HomeMy WebLinkAbout2016-02-16-J03 Cove at Kettlestone Apartments - 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 Apartments
FORMAT: Resolution
SYNOPSIS INCLUDING PRO & CON: The applicant, Bricktowne Waukee, LLC, is
requesting approval of a site plan for 216 apartments, two garage bays
and a clubhouse 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 apartment 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 Apartments
Senior Planner Andy Kass stated that the site plan, brought forth by applicant
Bricktowne Waukee LLC, set to build 3 apartment buildings containing 72 units for a
total of 216 units in the 9.92 acre site south of SE University Ave and West of SE Waco
place. This property was the subject of a rezoning in early 2015 moving from a
Community and Highway Service Commercial District to a planned development,
community and highway service Commercial District. Mr. Kass pointed out that the area
would provide Maintenance and club house as well as a pool for resident amenities, with
31 garage units and 384 Surface parking spaces provided sidewalks provided. Mr. Kass
also explained that a 10 foot trail on the south side of area would be provided from SE
Waco Place to SE University Avenue. There will be one access on SE Bishop Drive and
an Access off of SE Waco Place as well. Utilities will extend water and sanitary off of SE
Waco Place and SE Bishop Drive to be owned and maintained privately. Mr., Kass stated
that there would be one pond on the North side of area, street trees provided on SE bishop
drive, and 2 trash enclosures provided for the area. The design for the Apartments would
be primarily comprised of red brick following the Kettlestone Design guidelines.
Commissioner Streit questioned the landscape and the provision of a vegetation
buffer between the two proposed sites. Mr. Kass answered that the townhome
developer would be responsible for most of the buffer, but did point out a section
that the apartments may be responsible for.
Commissioner Streit also questioned an anticipated construction schedule to
which the representative of both companies, Seth, advised that they would like to
start as soon as possible and that they were interested in getting started on the
apartments before the townhomes.
Commissioner Broderick clarified that there were only two trash areas for the
entire complex and if there were any walk ways between the buildings or if
someone would be walking across the parking lot. Mr. Kass advised that there
was a small walk way, but that the majority of the area was for the parking
requirement, and clarified that there were only two trash areas at this time.
Commissioner Streit questioned the viability of snow removal in the apartment
parking area. Mr. Kass advised that there was not a set way to go about it aside
from waiting for the majority of the tenants to be away for the day.
Motion by commissioner Streit, seconded by Commissioner Broderick to approve the
Site Plan for Cove at Kettlestone Apartments, subject to any remaining staff comments
and review of all legal documents by the City Attorney. Ayes: Fontenot, Streit,
Broderick, and Shanks. Nays: none
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
THE CITY OF WAUKEE, IOWA
RESOLUTION 16-
APPROVING THE SITE PLAN FOR COVE AT KETTLESTONE APARTMENTS
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 Apartments on February 9, 2016; AND,
WHEREAS, the Site Plan for the Cove at Kettlestone Apartments 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 Apartments 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 Apartments 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: Melissa DeBoer
RE: Cove at Kettlestone Apartments – Site Plan
DATE: February 9, 2016
GENERAL INFORMATION:
Applicant: Bricktowne Waukee, 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 9.22 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/Commercial
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 south of SE University Avenue and west of SE Waco Place and is
approximately 9.22 acres in area. This property was the subject of a rezoning in early 2015 that rezoned the
property from C-1 (Community and Highway Service Commercial District) to PD/C-1 (Planned Development/
Community and Highway Service Commercial District). The preliminary and final plats for this development
were approved in the fall of 2015.
February 5, 2016
2 of 3
ABOVE: Aerial photo of proposed site plan outlined in RED in relation to the surrounding properties
PROJECT DESCRIPTION:
The site plan includes a total of three apartment buildings. All of the apartment buildings are three story and
contain a total of 72 apartment units each (49 one bedroom and 23 two bedroom units per building). The site
also includes a total of 31 garage units located on the west side of the site. One garage building will include 13
garage units and the other garage building will include 18 garage units. A clubhouse/maintenance building is
proposed on the northwest portion of the site along with a fenced-in pool area immediately behind the
clubhouse.
ACCESS AND PARKING:
Access to the site will be provided in two locations, one access will be located on the north side of the site off
of SE Bishop Drive and the other access will be located on the east side of the site off of SE Waco Place/98th
Street.
A total of 384 parking spaces are required for this facility. The total amount of parking proposed is 384 spaces.
This includes a total of 31 garage spaces and 14 handicap accessible stalls. Traffic throughout the parking lot
will be two-way traffic.
SIDEWALKS/TRAILS:
A five foot wide sidewalk will be installed on the north side of the site along SE Bishop Drive. A ten foot wide
trail will be installed along the east side of the site along SE Waco Place/98th Street. Sidewalk connections are
being provided from the apartment buildings to the trail along SE Waco Place. Another sidewalk connection is
provided from the apartment building on the north to the sidewalk located along SE Bishop Drive.
February 5, 2016
3 of 3
UTILITIES:
All buildings are serviced with public utilities.
Storm water detention for the proposed development will be provided in a detention basin located at the
northeast side of the site. This detention basin is proposed to be a dry bottom detention basin and will be
seeded.
OPEN SPACE AND LANDSCAPING:
A minimum of 15% of the project area is required to be open space. The total project area is 9.22 acres and
the proposed amount of open space is 40% of the project area. Street trees are proposed along both SE
Bishop Drive and SE Waco Place/98th Street as part of the landscaping requirements for this site.
ELEVATIONS:
Elevations have been provided for your review. The elevations of all buildings are proposed as being composed
of primarily brick. Material samples will be available at the meeting for your reference.
MISCELLANEOUS:
Two trash enclosures are proposed located in the center of the parking lot. A detail has been provided within
the site plan and complies with the Site Plan Ordinance.
A lighting plan has been submitted and the proposed lighting is in compliance with the Site Plan Ordinance.
STAFF RECOMMENDATION
At this time Staff feels comfortable with the proposal and would recommend approval of the Site Plan for the
Cove at Kettlestone Apartments subject to remaining staff comments.
CITY OF WAUKEE
Melissa DeBoer, AICP
Planner II
Development Services Department
230 W. Hickman Road
Waukee, IA 50263
Phone: (515) 978-9533
Fax: (515) 987-1845
1st Review: December 2, 2015
2nd Review: January 5, 2016
3rd Review: February 5, 2016
4th Review:
Snyder & Associates, Inc.
Attn: Eric Cannon
2727 SW Snyder Blvd
Ankeny, IA 50023
RE: Cove at Kettlestone Apartments – Site Plan
Dear Mr. Cannon:
Per your request, staff has reviewed the proposed site plan for the Cove at Kettlestone Apartments. 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. In addition to the 98th Street label, please label SE Waco Place on the vicinity map. Waco is spelled
incorrectly.
2. Please provide project manager contact information on the cover sheet.
3. Please provide elevations of the clubhouse, maintenance building, garages and trash enclosures with the
next submittal.
4. Staff questions if all of the apartment buildings will be identical to the building elevations that were
submitted.
5. Please provide a materials board with the next submittal.
6. Please note that a minimum of 2.26 acres of parkland dedication is required with this development.
Please provide how this parkland dedication requirement will be met.
7. Staff questions how mail service will be provided throughout this development. Will there be mailbox
pads or are the boxes located inside the apartment buildings? Please address.
8. Please provide a photometric plan with the next submittal.
9. Please provide details of any proposed lighting with the next submittal.
10. Staff questions if any monument signage is proposed with this project. If so, please provide details
including the location, size, material, lighting, etc.
11. Please add a note to notify the City of Waukee prior to any weekend or holiday work. Please
remove reference to the Engineering Department.
Project Name Project Engineer/Manager Project Type City Contact
Cove at Kettlestone
Apartments
Eric Cannon Site Plan Melissa DeBoer
SHEET 2 | PROJECT INFORMATION
12. In General Note T, please revise to have changes approved by the City of Waukee Development
Services Department rather than the Engineering Department.
13. Please provide open space calculations.
14. Please remove “minimum of two stories” under Bulk Regulations in order to be consistent with the
Planned Development document for the Cove at Kettlestone development.
15. Revise the elevations on the bench marks to reflect Waukee Datum.
16. Information provided in POLLUTION PREVENTION NOTES C.e. states 7 days for correction and
sheet 7 states 3 days, please revise for consistency with SWPPP.
17. Staff questions if the apartments will be built in phases. If so, please provide a phasing plan.
18. Please provide the impervious surface area in square feet for calculating the Storm Water
Utility Billing Rate.
19. Please indicate the overall site address of 1300 SE Waco Place. Also, please indicate the
legal description of the property.
20. Addresses for the proposed buildings should be indicated. See attached document for
assigned addresses. The City does not assign addresses for individual units, but would
suggest that the developer begin each floor with 101 on the first floor, 201 second floor,
301, third floor.
SHEET 3 | DIMENSION PLAN
21. Staff questions what the plans are for trash service to this site. Please address.
22. Please revise Note 2.D. to 6 inch PCC for the trail.
23. Please label the sidewalk easement along SE Waco Place/98th Street.
24. Show curb ramps where the trail and sidewalk intersect at the southwest corner of SE Bishop Drive
and SE Waco Place/98th Street.
25. Please provide sidewalk connections from the private sidewalks located at both the north and south
sides of the parking lot to the public trail located along SE Waco Place/98th Street. The Site Plan
Ordinance requires that pedestrian corridors to be provided from any public street to all
proposed principal buildings.
26. The driveway approach onto Bishop is to utilize “Type A” (SUDAS) connection with expansion joint.
27. The driveway approach paving in ROW is to be same thickness as Bishop Dr (8”).
28. Please label the dimensions for the public sidewalk and trail.
29. Please label locations of warning panels on the plan.
30. Verify that the east property line of the site is accurate.
31. Fencing around the pool should be indicated. In addition, a detail of the fencing should be
provided for review.
32. Please provide a development timeline for this project. Will it be constructed in phases or
all at once.
33. Staff questions if the trash enclosure locations will allow for maneuverability of garbage
truck.
34. Proposed monument signage location should be noted. Minimum 15 foot setback. Please
note on the plans that all proposed monument signage will require a permit from the
Development Services Department.
SHEET 4 | WATER MAIN AND SANITARY SEWER PLAN
35. Call out all critical crossings, including water, with top and bottom of pipe elevations.
36. Please provide a note that all hydrants are to have Storz fittings.
37. Please label 8x6 tee for building services or add to note 3.C.
38. Please note the tee at SE Waco Place is to be 16x8 tapping sleeve. This appears to have been
labeled incorrectly.
39. Please revise hydrant label at southwest corner of site to be 3D.
SHEET 5 | STORM SEWER PLAN
40. Provide critical crossing information for ST-34 to ST-35 with water.
SHEET 6 | GRADING AND EROSION CONTROL PLAN
41. Provide 100-year flood elevations for detention and sump areas. Please illustrate these areas.
42. Please illustrate the percent grade across the development and swales.
43. Please illustrate overflow routes with elevations.
44. Please verify that grades shown along SE Waco Place/98th Street are consistent with the SE Waco
Place/98th Street plans.
45. Please provide the area of disturbance calculation.
46. Provide the indicate and illustrate the 100 year flood elevation for the pond west of this
site. In addition, indicate the overflow route and overflow elevation. The normal pool
elevation should be idnciated and illustrated if applicable.
SHEET 8 | PLANTING PLAN
47. Please show and label mechanical units on this plan as well as provide a detail of how these will be
screened.
48. Please revise Planting Plan General Note F to “Sod all areas disturbed…”
49. Please provide landscaping throughout the middle parking lot island located in the middle of the parking
lot. Provide a detail of what the low grow grass will look like. In addition, the native grass
plantings in this area trees should be added to the islands and medians to meet
landscaping requirements. The landscaping and open space ordinance requires that all
landscaped islands be planted with at least one ornamental or one deciduous tree. There
are multiple island off of the large median in the middle that do not have at least one tree.
Please add tree to comply with the ordinance. Staff would also suggest adding trees to the
median as well.
50. Please label which areas are to be sodded versus seeded.
51. Please provide seed mix design.
52. Staff questions if any type of fencing will be provided. If so, please include locations and details including
material, height, color, etc.
53. Verify that street trees along SE Waco Place and SE Bishop Drive are not included in the
count to satisfy the required amount of plantings to satisfy the open space requirements.
The street tree requirements are separate and should be noted on the landscaping plan.
SHEET 9 | DETAILS
54. Please provide the City of Waukee fire hydrant detail and provide note for Fire Hydrant Assembly to
install Storz fittings on all hydrants. Staff has attached the City Hydrant Detail for your use.
SHEET 10 | SIDEWALK RAMP DETAILS
55. Provide a standard detail for sidewalks within ROW.
56. Add dimensions (width information) to all details.
57. Please label the slopes on both sides of the sidewalk ramp rather than the middle and include these on
all ramps.
58. Please label the cross slopes for all details (areas 3 & 4).
59. Please label all slope information for sidewalk ramp crossings (areas 8 & 9).
60. Staff questions if the slope of the sidewalk ramps for the ADA parking spaces can be lessened in order
to not be at the maximum allowed slope.
61. The curb ramp for sidewalk detail should be updated to indicate 5 foot sidewalks on the
detail and in note 2.
62. The general sidewalk and curb ramp detail should be updated to eliminate tied joints,
expansion joint needs to be installed at back of curb and around the turning space and
sealed. Update dimensions for width of 5 feet. Notes 5 and 6 can be deleted.
63. Area 8 detail should be updated to correct the width to 6’ instead of 6%.
64. Staff questions if anything can be done to bring down the running ramp slope on the west
side of Area 8 closer to 6.5%.
65. Staff questions if anything can be done with the cross slopes at the maximum at Area 8.
FIRE DEPARTMENT COMMENTS:
66. A site plan needs to be submitted to the Fire Department with a 1”-20’ or 1”-30’ to determine turning
radius for our largest apparatus.
67. Add the locations of the Fire Department connections to confirm distance to hydrant. This appears that
it will be fine with current hydrant locations as FDC will be required to be at main entrance address
location. Fire hydrant is required to be within 100 feet of FDC.
68. A Knox box will be required at the main entrance on each building.
69. The hydrants in the southeast and southwest corner need to be positioned so they face the parking lot
and will not be obstructed by parking stalls.
70. Apparatus access width is fine until it is directly in front of hydrants. Minimum clearance around a fire
hydrant is 26 feet. Please see example below.
71. The Fire Department has run their turning template thru the site plan and have
discovered that the east entrance has an access issue. Our largest apparatus will not be
able to make entrance and turn south in the east entrance. The median width will need to
be reduced and shortened. Turning south, we are unable to turn back west on both two
southern aisles. The apparatus can not turn north from the south aisle at the Southeast
corner of site. Attached are two photos. The yellow highlight of the southeast corner of
shows the curb issues that need to be addressed. The red highlight are the areas where
fire lanes signage will need to be installed per signs and markings of 511.4 of chapter 222 of
the Municipal Code of Waukee.
MISCELLANEOUS COMMENTS:
72. Provide a copy of the Construction Site SWPPP Review Checklist signed by the SWPP designer.
73. Complete COSESCO application and submit with $65 fee for the first required quarterly COSESCO
inspection.
74. Provide a temporary sediment basin if over 10 acres is disturbed.
75. Post Construction What practices considered for this site?
a. 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.
b. A maintenance covenant will need to be created and provided for review.
c. 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.
Engineers Response:
Should you have any questions or concerns regarding these comments, please feel free to contact Brad Deets
(515-978-7899), Andy Kass (515-978-7897) or myself at Melissa DeBoer (515) 978-7898.
Sincerely,
Andy Kass, AICP
Senior Planner
OWNER/DEVELOPER
1"=500'
VICINITY MAP
1 500'PROJECT LOCATION
SE UNIVERSITY AVE.TITLE SHEET1COVE AT KETTLESTONE APARTMENTS
INDEX OF SHEETS
CITY OF WAUKEE, DALLAS COUNTY, IOWA
MULTI - FAMILY RESIDENTIAL DEVELOPMENT
FOR
SITE PLAN
SE BISHOP DRIVE
Sheet 8
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"
10.
9.
8.
7.
6.
5.
4.
3.
2.
1.
CONTACT: TODD PETERSEN
AMES, IA 50014
4611 MORTENSEN ROAD, SUITE 106
BRICKTOWNE WAUKEE, LLC
SE WACO PLACE/98TH STREETPROJECT MANAGER
PHONE: 233-2752
CONTACT: TODD PETERSEN
AMES, IA 50014
4611 MORTENSEN ROAD, SUITE 106
BRICKTOWNE WAUKEE, LLC
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 1-7, 9-10
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: BYDATEREVISIONMARKScale:Checked By:Engineer:Technician:Date:Field Bk: Pg:1"= jwmccormickpw:\\SAAPWIS01.snyder-associates.com:ProjectWise\Documents\2015_Projects\115.0886\Cadd\SP01_1150886_TSH.dgn1/28/20164:13:47 PMSnyder1:500pw:\\SAAPWIS01.snyder-associates.com:ProjectWise\Documents\Snyder\Printing\Pen_Tables\date.tblV8iBWFullWeightPDF.pltcfgSheetofSheet of
Project No:SNYDER & ASSOCIATES, INC.Project No:515-964-2020 | www.snyder-associates.comANKENY, IOWA 500232727 S.W. SNYDER BLVD.WAUKEE, IA115.0886 115.088610 10EDCEDCJWM11-18-15COVE AT KETTLESTONE APARTMENTS1REVISED AS PER CITY COMMENTS12/23/15JWM2REVISED AS PER CITY COMMENTS01/28/16JWM
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
APARTMENTS
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 3 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
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
IMPERVIOUS AREA
PERVIOUS AREA
(INCLUDES 31 GARAGE STALLS AND 14 ADA STALLS)
384 SPACES TOTAL PROVIDED
339 SPACES TOTAL REQUIRED
216 UNITS / 4 = 54 SPACES
1 SPACE X 147 UNITS = 147 SPACES
2 SPACES X 69 UNITS = 138 SPACES
1 SPACE PER 4 UNITS
1 SPACE PER EFFICIENCY OR 1 BEDROOM UNIT
2 SPACES PER TWO BEDROOM OR LARGER UNIT
MINIMUM OPEN SPACE = 15%
NUMBER OF STORIES = MAXIMUM 4
REAR YARD = 20 FEET
SIDE YARD = 15 FEET
FRONT YARD = 15 FEET
STREET)
LOT WIDTH = 60 FEET MINIMUM(FRONTING A PUBLIC OR PRIVATE
EFFICIENCY AND ONE(1) BEDROOM UNITS CAN BE 600 SQUARE FEET)
MINIMUM FLOOR AREA = 750 SQUARE FEET PER UNIT(EXCEPT FOR
DENSITY = 20 DWELLING UNITS/ACRE MAXIMUM
UNIVERSITY AVE, WEST OF PEOPLE'S BANK.
NW UPPER BOLT ON YELLOW HYDRANT ON NORTH SIDE OF
ELEV=284.334 (1058.344 WAUKEE DATUM)
AVE, EAST OF WINHALL APARTMENTS, 7' EAST OF STREET LIGHT.
BURY BOLT ON YELLOW HYDRANT ON NORTH SIDE OF UNIVERSITY
ELEV=287.289 (1061.299 WAUKEE DATUM)
TOWER ON EAST SIDE OF WACO PL, SOUTH OF RR TRACKS.
BURY BOLT ON WATROUS HYDRANT, NORTH OF ENTRANCE TO WATER
ELEV=281.745 (1055.755 WAUKEE DATUM)
WACO PL, 147' SOUTH OF CENTERLINE OF SE UNIVERSITY AVE.
STANDARD CITY OF WEST DES MOINES BENCHMARK, EAST SIDE OF
ELEV=272.57 (1046.58 WAUKEE DATUM)
237,566 SF
164,127 SF
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 DEPARTMENT 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 FOR LAND SURVEYING 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 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"= jwmccormickpw:\\SAAPWIS01.snyder-associates.com:ProjectWise\Documents\2015_Projects\115.0886\Cadd\SP02_1150886_NTS.dgn1/28/20164:13:51 PMSnyder1:0.999998pw:\\SAAPWIS01.snyder-associates.com:ProjectWise\Documents\Snyder\Printing\Pen_Tables\date.tblV8iBWFullWeightPDF.pltcfgSheetofSheet of
Project No:SNYDER & ASSOCIATES, INC.Project No:515-964-2020 | www.snyder-associates.comANKENY, IOWA 500232727 S.W. SNYDER BLVD.WAUKEE, IA115.0886 115.088610 10EDCEDCJWM11-18-15COVE AT KETTLESTONE APARTMENTS1REVISED AS PER CITY COMMENTS12/23/15JWM2REVISED AS PER CITY COMMENTS01/28/16JWM
8"W
8"S
15"ST15"ST
15"ST 15"ST15"ST8"S24"ST24"ST1
8
"S
T
8"WSE WACO PLACE / 98TH STREET24"ST8"S8"W8"WBuried24?" CMP SE
F.L.=277.97Broken15" CMP NW
F.L.=278.40
12" CMP S
F.L.=277.37
12" CMP S
F.L.=278.08
CP2
CP3
CP11
F.L.=265.85
6" VCP SW /NE
Intake=266.95
WEST PARK PLAT 1 PARCEL A LOT 3 GERLICH, KAREN A ETAL 50% KAREN A & MARGARET L TRUST 50% 3069 WACO PL, WAUKEE
HAKEMAN, DALLAS D & LINDA M JTRS 3101 WACO PL, WAUKEE
GILES, RICHARD W & CAROLYN A GILES TRUSTEES GILES, RICHARD W REVOCABLE TRUST
CURVE 4
CU
RV
E 693.82'90.00'
94.55'408.54'LOT6
9.20 AC.
400,855 SF
162.43'M&R
867.31'M&R
2,785.88' M&R 737.26' M&RCURVE C-5M&R
9 14
2226161422
99
98 9 8 1314
12
8
18 GARAGE
13 GARAGECLUBHOUSEOFFICE
M AINT
10887
16161610
13999
23 TWO BEDROOM
49 ONE BEDROOM
72 UNITS
23 TWO BEDROOM
49 ONE BEDROOM
72 UNITS
23 TWO BEDROOM
49 ONE BEDROOM
72 UNITS
H36" ST30" ST
36" ST15" ST24" ST
24" ST
24" ST24" ST15" ST
12" ST12" ST 12" ST 12" ST
12" ST 12" ST 12" ST 12" ST 15" ST 15" ST 12" ST 18" ST 18" ST 18" ST
18" ST 18" ST24" ST15" ST18" ST18" ST
18" ST
12" ST
48" ST48" ST48" ST18" ST
8"S8"S
8"S8" S8" W8" W8"W8"W8"W 8"W
8"WH15" ST
12
" ST SE WACO PLACE / 98TH STREETFFE=1056.00 FFE=1056.50 FFE=1056.00 FFE=1055.50
FFE=1053.60 FFE=1053.10
FFE=1053.4 FFE=1053.4FFE=1054.20FFE=1054.00
FFE=1053.60 6"S6"S6"S6"S
6"W6"W6"W1"W
SE BISHOP DRIVE
POOL
24" ST
12" ST BYDATEREVISIONMARKScale:Checked By:Engineer:Technician:Date:Field Bk: Pg:1"= jwmccormickpw:\\SAAPWIS01.snyder-associates.com:ProjectWise\Documents\2015_Projects\115.0886\Cadd\SP03_1150886_DIM.dgn1/28/20164:13:54 PMSnyder1:40pw:\\SAAPWIS01.snyder-associates.com:ProjectWise\Documents\Snyder\Printing\Pen_Tables\date.tblV8iBWFullWeightPDF.pltcfgSheetofSheet of
Project No:SNYDER & ASSOCIATES, INC.Project No:515-964-2020 | www.snyder-associates.comANKENY, IOWA 500232727 S.W. SNYDER BLVD.WAUKEE, IA115.0886 115.088610 10EDCEDCJWM11-18-15COVE AT KETTLESTONE APARTMENTS1REVISED AS PER CITY COMMENTS12/23/15JWM2REVISED AS PER CITY COMMENTS01/28/16JWM0
SCALE (FEET)
40 DIMENSION PLAN3 340'1"R
2"R
3"4.5"
7.5"
NOT TO SCALE
6" STANDARD CURB
3
1
DIMENSION PLAN CONSTRUCTION NOTES
109.0'
12.0'
25.5'108.0'15.8'28.0'
126.5'8.0'82.0'37.0'82.0'8.0'82.0'
100.0'35.5'118.0'37.0'73.0'35.0'64.0'
73.0'34.0'73.0'37.0'73.0'33.0'46.0'20.0'
9.0'9.5'
9.0'9.5'
9.0'9.5'
24.0'
82.0'37.0'82.0'8.0'64.0'91.0'8.0'
24.0'
5.0'R5.0'R
5.0'R5.0'R
5.0'R 5.0'R
5.0'R5.0'R
5.0'R
15.0'R15.0'
R
5.0'R
5.
0'R5.0'R4.0'R5.0'R5.0'R5.0'R 5.0'R4.0'R5.0'R
1 5 .0 'R5.0'R 5.0'R 5.0'R
5.0'R5.0'R
4.0'R 5.0'R 5.0'R15.0'R5.0'R
5.0'R
15.0'R
5.0'R15.0'R
3.0'R3.0'R
15
.0
'
R
15.0'R3.0'R5.0'R
15.0'R15.0'R5.0'R
5.0'R5.0'R
5.0'R5.0'R 5.0'R3.0'R4.0'R
5.0'R5.0'R
5.0'R5.0'R5.0'R5.0'R5.0'R
5.0'R
5.0'R5.0'R
4.0'R5.0'R5.0'R
5.0'
R 5.0'R
5.0'R5.0'R
5.0'R15.0'R5.0'R15.0'R15.0'R39.0'R24.0'
5.0'R
6.0'
212.0'R
188.0'R
15.0'R15.0'R
109.0'31.5'
2A
2A2A
2A
2A
2A
2B2B2B
2B
2B
2B 2B2B
2B
2B
2B 2B
2B 2B 2B2B
2C
2C
2C
2C
2C
2C
2C
2C 2C
2C
2C
2D
2D
2B
2B2B2B2B
2B 2B2B2B
2E2E
2E
2E
2E
2E 2E 2E 2E
2E 2E 2E 2E
2E
2E
2C
2C
2E2E
2E
2E
2E
4B
14.0'
14.0'
2A
2A
2A
2F 2F
2F2F2F2F2F2F
2G
2H
2I
2I
2F
2C
2C
2J 2J 2J2J
2J
2J
2J
2J
2J
2J
2F
2J
2J
2J
2E
2E
55
2H
2E
2E
2I
2I
2E 2E
2E2E
2I 2I
2I2I
6
6
2K
2K
2J
NOT TO SCALE3
3 MODULAR BLOCK WALL DETAIL
1
1
max.
4'-0''
Cap Stone
Proper Block Setback
Pins or Lip to Ensure
Finished Grade (slope varies)
Excavation Line
Granular Backfill Material
Subdrain
wide (min.) leveling pad.
Construct a 6" thick X 18"
Foundation
Compacted
Excavation Line
(typ.)
Wall Unit
specified by the wall manufacturer.
materials and dimensions will be
limits, reinforcement, and leveling pad
Exact dimensions, wall batter, backfill
6" min.
6" min.
8" min.
Geogrid
Geogrid
structural engineer.
certified by manufacturers
manufacturer. Shop drawings shall be
be provided by the wall system
Any necessary structural design shall
segmental block retaining wall.
For walls higher than 4 feet, use
(TW)
(FG)
(If Applicable)
Property Line
Backfill Material
Topsoil or Suitable
fabric.
with engineering
backfill material
Wrap porous
Grade
Finished
NO SCALE
PCC INTEGRAL CURB
4"6"
12"18"
6"
VARIES
3
2
3A TYP3ATYP
3A TYP3ATYP
3B3B 3C3C
TYPTYP
3C 3C3B3B
TYPTYP
3B3B 3C3C
TYPTYP
3C
3B
TYP
3A
TYP
3A
TYP
3A
TYP
3A
TYP
2I
2H5.0'10.0'
10.0'
2J
2L
3.0'R 3 .0 'R3.0'R3.0'R20.0'15.5'15.5'10.0'10.0'20.0'8.5'8.5'
8.5'8.5'
7
7
8
8 820.0'5.0'
183.0'
R
5.0'5.7'5.0'
5.0'
6.0'
3.0'R
3.0'R29.5'
29.5'20.0'
R15.0'R20.0'R
2C
2C
2J
2J
2E
2E
4B
4B
4B
4B
4B
4B
4B
4B 4B
5.0'6.0'5.7'24.2'4A4A4A4A
4A4A4A4A
4B
4B
4B
4B
4A
4A
4B
6.0'6.0'9.5'82.0'4.0'R4.0'R
18.0'6.0'
6.6'
5.0'6.0'6.0'4A4A 4A 4A163.3'23.0'19.0'12.0'4B
4B
4B
4B
2B
25.5'82.0'8.0'82.0'37.0'82.0'8.0'82.0'29.0'135.5'130.5'
5.0'6.0'3.5'24.0'40.0'24.0'24.5'24.5'18.0'24.0'3.5'18.0'5.0'5.0'
5.0'
2C
2I
2I
2M 2M
2M 2M
TYPTYP
TYPTYP
2M 2M
TYP TYP
2M 2M 2M
TYPTYPTYP
2M
TYP
TYP TYP
2M 2M
8. KNOX BOX. SEE ARCHITECTURAL PLANS FOR DETAIL.
7. TRASH ENCLOSURE. SEE ARCHITECTURAL PLANS FOR DETAIL.
6. STEM WALL ON GARAGE. SEE ARCHITECTURAL PLANS FOR DETAIL.
5. RETAINING WALL.
CODE OF WAUKEE.
B. FIRELANE SIGNAGE AND MARKINGS AS PER SECTION 511.4 OF CHAPTER 222 OF THE MUNICIPAL
THE BUILDING ALSO ADD SIGN READING "VAN ACCESSIBLE".
ENAMEL FINISH IN A 12" DIAMETER CONCRETE FOOTING. FOR THE TWO STALLS CLOSEST TO
USE" AS PER ADAAG STANDARDS. SECURE SIGN TO 2" SQUARE STEEL CHANNEL POST WITH
A. BLUE SIGN WITH DISABLED SYMBOL READING "PARKING ONLY" AND "$200 FINE FOR IMPROPER
4. SIGNAGE, PROVIDE THE FOLLOWING:
C. PAINTED STATE OF IOWA APPROVED DISABLED SYMBOL.
B. 45° STRIPING AT 3' ON CENTER SPACING WHERE SHOWN.
A. PAINTED PARKING STALL LINE, 4" WIDE, PAINTED YELLOW.
3. PAVEMENT MARKINGS, PROVIDE THE FOLLOWING:
DENSITY.
M. 4" PCC PATIO ON 12" DEPTH PREPARED SUBGRADE COMPACTED TO 95% STANDARD PROCTOR
PROCTOR DENSITY.
L. 8" DEPTH PCC PAVEMENT ON 12" DEPTH PREPARED SUBGRADE COMPACTED TO 95% STANDARD
MATCH EXISTING ELEVATIONS.
K. CONNECT TO EXISTING PCC PAVEMENT. SUDAS TYPE "A" CONNECTION WITH EXPANSION JOINT.
WHERE SHOWN.
J. PEDESTRIAN RAMP WITH MAXIMUM SLOPE OF 8.33%. PROVIDE DETECTABLE WARNING PANELS
I. TAPER FROM FULL 6" CURB.
H. 5' CURB OPENING.
G. NO CURB.
F. 6" PCC INTEGRAL CURB AND SIDEWALK.
E. 6" PCC STANDARD CURB.
DENSITY.
D. 6" PCC TRAIL ON 6" DEPTH PREPARED SUBGRADE COMPACTED TO 95% STANDARD PROCTOR
STANDARD PROCTOR DENSITY.
C. 4" MINIMUM DEPTH PCC SIDEWALK ON 6" DEPTH PREPARED SUBGRADE COMPACTED TO 95%
STANDARD PROCTOR DENSITY.
B. 6" DEPTH PCC PAVEMENT ON 12" 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:23.2'40.7'
10.1'6.0'18.0'24.0'40.0'24.0'18.0'20.0'18.0'24.0'40.0'24.0'18.0'6.0'5.7'5.7'5.7'34.6'
26.4'
19.1'
18.0'29.3'15' Building Setback LineStorm Sewer Easem ent
10' Public Utiltiy Easement20' Building Setback Line
10' Public Utiltiy Easem ent
15' Building Setback Line
15' Rear Yard Setback Line
16" W16" W16" W16" W16" W16" W16" W16" W8"W
8"S
15"ST15"ST
15"ST 15"ST15"ST8"S24"ST24"ST1
8
"S
T
8"WSE WACO PLACE / 98TH STREET24"ST8"S150' HYDRANT COVERAGE8"W8"WBuried24?" CMP SE
F.L.=277.97Broken15" CMP NW
F.L.=278.40
12" CMP S
F.L.=277.37
12" CMP S
F.L.=278.08
CP2
CP3
CP11
F.L.=265.85
6" VCP SW /NE
Intake=266.95
WEST PARK PLAT 1 PARCEL A LOT 3 GERLICH, KAREN A ETAL 50% KAREN A & MARGARET L TRUST 50% 3069 WACO PL, WAUKEE
HAKEMAN, DALLAS D & LINDA M JTRS 3101 WACO PL, WAUKEE
GILES, RICHARD W & CAROLYN A GILES TRUSTEES GILES, RICHARD W REVOCABLE TRUST
LOT6
9.20 AC.
400,855 SF
9 14
2226161422
99
98 9 8 1314
12
8
18 GARAGE
13 GARAGECLUBHOUSEOFFICE
M AINT
10887
16161610
13999
23 TWO BEDROOM
49 ONE BEDROOM
72 UNITS
23 TWO BEDROOM
49 ONE BEDROOM
72 UNITS
23 TWO BEDROOM
49 ONE BEDROOM
72 UNITS
H36" ST30" ST
36" ST15" ST24" ST
24" ST
24" ST24" ST15" ST
12" ST12" ST 12" ST 12" ST
12" ST 12" ST 12" ST 12" ST 15" ST 15" ST 12" ST 18" ST 18" ST 18" ST
18" ST 18" ST24" ST15" ST18" ST18" ST
18" ST
12" ST
48" ST48" ST48" ST
18" ST
8" W8" W8"W8"W8"W 8"W
8"W
1
5
0' HYDRANT COVERAGE1
5
0' HYDRANT COVERAGE1
5
0' HYDRANT COVE
RAGE1
5
0' HYDRANT COVERAGE1
5
0' HYDRANT COVERAGE1
5
0' HYDRANT COVERAGE1
5
0' HYDRANT COVERAGEH15" ST
12
" ST SE WACO PLACE / 98TH STREETFFE=1056.00 FFE=1056.50 FFE=1056.00 FFE=1055.50
FFE=1053.60 FFE=1053.10
FFE=1053.4 FFE=1053.4FFE=1054.20FFE=1054.00
FFE=1053.60
6"W6"W6"W1"W
SE BISHOP DRIVE
POOL
24" ST
12" ST BYDATEREVISIONMARKScale:Checked By:Engineer:Technician:Date:Field Bk: Pg:1"= jwmccormickpw:\\SAAPWIS01.snyder-associates.com:ProjectWise\Documents\2015_Projects\115.0886\Cadd\SP04_1150886_SAN.dgn1/28/20164:13:58 PMSnyder1:40pw:\\SAAPWIS01.snyder-associates.com:ProjectWise\Documents\Snyder\Printing\Pen_Tables\date.tblV8iBWFullWeightPDF.pltcfgSheetofSheet of
Project No:SNYDER & ASSOCIATES, INC.Project No:515-964-2020 | www.snyder-associates.comANKENY, IOWA 500232727 S.W. SNYDER BLVD.WAUKEE, IA115.0886 115.088610 10EDCEDCJWM11-18-15COVE AT KETTLESTONE APARTMENTS1REVISED AS PER CITY COMMENTS12/23/15JWM2REVISED AS PER CITY COMMENTS01/28/16JWM0
SCALE (FEET)
40
4 440'WATER MAIN AND SANITARY SEWER PLANUTILITY PLAN CONSTRUCTION NOTES
GENERAL CONSTRUCTION NOTES
TESTED AND DECHLORINATED.
E. ALL WATERMAIN SHALL BE PRESSURE AND BACTERIA
D. ALL SANITARY MANHOLES TO BE VACUUM TESTED.
MANHOLES SHALL BE VACUUM TESTED.
SHALL BE PROVIDED TO THE CITY OF WAUKEE. ALL SANITARY SEWER
ALL CLEANING AND TELEVISING. COPIES OF THE REPORT AND VIDEO
TELEVISED PRIOR TO PAVING. THE CITY OF WAUKEE SHALL WITNESS
C. ALL SANITARY SEWER AND STORM SEWER SHALL BE CLEANED AND
DEPARTMENT.
TIE-INS SHALL BE WITNESSED BY THE CITY OF WAUKEE ENGINEERING
SPECIFICATION FOR PUBLIC IMPROVEMENTS AND ANY TESTING OR
B. ALL UTILITIES SHALL BE TESTED TO THE CITY OF WAUKEE STANDARD
CONNECTING TO ANY PUBLIC UTILITY.
A. NOTIFY THE CITY OF WAUKEE AT LEAST 48 HRS PRIOR TO
222 LF OF 8" SANITARY SEWER @0.50%
2A
2B
2B
2B
2B
3A
3B
3J3B
3D
3D 3B3B3D
3D
3E
3F
3B
3B
3D
3D 3B
3F
3D
3F
6
6
EX. INV = 1043.18
203 LF OF 8" SANITARY SEWER @ 0.50%208 LF OF 8" SANITARY SEWER @ 0.50%INV=1044.20(OUT NE)
INV=1044.30(IN SE)
INV=1044.30(IN SW)
RIM=1051.91
MANHOLE NO. 1
INV=1045.41(OUT NW)
RIM=1051.62
MANHOLE NO. 2
INV=1045.34(OUT NE)
INV=1045.44(IN SE)
RIM=1055.05
MANHOLE NO. 3 INV=1047.44(OUT NW)
RIM=1054.20
MANHOLE NO. 4
6
6
6
400 LF OF 8" SANITARY SEWER @ 0.50%
3C
3G2D
2C 6"S6"S6"S6
66
2D 3G
3C
66
3C
3G 2D
2C
76
6
6"S
2C
2D
3G
3H
6
6"S INV=1046.60
8"S INV=1045.38
NOT TO SCALE4
1
OD
OD+ 6"
3" OD/4
SECTION A-A
A 3"12"OD12"
A
New sewer
material
1 •" compressible
Existing utiltiy
free of concrete.
Keep the 12" utility clear zone
Form interior surface of footings. water, gas, etc.)
Existing utiltiy (sewer,
New sewer
Undisturbed soil
PCC
material
1 •" compressible
with Figure 3010.101
Bedding: Comply
12" or less
PIPE SUPPORT OVER EXISTING UTILITY
TOP SANITARY=1044.84
BOTTOM WATER=1047.00
6
BP=1049.50(W)
TP=1047.06(SAN)
3I
TP=1048.92(SAN)
BP=1051.00(ST)
3I
TP=1047.01(SAN)
BP=1050.93(ST)
6"S INV=1048.00
8"S INV=1047.37
2C
6
3I
6
BP=1046.50(WAT)
TP=1043.84(SAN)
TP=1044.57(WAT)
BP=1043.07(SAN)
TP=1044.06(WAT)
BP=1045.56(SAN)
TP=1049.44(WAT)
BP=1050.94(ST)
TP=1046.66(WAT)
BP=1048.16(SAN)
TP=1049.50(WAT)
BP=1051.00(ST)
TP=1047.52(SAN)
BP=1047.81(ST)
TP=1043.12(WAT)
BP=1044.62(ST)
TP=1045.27(WAT)
BP=1046.77(ST)
TP=1046.34(SAN)
BP=1048.83(WAT)
TP=1045.69(WAT)
BP=1047.19(ST)
TP=1046.38(WAT)
BP=1047.88(ST)
TP=1042.61(WAT)
BP=1044.11(SAN)
TP=1043.64(WAT)
BP=1045.14(ST)
6
TP=1045.05(SAN)
BP=1046.70(ST)
6
TP=1044.22(SAN)
BP=1047.12(ST)
6"S INV=1045.92
8"S INV=1045.29
3K3K
3K
8. LIGHT POLE LOCATIONS VERIFY AND SEE ELECTRICAL DRAWINGS FOR DETAILED CONSTRUCTION INFORMATION.
7. CRITICAL CROSSING, CONTRACTOR TO PROVIDE STRUCTURAL SUPPORT AS SHOWN IN SUDAS FIGURE 3010.901
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
K. FIRE DEPARTMENT CONNECTION. SEE MECHANICAL AND ARCHITECTURAL PLANS FOR DETAILS.
J. 16"X8" TAPPING SLEEVE AND VALVE.
I. 8"x6" TEE
H. 1" WATER SERVICE WITH CURB STOP. MAINTAIN 18" VERTICAL CLEARANCE FROM OTHER UTILITIES.
MECHANICAL PLANS PRIOR TO CONSTRUCTION.
SERVICE SHALL BE CLASS 52 DUCTILE IRON PIPE. CONNECT TO BUILDING WATER SERVICE. VERIFY LOCATION WITH
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. 6" WATER SERVICE WITH VALVE. MAINTAIN 18" VERTICAL CLEARANCE FROM OTHER UTILITIES.
FROM OTHER UTILITIES
B. 8" WATER LINE WITH FITTINGS AND BENDS AS NECESSARY. MINIMUM 5.5' DEEP. MAINTAIN 18" VERTICAL CLEARANCE
A. CONNECTION TO EXISTING 8" WATER MAIN.
3. PRIVATE WATER SERVICE. PROVIDE THE FOLLOWING AS PER CITY OF WAUKEE STANDARDS.
CONSTRUCTION.
D. CONNECT TO BUILDING SANITARY SERVICE. VERIFY LOCATION AND ELEVATION WITH MECHANICAL PLANS PRIOR TO
C. 6" PVC SDR23.5 SANITARY SEWER STUB AT MINIMUM 1.00%.
B. PRIVATE 8" SANITARY SEWER PER CITY OF WAUKEE STANDARD SPECIFICATIONS FOR PUBLIC IMPROVEMENTS.
CONSTRUCTION.
A. REMOVE CLEANOUT AND CONNECT TO EXISTING SANITARY SEWER STUB. CONTRACTOR TO VERIFY PRIOR TO
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:
8 8888
8
8
888
8
8
8
8
10412681042
10421042
1043
1043
1043
10431043
1044
1044
1044
10441044
1045
1045
1045
1045
1046
1046
1046
1046
10461046
104610461046
1047
1047
1047
1047 104710471048
1048
1048
1048 10481048
1049
1049
1049
10491049 104910491049
1050
1050
1050
1050
1050 10501051
1051
1051
1051
1051
1052
1052
1052
1052
10
5
2 10521052
1053
1053
1053
10
5
3 1053105310531053
1053
1053
105410541054
10
5
4
1054
1054
1054
10
5
4
1054 105410541054
1054
10541055
1055
1055
1055
1055
105510551055
10551056
1056
1056105610
5
6
1056
1056
1057
1057
105710571057
1057
1057
1057
1058
1058
1058105810581058
1058
1059
1059
105910591059
1059
1059
1059
1059
1059
1059
1059
1059
10601060 10601060
1
0
6
0
1060
1060
1060
1
0
6
0
1061
1061
1061
1061
1062
1062
1062
1063
1063 16" W16" W16" W16" W16" W16" W16" W16" W8"W
8"S
15"ST15"ST
15"ST 15"ST15"ST8"S24"ST24"ST1
8
"S
T
8"WSE WACO PLACE / 98TH STREET24"ST8"S8"W8"WBuried24?" CMP SE
F.L.=277.97Broken15" CMP NW
F.L.=278.40
12" CMP S
F.L.=277.37
12" CMP S
F.L.=278.08
CP2
CP3
CP11
F.L.=265.85
6" VCP SW /NE
Intake=266.95
1041
1042
1043
1043
10
4
4 104410451045
1045
1046
1046 10461047
1047
10
4
71047
1047
1047
10
4
7
10
4
7
104810
4
8
1048
10481048
1049
1049
1049 1049
10491050 1050
10501050
1051 1051
1051
1051
105
11051105210521052
1052
10
5
210521052
1052
10521052105210521052 1052
10521052105310531053
1053
1053105310531053
1053
1053
1053
1053
1053
10531053
1053
1053
10
5
3
1053 10
5
3
1053
105310541054
1054
1054
10541054
105410541054
1054 10541054 1054
10541054
1054
1054
1054
105410541054
1054
10
5
4
1054
1054
1054
10541054
1054 1054
1054
105410
5
4
10541055 105510551055
1055
1055
1055
1055
1055
1055
1055
1055
1055
1055
1055
1055
1055 1055
1055
1055
10551055
1055
10551055 1055
10551055
1055 1055
1055
1055
1055
10551055
1055
1055
1055
10
5
5
1056 1056
1056 1056
1056
1056
10561056 1056
1056 1056
10561056
10561056
1056 10561056
1057
105710571057 1057
1057
10571057
1057
10571058 1058
1058
1058
1059
1059
10591059 1060
1060
106110621062 1063 WEST PARK PLAT 1 PARCEL A LOT 3 GERLICH, KAREN A ETAL 50% KAREN A & MARGARET L TRUST 50% 3069 WACO PL, WAUKEE
HAKEMAN, DALLAS D & LINDA M JTRS 3101 WACO PL, WAUKEE
GILES, RICHARD W & CAROLYN A GILES TRUSTEES GILES, RICHARD W REVOCABLE TRUST
LOT6
9.20 AC.
400,855 SF
9 14
2226161422
99
98 9 8 1314
12
8
18 GARAGE
13 GARAGECLUBHOUSEOFFICE
M AINT
10887
16161610
13999
23 TWO BEDROOM
49 ONE BEDROOM
72 UNITS
23 TWO BEDROOM
49 ONE BEDROOM
72 UNITS
23 TWO BEDROOM
49 ONE BEDROOM
72 UNITS
H8"S8"S
8"S8" S8" W8" W8"W8"W8"W 8"W
8"WH SE WACO PLACE / 98TH STREETFFE=1056.00 FFE=1056.50 FFE=1056.00 FFE=1055.50
FFE=1053.60 FFE=1053.10
FFE=1053.4 FFE=1053.4FFE=1054.20FFE=1054.00
FFE=1053.60 6"S6"S6"S6"S
6"W6"W6"W1"W
SE BISHOP DRIVE
POOL BYDATEREVISIONMARKScale:Checked By:Engineer:Technician:Date:Field Bk: Pg:1"= jwmccormickpw:\\SAAPWIS01.snyder-associates.com:ProjectWise\Documents\2015_Projects\115.0886\Cadd\SP05_1150886_STM.dgn1/28/20164:14:01 PMSnyder1:40pw:\\SAAPWIS01.snyder-associates.com:ProjectWise\Documents\Snyder\Printing\Pen_Tables\date.tblV8iBWFullWeightPDF.pltcfgSheetofSheet of
Project No:SNYDER & ASSOCIATES, INC.Project No:515-964-2020 | www.snyder-associates.comANKENY, IOWA 500232727 S.W. SNYDER BLVD.WAUKEE, IA115.0886 115.088610 10EDCEDCJWM11-18-15COVE AT KETTLESTONE APARTMENTS1REVISED AS PER CITY COMMENTS12/23/15JWM2REVISED AS PER CITY COMMENTS01/28/16JWM0
SCALE (FEET)
40
5 540'STORM SEWER PLANUTILITY PLAN CONSTRUCTION NOTES
15"PVC @0.50%50 LF OF 18" PVC @0.30%82 LF OF 18"RCP @ 0.50%
36 LF OF
92 LF OF 24"RCP @0.30%
18"PVC @0.40%64 LF OF80 LF OF 12" PVC @0.30%89 LF OF 24"RCP @0.50%208 LF OF 30"RCP @0.32%109 LF OF 36"RCP @0.30%142 LF OF 15"RCP @1.0%67 LF OF 24"RCP @0.30%24"RCP @0.30%52 LF OF149 LF OF 15"RCP @1.0% 117 LF OF 36"RCP @0.30%48"RCP @ 0.40%58 LF OF 48"RCP @ 0.40%58 LF OF 48"
R
CP @ 0.40
%70 LF
OF
24"RCP @0.30%72 LF OF12"RCP @ 0.50%73 LF OF310 LF OF 12"PVC @0.50%
@ 0.50%12"PVC
38 LF OF
368 LF OF 12"PVC @0.50%24"PVC @ 0.50%59 LF OF24"PVC @0.50%
61 LF OF
90 LF OF 24"PVC @ 0.50%90 LF OF 18"PVC @ 0.60%90 LF OF 18"PVC @ 0.50%84 LF OF 18"PVC @0.50%82 LF OF 15"PVC @0.60%15"PVC @0.50%
60 LF OF
15"PVC @0.50%
60 LF OF
15"PVC @0.50%
60 LF OF
12"PVC @0.50%
60 LF OF
12"PVC @0.50%
60 LF OF
INV=1051.73(OUT SE)
RIM=1054.50
BASIN W/ DOME GRATE
ST-1 INTAKE, 15" NYLOPLAST
INV=1051.33OUT SE)
INV=1051.43(IN NW)
RIM=1054.50
BASIN W/ DOME GRATE
ST-2 INTAKE, 15" NYLOPLAST
INV=1050.93(OUT SE)
INV=1051.03(IN NW)
RIM=1054.50
BASIN W/ DOME GRATE
ST-3 INTAKE, 15" NYLOPLAST
INV=1050.53(OUT SE)
INV=1050.63(IN NW)
RIM=1054.50
BASIN W/ DOME GRATE
ST-4 INTAKE, 15" NYLOPLAST INV=1050.13(OUT SE)
INV=1050.23(IN NW)
RIM=1054.50
BASIN W/ DOME GRATE
ST-5 INTAKE, 15" NYLOPLAST
INV=1049.73(OUT SE)
INV=1049.83(IN NW)
RIM=1054.50
BASIN W/ DOME GRATE
ST-6 INTAKE, 15" NYLOPLAST
INV=1049.14(OUT SE)
INV=1049.24(IN NW)
RIM=1053.90
BASIN W/ DOME GRATE
ST-7 INTAKE, 18" NYLOPLAST
INV=1048.62(OUT SE)
INV=1048.72(IN NW)
RIM=1053.50
BASIN W/ DOME GRATE
ST-8 INTAKE, 18" NYLOPLAST
INV=1048.07(OUT SE)
INV=1048.17(IN NW)
RIM=1053.50
BASIN W/ DOME GRATE
ST-9 INTAKE, 18" NYLOPLAST
INV=1047.43(OUT SE)
INV=1047.53(IN NW)
RIM=1053.50
BASIN W/ DOME GRATE
ST-10 INTAKE, 24" NYLOPLAST
INV=1046.88(OUT W)
INV=1046.98(IN NW)
RIM=1053.50
BASIN W/ DOME GRATE
ST-11 INTAKE, 24" NYLOPLAST
INV=1046.47(OUT NE)
INV=1046.57(IN SW)
RIM=1053.40
BASIN W/ DOME GRATE
ST-12 INTAKE, 30" NYLOPLAST
INV=1051.84(OUT SE)
RIM=1055.65
BASIN W/ SOLID LID
ST-13 MANHOLE, 24" NYLOPLAST
INV=1048.53(OUT NE)
INV=1050.45(IN SE)
INV=1050.81(IN NW)
RIM=1055.50
ST-25B MANHOLE, TYP SW-401
INV=1052.00
RIM=1056.14
BASIN W/ SOLID LID
ST-25 MANHOLE, 24" NYLOPLAST
INV=1048.06(OUT NE)
INV=1048.16(IN SE)
INV=1048.16(IN SW)
T/C=1054.00
ST-27 INTAKE, TYP SW-503
INV=1048.52(OUT NW)
RIM=1052.95
ST-26 INTAKE, TYP SW-511
NECESSARY TO FLOW LINES.
INCHES BELOW FINISHED GRADE. CONCRETE FILLET INSIDE INTAKES AS
5. ALL FOOTINGS FOR STORM SEWER STRUCTURES SHALL BE A MINIMUM 42
SECTION.
STRUCTURE TO CENTER OF STRUCTURE AND INCLUDE FLARED END
4. ALL STORM SEWER PIPE LENGTHS ARE MEASURED FROM CENTER OF
PROVIDE 18" MINIMUM SEPARATION.
3. CRITICAL CROSSING. CONTRACTOR TO VERIFY ALL CROSSINGS AND
WAUKEE STANDARDS.
2. PROVIDE STORM SEWER IMPROVEMENTS AS SHOWN AS PER CITY OF
TO THE UTILITY OWNER'S SPECIFICATIONS.
AT THE CONTRACTOR'S EXPENSE WITH THE WORK BEING PERFORMED
NOT SCHEDULED FOR MODIFICATION OR DEMOLITION SHALL BE REMEDIED
A. EXISTING UTILITIES. ANY DAMAGES TO EXISTING UTILITIES THAT ARE
1. EXISTING FEATURES, PROTECT THE FOLLOWING:
INV=1047.74(OUT NE)
INV=1047.84(IN SW)
T/C=1053.90
ST-28 INTAKE, TYP SW-503
INV=1048.17(OUT NE)
INV=1048.27(IN SW)
RIM=1051.70
BASIN W/ DOME GRATE
ST-33 INTAKE, 18" NYLOPLAST
INV=1048.52(OUT NE)
INV=1048.62(IN SW)
RIM=1051.70
BASIN W/ DOME GRATE
ST-32 INTAKE, 18" NYLOPLAST
INV=1047.89(OUT SE)
INV=1047.99(IN SW)
RIM=1053.00
BASIN W/ SOLID LID
ST-33A MANHOLE, 24" NYLOPLAST
INV=1047.18(OUT W)
INV=1047.28(IN NE)
T/C=1052.30
ST-35 INTAKE, TYP SW-501
INV=1048.75(OUT SE)
RIM=1051.70
ST-24A MANHOLE, TYP SW-401
INV=1045.23(OUT SE)
INV=1045.33(IN SW)
INV=1046.36(IN NW)
T/C=1051.80
ST-21 INTAKE, TYP SW-506
INV=1044.51(OUT SE)
INV=1044.56(IN NW)
T/C=1051.20
ST-22 INTAKE, TYP SW-506
370 LF OF 12"PVC @0.50%
FL=1043.00
8'X12' FTM & 16'X17' TRM
FOOTING AND
ST-24C, 48" F.E.S. W/
INV=1043.28(OUT NW)
INV=1043.42(IN SW)
RIM=1051.00
ST-24B MANHOLE, TYP SW-401
INV=1046.75(OUT NE)
T/C=1053.50
ST-19 INTAKE, TYP SW-505
RCP @ 0.50%71 LF OF 15" 18"PVC @0.30%60 LF OF 24
"RCP
@1
.0%
68
LF
OF
INV=1046.80(OUT SE)
INV=1046.90(IN SW)
RIM=1051.40
WITH TYPE "Q" CASTING
ST-20 INTAKE, TYP SW-502
INV=1047.18(OUT NE)
INV=1047.28(IN NW)
RIM=1052.55
ST-29 INTAKE, TYP SW-502 WITH TYPE "Q" CASTING
INV=1047.48(OUT SE)
INV=1047.58(IN SW)
RIM=1053.20
ST-28A MANHOLE, TYP SW-401
INV=1047.54(OUT SE)
INV=1047.64(IN NW)
RIM=1051.70
BASIN W/ DOME GRATE
ST-34 INTAKE, 18" NYLOPLAST
INV=1043.65(OUT NE)
INV=1043.75(IN SW)
INV=1046.90(IN NW)
RIM=1052.40
TYP SW-401
ST-24A MANHOLE,
INV=1043.98(OUT NE)
INV=1044.18(IN NW)
INV=1044.18(IN SW)
T/C=1051.40
TYP SW-506 SPECIAL
ST-23 INTAKE,
FL=1047.00
4'X8' FTM & 11'X12' TRM
FOOTING AND
ST-35A, 18" F.E.S. W/
FL=1040.82
11" ORIFICE PLATE
FOOTING AND APRON GUARD
ST-, 24" F.E.S. WITH
24"RCP @ 0.50%
16 LF OF
INV=1040.74
CONNECT TO EXISTING STORM SEWER
REMOVE EXISTING FES AND FOOTING
136 LF OF 24"RCP @0.52
%
INV=1045.27(OUT NW)
INV=1045.37(IN SE)
T/C=1052.35
ST-36 INTAKE,TYP SW-501
INV=1051.00
RIM=1055.70
BASIN W/ SOLID LID
ST-25A MANHOLE, 24" NYLOPLAST
INV=1046.07(OUT NW)
INV=1046.17(IN SE)
INV=1050.00(IN W)
RIM=1053.40
SW-401 W/ TYPE 4B GRATE
ST-14 MANHOLE
TP=1048.92(SAN)
BP=1051.00(ST)
CRITICAL CROSSING
TP=1049.50(WAT)
BP=1051.00(ST)
CRITICAL CROSSING
TP=1046.44(SAN)
BP=1050.93(ST)
CRITICAL CROSSING
TP=1047.73(WAT)
BP=1048.23(ST)
CRITICAL CROSSING
TP=1043.12(WAT)
BP=1044.62(ST)
CRITICAL CROSSING
TP=1047.52(SAN)
BP=1047.81(ST)
CRITICAL CROSSING
TP=1046.38(WAT)
BP=1047.88(ST)
CRITICAL CROSSING
TP=1045.05(SAN)
BP=1046.70(ST)
CRITICAL CROSSING
TP=1045.27(WAT)
BP=1046.77(ST)
CRITICAL CROSSING
TP=1045.69(WAT)
BP=1047.19(ST)
CRITICAL CROSSING TP=1044.22(SAN)
BP=1047.12(ST)
CRITICAL CROSSING
TP=1049.44(WAT)
BP=1050.94(ST)
CRITICAL CROSSING
TP=1043.64(WAT)
BP=1045.14(ST)
CRITICAL CROSSING
100 YEAR=1047.13
INV=1048.19(OUT SE)
RIM=1052.60
W/ TYPE Q CASTING
ST-17 INTAKE, TYP SW-505 INV=1044.53(OUT NE)
INV=1046.70(IN W)
INV=1044.59(IN SE)
T/C=1052.40
ST-18 INTAKE, TYP SW-506
8"W
8"S
15"ST15"ST
15"ST 15"ST15"ST8"S24"ST24"ST1
8
"S
T
8"WSE WACO PLACE / 98TH STREET24"ST8"S8"W8"W10412681042
10421042
1043
1043
1043
10431043
1044
1044
1044
10441044
1045
1045
1045
1045
1046
1046
1046
1046
10461046
104610461046
1047
1047
1047
1047 104710471048
1048
1048
1048 10481048
1049
1049
1049
10491049 104910491049
1050
1050
1050
1050
1050 10501051
1051
1051
1051
1051
1052
1052
1052
1052
10
5
2 10521052
1053
1053
1053
10
5
3 1053105310531053
1053
1053
105410541054
10
5
4
1054
1054
1054
10
5
4
1054 105410541054
1054
10541055
1055
1055
1055
1055
105510551055
10551056
1056
1056105610
5
6
1056
1056
1057
1057
105710571057
1057
1057
1057
1058
1058
1058105810581058
1058
1059
1059
105910591059
1059
1059
1059
1059
1059
1059
1059
1059
106010601060 10601060
1
0
6
0
1060
1060
1060
1
0
6
0
1061
1061
1061
1061
1062
1062
1062
1063
1063
Buried24?" CMP SE
F.L.=277.97Broken15" CMP NW
F.L.=278.40
12" CMP S
F.L.=277.37
12" CMP S
F.L.=278.08
CP2
CP3
CP11CP12
F.L.=265.85
6" VCP SW /NE
Intake=266.95
WEST PARK PLAT 1 PARCEL A LOT 3 GERLICH, KAREN A ETAL 50% KAREN A & MARGARET L TRUST 50% 3069 WACO PL, WAUKEE
HAKEMAN, DALLAS D & LINDA M JTRS 3101 WACO PL, WAUKEE
GILES, RICHARD W & CAROLYN A GILES TRUSTEES GILES, RICHARD W REVOCABLE TRUST
LOT6
9.20 AC.
400,855 SF
9 14
2226161422
99
98 9 8 1314
12
8
18 GARAGE
13 GARAGECLUBHOUSEOFFICE
M AINT
10887
16161610
13999
23 TWO BEDROOM
49 ONE BEDROOM
72 UNITS
23 TWO BEDROOM
49 ONE BEDROOM
72 UNITS
23 TWO BEDROOM
49 ONE BEDROOM
72 UNITS
H36" ST30" ST
36" ST15" ST24" ST
24" ST
24" ST24" ST15" ST
12" ST12" ST 12" ST 12" ST
12" ST 12" ST 12" ST 12" ST 15" ST 15" ST 12" ST 18" ST 18" ST 18" ST
18" ST 18" ST24" ST15" ST18" ST18" ST
18" ST
12" ST
48" ST48" ST48" ST
18" ST
8"S8"S
8"S8" S8" W8" W8"W8"W8"W 8"W
8"WH15" ST
12
" ST SE WACO PLACE / 98TH STREETFFE=1056.00 FFE=1056.50 FFE=1056.00 FFE=1055.50
FFE=1053.60 FFE=1053.10
FFE=1053.4 FFE=1053.4FFE=1054.20FFE=1054.00
FFE=1053.60 6"S6"S6"S6"S
6"W6"W6"W1"W
SE BISHOP DRIVE
POOL
24" ST
12" ST
1041
1042
1043
1043
10
4
4 104410451045
1045
1046
1046 10461046.93
1047.00
1047
1047
10
4
71047
1047
1047
10
4
7
10
4
7
1047.50
OVERFLOW
1048.00
104810
4
8
1048
104810481048.49
1048.56
1048.61
1048.76
1048.87
1048.89
1048.92
1049.00
1049.00
1049.00
1049.00
1049
1049
1049 1049
10491049.02
1049.10
1049.15
1049.15
1049.25
1049.30
1049.40
1049.60
1049.75
1049.75
1049.84
1049.90
1049.92
1049.99
1050.00
1050 1050
105010501050.10G
1050.59G
1050.70
LP
1050.70
1050.85
1050.85
1050.90
1050.90
LP
1050.92
1051.00
1051.00
1051.00
1051 1051
1051
1051
105
110511051.13
1051.18
1051.25
1051.30
LP
1051.30
1051.35
1051.39
1051.40
1051.40
1051.40
LP
1051.40
LP OVERFLOW
1051.45
1051.45
OVERFLOW
HP
1051.45G
1051.95TC
1051.45G
1051.95TC1051.501051.55 1051.55
1051.55
1051.60
1051.65
1051.651051.651051.70 1051.70
1051.70G
HP
1051.70
LP
1051.70
LP
1051.70
LP
1051.75 1051.75 1051.75
1051.75
HP
1051.80
LP
1051.82
1051.84
1051.85
LP
1051.88
1051.93
1051.95G
1052.45TC
1051.95G
1052.45TC
1051.95G
1052.45TC
1051.95G
1052.45TC
1051.95G
1052.45TC
1051.95G
1052.45TC
1051.95G
1052.45TC
1052.00
1052.00
OVERFLOW
HP
1052.00
OVERFLOW
HP
1052 1052
10521052
10
5
210521052
1052
10521052105210521052 1052
10521052
1052.051052.05
1052.05
LP
1052.08
1052.15G
OVERFLOW
HP
1052.20
1052.20
HP
1052.25
1052.25 1052.251052.25 1052.25
1052.25
1052.27
1052.30G
OVERFLOW
HP
1052.35
1052.35
1052.40
1052.40
1052.40G
HP
1052.40
OVERFLOW
HP
1052.40
1052.41
1052.45G
1052.95TC
1052.45G
1052.95TC
1052.45G
1052.95TC
1052.45G
1052.95TC
1052.50
1052.50G
HP
1052.53G
1052.55 1052.551052.55 1052.55
1052.55 1052.55
1052.55
1052.55G
1053.05TC
1052.55G
1053.05TC
1052.55G
1053.05TC
1052.55G
1053.05TC
1052.55
LP
1052.551052.55
1052.60
1052.60
1052.60
1052.60
1052.60
LP
1052.60G
1052.65
1052.65
1052.65
1052.35
1052.70
1052.70G
1053.20TC
1052.70
1052.75
1052.75
1052.75
1052.75
1052.80 1052.80
1052.80G
1053.30TC
1052.80G
1053.30TC
1052.80
1052.81
1052.81
1052.83
1052.91
OVERFLOW
HP
1052.92
1052.95
1052.95
LP
1052.951052.95
1053.00
1053.00
LP1053 10531053
1053
1053105310531053
1053
1053
1053
1053
1053
10531053
1053
1053
1053.00
10
5
3
1053 10
5
3
1053
10531053.05
1053.05
1053.05
1053.05
1053.05G
1053.05 1053.05
1053.05
1053.08
1053.10 1053.10
1053.10
1053.10
1053.10
1053.10
1053.10
1053.10
1053.10G
1053.60TC
1053.10
OVERFLOW
HP
1053.10
1053.101053.10
1053.13
1053.151053.15
1053.15
1053.15
1053.15
1053.15
1053.15
1053.15
1053.15G
1053.65TC
1053.15
1053.18
1053.20
1053.20
1053.20G
1053.70TC
1053.20
1053.22
1053.25G
1053.75TC
1053.27
1053.30
1053.35
1053.35
OVERFLOW
HP
1053.40
1053.40
1053.40
1053.40 1053.40
1053.40
1053.40
1053.40
1053.40
1053.40G
1053.90TC
1053.40
LP
1053.40
LP
1053.40
LP
1053.40
1053.41
1053.421053.45 1053.45
1053.47
1053.50
LP
1053.50
LP
1053.50
LP
1053.50
LP
1053.50
LP
1053.50
1053.51G
HP
1053.53
1053.54
1053.55 1053.551053.551053.55
1053.57
1053.601053.60
1053.60
1053.60 1053.60
1053.601053.60
1053.60
1053.60
1053.60
1053.60
1053.60
1053.60
1053.65
1053.65
1053.65
OVERFLOW
HP
1053.69
1053.70
1053.70
HP
1053.70
OVERFLOW
HP
1053.70
1053.70
1053.72G
1053.72
1053.72
1053.74
1053.75
OVERFLOW
HP
1053.80G
1054.30TC
1053.80G
1054.30TC
1053.80G
1054.30TC
1053.80G
1054.30TC
1053.80G
1054.30TC
1053.80G
1054.30TC
1053.80G
1054.30TC
1053.85
1053.85
1053.85G
1054.35TC
1053.90
1053.90
1053.90
LP
1053.95
1053.951053.95
1053.95
HP
1053.98
1054.00 1054.001054.00
1054.00 1054.00
1054.001054.00
1054.00G
1054.50TC
1054.00
1054.00
OVERFLOW
HP
1054.00
1054.00
10541054
1054
1054
10541054
105410541054
1054 10541054 1054
10541054
1054
1054
1054
105410541054
1054
10
5
4
1054
1054
1054
10541054
1054 1054
1054
105410
5
4
10541054.01
1054.03
1054.05
1054.06
1054.10 1054.101054.10
1054.10
1054.10
1054.14
1054.15
1054.15
1054.20 1054.20
1054.20
1054.201054.20
1054.20
1054.30
1054.32
1054.36
1054.40
1054.401054.401054.40
1054.40G
1054.90TC
1054.40G
1054.90TC
1054.40
HP
1054.40
HP
1054.40
HP 1054.40
OVERFLOW
HP
1054.40
HP
1054.43G
1054.451054.451054.45
1054.45
HP
1054.47
1054.501054.50
1054.50
OVERFLOW
HP
1054.50
LP 1054.50
LP
1054.50
LP
1054.50
LP
1054.50
LP
1054.50
LP
1054.60G
1054.60
1054.60G
1055.10TC
1054.70 1054.70 1054.70 1054.701054.70 1054.70 1054.70
1054.70
1054.70 1054.70G
1055.20TC
1054.721054.80
1054.80
1054.80G
1055.30TC
1054.80G
1055.30TC
1054.80G
1055.30TC
1054.80G
1055.30TC
1054.80G
1055.30TC
1054.80G
1055.30TC
1054.80G
1055.30TC
1054.80G
1055.30TC
1054.81
1054.84
1054.90
1054.90
1054.90
1054.90
1054.90G
1055.40TC
1054.90G
1055.40TC
1054.90G
1055.40TC
1054.90G
1055.40TC
1054.90G
1055.40TC
1054.90G
1055.40TC
1054.90G
1055.40TC
1054.90
HP
1054.95
1055.00 1055.00
1055.00
1055.001055.00
1055.00
1055.00 1055.001055.00 1055.00
1055 105510551055
1055
1055
1055
1055
1055
1055
1055
1055
1055
1055
1055
1055
1055 1055
1055
1055
10551055
1055
10551055 1055
10551055
1055 1055
1055
1055
1055
10551055
1055
1055
1055
10
5
5
1055.10
HP
1055.10
HP
1055.10
HP
1055.10
HP
1055.10
HP
1055.10
OVERFLOW
HP
1055.15
1055.20 1055.201055.20 1055.20
1055.20 1055.20
1055.25
1055.33
1055.351055.35
1055.40
1055.40
1055.40
1055.401055.40
1055.40G
1055.90TC
1055.40G
1055.90TC
1055.40G
1055.90TC
1055.40G
1055.90TC
1055.43
1055.50
1055.50 1055.501055.50 1055.501055.50 1055.50
1055.50
1055.50
1055.50
1055.50
1055.501055.50
1055.50 1055.50
1055.501055.50
1055.55
1055.65
1055.70
1055.70
HP
1055.77
1055.80
1055.80
1055.851055.85
1055.87
1055.90
1056.001056.001056.001056.00
1056.00
1056.00
1056.00
1056.00
1056.00
1056.00
1056.00
1056.00 1056.00
1056 1056
1056 1056
1056
1056
10561056 1056
1056 1056
10561056
10561056
1056 10561056
1056.001056.00
1056.00
1056.00
1056.00
1056.30
1056.33
1056.40
1056.40
1056.40
1056.43
1056.50
1056.50
1056.50
1056.50
1056.50
1056.50
1056.70
H.P.
1057.00 1057.00
1057.00 1057.00
1057
105710571057 1057
1057
10571057
1057
10571057.40
1057.70
1057.70
1058 1058
1058
1058
1059
1059
10591059
TW=1060.00
BW=1059.00
1060
1060
TW=1061.00
BW=1059.00
1061
TW=1062.00
BW=1059.00
TW=1062.00
BW=1059.00
10621062
TW=1063.00 TW=1063.00
BW=1059.00
TW=1063.00
BW-1059.00
1063 BYDATEREVISIONMARKScale:Checked By:Engineer:Technician:Date:Field Bk: Pg:1"= jwmccormickpw:\\SAAPWIS01.snyder-associates.com:ProjectWise\Documents\2015_Projects\115.0886\Cadd\SP06_1150886_GRA.dgn1/28/20164:14:04 PMSnyder1:40pw:\\SAAPWIS01.snyder-associates.com:ProjectWise\Documents\Snyder\Printing\Pen_Tables\date.tblV8iBWFullWeightPDF.pltcfgSheetofSheet of
Project No:SNYDER & ASSOCIATES, INC.Project No:515-964-2020 | www.snyder-associates.comANKENY, IOWA 500232727 S.W. SNYDER BLVD.WAUKEE, IA115.0886 115.088610 10EDCEDCJWM11-18-15COVE AT KETTLESTONE APARTMENTS1REVISED AS PER CITY COMMENTS12/23/15JWM2REVISED AS PER CITY COMMENTS01/28/16JWM0
SCALE (FEET)
40
6 640'GRADING PLAN NOTES
GRADING PLANDRIVEWAYS, 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 COESCO 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/
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%3.3%2.5%2.0
%2
.
0%1.1%2.1%2.4%0.83%2.1%1.5%0.80%0.90%1.0%1.87%2.1%1.0%3.0%1.0%1.22%
0.83%4.0%3.25%3.25%0.80%3.13%2.38%1.0%2.34%4.4%3.20%1.0%2.38%1.0%1.0%1.83%1.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%
2.0%
1.0%0.83%4.0%3.8%4.0%4.0%3.5%2.0%
0.88%4.0%4.0%2.0%1.0%4.0%3.88%4.0%3.0%4.13%0.94%0.80%1.25%1.0%1.0%3.80%1.0%1.6%1.
0
%1.2
%3.0%
1.0%0.83%2.0%1.1%4.0%2.0%
2.0%
2.0%
2.0%
2.0%
2.0
%2.0%2.0%4.0%3.0%2.0
%3.80%1.57%1.3%
0.80%2.0%100 YEAR=1058.70
2.0% Min.2.0%
100 YEAR=1047.13
1058.75
1058.751058.75OVERFLOW TOTAL DISTURBED AREA
AREA = 411,038 SF
8"W
8"S
8"S
15"ST15"ST
15"ST 15"ST15"ST8"S24"ST24"ST1
8
"S
T
8"WSE WACO PLACE / 98TH STREET24"ST8"SSE SAPPHIRE LANE8"W8"W10412681042
10421042
1043
1043
1043
10431043
1044
1044
1044 104410441044
1045
1045
1045
10
4
5
1045
1046
1046
1046
1046
10461046
1046
104610461046
1047
1047
1047 10471047 10471047
10471048
1048
1048
1048 10481048
1049
1049
1049
10491049 10491049
10491049
1050
1050
1050
1050
1050 10501050
1051
1051
1051
1051
1051
1051
1052
1052
1052
1052
1052 10521052
1052
1053
1053
1053
10
5
3 1053105310531053
1053
1053
105410541054
10
5
4
1054
1054
1054
10
5
4
1054 105410541054
1054
10541055
1055
1055
1055
1055
105510551055
10551056
1056
1056105610
5
6
1056
1056
1057
1057
105710571057
1057
1057
1057
1058
1058
1058105810581058
1058
1058
1059
1059
10591059
10591059
1059
1059
1059
1059
1059
1059
1059
1059
106010601060 10601060
10
6
0
1060
1060
1060
1
0
6
0
106110611061
1061
1061
106110621062 1062
1062
10621062 1063
1063
1063
1063
1064
?EB
V
EB
Buried24?" CMP SE
F.L.=277.97
24" CMP N
F.L.=278.86
24" CMP S
F.L.=279.25
Broken15" CMP NW
F.L.=278.40
Buried24" CMP N
F.L.=269.80
12" CMP S
F.L.=277.37
12" CMP S
F.L.=278.08
CP2
CP3
CP4
Quest
CP11CP12
F.L.=265.85
6" VCP SW /NE
Intake=266.95
WEST PARK PLAT 1 PARCEL A LOT 3 GERLICH, KAREN A ETAL 50% KAREN A & MARGARET L TRUST 50% 3069 WACO PL, WAUKEE
HAKEMAN, DALLAS D & LINDA M JTRS 3101 WACO PL, WAUKEE
GILES, RICHARD W & CAROLYN A GILES TRUSTEES GILES, RICHARD W REVOCABLE TRUST
LOT6
9.20 AC.
400,855 SF
9 14
2226161422
99
98 9 8 1314
12
8
18 GARAGE
13 GARAGECLUBHOUSEOFFICE
M AINT
10887
16161610
13999
23 TWO BEDROOM
49 ONE BEDROOM
72 UNITS
23 TWO BEDROOM
49 ONE BEDROOM
72 UNITS
23 TWO BEDROOM
49 ONE BEDROOM
72 UNITS
H36" ST30" ST
36" ST15" ST24" ST
24" ST
24" ST24" ST15" ST
12" ST12" ST 12" ST 12" ST
12" ST 12" ST 12" ST 12" ST 15" ST 15" ST 12" ST 18" ST 18" ST 18" ST
18" ST 18" ST24" ST15" ST18" ST18" ST
18" ST
12" ST
48" ST48" ST48" ST
18" ST
8"S8"S
8"S8" S8" W8" W8"W8"W8"W 8"W
8"WH15" ST
12" ST SE WACO PLACE / 98TH STREETFFE=1056.00 FFE=1056.50 FFE=1056.00 FFE=1055.50
FFE=1053.60 FFE=1053.10
FFE=1053.4 FFE=1053.4FFE=1054.20FFE=1054.00
FFE=1053.60 6"S6"S6"S6"S
6"W6"W6"W1"W
SE BISHOP DRIVE
POOL
24" ST
12" ST
1041
1042
1043
1043
10
4
4 104410451045
1045
1046
1046 10461047
1047
10
4
71047
1047
1047
10
4
7
104
7
104810
4
8
1048
10481048
1049
1049
1049 1049
10491050 1050
10501050
1051 1051
1051
1051
10511051105210521052
1052
10
5
210521052
1052
10521052105210521052 1052
10521052105310531053
1053
1053105310531053
1053
1053
1053
1053
1053
10531053
1053
1053
10
5
3
1053 1053
1053
105310541054
1054
1054
10541054
105410541054
1054 10541054 1054
10541054
1054
1054
1054
105410541054
1054
10
5
4
1054
1054
1054
10541054
1054 1054
1054
105410
5
4
10541055 105510551055
1055
1055
1055
1055
1055
1055
1055
1055
1055
1055
1055
1055
1055 1055
1055
1055
10551055
1055
10551055 1055
10551055
1055 1055
1055
1055
1055
10551055
1055
1055
1055
10
5
5
1056 1056
1056 1056
1056
1056
10561056 1056
1056 1056
10561056
10561056
1056 10561056
1057
105710571057 1057
1057
10571057
1057
10571058 1058
1058
1058
1059
1059
10591059 1060
1060
106110621062 1063 BYDATEREVISIONMARKScale:Checked By:Engineer:Technician:Date:Field Bk: Pg:1"= jwmccormickpw:\\SAAPWIS01.snyder-associates.com:ProjectWise\Documents\2015_Projects\115.0886\Cadd\SP07_1150886_ERO.dgn1/28/20164:14:07 PMSnyder1:49.9999pw:\\SAAPWIS01.snyder-associates.com:ProjectWise\Documents\Snyder\Printing\Pen_Tables\date.tblV8iBWFullWeightPDF.pltcfgSheetofSheet of
Project No:SNYDER & ASSOCIATES, INC.Project No:515-964-2020 | www.snyder-associates.comANKENY, IOWA 500232727 S.W. SNYDER BLVD.WAUKEE, IA115.0886 115.088610 10EDCEDCJWM11-18-15COVE AT KETTLESTONE APARTMENTS1REVISED AS PER CITY COMMENTS12/23/15JWM2REVISED AS PER CITY COMMENTS01/28/16JWMGRADING PLAN GENERAL NOTES
POLLUTION PREVENTION NOTES
3"
Barrel
2
3
1
2
2
1
Overflow Elevation
contract documents)
only when specified in the
Anti-seep collars (required
SEDIMENT BASIN WITH EMERGENCY SPILLWAY
"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.
4
1
2%
1
3
2
1
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
4
1
2%
STORMWATER MANAGEMENT QUANTITIES
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.
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
1' Min.
10' Min.
EMERGENCY SPILLWAY SECTION
MANAGEMENT FACILITY LOCATIONS
POTENTIAL STORM WATER
OVERFLOW ROUTES
7 740'EROSION AND SEDIMENT CONTROL PLAN0
SCALE (FEET)
50
700 SF OF RECP
OVERFLOW =1047.50
TYP.
SILT FENCE
TYP.
SILT FENCE
TYP.
SILT FENCE
REGRADE BASIN TO FINISH DESIGN GRADES PRIOR TO SEEDING.
G. CONTRACTOR TO REMOVE ANY SEDIMENT FROM BASIN ACCUMULATED DURING CONSTRUCTION AND
DRIVEWAYS, AND SIDEWALKS CAUSED BY CONSTRUCTION ACTIVITIES.
F. THE CONTRACTOR IS RESPONSIBLE FOR CLEANING DIRT AND DEBRIS FROM NEIGHBORING STREETS,
RESPREAD TO MINIMUM 6" DEPTH TO FINISH GRADES.
E. CONTRACTOR TO STRIP AND STOCKPILE TOPSOIL FROM ALL AREAS TO BE CUT OR FILLED.
SODDING ARE COMPLETE. SEDIMENT BASKETS SHALL BE PROVIDED ONCE PAVING IS COMPLETE
THE PLAN. SILT FENCE AROUND STORM INTAKES SHALL BE MAINTAINED UNTIL PAVING AND SEEDING/
D. CONTRACTOR SHALL PROVIDE SILT FENCE AROUND ALL STORM INTAKES AND WHERE SHOWN ON
NOTED.
C. GRADES SHOWN ARE FINISHED GRADE AND/OR TOP OF PAVING SLAB (GUTTER), UNLESS OTHERWISE
COMPENSATION.
REPAIRED BY THE CONTRACTOR TO THE OWNERS SPECIFICATIONS WITHOUT ADDITIONAL
B. PROTECT EXISTING UTILITIES FROM CONSTRUCTION DAMAGE. ANY DAMAGE THAT OCCURS SHALL BE
FURTHER DOES NOT WARRANT THAT THE UTILITIES SHOWN ARE IN THE EXACT LOCATION INDICATED.
COMPRISE ALL SUCH UTILITIES IN THE AREA, EITHER IN SERVICE OR ABANDONED. THE SURVEY
AND/ OR RECORDS OBTAINED. THE SURVEYOR MAKES NO GUARANTEE THAT THE UTILITIES SHOWN
A. UTILITY WARNING: THE UTILITIES SHOWN HAVE BEEN LOCATED FROM FIELD SURVEY INFORMATION
Design High Water=1044.90
Principal Spillway=1043.90 Top of Embankment=1048.00
Emergency Spillway=1047.50
Bottom of Basin=1040.75
Dewatering Orifice=1043.04 min.1.0'1043.90
1043.45
1043.25
1043.04
DEVICE (PERFORATED RISER)
EXISTING SEDIMENT BASIN DEWATERING
100 YEAR=1047.13
SOD 3.50 AC
TYPE 1 PERMANENT LAWN MIXTURE 0.72 AC
SOD,SEEDING, FERTILIZING & MULCHING 4.22 AC
SEDIMENT BASKETS 13 EA
EXISTING TEMPORARY SEDIMENT RISER 1 EA
SILT FENCE 1340 LF
100 YEAR=1058.70
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
SEDIMENT STAND PIPE
30" PVC TEMPORARY
WATERSHED
TO WALNUT CREEK
DISCHARGE LOCATION
PROPERTY OWNER)
(COORDINATE WITH
STAGING AREA
PROPERTY OWNER)
AND FINAL LOCATION WITH
LOCATION (COORDINATE SIZE
APPROX. TOPSOIL STOCKPILE
ENTRANCE
CONSTRUCTION
STABILIZED
(FIELD VERIFY WITH ENGINEER)
APPROX. CONCRETE WASHOUT LOCATION
1041
1042
1043
1043
10
4
4 104410451045
1045
1046
1046 10461047
1047
10
4
71047
1047
1047
10
4
7
10
4
7
104810
4
8
1048
10481048
1049
1049
1049 1049
10491050 1050
10501050
1051 1051
1051
1051
105
11051105210521052
1052
10
5
210521052
1052
10521052105210521052 1052
10521052105310531053
1053
1053105310531053
1053
1053
1053
1053
1053
10531053
1053
1053
10
5
3
1053 10
5
3
1053
105310541054
1054
1054
10541054
105410541054
1054 10541054 1054
10541054
1054
1054
1054
105410541054
1054
10
5
4
1054
1054
1054
10541054
1054 1054
1054
105410
5
4
10541055 105510551055
1055
1055
1055
1055
1055
1055
1055
1055
1055
1055
1055
1055
1055 1055
1055
1055
10551055
1055
10551055 1055
10551055
1055 1055
1055
1055
1055
10551055
1055
1055
1055
10
5
5
1056 1056
1056 1056
1056
1056
10561056 1056
1056 1056
10561056
10561056
1056 10561056
1057
105710571057 1057
1057
10571057
1057
10571058 1058
1058
1058
1059
1059
10591059 1060
1060
106110621062 1063 10412681042
10421042
1043
1043
1043
10431043
1044
1044
1044
10441044
1045
1045
1045
1045
1046
1046
1046
1046
10461046
104610461046
1047
1047
1047
1047 104710471048
1048
1048
1048 10481048
1049
1049
1049
10491049 104910491049
1050
1050
1050
1050
1050 10501051
1051
1051
1051
1051
1052
1052
1052
1052
10
5
2 10521052
1053
1053
1053
10
5
3 1053105310531053
1053
1053
105410541054
10
5
4
1054
1054
1054
10
5
4
1054 105410541054
1054
10541055
1055
1055
1055
1055
105510551055
10551056
1056
1056105610
5
6
1056
1056
1057
1057
105710571057
1057
1057
1057
1058
1058
1058105810581058
1058
1059
1059
105910591059
1059
1059
1059
1059
1059
1059
1059
1059
10601060 10601060
1
0
6
0
1060
1060
1060
1
0
6
0
1061
1061
1061
1061
1062
1062
1062
1063
1063
Steel Hatches
Buried24?" CMP SE
F.L.=277.97Broken15" CMP NW
F.L.=278.40
12" CMP S
F.L.=277.37
12" CMP S
F.L.=278.08
CP2
CP3
Asphalt
AsphaltGravel98TH STREETEl=287.71
North Rail
El=283.55
North Rail
CP11
F.L.=265.85
6" VCP SW /NE
Intake=266.95
WEST PARK PLAT 1 PARCEL A LOT 3 GERLICH, KAREN A ETAL 50% KAREN A & MARGARET L TRUST 50% 3069 WACO PL, WAUKEE
HAKEMAN, DALLAS D & LINDA M JTRS 3101 WACO PL, WAUKEE
GILES, RICHARD W & CAROLYN A GILES TRUSTEES GILES, RICHARD W REVOCABLE TRUST
LOT6
9.20 AC.
400,855 SF
8"W
8"S
15"ST15"ST
15"ST 15"ST15"ST8"S24"ST24"ST1
8
"S
T
8"WSE WACO PLACE / 98TH STREET24"ST8"S150' HYDRANT COVERAGE8"W8"W BYDATEREVISIONMARKScale:Checked By:Engineer:Technician:Date:Field Bk: Pg:1"= jwmccormickpw:\\SAAPWIS01.snyder-associates.com:ProjectWise\Documents\2015_Projects\115.0886\Cadd\SP08_1150886_LND.dgn1/28/20164:14:10 PMSnyder1:40pw:\\SAAPWIS01.snyder-associates.com:ProjectWise\Documents\Snyder\Printing\Pen_Tables\date.tblV8iBWFullWeightPDF.pltcfgSheetofSheet of
Project No:SNYDER & ASSOCIATES, INC.Project No:515-964-2020 | www.snyder-associates.comANKENY, IOWA 500232727 S.W. SNYDER BLVD.WAUKEE, IA115.0886 115.088610 10EDCEDCJWM11-18-15COVE AT KETTLESTONE APARTMENTS1REVISED AS PER CITY COMMENTS12/23/15JWM2REVISED AS PER CITY COMMENTS01/28/16JWM9 14
2226161422
99
98 9 8 1314
12
8
18 GARAGE
13 GARAGECLUBHOUSEOFFICE
M AINT
10887
16161610
13999
23 TWO BEDROOM
49 ONE BEDROOM
72 UNITS
23 TWO BEDROOM
49 ONE BEDROOM
72 UNITS
23 TWO BEDROOM
49 ONE BEDROOM
72 UNITS
H36" ST30" ST
36" ST15" ST24" ST
24" ST
24" ST24" ST15" ST
12" ST12" ST 12" ST 12" ST
12" ST 12" ST 12" ST 12" ST 15" ST 15" ST 12" ST 18" ST 18" ST 18" ST
18" ST 18" ST24" ST15" ST18" ST18" ST
18" ST
12" ST
48" ST48" ST48" ST
18" ST
8"S8"S
8"S8" S8" W8" W8"W8"W8"W 8"W
8"WH15" ST
12
" ST
FFE=1056.00 FFE=1056.50 FFE=1056.00 FFE=1055.50
FFE=1053.60 FFE=1053.10
FFE=1053.4 FFE=1053.4FFE=1054.20FFE=1054.00
FFE=1053.60 6"S6"S6"S6"S
6"W6"W6"W1"W
POOL
24" ST
12" ST
0
SCALE (FEET)
40 40'PLANTING PLANPLANTING PLAN GENERAL NOTES
LANDSCAPE REQUIREMENTS AND CALCULATIONS
BOTANICAL NAMEKEY
SHRUBSSIZE COMMENTS
2" B&B
AG AUTUMN BRILLANCE SERVICEBERRYAmelanchier x grandiflora 'Autumn Brilliance'B&B, MULTI-STEM
2"
2" B&B
2" B&B
2" B&B
2" B&B
B&B
GT
CO Celtis occidentalis 'Prairie Pride'
CONT. (6' O.C.)
HP
CONT. (6' O.C.)JC
PLANT SCHEDULE
QB Quercus bicolor SWAMP WHITE OAK B&B
B&B
PRAIRIE PRIDE HACKBERRY
24" HT.
24" Ht.
CONT. (4' O.C.)
CONT. (4' O.C.)
Viburnum dentatum 'Christom'BLUE MUFFIN VIBURNUM CONT. (6' O.C.)36" Ht.
6' HT.
COMMON NAME
Gleditisia triacanthos var. inermis 'Skyline'SKYLINE HONEYLOCUST
Malus 'Spring Snow'SPRING SNOW CRABAPPLETREESMS
8 8B&B
5-MS
3-OV2-QB
6-VD
1-CO 2-QB 2-QB 1-CO
1-MR
2-MR
3-AF
1-AF
2-SB
5-SB
1-AF
1-AF1-MR
1-AF
1-PO3-TM
3-JC
3-SB
4-JC
1-PO
2-JC
1-UM 1-UM 1-AF 1-CO
1-AF
2-AF
11-SB
4-SB
7-SB
6-SB
7-JC
2-MS
1-AF
2-AF
1-GT
1-AF
1-GT
1-AF
1-AR
1-OV
1-OV
1-AF
9-VD 9-VD
6-SB
2-PO
5-HP
3-PO2-PO
5-VD
3-MS
4-VD
1-CO
1-QB
1-AG 2-CO 2-CO 2-UM 1-CO 2-UM 3-CO 2-CO
1-UM
3-MR
1-UM
1-CO
13-JC
8-SB
8-SB
3-MS
8-SB
9-SB
9-SB
1-GT
3-GT
5-AR
4-UM
3-CO
1-AF
1-AF
5-UM
1-AF
1-TM
8-VD
1-TM
1-1/2"
UM
24" Ht.
24" Ht.
12" Ht.
MR
AF
1-1/2"
AR
TREESUNDERSTORYPhysocarpus opulifolius 'Donna May'LITTLE DEVIL NINEBARK
VD
PO
SB
TM
Hydrangea paniculata 'Jane'LITTLE LIME HYDRANGEA CONT. (4' O.C.)
ANTICIPATED MECHANICAL UNIT LOCATIONS.
Acer x freemanii 'Marmo'MARMO MAPLE
Taxus x media 'Taunton'TAUNTON YEW
Spiraea betulifolia 'Tor'TOR BIRCHLEAF SPIREA
Juniperus chinensis 'Daub's Frosted'DAUB'S FROSTED JUNIPER
Malus 'Royal Raindrops'ROYAL RAINDROPS CRABAPPLE
ACCOLADE ELM
OV 1-1/2"EASTERN HOP HORNBEAM
Acer rubrum 'Karpick'KARPICK RED MAPLE
5-VD
Ulmus Morton 'Accolade'
Ostrya virginiana
5-JC
SEED TO ELEVATION 1047.50
TYPE 1 PERMANENT LAWN SEED MIX
LOW GROW GRASS MIXTURE
APPROXIMATE LOCATION OF PROPOSED MECHANICAL UNITS
4-PO 4-SB4-SB
4-PO
4-PO
4-SB
4-SB
4-SB 4-SB
4-PO 4-PO
4-SB 4-SB
4-PO
4-SB4-SB 4-HP
4-SB
1-VD 1-VD
7-SB4-PO6-SB7-SB
1-CO
3-HP
2-PO
4-SB 4-HP 4-SB
3-HP
7-HP7-HP
4-PO
4-PO 6-HP
1-OV
2-UM 2-UM
1-CO
2-MR
1-TM
8-VD
3-HP
7-HP
4-SB
4-SB
4-HP
4-SB
2-PO
4-PO 4-SB
4-PO6-HP
4-SB 4-HP
1-TM
4-SB
3-HP
5-VD
7-HP4-SB
4-PO
1-OV
1-AF
4-PO
1-AF
7-PO
INSTALL AS PER MANUFACTURER'S RECOMMENDATIONS. INSTALL IN LOCATIONS INDICATED ON PLAN.
G. PROVIDE LOW GROW GRASS MIXTURE AS SUPPLIED BY UNITED SEEDS INC., DES MOINES, IA. 515-282-1750.
F. SOD ALL DISTURBED AREAS UNLESS NOTED OTHERWISE.
PERIMETER, AND IN ALL AREAS INDICATED ON PLAN.
E. PROVIDE 3-INCH DEPTH SHREDDED HARDWOOD MULCH AROUND ALL PLANTINGS TO A MIN. 3-FOOT
DATE OF INSTALLATION.
D. CONTRACTOR SHALL GUARANTEE ALL PLANT MATERIAL FOR A PERIOD OF ONE YEAR FROM
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:
(24 OVERSTORY TREES PROVIDED)
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:
120.24 (121 SHRUBS PROVIDED)2.0 x 60.128 =
30.06 (31 UNDERSTORY TREES PROVIDED) 0.5 x 60.128 =
60.124 (61 OVERSTORY TREES PROVIDED)1.0 x 60.128 =
60,128/1,000 = 60.124
REQUIRED OPEN SPACE.
1.0 OVERSTORY TREES, 0.5 UNDERSTORY TREES, AND 2.0 SHRUBS PER 1,000 SF OF
400,855 SF (TOTAL LOT) x 15% = 60,128.25 SF REQUIRED (164,127 SF PROVIDED - 40.9%)
15% OPEN SPACE REQUIRED
AND THE KETTLESTONE DESIGN GUIDELINES PUD)
(LANDSCAPE CALCULATIONS BASED UPON CITY OF WAUKEE ZONING CODE REQUIREMENTS
(if required)
Parallel Ra
mpSi
d
e
wal
kSta
n
d
ar
d
(t
yp.) 1'-0"
5
TYPICAL SECTION - CURB RAMP
2.0% (max)
1.5% (target)Slope Varies 43
6" min.
4" min.
6" min.5'-0" m
i
n.seiraV
Grade Break
Special Shaping
5'-0" m in.
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 1'(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
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
SITE DETAILS99
9
1
9
2
9
3
9
4
9
5
9
6
NO SCALE9
7
NO SCALE9
8
3 3
1
2
4
4
1
2
3
4
5
slope or flatter.
Match pedestrian street crossing cross
maximum cross slope of 2.0%.
Target cross slope of 1.5% with a
running slope of 8.3%.
running slope of 6.25% with maximum
Perpendicular Curb Ramp: Target
feet by 5 feet.
travel directions of 2.0%. Minimum 5
with maximum slope perpendicular to the
Turning Space: Target slope of 1.5%
than 15 feet.
8.3% slope for parallel ramps shorter
of the resulting slope. Do not exceed
required to exceed 15 feet, regardless
The length of the parallel ramp is not
landing and the standard sidewalk.
elevation difference between the
provide a parallel ramp to make up the
and landing due to limited ramp length,
perpendicular ramp between the street
elevation cannot be achieved with the
Parallel Curb Ramp: If normal sidewalk
1
2
3
4
Pavement
(length varies)(if required)
8.3% (max.)6.25% (target)
1 2
Cross Slope
5% max.
(4'-0"x4'-0" min.)
Detectable warning
Key
Curb Ramp
Detectable warning
Key
Turning Space
Curb Ramp
Grass
CURB RAMP FOR SIDEWALK
GENERAL SIDEWALK AND CURB RAMP DETAILS
1
2" Sealed expansion joint
See Detail A
Parallel Curb RampTurning SpacePerpendicular Curb Ramp Sidewalk
Standard
12"18"
Turning Space
front or back of the turning space.
" sealed expansion joint at •provide
than 15 feet.
8.3% slope for parallel ramps shorter
of the resulting slope. Do not exceed
required to exceed 15 feet, regardless
The length of the parallel ramp is not
standard sidewalk.
difference between the landing and the
ramp to make up the elevation
limited ramp length, provide a parallel
between the street and landing due to
achieved with the perpendicular ramp
If normal sidewalk elevation cannot be
of 2.0%. Minimum 4 feet by 4 feet.
perpendicular to the travel directions
Target slope of 1.5% with maximum slope
panel.
concrete below the detectable warning
Provide a minimum of 6 inches of
flares.
turning space, exclusive of curbs or
the full width of the curb ramp or
direction of pedestrian travel across
detectable warning surfaces in the
Provide a minimum 2 foot width of
INSTALL STORZ FITTINGS ON ALL HYDRANT ASSEMBLIES.4. BYDATEREVISIONMARKScale:Checked By:Engineer:Technician:Date:Field Bk: Pg:1"= jwmccormickpw:\\SAAPWIS01.snyder-associates.com:ProjectWise\Documents\2015_Projects\115.0886\Cadd\SP09_1150886_DTL.DGN1/28/20164:14:13 PMSnyder1:9.99998pw:\\SAAPWIS01.snyder-associates.com:ProjectWise\Documents\Snyder\Printing\Pen_Tables\date.tblV8iBWFullWeightPDF.pltcfgSheetofSheet of
Project No:SNYDER & ASSOCIATES, INC.Project No:515-964-2020 | www.snyder-associates.comANKENY, IOWA 500232727 S.W. SNYDER BLVD.WAUKEE, IA115.0886 115.088610 10EDCEDCJWM11-18-15COVE AT KETTLESTONE APARTMENTS1REVISED AS PER CITY COMMENTS12/23/15JWM2REVISED AS PER CITY COMMENTS01/28/16JWM
BYDATEREVISIONMARKScale:Checked By:Engineer:Technician:Date:Field Bk: Pg:1"= jwmccormickpw:\\SAAPWIS01.snyder-associates.com:ProjectWise\Documents\2015_Projects\115.0886\Cadd\SP10_1150886_DTL.DGN1/28/20164:14:19 PMSnyder1:9.99998pw:\\SAAPWIS01.snyder-associates.com:ProjectWise\Documents\Snyder\Printing\Pen_Tables\date.tblV8iBWFullWeightPDF.pltcfgSheetofSheet of
Project No:SNYDER & ASSOCIATES, INC.Project No:515-964-2020 | www.snyder-associates.comANKENY, IOWA 500232727 S.W. SNYDER BLVD.WAUKEE, IA115.0886 115.088610 10EDCEDCJWM11-18-15COVE AT KETTLESTONE APARTMENTS1REVISED AS PER CITY COMMENTS12/23/15JWM2REVISED AS PER CITY COMMENTS01/28/16JWM9 14
2226161422
99
98 9 8 1314
12
8
18 GARAGE
13 GARAGECLUBHOUSEOFFICE
M AINT
10887
16161610
13999
23 TWO BEDROOM
49 ONE BEDROOM
72 UNITS
23 TWO BEDROOM
49 ONE BEDROOM
72 UNITS
23 TWO BEDROOM
49 ONE BEDROOM
72 UNITS
FFE=1056.00 FFE=1056.50 FFE=1056.00 FFE=1055.50
FFE=1053.60 FFE=1053.10
FFE=1053.4 FFE=1053.4FFE=1054.20FFE=1054.00
FFE=1053.60
POOL
22
8
CLUBHOUSEFFE=1053.47
23 TWO BEDROOM49 ONE BEDROOM72 UNITS
SIDEWALK RAMP AREA 1 DETAIL 1"=10'SIDEWALK RAMP AREA 2 DETAIL 1"=10'SIDEWALK RAMP AREA 3 DETAIL 1"=10'
SIDEWALK RAMP AREA 4 DETAIL 1"=10'
SIDEWALK RAMP AREA 5 DETAIL 1"=10'
SIDEWALK RAMP AREA 6 DETAIL 1"=10'SIDEWALK RAMP AREA 7 DETAIL 1"=10'
SIDEWALK RAMP AREA 8 DETAIL 1"=10'
SIDEWALK RAMP AREA 9 DETAIL 1"=10'
RAMP AREA 1RAMP AREA 2
RAMP AREA 3
RAMP AREA 4
RAMP AREA 5
RAMP AREA 6
RAMP AREA 7
RAMP AREA 8
RAMP AREA 9
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 X X X
XXX
X X X X
X X X X
X X X X
XXXX
XX
X X
XX
X X
X
XX
X
X
XX
X
X X
X
X
X
X
X
X
X
XX
XX
XX
X
X
X X
X X
X X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X X X
XXX
X X
XX
XX
X
X
X
X
X
X
X
X
X
X X
X
X
X
X
10 1010'1053.15
1052.65
1052.55
1052.55
1055.50
1055.00
1055.00
1055.50
1056.00
1055.50
1055.50
1056.00
1055.40
1055.40
1055.60
1055.70
1055.49
1055.49
1055.40 1055.40
1055.40G1055.90TC
1055.40G1055.90TC
1054.90
1054.90G1055.40TC
1054.90
1054.90G1055.40TC
1054.90
1054.90
1055.50
1055.00
1055.00
1055.50
1055.00
1055.00
1054.90 1054.90
1054.78
1054.78
1054.69 1054.69
1054.50
1054.50
1055.00
1055.00
1054.40
1054.40
1055.50
1055.35 1055.35
1054.90G1055.40TC
1054.90G1055.40TC
X
XX
X
1054.40G1054.90TC
1054.40G1054.90TC
XX
X
1054.95
1054.95
1054.85 1054.85
1054.00 1054.00
1054.10
1054.10
1053.61G
1053.49G
1054.81G
1054.49G XX
X X
1054.40
1054.40
1054.11G
1053.98G
1054.30 1054.30
1053.90 1053.90
1053.80
1053.80
1053.35G
1053.52G
XX
XX
X
X
1052.91G
1052.65G
1053.00
1053.101053.18
1053.08
1053.60
1053.50
1053.50
1051.88G 1051.98
1052.55
1052.50
1051.94
1052.60
X
XX
1052.45TC
1051.84G1052.34TC
X
XX
X X
X
1053.10
1052.95
1052.95
1052.55
1052.55 1052.55
1052.05
1052.05
1052.55
1051.951051.95
1052.55
1052.55
1053.05
1053.05
1053.05
1052.45
1052.45 1052.45TC
1051.95G1052.45TC
1051.95G1052.45TC
1052.95TC
X
X
X
X
1052.55
1052.45G1052.95TC
1052.45G1052.95TC
X
X1054.84
1049.00
1048.89
X
X
XX
1055.40TC
1055.90TC
1055.70
1055.80XX
1052.65
1053.15
1053.15
X
1053.40
1053.15
1.5%1.5%5.5%5.5%6.25%6.25%1.66%1.66%1.66%1.66%1.66%6.25%6.25%6.25%6.25%6.25%6.25%6.25%6.25%
1.5%7.4%
1052.45TC
7.12%1053.57G
1053.53G
1.67%1.67%1054.70G
1054.60G 4.70%4.60%6.90%1.67%1054.01G
1054.06G5.70%1.67%5.50%1053.47G
1053.41G
1.25%1052.75G
1052.81G1.33%4.15%X 1052.50TC
6.25%6.25%1.66%6.25%1.66%6.25%1054.94
1054.84
1054.72
1054.801054.92
1055.02
1054.80G
1054.90G
1054.81
1055.65G
1055.55G
1056.051056.17
1056.09
1055.971056.33
1056.41
X
X
1049.25
1049.15
1049.00
1049.10
1049.02 1048.87X
X
1048.61G
1048.76G
X
X
1049.15G 1049.00G
1049.75
1049.60
1049.75
1049.00
1049.99 1049.84
4.9
%1.5
0
%SIDEWALK RAMP DETAILS1054.36G1054.47G
X
X X1055.85
1055.85
1056.00
1054.90G 1055.00G
XX X X
X X
1054.70 1054.20
1055.40TC
1054.90TC
1055.201054.70
XX1052.25 1051.75
6.0'
6.0'
6.0'
6.0'
6.0'
6.0'
6.0'5.0'
5.0'
6.0'6.0'6.0'6.0'6.0'6.0'6.0'6.0'6.0'5.0'5.0'5.0'5.2
%6.0
%1.5%
4.2
%1.5%
1.0
%1.5%6
.5%
5
.9%
1.8%
2.2%1.5%10.0'
10.0'
XX1053.00
1053.00
X
XX1053.15
1052.55
1052.55
X
X
X1053.15
1053.15
X
X
1053.40
1053.40 5.0'5
.
0'
1052.55G1053.05TC
P.O. Box 159 HUXLEY, IA 50124p: 515.597.5457f: 515.597.5461WWW.JCORP.BIZCorp, incJ2016 / 01 / 25Kettlestone MultifamilyApartment ElevationsSCALE: 3/64" = 1'-0"4WEST ELEVATIONSCALE: 3/64" = 1'-0"3EAST ELEVATIONSCALE: 3/64" = 1'-0"2NORTH ELEVATIONSCALE: 3/64" = 1'-0"1SOUTH ELEVATION
P.O. Box 159 HUXLEY, IA 50124p: 515.597.5457f: 515.597.5461WWW.JCORP.BIZCorp, incJ2016 / 01 / 27Kettlestone MultifamilyClubhouse ElevationsSCALE: 3/32" = 1'-0"3WEST ELEVATIONSCALE: 3/32" = 1'-0"4EAST ELEVATIONSCALE: 3/32" = 1'-0"1NORTH ELEVATIONSCALE: 3/32" = 1'-0"2SOUTH ELEVATION
612P.O. Box 159 HUXLEY, IA 50124p: 515.597.5457f: 515.597.5461WWW.JCORP.BIZCorp, incJ2016 / 01 / 25Kettlestone MultifamilyGarage & DumpsterSCALE: 3/32" = 1'-0"3NORTH ELEVATIONSCALE: 3/32" = 1'-0"4SOUTH ELEVATIONSCALE: 3/32" = 1'-0"1EAST ELEVATIONSCALE: 3/32" = 1'-0"2WEST ELEVATIONSCALE: 3/32" = 1'-0"5BACK ELEVATIONSCALE: 3/32" = 1'-0"7FRONT ELEVATIONSCALE: 3/32" = 1'-0"6SIDE ELEVATIONSCALE: 3/32" = 1'-0"8SIDE ELEVATION
412P.O. Box 159 HUXLEY, IA 50124p: 515.597.5457f: 515.597.5461WWW.JCORP.BIZCorp, incJ2016 / 01 / 25Kettlestone MultifamilyGarage ElevationsSCALE: 3/32" = 1'-0"3WEST ELEVATIONSCALE: 3/32" = 1'-0"4EAST ELEVATIONSCALE: 3/32" = 1'-0"1SOUTH ELEVATIONSCALE: 3/32" = 1'-0"2NORTH ELEVATION
P.O. Box 159 HUXLEY, IA 50124p: 515.597.5457f: 515.597.5461WWW.JCORP.BIZCorp, incJ2016 / 01 / 25Kettlestone MultifamilyMonument ElevationsSCALE: 1/2" = 1'-0"1SIDE ELEVATIONSCALE: 1/2" = 1'-0"2FRONT/BACK ELEVATION
P.O. Box 159 HUXLEY, IA 50124p: 515.597.5457f: 515.597.5461WWW.JCORP.BIZCorp, incJ2016 / 01 / 27Kettlestone MultifamilyClubhouse #3 3D
P.O. Box 159 HUXLEY, IA 50124p: 515.597.5457f: 515.597.5461WWW.JCORP.BIZCorp, incJ2016 / 01 / 27Kettlestone MultifamilyClubhouse ElevationsSCALE: 3/32" = 1'-0"3WEST ELEVATIONSCALE: 3/32" = 1'-0"4EAST ELEVATIONSCALE: 3/32" = 1'-0"1NORTH ELEVATIONSCALE: 3/32" = 1'-0"2SOUTH ELEVATION
111 SFKITCHEN237 SFCONFERENCE945 SFLOBBY1203 SFOFFICE1736 SFSTORAGE800 SFPOOL20'-6 1/2"40'-0"15'-0"40'-5 1/2"100 SFPOOL EQUIP81 SFFAMILY RR120 SFOFFICE120 SFOFFICE130 SFWRR130 SFMRR35 SFMECHP.O. Box 159 HUXLEY, IA 50124p: 515.597.5457f: 515.597.5461WWW.JCORP.BIZCorp, incJ2016 / 01 / 27Kettlestone MultifamilyClubhouse #3 Plan