HomeMy WebLinkAboutA031 - Alternative Landscaping Plan for 329 SE 5th StreetITEM #:25
DATE:03-25-25
DEPT:P&H
SUBJECT:MAJOR SITE DEVELOPMENT PLAN ALTERNATIVE LANDSCAPING PLAN
FOR 329 SE 5TH STREET
COUNCIL ACTION FORM
BACKGROUND:
Furniture Mart USA, Inc. owns property located at 329 SE 5th Street and is requesting approval
of an Alternative Landscaping Plan with a Major Site Development Plan for a proposed new
95,472 square foot retail furniture store. The total site area is 4.68 acres (See Attachment A-
Location Map). All commercial development within the City is subject to landscape standards of
Article IV of the Zoning Ordinance related to front yard landscaping and parking lot landscaping.
The site is zoned Highway-oriented Commercial (HOC) and located partially within the 100-year
Floodway Fringe. City Council's scope of review is limited to the landscape plan elements of the
project.
Alternative Landscape Design approvals are allowed under Sec. 29.403.3(J) when prepared by a
licensed Landscape Architect, as part of a Major Site Development Plan. The proposed plan must
be found to address the purposes of the ordinance for landscaping and provide for a unique or
high-quality landscape environment. The intent is to allow flexibility in creating desirable landscape
treatments in response to either design constraints or to allow for specific desirable features that are not
accounted for in the base landscape standards. The applicant believes the proposed design
emphasizes their storefront and provides a great degree of diversity and visual interest with its
proposed plantings and layout and meets the intent of the landscaping ordinance.
The proposed Plan exceeds total planting requirements but proposes a different configuration in relation
to the front parking lot and rear loading areas (Attachment B- Landscape Plan). The proposed plan has
been designed to distribute front yard shrub and grass plantings required along the SE 5th Street front
yard into the west side yard of the site throughout the parking lot and along the drive aisle located along
the west side of the site. Parking lot trees are also placed to the west side of the parking lot rather than
distributed across the parking lot and in front of the store building. The owner views this west driveway
frontage as their true front even though it is not a public street defined as front yard in the Zoning
Ordinance.
The Plan also includes modified greenspace area near the loading dock east of the building and to allow
tree planting distribution of parking lot trees west of the building to be pulled away from the west
façade of the building along the eastern row of parking and spread further out along the southwest
portion of the site near SE 5th Street and along the drive aisle along the western property line. The
Developer is proposing the alternative plan they believe meets and exceeds the base Landscape
Standards to allow for a building and parking lot configuration that fits on the site more
appropriately by adding visual interest and softening to the site in their most publicly visible
areas for parking and loading.
Shrubs, grasses and trees are still proposed in the front yard along SE 5th Street south of the building
along the foundation in clusters. Typically, front yard landscaping must be distributed within the area
between the building and the street. The drive aisle leading north from SE 5th Street along the west
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property line is not a front yard. However, the west side of the building will accommodate the parking
for the entire site and be a public entrance for customers entering the store.
The minimum front yard standards require 61 grasses and 41 shrubs. The proposal calls for 179 grasses
and 88 shrubs spread out within the west side yard parking lot area, along the building foundation on
both the SE 5th Street and west side yard foundation and a small number immediately east of the
loading area. The required nine front yard overstory trees and the required 25 parking lot overstory trees
are provided on site with the east row of parking stalls closest to the building having no overstory trees
placed within it.
The distribution of shrubs and grasses outside of the area between the building and the street into the
west side yard throughout the parking lot area meets the base landscaping quantity requirements of the
front yard landscaping standards and adds additional shrubs and grasses throughout, exceeding the
minimum planting requirements of shrubs and grasses on a commercial site. The majority of the
additional shrubs and grasses are being provided along the building foundation and further north within
and abutting the parking lot.
The adjustment of the parking lot overstory trees that would be within the easternmost row of parking
stalls closest to the building can be seen to add tree canopy coverage in other areas of the parking lot
and abutting the parking lot in a manner that still meets the intent of the ordinance and provides
additional shading in many other areas of the parking lot. Additionally, the adjustment of front yard
trees and shrubs and grasses east of the loading area outside of the area between the loading area and the
street with an eight-foot greenspace separation between the loading area and the street can be seen to
meet the purpose of providing greenspace separation between the street and loading and maneuvering
area while keeping the front yard landscaping material close to the east side of the loading area in front
of the building.
PLANNING AND ZONING COMMISSION:
At the March 5 Planning & Zoning Commission meeting the Commission reviewed the proposed plan.
One commission member said the proposal is clear and that layout makes sense. Another stated that
they thought the plan made sense and asked about stormwater management. The developer's engineer
responded to the stormwater design question. One resident did speak and stated they would like to see a
sidewalk from SE 5th Street to Target. Staff responded that a sidewalk along the west property line
leading to Target is not required but that space exists for one to be installed in the future.
The Planning & Zoning Commission voted 5-0 to recommend City Council approve the Alternative
Landscape Plan for 329 SE 5th Street.
ALTERNATIVES:
1. Approve the Major Site Development Plan Alternative Landscape plan for 329 SE 5th Street.
2. Deny the Major Site Development Plan Alternative Landscape plan and require conformance to
base landscape standards.
3. Defer action on this item and request more information from staff.
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CITY MANAGER'S RECOMMENDED ACTION:
Alternative Landscape Design Approvals are allowed under Sec. 29.403.3(J) when prepared by a
licensed Landscape Architect, as part of a Major Site Development Plan. The proposed plan must
be found to address the purposes of the ordinance and provide for a unique or high-quality
landscape environment. The inclusion of additional shrubs and ornamental grasses as well as the
allocation of parking lot trees provides a design that allows for adequate shading and additional
visual interest and visual softening of the front yard area and the west side of the building where
the main entrance and parking lot are located.
Staff is finalizing review of the remaining Site Development Plan items beyond the Landscaping
Standards. Staff finds that the proposed alternative landscape plan can be seen as meeting the
standards of the alternative landscape design standards in Section 29.403(3)(J). Therefore, it is the
recommendation of the City Manager that the City Council approve Alternative #1, as described above.
ATTACHMENT(S):
329 SE 5th Street Location Map.pdf
Furniture Mart Landscape Plan.pdf
Furniture Mart Site Plan.pdf
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329 SE 5th S treet Location´
329 SE 5th Street (Sha ded)
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5th ST
SITE DEVELOPMENT PLAN
FOR
FURNITURE MART USA
329 SE 5TH STREET
AMES, IOWA
SHEET
A S S O C I A T E S®
Strand Associates, Inc.
414 South 17th Street
Suite 107
Ames, IA 50010
515-233-0000
www.strand.com
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STRAND PN: 7235.002
PROJECT LOCATION MAP
NO SCALE
AREA MAP
NO SCALE
PROJECT LOCATION
PROJECT LOCATION
Sheet List Table
Sheet
Number Sheet Title
1 COVER SHEET
2 GENERAL NOTES AND LEGEND
3 TYPICAL DETAILS - 1
4 TYPICAL DETAILS - 2
5 TYPICAL DETAILS - 3
6 TYPICAL DETAILS - 4
7 TYPICAL DETAILS - 5
8 TYPICAL DETAILS - 6
9 TYPICAL DETAILS - 7
10 TYPICAL DETAILS - 8
11 TYPICAL DETAILS - 9
12 TYPICAL DETAILS - 10
13 TYPICAL DETAILS - 11
14 EXISTING CONDITIONS AND REMOVALS
15 SITE LAYOUT AND DIMENSIONING PLAN
16 PRE-LOADING GRADING PLAN
17 SITE GRADING PLAN
18 PARKING LOT GRADING (NORTH)
19 PARKING LOT GRADING (SOUTH)
20 LOADING DOCK GRADING PLAN
Sheet List Table
Sheet
Number Sheet Title
21 UTILITY PLAN
22 STORM SEWER PLAN AND PROFILE
23 STORM SEWER PLAN AND PROFILE
24 STORM SEWER PLAN AND PROFILE
25 STORM WATER POLLUTION PREVENTION PLAN - 1
26 STORM WATER POLLUTION PREVENTION PLAN - 2
Appendix
Sheet
Number Sheet Title
1 PROPOSED LANDSCAPING PLAN
27 TRUCK MOVEMENT
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PLAN NOTES
GENERAL CONSTRUCTION NOTES:
1. Confirm location and depth of all existing utilities prior to construction to eliminate conflicts.
Locations of underground utilities are provided by utility companies. OWNER and ENGINEER do not
guarantee correctness of alignments shown. Call 1-800-292-8989 for utility locations 48 hours prior
to digging. It shall be the duty of the CONTRACTOR to ascertain whether any additional facilities other
than those shown on the plans may be present. The CONTRACTOR shall immediately notify the
ENGINEER of any potential conflicts. Utilities damaged or broken by the CONTRACTOR's operations
shall be repaired at no additional cost to the OWNER.
2. Utility Warning: The Utilities shown have been located from field survey information and/or records
obtained. The Surveyor makes no guarantee that the utilities shown comprise all such utilities in the
area, either in service or abandoned. The Surveyor further does not warrant that the utilities shown
are in the exact location indicated. Verify location of all utilities before construction.
3. Any coordination with utility companies for the location and access for relocation of their lines shall
be the responsibility of the CONTRACTOR.
4. Any and all discrepancies shall be reported to the ENGINEER immediately. All quantities are for
CONTRACTOR convenience. Where conflicts occur, drawings shall prevail.
5. All elevations are to NAVD 88 datum.
6. Removal of existing features shall be considered incidental to other items of work on the project if
not outlined specifically as a bid item. CONTRACTOR shall legally and properly dispose of all materials
removed as part of this project.
7. The CONTRACTOR shall take care not to remove or damage public or private property not marked for
removal on the plan. Items not scheduled for removal shall be replaced at no cost to the OWNER if
removed or damaged.
8. The cost incurred when a section of removal is skipped or where paving is done in sections in order
to maintain access to adjacent properties shall be incidental to the project. CONTRACTOR shall
maintain access to residences at all times, unless noted otherwise on the plans.
9. The CONTRACTOR is cautioned not to obstruct or remove unnecessary pavement or to disturb the
existing traffic pattern more than necessary for the proper execution of work.
10. The means of the work and the safety of the CONTRACTOR's employees are solely the responsibility
of the CONTRACTOR. The CONTRACTOR has a contractual obligation to comply with all applicable laws
and regulations including those of OSHA. At no time will either the OWNER or the OWNER's
representative take responsibility for either the means of the work or the safety of the CONTRACTOR's
employees.
11. The CONTRACTOR shall be responsible for protection of existing valves, fire hydrants, manholes, trees,
poles, guys, and existing facilities.
12. CONTRACTOR will not be compensated for any quantity over-runs unless prior approval is obtained
from the ENGINEER.
13. Any work required to complete the scope of the project as specified or shown on the plans, but not
set forth as a specific bid item shall be considered incidental to the project
14. Construction fence is required around all unattended open excavations. Fence shall be constructed
and maintained in an upright position at all times. CONTRACTOR shall use extreme caution while
installing fence not to damage underground utilities. Temporary fencing is incidental to the work and
is not a paid bid item.
15. All construction and tree protection fence shall be installed by the CONTRACTOR and approved by
OWNER prior to start of construction activities. Temporary fencing is incidental to the work and is not
a paid bid item.
16. Care shall be taken when working around trees to prevent damage. The CONTRACTOR shall minimize
the operation of heavy equipment under the drip line of the trees not designated for removal.
17. All landscaping including trees, shrubs, bushes, and grass or turf not called out to be removed on the
drawings shall be replaced if damaged during construction. Where trees, bushes, and shrubs are not
protected, or are otherwise destroyed or damaged by CONTRACTOR, the trees, bushes, and shrubs
shall be replaced with new plants of the same variety and size as the plant damaged or destroyed.
Where grass or turf is destroyed or damaged during construction, surface shall be restored to the
condition that existed prior to construction.
18. CONTRACTOR shall be responsible for a licensed surveyor resetting any monuments, property
corners, et. disturbed by construction. The CONTRACTOR is responsible for preservation and/or
replacement of property pins damaged or removed by construction.
19. All disturbed areas shall be restored in accordance with the specifications.
20. Construction activities are to be limited to the existing right-of-way and the working limits. If
additional areas are needed for staging, storage, etc. it is the CONTRACTOR’s responsibility to obtain
written permission from the property OWNER(s). Copies of the agreements shall be submitted to the
OWNER's representative prior to use of the property.
21. All roadways and drives shall be kept open as much as possible. The CONTRACTOR must perform the
work in a manner that will maintain uninterrupted vehicular and pedestrian traffic when at all
possible.
22. Where a section of pavement, curb, and gutter or sidewalk is cut or otherwise damaged by
CONTRACTOR, the entire section shall be removed and replaced. Pavement, curbs, gutters, and
sidewalks shall be removed to the nearest joint (A minimum of two feet beyond the edge of the trench
cut). CONTRACTOR and OWNER's representative are to document (or Photograph) all cracked PCC
pavement or damaged ACC pavement prior to construction. If new cracks in PCC pavement develop
or ACC pavement is damaged due to construction traffic (extends beyond construction limits).
CONTRACTOR shall replace damaged area at no additional cost to the OWNER.
23. Site cleanup shall be performed on a daily basis. Public roadways shall be kept clean at all times.
GENERAL UTILITY NOTES:
1. It shall be the CONTRACTOR's responsibility to contact each utility's operating authority and schedule
joint meet locates. The CONTRACTOR shall verify with each utility's operating authority that locates
have been performed. Iowa one call system: 1-800-292-8989. The CONTRACTOR shall protect all
existing utilities. The CONTRACTOR shall work to explore and verify the location or elevation of all
utilities at least 100 feet in advance of the excavation work. In the event that a utility is discovered
that was not shown on the drawings or a substantial deviation in location or elevation of a known
utility exists, the CONTRACTOR shall report it to the OWNER's representative as soon as discovered.
It is the CONTRACTOR's responsibility to repair all damaged utilities that have been located properly.
2. Shoring is incidental to utility installation. Shoring for utility installation may not be shown on the
plans. It is the CONTRACTOR's responsibility to ascertain if shoring is needed in addition to what is
shown on the drawings based on the OWNER's requirements for vegetation, structure, and paving
protection. It is the CONTRACTOR's responsibility to plan all shoring, submit design of shoring
prepared by and sealed by a licensed ENGINEER to the OWNER for review prior to installation. No
additional compensation will be provided from the OWNER for shoring or shoring design.
3. All pipes must be temporarily capped overnight with watertight fittings.
4. Wherever possible, sanitary and storm sewers shall be laid at least 10 feet, horizontally, from any
existing or new water main. Should local conditions prevent a lateral separation of 10 feet, the sewer
line may be laid as close as 6 feet provided that the line is in a separate trench and the top of the
sewer line is installed at least 18 inches below the bottom of the waterline.
5. All utility work shall be visually observed by the OWNER’s Representative prior to backfilling trenches,
with all deficiencies corrected by the CONTRACTOR. The CONTRACTOR shall be responsible for
notification of appropriate officials prior to commencement of work.
6. Final acceptance shall not be made until all work shown on approved utility plans is completed
included grading, and all required adjustments and shall be subject to approval by the OWNER.
7. Water, gas and electric must be maintained for the duration of the construction. Temporary
shutdowns are not allowed unless absolutely necessary and with a 7-day advance notice to those
affected by the construction. The plans have been prepared so that no shutdown is required, but
there may be unknown conflicts that develop during construction.
8. All utility work shall be per the City of Ames specifications, City of Ames supplementary specifications,
and the Iowa Statewide Urban Design and Specifications (SUDAS).
GRADING, EROSION CONTROL, SITE RESTORATION :
1. All structural fill shall be placed per SUDAS 2010. Any localized areas which cannot be satisfactory
compacted or which show evidence of pumping shall be undercut and re-compacted with onsite fill
material.
2. Grading shall be done in a manner which maintains positive site drainage at all times. Fulfillment of
the grading requirements will be at the OWNER's discretion. Elevations shall be within plus/minus
0.10-feet of proposed finished grade.
3. CONTRACTOR shall strip all deleterious material such as vegetation, organic soils, very loose, soft,
frozen, or otherwise unsuitable materials. Rocks and concrete debris larger than 4 inches in any
dimension cannot be used in the fill for the project. The large material should not be used where
settlement of materials could cause damage to the site.
4. The subgrade under all pavement areas shall be scarified and recompacted per the details and SUDAS.
5. Adjust all new and existing valves, hydrants, castings, pull boxes, etc. to match the finished elevations
indicated on the plans. All rim elevations within paved surfaces shall be adjusted to match finished
paving.
6. CONTRACTOR shall apply necessary moisture control to the construction area and haul roads to
prevent the spread of dust.
7. Erosion control should be constructed as shown on the plan. Additional measures shall be installed if
field conditions dictate, or as directed by the OWNER. Outside the normal fall seeding window,
temporary erosion control measures shall be placed and maintained until seeding can begin. Erosion
control items to be maintained weekly. Dispose of accumulated sediment and silt.
8. The CONTRACTOR is responsible for keeping tracked mud, debris and dust off adjacent streets and
shall clean the streets daily. The construction entrance shall be maintained and cleaned by the
CONTRACTOR using the site daily. Replacement stone, if necessary, will be provided by the
CONTRACTOR using the site.
9. The Erosion Control CONTRACTOR shall install silt fence or equivalent device where soils may exit the
site and around any intake or pipe opening. The silt fence shall be removed when the site is stabilized.
The CONTRACTOR shall comply with all provisions of the NPDES permit and SWPPP.
10. All spot elevations are form grade (FG) unless otherwise noted as top of curb (TC), top of slab (TS). All
design contours are to finished grade elevations.
SANITARY SEWER:
1. Sanitary sewer materials and installation shall be per the Ames Specifications.
2. Field verify size of existing sanitary sewer stub prior to construction and report the findings to the
ENGINEER. The assumed sanitary sewer service is 6-inches in diameter a 1.0% minimum grade.
Coordinate sanitary sewer service location with MEP.
WATER MAIN:
1. Water service and water main materials and installation shall be per the Ames Specifications.
STORM SEWER:
1. All storm sewer materials in Ames Public right of way shall be RCP Class III with fabric wrapped joints.
2. All storm sewer materials on the private site shall be ADS N-12, Contech A2000, or RCP Class III with
fabric wrapped joints. All installations shall be per Ames Specifications. All bedding per SUDAS.
3. Roof drain pipe shall be Solid Wall PVC (SDR 35), Corrugated PVC (ASTM F 949), or HDPE (AASHTO M
252 or 294) . Porous backfill material is required. Cleanouts shall be per SUDAS.
4. Field Tile Repair discovered during construction shall be per SUDAS and Section 4040. Work includes
excavation, bedding material, bends, fittings, connections, and concrete collars for repairing drainage
tile. The CONTRACTOR shall record the type of tile, location, and elevation of all field tiles
encountered. The replaced pipe material shall be non-perforated SDR 35 PVC pipe or A-2000.
PAVING:
1. See paving shall be per City of Ames Specifications. See plans for pavement thickness.
2. CONTRACTOR is responsible for determining a jointing plan and shall be approved by the OWNER.
LANDSCAPING AND RESTORATION:
1. All landscaping and restoration shall be per the Landscape Plan and Details.
2. Trees, shrubs, and other plantings shall be of the type and variety indicated on the planting schedule.
Substitutions shall be approved by the OWNER prior to installation.
TESTING INFORMATION:
1. All testing will be the responsibility of the CONTRACTOR unless otherwise specified. The CONTRACTOR
shall coordinate all testing with an independent testing firm approved by the OWNER.
WORK TO BE COMPLETED PRIOR TO CONSTRUCTION:
1. Joint utility locate meeting. CONTRACTOR shall set up a One-Call meeting.
2. Preconstruction meeting with the City of Ames, General Contractor, Subcontractors, ENGINEER,
OWNER, private utilities, and other parties that may have interest in the construction.
3. CONTRACTOR shall complete exploratory digging and/or potholing at all potential utility conflict
locations prior to beginning construction.
4. CONTRACTOR shall submit shop drawings to the ENGINEER & OWNER.
LAND FOR CONSTRUCTION PURPOSES:
1. CONTRACTOR will be permitted to use available land belonging to or leased by the OWNER, on or near
the site of the Work, for construction purposes and for the storage of materials and equipment. The
location and extent of the areas available to the CONTRACTOR shall be the existing right-of-way and
the defined working limits. Any additional right-of-way desired by the CONTRACTOR shall be acquired
at his expense, and the CONTRACTOR shall hold harmless the OWNER, and ENGINEER from claims for
damages made by the OWNERs of such additional right-of-way. Disturbed areas shall be restored
upon final project completion.
2. CONTRACTOR shall confirm with the OWNER that they have permission to grade on the adjacent
property to the east prior to the start of construction. CONTRACTOR shall minimize disturbance of
the neighbors during the construction and shall access the neighbors from onsite. Offsite areas shall
be left in a prepared seedbed condition and the mulching & seeding of the disturbed area completed
by the Erosion Control CONTRACTOR. Excessive disturbance of offsite areas will be deducted from
the Underground Utility CONTRACTORs payment.
3. All construction materials, dumpsters, detached trailers, or similar items are prohibited on the public
streets or within the public right of way.
4. All construction access shall be from available public access.
NOTICES & PERMITS:
1. CONTRACTOR shall notify OWNER one week prior to any work impacting adjacent properties and
utilities. CONTRACTOR shall provide notification to property owners of restricted access and/or
potential impacts.
2. CONTRACTOR shall notify owners of adjacent properties and utilities when prosecution of the work
may affect them. When it is necessary to temporarily deny access by owners or tenants to their
property, or when any utility service connection must be interrupted, the CONTRACTOR shall give
notices sufficiently in advance to enable the affected persons to provide for their needs. Notices
whether given orally or in writing shall include appropriate information concerning the interruption
and instruction on how to limit their inconvenience.
3. CONTRACTOR shall obtain work in right of way permit from the City of Ames. A traffic control plan
shall be submitted to the City by the CONTRACTOR for any work in the right of way.
4. Building, plumbing, electrical, and all other permits shall be obtained by the CONTRACTOR.
5. The OWNER has obtained the IDNR NPDES permit. The CONTRACTOR shall co-sign all necessary
documents with the permit. Construction monitoring of the erosion control permit is handled by the
OWNER. The CONTRACTOR will be copied all records and observation forms required for the permits.
GEOTECHNICAL:
1. Terracon has completed a geotechnical report dated August 22, 2022.
COORDINATION REQUIREMENTS:
1. Any conflicts between Contractors, subcontractors, private utilities, or others may be reconciled by
the OWNER.
2. Work by private utilities shall be coordinated by the CONTRACTOR. This shall include, but not be
limited to, the relocation of telephone lines, fiber optic lines, cable, etc.
LINES & GRADES:
1. All construction staking shall be by the CONTRACTOR. Contact Seth Polich with Strand Associates,
Inc. at 515-233-0000 for a construction staking quote.
2. The CONTRACTOR shall verify all match points during the phasing of the work and maintain drainage
paths during the work to prevent ponding of water.
CONNECTIONS TO EXISTING FACILITIES:
1. Unless otherwise specified or indicated, CONTRACTOR shall make all necessary connections to existing
facilities, including structures, drain lines, and utilities such as water, sanitary sewer, gas,
telecommunications, storm sewer and electric. In each case, CONTRACTOR shall receive permission
from OWNER or the owning utility prior to undertaking connections. CONTRACTOR shall protect
facilities against deleterious substances and damage.
2. Connections to existing facilities, which are in service, shall be thoroughly planned in advance, and all
required equipment, materials, and labor shall be on hand at the time of undertaking the connections.
Work shall proceed continuously, if necessary, to complete connections in the minimum time.
Operations of valves, hydrants, or other appurtenances on existing utilities, when required, shall be
by or under the direct supervision of the owning utility.
UNFAVORABLE CONSTRUCTION CONDITIONS:
1. During unfavorable weather, wet ground, or other unsuitable construction conditions, the
CONTRACTOR shall confine his operations to work, which will not be affected adversely by such
conditions. No portion of the Work shall be constructed under conditions, which would affect
adversely the quality or efficiency thereof, unless special means or precautions are taken by the
CONTRACTOR to perform the work in a proper and satisfactory manner.
CLEAN UP:
1. CONTRACTOR shall keep the premises occupied by the CONTRACTOR free from accumulations of
waste materials and rubbish at all times. CONTRACTOR shall provide separate recycling and trash
receptacles about the work site, promptly empty containers when filled, and properly dispose of
waste materials at his expense. Wastes shall not be buried or burned on the site or disposed of in
trenches, storm drains, sewer, streams, or waterways.
2. Construction materials such as forms shall be neatly stacked by CONTRACTOR when not in use.
CONTRACTOR shall promptly remove splattered concrete, asphalt, oil, paint, corrosive liquids, and
cleaning solutions from surfaces to prevent marring or other damage.
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TYPICAL PARKING LOT/DRIVE PAVEMENT SECTION1
6" OR 8" PCC PAVEMENT
WIDTH VARIES
12" PREPARED SUBGRADE
(SCARIFY/RECOMPACT)
PREPARED SUBGRADE AND
MODIFIED SUBBASE SHALL
EXTEND 2' BEYOND EDGE OF
PAVEMENT (TYP)
NOT TO SCALE
HANDICAPPED PARKING SYMBOL4
NOT TO SCALE
TYPICAL PERPENDICULAR PARKING STRIPES3
NOT TO SCALE
MUTCD SIGN R7-8 (HANDICAP PARKING)5
NOT TO SCALE
BOLLARD DETAIL8
NOT TO SCALE
HANDICAP SIGN POST DETAIL7
NOT TO SCALE
MUTCD SIGN R7-8a (VAN ACCESSIBLE)6
NTS
TYPICAL SIDEWALK PAVEMENT SECTION2
5" PCC PAVEMENT
5' WIDTH
6" PREPARED SUBGRADE
(SCARIFY/RECOMPACT)
PREPARED SUBGRADE SHALL
EXTEND 6" BEYOND EDGE OF
PAVEMENT (TYP)
60"
RESERVED
PARKING
SIGNAGE NOTES:
1.VERIFY THAT SIGNAGE PROVIDED
COMPLIES WITH STATE AND LOCAL CODES.
2. VAN ACCESSIBLE PLACARD SHALL BE
PLACED IN FRONT OF VAN ACCESSIBLE
STALLS. VAN ACCESSIBLE STALLS ARE
HANDICAP STALLS WHICH HAVE AN
ADJACENT 8' WIDE LANDING ZONE.
3. FIELD VERIFY LOCATIONS OF SIGNS WITH
ENGINEER.
BOLLARD (SEE DETAIL)
OTHER SIGNS MAY BE
APPROVED
BY THE ENGINEER.
FINISH GRADE ELEVATION
VAN
ACCESSIBLE
GALVANIZED 'U' CHANNEL OR
ROUND SIGN POST WITH CAP
AND WEEP HOLE FOR
BOLLARD MOUNTED SIGNS,
EMBED IN PCC 2' MIN.
NTS
INTEGRAL CURB/SIDEWALK THICKENED EDGE DETAIL10
NTS
PCC JOINTS DETAIL9
4" MODIFIED SUBBASE
NOTE:
REINFORCED PAVEMENT SHALL INCLUDE
6X6 - W2.9XW2.9 WELDED WIRE FABRIC.
NOTE:
SIDEWALK TURNING SPACE AND RAMP
MINIMUM THICKNESS SHALL BE 6 INCHES.
8
TY
P
I
C
A
L
D
E
T
A
I
L
S
-
2
4
G3.02
A S S O C I A T E S®
SHEET
JOB NO.
PROJECT MGR.
NO
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RE
V
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DA
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JOHN GADE, P.E.
7235.002
20
2
4
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A
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9
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G3.03
A S S O C I A T E S®
SHEET
JOB NO.
PROJECT MGR.
NO
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JOHN GADE, P.E.
7235.002
20
2
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A
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10
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A
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S
-
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6
G3.04
A S S O C I A T E S®
SHEET
JOB NO.
PROJECT MGR.
NO
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DA
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JOHN GADE, P.E.
7235.002
20
2
4
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A
5
0
0
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A
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A
11
TY
P
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A
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D
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A
I
L
S
-
5
7
G3.05
A S S O C I A T E S®
SHEET
JOB NO.
PROJECT MGR.
NO
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RE
V
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S
I
O
N
S
DA
T
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:
JOHN GADE, P.E.
7235.002
20
2
4
AM
E
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I
O
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A
5
0
0
1
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9
S
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5
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A
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A
12
TY
P
I
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A
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D
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A
I
L
S
-
6
8
G3.06
A S S O C I A T E S®
SHEET
JOB NO.
PROJECT MGR.
NO
.
RE
V
I
S
I
O
N
S
DA
T
E
:
JOHN GADE, P.E.
7235.002
20
2
4
AM
E
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I
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A
5
0
0
1
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13
TY
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G3.07
A S S O C I A T E S®
SHEET
JOB NO.
PROJECT MGR.
NO
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RE
V
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O
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DA
T
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JOHN GADE, P.E.
7235.002
20
2
4
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A
5
0
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1
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A
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A
14
TY
P
I
C
A
L
D
E
T
A
I
L
S
-
8
10
G3.08
A S S O C I A T E S®
SHEET
JOB NO.
PROJECT MGR.
NO
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RE
V
I
S
I
O
N
S
DA
T
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:
JOHN GADE, P.E.
7235.002
20
2
4
AM
E
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A
5
0
0
1
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A
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A
15
TY
P
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C
A
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A
I
L
S
-
9
11
G3.09
A S S O C I A T E S®
SHEET
JOB NO.
PROJECT MGR.
NO
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RE
V
I
S
I
O
N
S
DA
T
E
:
JOHN GADE, P.E.
7235.002
20
2
4
AM
E
S
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I
O
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A
5
0
0
1
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A
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A
16
TY
P
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C
A
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A
I
L
S
-
1
0
12
G3.10
A S S O C I A T E S®
SHEET
JOB NO.
PROJECT MGR.
NO
.
RE
V
I
S
I
O
N
S
DA
T
E
:
JOHN GADE, P.E.
7235.002
20
2
4
AM
E
S
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I
O
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A
5
0
0
1
0
32
9
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5
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A
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17
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A
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S
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1
1
13
G3.11
A S S O C I A T E S®
SHEET
JOB NO.
PROJECT MGR.
NO
.
RE
V
I
S
I
O
N
S
DA
T
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:
JOHN GADE, P.E.
7235.002
20
2
4
AM
E
S
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I
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A
5
0
0
1
0
32
9
S
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5
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A
R
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U
S
A
18
SE 5TH STREET
CUT CURB
1 1
2" MAX
56'
CUT CURB
1 1
2" MAX
56'
CUT CURB
1 1
2" MAX
132'
REMOVE TREES
REMOVE/ RELOCATE
EXISTING HYDRANT
ASSEMBLY
AREA REMOVED FROM FEMA
SFHA BY PREVIOUS LOMA
REMOVE AND REPLACE PCC
PAVEMENT AS REQUIRED FOR
STORM MANHOLE INSTALLATION.
MATCH EXISTING PAVEMENT
SECTION.
0 15 30 60
N
EX
I
S
T
I
N
G
C
O
N
D
I
T
I
O
N
S
A
N
D
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E
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O
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A
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S
14
C1.1
A S S O C I A T E S®
SHEET
JOB NO.
PROJECT MGR.
NO
.
RE
V
I
S
I
O
N
S
DA
T
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:
JOHN GADE, P.E.
7235.002
20
2
4
AM
E
S
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I
O
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A
5
0
0
1
0
32
9
S
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A
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A
19
SE 5TH STREET
9
9
5 5
12
8 8
18
11 11
10
14
5'
17.5'
8'
9' (TYP)
10'
7'
24'
11'
10'
9'
(TYP)
8'
8'11'
7'
10'
10'
9'
(TYP)
9'
8'
9'
17.5'24'19'19'26'
19'
6.5'
19'
24.5'
19'
24'
R15'
(TYP)
8.6'
9'
9'
12
10
R35'
132'
10'
5'
1'18.8'
10'
10'
10'
TRASH
COMPACTOR
24'
24'
24'24'
R35'
R22.5'
0'
22.6'
8" REINFORCED
PCC PAVEMENT
6" PCC
PAVEMENT
THICKENED EDGE
SIDEWALK
4" PCC SIDEWALK
DN
7,867 SF
SHIPPING/
RECEIVING
113
40'
40'40'
10' ELEC. ESMT
11'
1.6'
8'
R8'
8'
5.1'
41'
ADA RAMPS SHALL BE
8-INCH PCC ADJACENT
TO TRUCK DOCK (TYP.)
16'x10' ENCLOSURE
SEE ARCH. PLANS
0 15 30 60
N
SI
T
E
L
A
Y
O
U
T
A
N
D
D
I
M
E
N
S
I
O
N
I
N
G
P
L
A
N
15
C2.1
A S S O C I A T E S®
SHEET
JOB NO.
PROJECT MGR.
NO
.
RE
V
I
S
I
O
N
S
DA
T
E
:
JOHN GADE, P.E.
7235.002
20
2
4
AM
E
S
,
I
O
W
A
5
0
0
1
0
32
9
S
E
5
T
H
S
T
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E
E
T
FU
R
N
I
T
U
R
E
M
A
R
T
U
S
A
COORDINATE FROST
FOOTING LOCATIONS WITH
STRUCTURAL DRAWINGS
CONTRACTOR SHALL COMPLETE ADA
PEDESTRIAN RAMP AS-BUILT PER CITY
OF AMES CODE.
20
SE 5TH STREET
3:1
3:1
3:
1
3:
1
89
0
89
0
88
5
88
2
25.5'117.5'
25'
18'97.5'
86.5'
PARCEL AG
4.68 AC
DO NOT
DISTURB
SILT FENCE
0 15 30 60
N
PR
E
-
L
O
A
D
I
N
G
G
R
A
D
I
N
G
P
L
A
N
16
C3.1
A S S O C I A T E S®
SHEET
JOB NO.
PROJECT MGR.
NO
.
RE
V
I
S
I
O
N
S
DA
T
E
:
JOHN GADE, P.E.
7235.002
20
2
4
AM
E
S
,
I
O
W
A
5
0
0
1
0
32
9
S
E
5
T
H
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E
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FU
R
N
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E
M
A
R
T
U
S
A
CUT = 0
FILL + 20% = 12,100 C.Y.
BORROW = 12,100 C.Y.
NOTES:
1.PLACE FILL MATERIAL WITH MOISTURE AND
DENSITY CONTROL, IN ACCORDANCE WITH
SUDAS, SECTION 2010.
2.SEED AND MULCH ALL DISTURBED AREAS
WITH TYPE 4 TEMPORARY EROSION
CONTROL MIX IN ACCORDANCE WITH SUDAS,
SECTION 9010.
3.PLACE SILT FENCE IN ACCORDANCE WITH
SUDAS, SECTION 9040.
B.F.E. = 885.7 (NVGD 29)
REQUIRED ELEVATION = 888.7 (NVGD 29)
PROPOSED ELEVATION = 888.9 (NVGD 29)
= 890.0 (NAVD 88)
21
SE 5TH STREET
88
8
888
88
8
88
9
889
887888
885
884
886
88
5
88
6
88
7
88
8
88
9
883
889
889
88
8
88
5
88
3
884
887
2:1
2:1
3:
1
BFE+3' = 888.83'
15'
15'
BFE+3' = 888.83'
BFE+3' = 888.83'15'
FOUNDATION EXPOSED BELOW BFE+3'
FOUNDATION EXPOSED BELOW BFE+3'
3:
1
4:1
FFE=890.00
886
.
0
0
890
.
0
0
884
.
9
3
883
.
8
3
882
.
8
3
887
.
5
5
886
.
8
4
887
.
5
1
887
.
7
2
888
.
0
9
888
.
0
1
888
.
3
6
888
.
6
7
888
.
9
7
887.04
886
.
0
0
889.50
889.07
889
.
0
7
885.87
0 15 30 60
N
SI
T
E
G
R
A
D
I
N
G
P
L
A
N
17
C3.2
A S S O C I A T E S®
SHEET
JOB NO.
PROJECT MGR.
NO
.
RE
V
I
S
I
O
N
S
DA
T
E
:
JOHN GADE, P.E.
7235.002
20
2
4
AM
E
S
,
I
O
W
A
5
0
0
1
0
32
9
S
E
5
T
H
S
T
R
E
E
T
FU
R
N
I
T
U
R
E
M
A
R
T
U
S
A
22
888
888
888
889
88
9
FLUSH
4" SIDEWALK REVEAL 4" SIDEWALK REVEAL
3' CURB
DROP
(TYP)
EX CURB CUT TO 1 1
2"EX CURB CUT TO 1
SLOPE SLOPE
4'
(TYP)
BOLLARD
(TYP)
ADA PARKING SIGN (TYP)
4.
3
2
%
4.
9
8
%
0.
5
2
%
0.
5
0
%
2.
4
6
%
1.
8
9
%
0.50%
0.
4
8
%
1.
0
4
%
1.00%
1.00%
0.
5
9
%
1.
0
0
%
1.1
3
%
1.
9
7
%
0.
9
7
%
2.
7
1
%
0.51%
1.40%
1.
0
8
%
1.
5
0
%
1.
5
1
%
1.
5
1
%
1.30%
0.
5
0
%
2.
9
3
%
2.
0
7
%
1.57%
1.
0
6
%
2.
9
4
%
0.43%
0.38%
SLOPE
BOLLARD
(TYP)THICKENED EDGE SIDEWALK
6" PCC PAVEMENT
889.00
TOW
889.10
TOW
890
.
0
0
TO
W
889.88
TOW
890.00
TOW
889.88
TOW
889.94
TOW
889.88889.54888.68
888.57
888.76
888.55
888.97 888
.
7
8
888
.
3
5
888
.
9
7
888
.
5
7
888.37
888.74
888.01
888.40
888
.
7
0
889.13
889.57 889.57
889
.
0
2
888
.
6
3
888
.
2
5
888
.
4
5
888.18
888.09
888
.
7
8
887.58
TOC
887.59
TOC
887.47 [M]887.46 [M]
887.47 [M]
887.54 [M]
889.94
TOW
890.00
TOW
889
.
5
7
888
.
9
1
888
.
4
3
887
.
7
6
887
.
9
7
888
.
5
5
887
.
7
2
887
.
8
2
887.55
TOC
887.43 [M]
887.44 [M]
889.88
TOW
889.54
889.88
TOW
889.88 889.51
TOW
889.18
889.88
TOW
889.55
889.88
TOW
889.55
889.88
TOW
889.88
889.88
TOW
889.55
889
.
4
8
889.46 889.44
888.25
888.45
888
.
5
1
0 5 10 20
N
PA
R
K
I
N
G
L
O
T
G
R
A
D
I
N
G
(
N
O
R
T
H
)
18
C3.3
A S S O C I A T E S®
SHEET
JOB NO.
PROJECT MGR.
NO
.
RE
V
I
S
I
O
N
S
DA
T
E
:
JOHN GADE, P.E.
7235.002
20
2
4
AM
E
S
,
I
O
W
A
5
0
0
1
0
32
9
S
E
5
T
H
S
T
R
E
E
T
FU
R
N
I
T
U
R
E
M
A
R
T
U
S
A
COORDINATE FROST
FOOTING LOCATIONS WITH
STRUCTURAL DRAWINGS
23
888
888
888
889
888
4" SIDEWALK REVEAL
EX CURB CUT TO 1 1
2"
4" SIDEWALK REVEAL
FLUSH
1.
5
1
%
0.
5
0
%
2.
9
3
%
1.
4
7
%
2.
0
7
%
0.
5
2
%
3.
4
2
%
0.56%
0.
9
4
%
3.
8
7
%
1.52%
1.
5
0
%
1.
8
4
%
4.42%
5:1
1.00%0.90%
2.
9
4
%
0.38%
SLOPE SLOPE
5.3'
(TYP)
BOLLARD
(TYP)
ADA PARKING SIGN (TYP)THICKENED EDGE SIDEWALK
6" PCC PAVEMENT
889.94
TOW
890.00
TOW
889
.
5
7
888
.
9
1
888
.
4
3
887
.
7
6
887
.
9
7
888
.
5
5
887
.
7
2
887
.
8
2
887
.
8
5
887.55
TOC
887.56
TOC
887.45 [M]887.43 [M]
887.44 [M]
887.44 [M]
888
.
7
7
888
.
1
9
887
.
6
5
888
.
4
5
887
.
6
0
887
.
6
0
887
.
6
3
886
.
9
7
887
.
0
6
889
.
5
7
886.96
887
.
0
8
887
.
1
8
887.49
887.02
887
.
2
7
888
.
0
3
887
.
9
3
888
.
3
2
888.46
888
.
5
8
888
.
4
3
889.03
TOW
888.86
TOW
888.53
887.46
TOW
887.39
TOW
887.38
TOW
887.30
TOW
889.88
TOW
889.55
889.88
TOW
889.88
889.88
TOW
889.55
889.88
TOW
889.88
889.88
TOW
889.55
889.88
TOW
889.55
889
.
4
8
889
.
4
8
885
.
8
5
885
.
7
8
890.00
TOW
0 5 10 20
N
PA
R
K
I
N
G
L
O
T
G
R
A
D
I
N
G
(
S
O
U
T
H
)
19
C3.4
A S S O C I A T E S®
SHEET
JOB NO.
PROJECT MGR.
NO
.
RE
V
I
S
I
O
N
S
DA
T
E
:
JOHN GADE, P.E.
7235.002
20
2
4
AM
E
S
,
I
O
W
A
5
0
0
1
0
32
9
S
E
5
T
H
S
T
R
E
E
T
FU
R
N
I
T
U
R
E
M
A
R
T
U
S
A
COORDINATE FROST
FOOTING LOCATIONS WITH
STRUCTURAL DRAWINGS
24
SE 5TH STREET
889
887
888
885
884
886
88
8
88
5
88
3
884
887
1.
5
0
%
2.84
%
5.
6
8
%
12
.
1
4
%
5.
0
0
%
0.
5
0
%
0.54%
2.
5
2
%
2.50%
1.
8
4
%
24" LOADING
PLATFORM
FL
U
S
H
END CURB
NO CURB
0.
6
0
%
48" LOADING DOCKS
1.
5
0
%
1.
5
0
%
1.
5
0
%
3.
0
4
%
EX CURB CUT TO 1 1
2"
131'
24'
NO CURB
EX CURB CUT TO 1 1
2"
END CURBEND CURB
24'
6.
0
4
%
6.
0
0
%
4:
1
8" REINFORCED PCC
PAVEMENT
4" PCC SIDEWALK
8" REINFORCED PCC
PAVEMENT
8" REINFORCED PCC
PAVEMENT
8" REINFORCED PCC SIDEWALK
DETECTABLE WARNING (TYP)
DN
7,867 SF
SHIPPING/
RECEIVING
113
883.71 [M]
884.81
886
.
1
7
884
.
7
5
886.48
890
.
0
0
TO
W 890.00
TOW
886
.
0
0
885.94
886
.
0
0
885
.
8
7
888.00
883.83
TOC
885.79
884.66
887.88887.88
889.88
TOW
889.88
TOW
886.48
883.43
883.44
883.50 [M]
883.62
TOC 882.44 [M]
882.56
TOC
885.86
884.87
882.84
882.76
884
.
7
8
883.83 [M]
883.95
TOC
883.77 [M]
884.11
TOC
885.18
885.23
885.31
885.25
884.55
884.48
883.66
883.59887.59
887.67
890.00
PAD
NO CURB
0 5 10 20
N
LO
A
D
I
N
G
D
O
C
K
G
R
A
D
I
N
G
P
L
A
N
20
C3.5
A S S O C I A T E S®
SHEET
JOB NO.
PROJECT MGR.
NO
.
RE
V
I
S
I
O
N
S
DA
T
E
:
JOHN GADE, P.E.
7235.002
20
2
4
AM
E
S
,
I
O
W
A
5
0
0
1
0
32
9
S
E
5
T
H
S
T
R
E
E
T
FU
R
N
I
T
U
R
E
M
A
R
T
U
S
A
25
SE 5TH STREET
88
8
888
88
8
88
9
889
887888
885
884
886
88
5
88
6
88
7
88
8
88
9
883
889
889
88
8
88
5
88
3
884
887
[P-01]
[P
-
0
5
]
[P
-
0
6
]
[P
-
0
7
]
[P
-
0
8
]
[P-10]
[P
-
1
3
]
[P-12]
[P -03]
SSS
SSS
FIELD LOCATE
EXISTING 6"
SANITARY SEWER
SERVICE STUB. NEW
6" SAN SERVICE @
1.0% MIN.
CLEANOUT
15'
EXTEND 8" WATER
MAIN 6 L.F.
RELOCATED
HYDRANT
ASSEMBLY 4' FROM
EDGE OF PAVEMENT
WSWS
2" VALVE
6" VALVE
6"
F
I
R
E
2"
D
O
M
E
S
T
I
C
POWER PROVIDED BY AMES
ELEC. FROM SWITCH BOX
EXISTING 4" PVC STUB
XR
8"x6" TAPPING
VALVE AND SLEEVE
ST-05
ST-06
ST-07
ST-08
ST-01
ST-09
ST-12
ST-13 ST-10
CONNECT TO EXISTING
CORE DRILL OPENING
ST-03ST-04
ST-11
[P-11]
ST-02
[P-02]
CLEANOUT
CONNECT AT EXISTING
8" VALVE
ABANDON 6" HYDRANT
VALVE AND INSTALL 6"
MJ CAP
[8'' SUB
D
R
A
I
N
]
[8'' SU
B
D
R
A
I
N
]
UG
E
UG
E
10' ELEC. ESMT
FFE=890.00
0 15 30 60
N
UT
I
L
I
T
Y
P
L
A
N
21
C4.1
A S S O C I A T E S®
SHEET
JOB NO.
PROJECT MGR.
NO
.
RE
V
I
S
I
O
N
S
DA
T
E
:
JOHN GADE, P.E.
7235.002
20
2
4
AM
E
S
,
I
O
W
A
5
0
0
1
0
32
9
S
E
5
T
H
S
T
R
E
E
T
FU
R
N
I
T
U
R
E
M
A
R
T
U
S
A
COORDINATE CANOPY
DRAIN LOCATIONS
WITH MEP DRAWINGS
COORDINATE UTILITY
SERVICE LOCATIONS
WITH MEP DRAWINGS
ADJUST ALL WATER VALVE BOXES TO
MATCH PROPOSED GRADES.
26
883
889
889
[P-01]
[P
-
0
5
]
[P -03]
ST-05
ST-06
ST-01
ST-03ST-04
+
ST
-
1
00
+
ST
-
2
00
+
ST
-
3
00
+
ST
-
4
00
+
ST
-
5
00
ST-02
[P-02]
[8'' SUB
D
R
A
I
N
]
FFE=890.00
876
880
884
888
892
896
876
880
884
888
892
896
1+00 1+20 1+60 2+00 2+40 2+80 3+20 3+60 4+00 4+40 4+80 5+00
88
8
.
3
3
88
8
.
4
8
88
8
.
6
1
88
8
.
7
3
88
9
.
4
9
88
9
.
5
2
88
9
.
5
0
88
9
.
4
9
88
9
.
5
0
88
9
.
5
0
88
9
.
5
2
88
9
.
3
3
88
9
.
4
8
88
9
.
4
4
88
9
.
5
1
88
9
.
6
5
88
9
.
3
0
88
9
.
1
6
88
9
.
1
6
[P -04] 131L.F. 18in. STORM @ 0.70%
ST-04 SW-512, 30-INCH
RIM = 888.25
FL IN = 882.01 [P -03] (18")
FL OUT = 881.91 [P -04] (18")
[P -03] 99L.F. 18in. STORM @ 0.70%
ST-03 SW-512, 30-INCH
RIM = 888.25
FL IN = 882.90 [P-02] (15")
FL OUT = 882.70 [P -03] (18")
[P-01] 50L.F. 12in. STORM
@ 0.70%
ST-01 SW-512, 18-INCH
RIM = 888.67
FL OUT = 884.15 [P-01] (12")
ST-05 SW-511
RIM = 888.33
FL IN = 881.00 [P -04] (18")
FL OUT = 880.60 [P-05] (24")
[P-02] 100L.F. 15in. STORM @ 0.70%
ST-02 SW-512, 24-INCH
RIM = 888.25
FL IN = 883.80 [P-01] (12")
FL OUT = 883.60 [P-02] (15")
0 10 20 40
N
ST
O
R
M
S
E
W
E
R
P
L
A
N
A
N
D
P
R
O
F
I
L
E
22
C4.2
A S S O C I A T E S®
SHEET
JOB NO.
PROJECT MGR.
NO
.
RE
V
I
S
I
O
N
S
DA
T
E
:
JOHN GADE, P.E.
7235.002
20
2
4
AM
E
S
,
I
O
W
A
5
0
0
1
0
32
9
S
E
5
T
H
S
T
R
E
E
T
FU
R
N
I
T
U
R
E
M
A
R
T
U
S
A
27
888
888
888
889
88
9
888
+
ST
-
1
0
00
+
ST
-
1
1
00
+
ST
-
1
2
00
+
ST
-
1
3
00 +
ST
-
1
4
00
+
ST
-
1
4
60[P-05][P-06][P-07]
[P-08]
ST-05
ST-06
ST-07
ST-08
ST-09
[8
'
'
S
U
B
D
R
A
I
N
]
[8
'
'
S
U
B
D
R
A
I
N
]
868
872
876
880
884
888
892
896
868
872
876
880
884
888
892
896
10+00 10+40 10+80 11+20 11+60 12+00 12+40 12+80 13+20 13+60 14+00 14+40 14+60
88
8
.
3
3
88
8
.
2
4
88
8
.
1
5
88
8
.
0
5
88
8
.
7
0
88
9
.
0
5
88
8
.
0
5
88
7
.
9
4
88
7
.
8
4
88
7
.
7
4
88
8
.
2
8
88
8
.
5
4
88
7
.
4
4
88
7
.
3
3
88
7
.
2
2
88
7
.
1
1
88
7
.
0
0
88
6
.
9
8
88
7
.
1
0
88
7
.
2
5
88
6
.
2
7
88
5
.
1
8
ST-05 SW-511
RIM = 888.33
FL IN = 881.00 [P -04] (18")
FL OUT = 880.60 [P-05] (24")
[P-05] 71L.F. 24in. STORM @ 0.50%
ST-06 SW-512, 36-INCH
RIM = 887.91
FL IN = 880.25 [P-05] (24")
FL IN = 880.65 [8'' SUBDRAIN] (8")
FL OUT = 880.15 [P-06] (24")
[P-06] 118L.F. 24in. STORM @ 0.50%
ST-07 SW-512, 36-INCH
RIM = 887.52
FL IN = 879.56 [P-06] (24")
FL IN = 879.96 [8'' SUBDRAIN] (8")
FL OUT = 879.46 [P-07] (24")
[P-07] 142L.F. 24in. STORM @ 0.50%
ST-08 SC-10
CASCADE SEPARATOR
RIM = 886.78
FL IN = 878.74 [P-07] (24")
FL OUT = 878.64 [P-08] (24")
[P-08] 97L.F. 24in. STORM @ 0.50%
ST-09 SW-401, 96-INCH
RIM = 885.04
FL IN = 878.16 [P-08] (24")
FL IN = 875.33 [WEST] (60")
FL OUT = 875.33 [EAST] (60")
NOTE 1
0 10 20 40
N
ST
O
R
M
S
E
W
E
R
P
L
A
N
A
N
D
P
R
O
F
I
L
E
23
C4.3
A S S O C I A T E S®
SHEET
JOB NO.
PROJECT MGR.
NO
.
RE
V
I
S
I
O
N
S
DA
T
E
:
JOHN GADE, P.E.
7235.002
20
2
4
AM
E
S
,
I
O
W
A
5
0
0
1
0
32
9
S
E
5
T
H
S
T
R
E
E
T
FU
R
N
I
T
U
R
E
M
A
R
T
U
S
A
NOTES:
1) FIELD LOCATE EXISTING WATER MAIN.
IF STORM SEWER IS IN CONFLICT WITH
SUDAS SEPARATION REQUIREMENTS,
LOWER WATER MAIN AS NEEDED TO
ACHIEVE REQUIRED SEPARATION.
28
SE
5
88
9
88
5
88
4
88
6
[P
-
1
0
]
[P-13]
[P
-
1
2
]
ST-12
ST-13
CONNECT TO EXISTING
CORE DRILL OPENING
ST-11
[P
-
1
1
]
+
ST
-
3
0
00
+
ST
-
3
0
80
872
876
880
884
888
892
896
872
876
880
884
888
892
896
30+00 30+40 30+80
88
9
.
2
2
88
8
.
1
4
88
6
.
0
8
ST-13 SW-512, 36-INCH
RIM = 889.22
FL IN = 880.50 [P-11] (12")
FL IN = 884.05 [P-12] (12")
FL OUT = 880.40 [P-13] (12")
[P-13] 50L.F. 12in. STORM @ 2.00%
CONNECT TO EXISTING INTAKE
RIM = 883.28
FL IN = 879.40 [P-13] (12")
FL OUT = 878.79 [EX] (18")
NOTE 1
876
880
884
888
892
896
876
880
884
888
892
896
20+00 20+40 20+80 21+20 21+60 22+00 22+40
88
8
.
8
6
88
9
.
4
5
88
9
.
3
0
88
9
.
1
9
88
9
.
1
5
88
8
.
8
8
88
9
.
1
5
88
9
.
1
5
88
9
.
1
5
88
9
.
1
5
88
8
.
8
3
ST-12 SW-512, 18-INCH
RIM = 888.25
FL OUT = 885.00 [P-12] (12")
[P-12] 48L.F. 12in. STORM @ 2.00%
ST-13 SW-512, 36-INCH
RIM = 889.22
FL IN = 880.50 [P-11] (12")
FL IN = 884.05 [P-12] (12")
FL OUT = 880.40 [P-13] (12")
[P-11] 52L.F. 12in. STORM @ 2.00%
ST-11 SW-512, 18-INCH
RIM = 888.25
FL IN = 881.64 [P-10] (12")
FL OUT = 881.54 [P-11] (12")
[P-10] 100L.F. 12in. STORM @ 2.00%
ST-10 SW-512, 18-INCH
RIM = 888.25
FL OUT = 883.64 [P-10] (12")
SE 5TH STREET
889
887888
885
884
886
887
[P-10]
[P
-
1
3
]
[P-12]
WS WS
ST-12
ST-13 ST-10
CONNECT TO EXISTING
CORE DRILL OPENING
ST-11
[P-11]
+
ST
-
2
0
00
+
ST
-
2
1
00
+
ST
-
2
2
00
+
ST
-
2
2
40
0 10 20 40
N
ST
O
R
M
S
E
W
E
R
P
L
A
N
A
N
D
P
R
O
F
I
L
E
24
C4.4
A S S O C I A T E S®
SHEET
JOB NO.
PROJECT MGR.
NO
.
RE
V
I
S
I
O
N
S
DA
T
E
:
JOHN GADE, P.E.
7235.002
20
2
4
AM
E
S
,
I
O
W
A
5
0
0
1
0
32
9
S
E
5
T
H
S
T
R
E
E
T
FU
R
N
I
T
U
R
E
M
A
R
T
U
S
A
0 10 20 40
N
NOTES:
1) FIELD LOCATE EXISTING WATER MAIN. IF
STORM SEWER IS IN CONFLICT WITH SUDAS
SEPARATION REQUIREMENTS, LOWER WATER
MAIN AS NEEDED TO ACHIEVE REQUIRED
SEPARATION. IF LOWERING MAINTAIN A
MINIMUM OF 18-INCH VERTICAL SEPARATION.
IF WITHIN 18-INCHES, STORM SEWER SHALL
HAVE GASKETED JOINTS.
29
SE 5TH STREET
WSWS
10' ELEC. ESMT
SF
SFSF
SLSL
SL
SL
SL
SL
SL
SL
SLIP
IP
IP
IP
IP
IP
IP
IP IP IP IP IP
0 10 20 40
N
ST
O
R
M
W
A
T
E
R
P
O
L
L
U
T
I
O
N
P
R
E
V
E
N
T
I
O
N
P
L
A
N
-
1
25
C6.1
A S S O C I A T E S®
SHEET
JOB NO.
PROJECT MGR.
NO
.
RE
V
I
S
I
O
N
S
DA
T
E
:
JOHN GADE, P.E.
7235.002
20
2
4
AM
E
S
,
I
O
W
A
5
0
0
1
0
32
9
S
E
5
T
H
S
T
R
E
E
T
FU
R
N
I
T
U
R
E
M
A
R
T
U
S
A
SL SILT LOGS
LEGEND
CE CONSTRUCTION ENT.
SPILL KIT
SF SILT FENCE
IP INLET PROTECTION
CONCRETE, PAINT, AND
GROUT WASHOUT AREA
NOTE - CONCRETE WASHOUT AREA GENERALLY LOCATED
AND SHALL BE LOCATED BY THE CONTRACTOR ON SITE
IN A LOCATION APPROVED BY THE OWNER.
SHEET NOTES:
1.SWPPP CONTROLS WILL REMAIN IN PLACE
THROUGHOUT CONSTRUCTION. CONTRACTOR SHALL
MAINTAIN EROSION CONTROLS AND PROVIDE
ADDITIONAL EROSION CONTROLS AS REQUIRED
DURING CONSTRUCTION TO PREVENT EROSION
FROM LEAVING THE SITE.
2.SOILS SHALL BE TEMPORARILY SEEDED FOR
TEMPORARY STABILIZATION, POST-CONSTRUCTION,
AND AS REQUIRED WITHIN LIMITS OF
DISTURBANCE.
3.ALL DISTURBED AREAS NOT STABILIZED BY OTHER
MEANS SHALL INCLUDE SUDAS TYPE 4 TEMPORARY
SEEDING DURING CONSTRUCTION AND TYPE 2
PERMANENT SEEDING WITH RECP TYPE 2A NATURAL
FIBER MATTING AFTER CONSTRUCTION IS
COMPLETED.
CE
30
ST
O
R
M
W
A
T
E
R
P
O
L
L
U
T
I
O
N
P
R
E
V
E
N
T
I
O
N
P
L
A
N
-
2
26
C6.2
A S S O C I A T E S®
SHEET
JOB NO.
PROJECT MGR.
NO
.
RE
V
I
S
I
O
N
S
DA
T
E
:
JOHN GADE, P.E.
7235.002
20
2
4
AM
E
S
,
I
O
W
A
5
0
0
1
0
32
9
S
E
5
T
H
S
T
R
E
E
T
FU
R
N
I
T
U
R
E
M
A
R
T
U
S
A
Stormwater Pollution Prevention Plan
All contractors/subcontractors shall conduct their operations in a manner that minimizes erosion and prevents sediments from leaving the site and prevents chemical contamination of soil and water.
The Contractor shall be responsible for compliance and implementation of the Pollution Prevention Plan (PPP) for their entire contract. This responsibility shall be further shared with subcontractors
whose work is a source of potential pollution as defined in this PPP. All work necessary to be in compliance with the PPP shall be considered incidental to the project. Therefore, it is in the best interest of
the Contractor to disturb as little land as possible.
Phase 1 - Site Evaluation and Design Development
Existing soil information: See the Story County Soil Survey, SW 1
4 of NE 1
4 of Section 11 of T83N, R24W.
Existing runoff quality: Existing data on runoff water quality is not available.
Location of surface water on site: none
Name of receiving stream: South Skunk River (includes site storm sewer system).
Construction activity description: General soil disturbing activities associated with construction of a commercial building including: excavation, stockpiling, trenching, backfilling, paving and seeding.
This Pollution Prevention Plan (PPP) is for Furniture Mart, Ames, Iowa.
This PPP covers approximately 4.7 acres with an estimated 4.7 acres being disturbed.
The PPP is located in an area of one (1) type of soil association: Zook Loam (54). The estimated average SCS runoff curve number for this PPP after completion will be 89.
Refer to the Plans (7235.002) for locations of typical slopes, ditch grades, and major structural and non-structural controls. A copy of this plan will be on file at the project engineer's office. Runoff
from this site eventually flows to the South Skunk River.
POTENTIAL SOURCES OF POLLUTION:
Site sources of pollution generated as a result of this work relate to silts and sediment which may be transported as a result of a storm event. However, this PPP provides conveyance for other
(non-project related) operations. These other operations have Stormwater runoff, the regulation of which is beyond the control of this PPP. Potentially this runoff can contain various pollutants
related to site-specific land uses. Examples are:
Park Landscaping Activities:
Runoff can potentially contain chemicals including herbicides, pesticides, fungicides and fertilizers.
Commercial and Industrial Activities:
Runoff from industrial and commercial land use may contain constituents associated with the specific operation. Such operations are subject to potential leaks and spills which could be commingled
with run-off from the facility. Pollutants associated with commercial and industrial activities are not readily available since they are typically proprietary.
Phase 2 - Control Selection/Plan Design
(A) Select Erosion and Sediment Controls
The contractor shall submit specifications for temporary and permanent measures to be used for controlling erosion and sediment. Demolition or clearing and grading should not be started until a
firm construction schedule is known and can be effectively coordinated with the grading and clearing activity.
The following Stabilization measures will be utilized:
Temporary seeding - Exposed areas subject to erosion should be covered as quickly as possible. Under Iowa's General Permit No. 2., re-issued 3/1/2018, disturbed areas of the construction site
that will not be redisturbed for 14 days or more must initiate stabilization measures on the last day of land disturbing activities.
Permanent seeding and planting - Permanent seeding shall be done in accordance with the Seeding Plan. The seeding schedule shall follow the Iowa Department of Transportation's specifications.
Temporary seeding shall be utilized for erosion control until permanent seeding can be established.
Mulching - Temporary vegetation will be used as mulch when permanent seeding is completed.
Preservation of Natural Vegetation - Natural Vegetation shall be preserved where possible within the construction limits. Natural vegetation shall not be disturbed outside of the demolition and
construction limits. Vegetation may be mowed or harvested for hay crop.
Vegetative Strips - Vegetative strips may be utilized to slow runoff velocities and deposit sediments from disturbed areas.
Soil Retaining Measures - Soil to be reused will be stockpiled onsite as indicated on the plans. Silt fence will be utilized to maintain soils onsite.
Minimization of land exposure - Exposure of disturbed land shall be minimized in terms of area and time.
Roadways - Roadways will be surfaced or otherwise stabilized as soon as feasible.
The following structural practices will be utilized:
Earthen Berm or Dike - Earthen dikes may be used to divert water around disturbed areas and around intakes as directed by the engineer.
Silt fence - Silt fence shall be placed on the perimeter of the disturbed area as shown on the drawings. Additional Silt fence shall be provided at the discretion of the engineer.
Gravel Construction Entrance - A gravel or rock construction entrance will be used to reduce or eliminate offsite tracking of soil or debris.
(B) Select other controls
Disposal of construction site waste materials - The contractor will be responsible for making sure that all construction wastes are properly disposed of at facilities permitted to accept these types of
wastes.
Treatment or disposal of sanitary wastes generated on-site - The contractor will be responsible for providing sanitary facilities for workers in accordance with local and state requirements. The
contractor will be responsible for disposing of sanitary waste in accordance with local and state requirements. Portable facilities shall be secured from tipping over.
Prevent off-site tracking of sediments and generation of dust - The contractor shall prevent the tracking of sediments offsite. A construction entrance shall be installed as shown on the plans. The
contractor will be responsible for immediate cleanup of any tracked mud or debris.
PCC Waste - The contractor will be responsible for preventing chemical contamination of soil and water. The contractor shall provide and maintain a containment facility for waste paving material
(i.e. PCC washout station).
Materials Management - All materials stored onsite will be stored in a neat, orderly manner in their appropriate containers and, if possible, under a roof or other enclosure. see specifications for
further recommendations. Waste materials which can easily become airborne will be contained to prevent materials leaving the site. Dumpsters shall have a cover to minimize rain water from
entering the container.
The contractor will also be responsible for preventing dust generation from construction activities. The Contractor shall take reasonable measures to prevent unnecessary dust. Earth surfaces
subject to dusting shall be kept moist with water or by application of a chemical dust suppressant. Dust prone materials in piles or in transit shall be covered when practical to prevent blowing.
Buildings and operating facilities which are affected adversely by dust shall be adequately protected from dust. Existing and new equipment which may be adversely affected by dust shall be
adequately protected.
(C) Inspection and maintenance plan
The contractor will be responsible for installation and all associated costs of erosion and stormwater management controls during the contract period. Details of control measures are shown on the
plans.
The Contractor is responsible for performing site inspections to verify controls are installed and functioning properly.
The Contractor is required to maintain all temporary erosion control measures in proper working order, including cleaning, repairing, or replacing them throughout the contract period. Cleaning of
silt control devices shall begin when the features have lost 30% of their capacity. Perform cleaning and maintenance to PCC wash-out station when station is 75% full.
(D) Control Description
Description of controls can be found in section (A). The contractor will be responsible for submitting specifications of the selected controls. The location of determined controls can be found on the
plans. Additional controls may be required at the discretion of the engineer.
(E) Schedule of major activities
Prior to initiating construction the Contractor shall submit a schedule of major activities including:
1. Land clearing and grading in relation to the corresponding schedule for all excavation work. If at all possible, the clearing should immediately precede the construction activity.
2. Installation and anticipated completion date of each control measure.
(F) Non-Storm Discharges
This includes; subsurface drains (i.e. longitudinal and standard subdrains), slope drains and bridge end drains, discharges from fire fighting activities, fire hydrant flushings, potable water sources
including waterline flushings, routine external building washdown which does not use detergents, pavement washwaters where spills of leaks of toxic or hazardous materials have not occurred
(unless all spilled material has been removed) and where detergents are not used, foundation or footing drains where flows are not contaminated with process materials such as solvents,
uncontaminated air conditioning condensate, uncontaminated springs or ground water.
(G) Prohibited Discharges
1. Wastewater from washout and cleanout of stucco, paint, form release oils, curing compounds and other construction materials.
2. Fuels, oils or other pollutants used in vehicle and equipment operation/maintenance.
3. Soaps or solvents used in vehicle and equipment washing.
Phase 3 - Plan Implementation
Contractor Certification
STORMWATER POLLUTION PREVENTION PLAN
All contractors and subcontractors, including short-term contractors and subcontractors coming on-site, must sign the contractor certification statement before conducting any professional service at
the site identified in the plan. The certification must be signed by an authorized representative (i.e., principal executive officer, vice president, general partner, proprietor, elected official). Upon
signing the certification, the contractor or sub-contractor becomes a co-permittee with the owner and other co-permittee contractors. In signing the plan, the authorized representative certifies that
the information is true and assumes liability for the plan. Note that Section 309 of the Clean Water Act provides for significant penalties where information is false or the permittee violates, either
knowingly or negligently, permit requirements.
The General Contractor will be responsible for collecting and maintaining signatures. The contractor shall provide copies of signed certifications to the owner and engineer upon request and at the
termination of the contract.
Contractor Certification Statement
“I certify under penalty of law that I understand the terms and conditions of the general National Pollutant Discharge Elimination System (NPDES) permit that authorizes the Stormwater discharges
associated with industrial activities from the construction site as a part of this certification. Further, by my signature, I understand that I am becoming a co-permittee, along with the owners(s) and
other contractors and subcontractor signing such certifications, to the Iowa Department of Natural Resources NPDES General Permit No. 2 for “Stormwater Discharge Associated with Industrial
Activity for Construction Activities” at the identified site. As a co-permittee, I understand that I, and my company, are legally required under the Clean Water Act and the Code of Iowa, to ensure
compliance with the terms and conditions of the Stormwater pollution plan developed under this NPDES permit and the terms of the NPDES permit."
(A) Notice of Intent (NOI)
The owner or an agent of the owner will fulfill the public notice requirement and submit the Notice of Intent for coverage under General Permit No. 2. The project requires the obtaining of a NPDES
General Permit for Stormwater discharge associated with construction activities. The Owner and the Contractor have a copy of this permit. The Contractor and all subcontractors shall be
responsible for compliance and fulfilling all requirements of the NPDES General permit including the Stormwater Pollution Prevention Plan.
Phase 4 - Plan Implementation
The Contractor shall follow the schedule as submitted under Phase 2 (E). The Contractor shall keep the Engineer informed of any deviation of the schedule or plan.
(A)Inspection and Maintenance Reports
A copy of the inspection log shall be maintained at the site.
(B)Records of Construction Activities
In addition to the installation and maintenance of erosion control implementation, the Contractor should keep records of the construction activity on the site. In particular, the Contractor should
keep a record of the following information:
-The dates when major grading activities occur in a particular area.
-The dates when construction activities cease in an area, temporarily or permanently.
-The dates when an area is stabilized, temporarily or permanently.
-These records can be used to make sure that areas where there is no construction activity will be stabilized within the required time frame. Records shall be retained for a period of at least three
years from the date that the site is finally stabilized.
(C)Plan Updates
The pollution prevention plan shall be updated expeditiously:
-When it does not accurately reflect the site features and operations.
-When the Contractor, Owner, or Engineer observes that it is not effective in minimizing pollutant discharge from the site.
-To include Contractors identified after the submittal of the Notice of Intent. These Contractors shall certify the plan and be identified as co-permittees and
-To identify any change in ownership or transference of the permit and permit responsibilities.
If, at any time during the effective period of the permit, the IDNR finds that the plan does not meet one or more of the minimum standards established in the general permit, the IDNR will notify the
permittee of required changes necessary to bring the plan up to standard. Permittees shall have 3 days after notification to make the necessary changes and shall submit to the Department a
written certification that the changes have been made.
(D)Report of Hazardous Conditions
Because construction activities may include handling of certain hazardous substances over the course of the project, spills of these substances may create a hazardous condition and are required to
be reported. Iowa Code, 455B.386, requires that as soon as possible but not more than six hours after the onset of a hazardous condition the IDNR and local Sheriff's Office or the office of the
Sheriff of the affected county be notified. The Owner and Engineer should also be informed of the hazardous condition in a timely manner. Contractor is responsible for spill clean-up, remediation
and reporting. IDNR (515) 725 - 8694, Polk County Sheriff (515) 286-3814
The Contractor shall submit a report to the Engineer within 14 calendar days of a hazardous condition. The report shall describe the release and the circumstances leading to the release. Steps to
prevent the reoccurrence of such releases are to be identified in the plan and implemented.
(E)Plan location and access
Plan location - A copy of the Pollution Prevention Plan must be kept at the construction site, or at a readily available alternative site approved by the Department, from the time construction begins
until the site has reached final stabilization.
Retention of records - G. P. #2 (3.01.2018) requires that copies of the Stormwater Pollution Prevention Plan and all other reports required by the permit, as well as all of the data used to complete
the Notice of Intent, be retained for 3 years after the completion of final site stabilization.
Access - Although plans and associated records are not necessarily required to be submitted to the Iowa Department of Natural Resources (IDNR), these documents must be made available upon
request, within 3 hours, to the IDNR. If Stormwater runoff is discharged to a municipal separate storm sewer system, the plans must be made available upon request to the municipal operator of
the system.
Phase 5 - Final Stabilization and Notice of Discontinuation (NoD)
(A)Final Stabilization
Final stabilization is defined in the general permit as meaning that all soil disturbing activities at the site have been completed, and that a uniform perennial vegetative cover with a density of 70%,
sufficient to preclude erosion, for the entire disturbed area of the permitted project has been established or equivalent stabilization measures have been employed or which has been returned to
agricultural production.
The Contractor shall notify the permit holder and Engineer of final stabilization in accordance with the contract documents. The Owner and Engineer will review the site before finalizing the contract
and taking control of the site. The Contractor will be required to provide a copy of all inspection and maintenance logs, schedule of construction activities, and Contractor Certifications to the Owner
at this time.
(B)Notice of Discontinuation (NoD)
The permit holder (Owner) will be required to submit the Notice of Discontinuation once control of the site has been obtained from the Contractor. All temporary control (i.e. silt fence) shall be
removed by contractor prior to filing the NoD.
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