HomeMy WebLinkAbout2016-02-16-J02 Cove at Kettlestone Townhomes - Site Plan AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: February 16, 2016
AGENDA ITEM: Consideration of approval of a resolution approving site plan for The
Cove at Kettlestone Townhomes
FORMAT: Resolution
SYNOPSIS INCLUDING PRO & CON: The applicant, Rock Equity Holdings, is
requesting approval of a site plan for 137 row houses within the Cove at
Kettlestone Development generally located south of University Avenue
and west of SE Waco Place. The developer received approval of the
rezoning of the Cove at Kettlestone Development in 2015 to allow for a
combination of row house dwellings, apartments, mixed use
retail/residential and commercial development.
The property is located within the limits of the overall Kettlestone
Development Overlay, however, zoning on this project was done through
a Planned Development Document and was completed prior to adoption
of the Kettlestone Plan. The proposed row house project meets the
requirements of the Planned Development Overlay for the property and
generally follows the architectural and design guidelines of the larger
Kettlestone area.
A park has not been designated for this general vicinity. Two larger
parks within Kettlestone are planned further to the south and southwest.
The developer is satisfying its parkland dedication requirements with a
combination of trails internal to the development and a cash payment in
lieu of parkland dedication.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning
Commission reviewed the request at their meeting on February 9,
2016 and recommended approval:
Approval of a site plan for Cove at Kettlestone Townhomes
Waukee Senior Planner, Andy Kass, stated that the proposition, brought forth by
applicant Rock Equity Holdings LLC, was for a 9.99 acre Townhome development south
of University Avenue and East SE Waco Place along SE Bishop Drive as part of the
Cove at Kettlestone Development. Mr. Kass explained that the plan would include 14
single row townhome buildings and 3 back to back town home buildings containing
anywhere from 5 to 14 units for a total of 137 units, ranging in size from 1152 to 1467
square feet. Mr. Kass explained that, per the Kettlestone development guidelines, units
along SE Bishop Drive and along the pond located in the middle of the development will
be rear loaded to allow for the reduced front setback requirements. There will be a
provided sidewalk network around the pond and the sidewalks from the units along SE
Bishop Drive have been extended to the public sidewalk on SE Bishop Drive. Mr. Kass
pointed out that access to the site will be provided via two access points off SE Bishop
Drive, which is currently a public street under construction, and that the applicant has
provided the required 33 parking spaces. Mr. Kass discussed the plan for water and
sanitary sewer service to be extended throughout the development from SE Bishop Drive,
but that all utilities would be privately owned and maintained, and that there would be an
egress easement for general and emergency access by the city departments. Mr. Kass also
explained the requirements for landscaping and design in the Kettlestone area and that the
development complies with these requirements, providing street trees along SE Bishop
Drive and complying with the 15% Open Space Ordinance allotting 42%. It also provides
buildings made of materials such as brick and stone veneer along with siding and not
allowing more than three buildings to follow the same color scheme. Mr. Kass also
explained that the three dry bottom detention ponds would discharge storm water into the
SE University Avenue storm sewer system.
Commissioner Streit questioned if the town homes would be front loaded. Mr.
Kass clarified that the 3 back to back buildings would have front loaded units,
with the other single row buildings being rear loaded.
Commissioner Fontenot questioned the accessibility for the fire department,
which was brought up when the area was rezoned in 2015. Mr. Kass assured that
the Fire Department had looked the plans over and worked with the Applicant
engineers to approve the presented plan.
Commissioner Streit questioned about the allotted space for park land in the
development. Mr. Kass advised that there was an allotted 1.84 acre of parkland
and another 1.46 acres to the west that could be utilized as well, as well as the
addition of a 10 foot wide trail added on the south side instead of a 5 foot
sidewalk, but that it was not a finalized plan.
Commissioner Shanks questioned if the whole area enclosed by SE Waco place,
SE University Avenue and SE Bishop Drive, was owned by the same developer.
Mr. Kass advised that there was a small 10 acre portion that is owned by another
developer, but that everything else was owned by the same developer.
Commissioner Streit questioned a viable green space in the area if the plans were
to include a park. Mr. Kass explained that there was no devoted Park space
acquired at this time, but suggested that the trail from L.A. Grant Parkway and the
Greenways from the same area could be extended to connect with this
development. Mr. Kass also advised that the remaining portions of the area were
zoned as neighborhood commercial and retail, so the two plans on the agenda
would be the only areas required to have park land.
Commissioner Shanks questioned if the area would contain a central garbage
location. Mr. Kass replied that the Townhomes, while set to be marketed as
rentals, were on individual lots and would have individual garbage for each unit.
Motion to approve called by Commissioner Fontenot and seconded by Commissioner
Streit to approve the site plan for Cove at Kettlestone Townhomes subject to any
remaining staff comments and review of all legal documents by the City Attorney. Ayes:
Fontenot, Streit, Broderick, and Shanks. Nays: none. Motion carried.
STAFF REVIEW AND COMMENT: At this time, all staff comments related to the site plan
have been addressed and staff would recommend approval.
RECOMMENDATION: Approve the Resolution.
ATTACHMENTS: I. Proposed Resolution
II. Staff Report
III. Staff Comment Letter
IV. Site Plan
V. Building Elevations
PREPARED BY: Brad Deets
REVIEWED BY:
PUBLIC NOTICE INFORMATION –
NAME OF PUBLICATION:
DATE OF PUBLICATION:
THE CITY OF WAUKEE, IOWA
RESOLUTION 16-
APPROVING THE SITE PLAN FOR COVE AT KETTLESTONE TOWNHOMES
IN THE NAME AND BY THE AUTHORITY OF THE CITY OF WAUKEE, IOWA
WHEREAS, the City of Waukee, Dallas County, State of Iowa, is a duly organized Municipal
Organization; AND,
WHEREAS, the City of Waukee Planning and Zoning Commission recommended approval of
the Site Plan for the Cove at Kettlestone Townhomes on February 9, 2016; AND,
WHEREAS, the Site Plan for the Cove at Kettlestone Townhomes is in general conformance
with §304 – Site and Building Development Standards Ordinance of the Waukee Municipal
Code; AND,
WHEREAS, the Site Plan for the Cove at Kettlestone Townhomes is in general conformance
with §301.27(A) – Landscaping and Open Space Ordinance of the Waukee Municipal Code;
AND,
NOW THEREFORE BE IT RESOLVED by the City Council of the City of Waukee, Iowa on
this 16th day of February 2016 that the Site Plan for the Cove at Kettlestone Townhomes is
approved.
____________________________
William F. Peard, Mayor
Attest:
___________________________________
Rebecca D. Schuett, City Clerk
ROLL CALL VOTE AYE NAY ABSENT ABSTAIN
Shane Blanchard
Brian Harrison
Shelly Hughes
Larry R. Lyon
Rick Peterson
STAFF REPORT
TO: Planning and Zoning Commission PREPARED BY: Andy Kass
RE: Cove at Kettlestone Townhomes – Site Plan
DATE: February 9, 2016
GENERAL INFORMATION:
Applicant: Rock Equity Holdings, LLC
Requested Action Site Plan Approval
Location and Size: Property is generally located south of SE University
Avenue and west of SE Waco Place containing
9.99 acres more or less.
LAND USES AND ZONING:
Location Existing Land Use Comprehensive Plan Current Zoning
Property in Question Vacant - Undeveloped Waukee Futures Corridor PD/C-1
North Multi-Family
Residential/Single
Family
Residential/Commerci
al
Neighborhood Residential C-1A/R-3/C-4/R-
5
South Vacant - Undeveloped Waukee Futures Corridor A-1
East Vacant – City of West
Des Moines
N/A N/A
West Vacant - Undeveloped Waukee Futures Corridor A-1
BACKGROUND:
The subject property is located within the development “The Cove at Kettlestone” which is located south of
SE University Avenue and west of SE Waco Place. This townhome project is one of two initial phases of
residential development within this development. The subject property is located within the Kettlestone
development area. The subject property was rezoned in 2015 prior to the adoption of the Kettlestone Design
Guidelines, therefore City staff worked with the applicant to incorporate elements from the draft design
guidelines into the planned development document with respect to setbacks, architectural requirements, etc.
February 5, 2016
2 of 3
ABOVE: Aerial of Concept Plan identifying the proposed townhome development and surrounding properties.
PROJECT DESCRIPTION:
The applicant proposes to construct 17 row home buildings for a total of 137 units. 14 of the buildings will be
single rowhome buildings and 3 of the building will be back-to-back buildings. The buildings will range in
number of units from 5 to 14 units. The units will range in size from 1,152 square feet to 1,467 square feet.
Units along SE Bishop Drive and along the pond located in the middle of the development will be rear loaded.
Sidewalks from the units along SE Bishop Drive have been extended to the public sidewalk on SE Bishop
Drive. A sidewalk network has also been provided around the pond.
ACCESS AND PARKING
Access to the site will be provided via two access points off of SE Bishop Drive which is a public street
currently under construction. The interior street network will be privately owned and maintained. The
applicant has provided the required 33 visitor parking spaces.
A five foot sidewalk has been provided on one side of the private streets to allow for pedestrian circulation.
This is similar to other townhome developments with private streets.
UTILITIES
Water and sanitary sewer service will be extended throughout the development from SE Bishop Drive. All
utilities will be privately owned and maintained.
February 5, 2016
3 of 3
Storm water detention will be provided for in three onsite detention basins. All basins will be dry bottom
ponds. The pond in the middle of the site and the east pond will discharge to the north into the SE University
Avenue storm sewer system. The west pond will outlet into a swale along the railroad tracks which will direct
water westward into the SE University Avenue storm sewer system.
LANDSCAPING & OPEN SPACE
The proposed open space landscaping complies with the landscaping requirements within the planned
development document and the Landscaping and Open Space Ordinance. The minimum required open space
is 15% and the applicant is providing 42% open space. In addition to the site landscaping the applicant will also
install street trees along SE Bishop Drive.
ELEVATIONS
Proposed building elevations for the units have been included for review by the commission. Staff has worked
with the applicant to incorporate design elements into the proposed buildings from the Kettlestone Design
Guidelines. Staff feels that the proposed elevations meet the intent of the Kettlestone Design Guidelines.
Material samples will be available at the Planning & Zoning Commission meeting.
STAFF RECOMMENDATION
At this time Staff is comfortable with the site plan and final plat and would recommend approval of the site
plan subject to remaining staff comments.
CITY OF WAUKEE
Andy Kass, AICP
Senior Planner
Development Services Department
230 W. Hickman Road
Waukee, IA 50263
Phone: (515) 978-9533
Fax: (515) 987-1845
1st Review: September 10, 2015
2nd Review: October 13, 2015
3rd Review: October 27, 2015
4th Review: February 5, 2016
Snyder & Associates, Inc.
Attn: Eric Cannon
2727 SW Snyder Blvd
Ankeny, IA 50023
RE: Cove at Kettlestone Townhomes – Site Plan
Dear Mr. Cannon:
Per your request, staff has reviewed the proposed site plan for the Cove at Kettlestone Townhomes. The
property is located at the southwest corner of SE University Avenue and SE Waco Place / 98th Street. Based
upon our review, staff has the following comments related to the site plan:
SITE PLAN:
COVER SHEET & GENERAL COMMENTS
1. Please revise the title to read “Multi-family Residential Development”.
2. Please label SE Bishop Drive on the vicinity map.
3. Please provide project manager contact information on the cover sheet.
4. Please provide a final plat for this project with the next submittal.
5. Please provide building elevations with the next submittal. This project will not be forwarded to
the Planning and Zoning Commission until building elevations for all proposed building
types are received and reviewed by City Staff.
6. Please provide a materials board with the next submittal.
7. Please provide a photometric plan with the next submittal. This project will not be forwarded to
the Planning and Zoning Commission until a photometric plan for the site is received and
reviewed by City Staff. The photometric plan will only need to be provided if the
developer plans on any exterior site lighting such as lighting for the interior street
network.
8. Please provide IDNR Sanitary and Water Permit with the next submittal.
9. Please include a note that a preconstruction meeting with the City of Waukee will be required prior to
construction. Please state that this meeting shall be held with the City of Waukee.
10. Please provide a geotechnical exploration report.
11. Please provide an erosion and sediment control plan sheet with the next submittal.
Project Name Project Engineer/Manager Project Type City Contact
Cove at Kettlestone
Townhomes
Eric Cannon Site Plan Andy Kass
12. Please add a note that reads “Construction operations shall protect storm sewers and drainage ways
from allowing concrete slurry from concrete operations to discharge offsite.”
13. Please add a note to notify the City of Waukee prior to any weekend or holiday work.
14. Please add a note stating that staking by a licensed engineer or surveyor is required for all work
including pedestrian facilities. Please review this note for spelling errors. “For” should be
replaced with “or” in Note S on Sheet 2.
15. Provide information for temporary sediment basin facilities being installed to meet General Permit #2
requirement for disturbances over 10 acres.
16. Provide information for proposed detention facilities, including normal and 100 year elevations and 100
year overflow path.
17. Provide traffic control notes for work near open roadways (SE Bishop Drive). Please notify the City of
Waukee of any anticipated lane closures a minimum of one week in advance.
18. Provide topsoil plan for this site.
19. Please add a general note to the plan set that reads “Place 3/4” expansion joint between all PCC
pavement/sidewalks and buildings. Place 1/2” expansion joint between sidewalks and PCC pavement.
The PCC ramp joint located at the back of curb and all expansion joints shall be sealed.”
20. Please add a general note to the plan set that reads “As-builts shall be provided to the Waukee
Engineering Department including all utilities and as-built grades for drainage swales, overflows,
accessible ramps and detention facilities. The contractor shall provide information to the design
engineer for inclusion on the record as-built drawings.”
21. Please verify that the property lines of the entire site are represented correctly. It appears
that the site property lines include the SE University Avenue Right-of-Way.
22. A third color scheme for the Type A-1 building should be provided.
SHEET 2 | PROJECT INFORMATION
23. Please remove the contact information for West Des Moines Water Works and West Des Moines
traffic as these are not applicable to this project.
24. In General Note B, please include “the City of Waukee Standard Specifications for Public
Improvements” before SUDAS.
25. In General Note H, please add “or repaired” after the word “reconnected”.
26. In General Note I, add note to contact City of Waukee for approval of any changes and that any
changes completed without City approval are subject to removal in order to meet the City of
Waukee’s standards.
27. In General Note M, please replace “in a timely manner” with “at the end of each work day and prior to
a rain event”.
28. In General Note O, please revise to read as installing erosion and sediment controls in the first
sentence and the last sentence should read as a COSESCO permit.
29. Please revise General Note Q to read “If storm sewer crosses above a water main or crosses less than
18 inches below a water main then storm sewer shall be constructed of reinforced concrete with a
flexible O-ring gasket joint rated at 13 PSI or greater. O-ring gasket joints shall be installed on each side
of the crossing until the normal distance from the water to the sewer is at least ten feet.”
30. Please add a note stating that any changes to the plan set must receive written approval from the City
of Waukee Development Services prior to construction. Please revise this note to state “City of
Waukee Development Services” rather than “City of Waukee Engineering”. Note T on
Sheet 2 has not been revised.
31. Please provide open space calculations.
32. Please provide pervious and impervious surface calculations. Provide the pervious surface
calculations as well.
33. Please provide the bulk regulations.
34. Please review the Parking Requirements for spelling errors.
35. Please add a note to coordinate all tie-ins to utilities with the City of Waukee Public Works
Department and the City of Waukee Public Works Department shall witness all tie-ins.
36. Please add a note that all utilities including private utilities are to be tested to the City of Waukee
standards and the City of Waukee Public Works Department shall witness all testing.
37. Please add a note that all fire hydrants shall have Storz fittings.
38. Please verify that Erosion Prevention Notes 4.h. will meet SUDAS requirements. Please make this
note consistent with the SE Bishop Drive plans.
39. Update the parking calculation to 137 units and the number of spaces to 35.
SHEET 3 | DIMENSION PLAN
40. Staff questions what the plans are for trash service to this site. Please address.
41. Staff questions if any ADA parking stalls are proposed or needed for this site. Please address.
42. Please provide proposed street names for the private streets and label them on the plans.
43. Please provide signage at the intersections of the private drives with SE Bishop Drive indicating that
they are private drives.
44. Staff recommends utilizing 7-inch PCC for street pavement internal to the site in order to
accommodate for trash service and heavy traffic.
45. Please renumber building number 120, it is currently shown as “1120”.
46. Staff questions how mail service is planned to be provided to the development, is the intent to have
CBUs or is the developer planning on installing a mail kiosk.
47. Staff questions if these units are planned to be rentals or if they will be owner-occupied. Please address.
48. Staff questions if the townhomes along SE Bishop Drive will front Bishop Drive. Please
address. The intent of the reduced setbacks within the Kettlestone Design Guidelines is to
allow for buildings to be brought closer to the street to create interest at the pedestrian
level and provide a more pedestrian friendly environment along the public street.
49. Please provide a fence along the southern boundary of the site along the railroad tracks.
50. Indicated addresses for each unit on the plan set. See attached.
51. Per Fire Code the back-to-back units will be required to be equipped with a residential fire
protection system.
52. Update building setback line for units along SE Bishop Drive to 15 feet.
53. Please indicate which buildings on the site correspond to the proposed building types.
54. Update the plan set to reflect the proposed 10 foot wide trail along SE Bishop Drive.
55. A note should be added that references the responsible party for maintenance of the
detention basin.
56. Additional mailbox pad locations should be indicated.
SHEET 4 | WATER MAIN AND SA0NITARY SEWER PLAN
57. Call out all critical crossings with top and bottom of pipe elevations.
58. Staff questions if gas service will be provided to this site.
59. Staff suggests looping the water mains where the private drives dead end.
60. Please revise the order the services are shown on the plan so as to be consistent. Staff suggests sanitary
being located on the left and water on the right.
61. Please add notes that private sanitary and water services are to be installed per the City of Waukee
Standard Specifications for Public Improvements. Please state the type of material to be used within
these two notes.
62. Please add to note 2A that the City of Waukee Engineering Department shall be given a 48 hour notice
prior to connecting to any public utility. Also include in this note that all utilities shall be tested to the
City of Waukee Standard Specifications for Public Improvements and any testing and tie-ins shall be
witnessed by the City of Waukee Engineering Department.
63. Please add a note to clean and televise all storm and sanitary sewers and that all cleaning and televising
shall be approved and witnessed by the City of Waukee Engineering Department prior to paving. A
copy of the videos and report shall be provided to the City of Waukee Engineering Department.
64. Please add a note stating that all sanitary manholes are to be vacuum tested.
65. Please add a note stating that the water main shall be pressure and bacteria tested and dechlorinated.
SHEET 5 | STORM SEWER PLAN
66. Please remove note #6.
67. Please include a detail of the FTM referenced under TRM at FES outlets.
68. Please provide information for the basin pool elevations and illustrate 100 year elevations as well as
show the overflow path and provide erosion control protection for this flow path. Please include
this information on the grading sheet. It appears that there would be overflow elevations
for the ponds on Lot 1 and Lot 7 please provide this information.
69. Provide labels for FES’s shown in larger layout to tie them in with those shown in upper left corner of
sheet. Show FES’s and grades in the upper left corner.
70. Staff questions if the detention basins proposed will be wet or dry-bottom basins. Please
address.
71. Provide a roof drain connection detail as reference in Note #6.
SHEET 7 | GRADING AND EROSION CONTROL PLAN
72. Please revise plan to show where the final outfall of water is going to the west of the site and what is
being done to provide erosion protection for that area of the site. Show FES’s and grades in the
upper left corner. Staff questions what is being done to provide erosion protection in this
area.
73. Please provide the area of disturbance.
74. Grading Plan Notes #3 should reference a COSESCO permit rather than a grading permit. Please
review this note for spelling errors. COESCO should be COSESCO in this note.
75. Provide building corner elevations on the plan.
76. Provide 100-year flood elevations for detention and sump areas.
77. Please illustrate the percent grade across the development and swales.
78. Please illustrate overflow routes with elevations.
79. Please provide sidewalk ramp details.
80. Provide sediment basin controls to meet General Permit #2 10 acres of disturbance requirement.
81. Provide proposed topsoil stockpile location.
82. Provide proposed staging area location.
83. Provide proposed concrete washout location.
84. Provide proposed construction exit location. Please label the location.
85. Please show 2% minimum drainage has been met.
86. Indicate and illustrate the 100 year elevations on the grading plan. Illustrate the limits of
the overflow ponding on the grading plan as well. Overflow routes should be illustrated
with arrows indicating the direction in which any overflow will travel. Staff questions if
there is an overflow for the basin on Outlot Z.
87. Site stabilization information should be provided. Provide sod, seed and mulch mix design
to be used.
88. Grading Plan General Notes E. should be modified to 6” depth to be consistent with
SUDAS and General Notes on Sheet 2.
89. Pollution Prevention Notes B.2. verify that document will be kept on-site at all times.
General Permit #2 allows for it to be off-site and available within 3 hours of being
requested.
90. Pollution Prevention Notes 4.h. should be modified to minimum 6” depth to be consistent
with SUDAS and General Notes on Sheet 2.
91. Provide stabilization or downhill sediment controls for stockpiled material.
92. Verify the quantities shown are for this portion of the project only.
93. Pollution Prevention Notes C4.e. should be updated as SWPPP stated that measures will
be implemented in 3 business days.
94. Provide inlet protection for all intakes on private streets.
95. The temporary swale for which water will be traveling through is proposed to have a
grade of 0.75%. Waukee Standard Specifications require 2% grade in order to provide
positive drainage. Staff does not feel that the proposed grade will provide positive
drainage. Please revised grades to meet the minimum required 2%. In addition to revising
the grading please provide spot elevations at the low points of the swale and the distance
to the property line. If 2% cannot be provided subdrain or a flume will need to be installed.
SHEET 7 | PLANTING PLAN
96. Please revise Planting Plan General Note F to “Sod all areas disturbed…”
97. Please revise landscape plan to show two trees for each dwelling unit.
98. Please show and label mechanical units on this plan as well as provide a detail of how these will be
screened.
SHEET 8 | DETAILS
99. Please include a fire hydrant detail. Please use the City of Waukee’s detail see attached.
100. Please include a mail box pad detail if mail will be distributed to CBUs.
VEENSTRA AND KIMM COMMENTS:
101. The storm drainage computations indicate that storm sewers were designed based on a 5 year
storm event. The Waukee standard specifications require that storm sewers be based on a 10 year
storm occurrence. The storm drainage report indicates that sump areas that do not have an outlet have
storm sewers based on a 100 year storm event.
102. The 100 year flood limits and elevations should be indicated graphically for the detention basins
and all sump areas.
103. Overflows and overflow routes from the basins and sump areas should be shown on the site
plan.
104. Erosion protection should be provided for the overflows.
105. The westerly detention basin of Lot 1 should be shown on the townhomes site plan since it
provides the storm drainage outlet from the detention basin of this site.
MISCELLANEOUS COMMENTS:
106. Provide a copy of the Construction Site SWPPP Review Checklist signed by the SWPP designer.
107. Provide a copy of the SWPPP Prepared for obtaining General Permit #2 coverage.
108. Provide a copy of the IDNR issued General Permit #2 authorization letter.
109. Complete COSESCO application and submit with $65 fee for the first required quarterly
COSESCO inspection.
110. The applicant will be required to provide the following as a part of the completion of the public
improvements prior to approval of a final plat:
111. Post Construction What practices considered for this site?
112. Provide a site plan specific to the storm water management facilities of the property
indicating the permanent measures utilized by the designer and requirements for maintenance of said
facilities.
113. A maintenance covenant will need to be created and provided for review (if different
than the existing).
114. As-built plans of all storm water management facilities on site and a certification statement
signed by SWPPP designer indicating that facilities were constructed as designed will be required.
Should you have any questions or concerns regarding these comments, please feel free to contact Brad Deets
(515-978-7899), Melissa DeBoer (515-978-7898) or myself at (515) 978-7897.
Sincerely,
Andy Kass, AICP
Senior Planner
OWNER/DEVELOPER
1"=500'
VICINITY MAP
1 500'PROJECT LOCATION
SE UNIVERSITY AVE.98TH STREETWEST DES MOINES, IA 50266
720 S 68TH ST, SUITE 120
ROCK EQUITY HOLDINGS LLC
TITLE SHEET1COVE AT KETTLESTONE TOWNHOMES
INDEX OF SHEETS
CITY OF WAUKEE, DALLAS COUNTY, IOWA
MULTI - FAMILY RESIDENTIAL DEVELOPMENT
FOR
SITE PLAN
PROJECT CONSTRUCTION MANAGER
WEST DES MOINES, IA 50266
720 S 68TH ST, SUITE 120
CONTACT: JAMES LINDGREN
ROCK EQUITY HOLDINGS LLC
SE BISHOP DRIVE
Sheet 9
SIDEWALK RAMP DETAILS
SITE DETAILS
PLANTING PLAN
EROSION AND SEDIMENT CONTROL PLAN
GRADING PLAN
STORM SEWER PLAN
WATER AND SANITARY SEWER PLAN
DIMENSION PLAN
PROJECT INFORMATION
TITLE SHEET
LOT1 LOT2 LOT3 LOT4
LOT5
LOT6
OUTLOT "Z"
11.
10.
9.
8.
6-7.
5.
4.
3.
2.
1.
Date
IOWALICENSEDPROFESSIO
N
A
LEN
GI
NEERLicense Number
Pages or sheets covered by this seal:
My License Renewal Date is December 31, 2017
18954
18954
CANNON
ERIC D.Eric D. Cannon, P.E.
under the laws of the State of Iowa.
licensed Professional Engineer
supervision and that I am a duly
by me or under my direct personal
engineering document was prepared
I hereby certify that this
Sheets 1-8, 10-11
STATE OF
IO
WA
PROFESSIO
N
ALLANDSCAPE AR CHITECTDate
License Number
Pages or sheets covered by this seal:
512
NO.
ARCHITECT
LANDSCAPE Clay R. Schneckloth, ASLA
512
SCHNECKLOTH
CLAY R.
under the laws of the State of Iowa.
Professional Landscape Architect
charge. I am a duly licensed
direct supervision and responsible
below was prepared by me or under my
this technical submission described
I hereby certify that the portion of
June 30, 2017
License Expires:
1273SF
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652 SF
652 SF
604 SF
604 SF
713 SF
661 SF
652 SF
652 SF
604 SF
604 SF
661 SF
713 SF
652 SF
604 SF
652 SF
604 SF
604 SF
652 SF
604 SF
652 SF
652 SF
604 SF
713 SF
661 SF
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LOT68
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LOT87 BYDATEREVISIONMARKScale:Checked By:Engineer:Technician:Date:Field Bk: Pg:1"= JWMJ:\2014_projects\114.1091\Cadd\SP01_1141091_TSH.dgn1/27/20169:08:29 AMSnyder1:500Y:\pen\date.tblY:\print_drivers\Black_Gray\V8iBWFullWeightPDF.pltcfgSheetofSheet of
Project No:SNYDER & ASSOCIATES, INC.Project No:515-964-2020 | www.snyder-associates.comANKENY, IOWA 500232727 S.W. SNYDER BLVD.WAUKEE, IA114.1091 114.109111 11EDCEDCJWM09-01-15COVE AT KETTLESTONE TOWNHOMES1REVISED AS PER CITY COMMENTS10/01/15JWM2REVISED AS PER CITY COMMENTS10/20/15JWM3REVISED AS PER CITY COMMENTS11/06/15SVS4JWM01/27/16REVISED AS PER OWNER
PROJECT INFORMATION2 2ZONING
GENERAL USE
PARKING REQUIREMENTS:
CONTROL POINTS
IARTN DERIVED - US SURVEY FEET
IOWA STATE PLANE SOUTH COORDINATE SYSTEM
OF 6TH POWER POLE NW OF 98TH STREET.
SET 1/2" REBAR WITH RED PLASTIC CAP APPROXIMATLY 55' NE OF RR TRACKS, 17' NE
N=582615.07 E=1545099.92
ALICE'S ROAD.
SET CUT "X" ON WEST END OF CENTER ISLAND ON UNIVERSITY AVE, EAST OF
N=583274.48 E=1543827.85
BRICK DRIVE.
SET CUT "X" ON WEST END OF CENTER ISLAND ON UNIVERSITY AVE, EAST OF SE
N=583276.66 E=1544730.94
ENTRANCE TO WINHALL APARTMENTS.
SET CUT "X" ON WEST END OF CENTER ISLAND ON UNIVERSITY AVE, EAST OF
N=583274.75 E-1545387.19
PLACE, NORTH OF STREET LIGHT.
SET CUT "X" IN CENTER OF SIDEWALK, NORTH SIDE OF UNIVERSITY, EAST OF WACO
N=583316.05 E=1546598.58
SIDE OF WACO PLACE, NW OF LARGE POLE WITH ANTENNA.
SET CUT "X" AT NE CORNER OF CONCRETE PAD OF WATER PUMP STATION ON WEST
N=582768.4 E=1546447.64
PLACE, 5' SOUTH OF 3RD POWER POLE NORTH OF RR TRACKS.
SET 1/2" REBAR WITH RED PLASTIC CAP AT TOP OF BANK, EAST SIDE OF WACO
N=582329.84 E=1546516.75
OF RR TRACKS, ON EAST SIDE OF WACO PLACE, 10' EAST OF EDGE OF ROAD.
SET 1/2" REBAR WITH RED PLASTIC CAP ON NORTH SIDE OF FIELD ENTRANCE, NORTH
N=581926.84 E=1546506.45
CP13
CP10
CP9
CP8
CP5
CP4
CP3
CP2
BM3
BM2
BM1
BM93
BENCHMARKS
UNIVERSITY AVE, WEST OF PEOPLE'S BANK.
NW UPPER BOLT ON YELLOW HYDRANT ON NORTH SIDE OF
ELEV=284.334
AVE, EAST OF WINHALL APARTMENTS, 7' EAST OF STREET LIGHT.
BURY BOLT ON YELLOW HYDRANT ON NORTH SIDE OF UNIVERSITY
ELEV=287.289
TOWER ON EAST SIDE OF WACO PL, SOUTH OF RR TRACKS.
BURY BOLT ON WATROUS HYDRANT, NORTH OF ENTRANCE TO WATER
ELEV=281.745
WACO PL, 147' SOUTH OF CENTERLINE OF SE UNIVERSITY AVE.
STANDARD CITY OF WEST DES MOINES BENCHMARK, EAST SIDE OF
ELEV=272.57
TOWNHOMES
POLLUTION PREVENTION NOTES
PRIOR TO FILING OF THE "NOTICE OF DISCONTINUATION".
REMOVE ALL TEMPORARY EROSION CONTROL MEASURES AND SITE WASTE k.
MUST BE CONTAINED ONSITE.
BASIN OR OTHER CONTROL DEVICE WHERE POSSIBLE. CONCRETE WASHOUT
DIVERSION BERMS AND/OR SILT BARRIERS AND DIRECT TO A SEDIMENT
WASHOUT FACILITY. CONTROL RUNOFF FROM STAGING AREAS WITH
AREA, TEMPORARY SANITARY FACILITIES, MATERIALS STORAGE, AND CONCRETE
CONTAIN THE FOLLOWING: JOB TRAILERS, FUELING / VEHICLE MAINTENANCE
IN THE SWPPP. UNLESS NOTED OTHERWISE, STAGING AREAS SHOULD
COORDINATE LOCATIONS OF STAGING AREAS WITH THE OWNER AND RECORD j.
CALENDAR DAYS.
ACTIVITY HAS FINISHED OR IS PLANNED TO BE DELAYED MORE THAN 21
MEASURES NO LATER THAN 14 CALENDAR DAYS AFTER CONSTRUCTION
COMPLETION OR DELAY OF GRADING OPERATIONS. INITIATE STABILIZATION
MIX, PERMANENT SEED MIX, OR SOD AS SOON AS PRACTICAL UPON
STABILIZE UNDEVELOPED, DISTURBED AREAS WITH MULCH, TEMPORARY SEED i.
OTHER IMPROVEMENTS ARE LOCATED.
IN SOD) ON ALL DISTURBED AREAS, EXCEPT WHERE PAVEMENT, BUILDINGS OR
RESPREAD A MINIMUM OF 6 INCHES OF TOPSOIL (INCLUDING TOPSOIL FOUND h.
CONTROL MEASURES AS SOON AS STORM SEWERS ARE INSTALLED.
TO ENSURE CONTINUOUS RUNOFF CONTROL. PROVIDE INLET AND OUTLET
REACH THEIR FINAL GRADES AND AS CONSTRUCTION OPERATIONS PROGRESS
CONTROL MATS, MULCH, DITCH CHECKS OR RIPRAP AS SOON AS AREAS
INSTALL NECESSARY CONTROL MEASURES SUCH AS SILT BARRIERS, EROSION g.
REMEDIAL ACTIONS FOR FUTURE PREVENTION.
REMOVE ANY ACCUMULATION OF EARTH OR DEBRIS IMMEDIATELY AND TAKE
STREETS, DRIVEWAYS, SIDEWALKS, DRAINAGEWAYS, OR UNDERGROUND SEWERS.
ACTIVITIES ON ADJOINING PUBLIC OR PRIVATE PROPERTIES, INCLUDING
PREVENT ACCUMULATION OF EARTH AND DEBRIS FROM CONSTRUCTION f.
ANY RECOMMENDED MEASURES WITHIN 7 DAYS.
OR ENGINEER DURING CONSTRUCTION. REVISE THE SWPPP AND IMPLEMENT
ACTIONS IN THE SWPPP WITH A COPY SUBMITTED WEEKLY TO THE OWNER
DAYS. RECORD THE FINDINGS OF THESE INSPECTIONS AND ANY RESULTING
PERSONNEL ASSIGNED BY THE CONTRACTOR) EVERY SEVEN CALENDAR
INSPECT THE PROJECT AREA AND CONTROL DEVICES (BY QUALIFIED e.
ORIGINAL CAPACITY.
SILT CONTROL DEVICES WHEN THE MEASURES HAVE LOST 50% OF THEIR
SEDIMENT REMOVAL THROUGHOUT THE PERMIT PERIOD. CLEAN OR REPLACE
WORKING ORDER, INCLUDING CLEANING, REPAIRING, REPLACEMENT, AND
MAINTAIN ALL TEMPORARY AND PERMANENT EROSION CONTROL MEASURES IN d.
OPERATIONS AT ANY TIME.
AND LIMIT TO A MINIMUM THE TOTAL AREA DISTURBED BY CONSTRUCTION
PRESERVE EXISTING VEGETATION IN AREAS NOT NEEDED FOR CONSTRUCTION c.
GRADING OPERATIONS.
DOWNSTREAM OF SOIL DISTURBING ACTIVITIES PRIOR TO SITE CLEARING AND
BARRIERS, DITCH CHECKS, DIVERSION BERMS, OR SEDIMENTATION BASINS
INSTALL PERIMETER AND FINAL SEDIMENT CONTROL MEASURES SUCH AS SILT b.
AND MINIMIZE SOIL COMPACTION.
INCREASE SEDIMENT REMOVAL AND MAXIMIZE STORM WATER INFILTRATION,
AROUND SURFACE WATERS, DIRECT STORM WATER TO VEGETATED AREAS TO
WHEN DISCHARGING FROM BASINS, PROVIDE AND MAINTAIN NATURAL BUFFERS
UTILIZE OUTLET STRUCTURES THAT WITHDRAW WATER FROM THE SURFACE a.
FOLLOWING BMP'S UNLESS INFEASIBLE OR NOT APPLICABLE:
THE GENERAL PERMIT AND SWPPP, INCLUDING, BUT NOT LIMITED TO, THE
THE CONTRACTOR IS RESPONSIBLE FOR COMPLIANCE WITH ALL REQUIREMENTS OF 4.
CONSTRUCTION PROGRESS AND CHANGES AT THE PROJECT SITE.
THE SWPPP AND SITE MAP SHOULD BE EXPEDITIOUSLY REVISED TO REFLECT 3.
PLAN MAY BE REQUIRED.
IDENTIFY, NOTE AND IMPLEMENT. ADDITIONAL BMP'S FROM THOSE SHOWN ON THE
CONSTRUCTION ACTIVITIES ARE THE RESPONSIBILITY OF THE CONTRACTOR TO
BMP'S AND EROSION CONTROL MEASURES REQUIRED AS A RESULT OF
(BMP) FOR COMPLIANCE WITH THE PROJECT'S NPDES PERMIT COVERAGE. ALL
THE SWPPP ILLUSTRATES GENERAL MEASURES AND BEST MANAGEMENT PRACTICES 2.
THE POLLUTION PREVENTION PLAN MADE DURING CONSTRUCTION.
REFER TO THE SWPPP FOR ADDITIONAL REQUIREMENTS AND MODIFICATIONS TO
DOCUMENT IN ADDITION TO THESE PLAN DRAWINGS. THE CONTRACTOR SHOULD
THE STORM WATER POLLUTION PREVENTION PLAN (SWPPP) IS A SEPARATE 1.
POLLUTION PREVENTION PLAN:C.
AND/OR SUBMITTAL OF THE NOTICE OF DISCONTINUATION.
PROVIDE THE ORIGINAL DOCUMENTS TO THE OWNER UPON PROJECT ACCEPTANCE
PROJECT COMPLETION. THE CONTRACTOR SHALL RETAIN A RECORD COPY AND
DOCUMENTS MUST BE RETAINED FOR A PERIOD OF THREE YEARS AFTER
EROSION CONTROL MEASURES. ALL PLANS, INSPECTION REPORTS, AND OTHER
STABILIZATION OF THE DISTURBED SITE AND REMOVAL OF ALL TEMPORARY
A "NOTICE OF DISCONTINUATION" MUST BE FILED WITH THE IDNR UPON FINAL 3.
AND THE CODE OF IOWA.
THE NPDES PERMIT REQUIREMENTS IS A VIOLATION OF THE CLEAN WATER ACT
TO ANY JURISDICTIONAL AGENCIES UPON REQUEST. FAILURE TO COMPLY WITH
OTHER ITEMS, SHALL BE KEPT ON SITE AT ALL TIMES AND MUST BE PRESENTED
DISCHARGE AUTHORIZATION LETTER, CURRENT SWPPP, SITE INSPECTION LOG, AND
BUT NOT LIMITED TO, THE NOTICE OF INTENT, PROOF OF PUBLICATIONS,
ALL DOCUMENTS RELATED TO THE STORM WATER DISCHARGE PERMIT, INCLUDING, 2.
PERMIT COVERAGE FROM THE IDNR.
POLLUTION PREVENTION PLAN (SWPPP) AND POSSIBLY OBTAINING THE GENERAL
GENERAL PERMIT NO. 2 INCLUDING CREATING OR MAINTAINING THE STORM WATER
FOR COMPLIANCE WITH AND FULFILLMENT OF ALL REQUIREMENTS OF THE NPDES
(EPA). THE GENERAL CONTRACTOR AND ALL SUBCONTRACTORS ARE RESPONSIBLE
FROM THE IDNR, AS REQUIRED BY THE ENVIRONMENTAL PROTECTION AGENCY
FOR STORM WATER DISCHARGES ASSOCIATED WITH CONSTRUCTION ACTIVITIES
THIS PROJECT REQUIRES COVERAGE UNDER THE NPDES GENERAL PERMIT NO. 2 1.
STORM WATER DISCHARGE PERMITB.
THE COST THEREOF FROM AMOUNTS DUE TO THE CONTRACTOR.
PROPERTY, THE OWNER MAY, BUT NEED NOT, REMOVE SUCH ITEMS AND DEDUCT
SEDIMENTATION OR DEBRIS WHICH COMES ONTO ADJOINING PUBLIC OR PRIVATE
CONTRACTOR FAILS TO TAKE NECESSARY STEPS TO PROMPTLY REMOVE EARTH
INCLUDING REASONABLE ATTORNEY FEES INCURRED TO OWNER. FURTHER, IF THE
RESULTING FROM DAMAGES TO ADJOINING PUBLIC OR PRIVATE PROPERTY,
ENGINEER HARMLESS FROM ANY AND ALL CLAIMS OF ANY TYPE WHATSOEVER
DAMAGE CLAIMS: THE CONTRACTOR WILL HOLD THE OWNER AND ARCHITECT / 2.
DURING PERFORMANCE OR AS A RESULT OF PERFORMANCE.
FROM THIS PROJECT SITE AND ALL OFF-SITE BORROW OR DEPOSIT AREAS
TAKE ALL NECESSARY STEPS TO PROTECT AGAINST EROSION AND POLLUTION
U.S. CLEAN WATER ACT AND ANY LOCAL ORDINANCES. THE CONTRACTOR SHALL
CODE, THE IOWA DEPARTMENT OF NATURAL RESOURCES (IDNR) NPDES PERMIT, THE
POTENTIAL POLLUTION AND SOIL EROSION CONTROL REQUIREMENTS OF THE IOWA
CODE COMPLIANCE: THE CONTRACTOR IS RESPONSIBLE FOR COMPLIANCE WITH ALL 1.
POLLUTION PREVENTION AND EROSION PROTECTIONA.
93
93.0
93
C
OC
FO
E
OE
4" G
4" HPG
8" W
8" S
12" ST12" ST
G
G
AST
UST
Features Existing Proposed
G
EB
W
LEGEND
8" W(*)
8" S(*)
4" G(*)
4" HPG(*)
C(*)
OC(*)
FO(*)
E(*)
OE(*)
DUCT(*)
93.0
1
Soil Boring
Mailbox
Satellite Dish
Sign
Above Ground Storage Tank
Underground Storage Tank
Fence Post or Guard Post
Gas Apparatus
Gas Manhole
Gas Valve
Fiber Optic Handhole
Fiber Optic Manhole
Communication Handhole
Communication Manhole
Communication Pedestal
Traffic Sign
Electric Transformer
Electric Box
Yard Light
Street Light
Utility Pole with Transformer
Utility Pole with Light
Guy Anchor
Utility Pole
Well
Water Service Valve
Water Main Valve
Fire Hydrant on Building
Fire Hydrant
Double Storm Sewer Intake
Single Storm Sewer Intake
Storm Manhole
Storm Sewer with Size
Sanitary Manhole
(*) Denotes the survey quality service level for utilities
Test Hole Location for SUE w/ID
Duct Bank
Sanitary Sewer with Size
Water Main with Size
High Pressure Gas Main with Size
Gas Main with Size
Overhead Electric
Underground Electric
Fiber Optic
Overhead Communication
Communication
Coniferous Tree 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
UTILITY CONTACT INFORMATION
SYSTEM, TICKET NUMBER 551501715.
RECEIVED FROM THE IOWA ONE CALL DESIGN REQUEST
UTILITY CONTACT FOR MAPPING INFORMATION SHOWN AS
UTILITY WARNING
UTILITY QUALITY SERVICE LEVELS
THE TYPE, SIZE, CONDITION, MATERIAL, AND OTHER CHARACTERISTICS.
BY ACTUAL EXPOSURE OR VERIFICATION OF PREVIOUSLY EXPOSED SUBSURFACE UTILITIES, AS WELL AS
IS HORIZONTAL AND VERTICAL POSITION OF UNDERGROUND UTILITIES OBTAINEDQUALITY LEVEL (A)
SUBSURFACE UTILITIES.
GEOPHYSICAL METHODS TO DETERMINE THE EXISTENCE AND APPROXIMATE HORIZONTAL POSITION OF
INFORMATION IS OBTAINED THROUGH THE APPLICATION OF APPROPRIATE SURFACE QUALITY LEVEL (B)
QUALITY D INFORMATION.
UTILITY FEATURES AND USING PROFESSIONAL JUDGMENT IN CORRELATING THIS INFORMATION WITH
INFORMATION IS OBTAINED BY SURVEYING AND PLOTTING VISIBLE ABOVE-GROUND QUALITY LEVEL (C)
INFORMATION IS DERIVED FROM EXISTING UTILITY RECORDS OR ORAL RECOLLECTIONS.QUALITY LEVEL (D)
APPLICABLE, SIZE. THE QUALITY LEVELS ARE BASED ON THE CI / ASCE 38-02 STANDARD.
QUALITY LEVELS OF UTILITIES ARE SHOWN IN THE PARENTHESES WITH THE UTILITY TYPE AND WHEN
EXCEPT WHERE NOTED AS QUALITY LEVEL A.
UTILITIES OR SUBSURFACE FEATURES SHOWN ARE IN THE EXACT LOCATION INDICATED
SERVICE OR ABANDONED. THE SURVEYOR FURTHER DOES NOT WARRANT THAT THE
SUBSURFACE FEATURES SHOWN COMPRISE ALL SUCH ITEMS IN THE AREA, EITHER IN
RECORDS OBTAINED. THE SURVEYOR MAKES NO GUARANTEE THAT THE UTILITIES OR
THE UTILITIES SHOWN HAVE BEEN LOCATED FROM FIELD SURVEY INFORMATION AND/OR
RECORDED IN BOOK 2015 PAGE 9498
COMMERCIAL DISTRICT)
(COMMUNITY AND HIGHWAY SERVICE
PLANNED UNIT DEVELOPMENT / C-1
298 SPACES TOTAL PROVIDED
295 SPACES TOTAL REQUIRED
131 UNITS / 4 = 33 SPACES
2 SPACES X 131 UNITS = 262 SPACES
1 SPACE PER 4 UNITS
2 SPACES PER UNIT (INCLUDES 1 ATTACHED GARAGE FOR EACH UNIT)
GENERAL NOTES
CONVERSION TO NORTH AMERICAN VERTICAL DATUM OF 1988 = +774.01
IARTN DERIVED - US SURVEY FEET
WEST DES MOINES DATUM
Contact Email : troyer@waukee.org
515-978-7920
Tim Royer
WAUKEE, CITY OF
Gary@nexgencom.com
515-369-9000
Gary Reimers
NEXGEN INTEGRATED COMMUNICATIONS
Contact Email : troyer@waukee.org
515-978-7920
Tim Royer
WAUKEE, CITY OF
Thomas.sturmer@centurylink.com
303-664-8090
Tom Sturmer
CENTURYLINK
pmay@mediacomcc.com
515-246-2252
Paul May
MEDIACOM COMMUNICATIONS CORP
Joel.Schroeder@windstream.com
800-289-1901
JOEL SCHROEDER
WINSTREAM MCLEOD
MECDSMDesignLocates@midamerican.com
515-252-6632
Craig Ranfeld
MIDAMER-ELEC
jeff@netins.com
515-830-0445
Jeff Klocko
IOWA NETWORK SERVICES
Joni.McCabe@HickoryTech.com
507-387-1770
Joni McCabe
HICKORY TECH
GAS
NO RESPONSE
W-2
C-1
CLEAR
C-2
OE/E
C-2
FO1
BULK REGULATIONS
MINIMUM OPEN SPACE = 15%
UNITS IN A ROW.
BACK UNITS ALLOW MAX 16 UNITS WITH NO MORE THAN 8
NUMBER OF CONNECTED UNITS = MINIMUM 2, MAXIMUM 8. BACK TO
NUMBER OF STORIES = MINIMUM 2, MAXIMUM 3
EDGE OF PRIVATE, THEN 25 FEET
REAR YARD = 20 FEET EXCEPT IF PUBLIC 5' SIDEWALK ALONG THE
SIDE YARD = 10 FEET BETWEEN PRINCIPLE BUILDINGS
PUBLIC SIDEWALK ALONG EDGE OF PRIVATE STREET
25 FEET FROM EDGE CURB OF PRIVATE STREET IF
FRONT LOADED GARAGE
20 FEET FROM EDGE CURB OF PRIVATE STREET IF
REAR LOADED GARAGE
FRONT YARD = 15 FEET FROM EDGE CURB OF PRIVATE STREET IF
LOT WIDTH = 24 FEET MINIMUM
MINIMUM FLOOR AREA = 800 SQUARE FEET PER UNIT
DENSITY = 16 DWELLING UNITS/ACRE MAXIMUM
IMPERVIOUS AREA
249,125 SF
185,872 SF
PERVIOUS AREA
OF WAUKEE PUBLIC WORKS SHALL WITNESS ALL TIE-INS.
BB. CONTRACTOR SHALL COORDINATE ALL TIE-IN TO UTILITIES WITH THE CITY OF WAUKEE PUBLIC WORKS DEPARTMENT AND CITY
CONCRETE OPERATIONS TO DISCHARGE OFFSITE.
AA. CONSTRUCTION OPERATIONS SHALL PROTECT STORM SEWERS AND DRAINAGE WAYS FROM ALLOWING CONCRETE SLURRY FROM
PUBLIC IMPROVEMENTS AND ALL UTILITIES SHALL BE TESTED TO CITY STANDARDS. THE CITY SHALL WITNESS ALL TESTING.
Z. ALL UTILITIES INCLUDING PRIVATE UTILITIES SHALL BE CONSTRUCTED TO THE CITY OF WAUKEE STANDARD SPECIFICATIONS FOR
TO THE DESIGN ENGINEER FOR INCLUSION ON THE RECORD AS-BUILT DRAWINGS.
DRAINAGE SWALES, OVERFLOWS, ACCESSIBLE RAMPS AND DETENTION FACILITIES. THE CONTRACTOR SHALL PROVIDE INFORMATION
Y. AS-BUILTS SHALL BE PROVIDED TO THE WAUKEE ENGINEERING DEPARTMENT INCLUDING ALL UTILITIES AND AS-BUILT GRADES FOR
SEALED.
SIDEWALKS AND PCC PAVEMENT. THE PCC RAMP JOINT LOCATED AT THE BACK OF CURB AND ALL EXPANSION JOINTS SHALL BE
X. PLACE 3/4" EXPANSION JOINT BETWEEN ALL PCC PAVEMENT/SIDEWALKS AND BUILDINGS. PLACE 1/2" EXPANSION JOINT BETWEEN
W. ALL CONSTRUCTION TO EXISTING SANITARY MANHOLES SHALL BE CORE DRILL WITH A LINK SEAL.
ALL SANITARY SEWER MANHOLES SHALL BE VACUUM TESTED.
WITNESS ALL CLEANING AND TELEVISING. COPIES OF THE REPORT AND VIDEO SHALL BE PROVIDED TO THE CITY OF WAUKEE.
V. ALL SANITARY SEWER AND STORM SEWER SHALL BE CLEANED AND TELEVISED PRIOR TO PAVING. THE CITY OF WAUKEE SHALL
IN WRITING BY THE CITY OF WAUKEE DEVELOPMENT SERVICES.
U. THE CONTRACTOR IS RESPONSIBLE FOR ANY CHANGES MADE DURING CONSTRUCTION THAT HAVE NOT BEEN GRANTED APPROVAL
DEVELOPMENT SERVICES PRIOR TO CONSTRUCTION.
T. ANY CHANGES PROPOSED TO THE DRAWINGS DURING CONSTRUCTION SHALL BE APPROVED IN WRITING BY THE CITY OF WAUKEE
FACILITIES.
S. ALL STAKING SHALL BE DONE UNDER THE DIRECTION OF A LICENSED ENGINEER OR LAND SURVEYOR INCLUDING PEDESTRIAN
CONSTRUCTION ACTIVITIES BEGINNING.
R. A PRE-CONSTRUCTION MEETING WITH THE CITY OF WAUKEE WILL BE REQUIRED A MINIMUM OF ONE WEEK PRIOR TO
TO THE STORM SEWER IS AT LEAST TEN FEET.
GASKET JOINTS SHALL BE INSTALLED ON EACH SIDE OF THE CROSSING UNTILL THE NORMAL DISTANCE FROM THE WATER MAIN
SHALL BE CONSTRUCTED OF REINFORCED CONCRETE WITH A FLEXIBLE O-RING GASKET RATED AT 13 PSI OR GREATER. O-RING
Q. IF STORM SEWER CROSSES ABOVE WATER MAIN OR CROSSES LESS THAN 18" BELOW A WATER MAIN THEN STORM SEWER
UTILITY SERVICE PROVIDER, CITY OF WAUKEE, AND THE OWNER PRIOR TO CONSTRUCTION.
P. CONTRACTOR TO COORDINATE NATURAL GAS, ELECTRICAL, TELEPHONE AND ANY OTHER FRANCHISE UTILITY SERVICES WITH
PERMIT IS REQUIRED FOR THIS PROJECT.
OF CONSTRUCTION. GRADING AND SOIL EROSION CONTROL CODE REQUIREMENTS SHALL BE MET BY CONTRACTOR. A COSESCO
CONTRACTOR SHALL ALSO BE RESPONSIBLE FOR MAINTAINING ANY EXISTING EROSION CONTROL MEASURES ON SITE AT THE TIME
O. THE CONTRACTOR SHALL BE RESPONSIBLE FOR INSTALLING EROSION AND SEDIMENT CONTROL MEASURES AS NECESSARY.
N. THE ADJUSTMENT OF ANY EXISTING UTILITY APPURTENANCES TO FINAL GRADE IS CONSIDERED INCIDENTAL TO THE SITE WORK.
CAUSED BY CONSTRUCTION ACTIVITIES AT THE END OF EACH WORK DAY AND PRIOR TO A RAIN EVENT.
M. THE CONTRACTOR IS RESPONSIBLE FOR CLEANING DIRT AND DEBRIS FROM NEIGHBORING STREETS, DRIVEWAYS, AND SIDEWALKS
UNLESS OTHERWISE NOTED.
L. ALL PROPOSED CONTOURS AND SPOT ELEVATIONS SHOWN ARE FINISHED GRADES AND/OR TOP OF PAVING SLAB (GUTTER),
TO FINISH GRADES.
K. CONTRACTOR TO STRIP AND STOCKPILE TOPSOIL FROM ALL AREAS TO BE CUT OR FILLED. RESPREAD TO MINIMUM 6" DEPTH
PROJECT TO AN APPROVED OFF-SITE WASTE SITE.
J. CONTRACTOR TO LOAD AND TRANSPORT ALL MATERIALS CONSIDERED TO BE UNDESIRABLE TO BE INCORPORATED INTO THE
ORDER TO MEET THE CITY OF WAUKEE STANDARDS.
FOR APPROVAL OF ANY CHANGES AND THAT ANY CHANGES COMPLETED WITHOUT APPROVAL ARE SUBJECT TO REMOVAL IN
BE RESPONSIBLE FOR LAYOUT VERIFICATION OF ALL SITE IMPROVEMENTS PRIOR TO CONSTRUCTION. CONTACT CITY OF WAUKEE
CONDITIONS ARE TO BE REPORTED TO THE ARCHITECT/ENGINEER PRIOR TO STARTING CONSTRUCTION. THE CONTRACTOR SHALL
DESIGN. DEVIATIONS MAY BE NECESSARY IN THE FIELD. ANY SUCH CHANGES OR CONFLICTS BETWEEN THIS PLAN AND FIELD
I. DIMENSIONS, BUILDING LOCATION, UTILITIES AND GRADING OF THIS SITE ARE BASED ON AVAILABLE INFORMATION AT THE TIME OF
THE AS-BUILT DOCUMENTS.
H. ALL FIELD TILES ENCOUNTERED DURING CONSTRUCTION SHALL BE RECONNECTED OR REPAIRED AND NOTED ACCORDINGLY ON
GOVERN.
G. IN THE EVENT OF A DISCREPANCY BETWEEN THE QUANTITY ESTIMATES AND THE DETAILED PLANS, THE DETAILED PLANS SHALL
MAXIMUM DENSITY.
F. CONSTRUCT MANHOLES AND APPURTENANCES AS WORK PROGRESSES. BACKFILL WITH SUITABLE MATERIAL AND COMPACT TO 95%
THE CITY OF WAUKEE ENGINEERING DEPARTMENT AT LEAST 48 HOURS PRIOR TO ANY PLANNED WEEKEND OR HOLIDAY WORK.
E. NOTIFY OWNER, ENGINEER, CITY OF WAUKEE AT LEAST 48 HOURS PRIOR TO BEGINNING WORK. CONTRACTOR SHALL ALSO NOTIFY
NOTIFY THE CITY OF WAUKEE AT LEAST ONE WEEK PRIOR TO ANY ANTICIPATED LANE CLOSURE.
BE PROVIDED. FLAGGERS SHALL CONFORM TO THE MUTCD IN APPEARANCE, EQUIPMENT AND ACTIONS. THE CONTRACTOR SHALL
TRAFFIC CONTROL DEVICES (MUTCD). WHEN CONSTRUCTION ACTIVITIES OBSTRUCT PORTIONS OF THE ROADWAY, FLAGGERS SHALL
D. ALL TRAFFIC CONTROL SHALL BE PROVIDED IN ACCORDANCE WITH REQUIREMENTS SET FORTH IN THE MANUAL ON UNIFORM
C. LENGTH OF UTILITIES SHOWN ON PLANS ARE DIMENSIONED FROM CENTERLINE OF STRUCTURE TO CENTERLINE OF STRUCTURE.
PUBLIC IMPROVEMENTS, STATEWIDE URBAN DESIGN AND SPECIFICATIONS AND THE SOILS REPORTS PREPARED BY OTHERS.
B. CONSTRUCTION OF ALL STREET AND UTILITY IMPROVEMENTS SHALL CONFORM TO THE WAUKEE STANDARD SPECIFICATIONS FOR
AT THE CONTRACTOR'S EXPENSE.
TO UTILITY ITEMS NOT SHOWN FOR REMOVAL OR MODIFICATION SHALL BE REPAIRED TO THE UTILITY OWNER'S SPECIFICATIONS
OF ALL UTILITIES. PROTECT ALL UTILITY LINES AND STRUCTURES NOT SHOWN FOR REMOVAL OR MODIFICATION. ANY DAMAGES
NECESSARY DURING CONSTRUCTION. CONTRACTOR IS RESPONSIBLE FOR DETERMINING EXISTENCE, EXACT LOCATION, AND DEPTH
A. NOTIFY UTILITY PROVIDERS PRIOR TO BEGINNING ANY CONSTRUCTION ACTIVITIES AND COORDINATE WITH UTILITY PROVIDERS AS BYDATEREVISIONMARKScale:Checked By:Engineer:Technician:Date:Field Bk: Pg:1"= JWMJ:\2014_projects\114.1091\Cadd\SP02_1141091_NTS.dgn1/27/20169:08:35 AMSnyder1:0.999998Y:\pen\date.tblY:\print_drivers\Black_Gray\V8iBWFullWeightPDF.pltcfgSheetofSheet of
Project No:SNYDER & ASSOCIATES, INC.Project No:515-964-2020 | www.snyder-associates.comANKENY, IOWA 500232727 S.W. SNYDER BLVD.WAUKEE, IA114.1091 114.109111 11EDCEDCJWM09-01-15COVE AT KETTLESTONE TOWNHOMES1REVISED AS PER CITY COMMENTS10/01/15JWM2REVISED AS PER CITY COMMENTS10/20/15JWM3REVISED AS PER CITY COMMENTS11/06/15SVS4JWM01/27/16REVISED AS PER OWNER
El=287.34
North Rail
El=283.91
North Rail
CP12CP13
7
15 GARAGE
8"W
8"W8"S
8"S
8"S
8
"
S
8"W
8"S
6"SUNION PACIFIC RAILROAD
15"
S
T
5
10
5
15 GARAGE
7 8"S7 GARAGE7 GARAGE7 GARAGE8 GARAGE
4
2
3 24"ST18"ST
SE BISHOP DRIVE 6"S8"W8"W24"STSE BROWNSTONE WAYSE EMERALD DRIVESE QUARTZ LANESE RUBY COURTSE CORAL WAYSE GRANITE DRIVE
SE SAPPHIRE LANE8"W8"W3101 WACO PL, WAUKEE
GILES, RICHARD W & CAROLYN A GILES TRUSTEES GILES, RICHARD W REVOCABLE TRUST
1273SF
1273SF
1226SF
1226SF
1226SF
1397SF
1226SF
1226SF
1273SF
1226SF
1226SF
1226SF
1226SF
1397SF
1273SF
1273SF
950SF
912SF
912SF
912SF
912SF
912SF
950SF
950SF
912SF
912SF
912SF
912SF
950SF
912SF
912SF
912SF
912SF
950SF
950SF
950SF
912SF
912SF
912SF
912SF
912SF
912SF
950SF
912SF
912SF
912SF
912SF
912SF
950SF
950SF
950SF
912SF
912SF
912SF
912SF
950SF
950SF 912SF 912SF 912SF 912SF 950SF 950SF 912SF 912SF 912SF 912SF 912SF 912SF 950SF
1273SF 1226SF 1226SF 1226SF 1226SF 1273SF 1273SF 1226SF 1226SF 1226SF 1226SF 1273SF 1273SF 1226SF 1397SF 1226SF 1397SF 1397SF 1226SF 1273SF 1273SF 1226SF 1226SF 1226SF 1226SF 1226SF 1273SF
434,977 SF
9.99 AC.
331.40'
628.40'
297.00'35.00'551.95'
CURVE 4
CU
R
V
E 693.82'90.00'
94.55'408.54'1145.55'
101,474 SF
2.33 AC.
LOT3
90,940 SF
2.09 AC.
LOT6
10' Public Utility Easem ent
10' Public Utility Easement
10' Public Utility Easement
10' Public Utility Easement 10' Public Utility Easement10' Public Utility Easement10' Public Utility Easement10' Public Utility Easement10' Public Utility Easement10' Public Utility Easement10' Public Utility Easement10' Public Utility Easement10' Public Utility Easement33' Ingress/egress Easement33' Ingress/egress Easement33' Ingress/egress Easement33' Ingress/egress Easement33' Ingress/egress Easement33' Ingress/egress Easement33' Ingress/egress Easement
33' Ingress/egress Easem ent
10' Public Utility Easement10' Public Utility Easement10' Public Utility Easement10' Public Utility Easement 10' Public Utility Easement 52' Ingress/egress Easement10' PUBLIC UTILTIY EASEMENT
20' Building Setback Line20' Building Setback Line
9.20 AC.
400,855 SF
OUTLOT "Z"
661 SF
652 SF
652 SF
631 SF 682 SF
604 SF
604 SF
713 SF
679 SF 629 SF
652 SF
652 SF
604 SF
604 SF
713 SF661 SF
652 SF
652 SF
604 SF
604 SF
661 SF
713 SF
652 SF 604 SF
652 SF604 SF
604 SF 652 SF
604 SF652 SF
652 SF 604 SF
713 SF661 SF
LOT7 LOT8 LOT9 LOT10 LOT11 LOT12 LOT13
LOT14 LOT15 LOT16 LOT17 LOT18 LOT19
LOT20 LOT21 LOT22 LOT23 LOT24 LOT25
LOT33
LOT32
LOT31
LOT30
LOT29
LOT28
LOT27
LOT26
LOT34
LOT35
LOT36
LOT37
LOT38
LOT41
LOT40
LOT39
LOT89
LOT90
LOT91
LOT92
LOT93
LOT94
LOT95
LOT96
LOT97
LOT98
LOT99
LOT100
LOT101
LOT102
LOT103
LOT69 LOT70 LOT71 LOT72 LOT73 LOT74 LOT75 LOT76 LOT77 LOT78 LOT79 LOT80 LOT81 LOT82
LOT68 LOT67 LOT66 LOT65 LOT64 LOT63 LOT62 LOT61 LOT60 LOT59 LOT58 LOT57 LOT56 LOT55 LOT54 LOT53 LOT52 LOT51 LOT50 LOT49 LOT48 LOT47 LOT46 LOT45 LOT44 LOT43 LOT42
LOT137
LOT136
LOT135
LOT134 LOT133
LOT132
LOT131
LOT130
LOT129 LOT118
LOT119
LOT128
LOT127 LOT120
LOT121LOT126
LOT125 LOT122
LOT123LOT124
LOT117 LOT104
LOT105
LOT116
LOT106
LOT115
LOT114 LOT107
LOT108
LOT113
LOT112 LOT109
LOT111 LOT110
LOT88
LOT86
LOT85
LOT84
LOT83
LOT87 BYDATEREVISIONMARKScale:Checked By:Engineer:Technician:Date:Field Bk: Pg:1"= JWMJ:\2014_projects\114.1091\Cadd\SP03_1141091_DIM.dgn1/27/20169:08:37 AMSnyder1:40Y:\pen\date.tblY:\print_drivers\Black_Gray\V8iBWFullWeightPDF.pltcfgSheetofSheet of
Project No:SNYDER & ASSOCIATES, INC.Project No:515-964-2020 | www.snyder-associates.comANKENY, IOWA 500232727 S.W. SNYDER BLVD.WAUKEE, IA114.1091 114.109111 11EDCEDCJWM09-01-15COVE AT KETTLESTONE TOWNHOMES1REVISED AS PER CITY COMMENTS10/01/15JWM2REVISED AS PER CITY COMMENTS10/20/15JWM3REVISED AS PER CITY COMMENTS11/06/15SVS4JWM01/27/16REVISED AS PER OWNER0
SCALE (FEET)
40
DIMENSION PLAN3 340'4.0'R5.0'R
5.0'R
5.0'R 50.0'R15.0'R5.0'R
50.0'R5.0'R62.5'R
5
.0'
R
7
5.0'R5.0'R
44.5'R87.5'R42.5'R
10.0'R28.0'28.0'25.0'25.0'25.0'
25.0'25.0'22.0'22.0'25.0'22.0'
15.2'
18.0'
5.0'
25.0'9.5'9.5'9.0'9.5'25.0'
9.0'
9.5'
2
5.0'
5.0'
18.0'41.9'26.2'41.9'26.2'26.2'41.9'26.2'41.9'41.9'26.2'16.0'TYP5.
0'
5.0'
5.0'5.0'5.0'
5.0'
5.0'5.0'NOTES
SPECIFICATIONS.
5. REBAR SHALL BE NON-EPOXY COATED STEEL AS PER THE STANDARD
SPECIFICATIONS.
4. CURING AS SPECIFIED FOR CONCRETE PAVEMENT IN THE STANDARD
SIDEWALKS AND PROVIDE FINAL BROOM FINISH.
3. FINISH SHALL CONFORM TO STANDARD SPECIFICATIONS FOR
THE CONSTRUCTION. PLACE TOPSOIL OVER ALL AREAS DISTURBED.
2. CONCRETE WILL HAVE THE MIX DESIGN AS SHOWN FOR STREET PAVEMENT IN
CLASS "A" ROADSTONE BASE.
1. SUBGRADE SHALL CONSIST OF A FIRM UNYIELDING CLAY (CL OR CH) OR
2' Min
(95% Compaction)
(0% to +4% of Optimum Moisture Content)
(Proof. roll as per soils report)
2%
25'
3" Rolled Curb
12" Prepared Subgrade Compacted
NOT TO SCALE
6" P.C.C.
2%
TYPICAL PRIVATE STREET CROSS SECTION
1"R
2"R
3"4.5"
7.5"
NOT TO SCALE
6" STANDARD CURB
2.0% MAX
5'
DELINEATE SIDEWALK
BACK OF BURB TO
CUT JOINT 5' OFF
2"R
3" DROP CURB
10.5"
1"R
7"NOT TO SCALE3
1
3
2 3" ROLL CURB
SCALE 1"=20'5' SIDEWALK3" ROLL CURBPRIVATE DRIVE5' SIDEWALK2
2.5'
3
3
1.5%
5'
TYP.
16.0'
TYP.
16.0'
TYP.
16.0'TYP.16.0'TYP.
16.0'TYP.16.0'TYP.16.0'TYP.16.0'TYP.16.0'20.0'15.0'
15.0'15.0'
2
5.0'
PCC Sidewalk
4" MIN. PCC4" MIN. 2G
2G
2A
2I
2A
2I
2I
2A
2A
2A
2A 2A
2A
2A
2A
2B
2B
2B
2F
2F
2F
2F
2F
2F
2F
2F
2F
2F
2F 2F 2F 2F 2F
2F
2F
2F
2E
2D
2D
2C
2C
2E
2E
2D
2D 2D 2D
2D
2E
2C
2E
2E
2C
2B
2B2B2B
2H
TYP.
TYP.
2H
TYP.
2H
TYP.
2H
TYP.
2H
TYP.
2H
TYP.
2H
TYP.
2H
TYP.
2H
TYP.
2H
TYP.
2H
TYP.
2H
TYP.
2H
TYP.
2H
TYP.
2H
TYP.
2H
TYP.
2H
TYP.
2H
2D
TYP.
2H
TYP.
2H
2E
2C
2D
2D
2D
2B
2B
2B
2B
2B
2E
2C
2B
3A
TYP
TYP
3A
2E
2C
2D
2B
2B
2B
2B
2B
2B
1B
1B
2B
2B
2B
2B
1A
1A
1A
1A
1A
1A
1A
2B
2F
2B
1B
2
7.5'
16.0'
2
0.5'
16.0'TYP
16.0'TYP
16.0'TYP
16.0'TYP
16.0'TYP16.0'TYP16.0'
TYP
16.0'
TYP
4
4
15.
0'
R
15.0'R
15.0'R15.0'R
15.0'R15.0'R15.0'R
3
0
.0'
R
2I
2I
5.5'R5.5'R
30.0'R
20.0'R 5.5'R5
.5'
R
2I
2I
2I
2I6"PCC
6"PCC
6"PCC
6"PCC6"PCC6"PCC
6"PCC
6"PCC
6"PCC
7"PCC
7"PCC
7"PCC
7"PCC7"PCC
7"PCC
7"PCC
7"PCC
7"PCC
7"PCC 7"PCC
7"PCC
7"PCC
DIMENSION PLAN CONSTRUCTION NOTES
2J
2J
2J
2J
1437 SE CORAL WAY
1441 SE CORAL WAY
1445 SE CORAL WAY
1449 SE CORAL WAY
1450 SE RUBY COURT
1446 SE RUBY COURT
1442 SE RUBY COURT
1438 SE RUBY COURT
1427 SE RUBY COURT
1431 SE RUBY COURT
1435 SE RUBY COURT
1439 SE RUBY COURT
1443 SE RUBY COURT
1447 SE RUBY COURT
1448 SE QUARTZ LANE
1444 SE QUARTZ LANE
1440 SE QUARTZ LANE
1436 SE QUARTZ LANE
1432 SE QUARTZ LANE
1428 SE QUARTZ LANE
1421 SE QUARTZ LANE
1425 SE QUARTZ LANE
1429 SE QUARTZ LANE
1433 SE QUARTZ LANE
1437 SE QUARTZ LANE
1441 SE QUARTZ LANE
1445 SE QUARTZ LANE
1446 SE EMERALD DRIVE
1442 SE EMERALD DRIVE
1438 SE EMERALD DRIVE
1434 SE EMERALD DRIVE
1430 SE EMERALD DRIVE
1426 SE EMERALD DRIVE
1422 SE EMERALD DRIVE
1270 SE GRANITE DRIVE
1274 SE GRANITE DRIVE
1278 SE GRANITE DRIVE
1282 SE GRANITE DRIVE
1286 SE GRANITE DRIVE
1290 SE GRANITE DRIVE
1294 SE GRANITE DRIVE
1302 SE GRANITE DRIVE
1306 SE GRANITE DRIVE
1310 SE GRANITE DRIVE
1314 SE GRANITE DRIVE
1318 SE GRANITE DRIVE
1322 SE GRANITE DRIVE
1326 SE GRANITE DRIVE
1330 SE GRANITE DRIVE
1420 SE SAPPHIRE LANE
1424 SE SAPPHIRE LANE
1428 SE SAPPHIRE LANE
1432 SE SAPPHIRE LANE
1440 SE SAPPHIRE LANE
1444 SE SAPPHIRE LANE
1327 SE BROWNSTONE WAY
1323 SE BROWNSTONE WAY
1319 SE BROWNSTONE WAY
1315 SE BROWNSTONE WAY
1311 SE BROWNSTONE WAY
1307 SE BROWNSTONE WAY
1303 SE BROWNSTONE WAY
137
136
135
134
133
132
131
130
129
128
127
126
125
124
123
122
121
120
119
118
117
116
115
114
113
112
111
110
109
108
107
106
105
104
103
102
101
100
99
98
97
96
95
94
93
92
91
90
89
88
87
86
85
84
83
82
81
80
79
78
77
76
1299 SE BROWNSTONE WAY
1285 SE BROWNSTONE WAY
1281 SE BROWNSTONE WAY
1277 SE BROWNSTONE WAY
1273 SE BROWNSTONE WAY
1269 SE BROWNSTONE WAY
1265 SE BROWNSTONE WAY
1200 SE BROWNSTONE WAY
1204 SE BROWNSTONE WAY
1208 SE BROWNSTONE WAY
1212 SE BROWNSTONE WAY
1216 SE BROWNSTONE WAY
1220 SE BROWNSTONE WAY
1230 SE BROWNSTONE WAY
1234 SE BROWNSTONE WAY
1238 SE BROWNSTONE WAY
1242 SE BROWNSTONE WAY
1246 SE BROWNSTONE WAY
1250 SE BROWNSTONE WAY
1260 SE BROWNSTONE WAY
1264 SE BROWNSTONE WAY
1268 SE BROWNSTONE WAY
1272 SE BROWNSTONE WAY
1276 SE BROWNSTONE WAY
1280 SE BROWNSTONE WAY
1284 SE BROWNSTONE WAY
1288 SE BROWNSTONE WAY
1300 SE BROWNSTONE WAY
1304 SE BROWNSTONE WAY
1308 SE BROWNSTONE WAY
1312 SE BROWNSTONE WAY
1316 SE BROWNSTONE WAY
1320 SE BROWNSTONE WAY
1324 SE BROWNSTONE WAY
1469 SE SAPPHIRE LANE
1465 SE SAPPHIRE LANE
1461 SE SAPPHIRE LANE
1457 SE SAPPHIRE LANE
1453 SE SAPPHIRE LANE
1449 SE SAPPHIRE LANE
1445 SE SAPPHIRE LANE
1441 SE SAPPHIRE LANE
1429 SE SAPPHIRE LANE
1425 SE SAPPHIRE LANE
1421 SE SAPPHIRE LANE
1417 SE SAPPHIRE LANE
1413 SE SAPPHIRE LANE
1409 SE SAPPHIRE LANE
1405 SE SAPPHIRE LANE
1401 SE SAPPHIRE LANE
1360 SE BISHOP DRIVE
1356 SE BISHOP DRIVE
1352 SE BISHOP DRIVE
1348 SE BISHOP DRIVE
1344 SE BISHOP DRIVE
1340 SE BISHOP DRIVE
1328 SE BISHOP DRIVE
1324 SE BISHOP DRIVE
1320 SE BISHOP DRIVE
1316 SE BISHOP DRIVE
1312 SE BISHOP DRIVE
1308 SE BISHOP DRIVE
1296 SE BISHOP DRIVE
1292 SE BISHOP DRIVE
1288 SE BISHOP DRIVE
1284 SE BISHOP DRIVE
1280 SE BISHOP DRIVE
1276 SE BISHOP DRIVE
1272 SE BISHOP DRIVE
75
74
73
72
71
70
69
68
67
66
65
64
63
62
61
60
59
58
57
56
55
54
53
52
51
50
49
48
47
46
45
44
43
42
41
40
39
38
37
36
35
34
33
32
31
30
29
28
27
26
25
24
23
22
21
20
19
18
17
16
15
14
13
12
11
10
9
8
7
LOT ADDRESS
24.0'24.0'24.0'28.0'27.5'27.5'41.9'26.2'2
7.5'16.0'2
5.5'
24.0'3
2.5'
3
2.5'24.0'
2
5.5'
15.0'
15.0'2
0.5'
15.0'
3
2.5'
24.0'
3
2.5'
24.0'
2
0.5'
2
2.5'24.0'
3
2.5'
2
2.5'32.5'24.0'32.5'24.0'
25.5'32.5'24.0'4.0'4.0'4.0'
4.0'
4.0'4.0'2B
2B
2B3" ROLL CURB25.0'
5.0'TYP16.0'TYP16.0'5.
5'R5.5'R
18'
5.0'
25.0'
24.0'
28.0'
27.5'
24.0'28.0'24.0'28.0'25.5'25.5'20.0'27.0'20.0'27.0'20.0'27.0'
5.0'5.0'5.0'
5.0'
5.0'5.0'2.0'
4.0'
2.0'
4.0'
4.0'
2.0'2.0'4.0'4.0'2.0'13.0'
11.0'
13.0'
11.0'
11.0'13.0'15.0'R4. PRIVATE DRIVE STREET SIGN.
A. PAINTED PARKING STALL LINE, 4" WIDE, PAINTED YELLOW.
3. PAVEMENT MARKINGS, PROVIDE THE FOLLOWING:
J. 8" PCC, 5'X5' CLUSTER MAIL BOX PAD. SEE DETAIL SHEET 10 OF 11.
PROCTOR DENSITY.
I. 6" DEPTH PCC PAVEMENT ON 12" DEPTH PREPARED SUBGRADE COMPACTED TO 95% STANDARD
H. 5" PCC DRIVEWAY
DEPTH AND REMOVE EXISTING CURB AND GUTTER SECTION. MATCH EXISTING ELEVATIONS.
G. CONNECT TO EXISTING PCC PAVEMENT, DOWEL WITH #5 BARS EVERY 30". SAW CUT FULL
WHERE SHOWN.
F. PEDESTRIAN RAMP WITH MAXIMUM SLOPE OF 8.33%. PROVIDE DETECTABLE WARNING PANELS
E. TAPER FROM FULL 6" CURB TO 3" ROLL CURB WHERE NOTED..
D. 3" PCC ROLL CURB.
C. 6" PCC STANDARD CURB.
STANDARD PROCTOR DENSITY.
B. 4" MINIMUM DEPTH PCC SIDEWALK ON 6" DEPTH PREPARED SUBGRADE COMPACTED TO 95%
STANDARD PROCTOR DENSITY.
A. 7" DEPTH PCC PAVEMENT ON 12" DEPTH PREPARED SUBGRADE COMPACTED TO 95%
2. PAVEMENTS, PROVIDE THE FOLLOWING:
B. EXISTING PAVEMENT.
ELEVATION AND MINIMUM COVER REQUIREMENTS PRIOR TO CONSTRUCTION.
A. EXISTING UTILITY. ADJUST AS NECESSARY TO ALLOW FOR CONSTRUCTION. VERIFY LOCATION,
1. PROTECT THE FOLLOWING SITE FEATURES:
25.0' Min
27.0' Min
22.0' Min
20.0' Min
TYPICAL DRIVEWAY UNIT DETAIL
NOTE: SEE SPECIFIC UNITS FOR INDIVIDUAL DRIVEWAY DIMENSIONS
El=287.34
North Rail
El=283.91
North Rail
CP12CP13
3101 WACO PL, WAUKEE
GILES, RICHARD W & CAROLYN A GILES TRUSTEES GILES, RICHARD W REVOCABLE TRUST
3101 WACO PL, WAUKEE
GILES, RICHARD W & CAROLYN A GILES TRUSTEES GILES, RICHARD W REVOCABLE TRUST
1273SF
1273SF
1226SF
1226SF
1226SF
1397SF
1226SF
1226SF
1273SF
1226SF
1226SF
1226SF
1226SF
1397SF
1273SF
1273SF
950SF
912SF
912SF
912SF
912SF
912SF
950SF
950SF
912SF
912SF
912SF
912SF
950SF
912SF
912SF
912SF
912SF
950SF
950SF
950SF
912SF
912SF
912SF
912SF
912SF
912SF
950SF
912SF
912SF
912SF
912SF
912SF
950SF
950SF
950SF
912SF
912SF
912SF
912SF
950SF
950SF 912SF 912SF 912SF 912SF 950SF 950SF 912SF 912SF 912SF 912SF 912SF 912SF 950SF
1273SF 1226SF 1226SF 1226SF 1226SF 1273SF 1273SF 1226SF 1226SF 1226SF 1226SF 1273SF 1273SF 1226SF 1397SF 1226SF 1397SF 1397SF 1226SF 1273SF 1273SF 1226SF 1226SF 1226SF 1226SF 1226SF 1273SF
434,977 SF
9.99 AC.
331.40'
628.40'
297.00'35.00'551.95'
CURVE 4
CU
R
V
E 693.82'90.00'
94.55'408.54'1145.55'
101,474 SF
2.33 AC.
LOT3
90,940 SF
2.09 AC.
LOT6
20' Building Setback Line20' Building Setback Line
9.20 AC.
400,855 SF
OUTLOT "Z"
661 SF
652 SF
652 SF
631 SF 682 SF
604 SF
604 SF
713 SF
679 SF 629 SF
652 SF
652 SF
604 SF
604 SF
713 SF661 SF
652 SF
652 SF
604 SF
604 SF
661 SF
713 SF
652 SF 604 SF
652 SF604 SF
604 SF 652 SF
604 SF652 SF
652 SF 604 SF
713 SF661 SF
LOT7 LOT8 LOT9 LOT10 LOT11 LOT12 LOT13
LOT14 LOT15 LOT16 LOT17 LOT18 LOT19
LOT20 LOT21 LOT22 LOT23 LOT24 LOT25
LOT33
LOT32
LOT31
LOT30
LOT29
LOT28
LOT27
LOT26
LOT34
LOT35
LOT36
LOT37
LOT38
LOT41
LOT40
LOT39
LOT89
LOT90
LOT91
LOT92
LOT93
LOT94
LOT95
LOT96
LOT97
LOT98
LOT99
LOT100
LOT101
LOT102
LOT103
LOT69 LOT70 LOT71 LOT72 LOT73 LOT74 LOT75 LOT76 LOT77 LOT78 LOT79 LOT80 LOT81 LOT82
LOT68 LOT67 LOT66 LOT65 LOT64 LOT63 LOT62 LOT61 LOT60 LOT59 LOT58 LOT57 LOT56 LOT55 LOT54 LOT53 LOT52 LOT51 LOT50 LOT49 LOT48 LOT47 LOT46 LOT45 LOT44 LOT43 LOT42
LOT137
LOT136
LOT135
LOT134 LOT133
LOT132
LOT131
LOT130
LOT129 LOT118
LOT119
LOT128
LOT127 LOT120
LOT121LOT126
LOT125 LOT122
LOT123LOT124
LOT117 LOT104
LOT105
LOT116
LOT106
LOT115
LOT114 LOT107
LOT108
LOT113
LOT112 LOT109
LOT111 LOT110
LOT88
LOT86
LOT85
LOT84
LOT83
LOT87
7
15 GARAGE
8"W
8"W8"S
8"S
8"S
8
"
S
8"W
8"S
6"SUNION PACIFIC RAILROAD
15"
S
T
5
10
5
15 GARAGE
7 8"S7 GARAGE7 GARAGE7 GARAGE8 GARAGE
4
2
3 24"ST18"ST
SE BISHOP DRIVE 6"S8"W8"W24"ST150' HYDRANT COVERAGE150'
H
Y
D
RA
N
T CO
V
ERA
G
E150' HYDRANT COVERAGE150' HYDRANT COVERAGE
150' HYDRANT COVERAGE150' HYDRANT COVERAGE150' HYDRANT COVERAGE
150' HYDRANT COVERAGE1
5
0' HYDRAN
T
COV
ERAG
E
150' HYDRANT COVERAGE
150' HYDRANT COVERAGE
150' HYDRANT COVERAGE
SE BROWNSTONE WAYSE EMERALD DRIVESE QUARTZ LANESE RUBY COURTSE CORAL WAYSE GRANITE DRIVE
SE SAPPHIRE LANE8"W8"W BYDATEREVISIONMARKScale:Checked By:Engineer:Technician:Date:Field Bk: Pg:1"= JWMJ:\2014_projects\114.1091\Cadd\SP04_1141091_SAN.dgn1/27/20169:08:38 AMSnyder1:40Y:\pen\date.tblY:\print_drivers\Black_Gray\V8iBWFullWeightPDF.pltcfgSheetofSheet of
Project No:SNYDER & ASSOCIATES, INC.Project No:515-964-2020 | www.snyder-associates.comANKENY, IOWA 500232727 S.W. SNYDER BLVD.WAUKEE, IA114.1091 114.109111 11EDCEDCJWM09-01-15COVE AT KETTLESTONE TOWNHOMES1REVISED AS PER CITY COMMENTS10/01/15JWM2REVISED AS PER CITY COMMENTS10/20/15JWM3REVISED AS PER CITY COMMENTS11/06/15SVS4JWM01/27/16REVISED AS PER OWNER0
SCALE (FEET)
40
4 440'WATER MAIN AND SANITARY SEWER PLAN22.5° BEND
22.5° BEND
VERIFY PRIOR TO CONSTRUCTION
CONNECT TO EXISTING 8" MAIN
UTILITY PLAN CONSTRUCTION NOTES
1
2
SECTION A-A
Adjustment Ring
Pavement
PCC
5'-0"
6"6"
'BT-2' Joint
'BT-1', or
'KT-1', 'KT-2',
'BT-2' Joint
'BT-1', or
'KT-1', 'KT-2',
construct as detailed in Section A-A for three-piece floating casting.
D or SW-602 Type F). If a boxout is provided for a three-piece casting,
No boxout is required for three-piece floating castings (SW 601 Type B and
4 foot 8 inch (typ.) #4 bar. Place at mid-slab.
(SW 601 Type A and C or SW-602 Type E) is used.
Type B and D or SW-602 Type F) is used. 'E' joint if two-piece fixed casting
'KT-1', 'KT-2', 'BT-1', or 'BT-2' joint if three-piece floating casting (SW 601
3
2 2
3
(For three-piece floating casting)
2
2
2
1
2
1
JointLongitudinal5'-0"
Joint
'C' or 'CD'AATYPICAL SERVICE DETAIL
SCALE 1"=20'
INV=273.94
VERIFY PRIOR TO CONSTRUCTION
CONNECT TO EXISTING SANITARY
REMOVE CLEANOUT AND
INV=274.27(OUT-NE)
INV=274.37(IN-W)
RIM=286.00
MANHOLE NO. 1
INV=274.92(OUT-E)
INV=275.02(IN-SW)
INV=275.02(IN-W)
RIM=286.60
MANHOLE NO. 2
INV=277.00(OUT-NE)
INV=277.10(IN-NW)
INV=277.10IN(SW)
RIM=287.50
MANHOLE NO. 5
INV=277.70(OUT-NE)
RIM=287.55
MANHOLE NO. 6
INV=276.15(OUT-E)
INV=276.25(IN-W)
RIM=286.25
MANHOLE NO. 3
INV=277.29(OUT-E
RIM=286.80
MANHOLE NO. 4
INV=278.95(OUT-SE)
RIM=287.30
MANHOLE NO. 7
INV=275.11(OUT-NE)
INV=275.21(IN-NW)
RIM=287.75
MANHOLE NO. 8
INV=275.79(OUT-SE)
INV=275.89(IN-NW)
INV=275.89(IN-NE)
RIM=287.38
MANHOLE NO. 9
INV=276.47(OUT-SE)
INV=276.57(IN-NW)
INV=276.57(IN_NE)
RIM=287.13
MANHOLE NO. 10
INV=277.15(OUT-SE)
INV=277.25(IN-NE)
RIM=286.90
MANHOLE NO. 11
INV=277.86(OUT-SW)
RIM=287.22
MANHOLE NO. 12
INV=278.25(OUT-SW)
RIM=287.30
MANHOLE NO. 13
INV=278.45(OUT-SW)
RIM=287.22
MANHOLE NO. 14
6
6
6
6
6
6
6
6
6
6
6
666
6 6
6
2B
3C
TYP.
TYP.
2B
3C
TYP.
2B3C2B3C
TYP.
2B3C
TYP.
2B3C
TYP.
3C2B
TYP.
2B
TYP.
3C
2B
TYP.
3C
2B
TYP.
2B
TYP.
3C
2B
TYP.
3C
2B
3C
TYP.
2B
3C
TYP.
TYP.
2B
3C
2B
3C
TYP.
2B
3C
TYP.
2B
3C
TYP.
2B
3C
TYP.
2B
3C
2A
3A
3A
3B
3B
3B
3B
3B
3B
3B 3B
3B
3B
3B
3B
3B 3B
3B
3B
3B
1A
1A
1A
1A
45° BEND
3D
3D
3D
3D
3D
3D
3D3D
3D
3D
3D
3D
3E
3E
3E
3E
6. CRITICAL CROSSING. CONTRACTOR TO VERIFY ALL CROSSINGS AND PROVIDE 18" MINIMUM SEPARATION.
SHEET 5.
5. PROVIDE STORM SEWER IMPROVEMENTS AS SHOWN ON THE PLANS AS PER CITY OF WAUKEE STANDARDS. SEE
DESIGN INFORMATION AND COORDINATE UTILITY CONNECTIONS ACCORDINGLY.
PRIOR TO CONSTRUCTION. SEE ARCHITECTURAL AND MECHANICAL PLANS FOR INTERIOR UTILITY ROUTING,METERS,
4. COORDINATE NATURAL GAS AND ELECTRICAL SERVICES AND METER LOCATION WITH UTILITY SERVICE PROVIDER
SERVICE SHALL BE TYPE "K" SEAMLESS, SOFT ANNEALED COPPER WATER TUBE.
G. INSTALL WATER SERVICE AS PER CITY OF WAUKEE STANDARD SPECIFICATIONS FOR PUBLIC IMPROVEMENTS.
F. 8" TEE.
E. 8" VALVE.
D. HYDRANT ASSEMBLY WITH STORZ FITTINGS.
C. 1" WATER SERVICE WITH CURB STOP.
B. 8" WATER LINE WITH FITTINGS AND BENDS AS NECESSARY. MINIMUM 5.5' DEEP.
A. CONNECTION TO EXISTING 8" WATER MAIN.
3. PRIVATE WATER SERVICE. PROVIDE THE FOLLOWING AS PER CITY OF WAUKEE STANDARDS.
IMPROVEMENTS. SERVICE SHALL BE PVC, SDR 23.5.
D. INSTALL SANITARY SEWER SERVICE PER CITY OF WAUKEE STANDARD SPECIFICATIONS FOR PUBLIC
NECESSARY.
C.SANITARY SEWER SERVICE TO BE -6.0' FROM FINISHED GRADE. CONTRACTOR TO PROVIDE RISER AT MAIN AS
B. 4" SANITARY SEWER SERVICE LINE (PVC SDR 23.50) AT MINIMUM 2.0%.
NECESSARY. CONTRACTOR TO VERIFY PRIOR TO CONSTRUCTION.
A. CONNECT TO EXISTING SANITARY SEWER MANHOLE WITH CORE DRILL AND LINK SEAL. MODIFY INVERTS AS
2. PRIVATE SANITARY SEWER SERVICE.
UTILITY OWNER'S SPECIFICATIONS.
DEMOLITION SHALL BE REMEDIED AT THE CONTRACTOR'S EXPENSE WITH THE WORK BEING PERFORMED TO THE
A. EXISTING UTILITIES. ANY DAMAGES TO EXISTING UTILITIES THAT ARE NOT SCHEDULED FOR MODIFICATION OR
1. EXISTING FEATURES, PROTECT THE FOLLOWING:
3F
3F
3F
3F
3F
3F
GENERAL CONSTRUCTION NOTES
TESTED AND DECHLORINATED.
E. ALL WATERMAIN SHALL BE PRESSURE AND BACTERIA
D. ALL SANITARY MANHOLES TO BE VACUUM TESTED.
MANHOLES SHALL BE VACUUM TESTED.
SHALL BE PROVIDED TO THE CITY OF WAUKEE. ALL SANITARY SEWER
ALL CLEANING AND TELEVISING. COPIES OF THE REPORT AND VIDEO
TELEVISED PRIOR TO PAVING. THE CITY OF WAUKEE SHALL WITNESS
C. ALL SANITARY SEWER AND STORM SEWER SHALL BE CLEANED AND
DEPARTMENT.
TIE-INS SHALL BE WITNESSED BY THE CITY OF WAUKEE ENGINEERING
SPECIFICATION FOR PUBLIC IMPROVEMENTS AND ANY TESTING OR
B. ALL UTILITIES SHALL BE TESTED TO THE CITY OF WAUKEE STANDARD
CONNECTING TO ANY PUBLIC UTILITY.
A. NOTIFY THE CITY OF WAUKEE AT LEAST 48 HRS PRIOR TO
3E
120 LF OF 8" SANITARY SEWER @ 1.0%116 LF OF 8" SANITARY SEWER @ 0.5%116 LF OF 8" SANITARY SEWER @ 0.5%116 LF OF 8" SANITARY SEWER @ 0.5%168 LF OF 8" SANITARY SEWER @ 1.0%197 LF OF 8" SANITARY SEWER @ 1.0%270 LF OF 8" SANITARY SEWER @ 0.5%370 LF OF 8" SANITARY SEWER @ 0.5%
207 LF OF 8" SANITARY SEW ER @ 0.5%
225 LF OF 8" SANITARY SEW ER @ 0.5%
110 LF OF 8" SANITARY SEW ER @ 0.5%395 LF OF 8" SANITARY SEWER @ 0.5%60 LF OF 8" SANITARY SEWER @ 1.0%
EX. INV=273.66
INV=273.76
EX. RIM=287.00
VERIFY PRIOR TO CONSTRUCTION
CONNECT TO EXISTING MANHOLE
66 LF OF 8" SANITARY SEWER @ 0.5%
VERIFY PRIOR TO CONSTRUCTION
WITH 22.5° BEND
CONNECT TO EXISTING 8" MAIN
TYP.3" ROLL CURBPRIVATE DRIVE5' SIDEWALK3" ROLL CURB2C
TYP.8.0'10.0'
5.0'1.5'5.0'
10.0'1.5'8.0'8.0'8.0'16.0'16.0'3C
3C
NOTE: SEE SPECIFIC UNITS FOR INDIVIDUAL SERVICE LOCATIONS
277
277
277
278
278
278279
279
279
279280
280
280 281281281281 282282282282282 282 283283283 284284284
285
285285
286 287287
287 288281281
281
281282282
282
282282282
282
283283283
283
283283283
283
283 2832
8
4
2
8
4
284284284
284284284
284
284 284285285
285
285
285
285
285286
286
286
286
286
286
2
8
6
286286
286
286
286
286 286287
287
287287287
287287 287 287 287 287 287
287
287
287 287287
287
287287
287
287
287
287
287 287 287
287
287
2
8
7287287287
287
287
287
287287287
287287287
287
287 287287
287
287
287 287288
288
288 288288288288288288288288
2
8
8
288
2882882
88
288288288288
288
288288
288
288288 288288288288 288288288288288
289 289
290 290
291 2912792802812822842852852
8
6
286287288
El=287.34
North Rail
El=283.91
North Rail
CP12CP13
3101 WACO PL, WAUKEE
GILES, RICHARD W & CAROLYN A GILES TRUSTEES GILES, RICHARD W REVOCABLE TRUST
1273SF
1273SF
1226SF
1226SF
1226SF
1397SF
1226SF
1226SF
1273SF
1226SF
1226SF
1226SF
1226SF
1397SF
1273SF
1273SF
950SF
912SF
912SF
912SF
912SF
912SF
950SF
950SF
912SF
912SF
912SF
912SF
950SF
912SF
912SF
912SF
912SF
950SF
950SF
950SF
912SF
912SF
912SF
912SF
912SF
912SF
950SF
912SF
912SF
912SF
912SF
912SF
950SF
950SF
950SF
912SF
912SF
912SF
912SF
950SF
950SF 912SF 912SF 912SF 912SF 950SF 950SF 912SF 912SF 912SF 912SF 912SF 912SF 950SF
1273SF 1226SF 1226SF 1226SF 1226SF 1273SF 1273SF 1226SF 1226SF 1226SF 1226SF 1273SF 1273SF 1226SF 1397SF 1226SF 1397SF 1397SF 1226SF 1273SF 1273SF 1226SF 1226SF 1226SF 1226SF 1226SF 1273SF
434,977 SF
9.99 AC.
331.40'
628.40'
297.00'35.00'551.95'
CURVE 4
CU
R
V
E 693.82'90.00'
94.55'408.54'1145.55'
101,474 SF
2.33 AC.
LOT3
90,940 SF
2.09 AC.
LOT6
20' Building Setback Line20' Building Setback Line
9.20 AC.
400,855 SF
OUTLOT "Z"
661 SF
652 SF
652 SF
631 SF 682 SF
604 SF
604 SF
713 SF
679 SF 629 SF
652 SF
652 SF
604 SF
604 SF
713 SF661 SF
652 SF
652 SF
604 SF
604 SF
661 SF
713 SF
652 SF 604 SF
652 SF604 SF
604 SF 652 SF
604 SF652 SF
652 SF 604 SF
713 SF661 SF
LOT7 LOT8 LOT9 LOT10 LOT11 LOT12 LOT13
LOT14 LOT15 LOT16 LOT17 LOT18 LOT19
LOT20 LOT21 LOT22 LOT23 LOT24 LOT25
LOT33
LOT32
LOT31
LOT30
LOT29
LOT28
LOT27
LOT26
LOT34
LOT35
LOT36
LOT37
LOT38
LOT41
LOT40
LOT39
LOT89
LOT90
LOT91
LOT92
LOT93
LOT94
LOT95
LOT96
LOT97
LOT98
LOT99
LOT100
LOT101
LOT102
LOT103
LOT69 LOT70 LOT71 LOT72 LOT73 LOT74 LOT75 LOT76 LOT77 LOT78 LOT79 LOT80 LOT81 LOT82
LOT68 LOT67 LOT66 LOT65 LOT64 LOT63 LOT62 LOT61 LOT60 LOT59 LOT58 LOT57 LOT56 LOT55 LOT54 LOT53 LOT52 LOT51 LOT50 LOT49 LOT48 LOT47 LOT46 LOT45 LOT44 LOT43 LOT42
LOT137
LOT136
LOT135
LOT134 LOT133
LOT132
LOT131
LOT130
LOT129 LOT118
LOT119
LOT128
LOT127 LOT120
LOT121LOT126
LOT125 LOT122
LOT123LOT124
LOT117 LOT104
LOT105
LOT116
LOT106
LOT115
LOT114 LOT107
LOT108
LOT113
LOT112 LOT109
LOT111 LOT110
LOT88
LOT86
LOT85
LOT84
LOT83
LOT87
3101 WACO PL, WAUKEE
GILES, RICHARD W & CAROLYN A GILES TRUSTEES GILES, RICHARD W REVOCABLE TRUST 87.73'331.40'
LOT2
101,474 SF
2.33 AC.
20' Building Setback Line
7
15 GARAGE
8"W
8"W8"S
8"S
8"S
8
"
S
8"W
8"S
6"SUNION PACIFIC RAILROAD
15"
S
T
5
10
5
15 GARAGE
7 8"S7 GARAGE7 GARAGE7 GARAGE8 GARAGE
4
2
3 24"ST18"ST
SE BISHOP DRIVE 6"S8"W8"W24"ST150' HYDRANT COVERAGE150'
H
Y
D
RA
N
T CO
V
ERA
G
E150' HYDRANT COVERAGE150' HYDRANT COVERAGE
150' HYDRANT COVERAGE150' HYDRANT COVERAGE150' HYDRANT COVERAGE
150' HYDRANT COVERAGE1
5
0' HYDRAN
T
COV
ERAG
E
150' HYDRANT COVERAGE
150' HYDRANT COVERAGE
150' HYDRANT COVERAGE
SE BROWNSTONE WAYSE EMERALD DRIVESE QUARTZ LANESE RUBY COURTSE CORAL WAYSE GRANITE DRIVE
SE SAPPHIRE LANE8"W8"W9
10
15 GARAGE
8 BYDATEREVISIONMARKScale:Checked By:Engineer:Technician:Date:Field Bk: Pg:1"= JWMJ:\2014_projects\114.1091\Cadd\SP05_1141091_STM.dgn1/27/20169:08:40 AMSnyder1:40Y:\pen\date.tblY:\print_drivers\Black_Gray\V8iBWFullWeightPDF.pltcfgSheetofSheet of
Project No:SNYDER & ASSOCIATES, INC.Project No:515-964-2020 | www.snyder-associates.comANKENY, IOWA 500232727 S.W. SNYDER BLVD.WAUKEE, IA114.1091 114.109111 11EDCEDCJWM09-01-15COVE AT KETTLESTONE TOWNHOMES1REVISED AS PER CITY COMMENTS10/01/15JWM2REVISED AS PER CITY COMMENTS10/20/15JWM3REVISED AS PER CITY COMMENTS11/06/15SVS4JWM01/27/16REVISED AS PER OWNER0
SCALE (FEET)
40
5 540'STORM SEWER PLANRCP @ 0.35%100 LF OF 30"RCP @ 0.35%48 LF OF 18"
PVC @ 0.50%
47 LF OF 15"
PVC @ 0.50%
77 LF OF 12"
PVC
@
0
.50%
38
LF
OF
12"RCP @ 0.35%62 LF OF 36"RCP @ 0.35%74 LF OF 36"99 LF OF 15" RCP
@ 0.50%PVC @ 0.50%49 LF OF 12"194 LF OF 30" RCP @ 0.35%RCP @ 0.35%58 LF OF 18" RCP @ 0.50%
50 LF OF 24"
97 LF OF 24" RCP @ 0.50%
102 LF OF 15" PVC @ 0.35%
149 LF OF 12" RCP @ 0.50%
79 LF OF 12" PVC @ 1.0%93 LF OF 8" PVC @ 1.0%
95 LF OF 18" RCP @ 0.50%
80 LF OF 15" PVC @ 0.50%
86 LF OF 15" PVC @ 0.50%
INV=281.94(OUT-NE)
INV=281.99(IN-NW)
INV=281.99(IN-SW)
RIM=287.70
ST-21A MANHOLE, TYP SW-401
169 LF OF 15" RCP @ 0.50%RCP
@ 0.35%29 LF OF 36"
30 LF OF 18" RCP @ 0.35%102 LF OF 18" RCP
@ 0.35%INV=279.17(OUT-NE)
INV=279.22(IN-SE)
RIM=285.75
ST-10A, MANHOLE, TYP SW-401
FL=279.75
8'X12' FTM & 17'X16' TRM
FOOTING AND
ST-2B, 36" F.E.S. W/
25 LF OF 12" RCP @ 0.5%
25 LF OF 12" RCP @ 0.5%
25 LF OF 12" RCP @ 0.5%
46 LF OF 12" RCP @ 0.5%
FL=281.49
FOOTING & APRON GUARD
ST-19, 18" F.E.S. W/
INV=281.28(OUT-SE)
INV=281.33(IN SW)
RIM=286.20
ST-19A MANHOLE, TYP SW-401
INV=279.85(OUT-SE)
INV=279.90(IN NW)
INV=279.90(IN-SW)
RIM=286.00
ST-2A MANHOLE, TYP SW-401
INV=280.43(OUT-SE)
INV=280.48(IN-SW)
INV=280.48(IN-NW)
RIM=286.80
ST-3A, MANHOLE, TYP SW-401
25 LF OF 12" RCP @ 1.0%
RCP @ 0.35%
25 LF OF 18"
18 LF OF 18" RCP @ 0.35%
101 LF OF 15" PVC @ 0.50%122 LF OF 12" PVC @ 0.50%102 LF OF 12" PVC @ 0.50%
25 LF OF 12" RCP @ 1.0%25 LF OF 12" RCP @ 1.0%25 LF OF 12" RCP @ 0.5%
FL=276.00
4'X8' FTM & 11'X12' TRM
FOOTING AND
ST-35A, 18" F.E.S. W/
INV=280.35(OUT-NE)
INV=280.45(IN-SE)
RIM=286.25
TYP SW-401
ST-36A, MANHOLE
RCP @ 0.50%57 LF OF 18"
116 LF OF 15" RCP @ 0.50%
25 LF OF 12" RCP @ 1.0%25 LF OF 15" RCP @ 1.0%
UTILITY PLAN CONSTRUCTION NOTES
INV=282.88(OUT-SE)
T/C=286.35
W / TYPE Q GRATE
W / TYPE R CASTING
ST-6, INTAKE, TYP SW -501
INV=281.98(OUT-SE)
T/C=286.15
W / TYPE Q GRATE
W / TYPE R CASTING
ST-9, INTAKE, TYP SW -501
FL=276.29
W/ 8-14/16" DIA ORIFICE PLATE
FOOTING & APRON GUARD
ST-35, 18" F.E.S. W/
INV=281.12(OUT-SW)
INV=281.22(IN-E)
T/C=287.50
W/ TYPE R GRATE
ST-45, INTAKE, TYP SW-501
INV=281.86(OUT-W)
INV=281.96(IN-E)
T/C=287.50
W/ TYPE R GRATE
ST-47, INTAKE, TYP SW-501
INV=282.58(OUT-NE)
T/C=287.50
W/ TYPE R GRATE
ST-49, INTAKE, TYP SW-501
INV=281.79(OUT-NW)
INV=281.89(IN-SE)
INV=281.89(IN-NE)
T/C=286.75
W/ TYPE Q GRATE
ST-40, INTAKE, TYP SW-502
INV=282.14(OUT-SW)
T/C=287.00
W/ TYPE Q GRATE
ST-43, INTAKE, TYP SW-501
25 LF OF 12" RCP @ 1.0%
INV=282.47(OUT-NW)
INV=282.57(IN-NE)
T/C=287.00
W/ TYPE Q GRATE
ST-41, INTAKE, TYP SW-501
INV=282.82(OUT-SW)
T/C=287.25
W/ TYPE Q GRATE
ST-44, INTAKE, TYP SW-501
INV=283.27(OUT-NE)
T/C=286.90
W/ TYPE R GRATE
ST-16 INTAKE, TYP SW-501
INV=278.96(OUT-NW)
INV=279.06(IN- SE)
CORE DRILL CONNECTION TO INTAKE
INV=280.40(OUT-SE)
T/C=286.00
W / TYPE R GRATE
ST-7, INTAKE, TYP SW -501
INV=280.12(OUT-NE)
INV=280.17(IN-NW)
INV=280.17(IN-N)
T/C=285.75
W/ TYPE R GRATE
ST-2, INTAKE, TYP SW-502
INV=280.95(OUT-E)
INV=281.00(IN-N)
INV=281.00(IN-W )
T/C=285.85
W / TYPE Q GRATE
ST-3, INTAKE, TYP SW -502
INV=281.13(OUT-SE)
T/C=285.85
W / TYPE Q GRATE
ST-8, INTAKE, TYP SW -501
INV=281.80(OUT-E)
INV=281.85(IN-W )
INV=281.85(IN-N)
T/C=286.15
W / TYPE Q GRATE
ST-4, INTAKE, TYP SW -501
INV=282.70(OUT-E)
INV=282.75(IN-N)
T/C=286.35
W/ TYPE Q GRATE
ST-5, INTAKE, TYP SW-501
INV=280.83(OUT-NE)
INV=280.88(IN-SW)
INV=280.88(IN-NW)
T/C=286.45
W/ TYPE Q GRATE
ST-17, INTAKE, TYP SW-502
INV=281.56(OUT-NE)
INV=281.61(IN-SW)
INV=281.61(IN-NW)
T/C=286.90
W/ TYPE Q GRATE
ST-20, INTAKE, TYP SW-502
INV=281.86(OUT-SE)
T/C=286.90
W/ TYPE Q GRATE
ST-32, INTAKE, TYP SW-501
INV=282.19(OUT-NE)
INV=281.24(IN-NW)
T/C=287.25
W/ TYPE Q GRATE
ST-21 INTAKE, TYP SW-501
INV=282.33(OUT-SE)
INV=282.38(IN-SW)
T/C=287.25
W/ TYPE Q GRATE
ST-22 INTAKE, TYP SW-501
INV=282.47(OUT-SE)
INV=282.55(IN-NE)
INV=282.55(IN-NW)
T/C=287.25
W/ TYPE Q GRATE
ST-28, INTAKE, TYP SW-502
INV=282.80(OUT-SW)
T/C=287.25
W/ TYPE Q GRATE
ST-33, INTAKE, TYP SW-501
INV=283.36(OUT-SE)
INV=283.41(IN-NW)
INV=283.41(IN-NE)
T/C=287.25
W/ TYPE Q GRATE
ST-29, INTAKE, TYP SW-501
INV=283.66(OUT-SW)
T/C=287.25
W/ TYPE Q GRATE
ST-34, INTAKE, TYP SW-501
INV=284.16(OUT-SE)
INV=284.21(IN-NE)
T/C=287.25
W/ TYPE Q GRATE
ST-30, INTAKE, TYP SW-501
INV=284.34(OUT-SW)
T/C=287.25
W/ TYPE Q GRATE
ST-31, INTAKE, TYP SW-501
INV=281.24
RIM=286.00
W/ DOME GRATE
NYLOPLAST BASIN
ST-36, INTAKE, TYP 12"
INV=282.14
RIM=286.00
W/ DOME GRATE
NYLOPLAST BASIN
ST-37, INTAKE, TYP 12"
INV=283.07
RIM=286.00
W/ DOME GRATE
NYLOPLAST BASIN
ST-38, INTAKE, TYP 12"
INV=284.43
RIM=286.25
W/ DOME GRATE
NYLOPLAST BASIN
ST-27 INTAKE, TYP 12"
INV=283.92
RIM=285.25
W/ DOME GRATE
NYLOPLAST BASIN
ST-26 INTAKE, TYP 12"
INV=283.31
RIM=286.25
W/ DOME GRATE
NYLOPLAST BASIN
ST-25 INTAKE, TYP 15"
INV=282.80
RIM=286.25
W/ DOME GRATE
NYLOPLAST BASIN
ST-24 INTAKE, TYP 15"
INV=282.44
RIM=286.25
W/ DOME GRATE
NYLOPLAST BASIN
ST-23 INTAKE, TYP 18"
INV=282.78
RIM=286.00
W/ DOME GRATE
NYLOPLAST BASIN
ST-50, INTAKE, TYP 12"
INV=282.39
RIM=286.00
W/ DOME GRATE
NYLOPLAST BASIN
ST-48, INTAKE, TYP 24"
INV=281.62
RIM=286.00
W/ DOME GRATE
NYLOPLAST BASIN
ST-46, INTAKE, TYP 15"
TP=280.47(W)
BP=281.97(ST)
CRITICAL CROSSING
TP=279.27(W)
BP=280.78(ST)
CRITICAL CROSSING
TP=278.96(W)
BP=280.46(ST)
CRITICAL CROSSING
94 LF OF 24"RCP @ 0.50%
TP=278.46(W)
BP=279.96(ST)
CRITICAL CROSSING
90 LF OF 12" PVC @ 1.0%
100 YEAR=281.64
FL=279.58
ORIFICE PLATE
W/ 8-14/16" DIA
FOOTING & APRON GUARD
ST-1, 18" F.E.S. W/
X
OVERFLOW=281.75
XOVERFLOW=284.71
100 YEAR=281.58
18" RCP @ 0.55%
147 LF OF
18"RCP @ 0.50%
159 LF OF
12" PVC @ 1.0%70 LF OF INV=279.90(OUT-SW)
INV=280.00(IN NE)
T/C=287.00
W/ TYPE R CASTING
ST-42, INTAKE, TYP SW-501
INV=279.55(OUT-NW)
INV=281.31(IN-SE)
INV=279.65(IN-SW)
INV=279.65(IN-NE)
T/C=287.00
W/ TYPE R GRATE
ST-39, INTAKE, TYP SW-502
INV=281.04(OUT-SE)
INV=281.09(IN-NW)
T/C=286.40
W/ TYPE R CASTING
ST-18, INTAKE, TYP SW-501
FL=279.30
W/ FOOTING
ST-39A, 24" F.E.S. 114 LF OF 15" RCP @ 1.0%SHEET 9
SEE DETAIL
CUNNETTE
SHEET 10
SEE DETAIL
CUNNETTE1020 SF OF RECP
820 SF OF RECP
100 YEAR=284.70
100 YEAR=284.70
FL=279.30
W/ FOOTING
ST-39A, 24" F.E.S.
TP=277.57(W)
BP=279.07(ST)
CRITICAL CROSSING
RCP @ 0.35%47 LF OF 18"
RCP @ 0.35%55 LF OF 18"95 LF OF 24" RCP @ 0.35%157 LF OF 15" PERFORATED PVC @ 0.50%
159 LF OF 15" PERFORATED PVC @ 0.50%
185 LF OF 12" PERFORATED PVC @ 0.50%
INV=280.40(OUT-SE)
INV=280.50(IN-W )
RIM=286.00ST-10, MANHOLE, TYP SW -401
INV=282.08
RIM=285.75
W / DOME GRATE
TYP 15" NYLOPLAST BASIN
ST-13 INTAKE
INV=281.29RIM=284.75
W / DOM E GRATE
TYP 15" NYLOPLAST BASIN
ST-11 INTAKE,
INV=283.02
RIM=285.75
W / DOM E GRATE
TYP 12" NYLOPLAST BASIN
ST-15 INTAKE,
6. CONNECT ROOF DRAINS TO STORM SEWER ADJACENT TO UNITS 7-25.
CONCRETE FILLET INSIDE INTAKES AS NECESSARY TO FLOW LINES.
5. ALL FOOTINGS FOR STORM SEWER STRUCTURES SHALL BE A MINIMUM 42 INCHES BELOW FINISHED GRADE.
INCLUDE FLARED END SECTION.
4. ALL STORM SEWER PIPE LENGTHS ARE MEASURED FROM CENTER OF STRUCTURE TO CENTER OF STRUCTURE AND
3. CRITICAL CROSSING. CONTRACTOR TO VERIFY ALL CROSSINGS AND PROVIDE 18" MINIMUM SEPARATION.
2. PROVIDE STORM SEWER IMPROVEMENTS AS SHOWN AS PER CITY OF WAUKEE STANDARDS.
UTILITY OWNER'S SPECIFICATIONS.
DEMOLITION SHALL BE REMEDIED AT THE CONTRACTOR'S EXPENSE WITH THE WORK BEING PERFORMED TO THE
A. EXISTING UTILITIES. ANY DAMAGES TO EXISTING UTILITIES THAT ARE NOT SCHEDULED FOR MODIFICATION OR
1. EXISTING FEATURES, PROTECT THE FOLLOWING:
281
282283283283284 284284285285
285
285
2852852852852852852852
8
5285
286286286 286286286286
286
287287287287
287
2
8
7
2
8
7
287
2
8
8
288288288288
288288 288
289289289289
289
289289289
289289290
290290290290290290291291291 292292
2
9
2
El=287.34
North Rail
El=283.91
North Rail
CP12CP13
3101 WACO PL, WAUKEE
GILES, RICHARD W & CAROLYN A GILES TRUSTEES GILES, RICHARD W REVOCABLE TRUST
1273SF
1273SF
1226SF
1226SF
1226SF
1397SF
1226SF
1226SF
1273SF
1226SF
1226SF
1226SF
1226SF
1397SF
1273SF
1273SF
950SF
912SF
912SF
912SF
912SF
912SF
950SF
950SF
912SF
912SF
912SF
912SF
950SF
912SF
912SF
912SF
912SF
950SF
950SF
950SF
912SF
912SF
912SF
912SF
912SF
912SF
950SF
912SF
912SF
912SF
912SF
912SF
950SF
950SF
950SF
912SF
912SF
912SF
912SF
950SF
950SF 912SF 912SF 912SF 912SF 950SF 950SF 912SF 912SF 912SF 912SF 912SF 912SF 950SF
1273SF 1226SF 1226SF 1226SF 1226SF 1273SF 1273SF 1226SF 1226SF 1226SF 1226SF 1273SF 1273SF 1226SF 1397SF 1226SF 1397SF 1397SF 1226SF 1273SF 1273SF 1226SF 1226SF 1226SF 1226SF 1226SF 1273SF
434,977 SF
9.99 AC.
331.40'
628.40'
297.00'35.00'551.95'
CURVE 4
CU
R
V
E 693.82'90.00'
94.55'408.54'1145.55'
101,474 SF
2.33 AC.
LOT3
90,940 SF
2.09 AC.
LOT6
20' Building Setback Line20' Building Setback Line
9.20 AC.
400,855 SF
OUTLOT "Z"
661 SF
652 SF
652 SF
631 SF 682 SF
604 SF
604 SF
713 SF
679 SF 629 SF
652 SF
652 SF
604 SF
604 SF
713 SF661 SF
652 SF
652 SF
604 SF
604 SF
661 SF
713 SF
652 SF 604 SF
652 SF604 SF
604 SF 652 SF
604 SF652 SF
652 SF 604 SF
713 SF661 SF
LOT7 LOT8 LOT9 LOT10 LOT11 LOT12 LOT13
LOT14 LOT15 LOT16 LOT17 LOT18 LOT19
LOT20 LOT21 LOT22 LOT23 LOT24 LOT25
LOT33
LOT32
LOT31
LOT30
LOT29
LOT28
LOT27
LOT26
LOT34
LOT35
LOT36
LOT37
LOT38
LOT41
LOT40
LOT39
LOT89
LOT90
LOT91
LOT92
LOT93
LOT94
LOT95
LOT96
LOT97
LOT98
LOT99
LOT100
LOT101
LOT102
LOT103
LOT69 LOT70 LOT71 LOT72 LOT73 LOT74 LOT75 LOT76 LOT77 LOT78 LOT79 LOT80 LOT81 LOT82
LOT68 LOT67 LOT66 LOT65 LOT64 LOT63 LOT62 LOT61 LOT60 LOT59 LOT58 LOT57 LOT56 LOT55 LOT54 LOT53 LOT52 LOT51 LOT50 LOT49 LOT48 LOT47 LOT46 LOT45 LOT44 LOT43 LOT42
LOT137
LOT136
LOT135
LOT134 LOT133
LOT132
LOT131
LOT130
LOT129 LOT118
LOT119
LOT128
LOT127 LOT120
LOT121LOT126
LOT125 LOT122
LOT123LOT124
LOT117 LOT104
LOT105
LOT116
LOT106
LOT115
LOT114 LOT107
LOT108
LOT113
LOT112 LOT109
LOT111 LOT110
LOT88
LOT86
LOT85
LOT84
LOT83
LOT87
7
15 GARAGE
8"W
8"W8"S
8"S
8"S
8
"
S
8"W
8"S
6"SUNION PACIFIC RAILROAD
15"
S
T
5
10
5
15 GARAGE
7 8"S7 GARAGE7 GARAGE7 GARAGE8 GARAGE
4
2
3 24"ST18"ST
SE BISHOP DRIVE 6"S8"W8"W24"ST150' HYDRANT COVERAGE150'
H
Y
D
RA
N
T CO
V
ERA
G
E150' HYDRANT COVERAGE150' HYDRANT COVERAGE
150' HYDRANT COVERAGE150' HYDRANT COVERAGE150' HYDRANT COVERAGE
150' HYDRANT COVERAGE1
5
0' HYDRAN
T
COV
ERAG
E
150' HYDRANT COVERAGE
150' HYDRANT COVERAGE
150' HYDRANT COVERAGE
SE BROWNSTONE WAYSE EMERALD DRIVESE QUARTZ LANESE RUBY COURTSE CORAL WAYSE GRANITE DRIVE
SE SAPPHIRE LANE8"W8"W287.25
287.00G287.50TC
287.25
279.58
279.75
281281
281
281281.49
282282
282
282282282
282
283283283
283
283283283
283
283 2832
8
4
2
8
4
284284284
284284284
284
284 284284.75OVERFLOW
284.97
285285
285
285
285
285
285285.15
285.25G285.75TCOVERFLOW
285.40
285.45285.50285.50G286.00TC
285.50
285.60G286.10TC
285.60G285.85TC
285.60G285.85TC 285.60G285.85TC285.65
285.75
285.75
285.75
285.80
285.80G286.05TC 285.85 285.85285.85G286.35TC
285.90
285.90G286.15TC
285.90G286.15TC
285.90G
286.40TC
285.93 285.95G286.20TC285.95
286
286
286
286
286
286
286.00
286.00
286.00
286.00286.00286.00
2
8
6
286286
286.00G286.50TC
286
286 286.00
286.00
286.00
286
286 286286.10
286.10G
286.60TC
286.10G286.35TC
286.10G286.35TC
286.10G
286.60TC
286.10
286.15
286.15
286.20
286.20
286.20
286.20G286.45TC
286.20
286.20
286.22
286.22
286.23
286.25
286.25286.25286.25286.25286.25
286.25G286.75TCHP
286.30G286.55TC
286.35
HP286.35
286.35G286.60TC
286.35G286.60TC
286.35HP
286.40
286.40G286.90TC
286.45286.45G286.95TC
286.50286.75TC
286.50287.00TC
286.50287.00TC
286.50G286.75TC
286.50G286.75TC
286.50G287.00TC
286.50
286.50
286.50
286.50
286.55G286.70TC
286.50G286.83TC286.59
286.60
286.62
286.65G286.90TC
286.65G286.70TCHP
286.65G286.70TCHP
286.65G286.90TC
286.68
286.70G286.95TCHP
286.70G286.95TCHP
286.72
286.75
286.75
286.75
286.75
286.75287.00TC286.75G287.00TC
286.75G287.25TC
286.75G287.25TC
286.75OVERFLOW
286.78
286.80
286.80HP
286.80HP
286.80HP
286.82
286.82
286.83
286.85
286.85G287.10TCHP
286.85G287.10TCHP
286.40286.87
286.90G287.15TC
286.90
286.90
286.95
286.95G287.20TC
286.95G287.20TC
286.97G287.47TC
287
287
287287287
287.00
287.00287.00287.00
287.00
287.00
287.00
287.00287
287 287 287 287 287 287
287
287
287 287287
287
287287
287
287
287
287
287 287 287
287
287
2
8
7287287287
287
287
287
287287287
287287287
287
287
287.00287.25TCHP
287.00G287.25TCHP
287.00G287.50TC
287.00G287.25TC287.00G287.50TC
287.00G287.50TC
287.00G287.25TC
287.00G287.25TC
287.00G287.25TC
287.00G287.25TC
287.00G287.25TC
287.00G287.25TC
287.00G287.25TC287
287
287
287.00
287.00
287.00
287.00
287.00
287
287 287287.05G287.30TC
287.05G287.30TC
287.05
287.05
287.08287.10G287.35TC
287.17
287.18
287.18G287.43TC
287.03
287.23
286.98
287.25
287.25
287.25
287.25287.25287.25287.25
287.25
287.25
287.25
287.25
287.25
287.25
287.25287.50TCHP
287.25G287.50TC
287.25G287.50TC
287.25G287.50TC287.25G287.50TCHP
287.25G287.50TC
287.25G287.50TC
287.25G287.50TC
287.25G287.50TC
287.25G287.50TC
287.25
287.25
287.25
287.33
287.33 287.33 287.33
287.35
287.35
287.35
287.35
287.35
287.35G287.85TC 287.35G287.60TC
287.35
287.35
287.35
287.35
287.35
287.38
287.40G287.65TCHP
287.40G287.65TCHP
287.40
287.42G287.92TC
287.43
287.43287.45
287.50
287.50
287.50
287.50
287.25G287.75TC
287.50G287.75TC
287.50HP
287.50
287.50287.50
287.50
287.50
287.50
287.50
287.50
287.50
287.50
287.51
287.28
287.55
287.55
287.55
287.55287.55287.58
287.58287.58
287.58
287.58
287.59G287.84TC
287.60G287.85TC
287.50G288.00TC
287.60G287.90TCHP
287.60
287.65G288.15TC
287.65G287.90TC287.65287.65287.73
287.75
287.75
287.75
287.75
287.75
287.75
287.75
287.75
287.75
287.75
287.75
287.75
287.75G288.25TC
287.75G288.00TC
287.75G288.00TC
287.75G288.00TCHP
287.75G288.00TCHP
287.75G288.00TCHP
287.75G288.00TCHP
287.75G288.00TCHP
287.75G288.00TCHP
287.75G288.00TCHP
287.75G288.00TCHP
287.83
287.90G288.15TC
287.90 287.90287.90287.90287.90
287.90
288.00
288
288
288 288288288288288288288288
2
8
8
288
2882882
88
288288288288
288
288288
288
288288 288288288288 288288288288.00288.00288.00288.00288.00G288.25TCHP
288.00G288.25TCHP
288.00G288.25TCHP
288.00G288.25TCHP
288288
288.00 288.00288.00288.00288.00
288.08 288.08
288.08
288.08
288.25288.25288.25288.25288.25G288.50TCHP
288.25G288.50TCHP 288.20G288.70TC
288.33 288.40288.40288.40288.40288.50
288.50
288.50
288.50 288.50
288.50
288.50
288.50 288.50288.50288.50288.50288.50288.50288.50288.50288.58
288.75
288.75
288.75
288.75 288.75 288.75
288.75288.75
288.75
288.75 288.75
288.75288.75
288.75
288.75
288.75
288.75288.75288.75288.75289 289
290 290
291 291 BYDATEREVISIONMARKScale:Checked By:Engineer:Technician:Date:Field Bk: Pg:1"= JWMJ:\2014_projects\114.1091\Cadd\SP06_1141091_GRA.dgn1/27/20169:08:42 AMSnyder1:40Y:\pen\date.tblY:\print_drivers\Black_Gray\V8iBWFullWeightPDF.pltcfgSheetofSheet of
Project No:SNYDER & ASSOCIATES, INC.Project No:515-964-2020 | www.snyder-associates.comANKENY, IOWA 500232727 S.W. SNYDER BLVD.WAUKEE, IA114.1091 114.109111 11EDCEDCJWM09-01-15COVE AT KETTLESTONE TOWNHOMES1REVISED AS PER CITY COMMENTS10/01/15JWM2REVISED AS PER CITY COMMENTS10/20/15JWM3REVISED AS PER CITY COMMENTS11/06/15SVS4JWM01/27/16REVISED AS PER OWNER0
SCALE (FEET)
40
6 640'GRADING PLAN NOTES
GFE=287.75
GFE=287.50
GFE=287.25
GFE=287.75
GFE=287.75
GFE=288.50GFE=288.00GFE=288.40GFE=288.75
GFE=288.75GFE=288.75
GFE=288.75GFE=288.50GFE=288.50 GFE=288.75GFE=288.50GFE=288.25GRADING PLAN1.0%
1.0%
1.0%1.0%
1.0%
1.0%
1.0%
1.7%
1.7%
1.5%
1.5%1.0%1.0%1.0%1.0%1.0%1.0%2.0%1.0%1.0%1.0%1.0%1.0%
1.0%
1.0%
1.0%
1.25%
1.25%
1.0%
1.0%
1.0%
1.0%
1.0%
1 .0 %1.0%
1.0%2.0%1.0%1.0%
1.0%1.0%
1.0%
1.0%
1.0%
1.0%
1.0%
1.0%
1.0%
1.0%
OVERFLOW 1.0%1.0%1.0%1.0%1.0%1.0%1.0%1.0%1.0%1.0%1.0%1.0%
1.0%
2.4
%2.0
%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%
2.0%
2.0%2.0%2.0
%2.0%
2.0%2.0%2.0%2.0%
2.0%
2.0
%2.0
%
2.0%
2.0%
2.0%
0.90%
0.90%
1.5%1.25%2.0% Min.2.0%
OVERFLOW
SILT FENCE TYP.
TYP.
SILT FENCE
SILT FENCE TYP.
100 YEAR=284.70
100 YEAR=281.64
100 YEAR=284.70
2.0
%2.0
%ST-39AMATCHLINE SHEET 72.0%2.0%DRIVEWAYS, AND SIDEWALKS CAUSED BY CONSTRUCTION ACTIVITIES.
8. THE CONTRACTOR IS RESPONSIBLE FOR CLEANING DIRT AND DEBRIS FROM NEIGHBORING STREETS,
TO MINIMUM 6" DEPTH TO FINISH GRADES.
7. CONTRACTOR TO STRIP AND STOCKPILE TOPSOIL FROM ALL AREAS TO BE CUT OR FILLED. RESPREAD
ROUTING, CRITICAL DIMENSIONS, CONNECTIONS, AND INVERT ELEVATIONS.
IMPROVEMENTS WITH THE ARCHITECTURAL MECHANICAL/ ELECTRICAL/ PLUMBING SYSTEMS INCLUDING
6. THE CONTRACTOR IS RESPONSIBLE FOR VERIFICATION AND COORDINATION OF ALL SITE UTILITIES AND
SODDING ARE COMPLETE.
PLAN. SILT FENCE AROUND STORM INTAKES SHALL BE MAINTAINED UNTIL PAVING AND SEEDING/
5. CONTRACTOR SHALL PROVIDE SILT FENCE AROUND ALL STORM INTAKES AND WHERE SHOWN ON THE
NOTED.
4. GRADES SHOWN ARE FINISHED GRADE AND/OR TOP OF PAVING SLAB (GUTTER), UNLESS OTHERWISE
3. PRIOR TO GRADING, THE OWNER/ CONTRACTOR SHALL OBTAIN A COSESCO PERMIT.
COMPENSATION.
REPAIRED BY THE CONTRACTOR TO THE OWNERS SPECIFICATIONS WITHOUT ADDITIONAL
2. PROTECT EXISTING UTILITIES FROM CONSTRUCTION DAMAGE. ANY DAMAGE THAT OCCURS SHALL BE
NOT WARRANT THAT THE UTILITIES SHOWN ARE IN THE EXACT LOCATION INDICATED.
ALL SUCH UTILITIES IN THE AREA, EITHER IN SERVICE OR ABANDONED. THE SURVEY FURTHER DOES
OR RECORDS OBTAINED. THE SURVEYOR MAKES NO GUARANTEE THAT THE UTILITIES SHOWN COMPRISE
1. UTILITY WARNING: THE UTILITIES SHOWN HAVE BEEN LOCATED FROM FIELD SURVEY INFORMATION AND/
286.45
OVERFLOW
FLOWAGE EASEMENT
SURFACE WATER
FLOWAGE EASEMENT
SURFACE WATER
271 272273273
274274 274275275 275
275
275275
276
276277
277278278279279280280
280
280280
281
281281
282
2822
8
3
2
8
3
283 284
284284284285
285
285
285286
2
8
6286286
286287288
C
C C C
C
Concrete
SE UNIVERSITY AVE.
Concrete
SE UNIVERSITY AVE.
F.L.=278.99 15" RCP N
F.L.=278.49 24" RCP E
F.L.=278.34 30" RCP W
Rim=285.49
F.L.=281.63 6" CMP N
F.L.=278.93 15" RCP N
Intake=284.63
Travel Lane
No Stick, in
Rim=281.56
F.L.=277.72 6" CMP S
F.L.=275.82 15" RCP N
Intake=281.22
Speed Limit 45
F.L.=273.45 6" CMP S
F.L.=271.40 15" RCP N
Intake=277.05
F.L.=270.65 6" CMP E
F.L.=270.05 36" RCP S
F.L.=268.60 36" RCP N
F.L.=268.55 48" RCP W
Rim=275.15
No StickIntake=274.32
F.L.=268.40 48" RCP N
F.L.=268.35 48" RCP E
Rim=274.65
F.L.=267.71 48" RCP SE
F.L.=267.61 48" RCP N
Rim=275.01
36" RCP N
F.L.=270.63
W indstream Buried FO
No Pkg
No StickRim=284.46
El=274.22
North Rail
El=280.78
North Rail
El=283.91
North Rail
El=276.63
North Rail
Inv=262.17 8" PVC N
Rim=276.22
BM3
CP10
CP9
F.L.=271.86 15" RCP S
F.L.=271.46 15" RCP N
F.L.=271.31 30" RCP E
F.L.=271.26 36" RCP W
Rim=277.66
F.L.=268.68 36" RCP E
F.L.=268.63 36" RCP S
Rim=274.73
F.L.=270.13 6" CMP W
F.L.=268.13 48" RCP NW
Intake=273.83
W ILLIAMS POINTE PLAT 9 LOT 1
1185 SE UNIVERSITY AVE, W AUKEE
PEOPLES TRUST & SAVINGS BANK
3101 WACO PL, WAUKEE
GILES, RICHARD W & CAROLYN A GILES TRUSTEES GILES, RICHARD W REVOCABLE TRUST
3069 Waco Pl Waukee, IA 50263
HAKEMAN, LINDA M 87.73'331.40'
LOT2
101,474 SF
2.33 AC.
LOT1
156,553 SF
3.59 AC.
25' BUILDING SETBACK LINE
20' Building Setback Line
19
9
15
9
13
15
9
250'90'RETAIL 19,825SF
17
19
30 GARAGE62'235'
15 GARAGE
34 UNITS12,400SFRETAIL
9
15
8
13
8"W
270.63
271
272
272
273
273 273
273
274
274
274
274
275
276.00
276
276
276
276.29
277
277
277
277
278
278
278
278279
279
279
279
279280
280
280281
281281
281.75OVERFLOW 282282282282 282
282.75
282.75
282.75
282.75
282.75 283283
284
284284
285
285
285
285
285
286
287 BYDATEREVISIONMARKScale:Checked By:Engineer:Technician:Date:Field Bk: Pg:1"= JWMJ:\2014_projects\114.1091\Cadd\SP07_1141091_GRA.dgn1/27/20169:08:43 AMSnyder1:40Y:\pen\date.tblY:\print_drivers\Black_Gray\V8iBWFullWeightPDF.pltcfgSheetofSheet of
Project No:SNYDER & ASSOCIATES, INC.Project No:515-964-2020 | www.snyder-associates.comANKENY, IOWA 500232727 S.W. SNYDER BLVD.WAUKEE, IA114.1091 114.109111 11EDCEDCJWM09-01-15COVE AT KETTLESTONE TOWNHOMES1REVISED AS PER CITY COMMENTS10/01/15JWM2REVISED AS PER CITY COMMENTS10/20/15JWM3REVISED AS PER CITY COMMENTS11/06/15SVS4JWM01/27/16REVISED AS PER OWNER0
SCALE (FEET)
40
7
GRADING PLAN NOTES
GRADING PLAN2.0%TYP.
SILT FENCE
100 YEAR=281.64 2.0%2.0%40'7MATCHLINE SHEET 60.75%0.75%
0.75%
FUTURE DETENTION WITH DEVELOPMENT OF LOT1
DRIVEWAYS, AND SIDEWALKS CAUSED BY CONSTRUCTION ACTIVITIES.
8. THE CONTRACTOR IS RESPONSIBLE FOR CLEANING DIRT AND DEBRIS FROM NEIGHBORING STREETS,
TO MINIMUM 6" DEPTH TO FINISH GRADES.
7. CONTRACTOR TO STRIP AND STOCKPILE TOPSOIL FROM ALL AREAS TO BE CUT OR FILLED. RESPREAD
ROUTING, CRITICAL DIMENSIONS, CONNECTIONS, AND INVERT ELEVATIONS.
IMPROVEMENTS WITH THE ARCHITECTURAL MECHANICAL/ ELECTRICAL/ PLUMBING SYSTEMS INCLUDING
6. THE CONTRACTOR IS RESPONSIBLE FOR VERIFICATION AND COORDINATION OF ALL SITE UTILITIES AND
SODDING ARE COMPLETE.
PLAN. SILT FENCE AROUND STORM INTAKES SHALL BE MAINTAINED UNTIL PAVING AND SEEDING/
5. CONTRACTOR SHALL PROVIDE SILT FENCE AROUND ALL STORM INTAKES AND WHERE SHOWN ON THE
NOTED.
4. GRADES SHOWN ARE FINISHED GRADE AND/OR TOP OF PAVING SLAB (GUTTER), UNLESS OTHERWISE
3. PRIOR TO GRADING, THE OWNER/ CONTRACTOR SHALL OBTAIN A COSESCO PERMIT.
COMPENSATION.
REPAIRED BY THE CONTRACTOR TO THE OWNERS SPECIFICATIONS WITHOUT ADDITIONAL
2. PROTECT EXISTING UTILITIES FROM CONSTRUCTION DAMAGE. ANY DAMAGE THAT OCCURS SHALL BE
NOT WARRANT THAT THE UTILITIES SHOWN ARE IN THE EXACT LOCATION INDICATED.
ALL SUCH UTILITIES IN THE AREA, EITHER IN SERVICE OR ABANDONED. THE SURVEY FURTHER DOES
OR RECORDS OBTAINED. THE SURVEYOR MAKES NO GUARANTEE THAT THE UTILITIES SHOWN COMPRISE
1. UTILITY WARNING: THE UTILITIES SHOWN HAVE BEEN LOCATED FROM FIELD SURVEY INFORMATION AND/
TO BE REPLACED WITH STORM SEWER WHEN LOT 1 IS DEVELOPED.
TEMPORARY DRAINAGE SWALE AND 4" PERFORATED SUBDRAIN
(BK 513 PG 168)3.61 AC.
STREET LOT "B"
157,211 SF
4" PERFORATED SUBDRAIN
4" PERFORATED SUBDRAIN
4" PERFORATED SUBDRAIN
4" PERFORATED SUBDRAIN
FLOWAGE EASEMENT
SURFACE WATER
RIVER ROCK
" CLEAN 4
3
4"
2"
MIN. 0.50% SLOPEMIN
. 0
.50%
SLOPE
FILTER FABRIC
ENGINEERING
3:1 MAX
3:1 MAXMINIMUM 0.40% SLOPE
SLOTTED DRAIN @
4" PERFORATED A-2000
8" MIN.
12"
NO SCALE7
1 DRAIN TILE DETAIL
INV=268.70
TO EXISTING STRUCTURE
CORE DRILL AND CONNECT
6
0' ROW
BYDATEREVISIONMARKScale:Checked By:Engineer:Technician:Date:Field Bk: Pg:1"= JWMJ:\2014_projects\114.1091\Cadd\SP08_1141091_ERO.dgn1/27/20169:08:46 AMSnyder1:100Y:\pen\date.tblY:\print_drivers\Black_Gray\V8iBWFullWeightPDF.pltcfgSheetofSheet of
Project No:SNYDER & ASSOCIATES, INC.Project No:515-964-2020 | www.snyder-associates.comANKENY, IOWA 500232727 S.W. SNYDER BLVD.WAUKEE, IA114.1091 114.109111 11EDCEDCJWM09-01-15COVE AT KETTLESTONE TOWNHOMES1REVISED AS PER CITY COMMENTS10/01/15JWM2REVISED AS PER CITY COMMENTS10/20/15JWM3REVISED AS PER CITY COMMENTS11/06/15SVS4JWM01/27/16REVISED AS PER OWNER267268268268269269269269270270270270270270270270270270270270271271271271271271271271
271271272272272272272272272272272272273
273273
273273273273273
2732732732
7
3274
2742742742742
7
4274274274274274275275
2
7
5
275275275275
275275275275275275275275
2
7
5
2752 7 5
276276276
2762762762
7
6
276
277
2772772772772772
7
7277 277277277278
278278278
2782782782
7
8
278
2
7
8278
278278278278
278
278
279
279279
2
7
9
279
279279279279279279
279
279279
279279280
280
2802802
8
0
280280280280280280280280280280280
280280280280281
281281
281281281281281281281
281
281282
282282
282282282282282 282282282282283283283
283283283283283283
283283
2832842842
8
4 2842842842842
8
4
284284284284284
284284284285
285
2852852852
8
5
2
8
5 285285285
285285285285
2852852852852
8
5
285
285285285285285
285
2852852
8
5 285285285286
2862
8
6
2862862862862862862862
8
6286286286286286286
286286
286
286
286
286
287287287
287287287
287287287287
287287
2
8
7 287287287287287
287288 2882882882882
8
8288288 288288288
288
288
2
8
8
28928928928928
9
289289289289289289290290
290290290290290290291
291291292292 292C
C
C
C
C C C
C
C
W
W
?
C
?
??
EBEBCC
C
C
C
?
?
?
?
M
C
C
M
EBV
EB
Inv=261.75 10"? PVC E
Inv=259.75 Unknown Size/Material W
Rim=277.75
F.L.=275.70 6" CMP S
F.L.=274.50 15" RCP NNE
Intake=278.65
F.L.=276.61 15" RCP NW
F.L.=273.66 15" RCP E
F.L.=273.56 15" RCP S
Rim=279.06
15" RCP SE
F.L.=277.09
F.L.=276.25 6" CMP N
Intake=278.75
F.L.=275.21 24" RCP SE
F.L.=274.86 24" RCP E
F.L.=274.81 30" RCP W
Rim=279.66
F.L.=275.67 6" CMP W
F.L.=274.97 15" RCP W
Rim=277.17
F.L.=273.87 15" RCP E
F.L.=273.87 24" RCP NW
F.L.=273.57 24" RCP S
Rim=277.97
F.L.=275.78 6" CMP E
F.L.=274.03 15" RCP W
F.L.=274.03 15" RCP E
Intake=277.18
24" RCP N
F.L.=273.23
15" CMP S
F.L.=272.14
F.L.=277.78 18" W
F.L.=277.78 18" RCP SW
Rim=281.33F.L.=277.59 18" RCP E
F.L.=277.59 18" RCP W
Intake=280.54
18" RCP NE
F.L.=277.08
Silted
24?" CMP NW
F.L.=278.16
Buried
24?" CMP SE
F.L.=277.97
24" CMP N
F.L.=278.86
24" CMP S
F.L.=279.25
18" RCP S
F.L.=276.61
15"? CMP? NW
F.L.=277.80
Broken
15" CMP NW
F.L.=278.40
Buried
24" CMP N
F.L.=269.80
Approx. Location
CMP FL S Buried
15" CMP N
F.L.=271.67
S. End Not Found
Unknown Size/Material
F.L.=269.04
12" CMP S
F.L.=277.37
12" CMP S
F.L.=278.08
BM1
CP2
CP3
CP4
CP7
CP5CP6
Hicory Tech
Quest
Quest
McLeod
F.L.=279.01 6" CMP N
F.L.=277.06 15" RCP N
Intake=282.41
F.L.=277.00 15" RCP N
F.L.=276.75 30" RCP E
F.L.=276.70 30" RCP S
Rim=283.25
F.L.=280.14 24" RCP SSW
F.L.=280.09 24" RCP N
Rim=284.59
F.L.=280.10 24" RCP N
Intake=283.71
McLeod
QWest
24" RCP NNE
F.L.=280.33
F.L.=279.80 24" RCP S
F.L.=279.75 24" RCP NE
Rim=284.60
Inv=259.73 UNK SIZE/MAT S
Inv=256.83 UNK SIZE/MAT E
Rim=284.73
F.L.=280.81 6" CMP S & W
F.L.=279.91 24" RCP S
Intake=283.71
Inv=259.19 10" PVC N
Inv=257.69 UNK SIZE/MAT E & W
Rim=285.19
F.L.=278.99 15" RCP N
F.L.=278.49 24" RCP E
F.L.=278.34 30" RCP W
Rim=285.49
F.L.=281.63 6" CMP N
F.L.=278.93 15" RCP N
Intake=284.63
F.L.=280.52 12" RCP N
F.L.=280.47 24" RCP W
Rim=286.07
F.L.=282.44 6" CMP N
F.L.=280.64 12" RCP N
Intake=285.24
Travel Lane
No Stick, in
Rim=281.56
F.L.=277.72 6" CMP S
F.L.=275.82 15" RCP N
Intake=281.22
F.L.=273.45 6" CMP S
F.L.=271.40 15" RCP N
Intake=277.05
F.L.=270.65 6" CMP E
F.L.=270.05 36" RCP S
F.L.=268.60 36" RCP N
F.L.=268.55 48" RCP W
Rim=275.15
No Stick
Intake=274.32
F.L.=268.40 48" RCP N
F.L.=268.35 48" RCP E
Rim=274.65
F.L.=267.71 48" RCP SE
F.L.=267.61 48" RCP N
Rim=275.01
36" RCP N
F.L.=270.63
Windstream Buried FO
F.L.=281.48 6" CMP S
F.L.=279.58 15" RCP S
Intake=284.68
No Stick
Rim=284.46
NexGen
Quest
30" RCP N
F.L.=277.17
Inv=262.17 8" PVC N
Rim=276.22
BM3
BM2
CP10 CP9 CP8
CP11
CP12
CP13
F.L.=271.86 15" RCP S
F.L.=271.46 15" RCP N
F.L.=271.31 30" RCP E
F.L.=271.26 36" RCP W
Rim=277.66
F.L.=268.68 36" RCP E
F.L.=268.63 36" RCP S
Rim=274.73
F.L.=270.13 6" CMP W
F.L.=268.13 48" RCP NW
Intake=273.83
F.L.=265.85
6" VCP SW/NE
Intake=266.95268270271272272272273273273273273274274274274274275
275275276276276276277277277277277
278278278278278
279
2792792
7
9279
279
280
280
280
280
2
8
0
280281281
281281281281281281
282282
282282
282
282282282282282282282282
282
283283 283283 283
283283283
283
283
283283283283
283
283
283284284284284
284284
284
284
284284284 284284
284284284
284285
285285
285
285
285285
285
285285285285
285286286
286
286
286
286
286
286
286 286286
286
286286286
286287
287287
287
2 8 7
287
287287287287287287287287
287
287
287
287287 287287
287
28728728728728728728
72
8
7 287287
287
2
8
72
8
7
287 287
287287287
287287287287 287 287287287287287
2872882882882882 8 8
288288288
2882882
8
8
2882
8
8
288
288288 288288288288288
2882882882882882882 8 82882
8
8 28828828828828828928929029029129117
19
13
14
26 30
17 15
27
16
15
12 12
10
8
8
12 1712
34
30 GARAGE
19
9
15
9
13
15
9
7
15
78'310'62'200'250'90'16
15 GARAGE
34 UNITS
12,400SF
RETAIL
8"W
8"W8"W8"W8"S8"S
8"S
8"S
8"S8"W
24,180SF
RETAIL
36,791SF
RETAIL
RETAIL 19,825SF
8"S6"S6"S6"S
15"ST 24"ST15"ST24"ST24"ST
15"ST15
"ST
15"ST 15"ST15"ST518"ST10
5
17
19
30 GARAGE62'235'
15 GARAGE
34 UNITS
12,400SF
RETAIL
13
99
1315
7
21
34
78'200'12
23
9
26
14
8"S8" S
7 GARAGE7 GARAGE7 GARAGE8 GARAGE16 GARA
GE14 GARAGE14 GARAG
E14 GARAG
E23 TW
O BEDROOM49 ONE BEDROOM72 UNI
TS23 TW
O BEDROOM49 ONE BEDROOM72 UNI
TS23 TW
O BEDROOM49 ONE BEDROOM72 UNI
TS2424191624162414141417162028302712913144
2
3 24"ST24"ST
18"ST
18"ST8"W
8" S
6"S8"W8"W8"W
8
13
1010924"ST
8"S8"W 15"ST
15,600SF
RETAIL
8 "W8 "WWILLIAMS POINTE PLAT 9 LOT 1
1185 SE UNIVERSITY AVE, WAUKEE
PEOPLES TRUST & SAVINGS BANK
15705 UNIVERSITY, WAUKEE
UNIVERSITY WOODS LLC
1410 SE ROSEW OOD CT, W AUKEE
FAIRCHILD, AM ANDA JORGENSEN
W AUKEE 1185 SE ROSEW OOD DR
LEJUKOLE, HENRY Y
W AUKEE
1470 SE ROSEW OOD CT
ORW ENYO, JACQUELINE M JTRS
OTUNDO, DANIEL B &
W AUKEE 1450 SE ROSEW OOD CT
M CCARTHY, SEAN T
W AUKEE 1430 SE ROSEW OOD CT
KITSIS, NATHAN J
W AUKEE 1420 SE ROSEW OOD CT
ATIYEH, CHELSEA WEST PARK PLAT 1 PARCEL A LOT 3 GERLICH, KAREN A ETAL 50% KAREN A & MARGARET L TRUST 50% WEST PARK PLAT 1 LOT 1 HAWTHORNE PLAZA, LLC3069
W
ACO PL,
W
AUKEE HAKEM
AN, DALLAS D & LI
NDA
M
J
TRS 3101
W
ACO PL,
W
AUKEE GI
LES, RI
CHARD
W & CAROLYN A GI
LES TRUSTEES GI
LES, RI
CHARD
W REVOCABLE TRUST 3101
W
ACO PL,
W
AUKEE GI
LES, RI
CHARD
W & CAROLYN A GI
LES TRUSTEES GI
LES, RI
CHARD
W REVOCABLE TRUST 3069
W
aco Pl W
aukee, I
A 50263 HAKEM
AN, LI
NDA
M
WINHALL AT WILLIAMS POINTE CONDOMINIUMS 25' BUI
LDI
NG SETBACK LI
NE20' Buil
di
ng Set
back Li
ne20' Buil
di
ng Set
back Li
neLOT1
156,553 SF
LOT3
90,940 SF
LOT4
69,794 SF LOT5
295,468 SF
LOT6
400,855 SF
434,977 SF
3.59 AC.2.09 AC.
1.60 AC.
6.78 AC.
9.20 AC.
9.99 AC.
STREET LOT "A"
2.37 AC.20' REAR YARD SETBACK15' SIDE YARD SETBACK15' BUILDING SETBACK LINE25' BUI
LDI
NG SETBACK LI
NE20' BUI
LDI
NG SETBACK LI
NE157,211 SF
STREET LOT "B"
22,691 SF
0.52 AC.
STREET LOT "C"15' BUILDING SETBACK LINE70.0 ROW70.0' ROW
31.0' B/B
40.0' B/B
37.0' B/B31.0' B/B
LOT2
101,474 SF
2.33 AC.
3.61 AC.
(BK 513 PG 168)
OUTLOT "Z"269270270271271272272272272272272273273273273273273273273273274274274274274274274 274275275275275275275275275275275275
2752752752762762762762
7
6276277277277
277278278278278278
279279279279
2802802802802812818100'0
SCALE (FEET)
100
MANAGEMENT FACILITY LOCATIONS
POTENTIAL STORM WATER
100 YEAR=281.64
100 YEAR=284.70
OVERFLOW=281.75
OVERFLOW=271.90
OVERFLOW=272.30
OVERFLOW=282.90
OVERFLOW=283.40OVERFLOW=274.65
OVERFLOW=284.75
TOWNHOME DEVELOPMENT
OUTLET DETENTION BASIN WITH
PROVIDE STORM SEWER TO TOWNHOME DEVELOPMENT
OUTLET DETENTION BASIN WITH
PROVIDE STORM SEWER TO
DRAIN LOT 1
36" FES TO
OVERFLOW ROUTES
8 EROSION AND SEDIMENT CONTROL PLANEDCJWMEDC100'
3"
Barrelmin.1
2
3
3
2
1
1
2
2
1
Overflow Elevation
contract documents)
only when specified in the
Anti-seep collars (required
9040.16.
Anti-vortex device: See Figure
device: See Figure 9040.15.
Riser pipe and base/dewatering
specified in the contract documents.
Barrel length and diameter as
SEDIMENT BASIN WITH EMERGENCY SPILLWAYSEDIMENT BASIN DEWATERING DEVICE (PERFORATED RISER)
"Wet" Storage
1,800 CF/Acre
"Dry" Storage
1,800 CF/Acre
Principal Spillway
depth varies.
Dry storage
Dewatering Orifice
depth varies.
Wet storage
Bottom of Basin
as specified.
18" min., or
Concrete Base as specified
Diameter, D
Embed riser 12"
1'-0" Min.'D' Varies 1'-0" Min.
specified in the contract documents.
Elevations and dimensions not given are as
Corrugated Metal Riser
Leave top of riser open.1'-0"Top of Embankment=272.90
Emergency Spillway=271.90
Design High Water=270.90
Principal Spillway=269.90
Dewatering Orifice=269.04
Bottom of Basin=266.75
269.45
269.90
269.25
269.04
diameter as specified.
Discharge pipe barrel,
24" RCP
3-Rows/18-Columns(54 holes)1"Dia.
specified.
Provide perforation configuration as
Length of bars = D+16 inches
configuration.
and insert two, #4 bars in an "X"
3 inches from bottom of riser pipe
Drill four, 5/8 inch diameter holes,
30" Riser
SE UNIVERSITY AVE.98TH STREETSE BISHOP DRIVE
100 YEAR=284.70
800 SF OF RECP
700 SF OF RECP
820 SF OF RECP
1020 SF OF RECP
POLLUTION PREVENTION NOTES
OF THE "NOTICE OF DISCONTINUATION".
REMOVE ALL TEMPORARY EROSION CONTROL MEASURES AND SITE WASTE PRIOR TO FILING k.
ONSITE.
OR OTHER CONTROL DEVICE WHERE POSSIBLE. CONCRETE WASHOUT MUST BE CONTAINED
AREAS WITH DIVERSION BERMS AND/OR SILT BARRIERS AND DIRECT TO A SEDIMENT BASIN
MATERIALS STORAGE, AND CONCRETE WASHOUT FACILITY. CONTROL RUNOFF FROM STAGING
TRAILERS, FUELING / VEHICLE MAINTENANCE AREA, TEMPORARY SANITARY FACILITIES,
UNLESS NOTED OTHERWISE, STAGING AREAS SHOULD CONTAIN THE FOLLOWING: JOB
COORDINATE LOCATIONS OF STAGING AREAS WITH THE OWNER AND RECORD IN THE SWPPP. j.
CALENDAR DAYS.
CONSTRUCTION ACTIVITY HAS FINISHED OR IS PLANNED TO BE DELAYED MORE THAN 21
OPERATIONS. INITIATE STABILIZATION MEASURES NO LATER THAN 14 CALENDAR DAYS AFTER
SEED MIX, OR SOD AS SOON AS PRACTICAL UPON COMPLETION OR DELAY OF GRADING
STABILIZE UNDEVELOPED, DISTURBED AREAS WITH MULCH, TEMPORARY SEED MIX, PERMANENT i.
LOCATED.
ALL DISTURBED AREAS, EXCEPT WHERE PAVEMENT, BUILDINGS OR OTHER IMPROVEMENTS ARE
RESPREAD A MINIMUM OF 6 INCHES OF TOPSOIL (INCLUDING TOPSOIL FOUND IN SOD) ON h.
INSTALLED.
PROVIDE INLET AND OUTLET CONTROL MEASURES AS SOON AS STORM SEWERS ARE
AND AS CONSTRUCTION OPERATIONS PROGRESS TO ENSURE CONTINUOUS RUNOFF CONTROL.
MATS, MULCH, DITCH CHECKS OR RIPRAP AS SOON AS AREAS REACH THEIR FINAL GRADES
INSTALL NECESSARY CONTROL MEASURES SUCH AS SILT BARRIERS, EROSION CONTROL g.
DEBRIS IMMEDIATELY AND TAKE REMEDIAL ACTIONS FOR FUTURE PREVENTION.
DRAINAGEWAYS, OR UNDERGROUND SEWERS. REMOVE ANY ACCUMULATION OF EARTH OR
ADJOINING PUBLIC OR PRIVATE PROPERTIES, INCLUDING STREETS, DRIVEWAYS, SIDEWALKS,
PREVENT ACCUMULATION OF EARTH AND DEBRIS FROM CONSTRUCTION ACTIVITIES ON f.
IMPLEMENT ANY RECOMMENDED MEASURES WITHIN 3 DAYS.
WEEKLY TO THE OWNER OR ENGINEER DURING CONSTRUCTION. REVISE THE SWPPP AND
INSPECTIONS AND ANY RESULTING ACTIONS IN THE SWPPP WITH A COPY SUBMITTED
BY THE CONTRACTOR) EVERY SEVEN CALENDAR DAYS. RECORD THE FINDINGS OF THESE
INSPECT THE PROJECT AREA AND CONTROL DEVICES (BY QUALIFIED PERSONNEL ASSIGNED e.
HAVE LOST 50% OF THEIR ORIGINAL CAPACITY.
THE PERMIT PERIOD. CLEAN OR REPLACE SILT CONTROL DEVICES WHEN THE MEASURES
ORDER, INCLUDING CLEANING, REPAIRING, REPLACEMENT, AND SEDIMENT REMOVAL THROUGHOUT
MAINTAIN ALL TEMPORARY AND PERMANENT EROSION CONTROL MEASURES IN WORKING d.
A MINIMUM THE TOTAL AREA DISTURBED BY CONSTRUCTION OPERATIONS AT ANY TIME.
PRESERVE EXISTING VEGETATION IN AREAS NOT NEEDED FOR CONSTRUCTION AND LIMIT TO c.
DISTURBING ACTIVITIES PRIOR TO SITE CLEARING AND GRADING OPERATIONS.
DITCH CHECKS, DIVERSION BERMS, OR SEDIMENTATION BASINS DOWNSTREAM OF SOIL
INSTALL PERIMETER AND FINAL SEDIMENT CONTROL MEASURES SUCH AS SILT BARRIERS, b.
AND MAXIMIZE STORM WATER INFILTRATION, AND MINIMIZE SOIL COMPACTION.
WATERS, DIRECT STORM WATER TO VEGETATED AREAS TO INCREASE SEDIMENT REMOVAL
DISCHARGING FROM BASINS, PROVIDE AND MAINTAIN NATURAL BUFFERS AROUND SURFACE
UTILIZE OUTLET STRUCTURES THAT WITHDRAW WATER FROM THE SURFACE WHEN a.
UNLESS INFEASIBLE OR NOT APPLICABLE:
GENERAL PERMIT AND SWPPP, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING BMP'S
THE CONTRACTOR IS RESPONSIBLE FOR COMPLIANCE WITH ALL REQUIREMENTS OF THE 4.
CONSTRUCTION PROGRESS AND CHANGES AT THE PROJECT SITE.
THE SWPPP AND SITE MAP SHOULD BE EXPEDITIOUSLY REVISED TO REFLECT 3.
BMP'S FROM THOSE SHOWN ON THE PLAN MAY BE REQUIRED.
RESPONSIBILITY OF THE CONTRACTOR TO IDENTIFY, NOTE AND IMPLEMENT. ADDITIONAL
CONTROL MEASURES REQUIRED AS A RESULT OF CONSTRUCTION ACTIVITIES ARE THE
FOR COMPLIANCE WITH THE PROJECT'S NPDES PERMIT COVERAGE. ALL BMP'S AND EROSION
THE SWPPP ILLUSTRATES GENERAL MEASURES AND BEST MANAGEMENT PRACTICES (BMP) 2.
MADE DURING CONSTRUCTION.
FOR ADDITIONAL REQUIREMENTS AND MODIFICATIONS TO THE POLLUTION PREVENTION PLAN
ADDITION TO THESE PLAN DRAWINGS. THE CONTRACTOR SHOULD REFER TO THE SWPPP
THE STORM WATER POLLUTION PREVENTION PLAN (SWPPP) IS A SEPARATE DOCUMENT IN 1.
POLLUTION PREVENTION PLAN:C.
ACCEPTANCE AND/OR SUBMITTAL OF THE NOTICE OF DISCONTINUATION.
RECORD COPY AND PROVIDE THE ORIGINAL DOCUMENTS TO THE OWNER UPON PROJECT
PERIOD OF THREE YEARS AFTER PROJECT COMPLETION. THE CONTRACTOR SHALL RETAIN A
ALL PLANS, INSPECTION REPORTS, AND OTHER DOCUMENTS MUST BE RETAINED FOR A
OF THE DISTURBED SITE AND REMOVAL OF ALL TEMPORARY EROSION CONTROL MEASURES.
A "NOTICE OF DISCONTINUATION" MUST BE FILED WITH THE IDNR UPON FINAL STABILIZATION 3.
THE CODE OF IOWA.
WITH THE NPDES PERMIT REQUIREMENTS IS A VIOLATION OF THE CLEAN WATER ACT AND
JURISDICTIONAL AGENCIES WITHIN 3 HOURS OF BEING REQUESTED. FAILURE TO COMPLY
SITE OR OFFSITE. IF KEPT OFFSITE, THESE DOCUMENTS MUST BE PRESENTED TO ANY
LETTER, CURRENT SWPPP, SITE INSPECTION LOG, AND OTHER ITEMS, SHALL BE KEPT ON
LIMITED TO, THE NOTICE OF INTENT, PROOF OF PUBLICATIONS, DISCHARGE AUTHORIZATION
ALL DOCUMENTS RELATED TO THE STORM WATER DISCHARGE PERMIT, INCLUDING, BUT NOT 2.
OBTAINING THE GENERAL PERMIT COVERAGE FROM THE IDNR.
MAINTAINING THE STORM WATER POLLUTION PREVENTION PLAN (SWPPP) AND POSSIBLY
ALL REQUIREMENTS OF THE NPDES GENERAL PERMIT NO. 2 INCLUDING CREATING OR
AND ALL SUBCONTRACTORS ARE RESPONSIBLE FOR COMPLIANCE WITH AND FULFILLMENT OF
REQUIRED BY THE ENVIRONMENTAL PROTECTION AGENCY (EPA). THE GENERAL CONTRACTOR
WATER DISCHARGES ASSOCIATED WITH CONSTRUCTION ACTIVITIES FROM THE IDNR, AS
THIS PROJECT REQUIRES COVERAGE UNDER THE NPDES GENERAL PERMIT NO. 2 FOR STORM 1.
STORM WATER DISCHARGE PERMITB.
ITEMS AND DEDUCT THE COST THEREOF FROM AMOUNTS DUE TO THE CONTRACTOR.
ADJOINING PUBLIC OR PRIVATE PROPERTY, THE OWNER MAY, BUT NEED NOT, REMOVE SUCH
STEPS TO PROMPTLY REMOVE EARTH SEDIMENTATION OR DEBRIS WHICH COMES ONTO
FEES INCURRED TO OWNER. FURTHER, IF THE CONTRACTOR FAILS TO TAKE NECESSARY
DAMAGES TO ADJOINING PUBLIC OR PRIVATE PROPERTY, INCLUDING REASONABLE ATTORNEY
HARMLESS FROM ANY AND ALL CLAIMS OF ANY TYPE WHATSOEVER RESULTING FROM
DAMAGE CLAIMS: THE CONTRACTOR WILL HOLD THE OWNER AND ARCHITECT / ENGINEER 2.
PERFORMANCE.
OFF-SITE BORROW OR DEPOSIT AREAS DURING PERFORMANCE OR AS A RESULT OF
TO PROTECT AGAINST EROSION AND POLLUTION FROM THIS PROJECT SITE AND ALL
ACT AND ANY LOCAL ORDINANCES. THE CONTRACTOR SHALL TAKE ALL NECESSARY STEPS
IOWA DEPARTMENT OF NATURAL RESOURCES (IDNR) NPDES PERMIT, THE U.S. CLEAN WATER
POTENTIAL POLLUTION AND SOIL EROSION CONTROL REQUIREMENTS OF THE IOWA CODE, THE
CODE COMPLIANCE: THE CONTRACTOR IS RESPONSIBLE FOR COMPLIANCE WITH ALL 1.
POLLUTION PREVENTION AND EROSION PROTECTIONA.
GRADING PLAN GENERAL NOTES
TEMPORARY EROSION CONTROL SEED MIXTURE).
PL AND SE BISHOP DR). THE REMAINDER OF THE SITE SHALL CONFORM TO THE SPECIFICATION FOR TYPE 4(URBAN
H. SUDAS TYPE 1 (PERMANENT LAWN MIXTURE) SEED SHALL BE USED WITHIN THE RIGHT-OF-WAY ON 98TH ST (SE WACO
FINISH DESIGN GRADES PRIOR TO SEEDING.
G. CONTRACTOR TO REMOVE ANY SEDIMENT FROM BASIN ACCUMULATED DURING CONSTRUCTION AND REGRADE BASIN TO
SIDEWALKS CAUSED BY CONSTRUCTION ACTIVITIES.
F. THE CONTRACTOR IS RESPONSIBLE FOR CLEANING DIRT AND DEBRIS FROM NEIGHBORING STREETS, DRIVEWAYS, AND
DEPTH TO FINISH GRADES.
E. CONTRACTOR TO STRIP AND STOCKPILE TOPSOIL FROM ALL AREAS TO BE CUT OR FILLED. RESPREAD TO MINIMUM 6"
SHALL BE PROVIDED ONCE PAVING IS COMPLETE
AROUND STORM INTAKES SHALL BE MAINTAINED UNTIL PAVING AND SEEDING/ SODDING ARE COMPLETE. SEDIMENT BASKETS
D. CONTRACTOR SHALL PROVIDE SILT FENCE AROUND ALL STORM INTAKES AND WHERE SHOWN ON THE PLAN. SILT FENCE
C. GRADES SHOWN ARE FINISHED GRADE AND/OR TOP OF PAVING SLAB (GUTTER), UNLESS OTHERWISE NOTED.
CONTRACTOR TO THE OWNERS SPECIFICATIONS WITHOUT ADDITIONAL COMPENSATION.
B. PROTECT EXISTING UTILITIES FROM CONSTRUCTION DAMAGE. ANY DAMAGE THAT OCCURS SHALL BE REPAIRED BY THE
THE EXACT LOCATION INDICATED.
AREA, EITHER IN SERVICE OR ABANDONED. THE SURVEY FURTHER DOES NOT WARRANT THAT THE UTILITIES SHOWN ARE IN
OBTAINED. THE SURVEYOR MAKES NO GUARANTEE THAT THE UTILITIES SHOWN COMPRISE ALL SUCH UTILITIES IN THE
A. UTILITY WARNING: THE UTILITIES SHOWN HAVE BEEN LOCATED FROM FIELD SURVEY INFORMATION AND/ OR RECORDS
STORMWATER MANAGEMENT QUANTITIES
4 4
1 1
2%2%
1' Min.
10' Min.
EMERGENCY SPILLWAY SECTION
TYPE 1 PERMANENT LAWN MIXTURE 2.18 AC
CONTROL MIXTURE(ENTIRE SITE) 39.82 AC
TYPE 4 URBAN TEMPORARY EROSION
SEEDING, FERTILIZING & MULCHING 42 AC
PRIVATE SEDIMENT BASKETS 30 EA
PUBLIC SEDIMENT BASKETS 24 EA
TEMPORARY SEDIMENT RISER 1 EA
PRIVATE SILT FENCE 3700 LF
PUBLIC SILT FENCE 5420 LF
WITH PROPERTY OWNER)
(COORDINATE SIZE AND FINAL LOCATION
APPROX. TOPSOIL STOCKPILE LOCATION
(FIELD VERIFY WITH ENGINEER)
APPROX. CONCRETE WASHOUT LOCATION
WALNUT CREEK WATERSHED
DISCHARGE LOCATION TO
(TYP.)
SILT FENCE
WITH PROPERTY OWNER)
(COORDINATE SIZE AND FINAL LOCATION
APPROX. TOPSOIL STOCKPILE LOCATION
(FIELD VERIFY WITH ENGINEER)
APPROX. CONCRETE WASHOUT LOCATION
WATERSHED
TO WALNUT CREEK
DISCHARGE LOCATION SEDIMENT STAND PIPE
30" PVC TEMPORARY
SUGAR CREEK WATERSHED
DISCHARGE LOCATION TO
(COORDINATE WITH PROPERTY OWNER)
STAGING AREA
WALNUT CREEK WATERSHED
DISCHARGE LOCATION TO
AREA OF DISTURBANCE = 42 AC.
500 SF OF RECP
700 SF OF RECP
WITH PROPERTY OWNER)
(COORDINATE SIZE AND FINAL LOCATION
APPROX. TOPSOIL STOCKPILE LOCATION
ENTRANCE
CONSTRUCTION
STABILIZED
BASKET
SEDIMENT
BASKET
SEDIMENT
BASKET
SEDIMENT
BASKET
SEDIMENT
BASKET
SEDIMENT
SEDIMENT BASKET
SEDIMENT BASKET
BASKET
SEDIMENT
BASKET
SEDIMENT
SEDIMENT BASKET
BASKET
SEDIMENT
BASKET
SEDIMENT
BASKET
SEDIMENT
BASKET
SEDIMENT
BASKET
SEDIMENT
BASKET
SEDIMENT
BASKET
SEDIMENT
BASKET
SEDIMENT
BASKET
SEDIMENT
BASKET
SEDIMENT
BASKET
SEDIMENT
BASKET
SEDIMENT
BASKET
SEDIMENT
BASKET
SEDIMENT
BASKET
SEDIMENT
BASKET
SEDIMENT
BASKET
SEDIMENT
BASKET
SEDIMENT
BASKET
SEDIMENT
BASKET
SEDIMENT
BASKET
SEDIMENT
FUTURE DETENTION WITH DEVELOPMENT OF LOT1
SEWER WHEN LOT1 IS DEVELOPED.
4" SUBDRAIN TO BE REPLACED BY STORM
TEMPORARY DRAINAGE SWALE AND
283284 284284285285
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290290290290290290291291291 292292
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9
2
El=287.34
North Rail
El=283.91
North Rail
CP12CP13
3101 WACO PL, WAUKEE
GILES, RICHARD W & CAROLYN A GILES TRUSTEES GILES, RICHARD W REVOCABLE TRUST
3101 WACO PL, WAUKEE
GILES, RICHARD W & CAROLYN A GILES TRUSTEES GILES, RICHARD W REVOCABLE TRUST
1273SF
1273SF
1226SF
1226SF
1226SF
1397SF
1226SF
1226SF
1273SF
1226SF
1226SF
1226SF
1226SF
1397SF
1273SF
1273SF
950SF
912SF
912SF
912SF
912SF
912SF
950SF
950SF
912SF
912SF
912SF
912SF
950SF
912SF
912SF
912SF
912SF
950SF
950SF
950SF
912SF
912SF
912SF
912SF
912SF
912SF
950SF
912SF
912SF
912SF
912SF
912SF
950SF
950SF
950SF
912SF
912SF
912SF
912SF
950SF
950SF 912SF 912SF 912SF 912SF 950SF 950SF 912SF 912SF 912SF 912SF 912SF 912SF 950SF
1273SF 1226SF 1226SF 1226SF 1226SF 1273SF 1273SF 1226SF 1226SF 1226SF 1226SF 1273SF 1273SF 1226SF 1397SF 1226SF 1397SF 1397SF 1226SF 1273SF 1273SF 1226SF 1226SF 1226SF 1226SF 1226SF 1273SF
434,977 SF
9.99 AC.
331.40'
628.40'
297.00'35.00'551.95'
CURVE 4
CU
R
V
E 693.82'90.00'
94.55'408.54'1145.55'
101,474 SF
2.33 AC.
LOT3
90,940 SF
2.09 AC.
LOT6
20' Building Setback Line20' Building Setback Line
9.20 AC.
400,855 SF
OUTLOT "Z"
661 SF
652 SF
652 SF
631 SF 682 SF
604 SF
604 SF
713 SF
679 SF 629 SF
652 SF
652 SF
604 SF
604 SF
713 SF661 SF
652 SF
652 SF
604 SF
604 SF
661 SF
713 SF
652 SF 604 SF
652 SF604 SF
604 SF 652 SF
604 SF652 SF
652 SF 604 SF
713 SF661 SF
LOT7 LOT8 LOT9 LOT10 LOT11 LOT12 LOT13
LOT14 LOT15 LOT16 LOT17 LOT18 LOT19
LOT20 LOT21 LOT22 LOT23 LOT24 LOT25
LOT33
LOT32
LOT31
LOT30
LOT29
LOT28
LOT27
LOT26
LOT34
LOT35
LOT36
LOT37
LOT38
LOT41
LOT40
LOT39
LOT89
LOT90
LOT91
LOT92
LOT93
LOT94
LOT95
LOT96
LOT97
LOT98
LOT99
LOT100
LOT101
LOT102
LOT103
LOT69 LOT70 LOT71 LOT72 LOT73 LOT74 LOT75 LOT76 LOT77 LOT78 LOT79 LOT80 LOT81 LOT82
LOT68 LOT67 LOT66 LOT65 LOT64 LOT63 LOT62 LOT61 LOT60 LOT59 LOT58 LOT57 LOT56 LOT55 LOT54 LOT53 LOT52 LOT51 LOT50 LOT49 LOT48 LOT47 LOT46 LOT45 LOT44 LOT43 LOT42
LOT137
LOT136
LOT135
LOT134 LOT133
LOT132
LOT131
LOT130
LOT129 LOT118
LOT119
LOT128
LOT127 LOT120
LOT121LOT126
LOT125 LOT122
LOT123LOT124
LOT117 LOT104
LOT105
LOT116
LOT106
LOT115
LOT114 LOT107
LOT108
LOT113
LOT112 LOT109
LOT111 LOT110
LOT88
LOT86
LOT85
LOT84
LOT83
LOT87
3101 WACO PL, WAUKEE
GILES, RICHARD W & CAROLYN A GILES TRUSTEES GILES, RICHARD W REVOCABLE TRUST 87.73'331.40'
LOT2
101,474 SF
2.33 AC.
20' Building Setback Line
7
15 GARAGE
8"W
8"W8"S
8"S
8
"
S
8"W
6"SUNION PACIFIC RAILROAD
15"
S
T
5
10
5
15 GARAGE
7 8"S7 GARAGE7 GARAGE7 GARAGE8 GARAGE
4
2
3 24"ST18"ST
SE BISHOP DRIVE 8"W8"W150' HYDRANT COVERAGE150'
H
Y
D
RA
N
T CO
V
ERA
G
E150' HYDRANT COVERAGE150' HYDRANT COVERAGE
150' HYDRANT COVERAGE150' HYDRANT COVERAGE150' HYDRANT COVERAGE
150' HYDRANT COVERAGE1
5
0' HYDRAN
T
COV
ERAG
E
150' HYDRANT COVERAGE
150' HYDRANT COVERAGE
150' HYDRANT COVERAGE
SE BROWNSTONE WAYSE EMERALD DRIVESE QUARTZ LANESE RUBY COURTSE CORAL WAYSE GRANITE DRIVE
SE SAPPHIRE LANE8"W8"W9
10
15 GARAGE
8
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287 288 BYDATEREVISIONMARKScale:Checked By:Engineer:Technician:Date:Field Bk: Pg:1"= JWMJ:\2014_projects\114.1091\Cadd\SP09_1141091_LND.dgn1/27/20169:08:48 AMSnyder1:40Y:\pen\date.tblY:\print_drivers\Black_Gray\V8iBWFullWeightPDF.pltcfgSheetofSheet of
Project No:SNYDER & ASSOCIATES, INC.Project No:515-964-2020 | www.snyder-associates.comANKENY, IOWA 500232727 S.W. SNYDER BLVD.WAUKEE, IA114.1091 114.109111 11EDCEDCJWM09-01-15COVE AT KETTLESTONE TOWNHOMES1REVISED AS PER CITY COMMENTS10/01/15JWM2REVISED AS PER CITY COMMENTS10/20/15JWM3REVISED AS PER CITY COMMENTS11/06/15SVS4JWM01/27/16REVISED AS PER OWNER0
SCALE (FEET)
40 40'PLANTING PLANPLANTING PLAN GENERAL NOTESLANDSCAPE REQUIREMENTS AND CALCULATIONS
3. SHREDDED BARK MULCH2. SPADED VERTICAL EDGEEROSION CONTROL PLAN; UNLESS, OTHERWISE NOTED.TYPE 1 LAWN SEED MIX IN ACCORDANCE WITH PROPOSED 1. SEED ALL OTHER AREA'S DISTURBED FROM CONSTRUCTION WITH
BOTANICAL NAMEKEY
SHRUBSSIZE COMMENTS
2" B&B
B&B6' HT.
AG AUTUMN BRILLANCE SERVICEBERRYAmelanchier x grandiflora 'Autumn Brilliance'B&B, MULTI-STEM
2"
2" B&B
2" B&B
2" B&BTilia americana 'Redmond'
B&B
2" B&B
2" B&BUlmus carpinifolia x parvifolia 'Frontier'
6' HT.B&B
GT
REDMOND AMERICAN LINDENTA
AB Abies balsamea BALSAM FIR
CO Celtis occidentalis 'Prairie Pride'
UC FRONTIER ELM
36" Ht.CONT. (6' O.C.)Taxus x media 'Densiformis'DENSIFORMIS YEW
36" Ht.HP
36" Ht.CONT. (6' O.C.)JC SEA GREEN JUNIPERJuniperus chinensis 'Sea Green'
PLANT SCHEDULE
QB Quercus bicolor SWAMP WHITE OAK B&B
B&B
SR Syringa reticulata 'Ivory Silk'IVORY SILK JAPANESE TREE LILAC B&B, MULTI-STEM
B&B
B&B
B&B, COLUMNAR
B&B, COLUMNAR
6' HT.B&B
Acer rubrum 'Karpick'
PRAIRIE PRIDE HACKBERRY
KARPICK RED MAPLE
CM Cornus mas 'Golden Glory'
MP
24" HT.
24" Ht.
CONT. (4' O.C.)
CONT. (4' O.C.)
Viburnum dentatum 'Christom'BLUE MUFFIN VIBURNUM CONT. (6' O.C.)36" Ht.
GB PRINCETON SENTRY GINGKOGingko biloba 'Princeton Sentry'
QW Quercus x warei 'Long'REGAL PRINCE OAK
AR
BLACK HILLS SPRUCE
EASTERN WHITE PINE
PG Picea glauca 'Densata'
Pinus strobus
1•" CAL.
1•" CAL.
6' HT.
6' HT.
6' HT.
GOLDEN GLORY DOGWOOD
6' HT.B&B
CP Crataegus phaenopyrum 'Fastigiata'COLUMNAR WASHINGTON HAWTHORN
4-PG
3-AG
4-CO
3-PS
3-CP
3-UC
1-TA
3-GT
6-AB
3-AR
5-MP
3-AB1-AP5-AG3-PG
3-CM1-GB2-PS4-MP
3-CO1-SR3-QB2-MP3-TA
3-PG
1-QB2-PS3-AP
3-PG
3-UC
3-PG
4-GT
1-PG
1-CO
1-CO 2-AR
1-TA
2-UC
1-AR
2-AP
1-GT
3-CM 1-GT
1-GT
2-GB
2-AP
1-QW
2-AP
2-QW
1-AP
1-GB
1-AP
2-AP
1-GT
1-GT
3-CM
3-CM
1-GT
2-UC
1-GB
1-QW
1-TA
1-TA
3-GT
2-QW
1-QW
2-UC
1-CO
2-QW
1-AR
1-AR
1-GB
1-QW
2-TA
2-UC
1-AP
1-AP 1-GT
3-MP
2-AP
2-TA
1-GB
1-AR
2-CO1-UC
3-GT
3-PG
1-AP1-AP
1-UC
3-AR6-AB
3-CM
1-QB
1-QB
7-PG
3-TA
8-UC
8-TC
1-TC
4-GT
9 93-PG
3-PG
1-AG
2-CP
2-PG
2-PS
1-SR
2-CP
1-PG
1-AA 1-AA 1-AA1-AA2-AA 1-AA 1-AA
1-AA1-AA
F. SOD ALL DISTURBED AREAS.
PERIMETER, AND IN ALL AREAS INDICATED ON PLAN.
E. PROVIDE 3-INCH DEPTH SHREDDED HARDWOOD MULCH AROUND ALL PLANTINGS TO A MIN. 3-FOOT
D. CONTRACTOR SHALL GUARANTEE ALL PLANT MATERIAL FOR A PERIOD OF ONE YEAR FROM DATE OF INSTALLATION.
STANDARDS FOR NURSERY STOCK" (ANSI Z60.1-LATEST EDITION).
C. ALL PLANT MATERIAL SHALL AT LEAST MEET MINIMUM REQUIREMENTS SHOWN IN THE "AMERICAN
WITH UTILITY COMPANIES DURING CONSTRUCTION.
CARELESSNESS SHALL BE CORRECTED AT THE CONTRACTOR'S EXPENSE. COORDINATE AND COOPERATE
TO UTILITIES AND SERVICES DURING CONSTRUCTION. ANY DAMAGE DUE TO THE CONTRACTOR'S
FOR DETERMINING EXISTENCE, EXACT LOCATION AND DEPTH OF ALL UTILITIES. AVOID DAMAGE
B. NOTIFY UTILITY OWNERS PRIOR TO BEGINNING ANY CONSTRUCTION. CONTRACTOR IS RESPONSIBLE
UTILITIES SHOWN ARE IN THE EXACT LOCATION INDICATED.
THE AREA, EITHER IN SERVICE OR ABANDONED. THE SURVEY FURTHER DOES NOT WARRANT THAT THE
THE SURVEYOR MAKES NO GUARANTEE THAT THE UTILITIES SHOWN COMPRISE ALL SUCH UTILITIES IN
THE UTILITIES SHOWN HAVE BEEN LOCATED FROM FIELD SURVEY INFORMATION AND/OR RECORDS OBTAINED.
A. UTILITY WARNING:
2-AP
2-AP
1-AP3-UC2-UC
1-AR2-MP
1-AA
1-AA
1-AA
1-AA
2-AA
2-QB
1-QB
Acer x platnoides columnar
COMMON NAME
COLUMNAR NORWAY MAPLE
Gleditisia triacanthos var. inermis 'Skyline'SKYLINE HONEYLOCUST
AP
6' HT.
6' HT.
6' HT.
Malus 'Pink Spires'PINK SPIRES CRABAPPLE
Malus 'Spring Snow'SPRING SNOW CRABAPPLE
TREESEVERGREENTREESPS
MS
STANDING OVATION SERVICEBERRYAmalanchier alnifolia 'Obelisk'AA
1 OVERSTORY TREE PER 40 LF OF FRONTAGE
STREET TREE REQUIREMENT:
THERE ARE NO BUFFER REQUIREMENTS
BUFFER REQUIREMENT:
FOUNDATION PLANTINGS ARE REQUIRED AT THE BASE OF ALL BUILDINGS
FOUNDATION PLANTINGS:
(66 UNDERSTORY PROVIDED)
66 UNDERSTORY TREES REQUIRED
(65 EVERGREEN PROVIDED)
65 EVERGREEN TREES REQUIRED
(131 OVERSTORY PROVIDED)
131 OVERSTORY TREES REQUIRED
UNITS
2 TREES PER UNIT (50% OVERSTORY, 25%EVERGREEN, 25% UNDERSTORY); 131
OPEN SPACE:
- 42.73%)
434,977 SF (TOTAL LOT) x 15% = 65,246.55 SF REQUIRED (185,872 SF PROVIDED
15% OPEN SPACE REQUIRED
REQUIREMENTS AND THE KETTLESTONE DESIGN GUIDELINES PUD)
(LANDSCAPE CALCULATIONS BASED UPON CITY OF WAUKEE ZONING CODE
Spiraea x bumulda 'Gumball'GUMBALL SPIREA
Physocarpus opulifolius 'Donna May'LITTLE DEVIL NINEBARK
VD
PO
SB
TM
Hydrangea paniculata 'Jane'LITTLE LIME HYDRANGEA CONT. (4' O.C.)
ANTICIPATED MECHANICAL UNIT LOCATIONS.
7-SB
2-PO
2-HP
4-SB
1-VD
2-TM
5-HP
2-PO
7-PO
2-VD
3-VD
7-SB
4-TM
TM
7-HP
2-SB
3-SB
2-HP
2-SB
2-HP
3-PO
2-SB
2-SB
1-TM
1-TM
2-VD
7-TM
4-HP
3-JC
7-PO
3-JC
7-SB
1-VD
1-VD
2-HP
3-SB
1-VD
3-SB
1-JC
3-PO
4-VD
7-TM
7-TM
1-TM
1-TM
1-TM
1-TM
3-SG
7-SB
2-HP
2-PO
4-PS
5-HP
2-PG
ATTACHMENT TO POST
Fabric
Post
cable ties
Wire or 5
TYPICAL SILT FENCE DITCH CHECK
F
oresl
o
p
eVariable (20' for a normal 10' wide ditch.)
(5'-0" max.)
Post spacing
(5'-0" max.)
Post spacing
4
5
1
3
Backslope 902
904
906
908
910
TYPICAL SILT FENCE INSTALLATION ON LONGITUDINAL SLOPES
individual section of silt fence
Install "J-hook" at each end of an
ground contour
Install parallel to
(Plan View)
(600' if slope is flatter than 5%)
200' max. length per section
documents or as directed by the Jurisdictional Engineer.
Section 9040, 3.07 and at locations shown in the contract
Install silt fence according to the requirements of
GENERAL NOTES:
1
2
3
4
5
Insert 12 in. of fabric a minimum of 6 in. deep
(fabric may be folded below the ground line)
Compact ground by driving along each side of
the silt fence as required to sufficiently
secure the fabric in the trench to prevent
pullout and flow under the fence.
In ditches, extend silt fence up side slope so
the bottom elevation at the end of the fence is
a minimum of 2 in. higher than the top of the
fence in the low point of the ditch.
Steel posts to be embedded 20 in. unless
otherwise allowed by the Jurisdictional
Engineer.
Secure top of engineering fabric to steel posts
using wire or plastic ties (50 lb. min.). See
details of "Attachment to Posts."
TYPICAL SILT FENCE INSTALLATION ON LONGITUDINAL SLOPES
Ground line
Fabric
Flow
4'-0" minimum
'T' steel fence post
(Profile View)
4
1
1
2
See plans for spacing
NO SCALE
SILT FENCE DETAIL
Ground line
Fabric
1
5
4
or as required to adequately support fence
Reduce post spacing to 5'-0" at water concentration areas,
8'-0"spacing
24"DETAILS OF SILT FENCE ON LONGITUDINAL SLOPES36"6''
(Trees larger than 2 1/2 inch diameter)
STAKING PLAN
1
1
(4'-0" MIN.)
TREE HEIGHT
1/2 TO 2/3
(2'-0" MIN.)
TREE HEIGHT
1/4 TO 1/3
6"
1
1
NO SCALE
DECIDUOUS TREE STAKING DETAIL
NO SCALE
PLANTING PIT DETAILS
NO SCALE
TREE DRAINAGE WELL DETAIL
Diameter
8" to 12"
6' DEPTH
SLOPE PLANTING PIT DETAIL
SCARIFY SIDES OF PIT
LOCATED AT TOP OF ROOTBALL
2" OF TRUNK. ROOT COLLAR IS NOT ALWAYS
FINISH GRADE. DO NOT PLACE MULCH WITHIN
SET ROOT COLLAR AND ROOT FLARE 2" ABOVE
MINIMUM FOR SHRUBS
2X ROOTBALL
MINIMUM FOR TREES
3X ROOTBALL
ROOT SYSTEM
OR CONTAINER
DEPTH OF ROOT BALL
EXISTING SLOPE
FINISH GRADE
PLACE ROOT BALL ON UNDISTURBED SOIL
TREE OR SHRUB
ROOT BALL
BEGIN TRANSITION AT EDGE OF
2:1 MAXIMUM TRANSITION SLOPE. MINIMUM 6' DIAMETER, 3" DEPTH MULCH RING
BEYOND EDGE OF ROOT BALL
3" HEIGHT WATER RETENTION BERM
BASKET MINIMUM.
MINIMUM TOP 1/2 OF BURLAP AND WIRE
BALLED AND BURLAP (B&B) PLANTS REMOVE
MATERIAL. REMOVE ALL TWINE. FOR
IMPEDE THE GROWTH OF THE PLANT
CONTAINERS OR OTHER MATERIAL THAT WILL
REMOVE ALL NON-BIODEGRADABLE MATERIAL,
TO SOUTHWEST
PLACE ON STAKE
TO SOUTHWEST
PLACE ON STAKE
inch diameter or smaller}2
1{Trees 2
STAKING PLAN
MATERIAL
FLAGGING
GARDEN HOSE
DETAILS
SEE PLANTING PIT
SEE PLANTING PIT DETAIL
FINISH GRADE
IMPERVIOUS SOIL
SEPTIC GRAVEL
{IF PRESENT}
PERVIOUS SOIL
BY ENGINEER.
INSTALLATION; AS APPROVED
IMPERVIOUS SOILS ARE FOUND DURING
TREE DRAINAGE WELL ONLY REQUIRED IF
NOTE:
into the pervious soil layer.
extends a minimum of 12 inches
well may be termineated when the well
depth less the 6 feet, the drainage
If pervious soil is encountered at a
ENGINEERING FABRICRoot Ball Dia
mete
r 1 1/2 to 2 Tim
es SCARIFY SIDES OF PIT
TYPICAL PLANTING PIT DETAIL
LOCATED AT TOP OF ROOTBALL
2" OF TRUNK. ROOT COLLAR IS NOT ALWAYS
FINISH GRADE. DO NOT PLACE MULCH WITHIN
SET ROOT COLLAR AND ROOT FLARE 2" ABOVE
MINIMUM FOR SHRUBS
2X ROOTBALL
MINIMUM FOR TREES
3X ROOTBALL
ROOT SYSTEM
OR CONTAINER
DEPTH OF ROOT BALL
FINISH GRADE
PLACE ROOT BALL ON UNDISTURBED SOIL
BEYOND EDGE OF ROOT BALL
3" HEIGHT WATER RETENTION BERM
BASKET MINIMUM.
MINIMUM TOP 1/2 OF BURLAP AND WIRE
BALLED AND BURLAP (B&B) PLANTS REMOVE
MATERIAL. REMOVE ALL TWINE. FOR
IMPEDE THE GROWTH OF THE PLANT
CONTAINERS OR OTHER MATERIAL THAT WILL
REMOVE ALL NON-BIODEGRADABLE MATERIAL,
MINIMUM 6' DIAMETER, 3" DEPTH MULCH RING
branch.
Wrap trunk from ground line to first
10 101'(TRANSITION MATS)
OUTLET AND CHANNEL SCOUR PROTECTION
SECTION VIEW
SOIL COVER
CULVERT OUTLET PROTECTION - PLAN VIEW
(TYPICAL TRANSITION MAT APRON AT CULVERT OUTLET INTO CHANNEL)
APPROPRIATE SOIL COVER
EROSION WITH
DOWNSTREAM SOILS FROM
PROTECT BARE/DISTURBED
SOIL COVER
PROTECTION
FOR DOWNSTREAM
CALCULATOR TO COMPUTE
USE NORMAL-DEPTH
DIAMETER.
HALF THE CULVERT
UP TO A DEPTH AT LEAST
AND BOTH SIDE SLOPES
WIDTH OF CHANNEL (W)
PROTECTION: BOTTOM
RECOMMENDED WIDTH OF
TRANSITION MATS
TRANSITION MAT APRON LENGTH
ANCHOR PATTERN
OF FLOW
DIRECTION
EXTRA ANCHORS AS NEEDED FOR UNEVEN SOIL SURFACE.
EXTRA ANCHORS AS NEEDED FOR LOOSE OR WET SOILS.
USE A MINIMUM OF 8 ANCHORS PER MAT.
ADJACENT MATS ABUT TOGETHER LATERALLY AND LONGITUDINALLY.
TOP OF SCOURSTOP MATS SHOULD BE FLUSH WITH OR BELOW CULVERT.
ABUT TRANSITION MATS TO END OF CULVERT OR CULVERT APRON.
TRANSITION MAT
WASHER
LOCK
RECESSED
BULLET ANCHOR
36" ANCHOR STRAP
ANCHOR ILLUSTRATION
EXTRA ANCHORS AS NEEDED TO SECURE MAT TIGHTLY OVER SOIL COVER.
MINIMUM DEPTH 24" IN LOOSE, SANDY OR WET SOIL.
MINIMUM DEPTH 12" IN COMPACTED, COHESIVE SOIL.
DRIVE ANCHOR INTO FIRM SOIL, PULL UP ON STRAP TO SET BULLET.
NO SCALE
FTM/TRM DETAIL
LENGTH OF PROTECTION
WIDTH OF PROTECTIONNO SCALE
FIRE HYDRANT ASSEMBLY
NO SCALE
5.0''
5.0''
2.0''
CLUSTER MAILBOX PAD DETAIL
4'-0"
W/15" MIN. OVERLAP
4-#4 LONGITUDINAL REBAR
5'-0" O.C. (4'-6" LONG)
#4 TRAVERSE REBAR @ CLEARANCE2"2% MIN
.SLOPE
6"
NOTES
SUBGRADE
6" COMPACTED 6"1"1% MIN.SLOPE
5" SPECIFICATIONS.
5. REBAR SHALL BE EPOXY COATED STEEL AS PER THE STANDARD
SPECIFICATIONS.
4. CURING AS SPECIFIED FOR CONCRETE PAVEMENT IN THE STANDARD
SIDEWALKS AND PROVIDE FINAL BROOM FINISH.
3. FINISH SHALL CONFORM TO STANDARD SPECIFICATIONS FOR
THE CONSTRUCTION. PLACE TOPSOIL OVER ALL AREAS DISTURBED.
2. CONCRETE WILL HAVE THE MIX DESIGN AS SHOWN FOR STREET PAVEMENT IN
CLASS "A" ROADSTONE BASE.
1. SUBGRADE SHALL CONSIST OF A FIRM UNYIELDING CLAY (CL OR CH) OR
NO SCALE
CUNNETTE DETAIL
NOTES
MINIMUM SIZE FOR PIPING. VALVES AND FITTINGS
FROM WATER MAIN TO HYDRANT INLET: 6".
1.
PROVIDE TRACER WIRE AND TRACER WIRE STATION.2.
WRAP HYDRANT, PIPE AND FITTINGS WITH POLYETHYLENE
ENCASEMENT.
3.
VALVE BOX
ANCHORING TEE OR STANDARD
UNDISTURBED EARTH
TEE AND ANCHORING COUPLING2'-0"DEPTH VARIES1'-0" X 1'-0" X 4"
CONCRETE PAD
BACKFILL WITH 3/4" WASHED GRAVEL
MAIN TRENCH
WALL
VARIES
WATER MAIN
THRUST BLOCKANCHORING
PIPE
GATE
VALVEMIN. 6'-0"18" MIN.
OR TRACER WIRE.
NOT COVER DRAIN HOLES
UNDISTURBED EARTH. DO
THRUST BLOCK AGAINST
POURED CONCRETE
HYDRANT
10
1
10
2
10
3
10
4
10
5
10
6
10
7
10
8
SITE DETAILSNOTES:
1.Cluster Mailbox to be located on the no parking/street light side of
street.
2.Do not locate at intersection.
3.Locate near shared property line per approved plan.
BACK OF CURB
MAILBOX CLUSTER
FRONT FACE OF
8" THICK(MINIMUM)
5' X 5' MAILBOX PAD
SIDEWALK BYDATEREVISIONMARKScale:Checked By:Engineer:Technician:Date:Field Bk: Pg:1"= JWMJ:\2014_projects\114.1091\Cadd\SP10_1141091_DTL.DGN1/27/20169:08:50 AMSnyder1:9.99998Y:\pen\date.tblY:\print_drivers\Black_Gray\V8iBWFullWeightPDF.pltcfgSheetofSheet of
Project No:SNYDER & ASSOCIATES, INC.Project No:515-964-2020 | www.snyder-associates.comANKENY, IOWA 500232727 S.W. SNYDER BLVD.WAUKEE, IA114.1091 114.109111 11EDCEDCJWM09-01-15COVE AT KETTLESTONE TOWNHOMES1REVISED AS PER CITY COMMENTS10/01/15JWM2REVISED AS PER CITY COMMENTS10/20/15JWM3REVISED AS PER CITY COMMENTS11/06/15SVS4JWM01/27/16REVISED AS PER OWNER
BYDATEREVISIONMARKScale:Checked By:Engineer:Technician:Date:Field Bk: Pg:1"= JWMJ:\2014_projects\114.1091\Cadd\SP11_1141091_DTL.DGN1/27/20169:08:51 AMSnyder1:9.99998Y:\pen\date.tblY:\print_drivers\Black_Gray\V8iBWFullWeightPDF.pltcfgSheetofSheet of
Project No:SNYDER & ASSOCIATES, INC.Project No:515-964-2020 | www.snyder-associates.comANKENY, IOWA 500232727 S.W. SNYDER BLVD.WAUKEE, IA114.1091 114.109111 11EDCEDCJWM09-01-15COVE AT KETTLESTONE TOWNHOMES1REVISED AS PER CITY COMMENTS10/01/15JWM2REVISED AS PER CITY COMMENTS10/20/15JWM3REVISED AS PER CITY COMMENTS11/06/15SVS4JWM01/27/16REVISED AS PER OWNER4
2
7
UNI
ON PACI
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C RAI
LROAD5
10
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4
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3
SE BROW
NSTONE W
AYSE EMERALD DRIVESE QUARTZ LANESE RUBY COURTSE CORAL WAYSE GRANITE DRIVE
SE SAPPHIRE LANE1273SF
1273SF
1226SF
1226SF
1226SF
1397SF
1226SF
1226SF
1273SF
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950SF 912SF 912SF 912SF912SF 912SF 950SF 950SF 912SF 912SF 912SF 912SF 950SF 912SF 912SF 912SF 912SF 950SF950SF
950SF 912SF 912SF 912SF 912SF 912SF 912SF950SF912SF912SF912SF912SF912SF950SF 950SF
950SF
912SF
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912SF
950SF
950SF
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912SF
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912SF
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912SF
912SF
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950SF
1273SF
1226SF
1226SF
1226SF
1226SF
1273SF
1273SF
1226SF
1226SF
1226SF
1226SF
1273SF
1273SF
1226SF
1397SF
1226SF
1397SF
1397SF
1226SF
1273SF
1273SF
1226SF
1226SF
1226SF
1226SF
1226SF
1273SF
OUTLOT "Z"
661 SF
652 SF
652 SF
631 SF
682 SF
604 SF
604 SF
713 SF
679 SF
629 SF
652 SF
652 SF
604 SF
604 SF
713 SF
661 SF
652 SF
652 SF
604 SF
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661 SF
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652 SF
604 SF
652 SF
604 SF
604 SF
652 SF
604 SF
652 SF
652 SF
604 SF
713 SF
661 SF
LOT7 LOT8 LOT9 LOT10 LOT11 LOT12 LOT13 LOT14 LOT15 LOT16 LOT17 LOT18 LOT19 LOT20 LOT21 LOT22 LOT23 LOT24 LOT25
LOT33
LOT32
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LOT36
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LOT38
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LOT39
LOT89LOT90LOT91LOT92LOT93LOT94LOT95LOT96LOT97LOT98LOT99LOT100LOT101LOT102LOT103
LOT69
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LOT130 LOT129
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7
SIDEWALK RAMP AREA 1 DETAIL 1"=10'
SIDEWALK RAMP AREA 2 DETAIL 1"=10'
SIDEWALK RAMP AREA 3 DETAIL 1"=10'SIDEWALK RAMP AREA 4 DETAIL 1"=10'SIDEWALK RAMP AREA 8 DETAIL 1"=10'
SIDEWALK RAMP AREA 6 DETAIL 1"=10'SIDEWALK RAMP AREA 7 DETAIL 1"=10'
RAMP AREA 1
RAMP AREA 2
RAMP AREA 3
RAMP AREA 4
RAMP AREA 6 RAMP AREA 7
RAMP AREA 8
X X
X
XX
X
X
X
X
XX
X
X
X
X
X
X
X
X
X
X
X
X
X X
X
X X X X
XX
X X
XXXX
X
X
XX
X
XX
X
X
X
X X
X
X
X XX
XX
X
X
X
X
X
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X
X
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X X
XX X
X
X
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X
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X
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X
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X
11 11SIDEWALK RAMP DETAILS285.85286.29
285.90
285.80
285.55
285.50285.45
285.93
286.35
286.45
286.83
286.40
286.20
286.63
286.25
286.15
288.02
288.33
287.94
287.15 286.96
286.88
287.50
287.16
287.08
286.85
286.80
286.45
286.40
X 286.40
X 286.20
2
8
7
.4
2
28
7
.5
3
28
7
.34
2
8
7
.8
8
2
8
7
.5
0
28
7
.4
21.6%1.3%
287.30
287.20
287.43287.28287.38
287.73
1.6 %5.83%287.78287.43287.43
287.78
287.35
287.35
1.6%
X
287.00
X 287.80
X287.25
287.16
287.08
287.50
287.31286.98286.98
287.31
286.90
286.90 1.6%287.90
286.71
286.63 X
286.75
286.90
286.85
7.0%1.0%286.30
286.40
286.81
286.48286.38286.55
5.5%1.5%286.63286.32286.28286.46286.20286.24X
285.85
X
285.50
SIDEWALK RAMP AREA 5 DETAIL 1"=10'
RAMP AREA 5
X
X X
X
X
X
X
X
X
XX
X
288.00
287.95
288.22
288.03
287.35
287.30
287.57
287.38 10'SE BROWNSTONE WAY
SE BROWNSTONE WAY
SE BROWNSTONE WAY SE EMERALD DRIVESE SAPPHIRE LANESE SAPPHIRE LANESE GRANITE DRIVE
SE EMERALD DRIVESE GRANITE DRIVE
SE EMERALD DRIVE7.17%7.17%286.50G286.75T/C
28
7
.5
5G
2
8
7
.8
0T
/C
2
8
7
.2
0G
28
7
.4
5T
/C
6.33%1.83%1.33
%
2
.5
0%
287.85G288.10T/C
5.17%
5
.8
3%
5.
8
3
%1.6%
3.17%
287.17G287.42TC
287.10G287.35T/C
288.00G288.25T/C
286.30G286.55T/C
287.40G287.65T/C
287.45G287.70T/C
287.45287.70T/C
286.82G287.07T/C
287.05G287.30T/C
287.17G287.42TC
5.67%5.67%
287.00X
287.25X
286.57G286.82T/C
286.80G287.05T/C
3.18%
286.98G287.23TC
286.82X
286.98G287.23T/C
5
.
6
7%5.67%287.24G287.49T/C
287.43G287.93T/C3.17%287.89G288.14T/C 3.17%286.13G286.38T/C286.30G286.55T/C3.00%
1.5
%286.48G286.73T/C
286.22286.47T/C
2.83
%285.60G285.85T/C
7.17%
285.96286.21T/C
7.33%5.17%
X
288.10G288.60T/C
288.08G
6.5%
X
288.55
P.O. BOX 159 HUXLEY, IA 50124p: 515.597.5457f: 515.597.5461WWW.JCORP.BIZ10/30/156 Plex A-1ElevationsElevationsB1B1MATERIAL SCHEDULEB1R1R2S1S2S3S4Brick or Cultured Stone Architectural Asphalt ShinglesStanding Seam Metal Roof4” Vinyl Siding6” Vinyl SidingVertical Vinyl Siding Vinyl ShakesR1R2S1S1S2S4S1S1S1S1S3R2S1
P.O. BOX 159 HUXLEY, IA 50124p: 515.597.5457f: 515.597.5461WWW.JCORP.BIZ10/30/156 Plex A-1ElevationsB1B1MATERIAL SCHEDULEB1R1R2S1S2S3S4Brick or Cultured Stone Architectural Asphalt ShinglesStanding Seam Metal Roof4” Vinyl Siding6” Vinyl SidingVertical Vinyl Siding Vinyl ShakesR1R2S1S1S2S4S1S1S1S1S3R2S1
P.O. BOX 159 HUXLEY, IA 50124p: 515.597.5457f: 515.597.5461WWW.JCORP.BIZ12 / 18 / 156 Plex BElevationsMATERIAL SCHEDULEB1R1S1S2S3Brick or Cultured Stone Architectural Asphalt Shingles4” Vinyl Siding6” Vinyl Siding Vinyl ShakesS3S3S2S3S3S2B1B1B1S2R1
P.O. BOX 159 HUXLEY, IA 50124p: 515.597.5457f: 515.597.5461WWW.JCORP.BIZ12 / 18 / 156 Plex BElevationsMATERIAL SCHEDULEB1R1S1S2S3Brick or Cultured Stone Architectural Asphalt Shingles4” Vinyl Siding6” Vinyl SidingVinyl ShakesS3S3S2S3S3S2B1B1B1S2R1
P.O. BOX 159 HUXLEY, IA 50124p: 515.597.5457f: 515.597.5461WWW.JCORP.BIZ01/21/1612 Plex Double LoadElevationsMATERIAL SCHEDULEB1R1S1S2S3S4Brick or Cultured Stone Architectural Asphalt Shingles4” Vinyl Siding6” Vinyl SidingVertical Vinyl Siding Vinyl ShakesB1B1B1S1S1S1S1S3S4S1S1S1S1R1R1R1
P.O. BOX 159 HUXLEY, IA 50124p: 515.597.5457f: 515.597.5461WWW.JCORP.BIZ01/21/1612 Plex Double LoadElevationsMATERIAL SCHEDULEB1R1S1S2S3S4Brick or Cultured Stone Architectural Asphalt Shingles4” Vinyl Siding6” Vinyl SidingVertical Vinyl SidingVinyl ShakesB1B1B1S1S1S1S1S3S4S1S1S1S1R1R1R1