INV. IN: 992.11 (E) P-32INV. OUT: 992.01 (SW) P-25SSMH-41, SW-301RIM: 1015.59INV. OUT: 1002.88 (W) P-32SSMH-31, SW-301RIM: 999.78INV. IN: 986.62 (NW) P-37INV. IN: 985.67 (NE) P-25INV. OUT: 985.57 (S) P-31SSMH-44, SW-301RIM: 1009.63INV. IN: 996.15 (N) P-34INV. OUT: 996.05 (SE) P-35SSMH-30, SW-301RIM: 997.48INV. OUT: 984.43 (W) P-23SSMH-39, SW-301RIM: 995.78INV. IN: 982.79 (N) P-31INV. OUT: 982.69 (S) P-83SSMH-29, SW-301RIM: 995.79INV. IN: 982.74 (NW) P-22INV. IN: 982.60 (E) P-23INV. OUT: 979.02 (SW) P-30SSMH-27, SW-301RIM: 991.18INV. IN: 978.86 (N) P-83INV. OUT: 978.76 (E) P-108SSMH-36, SW-301RIM: 975.81INV. IN: 963.45 (W) P-109INV. IN: 965.66 (NE) P-30INV. OUT: 954.00 (S) P-28SSMH-35, SW-301RIM: 969.71INV. IN: 950.23 (N) P-28INV. OUT: 950.13 (SE) P-33HYD. COVERAGE150 FT RADIUS (TYP.)EXISTING XENIAWATER MAINSHALL BE PROTECTEDSSMH-49, SW-301RIM: 1009.02INV. IN: 995.73 (N) P-38INV. OUT: 995.63 (SE) P-37SSMH-46, SW-301RIM: 999.56INV. IN: 986.31 (NW) P-35INV. OUT: 986.21 (SE) P-22SSMH-48, SW-301RIM: 1015.80INV. OUT: 1002.68 (S) P-17EXISTING XENIAWATER MAINSHALL BE PROTECTEDSSMH-203, SW-301RIM: 1019.32INV. IN: 1008.34 (W) P-204INV. IN: 1008.34 (N) P-209INV. OUT: 1008.24 (E) P-203SUNFLOWER DRIVEDAYBREAK DRIVEASHWORTH ROADCITY PARKCRESCENT RIDGE DRIVESUNFLOWER DRIVEMORNINGSTAR COURT7.5' SIDE SETBACK7.5' SIDE SETBACK30' REAR SETBACK30' FRONTSETBACK
60'ROW29'B-B70'ROW31'B-B15' SANITARYSEWER EASEMENT70'ROW7.5' SIDE SETBACK7.5' SIDE SETBACK30' REAR
SETBACK
30' FRONT
SETBACK30' LANDSCAPEBUFFER EASEMENT30' LANDSCAPEBUFFER EASEMENT10' P.U.E.10' PUE (TYP.)1
0
'
PUE
(TYP
.
)
10' PUE (TYP.)50' TEMPORARY CONSTRUCTION EASEMENTS.W.F. AND DETENTION EASEMENT15.5'LANE60'ROW12.0'LANE15.5'LANE60'ROW12.0'LANE37.0'B-B30.0' STORMSEWER EASEMENT30.0' STORMSEWER EASEMENT30.0' STORMSEWER EASEMENT31.0'B-B60.0'ROW29.0'B-B60.0'ROW29.0' B-B10' PUE (TYP.)60'ROW29.0' B-B10' PUE (TYP.)7.5' SIDE SETBACK
7.5' SIDE SETBACK30' FRONTSETBACK7.5' SIDE SETBACK
7.5' SIDE SETBACK30' REARSETBACK30' REARSETBACK30' FRONTSETBACK15.0' SANITARYSEWER EASEMENT7.5' SIDE SETBACK7.5' SIDE SETBACK30' FRONTSETBACK30' REARSETBACK26.0' B-B60.0'ROWPHASE IPHASE IIPHASE IPHASE II15' SANITARY SEWER EASEMENT10' PUE (T
Y
P
.
)15' SANITARY SEWER EASEMENT15' SANITARY SEWER EASEMENT10' S.W.F.E20' S.W.F.E15' S.W.F.E10' S.W.F.E10' S.W.F.ETEMPORARY CONSTRUCTION EASEMENT15' SANITARY SEWER EASEMENT10.0' SNOW STORAGEEASEMENT, LOTS 35-40DETENTION BASIN E
A
S
E
M
E
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T INV. IN: 1010.63 (N) P-210INV. OUT: 1010.53 (E) P-20510.0' TRAIL10.0' TRAILCRITICALCROSSINGSCRITICALCROSSINGSCRITICALCROSSINGSCRITICALCROSSINGSCRITICALCROSSINGSCRITICALCROSSINGSCRITICALCROSSINGSCRITICALCROSSINGSCRITICALCROSSINGSSTRC-161, SW-301RIM: 973.10INV. OUT: 964.73 (E) P-109STRC-155, SW-301RIM: 963.72INV. IN: 948.78 (NW) P-33STRC-159, SW-301RIM: 990.27INV. IN: 962.57 (E) P-107INV. IN: 962.57 (W) P-108INV. OUT: 963.28 (S) P-106STRC-153, SW-301RIM: 981.37INV. IN: 959.67 (N) P-106INV. OUT: 959.57 (SE) P-105STRC-154, SW-301RIM: 962.57INV. IN: 959.05 (NW) P-105CRITICALCROSSINGS10' S.W.F.ETEMPORARYCONSTRUCTIONEASEMENT50600GRAPHIC SCALE120NORTH7UT-02UTILITY PLANn:\Projects\wak 2213010\Design\Dwgs\Plans\prelim plat\UT-01 & UT-02.dwg
DRAWING NO.CHECKED BYENGINEERSHEET NO.FIELD BOOK NO.DRAWN BYREVISIONSNOTICE:McClure Engineering Company waives any and allresponsibility and liability for problems which arise fromfailure to follow these Plans, Specifications, and theengineering intent they convey, or for problems which arisefrom failure to obtain and/or follow the engineers guidancewith respect to any errors, omissions, inconsistencies,ambiguities, or conflicts which are alleged.COPYRIGHT:Copyright and property rights in these documents areexpressly reserved by McClure Engineering Company. Noreproductions, changes, or copies in any manner shall bemade without obtaining prior written consent from McClureEngineering Company.1360 NW 121ST. StreetClive, Iowa 50325515-964-1229fax 515-964-2370building strong communities.DAYBREAK PLAT 2PRELIMINARY PLATWAUKEE, IA2213010-00MARCH 7, 2017C. SMITHJ. BECKERC. SMITH4.18.175.2.17.........7123456789101112131415161718192021222324252627282912345678910111213143940413031323334353637381516171819202128272625242322464544424140393837363332343529303143SUNFLOWER DR.SUNFLOWER DR.CRESCENT RIDGE DR.CRESCENT RIDGE DR.SCENIC VIEW DR.DAYBREAK DR.DAYBREAK DR.MORNINGSTAR CT.