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HomeMy WebLinkAboutAtt3 ITEM #: 2 DATE: 01/11/23 CITY OF AMES DEPARTMENT OF PLANNING AND HOUSING REPORT TO THE ZONING BOARD OF ADJUSTMENT REQUEST: Request for a Conditional Use Permit in the Floodway Fringe Overlay District to allow an Alternative Method of Elevating a Residential Structure at 403 Hyland Avenue. BACKGROUND: Hunziker Construction Services on behalf of DJGH, LLC is requesting a Conditional Use Permit to use an Alternative Method of Elevating a new residential multi-family housing structure in the Floodway Fringe Overlay District located at 403 Hyland Avenue. (See Attachment A) The property is zoned Residential High Density (RH). The applicant proposes to construct a 3-unit multi-family building with parking located below the living area. This building is part of a larger development on this site that includes a second 3- unit building. The subject building is located along the western portion of the site with the other building located to the south and east portion of the site. (Attachment E- Minor Site Development Plan) The subject property is approximately 16,000 square feet in area. The floodplain related to Clear Creek is located at the northwest corner of the site. (Attachment D- Floodplain Location) The northwest portion of the furthest north living unit will be located within the 100-year Floodway Fringe Overlay. If any portion of a structure is within the floodplain, the entire structure must comply with protection standards. The City of Ames allows for structure within the Fringe Overlay when they are elevated three feet above the base flood elevation (BFE) and meet all other protection standards of Chapter 9 of the Ames Municipal Code. The request is being made because of the required horizontal 18 feet of fill for open area extending outward from all perimeter walls of the building at an elevation equal to Base Flood Elevation (BFE), plus 3 feet. This cannot be accommodated on the applicant's property between the building and the west property line due to an insufficient distance between the building and the west property line of less than 18 feet. (The full Site Plan is included with this report separately.) Chapter 9 of the Ames Municipal code requires that the lowest floor of buildings constructed in the 100-year floodway fringe be elevated to a minimum height of 3 feet above the BFE on compacted fill or an alternative means of elevation be proposed based upon the allowances in Chapter 9.5(2)(b). The elevation requirement applies not only to the building, but for residential property, an area around the entire building. This requirement assures that all buildings built within the floodway fringe are reasonable safe from flooding and associated damage. This means that in a clear open area extending 18 feet outward around the perimeter of a residential building in all directions there must be compacted fill to a height of 3 feet above the base flood elevation. The perimeter elevation requirements for a residential structure are intended to provide a safe evacuation area in the event of a flood event, allowing the residents to escape the structure while awaiting rescue. In this case there is 8 feet of clearance between the building and the west property line which is insufficient to provide 18 feet of required fill outward form the building. The applicant is proposing to elevate the habitable living area of the structure above the garage area below. There is 481.6 square feet of the building in the Floodway Fringe. This will put the lowest floor of the enclosed living area more than three feet above the BFE. The entrance to the units will have a balcony as the method of ingress and egress that leads to the south and connects to the Oakland Street outside of the floodplain. The applicant proposes to construct the garage in such a manner that the north and west wall of the garage of the northern most unit will elevate the living area accordingly where it is located within the Floodway Fringe. The proposed design of the building is that of an "extended foundation wall" integrated into the design of the building. This is a permitted alternative method of elevating a residential structure in floodplain development design guidelines and when reviewed and approved by the Zoning Board of Adjustment as a permitted form of alternative design in Section 9.5(2)(b). The only issue for the conditional use permit is whether the reduction in required extended area away from building is acceptable, the technical design of the elevation method is compliant. (See Attachment 8 & C- Elevations and Floor Plan) The base flood elevation at this location is 918.30 feet. The elevation at which 3 feet above BFE is achieved is 921.30 feet. The bottom of the floor of the living area above the garage will be at an elevation of 933.50 feet. This is 12.20 feet above the required BFE protection level. The northern most unit and all units within the building will have access into and out of the living units by way of a balcony that will be elevated above the minimum required 3 feet above BFE point. The balcony will provide a path to ground level outside of the Floodway Fringe to the eastern side of the building on the north and south side of the building on the south. There will be no internal access to the units from the parking spaces in the garages below. When an alternative design is chosen the structural design must account for the anticipated forces of water that may impact it during a flood. In the case of residential buildings the area susceptible to flooding must be designed to allow water to pass through and minimize the pressure from flood waters on the building walls. The most common of this type of design is by way of openings in the foundation of the building which allows water to pass through it in a flood. The applicant proposes to provide the required number of openings on the north and west walls. The north wall will have one opening totaling 8 inches X 16 inches and the west wall will have one opening totaling 8 inches X 16 inches. Both openings on the north and west walls will be 12 inches above the finished grade. Floodplain regulations require that every square foot of area in an area susceptible to flooding must have openings totaling 128 square inches in area to allow for water to flow through and to minimize pressure on the building. This is adequate to accommodate anticipated floodwater water flow, if necessary, at this location. The garage door on the east side of the building will have no garage door and remain open at all times. The open garage entry accounts for the opening on the east wall of the structure. The two wall openings and open garage access meet the requirement for openings based on the square footage of the structure susceptible to flooding. A Minor Site Development Plan is currently under review for this project. This request for a Conditional Use Permit is being sought as part of a requirement to obtain a Flood Plain Development permit concurrent with the Minor Site Development Plan for the proposed new building. A Floodplain Development Permit application detailing the current BFE and the proposed BFE of the bottom of the lowest floor of the living area has been submitted along with the plans and final grades after construction. Staff did receive an inquiry from a neighbor to the site concerned about stormwater runoff with the proposed development. The stormwater standards of the City are applied during review of the Minor Site Development Plan. Stormwater runoff discharge is managed on site to not increase the rate or runoff from its previous conditions. This permit application deals solely with an alternative design for elevating a residential building in the floodway fringe. Stormwater is not a component of the Conditional Use Permit review criteria in Chapter 9 of the Municipal Code. APPLICABLE LAW: The laws applicable to this case are as follows: Section 9.1(3) (3) Purpose. It is the purpose of this ordinance to promote the public health, safety, and general welfare by minimizing those flood losses described in Section 9.1(2) with provisions designed to: (a) Reserve sufficient flood plain area for the conveyance of flood flows so that flood heights and velocities will not be increased by greater than one (1) foot. (b) Restrict or prohibit development which is dangerous to health, safety or property in times of flood or which cause excessive increases in flood heights or velocities. (c) Require that development vulnerable to floods, including public utilities which serve such development, be protected against flood damage at the time of initial construction or substantial improvement. (d) Protect individuals from buying lands which are unsuited for intended purposes because of flood hazard. (e) Assure that eligibility to purchase flood insurance through the National Flood Insurance Program is maintained for property owners in the community. Section 9.5(2) (2) Performance Standards. All development must be consistent with the need to minimize flood damage and shall meet the following applicable performance standards. Until a regulatory floodway is designated, no development may increase the Base Flood Elevation more than one (1) foot. The applicant will be responsible for providing the Department of Natural Resources with sufficient technical information to make such a determination. (a) All structures shall (i) be adequately anchored to prevent flotation, collapse or lateral movement of the structure, (ii) be constructed with materials and utility equipment resistant to flood damage, and (iii) be constructed by methods and practices that minimize flood damage. (b) Residential Structure. All new or substantially improved residential structures shall have the lowest floor, including basements, elevated a minimum of three (3) feet above the base flood elevation level. Construction shall be upon compacted fill which shall, at all points, be no lower than three (3) feet above the base flood elevation level and extend at such elevation at least 18 feet beyond the limits of any structure erected thereon. Alternate methods of elevating (such as piers) may be allowed, subject to favorable consideration by the Zoning Board of Adjustment and issuance of a Conditional Use Permit, where existing topography, street grades, or other factors preclude elevating by fill. In such cases, the methods used must be adequate to support the structure as well as withstand the various forces and hazards associated with flooding. All new residential buildings shall be provided with a means of access which will be passable by wheeled vehicles during the base flood elevation. Section 9.5 (2)(k): (k) For all new and substantially improved structures- (i) Fully enclosed areas below the "lowest floor" (not including basements) that are subject to flooding shall be designed to automatically equalize hydrostatic flood forces on exterior walls by allowing for the entry and exit of floodwaters. Designs for meeting this requirement must either be certified by a licensed professional engineer or meet or exceed the following minimum criteria: a. A minimum of two openings having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding shall be provided. b. The bottom of all openings shall be no higher than one foot above grade. c. Openings may be equipped with screens, louvers, valves, or other coverings or devices provided, that they permit the automatic entry and exit of floodwaters. Such areas shall be used solely for parking of vehicles, building access, and low damage potential storage. (i) New and substantially improved structures must be designed (or modified) and adequately anchored to prevent flotation, collapse, or lateral movement of the structure resulting from hydrodynamic and hydrostatic loads, including the effects of buoyancy. (ii) New and substantially improved structures must be constructed with electrical, heating, ventilation, plumbing and air conditioning equipment and other service facilities that are designed and/or located so as to prevent water from entering or accumulating within the components during conditions of flooding. CONDITIONAL USE PERMIT CRITERI Section 9.7(3)(e)(ii) a. Factors Upon Which the Decision of the Board Shall be Based. In passing upon requests for Conditional Uses or Variances, the Zoning Board shall consider all relevant factors specified in other sections of this ordinance and: 1. The danger to life and property due to increased flood heights or velocities caused by encroachments. Staff Comments: No increased height or velocity of flood waters is anticipated with this proposal. The regulatory Floodway will have no encroachments and the required openings have been provided in the walls of the building where susceptible to flooding. 2. The danger that materials may be swept onto other lands or downstream to the injury of others. Staff Comments: The required number and design of the openings will allow conveyance of water through the site that meets the requirements of the ordinance. The danger of materials being swept downstream to the injury of others is not anticipated with the structural design. 3. The proposed water supply and sanitation systems and the ability of these systems to prevent disease, contamination and unsanitary conditions. Staff Comments: All proposed water supply and sanitation systems will either be located outside of the floodplain or protected from flooding adequately. 4. The susceptibility of the proposed facility and its contents to flood damage and the effect of such damage on the individual owner. Staff Comments: A small portion of the new building will be susceptible to flooding in the Floodway Fringe. The proposed alternative design elevates the living area above the elevation of 3 feet above BFE. The location of the openings in the supporting walls is adequate to accommodate water flow based on the amount of the building susceptible to flooding. 5. The importance of the services provided by the proposed facility to the community. Staff Comments: This project provides no public services, this criterion is not applicable. 6. The requirements of the facility for a flood plain location. Staff Comments: This building is not required to be in the floodplain to exist. This criterion is not applicable. 7. The availability of alternative locations not subject to flooding for the proposed development. Staff Comments: See the developer's statement on page 5 of the Conditional Use Permit Application which describes the applicants reasoning that the combination of improvements on the site led to the choice of the building location. 8. The compatibility of the proposed development with existing development and development anticipated in the foreseeable future. Staff Comments: The proposed development is viewed at two stories to be fundamentally compatible with its surroundings. Future development in this area is intended to be a mix of low-density homes, and small apartment buildings as the area has a mix of high and low density zoning. 9. The relationship of the proposed development to the comprehensive plan and flood plain management program for the area. Staff Comments: The land use Designation in Ames Plan 2040 is RN4 land use designation. The RH zoning designation is supported by this designation. The proposed alternative design for the building has been reviewed by staff and has been found to meet the requirements of the alternative standard. 10. The safety of access to the property in times of flood for ordinary and emergency vehicles. Staff Comments: All motor vehicle routes to the site and this building will have access outside of the floodway fringe in areas not susceptible to flooding. 11. The expected heights, velocity, duration, rate of rise and sediment transport of the flood water expected at the site. Staff Comments: No evidence has been provided and staff finds no evidence that the proposed new building will have an effect on expected heights, velocity, duration, rate of rise or sediment transport during a flooding event. 12. Such other factors which are relevant to the purpose of this ordinance. Staff Comments: Staff has provided findings of fact and conclusions in this report that support the findings of staff in the conclusion and recommendation. FINDINGS OF FACTS & CONCLUSIONS: Staff makes the following findings of facts: 1. The finished floor of the existing structure meets the elevation requirements of 3 feet above base flood elevation. 2. The open garages under the structure are not elevated. However, the flood plain regulations (Section 9.5(2)(k)) allow parking areas and other "low damage potential storage" if the walls have sufficient openings to allow the free entry and exit of rising flood waters. The garages will not have overhead doors and will have sufficient openings on the north and west walls to meet standards. 3. All mechanical and electrical equipment in the portion of the northern most unit within the floodway fringe will be raised to 3 feet above the base flood elevation or higher. 4. All outdoor condenser units, meters and transformers will be located outside of the floodway fringe in areas not subject to flooding. 5. The entryways to the building are located on a balcony that is above the required 3 feet above BFE in the floodplain protection standards in Chapter 9. The balcony itself extends outside of the flood plain and connects to the street 6. The distance between the building and the west property line preclude the ability to elevate to 18 feet around the perimeter of the structure based upon the design of the site for a single point of access from Oakland Street at the center of the site. 7. The perimeter elevation requirements for a residential structure are intended to provide a safe evacuation area in the event of a flood event, allowing the residents to escape the structure but remain dry while awaiting rescue. 8. As an alternative to the perimeter elevation requirements, the owner proposes that the proposed building design with an elevated living area and garage below be allowed to provide the necessary elevation. The garages place the finished floor of the structure at more than 3 feet above the base flood elevation. 9. Although a vehicle may be parked within the Floodway Fringe, all motorized and pedestrian access to the site can be achieved outside of the Floodway Fringe or via an elevated balcony extending outside of the Fringe. CONCLUSIONS: The relief requested from the 18-foot distance requirement would not increase the risk that already exists. There is very small portion of the proposed building in the 100-year Floodway Fringe area. After an examination of the submitted plans and an evaluation of those plans as they pertain to the flood plain regulations, staff concludes that the criteria necessary for the approval of the Conditional Use Permit to allow the Alternative Method of Elevation are met; that is, the use of the proposed garages below the living area to meet the elevation requirement in lieu of the requirement that compacted fill be placed 18 feet around the perimeter of the structure to a minimum height of 3 feet above base flood elevation. The plan meets technical protection requirements but does not have the open area that is required for access to the residential units in the apartment. The applicant proposes to mitigate this by extending elevated access all the way outside of the Fringe Area to allow for egress. The design of the balcony supports is appropriate and structurally sound to ensure availability of the egress route during a flood. If the Board approves the Conditional Use Permit, the applicant will complete the necessary Minor Site Development Plan and plans for a building permit. Staff will review those plans and building permit application to ensure compliance with all other aspects of the flood plain regulations prior to issuing a local Flood Plain Development Permit. ALTERNATIVES: 1. The Zoning Board of Adjustment can approve the Conditional Use Permit to Allow the Alternative Method of Elevation for the construction of the multi-family housing at 403 Hyland Avenue as shown on the site plan and elevations based upon the findings and conclusions of staff. 2. The Zoning Board of Adjustment can deny the Conditional Use Permit to Allow the Alternative Method of Elevation for the reconstruction of the multi-family housing at 403 Hyland Avenue as shown on the site plan and elevations based upon the findings and conclusions of staff. if the Board determines that the proposed elevation results in unnecessary risk to residents or the other factors as noted in Section 9.7 of the flood plain regulations. 3. Action on this request can be postponed and referred back to City staff and/or the applicant for additional information. DEPARTMENT RECOMMENDATION: Based upon the Findings of Fact and Conclusions above, it is the recommendation of the Department of Planning and Housing that the Zoning Board of Adjustment approve Alternative #1 which is to approve the Conditional Use Permit to Allow the Alternative Method of Elevation for the construction of the multi-family housing at 403 Hyde Avenue as shown on the site plan, elevations and floor plans based upon the findings and conclusions of staff. Attachment A- Location Map 403 Hyland Avenue Location & Zoning W > _i OAKLAND ST T- � h• 403 Hyland Avenue Legend = PARCELS Location & Zoning Zoning District Residential Low Density Zone'RL"(sec 29 701) Residential High Density Zone"RH"(sec 29 704) Govern menUAirport District"S-GA"(sec 29 1002) Planned Residence District"F-PRD" (sec 29 1203) ' r Attachment B- Elevations -ri���� o ' . ' ir ffw Attachment C- Floor Plan 7 Iir V77 QO 0 OO El L �, � o0 00 0 00 0 --- �_/ n1t2 1 Unit 2 O Unit203 O —1 f f—1 L_J r i /�slecuM floes ------------------- .. .. .... ....... :i III : ttt � f IS C .aovFn�smc..oF � I Parkins 9 Sldk I -- ]I6lSF I I Miflotr Attachment D- Floodplain Location Flood-way BoundaiA Floodwav Fringe Boiuidar\ S F� Ul ' Legend Floodway Fdnge Overlay 403 Hyland Avenue Floodway Overlav FloodPlain Location PARCELS Attachment E- Minor Site Plan GOVERNING SPECIFICATIONS THE 2022 EDITION OF THE"IOWA STATEWIDE URBAN CITY OF AMES SPECIFICATIONS FOR PUBLIC IMPROVEMENTS'AND CITY OF AMES SPECIFICATIONS. MUTCD 2009 AS ADOPTED BY IOWA DEPARTMENT OF CONSTRUCTION PUNS FOR TRANSPORTATION. ALL APPLICABLE FEDERAL,STATE,AND LOCAL LAWS AND ORDINANCES WILL BE COMPLIED WITHIN THE CONSTRUCTION OF THIS PROJECT. 403 HYLAN D AVENUE Sheet List Table Sheet Number Sheet Title @10WAw- G1.01 TITLE SHEET ONE CALL G1.02 LEGEND SHEET 8989 DECEMBER, 2022 G2.01 GENERAL NOTES ,@ G2.02 QUANTITIES tnr ww.ioWaoetec®Ii.cotn C1.01 OVERALL SITE LAYOUT NOTE:EXISTING UTILITY INFORMATION SHOWN ON THIS C2.01 EXISTING CONDITIONS&.REMOVALS PLAN HAS BEEN PROVIDED BY THE UTILITY OWNER.THE MAP OF THE CONTRACTOR SHALL FIELD VERIFY EXACT LOCATIONS PRIOR w >' CITY OF AMES C3.01 GEOMETRICS PLAN TO COMMENCING CONSTRUCTION AS REQUIRED BY STATE " STORY couNTY,IA C4.01 EROSION CONTROL PLAN LAW.NOTIFY IOWA ONE CALL 1-800-292-8989 OR 811 THE SUBSURFACE UTILITY INFORMATION IN THIS PLAN IS =- - �f C5•01 GRADING PLAN UTILITY QUALITY LEVEL D UNLESS OTHERWISE NOTED.THIS UTILITY LEVEL WAS DETERMINED ACCORDING TOTHE =', C6.01 UTILITY SERVICE PLAN GUIDELINES OF Cl/ASCE 38-02,ENTITLED"STANDARD ' �` C7,01 SIDEWALK PLAN GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA." k� r 1-1.01 PLANTING PLAN ® 1-1.02 PLANTING DETAILS g RESOURCES Alliant Energy OAKLAND STREET 0 100 200 PARCEL W LEGAL DESCRIPTION: Jacon Clark:515-268-3412 :.i HORZ City of Ames Utility Maintenance " SCALE FEET Dale Webber:515-239-5551 A PARCEL OF LAND BEING ALL OF LOT 4 AND PART OF LOT 1,ALL IN HUNZIKER-FURMAN 6TH SUBDIVISION, City of Ames Electrical Services Mark Imhoff:sls-z39-sys CITY OF AMES, STORY COUNTY, IOWA. City of Ames Traffic Brad Becker:515-231-3042 ZONING RH - RESIDENTIAL HIGH DENSITY CenturyLink410 Robinson Depenning:515-440-0309 O-UIW OVERLAY Internet Consulting Services(ICS) w STORY COUNTY,IA OWNER Adam Woodard:515-268-4045 w ' Iowa State University a HUNZIKER Randolph Larabee:515-294-2716 -' '^ � � 105 S 16TH STREET A Mediacom Tim Hawkins:515-991-376s ;„.- °. MES, IA 50010 Metro Net PREPARED BY John Storey:615-598-7037 ' �� � � BOLTON & MENK Unite Private Networks,LLC Joe Kilzer:816-425-35S6 PROJECT LOCATION 1519 BALTIMORE DRIVE AMES, IA 50010 Windstream Communications Locate Desk:800-289-1901 � s I HEREBY CERTIFY THAT THIS ENGI BIN O_ E AS PREPARED BY ME OR UND DI P RVISION AND THAT 111.APLAN REVISIONS UNDER THE LAW DFT�ST S NAL ENGINEER REV ISSUED FOR DATE �P�EESSIO�//p,� e r f GR R ARTS,P.E. _V GREGORYA. t c BROUSSARD m � 219,_ ,� VEG. 21974 DATE: v v Lt" 1 MY LICENSE RENEWAL DATE IS ❑ECEMBER 31,2022 pII »pU``=w PAGES OR SHEETS COVERED BY THIS SEAL: ALLSHEET «8 19BgLTIMORE DRIVE M�DEM HUNZIKER SHEET o 15 Y n BO LTO N AMES,IOWA 5010 ""DEM OAKLAND--HYLAND �a Phone:1515)233-6100 G 1.01 (D & Email:Ames@bolton-menk.com «En GAB MENK www.bol[on-menk.com �E„.oa��. TITLE SHEET OA1.127124 EXISTING TOPOGRAPHIC SYMBOLS SURVEY SYMBOLS EXISTING PRIVATE UTILITY LINES ACCESS GRATE SATELLITE DISH BENCH MARK LOCATION NOTE: EXISTING UTILITY INFORMATION SHOWN ON THIS PLAN HAS BEEN PROVIDED BY THE UTILITY OWNER.THE CONTRACTOR SHALL FIELD VERIFY AIR CONDITION UNIT SIGN TRAFFIC CONTROL POINT EXACT LOCATIONS PRIOR TO COMMENCING CONSTRUCTION AS REQUIRED BY STATE LAW.NOTIFY IOWA ONE CALL-1-800-292-8989 ANTENNA SIGNAL CONTROL CABINET MONUMENT IRON FOUND 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 GUIDELINES FOR THE COLLECTION AND DEPICTION OF AUTO SPRINKLER CONNECTION SOIL BORING CAST IRON MONUMENT EXISTING SUBSURFACE UTILITY DATA" BARRICADE PERMANENT SIREN EXISTING TOPOGRAPHIC LINES - - UNDERGROUND FIBER OPTIC BASKETBALL POST TELEPHONE BOOTH UNDERGROUND ELECTRIC BENCH " TILE INLET _ RETAINING WALL UNDERGROUND GAS BIRD FEEDER TILE OUTLET FENCE UNDERGROUND COMMUNICATION FENCE-DECORATIVE OVERHEAD ELECTRIC BOLLARD TILE RISER GUARD RAIL OVERHEAD COMMUNICATION BUSH TRANSFORMER-ELECTRIC TREE LINE OVERHEAD UTILITY CATCH BASIN RECTANGULAR CASTING TREE-CONIFEROUS BUSH LINE UTILITIES IDENTIFIED WITH A QUALITY LEVEL OTHER THAN D: CATCH BASIN CIRCULAR CASTING TREE-DEAD SURVEY LINES LINE TYPES FOLLOW THE FORMAT:UTILITY TYPE-QUALITY LEVEL EXAMPLE: UNDERGROUND GAS,QUALITY LEVEL A CURB STOP TREE-DECIDUOUS UTILITY QUALITY LEVEL(A,B,C,D)DEFINITIONS CAN BE FOUND IN Cl/ASCE 38-02. CLEAN OUT TREE STUMP CONTROLLED ACCESS - - - BOUNDARY UTILITY QUALITY LEVELS: CULVERT END TRAFFIC ARM BARRIER CENTERLINE LEVEL D-INFORMATION COMES SOLELY FROM EXISTING UTILITY RECORDS. DRINKING FOUNTAIN TRAFFIC SIGNAL -------- EXISTING EASEMENT LINE LEVEL C-SURVEYING ABOVE GROUND UTILITY FACILITIES,SUCH AS MANHOLES,VALVE BOXES,ETC;AND CORRELATING THIS INFORMATION WITH DOWN SPOUT TRASH CAN -------------------------------- PROPOSED EASEMENT LINE EXISTING UTILITY RECORDS. -- — — — — — —fllL PIPE UTILITY MARKER EXISTING LOT LINE LEVEL B-THE USE OF SURFACE GEOPHYSICAL TECHNIQUES TO DETERMINE THE EXISTENCE AND HORIZONTAL POSITION OF UNDERGROUND PROPOSED LOT LINE UTILITIES. FIRE HYDRANT VALVE _ - EXISTING RIGHT-OF-WAY FLAG POLE VALVE POST INDICATOR PROPOSED RIGHT-OF-WAY LEVELA-THE USE OF NONDESTRUCTIVE DIGGING EQUIPMENTAT HORIZONTALAND VERTICAL POSITION OF UNDERGROUND UTILITIES,AS WELL AS THE TYPE,SIZE,CONDITION,MATERIAL,AND OTHER CHARACTERISTICS. FLARED END/APRON VALVE VAULT SETBACK LINE SECTION LINE FUEL PUMP VAULT QUARTER LINE ABBREVIATIONS GRILL VENT PIPE SIXTEENTH LINE GUY WIRE ANCHOR WATER SPIGOT TEMPORARY EASEMENT A ALGEBRAIC DIFFERENCE GV GATE VALVE FIT RIGHT HANOHOLE WELL EXISTING UTILITY LINES ADJ ADJUST HDPE HIGH DENSITY POLYETHYLENE SAN SANITARY SEWER ALT ALTERNATE HH HANDHOLE SCH SCHEDULE HANDICAP SPACE WETLAND DELINEATED MARKER --- FORCEMAIN B-B BACK TO BACK HMA HOT MIX ASPHALT SERV SERVICE IRRIGATION SPRINKLER HEAD WETLAND SANITARY SEWER BLDG BUILDING HP HIGH POINT SHLD SHOULDER IRRIGATION VALVE BOX WET WELL SANITARY SERVICE BMP BEST MANAGEMENT PRACTICE HWL HIGH WATER LEVEL STA STATION STORM SEWER BR BEGIN RADIUS HYD HYDRANT STD STANDARD LIFT STATION CONTROL PANEL YARD HYDRANT STORM SEWER DRAIN TILE BV BUTTERFLY VALVE I INVERT STM STORM SEWER LIFT STATION WATERMAIN CB CATCH BASIN K CURVE COEFFICIENT TC TOP OF CURB LIGHT POLE PROPOSED TOPOGRAPHIC SYMBOLS WATER SERVICE C&G CURB AND GUTTER L LENGTH TE TEMPORARY EASEMENT CIP CAST IRON PIPE LO LOWESTOPENING TEMP TEMPORARY MAILBOX 0 CLEANOUT PROPOSED UTILITY LINES CIPP CURED-IN-PLACE PIPE LP LOW POINT TNH TOP NUT HYDRANT MANHOLE-COMMUNICATION 0 MANHOLE CL CENTER LINE LT LEFT TP TOP OF PIPE II 11 II II II FORCEMAIN CL. CLASS MH MANHOLE TYP TYPICAL MANHOLE-ELECTRIC © LIFT STATION > >®> > > SANITARY SEWER CMP CORRUGATED METAL PIPE MIN MINIMUM VCP VITRIFIED CLAY PIPE MANHOLE-GAS ® STORM SEWER CIRCULAR CASTING ——>—>————>—————— SANITARY SERVICE C.O. CHANGE ORDER MPW MUSCATINE POWER&WATER VERT VERTICAL MANHOLE-HEAT ■ STORM SEWER RECTANGULAR CASTING >> >> >> >> STORM SEWER COMM COMMUNICATION MR MID RADIUS VPC VERTICAL POINT OF CURVE STORM SEWER DRAIN TILE CSP CORRUGATED STEEL PIPE NIC NOT IN CONTRACT VPI VERTICAL POINT OF INTERSECTION MANHOLE-SANITARY SEWER ► STORM SEWER FLARED END/APRON WATERMAIN CLVT CULVERT NMC NON-METALLIC CONDUIT VPT VERTICAL POINT OF TANGENT MANHOLE-STORM SEWER ® STORM SEWER OUTLET STRUCTURE ————————————— WATER SERVICE DIA DIAMETER NTS NOT TO SCALE WM WATERMAIN MANHOLE-UTILITY PIPE CASING DIP DUCTILE IRON PIPE NWL NORMAL WATER LEVEL WS WATER SERVICE ® STORM SEWER OVERFLOW STRUCTURE DWY DRIVEWAY OHW ORDINARY HIGH WATER LEVEL MANHOLE-WATER o CURB BOX GRADING INFORMATION E EXTERNAL CURVE DISTANCE PC POINT OF CURVE METER FIRE HYDRANT ESMT EASEMENT PCC PORTLAND CEMENT CONCRETE AC ACRES ELEC ELECTRIC PE PERMANENT EASEMENT CF CUBIC FEET ORDER MICROPHONE N WATER VALVE EXISTING CONTOUR MINOR ELEV/EL ELEVATION PED PEDESTRIAN,PEDESTAL CV COMPACTED VOLUME PARKING METER ► WATER REDUCER EXISTING CONTOUR MAJOR EOF EMERGENCY OVERFLOW PERF PERFORATED PIPE CY CUBIC YARD PAVEMENT MARKING F"' WATER BEND PROPOSED CONTOUR MINOR ER END RADIUS PERM PERMANENT EA EACH 952 \\�950 PROPOSED CONTOUR MAJOR EX EXISTING PI POINT OF INTERSECTION EV EXCAVATED VOLUME PEDESTAL-COMMUNICATION Fxl WATER TEE , ,,,,,,,,,,,,,,,,,,,,,,,, PROPOSED GRADING LIMITS/SLOPE LIMITS FES FLARED END SECTION PL PROPERTY LINE LB POUND PEDESTAL-ELECTRIC F�I WATER CROSS x 953.53 x 5TA:5+67.19 PROPOSED SPOT ELEVATION F-F FACE TO FACE PRC POINT OF REVERSE CURVE LF LINEAR FEET 980.87 PEDESTRIAN PUSH BUTTON - WATER SLEEVE 1:4 RISE:RUN(SLOPE) fF FINISHED FLOOR PT POINT OF TANGENT LS LUMP SUM PICNIC TABLE n WATER CAP/PLUG HATCH PATTERNS F&I FURNISH AND INSTALL PVC POLYVINYL CHLORIDE PIPE LV LOOSE VOLUME FM FORCEMAIN PVMT PAVEMENT SF SQUARE FEET POLE-UTILITY RIP RAP FO FIBER OPTIC R RADIUS SV STOCKPILE VOLUME HMA PAVEMENT SIDEWALK PCC PAVEMENT z� POST ­0� DRAINAGE FLOW F.O. FIELD ORDER RCP REINFORCED CONCRETE PIPE SY SQUARE YARD TRAFFIC SIGNS GRAN GRANULAR RET RETAINING a RAILROAD SIGNAL POLE ate' DRIVEWAY GRAVEL GRAV GRAVEL R/W RIGHT-OF-WAY a� REGULATION STATION GAS LIGHT POLE °' GU GUTTER RSC RIGID STEEL CONDUIT ®■ ®N 1519 BALTIMORE DRIVE 4mDEM � HUNZIKER SHEET ■` AMEs,IowA soolo Hv DEM OAKLAND--HYLAND Phone:(515)233-6100 �o G1.02 Email:Ames@holton-menk.com aan GAB M E N K www.holton-menk.com LEGEND SHEET mEOA1.127124 STANDARD CONSTRUCTION NOTES: PAVING NOTES: 1.ALL IMPROVEMENTS SHALL BE IN ACCORDANCE WITH THE MOST CURRENT EDITION OF THE IOWA STATEWIDE URBAN DESIGN AND SPECIFICATIONS(SUDAS)AND SHALL COMPLY WITH ALL APPLICABLE FEDERAL,STATE 1.PAVING SHALL BE COMPLETED IN ACCORDANCE WITH DIVISION 7 OF THE SPECIFICATIONS. AND LOCAL LAWS AND ORDINANCES.THE CONTRACTOR SHALL HAVE A COMPLETE SET OF THE CURRENT SUDAS STANDARD SPECIFICATIONS ON SITE DURING ALL CONSTRUCTION ACTIVITIES, 2.THE CONTRACTOR SHALL SUBMIT INFORMATION TO THE ENGINEER FOR APPROVAL IN ACCORDANCE WITH SECTIONS 1050,1.05 AND 7010,1.03 OF THE STANDARD SPECIFICATIONS: '.. 2.ANY DEFECTIVE WORK CONDEMNED BY THE ENGINEER/OWNER SHALL BE REMOVED AND REPLACED AT THE CONTRACTOR'S EXPENSE IN ACCORDANCE WITH SECTION 1050,1.08'REMOVAL OF DEFECTIVE WORK'OF THE a.PCC PAVING MIX DESIGN STANDARDS SPECIFICATIONS.FAILURE TO REMOVE DEFECTIVE WORK MAY RESULT IN SUSPENSION OF OPERATIONS AND/OR WITHHOLDING OF PAYMENTS UNTIL DEFECTIVE WORK HAS BEEN REMOVED AND REPLACED. b.MATURITY CURVES FOR PAVING MIXES AND MATURITY READING RESULTS 3.THE CONTRACTOR SHALL PRESERVE ALL SURVEY CONTROL,LINE AND GRADE STAKES IN ACCORDANCE WITH SECTION 1050,1.101INE AND GRADE STAKES'OF THE STANDARD SPECIFICATIONS. 3.PAVEMENT DESIGN SHALL INCLUDE A MINIMUM STRENGTH OF 4,000 PSI. 4.PRIORTO MOBILIZING OFF OF THE JOB SITE,THE CONTRACTOR SHALL NOTIFY THE ENGINEER/OWNER TO REQUEST A FINAL INSPECTION IN ACCORDANCE WITH SECTION 1050,1.14'FINAL INSPECTION AND ACCEPTANCE' 4.QUALITY CONTROL SHALL BE PERFORMED IN ACCORDANCE WITH SECTION 7010,3.08'QUALITY CONTROL'OF THE STANDARD SPECIFICATIONS. OF THE STANDARD SPECIFICATIONS. 5.THE CONTRACTOR SHALL PROCURE ALL NECESSARY PERMITS AND LICENSES IN ACCORDANCE WITH SECTION 1070,1.03'PERMITS AND LICENSES'OF THE STANDARD SPECIFICATIONS. 5.IN ACCORDANCE WITH SECTION 7010,3.02,K OF THE STANDARD SPECIFICATIONS,THE CONTRACTOR SHALL CLEAN AND SEAL ALL101NT5 BEFORE ANY PORTION OF THE NEWLY CONSTRUCTED PAVEMENT IS OPENED TO THE CONTRACTOR'S EQUIPMENT. 6.THE CONTRACTOR 15 RESPONSIBLE FOR SITE SAFETY AND COMPLYING WITH ALL CURRENT AND FUTURE FEDERAL AND STATE OSHA REQUIREMENTS IN ACCORDANCE WITH SECTION 1070,2.02'CONVENIENCE AND 6.THE CONTRACTOR SHALL OPEN NEWLY CONSTRUCTED PAVEMENT TO TRAFFIC IN ACCORDANCE WITH SECTION 7010,3.06 OF THE STANDARD SPECIFICATIONS.ALL NEWLY CONSTRUCTED PAVEMENT SHALL BE SCRAPPED SAFETY'OF THE STANDARD SPECIFICATIONS. AND SWEPT CLEAN PRIOR TO OPENING TO TRAFFIC. 7.IN ACCORDANCE WITH SECTION 1070,2.08'PROTECTION OF PROPERTY'OF THE STANDARD SPECIFICATIONS,THE CONTRACTOR SHALL CONTINUOUSLY MAINTAIN ADEQUATE PROTECTION OF ALL ITS WORK FROM 7•THE CONTRACTOR SHALL PROTECT PAVEMENT IN ACCORDANCE WITH SECTION 7010,3.05 OF THE STANDARD SPECIFICATIONS AND SHALL NOT USE NEWLY CONSTRUCTED PAVEMENT AS AN AREA OF STOCKPILING DAMAGE AND SHALL PROTECT THE JURISDICTION'S PROPERTY AND ADJACENT PRIVATE PROPERTY FROM INJURY OR LOSS ARISING IN CONNECTION WITH THE WORK.THE CONTRACTOR SHALL REPAIR OR RESTORE ANY MATERIALS. SUCH DAMAGE,INJURY,OR LOSS TO JURISDICTION PROPERTY OR ADJACENT PROPERTY.THE CONTRACTOR SHALL PROTECT TREES AND OTHER PROPERTY NOT MARKED FOR REMOVAL. 8.DROP CURBS SHALL BE CONSTRUCTED AT INTERSECTION FOR PEDESTRIAN RAMPS. 8.THE CONTRACTOR SHALL PRESERVE OR REPLACE ALL PROPERTY MONUMENTS ON THE PROJECT SITE IN ACCORDANCE WITH SECTION 1070,2.09'LAND MONUMENTS'OF THE STANDARD SPECIFICATIONS. 9.PEDESTRIAN RAMPS SHALL INCLUDE"DETECTABLE WARNING"TEXTURE. 9.THE CONTRACTOR IS RESPONSIBLE FOR MAINTAINING SITE CLEANLINESS.UPON REQUEST BY THE ENGINEER/OWNER,THE CONTRACTOR SHALL,AT ITS EXPENSE,CLEANUP AND REMOVE ALL REFUSE AND UNUSED MATERIALS OF ANY KIND RESULTING FROM THE WORK INCLUDING CLEANING AND SWEEPING OF ADJACENT STREETS.UPON FAILURE DO SO WITHIN THREE WORKING DAYS AFTER SUCH REQUEST BY THE 10. ALL UTILITY FIXTURES(WATER VALVE BOXES,MANHOLES,AND STORM SEWER INTAKES)SHALL BESET TO THEIR CORRESPONDING PAVEMENT ELEVATIONS. ENGINEER/OWNER,THE WORK MAYBE DONE BY THE OWNER AND THE COST THEREOF CHARGED TO THE CONTRACTOR AND DEDUCTED FROM ITS FINAL PAYMENT IN ACCORDANCE WITH SECTION 1070,2.15'FINISHING 11. PARKING LOT JOINTING PLAN SHALL BE SUBMITTED BY THE CONTRACTOR TO THE ENGINEER/OWNER FOR REVIEW AT LEAST 7 DAYS PRIOR TO PAVING OPERATIONS.NO KEYWAY JOINTS SHALL BE ALLOWED.ATA AND CLEANUP REQUIREMENTS'OF THE STANDARD SPECIFICATIONS. MINIMUM ALL COLD JOINTS SHALL BE TIED TOGETHER USING A DW JOINT IN ACCORDANCE WITH SECTION 7010 AND DETAIL PV-101. 10. THE CONTRACTOR SHALL SUBMIT TO THE ENGINEER/OWNER FOR APPROVAL A PROGRESS SCHEDULE THAT WILL ENSURE THE COMPLETION Of THE PROJECT WITHIN THE TIME SPECIFIED.IF IT APPEARS THE RATE OF 12, LONGITUDINAL JOINTS SHALL BE TIED TOGETHER USING CONTRACTION JOINT,"L"TYPE SUDAS JOINT. PROGRESS IS SUCH THAT THE CONTRACT WILL NOT BE COMPLETED WITHIN THE TIME ALLOWED,OR IF THE WORK IS NOT BEING EXECUTED INA SATISFACTORY AND WORKMANLIKE MANNER,THE ENGINEER/OWNER 13, CONCRETE JOINTS SHALL HAVE A LENGTH TO WIDTH RATIO NO LARGER THAN 1:1.5.MAXIMUM JOINT SPACING SHALL BE I2'IN ANY DIRECTION.JOINT DEPTH SHALL BE A MINIMUM DEPTH OF 1/3 OF PAVEMENT MAY ORDER THE CONTRACTOR TO TAKE SUCH STEPS AS NECESSARY TO COMPLETE THE WORK AS SPECIFIED IN THE CONTRACT IN ACCORDANCE WITH SECTION 1080,1.03'WORK PROGRESS AND SCHEDULE'OF THE THICKNESS. STANDARD SPECIFICATIONS. 11. NO OUTDOOR LIGHTING SHALL BE INSTALLED UNLESS APPROVED BY THE DEPARTMENT OF PLANNING AND HOUSING.PRIOR TO INSTALLATION OF ANY OUTDOOR LIGHTING FIXTURES,SUFFICIENT INFORMATION AS TRAFFIC CONTROL NOTES: DESCRIBED IN CITY OF AMES CODE SECTION 29.41110(A)OR 10(B)ABOVE SHALL BE SUBMITTED TO THE DEPARTMENT IN ORDER TO DETERMINE COMPLIANCE WITH THE OUTDOOR LIGHTING CODE, 1.TRAFFIC CONTROL LAYOUTS SHOWN ON THESE PLANS ARE GENERAL TRAFFIC CONTROL LAYOUTS FOR INFORMATION ONLY. UTILITY COORDINATION NOTES: 2.THE CONTRACTOR SHALL DEVELOP A TRAFFIC CONTROL PLAN IN ACCORDANCE WITH SECTION 1070,2.06'TRAFFIC CONTROL'Of THE STANDARD SPECIFICATIONS.ANY TRAFFIC CONTROL DEVICES OR SAFETY EQUIPMENT NEEDED TO CONSTRUCT THE PROJECT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR.THE CONTRACTOR SHALL SUBMIT A CONSTRUCTION PHASING AND TRAFFIC CONTROL PLAN WITH PLANNED DETOURS,IF 1.THE CONTRACTOR IS REQUIRED TO UTILIZE THE UTILITY ONE-CALL SERVICE AT(800)292-8989 TO LOCATE EXISTING UNDERGROUND UTILITIES AT LEAST 48 HOURS PRIOR TO EXCAVATING ANYWHERE ON THE PROJECT, APPLICABLE,TO THE ENGINEER FOR APPROVAL BEFORE THE START OF ANY CONSTRUCTION ACTIVITIES. 2.ANTICIPATED UTILITY CONFLICTS HAVE BEEN IDENTIFIED AND EACH RESPECTIVE UTILITY OWNER HAS BEEN INFORMED OF THE POTENTIAL CONFLICTS.THE CONTRACTOR SHALL PROTECT THE EXISTING UTILITIES TO 3.IF NECESSARY,STREETS WILL BE CLOSED IN ACCORDANCE WITH SECTION 1070,2.067RAFFIC CONTROL'OF THE STANDARD SPECIFICATIONS. REMAIN WITHIN THE PROJECT SITE. 3.THE LOCATION OF ALL AERIAL AND UNDERGROUND UTILITIES MAY NOT BE INDICATED ON THESE PLANS.WORK SHALL BE COMPLETED IN ACCORDANCE WITH SECTION 1070,2.07'PROTECTION OF ABOVEGROUND AND 4.PRIOALL R TRAFFIC PLACEMENT CONTROL PLANS MUST BE REVIEWED AND APPROVED BY CITY Of AMES PUBLIC WORKS TRAFFIC DIVISION(DAMION PREGITZER,515-509-5189).COORDINATE WITH CITY Of AMES PUBLIC WORKS TRAFFIC OF TRAFFIC CONTROL DEVICES AND SIGNS FOR EACH STAGE OF THE PROJECT, UNDERGROUND FACILITIES'OF THE STANDARD SPECIFICATIONS.THE CONTRACTOR SHALL NOTIFY THE ENGINEER IMMEDIATELY Of ANY DAMAGE TO EXISTING UTILITIES. PRIO 4.IF A CONFLICT IS DISCOVERED BY THE CONTRACTOR,NOTIFY THE ENGINEER IMMEDIATELY AND COORDINATE WITH OWNER OF UTILITY TO RESOLVE CONFLICT. S.ALL TRAFFIC PLFIC CONTROL DEVICES SHALL BE FURNISHED,ERECTED,MAINTAINED,AND REMOVED BY THE CONTRACTOR. 6.PORTABLE MOUNTINGS FOR WARNING SIGNS MAY BE USED FOR TEMPORARY INSTALLATIONS OF 3 DAYS OR LESS ALL OTHER TRAFFIC CONTROL SHALL BE POST MOUNTED. PROJECT NOTES: 1.THE CONTRACTOR IS RESPONSIBLE FOR PROVIDING CONSTRUCTION STAKING IN ACCORDANCE WITH SECTION 11,010 OF THE STANDARD SPECIFICATIONS AND SHALL COMPLY WITH IOWA CODE 355 AND IOWA 7•THE PROPOSED SIGNAGE MAY BE MODIFIED TO MEET FIELD CONDITIONS,PREVENT OBSTRUCTIONS AND TO ACCOMMODATE CONSTRUCTION SCHEDULING UPON APPROVAL OF THE PROJECT ENGINEER ADMINISTRATIVE CODE SECTION 193C FOR THE REPLACEMENT OF ALL DISTURBED MONUMENTS WITHIN THE PROJECT AREA. 8.ORANGE SAFETY FENCE SHALL BE PLACED ENTIRELY ACROSS THE TRAVELED PORTION OF THE ROADWAY AT ALL LOCATIONS WHERE TYPE III BARRICADES WITH"ROAD CLOSED"SIGNS ARE USED. 2.CONTRACTOR SHALL PROPERLY SECURE PROJECT SITE ATTHE END OF EACH DAY. 9.SIGNAGE MAINTENANCE SHALL BE CONSIDERED INCIDENTALTO TRAFFIC CONTROL AND REQUIRED AS DIRECTED BY THE ENGINEER. 3.CONTRACTOR OPERATIONS CREATING OBJECTIONABLE LEVELS OF NOISE SHALL NOT BEGIN PRIOR TO 7:00 AM AND SHALL END PRIOR TO 7:00 PM. 10. ALL CONSTRUCTION SIGNS SHALL BE DIAMOND GRADE FLUORESCENT ORANGE OR WHITE V.I.P.SHEETING OR EQUIVALENT.(IOWA DOT TYPE VII SHEETING). 4.ALL DISTURBED AREAS SHALL BE SEEDED AND/OR MULCHED(DEPENDING ON DATE)UPON COMPLETION OF GRADING. 11, THE CONTRACTOR SHALL CONTACT THE CITY OF AMES TRAFFIC DIVISION(OAMION PREGITZER,515-509-5189)TO REMOVE ALL PERMANENT STREET SIGNS CONFLICTING WITH PROPOSED IMPROVEMENTS.THE 5.ALL UTILITY SERVICES(SANITARY,WATER,AND SUMP)SHALL BE INSTALLED BY A PLUMBER LICENSED BY THE CITY OF AMES. CONTRACTOR SHALL REMOVE ALL OTHER SIGNS AS DETERMINED BY THE ENGINEER AND THEY SHALL REMAIN THE PROPERTY OF THE RESPECTIVE OWNERS.THIS WORK SHALL BE CONSIDERED INCIDENTAL TO OTHER WORK. 6.ALL UTILITY TRENCHES SHALL BE CAREFULLY BACKFILLED IN 6-IN LIFTS,COMPACTED TO 95%OF MAXIMUM STANDARD PROCTOR DENSITY.DENSITY REPORTS ARE TO BE SUBMITTED TO THE CITY OF AMES WITHIN 7 DAYS 12. AT THE TIME OF INITIAL SETUP OR AT THE TIME OF MAJOR STAGE CHANGES,100 PERCENT OF EACH TYPE OF DEVICE(SIGNS,CONES,TUBULAR MARKERS,DRUMS,BARRICADES,VERTICAL PANELS,CHANGEABLE OF TRENCH DENSITY TESTING.ANY FAILING TEST AREAS SHALL BE RE-EXCAVATED AND RE-TESTED. MESSAGE SIGNS,AND PAVEMENT MARKINGS)SHALL BE CLASSIFIED AS ACCEPTABLE BY THE REQUIREMENT OF THE AMERICAN TRAFFIC SAFETY SERVICES ASSOCIATION(ATSSA),"QUALITY STANDARD FOR WORK ZONE 7.THE CONTRACTOR SHALL LIMIT THEIR ACCESS TO THE PROJECT SITE TO THE STABILIZED ENTRANCE LOCATIONS SHOWN IN THE SWPPP. TRAFFIC CONTROL DEVICES 1992."THROUGHOUT THE DURATION OF THE PROJECT,UNACCEPTABLE DEVICES OR SITUATIONS THAT ARE FOUND ON THE JOBSITE AS DETERMINED BY BEFORE MENTIONED PUBLICATION B.THE CONTRACTOR SHALL NOTIFY THE PUBLIC WORKS DEPARTMENT,THE DEVELOPER,AND BOLTON&MENK,INC.ONE WEEK PRIOR TO THE START OF ANY CONSTRUCTION. SHALL BE REPLACED OR THE SITUATION CORRECTED WITHIN 12 HOURS OF INITIAL NOTIFICATIONS BY THE ENGINEER. 9.ANY TREES AND CROPS SHALL BE REMOVED ONLY BY APPROVAL OF THE ENGINEER/OWNER. 13. AT EACH SIDEWALK CLOSURE LOCATION PLACE TYPE 11 BARRICADES WITH"SIDEWALK CLOSED"SIGNS AT EACH CLOSURE END AND PLACE"SIDEWALK CLOSED AHEAD"SIGNS ALONG THE SIDEWALK AT NEAREST STREET INTERSECTIONS ON EACH SIDE OF THE CLOSURE LOCATION IN ACCORDANCE WITH THE MUTCD. GRADING NOTES: STORM WATER POLLUTION PREVENTION PLAN NOTES: 1.ALL GRADING OPERATIONS SHALL BE COMPLETED IN ACCORDANCE WITH DIVISION 2 OF THE SPECIFICATIONS 1.CONTRACTOR SHALL FOLLOW ALL REQUIREMENTS OF IDNR NPDES GENERAL PERMITS 112. 2.THE PROPOSED CONTOURS ARE SHOWN ARE TO FINISH GROUND/TOP OF PAVEMENT. 2.CONTRACTOR SHALL MINIMIZE THE AMOUNT OF SOIL EXPOSED DURING CONSTRUCTION ACTIVITY 3.AREAS OUTSIDE THE RIGHT-OF-WAY SHALL BE FINAL GRADED TO WITHIN 0.2'OF PLAN GRADE.AREAS WITHIN THE RIGHT-OF-WAY SHALL BE FINAL GRADED TO WITHIN 0.1'Of PLAN GRADE. 3.STABILIZATION OF DISTURBED AREAS MUST,AT A MINIMUM,BE INITIATED IMMEDIATELY WHENEVER ANY CLEARING,GRADING,EXCAVATING OR OTHER EARTH DISTURBING ACTIVITIES HAVE PERMANENTLY CEASED ON ANY PORTION OF THE SITE OR TEMPORARILY CEASED ON ANY PORTION OF THE SITE AND WILL NOT RESUME FOR A PERIOD EXCEEDING 14 CALENDAR DAYS.IN DROUGHT-STRICKEN AREAS AND AREAS THAT HAVE 4.ALL TOPSOIL STRIPPED SHALL BE RESPREAD ON LOT(S). RECENTLY RECEIVED SUCH HIGH AMOUNTS OF RAIN THAT SEEDING WITH FIELD EQUIPMENT IS IMPOSSIBLE AND INITIATING VEGETATIVE STABILIZATION IMMEDIATELY IS INFEASIBLE,ALTERNATIVE STABILIZATION 5.TOPSOIL AND/OR OTHER UNSUITABLE MATERIAL WITHIN THE PAVEMENT BOX SHALL BE REMOVED. MEASURES MUST BE EMPLOYED AS SPECIFIED BY THE DEPARTMENT. IN LIMITED CIRCUMSTANCES,STABILIZATION MAY NOT BE REQUIRED IF THE INTENDED FUNCTION OF A SPECIFIC AREA OF THE SITE NECESSITATES 6.THE CONTRACTOR SHALL SHAPE GRADED AREAS TO MAINTAIN SURFACE DRAINAGE AT ALL TIMES. THAT IT REMAIN DISTURBED. 4.MINIMIZE THE DISCHARGE OF POLLUTANTS FROM EQUIPMENT AND VEHICLE WASHING,WHEEL WASH WATER AND OTHER WASH WATERS.WASH WATERS MUST BE TREATED INA SEDIMENT BASIN OR ALTERNATIVE 7.DEWATERING(IF NECESSARY)IS CONTRACTOR'S RESPONSIBILITY AND SHALL BE CONSIDERED INCIDENTAL. CONTROL THAT PROVIDES EQUIVALENT OR BETTER TREATMENT PRIOR TO DISCHARGE. 8.CONTRACTOR SHALL MINIMIZE COMPACTION OF TOPSOIL TO THE EXTENT PRACTICABLE. 5. MINIMIZE THE EXPOSURE OF BUILDING MATERIALS,BUILDING PRODUCTS,CONSTRUCTION WASTES,TRASH,LANDSCAPE MATERIALS,FERTILIZERS,PESTICIDES,HERBICIDES,DETERGENTS,SANITARY WASTE AND OTHER MATERIALS PRESENT ON THE SITE TO PRECIPITATION AND STORM WATER. MINIMIZATION OF EXPOSURE IS NOT REQUIRED IN CASES WHERE THE EXPOSURE TO PRECIPITATION AND TO STORM WATER WILL NOT RESULT SANITARY SEWER NOTES: IN A DISCHARGE OF POLLUTANTS,OR WHERE EXPOSURE OF A SPECIFIC MATERIAL OR PRODUCT POSES LITTLE RISK OF STORM WATER CONTAMINATION(SUCH AS FINAL PRODUCTS AND MATERIALS INTENDED FOR OUTDOOR USE) 1.SANITARY SEWER INSTALLATION SHALL BE COMPLETED IN ACCORDANCE WITH DIVISIONS 3,4,AND 6 OF THE SPECIFICATIONS 6. MINIMIZE THE DISCHARGE OF POLLUTANTS FROM SPILLS AND LEAKS AND IMPLEMENT CHEMICAL SPILL AND LEAK PREVENTION AND RESPONSE PROCEDURES. 2.PRIOR TO INSTALLING PIPE,THE CONTRACTOR SHALL PLUG THE DOWNSTREAM CONNECTION POINTS AND LEAVE PLUGGED UNTIL NEW SEWER PIPE AND MANHOLE CASTINGS ARE IN PLACE.ALL WATER SHALL BE PUMPED OUT AND THE SEWER SHALL BE CLEAN BEFORE REMOVING PLUG. 7.CONCRETE WASHOUTS SHALL BE PROVIDED ON SITE. 3.SANITARY SEWER BEDDING SHALL BE CLASS F-3 BEDDING UNLESS OTHERWISE SPECIFIED. 8.QUALIFIED PERSONNEL SHALL INSPECT DISTURBED AREAS OF THE CONSTRUCTION SITE THAT HAVE NOT BEEN STABILIZED WITH A PERENNIAL,VEGETATIVE COVER OF SUFFICIENT DENSITY TO PRECLUDE EROSION AT LEAST ONCE EVERY SEVEN CALENDAR DAYS.UNLESS EROSION IS EVIDENT OR OTHER CONDITIONS WARRANTTHEM,REGULAR INSPECTIONS ARE NOT REQUIRED ON AREAS THAT HAVE BEEN STABILIZED WITH A PERENNIAL,VEGETATIVE COVER OF SUFFICIENT DENSITY TO PRECLUDE EROSION. WATER MAIN NOTES: 9.DISTURBED AREAS AND AREAS USED FOR STORAGE OF MATERIALS THAT ARE EXPOSED TO PRECIPITATION SHALL BE INSPECTED FOR EVIDENCE OF,OR THE POTENTIAL FOR,POLLUTANTS ENTERING THE DRAINAGE 1.WATER MAIN INSTALLATION SHALL BE COMPLETED IN ACCORDANCE WITH DIVISIONS 3 AND 5 OF THE SPECIFICATIONS. SYSTEM. 2.WATER VALVE BOXES SHALL BE CAST IRON IN ACCORDANCE WITH SECTION 5020 OF THE SPECIFICATIONS,OR"TRENCH ADAPTOR"WITH CAST IRON TOP SECTION.AN EXTENSION SHAFT SHALL BE FURNISHED THAT 10. EROSION AND SEDIMENT CONTROL MEASURES IDENTIFIED IN THE PLAN SHALL BE OBSERVED TO ENSURE THAT THEY ARE OPERATING CORRECTLY.WHERE DISCHARGE LOCATIONS OR POINTS ARE ACCESSIBLE,THEY POSITIONS THE VALVE OPERATING NUT WITHIN 2 FEET OF PROPOSED GRADE. SHALL BE INSPECTED TO ASCERTAIN WHETHER EROSION CONTROL MEASURES ARE EFFECTIVE IN PREVENTING SIGNIFICANT IMPACTS TO RECEIVING WATERS.LOCATIONS WHERE VEHICLES ENTER OR EXIT THE SITE 3.WATER MAIN VALVES SHALL BE OPERATED BY CITY OF AMES PERSONNEL ONLY. SHALL BE INSPECTED FOR EVIDENCE OF OFFSITE SEDIMENT TRACKING. a 11. BASED ON THE RESULTS OF THE INSPECTION,POLLUTION PREVENTION MEASURES IDENTIFIED IN THE PLANS SHALL BE REVISED AT THE CONSTRUCTION SITE AS APPROPRIATE AS SOON AS PRACTICABLE AFTER THE 4.CRITICAL CROSSINGS SHALL CONFORM TO CITY OF AMES SUPPLEMENTAL SPECIFICATIONS. INSPECTION AND TO THE PLAN AS SOON AS PRACTICABLE AFTER THE INSPECTION BUT IN NO CASE MORE THAN 7 CALENDAR DAYS FOLLOWING THE INSPECTION. IF THE PERMITTEE DETERMINES THAT MAKING THESE S.FIRE AND DOMESTIC SERVICE BID ITEMS SHALL INCLUDE ALL FITTING AND VALVES REQUIRED TO CONNECT TO THE MAIN AND THE BUILDING. CHANGES AT THE CONSTRUCTION SITE OR TO THE PLANLESS THAN 72 HOURS AFTER THE INSPECTION IS IMPRACTICABLE,THE PERMITTEE SHALL DOCUMENT IN THE PLAN WHY IT IS IMPRACTICABLE AND INDICATE AN ESTIMATED DATE BY WHICH THE CHANGES WILL BE MADE. 12. A REPORT SUMMARIZING THE SCOPE OF THE INSPECTION,NAME(S)AND QUALIFICATIONS OF PERSONNEL MAKING THE INSPECTION,THE DATE(S)OF THE INSPECTION,MAJOR OBSERVATIONS RELATING TO THE IMPLEMENTATION OF THE STORM WATER POLLUTION PREVENTION PLAN,AND ACTIONS TAKEN SHALL BE MADE AND RETAINED AS PART OF THE STORM WATER POLLUTION PREVENTION PLAN FOR AT LEAST THREE 8 YEARS AFTER FINAL STABILIZATION HAS BEEN ACHIEVED AND A NOTICE OF DISCONTINUATION HAS BEEN SUBMITTED TO THE DEPARTMENT. 13. EROSION CONTROL MEASURES SHOWN ON THE PLAN ARE THE MINIMUM REQUIRED TO BE INSTALLED.ADDITIONAL MEASURES MAYBE REQUIRED TO PROTECT/STABILIZE THE SITE.ADDITIONAL CONTROLS MAY - INCLUDE,BUT ARE NOT LIMITED TO SILT FENCE,COMPOST BLANKETS,FILTER SOCKS,RIPRAP,FLOW TRANSITION MAPS,ETC.ANY ADDITIONAL CONTROL MEASURE REQUIRED SHALL BE INSTALLED BY THE CONTRACTOR <� AT NO ADDITIONAL COSTS TO THE OWNER. r n ®�T®N 1519 8ALIOWA 5 DRIVE "DEM H U NZIKER SHEET a Phon10 eS�(501YSJj 23306100 1­DEM OAKLAND--HYLAND Cj 2.01 & MENK Email:Ames@bolton-menk.com GAB �E v .bolton-menk.com MF��� GENERAL NOTES DA1.177174 5"PCC SIDEWALK ESTIMATE®PROJECT QUANTITIES AS BUILT 1 5' 1' ITEM NO. ITEM CODE ITEM UNIT QUANT QUANT. 1 2010-108-C-0 CLEARING AND GRUBBING LS 1 1.5% 2 2010-108-D-1 TOPSOIL,ON-SITE CY 314 3 2010-108-E-0 EXCAVATION,CLASS 13 CY 378 7771 4 2010-108-G-0 SUBGRADE PREPARATION SY 725 5 2010-108-1-0 SUBBASE SY 725 6 4010-108-E-0 SANITARY SEWER SERVICE STUB LF 76 7 5010-108-E-1 WATER SERVICE PIPE LF 86 6"SUBGRADE PREP 8 5020-108-B-0 TAPPING VALVE ASSEMBLY EA 2 (INCIDENTAL TO SIDEWALK) 9 7010-108-A-0 PAVEMENT,PCC,61NCH SY 664 1 SIDEWALK TYPICAL SECTION 10 7010-108-E-0 CURB AND GUTTER LF 14 G2.02 11 7030-108-A-0 REMOVAL OF SIDEWALK SY 53 NOT TO SCALE 12 7030-108-A-0 REMOVAL OF DRIVEWAY,PCC SY 10 13 7030-108-A-0 REMOVAL OF DRIVEWAY,GRAVEL SY 875 BUILDING B WITH COVERED PARKING 14 7030-108-B-0 REMOVAL OF CURB LF 70 15 7030-108-E-0 SIDEWALK,PCC,5 INCH SY 127 16 7030-108-E-0 SIDEWALK,PCC,6 INCH SY 10 17 7030-108-G-0 DETECTABLE WARNING SF 20 18 7040-108-1-0 CURB AND GUTTER REMOVAL LF 68 19 8020-108-8-0 PAINTED PAVEMENT MARKINGS,SOLVENT/WATERBORNE STA 4.5 19, 24' —5' 20 8020-108-G-0 PAINTED SYMBOLS AND LEGENDS EA 1 21 8030-108-A-0 TEMPORARY TRAFFIC CONTROL LS 1 6"PCC 22 9010-108-A-0 CONVENTIONAL SEEDING,SEEDING,FERTILIZING,AND MULCHING AC 0.18 23 9040-108-N-1 SILT FENCE LF 570 1.5% 2.0% VARIES 24 9040-108-0-1 STABILIZED CONSTRUCTION ENTRANCE SY 122 25 9070-108-A-0 MODULAR BLOCK RETAINING WALL SF 60 26 9080-108-A-0 CONCRETE STEPS SF 30 PROPERTY LINE 27 11010-108-A-1 CONSTRUCTION SURVEY LS 1 28 11020-108-A-1 MOBILIZATION LS 1 - 29 11050-108-A-0 CONCRETE WASHOUT LS 1 30 12020-108-X-1 REMOVAL OF RETAINING WALL LF 58 31 z DRIVEWAY/ALLEY TYPICAL SECTION 6"SUBGRADE PREP G2.02 SITE DATA NOT TO SCALE 4"SUBBASE TOTAL LOT AREA 16,066 SF 0.37 ACRES DISTURBED AREA 16,066 SF 0.37 ACRES PERVIOUS AREA 8,485 SF 0.19 ACRES IMPERVOUS DATA BUILDING(S)SIZE 4,152SF 0.10ACRES 4'MAX PAVEMENTAREArE-Q. AC SLITS 4,333 SF 0.10 ACRES "� ACE(STAGGERPOS17EFACEJ 1'X6'BOARD TOTAL IMPERVIOUS AREA 7,5815E 0.17 ACRES 4"X4'P.T. PERCENTAGES T COAfT 2X6'P.T VeOWPOST IMPERVIOUS 47% :o '° I ( �DZ RAIL fO i 8 PERVIOUS 53% BE/WF.ENPOSTS TOTAL 100% o, TIE DOWN TO PARKING CONCRETE'MO ®GALVANIZED POST BUILDING SIZE 4,152 SF SLABBRACKETS(TYP.)OR APARTMENT RESIDENTIAL TRASH ENCLOSURE ELEVA T/ON'"CONCRETE FOOTING PRINCIPAL USE (3)2 BEDROOM,(3)1 (NOT TO SCALE) BEDROOM TYP.SPACING EQ. 6' 4' 6' EQ. TIP.SPACING REQUIRED PARKING STALLS 12 STALLS REQUIRED HANDICAP STALLS 1 STALL(5) t 11kY)H/NGEDDOORS WfMCENTERLATCH PARKING STALLS PROVIDED 12 1'X 6'BOARD a 7 HANDICAP STALLS PROVIDED 1 2'X6'RAIL WITH HEAVYDUTYHANGER 2'X6'P.T.RAIL SECURED TO POST(TYP.) 4'X4'P.T.POST NOTE:OTHER ENCLOSURES MAY BE APPROVED BY OWNER. TRASH ENCLOSURE TOP VIEW (NOT TO SCALE) DUMPSTER ENCLOSURE DETAIL G2.02 NOT TO SCALE «N ®LI®� 15MES,IIMORED10 �DEM HUNZIKER SHEET AMES,IOWA 50010 wN DEM OAKLAND--HYLAND (` o Phone:(515)233-6100 G 2.02 ' Emai Ames@bolton-menk.com■K' l:Ames bolton-menk.com M E N K v .bolton-menk.com ,m, 0 QUANTITIES ��DAL 177124 � � I I -- -- -�-- ,I - r�---il -I - -- -- - - - — -- -- - -- -- -- - — - � I I I � t I I / I I ' I ' I I Nl - -. I I t ' I I I I i z l i 'a I M l ' BLDG A i 5 I = l � I I I I t I , I I , I I - I I OAKLAND STREET �a `zg a� l : rv� 1519 BA ORE DRIVE +F�DEM HUNZIKER SHEET s 0 10 20 AMES,IOWA 50010 BO LTO N DEM OAKLAND--HYLAND m3 HORZ. & M E N K Phone:(515)233-6100 ca SCALE FEET Email:Ames@bolton-menk.com �u GAB C 1.01 www.bolton-menk.com OVERALL SITE LAYOUT ��OA1.127124 � � I I i /. I Il i i I \\\ / I I �-I GRAVEL REMOVAL , { REMOVE EXISTING RETAINING WALL 1 I - - 77 , ! w a , J LEGEND: j. \ /J \ } q, 77 GRAVEL REMOVAL F. PAVEMENT REMOVAL \ r DRIVEWAY REMOVAL d SIDEWALK REMOVAL - �_ --.—� -. .®®�. ASPHALT/CONCRETE SAW CUT 7 -- - - - - -. -REMOVE CURB �•�•�•�• PIPE REMOVAL a OAKLAND STREET ury _ SIGN REMOVAL aQ UTILITY STRUCTURE REMOVAL 1519BALTIMOREDRIVE —'DEM x« oa.E HUNZIKER SHEET 0 10 20 BO LTO N AMES,IOWA 50610 w DEM OAKLAND -HYLAND C2.01 ^ o HERZ. Phone:)515)233-6100 « C2.O 1 SCALE FEET & M E N K Email:Ames@bolton-menk.com i eo GAB www.bolton-menk.com EXISTING CONDITIONS&REMOVALS Q9 m�D41.127124 / , I I FLOODWAY / 9' ��119' I / u /. m ) /I l u1 ) \\ / J I I / 6 SETBACK 5' i / f 1 — — O / XISTINGI EASEMENT —� FLOODWAY FRINGE j 15 ,i =I I I 500 YEAR I I l � FLOOD ,I I t L t 1 I I t j 1. t j I u r�l En t 5'1'„ 4_ 9 �—30'-2'RETAINING WALL— 4 I I 3 t ro 73.18' I cq I f > 1 T T a I z g - I 9' 1 BLDG A I �, Tf I = B'SETBACK I 5' ti 21'I T � °p 19' �—25'SETBACK i-►.� fi9 ' 19' I '. I u in 5' ry w �n L --- 24 67' r — 6.18' vi _ In - iZ F I- 56.11' g r zn OAKLAND STREET as v� 0 su DEM aE " HUNZIKER SHEET 0 10 20 1 AMES,IOWA519 R50010 DRIVE o_ HORZ. BOLT ON Phone:(515)233-b100 ` DEM OAKLAND--HYLAND SCALE FEET Email:Ames@bolton-menk.com ��GAB �� O — & M E N K www.bolton-menk.com MP GEOMETRICS PLAN OA3.127124 i 7-7 y' r t I I I � 911 � I �V I i \!J g15 6 r------ 9?4 y w f BLDGA �i g y I i x �.y 41 y 41 \its"'"--•� .. y \L y \L i y y 927' ,L y, y y 7 y y{ .L I •,� �_� y y y qL 41 — — — — — _ , � I J, / J, 4, y - -�L _J, y y y J< y i W ♦ y � � ���W y .. ,' EROSION CONTROL LEGEND SILT FENCE - < n — _ N INLET PROTECTION v r EXISTING/PROPOSED OAKLAND STREET DRAINAGE FLOW Nv CONCRETE WASHOUT + + + + + SEED(TYPE 1) a� ° °DEM HUNZIKER 1519 BALTIMORE DRIVE SHEET 0 10 20 AMES,IOWA 50010 �e I LT DEM OAKLAND--HYLAND HORZ. ■' Phone:(515)233-6100 c SCALE FEET �L Email:Ames@bolton-menk.com °�0 GAB �� O „ v .bolton-menk.com EROSION CONTROL PLAN �E0A1.127124 � , I DIRT CALCULATION: CUT:210.39 CY FILL+15%:378.08 CY NET:167.69 CY(FILL) // 1 FLOODWAY / J DO NOT DISTURB 918 / w _ gypg �g1 92 I i I / 2' k O - / / o"� I t I to t I / \ v q /�/ f •5 1.50% 2.00%t 2.00% g� j t -923 I I g0 .1 0 1.50% gtiA y A 9 2 -�. S 2.00% i 2.00% ��g2 A FOB ;;' A� �p /� j 1.00% °� 5 1,50% i j �J 9�/ y�------ .7f �� I / 7 gT 9�p s 9�v 924 .-'• 1. 0% g�1�.50% I gti I.O�% u1 T� I m / a - _ g� ,` j oitip u�i• _ (�" 'rl g p1p s`�9 i� 924.751, F9�, 4. 2:00% I 0,44% 1.i5'�96 '1 _ BLDG A ry"A �I 32 6 X FEE=927.50 .-� �p� I g �� ,'gry9Z5.12$ I S .49 \ p� �'tb o p� /5�9� 925.35 925 5 1 g a4 5:926.91 �r 9 5 - I S 926,91 ut "I. j o 6.15% o o + 91 N 925.80 Q.00% I 2.00% 925 80 :: __0.00% 3.14% 0 26.5 kq o I ��� to - - - - - - - 92 OQ 1 p 8� 3.14% g by y 8l 925.72 : 925 96 _ A 92$10 - o' gti : I 925-.53- - x 925.12 - 926.00 1s gtO- �yi yyA 2663 92543 926.04 vo' S1 927.47 s26 ��r4 3.95%3.95% 927.34 = _ 9�p�4 g�S ��67I 0� -------J OAKLAND STREET a FN BOLTON 1AMES,IIOWA5010 OEM HUNZIKER SHEET 0 SO 20 AMES,IOWA 50010 �; HORZ. Phone:(515)233-6100 OAKLAND--HYLAND SCALE FEET & M E N K Email:Ames@bolton-menk.com GAB �� O vnvw.bol[on-menk.cam GRADING PLAN QD �EOA1.127124 I _ / I � I I. I i I I I i \ r I I 1 I I I � I I I 45 LF SANITARY SERVICE I { 1 > a > f 31 LF SANITARY SERVICE I I I I BLDG A I _ t i i I r _ I I 54 LF WATER SERVICE -------------- i 32 LF WATER SERVICE � � I TAPPING VALVE AND SLEEVE --- - - --- - ---- - - -- - -._ -- TAPPING VALVE AND SLEEVE - - - - OAKLAND STREET '...... a e o BOLTON 15MES,IIMOREDRIVE DDEM orn �v HUNZIKER SHEET 0 10 20 AMES,IOWA 50010 --" DEM OAKLAND--HYLAND C6.01 ,a o HORZ. 8c M E N K Phone:@boo n-men0 E SCALE FEET Email:Ames@bolton-menk.com GAB -.bolton-menk.com UTILITY SERVICE PLAN mEOA1.127124 ':, / \ I I i S=1.5% 11 5=1.3% 0000J L=6.0' --- - 00.0 00000C -- - - rye. tiry 0/ 5"PCC ' m0o0 S=3.6% 5=1.5% I i °00 6"PCC L=6.1' o°o O°O°O° o°o°o 0 0 e 6"PCC 0°0 0 60 L=5.0' L= o 1", yes o0 00 '^ 5"PCC Ati 9d 0000 _ 0 0 926.04 '0 —2.0' s� L=5.0' \ s1v sl 1 OAKLAND STREET F s z� �s Y^ BOLTON 15MES,IIMOREDRIVE she"DEM HUNZIKER SHEET D 3 6 AMES,IOWA 50010 OEM OAKLAND--HYLAND C7.01 ~ HORZ. Phone:(111)233-6100 & M ENK SCALE FEET Emai6o�onlmenk.comcom "GAB SIDEWALK PLAN OA1.127124 MASTER PLANT SCHEDULE I ' i / ^ -- ---L---- — I n Qty. Sym. SclentificName Common Name Unit Size ---------- UA Spacing Mature Size/Notes 1- 1-AG / GENERAL NOTES: LANDSCAPE PLANTING I OVERSTORY TREES I I rY' 2 QB Querns bicolor SWAMP WHITE OAK EA 2"Cal. see Ian 5060'H.50.60'W / ^ 3-TH L 2 G7 Gledtsia ln-anthos'SKYUNE' SKYUNEHONEY LOCUST EA Z'Cal. see Ian 6-80'H,60-80'W 4-TO-——��_ 1. MASTER PLANT SCHEDULE:ALL TREES,SHRUBS,AND ORNAMENTAL GRASSES ARE LISTED IN THE MASTER I I 2 UA Ulmus americana'Princetun' 1PRINCETON ELM EA 2"Cal. Isee plan 65'H,3D-50'W I d PLANT SCHEDULE. IF THERE IS A CONFLICT BETWEEN THE QUANTITIES SHOWN ON THE DRAWINGS AND THE 6 ITOTALI I I I I I n UNDERSTORY TREES I / I QUANTITIES SHOWN IN THE PLANT SCHEDULE,THE PLAN QUANTITIES SHALL PREVAIL. _ _ I_ n ^ 2 AG Amelanchier x grandifiom'Autu mn Brill is a AUTUMN BRI LLIAN CE 5 ERVICEBERRY JEA I L5"Cal. Isee Plan Single-stem I 1 _ I2 SR SyringareticuIata'Ivory5iIk' IVORY SILK JAPANESE TREE LILAC EA L5"Cal. see plan I / 1 - - /r j/ I 1 2. PLANTING LAYOUT:STAKE ALL TREE LOCATIONS AND A TYPICAL SHRUB/ORNAMENTAL GRASS BED LAYOUT a TOTAL E • EE EE --'J E E E I E E—E 1 E AND OBTAIN APPROVAL OF THE OWNER'S REPRESENTATIVE PRIOR TO PLANTING. ^ SHRUBS - -. d" 1 n I14 AM Araniamelanocarpa'ProfessorEd' DWARF BLACKCHOKEBERRY EA .Cons. see lan34'H,34'W I -= 1 I 1-SR 3. SHRUB/ORNAMENTAL GRASS GROUPINGS SHALL BE PLANTED AND MULCHED IN ONE CONTINUOUSLY I 30 VD Viburnum dentatum'Christom' BLUE MUFFIN VIBURNUM EA #3Com. see plan 3-5'H,34'W i I MULCHED BED.ALL OVERSTORYTREES SHALL BE MULCHED TO 18INCHES FROM TRUNK(3'DIA.RING) IN ALL �/ I IS TM Taxus x media'Densiformis' DENSE YEW EA g3Cont. see Ian 34'H,5 6'W I 4 TH DIRECTIONS AND TO A DEPTH OF 3"UNLESS OTHERWISE NOTED. Y I ^ n 12 TH Taxus x media'Hicksii' HICKSYEW EA 4'H see Ian 10.12'H,34'W I n I13 TO Thu'a oaidentalis'BAIUGHN' TECHNITO ARBORVITAE EA 4'H see lan 8-30'H,4-5'W i — — _ I / I 4. CONTRACTOR TO PROVIDE AMENDED SOIL MIX FOR INCORPORATION INTO BACKFILL OF ALL ORNAMENTAL 64 TOTAL I I GRASS,SHRUB AND TREE AREAS,AND ALL AREAS LABELED"LANDSCAPE AREA".THIS AMENDED SOIL MIX ORNAMENTAL GRASSES i I SHALL CONSIST OF 5%ORGANIC MATTER INCORPORATED INTO THE TOP 81NCHES OF PLANTING AREAS ^n 20 KF Calamagrostisxaatifolia'Kad Fcerster' FEATHER REED GRASS EA ql Cont. see Ian 3-5'H,LS25'W I 31 SO Srhizachyrium sco arium'standingOvation' STANDING OVATION LITTLE BLUES7EM qA1 lCont. see plan 3-4'H,i.S'W I I I AROUND ALL ORNAMENTAL GRASSES,SHRUBS AND TREES.AMENDED SOIL MIX SHOULD INCORPORATE SOIL 21 SH 5 robolus heterole is PRAIRIEDROPSEED Cont. see Ian 2-3'H,2-3'W I I FROM THE SITE AS WELL AS AN ORGANIC COMPOST,BUT MAY ALSO USE EXISTING SOIL IF ORGANIC CONTENT I 72 TOTAL I I j MEETS THE 5%MINIMUM REQUIREMENT.CONTRACTOR TO PROVIDE CERTIFICATION OF ORGANIC MATTER n ' I I 1-AG CONTENT OF EXISTING SOIL AND/OR COMPOST AND EXISTING SOIL BLEND PRIOR TO INCORPORATING n 'II I I J MATERIAL AROUND ORNAMENTAL GRASSES,SHRUBS AND TREES. I LANDSCAPE REQUIREMENTS I 4-TO ' S. PREPARING SPADE-CUT EDGE AND PLACING AMENDED SOIL AND SHREDDED HARDWOOD MULCH SHALL BE I n^ INCIDENTAL TO THE PLANTING BID ITEMS AND SHALL BE INSTALLED AS PER SPECIFICATIONS.ALL MULCH RESIDENTIAL 'I I I I SHALL BE SHREDDED HARDWOOD MULCH. FRONT YARD LANDSCAPE(249 LF): --- / / II I I 6. ALL AREAS NOT CALLED OUT AS PLANTING BEDS TO RECEIVE SUDAS TYPE 1 PERMANENT LAWN SEEDING WITH I 1/50 LF FOR OVERSTORY TREES,12/50 LF FOR SHRUBS HYDROMULCH COVER,UNLESS OTHERWISE SPECIFIED.SEEDING,FERTILIZING AND STABILIZATION TO BE ' I T / I I PERFORMED PER SUDAS SPECIFICATIONS. (3:1 ORNAMENTAL GRASS REPLACEMENT RATIO) I t 1-SR ^ REQUIRED TREES:(249 LF/50)=5 �A� f / 'i I 5-Thl PROVIDED: 5 OVERSTORY TREES ---J I ' I I ( • I _ I REQUIRED SHRUBS:249/50=5*12=60 i I i n ' i PROVIDED: 36 SHRUBS,72 GRASSES(24 SHRUBS ACCOUNTED FOR BY Ti-�I 72 GRASSES AT 3:1 RATIO) LANDSCAPE AREA AT PARKING(2,992 SF): LANDSCAPE AREA REQUIRED:(10%OF TOTAL PARKING LOT)(2,992* 1 '- > > I Io�o 0 1-GT r 0.1)=299.2 SF 1 PROVIDED:300 SF I 1 TREES REQUIRED:=(299.2/200)=1.5(RND to 2 OVERSTORY TREES) III `5-TO — — — — — — — — _ _ _ _ _ _ — _ — PROVIDED:=1 OVERSTORY TREE&1 UNDERSTORY TREE(DUE TO V I '' 3-TM OVERHEAD ELECTRICAL LINES) v p I w I I I I SCREENING FOR I WALL-MOUNTED I ❑ PARKING LOT SCREENING(122 LF): / I 1 ; -- METERS I I Z 6'HEIGHT SHRUBS,1/50 LF OVERSTORY TREES /` I I 6-5o BLDGA 1 I T REQUIRED:3 OVERSTORY TREES,SHRUBS 6'HEIGHT 10-KF 10-KF I 3-SO I T _ _ I PROVIDED:3 UNDERSTORY TREES(DUE TO OVERHEAD ELECTRICAL I _ _ _ _ — 2—VD 7 SO 2-VD I I I II LINES),SHRUBS 6'HEIGHT ,. ;� I i I I 2-AM 2-VD I r 5-SO 5-SO I i I 2-AM I r I l 5-SO LANDSCAPE AREA(TYP.)SEE GENERAL 4-VD PLANTING NOTES I ' 6-AM 1-UA I1 i� 1-QB I { 6-SH 9-SH - 6-SH • / 1 s I o oI__o-- s l�1 d o a 1-QB i— -12-TM 4-AM i--i a -1-GT _ OAKLAND STREET 4� > >�I>_> > > �_4 Y^ BOLTON 15190ALTIMORE DRIVE " DEM HUNZIKER SHEET 0 10 20 AMES,IOWA 50010 sg HORZ. Phone:(515)233-6100DEM OAKLAND--HYLAND SCALE FEET Email:Ames@bolton-menk.com L•01 & M E N KEAB viww.bol[an-menk.cam PLANTING PLAN - OA1.127124 DO NOT CUT LEADER NYLON STRAP GUY ASSEMBLY �\ly STEEL POST NOTCHED OR DRILLED FOR GUY WIRE. I \ �. USE 3 GUY ASSEMBLIES FOR EVERGREENS � o w a m 4"TREE TAPE ON PROVIDE 3"DEEP SAUCER AT EACH SHRUB DECIDUOUS TREES 3"DEPTH MULCH AS SPECIFIED,KEEP 3"MULCH DEPTH,PULL BACK MULCH CLEAR RUNK 4"FROM TREE TRUNK AMENDED SOIL PER GENERAL LANDSCAPE NOTES q SOIL BACKFILL PER GENERAL LANDSCAPE NOTES / REMOVE TOP 1/3 OF WIRE BASKET AFTER TREE IS IN THE PIT. A REMOVE TWINE,&PULL BURLAP — FROM TREE TRUNK -NOTE:SET TOP OF ROOT BALL O.C.SPACING PER PLANS 1"TO 2"ABOVE SURROUNDING 2x ROOT BALL DIAMETER FINISH GRADE TREE PLANTING DETAIL TYPICAL SECTION:SHRUB/PERENNIAL BED PLANTING SCALE:N.T.S. SCALE:N.T.S. r �j SHRUB/PERENNIAL BED MULCH,AS SPEC-D. 1'-0" q DO NOT BURY PLANTS 1 ADJACENT LANDSCAPE,PER PLANS �-y SHREDDED HARDWOOD MULCH, 3"DEPTH ,',�,� �, � _ - HAND DUG TRENCH AT WALK EDGE NOTES: G: SPADE-CUT EDGE SPADE DUG EDGE TO BE INCIDENTAL TO PLANT - AMENDED PLANTING SOIL PER FILLED WITH MULCH MATERIAL COST AND SHALL BE USED ON ALL GENERAL LANDSCAPE NOTES LANDSCAPE BEDS UNLESS OTHERWISE NOTED ON 6" PLANS DEPTH AS SPECIFIED 3 TYPICAL SECTION:SPADED EDGE �1 PLANTING EDGE AT EXISTING CONC.WALK 4 SCALE:N.T.S. SCALE:N.T.S. E 09 a� r� ry ■BO 1519BALTIMOREDRIVE YEOOEM HUMMER SHEET L AMES,IOWA 50610 OEM 11:Ames@bolton-mennk L.O k.com GAB OAKLAND--HYIAND E-. M E N K vnvw.bolton-menk.cam ... PLANTING DETAILS OA1.127124