HomeMy WebLinkAbout2016-04-18-J04 Legacy Pointe at Waukee Plat 7_Preliminary Plat AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: April 18, 2016
AGENDA ITEM: Consideration of approval of a resolution approving a preliminary plat for
Legacy Pointe at Waukee Plat 7
FORMAT: Resolution
SYNOPSIS INCLUDING PRO & CON: Urban Family Investment is requesting approval of a
preliminary plat for approximately 2.93 acres of property located at the
southwest corner of Hickman Road and SE Legacy Pointe Boulevard. The
plat consists of six lots intended for the development of bi-attached
townhomes. Three outlots on the north side of the property are identified and
will be platted with future development.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission
reviewed this request on April 18, 2016 and recommended approval subject to remaining
staff comments.
Approval of a Preliminary Plat for Legacy Pointe at Waukee Plat 7.
City Planner Melissa De Boer introduced the motion and the applicant who is requesting approval of a
preliminary plat, final plat, and site plan in order to develop a total of six townhome units at this time,
located along SE Golden Harvest Drive, on the southeast corner of the plat. The subject property was
recently rezoned to allow for an amendment to the Planned Development document to add the
additional use of townhomes for the property
Mrs. De Boer advised that the project involves the construction of six townhome units fronting SE
Golden Harvest Drive that are each proposed to be approximately 1,400 square feet on the main floor
and will include basements as well. They are proposed to be constructed by Evergreen Homes.
Mrs. De Boer explained that each townhome unit will have a driveway access off of SE Golden
Harvest Drive. The required amount of parking is 14 parking stalls or 2 stalls per unit plus one
additional visitor stall for every 4 units. The site plan indicates 25 parking stalls total. A 5 foot wide
sidewalk along both SE Golden Harvest Drive and SE Legacy Pointe Blvd will be constructed as part
of this project. A pedestrian ramp will be constructed at the northwest corner of SE Legacy Pointe
Blvd and SE Golden Harvest Dr.
Mrs. De Boer described that the sanitary sewer will be provided to the site through a private sanitary
sewer easement. Water will be provided from a 12 inch main located on the north side of SE Golden
Harvest Dr. Storm water will be managed with a swale located in the rear yards of the townhome units,
just north of the six proposed units. Sump pump drain lines from the townhome units are proposed to
drain directly into the proposed swale. The applicant has provided a total of 12 trees for the proposed
townhome site as well as several shrubs to be planted in the front yards of the townhome units.
Mrs. De Boer advised that the proposed townhome buildings will be constructed with LP Siding in a
tan color and will be accented with a manufactured stone on the front elevations of the buildings. The
elevations are consistent in design with the existing townhome properties in the area surrounding this
site.
• Commissioner Hoifeldt questioned if the Plat was just for 6 townhomes. Mrs. De Boer advised
that yes, the plat was for 6 town homes and the out lots, but not the pond. Commissioner
Hoifeldt also questioned what was planned for the area west towards the car wash. He
questioned what might be there once the lot was fully developed. Mrs. De Boer remarked that
it had the potential to be townhomes or commercial based on the previous rezoning, but that
the builder and developer were still discussing what to do with that area.
• Commissioner Streit questioned if there were any discussion items brought up at the City
Council meetings regarding this project. Development Services Director, Brad Deets, advised
that the Planning and zoning received most of the questions. The audience participation
focused on the Legacy Pointe Development and their legal documents. He advised that there is
a third and final consideration April 18th for any other concerns to be voiced.
• Commissioner Schmidt questioned who would be responsible for the Pond. Mr. Deets replied
that at the moment the Developer owns the pond and are working on a final exit. They have
been hiring out the maintenance and they are going to fix the issues as we have explained that
we can no longer allow it to continue being ill-maintained.
• Commissioner Nigro wanted to know the reasoning behind having sump pumps going to a
ditch instead of utilizing a storm sewer. The Staff allowed the Applicant Tim Urban of Urban
Development to address the concern. Mr. Urban advised that this is the beginning of a HOA
project and the builder and himself divided that there would be no rear fencing of the yards as
the existing swale and intake is a natural drainage route with its own easement and would need
to be maintained. Commissioner Nigro questioned as to the cost savings for choosing this
route over the storm sewers. Mr. Urban advised that during his past construction endeavors he
has found that storm water discharge underground with a trail of connections could cause long
term maintenance and extra problems, above ground would be easier to maintain.
• Commissioner Hoifeldt questioned if there would be any issues with the visibility having no
fences and the possibility of commercial development to the north of the townhomes. Mr.
Urban commented that if it is a commercial project that builds on that area, then they would
need to build adequate landscaping to cover the views. As of right now the plans show parking
between the townhomes and any other development to the north.
• Commissioner Nigro questioned if the City building inspectors had looked at the plans
proposed and the Staff advised that all parties had been involved in the review. Mr. Deets,
Director of Development Services, advised that connecting to the storm sewer directly would
be difficult as it is located under a street or a longer than average distance away.
• Commissioner Hoifeldt advised that a current project, Glynn Village, is constructed in a
similar fashion. Commissioner Nigro brought up the fact that it is an open Ecological area and
homeowners are aware that the lots are set up to accommodate that.
• Commissioner Schmidt questioned if color elevations were needed, to which Mrs. De Boer
advised that the material board was an adequate representation of the colors and materials
proposed for a preliminary
Commissioner Schmidt moved to approve In the case of the approval of a preliminary plat for legacy
pointe at Waukee plat 7 subject to remaining staff comments and review of all legal documents by the
City Attorney, which was seconded by Commissioner Streit. Ayes: Nigro, Streit, Broderick, Hoifeldt,
Shanks, and Schmidt. Nays: none. Motion carried.
STAFF REVIEW AND COMMENT: At this time a majority of staff comments have been
addressed. Staff recommends approval subject to remaining staff comments.
RECOMMENDATION: Approve the resolution
ATTACHMENTS: I. Proposed Resolution
II. Staff Report
III. Staff Comment Letter
IV. Preliminary Plat
PREPARED BY: Andy Kass, Senior Planner
REVIEWED BY:
THE CITY OF WAUKEE, IOWA
RESOLUTION 16-
APPROVING THE PRELIMINARY PLAT FOR LEGACY POINTE AT WAUKEE
PLAT 7
IN THE NAME AND BY THE AUTHORITY OF THE CITY OF WAUKEE, IOWA
WHEREAS, the City of Waukee, Dallas County, State of Iowa, is a duly organized Municipal
Organization; AND,
WHEREAS, the City of Waukee Planning and Zoning Commission reviewed and recommended
approval of a Preliminary Plat for Legacy Pointe at Waukee Plat 7 on April 12, 2016, subject to
remaining staff comments; AND,
WHEREAS, the Preliminary Plat for Legacy Pointe at Waukee Plat 7 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 18th day of April, 2016, that the Preliminary Plat for Legacy Pointe at Waukee Plat 7 be
approved subject to remaining staff comments.
____________________________
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: Legacy Pointe at Waukee Plat 7 – Preliminary
Plat, Final Plat, and Site Plan
DATE: April 12, 2016
GENERAL INFORMATION:
Applicant: Urban Family Investments, LLC
Requested Action
Preliminary Plat, Final Plat, & Site Plan Approval
Location and Size: Property is generally located at the southwest corner of
Hickman Road and SE Legacy Pointe Blvd containing
2.93 acres more or less.
LAND USES AND ZONING:
Location Existing Land Use Comprehensive Plan Current Zoning
Property in Question Vacant - Undeveloped Neighborhood Residential C-1A (PD)
North City of Clive N/A N/A
South Townhomes Neighborhood Residential R-3 (PD)
East City of Clive N/A N/A
West Earl May/Carwash Neighborhood Residential C-1A (PD)
BACKGROUND:
The applicant is requesting approval of a preliminary plat, final plat, and site plan in order to develop a total of
six townhome units at this time, located along SE Golden Harvest Dr, on the southeast corner of the plat. The
subject property was recently rezoned to allow for an amendment to the Planned Development document to
add the additional use of townhomes for the property.
April 8, 2016
2 of 3
ABOVE: Aerial of proposed plat outlined in BLUE in relation to surrounding properties.
ABOVE: Aerial of proposed site plan for the townhomes.
April 8, 2016
3 of 3
PROJECT DESCRIPTION:
The project involves the construction of six townhome units fronting SE Golden Harvest Drive that are each
proposed to be approximately 1,400 square feet on the main floor and will include basements as well. They
are proposed to be constructed by Evergreen Homes.
ACCESS AND PARKING:
Each townhome unit will have a driveway access off of SE Golden Harvest Drive. The required amount of
parking is 14 parking stalls or 2 stalls per unit plus one additional visitor stall for every 4 units. The site plan
indicates 25 parking stalls total.
A 5 foot wide sidewalk along both SE Golden Harvest Dr and SE Legacy Pointe Blvd will be constructed as
part of this project. A pedestrian ramp will be constructed at the northwest corner of SE Legacy Pointe Blvd
and SE Golden Harvest Dr.
UTILITIES:
Sanitary sewer will be provided to the site through a private sanitary sewer easement. Water will be provided
from a 12 inch main located on the north side of SE Golden Harvest Dr. Storm water will be managed with a
swale located in the rear yards of the townhome units, just north of the six proposed units. Sump pump drain
lines from the townhome units are proposed to drain directly into the proposed swale.
LANDSCAPING:
The applicant has provided a total of 12 trees for the proposed townhome site as well as several shrubs to be
planted in the front yards of the townhome units.
ELEVATIONS:
The proposed townhome buildings will be constructed with LP Siding in a tan color and will be accented with
a manufactured stone on the front elevations of the buildings. The elevations are consistent in design with the
existing townhome properties in the area surrounding this site.
STAFF RECOMMENDATION
At this time Staff is comfortable with the preliminary plat/site plan and final plat and would recommend
approval of the preliminary plat/site plan and final plat subject to remaining staff comments and review of all
legal documents by the City Attorney.
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: February 9, 2016
2nd Review: March 22, 2016
3rd Review: April 5, 2016
4th Review:
Bishop Engineering
Attn: Chuck Bishop
3501 104th Street
Des Moines, IA 50322
RE: Legacy Pointe at Waukee Plat 7 – Preliminary Plat, Site Plan and Final Plat
Dear Mr. Bishop:
Per your request, staff has reviewed the proposed preliminary plat, site plan and final plat for Legacy Pointe at
Waukee Plat 7. The property is located at the northwest corner of SE Legacy Pointe Boulevard and SE Golden
Harvest Drive. Based upon our review, staff has the following comments related to the project:
PRELIMINARY PLAT:
COVER SHEET & GENERAL COMMENTS
1. A check in the amount of $250 should be provided to satisfy the review fee. A check in the
amount of $500 should be provided to satisfy the review fees for the site plan and final
plat.
2. Staff would suggest updating the bulk regulations to reflect the provisions proposed in the planned
development document as the proposed lots do not meet the requirements on the cover sheet.
3. The proposed zoning is incorrect as the related rezoning is not changing the underlying district, but
rather amending the planned development document.
4. Submit storm water management calculations.
5. A geotechnical exploration report should be provided for review.
Engineers Response:
6. General Note #1 should be revised to reference the Waukee Standard Specifications for Public
Improvements prior to SUDAS. In addition, please reference that 48 hour notice is required prior
to any weekend or holiday work.
7. General Note #13 should reference a COSESCO Permit as well.
8. General Note #14 should include, “and prior to a rain event”.
9. Utility Note #5 should reference that locations should be noted on as-built drawings.
10. Utility Note 6 should also include a 3 foot wide clay water stop for all flared end sections.
Project Name Project Engineer/Manager Project Type City Contact
Legacy Pointe at Waukee
Plat 7
Chuck Bishop Preliminary Plat, Site Plan,
and Final Plat
Melissa DeBoer
11. Verify that all existing easements have been indicated with recorded book and page numbers. In
addition, verify that all proposed easements have been indicated.
Engineers Response:
12. Review Property Description for typos (“Al”).
13. Add a note indicating to coordinate with existing property owner on removal and replacement of
sidewalks and parking lot.
14. The Homeowners Association should be contacted regarding the location of the irrigation system to
prevent damage.
15. Quantities for the following items should be shown: street repair, driveway repair, parking lot
repair, and sidewalk repair.
16. A note should be added to the plan set indicating that any established lawn or area within the right-
of-way shall be replaced with sod and watered until established.
17. A note should be added to the plan set indicating that all pavement replacement shall comply with
the Waukee Standard Specifications for Public Improvements.
18. Provide a traffic control plan for SE Golden Harvest Drive. Please provide a physical plan sheet
showing what the traffic control will look like. Please provide a note on the cover sheet
stating that lane closure signs shall be per MUTCD standards.
Engineers Response:
19. A note should be added to the plan set indicating that all sanitary sewer and storm sewer shall be
cleaned and televised. The City of Waukee shall witness all cleaning and televising and a copies of
the videos and reports shall be provided to the City of Waukee. In addition, all sanitary manholes
shall be vacuum tested.
20. A note should be added to the plan set indicating that the sanitary sewer main shall be pressure
tested and televised after installing sanitary services.
21. Staff questions if all storm sewer proposed is to be private storm sewer. Please address. The City
is okay with the storm sewer being private. The City does not want the intake and
proposed storm sewer to be put in a public easement, these should be left as private.
22. Staff questions how the applicant proposes to install the sanitary services. It appears that there will
need to be a closure on SE Golden Harvest Circle to do so. Traffic control will be needed and
access for the residents will need to be maintained at all times. Add a note that all sanitary
services are to be provided to all lots concurrent with one another.
23. The proposed project could be approved as a preliminary plat/site plan if the applicant chooses to
do so. If that is the route the applicant would like to move forward with we would also need a final
plat to accompany the request.
SHEET 2 | PRELIMINARY PLAT
24. Staff questions if the proposed sanitary sewer throughout the site is proposed to be
private or public. Please note sanitary sewer beginning from the new manhole should
be private. Please address.
Engineers Response:
25. The 100 year flood elevation of the pond should be indicated and illustrated on the plan. Please
indicate the normal pool elevation as well.
26. Hydrant coverage should be indicated (maximum 300’ hydrant spacing and 150’ radius).
27. How is mail service planned for the proposed development.
28. Label street right-of-way width and if it is a public or private street.
29. The proposed buildings appear to be encroaching into the front yard building setback including the
corner lot. Please revise.
30. 5 foot wide sidewalks should be indicated along the front of Lots 1 – 6 and on the east side of SE
Legacy Pointe Boulevard.
31. Please indicate the proposed side yard setbacks.
32. Staff questions if gas service is planned to the proposed units. Please indicate existing gas line
on plan. Staff has attached a map showing the existing utilities, with the gas line shown
in yellow.
33. Pedestrian ramps should be added at the intersection of SE Legacy Pointe Blvd and SE Golden
Harvest Drive.
34. Is there any way to move the driveway for Lot 1 further to the west as it appears that it will be very
close to the intersection of two streets.
35. The as-built drawings indicate an existing 6-inch sanitary service on the property, will this service be
used or abandoned. Please address.
36. Existing utilities should be show in half-tone.
37. The sanitary and water services shall be provided as follows for all units: sanitary on the left and
water on the right.
38. Provide pedestrian ramp details. Show spot elevations and slope information.
Engineers Response:
39. Provide curb ramp details. Show spot elevations and slope information.
Engineers Response:
40. The plan indicates a 16 foot front yard setback, but the PD document indicates that it
shall be 20, please revise the plan to meet this front yard setback requirement.
SHEET 5 | SWPPP:
41. Provide proposed concrete washout location.
Engineers Response:
42. Provide perimeter sediment controls for area being disturbed.
Engineers Response:
43. Provide inlet protection for existing intakes near the construction activity (parking lot).
Engineers Response:
44. EROSION CONTROL NOTES 7, should reference SUDAS instead of General Permit
No. 2 (GP2 has no specific requirements for a washout).
Engineers Response:
SITE PLAN:
45. Staff questions if these townhomes are planned to be built all at once or if there is a
time frame for each building to be built.
46. Provide a materials board with the next submittal.
47. Please provide color elevations with the next submittal. Please provide these elevations
in full color in digital format to Melissa DeBoer, mdeboer@waukee.org.
Engineers Response:
48. Staff questions if any street lights will need to be relocated with the construction of
these townhomes. Please address.
49. Staff questions how trash will be collected. Will it be individual or will there be a
dumpster on site?
50. Please provide a landscape plan based on the Planned Development requirements with
the next submittal (staff has attached the PD document for reference). Please provide
a minimum of two trees per dwelling per the zoning ordinance.
Engineers Response:
51. Provide open space calculations based on the PD requirements. Provide open space
calculations for current townhome project only. Show these on the landscape plan.
Engineers Response:
52. Provide parking calculations based on the PD requirements.
53. Label addresses on site plan. (see attached)
54. Illustrate 100 year elevations for the pond within Lot B. Indicate and illustrate 100 year
elevations and spot elevations for the swale located behind the townhome units. Please
draw and label the 100 year elevations on the plans. These need to be shown for each
pond/swale shown.
Engineers Response:
VEENSTRA AND KIMM PRELIMINARY PLAT AND SITE PLAN COMMENTS:
55. (38 and 39) Show spot elevations and slope information for pedestrian ramp.
Engineers Response:
56. Sheet 2: Move lengths and bearings of subdivision boundaries to avoid overlapping.
Engineers Response:
57. Sheet 2: Show 100 year flood limits and overflow routes at sump area.
Engineers Response:
58. Sheet 2: Show spot elevations at all building corners and at reasonable increments
along the low point of swale.
Engineers Response:
59. Sheet 3: Show all sanitary and storm services according to standard specification detail
with sanitary service on left and storm service on right.
Engineers Response:
60. Sheet 3: Show water main easement.
Engineers Response:
61. Add details for connections to public infrastructure and other standard specification
details related to proposed improvements.
Engineers Response:
62. Show concrete shading on driveway approaches between sidewalk and street.
Engineers Response:
FINAL PLAT:
63. Please correct overlapping text on lots 2, 4, 5, Outlot Z, Outlot Y, and Outlot X.
64. Label address on the final plat. (see attached)
65. Label the addresses of the surrounding properties.
66. Staff questions if the 40’ PUE in Outlot X is an existing easement. If it is existing please
provide book and page numbers. Please address.
67. Illustrate 100 year elevations for the pond within Lot B. Indicate and illustrate 100 year
elevations and spot elevations for the swale located behind the townhome units. Please
draw and label the 100 year elevations on the plans. These need to be shown for each
pond/swale shown.
Engineers Response:
68. Provide a note on the final plat indicating that the sidewalks shall be installed with each
individual lot development.
69. All legal documents should be submitted prior to forwarding the final plat to City
Council.
70. Total parkland dedication required for the 6 townhome units is 0.081 acres. Please
provide how this requirement will be satisfied.
Engineers Response:
71. A check in the amount of $117.20 [$40.00/acre: for 2.93 acres] should be provided to
satisfy the warning siren fee.
VEENSTRA AND KIMM FINAL PLAT COMMENTS:
72. (67) Illustrate 100 year flood elevation for the pond within Lot B. Indicate and illustrate
100 year flood elevation and show spot elevations at the low point of the swale located
behind the townhome units.
Engineers Response:
73. Show water main easement.
Engineers Response:
MISCELLANEOUS COMMENTS:
74. Provide a copy of the Construction Site SWPPP Review Checklist signed by the SWPP designer.
This has not been received by the Stormwater Department.
Engineers Response:
75. Provide a copy of the SWPPP Prepared for obtaining General Permit #2 coverage.
Engineers Response:
76. Provide a copy of the IDNR issued General Permit #2 authorization letter. Site is part of a
common plan of development and coverage is required for sites less than 1 acre.
Engineers Response:
77. Complete COSESCO application and submit with $65 fee for the first required quarterly COSESCO
inspection. This has not been received by the Stormwater Department.
The applicant will be required to provide the following as a part of the completion of the public
improvements prior to approval of a final plat:
78. Post Construction What practices considered for this site?
79. 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.
80. A maintenance covenant will need to be created and provided for review (if different than the
existing).
81. 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. As-builts of
the proposed sump areas immediately behind the proposed townhomes will be
required.
Engineers Response:
Staff still anticipates taking this project to Planning and Zoning Commission on April 12th, but the remaining
comments should be addressed prior to taking this project to City Council. Please address comments 47, 50,
and 51 prior to the meeting on Tuesday. These can be submitted directly to me at mdeboer@waukee.org no
later than Friday, April 8th by noon. 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 may be emailed. One additional hard copy set including any storm water management materials
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), Andy Kass (515-978-7897) or myself at (515) 978-7898.
Sincerely,
Melissa DeBoer, AICP
Planner II
6.')#%;21+06'#69#7-''2.#624'.+/+0#4;2.#65+6'2.#01-800-292-8989www.iowaonecall.comPROPERTY DESCRIPTION:LOTS 3, 4, AND 5, LEGACY POINTE AT WAUKEE PLAT 1, AN OFFICIAL PLAT,ALL INCLUDED IN AND FORMING A PART OF THE CITY OF WAUKEE,DALLAS COUNTY, IOWA.SAID TRACT OF LAND CONTAINS 2.93 ACRES MORE OR LESS.SAID TRACT OF LAND BEING SUBJECT TO AND TOGETHER WITH ANY ANDALL EASEMENTS OF RECORD.ADDRESS:1595 SE GOLDEN HARVEST DR.WAUKEE, IA 50263OWNER:URBAN FAMILY INVESTMENT LLC4800 MILLS CIVIC PKWY.SUITE 205WEST DES MOINES, IA 50266PREPARED FOR:URBAN FAMILY INVESTMENT LLC4800 MILLS CIVIC PKWY.SUITE 205WEST DES MOINES, IA 50266ATTN: TIM URBANPHONE: 515-208-0591ENGINEER/SURVEYOR:BISHOP ENGINEERINGATTN: CHARLES BISHOP3501 104TH ST.URBANDALE, IA 50322PH: (515) 276-0467COMPREHENSIVE LAND USEEXISTING & PROPOSED:LOW DENSITY RESIDENTIALEXISTING ZONINGPLANNED DEVELOPMENT DISTRICT PD-C1-APROPOSED ZONINGPLANNED DEVELOPMENT DISTRICT PD-C1-ABULK REGULATIONS:xDENSITY: TWELVE (12) DWELLING UNITS/ACRE MAXIMUMxMINIMUM FLOOR AREA: ELEVEN HUNDRED (1,100) S.F. PER UNITxMINIMUM LOT WIDTH: TWENTY FOUR (24) FEETxFRONT YARD SETBACK: TWENTY (20) FEET MINIMUM FROM PUBLICSTREET OR FROM EDGE OF CURB OF A PRIVATExREAR YARD SETBACK: TWENTY (20) FEET MINIMUM EXCEPT FORTHOSE UNITS THAT BACK UP TO THE EXISTING DETENTION POND(LOT B OF LEGACY POINTE AT WAUKEE PLAT 1), THE MINIMUM REARYARD SETBACK SHALL BE TEN (10) FEET.xSIDE YARD SETBACK: TEN (10) FEET MINIMUM BETWEEN PRINCIPALBUILDINGS.xMAXIMUM NO. OF STORIES: TWO (2) STORIESxNUMBER OF CONNECTED UNITS: MAXIMUM OF TWO (2) UNITSxOFF-STREET PARKING: TWO (2) PARKING STALLS PER UNIT OFWHICH ONE (1) MINIMUM WILL BE IN AN ATTACHED GARAGE. ONEADDITIONAL STALL FOR EVERY FOUR (4) UNITS FOR VISITORPARKING.xMINIMUM OPEN SPACE: THE TOTAL LAND AREA DEVOTED TO OPENSPACE AND LANDSCAPING SHALL NOT BE LESS THAT TWENTY (20%)PERCENT OF THE GROSS LAND AREA CALCULATED AS A WHOLE.INDIVIDUAL LOTS MAY HAVE LESS THAN 20%.DISTURBED AREA = 0.9 ACRES (39,200 S.F.)BENCHMARKS: OPERATING NUT ON HYDRANTELEV. 1017.51 OPERATING NUT ON HYDRANTELEV. 1018.96VICINITY MAPSCALE: 1' = 1,000'COPYRIGHT 2015 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.1 OF 5SHEET INDEX:1 OF 5COVER SHEET2 OF 5GRADING PLAN3 OF 5 UTILITY-TRAFFIC CONTROL PLAN4 OF 5 LANDSCAPE PLAN5 OF 5 SWPPPUTILITY CONFLICT NOTES:1.UTILITY CONFLICTS MAY EXIST ACROSS THE SITE WITH NEW UTILITIES, GRADING, PAVING ETC.MOST UTILITY CONFLICTS HAVE BEEN CALLED OUT FOR CONTRACTOR CONVENIENCE.2.CONTRACTOR IS RESPONSIBLE FOR ALL UTILITY CONFLICTS THAT ARE EITHER CALLED OUT ONTHE PLANS OR THAT CAN BE SEEN ON THE PLANS BETWEEN EXISTING UTILITY AND PROPOSEDCONSTRUCTIONWETLAND NOTES:1.BISHOP ENGINEERING DOES NOT PERFORM WETLAND STUDIES OR WETLAND MITIGATION. IT ISTHE OWNER'S RESPONSIBILITY TO DETERMINE IF ANY WETLANDS ARE LOCATED ON THEPROJECT SITE AND PERFORM ANY NECESSARY MITIGATION PRIOR TO THE COMMENCEMENT OFCONSTRUCTION ACTIVITIES.SURVEY NOTES:1.SURVEY WORK WAS COMPLETED BY GARDEN & ASSOCIATES.GENERAL NOTES:1.ALL WORK SHALL BE DONE IN ACCORDANCE WITH THE WAUKEE STANDARD SPECIFICATIONS FOR PUBLIC IMPROVEMENTS, SUDAS STANDARD SPECIFICATIONS AND ANYAND ALL CITY/COUNTY SUPPLEMENTAL SPECIFICATIONS. THE CITY OF WAUKEE MUST BE NOTIFIED BY ALL CONTRACTORS 48 HOURS PRIOR TO COMMENCING WORK ANDPRIOR TO ANY WEEKEND OR HOLIDAY WORK.2.IN EVENT OF A DISCREPANCY BETWEEN THE QUANTITY ESTIMATES AND THE DETAILED PLANS, THE DETAILED PLANS SHALL GOVERN.3.THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE LOCATION OF ALL UTILITIES. ANY DAMAGE TO SAID UTILITIES SHALL BE REPAIRED AT THE CONTRACTORS EXPENSE.4.ALL WORK SHALL BE DONE IN ACCORDANCE WITH THE CURRENT O.S.H.A. CODES AND STANDARDS. NOTHING INDICATED ON THESE PLANS SHALL RELIEVE THECONTRACTOR FROM COMPLYING WITH THE APPROPRIATE SAFETY REGULATIONS.5.ALL NECESSARY CONSTRUCTION SIGNS, BARRICADES AND OTHER TRAFFIC CONTROL DEVICES REQUIRED DURING CONSTRUCTION WILL BE FURNISHED BY THECONTRACTOR. SIGNS, BARRICADES AND OTHER TRAFFIC CONTROL DEVICES MUST BE IN CONFORMANCE WITH THE "MANUAL ON UNIFORM TRAFFIC CONTROL DEVICESFOR STREETS AND HIGHWAYS."6.BISHOP ENGINEERING SHALL NOT BE LIABLE FOR ANY INJURIES THAT HAPPEN ON SITE. THIS SHALL INCLUDE BUT NOT BE LIMITED TO TRENCH COLLAPSES FROMVARYING SOIL CONDITIONS OR INJURIES CAUSED BY UNDERGROUND UTILITIES INCLUDING UTILITIES THAT ARE NOT SHOWN ON PLAN.7.THE CONTRACTOR IS LIABLE FOR ALL DAMAGES TO PUBLIC OR PRIVATE PROPERTY CAUSED BY THEIR ACTION OR INACTION IN PROVIDING FOR STORM WATER FLOWDURING CONSTRUCTION. DO NOT RESTRICT FLOWS IN EXISTING DRAINAGE CHANNELS, STORM SEWER, OR FACILITIES.8.THE CONTRACTOR SHALL SUBMIT TO THE ENGINEER A SCHEDULE FOR PERFORMANCE OF WORK ITEMS. THIS SCHEDULE SHALL BE PROVIDED BY THE CONTRACTOR ATTHE PROJECT PRECONSTRUCTION CONFERENCE. NO WORK SHALL BEGIN UNTIL A SCHEDULE HAS BEEN SUBMITTED AND ACCEPTED. THE CONTRACTOR SHALL THENPERFORM WORK TO CONFORM TO THE ACCEPTED SCHEDULE.9.LABORATORY TESTS SHALL BE PERFORMED BY THE OWNER UNLESS OTHERWISE NOTED. THE CONTRACTOR SHALL PROVIDE SAMPLES OF MATERIAL REQUIRED FORLABORATORY TESTS AND TESTING IN ACCORDANCE WITH THE URBAN STANDARD SPECIFICATIONS FOR PUBLIC IMPROVEMENTS.10.SOIL IMPORT OR EXPORT ON THIS PROJECT SHALL BE CONSIDERED INCIDENTAL AND WILL NOT BE MEASURED OR PAID FOR SEPARATELY.11.THE CONTRACTOR SHALL PROTECT ALL STRUCTURES NOT SHOWN AS REMOVALS ON THE PLANS.12.THE CONTRACTOR SHALL OBTAIN ANY AND ALL NECESSARY PERMITS PRIOR TO ANY CONSTRUCTION. CONTRACTOR SHALL WORK WITH OWNER OR OWNERSREPRESENTATIVE ON ALL REQUIRED STORM WATER DISCHARGE PERMITS FROM THE IOWA DEPARTMENT OF NATURAL RESOURCES AND THE CITY OF WAUKEE.13.GRADING AND EROSION CONTROL SHALL BE DONE IN ACCORDANCE WITH THE APPROVED GRADING PLAN, SWPPP, NPDES DOCUMENTS, COSESCO PERMIT AND IOWADEPARTMENT OF NATURAL RESOURCES REQUIREMENTS.14.THE CONTRACTOR SHALL PICK UP ANY DEBRIS SPILLED ONTO THE ADJACENT RIGHT OF WAY OR ABUTTING PROPERTIES AS THE RESULT OF CONSTRUCTION, AT THEEND OF EACH WORK DAY AND PRIOR TO A RAIN EVENT.15.THE CONTRACTOR IS RESPONSIBLE FOR THE PROMPT REMOVAL OF ALL MUD THAT HAS BEEN TRACKED OR WASHED UNTO ADJACENT PROPERTY OR RIGHT OF WAYUNTIL SUCH TIME THAT PERMANENT VEGETATION HAS BEEN ESTABLISHED.16.DISPOSE OF ALL EXCESS MATERIALS AND TRASH IN ACCORDANCE WITH FEDERAL, STATE, AND LOCAL REQUIREMENTS. PROVIDE WASTE AREAS OR DISPOSAL SITESFOR EXCESS MATERIALS NOT DESIRABLE FOR INCORPORATION INTO THE PROJECT.UTILITY NOTES:1.QUANTITY CALLOUTS ON PIPE LENGTHS ARE APPROXIMATE AND SHOULD BE USED FOR REFERENCE ONLY.2.THE CONTRACTOR SHALL PROVIDE AS-BUILTS OF ALL UTILITIES, INCLUDING DEPTH AND LOCATION OF ALL SERVICES.3.THE CONTRACTOR SHALL BE RESPONSIBLE FOR AS-BUILT TOPO OF DETENTION POND & DETENTION POND STORM SEWER. CONTRACTOR SHALL CONTACT BISHOPENGINEERING (AT 515-276-0467) TO PERFORM SAID AS-BUILT SURVEY. IF DETENTION PONDS HAVE BEEN GRADED INCORRECTLY, CONTRACTOR SHALL BE RESPONSIBLEFOR ALL SUBSEQUENT AS-BUILT TOPO SURVEYS UNTIL ISSUES HAVE BEEN RECTIFIED.4.THE CONTRACTOR SHALL COORDINATE THE ADJUSTMENT OF ANY AND ALL EXISTING AND PROPOSED UTILITIES TO PROPOSED GRADES. EXISTING UTILITIES SHALL BERAISED OR LOWERED IN ACCORDANCE WITH THE UTILITY OWNER REQUIREMENTS. ANY NECESSARY ADJUSTMENTS SHALL BE CONSIDERED INCIDENTAL TOCONSTRUCTION.5.ACTIVE EXISTING FIELD TILES ENCOUNTERED DURING CONSTRUCTION SHALL BE REPAIRED, REROUTED, OR CONNECTED TO PUBLIC OR PRIVATE STORM SEWER TOREMAIN IN SERVICE AND LOCATIONS SHOULD BE NOTED ON AS-BUILT DRAWINGS.6.ALL PROPOSED RCP STORM SEWER PIPE JOINTS SHALL BE FABRIC WRAPPED AND THE LAST 3 PIPE SECTIONS ON THE APRON SHALL BE TIED WITH RF-14 TYPE IICONNECTORS. ALL APRONS SHALL HAVE A STANDARD FOOTING AND TRASH GUARD. ALL FLARED END SECTIONS SHALL HAVE A 3 FOOT WIDE CLAY WATER STOP.7.THE CONTRACTOR SHALL CONTACT THE HOMEOWNERS ASSOCIATION REGARDING THE LOCATION OF THE IRRIGATION SYSTEM TO PREVENT DAMAGE.8.LANE CLOSURE SIGNS SHALL BE PER MUTCD STANDARDS.3501 104th Street
Des Moines, Iowa 50322-3825
Phone: (515)276-0467 Fax: (515)276-0217
"Planning Your Successful Development"
Bishop Engineering
Civil Engineering & Land Surveying Established 1959
LEGACY POINTE AT WAUKEE PLAT 7
WAUKEE, IOWA 150593PRELIMINARY- NOT FOR CONSTRUCTIONM:\LAND PROJECTS 2015\150593\DWG\PRELIMINARY PLAT.DWG4/8/2016 9:45:45 AM UTILITY 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:ACACRESASPHASPHALTBKBOOKCONCCONCRETEDDEEDED DISTANCEEXEXISTINGENCLENCLOSUREFFFINISHED FLOORFLFLOW LINEFRACFRACTIONALMMEASURED DISTANCEMHMANHOLEOPCORANGE PLASTIC CAPPPLATTED DISTANCEPGPAGEPOBPOINT OF BEGINNINGPOCPOINT OF COMMENCEMENTPRAPREVIOUSLY RECORDED ASPUEPUBLIC UTILITY EASEMENTROWRIGHT OF WAYRPCRED PLASTIC CAPSFSQUARE FEETSANSANITARYTYPTYPICALYPCYELLOW PLASTIC CAPNNORTHSSOUTHEEASTWWESTLEGEND: SAN SANITARY SEWER ST STORM SEWER W WATER LINE G GAS LINEU/E UNDERGROUND ELECTRICO/E OVERHEAD ELECTRICTELETELEPHONE LINEF/OFIBER OPTICCATVCABLE TVPHASE LINEMATCH LINESTORM MANHOLECURB INTAKESURFACE INTAKEFLARED END SECTIONSANITARY MANHOLECLEANOUTFIRE HYDRANTSPRINKLERIRRIGATION CONTROL VALVEWATER MANHOLEWELLWATER VALVEDSCOHYDI
CVWWWVWATER SHUT OFFYARD HYDRANTELECTRIC METERPOWER POLETRANSFORMER POLELIGHT POLETRANSFORMERGUY WIREELECTRIC HANDHOLEGAS METERGAS VALVEAIR CONDITIONING UNITTELEPHONE RISERTELEPHONE VAULTTELEPHONE MANHOLETRAFFIC SIGNAL MANHOLEFIBER OPTIC RISERFIBER OPTIC FAULTCABLE TV RISERPROPERTY CORNER - FOUND AS NOTEDPROPERTY CORNER- PLACED 3/4" IRON PIPEWITH YELLOW PLASTIC CAP ID #12971SECTION CORNER - FOUND AS NOTEDSTREET ADDRESSGMGVA/CTTELTTSFOF/OTVQUANTITY ESTIMATE:SANITARY SEWER (PHASE 1):MANHOLE 3 EA8" SANITARY SEWER BORE 102 L.F.8" SANITARY SEWER 453 L.F.SANITARY SEWER SERVICE6EAREMOVE EXIST. 6" SERVICE 1 EAWATER MAIN (PHASE 1):WATER SERVICE6EASTORM SEWER:SW 513 M-G INTAKE 1EA12" RCP90LFSTORM SEWER SERVICE6EAMISCELLANEOUS ITEMS:MOBILIZATION1LSCLEARING & GRUBBING1LSGRADING / EXCAVATION1LSSTRIP & STOCKPILE TOPSOIL1LSRE-SPREAD TOPSOIL1LSEROSION CONTROL1LSSEEDING1LSSTREET REMOVAL & REPLACEMENT 152.3 S.Y.DRIVEWAY REPAIR1LSPAVEMENT REMOVAL & REPLACEMENT 744 S.FSIDEWALK REMOVAL & REPLACEMENT 78 S.F.1 OF 5 , 2 OF 5, 3 OF 5 & 5 OF 5CITY OF WAUKEE NOTES:1.THE CONTRACTOR SHALL COORDINATE WITH EXISTING PROPERTY OWNER ON REMOVAL AND REPLACEMENT OF SIDEWALKS AND PARKING LOT.2.THE CONTRACTOR SHALL CONTACT THE HOMEOWNERS ASSOCIATION REGARDING THE LOCATION OF THE IRRIGATION SYSTEM TO PREVENT DAMAGE.3.THE CONTRACTOR SHALL REPLACE ANY ESTABLISHED LAWN OR AREA WITHIN THE RIGHT-OF-WAY WITH SOD AND WATERED UNTIL ESTABLISHED.4.ALL PAVEMENT REPLACEMENT SHALL COMPLY WITH THE WAUKEE STANDARD SPECIFICATIONS FOR PUBLIC IMPROVEMENTS.5.ALL SANITARY SEWER AND STORM SEWER SHALL BE CLEANED AND TELEVISED. THE CITY OF WAUKEE SHALL WITNESS ALL CLEANING AND TELEVISING AND COPIES OFTHE VIDEOS SHALL BE PROVIDED TO THE CITY OF WAUKEE. IN ADDITION, ALL SANITARY MANHOLES SHALL BE VACUUM TESTED.6.ALL SANITARY SEWER MAINS SHALL BE PRESSURE TESTED AND TELEVISED AFTER INSTALLING SANITARY SERVICES.OPEN SPACE/IMPERVIOUS REQUIREMENTS:TOTAL SITE AREA = 127,474 S.F.REQUIRED OPEN SPACE = 25,495 S.F. (20.0%)EXISTING OPEN SPACE = 115,679 S.F. (90.75%)EXISTING IMPERVIOUS = 11,795 S.F (9.25%)PROPOSED OPEN SPACE = 100,224 S.F. (78.62%)PROPOSED IMPERVIOUS = 27,250 S.F. (21.38%)NET INCREASE IMPERVIOUS AREA = 15,455 S.F. (0.35 ACRES)PARKING REQUIREMENTS:PARKING REQUIRED: 2 STALLS/UNIT PLUS 1 ADDITIONALVISITOR STALL/EVERY 4 UNITS6 UNITS = 12 + 2 = 14 STALLS TOTALPARKING PROVIDED = 2 STALLS/UNIT = 12 STALLS/6 UNITS PLUS 13 EXISTING STALLS =25 STALLS TOTAL1 OF 5 , 2 OF 5, 3 OF 5 & 5 OF 5Parallel Ramp (if required)StandardSidewalk 1'-0"(typ.)Grade BreakSpecial ShapingParallel Curb Ramp: If normal sidewalkelevation cannot be achieved with theperpendicular ramp between the streetand landing due to limited ramp length,provide a parallel ramp to make up theelevation difference between thelanding and the standard sidewalk.The length of the parallel ramp is notrequired to exceed 15 feet, regardlessof the resulting slope. Do not exceed8.3% slope for parallel ramps shorterthan 15 feet.Turning Space: Target slope of 1.5%with maximum slope perpendicular to thetravel directions of 2.0%. Minimum 4feet by 4 feet.Perpendicular Curb Ramp: Targetrunning slope of 6.25% with maximumrunning slope of 8.3%.Target cross slope of 1.5% with amaximum cross slope of 2.0%.Match pedestrian street crossing crossslope or flatter.567877568899 4' MIN 4
'
M
INVARIES1ADA RAMP DETAILSSCALE NONEC6.17777LOT ADDRESSESLOT 1: 1599 SE GOLDEN HARVEST DRIVELOT 2: 1593 SE GOLDEN HARVEST DRIVELOT 3: 1589 SE GOLDEN HARVEST DRIVELOT 4: 1583 SE GOLDEN HARVEST DRIVELOT 5: 1579 SE GOLDEN HARVEST DRIVELOT 6: 1573 SE GOLDEN HARVEST DRIVE
4
4109 SF
0.09 AC
1022
1023
1018
1019
1020
1021
1023
1021
1022
1020
1018
1019
6496 SF
0.15 AC
OUTLOT Z
6762 SF
0.16 AC
OUTLOT Y
85672 SF
1.97 AC
OUTLOT X
6
4870 SF
0.11 AC
5
4065 SF
0.09 AC 3
4210 SF
0.10 AC 2
4367 SF
0.10 AC26'1
6924 SF
0.16 AC
REMOVE AND
RELOCATE
EXISTING SIGN
PROP.
TOWN HOME
PROP.
TOWN HOME
PROP.
TOWN HOME
PROP.
TOWN HOME
PROP.
TOWN HOME PROP.
TOWN HOME
PROP
.
4
'
S
I
D
E
W
A
L
K PROP. 5' SIDEWALKMAILBOX
CLUTSER
50' PUBLIC R.O.W.20.38'20.69'20.01'5'
5'5'26'30'1019
1017
1016
1018
1017
1016
1016
1016
1014
1015
1015
1016
1016
1017
1017
1014
1013
101910141016
1016
10151015
1014
10141016
1016
1018
MOE=1016.01573R14.35'SAWCUT & REMOVE
EXIST. PAVING
(PH 2)
5'
5.23'
23.12'22.74'1020.00
1018.39
1018.21
1016.39
1017.00
1015.13
1016.00
1013.95
1015.10
1013.00
1017.00
1022.50
MOE=1020.0
MOE=1018.0
MOE=1017.0
MOE=1016.0
1599
MOE=1016.0
1593
1589
1583
1579 26'1021.87
1023.50E/W
1023.12E/W
(;
1023.13E/W
1023.50E/W
1020.73
1019.74
1018.83
1017.83
1017.34
(;(:
1016.00E/W
1016.00E/W
(;(:
6.
2
5
%
NORMAL POOL ELEV = 1004.0
100 YR ELEV = 1010.0
1017.0
1
0
1
8
.
5
1019.
0
1
0
20
.
5
1021.
0
10
2
2
.
5
1017.751019.01019.751021.01021.751022.751015.0
100 YEAR OVERFLOW = 1015.0
6" PCC DRIVE
(TYP)
10' PUE40' PUEBK 2004, PG 128130' ACCESS EASEMENTBK 2004 PG 1281LOT 3
0.54 ACRES LOT 4
1.10 ACRES
LOT 5
1.29 ACRES20' SANITARY SEWER EASEMENTBK 2004 PG 128145' STORM SEWER, SANITARY
SEWER AND WATER
MAIN EASEMENT
BK2004 PG1281
10' WATEREASEMENTBK2004 PG 128140' AC
C
E
S
S
E
A
S
E
M
E
N
T
BK 20
0
4
P
G
1
2
8
1
LOT B
1.63 ACRES
DEED HOLDER: EWING LAND DEVELOPMENT SERVICES, LLC
CONTRACT: LEGACY CONSTRUCTION INC
ADDRESS: NO ADDRESS
SE GO
L
D
E
N
H
A
R
V
E
S
T
D
R
I
V
E SE LEGACY POINTE BOULEVARDU.S. HIGHWAY NO. 6
(HICKMAN ROAD)W12"W12"LOT 2
0.89 ACRES
OWNER: EYERLY, RICHARD G JR
ADDRESS: 1535 SE BLACKTHORNE DR.
LOT 1
1.90 ACRES
OWNER: ATERRA 20, 1535 SE GOLDEN HARVEST DR WAUKEE, LLC
ADDRESS: 1535 SE GOLDEN HARVEST DR.
85' PUBLIC ROW
50' ROW10' P.U.E.20' BUILDI
N
G
S
E
T
B
A
C
K 20' BUILDING SETBACK30' BUILDING SETBACK
30' BUILDING SETBACK
30' BUILDING SETBACK
30' BUILDING SETBACK
30' BUILD
I
N
G
S
E
T
B
A
C
K 20' BUILDING SETBACKLOT 6
0.37 ACRES
OWNER: EWIING LAND DEVELOPMENT SERVICE
LOT 7
OWNER:EWING LAND DEVELOPMENT SERVICE
ADDRESS: 125 SE GOLDEN HARVEST DR.
LOT 8
OWNER:BEULAH MALLORY
WILLIAM LAWSON
ADDRESS: 1650 & 1540 SE GOLDEN HARVEST DR.
LOT 9
OWNER:IMOGENE F. SANDY
ALMEDA JOSEPHINE & RANSOM ROY RANSOM
ADDRESS: 1560 & 1570 SE GOLDEN HARVEST DR.
LOT 10
OWNER: TED & ROSEMARY PRVITERA
COLLEN K MONAHAN
ADDRESS: 120 & 130 SE LEGACY POINTE BLVD.
OUTLOT B
LEGACY POINTE AT
WAUKEE PLAT 2
OWNER: EWING LAND DEVELOPMENT SERVICE
ADDRESS: NO ADDRESS
LOT 20
OWNER: ALICE COOPER
J ROGER & JEAN EVANS
ADDRESS: 1625 & 1635 SE HOLIDAY CREST CIR.
OWNER: CAROLE & ARTHUR CRATE
ADDRESS: 15980 HICKMAN RD
S
E
H
O
L
I
D
A
Y
C
R
E
S
T
C
I
R
C
L
E
EX. EARL MAY STORE
EX. CAR WASH
W
W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"4" MAPLE
4" TREE 4" TREE 3" PINES
SHRUBS
4" PINE
3" TREE
3" PINE 5" TREE
3" TREE
3" TREE
4" MAPLE
4" MAPLE
EX. MONUMENT
SIGN
EX. SIGN
EX. ELEC.
BOX EX. ELEC.
BOX
EX. ELEC.
BOX
EX. ELEC.
BOX
EX. GRASS
EX. CONC.
EX. SIDEWALK
EX. LANDSCAPING
EX. CONC.
EX. CONC.EX. CONC.EX. ROCK
EX. ROCK
EX. ROCK
EX. GRASS
EX. GRASS
EX. SIDEWALKEX. SIDEWALKEX. SIDEWALK(PUBLIC STREET)(PUBLI
C
S
T
R
E
E
T
)
32.6'SAN6"60' PUBLIC ROWG2"G 2"G 2"
G 2"G 2"G 2"
G2"
G2"
G2"
G
2"
G
2"
G
2"
G
2"G4"G4"G4"G4"G4"G4"G4"G4"G4"G4"G4"G4"G4"G4"TO BE VACATEDTO BE VACATEDTO BE
V
A
C
A
T
E
D
10' UNDREGOUND
ELECTRIC EASEMENT
BK 2004, PG 9191
127.57'L=22.50'
L=35.40'
L=35.20'
L=35.06'
L=35.01'
L=31.41'109.14'26.29'26.54'116.03'116.51'118.58'122.26'35.00'
35.00'
35.00'
35.00'
L=3 5.05'179.34'44.00'30.52'43.04'
228.17'
179.58'30.00'126.32'L=106.46'L =9 5 .9 5 'L =2 3 2 .2 9 '27.85'
L=40.74'264.22'L=111.34'L=5.82'
50.59'
GRAPHIC SCALE
030 15 30 60 3501 104th StreetDes Moines, Iowa 50322-3825Phone: (515)276-0467 Fax: (515)276-0217"Planning Your Successful Development"Bishop EngineeringCivil Engineering & Land Surveying Established 1959LEGACY POINTE AT WAUKEE PLAT 7WAUKEE, IOWA 150593
PRELIMINARY- NOT FOR CONSTRUCTIONM:\LAND PROJECTS 2015\150593\DWG\PRELIMINARY PLAT.DWG4/8/2016 9:58:59 AM2 OF 5
4
4109 SF
0.09 AC
6496 SF
0.15 AC
OUTLOT Z
6762 SF
0.16 AC
OUTLOT Y
85672 SF
1.97 AC
OUTLOT X
SW 513 M-G INTAKE (4'X4')
RIM = 1014.25
INLET = 1013.00(EAST SIDE ONLY)
FL(NW)=1009.80
90 LF 12" RCP @ S = 2.00%
FL(SE) = 1007.90
10'P.U.E.15' SURFACE WATERFLOWAGE EASEMENTWATER SERVICE
(TYP.)
6
4870 SF
0.11 AC
5
4065 SF
0.09 AC 3
4210 SF
0.10 AC 2
4367 SF
0.10 AC
1
6924 SF
0.16 AC
PROP.
TOWN HOME
PROP.
TOWN HOME
PROP.
TOWN HOME
PROP.
TOWN HOME
PROP.
TOWN HOME PROP.
TOWN HOME
SAWCUT, REMOVE & REPLACE EXIST. PAVING
AND SIDEWALK AS REQUIRED. REMOVE TO NEAREST
SAW JOINT LINE
CONTRACTOR SHALL COORDINATE ALL PAVEMENT
REMOVALS WITH EARL MAY LOT OWNER.
ABANDON EXISTING 6" SANITARY
SEWER SERVICE
ANY DISTURBED LAWN AREAS SHALL
BE REPLACED WITH SOD & WATERED
TILL ESTABLISHED
PROPOSED SUMP PUMP
DRAIN LINES TO DAYLIGHT
INTO PROPOSED SWALE
(TYP.)
CONTRACTOR SHALL MAINTAIN ONE
LANE OPEN AT ALL TIMES TO ALLOW
ACCESS TO EXISTING HOME OWNERS.15' PRIVATE STORMSEWER EASEMENT30' PRIVATESANITARY SEWEREASEMENTFL(24")=1007.85+/-
TOP(8")=1007.17
NEW MH
RIM=1016.50
INV(SW)=1006.82
INV(N)=1006.92
102 L.F. 8
"
S
A
N
S
W
R
@
S
=
1
.
0
0
%
FL(SE)=1008.00 (PH 2)
INV(NE)=1005.80
118 L.F. 8" SAN SWR
S=0.40%
NEW MH
RIM=1016.10
INV(S)=1007.39
INV(E)=1007.49
NEW MH
RIM=1020.00
INV(NW)=1009.64
215 L.F. 8" SAN SWR @ S=1.00%120 L.F. 8" SAN SWR @S=0.40%194 L.F. 8"
S
A
N
S
W
R
@
S
=
1
.
0
0
%
(
P
H
2
)
NEW MH (PH2)
RIM=1017.20
INV(S)=1007.87
INV(SE)=1007.97
NEW MH (PH2)
RIM=1019.80
INV=1009.91
BORE LINE INTO EXISTING MANHOLE
FROM NEW MANHOLE LOCATION
NO EX. STREET REMOVAL REQUIRED .
x
30.27'
SANITARY SEWER
EASEMENT 10'15'25' PRIVATE SANITARY SEWER EASEMENT
BOT WATER = 1009.8+/-
TOP 8" SWR = 1007.44
1573
4" SAN SWR
SERVICE(TYP.)
LANE
CLOSURE LANE
CLOSURE
PER MUTCD
1599
1593
1589
1583
1579
27 L.F. 8" WATER (PH 2)
MAKE CONNECTION
TO EX. 8" WATER W/ 8"
TAPPING SLEEVE &
VALVE (PH 2)
MAKE CONNECTION
TO EX. 8" WATER W/ 8"
TAPPING SLEEVE &
VALVE (PH 2)
%(1'
(PH 2)195 L.F. 8"
W
A
T
E
R
(
P
H
2
)27 L.F. 8"WATER (PH 2)61 L.F. 8"
WATER (PH 2)
%(1'
(PH 2)
44 L.F. 8" WATER
(PH 2)
%(1'
(PH 2)
10 L.F. 8" WATER
(PH 2)%(1'
(PH 2)
FIRE HYDRANT
ASSEMBLY WITH
6" VALVE
(PH 2)
NEW INTAKE (PH2)
T/C=1016.50
GUT=1016.00
INV=1007.42
FL(E)=1006.60
82 LF 12" RCP @
S = 1.00% (PH 2)26'CORE DRILL INTO EX. MANHOLE 10' PUBLIC WATERMAIN EASEMENT10' PUE40' PUEBK 2004, PG 128130' ACCESS EASEMENTBK 2004 PG 1281LOT 3
0.54 ACRES LOT 4
1.10 ACRES
LOT 5
1.29 ACRES20' SANITARY SEWER EASEMENTBK 2004 PG 128145' STORM SEWER, SANITARY
SEWER AND WATER
MAIN EASEMENT
BK2004 PG1281
10' WATEREASEMENTBK2004 PG 128140' AC
C
E
S
S
E
A
S
E
M
E
N
T
BK 20
0
4
P
G
1
2
8
1
LOT B
1.63 ACRES
SE GO
L
D
E
N
H
A
R
V
E
S
T
D
R
I
V
E SE LEGACY POINTE BOULEVARDU.S. HIGHWAY NO. 6
(HICKMAN ROAD)W12"W12"LOT 2
0.89 ACRES
LOT 1
1.90 ACRES
10' P.U.E.20' BUILDI
N
G
S
E
T
B
A
C
K 20' BUILDING SETBACK30' BUILDING SETBACK
30' BUILDING SETBACK
30' BUILDING SETBACK
30' BUILDING SETBACK
30' BUILD
I
N
G
S
E
T
B
A
C
K 20' BUILDING SETBACKLOT 6
0.37 ACRES LOT 7
LOT 8
LOT 9 LOT 10
OUTLOT B
LEGACY POINTE AT
WAUKEE PLAT 2
LOT 20
S
E
H
O
L
I
D
A
Y
C
R
E
S
T
C
I
R
C
L
E
EX. EARL MAY STORE
EX. CAR WASH
DETENTION POND
W
W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"W8"EX. MH
RIM = 1012.08
INV 10" (S) =1004.58
INV 10" (W) = 1004.48
EX. MH
RIM = 1015.29
INV 8" (W) =1005.79
INV 8" (SE) = 1005.79
INV 10" (N) = 1005.69
EX. MH
RIM = 1023.81
INV 8" (NW) =1007.16
EX. MONUMENT
SIGN
EX. SIGN
EX. ELEC.
BOX EX. ELEC.
BOX
EX. ELEC.
BOX
EX. ELEC.
BOX
EX. GRASS
EX. CONC.
EX. SIDEWALK
EX. LANDSCAPING
EX. CONC.
EX. CONC.EX. CONC.EX. ROCK
EX. ROCK
EX. ROCK
EX. GRASS
EX. GRASS
EX. SIDEWALKEX. SIDEWALKEX. SIDEWALK100-YEAR FLOOD ELEVATION = 1010.0
NORMAL POOL ELEVATION = 1004.0
(PUBLIC STREET)(PUBLI
C
S
T
R
E
E
T
)SAN6"G2"G 2"G 2"
G 2"G 2"G 2"
G2"
G2"
G2"
G
2"
G
2"
G
2"
G
2"G4"G4"G4"G4"G4"G4"G4"G4"G4"G4"G4"G4"G4"G4"TO BE VACATEDTO BE VACATEDTO BE
V
A
C
A
T
E
D
10' UNDREGOUND
ELECTRIC EASEMENT
BK 2004, PG 9191
GRAPHIC SCALE
030 15 30 60 3501 104th StreetDes Moines, Iowa 50322-3825Phone: (515)276-0467 Fax: (515)276-0217"Planning Your Successful Development"Bishop EngineeringCivil Engineering & Land Surveying Established 1959LEGACY POINTE AT WAUKEE PLAT 7WAUKEE, IOWA 150593
PRELIMINARY- NOT FOR CONSTRUCTIONM:\LAND PROJECTS 2015\150593\DWG\PRELIMINARY PLAT.DWG4/8/2016 9:59:16 AM3 OF 5
44109 SF0.09 AC6496 SF0.15 ACOUTLOT Z6762 SF0.16 ACOUTLOT Y85672 SF1.97 ACOUTLOT X10'
P.U.E.
15'
SURFAC
E
W
A
T
E
R
FLOWAG
E
E
A
S
E
M
E
N
T64870 SF0.11 AC54065 SF0.09 AC34210 SF0.10 AC24367 SF0.10 AC16924 SF0.16 ACPROP.TOWN HOMEPROP.TOWN HOMEPROP.TOWN HOMEPROP.TOWN HOMEPROP.TOWN HOMEPROP.TOWN HOME15'
P
R
I
V
A
T
E
S
T
O
R
M
SE
W
E
R
E
A
S
E
M
E
N
T
30' PRIVA
T
E
SANITAR
Y
S
E
W
E
R
EASEMEN
T30.27'SANITARY SEWEREASEMENT10'
15'25' PRIVATE SANITARY SEWER EASEMENTCLOSURELANECLOSUREPER MUTCD26'
10' PUBLI
C
W
A
T
E
R
MAIN EAS
E
M
E
N
T
10' PUE40' PUEBK 2004, PG 128130' ACCESS EASEMENTBK 2004 PG 1281LOT 41.10 ACRESLOT 51.29 ACRES45' STORM SEWER, SANITARYSEWER AND WATERMAIN EASEMENTBK2004 PG128140' ACCESS
EASEMENTBK 2004
PG
1281SE GOLDEN HARVEST DRIVESE LEGACY POINTE BOULEVARDW12"10' P.U.E.LOT 8WW8"
W8"
W8"W8"W8"W 8"W8"W8"
W8"W8"W8"W8"W8"W8"3" TREE3" TREE4" MAPLEEX. ELEC.BOX(PUBLIC STREET)(PUBLIC STREET)G2"G2"G2"G2"G2"G2"G2"G2"G2"G
4"
G4"
G4"
G4"
G 4"G 4"G 4"G 4"G 4"G 4"G 4"G 4"TO BE VACATEDTO BE VACATEDTO BE
VACATED10' UNDREGOUNDELECTRIC EASEMENTBK 2004, PG 9191HB1HB1RO1GF6RO1CS4SODSODSODSODSODSODSODSODSODSODSODSODSODSODSODROCK
ROCK
ROCK
ROCK
ROCK
ROCK
AC1AC1AC1AC1LANDSCAPE NOTES:1.ALL SODDING & LANDSCAPE PLANTINGS SHALL BE INSTALLED IN ACCORDANCE WITH THE URBAN STANDARD SPECIFICATIONS, UNLESS SPECIFIEDOTHERWISE.2.SOD ALL DISTURBED AREAS WITHIN THE CONTRACT LIMITS, UNLESS NOTED OTHERWISE.3.STAKE SOD ON ALL SLOPES 3 : 1 OR GREATER.4.PLANT QUANTITIES ARE FOR CONTRACTORS CONVENIENCE, THE DRAWING SHALL PREVAIL IF A CONFLICT OCCURS.5.ALL PLANT MATERIAL SHALL CONFORM TO THE LATEST EDITION OF THE AMERICAN STANDARD FOR NURSERY STOCK - ANSI Z60.1.6.CONTRACTOR SHALL GUARANTEE ALL PLANT MATERIAL FOR A PERIOD OF ONE YEAR FROM THE DATE OF ACCEPTANCE.7.IT IS THE CONTRACTORS RESPONSIBILITY TO REMOVE IDENTIFICATION TAGS AND CORDS ON ALL PLANT MATERIAL PRIOR TO THE COMPLETION OF THECONTRACT.8.CONTRACTOR SHALL PLACE SHREDDED HARDWOOD MULCH AROUND ALL TREES & SHRUBS NOT INCLUDED WITHIN RIVER ROCK PLANTING BEDS.9.STAKE AND WRAP ALL DECIDUOUS TREES IMMEDIATELY AFTER PLANTING. STAKE ALL TREES ACCORDING TO THE STAKING DETAILS. CONTRACTORSHALL ADJUST AND MAINTAIN GUYING TENSION THROUGHOUT THE PLANT ESTABLISHMENT PERIOD.10.THE LANDSCAPING CONTRACTOR SHALL HAVE ALL UTILITIES LOCATED BEFORE STARTING ANY SITE WORK OR PLANTING. THE CONTRACTOR SHALL BERESPONSIBLE FOR THE PROTECTION OF ALL EXISTING UTILITIES.11.NO LANDSCAPE MATERIAL SHALL BE SUBSTITUTED WITHOUT THE AUTHORIZATION OF THE LANDSCAPE ARCHITECT.12.ALL EDGING SHALL BE DERAEDGE 1/8" STEEL EDGING - COLOR GREEN OR APPROVED EQUAL..13.CONTRACTOR SHALL BE RESPONSIBLE MAINTAINING APPROPRIATE LEVEL OF WATERING FOR ALL NEW PLANTS FOR A PERIOD OF 30 DAYS.14.ALL SHRUB AND PERENNIAL PLANTING BEDS SHALL INCORPORATE TYPAR 3301 NONWOVEN LANDSCAPE FABRIC (OR SIMILAR) AND 3" THICK WASHEDRIVER ROCK (1.5" NOMINAL SIZE).15.ALL BEDS TO RECEIVE PRE-EMERGENT WEED CONTROL BEFORE AND AFTER RIVER ROCK IS INSTALLED.4 OF 53501 104th Street
Des Moines, Iowa 50322-3825
Phone: (515)276-0467 Fax: (515)276-0217
"Planning Your Successful Development"
Bishop Engineering
Civil Engineering & Land Surveying Established 1959
LEGACY POINTE AT WAUKEE PLAT 7
WAUKEE, IOWA 150593PRELIMINARY- NOT FOR CONSTRUCTION
GRAPHIC SCALE020102040DO NOT CUT CENTRAL LEADERWRAP TRUNK WITH APPROVEDTREE WRAP TO FIRST BRANCH4" DEEP HARDWOOD MULCHCUT SYNTHETIC CORDS AROUNDROOTBALL AND TRUNK -ENTIRELYREMOVE WIRE BASKETS FROM BALLSET ROOTBALL ON UNDISTURBEDSUBGRADEDECIDUOUS TREE PLANTING (TYP.)SCARIFY SIDES & BOTTOM OFPLANTING PITSTAKING ORIENTATIONNORTHNORTH2 STAKES - 3" CAL. & LESS3 STAKES - GREATER THAN 3" CAL.3'-0"SET ROOTBALL FLUSH WITHFINISHED GRADEDO NOT PLACE MULCH INCONTACT WITH BASE OF TREEPRUNE ANY DEAD/DAMAGEDBRANCHING FROM TREE.MAINTAIN OVERALL APPEARANCE.USE HOSE GUARDS AROUNDTRUNK ON STAKING WIRE. TIEWIRE TO STEEL POSTS PLACEDOUTSIDE PLANT PIT..LEAVE STAKES IN PLACE NO MORETHAN 1 YEAR FROM INSTALLATION.CONTRACTOR RESPONSIBLE FORREMOVAL.4" DEPTH SHREDDED HARDWOODMULCHSCARIFY SIDES & BOTTOM OFPLANTING PITEVERGREEN TREE PLANTING (B&B)CUT SYNTHETIC CORDS AROUNDROOTBALL AND TRUNK -ENTIRELYREMOVE WIRE BASKETS FROM BALLSET ROOTBALL ON UNDISTURBEDSUBGRADE3'-0"DO NOT PLACE MULCH INCONTACT WITH BASE OF TREEDECIDUOUS SHRUB DETAILEVERGREEN SHRUB DETAILPLANTING ON SLOPESFIRMLY COMPACT SAUCER(USE TOPSOIL)ORIGINAL GROUND LINESUB-SOIL3" MULCHPLANTING PIT TWICETHE WIDTH OF ROOTBALL12SHRUB PLANTING (TYP)PLANTING SCHEDULEM:\LAND PROJECTS 2015\150593\DWG\L1 - LANDSCAPE.DWG4/8/2016 10:00:44 AM OPEN SPACE CALCULATIONS:TOTAL SITE AREA = 28,545 S.F.REQUIRED OPEN SPACE = 5,709 S.F. (20.0%)PROPOSED OPEN SPACE = 14,079 S.F. (49.3%)PROPOSED IMPERVIOUS = 14,466 S.F. (50.7%)
44109 SF0.09 AC1022102310181019102010211023102110221020101810196496 SF0.15 ACOUTLOT Z6762 SF0.16 ACOUTLOT Y85672 SF1.97 ACOUTLOT X10'
P.U.E.
15'
SURFAC
E
W
A
T
E
R
FLOWAG
E
E
A
S
E
M
E
N
T64870 SF0.11 AC54065 SF0.09 AC34210 SF0.10 AC24367 SF0.10 AC16924 SF0.16 ACPROP.TOWN HOMEPROP.TOWN HOMEPROP.TOWN HOMEPROP.TOWN HOMEPROP.TOWN HOMEPROP.TOWN HOMETEMP. ROCK CONSTRUCTIONENTRANCE (25'X50')SFSFSFSFSTAGING AREA15' PRIVATE STORMSEWER EASEMENT
1019101710161018101710161016101610141015101510161016101710171014101310191014
1016101610151015101410141016
1016101830' PRIVA
T
E
SANITAR
Y
S
E
W
E
R
EASEMEN
T30.27'SANITARY SEWEREASEMENT10'15'25' PRIVATE SANITARY SEWER EASEMENT1573SAWCUT & REMOVEEXIST. PAVING(PH 2)15991593158915831579TEMP. INLETPROTECTIONSILT FENCESILT FENCE26'OUT HOUSE LOCATIONSANITARY WASTE WILL BEDISPOSED OFF PER FEDERALAND LOCAL REGULATIONSTEMP. CONSTRUCTIONDUMPSTER LOCATION,DISPOSE OF WASTE PERFEDERAL AND LOCALREGULATIONSCONC.WASH-OUT BAGSFSFTEMP. INLETPROTECTION10' PUBLI
C
W
A
T
E
R
MAIN EAS
E
M
E
N
TSFSFSFSFSFSFSF
SF10' PUE40' PUEBK 2004, PG 128130' ACCESS EASEMENTBK 2004 PG 1281LOT 30.54 ACRESLOT 41.10 ACRESLOT 51.29 ACRES20' SANITARY SEWER EASEMENTBK 2004 PG 128145' STORM SEWER, SANITARYSEWER AND WATERMAIN EASEMENTBK2004 PG128110' WATEREASEMENTBK2004 PG 1281 40' ACCESS EASEMENTBK 2004 PG 1281SE GOLDEN HARVEST DRIVESE LEGACY POINTE BOULEVARDW12"W12"10' P.U.E.LOT 7LOT 8LOT 9LOT 10LOT CSE HOLIDAY CREST CIRCLEWW8"W8"W 8"W8"W8"W8"
W8"W8"W8"EX. ELEC.BOXEX. ELEC.BOXEX. ELEC.BOX(PUBLIC STREET)(PUBLIC STREET)SAN6"G2"G2"G2"G2"G2"G2"G2"G2"G2"G2"G2"G2"G2"G
4"
G
4"
G
4"
G
4"
G4"
G4"G 4"G 4"G 4"G 4"G 4"G 4"G 4"TO BE VACATEDTO BE VACATEDTO BE VACATED10' UNDREGOUNDELECTRIC EASEMENTBK 2004, PG 9191127.57'L=22.50'L=35.40'L=35.20'L=35.06'L=35.01'L=31.41'109.14'26.29'26.54'116.03'116.51'
118.58'
122.26'35.00'35.00'35.00'35.00'L=35.05'179.34'44.00'30.52'43.04'228.17'179.58'30.00'126.32'L=106.46'L=95.95'L=232.29'27.85'L=40.74'264.22'
L=111.34'L=5.82'50.59'65 OF 53501 104th Street
Des Moines, Iowa 50322-3825
Phone: (515)276-0467 Fax: (515)276-0217
"Planning Your Successful Development"
Bishop Engineering
Civil Engineering & Land Surveying Established 1959
LEGACY POINTE AT WAUKEE PLAT 7
WAUKEE, IOWA 150593PRELIMINARY- NOT FOR CONSTRUCTIONGRAPHIC SCALE0301530605614/9#6'421..76+1024'8'06+102.#0VICINITY MAPNOT TO SCALE1-800-292-8989www.iowaonecall.comUTILITY NOTE:THE LOCATION OF THE UTILITIES INDICATED ON THE PLANS ARE TAKEN FROMEXISTING PUBLIC RECORDS AND ARE APPROXIMATE LOCATIONS. THE EXACTLOCATIONS OF ALL UTILITIES MUST BE ASCERTAINED IN THE FIELD. IT SHALL BETHE DUTY OF THE CONTRACTOR TO DETERMINE WHETHER ANY ADDITIONALFACILITIES OTHER THAN THOSE SHOWN ON THE PLANS MAY BE PRESENT.EROSION CONTROL NOTES:1.SEE SUPPLEMENTAL DETAIL STORM WATER POLLUTION PLAN NARRATIVEFOR ALL EROSION CONTROL MEASURES, ADDITIONAL DETAILS AND NOTE.ADDITIONAL NOTES AND MEASURES IN NARRATIVE SHALL BE CONSIDEREDINCIDENTAL AND SHALL BE INCLUDED IN THE ORIGINAL BID.2.SWPPP PLAN AND NARRATIVE ARE CONSIDERED A LIVING DOCUMENT ANDWILL NEED PERIODIC UPDATES AND ADJUSTMENTS AS NECESSARYDEPENDING ON SITE CONDITIONS TO ASSURE COMPLIANCE WITH NPDESGENERAL PERMIT NO. 2. IT IS THE CONTRACTOR'S RESPONSIBILITY TOUPDATE THE SWPPP AND IMPLEMENT ANY AND ALL MEASURES NECESSARYTO COMPLY WITH SAID PERMIT NO. 2.3.INSTALL PERIMETER SILT FENCE AS SHOWN ON PLANS PRIOR TOCONSTRUCTION.4.INSTALL INTAKE PROTECTION WITH SILT FENCE IMMEDIATELY AFTER STORMSEWER CONSTRUCTION.5.INSTALL FINISHED PAVING INLET PROTECTION IMMEDIATELY AFTER PAVINGIS COMPLETED AROUND INTAKE.6.OTHER EROSION CONTROL TYPES MAY NOT BE SUBSTITUTED FOR SILTFENCE.7.CONTRACTOR SHALL BE RESPONSIBLE FOR SUPPLYING A CONCRETEWASHOUT IN ACCORDANCE WITH SUDAS DURING ALL CONCRETE WORK.8.CONTRACTOR SHALL BE RESPONSIBLE FOR SUPPLYING TEMPORARYRESTROOM FACILITIES. SANITARY WASTE SHALL BE DISPOSED OF PER ALLFEDERAL, STATE AND LOCAL REGULATIONS.9.CONTRACTOR SHALL BE RESPONSIBLE FOR ENSURING ALL TOPSOILREQUIREMENTS OF NPDES GENERAL PERMIT NO. 2 ARE MET.EROSION CONTROL REMOVAL NOTES:1.AFTER FINAL STABILIZATION HAS OCCURED, AS DEFINED IN NPDES GENERALPERMIT NO. 2, CONTRACTOR SHALL BE RESPONSIBLE FOR THE REMOVAL OFALL TEMPORARY EROSION CONTROL DEVICES INCLUDING, BUT NOT LIMITEDTO: SILT FENCE, INLET PROTECTION, AND TEMPORARY STANDPIPES.LEGEND: 120 EXISTING CONTOUR 120 PROPOSED CONTOUR SF SILT FENCE SAN SANITARY SEWER ST STORM SEWER W WATER LINE G GAS LINEU/E UNDERGROUND ELECTRICO/E OVERHEAD ELECTRICTELETELEPHONE LINEF/OFIBER OPTICCATVCABLE 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 RISERSIGNDSCOHYD
I
CVWWSOYADREEMEELECEJEPGMGVA/CTTELTTSFOF/OTVWWVNOT TO SCALESITE ENTRANCE DETAILTEMP. ROCK ENTRANCE(PLAN VIEW)(PROFILE VIEW)TEMP. ROCK ENTRANCE3" CLEANLIMESTONEPLACE ROCKON FABRICSTABILIZED ENTRANCE SHALL BE ATLEAST 50' LONG AND EXTEND TO THEPUBLIC ROADWAY.5'-0" MIN.GROUND LINEENGINEERING FABRICFLOW21' ABOVE GROUND LINEVARIABLE10' MAX.5' MAX.5' MAX.10' MAX.1' ABOVE GROUND LINESECURE TOP OF ENGINEERING FABRICENGINEERING FABRIC TO BE PLACEDTO BOTTOM OF TRENCH. 12ENGINEERINGFABRICGROUNDLINETRENCH BOTTOMTRENCH BOTTOM111LINEGROUND1MIN.4"EXCESS FABRICCOMPACTED BACKFILL12"
MIN.DETAIL OF SILT FENCE AT DITCH OR SWALEDETAIL OF SILT FENCE8' SPACINGTO TOP OF STEEL POST.SEE DETAIL OF ATTACHMENT TO POST.VERTICAL CUTWIRECORDCORDCORDWIREPOSTFABRICFABRICBACK VIEW OF FABRICBACK VIEWATTACHMENT TO POST34NOTES :3MAKE VERTICAL CUT IN TOP OF FABRIC.PULL OUT AND TWIST CORD.4LOOP CORD AROUND POST FORMING ALOOP. PULL WIRE THROUGH FOLD AREAOF FABRIC AND SECURE AROUND POST.'T' STEELFENCE POSTNORMALFORESLOPE2" RISEIN FENCE31"MIN.NORMAL BACKSLOPE31" MIN.6" TRENCH DEPTH FORNORMAL INSTALLATION(MIN.) 12" TRENCHDEPTH FOR DITCHINSTALLATIONNOT TO SCALE(SECTION VIEW)(PROFILE VIEW)SILT FENCE DETAILSNOT TO SCALEINLET5'-0"5'-0"'T' FENCE POST, 5' MIN.NOTES:1. SECURE TOP OF FABRIC TOPOSTS, USING CABLE TIES ORWIRE.2. FABRIC TO BE BURIED 12", ANDFOLDED ALONG BOTTOM.3. STEEL POSTS TO BE EMBEDDED28".(PLAN VIEW)DROP INLET BASKETPROTECTIONSILT FENCE FABRICIF APPLICABLEINLET PROTECTION DETAILNOT TO SCALENOTES:1. 1 C.Y. CONCRETE BAG SHALL BE REQUIRED AT ANYLOCATION WHERE CONCRETE IS USED.2. CONCRETE WASHOUT DUMPSTER W/ HEAVY DUTYLINER IS AN ACCEPTIBLE ALTERNATIVE(PLAN VIEW)1 C.Y. CONCRETEWASH-OUT BAG'T' FENCE POST5' MINCONCRETE WASH-OUT BAG DETAIL(PROFILE VIEW)1 C.Y. CONCRETEWASH-OUT BAGM:\LAND PROJECTS 2015\150593\DWG\PRELIMINARY PLAT.DWG4/8/2016 10:00:04 AM
PROPERTY DESCRIPTION:LOTS 3, 4, AND 5, LEGACY POINTE AT WAUKEE PLAT 1, AN OFFICIAL PLAT,ALL INCLUDED IN AND FORMING A PART OF THE CITY OF WAUKEE,DALLAS COUNTY, IOWA.SAID TRACT OF LAND CONTAINS 2.93 ACRES MORE OR LESS.SAID TRACT OF LAND BEING SUBJECT TO AND TOGETHER WITH ANY ANDALL EASEMENTS OF RECORD.ADDRESS:1595 SE GOLDEN HARVEST DR.WAUKEE, IA 50263OWNER:URBAN FAMILY INVESTMENT LLC4800 MILLS CIVIC PKWY.SUITE 205WEST DES MOINES, IA 50266SITE AREA:2.93 ACRESBENCHMARKS: OPERATING NUT ON HYDRANTELEV. 1017.51 OPERATING NUT ON HYDRANTELEV. 1018.96DISTURBED AREA = 0.9 ACRES (39,200 S.F.)STABILIZED ENTRANCE 25'X50'-6"DEEP 2" CLEAN CRUSHED ROCKDRIVE ON GEOTEXTILELEGEND:SFSFSF