HomeMy WebLinkAbout2024-12-02 I06 Trailridge Creek_Preliminary Plat AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: December 2, 2024
AGENDA ITEM: Consideration of approval of resolution approving a preliminary plat for
Trailridge Creek
FORMAT: Resolution
SYNOPSIS INCLUDING PRO & CON: The applicant is requesting approval of a preliminary plat
for a subdivision consisting of single-family residential and multi-family
residential development, located north of NW Douglas Parkway and west of
NW 10th Street, containing 49.03-acres.
The preliminary plat includes a total of 144 single family lots and an outlot for
future multi-family residential development. All single-family lots are
included in a planned development overlay.
Several new public streets will be provided as part of this development.
Extensions of NW Sproul Drive and NW Rolland Road will be included. A
ten-foot wide trail will be provided along the west side of NW Sproul Drive.
Five-foot wide sidewalks will be provided along all other sides of all streets.
All lots will be serviced with public utilities. Stormwater detention will be
provided within the floodplain/greenway area that runs from the northwest to
the southeast corner of the site.
This plat is required to provide 4.73-acres of parkland, the developer has
deeded over 7.26-acres for parkland dedication with the City of Waukee’s
purchase agreement for the greenbelt parcel.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission
reviewed the preliminary plat at their meeting on November 26, 2024 and
recommended approval:
Approval of a Preliminary Plat for Trailridge Creek
Melissa DeBoer, Planning Coordinator, introduced the request for approval of a preliminary plat for a
subdivision consisting of single-family residential and multi-family residential. The property is
generally located north of NW Douglas Parkway and west of NW 10th Street, containing
approximately 49.03-acres. The property was recently rezoned from A-1 to R-2/PD-1 and R-3.
The preliminary plat identifies a total of 144 single-family lots and an outlot for future multi-family
residential development. The single-family lots range in size from 8,050 square feet to 15,222 square
feet. All single-family lots are included in a planned development overlay. The multi-family outlot is
subject to the standard R-3 requirements.
I6
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 when developed: Minimum two car
garage, adjacent lots cannot share the same building elevation, minimum of 25% brick, stone, and/or
stucco on the front street facing elevation, vinyl siding utilizing Royal Crest Double 4-inch (102mm)
Traditional Profile or reasonable equivalent, and two trees and two shrubs planted on each lot at the
time of lot development.
Several new public streets will be provided as part of this development. Extensions of NW Sproul
Drive and NW Rolland Road will be included. A ten-foot-wide trail will be provided along the west
side of NW Sproul Drive. Five-foot-wide sidewalks will be provided along all other streets.
Public utilities will serve the proposed lots. Extensions will be provided from the existing water and
sanitary sewer mains located along both NW 10th Street and NW Sproul Drive. Stormwater detention
will be provided within the floodplain/greenway area that runs from the northwest to the southeast
corner of the site. The greenway area is owned by the City of Waukee.
All proposed easements have been indicated on the preliminary plat. Landscape buffer easements
have been indicated along the north and west sides of Outlot Z and along the east side of Lot 67,
adjacent to NW 10th Street.
Parkland dedication requirements apply to the project due to its residential nature. The required
amount of parkland is 4.73-acres based on the proposed number of lots shown and allowable
maximum density for the R-3 area. The developer has deeded over 7.26-acres for parkland dedication
with the City of Waukee’s purchase agreement for the greenbelt parcel.
The subject property is classified as Single Family Residential and Open Space 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 3.63 units per acre. Although R-3 (Multi-Family Residential) is not consistent with the
Comprehensive Plan, staff is comfortable with what is proposed as it will provide a variety of housing
options for that area.
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
Trailridge Creek, subject to remaining staff comments.
Discussion as follows:
• General discussion of street construction and topography; Andy verified a culvert would be
constructed for the street
Motion by Commissioner Bankole for approval of a preliminary plat for Trailridge Creek, seconded by
Commissioner Streit. Ayes: Streit, Beenken, Lohse, and Bankole. Nays: None. Motion carried.
STAFF REVIEW AND COMMENT: Staff recommends approval of the preliminary plat for
Trailridge Creek subject to remaining staff comments.
RECOMMENDATION: Approve the resolution.
ATTACHMENTS: I. Proposed Resolution
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 2024-
APPROVING THE PRELIMINARY PLAT FOR TRAILRIDGE CREEK
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 Trailridge Creek on November 26, 2024; AND,
WHEREAS, the Preliminary Plat for Trailridge Creek 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 2nd day of December, 2024 that the Preliminary Plat for Trailridge Creek be approved
subject to remaining staff comments.
____________________________
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: Trailridge Creek – Preliminary Plat PREPARED BY: Melissa DeBoer, AICP – Planning
Coordinator
REPORT DATE: November 22, 2024
MEETING DATE: November 26, 2024
GENERAL INFORMATION
Owner/Applicant: JDS Real Estate Investments, LLC
Owner’s Representative:
Emily Harding, P.E. with Civil Design Advantage, LLC
Request: The applicant is requesting approval of a preliminary
plat for a subdivision consisting of single-family
residential and multi-family residential.
Location and Size: Property is generally located north of NW Douglas
Parkway and west of NW 10th Street, containing
approximately 49.03-acres.
AREA MAP
ABOVE: Aerial of Property identifying the proposed plat (outlined in BLUE).
November 21, 2024
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
R-2/PD-1 (One & Two Family Residential
District with a Planned Development
Overlay) and R-3 (Multi-Family
Residential District)
North Vacant –
Undeveloped /
Agricultural
Single Family
Residential
N/A Dallas County
South Future Single-Family
Residential (Fox
Creek Meadows)
Single Family
Residential
R-2/PD-1 (One & Two Family Residential
District with a Planned Development
Overlay)
East Future Single-Family
Residential
(Parkside)
Single Family
Residential
R-2 (One & Two Family Residential
District)
West Vacant –
Undeveloped
Single Family
Residential / Open
Space
A-1 (Agricultural District)
HISTORY
The subject property was recently rezoned from A-1 to R-2/PD-1 and R-3.
PROJECT DESCRIPTION
LOTS
The preliminary plat identifies a total of 144 single-family lots and an outlot for future multi-family residential
development. The single-family lots range in size from 7,050 square feet to 15,222 square feet. All single-family lots are
included in a planned development overlay. The single-family lots are subject to the requirements of the Planned
Development as listed in Table 1 below. The multi-family outlot is subject to the standard R-3 requirements as listed in
Table 2 below.
Tables 1 and 2 below summarize the bulk regulations for each of the zoning districts.
Table 1: R-2/PD-1 requirements.
Category R-2/PD-1 (minimum)
Lot Area 6,000 square feet for lots less than 65-feet in width;
8,000 square feet for all other remaining lots
Lot Width Maximum of 30% of lots – 55 feet;
Maximum of 15% of lots – 60 feet;
All other lots – 65 feet
Front Yard Setback 25 feet
Rear Yard Setback 25 feet
Side Yard Setback 10 feet (total)
November 21, 2024
3 of 4
Table 2: Standard R-3 requirements.
Category Standard R-3 (minimum)
Lot Width 75 feet
Front Yard Setback 30 feet
Rear Yard Setback 30 feet (Dwelling)
40 feet (Other Principal Permitted Uses)
Side Yard Setback 15 feet (total)
Maximum Height 3 Stories or 45 feet
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
• Adjacent lots cannot share the same building elevation
• Minimum of 25% brick, stone, and/or stucco on the front street facing elevation
• Vinyl siding shall be permitted utilizing Royal Crest Double 4-inch (102 mm) Traditional Profile or reasonable
equivalent
• Two (2) trees and two (2) shrubs planted on each lot at the time of individual lot development
STREETS AND TRAIL
Several new public streets will be provided as part of this development. Extensions of NW Sproul Drive and NW
Rolland Road will be included.
A ten-foot wide trail will be provided along the west side of NW Sproul Drive. Five-foot wide sidewalks will be provided
along all other sides of all streets.
UTILITIES
Public utilities will serve the proposed lots. Extensions will be provided from the existing water and sanitary sewer mains
located along both NW 10th Street and NW Sproul Drive. Stormwater detention will be provided within the
floodplain/greenway area that runs from the northwest to the southeast corner of the site. The greenway area is owned
by the City of Waukee.
EASEMENTS
All proposed easements have been indicated on the preliminary plat. Landscape buffer easements have been indicated
along the north and west sides of Outlot Z and along the east side of Lot 67, adjacent to NW 10th Street.
PARKLAND DEDICATION
Parkland dedication requirements apply to the project because of its residential nature. The required amount of
parkland is 4.73-acres based upon the proposed number of lots shown and what the allowable maximum density is for
the R-3 area. The developer has deeded over 7.26-acres for parkland dedication with the City of Waukee’s purchase
agreement for the greenbelt parcel.
COMPREHENSIVE PLAN
The subject property is classified as Single Family Residential and Open Space 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 3.63 units per acre.
November 21, 2024
4 of 4
Although R-3 (Multi-Family Residential District) is not consistent with the Comprehensive Plan, staff is comfortable with
what is proposed as it will provide a variety of housing options for the area.
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 Trailridge Creek subject to remaining staff
comments.
D
D
D
D
10
1
0
10
0
8
10
0
9
1015
1014
1005
1010
1006
1007
1008
1009
1011
10
1
0
10
0
6
10
0
7
10
0
8
10
0
9
10
1
1
10
1
2
10
1
3
10
1
4
10
1
5
10
1
4
10
1
5
10
1
4
100
5
1010
10
0
4
1006100710081009
1011101210131014
10101011101210131014
NW
S
P
R
O
U
L
D
R
I
V
E
OUTLOT 'Z'
1
10
100
234567
8
9
111213141516171819
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
4748
49
50
51
5253
54
55
56
57
58
59
60
61
62 63 64 65 66
676869707172737475767778798081828384858687888990919293949596
97
98
99 101 102 103 104 105 106 107
108
109
110
111 112 113 114
115
116
117118119120
124123122121
125
126
127
128
129
130
131
132
133 134 135 136 137 138 139 140 141 142 143 144
NW ROLLAND ROAD
STREET A
STREET C
S
T
R
E
E
T
B
(FUTURE DEVELOPMENT)
S0
0
°
0
7
'
4
2
"
E
1
1
0
5
.
1
0
'
N89°57'52"E 1320.68'
N89°57'33"E 164.04'
N00°00'32"W 16.62'
Δ=13°08'34"
L=80.28'
R=350.00'
CH=80.11'
CHB=N06°33'45"E
N76°51'58"W 27.09'
Δ=7°13'52"
L=75.72'
R=600.00'
CH=75.67'
CHB=N73°15'02"W
N69°38'06"W 2.30'
Δ=20°19'03"
L=170.21'
R=480.00'
CH=169.32'
CHB=N79°47'37"W
N89°57'09"W 107.44'
Δ=11°22'33"
L=67.50'
R=340.00'
CH=67.39'
CHB=N84°15'52"W
N18°13'35"E 140.23'
N56°02'53"W 73.98'
N54°52'23"W 146.22'
N56°09'17"W 225.00'
N56°29'09"W 80.20'
N50°18'40"W 79.06'
N49°30'13"W 303.21'
N41°16'35"W 117.69'
N65°20'55"W 120.65'
N57°42'30"W 79.07'
N47°43'18"W 110.47'
N72°27'47"W 37.85'
N89°57'32"E 501.88'
S00°00'32"E 74.94'
S05°04'20"E 118.16'
S33°58'19"E 84.00'
S60°15'42"E 84.00'
S86°54'58"E 108.93'
N89°57'32"E 120.94'
S00°02'02"W 74.28'
S03°53'14"W 69.31'
S82°58'28"E 132.00'
N77°42'12"E 73.80'N89°57'32"E 948.69'
N0
0
°
0
4
'
4
9
"
W
7
7
1
.
0
0
'
S89°57'38"W 2249.34'S14°28'04"E 99.53'
S14°52'22"E 72.00'
S16°13'08"E 40.36'
S29°40'28"E 40.39'
S42°02'25"E 40.39'
S57°14'23"E 40.22'
S67°01'11"E 55.09'
S86°03'14"E 55.35'
OUTLOT 'Z'
FOX CR
E
E
K
MEADOW
S
,
L
L
C
PARCEL
2
1
-
2
3
S
E
S
E
SEC 20-7
9
-
2
6
ZONING
:
R
-
2
WAUKEE
C
O
M
M
U
N
I
T
Y
SCHOOL
D
I
S
T
R
I
C
T
PT. SW 1
/
4
S
E
1
/
4
SEC 20-7
9
-
2
6
ZONING
:
A
-
1
WAUKEE
C
O
M
M
U
N
I
T
Y
SCHOOL
D
I
S
T
R
I
C
T
PT. SW 1
/
4
S
E
1
/
4
SEC 20-7
9
-
2
6
ZONING
:
A
-
1
WILLIAM
F
O
X
F
A
R
M
COMPAN
Y
NE SW
SEC 20-
7
9
-
2
6
ZONING
:
A
-
1
WILLIAM
F
O
X
F
A
R
M
COMPAN
Y
SE NW
SEC 20-7
9
-
2
6
ZONING
:
A
-
1
WILLIAM
F
O
X
F
A
R
M
COMPAN
Y
SW NE
SEC 20-7
9
-
2
6
ZONING
:
A
-
1
WILLIAM
F
O
X
F
A
R
M
COMPAN
Y
SE NE
SEC 20-
7
9
-
2
6
ZONING
:
A
-
1
B & J CL
A
Y
T
O
N
T
R
U
S
T
DATED 1
0
/
1
3
/
1
6
SW NW
SEC 21-7
9
-
2
6
ZONING
:
A
-
1
PARKSID
E
W
A
U
K
E
E
,
L
L
C
NW SW
SEC 21-
7
9
-
2
6
ZONING
:
R
-
2
PARKSID
E
W
A
U
K
E
E
,
L
L
C
SW SW
SEC 21-
7
9
-
2
6
ZONING
:
R
-
3
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2204.281
TR
A
I
L
R
I
D
G
E
C
R
E
E
K
EN
G
I
N
E
E
R
:
E
N
H
TE
C
H
:
J
D
S
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
10
/
0
8
/
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
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
10
/
2
2
/
2
0
2
4
TH
I
R
D
S
U
B
M
I
T
T
A
L
11
/
1
1
/
2
0
2
4
TRAILRIDGE CREEK
PRELIMINARY PLAT FOR:
OWNER/APPLICANT
ENGINEER / SURVEYOR
DATE OF SURVEY
ZONING
DEVELOPMENT SUMMARY
DEVELOPMENT SCHEDULE
LEGEND
BENCHMARKS PARKLAND DEDICATION
BULK REGULATIONS
·
·
··
··
··
·
·
·
·
·
·
·
·
·
·
·
LEGAL DESCRIPTION
NOTES
VICINITY MAP
WAUKEE, IOWA
MEREDITH DRIVE
NW
1
0
T
H
S
T
R
E
E
T
/
U
A
V
E
NW DOUGLAS PKWY
N
W
S
T
R
A
T
F
O
R
D
D
R
SITE
SITE
1
BF
E
=
1
0
0
1
.
0
0
BFE
=
1
0
0
6
.
0
0
95
94 93 92 91 90 89 88 87 86 85 84
96
107106105104103102101
109
108
120
121
27
26
29
28
58
57
56
110
111 112
97
98
99 100
37
38
39
40
30
31
32
33
34
35
36
NW ROLLAND ROAD
S
T
R
E
E
T
B
STREET A
ST
R
E
E
T
C
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2204.281
TR
A
I
L
R
I
D
G
E
C
R
E
E
K
EN
G
I
N
E
E
R
:
E
N
H
TE
C
H
:
J
D
S
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
10
/
0
8
/
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
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
10
/
2
2
/
2
0
2
4
TH
I
R
D
S
U
B
M
I
T
T
A
L
11
/
1
1
/
2
0
2
4
2
133 134 135 136 137 138 139 140 141 142 143 144
125
126
127
128
129
130
131
132
87 86 85 84 83 82
114113
116
115
120 119 118 117
124123122121
OUTLOT 'Z'
110
111 112
767778798081 75 74 73 72 71 70 69 68
67
NW ROLLAND ROAD
NW
S
P
R
O
U
L
D
R
I
V
E
NW
1
0
T
H
S
T
R
E
E
T
/
U
A
V
E
N
U
E
NW
1
0
T
H
S
T
R
E
E
T
/
U
A
V
E
N
U
E
STREET A
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2204.281
TR
A
I
L
R
I
D
G
E
C
R
E
E
K
EN
G
I
N
E
E
R
:
E
N
H
TE
C
H
:
J
D
S
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
10
/
0
8
/
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
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
10
/
2
2
/
2
0
2
4
TH
I
R
D
S
U
B
M
I
T
T
A
L
11
/
1
1
/
2
0
2
4
3
D
D
D
BF
E
=
1
0
0
1
.
0
0
4 3
2 1
9
8
7
6 5
20
19
18 17 16 15 14 13 12 11
10
27
26
25
24
23
22
21
29
28
47
46
58
57
56
55
54
53
52
51
50
49
48
6665646362
61
60
59
110
111 112
37
38
39
40
41
42
43
44
45
35
36
S
T
R
E
E
T
B
STREET C
STR
E
E
T
B
ST
R
E
E
T
C
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2204.281
TR
A
I
L
R
I
D
G
E
C
R
E
E
K
EN
G
I
N
E
E
R
:
E
N
H
TE
C
H
:
J
D
S
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
10
/
0
8
/
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
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
10
/
2
2
/
2
0
2
4
TH
I
R
D
S
U
B
M
I
T
T
A
L
11
/
1
1
/
2
0
2
4
4
D
BF
E
=
9
9
9
.
0
0
125
126
127
128
129
114113
116
115
OUTLOT 'Z'
3
2 1
110
111 112
STR
E
E
T
B
NW
S
P
R
O
U
L
D
R
I
V
E
NW
1
0
T
H
S
T
R
E
E
T
/
U
A
V
E
N
U
E
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2204.281
TR
A
I
L
R
I
D
G
E
C
R
E
E
K
EN
G
I
N
E
E
R
:
E
N
H
TE
C
H
:
J
D
S
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
10
/
0
8
/
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
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
10
/
2
2
/
2
0
2
4
TH
I
R
D
S
U
B
M
I
T
T
A
L
11
/
1
1
/
2
0
2
4
5
BF
E
=
1
0
0
1
.
0
0
BFE
=
1
0
0
6
.
0
0
NW ROLLAND ROAD
S
T
R
E
E
T
B
STREET A
ST
R
E
E
T
C
10399
98
97
96
95
94 93 92 91 90 89 88 8687
102101100 104 105 106 107
108
109
110
111
30
31
32
33
34
35
36
37
38
39
28
29
5827
26
57
56 40
112
120
121
8485
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2204.281
TR
A
I
L
R
I
D
G
E
C
R
E
E
K
EN
G
I
N
E
E
R
:
E
N
H
TE
C
H
:
J
D
S
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
10
/
0
8
/
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
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
10
/
2
2
/
2
0
2
4
TH
I
R
D
S
U
B
M
I
T
T
A
L
11
/
1
1
/
2
0
2
4
6
NW ROLLAND ROAD
NW
S
P
R
O
U
L
D
R
I
V
E
NW
1
0
T
H
S
T
R
E
E
T
/
U
A
V
E
N
U
E
NW
1
0
T
H
S
T
R
E
E
T
/
U
A
V
E
N
U
E
STREET A
8687
110
111 112 113 114
117118119120
124123122121
115
116 125
126
127
128
129
130
131
132
133 134 135 136 137 138 139 140 141 142 143 144
67686970717273747576777879808182838485
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2204.281
TR
A
I
L
R
I
D
G
E
C
R
E
E
K
EN
G
I
N
E
E
R
:
E
N
H
TE
C
H
:
J
D
S
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
10
/
0
8
/
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
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
10
/
2
2
/
2
0
2
4
TH
I
R
D
S
U
B
M
I
T
T
A
L
11
/
1
1
/
2
0
2
4
7
D
D
D
1014
1005
1006
1007
1008
1
0
1
0
1
0
0
6
1
0
0
7
1
0
0
8
1
0
0
9
1
0
1
1
1
0
1
2
10
1
3
10
1
4
10
0
5
1010
10
0
4
1006100710081009
10111012
10131014
1010
1011
1012
1013
1014
BF
E
=
1
0
0
1
.
0
0
S
T
R
E
E
T
B
STREET C
STR
E
E
T
B
ST
R
E
E
T
C
110
111
34
35
36
37
38
39
28
29
5827
26
57
56 40
112
25
24
23
22
21
20
19
18 17 16 15 14 13 12 11
10
9
8
7
6
5 4 3 2
48
49
50
51
52
53
54
55
59
60
61
62
63 64 65 66
41
42
43
44
45
46
47
1
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2204.281
TR
A
I
L
R
I
D
G
E
C
R
E
E
K
EN
G
I
N
E
E
R
:
E
N
H
TE
C
H
:
J
D
S
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
10
/
0
8
/
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
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
10
/
2
2
/
2
0
2
4
TH
I
R
D
S
U
B
M
I
T
T
A
L
11
/
1
1
/
2
0
2
4
8
D
1005
1006
1007
1008
10
0
5
1010
10
0
4
1006100710081009
10111012
1013
BF
E
=
9
9
9
.
0
0
STR
E
E
T
B
NW
S
P
R
O
U
L
D
R
I
V
E
NW
1
0
T
H
S
T
R
E
E
T
/
U
A
V
E
N
U
E
110
111 112 113 114
115
116 125
126
127
128
129
2
1
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2204.281
TR
A
I
L
R
I
D
G
E
C
R
E
E
K
EN
G
I
N
E
E
R
:
E
N
H
TE
C
H
:
J
D
S
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
10
/
0
8
/
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
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
10
/
2
2
/
2
0
2
4
TH
I
R
D
S
U
B
M
I
T
T
A
L
11
/
1
1
/
2
0
2
4
9