HomeMy WebLinkAbout2024-03-04 I06A Stratford Crossing Phase III_Preliminary Plat AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: March 4, 2024
AGENDA ITEM: Consideration of approval of resolution approving a preliminary plat for
Stratford Crossing Phase III
FORMAT: Resolutions
SYNOPSIS INCLUDING PRO & CON: The applicant is requesting approval of a preliminary plat
for a residential development located north of Hickman Road and west of NW
10th Street, containing approximately 107.67-acres.
The subject area of the preliminary plat includes a total of 33 lots for
residential development. Stratford Crossing Phase II preliminary plat showed
31 lots within Stratford Crossing Plat 13. The only change within Phase III is
the resizing of lots to add two additional lots to Plat 13. No other changes are
proposed.
The lots range from just under 9,000 square feet to over 19,000 square feet.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission
reviewed the preliminary plat at their meeting on February 27, 2024 and
recommended approval:
Item 7: Approval of a Preliminary Plat for Stratford Crossing Phase III
Bill Mettee, Planner, introduced the request for approval of a preliminary plat for a single-family
residential subdivision, as presented by Stratford Crossing, LLC, and represented by Erin Ollendike of
Civil Design Advantage.
The property is generally located north of Hickman Road and west of N. 10th Street containing
approximately 107.67 acres.
The subject property is located within the overall Stratford Crossing neighborhood and was previously
included in a preliminary plat that was approved in 2018. Since 2018, the developer has completed the
first 11 plats of Stratford Crossing. The two remaining plats to record are Stratford Crossing Plats 12
and 13. The proposed preliminary plat for Phase III has modified the Phase II preliminary plat slightly
to reflect the addition of two lots to Stratford Crossing Plat 13.
The preliminary plat identifies a total of 286 lots that are intended for single family residential
development. All lots are zoned R-2 or R-2/PD-1 and comply with the minimum requirements of the
respective zoning districts. All lots have been platted, with the exception of plats 12 and 13. The only
change to this preliminary plat is the addition of two lots to Plat 13. The developer has revised the
original lot sizes to accommodate the addition of two lots. Stratford Crossing plats 12 and 13 are both
zoned standard R-2.
I6A
The preliminary plat identifies extensions of two streets: NW Georgetown Drive and NW Concord
Lane. NW Georgetown Drive is the street applicable to this project. Five-foot-wide sidewalks will be
installed as each lot is developed.
Utilities will be extended to service the proposed plat as part of future public improvements. Sanitary
sewer and public water will be extended to service the individual lots. Storm water detention is being
provided within Outlot X. Outlot X is owned and maintained by the homeowner’s association. All
proposed easements have been indicated on the preliminary plat.
All proposed lots meet the minimum requirements of the Zoning Ordinance, the preliminary plat is in
general conformance with the Subdivision Ordinance, and proposed land use of the property is
consistent with the Comprehensive Plan. Staff recommends approval of the preliminary plat for
Stratford Crossing Phase III subject to remaining staff comments.
Discussion as follows: None
Motion by Commissioner Bankole for approval of a preliminary plat for Stratford Crossing Phase III,
seconded by Commissioner Koelker. Ayes: Streit, Beenken, Koelker, Lohse and Bankole. Nays:
None. Motion carried.
STAFF REVIEW AND COMMENT: All comments have been addressed. Staff recommends
approval of the preliminary plat for Stratford Crossing Phase III
RECOMMENDATION: Approve the resolutions.
ATTACHMENTS: I. Proposed Resolution
II. Staff Report
III. Preliminary Plat
PREPARED BY: Bill Mettee, Planner
REVIEWED BY:
PUBLIC NOTICE INFORMATION –
NAME OF PUBLICATION:
DATE OF PUBLICATION:
THE CITY OF WAUKEE, IOWA
RESOLUTION 2024-
APPROVING THE PRELIMINARY PLAT FOR STRATFORD CROSSING PHASE III
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 Stratford Crossing Phase III on February 27, 2024; AND,
WHEREAS, the Preliminary Plat for Stratford Crossing Phase III 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 4th day of March, 2024 that the Preliminary Plat for Stratford Crossing Phase III be
approved.
____________________________
Courtney Clarke, Mayor
Attest:
___________________________________
Rebecca D. Schuett, City Clerk
RESULTS OF VOTE: AYE NAY ABSENT ABSTAIN
R. Charles Bottenberg
Chris Crone
Rob Grove
Anna Bergman Pierce
Ben Sinclair
PLANNING AND ZONING COMMISSION STAFF REPORT
PROJECT: Stratford Crossing Phase III – Preliminary
Plat
PREPARED BY: Bill Mettee, Planner
REPORT DATE: February 23, 2024
MEETING DATE: February 27, 2024
GENERAL INFORMATION
Applicant: Stratford Crossing, LLC
Owner:
Stratford Crossing, LLC
Owner’s Representative:
Erin Ollendike, P.E. with Civil Design Advantage
Request: The applicant is requesting approval of a preliminary
plat for a single family residential subdivision.
Location and Size: Property is generally located north of Hickman Road
and west of N. 10th Street containing approximately
107.67 acres more or less.
AREA MAP
ABOVE: Aerial of Property identifying the proposed plat (outlined in RED). Area of applicable plat is outlined in BLUE
February 23, 2024
2 of 3
LAND USES AND ZONING
Location Existing Land Use Comprehensive Plan Current Zoning
Property in
Question
Vacant –
Undeveloped
Single Family
Residential
R-2 (One & Two Family Residential)
North Stratford Crossing
Plat 10
Single Family
Residential
R-2 (One & Two Family Residential)
South Stratford Crossing
Plat 11
Single Family
Residential
R-2 (One & Two Family Residential)
East Vacant -
Undeveloped
Single Family
Residential
R-2 (One & Two Family Residential)
West Vacant –
Undeveloped
Single Family
Residential
A-1 (Agricultural District)
HISTORY
The subject property is located within the overall Stratford Crossing neighborhood and was previously included in a
preliminary plat that was approved in 2018. Since 2018, the developer has completed the first 11 plats of Stratford
Crossing. The two remaining plats to record are Stratford Crossing Plats 12 and 13. The proposed preliminary plat for
Phase III has modified the Phase II preliminary plat slightly to reflect the addition of two lots to Stratford Crossing Plat
13.
PROJECT DESCRIPTION
LOTS
The preliminary plat identifies a total of 286 lots that are intended for single family residential development. All lots are
zoned R-2 or R-2 / PD-1 and comply with the minimum requirements of the respective zoning districts. Tables 1 and 2
below summarize the requirements of the R-2 and R-2/PD-1 districts. All lots have been platted with the exception of
Plat 12 and Plat 13. The only change to this preliminary plat is the addition of two lots to Plat 13. The developer has
revised the original lot sizes to accommodate the addition of two lots. Stratford Crossing Plats 12 and 13 are both
zoned standard R-2.
Table 1: R-2 Zoning District Bulk Regulations
Category Standard R-2 (minimum)
Lot Area 8,000 square feet
Lot Width 65 feet
Front Yard Setback 30 feet
Rear Yard Setback 30 feet
Side Yard Setback 15 feet (total)
February 23, 2024
3 of 3
Table 2: R-2/PD-1 Zoning District Bulk Regulations
Category R-2/PD-1 (minimum)
Lot Area 5,300 square feet
Lot Width 40 feet
Front Yard Setback 30 feet
Rear Yard Setback 30 feet
Side Yard Setback 10 feet (total)
STREETS AND TRAIL
The preliminary plat identifies extensions of two streets: NW Georgetown Drive and NW Concord Lane. NW
Georgetown Drive is the street applicable to this project. Five foot wide sidewalks will be installed as each lot is
developed.
UTILITIES
Utilities will be extended to service the proposed plat as part of future public improvements. Sanitary sewer and public
water main will be extended to service the individual lots. Storm water detention is being provided within Outlot X.
Outlot X is owned and maintained by the homeowners association.
EASEMENTS
All proposed easements have been indicated on the preliminary plat.
STAFF RECOMMENDATION
All proposed lots meet the minimum requirements of the Zoning Ordinance, 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 Stratford Crossing Phase III subject to
remaining staff comments.
1 2 3 4 5 6 7 8
9
10
1112
13
14
15
16
17
18
19
20
33
34
36
35
37
38
39
40
41
66
67
68
69
12
0
11
9
75
12
1
12
2
12
3
12
4
12
5
12
6
12
7
12
8
12
9
13
0
13
1
13
2
13
3
13
4
13
5
13
6
13
7
138
139
140
141
142
143
144
145
146
147
148
149
OUTLOT 'Z'
162
161
160
159
158
157
156
155
154
153
152
151
150
163
188
187
186
164
165
166
167
168
169
170
171
172
173
174
175
176
177
178
179
180
181
182
183
184
185
216
217
218
219
220
221
222
223
224
225
226
227
228
229
230231
232
233
234
235
236
237
238
239
240
241
242
243
244
245
246
247
249
250
251
252
253
254
255
256
257
258
259
260
261
262
263
264
265
266
267
268
269
270
271
272
275
276
277
278
280281282
283
284
285 286
OUTLOT 'Y'
OUTLOT 'X'
NW DOUGLAS PARKWAY
N
W
S
T
R
A
T
F
O
R
D
D
R
I
V
E
21
22
23
24
25
26
27
28
29
30
31
32
42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65
70
71
72
73
74
7677787980818283848586878889909192939495969798
11
8
11
7
11
6
11
5
11
4
11
3
11
2
11
1
11
0
10
9
10
8
10
7
10
6
10
5
10
4
10
3
10
2
10
1
10
0
99
189
190
191
192
193
194
195
196
197
198
199
200
201
202
203
204
205
206
207
208
209
210
211
212
213
214
215
NW YORKTOWN DRIVE
NW WILLIAMSBURG LANE
N
W
C
O
N
C
O
R
D
L
A
N
E
N
W
G
E
O
R
G
E
T
O
W
N
D
R
I
V
E
NW BULL RUN COURT
NW
Y
O
R
K
T
O
W
N
D
R
I
V
E
NW
B
R
A
N
D
Y
W
I
N
E
L
A
N
E
NW
B
E
N
N
I
N
G
T
O
N
D
R
I
V
E
248
273
274
279 CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2202.130
ST
R
A
T
F
O
R
D
C
R
O
S
S
I
N
G
P
H
A
S
E
I
I
I
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
13
FI
R
S
T
S
U
B
M
I
T
T
A
L
01
/
2
3
/
2
0
2
4
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
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
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
O
W
A
5
0
3
2
2
SE
C
O
N
D
S
U
B
M
I
T
T
A
L
02
/
1
6
/
2
0
2
4
FI
N
A
L
S
U
B
M
I
T
T
A
L
03
/
0
4
/
2
0
2
4
1
PARKSITE DEDICATION
GENERAL NOTES:
LEGEND:
VICINITY MAP:
PROJECT
NW
1
0
T
H
S
T
R
E
E
T
R
A
C
C
O
O
N
R
I
V
E
R
V
A
L
L
E
Y
T
R
A
I
L
HICKMAN RD / HWY 6
NW
2
0
T
H
S
T
R
E
E
T
280TH PLACE
CITY OF WAUKEE
CORPORATE LIMITS
CITY OF WAUKEE
CORPORATE LIMITS
WAUKEE, IOWA
Stratford Crossing Phase III
PRELIMINARY PLAT FOR:
ENGINEER / SURVEYOR:
DEVELOPER:
DATE OF SURVEY:
LEGAL DESCRIPTION:
ZONING:
DEVELOPMENT SUMMARY:
DEVELOPMENT SCHEDULE:
·
·
·
·
·
·
·
·
BULK REGULATIONS:
‘
OWNER BENCHKMARKS:
PLAT 8
PLAT 9
PLAT 11
PLAT 6
PLAT 12
PLAT 10
PLAT 13
PLAT 7
ADJACENT PROPERTY OWNERS
NW BULL RUN COURT
NW DOUGLAS PARKWAY
N
W
G
E
O
R
G
E
T
O
W
N
D
R
I
V
E
N
W
C
O
N
C
O
R
D
L
A
N
E
231 230 13
14
15
16
17
18
19
20
21
1 2 3 4 5 6 7286
12
11
10
9
8
282
281
280
285
284
283
229
228
227
226
225
224
223
222
221
220
242
241
240
239
238
237
236
235
234
233
232
279
278
277
276
275
274
273
272
271
270
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2202.130
ST
R
A
T
F
O
R
D
C
R
O
S
S
I
N
G
P
H
A
S
E
I
I
I
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
13
FI
R
S
T
S
U
B
M
I
T
T
A
L
01
/
2
3
/
2
0
2
4
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
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
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
O
W
A
5
0
3
2
2
SE
C
O
N
D
S
U
B
M
I
T
T
A
L
02
/
1
6
/
2
0
2
4
FI
N
A
L
S
U
B
M
I
T
T
A
L
03
/
0
4
/
2
0
2
4
2
SHEET INDEX
N
W
G
E
O
R
G
E
T
O
W
N
D
R
I
V
E
N
W
C
O
N
C
O
R
D
L
A
N
E
NW
Y
O
R
K
T
O
W
N
D
R
I
V
E
NW WILLIAMSBURG LANE
NW DOUGLAS PARKWAY
N
W
S
T
R
A
T
F
O
R
D
D
R
I
V
E
NW
S
T
R
A
T
F
O
R
D
D
R
I
V
E
OUTLOT 'X'
5150494748464544434241
33
34
35
36
37
38
39
40
143
142
141
140
139
138
200
201
202
203
204
205
13
14
15
16
17
18
19
20
21
22
23
24
27
28
29
30
31
32
4 5 6 7
12
11
10
9
8
98 97 96 95 94 93 92 9091 89 88
106104103102101100105
99
226
225
224
223
222
221
220
242
241
240
239
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2202.130
ST
R
A
T
F
O
R
D
C
R
O
S
S
I
N
G
P
H
A
S
E
I
I
I
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
13
FI
R
S
T
S
U
B
M
I
T
T
A
L
01
/
2
3
/
2
0
2
4
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
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
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
O
W
A
5
0
3
2
2
SE
C
O
N
D
S
U
B
M
I
T
T
A
L
02
/
1
6
/
2
0
2
4
FI
N
A
L
S
U
B
M
I
T
T
A
L
03
/
0
4
/
2
0
2
4
3
SHEET INDEX
62616059585756
NW WILLIAMSBURG LANE
NW DOUGLAS PARKWAY
NW YORKTOWN DRIVE
N
W
S
T
R
A
T
F
O
R
D
D
R
I
V
E
OUTLOT 'Y'
74
73
72
71
5554535251504947484645444342
137 136 135 134 133 132 131 130 129 128 127 126 125 124 123 122 121 120
143
142
141
140
139
138
200
201
202
203
70
69
68
67
66656463
97 96 95 94 93 92 9091 89 88 87 86 85 84 83 82 81 80 79 78 77 76 75
119118117116115114113112111109108107106104103102101100105110
99
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2202.130
ST
R
A
T
F
O
R
D
C
R
O
S
S
I
N
G
P
H
A
S
E
I
I
I
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
13
FI
R
S
T
S
U
B
M
I
T
T
A
L
01
/
2
3
/
2
0
2
4
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
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
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
O
W
A
5
0
3
2
2
SE
C
O
N
D
S
U
B
M
I
T
T
A
L
02
/
1
6
/
2
0
2
4
FI
N
A
L
S
U
B
M
I
T
T
A
L
03
/
0
4
/
2
0
2
4
4
SHEET INDEX
N
W
G
E
O
R
G
E
T
O
W
N
D
R
I
V
E
N
W
C
O
N
C
O
R
D
L
A
N
E
NW
Y
O
R
K
T
O
W
N
D
R
I
V
E
NW
B
R
A
N
D
Y
W
I
N
E
L
A
N
E
189
190
191
192
193
194
195
196
215
214
213
212
211
210
209
208
197
198
199
200
202
203
204
205
206
207
188
187
164
165
186
185
166
167
184
183
168
169
182
181
170
171
180
179
157
260
259
257
258
256
217
248
216
20
21
22
23
24
25
26
27
28
29
30
31
32
262
261
224
223
222
221
220
219
218
247
246
245
244
243
242
241
240
239
238
237
274
273
272
271
270
269
268
267
266
265
264
263
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2202.130
ST
R
A
T
F
O
R
D
C
R
O
S
S
I
N
G
P
H
A
S
E
I
I
I
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
13
FI
R
S
T
S
U
B
M
I
T
T
A
L
01
/
2
3
/
2
0
2
4
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
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
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
O
W
A
5
0
3
2
2
SE
C
O
N
D
S
U
B
M
I
T
T
A
L
02
/
1
6
/
2
0
2
4
FI
N
A
L
S
U
B
M
I
T
T
A
L
03
/
0
4
/
2
0
2
4
5
SHEET INDEX
NW
B
E
N
N
I
N
G
T
O
N
D
R
I
V
E
N
W
S
T
R
A
T
F
O
R
D
D
R
I
V
E
NW
B
R
A
N
D
Y
W
I
N
E
L
A
N
E
NW
J
A
M
E
S
T
O
W
N
L
A
N
E
NW
B
U
N
K
E
R
H
I
L
L
D
R
I
V
E
N
W
S
T
R
A
T
F
O
R
D
D
R
I
V
E
OUTLOT 'Z'
149
148
147
146
145
144
199
200
175
176
169
170
171
180
179
172
173
178
177
174
158
157
156
155
154
153
152
151
150
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2202.130
ST
R
A
T
F
O
R
D
C
R
O
S
S
I
N
G
P
H
A
S
E
I
I
I
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
13
FI
R
S
T
S
U
B
M
I
T
T
A
L
01
/
2
3
/
2
0
2
4
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
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
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
O
W
A
5
0
3
2
2
SE
C
O
N
D
S
U
B
M
I
T
T
A
L
02
/
1
6
/
2
0
2
4
FI
N
A
L
S
U
B
M
I
T
T
A
L
03
/
0
4
/
2
0
2
4
6
SHEET INDEX
NW
B
E
N
N
I
N
G
T
O
N
D
R
I
V
E
N
W
G
E
O
R
G
E
T
O
W
N
D
R
I
V
E
NW
B
R
A
N
D
Y
W
I
N
E
L
A
N
E
NW
J
A
M
E
S
T
O
W
N
L
A
N
E
NW
B
U
N
K
E
R
H
I
L
L
D
R
I
V
E
N
W
G
E
O
R
G
E
T
O
W
N
D
R
I
V
E
189
190
191
192
215
214
163
188
187
164
165
186
185
166
167
184
183
168
169
182
170
171
162
161
160
159
158
157
156
155
154
153
152
151
150
254
253
252
251
250
249
260
259
257
258
256
255
262
261
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2202.130
ST
R
A
T
F
O
R
D
C
R
O
S
S
I
N
G
P
H
A
S
E
I
I
I
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
13
FI
R
S
T
S
U
B
M
I
T
T
A
L
01
/
2
3
/
2
0
2
4
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
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
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
O
W
A
5
0
3
2
2
SE
C
O
N
D
S
U
B
M
I
T
T
A
L
02
/
1
6
/
2
0
2
4
FI
N
A
L
S
U
B
M
I
T
T
A
L
03
/
0
4
/
2
0
2
4
7
SHEET INDEX
NW BULL RUN COURT
NW DOUGLAS PARKWAY
N
W
G
E
O
R
G
E
T
O
W
N
D
R
I
V
E
N
W
C
O
N
C
O
R
D
L
A
N
E
231 230 13
14
15
16
17
18
19
20
21
1 2 3 4 5 6 7286
12
11
10
9
8
282
281
280
285
284
283
229
228
227
226
225
224
223
222
221
220
242
241
240
239
238
237
236
235
234
233
232
279
278
277
276
275
274
273
272
271
270
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2202.130
ST
R
A
T
F
O
R
D
C
R
O
S
S
I
N
G
P
H
A
S
E
I
I
I
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
13
FI
R
S
T
S
U
B
M
I
T
T
A
L
01
/
2
3
/
2
0
2
4
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
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
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
O
W
A
5
0
3
2
2
SE
C
O
N
D
S
U
B
M
I
T
T
A
L
02
/
1
6
/
2
0
2
4
FI
N
A
L
S
U
B
M
I
T
T
A
L
03
/
0
4
/
2
0
2
4
8
SHEET INDEX
GRADING NOTES:
TYPICAL BACK TO FRONT GRADING
N
W
G
E
O
R
G
E
T
O
W
N
D
R
I
V
E
N
W
C
O
N
C
O
R
D
L
A
N
E
NW
Y
O
R
K
T
O
W
N
D
R
I
V
E
NW WILLIAMSBURG LANE
NW DOUGLAS PARKWAY
N
W
S
T
R
A
T
F
O
R
D
D
R
I
V
E
NW
S
T
R
A
T
F
O
R
D
D
R
I
V
E
OUTLOT 'X'
5150494748464544434241
33
34
35
36
37
38
39
40
143
142
141
140
139
138
200
201
202
203
204
205
13
14
15
16
17
18
19
20
21
22
23
24
27
28
29
30
31
32
4 5 6 7
12
11
10
9
8
98 97 96 95 94 93 92 9091 89 88
106104103102101100105
99
226
225
224
223
222
221
220
242
241
240
239
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2202.130
ST
R
A
T
F
O
R
D
C
R
O
S
S
I
N
G
P
H
A
S
E
I
I
I
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
13
FI
R
S
T
S
U
B
M
I
T
T
A
L
01
/
2
3
/
2
0
2
4
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
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
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
O
W
A
5
0
3
2
2
SE
C
O
N
D
S
U
B
M
I
T
T
A
L
02
/
1
6
/
2
0
2
4
FI
N
A
L
S
U
B
M
I
T
T
A
L
03
/
0
4
/
2
0
2
4
9
SHEET INDEX
GRADING NOTES:
62616059585756
NW WILLIAMSBURG LANE
NW DOUGLAS PARKWAY
NW YORKTOWN DRIVE
N
W
S
T
R
A
T
F
O
R
D
D
R
I
V
E
OUTLOT 'Y'
74
73
72
71
5554535251504947484645444342
137 136 135 134 133 132 131 130 129 128 127 126 125 124 123 122 121 120
143
142
141
140
139
138
200
201
202
203
70
69
68
67
66656463
97 96 95 94 93 92 9091 89 88 87 86 85 84 83 82 81 80 79 78 77 76 75
119118117116115114113112111109108107106104103102101100105110
99
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2202.130
ST
R
A
T
F
O
R
D
C
R
O
S
S
I
N
G
P
H
A
S
E
I
I
I
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
13
FI
R
S
T
S
U
B
M
I
T
T
A
L
01
/
2
3
/
2
0
2
4
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
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
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
O
W
A
5
0
3
2
2
SE
C
O
N
D
S
U
B
M
I
T
T
A
L
02
/
1
6
/
2
0
2
4
FI
N
A
L
S
U
B
M
I
T
T
A
L
03
/
0
4
/
2
0
2
4
10
SHEET INDEX
GRADING NOTES:
N
W
G
E
O
R
G
E
T
O
W
N
D
R
I
V
E
N
W
C
O
N
C
O
R
D
L
A
N
E
NW
Y
O
R
K
T
O
W
N
D
R
I
V
E
NW
B
R
A
N
D
Y
W
I
N
E
L
A
N
E
189
190
191
192
193
194
195
196
215
214
213
212
211
210
209
208
197
198
199
200
202
203
204
205
206
207
188
187
164
165
186
185
166
167
184
183
168
169
182
181
170
171
180
179
157
260
259
257
258
256
217
248
216
20
21
22
23
24
25
26
27
28
29
30
31
32
262
261
224
223
222
221
220
219
218
247
246
245
244
243
242
241
240
239
238
237
274
273
272
271
270
269
268
267
266
265
264
263
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2202.130
ST
R
A
T
F
O
R
D
C
R
O
S
S
I
N
G
P
H
A
S
E
I
I
I
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
13
FI
R
S
T
S
U
B
M
I
T
T
A
L
01
/
2
3
/
2
0
2
4
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
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
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
O
W
A
5
0
3
2
2
SE
C
O
N
D
S
U
B
M
I
T
T
A
L
02
/
1
6
/
2
0
2
4
FI
N
A
L
S
U
B
M
I
T
T
A
L
03
/
0
4
/
2
0
2
4
11
SHEET INDEX
GRADING NOTES:
NW
B
E
N
N
I
N
G
T
O
N
D
R
I
V
E
N
W
S
T
R
A
T
F
O
R
D
D
R
I
V
E
NW
B
R
A
N
D
Y
W
I
N
E
L
A
N
E
NW
J
A
M
E
S
T
O
W
N
L
A
N
E
NW
B
U
N
K
E
R
H
I
L
L
D
R
I
V
E
N
W
S
T
R
A
T
F
O
R
D
D
R
I
V
E
OUTLOT 'Z'
149
148
147
146
145
144
199
175
176
169
170
171
180
179
172
173
178
177
174
158
157
156
155
154
153
152
151
150
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2202.130
ST
R
A
T
F
O
R
D
C
R
O
S
S
I
N
G
P
H
A
S
E
I
I
I
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
13
FI
R
S
T
S
U
B
M
I
T
T
A
L
01
/
2
3
/
2
0
2
4
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
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
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
O
W
A
5
0
3
2
2
SE
C
O
N
D
S
U
B
M
I
T
T
A
L
02
/
1
6
/
2
0
2
4
FI
N
A
L
S
U
B
M
I
T
T
A
L
03
/
0
4
/
2
0
2
4
12
SHEET INDEX
GRADING NOTES:
NW
B
E
N
N
I
N
G
T
O
N
D
R
I
V
E
N
W
G
E
O
R
G
E
T
O
W
N
D
R
I
V
E
NW
B
R
A
N
D
Y
W
I
N
E
L
A
N
E
NW
J
A
M
E
S
T
O
W
N
L
A
N
E
NW
B
U
N
K
E
R
H
I
L
L
D
R
I
V
E
N
W
G
E
O
R
G
E
T
O
W
N
D
R
I
V
E
189
190
191
192
215
214
163
188
187
164
165
186
185
166
167
184
183
168
169
182
170
171
162
161
160
159
158
157
156
155
154
153
152
151
150
254
253
252
251
250
249
260
259
257
258
256
255
262
261
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2202.130
ST
R
A
T
F
O
R
D
C
R
O
S
S
I
N
G
P
H
A
S
E
I
I
I
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
13
FI
R
S
T
S
U
B
M
I
T
T
A
L
01
/
2
3
/
2
0
2
4
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
F
A
X
:
(
5
1
5
)
3
6
9
-
4
4
1
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
O
W
A
5
0
3
2
2
SE
C
O
N
D
S
U
B
M
I
T
T
A
L
02
/
1
6
/
2
0
2
4
FI
N
A
L
S
U
B
M
I
T
T
A
L
03
/
0
4
/
2
0
2
4
13
SHEET INDEX
GRADING NOTES: