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AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: April 16, 2018
AGENDA ITEM: Consideration of approval of a resolution approving a revised preliminary plat
for Bluestem Plat 2.
FORMAT: Resolution
SYNOPSIS INCLUDING PRO & CON: Jerry’s Homes, Inc., request approval of a revised
preliminary plat for 23.18 acres of property located south of SE Tallgrass
Lane and east of SE L.A. Grant Parkway. The plat consists of 63 lots intended
for single family residential development. The plat indicates that lots will
range in size from 8,040 square feet to 27,002 square feet, with lot widths
ranging from 65 feet to 135 feet. As part of the public improvements
extensions of SE Esker Ridge Drive and SE Bluestem Drive, along with two
other street will occur in addition to the extensions of public utilities.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission
reviewed this request on April 10, 2018, and recommended approval subject to remaining
staff comments.
Approval of a Preliminary Plat for Bluestem Plat 2
City Planner, Melissa DeBoer, introduced the request for a preliminary plat located east of SE LA
Grant Parkway and north of Ashworth Road, containing about 23 acres. The property is zoned R-2,
One and Two Family Residential. Ms. DeBoer explained that this property had been approved for a
preliminary plat in 2014, but since then the ownership has changed and a new preliminary plat has
been proposed. The original layout included 54 single family lots and this revised layout identifies 63
single family lots. In addition to the change in number of lots, one less street will be continued to the
east than what was originally proposed.
Ms. DeBoer discussed lot sizes and explained that all lots meet the requirements of the R-2 zoning
district. In addition, all utilities will be extended to this plat. Parkland dedication has been satisfied
through previously dedicated parkland within the Stone Prairie development, located on the west side
of SE LA Grant Parkway. Ms. DeBoer explained that all proposed lots meet the minimum
requirements of the Zoning Ordinance and the use of the property is consistent with the Neighborhood
Residential classification in the Comprehensive Plan. Staff recommended approval of the preliminary
plat for Bluestem Plat 2, subject to any remaining staff comments.
Commissioner Tietz questioned if the lots backing to LA Grant Parkway would have
landscape buffered and if there would be a berm. Ms. DeBoer advised that there is a 25 foot
landscape buffer easement on those lots, and a slight berm, around 3 feet.
J11
Commissioner Broderick questioned if there were any concerns with access further east with
just the two streets, SE Tallgrass Lane and SE Esker Ridge Drive. He also questioned what the
distance was between the two streets. Ms. DeBoer advised there was approximately 1200 feet
between the two streets and staff did not see a concern with access to eastern developments.
Commissioner Tietz questioned if the applicant owned the parcel to the east, and if the
beginning cul-de-sac shown on the map would be included in the eastern development. Ms.
DeBoer advised that yes, the property owner was the same on both parcels, and that the
location in question would be involved with future eastern development.
Commissioner Broderick made a motion to approve the Preliminary Plat for Bluestem Plat 2.
Commissioner Ward seconded the motion. Ayes: Ward, Tietz, Broderick, and Martin. Nays: None.
Motion Carries.
STAFF REVIEW AND COMMENT: All staff comments have been addressed. Staff recommends
approval.
RECOMMENDATION: Approve the resolution.
ATTACHMENTS: I. Proposed Resolution
II. Staff Report
III. Preliminary Plat
PREPARED BY: Andy Kass, Senior Planner
REVIEWED BY:
THE CITY OF WAUKEE, IOWA
RESOLUTION 18-
APPROVING THE BLUESTEM PLAT 2 REVISED PRELIMINARY PLAT
IN THE NAME AND BY THE AUTHORITY OF THE CITY OF WAUKEE, IOWA
WHEREAS, the City of Waukee, Dallas County, State of Iowa, is a duly organized Municipal
Organization; AND,
WHEREAS, the City of Waukee Planning and Zoning Commission reviewed and recommended
approval of a revised Preliminary Plat for Bluestem Plat 2 on April 10, 2018, subject to
remaining staff comments; AND,
WHEREAS, the revised Preliminary Plat for Bluestem Plat 2 is in general conformance with
section §303 - Land Subdivision Ordinance of the Waukee Municipal Code.
NOW THEREFORE BE IT RESOLVED by the City Council of the City of Waukee, Iowa on
this the 16th day of April, 2018, that the revised Preliminary Plat for Bluestem Plat 2 be
approved.
____________________________
William F. Peard, Mayor
Attest:
___________________________________
Rebecca D. Schuett, City Clerk
RESULTS OF VOTE: AYE NAY ABSENT ABSTAIN
Anna Bergman
R. Charles Bottenberg
Courtney Clarke
Shelly Hughes
Larry R. Lyon
PLANNING AND ZONING COMMISSION STAFF REPORT
PROJECT: Bluestem Plat 2 – Preliminary Plat PREPARED BY: Andy Kass AICP, Senior Planner
REPORT DATE: April 6, 2018
MEETING DATE: April 10, 2018
GENERAL INFORMATION
Applicant: Jerry’s Homes, Inc.
Owner:
Jerry’s Homes, Inc.
Owner’s Representative:
Caleb Smith, P.E. with McClure Engineering
Request: The applicant is requesting approval of a preliminary plat for a residential subdivision.
Location and Size: Property is generally located east of SE L.A. Grant Parkway, North of Ashworth Road intersection containing approximately 23.18 acres more or less.
AREA MAP
ABOVE LEFT: Aerial of Property identifying the proposed plat (outlined in BLUE).
April 6, 2018
2 of 3
LAND USES AND ZONING
Location Existing Land Use Comprehensive Plan Current Zoning
Property in Question
Vacant – Undeveloped
Neighborhood Residential
R-2 (One and Two Family Residential)
North Single Family Residential
Neighborhood Residential
R-2 (One & Two Family Residential)
South Single Family Residential
Neighborhood Residential
A-1 (Agricultural)
East Single Family Residential
Neighborhood Residential
R-2 (One & Two Family Residential)
West Timberline School / Soccer Fields
Neighborhood Residential
A-1 (Agricultural)
HISTORY The subject property is located east of SE L.A. Grant Parkway and north of Ashworth Road. In 2014, a preliminary plat for the property was approved by the City Council. Since then the ownership of the property has changed and the new owner has requested that a revised preliminary plat be considered for approval. The layout of the revised preliminary plat is very similar to that of what was approved in 2014. The main difference is that the number of lot proposed on the revised preliminary plat has increased. The original layout identified 54 single family lots and the revised layout identifies 63 single family lots. In addition to the change in number of lots, one less street will be continued to the east than what was originally proposed. PROJECT DESCRIPTION LOTS The preliminary plat identifies a total of 63 lots for single family residential development. The plat identifies the lots to be developed over the course of three phases beginning in the summer of 2018. The lots range in size from 8,040 square feet to 27,002 square feet. The proposed lot widths range from 65 feet to 135 feet, with most between 65 to 70 feet in width. All proposed lot widths and square footages meet the minimum requirements of the R-2 zoning district. Table 1 below summarizes the bulk regulations for the R-2 zoning district. Table 1: R-2 Zoning District Bulk Regulations
Category Standard R-2 (minimum) Lot Area 8,000 square feet
Lot Width 65 feet Front Yard Setback 30 feet Rear Yard Setback 30 feet Side Yard Setback 15 feet total (7 feet minimum)
Outlot Z is located on the south side of the development and will be used for storm water retention purposes. Outlot Z will be owned and maintained by the homeowners association.
April 6, 2018
3 of 3
STREETS AND TRAIL The preliminary plat identifies extensions of SE Esker Ridge Drive, SE Bluestem Drive, SE Clover Court, and SE Red Fern Drive. All planned streets will be public streets. SE Esker Ridge Drive will be 31 feet in width; all other streets will either be 26 or 29 feet in width. All lots will be accessed from the planned streets with the exception of Lot 33 which will be accessed directly off of SE L.A. Parkway. No trails are required to be constructed with this plat. Five foot sidewalks will be constructed along all proposed streets and along the lots that back-up to SE L.A. Grant Parkway. UTILITIES Utilities will be extended to service the proposed plat as part of the public improvements. Sanitary sewer service wil be provided by the lift station that was recently constructed on the south side of the plat. Water main will be extended from the north. Storm sewer will be provided throughout the plat and will route storm water to the pond which outlets to the south. PARKLAND The required amount of parkland for this development is 1.134 acres. The previous owner of the property satisfied the parkland dedication requirement for this plat with the approval of the final plat for Bluestem Plat 1. The previous owner dedicated a 2.5 acre parcel to the City that is located in the southwest corner of the Stone Prairie development on the west side of SE L.A. Grant Parkway. STAFF RECOMMENDATION All proposed lots meet the minimum requirements of the Zoning Ordinance and the use of the property is consistent with the Neighborhood Residential classification in the Comprehensive Plan. Staff recommends approval subject to remaining staff comments.
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LOT 'A'
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DRAWING NO.
CHECKED BY
ENGINEER
SHEET NO.
FIELD BOOK NO.
DRAWN BY
REVISIONS
NOTICE:McClure Engineering Company waives any and all
responsibility and liability for problems which arise fromfailure to follow these Plans, Specifications, and the
engineering intent they convey, or for problems which arisefrom failure to obtain and/or follow the engineers guidance
with respect to any errors, omissions, inconsistencies,ambiguities, or conflicts which are alleged.
McC
LURE
EN
GIN
EERI
NG
CO
MPA
NY
1360 NW 121ST. StreetClive, Iowa 50325
515-964-1229fax 515-964-2370
building strong communities.
7
WAUKEE, IOWAPRELIMINARY PLATBLUESTEM PLAT 2
...4.2.20183.19.20187.18.20176.27.2017
-C. SMITH
J. BECKERC. SMITH
FEBRUARY 3, 2017
2211013-03
Waukee, Iowa
PRELIMINARY PLATBLUESTEM PLAT 2
OWNER/APPLICANTJERRY'S HOMES INC.10430 NEW YORK AVE., SUITE CURBANDALE, IOWA 50322(515) 727-0356ATTN: JAY COWAN
ENGINEERMcCLURE ENGINEERING1360 NW 121ST STREETCLIVE, IOWA 50325(515) 964-1229ATTN: CALEB SMITHcsmith@mecresults.com
LEGAL DESCRIPTION
NORTH
DEVELOPMENT SCHEDULE
LAND COVER
ZONING
BULK REGULATIONS
PRINCIPAL USES
UTILITIES
PRINCIPAL PERMITTED USES ARE FOR SINGLE FAMILYRESIDENTIAL DEVELOPMENT.
WATER: CITY OF WAUKEESEWER: CITY OF WAUKEENATURAL GAS: CITY OF WAUKEEELECTRIC: MIDAMERICAN ENERGY COMPANYPHONE/CABLE: CENTURYLINK LOCAL NETWORK
MEDIACOM COMMUNICATIONS CORP
1-7
INDEX OF PLAN SHEETS
Sheet No.
Drawing No.
Sheet Title
1 GN-01 COVER SHEET
2 GN-02 GENERAL LAYOUT AND DIMENSION PLAN
3 GN-03 GENERAL LAYOUT AND DIMENSION PLAN
4 GR-01 GRADING PLAN
5 GR-02 GRADING PLAN
6 UT-01 UTILITY PLAN
7 UT-02 UTILITY PLAN
50 1000
GRAPHIC SCALE
200
SECTION, TOWNSHIP, RANGE004 - 078 - 026
BENCHMARKBM #100 BURN BOLT ON HYDRANT, FIRST HYDRANT ONSOUTH SIDE OF TALLGRASS.ELEV: 1025.61
PAVEMENTSE CLOVER COURT: 7" NON-REINFORCED PCCSE RED FERN DRIVE: 7" NON-REINFORCED PCCSE BLUESTEM DRIVE: 7" NON-REINFORCED PCCSE ESKER RIDGE DRIVE: 8" PCC WITH CD BASKETS
BEING A PART OF LOT 1 OF SNYDER CORNER, AN OFFICIAL PLAT, LOCATED IN THE WESTHALF OF THE WEST HALF OF THE SOUTHWEST QUARTER OF SECTION 4, TOWNSHIP 78NORTH, RANGE 26 WEST OF THE 5TH P.M., CITY OF WAUKEE, DALLAS COUNTY, IOWABEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF SAID LOT 1; THENCE ALONG THE WESTLINE OF SAID LOT 1 S00°08'58”W, 310.54 FEET TO THE POINT OF BEGINNING; THENCEALONG SAID WEST LINE S00°08'39”W, 1644.23 FEET TO THE SOUTHWEST CORNER OFSAID LOT 1; THENCE ALONG THE SOUTH LINE OF SAID LOT 1 S89°49'37”E, 285.59 FEET;THENCE ALONG SAID SOUTH LINE N00°19'37”E, 76.62 FEET; THENCE ALONG SAIDSOUTH LINE N83°38'56”E, 330.00 FEET TO THE SOUTHEAST CORNER OF SAID LOT 1;THENCE ALONG THE EAST LINE OF SAID LOT 1 N00°09'31”E, 1628.31 FEET; THENCEN89°53'39”W, 120.00 FEET; THENCE S00°08'53”W, 20.67 FEET; THENCE N89°50'35”W,180.00 FEET; THENCE S00°21'24”W, 40.89 FEET; THENCE S83°33'01”W, 316.07 FEET TOTHE POINT OF BEGINNING. DESCRIBED AREA CONTAINS 23.18 ACRES AND IS SUBJECT TOEASEMENTS AND RESTRICTIONS OF RECORD.
PARKLAND DEDICATIONREQUIRED: (# OF LOTS * 3 * 6 / 1000)= (62 * 3 * 6 / 1000)= 1.116 ACTHIS PARKLAND WAS DEDICATED AS PART OF THE STONE PRAIRIE DEVELOPMENT.
LANDSCAPINGREQUIRED: 2 OVERSTORY, 2 ORNAMENTAL 3 EVERGREEN PER 50 LF OF BUFFER
1106 LF BUFFER = 45 OVERSTORY, 45 ORNAMENTAL, 67 EVERGREEN
PROVIDED: 51 OVERSTORY, 54 ORNAMENTAL, 79 EVERGREEN
1. MINIMUM LOT AREA: 8,000 SF2. MINIMUM FLOOR AREA: 950 SF FOR SINGLE STORY
1,250 SF FOR TWO-STORY(MIN 600 SF FIRST FLOOR)
350 SF PER LEVEL FOR SPLIT LEVEL950 SF PER STORY FOR SPLIT FOYER
3. MINIMUM LOT WIDTH: 65 FT4. MINIMUM FRONT YARD: 30 FT5. MINIMUM SIDE YARDS: TOTAL OF 15 FT, MIN. OF 7 FT PER SIDE6. MINIMUM REAR YARD: 30 FT7. MAXIMUM HEIGHT: 40 FT FOR PRINCIPAL BUILDING
14 FT FOR ACCESSORY BUILDINGS8. MAXIMUM STORIES: 3 STORIES FOR PRINCIPAL BUILDINGS
1 STORY FOR ACCESSORY BUILDINGS
R-2 (ONE & TWO-FAMILY RESIDENTIAL DISTRICT)
GENERAL NOTESHOMEOWNERS ASSOCIATION WILL BE RESPONSIBLE FOR THE MAINTENANCE OF THEDETENTION BASIN AND LANDSCAPE BUFFER.
GRADING: SUMMER 2018PRIVATE DETENTION & UTILITIES: SUMMER 2018PAVING FALL: 2018
IMPERVIOUS AREA: 88,091 SF (8.73%)OPEN AREA: 921,452 SF (91.27%)TOTAL AREA: 1,009,543 SF (100.0%)
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TOP OF BERM: 1001.0
NORMAL POOL: 995.5
BOTTOM OF POND: 988.0
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S00°08'39"W 1644.23'
S89°49'37"E
285.59'
N00°19'37"E
76.62'
N83°38'56"E
330.00'
N00°09'31"E 1628.31'
13,070 SF
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80,793 SF
'OUTLOT Z'
12,948 SF
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10,454 SF
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10,657 SF
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11,546 SF
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8,325 SF
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8,127 SF
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8,502 SF
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14,620 SF
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17,541 SF
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685.9'
148.7'14.6'
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333.1'
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685.9'
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61.8'
12,424 SF
10,366 SF
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10,366 SF
16
22,333 SF
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25,815 SF
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14,601 SF
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0.4'
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200.3'
34.2'
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LOT A
8,128 SF
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8,040 SF
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15,189 SF
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20,268 SF
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171.5'154.8'
65.0'65.0'
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67.0'67.0' 62.5'
65.0'65.0' 65.0' 65.0'
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129.9'
EXISTING 43.0' TELEPHONE EASEMENT
BK:508 PG:505
BK:2005 PG: 21828
30' FRONT
SETBACK (TYP.)
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30' F
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AND USE EASEMENTS
10.0' P.U.E.
60.0' ROW
R40.0'
30' REAR SETBACK (TYP.)
15' SANITARY SEWER EASEMENT (TYP.)
10.0' OVERLAND
FLOWAGE EASEMENT
10.0' SANITARY
SEWER EASEMENT
20.0' STORM
SEWER EASEMENT
7.5' SIDE SETBACK (TYP.)
7.5' SIDE SETBACK (TYP.)
35.0' TEMPORARY
CONSTRUCTION EASEMENT
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7.5' SIDE SETBACK (TYP.)
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10.0' SNOW
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STORM SEWER
EASEMENT
20' x 10'
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20' x 10'
P.U.E.
20' x 10'
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20' x 10'
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R25.0'
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20.0' STORM SEWER AND
OVERLAND FLOWAGE EASEMENT
20' x 10'
P.U.E.
20' x 10'
P.U.E.
20' x 10'
P.U.E.
20' x 10'
P.U.E.
R40.0'
R40.0'
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20.0' STORM SEWER AND
OVERLAND FLOWAGE EASEMENT
10.0' SANITARY
SEWER EASEMENT
10.0' SANITARY
SEWER EASEMENT
30' x 40' STORM AND
SANITARY EASEMENT
40.0'
30.0'
STORM SEWER
EASEMENT
45.0' INGRESS /
EGRESS EASEMENT
25.0' LANDSCAPE
BUFFER EASEMENT
SE BLUESTEM DRIVE
(7" PCC)
SE LA GRANT PKWY
2GN-02
GENERAL LAYOUT
N:\C
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DRAWING NO.
CHECKED BY
ENGINEER
SHEET NO.
FIELD BOOK NO.
DRAWN BY
REVISIONS
NOTICE:McClure Engineering Company waives any and all
responsibility and liability for problems which arise fromfailure to follow these Plans, Specifications, and the
engineering intent they convey, or for problems which arisefrom failure to obtain and/or follow the engineers guidance
with respect to any errors, omissions, inconsistencies,ambiguities, or conflicts which are alleged.
1360 NW 121ST. StreetClive, Iowa 50325
515-964-1229fax 515-964-2370
building strong communities.
7
...4.2.20183.19.20187.18.20176.27.2017
-C. SMITH
J. BECKERC. SMITH
FEBRUARY 3, 2017
2211013-03
Waukee, Iowa
PRELIMINARY PLATBLUESTEM PLAT 2
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
1718
19
20
21
22
23
24
25
26
27
28
29303132
39
40
41
43
44
45
46
47
49
50
51
52
54
55
56
57
59
60
61
62
SE ESKER RIDGE DR.
OUTLOT 'Z'
63
53
48
42
3837
363534
33
SE CLOVER CT.
SE RED FERN DR.
SE
B
LU
ES
TE
M D
R.
58
NORTH
NOTE:
1) OUTLOT Z SHALL BE MAINTAINED BY BLUESTEM HOMEOWNERS ASSOCIATION.
2) 10' x 20' P.U.E. HAS BEEN ADDED AT EVERY OTHER LOT LINE FOR ELECTRICAL
BOXES. (14) P.U.E. BUMP OUTS HAVE BEEN ADDED.
3) SE ESKER RIDGE DRIVE SHALL HAVE A 37' PAVING WIDTH FOR 150' MEASURED
FROM THE CURB RETURN, THEN TAPER TO 31' PAVING AT 20:1.
4) EXISTING FARM FENCING THAT IS LOCATED WITHIN THIS PLAT WILL NEED TO
BE REMOVED.
5) LOT A, WHICH INCLUDES 10' OF ADDITIONAL ROW ALONG SE L.A. GRANT
PKWY, SHALL BE DEDICATED TO THE CITY.
LANDSCAPING INDEX
ORNAMENTAL
EVERGREEN
OVERSTORY
20 400
GRAPHIC SCALE
80
CO
CO
C
O
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
SE
T
ALLG
RA
SS
LA
NE
60.0'
ROW
26.0'
B-B
01
02
03
04
05
06
07
08
14
13
12
11
10
09
SE LA GRANT PKWY
N89°53'39"W
120.00'
S00°08'53"W
20.67'
N89°50'35"W
180.00'
N00°09'31"E 1628.31'
S00°21'24"W
40.89'
S83°33'01"W
316.07'
10,872 SF
1
8,040 SF
15
8,040 SF
14
8,040 SF
13
9,932 SF
2
8,440 SF
63
8,461 SF
62
8,551 SF
61
8,641 SF
60
8,754 SF
58
8,128 SF
51
8,128 SF
52
8,128 SF
53
8,128 SF
54
8,129 SF
55
128.9'
45.1'
127.4'
77.5'
126.2'
66.0'87.5'
244.0'
2
6
2
.
0
'
1
5
8
.5
'
1
6
4
.
2
'
1
9
1
.
5
'
6.4'
89.9'
169.8'
132.7'
87.5'67.0'
39.5'
70.0'
120.0'
120.0'
120.0'
27.5'
120.0'
67.0'87.5'
160.8'
1
8
3
.
7
'
1
6
0
.
2
'
1
6
2
.
0
'
125.0'
125.0'
125.1'
125.1'
125.1'
125.1'
70.0'
70.0'
53.1'
124.1'
70.0'
122.8'
121.5'
120.2'
9.0' 40.6'
PH
AS
E III
PH
AS
E II
8,278 SF
56
8,728 SF
59
8,754 SF
57
125.1'
125.1'
12,424 SF
17
15,208 SF
18
26,325 SF
7
10,366 SF 10,366 SF
16
22,333 SF
19
27,002 SF
6
18,968 SF
5
10,846 SF
4
8,371 SF
3
10,366 SF
12
13,264 SF
11
15,552 SF
10
23,722 SF
9
14,635 SF
8
14,601 SF
20
34.2'
87.5'87.5'
95.0'
3
9
.
3
'
2
0
.
9
'
2
1
.
7
'
52.8
'
4
1
.
4
'
41.4'
4
1
.
4
'
54.0
'
2
1
.
7
'
2
0
.
9
'
34.2'
95.0'
3
9
.
3
'
62.5' 67.0' 67.0'67.0' 62.5'
3
9
.
3
'
95.0'
34.2'
2
0
.
9
'
2
1
.
7
'
51.4
'
4
1
.
4
'
41.4'
4
1
.
4
'
48.7
'
2
8
.
4
'
2
0
.
9
'
29.5'
100.1'
3
8
.
8
'
63.0'
66.0'
77.5'
47.0'
40.1'
154.8'137.2'
138.4'155.1'
202.5'
46.7'
177.7'
71.9'
9.7'
40.9'
119.9'
60.0'
20.7'
120.0'
70.3'70.0'
70.0'70.0'70.0'
70.0'70.0'
66.2'65.0'
65.0'65.0'65.0'
65.0'
65.0' 65.0'65.0' 65.0' 65.0'
66.2' 70.0'70.0' 16.9'
30' FRONT
SETBACK (TYP.)
30' R
EA
R S
ET
BA
CK
(T
YP
.)
EXISTING 20.0' STORM
SEWER EASEMENT
EXISTING 20.0' STORM
SEWER EASEMENT
EXISTING 30.0' OVERLAND
FLOWAGE EASEMENT
EXISTING 10.0' P.U.E. AND
TRAIL EASEMENT
EXISTING 15.0'
OVERLAND FLOWAGE
EASEMENT
EXISTING 10.0'
P.U.E.
26.0'
B-B
SE BLUESTEM DRIVE
(7" PCC)
SE
R
ED
F
ER
N D
R.
(7" P
CC
)
SE
C
LO
VE
R C
OU
RT
(7" P
CC
)
50' FUTURE
HALF ROW
40' EXISTING
HALF ROW
10' ROW DEDICATION
60.0'
ROW
15' SANITARY SEWER EASEMENT (TYP.)
10.0' OVERLAND
FLOWAGE EASEMENT
30' R
EA
R S
ET
BA
CK
(T
YP
.)
30' REAR
SETBACK (TYP.)
OV
ER
LA
ND
F
LO
WA
GE
&
ST
OR
M S
EW
ER
E
AS
EM
EN
T
10.0' OVERLAND
FLOWAGE EASEMENT
30.0' STORM
SEWER EASEMENT
30' FRONT
SETBACK (TYP.)
30' REAR
SETBACK (TYP.)
7.5' S
ID
E S
ET
BA
CK
(T
YP
.)
7.5' S
ID
E S
ET
BA
CK
(T
YP
.)
30' REAR YARD
SETBACK (TYP.)
R25.0'
R25.0'
29.0' B-B
60.0' ROW
7.5' S
ID
E S
ET
BA
CK
(T
YP
.)
7.5' S
ID
E S
ET
BA
CK
(T
YP
.)
10.0' SNOW
EASEMENT
35.0' TEMPORARY
CONSTRUCTION EASEMENT
30' FRONT
SETBACK (TYP.)
7.5' S
ID
E S
ET
BA
CK
(T
YP
.)
7.5' S
ID
E S
ET
BA
CK
(T
YP
.)
10.0' SNOW
EASEMENT
R25.0'
R25.0'
20' x 10'
P.U.E.
20' x 10'
P.U.E.
20' x 10'
P.U.E.
R40.0'
R40.0'
R40.0'
20' x 10'
P.U.E.
20.0' STORM SEWER AND
OVERLAND FLOWAGE EASEMENT
R40.0' R40.0'
R40.0'
20' x 10'
P.U.E.
20' x 10'
P.U.E.
20' x 10'
P.U.E.
EXISTING 43.0' TELEPHONE EASEMENT
BK: 508 PG: 505
20.0' STORM SEWER AND
OVERLAND FLOWAGE EASEMENT
25.0' LANDSCAPE
BUFFER EASEMENT
3GN-03
GENERAL LAYOUT
N:\C
3D
P
rojects\W
AK
2211013\D
wg\D
esign\P
lans\P
relim
P
lat\G
N-02.dw
g
DRAWING NO.
CHECKED BY
ENGINEER
SHEET NO.
FIELD BOOK NO.
DRAWN BY
REVISIONS
NOTICE:McClure Engineering Company waives any and all
responsibility and liability for problems which arise fromfailure to follow these Plans, Specifications, and the
engineering intent they convey, or for problems which arisefrom failure to obtain and/or follow the engineers guidance
with respect to any errors, omissions, inconsistencies,ambiguities, or conflicts which are alleged.
1360 NW 121ST. StreetClive, Iowa 50325
515-964-1229fax 515-964-2370
building strong communities.
7
...4.2.20183.19.20187.18.20176.27.2017
-C. SMITH
J. BECKERC. SMITH
FEBRUARY 3, 2017
2211013-03
Waukee, Iowa
PRELIMINARY PLATBLUESTEM PLAT 2
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
1718
19
20
21
22
23
24
25
26
27
28
29303132
39
40
41
43
44
45
46
47
49
50
51
52
54
55
56
57
59
60
61
62
SE ESKER RIDGE DR.
OUTLOT 'Z'
63
53
48
42
3837
363534
33
SE CLOVER CT.
SE RED FERN DR.
SE
B
LU
ES
TE
M D
R.
58
NORTH
NOTE:
1) OUTLOT Z SHALL BE MAINTAINED BY BLUESTEM HOMEOWNERS ASSOCIATION.
2) 10' x 20' P.U.E. HAS BEEN ADDED AT EVERY OTHER LOT LINE FOR ELECTRICAL
BOXES. (14) P.U.E. BUMP OUTS HAVE BEEN ADDED.
3) SE ESKER RIDGE DRIVE SHALL HAVE A 37' PAVING WIDTH FOR 150' MEASURED
FROM THE CURB RETURN, THEN TAPER TO 31' PAVING AT 20:1.
4) EXISTING FARM FENCING THAT IS LOCATED WITHIN THIS PLAT WILL NEED TO
BE REMOVED.
5) LOT A, WHICH INCLUDES 10' OF ADDITIONAL ROW ALONG SE L.A. GRANT
PKWY, SHALL BE DEDICATED TO THE CITY.
LANDSCAPING INDEX
ORNAMENTAL
EVERGREEN
OVERSTORY
20 400
GRAPHIC SCALE
80
20
21
22
23
24
25262728
29
30
31
32
39
40
41
43
44 45
4647 49 50 51 52
LOT 'A'
OUTLOT 'Z'
48
42
38
37
36
35
34
33
PH
AS
E I
PH
AS
E II
CO
CO
CO
TOP OF BERM: 1001.0
NORMAL POOL: 995.5
BOTTOM OF POND: 988.0
B
O
T
T
O
M
O
F
P
O
N
D
:
9
8
8
.
0
N
O
R
M
A
L
P
O
O
L
:
9
9
5
.
5
T
O
P
O
F
B
E
R
M
:
1
0
0
1
.
0
100-YR STORM: 999.7
1
0
0
-
Y
R
S
T
O
R
M
:
9
9
9
.
7
CO
CO
CO
CO
CO
CO
CO
CO
1
0
1
2
1014
1
0
1
2
1
0
1
2
1
0
1
2
1014
1016
1018
1
0
0
8
1
0
1
0
1
0
1
2
1
0
1
2
1
0
1
0
1
0
1
2
1
0
1
4
1
0
1
0
1
0
0
8
1
0
0
8
1
0
1
2
1
0
1
4
1
0
1
6
1
0
1
8
1
0
1
0
1008
1
0
0
2
1
0
0
4
1010
1
0
1
0
1010
1012
1014
1016
SWALE
SWALE
SWALE
1
0
1
8
1
0
1
8
1014
1
0
1
4
1014
1014
1
0
1
2
1
0
1
4
1016
1024
1024
1026
1
0
2
4
1
0
2
6
1012
1014
1010
1010
1010
1010
1
0
2
0
1012
1014
1016
1
0
1
8
3
3
.
3
3
%
25.00%
33.33%
33.33%
24.93%
2
5
.0
0
%
26.42%
2
5
.
1
5
%
25.60%
SE
C
LO
VE
R C
T
(7" P
CC
)
SE
E
SK
ER
R
ID
GE
D
R.
(8" P
CC
)
SE BLUESTEM DR.
(7" PCC)
990
1000
1
0
1
0
1020
992
994
996
998
1002
1004
1
0
0
6
1
0
0
8
1
0
1
2
1
0
1
4
1016
1
0
1
8
9
9
0
1
0
0
0
9
8
8
9
9
2
9
9
4
9
9
6
9
9
8
990
1000
1010
988
992
994
996
998
1
0
0
2
1004
1006
1008
1012
1
0
0
4
1
0
0
6
1008
1004
1006
1008
1
0
1
0
1
0
2
0
1
0
0
8
1012
1014
1016
1018
1
0
0
6
1008
1
0
0
8
MOE: 1002.00
MOE: 1013.00
MOE: 1013.00
MOE: 1006.25MOE: 1006.25
MOE: 1006.25
MOE: 1002.00
MOE: 1002.00
MOE: 1002.00
MOE: 1002.00
MOE: 1002.00
MOE: 1002.00
MOE: 1002.00
MOE: 1002.00
MOE: 1002.00
MOE: 1010.50
MOE: 1010.50
MOE: 1010.50
MOE: 1010.50
MOE: 1010.50MOE: 1010.50
MOE: 1013.00 MOE: 1013.00 MOE: 1013.00 MOE: 1013.00 MOE: 1013.00
MOE: 1010.50 MOE: 1010.50
MOE: 1010.50
MOE: 1010.50
MOE: 1010.50
MOE: 1010.50
DETENTION BASIN
TOP OF BERM: 1001.0
100-YR ELEVATION: 999.7
TYPICAL POOL: 995.5
BOTTOM OF POND: 988.0
O
V
E
R
F
L
O
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0
1
0
.
4
9
F
G
1
0
1
1
.
7
0
F
G
1
0
1
1
.
5
2
F
G
1
0
1
0
.
6
5
F
G
1
0
1
1
.
4
6
F
G
1
0
1
4
.
7
3
F
G
1018.78 FG
1
0
2
1
.
1
6
F
G
1
0
1
6
.
5
0
E
G
1
0
0
9
.
5
6
E
G
1000.00 EG
9
9
9
.
0
6
E
G
1001.37 EG
1006.78 EG
1005.40 EG
1
0
0
6
.
1
3
F
G
1
0
0
9
.
5
6
F
G
1
0
0
5
.
5
2
F
G
1
0
0
5
.
3
1
F
G
1
0
0
6
.
1
4
F
G
1
0
0
8
.
1
9
F
G
1
0
1
1
.
5
8
F
G
1
0
1
8
.
7
6
F
G
1
0
2
0
.
4
5
F
G
1
0
2
1
.
2
6
F
G
1
0
2
0
.
3
7
F
G
1
0
2
0
.
8
3
F
G
1
0
2
2
.
3
4
F
G
1018.98 FG
1016.88 FG
1016.16 FG
CRITICAL OVERFLOW
1012.10 FG
CRITICAL OVERFLOW
1012.36 FG
CRITICAL OVERFLOW
1008.02 FG
CRITICAL OVERFLOW
1008.07 FG
CRITICAL OVERFLOW
1007.91 FG
CRITICAL OVERFLOW
1009.48 FG
SHADED AREA REPRESENTS
100-YR STORM EXTENTS
1006.00 EG
11.4'
1
0
1
4
.
0
0
F
G
18.6'
2.15%
2.75%
2.84%
2
.
0
8
%
2
.
9
1
%
3.11%
3
.3
1
%
2
.
0
0
%
2.00%
2
.
1
0
%
2
.
2
6
%
2
.
2
6
%
4
.
3
3
%
5
.
5
1
%
2
.
7
3
%
3
.
0
8
%
4
.
4
5
%
3
.
2
3
%
4
.
3
1
%
4
.
4
7
%
4
.
5
7
%
2
.
6
1
%
3
.
6
6
%
2
.
5
9
%
3
.
6
9
%6
.
7
5
%
3.13%
3
.
9
5
%
2
.5
1
%
6.00%
EXISTING POND
(CURRENTLY A WET, SEDIMENT BASIN; WHEREAS FINAL
CONDITION IS PROPOSED TO BE DRY POND)
1001.10 FG
1004.00 FG
1002.00 FG
1000.00 FG
996.00 FG
14.7'
14.5'
14.2'
12.0'
1
0
0
1
.
5
1
F
G
1
0
1
3
.
6
2
F
G
1
0
1
2
.
0
1
F
G
1
0
1
0
.
0
0
F
G
1
0
0
8
.
0
0
F
G
1
0
0
8
.
0
0
F
G
1
0
0
8
.
0
0
F
G
1
0
1
0
.
0
0
F
G
5'
5'
5'
5.0'
5'
5'
2
.
0
0
%
2
.3
4
%
2.14%
3.58%
1
4
.3
4
%
1
0
1
6
.
0
0
F
G
50.3'
2.00%
5
.
1
0
%
2.47%
2.00%
2.24%
2.00 %
2
.
1
0
%
4
.2
5
%
3
.
1
3
%
2
.
4
8
%
4
.0
9
%
1012
1014
1014
4GR-01
GRADING PLAN
20 400
GRAPHIC SCALE
80
NORTH
N:\C
3D
P
rojects\W
AK
2211013\D
wg\D
esign\P
lans\P
relim
P
lat\G
R-01.dw
g
DRAWING NO.
CHECKED BY
ENGINEER
SHEET NO.
FIELD BOOK NO.
DRAWN BY
REVISIONS
NOTICE:McClure Engineering Company waives any and all
responsibility and liability for problems which arise fromfailure to follow these Plans, Specifications, and the
engineering intent they convey, or for problems which arisefrom failure to obtain and/or follow the engineers guidance
with respect to any errors, omissions, inconsistencies,ambiguities, or conflicts which are alleged.
1360 NW 121ST. StreetClive, Iowa 50325
515-964-1229fax 515-964-2370
building strong communities.
7
...4.2.20183.19.20187.18.20176.27.2017
-C. SMITH
J. BECKERC. SMITH
FEBRUARY 3, 2017
2211013-03
Waukee, Iowa
PRELIMINARY PLATBLUESTEM PLAT 2
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
1718
19
20
21
22
23
24
25
26
27
28
29303132
39
40
41
43
44
45
46
47
49
50
51
52
54
55
56
57
59
60
61
62
SE ESKER RIDGE DR.
OUTLOT 'Z'
63
53
48
42
3837
363534
33
SE CLOVER CT.
SE RED FERN DR.
SE
B
LU
ES
TE
M D
R.
58
1
234
5
6
7
8
9
10
11
1213
141516
17
18
19
20
21
22
23
24
25
50 51 5254 55 56 57 58 59
6061
01
14
13
12
11
10
09
SE LA GRANT PKWY
63
53
PH
AS
E III
PH
AS
E II
62
CO
CO
CO
CO
CO
CO
CO
CO
CO
SE
T
ALLG
RA
SS
LA
NE
1014
1
0
1
6
1
0
2
0
1
0
2
2
1
0
2
4
1
0
2
6
1
0
2
8
1
0
2
0
1
0
1
6
1
0
1
6
1
0
1
8
1
0
1
8
1
0
1
2
1
0
1
2
1
0
1
2
1014
1016
1018
1
0
2
0
1
0
1
2
1
0
1
2
1
0
1
4
1
0
1
6
1
0
1
8
1
0
2
2
1
0
2
4
1
0
2
6
1
0
2
0
1
0
1
4
1
0
1
6
1
0
1
8
1022
1
0
1
4
1
0
2
0
1
0
2
2
1
0
2
0
1
0
1
8
1022
1024
1026
1028
1028
1012
SWALE
1
0
1
8
1
0
1
8
1020
1
0
1
8
1022
1024
1026
1028
1014
1
0
1
4
1014
1014
1016
1016
SWALE
SWALE SWALE
SWALE
TEMPORARY SWALE
1020
1014
1016
1018
10221024
1026
1014
1014
1016
1
0
1
2
1
0
1
4
1016
1
0
3
0
1030
1024
1024
1026
1026
1026
1026
1026
1026
1
0
2
61028
1028
1
0
2
8
1028
1032
1
0
2
6
SE BLUESTEM DR.
(7" PCC)
SE
R
ED
F
ER
N D
R.
(7" P
CC
)
SE
C
LO
VE
R C
T
(7" P
CC
)
MOE: 1013.00 MOE: 1013.00 MOE: 1013.00 MOE: 1013.00
MOE: 1010.50
MOE: 1010.50
MOE: 1010.50
MOE: 1010.50
MOE: 1010.50
MOE: 1013.00 MOE: 1013.00 MOE: 1013.00
MOE: 1014.60
MOE: 1014.60
MOE: 1014.60
MOE: 1014.60 MOE: 1014.60 MOE: 1014.60
MOE: 1014.60
MOE: 1014.60
MOE: 1014.60
MOE: 1014.60
MOE: 1014.60
MOE: 1021.00
MOE: 1021.00
MOE: 1021.00
MOE: 1021.00
MOE: 1021.00
MOE: 1021.00
TEMPORARY SWALE
O
V
E
R
F
L
O
W
1
0
2
5
.
2
9
F
G
1
0
2
3
.
8
0
F
G
1
0
2
2
.
2
6
F
G
1
0
2
0
.
8
7
F
G
1
0
1
9
.
4
7
F
G
1
0
1
7
.
8
4
F
G
1
0
1
6
.
0
6
F
G
1
0
1
4
.
8
0
F
G
1
0
1
3
.
6
2
F
G
1
0
1
2
.
9
1
F
G
1
0
1
2
.
7
5
F
G
1
0
1
2
.
5
5
F
G
1
0
1
2
.
5
1
F
G
1
0
1
2
.
5
1
F
G
1
0
2
5
.
1
7
F
G
1
0
2
2
.
5
5
F
G
1
0
2
0
.
3
2
F
G
1
0
1
8
.
1
9
F
G
1
0
1
6
.
8
4
F
G
1
0
1
7
.
8
4
F
G
1
0
2
0
.
5
7
F
G
1
0
2
0
.
1
9
F
G
1
0
1
5
.
1
4
F
G
1
0
1
4
.
4
7
F
G
1
0
1
3
.
8
0
F
G
1
0
1
3
.
1
3
F
G
1
0
1
2
.
8
2
F
G
1
0
1
3
.
3
7
F
G
1
0
1
3
.
3
7
F
G
1
0
1
2
.
8
9
F
G
1
0
1
2
.
6
1
F
G
1
0
1
3
.
1
4
F
G
1
0
1
3
.
7
9
F
G
1
0
1
4
.
4
4
F
G
1
0
1
5
.
1
0
F
G
1
0
1
5
.
8
0
F
G
1
0
1
7
.
0
9
F
G
1
0
1
9
.
3
8
F
G
1
0
2
1
.
7
4
F
G
1
0
2
4
.
1
1
F
G
1
0
2
6
.
3
7
F
G
1
0
1
3
.
0
1
F
G
1
0
1
3
.
4
6
F
G
1
0
1
6
.
1
2
F
G
1
0
1
4
.
8
7
F
G
1
0
1
4
.
3
3
F
G
1
0
1
3
.
1
6
F
G
1
0
1
2
.
8
9
F
G
1
0
1
0
.
8
2
F
G
1
0
0
9
.
5
2
F
G
1013.14 FG
1
0
1
6
.
9
0
F
G
1
0
1
4
.
8
6
F
G
1
0
1
4
.
3
4
F
G
1
0
1
3
.
1
5
F
G
1
0
1
3
.
1
4
F
G
1
0
1
2
.
6
2
F
G
1
0
1
4
.
2
3
F
G
1
0
1
4
.
5
5
F
G
1
0
1
3
.
6
9
F
G
1
0
1
2
.
3
5
F
G
1
0
1
1
.
3
0
F
G
1
0
1
2
.
7
9
F
G
1
0
1
3
.
8
2
F
G
1
0
1
3
.
3
0
F
G
1
0
1
5
.
9
5
F
G
1
0
1
6
.
0
8
F
G
1
0
2
1
.
5
8
F
G
1
0
1
8
.
3
7
F
G
1
0
2
1
.
1
8
F
G
1
0
2
2
.
3
0
F
G
1
0
2
1
.
5
2
F
G
1
0
1
8
.
1
4
F
G
1
0
1
8
.
5
2
F
G
1019.11 FG
1019.33 FG
1021.38 FG
1022.07 FG
1
0
1
4
.
8
2
F
G
1
0
1
5
.
1
9
F
G
1
0
1
5
.
9
9
F
G
1
0
1
8
.
2
6
F
G
1
0
2
1
.
2
8
F
G
1
0
2
5
.
8
0
F
G
1
0
2
4
.
9
4
F
G
1
0
2
7
.
2
6
F
G
1
0
2
5
.
1
1
F
G
1
0
2
2
.
8
7
F
G
1
0
2
0
.
7
3
F
G
1
0
1
8
.
7
3
F
G
1
0
1
7
.
2
9
F
G
1
0
1
6
.
2
9
F
G
1
0
1
5
.
5
0
F
G
1
0
1
4
.
7
4
F
G
1
0
1
4
.
3
4
F
G
1
0
1
3
.
8
2
F
G
1
0
1
4
.
0
9
F
G
1
0
1
4
.
2
2
F
G
1
0
1
4
.
2
2
F
G
1
0
1
2
.
7
8
F
G
1
0
1
3
.
1
4
F
G
1013.11 FG
1
0
1
1
.
5
2
F
G
1
0
1
1
.
4
6
F
G
1
0
1
4
.
7
3
F
G
1018.78 FG
1
0
2
2
.
3
4
F
G
1
0
2
3
.
2
3
F
G
1
0
2
4
.
0
7
F
G
1018.98 FG
1016.88 FG
1
0
1
7
.
7
7
F
G
1016.16 FG
1017.14 FG
1026.54 EG
CRITICAL OVERFLOW
1012.10 FG
1022.61 EG
CRITICAL OVERFLOW
1012.36 FG
1021.58 EG
1022.89 EG
1
0
2
1
.
2
9
E
G
1
0
2
1
.
2
8
E
G
1027.00 EG
1026.97 EG
1
0
2
7
.
1
0
E
G
1
0
2
7
.
6
6
E
G
1
0
2
8
.
9
8
E
G
1
0
2
8
.
7
7
E
G
1019.32 FG
1019.07 FG
1
0
1
8
.
6
8
F
G
1018.52 FG
1018.14 FG
1
0
1
7
.
7
9
F
G
1
0
1
6
.
8
4
F
G
1
0
1
5
.
7
9
F
G
CRITICAL OVERFLOW
1013.61 FG
CRITICAL OVERFLOW
1020.04 FG
SHADED AREA REPRESENTS
100-YR STORM EXTENTS
SHADED AREA REPRESENTS
100-YR STORM EXTENTS
O
V
E
R
F
L
O
W
O
V
E
R
F
L
O
W
O
V
E
R
F
L
O
W
O
V
E
R
F
L
O
W
1014.00 FG
1
0
1
6
.
0
0
F
G
1
0
1
8
.
0
0
F
G
1
0
2
0
.
0
1
F
G
1
0
2
2
.
0
1
F
G
1
0
2
4
.
0
3
F
G
1
0
2
6
.
0
0
F
G
10.5'
5'
5'
5'
5'
5'
5'
5'
1
0
1
8
.
0
0
F
G
1
0
1
8
.
0
0
F
G
5'5'
1
0
1
2
.
0
0
F
G
1012.01 FG
1
0
1
2
.
0
0
F
G
1014.00 FG
1
0
1
6
.
0
1
F
G
5'
5'
4
.
5
3
%
3
.
9
3
%
3
.
1
1
%
2.4
0%
2
.
8
3
%
2
.
5
0
%
2
.5
1
%
2
.0
0
%
2
.
1
2
%
2
.
4
2
%
2
.0
4
%
2.15%
2.75%
2.84%
4
.
4
5
%
3
.
2
3
%
3.13%
3
.
9
5
%
4
.1
0
%
3
.
1
6
%
3
.
8
6
%
2
.5
1
%
3.01%
5
.4
6
%
4
.
6
1
%
3
.
3
4
%
2
.
4
6
%4
.
0
5
%
4
.
2
2
%
2.52%
2
.
5
7
%
2
.
2
9
%
3
.
5
1
%
4.6
6%
2
.9
5
%
4
.
4
4
%
4
.
6
9
%
EXISTING POND
(CURRENTLY A WET, SEDIMENT BASIN; WHEREAS FINAL
CONDITION IS PROPOSED TO BE DRY POND)
1
0
1
0
.
0
0
F
G
5'5'
5'
1
0
1
5
.
4
8
F
G
2.3
4%
1
0
1
6
.
0
0
F
G
50.3'
2.24%
2.17%
2.00%
1013.43 FG
5'
2.62%
2.00%
5.22%2.08%
2.00%2.09%
2.39%
2.24%
2.02%
1020.89 FG
14.7'
1
0
2
1
.
6
9
F
G
6
.3
7
%
2.00%
1
0
1
9
.
9
3
F
G
31.4'
2.03%
1021.29 FG
1020
1
0
1
6
1018
1016
1
0
1
8
1018
1012
1014
1014
5GR-02
GRADING PLAN
20 400
GRAPHIC SCALE
80
NORTH
N:\C
3D
P
rojects\W
AK
2211013\D
wg\D
esign\P
lans\P
relim
P
lat\G
R-01.dw
g
DRAWING NO.
CHECKED BY
ENGINEER
SHEET NO.
FIELD BOOK NO.
DRAWN BY
REVISIONS
NOTICE:McClure Engineering Company waives any and all
responsibility and liability for problems which arise fromfailure to follow these Plans, Specifications, and the
engineering intent they convey, or for problems which arisefrom failure to obtain and/or follow the engineers guidance
with respect to any errors, omissions, inconsistencies,ambiguities, or conflicts which are alleged.
1360 NW 121ST. StreetClive, Iowa 50325
515-964-1229fax 515-964-2370
building strong communities.
7
...4.2.20183.19.20187.18.20176.27.2017
-C. SMITH
J. BECKERC. SMITH
FEBRUARY 3, 2017
2211013-03
Waukee, Iowa
PRELIMINARY PLATBLUESTEM PLAT 2
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
1718
19
20
21
22
23
24
25
26
27
28
29303132
39
40
41
43
44
45
46
47
49
50
51
52
54
55
56
57
59
60
61
62
SE ESKER RIDGE DR.
OUTLOT 'Z'
63
53
48
42
3837
363534
33
SE CLOVER CT.
SE RED FERN DR.
SE
B
LU
ES
TE
M D
R.
58
20
21
22
23
24
25262728
29
30
31
32
39
40
41
43
44 45
4647 49 50 51 52
LOT 'A'
OUTLOT 'Z'
48
42
38
37
36
35
34
33
PH
AS
E I
PH
AS
E II
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
TOP OF BERM: 1001.0
NORMAL POOL: 995.5
BOTTOM OF POND: 988.0
B
O
T
T
O
M
O
F
P
O
N
D
:
9
8
8
.
0
N
O
R
M
A
L
P
O
O
L
:
9
9
5
.
5
T
O
P
O
F
B
E
R
M
:
1
0
0
1
.
0
CO
CO
100-YR STORM: 999.7
1
0
0
-
Y
R
S
T
O
R
M
:
9
9
9
.
7
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
150' HYDRANT
RADIUS (TYP.)
SE LA GRANT PKWY
HYDRANT ASSEMBLY
(HYD-05)
HYDRANT ASSEMBLY
(HYD-03)
HYDRANT ASSEMBLY
(HYD-04)
HYDRANT ASSEMBLY
(HYD-02)
8" GATE VALVE
(GV-06)
8" GATE VALVE
(GV-05)
8" GATE VALVE
(GV-04)
SE BLUESTEM DRIVE
(7" PCC)
WATER SERVICE TO BE
BORED UNDER LA GRANT PARKWAY.
DETENTION BASIN
8" GATE VALVE
(GV-02)
CO-201
(TYPE 8" DIA., CLEANOUT)
INT-202
(TYPE SW-503)
STMH-201
(TYPE SW-401)
INT-301
(TYPE SW-503)
INT-304A
(TYPE SW-505)
INT-304
(TYPE SW-506L)
INT-303
(TYPE SW-506L)
SSMH-306, (SW-301)
RIM: 1015.64
FL OUT: 1002.57 (E)
SSMH-204, (SW-301)
RIM: 1016.35
FL OUT: 1002.80 (E)
SSMH-202, (SW-301)
RIM: 1013.04
FL IN: 999.63 (W)
FL IN: 999.36 (N)
FL OUT: 999.26 (S)
SSMH-203, (SW-301)
RIM: 1012.88
FL IN: 997.78 (N)
FL OUT: 997.68 (S)
SSMH-304
(TYPE SW-301)
SSMH-301, (SW-301)
RIM: 1008.17
FL IN: 995.48 (W)
FL IN: 995.48 (E)
FL IN: 995.48 (N)
FL OUT: 994.98 (S)
INT-303A
(TYPE SW-505)
SSMH-305, (SW-301)
RIM: 1008.41
FL IN: 997.30 (W)
FL OUT: 997.20 (E)
STMH-301
(TYPE SW-401)
STMH-303
(TYPE SW-401)
FES-302
(TYPE 48" FES)
EX-303, (SW-301)
RIM: 1002.72
FL IN: 990.78 (NE)
SSMH-302, (SW-301)
RIM: 1007.38
FL IN: 992.30 (N)
FL OUT: 992.20 (SW)
STMH-304
(TYPE SW-401)
CO-301
(TYPE 8" DIA., CLEANOUT)
INT-305
(TYPE SW-512, 24" BEEHIVE)
22.5° BEND
FT-06
STMH-302
(TYPE SW-401)
INT-302
(TYPE SW-506 MODIFIED)
8" CROSS
FT-03
INT-301A
(TYPE SW-501)
INT-302A
(TYPE SW-506L)
45° BEND
FT-01
45° BEND
FT-02
HYDRANT ASSEMBLY
(HYD-10)
MAILBOX PAD
LOCATION
MAILBOX PAD
LOCATION
FES-301
(TYPE 42" FES)
150' HYDRANT
RADIUS (TYP.)
SE
E
SK
ER
R
ID
GE
D
R.
(8" P
CC
)
SE
C
LO
VE
R C
T.
(7" P
CC
)
360 LF OF 6"
SUBDRAIN
375 LF OF 6"
SUBDRAIN
95 LF OF 6"
SUBDRAIN
WEIR
STRUCTURE
CRITICAL
CROSSING
CLEANOUT
CLEANOUT
CLEANOUT
CLEANOUT
CLEANOUT
CLEANOUT
CLEANOUT
HYDRANT ASSEMBLY
(HYD-01)
6UT-01
UTILITY PLAN
NORTH
N:\C
3D
P
rojects\W
AK
2211013\D
wg\D
esign\P
lans\P
relim
P
lat\U
T-01.dw
g
DRAWING NO.
CHECKED BY
ENGINEER
SHEET NO.
FIELD BOOK NO.
DRAWN BY
REVISIONS
NOTICE:McClure Engineering Company waives any and all
responsibility and liability for problems which arise fromfailure to follow these Plans, Specifications, and the
engineering intent they convey, or for problems which arisefrom failure to obtain and/or follow the engineers guidance
with respect to any errors, omissions, inconsistencies,ambiguities, or conflicts which are alleged.
1360 NW 121ST. StreetClive, Iowa 50325
515-964-1229fax 515-964-2370
building strong communities.
7
...4.2.20183.19.20187.18.20176.27.2017
-C. SMITH
J. BECKERC. SMITH
FEBRUARY 3, 2017
2211013-03
Waukee, Iowa
PRELIMINARY PLATBLUESTEM PLAT 2
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
1718
19
20
21
22
23
24
25
26
27
28
29303132
39
40
41
43
44
45
46
47
49
50
51
52
54
55
56
57
59
60
61
62
SE ESKER RIDGE DR.
OUTLOT 'Z'
63
53
48
42
3837
363534
33
SE CLOVER CT.
SE RED FERN DR.
SE
B
LU
ES
TE
M D
R.
58
20' 40'0
GRAPHIC SCALE
80'
1
234
5
6
7
8
9
10
11
1213
141516
17
18
19
20
21
22
23
24
25
50 51 5254 55 56 57 58 59
6061
01
02
03
14
13
12
11
10
09
SE LA GRANT PKWY
63
53
PH
AS
E III
PH
AS
E II
62
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
24
IN
R
CP
F
ES
FL
=1
01
6.6
2
SE
T
ALLG
RA
SS
LA
NE
EXISTING
60.0' ROW
EXISTING
31.0' B-B
EXISTING
80.0' ROW
EXISTING
35' B-B
HYDRANT ASSEMBLY
(HYD-07)
HYDRANT ASSEMBLY
(HYD-09)
HYDRANT ASSEMBLY
(HYD-06)
8" GATE VALVE
(GV-08)
8" GATE VALVE
(GV-07)
8" GATE VALVE
(GV-06)
CO-101
(TYPE 8" DIA, CLEANOUT)
STMH-102
(TYPE SW-401)
CO-102
(TYPE 8" DIA., CLEANOUT)
INT-102
(TYPE SW-506R)
INT-102A
(TYPE SW-501)
INT-103A
(TYPE SW-505)
INT-103
(TYPE SW-503)
STMH-103
(TYPE SW-401)
CO-201
(TYPE 8" DIA., CLEANOUT)
INT-202
(TYPE SW-503)
INT-202A
(TYPE SW-501)
INT-201
(TYPE SW-506R)
INT-201A
(TYPE SW-505)
STMH-201
(TYPE SW-401)
SSMH-101, (SW-301)
RIM: 1027.50
FL OUT: 1015.87 (S)
SSMH-104, (SW-301)
RIM: 1018.84
FL OUT: 1006.14 (E)
SSMH-102, (SW-301)
RIM: 1016.32
FL IN: 1002.97 (W)
FL IN: 1004.44 (N)
FL OUT: 1002.87 (S)
SSMH-204, (SW-301)
RIM: 1016.35
FL OUT: 1002.80 (E)
SSMH-202, (SW-301)
RIM: 1013.04
FL IN: 999.63 (W)
FL IN: 999.36 (N)
FL OUT: 999.26 (S)
SSMH-203, (SW-301)
RIM: 1012.88
FL IN: 997.78 (N)
FL OUT: 997.68 (S)
HYDRANT ASSEMBLY
(HYD-08)
INT-203
(TYPE SW-512, 24" BEEHIVE)
INT-101
(TYPE SW-512, 30" BEEHIVE)
HYDRANT ASSEMBLY
(HYD-11)
8" TEE
FT-05
8" GATE VALVE
(GV-10)
SSMH-201
(TYPE SW-301)
HYDRANT ASSEMBLY
(HYD-10)
8" TEE
FT-04
MAILBOX PAD
LOCATION
MAILBOX PAD
LOCATION
MAILBOX PAD
LOCATION
150' HYDRANT
RADIUS (TYP.)
SE
C
LO
VE
R C
T.
(7" P
CC
)
SE
R
ED
F
ER
N D
R.
(7" P
CC
)
SE BLUESTEM DRIVE
(7" PCC)
360 LF OF 6"
SUBDRAIN
235 LF OF 6"
SUBDRAIN
345 LF OF 6"
SUBDRAIN
225 LF OF 6"
SUBDRAIN
305 LF OF 6"
SUBDRAIN
HYDRANT ASSEMBLY
(HYD-12)
CLEANOUT
CLEANOUT
CLEANOUT
CLEANOUT
CLEANOUT
CLEANOUT
7UT-02
UTILITY PLAN
NORTH
N:\C
3D
P
rojects\W
AK
2211013\D
wg\D
esign\P
lans\P
relim
P
lat\U
T-01.dw
g
DRAWING NO.
CHECKED BY
ENGINEER
SHEET NO.
FIELD BOOK NO.
DRAWN BY
REVISIONS
NOTICE:McClure Engineering Company waives any and all
responsibility and liability for problems which arise fromfailure to follow these Plans, Specifications, and the
engineering intent they convey, or for problems which arisefrom failure to obtain and/or follow the engineers guidance
with respect to any errors, omissions, inconsistencies,ambiguities, or conflicts which are alleged.
1360 NW 121ST. StreetClive, Iowa 50325
515-964-1229fax 515-964-2370
building strong communities.
7
...4.2.20183.19.20187.18.20176.27.2017
-C. SMITH
J. BECKERC. SMITH
FEBRUARY 3, 2017
2211013-03
Waukee, Iowa
PRELIMINARY PLATBLUESTEM PLAT 2
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
1718
19
20
21
22
23
24
25
26
27
28
29303132
39
40
41
43
44
45
46
47
49
50
51
52
54
55
56
57
59
60
61
62
SE ESKER RIDGE DR.
OUTLOT 'Z'
63
53
48
42
3837
363534
33
SE CLOVER CT.
SE RED FERN DR.
SE
B
LU
ES
TE
M D
R.
58
20' 40'0
GRAPHIC SCALE
80'
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