HomeMy WebLinkAboutA003 - CORRECT Council Action Form dated March 28, 2023 ITEM #: 40
DATE: 03-28-23
DEPT: P&H
COUNCIL ACTION FORM
REQUEST: REZONING FROM "FS-RL" (SUBURBAN RESIDENTIAL LOW-
DENSITY) AND A PORTION OF THE FS-RM AREA TO PLANNED
RESIDENCE DISTRICT (F-PRD) AND A MAJOR SITE DEVELOPMENT
PLAN FOR A PORTION OF THE PROPERTY ADJACENT TO THE
CORNER OF CAMERON SCHOOL ROAD AND GW CARVER AVENUE
ADDRESSED AS 3400 CAMERON SCHOOL ROAD
BACKGROUND:
The property owner, Friedrich, R & Sons Inc & Friedrich Land Development Company
LC, requests the rezoning of an area comprised of approximately 80 acres. This land
was annexed in May of 2022. A rezoning with Master Plan 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). (see Attachment A — Location & Existing Zoning). This proposed PRD has
been submitted to request a change the Floating Suburban — Residential Low
Density (FS-RL) to Planned Residence District (FS-PRD). The developer has
submitted a for a preliminary plat as well that will be brought forward for City
Council approval subsequent to approval of the PRD. (see Attachment B —
Proposed Zoning).
The applicant is requesting rezoning to Planned Residence District (F-PRD) with a
Floating Suburban - Residential Low Density base zone to allow for a single-family
residential development with zero-lot-line homes combined with standard lot
development. The proposed rezoning to a PRD allows for the developer to propose
different housing types than allowed by standard zoning and request variations
to base zone standards in support of the different housing types. PRDs are also
intended to include open space and/or amenities not typical of a standard base
zone development. The zero-lot-line homes are not typical of a standard base
zone nor is the proposed reduction in lot size, thereby necessitating the PRD. The
applicant chose to propose a PRD in lieu of the PUD Overlay for housing variation due
to the large amounts of open space in the project and lack of specific housing design
requirements with the PRD standards.
The proposed PRD includes 105 single-family residential lots, a clubhouse lot, and eight
outlots (see Attachment J). Of those residential lots, 55 will be located at the southern
end and be developed as standard single-family, detached homes. The other 50
residential lots will be at the north end and developed as smaller, zero lot line single-
family detached homes and clubhouse. The zero lot line homes are a second "Domani"
development similar to the current development in south Ames. The proposed PRD plan
also includes a centrally located private pocket park to be located in the northwest
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corner of Outlot B. (See Sheet 1.01 of Attachment J) Details of the pocket park have
not yet been developed by the developer and a condition is included for this
requirement prior to final plat approval.
The proposed PRD rezoning is consistent with the approved Master Plan and
zoning agreement intent for development areas. The overall density of the FS-RL
area, as shown on the approved Master Plan, is between 3.75 and 4.25 units per acres
based on the net acres proposed number of residential units. This density range would
allow 96 — 111 single family dwelling units. The proposed PRD density is 4.09 units per
net acre with 105 single family homes. The smaller Domani II lots with larger amounts
of open space blended with the standard lots allows for larger homes to the south along
the extension of Cartier.
The eastern edge of the proposed PRD will be future FS-RM zoned development
designated for single-family attached housing, a separate Ag zoned lot for future
development, and the existing Scenic Valley Subdivision. All other edges of the PRD
will be bordered by Story County residences or the loway Creek.
The accompanying Major Site Development Plan (MSDP) (Attachment G) contains the
site layout, including placement of the clubhouse, pedestrian and vehicular circulation,
parking, stormwater detention/retention, open space and amenities, and landscaping.
The MSDP accompanying the PRD request will be the controlling plan for development
of the site and its specific uses upon approval of the PRD. The upcoming Preliminary
Plat controls for lot layout and public improvements.
Domani II
The north portion of this PRD will be Domani II, very similar to the Domani development
approved off of Oakwood Road. The layout and building footprints are similar on all 50
zero-lot-line homes. 31 lots will be smaller than 6,000 square feet, the minimum lot size
for the comparative base zone of FS-RL. Although smaller than typical detached single-
family home lots, the lot sizes are larger than single-family attached minimum lot sizes
that would be permissible under FS-RL zoning. The zero-lot-line homes will have the
homes setback 1.5 feet from the zero-lot-line side property line, there will be
setback at least 10 feet between adjacent structures. Placing the structures on the
lots in this position allow the creation a "courtyard," or private patio space for the
homeowner. Attachment "I" depicts the house layout plan for the courtyard homes of the
subdivision.
Due to the developer's concept of smaller lots with common area maintenance, the plan
includes a proposed reduction in front, rear, and side yard setbacks. Typical front yard
setbacks would be 20 feet for a house and 25 feet for its garage in the FS-RL zoning
district. The applicant proposes front yard setbacks of 18 feet or more for most homes.
Although the fagade may be 18 feet as the minimum setback, the garage face maintains
a minimum of 20 feet to allow for car parking on the driveway. The rear yard setbacks
will be range from 16 feet to 20 feet not including patios. The proposed clubhouse is
approximately 15 feet from Erickson Lane and Columbus Avenue. Based upon past
PRDs, setbacks along public streets within a new development may be reduced as
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proposed. Additionally, much of this area is bordered by outlots to create separation of
uses with reduced setbacks.
Each home will have a minimum of two required garage parking spaces. Homes within
the Domani Development with at least 20 feet of front yard setback can accommodate
additional driveway parking. Note that a front yard setback deviation of 18 feet is
permitted to corners of angled site layout, however driveways will maintain 20 feet of
space for parking.
On-street parking will be provided throughout the development on the north and east
sides of the street. The streets are designed as local residential streets with a 26-foot
curb to curb width, which allows for parking on one site of street subject to driveway
spaces, visibility, etc. The clubhouse is centrally located within the Domani area of the
development and walkable by the residents. The proposed clubhouse is viewed as an
accessory use and no off-street parking is required for the use. However, on street
parking is needed to support the use. There is on street parking proposed adjacent to
the site to meet needs of guests that drive to the site.
Phasing of development and amenities is an import component of a PRD plan. The
development of Domani will be broken into 6 phases (See Attachment G — Site Phasing
Plan). The development will start at the Cameron School Road with the construction of
Erickson Avenue towards the east with construction of Columbus to Everest Avenue.
The clubhouse will be constructed after the first 25 homes have been constructed,
resulting in construction during Phase 4. Domani II sales will occur at the clubhouse of
the existing Domani site and not include a sales trailer as was allowed with Domani I.
The Clubhouse is required through a proposed condition to be under
construction prior to development and construction of homes in the 4th phase
and completed prior to initiation construction of homes in the 5th phase.
The south edge of Domani II includes pocket park along Erickson Avenue between
Domani and the standards lots. The park will be constructed when Erickson Avenue
makes the connection between this area and Domani II, resulting in construction during
Phase 3 of both developments. The park would then be in place at that time there would
be a approximately 47 homes, 23 within Domani II and 24 within the south residential
area. At this time the developer has not described features of the pocket park other than
its location and that a walkway will connect from it to the planned FS-RM development
to the east. The pocket park will be required through a proposed condition to be
under construction starting in Phase 3 and completed prior to initiation
construction of homes in the 4th phase in either residential area.
Other Single-Family Detached
The other 55 lots will be plated and developed as a traditional FS-RL single-family
detached subdivision. The PRD is blending density across the site which allows for
larger lot sizes in this area than is commonly seen in standards FS-RL subdivisions. No
deviations are requested for this area. Side and rear setbacks at the development
perimeter will be the same as those of the base zone, RL. This includes a minimum of 6
feet for a one-story home, 8 feet for a two-story home, 20 feet for a front and rear yard,
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and 25 feet front setback to a garage.
The standard single family lots will be developed in 7 phases (See Attachment G — Site
& Phasing Plan). The development will start at the boundary with Scenic Valley and go
west along Cartier Avenue, with the last two phases along Polo Avenue.
Site Details
PRD developments require open space and amenities within to be able to be used by
the residents within the development. This project includes common open space of
approximately 57% (outlots and the clubhouse lot, excluding right-of-way and residential
lots). This exceeds the 40% open space standard of the PRD. This proposed PRD
provides a small pocket park that is centrally located within the development on the east
side of Erikson Avenue, in the northwest corner of Outlot B. At this time, details have
note been finalized as to what amenities may provided within the pocket park or how it
may be laid out. Pocket park details will be required to be submitted and approved
by the Planning Director prior to the Final Plat that includes Outlot B.
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. Possible future
sidewalk connections could exist at the southeast end of Outlot B between Polo Avenue
to the FS-RM zoned lot.
The southwest area of the PRD has significant tree coverage and slope at the rear of
Lots 1-16. A Slope Protection Easement will be approved through the platting process
that will provide slope protection on Lots 1 — 16. Additionally, the loway Creek floodplain
exists on the property with the Environmental Sensitive Overlay (O-E). The O-E overlay
requires a natural resource inventory for disturbance in the floodway. No disturbance is
proposed within the floodway.
Stormwater management will occur across eight outlots in some variation. All eight of
the outlots will handle storm sewer and surface flowage easements to some extent.
Ponding and wet land areas will occur on Outlots A, B, and F. Additionally, five outlots
will also include pedestrian access easements across the entire outlot (Outlots A, B, F,
G, and H). Details on stormwater management and easements will be part of the
preliminary and final plat approval needed for development of the site.
Outlots A and B are centrally located within the PRD splitting the two housing
developments. These outlots are a result of the natural topography and ponding on the
land. Outlot F lies within the loway watershed. The approved stormwater plan
implements those strategies. All three of these outlots are included in the stormwater
management plan that is reviewed as part of the platting process. The rear yards of Lots
2-16 will also have a stormwater flowage easement. Lots 7 — 16 will collect stormwater
and pipe it over open space area between Lots 6 and 7 and then down into to Outlot F.
A complete analysis of the development with the F-PRD Development principles,
supplemental development standards, and Major Site Development Plan criteria and
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other zoning standards is included in the Addendum and Attachments.
PLANNING & ZONING COMMISSION RECOMMENDATION:
The Planning and Zoning Commission met on March 15t" and reviewed the proposed
project by the developer, including both the proposed PRD rezoning and the preliminary
plat. The Commission discussed house layouts in relation to front setbacks, open
space, parking, drainage, and tree protection. The Commission voted to approve the
staff recommendation with a 6-0 vote. The applicant is working to finalize details for the
preliminary plat and storm water management plan to coincide with the third reading of
the PRD rezoning ordinance
ALTERNATIVES:
1. Approve the following two requests for the property:
A. Rezoning of the properties from Floating Suburban — Residential Low Density
(FS-RL) to Planned Residence District (FS-PRD) and direct staff to modify the
Zoning Agreement for the rezoning with master plan prior to third reading to
reflect the approval of a PRD.
B. Approval of the Major Site Development Plan, subject to the following
conditions:
i. A final plat must be approved to create individual lots to construction
of homes described within the PRD.
ii. The clubhouse and pool are to begin construction as part of Domani
phase four. The clubhouse and pool must be completed prior to the
construction of a home in the fifth phase, unless an extension is
granted by the City Council.
iii. The pocket park will begin construction as part of phase three of
either residential area and be completed prior to the construction of a
homes in the fourth phase, unless an extension is granted by the City
Council.
iv. Details of amenities and layout of the pocket park will need to be
reviewed and approved by the Planning Director prior to the Outlot B
being Final Platted.
2. Approve with modified conditions the request for Rezoning and approval of the
Preliminary Plat and Major Site Development Plan for the property.
3. Deny the request for Rezoning and approval of the Preliminary Plat and Major Site
Development Plan for the property, if the Council finds that the City's regulations and
policies are not met.
4. Defer action on this request and refer it back to City staff and/or the applicant for
additional information.
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CITY MANAGER'S RECOMMENDED ACTION:
The proposed Planned Residence District (F-PRD) rezoning is consistent with the
approved Master Plan. The proposed density of development 4.09 units per acre and
105 single family residential lots as stated in the Master Plan.
The applicant has chosen the F-PRD process due to the proposed mix of housing
types. The smaller lots enable the developer to provide a viable number of homes while
providing for large areas of open space and stormwater management. The development
connects existing street stubs and a extends two existing streets. Extension of Cartier
further to the west (into the County) is not planned by the City and is addressed as part
of the upcoming preliminary plat review for street and blocks.
In a F-PRD, the Major Site Development Plan (MSDP) establishes zoning requirements,
including building height, maximum number of units, bedrooms and density, site layout,
and landscape design. Due to minimum width of the lots and the reduced lot size, the
placement of homes and driveway location are critical to the success for the project.
The proposed plans provide for definition of the character of the zero-lot-line homes with
an expectation for house placement. It allows for minor variations in house plan and
aesthetics based upon buyer preference.
The alternative approach of the PRD differs from conventional development in allowing
for additional detached single-family dwellings. The site could be developed under FS-
RL with a combination of detached and attached housing using a similar street layout
and potentially a greater density of development. However, the PRD design allows for
all detached housing product and includes additional common area open space and
amenities of a clubhouse, which meets the overall intent for the district and its design
principles. The proposed layout introduces a slightly smaller lot size option to the
housing market in Ames creating some additional diversity of choices which is viewed
as beneficial to the City's housing goals.
The upcoming preliminary plat addresses, lot design, layout, block lengths,
infrastructure improvements, and storm water management at a greater detail that the
PRD proposal. Staff anticipates the preliminary plat will be presented to City Council for
approval concurrent with the third reading of the PRD ordinance.
With the conditions of approval, staff finds that the project meets the design principles of
the F-PRD and complies with the standards of the MSDP. Therefore, it is the
recommendation of the City Manager that the City Council act in accordance with
Alternative #1A&B, which is to approve the request for Rezoning and Major Site
Development Plan for the PRD with the noted conditions.
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ADDENDUM
PROJECT DESCRIPTION:
The applicant is proposing a single-family development with 105 dwellings and amenity
space of a clubhouse and pool for the residents. Fifty of the dwellings will be on zero-
lot-line lots where one of the sides of the house abuts a side lot line. The applicant
refers to these zero-lot-line homes as courtyard or patio homes due to the design
featuring this private space for each home rather than a traditional yard. The remaining
55 lots will have custom-built homes. Of the 50 zero-lot-line dwellings, 31 will be on lots
smaller than 6,000 square feet — the minimum in the base zoning district of FS-RL. All
lots will meet or exceed the minimum width requirement of 50 feet.
The development of Domani will be divided into 6 phases (See Attachment G — Site &
Phasing Plan). The development will start at the Cameron School Road access and
work towards the east. The clubhouse will be constructed after the first 25 homes have
been constructed, resulting in construction during Phase 4.
The standard single family lots will be developed development will be done in 7 phases
(See Attachment G — Site & Phasing Plan). The development will start boundary with
Scenic Valley and go west along Cartier Avenue, with the last two phases along Polo
Avenue.
Building Design
The Domani II area (the north 50 lots) will be homes in a "modern farmhouse" style.
Common architectural features include gable rooves, dormer windows, board and
batten siding, and covered porches. There are several house plans for the courtyard
homes while the large lots are intended for custom homes. The courtyard homes have
multiple fagade options with the design intent (See Attachment 1). The zero-lot-line
homes will abut one of the side property lines and will have at least a 10-foot building
separation on the other side. The zero-lot-line side of the home will have no windows or
only windows compliant with the Fire Code (such as glass block). The intent is to create
a private space for one of the homes. These homes will occupy most of the lots, leaving
little to no rear yard. The homes will be one story with an option for some lots to have a
second floor or "half" story.
The Clubhouse is approximately 2,000-square-foot one-story building of a similar design
to that of the homes.
The traditional single family lots (south 55 lots) will comply with the FS-RL base zoning
regulations complying with all lot size and setback requirements. These homes will be
custom built so a standardized style is not expected.
Setbacks and Yards
The Domani II new homes have reduced setbacks for front, side and rear yards. The
proposed variations from base standards allows for all detached homes rather than
creating attached single-family homes. The clubhouse also includes reduced front yard
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setbacks of approximately 15 feet. The other homes will meet a front setback of at least
18 feet. Typical requirements of FS-RL zoning are 20 feet to a facade and 25 feet to a
garage for front loaded single-family homes. Rear loaded homes can be as close as a
16-foot setback within FS-RL zoning.
The proposed front yard setback reduction is atypical for projects with public streets.
The proposed design features are more common with private streets. Although the PRD
standards call out a limitation to reduction in setbacks along the perimeter of the
development and public streets. Staff believes that this approach allowing for reduced
front yard setbacks along internal public streets is consistent with intent of the PRD to
consider variations with diverse housing types. Reduction in front yard setbacks
changes the look and feel of the streetscape with homes closer to the street and it does
affect the functionality of space to some degree if there is not room for driveway parking
and street tree maturity. There is no requirement for front yard trees on private property
so there is no direct impact to private landscaping options. Staff supports the proposed
reduction believing the overall impact to the streetscape will be minimal and that
allowing for 20 feet on the remaining home lots is similar to FS-RL standards. The
clubhouse with reduced setbacks will include front yad landscaping to enhance its
appearance.
Side setbacks are zero on one side of each lot to facilitate the creation of the private
patio spaces. A minimum of ten feet between sturctures will exist on the opposite side.
Rear setbacks abutting the common area lots will be less than ten feet in most
circumstances. Note that lots along the perimeter of the development boundary will
comply with PRD standards for setbacks to match that of the underlying zone.
The applicant proposes custom home design for the southern 55 lots with a few lots at a
49-foot lot width and larger. These lots all meet the lot width and area requirements and
all homes will comply with the front, side and rear setback requirements of the FS-RL
district.
Infrastructure
The site will be fully served by City sewer. Electricity, will be provided by Midland. Water
will be provided by Xenia. All water infrastructure, pipes, hydrants, water pressure, etc
will be required to be design to meet all City of Ames specifications and inspected by
the City for compliance. This is not typically for development within the City of Ames, but
is in compliance with Water Service Operations and Territory Agreement between the
City and Xenia. Sanitary sewer extension from the south and easements are included
as part of the development.
Access & Circulation
Vehicular access will come from Cameron School Road at the north end and an
extension of Cartier Avenue in the south portion of the development. A future east-west
connection (Columbus Drive) will be provided as future phases of Domani II are
developed and connect with a future extension of Everest Ave. Both Cartier Avenue and
Everest Avenue will be extended from Scenic Valley Subdivision to the south. Four new
streets will be constructed to provide circulation throughout the development. Erickson
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Avenue will provide a north-south connection through the PRD from Cameron School
Road to Cartier Avenue. Polo Avenue will be a small street within in the southern half of
the PRD. Erickson Avenue and Polo Ave provide additional circulation through the
Domani II development and provide a connection to future development that will occur
to the east of the PRD.
On-street parking will be available as all streets are residential streets. Due to small lot
width incorporated into the design staff and the applicant have taken care to design
driveway placements to maximize the amount of on street parking.
Parking
Staff has determined that the parking for a neighborhood clubhouse should be treated
as an accessory use to the development much like a clubhouse in an apartment
complex. The clubhouse is centrally located and walkable for the residents of Domani II.
The developer has designed this lot and adjacent lots in order to provide adequate room
for on-street spaces adjacent to the clubhouse on Erickson Street. If City Council does
not find that the proposed on street parking is adequate for this use in consideration of
the street design and lot layout of the Domani lots, the clubhouse site would need to be
redesigned to include on-site parking.
Each single-family home will have a minimum of a two-car garage in the Domanii II
area. One home plan would allow for a three-car garage. Most homes will have a
driveway of at least 20 feet long allowing for the parking of vehicles without obstructing
a public sidewalk. Obstructing a sidewalk is prohibited by the Ames Municipal Code.
See Attachment G, Site & Phasing Plan
Landscaping
The neighborhood will comply with the street tree requirements of Sec. 23.402. The
street tree requirement is intended to have overstory trees planted approximately every
50 feet. There is also diversity of tree species requirement for street trees. The City
Forester reviews and approves street tree plantings. Homes with reduced front yard
setbacks will likely have smaller tree plantings due to the reduction in space. Final tree
selections will be verified as part of a final plat of an addition. A sheet within the PRD
plans sets shows the street tree layout in relation to driveway and future street lights.
Landscaping, including shrubs and trees, will be installed around the clubhouse
consistent with commercial front yard planting requirements. Due to the reduced
setbacks there will be smaller ornamental trees rather than over-story trees that are
typically required in front yard landscaping. Changes to the typical standards are
permissible as part of the PRD review.
See Attachment G, Site Development Plan
Open Space
The open space improvements and amenities have been designed with the residents of
the community in mind. The open space and amenities are intended to provide both an
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active and passive experience. A minimum landscaped open space requirement of 40%
is required for the F-PRD zone. The site includes 57% open space. The outlots and 3
39.47cres or about 49% of the site, including right-of-way. The home lot area occupies
25.89 acres or about 32% of the site. The rest of the site, 10.89 acres or about 17% of
the site, is right-of-way.
The clubhouse will have a minor amount of wall signage identifying as the Domani
Clubhouse along with directional signage.
APPLICABLE REGULATIONS
Future Land Use Map.
The Ames Plan 2040 Future Land Use Map designates the property as RN-3,
Residential Neighborhood — Expansion. This designation replaced what was previously
identified as "village" and is compatible with the FS-RL zoning designation.
See Attachment C, Ames Plan 2040 Future Land Use Map.
Proposed Zoning.
Ames Municipal Code Chapter 29, Section 15007, Zoning Text and Map Amendments,
includes requirements for owners of land to submit a petition for amendment, a
provision to allow the City Council to impose conditions on map amendments,
provisions for notice to the public, and time limits for the processing of rezoning
proposals.
The proposed zoning is Planned Residence District (F-PRD) which is permissible with
any underlying Plan 2040 designations for residential. See Attachment B, Proposed
Zoning Map.
Ames Municipal Code Chapter 29, Section 1203, Planned Residence District, includes
development principles, uses that are permitted, and supplemental development
standards that apply to properties in this zone. See Attachment D, Findings Regarding
F-PRD Development Principles, and Attachment E, Findings Regarding F-PRD
Supplemental Development Standards.
Property developed according to the F-PRD requirements allows for innovative housing
types and creates a development pattern that is more aesthetic in design and sensitive
to the natural features of the site and to surrounding uses of land than would
customarily result from the application of the requirements of other residential zoning
districts. Development is to include a mix of housing types, integrated design, open
space, site amenities, and landscaping that exceeds the requirements that exist in other
residential zone development standards.
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Planned Residence District (F-PRD) Development Principles.
Property that is zoned F-PRD must adhere to the development principles in Ames
Municipal Code Section 29.1203(2). See Attachment D, Findings Regarding F-PRD
Development Principles.
Planned Residence District (F-PRD) Supplemental Development Standards.
Property that is zoned F-PRD must also be developed according to the supplemental
development standards in Ames Municipal Code Section 29.1203(5). See Attachment
E, Findings Regarding F-PRD Supplemental Development Standards.
Major Site Development Plan Design Standards.
The F-PRD rezoning requires an accompanying major site development plan. This plan
describes all aspects of the site. See Attachment G, Site & Phasing Plan. Additional
criteria and standards for review of all Major Site Development Plans are found in Ames
Municipal Code Section 29.1502(4) (d). See Attachment F, Findings Regarding Major
Site Development Plan Design Standards.
Development Agreement.
An annexation and zoning agreement exist for this development that addresses
requirements between the developer and the City related to utilities, sidewalk and right-
of- way improvements interior to and adjacent to the site. These agreements are
applicable to this PRD and will be addressed through the platting process. An
amendment to the Zoning Agreement is needed to address the change of zoning for the
FS-RL and FS-RM areas of the site. The Ag zoned parcel adjacent to the site is
unaffected by the proposed rezoning. There will be no change to the allocations of
development intensity related to sanitary sewer capacity or improvement requirements
of the annexation agreement.
Meetings/Public Notice.
Public noticing requirements are included in Ames Municipal Code Chapter 29, Section
1500(2)(d). Notice was mailed to property owners within 200 feet of the subject site and
a sign was posted on the subject property. Staff has received no direct comments at this
time.
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16
Attachment C
Ames Plan 2040 & Land Use Plan
17
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Ames Plan 2040 Designations
- Natural Areas
Rural Character
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- Open Space
- Natural Areas
NRural Character
18
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19
Attachment D
Findings Regarding Planned Residence District (F-PRD)
Development Principles
Property that is zoned F-PRD shall be developed in accordance with the Zone
Development Principles listed in Section 29.1203(2). Each principle is addressed below.
1. Provide for innovative and imaginative approaches to residential
development that would not occur as a result of the underlying zoning
regulations.
Domani II will have zero-lot-line placement of single-family houses on all 50
residential lots. The diminished setback on one side of the lot will be balanced
with a larger setback on the other. Providing at least 10 feet on the opposite side
to create a wide side yard, described by the applicant as a "courtyard," though
the space will not be enclosed on all sides by building. Of the 50 zero-lot-line lots,
31 of them will be smaller than 6,000 square feet, the minimum for the base
zoning district of RL.
The community will also have a clubhouse with a pool.
2. Result in a more efficient, aesthetic, desirable and economic use of land
and other resources while maintaining density of use, as provided for in
Plan 2040 and the underlying zoning.
This property was annexed to the City in 2022. This was a result of a LUPP
amendment in 2017 to identify this land as Village / Suburban Residential at the
time. This translates to an RN-3 designation in Plan 2040.
The proposed Domani II area of the development provides for smaller lot sizes
and compact development. There is a break between the two housing
development types within the PRD to design with the topographical feature of the
site. They are separated by two stormwater areas. Additionally, there is a large
floodplain area at the south end of the PRD. The development also provides for
pedestrian connections to the park from the south and the west.
The open space percentage for the development is 57%. The proposed density
is 4.09 dwelling units per acre.
3. Promote innovative housing development that emphasizes efficient and
affordable home ownership and occupancy.
The Domani II area of the development is following an existing model of zero-lot-
line homes. This is similar to the previously approved Domani in south Ames.
The homebuilder, Epcon, has several developments in Iowa, mostly in the Des
20
Moines area, and numerous other developments around the country with the
same home models.
The zero-lot-line homes will be primarily one story with small yards requiring little
maintenance.
4. Provide for flexibility in the design, height, and placement of buildings that
are compatible with and integrate with existing, developed neighborhoods
and the natural environment.
The development will have two pieces: 50 zero-lot-line and 55 custom home
sites. The zero-lot-line homes will be on a mix of lot sizes: 31 smaller than 6,000
square feet, the minimum for the base zoning, FS-RL. The zero-lot-line lot sizes
are not uniform, but a few will be under 35 feet in width. The lots for the custom-
built homes to the south are larger and will comply with FS-RL lotting standards.
The development will abide by the PRD requirements that the perimeter setbacks
comply with the base zoning, FS-RL in this case. The applicant intends for the
architectural style of the zero-lot-line homes to be "modern farmhouse."
5. Promote aesthetic building architecture, significant availability of open
space, well designed and landscaped off-street parking facilities that meet
or exceed the underlying zone development standards, more recreation
facilities than would result from conventional development, and pedestrian
and vehicular linkages within and adjacent to the property.
The applicant intends for the zero-lot-line homes to have a "modern farmhouse"
aesthetic. The development will meet the minimum open space requirement of
40%; This PRD has 57% open space overall.
Recreational facilities are to be found primarily in the community clubhouse, with
accompanying swimming pool. Outlot H will have a pedestrian path between Lots
116 and 117 connecting Domani II residences to the pocket park located
adjacent to Erikson Avenue. Future pedestrian connections will be reviewed and
approve with platting and site plan approval for Lots 200 and 201 to provide
additional connectivity throughout the development.
(See Attachment G, Site & Phasing Plan)
6. Provide for the preservation of identified natural, geologic, historic and
cultural resources, drainage ways, floodplains, water bodies, and other
unique site features through the careful placement of buildings and site
improvements.
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
21
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.
The proposed design meets all quality, quantity, and protection requirements of
the Chapter 5b.
7. Provide for a development design that can be more efficiently served by
existing and proposed infrastructure, including: street, water, sewer, and
storm water infrastructure, than would be otherwise required as a result of
conventional development.
There will be four new streets and the extension of two streets from Scenic
Valley.
The stormwater infrastructure is designed to meet City standards.
All utilities will be able to be extended to serve the PRD in an efficient manner.
22
Attachment E
Findings Regarding Planned Residence District (F-PRD)
Supplemental Development Standards
Property that is zoned F-PRD shall be developed in accordance with the Zone
Development Standards listed in Table 29.1203(5). Each standard is addressed below.
1. Area Requirement. A minimum of two (2) acres shall be required for all
areas developed as F-PRD.
The subject site includes 80 acres.
2. Density. Densities shall comply with the densities provided for in the Land
Use Policy Plan and the underlying base zone regulations. In the case of
more than one base zone designation, each area of the PRD project shall
comply with the density limitation that is established for the base zone of
that area. Density transfer from one area of a PRD project to another area
of the same project with a lower base zone density is not permitted.
Underlying Base Zone: Suburban Residential Floating Zone — Residential Low
Density
Proposed Density: 4.09 Dwelling Units / Acre
Maximum Density: 4.25 Dwelling Units / Acre (based on the approved Master
Plan)
3. Height Limitations. Structures proposed to be developed in areas zoned
PRD shall be compatible with the predominant height of the structures in
adjacent neighborhoods.
The applicant has not stated that the maximum height will differ from the base
district (FS-RL) where the maximum is 40 feet or 3 stories, whichever is lower.
4. Minimum Yard and Setback Requirements. There are no specified yard and
setback requirements in areas zoned PRD, except that structures
constructed adjacent to public right-of-way and adjacent to the exterior
boundary of an area zoned PRD shall comply with setback standards of the
underlying base zoning regulations, unless there are physical features on
the site that would justify a different setback than provided for in the base
zone.
None of the Domani II lots will be constructed adjacent to the exterior boundary
of the PUD, so reduced setbacks on these lots will no be an issue. All of the
Domani II lots are bounded by outlots. The southern 55 residential lots will all
comply with base district setback, so reduced setbacks on lots adjacent to the
perimeter are a non-issue.
23
5. Parking Requirements. Parking for uses permitted in areas zoned PRD
shall comply with the parking standards in Section 29.406.
The PRD requirements stipulate that parking must comply with the minimums
listed in Sec. 29.406. Staff has determined that the private, community clubhouse
is no different than the clubhouse for an apartment complex, which does not
require parking in excess of that required for the individual apartment units. As
such, there will be no off-street parking.
All homes will meet minimum parking requirements with at least a two-car
garage. Homes with setbacks less than 20 feet will not have permissible
driveway parking as extra parking for a household.
6. Open Space Design Requirements. Open Space shall be designed as a
significant and integrated feature of the entire area to be developed as a
PRD project.
The open space for Domani II consists primarily of drainage and stormwater
ponds. The development does, however, provide a small pocket park and
pedestrian connections.
7. Open Space Area Requirement. The area devoted to open space in a PRD
project shall meet the landscape and open space requirements as set forth
in the base zone standards.
A minimum open space requirement of 40% is required for the F-PRD zone,
given its base zone of Residential Low Density (RL). The development will be
57% open.
8. Open Space Improvements and Amenities.
The open space improvements include a small centrally located pocket park for
residents with in the PRD. This park will be private and not part of the City Parks
and Recreation Department. Future residents of the FS-RM parcel to the east will
have pedestrian access to the park as well and have the opportunity to take
advantage of the amenty. The primary Domani II amenity is the clubhouse and
swimming pool.
9. Maintenance of Open Space and Site Amenities.
All maintenance of Open Space and Site Amenities will be provided by the
Domani Homeowners' Association.
24
Attachment F
Findings Regarding Major Site Development Plan Criteria
Additional criteria and standards for review of all Major Site Development Plans are
found in Ames Municipal Code Section 29.1502(4)(d) and include the following
requirements.
1. The design of the proposed development shall make adequate provisions for
surface and subsurface drainage to limit the rate of increased runoff of
surface water to adjacent and downstream property.
The proposed expansion includes development of stormwater detention facilities to
meet the City's Municipal Code requirements to capture specified quantities of
water and treat it for water quality before releasing it from the site. The treatment
facilities are located on all outlots, spread throughout the development. The outlots
contain three stormwater retention / detention ponds.
2. The design of the proposed development shall make adequate provision for
connection to water, sanitary sewer, electrical, and other utility lines within
the capacity limits of those utility lines.
The provision and extension of utilities was reviewed and found adequate to support
the anticipated load of the proposed development.
3. The design of the proposed development shall make adequate provision for
fire protection through building placement, acceptable location of flammable
materials, and other measures to ensure fire safety.
The fire inspector has reviewed access and fire truck circulation and found that the
needs of the fire department are met. Upon completion, the PRD will have five
street connections and connect to a future extension of Everest Avenue.
4. The design of the proposed development shall not increase the danger of
erosion, flooding, landslide, or other endangerment to adjoining and
surrounding property.
The proposed development is not anticipated to create a danger. Stormwater
facilities are located on five outlots containing three stormwater ponds.
5. Natural topographic and landscape features of the site shall be incorporated
into the development design.
There are two notable topographic features of the site. One is a slope and tree
conservation area located at the rear of Lots 1 -16. The other is a Tree Mitigation
Easement adjacent to the loway Creek. A natural resource inventory was complete
and is on file in the Planning & Housing Department.
25
6. The design of the interior vehicle and pedestrian circulation shall provide for
convenient flow of vehicles and movement of pedestrians and shall prevent
hazards to adjacent streets or property.
The proposed development connects all existing streets stubs currently terminating
at the property line of the site. Sidewalks are provided on both sides of all streets
with crossings at street intersections.
7. The design of outdoor parking areas, storage yards, trash and dumpster
areas, and other exterior features shall be adequately landscaped or screened
to minimize potential nuisance and impairment to the use of adjoining
property.
Landscaping will be provided around the clubhouse. The general development
standards of the zoning ordinance have been met, including street trees in
accordance with Sec. 23.402.
8. The proposed development shall limit entrances and exits upon adjacent
streets in order to prevent congestion on adjacent and surrounding streets
and in order to provide for safe and orderly vehicle movement.
The development complies with development standards for connecting existing
street stubs and providing for the connection with future streets to the east.
9. Exterior lighting shall relate to the scale and location of the development in
order to maintain adequate security, while preventing a nuisance or hardship
to adjacent property or streets.
Lighting details will be provided at the time of building permit. The lighting plan will
be required to meet the City's standards for "dark sky" protection.
10. The proposed development shall ensure that dust and other forms of air
pollution, noise disturbances, odor, glare, and other nuisances will be limited
to acceptable levels as prescribed in other applicable State and City
regulations.
The proposed development is not expected to generate any nuisances as a
residential development.
11. Site coverage, building scale, setbacks, and open spaces shall be in
proportion with the development property and with existing and planned
development and structures, in adjacent and surrounding property.
The site layout and proposed buildings are of a scale compatible to the surrounding
uses.
26
Attachment G
PRD Site & Phasing Plan
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27
Attachment H
Phasing Narrative
The Bluffs Phasing/Amenity timing
Domani II and the residential phasing may be completed at the same time.
General Subdivision Notes
• The entire subdivision shall be graded in the first addition with the exception of outlot F.
o The grading in outlot F may be delayed depending on coordination with the City
of Ames for any necessary nutrient reduction credits.
• Sidewalks shall be installed with each addition.
Domani II Area Notes
• The Clubhouse and pool shall be building after the first 25 Domani II lots have been
built.
• During buildout of phase 6, Everest shall be constructed.
Residential Area Notes
• The residential area shall be built per the phasing phan in the PRD.
• The pocket park shall be built with the residential phase that connects Erickson from
Domani II to the Residential area.
• At least one pedestrian sidewalk shall be provided through Outlot B and Outlot H to
provide access from Erickson Ave to Columbus Ave.
• No sidewalks shall be installed in outlot A.
FS-RM Area Notes
• At least one pedestrian sidewalk shall be provided through the FS-RM development to
provide an access route from Everest to the pocket park and Erickson Ave.
28
Attachment I
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32
Attachment J
PRD Plans Set
33
GOVERNING SPECIFICATIONS FRIEDRICH DEVELOPMENT
THE 2023 EDITION OF THE"IOWA STATEWIDE URBAN SPECIFICATIONS FOR PUBLIC
IMPROVEMENTS"(SODAS)AND"THE CURRENT CITY OF AMES SUPPLEMENTAL
SPECIFICATIONS"SHALL GOVERN.
DEPARTMENT OF TRANSPORTATION"STANDARD SPECIFICATIONS FOR HIGH MAJOR SITE DEVELOPMENT PLAN 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.
Sheet List Table
PLANNED RESIDENCE DEVELOPMENT (F-PRD) Sheet Number Sheet Title
G0.01 TITLE SHEET
C1.00 OVERALL LAYOUT
LEGAL DESCRIPTION C1.01 OVERALL HOUSE LAYOUT
C1.02 LOT DETAILS
Outlot ZZ&Outlot YY,First Addition,The Bluffs at Dankbar Farms, MARCH, 2023 C1.03 LOT DETAILS
Ames,Story County,IA C1.04 LOT DETAILS
C2.01 PHASING
C3.01 PROPOSED CONDITIONS
C3.02 PROPOSED CONDITIONS
s, C3.03 PROPOSED CONDITIONS
C3.04 PROPOSED CONDITIONS
C3.05 PROPOSED CONDITIONS
® C3.06 PROPOSED CONDITIONS
CAMERON SCHOOL RD C4.01 CLUBHOUSE GEOMETRICS
Y C4.02 CLUBHOUSE GRADING
C4.03 CLUBHOUSE LANDSCAPING
LOT DENSITY CALCULATIONS C4.04 CLUBHOUSE LANDSCAPING
TOTAL 108.21 ACRES
C5.01 OVERALL LANDSCAPE PLAN
ROW 10.89 ACRES
OUTLOTS 39.47 ACRES C5.02 OVERALL LANDSCAPE PLAN
FSRM,AG&CLUBHOUSE 28.44 ACRES C5.03 OVERALL LANDSCAPE PLAN
EASEMENTS 3.52 ACRES C5.04 OVERALL LANDSCAPE PLAN
LOTAREA(TOTAL MINUS OUTLOTS,FS-RM,AG&ROW) 25.89 ACRES
C5.05 OVERALL LANDSCAPE PLAN
TOTAL N UMBER OF LOTS 106 LOTS
LOTDENSITYCALCULATIONS 4.09 LOTS/ACRE INITIAL SUBMITTAL DATE C5.06 OVERALL LANDSCAPE PLAN
OPEN SPACE CALCULATIONS 02/03/2023
TOTAL MINUS ROW,FSFM&AG 69.103 ACRES
OPEN SPACE OUTLOTSA-H 39.47 ACRES 'a RESUBMITTAL DATE
OPEN SPACE PERCENTAGE 57.1% w
a 3/3/23
U
BARCELOS AVE z
° ZONING
7ck ,I�.r� i. FS-RL/PRD
F99 a OWNER
GF FRIEDRICH, R&SONS INC&
1011VA=
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FRIEDRICH LAND DEVELOPMENT COMPANY LLC
" 100 STH ST,AMES IA, 50010
ONECALL PREPARED BY
BOLTON & MENK
1-soa292-89s9 www.iowaonecall.com 1519 BALTIMORE DRIVE
�,:,,,:�.,. AMES, IA 50010
MAP OF THE 0 600 1200
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 MY DIRECT PERSONAL SUPER 10
AND THAT AM A DULY LICENSED PROFESSIONAL E�NyJj��'YY R
g EXISTING SUBSURFACE UTILITY DATA." UNDERTHE LAWSOFTHE STATE OF IOWA.
.�J``QQOEESS 1p1%
UTILITY CONTACTS F
g_V GREGORY A. _'
GREGORY A.BROUSSARD
-uJ BROUSSARD z=
Y CITY OF AMES UTILITY MAINTENANCE-BEN MCCONVILLE,515-239-5162 STORY COUNTY,IA =u ''^- LICENSEVNR
19 DATE:
CENTURY LINK-SADIE HALL,918-547-0147 %> P21974
MIDLAND POWER COOPERATIVE-BRUCE KEENEY,515-386-4111
a i AL DATE IS DECEMBER 31,2023
MEDIACOM-TIM ADREON,515-233-2318 ''7j7j7ggjl�Wlp A SHEETS COVERED BY THIS SEAL:
„a XENIA RURAL WATER DISTRICT-LAIRD VAN DEE,515-676-2117
CITY OF AMES ELECTRIC,MARK CARRAN,515-239-5189 ALL SHEET
as
DBIG
1519 E 5 DRIVE
"ED TUB FRIEDRICH LAND DEVELOPMENT LLC SHEET
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I 07 I I I II I I I I I
I
I I o 0
108 o
� I III o 0
109
p 00 Ol O N Nc"I N N N lD
c-I ci ci rl c-I ci .-H c-I
ci ci r-I ci c-I ci ci c-I
I I I I I I I— — —Ir OUTLOT H o
I
IJ
POCKET PARK LOCATION
3
SYMBOL LEGEND
PARKING STALL
O STREET TREE
�o
a5 STREET LIGHT
TE
ne FRIEDRICH LAND DEVELOPMENT LLC
BO LTO N 1519 BALTIMORE DRIVE SHEET
2 a o so loo AMES,IOWA 50010 nw"TWA THE BLUFFS AT DANKBAR FARMS
s HORZ. ESR!6?%iiiiiiiiPhone:1515)m-6100 CHECKED
SCALE FEET GAB O
o & M E N K Email:Ames@bolton-menk.com
www.bolton-menk.com OVERALL HOUSE LAYOUT
p c�Ic0A1.126833
NOTE:
CAMERON SCHOOL RD
HOUSE CONFIGURATION AND TYPE SHOWN FOR
REFERENCE ONLY AND CAN CHANGE AS LOT IS
DEVELOPED.
OUTLOT G
in
7.39' n
I \\\
i I--—
121.03' I
I I
Ln a to / OO
1
I I / 6•
--- —I Y 142
\ < /
I n .5' 6.98'
1 / \
102
15.29'
—————————————— ,
141
--- a1
ERICKSON WAY 0 �`
cp
103 — �3.61 y r
O -
I ,
15.93' \
—I
N ^ 00 1z 99,
.5' \
104 -
-— — 48
23' i `I I , I �12.75'
7.7r --------
j :T I I 23'
I I I I j I i I
vl
139
105 j ------ — ---------'
n v ---
SYMBOL LEGEND j D
�;
® I
PARKING STALL 21.75' ----- ---�+iz 75
—
21'
adO n n
STREET TREE r--- ________� � � °�' � u+ I
t� --- ------
138
' 23.58 J i---
a5 STREET LIGHT '
j All 151
IE
TLB FRIEDRICH LAND DEVELOPMENT LLC
BO LTO N 1 A BALTIMA 5 DRIVE SHEET
a o zo ao AMES,IOWA So010 nw"TWA THE BLUFFS AT DANKBAR FARMS
m s HORZ. Phone:(515)233-6100 CHECKED
SCALE FEET GAB C1.�2
& M E N K Email:Amee:s@bolton-menk.com
LOT DETAILS
p CLIENT
I I I �+1z.7s
21.75'
I
23' I
21 ^ in
_ 138 'I1
23.58' I 151
I 106 — I—
I � I I I I L I
j I j
I it I i I i j `--md
--------------
23' yr12.75'
21.75'
-------------
j r-- I
I 21' i c-I I i I I
---------------- ---
a
Q I i I I IIJ ~ 137 i--
I
I w
107 I 1.5' 1.5' \
I I
7n - -j - - + _ - -
^
21.75' 21' N N on
——————————————————
H
I
I I
j 108 0
•
---J 23
I I .
I in II • O •
I--- O
17.75'—f
I
N N N N N N
18.08'
109
--- --- J --- J --- J --- J --- J ---
I
1.5' l.s' 1.5' 1.5'
I
� •" II O I I I I I I I I I I I I I
I I I I I I I
21.15' I o rl
21� r-I c-I rN-I m j j ti
IFEI�
I I I I I I I I I I I I I I
8.5'
I I I I I I I i I i I I II I
I I I I I I I I I I I I I
I I I I I I I I I I I I
I I I I I I I I I I I I I I
I I I I I I I I I I I � I I
�I I �I I �I I �I I �I I I I I I
al �I ;�I77
�I I
E
-- I---- I
N
O
-1-1
a
. • POCKET PARK LOCATION
SYMBOL LEGEND
PARKING STALL
NOTE:
HOUSE CONFIGURATION AND TYPE
O STREET TREE REFERENCE ONLY AND CAN CHANGE AS O LOT IS OR
a5 STREET LIGHT DEVELOPED.
TLB FRIEDRICH LAND DEVELOPMENT LLC
BO LTO N 15198ALTIMORE DRIVE SHEET
a o zo ao AMES,IOWA 50010 nw"TWA THE BLUFFS AT DANKBAR FARMS
m s HORZ. Phone:(515)233-6100 CHECKED
SCALE FEET GAB O
& M E N K Email:Ames@bolton-menk.com
www.bolton-menk.com LOT DETAILS
p c�Ic0A1.126833
�F 12.75'
O•
_ I }
yF 12.75'
zn on
oo
I N1 I I N ---
—————————— ——————————
I + I I I I I----------- I I I I I I-- I
I I I I I I I I I I I I I I I I I I I I I
I —— —— —— —— —— ——
I —
I I I I I I I I I I I I I I I t I t I I I
I I I I I I I I I I I t t I I I I I I I I
�f 12.75' I m I rmn m m m m om N N N
----- I cI I cI cI ct I I I 1-H
I
--� v
1.51' 1.5' 1.5' 1.5' 1.5'
IN 1.5' 1.5'
I I I t j
--- ---� — — ---I El: — — —
N N N N N N N
M M Z
f(1 N Q
N F
M
7
K
COLUMBUS DR.
•
N
N N N M N N N
.6S
in_ 1o1q --1—.5' J
1.5' 1—.5'
1.5' —
1
1.5' I
I I I I I I I I I I I I I I I I I I
o rl N m Lr)
00 m N N N N N N N i
to --i I 1
I r-I I I I I I I
I I I I I I I I I I I I I I I I I I I I I
I I I I I I I I I I I I I I I I I I I I I
I I I I I I I I I I I I I I I I I I I I --
I I I I I I I I I I I I I I I I I I I I I I
--- 18.38'
iln N N N
zo�I o l
til I � I
OUTLOT H
3
SYMBOL LEGEND
PARKING STALL
NOTE:
O STREET TREE HOUSE CONFIGURATION AND TYPE SHOWN FOR
REFERENCE ONLY AND CAN CHANGE AS LOT IS
a5 STREET LIGHT DEVELOPED.
ne FRIEDRICH LAND DEVELOPMENT LLC
BO LTO N 1 A DRIVE SHEET
a o zo ao MES,ES,IO IOWA 50010 nw"TWA THE BLUFFS AT DANKBAR FARMS
m s HORZ. Phone:1511)233-6100 ea
SCALE FEET CHECKED
C1.�4
& M E N K Email:Ames@bolton-menk.com
www.bolton-menk.com LOT DETAILS
p A c�Ic0A1.126833
- � - -
- - -
A104
N ti ti 142 ®/— 102 141 V
- - - - 140
�D r 148
I 105 139 PHASING NOTES:
106 o 138 m m N o rn oo -DOMANI II RESIDENTIAL PHASES MAY BE COMPLETED
_ — — — 107 ~ ~ 137 ~ ~ ~ ~ ~ ti `" ATTHE SAME TIME.
FSRM DEVELOPMENT MAY BE COMPLETED AT
108 ANYTIME REGARDLESS OF DOMANI II OR RESIDENTIAL
109 o ti N nn v a o ^ m ^ PHASING.
N N N N N N N
c-I rl --I c-I rl ci c-I c-I c-I c-1 c-I c-I c-I c-1 c-I c-I c-I
/ 19 20
i
18
\ / 21
\ / 17
\ / 22
16 15 23 29
\ 24 28 —
\ 41
\ 14 25 27
\ 42
\ 26 43
13 40
44
12 30 39 45
11 31 38 46
32
10 J I
33 36 48
9 34 — �
35 49 8
50
7 51 L — � — _�
\\ 6 52
\ 5 53 54 55
2 RESIDENTIAL PHASING (LOTS 1-55) DOMANI II PHASING (LOTS 101-151)
// - - ❑ PHASE 1 ❑ PHASE 5 ❑ PHASE 1 ❑ PHASE 5
m / / \ ---I ❑ PHASE 2 ❑ PHASE 6 ❑ PHASE 2 ❑ PHASE 6
�II 71 PHASE 3 F-1 PHASE 7 PHASE 3
I- I ❑ PHASE 4 ❑ PHASE 4
v _
IE
BO LTO N 1 A ES,IO A 5 DRIVE
TLB FRIEDRICH LAND DEVELOPMENT LLC SHEET
a o 150 300 hone: 515) So610 nw"TWA THE BLUFFS AT DANKBAR FARMS
m s HORZ. Phone:(516)233-6100 ea
SCALE FEET eo GAB �� O
o & M E N K Email:Ames@bolton-menk.com
www.bolton-menk.com PHASING
p CLIENT
113' 113'
150
147
113'
A
O
W
36' y
113'
6.83'
0
10.17' '
r ❑
CS
151 16.17'
20' o 0
148
15.67' /
10.17'
i
t-
0
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18' 42' �.
cq
N N j
113'
5' i
3
D61
as
BO LTO N 1 A ES,IO A 5 DRIVE
one .1sc—lo, DATE
FRIEDRICH LAND DEVELOPMENT LLC s"eer
a o to zo AMES,IOWA So010 nwn TWA THE BLUFFS AT DANKBAR FARMS
m s HORZ. Phone:'515)133-6100 ea
SCALE FEET eo GAB C4.0
1
& M E N K Email:Ames@bolton-menk.com
www.bolton-menk.com CLUBHOUSE GEOMETRICS
p c�Ic0A1.126833
^
A 113'
113'
150
147 \ \
A
\9S
A V
113' I I I
9
\ A I V I/ / S6.S4 Ayby I I 113'....
A / 5=3.6%
AI
by 9s I I
I 5=4.5%^
^ L=15.7'
— I 51 CLUBHOUSE —
I FEE:956.90
m
\ I 5=3.5% I \
I 0%—M/
\ ^ v I 610.2'
V
hcO 68 A
A "
^
EP:0+91.10
\ I
h
DATE
au
m
a
eer
DRIVE AWN TUB FRIEDRICH LAND DEVELOPMENT LLC
o to zo AMES,IOWA 5o010BOLTON 1
TWA THE BLUFFS AT DANKBAR FARMS
m s HORZ. Phone:'515)233-6100 CHECKED
SCALE FEET GAB �� O
& M E N K Email:Ames@bolton-menk.com
www.bolton-menk.com CLIENTIll' CLUBHOUSE GRADING
p 0A1.126833
MASTER PLANT SCHEDULE
2-VD7 City. Sym. Scientific Name Common Name Unit Size Spacing Mature Height/
Characteristics
1-LT
® s
ees
2 OF Ulmus'New Horizon' New Horizon Elm EA 2"Cal. see plan 40 ft
2 LT Liriodendron tulipifera'JFS-Oz' Emerald City Tulip Tree EA 2"Cal. see plan 55 ft
\/ 1
Deciduous Shrubs
I 4 CS Cornus sanguinea'Cato'Arctic Sun Arctic Sun Red Twig Dogwood EA #3 Cont. see plan
Blue Muffin Arrowwood
10 VD Viburnum dentatum'Blue Muffin' Viburnum EA #3 Cont. see plan
1 6 HP Hydrangea paniculata'ILVOBO' Bobo Hydrangea EA #3 Cont. see plan
1 11 RA Rhododendron x'Weston's Aglo' Aglo Rhododendron EA #3 Cont. see plan
I Ornamental Grasses
25 SH Sporobolus heterolepis Prairie Dropseed EA #1 Cont. see plan
1 22 SA Sesleria autumnalis Autumn Moor Grass EA #1 Cont. see plan
1 13 KF Calamagrostis x acutiflora'Karl Foerster' Karl Foerster Feather Reed Grass EA #1 Cont. see plan
I 5-SA 5 RA 2-VD
6-RA 5-SA 1-UF
1
1 LANDSCAPE REQUIREMENTS
I >
o FRONT YARD LANDSCAPE(199 LF&4,139 SF):
LL REQUIRED: TREES:(199 LF/50)=4
1 m PROVIDED: 4 OVERSTORY TREES
1 \ 3-SH " REQUIRED: SHRUBS:(4,139 SF/1000)=4.14*8=33.12,RND TO(34)
I 13-KF PROVIDED: 31 SHRUBS(3 SHRUB ACCOUNTED FOR BY 9 GRASSES AT 3:1 RATIO)
REQUIRED: ORNAMENTAL GRASSES:(4,139 SF/1000)=4.14*12=49.68,RND TO(50)
1 \ PROVIDED: 60 ORNAMENTAL GRASSES(9 GRASSES ACCOUNTING FOR 3 SHRUB AT 3:1 RATIO)
1 5-SH
1-CS 1-CS
3-SSA
- 3-SA
3-HP 1-CS 1-HP
3-SH SPADE-CUT GENERAL NOTES: LANDSCAPE PLANTING
3-SA PLANTING BED EDGE,
TYP.SEE DETAILS 1. MASTER PLANT SCHEDULE:ALL TREES,SHRUBS,AND ORNAMENTAL GRASSES ARE LISTED IN THE MASTER PLANT SCHEDULE. IF THERE IS A CONFLICT
BETWEEN THE QUANTITIES SHOWN ON THE DRAWINGS AND THE QUANTITIES SHOWN IN THE PLANT SCHEDULE,THE PLAN QUANTITIES SHALL
i PREVAIL.
2-VD 11-SH/
1-CS 2. PLANTING LAYOUT:STAKE ALL TREE LOCATIONS AND A TYPICAL SHRUB/ORNAMENTAL GRASS BED LAYOUT AND OBTAIN APPROVAL OF THE OWNER'S
1-UF 3-SH /1-LT
REPRESENTATIVE PRIOR TO PLANTING.
4-VD
3. SHRUB/ORNAMENTAL GRASS GROUPINGS SHALL BE PLANTED AND MULCHED IN ONE CONTINUOUSLY MULCHED BED. ALL OVERSTORY TREES SHALL
BE MULCHED TO 18 INCHES FROM TRUNK(3'DIA.RING) IN ALL DIRECTIONS AND TO A DEPTH OF 3"UNLESS OTHERWISE NOTED.
4. CONTRACTOR TO PROVIDE AMENDED SOIL MIX FOR INCORPORATION INTO BACKFILL OF ALL ORNAMENTAL GRASS,SHRUB AND TREE AREAS.THIS
AMENDED SOIL MIX SHALL CONSIST OF 5%ORGANIC MATTER INCORPORATED INTO THE TOP 8 INCHES OF PLANTING AREAS AROUND ALL
ORNAMENTAL GRASSES,SHRUBS AND TREES. AMENDED SOIL MIX SHOULD INCORPORATE SOIL FROM THE SITE AS WELL AS AN ORGANIC COMPOST,
BUT MAY ALSO USE EXISTING SOIL IF ORGANIC CONTENT MEETS THE S%MINIMUM REQUIREMENT. CONTRACTOR TO PROVIDE CERTIFICATION OF
ORGANIC MATTER CONTENT OF EXISTING SOIL AND/OR COMPOST AND EXISTING SOIL BLEND PRIOR TO INCORPORATING MATERIAL AROUND
ORNAMENTAL GRASSES,SHRUBS AND TREES.
5. PREPARING SPADE-CUT EDGE AND PLACING AMENDED SOIL AND SHREDDED HARDWOOD MULCH SHALL BE INCIDENTAL TO THE PLANTING BID ITEMS
AND SHALL BE INSTALLED AS PER SPECIFICATIONS.
86'FRONT YARD
6. ALL AREAS NOT CALLED OUT AS PLANTING BEDS TO RECEIVE TYPE 1 PERMANENT LAWN MIX WITH HYDROMULCH COVER PER SUDAS SPECIFICATIONS,
UNLESS OTHERWISE SPECIFIED.
s
3
r
2`
FRONT YARD AREA
(FOR PLANNING REVIEW)
ag
�oDESIGNED TLBE.
EK-10N DATE
FRIEDRICH LAND DEVELOPMENT LLC SHEET
BO LTO N 1 A BALTIMA 5 DRIVE
a o to zo AMES,IOWA So010 "W"TWA THE BLUFFS AT DANKBAR FARMS
m s HORZ. Phone:(511)233-6100 ea
SCALE FEET CHECKED
C4.�3
& M E N K www.bolton-menk.com Email:Ames@bolton-menk.com
CLUBHOUSE LANDSCAPING
p_ c�Ic0A1.126833
DO NOT CUT LEADER
NYLON STRAP GUY ASSEMBLY
STEEL POST NOTCHED OR
DRILLED FOR GUY WIRE.
r USE 3 GUY ASSEMBLIES FOR
_ / EVERGREENS
a > 4"TREE TAPE ON
DECIDUOUS TREES PROVIDE 3"DEEP SAUCER AT EACH SHRUB
3"MULCH DEPTH,PULL BACK 3"DEPTH MULCH AS SPECIFIED,KEEP
4"FROM TREE TRUNK MULCH CLEAR TRUNKTO
�p
B AMENDED SOIL PER GENERAL LANDSCAPE NOTES
II-1II —III
SOIL BACKFILL PER GENERAL LANDSCAPE NOTES
IIIIIII I i IIIIIIII111 , ° o
—III-1 III—III—
II III — III =1 -REMOVE TOP 1/3 OF WIRE BASKET
III III III III —III AFTER TREE IS IN THE PIT. '
III —III III III III III REMOVE TWINE,&PULL BURLAP
III III FROM TREE TRUNK
-NOTE:SET TOP OF ROOT BALL
O.C.SPACING PER PLANS
1"TO 2"ABOVE SURROUNDING
FINISH GRADE 2x ROOT BALL DIAMETER
TREE PLANTING DETAIL TYPICAL SECTION:SHRUB/PERENNIAL BED PLANTING
1 SCALE:N.T.S. c
SCALE:N.T.S.
SHRUB/PERENNIAL BED
MULCH,AS SPECO.
0
DO NOT BURY PLANTS
ADJACENT LANDSCAPE,PER PLANS
a i
F1 I IE
NOTES:
SPADE-CUT EDGE - I li I III I SPADE-CUT EDGE TO BE INCIDENTALTO PLANT
FILLED WITH MULCH I - MATERIAL COST AND SHALL BE USED ON ALL
DEPTH AS SPECIFIED LANDSCAPE BEDS UNLESS OTHERWISE NOTED ON
1/2" PLANS
PLANTING EDGE AT EXISTING CONC.WALK TYPICAL SECTION:SPADE-CUT EDGE
SCALE:N.T.S. SCALE:N.T.S.
3
2`
ag
�o sic"eo TLBN. D KNI-ON DATE
FRIEDRICH LAND DEVELOPMENT LLC SHEET
BO LTO N 1519 BALTIMA 5 DRIVE
a AMES,IOWA 50010 "W"TWA THE BLUFFS AT DANKBAR FARMS
a & M E N K Phone:@boo on-me00 CHECKEDe4.04
Email:Ames@bolton-menk.com GAB
www.bolton-menk.com CLUBHOUSE LANDSCAPING
p� c�Ic0A1.126833
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 -----
_-l—J_ - - '— _ — _
TYPE I MIXTURE SHALL BE THE FOLLOWING _ — — — — _ — I �= fir _ — -- - __ 10571 j
• REFER TO SUDAS FOR GRASS MIXTURE AND / %,__ ,r�
SEEDING �_. Y-^' K- a�x�, i—T L
— — � ?� r
-
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r / / /// //////// !r///,ice / /,/,/! ��� ,/./ /v ' J, '���`. y\w�
t01`1` T1 2'L01�1��' t4T 4 +4 '4 LO 1T w91� .L' �w
sicxeD TLB FRIEDRICH LAND DEVELOPMENT LLC SHEET
BO LTO N 1519 BALTIM DRIVE
a o so 100 AMES,IOWA 50010 nwx TWA THE BLUFFS AT DANKBAR FARMS
m s HORZ. Phone:(51-1)233-6100 —
SCALE FEET eD GAB �� O
Email:Ames@bolton-menk.com
www.bolton-menk.com OVERALL LANDSCAPE PLAN
p & M E N K c�Ic0A1.126833
LEGEND
TYPEISEEDIND
z z z z
z z WETLAND SEEDING
TYPE 2 SEEDING o
LOW-GROW GRASS — — —
O PROPOSED TREEf�:y
.i
✓ I
I or.'�
I
°�;"• '
_ --------
— 1 0 6 —
___\___ ___________� 17.
5 YPC
✓ 7'i
i
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1
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F ° I
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I 1'
. O.L135. `LaT�1 31`. 13 . 1b LOT 33 Oi 1 `LO 29 to 7 i ----------- ��
v
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,
. . . . . . . . . . ...7' LOT 1,20• t0 121 LbT 22 2 'L�T 124 L S L'E T`i b�/
.` `� 7 * L OUTLOTZZ
i
��� �• � I• I � '( � �• �\.\ . , \+.\1` �/ I (� I � —` � it I A i 'k
'h� � It jJll \ I• r
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BO LTO N 1 A BALTIMA 5 010
DRIVE NE°TLB FRIEDRICH LAND DEVELOPMENT LLC SHEET
a o so loo AMES,IowA soolo "TWA THE BLUFFS AT DANKBAR FARMS
HORZ. Phone:(515)233-6100 CHECKED
_ SCALE FEET GAB C5.02
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& M E N K Email:Ames@bolton-menk.com.com "'E.,N.
p°= www.bolton-menk.com OVERALL LANDSCAPE PLAN
� nIE0A1.126833
LEGEND
� y' j, ".r.`ww �4 • � �".� .`. •. ��118 .L
TYPEISEEDIND 'iyy/yy,///,///,/y/,/,/,/// //,/ /,r]// // /i/�y//y / _
���� tOF 1 � �T11i" '40"I� tQT}T4 „�T'1� '40T,T1 'LOT I1T
a i z z WETLAND SEEDING w .��w� .� w_• ��.. / ��� ''y'/i i iyi�, ��i / 5 / /, `�� w.�`� .;� .���•��.. :�. .
TYPE 2SEEDING
LOW-GROW GRASS
���`�•� --��� �• \� '1 � � \�\ ���/,I � �i ''fir-f / ////// // / /yi
PROPOSED TREE
. Y� //. w . '� \ \w \ ✓/�///i�/ 't�,�i//// �/�/y'��i�i //i//�i/i/i �i'�'''� //i/'Su/ r//y ' 7,
w
l ` \�\`�\ ,•, � \\\ /�/ ��/'// ,'„j. !y�l I III \\��\ �yi yY>iy �/yyry/y y�yy .
w w .
w ww
` w
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