Site Plan Review_3390 Lake Ridge Drive, Rose of Dubuque LPPlanning Services Department
City Hall
50 West 13th Street
Dubuque, IA 52001 -4864
(563) 589 -4210 phone
(563) 589-4221 fax
(563) 690 -6678 TDD
planning@cityofdubuque.org
The Honorable Mayor and City Council Members
City of Dubuque
City Hall — 50 W. 13th Street
Dubuque IA 52001
THE CITY OF
Dui
Dubuque
E
2007
Masterpiece on the Mississippi
Applicant: Greg McClenahan, Rose of Dubuque, L.P.
Location: 3390 Lake Ridge Drive
Description: Site Plan Review for new three -story assisted living center
Dear Mayor and City Council Members:
August 8, 2011
The City of Dubuque Zoning Advisory Commission has reviewed the above -cited request.
The application, staff report and related materials are attached for your review.
Discussion
Timothy Brown, representing the applicant, spoke in favor of the request and noted he was
available for any questions the Commission has on the Rose of Dubuque project.
Staff reviewed the submitted site plan noting that screening along the west property line
required by the PUD Ordinance is depicted on an attached landscape plan. Staff also noted
the parking configuration and setback approved by City Council.
There were no public comments.
The Zoning Advisory Commission discussed the request, noting that the site plan and
landscape plan are in compliance with the approved PUD.
Recommendation
By a vote of 6 to 0, the Zoning Advisory Commission recommends that the City Council
approve the request.
A simple majority vote is needed for the City Council to approve the request.
Respectfully submitted,
z--7) ,
Charlie Miller Chairperson /2/ t'-k-
Zoning Advisory Commission
Attachments
1
cc: David Harris, Housing & Community Development Director
David Heiar, Economic Development Director
Service
People
Integrity
Responsibility
Innovation
Teamwork
I ni: C,:1 Vi '
.) TBU(- )l-11 -,
[j Variance
[_) conditional Use Permit
[_l Appeal
Li Special Exception
['Limited Setback Waive'
PLANNING APPLICATION FORM
L] Rezoning
[] Planned District
Li Preliminary Plat
Li Minor Final Plat
[.] Text Amendment
f?ls��t:,c V , c>t C►riit , f,ggjbly in ink.
[] Simple Site Platt
L) Minor Site Plan
C] Major Site Plan
[ ] Major Final Plat
[.] Simple Subdivision
City of Dubuque
Plorming Services Department
t )uh! RJue, IA 52.001 - 4861
Phone: 563.5139.12.10
Fax: 563.589.422 L
[] Annexation
[. ] fenapordry Use Permit
(..] Certificate of Economic Non - Viability
[I] Certificate of Appropriateness
[.._I Other:
Property ow ier (s):(iar �_E L L iyind I rust, Charlene 1. & Family: i rust c/o Jeff Hanel Phone: 599 -9433
Address: _ ;3223Lake Ridcte Drive oily:
Fax Nu111b2r:
Dubuque_ _.._ State:
Mobile /Cellular Number:
Applicant /Agent: Rose Of Dubuque, L.P. c/o Greg McClenahan
Address: 16670 Franklin 1_raih_Suite 1110 _ City: _ Prior take
Fax Number: 952 44/-2311
Site location /address:
Existing zoning:
IA . 1ip:. 512003
Phone_(9 2) 117 -2315 c at 15
State: MN Zip 55372
6122- 986- F3/13 -_
Mobile /Cellular Number
3390 Lake Ridge Drive Dubrr(LreLIA 52003
PC. _ Proposed Loring:
Historic District:
legal Description (Sidwell parcel IDII or lot number /block number /subdivision):
Lot 2 -2 Cedar Lake Plaza Third Addition
Total property (lot) area (square feet or acres): 114,220 SF
Describe proposal and reason necessary (attach a letter of explanation, it needed):
Developrnenl of a Three Story. Assisted Senior LivingCenter_._
1andrnarlc
1034101019
CERTIFICATION: I /we, the undersigned, do hereby certify that:
1. I he information submitted herein is true and correct to the best of my /our knowledge and upon
submittal becomes public record;
2. Fees are not refundable and payment does not guarantee approval; and
3. All additional required written cd gran is ma trials are attached,
Property Owner(s):
,
_ D at ye:
Applicant /Agent_. '' ''i_ ` Date:
FOR OFFICE USE O L,� j' LICATION SUBMITTAL. CHECKLIST
Fee. _,2vrr?.ov Received by:._2!� `' Date: _7., J_.-t _ Docket:
[,_]Site /sketch plan [ ]Conceptual Development Plan _1Photo 1.-]Plat
]ilnprovemenl plan!, ('Design review project description 1 [I lorsr pl<o [ 'Other:
Masterpiece on the Mississippi
TO: Zoning Advisory Commission
FROM: Kyle L. Kritz, Associate Planner,- 1.
Dubuque
trait
All- America City
'
6
2007
July 15, 2011
SUBJECT: Site Plan Review — Rose of Dubuque Assisted Senior Living Center
INTRODUCTION
The Zoning Advisory Commission reviewed and recommended approval of an
amendment to the Cedar Lake Plaza Planned Commercial District to allow the
construction of a new senior assisted living center to be named the Rose of Dubuque.
The Cedar Lake Plaza PUD requires that a site plan be submitted for each new building
to the Zoning Advisory Commission and the City Council for their review and approval.
DISCUSSION
The submitted site plan for the Rose of Dubuque Assisted Senior Living Center provides
for the construction of a three -story 70 -unit facility with one access to Lake Ridge Drive.
The facility will be served by a 51 -space parking lot in the rear of the building. Access
to Lake Ridge Drive will be provided by single access on the east side of the property.
As part of the approval of the amendment to the Cedar Lake Plaza PUD, a requirement
for a vegetative screen along the west property line was recommended by the Zoning
Advisory Commission and approved by the City Council. The screening was to consist
of evergreen plantings a minimum of four feet in height and five feet on center at
installation. The screen was to begin 20 feet from the front property line and extend to
the rear building wall of the senior housing complex. Attached to the site plan is the
landscape plan for the proposed assisted living center. The submitted site plan and
landscape plan are in compliance with the City of Dubuque Unified Development Code
and the west side screening will meet the condition contained in the Cedar Lake Plaza
PUD.
RECOMMENDATION
Planning Services staff recommends the Zoning Advisory Commission review the
enclosed material and make a recommendation to the City Council.
KLK/mkr
Enclosures
111111111111111111111111111111 11111111111111
Doc ID 007014600005 Type GEN
Kind ORDINANCE
Recorded: 03/24/2011 at 01:33:21 PM
Fee Amt: $29.00 Page 1 of 5
Dubuque County Iowa
Kathy Flynn Thurlow Recorder
Fi1e2011- 00004580
Prepared by: Laura Carstens, City Planner Address: City Hall, 50 W. 13th St Telephone: 589 -4210
Return to: Jeanne Schneider, City Clerk Address: City Hall- 50 W. 13th St Telephone: 589 -4121
ORDINANCE NO. 27 -11
AN ORDINANCE AMENDING TITLE 16 OF THE CITY OF DUBUQUE CODE OF
ORDINANCES, UNIFIED DEVELOPMENT CODE, BY PROVIDING FOR THE
AMENDMENT OF ORDINANCES 8 -96 AND 63 -97, WHICH ESTABLISHED
REGULATIONS FOR CEDAR LAKE PLAZA, A PLANNED UNIT DEVELOPMENT
WITH A PLANNED COMMERCIAL DESIGNATION, LOCATED AT CEDAR CROSS
ROAD AND LAKE RIDGE DRIVE AND NOW BEING AMENDED TO ALLOW
HOUSING FOR ELDERLY OR PERSONS WITH DISABILITIES AS A PERMITTED
USE.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF DUBUQUE, IOWA:
Section 1. That Title 16 of the City of Dubuque Code of Ordinances, Unified
Development Code, is hereby amended by providing the amendment of Ordinances 8-
96 and 63 -97 which established regulations for Cedar Lake Plaza and now being
amended to allowing housing for the elderly or persons with disabilities as a permitted
use.
Lot 1 and Lot E of Cedar Lake Plaza, Lot 1, Lot 1 -2 and Lot 2 -2 Cedar Lake Plaza
2nd Addition, Lot 1 , Lot 1 -2 and Lot 2 -2 of Cedar Lake Plaza 3rd Addition, and to
the centerline of the adjoining public right -of -way, all in the City of Dubuque, Iowa.
A. Use Regulations
The following regulations shall apply to all uses made of land in the above
described PUD District:
1. Principal permitted uses of the PC Planned Commercial development
shall be limited to:
a. Public or quasi - public utilities including substations
b. Mortuary/funeral home
The Rose of Dubuque in Cedar Lake Plaza Page 2
c. General office
d. Medical office /clinic
e. Dental /medical lab
f. Barber /beauty shop
g. Retail sales /service
h. Laundry/dry cleaner
i. Shoe repair
j. Indoor restaurant
k. Supermarket
I. Tailoring /alterations
m. Furniture /home furnishing
n. Appliance sales /service
o. Drive -up automated bank teller
p. Animal hospital /clinic
q. Photographic studio
r. Neighborhood shopping center
s. Business services
t. Banks /savings and loans, credit unions
u. Indoor amusement center
v. Indoor recreation facilities
w. Housing for the elderly or persons with disabilities (south of Lake
Ridge Drive, only)
2. Accessory uses shall include any use customarily incidental and
subordinate to the principal use it serves.
B. Lot and Bulk Regulations
Development of land in the PUD District shall be regulated as follows:
1. All commercial buildings and structures shall meet bulk regulations set
forth in the Unified Development Code for the C -2 Neighborhood
Shopping Center District, with the exception that building height shall
be limited to 25 feet for commercial structures.
2. That the proposed senior housing project shall be built in substantial
compliance with the conceptual development plan labeled Exhibit B,
and that the building shall be three - stories in height and the front yard
setback along Lake Ridge Drive shall be 15 feet.
C. Performance Standards
The development and maintenance of uses in this PUD District shall be
established in conformance with Section 16 -5 -24 of the Unified Development
Code and the following standards.
1. Proposed public streets in the Planned Commercial development shall
be designed and built to City Engineering specifications.
The Rose of Dubuque in Cedar Lake Plaza Page 3
2. Erosion control devices shall be provided during all phases of
construction of the Planned Commercial development.
3. Parking requirements for allowed uses in the Planned Commercial
Development shall be as per the parking group for the designated use,
in accordance with Section 16 -14 -6 of the Unified Development Code.
4. Sidewalks shall be provided adjoining all public streets including Starlite
Drive and Cedar Cross Road.
5. Storm water detention facilities will be installed as per city Engineering
requirements.
6. Final site development plans shall be submitted in accordance with
Section 16 -12 of the Unified Development Code prior to construction of
any buildings. No buildings shall be constructed until a final site
development plan is submitted on a building -by- building basis and
approved by the Zoning Advisory Commission and City Council.
D. Open Space and Recreational Areas
Open space and landscaping in the PUD District shall be regulated as
follows:
1. A screen of deciduous and evergreen trees shall be planted along
Starlite Drive and Cedar Cross Road to act as a buffer between the
proposed commercial buildings and the adjacent existing residential
development. Evergreen screening to be six feet in height within three
growing seasons shall be planted five feet on center in this buffer.
2. That screening shall be provided along the west property line of the
senior housing project and shall consist of evergreen plantings, a
minimum of four (4) feet in height and five (5) feet on- center at
installation. The screen shall begin 20 feet from the front property line
and extend to the rear building wall of the senior housing facility. The
screen shall achieve 50% opacity and six (6) feet in height within three
growing seasons. .
3. Those areas not designated on the conceptual plan for development
shall be maintained as open space, as defined by Section16 -2 -3 of the
Unified Development Code, by the property owner and /or association.
4. Building pads shall be maintained below the grade of Cedar Cross
Road and Starlite Drive.
E. Sign Regulations
Signs in the PUD District shall be regulated as follows:
The Rose of Dubuque in Cedar Lake Plaza Page 4
1. Signs shall be allowed in the Planned Commercial development in
accordance with the C -2 sign regulations of Section 16 -15 of the
Unified Development Code.
F. Additional Standards
1. That all previously approved conceptual development plans are hereby
amended to allow for the attached conceptual development plan.
G. Transfer of Ownership
Transfer of ownership or lease of property in this PUD District shall include in
the transfer or lease agreement a provision that the purchaser or lease
acknowledges awareness of the conditions authorizing the establishment of
the district.
H. Recording
A copy of this ordinance shall be recorded at the expense of the property
owner(s) with the Dubuque County Recorder as a permanent record of the
conditions accepted as part of this reclassification approval within ten (10)
days after the adoption of this ordinance. This ordinance shall be binding
upon the undersigned and his /her heirs, successors and assigns.
Section 2. The foregoing amendment has heretofore been reviewed by the
Zoning Advisory Commission of the City of Dubuque, Iowa.
Section 3. This ordinance shall take effect immediately upon publication, as
provided by law.
Passed, approved and adopted this 21stday f March 2011.
Roy D. B,tbl, Mayor
Attest:
eanne F. Schneider, City Clerk
Planning Services Department
City Hall
50 West 13th Street
Dubuque, IA 52001 -4864
(563) 589 -4210 phone
(563) 589-4221 fax
(563) 690 -6678 TDD
planning@cityofdubuque.org
Jeff Hansel
Hansel Living Trust
3223 Lake Ridge Drive
Dubuque IA 52003
RE: Site Plan Review — Rose of Dubuque, L.P.
Dear Applicant:
THE CITY OF
Dui
Dubuque
E �d
11111f
2007
Masterpiece on the Mississippi
August 1, 2011
The City Council will consider your site plan review request for Rose of Dubuque at a
public hearing on Monday, August 15, 2011. Please attend this meeting, or send a
representative to the meeting in your place to present your request and answer
questions. City Council meetings begin at 6:30 p.m. in the City Council Chamber, 2nd
Floor, Historic Federal Building (Post Office), 350 W. 6th Street, Dubuque, Iowa.
Please contact the Planning Services Department at (563) 589 -4210 if you need more
information or have any questions,.
Sincer Iy,
Kyle L. Krit
Associate Planner
Enclosures
cc Kevin Firnstahl, City Clerk's Office
f: \users \kmunson \wp \city council\2011\site plan review rose of dubuque hrg Itr (1) 08_01_11.doc
Service
People
Integrity
Responsibility
Innovation Teamwork
CONSTRUCTION NOTFQ
1. ALL CONSTRUCTION IS TO BE PER CITY OF DUBUQUE STANDARD SPECIFICATIONS.
2. THE LOCATION OF ALL PUBLIC UTILITIES INDICATED ON THIS PLAN ARE TAKEN FROM EXISTING PUBLIC RECORDS.
THE EXACT LOCATION AND ELEVATION OF ALL PUBLIC UTIUTIES MUST BE DETERMINED BY THE CONTRACTOR. IT
SHALL BE THE DUTY OF THE CONTRACTOR TO ASCERTAIN WHETHER ANY ADDITIONAL FACILITIES OTHER THAN
THOSE SHOWN ON THIS PLAN MAY BE PRESENT.
3. THE GENERAL CONTRACTOR SHALL COORDINATE WITH LOCAL UTILITY COMPANIES AS REQUIRED TO INSTALL
UTTUTY SERVICES.
4. BENCHMARK: ARROW ON FIRE HYDRANT 40' EAST OF PROPOSED ENTRANCE ELEVATION 825.95. (THE DATUM
IS ARBITRARY.)
5. THE PRESENT ZONING OF LOT 2 -2 CEDAR LAKE PLAZA THIRD ADDITION IS PLANNED COMMERCIAL.
6. LOT 2 -2 CEDAR LAKE PLAZA THIRD ADDITION, PARCEL #1034101019, IS OWNED BY: HANSEL LIVING TRUST,
CHARLENE L & FAMILY TRUST / 3223 LAKE RIDGE DRIVE / DUBUQUE, IA 52003 / (563) 599 -9433
7. PART OF LOT 2 -2 CEDAR LAKE PLAZA THIRD ADDITION IS BEING DEVELOPED BY: ROSE OF DUBUQUE, LP./
/a GREG MCCLENAHAN / 16670 FRANKLIN TRAIL, SUITE 240 PRIOR LAKE, MN 55372 /
(952) 447 -2345 ext 15
8 PROPOSED CONSTRUCTION IS FOR FALL 2011 TO FALL 2012.
9. THE PROPOSED BUILDING IS FOR A SENIOR AFFORDABLE ASSISTED LIVING COMMUNITY, AND IS TO HAVE A
HEIGHT OF THREE STORIES.
FIRST FLOOR = 27,762 s f.
SECOND FLOOR - 26,335 s.f.
THIRD FLOOR = 24,850 s f
TOTAL BUILDING = 78,947 s f.
10. TOTAL AREA: 114,219 SF / IMPERVIOUS: 56,746 SF / PERVIOUS: 57,473 SF.
11. STORM WATER DETENTION IS BEING PROVIDED BY THE EXISTING OFF SITE DETENTION BASIN.
12. DOMESTIC WATER SERVICE/FIRE PROTECTION SYSTEMS ARE REQUIRED TO HAVE AN APPROVED CROSS
CONNECTION CONTROL DEICE INSTALLED PER UPC SECTION 603.2.7. TYPE OF DEVICE WILL BE DETERMINED BY
THE DEGREE OF HAZARD. UPON INSTALLATION A TEST REPORT BY A CERTIFIED BACKFLOW ASSEMBLY TESTER
SHALL BE SUBMITTED TO THE CITY OF DUBUQUE WATER DEPARTMENT LOCATED AT 925 KERPER COURT, DUBUQUE,
IOWA, 52001 PRIOR THE THE OCCUPANCY OF THIS BUILDING. THE PRIMARY CONTACT PERSON FOR THE CITY OF
DUBUQUE WATER DEPARTMENT IS MICHAEL BREKKE, (563) 589 -4303.
13. PAVING REQUIREMENTS:
SIDEWALKS - 4" PCC OVER STABILIZED SUBGRADE
DRIVES AND PARKING -5' PCC OVER 5" STONE BASE UNLESS SPECIFIED OTHERWISE
14. All SIDEWALKS SHALL BE 5' IN WIDTH UNLESS SPECIFIED OTHERWISE.
15. TO THE EXTENT REQUIRED BY ADA, SIDEWALK CONNECTIONS BETWEEN DRIVES, STREETS, BUILDING SHALL BE
CONSTRUCTED TO MEET ADA REQUIREMENTS AND SHALL ALSO BE ACCORDANCE WITH CITY OF DUBUQUE
STANDARDS AND SPECIFICATIONS
AS
16. SHADING INDICATES WHERE 7" PCC IS REQUIRED OVER 5" STONE BASE EXISTINC
RESIDENCE /
17. ALL DISTURBED AREAS NOT BEING RE- DISTURBED FOR 21 DAYS MUST BE STABILIZED WITH TEMPORARY OR
PERMANENT MEASURES WITHIN 14 DAYS. GRADING CONTRACTOR TO DENSE PLAN.
18. GRADING CONTRACTOR SHALL PROVIDE SEDIMENT AND EROSION PREVENTION PRACTICES, SUCH AS
INTERCEPTOR DIKES AND SWALES, AND TEMPORARY SEDIMENT BASINS. SUCH PRACTICES SHALL BE INCIDENTAL
THE SITE GRADING COSTS.
SITE PLAN
ASSISTED SENIOR LIVING CENTER
ON PART OF LOT 2 -2 OF
CEDAR LAKE PLAZA THIRD ADDITION,
IN THE CITY OF DUBUQUE, IOWA.
XTG SAN MH
RIM = 824.52
FL OUT =
3 -0"
13.0'
2.5'-J
5.0" GRADED
STONE BASE
STABIUZED SUBGRADE AS DIRECTED BY
GEOTECHNICAL ENGINEER
TYPICAL SECTION
ENTRANCE DRIVE
°\ 6" HIGH
7" PCC 30" C &G
0' 15" 30'
SCALE
1° = 60' (11 "X17 ")
XTG SAN MH1" = 30' (24 "X36 ")
RIM = 823.71
_I -B..v� FL IN(W)= 812.78
FL OUT(S) = 812.52
XTG STS CB
TOC = 823.45
FL IN (W) = 815.41
FL IN (NE) = 815.91
--BM -ARROW ON FL OUT = 815.34
FH = 825.95
"vs-m
Tb�IS GRs- NWS =HHS-- G
tlS
B 'NS- V� 822.40 ---
\\ \\ \\ \){20 STS2MA tls -Ntl �Ntls- �" PRO FL IN = 80 -'�...o �':'' _
FL OUT = 817 �=itri''�'�� T RI 823. (J v� ``` ". RMO = 824.25 F .IN = 81,8.10 � �L�1 � j�r��
,. / eL 0 . 81./ 1- eUT =,4 ee �,•,> 0. _ -.�. � ,
Tan ��
4Illlll��i/ -- C �•., 1� �_ RCPT® s.74% /�
•�� - y� EXISTING 8" SANITARY \ °. WIT'•' IN EXTENSION\ I
R _ _ /{ SEWER LATERAL FLOWLINE` EXISTING 6' 'Ih
'� EXISTING'6' I TO DE FIELD VERIFIED
,625 14ATE t'SERV CE R PROPOSED WAR SERVICE O I \
WATER AND FIRE SERVICE PRO STS MH �J �--� `_-
ALL UTILITIES-SR-ACE CONNECTIONS TO
RIM 82250-'
19. QUANTITY AND LOCATION OF TOPSOIL SHALL BE STOCKPILED PER OWNERS DIRECTION
20. VEGETATION IS TO BE PRESERVED IN ALL AREAS OUTSIDE OF THE GRADING LIMITS (SEE SHEET 0.01) TO ACT
AS A VEGETATIVE BUFFER
21. SEE SODAS FIGURE 9040.20 FOR CONSTRUCTION ENTRANCE DETAIL, FIGURE 90402 FOR FILTER SOCK DETAIL,
AND FIGURE 9040.19 FOR SILT FENCE DETAIL
22. THE CONTRACTOR IS TO USE THIS SWPPP AS AN INITIAL GUIDE AND SHALL MODIFY, ADD, AND /OR MOVE
CONTROLS AS NEEDED TO PREVENT SEDIMENT FROM LEAVING THE SITE.
23. CONTOUR INTERVAL IS 1'.
24. THE STORM SEWER PIPES ARE SIZED FOR A 100 YEAR STORM EVENT.
25. ALL PROPOSED STORM SEWER MANHOLES ARE TO BE CITY OF DUBUQUE STANDARDS WITH A GRATED LID.
26. ALL WATER LINES TO HAVE A MINIMUM OF 5.5' OF COVER. PROVIDE POLYWRAP & TRACER WIRE (W/ TRACER
WIRE BOX[ES)) ON WATER MAIN.
27. ALL EXTERIOR LIGHTING SHALL BE 72 DEGREE CUT -OFF LUMINARIES.
28. HANDICAP SIGNS SHALL BE PLACED AT THE BACK OF SIDEWALK FOR ALL HANDICAP PARKING SPACES
29 GEOTHERMAL SYSTEM IF ECONOMICALLY VIABLE SHALL BE LOCATED IN PARKING LOT
30. FIVE BIKE RACKS ARE TO BE INSTALLED, LOCATION TO BE COORDINATED WITH CITY STAFF DURING
INSTALLATION.
•
7" PCC OVER 5" STONE BASE
DISABLED
PARKING
WAN
ACCESSIBLE
12 "x 18" M.U.T.C.D.
REGULATORY SIGN
#P4 -C6 (MODIFIED)
GREEN & BLUE ON
WHITE, REFLECTORIZED
"VAN ACCESSIBLE" PLACARD
TO BE INSTALLED WHERE
7 DIRECTED BY SITE PLANS
AND /OR THE OWNER'S
FIELD REPRESENTATIVE
6 "x 12° M.U.T.C.D.
REGULATORY SIGN
#P3 -8C (MODIFIED)
BLUE ON WHITE,
REFLECTORIZED
3 GALVANIZED
STEEL EEL CHANNEL NNEL POST
FINISHED GRADE
PAVEMENT
NOTE:
SIGN TO BE A MIN. OF
2' -0" FROM FACE OF
CURB (SEE SITE PLAN)
SS
STS
W
PCC
ACC
BM
XTG
PRO
MH
CO
CB
FL
FH
WV
SB
SW
TOC
BOC
B -B
RCP
DIP
PVC
TYP.
PIV
FO
PP
LP
798.00T4
797.500
LEGEND
SANITARY SEWER
STORM SEWER
WATER MAIN `
PORTLAND CEMENT CONCRETE
ASPHALT CEMENT CONCRETE
BENCHMARK
RADIUS
EXISTING
PROPOSED
MANHOLE
CLEAN OUT
CATCH BASIN
FLOW LINE
FIRE HYDRANT
WATER VALVE
STOP BOX
SIDE WALK
TOP OF CURB
BACK OF CURB
BOC TO BOC
REINFORCED CONCRETE PIPE
DUCTILE IRON PIPE
POLYVINYL CHLORIDE
TYPICAL
POST INDICATING VALVE
FIBER OPTICS
POWER POLE
LIGHT POLE
EN-TER`FHE BUILDING BUILDING F_L CAF ` 817.60
NEAR THE CENTER OF -
-- --FL OUT = 817.50
GREASE INTERCEPTOR
SEE MECHANICAL PLANS
FOR DETAILS
THE NORTH WALL ,SED -3-3" Y
70 UNIT
'ASSISTED SENIOR LIVING CENTER
/ 8" NON- PERFORATED i ' FFE = 823.25
/- DRAINTILE WITH 4- 6%RIS -ERS
/ / Z
34.97 10' WIDE
UTILITY
EASEMENT
LOT D CEDAR
LAKE PLAZA
LOT 1 -2 CEDAR LAKE
PLAZA THIRD ADDITION
XTG STS MH
RI = 820.45
IN = 810.91
T(S) = 810.86
0 ST
TOC = :19.
FL I' (N) =
F IN (W)
L OUT = 8
a�a --H--
818 - [bT-2
01 PLAZA 'T
\
\ 76.4' OF 18'i -yN
\RCP ® 11.19% --\\
T = TOP OF CURB
G = GUTTER
TW = TOP SIDEWALK
TP = TOP OF PAVEMENT
LEGEND
• 5/8° REROD (FOUND)
(CAPPED, "12631 ", RED)
• 5/8" REROD (FOUND)]
O 5/8"
PLASTIC CDAP MARKED CJLW 4016")
PROPERTY LINE
FUTURE PROP. LINE PERIMETER
CENTERLINE
EASEMENT LINE
( ) RECORD DIMENSION
- SAN -SAN - XTG. SANITARY SEWER
- STS -STS XTG. STORM SEWER
- V -W -V- XTG. WATER MAIN
--- -._��\
- E- E -E -E- XTG. ELECTRIC LINE
- G- G -G -G- XTG. GAS LINE
- T- T -T -T- XTG. TELEPHONE LINE
- CTV -CTV- XTG. CABLE TV
- FD- FD -FO- XTG. FIBER OPTICS
XTG. STREET (CURB AND GUTTER)
PRO. BUILDING
PRO. PARKING LOT
- SAN -SAN- PRO. SANITARY SEWER
- STS -STS - PRO. STORM SEWER
-DT -DT - PRO. 8" NON - PERFORATED DRAINTILE
- v - -v- PRO. WATER SERVICE
EXISTING CONTOUR
eoD
PROPOSED CONTOUR
- SF- SF -SF- PRO. SILT FENCE
yI1 I
814.40 \ I I QG4
14.40 \ I XTG STS MH
4.30 \\ RIM = 820.48
FL IN = 809.10
FH
CEDAR LA
RD AD
nv
XTG ST`6 MH \
RIM = /814.92 \
FL 11W= 805.72
PRO' FL IN = 605.7
FL (OUT(S) = 796.8
1 I
I li
Fl) OUT(S) = 808.87
20' WIDE STORM
11 SEWER EASEMENT
NOTES
1. ALL MEASUREMENTS ARE IN FEET AND DECIMALS THEREOF.
DRAWN BY:
CHECKED BY:
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SEE BAR SCALE
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KENNETH L
RU COIN C
10272
IOWA 1
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.
KENNETH L. BUESING (DATE)
LICENSE NUMBER: 10272
MY LICENSE RENEWAL DATE IS DECEMBER 31, 2012
PAGES OR SHEETS COVERED BY THIS SEAL: 0 01. 01
G AND
0.02.
SHEET TITLE
0
F-
F-
(f)
()
(f)
Q
D.01
SS
STS
W
PCC
ACC
BM
XTG
PRO
MH
CO
CB
FL
FH
WV
SB
SW
TOC
BOC
B -B
RCP
DIP
PVC
TYP.
PIV
FO
PP
LP
LEGEND
SANITARY SEWER
STORM SEWER
WATER MAIN
PORTLAND CEMENT CONCRETE
ASPHALT CEMENT CONCRETE
BENCHMARK
RADIUS
EXISTING
PROPOSED
MANHOLE
CLEAN OUT
CATCH BASIN
FLOW LINE
FIRE HYDRANT
WATER VALVE
STOP BOX
SIDE WALK
TOP OF CURB
BACK OF CURB
BOC TO BOC
REINFORCED CONCRETE PIPE
DUCTILE IRON PIPE
POLYVINYL CHLORIDE
TYPICAL
POST INDICATING VALVE
FIBER OPTICS
POWER POLE
LIGHT POLE
CONSTRUCTION NOTES
LEGEND
• 5/8" REROD (FOUND)
(CAPPED, "12631 ", RED)
▪ 5/8" REROD (FOUND)
® 1" IRON PIPE (FOUND)
O SPLASTICR CAPPMARKED ('J( 4016")
—SAN —SAN) -
-STS —STS
— V —V —SI-
- E—E—E—E-
- G—G—G—G-
- T—T—T—T-
-CTV —CTV
—FD —FD —FO —
—SAN —SAN —
— STS —STS —
— W —W —W-
608
— SF —SF —SF-
PROPERTY LINE
FUTURE PROP. LINE PERIMETER
CENTERLINE
EASEMENT LINE
RECORD DIMENSION
XTG. SANITARY SEWER
XTG. STORM SEWER
DIG. WATER MAIN
DIG. ELECTRIC LINE
XTG. GAS LINE
XTG. TELEPHONE LINE
XTG. CABLE TV
XTG. FIBER OPTICS
DIG. STREET (CURB AND GUTTER)
PRO. BUILDING
PRO. PARKING LOT
PRO SANITARY SEWER
PRO. STORM SEWER
PRO. WATER SERVICE
EXISTING CONTOUR
PROPOSED CONTOUR
PRO. SILT FENCE
— — — — — GRADING LIMITS
1. ALL CONSTRUCTION IS TO BE PER CITY OF DUBUQUE
STANDARDS AND SPECIFICATIONS.
2. THE LOCATION OF ALL PUBLIC UTILITIES INDICATED ON THIS
PLAN ARE TAKEN FROM EXISTING PUBLIC RECORDS. THE
EXACT LOCATION AND ELEVATION OF ALL PUBLIC UTILITIES
MUST BE DETERMINED BY THE CONTRACTOR. IT SHALL BE THE
DUTY OF THE CONTRACTOR TO ASCERTAIN WHETHER ANY
ADDITIONAL FACILITIES OTHER THAN THOSE SHOWN ON THIS
PLAN MAY BE PRESENT.
3. ALL DISTURBED AREAS NOT BEING RE- DISTURBED FOR 21
DAYS MUST BE STABILIZED WITH TEMPORARY OR PERMANENT
MEASURES WITHIN 14 DAYS.
4. CONTRACTOR SHALL PROVIDE SEDIMENT AND EROSION
PREVENTION PRACTICES, SUCH AS INTERCEPTOR DIKES AND
SWALES, AND TEMPORARY SEDIMENT BASINS. SUCH PRACTICES
SHALL BE INCIDENTAL TO THE SITE GRADING COSTS.
5. VEGETATION IS TO BE PRESERVED TO ACT AS A VEGETATIVE
BUFFER.
6. SEE SUDAS FIGURE 9040.20 FOR CONSTRUCTION ENTRANCE
DETAIL, FIGURE 9040.2 FOR FILTER SOCK DETAIL, AND FIGURE
9040.19 FOR SILT FENCE DETAIL.
7. THE CONTRACTOR IS TO USE THIS SWPPP AS AN INITIAL
GUIDE AND SHALL MODIFY, ADD, AND /OR MOVE CONTROLS AS
NEEDED TO PREVENT SEDIMENT FROM LEAVING THE SITE.
8. AS ON SITE INLETS ARE INSTALL INLET PROTECTION SHALL
BE INSTALLED
E C 0 GR
1. INSTALL EROSION CONTROL DEVICES
2. GRADE SITE ACCORDING TO PLAN
3. ADD TEMPORARY CONTROLS AS NEEDED
4. SEED AND STABILIZE SITE
5. REMOVE TEMPORARY CONTROL ONLY IF SITE IS STABLIZED.
:1 L I
CONCRETE WASHOUT AREA
1. THE CONCRETE WASHOUT AREA IS TO BE A BELOW GRADE
7' X 7' PIT, WITH A MAXIMUM DEPTH OF 3', AND LINED WITH
10 MIL. PLASTIC SHEETING (FREE FROM HOLES, TEARS, AND
SEAMS). THE PLASTIC LINER IS TO BE SECURED USING
STAKES, STAPLES OR SANDBAGS. THE PLASTIC LINER SHOULD
EXTEND BEYOND THE PIT FOR A MINIMUM OF 2'.
2. A SIGN READING "CONCRETE WASHOUT AREA" SHOULD BE
PLACED ADJACENT TO THE PIT.
3. WASHOUT AREA IS TO BE INSPECTED FREQUENTLY TO
ENSURE THE LINER IS INTACT.
4. ONCE 75% OF THE ORIGINAL VOLUME OF THE WASHOUT PIT
IS FILLED OR IF THE LINER IS TORN, THE MATERIAL MUST BE
REMOVED AND PROPERLY DISPOSED OF WHEN THE CONCRETE
HAS COMPLETELY HARDENED. ONCE THE HARDENED CONCRETE
IS REMOVED, THE LINER MUST BE REPLACED IF TORN.
5. WHEN THE WASHOUT PIT IS NO LONGER NEEDED, THE
MATERIAL MUST BE REMOVED AND PROPERLY DISPOSED OF
WHEN THE CONCRETE HAS COMPLETELY HARDENED. THE PIT
SHOULD THEN BE BACKFILLED.
6. LOCATION OF CONCRETE WASHOUT AREA TO BE SPECIFIED
BY CONTRACTOR.
GRADING PLAN
ASSISTED SENIOR LIVING CENTER
ON PART OF LOT 2 -2 OF
CEDAR LAKE PLAZA THIRD ADDITION,
IN THE CITY OF DUBUQUE, IOWA.
3 -0"
26'
13.0'
2.5'
5.0" GRADED
STONE BASE
STABILIZED SUBGRADE AS DIRECTED BY
GEOTECHNICAL ENGINEER
�6" HIGH
7" PCC 30" C &G
TYPICAL SECTION
ENTRANCE DRIVE
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•rr_ �'sT S ' ?g ��� �' �• I.
0' 15' 30'
SCALE
1° = 60' (11 "X17')
1" = 30' (24 "X36 ")
34.97'
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POLLUTION PREVENTION PLAN
ASSISTED SENIOR LIVING CENTER
ON PART OF LOT 2 -2 OF CEDAR LAKE PLAZA
THIRD ADDITION, IN THE CITY OF DUBUQUE, IOWA.
POLLUTION PREVENTION PLAN
All contractors /subcontractors shall conduct their operations in a
manner that minimizes erosion and prevents sediments from leaving the
construction limits. The prime contractor shall be responsible for
compliance with soil erosion requirements of the Iowa Code, The Iowa
Department of Natural Resources NPDES General Permit No.2 and local
ordinances. The prime contractor shall also be responsible for
compliance and implementation of the Pollution Prevention Plan (PPP)
for their entire contract. These responsibilities shall be further shared
with subcontractors whose work is a source of potential pollution as
defined in this PPP.
1. STORM WATER DISCHARGE PERMIT
This project requires the obtaining of a NPDES General Permit No.2 for
storm water discharge associated with industrial activity for
construction activities from The Iowa Department of Natural Resources
(IDNR), as required by The Environmental Protection Agency (EPA). The
Grading Contractor shall obtain the permit. The prime contractor and
all subcontractors shall be responsible for compliance and fulfilling all
requirements of the NPDES General Permit No.2 including The Storm
Water Pollution Prevention Plan.
2. SITE DESCRIPTION
This Pollution Prevention Plan (PPP) is for the construction of a
proposed assisted senior living center.
This PPP covers approximately 2.75 acres with on estimated 2.0 acres
being disturbed.
The PPP is located in an area of urban activities land use.
The PPP is located in an area of soils classified as Fayette Silt Loam
and Nordness Silt Loam Hydrologic Soil Group "B ". The estimated
runoff coefficient for the site after construction is 0.65.
Refer to the project plans for locations of typical slopes, ditch grades,
and major structural and non — structural controls. A copy of this plan
will be on file at the owner's office. Runoff from this work will flow
into South Fork Catfish Creek and ultimately to the Mississippi River.
POTENTIAL SOURCES OF POLLUTION
Site sources of pollution generated as a result of this work relate to
silts and sediment which may be transported as a result of a storm
event. However, this PPP provides conveyance for other (non — project
related) operations. These other operations have storm water runoff,
the regulation of which is beyond the control of this PPP. Potentially
this runoff can contain various pollutants related to site— specific land
uses, Examples ore:
Rural Agricultural Activities:
Runoff from agricultural land use can potentially contain chemicals
including herbicides, pesticides, fungicides and fertilizers.
3. CONTROLS
Prior to beginning grading, excavation or clearing and grubbing
operation, silt fence shall be placed along the perimeter of the areas
to be disturbed at locations where runoff can move off site.
Vegetation in areas not needed for construction shall be preserved. As
areas reach their final grade, additional silt fences, silt basins,
intercepting ditches, sod flumes, earth dikes, filter berms and inlet
filters etc., shall be installed as specified in the plans and /or as
required for the project. This will include using silt fence as ditch
checks and to protect intakes. Temporary stabilizing seeding shall be
completed as the disturbed areas are constructed. If construction
activity is not planned to occur in a disturbed area during the current
construction season, the area shall be stabilized by temporary seeding
or mulching. Other stabilizing methods shall be used outside the
seeding time period.
As the work progresses, additional erosion control devices such as silt
fences, filter berms and inlet filters may be required as determined for
the project after field investigation. These erosion control devices and
other appropriate measures shall be installed by the contractor or
erosion control subcontractor as directed. The construction will be
completed with the establishment of permanent vegetation of all
pervious disturbed areas by the contractor or surface restoration
subcontractor.
4. OTHER CONTROLS
Contractor disposal of unused construction materials and construction
material wastes shall comply with applicable state and local waste
disposal, sanitary sewer, or septic system regulations. In the event of
a conflict with other governmental laws, rules and regulations, the more
restrictive laws, rules or regulations shall apply.
Contractor shall remove any excess soil from vehicles prior to leaving
the site to prevent off site tracking of soil onto adjacent streets.
Excess soil tracked onto the streets shall be cleaned up and returned
to the site.
APPROVED STATE OR LOCAL PLANS:
During the course of this construction, it is possible that situations will
arise where unknown materials will be encountered. When such
situations are encountered, they will be handled according to all federal,
state, and local regulations in effect at the time.
5. MAINTENANCE
The contractor is required to maintain all temporary erosion control
measures in proper working order, including cleaning, repairing, or
replacing them throughout the contract period. Cleaning of silt control
devices shall begin when the features have lost 50% of their capacity.
Additional erosion control measures shall be placed to lessen the load
on current measures which exhibit a pattern of becoming overloaded
with sediment.
6. INSPECTIONS
Inspections shall be made jointly by the contractor and the contracting
authority every seven calendar days and after each rain event that is
0.5" or greater. The contractor shall immediately begin corrective
action on all deficiencies found. The findings of this inspection shall
be recorded in the project diary. This PPP may be revised based on
the findings of the inspection. The contractor shall implement all
revisions. All corrective actions shall be completed within 3 calendar
days of the inspection.
7. NON —STORM DISCHARGES
This includes subsurface drains (i.e. longitudinal and standard
subdrains), slope drains and bridge end drains. The velocity of the
discharge from these features may be controlled by the use of patio
blocks, Class A stone or erosion stone.
I certify under penalty of law that I understand the terms and
conditions of the general National Pollutant Discharge Elimination
System ( NPDES) permit that authorizes the storm water discharges
associated with industrial activity from the construction site as part of
this certification. Further, by my signature, I understand that I am
becoming a co— permittee, along with the owner(s) and other
contractors and subcontractors signing such certifications, to the Iowa
Department of Natural Resources NPDES General Permit No. 2 for
"Storm Water Discharge Associated with Industrial Activity for
Construction Activities" at the identified site. As a co— permittee, I
understand that I, and my company, are legally required under the
Clean Water Act and the Code of Iowa, to ensure compliance with the
terms and conditions of the storm water pollution prevention plan
developed under this NPDES permit and the terms of this NPDES
permit.
I certify under penalty of law that this document and all attachments
were prepared under my direction or supervision in accordance with a
system designed to assure that qualified personnel properly gathered
and evaluated the information submitted. Based on my inquiry of the
person or persons who manage the system, or those persons directly
responsible for gathering the information, the information submitted is ,
to the best of my knowledge and belief, true, accurate, and complete.
I am aware that there are significant penalties for submitting false
information, including the possibility of fine and imprisonment for
knowing violations.
This certification must include the name and title of the person
providing the signature; the name, address and telephone number of
the contracting firm; the address (or other identifying description) of
the site; and the date the certification is made.
OWNER:
SIGNATURE: DATE:
TITLE:
ADDRESS OF SITE:
CONTRACTOR:
SIGNATURE: DATE:
ADDRESS:
TELEPHONE:
NAME
SUBCONTRACTORS
SIGNATURE
DATE
0
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SHEET TITLE
PROJECT
NO. 11121
POLLUTION PREVENTION PLAN
ASSISTED SENIOR LIVING CENTER
PREPARED FOR:
ROSE OF DUBUQUE, LP.
GREG MCCLENAHAN
16670 FRANKLIN TRAIL, SUITE 240
PRIOR LAKE, MN 55372
AEI ASSOCIATES INC.
ENGINEERS AND SURVEYORS
1212 LOCUST ST, DUBUQUE. IA
(563) 556 -4389
UESING
DATE
REVISIONS
DRAWN BY:
07/07/11
07/26/11
NWL
SCALE:
CHECKED BY:
KLB
STREET TREE PLANTINGS
IN COORDINATION WITH
LEISURE SERVICES
PROPOSED ASSISTED SENIOR LIVING CENTER
LOT 2 -2 OF CEDAR LAKE PLAZA THIRD ADDITION
IN THE CITY OF DUBUQUE, IOWA.
8,4
10' WIDE
UTILITY
EASEMENT
U 'S
�D R I V RMOP. =_
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I
ALUMINUM
/ EDGING (TYP)
EXISTIN
RESIDED
ASSISTED - SE- N-IG -R - --"
LIVING CENTER
FFE = 823.00
06_,
SIGN MONUME(`!T
BY OTHERS\
'UNDER
SEPARATE
PERMITTI■U1
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- - - --- ALUMINUM
EDGING (TYP)
SEE SHEET LP
__— __1.2, DETAIL4
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CEDZR LAKE
RD Al LTION
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\\ \ \ \\\\\
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20' `WIDE STORM
SEWER \EASEMENT I
1
1
1
1
SOD TO GRADING
LIMITS\\
GENERAL NOTES:
STAKE ALL NEWLY PLANTED TREES RELATIVE TO EXPOSURE TO
WIND AS NEEDED DUE TO SITE CONDITIONS.
ALL PLANTS SHALL BE SET PLUMB AND FACED FOR BEST
APPEARANCE.
PRUNE BROKEN AND DEAD BRANCHES OR THOSE THAT
COMPROMISE APPEARANCE AND STRUCTURE AS NECESSARY,
MAX. 1/3
MULCH ROOTBALL WITH WOOD CHIPS OR SHREDDED BARK.
MULCH TO BE 3 -4" IN DEPTH, AND PLACED 0 FROM TRUNK
OF TREE, EXTEND 12' PAST THE EDGE OF THE HOLE.
SEED OR SOD TO LIMITS OF MULCH.
ROOTBALL TO BE PLACED ON UNDISTURBED GROUND AND
SET 1 -2' ABOVE FINISHED GRADE. PLANTING HOLE TO BE 2 -3
TIMES WIDER THAN ROOTBALL.
BACKFILL WITH EXISTING SOIL IN 6" LIFTS, TAMP AND WATER.
CONTRACTOR TO LOCATE ALL UTILITIES PRIOR TO DIGGING.
CALL IOWA ONE CALL (1 -800- 292 -8989) AT LEAST 45
HOURS PRIOR TO DIGGING.
CONTRACTOR TO PROVIDE ALL PLANT MATERIAL IN
QUANTITIES SUFFICIENT TO COMPLETE ThE PLAN AS SHONM.
PLANT MATERIAL SHALL CONFORM TO THE AMERICAN
STANDARD FOR NURSERY STOCK, BY THE AMERICAN
NURSERY AND LANDSCAPE ASSOCIATION.
NO PLANTING SHALL OCCUR PRIOR TO ROUGH GRADING
BEING FINISHED AND APPROVED BY THE LANDSCAPE
ARCHITECT OR OWNERS REPRESENTATIVE.
ALL PLANTS SHALL BEAR THE SAME RELATIONSHIP TO FINISH
GRADE AS THE PANT'S ORIGINAL GRADE BEFORE DIGGING.
ALL PLANTS SHALL BE BALLED AND WRAPPED OR CONTAINER
GROWN AS SPECIFIED. NO CONTAINER STOCK WILL BE
ACCEPTED IF IT 15 ROOT BOUND. ALL ROOT WRAPPING
MATERIAL MADE OF SYNTHETICS OR PLASTICS SHALL BE
REMOVED AT TIME OF PLANTING.
CONTAINER GROWN STOCK SHALL HAVE THE CONTAINER
REMOVED AND THE ROOT BALL CUT THROUGH THE SURFACE
IN TWO VERTICAL LOCATIONS.
THE DAY PRIOR TO PANTING, THE LOCATION OF ALL TREES
AND SHRUBS SHALL SE STAKED FOR APPROVAL BY THE
PROJECT LANDSCAPE ARCHITECT OR OWNER'S
REPRESENTATIVE.
AFTER CONTRACTOR MAINTENANCE PERIOD, COORDINATE
MAINTENANCE REQUIREMENTS WITH LANDSCAPE/NURSERY
CONTRACTOR FOR ALL TREES 4 SHRUBS AND MAINTAIN
PLANTINGS THROUGH FIRST FULL CALENDAR YEAR OF
GROWTH AS PER LANDSCAPE/NURSERY CONTRACTOR
RECOMMENDATION(S).
AREAS DISTURBED WILL BE SODDED.
I hereby comfy that me portion of this technical subouumu desmbed
Wow coos prepared by me or under my direct suprntision and =apron,
c h a r g e . Iam a duly I dpmfcssleml landscape adorer under We
Sigorme of Iowa_
ned / / rnm.
Ys_ C_y 08/02/ I I
key license renewal -- • -- -_2Q13
Mylueese«newaldoe alone 30, _ _
Pogos or sheds coucrd by Jos seal.
AREA CALCULATIONS
TOTAL AREA: 1 14,219 S.F. (2.6 AC)
IMPERVIOUS AREA: 50,740 S.F. (I 3 AC)
PERVIOUS AREA: 57,473 S.F. (1.3 AC)
LANDSCAPE REQUIREMENTS
TREES REQUIRED.
I PER I .000 S.F. OF MINIMUM 20%
PERMEABLE AREA
22,844/1,000 = 14.2 (I5, FIVE ARE
ALLOWED AS PART OF SCREENING)
SHRUBS REQUIRED -
I PER 1,000 S.F. OF MINUMUM 2O%
PERMEABLE AREA
22,844/1,000 = 22 8 (23)
STREET TREES NOT REQUIRED:
INSTALLATION WILL BE CORDINATED
WITH LEISURE SERVICES DEPARTMENT
PARKING LOT TREES REQUIRED:
ONE PER ISLAND
ONE ISLAND = I TREE
SCREENING REQUIRED:
PER CITY ORDINANCE NO. 2 I -1 I ,
SECTION I.D.2.
THAT SCREENING SHALL BE PROVIDED
ALONG THE WEST PROPERTY LINE OF THE
SENIOR HOUSING PROJECT AND SHALL
CONSIST OF EVERGREEN PLANTINGS, A
MINIMUM OF FOUR(4) FEET IN HEIGHT
AND FIVE (5) FEET Oh /- CENTER AT
INSTALLATION. THE SCREEN SHALL BEGIN
20 FEET FROM THE FRONT PROPERTY
LINE AND EXTEND TO THE REAR OF THE
BUILDING WALL OF THE SENIOR HOUSING
FACILITY. THE SCREEN SHALL ACHIEVE
5O%p OPACITY AND SIX (0) FEET IN HEIGHT
WITHIN THREE GROWING SEASONS.
APPROXIMATELY 159' TO SCREEN
I SW @ 5' O.C. = 32 TREES
- ---I
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Sheets LP I . I , 1.2
CALL IOWA- @ECALL BEFOFE YOU DP
I-BO - 292-e8
CONTACT PERSON:
ERIC SHEPLEY, ASLA
MIDWEST LAWN $ LANDSCAPE
1395 NORTH CENTER POINT RD
HIAWATHA. IA 52233
(P) 319 -739 -0150
(F) 319- 393 -9263
111111 1 =. REP
_
ID 29 a
GRAPHIC SCALE IN FEET
SCALE 1 " =20'
DRAWN BY:
CHECKED BY:
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REVISIONS
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NO. 08229
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EVERGREEN
SHEET TITLE
LANDSCAPE PLAN
LP 1.1
SEINE STAKES TO MAN
IRE EON W HEMP ROPE
1800: 4B W (TON 1- 0i1.1
NAROM000 STAKES OR NHER
APPROVED STAKE MATERIAL
%P '�ROO5F�BF
P UIB NGUV A SOARS �
ram OF RO17T BALL
ALL STAKES SHALL BE BRYAN
Lou K ENE If IL ROOT ML
IF RANT 6 SHIPPED NTH ARMRE BAS(ET AREND
NO
THE FOLD 2004) � MY (8 N) NM NM 140 HOLE
SEEM SOL MIXTURE FR &Y
TEREMR COMPACTED OE& STTSO1
57S755EE--TSSITpOP ppp'EEEI R00T 045IREAi T
N(71ER IN 40ALY 041104 G�OR
PLA(i 8001 B/LL a UIOXCAVATED
O CONIFEROUS TREE PLANTING DETAIL
1 TYPICAL INSTALLATION - 6'6° (2000■) OR LESS
PROPOSED ASSISTED SENIOR LIVING CENTER
LOT 2 -2 OF CEDAR LAKE PLAZA THIRD ADDITION
IN THE CITY OF DUBUQUE, IOWA.
KALE MLR R 4010
HACo-� N AS I
E V R AND I Q ,a
BRANCHES MAY BE PRLNETT REMOVE
TERMINAL BUDS OF BRANCHES
�a
VIER EXTEND O TO THE EDGE OF
°
T[ryKGIET IA 041"�gTDF-ARUAq�NNC�5011Sj
AAT ,'HE1 lO 40 lIFE "RpOpOT BALLLSAA H
Era N MYAICLIOLw,�1EHmok
PLATING 7WSE iLARS R
fI
ALL STAKES SHALL BE ONY£N
DANE N: RIRNIE BD18N7. II_ I
E PUNT IS SIPPED VON YA NRE BASKS AROUND
RE AND BAIL (8 N) BASKET 01504 MR G HOLE
'PLAASSTIC 00040 LL
CALAIAI00D WE OR CABLE
NISI WIRE TO 2a104.
SO H
HARDWOOD STAKES OR R-ER
APPROVED STAKE MATERIAL
DO Iq�MfDMR RIE TOP OE THE ROOT
PAM MARL"'
BS,"'
'N fit
IIFLL'
MtMIS M01>. NIA Ei.
Mt FROM i0P RHAEU OF "�Ti B U
PLACE ROOT ALL ON UNMARKED
O2 DECIDUOUS TREE PLANTING DETAIL
TYPICAL INSTALLATION - 3° (75MM) CALIPER OR LESS
PLANT SCHEDULE (quantities shown are city minmum rec)ulrements, additional material will be provided by owner)
SYMBOL BOTANICAL NAME/ COMMON NAME QUANT
SIZE ROOT REMARKS
DECIDUOUS TREES
Amelanchler laevis 'Cumulus'
(Serviceberry)
Gleditsia trlacanthos var. inermis 'Skyline'
(Skyline Locust)
Malus x ' Adlrondak'
(Adironclak Crabapple)
Ulmus hybrid Elms New Horizon'
(New horizon Elm)
Syringa reticulata 'Ivory Silk'
(Ivory Silk Tree Lilac)
EVERGREEN TREES
•
SHRUBS
0
Thuja occidental's 'holmstrup'
(Holmstup Arborvitae)
Euonymus alatus 'Compactus'
Taxus x media 'Densiformis'
SpIrea Japonica 'Gold Mound
2 I .5" CAL. BB
C 2" CAL. BB
5 I .5" CAL. BB
4 2" CAL. BB
3 I .5" CAL. BB
32 G' min
BB
35 18" min. #3
23 18" min #3
8 12" min #3
Multi -Stem
Nursery Matched
Nursery Matched
Nursery Matched
Nursery Matched
Nursery Matched
PUNT HEIGHT SHALL BE MEASURED
FROM FINNED GRADE TO DE UPPER
MAN BODY OE THE PLANT
SOBS PANNED N (*CUPS SHALL
BE SET SHOW FLAN
1INIIg15 BEDS AS
SHALL APPLY (RALLY 10 BAE-
RROTOOTTSSTOCK & BALLED & 0IMAP
MINDN0 8 E21)110 ER THAN
ALLOW FOR SETTLEMENT
A
OF KT "1'1' BALL!'N1H SOL
�PLG&MH1INGA01 P004 10
EXCAVATE & PI4E PLANING
HD TO 450 Mu I OELP CR
AS SPECIFIED
8
/� PRU CALI Rlpig,I0g0,,ECCTAIN-
Y R�CTIR 40£ THE
PLANT THE S FINER OD
MMfll IN CU/TACI WM N9OIAIB IRU11C
0110 0(0060 OF ROOT B S�MMiR
SHRUB PLANTING DETAIL
TYPICAL INSTALLATION
SPECIFIED SOL MIRE FIRMLY
ACTED TO ELIMINATE MR
TS AM) PREVENT
SETTLEMENT
E PAPPL IPW E
COMPACTED SUBORADE
(CUIV-iZEJ)
ALUMINUM EDGING
TECHNICAL SPECIFICATION:
LANDSCAPE BE EDGING SHALL BE CURV -RITE:
(THICKNESS) INCH THICK ALUMINUM EDGING, (DEPTH)
INCHES DEEP WITH A (FINISH) AS MANUFACTURED BY
CURV -RRE, INC. WAYLAND, ME 1-8000466 -2878. SIXTEEN
(16) FOOT SECTIONS SHALL BE USED WITH (1)
SUBSURFACE STAKE PER (38) INCHES OF EDGING.
EDGING SHALL HAVE A MINIMUM OF (2) INCHES OF
INTERLOCKING OVERLAP BETWEEN SECTIONS. INSTALL
PER MANUFACTURERS SPECIFICATIONS WITH TOP OF
EDGING 1N'TO MD ABOVE COMPACTED FINISH GRADE
FINISH GRADE TO BE COMPACTED ON EITHER SIDE OF
EDGING TO MAINTAIN STABILITY.
THICKNESS DEPTH LENGTH
FINISH
CURV -RITE ALUMINUM EDGING
3603 NORTH MAIN ST.
WAYLAND, MICHIGAN 49348
TOLL FREE: 1-800-366-2878
PHONE: (269) 792 -0044
FAX:(269)792 -8126
WWIV.CUN-DIe.COm
ON TURF SIDE, TOP OF EDGING TO BE NO MORE
THAN 34' ABOVE FINISHED GRADE
BED BOOM
110014001142"
OVERLAP
4
4146
irALUMINUM EDGING
kir
CURV-RITE
Q 116'X3'%6'
(3.2MM X 76MM X 203.21.1M)
1118'04'08'
(3.2MM X 102MM X 2032MM)
Q 118' X 4' X 10
(3.2MM X 102MM X 406MM)
O 118'05.5.016'
(3.21AM X 1401.108 X 406MA0
CI 3N6'X4'X16'
(4MM X 102MM X406MM)
13111105.01016
(4MM X 140MM X 406080)
NATURAL ALUMINUM
BLACK ANODIZED
DECO -BLACK
DECO- BRONZE'
DECO- GREEN'
DECO - BRONZE AND DECO -GREEN IN THIS SIZE
REQUIRE A MIN PURCHASE OF 2400
078-003
COMPACTED SUBGRADE
NOTES:
1. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH MANUFACTURER'S SPEGFICATIONS.
2. DO NOT SCALE DRAWINGS.
3. CONNECTION BETWEEN STRIPS TO UTILIZE MANUFACTURER'S UNIQUE INTERLOCKING SPLICER.
4. CONTRACTORS NOTE FOR PRODUCT AND COMPANY INFORMATION VISIT LAWLCADdelaRxwmMS
REFERENCE NUMBER 078-003
O4
LANDSCAPE BORDER EDGING
SAND SET PAVERS
/-12" ALUMINUM STAKES
PROTECTED BY COPYRIGHT- 11/06/06 078-003
WWA.CADdelails.com
CALL BEFORE YOU DIG
ONE
CALL
TOLL FREE
CALL 1DWA-0BE -CALL BEFC E HCU DO
1- 800 -292-
DRAWN BY:
CHECKED BY:
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