HomeMy WebLinkAbout2016-03-21-J07 Brandons Reserve Prelim Plat AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: March 21, 2016
AGENDA ITEM: Consideration of approval of a resolution approving Preliminary Plat for
Brandon’s Reserve
FORMAT: Resolution
SYNOPSIS INCLUDING PRO & CON: The applicant, M & R Holdings, LLC, requests
approval of a preliminary plat for Brandon’s Reserve which is
approximately 13.75 acres in area located west of Warrior Lane and
north of the Warrior Lane/University Avenue intersection. A total of 23
lots are proposed for single-family residential development. As part of
the plat improvements the developer will be required to install a street
and extend utilities throughout the plat. The developer proposes to
develop the entire plat in one phase.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT:
The Planning and Zoning Commission reviewed the preliminary plat at their meeting on
February 23, 2016 and recommended approval subject to remaining staff comments:
Approval of Preliminary Plat for Brandon’s Reserve
Senior Planner Andy Kass introduced the request to approve the preliminary plat that would be
located west of Warrior Lane and north of the SE University Avenue/ Warrior Lane Intersection.
The plat would consist of a 23 lot single family residential subdivision, following the guidelines
set forth with the rezoning of the area from A-1 ( Agricultural) and COS ( Conservation and Open
Space) to R-1 (Single Family Residence) requested in November of 2015 and approved by the
City Council December of 2015. Each lot will meet the minimum width requirement of 80 feet
and will range in size from 10,100 square feet to 40,858 square feet. A new street, Ford Lane, will
be extended off of Warrior Lane and will be a local street 29 feet in width and will end in two
separate cul-de-sacs. The developer will be required to dedicate .41 acres to parkland which they
are proposing as a 10 foot wide trail and easement that would provide pedestrian access to
Songbird Park. Utilities will need to be extended to the lots and the existing pond will be used as
the detention pond to be maintained by the Homeowner’s Association.
Commissioner Fontenot questioned the accessibility of the subdivision and Mr. Kass
advised that it was a one way in and one way out access.
Commissioner Streit questioned about previous concerns and questions relating to a
previous plan for pedestrian access between Corene Acres and Warrior Lane.
Commissioner Hoifeldt advised that the location in that concern was closer to the
Library. The Director of Development Services, Brad Deets, advised that the earlier
concepts for pedestrian access were not feasible, but that the city was still looking at
getting pedestrian access from Corene Acres to Warrior Lane through the Library’s Lot.
Mr. Deets also confirmed that the main concern was access to the Songbird park, with a
long term plan of continuing the 10 foot trail proposed by the developer to eventually
connect with the Sugar Creek Trails.
Commissioner Nigro voiced a concern with lots 8 and 9 of the proposed development and
how they would situate within easements, setbacks and the 100 year flood limits. Both
Mr. Kass and Mr. Deets advised that the lots would comply with the requirements, and
pointed out that the corner lot would still have the necessary space for building despite
the easements, setbacks and pond.
Commissioner Nigro questioned the trail and if the area would be accounting for any
additional development or traffic. Mr. Deets advised that the area is a natural park and
trail, in long term visions there may eventually be some benches, but it would not be
classified as an “active” park that would contain playground materials or the additional
traffic.
Commissioner Nigro brought forth the concern of the preliminary plat being accepted by
the Parks and Recreation staff. Mr. Deets advised that the parks and recreation
department agreed and recommended approval of the plat and trail access to the park.
Commissioner Shanks questioned who would maintain the area and Mr. Deets advised
that it would be parks and recreation who would care for the park area and that there was
access for maintenance through the trail.
Commissioner Hoifeldt asked for clarification on the access for lots 4 and 5. Mr. Deets
advised that there would be a cross easement to provide access for both lots.
Commissioner Hoifeldt questioned in regards to the sidewalk ending point near Warrior
Lane. Mr. Deets advised that it ended where it did due to grading of the lot and the future
plans for widening Warrior Lane and adding a pedestrian underpass and sidewalk.
Commissioner Nigro wanted clarification on the pond being included in the Homeowners
Association and lots. Mr. Deets advised that without adding the pond into the lots several
of the adjacent lots would be considered unbuildable.
Commissioner Hoifeldt questioned about the numbering of the housing. Mr. Deets
advised that the Development Services Department numbers the houses with coordination
from the Fire Department.
Motion by commissioner Streit, seconded by Commissioner Hoifeldt to approve the preliminary
plat for Brandon’s Reserve, subject to any remaining staff comments and review of all legal
documents by the City Attorney. Ayes: Fontenot, Streit, Nigro, Hoifeldt, and Shanks. Nays: none.
Motion carried.
STAFF REVIEW AND COMMENT: All staff comments have been addressed at this time.
Staff would recommend approval of the preliminary plat for Brandon’s
Reserve. The request for approval was tabled at the March 7, 2016 City
Council Meeting in order to allow the full City Council to consider the
request.
RECOMMENDATION: Approve the resolution.
ATTACHMENTS: I. Proposed Resolution
II. Staff Report
III. Staff Comment Letter
IV. Preliminary Plat
PREPARED BY: Brad Deets, Development Services Director
REVIEWED BY:
PUBLIC NOTICE INFORMATION –
NAME OF PUBLICATION:
DATE OF PUBLICATION:
THE CITY OF WAUKEE, IOWA
RESOLUTION 16-
APPROVING THE PRELIMINARY PLAT FOR BRANDON’S RESERVE
IN THE NAME AND BY THE AUTHORITY OF THE CITY OF WAUKEE, IOWA
WHEREAS, the City of Waukee, Dallas County, State of Iowa, is a duly organized Municipal
Organization; AND,
WHEREAS, the City of Waukee Planning and Zoning Commission reviewed and recommended
approval, subject to remaining staff comments, of a Preliminary Plat for Brandon’s Reserve on
February 23, 2016; AND,
WHEREAS, the Preliminary Plat for Brandon’s Reserve is in general conformance with section
§303 - Land Subdivision Ordinance of the Waukee Municipal Code.
NOW THEREFORE BE IT RESOLVED by the City Council of the City of Waukee, Iowa on
this the 21th day of March, 2016, that the Preliminary Plat for Brandon’s Reserve be approved.
____________________________
William F. Peard, Mayor
Attest:
___________________________________
Rebecca D. Schuett, City Clerk
ROLL CALL VOTE AYE NAY ABSENT ABSTAIN
Shane Blanchard
Brian Harrison
Shelly Hughes
Larry R. Lyon
Rick Peterson
STAFF REPORT
TO:Planning and Zoning Commission PREPARED BY:Andy Kass
RE:Brandon’s Reserve– Preliminary Plat DATE:February 23, 2016
GENERAL INFORMATION:
Applicant: M & R Holdings, LLC
Requested Action Preliminary Plat Approval
Location and Size:Property is generally located on the west side
of Warrior Lane and north of SE University
Avenue, containing approximately 13.75
acres.
LAND USES AND ZONING:
Location Existing Land Use Comprehensive Plan Current Zoning
Property in
Question
Vacant (Formerly
Residential)Parks & Recreation R-1
North Waukee Public Library Civic/Institutional C-4
South Residential Parks & Recreation A-1
East Waukee Middle School
Centennial Park
Civic/Institutional
Parks & Recreation
A-1 & COS
West Indigo Ridge Plat 3 –
Single Family Residential
Downtown R-1, R-2 & COS
BACKGROUND:
The subject property is located west of Warrior Lane and north of the SE University Avenue/Warrior Lane
intersection. The applicant, M & R, LLC, requests approval of a preliminary plat for a 23 lot single-family
residential subdivision. In November 2015, the Planning & Zoning Commission recommended approval of the
applicant’s request to rezone the subject property from A-1 (Agricultural) and COS (Conservation and Open
Space) to R-1 (Single Family Residence) and the City Council approved the rezoning in December 2015.
February 19, 2016
2of 3
ABOVE: Aerial photo of proposed plat outlined in BBLLUUEE in relation to the surrounding properties
Project Description:
Lots:
The preliminary plat includes 23 single family residential lots and 4 outlots. The purpose of the outlots are to
prevent construction within the mapped floodplain. Each outlot will be owned and maintained by the lot
owner of the abutting lot. All lots meet the minimum width requirement of 80 feet and the lots will range in
size from 10,100 square feet to 40,858 square feet.
Streets:
A new street, Ford Lane will be extended off of Warrior Lane. Ford Lane will be a local street 29 feet in width
and will end in two separate cul de sacs.
Five foot sidewalks will be constructed on both sides of the streets, except along Lots 3 – 6. On Lots 3 – 6 a
10 foot wide trail has been proposed to be installed.
Easements:
Several easements are proposed within the plat based upon the location of proposed utilities.
A 25 foot landscape buffer easement will be provided along the south boundary, adjacent to Ashworth Road.
This landscape buffer easement includes Lots 1, 2, 20, 21, 22, and 23. The landscape buffer plantings will be
installed as part of the plat improvements.
February 19, 2016
3of 3
Utilities:
Utilities will be extended to all lots. All utilities within the plat are proposed to be public except for a few
sections of storm sewer located on private property.
Storm water in this plat will be detained in the existing pond that will be maintained by the home owners
association. The pond will not be within an outlot, but will be a portion of Lots 8, 9, 10, 11, 12, 13, and 14.
Parkland Dedication
As part of the development of this plat the applicant is required to dedicate parkland, for which the amount
required in this case is .41 acres. The applicant has proposed to install a 10 foot trail along Lots 3 – 6 and to
the rear of Lot 7 which will provide pedestrian access to Songbird Park. The trail will also be extended
through a portion of Lot 2 that eventually will connect with the Centennial Park trail system.
STAFF RECOMMENDATION
At this time Staff feels comfortable with the proposal and would recommend approval of the Preliminary Plat
for Brandon’s Reserve subject to remaining staff comments.
CITY OF WAUKEE
Andy Kass, AICP
Senior Planner
Development Services Department
230 W. Hickman Road
Waukee, IA 50263
Phone: (515) 978-9533
Fax: (515) 987-1845
1st Review: January 12, 2016
2nd Review: February 16, 2016
3rd Review:
4th Review:
Bishop Engineering
Attn: David Bentz
3501 104th Street
Des Moines, IA 50322
RE: Brandon’s Reserve – Preliminary Plat
Dear Mr. Bentz:
Per your request, staff has reviewed the proposed preliminary plat for Brandon’s Reserve. The property in
question is located on the west side of Warrior Lane and north of the Warrior Lane SE University Avenue
intersection. Based upon our review, staff has the following comments related to the preliminary plat:
GENERAL COMMENTS & SHEET 1
1. Staff would note that the developer will have to sign a petition, contract, and waiver for future
improvements to Warrior Lane. Staff will set up meeting with developer for further discussion.
Engineers Response:
2. Provide IDNR Sanitary and Water Permit.
3. Please provide a geotechnical exploration report as part of the next submittal.
4. A street light layout should be provided for review. See attached cut sheets for the appropriate fixtures.
The Type II fixture should be used on straight sections and the Type V should be used on curves and cul
de sacs.
5. A storm water management plan should be provided as part of the next submittal.
6. A check in the amount of $250.00 should be provided to satisfy the review fee.
7. In Note #2 please reference who is responsible for the maintenance of the detention basin.
8. A note should be added regarding the shared access and maintenance responsibility for Lots 4 and 5.
9. Staff questions if there are any existing septic systems on the property. If so, these systems should be
noted for abandonment and removal.
10. The Zoning should not be indicated as “Proposed”.
11. The zoning for adjacent property should be updated to reflect the appropriate zoning districts. Lot 137-
140 is R-2, Lot 97-100 is R-1, the Public Library property is zoned C-4, the school property is zoned A-
1.
12. Streets should be noted as Public.
Project Name Project Engineer/Manager Project Type City Contact
Brandon’s Reserve David Bentz Preliminary Plat Andy Kass
13. The 10 foot wide trail should be labeled.
14. A 25 foot landscape buffer easement should be provided for the lots along Warrior Lane. The buffer
plantings should be provided as follows: 1 overstory, 2 evergreen, and 2 ornamental per 50 lineal feet.
15. The street name Brody Lane should be removed as the City already has a street named Brodie.
16. The entire street network should be one name.
17. Lots 7 and 20 do not meet the minimum lot width of 80 feet.
18. The footprint of the pond should be indicated on the coversheet.
19. The label for Park Street should be updated to Park Road.
20. Staff questions if any monument signage is proposed. If so, indicate location(s) and provide an easement.
A 15’ minimum setback is required, or a minimum setback that equals the height of the
sign is required if maintained by the homeowner’s association. Revise easement area
accordingly.
Engineers Response:
21.Rename the outlots as follows:
Outlot W: Outlot 5A
Outlot X: Outlot 4A
Outlot Y: Outlot 3A
Outlot Z: Outlot 2A
Engineers Response:
22.Add a note stating that the outlots are to be owned by the same lot owner as the
corresponding lot number.
Engineers Response:
SHEET 2
23. Indicate and illustrate the 100 flood elevation for all detention and sump areas and the creek. All
overflow route elevations and overflow paths should be indicated and illustrated as well.
24. Provide a 10 foot snow storage easement on the front of Lots 13, 14,15, and 16.
25. A 12-inch water main along Warrior Lane will be required to be extended as part of the plat
improvements. Staff suggests that this also be the main providing service to Lots 4 and 5 to avoid a
creek crossing and will provide the fire department better access to a hydrant. Staff will have
internal discussions regarding the developers proposal for installation of the water main.
Engineers Response:
26. Change storm sewer manholes to area intakes where needed.
27. Proposed pavement depth should be indicated.
28. All proposed easements should be indicated. All existing easements should be indicated with recorded
book and page numbers.
29. Remove the 8 inch water main note on Lot 8.
30. Provide a storm sewer easement for the northeast corner of Lot 12.
31. Staff would note that easements are to be centered on utilities and need to be a minimum of 20 feet or
2½ times the depth (whichever is greater) of the utility. Please review easements to ensure placement
and width. Staff is looking into whether or not this will work.
Engineers Response:
32. The 12-inch RCP at the northeast corner of Lot 18 needs to be 15-inch RCP.
33. Staff questions if a temporary grading easement will be necessary for the along the north boundary for
drainage path from the Public Library. Please address.
34. The pedestrian ramp in front of Lot 10 should be moved south to Lot 9 as this location will not conflict
with driveway location.
35. Proposed water main valve locations should be indicated.
36. Adjust the sanitary sewer to avoid the watermain crossing in lot 15.
37. Move the storm sewer to the same side of the street as the sanitary sewer on Ford Lane.
38. Adjust the structures and pipe entry into the SW-505 on Ford Lane in order to keep pipe centered in
the easement.
39. Staff questions if the intakes on Brody Court can be located north to eliminate the jog in the storm
sewer in lot 21 and 22. Keep storm out from under pavement adjacent to lot 22.
40. Provide an overland flowage easement for the area between lots 15 & 16.
41. On the east street water main plans that were sent over, they show a couple of tile lines draining from
the area to the north. Staff questions how we can intercept these and tie in to the storm sewer.
42. The radius for the entrance out on to Warrior Lane should be made wider to allow for better traffic
flow and safety.
SHEET 3
43. Provide a 10 foot snow storage easement on the front of Lots 6, 7, and 8.
44. The 18-inch RCP running in from of Lots 1 and 2 should be moved so that it is not underneath
pavement.
45. The proposed easement for the trail should be indicated.
46. Staff questions if any permits or approvals are required from the IDNR or Army Corps of Engineers for
any construction activities in or around the creek. Please address.
47. Show future sidewalk connections to Warrior Lane sidewalk and trail connection to Centennial Park
trail. The eastbound pedestrian ramp on the south side of Ford Lane at the intersection
with Warrior Lane can be removed. Staff would note that a pedestrian ramp in the
northeast corner of the Warrior Lane/Park Road intersection will be required to be
installed as part of the plat improvements of this project. Please indicate a pedestrian
ramp at this location.
Engineers Response:
48. The existing sanitary sewer should be indicated.
49. Staff questions how sump services will be provided to lots 3-5. Demonstrate how erosion
protection will be provided.
Engineers Response:
50. Provide storm sewer easements for lot 4 along the south perimeter for the shared access location. Staff
questions if these will be public.
51. Provide overflow route for pond.
52. Staff questions if there is an existing sanitary sewer easement that needs to be shown for the existing
24-inch main. Staff is looking into this.
Engineers Response:
53. Staff questions if there are any concerns with having the trail located over the trunk sewer.
54. Provide an easement for the creek. Staff questions why there is only a surface water flowage easement
shown on the culvert outlet on lots 2 and 3.
55. Illustrate extent of the flood plain limits and date of IDNR/FEMA map used to establish 100 year event
limits.
56. Staff suggests that Lots 2-5 have separate outlots for the unbuildable portions within the flood plain
limits.
57. Staff questions if any improvements will be needed and whether special documentation is needed for
lots where the creek runs through them. Staff has concerns with future property owners wanting the
streambank stabilized and coming back to the City after build out for assistance. Staff believes is would
be easier to have this stabilization completed up front with the development or lot construction. Staff
has concerns with large root mass with no trees creating future problems. Staff also questions whether
there are any concerns/considerations that will be needed with future build out of Warrior Lane and
University Avenue creating greater impervious surfaces and increasing runoff time.
58. Staff questions how stabilization will be provided for the creek corridor during construction build out.
59. Keep storm sewer out from under the pavement adjacent to Lots 1 and 2.
60. Move the proposed storm sewer to the same side of the street as the sanitary sewer in Lot 8.
61. Staff questions if a culvert is needed so that water is not going over the trail.
62. A pedestrian connection to the trail should be provided.
FIRE DEPARTMENT COMMENTS:
63.Additional signage should be provided at T intersection of main entrance to provide
numerics for which direction whether you are turning north or south. This can be an
individual sign or incorporated on the street name sign.
Engineers Response:
64.For fire department to be able to access lot 4 and 5, the driveway will need to meet IFC
2009 Chapter 503 of an access road. This would require the road to be 20 feet wide with a
vertical clearance of 14 feet. The road will need to support a fire apparatus of 75,000
pounds. It will affect emergency response and will restrict the fire department abilities if
the fire department cannot access the building within 150 feet with a fire apparatus.
Engineers Response:
VEENSTRA AND KIMM COMMENTS:
65.Indicate and illustrate overflow routes at detention basin, Sugar Creek and all sump areas.
Engineers Response:
66.Consider providing water service to Lots 4 and 5 from 12-inch water main along Warrior
Lane to avoid creek crossing and provide better hydrant access.
Engineers Response:
67.Show future sidewalk connections to Warrior Lane sidewalk if crosswalk is proposed. Show
future sidewalk crossing only Ford Lane at intersection of Warrior Lane if no crosswalk is
proposed.
Engineers Response:
68.On Sheet 3, modify proposed grading to account for new trail location.
Engineers Response:
69.On Storm Water Management Plan, items labeled with “X” on pages 5 and 6 should be
updated.
Engineers Response:
MISCELLANEOUS
70. Provide a copy of the Construction Site SWPPP Review Checklist signed by SWPPP designer.
71. Provide a copy of the SWPPP prepared for obtaining General Permit #2 coverage.
72. Provide a copy of the IDNR issued General Permit #2 authorization letter.
73. Complete COSESCO application and submit with $65 fee for the first required quarterly COSESCO
inspection.
74. Provide temporary sediment basin if over 10 acres is disturbed.
Engineers Response:
75. The applicant will be required to provide the following as a part of the completion of the public
improvements prior to approval of a certificate of occupancy:
a. Post Construction What practices considered for this site?
i. 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.
ii. A maintenance covenant will need to be created and provided for review.
b. 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.
c. Provide finished grade spot elevations at all locations where an overland flowage easement
crosses a property line, including locations where said easements run to the street.
76. Staff would request that the revised plans and comment response letter be provided in digital form
(PDF) and hard copies with 5 full-sized hard copies delievered to Waukee City Hall. The PDF copy
should be emailed. One additional hard copy set should be delivered directly to Veenstra and Kimm to
Jordan Kappos’s attention.
Should you have any questions or concerns regarding these comments, please feel free to contact Brad Deets
(515-978-7899), Melissa DeBoer (515-978-7898), or myself at (515) 978-7897.
Sincerely,
Andy Kass, AICP
Senior Planner
52.13'GGGWWWW1212771 SF1516744 SF1610200 SF1710151 SF1810103 SF1911552 SF2017709 SF2111984 SF2210780 SFFORD LANE(PUBLIC)LOT B114287 SF921826 SF1015027 SFFORD LANE(PUBLIC)FORD LANE(PUBLIC)FORD LANE(PUBLIC)520242 SF1439956 SF727412 SF88761 SFLOT "A"620061 SF440858 SF1319702 SF1111843 SF222259 SF825722 SF2313683 SFWVY313721 SF4395 SFOUTLOT Z21121 SFOUTLOT X16200 SFOUTLOT W7817 SFOUTLOT YO/EO/EO/EO/EO/EO/EO/EO/EO/EO/EO/ESTG4"G4"G4"G4"G4"G4"G4"G4"G4"G4"II
II
II
II
IIIIIIIIWWWWW
G2"G2"G2"G2"G2"G2"G2"G2"G2"G2"G2"G2"G2"G2"G2"F/OF/OF/OF/OF/OF/OF/OF/OF/OPER CITY OFWAUKEE MAPSTSTF/OW12"W12"W12"W12"W12"W12"W12"W12"W12"STABANDONEDABANDONEDABANDONED104.43'80.00'80.00'80.00'137.91'120.94'125.99'126.59'127.20'127.80'L=94.25'42.11'188.60'211.40'249.27'104.64'120.74'122.16'80.00'80.00'80.00'L=53.33'L=50.47'L=53.07'L=10.29'L=18.31'69.87'131.94'136.59'L=26.74'1.94'L=127.30'L=46.03'L=26.36'68.08'90.00'121.10'L=30.15'71.41'145.57'44.64'150.20'L=80.02'191.69'L=10.20'L=167.30'19.67'L=56.10'L =38.43'L=55.91'15.91'L=32.99'133.67'73.59'80.00'43.15'65.21'139.99'L=38.14'15.91'L=51.58'159.95'162.32'148.00'174.84'160.75'73.63'178.34'151.59'L=167.30'91.06'L=45.29'L=33.88'L=106.02'L=49.53'L=102.99'L=22.23'L=20.27'117.54'L=17.15'171.12'79.23'83.02'119.09'119.89'50.00'870.00'399.47'L=68.12'L=61.80'50.00'870.00'LOT 7LOT 98LOT 99OWNER: BRIAN E &TAMMY J LAIRDZONING: R-2 RESIDENTIALOWNER: CITY OF WAUKEEZONING: C-4 COMMERCIALOWNER: CITY OF WAUKEEZONING: CONSERVATIONAND OPEN SPACE (COS)OWNER: CITY OF WAUKEEZONING: CONSERVATION ANDOPEN SPACE (COS)OWNER: WAUKEECOMMUNITY SCHOOLDISTRICTZONING: A-1AGRICULTURALOWNER: KURT & LORI SCHADEZONING: AG (A)OWNER: DOUGLAS AND NANCY GEEZONING: R-2 RESIDENTIALOWNER: JULIE D WATERSZONING: R-2 RESIDENTIALOWNER: DEAN E ORJANE K INSKEEPZONING: R-2 RESIDENTIALOWNER: GARY D &JANIS L SCHIRMZONING: R-1 RESIDENTIALOWNER: WALTER KEITH LUX & KELLY LUXZONING: R-1 RESIDENTIALOWNER: DAVID R &JANE A CONNZONING: R-1 RESIDENTIALOWNER: LYNETTE K MARCHANTZONING: R-1 RESIDENTIAL4.00'L=34.52'130.80'L=73.70'42.75'162.46'143.31'WARRIOR LANE(PUBLIC STREET)PARK RD.(PUBLIC STREET)(PRIVATE DRIVE)1ST STREET(PUBLIC STREET)96.21'80.00'100.09'49.10'12" X 8" TS&V12" X 8" TS&VL=60.36'101.40'R150' (TYP)HYDRANT RADIUSPOND NORMALPOOL LEVELPOND 100-YRLEVEL125.77'30.46'81.27'127.10'58.95'50.70'89.55'227.32'104.47'131.29'87.49'28.99'159.80'82.96'16.16'10' WIDE PUBLIC TRAIL10' WIDE PUBLIC TRAILSAMPLE PLANTINGS FOR25' BUFFER YARDSAMPLE PLANTINGS FOR25' BUFFER YARD52.25'149.01'1 OF 3REFERENCE NUMBER:3501 104th StreetDes Moines, Iowa 50322-3825Phone: (515)276-0467 Fax: (515)276-0217"Planning Your Successful Development"Bishop EngineeringCivil Engineering & Land Surveying Established 1959DRAWN BY:CHECKED BY:REVISION DATE:PROJECT NUMBER:SHEET NUMBER:BRANDON'S RESERVE1010 WARRIOR LANE, WAUKEE IAEAVDBB12-30-15 PRELIM PLAT #1150351PRELIMINARY- NOT FOR CONSTRUCTIONM:\LAND PROJECTS 2015\150351\DWG\PRELIMINARY PLAT.DWG2/4/2016 2:39:41 PM1-800-292-8989www.iowaonecall.comPROPERTY DESCRIPTION:(WARRANTY DEED BOOK 2015, PAGE 16065)BEGINNING AT A POINT BEING 454.7 FEET N 0° 00' OF THE SOUTHEAST CORNER OFSECTION 33, THENCE S 89° 59' W 968.2 FEET, THENCE N 0° 06' E 318.0 FEET, THENCE N65° 16' E 363.6 FEET; THENCE N 0° 06' E 400 FEET; THENCE N 89° 59' E 636.7 FEET;THENCE S 0° 00' ALONG THE EAST LINE OF THE SE 1/4 OF SECTION 33 AND ALONG THECENTERLINE OF EAST ROAD 870.0 FEET TO THE POINT OF BEGINNING, ALL OF SAIDPARCEL BEING IN THE SE 1/4 OF SECTION 33, TOWNSHIP 79 NORTH, RANGE 26 WESTOF THE 5TH P.M., DALLAS COUNTY, IOWA AND BEING IN AND FORMING A PART OF THETOWN OF WAUKEE, DALLAS COUNTY, IOWA. SUBJECT TO AN EASEMENT FOR PUBLICHIGHWAY ON THE EAST 33.0 FEET THEREOF, AND EXCEPT THE FOLLOWINGDESCRIBED REAL ESTATE: BEGINNING AT A POINT 454.7 FEET NORTH 0° 00' AND 627.2FEET SOUTH 89° 59' WEST OF THE SOUTHEAST CORNER OF SECTION 33, TOWNSHIP79 NORTH, RANGE 26 WEST OF THE 5TH P.M., CITY OF WAUKEE, DALLAS COUNTY,IOWA; THENCE SOUTH 89° 59' WEST 341.0 FEET; THENCE NORTH 0° 06' EAST 318.0FEET; THENCE NORTH 65° 16' EAST 96.4'; THENCE SOUTH 42° 55' EAST 322.52 FEET;THENCE SOUTH 15° 15' EAST 126.49 FEET TO THE POINT OF BEGINNING; ALL OF SAIDDESCRIBED PARCEL BEING IN THE SOUTHEAST QUARTER OF THE SOUTHEASTQUARTER (SE 1/4 SE 1/4 ) OF SECTION 33, TOWNSHIP 79 NORTH, RANGE 26 WEST OFTHE 5TH P.M., IN THE CITY OF WAUKEE, DALLAS COUNTY, IOWA, AND SAID PARCELCONTAINS APPROXIMATELY 1.94 ACRES.ADDRESS:1010 WARRIOR LANEWAUKEE, IOWA 50263-9501OWNER:M & R HOLDINGS15602 WILDEN DRIVEURBANDALE, IOWA 50323PH: (515) 306-8090DEVELOPER:M & R HOLDINGS15602 WILDEN DRIVEURBANDALE, IOWA 50323PH: (515) 306-8090PROPERTY AREA:13.78 ACRES MORE OR LESSZONING:R-1 SINGLE FAMILY RESIDENTIAL DISTRICT MODIFIED*MINIMUM LOT SIZE: 10,000SFMINIMUM LOT WIDTH: 80FTFRONT YARD SETBACK: 30FTREAR YARD SETBACK: 30FTTOTAL SIDE YARD: 15FT COMBINED (7FT MINIMUM ONE SIDE)*SETBACKS WITHIN THIS PLAT SHALL BE TAKEN FROM CUMULATIVE OUTTERBOUNDARIES OF PAIRED LOTS. LOT 2 SHALL BE PAIRED WITH OUTLOT Z. LOT 3 SHALLBE PAIRED WITH OUTLOT Y. LOT 4 SHALL BE PAIRED WITH OUTLOT X. LOT 5 SHALL BEPAIRED WITH OUTLOT W.PARKLAND REQUIREMENTS:AN ALTERNATIVE TO THE PARKLAND REQUIREMENTS IS REQUESTED. THEDEVELOPER IS REQUESTING TO INSTALL A 10' WIDE TRAIL AND PROVIDE A TRAILEASEMENT. APPROVAL OF THE PREPLAT SHALL MEAN ACCEPTANCE OF TRAILINSTALLATION IN LIEU OF PARKLAND DEDICATION.BENCHMARK:BM #1:HYDRANT 90 FEET NORTHEAST OF SITE ONEAST SIDE OF WARRIOR LANEELEVATION = 1027.86 (NAVD 88 DATUM)VICINITY MAPSCALE: 1' = 1,000'COPYRIGHT 2016 BISHOP ENGINEERING. THIS DOCUMENT AND THE INFORMATION CONTAINED MAY NOT BEREPRODUCED OR EXCERPTED WITHOUT THE EXPRESS WRITTEN PERMISSION OF BISHOP ENGINEERING.UNAUTHORIZED COPYING OR DISCLOSURE OF CONSTRUCTION USE ARE PROHIBITED BY COPYRIGHT LAW.LEGEND: SAN SANITARY SEWER ST STORM SEWER W WATER LINE G GAS LINEU/E UNDERGROUND ELECTRICO/E OVERHEAD ELECTRICTELE TELEPHONE LINEF/O FIBER OPTICCATV CABLE TVSTORM MANHOLECURB INTAKESURFACE INTAKEFLARED END SECTIONSANITARY MANHOLECLEANOUTFIRE HYDRANTSPRINKLERIRRIGATION CONTROL VALVEWATER MANHOLEWELLWATER VALVEWATER SHUT OFFYARD HYDRANTELECTRIC MANHOLEELECTRIC METERELECTRIC RISERELECTRIC VAULTPOWER POLETRANSFORMER POLELIGHT POLEELECTRIC JUNCTION BOXELECTRIC PANELTRANSFORMERGROUND LIGHTGUY WIREELECTRIC HANDHOLEGAS METERGAS VALVEAIR CONDITIONING UNITTELEPHONE RISERTELEPHONE VAULTTELEPHONE MANHOLETRAFFIC SIGNAL MANHOLEFIBER OPTIC RISERFIBER OPTIC FAULTCABLE TV RISERSIGN 7 DENOTES NUMBER OF PARKING STALLSPROPERTY CORNER - FOUND AS NOTEDPROPERTY CORNER- PLACED 3/4" IRON PIPEWITH YELLOW PLASTIC CAP ID #14775SECTION CORNER - FOUND AS NOTEDDSCOHYDICVWWSOYADREEMEELECEJEPGMGVA/CTTELTTSFOF/OTVWWVM:\LAND PROJECTS 2015\150351\DWG\PRELIMINARY PLAT.DWG2/4/2016 2:39:42 PMUTILITY NOTE:THE LOCATION OF THE UTILITIES INDICATED ON THE PLANS HAVE BEEN TAKEN FROM THE FIELD SURVEY, EXISTING PUBLICRECORDS, AND PLANS PROVIDED BY OTHERS. SURFACE UTILITY LOCATIONS HAVE BEEN FIELD LOCATED BY BISHOPENGINEERING, UNLESS OTHERWISE NOTED. ALL UNDERGROUND UTILITY LOCATIONS ARE APPROXIMATE LOCATIONSONLY. BISHOP ENGINEERING DOES NOT GUARANTEE THE UNDERGROUND LOCATION OF ANY UTILITIES SHOWN. IT SHALLBE THE DUTY OF THE CONTRACTOR TO DETERMINE THE LOCATION AND DEPTH OF ANY UNDERGROUND UTILITIES SHOWNAND IF ANY ADDITIONAL UTILITIES, OTHER THAN THOSE SHOWN ON THE PLANS, MAY BE PRESENT. A REQUEST WAS MADETO IOWA ONE CALL FOR UTILITY PROVIDERS TO VERIFY, LOCATE, AND MARK THEIR UTILITIES IN THE FIELD.ABBREVIATIONS:AC ACRESASPH ASPHALTBK BOOKCONC CONCRETED DEEDED DISTANCEEX EXISTINGENCL ENCLOSUREFF FINISHED FLOORFL FLOW LINEFRAC FRACTIONALM MEASURED DISTANCEMH MANHOLEOPC ORANGE PLASTIC CAPP PLATTED DISTANCEPG PAGEPOB POINT OF BEGINNINGPOC POINT OF COMMENCEMENTPRA PREVIOUSLY RECORDED ASPUE PUBLIC UTILITY EASEMENTROW RIGHT OF WAYRPC RED PLASTIC CAPSF SQUARE FEETSAN SANITARYTYP TYPICALYPC YELLOW PLASTIC CAPNNORTHSSOUTHE EASTW WESTPREMILINARYPREMILINARYGENERAL NOTES:1. LOTS "A" THROUGH "B" ARE STREET LOTS TO BE DEDICATED TO THECITY OF WAUKEE.2. THE DETENTION POND WILL BE CONTAINED WITHIN AN EASEMENTAND MAINTENANCE AGREEMENT WILL BE EXECUTED THROUGH THEBRANDON'S RESERVE HOME OWNERS ASSOCIATION SET UP BY THEDEVELOPER.3. THE SHARED ACCESS EASEMENT SHALL ALLOW THE OWNER OF LOT5 TO INSTALL AND/OR ATTACH ONTO ANY PAVEMENT FOR MEANS OFACCESS/EGRESS TO SAID LOT 5 OVER AND THROUGH LOT 4 WITHINTHE EASEMENT. THE SPLITTING OF MAINTENANCE COST SHALL BEAGREED TO BY MUTUAL AGREEMENT BETWEEN THE OWNERS OF LOT4 AND 5. SHOULD A MUTUAL AGREEMENT NOT BE ABLE TO BEREACHED, BINDING ARBITRATION SHALL BE ENTERED, AND THEARBITER SHALL BE CHOSEN BY THE OWNER OF LOT 4. THE CITY WILLNOT AND SHALL NOT HAVE ANY INVOLVEMENT WITH ANY DISPUTEARISING FROM THE SHARED ACCESS EASEMENT.4. THE CONTRACTOR SHALL DETERMINE IF THERE IS AN EXISTINGSEPTIC SYSTEM ON SITE. SHOULD A SEPTIC SYSTEM BE ENCOUNTERTHE CONTRACTOR SHALL REMOVE AND DISPOSE SAID SYSTEM IN ITSENTIRETY IN ACCORDANCE WITH FEDERAL, STATE AND LOCALREGULATIONS.5. ALL PREVIOUS EXISTING EASEMENTS ON THE SUBJECT PROPERTYSHALL BE ABANDONED. THE INDICATED EASEMENTS ON THIS PLATSHALL GOVERN.6. PAVEMENT DEPTH SHALL BE IN ACCORDANCE WITH THERECOMMENDATIONS OUTLINE IN THE GEOTECHNICAL REPORT.7. LOTS 3, 4, AND 5 WILL NOT BE PROVIDED WITH STORM SEWERSERVICES. BUILDER OF LOT SHALL DESIGN AND SURFACE DRAIN ANYSUMP.8. THE DEVELOPER IS WILLING TO SPILT THE COST 50/50 OF THEPROPOSED 12" WATERMAIN ON THE EAST SIDE OF WARRIOR LANEWITH THE OTHER ADJACENT PROPERTY OWNERS AND/OR THE CITY.ALSO PROVIDED THE NEIGHBORING PROPERTY OWNERS PROVIDE ATEMPORARY CONSTRUCTION EASEMENT AT NO COST TO THECONSTRUSTION/INSTALLATION COST OF SAID WATERMAIN.9. ALL OUTLOTS ON INDICATED ON THIS PLAT SHALL HAVE AN ALLENCOMPASSING OVERLAND FLOWAGE EASEMENT FOR THE ENTIREOUTLOT.10. SUGAR CREEK WILL NOT UNDERGO STABILIZATION AS PART OF THISPLAT. THE CITY AND/OR THE DEVELOPER SHALL NOT BE HELDRESPONSIBLE FOR ANY FUTURE STABILIZATION OF SUGAR CREEK.EACH LOT OWNER IS RESPONSIBLE FOR ANY CREEK STABILIZATIONIN THE FUTURE. THIS INCLUDES ANY AND ALL PERMITTINGPROCESSES INCURRED TO PERFORM STABILIZATION.GRAPHIC SCALE060 30 60 120
1018.75RIMGGGWWWWWW1212771 SF1516744 SF1610200 SF1710151 SF1810103 SF1911552 SF2017709 SF2111984 SF2210780 SFLOT B1015027 SFFORD LANE(PUBLIC)FORD LANE(PUBLIC)1439956 SF88761 SFLOT "A"1012.501012.351012.351017 00FL1012.501319702 SF1111843 SF825722 SFPOND AND DETENTION BASINNORMAL POOL = 1003.75100-YEAR ELEVATION = 1005.64MAXIMUM ELEVATION = 1007.001021.502313683 SFMPE = 1009.50MPE = 1009.50MPE = 1009.50MPE = 1009.50MPE = 1009.50MPE = 1009.50WVO/EO/EO/EO/EO/EO/EO/EO/EO/EO/EO/EO/ESTSTST24"G4"G4"G4"G4"G4"G4"G4"G4"G4"G4"G4"G4"GII
II
II
II
II
II
U/
E
WWWWWWWWWWSTG2"G2"G2"G2"G2"G2"G2"G2"G2"G2"G2"G2"G2"G2"G2"G2"G2"G2"G2"G2"G2"G2"G2"G2"G2"G2"G2"F/OF/OF/OF/OF/OF/OF/OF/OF/OF/OF/OF/OF/OF/OW12"W12"W12"W12"W12"W12"W12"W12"W12"W12"W12"W12"W12"W12"W12"W12"W12"W12"ABANDONEDABANDONEDABANDONEDMATCH LINEMATCH LINELOT 98LOT 9924' EDGE-EDGE66' ROW8" WATERMAINR50'R1500'10' PUE5' FUTURE SIDEWALK5' FUTURE SIDEWALK5' FUTURE SIDEWALK5' FUTURE SIDEWALK5' FUTURE SIDEWALK5' FUTURE SIDEWALK60' ROW29' B-B60' ROW29' B-B60' ROW29' B-BR45'20' WATERMAIN EASEMENTSAN SWR EASEMENTSAN SWR EASEMENT20' STORM SEWEREASEMENTSTORM WATER DETENTION ANDSTORM SEWER EASMENTSTORM WATER DETENTION ANDSTORM SEWER EASMENT10' STORM SEWER EASEMENT20' PROPOSEDWATERMIAN EASEMENT20' PROPOSEDWATERMIAN EASEMENT15'5'15' STORM SEWWER
EASEMENT
15'5'20' SURFACE WATERFLOWAGE EASEMENT25' OVERLAND FLOWAGE ANDWATERMAIN EASEMENT10'WATERMAIN25' LANDSCAPE BUFFEREASEMENT100-YR EVENT ELEVATION10' OVERLAND FLOWAGEEASEMENTSTORM SEWER EASEMENT10' SNOW STORAGE EASEMENT(SHADED AREA)10' PUE10' PUE100-YR EVENT PONDING (TYP)5' x 30' MONUMENTSIGN EASEMENTPROPOSED 12" WATERMAIN PUBLIC IMPROVEMENTSEE GENERAL NOTE #8 ON SHEET 1INSTALLATION POINT OF TS&VPROPOSED 12" WATERMAIN PUBLIC IMPROVEMENTSEE GENERAL NOTE #8 ON SHEET 110" TILE CONNECTIONTO STORM SEWER LOCATION2 OF 3REFERENCE NUMBER:3501 104th StreetDes Moines, Iowa 50322-3825Phone: (515)276-0467 Fax: (515)276-0217"Planning Your Successful Development"Bishop EngineeringCivil Engineering & Land Surveying Established 1959DRAWN BY:CHECKED BY:REVISION DATE:PROJECT NUMBER:SHEET NUMBER:BRANDON'S RESERVE1010 WARRIOR LANE, WAUKEE IAEAVDBB12-30-15 PRELIM PLAT #1150351PRELIMINARY- NOT FOR CONSTRUCTIONGRAPHIC SCALE030 15 30 60M:\LAND PROJECTS 2015\150351\DWG\PRELIMINARY PLAT.DWG2/4/2016 2:39:48 PM20' OVERLAND FLOWAGEAND STORM SEWER EASEMENT15' OVER
L
A
N
D
F
L
O
W
A
G
E
EASEME
N
T
FORD LANE(PUBLIC)LOT B114287 SF921826 SF520242 SF727412 SF620061 SF440858 SF1017.00FL222259 SF825722 SFPOND AND DETENTION BASINNORMAL POOL = 1003.75100-YEAR ELEVATION = 1005.64MAXIMUM ELEVATION = 1007.001012.421012.95MPE = 1009.50MPE = 996.00MPE = 1000.00MPE = 1005.00MPE = 996.00100-YR FLOOD ELEV=993.2PER IOWA DNRMPE = 1009.501003.75FL100-YR FLOOD ELEV=991.2PER IOWA DNRY313721 SF4395 SFOUTLOT Z21121 SFOUTLOT X16200 SFOUTLOT W7817 SFOUTLOT YO/EO/EO/EO/EO/EO/EO/EO/EO/EO/ESTSTG4"G4"G4"G4"G4"G4"G4"G4"G4"II
II
II
II
II
II
IIIIIIIIIIIIIIII
IISAN24"SAN24"SAN24"SAN24"SAN24"SAN24"SAN24"SAN24"SAN24"SAN24"SAN24"G2"G2"G2"G2G2"G2"F/OF/OF/OF/OF/OF/OF/OF/OF/OF/OEX 10' P
U
E SAN24"STSTMATCH LINESUGAR CREEKWARRIOR LANE24' EDGE-EDGE66' ROWR150'R200'5' FUTURE SIDEWALK5' FUTURE SIDEWALK5' FUTURE SIDEWALK5' FUTURE SIDEWALK60' ROW29' B-B60' ROW
29' B-B
R40'STORM WATER DETENTION ANDSTORM SEWER EASMENT10' STORM SEWEREASEMENTSAN SWR EASEMENTOVERLANDFLOWAGEEASEMENTWATERMAIN EASEMENTSTORM WATER DETENTION ANDSTORM SEWER EASEMENT10' WATERMAINEASEMENT25' SHARED ACCESS EASEMENTSAN SWR EASEMENTSAN SWR SERVICE10' TRAIL5' x 30' MONUMENTSIGN EASEMENT25' LANDSCAPE BUFFEREASEMENT10' TRAIL10' TRAIL20' TRAIL EASEMENT 20' TRAIL EASEMENT3 OF 3REFERENCE NUMBER:3501 104th StreetDes Moines, Iowa 50322-3825Phone: (515)276-0467 Fax: (515)276-0217"Planning Your Successful Development"Bishop EngineeringCivil Engineering & Land Surveying Established 1959DRAWN BY:CHECKED BY:REVISION DATE:PROJECT NUMBER:SHEET NUMBER:BRANDON'S RESERVE1010 WARRIOR LANE, WAUKEE IAEAVDBB12-30-15 PRELIM PLAT #1150351PRELIMINARY- NOT FOR CONSTRUCTIONGRAPHIC SCALE030 15 30 60M:\LAND PROJECTS 2015\150351\DWG\PRELIMINARY PLAT.DWG2/4/2016 2:50:22 PM29' B/B PAVEMENT CROSS SECTION (7" PCC)NOT TO SCALE9.5'5'1'1/2 ROW = 30'1/2 ROW = 30'ROW = 60'1.5%2%2%PROFILE GRADE℄PLPL2'2'12" COMPACTED SUBGRADE TO BE DONE IN 2- 6" LIFTS GEOTECHNICAL REPORTWHICHEVER IS MORE STRICT7" NON REINFORCED PCC MINIMUMOR PER GEOTECHNICAL REPORTWHICHEVER IS THICKER5" PCC WALK14.5'4%4%14.5'9.5'5'1'1.5%4%4%5" PCC WALK29' B/B PAVEMENT CROSS SECTION WITH TRAIL (7" PCC)NOT TO SCALE4.5'10'1'1/2 ROW = 30'1/2 ROW = 30'ROW = 60'1.5%2%2%PROFILE GRADE℄PLPL2'2'12" COMPACTED SUBGRADE TO BE DONE IN 2- 6" LIFTS GEOTECHNICAL REPORTWHICHEVER IS MORE STRICT7" NON REINFORCED PCC MINIMUMOR PER GEOTECHNICAL REPORTWHICHEVER IS THICKER5" PCC WALK14.5'4%4%14.5'9.5'5'1'1.5%4%4%5" PCC WALK