Loading...
HomeMy WebLinkAbout2016-08-15-J09 LegacyPointeAtWaukeePlat8_PreliminaryPlat AGENDA ITEM: CITY OF WAUKEE, IOWA CITY COUNCIL MEETING COMMUNICATION MEETING DATE: August 15, 2016 AGENDA ITEM: Consideration of approval of a resolution approving a preliminary plat for Legacy Pointe at Waukee Plat 8 FORMAT: Resolution SYNOPSIS INCLUDING PRO & CON: Ewing Land Development & Services, LLC and CAJM Investments are requesting approval of a preliminary plat for approximately 4.75 acres of property that is generally located south of Hickman Road and north of SE Holiday Crest Circle. The proposed preliminary plat consists of a total of eleven lots ranging in size from 0.23 acres to 0.42 acres. The proposed lots would be used for bi-attached townhome development. Access to the development would be provided a new street, SE Silver Pointe Drive that will be accessible from SE Holiday Crest Circle. Utilities are also being extended to serve the plat. FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS: COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission reviewed this request on August 9, 2016 and recommended approval subject to remaining staff comments. Approval of a Preliminary Plat for Legacy Pointe at Waukee Plat 8 City planner Melissa De Boer introduced the request from the applicant Ewing land development and Services, LLC for a Preliminary Plat Approval for the subject property located at the northeast corner of SE Legacy Pointe Boulevard and SE Holiday Crest Circle, just east of the Recently Approved site for six townhome unites within the Legacy Pointe at Waukee Plat 7 and north of the existing Legacy Pointe Townhomes. Mrs. De Boer stated that the preliminary plat includes 11 townhomes residential lots ranging in size from 10000 square feet to 18000 square feet, remaining consistent with the existing Legacy Pointe Townhomes to the south. Out lot A will be used for detention and will be owned and maintained by a homeowners association while out lot B is going to be transferred to the owner of lot 23 of Legacy Pointe at Waukee Plat 1 as the patio that is attached to the existing house on lot 23 is over the property line. Mrs. De Boer explained that as part of the plat construction SE Silver Pointe Drive will be 25 feet in width, extended from SE Holiday Crest Circle, and will end in a cul-de-sac. A 5 foot wide sidewalk will be constructed on both sides of SE Silver Pointe Drive and on the east side of SE Legacy Pointe Boulevard. Mrs. De Boer also stated that public utilities will be extended to all lots with Storm water in this plat set to be detained in the proposed detention basin within out lot A. At this time staff is comfortable with the proposal and would recommend approval of the preliminary plat for Legacy Pointe at Waukee Plat 8 subject to remaining staff comments. Mrs. De Boer answered Commissioner Hoifeldt’s question that yes, the Homeowners Association for this plat would be different from the current Legacy Pointe Home Owners Association. Commissioner Hoifeldt questioned if there had been any deviations from the initial master plan for the Legacy Pointe Townhomes with the construction of this plat. Development Services Director, Brad Deets advised that the master plan had anticipated SE Silver pointe drive as being a looped street but with the proximity to the other streets, it was suggested to be altered to a cul-de-sac for traffic safety. Commissioner Schmidt asked if the anticipated townhomes would be in a duplex style and Mrs. De Boer advised that they would continue to follow the look of the existing townhomes in Legacy Pointe. Commissioner Nigro questioned about the shared road that divides Waukee and Clive and if the area would be developed as right now it is a two lane road that drops to one. Mr. Deets advised that the City would be responsible for working that out to negotiate between Waukee and Clive ownership. Richard Bengston from 1705 SE Holiday Crest Circle questioned of the out lot A maintenance would be a developers Homeowners Association and if the City would consider taking over the care of the pond as there has not been good maintenance on the ponds from the previous plats. Mr. Deets advised that there will be an association and there will be provisions within the requirements of the Association that would specify the maintenance of the pond in out lot A. Some of the earlier Association Provisions seem to have been incorrectly filed or recorded making the original developer still in charge of the out lot ponds, Mr. Deets advised that it is a problem that is in the process of being resolved. Evan Bartelt of 1715 SE Holiday Crest Circle advised that there is a swale that goes across the back of his property and a lot of water table issues are occurring because of that and asked if the developer would address that issue in the new plat. Erin Van Roekel advised that the applicants were installing sub drains to aid in carrying the water away from the existing and from the new townhomes. Mr. Bartelt then asked if the new town homes would be set 7 feet from his home as his patio falls 4 inches shy of his property line. Mrs. Van Roekel advised that the applicants have gone back and done some extensions so a small portion, out lot B, of the new development would be dedicated to address his particular issue. Mr. Bartelt asked if it could be staked out so that the current residents could see what would be proposed. Mrs. Van Roekel and Commissioner Hoifeldt advised that a visual aid could be provided, rather than staking out the area. Commissioner Schmidt moved to approve the preliminary plat for Legacy Pointe at Waukee Plat subject to any remaining staff comments and completion of legal documents, seconded by Commissioner Shanks. Ayes: Nigro, Streit, Hoifeldt, Shanks and Schmidt. Nays: none. Motion Carried. STAFF REVIEW AND COMMENT: At this time staff comments related to the preliminary plat have been addressed and staff would recommend approval. 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 8 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 8 on August 9, 2016, subject to remaining staff comments; AND, WHEREAS, the Preliminary Plat for Legacy Pointe at Waukee Plat 8 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 15th day of August, 2016, that the Preliminary Plat for Legacy Pointe at Waukee Plat 8 be approved subject to remaining staff comments. ____________________________ William F. Peard, Mayor Attest: ___________________________________ Rebecca D. Schuett, City Clerk ROLL CALL VOTE AYE NAY ABSENT ABSTAIN Anna Bergman 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 8 – Preliminary Plat DATE: August 9, 2016 GENERAL INFORMATION: Applicant: Ewing Land Development & Services, LLC Requested Action: Preliminary Plat Approval Location and Size: Property is generally located at the northeast corner of SE Legacy Pointe Boulevard and SE Holiday Crest Circle, containing 4.75 acres more or less. LAND USES AND ZONING: Location Existing Land Use Comprehensive Plan Current Zoning Property in Question Vacant - Undeveloped Neighborhood Residential R-3 (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 Vacant / Townhomes Neighborhood Residential C-1A (PD) / R-3 (PD) BACKGROUND: The subject property is located at the northeast corner of SE Legacy Pointe Boulevard and SE Holiday Crest Circle, just east of the recently approved site for the six townhome units within the Legacy Pointe at Waukee Plat 7 and north of the existing Legacy Pointe Townhomes. The applicant is requesting approval of a preliminary plat for 11 townhome lots. August 4, 2016 2 of 3 ABOVE: Aerial of proposed plat outlined in YELLOW in relation to surrounding properties. PROJECT DESCRIPTION: LOTS: The preliminary plat includes 11 townhome residential lots and 2 outlots. The proposed townhome lots will be consistent in size with the Legacy Pointe Townhomes that exist to the south of this site. The lots range in size from about 10,000 square feet to about 18,000 square feet. Outlot A will be used for detention and will be owned and maintained by a homeowner’s association. Outlot B is going to be transferred to the owner of Lot 23 of Legacy Pointe at Waukee Plat 1 as the patio that is attached to the existing house on lot 23 is over the property line. STREETS AND SIDEWALKS: As part of the plat construction, SE Silver Pointe Drive will be extended from SE Holiday Crest Circle which will end in a cul-de-sac. SE Silver Pointe Drive will be 25 feet in width. A 5 foot wide sidewalk along both sides of SE Silver Pointe Drive and on the east side of SE Legacy Pointe Boulevard will be constructed as part of this plat. UTILITIES: Public utilities will be extended to all lots. Storm water in this plat will be detained in the proposed detention basin within Outlot A. This will be owned and maintained by a homeowner’s association. August 4, 2016 3 of 3 STAFF RECOMMENDATION At this time staff is comfortable with the proposal and would recommend approval of the preliminary plat for Legacy Pointe at Waukee Plat 8 subject to remaining staff comments. CITY OF WAUKEE Melissa DeBoer, AICP Planner II Development Services Department 230 W. Hickman Road Waukee, IA 50263 Phone: (515) 978-9533 Fax: (515) 987-1845 1st Review: July 5, 2016 2nd Review: July 26, 2016 3rd Review: 4th Review: Garden and Associates, LTD. Attn: Erin Van Roekel 1701 3rd Ave. East Suite 1 P.O. Box 451 Oskaloosa, IA 52577 RE: Legacy Pointe at Waukee Plat 8 – Preliminary Plat and Construction Drawings Dear Ms. Van Roekel: Per your request, staff has reviewed the proposed preliminary plat and construction drawings for Legacy Pointe at Waukee Plat 8. The property is located at the northeast corner of SE Legacy Pointe Boulevard and SE Holiday Crest Circle. Based upon our review, staff has the following comments related to the preliminary plat and construction drawings: PRELIMINARY PLAT: 1. Provide a project manager and label on the plan. 2. Provide a vicinity map with surrounding streets labeled showing where this project is in relation to the surrounding area. This should be placed on the cover sheet. Engineers Response: 3. Please clarify what is being done with Outlot B (see note regarding it being tied to Lot 23 of Legacy Pointe at Waukee Plat 1. 4. Provide a note assigning the ownership and maintenance of the detention basin. 5. Label and show the dimension of the water main and sanitary sewer easement. 6. Leave water main on west side of SE Silverleaf Pointe Dr. 7. Move storm sewer to east side of SE Silverleaf Pointe Dr. 8. A geotechnical exploration report should be provided for review. Add a note to the plan set indicating the results to be provided to the City of Waukee Engineering Department and the plan set subject to any changes required by the report. A geotechnical exploration report will be required for this project. Please submit and provide note as indicated. Engineers Response: Project Name Project Engineer/Manager Project Type City Contact Legacy Pointe at Waukee Plat 8 Erin Van Roekel Preliminary Plat / Construction Drawings Melissa DeBoer 9. Hydrant coverage should be indicated (maximum 300’ hydrant spacing and 150’ radius). Revise to meet 300’ spacing requirement. Engineers Response: 10. Provide 2 feet of clearance between the sidewalk and the hydrant. Show this on the plan. 11. Provide IDNR Sanitary and Water Permit. Please note that these should be submitted well before any construction is planned to begin to allow adequate time for review. Construction will not be allowed to start until these have been received and reviewed. Engineers Response: 12. Label pavement widths and depths. 13. Provide a 10’ snow storage easement along the front of lots 3-5. 14. Please verify the radius for the cul-de-sac. Not all sheets have this labeled the same. 15. Verify that all existing easements have been indicated with recorded book and page numbers. In addition, verify that all proposed easements have been indicated. 16. Please illustrate how water is draining from each lot. In addition verify that no grading will be needed for drainage from existing lots 20-23 in Plat 1. 17. Provide an overland flowage easement for lots 8-10. 18. Indicate and illustrate 100 year elevations and overflow routes. Illustrate these elevations and routes on the plan. Engineers Response: 19. Show services to all lots. 20. Provide an easement for the construction of the outlet for Outlot A. 21. Staff questions what the plan is for a Home Owner’s Association for this plat. Has the developer thought about joining the current HOA or will a new one be created to establish responsibility of the maintenance of the detention basin and utilities? 22. Show the future 5’ sidewalks within this plat. 23. Under the “Dedications” title box, revise the first line to read “Lot A shall be dedicated to the City of Waukee”. Engineers Response: VEENSTRA AND KIMM COMMENTS 24. Show width of existing Legacy Pointe Boulevard and Silver Pointe Drive. 25. Show width of existing right-of-way of Silver Pointe Drive. 26. Show width of new Silver Pointe Drive. 27. Show sidewalk along Legacy Pointe Boulevard. 28. Show sizes of new sanitary and storm sewers. Show sizes of new storm sewers. Engineers Response: 29. Show 100-year flood elevation of detention basin. 30. Show hydrant locations. Adjust hydrant locations to meet minimum 300’ spacing requirement. Engineers Response: 31. Show size of water main easement. CONSTRUCTION DRAWINGS: COVER SHEET/GENERAL COMMENTS 32. Hydrant coverage sheet should be included in plan set (maximum 300’ hydrant spacing and 150’ radius). Revise to meet 300’ spacing requirement. Engineers Response: 33. Provide a street light layout plan with the next submittal. (Staff will determine mailbox pad location based on this layout.) Staff did not receive this plan with the most recent submittal. Engineers Response: 34. Revise to provide vicinity map on cover sheet. Engineers Response: SHEET A.02 | LEGEND, LOCATION MAP AND GENERAL NOTES 35. General Construction Note #1, reference the City of Waukee Engineering Department as well. 36. Add a note indicating any changes proposed to the plan set during construction shall receive written approval from the City of Waukee Engineering Department. The note should also indicate that the contractor is responsible for any changes made during construction that have not received written permission from City of Waukee Engineering Department. 37. Add a note to remove debris spilled into the ROW at the end of each work day and prior to a rain event. 38. Add a note regarding topsoil preservation that will be done to meet General Permit #2. We reference SUDAS Section 2010 for on-site topsoil as our minimum requirement and request that no numeric values be provided. 39. Provide a note to coordinate all tie-ins to existing utilities with the City of Waukee Public Works Department. 40. Provide a note stating that connections to existing sanitary manhole are to be core drilled and use a link seal. 41. Provide a note stating that the contractor is to set up a pre-construction meeting with City of Waukee Public Works one week prior to construction. 42. Please comply with the IDNR sewer and water main crossing requirements (see attached). Provide a note to demonstrate how these plans will comply with these requirements. 43. Add a note that all field tiles encountered shall be repaired and connected to storm sewers where possible and that locations shall be provided to the engineer for notation on as-builts. This can be included in note #16. 44. General Construction Note #19, include that all existing yards are to be sodded. Note #21, add “and watered until established” at the end. 45. Provide a note stating that all utilities are to be tested to City standards and the City shall witness all testing. 46. Provide a note stating all hydrants are to have Storz fittings. 47. Provide a note stating that construction staking, including all pedestrian facilities, are to be done by a licensed surveyor or engineer. 48. Provide a quantities tab. SHEET B.01 | TYPICAL SECTIONS & DETAILS 49. Services need to be sanitary, storm, water from left to right. 50. Include details of the following: services, hydrant, subdrain, and mailbox pad. Staff has attached these details. 51. Move subdrain to back of curb for installation. 52. The subdrain is to be smooth interior and no fabric (typical pavement section note). Engineers Response: 53. The sump collector can be used for one side of street subdrain. 54. Subgrade should be noted to be prepared in two 6” lifts on the Pavement Section detail. SHEET C.01 | PROJECT QUANTITIES 55. The Longitudinal subdrain/sump pump collector 8” needs to be perforated and subdrain (4”) is not needed in areas where these lines are installed. Engineers Response: SHEET D.01 | GRADING AND STORMWATER POLLUTION PREVENTION PLAN 56. Show percent grades across all lots (minimum allowed is 2%). Subdrain needs to be provided where the grade doesn’t meet the minimum 2%. Engineers Response: 57. Indicate and illustrate 100 year elevations of all detention and sump areas. Illustrate these elevations as well. Engineers Response: 58. Illustrate all overflow routes. Provide more arrows. Engineers Response: 59. Label MOE’s/MPE’s for all lots. 60. Illustrate how water from off-site properties will drain. Provide more arrows to better illustrate this. Engineers Response: 61. Show how drainage will work on lots 1-3. 62. Show elevations of existing townhome lot to the south. Please provide the elevations of these lots on the plan. Engineers Resposne: 63. Provide elevations and distance from property line for proposed overland flowage elevation in lots 8-10. 64. Show the overflow route and elevation for Outlot A. Provide erosion protection and a detail for grading this area. 65. Staff recommends installing silt fence across the entire north perimeter and around the southwest face of the basin. Silt fence should be provided along the southwest perimeter of the basin. Engineers Response: 66. Provide ultimate discharge locations and names of receiving waterbodies. 67. Provide quantities for erosion and sediment control measures proposed. 68. Provide proposed erosion control measures. 69. Install or bond for remainder of sidewalk to be installed along east side of SE Legacy Pointe Blvd. 70. Show future sidewalks along SE Silver Pointe Dr. 71. Provide proposed location for: a. Construction exit b. Topsoil stockpile c. Waste facilities – sanitary and construction debris d. Concrete washout that meets SUDAS 11,0060 e. Inlet protection devices (below grade required for public streets when paving completed). Provide method of inlet protection to be provided prior to paving. f. Silt fence may be needed along the south and west side of pavement until erosion control is established. SHEET D.02 | PLAN & PROFILE 72. Label all critical crossings with top and bottom of pipe elevations on all sheets of the plan set (in both plan and profile). 73. Show future sidewalks on the plan set. SHEET D.03 | PLAN & PROFILE 74. Staff questions how service to lot 11 will be installed under the existing pavement. Please address. 75. Tie-in to existing pavement should be an RD joint rather than an “RT joint”. Please revise note. 76. Move 8” sump collector to other side of the street. 77. Show type material. 78. Adjust all leaders as they seem to have been rearranged and are no longer pointing to the correct items on the plan. Engineers Response: 79. Indicate and label all critical crossings with top and bottom of pipe elevations. SHEET M.01 | STORM SEWER PLAN & PROFILE 80. Verify P-3 has a minimum of 2’ of cover or provide a steel mat over this section of pipe. Please show this on sheet M.01 as well. Engineers Response: 81. Provide the amount and dimensions for the proposed rip rap at the storm sewer outlets in Outlot A. 82. Show detail of orifice plate installation. 83. Show elevations of FES. 84. Provide ownership/maintenance information for Outlot A. 85. Show type of material for all storm sewer. 86. Add FES on the pipe inlet for Outlot A. 87. The sump collector line will need to have tracer wire installed with it since it is not in a straight line from structure to structure. Engineers Response: 88. The existing sanitary manhole that is being tied into (lots 4/5 lot line), will need to field verify and remove if found an existing main going east from the manhole (shown on GIS). Engineers Response: SHEET SW.01| SANITARY SEWER AND WATER MAIN PLAN & PROFILE 89. Show watermain in profile. 90. Show type of material for sanitary sewer. 91. Verify sanitary elevation of existing manhole. 92. Show water main in profile. 93. Show type of material for water main. 94. Move water main to other side of street for installation. 95. Meter pit for irrigation meter cannot be in ROW. 96. All fire hydrants are to have Storz connections. 97. Show sump service for lot 3. 98. The water main needs to be buried a minimum depth of 5 ½ feet. Please revise. Engineers Response: SHEET SW.02| SANITARY SEWER AND WATER MAIN PLAN & PROFILE 99. Group services to lot 11. 100. Provide ownership/maintenance information for Oulot B. 101. Please revise lot number labels to show all lot numbers on all sheets of plan set. VEENSTRA AND KIMM COMMENTS 102. Provide a geotechnical report. Add a note to the plan set indicating that the results of the report are to be provided to the City of Waukee Engineering Department and the plan set is subject to any changes required by the report. Engineers Response: 103. Sheet A0.1: Show project manager contact information. 104. Sheet A0.1: Provide a project quantities tabulation. 105. Sheet A0.2: Add a note stating the contractor is responsible to set up a preconstruction meeting with the City of Waukee Engineering Department at least 1 week prior to the beginning on construction. 106. Sheet A0.2: Add a note stating that all staking, including for pedestrian facilities, is to be done under the direction of a licensed engineer or surveyor. 107. Sheet A0.2: Add a note stating that the contractor is responsible to provide submittals of construction materials prior to construction. 108. Sheet A0.2: Add a note stating that the contractor is responsible for notifying the City of Waukee Engineering Department 48 hours prior to the beginning of construction and prior to any weekend or holiday work. 109. Sheet A0.2: Add a note stating that all changes proposed to the plans during construction shall be approved in writing by the City of Waukee Engineering Department and that the contractor is responsible for any changes made during construction that have not been granted approval in writing by the City of Waukee Engineering Department. 110. Sheet A0.2: Add a note stating that testing shall be completed meeting City of Waukee standards and shall be witnessed by the City of Waukee Engineering Department. 111. Sheet A0.2: Add a note stating that fire hydrants are to have Storz fittings. 112. Sheet A0.2: Add a note stating that all sanitary and storm sewer pipes shall be cleaned and televised prior to paving, that the City of Waukee Engineering Department shall witness all cleaning and televising, and that a hard copy of the report and video shall be provided to the City of Waukee Engineering Department. 113. Sheet B0.1: Revise Utility Service Installation detail to match City Standard Utility Service Locations detail. 114. Sheet B0.1: Show future sidewalk in Typical Pavement Section detail. 115. Sheet B.01: Add City Standard details for riser, curb details, flared end section footing detail, service connection, standard valve manhole, hydrant, thrust block details, sump pump drain lines, and subdrains. These details have been attached. 116. Sheet D.01: Show spot elevations at rear yard lot pins. 117. Sheet D.01: Show 100-year flood elevation at detention basin. 118. Sheet D.01: Show offsite flow information downstream from detention basin. 119. Sheet D.02, D.03, SW.01 and SW.02: Show sanitary, sump, and water services from left to right when facing lot. 120. Sheets D.02, D.03, SW.01 and SW.02: show critical crossings information including top and bottom of pipe elevations for all storm sewer, sanitary sewer and water main crossings. 121. Sheets D.03 and SW.02: Silver Pointe Drive label is upside down. 122. Sheet M.01: Pipe P-1 should be 18” instead of 15” in profile view. 123. Sheet M.01: Show 0.1’ of fall through storm sewer structures. 124. Sheets SW.01: Sanitary sewer easement should be widened to two times the sewer depth. 125. Sheets SW.01: Water main easement should be modified to match change in alignment on west end. 126. Sheets SW.01 and SW.02: Show water main in profile. 127. Sheets SW.01 and SW.02: Show hydrant radius. Adjust hydrant spacing if distance between hydrants is less than 300’. Adjust hydrant locations to meet minimum 300’ spacing requirement. Engineers Response: 128. Sheets SW.01 and SW.02: Show valves to meet 800’ spacing requirement. 129. Storm Water Computations: a. Provide map showing undetained area and pass thru area. b. Intakes in sump areas should be designed for 100-year storm event. c. Maximum release rate is 6.4 cfs in computations and 5.78 cfs in worksheets. Please revise to match. MISCELLANEOUS COMMENTS: 130. Provide a copy of the Construction Site SWPPP Review Checklist signed by the SWPP designer. Engineers Response: 131. Provide a copy of the SWPPP Prepared for obtaining General Permit #2 coverage. Engineers Response: 132. Provide a copy of the IDNR issued General Permit #2 authorization letter. Engineers Response: 133. Complete COSESCO application and submit with $200 fee for the COSESCO inspection. Engineers Response: 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: 134. Post Construction What practices considered for this site? a. Provide a site plan specific to the storm water management facilities of the property indicating the permanent measures utilized by the designer and requirements for maintenance of said facilities. b. A maintenance covenant will need to be created and provided for review (if different than the existing). c. As-built plans of all storm water management facilities on site and a certification statement signed by SWPPP designer indicating that facilities were constructed as designed will be required. d. 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. Engineers Response: 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 SE HOLIDAY CREST CIRCLE(60' R.O.W.)SE LEGACY P O I N T E B O U L E V A R D SE LEGACY P O I N T E B O U L E V A R D SE LEGACY P O I N T E B O U L E V A R D 8''W8''W8''W8''W8''W8''W8''W8''W8''WSE LEGACY P O I N T E B O U L E V A R D SE HOLIDAY CREST CIRCLE(60' R.O.W.)SE LEGACY P O I N T E B O U L E V A R D SE SILVER POINTE DRIVE 1 Inch = 40 ft.ENGINEERS & SURVEYORS 800.491.2524 Iowa Toll Free email@gardenassociates.net 1701 3rd Avenue East, Suite 1 P.O. Box 451 Oskaloosa, Iowa 52577 641.672.2526 Phone 641.672.2091 Fax 500 E. Taylor, Suite C Creston, Iowa 50801 641.782.4005 Phone 641.782.4118 FaxSHEET TITLEPROJECT NO.:SCALE:FIELD BOOK:DRAWN BY:APPROVED:REVISIONS:DATE:SHEET NO.:1 OF 2©COPYRIGHT 2016 GARDEN & ASSOCIATES, LTD.PRELIMINARYPLAT 1"=40' TRHSAC7016107LEGACY POINTE AT WAUKEE PLAT 8 WAUKEE, DALLAS COUNTY, IOWAJUNE 14, 201622232CATRONSCOTT A.DateI hereby certify that this land surveying document was prepared and therelated survey work was performed by me or under my direct personalsupervision and that I am a duly licensed Professional Land Surveyorunder the laws of the State of Iowa.Scott A. Catron, P.L.S.License number: 22232My license renewal date is December 31, 2017Pages or sheets covered by this seal:AWOIP R OFESSIONALLANDSURVEYORPRELIMINARY SE HOLIDAY CREST CIRCLE(60' R.O.W.)SE LEGACY P O I N T E B O U L E V A R D SE LEGACY P O I N T E B O U L E V A R D SE LEGACY P O I N T E B O U L E V A R D 8''W8''W8''W8''W8''W8''W8''W8''W8''WSE LEGACY P O I N T E B O U L E V A R D SE HOLIDAY CREST CIRCLE(60' R.O.W.)SE LEGACY P O I N T E B O U L E V A R D SE SILVER POINTE DRIVE 1 Inch = 40 ft.ENGINEERS & SURVEYORS 800.491.2524 Iowa Toll Free email@gardenassociates.net 1701 3rd Avenue East, Suite 1 P.O. Box 451 Oskaloosa, Iowa 52577 641.672.2526 Phone 641.672.2091 Fax 500 E. Taylor, Suite C Creston, Iowa 50801 641.782.4005 Phone 641.782.4118 FaxSHEET TITLEPROJECT NO.:SCALE:FIELD BOOK:DRAWN BY:APPROVED:REVISIONS:DATE:SHEET NO.:2 OF 2©COPYRIGHT 2016 GARDEN & ASSOCIATES, LTD.PRELIMINARYPLAT 1"=40' TRHSAC7016107LEGACY POINTE AT WAUKEE PLAT 8 WAUKEE, DALLAS COUNTY, IOWAJUNE 14, 20168080806LEGACY POINTEPLAT 8VICINITY MAPGENERAL ABBREVIATIONS LEGENDGENERAL SYMBOLS LEGEND