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Home My WebLink AboutA036 - Hearing on rezoning prop at 259 Hyland Ave from Residential High Density (RH) with W. Univ (O-UIW) to Residential High Density (RH) with W. University Pedestrian Enhancement District Overlay(O-Wuped)ITEM #:36 DATE:09-22-26 DEPT:P&H SUBJECT:HEARING ON REZONING PROPERTY AT 259 AND 263 HYLAND AVENUE FROM RESIDENTIAL HIGH DENSITY (RH) WITH WEST UNIVERSITY IMPACTED DISTRICT OVERLAY (O-UIW) TO RESIDENTIAL HIGH DENSITY (RH) WITH WEST UNIVERSITY PEDESTRIAN ENHANCEMENT DISTRICT OVERLAY (O-WUPED) WITH A MAJOR SITE DEVELOPMENT PLAN COUNCIL ACTION FORM BACKGROUND: 259 Hyland Avenue is owned by Dayton Park, LLC and 263 Hyland Avenue is owned by Adventure Investments, LLC, both represented by Chuck Winkleblack. The applicant proposes to rezone and redevelop the two existing lots (See the Location Map). Both properties are currently zoned Residential High-Density Zone “RH” with the West University Impact Overlay. The 259 Hyland site contains a duplex and 263 Hyland contains an apartment building. Both buildings would be demolished to accommodate future development. The proposed project will maintain the base RH zoning, but will amend the applicable overlay from West University Impact (O-IUW) to the new “O-WUPED” (West University Pedestrian Enhancement District). The O-WUPED was recently created to implement Ames Plan 2040 policies supporting walkable urban infill within the Residential Neighborhood Walkable Urban (RN-4) land use designation. RN-4 encourages higher density housing, walkability, and redevelopment that creates a high-quality built environment and sense of place (see the attached Plan 2040 Excerpt). The O-WUPED is to be applied on a case-by-case basis to property along Hyland and Sheldon Avenues. The benefit of the proposed Overlay Zoning compared to existing zoning, are an increase in allowable density and reduced parking when new buildings are designed to the standards of the Overlay District. The Overlay includes standards and design principles to guide the design of a site to support both compatibility with the existing multi-family character of the area and to encourage intensification with high interest urban design elements and material quality. In order to approve a rezoning request to O-WUPED, an application must include concurrent review of a Major Site Development Plan (MSDP) to determine if a proposed project design is consistent with the O-WUPED and achieves the purpose of the District. The Addendum includes the purpose and establishment requirements for the rezoning. MAJOR SITE DEVELOPMENT PLAN: The proposed project is the first project to be reviewed with the new O-WUPED zoning. The applicant was the impetus for initial request for the creation of the O-WUPED zoning with a vision to redevelop two sites into one new development. The project has evolved substantially since the original concept was presented in the spring of 2025 to the project proposed today. 1 Initially the site was to be redeveloped in one phase with one building oriented to Hyland. The applicant later determined that due to site conditions and timing a two building and two-phase project would be more feasible, which is the current proposal. The proposed development will be built as two independent sites. There will be no sharing of parking, access, setbacks, etc. A concurrent boundary line adjustment accompanies the project to establish property lines that match the proposed project sites. The applicant plans to proceed this fall with the 259 Hyland site and then proceed with the 263 Hyland site next summer. Each site is evaluated for consistency with the O-WUPED. Each site includes requested design relief for alternative design features and application of design principles, which act as design guidelines. The applicant has included a narrative that accompanies the MSDP to articulate their approach to the project design and consistency with the standards and design principles. The O-WUPED standards are mandatory elements of compliance while the design principles are written as design guidelines to help shape the features of the project that will conform to the purpose of the O-WUPED. Essentially, if a project achieves the Design Principles it should be in conformance with the O-WUPED purpose. Some design latitude is permitted through various alternative design tools of the Zoning Ordinance for landscaping and 20% setbacks reductions along with the application of the design principles to the project. The applicant refined the plans for the past few months culminating in this application. Staff worked with the applicant’s design team to address the Design Standards and Principles for the project as it evolved and became more consistent with the O-WUPED. The Overlay identifies a preference for traditional residential design, but also allows for contemporary design with flat roofs as is proposed. Staff provided feedback regarding three challenging issues for the design and the site related to 1) Building A’s front setback along, 2) Building B’s approach to Hyland architectural relief, 3) Building B's design emphasis regarding the primary entrance facing Oakland. These are the primary points of discussion with the proposed Major Site Development Plan that accompanies the rezoning request. 259 Hyland-Building A The property located at 259 Hyland Ave is approximately 0.27 acres. The building is 3-stories or approximately 37 feet tall. (see the attached Elevations for Building A details). The owner proposes 13 units for the building, 7 being one-bedroom units and 6 being two-bedroom units. The O-WUPED permits a density of 83 bedrooms per acre. Based on the proposal, 19 bedrooms are proposed, which is below the maximum bedroom density of 22.41 for the site. The complete O-WUPED ordinance with its purpose requirements, standards, and design principles is included as an attachment for reference. A table summarizing major standards and requested design features is included in the Addendum. The design relief for the building includes accepting a 20% reduction of the front yard setback to 20 feet, although originally requested as a front yard setback of 15 feet, a walkway to the street at 4-feet rather than 5 feet, and design principles approval of the entry overhangs and projecting window boxes with a variable roof parapet to provide relief for buildings that are 3-stories in height or greater. 2 Because of the front setback issues for Building A, the applicant is in the process of seeking a variance to the rear setback to allow for the building to conform to the 20-foot front yard setback. Staff supports the applicant's variance request to the ZBA to reduce the rear setback. As shown in the plans that are attached, Building A has a 15- foot front setback. If the variance is approved the building will move to the west by five feet, but the fundamental design will not change. If the variance is not approved, the applicant will need to return to Council to discuss options on how to proceed. The variance application is a product of staff discussion with the applicant and the project's review at the P&Z meeting. 263 Hyland Avenue – Building B The property located at 263 Hyland Avenue is 0.47 acres. The building is intended to develop during Phase 2 following the construction of Building A. The building is 4-stories or approximately 45 feet tall when calculating the average grade of the site (see the attached Elevations for Building B details). The owner proposes 19 units for the building, 10 being one- bedroom units and 9 being two-bedroom units. The building meets the density maximum for bedrooms in the O-WUPED, proposing 28 bedrooms and having a maximum allowance of 39 bedrooms for the site. Parking for this building is partially enclosed and partially uncovered along the west property line. Access is from Oakland. A table summarizing major standards and requested design features is included in the Addendum. The design relief for the building includes consideration of a 20% alternative design relief to allow a maximum setback of 26.5 feet instead of 25 feet for a building corner along Oakland, a reduction of the front setback from 25 feet to 20 feet along Hyland, agreement that 8-inch window box projections and variable parapet height meet design standards for building relief, and that the Oakland entrance achieves the entrance design principles for corners and connection to Hyland. Building B is substantially larger than Building A, but replicates the design features of Building A. Staff identified concerns with meeting building relief guidelines of a 30" depth of relief for a front facade and the Oakland corner entrance guidelines at the time of the P&Z Commission meeting. At the P&Z meeting the Commission reviewed the options for adding relief and ultimately supported the building as proposed. However, the Commission voted to accept staff's recommendation for enhancing the Oakland entrance to add more emphasis and connect architecturally to the corner at Hyland. Staff has included this recommendation as a condition of approval. PLANNING AND ZONING COMMISSION: Notice was provided by publication, mail to property owners within 400 feet, and a notice sign placed on the site. No comments were received. The Commission reviewed the project and addressed the O-WPUED Design Principles and standards focused on the front yard setback of Building A as discussed above and architectural treatments of Building B. The Commission agreed with the applicant that the site is blighted and redevelopment will be beneficial. The discussion focused on the requirements of the zoning and if the project had fully achieved the intent. Ultimately the Commission voted to add two conditions of approval to the proposal with a 3-2 vote. The first condition was to seek a variance to 3 the rear yard for Building A in order to meet the code standard of a 20 foot setback, this is underway by the applicant. The Commission also included a condition to address the corner stair tower and Oakland entrance of Building B, believing it has not achieved the intent of emphasizing the entrance and connection to Hyland. This condition also is recommended by staff as part of the approval. ALTERNATIVES: 1. City Council can approve on first reading the request for rezoning of both 259 and 263 Hyland Avenue from “RH” Residential High-Density Zone and “O-UIW” West University Impacted District to “RH” and “O-WUPED” West University Pedestrian Enhancement District and a resolution for approval of the the proposed Major Site Development with the following conditions: a. Provide an outdoor Lighting plan prior to issuance of a building permit. b. Provide a roof plan with mechanical equipment screening prior to issuance of a building permit. c. Provide material sample/references for clay brick specifications prior to issuance of a building permit. d. Provided an updated site plan reflecting a Front Yard Setback of 20 Feet with approval of a rear yard variance for 259 Hyland prior to issuance of a building permit for 259 Hyland. (If the variance is not approved, the applicant will return to City Council prior to third reading for approval of the project) e. Require 263 Hyland Building B modifications to the architectural elements of the primary front entrance at the corner to conform to Design Principle 7.a., which would include more emphasis on the corner of the building and wrapping the corner to the Oakland entrance to make it a more significant element of the design. Alternatively, the canopy along Oakland could be extended in length to be more substantial in scale to the building and include tie back rods to the brick or for it to be expanded in size and area as a porch with columns to the ground instead of a cantilevered canopy. Final Design approval will be by the Planning Director or referred to City Council for approval, prior to issuance of a building permit for 263 Hyland. 2. The City Council may approve with modified conditions the rezoning and Major Site Development Plan for either or both of 259 and 263 Hyland Avenue from “RH” Residential High-Density Zone and “O-UIW” West University Impacted District to “RH” and “O-WUPED” West University Pedestrian Enhancement District with a Major Site Development Plan. 3. The City Council can deny the application as not achieving the standards of the requested O-WUPED rezoning. 4 CITY MANAGER'S RECOMMENDED ACTION: The proposed project is a substantial change to the Hyland Oakland area and will be a highly visible redevelopment that implements the vision of Ames Plan 2040. The project is designed around contemporary building styles with flat roofs and parapets formatted over ground floor parking and is efficiently designed with smaller apartment units as intended with the Overlay District in support of the lower parking requirements. Staff is generally supportive of the overall design, but believes that some modifications are needed for Building A and Building B to be fully consistent with the intent of the O- WUPED. The purpose of the O-WUPED is to not only efficiently support redevelopment, but to also achieve the goal of improvement in the architectural character of the area to enhance the pedestrian environment as described within the RN-4 land use designation of Ames Plan 2040. The recommended variance for Building A and the enhancements to Building B's Oakland entrance help ensure consistency with the Overlay. Therefore, it is the recommendation of the City Manager that the City Council adopt Alternative No. 1. ATTACHMENT(S): 259 & 263 Hyland Rezoning.docx Location Map.pdf Zoning Map.jpg Major Site Plan Elevations Floor Plans Renderings.pdf Addendum.docx Applicant Rezoning Narrative.pdf 5 __________________________________________________________________________________________________________ DO NOT WRITE IN THE SPACE ABOVE THIS LINE, RESERVED FOR RECORDER Prepared by: Renee Hall City Clerk’s Office, 515 Clark Avenue, Ames, IA 50010 Phone: 515-239-5105 Return to: Ames City Clerk, P.O. Box 811, Ames, IA 50010 ORDINANCE NO. AN ORDINANCE AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF AMES, IOWA, AS PROVIDED FOR IN SECTION 29.301 OF THE MUNICIPAL CODE OF THE CITY OF AMES, IOWA, BY CHANGING THE BOUNDARIES OF THE DISTRICTS ESTABLISHED AND SHOWN ON SAID MAP AS PROVIDED IN SECTION 29.1507 OF THE MUNICIPAL CODE OF THE CITY OF AMES, IOWA; REPEALING ALL ORDINANCES AND PARTS OF ORDINANCES IN CONFLICT HEREWITH AND ESTABLISHING AN EFFECTIVE DATE BE IT HEREBY ORDAINED by the City Council of the City of Ames, Iowa; Section 1: The Official Zoning Map of the City of Ames, Iowa, as provided for in Section 29.301 of the Municipal Code of the City of Ames, Iowa, is amended by changing the boundaries of the districts established and shown on said Map in the manner authorized by Section 29.1507 of the Municipal Code of the City of Ames, Iowa, as follows: That the real estate, generally located at 259 and 263 Hyland Avenue is rezoned from Residential High Density (RH) with West University Impacted District Overlay (O- UIW) to Residential High Density (RH) with West University Pedestrian Enhancement District Overlay (O-WUPED) with a Major Site Development Plan. Real Estate Description: 259 and 263 Hyland Avenue, Story County Ames, Iowa Section 2: All other ordinances and parts of ordinances in conflict herewith are hereby repealed to the extent of such conflict. Section 3: This ordinance is in full force and effect from and after its adoption and publication as provided by law. ADOPTED THIS ________ day of _________________________, ______. 6 _____________________________ _______________________________ Renee Hall, City Clerk John A. Haila, Mayor 7 HYLAND AVE OAKLAND ST SHELDONAVE CAMPUS AVE SHELDON AVE EXT Rezoning with Major Site Development Plan 259 & 263 Hyland AvenueAmes, IA 0 250 500125Feet¯Legend Subject Area TextTextText 8 9 T OAKLAND ST SHEL D O N A V E CA M P U S A V E WOODLAND ST WEST ST PAMMEL DR SH E L D O N A V E UNION DR HY L A N D A V E BI S S E L L R D SHEET B o l t o n & M e n k , I n c . 20 2 6 , A l l R i g h t s R e s e r v e d c H: \ H U N Z I \ 2 4 X 1 3 5 5 0 5 0 0 0 \ C A D \ C 3 D \ 1 3 5 5 0 5 G 1 0 1 . d w g 8/ 2 1 / 2 0 2 6 1 1 : 1 7 : 4 7 A M DESIGNED DRAWN CHECKED CLIENT PROJ. NO. DATEDESCRIPTION REV HUNZIKER DEVELOPMENT 259/263 HYLAND 24X.135505.000 1519 BALTIMORE DRIVE AMES, IA 50010 Phone: (515) 233-6100 Email: Ames@bolton-menk.com www.bolton-menk.comR G1.01 TITLE SHEET NOTE: EXISTING UTILITY INFORMATION SHOWN ON THIS PLAN HAS BEEN PROVIDED BY THE UTILITY OWNER. THE CONTRACTOR SHALL FIELD VERIFY EXACT LOCATIONS PRIOR TO COMMENCING CONSTRUCTION AS REQUIRED BY STATE LAW. NOTIFY IOWA ONE CALL 1-800-292-8989 OR 811 THE SUBSURFACE UTILITY INFORMATION IN THIS PLAN IS UTILITY QUALITY LEVEL D UNLESS OTHERWISE NOTED. THIS UTILITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF CI/ASCE 38-02, ENTITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA." FEETSCALE 0 800400 R PLAN REVISIONS REV ISSUED FOR DATE ZONING RESIDENTIAL - RH & O-WUPED OWNER HUNZIKER DEVELOPMENT 105. S 16TH ST. AMES, IA 50010 PREPARED BY BOLTON & MENK 1519 BALTIMORE DRIVE AMES, IA 50010 R NOTE: EXISTING UTILITY INFORMATION SHOWN ON THIS PLAN HAS BEEN PROVIDED BY THE UTILITY OWNER. THE CONTRACTOR SHALL FIELD VERIFY EXACT LOCATIONS PRIOR TO COMMENCING CONSTRUCTION AS REQUIRED BY STATE LAW. NOTIFY IOWA ONE CALL 1-800-292-8989 OR 811 THE SUBSURFACE UTILITY INFORMATION IN THIS PLAN IS UTILITY QUALITY LEVEL D UNLESS OTHERWISE NOTED. THIS UTILITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF CI/ASCE 38-02, ENTITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA." THE 2025 EDITION OF THE "IOWA STATEWIDE URBAN SPECIFICATIONS FOR PUBLIC IMPROVEMENTS" AND THE CURRENT CITY OF AMES SUPPLEMENTAL SPECIFICATIONS. MUTCD 2023 AS ADOPTED BY IOWA DEPARTMENT OF TRANSPORTATION. ALL APPLICABLE FEDERAL, STATE, AND LOCAL LAWS AND ORDINANCES WILL BE COMPLIED WITHIN THE CONSTRUCTION OF THIS PROJECT. GOVERNING SPECIFICATIONS PLAN REVISIONS REV ISSUED FOR DATE MY LICENSE RENEWAL DATE IS PAGES OR SHEETS COVERED BY THIS SEAL: LIC NO.DATE: I OWA LIC ENSED PROFESS IONAL ENGINEER 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. 21974 DECEMBER 31, 2025 ALL SHEET Gregory A. Broussard, 21974 Gregory A. Broussard, P.E.PRELIMIN A R Y NOT FOR C O N S T R U C T I O N , RECORDI N G P U R P O S E S , O R IMPLEM E N T A T I O N . SITE PLANS FOR AUGUST, 2026 MAP OF STORY COUNTY STORY COUNTY, IA HUNZIKER DEVELOPMENT 259/263 HYLAND AVE PROJECT LOCATION STAGING CONTRACTOR SHALL PROVIDE THE FOLLOWING TRAFFIC CONTROL WHILE WORKING IN THE PUBLIC R.O.W.: -WORK ON HYLAND AVE UTILITIES - TC228 SHEET LIST TABLE SHEET NUMBER SHEET TITLE G1.01 TITLE SHEET G1.02 LEGEND G2.01 GENERAL NOTES G2.02 DETAILS C1.01 - C1.02 EXISTING CONDITIONS & REMOVALS C2.01 SITE GEOMETRICS C3.01 EROSION CONTROL PLAN C4.01 - C4.02 GRADING PLAN C5.01 - C5.02 UTILITY PLAN C6.01 - C6.02 SIDEWALK ADA C7.01 - C7.02 LANDSCAPING PLAN & DETAILS C8.01 PHASING PLAN C9.01 TRAFFIC CONTROL PLAN THIS PLAN SET HAS 18 SHEETS 20% ALTERNATIVE DESIGN ADJUSTMENT REQUESTS BUILDING A (SOUTH) -REAR YARD SETBACK ADJUSTMENT FROM 25' TO 20.53' (18%) -FRONT ENTRANCE SIDEWALK WIDTH FROM 5' TO 4' (20%) BUILDING B (NORTH) -REAR YARD SETBACK ADJUSTMENT FROM 25' TO 20.53' (18%) -MAXIMUM FRONT YARD SETBACK ON OAKLAND ADJUSTMENT FROM 25' TO 26.03' (4%) -FRONT YARD SETBACK ON HYLAND ADJUSTMENT FROM 25' TO 20' (20%) 10 EXISTING TOPOGRAPHIC SYMBOLS DRIVEWAY HATCH PATTERNS GRADING INFORMATION 952 950 952 950 1:4 HMA PAVEMENT F F F F E E E E G G G G XXXXXXXXXXXX EXISTING PRIVATE UTILITY LINES STORM SEWER RECTANGULAR CASTING STORM SEWER CIRCULAR CASTING STORM SEWER FLARED END / APRON CURB BOX FIRE HYDRANT MANHOLE WATER REDUCER WATER BEND PROPOSED TOPOGRAPHIC SYMBOLS CLEANOUT LIFT STATION RIP RAP OE OE OE OE C C C C DRAINAGE FLOW BENCH BUSH CATCH BASIN CIRCULAR CASTING CURB STOP CATCH BASIN RECTANGULAR CASTING SIGNAL CONTROL CABINET CLEAN OUT DRINKING FOUNTAIN FLARED END / APRON FLAG POLE FUEL PUMP GRILL HANDICAP SPACE HANDHOLE FIRE HYDRANT MAILBOX MANHOLE-HEAT MANHOLE-ELECTRIC MANHOLE-GAS MANHOLE-SANITARY SEWER MANHOLE-STORM SEWER MANHOLE-COMMUNICATION MANHOLE-UTILITY PEDESTRIAN PUSH BUTTON PEDESTAL-ELECTRIC PEDESTAL-COMMUNICATION VALVE POST INDICATOR PARKING METER LIGHT POLE POLE-UTILITY POST PICNIC TABLE RAILROAD SIGNAL POLE REGULATION STATION GAS TREE-DECIDUOUS SATELLITE DISH SIGN TRAFFIC WATER SPIGOT IRRIGATION SPRINKLER HEAD IRRIGATION VALVE BOX TREE STUMP TELEPHONE BOOTH TRANSFORMER-ELECTRIC TREE-DEAD TRASH CAN TRAFFIC SIGNAL VALVE WETLAND WELL TREE-CONIFEROUS GUY WIRE ANCHOR LIFT STATION LIFT STATION CONTROL PANEL MANHOLE-WATER BASKETBALL POST CULVERT END SOIL BORING ABBREVIATIONS A ALGEBRAIC DIFFERENCE ADJ ADJUST ALT ALTERNATE B-B BACK TO BACK BLDG BUILDING BMP BEST MANAGEMENT PRACTICE BR BEGIN RADIUS BV BUTTERFLY VALVE CB CATCH BASIN C&G CURB AND GUTTER CIP CAST IRON PIPE CIPP CURED-IN-PLACE PIPE CL CENTER LINE CL.CLASS CMP CORRUGATED METAL PIPE C.O.CHANGE ORDER COMM COMMUNICATION CSP CORRUGATED STEEL PIPE CLVT CULVERT DIA DIAMETER DIP DUCTILE IRON PIPE DWY DRIVEWAY E EXTERNAL CURVE DISTANCE ESMT EASEMENT ELEC ELECTRIC ELEV/EL ELEVATION EOF EMERGENCY OVERFLOW ER END RADIUS EX EXISTING FES FLARED END SECTION F-F FACE TO FACE FF FINISHED FLOOR F&I FURNISH AND INSTALL FM FORCEMAIN FO FIBER OPTIC F.O.FIELD ORDER GRAN GRANULAR GRAV GRAVEL GU GUTTER GV GATE VALVE HDPE HIGH DENSITY POLYETHYLENE HH HANDHOLE HMA HOT MIX ASPHALT HP HIGH POINT HWL HIGH WATER LEVEL HYD HYDRANT I INVERT K CURVE COEFFICIENT L LENGTH LO LOWEST OPENING LP LOW POINT LT LEFT MH MANHOLE MIN MINIMUM MR MID RADIUS NIC NOT IN CONTRACT NMC NON-METALLIC CONDUIT NTS NOT TO SCALE NWL NORMAL WATER LEVEL OHW ORDINARY HIGH WATER LEVEL PC POINT OF CURVE PCC PORTLAND CEMENT CONCRETE PE PERMANENT EASEMENT PED PEDESTRIAN, PEDESTAL PERF PERFORATED PIPE PERM PERMANENT PI POINT OF INTERSECTION PL PROPERTY LINE PRC POINT OF REVERSE CURVE PT POINT OF TANGENT PVC POLYVINYL CHLORIDE PIPE PVMT PAVEMENT R RADIUS RCP REINFORCED CONCRETE PIPE RET RETAINING R/W RIGHT-OF-WAY RSC RIGID STEEL CONDUIT RT RIGHT SAN SANITARY SEWER SCH SCHEDULE SERV SERVICE SHLD SHOULDER STA STATION STD STANDARD STM STORM SEWER TC TOP OF CURB TE TEMPORARY EASEMENT TEMP TEMPORARY TNH TOP NUT HYDRANT TP TOP OF PIPE TYP TYPICAL VCP VITRIFIED CLAY PIPE VERT VERTICAL VPC VERTICAL POINT OF CURVE VPI VERTICAL POINT OF INTERSECTION VPT VERTICAL POINT OF TANGENT WM WATERMAIN WS WATER SERVICE AC ACRES CF CUBIC FEET CV COMPACTED VOLUME CY CUBIC YARD EA EACH EV EXCAVATED VOLUME LB POUND LF LINEAR FEET LS LUMP SUM LV LOOSE VOLUME SF SQUARE FEET SV STOCKPILE VOLUME SY SQUARE YARD UNDERGROUND FIBER OPTIC UNDERGROUND ELECTRIC UNDERGROUND GAS UNDERGROUND COMMUNICATION OVERHEAD ELECTRIC OVERHEAD COMMUNICATION OVERHEAD UTILITY 953.53 EXISTING CONTOUR MINOR EXISTING CONTOUR MAJOR PROPOSED CONTOUR MINOR PROPOSED CONTOUR MAJOR PROPOSED GRADING LIMITS / SLOPE LIMITS PROJECT LIMITS PROPOSED SPOT ELEVATION RISE:RUN (SLOPE) OC OC OC OC OU OU OU OU STORM SEWER OUTLET STRUCTURE STORM SEWER OVERFLOW STRUCTURE STA:5+67.19 980.87 TRAFFIC ARM BARRIER VENT PIPE TILE INLET TILE RISER SIREN DRIVE-THRU MICROPHONE METER ACCESS GRATE FILL PIPE DOWN SPOUT BIRD FEEDER ANTENNA AIR CONDITION UNIT NOTE: EXISTING UTILITY INFORMATION SHOWN ON THIS PLAN HAS BEEN PROVIDED BY THE UTILITY OWNER. THE CONTRACTOR SHALL FIELD VERIFY EXACT LOCATIONS PRIOR TO COMMENCING CONSTRUCTION AS REQUIRED BY STATE LAW. NOTIFY IOWA ONE CALL - 1-800-292-8989 THE SUBSURFACE UTILITY INFORMATION IN THIS PLAN IS UTILITY QUALITY LEVEL D UNLESS OTHERWISE NOTED. THIS UTILITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF CI/ASCE 38-02, ENTITLED "STANDARD GUIDELINE FOR INVESTIGATING AND DOCUMENTING EXISTING UTILITIES". UTILITIES IDENTIFIED WITH A QUALITY LEVEL OTHER THAN D: LINE TYPES FOLLOW THE FORMAT: UTILITY TYPE - QUALITY LEVEL EXAMPLE: UNDERGROUND GAS, QUALITY LEVEL A UTILITY QUALITY LEVEL (A,B,C,D) DEFINITIONS CAN BE FOUND IN CI/ASCE 38-22. UTILITY QUALITY LEVELS: LEVEL D - INFORMATION COMES SOLELY FROM EXISTING UTILITY RECORDS. LEVEL C - SURVEYING ABOVE GROUND UTILITY FACILITIES, SUCH AS MANHOLES, VALVE BOXES, ETC; AND CORRELATING THIS INFORMATION WITH EXISTING UTILITY RECORDS. LEVEL B - THE USE OF SURFACE GEOPHYSICAL TECHNIQUES TO DETERMINE THE EXISTENCE AND HORIZONTAL POSITION OF UNDERGROUND UTILITIES. LEVEL A - THE USE OF NONDESTRUCTIVE DIGGING EQUIPMENT AT HORIZONTAL AND VERTICAL POSITION OF UNDERGROUND UTILITIES, AS WELL AS THE TYPE, SIZE, CONDITION, MATERIAL, AND OTHER CHARACTERISTICS. G-A G-A UTILITY MARKER VALVE VAULT WET WELL YARD HYDRANTY BARRICADE PERMANENT TILE OUTLET EXISTING UTILITY LINES l l l l l l l l l l >>>>> >>>>>>>>>>>>>>>>>>>> >>>>>>>> l l l l l l l l l l l l l l l l l l PROPOSED UTILITY LINES >>>>> SURVEY SYMBOLS >>>>>>>>>>>> SURVEY LINES o o o PAVEMENT MARKING AUTO SPRINKLER CONNECTION WETLAND DELINEATED MARKER CONTROLLED ACCESS BOUNDARY CENTERLINE EXISTING EASEMENT LINE PROPOSED EASEMENT LINE EXISTING LOT LINE PROPOSED LOT LINE EXISTING RIGHT-OF-WAY PROPOSED RIGHT-OF-WAY SETBACK LINE SECTION LINE BUSH LINE TREE LINE GUARD RAIL FENCE-DECORATIVE FENCE RETAINING WALL PIPE CASING WATER SERVICE WATERMAIN STORM SEWER DRAIN TILE STORM SEWER SANITARY SERVICE SANITARY SEWER FORCEMAIN WATER TEE WATER CROSS WATER SLEEVE WATER CAP / PLUG WATER VALVE EXISTING TOPOGRAPHIC LINES QUARTER LINE SIXTEENTH LINE TRAFFIC SIGNS BOLLARD TEMPORARY EASEMENT GRAVEL SIDEWALK PCC PAVEMENT LIGHT POLE VAULT WW BENCHMARK LOCATION MONUMENT FOUND CAST IRON MONUMENT CONTROL POINT STONE MONUMENT TRENCHLESS PIPE (PLAN VIEW) TRENCHLESS PIPE (PROFILE VIEW) ELECTRIC CAR CHARGE STATIONEV H F CLVT CO B B AC CP L C E G H U S D W MANHOLE-RECLAIMED WATERW M C E P Y WW WS V V U TRASH TILE G |||||||||||| >>>>>> >>>>>>>>>>>> l l l l l l l l l l l l l l l l l l >>>>>>>>>> >>>>>>>>>>>>>>>>>>>> WATER SERVICE WATERMAIN STORM SEWER DRAIN TILE STORM SEWER SANITARY SERVICE SANITARY SEWER FORCEMAIN WR WR WR WR WR WR RECLAIMED WATER SHEET B o l t o n & M e n k , I n c . 20 2 6 , A l l R i g h t s R e s e r v e d c H: \ H U N Z I \ 2 4 X 1 3 5 5 0 5 0 0 0 \ C A D \ C 3 D \ 1 3 5 5 0 5 G 1 0 1 . d w g 8/ 2 1 / 2 0 2 6 1 1 : 1 7 : 4 7 A M DESIGNED DRAWN CHECKED CLIENT PROJ. NO. DATEDESCRIPTION REV HUNZIKER DEVELOPMENT 259/263 HYLAND 24X.135505.000 1519 BALTIMORE DRIVE AMES, IA 50010 Phone: (515) 233-6100 Email: Ames@bolton-menk.com www.bolton-menk.comR G1.02 LEGEND 11 SHEET B o l t o n & M e n k , I n c . 20 2 6 , A l l R i g h t s R e s e r v e d c H: \ H U N Z I \ 2 4 X 1 3 5 5 0 5 0 0 0 \ C A D \ C 3 D \ 1 3 5 5 0 5 G 2 0 1 . d w g 8/ 2 1 / 2 0 2 6 1 1 : 1 7 : 5 4 A M DESIGNED DRAWN CHECKED CLIENT PROJ. NO. DATEDESCRIPTION REV HUNZIKER DEVELOPMENT 259/263 HYLAND 24X.135505.000 1519 BALTIMORE DRIVE AMES, IA 50010 Phone: (515) 233-6100 Email: Ames@bolton-menk.com www.bolton-menk.comR G2.01 GENERAL NOTES STANDARD CONSTRUCTION NOTES: 1.ALL IMPROVEMENTS SHALL BE IN ACCORDANCE WITH THE MOST CURRENT EDITION OF THE IOWA STATEWIDE URBAN DESIGN AND SPECIFICATIONS (SUDAS) AND SHALL COMPLY WITH ALL APPLICABLE FEDERAL, STATE AND LOCAL LAWS AND ORDINANCES. THE CONTRACTOR SHALL HAVE A COMPLETE SET OF THE CURRENT SUDAS STANDARD SPECIFICATIONS ON SITE DURING ALL CONSTRUCTION ACTIVITIES. 2.ANY DEFECTIVE WORK CONDEMNED BY THE ENGINEER/OWNER SHALL BE REMOVED AND REPLACED AT THE CONTRACTOR'S EXPENSE IN ACCORDANCE WITH SECTION 1050, 1.08 'REMOVAL OF DEFECTIVE WORK' OF THE STANDARDS SPECIFICATIONS. FAILURE TO REMOVE DEFECTIVE WORK MAY RESULT IN SUSPENSION OF OPERATIONS AND/OR WITHHOLDING OF PAYMENTS UNTIL DEFECTIVE WORK HAS BEEN REMOVED AND REPLACED. 3.THE CONTRACTOR SHALL PRESERVE ALL SURVEY CONTROL, LINE AND GRADE STAKES IN ACCORDANCE WITH SECTION 1050, 1.10 'LINE AND GRADE STAKES' OF THE STANDARD SPECIFICATIONS. 4.PRIOR TO MOBILIZING OFF OF THE JOB SITE, THE CONTRACTOR SHALL NOTIFY THE ENGINEER/OWNER TO REQUEST A FINAL INSPECTION IN ACCORDANCE WITH SECTION 1050, 1.14 'FINAL INSPECTION AND ACCEPTANCE' OF THE STANDARD SPECIFICATIONS. 5.THE CONTRACTOR SHALL PROCURE ALL NECESSARY PERMITS AND LICENSES IN ACCORDANCE WITH SECTION 1070, 1.03 'PERMITS AND LICENSES' OF THE STANDARD SPECIFICATIONS. 6.THE CONTRACTOR IS RESPONSIBLE FOR SITE SAFETY AND COMPLYING WITH ALL CURRENT AND FUTURE FEDERAL AND STATE OSHA REQUIREMENTS IN ACCORDANCE WITH SECTION 1070, 2.02 'CONVENIENCE AND SAFETY' OF THE STANDARD SPECIFICATIONS. 7.IN ACCORDANCE WITH SECTION 1070, 2.08 'PROTECTION OF PROPERTY' OF THE STANDARD SPECIFICATIONS, THE CONTRACTOR SHALL CONTINUOUSLY MAINTAIN ADEQUATE PROTECTION OF ALL ITS WORK FROM DAMAGE AND SHALL PROTECT THE JURISDICTION'S PROPERTY AND ADJACENT PRIVATE PROPERTY FROM INJURY OR LOSS ARISING IN CONNECTION WITH THE WORK. THE CONTRACTOR SHALL REPAIR OR RESTORE ANY SUCH DAMAGE, INJURY, OR LOSS TO JURISDICTION PROPERTY OR ADJACENT PROPERTY. THE CONTRACTOR SHALL PROTECT TREES AND OTHER PROPERTY NOT MARKED FOR REMOVAL. 8.THE CONTRACTOR SHALL PRESERVE OR REPLACE ALL PROPERTY MONUMENTS ON THE PROJECT SITE IN ACCORDANCE WITH SECTION 1070, 2.09 'LAND MONUMENTS' OF THE STANDARD SPECIFICATIONS. 9.THE CONTRACTOR IS RESPONSIBLE FOR MAINTAINING SITE CLEANLINESS. UPON REQUEST BY THE ENGINEER/OWNER, THE CONTRACTOR SHALL, AT ITS EXPENSE, CLEANUP AND REMOVE ALL REFUSE AND UNUSED MATERIALS OF ANY KIND RESULTING FROM THE WORK INCLUDING CLEANING AND SWEEPING OF ADJACENT STREETS. UPON FAILURE DO SO WITHIN THREE WORKING DAYS AFTER SUCH REQUEST BY THE ENGINEER/OWNER, THE WORK MAY BE DONE BY THE OWNER AND THE COST THEREOF CHARGED TO THE CONTRACTOR AND DEDUCTED FROM ITS FINAL PAYMENT IN ACCORDANCE WITH SECTION 1070, 2.15 'FINISHING AND CLEANUP REQUIREMENTS' OF THE STANDARD SPECIFICATIONS. 10.THE CONTRACTOR SHALL SUBMIT TO THE ENGINEER/OWNER FOR APPROVAL A PROGRESS SCHEDULE THAT WILL ENSURE THE COMPLETION OF THE PROJECT WITHIN THE TIME SPECIFIED. IF IT APPEARS THE RATE OF PROGRESS IS SUCH THAT THE CONTRACT WILL NOT BE COMPLETED WITHIN THE TIME ALLOWED, OR IF THE WORK IS NOT BEING EXECUTED IN A SATISFACTORY AND WORKMANLIKE MANNER, THE ENGINEER/OWNER MAY ORDER THE CONTRACTOR TO TAKE SUCH STEPS AS NECESSARY TO COMPLETE THE WORK AS SPECIFIED IN THE CONTRACT IN ACCORDANCE WITH SECTION 1080, 1.03 'WORK PROGRESS AND SCHEDULE' OF THE STANDARD SPECIFICATIONS. 11.NO OUTDOOR LIGHTING SHALL BE INSTALLED UNLESS APPROVED BY THE DEPARTMENT OF PLANNING AND HOUSING. PRIOR TO INSTALLATION OF ANY OUTDOOR LIGHTING FIXTURES, SUFFICIENT INFORMATION AS DESCRIBED IN CITY OF AMES CODE SECTION 29.411 10(A) OR 10(B) ABOVE SHALL BE SUBMITTED TO THE DEPARTMENT IN ORDER TO DETERMINE COMPLIANCE WITH THE OUTDOOR LIGHTING CODE. UTILITY COORDINATION NOTES: 1.THE CONTRACTOR IS REQUIRED TO UTILIZE THE UTILITY ONE-CALL SERVICE AT (800) 292-8989 TO LOCATE EXISTING UNDERGROUND UTILITIES AT LEAST 48 HOURS PRIOR TO EXCAVATING ANYWHERE ON THE PROJECT. 2.ANTICIPATED UTILITY CONFLICTS HAVE BEEN IDENTIFIED AND EACH RESPECTIVE UTILITY OWNER HAS BEEN INFORMED OF THE POTENTIAL CONFLICTS. THE CONTRACTOR SHALL PROTECT THE EXISTING UTILITIES TO REMAIN WITHIN THE PROJECT SITE. 3.THE LOCATION OF ALL AERIAL AND UNDERGROUND UTILITIES MAY NOT BE INDICATED ON THESE PLANS. WORK SHALL BE COMPLETED IN ACCORDANCE WITH SECTION 1070, 2.07 'PROTECTION OF ABOVEGROUND AND UNDERGROUND FACILITIES' OF THE STANDARD SPECIFICATIONS. THE CONTRACTOR SHALL NOTIFY THE ENGINEER IMMEDIATELY OF ANY DAMAGE TO EXISTING UTILITIES. 4.IF A CONFLICT IS DISCOVERED BY THE CONTRACTOR, NOTIFY THE ENGINEER IMMEDIATELY AND COORDINATE WITH OWNER OF UTILITY TO RESOLVE CONFLICT. PROJECT NOTES: 1.THE CONTRACTOR IS RESPONSIBLE FOR PROVIDING CONSTRUCTION STAKING IN ACCORDANCE WITH SECTION 11,010 OF THE STANDARD SPECIFICATIONS AND SHALL COMPLY WITH IOWA CODE 355 AND IOWA ADMINISTRATIVE CODE SECTION 193C FOR THE REPLACEMENT OF ALL DISTURBED MONUMENTS WITHIN THE PROJECT AREA. 2.CONTRACTOR SHALL PROPERLY SECURE PROJECT SITE AT THE END OF EACH DAY. 3.CONTRACTOR OPERATIONS CREATING OBJECTIONABLE LEVELS OF NOISE SHALL NOT BEGIN PRIOR TO 7:00 AM AND SHALL END PRIOR TO 7:00 PM. 4.ALL DISTURBED AREAS SHALL BE SEEDED AND/OR MULCHED (DEPENDING ON DATE) UPON COMPLETION OF GRADING. 5.ALL UTILITY SERVICES (SANITARY, WATER, AND SUMP) SHALL BE INSTALLED BY A PLUMBER LICENSED BY THE CITY OF AMES. 6.ALL UTILITY TRENCHES SHALL BE CAREFULLY BACKFILLED IN 6-IN LIFTS, COMPACTED TO 95% OF MAXIMUM STANDARD PROCTOR DENSITY. DENSITY REPORTS ARE TO BE SUBMITTED TO THE CITY OF AMES WITHIN 7 DAYS OF TRENCH DENSITY TESTING. ANY FAILING TEST AREAS SHALL BE RE-EXCAVATED AND RE-TESTED. 7.THE CONTRACTOR SHALL LIMIT THEIR ACCESS TO THE PROJECT SITE TO THE STABILIZED ENTRANCE LOCATIONS SHOWN IN THE SWPPP. 8.THE CONTRACTOR SHALL NOTIFY THE PUBLIC WORKS DEPARTMENT, THE DEVELOPER, AND BOLTON & MENK, INC. ONE WEEK PRIOR TO THE START OF ANY CONSTRUCTION. 9.ANY TREES AND CROPS SHALL BE REMOVED ONLY BY APPROVAL OF THE ENGINEER/OWNER. STORM WATER POLLUTION PREVENTION PLAN NOTES: 1.CONTRACTOR SHALL FOLLOW ALL REQUIREMENTS OF IDNR NPDES GENERAL PERMITS #2. 2.CONTRACTOR SHALL MINIMIZE THE AMOUNT OF SOIL EXPOSED DURING CONSTRUCTION ACTIVITY 3.STABILIZATION OF DISTURBED AREAS MUST, AT A MINIMUM, BE INITIATED IMMEDIATELY WHENEVER ANY CLEARING, GRADING, EXCAVATING OR OTHER EARTH DISTURBING ACTIVITIES HAVE PERMANENTLY CEASED ON ANY PORTION OF THE SITE OR TEMPORARILY CEASED ON ANY PORTION OF THE SITE AND WILL NOT RESUME FOR A PERIOD EXCEEDING 14 CALENDAR DAYS. IN DROUGHT-STRICKEN AREAS AND AREAS THAT HAVE RECENTLY RECEIVED SUCH HIGH AMOUNTS OF RAIN THAT SEEDING WITH FIELD EQUIPMENT IS IMPOSSIBLE AND INITIATING VEGETATIVE STABILIZATION IMMEDIATELY IS INFEASIBLE, ALTERNATIVE STABILIZATION MEASURES MUST BE EMPLOYED AS SPECIFIED BY THE DEPARTMENT. IN LIMITED CIRCUMSTANCES, STABILIZATION MAY NOT BE REQUIRED IF THE INTENDED FUNCTION OF A SPECIFIC AREA OF THE SITE NECESSITATES THAT IT REMAIN DISTURBED. 4.MINIMIZE THE DISCHARGE OF POLLUTANTS FROM EQUIPMENT AND VEHICLE WASHING, WHEEL WASH WATER AND OTHER WASH WATERS. WASH WATERS MUST BE TREATED IN A SEDIMENT BASIN OR ALTERNATIVE CONTROL THAT PROVIDES EQUIVALENT OR BETTER TREATMENT PRIOR TO DISCHARGE; 5. MINIMIZE THE EXPOSURE OF BUILDING MATERIALS, BUILDING PRODUCTS, CONSTRUCTION WASTES, TRASH, LANDSCAPE MATERIALS, FERTILIZERS, PESTICIDES, HERBICIDES, DETERGENTS, SANITARY WASTE AND OTHER MATERIALS PRESENT ON THE SITE TO PRECIPITATION AND STORM WATER. MINIMIZATION OF EXPOSURE IS NOT REQUIRED IN CASES WHERE THE EXPOSURE TO PRECIPITATION AND TO STORM WATER WILL NOT RESULT IN A DISCHARGE OF POLLUTANTS, OR WHERE EXPOSURE OF A SPECIFIC MATERIAL OR PRODUCT POSES LITTLE RISK OF STORM WATER CONTAMINATION (SUCH AS FINAL PRODUCTS AND MATERIALS INTENDED FOR OUTDOOR USE) 6. MINIMIZE THE DISCHARGE OF POLLUTANTS FROM SPILLS AND LEAKS AND IMPLEMENT CHEMICAL SPILL AND LEAK PREVENTION AND RESPONSE PROCEDURES. 7.CONCRETE WASHOUTS SHALL BE PROVIDED ON SITE. 8.QUALIFIED PERSONNEL SHALL INSPECT DISTURBED AREAS OF THE CONSTRUCTION SITE THAT HAVE NOT BEEN STABILIZED WITH A PERENNIAL, VEGETATIVE COVER OF SUFFICIENT DENSITY TO PRECLUDE EROSION AT LEAST ONCE EVERY SEVEN CALENDAR DAYS. UNLESS EROSION IS EVIDENT OR OTHER CONDITIONS WARRANT THEM, REGULAR INSPECTIONS ARE NOT REQUIRED ON AREAS THAT HAVE BEEN STABILIZED WITH A PERENNIAL, VEGETATIVE COVER OF SUFFICIENT DENSITY TO PRECLUDE EROSION. 9.DISTURBED AREAS AND AREAS USED FOR STORAGE OF MATERIALS THAT ARE EXPOSED TO PRECIPITATION SHALL BE INSPECTED FOR EVIDENCE OF, OR THE POTENTIAL FOR, POLLUTANTS ENTERING THE DRAINAGE SYSTEM. 10.EROSION AND SEDIMENT CONTROL MEASURES IDENTIFIED IN THE PLAN SHALL BE OBSERVED TO ENSURE THAT THEY ARE OPERATING CORRECTLY. WHERE DISCHARGE LOCATIONS OR POINTS ARE ACCESSIBLE, THEY SHALL BE INSPECTED TO ASCERTAIN WHETHER EROSION CONTROL MEASURES ARE EFFECTIVE IN PREVENTING SIGNIFICANT IMPACTS TO RECEIVING WATERS. LOCATIONS WHERE VEHICLES ENTER OR EXIT THE SITE SHALL BE INSPECTED FOR EVIDENCE OF OFFSITE SEDIMENT TRACKING. 11. BASED ON THE RESULTS OF THE INSPECTION, POLLUTION PREVENTION MEASURES IDENTIFIED IN THE PLANS SHALL BE REVISED AT THE CONSTRUCTION SITE AS APPROPRIATE AS SOON AS PRACTICABLE AFTER THE INSPECTION AND TO THE PLAN AS SOON AS PRACTICABLE AFTER THE INSPECTION BUT IN NO CASE MORE THAN 7 CALENDAR DAYS FOLLOWING THE INSPECTION. IF THE PERMITTEE DETERMINES THAT MAKING THESE CHANGES AT THE CONSTRUCTION SITE OR TO THE PLAN LESS THAN 72 HOURS AFTER THE INSPECTION IS IMPRACTICABLE, THE PERMITTEE SHALL DOCUMENT IN THE PLAN WHY IT IS IMPRACTICABLE AND INDICATE AN ESTIMATED DATE BY WHICH THE CHANGES WILL BE MADE. 12. A REPORT SUMMARIZING THE SCOPE OF THE INSPECTION, NAME(S) AND QUALIFICATIONS OF PERSONNEL MAKING THE INSPECTION, THE DATE(S) OF THE INSPECTION, MAJOR OBSERVATIONS RELATING TO THE IMPLEMENTATION OF THE STORM WATER POLLUTION PREVENTION PLAN, AND ACTIONS TAKEN SHALL BE MADE AND RETAINED AS PART OF THE STORM WATER POLLUTION PREVENTION PLAN FOR AT LEAST THREE YEARS AFTER FINAL STABILIZATION HAS BEEN ACHIEVED AND A NOTICE OF DISCONTINUATION HAS BEEN SUBMITTED TO THE DEPARTMENT. 13.EROSION CONTROL MEASURES SHOWN ON THE PLAN ARE THE MINIMUM REQUIRED TO BE INSTALLED. ADDITIONAL MEASURES MAY BE REQUIRED TO PROTECT/STABILIZE THE SITE. ADDITIONAL CONTROLS MAY INCLUDE, BUT ARE NOT LIMITED TO SILT FENCE, COMPOST BLANKETS, FILTER SOCKS, RIPRAP, FLOW TRANSITION MAPS, ETC. ANY ADDITIONAL CONTROL MEASURE REQUIRED SHALL BE INSTALLED BY THE CONTRACTOR AT NO ADDITIONAL COSTS TO THE OWNER. PAVING NOTES: 1.PAVING SHALL BE COMPLETED IN ACCORDANCE WITH DIVISION 7 OF THE SPECIFICATIONS. 2.THE CONTRACTOR SHALL SUBMIT INFORMATION TO THE ENGINEER FOR APPROVAL IN ACCORDANCE WITH SECTIONS 1050, 1.05 AND 7010, 1.03 OF THE STANDARD SPECIFICATIONS: a.PCC PAVING MIX DESIGN b.MATURITY CURVES FOR PAVING MIXES AND MATURITY READING RESULTS 3.PAVEMENT DESIGN SHALL INCLUDE A MINIMUM STRENGTH OF 4,000 PSI. 4.QUALITY CONTROL SHALL BE PERFORMED IN ACCORDANCE WITH SECTION 7010, 3.08 'QUALITY CONTROL' OF THE STANDARD SPECIFICATIONS. 5.IN ACCORDANCE WITH SECTION 7010, 3.02, K OF THE STANDARD SPECIFICATIONS, THE CONTRACTOR SHALL CLEAN AND SEAL ALL JOINTS BEFORE ANY PORTION OF THE NEWLY CONSTRUCTED PAVEMENT IS OPENED TO THE CONTRACTOR'S EQUIPMENT. 6.THE CONTRACTOR SHALL OPEN NEWLY CONSTRUCTED PAVEMENT TO TRAFFIC IN ACCORDANCE WITH SECTION 7010, 3.06 OF THE STANDARD SPECIFICATIONS. ALL NEWLY CONSTRUCTED PAVEMENT SHALL BE SCRAPPED AND SWEPT CLEAN PRIOR TO OPENING TO TRAFFIC. 7.THE CONTRACTOR SHALL PROTECT PAVEMENT IN ACCORDANCE WITH SECTION 7010, 3.05 OF THE STANDARD SPECIFICATIONS AND SHALL NOT USE NEWLY CONSTRUCTED PAVEMENT AS AN AREA OF STOCKPILING MATERIALS. 8.DROP CURBS SHALL BE CONSTRUCTED AT INTERSECTION FOR PEDESTRIAN RAMPS. 9.ALL UTILITY FIXTURES (WATER VALVE BOXES, MANHOLES, AND STORM SEWER INTAKES) SHALL BE SET TO THEIR CORRESPONDING PAVEMENT ELEVATIONS. 10.PARKING LOT JOINTING PLAN SHALL BE SUBMITTED BY THE CONTRACTOR TO THE ENGINEER/OWNER FOR REVIEW AT LEAST 7 DAYS PRIOR TO PAVING OPERATIONS. NO KEYWAY JOINTS SHALL BE ALLOWED. AT A MINIMUM ALL COLD JOINTS SHALL BE TIED TOGETHER USING A DW JOINT IN ACCORDANCE WITH SECTION 7010 AND DETAIL PV-101. 11.LONGITUDINAL JOINTS SHALL BE TIED TOGETHER USING CONTRACTION JOINT, “L” TYPE SUDAS JOINT. 12.CONCRETE JOINTS SHALL HAVE A LENGTH TO WIDTH RATIO NO LARGER THAN 1:1.5. MAXIMUM JOINT SPACING SHALL BE 12' IN ANY DIRECTION. JOINT DEPTH SHALL BE A MINIMUM DEPTH OF 1/3 OF PAVEMENT THICKNESS. TRAFFIC CONTROL NOTES: 1.TRAFFIC CONTROL LAYOUTS SHOWN ON THESE PLANS ARE GENERAL TRAFFIC CONTROL LAYOUTS FOR INFORMATION ONLY. 2.THE CONTRACTOR SHALL DEVELOP A TRAFFIC CONTROL PLAN IN ACCORDANCE WITH SECTION 1070, 2.06 'TRAFFIC CONTROL' OF THE STANDARD SPECIFICATIONS. ANY TRAFFIC CONTROL DEVICES OR SAFETY EQUIPMENT NEEDED TO CONSTRUCT THE PROJECT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. THE CONTRACTOR SHALL SUBMIT A CONSTRUCTION PHASING AND TRAFFIC CONTROL PLAN WITH PLANNED DETOURS, IF APPLICABLE, TO THE ENGINEER FOR APPROVAL BEFORE THE START OF ANY CONSTRUCTION ACTIVITIES. 3.IF NECESSARY, STREETS WILL BE CLOSED IN ACCORDANCE WITH SECTION 1070, 2.06 'TRAFFIC CONTROL' OF THE STANDARD SPECIFICATIONS. 4.ALL TRAFFIC CONTROL PLANS MUST BE REVIEWED AND APPROVED BY CITY OF AMES PUBLIC WORKS TRAFFIC DIVISION (DAMION PREGITZER, 515-509-5189). COORDINATE WITH CITY OF AMES PUBLIC WORKS TRAFFIC PRIOR TO PLACEMENT OF TRAFFIC CONTROL DEVICES AND SIGNS FOR EACH STAGE OF THE PROJECT. 5.ALL TRAFFIC CONTROL DEVICES SHALL BE FURNISHED, ERECTED, MAINTAINED, AND REMOVED BY THE CONTRACTOR. 6.PORTABLE MOUNTINGS FOR WARNING SIGNS MAY BE USED FOR TEMPORARY INSTALLATIONS OF 3 DAYS OR LESS ALL OTHER TRAFFIC CONTROL SHALL BE POST MOUNTED. 7.THE PROPOSED SIGNAGE MAY BE MODIFIED TO MEET FIELD CONDITIONS, PREVENT OBSTRUCTIONS AND TO ACCOMMODATE CONSTRUCTION SCHEDULING UPON APPROVAL OF THE PROJECT ENGINEER 8.ORANGE SAFETY FENCE SHALL BE PLACED ENTIRELY ACROSS THE TRAVELED PORTION OF THE ROADWAY AT ALL LOCATIONS WHERE TYPE III BARRICADES WITH "ROAD CLOSED" SIGNS ARE USED. 9.SIGNAGE MAINTENANCE SHALL BE CONSIDERED INCIDENTAL TO TRAFFIC CONTROL AND REQUIRED AS DIRECTED BY THE ENGINEER. 10.ALL CONSTRUCTION SIGNS SHALL BE DIAMOND GRADE FLUORESCENT ORANGE OR WHITE V.I.P. SHEETING OR EQUIVALENT. (IOWA DOT TYPE VII SHEETING). 11.THE CONTRACTOR SHALL CONTACT THE CITY OF AMES TRAFFIC DIVISION (DAMION PREGITZER, 515-509-5189) TO REMOVE ALL PERMANENT STREET SIGNS CONFLICTING WITH PROPOSED IMPROVEMENTS. THE CONTRACTOR SHALL REMOVE ALL OTHER SIGNS AS DETERMINED BY THE ENGINEER AND THEY SHALL REMAIN THE PROPERTY OF THE RESPECTIVE OWNERS. THIS WORK SHALL BE CONSIDERED INCIDENTAL TO OTHER WORK. 12.AT THE TIME OF INITIAL SETUP OR AT THE TIME OF MAJOR STAGE CHANGES, 100 PERCENT OF EACH TYPE OF DEVICE (SIGNS, CONES, TUBULAR MARKERS, DRUMS, BARRICADES, VERTICAL PANELS, CHANGEABLE MESSAGE SIGNS, AND PAVEMENT MARKINGS) SHALL BE CLASSIFIED AS ACCEPTABLE BY THE REQUIREMENT OF THE AMERICAN TRAFFIC SAFETY SERVICES ASSOCIATION (ATSSA), "QUALITY STANDARD FOR WORK ZONE TRAFFIC CONTROL DEVICES 1992." THROUGHOUT THE DURATION OF THE PROJECT, UNACCEPTABLE DEVICES OR SITUATIONS THAT ARE FOUND ON THE JOBSITE AS DETERMINED BY BEFORE MENTIONED PUBLICATION SHALL BE REPLACED OR THE SITUATION CORRECTED WITHIN 12 HOURS OF INITIAL NOTIFICATIONS BY THE ENGINEER. 13.AT EACH SIDEWALK CLOSURE LOCATION PLACE TYPE II BARRICADES WITH "SIDEWALK CLOSED" SIGNS AT EACH CLOSURE END AND PLACE "SIDEWALK CLOSED AHEAD" SIGNS ALONG THE SIDEWALK AT NEAREST STREET INTERSECTIONS ON EACH SIDE OF THE CLOSURE LOCATION IN ACCORDANCE WITH THE MUTCD. GRADING NOTES: 1.ALL GRADING OPERATIONS SHALL BE COMPLETED IN ACCORDANCE WITH DIVISION 2 OF THE SPECIFICATIONS 2.THE PROPOSED CONTOURS ARE SHOWN ARE TO FINISH GROUND/TOP OF PAVEMENT 3.CONTRACTOR SHALL GRADE ALL AREAS IN THE PAVEMENT BOX TO SUBGRADE, AND ALL OTHER AREAS TO FINISH GROUND. 4.AREAS WITHIN THE RIGHT-OF-WAY SHALL BE COMPACTED TO NO LESS THAN 95% OF MAXIMUM STANDARD PROCTOR DENSITY AT A MOISTURE CONTENT OF -1% TO +3% ABOVE OPTIMUM. 5.AREAS OUTSIDE THE RIGHT-OF-WAY SHALL BE FINAL GRADED TO WITHIN 0.2' OF PLAN GRADE. AREAS WITHIN THE RIGHT-OF-WAY SHALL BE FINAL GRADED TO WITHIN 0.1' OF PLAN GRADE. 6.ALL TOPSOIL STRIPPED SHALL BE RESPREAD ON LOT(S). 7.THE CONTRACTOR SHALL SHAPE GRADED AREAS TO MAINTAIN SURFACE DRAINAGE AT ALL TIMES. 8.THE CONTRACTOR SHALL BACKFILL CURBS AS SOON AS POSSIBLE UPON COMPLETION OF PAVING 9.DEWATERING (IF NECESSARY) IS CONTRACTOR'S RESPONSIBILITY AND SHALL BE CONSIDERED INCIDENTAL. 10.CONTRACTOR SHALL MINIMIZE COMPACTION OF TOPSOIL TO THE EXTENT PRACTICABLE. SANITARY SEWER NOTES: 1.SANITARY SEWER INSTALLATION SHALL BE COMPLETED IN ACCORDANCE WITH DIVISIONS 3, 4, AND 6 OF THE SPECIFICATIONS 2.SANITARY SEWER BEDDING SHALL BE CLASS F-3 BEDDING UNLESS OTHERWISE SPECIFIED. STORM SEWER NOTES: 1.STORM SEWER INSTALLATION SHALL BE IN ACCORDANCE WITH DIVISIONS 3, 4, AND 6 OF THE SPECIFICATIONS. 2.STORM SEWER SHALL BE BEDDING SHALL BE CLASS R-2 3.MANHOLE CASTINGS IN SHALL BE 2 PIECE FIXED CASTINGS. ALL MANHOLE CASTINGS SHALL BE BOLTED TO THE STRUCTURE AT ALL ATTACHMENT HOLE LOCATIONS IN THE CASTING. 4.RCP PLUGS SHALL BE CONSIDERED INCIDENTAL TO STORM SEWER CONSTRUCTION. 5.THE CONTRACTOR SHALL REPAIR ANY FIELD TILE ENCOUNTERED DURING CONSTRUCTION OF THIS PROJECT (WHETHER SHOWN ON THE PLAN OR NOT) BY SPLICING OR CONNECTING THE TILE TO THE NEW STORM SEWER SYSTEM. WATER MAIN NOTES: 1.WATER MAIN INSTALLATION SHALL BE COMPLETED IN ACCORDANCE WITH DIVISIONS 3 AND 5 OF THE SPECIFICATIONS. 2.WATER VALVE BOXES SHALL BE CAST IRON IN ACCORDANCE WITH SECTION 5020 OF THE SPECIFICATIONS, OR "TRENCH ADAPTOR" WITH CAST IRON TOP SECTION. AN EXTENSION SHAFT SHALL BE FURNISHED THAT POSITIONS THE VALVE OPERATING NUT WITHIN 2 FEET OF PROPOSED GRADE. 3.METAL WATER MAIN FITTINGS AND METAL ACCESSORIES SHALL BE WRAPPED WITH 8-MIL POLYETHYLENE SHEETING AND SECURED WITH TAPE. 4.WATER MAIN SHALL BE INSTALLED WITH 5.5 FEET COVER (MINIMUM). 5.WATER MAIN BEDDING SHALL BE CLASS P-1 6.CURB STOP BOXES ON WATER SERVICES SHALL BE LOCATED AS SHOWN ON THE PLANS. 7.WATER MAIN VALVES SHALL BE OPERATED BY CITY OF AMES PERSONNEL ONLY. 8.CRITICAL CROSSINGS SHALL CONFORM TO CITY OF AMES SUPPLEMENTAL SPECIFICATIONS. 9.FIRE AND DOMESTIC SERVICE BID ITEMS SHALL INCLUDE ALL FITTING AND VALVES REQUIRED TO CONNECT TO THE MAIN AND THE BUILDING. 12 SHEET B o l t o n & M e n k , I n c . 20 2 6 , A l l R i g h t s R e s e r v e d c H: \ H U N Z I \ 2 4 X 1 3 5 5 0 5 0 0 0 \ C A D \ C 3 D \ 1 3 5 5 0 5 G 2 0 1 . d w g 8/ 2 1 / 2 0 2 6 1 1 : 1 7 : 5 4 A M DESIGNED DRAWN CHECKED CLIENT PROJ. NO. DATEDESCRIPTION REV HUNZIKER DEVELOPMENT 259/263 HYLAND 24X.135505.000 1519 BALTIMORE DRIVE AMES, IA 50010 Phone: (515) 233-6100 Email: Ames@bolton-menk.com www.bolton-menk.comR G2.02 DETAILS BOLLARD GUARD POST NOT TO SCALE 18" 6" 3' - 0 " 4' - 0 " CONCRETE ONE WRAP OF 30# ROOFING FELT 8" DIA CONCRETE-FILLED STANDARD STEEL BOLLARD EXISTING GRADE 4"R PLATE NO.R LAST REVISION: 04-2021 9-300 6" PCC SUBGRADE PREPARATION (2112) (INCIDENTAL) A CONCRETE PAVEMENT NOT TO SCALE 2" X 6" RAIL WITH HEAVY DUTY HANGER SECURED TO POST (TYP.) CIRCULAR METAL FENCE POST 2" X 6" P.T. RAIL 1" X 6" CEDAR TYP. SPACINGEQ.6"4"6"EQ.TYP. SPACING TRASH ENCLOSURE TOP VIEW (NOT TO SCALE) TWO HINGED DOORSWITH CENTER LATCH 8' 0.75' 9.5' TRASH ENCLOSURE ELEVATION (NOT TO SCALE) SLAB TIE DOWN TO CONCRETE WITH GALVANIZED POST BRACKETS (TYP.) OR IN CONCRETE FOOTING CONT. 2" X 6" P.T.HORIZ. RAIL TOPAND BOTTOMBETWEEN POSTS FENCE POST 1" X 6" CEDAR VERT. SLATSEQ. SPACE (STAGGEROPPOSITE FACE) 3" 8' 7. 2 5 ' 6" 4' MAX. 14 ' NOTE: OTHER ENCLOSURES MAY BE APPROVED BY OWNER. 0.75' B TRASH ENCLOSURE NOT TO SCALE SITE DATA BUILDING A (SOUTH LOT) TOTAL LOT AREA 11,798 SF 0.27 ACRES DISTURBED AREA 11,798 SF 0.27 ACRES PERVIOUS AREA 4,056 SF 0.09 ACRES IMPERVIOUS DATA BUILDING(S) SIZE 6,475 SF 0.15 ACRES PAVEMENT AREA 1,267 SF 0.03 ACRES TOTAL IMPERVIOUS AREA 7,742 SF 0.18 ACRES PERCENTAGES IMPERVIOUS 66% PERVIOUS 34% TOTAL 100% BUILDING B (NORTH LOT) TOTAL LOT AREA 20,292 SF 0.47 ACRES DISTURBED AREA 20,292 SF 0.47 ACRES PERVIOUS AREA 7,426 SF 0.17 ACRES IMPERVIOUS DATA BUILDING(S) SIZE 6,955 SF 0.16 ACRES PAVEMENT AREA 5,911 SF 0.14 ACRES TOTAL IMPERVIOUS AREA 12,866 SF 0.30 ACRES PERCENTAGES IMPERVIOUS 63% PERVIOUS 37% TOTAL 100% PARKING (PER BUILDING) BUILDING A (SOUTH) BUILDING SIZE 6475 SF STUDIO UNIT 3 UNITS 1 STALLS/UNIT 3 REQUIRED STALLS 1 BEDROOM UNIT 4 UNITS 1 STALLS/UNIT 4 REQUIRED STALLS 2 BEDROOM UNIT 6 UNITS 1 STALLS/UNIT 6 REQUIRED STALLS TOTAL REQUIRED STALLS PER BUILDING A 13 STALLS TOTAL PROVIDED STALLS IN BUILDING A 13 STALLS REQUIRED ADA STALLS 1 STALL PROVIDED ADA STALLS 1 STALL BUILDING B (NORTH) BUILDING SIZE 6955 SF 1 BEDROOM UNIT 10 UNITS 1 STALLS/UNIT 10 REQUIRED STALLS 2 BEDROOM UNIT 9 UNITS 1 STALLS/UNIT 9 REQUIRED STALLS TOTAL REQUIRED STALLS PER BUILDING A 19 STALLS TOTAL PROVIDED STALLS IN BUILDING A 21 STALLS REQUIRED ADA STALLS 1 STALL PROVIDED ADA STALLS 1 STALL 13 LOT 1 0.27 ACRES 11,798 SQ FT D C M M D GGGGGG >>>>>>>>>>>> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >>>>>>>> > > > > > > > > > > > > > > > > > > > > > > > > > > > > > G G G G G G G G l l l l l l l l l l l l l l l OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE G G G G G G G G G G G G G G G G G G G G G G F F F F F F F F F F F F F F F F F F F F F F F F l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l 945 950 955 941 942 943 944 946 947 948 949 951 952 953 954 956 935 934 936 937 938 945 950 955 94 1 942 943 944 946 947 948 949 951 952 953 954 956 955 951 952953 95 4 95 6 947 94 5 94 4 946 93 5 940 945 950 955 93 6 937 93 8 93 9 94 1 942 94 3 94 4 94 6 947 948 949 951 95 2 953 954 956 960 957 958 959 961 941 942 943 HY L A N D A V E DISCONNECT EXISTING WATER SERVICE AT MAIN (FIELD VERIFY DEPTH) REMOVE TREE REMOVE EXISTING RETAINING WALLS X X X X XXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X XXXXXXXXXXXXXXX X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XX X X X X X X X X X X X X X X X X X X X XX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X SHIFTED PROPERTY LINE EXISTING PROPERTY LINE 259 N HYLAND AVE GA R A G E X X X X X X X X X X XX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X REMOVE GAS SERVICE REMOVE EXISTING RETAINING WALL FULL DEPTH PATCH, 100 SY REMOVE 60 LF OF EXISTING CURB & GUTTER REMOVE EXISTING HOUSE REMOVE GAS SERVICE S88°53'36"W 137.00 N1 ° 0 2 ' 2 2 " W 7 9 . 3 7 S0 ° 5 9 ' 5 6 " E 8 0 . 0 0 S89°00'04"W 137.05 NOTE: CONTRACTOR SHALL FIND EXISTING SANITARY SEWER SERVICE FOR EACH BUILDING AND ABANDON AT THE BACK OF CURB. SHEET B o l t o n & M e n k , I n c . 20 2 6 , A l l R i g h t s R e s e r v e d c H: \ H U N Z I \ 2 4 X 1 3 5 5 0 5 0 0 0 \ C A D \ C 3 D \ 1 3 5 5 0 5 C 1 0 1 . d w g 8/ 2 1 / 2 0 2 6 1 1 : 1 8 : 1 0 A M DESIGNED DRAWN CHECKED CLIENT PROJ. NO. DATEDESCRIPTION REV HUNZIKER DEVELOPMENT 259/263 HYLAND 24X.135505.000 1519 BALTIMORE DRIVE AMES, IA 50010 Phone: (515) 233-6100 Email: Ames@bolton-menk.com www.bolton-menk.comR C1.01 EXISTING CONDITIONS & REMOVALSFEETSCALE 0 10 20 HORZ. R LEGEND: GRAVEL REMOVAL PAVEMENT REMOVAL SIDEWALK REMOVAL ASPHALT/CONCRETE SAW CUT 14 LOT 2 0.47 ACRES 20,292 SQ FT D C H H C S S S M M M OEOE OE OE OE OE OE OE OE OE OE OE OE >> >> >> >> >> >> >> >> >> >> >> >> >> >>>>>>>>>> > > >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> > > > > > > > > > > > > > > > > > > > > > > > > > > > >>>>>>>>>>>>>> > G G G G G G G G E E E E E E E E E E E E OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE F F F G G G G G G G G G G G G G G G G G G G G G G G G G F F F F F F F F F F F F F F F F F F F F F F F F F F FFFFFF F F FFFFFFFFFFFFFF G G S l l l l l l l l l l l l l l l l l l l l llllllllllll 93 0 935 940 945 927 92 8 92 9 93 1 932 933 934 936 937 938 939 941 942 943 944 946 947 930 935 928 929 931 932 933 934 936 937 938 945 950 94 1 942 943 944 946 947 948 949 951 952 953 955 951 952953 95 4 947 94 5 94 4 946 935 940 932 933 934 936 937 938 939 941 942 943 OAKLAND ST HY L A N D A V E HY L A N D A V E REMOVE EXISTING RETAINING WALLS X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X XXXXXXXXXXXXXXX X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XX X X X X X X X X X X X X X X X X X X X XX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X SHIFTED PROPERTY LINE EXISTING PROPERTY LINE XXXXXXXXXXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XX X X X X X REMOVE EXISTING RETAINING WALL 263 HYLAND AVE GA R A G E X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X REMOVE EXISTING RETAINING WALL DISCONNECT EXISTING WATER SERVICE AT MAIN (FIELD VERIFY DEPTH) X X X X X XX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X REMOVE EXISTING RETAINING WALL FULL DEPTH PATCH, 100 SY RE M O V E E X I S T I N G G A R A G E REMOVE EXISTING APARTMENT BUILDING FULL DEPTH PATCH, 30 SY REMOVE 55 LF OF EXISTING CURB & GUTTER REMOVE GAS SERVICE S89°00'04"W 137.05 N0 ° 5 8 ' 4 3 " W 7 4 . 5 0 N88°37'51"E 137.00 S0 ° 5 9 ' 5 6 " E 7 4 . 5 0 S86°25'14"E 75.44 NOTE: CONTRACTOR SHALL FIND EXISTING SANITARY SEWER SERVICE FOR EACH BUILDING AND ABANDON AT THE BACK OF CURB. SHEET B o l t o n & M e n k , I n c . 20 2 6 , A l l R i g h t s R e s e r v e d c H: \ H U N Z I \ 2 4 X 1 3 5 5 0 5 0 0 0 \ C A D \ C 3 D \ 1 3 5 5 0 5 C 1 0 1 . d w g 8/ 2 1 / 2 0 2 6 1 1 : 1 8 : 1 1 A M DESIGNED DRAWN CHECKED CLIENT PROJ. NO. DATEDESCRIPTION REV HUNZIKER DEVELOPMENT 259/263 HYLAND 24X.135505.000 1519 BALTIMORE DRIVE AMES, IA 50010 Phone: (515) 233-6100 Email: Ames@bolton-menk.com www.bolton-menk.comR C1.02 EXISTING CONDITIONS & REMOVALSFEETSCALE 0 10 20 HORZ. R LEGEND: GRAVEL REMOVAL PAVEMENT REMOVAL SIDEWALK REMOVAL ASPHALT/CONCRETE SAW CUT 15 LOT 2 0.47 ACRES 20,292 SQ FTLOT 1 0.27 ACRES 11,798 SQ FT D D C H H C S S S S OE OE OE OE OE OE OE OE OE OE OE OE OE >> >> >> >> >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> >>>>>> >> >> >> >> >> >> >> >> > > > > > > > > > > > > > > > > > > > > > > > > > > > >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> > > > > >>>> > E E E E E E E E E E E E E E E E OE OE OE OE OEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOE F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F S BUILDING A FFE: 950.20 6,475 SF BUILDING B FFE: 932.50 6,955 SF T OA K L A N D S T HYLAND AVE HYLAND AVE EXISTING PROPERTY LINE 25 ' PROPOSED RETAINING WALL 20 . 5 3 ' PROPOSED PROPERTY LINE 12' 8' 7' 1' 20 ' 25 ' 15 . 5 ' 15 ' 11' 1' 20' 4' 5' 4' 5' 19 ' 9' 108.5' 6.52' 25 ' 34.5' 4' 12 2 . 7 9 ' PROPOSED RETAINING WALL 12 5 . 0 1 ' 25 ' 20 ' R2' R5' 5' 15 . 2 6 ' 25 ' ELECTRICAL TRANSFORMER ELECTRICAL METERS ELECTRICAL METERS SETBACK LINE SETBACK LINE 5' PROPOSED RETAINING WALL PROPOSED RETAINING WALL 9' 15.37' 20 ' 26.03' DUMPSTER ENCLOSURE 14' X 9.5' SEE DETAIL DUMPSTER ENCLOSURE PEDESTRIAN ACCESS PAVEMENT MARKINGS 41 . 5 ' 65 ' 107' 64' 10 1 ' FIRE DEPARTMENT CONNECTION FIRE DEPARTMENT CONNECTION SIDEWALK EASEMENT 4' PROPOSED BOLLARD (TYP.) SHEET B o l t o n & M e n k , I n c . 20 2 6 , A l l R i g h t s R e s e r v e d c H: \ H U N Z I \ 2 4 X 1 3 5 5 0 5 0 0 0 \ C A D \ C 3 D \ 1 3 5 5 0 5 C 2 0 1 . d w g 8/ 2 1 / 2 0 2 6 1 1 : 1 8 : 3 0 A M DESIGNED DRAWN CHECKED CLIENT PROJ. NO. DATEDESCRIPTION REV HUNZIKER DEVELOPMENT 259/263 HYLAND 24X.135505.000 1519 BALTIMORE DRIVE AMES, IA 50010 Phone: (515) 233-6100 Email: Ames@bolton-menk.com www.bolton-menk.comR C2.01 SITE GEOMETRICSFEETSCALE 0 10 20 HORZ. R 16 LOT 2 0.47 ACRES 20,292 SQ FTLOT 1 0.27 ACRES 11,798 SQ FT D D C H H C S S S S M M M M OE OE OE OE OE OE OE OE OE OE OE OE OE G G G G G G >> >> >> >> >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> >>>>>> >> >> >> >> >> >> >> >> > > > > > > > > > > > > > > > > > > > > > > > > > > > >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> > > > > >>>> > G G G G G G G G l l l l l l l l l l l E E E E E E E E E E E E E E E E OE OE OE OE OEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOE F F F G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F G G S l l l l l l l l l l l 930 93 5 94 0 94 5 95 0 95 5 927 928 929 931 932 93 3 93 4 93 6 93 7 93 8 93 9 94 1 94 2 94 3 94 4 94 6 94 7 94 8 94 9 95 1 95 2 95 3 95 4 95 6 93 0 93 5 92 8 92 9 93 1 93 293 393 4 93 693 7 938 945 95 0 955 941 942 943 944 946 94 7 94 8 94 9 951 95 2 95 3 954 95 6 955 95 195 2953954 956 947 945 944 946 935 940 945 950 955 936 937 938 939 941 942 943 944 946 947 948 949 951 952 953 954 956 96 0 95 7 95 8 95 9 96 1 93 5 94 0 93 293393 4936 93 6 93 6 93 7 93 8 93 9 94 1 94 1 941 94 2943 BUILDING A FFE: 950.20 6,475 SF BUILDING B FFE: 932.50 6,955 SF T OA K L A N D S T HYLAND AVE HYLAND AVE SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF 5 TONS RIP RAP2 TONS RIP RAP SHEET B o l t o n & M e n k , I n c . 20 2 6 , A l l R i g h t s R e s e r v e d c H: \ H U N Z I \ 2 4 X 1 3 5 5 0 5 0 0 0 \ C A D \ C 3 D \ 1 3 5 5 0 5 C 3 0 1 . d w g 8/ 2 1 / 2 0 2 6 1 1 : 1 8 : 5 4 A M DESIGNED DRAWN CHECKED CLIENT PROJ. NO. DATEDESCRIPTION REV HUNZIKER DEVELOPMENT 259/263 HYLAND 24X.135505.000 1519 BALTIMORE DRIVE AMES, IA 50010 Phone: (515) 233-6100 Email: Ames@bolton-menk.com www.bolton-menk.comR C3.01 EROSION CONTROL PLANFEETSCALE 0 10 20 HORZ. R LEGEND SILT FENCE INLET PROTECTION CONCRETE WASHOUT TYPE I SEEDING/SOD LOW GROW GRASS MIXTURE BY UNITED SEED C W SF 17 LOT 2 0.47 ACRES 20,292 SQ FTLOT 1 0.27 ACRES 11,798 SQ FT D D C H H C S S S S M M M M OE OE OE OE OE OE OE OE OE OE OE OE OE G G G G G G >> >> >> >> >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> >>>>>> >> >> >> >> >> >> >> >> > > > > > > > > > > > > > > > > > > > > > > > > > > > >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> > > > > >>>> > G G G G G G G G l l l l l l l l l l l E E E E E E E E E E E E E E E E OE OE OE OE OEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOE F F F G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F G G S l l l l l l l l l l l 930 93 5 94 0 94 5 95 0 95 5 927 928 929 931 932 93 3 93 4 93 6 93 7 93 8 93 9 94 1 94 2 94 3 94 4 94 6 94 7 94 8 94 9 95 1 95 2 95 3 95 4 95 6 93 0 93 5 92 8 92 9 93 1 93 293 393 4 93 693 7 938 945 95 0 955 942 943 944 946 94 7 94 8 94 9 95 1 95 2 95 3 954 95 6 95 0 955 95 195 2953954 956 947 945 944 946 935 940 945 950 955 936 937 938 939 941 942 943 944 946 947 948 949 951 952 953 954 956 96 0 95 7 95 8 95 9 96 1 93 5 94 0 932933934 93 6 937 93 8 93 9 94 1 94 1 941 942943 BUILDING A FFE: 950.20 6,475 SF BUILDING B FFE: 932.50 6,955 SF T OA K L A N D S T HYLAND AVE 945946 947 94 0 937 938 939 94 1 94 2 94 3 93 0 92 792892 993 193 2 933 95 0 951 952 953 930 935 940 94 5 950 929 931 932 933 934 936937938939941942943 94 4 94 6 94 7 94 8 949951952953 945 941 942 943 944 TW : 9 5 0 . 0 0 BW : 9 4 2 . 0 0 TW : 9 5 0 . 2 0 BW : 9 4 2 . 0 0 TW : 9 5 0 . 0 8 BW : 9 4 9 . 8 2 TW : 9 5 4 . 4 8 BW : 9 5 7 . 9 8 TW : 9 5 0 . 2 0 BW : 9 3 9 . 6 1 TW : 9 5 0 . 2 0 BW : 9 4 6 . 0 0 TW : 9 3 6 . 6 7 BW : 9 3 4 . 1 2 TW : 9 2 9 . 0 3 BW : 9 2 8 . 8 4 TW : 9 4 1 . 6 5 BW : 9 3 2 . 8 4 TW : 9 4 3 . 1 9 BW : 9 3 2 . 6 8 TW : 9 3 8 . 0 0 BW : 9 3 3 . 9 1 TW : 9 3 7 . 2 0 BW : 9 3 3 . 7 5 TW : 9 3 2 . 5 3 BW : 9 3 2 . 0 1 TW : 9 4 8 . 0 7 BW : 9 4 7 . 4 2 950 . 0 4 950 . 1 2 FF: 9 3 2 . 5 0 FG: 9 2 8 . 8 2 TW : 9 5 5 . 2 0 BW : 9 5 0 . 2 5 TW : 9 3 4 . 1 7 BW : 9 3 2 . 8 6 TW : 9 3 1 . 7 3 BW : 9 3 1 . 6 4 TW : 9 5 8 . 3 8 BW : 9 5 2 . 9 6 4.55% 5.22% FF: 9 5 0 . 2 0 FG: 9 5 3 . 7 8 EG : 9 4 3 . 3 6 FG : 9 3 9 . 8 2 EG: 9 4 1 . 3 8 FG: 9 3 3 . 2 5 EG: 9 3 7 . 2 6 FG: 9 3 2 . 4 6 EG: 9 4 7 . 1 4 FG: 9 4 1 . 3 0 EG: 9 4 2 . 1 1 FG: 9 3 3 . 5 7 EG: 9 3 8 . 1 0 FG: 9 3 2 . 7 1 EG: 9 5 1 . 5 5 FG: 9 4 2 . 2 9 EG: 9 5 0 . 7 8 FG: 9 4 2 . 4 4 EG: 9 4 2 . 9 4 FG: 9 4 2 . 9 6 EG: 9 5 1 . 9 7 FG: 9 4 3 . 7 8 EG: 9 4 7 . 2 3 FG: 9 4 3 . 5 5 EG: 9 4 3 . 7 1 FG: 9 4 3 . 7 9 EG: 9 5 2 . 2 0 FG: 9 4 5 . 4 4 EG : 9 4 7 . 3 7 FG : 9 4 5 . 1 9 EG: 9 4 3 . 8 6 FG: 9 4 4 . 9 5 NOTE: BUILDING A AVERAGE HEIGHT: 41.25' BUILDING B AVERAGE HEIGHT: 44.37' SHEET B o l t o n & M e n k , I n c . 20 2 6 , A l l R i g h t s R e s e r v e d c H: \ H U N Z I \ 2 4 X 1 3 5 5 0 5 0 0 0 \ C A D \ C 3 D \ 1 3 5 5 0 5 C 4 0 1 . d w g 8/ 2 1 / 2 0 2 6 1 1 : 1 9 : 1 5 A M DESIGNED DRAWN CHECKED CLIENT PROJ. NO. DATEDESCRIPTION REV HUNZIKER DEVELOPMENT 259/263 HYLAND 24X.135505.000 1519 BALTIMORE DRIVE AMES, IA 50010 Phone: (515) 233-6100 Email: Ames@bolton-menk.com www.bolton-menk.comR C4.01 GRADING PLANFEETSCALE 0 10 20 HORZ. R 18 LOT 2 0.47 ACRES 20,292 SQ FT C M M OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOE F F F F F F F F F F F F F F F F F F F F F F F F G G G 93 0 93 5 92 8 92 9 93 1 93 293 393 4 93 6 93 7 938 T 93 0 92 792892 993 193 2 933 930 929 928 . 7 0 928 . 4 2 927 . 9 7 927 . 9 2 928 . 8 2 932 . 6 5 93 1 . 3 0 932 . 3 1 932 . 3 3 932 . 3 0 932 . 6 3 932 . 5 0 932 . 5 0 932 . 5 0 TW : 9 3 6 . 6 7 BW : 9 3 4 . 1 2 TW : 9 2 9 . 0 3 BW : 9 2 8 . 8 4 TW : 9 4 3 . 1 9 BW : 9 3 2 . 6 8 926 . 8 6 926 . 7 8 926 . 4 9 926 . 9 1 927 . 1 9 927 . 2 7 0.82%4.80%4.80% 2. 0 1 % 2. 0 0 % 2. 0 0 % 2. 0 0 % 2. 0 8 % 2. 0 8 % 928 . 1 7 1.50% 1.50% 2. 0 4 % 2. 0 8 % FF: 9 3 2 . 5 0 FG: 9 2 8 . 8 2 TW : 9 3 4 . 1 7 BW : 9 3 2 . 8 6 TW : 9 3 1 . 7 3 BW : 9 3 1 . 6 4 4.55% 5.22% EG: 9 4 1 . 3 8 FG: 9 3 3 . 2 5 EG: 9 3 7 . 2 6 FG: 9 3 2 . 4 6 EG: 9 4 2 . 1 1 FG: 9 3 3 . 5 7 EG: 9 3 8 . 1 0 FG: 9 3 2 . 7 1 EG: 9 4 2 . 9 4 FG: 9 4 2 . 9 6 SHEET B o l t o n & M e n k , I n c . 20 2 6 , A l l R i g h t s R e s e r v e d c H: \ H U N Z I \ 2 4 X 1 3 5 5 0 5 0 0 0 \ C A D \ C 3 D \ 1 3 5 5 0 5 C 4 0 1 . d w g 8/ 2 1 / 2 0 2 6 1 1 : 1 9 : 1 7 A M DESIGNED DRAWN CHECKED CLIENT PROJ. NO. DATEDESCRIPTION REV HUNZIKER DEVELOPMENT 259/263 HYLAND 24X.135505.000 1519 BALTIMORE DRIVE AMES, IA 50010 Phone: (515) 233-6100 Email: Ames@bolton-menk.com www.bolton-menk.comR C4.02 GRADING PLANFEETSCALE 0 5 10 HORZ. R BUILDING B FFE: 932.50 19 LOT 1 0.27 ACRES 11,798 SQ FT D C D GGGGGG >>>>>>>>>>>> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >>>>>>>> > > > > > > > > > > > > > > > > > > > > > > > > > > > > G G G G G G G G OE OE OE OE OE OE OE OE OE OE OE OE OE G G G G G G G G G G G G G G G G G G G G F F F F F F F F F F F F F F F F F F F F F F l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l T >>>>>>>>>>>>>> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >>>>> > > > > > > > > > > > > >>>> l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l > > l l l l l l l l l l l l l l l l l l l l l l l l >>>>>>>> HY L A N D A V E CONNECT TO EXISTING 8" PVC SANITARY SEWER FL ELEV: 937.03 CONTRACTOR SHALL INSTALL 2' RISER 6" TAPPING VALVE & SLEEVE 6" TAPPING VALVE & SLEEVE 6" SANITARY SERVICE 6" FIRE SUPPRESSION 2" WATER SERVICE 6" WMN 6" WMN 6" SAN 6" FIRE SUPPRESSION 2" WATER SERVICE EX 1 2 " W M N INSTALL 6"X2" TEE 2" CURBSTOP 6" FIRE VALVE INSTALL 6"X2" TEE 2" CURBSTOP 6" FIRE VALVE END SSWR FL ELEV: 943.00 INSTALL 160 LF OF SSWR @ 2% INSTALL SANITARY CLEANOUT RIM: 950.02 FL:938.17 INSTALL SANITARY CLEANOUT RIM: 932.37 FL: 924.96 INSTALL 18 LF OF 12" STRM @ 2% END STRM FL ELEV: 938.19 END STRM FL ELEV: 943.15 POTENTIAL SUBDRAIN OUTLET LOCATION IN S T A L L 1 0 8 L F O F 1 2 " S T R M @ 5 % NOTE: FULL DEPTH PATCH SHALL MATCH EXISTING PAVEMENT THICKNESS OR 8", WHICHEVER IS GREATER. FULL DEPTH PATCH SHALL INCLUDE INSTALLATION OF 6" GRANULAR SUBBASE AND SUBGRADE PREPARATION ON EXISTING MATERIAL. INCLUDES ALL PAVEMENT REMOVAL, SUBBASE REMOVAL, AND SAWCUTTING. SHEET B o l t o n & M e n k , I n c . 20 2 6 , A l l R i g h t s R e s e r v e d c H: \ H U N Z I \ 2 4 X 1 3 5 5 0 5 0 0 0 \ C A D \ C 3 D \ 1 3 5 5 0 5 C 5 0 1 . d w g 8/ 2 1 / 2 0 2 6 1 1 : 1 9 : 3 9 A M DESIGNED DRAWN CHECKED CLIENT PROJ. NO. DATEDESCRIPTION REV HUNZIKER DEVELOPMENT 259/263 HYLAND 24X.135505.000 1519 BALTIMORE DRIVE AMES, IA 50010 Phone: (515) 233-6100 Email: Ames@bolton-menk.com www.bolton-menk.comR C5.01 UTILITY PLANFEETSCALE 0 10 20 HORZ. R BUILDING A FFE: 950.20 20 LOT 2 0.47 ACRES 20,292 SQ FT D C H H C S S S S U OEOE OE OE OE OE OE OE OE OE OE OE OE >> >> >> >> >> >> >> >> >> >> >> >> >>>>>>>>>> > > > > >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> > > > > > > > > > > > > > > > > > > > > > > > > > > > >>>>>>>>>>>>>> > > G G G G G G G G E E E E E E E E E E E E E E E OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE F F F G G G G G G G G G G G G G G G G G G G G G G G G F F F F F F F F F F F F F F F F F F F F F F F F F FFFFFF F F FFFFFFFFFFFFFF G G S l l l l l l l l l l l l l l l l l l l T >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> > > >>>> l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l > > > > > > > > > > > > > > > > > > > l l l l l l l l >>>>>>>> >>>> OAKLAND ST HY L A N D A V E CONNECT TO EXISTING 8" PVC SANITARY SEWER FL ELEV: 911.87 CONTRACTOR SHALL INSTALL 10' RISER 6" TAPPING VALVE & SLEEVE 6" TAPPING VALVE & SLEEVE 6" WMN 6" WMN 6" SAN 6" S A N I T A R Y S E R V I C E 6" FIRE SUPPRESSION 2" WATER SERVICE EX 1 2 " W M N INSTALL 6"X2" TEE 2" CURBSTOP 6" FIRE VALVE INSTALL 160 LF OF SSWR @ 2% INSTALL SANITARY CLEANOUT RIM: 950.02 FL:938.17 INSTALL SANITARY CLEANOUT RIM: 932.37 FL: 924.96 INSTALL SANITARY CLEANOUT RIM: 929.04 FL: 923.48 END SSWR FL ELEV: 925.00 INSTALL 144 LF OF SSWR @ 2% IN S T A L L 5 4 L F O F 1 2 " S T R M @ 5 % INSTALL 18 LF OF 12" STRM @ 2% END STRM FL ELEV: 938.19 CONNECT TO EXISTING INTAKE FL ELEV: 934.82SW - 301, 48" RIM: 938.35 FL E: 934.92 FL SW: 935.02 POTENTIAL SUBDRAIN OUTLET LOCATION INSTALL 10 LF OF 12" STRM @ 1% IN S T A L L 1 0 8 L F O F 1 2 " S T R M @ 5 % NOTE: FULL DEPTH PATCH SHALL MATCH EXISTING PAVEMENT THICKNESS OR 8", WHICHEVER IS GREATER. FULL DEPTH PATCH SHALL INCLUDE INSTALLATION OF 6" GRANULAR SUBBASE AND SUBGRADE PREPARATION ON EXISTING MATERIAL. INCLUDES ALL PAVEMENT REMOVAL, SUBBASE REMOVAL, AND SAWCUTTING. SHEET B o l t o n & M e n k , I n c . 20 2 6 , A l l R i g h t s R e s e r v e d c H: \ H U N Z I \ 2 4 X 1 3 5 5 0 5 0 0 0 \ C A D \ C 3 D \ 1 3 5 5 0 5 C 5 0 1 . d w g 8/ 2 1 / 2 0 2 6 1 1 : 1 9 : 4 0 A M DESIGNED DRAWN CHECKED CLIENT PROJ. NO. DATEDESCRIPTION REV HUNZIKER DEVELOPMENT 259/263 HYLAND 24X.135505.000 1519 BALTIMORE DRIVE AMES, IA 50010 Phone: (515) 233-6100 Email: Ames@bolton-menk.com www.bolton-menk.comR C5.02 UTILITY PLANFEETSCALE 0 10 20 HORZ. R BUILDING B FFE: 932.50 21 M G G G G G G G G G G G G G >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> >>>>>>>>>>>>>>>>>>>>>> l l l l l l l l l l l l l l l l l l l l l G G G G G G G G G G G G G G G G G G G G G G G F F F F F F F F F F F F F F F F F F F F F F F 950 . 2 0 950 . 1 5 950 . 1 3 950 . 2 0 950 . 1 3 950 . 2 0 950 . 2 0 950 . 1 2 950 . 1 2 950 . 2 0 949 . 5 5 949 . 6 2 949 . 2 0 950 . 8 9 950 . 8 0 950 . 9 6 953 . 7 6 953 . 2 7 953 . 2 0 953 . 6 8 954 . 0 1 953 . 8 7 3.37% 4. 3 3 % 5. 3 5 % 12.16% 1. 5 0 % 12.16% 1. 5 0 % 1. 0 0 % 0.30% 1. 5 1 % 1. 5 0 % 1. 5 0 % 1. 5 0 % 4. 3 8 % 1. 5 0 % 6. 5 6 % 7. 3 4 % 0.02% 6.62% 1. 5 0 % 1. 0 7 % 6.02% 950 . 1 2 950 . 2 0 950 . 9 0 950 . 8 5 0. 9 4 % 0.87% 6. 8 8 % 1.56% 0.29% 1.50% 1. 5 0 % 1.50% 1. 5 0 % 4. 5 0 % 4. 0 4 % 95 3 . 6 2 953.56 953.50 95 3 . 5 6 C M >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> >>>>>>>>>>>>>>>>>>>>>> G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G F F F F F F F F F F F F F F F F F F F F F F F HYLAND AVE 950 . 1 2 950 . 1 2 950 . 2 0 944.19 944 . 2 5 944 . 1 9 944 . 2 5 944 . 0 9 944 . 2 3 945 . 7 6 945 . 8 2 945 . 8 9 945 . 6 8 1. 5 0 % 1.50% 1.50% 0. 2 5 % 1.88% 7. 9 2 % 1. 4 0 % 5.07% 1. 5 0 % 1.50% 7. 9 7 % SHEET B o l t o n & M e n k , I n c . 20 2 6 , A l l R i g h t s R e s e r v e d c H: \ H U N Z I \ 2 4 X 1 3 5 5 0 5 0 0 0 \ C A D \ C 3 D \ 1 3 5 5 0 5 C 6 0 1 . d w g 8/ 2 1 / 2 0 2 6 1 1 : 1 9 : 4 4 A M DESIGNED DRAWN CHECKED CLIENT PROJ. NO. DATEDESCRIPTION REV HUNZIKER DEVELOPMENT 259/263 HYLAND 24X.135505.000 1519 BALTIMORE DRIVE AMES, IA 50010 Phone: (515) 233-6100 Email: Ames@bolton-menk.com www.bolton-menk.comR C6.01 SIDEWALK ADAFEETSCALE 0 5 10 HORZ. R R 22 LOT 2 0.47 ACRES 20,292 SQ FT D H H S S M OE OE OE OE OE OE >>>>>>>>>>>>>>>>>>>> >> >> >> >> >> > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > >>>> E E E E E E E E E E E E E E E E E E E E E E E E E F G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G F FFFFFFFFFFFFFFFFFFFFFFFFFFFF F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F l l l l l l l l l l l l l l l l OA K L A N D S T HYLAND AVE 932 . 5 0 932 . 5 0 932 . 4 2 932 . 4 2 932 . 3 6 932 . 2 8 932 . 2 1 932 . 2 8 932 . 5 0 932 . 4 2 932 . 3 9 932 . 5 0 931 . 9 0 931 . 9 8 931 . 9 0 931 . 8 3 932 . 7 1 932 . 8 1 933 . 8 8 933 . 9 0 1. 5 0 % 0.39% 2. 1 4 % 1. 5 2 % 1.50% 1. 5 0 % 1.50% 2.21% 1.36%1.50% 1. 5 0 % 1.50% 1. 5 0 % 2.63% 0. 4 9 % 1.50% 1.50% 1. 0 0 % 1.10% SHEET B o l t o n & M e n k , I n c . 20 2 6 , A l l R i g h t s R e s e r v e d c H: \ H U N Z I \ 2 4 X 1 3 5 5 0 5 0 0 0 \ C A D \ C 3 D \ 1 3 5 5 0 5 C 6 0 1 . d w g 8/ 2 1 / 2 0 2 6 1 1 : 1 9 : 4 6 A M DESIGNED DRAWN CHECKED CLIENT PROJ. NO. DATEDESCRIPTION REV HUNZIKER DEVELOPMENT 259/263 HYLAND 24X.135505.000 1519 BALTIMORE DRIVE AMES, IA 50010 Phone: (515) 233-6100 Email: Ames@bolton-menk.com www.bolton-menk.comR C6.02 SIDEWALK ADAFEETSCALE 0 5 10 HORZ. R 23 LOT 2 0.47 ACRES 20,292 SQ FTLOT 1 0.27 ACRES 11,798 SQ FT D D C H H C M M M M OE OE OE OE OE OE OE OE OE OE OE OE G G G G G G >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> >>>>>> >> >> >> >> >> G G G G G G G G l l l E E E E E OEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOE F F F G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F G l l l l l l BUILDING A FFE: 950.20 6,475 SF BUILDING B FFE: 932.50 6,955 SF T RETAINING WALL AND FENCE TO EQUAL 6' TOTAL HEIGHT. RETAINING WALL RETAINING WALL RETAINING WALL RETAINING WALL SPADE CUT EDGE, TYP. (1) AG (1) GT (1) GT (1) QB (1) AP(1) AP (3) TO (3) SH (12) PD (3) SS (2) SH (3) SH(1) JP (5) SP (12) CK (8) SH (3) SP (3) SS (8) SH (3) SP (4) PD (1) VL (1) SP (1) FN (3) SH (3) SH (3) SH (8) JP (3) UJ (27) CK (3) MP (3) SM (2) SM (5) SM CODE QTY DETAIL BOTANICAL NAME COMMON NAME CALIPER HEIGHT CONTAINER CANOPY TREES GT 4 GLEDITSIA TRIACANTHOS INERMIS 'SKYCOLE'SKYLINE® HONEY LOCUST 2" CAL.40-65' MAT. HT.B&B QB 1 QUERCUS BICOLOR SWAMP WHITE OAK 2" CAL.55-65' MAT.HT.B&B UJ 3 ULMUS AMERICANA 'JEFFERSON'JEFFERSON AMERICAN ELM 2" CAL.40-65' MAT. HT.B&B ORNAMENTAL TREES AP 2 ACER PLATANOIDES X TRUNCATUM 'PACIFIC SUNSET'PACIFIC SUNSET MAPLE 1.5" CAL.35' MAT.HT.B&B AG 1 AMELANCHIER X GRANDIFLORA 'AUTUMN BRILLIANCE'AUTUMN BRILLIANCE APPLE SERVICEBERRY 1.5" CAL.20' MAT.HT.B&B MP 3 MALUS X 'PRAIRIFIRE'PRAIRIFIRE CRABAPPLE 1.5" CAL.20' MAT.HT.B&B PLANT SCHEDULE MALUS X 'PRAIRIFIRE'PRAIRIFIRE CRABAPPLE 20' MAT.HT. CODE QTY BOTANICAL NAME COMMON NAME SPREAD HEIGHT CONTAINER SHRUBSFN1 FORSYTHIA X 'NORTHERN GOLD'NORTHERN GOLD FORSYTHIA N.A.6 - 8` HT.#5 CONT. JP 9 JUNIPERUS X PFITZERIANA 'SEA GREEN'SEA GREEN PFITZER JUNIPER N.A.4 - 6` HT.#5 CONT. PD 17 PHYSOCARPUS OPULIFOLIUS 'DONNA MAY'LITTLE DEVIL™ DWARF NINEBARK N.A.3 - 4` HT.#3 CONT. SM 10 SPIRAEA MEDIA 'SMSMBK'BLUE KAZOO® DOUBLE PLAY® SPIREA N.A.2 - 3' HT.#5 CONT. SP 9 SYRINGA PUBESCENS PATULA 'MISS KIM'MISS KIM KOREAN LILAC N.A.6 - 8` HT.#5 CONT. TO 4 THUJA OCCIDENTALIS 'HOLMSTRUP'HOLMSTRUP ARBORVITAE N.A.5 - 7` HT.#5 CONT. VL 1 VIBURNUM LENTAGO NANNYBERRY VIBURNUM N.A.12 - 14` HT.#5 CONT. PERENNIALSCK49 CALAMAGROSTIS X ACUTIFLORA 'KARL FOERSTER'KARL FOERSTER GRASS N.A.4 - 6` HT.#1 CONT. SS 6 SCHIZACHYRIUM SCOPARIUM 'CAROUSEL'CAROUSEL LITTLE BLUESTEM N.A.2 - 3' HT.#1 CONT. SH 50 SPOROBOLUS HETEROLEPIS PRAIRIE DROPSEED N.A.2 - 3' HT.#1 CONT. SHEET B o l t o n & M e n k , I n c . 20 2 6 , A l l R i g h t s R e s e r v e d c H: \ H U N Z I \ 2 4 X 1 3 5 5 0 5 0 0 0 \ C A D \ C 3 D \ 1 3 5 5 0 5 C 7 0 1 . d w g 8/ 2 1 / 2 0 2 6 1 1 : 2 0 : 0 7 A M DESIGNED DRAWN CHECKED CLIENT PROJ. NO. DATEDESCRIPTION REV HUNZIKER DEVELOPMENT 259/263 HYLAND 24X.135505.000 1519 BALTIMORE DRIVE AMES, IA 50010 Phone: (515) 233-6100 Email: Ames@bolton-menk.com www.bolton-menk.com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x ROOT BALL DIAMETER O.C. SPACING PER PLANS 2 PERENNIAL / SHRUB PLANTING SCALE: N.T.S. NOTES: SPADE-CUT EDGE TO BE INCIDENTAL TO PLANT MATERIAL AND SHALL BE USED WHERE ALL LANDSCAPE BEDS MEET ADJACENT SEEDED OR LAWN AREAS. SHRUB/PERENNIAL BED HARDWOOD MULCH 6" 6" LAWN SPADE-CUT EDGE FILLED WITH MULCH 3 SECTION: SPADE-CUT EDGE SCALE: N.T.S. 1'-0" DEPTH AS SPECIFIED HARDWOOD MULCH 3" DEPTH AMENDED SOIL, AS SPECIFIED HAND DUG TRENCH AT WALK EDGE 3" 4 PLANTING EDGE AT HARDSCAPE SURFACE SCALE: N.T.S. AMENDED PLANTING SOIL BACKFILL REMOVE TOP 1/3 OF WIRE BASKET AFTER TREE IS IN THE PIT. REMOVE TWINE, & PULL BURLAP FROM TREE TRUNK NOTE: SET TOP OF ROOT BALL 1" TO 2" ABOVE SURROUNDING FINISH GRADE NYLON STRAP GUY ASSEMBLY STEEL POST NOTCHED OR DRILLED FOR GUY WIRE. DO NOT CUT LEADER USE 3 GUY ASSEMBLIES FOR EVERGREENS 4" TREE WRAP ON DECIDUOUS TREES 3" MULCH DEPTH, PULL BACK 4" FROM TREE TRUNK 4' - 0 " PO S T H E I G H T 3' - 0 " GU Y H E I G H T ROOT FLARE OF TREE FINISH GRADE MIN. 2X ROOT BALL DIA. 5 TREE PLANTING SCALE: N.T.S. SOIL RIDGE TO HOLD WATER IN BASIN. SOIL BACKFILL PER SPECIFICATIONS EXISTING GRADE ON 2:1 SLOPES OR GREATER, DO NOT CONSTRUCT THE UPHILL HALF OF THE WATERING BASIN. 6 TREE PLANTING ON SLOPES SCALE: N.T.S SHEET B o l t o n & M e n k , I n c . 20 2 6 , A l l R i g h t s R e s e r v e d c H: \ H U N Z I \ 2 4 X 1 3 5 5 0 5 0 0 0 \ C A D \ C 3 D \ 1 3 5 5 0 5 C 7 0 1 . d w g 8/ 2 1 / 2 0 2 6 1 1 : 2 0 : 0 8 A M DESIGNED DRAWN CHECKED CLIENT PROJ. NO. DATEDESCRIPTION REV HUNZIKER DEVELOPMENT 259/263 HYLAND 24X.135505.000 1519 BALTIMORE DRIVE AMES, IA 50010 Phone: (515) 233-6100 Email: Ames@bolton-menk.com www.bolton-menk.comR C7.02 LANDSCAPING DETAILS 25 LOT 2 0.47 ACRES 20,292 SQ FTLOT 1 0.27 ACRES 11,798 SQ FT D D C H H C S S S S M M M M OE OE OE OE OE OE OE OE OE OE OE OE OE G G G G G G >> >> >> >> >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> >>>>>> >> >> >> >> >> >> >> >> > > > > > > > > > > > > > > > > > > > > > > > > > > > >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> > > > > >>>> > G G G G G G G G l l l l l l l l l l l E E E E E E E E E E E E E E E E OE OE OE OE OEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOE F F F G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F G G S l l l l l l l l l l l BUILDING A FFE: 950.20 6,475 SF BUILDING B FFE: 932.50 6,955 SF T >> >> >> >> >> >> >> >> >> >> >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> > > > > > > > > > > > > > > > > > > > > > l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l > >>>>>>>>>> > > > > > > > > l l l l l l l l l l l l l l l l l l l l l l >> >> >> >> >> >> OA K L A N D S T HYLAND AVE HYLAND AVE X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXX X X XX X X X X X X X X X X X X X X X X X X X X XXXXXXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X PHASE 1 WALL REMOVAL PHASE 2 WALL REMOVAL >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> GRADE TEMPORARY DRAINAGE SWALE SHEET B o l t o n & M e n k , I n c . 20 2 6 , A l l R i g h t s R e s e r v e d c H: \ H U N Z I \ 2 4 X 1 3 5 5 0 5 0 0 0 \ C A D \ C 3 D \ 1 3 5 5 0 5 C 8 0 1 . d w g 8/ 2 1 / 2 0 2 6 1 1 : 2 0 : 3 0 A M DESIGNED DRAWN CHECKED CLIENT PROJ. NO. DATEDESCRIPTION REV HUNZIKER DEVELOPMENT 259/263 HYLAND 24X.135505.000 1519 BALTIMORE DRIVE AMES, IA 50010 Phone: (515) 233-6100 Email: Ames@bolton-menk.com www.bolton-menk.comR C8.01 PHASING PLANFEETSCALE 0 10 20 HORZ. R LEGEND PHASE 1 PHASE 2 26 OAKLAND ST SHEL D O N A V E HY L A N D A V E WEST ST SH E L D O N A V E CA M P U S A V E WO O D L A N D S T WEST ST HY L A N D A V E UNION DR 1 2 2 1 SHEET B o l t o n & M e n k , I n c . 20 2 6 , A l l R i g h t s R e s e r v e d c H: \ H U N Z I \ 2 4 X 1 3 5 5 0 5 0 0 0 \ C A D \ C 3 D \ 1 3 5 5 0 5 C 9 0 1 . d w g 8/ 2 1 / 2 0 2 6 1 1 : 2 1 : 2 0 A M DESIGNED DRAWN CHECKED CLIENT PROJ. NO. DATEDESCRIPTION REV HUNZIKER DEVELOPMENT 259/263 HYLAND 24X.135505.000 1519 BALTIMORE DRIVE AMES, IA 50010 Phone: (515) 233-6100 Email: Ames@bolton-menk.com www.bolton-menk.comR C9.01 TRAFFIC CONTROL PLANFEETSCALE 0 10 20 HORZ. AHEAD CLOSED ROAD W20-3 (48 X 48) SIGN 1 AHEAD DETOUR W20-2 (48 X 48) SIGN 2 LEGEND TRAFFIC SIGN TYPE III BARRICADE WORK AREA ROAD CLOSURE M4-10L (48x18) DETOUR ROADTOTRAFFICTHRU CLOSED R11-4 (60 X 30) M4 - 9 R (3 0 X 2 4 ) DE T O U R HY L A N D A V E M4-9L (30 X 24) DETOUR HYLAND AVE M4-9R (30 X 24) DETOUR HYLAND AVE M4 - 9 L (3 0 X 2 4 ) DE T O U R HY L A N D A V E M4-9L (30 X 24) DETOUR HYLAND AVE M4 - 9 R (3 0 X 2 4 ) DE T O U R HY L A N D A V E M4- 9 R (30 X 2 4 ) DET O U R HYL A N D A V E ROADTOTRAFFICTHRU CLOSED R11-4 (60 X 30) DETOUR M4-10R (48 X 18) CLOSED ROAD R11-2 (48 X 30) CLOSED ROAD R11-2 (48 X 30) END DETOUR M4-8A (24 X 18) END DETOUR M4-8A (24 X 18) R PROJECT LOCATION 27 S. BLDG. LV 1 0" S. BLDG. LV 2 11'-6" S. BLDG. LV 3 23'-0" S. BLDG. ROOF 34'-6" 101'-0" S. BLDG. LV 1 0" S. BLDG. LV 2 11'-6" S. BLDG. LV 3 23'-0" S. BLDG. ROOF 34'-6" 101'-1" S. BLDG. LV 1 0" S. BLDG. LV 2 11'-6" S. BLDG. LV 3 23'-0" S. BLDG. ROOF 34'-6" TYP 6'-0" TY P 6' - 0 " TYP 3'-0" 64'. S. BLDG. LV 1 0" S. BLDG. LV 2 11'-6" S. BLDG. LV 3 23'-0" S. BLDG. ROOF 34'-6" PARAPET 37'-6" 1 SD ELEVS S BLDG 05/29/26 Re s i d e n t i a l D e v e l o p m e n t Da y t o n P a r k L L C 25 9 / 2 6 3 H y l a n d A v e , A m e s , I o w a SCALE:1/16" = 1'-0"4 SOUTH ELEVATION SCALE:1/16" = 1'-0"2 NORTH ELEVATION SCALE:1/16" = 1'-0"3 WEST ELEVATION SCALE:1/16" = 1'-0"1 EAST ELEVATION THIN BRICK (68% OF FACADE EXCLUDING WINDOWS) HARDIE ARCHITECTURAL PANEL HARDIE ARTISAN 28 N. BLDG. LV 1 -17'-6" N. BLDG. LV 2 -6'-0" N. BLDG. LV 3 5'-6" N. BLDG. LV 4 17'-0" N. BLDG. ROOF 28'-6" 107'-2" N. BLDG. LV 1 -17'-6" N. BLDG. LV 2 -6'-0" N. BLDG. LV 3 5'-6" N. BLDG. LV 4 17'-0" N. BLDG. ROOF 28'-6" 65'-0" THIN BRICK 60% N. BLDG. LV 1 -17'-6" N. BLDG. LV 2 -6'-0" N. BLDG. LV 3 5'-6" N. BLDG. LV 4 17'-0" N. BLDG. ROOF 28'-6" 107'-2" N. BLDG. LV 1 -17'-6" N. BLDG. LV 2 -6'-0" N. BLDG. LV 3 5'-6" N. BLDG. LV 4 17'-0" N. BLDG. ROOF 28'-6" 65'-0" 2 SD ELEVS N BLDG 05/19/26 Re s i d e n t i a l D e v e l o p m e n t Da y t o n P a r k L L C 25 9 / 2 6 3 H y l a n d A v e , A m e s , I o w a SCALE:1/16" = 1'-0"1 EAST ELEVATION SCALE:1/16" = 1'-0"2 NORTH ELEVATION SCALE:1/16" = 1'-0"3 WEST ELEVATION SCALE:1/16" = 1'-0"4 SOUTH ELEVATION THIN BRICK 64% 29 ME C H / SP R I N K AD A TRASH 8'-1" 18 ' - 6 " 8' - 0 " 5'-4"11'-0"9'-0"1'-6"9'-0"9'-0"9'-0"37'-6"9'-1" 19 ' - 0 " 24 ' - 0 " 19 ' - 0 " 9' - 1 1 " 8'-9"8'-11"8'-0"8'-0"9'-0"1'-6"9'-0"9'-0"9'-0"1'-6"9'-0"9'-0" 8'-6"8'-6" 101'-2" 64 ' . 37'-8"24'-11"37'-8" 19 ' - 1 " 9' - 6 " 5' - 6 " 28 ' - 7 " 0 ' 16'4'8' Project StatusResidential Development 259 / 263 Hyland Ave, Ames, Iowa Dayton Park LLC SCALE:1/8" = 1'-0"1 SOUTH BUILDING LEVEL 1 SOUTH BUILDING • THREE STORIES • 13 UNITS • 3 STUDIO • 4 ONE-BED • 6 TWO-BED • 13 INTERIOR PARKING STALLS SCALE:1/8" = 1'-0"2 SOUTH BUILDING LEVELS 2 & 3 30 MECH/SPRINK ADA 1'-1"19'-0"25'-0"10"18'-2"1'-1" 3' - 6 " 18 ' - 0 " 3' - 6 " 9' - 0 " 9' - 0 " 9' - 0 " 1' - 6 " 9' - 0 " 9' - 0 " 9' - 0 " 1' - 6 " 9' - 0 " 9' - 0 " 5' - 0 " 7' - 8 " 18'-4" 59 ' - 0 " 5' - 0 " 11 ' - 0 " 1' - 6 " 9' - 0 " 9' - 4 " 10 ' - 2 " 13 ' - 7 " 12 ' - 1 0 " 13 ' - 6 " 13 ' - 9 " 12 ' - 7 " 13 ' - 6 " 12 ' - 1 0 " 13 ' - 7 " 10 7 ' - 0 " 65'-0" 28'-5"7"5'-5"7"28'-0" 10 ' - 4 " 24 ' - 0 " 24 ' - 0 " 37 ' - 3 " 10 ' - 5 " 0 ' 16'4'8' Project StatusResidential Development 259 / 263 Hyland Ave, Ames, Iowa Dayton Park LLC NORTH BUILDING • FOUR STORIES • 19 UNITS • 10 ONE-BED • 9 TWO-BED • 10 INTERIOR PARKING STALLS • 11 EXTERIOR PARKING STALLS SCALE:1/8" = 1'-0"1 NORTH BUILDING LEVEL 1 SCALE:1/8" = 1'-0"2 NORTH BUILDING LEVELS 2-4 31 32 1 ADDENDUM The project is a rezoning with a Major Site Development Plan to ensure consistency with the purpose of the requested O-WUPED. The rezoning request conformity to the Comprehensive Plan is guided by the Major Site Development Plan details. To approve the rezoning, the application must be found to conform to: Sec. 29.1115. "O-WUPED" West University Pedestrian Enhancement District (1) Purpose. The intent of O-WUPED is to implement the Comprehensive Plan Residential Neighborhood 4 (RN-4) (Walkable Urban) Land Use Designation by encouraging new multi-family or mixed-use development with an enhanced relationship between buildings, the pedestrian environment, and the character of the area as a distinct place. (2) Establishment. O-WUPED applies to all lands that have a base zoning district of Residential High Density (RH) and are zoned O-WUPED on the Zoning Map. O-WUPED replaces the O-UIW West University Impacted District upon approval. A Zoning Map Amendment may be approved provided the City Council makes the following findings: a. The designation is consistent with the Comprehensive Plan and has a future land use designation of RN-4 or, subject to review of commercial opportunities as mixed use, is within the Neighborhood Commercial Mixed Use sub-designation of RN-4. b. The property has a residential zoning of RH or is concurrently proposed to be changed to RH. c. The property is located along and/or between Sheldon Avenue or Hyland Avenues, north of Lincoln Way and south of Oakland. d. The proposed development is a new construction apartment dwelling or mixed-use development. O-WUPED shall not apply to development that involves conversions of or additions to existing structures or to single- and two-family dwellings. e. The existing and proposed infrastructure for the development is sufficient in design and capacity to support the project with water, sanitary sewer, storm drainage, streets and other transportation related facilities including pedestrian facilities. f. A Major Site Development Plan (MSDP), consistent with Sec. 29.1502, is submitted concurrently with the petition for rezoning. The MSDP must demonstrate consistency with all requirements and standards of the Overlay. PROJECT DESCRIPTION: The applicants request a rezoning of the property and approval of a Major Site Development Plan for 259 and 263 Hyland Avenue. The proposal is for two apartment buildings and a total of 32 units with 47 total bedrooms. The proposal will require approval of a Plat of Survey to alter the existing property lines and allow both properties to meet setback requirements. 33 2 SURROUNDING AREA: Surround land to the north, south, and east is zoned RH. Property to the west is zoned RL. The RL land immediately abutting the site is developed as single-family detached homes on standard lots. There are four homes that immediately abut the subject property. Along Hyland and Sheldon Ave to the east, the properties are zoned RH and developed as higher density apartment buildings. Property located east of the Hyland, Oakland, and Sheldon intersection is zoned S-GA and used for the Iowa State University Campus. Existing Zoning The properties currently have a base zone of RH. This Zone is intended to accommodate high-density residential areas in the City, including areas on or adjacent to the Iowa State University campus and areas adjacent to existing commercial and employment centers. The properties are located west of ISU campus and contain existing multi -family development. The property also contains the existing overlay of “O-UIW” (West University Impacted District). The O-UIW was established in 2006 with the purpose to include areas adjacent to the Iowa State University campus and affiliated facilities, in order to inc rease housing diversity opportunities and housing density, to the extent that base zoning would allow, while assuring adequate parking and architectural compatibility with the characteristics of existing structures, such as location, height, materials and the appearance of façades facing streets, by creating regulatory standards for commercial and high density residential uses, but not impacting single or two family uses. AMES PLAN 2040: Comprehensive Plan (Ames Plan 2040). The Ames Plan 2040 Comprehensive Plan designation of the subject area is Residential Neighborhood 4 (RN-4 Walkable Urban Neighborhood)(See attached excerpt). The proposed change of the overlay zone to O- WUPED is consistent with that designation. O-WUPED was recently established to better align the current goals of the Comprehensive Plan, which was not established in 2006 when O-UIW was created. The O-WUPED was also established to align with the RN-4 designations, which emphasizes walkability, pedestrian oriented design, higher density, and mixed-use development. See the RN-4 Excerpt for complete details. The proposed rezoning consistent with the Ames Plan 2040 Comprehensive Plan. There are several goals in Ames Plan 2040 that can support the proposed rezoning. Goals: - G3. Ames will take advantage of existing infill sites within the existing urbanized area to increase both the efficiency and quality of its urban environment. Infill development may change the types and intensities of land use and introduce new 34 3 building forms. Larger areas planned for change are described as redirection or redevelopment areas. As such, it requires an assessment of community needs and character of the surrounding area to guide planning and policy decisions on specific changes. - G3-2. Coordinate infill development with the capacity of existing infrastructure. - G3-3. Use prevailing density as the guide for redevelopment but allow for building variations to meet infill objectives. Make smooth transudations in scale and intensity of use from pre-existing context to higher intensity development. Support high-density redevelopment only in planned or targeted land use redirections areas. - G3-4. Establish design standards and guidelines for individual infill sites that are compatible with the scale of surrounding neighborhoods or other urban design factors. In specific areas, planned increases in intensity of use will determine increased height and an urban form, but still include architectural design quality - G5-2. Apply guidelines and processes in advance that increase the level of predictability to all parties in the development process. 259 Hyland Building A- Discussion Summary Table Major Standards for Building A. Items with a * discussed below. Standard (allows 20% variation) Proposed Principle/Supplemental Standard Front Setback* 25 Feet 15 Feet to Façade, 25 feet to garage entrance Front setback reduction Supplemental Standard to 15 feet: “15 feet for buildings with first floor residential units facing the street.” Side Setback 10 feet (3-stories) 14 and 11 feet None Height 45 feet 41.25 feet None Rear Setback* 25 Feet 20.5 feet None Primary Façade Max. Setback 25 feet 15 feet None Materials 60% brick front façade 68% brick High quality visually interesting and durable building materials should be used that include a mix of clay brick/masonry and contemporary cement board, wood, and metal paneling as materials to accentuate and create interest on the building. Brick and similar materials should wrap corners and be present on all facades to maintain design cohesiveness and interest. Architectural None 2-Foot Parapet Buildings three-stories or greater in 35 4 Relief * Height, 8inch projecting window box, material emphasis height or requesting reduced setbacks should minimize overall massing with relief in the building plane through recessed façade(s) of at least 30 inches, variable roofs forms, pitched roofs parallel to the primary façade, and other architectural treatments. Windows 40 % of building length 49% None Accents Architectural details to create visual interest Brick soldier course, parapets, lintels, 8” projecting windows, varying material (brick, Hardie panel & board) See Materials Entrances * One main pedestrian entrance per primary façade shall be recessed or framed by a sheltering element such as an overhang, arcade or portico providing at least six feet of width and four feet of depth that is architecturally integrated into the overall design. 4x6 metal overhangs -Building orientation shall emphasize a front to a building, especially along Hyland Avenue, with an identifiable main building entrance. -Alternatively, the Council may approve a contemporary building design accentuating modern building materials and emphasizing vertical elements of a building with massing, roof elements, and corner connections to a street. Coverage/ Open Space None 66% impervious None Landscaping Front Yard- Overstory trees, shrubs, grasses. Front Yard ornamental trees and ground covers due to reduced front yard depth. Additional ornamental trees in rear yard for reduced setback. None Parking 1 Space per unit up to 2 Bedrooms 13 units = 13 parking stalls Design to deemphasize parking appearance along the street. 36 5 Staff has highlighted the four specific applicant requests for Building A to support alternative design features and application of O-WUPED requirements as proposed with the MSDP that follow the table  Reduction in the rear yard setback to 20.5 feet from 25 feet. Although a single-family home exists to the rear of the site, the adjacent property is a very deep lot. The subject site is approximately 20 feet higher in elevation than the house on Campus Avenue. Originally the project would have been a combined site with a side setback requirement of 10 feet rather than a rear setback of 25 feet for a three-story building. Staff supports the alternative design request to reduce the rear yard setback to facilitate the project design. No specific landscape buffer was required, but the applicant has included ornamental trees in the rear to soften the transition.  Reduction of the walkway width to the front door from five feet to four feet adjacent to the driveway. Due to cross slope and the short distance to the street, staff supports this request.  The applicant requests that the Commission find the proposal consistent with the design principles for architectural relief for buildings 3 -stories or greater in height or requesting reduced setback based upon the variable 2-foot parapet heights, 8- inch projecting window boxes, the changes in material with brick and siding to create visual interest. (Design Principle 7.b.) The building is to be evaluated against all the design principles for orientation, entrance design, building materials, accents, etc. In this case the project includes many of the features listed in the principles, but does not achieve the recommended 30 inches of relief due to the site constraints and building size. Staff supports the design approach for Building A due to its limited façade length of 64 feet along the street as not necessitating substantial degrees of relief. The garage door is also inset to create some change in façade depth at ground level.  The applicant asked that the Commission support an interpretation the front setback can be further reduced from 20 feet to 15 feet as permitted by a supplemental design standard for units facing the street at ground level. (Supplement Design Standards) Staff does not believe that as designed the supplement standard supports a 15-foot setback. The Commission agreed the standard did not permit a 15 foot setback for single ground floor unit access. The 15-foot setback standard was designed for a building with multiple units facing a street with their access directly to the street, e.g. townhome or walk- up units. If a building does not have multiple units facing the street the minimum setback is required to be 20 feet with an alternative design approval. 37 6 Staff recommended to the applicant and Commission that the appropriate approach to this building proposal is to seek a rear yard setback variance to allow the building to shift 5 feet towards the rear and create a 20 -foot front setback to conform to the alternative design allowances. The 20-foot setback is also more in line with the existing front setbacks of apartment buildings in the area that are commonly at 25 feet. The applicant has filed a variance application with the intent of it being approved before 2nd reading of the rezoning ordinance. The owner proposes landscaping for Building A that is consistent with the requirements of the zoning code. With the proposed reduced front yard 15 -foot setback, overstory trees that are normally required with apartment buildings will not fit in the space. Subst itute smaller trees are proposed as a result. If the setback increased overstory trees can be added returned to the landscape plan. Access is proposed through a 20-foot driveway along Hyland Avenue. The O -WUPED allows for reduced driveway width to minimize the sidewalk crossings. Pedestrians can access the site through sidewalks along the south side yard or to the front door of Hyland adjacent to the driveway. No bike parking was specified for the building. 263 Hyland Building B- Discussion Summary Table Major Standards for Building B. Items with a * discussed below. Standard (allows 20% variation) Proposed Principle/Supplemental Standard Front Setback* 25 Feet 20 Feet to Hyland Façade. 25 feet to Oakland. Front setback reduction Supplemental Standard to 15 feet: “15 feet for buildings with first floor residential units facing the street.” Side Setback 12 feet (4-stories) 15.37 feet and 51.8 feet None Height 45 feet 44.37 feet None Rear Setback 25 Feet N/A on a Corner Lot (two sides and two fronts) None Primary Façade Maximum Setback* 25 feet 26.03 feet (corner of building at Oakland) Materials 60% brick front façade 64% (Hyland) & 60% (Oakland) brick High quality visually interesting and durable building materials should be used that include a mix of clay brick/masonry and contemporary cement board, wood, and metal 38 7 paneling as materials to accentuate and create interest on the building. Brick and similar materials should wrap corners and be present on all facades to maintain design cohesiveness and interest. Architectural Relief* None 2-Foot Parapet Height, 8inch projecting window box, material emphasis Buildings three-stories or greater in height or requesting reduced setbacks should minimize overall massing with relief in the building plane through recessed façade(s) of at least 30 inches, variable roofs forms, pitched roofs parallel to the primary façade, and other architectural treatments. Windows 40 % of building length 48% (Hyland) & 44% (Oakland) None Accents Architectural details to create visual interest Brick soldier course, parapets, lintels, 8” projecting windows, varying material (brick, Hardie panel & board) See Materials Entrances* One main pedestrian entrance per primary façade shall be recessed or framed by a sheltering element such as an overhang, arcade or portico providing at least six feet of width and four feet of depth that is architecturally integrated into the overall design. 4x6 metal overhangs -Building orientation shall emphasize a front to a building, especially along Hyland Avenue, with an identifiable main building entrance. -Alternatively, the Council may approve a contemporary building design accentuating modern building materials and emphasizing vertical elements of a building with massing, roof elements, and corner connections to a street. Coverage/O pen Space None 63% None Landscaping Front Yard- Overstory trees, shrubs, grasses. Parking Lot High Screen and Front Yard trees and ground covers. Alt Design for High Screen with Fence and Change of None 39 8 Overstory Trees Trees Parking 1 Space per unit up to 2 Bedrooms 19 units = 19 parking stalls/21 provided Design to deemphasize parking appearance along the street. Staff has highlighted specific applicant requests for Building B to support alternative design features and application of O-WUPED requirements as proposed with the MSDP:  Maximum setback of 26.25 feet from Oakland rather than 25 feet. Staff supports this relief as it applies to a corner of the building and the almost all of the façade is otherwise at 25 feet along Oakland.  Reduction in the Hyland front yard setback to 20 feet from 25 The applicant narrative states 22 feet, but the site plan is set at 20 feet. Staff generally supports the reduction to 20 feet, the front yard space is similar to typical 25-foot front setbacks along Hyland. Standard front yard landscaping for apartments can still be accomplished with trees. However, staff addresses building relief options related to height and setback below.  The applicant requests that the Commission find the proposal consistent with the design principles for architectural relief for buildings 3 -stories or greater in height or requesting reduced setback based upon the variable 2-foot parapet heights, 8 inch projecting window boxes, the changes in material with brick and siding to create visual interest. (Design Principle 7.b.) The building is to be evaluated against all the design principles for orientation, entrance design, building materials, accents, etc. In this case the project includes many of the features listed in the principles, but does not achieve the recommended 30 inches of relief due to the site constraints. Building B is 107 feet in length along Hyland compared to 64 feet for Building A. Staff believes that the larger Building A should incorporate more design relief for conformance with Principle 7.b. Staff offered an alternative to increase the setback to 22 feet with adjustments to the rear parking area, which would allow for either greater amounts of front yard setback open area or for building modulation along the Hyland façade between 20 and 22 feet. The architect expressed that adding additional relief with insets across the façade would be complicated by the building design and interior floor plan considerations and were not feasible. Staff believes a two-foot offset near the mid-point of the building would better achieve the intent of the design principle for emphasizing relief than the current proposal. The Commission did not add a condition to modify the design to add relief.  The applicant requested that the Commission find the proposal consistent with the design principles for the primary entrance feature along Oakland wit h the 6-foot canopy (Principles 7.a and f.) Design standards required an entrance per primary façade, which in this case is defined as Oakland. Hyland is a secondary façade because access is from Oakland. The project achieves the minimum design 40 9 standards for entrances and sheltering features. However, the Design Principles of 7.a. and f. look at design emphasis of the entrance features for identify and overall integration into the design. a. Building orientation shall emphasize a front to a building, especially along Hyland Avenue, with an identifiable main building entrance. f. ….” Alternatively, the Council may approve a contemporary building design accentuating modern building materials and emphasizing vertical elements of a building with massing, roof elements, and corner connections to a street.” The Commission concurred with staff about adding a condition to modify the entrance. Staff believes that the contemporary design does incorporate some of the elements described in the principles to emphasize the entrance, primarily with the vertical brick accent with the Oakland entrance, but it has not fully addressed the intent of a presence along Hyland or to the corner. The proposed 6 x 4 -foot canopy does scale to the doorway that leads to a stairwell, but it does not substantially emphasize an entrance that matches the scale of the building. Staff identified an option of extending the features of the entrance materials and canopy to the corner and wrapping the corner to have a presence on Hyland. The canopy design could be modified to be more substantial in size or converted to a covered porch type element connecting extending more towards Hyland. Landscaping is generally met. However, the applicant proposes an alternative landscape related to the surface parking area with no over-story trees by removing three required trees along the west parking area of the building and substituting the three trees for 27 Karl Foreseter Grasses along the property line. Additionally, the owner reque sts to substitute the requirement of three overstory trees for four understory trees (grows to less than 30 feet in height). The request is due to electrical power lines that run along the west property line and the requirement that the trees do not interf ere with public utilities. The configuration of the site with tall buildings and the retaining wall also inhibit parking lot tree plantings. High Screening requirements are also needed to buffer the parking area from the residential uses to the west. A retaining wall will be installed with a fence that provides a minimum of a 6-foot screening element along the west property line. 41 10 GENERAL AND OTHER DEVELOPMENT STANDARDS 259 Hyland development is oriented toward Hyland Ave. A 20 -foot driveway provides access to 13 internal ground floor parking spaces. The trash enclosure is incorporated into the building near the garage entrance and is not expected to have a negative impact on vehicle access or the appearance of the building. 263 Hyland development is oriented towards Oakland Street with an entry focal point located at the corner of Hyland and Oakland. A 24-foot driveway provides access to the site and both surface parking and garage parking for a total of 21 parking spaces. The building offers both surface parking and internal garage parking. The trash enclosure is located in the northwest corner of the parking lot outside of the front setback and is not expected to have a negative impact on traffic or aesthetics. Landscaping Residential development requires a diverse mix of shrubs, grasses and trees to be planted within the front yard and around the parking area. Each site meets the landscape requirements. However, an overhead utility line exists along the west property line. Tre es should not grow to a maturity that may interfere with utilities. In the event of utility interference zoning code states the following standard: “If overhead utilities exist and are not planned to be placed underground, the Planning Director may approve overstory trees to be substituted with alternative locations for planting of trees or for the planting of smaller trees.” The applicants proposes substituting the three required overstory trees located around the parking area of the north building for smaller tress that will not interfere with the overhead utility lines. Signs and Lighting No lighting plan has been submitted at this time. A lighting plan will need to be reviewed and approved by staff prior to issuance of a building permit. Infrastructure Water, storm sewer, sanitary sewer mains, and electric service are all located in close proximity to the site. Connections will primarily be from Hyland. A short closure of Hyland is expected to make connections. Stormwater Management 42 11 The site is subject to conformance with Municipal Code Chapter 5a and 5b requirements for stormwater control and treatment. The Public Works Department has reviewed the submitted plans and has concluded that existing stormwater facilities can handle the increased runoff from the construction of the building. Major Site Development Plan Criteria. The standards are found in Ames Municipal Code Section 29.1502(4)(d) and include the following requirements. When acting upon an application for a Major Site Development Plan approval, the Planning and Zoning Commission and the City Council shall rely upon generally accepted site planning criteria and design standards. These criteria and standards are necessary to fulfill the intent of the Zoning Ordinance, the Comprehensive PLan, and are the minimum necessary to safeguard the public health, safety, aesthetics, and general welfare. 43 12 Major Site Development Plan Criteria 1. The design of the proposed development shall make adequate provisions for surface and subsurface drainage to limit the rate of increased runoff of surface water to adjacent and downstream property. The site is less than 1-acre and exempt from mandatory Chapter 5b stormwater treatment measures. The project includes drainage design that dire ct water from the site to the existing storm sewer system. It does not detain water on site. 2. The design of the proposed development shall make adequate provision for connection to water, sanitary sewer, electrical, and other utility lines within the capacity limits of those utility lines. The existing utilities were reviewed and found adequate to support the anticipated load of the proposed development. There are no offsite upgrades needed to serve the site for any utility. 3. The design of the proposed development shall make adequate provision for fire protection through building placement, acceptable location of flammable materials, and other measures to ensure fire safety. The fire inspector has reviewed access and fire truck circulation and found tha t the needs of the Fire Department are met for access and circulation. 4. The design of the proposed development shall not increase the danger of erosion, flooding, landslide, or other endangerment to adjoining and surrounding property. It is not anticipated that this proposed development will be a danger due to its location on the site, the flatness of the parcel, and the distance from a floodplain. 5. Natural topographic and landscape features of the site shall be incorporated into the development design. The applicant is working with the existing topography of the site. The disturbed areas of the site are required to come into compliance with current landscape requirements. 6. The design of the interior vehicle and pedestrian circulation shall provide for convenient flow of vehicles and movement of pedestrians and shall prevent hazards to adjacent streets or property. The proposed developments will provide for vehicular access off Hyland and Oakland. Each site will function independently, and shared access or cross access is not proposed. The sidewalks onsite will connect with the public sidewalks along Hyland Ave and Oakland Street. 44 13 7. The design of outdoor parking areas, storage yards, trash and dumpster areas, and other exterior features shall be adequately landscaped or screened to minimize potential nuisance and impairment to the use of adjoining property. The parking area is screened to meet front yard landscaping requirements along Hyland Ave and Oakland Street. The trash enclosure for 259 Hyland will be incorporated in the building, use similar building materials for complete screening, and be further screened by landscaping. The trash enclosure for 263 Hyland will use similar building materials for complete screening and be further screened by landscaping. The enclosures meet the zoning requirements for solid waste collection areas. 8. The proposed development shall limit entrances and exits upon adjacent streets in order to prevent congestion on adjacent and surrounding streets and in order to provide for safe and orderly vehicle movement. Access to the proposed developments will be from Hyland Avenue and Oakland Avenue in the general locations of the existing access points. 9. Exterior lighting shall relate to the scale and location of the development in order to maintain adequate security, while preventing a nuisance or hardship to adjacent property or streets. All lighting will be required to comply with the City’s Outdoor Lighting code. Lighting will be reviewed by staff prior to the issuance of a b uilding permit. 10. The proposed development shall ensure that dust and other forms of air pollution, noise disturbances, odor, glare, and other nuisances will be limited to acceptable levels as prescribed in other applicable State and City regulations. The proposed development is not expected to generate any nuisances. 11. Site coverage, building scale, setbacks, and open spaces shall be in proportion with the development property and with existing and planned development and structures, in adjacent and surrounding property. Site coverage and building scale is generally consistent with the surrounding development. Please see the setback discussion in the report above. 45 14 Location Map 46 15 Zoning Map 47 16 RN-4 Comp Plan Excerpt 48 H:\HUNZI\24X135505000\1_Corres\C_To Others\2026.07.31 - City Submittal\HYLAND APARTMENTS - Rezoning Narrative.docx Rezoning Narrative Date: August 4, 2026 To: City of Ames From: Greg Broussard, PE Subject: Hyland Apartments 259 & 263 Hyland, Ames, IA 50010 Hunziker Development 1. Reasons for Requesting Rezoning a. Rezoning is requested to change from Residential High Density (RH) with an overlay of West University Impacted District (O-UIW) to Residential High Density (RH) with an overlay of West University Pedestrian Enhancement District (O-WUPED) for construction of apartments located at the SW corner of Hyland and Oakland in Ames 2. Consistency with Ames Plan 2040, the City of Ames Comprehensive Plan a. Ames Plan 2040 designates the Hunziker properties at the corner of Oakland and Hyland, along with the surrounding area, as RN-4 “ Walkable Urban Neighborhood.” The purpose of the Designation is to encourage higher density housing, mixed uses, walkability, and redevelopment that creates a high-quality built environment and sense of place. Addition of the O-WUPED overlay will help meet the goals of the RN-4 zone by reducing parking, adjusting setbacks and increasing density allowances. The O-WUPED zone was create to help projects like the proposed development be approved and to help meet the goals of Ames Plan 2040 3. Proposed Use a. The proposed use will be to create two new apartment buildings on the site. 4. Masterplan a. No required since there is a major site development plan 5. Rezoning Map a. Rezoning map has been submitted for the parcel 49