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HomeMy WebLinkAboutA001 - Council Action Form dated May 9, 2023 DO NOT USE ITEM #: 38c DATE: 05-09-23 DEPT: P&H COUNCIL ACTION FORM REQUEST: PRELIMINARY PLAT FOR THE BLUFFS AT DANKBAR FARMS SUBDIVISION LOCATED ON THE SOUTHWEST CORNER OF GEORGE WASHINGTON CARVER AVENUE AND CAMERON SCHOOLROAD BACKGROUND: R Friedrich & Sons, Inc., and Friedrich Land Development Company, LC is requesting approval of a Preliminary Plat on 108.21 acres for The Bluffs at Dankbar Farms development located near the southwest corner of George Washington Carver Avenue and Cameron School Road (see Location Map — Attachment A). The City annexed this land in May 2022. A rezoning with Master Plan and Zoning Agreement was approved on December 13, 2022, which rezoned the property from Agricultural (A) to Floating Suburban — Residential Low Density (FS-RL) and Floating Suburban — Residential Medium Density (FS-RM). The site is also subject to terms of the annexation agreement related to development intensity and infrastructure improvements. Concurrent with review of this preliminary plat, the applicant has submitted a rezoning application to reduce the size of the FS-RM area of the site and amend the FS-RL zoning area to a Planned Residence District (F-PRD). The third reading of the ordinance for the rezoning is scheduled for May 9. (Attachment B - Master Plan). The 20-acre parcel at the corner of Cameron School Road and GW Carver Avenue will remain as Ag zoning with a master plan at this time and is not part of the rezoning or this subdivision proposal. The proposed Preliminary Plat (Attachment G — Preliminary Plat) includes: • 105 single-family residential lots • One lot with clubhouse and swimming pool • Eight outlots for open space (including private pocket park) and stormwater • One FS-RM zoned lot for future single-family attached housing • One lot left as agricultural. (Attachment C - Proposed Zoning) • Street layout and frontage improvements • Utility layout • Easement area for resource protection • Waiver request for sidewalk installation for a portion of frontage along Cameron School Road. Of those residential lots, 55 will be located in the south and west area of the preliminary plat and be developed as standard single-family, detached homes. The other 51 lots will be developed as smaller, "zero lot line" single-family detached homes. These 51 lots will be a second Domani development, similar to what was approved in 2021 off of Oakwood 1 Road. The FS-RM and Ag zoned lots will be final platted with future development plans. City sanitary sewer will serve the site with the extension of a 12-inch main on Everest Avenue and Cartier Avenue. The proposed plat and its related density are consistent with limitation of the Master Plan Zoning Agreement for sanitary sewer capacity. Electric and water utilities will not be provided by the City of Ames; Midland Electric will provide electricity and Xenia Rural Water will provide water. Water infrastructure will be built to meet City of Ames specifications per the Water Service Operations and Territory Agreement between the City and Xenia. The developer has provided documentation from Xenia staff approving the proposed water main extension and confirmed the ability to serve. OUTLOTS AND EASEMENTS: All eight of the outlots will accommodate storm sewer and surface flowage easements to some extent. Five of the outlots will also include pedestrian access easements across the entire outlot (Outlots A, B, F, G, and H). Outlot F lies within the loway Creek flood plain. At the time of annexation, the Developer agreed to work with City staff prior to Preliminary Plat approval to implement nutrient reduction strategies that are beneficial to the City and are separate from the development's stormwater management requirements. The approved stormwater management plan and discussions with the City's Engineering Division are consistent with those strategies if an agreement is reached with the developer and the City. Note the City cannot require nutrient reduction strategies with the stormwater plan. Additional easements will include slope protection on Lots 1 — 16 and a tree conservation easement on Outlot F. Lots 1-16 along the southwest side of Cartier Avenue have a significant amount of tree canopy and slope toward Outlot F. The rear area of each lot will be within a slope protection easement. A condition is proposed to finalize the easement language and its location on lots to maintain much of the tree canopy and allow for minimal tree removal, except for unhealthy trees. Outlot F includes areas zoned with the Environmentally Sensitive Overlay reflecting the boundaries of the Iowa Creek Floodway. Disturbance within the Overlay is subject to approval with the preliminary plat review. The project includes stormwater management within this outlot and it may include city benefitted nutrient reduction strategies. The developer is in the process of obtaining the Army Corps permits for fill and disturbances related to the project, including activities within this outlot. Ultimately, the outlot will include easements for conservation and storm water management. The PRD Plan includes an area for a private park within Outlot B along Erickson Avenue. As a requirement of the PRD design principles and Ames Plan 2040 policies for providing park space within new development, the developer has proposed a private park in lieu of dedicating additional land for a public park. The design and implementation of features for the park are a condition of the PRD Plan approval and are to be timed with Phase 4 2 of PRD. Details of the park features are not yet approved by the City. The park space will include a walkway connection to facilitate travel east west through the overall site. Additionally, staff has a recommended condition of approval that the final features of the park space, including a component of playground equipment, is approved by the City prior to final plat approval. ACCESS AND ROAD IMPROVEMENTS: The project will have access to existing roadways consistent with the approved Master Plan in four places. At the far south edge of the plat, Cartier Avenue will extend to the northwest from Scenic Valley Subdivision. There will be two access points from Cameron School Road. Cartier Avenue ends as a cul-de-sac and does not connect to the county right-of-way to the northwest outside of the City. The proposed far west access will be a new street to be named Erickson Avenue and the eastern access will be Everest Avenue, an extension from Scenic Valley Subdivision. The subdivision will have three other new streets within the development, Polo Avenue, Erickson Way and Columbus Drive. A fifth connection as required in the Master Plan and annexation agreement is planned as a future connection to be provided across the Ag zoned parcel (Outlot ZZ) from G W Carver to Everest Avenue. Presently, this lot is not developable as a platted outlot. This connection will be designed and reviewed at the time when this outlot is replatted for development. On-street parking will be provided throughout the neighborhood on the north and east sides of the street. The PRD identifies narrow lot patterns for some of the homes. Each home will have two require garage parking spaces. The narrow lot patterns impact the amount of available on street parking. Additionally, the parking along Erickson and Columbus may be used to support the clubhouse that is part of the PRD. If the PRD is approved as proposed, no on-site parking for the clubhouse is required. Guest parking on the street is necessary to serve the clubhouse. The proposed lot pattern with the PRD plan and management of driveway location should allow for adequate on-street parking typical of a residential neighborhood. Coordination of driveways, street trees, streetlights, and fire hydrants is a condition of approval for final plat. The FS zoning, the underlying zoning district of the PRD, and the Subdivision Code standards strive for a block length not to exceed 660 feet and to ensure that streets do not exceed 1,320 feet and to minimize cul-de-sacs and dead ends. All proposed streets within the preliminary plat comply with these distance constraints. There are sidewalks on both sides of the streets throughout the preliminary plat, with street crossings at all intersections. 3 Due to the length, design, and limited intersections there is a desire to reduce the ability for traffic to exceed the posted speed limit. The developer has worked with staff and will be including speed tables at the intersection of Everest and Columbus Drive. A second speed table will be designed and built where Everest Avenue intersects with the future street that will cross Outlot XX when plated in the future or as access to the FS-RM site. SIDEWALK WAIVER: Installation of sidewalks is required with all residential subdivision per Section 23.403. Sidewalks will be constructed along both sides of all internal streets. Sidewalks will also be required to be installed along Cameron School Road and G. W. Carver. In certain situations where topographic conditions exist that would make installation difficult or premature a deferral may be approved (Sec. 23.403(14)(c)). In this situation, the applicant requests that sidewalk not have to be installed in the northwest corner of the subdivision along Cameron School Road at the Erickson Avenue intersection. Properties to the west and east are located in the county with no anticipation of annexation based on the current configuration of the properties and city limits. Although sidewalks are commonly installed in phases awaiting future connections, the applicant surmises installation of a sidewalk along the piece of ground in question would result in an unsafe situation (Attachment E — Sidewalk Waiver Request). The sidewalk would lead to parcels with no sidewalks and no guarantee to install them in the future since they are in the County. Staff does not believe the lack of connectivity alone justifies a waiver under the adopted standards. If the Council grants a waiver on the basis that it finds that sidewalks are not feasible (rather than on the basis of a lack of connectivity), that would be a more appropriate finding to justify a waiver. Alternatively, a sidewalk could be required to the east of Erickson and the waiver could be granted for sidewalks to the west of Erickson as the City will not plan to annex property to that direction due existing development patterns and inability to serve utilities to the west. The sidewalk to the east of Erickson could be extended to the county rural residential property or routed back into the PRD open space Outlot E to connect to Columbus Drive to mitigate concerns about safety and future sidewalk extensions. The developer would need to modify final plans to include such a sidewalk and modify the planned stormwater drainage. PLANNING & ZONING COMMISSION RECOMMENDATION: At the March 15 Planning & Zoning Commission meeting the Commission discussed the proposed Preliminary Plat. At the meeting, four individuals spoke at the Public Hearing. During the hearing, three individuals asked questions and had concerns about potential future traffic impacts which the developer replied to. One person representing the owner of property abutting the site in Story County expressed concern over access and water drainage and floodplain issues. The Commission members also asked staff about proposed design details in the subdivision. 4 The Commission voted 6-0 to recommend City Council to approve the Preliminary Plat for Dankbar Farms with a sidewalk waiver along Cameron School Road near Erickson Avenue and the following conditions: 1. Defer access connection from G W Carver and Everest Avenue requirement until the time Outlot ZZ is platted for development. 2. Review of a specific layout plan for driveways, utilities, and street trees for each final plat. 3. Finalize the conservation easement for slope and tree protection prior to final plat. 4. Finalize traffic calming design and locations with final plat. ALTERNATIVES: 1. Approve the Preliminary Plat for the Bluffs at Dankbar Farms development located on the southwest corner of George Washington Carver Avenue and Cameron School Road, contingent upon approval of the proposed PRD, with a waiver of sidewalk installation along Cameron School Road near the Erickson Avenue Intersection and the following conditions: a) Defer access connection from G W Carver and Everest Avenue requirement until the time Outlot ZZ is platted for development. b) Approve waiver of sidewalk requirements along Cameron School Road at the intersection of Erickson Avenue, c) Review of a specific layout plan for driveways, utilities, and street trees for each final plat. d) Finalize the conservation easement for slope and tree protection prior to final plat. e) Finalize traffic calming design and locations with final plat. f) Approval of Army Corp of Engineers wetlands permit. g) Incorporate private pocket park amenities, subject to City approval of the features and playground equipment, at the time of final plat approval in accordance with the PRD plan for phasing. 2. Deny the sidewalk waiver request, but approve the Preliminary Plat for the Bluffs at Dankbar Farms development located on the southwest corner of George Washington Carver Avenue and Cameron School Road, contingent upon approval of the proposed PRD and the following conditions: a) Include a sidewalk extension along Cameron School Road frontage at the time of Final Plat. b) Defer access connection from G W Carver and Everest Avenue requirement until the time Outlot ZZ is plated for development. c) Approve waiver of sidewalk requirements along Cameron School Road at the intersection of Erickson Avenue, 5 d) Review of a specific layout plan for driveways, utilities, and street trees for each final plat. e) Finalize the conservation easement for slope and tree protection prior to final plat. f) Finalize traffic calming design and locations with final plat. h) Approval of Army Corp of Engineers wetlands permit. i) Incorporate private pocket park amenities, subject to City approval of the features and playground equipment, at the time of final plat approval in accordance with the PRD plan for phasing. 3. Deny the Preliminary Plat for Bluffs at Dankbar Farms development located on the southwest corner of George Washington Carver Avenue and Cameron School Road on the basis that the Council finds the Preliminary Plat does not meet the requirements of Section 23.302(3)(b) of the Ames Municipal Code and set forth the Council's reasons to disapprove or modify the proposed preliminary plat as required by Section 23.302(4) of the Ames Municipal Code. 4. Defer action on this request and refer it back to City staff and/or the applicant for additional information. CITY MANAGER'S RECOMMENDED ACTION: Upon review of the Preliminary Plat, staff has found that the plat meets the requirements of Chapter 23, the approved Master Plan and the proposed Planned Residence Development Plan. In addition, lot layout and design, utility connections, and storm water design have been reviewed by staff and found to meet City standards. Staff supports the requested waiver regarding the western portion of sidewalk along Cameron School Road due to the physical constraints of the rural road ditch and waterway located to the west with no expectation annex land and grow to the west. Therefore, it is the recommendation of the City Manager that the City Council approve Alternative #1 with the associated conditions and sidewalk waiver, as described above. 6 Addendum Project Location. The project site is approximately 108.21 acres for the Bluffs at Dankbar Farms development located on the southwest corner of George Washington Carver Avenue and Cameron School Road (see Location Map —Attachment A). Master Plan Compliance. The Preliminary Plat for this development is in conformance with the approved Master Plan being approved with the third reading of the rezoning and the accompanying zoning agreement. This Preliminary Plat is being approved concurrently with a Planned Residence Development (PRD). The PRD illustrates the general arrangement of uses, layout of development and conservation/open space areas, planned transportation connections, and developable acres. The proposed plat creates lots 105 single-family residential lots, eight outlots one FS-RM lot, and one lot left as agricultural for future development. The lot layout is =consistent with the proposed PRD Master Plan (Attachment D). Improvements to common areas for the PRD open space and landscaping requirement will be coordinated with final plat approvals. Traffic and Street Connections. The project will have access in five places. Four of these connections will provide direct access to the residential area. The fifth access is not shown with the preliminary plat since the exact location and layout will be determined with the future development of the Agricultural zoned lot. The actual street paving, sidewalks, curb and gutter, etc. for Everest Avenue is planned to be constructed by the developer with a later phase. However, it will be platted and dedicated as right-of-way in order to provide sanitary sewer and the necessary easements to serve the first phase of development at the northwest corner of the site. Timing of construction of the extension will be determined at the time of final plat approval by the City. Everest will also include a traffic calming features of two speed tables. The long stretch of road without interruptions will likely induce speeding. Adding speed tables helps to slow traffic and will be part of the design for the intersections along the roadway. Final plat will include design details for these public improvements. The City considered utilizing mini- roundabouts for this purpose as an alternative to the speed tables, but agreed the speed table design could accomplish the same goal. In the far south of the plat, Cartier Avenue will extend to the northwest from Scenic Valley Subdivision. There will be two access points from Cameron School Road. The far west access will be a new street to be named Erickson Avenue and the eastern access will be Everest Avenue, an extension from Scenic Valley Subdivision. The subdivision will have three other new streets within the development, Polo Avenue, Erickson Way and Columbus Drive. 7 All streets within the plat will meet the standard dimensions for a local street with 55 feet of right of way and 26 feet of paving, as required in the Subdivision Code. Construction of the street improvements will occur in phases as the project develops. The Annexation Agreement for this property includes requirements for future traffic improvements and connections and traffic signal fees are all tied to preliminary and final plat approval. This requirement is being met for all areas of the plat with the exception of the future connection to G W Carver. Additionally, the Annexation Agreement requires the developer to pay a proportional share of the traffic signal costs upon approval of second final plat. Therefore, approval of this preliminary plat does not require payment of the fee, but the first final plat based upon this preliminary plat will be the second final plat and require payment of the fees. Shared-Use Paths, Sidewalks, and Trails. All streets will have 5-foot sidewalks along both sides. All sidewalks and paths will be constructed at the developer's expense. Five-foot sidewalks will be installed along G W Carver and Cameron School Road. These sidewalks will be installed when future roadway improvements are constructed. The eastern portion of sidewalk along Cameron School Road will be place in an easement on the Agriculturally zoned lot. This sidewalk will swoop down into the site as a result of a high-pressure gas main structure. The other portion of the sidewalk along Cameron School Road would be located west of two county residential properties. The Developer has requested a waiver of installation for this section of sidewalk. If installed this sidewalk would exist only on the portion of frontage with no connections in the near future. This portion of Cameron School Road Frontage is surrounded by county properties with no current plans for annexation. Additionally, the location of the sidewalk would be adjacent to the new right-of-way line, which would be approximately 50 feet back from the existing shoulder of the road. Therefore, the developer feels that this creates an unsafe environment for pedestrians as they would have to walk on the shoulder of the road or walk through the drainage ditch along the road when there are sidewalks through the development without adding to much additional distance. Staff does not believe the lack of connectivity alone justifies a waiver. If the Council finds that that sidewalks are not feasible and grants a waiver that would be a more appropriate finding. Alternatively, a sidewalk can be required for a portion of the sidewalk on the east side Erickson Avenue and the waiver could be granted for sidewalks on the west of Erickson Avenue as the City will not plan to annex property to that direction due existing development patterns and inability to serve utilities to the west. The sidewalk to the east of Erickson could be extended to the county rural residential property or routed back into the PRD open space Outlot E to connect to Columbus Drive to mitigate concerns about safety and future sidewalk extensions. This option of returning the sidewalk to Columbus would need further review by the applicant due to potential conflicts with their stormwater 8 surface flowage design. Open space and amenities are required within PRDs to be able to be used by the residents within the development. This proposed PRD provides a small pocket park that is centrally located withing the development. A sidewalk between Lots 116 and 117 will provide pedestrian access over to the park through Outlot H. Additional connections will be provided through the FS-RM and Ag zoned parcels and will be reviewed with future plats and site plans. Stormwater Management. Stormwater management will occur across eight outlots in some variation. Ponding and wetland areas will occur on Outlots A, B, and F. Stormwater management for the plat will be handled in primarily two areas. The majority of the north half of the site will be piped towards Outlots A and B an existing naturally low-lying area where ponding will likely occur. Smaller areas in Outlot E and a small area of Outlot A will outlet is to the roadside ditch. For the south and west areas of the plat, water will be piped over to Outlots B and F. Stormwater will be collected at the rear of Lots 1-16 by way of pipe and surface flowage easements. All storm water in the south half of the plat will be directed to Outlot F into 30" pipe between Lots 6 and 7 and then continue down into Outlot F as it releases to loway Creek. Utilities and Easements. Water service will be provided by Xenia through a series of eight-inch mains. Service will be provided from both locations from Cameron School Road and throughout the site. Watermains will dead end on Cartier Avenue and Everest Avenue and not connect into the City's water system in Scenic Valley. All water service and materials, i.e. pipes, hydrants, etc will be constructed and operate at City of Ames standards even though operated by Xenia. The applicant has provided a letter from Xenia that states they have reviewed the development and can serve the development per the the Water Service Operations and Territory Agreement between the City and Xenia. Sanitary sewer service will connect to the City's system via an 8-inch main coming up Everest Avenue from Scenic Valley development and then circulate throughout the development. Utilities will be extended with the final platting of each addition. Electrical service will be provided by Midland. 9 Attachment A — Location Map alN 44 2 1 1k T S7 E R _ _. _ ...... The Bluffs at Dankbar Farms �F M ��°i11r1 it f 1 O 1• z BA R C E LOS 1ST SEEN;IC KST Si�`1.IC K S T V; ` j r •� •< - STUCRBIJ R�Y'.S T S'Oi=K BIJMV- y,'•Y'L A'ti ""�`�i -�.,p i <♦ ` m gJAI e'� :iR a,ESTON DR I a S'ItAyIS A�1...<I ♦'y'PRESTON -IRA - DyLE.4cSf-a 'r' RRISO• RD �� I The Bluffs at Dankbar Farms N Preliminary Plat 10 Attachment B — Proposed PRD Zoning & Masterplan 9OE W T ` L moo - - — — - — -- It f L 1 J p ---- = _— -- o I y i r i I ggS`ees o----------- IN I vi 7€�M� zaS� � p < H ��"sI g.�.2ga5? .. a Z 5110H �CJE�i g g€zCO 3 WO 3 �tzs$ Ada H LL ­w.w.ecnmmuuwauaa��x 11 Attachment C — Proposed Zoning Tracts- Rezoning Plat II I I = a m I ; 4 i a I •7�2CItn % � y ��� LL i YMgs Oz a lJ_LJ— 1 1 1 L IT —1 L1J_1__j L1JL ; 3nv,a7 I—T—I—T—I—T—I— — J' -- 9 t N O4 AV J I €. r ZYRJE W mall �€ a #j..:.; ac 6� � Rn ' §26W age .FSe C4 3 � �oe Z O g'g"tE bs�'•�' 3 5Y 3V� � � tY 5 y z �Q w N 3 � O agR Goa ~�'EBszr� -sue C< € a t� � < "� as §� "°g•�^ g Cas >S €�'°xs�";wd� Stdo Za LL O Q N J U 9�GG€€C G 'y �y9 � ggQGV�i� SSS € 5 €tip i� c0 Sa€P5W _srSrSss5 JtE .,_ x �R a bae Yp° ys r3 i IY Sc E�.i'�i d 3F7$�tY ° 5 �� HIRI� GCR 3 Cu 111H �7�t c ava� llaea €a �9 sns 7 4 xa#s ac 12 Attachment D —Phasing Plan 0 a a u _ o o s ©❑ j O= t w w w w d a a a a z o -1nnn a o� o 2p o Z�Fa Z- x2- =oF��= S 2 H 1 'i ry 01 R Z ¢ ¢ ¢ ¢ IL LLL —— -TIT >2T ��j 7kd I L£I LE SZT _J I 9ii uSgL� £bl LIt ^ T OSt TTT z U wI 0[I L 7e ® Z O s o JW mod Q f s I I I I I I I I 13 Attachment E — Sidewalk Waiver Request Friedrich Development requests a waiver for a small portion of sidewalk in the Bluffs subdivision. The request is for a portion of sidewalk in the NW corner of the subdivision along Cameron School Road. Both the properties to the west and east are located in the county with no anticipation of annexation based on the current configuration.The installation of a sidewalk along the piece of ground in question would result in an unsafe situation.The sidewalk would lead to parcels with no sidewalks and no guarantee to install them in the future since they are in the County. Pedestrians or cyclists who would utilize the sidewalk would end up at a dead end. If the pedestrian or cyclist tried to continue forward they would have to try maneuver to Cameron School roadway and walk/bike on the shoulder. In order to get from the sidewalk to the shoulder they would have to traverse the roadway ditch.This creates an unsafe situation for pedestrians and cyclists.Any subdivision resident could utilize internal sidewalk in the subdivision to head east and then obtain access to the proposed sidewalk on Cameron School on the NE corner of the property. Friedrich is committed to installing sidewalk throughout the entire rest of the subdivision and ensure there are walkabout routes for all residents. We request the waiver to ensure we are promoting safe sidewalks throughout the subdivision. 14 Attachment F — Applicable Subdivision Law The laws applicable to this Preliminary Plat Subdivision include, but are not limited to, the following: (verbatim language is shown in italics, other references are paraphrased): Code of Iowa Chapter 354, Section 8 requires that the governing body shall determine whether the subdivision conforms to its Land Use Policy Plan. Ames Municipal Code Chapter 23, Subdivisions, Division I, outlines the general provisions for subdivisions within the City limits and within two miles of the City limits of Ames. Ames Municipal Code Section 23.302(5 & 6): (5) City Council Review of Preliminary Plat: All proposed subdivision plats shall be submitted to the City Council for review and approval in accordance with these Regulations. The City Council shall examine the Preliminary Plat, any comments, recommendations or reports examined or made by the Planning and Zoning Commission, and such other information as it deems necessary and reasonable to consider. (6) City Council Action on Preliminary Plat: (a) Based upon such examination, the City Council shall determine whether the Preliminary Plat conforms to relevant and applicable design and improvement standards in these Regulations, to other City ordinances and standards, to the City's Land Use Policy Plan and to the City's other duly adopted plans. In particular, the City Council shall determine whether the subdivision conforms to minimum levels of service standards set forth in the Land Use Policy Plan for public infrastructure and shall give due consideration to the possible burden of the proposed subdivision on public improvements in determining whether to require the installation of additional public improvements as a condition for approval. (b) Following such examination and within 30 days of the referral of the Preliminary Plat and report of recommendations to the City Council by the Planning and Zoning Commission, the City Council shall approve, approve subject to conditions, or disapprove the Preliminary Plat. The City Council shall set forth its reasons for disapproving any Preliminary Plat or for conditioning its approval of any Preliminary Plat in its official records and shall provide a written copy of such reasons to the developer. 15 Attachment F (Cont.) Municipal Code Sections- Section 23.10 Sec.23.103. WAIVERIMODIFICATION. (1) Where, in the case of a particular subdivision, it can be shown that strict compliance with the requirements of the Regulations would result in extraordinary hardship to the Applicant or would prove inconsistent with the purpose of the Regulations because of unusual topography or other conditions, the City Council may modify or waive the requirements of the Regulations so that substantial justice may be done and the public interest secured provided, however, that such modification or waiver shall not have the effect of nullifying the intent and purpose of the Regulations. In no case shall any modification or waiver be more than necessary to eliminate the hardship or conform to the purpose of the Regulations. In so granting a modification or waiver, the City Council may impose such additional conditions as are necessary to secure substantially the objectives of the requirements so modified or waived. (2) The requirements of the Regulations for the platting of a Minor Subdivision may be waived by city staff when it is determined by city staff that: (a) A clear and accurate description of the area of land will be provided by means of a plat of survey to be procured by the property owner, and in compliance with Section 23.308. (Ord. 4441, 6-22-21) (b) With respect to that area of land, all substantive requirements and standards of the Regulations are already met. Section 23.403(14) (14) Sidewalks and Walkways: (a) Sidewalks and walkways shall be designed to provide convenient access to all properties and shall connect to the City-wide sidewalk system. A minimum of a five-foot wide concrete sidewalk shall be installed in the public right-of-way along each side of any street in all zoning districts except General Industrial and Planned Industrial. A minimum of a five-foot wide concrete sidewalk shall be installed in the public right-of-way along one side of any street in the General Industrial and Planned Industrial zoning districts. If sidewalks on adjacent property are greater than five feet, the subdivider shall install sidewalks to match. If constraints exist that preclude installation of a sidewalk within the public right-of-way, the subdivider shall install the required sidewalk on adjacent land within a sidewalk easement. All required sidewalks shall connect with any sidewalk within the area to be subdivided and with any existing or proposed sidewalk in any adjacent area. (b) Exception: For any final plat for which a preliminary plat has been approved prior to January 1, 2015, the following standard shall be met: Sidewalks and walkways shall be designed to provide convenient access to all properties and shall connect to the City-wide sidewalk system. A minimum of a four-foot wide concrete sidewalk shall be installed in the public right- of-way along each side of any street within residentially and commercially zoned areas and along at least one side of any street within industrially zoned areas. Such a sidewalk shall connect with any sidewalk within the area to be subdivided and with any existing or proposed sidewalk in any adjacent area. Any required sidewalk shall be constructed of concrete and be at least four feet wide. (c) A deferment for the installation of sidewalks may be granted by the City Council when topographic conditions exist that make the sidewalk installation difficult or when the installation of the sidewalk is premature. Where the installation of a sidewalk is deferred by the City Council, an agreement will be executed between the property owner/developer and the City of Ames that will ensure the future installation of the sidewalk. The deferment agreement will be accompanied by a cash escrow, letter of credit, or other form of acceptable financial security to cover the cost of the installation of the sidewalk. 16 GOVER NG HE202 EDITION FRIEDRICH DEVELOPMENT Attachment G THE 2023 EDITION OF THE"IOWA STATEWIDE URBAN SPECIFICATIONS FOR PUBLIC IMPROVEMENTS"(SUDAS)AND"THE CURRENT CITY OF AMES SUPPLEMENTAL SPECIFICATIONS"SHALL GOVERN. IOWA DEPARTMENT OF TRANSPORTATION"STANDARD SPECIFICATIONS FOR PRELIMINARY PLAT F O R HIGHWAY AND BRIDGE CONSTRUCTION",SERIES 2015 AND ALL CURRENT GENERAL SUPPLEMENTAL SPECIFICATIONS AND MATERIALS INSTRUCTIONAL MEMORANDUM SHALL GOVERN AS REFERENCED. THE BLUFFS AT DANKBAR FARMS MUTCD 2009 AS ADOPTED BY IOWA DEPARTMENT OF TRANSPORTATION. LEGAL DESCRIPTION OUTLOT ZZ&OUTLOT YY,FIRST ADDITION,THE BLUFFS AT DANKBAR FARMS,AMES,STORY COUNTY,IA MARCH, 2023 PARCELS[OR LOTS]LIE WITHIN THE SPECIAL FLOOD HAZARD AREA AS SHOWN ON THE FIRM _ PANEL 19169CO135F EFFECTIVE 01/15/2021. E23 17MMS1 `. Sheet List Table _ Top. 170THST PP.01 TITLE SHEET !IV ;� ;1211 > 1 B �a 10 11 X PP.02 GENERAL NOTES&TYPICAL SECTIONS 1ewllsr � I8MHST F91]2) ' 7AF. T PP.03 OVERALL SITE LAYOUT 69 a PP.04 SITE ZONING Z 3 18 11 A N 16 K 1 L 15 I N 14 v �d 13 z PP•05-PP.10 EXISTING CONDITIONS z 19 ST z PP.11-PP.16 PROPOSED CONDITIONS MMH ---- - ------ -- 00 _ 1+roTH PP.17-PP.22 STREET TREE& LANDSCAPING SHEETS ~ 19 3< 1 24 W 23 CAME L RD v °< Q R63 5 U tit RIVERSIDERU INITIAL SUBMITTAL DATE ___________ _ _ _ _ _ __ d _ 26' 25 FEBRUARY 3RD,2023 .30 S 29 O° A° RESUBMITTAL DATE AMES MARCH 3RD,2023 -------- , [ fvAvL F-t,7 --+ ----`-;�-`- \'._--?-F - ---F AN i IA ZONING 3 31 ! b EXISTING:AGRICULTURAL i 21 ST 32 36 cF�r PROPOSED:FS-RL,FS-RM,PRO o p OWNER ¢ 69 27 FRIEDRICH,R&SONS INC& a FRIEDRICH LAND DEVELOPMENT COMPANY LLC oz a 100 6TH ST,AMES IA,50010 61_ PREPARED BOLTON&MENK ONE CALL 930 1519 BALTIMORE DRIVE yfillAMES,IA 50010 1-800-292-8989 www.iowoonecall.com MAP OF THE 0 4000 8000 NOTE:EXISTING UTILITY INFORMATION SHOWN ON THIS CITY OF AMES HORZ. PLAN HAS BEEN PROVIDED BY THE UTILITY OWNER.THE PROJECT LOCATION STORY COUNTY,IA SCALE FEET CONTRACTOR SHALL FIELD VERIFY EXACT LOCATIONS PRIOR TO COMMENCING CONSTRUCTION AS REQUIRED BY STATE LAW.NOTIFY IOWA ONE-CALL 1-800-292-8989. THE SUBSURFACE UTILITY INFORMATION IN THIS PLAN IS UTILITY QUALITY LEVEL D UNLESS OTHERWISE NOTED.THIS UTILITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF Cl/ASCE 38-02,ENTITLED"STANDARD I HEREBY CERTIFYTHATTHIS ENGINEERING DOCUMENT WAS GUIDELINES FOR THE COLLECTION AND DEPICTION OF PREPARED BY ME OR UNDER DIRECT PERSONAL SUPER 10 d AND THAT AMA DULY LICENSE D PROFESSIONAL ENf�11�R EXISTING SUBSURFACE UTILITY DATA." UNDER THE LAWS OF THE STATE OF IOWA. pE ESS 10, ,,, Q ! 4 UTILITY CONTACTS w. GREGORY A. P+ ' GREGORY A.BROUSSARD BROUSSARD z CITY OF AMES UTILITY MAINTENANCE-BEN MCCONVILLE,515-239-5162 STORY COUNTY,IA =u ��''^= LICENSEVNRI 19 DATE: CENTURY LINK-SADIE HALL,918-547-0147 %> P21974 MIDLAND POWER COOPERATIVE-BRUCE KEENEY,515-386-4111 a m �i �� AL DATE IS DECEMBER 31,2023 MEDIACOM-TIM ADREON,515-233-2318„o ''ZZZZZggj1�W1p\\ A SHEETS COVERED BY7HI5 SEAL:XENIA RURAL WATER DISTRICT-LAIRD VAN DEE,515-676-2117 CITY OF AMES ELECTRIC,MARK CARRAN,515-239-5189 ALL SHEET ag o 1 sicxeo TUB FRIEDRICH LAND DEVELOPMENT LLC SHEET A BALTIMORE DRIVE a AMES,IOWA 50010 BO LTO N "Wx TWA THE BLUFFS AT DANKBAR FARMS a & MENK Phone:@boo on-me00 ea P P.01 Email:Ames@bolton-menk.com eo GAB www.bolton-menk.com TITLE SHEET p CLIENT LOTS LOTS LOTS CARTIER AVE ERICKSON AVE PARCEL AREA(SF) AREA(AC) PARCEL AREA(SF) AREA(AC) PARCEL AREA(SF) AREA(AC) NUMBER START STATION END STATION LENGTH DELTA RADIUS CHORD START START END END LINE/CHORD DIRECTION NUMBER START STATION END STATION LENGTH DELTA RADIUS CHORD START START END END LINE/CHORD DIRECTION 1 71,786 1.648 21 12,460 0.286 41 11,293 0.259 Ll 500+00 505+81.60 581.60 3484825.37 4877410.63 3485406.20 4877380.63 N2°57'22"W L6 1+00 2+25.60 125.60 3487604.82 4875893.71 3487686.37 4875989.23 N49°30'41"E 2 48,012 1.102 22 10,800 0.248 42 10,893 0.250 C1 505+81.60 507+87.15 205.56 39°15'32" 300.00 201.56 3485406.20 4877380.63 3485592.30 4877303.22 N22°35'07"W CS 2+25.60 7+41.36 515.75 49°15'03" 600.00 500.02 3487686.37 4875989.23 3488139.97 4876199.65 N24°53'09"E 3 32,428 0.744 23 10,800 0.248 43 9,091 0.209 L2 507+87.15 513+50.89 563.73 3485592.30 4877303.22 3486009.82 4876924.44 N42°12'53"W L7 7+41.36 16+48.87 907.51 3488139.97 4876199.65 3489047.47 4876203.77 NO°15'37"E 4 24,010 0.551 24 10,800 0.248 44 9,086 0.209 C2 513+50.89 515+71.17 220.29 42'04'18" 300.00 215.37 3486009.82 4876924.44 3486210.64 4876846.63 N21°10'44"W 5 22,945 0.527 25 10,800 0.248 45 9,086 0.209 L3 515+71.17 522+61.75 690.58 3486210.64 4876846.63 3486901.22 4876844.91 NO°08'35"W POLO AVE. 6 23,717 0.544 26 12,282 0.282 46 9,086 0.209 C3 522+61.75 524+18.81 157.06 89°59'21" 100.00 141.41 3486901.22 4876844.91 3487000.97 4876744.68 N45°OS'16"W NUMBER START STATION END STATION LENGTH DELTA RADIUS CHORD START N START E END N END E LINE/CHORD DIRECTION L4 524+18.81 525+72.34 153.53 3487000.97 4876744.68 3487000.61 4876591.15 S89°52'04"W 7 33,000 0.758 27 10,633 0.244 47 10,152 0.233 L18 20+00 22+65 265.00 3487182.54 4876254.23 3487354.60 4876455.77 N49030'41"E C4 525+72.34 527+88.95 216.61 49°38'37" 250.00 209.90 3487000.61 4876591.15 3487088.29 4876400.44 N650 18'38"W 8 33,000 0,758 28 9,177 0.211 48 13,044 0.299 C13 22+65 24+22.08 157.08 90°00'00" 100.00 141.42 3487354.60 4876455.77 3487495.58 4876466.89 N4030'41"E L5 527+88.95 543+10.82 1521.86 3487088.29 4876400.44 3488245.71 4875412.29 N40°29'19"W 9 33,000 0.758 29 9,177 0.211 49 13,657 0.314 L19 24+22.08 26+82.94 260.86 3487495.58 4876466.89 3487693.98 4876297.52 N400 29'19"W 10 33,000 0.758 30 10,061 0.231 50 9,908 0.227 EVEREST AVE C14 26+82.94 29+65.65 282.71 26°59'48" 600.00 280.10 3487693.98 4876297.52 3487858.67 4876070.95 N53°59'13"W 11 33,000 0.758 31 8,617 0.198 51 8,855 0.203 NUMBER START STATION END STATION LENGTH DELTA RADIUS CHORD START START END END LINE CHORD DIRECTION COLUMBUS AVE. 12 33,000 0.758 32 8,855 0.203 52 11,040 0.253 13 33,000 0.758 33 8,884 0.204 53 9,367 0.215 L10 407+28.13 415+45.86 817.73 3486719.24 4877169.25 3487536.90 4877180.01 NO*45'13"E NUMBER START STATION END STATION LENGTH DELTA RADIUS CHORD START N START E END N END E LINE/CHORD DIRECTION C8 415+45.86 416+38.41 92.55 7°34'31" 700.00 92.48 3487536.90 4877180.01 3487629.09 4877187.33 N4°32'28"E L13 40+00 45+49.40 549.40 3488375.21 4876150.71 3488372.71 4876700.10 S89°44 23"E 14 33,000 0.758 34 8,855 0.203 54 9,575 0.220 Lll 416+38.41 419+49.26 310.85 3487629.09 4877187.33 3487936.66 4877232.36 NB*19'44"E C10 45+49.40 45+77.99 28.59 6°33'09" 250.00 28.58 3488372.71 4876700.10 3488374.21 4876728.64 N86°59'03"E 15 31,724 0.728 35 11,040 0.253 55 9,360 0.215 C9 419+49.26 420+97.39 148.13 8029'14" 1000.00 147.99 3487936.66 4877232.36 3488084.28 4877242.90 N4°05'07"E L14 45+77.99 46+37 59.01 3488374.21 4876728.64 3488380.68 4876787.29 N83°42'28"E 16 20,439 0.469 36 13,820 0.317 101 8,301 0.191 1 L12 1 420+97.39 1 430+05.50 908.11 3488084.28 4877242.90 1 3488992.39 1 4877240.39 NO*09'30"W CIL 46+37 46+65.59 28.59 6°33'09" 250.00 28.58 3488380.68 4876787.29 3488382.18 4876815.83 N86°59'03"E 17 1 13,137 1 0.302 37 10,120 0.232 102 6,381 0.146 L15 46+65.59 51+41.85 476.26 3488382.18 4876815.83 3488380.02 4877292.08 589°44'23"E 18 14,321 0.329 38 10,120 0.232 103 6,911 0.159 LOT DENSITY CALCULATIONS OPEN SPACE CALCULATIONS 19 13,559 0.311 39 10,222 0.235 104 7,191 0.165 TOTAL 108.21ACRES TOTAL MNISROW,FSFM&AG W.30BACRES ERICKSON LANE 20 15,956 0.366 40 13,603 0.312 105 5,980 0.137 ROW 10.89 ACRES OPEN SPACE OUTLOTSA- 39.47 ACRES OUTLOTS 39.47 ACRES OPEN SPACE PERCENTAGE 57.1% NUMBER START STATION END STATION LENGTH DELTA RADIUS CHORD START N START E END N END E LINE/CHORD DIRECTION FSRM,AG&CLUBHOUSE 28.44 ACRES L16 50+00 52+86.08 286.08 3488656.20 4876151.99 3488654.90 4876438.07 S89°44'23"E LOTS LOTS LOTS EASEMENTS 3.52 ACRES PARCEL AREA(SF) AREA(AC) PARCEL AREA(SF) AREA(AC) PARCEL AREA(SF) AREA(AC) LOTAREA(TOTAL MINUS OUTLOTS,FS-RM,AG&ROW) 25.89 ACRES C12 52+86.08 54+03.89 117.81 90*00`00" 75.00 106.07 3488654.90 4876438.07 3488579.56 4876512.72 S44°44'23"E TOTAL N UMBER OF LOTS 106 LOTS L17 54+03.89 56+59.89 256.00 3488579.56 4876512.72 3488323.57 4876511.56 SO°15'37"W 106 5,980 0.137 126 6,767 0.155 146 7,571 0.174 LOT DENSITY CALCULATIONS I 4.D91 LOTS/ACRE 107 5,980 0.137 127 7,481 0.172 147 7,015 0.161 108 7,130 0.164 128 5,723 0.131 148 8,104 0.186 109 5,980 0.137 129 5,724 0.131 149 7,571 0.174 110 7,545 0.173 130 5,726 0.131 150 5,876 0.135 111 5,717 0.131 131 5,727 0.131 151 9,727 0.223 112 5,716 0.131 132 5,729 0.132 200 392,802 9.017 HINGE R/W C R/W HINGE 113 5,714 0.131 133 5,730 0.132 PT PT 114 5,713 0.131 134 5,754 0.132 115 5,711 0.131 135 5,993 0.138 OUTLOTS 116 5,710 0.131 136 7,442 0.171 PARCEL AREA(SF) AREA(AC) 40' S5'�R/W 40' 117 6,837 0.157 137 6,840 0.157 OUTLOT A 314,076 7.210 5' 8.5' 26'B-B 8.5' 5' 118 5,957 0.137 138 5,720 0.131 OUTLOT B 172,327 3.956 4.0% 1( 2 0' 1 4.0% 119 5,809 0.133 139 5,720 0.131 OUTLOTC 15,179 0.348 TYP) 4.0% ALIGNMENT& 4.0% (TYP) 1.5% (TYP) PROFILE GRADE POINT (TYP) 1.5% f� 120 5,720 0.131 140 7,853 0.180 OUTLOT D 22,111 0.508 2.0%r �� 2.0% f' 121 5,720 0.131 141 8,907 0.204 OUTLOT E 35,843 0.823 \ \ \�\�\�\�\�\�\�\�\�\�\�\�\�\�\� �\�\�\�\�\�\�\�\�\ 122 5,720 0.131 142 11,035 0.253 OUTLOT F 1,137,936 26.123 \/\/\/\/\/\/\/\/\/\/�\�/�\�//�\�//�\�/�\�/�\�/�\�/ 123 5,720 0.131 143 5,932 0.136 OUTLOT G 4,822 0.111 V����V���V��V�/vX�V��j������������ 124 5,720 0.131 144 5,928 0.136 OUTLOT H 17,022 0.391 4"PCC SIDEWALK 4"PCC SIDEWALK 125 5,720 0.131 145 7,729 0.177 OUTLOTZZ 836,525 19.204 (BY HOMEOWNER) (BY HOMEOWNER) I GENERAL NOTES: 1. ALL PRIVATE UTILITIES WILL BE LOCATED WITHIN PUBLIC UTILITY EASEMENTS SHOWN OR LOCATED WITHIN 8"HMA PAVEMENT 2.5'CURB AND GUTTER(TYP.) UTILITY CORRIDORS PROVIDED FOR BY THE CITY'S'USE OF CITY RIGHTS-OF-WAY BY RIGHT-OF-WAY USERS' 4"BASE COURSE ORDINANCE. 2"INTERMEDIATE COURSE 2"SURFACE COURSE 2. VEHICLE PARKING WILL BE PROHIBITED ALONG THE NORTH AND EAST SIDES OF ALL STREETS. 12"SUBGRADE PREPARATION 3. ALL CONSTRUCTION MATERIALS,DUMPSTERS,DETACHED TRAILERS,OR SIMILAR ITEMS ARE PROHIBITED ON PUBLIC STREETS OR WITHIN THE PUBLIC RIGHT-OF-WAY. e 4. OUTLOT C,D,AND E SHALL INCLUDE STORM SEWER AND SURFACE WATER FLOWAGE OVER THE ENTIRE 1 TYPICAL STREET SECTION LOT. NOT TO SCALE 5. OUTLOTS A,B,F,G,AND H SHALL INCLUDE STORM SEWER,SURFACE WATER FLOWAGE,AND PEDESTRIAN a ACCESS EASEMENTS OVER THE ENTIRE LOT. 6. OUTLOT F SHALL HAVE A DRAINAGE AND CONSERVATION EASEMENT OVER THE ENTIRE OUTLOT. a� 7. SIGNS SHALL BE INSTALLED AT BOUNDARY OF OUTLOTS AND RESIDENTIAL PROPERTIES TO PREVENT LOT CREEP.AMOUNT AND LOCATION OF SIGNS SHALL BE DETERMINED DURING DEVELOPMENT OF PUBLIC IMPROVEMENT PLANS. ag �oDESIGNED TUBE. EKRIPTION DATE FRIEDRICH LAND DEVELOPMENT LLC SHEET BO LTO N 1519 ES,IO A 5 DRIVE a AMES,IOWA 50010 "Wx TWA THE BLUFFS AT DANKBAR FARMS m a Phone:(515)233-6100 ea eo & M E N K Email:Ames@bolton-menk.com c�Ic GAB P P.OZ www.bolton-menk.com GENERAL NOTES&TYPICAL SECTIONS p 0A1.126833 - - - - - J- - � -F � y � �( SHEETS SHEETSI — — \ PP.OS,PP.11,PP.17— � O � � PP.06,PP.12,PP.18 A L \CAMERON SCHOOL ROAD — — / — \ LOT 101 TLO GO O OJ142 LOTE — \ / \ OT 102 a _ / LOT 103 c1 J— or 104 N Q w140 \ I — nos \ I\ OT 306 p138 rp \ \ OT 10] 13] LOT 108 \ \ \ OUTL T A \ / SHEETS SHEETS \ Lona PP.07,PP.13,PP.19 PP.08,PP.14,PP.20 ounor zz - \ / LOT21 LOT ll LOT 22 \ LOT 16 LOT 23 LOT 29 I I Q \ LOT 28 z �J \ LOT 15 LOT 24 LOT 200 — —`� LOT 41 TLOTB FSRM � � 0 \ \ LOT 25 LOT 27 \ Lor42 I I z\ Lon4 — LOT 26 LOT 43 LOT 13 LOT 40 I \ LOT \\ \\ \ LOT 12 LOT 30 LOT 39 LOT 45 OC LOT 38 LOT 46 T �\ LOT 11 LOT 31 iff — — — — _ _ _ _ _ _ _ _ _ LOT 10 LOT 32 LOT 3] II\ \ LOT 48 —1 ILZ J \ OT 9 LOT 34 \ LOT 49 \ \ OT 35 SHEETS LOT so F — PP.09,PP.15,PP.21 Lon LOT sl LOT 52 OUTLOT D / \ LOT I \ \ LOT 53 I / \ Lors LOT sa Lor LOT 4 - / LOT3 / � \ � LOT / LOT 1 LOT 1SHEETS LA PP.10,PP.16,PP.22 L — 7 S STREET F— I \\ L - 1 I i I - a a ° SHEET 1 DRIVE TLB FRIEDRICH LAND DEVELOPMENT LLC o zoo 40o AMES,IOWA 50010 w"BOLTON TWA THE BLUFFS AT DANKBAR FARMS m w HORZ. Phone:(515)233-6100 CHECKED SCALE FEET Email:Ames@bolton-menk.com PP.03 p°w & M ENK °ore www.bolton-menk.com OVERALL SITE LAYOUT&SHEET INDEX � CLIENT — — — CAMERON SCHOOL ROAD ourLor� - — — — — — — - — — — — — — — — — — — — — —J L 7 - - - - - - 7- - -� \ 101 � 142 OUTLOTE 1003 ERICKSO �41 104 v a 00 140 > I 105 Q \ 106 rn o 1s1 138 w — — 107 1 137 rLU — 108 COLUMBUS \ 109 p .--i N M lf1 l0 n w m pN N N N N N N 19 20 LIT TA — — — ' OUTLOT H \\ 1$ 21 OUTLOTZZ LU 17 22 1 16 23 29 v \ 28 z \ 15 24 41 OUTLOT B LOT 200 FSRMILD I- 25 27 42 z_ � 14 = V �9q 26 43 a 13 F?9G 40 AO qq L 12 F 30 45 11 31 38 9L� 46 L" — — — 32 37 q I ML L 10 9 33 36 48 L — — — — 34 L- - J — _� 8 35 49 7 51 50 52 OUTLOT D L \\ 6 / \ 5 53 54 55 7 — — — - - � - - � _ I I / 4 — / ' — — ZONING LEGEND — — — wLUI w ElFS-RL/PRD 2 � I - AWL I r �I°I- - -I — — — ❑ FS-RM OUTLOT F - - I II � � — � � t � AG 1 � BAR CELOS STREET - I I L - I I �oDESIGNED TLB FRIEDRICH LAND DEVELOPMENT LLC SHEET BO LTO N 1 A BALTIMA 5 DRIVE a o lso 30o AMES,IOWA 50010 "Wx TWA THE BLUFFS AT DANKBAR FARMS m s HORZ. Phone:1511)233-6100 CHECKED SCALE FEET GAB P P.04 & M E N K Email:Ames@bolton-menk.com www.bolton-menk.com SITE ZONING p CLIENT i i 1 i F-- - - - - - - - - - — — - - - - - - - ---- - - - - - - - - - - - - - - - - - - L - - - - - - - - � i 0 - - - -_-_-_-- � _ ---- ---- - ------_-_- -_-_---_-_-_-______--__-_ ---_-_-__ -- CAMERGYN SCHbOL R4\ 10571 N --' r-T- ca w, o PROPERTY LINE oaz ----------- 19s) ' l7 I of9SZ9S�9`r.P \ I 94950 \�PRQPERIY LIN)= EDGE OF WETLAND I 9A8 ; i1yP 0 ACRES.02 s i III — — — — «< APPROXIMATE EXISTING�FIELD Tf�E J F- 1p m c r ` N ROPERTYLINE «««cam % � .0 P� m -_ �-�---- E-- o-----i N 66°41'09"W 35.81 w �� S 8601 38"W 58.70 N 5 aim 89 0" 3 37 - �J P o --------------------- 0- G _ l - _ z - ; 9 �JJS� -------------91,9 — , , . I , 93d ���41G a ` � � \ `` •� ---- , ' II � i i III' m OF WETLAND --------------------''" --' 94--------- EDGE -- J` 0.132 ACRES ---------------'' -----943 --- 9 a-- ---- ,- 944 ----------- -- 9 945 I 9 --- - 93jss J d ---9947 --- 938948 -`- - 949 950 , 4 \/ 4 n \ -94 --- _ 9 v ---- a \ 9g6S 934 - s v8 0 949 m - \\ 94> -- --. --- Q m 948 936 -- \\b\ BO LTO N 1 A BALTIMA 5 DRIVE D.GNEDTLB FRIEDRICH LAND DEVELOPMENT LLC SHEET a o so 10o AMES,IOWA so010 nw"TWA THE BLUFFS AT DANKBAR FARMS m s HORZ. Phone:(515)233-6100 — SCALE FEET EDGAB PP.05 & M E N K Email:Ames@bolton-menk.com www.bolton-menk.com EXISTING CONDITIONS p nIe0A1.126833 I I - -- I I I I I I I I � I I IZ o 1, WII I ' �I'I'\\ 11III'lll I I I' I II I , I J _ - - - - _ _______- -� '—==10'GAS PIPELINE EASEMENT - -' fir'-'=—.c<�« `T - -- ---- - ---- «—� --------------- ------ -- `_____ I Ir ' = 1 ---- -- _ ------------------------------------------------ ---- ------------------------- ----- — — — — — — — _-- ____ - _ _ CAMERON SCHOOL RD 5'GAS PIPELI E EASEMENT s oo vac v? ------ '------- ---- --- ----- -- -------------------- --------------------------- ------- -_------------------_______------- ----- ---- ---------------- - - ----- r=r -------------- -------------------------------- -- "--------------------------____________________---- --------------- --- �= - ------------------------------------- ------ - - t - l -- -- --- -- _ - /I�--------------42 -- ----------------- -------------- --- - - - - - - - - --- s 8�42'1�'1AF736b4 _-__ _- _--_--_-- �-7 � ---�—�-=----- - �� '• -,----� r------ -'vim '1 I i w I �117��`- --'z` ---- REGt1LAILNG STATION BUILDING _=------- i i 1 -t--___ I ICI Imo_ 1i 1�1 III <z ----- I— -----i----- ---- w _ . I\ �I�I�I ---- - 'ii Irr'i z5'GAS PIPELINE EASE ,� � �� �' �� ----_ - + _ -------------- X GASAND�DRAI�AfASEMENT'� � m �1Y I I III 1 PROPERTY LINE 6 I _ ° EDGE OF WETLAND IN89° 9�27548 PI89°45'30" 245.5 0.043 ACRES-/`- ---- -- -- -------- EXISTING GAS MAIN v; J2' III EXISTING FIELD TILEw ID Do on 0 01 m m --_ m m l us A of 1 / ._Kr � y 1 1 / -------- EDGf`OFWETLAND v �j --- j 0.056 ACRES 1 I / L7 __-__� - iIIii i I I\ _ 1 1 I IIIIII 3 1 1 \ EXISTIN�16.5 I'I 111 Ix DRAIN EASEMENT itI "--- -----q/ ---- i RN n l 11 u - ZI` 9 lc" SHEET I 15198ALTIMORE DRIVE Fo TLB FRIEDRICH LAND DEVELOPMENT LLC a o so 100 BO LTO N AMES,IOWA 50010 "`""TWA THE BLUFFS AT DANKBAR FARMS m s HORZ. Phone:(515)233-6100 CHECKED SCALE FEET GAB PP.06 & M E N K Email:Ames@bolton-menk.com www.bolton-menk.com EXISTING CONDITIONS p CLIENT 94 1 l -_ 4 n 1 9900 45 -4--- 934/ 46 ^y/ , 3 -4 _ 8 6 11 38 -' ------------- --p --- �E06E OF�LJETL(\Nb' 9Sd ^ ---� --------_----__ Rb:�85�CRES \9S p }n g - `` y Gp 9 n pP cR 1 -------939 c - sd �``APD$OXFMATE�EXIS,TIN2'a FIELD TILE\ 0aq _ -- -- 96, g ------------ 96S ---------- gp5 i r\� ------\ -- ---- \ 1 \ \ \ \ 9N, , '-X- - ------ O(p� --- _------- 952 --------------- - \-- - -- ``\ _--------953 -- -- ----------- --- ---------954 ti \ \ CR ' -I ---------------------------- \ -- --------- - -- \r\ T \ \ --------------- 960 959 _ --- g6 C, \ g61 Ry, R 'I n co _ 94 co o 961 T 61 I 9 cot)* '-- I; \ 9 I 1 III g63 ---'' .c�r, 4n}'`. -9 ------------------ I C ------------------- - — - ` �;,\+\ ;,\I�,� ,•--,� � -\. 9$ _--_ -- 0 ------------------- -- S 951 ------------------- r _ ----- \\`\ - - _ IIIIII I li�i�l ti ill I -967 I o \I II II 'Il' III m on __ II co \ slcxeo TLB/ FRIEDRICH LAND DEVELOPMENT LLC SHEET BO LTO N 1 A BALTIMA 5 DRIVE g o so 10o AMES,IOWA 50010 "Wx TWA THE BLUFFS AT DANKBAR FARMS ma HOR Z. Phone. 515 233-6100 o / SCALE FEET ecxe GAB PP.O & M E N K Email:Ames@bolton-menk.com om www.bolton-menk.com EXISTING CONDITIONS p� c�Ic0A1.126833 EXISTINZ`i 16.5 = DRAIN EASEMENT I I,1 I I 'iii -r--- _ I I I I '1 \ lllF I, I11 P / I 1 r �/ I I l i 1 I I` / 'I \ T \'I IIII 1 I I r 1 V 1 ili�l ZI l I,II I \ \I�`\ I \ \ __—___ 6\ \� -- N- EDGE OF WE 0.131 ACRESL �i11';iit w Iliiii I lK 62 \I 61 / /i II 11 I L Iiii < iII,I 1 `.9 \� �% 1 1 L� _ II��'ll' '✓ 'I"II ill jB0 _ ---- _ I'il ill t 9S9 vl I 1 •'I z z r 0 EDGE OF wit I LAND I _ " a I, -- ----' < 0.031 ACRES / /" / %�`\ L STING GAS ','I ;il IIIII iii• --- II II i l 1 1 I 'µp i i i i'i ill 6 1','1 'Iii III 1 I III\� 9SS sssX s� _ `EXI NT"I l / `j �_- � � ,,'_--_—_• i i I I I ';it',li i 1 I- ` EXISTING 60 RIGHT-OF-WAY . II S`S4 / / =; EASEMENT r l I I , 1 / `�' , c� '''1'fl i II Iii �� 1 1 II IIIII I 'I EXISTING FIE" TILE 11'122'I I I 9S0 r / / v I LE— O1 m iii l'i II' ll1 ll l I IIII 1 III jjII / I I I — 1 / 1 I � L — —— III I __-- 1 III ,I I I II I I i I — ------- _ ___---- _--__ Ill L II i 1 I 1111� I I l _ I II'1 I : I r 1 _ - PROPERTY LINE 1 -47 // I I _ r ' I <--� / «.cam s�_S�«'L�(«--�J<F«<F=-e<-� -------_-------------------------------------------------_- 1 S 8 °14'4 E 1,0.47 - ------------------------945 ---------- ---------- ----- -- S 89 14'47"E 1310.47 l --- ------ ---------- ----- --_ i �' li I I SS, `\`, I s ---------------------------- 940--------- iiiiiiii I 'I I ROW I\1` d I`------------ _-- ";\ iiiiiiii i l 1 Ili \i l n I; ;I;III_______________________________ ________` IIIIIIII II II'I 111 Ijl 'I I - ----------------- ------= l l;' l IIIII T l I li l'I'11I ---`i IIiI IIIII I I I ' Ili 11 i n III 'I'I �'Illllll ijj;lllj IIII I h ,I jlj;Il li I ;i IIII'Ill I I I �I ,I j�lll IIIII i;,;i,;1 IIII l it �, 111 T l v Ili IIIIIIII ilili;;i iiiiiiii 'I 'I 1 ', i I i ; 'I i \ II ;li;li < I, ,I,IIII II,I,II, IIIIIIII i 1 , �I I 1 �I ll I I \ Ijl�ll 'I I'I'I'Il Iljlil ;II;;II; I i ll I m u jll II I'I''Ilj IIIIIIII I l' I j ; � I 1 I I�I, w� II , ;III � II, III;;III I II, III=—_ �I I III , II, III II � III T , I ry II l�;;lll , ;II IIIIIIII I � I W i I I I II Ili IIII 11; IIIIIIII , illy -'+� II I II IIIIIIII I 1 ' ll' n / j 'I I, IIII I'I IIIIIIII F1' jl II,II II IIIIII , ' I I I W I I "I -- -� I I I I — �I' IIIIIIII I T I I I' I I I II� IIIIII I I I Q tQi l l l l l l j l l l j IIIIIIII I I 'i I I I 1 1 I'l` \,`\I'l''I I I II I II III ,I IIII I I QDESIGNED SHEET 1519 BALTIMORE DRIVE s FI'TLB FRIEDRICH LAND DEVELOPMENT LLC a o so 100 BO LTO N AMES,IOWA so010 nw"TWA THE BLUFFS AT DANKBAR FARMS ,:I s HORZ. Phone:(515)233-6100 CHECKED SCALE FEET GAB & M E N K Email:Ames@bolton-menk.com www.bolton-menk.com EXISTING CONDITIONS p- CLIENT l0 ��__ -____ 11 I II IIIIIIII�II Ill�l ll m I II II III rt1 ', - I > I III I w 9s3 a m - � IIIII IIII IIIIIIII O \I III II Ijlllll 'Illllll - I- II \\111j `1 III I I Illlll - III I �y \ I�, ll IIII �\ 11�11111 I II - - 954 I II II _ Ill I'II II` = \I l I II ll i i II I I II IIIII I I I III'III Illllll II' III I I I I \\I In (P l'I II IIII \ \``� i:\1`\1 liiii ll I�il1'--__-____-__ °°°�"llll II \`0)\.`. `96, llI IIII 'III'--- _------_ i \1 l I\I__ \\\ S_ I ---9SS-- II I I'i I�_-----_—_-__—_-- - 'Illllll - ---------- _ ICI `\II-' \ \`1 III MIII Illllll _________________ \`1 _ `)'I I\\\ - III III I'11I11 I__t_`_______________ \�,�\\\�\\`\ ____ \\\I 1 11,1\I\-___________________ ED 'OF WETLAND `� - ;��----------- ------ --- 3.775 ACRES \ �� :.�\�`�:?.,` _ ------- _ - -------- / 960 `\ III 111 9S6, �' ------ ---- - - .O 9 _ r _��-------- /`I -' S _ - - -- -- 1 --- a ___ --___ NG o960 9 7I of an 1p CIO En O CARTER AVE - -_ _ `IIII __ \I' - `I'I,/• ``11 `\ l - /Ili,�`\,�\\\\I III` _ I\\\II\\\ _ _ /r - 12, FLOODWAY -_ - PROPERTY LINE i - 92s - \ 00 t\I \ I I II i - - - l \III ///I \IIII /',\`I' '1 I`111 l Il Al 00 � I w I - - �o Icxe°TLB FRIEDRICH LAND DEVELOPMENT LLC SHEET BO LTO N 1 A ES,IO ORE DRIVE a o so loo hone: 515) 50610 nwx TWA THE BLUFFS AT DANKBAR FARMS m s HORZ. Phone:(616)233-6100 ea SCALE FEET ED GAB P P. 7 & M E N K Email:Ames@bolton-menk.com www.bolton-menk.com clIc EXISTING CONDITIONS p 0A1.126833 w _ \`9 p l'•'\` \` \` �:.\1I' 111 III III\ _ C'1\ •! \\\\\��1`I)� \\`�\"`\`\``\```, \I I\\7\ \,9� -�i\`"\'1;,I 0 7- lo FLOODWAY i\ - I S \' PROPERTY LINE _ e i 589'58'20"E 1309.52 .e� k I I I � I � I I I � I I � I I � I a I � I T _ _ — I � I I I I d I I I I I I �oDESIGNED N. DESCRI-ON DATE TLB FRIEDRICH LAND DEVELOPMENT LLC SHEET BO LTO N 1 A BALTIMA 5 DRIVE a o so 10o A. IOWA 50010 AWN TWA THE BLUFFS AT DANKBAR FARMS m s HORZ. Phone:1511)233-6100 CHECKED SCALE FEET GAB P P.10 & M E N K Email:Ames@bolton-menk.com www.bolton-menk.com EXISTING CONDITIONS p CLIENT UTILITY LEGEND NOTE:1. ALL STORM SEWER 15"UNLESS OTHERWISE NOTED. STORM SEWER 2• ANY FIELD TILE FOUND SHALL EITHER BE I \ CONNECTED INTO PROPOSED STORM SEWER OR Cp 12' SANITARY SEWER ABANDONED BASED ON LOCATION AND UPSTREAM — m y -�—�— 8"WATERMAIN FLOW \ EASEMENT LEGEND \ 0 PUBLIC UTILITY EASEMENT(P.U.E.) 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T SLOPE PROTECTION EASEMENT 1. STORM WATER FLOWAGE EASEMENTa f 111 I;I;11 IIII III _a0 IIIII III IIIIIII I IIIIIII I I I I ~I ! STORM SEWER EASEMENT Q T I III TREE CONSERVATION EASEMENT L1111"'DSHEET 1519 BALTIMORE DRIVE FRIEDRICH LAND DEVELOPMENT LLC0 50 100 B LT N AMES,IOWA 50010 O O THE BLUFFS AT DANKBAR FARMS HORZ. Phone. 515 233-6100SCALE FEET @ PP.1"& MENK Email:Ames( Bolton-menk.comwww.bolton-menk.com PROPOSED CONDITIONS 888 0 S 44 \ \ \ 9 \\\ ys)�o, \� \\\ % ACM12 ss I� I SQ� \ `9�J• 'S� \ \ \ \ \ ' \ \_ s8\\`S\ \ �j� `fl \�\\\� \ \,� i I 1 52�0 S�i T 8 .r \ 153' 1`` ``, `,`A`�\ \\ 53\36 FT ��� \ \ \J itl� ��� ```�`:�'���•`\"\��' A".A \ \ A \V` �'\�'�� _ - `flOtil ACRES 1 1�57SQFT � )\ 0 X 961 \..3jAqR, SQ 962 X ib�PACqESi V� � 963- \ /A979859 ,Y r F \ \ ( z \ 4p III III \\\\\ \\�\\• \\.\`��.\ �:\:`�`.�`... \\ ��`� L / `� ^964 /\ �LO 7 �A T, 1v j , 76RE5 V A/LA �� vv J 9 �65 65 ES\�A� — --- - y a( \ A 3� '� 5�, " �s -== —96 OSTAOCRESD s ----- ------ --- I vvv j v s 9 O 5 I s k i' i .25 CR S ya ° \ ` 2111�SQ FT O �',I ----------------- I`, ,i �-------------------- I 04 SQ FT� � I \ '\ ------ A� _________ y --------- -012 f :. 967 C{ - ----- --_ \\! \A \ \'. :�.;:`:�:: .\\\ :':� `.\\,, J 5_5 68�-\--'m, J 966 "�575 \ z10 �" 0' --_," - - IL \;' - \ \ \\\ AVA\\ 46 Ik \.A 958 - - �:; ( OT 3 \ 967 — -- — 966 - 965- It Do 07.50NWL=9 A AUTILITY LEGEND 100Y908.72R p \ \ \ V A STORM SEWEROUTLO 12"SANITARY SEWER \V\\ 6.12ACRE5 /FLOODWAY �79365QFT \ � —�—�— 8"WATERMAIN \\\ NOTE: `� Wi', R s�`A� ts V ALL STORM SEWER 15"UNLESS OTHERWISE NOTED. \ EASEMENT LEGEND .0 \\\ \\\\ \\\� \\ s* ■ 1s PUBLIC UTILITY EASEMENT(P.U.E.) \ \•'4 i l; %i m \ \� ■ SLOPE PROTECTION EASEMENT \\\�\�\ \\\\ \\\ \�% STORM WATER FLOWAGE EASEMENT \� \` ` `` ~ ` STORM SEWER EASEMENT TREE CONSERVATION EASEMENT NEDTLB FRIEDRICH LAND DEVELOPMENT LLC A MES IOWA 50010 BO LTO N 1 BALTIMORE DRIVE SHEET a o so 0o , ""TWA THE BLUFFS AT DANKBAR FARMS m s HORZ. Phone:(515)233-6100 ea SCALE FEET CHECKED GAB P P.15 & M E N K Email:Ames@bolton-menk.com www.bolton-menk.com PROPOSED CONDITIONS p� c"c0A1.126B33 Do y� '10\ �'� , , , , PROPERTY LINE 10 T �\e T FLOODWAY FRINGE J FLOODWAY T T y `L UTILITY LEGEND STORM SEWER < 12"SANITARY SEWER —�—�— 8"WATERMAIN NOTE: T ALL STORM SEWER 15"UNLESS OTHERWISE NOTED. EASEMENT LEGEND AN ❑ PUBLIC UTILITY EASEMENT(P.U.E.) a SLOPE PROTECTION EASEMENT � T ❑ STORM WATER FLOWAGE EASEMENT ❑ STORM SEWER EASEMENT i ❑ TREE CONSERVATION EASEMENT D.IBOLTON 1111 BALTWORE DRIVE GNED TLB FRIEDRICH LAND DEVELOPMENT LLC SHEET 0 50 100 AMES,IOWA 50010 Aw"TWA THE BLUFFS AT DANKBAR FARMS m a HORZ. Phone:(515)233-6100 FCK G _ SCALE FEET Ames@bolto�-menk.com GAB P P. V & M E N K Emawwwbs Boltonnk,co com N PO1" o= www.bolton-menk.com CLIENT PROPOSED CONDITIONS LEGEND STREET TREE NOTES: 00 1. TREES SHALL BE PLANTED WITHIN THE RIGHT-OF-WAY WITHIN THE SUBDIVISION.TREES SHALL BE PLANTED IN ACCORDANCE WITH TYPE I SEEDIND THE REQUIREMENTS OF SECTION 23.402 OF SUBDIVISION ORDINANCE. 1771-7-77 WETLAND SEEDING 2. TREES SHALL BE OF NATIVE SPECIES AS INDICATED BY THE IOWA DEPARTMENT OF NATURAL RESOURCES AND APPROVED BY THE CITY. TYPE 2 SEEDING 3. THE SPACING SHALL BE ADJUSTED AS A RESULT OF DRIVE OPENINGS,UNDERGROUND UTILITIES,STREET LIGHTS,AND OTHER O POTENTIAL OBSTRUCTIONS. O LOW-GROW GRASS 4. A MINIMUM OF NINE(9)SQUARE FEET OF AREA SHALL BE MAINTAINED FOR EACH TREE AND NO IMPERVIOUS MATERIAL SHALL BE INSTALLED CLOSER THAN THIRTY(30)INCHES TO THE TRUCK OF THE TREE. O PROPOSED TREE 5. TREES SHALL NOT BE LOCATED CLOSER THAN TWO AND ONE-HALF(2-1/2)FEETTO THE BACK OF CURB ORTHE SIDEWALK LINE. WHERE THE DISTANCE BETWEEN THE BACK OF THE CURB AND THE SIDEWALK IS GREATER THAN EIGHT(B)FEET,TREES SHALL BE 1 PLANTED WITHIN FOUR(4)FEET OF THE SIDEWALK LINE. -- — — — — — — \Y/ 6. TREES SHALL NOT BE PLANTED CLOSER THAN THIRTY(30)FEET FROM THE CORNER AT INTERSECTIONS AND SHALL NOT BE CLOSER I LOW-GROW GRASS MIXTURE SHALL BE THE THAN TWENTY(20)FEET TO THE INTERSECTION OF THE FRONT AND SIDE LOT LINE ON A CORNER LOT. FOLLOWING 7. TRESS SHALL NOT BE PLANTED CLOSER THAN TEN(10)FEET TO RESIDENTIAL DRIVEWAYS. • SUBDIVISION MIXTURE BY UNITED SEED,OR • APPROVED EQUAL 8. TREES SHALL NOT BE LOCATED CLOSER TO A STREET LIGHT POLE THAN THE DISTANCE OF THE SPREAD OF THE TREE AT MATURITY. SEED RATE:32 LBS/ACRE THE DISTANCE SHALL BE MEASURED FROM THE CENTER OF THE TREE TO THE CENTER OF THE POLE. SEEDING DEPTH:1/4" TYPE IV SHALL BE THE FOLLOWING 15%SIDEOATS GRAMA — — — — — — — — — — — — — — — — \ 10%BLUE GRAMA • REFER TO SUDAS FOR GRASS MIXTURE AND 20%HARD FINE FESCUE SEEDING RATE 20%SHEEP FINE FESCUE - 25%BLUE FINE FESCUE WETLAND MIXTURE SHALL BE THE FOLLOWING /� — — — — • REFER TO SUDAS FOR WETLAND MIXTURE AND SEEDING RATE _ __ _ —_ ------ CAMERO SCHOQLRD ----- _-I—J_ - - '— _ — _ TYPE I MIXTURE SHALL BE THE FOLLOWING _ — — — — _ — I �= fir _ — -- - __ 10571 j • REFER TO SUDAS FOR GRASS MIXTURE AND / %,__ SEEDING / �� `+ .�. '�` ` . .mot • .I.� j�>-r—•--��—� � L—� 1.6��cr>• �� W�§ j-� % :�. — +�I•:tom•`� .'� �. t�I — _ 1 1 moOI � `�:.r.` `—` ` •�.���. ���� BPS •� / eo OL1a5 ` / // /// / / LO / /v _ — — — / / / / el !y/i/i /v// ✓ / ,/,/,/„ / //////G�i/vie v/ /, ,'� , �;.• ,v/v vv vv vv vv v/v/,/////,/!/,/,/ v� / � / / v% // //,ii/% - {'i��'.�/�/�il'�'�iv,l �•+`� T ++ _11 .y• / ii/////ji @T t01`1`W T1 2'L(JI�T��' tQT1 4 +4`'�CJT; 'LO 1T �/ .. ' 'Svc / � Tr . �oDESIGNED TLB FRIEDRICH LAND DEVELOPMENT LLC SHEET BO LTO N 1 A ES,IO A 5 DRIVE a o so 100 AMES,IOWA 50010 AWN TWA THE BLUFFS AT DANKBAR FARMS m w HORZ. Phone:(515)233-6100 CHECKED 7 SCALE FEET Email:Ames@bolton-menk.com �' " & MENK P Ne www.bolton-menk.com STREET TREE& LANDSCAPING PLAN p c�Ic0A1.126833 LEGEND I TYPE I SEEDIND 1771-7-77 WETLAND SEEDING TYPE 2 SEEDING i LOW-GROW GRASS — — O PROPOSED TREE l /® II I I I I� _ C_ -- J---- __ 17. — — — — — — — — rL l— - ----- -=--- -- -- I - --- -------- - I— ---___ — -- a I �r Alp cp -------------- ti -- �� �,�� �, :-: •' - .fir . :` '�.I �� % ' - - - �; -- ��� "�1� 1 D• 5 LOTS � 133 4- W I �} . .` I ------- L18 � i 1 DLO . . . . ..... . . . I I -- - � Lb.T2 0' •lI *,A�• G S� � W OUTLOTZZ �� . i I I DESIGNED R. °E=<PIE,I°N °A.E ,zo 1519BALTIMOREDRIVE TLB FRIEDRICH LAND DEVELOPMENT LLC SHEET a AMES,IOWA 50010 °PAWN TWA a D SD 1DD B O LTO N „w HORZ. Phone:(515)233-6100 E°P THE BLUFFS AT DANKBAR FARMS SCALE FEET Email:Ames@bolton-menk.com P P•18 & M ENK °ore www.bolton-menk.com STREET TREE& LANDSCAPING PLAN p� nIE0A1.126833 09 LEGEND /////////// // />'�i' / / ' / / �!,, .`.�.� .•.I } I .`.`.• .'. �:` ` .y i. TYPE I SEE DI N D '//,/,/,/,/,/,/,/,/,/,/,/// //,/,,/,/i/, // \ Sr 'i, ,// w • r @T�1�q OF1 � 01�2z1e` �T'1 Of ' �11$ _ 7v l �e t �T112" tsT}T4 � 'LOT WETLAND SEEDING w w .� !' •�: W'�w ' \I� iji�y /,/�\�" 1 � Kn/ 'jam / /, =�^�`w`�\ .`� •`�. w`4 ` 0 .\\. `��.*�� �y�z s s�,h� � �II \\\ � /,/ /�/�/,�,/ � �j-�.�,�//��`/X./�/� s •��w` s T�` • s\a` Y \`�a�a• � .r 1�'♦ w ♦.�`w TYPE 2SEEDING wV�.�'ww. �. .� ��V� 'i'i,/�' /'i/ ' ive�'i �` •`` , ` �•� •� ` Iw LOW-GROW GRASS • �� •'� �� �� � � � l-••• � \ \\\\\ 'Y� � � ///////i/rr� // / / / . / // : //i PROPOSED TREE -� � i 'i� 'i'i' r'i'/ Oel 11 /,/, / el w . w .I .ice. �`. � �., , \ . �.• `•`` ,�\�\\�\, . `. -, \\\\����/// �� �' -,-,�%'�` � ��r`�,;/-,- � I, �IIII I � \\\\\ �, � „� . w w w ,✓� '.�. 'ice "i, 'i /'i'i //. . I y/ y s .� a � s�s rs �` •`s`s`s�_ s /_ - �f,/ s`r�s- '� >• � \\\\\ \ � �///'j'j'/j 'j'/,%.. 4� �w //e. s s s s / • . ., s . • . / f pp / \\ t w le w _ .LOT rs � w w w w � /� �\ \ ;01 1;0 eel ell `��\ >\ . w wiw w w w y \- �. x\ w w . 4�k\ V. w w • � �.t .LOT` s w ��`. � `, .• p. -�s� �s`s \ �.`. \\\� w. �F ��/, � \\\\ \ \\ /,/ i w w w w . w _r w \���` I�----� - - - „V • w w \`� w . 1 T W 0 wDHIGw . . L•w�•at�w`:` BO LTO N 1 A BALTIMA 5 DRIVE "cD TLB FRIEDRICH LAND DEVELOPMENT LLC"c"IDN DIE SHEET a o so 0o AMES,IOWA 50010 nw"TWA THE BLUFFS AT DANKBAR FARMS m w HORZ. Phone:(515)233-6100 ea SCALE FEET Email:Ames@bolton-menk.com ��'�� & MENK °oNe www.bolton-menk.com STREET TREE& LANDSCAPING PLAN p� c"c0A1.126833 � .< LEGEND .411 �C0T�21 'LOTT223. t0 1 4 L �S �LOT`Y b�' ' _ / TYPE I SEEDIND .I L OUTLOT ZZ ' aizz WETLAND SEEDING �� �•� �• •� `V L�`/ i i i _ --- . / TYPE 2 SEEDING / LOW-GROW GRASS / - - 1 J1 \ �T .�` i PROPOSED TREE y i \ � I � IIN�II 1L I 1 I L LOT 200 / �SRM �1 i i J � I I -------------- -------------- � II i I0 i 1 "3001 GAS 3 �3002 T - - - - - - GAS I / 13003 T `0 15198ALTIMORE DRIVE GNEO TLB IFRIEDRICH LAND DEVELOPMENT LLC SHEET a o so 10o BO LTO N AMES,IOWA 5-610 "w"TWA THE BLUFFS AT DANKBAR FARMS HORZ. Phone: 515 233-6100 ma ( ) SCALE FEET Email:Ames@bolton-menk.com PP.20 & M ENK ""°oNe www.bolton-menk.com STREET TREE& LANDSCAPING PLAN p� c�Ic0A1.126g33 LEGEND „ „ TYPE ISEEDIND1771 WETLAND SEEDING fizz � TYPE 2SEEDING iiii� �n'ei' �/ V V, . � � � ��. `�.`.�. A� \ y' "��/��/ T�9�`�'�• LOW GROW GRASS �'i �✓ wr, �:� AV AV "\,V,� �. .�\�.�� a � � PROPOSED TREE \� . _/ j.. .��' NN, «'� 4OT195. el el� \\\\\\\\ i Y // xis \ \\ \ �L . . \\ , A`��\�t`,, .�� .�:` `�- � �oDESIGNED TLB FRIEDRICH LAND DEVELOPMENT LLC SHEET BO LTO N 1 A BALTIMA 5 DRIVE a o so 100 AMES,IOWA 50010 nwx TWA THE BLUFFS AT DANKBAR FARMS m w HORZ. Phone:(515)233-6100 ea SCALE FEET Email:Ames@bolton-menk.com P P.21 p°-, & M ENK °oNe www.bolton-menk.com STREET TREE& LANDSCAPING PLAN � CLIENT LEGEND // \\ \ / // ,,, TYPE I SEEDIND1771-7-77 WETLAND SEEDING TYPE 25EEDING /�///y V /// ��_;;�:�>,,� ��>\�,`���`;�� LOW-GROW GRASSel'i// / / .... ` ® V PROPOSED TREE %/ice/ AV�V� ��� / / „ . \,> el / eo / _ 595 800934 \ 53687 16 10884 \ \ 2000/ \ I \ I \ I d \ v d I \ �oDESIGNED TLBN. DEKNIPTION DATE FRIEDRICH LAND DEVELOPMENT LLC SHEET BO LTO N 1 A ES,IO A 5 DRIVE a o so 10o AMES,IOWA So010 "Wx TWA THE BLUFFS AT DANKBAR FARMS m s HORZ. Phone:1511)133-6100 ea SCALE FEET eo GAB & M E N K Email:Ames@bolton-menk.com www.bolton-menk.com STREET TREE& LANDSCAPE PLAN p CLIENT