HomeMy WebLinkAboutA001 - Salvage Yard Special Use Permit and staff report dated March 12, 2025ITEM #: 3
DATE: 03-26-2025
CITY OF AMES
DEPARTMENT OF PLANNING AND HOUSING
REPORT TO THE ZONING BOARD OF ADJUSTMENT
REQUEST:
Public Hearing on a request for a Special Use Permit for a new Building and Truck Scale
at a Salvage Yard within the General Industrial (GI) Zoning District.
BACKGROUND:
The applicant, Matt Bell on behalf Charles Bell, dba Bell Salvage is requesting approval
of a Special Use Permit to add a new industrial building and truck scale at a Salvage Yard
located at 501 Freel Drive. The Special Use Permit request is accompanied by a Site
Development Plan. The site is zoned General Industrial (GI). The site is also located
within the 100-year Floodplain. The existing site is 5.02 acres on the west side of Freel
Drive. Bell Salvage currently has a scale on the other side of Freel Drive. The new facility
will allow for a better flow of trucks, more convenient unloading of material, and updated
equipment.
Any development activity for a Salvage Yard Use requiring a Site Development Plan must
be accompanied by a Special Use Permit. This site was originally granted a Special Use
Permit in 1992. The site has operated as a permitted Salvage Yard since that time with
some minor updates and amendments throughout the years.
The owner is requesting to construct a 4,200 square foot building in the center of the site
along with a new truck scale for weighing materials that are brought to the site.
Additionally, paved parking will be constructed for the new building and paving of drive
aisle access from the parking area and scale location to Freel Drive. The building is being
constructed for workshop space and sorting of materials from customers onto trucks. A
small exiting building near the front of the site will be demolished to make way for this
project.
The project will not expand the existing stockpiles approved on the original Special Use
Permit. Stockpiling will still occur to the north, west and southwest of the new building and
truck scale. Front yard landscaping of trees, shrubs and grasses and parking lot
landscaping is being proposed in accordance with the Landscape standards in Chapter
29.403. The project will require 10 parking stalls which are being provided directly north
of the new building.
The area along Freel Drive where the new building and scale is proposed will be permitted
to remove the existing screen wall as there will be landscaping and open front yard with
the new building being constructed. (The original SUP required screening fences along
Freel Drive.) This will help screen and soften against the stockpiles behind the building.
This will be between the south entrance immediately south of the new building and north
entrance immediately north of the new building.
The new truck scale will facilitate truck weighing on-site. Currently trucks are weighed off
site on the east side of Freel opposite of this location and then travel to the salvage yard
to process material. The new scale will have trucks entering from Freel east of the new
scale and circulating around to the north and exiting north of the new building. This will
contain operations of weighing and breaking items down on one site.
Staff is conditioning that the existing screen wall that is required to screen the site on the
north, south and remaining portions along the east property boundaries along Freel Drive
be repaired in any area it is damaged. Staff is requiring that with any approval of the
proposed plan that all of the other requirements from the previous Special Use Permit
remain. This includes a chain-link gate system at the entrance to the site.
Staff is also requiring that a tire pile near the center of the site be removed to comply with
the original Plan and the Fire Code. The Fire Inspector has safety concerns about the
size of the existing accumulation.
The site is located within the 100-year floodplain. The proposed building and any other
electrical or mechanical items on site are required to be elevated to 3’ above the Base
Flood Elevation (BFE). This helps to ensure a greater degree of protection for the building
and any vital electrical or mechanical equipment that may be prone to damage. In the
case of the building this applies to the lowest floor of the building which in the case is the
building pad. The proposed lowest floor of the building is proposed to be 3’ above the
BFE of the site. In the case of the truck scale this applies as well. The scale is proposed
at 3’ above the BFE.
STATEMENT OF APPLICANT IN SUPPORT OF PROPOSAL:
The applicant’s complete application and supporting information accompany this report.
These materials discuss characteristics of the proposed use and their impacts. The
applicant states the appearance of the building and site will not need to be altered to
accommodate the use (other than the addition of an entrance door) and that the proposed
use will not negatively impact any of the other businesses in the area.
APPLICABLE LAW:
Chapter 29, Section 29.1503(5)(a) and (e) of the Municipal Code states the following:
(5) Review Criteria. Before a Special Use Permit application can be approved, the
Zoning Board of Adjustment shall establish that the following general standards,
as well as the specific standards outlined in subsections (b), (c), and (d) below,
where applicable, have been or shall be satisfied. The Board's action shall be
based on stated findings of fact. The conditions imposed shall be construed as
limitations on the power of the Board to act. A mere finding that a use conforms to
those conditions or a recitation of those conditions, unaccompanied by specific
findings of fact, shall not be considered findings of fact for the purpose of complying
with this Ordinance.
(a) General Standards. The Zoning Board of Adjustment shall review each
application for the purpose of determining that each proposed use meets
the following standards, and in addition, shall find adequate evidence that
each use in its proposed location will: [The standards are listed in this report
below.]
….
(e) Conditions. The Board may impose such additional conditions it deems
necessary for the general welfare, for the protection of individual property
rights, and for ensuring that the intent and objectives of this Ordinance will
be observed."
Chapter 29.1306 Salvage Yards
(1) It is found that the keeping of salvaged parts and materials and the storage of
motor vehicles out of doors can detract from the beneficial use and enjoyment of
neighboring properties. A salvage yard is prohibited anywhere except in the GI
Zone. Such salvage yard shall be authorized only by a Special Use Permit issued
after a public hearing by the Zoning Board of Adjustment in accordance with the
procedures set out in Section 29.1503 and shall be subject to such protective
conditions that may be warranted by the nature of the salvage operation. A salvage
yard operation is also subject to all the submittal and approval requirements set
out in Section 29.901.
(2) The Zoning Board of Adjustment shall not grant any Special Use Permit as
authorized and required in Subsection A above, unless it shall first find as a fact
that the keeping of motor vehicles that are stored or displayed under their present
or proposed conditions or circumstances will not:
(a) Provide an attractive and dangerous nuisance for young children;
(b) Be a harborage for rats and other forms of vermin; or
(c) Be an unsightly detraction from the use and enjoyment of adjacent
properties.
In granting a Special Use Permit, the Zoning Board of Adjustment may impose
such time limits and other special protective conditions as it shall find useful and
reasonable to the concerns expressed in Subsections a, b, and c above.
PUBLIC NOTIFICATION:
Notification was made to all owners of property within 200 feet. A notice of public hearing
was placed on the property and published in the newspaper. As of this writing, no
comments have been received.
ALTERNATIVES:
1. The Zoning Board of Adjustment can approve the requested Special Use Permit
to construct a Building and Truck Scale at 501 Freel Drive for a Salvage Yard
business with the following conditions:
a. The requirements of the previously issued Special Use Permit to operate
the Salvage Yard apply for area not affected by this request.
b. That the required high screen wall be repaired in any area it is in a state of
disrepair prior to issuance of a certificate of occupancy for the new building.
c. A tire pile located on site must be removed prior to occupancy of the new
building.
d. The chain-link fence and gate system be maintained where the screen walls
are being removed.
2. The Zoning Board of Adjustment can approve the requested Special Use Permit
to construct a Building and Truck Scale at 501 Freel Drive for a Salvage Yard
business with its own set of conditions.
3. The Zoning Board of Adjustment can deny the requested Special Use Permit to
construct a Building and Truck Scale at 501 Freel Drive for a Salvage Yard
business.
PLANNING AND HOUSING DEPARTMENT RECOMMENDED ACTION:
The request to construct a Building and a Truck scale here has been reviewed by Staff
and meets the City’s General Industrial (GI) zoning requirements and floodplain
requirements. The building is not increasing the area of coverage of salvage piles or the
extent of the Salvage Yard Use. The proposed Building and Truck Scale will require paved
parking and paved access from Freel Drive as well as front yard landscaping and green
space.
Staff believes that the appearance of this section of the site will be enhanced by adding
landscaping and the proposed new Building. Staff also believes all of the Special Use
Permit general standards and Salvage Yard standards have been met.
Based upon review of the operations and the findings of fact for the Special Use
Permit included in the addendum, the Planning & Housing Department
recommends Alternative #1 with the attached conditions.
Addendum
FINDINGS OF FACT & CONCLUSIONS:
Based upon the submitted site plan in addition to the facts provided in the application, the
following findings of fact and conclusions may be made regarding the standards of
approval.
General Standards.
(i) Be harmonious with and in accordance with the general principles and
proposals of the Comprehensive Plan of the City.
Findings of Fact: The land use designation here is ‘Employment’ and supports
Industrial activities such as the proposed use and current use. The zoning
designation of General Industrial is supported by Ames Plan 2040 and the site will
operate according to the zoning designation.
Conclusions: The proposed building and truck scale will serve the existing
business and use of the property which is supported by Ames Plan 2040. This
standard can be found to be met.
(ii) Be designed, constructed, operated and maintained so as to be harmonious
and appropriate in appearance with the existing and intended character of
the general vicinity and that such a use will not change the essential
character of the area in which it is proposed.
Findings of Fact: The proposed new building and truck scale have been designed
to comply with the zoning standards in Chapter 29 of the Ames Municipal Code
and Chapter 9 of the City’s Floodplain Ordinance. The proposed use of the building
is industrial, and the proposed design is typical of other buildings in the General
Industrial Zone. The building meets and exceeds required setbacks and meets
minimum height requirements. The proposed truck scale is being moved to this
site from across the street on the east side of Freel Drive. The proposal will add
landscaping and paving on site. A separate salvage operation exists adjacent to
this site to the southeast.
Conclusions: The proposed new building and truck scale are permissible in the
General Industrial zone. The use of the property will remain as it has been since
the 1990’s as a Salvage Yard. This use can be expected to occur in this area and
a separate salvage business exists nearby. This standard can be found to be
met.
(iii) Not be hazardous or disturbing to existing or future uses in the same general
vicinity.
Findings of Fact: The proposed site plan is for construction of an industrial building
to serve the Salvage Yard use and construction of a truck scale to weigh material.
The development affects only the central portion of the site. The salvage use will
continue as it has been under the previously approved Special Use Permit in the
1990’s. No additional uses are being added to the site.
Conclusions: The current use and activity have been in place since the 1990’s.
The addition of the building and truck scale are permitted uses and function as part
of the salvage use. The addition of the building and scale are not seen to create a
disturbance to existing or future uses. This standard can be found to be met.
(iv) Be served adequately by essential public facilities and services such as
highways, streets, police, fire protection, drainage structures, refuse
disposal, water and sewage facilities, and/or schools.
Findings of Fact: The site is served by Freel Drive. The new building will be
connecting to City water and sewer that already exists along Freel Drive. The site
will continue to be served by Freel Drive adequately. No other City services are
required or will be affected. According to the owner, traffic levels on this section of
Freel Drive are not anticipated to increase as a result of the new building and truck
scale.
Conclusions: City services are adequate to serve this site. The proposed
development is not seen to create an undue burden or require additional
unforeseen City services. This standard can be found to be met.
(v) Not create excessive additional requirements at public cost for public
facilities or services.
Findings of Fact: No additional public serves are required to serve this
development.
Conclusions: This standard can be found to be met.
(vi) Not involve uses, activities, processes, materials, and equipment or
conditions of operation that will be detrimental to any person, property, or
general welfare by reason of excessive production of traffic, noise, smoke,
fumes, glare, or odors.
Findings of Fact: The Salvage Yard activities here have been ongoing for several
decades. The proposal is for construction of a building and a truck scale to serve
the existing salvage use. Paved parking and landscaping will also be constructed.
Traffic levels to the business on Freel Drive are not anticipated to change
according to the applicant. The proposed site plan will not expand the salvage yard
beyond the existing site it is located on.
Conclusions: This standard can be found to be met.
(vii) Be consistent with the intent and purpose of the Zone in which it is proposed
to locate such use.
Findings of Fact: The General Industrial zone is intended for Industrial uses which
include Salvage Yards, subject to a Special Use Permit approval. The proposed
building and truck scale meet General Industrial and General Development
standards in Chapter 29.
Conclusions: The proposed industrial building, paved parking and truck scale
comply with the General Industrial zone standards. This standard can be found
to be met.
CONCLUSION: Based on the staff’s analysis and the findings above, staff finds that the
General Standards of the Ames Municipal Code Section 29.1503(5)(a) can be satisfied.
Salvage Yard Criteria
(i) Provide an attractive and dangerous nuisance for young children;
Findings of Fact: The proposed site plan for a building and truck scale will not
expand the size of the salvage yard. The screen wall around the site is being
maintained which will limit access to the site. The site is not located in the
immediate vicinity of a residential neighborhood or school. The only access to the
site will be from Freel Drive along the east side of the site. The owner states motion
activated cameras will be installed. The site will be supervised during regular
business hours. A chain-link gate system will remain in place.
Conclusions: The site is not easily accessible on all sides and is not located near
a residential area or schools. The construction of the building and truck scale are
not seen to create elements a more attractive and dangerous nuisance for young
children. This standard can be found to be met.
(ii) Be a harborage for rats and other forms of vermin;
Findings of Fact: The proposed site plan will not expand the salvage yard storage
activity. The development activity here will be for an industrial building and a truck
scale with paved parking and access.
Conclusions: The addition of a new building and truck scale is not seen to add to
or increase the risk or presence of rats or other forms of vermin. This standard
can be found to be met.
(iii) Be an unsightly detraction from the use and enjoyment of adjacent
properties.
Findings of Fact: The current Salvage Yard has existed for many years and has a
high screen wall as required in a previous Special Use Permit. The development
here will involve construction of a building and a truck scale with paved access and
parking.
Conclusions: The creation of a building and truck scale is not unexpected in the
General Industrial zone. The request does not expand the size of the salvage yard
or increase intensity in such a way that neighboring properties cannot be utilized.
This standard can be found to be met.
Attachment A- Location Map
LINCOLN WAY
SE 5TH STREET
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PROJECT
LOCATION
SHEET C.100CGA PROJECT NO. 24-DA-0464
BELL SALVAGE SITE IMPROVEMENTS
AMES, IOWA
~2025~
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Pages or sheets covered by this seal:
Signature Date
I hereby certify that this engineering document was
prepared by me or under my direct personal supervision
and that I am a duly licensed Professional Engineer
under the laws of the State of Iowa.
OI AW
25470
CLI DESEN
RP
EFO
SS O LNAI GNE
INEER
My license renewal date is December 31, 2026
Iowa License Number 25470
Brad A. Freeman, PE
RAD A .FREEMANB
Clapsaddle-Garber Associates, Inc
2413 Grand Avenue
Des Moines, Iowa 50312
Phone 515-288-4823
www.cgaconsultants.com
INDEX OF SHEETS
SHEET NO. DESCRIPTION
C.100 TITLE SHEET
C.101 SYMBOLS, LEGEND AND GENERAL INFORMATION
C.110 EXISTING CONDITIONS & DEMOLITION PLAN
C.200 SITE PLAN
C.201 OVERALL SITE LAYOUT
C.300 GRADING PLAN
C.400 LANDSCAPE PLAN
C.500 DETAILS
C.501 DETAILS CONTINUED
LOCATION MAP
Council
Bluffs
Sioux City
Burlington
Des Moines
I-80
Mason City
I-35 Waterloo
Marshalltown
Davenport
Dubuque
Cedar
RapidsAMES
VICINITY MAP
NOT TO SCALE
WORK AND MATERIALS SHALL BE IN ACCORDANCE WITH
THE IOWA STATEWIDE URBAN STANDARD
SPECIFICATIONS FOR PUBLIC IMPROVEMENTS, CURRENT
EDITION (SUDAS) AND THE CITY OF AMES STANDARD
SPECIFICATIONS
PRELIM
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A
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Y
N
PLAN SET IS INTENDED TO BE PRINTED IN
COLOR. PRINTING WITHOUT COLOR MAY AFFECT
LEGIBILITY OF THE PLANS
Attachment B- Site Development Plan
SHEET NO.
DRAWN:
CHECKED:
DATE:
DATE:
APPROVED:DATE:
PROJECT NO.DESIGNED:DATE:REVISIONNO.DATEBY DATEBYREVISIONNO.
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CGA BELL SALVAGE SITE IMPROVEMENTS
C.101
24-DA-0464
AMES, IOWA
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SYMBOLS, LEGEND, AND
GENERAL INFORMATION
Clapsaddle-Garber Associates, Inc
2413 Grand Avenue
Des Moines, Iowa 50312
Ph 515-288-4823
www.cgaconsultants.com
Zoning Compliance Summary
(Based upon Chapter 29, Zoning & Chapter 9, Flood Plains Zoning Regulations of the City of Ames, County of Story, State of Iowa, in current
usage)
CRITERION REQUIRED/PERMITTED PROPOSED PRIMARY CODE REFERENCE
Applicable Zoning District General Industrial - GI Zoning Map & FIRM
Principal Permitted Use Salvage Yard Salvage Yard 29.901(2)
Minimum Lot Area in Square Feet No Limit 86,825 SQ.FT.29.901(3)
Minimum Lot Frontage in Feet 25 FT 216.56 FT 29.901(3)
Minimum Front Lot Line 10 FT 95.33 FT 29.901(3)
Minimum Side Lot Line 12 FT 75.33 FT 29.901(3)
Minimum Rear Lot Line 20 FT 236.93 FT 29.901(3)
Maximum Building Coverage in Percent 85%5%29.901(3)
Minimum Landscape Area in Percent 15%13.6%29.901(3)
Maximum Building Height in Feet or Stories 100 FT or 9 Stories 23 FT 29.901(3)
Parking Allowed Between Buildings & Streets Yes No 29.901(3)
Drive-Through Facilities Permitted Yes No 29.901(3)
Outdoor Display Permitted Yes Yes 29.901(3)
Outdoor Storage Permitted Yes Yes 29.901(3)
Trucks & Equipment Permitted Yes Yes 29.901(3)
Parking Spaces Required 7 Spaces 6 Spaces + 1 Handicap = 7
Spaces
LEGEND
EXISTING PROPOSED
EVERGREEN TREE
DECIDUOUS TREE
FRUIT TREE
SHRUBS (BUSHES)
TREE LINE
STUMP
SWAMP
CEMETERY
GRAVE
CAVE
SINK HOLE
WELL
WINDMILL
CISTERN
SEPTIC TANK
LP GAS TANK
UNDERGROUND STORAGE TANK
SATELLITE DISH
SIGN (TYPE AS NOTED)
FLAGPOLE
SOIL BORING
MONITORING WELL
PARKING METER
MAILBOX
POST
BOLLARD
SPRINKLER HEAD
SPRINKLER HEAD VALVE
GUARDRAIL (BEAM OR CABLE)
FENCE
TILE OUTLET
DRAINAGE WAY
EDGE OF WATER
SILT FENCE
CONTOUR LINE
SPOT ELEVATION
BUILDING
F F
G
CV
SH
W
C
ST
LP
UST
SIGN
PM PM
P P
B B
SPH
SPV
X X O O
105
00.0
0
EXISTING PROPOSED
WATERLINE
WATER VALVE
FIRE HYDRANT
WATER METER
CURB STOP
YARD HYDRANT
FIRE DEPT. CONNECTION
POST INDICATOR VALVE
SANITARY SEWER LINE
STORM SEWER LINE
DRAIN TILE
SUBDRAIN
MANHOLE
CLEANOUT
INTAKE
BEEHIVE INTAKE
ROOF DRAIN
ROOF DRAIN (SURFACE)
ROOF DRAIN (UNDERGROUND)
GAS LINE
GAS VALVE
GAS METER
OVERHEAD ELECTRICAL LINE
BURIED ELECTRICAL LINE
POWER POLE
ELECTRICAL METER
ELECTRICAL HIGHLINE TOWER
TRAFFIC SIGNAL
TRAFFIC SIGNAL LINE
STREET LIGHT
LUMINAIRE
ELECTRICAL BOX/TRANSFORMER
FIBER OPTICS LINE
FIBER OPTICS BOX
FIBER PEDESTAL
TELEPHONE LINE
TELEPHONE POLE
TELEPHONE PEDESTAL
TELEPHONE BOX
CABLE TELEVISION LINE
TELEVISION PEDESTAL
TELEVISION BOX
AIR CONDITIONER
W (*)W
W W
FDC FDC
PIV PIV
San(*)San
StS (*)StS
DT DT
SD SD
M
C C
R R
RS RS
RU RU
G (*)G
G G
OH E OH E
E (*)E
E E
TS(*)TS
FO(*)FO
FO FO
FO FO
T(*)T
T T
T T
TV TV
TV(*)TV
TV TV
AC AC
EXISTING PROPOSED
SECTION/R.O.W. LINE
BOUNDARY LINE
PROPERTY LINE
EASEMENT LINE
SETBACK LINE
R.O.W. RAIL OR LOT CORNER
CONCRETE MONUMENT
GOVERNMENT CORNER MONUMENT
PARCEL OR LOT CORNER MONUMENT
TEMP. CONSTRUCTION EASEMENT CORNER
SURVEY CONTROL POINT
PROPERTY ADDRESS:
OWNER OF RECORD:
501 FREEL DRIVE
AMES, IOWA 50010
CHARLES R BELL
500 FREEL DRIVE
AMES, IOWA 50010
APPLICANT:
BELL SALVAGE
500 FREEL DRIVE
AMES, IOWA 50010
FIELD WORK COMPLETED:
11-01-2024
SURVEY PREPARED BY:
SITE PLAN PREPARED BY:
DATE OF PREPARATION:
01-28-2024
LEGAL DESCRIPTION
LOTS NINETEEN (19) AND TWENTY (20) IN WOODLAND ACRES, A PLAT OF THE WEST HALF (W1/2) OF THE NORTHEAST QUARTER (NE1/4) OF
SECTION TWELVE (12), TOWNSHIP EIGHTY-THREE (83) NORTH, RANGE TWENTY-FOUR (24) WEST OF THE 5TH P.M., STORY COUNTY, IOWA.
CONTAINING 86,825 SQUARE FEET (1.99 ACRES).
PROPOSED USE
SALVAGE YARD
PROJECT MANAGER: BRAD FREEMAN
CLAPSADDLE-GARBER ASSOCIATES, INC
2413 GRAND AVENUE
DES MOINES, IOWA 50312
PH 515-288-4823
WWW.CGACONSULTANTS.COM
CLAPSADDLE-GARBER ASSOCIATES, INC
2413 GRAND AVENUE
DES MOINES, IOWA 50312
PH 515-288-4823
WWW.CGACONSULTANTS.COM
THE FOLLOWING UTILITIES ARE PRESENT ON THIS PROJECT
UTILITY COMPANIES
NOTE:
Alliant Energy
Field Engineer 800-255-4268
City of Ames Utility Maintenance
Lisa Mondt 515-239-5162
Ames Electric Services
Mark Carran 515-239-5189
MediaCom
Wolfgang Spencer 845-587-2497
Metro FiberNet LLC
Lori Kemper 812-213-1050
UNDERGROUND STRUCTURES, FACILITIES, AND UTILITIES
HAVE BEEN PLATTED FROM AVAILABLE SURVEYS, RECORDS
AND DEEDS. THEREFORE THEIR LOCATIONS MUST BE
CONSIDERED APPROXIMATE ONLY. THERE MAY BE OTHERS,
THE EXISTENCE OF WHICH IS PRESENTLY NOT KNOWN.
TYPICAL DEPTH OF COVER ON WATERMAIN
PIPE IN AMES IS 5.5 FT.
VALUE ENGINEERING SAVES. REFER TO ARTICLE 1105.15 OF THE SPECIFICATIONS.
NOTES:
1. ALL BEARINGS ARE THE RESULT OF G.P.S.
OBSERVATIONS.
2. ALL UNDERGROUND UTILITIES ON THIS SITE HAVE BEEN LOCATED AT ASCE LEVEL C
OR D SURVEY QUALITY.
3. UTILITY LINETYPES WITH A QUALITY LEVEL INDICATOR (*) HAVE BEEN LOCATED PER
THE FOLLOWING ASCE STANDARD GUIDELINE FOR THE COLLECTION & DEPICTION OF
EXISTING SUBSURFACE UTILITY DATA" :
(A)- PRECISE HORIZONTAL & VERTICAL LOCATION OF UTILITIES OBTAINED BY THE
ACTUAL EXPOSURE (OR VERIFICATION OF PREVIOUSLY EXPOSED & SURVEYED
UTILITIES) & SUBSEQUENT MEASUREMENT OF SUBSURFACE UTILITIES, USUALLY AT
A SPECIFIC POINT. MINIMALLY INTRUSIVE EXCAVATION EQUIPMENT IS TYPICALLY
USED TO MINIMIZE THE POTENTIAL FOR UTILITY DAMAGE. A PRECISE HORIZONTAL &
VERTICAL LOCATION, AS WELL AS OTHER UTILITY ATTRIBUTES, IS SHOWN ON PLAN
DOCUMENTS. ACCURACY IS TYPICALLY SET TO 15- MM VERTICAL & TO APPLICABLE
HORIZONTAL SURVEY & MAPPING ACCURACY AS DEFINED OR EXPECTED BY THE
PROJECT OWNER.
(B)- INFORMATION OBTAINED THROUGH THE APPLICATION OF APPROPRIATE SURFACE
GEOPHYSICAL METHODS TO DETERMINE THE EXISTENCE & APPROXIMATE
HORIZONTAL POSITION OF SUBSURFACE UTILITIES. QUALITY LEVEL B DATA SHOULD
BE REPRODUCIBLE BY SURFACE GEOPHYSICS AT ANY POINT OF THEIR DEPICTION.
THIS INFORMATION IS SURVEYED TO APPLICABLE TOLERANCES DEFINED BY THE
PROJECT & REDUCED ONTO PLAN DOCUMENTS.
(C)- INFORMATION OBTAINED BY SURVEYING & PLOTTING VISIBLE ABOVE-GROUND
UTILITY FEATURES & BY USING PROFESSIONAL JUDGEMENT IN CORRELATING THIS
INFORMATION TO QUALITY LEVEL D INFORMATION.
(D)- INFORMATION DERIVED FROM EXISTING RECORDS OR ORAL RECOLLECTIONS.
CONTROL POINTS:
IOWA REGIONAL COORDINATE SYSTEM IOWA NORTH NAD83(2011)(EPOCH 2010) IARTN
DERIVED -US SURVEY FEET
NUMBER NORTHING EASTING ELEV.DESCRIPTION
550 3469455.73 4896987.20 885.81 60D NAIL
800 3469511.80 4896930.02 885.40 PAVEMENT NAIL
801 3469389.44 4896929.90 884.96 CUT 'X'
BENCHMARKS
NORTH AMERICAN VERTICAL DATUM OF 1988 (NAV88-GEOID83A) IARTN DERIVED-US
SURVEY FEET
NUMBER NORTHING EASTING ELEV.DESCRIPTION
518 3469037.57 4896977.95 885.19 BURY BOLT ON HYDRANT
519 3469442.19 4896993.51 887.39 BURY BOLT ON HYDRANT
ABBREVIATIONS
PCC PORTLAND CEMENT CONCRETE
ACC ASPHALT CEMENT CONCRETE
STM STORM SEWER MANHOLE
INT STORM SEWER INTAKE
INT-MH STORM SEWER INTAKE WITH MANHOLE
STCO STORM SEWER CLEANOUT
FES STORM SEWER FLARED END SECTION
STP STORM SEWER PIPE
STFM STORM SEWER FORCE MAIN
SMH SANITARY SEWER MANHOLE
SACO SANITARY SEWER CLEANOUT
SAP SANITARY SEWER PIPE
SAFM SANITARY SEWER FORCE MAIN
FH FIRE HYDRANT ASSEMBLY
YH YARD HYDRANT ASSEMBLY
WV WATER VALVE
CS CURB STOP
PIV POST INDICATOR VALVE
FDC FIRE DEPT. CONNECTION
RCP REINFORCED CONCRETE PIPE
CMP CORRUGATED METAL PIPE
HDPE HIGH-DENSITY POLYETHYLENE PIPE
PVC POLYVINYL CHLORIDE PIPE
DI DUCTILE IRON PIPE
CP SURVEY CONTROL POINT
BM SURVEY BENCHMARK
SB SOIL BORING
MW MONITORING WELL
PM PARKING METER
SH SPRINKLER HEAD
GV GAS VALVE
GM GAS METER
PP POWER POLE
EM ELECTRIC METER
TS TRAFFIC SIGNAL
LP LIGHT POLE/STREET LIGHT
EB ELECTRICAL BOX/TRANSFORMER
FB FIBER OPTICS BOX/PEDESTAL
TB TELEPHONE BOX/PEDESTAL
TP TELEPHONE POLE
CB CABLE/TELEVISION BOX
AC AIR CONDITIONER UNIT
CBU CLUSTER MAILBOX UNIT
12
'
S
E
T
B
A
C
K
12' SETBACK
12
'
S
E
T
B
A
C
K
10' SETBACK 65' ROW
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OH
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OH
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OH
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OH
E
W(
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W(D)12" WATER LINE
12
"
W
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12
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24
"
S
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24" STORM SEWER
12
"
S
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W
E
R
SALVAGE
PILE
SALVAGE
PILE
SALVAGE
PILE
CP #550
BM #519
EXISTING INT
RIM: 885.11
EXISTING MH
RIM: 884.76
FL: 875.61 (N-S)
CP #801
DIESEL FUEL
TANKS
LP TANK
10" I-BEAM
10" I-BEAM
SALVAGE
PILE
SALVAGE
PILE
FENCELINE
FENCELINE
BARBWIRE
EXISTING
BUILDING
EXISTING
SHED
CP #800
EXISTING APRON
6" PLASTIC FL: 882.48 (W)
100-YEAR FLOOD
GRAVEL
G(
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G(
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G(
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G(
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G(
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G(
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G(
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)
G(D)G(D)G(D)
G(D)G(D)G(D)
1/2" IRON REBAR
1/2" IRON REBAR
w/YELLOW PLASTIC CAP #11804
1/2" IRON REBAR
w/YELLOW PLASTIC CAP #6586
1/2" IRON REBAR
w/YELLOW PLASTIC CAP #6586
N0
0
°
1
9
'
1
3
"
W
10
7
.
5
4
'
S0
0
°
0
9
'
4
8
"
E
10
8
.
2
8
'
402.63'
N89°06'25"E
21
6
.
5
6
'
S0
0
°
0
9
'
4
8
"
E
402.02'
S89°19'06"W
21
5
.
0
7
'
N0
0
°
1
9
'
1
3
"
W
(1
0
8
.
9
'
)
(1
0
8
.
9
'
)
(1
0
8
.
9
'
)
S89°00'05"W
402.94'
(S89°10'20"W 402.84')
PARCEL B
86,825 SQUARE FEET
(1.99 ACRES)
N
0
GRAPHIC SCALE
40'20'60'
Clapsaddle-Garber Associates, Inc
2413 Grand Avenue
Des Moines, Iowa 50312
Ph 515-288-4823
www.cgaconsultants.com
SHEET NO.
DRAWN:
CHECKED:
DATE:
DATE:
APPROVED:DATE:
PROJECT NO.DESIGNED:DATE:REVISIONNO.DATEBY DATEBYREVISIONNO.
J:
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CGA BELL SALVAGE SITE IMPROVEMENTS
C.110
24-DA-0464
AMES, IOWA
EXISTING CONDITIONS &
DEMOLITION PLAN
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----
--------
----
----
----
GENERAL DEMOLITION NOTES:
1.ADJOINING PROPERTIES SHALL BE PROTECTED DURING DEMOLITION
OPERATIONS. DEBRIS ON ADJOINING PROPERTIES SHALL BE CAREFULLY
REMOVED BY CONTRACTOR.
2.ANY DAMAGE TO EXISTING PAVEMENT TO REMAIN DUE TO CONSTRUCTION
ACTIVITIES SHALL BE REPAIRED AT THE CONTRACTOR'S EXPENSE. ALL EFFORTS
SHALL BE MADE TO NOT DISTURB EXISTING PAVEMENT TO REMAIN.
3.REMOVE ALL SIGNS, LIGHTS, POSTS, POLES, WALLS, AND ASSOCIATED
FOUNDATIONS AS INDICATED. BACKFILL ALL HOLES AND DEPRESSIONS WITH
SUITABLE SOIL.
4.CONTRACTOR SHALL SUPPLY DETAILED CONSTRUCTION SCHEDULE TO THE
CITY.
5.ONE WEEK PRIOR TO CONSTRUCTION, THE CONTRACTOR SHALL NOTIFY:
A. CITY OF AMES
B. OWNER
C. CLAPSADDLE-GARBER ASSOCIATES, INC.
6.CONTRACTOR SHALL DISPOSE OF PAVEMENT & FENCING OFF-SITE.
7.ALL CONSTRUCTION MATERIALS, DUMPSTERS, DETACHED TRAILERS, OR
SIMILAR ITEMS ARE PROHIBITED ON PUBLIC STREETS OR WITHIN THE PUBLIC
RIGHT-OF-WAY.
KEY DEMOLITION CONSTRUCTION NOTES:
REMOVE BUILDING & ALL EXISTING PAVING, CURBS, & BOLLARDS.
COMPLETELY REMOVE EXISTING TREE/SHRUB & ROOTBALL. DISPOSE OF
OFFSITE. BACKFILL DEPRESSIONS WITH SUITABLE SOIL.
REMOVE & REPLACE EXISTING PAVEMENT/GRAVEL TO THE NEAREST JOINT
LINE. PATCH SHALL BE BACKFILLED WITH ROCK FROM TOP OF SERVICE
PIPES TO BOTTOM OF PAVEMENT.
A
B
C
A
A
C
B
B
B
B
B
B
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X
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X
OH
E
OH
E
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E
OH
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OH
E
OH
E
OH
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OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
W(
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W(
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W(
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W(D)12" WATER LINE
12
"
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"
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24
"
S
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W
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R
24" STORM SEWER
12
"
S
A
N
I
T
A
R
Y
S
E
W
E
R
SALVAGE
PILE
SALVAGE
PILE
SALVAGE
PILE
CP #550
BM #519
EXISTING INT
RIM: 885.11
EXISTING MH
RIM: 884.76
FL: 875.61 (N-S)
CP #801
DIESEL FUEL
TANKS
LP TANK
10" I-BEAM
10" I-BEAM
SALVAGE
PILE
SALVAGE
PILE
FENCELINE
FENCELINE
BARBWIRE
CP #800
EXISTING APRON
6" PLASTIC FL: 882.48 (W)
100-YEAR FLOOD
GRAVEL
G(
D
)
G(
D
)
G(
D
)
G(
D
)
G(
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)
G(
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)
G(
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)
G(
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G(
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G(
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G(
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G(
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)
G(
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)
G(
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)
G(
D
)
G(
D
)
G(
D
)
G(
D
)
G(D)G(D)G(D)
G(D)G(D)G(D)
1/2" IRON REBAR
1/2" IRON REBAR
w/YELLOW PLASTIC CAP #11804
1/2" IRON REBAR
w/YELLOW PLASTIC CAP #6586
1/2" IRON REBAR
w/YELLOW PLASTIC CAP #6586
(1
0
8
.
9
'
)
(1
0
8
.
9
'
)
(1
0
8
.
9
'
)
(S89°10'20"W 402.84')
PARCEL B
86,825 SQUARE FEET
(1.99 ACRES)
W W W W W W
G G G G
San San San San
PROPOSED
BUILDING
PROPOSED
SCALE
11.00'9.00' (TYP)
R5.0
0
'
R15
.
0
0
'
R15
.
0
0
'
18
.
0
0
'
6.
0
0
'
60
'
70'5.00'
5.
0
0
'
20.00'
15.00'
15
.
0
0
'
R15
.
0
0
'
R15.00'
R44
.
0
0
'
R44
.
0
0
'
30.00'30.00'
12
.
8
3
'
11
.
0
0
'
13
.
0
0
'
R15.00
'
R15
.
0
0
'
15.00'
24
.
0
0
'
5.
0
0
'
37.00
15
.
5
0
'
34
.
0
0
'
45
.
0
0
'
2.00'
34
.
0
0
'
24
.
0
0
'
16.00'
6.
0
0
'
N
0
GRAPHIC SCALE
40'20'60'
Clapsaddle-Garber Associates, Inc
2413 Grand Avenue
Des Moines, Iowa 50312
Ph 515-288-4823
www.cgaconsultants.com
SHEET NO.
DRAWN:
CHECKED:
DATE:
DATE:
APPROVED:DATE:
PROJECT NO.DESIGNED:DATE:REVISIONNO.DATEBY DATEBYREVISIONNO.
J:
\
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CGA BELL SALVAGE SITE IMPROVEMENTS
C.200
24-DA-0464
AMES, IOWA SITE PLAN
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GENERAL LAYOUT NOTES:
1.ALL DIMENSIONS ARE TO BACK OF CURB UNLESS OTHERWISE NOTED.
2.ALL WORK SHALL BE IN ACCORDANCE WITH OSHA CODES & STANDARDS.
NOTHING INDICATED ON THESE DRAWINGS SHALL RELIEVE THE CONTRACTOR
FROM COMPLYING WITH APPROPRIATE SAFETY REGULATIONS.
3.SIGHT LIGHTING SHALL BE DETERMINED BY THE OWNER.
4.ALL DISTURBED AREAS SHALL BE SEEDED, FERTILIZED & MULCHED UNLESS
OTHERWISE NOTED IN PLANS. REFER TO LANDSCAPING PLAN.
5.ANY DAMAGE TO THE PAVEMENT NOT SHOWN FOR REMOVAL ON THE PLANS
DUE TO CONSTRUCTION ACTIVITIES SHALL BE REPAIRED AT THE CONTRACTORS
EXPENSE. ALL EFFORTS SHALL BE MADE TO NOT DISTURB EXISTING PAVEMENT.
6.COORDINATE GAS, ELECTRIC, TELEPHONE, & FIBER OPTIC WITH RESPECTIVE
UTILITY COMPANIES.
7.ALL CONSTRUCTION MATERIALS, DUMPSTERS, DETACHED TRAILERS, OR
SIMILAR ITEMS ARE PROHIBITED ON PUBLIC STREETS OR WITHIN PUBLIC
RIGHT-OF-WAY.
CONSTRUCTION DETAILS
INSTALL 6" PCC PAVEMENT
INSTALL PCC SIDEWALK PAVEMENT
INSTALL AGGREGATE
INSTALL STRAIGHT CLASS A SIDEWALK
INSTALL PARALLEL CURB RAMP FOR CLASS A SIDEWALK
INSTALL MARKING
INSTALL SINGLE-ACCESSIBLE PARKING SPACE
INSTALL SANITARY SERVICE, C/O AT BUILDING CONNECTION AND EVERY 100 LF
INSTALL CONCRETE CURB STOP
BACKFILL MATERIAL (SEE C.501 FOR BACKFILL DETAIL)
C.500
1
C.500
2
TRAFFIC CONTROL NOTES
1.ALL TRAFFIC CONTROL DEVICES & BARRIERS SHALL BE FURNISHED, ERECTED,
MAINTAINED, & REMOVED BY THE CONTRACTOR.
2.PROPOSED CHANGES TO THE TRAFFIC CONTROL PLAN SHALL BE REVIEWED
WITH THE ENGINEER BEFORE CHANGES ARE MADE.
3.ACCESS TO NEIGHBORING BUILDINGS SHALL BE MAINTAINED AT ALL TIMES.
4.ALL UTILITY WORK WITHIN THE PUBLIC R.O.W. SHALL CONFORM TO THE CITY
OF AMES STANDARDS & THE CURRENT ADDITION OF THE MUTCD.
5.TWO-WAY TRAFFIC SHALL BE MAINTAINED AT ALL TIMES ALONG FREEL DRIVE.
6.THE CONTRACTOR SHALL USE CARE WHEN WORKING UNDER/OVER/AROUND
ELECTRICAL LINES.
7.FLASHING OR STEADY BURN WARNING LIGHTS ARE REQUIRED ON TYPE II
BARRICADES FOR OVERNIGHT CLOSURES.
8.WORK AREA MUST BE ENCLOSED WITH BARRICADES, FENCING, OR A
COMBINATION OF THE TWO.
CONSTRUCTION NOTES:
INSTALL STOOP. SEE ARCHITECTURAL PLANS.
INSTALL 4" DOMESTIC WATER SERVICE WITH CURB STOP, 4" WATER
SERVICE WILL BE REDUCED TO A 2" WATER SERVICE AT THE BUILDING
PRIOR TO THE METER CONNECTION.
LIVE TAP 4" WATER SERVICE TO EXISTING 8" WATER MAIN PER CITY OF
AMES SPECIFICATIONS.
INSTALL 6" SANITARY SEWER SERVICE. SLOPE MUST BE 1% OR GREATER.
C/O AT BUILDING CONNECTION AND EVERY 100 LF
CONNECT 6" SANITARY SEWER SERVICE TO EXISTING 12" SANITARY SEWER
MAIN PER CITY OF AMES SPECIFICATIONS. FIELD VERIFY FLOWLINE PRIOR
TO ORDERING PIPE.
CONNECT ELECTRIC SERVICE TO EXISTING POLE MOUNTED
TRANSFORMER. COORDINATE WITH CITY OF AMES.
COORDINATE GAS SERVICE CONNECTION WITH UTILITY COMPANY.
A
B
C
C.500
3
C.500
4
C.500
5
C.500
6
C.500
7
C.500
8
D
E
F
G
AA
A
B C
D
E
C.500
1
C.500
1
C.500
1
C.500
2
C.500
2
C.500
3
C.500
3
C.500
3
C.500
4
C.500
5
C.500
7
C.500
6
C.500
6
C.500
8
G
C.500
9
C.500
9
C.501
10C.501
10
5.00'
C.500
1
C.500
2
5' FLARE
5' FLARE
5' FLARE
5' FLARESIDEWALK
CROSSING
XXXXXXX
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(
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(
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X
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X
XXX
OH
E
OH
E
OH
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OH
E
OH
E
OH
E
OH
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OH
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OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
W(
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W(
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W(
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W(
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)
W(
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)
W(D)W(D)W(D)W(D)W(D)W(D)12" WATER LINE
12
"
W
A
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L
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12
"
S
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24
"
S
T
O
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M
S
E
W
E
R
24" STORM SEWER
12
"
S
A
N
I
T
A
R
Y
S
E
W
E
R
SALVAGE
PILE
SALVAGE
PILE
SALVAGE
PILE
CP #550
BM #519
EXISTING INT
RIM: 885.11
EXISTING MH
RIM: 884.76
FL: 875.61 (N-S)CP #801
DIESEL FUEL
TANKS
LP TANK
10" I-BEAM
10" I-BEAM
SALVAGE
PILE
SALVAGE
PILE
FENCELINE
FENCELINE
BARBWIRE
CP #800
EXISTING APRON
6" PLASTIC FL: 882.48 (W)
100-YEAR FLOOD
100-YEAR FLOOD
GRAVEL
G(
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G(
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G(
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G(
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G(
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G(
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G(
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G(
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G(
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G(
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)
G(
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G(D)G(D)G(D)G(D)G(D)G(D)G(D)G(D)
G(D)G(D)
1/2" IRON REBAR
1/2" IRON REBAR
w/YELLOW PLASTIC CAP #11804
1/2" IRON REBAR
w/YELLOW PLASTIC CAP #6586
1/2" IRON REBAR
w/YELLOW PLASTIC CAP #6586
(1
0
8
.
9
'
)
(1
0
8
.
9
'
)
(1
0
8
.
9
'
)
(1
0
8
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9
'
)
(1
0
8
.
9
'
)
(S89°10'20"W 402.84')
PARCEL B
86,825 SQUARE FEET
(1.99 ACRES)
W W W WGGG
San San San
PROPOSED
BUILDING
PROPOSED
SCALE
11.00'9.00' (TYP)
R5.0
0
'
R15
.
0
0
'
R15
.
0
0
'
18
.
0
0
'
6.
0
0
'
60
'
70'5.00'
5.
0
0
'
20.00'
15.00'
15
.
0
0
'
R15
.
0
0
'
R15.00'
R44
.
0
0
'
R44
.
0
0
'
30.00'30.00'
12
.
8
3
'
11
.
0
0
'
13
.
0
0
'
R15.00
'
R15
.
0
0
'
15.00'
24
.
0
0
'
5.
0
0
'
37.00
15
.
5
0
'
34
.
0
0
'
45
.
0
0
'
2.00'
34
.
0
0
'
24
.
0
0
'
16.00'
6.
0
0
'
N
0
GRAPHIC SCALE
60'30'90'
Clapsaddle-Garber Associates, Inc
2413 Grand Avenue
Des Moines, Iowa 50312
Ph 515-288-4823
www.cgaconsultants.com
SHEET NO.
DRAWN:
CHECKED:
DATE:
DATE:
APPROVED:DATE:
PROJECT NO.DESIGNED:DATE:REVISIONNO.DATEBY DATEBYREVISIONNO.
J:
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CGA BELL SALVAGE SITE IMPROVEMENTS
C.201
24-DA-0464
AMES, IOWA OVERALL SITE LAYOUT
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FIRE CODE
1.EXISTING TIRE STORAGE YARDS SHALL BE PROVIDED WITH FIRE APPARATUS
ACCESS ROADS IN ACCORDANCE WITH THE INTERNATIONAL FIRE CODE
SECTIONS 1106.1.1 AND 1106.2.2
2.SALVAGE PILES SHALL NOT EXCEED 20 FEET IN HEIGHT.
3.OUTDOOR STORAGE WITHIN THE UTILITY EASEMENT UNDERNEATH HIGH
VOLTAGE TRANSMISSION LINES SHALL BE LIMITED TO NONCOMBUSTIBLE
MATERIAL. STORAGE OF HAZARDOUS MATERIAL IN PROHIBITED.
4.GATEWAYS SHALL BE KEPT CLEAR OF OBSTRUCTION AND BE FULLY
ACCESSIBLE AT ALL TIMES.
5.NEW TIRE STORAGE YARDS SHALL BE PROVIDED WITH FIRE APPARATUS
ACCESS ROADS N ACCORDANCE WITH SECTION 503 AND SECTION 3406.2.
EXISTING TIRE STORAGE YARDS SHALL BE PROVIDED WITH FIRE APPARATUS
ACCESS ROADS WHERE REQUIRED IN CHAPTER 11.
6.OUTSIDE STORAGE OF COMBUSTIBLE MATERIAL SHALL NOT BE LOCATED
WITHIN 10 FEET OF A LOT LINE WITH THE FOLLOWING EXCEPTION.
6.1.THE SEPARATION DISTANCE MAY BE REDUCED TO 3 FEET FOR STORAGE
NOT EXCEEDING 6 FEET OF HEIGHT.
7.STRUCTURES SHALL NOT BE CONSTRUCTED WITHIN THE UTILITY EASEMENT
BENEATH HIGH VOLTAGE TRANSMISSION LINES.
8.STORAGE BENEATH OVERHEAD PROJECTIONS FROM BUILDINGS. WHERE
BUILDINGS ARE PROTECTED BY AUTOMATED SPRINKLERS, THE OUTDOOR
STORAGE, DISPLAY AND HANDLING OF COMBUSTIBLE MATERIALS UNDER
EAVES, CANOPIES OR OTHER PROJECTIONS OR OVERHANGS ARE PROHIBITED
EXCEPT WHERE AUTOMATED SPRINKLERS ARE PRESENT.
9.IF BULK VOLUME OF STORED MATERIAL IS MORE THAN 20,000 CUBIC FEET, A
FIRMLY ANCHORED FENCE OR OTHER APPROVED METHOD OF SECURITY THAT
CONTROLS UNAUTHORIZED ACCESS TO THE STORAGE YARD SHALL SURROUND
THE STORAGE YARD.
10.00'
EXISTING SALVAGE PILES TO BE CUT BACK
10' FROM THE PROPERTY LINE, ANY EXCESS SALVAGE SHALL
BE DISTRIBUTED TO OTHER LOCATIONS
OPEN SPACE
10.00'
XXXXXXXXXXX
X
X
X
X
X
X
X
P
P
P
E
M
X
X
X
X
X
X
X
X
X
X
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
G(
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G(
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G(
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G(
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G(
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G(
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G(
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G(
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G(
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G(
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G(
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G(
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G(D)G(D)G(D)
G(D)G(D)G(D)
1/2" IRON REBAR
1/2" IRON REBAR
w/YELLOW PLASTIC CAP #11804
1/2" IRON REBAR
w/YELLOW PLASTIC CAP #6586
1/2" IRON REBAR
w/YELLOW PLASTIC CAP #6586
(1
0
8
.
9
'
)
(1
0
8
.
9
'
)
(1
0
8
.
9
'
)
(S89°10'20"W 402.84')
PARCEL B
86,825 SQUARE FEET
(1.99 ACRES)
G G G G
886887
88
8
88
8
886
887
88
8
888
88
8
889
PROPOSED
SCALE
888
.
1
1
888.20
888.18
888
.
3
8
888.38
888.36
888
.
8
8
888.30
887
.
9
9
887
.
2
2
887.66
888
.
3
9
888
.
9
0
888.48
888.90
888.90888.50
885
.
3
1
885
.
5
9
886
.
5
2
887
.
2
9
887
.
5
6
887
.
7
9
888
.
6
0
888
.
9
0
888.90888.90
888.90
887
.
6
7
???
887
.
7
2
888
.
1
5
888
.
2
4
887
.
9
8
887
.
5
2
887
.
0
5
887
.
0
0
887
.
0
0
886
.
7
0
886
.
8
0
889.00
889.00
887
.
3
9
887
.
3
9
889.00
889.00
887
.
2
0
887
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2
0
PROPOSED
BUILDING
FFE: 889.00
886
.
7
5
884
.
9
9
885
.
0
9
4.
0
%
1.
0
%
0.8%
0.5%
1.
5
%
2.
0
%
2.
0
%
18
.
1
%
2.0%2.0%
3.0%
2.0%
8.
1
%
0.
6
%
1.7%1.6%
3.
4
%
3.9%
0.
3
%
6.0%5.4%
0.1%0.0%
1.
0
%
2.
0
%
0.
9
%
4.
7
%
0.
2
%
3.0%1.2%
4.2%
1.3%
1.2%
2.3%
1.4%
4.5%
6.
0
%
2.2
%
1.3%
885
.
7
8
886
.
5
4
888.32
888.20
887.93
887
.
8
9
1.
5
%
885.
4
9
885
.
4
9
88
5
888
2.6%2.6%2.4%4.5%4.4%
888.50
884
.
6
0
885
.
0
6
885
.
1
3
885
.
4
4
88
7
N
0
GRAPHIC SCALE
40'20'60'
Clapsaddle-Garber Associates, Inc
2413 Grand Avenue
Des Moines, Iowa 50312
Ph 515-288-4823
www.cgaconsultants.com
SHEET NO.
DRAWN:
CHECKED:
DATE:
DATE:
APPROVED:DATE:
PROJECT NO.DESIGNED:DATE:REVISIONNO.DATEBY DATEBYREVISIONNO.
J:
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CGA BELL SALVAGE SITE IMPROVEMENTS
C.300
24-DA-0464
AMES, IOWA GRADING PLAN
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LEGEND
TOC TOP OF CURB
HP HIGH POINT
LP LOW POINT
T/W TOP OF WALL
B/W BOTTOM OF WALL
2.0%PROPOSED SLOPE
PROPOSED DRAINAGE PATTERN
GENERAL GRADING NOTES
1.SLOPES SHALL NOT BE GREATER THAN 3:1
2.GRADE TO DRAIN AWAY FROM ALL BUILDINGS.
3.SIDEWALK CROSS SLOPES SHALL NOT EXCEED 2%.
CONTRACTOR SHALL TARGET 1.5% CROSS SLOPE.
4.STRIP TOPSOIL TO WHATEVER DEPTHS ARE ENCOUNTERED (A
MINIMUM OF 6") & STOCKPILE AS PER PLAN. RESPREAD
TOPSOIL AT LEAST 8" DEEP AS PER SPECIFICATIONS.
5.GEOTECHNICAL REPORT IS AVAILABLE UPON REQUEST.
AREA OF DISTURBANCE
0.95 ACRES
XXXXXXX
X
X
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P
P
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St
S
(
D
)
St
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(
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(
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)
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St
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(
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)
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Sa
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(
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n
(
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Sa
n
(
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X
X
X
X
X
X
X
X
X
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
12
"
S
A
N
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T
A
R
Y
S
E
W
E
R
24
"
S
T
O
R
M
S
E
W
E
R
12
"
S
A
N
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A
R
Y
S
E
W
E
R
CP #801
DIESEL FUEL
TANKS
LP TANK
10" I-BEAM
10" I-BEAMSALVAGE
PILE
CP #800
G(
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G(
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G(
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G(
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G(
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G(
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G(
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G(
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G(
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G(
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G(
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G(
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G(
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G(
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G(
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G(
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1/2" IRON REBAR
w/YELLOW PLASTIC CAP #6586
w/YELLOW PLASTIC CAP #6586
(S89°10'20"W 402.84')
W W W W W
G G G G
San San San San
PROPOSED
BUILDING
30.00'
N
0
GRAPHIC SCALE
40'20'60'
Clapsaddle-Garber Associates, Inc
2413 Grand Avenue
Des Moines, Iowa 50312
Ph 515-288-4823
www.cgaconsultants.com
SHEET NO.
DRAWN:
CHECKED:
DATE:
DATE:
APPROVED:DATE:
PROJECT NO.DESIGNED:DATE:REVISIONNO.DATEBY DATEBYREVISIONNO.
J:
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CGA BELL SALVAGE SITE IMPROVEMENTS
C.400
24-DA-0464
AMES, IOWA LANDSCAPE PLAN
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LANDSCAPE NOTES:
1.PLANT QUANTITIES ARE FOR INFORMATION ONLY; DRAWING
SHALL PREVAIL IF CONFLICT OCCURS. CONTRACTOR IS
RESPONSIBLE FOR CALCULATING OWN QUANTITIES AND BASING
BID ACCORDINGLY.
2.CONTRACTOR SHALL PLACE SHREDDED HARDWOOD BARK MULCH
AROUND ALL TREES AND IN SPECIFIED PLANTING BEDS (SEE
LANDSCAPE CONSTRUCTION NOTES) TO A DEPTH OF 3". WALNUT
PRODUCTS ARE PROHIBITED.
3.KIND, SIZE, AND QUALITY OF PLANT MATERIAL SHALL CONFORM
TO AMERICAN STANDARD FOR NURSERY STOCK, ANSI 260-2004,
OR MOST RECENT EDITION.
4.THE CONTRACTOR SHALL REPORT SUBSURFACE SOIL OR
DRAINAGE PROBLEMS TO THE ENGINEER.
5.THE CONTRACTOR SHALL SHOW PROOF OF PROCUREMENT,
SOURCES, QUANTITIES AND VARIETIES FOR ALL SHRUBS,
PERENNIALS, ORNAMENTAL GRASSES WITHIN 21 DAYS
FOLLOWING THE AWARD OF CONTRACT. TIMELY PROCUREMENT
OF ALL PLANT MATERIAL IS ESSENTIAL TO THE SUCCESSFUL
COMPLETION AND INITIAL ACCEPTANCE OF THE PROJECT.
6.SUBSTITUTIONS SHALL ONLY BE ALLOWED WHEN THE
CONTRACTOR HAS EXHAUSTED ALL SOURCES FOR THE
SPECIFIED MATERIAL, AND HAS PROVEN THAT THE SPECIFIED
MATERIAL IS NOT AVAILABLE. THE CONTRACTOR MUST PROVIDE
NAME AND VARIETY OF SUBSTITUTION TO THE ENGINEER FOR
APPROVAL PRIOR TO TAGGING OR PLANTING. SUBSTITUTIONS
SHALL BE NEAREST EQUIVALENT SIZE OF VARIETY OF PLANT
HAVING SAME ESSENTIAL CHARACTERISTICS.
7.ALL PLANT MATERIAL SHALL BE NURSERY GROWN, SOUND,
HEALTHY, VIGOROUS AND FREE FROM INSECTS, DISEASE AND
INJURIES, WITH HABIT OF GROWTH THAT IS NORMAL FOR THE
SPECIES. SIZES SHALL BE EQUAL TO OR EXCEEDING SIZES
INDICATED ON THE PLANT SCHEDULE. THE CONTRACTOR SHALL
SUPPLY PLANTS IN QUANTITY AS SHOWN ON DRAWINGS.
8.STAKE OR PLACE ALL PLANTS IN FIELD AS INDICATED ON THE
DRAWINGS OR AS DIRECTED BY THE ENGINEER FOR APPROVAL
BY THE OWNER PRIOR TO PLANTING. REMOVE STAKING AT END
OF WARRANTY PERIOD.
9.ALL DISTURBED AREAS NOT OTHERWISE COVERED BY BUILDING,
PAVEMENT, AND LANDSCAPE BEDS SHALL BE SEEDED WITH TYPE
3 GRASS OR OTHER SURFACING MATERIAL AS APPROVED BY THE
OWNER.
10.CONTRACTOR SHALL PLACE TOPSOIL FROM THE SITE OR SOIL
CONDITIONED OR TILLED INTO THE TOP 6 INCHES WITH AT LEAST
A 5% ORGANIC CONTENT, INTO REQUIRED PLANTING AREAS
(YARD AREAS, BUFFER YARDS, OR PLANTERS).
11.STOCKPILED TOPSOIL SHOULD BE PLIABLE LOAM, SECURE FROM
NATURALLY WELL-DRAINED AREAS, FREE OF ADMIXTURE OF
SUBSOIL, FREE FROM CLAY LUMPS + STONE AND OTHER DEBRIS
OVER 1 INCH IN DIAMETER. (PER IOWA DOT SPEC. SP-155079)
12.TOPSOIL SHALL HAVE A PH VALUE OF MINIMUM 5.5 AND MAXIMUM
OF 7.0. (PER IOWA DOT SPEC. SP-155079)
13.CONTRACTOR IS RESPONSIBLE FOR TESTING TOPSOIL AND
SUBMITTING TEST RESULTS TO ENGINEER FOR REVIEW AND
APPROVAL PRIOR TO USE AND PLACEMENT. (PER IOWA DOT
SPEC. SP-155079)
SITE INFORMATION:
TOTAL SITE AREA = 86,825 SF(1.99 AC)
TOTAL OPEN SPACE AREA(GRASS AND PLANTING BEDS) (15% (13,155 SF REQUIRED)) = 13,329.8 SF(15.35%)
TOTAL IMPERVIOUS AREA = 18,661 SF
PARKING LOT PAVED AREA = 11,348 SF
PROPOSED BUILDING AREA = 4,199 SF
PARKING LOT LANDSCAPING AREA = 1,174.7 SF
PLANT SCHEDULE
KEY BOTANICAL NAME COMMON NAME QTY.SIZE
Deciduous Overstory Trees
OV Ostrya virginiana Autumn Treasure Hophornbeam 2 (38' H & 20' W)1.5" B&B
GB Ginkgo biloba 'Princeton Sentry'Princeton Sentry Ginkgo 3 (50' H & 25' W)1.5" B&B
Ornamental Understory Trees
AG Amelanchier x grandiflora 'Autumn
Brilliance'
Autumn Brilliance Serviceberry(Tree
Form)3 (25' H & 25' W)1.5" B&B
CM Cornus mas 'Golden Glory'Golden Glory Dogwood 3 (25 H & 15')1.5" B&B
Shrubs
TO Thuja occidentalis 'Bailjohn'Technito Arborvitae 14 (10' H & 5' W)#5 CNT
TM Taxus x media Stonehenge Dark Druid 22 (4' H & 3' W)#5 CNT
IG Ilex glabra Shamrock Inkerry 16 (5' H & 5' W)#5 CNT
Perennials & Grasses
PV Panicum virgatum 'Shenandoah'Shenandoah Switch Grass 26 (4' H & 3' W)#1 CNT
SN Sorghastrum nutans Indian Grass 26 (8' H & 3' W)#1 CNT
PA Pennisetum alopecuroides ' Hameln'Dwarf Fountain Grass 26 (3' H & 2' W)#1 CNT
Groundcover
EF Euonymus fortunei 'Coloratus'Purpleleaf Wintercreeper 2,194
SF (2' H & 8' W)FLAT (24-3")
FRONT YARD LANDSCAPING REQUIREMENTS
#ZONING DESCRIPTION REQUIRED PROPOSED
1
Landscape Front Yard for Parking Lots shall
be Minimum 10' and Landscape Front Yard
for Buildings Shall Conform to Dimensional
Setback of Base Zone(10')
Between Street and Front Yard(8 Shrubs and
12 Grasses per 1,000 SF of Front Yard Area)
Freel Dr(52 Shrubs and 78
Grasses(6,495.22 SF))52 Shrubs and 78 Grasses
2 1 Overstory Tree Every 50 Lineal Feet of
Street Frontage 217 LF=5 Trees 6 Trees to Meet 50% of 1 Species
Rule
PARKING LOT LANDSCAPING
#ZONING DESCRIPTION REQUIRED PROPOSED
1
10% of Total Gross Parking Lot
Area(11,348)(Not Including Driveway in Front
Yard)
10%=1,135 SF 10.35%=1,174.7 SF
2 1 Overstory Tree Every 200 SF of the 10%(
SF) Landscaped Area 5 Trees 5 Trees
1
OV
1
OV
1
GB
26
SN
13
PV
1
CM
LANDSCAPE CONSTRUCTION NOTES:
TYPE 3 (PERMANENT WARM-SEASON SLOPE AND DITCH MIXTURE)
ORGANIC MULCH
NO-DIG PLASTIC EDGING TO BE INSTALLED AROUND SPECIFIED PLANTING
BEDS
FRONT YARD CALCULATED AREA(SEE ATTACHED EXHIBIT)
GROUNDCOVER PLANT PURPLELEAF WINTERCREEPER(SEE PLANT SCHEDULE)
A
C
B
A
A
A
CB
1
GB
CB
CB
D
A
1
CM
1
AG
1
AG
1
AG
E
CBCB
CB E
EE
1
GB
E
13
PV
1
CM
8
TO
6
TO
12
PA
13
TM
8
IG
8
IG
14
PA
CB
9
TM
D
D
D
Clapsaddle-Garber Associates, Inc
2413 Grand Avenue
Des Moines, Iowa 50312
Ph 515-288-4823
www.cgaconsultants.com
SHEET NO.
DRAWN:
CHECKED:
DATE:
DATE:
APPROVED:DATE:
PROJECT NO.DESIGNED:DATE:REVISIONNO.DATEBY DATEBYREVISIONNO.
J:
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CGA BELL SALVAGE SITE IMPROVEMENTS
C.500
24-DA-0464
AMES, IOWA DETAILS
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SLOPE AS
PER PLANS
6" PCC
PAVEMENT
4" GRANULAR
SUBBASE
(MINIMUM)
TOP 12" OF SUBGRADE
SHALL BE COMPACTED TO
95% STANDARD PROCTOR
DENSITY (SPD) 2.0' BEYOND
EDGE OF PAVEMENT
PCC PAVEMENT SECTION1
4" PCC
PAVEMENT
4" GRANULAR
SUBBASE
(MINIMUM)
SLOPE AS
PER PLANS
TOP 12" OF SUBGRADE
SHALL BE COMPACTED TO
95% STANDARD PROCTOR
DENSITY (SPD) 2.0' BEYOND
EDGE OF PAVEMENT
PCC SIDEWALK PAVEMENT SECTION2
8" GRANULAR
BASE
(MINIMUM)
SLOPE AS
PER PLANS
TOP 12" OF SUBGRADE
SHALL BE COMPACTED TO
95% STANDARD PROCTOR
DENSITY (SPD) 2.0' BEYOND
EDGE OF PAVEMENT
AGGREGATE SECTION3
ADJACENT PAVEMENT
2.0% MAX.
12"18"
SIDEWALK4" MIN.
6"
SEALED 'E' JOINT
1" RADIUS
STRAIGHT FACED CLASS A SIDEWALK4 KEY
TURNING SPACE
2
1
2
PARALLEL CURB RAMP
(FOR CLASS A SIDEWALK)
CURB RAMP
1
PARALLEL CURB RAMP: TARGET CROSS
SLOPE OF 1.5% WITH A MAXIMUM CROSS
SLOPE OF 2.0%. THE LENGTH OF THE
PARALLEL RAMP IS NOT REQUIRED TO
EXCEED 15 FEET, REGARDLESS OF
RESULTING SLOPE. DO NOT EXCEED 8.3%
SLOPE FOR PARALLEL RAMPS SHORTER
THAN 15 FEET.
TURNING SPACE: TARGET SLOPE OF 1.5%,
WITH A MAXIMUM SLOPE PERPENDICULAR
TO THE TRAVEL DIRECTIONS OF 2.0%. AT
MID-BLOCK CROSSINGS, CROSS SLOPE OF
LANDING MAY EXCEED 2.0% TO MATCH
ROADWAY GRADE. MINIMUM 4 FEET BY 4
FEET.
W
4.0' M
I
N
PARALLEL CURB RAMP FOR CLASS A SIDEWALK5
BU
I
L
D
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N
G
45°
1'
PARKING STALLS
4" (TYPICAL)
4" (TYP)
NOTES:
1. PAVEMENT MARKINGS (STRIPING) SHALL BE MADE WITH
TRAFFIC PAINT OR PERMANENT TAPE.
2. MEASUREMENTS IN PLANS ARE TO CENTER OF MARKING WIDTH.
SE
E
P
L
A
N
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F
O
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G
T
H
SEE PLANS FOR
WIDTH
SEE PLANS FOR
WIDTH
11' MIN 5' MIN
4" WIDE
LINES
FU
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PA
R
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P
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E
ACCESSIBLE ROUTE
36° TYP
36°
3'
4'
ANGLE ORIENTATION
FOR FIELD LAYOUT
CURB RAMP
(SHALL NOT EXTEND INTO
THE ACCESS AISLE)
SIGN R7-8
5' ABOVE
PARKING
SURFACE
SIGN
R7-8P
ACCESS AISLE
2' TYP
PAVEMENT MARKING
REQUIRED
DETECTABLE WARNING
SURFACE REQUIRED IF CURB
RAMP IS LOCATED WITHIN
PUBLIC RIGHT-OF-WAY
MARKING DETAIL6 SINGLE-ACCESSIBLE PARKING SPACE7
6'-0"
6"6"
11
"
5
12"
1" DIA. HOLE FOR 3 4" X 30" LG.
STEEL ANCHOR - 2 PER BUMPER
PLAN
3'-0"
CL
3"4"
4"
10"8"10"11"
ELEVATION SECTION
2"
3"
4"
2 12"2 12"6"
7
12"
MIN. REINF.
2-#5 X 5'-6"
CONCRETE WHEEL STOP9
Clapsaddle-Garber Associates, Inc
2413 Grand Avenue
Des Moines, Iowa 50312
Ph 515-288-4823
www.cgaconsultants.com
SHEET NO.
DRAWN:
CHECKED:
DATE:
DATE:
APPROVED:DATE:
PROJECT NO.DESIGNED:DATE:REVISIONNO.DATEBY DATEBYREVISIONNO.
J:
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CGA BELL SALVAGE SITE IMPROVEMENTS
C.501
24-DA-0464
AMES, IOWA
DETAILS (CONT)
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KEY
PIPE BEDDING
HAUNCH SUPPORT
PRIMARY BACKFILL
FINAL TRENCH BACKFILL
BURY DEPTH
SECONDARY BACKFILL
BACKFILL NOTES:
REFER TO SUDAS
SPECIFICATIONS MANUAL
SECTION 3010 FOR
PLACEMENT REQUIREMENTS.
PIPE BEDDING SHALL CONSIST
OF CLASS 1 GRANULAR
MATERIAL
HAUNCH SUPPORT SHALL
CONSIST OF CLASS 1
GRANULAR MATERIAL
PRIMARY AND SECONDARY
BACKFILL SHALL CONSIST OF
CLASS 3 OR 4A BACKFILL
MATERIAL AND SHALL BE
COMPACTED TO AT LEAST 95%
COMPACTION OF STANDARD
PROCTOR DENSITY.
FINAL TRENCH BACKFILL
SHALL CONSIST OF CLASS 3
OR 4A BACKFILL MATERIAL.
FINAL TRENCH MATERIAL
SHALL BE COMPACTED TO AT
LEAST 95% OF STANDARD
PROCTOR DENSITY WITHIN
THE RIGHT OF WAY
OD
D
TW
d
= OUTSIDE DIAMETER OF PIPE
= INSIDE DIAMETER OF PIPE
= TRENCH WIDTH AT TOP OF PIPE
= DEPTH OF BEDDING MATERIAL BELOW PIPE
OD/2
OD/2
TW
OD
SPRINGLINE OF PIPE
OD/6
d
D
12'' MIN
TRENCH BEDDING & BACKFILL FOR SERVICE LINES10
NOTE:
IN AREAS TO REMAIN UNPAVED, TERMINATE BACKFILL
MATERIAL 8" BELOW FINISHED GRADE. USE TOPSOIL FOR
THE FINAL 8" ABOVE TRENCH BACKFILL MATERIAL.
COMPLY WITH SPECIFICATIONS FOUND IN SUDAS
SECTION 3010
(DIMENSIONS ARE NOMINAL)
1
PLUG
CLEANOUT
CASTINGSEWER MAIN
7/8''
9 7/8''
6''9''
7/8''15 5 8''
45° BEND
WYE
3
2
1
4'' MIN
1
4
2'' MIN
CASTING
CAP
2
#4 BAR (TYP.)
20'' MIN
CONCRETE PAD
6'' PVC RISER
STANDARD DUTY CASTING COMPLYING
WITH AASHTO M 306. MARK LID WITH
''SANITARY'' OR ''SANITARY C.O.''
DO NOT ALLOW CASTING TO BEAR ON TOP
OF RISER PIPE.
6-INCH PVC SERVICE PIPE
THREADED PVC CAP OR IRON BODY
FERRULE WITH BRASS SCREW PLUG
3
4
SANITARY SEWER CLEANOUT8.1
10'
10' to 12'
ROW LINE
LOCATION POST
22.5° TO 45°
SERVICE LINE
SLOPE
SERVICE LINE SLOPE:
4 INCH: 2% TO 5%
6 INCH AND GREATER: 1% TO 5%
UNDISTURBED EARTH WHEN
REPLACING SERVICE STUB ONLY.
CLASS 1 BEDDING MATERIAL WHEN
REPLACING MAIN & SERVICE STUB
1
2
TEE OR
WYE
SANITARY
SEWER MAIN
SANITARY SEWER SERVICE STUB8
SUBGRADE
MATCH PAVEMENT TO EXISTING
THICKNESS AND TYPE
EXISTING PAVEMENT
EXISTING GRANULAR
SUBBASE
CLEAN 1/2"-1" ROCK,
CONSOLIDATED
3
3
SIEVE
1 1/2"
1"
1/2"
No. 4
No 8
PERCENT PASSING
100
95 TO 100
25 TO 60
0 TO 10
0 TO 5UNDISTURBED EARTH 2
CLASS 1
BEDDING MATERIAL
CAP, PLUG, OR
CONNECTION TO
EXISTING SERVICE
LINE WITH
WATERTIGHT
CONNECTION
1
4
4 CLEAN 1/2"-1" ROCK TO SIT A
MINIMUM OF 6 MONTHS PRIOR TO
PAVEMENT INSTALLATION. PAVING
MAY BE INSTALLED WHEN THE
FORECASTED TEMPERATURES
REMAIN ABOVE 38° F FOR THE NEXT
5 DAYS.