HomeMy WebLinkAbout2023-05-01 J12A-D Remington Pointe_Preliminary Plat, CDs AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: May 1, 2023
AGENDA ITEM: Consideration of approval of resolutions approving a preliminary plat and
construction drawings for Remington Pointe
FORMAT: Resolutions
SYNOPSIS INCLUDING PRO & CON: The applicant is requesting approval of a preliminary plat
and construction drawings for a subdivision that includes single-family
residential, townhome residential, multi-family residential and commercial
development located west of U Avenue and south of University Avenue.
The preliminary plat includes a total of 141 lots for single-family residential
development. A total of 118 lots are shown within the area zoned R-2. The
remaining 23 single-family lots are proposed to be smaller lots within the area
zoned R-2 / PD-1. The preliminary plat also shows 42 townhome lots within
the area zoned R-4. One 14.92-acre outlot is shown for multi-family
residential development and seven outlots are shown along University Avenue
for commercial development. Three outlots are shown throughout the plat for
stormwater detention. These outlots will be owned and maintained by a
homeowner’s association. The parkland dedication requirements are planned
to be met with a fee in lieu of land dedication.
The construction drawings include extensions of public utilities and public
streets to serve the proposed plats.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission
reviewed the preliminary plat at their meeting on January 24, 2023 and
recommended approval:
Approval of a Preliminary Plat for Remington Pointe
Planning Coordinator, Melissa DeBoer, introduced the request for approval of a preliminary plat for a
subdivision including residential, townhome, multi-family, and commercial components. The subject
property is generally located south of University Avenue and west of U Avenue, containing
approximately 79.31 acres.
Mrs. DeBoer advised that the plat identifies 141 lots for single-family development, of which 23 will
be affected by a planned development overlay allowing for smaller lot development outside of the
allowed R-2 Zoning District Bulk Regulations. The plat also identifies 42 townhome lots, a multi-
family outlot approximately 14.92 acres in size, and 7 Outlots along University Avenue for future
commercial development. Stormwater detention will be managed within three Outlots (Z, P and Y),
and public utilities will serve the development excluding the townhome development which will have
private extensions. A number of street extensions will be completed as public improvements, and a
ten-foot-wide trail will be installed along the west side of 17th Street and the south side of Werthman
J12A-D
Drive. All proposed easements and required landscape buffer easements have been indicated on the
preliminary plat.
Staff recommends approval of the preliminary plat for Remington Pointe subject to remaining staff
comments.
• Commissioner Hoifeldt questioned if the improvements to University Avenue to be paved in
the future would be a City Project. Community Development Director, Andy Kass, advised
that there is an agreement that the asphalt project costs will be deducted from the
responsibilities of the development at the time of future improvements to University Avenue.
Commissioner Hoifeldt moved to approve the preliminary plat for Remington Pointe subject to any
remaining staff comments. The motion was seconded by Commissioner Koshy. Ayes: Koelker,
Hoifeldt, Streit, Koshy, and Tessau. Nays: none. Motion Carried.
STAFF REVIEW AND COMMENT: Staff recommends approval of the preliminary plat for
Remington Pointe and the construction drawings for Remington Pointe Plats
1, 2, and 3 subject to remaining staff comments.
RECOMMENDATION: Approve the resolutions.
ATTACHMENTS: I. Proposed Resolutions
II. Staff Report
III. Preliminary Plat
PREPARED BY: Melissa DeBoer, Planning Coordinator
REVIEWED BY:
PUBLIC NOTICE INFORMATION –
NAME OF PUBLICATION:
DATE OF PUBLICATION:
THE CITY OF WAUKEE, IOWA
RESOLUTION 2023-
APPROVING THE PRELIMINARY PLAT FOR REMINGTON POINTE
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 Remington Pointe on January 24, 2023; AND,
WHEREAS, the Preliminary Plat for Remington Pointe 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 1st day of May, 2023 that the Preliminary Plat for Remington Pointe 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
THE CITY OF WAUKEE, IOWA
RESOLUTION 2023-
APPROVING THE CONSTRUCTION DRAWINGS FOR
REMINGTON POINTE PLAT 1
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, construction drawings have been submitted to the City for Remington Pointe Plat
1; AND,
WHEREAS, the construction drawings have been reviewed by the City Engineer and City staff,
and are found to be in general conformance with section §177 – Subdivision Regulations –
Design Standards of the Waukee Municipal Code.
NOW THEREFORE BE IT RESOLVED by the City Council of the City of Waukee, Iowa on
this 1st day of May, 2023 that the Construction Drawings for Remington Pointe Plat 1 be
approved.
____________________________
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
THE CITY OF WAUKEE, IOWA
RESOLUTION 2023-
APPROVING THE CONSTRUCTION DRAWINGS FOR
REMINGTON POINTE PLAT 2
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, construction drawings have been submitted to the City for Remington Pointe Plat
2; AND,
WHEREAS, the construction drawings have been reviewed by the City Engineer and City staff,
and are found to be in general conformance with section §177 – Subdivision Regulations –
Design Standards of the Waukee Municipal Code.
NOW THEREFORE BE IT RESOLVED by the City Council of the City of Waukee, Iowa on
this 1st day of May, 2023 that the Construction Drawings for Remington Pointe Plat 2 be
approved.
____________________________
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
THE CITY OF WAUKEE, IOWA
RESOLUTION 2023-
APPROVING THE CONSTRUCTION DRAWINGS FOR
REMINGTON POINTE PLAT 3
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, construction drawings have been submitted to the City for Remington Pointe Plat
3; AND,
WHEREAS, the construction drawings have been reviewed by the City Engineer and City staff,
and are found to be in general conformance with section §177 – Subdivision Regulations –
Design Standards of the Waukee Municipal Code.
NOW THEREFORE BE IT RESOLVED by the City Council of the City of Waukee, Iowa on
this 1st day of May, 2023 that the Construction Drawings for Remington Pointe Plat 3 be
approved.
____________________________
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: Remington Pointe – Preliminary Plat PREPARED BY: Melissa DeBoer, AICP – Planning
Coordinator
REPORT DATE: January 20, 2023
MEETING DATE: January 24, 2023
GENERAL INFORMATION
Owner: Phillips-Hamilton, Inc
Applicant:
Landmark Development Services
Owner’s Representative:
Erin Ollendike, P.E. with Civil Design Advantage
Request: The applicant is requesting approval of a preliminary
plat for a subdivision that includes single-family
residential, townhome residential, multi-family
residential and commercial development.
Location and Size: Property is generally located south of University
Avenue and west of U Avenue, containing
approximately 79.31-acres.
AREA MAP
ABOVE: Aerial of Property identifying the proposed plat (outlined in RED).
January 20, 2023
2 of 4
LAND USES AND ZONING
Location Existing Land Use Comprehensive Plan Current Zoning
Property in
Question
Vacant –
Undeveloped
Single Family
Residential, Medium
Density Residential,
High Density
Residential, & Mixed
Use
R-2 (One & Two Family Residential), R-2 /
PD-1 (One & Two Family Residential with
a Planned Development Overlay), R-4
(Row Dwelling and Townhome Dwelling
District), R-3 (Multi-Family Residential
District), and C-1 (Community and
Highway Service Commercial District)
North Prairie Village
Neighborhood
Single Family
Residential, Medium
Density Residential,
High Density
Residential, & Mixed
Use
R-2 (One & Two Family Residential
District) & R-4 (Row Dwelling &
Townhome District)
South Vacant –
Undeveloped
Single Family
Residential & Medium
Density Residential
A-1 (Agricultural District)
East Vacant –
Undeveloped
(Future Civic
Campus)
Institutional N/A (Dallas County)
West Vacant –
Undeveloped
Single Family
Residential
N/A (Dallas County)
HISTORY
The property was annexed into the City of Waukee in early 2022. The property was rezoned in November 2022.
PROJECT DESCRIPTION
LOTS
The preliminary plat identifies a total of 141 lots for single-family residential development. A total of 118 lots are shown
within the area proposed to be zoned R-2. All proposed lots within the R-2 district comply with the standard R-2
district requirements (summarized in Table 1 below). The remaining 23 lots are proposed to be smaller single-family lots
that are subject to requirements of the Planned Development (summarized in Table 2 below). The preliminary plat
identifies 42 townhome lots. Outlot N is the multi-family portion of the development and is 14.92-acres in area. Seven
outlots are identified along University Ave for future commercial development.
The preliminary plat identifies a total of three outlots for stormwater detention (Outlots Z, P and Y). These outlots will
all be owned and maintained by a homeowner’s association.
Several landscape buffers will be provided between the different zoning districts and along University Avenue, 17th Street
and 11th Street.
January 20, 2023
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: R-2/PD-1 requirements.
Category R-2/PD-1 (minimum)
Lot Area 6,000 square feet per
Lot Width 55 feet
Front Yard Setback 30 feet
Rear Yard Setback 30 feet
Side Yard Setback 10 feet (total)
All proposed lots within the Planned Development Overlay area meet or exceed the minimums 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 (Royal Crest Double 4-inch or acceptable equivalent)
• Two (2) trees and two (2) shrubs planted on each lot at the time of individual lot development.
STREETS AND TRAILS
A number of public streets will be provided as part of this development. An extension of 17th Street will be included as
part of plat improvements. In addition, multiple new public streets are shown providing access throughout the plat.
Sunnyside Drive is shown as a private street providing access to the townhome lots and the back of the commercial lots.
In addition, improvements will be made to University Avenue and 11th Street that include an HMA asphalt overlay.
Ten-foot-wide trails will be installed along the west side of 17th Street and the south side of Werthman Drive. Five-foot
wide sidewalks will be provided along all other sides of all streets with individual lot development.
UTILITIES
Public utilities will be provided to this development. Private utilities will serve the townhome development. Stormwater
detention will be provided with three outlots located throughout the plat. These will all be owned and maintained by a
homeowner’s association.
EASEMENTS
All proposed easements have been indicated on the preliminary plat. Landscape buffer easements have been indicated
between the different zoning districts and along University Avenue, 17th Street and 11th Street.
January 20, 2023
4 of 4
PARKLAND DEDICATION
Parkland dedication requirements will apply to the project because of its residential nature. The required amount of
parkland is 6.41-acres. The applicant plans to provide this with a fee in lieu of land dedication.
COMPREHENSIVE PLAN
The subject property is classified as Single Family Residential, Medium Density Residential, High Density Residential, and
Mixed Use 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. Medium Density Residential is defined as attached side-by-side townhome and rowhome products with
densities ranging from 4 to 12 units per acre. High Density Residential is defined as vertically stacked housing in various
forms with densities greater than 12 units per acre. Mixed-Use is defined as a mixture of office, retail, or residential land uses
in areas along key transportation corridors and between key nodes.
The proposed density of the single-family portion of project would be approximately 3.16 units per acre. The proposed
density of the R-4 area is 5.85 units per acre. Both proposed densities are consistent with the ranges identified in the
Comprehensive Plan. The area proposed for R-3 zoning is consistent with the classification by allowing density greater than
12 units per acre. The area proposed for C-1 zoning is consistent with the Mixed-Use classification by providing commercial
and retail opportunities along a major transportation corridor.
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 Remington Pointe subject to
remaining staff comments.
67
109 108 107 106 105 104 103 102 101 100 99 98 97 96 95 94 93 92 91 90 89 88 87
36
114
PRAIRIE CLOVER PLACE
113
86
37
38
39
112
111
110
WERTHMAN DRIVE
UNIVERSITY AVE
1
OU
T
L
O
T
'
W
'
OU
T
L
O
T
'
V
'
OU
T
L
O
T
'
S
'
OU
T
L
O
T
'
R
'
OU
T
L
O
T
'
Y
'
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47
48
49
50
51
52
53545556575859606162636465666768697071727374757677787980
81
82
83
84 85 86 87 88 89 90 91 92 93 94 95 96 97 98 99 100 101 102 103 104 105 106 107 108 109
110111112113114115116117118119120121122123124125126127128129130131132133134135136137138139140141
14
2
A
14
3
A
14
4
A
14
5
A
14
6
A
14
7
A
14
8
A
14
9
A
15
0
A
15
1
A
15
2
A
15
3
A
15
4
A
15
5
A
15
6
A
15
7
A
15
8
A
15
9
A
16
0
A
16
1
A
16
2
A
14
3
B
14
4
B
14
5
B
14
6
B
14
7
B
14
8
B
14
9
B
15
0
B
15
1
B
15
2
B
15
3
B
15
4
B
15
5
B
15
6
B
15
7
B
15
8
B
15
9
B
16
0
B
16
1
B
16
2
B
ME
R
C
E
R
W
A
Y
11
T
H
S
T
R
E
E
T
17
T
H
S
T
R
E
E
T
BLOOMFIELD DRIVE
OUTLOT 'P'
OUTLOT 'N'
CO
U
N
T
R
Y
S
I
D
E
W
A
Y
14
2
B
SUNNYSIDE DRIVE
OU
T
L
O
T
'
T
'
OU
T
L
O
T
'
U
'
OU
T
L
O
T
'
Q
'
OU
T
L
O
T
'
Z
'
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2111.893
RE
M
I
N
G
T
O
N
P
O
I
N
T
E
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
10
PR
E
L
I
M
I
N
A
R
Y
P
L
A
T
FI
R
S
T
S
U
B
M
I
T
T
A
L
11
/
0
8
/
2
0
2
2
EN
G
I
N
E
E
R
:
E
K
O
EN
G
I
N
E
E
R
:
G
H
/
J
W
M
T
E
C
H
:
M
S
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
12
/
1
3
/
2
0
2
2
TH
I
R
D
S
U
B
M
I
T
T
A
L
01
/
0
3
/
2
0
2
3
FO
U
R
T
H
S
U
B
M
I
T
T
A
L
01
/
1
7
/
2
0
2
3
FI
F
T
H
S
U
B
M
I
T
T
A
L
03
/
3
0
/
2
0
2
3
1
VICINITY MAP:
WAUKEE, IA
remington pointe
WAUKEE, IOWA
PRELIMINARY PLAT FOR:
remington pointe
UT
E
A
V
E
N
U
E
UNIVERSITY AVE
HICKMAN ROAD
CITY OF WAUKEE
CORPORATE LIMITS
PROJECT
OWNER ZONING
DEVELOPMENT SUMMARY
ENGINEER / SURVEYOR:
DATE OF SURVEY:
BULK REGULATIONS:
BENCH MARK:
PARKLAND DEDICATION
UTILITY WARNING:
‘
‘
DEVELOPER
LEGEND:
PRELIMI
N
A
R
Y
NOT FOR
C
O
N
S
T
R
U
C
T
I
O
N
GENERAL NOTES
LEGAL DESCRIPTION
“”“”“”
DEVELOPMENT SCHEDULE
PLAT 1
PLAT 2
PLAT 3PLAT 6
PLAT 5
PLAT 4
83
989796959493929190898887868584
10
11
141
140 139 138 137 136 135 134 133 132 131 130 129 128 127 126
9
OUTLOT 'W'OUTLOT 'V'OUTLOT 'U'OUTLOT 'T'OUTLOT 'S'OUTLOT 'R'OUTLOT 'Q'
OUTLOT 'Z'
7
8
5
4
3
2
1
6
OUTLOT 'P'
156A 155B 155A 154B 154A 153B 153A159B159A158B158A157B157A156B
162B
162A 161B 161A 160B 160A
148A 150B148B149A149B150A 151B151A 152A 152B
145A 146B145B146A 147A 147B
143A
144A143B 144B
142A
142B
WERTHMAN DRIVE
UNIVERSITY AVE
CO
U
N
T
R
Y
S
I
D
E
W
A
Y
SUNNYSIDE DRIVE
17
T
H
S
T
R
E
E
T
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2111.893
RE
M
I
N
G
T
O
N
P
O
I
N
T
E
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
10
PR
E
L
I
M
I
N
A
R
Y
P
L
A
T
FI
R
S
T
S
U
B
M
I
T
T
A
L
11
/
0
8
/
2
0
2
2
EN
G
I
N
E
E
R
:
E
K
O
EN
G
I
N
E
E
R
:
G
H
/
J
W
M
T
E
C
H
:
M
S
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
12
/
1
3
/
2
0
2
2
TH
I
R
D
S
U
B
M
I
T
T
A
L
01
/
0
3
/
2
0
2
3
FO
U
R
T
H
S
U
B
M
I
T
T
A
L
01
/
1
7
/
2
0
2
3
FI
F
T
H
S
U
B
M
I
T
T
A
L
03
/
3
0
/
2
0
2
3
2
109 108 107 106 105 104 103 102 101 100 99 98 97 96 95 94 93 92 91 90 89 88 87 86
39
110
9897
125 124 123 122 121 120 119 118 117 116 115 114 113 112 111 110
126
OUTLOT 'Q'
OUTLOT 'N'
OUTLOT 'P'
WERTHMAN DRIVE
UNIVERSITY AVE
11
T
H
S
T
R
E
E
T
17
T
H
S
T
R
E
E
T
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2111.893
RE
M
I
N
G
T
O
N
P
O
I
N
T
E
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
10
PR
E
L
I
M
I
N
A
R
Y
P
L
A
T
FI
R
S
T
S
U
B
M
I
T
T
A
L
11
/
0
8
/
2
0
2
2
EN
G
I
N
E
E
R
:
E
K
O
EN
G
I
N
E
E
R
:
G
H
/
J
W
M
T
E
C
H
:
M
S
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
12
/
1
3
/
2
0
2
2
TH
I
R
D
S
U
B
M
I
T
T
A
L
01
/
0
3
/
2
0
2
3
FO
U
R
T
H
S
U
B
M
I
T
T
A
L
01
/
1
7
/
2
0
2
3
FI
F
T
H
S
U
B
M
I
T
T
A
L
03
/
3
0
/
2
0
2
3
3
111 110
UNIVERSITY AVE
11
T
H
S
T
R
E
E
T
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2111.893
RE
M
I
N
G
T
O
N
P
O
I
N
T
E
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
10
PR
E
L
I
M
I
N
A
R
Y
P
L
A
T
FI
R
S
T
S
U
B
M
I
T
T
A
L
11
/
0
8
/
2
0
2
2
EN
G
I
N
E
E
R
:
E
K
O
EN
G
I
N
E
E
R
:
G
H
/
J
W
M
T
E
C
H
:
M
S
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
12
/
1
3
/
2
0
2
2
TH
I
R
D
S
U
B
M
I
T
T
A
L
01
/
0
3
/
2
0
2
3
FO
U
R
T
H
S
U
B
M
I
T
T
A
L
01
/
1
7
/
2
0
2
3
FI
F
T
H
S
U
B
M
I
T
T
A
L
03
/
3
0
/
2
0
2
3
4
83
82
81
80
79 78 77 76 75 74 73 72 71 70 69 68 67 66 65 64
989796959493929190898887868584
10
11
12
13
14
15
16
17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35
141
140 139 138 137 136 135 134 133 132 131 130 129 128 127 126
9
7
8
5
6
OUTLOT 'P'
156A 155B 155A 154B 154A 153B 153A159B159A158B158A157B157A156B
162B
162A 161B 161A 160B 160A
148A 150B148B149A149B150A 151B151A 152A 152B
145A 146B145B146A 147A 147B
143A
144A143B 144B
142A
142B
1
7
T
H
S
T
R
E
E
T
WERTHMAN DRIVE
BLOOMFIELD DRIVE
CO
U
N
T
R
Y
S
I
D
E
W
A
Y
CO
U
N
T
R
Y
S
I
D
E
W
A
Y
SUNNYSIDE DRIVE
17
T
H
S
T
R
E
E
T
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2111.893
RE
M
I
N
G
T
O
N
P
O
I
N
T
E
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
10
PR
E
L
I
M
I
N
A
R
Y
P
L
A
T
FI
R
S
T
S
U
B
M
I
T
T
A
L
11
/
0
8
/
2
0
2
2
EN
G
I
N
E
E
R
:
E
K
O
EN
G
I
N
E
E
R
:
G
H
/
J
W
M
T
E
C
H
:
M
S
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
12
/
1
3
/
2
0
2
2
TH
I
R
D
S
U
B
M
I
T
T
A
L
01
/
0
3
/
2
0
2
3
FO
U
R
T
H
S
U
B
M
I
T
T
A
L
01
/
1
7
/
2
0
2
3
FI
F
T
H
S
U
B
M
I
T
T
A
L
03
/
3
0
/
2
0
2
3
5
36 37 38 39 40 41 42
99 100 101 102 103 104 105 106 107
575859606162636564
9897
33 34 35
125 124 123 122 121 120 119 118 117 116 115 114 113 112 111 110
126
OUTLOT 'Y'
52
51
50
49
48
47
108 109
53545556
46454443
OUTLOT 'P'
ME
R
C
E
R
W
A
Y
WERTHMAN DRIVE
1
7
T
H
S
T
R
E
E
T
BLOOMFIELD DRIVE
11
T
H
S
T
R
E
E
T
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2111.893
RE
M
I
N
G
T
O
N
P
O
I
N
T
E
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
10
PR
E
L
I
M
I
N
A
R
Y
P
L
A
T
FI
R
S
T
S
U
B
M
I
T
T
A
L
11
/
0
8
/
2
0
2
2
EN
G
I
N
E
E
R
:
E
K
O
EN
G
I
N
E
E
R
:
G
H
/
J
W
M
T
E
C
H
:
M
S
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
12
/
1
3
/
2
0
2
2
TH
I
R
D
S
U
B
M
I
T
T
A
L
01
/
0
3
/
2
0
2
3
FO
U
R
T
H
S
U
B
M
I
T
T
A
L
01
/
1
7
/
2
0
2
3
FI
F
T
H
S
U
B
M
I
T
T
A
L
03
/
3
0
/
2
0
2
3
6
83
82
81
989796959493929190898887868584
10
11
12
13
141
140 139 138 137 136 135 134 133 132 131 130 129 128 127 126
9
OUTLOT 'W'OUTLOT 'V'OUTLOT 'U'OUTLOT 'T'OUTLOT 'S'OUTLOT 'R'OUTLOT 'Q'
OUTLOT 'Z'
7
8
5
4
3
2
1
6
OUTLOT 'P'
156A 155B 155A 154B 154A 153B 153A159B159A158B158A157B157A156B
162B
162A 161B 161A 160B 160A
148A 150B148B149A149B150A 151B151A 152A 152B
145A 146B145B146A 147A 147B
143A
144A143B 144B
142A
142B
1
7
T
H
S
T
R
E
E
T
WERTHMAN DRIVE
CO
U
N
T
R
Y
S
I
D
E
W
A
Y
UNIVERSITY AVE
CO
U
N
T
R
Y
S
I
D
E
W
A
Y
SUNNYSIDE DRIVE
17
T
H
S
T
R
E
E
T
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2111.893
RE
M
I
N
G
T
O
N
P
O
I
N
T
E
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
10
PR
E
L
I
M
I
N
A
R
Y
P
L
A
T
FI
R
S
T
S
U
B
M
I
T
T
A
L
11
/
0
8
/
2
0
2
2
EN
G
I
N
E
E
R
:
E
K
O
EN
G
I
N
E
E
R
:
G
H
/
J
W
M
T
E
C
H
:
M
S
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
12
/
1
3
/
2
0
2
2
TH
I
R
D
S
U
B
M
I
T
T
A
L
01
/
0
3
/
2
0
2
3
FO
U
R
T
H
S
U
B
M
I
T
T
A
L
01
/
1
7
/
2
0
2
3
FI
F
T
H
S
U
B
M
I
T
T
A
L
03
/
3
0
/
2
0
2
3
7
99 100 101 102 103 104 105 106 107
9897
125 124 123 122 121 120 119 118 117 116 115 114 113 112 111 110
127 126
OUTLOT 'Q'
OUTLOT 'N'
52
OUTLOT 'P'
WERTHMAN DRIVE
UNIVERSITY AVE
11
T
H
S
T
R
E
E
T
11
T
H
S
T
R
E
E
T
17
T
H
S
T
R
E
E
T
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2111.893
RE
M
I
N
G
T
O
N
P
O
I
N
T
E
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
10
PR
E
L
I
M
I
N
A
R
Y
P
L
A
T
FI
R
S
T
S
U
B
M
I
T
T
A
L
11
/
0
8
/
2
0
2
2
EN
G
I
N
E
E
R
:
E
K
O
EN
G
I
N
E
E
R
:
G
H
/
J
W
M
T
E
C
H
:
M
S
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
12
/
1
3
/
2
0
2
2
TH
I
R
D
S
U
B
M
I
T
T
A
L
01
/
0
3
/
2
0
2
3
FO
U
R
T
H
S
U
B
M
I
T
T
A
L
01
/
1
7
/
2
0
2
3
FI
F
T
H
S
U
B
M
I
T
T
A
L
03
/
3
0
/
2
0
2
3
8
83
82
81
80
79 78 77 76 75 74 73 72 71 70 69 68 67 66 65 64
989796959493929190898887868584
10
11
12
13
14
15
16
17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35
141
140 139 138 137 136 135 134 133 132 131 130 129 128 127 126
9
7
8
5
6
OUTLOT 'P'
156A 155B 155A 154B 154A 153B 153A159B159A158B158A157B157A156B
162B
162A 161B 161A 160B 160A
148A 150B148B149A149B150A 151B151A 152A 152B
145A 146B145B146A 147A 147B
143A
144A143B 144B
142A
142B
WERTHMAN DRIVE
BLOOMFIELD DRIVE
CO
U
N
T
R
Y
S
I
D
E
W
A
Y
CO
U
N
T
R
Y
S
I
D
E
W
A
Y
SUNNYSIDE DRIVE
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2111.893
RE
M
I
N
G
T
O
N
P
O
I
N
T
E
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
10
PR
E
L
I
M
I
N
A
R
Y
P
L
A
T
FI
R
S
T
S
U
B
M
I
T
T
A
L
11
/
0
8
/
2
0
2
2
EN
G
I
N
E
E
R
:
E
K
O
EN
G
I
N
E
E
R
:
G
H
/
J
W
M
T
E
C
H
:
M
S
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
12
/
1
3
/
2
0
2
2
TH
I
R
D
S
U
B
M
I
T
T
A
L
01
/
0
3
/
2
0
2
3
FO
U
R
T
H
S
U
B
M
I
T
T
A
L
01
/
1
7
/
2
0
2
3
FI
F
T
H
S
U
B
M
I
T
T
A
L
03
/
3
0
/
2
0
2
3
9
36 37 38 39 40 41 42
99 100 101 102 103 104 105 106 107
575859606162636564
9897
33 34 35
125 124 123 122 121 120 119 118 117 116 115 114 113 112 111 110
126
OUTLOT 'Y'
52
51
50
49
48
47
108 109
53545556
46454443
OUTLOT 'P'
ME
R
C
E
R
W
A
Y
WERTHMAN DRIVE
1
7
T
H
S
T
R
E
E
T
BLOOMFIELD DRIVE
11
T
H
S
T
R
E
E
T
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2111.893
RE
M
I
N
G
T
O
N
P
O
I
N
T
E
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
10
PR
E
L
I
M
I
N
A
R
Y
P
L
A
T
FI
R
S
T
S
U
B
M
I
T
T
A
L
11
/
0
8
/
2
0
2
2
EN
G
I
N
E
E
R
:
E
K
O
EN
G
I
N
E
E
R
:
G
H
/
J
W
M
T
E
C
H
:
M
S
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
12
/
1
3
/
2
0
2
2
TH
I
R
D
S
U
B
M
I
T
T
A
L
01
/
0
3
/
2
0
2
3
FO
U
R
T
H
S
U
B
M
I
T
T
A
L
01
/
1
7
/
2
0
2
3
FI
F
T
H
S
U
B
M
I
T
T
A
L
03
/
3
0
/
2
0
2
3
10