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Home My WebLink About2021-08-02-J05 Kettlestone Apartments_Site Plan AGENDA ITEM: CITY OF WAUKEE, IOWA CITY COUNCIL MEETING COMMUNICATION MEETING DATE: August 2, 2021 AGENDA ITEM: Consideration of approval of a resolution approving a site plan for Kettlestone Apartments (2595 SE Encompass Drive) FORMAT: Resolution SYNOPSIS INCLUDING PRO & CON: Downing Construction, Inc., requests approval of a site plan for a 17,640 square foot apartment building. The property is 2.28-acres in area and is located north of SE Encompass Drive and west of Grand Prairie Parkway. The proposed building will be four stories on the front and five stories in the rear. A total of 85 units are proposed within the building. Access to the site will be provided from SE Encompass Drive via a shared driveway with the adjacent office building. A total of 132 parking spaces are required. The site plan shows 140 parking spaces. The applicant has provided elevations for the proposed building on the site. The design and materials are consistent with the Kettlestone Design Guidelines. FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS: COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission reviewed this project at the July 27, 2021 Commission Meeting and recommended approval subject to remaining staff comments: Approval of a Site Plan for Kettlestone Apartments (2595 SE Encompass Drive) Planning Coordinator, Andy Kass, introduced the request submitted by the applicant, Downing Construction INC, for approval of a site plan related to a multi-family residential development. The subject property is generally located north of SE Encompass Drive and west of Grand Prairie Parkway, containing approximately 2.28 acres. The site plan identifies the construction of a 17,640 square foot apartment building approximately 49 feet high at it’s maximum peak. A total of 85 units, some of which are rental and some of which are intended of owner occupation, are identified in the building as well as trash and recycling facilities interior to the building. access to the property is provided off of SE Encompass drive and a sidewalk connection is identified to connect the site to the trail on Grand Prairie Parkway. A total of 140 parking spaces are provided on site, satisfying the parking requirements. Landscaping, open space, elevation, and lighting requirements have been met at this time. J5 Staff would recommend approval of the site plan for Kettlestone Apartments subject to any remaining staff comments.  Commissioner Broderick questioned the location of a transformer in a parking island. Mr. Kass advised that is one of the outstanding staff comments that the applicant is waiting for a final response from Mid-American Energy to rectify. Commissioner Streit moved to approve the Site plan for Kettlestone Apartments [2595 SE Encompass Drive], subject to remaining staff comments. Commissioner Ward seconded the motion. Ayes: Streit, Ward, Broderick, and Koshy. Nays: None. Motion Carries. STAFF REVIEW AND COMMENT: Staff recommends approval of the site plan subject to remaining staff comments. RECOMMENDATION: Approve the resolution subject to remaining staff comments. ATTACHMENTS: I. Proposed Resolution II. Staff Report III. Site Plan & Elevations PREPARED BY: Andy Kass, Planning Coordinator REVIEWED BY: THE CITY OF WAUKEE, IOWA RESOLUTION 2021- APPROVING THE SITE PLAN FOR KETTLESTONE APARTMENTS (2595 SE ENCOMPASS DRIVE) IN THE NAME AND BY THE AUTHORITY OF THE CITY OF WAUKEE, IOWA WHEREAS, the City of Waukee, Dallas County, State of Iowa, is a duly organized Municipal Organization; AND, WHEREAS, the City of Waukee Planning and Zoning Commission recommended approval of the Site Plan for Kettlestone Apartments, subject to remaining staff comments on July 27, 2021; AND, WHEREAS, the Site Plan for Kettlestone Apartments is in general conformance with §160 – Site and Building Development Standards Ordinance of the Waukee Municipal Code; AND, WHEREAS, the Site Plan for Kettlestone Apartments is in general conformance with §161 – Landscaping and Open Space Ordinance of the Waukee Municipal Code; AND, NOW THEREFORE BE IT RESOLVED by the City Council of the City of Waukee, Iowa on this 2nd day of August, 2021 that the Site Plan for Kettlestone Apartments is approved subject to remaining staff comments. ____________________________ Courtney Clarke, Mayor Attest: ___________________________________ Rebecca D. Schuett, City Clerk RESULTS OF VOTE: AYE NAY ABSENT ABSTAIN Anna Bergman Pierce R. Charles Bottenberg Chris Crone Larry R. Lyon Ben Sinclair PLANNING AND ZONING COMMISSION STAFF REPORT PROJECT: Kettlestone Apartment – Site Plan PREPARED BY: Andy Kass, AICP – Planning Coordinator REPORT DATE: July 23, 2021 MEETING DATE: July 27, 2021 GENERAL INFORMATION Applicant / Owner: Downing Construction, Inc. (applicant) 3JS (owner) Engineer: Ryan Anderson, P.E., with ISG Request: The applicant is requesting approval of a site plan for a multi-family residential development. Location and Size: Property is located north of SE Encompass Drive and west of Grand Prairie Parkway, containing approximately 2.28 acres. Property Address: 2595 SE Encompass Drive AREA MAP ABOVE: Aerial of subject property (outlined in BLUE) in relation to the surrounding area. July 23, 2021 2 of 3 LAND USES AND ZONING Location Existing Land Use Comprehensive Plan Current Zoning Property in Question Vacant – Undeveloped Business Park K-MF Stacked High (Kettlestone Multi-Family Stacked High) / PD-1 (Planned Development Overlay) North Pond / Kettlestone Greenbelt Park A-1 (Agricultural District) South Vacant – Undeveloped Community Commercial K-OF (Kettlestone Office) / PD-1 (Planned Development Overlay) East Holmes Murphy Business Park K-OF (Kettlestone Office) West Encompass Building Business Park / Community Commercial K-OF (Kettlestone Office) / PD-1 (Planned Development Overlay) HISTORY The proposed project is located within Kettleview Development. The Commission recently reviewed a rezoning request for the subject property to allow for a multi-family residential development. The City Council approved the rezoning request to allow for the multi-family development. The applicant has submitted the site plan for the project for consideration. PROJECT DESCRIPTION The site plan identifies the construction of a 17,640 square foot apartment building. The proposed building is four stories in the front and five stories in the rear stories with an overall maximum height of 49-feet. The total number of units within the building is 85 units. There are no exterior trash enclosures on the site. Trash and recycling facilities will be provided internal to the building for the tenants. Units within the building are intended to be rentals with some owner-occupied units. ACCESS AND PARKING Access to the property will be provided on the west side of the site off of SE Encompass Drive, a private street. This access is a shared drive with the office building to the west. An ingress/egress easement already exists to accommodate this. A sidewalk connection from the site to the trail on Grand Prairie Parkway has been shown on the east side of the site. A total of 132 parking spaces are required for the proposed use. The site plan indicates that 140 parking spaces are being provided on-site. Five of the parking spaces are being accommodated within garage spaces internal to the building. SIDEWALKS/TRAILS A sidewalk already exists along SE Encompass Drive. In addition, a 10-foot trail exists along Grand Prairie Parkway. The City of Waukee is in the process of completing the second phase of greenway improvements directly to the north of this site which will provide additional pedestrian movement throughout the area. July 23, 2021 3 of 3 UTILITIES Utilities were extended in previous phases of the Kettleview development to serve the site. Storm water detention will be provided in the regional detention basin located to the north of the subject property. The regional detention basin is owned and maintained by the City. LANDSCAPING & OPEN SPACE A minimum of 20% of the project area is required to be open space. The total amount of open space proposed is 25.3%. The plantings shown on the landscape plan meet the minimum requirements of the Landscape & Open Space Ordinance and the Kettlestone Design Guidelines. ELEVATIONS The proposed building includes brick, Nichiha siding, architectural metal panel, and hardboard siding. The proposed materials are consistent with the adjoining office development and comply with the desired materials within the Kettlestone Design Guidelines. PHOTOMETRIC PLAN The site plan includes a photometric plan for the proposed site lighting. A total of twelve (12) pole mounted lights are proposed for parking lot lighting. These proposed fixtures comply with the lighting requirements within the Kettlestone Design Guidelines. STAFF RECOMMENDATION Staff recommends approval of the site plan for Kettlestone Apartments subject to remaining staff comments. 24943 G1-GENERAL DATE REVISION SCHEDULE DESCRIPTION BY SHEET TITLE PROJECT NO. FILE NAME DESIGNED BY ORIGINAL ISSUE DATE DRAWN BY CLIENT PROJECT NO. REVIEWED BY N S W E LOCATION MAP 0 SCALE IN FEET 500 1000 2595 SE ENCOMPASS DRIVE LOT 2 OF THE SHOPS AT KETTLESTONE NORTH PLAT 7 LEGEND EXISTING CITY LIMITS ACCESS CONTROL SECTION LINE QUARTER SECTION LINE RIGHT OF WAY LINE PROPERTY / LOTLINE EASEMENT LINE CULVERT WATER EDGEW WET WETLAND BOUNDARY WETLAND / MARSH WATER FENCE LINEXXXX UT STORM SEWER SANITARY SEWER >SANITARY SEWER FORCEMAIN<II CONTOUR (MAJOR) I UNDERGROUND TELEPHONE OVERHEAD ELECTRICOE UNDERGROUND ELECTRICUE UNDERGROUND TVUTV GASG FBO UNDERGROUND FIBER OPTIC CONTOUR (MINOR) DECIDUOUS TREE CONIFEROUS TREE TREE LINE MANHOLE/STRUCTURE CATCH BASIN HYDRANT CURB STOP VALVE UTILITY PEDESTAL / CABINET POWER POLE 990 989 PROPOSED CULVERT STORM SEWER SANITARY SEWER >WATERII OVERHEAD ELECTRICOE UNDERGROUND ELECTRICUE UNDERGROUND TVUTV GASG CONTOUR CATCH BASIN HYDRANT VALVE EASEMENT RIGHT OF WAY>>>>>>>>STORM SEWER (PIPE WIDTH) 1015 LOT LINE SANITARY SEWER (PIPE WIDTH) OVERHEAD UTILITYOHL UNDERGROUND UTILITY UTL 1.ALL WORK SHALL CONFORM TO THE CONTRACT DOCUMENTS, WHICH INCLUDE, BUT ARE NOT LIMITED TO, THE OWNER - CONTRACTOR AGREEMENT, THE PROJECT MANUAL (WHICH INCLUDES GENERAL SUPPLEMENTARY CONDITIONS AND SPECIFICATIONS), DRAWINGS OF ALL DISCIPLINES AND ALL ADDENDA, MODIFICATIONS AND CLARIFICATIONS ISSUED BY THE ARCHITECT/ENGINEER. 2.CONTRACT DOCUMENTS SHALL BE ISSUED TO ALL SUBCONTRACTORS BY THE GENERAL CONTRACTOR IN COMPLETE SETS IN ORDER TO ACHIEVE THE FULL EXTENT AND COMPLETE COORDINATION OF ALL WORK. 3.WRITTEN DIMENSIONS TAKE PRECEDENCE OVER SCALED DIMENSIONS. NOTIFY ENGINEER OF ANY DISCREPANCIES OR CONDITIONS REQUIRING INFORMATION OR CLARIFICATION BEFORE PROCEEDING WITH THE WORK. 4.FIELD VERIFY ALL EXISTING CONDITIONS AND DIMENSIONS. NOTIFY ENGINEER OF ANY DISCREPANCIES OR CONDITIONS REQUIRING INFORMATION OR CLARIFICATION BEFORE PROCEEDING WITH THE WORK. 5.DETAILS SHOWN ARE INTENDED TO BE INDICATIVE OF THE PROFILES AND TYPE OF DETAILING REQUIRED THROUGHOUT THE WORK. DETAILS NOT SHOWN ARE SIMILAR IN CHARACTER TO DETAILS SHOWN. WHERE SPECIFIC DIMENSIONS, DETAILS OR DESIGN INTENT CANNOT BE DETERMINED, NOTIFY ENGINEER BEFORE PROCEEDING WITH THE WORK. 6.ALL MANUFACTURED ARTICLES, MATERIALS AND EQUIPMENT SHALL BE APPLIED, INSTALLED, CONNECTED, ERECTED, CLEANED AND CONDITIONED ACCORDING TO MANUFACTURERS' INSTRUCTIONS. IN CASE OF DISCREPANCIES BETWEEN MANUFACTURERS' INSTRUCTIONS AND THE CONTRACT DOCUMENTS, NOTIFY ENGINEER BEFORE PROCEEDING WITH THE WORK. 7.ALL DISSIMILAR METALS SHALL BE EFFECTIVELY ISOLATED FROM EACH OTHER TO AVOID GALVANIC CORROSION. 8.THE LOCATION AND TYPE OF ALL INPLACE UTILITIES SHOWN ON THE PLANS ARE FOR GENERAL INFORMATION ONLY AND ARE ACCURATE AND COMPLETE TO THE BEST OF THE KNOWLEDGE OF I & S GROUP, INC. (ISG). NO WARRANTY OR GUARANTEE IS IMPLIED. THE CONTRACTOR SHALL VERIFY THE SIZES, LOCATIONS AND ELEVATIONS OF ALL INPLACE UTILITIES PRIOR TO CONSTRUCTION. CONTRACTOR SHALL IMMEDIATELY NOTIFY ENGINEER OF ANY DISCREPANCIES OR VARIATIONS FROM PLAN. 9.THE CONTRACTOR IS TO CONTACT "IOWA ONE CALL" FOR UTILITY LOCATIONS, MINIMUM 2 BUSINESS DAYS PRIOR TO ANY EXCAVATION / CONSTRUCTION (1-800-292-8989). PROJECT GENERAL NOTES ALL CONSTRUCTION SHALL COMPLY WITH THE CITY OF WAUKEE STANDARD SPECIFICATIONS FOR PUBLIC IMPROVEMENTS AND WITH THE 2021 EDITION OF THE STATEWIDE URBAN DESIGN AND SPECIFICATIONS (SUDAS) FOR PUBLIC IMPROVEMENTS, UNLESS DIRECTED OTHERWISE. HORIZONTAL COORDINATES HAVE BEEN REFERENCED TO THE NORTH AMERICAN DATUM OF 1983 (NAD83), ZONE 8, ON THE IOWA REGIONAL COORDINATE SYSTEM, IN U.S. SURVEY FEET. ELEVATIONS HAVE BEEN REFERENCED TO THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD 88). RTK GPS METHODS WERE USED TO ESTABLISH HORIZONTAL AND VERTICAL COORDINATES FOR THIS PROJECT. THIS PROJECT'S TOPOGRAPHIC SURVEY CONSISTS OF DATA COLLECTED IN APRIL 2021 BY ISG. SPECIFICATIONS REFERENCE PROJECT DATUM TOPOGRAPHIC SURVEY ---- --/--/-- 21-24943 C0-10 SITE DATA ---- ---- C0-10 C0-10 SITE DATA TJB ARA DAJ CIVIL PLAN ABBREVIATIONS: AC ACRE ADA AMERICANS WITH DISABILITIES ACT ADD ADDENDUM AFF ABOVE FINISHED FLOOR AGG AGGREGATE APPROXAPPROXIMATE ARCH ARCHITECT, ARCHITECTURAL BFE BASEMENT FLOOR ELEVATION BIT BITUMINOUS CAD COMPUTER-AIDED DESIGN CB CATCH BASIN CFS CUBIC FEET PER SECOND CF CUBIC FOOT CI CAST IRON CIP CAST IRON PIPE CIPC CAST IN PLACE CONCRETE CJ CONTROL JOINT CL CENTERLINE CMP CORRUGATED METAL PIPE CO CLEANOUT CONC CONCRETE CONST CONSTRUCTION CONT CONTINUOUS CY CUBIC YARD C&G CURB AND GUTTER DEMO DEMOLITION DIA DIAMETER DIM DIMENSION DS DOWNSPOUT EA EACH ELEC ELECTRICAL ELEV ELEVATION EOF EMERGENCY OVERFLOW EQ EQUAL EX EXISTING FDC FIRE DEPARTMENT CONNECTION FDN FOUNDATION FFE FINISHED FLOOR ELEVATION FPM FEET PER MINUTE FPS FEET PER SECOND FT FOOT, FEET FTG FOOTING GA GAUGE GAL GALLON GALV GALVANIZED GC GENERAL CONTRACTOR GFE GARAGE FLOOR ELEVATION GL GUTTER LINE GPM GALLONS PER MINUTE GV GATE VALVE HDPE HIGH DENSITY POLYETHYLENE HD HEAVY DUTY HH HANDHOLE HORIZ HORIZONTAL HR HOUR HWL HIGH WATER LEVEL HWY HIGHWAY HYD HYDRANT I INVERT ID INSIDE DIAMETER IN INCH INV INVERT IP IRON PIPE IPS IRON PIPE SIZE J-BOX JUNCTION BOX JT JOINT LF LINEAR FEET LIN LINEAR LPS LOW PRESSURE STEAM LS LUMP SUM LSO LOWEST STRUCTURAL OPENING MAX MAXIMUM MB MAIL BOX MECH MECHANICAL MH MANHOLE MIN MINIMUM MISC MISCELLANEOUS NO NUMBER NTS NOT TO SCALE NWL NORMAL WATER LEVEL OC ON CENTER OCEW ON CENTER EACH WAY OH OVERHEAD OHD OVERHEAD DOOR OZ OUNCE PED PEDESTAL, PEDESTRIAN PERF PERFORATED PL PROPERTY LINE PP POLYPROPYLENE PSI POUNDS PER SQUARE INCH PVC POLYVINYL CHLORIDE PVMT PAVEMENT QTY QUANTITY RAD RADIUS RCP REINFORCED CONCRETE PIPE RD ROOF DRAIN REBAR REINFORCING BAR REM REMOVE ROW RIGHT OF WAY R/W RIGHT OF WAY SAN SANITARY SCH SCHEDULE SF SQUARE FOOT SPEC SPECIFICATION SQ SQUARE STA STATION SY SQUARE YARD T/C TOP OF CURB TEL TELEPHONE TEMP TEMPORARY THRU THROUGH TNFH TOP NUT OF FIRE HYDRANT TRANS TRANSFORMER TV TELEVISION T/W TOP OF WALL TYP TYPICAL UT UTILITY, UNDERGROUND TELEPHONE VCP VITRIFIED CLAY PIPE W/O WITHOUT W/WITH YD YARD YR YEAR MANHOLE (STORM, SANITARY) KETTLESTONE APARTMENTS PROJECT WITHOUT PRIOR WRITTEN CONSENT. INC. AND MAY NOT BE USED, COPIED OR DUPLICATED THIS DOCUMENT IS THE PROPERTY OF I & S GROUP, DATE ISSUED SCHEDULE DESCRIPTION BY 05/25/21 1ST CITY SUBMITTAL ARA WAUKEE IOWA PRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY NOT FOR CONSTRUCTIONB.M. ELEVATION=1037.53 TOP NUT OF FIRE HYDRANT ON NORTH SIDE OF SE ENCOMPASS DRIVE, 225' NORTHWEST OF GRAND PRAIRIE PARKWAY 06/09/21 2ND CITY SUBMITTAL ARA 06/22/21 3RD CITY SUBMITTAL ARA 07/07/21 4TH CITY SUBMITTAL ARA 07/22/21 5TH CITY SUBMITTAL ARA PRINTED SIGNATURE SIGNATURE SIGNATURE DATE REGISTRATION EXPIRES SEAL TSIGEWE L A NOISSEFORP RDERIO A NREENIGEI HEREBY CERTIFY THAT THIS ENGINEERING DOCUMENT WAS PREPARED BY ME OR UNDER MY DIRECT PERSONAL SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF IOWA. SHEETS COVERED BY THIS SEAL DEREK A. JOHNSON 20894 DEREK A. JOHNSON 12/31/2021 C0-10 - C6-10 CITY OF WAUKEE, IA GRAND PRAIRIE PARKWAYASHWORTH ROAD SE TALLGRASS LANE SE WESTOWN PK W Y SE LA GRANT PKWYSE ES K E R R I D G E D R I V E PROJECT LOCATION SE E N C O M P A S S D R I V E SE TALLGRASS L A N E CIVIL SHEET INDEX C0-10 SITE DATA C0-20 CONSTRUCTION NOTES C0-30 SITE DETAILS C0-31 SITE DETAILS C0-32 SITE DETAILS C1-10 EROSION & SEDIMENT CONTROL PLAN NOTES C1-20 EROSION & SEDIMENT CONTROL PLAN DETAILS C1-30 TEMPORARY EROSION & SEDIMENT CONTROL PLAN C2-10 EXISTING SITE & REMOVAL PLAN C3-10 PROPOSED SITE PLAN C3-20 PROPOSED SITE UTILITY PLAN C3-21 HYDRANT COVERAGE PLAN C4-10 OVERALL GRADING PLAN C4-20 DETAILED GRADING PLAN C5-10 SITE RESTORATION & PLANTING PLAN C5-11 PLANTING SCHEDULE C5-20 PLANTING NOTES & DETAILS C6-10 PHOTOMETRICS PLAN PROJECT MANAGER: ISG - RYAN ANDERSON 7900 INTERNATIONAL DRIVE, SUITE 550 MINNEAPOLIS, MN 55425 PHONE: 952-426-0699 PROPERTY OWNERS: 3JS 1690 RED BALL ROAD NORA SPRINGS, IA 50458 APPLICANT: DOWNING CONSTRUCTION, INC JOSH RABE 509 EAST SCENIC VALLEY AVENUE INDIANOLA, IA 50125 PHONE: 515-961-5386 CONSTRUCTION SCHEDULE: SUMMER 2021 - START OF CONSTRUCTION FALL 2021 - SITE STABILIZATION FALL 2022 - CONSTRUCTION COMPLETION SITE SUMMARY ZONING:K-MF/PD-1 SITE/LOT AREA:99,285 SQ. FT / 2.28 AC. IMPERVIOUS AREA:74,174 SQ. FT / 1.70 AC. GREENSPACE PROVIDED:25,111 SQ. FT / 0.58 AC. (25.3%, REQUIRED 15%) FLOOR AREA RATIO:0.13 BIKE PARKING:5 RACKS UNITS:85 SQUARE FOOTAGE:17,640 SQ. FT. EMPLOYEES N/A BUILDING HEIGHT:49' - 6 1 2 " CONSTRUCTION TYPE:V-A PARKING REQUIREMENTS (PER CITY CODE) TYPE UNIT / AREA STALLS REQUIRED STALLS PROVIDED MF VERTICAL 1 SPACE PER BEDROOM 114 140 MF VERTICAL 1 VISITOR SPACE PER 5 UNITS 18 TOTAL:132 140* SETBACKS PARKING BUILDING FRONT YARD 10 FT.0 FT. SIDE YARD 10 FT.0 FT. REAR YARD 10 FT.0 FT. * 5 OF THESE STALLS ARE GARAGE SPACES INSIDE THE BUILDING AND CALLED OUT ON THE SITE PLANSE PARKVIEW CROSSING DRSE WILLOWBROOK DRSE RIVERBIRCH DRSE FLORENCE DRSE MAXWELL DRSE WILDFLOWER DR SE BLUESTEM DRIVESE RED FERN DRIVE SE CLOVER COURT SE PIEDMONT CIRCLE SE RED FERN DRIVE SE KETTLESTONE LANE 1.ALL WORK SHALL BE IN ACCORDANCE WITH OSHA CODES AND STANDARDS. NOTHING INDICATED ON THE DRAWINGS SHALL RELIEVE THE CONTRACTOR FROM COMPLYING WITH ANY APPROPRIATE SAFETY REGULATIONS. 2.ALL WORK SHALL CONFORM TO THE CONTRACT DOCUMENTS. WHICH INCLUDE, BUT ARE NOT LIMITED TO, THE OWNER - CONTRACTOR AGREEMENT, THE PROJECT MANUAL (WHICH INCLUDES GENERAL SUPPLEMENTARY CONDITIONS AND SPECIFICATIONS), DRAWINGS OF ALL DISCIPLINES AND ALL ADDENDA, MODIFICATIONS AND CLARIFICATIONS ISSUED BY THE ARCHITECT / ENGINEER. 3.CONTRACT DOCUMENTS SHALL BE ISSUED TO ALL SUBCONTRACTORS BY THE GENERAL CONTRACTOR IN COMPLETE SETS IN ORDER TO ACHIEVE THE FULL EXTENT AND COMPLETE COORDINATION OF ALL WORK. 4.ALL PROPERTY PINS SHALL BE PROTECTED FROM GRADING OR OTHER OPERATIONS. ANY PINS DISTURBED SHALL BE RESET AT THE CONTRACTOR'S EXPANSE. 5.THE WAUKEE STANDARD SPECIFICATIONS FOR PUBLIC IMPROVEMENTS AND CURRENT EDITION OF THE STATEWIDE URBAN DESIGN AND SPECIFICATIONS (SUDAS) SHALL APPLY TO CONSTRUCTION WORK ON THE PROJECT. A FULL IOWA SUDAS SPECIFICATIONS MANUAL CAN BE FOUND ONLINE FOR FREE AT WWW.IOWASUDAS.COM. 6.WRITTEN DIMENSIONS TAKE PRECEDENCE OVER SCALED DIMENSIONS. NOTIFY ARCHITECT / ENGINEER OF ANY DISCREPANCIES OR CONDITIONS REQUIRING INFORMATION OR CLARIFICATION BEFORE PROCEEDING WITH THE WORK. 7.THE WORK TO BE ACCOMPLISHED FOR THE CONSTRUCTION OF THIS PROJECT WILL OCCUR ON OWNER'S PROPERTY. THE CONTRACTOR SHOULD CONFINE OPERATIONS, PEOPLE, AND EQUIPMENT TO THE OWNER'S PROPERTY. 8.IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO PROVIDE WASTE AREAS OR DISPOSAL SITES FOR EXCESS MATERIALS NOT TO BE INCORPORATED IN THE WORK INVOLVED IN THE PROJECT (UNSUITABLE EXCAVATION, WASTE PIPE, ETC.). 9.PUBLIC UTILITY FIXTURES ARE EXISTING WITHIN THE CONSTRUCTION AREA. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO NOTIFY THE OWNERS OF THESE UTILITIES PRIOR TO THE BEGINNING OF ANY CONSTRUCTION. THE CONTRACTOR SHALL AFFORD ACCESS TO THESE FACILITIES FOR ANY NECESSARY MODIFICATION OF SERVICES. NO ADDITIONAL COMPENSATION WILL BE ALLOWED TO THE CONTRACTOR FOR ANY INTERFERENCE OR DELAY CAUSED BY SUCH WORK. 10.CONTRACTOR SHALL BE RESPONSIBLE FOR GRADING AND PREPARING AREAS DISTURBED BY CONTRACTOR'S OPERATIONS FOR SEEDING. ALL DEBRIS GREATER THAN GOLF BALL SIZE SHALL BE REMOVED AND AREA SHALL BE RAKED SMOOTH. CONTRACTOR SHALL NOT DISTURB AREAS OUTSIDE OF THE OWNER'S PROPERTY DURING OPERATIONS AND SHALL MAKE A REASONABLE EFFORT TO NOT DISTURB AREAS GREATER THEN NECESSARY DURING CONSTRUCTION. AREAS OF NONGERMINATION WILL BE RESEEDED AND REFERTILIZED BY THE CONTRACTOR. COST IS TO BE CONSIDERED INCIDENTAL. 11.IT WILL BE THE CONTRACTOR'S RESPONSIBILITY TO SECURE ALL NECESSARY TRAFFIC CONTROL SIGNS, DEVICES, ETC., AND TO PLACE, MAINTAIN, AND REMOVE SAME AS CONSTRUCTION COMMENCES AND IS COMPLETED IN ACCORDANCE WITH THE CURRENT EDITION OF THE IOWA MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES FOR STREETS & HIGHWAYS. FAILURE TO COMPLY WITH THIS PORTION OF THE SPECIFICATIONS WILL RESULT IN SUSPENSION OF WORK UNTIL. THE SITUATION IS CORRECTED. A REDUCTION IN THE LUMP SUM TO BE PAID WILL BE MADE FOR EXCESSIVE NONCOMPLIANCE WITH REQUIRED TRAFFIC CONTROL. NO WORK SHALL COMMENCE IN ANY GIVEN AREA UNTIL ALL APPROPRIATE TRAFFIC CONTROL IS IN PLACE. 12.THE CONTRACTOR SHALL NOT DISTURB GRASSED AREAS AND TREES OUTSIDE THE CONSTRUCTION LIMITS. TREES AND BUSHES SHALL BE RETAINED AS POSSIBLE. THE CONTRACTOR WILL NOT BE PERMITTED TO PARK SERVICE VEHICLES AND EQUIPMENT OR USE THESE AREAS FOR STORAGE OF MATERIALS. STORAGE, PARKING AND SERVICE AREA(S) WILL BE SUBJECT TO APPROVAL OF THE ENGINEER. 13.ALL EXISTING TREES AND BUSHES SHALL BE MAINTAINED AND PROTECTED UNLESS NOTED OTHERWISE. AREAS OF HAND FORMING MAY BE REQUIRED TO PROTECT TRESS. 14.THE CONSTRUCTION OPERATIONS ARE TO TAKE PLACE IN A RESIDENTIAL AREA. THE CONTRACTOR'S ATTENTION IS DIRECTED TO THE REQUIREMENTS INCLUDED IN THE SPECIFICATIONS IN REGARD TO POSITIVE DUST CONTROL DURING ALL OPERATIONS TO INCLUDE REMOVAL, CLEAN UP, ETC. 15.CONTRACTOR SHALL PROVIDE BARRICADES AND SIGNS IDENTIFYING VEHICLES AND OBSTACLES IN THE DRIVEN ROADWAYS. 16.FIELD VERIFY ALL EXISTING CONDITIONS AND DIMENSIONS, NOTIFY ARCHITECT / ENGINEER OF ANY DISCREPANCIES OR CONDITIONS REQUIRED INFORMATION OR CLARIFICATION BEFORE PROCEEDING WITH THE WORK. 17.EXISTING STORM SEWERS, SANITARY SEWERS, AND WATER MAINS ARE LOCATED BASED ON CITY RECORDS AND ACTUAL LOCATIONS MAY VARY GREATLY FROM THAT SHOWN. THE LOCATIONS AND TYPE OF ALL INPLACE UTILITIES SHOWN ON THE PLANS ARE FOR GENERAL INFORMATION ONLY AND ARE ACCURATE AND COMPLETE TO THE BEST OF THE KNOWLEDGE OF ISG. NO WARRANTY OR GUARANTEE IS IMPLIED. THE CONTRACTOR SHALL VERIFY THE SIZES, LOCATIONS, AND ELEVATIONS OF ALL INPLACE UTILITIES PRIOR TO CONSTRUCTION. CONTRACTOR SHALL IMMEDIATELY NOTIFY ENGINEER OF ANY DISCREPANCIES OR VARIATIONS FROM PLAN. 18.CONTRACTOR SHALL REPLACE AND REPAIR ALL EXISTING STORM SEWERS THAT ARE ENCOUNTERED DURING CONSTRUCTION IN ACCORDANCE WITH THE SPECIFICATION. CONTRACTOR SHALL USE 2000D RCP WITH FLEXIBLE O-RING GASKET JOINTS, PLACE PIPES SO JOINTS ARE NOT DIRECTLY OVER WATER MAIN, AND RECONNECT TO EXISTING STORM SEWER WITH REINFORCED FERNCO COUPLING. 19.PROPOSED WATER DISTRIBUTION LINE SHALL BE INSTALLED WITH A MINIMUM OF FIVE AND ONE-HALF (5.5') OF COVER. IN LOCATIONS WITH A SEPARATION DISTANCE OF LESS THAN TEN FEET (10') FROM SANITARY SEWER OR STORM SEWER, THE SANITARY SEWER OR STORM SEWER SHALL BE INSTALLED EIGHTEEN INCHES (18") BELOW THE BOTTOM OF THE WATER MAIN AND SHALL BE PLACED IN A SEPARATE TRENCH AT A MINIMUM HORIZONTAL SEPARATION OF THREE FEET PER SUDAS SPECIFICATIONS. 20.AT ALL SANITARY SEWER AND WATER MAIN CROSSOVER, MAINTAIN A MINIMUM OF 18" SEPARATION BETWEEN BOTTOM OF WATER MAIN AND TOP OF SEWER. PLACE ONE FULL LENGTH OF WATER PIPE, LOCATED SO BOTH JOINTS ARE AS FAR AS POSSIBLE FROM SEWER. USE LOW PERMEABILITY SOIL FOR BACKFILL WITHIN 10' OF CROSSOVER. 21.THRUST BLOCKS SHALL BE POURED CONCRETE, INSTALLED BEHIND ALL BENDS, TEES AND DEAD ENDS IN ACCORDANCE WITH SPECIFICATIONS. 22.GRANULAR BEDDING IS REQUIRED FOR ANY TYPE OF PIPE USED AND SHALL BE AS SPECIFIED. 23.A NEAT VERTICAL EDGE WILL BE REQUIRED FOR ALL JOINTS BETWEEN THE NEW PAVEMENT SURFACE AND EXISTING PAVING AS SHOWN IN THE PLANS. SAW CUTTING OR OTHER TECHNIQUES MAY BE USED TO PROVIDE THIS EDGE. COST OF THE SAW CUT IS TO BE CONSIDERED INCIDENTAL. ADDITIONAL REMOVAL AND REPLACEMENT DUE TO THE CONTRACTOR'S OPERATION WILL BE MEASURED SEPARATELY BUT WILL BE THE CONTRACTOR'S RESPONSIBILITY. 24.ANY DEWATERING NECESSARY FOR CONSTRUCTION SHALL BE CONSIDERED INCIDENTAL TO INDIVIDUAL CONSTRUCTION ITEM. PLEASE REFER TO SUBSURFACE EXPLORATION REPORT FOR ANTICIPATED SITE CONDITIONS. REPORT IS FOR INFORMATIONAL PURPOSES ONLY AND DOES NOT GUARANTEE CONDITIONS TO BE EXPERIENCED. 25.THE CONTRACTOR SHALL INSPECT AND VERIFY SOIL CONDITIONS AS NECESSARY IN ORDER TO DETERMINE THE TYPE OF CONSTRUCTION TO EMPLOY. NATURAL AND/OR MANMADE OBSTRUCTIONS MAY BE ENCOUNTERED IN THE SOIL. THESE CONTRACT DOCUMENTS DO NOT WARRANT THE NATURE OR CONDITIONS OF THE SOILS, AND DO NOT WARRANT THAT NATURAL OR MANMADE OBSTRUCTIONS WILL NOT BE ENCOUNTERED, NOR GUARANTEE THE EXTENT TO WHICH ROCKS, BOULDERS, OR OTHER OBSTRUCTIONS, REGARDLESS OF SIZE, MAY BE ENCOUNTERED DURING BORING OPERATIONS. THE CONTRACTOR SHALL NOT BE ENTITLED TO ADDITIONAL COMPENSATION FOR ANY NATURAL OR MANMADE OBSTRUCTIONS ENCOUNTERED DURING TRENCHLESS CONSTRUCTION. 26.DETAILS SHOWN ARE INTENDED TO BE INDICATIVE OF THE PROFILES AND TYPE OF DETAILING REQUIRED THROUGHOUT THE WORK. DETAILS NOT SHOWN ARE SIMILAR IN CHARACTER TO DETAILS SHOWN. WHERE SPECIFIC DIMENSIONS, DETAILS, OR DESIGN INTENT CANNOT BE DETERMINED, NOTIFY ARCHITECT / ENGINEER BEFORE PROCEEDING WITH THE WORK. 27.ALL MANUFACTURED ARTICLES, MATERIALS AND EQUIPMENT SHALL BE APPLIED, INSTALLED, CONNECTED, ERECTED, CLEANED, AND CONDITIONED ACCORDING TO MANUFACTURERS' INSTRUCTIONS. IN CASE OF DISCREPANCIES BETWEEN MANUFACTURERS' INSTRUCTIONS AND THE CONTRACT DOCUMENTS, NOTIFY ARCHITECT / ENGINEER BEFORE PROCEEDING WITH THE WORK. 28.ALL DISSIMILAR METALS SHALL BE EFFECTIVELY ISOLATED FROM EACH OTHER TO AVOID GALVANIC CORROSION. 29.THE LOCATION AND TYPE OF ALL INPLACE UTILITIES SHOWN ON THE PLANS ARE ACCURATE AND COMPLETE TO THE BEST OF THE KNOWLEDGE OF ISG. NO WARRANTY OR GUARANTEE IS IMPLIED. THE CONTRACTOR SHALL VERIFY THE SIZES, LOCATIONS AND ELEVATIONS OF ALL INPLACE UTILITIES PRIOR TO CONSTRUCTION. CONTRACTOR SHALL IMMEDIATELY NOTIFY ENGINEER OF ANY DISCREPANCIES OF VARIATIONS FROM PLAN. 30.THIS SITE WILL HAVE SAWCUTTING AND/OR CONCRETE GRINDING, SO PROTECTION OF STORM SEWERS AND DRAINAGE WAYS WILL NEED TO BE PROTECTED FROM SLURRY FROM THE CONCRETE OPERATION TO DISCHARGE OFFSITE. 31.THE CONTRACTOR IS TO CONTACT "IOWA ONE CALL" FOR UTILITY LOCATIONS, 48 HOURS PRIOR TO EXCAVATION / CONSTRUCTIONS (1-800-292-8989). 32.ANY PROPOSED CHANGES TO THE PLAN SET SHALL BE APPROVED IN WRITING BY THE CITY OF WAUKEE DEVELOPMENT SERVICES DEPARTMENT. 33.THE CONTRACTOR IS RESPONSIBLE FOR ANY CHANGES MADE DURING CONSTRUCTION THAT HAVE NOT BEEN GRANTED APPROVAL IN WRITING BY THE CITY OF WAUKEE DEVELOPMENT SERVICES DEPARTMENT. 34.ALL FIRE HYDRANTS ARE TO HAVE 5" STORZ FITTINGS. 35.ALL UTILITIES ARE TO BE CONSTRUCTED TO THE CITY OF WAUKEE STANDARDS. 36.ALL UTILITIES ARE TO BE TESTED TO CITY OF WAUKEE STANDARDS, AND THE CITY IS TO WITNESS ALL TESTING. 37.COORDINATE ALL TIE-INS TO EXISTING UTILITIES WITH CITY OF WAUKEE PUBLIC WORKS DEPARTMENT. 38.APPROVED FIRE APPARATUS ACCESS ROADS SHALL BE PROVIDED AS SOON AS CONSTRUCTION COMMENCES. THE FIRE APPARATUS ROAD SHALL COMPLY WITH THE REQUIREMENTS OF SECTION 503.2 AND SHALL EXTEND TO WITHIN 100-FEET OF THE EXTERIOR WALLS OF THE BUILDING AS MEASURED BY AN APPROVED ROUTE AROUND THE EXTERIOR OF THE BUILDING. CONSTRUCTION NOTES 24943 G1-GENERAL DATE REVISION SCHEDULE DESCRIPTION BY SHEET TITLE PROJECT NO. FILE NAME DESIGNED BY ORIGINAL ISSUE DATE DRAWN BY CLIENT PROJECT NO. REVIEWED BY C0-20 ---- --/--/-- 21-24943 C0-20 CONSTRUCTION NOTES ---- ---- C0-20 CONSTRUCTION NOTES TJB ARA DAJ KETTLESTONE APARTMENTS PROJECT WITHOUT PRIOR WRITTEN CONSENT. INC. AND MAY NOT BE USED, COPIED OR DUPLICATED THIS DOCUMENT IS THE PROPERTY OF I & S GROUP, DATE ISSUED SCHEDULE DESCRIPTION BY 05/25/21 1ST CITY SUBMITTAL ARA WAUKEE IOWA PRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY NOT FOR CONSTRUCTIONB.M. ELEVATION=1037.53 TOP NUT OF FIRE HYDRANT ON NORTH SIDE OF SE ENCOMPASS DRIVE, 225' NORTHWEST OF GRAND PRAIRIE PARKWAY 06/09/21 2ND CITY SUBMITTAL ARA 06/22/21 3RD CITY SUBMITTAL ARA 07/07/21 4TH CITY SUBMITTAL ARA 07/22/21 5TH CITY SUBMITTAL ARA GRADE DROP LID TOP BOTTOM EXTENSION BASE CAP TO BE SET 12" BELOW GRADE. BOX TO BE SET WITH 12" OF ADJUSTMENT. RESILIANT WEDGE VALVE CONFORMING TO AWWA C-509-80 STANDARDS GATE VALVE, BOX SCREW TYPE THREE PIECE, 514" SHAFT SIZE G BOX, 7'6" EXTENDED, #6 STANDARD BASE GATE VALVE ADAPTOR ALL GATE VALVES SHALL BE IN ACCORDANCE WITH CITY OF STANDARDS GATE VALVE ADAPTER 1-1/2" WASHED ROCK (INCIDENTAL) MEGALUG CONC BLOCKING WATERMAIN PIPE BEDDING (SEE DETAIL) NOTES: INSTALL TOP NUT EXTENDER TO 7' DEPTH ON ALL VALVES WITH OVER-DEPTH TYPICAL GATE VALVE & BOX INSTALLATION NTS WM200 WAUKEE 24943 C0-DETAILS DATE REVISION SCHEDULE DESCRIPTION BY SHEET TITLE PROJECT NO. FILE NAME DESIGNED BY ORIGINAL ISSUE DATE DRAWN BY CLIENT PROJECT NO. REVIEWED BY C0-30 ---- --/--/-- 21-24943 C0-30 SITE DETAILS ---- ---- C0-30 SITE DETAILS TJB ARA DAJ KETTLESTONE APARTMENTS PROJECT WITHOUT PRIOR WRITTEN CONSENT. INC. AND MAY NOT BE USED, COPIED OR DUPLICATED THIS DOCUMENT IS THE PROPERTY OF I & S GROUP, DATE ISSUED SCHEDULE DESCRIPTION BY 05/25/21 1ST CITY SUBMITTAL ARA WAUKEE IOWA PRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY NOT FOR CONSTRUCTIONB.M. ELEVATION=1037.53 TOP NUT OF FIRE HYDRANT ON NORTH SIDE OF SE ENCOMPASS DRIVE, 225' NORTHWEST OF GRAND PRAIRIE PARKWAY BACK OF CURB CONC CURB & GUTTER SEE DETAIL & PLAN FOR TYPE CURB HEAD TRANSITION NTS ST270SEE PLAN48"1'-0"24"60"36"12" CONCRETE BASE F&I: HANDICAPPED PARKING SIGN WHICH MEETS A.D.A. & STATE OF IOWA REQUIREMENTS. 2" Ø GALVANIZED STEEL POST CONCRETE FILLED 6" STEEL GUARD POST 24"Ø x 4'-0" DEEP CONC. PLUG HANDICAPPED SIGN POST W/BOLLARD NTS ACCESSIBLE PARKING SIGN NTS 18 GAUGE ALUMINUM TEXT SIZE SHALL BE 1/2", "VAN ACCESSIBLE" TEXT ONLY WHERE APPLICABLE DIGITALLY PRINTED VINYL (7 YR MIN) APPLY TO FRONT SIDE OF SIGN PANEL STANDARD ACCESSIBLE PARKING SIGN BLUE. COLORS SHALL BE REFLECTIVE PER IOWA D.O.T. STANDARDS. PRE-DRILL HOLE TO ACCEPT 5/16" GALV. TAMPER PROOF NUT AND BOLT. PRE-DRILL PRIOR TO POWDER COATING. CONCRETE SLAB (MIN 4000 PSI) AGGREGATE BASE 7"6"COMPACTED SUBGRADE (12" MINIMUM) CONCRETE PAVEMENT NTS IOWA DOT GRADATION NO. 14 SPEC NUMBER 4123 STANDARD ST120 CONCRETE SLAB (MIN 4000 PSI) AGGREGATE BASE 4"6"COMPACTED SUBGRADE (12" MINIMUM) CONCRETE WALK NTS IOWA DOT GRADATION NO. 14 SPEC NUMBER 4123 ST160 (TYP)2'(TYP)1'(TYP)4" WHITE PARKING STRIPING (TYP) ACCESSIBLE PARKING STRIPING SYBMOL (TYP) 4" DIAGONAL WHITE PARKING STRIPING (TYP) ACCESSIBLE PARKING SIGN ACCESSIBLE PARKING SIGN ACCESSIBLE PARKING AREA NTS PM300 CONCRETE WALK 6'8'8'17'BIKE RACK NTS HORIZONTAL ROOF DRAIN. INSTALL @ ELEVATIONS SHOWN ON PLANS BUILDING LINE FINISH FLOOR (SEE PLANS) INTERNAL VERTICAL RAIN LEADER NTS SD401 CONNECT TO STORM SEWER EL= (SEE ARCH) FLUSH CONCRETE WALK AND PAVEMENT (TYP) 24943 C0-DETAILS DATE REVISION SCHEDULE DESCRIPTION BY SHEET TITLE PROJECT NO. FILE NAME DESIGNED BY ORIGINAL ISSUE DATE DRAWN BY CLIENT PROJECT NO. REVIEWED BY C0-31 ---- --/--/-- 21-24943 C0-31 SITE DETAILS ---- ---- C0-31 SITE DETAILS TJB ARA DAJ KETTLESTONE APARTMENTS PROJECT WITHOUT PRIOR WRITTEN CONSENT. INC. AND MAY NOT BE USED, COPIED OR DUPLICATED THIS DOCUMENT IS THE PROPERTY OF I & S GROUP, DATE ISSUED SCHEDULE DESCRIPTION BY 05/25/21 1ST CITY SUBMITTAL ARA WAUKEE IOWA PRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY NOT FOR CONSTRUCTIONB.M. ELEVATION=1037.53 TOP NUT OF FIRE HYDRANT ON NORTH SIDE OF SE ENCOMPASS DRIVE, 225' NORTHWEST OF GRAND PRAIRIE PARKWAY SW-502 CIRCULAR SINGLE GRATE INTAKE FIGURE 6010.502 STANDARD ROAD PLAN 48 60 72 84 96 24 36 42 48 60 18 24 30 36 42 4'' 8'' min. Form Grade Adjustment Rings Depth 6'' min. 1 12'' min. PLAN Refer to SW-514 for boxout details. 24'' Manhole Diameter Precast Riser Sections Casting Precast Top Location Station (Back of Curb) Lowest Flowline Base #4 Bars at 12" o.c. Each Way TYPICAL SECTION 4 2 3 4 3 2 1 Manhole Diameter (inches) Maximum Pipe Diameter (inches) for 2 Pipes at 180 Separation at 90 Separation SW-603 Type R unless Type Q is specified in the contract documents. Cast-in-place base shown. Base may be square. If base is precast integral with walls, the footprint of the base is not required to extend beyond the outer edge of the walls. For additional configurations, maintain a minimum of 12 inches of concrete between vertical edges of pipe openings. 12 inch minimum riser height above all pipes. Concrete Fillet SW-604 CASTINGS FOR AREA INTAKES FIGURE 6010.604 STANDARD ROAD PLAN Hole Optional Hole Optional 33" FlowFlow TYPE 3A TYPE 3B TYPE 4A TYPE 4B TYPE 4C TYPE 4D TYPE 4 TYPE 3 TYPE 5 2" max. 2" max. 2" max. 1" min. 2" min. 1" min. 2" max. 1" min. 2" min. 1" min. 1" min.1" min. For Placement on 30'' RCP (Light Duty) 3 4" min. 197 8" ± 1 8" 11 2" min. 257 8" ± 1 4" 3 4" min. 3 4" min. 11 2" min. 321 4" ± 1 4"381 4" ± 1 4" 201 8" ± 1 8" 23" ± 1 8" 21 8" 83 4"67 8" min. 10" max. 67 8" min. 10" max. 197 8" ± 1 8"257 8" ± 3 8" For Placement on 18" RCP For Placement on 24" RCP For Placement on 36" RCP (Light Duty) For Placement on 24" to 30" RCP For Placement on 18" RCP For Placement on 24" RCP 1" SW-604 CASTINGS FOR AREA INTAKES FIGURE 6010.604 STANDARD ROAD PLAN 24"30" 42" 36" 1 GRATE FRAME 22" 22" 20" TYPE 9TYPE 6 1" min. Cast grate without locking lugs so it may be used in an inverted position. 1 Minimum Weight = 85 lbs.Minimum Weight = 75 lbs. (Light Duty) 3 4" 3 4"11 8" 71 8" 4" 213 4" 183 4" 1" 7 8" min. 7 8" min.23 8" min.3 4" 7 8" SW-603 CASTINGS FOR GRATE INTAKES FIGURE 6010.603 STANDARD ROAD PLAN 1 1 2 Drop Curb 31'' Flow TYPE Q 3 PLANPLAN SECTION A-A SECTION B-B TYPICAL SECTIONTYPICAL SECTION 2TYPE R A B B 2 2 3'' max. (Minimum open area 370 in ) Driveway Grate A Curb Inlet Grate (Minimum open area 180 in ) For use at curb drops for driveways. Use only when specified in the contract documents. Provide bicycle-safe vane-style grate. At low points, grates with vanes facing both directions of flow are allowed. For details of boxout pavement, refer to SW-514. Slope of Adjacent Pavement Form Grade Special Shaping 351 4" to 353 4" 351 4" to 353 4" 36" to 361 4" 421 4" to 43" 33231 2" to 241 8" 36" to 361 4" 43" to 431 4" 4''4'' 6'' to 9'' 31'' 2''R or 3''R Slope of Adjacent Pavement Form Grade Driveway 231 2" to 24 3 16'' 53 4'' to 6 3 16'' 171 2" to 18'' 6'' to 61 2" 23 4'' 6'' to 61 2" 3 4 ''3 4 ''23 4'' SW-203 SANITARY SEWER CLEANOUT (Dimensions are nominal) CLEANOUT CASTING Sewer Main 6''9'' 45 Bend Wye 4'' min. 2'' min. Casting Cap #4 Bar (typ.) 6'' PVC Riser 1 1 2 3 4 Standard duty casting complying with AASHTO M 306. Mark lid with ''Sanitary'' or ''Sanitary C.O.'' Do not allow casting to bear on top of riser pipe. 6 inch PVC Service Pipe Threaded PVC cap or iron body ferrule with brass screw plug 1 2 4 3 20'' min. Concrete Pad Plug 97 8" 78" 157 8"78" FIGURE 4010.203 STANDARD ROAD PLAN SW-501 SINGLE GRATE INTAKE FIGURE 6010.501 STANDARD ROAD PLAN Shape MAXIMUM PIPE DIAMETERS Casting 6''6'' 4w2 4w1 Wall Depth Form Grade 4''6'' min. 12'' min. PLAN Refer to SW-514 for boxout details. 8'' min. 3'-0'' Optional Construction Joint (typ.) Concrete Fillet 4b1 Short Wall 2'-0'' Wall Height Lowest Flowline Base 4b2 SECTION A-A 2 Diagonal Bar (typ.) 1 4 3 1 2 3 4 REINFORCING BAR LIST Length Wall Height minus 4'' 3'-8'' 2'-8'' 4'-2'' 3'-2'' Count 14 Varies Varies 4 5 Mark 4w1 4w2 4w3 4b1 4b2 Size 4 4 4 4 4 Spacing 12'' 12'' 12'' 10'' 10'' Location Walls Long Walls Short Walls Base Base 6'' Short Wall 2'-0'' 4'-0'' Location Station (Back of Curb) Long Wall 3'-0'' Cast-in-place Structure 18'' 30'' Precast Structure 15'' 24'' Pipe Location Short Wall Long Wall Install four #4 diagonal bars at all pipe openings. SW-603 Type R unless Type Q is specified in the contract documents. Cast-in-place base shown. If base is precast integral with walls, the footprint of the base is not required to extend beyond the outer edge of the walls. 12 inch minimum wall height above all pipes. 9080.101 TYPE A CONCRETE STEPS WITH HANDRAIL SUDAS Standard Specifications A A PLAN #4 @ 18" C-C Possible Sidewalk x 1 8" min. Possible Sidewalk 2'-10" to 3'-2" Sidewalk 1 2RiseTread y 6" 5" 4" z 12" 15" 16" 1 2 ISOMETRIC 3 3 4 4 Provide a minimum of 2 inches of cover for all reinforcing. Ensure all risers are an equal height and all treads are an equal depth within a flight of stairs. 5 5 Width (varies) 8" 2'-0" Length 5'-0" max. spacing 1'-5" to 1'-7" 12" z12" z y 1" 1" Preformed Expansion Joint 1" Preformed Expansion Joint #4 @ 12" C-C Posts Handrail #4 @ 12" C-C #4 @ 18" C-C #4 1/2" max. radius x 2 3 4 Minimum riser height is 4 inches. Maximum riser height is 7 inches. Minimum tread depth is 11 inches. Match existing sidewalk width. Construct cross slope of landing to match adjacent sidewalk. Slope tread 1% minimum to 2% maximum in any direction.24943 C0-DETAILS DATE REVISION SCHEDULE DESCRIPTION BY SHEET TITLE PROJECT NO. FILE NAME DESIGNED BY ORIGINAL ISSUE DATE DRAWN BY CLIENT PROJECT NO. REVIEWED BY C0-32 ---- --/--/-- 21-24943 C0-32 SITE DETAILS ---- ---- C0-32 SITE DETAILS TJB ARA DAJ KETTLESTONE APARTMENTS PROJECT WITHOUT PRIOR WRITTEN CONSENT. INC. AND MAY NOT BE USED, COPIED OR DUPLICATED THIS DOCUMENT IS THE PROPERTY OF I & S GROUP, DATE ISSUED SCHEDULE DESCRIPTION BY 05/25/21 1ST CITY SUBMITTAL ARA WAUKEE IOWA PRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY NOT FOR CONSTRUCTIONB.M. ELEVATION=1037.53 TOP NUT OF FIRE HYDRANT ON NORTH SIDE OF SE ENCOMPASS DRIVE, 225' NORTHWEST OF GRAND PRAIRIE PARKWAY ACTIVITY SCHEDULE Install all BMP's needed and associated with the Grading Phase such as stabilized construction entrances, silt basins, riser pipes, outlet pipes silt traps, silt fence, diversions, terraces, temporary berms, and etcetera. Prior to any stripping of existing vegetation or grading. Proceed with stripping of existing vegetation and grading in accordance with the grading plan, while disturbing no more than necessary. After Installing all BMP's needed and associated with the Grading Phase. Furthermore, INSPECTOR approval must be obtained before the start of any stripping of existing vegetation or grading. Proceed with infrastructure installation. Infrastructure installation must occur prior to any building construction. Implement the installation of Temporary Seeding, Permanent Seeding, and/or Mulching. Proceed with removal of BMP's. BMP's may not be removed until each impacted drainage basin has been fully developed. Full development shall mean installation of pavement, buildings, and utilities, landscaping, and fully established permanent seeding. Furthermore, INSPECTOR approval must be obtained before the removal of any BMP's. CONSTRUCTION ACTIVITIES & SCHEDULING CONSTRUCTION ACTIVITY NOTES: EROSION PREVENTION: Construction of silt fence and all other erosion control measures shall be complete before other construction activity occurs. Use phased construction wherever practical and establish turf as soon as possible to minimize sediment transport. Turf establishment or temporary seeding or mulching of all exposed soil not being actively worked should be immediately initiated once earth disturbing activities have ceased. Temporary cover during construction is incidental. Pipe outlets must be provided with temporary or permanent energy dissipation within 24 hours after connection to a surface water. SEDIMENT CONTROL PRACTICES: Construction of silt fence and all other erosion control measures shall be complete prior to land disturbing activities occur. Inlet erosion protection shall be installed and maintained until turf has been established. The contractor shall be responsible to control erosion from leaving the construction zone. All eroded material that leaves the construction zone shall be collected by the contractor and returned to the site at the contractor's expense. All streets must be swept at the end of each working day and prior to a rain event. Silt fence or other effective erosion control measures must be installed around the perimeter of any soil stockpiles, including temporary stockpiles. Stockpiles cannot be placed in surface waters, including storm water conveyances such as curb and gutter systems, or conduits and ditches. Perimeter control shall be installed along the back of curb immediately following curb installation at all locations with positive drainage to parking lot and/or streets, and shall remain until stabilization is achieved. This shall be accomplished through the use of silt fence, biorolls, Rock logs, or other methods approved by the Engineer. CONSTRUCTION ACTIVITY NOTES: DEWATERING AND BASIN DRAINING: Dewater sediment-laden water to sedimentation basins if possible, or use other BMP's to prevent erosion and remove sediment when discharging to surface waters. Use appropriate energy dissipation measures on all discharges. Dewatering practices cannot cause nuisance conditions, erosion or in receiving channels or inundation of wetlands resulting in adverse impacts. POLLUTION PREVENTION: All solid waste collected from the construction site must be disposed in accordance with all applicable regulations. All hazardous materials (oil, gasoline, fuel, paint, etc) must be properly stored to prevent spills, leaks or other discharge, storage areas shall provide secondary containment and a hazardous materials spill kit. Storage and disposal of hazardous waste must be in compliance with all applicable regulations. Equipment maintenance areas must be limited to a defined area of the site. All runoff containing any hazardous material must be properly collected and disposed. No engine degreasing shall be allowed on site. The contractor is responsible for monitoring air pollution and ensuring it does not exceed levels set by local, state, or federal regulations. This includes dust created by work being performed on the site. Air pollution and dust control correction is considered incidental to the unit bid prices for which work is being performed. Additional dust control measures may be required by the Engineer. Concrete washout onsite: All liquid waste generated by concrete washout operations must be contained in a leak-proof containment facility or impermeable liner. The liquid waste must not contact the ground, and there must not be runoff from the concrete washout operations or areas. A sign must be installed adjacent to each washout facility to inform concrete equipment operators to utilize the proper facilities. Protect storm sewers and drainage ways from allowing concrete slurry from concrete operations to discharge offsite. INSPECTION AND MAINTENANCE: The Permittees must routinely inspect the construction site once every seven (7) days during active construction. All inspections performed during construction must be recorded and records retained with the SWPPP. Contractor is responsible for keeping a record of all rainfall information & erosion control maintenance until final establishment of turf. All silt fences must be repaired, replaced, or supplemented when they become nonfunctional or the sediment reaches 12 of the height of the fence. Erosion control, and other BMP's must be replaced, repaired, or supplemented when they reach 50% design load. FINAL STABILIZATION: The Permittees must ensure final stabilization of the site. The Permittees must submit a notice of termination within 30 days after final stabilization is complete or control has been passed to another owner. All temporary erosion control measures and BMP's must be removed as part of the final site stabilization. The storm water permit further defines final stabilization and its requirements. MAINTENANCE SCHEDULE The following Maintenance Schedule has been provided. The INSPECTOR must perform the inspections. The OPERATOR/CONTRACTOR must perform all needed maintenance. Furthermore, all erosion control feature requiring maintenance may not be listed below. The OPERATOR/CONTRACTOR and INSPECTOR must perform their respective duties on all BMP's that are not listed below as well. 1.Construction Entrance - The entrance shall be maintained in a condition which will prevent tracking or flow of sediment onto public rights-of-way. This may require periodic top dressing with additional stone or the washing and reworking of existing stone as conditions demand and repair and/or cleanout of any structures used to trap sediment. All materials spilled, dropped, washed, or materials dropped, washed or tracked onto roadways will not be permitted under any circumstances. 2.Wattles - The maintenance measures are as follows: (2.1) wattles shall be inspected weekly; (2.2) close attention shall be paid to the repair of damaged bales, end runs and undercutting beneath bales; (2.3) necessary repairs to barriers or replacement of wattles shall be accomplished promptly; (2.4) sediment deposits shall be removed after each rainfall, they must be removed when the level of deposition reaches approximately one-half the height of the wattle; and (2.5) any sediment deposits remaining in place after the wattle is no longer required shall be dressed to conform to the existing grade, prepared and seeded. 3.Silt Fence - The maintenance measures are as follows; (3.1) silt fences shall be inspected weekly, any required repairs shall be made immediately; (3.2) close attention shall be paid to the repair of damaged silt fence resulting from end runs and undercutting; (3.3) should the fabric on a silt fence decompose or become ineffective prior to the end of the expected usable life and the barrier is still necessary, the fabric shall be replaced promptly; (3.4) sediment deposits must be removed when the level of deposition reaches approximately one-half the height of the barrier; and (3.5) any sediment deposits remaining in place after the silt fence is no longer required shall be dressed to conform to the existing grade, prepared and seeded. 4.Storm Drain Inlet Protection - The maintenance measures are as follows: (4.1) structures shall be inspected weekly and repairs made as necessary and (4.2) structures shall be removed and the area stabilized when the remaining drainage area has been properly stabilized. 5.Temporary Seeding - Areas which fail to establish vegetative cover adequate to prevent rill erosion will be re-seeded as soon as such areas are identified. 6.Permanent Seeding - The maintenance measures are as follows: (10.1) in general, a stand of vegetation cannot be determined to be fully established until it has been maintained for one full year after planning; (10.2) new seedlings shall be supplied with adequate moisture, supply water as needed, especially late in the season, in abnormally hot or dry conditions, or on adverse sites, water applications shall be controlled to prevent excessive runoff; (10.3) inspect all seeded areas for failures and make necessary repairs, replacements, and reseedings within the planting season, if possible; [10.3.a] if stand is inadequate for erosion control, over seed and fertilize using half of the rates originally specified; [10.3.b] if stand is 60% damaged, re-establish following seedbed and seeding recommendations; [10.3.c] if stand has less than 40% cover, re-evaluate choice of plant materials and quantities of lime and fertilizer, the soil must be tested to determine if acidity or nutrient imbalances are responsible, re-establish the stand following seedbed and seeding recommendations. 7.Street Cleaning / Sweeping - The maintenance measures are as follows: (13.1) evaluate access points daily for sediment tracking; (13.2) when tracked or spilled sediment is found on paved surfaces, it will be removed daily, during times of heavy track-out, such as during rains, cleaning may be done several times throughout the day; (13.3) all streets shall be swept at the end of each working day and prior to a rain event; (13.4) unknown spills or objects will not be mixed with the sediment; and (13.5) if sediment is mixed with other pollutants, it will be disposed of properly at an authorized landfill. Stabilization of disturbed areas must be initiated immediately whenever any clearing, grading, excavating, or other earth disturbing activities have permanently ceased on any portion of the site or temporarily ceased on any portion of the site and will not resume for a period exceeding 14 calendar days. Stabilization of disturbed areas must be initiated immediately whenever any clearing, grading, excavating, or other earth disturbing activities have permanently ceased on any portion of the site or temporarily ceased on any portion of the site and will not resume for a period exceeding 14 calendar days. 24943 C1-EROSION DATE REVISION SCHEDULE DESCRIPTION BY SHEET TITLE PROJECT NO. FILE NAME DESIGNED BY ORIGINAL ISSUE DATE DRAWN BY CLIENT PROJECT NO. REVIEWED BY C1-10 ---- --/--/-- 21-24943 C1-10 EROSION & SEDIMENT CONTROL PLAN NOTES ---- ---- C1-10 EROSION & SEDIMENT CONTROL PLAN NOTES TJB ARA DAJ KETTLESTONE APARTMENTS PROJECT WITHOUT PRIOR WRITTEN CONSENT. INC. AND MAY NOT BE USED, COPIED OR DUPLICATED THIS DOCUMENT IS THE PROPERTY OF I & S GROUP, DATE ISSUED SCHEDULE DESCRIPTION BY 05/25/21 1ST CITY SUBMITTAL ARA WAUKEE IOWA PRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY NOT FOR CONSTRUCTIONB.M. ELEVATION=1037.53 TOP NUT OF FIRE HYDRANT ON NORTH SIDE OF SE ENCOMPASS DRIVE, 225' NORTHWEST OF GRAND PRAIRIE PARKWAY 06/09/21 2ND CITY SUBMITTAL ARA 06/22/21 3RD CITY SUBMITTAL ARA 07/07/21 4TH CITY SUBMITTAL ARA 07/22/21 5TH CITY SUBMITTAL ARA 9040.103 ROLLED EROSION CONTROL PRODUCT (RECP) INSTALLATION ON SLOPES SUDAS Standard Specifications6" min.6" min. (12" min. anchor spacing) 2" min. 3" (4'-0" min. anchor spacing) (18" min. anchor spacing) Edge Lap Anchor Trench End Splice Edge Lap Compacted Soil Backfill Secure blanket to ground according to manufacturer's recommended anchoring pattern and minimum shown in Table 1. 1 ANCHOR TRENCH EDGE LAP END SPLICE TABLE 1 Max. slope Min. anchors ≤ 3:1 2:1 1:1 1.5/yd² 2/yd² 2.5/yd² 9040.105 WATTLE SUDAS Standard Specifications Disturbed Area Area to be Protected Space as specified in the contract documents.4'-0" max.Wattle Directi o n of Fl o w 3'-0" 4'-0" m a x. Stakes 2-4" Trench Compact trench spoil against uphill side of wattle. 9" (nominal) dia. or as specified. Joint Wrap Turn uphill. 9040.119 SILT FENCE SUDAS Standard Specifications Fore s l o p e Backslo pe 1 Post Spacing (5'-0" max.) Post Spacing (5'-0" max.) Fabric Variable (20'-0" for a normal 10'-0" wide ditch.) 2" min. 20" min. Post Wire or Cable Ties Insert 12 inches of fabric a minimum of 6 inches deep (fabric may be folded below the ground line). 1 TYPICAL SILT FENCE DITCH CHECK ATTACHMENT TO POST 9040.119 SILT FENCE SUDAS Standard Specifications (Plan View) Flow 1 24" 36" 8'-0" Spacing 200'-0" max. length per section (600'-0" if slope is flatter than 5%) 2 (Profile View) 1 1 See plans for spacing. 'T' Steel Fence Post 4'-0" min. Ground line Fabric Ground Line Fabric Ground ContoursInstall parallel to ground contour. Install "J-hook" at each end of an individual section of silt fence. Insert 12 inches of fabric a minimum of 6 inches deep (fabric may be folded below the ground line). Reduce post spacing to 5'-0" at water concentration areas, or as required to adequately support fence. 1 2 TYPICAL SILT FENCE INSTALLATION ON LONGITUDINAL SLOPES DETAILS OF SILT FENCE ON LONGITUDINAL SLOPES TYPICAL SILT FENCE INSTALLATION ON LONGITUDINAL SLOPES 9040.120 STABALIZED CONSTRUCTION ENTRANCE SUDAS Standard Specifications 1 Le n g t h 1 1 Thickness as specified (6" min.). 20'-0" mi ni m u m 10'-0" mi n. 1 Entrance length: 50 foot minimum (30 foot for single family residential), or as specified in the contract documents. Length of entrance may be increased if sediment track-out occurs. 2'1' MIN3' DEEP10'NATIVE MATERIAL 5'x10'x3' CONCRETE WASHOUT AREA 1' DEEP IMPERVIOUS CLAY LINER MINIMUM 10-MIL THICK PLASTIC SHEETING OR APPROVED EQUAL NOTES: CONTRACTOR SHALL INSTALL A SIGN INDICATING THE CONCRETE WASHOUT AREA. CONTRACTOR SHALL MAINTAIN WASHOUT AREA TO REMOVE MATERIALS BEYOND 75% CAPACITY. WASHOUT AREA SHALL NOT BE PLACED WITHIN 50' OF STORM DRAINS, OPEN DITCHES OR BODIES OF WATER. CONTRACTOR SHALL INSPECT WASHOUT AREA AS NECESSARY TO PREVENT LEAKS AND OVER TOPPING. WASHOUT AREA SHALL BE REMOVED AFTER CONSTRUCTION IS COMPLETE. CONCRETE WASHOUT NTS EC500 STAINLESS STEEL CLAMPING BAND 11 GA GALVANIZED STEEL SUSPENSION SYSTEM LIFT HANDLES REPLACEABLE SEDIMENT BAGS WITH GEOTEXTILE FILTER FABRIC STANDARD 2" OVERFLOW AREA NOTES: FOR SPECIFICATIONS AND MAINTENANCE GUIDELINES VISIT WWW.INLETFILTERS.COM INSTALLATION: REMOVE GRATE DROP FLEXSTORM INLET FILTER ONTO LOAD BEARING LIP OF CASTING OR CONCRETE STRUCTURE REPLACE GRATE MATERIALS: FRAMING - 11 GAUGE STEEL; CORROSION RESISTANT SEDIMENT BAG - WOVEN GEOTEXTILE FABRIC; 2 CUBIC FOOT TYP VOLUME; STAINLESS STEEL LOCKING BAND SECURING BAG TO FRAME ROUND FILTER INLET PROTECTION NTS EC210 STANDARD 2" OVERFLOW AREA 11 GA GALVANIZED STEEL SUSPENSION SYSTEM LIFT HANDLES REPLACEABLE SEDIMENT BAGS WITH GEOTEXTILE FILTER FABRIC REAR CURB GUARD FLAP WITH MAGNETIC TIE DOWNS (SLIDE 2x4 THROUGH FLAP IF IRON CURB BACK NOT AVAILABLE) NOTES: FOR SPECIFICATIONS AND MAINTENANCE GUIDELINES VISIT WWW.INLETFILTERS.COM INSTALLATION: REMOVE GRATE DROP FLEXSTORM INLET FILTER ONTO LOAD BEARING LIP OF CASTING OR CONCRETE STRUCTURE REPLACE GRATE MATERIALS: FRAMING - 11 GAUGE STEEL; CORROSION RESISTANT SEDIMENT BAG - WOVEN GEOTEXTILE FABRIC; 2 CUBIC FOOT TYP VOLUME; STAINLESS STEEL LOCKING BAND SECURING BAG TO FRAME CURB BOX FILTER INLET PROTECTION NTS EC212 24943 C1-EROSION DATE REVISION SCHEDULE DESCRIPTION BY SHEET TITLE PROJECT NO. FILE NAME DESIGNED BY ORIGINAL ISSUE DATE DRAWN BY CLIENT PROJECT NO. REVIEWED BY C1-20 ---- --/--/-- 21-24943 C1-20 EROSION & SEDIMENT CONTROL PLAN DETAILS ---- ---- C1-20 EROSION & SEDIMENT CONTROL PLAN DETAILS TJB ARA DAJ KETTLESTONE APARTMENTS PROJECT WITHOUT PRIOR WRITTEN CONSENT. INC. AND MAY NOT BE USED, COPIED OR DUPLICATED THIS DOCUMENT IS THE PROPERTY OF I & S GROUP, DATE ISSUED SCHEDULE DESCRIPTION BY 05/25/21 1ST CITY SUBMITTAL ARA WAUKEE IOWA PRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY NOT FOR CONSTRUCTIONB.M. ELEVATION=1037.53 TOP NUT OF FIRE HYDRANT ON NORTH SIDE OF SE ENCOMPASS DRIVE, 225' NORTHWEST OF GRAND PRAIRIE PARKWAY 06/09/21 2ND CITY SUBMITTAL ARA 06/22/21 3RD CITY SUBMITTAL ARA 07/07/21 4TH CITY SUBMITTAL ARA 07/22/21 5TH CITY SUBMITTAL ARA 4 11 25 23 11 9 17 9 8 13 PROPOSE D B U I L D I N G 17,640 SQ. FT.FFE = 1034.50' 5 Public Utili t y E a s e m e n t Per Bk 20 1 3 P g 1 0 3 8 7SE ENCOMPASS DRIVEEX MH R=1031.26 I= EX MH R=1031.19 I= EX MH R=1030.95 I= EX HH EX HH >> >> >> >> >> >> >>>>>>>> >> >> >> >> >> >> >>>> >>>>>>>>>>>>>> >>>>>>>>>>>>I I I I I I I I I I I I I I I I I I I I I I I I I I I I UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO 20' P r i v a t e S t o r m S e w e r E a s e m e n t per B o o k 2 0 1 9 , P a g e 1 0 4 3 4 26' P r i v a t e A c c e s s E a s e m e n t per B o o k 2 0 1 9 , P a g e 1 0 4 3 5 15' Public Water Main Easement per Book 2019, Page 10432 26'GRAND P R A I R I E P A R K W A Y >>>>GGGGGGGGGGGGGGGG>>Private Ingress/Egress Easement over all of Outlot A per Book 2019, Page 10433 >>>>>>>>>>>> >> >> >> >> >> I I I I > > > > >>>>>>>IIIIIIIIII >>>>>>>>103510 3 41034 1034103610361034 103410341034 1030103510291031103210321032 1033 10331033 1034 103410341025103010211022102310241026102710281029103110321025103010221023102410261027102810291031PC PC PC PC PC PC PC PC PC PC PC PC PC PC PCPCPCPCPCPCPCPC PCPCPCPCPCPCPCPCPCPCPCPCPCPCPCPCPCPCPCPCPCPCPCPCPCPCPCPCPCPCPC10251025 103010301030102210231023 102310241024 10261026 102710 2 7 102810 2 8 1029102 9 10291029 1031 1032 1032 1033 1033 10341034 1034 1034103447' 40'26'13'22' PC PCPC10 3 3 1033 1034 1034 1034 1034 1034 KETTLESTONE APARTMENTS PROJECT WITHOUT PRIOR WRITTEN CONSENT. INC. AND MAY NOT BE USED, COPIED OR DUPLICATED THIS DOCUMENT IS THE PROPERTY OF I & S GROUP, DATE ISSUED SCHEDULE DESCRIPTION BY 05/25/21 1ST CITY SUBMITTAL ARA WAUKEE IOWA PRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY NOT FOR CONSTRUCTIONB.M. ELEVATION=1037.53 TOP NUT OF FIRE HYDRANT ON NORTH SIDE OF SE ENCOMPASS DRIVE, 225' NORTHWEST OF GRAND PRAIRIE PARKWAY 06/09/21 2ND CITY SUBMITTAL ARA 06/22/21 3RD CITY SUBMITTAL ARA 07/07/21 4TH CITY SUBMITTAL ARA 07/22/21 5TH CITY SUBMITTAL ARA 24943 C1-EROSION DATE REVISION SCHEDULE DESCRIPTION BY SHEET TITLE PROJECT NO. FILE NAME DESIGNED BY ORIGINAL ISSUE DATE DRAWN BY CLIENT PROJECT NO. REVIEWED BY C1-30 ---- --/--/-- 21-24943 C1-30 TEMPORARY EROSION & SEDIMENT CONTROL PLAN ---- ---- C1-30 TEMPORARY EROSION & SEDIMENT CONTROL PLAN 0 SCALE IN FEET 20 40 TJB ARA DAJ EROSION CONTROL LEGEND SYMBOL DESCRIPTION UNITS QUANTITY PERIMETER CONTROL LF 1332 STORM DRAIN INLET PROTECTION EACH 8 STABILIZED CONSTRUCTION EXIT EACH 2 EROSION BLANKET TYPE 2.C SY 196 CONCRETE WASHOUT AREA EA 1 EXISTING DRAINAGE ARROW PROPOSED DRAINAGE ARROW NOTES: 1.) PERIMETER CONTROL CAN BE SILT FENCE, SEDIMENT CONTROL LOG, OR WOOD MULCH. 2.) QUANTITIES ARE FOR INFORMATIONAL PURPOSES TO MEET THE REQUIREMENTS OF THE CONSTRUCTION STORMWATER PERMIT. NO GUARANTEE IS MADE TO THE ACTUAL QUANTITIES REQUIRED. 3.) THE QUANTITIES SHOWN ARE TOTAL FOR THE ENTIRE PROJECT NOT SPECIFIC TO THIS SHEET. 4.) SEE SITE RESTORATION PLAN FOR FINAL TURF ESTABLISHMENT. 5.) SWPPP COVERAGE INCLUDES ELECTRIC, GAS, TELEPHONE, AND CABLE INSTALLATION. EACH COMPANY OR THEIR SUBCONTRACTOR IS RESPONSIBLE TO FOLLOW THE REQUIREMENTS OF THIS SWPPP INCLUDING PROVIDING THEIR OWN RESTORATION IF INSTALLATION OCCURS AFTER PRIMARY INSTALLATION OF SEEDING/SODDING/MULCHING DURING CONSTRUCTION OF EACH UTILITY. 6.) SUDAS TYPE 4 SEED MIX TO BE USED FOR ALL TEMPORARY STABILIZATION (SUDAS 9010) SOD TO BE USED FOR ALL PERMANENT STABILIZATION (SUDAS 9020) (ESTIMATED QUANTITY = 11.932 SF.) 7.) REMOVE ALL DEBRIS AND MUD SPILLED INTO ROW AT THE END OF EACH WORK DAY AND PRIOR TO A RAIN EVENT. 8.) THE ULTIMATE DISCHARGE LOCATION FOR THE SITE IS FOX CREEK. 9.) THE STABILIZED CONSTRUCTION EXIT SHALL EXTEND TO A PAVED SURFACE AT ALL TIMES. IT WILL NEED TO CHANGE LOCATIONS DURING THE COURSE OF THE PROJECT. THE LOCATION SHOWN IS THE GENERAL LOCATION THAT IT WILL BE LOCATED FOR THE MAJORITY OF THIS PROJECT. PC PERIMETER CONTROL OUTLINES PROJECT DISTURBANCE LIMITS AREA = 2.38 AC. STAGING/MATERIALS/ WASTE LOCATION 35'8'34'27'TOPSOIL STOCKPILE LOCATION Public Uti l i t y E a s e m e n t Per Bk 2 0 1 3 P g 1 0 3 8 7SE ENCOMPASS DRIVEEX CO T/C=1035.46 EX CB I= EX CB T/C=1035.57 I=1028.22 T/C=1033.32 EX CB I= EX CB T/C=1033.35 I=1020.51 EX STM MH R=1027.50 I=1016.20 (36" RCP) NE I=1016.45 (36" RCP) SW EX SAN MH R=1020.21 I=1011.13 (10" PVC) EX CO T/C=1034.43 EX CB I= EX CO T/C=1034.71 EX CB I= EX CO T/C=1031.45 EX CB I= EX MH R=1031.26 I= EX MH R=1031.19 I= EX MH R=1030.95 I= EX HH EX CO EX CB T/C=1034.60 I= EX CO EX CB T/C=1034.37 I= T/C=1035.53 EX CB I= >> >> >> >> >> >> >>>>>>>> >> >> >> >> >> >> >>>> >>>>>>>>>>>>>> >>>>>>>>>>>>WATWATWATWATWATWATWATWATWATWATWATWATWATWATWATI I I I I I I I I I I I I I I I I I I I I I I I I UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO 20' P r i v a t e S t o r m S e w e r E a s e m e n t per B o o k 2 0 1 9 , P a g e 1 0 4 3 4 26' P r i v a t e A c c e s s E a s e m e n t per B o o k 2 0 1 9 , P a g e 1 0 4 3 5 15' Public Water Main Easement per Book 2019, Page 10432 26'GRAND P R A I R I E P A R K W A Y >>>>GGGGGGGGGGGGGGGGEXISTING 10" SANITARY36" ST O R M S E W E R 36" ST O R M S E W E R 8" WATERMAIN36" ST O R M S E W E R 36" STORM SEWER 8" WATERMAIN30" S T O R M S E W E R 24" STORM SEWER 24" STORM SEWER15" STORM SEWER 15" STORM SEWER8" WATERMAI N 29' (TYP)110' B/B175' ROW12" STORM SEWER15" STORM SEWERPrivate Ingress/Egress Easement over all of Outlot A per Book 2019, Page 10433 KETTLESTONE APARTMENTS PROJECT WITHOUT PRIOR WRITTEN CONSENT. INC. AND MAY NOT BE USED, COPIED OR DUPLICATED THIS DOCUMENT IS THE PROPERTY OF I & S GROUP, DATE ISSUED SCHEDULE DESCRIPTION BY 05/25/21 1ST CITY SUBMITTAL ARA WAUKEE IOWA PRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY NOT FOR CONSTRUCTIONB.M. ELEVATION=1037.53 TOP NUT OF FIRE HYDRANT ON NORTH SIDE OF SE ENCOMPASS DRIVE, 225' NORTHWEST OF GRAND PRAIRIE PARKWAY 06/09/21 2ND CITY SUBMITTAL ARA 06/22/21 3RD CITY SUBMITTAL ARA 07/07/21 4TH CITY SUBMITTAL ARA 07/22/21 5TH CITY SUBMITTAL ARA 24943 C2-EXIST DATE REVISION SCHEDULE DESCRIPTION BY SHEET TITLE PROJECT NO. FILE NAME DESIGNED BY ORIGINAL ISSUE DATE DRAWN BY CLIENT PROJECT NO. REVIEWED BY C2-10 ---- --/--/-- 21-24943 C2-10 EXISTING SITE & REMOVAL PLAN ---- ---- C2-10 EXISTING SITE & REMOVAL PLAN 0 SCALE IN FEET 20 40 TJB ARA DAJ REMOVAL LEGEND SYMBOL DESCRIPTION REMOVE CURB & GUTTER REMOVE AND RELOCATE DECIDUOUS TREE REMOVE AND RELOCATE CONIFEROUS TREE CONTRACTOR SHALL VERIFY EXISTING PAVEMENT SECTION AND NOTIFY ENGINEER OF ANY DISCREPANCIES. PAVEMENT REMOVALS SHALL INCLUDE FULL DEPTH SAWCUT AND SECTION REMOVAL. REMOVE AND RELOCATE EXISTING CONIFEROUS AND DECIDUOUS TREES. SEE PLANTING PLAN AND SITE RESTORATION PLANS FOR NEW LOCATIONS. SAWCUT & REMOVE CURB & GUTTER (TYP) RELOCATE DECIDUOUS TREE (TYP) (SEE PLANTING AND SITE RESTORATION PLANS) RELOCATE CONIFEROUS TREE (TYP) (SEE PLANTING AND SITE RESTORATION PLANS) 4 11 25 23 11 9 17 9 8 13 PROPOSE D B U I L D I N G 17,640 SQ. FT.FFE = 1034.50' 5 Public Util i t y E a s e m e n t Per Bk 20 1 3 P g 1 0 3 8 7SE ENCOMPASS DRIVE>> >> >> >> >> >> >>>>>> >> >> >> >> >> >> >>>> >>>>>>>>>>>>>> >>>>>>>>>>>>20' P r i v a t e S t o r m S e w e r E a s e m e n t per B o o k 2 0 1 9 , P a g e 1 0 4 3 4 26' P r i v a t e A c c e s s E a s e m e n t per B o o k 2 0 1 9 , P a g e 1 0 4 3 5 15' Public Water Main Easement per Book 2019, Page 10432 26'GRAND P R A I R I E P A R K W A Y >>>>>>Private Ingress/Egress Easement over all of Outlot A per Book 2019, Page 10433 KETTLESTONE APARTMENTS PROJECT WITHOUT PRIOR WRITTEN CONSENT. INC. AND MAY NOT BE USED, COPIED OR DUPLICATED THIS DOCUMENT IS THE PROPERTY OF I & S GROUP, DATE ISSUED SCHEDULE DESCRIPTION BY 05/25/21 1ST CITY SUBMITTAL ARA WAUKEE IOWA PRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY NOT FOR CONSTRUCTIONB.M. ELEVATION=1037.53 TOP NUT OF FIRE HYDRANT ON NORTH SIDE OF SE ENCOMPASS DRIVE, 225' NORTHWEST OF GRAND PRAIRIE PARKWAY 06/09/21 2ND CITY SUBMITTAL ARA 06/22/21 3RD CITY SUBMITTAL ARA 07/07/21 4TH CITY SUBMITTAL ARA 07/22/21 5TH CITY SUBMITTAL ARA 24943 C3-SITE DATE REVISION SCHEDULE DESCRIPTION BY SHEET TITLE PROJECT NO. FILE NAME DESIGNED BY ORIGINAL ISSUE DATE DRAWN BY CLIENT PROJECT NO. REVIEWED BY C3-10 ---- --/--/-- 21-24943 C3-10 PROPOSED SITE PLAN ---- ---- C3-10 PROPOSED SITE PLAN 0 SCALE IN FEET 20 40 TJB ARA DAJ PAVEMENT LEGEND SYMBOL DESCRIPTION STANDARD CONCRETE PAVEMENT (7") CONCRETE SIDEWALK (4") STANDARD CONCRETE PAVEMENT WITH INTEGRAL CURB AND GUTTER (7") (TYP) (SEE C0-31 SITE DETAILS) R3' R3' R5' 17'24'19'19'26'19'19'24'17' ELECTRICAL TRANSFORMER PAD PARKING STALLS PER ROW (TYP) TOTAL NUMBER OF PARKING STALLS = 135 STALLS 8' (TYP)8' (TYP)R5' R5' R4.5' R4.5'R4.5'26'6' EXISTING PROPERTY LINE (TYP) ADA BOLLARD AND SIGNAGE (TYP) (SEE DETAILS) (1 OF 8)6'17'26'9' (TYP)R5' R20' R3' R3' R5' R20' R3' R3' R5' R3' R5' R20'R10' R5'55.1'4'R5' 26' 17' R5' R5' 55.1'168'24.5'170.1'176.6' 105'6'R10'5'GARAGE PARKING STALLS PROVIDED (TYP) (1 OF 5) 55.1' CONCRETE STAIRS (TYP) (SEE DETAIL) 8' (TYP) 8' (TYP)5'(5) BIKE RACKS (TYP) (SEE C0-31 SITE DETAILS) 6' CURB HEAD TRANSITION (TYP) (SEE DETAIL) LIGHT POLE (TYP. OF 6) (SEE C6-10 PHOTOMETRICS PLAN)22.9'141.7'17'24'R5' R5' R3' R3' R5'25.5'8.7' 29' (TYP)26' (TYP)R5' R15'24.5'R20' R5' R5' R3' (2) TRASH ROOM DOORS 33.7'18.3'7' 4 11 25 23 11 9 17 9 8 13 PROPOSE D B U I L D I N G 17,640 SQ. FT.FFE = 1034.50' 5 >>>>>>>>>>>> >> >> >> >> >> I I I I > > > > >>>>>>>IIIIIIIIII >>>>>>>> Public Util i t y E a s e m e n t Per Bk 20 1 3 P g 1 0 3 8 7SE ENCOMPASS DRIVEEX CO T/C=1035.46 EX CB I= EX CB T/C=1035.57 I=1028.22 T/C=1033.32 EX CB I= EX CB T/C=1033.35 I=1020.51 EX STM MH R=1027.50 I=1016.20 (36" RCP) NE I=1016.45 (36" RCP) SW EX SAN MH R=1020.21 I=1011.13 (10" PVC) EX CO T/C=1034.43 EX CB I= EX CO T/C=1034.71 EX CB I= EX CO T/C=1031.45 EX CB I= EX MH R=1031.26 I= EX MH R=1031.19 I= EX MH R=1030.95 I= EX HH EX HH EX CO EX CB T/C=1034.60 I= EX CO EX CB T/C=1034.37 I= T/C=1035.53 EX CB I= >> >> >> >> >> >> >>>>>>>> >> >> >> >> >> >> >>>> >>>>>>>>>>>>>> >>>>>>>>>>>>WATWATWATWATWATWATWATWATWATWATWATWATWATWATWATI I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO 20' P r i v a t e S t o r m S e w e r E a s e m e n t per B o o k 2 0 1 9 , P a g e 1 0 4 3 4 26' P r i v a t e A c c e s s E a s e m e n t per B o o k 2 0 1 9 , P a g e 1 0 4 3 5 15' Public Water Main Easement per Book 2019, Page 10432 26'GRAND P R A I R I E P A R K W A Y >>>>GGGGGGGGGGGGGGGGGGGEXISTING 10" SANITARY36" ST O R M S E W E R 36" ST O R M S E W E R 8" WATERMAIN36" ST O R M S E W E R 36" STORM SEWER 8" WATERMAIN30" S T O R M S E W E R 24" STORM SEWER 24" STORM SEWER15" STORM SEWER 15" STORM SEWER8" WATERMAI N >>29' (TYP)110' B/B175' ROW12" STORM SEWER15" STORM SEWERST-3 F/G=1033.45 I=1028.09 (12'') P-4 I=1028.09 (15'') P-3P-3 (15")ST-2 F/G=1033.50 I=1026.78 (15'') P-3 I=1026.78 (15'') P-2 P-2 (15") ST-1 F/G=1033.00 I=1025.51 (15'') P-2 I=1025.51 (15'') P-1A I=1025.51 (18'') P-1 ST-1B F/G=1032.75 I=1026.98 (15'') P-1B ST-1A F/G=1033.10 I=1026.75 (15'') P-1B I=1026.65 (15'') P-1A EX A-302 F/G=1032.76 I=1025.10 (18'') P-1 I=1020.64 (36'') EXP-303 I=1021.45 (15'') EXP-304 I=1020.54 (36'') EXP-302P-1 (18") SP-2 SP-1 C0-1 R=1034.42 I=1017.12 P-1A (15")P-1B ( 1 5 " )EXP-304 (15")EXP-3 0 3 ( 3 6 " )P- 4 ( 1 2 " ) ST-4 R=1032.25 I=1030.55 (12'') P-4 P-6 ST-5 R=1034.00 I=1021.38 (8'') P-6 I=1021.38 (8'') P-5 P-5 STORM DRAIN STRUCTURE SCHEDULE STRUCTURE NO. ST-1 ST-1A ST-1B ST-2 ST-3 ST-4 ST-5 STRUCTURE TYPE SW-502 SW-501 SW-501 SW-511 SW-501 NYLOPLAST DRAIN BASIN CLEANOUT STRUCTURE SIZE (IN) 60 Ø 36 x 24 36 x 24 36 x 24 36 x 24 12 Ø 8 Ø STRUCTURE MATERIAL RC RC RC RC RC PVC PVC CASTING SW-603 TYPE-R SW-603 TYPE-R SW-603 TYPE-R SW-604 TYPE-6 SW-603 TYPE-R NYLOPLAST 1299CGS SOLID COVER * TOP OF CASTING ELEVATION 1033.00 1033.10 1032.75 1033.50 1033.45 1032.25 1034.00 INVERT ELEVATION 1025.51 1026.65 1026.98 1026.78 1028.09 1030.55 1021.38 OUTLET PIPE P-1 P-1A P-1B P-2 P-3 P-4 P-5 STORM DRAIN PIPE SCHEDULE PIPE NO. P-1 P-1A P-1B P-2 P-3 P-4 P-5 P-6 DRAIN FROM ST-1 ST-1A ST-1B ST-2 ST-3 ST-4 ST-5 BLDG INLET ELEVATION 1025.51 1026.65 1026.98 1026.78 1028.09 1030.55 1021.38 1021.66 DRAIN TO EX A-302 ST-1 ST-1A ST-1 ST-2 ST-3 EX A-301 ST-5 OUTLET ELEVATION 1025.10 1025.51 1026.75 1025.51 1026.78 1028.09 1020.66 1021.38 PIPE SIZE (IN) 18 15 15 15 15 12 8 8 MATERIAL HDPE HDPE HDPE HDPE HDPE HDPE HDPE HDPE PIPE GRADE 1.00% 1.50% 1.50% 1.00% 1.00% 2.90% 2.00% 2.00% PIPE LENGTH (FT) 41 76 16 127 131 85 36 14 SANITARY SEWER STRUCTURE SCHEDULE STRUCTURE NO. C0-1 STRUCTURE TYPE CLEANOUT STRUCTURE SIZE (IN) 8 Ø STRUCTURE MATERIAL PVC TOP OF CASTING ELEVATION 1034.42 INVERT ELEVATION 1017.12 OUTLET PIPE SP-1 SANITARY SEWER PIPE SCHEDULE PIPE NO. SP-1 SP-2 DRAIN FROM C0-1 BUILDING INLET ELEVATION 1017.12 1017.50 DRAIN TO EX S-1 C0-1 OUTLET ELEVATION 1011.38 1017.22 PIPE SIZE 8" 8" PIPE CLASS SDR-23.5 SDR-23.5 PIPE GRADE 5.14% 5.27% PIPE LENGTH (FT) 112 5 UTILITY CROSSING TABLE CROSSING NUMBER SANITARY PIPE ELEVATIONS WATER PIPE ELEVATIONS STORM PIPE ELEVATIONS TOP=1027.63 BOT=1029.58 TOP = 1017.66 BOT = 1021.50 1 2 KETTLESTONE APARTMENTS PROJECT WITHOUT PRIOR WRITTEN CONSENT. INC. AND MAY NOT BE USED, COPIED OR DUPLICATED THIS DOCUMENT IS THE PROPERTY OF I & S GROUP, DATE ISSUED SCHEDULE DESCRIPTION BY 05/25/21 1ST CITY SUBMITTAL ARA WAUKEE IOWA PRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY NOT FOR CONSTRUCTIONB.M. ELEVATION=1037.53 TOP NUT OF FIRE HYDRANT ON NORTH SIDE OF SE ENCOMPASS DRIVE, 225' NORTHWEST OF GRAND PRAIRIE PARKWAY 06/09/21 2ND CITY SUBMITTAL ARA 06/22/21 3RD CITY SUBMITTAL ARA 07/07/21 4TH CITY SUBMITTAL ARA 07/22/21 5TH CITY SUBMITTAL ARA 24943 C3-SITE DATE REVISION SCHEDULE DESCRIPTION BY SHEET TITLE PROJECT NO. FILE NAME DESIGNED BY ORIGINAL ISSUE DATE DRAWN BY CLIENT PROJECT NO. REVIEWED BY C3-20 ---- --/--/-- 21-24943 C3-20 PROPOSED SITE UTILITY PLAN ---- ---- C3-20 PROPOSED SITE UTILITY PLAN 0 SCALE IN FEET 20 40 TJB ARA DAJ 8" WATER SERVICE (FIRE) 4" WATER SERVICE (DOMESTIC) CONNECT TO EXISTING WATER MAIN W/ TAPPING SLEEVE (FIELD VERIFY LOCATION) UTILITY LEGEND EXISTING PROPOSED ROOF DRAIN STORM DRAIN SANITARY SEWER SANITARY SEWER FORCEMAIN WATER MAIN GAS OVERHEAD ELECTRIC UNDERGROUND ELECTRIC UNDERGROUND TELEPHONE UNDERGROUND TV OVERHEAD UTILITY UNDERGROUND UTILITY FIBER OPTIC NOTES: 1.) CONTRACTOR SHALL FIELD VERIFY THE LOCATIONS OF ALL EXISTING UTILITIES. 2.) ALL UTILITIES THAT ARE TO BE CONSTRUCTED TO 5' OUTSIDE OF BUILDING ARE TO BE CONNECTED TO BUILDING BY MECHANICAL CONTRACTOR. 3.) ENSURE 18" VERTICAL SEPARATION BETWEEN ALL PROPOSED & EXISTING WATER, STORM & SANITARY UTILITIES. 4.) WATER SERVICE MUST HAVE 5.5 FT MINIMUM COVER. 5.) GASKETED JOINTS ARE REQUIRED FOR STORM SEWER OVER WATER MAIN CROSSINGS. 6.) GAS SERVICE AND METER TO BE INSTALLED AND SET BY THE CITY OF WAUKEE. >>>> >><IIII>IIG G OE OE UE UE UT UT UTV OHL UTL FBO ELECTRICAL TRANSFORMER (COORDIANTE WITH UTILITY COMPANY) ELECTRICAL CONDUIT (COORDINATE WITH UTILITY COMPANY FOR LOCATION AND SIZE)HYDRANT ASSEMBLY FDC LOCATION EXISTING PROPERTY LINE (TYP) ROOF DRAIN CONNECTION (SEE ARCH) 8" PVC WATER SERVICE CONNECT TO EXISTING SANITARY SEWER I = 1011.38 ELECTRICAL CONDUIT (COORDINATE WITH UTILITY COMPANY FOR SIZE AND LOCATION) GAS METER LOCATION (COORDINATE WITH UTILITY COMPANY FOR SIZE AND LOCATION) IRRIGATION WATER METER PIT FIRE RISER ROOM (SEE ARCH) CONNECT TO EXITING GAS MAIN (FIELD VERIFY LOCATION) 1 >>>>>> CONNECT P-1 TO EX A-302 ELEVATION = 1025.60 8" GATE VALVE AND BOX 2 CONNECT TO EXISTING STORM SEWER MANHOLE I = 1020.66 4 11 25 23 11 9 17 9 8 13 PROPOSE D B U I L D I N G 17,640 SQ. FT.FFE = 1034.50' 5 Public Util i t y E a s e m e n t Per Bk 20 1 3 P g 1 0 3 8 7SE ENCOMPASS DRIVE>> >> >> >> >> >> >>>>>> >> >> >> >> >> >> >>>> >>>>>>>>>>>>>> >>>>>>>>>>>>20' P r i v a t e S t o r m S e w e r E a s e m e n t per B o o k 2 0 1 9 , P a g e 1 0 4 3 4 26' P r i v a t e A c c e s s E a s e m e n t per B o o k 2 0 1 9 , P a g e 1 0 4 3 5 15' Public Water Main Easement per Book 2019, Page 10432 26'GRAND P R A I R I E P A R K W A Y >>>>>>Private Ingress/Egress Easement over all of Outlot A per Book 2019, Page 10433 KETTLESTONE APARTMENTS PROJECT WITHOUT PRIOR WRITTEN CONSENT. INC. AND MAY NOT BE USED, COPIED OR DUPLICATED THIS DOCUMENT IS THE PROPERTY OF I & S GROUP, DATE ISSUED SCHEDULE DESCRIPTION BY 05/25/21 1ST CITY SUBMITTAL ARA WAUKEE IOWA PRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY NOT FOR CONSTRUCTIONB.M. ELEVATION=1037.53 TOP NUT OF FIRE HYDRANT ON NORTH SIDE OF SE ENCOMPASS DRIVE, 225' NORTHWEST OF GRAND PRAIRIE PARKWAY 06/09/21 2ND CITY SUBMITTAL ARA 06/22/21 3RD CITY SUBMITTAL ARA 07/07/21 4TH CITY SUBMITTAL ARA 07/22/21 5TH CITY SUBMITTAL ARA 24943 C3-HYDRANT DATE REVISION SCHEDULE DESCRIPTION BY SHEET TITLE PROJECT NO. FILE NAME DESIGNED BY ORIGINAL ISSUE DATE DRAWN BY CLIENT PROJECT NO. REVIEWED BY C3-21 ---- --/--/-- 21-24943 C3-21 HYDRANT COVERAGE PLAN ---- ---- C3-21 HYDRANT COVERAGE PLAN 0 SCALE IN FEET 20 40 TJB ARA DAJ 100' RADIUS FOR FDC HYDRANT COVERAGE LEGEND EXISTING HYDRANT PROPOSED HYDRANT R150' R150' FDC LOCATION 4 11 25 23 11 9 17 9 8 13 PROPOSE D B U I L D I N G 17,640 SQ. FT.FFE = 1034.50' 5 >>>>>>>>>>>> >> >> >> >> >> I I I I > > > > >>>>>>>IIIIIIIIII >>>>>>>>1035103410 3 4 1034 1034 1034 1034 103410361036 1030 1029 1029 1031 1032 10331034 1034 1035 10321032103310331034103410201020102510251030103010211021102210221022 102210231023102310231024102410261 0 2 6 102610 2 61027 1027102710271028102810291029103110311032 10201025103010211022102310241026102710281029103110321033 Public Utili t y E a s e m e n t Per Bk 20 1 3 P g 1 0 3 8 7SE ENCOMPASS DRIVEEX MH R=1031.26 I= EX MH R=1031.19 I= EX MH R=1030.95 I= EX HH >> >> >> >> >> >> >>>>>>>> >> >> >> >> >> >> >>>> >>>>>>>>>>>>>> >>>>>>>>>>>>I I I I I I I I I I I I I I I I I I I I I I I UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO 20' P r i v a t e S t o r m S e w e r E a s e m e n t per B o o k 2 0 1 9 , P a g e 1 0 4 3 4 26' P r i v a t e A c c e s s E a s e m e n t per B o o k 2 0 1 9 , P a g e 1 0 4 3 5 15' Public Water Main Easement per Book 2019, Page 10432 26'GRAND P R A I R I E P A R K W A Y >>>>GGGGGGGGGGGGGGPrivate Ingress/Egress Easement over all of Outlot A per Book 2019, Page 10433 1034 1034 1 0 3 4 RIDGERIDGE RIDGE1025 10251030 1021102210231024 1024 1026 10261027 1028 1029 -1.4% -2 .5%-14.5%-14 .6% -32.8%-21.0%-2.3%RIDGE 1031.701024.181023.951023.851025.071 0 3 4 . 5 0 1034.501034.501 0 3 4 . 5 0 1034.48 1034.001035.76M A T C H 1035.52MATCH1035.29M A T C H 1034.84MATCH1033.88MATCH1033.43MATCH1034.40MATCH1 0 3 3 . 3 5 M A T C H1036.041 0 3 6 . 1 2 1 0 3 6 . 1 8 1 0 3 6 . 3 1 1035.641035.391035.391035.491035.641034.881034.721034.711034.631034.421 0 3 4 . 3 0 1 0 3 4 . 1 01034.161034.491034.421034.351034.251033.971033.951034.801 0 3 4 . 8 0 1034.801034.801035.621035.841035.931035.401 0 3 5 . 0 4 1035.211034.761034.071033.961033.861033.581033.841 0 3 3 . 8 9 1033.921033.991033.841 0 3 3 . 7 61034.051033.641033.501 0 3 3 . 2 5 1033.24 1034.3 11034.401034.301034.801034.621034.161033.991 0 3 4 . 0 5 1034.151034.441034.671034.081033.841034.25 1 0 3 4 . 7 1 1034.411034.581 0 3 4 . 0 0 1034.331033.601033.501034.781033.501034.401 0 3 4 . 4 6 1034.22 1034.271034.401034.32 1034.40 103 4 . 5 01034.391034.3 9 1034.50 1034.301034.301034.001033.901033.81 1034.311023.991032.67MATCH1032.58MATCH1 0 2 5 . 9 5MATCH 1026.21MATCH1034.8 2 1034.761034.891034.731 0 3 5 . 0 0 1034.051034.691034.811 0 3 3 . 1 0 1033.061 0 3 3 . 7 31033.851033.971035.741 0 3 5 . 7 1 1035.681 0 3 5 . 7 7 1034.291034.271 0 3 4 . 0 71034.001 0 3 4 . 4 1 1 0 3 4 . 6 4 1034.50 1034.50 1034.301034.37 1034.501034.501034.501034.401034.281033.741033.661034.281034.611034.761 0 3 4 . 3 01033.7810 2 4 . 9 31035.151033.751033.9 5 RIDG E RIDG E RIDG E RIDGE 1034.50 1034. 3 0 1034.391033.08100-YR1032.96100-YR1033. 7 9 100-Y R 1 0 3 3 . 8 1 1 0 0 - Y R 1034.401 0 3 4 . 3 1 1 0 3 4 . 4 0 -1.8% -1.5% -7.4 %-25.8%1 0 3 4 . 5 01034.501034.501025.00-1 .1%-1.4%-1.0%- 1 . 3% -1.7% - 2 . 5% -3.2%-2.2%-1.6%-2.9% -2. 0 % -1.7%-1.5%-0.0%-1.5%1 0 3 4 . 0 4 1034.301 0 3 4 . 0 4 1034.051034.301034.001 0 3 4 . 3 0 1 0 3 4 . 4 8 1034.481033.94ST-3 E.O.F1034.301033 . 3 1 100- Y R 1033.5 7 ST-1 E. O. F 1033.25ST-1B E.O.F-0.0%-1.2%-0.5%-0.5%-1.6%-1.2%-0.9% 10 3 4 . 6 1 1 0 3 4 . 2 0 1033.55S T - 1 A E . O . F 1029.651027.901030.201034.40- 3 . 1%-3.1%1034-3.3%1034.401034.411 0 3 4 . 3 4 -3.5%-7.8%-9. 0 %-6.1%-2.0% -3. 6 %-3.7%-19.2%1032.25-2.0% 1032 103310331033 1034 103410341033.391033.73 1 0 3 3 . 8 61034.801034.801 0 3 2 . 6 7 S T - 4 E . O . F 1034.2 6 ST-2 E. O. F -1.3% -1.6%-1.0%-1.4%-2.0%1035.781035.631 0 3 2 . 3 5 1 0 0 - Y R 1034.33-3.9%ST-2 ST-3 ST-4 ST-1A ST-1B ST-1 1 0 3 3 . 4 7 KETTLESTONE APARTMENTS PROJECT WITHOUT PRIOR WRITTEN CONSENT. INC. AND MAY NOT BE USED, COPIED OR DUPLICATED THIS DOCUMENT IS THE PROPERTY OF I & S GROUP, DATE ISSUED SCHEDULE DESCRIPTION BY 05/25/21 1ST CITY SUBMITTAL ARA WAUKEE IOWA PRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY NOT FOR CONSTRUCTIONB.M. ELEVATION=1037.53 TOP NUT OF FIRE HYDRANT ON NORTH SIDE OF SE ENCOMPASS DRIVE, 225' NORTHWEST OF GRAND PRAIRIE PARKWAY 06/09/21 2ND CITY SUBMITTAL ARA 06/22/21 3RD CITY SUBMITTAL ARA 07/07/21 4TH CITY SUBMITTAL ARA 07/22/21 5TH CITY SUBMITTAL ARA 24943 C4-GRADE DATE REVISION SCHEDULE DESCRIPTION BY SHEET TITLE PROJECT NO. FILE NAME DESIGNED BY ORIGINAL ISSUE DATE DRAWN BY CLIENT PROJECT NO. REVIEWED BY C4-10 ---- --/--/-- 21-24943 C4-10 OVERALL GRADING PLAN ---- ---- C4-10 OVERALL GRADING PLAN 0 SCALE IN FEET 20 40 TJB ARA DAJ GRADING LEGEND EXISTING CONTOUR (MINOR INTERVAL) EXISTING CONTOUR (MAJOR INTERVAL) PROPOSED CONTOUR (MINOR INTERVAL) PROPOSED CONTOUR (MAJOR INTERVAL) PROPOSED SPOT ELEVATION PROPOSED TOP BACK OF CURB SPOT ELEVATION SURFACE GRADE / DIRECTION GENERAL GRADING NOTES PROPOSED CONTOURS SHOW FINISHED GRADE ELEVATIONS. BUILDING PAD AND PAVEMENT HOLD DOWNS ARE NOT INCLUDED. WHEN CONSTRUCTING BUILDING PADS WITH A HOLD DOWN, GRADE AREAS TO ENSURE POSITIVE BUILDING PAD DRAINAGE. 101 100 101 100 XXX.XXXXX.XX-X.X% INSET A (SEE SHEET C4-20) INSET B (SEE SHEET C4-20) INSET C (SEE SHEET C4-20) INSET D (SEE SHEET C4-20) INSET E (SEE SHEET C4-20) INSET F (SEE SHEET C4-20) INSET G (SEE SHEET C4-20) INSET H (SEE SHEET C4-20) INSET I (SEE SHEET C4-20) PROTECT EXISTING HANDHOLES. SURROUNDING GRADE TO BE BLENDED TO MATCH EXISTING RIM ELEVATIONS. INSET J (SEE SHEET C4-20) I I I 1034.48 1034.301034.801034.621034.301034.301034.691034.301034.37 1034.501 0 3 4 . 5 01034.501034.401034.50-1.5%1034.04-1.2%-0.5%-1.2%-0.9% 10 3 4 . 6 1 -1.0%-1.5%-0.6%-1.1%1034.451034.421 0 3 4 . 3 4 23 13 >> >> >>>>>>>>>> 1 5 ' P u b l i c W a t e r M a i n E a s em e n t1035.76M A T C H 1035.52MATCH1 0 3 5 . 2 9MATCH1036.041036.121 0 3 6 . 1 8 1 0 3 6 . 3 1 1035.621035.841035.931035.681035.77RIDG E 1 0 3 5 . 7 8 1 0 3 5 . 6 3 25 23 >> >> >> >> >> >> >>1035.52MATCH1035.29M A T C H 1034.84MATCH1035.931035.401035.041035.211034.761 0 3 5 . 7 4 1035.711035.681 0 3 5 . 7 7 RIDG E 25 >> >> >> >> >>26'1033.88MATCH1034.40MATCH1034.071033.961033.861033.581033.501 0 3 5 . 1 5 RIDG E 1033.5 7 ST-1 E. O. F 9 >>>>1033>> >> >> >> >> >> >> >>>>>>1034.001033.43MATCH1033.35M A T C H 1033.24 1034.3 1 1034.401 0 3 3 . 9 0 1033.81 1 0 3 3 . 7 31033.85 1 0 3 3 . 9 7 1033.751033.9 5 RIDGE -1.5%-0.3%0.8% 1.3%1033.25ST-1B E.O.F-3.3% 8 I I IIIIIII >>>>1034 1034 1034 10331034 1 0 3 4 1034.501034.101034.161034.081033.841034.25 1 0 3 4 . 7 1 1034.411034.581034.22 1 0 3 4 . 2 7 1034.401034.32 1034.40 1034.8 2 1034.761034.051034.291034.271 0 3 4 . 0 7 1034.001034.411 0 3 4 . 6 41033.811 0 0 - Y R -0 . 9 % -1 . 1 %1.4%0.4%-1.7% 1 0 3 4 . 4 8-1.3%-1.2% - 1 . 2%1034.40-2.0% 1 0 3 4 . 3 3 ST-3 4 1031-2 .5%1034.001034.281033.741033.661034.281034.611034.761034.301034.50 1034. 3 0 1034.39-4.3% -4.6%-0.5%-1.8% -1.5%-0.0%-1.5% -1.8% -1.4%-0.5%1034.001034.30-0.0%-0.5%-1.6%1034> > > > > > >>>>> >> >>103010271028102910311032 >> >> >> >> >> >> >> >>>>>>20' Priva t e S t o r m S e w e r E a s e m e n t per B o o k 2 0 1 9 , P a g e 1 0 4 3 4 1025 1030 102210231024 1026 1027 1028 1029-14.5%-14 .6% -32.8%1025.071034.501034.3110 2 4 . 9 3-1.5%-1.5%-1.5%-1.5%1034.401034.311034.401034.501025.001030.200.0% 0.0% 1032 1033 1034 1025.011024.98-1.3% -1.6%-1.0%-1.4%10251024 10261024.181 0 2 3 . 9 5 1023.851023.991025.95M A T C H 1026.21MATCH-4.6% -4.8%-2.2%1 0 2 3 . 9 5 1023.921024.091023.95-1.5%1.8%-0.0%0.5% PROPOSE D B U I L D I N G 17,640 FFE = >>>>>>>>1032FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO1034.501034.631034.421 0 3 4 . 3 0 1034.401 0 3 4 . 4 6 1032.67MATCH1032.58MATCH1034.811 0 3 3 . 1 0 1033.061034.50 1034.50 -4.0%-4.0%-1.5% -0.7% -1 .1%1034.411 0 3 4 . 3 4 -1.1%-0.9%-1.0%-1.0%0.0%-0.2% -0.9%-7.8%-3.7%-19.2%1032.251 0 3 2 . 6 7ST-4 E.O.F1 0 3 2 . 3 5 1 0 0 - Y R -3.9%ST-4 KETTLESTONE APARTMENTS PROJECT WITHOUT PRIOR WRITTEN CONSENT. INC. AND MAY NOT BE USED, COPIED OR DUPLICATED THIS DOCUMENT IS THE PROPERTY OF I & S GROUP, DATE ISSUED SCHEDULE DESCRIPTION BY 05/25/21 1ST CITY SUBMITTAL ARA WAUKEE IOWA PRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY NOT FOR CONSTRUCTIONB.M. ELEVATION=1037.53 TOP NUT OF FIRE HYDRANT ON NORTH SIDE OF SE ENCOMPASS DRIVE, 225' NORTHWEST OF GRAND PRAIRIE PARKWAY 06/09/21 2ND CITY SUBMITTAL ARA 06/22/21 3RD CITY SUBMITTAL ARA 07/07/21 4TH CITY SUBMITTAL ARA 07/22/21 5TH CITY SUBMITTAL ARA 24943 C4-GRADE DATE REVISION SCHEDULE DESCRIPTION BY SHEET TITLE PROJECT NO. FILE NAME DESIGNED BY ORIGINAL ISSUE DATE DRAWN BY CLIENT PROJECT NO. REVIEWED BY C4-20 ---- --/--/-- 21-24943 C4-20 DETAILED GRADING PLAN ---- ---- C4-20 DETAILED GRADING PLAN 0 SCALE IN FEET 10 20 TJB ARA DAJ INSET A INSET C INSET B INSET D INSET E INSET F INSET G INSET H INSET I INSET J 4 11 25 23 11 9 17 9 8 13 PROPOSE D B U I L D I N G 17,640 SQ. FT.FFE = 1034.50' 5 Public Util i t y E a s e m e n t Per Bk 20 1 3 P g 1 0 3 8 7SE ENCOMPASS DRIVEEX MH R=1031.26 I= EX MH R=1031.19 I= EX MH R=1030.95 I= EX HH >> >> >> >> >> >> >>>>>> >> >> >> >> >> >> >>>> >>>>>>>>>>>>>> >>>>>>>>>>>>I I I I I I I I I I I I I I I I I UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO 20' P r i v a t e S t o r m S e w e r E a s e m e n t per B o o k 2 0 1 9 , P a g e 1 0 4 3 4 26' P r i v a t e A c c e s s E a s e m e n t per B o o k 2 0 1 9 , P a g e 1 0 4 3 5 15' Public Water Main Easement per Book 2019, Page 10432 26'GRAND P R A I R I E P A R K W A Y >>>>GGGGGGGGGG>>>>>>>>>>>> >> >> >> >> >>>>>>>>>>>>>>>> (3) TRANSPLANTED DECIDUOUS TREES (1) AG (16) DL (8) CK (14) SV (2) CK (20) DL (8) CK (1) BH (12) SG (37) RG (13) CM (1) BH (4) TRANSPLANTED EVERGREEN TREES (2) TRANSPLANTED EVERGREEN TREES (6) AM (7) SG (1) AG (19) EM (3) BF (15) EM (3) BF (6) QN (2) SH (7) AA (2) SH (6) QN (2) FS (5) VL (2) PW (2) JE (3) PB (2) JE (5) PW (2) AG (2) BH (10) SG (14) SG (2) BH (1) AG (21) AB (13) EM (15) EM (29) AB (4) EM (7) SG (6) PL (2) PW2 (5) VL (7) AC2 (4) TY (23) EM (4) CA (26) BL (3) JS (3) SH (6) JS (7) QN (6) JS (5) AM (3) FS (4) RL (2) PW (3) JS (14) AM (5) MS (7) VL (4) QK (5) PW2 (3) JS (6) AB (12) EM (15) EM (12) AB (8) AM (5) MS (5) PW2 3 (16) CK (3) PW (8) PW2 (3) PB (9) VL (2) TH (37) SG (84) SM2 (19) SG (4) TY (73) SG (4) SC (2) JE SYMBOL DESCRIPTION QTY CLEAN RIVER GRAVEL 2"15.02 CY HARDWOOD MULCH 131.52 CY BLACK STEEL EDGING 893 LF3 REFERENCE NOTES SCHEDULE KETTLESTONE APARTMENTS PROJECT WITHOUT PRIOR WRITTEN CONSENT. INC. AND MAY NOT BE USED, COPIED OR DUPLICATED THIS DOCUMENT IS THE PROPERTY OF I & S GROUP, DATE ISSUED SCHEDULE DESCRIPTION BY 05/25/21 1ST CITY SUBMITTAL ARA WAUKEE IOWA PRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY NOT FOR CONSTRUCTIONB.M. ELEVATION=1037.53 TOP NUT OF FIRE HYDRANT ON NORTH SIDE OF SE ENCOMPASS DRIVE, 225' NORTHWEST OF GRAND PRAIRIE PARKWAY 06/09/21 2ND CITY SUBMITTAL ARA 06/22/21 3RD CITY SUBMITTAL ARA 07/07/21 4TH CITY SUBMITTAL ARA 07/22/21 5TH CITY SUBMITTAL ARA 24943 C5-LAND DATE REVISION SCHEDULE DESCRIPTION BY SHEET TITLE PROJECT NO. FILE NAME DESIGNED BY ORIGINAL ISSUE DATE DRAWN BY CLIENT PROJECT NO. REVIEWED BY C5-10 ---- --/--/-- 21-24943 C5-10 SITE RESTORATION & PLANTING PLAN ---- ---- C5-10 SITE RESTORATION & PLANTING PLAN 0 SCALE IN FEET 20 40 TJB ARA DAJ NOTE: SEE SHEET C5-20 FOR LANDSCAPE DETAILS AND NOTES AS REQUIRED IN THE CITY OF WAUKEE, IOWA ZONING CODE AND KETTLESTONE DESIGN GUIDELINES LOT DATA: 99,294 SF = TOTAL LOT AREA K-PUD = LOT'S ZONING DISTRICT 300 LF = LENGTH OF SETBACK BETWEEN R.O.W. AND PARKING 14,894 SF = REQUIRED OPEN SPACE / SF PROVIDED (CODE: 15% OF TOTAL LOT AREA, 99,294 x 15% = 14,894) PLANTING REQUIREMENTS PER OPEN SPACE: 1.5 OVERSTORY / 1000 SF (25% SHALL BE EVERGREEN / CONIFEROUS) 0.5 UNDERSTORY / 1000 SF 2 SHRUBS / 1000 SF 14,894 SF / 1000 SF x 1.5 = 22.34 OR 23 OVERSTORY TREES REQUIRED / 23 PROVIDED (6 EVERGREEN TREES) 14,894 SF / 1000 SF x 0.5 = 7.447 OR 7 UNDERSTORY TREES REQUIRED / 7 PROVIDED 14,894 SF / 1000 SF x 2 = 29.78 OR 30 SHRUBS REQUIRED / 30 PROVIDED PLANTING REQUIREMENTS PER OFF-STREET PARKING AREAS: ALL PARKING ISLANDS SHALL HAVE A MINIMUM 1 OVERSTORY TREE ALL ISLANDS TO BE PLANTED WITH A GROUND COVER AND / OR MULCHED BUFFERING SHALL BE PROVIDED WITH A MINIMUM: 980 LF OF R.O.W. / 50 LF = 19.6 X (1.5) = 29.4 OR 29 OVERSTORY TREES REQUIRED / 29PROVIDED 980 LF OF R.O.W. / 50 LF = 19.6 X (2.5) = 49 EVERGREEN TREES REQUIRED / 49 PROVIDED 980 LF OF R.O.W. / 50 LF = 19.6 X (2.5) = 49 UNDERSTORY TREES REQUIRED / 49 PROVIDED 980 LF OF STREET FRONTAGE / 50 LF = 19.6 X (15) = 294 SHRUBS REQUIRED / 294 SHRUBS PROVIDED TOTAL PLANTS SHOWN ON PLAN 42 OVERSTORY TREES (3 EXISTING) 8 PARKING ISLAND OVERSTORY TREES 56 UNDERSTORY TREES 55 EVERGREEN TREES (6 EXISTING) 366 SHRUBS 100 PERENNIALS 213 GRASSES CITY LANDSCAPE REQUIREMENTS (3) DECIDUOUS TREES TO BE SAVED AND RELOCATED (6) EVERGREEN TREES TO BE SAVED AND RELOCATED SEE ENCOMPASS DRIVE PLANS FOR RIGHT-OF-WAY PLANTING EVERGREEN TREES CODE QTY BOTANICAL / COMMON NAME SIZE ROOT JE 6 JUNIPERUS VIRGINIANA 6` HT MIN B & B EASTERN RED CEDAR PW2 20 PICEA PUNGENS 'GLAUCA PENDULA'2.5" CAL B & B WEEPING BLUE SPRUCE PB 6 PICEA PUNGENS GLAUCA 'BABY BLUE EYES' TM 6` HT MIN B & B BABY BLUE EYES COLORADO BLUE SPRUCE FS 5 PICEA PUNGENS GLAUCA `FAT ALBERT`6` HT MIN B & B FAT ALBERT COLORADO BLUE SPRUCE PW 12 PINUS CEMBRA 'HERMAN' TM 6` HT MIN B & B PRAIRIE STATESMAN SWISS STONE PINE OVERSTORY TREES CODE QTY BOTANICAL / COMMON NAME SIZE ROOT BH 6 BETULA NIGRA `HERITAGE`2" CAL B & B HERITAGE RIVER BIRCH BF 6 BETULA PLATYPHYLLA `FARGO` TM 2" CAL B & B DAKOTA PINNACLE ASIAN WHITE BIRCH AG 5 GINKGO BILOBA `AUTUMN GOLD`2" CAL B & B AUTUMN GOLD GINKGO SH 7 GLEDITSIA TRIACANTHOS `SKYLINE`2" CAL B & B SKYLINE HONEY LOCUST QK 4 QUERCUS ROBUR X ALBA 'JFS-KW1QX' TM 2.5" CAL B & B STREET SPIRE OAK QN 19 QUERCUS X WAREI 'NADLER' TM 2.5" CAL B & B KINDRED SPIRIT OAK RL 4 TILIA AMERICANA `REDMOND`2" CAL B & B REDMOND AMERICAN LINDEN UNDERSTORY TREES CODE QTY BOTANICAL / COMMON NAME SIZE ROOT AA 7 AMELANCHIER ARBOREA `AUTUMN BRILLIANCE`2" CAL B & B DOWNY SERVICEBERRY AC2 7 AMELANCHIER CANADENSIS 2.5" CAL B & B CANADIAN SERVICEBERRY TH 2 CRATAEGUS CRUS-GALLI `INERMIS`2" CAL B & B THORNLESS HAWTHORN MS 10 MALUS X 'SPRING SNOW'2.5" CAL B & B SPRING SNOW CRABAPPLE SC 4 MALUS X `SPRING SNOW`2" CAL B & B SPRING SNOW CRABAPPLE VL 26 VIBURNUM LENTAGO 2.5" CAL B & B NANNYBERRY PLANT SCHEDULE DECIDUOUS SHRUBS CODE QTY BOTANICAL / COMMON NAME SIZE ROOT NOTE AM 33 ARONIA MELANOCARPA 5 GAL CONT 24" HT MIN BLACK CHOKEBERRY CA 4 CORNUS SERICEA `ARTIC FIRE`5 GAL CONT 24" HT MIN ARTIC FIRE DOGWOOD PL 6 PEROVSKIA X `LONGIN`5 GAL CONT 24" HT MIN RUSSIAN SAGE BL 26 SPIRAEA BETULIFOLIA 5 GAL CONT 24" HT MIN BIRCHLEAF SPIREA SM2 84 SYRINGA MEYERI 'PALIBIN'2 GAL CONT DWARF KOREAN LILAC EVERGREEN SHRUBS CODE QTY BOTANICAL / COMMON NAME SIZE ROOT NOTE AB 68 ABIES BALSAMEA 'NANA'3 GAL CONT DWARF BALSAM FIR EM 116 EUONYMUS FORTUNEI 'MOONSHADOW' TM 5 GAL B & B MOONSHADOW EUONYMUS JS 21 JUNIPERUS CHINENSIS `SPARTAN`48" HT MIN B & B 48" HT MIN SPARTAN JUNIPER TY 8 TAXUS X MEDIA `TAUNTONII`5 GAL CONT 24" HT MIN TAUTON YEW ORNAMENTAL GRASSES CODE QTY BOTANICAL / COMMON NAME SIZE ROOT NOTE CK 34 CALAMAGROSTIS X ACUTIFLORA `KARL FOERSTER`1 GAL CONT 18" HT MIN FEATHER REED GRASS SG 179 PANICUM VIRGATUM `SHENANDOAH`1 GAL CONT 18" HT MIN SWITCH GRASS PERENNIALS CODE QTY BOTANICAL / COMMON NAME SIZE ROOT NOTE DL 36 HEMEROCALLIS X `STELLA DE ORO`1 GAL CONT 12" HT MIN STELLA DE ORO DAYLILY CM 13 NEPETA RACEMOSA `WALKER`S LOW`1 GAL CONT 12" HT MIN CATMINT RG 37 RUDBECKIA FULGIDA `GOLDSTRUM`1 GAL CONT 12" HT MIN BLACK-EYED SUSAN SV 14 SALVIA NEMOROSA `VOILET RIOT`1 GAL CONT 12" HT MIN PERENIAL SALVIA GROUND COVERS CODE QTY DESCRIPTION SOD 16,419 LOCALLY GROWN BLUEGRASS SOD SOD KETTLESTONE APARTMENTS PROJECT WITHOUT PRIOR WRITTEN CONSENT. INC. AND MAY NOT BE USED, COPIED OR DUPLICATED THIS DOCUMENT IS THE PROPERTY OF I & S GROUP, DATE ISSUED SCHEDULE DESCRIPTION BY 05/25/21 1ST CITY SUBMITTAL ARA WAUKEE IOWA PRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY NOT FOR CONSTRUCTIONB.M. ELEVATION=1037.53 TOP NUT OF FIRE HYDRANT ON NORTH SIDE OF SE ENCOMPASS DRIVE, 225' NORTHWEST OF GRAND PRAIRIE PARKWAY 06/09/21 2ND CITY SUBMITTAL ARA 06/22/21 3RD CITY SUBMITTAL ARA 07/07/21 4TH CITY SUBMITTAL ARA 07/22/21 5TH CITY SUBMITTAL ARA 24943 C5-LAND DATE REVISION SCHEDULE DESCRIPTION BY SHEET TITLE PROJECT NO. FILE NAME DESIGNED BY ORIGINAL ISSUE DATE DRAWN BY CLIENT PROJECT NO. REVIEWED BY C5-11 ---- --/--/-- 21-24943 C5-11 PLANTING SCHEDULE ---- ---- C5-11 PLANTING SCHEDULE TJB ARA DAJ 24943 C5-LAND DATE REVISION SCHEDULE DESCRIPTION BY SHEET TITLE PROJECT NO. FILE NAME DESIGNED BY ORIGINAL ISSUE DATE DRAWN BY CLIENT PROJECT NO. REVIEWED BY C5-20 ---- --/--/-- 21-24943 C5-20 PLANTING NOTES & DETAILS ---- ---- C5-20 PLANTING NOTES & DETAILS TJB ARA DAJ KETTLESTONE APARTMENTS PROJECT WITHOUT PRIOR WRITTEN CONSENT. INC. AND MAY NOT BE USED, COPIED OR DUPLICATED THIS DOCUMENT IS THE PROPERTY OF I & S GROUP, DATE ISSUED SCHEDULE DESCRIPTION BY 05/25/21 1ST CITY SUBMITTAL ARA WAUKEE IOWA PRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY NOT FOR CONSTRUCTIONB.M. ELEVATION=1037.53 TOP NUT OF FIRE HYDRANT ON NORTH SIDE OF SE ENCOMPASS DRIVE, 225' NORTHWEST OF GRAND PRAIRIE PARKWAY 06/09/21 2ND CITY SUBMITTAL ARA 06/22/21 3RD CITY SUBMITTAL ARA 07/07/21 4TH CITY SUBMITTAL ARA 07/22/21 5TH CITY SUBMITTAL ARA 1.COORDINATE LOCATION OF ALL UTILITIES (LINES, DUCTS, CONDUITS, SLEEVES, FOOTINGS, ETC.) WITH LOCATIONS OF PROPOSED LANDSCAPE ELEMENTS (FENCE, FOOTINGS, TREE ROOTBALLS, ETC.). CONTRACTOR SHALL REPORT ANY DISCREPANCIES TO OWNER'S REPRESENTATIVE PRIOR TO CONTINUING WORK. 2.REMOVE ALL CONSTRUCTION DEBRIS AND MATERIALS INJURIOUS TO PLANT GROWTH FROM PLANTING PITS AND BEDS PRIOR TO BACKFILLING WITH PLANTING MIX. 3.LAWN AREAS SHALL HAVE 6" MINIMUM DEPTH OF TOPSOIL. TOPSOIL SHALL BE COMPACTED TO 85% MAXIMUM DENSITY AT OPTIMUM MOISTURE CONTENT. 4.ALL PLANTING BEDS SHALL RECEIVE AMENDED SOIL AT A RATE OF 1 CY PER 1,000 SF. AMENDED SOIL TO BE LOCALLY SOURCED AND TILLED TO A MINIMUM 6" DEPTH. 5.FIELD STAKE PLANTINGS ACCORDING TO PLAN. OWNER'S REPRESENTATIVE SHALL APPROVE ALL PLANT LOCATIONS PRIOR TO INSTALLATION. 6.ALL PLANT MATERIALS SHALL BE TRUE TO THEIR SCIENTIFIC NAME AND SIZE AS INDICATED IN THE PLANT SCHEDULE. 7.IF DISCREPANCIES EXIST BETWEEN THE NUMBER OF PLANTS DRAWN ON THE PLANTING PLAN AND THE NUMBER OF PLANTS IN THE SCHEDULE, THE PLANTING PLAN SHALL GOVERN. 8.ANY PROPOSED SUBSTITUTIONS OF PLANT SPECIES SHALL BE MADE WITH PLANTS OF EQUIVALENT OVERALL FORM, HEIGHT, BRANCHING HABIT, FLOWER, LEAF, COLOR, FRUIT AND CULTURE, AND ONLY AFTER WRITTEN APPROVAL OF THE OWNER'S REPRESENTATIVE AND OWNER. 9.ALL PLANT MATERIALS MUST CONFORM TO AMERICAN STANDARDS FOR NURSERY STOCK (A.N.S.I.), LATEST EDITION PUBLISHED BY THE AMERICAN ASSOCIATION OF NURSERYMEN, WASHINGTON D.C. LARGER SIZED PLANT MATERIALS OF THE SPECIES LISTED MAY BE USED IF THE STOCK CONFORMS TO A.N.S.I. 10.PROVIDE SHREDDED HARDWOOD AND ROCK MULCHES IN ALL PLANTING BEDS AND PARKING ISLANDS PER THESE PLANS. APPLY PRE-EMERGENT TO ALL PLANTING BEDS PRIOR TO MULCHING. FOR TREES NOT LOCATED IN PARKING ISLANDS, OR PLANTING BEDS, PROVIDE HARDWOOD MULCH RING PER PLANTING DETAILS. 11.ALL PLANT MATERIAL SHALL BE GUARANTEED TO BE IN A LIVE AND HEALTHY GROWING CONDITION FOR ONE FULL GROWING SEASON (ONE YEAR) AFTER FINAL PROJECT ACCEPTANCE OR SHALL BE REPLACED FREE OF CHARGE WITH THE SAME GRADE AND SPECIES. ALL TREES SHALL HAVE A STRONG CENTRAL LEADER. 12.PLANTING BED EDGING SHALL BE ROLLED-TOP STEEL EDGING PAINTED GREEN, OR EQUAL, w/ LANDSCAPE STAKING IN ALL AREAS WHERE PLANTING BED MEETS LAWN AREAS. 13.CONTRACTOR IS RESPONSIBLE FOR ALL DAMAGE DUE TO OPERATIONS INSIDE AND OUTSIDE OF THE CONTRACT LIMIT LINE. ANY AREAS OUTSIDE THE LIMIT OF WORK THAT ARE DISTURBED SHALL BE RESTORED TO ITS ORIGINAL CONDITION AT NO ADDITIONAL COST TO THE OWNER. 14.ALL TURF AREAS DISTURBED BY CONSTRUCTION SHALL BE SODDED. SOD SECTIONS SHALL BE NO SMALLER THAN 24" X 36" STAKED IN PLACE WITH BIODEGRADABLE SOD STAKES WHEN SLOPE IS STEEPER THAN 5:1 OR WHEN CONDITIONS REQUIRE. GENERAL PLANTING NOTES TOP OF ROOTBALL TO BE SET ABOVE GRADE 3" CUT AND REMOVE AT MINIMUM THE TOP HALF OF WIRE BASKETS, BURLAP AND/OR TWINE AND REMOVE FROM THE PLANTING PIT. AVOID CUTTING OR SCARING ROOTS. ANY ROOTS THAT ARE SCARED OR BROKEN DURING PLANTING SHOULD BE CUT CLEAN AT 90 DEGREES BACKFILL PLANTING PIT PER TREE PLANTING SPECIFICATIONS WHEN PROVIDED, OR WITH NATIVE SOIL-EXCEPT WHEN IN HEAVY CLAY, MIX AMENDED TOPSOIL FROM A LOCAL SOURCE WITH NATIVE SOIL EXCAVATE PLANTING PIT TO A DEPTH EQUAL TO THE DEPTH OF THE ROOTBALL MINUS 3" AND A MINIMUM TWICE THE DIAMETER OF THE ROOTBALL PLACE ROOTBALL ON UNDISTURBED SOIL AND ENSURE TRUNK OF TREES IS PLUMB 3" LAYER OF DOUBLE SHREDDED HARDWOOD MULCH (NATURAL COLOR) MOUNDED AT EDGE TO FORM A SHALLOW SAUCER - DO NOT PLACE MULCH DIRECTLY ON TREE TRUNK, LEAVE A MIN. 3" RING AROUND CROWN. WHEN PLACED IN PLANTING BED USE PLANTING BED MULCH SPECIFIED ROOTBALL DIA 2X ROOTBALL DIA DEPTH OF ROOTBALL NEVER CUT PRIMARY LEADER PRUNE ALL BROKEN, DAMAGED, OR RUBBING LIMBS AND BRANCHES IMMEDIATELY AFTER PLANTING - ALL PRUNING CUTS CLEAN AT 90 DEGREES TIE NYLON STRAP AROUND TRUNK AS SHOWN 1/2" WIDE NYLON STRAPPING - COLOR TO BE APPROVED BY LANDSCAPE ARCHITECT FINISH GRADE TREES 8'+TREES 6'-8' *NOTE: DO NOT STAKE TREES UNLESS INDICATED. HARDWOOD STAKES 2"X2"X8' LONG - INSTALL OUTSIDE OF ROOTBALL AT 5' MAX HT STAKING DIAGRAM, NO STAKING TREES UNDER 6' DECIDUOUS TREE PLANTING DETAIL SCALE: 1" = 1'-0 TIE NYLON STRAP AROUND TRUNK AS SHOWN CUT AND REMOVE AT MINIMUM THE TOP HALF OF WIRE BASKETS, BURLAP AND/OR TWINE AND REMOVE FROM THE PLANTING PIT. AVOID CUTTING OR SCARING ROOTS. ANY ROOTS THAT ARE SCARED OR BROKEN DURING PLANTING SHOULD BE CUT CLEAN AT 90 DEGREES BACKFILL PLANTING PIT PER TREE PLANTING SPECIFICATIONS WHEN PROVIDED, OR WITH NATIVE SOIL-EXCEPT WHEN IN HEAVY CLAY, MIX AMENDED TOPSOIL FROM A LOCAL SOURCE WITH NATIVE SOIL EXCAVATE PLANTING PIT TO A DEPTH EQUAL TO THE DEPTH OF THE ROOTBALL MINUS 3" AND A MINIMUM TWICE THE DIAMETER OF THE ROOTBALL PLACE ROOTBALL ON UNDISTURBED SOIL AND ENSURE TRUNK OF TREES IS PLUMB 3" LAYER OF DOUBLE SHREDDED HARDWOOD MULCH MOUNDED AT EDGE TO FORM A SHALLOW SAUCER - DO NOT PLACE MULCH DIRECTLY ON TREE TRUNK, LEAVE A MIN. 3" RING AROUND CROWN. WHEN PLACED IN PLANTING BED USE PLANTING BED MULCH SPECIFIED ROOTBALL DIA 2X ROOTBALL DIA DEPTH OF ROOTBALL NEVER CUT PRIMARY LEADER PRUNE ALL BROKEN, DAMAGED, OR RUBBING LIMBS AND BRANCHES IMMEDIATELY AFTER PLANTING - ALL PRUNING CUTS CLEAN AT 90 DEGREES FINISH GRADE TREES 8'+TREES 6'-8'TOP OF ROOTBALL TO BE SET ABOVE GRADE 3" 1/2" WIDE NYLON STRAPPING - COLOR TO BE APPROVED BY LANDSCAPE ARCHITECT *NOTE: DO NOT STAKE TREES UNLESS INDICATED. HARDWOOD STAKES 2"X2"X8' LONG - INSTALL OUTSIDE OF ROOTBALL AT 5' MAX HT STAKING DIAGRAM, NO STAKING TREES UNDER 6' CONIFER / EVERGREEN TREE PLANTING DETAIL SCALE: 1" = 1'-0 3" LAYER OF MULCH PER MATERIALS SCHEDULE, OR AS NOTED ON PLAN PLANTING BED - SOIL PREPARATION PER PLANS & NOTES LAWN OR GROUND COVER FINISH GRADE LANDSCAPE EDGING AND STAKING - PER PLANS & NOTES SUBGRADE - PER PLANS & NOTES LANDSCAPE EDGING DETAIL SCALE: 1" = 1'-0 3" LAYER OF MULCH PER MATERIALS SCHEDULE, OR AS NOTED ON PLAN BACKFILL PLANTING PIT PER SHRUB PLANTING SPECIFICATIONS WHEN PROVIDED, OR WITH NATIVE SOIL-EXCEPT WHEN IN HEAVY CLAY, MIX AMENDED TOPSOIL FROM A LOCAL SOURCE WITH NATIVE SOIL EXCAVATE PLANTING PIT TO A DEPTH EQUAL TO THE DEPTH OF THE ROOTBALL / CONTAINER MINUS 3" AND A MINIMUM TWICE THE DIAMETER OF THE ROOTBALL / CONTAINER - TILL ALL PLANTING BEDS TO A MINIMUM DEPTH OF 6" THROUGHT PLACE ROOTBALL ON UNDISTURBED SOIL AND ENSURE PLANT IS PLUMB ALL PLANTS TO BE INSTALLED SO THAT THE TOP OF THE CROWN OF THE PLANT IS SLIGHTLY ABOVE FINISH GRADE 3" ROOTBALL DIA 2X ROOTBALL DIA DEPTH OF ROOTBALL FINISH GRADE CUT AND REMOVE AT MINIMUM THE TOP HALF OF WIRE BASKETS, BURLAP AND/OR TWINE, OR ENTIRE CONTAINER, AND REMOVE FROM THE PLANTING PIT, SCARIFY ROOTS FOR ALL CONTAINERIZED PLANTS 5 GALLONS FOR SMALLER CONTAINER DIA 2X CONTAINER DIA SHRUB PLANTING DETAIL SCALE: 1" = 1'-0 PLAN FINISH GRADE SECTION BED EDGE PER PLANS SYMMETRICAL SPACING 1/2 SPECIFIED PLANT SPACING 3" LAYER OF MULCH PER MATERIALS SCHEDULE, OR AS NOTED ON PLAN TILL ALL PLANT BEDS TO A MINIMUM DEPTH OF 6" AND BACKFILL PER SPECIFICATIONS, WHEN PROVIDED - IN AREAS WITH HEAVY CLAY OR ROCKY SOILS AMEND WITH AMENDED PLANTING SOIL FROM A LOCAL SOURCE ALL PLANTS TO BE INSTALLED SO THAT THE TOP OF THE CROWN OF THE PLANT IS SLIGHTLY ABOVE FINISH GRADE 3" CUT AND REMOVE THE ENTIRE CONTAINER AND SCARIFY, AS NECESSARY, ROOTS FOR ALL CONTAINERIZED PLANTS 5 GALLONS FOR SMALLER PLACE ROOTBALL ON UNDISTURBED SOIL AND ENSURE PLANT IS PLUMB EDGE OF PLANTING BED / GROUND COVER AREA INSTALL PLANTS PER PLANS AND PLANT LIST SPACING - ALL PLANTS SHALL BE EQUALLY SPACED TO ACHIEVE A SYMMETRICAL LAYOUT FOR BOTH TRIANGULAR AND LINEAR PLANTING SCHEMES PERENNIAL PLANTING DETAIL SCALE: 1" = 1'-0 Public Utili t y E a s e m e n tSE ENCOMPASS DRIVEEX MH R=1031.26 I= EX MH R=1031.19 I= EX MH R=1030.95 I= >> >> >> >> >> >>>>>> >> >> >> >> >> >> >>>> >>>>>>>>>>>>>> >>>>>>>>>>>>I I I I I I I I I I UE UE UE UE UE UE UE FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO FBO 20' P r i v a t e S t o r m S e w e r E a s e m e n t per B o o k 2 0 1 9 , P a g e 1 0 4 3 4 26' P r i v a t e A c c e s s E a s e m e n t per B o o k 2 0 1 9 , P a g e 1 0 4 3 5 15' Public Water Main Easement per Book 2019, Page 10432 26'GRAND P R A I R I E P A R K W A Y >>>>GGGGG4 11 25 23 11 9 17 9 8 13 PROPOSE D B U I L D I N G 17,640 SQ. FT.FFE = 1034.50' 5 >>>>>>>>>>>> >> >> >> >> >> I I I I > > > >>>>>>>IIIIIIIIII >>>>>>>> A1 A1 A30.51A2 A3 A31 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.3 0.3 0.3 0.3 0.2 0.2 0.2 0.3 0.3 0.4 0.4 0.4 0.4 0.4 0.3 0.3 0.2 0.2 0.3 0.4 0.5 0.6 0.6 0.6 0.6 0.6 0.5 0.4 0.3 0.2 0.2 0.2 0.3 0.4 0.5 0.7 0.9 1.0 1.1 1.0 1.0 0.8 0.6 0.4 0.3 0.2 0.2 0.3 0.3 0.4 0.6 0.8 1.1 1.4 1.6 1.9 1.8 1.5 1.1 0.8 0.6 0.4 0.3 0.1 0.2 0.2 0.3 0.4 0.5 0.6 0.8 1.1 1.5 2.1 2.6 3.1 2.9 2.4 1.7 1.2 0.9 0.7 0.5 0.1 0.2 0.2 0.2 0.3 0.4 0.5 0.7 1.0 1.4 1.7 2.1 3.0 3.8 4.4 4.2 3.6 2.6 1.8 1.3 1.0 0.7 0.4 0.2 0.2 0.2 0.3 0.3 0.4 0.6 0.8 1.1 1.7 2.2 2.5 2.9 4.0 5.0 4.4 4.7 4.5 3.4 2.4 1.8 1.2 0.8 0.5 0.3 0.2 0.2 0.2 0.3 0.3 0.4 0.5 0.7 0.9 1.2 1.8 2.8 3.2 3.4 3.6 4.0 5.4 7.8 7.4 4.8 3.0 2.7 2.3 1.5 0.9 0.5 0.4 0.2 0.1 0.2 0.3 0.3 0.4 0.5 0.6 0.7 0.9 1.3 1.7 2.8 3.3 4.1 4.2 4.1 4.0 3.7 5.1 5.6 5.1 4.6 3.3 3.3 2.8 1.7 1.0 0.6 0.4 0.3 0.2 0.1 0.1 0.2 0.3 0.4 0.6 0.8 1.0 1.1 1.4 2.1 2.5 3.5 4.7 6.4 5.5 5.2 5.0 5.2 5.4 5.5 5.0 4.8 4.9 5.9 4.5 3.6 2.2 1.3 0.8 0.5 0.3 0.2 0.1 0.1 0.2 0.3 0.4 0.7 1.0 1.3 1.9 2.3 2.9 4.5 4.4 5.4 8.3 7.4 5.5 5.7 5.7 6.2 6.5 8.8 5.1 5.0 7.4 6.9 4.6 3.9 2.5 1.5 0.9 0.6 0.4 0.2 0.1 0.1 0.1 0.1 0.2 0.2 0.4 0.6 1.0 1.3 1.7 2.4 3.5 4.5 6.8 9.6 7.2 7.7 6.0 5.8 5.8 5.7 5.8 5.3 7.6 6.0 5.0 6.7 5.0 4.4 3.8 2.4 1.5 0.9 0.6 0.4 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.4 0.6 1.0 1.6 1.8 1.9 2.4 3.6 5.0 4.8 5.8 6.2 6.0 6.2 5.4 4.9 5.0 5.4 5.4 5.4 4.3 3.4 4.3 4.9 4.1 3.2 2.1 1.3 0.8 0.5 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.6 1.0 1.8 2.7 2.4 2.1 2.4 3.3 4.3 5.1 5.4 5.9 6.0 5.3 4.5 4.0 3.9 4.1 4.4 4.5 3.8 3.3 3.6 3.5 3.0 2.4 1.7 1.0 0.7 0.0 0.2 0.1 0.1 0.1 0.1 0.1 0.2 0.4 0.6 1.3 2.5 3.3 3.9 3.3 2.6 2.5 2.8 3.5 4.1 4.4 4.6 4.3 3.9 3.5 3.2 3.1 3.1 3.1 3.0 3.1 2.9 2.7 2.3 2.1 1.8 1.4 0.9 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.4 0.9 2.4 4.5 5.8 4.9 4.1 3.1 2.5 2.5 2.9 3.2 3.5 3.6 3.3 3.1 3.0 2.8 2.6 2.5 2.3 2.3 2.4 2.3 2.1 1.7 1.6 1.5 1.0 0.0 0.0 0.0 0.0 0.1 0.2 0.4 1.0 2.8 7.1 6.1 4.5 4.3 3.2 2.5 2.3 2.5 2.9 3.3 3.4 3.2 3.2 3.2 2.9 2.6 2.2 2.0 2.0 2.1 2.1 1.9 1.6 1.5 1.6 0.0 0.0 0.0 0.1 0.2 0.3 1.0 2.5 5.3 4.8 4.7 4.1 3.2 2.6 2.4 2.6 3.1 3.5 3.7 4.0 4.2 4.0 3.5 3.0 2.4 2.1 2.1 2.3 2.3 2.1 2.0 2.0 1.9 0.0 0.0 0.0 0.0 0.1 0.3 0.6 1.4 2.9 4.2 3.9 3.3 2.8 2.6 2.9 3.3 3.8 3.7 3.7 4.7 5.4 5.0 4.6 3.6 2.8 2.5 2.5 2.8 2.9 2.9 2.9 2.9 2.5 2.3 0.0 0.0 0.0 0.2 0.5 1.1 2.4 2.8 2.7 2.5 2.5 2.8 3.5 4.4 4.9 4.1 3.8 5.9 5.9 4.9 5.2 4.3 3.5 3.1 3.2 3.5 3.4 3.9 4.4 4.1 3.7 2.8 2.2 0.0 0.0 0.0 0.2 0.4 0.9 1.6 1.8 1.7 1.8 2.2 3.0 4.1 4.8 5.3 6.7 5.1 5.7 9.8 6.1 5.7 4.7 4.1 4.1 4.5 4.2 3.4 4.1 5.1 4.6 4.5 3.4 2.4 1.8 0.0 0.0 0.3 0.6 1.0 1.2 1.2 1.4 2.0 2.9 4.2 4.6 6.5 8.3 5.1 5.2 5.7 6.1 5.0 4.9 4.7 5.1 5.6 5.5 4.7 5.4 7.8 5.7 4.8 3.9 2.5 1.5 1.1 0.0 0.0 0.5 0.7 0.8 1.0 1.2 1.7 2.5 3.7 5.0 5.9 5.7 5.0 5.1 5.2 4.2 4.2 4.8 5.3 5.7 5.3 8.4 5.4 4.9 5.9 7.1 4.7 3.8 2.3 1.4 0.9 0.8 0.0 0.5 0.6 0.7 1.0 1.3 1.9 2.9 4.0 3.8 4.1 5.5 7.7 7.3 4.9 4.5 4.6 5.0 5.7 5.8 8.5 5.2 4.8 4.7 4.8 3.4 3.2 2.3 1.5 1.0 0.7 0.0 0.0 0.0 0.4 0.6 0.7 0.9 1.4 2.1 3.0 3.0 3.4 5.7 6.8 5.6 5.5 4.6 4.1 4.4 5.2 5.4 5.8 5.2 5.2 5.4 4.7 3.2 2.9 2.2 1.5 1.0 0.7 0.5 0.0 0.4 0.5 0.7 1.1 1.6 2.3 2.9 3.7 4.8 4.8 4.8 4.8 4.0 3.5 3.5 4.2 3.7 3.9 5.5 8.0 8.2 5.3 4.0 2.9 2.0 1.3 0.9 0.7 0.0 0.4 0.6 0.9 1.2 1.7 2.1 2.7 3.6 4.0 4.1 3.7 3.3 3.2 3.4 4.4 4.4 5.1 5.5 4.8 5.0 4.0 2.5 1.6 1.1 0.8 0.0 0.0 0.5 0.7 0.9 1.1 1.3 1.7 2.3 2.6 2.7 2.6 2.7 3.3 2.8 4.0 4.4 4.5 5.1 5.3 4.9 4.3 3.2 2.1 1.3 0.9 0.0 0.0 0.5 0.6 0.7 0.8 1.1 1.4 1.6 1.7 1.7 2.0 3.2 4.6 5.3 5.0 4.6 4.4 4.2 3.8 3.3 2.4 1.7 1.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.4 0.5 0.6 0.7 0.9 1.0 1.1 1.2 1.6 2.8 5.0 5.4 5.2 4.8 3.9 3.3 2.8 2.3 1.8 1.5 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.3 0.4 0.5 0.6 0.7 0.7 0.9 1.5 3.1 6.3 6.9 4.8 4.7 3.6 2.7 2.0 1.6 1.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.3 0.4 0.4 0.5 0.5 0.6 1.0 2.3 3.8 7.2 5.0 4.5 3.1 2.2 1.6 1.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.3 0.3 0.3 0.4 0.5 0.8 1.3 2.5 3.5 3.2 3.4 2.5 1.7 1.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.2 0.3 0.4 0.5 0.7 1.0 1.4 1.5 2.0 1.8 1.5 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.2 0.3 0.3 0.4 0.4 0.5 0.7 0.9 1.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.2 0.2 0.2 0.3 0.3 0.5 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 KETTLESTONE APARTMENTS PROJECT WITHOUT PRIOR WRITTEN CONSENT. INC. AND MAY NOT BE USED, COPIED OR DUPLICATED THIS DOCUMENT IS THE PROPERTY OF I & S GROUP, DATE ISSUED SCHEDULE DESCRIPTION BY 05/25/21 1ST CITY SUBMITTAL ARA WAUKEE IOWA PRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY NOT FOR CONSTRUCTIONB.M. ELEVATION=1037.53 TOP NUT OF FIRE HYDRANT ON NORTH SIDE OF SE ENCOMPASS DRIVE, 225' NORTHWEST OF GRAND PRAIRIE PARKWAY 06/09/21 2ND CITY SUBMITTAL ARA 06/22/21 3RD CITY SUBMITTAL ARA 07/07/21 4TH CITY SUBMITTAL ARA 07/22/21 5TH CITY SUBMITTAL ARA 24943 C6-LIGHT DATE REVISION SCHEDULE DESCRIPTION BY SHEET TITLE PROJECT NO. FILE NAME DESIGNED BY ORIGINAL ISSUE DATE DRAWN BY CLIENT PROJECT NO. REVIEWED BY C6-10 ---- --/--/-- 21-24943 C6-10 PHOTOMETRICS PLAN ---- ---- C6-10 PHOTOMETRICS PLAN 0 SCALE IN FEET 20 40 TJB ARA DAJ FOOTCANDLE LEGEND LIGHT POLE DETAIL N.T.S.1 MANUFACTURER/MODEL NUMBER LIGHT FIXTURE SCHEDULE STYLETYPE LAMPS REMARKS Provide light fixtures as shown on Fixture Schedule. Substitutions shall have prior approval by the Project Engineer before bid date. Being listed as an acceptable Manufacturer in no way relieves the Contractors obligation to provide all equipment and features in accordance with these specifications. A1 (1) 1SA-ALT4P35-180L4K-FGL (1) #RTS-K-20-65-A-1-K2 HEAD(S) SITE POLE SINGLE HEAD POLE 20'-0" POLE(1) 213W LED KIM LIGHTING / A2 (2) 2SL-ALT4P35-180L4K-FGL (1) #RTS-K-20-65-A-2L-K2 HEAD(S) SITE POLE DOUBLE HEAD @ 90 POLE 20'-0" POLE(2) 213W LED KIM LIGHTING / A3 (3) 3SY-ALT4P35-180L4K-FGL (1) #RTS-K-20-65-A-3Y-K2 HEAD(S) SITE POLE TRIPLE HEAD @ 120 POLE 20'-0" POLE(3) 213W LED KIM LIGHTING / 3@120 FIXED ARM MOUNT 2@90 FIXED ARM MOUNT 1@90 FIXED ARM MOUNT LEVEL-10"LEVEL-210' -5 7/8"PARAPET-146' -6 1/2"PLATE-19' -0 3/8"6' - 0 1/2"12' - 0 3/8"1' - 5 1/2"9' - 0 3/8"1' - 5 1/2"9' - 0 3/8"1' - 5 1/2"9' - 0 3/8"LEVEL-320' -11 3/4"LEVEL-431' -5 5/8"PLATE-219' -6 1/4"PLATE-330' -0 1/8"PLATE-440' -6"PLATE-543' -6"PARAPET-249' -6 1/2"PANEL SIDINGVERTICAL SIDING(ALL SIDES OF RECESS)HORIZONTAL LAP SIDINGBRICK VENEERPROVIDE 2" WIDE PRE-FINISHED METAL REVEAL TRIM FINISH TO MATCH WINDOWSFINISH TO MATCH WINDOWSHORIZONTAL LAP SIDINGBRICK VENEERPANEL SIDINGVERTICAL SIDING(ALL SIDES OF RECESS)PANEL SIDINGBRICK VENEERVERTICAL SIDING(ALL SIDES OF RECESS)HORIZONTAL LAP SIDINGPROVIDE 2" WIDE PRE-FINISHED METAL REVEAL TRIM PANEL SIDINGBRICK VENEERVERTICAL SIDING(ALL SIDES OF RECESS)HORIZONTAL LAP SIDINGf: 515.961.0468THIS PLAN IS THE PROPERTY OF DOWNING CONSTRUCTION INC.ANY USE WITHOUT WRITTEN PERMISSION IS STRICTLY PROHIBITED!PLAN NO. =DWG. LISTREVISIONSORIGINAL CONSTRUCTION DOCUMENTDRAWN BY: www.downingconstruct.comwww.downingplanroom.com509 East Scenic Valley Ave.Indianola, Iowa 50125p: 515.961.5386Precon. TeamCHECK SET - NOT FOR CONSTRUCTIONDELIVERCOMMITDEVELOPDISCOVER/ ANALYZEA-202KETTLESTONE APARTMENTSStreet Address - T.B.D.Waukee, Iowa 5026390-07003/02/2021COLOR EXTERIORELEVATIONS05/12/2021 - DD Set05/17/2021 - DD Set05/25/2021 - Pricing Set06/08/2021 - Veneer Cals.06/30/2021 - DD Updates07/07/2021 - Permit SetEXTERIOR MATERIAL SELECTIONSSCALE:3/32" = 1'-0"1COLOR - FRONT ELEVATIONSCALE: 1/16" = 1'-0"2COLOR - REAR ELEVATIONSCALE: 1/16" = 1'-0"3COLOR - LEFT ELEVATIONSCALE: 1/16" = 1'-0"4COLOR - RIGHT ELEVATIONNOTE:THESE SELECTIONS ARE PROVIDED TO SHOW "COLOR INTENT".FINAL SELECTIONS CAN/ OR WILL BE MADE BY THE OWNER AS THIS PROJECT PROGRESSES.--ROOFINGANY MANUFACTURERTPOWHITE-VISIBLE METAL TRIMANY MANUFACTURERDARK BRONZE--HORIZONTAL LAP SIDINGANY MANUFACTURERIVORYGARAGE DOOR TO MATCH--VERTICAL SIDINGNICHIHAVINTAGEWOODSPRUCE---BRICK MASONRY VENEERHEBRONUTILITY SIZEDCOLOR: SLATE GRAYGRAY/ TAN/ or BROWN-STOREFRONT DOORS & WINDOWSDARK BRONZETOTAL BUILDING CALCULATIONS:OPENINGS = PANEL SIDING =VERTICAL SIDING =HORIZONTAL SIDING =BRICK VENEER =TOTAL =50% OF TOTAL = 260607461510,4232,5062,86518,4315,94040,16520,082.5---PANEL SIDINGMDS SERIES 20ACM METAL PANELSCOLOR TO MATCHSTOREFRONT-RESIDENTIAL STYLE DOORS & WINDOWSBLACK