HomeMy WebLinkAbout2022-08-15 I06 Painted Woods West Phase 2_Preliminary Plat AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: August 15, 2022
AGENDA ITEM: Consideration of approval of a resolution approving a preliminary plat for
Painted Woods West Phase 2
FORMAT: Resolution
SYNOPSIS INCLUDING PRO & CON: The applicant is requesting approval of a preliminary plat
for a 77.60-acre development for a single-family residential and townhome
residential development located north of Interstate 80 and west of R-22/Ute
Avenue.
The plat identifies 177 lots for single-family residential development. A total
of 59 lots are shown within the area zoned R-2 and the remaining 118 lots are
smaller lots within a planned development district. Two outlots at the
southwest corner of the plat are shown for future townhome residential
development. The plat shows a total of 6.84-acres of land to be dedicate for
public parkland. One outlot is shown to be for storm water detention to be
owned and maintained by the homeowner’s association. All public utilities
will be provided to the proposed single-family lots. Private utilities will serve
the townhome development.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission
reviewed the preliminary plat request at their meeting on August 9, 2022
and recommended approval:
Approval of a Preliminary Plat for Painted Woods West Phase 2
Senior city planner, Melissa DeBoer, introduced the request for approval of a preliminary plat
for a single-family residential development as submitted by the applicant, CMBK LC. The property is
generally located north of Interstate 80 and west of R-22/Ute Avenue, containing approximately 77.60
acres.
Mrs. DeBoer advised that the plat consists of 177 lots zoned for R-2 development, 118 of
which will be affected by the stipulations of a Planned Development Overlay. Landscape buffers will
be required along all lots that abut U Place on the west side of the plat. Two Outlots (Outlots V and W)
are proposed on the plat and are intended for future townhome development. Two Outlots (Outlots X
and Z) are proposed for parkland dedication, and one outlot (outlot Y) is intended for storm water
detention and will be maintained by a homeowner’s association.
Mrs. DeBoer explained that the plat includes several public street extensions, and new street
construction. Those streets that serve the townhome developments will be privately owned and
maintained. Sidewalks will be installed with each new lot development, and a ten-foot-wide trail will
be installed along the north side of Indian Ridge Drive, and an eight-foot-wide trail will be installed
along the south side of Paradise Lane. Public utilities will serve the site and all proposed easements
have been indicated on the preliminary plat.
staff recommends approval for the Painted Woods West Phase 2 subject to remaining staff
comments.
I6
• Commissioner Koshy questioned if the planned development document contains specifications
for vinyl siding and trim. Mrs. DeBoer advised that was correct.
• Commissioner Hoifeldt questioned if there was access to the northern park above the detention
pond. A representative of the applicant, Erin Ollendike, advised that there is access from the
north property, and that there is an access easement on the very northern border of the
development that provides access to the parkland.
• Commissioner Streit clarified that the townhome lots have already been zoned for that use.
Mrs. DeBoer advised that was correct, however there have been no submittals for those lots at
this time.
Commissioner Hoifeldt moved to approve the Preliminary Plat for Painted Woods West Phase 2
subject to remaining staff comments. The motion was seconded by commissioner Streit. Ayes:
Koelker, Hoifeldt, Streit, Inman, Koshy, and Tessau. Nays: none. Motion Carried.
STAFF REVIEW AND COMMENT: Staff recommends approval of the preliminary plat.
RECOMMENDATION: Approve the resolution.
ATTACHMENTS: I. Proposed Resolution
II. Staff Report
III. Preliminary Plat
PREPARED BY: Melissa DeBoer, Senior Planner
REVIEWED BY:
PUBLIC NOTICE INFORMATION –
NAME OF PUBLICATION:
DATE OF PUBLICATION:
THE CITY OF WAUKEE, IOWA
RESOLUTION 2022-
APPROVING THE PAINTED WOODS WEST PHASE 2 PRELIMINARY PLAT
IN THE NAME AND BY THE AUTHORITY OF THE CITY OF WAUKEE, IOWA
WHEREAS, the City of Waukee, Dallas County, State of Iowa, is a duly organized Municipal
Organization; AND,
WHEREAS, the City of Waukee Planning and Zoning Commission reviewed and recommended
approval of a Preliminary Plat for Painted Woods West Phase 2 on August 9, 2022; AND,
WHEREAS, the Preliminary Plat for Painted Woods West Phase 2 is in general conformance
with section §176 - Subdivision Regulations of the Waukee Municipal Code.
NOW THEREFORE BE IT RESOLVED by the City Council of the City of Waukee, Iowa on
this the 15th day of August, 2022 that the Preliminary Plat for Painted Woods West Phase 2 be
approved subject to remaining staff comments.
____________________________
Courtney Clarke, Mayor
Attest:
___________________________________
Rebecca D. Schuett, City Clerk
RESULTS OF VOTE: AYE NAY ABSENT ABSTAIN
Anna Bergman Pierce
R. Charles Bottenberg
Chris Crone
Larry R. Lyon
Ben Sinclair
PLANNING AND ZONING COMMISSION STAFF REPORT
PROJECT: Painted Woods West Phase 2 –
Preliminary Plat
PREPARED BY: Melissa DeBoer, AICP – Senior Planner
REPORT DATE: August 5, 2022
MEETING DATE: August 9, 2022
GENERAL INFORMATION
Owner/Applicant: CMBK LC
Owner’s Representative:
Erin Ollendike, P.E. with Civil Design Advantage
Request: The applicant is requesting approval of a preliminary
plat for a subdivision consisting of single-family
residential and townhome residential development.
Location and Size: Property is generally located north of Interstate 80
and west of R-22/Ute Avenue, containing
approximately 77.60-acres.
AREA MAP
ABOVE: Aerial of Property identifying the proposed plat (outlined in RED).
August 5, 2022
2 of 4
LAND USES AND ZONING
Location Existing Land Use Comprehensive Plan Current Zoning
Property in
Question
Vacant –
Undeveloped
Single-Family
Residential / Open
Space / Medium
Density Residential /
Light Industrial Office
R-2 (One & Two Family Residential
District), R-2 (One & Two Family
Residential District) / PD-1 (Planned
Development Overlay), & R-4 (Row
Dwelling and Townhome District)
North Vacant –
Undeveloped
Single-Family
Residential / Open
Space
R-2 (One & Two Family Residential
District)
South Vacant –
Undeveloped
Medium Density
Residential / Light
Industrial Office
C-1 (Community & Highway Service
Commercial District)
East Painted Woods West
Plats 1 – 4
Single Family
Residential
R-2 (One & Two Family Residential
District)
West Vacant –
Undeveloped
Single-Family
Residential
A-1 (Agricultural District) / Dallas County
HISTORY
The subject property was recently rezoned from A-1 to R-2, R-2/PD-1 and R-4 in March 2022.
PROJECT DESCRIPTION
LOTS
The preliminary plat identifies a total of 177 lots for single-family residential development. A total of 59 lots are shown
within the area zoned R-2. All proposed lots within the R-2 district comply with the standard R-2 district requirements.
The remaining 118 lots are proposed to be smaller lots that are subject to requirements of the Planned Development.
Tables 1 and 2 below summarize the standards for the R-2 and R-2/PD-1 districts. Landscape buffers will be required
along all lots that abut U Place on the west side of the plat.
In addition to the proposed single-family lots, the preliminary plat identifies two outlots (Outlot V and Outlot W) that
are intended for future townhome residential development within the area zoned R-4 along the southwest portion of
the proposed preliminary plat. Outlot V is 8.55-acres in area and Outlot W is 10.85-acres in area.
The preliminary plat also identifies two outlots (Outlot X and Outlot Z) for public parkland to be dedicated to the City
of Waukee. Outlot X is 1.49-acres in area and Outlot Z is 5.35-acres in area. The preliminary plat shows one outlot
(Outlot Y) for storm water detention. Outlot Y is 3.33-acres in area. Outlot Y will be owned and maintained by a
homeowner’s association.
Tables 1 – 3 below summarize the bulk regulations for each of the zoning districts.
August 5, 2022
3 of 4
Table 1: Standard R-2 requirements.
Category Standard R-2 (minimum)
Lot Area 8,000 square feet per
Lot Width 65 feet
Front Yard Setback 30 feet
Rear Yard Setback 30 feet
Side Yard Setback 15 feet (total)
Table 2: Proposed R-2/PD-1 requirements.
Category Standard R-2/PD-1 (minimum)
Lot Area 6,000 square feet per
Lot Width 50 feet
Front Yard Setback 30 feet
Rear Yard Setback 25 feet
Side Yard Setback 10 feet (total)
All proposed lots within the Planned Development Overlay area meet or exceed the minimums proposed for lot width,
area, and depth. In addition to the relaxed bulk regulations, the Planned Development Agreement requires the following
provisions for these lots when developed:
• Minimum two car garage;
• Minimum of 1,100 square feet for a single story home and 1,400 square feet for a two story home;
• Adjacent lots cannot share the same building elevation;
• Minimum of 25% stone, brick, or stucco on the front of the home facing the public street;
• Specific requirements for the use of vinyl siding and trim elements.
• Two (2) trees and two (2) shrubs planted on each lot at the time of individual lot development.
The bulk regulations for the R-4 district are included below in Table 3. Landscape buffers will be required on all sides of
the townhome development.
Table 3: Standard R-4 requirements.
Category Standard R-4 (minimum)
Lot Area 3,500 square feet per unit
Front Yard Setback 30 feet
Rear Yard Setback 30 feet
Side Yard Setback 15 feet
STREETS AND TRAILS
A number of public streets will be provided as part of this development. Extensions of Indian Ridge Drive, Hemlock
Lane, and Chestnut Drive would be included as part of the plat improvements. In addition, multiple new public streets
are shown providing access throughout the plat. The streets shown for the townhome development will be private
streets.
August 5, 2022
4 of 4
A ten-foot-wide trail will be installed along the north side of Indian Ridge Drive with plat improvements to connect to
the existing trail to the east. An eight-foot-wide trail will be installed along the south side of Paradise Lane, the
north/south street that extends throughout the plat. This trail will be installed at time of individual lot development.
Five-foot wide sidewalks will be provided along all other sides of all streets with individual lot development.
UTILITIES
Public utilities will serve all of the proposed single-family lots. Private utilities will serve the townhome development.
Stormwater detention for the single-family lots will be provided in an outlot in the northeast portion of the plat. The
townhome development will provide their own stormwater detention.
EASEMENTS
All proposed easements have been indicated on the preliminary plat. Landscape buffer easements have been indicated
along all lots that abut U Place on the west side of the plat. Landscape buffer easements have also been indicated along
all sides of the future townhome development property.
PARKLAND DEDICATION
Parkland dedication requirements will apply to the project because of its residential nature. The required amount of
parkland is 6.04-acres. The applicant is providing 6.84-acres of parkland between two outlots.
COMPREHENSIVE PLAN
The subject property is classified as Single Family Residential in the Imagine Waukee 2040: Comprehensive Plan. Single
Family Residential is defined as traditional forms of single-family housing with lot sizes ranging from 8,000 square feet to
0.50-acres in area with an average density of 2 to 4 units per acre. The proposed density of the single-family portion of
the project would be approximately 3.05 units per acre. In addition, a variety of lots sizes are proposed. The
development will also provide varying price points for homebuyers. A portion of the property is also identified as
Medium Density Residential, which is defined as a variety of attached side-by-side townhome and row home products
with densities ranging from 4 to 12 units per acre. The proposed density of the townhomes is approximately 9.12 units
per acre.
STAFF RECOMMENDATION
All proposed lots meet the minimum requirements of the Zoning Ordinance and Planned Development, the preliminary
plat is in general conformance with the Subdivision Ordinance, and the proposed land use of the property is consistent
with the Comprehensive Plan. Staff recommends approval of the preliminary plat for Painted Woods West Phase 2
subject to remaining staff comments.
PLAT 5
1 2 3 4 5 6 7 8 9
10
11
12
13
14
15
16
17
18
1920212223242526
3433323130292827
42
43
41 40 39 38 37 36 35
44 45 46 47 48 49
505152535455
56
57
58
59
606162636465666768697071727374757677787980
81 82 83 84 85 86 87 88 89 90
117 116 115 114 113 112 111 110 109 108
91 92 93 94 95 96 97 98 99
107 106 105 104 103 102 101 100
118
119
120
121
122
123
124
125
126
127 128 129 130 131 132 133 134 135 136 137 138 139 140
141
142
143
144
145
146
147
148
149
150
151
152 153 154 155 156 157
177
176
175
174
173
172
171
170
169
168
158
159
160
161
162
163
164
165
166
167
OUTLOT
'V'
OUTLOT
'Y'
OUTLOT
'Z'
OUTLOT
'X'
U PLACE
IN
D
I
A
N
R
I
D
G
E
D
R
I
V
E
BO
U
L
D
E
R
L
A
N
E
CH
E
S
T
N
U
T
D
R
I
V
E
PARADISE LANE
AZALEA DRIVE
MONTROSE DRIVE
STERLING DRIVE
B
L
U
E
B
E
L
L
L
A
N
E
HE
M
L
O
C
K
L
A
N
E
PLAT 6
PLAT 8
PLAT 5PLAT 7
PLAT 9
OUTLOT
'W'
32
8
T
H
P
L
A
C
E
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2109.727
PA
I
N
T
E
D
W
O
O
D
S
W
E
S
T
P
H
A
S
E
2
EN
G
I
N
E
E
R
:
E
K
O
EN
G
I
N
E
E
R
:
G
H
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
9
FI
R
S
T
S
U
B
M
I
T
T
A
L
04
/
1
2
/
2
0
2
2
PR
E
L
I
M
I
N
A
R
Y
P
L
A
T
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
41
2
1
N
W
U
R
B
A
N
D
A
L
E
D
R
I
V
E
UR
B
A
N
D
A
L
E
,
I
A
5
0
3
2
2
SE
C
O
N
D
S
U
B
M
I
T
T
A
L
05
/
0
3
/
2
0
2
2
TH
I
R
D
S
U
B
M
I
T
T
A
L
06
/
1
4
/
2
0
2
2
FO
U
R
T
H
S
U
B
M
I
T
T
A
L
07
/
1
5
/
2
0
2
2
PRELIMINARY PLAT DESCRIPTION
ZONING
ENGINEER / SURVEYOR
DATE OF SURVEYOWNER / APPLICANTVICINITY MAP
WAUKEE, IOWA
LEGEND
WAUKEE, IOWA
PAINTED WOODS WEST PHASE 2PAINTED WOODS WEST PHASE 2
PRELIMINARY PLAT FOR:
PRELIMI
N
A
R
Y
NOT FOR
C
O
N
S
T
R
U
C
T
I
O
N
BENCHMARKS
1
PROJECT
GENERAL NOTES
UTILITY WARNING
DEVELOPMENT SUMMARY
PARKLAND DEDICATION
DEVELOPMENT SCHEDULE
BULK REGULATIONS
‘
138 139127128129130131132133134135136137
126
125
S
8
3
°
4
8
'
0
3
"
W
1
3
2
2
.
9
1
'
N00°17'11"E 1314.26'U PLACE
IN
D
I
A
N
R
I
D
G
E
D
R
I
V
E
PRIVATE STREET PRIVATE STREET
PRIVATE STREET
PRIVATE STREETPRIVATE STREET
PRIVATE STREET
PR
I
V
A
T
E
S
T
R
E
E
T
PR
I
V
A
T
E
S
T
R
E
E
T
PR
I
V
A
T
E
S
T
R
E
E
T
OUTLOT 'V'OUTLOT 'W'
140
141
142
143
144
145
146
147
148
149
150
151
32
8
T
H
PL
A
C
E
2
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2109.727
PA
I
N
T
E
D
W
O
O
D
S
W
E
S
T
P
H
A
S
E
2
EN
G
I
N
E
E
R
:
E
K
O
EN
G
I
N
E
E
R
:
G
H
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
9
FI
R
S
T
S
U
B
M
I
T
T
A
L
04
/
1
2
/
2
0
2
2
PR
E
L
I
M
I
N
A
R
Y
P
L
A
T
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
41
2
1
N
W
U
R
B
A
N
D
A
L
E
D
R
I
V
E
UR
B
A
N
D
A
L
E
,
I
A
5
0
3
2
2
SE
C
O
N
D
S
U
B
M
I
T
T
A
L
05
/
0
3
/
2
0
2
2
TH
I
R
D
S
U
B
M
I
T
T
A
L
06
/
1
4
/
2
0
2
2
FO
U
R
T
H
S
U
B
M
I
T
T
A
L
07
/
1
5
/
2
0
2
2
139
43 44 45 46 47
17
16
15
14
13
12
11
26
27 28
25 24
29 30
23 22
31 32
21 20
33 34
19
42 41 40 39 38 37 36 35
4948
177158
159 176
175160
174161
173162
172163
171164
170165
169166
168167
18
N00°16'56"E 1322.03'
N
8
3
°
5
8
'
0
8
"
E
1
3
2
5
.
5
7
'
BO
U
L
D
E
R
L
A
N
E
MONTROSE DRIVE
STERLING DRIVE
B
L
U
E
B
E
L
L
L
A
N
E
HE
M
L
O
C
K
L
A
N
E
U PLACE
6 7 8 9
10
3 4 5
140
141
142
143
144
145
146
147
148
149
150
151
152
153 154 155 156 157 1 2
3
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2109.727
PA
I
N
T
E
D
W
O
O
D
S
W
E
S
T
P
H
A
S
E
2
EN
G
I
N
E
E
R
:
E
K
O
EN
G
I
N
E
E
R
:
G
H
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
9
FI
R
S
T
S
U
B
M
I
T
T
A
L
04
/
1
2
/
2
0
2
2
PR
E
L
I
M
I
N
A
R
Y
P
L
A
T
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
41
2
1
N
W
U
R
B
A
N
D
A
L
E
D
R
I
V
E
UR
B
A
N
D
A
L
E
,
I
A
5
0
3
2
2
SE
C
O
N
D
S
U
B
M
I
T
T
A
L
05
/
0
3
/
2
0
2
2
TH
I
R
D
S
U
B
M
I
T
T
A
L
06
/
1
4
/
2
0
2
2
FO
U
R
T
H
S
U
B
M
I
T
T
A
L
07
/
1
5
/
2
0
2
2
138 139
107
91 92
106
127
117
81 90
108109
8988
110111
8786
112113
8584
114115
8382
116
128 129 130 131 132 133 134 135 136 137
118
126
125
124
123
122
121
120
119
70 6980797877767574737271
OUTLOT 'Z'
S00°21'56"W 1316.79'
S
8
3
°
4
8
'
0
3
"
W
1
3
2
2
.
9
1
'
CH
E
S
T
N
U
T
D
R
I
V
E
PRIVATE STREETPRIVATE STREET
PR
I
V
A
T
E
S
T
R
E
E
T
IN
D
I
A
N
R
I
D
G
E
D
R
I
V
E
PARADISE LANE
AZALEA DRIVE
140
141
142
143
144
145
4
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2109.727
PA
I
N
T
E
D
W
O
O
D
S
W
E
S
T
P
H
A
S
E
2
EN
G
I
N
E
E
R
:
E
K
O
EN
G
I
N
E
E
R
:
G
H
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
9
FI
R
S
T
S
U
B
M
I
T
T
A
L
04
/
1
2
/
2
0
2
2
PR
E
L
I
M
I
N
A
R
Y
P
L
A
T
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
41
2
1
N
W
U
R
B
A
N
D
A
L
E
D
R
I
V
E
UR
B
A
N
D
A
L
E
,
I
A
5
0
3
2
2
SE
C
O
N
D
S
U
B
M
I
T
T
A
L
05
/
0
3
/
2
0
2
2
TH
I
R
D
S
U
B
M
I
T
T
A
L
06
/
1
4
/
2
0
2
2
FO
U
R
T
H
S
U
B
M
I
T
T
A
L
07
/
1
5
/
2
0
2
2
139
107
91 92
106
59
58
57
56
55105
93 94
104 103
95 96
102 101
97 98
100
99
70 69 68 67 66 65 64 63 62 61
60
43 44 45 46 47
17
16
15
42 41 40 39 38 37 36 35
4948
173162
172163
171164
170165
169166
168167
54 53 52
51
50
18
OUTLOT 'Y'OUTLOT 'X'
S00°20'15"W 1315.95'
N
8
3
°
5
8
'
0
8
"
E
1
3
2
5
.
5
7
'
BO
U
L
D
E
R
L
A
N
E
PARADISE LANE
MONTROSE DRIVE
B
L
U
E
B
E
L
L
L
A
N
E
H
E
M
L
O
C
K
L
A
N
E
AZALEA DRIVE
140
141
142
143
144
145
5
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2109.727
PA
I
N
T
E
D
W
O
O
D
S
W
E
S
T
P
H
A
S
E
2
EN
G
I
N
E
E
R
:
E
K
O
EN
G
I
N
E
E
R
:
G
H
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
9
FI
R
S
T
S
U
B
M
I
T
T
A
L
04
/
1
2
/
2
0
2
2
PR
E
L
I
M
I
N
A
R
Y
P
L
A
T
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
41
2
1
N
W
U
R
B
A
N
D
A
L
E
D
R
I
V
E
UR
B
A
N
D
A
L
E
,
I
A
5
0
3
2
2
SE
C
O
N
D
S
U
B
M
I
T
T
A
L
05
/
0
3
/
2
0
2
2
TH
I
R
D
S
U
B
M
I
T
T
A
L
06
/
1
4
/
2
0
2
2
FO
U
R
T
H
S
U
B
M
I
T
T
A
L
07
/
1
5
/
2
0
2
2
138 139127128129130131132133134135136137
126
125
U PLACE
IN
D
I
A
N
R
I
D
G
E
D
R
I
V
E
PRIVATE STREET PRIVATE STREET
PRIVATE STREET
PRIVATE STREETPRIVATE STREET
PRIVATE STREET
PR
I
V
A
T
E
S
T
R
E
E
T
PR
I
V
A
T
E
S
T
R
E
E
T
PR
I
V
A
T
E
S
T
R
E
E
T
OUTLOT 'V'OUTLOT 'W'
140
141
142
143
144
145
146
147
148
149
150
151
32
8
T
H
PL
A
C
E
6
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2109.727
PA
I
N
T
E
D
W
O
O
D
S
W
E
S
T
P
H
A
S
E
2
EN
G
I
N
E
E
R
:
E
K
O
EN
G
I
N
E
E
R
:
G
H
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
9
FI
R
S
T
S
U
B
M
I
T
T
A
L
04
/
1
2
/
2
0
2
2
PR
E
L
I
M
I
N
A
R
Y
P
L
A
T
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
41
2
1
N
W
U
R
B
A
N
D
A
L
E
D
R
I
V
E
UR
B
A
N
D
A
L
E
,
I
A
5
0
3
2
2
SE
C
O
N
D
S
U
B
M
I
T
T
A
L
05
/
0
3
/
2
0
2
2
TH
I
R
D
S
U
B
M
I
T
T
A
L
06
/
1
4
/
2
0
2
2
FO
U
R
T
H
S
U
B
M
I
T
T
A
L
07
/
1
5
/
2
0
2
2
GRADING NOTES
TYPICAL BACK TO FRONT GRADING
139
43 44 45 46 47
17
16
15
14
13
12
11
26
27 28
25 24
29 30
23 22
31 32
21 20
33 34
19
42 41 40 39 38 37 36 35
4948
177158
159 176
175160
174161
173162
172163
171164
170165
169166
168167
18
BO
U
L
D
E
R
L
A
N
E
MONTROSE DRIVE
STERLING DRIVE
B
L
U
E
B
E
L
L
L
A
N
E
HE
M
L
O
C
K
L
A
N
E
U PLACE
6 7 8 9
10
3 4 5
140
141
142
143
144
145
146
147
148
149
150
151
152
153 154 155 156 157 1 2
7
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2109.727
PA
I
N
T
E
D
W
O
O
D
S
W
E
S
T
P
H
A
S
E
2
EN
G
I
N
E
E
R
:
E
K
O
EN
G
I
N
E
E
R
:
G
H
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
9
FI
R
S
T
S
U
B
M
I
T
T
A
L
04
/
1
2
/
2
0
2
2
PR
E
L
I
M
I
N
A
R
Y
P
L
A
T
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
41
2
1
N
W
U
R
B
A
N
D
A
L
E
D
R
I
V
E
UR
B
A
N
D
A
L
E
,
I
A
5
0
3
2
2
SE
C
O
N
D
S
U
B
M
I
T
T
A
L
05
/
0
3
/
2
0
2
2
TH
I
R
D
S
U
B
M
I
T
T
A
L
06
/
1
4
/
2
0
2
2
FO
U
R
T
H
S
U
B
M
I
T
T
A
L
07
/
1
5
/
2
0
2
2
GRADING NOTES
TYPICAL BACK TO FRONT GRADING
138 139
107
91 92
106
127
117
81 90
108109
8988
110111
8786
112113
8584
114115
8382
116
128 129 130 131 132 133 134 135 136 137
118
126
125
124
123
122
121
120
119
70 6980797877767574737271
OUTLOT 'Z'
CH
E
S
T
N
U
T
D
R
I
V
E
PRIVATE STREETPRIVATE STREET
PR
I
V
A
T
E
S
T
R
E
E
T
IN
D
I
A
N
R
I
D
G
E
D
R
I
V
E
PARADISE LANE
AZALEA DRIVE
140
141
142
143
144
145
8
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2109.727
PA
I
N
T
E
D
W
O
O
D
S
W
E
S
T
P
H
A
S
E
2
EN
G
I
N
E
E
R
:
E
K
O
EN
G
I
N
E
E
R
:
G
H
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
9
FI
R
S
T
S
U
B
M
I
T
T
A
L
04
/
1
2
/
2
0
2
2
PR
E
L
I
M
I
N
A
R
Y
P
L
A
T
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
41
2
1
N
W
U
R
B
A
N
D
A
L
E
D
R
I
V
E
UR
B
A
N
D
A
L
E
,
I
A
5
0
3
2
2
SE
C
O
N
D
S
U
B
M
I
T
T
A
L
05
/
0
3
/
2
0
2
2
TH
I
R
D
S
U
B
M
I
T
T
A
L
06
/
1
4
/
2
0
2
2
FO
U
R
T
H
S
U
B
M
I
T
T
A
L
07
/
1
5
/
2
0
2
2
GRADING NOTES
TYPICAL BACK TO FRONT GRADING
139
107
91 92
106
59
58
57
56
55105
93 94
104 103
95 96
102 101
97 98
100
99
70 69 68 67 66 65 64 63 62 61
60
43 44 45 46 47
17
16
15
42 41 40 39 38 37 36 35
4948
173162
172163
171164
170165
169166
168167
54 53 52
51
50
18
OUTLOT 'Y'OUTLOT 'X'
BO
U
L
D
E
R
L
A
N
E
PARADISE LANE
MONTROSE DRIVE
B
L
U
E
B
E
L
L
L
A
N
E
H
E
M
L
O
C
K
L
A
N
E
AZALEA DRIVE
140
141
142
143
144
145
9
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2109.727
PA
I
N
T
E
D
W
O
O
D
S
W
E
S
T
P
H
A
S
E
2
EN
G
I
N
E
E
R
:
E
K
O
EN
G
I
N
E
E
R
:
G
H
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
9
FI
R
S
T
S
U
B
M
I
T
T
A
L
04
/
1
2
/
2
0
2
2
PR
E
L
I
M
I
N
A
R
Y
P
L
A
T
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
41
2
1
N
W
U
R
B
A
N
D
A
L
E
D
R
I
V
E
UR
B
A
N
D
A
L
E
,
I
A
5
0
3
2
2
SE
C
O
N
D
S
U
B
M
I
T
T
A
L
05
/
0
3
/
2
0
2
2
TH
I
R
D
S
U
B
M
I
T
T
A
L
06
/
1
4
/
2
0
2
2
FO
U
R
T
H
S
U
B
M
I
T
T
A
L
07
/
1
5
/
2
0
2
2
GRADING NOTES
TYPICAL BACK TO FRONT GRADING