HomeMy WebLinkAbout2017-07-24-J06 Spring Crest_Preliminary Plat AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: July 24, 2017
AGENDA ITEM: Consideration of approval of a resolution approving a preliminary plat for
Spring Crest
FORMAT: Resolution
SYNOPSIS INCLUDING PRO & CON: Spring Crest Partners, LLC, request approval of a
preliminary plat for 93.56 acres of property located south of Hickman Road
and west of Cedar Street and Spruce Street. The plat consists of 134 lots
intended for single family homes, 48 lots for townhome development, and 2
outlots for future development. The preliminary plat identifies that the
property will be developed over the course of four phases. Extensions of 10th
Street, 11th Street, Cedar Street, Spruce Street, and Maple Street will be
required as part of the public improvements in addition to sanitary, water, and
storm sewer improvements. 10th Street will be a four lane boulevard street in
the future, however, at this time the developer is only required to construct the
west two lanes of the street. The street will be widened by a City project in the
future as traffic demands increase. The applicant proposes to dedicate Outlot P
in the southwest corner of the development to the City to satisfy parkland
dedication requirements. Outlot P is 5.15 acres in area which exceeds the
minimum required dedication of 3.06 acres.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission
reviewed this request on July 11, 2017, and recommended approval subject to remaining
staff comments.
Senior planner Andy Kass introduced the request for approval of a site plan for a new Single Family
Residential and Townhome Development submitted by the Applicant. Spring Crest Partners, LLC. The
property in question is located generally south of Hickman Road and west of Cedar Street and Spruce
Street containing approximately 93.56 Acres. Mr. Kass advised the parcel was part of an annexation
and rezoning in 2016, however, with a change in ownership, the development plan has changed
slightly from the original proposal.
Mr. Kass explained that the preliminary plat would include a total of 134 single family lots, 48 of
which are identified for rowhome development. Out lots W and X are for future development which,
under current zoning, could be single family, duplexes, or rowhomes. Out lots Y and Z will be used for
storm water detention and will be owned and maintained by a homeowners association. Out lot P will
be dedicated to the city to satisfy parkland dedication.
Mr. Kass advised that 10th street, 11th street, Cedar Street, Spruce Street, and Maple Street will all be
extended as development moves westward. A 10 foot wide trail will be installed along the west side of
10th street, across out lot Y and between lots 12 and 13 allowing pedestrian access to the dedicated
parkland. All other sidewalks in the development will be 5 feet in width. Mr. Kass explained that the
sanitary sewer for the first phase will be accommodated by the existing sanitary sewers located on
Spruce Street and Cedar Street, with all remaining phases being served by the Northwest Area Truck
Sewer that is currently under construction and scheduled to be completed by the fall of 2017. The
sanitary sewer for the townhomes will be privately owned and maintained. Water will be served by a
12 inch water main along 10th street.
At this time Staff feels comfortable with the proposal and would recommend approval of the
Preliminary Plat for Spring Crest subject to remaining staff comments.
• Commissioner Streit questioned if there was any further movement on the north bordering
project. Mr. Kass advised that the proposal has been viewed by staff and comments have been
returned. Currently the owner is in the process of working on agreements for cost shares and
dates to receive sewer utilities. At this time, the Spring Crest development would not be
allowed to exceed phase 2 until other properties provided the necessary secondary access for
emergency vehicles.
• Commissioner Fontenot questioned if 11th Street will extend to connect to maple. Mr. Kass
advised that the preliminary plat shows 11th Street connecting to maple, however it will not
extend to Hickman Road at this time.
• Commissioner Hoifeldt questioned if the ponds were wet or dry bottomed. Mr. Kass advised
that the ponds will be wet bottom ponds and maintained by the single family homeowners
association.
• Commissioner Fontenot questioned if further development with the out lots W and X would
mean the need for more Parkland dedication. Mr. Kass advised that the current dedication
should satisfy the requirements for future development in those areas but that staff would
review in the event of further development if additional parkland would be required.
• Commissioner shanks questioned if further western development was planned as the streets
seemed like very long dead ends. Mr. Kass advised that the streets go to the current City
Limits and will have turn arounds at the end of each street that adjust for each phase of
development.
• Commissioner Streit questioned if the surrounding residents had voiced any concerns for the
preliminary plat. Mr. Kass advised that the city engineer, Veenstra and Kimm, had done a
report on the current storm water runoff in the affected area and that the city was in the process
of addressing the concerns. At this time staff has received no new communication from
residents.
• Nick Halfhill of Landmark Development addressed the commission stating that the project
would be taking on its own storm water and channeling the run off to the designated areas to
the south of the lot. All development west of 10th street will be directed into a new storm water
system.
Commissioner Fontenot moved to approve a Preliminary Plat for Spring Crest. The motion was
seconded by commissioner Hoifeldt. Ayes: Stonebrook, Fontenot, Streit, Hoifeldt, and Shanks. Nays:
None. Motion Carries.
STAFF REVIEW AND COMMENT: All comments appear to be addressed. Staff recommends
approval.
RECOMMENDATION: Approve the resolution
ATTACHMENTS: I. Proposed Resolution
II. Staff Report
III. Preliminary Plat
PREPARED BY: Andy Kass, Senior Planner
REVIEWED BY:
THE CITY OF WAUKEE, IOWA
RESOLUTION 17-
APPROVING THE SPRING CREST PRELIMINARY PLAT
IN THE NAME AND BY THE AUTHORITY OF THE CITY OF WAUKEE, IOWA
WHEREAS, the City of Waukee, Dallas County, State of Iowa, is a duly organized Municipal
Organization; AND,
WHEREAS, the City of Waukee Planning and Zoning Commission reviewed and recommended
approval of a Preliminary Plat for Spring Crest on July 11, 2017, subject to remaining staff
comments; AND,
WHEREAS, the Preliminary Plat for Spring Crest 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 24th day of July, 2017, that the Preliminary Plat for Spring Crest 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: Andy Kass
RE: Spring Crest – Preliminary Plat
DATE: July 11, 2017
GENERAL INFORMATION:
Applicant: Spring Crest Partners, LLC
Requested Action Preliminary Plat Approval
Location and Size: Property is generally located south of Hickman
Road, west of Cedar Street and Spruce Street,
containing approximately 93.56 acres.
LAND USES AND ZONING:
Location Existing Land Use Comprehensive Plan Current Zoning
Property in
Question
Undeveloped Neighborhood Residential R-2 / R-4
North Undeveloped / Future
Deery Brothers
Neighborhood Residential C-1 / R-4
South Vacant Neighborhood Residential N/A (Dallas County)
East Single Family Residential Neighborhood Residential R-2
West Vacant Neighborhood Residential N/A (Dallas County)
BACKGROUND:
The subject property is located south of Hickman Road and west of Cedar Street and Spruce Street. The
property was annexed into the City in 2016 and was rezoned in 2016 as well. The ownership from when the
property was rezoned has changed and the development plan for the property has changed slightly from what
was presented during the rezoning. The concept plan for the rezoning identified a mix of single-family,
duplexes, and rowhomes. The preliminary plat identifies single-family lots and townhomes for the first four
phases of the development. The applicant requests approval of the preliminary plat.
July 7, 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 a total of 134 single family lots to be completed over the course of four phases.
The single-family lots have lot widths ranging from 65 feet to 81 feet. The typical lot size is approximately
8,500 square feet. The minimum lot width required for the single family lots is 65 feet and the minimum lot
area is 8,000 square feet. In addition to the single family lots, the preliminary plat identifies 48 lots for to be
developed for rowhomes. The rowhome lots are 1,525 square feet in area and 25 feet wide. The minimum
width requirement for rowhomes is 25 feet.
Outlots W and X are for future development. With the current zoning, Outlots W and X could be developed
for single family, duplexes, or rowhomes. Outlots Y and Z are lots that will be used for storm water
detention and will be owned and maintained by a homeowners association. Outlot P will be dedicated to the
City to satisfy parkland dedication requirements.
Streets:
A number of street extensions will be completed as part of the overall development of the property, including
10th Street, 11th Street, Cedar Street, Spruce Street, and Maple Street. Portions of these roads will be
constructed as each phase of the development is completed. 10th Street will be a four-lane boulevard street in
the future, however, at this time the developer is only required to install the west two lanes of the street. The
future widening of the road will be constructed as a City project. This section of 10th Street will connect with
the portion to the north that will be constructed as part of the anticipated Deery Brothers car dealership. 11th
July 7, 2017
3 of 3
Street and Maple Street will be 31 foot wide streets. Maple Street will be a joint project with the applicant and
the property owner to the north. Cedar Street and Spruce Street will be 29 foot wide streets.
A 10 foot wide trail will be installed along the west side of 10th Street. 10 foot wide trails will be provided
across Outlot Y and between Lots 12 and 13 to provide pedestrian access to the parkland. All other sidewalks
within the development will be 5 feet in width.
Easements:
Several easements are proposed within the plat based upon the location of proposed utilities. In addition, to
easements for utilities the preliminary plat identifies proposed ingress/egress easements to provide access to
the proposed lots.
Utilities:
Sanitary sewer for the first phase of the development will be accommodated by the existing sanitary sewers
located on Spruce Street and Cedar Street. All remaining phases of development will be served by the
Northwest Area Trunk Sewer that is currently under construction. This trunk sewer is slated for completed
by fall of 2017. The sanitary sewer that will serve the townhomes will be privately owned and maintained.
A 12-inch water main will be installed along 10th Street. 8-inch water main will be installed throughout the rest
of the plat. The water main that will serve the townhomes will be privately owned and maintained.
Storm water will be detained in the ponds located on Outlot Y and Z. The ultimate outlet will be to the south.
Parkland Dedication:
Based upon the number of lots indicated on the preliminary plat the required amount of parkland dedication is
3.06 acres. Outlot P which is 5.15 acres in area located in the southwest corner of the property has been
identified that it will be dedicated to the City for parkland.
STAFF RECOMMENDATION
At this time Staff feels comfortable with the proposal and would recommend approval of the Preliminary Plat
for Spring Crest subject to remaining staff comments.
CITY OF WAUKEE
Andy Kass, AICP
Senior Planner
PRELIMINARY PLAT
DATE OF SURVEY
OWNER/DEVELOPER
ZONING
AREA SUMMARY
PROPERTY DESCRIPTION
NOTES
BULK REGULATIONS AND SETBACKS
CURVE TABLE
CHORD BEARING/DISTANCETANGENTARC LENGTHRADIUSDELTACURVE NO.
VICINITY MAP1"=500'
Date
IOWALICENSEDPROFESSIO
N
ALEN
GI
NEERLicense Number
Pages or sheets covered by this seal:
My License Renewal Date is December 31, 2015
18954
18954
CANNON
ERIC D.Eric D. Cannon, P.E.
under the laws of the State of Iowa.
licensed Professional Engineer
supervision and that I am a duly
by me or under my direct personal
engineering document was prepared
I hereby certify that this
LEGEND
Features
Irrigation Control Valve
Sprinkler Head
Mailbox
Satellite Dish
Sign
Above Ground Storage Tank
Underground Storage Tank
Fence Post or Guard Post
Gas Apparatus
Gas Manhole
Gas Valve
Fiber Optic Handhole
Fiber Optic Manhole
Communication Handhole
Communication Manhole
Communication Pedestal
Traffic Sign
Electric Transformer
Electric Box
Yard Light
Street Light
Utility Pole with Transformer
Utility Pole with Light
Guy Anchor
Utility Pole
Well
Water Service Valve
Water Main Valve
Fire Hydrant on Building
Fire Hydrant
Field Tile Intake
Double Storm Sewer Intake
Single Storm Sewer Intake
Storm Manhole
Storm Sewer with Size
Sanitary Manhole
(*) Denotes the survey quality service level for utilities
Test Hole Location for SUE w/ID
Duct Bank
Sanitary Sewer with Size
Water Main with Size
High Pressure Gas Main with Size
Gas Main with Size
Overhead Electric
Underground Electric
Fiber Optic
Overhead Communication
Communication
Coniferous Tree or Shrub
Deciduous Tree or Shrub
Tree Stump
Tree Line
Fence (Silt)
Fence (Wood)
Fence (Chain Link)
Fence (Barbed, Field, Hog)
Contour Elevation
Spot Elevation 93.0
12" ST
Existing
8" W(*)
8" S(*)
4" G(*)
4" HPG(*)
C(*)
OC(*)
FO(*)
E(*)
OE(*)
DUCT(*)
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G
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UST
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1
93
ICV
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I
UTILITY WARNING
THE EXACT LOCATION INDICATED EXCEPT WHERE NOTED AS QUALITY LEVEL A.
NOT WARRANT THAT THE UTILITIES OR SUBSURFACE FEATURES SHOWN ARE IN
THE AREA, EITHER IN SERVICE OR ABANDONED. THE SURVEYOR FURTHER DOES
UTILITIES OR SUBSURFACE FEATURES SHOWN COMPRISE ALL SUCH ITEMS IN
AND/OR RECORDS OBTAINED. THE SURVEYOR MAKES NO GUARANTEE THAT THE
THE UTILITIES SHOWN HAVE BEEN LOCATED FROM FIELD SURVEY INFORMATION
UTILITY QUALITY SERVICE LEVELS
THE TYPE, SIZE, CONDITION, MATERIAL, AND OTHER CHARACTERISTICS.
BY ACTUAL EXPOSURE OR VERIFICATION OF PREVIOUSLY EXPOSED SUBSURFACE UTILITIES, AS WELL AS
IS HORIZONTAL AND VERTICAL POSITION OF UNDERGROUND UTILITIES OBTAINEDQUALITY LEVEL (A)
SUBSURFACE UTILITIES.
GEOPHYSICAL METHODS TO DETERMINE THE EXISTENCE AND APPROXIMATE HORIZONTAL POSITION OF
INFORMATION IS OBTAINED THROUGH THE APPLICATION OF APPROPRIATE SURFACE QUALITY LEVEL (B)
QUALITY D INFORMATION.
UTILITY FEATURES AND USING PROFESSIONAL JUDGMENT IN CORRELATING THIS INFORMATION WITH
INFORMATION IS OBTAINED BY SURVEYING AND PLOTTING VISIBLE ABOVE-GROUND QUALITY LEVEL (C)
INFORMATION IS DERIVED FROM EXISTING UTILITY RECORDS OR ORAL RECOLLECTIONS.QUALITY LEVEL (D)
APPLICABLE, SIZE. THE QUALITY LEVELS ARE BASED ON THE CI / ASCE 38-02 STANDARD.
QUALITY LEVELS OF UTILITIES ARE SHOWN IN THE PARENTHESES WITH THE UTILITY TYPE AND WHEN
PROJECT LOCATION
SHEETS 1-5
93.56 AC.
SEPTEMBER 16, 2016HICKMAN RD
MAPLE ST
CEDAR ST
SPRUCE ST
NORTHVIEW DRASHWORTH DRBENCHMARKS
IARTN DERIVED - US SURVEY FEET
NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD88 - GEOID12A)
NAD83(2011)(EPOCH 2010.00) IARTN DERIVED - US SURVEY FEET
IOWA STATE PLANE SOUTH COORDINATE SYSTEM
CONTROL POINTS
BM1
CP4
CP3
CP2
CP1
WITH NORTH 1/4 CORNER OF SECTION, NORTHWEST OF SITE.
IOWA DOT ALUMINUM MONUMENT SOUTH OF HIGHWAY 6 IN LINE
N=588428.84 E=1530732.77
THEAST CORNER OF SITE.
MAG NAIL IN ASPHALT ON WEST SIDE OF 10TH STREET, NOR
N=587886.78 E=1533378.54
PAVEMENT, SOUTHEAST CORNER OF SITE.
1/2" REBAR WITH ORANGE CAP AT WEST END OF CEDAR STREET
N=586456.49 E=1533349.96
29 OF SOUTHVIEW ESTATES, SOUTHEAST CORNER OF SITE.
1/2" REBAR WITH YELLOW CAP AT NORTHWEST CORNER OF LOT
N=586093.79 E=1533347.30
SOUTH OF LIGHT POLE, SOUTHEAST OF SITE.
BURY BOLT ON HYDRANT ON SOUTH SIDE OF CEDAR STREET
ELEV=1035.08
UTILITY CONTACT INFORMATION
SYSTEM, TICKET NUMBER 551604197.
RECEIVED FROM THE IOWA ONE CALL DESIGN REQUEST
UTILITY CONTACT FOR MAPPING INFORMATION SHOWN AS
NO RESPONSE
CLEAR PER MAP
CLEAR PER MAP
CLEAR PER MAP
C2-COMMUNICATION
C1-COMMUNICATION
OE1-OVERHEAD ELECTRIC
E1-ELECTRIC
S-SANITARY SEWER
W1-WATER
G1-GAS
PRELIMINARY PLAT - TITLE SHEET1 1500'SPRING CREST
C2 900.00'129.89'65.06'129.78'
C1 900.00'129.03'64.63'128.92'
EXISTING: R-4,R-2
PLAT 4
PLAT 3
PLAT 2 PLAT 1
DALLAS COUNTY RECORDER'S OFFICE AND CONTAINING 93.56 ACRES (4,075,350 S.F.).
OFFICE AND EXCEPT A CONDEMNATION PLAT RECORDED IN BOOK 10, PAGE 260 OF SAID
ACQUISITION PLAT FILED IN BOOK 1998, PAGE 60 OF SAID DALLAS COUNTY RECORDER'S
2016, PAGE 24530 OF THE DALLAS COUNTY RECORDER'S OFFICE AND EXCEPT AN
THE CITY OF WAUKEE, DALLAS COUNTY, IOWA, EXCEPT PARCEL 17-140 AS FILED IN BOOK
1/4 OF SECTION 32, TOWNSHIP 79 NORTH, RANGE 26 WEST OF THE 5TH P.M., BEING IN
THE SOUTH 1/2 OF THE NORTHEAST 1/4 AND THE NORTHEAST 1/4 OF THE NORTHEAST
REAR YARD 30 FEET
SIDE YARD 7 FEET MINIMUM ONE SIDE 15 FEET TOTAL
FRONT YARD 30 FEET
MINIMUM LOT WIDTH 20 FEET PER UNIT 75' OVERALL
MINIMUM LOT AREA 3500 SF
R-4
MINIMUM LOT 8,000SF SINGLE FAMILY
MINIMUM LOT 10,000SF 2 FAMILY
REAR YARD 30 FEET
SIDE YARD 7 FEET
FRONT YARD 30 FEET
MINIMUM LOT WIDTH 65 FEET
R-2
R-2 R-4
OUTLOT P
OUTLOT W
OUTLOT X
OUTLOT Y
OUTLOT Z
PHONE: 515-986-5994
CONTACT: NICK HALFHILL
CLIVE, IA 50325
9550 HICKMAN RD, SUITE 100
SPRING CREST PARTNERS LLC
joni.mccabe@consolidated.com
517-387-1770
JONI MCCABE
CONSOLIDATED COMMUNICATIONS
lvandee@xeniawater.org
515-676-2117
LAIRD VAN ZEE
XENIA RURAL WATER DISTRICT
keith.good@nngco.com
515-202-5067
KEITH GOOD
NORTHERN NATURAL GAS COMPANY
clark.lundy@upnllc.com
515-321-3336
CLARK LUNDY
UNITE PRIVATE NETWORKS
thomas.sturmer@centurylink.com
720-578-8090
TOM STURMER
CENTURYLINK
pmay@mediacomcc.com
515-246-2252
PAUL MAY
MEDIACOM COMMUNICATIONS
MECDSMDesignLocates@midamerican.com
515-252-6632
CRAIG RANFELD
MIDAMERICAN ENERGY
troyer@waukee.org
515-978-7920
TIM ROYER
CITY OF WAUKEE
CORPORATE LIMITS
CORPORATE LIMITSCORPORATE LIMITSOF ANY PLAT BEYOND PLAT 2 OF THE DEVELOPMENT.
4. 10TH STREET IS REQUIRED TO BE EXTENDED TO HICKMAN ROAD PRIOR TO APPROVAL
ASSOCIATION.
3. OUTLOT"Y" AND "Z" TO BE OWNED AND MAINTAINED BY THE HOME OWNERS
IMPROVEMENTS AND THE STATEWIDE URBAN DESIGN AND SPECIFICATIONS.
CURRENT EDITIONS OF THE WAUKEE STANDARD SPECIFICATIONS FOR PUBLIC
2. CONSTRUCTION OF STREET AND UTILITY IMPROVEMENTS SHALL CONFORM TO THE
MEETING WITH THE CITY IS REQUIRED.
1. PRIOR TO THE START OF ANY CONSTRUCTION ACTIVITIES, A PRECONSTRUCTION BYDATEREVISIONMARKScale:Checked By:Engineer:Technician:Date:Field Bk: Pg:1"= SheetofSheet of
Project No:SNYDER & ASSOCIATES, INC.Project No:515-964-2020 | www.snyder-associates.comANKENY, IOWA 500232727 S.W. SNYDER BLVD.Y:\pen\date.tblV:\RefLibrary\CADDStandards\WorkSpace\Standards\Printing\Print_Drivers\Black_Gray\V8iBWFullWeightPDF.pltcfgSnyder1:5007/19/20174:31:33 PMJWMCCORMICKJ:\2016_Projects\116.0697\Cadd\PP01_1160697_PLM.dgnSPRING CRESTWAUKEE, IA116.0697
6KMMEDCJWM06/06/17116.069761REVISED AS PER CITY COMMENTS06/21/17JWM2REVISED AS PER CITY COMMENTS07/07/17JWM3REVISED AS PER CITY COMMENTS07/20/17JWM
75' LOTS
70' LOTS
65' LOTS
65' LOTS
75' LOTS70' LOTS65' LOTS65' LOTS70
' LOTS
PLAT 2
PLAT 3
PLAT 4
PLAT 1
70' LOTS
70' LOTS
OUTLOT "W "
OUTLOT "X"
R-4R-2
70' L
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65' LOTS
65
' LOTS
75' LOTSC
CC
C
CC
C
BM1
CP1
CP2
Inv=1022.62 8" PVC E
Rim=1034.04
Inv=1029.94 8" PVC E
Rim=1033.55
Inv=1023.06 8" PVC E
Rim=1034.78
Inv=1022.70 8" PVC E
Rim=1034.42 Concrete
Concrete
HouseHouseI
I
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EB
EB
TS ECURPS
CEDAR ST
CEDAR ST
10TH STREET10TH STREET10TH STREET11TH STREET11TH STREETMAPLE STREET
MAPLE STREET
G
GG
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8"S
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15
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15
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60"ST15"ST60"ST15"ST15"ST15"ST15"ST15"ST15"ST 15"ST 18"ST 18"ST
18"ST
15"ST2
4
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24"ST15"ST18"ST18"ST
15"ST15
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15"ST24"ST24"ST24"ST24"ST 54"ST15"ST24
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5
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3
0"S
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24"ST
24"ST
15"ST24"ST
24"ST
15"ST18"ST
15"ST18"ST
15"ST36"ST 36"ST36"ST30"ST30"ST30"ST4
2
"ST
42"ST
42"ST 15"ST36"ST15"ST15 "ST15"ST 36"ST15"ST36"ST18"ST 18"ST15"ST
18"ST 15"ST30"ST15"ST 15"ST30"ST15
"ST 30"ST15"ST30"ST18"ST
15"ST24"ST18"ST15"ST8"ST
8"ST
8"ST
8"ST8"ST8"ST
8"ST
8"ST 8"ST
8"ST
8"ST 8"ST
8"ST
8"ST
15"ST24"ST
24"ST 15"ST54"ST48"ST54"ST15"ST
8"W
8"W
8"W
8"W8"W8"W
8"W
8"W8"W
8"W
8"
W
8"W
8"W
8"W8"W8"W8"W12"W12"W12"W12"W12"W8"W 8"W
36"ST48"ST
2
4
"ST
15"ST
8"W8"S8"S8"SST24"12"SST24"12"S16
ST
ST
ST
ST
S S
SSSST
15"ST 15"ST
15"ST15"ST15"ST 15"ST15"ST
15"ST8"S 8"S 8"S
8"S 8"S15"ST8"W 8"W 8"W 8"W
8"W 8"W
12"W12"W8"W8"W8"W8"S
TS ECURPS T
S
R
A
D
E
C
11TH STREETSPRUCE ST
8"W
8"S
8"S
100YR=1022.31
100YR=1022.31
Normal Pool=1016.00
Normal Pool=1016.00
Turn AroundPlat 1 TemporaryTurn AroundPlat 1 TemporaryTurn Around
Plat 1 Temporary
Normal Pool=1024.00
100YR=1027.00 100YR=1032.5636"ST30"ST15"ST
12"S8"WTurn Around
Tem porary
Turn Around
Tem poraryTurn AroundTemporaryTurn AroundTemporary
Turn AroundTemporary
10' Trail for Parkland Access
10' Trail for Parkland Access
10' TRAIL10' TRAIL10' TRAILLIART '01LIART '01LIART '01LIART '01Turn AroundTemporaryTurn AroundTemporary12"S1
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130.00'130.00'130.00'130.00'130.00'130.00'130.00'130.00'130.00'130.00'130.00'130.00'130.00'130.00'73.40'70.00'70.00'70.00'70.00'70.00'70.00'70.00'70.00'70.00'70.00'70.00'68.42'
68.78'
70.00'70.00'70.00'70.00'70.00'70.00'70.00'70.00'70.00'70.00'70.00'74.02'75.10'
128.61
'102.37'4
7.2
7'33.77'
31.94'
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5.6
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34.91'
34.69'
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1.
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9'130.00'130.00'130.00'130.00'114.28'102.05'116.05'101.99'64.81'
8
3
.3
3'75.12'75.12'75.12'75.12'72.99'67.03'67.03'67.03'67.03'
6
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.0
3'
67
.03
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67.05
'64.82'92.01'130.00'7
2
.2
5'68.43'68.43'68.43'68.43'69.09'74.67'74.67'74.67'74.67'
7
4
.6
7'
74
.67
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74.70
'78.16'67.01'
67.01'130.12'130.00'130.00'130.00'130.00'130.00'130.00'130.00'130.00'130.00'130.00'130.00'130.00'111.70'154.10'101.23'130.23'92.01'105.00'39.13'39.27'
39.27'39.27'105.00'105.00'1
0
3
.
6
0'108.26'67.00'70.00'70.00'78.01'
70.00'70.00'78.00'92.00'107.35'39.27'39.27'39.27'78.02'70.00'70.00'67.00'
92.00'70.00'70.00'78.02'130.00'130.00'130.00'70.00'70.00'78.01'105.00'105.00'131.65'131.12'130.59'130.00'130.00'130.00' 2,642.95' 1,324.17' 1,321.67' 429.83' 856.52'C2
6.18'C1 201.24' 1,774.52'61.00'100.00'100.00'61.00'100.00'61.00'100.00'100.00'61.00'
61.00'
61.00'100.00'100.00'61.00'
61.00'100.00'61.00'100.00'OUTLOT"Y"
OUTLOT"Z"
5.15AC 2.52AC
4.10AC364.26'617.75'364.14'615.00'375.82'244.94'121.17'366.71'413.62'409.67'
862.10'
30' Building Setback
30' Building Setback
30' Building Setback
30' Building Setback
kcabteS gnidliuB '03
kcabteS
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03
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30' Building Setback
30' Building Setback
30' Building Setback
30' Building Setback30' Building Setback30' Building SetbackkcabteS gnidliuB '0330' Building Setback30' Building Setback100.00'100.00'61.00'100.00'61.00'
25
26
27
28
37
38
39
40
41
42
43
44
75.00'75.00'75.00'75.00'75.00'75.00'75.00'75.00'75.00'75.00'75.00'75.00'
75.00'75.00'75.00'75.00'75.00'75.00'75.00'75.00'75.00'75.00'75.00'75.00'
103.36'
80.10'130.00'130.00'130.00'130.00'130.00'130.00'130.00'130.00'130.00'130.00'130.00'130.00'67.42'65.00'
65.00'130.00'65.00'130.00'65.00'
65.00'130.00'65.00'
65.00'130.00'65.00'
65.00'130.00'65.00'
65.00'130.00'65.00'
65.00'130.00'65.00'
65.00'130.00'65.00'
65.00'130.00'65.00'
65.00'130.00'65.00'
65.00'130.00'65.00'
65.00'130.00'65.00'
66.43'130.00'65.00'
65.98'65.00'
65.00'130.00'65.00'130.00'65.00'
65.00'130.00'65.00'
65.00'130.00'65.00'
65.00'130.00'65.00'
65.00'130.00'65.00'
65.00'130.00'65.00'
65.00'130.00'65.00'
65.00'130.00'65.00'
65.00'130.00'65.00'
65.00'130.00'65.00'
65.00'130.00'65.00'130.95'64.01'63.83'63.83'
63.83
'69.44'70.04'69.05'68.28'134.54'140.83'149.87'79
.23
'
131.49'
63.19'62.83'
62.83'130.00'130.00'130.00'67.92'68.43'68.43'
92
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'83
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'130.00'68.43'68.43'68.43'68.43'68.04'63.16'63.09'63.09'63.09'
6
3
.
0
9'
63
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63
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'61.56'62.83'62.83'62.83'130.00'130.00'130.00'6
9
.
1
2'62.83'62.48'66.09'71.22'71.22'71.22'
7
1
.
2
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71
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71.19
'76.20'130.14'130.00'130.00'130.00'130.00'130.00'130.00'130.00'130.00'130.00'130.00'10
7
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9'
6
8
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7
0
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70
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75.69'52.16'130.00'130.00'130.00'130.00'130.00'130.00'130.00'130.00'130.00'130.00'130.00'130.00'7
7
.6
1'81.07'81.01'81.07'81.07'74.47'74.37'74.29'74.29'
7
4
.
2
9'
71
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68
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99.22'75.74'76.47'77.73'83.45'
8
1.
5
6'81.56'81.56'81.64'80.97'72.77'72.77'72.72'72.77'
118
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5 6 7 8
10111223
4
5
6
7
8
9
10
11
12
13
14
15
16 17
1819
20
21
22
23
24
25
26
27
28
29
30
31 32
1
2
3
4
5
6
78910111213141516171819
20 21 22 23 24 25 26 27 28 29 30 31 32 33 34
35
36
12345678910111213141516
17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32
68.86'68.86'68.86'68.86'68.81'66.16'61.22'
58.19'
61
.24
'
6
1
.2
2'61.22'61.22'
45
46
47
48
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
55
56
57
9.38 AC
21.07 AC
25' Landscape Buffer Easement25' Landscape Buffer Easement30' Building Setback30' Building Setback30' Building Setback30' Building Setback25' Landscape Buffer Easement25' Landscape Buffer Easement25' Landscape Buffer Easement25' Landscape Buffer Easement25' Landscape Buffer Easement25' Landscape Buffer Easement25' Landscape Buffer EasementtnemesaE reffuB epacsdnaL '52tnemesaE reffuB epacsdnaL '52OUTLOT "P"kcabteS gnidliuB
'03kcabteS gnidliuB
'03kcabteS gnidliuB
'03kcabteS gnidliuB
'0330' Storm Sewer Easement30' Storm Sewer Easement
30' Storm Sewer Easement
30' Storm Sewer Easement
30' Storm Sewer Easement
20' Drainage and Storm Sewer Easement
30' Storm Sewer Easement
tnemesaE reweS mrotS dna eganiarD '
02
20' Drainage and Storm Sewer Easement
20' Drainage and Storm Sewer Easement
tnemesaE reweS mrotS dna eganiarD '02
Easement
15
' Sanitary
Sewer
E
a
sem
en
t15'
S
a
n
ita
ry
S
ew
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r
Storm Sewer Easement
30' Drainage and
30' Drainage and Storm Sewer EasementROW60'B/B29'ROW60'B/B29'ROW60'B/B29'ROW60'B/B29'ROW70'B/B31'B/B29'ROW60'ROW60'B/B29'120' ROW
60'60'
B/B
26'
B/B
26'
120' ROW60'
60'B/B2
6'B/B2
6'
ROW
70
'B
/B
31
'
35'
1/2 ROW
35'70' ROWB
/B
3
1'
ROW
7
0'tnemesaE reffuB epacsdnaL '52B/B29'ROW60'B/B29'ROW60'(TO BE DEDICATED TO THE CITY OF WAUKEE FOR PARKLAND)
E
a
s
em
en
t15' S
an
ita
ry
S
ew
e
r Easement
15' Sanitary Sewer Easement15' Sanitary Sewer 15' Storm Sewer Easement15' Storm Sewer Easement20' Sanitary Sewer Easement
Easement
Temporary Construction
Temporary Construction Easement Temporary Construction Easement
MPE=1024.50 MPE=1024.50 MPE=1024.50 MPE=1024.50 MPE=1024.50 MPE=1024.50 MPE=1024.50 MPE=1024.50 MPE=1024.50 MPE=1024.50
MPE=1024.50
MPE=1024.50
MPE=1024.50
MPE=1024.50
MPE=1024.50
MPE=1024.50
MPE=1024.50
MPE=1024.50
MPE=1024.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1029.50
MPE=1029.50
MPE=1029.50
MPE=1029.50
MPE=1029.50
MPE=1029.50
MPE=1029.50
MPE=1029.50
MPE=1029.50
MPE=1029.50MPE=1029.50MPE=1029.50
MPE=1029.50MPE=1029.50MPE=1029.50MPE=1029.50MPE=1029.50 MPE=1029.50 33
MPE=1028.50
MPE=1028.50
MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50
MPE=1035.25 MPE=1035.25 MPE=1035.25
MPE=1034.00 MPE=1034.00 MPE=1034.00
MPE=1034.00 MPE=1034.00 MPE=1034.00
MPE=1028.50 MPE=1028.50 MPE=1028.50 MPE=1028.50 MPE=1028.50 MPE=1028.50MPE=1028.50
EasementTurn AroundTemporaryEasementTurn AroundTemporaryEasementTurn AroundTemporaryEas
em
entTurn Ar
ound Tempor
ar
y Eas
e
me
ntTurn Ar
ound Tempor
ar
y
Easement
Turn Around
Temporary EasementTurn Around Temporary Easement
Turnaround
Temporary 31' B/BB
/B
26
'78' ROWB/B26'31' B/B
MPE=1024.50MPE=1024.50MPE=1024.50
MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50
MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50
MPE=1029.50
MPE=1029.50
MPE=1029.50
MPE=1029.50 MPE=1029.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50 MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50 MPE=1028.50
MPE=1028.50
MPE=1024.50
MPE=1024.50
MPE=1024.50
MPE=1024.50 MPE=1024.50 MPE=1024.50 MPE=1035.25
9
MPE=1034.00
MPE=1034.00
MPE=1029.50MPE=1029.50MPE=1029.50MPE=1029.50MPE=1029.50MPE=1029.50MPE=1029.50MPE=1029.50MPE=1029.50
20' Tail Easement
20' Tail Easement
67.00'
5' Sanitary Sewer Easement
5' Sanitary Sewer Easement15' Storm Sewer Easement8514SF 8450SF 8450SF 8450SF 8450SF 8450SF 8450SF 8450SF 8450SF 8450SF 8450SF 8450SF 8450SF 8616SF 8799SF 9140SF 9671SF 18637SF
8625SF
8625SF
8625SF
8625SF
8619SF
8502SF
8592SF
8592SF
8592SF
8592SF
8595SF
8704SF 11830SF
11829SF8956SF
8728SF
8732SF
8732SF
8732SF
8732SF
8732SF
8402SF
8485SF
8533SF
8533SF
8533SF
8533SF
12758SF
13351SF
8532SF
8533SF8522SF8450SF8450SF8450SF8450SF8450SF8450SF8450SF8450SF8450SF8450SF8450SF8450SF8700SF
9478SF 9100SF 9100SF 9100SF 9100SF 9100SF 9100SF 9100SF 9100SF 9100SF 9100SF 9100SF 9282SF 9329SF 13716SF
9332SF
9332SF
9332SF
9332SF
9236SF
9212SF
9212SF
9212SF
9212SF
9212SF
9212SF
9215SF
9295SF
11894SF
11828SF
11826SF 9100SF 9100SF 10143SF
10142SF9100SF9100SF11826SF
12010SF 9197SF 9160SF 10163SF12780SF9911SF10476SF
11368SF
13257SF
10132SF
10132SF
10132SF
10142SF
10105SF
10001SF
10001SF
9994SF
10001SF
14007SF
13904SF9751SF9750SF9750SF9750SF9750SF9750SF9750SF9750SF9750SF9750SF9750SF9814SF
Easement
Turnaround
Temporary
Easement
Turnaround
Temporary
30' Drainage & Storm Sewer Easement BYDATEREVISIONMARKScale:Checked By:Engineer:Technician:Date:Field Bk: Pg:1"= SheetofSheet of
Project No:SNYDER & ASSOCIATES, INC.Project No:515-964-2020 | www.snyder-associates.comANKENY, IOWA 500232727 S.W. SNYDER BLVD.Y:\pen\date.tblV:\RefLibrary\CADDStandards\WorkSpace\Standards\Printing\Print_Drivers\Black_Gray\V8iBWFullWeightPDF.pltcfgSnyder1:1007/19/20174:31:34 PMJWMCCORMICKJ:\2016_Projects\116.0697\Cadd\PP02_1160697_PLM.dgnSPRING CRESTWAUKEE, IA116.0697
6KMMEDCJWM06/06/17116.069761REVISED AS PER CITY COMMENTS06/21/17JWM2REVISED AS PER CITY COMMENTS07/07/17JWM3REVISED AS PER CITY COMMENTS07/20/17JWM0
SCALE (FEET)
100
2 2100'PRELIMINARY PLAT - LAYOUT PLANZONING=AGNE SEPHILLIPS-HAMILTON INC ZONING=AGPARCEL 17-67 NW SW
RMCA, LLC
ZONING=R2895 SPRUCE ST WAUKEE
CARAVAN, RONALD E & AMBER R J
ZONING=R2890 SPRUCE ST WAUKEE
COLFAX APARTMENTS LIMITED
ZONING=R2895 CEDAR ST WAUKEE
BOENDER, JOHN & LORETTA JTRS
ZONING=R2 890 CEDAR ST WAUKEE
FOULKE, DARYLE & JENNIFER
ZONING=R2PARCEL A NW1/4
WALNUT COVE LLC
ZONING=R2 490 9TH ST WAUKEE
BRUECKEN, JOHN F & DIANE J
ZONING=R2470 9TH ST WAUKEE
HAGUE, H DALE & WILMA J JTRS
ZONING=R2420 9TH ST WAUKEE
CORNELISON, LARRY & DENISE J
ZONING=R2410 9TH ST WAUKEE
VELLINGA, LANE MICHAEL & KELLI
ZONING=R2350 9TH ST WAUKEE
RAUSCH, JACOB P
ZONING=R2
960 M APLE ST W AUKEE
DLUHOS, KAREN MARIE
ZONING=R2945 MAPLE ST WAUKEE
HENNING, ERIC S & KAITLYN M JT
ZONING=AGSE NWLEACH FAMILY FARMS INCZONING=AGNE NWLEACH FAMILY FARMS INCZONING=AGNE SWPHILLIPS-HAMILTON INCZONING=AGNW SEPHILLIPS-HAMILTON INC
ZONING=AG
NW NE
COPELAND, RALPH C TRUST 1/4/19 ESTELLA L & J HARRY COPELAND T
ZONING=C1
PARCEL 17-140
DEERY, DEERY & DEERY, LLC
CORPORATE LIMITS CORPORATE LIMITS
CORPORATE LIMITSCORPORATE LIMITSCORPORATE LIMITS
1014
10151016
10161017
10171018 10191019
10191019
101910191020102010201020
10201020
10201020
1020
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10211021
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1 0 2 2
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1023
10231023102310231023
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1023
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10241024
102410241024
10241024102410
2
5
1
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0
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1033 1033103310331033 10331033103310331033103310331033 10331033
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0
3
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3
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0
3
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7
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103810381039
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1003
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1011
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10181019 101910191020
1020
1020
1020 1020102010201021
1022 10231023102310231023 10231024
1024102410241024102410241024
1024 102410251
02
51025102510251025
1025
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2
6
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10 2 6
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0
2
7
10
2
7
10271
0
2
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2
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8
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2
8
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2
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0
2
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1032
1032103210321032
1032
1032
10321032 1032 10321032103210321032
10321
0
3
2
10321032
1
0
3
2
103
21
032
10321032
1032
1032
10
32
10321032
103210321032103210321032
10
3
21032
10321032
10321032
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1
0
3
2
1032
10
321033
1033
10331033103
3
103310331033
1033
1033
1
0
3
3
1033
10331033 1033 1033103310331033 1033
103310331033
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10
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1033103310331033
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1
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3
3
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1034103410341034
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1
0
3
4
1034
10341034 1034
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1034103410341034
103410341034
1034
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1
0
3
4
1034
1034103410341034
1035
1035
10351035
1035
1035
1
0
3
5
1035103510351035103510351035
1035 103510351035
10351035
1035
1035
1 0 3 5
1035
103510
3
6
1036
1036 10361036
10361036
1036
1036
1036
1036
1037 10371037
10371037
75' LOTS
70' LOTS
65' LOTS
65' LOTS
75' LOTS70' LOTS65' LOTS65' LOTS70
' LOTS
PLAT 2
PLAT 3
PLAT 4
PLAT 1
70' LOTS
70' LOTS
OUTLOT "W "
OUTLOT "X"
R-4R-2
70' L
O
T
S
65' LOTS
65
' LOTS
75' LOTS100+00101+00102+00103+00104+00105+00106+00107+00108+00109+00110+00111+00112+00113+00114+00115+00116+00117+00118+00119+0029+0030+0031+0032+0033+0034+0035+0036+0037+0038+0039+0040+0041+0042+0043+0044+0045+0046+0047+0048+0049+00300+00 301+00 302+00 303+00 304+00 305+00 306+00 307+00 308+00 309+00
310+00
311+00
3
12+
0
0
313+00314+00315+00316+003
1
7
+0
0
318+00319+00320+00
321+00
322+00 323+00 324+00 325+00 326+00 327+00
200+00 201+00 202+00 203+00 204+00 205+00 206+00 207+00 208+00 209+00
210+00
211+00
212+00213+00214+002
15
+0
0
2
1
6
+0
0
217+00218+00219+00220+00
221+00
222+00 223+00 224+00 225+00 226+00 227+00
70+00 71+00 72+00 73+00 74+00 75+00 76+00 77+00 78+00 79+00 80+00
81+00 82+00 83+00 84+00 85+00
1
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
29
30
31
32
33
34
35
36
2,642.95' 1,324.17' 1,321.67' 429.83' 856.52'C2
6.18'C1 201.24' 1,774.52'OUTLOT"Y"
OUTLOT"Z"
5.15AC 2.52AC
4.10AC
30' Building Setback
30' Building Setback
30' Building Setback
30' Building Setback
kcabteS gnidliuB '03
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30' Building Setback
30' Building Setback
30' Building Setback
30' Building Setback30' Building Setback30' Building SetbackkcabteS gnidliuB '0330' Building Setback30' Building Setback25
26
27
28
37
38
39
40
41
42
43
44
1234
5 6 7 8
10111223
4
5
6
7
8
9
10
11
12
13
14
15
16 17
1819
20
21
22
23
24
25
26
27
28
29
30
31 32
1
2
3
4
5
6
78910111213141516171819
20 21 22 23 24 25 26 27 28 29 30 31 32 33 34
35
36
12345678910111213141516
17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32
45
46
47
48
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
55
56
57
9.38 AC
21.07 AC
25' Landscape Buffer Easement25' Landscape Buffer Easement30' Building Setback30' Building Setback30' Building Setback30' Building Setback25' Landscape Buffer Easement25' Landscape Buffer Easement25' Landscape Buffer Easement25' Landscape Buffer Easement25' Landscape Buffer Easement25' Landscape Buffer Easement25' Landscape Buffer EasementtnemesaE reffuB epacsdnaL '52tnemesaE reffuB epacsdnaL '52OUTLOT "P"kcabteS gnidliuB
'03kcabteS gnidliuB
'03kcabteS gnidliuB
'03kcabteS gnidliuB
'0330' Storm Sewer Easement30' Storm Sewer Easement
30' Storm Sewer Easement
30' Storm Sewer Easement
30' Storm Sewer Easement
20' Drainage and Storm Sewer Easement
30' Storm Sewer Easement
tnemesaE reweS mrotS dna eganiarD '
02
20' Drainage and Storm Sewer Easement
20' Drainage and Storm Sewer Easement
tnemesaE reweS mrotS dna eganiarD '02
Easement
15
' Sanitary
Sewer
E
a
sem
en
t15'
S
a
n
ita
ry
S
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r
Storm Sewer Easement
30' Drainage and
30' Drainage and Storm Sewer EasementROW60'B/B29'ROW60'B/B29'ROW60'B/B29'ROW60'B/B29'ROW70'B/B31'B/B29'ROW60'ROW60'B/B29'120' ROW
60'60'
B/B
26'
B/B
26'
120' ROW60'
60'B/B2
6'B/B2
6'
ROW
70
'B
/B
31
'
35'
1/2 ROW
35'70' ROWB
/B
3
1'
ROW
7
0'tnemesaE reffuB epacsdnaL '52B/B29'ROW60'B/B29'ROW60'(TO BE DEDICATED TO THE CITY OF WAUKEE FOR PARKLAND)
E
a
s
em
en
t15' S
an
ita
ry
S
ew
e
r Easement
15' Sanitary Sewer Easement15' Sanitary Sewer 15' Storm Sewer Easement15' Storm Sewer Easement20' Sanitary Sewer Easement
Easement
Temporary Construction
Temporary Construction Easement Temporary Construction Easement
MPE=1024.50 MPE=1024.50 MPE=1024.50 MPE=1024.50 MPE=1024.50 MPE=1024.50 MPE=1024.50 MPE=1024.50 MPE=1024.50 MPE=1024.50
MPE=1024.50
MPE=1024.50
MPE=1024.50
MPE=1024.50
MPE=1024.50
MPE=1024.50
MPE=1024.50
MPE=1024.50
MPE=1024.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1029.50
MPE=1029.50
MPE=1029.50
MPE=1029.50
MPE=1029.50
MPE=1029.50
MPE=1029.50
MPE=1029.50
MPE=1029.50
MPE=1029.50MPE=1029.50MPE=1029.50
MPE=1029.50MPE=1029.50MPE=1029.50MPE=1029.50MPE=1029.50 MPE=1029.50 33
MPE=1028.50
MPE=1028.50
MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50
MPE=1035.25 MPE=1035.25 MPE=1035.25
MPE=1034.00 MPE=1034.00 MPE=1034.00
MPE=1034.00 MPE=1034.00 MPE=1034.00
MPE=1028.50 MPE=1028.50 MPE=1028.50 MPE=1028.50 MPE=1028.50 MPE=1028.50MPE=1028.50
EasementTurn AroundTemporaryEasementTurn AroundTemporaryEasementTurn AroundTemporaryEas
em
entTurn Ar
ound Tempor
ar
y Eas
e
me
ntTurn Ar
ound Tempor
ar
y
Easement
Turn Around
Temporary EasementTurn Around Temporary Easement
Turnaround
Temporary 31' B/BB
/B
26
'78' ROWB/B26'31' B/B
MPE=1024.50MPE=1024.50MPE=1024.50
MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50
MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50
MPE=1029.50
MPE=1029.50
MPE=1029.50
MPE=1029.50 MPE=1029.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50 MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50 MPE=1028.50
MPE=1028.50
MPE=1024.50
MPE=1024.50
MPE=1024.50
MPE=1024.50 MPE=1024.50 MPE=1024.50 MPE=1035.25
9
MPE=1034.00
MPE=1034.00
MPE=1029.50MPE=1029.50MPE=1029.50MPE=1029.50MPE=1029.50MPE=1029.50MPE=1029.50MPE=1029.50MPE=1029.50
20' Tail Easement
20' Tail Easement
5' Sanitary Sewer Easement
5' Sanitary Sewer Easement15' Storm Sewer Easement8514SF 8450SF 8450SF 8450SF 8450SF 8450SF 8450SF 8450SF 8450SF 8450SF 8450SF 8450SF 8450SF 8616SF 8799SF 9140SF 9671SF 18637SF
8625SF
8625SF
8625SF
8625SF
8619SF
8502SF
8592SF
8592SF
8592SF
8592SF
8595SF
8704SF 11830SF
11829SF8956SF
8728SF
8732SF
8732SF
8732SF
8732SF
8732SF
8402SF
8485SF
8533SF
8533SF
8533SF
8533SF
12758SF
13351SF
8532SF
8533SF8522SF8450SF8450SF8450SF8450SF8450SF8450SF8450SF8450SF8450SF8450SF8450SF8450SF8700SF
9478SF 9100SF 9100SF 9100SF 9100SF 9100SF 9100SF 9100SF 9100SF 9100SF 9100SF 9100SF 9282SF 9329SF 13716SF
9332SF
9332SF
9332SF
9332SF
9236SF
9212SF
9212SF
9212SF
9212SF
9212SF
9212SF
9215SF
9295SF
11894SF
11828SF
11826SF 9100SF 9100SF 10143SF
10142SF9100SF9100SF11826SF
12010SF 9197SF 9160SF 10163SF12780SF9911SF10476SF
11368SF
13257SF
10132SF
10132SF
10132SF
10142SF
10105SF
10001SF
10001SF
9994SF
10001SF
14007SF
13904SF9751SF9750SF9750SF9750SF9750SF9750SF9750SF9750SF9750SF9750SF9750SF9814SF
Easement
Turnaround
Temporary
Easement
Turnaround
Temporary
30' Drainage & Storm Sewer Easement
C
CC
C
CC
C
BM1
CP1
CP2
Inv=1022.62 8" PVC E
Rim=1034.04
Inv=1029.94 8" PVC E
Rim=1033.55
Inv=1023.06 8" PVC E
Rim=1034.78
Inv=1022.70 8" PVC E
Rim=1034.42 Concrete
Concrete
HouseHouseI
I
I
I
I
EB
EB
TS ECURPS
CEDAR ST
CEDAR ST
10TH STREET10TH STREET10TH STREET11TH STREET11TH STREETMAPLE STREET
MAPLE STREET
G
GG
G
GG
GG
G
G 12"S12"S12"S12"S12"S8"S 8"S
8"S 8"S 8"S
8"S
8"S8
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8"S
8"S
8"S8"S8"S
8"S
8"S
8"W
8"W
8"W
8"W8"W8"W
8"W
8"W8"W
8"W
8"
W
8"W
8"W
8"W8"W8"W8"W12"W12"W12"W12"W12"W8"W 8"W 8"W8"S8"S8"S12"S12"S16
ST
ST
ST
ST
S S
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15"ST 15"ST
15"ST15"ST15"ST 15"ST15"ST
15"ST8"S 8"S 8"S
8"S 8"S15"ST8"W 8"W 8"W 8"W
8"W 8"W
12"W12"W8"W8"W8"W8"S
TS ECURPS T
S
R
A
D
E
C
11TH STREETSPRUCE ST
8"W
8"S
8"S
100YR=1022.31
100YR=1022.31
Normal Pool=1016.00
Normal Pool=1016.00
Turn AroundPlat 1 TemporaryTurn AroundPlat 1 TemporaryTurn Around
Plat 1 Temporary
Normal Pool=1024.00
100YR=1027.00 100YR=1032.5612"S8"WTurn Around
Tem porary
Turn Around
Tem poraryTurn AroundTemporaryTurn AroundTemporary
Turn AroundTemporary 10' TRAIL10' TRAIL10' TRAILLIART '01LIART '01LIART '01LIART '01Turn AroundTemporaryTurn AroundTemporary12"S BYDATEREVISIONMARKScale:Checked By:Engineer:Technician:Date:Field Bk: Pg:1"= SheetofSheet of
Project No:SNYDER & ASSOCIATES, INC.Project No:515-964-2020 | www.snyder-associates.comANKENY, IOWA 500232727 S.W. SNYDER BLVD.Y:\pen\date.tblV:\RefLibrary\CADDStandards\WorkSpace\Standards\Printing\Print_Drivers\Black_Gray\V8iBWFullWeightPDF.pltcfgSnyder1:1007/19/20174:31:37 PMJWMCCORMICKJ:\2016_Projects\116.0697\Cadd\PP03_1160697_PLM.dgnSPRING CRESTWAUKEE, IA116.0697
6KMMEDCJWM06/06/17116.069761REVISED AS PER CITY COMMENTS06/21/17JWM2REVISED AS PER CITY COMMENTS07/07/17JWM3REVISED AS PER CITY COMMENTS07/20/17JWM3 3100'PRELIMINARY PLAT - WATER AND SANITARY SEWER PLANCORPORATE LIMITSCORPORATE LIMITSCORPORATE LIMITS CORPORATE LIMITS
CORPORATE LIMITSCORPORATE LIMITSCORPORATE LIMITSCORPORATE LIMITS CORPORATE LIMITS
CORPORATE LIMITS0
SCALE (FEET)
100
HAS BEEN EXECUTED
PROPERTY WITH FUTURE IMPROVEMENTS ONCE AGREEMENT
SANITARY SEWER TO BE INSTALLED TO DEERY BROTHERS
HAS BEEN EXECUTED
PROPERTY WITH FUTURE IMPROVEMENTS ONCE AGREEMENT
SANITARY SEWER TO BE INSTALLED TO DEERY BROTHERS
1014
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1033
1
0
3
3
1033
10331033 1033 1033103310331033 1033
103310331033
1033
10
33103310331033
1033
1033103310331033
10331033
1033103310
3310331033
1033
1
0
3
3
1033
1034
1034
1034
1034103410341034
1034
1034
1
0
3
4
1034
10341034 1034
1034
1034103410341034
103410341034
1034
1034
1034
1
0
3
4
1034
1034103410341034
1035
1035
10351035
1035
1035
1
0
3
5
1035103510351035103510351035
1035 103510351035
10351035
1035
1035
1 0 3 5
1035
103510
3
6
1036
1036 10361036
10361036
1036
1036
1036
1036
1037 10371037
10371037
75' LOTS
70' LOTS
65' LOTS
65' LOTS
75' LOTS70' LOTS65' LOTS65' LOTS70
' LOTS
PLAT 2
PLAT 3
PLAT 4
PLAT 1
70' LOTS
70' LOTS
OUTLOT "W "
OUTLOT "X"
R-4R-2
70' L
O
T
S
65' LOTS
65
' LOTS
75' LOTS100+00101+00102+00103+00104+00105+00106+00107+00108+00109+00110+00111+00112+00113+00114+00115+00116+00117+00118+00119+0029+0030+0031+0032+0033+0034+0035+0036+0037+0038+0039+0040+0041+0042+0043+0044+0045+0046+0047+0048+0049+00300+00 301+00 302+00 303+00 304+00 305+00 306+00 307+00 308+00 309+00
310+00
311+00
3
12+
0
0
313+00314+00315+00316+003
1
7
+0
0
318+00319+00320+00
321+00
322+00 323+00 324+00 325+00 326+00 327+00
200+00 201+00 202+00 203+00 204+00 205+00 206+00 207+00 208+00 209+00
210+00
211+00
212+00213+00214+002
15
+0
0
2
1
6
+0
0
217+00218+00219+00220+00
221+00
222+00 223+00 224+00 225+00 226+00 227+00
70+00 71+00 72+00 73+00 74+00 75+00 76+00 77+00 78+00 79+00 80+00
81+00 82+00 83+00 84+00 85+00
1
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2,642.95' 1,324.17' 1,321.67' 429.83' 856.52'C2
6.18'C1 201.24' 1,774.52'OUTLOT"Y"
OUTLOT"Z"
5.15AC 2.52AC
4.10AC
30' Building Setback
30' Building Setback
30' Building Setback
30' Building Setback
kcabteS gnidliuB '03
kcabteS
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03
kcabteS gnidliu
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3
30' Building Setback
30' Building Setback
30' Building Setback
30' Building Setback30' Building Setback30' Building SetbackkcabteS gnidliuB '0330' Building Setback30' Building Setback25
26
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1234
5 6 7 8
10111223
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78910111213141516171819
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12345678910111213141516
17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32
45
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9.38 AC
21.07 AC
25' Landscape Buffer Easement25' Landscape Buffer Easement30' Building Setback30' Building Setback30' Building Setback30' Building Setback25' Landscape Buffer Easement25' Landscape Buffer Easement25' Landscape Buffer Easement25' Landscape Buffer Easement25' Landscape Buffer Easement25' Landscape Buffer Easement25' Landscape Buffer EasementtnemesaE reffuB epacsdnaL '52tnemesaE reffuB epacsdnaL '52OUTLOT "P"kcabteS gnidliuB
'03kcabteS gnidliuB
'03kcabteS gnidliuB
'03kcabteS gnidliuB
'0330' Storm Sewer Easement30' Storm Sewer Easement
30' Storm Sewer Easement
30' Storm Sewer Easement
30' Storm Sewer Easement
20' Drainage and Storm Sewer Easement
30' Storm Sewer Easement
tnemesaE reweS mrotS dna eganiarD '
02
20' Drainage and Storm Sewer Easement
20' Drainage and Storm Sewer Easement
tnemesaE reweS mrotS dna eganiarD '02
Easement
15
' Sanitary
Sewer
E
a
sem
en
t15'
S
a
n
ita
ry
S
ew
e
r
Storm Sewer Easement
30' Drainage and
30' Drainage and Storm Sewer EasementROW60'B/B29'ROW60'B/B29'ROW60'B/B29'ROW60'B/B29'ROW70'B/B31'B/B29'ROW60'ROW60'B/B29'120' ROW
60'60'
B/B
26'
B/B
26'
120' ROW60'
60'B/B2
6'B/B2
6'
ROW
70
'B
/B
31
'
35'
1/2 ROW
35'70' ROWB
/B
3
1'
ROW
7
0'tnemesaE reffuB epacsdnaL '52B/B29'ROW60'B/B29'ROW60'(TO BE DEDICATED TO THE CITY OF WAUKEE FOR PARKLAND)
E
a
s
em
en
t15' S
an
ita
ry
S
ew
e
r Easement
15' Sanitary Sewer Easement15' Sanitary Sewer 15' Storm Sewer Easement15' Storm Sewer Easement20' Sanitary Sewer Easement
Easement
Temporary Construction
Temporary Construction Easement Temporary Construction Easement
MPE=1024.50 MPE=1024.50 MPE=1024.50 MPE=1024.50 MPE=1024.50 MPE=1024.50 MPE=1024.50 MPE=1024.50 MPE=1024.50 MPE=1024.50
MPE=1024.50
MPE=1024.50
MPE=1024.50
MPE=1024.50
MPE=1024.50
MPE=1024.50
MPE=1024.50
MPE=1024.50
MPE=1024.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1029.50
MPE=1029.50
MPE=1029.50
MPE=1029.50
MPE=1029.50
MPE=1029.50
MPE=1029.50
MPE=1029.50
MPE=1029.50
MPE=1029.50MPE=1029.50MPE=1029.50
MPE=1029.50MPE=1029.50MPE=1029.50MPE=1029.50MPE=1029.50 MPE=1029.50 33
MPE=1028.50
MPE=1028.50
MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50
MPE=1035.25 MPE=1035.25 MPE=1035.25
MPE=1034.00 MPE=1034.00 MPE=1034.00
MPE=1034.00 MPE=1034.00 MPE=1034.00
MPE=1028.50 MPE=1028.50 MPE=1028.50 MPE=1028.50 MPE=1028.50 MPE=1028.50MPE=1028.50
EasementTurn AroundTemporaryEasementTurn AroundTemporaryEasementTurn AroundTemporaryEas
em
entTurn Ar
ound Tempor
ar
y Eas
e
me
ntTurn Ar
ound Tempor
ar
y
Easement
Turn Around
Temporary EasementTurn Around Temporary Easement
Turnaround
Temporary 31' B/BB
/B
26
'78' ROWB/B26'31' B/B
MPE=1024.50MPE=1024.50MPE=1024.50
MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50
MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50
MPE=1029.50
MPE=1029.50
MPE=1029.50
MPE=1029.50 MPE=1029.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50 MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50 MPE=1028.50
MPE=1028.50
MPE=1024.50
MPE=1024.50
MPE=1024.50
MPE=1024.50 MPE=1024.50 MPE=1024.50 MPE=1035.25
9
MPE=1034.00
MPE=1034.00
MPE=1029.50MPE=1029.50MPE=1029.50MPE=1029.50MPE=1029.50MPE=1029.50MPE=1029.50MPE=1029.50MPE=1029.50
20' Tail Easement
20' Tail Easement
5' Sanitary Sewer Easement
5' Sanitary Sewer Easement15' Storm Sewer Easement8514SF 8450SF 8450SF 8450SF 8450SF 8450SF 8450SF 8450SF 8450SF 8450SF 8450SF 8450SF 8450SF 8616SF 8799SF 9140SF 9671SF 18637SF
8625SF
8625SF
8625SF
8625SF
8619SF
8502SF
8592SF
8592SF
8592SF
8592SF
8595SF
8704SF 11830SF
11829SF8956SF
8728SF
8732SF
8732SF
8732SF
8732SF
8732SF
8402SF
8485SF
8533SF
8533SF
8533SF
8533SF
12758SF
13351SF
8532SF
8533SF8522SF8450SF8450SF8450SF8450SF8450SF8450SF8450SF8450SF8450SF8450SF8450SF8450SF8700SF
9478SF 9100SF 9100SF 9100SF 9100SF 9100SF 9100SF 9100SF 9100SF 9100SF 9100SF 9100SF 9282SF 9329SF 13716SF
9332SF
9332SF
9332SF
9332SF
9236SF
9212SF
9212SF
9212SF
9212SF
9212SF
9212SF
9215SF
9295SF
11894SF
11828SF
11826SF 9100SF 9100SF 10143SF
10142SF9100SF9100SF11826SF
12010SF 9197SF 9160SF 10163SF12780SF9911SF10476SF
11368SF
13257SF
10132SF
10132SF
10132SF
10142SF
10105SF
10001SF
10001SF
9994SF
10001SF
14007SF
13904SF9751SF9750SF9750SF9750SF9750SF9750SF9750SF9750SF9750SF9750SF9750SF9814SF
Easement
Turnaround
Temporary
Easement
Turnaround
Temporary
30' Drainage & Storm Sewer Easement
C
CC
C
CC
C
BM1
CP1
CP2
Inv=1022.62 8" PVC E
Rim=1034.04
Inv=1029.94 8" PVC E
Rim=1033.55
Inv=1023.06 8" PVC E
Rim=1034.78
Inv=1022.70 8" PVC E
Rim=1034.42 Concrete
Concrete
HouseHouseI
I
I
I
I
EB
EB
TS ECURPS
CEDAR ST
CEDAR ST
10TH STREET10TH STREET10TH STREET11TH STREET11TH STREETMAPLE STREET
MAPLE STREET
G
GG
G
GG
GG
G
G 12"S12"S12"S12"S12"S8"S 8"S
8"S 8"S 8"S
8"S
8"S8
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8"S
8"S
8"S8"S8"S
8"S
8"S
15
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15
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60"ST15"ST60"ST15"ST15"ST15"ST15"ST15"ST15"ST 15"ST 18"ST 18"ST
18"ST
15"ST2
4
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24"ST15"ST18"ST18"ST
15"ST15
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15"ST24"ST24"ST24"ST24"ST 54"ST15"ST24
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5
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T
15"ST24"ST24"S
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2
4
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3
0"S
T
24"ST
24"ST
15"ST24"ST
24"ST
15"ST18"ST
15"ST18"ST
15"ST36"ST 36"ST36"ST30"ST30"ST30"ST4
2
"ST
42"ST
42"ST 15"ST36"ST15"ST15 "ST15"ST 36"ST15"ST36"ST18"ST 18"ST15"ST
18"ST 15"ST30"ST15"ST 15"ST30"ST15
"ST 30"ST15"ST30"ST18"ST
15"ST24"ST18"ST15"ST8"ST
8"ST
8"ST
8"ST8"ST8"ST
8"ST
8"ST 8"ST
8"ST
8"ST 8"ST
8"ST
8"ST
15"ST24"ST
24"ST 15"ST54"ST48"ST54"ST15"ST
8"W
8"W
8"W
8"W8"W8"W
8"W
8"W8"W
8"W
8"
W
8"W
8"W
8"W8"W8"W8"W12"W12"W12"W12"W12"W8"W 8"W
36"ST48"ST
2
4
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15"ST
8"W8"S8"S8"SST24"12"SST24"12"S16
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ST
ST
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15"ST15"ST15"ST 15"ST15"ST
15"ST8"S 8"S 8"S
8"S 8"S15"ST8"W 8"W 8"W 8"W
8"W 8"W
12"W12"W8"W8"W8"W8"S
TS ECURPS T
S
R
A
D
E
C
11TH STREETSPRUCE ST
8"W
8"S
8"S
100YR=1022.31
100YR=1022.31
Normal Pool=1016.00
Normal Pool=1016.00
Turn AroundPlat 1 TemporaryTurn AroundPlat 1 TemporaryTurn Around
Plat 1 Temporary
Normal Pool=1024.00
100YR=1027.00 100YR=1032.5636"ST30"ST15"ST
12"S8"WTurn Around
Tem porary
Turn Around
Tem poraryTurn AroundTemporaryTurn AroundTemporary
Turn AroundTemporary 10' TRAIL10' TRAIL10' TRAILLIART '01LIART '01LIART '01LIART '01Turn AroundTemporaryTurn AroundTemporary12"S BYDATEREVISIONMARKScale:Checked By:Engineer:Technician:Date:Field Bk: Pg:1"= SheetofSheet of
Project No:SNYDER & ASSOCIATES, INC.Project No:515-964-2020 | www.snyder-associates.comANKENY, IOWA 500232727 S.W. SNYDER BLVD.Y:\pen\date.tblV:\RefLibrary\CADDStandards\WorkSpace\Standards\Printing\Print_Drivers\Black_Gray\V8iBWFullWeightPDF.pltcfgSnyder1:1007/19/20174:31:38 PMJWMCCORMICKJ:\2016_Projects\116.0697\Cadd\PP04_1160697_PLM.dgnSPRING CRESTWAUKEE, IA116.0697
6KMMEDCJWM06/06/17116.069761REVISED AS PER CITY COMMENTS06/21/17JWM2REVISED AS PER CITY COMMENTS07/07/17JWM3REVISED AS PER CITY COMMENTS07/20/17JWM4 4100'PRELIMINARY PLAT - STORM SEWER PLAN0
SCALE (FEET)
100
CORPORATE LIMITSCORPORATE LIMITSCORPORATE LIMITS CORPORATE LIMITS
CORPORATE LIMITSHAS BEEN EXECUTED
PROPERTY WITH FUTURE IMPROVEMENTS ONCE AGREEMENT
STORM SEWER TO BE INSTALLED TO DEERY BROTHERS
HAS BEEN EXECUTED
PROPERTY WITH FUTURE IMPROVEMENTS ONCE AGREEMENT
STORM SEWER TO BE INSTALLED TO DEERY BROTHERS
HAS BEEN EXECUTED
PROPERTY WITH FUTURE IMPROVEMENTS ONCE AGREEMENT
STORM SEWER TO BE INSTALLED TO DEERY BROTHERS
HAS BEEN EXECUTED
PROPERTY WITH FUTURE IMPROVEMENTS ONCE AGREEMENT
STORM SEWER TO BE INSTALLED TO DEERY BROTHERS
STORM SEWER TO BE INSTALLED WITH PLAT 1
STORM SEWER TO BE INSTALLED WITH PLAT 1
STORM SEWER TO BE INSTALLED WITH PLAT 1
75' LOTS
70' LOTS
65' LOTS
65' LOTS
75' LOTS70' LOTS65' LOTS65' LOTS70
' LOTS
PLAT 2
PLAT 3
PLAT 4
PLAT 1
70' LOTS
70' LOTS
OUTLOT "W "
OUTLOT "X"
R-4R-2
70' L
O
T
S
65' LOTS
65
' LOTS
75' LOTS1
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
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24
29
30
31
32
33
34
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36
2,642.95' 1,324.17' 1,321.67' 429.83' 856.52'C2
6.18'C1 201.24' 1,774.52'OUTLOT"Y"
OUTLOT"Z"
5.15AC 2.52AC
4.10AC
30' Building Setback
30' Building Setback
30' Building Setback
30' Building Setback
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30' Building Setback
30' Building Setback
30' Building Setback30' Building Setback30' Building SetbackkcabteS gnidliuB '0330' Building Setback30' Building Setback25
26
27
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1234
5 6 7 8
10111223
4
5
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7
8
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78910111213141516171819
20 21 22 23 24 25 26 27 28 29 30 31 32 33 34
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12345678910111213141516
17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32
45
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42
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50
51
52
53
54
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57
9.38 AC
21.07 AC
25' Landscape Buffer Easement25' Landscape Buffer Easement30' Building Setback30' Building Setback30' Building Setback30' Building Setback25' Landscape Buffer Easement25' Landscape Buffer Easement25' Landscape Buffer Easement25' Landscape Buffer Easement25' Landscape Buffer Easement25' Landscape Buffer Easement25' Landscape Buffer EasementtnemesaE reffuB epacsdnaL '52tnemesaE reffuB epacsdnaL '52OUTLOT "P"kcabteS gnidliuB
'03kcabteS gnidliuB
'03kcabteS gnidliuB
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'0330' Storm Sewer Easement30' Storm Sewer Easement
30' Storm Sewer Easement
30' Storm Sewer Easement
30' Storm Sewer Easement
20' Drainage and Storm Sewer Easement
30' Storm Sewer Easement
tnemesaE reweS mrotS dna eganiarD '
02
20' Drainage and Storm Sewer Easement
20' Drainage and Storm Sewer Easement
tnemesaE reweS mrotS dna eganiarD '02
Easement
15
' Sanitary
Sewer
E
a
sem
en
t15'
S
a
n
ita
ry
S
ew
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r
Storm Sewer Easement
30' Drainage and
30' Drainage and Storm Sewer EasementROW60'B/B29'ROW60'B/B29'ROW60'B/B29'ROW60'B/B29'ROW70'B/B31'B/B29'ROW60'ROW60'B/B29'120' ROW
60'60'
B/B
26'
B/B
26'
120' ROW60'
60'B/B2
6'B/B2
6'
ROW
70
'B
/B
31
'
35'
1/2 ROW
35'70' ROWB
/B
3
1'
ROW
7
0'tnemesaE reffuB epacsdnaL '52B/B29'ROW60'B/B29'ROW60'(TO BE DEDICATED TO THE CITY OF WAUKEE FOR PARKLAND)
E
a
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em
en
t15' S
an
ita
ry
S
ew
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15' Sanitary Sewer Easement15' Sanitary Sewer 15' Storm Sewer Easement15' Storm Sewer Easement20' Sanitary Sewer Easement
Easement
Temporary Construction
Temporary Construction Easement Temporary Construction Easement
MPE=1024.50 MPE=1024.50 MPE=1024.50 MPE=1024.50 MPE=1024.50 MPE=1024.50 MPE=1024.50 MPE=1024.50 MPE=1024.50 MPE=1024.50
MPE=1024.50
MPE=1024.50
MPE=1024.50
MPE=1024.50
MPE=1024.50
MPE=1024.50
MPE=1024.50
MPE=1024.50
MPE=1024.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1029.50
MPE=1029.50
MPE=1029.50
MPE=1029.50
MPE=1029.50
MPE=1029.50
MPE=1029.50
MPE=1029.50
MPE=1029.50
MPE=1029.50MPE=1029.50MPE=1029.50
MPE=1029.50MPE=1029.50MPE=1029.50MPE=1029.50MPE=1029.50 MPE=1029.50 33
MPE=1028.50
MPE=1028.50
MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50
MPE=1035.25 MPE=1035.25 MPE=1035.25
MPE=1034.00 MPE=1034.00 MPE=1034.00
MPE=1034.00 MPE=1034.00 MPE=1034.00
MPE=1028.50 MPE=1028.50 MPE=1028.50 MPE=1028.50 MPE=1028.50 MPE=1028.50MPE=1028.50
EasementTurn AroundTemporaryEasementTurn AroundTemporaryEasementTurn AroundTemporaryEas
em
entTurn Ar
ound Tempor
ar
y Eas
e
me
ntTurn Ar
ound Tempor
ar
y
Easement
Turn Around
Temporary EasementTurn Around Temporary Easement
Turnaround
Temporary 31' B/BB
/B
26
'78' ROWB/B26'31' B/B
MPE=1024.50MPE=1024.50MPE=1024.50
MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50
MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50MPE=1028.50
MPE=1029.50
MPE=1029.50
MPE=1029.50
MPE=1029.50 MPE=1029.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50 MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50
MPE=1028.50 MPE=1028.50
MPE=1028.50
MPE=1024.50
MPE=1024.50
MPE=1024.50
MPE=1024.50 MPE=1024.50 MPE=1024.50 MPE=1035.25
9
MPE=1034.00
MPE=1034.00
MPE=1029.50MPE=1029.50MPE=1029.50MPE=1029.50MPE=1029.50MPE=1029.50MPE=1029.50MPE=1029.50MPE=1029.50
20' Tail Easement
20' Tail Easement
5' Sanitary Sewer Easement
5' Sanitary Sewer Easement15' Storm Sewer Easement8514SF 8450SF 8450SF 8450SF 8450SF 8450SF 8450SF 8450SF 8450SF 8450SF 8450SF 8450SF 8450SF 8616SF 8799SF 9140SF 9671SF 18637SF
8625SF
8625SF
8625SF
8625SF
8619SF
8502SF
8592SF
8592SF
8592SF
8592SF
8595SF
8704SF 11830SF
11829SF8956SF
8728SF
8732SF
8732SF
8732SF
8732SF
8732SF
8402SF
8485SF
8533SF
8533SF
8533SF
8533SF
12758SF
13351SF
8532SF
8533SF8522SF8450SF8450SF8450SF8450SF8450SF8450SF8450SF8450SF8450SF8450SF8450SF8450SF8700SF
9478SF 9100SF 9100SF 9100SF 9100SF 9100SF 9100SF 9100SF 9100SF 9100SF 9100SF 9100SF 9282SF 9329SF 13716SF
9332SF
9332SF
9332SF
9332SF
9236SF
9212SF
9212SF
9212SF
9212SF
9212SF
9212SF
9215SF
9295SF
11894SF
11828SF
11826SF 9100SF 9100SF 10143SF
10142SF9100SF9100SF11826SF
12010SF 9197SF 9160SF 10163SF12780SF9911SF10476SF
11368SF
13257SF
10132SF
10132SF
10132SF
10142SF
10105SF
10001SF
10001SF
9994SF
10001SF
14007SF
13904SF9751SF9750SF9750SF9750SF9750SF9750SF9750SF9750SF9750SF9750SF9750SF9814SF
Easement
Turnaround
Temporary
Easement
Turnaround
Temporary
30' Drainage & Storm Sewer Easement
100+00101+00102+00103+00104+00105+00106+00107+00108+00109+00110+00111+00112+00113+00114+00115+00116+00117+00118+00119+0029+0030+0031+0032+0033+0034+0035+0036+0037+0038+0039+0040+0041+0042+0043+0044+0045+0046+0047+0048+0049+00300+00 301+00 302+00 303+00 304+00 305+00 306+00 307+00 308+00 309+00
310+00
311+00
3
12+
0
0
313+00314+00315+00316+003
1
7
+0
0
318+00319+00320+00
321+00
322+00 323+00 324+00 325+00 326+00 327+00
200+00 201+00 202+00 203+00 204+00 205+00 206+00 207+00 208+00 209+00
210+00
211+00
212+00213+00214+002
15
+0
0
2
1
6
+0
0
217+00218+00219+00220+00
221+00
222+00 223+00 224+00 225+00 226+00 227+00
70+00 71+00 72+00 73+00 74+00 75+00 76+00 77+00 78+00 79+00 80+00
81+00 82+00 83+00 84+00 85+00
TS ECURPS
CEDAR ST
CEDAR ST
10TH STREET10TH STREET10TH STREET11TH STREET11TH STREETMAPLE STREET
MAPLE STREET
G
GG
G
GG
GG
G
G 12"S12"S12"S12"S12"S8"S 8"S
8"S 8"S 8"S
8"S
8"S8
"S8"S8"S8"S8
"S
8"S
8"S
8"S8"S8"S
8"S
8"S
15
"ST
15
"ST
60"ST15"ST60"ST15"ST15"ST15"ST15"ST15"ST15"ST 15"ST 18"ST 18"ST
18"ST
15"ST2
4
"S
T
24"ST15"ST18"ST18"ST
15"ST15
"ST
15"ST24"ST24"ST24"ST24"ST 54"ST15"ST24
"S
T
24"ST15"ST15"ST1
5
"S
T
15"ST24"ST24"S
T
2
4
"S
T
3
0"S
T
24"ST
24"ST
15"ST24"ST
24"ST
15"ST18"ST
15"ST18"ST
15"ST36"ST 36"ST36"ST30"ST30"ST30"ST4
2
"ST
42"ST
42"ST 15"ST36"ST15"ST15 "ST15"ST 36"ST15"ST36"ST18"ST 18"ST15"ST
18"ST 15"ST30"ST15"ST 15"ST30"ST15
"ST 30"ST15"ST30"ST18"ST
15"ST24"ST18"ST15"ST8"ST
8"ST
8"ST
8"ST8"ST8"ST
8"ST
8"ST 8"ST
8"ST
8"ST 8"ST
8"ST
8"ST
15"ST24"ST
24"ST 15"ST54"ST48"ST54"ST15"ST
8"W
8"W
8"W
8"W8"W8"W
8"W
8"W8"W
8"W
8"
W
8"W
8"W
8"W8"W8"W8"W12"W12"W12"W12"W12"W8"W 8"W
36"ST48"ST
2
4
"ST
15"ST
8"W8"S8"S8"SST24"12"SST24"12"S16
ST
ST
ST
ST
S S
SSSST
15"ST 15"ST
15"ST15"ST15"ST 15"ST15"ST
15"ST8"S 8"S 8"S
8"S 8"S15"ST8"W 8"W 8"W 8"W
8"W 8"W
12"W12"W8"W8"W8"W8"S
TS ECURPS T
S
R
A
D
E
C
11TH STREETSPRUCE ST
8"W
8"S
8"S
100YR=1022.31
100YR=1022.31
Normal Pool=1016.00
Normal Pool=1016.00
Turn AroundPlat 1 TemporaryTurn AroundPlat 1 TemporaryTurn Around
Plat 1 Temporary
Normal Pool=1024.00
100YR=1027.00 100YR=1032.5636"ST30"ST15"ST
12"S8"WTurn Around
Tem porary
Turn Around
Tem poraryTurn AroundTemporaryTurn AroundTemporary
Turn AroundTemporary 10' TRAIL10' TRAIL10' TRAILLIART '01LIART '01LIART '01LIART '01Turn AroundTemporaryTurn AroundTemporary12"SC
CC
C
CC
C
BM1
CP1
CP2
Inv=1022.62 8" PVC E
Rim=1034.04
Inv=1029.94 8" PVC E
Rim=1033.55
Inv=1023.06 8" PVC E
Rim=1034.78
Inv=1022.70 8" PVC E
Rim=1034.42 Concrete
Concrete
HouseHouseI
I
I
I
I
EB
EB
1014
10151016
10161017
10171018 10191019
10191019
101910191020102010201020
10201020
10201020
1020
10211021 10211021
10211021
10211021
10221022 102210221022
1 0 2 2
1022
10221022
1 0 2 2
1022
1023
10231023102310231023
1023
1023
1023
10231023
10231023 10241024 102410241024102410241024
10241024
102410241024
10241024102410
2
5
1
0
2
5 102510251025102510251
0
2
5
10251025
1025
1025
1025
10
2
51025102510251025
10251025102510251025
1025
1 025
1025
10251025102510251025
10261026 1026102610261
0
2
6
1026
1026
1
0
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6
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0
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61026
1026102610261 0 2 6
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102610261 0 2 61026102710271027102710271
0
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1027
10271027102710271027
10271027102710271027
10271027
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10
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810281028 10281028102810281028
102810281
0
2
8
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2
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1
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1028 102910
2
91029 102910291
0
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1
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9
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10291029102910291 0 2 9
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102910291029 102910291029 1029103010301030
10
3
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0
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10
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1030103010301030103010301030
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10301030103010301030103010301030
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103010301030
1030 103010301031 10311031
10
3
11031 1031103110311
0
3
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0
3
1103110311031103110
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1
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1031103 1
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10311031103110311032 103210321032
1 0 3 2
103210321032103210321032
1032
10321032103210321032
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103210321032 103210321032
1
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3
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1032
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103210
3
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10321
0
3
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103210321032103210321
0
3
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1032
103210321032103210321032 1032
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103210321032
103210321032103210321032
1032
10321 0 3 2
10331033
1033
1033
1033 10331033103310331
0
3
3
1033
10331033103310331033
1033
10331033103310331033
1033
103310331033103310331033
1033
1033103310331033
1033
1033 10331033103310331033
1033
1033 103310331033103310331033
1033 1033103310331033 10331033103310331033103310331033 10331033
1033103310331033
1033
1033
1033103410341034
1034 1034103410341
0
3
4
103410341034
103410341034103410
3
4
1034103410341034
1034
103410341034
1034 10341034
1034
1034
1034103410341034103410341034 10341
0
3
4
1034
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10341034103410341034
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1034 1034103410341034 103410341034103410341034
10341034103410341034
1
0
3
4103510351035103510351035103510351035103510
3
5
10351035103510351035103510351035103510351035103510351035
1035
103
5
1035103510351035 10351035 1035
1035 103510351035 10351035 1035
1035103510
3
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1035
1035 103510351035103510351035103510351035103510351035 1035103510 35103510351035
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3
5 10351
0
3
51035103510351035 10361036103610361
0
3
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103610361036
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10
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7
10
3
7
1037 10371037
1038
103810381039
10391040 1040 BYDATEREVISIONMARKScale:Checked By:Engineer:Technician:Date:Field Bk: Pg:1"= SheetofSheet of
Project No:SNYDER & ASSOCIATES, INC.Project No:515-964-2020 | www.snyder-associates.comANKENY, IOWA 500232727 S.W. SNYDER BLVD.Y:\pen\date.tblV:\RefLibrary\CADDStandards\WorkSpace\Standards\Printing\Print_Drivers\Black_Gray\V8iBWFullWeightPDF.pltcfgSnyder1:1007/19/20174:31:39 PMJWMCCORMICKJ:\2016_Projects\116.0697\Cadd\PP05_1160697_PLM.dgnSPRING CRESTWAUKEE, IA116.0697
6KMMEDCJWM06/06/17116.069761REVISED AS PER CITY COMMENTS06/21/17JWM2REVISED AS PER CITY COMMENTS07/07/17JWM3REVISED AS PER CITY COMMENTS07/20/17JWM2.00%1.00%2.00%
2.00%
1023
.70
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r
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1023
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2
.
0
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Overflow
1003
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1010
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1011
10111011101110151015
1015
10151015101510161017
10181019 101910191020
1020
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1020 1020102010201021
1022 10231023102310231023 10231024
1024102410241024102410241024
1024 102410251
02
51025102510251025
1025
10251025 102510251025.00
1025.00
1025.001025.002.00
%1025.21
2.00%
2.00%
2.
0
0%
1025.50 1025.50
1025.70
1025.752.00%
1025.911025.97
1026 1026
1026
1026
10 2 6 102610
2
6
1026102610261026
10 2 6
10261026
1026.001.00%1026.15 1026.211026.90
Overflow
1026.361026.40 1026.431026.481
02
8
.
0
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erflow
1026.501026.501026.522.00%1.00%1026.62
1027.10O
verfl
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2.00%2.00%
1026.84
10271027
1027
1027
1027
1027
10271
0
2
7
10
2
7
10271
0
2
7102710271027102710271027
1027
1027
1027.00
1027.10 1027.111027.151027.171027.22
1027.241027.27 1027.29
2.00%
2.00%
2.00%1028.00O
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2.00%1027.771027.80 2.00%1027.871027.891027.92
1027.95
1028
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10
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81028
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10281028
102810
2
8
10
2
8
102810
2
810281028
1028
10281
0
2
8
10281028
10281028
1028
1028
1.00%
1028.22
1.00%
1028.361028.391028.50
102
8
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0
1028.57
1029.50
Overflow
1029
1029
1029
1029
1029
1029
1029
1029
102
9
1029
1029
10
2
9
10
2
9
1029
1
0
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0
2
9
102910291029
10291029 1029
1029
1029
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10
2
9
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1029.20
1029.22 2.00%
1029
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102
9
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1029.87
1029.87
1029.90
2.00%
1030
1030 1030
10301030
10301030
10301030
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10
3
0
103010301030
1030
10301030
1030
1030
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1
03
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1030
1030
1030
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0
3
0
1030 10301030.00
1
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1
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1030
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1030.52
1030.52
1030.60
2.00%
1.50%
1030
.86
1031
1031
1031
1031
10311031
1031103110311031
10311031 1
0
3
110311031
10311031 1031
1
0
3
11031
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10311031103110311031
103110
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103110311031
1031 1031
1
0
3
1
1031
1031 1031
10
3
1
1
0
3
1
1
0
3
1
1031.17
1031.20
1031.30
1031.37
1031.40
1.00%
1031
.451.50%1.50%
1.00%
1.00%1.00%1.00%1.00%
1
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1.00%1.00%1.00%1.00%
1.00%1.00%1.00%
1032.75
Overflow
1034.25
Overflow
1031.82
1031.85
1032
1032
1032
1032
1032
1032103210321032
1032
1032
10321032 1032 10321032103210321032
10321
0
3
2
10321032
1
0
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2
103
21
032
10321032
1032
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10
32
10321032
103210321032103210321032
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3
21032
10321032
10321032
1032
1
0
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2
1032
10
321032.00
1032.00
1032.47
1032.70
1032.80
1033
1033
10331033103
3
103310331033
1033
1033
1
0
3
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1033
10331033 1033 1033103310331033 1033
103310331033
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10331033
1033103310
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1
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1033
1033.12
1033.40
1033.77
1034
1034
1034
1034103410341034
1034
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1
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3
4
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1034103410341034
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1034.80
1035
1035
10351035
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1
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1035103510351035103510351035
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1036
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1036
1036
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1037 10371037
10371037
2.00%
2.00%2.00%
5 5100'PRELIMINARY PLAT - GRADING PLANOVERFLOWOVERFLOW
MANAGEMENT FACILITY LOCATIONS
POTENTIAL STORM WATER
OVERFLOW ROUTES
TYPICAL SWALE DETAIL
1%1%
4:14
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SLOPE VARIES SLOPE VARIES
1.5'
5'5'4'4'
{
6
1
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SCALE (FEET)
100
CCCCCCP1CP2Inv=1022.62 8" PVC ERim=1034.04Inv=1029.94 8" PVC ERim=1033.55Inv=1023.06 8" PVC ERim=1034.78Inv=1022.70 8" PVC ERim=1034.42House House I1030103110311031
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7103770' LOTSPLAT 170' LOTS70' LOTS65' LOTS65' LOTSTS ECURPSCEDAR ST10TH STREET
10TH STREET10TH STREET
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10' TRAIL
LIART '01
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1 BYDATEREVISIONMARKScale:Checked By:Engineer:Technician:Date:Field Bk: Pg:1"= SheetofSheet of
Project No:SNYDER & ASSOCIATES, INC.Project No:515-964-2020 | www.snyder-associates.comANKENY, IOWA 500232727 S.W. SNYDER BLVD.Y:\pen\date.tblV:\RefLibrary\CADDStandards\WorkSpace\Standards\Printing\Print_Drivers\Black_Gray\V8iBWFullWeightPDF.pltcfgSnyder1:607/19/20174:31:40 PMJWMCCORMICKJ:\2016_Projects\116.0697\Cadd\PP06_1160697_PLM.dgnSPRING CRESTWAUKEE, IA116.0697
6KMMEDCJWM06/06/17116.069761REVISED AS PER CITY COMMENTS06/21/17JWM2REVISED AS PER CITY COMMENTS07/07/17JWM3REVISED AS PER CITY COMMENTS07/20/17JWM11234567891011121314151617181920212223242930313233343536 1,774.52'30' Building Setback30' Building Setback30' Building Setback30' Building Setback30' Building Setback
30' Building Setback
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30' Building Setback2526272837 383940414243441234567810111221516171819203031324546474825' Landscape Buffer Easement
25' Landscape Buffer Easement
30' Building Setback30' Building Setback
30' Building Setback
30' Building Setback
25' Landscape Buffer Easement
25' Landscape Buffer Easement
25' Landscape Buffer Easement
25' Landscape Buffer Easement 25' Landscape Buffer Easement
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60'
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60'
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SCALE (FEET)
60 PRELIMINARY PLAT - LANDSCAPE PLAN6 660'BOTANICAL NAMEKEY COMMON NAME SIZE COMMENTS
PLANT SCHEDULE
MS Malus 'Spring Snow'SPRING SNOW CRABAPPLE
PG Picea gluaca var. densata BLACK HILLS SPRUCE
CNT.
B&B
8'-0" HT.
8'-0" HT.
CNT.
CNT.
Acer rubrum 'Sun Valley'SUN VALLEY MAPLEAR
BN
CO 8'-0" HT.CNT.
QB 8'-0" HT.CNT.
GT 8'-0" HT.CNT.
PA 8'-0" HT.CNT.
UM 8'-0" HT.CNT.
Celstis occidentalis COMMON HACKBERRY
Quercus Bicolor SWAMP WHITE OAK
Gleditsia triacanthis f. inermis 'Skycole'SKYLINE HONEYLOCUST
Platanus x acerifolia BLOODGOOD LONDON PLANETREE
Ulmus 'Morton Glossy'TRIUMPH ELM
SHAWNEE BRAVE BALD CYPRESS B&BTDTaxodium distichum 'Mickelson'
AUTUMN BRILLIANCE SERVICEBERRY CNT.AG Amelanchier x grandiflora 'Autumn Brilliance'
CNT.MR Malus 'JFS-KW5' ROYAL RAINDROPS CRABAPPLE
GD KENTUCKY COFFEETREE 8'-0" HT.CNT. (MALE)Gymnocladus dioca
Betula nigra RIVER BIRCH
B&BPFPinus flexilis 'Vanderwolf's Pyramid'VANDERWOLF PINE
LANDSCAPE REQUIREMENTS AND CALCULATIONS
42 UNDERSTORY TREES REQUIRED (42 PROVIDED)
42 EVERGREEN TREES REQUIRED (42 PROVIDED)
21 OVERSTORY TREES REQUIRED (21 PROVIDED)
EAST PROPERTY LINE 1050 LF/50 LF = 21 PLANT UNITS
3' HIGH BERM
2 UNDERSTORY TREES
2 EVERGREEN TREES
1 OVERSTORY TREE
BUFFER REQUIREMENT: PER 50 LF OF 25' WIDE BUFFER
EAST PROPERTY LINE OF TOWNHOME AREA
64 UNDERSTORY TREES REQUIRED (64 PROVIDED)
64 EVERGREEN TREES REQUIRED (64 PROVIDED)
32 OVERSTORY TREES REQUIRED (32 PROVIDED
WEST PROPERTY LINE 1600 LF/50 LF = 32 PLANT UNITS
3' HIGH BERM
2 UNDERSTORY TREES
2 EVERGREEN TREES
1 OVERSTORY TREE
BUFFER REQUIREMENT: PER 50 LF OF 25' WIDE BUFFER
WEST PROPERTY LINE ALONG 10TH STREET
10 UNDERSTORY TREES REQUIRED (10 PROVIDED)
10 EVERGREEN TREES REQUIRED (10 PROVIDED)
5 OVERSTORY TREES REQUIRED (5 PROVIDED)
SOUTH PROPERTY LINE 233 LF/50 LF = 5 PLANT UNITS
3' HIGH BERM
2 UNDERSTORY TREES
2 EVERGREEN TREES
1 OVERSTORY TREE
BUFFER REQUIREMENT: PER 50 LF OF 25' WIDE BUFFER
SOUTH PROPERTY LINE ALONG CEDAR STREET
56 UNDERSTORY TREES REQUIRED (56 PROVIDED)
56 EVERGREEN TREES REQUIRED (56 PROVIDED)
28 OVERSTORY TREES REQUIRED (25 PROVIDED)
EAST PROPERTY LINE 1415 LF/50 LF = 28 PLANT UNITS
3' HIGH BERM
2 UNDERSTORY TREES
2 EVERGREEN TREES
1 OVERSTORY TREES
BUFFER REQUIREMENT: PER 50' OF 25' WIDE BUFFER
EAST PROPERTY LINE ALONG 10TH STREET
ZONING CODE REQUIREMENTS)
(LANDSCAPE CALCULATIONS BASED UPON CITY OF WAUKEE
UNDERSTORY TREESEVERGREEN &TREESOVERSTORY 6
1 TYPICAL LANDSCAPE BUFFER ARRANGEMENT
NO SCALE
APPROXIMATELY 50' O.C. SPACING
OVERSTORY TREE
EVERGREEN TREE
UNDERSTORY TREE
3' LANDSCAPE BERM
2-MA 2-MA
2-PF
2-PF
1-TA
1-TA
1-AR
1-AR
2-PG
2-CM
2-PG
2-CM
1-GB
2-VL 2-VL
2-PF
1-GB
2-PF
2-MA
1-TA
2-PF
2-PF
1-TA
2-MA
2-CM 2-CM
2-VL2-VL 2-CM
1-AR 1-AR 1-AR1-GB1-GB
2-PF
2-PG
2-PG
2-PF
2-PF
6' HT.
6' HT.
6' HT.
6' HT.
6' HT.
6' HT.