HomeMy WebLinkAbout2025-11-17 I05 Fox Valley_Revised Preliminary Plat AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: November 17, 2025
AGENDA ITEM: Consideration of approval of resolution approving a revised preliminary plat
for Fox Valley
FORMAT: Resolution
SYNOPSIS INCLUDING PRO & CON: The applicant is requesting approval of a revised
preliminary plat for a subdivision consisting of single-family residential
development, located west of N. Warrior Lane and south of NW Meredith
Drive, containing 58.21-acres.
The initial preliminary plat for Fox Valley was approved in 2021. Since the initial preliminary plat was
approved, the developer has completed the first phase of the development and has improvements for
phase 2 under construction. The applicant has submitted a revised preliminary plat to modify the
location for future parkland and storm water detention areas.
The revised preliminary plat identifies a total of 139 lots that are intended for single family residential
development. The original preliminary plat identified 148 lots. A total of 66 lots are zoned R-2. All
proposed lots within the R-2 district comply with the standard R-2 district requirements. The
remaining 72 lots are zoned R-2/PD-1 and 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 the north and south sides of NW Hillside Boulevard and on the west side of N.
Warrior Lane.
A number of public street extensions will occur as part of this development. Two main collector streets
will provide primary access in and out of the development. Portions of NW Hillside Boulevard and
NW Alderleaf Drive were previously completed with the first phase of the development and provide
connections to Warrior Lane and to the Ashley Acres development to the south. All other streets
within the development are local streets. A 10-foot-wide trail will be required along the south side of
NW Hillside Boulevard.
Public utilities will service the proposed development. Extensions of sanitary sewer and public water
have been completed or are underway. Outlots W, X, and Y will provide stormwater detention for the
subdivision. A homeowners association has been established for the ownership and maintenance of the
ponds.
Parkland dedication requirements will apply to this development because of its residential nature. The
required amount of parkland is 3.68-acres. Outlot Z is shown in the northwest corner of the
development and is 3.47-acres in area. The applicant has proposed to satisfy the remaining balance of
parkland with a fee in lieu of additional land dedication. Previously, the parkland was proposed in the
southwest corner of the development at the end of NW Morning Trace Circle. Planning staff have
reviewed the relocation of the parkland with Parks & Recreation Department staff and parks staff
support the relocation of the future parkland.
I5
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission
reviewed the preliminary plat at their meeting on November 12, 2025 and
recommended approval:
Approval of a Revised Preliminary Plat for Fox Valley
Andy Kass, Community Development Director, introduced the request for approval of a revised
preliminary plat for a single-family residential subdivision, as requested by Element 119 and Fox
Valley Development, LLC, represented by Jared Murray, of Civil Design Advantage.
The property is generally located south of NW Meredith Drive and west of North Warrior Lane,
containing approximately 58.21 acres. The initial preliminary plat was approved in 2021. Since the
initial preliminary plat was approved, the developer has completed the first phase of the development
and has improvements for phase 2 under construction. The applicant has submitted a revised
preliminary plat to modify the location for future parkland and stormwater detention areas.
The revised preliminary plat identifies a total of 139 lots that are intended for single family residential
development. The original preliminary plat identified 148 lots. A total of 66 lots are zoned R-2. All
proposed lots within the R-2 district comply with the standard R-2 district requirements. The
remaining 72 lots are zoned R-2/PD-1 and are subject to requirements of the Planned Development.
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 (4-inch traditional profile, trim elements to be at least 3.5-inch wide, and the requirement to
incorporate decorative materials onto front facades), and two (2) trees and two (2) shrubs planted on
each lot at the time of individual lot development
A number of public street extensions will occur as part of this development. Two main collector streets
will provide primary access in and out of the development. Portions of NW Hillside Boulevard and
NW Alderleaf Drive were previously completed with the first phase of the development and provide
connections to Warrior Lane and to the Ashley Acres development to the south. All other streets
within the development are local streets. A 10-foot-wide trail will be required along the south side of
NW Hillside Boulevard.
Public utilities will service the proposed development. Extensions of sanitary sewer and public water
have been completed or are underway. Outlots W, X, and Y will provide stormwater detention for the
subdivision. A homeowner’s association has been established for the ownership and maintenance of
the ponds.
All proposed easements have been indicated on the preliminary plat. Landscape buffer easements have
been indicated on the lots that are adjacent to N. Warrior Lane and NW Hillside Boulevard.
Parkland dedication requirements will apply to this development because of its residential nature. The
required amount of parkland is 3.68-acres. Outlot Z is shown in the northwest corner of the
development and is 3.47-acres in area. The applicant has proposed to satisfy the remaining balance of
parkland with a fee in lieu of additional land dedication. Previously, the parkland was proposed in the
southwest corner of the development at the end of NW Morning Trace Circle. Planning staff have
reviewed the relocation of the parkland with Parks & Recreation Department staff and parks staff
support the relocation of the future parkland.
All proposed lots meet the minimum requirements of the Zoning Ordinance; the revised 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 revised
preliminary plat for Fox Valley subject to remaining staff comments.
Discussion as follows:
• General discussion of the new/proposed location of the parkland allowing a better opportunity
to connect with other parkland in the area, better access points for both public and police
• Discussion of future access points to the north; staff confirmed that NW Hillside is considered
a major collector
• Discussion of the SW corner and stormwater detention location
Motion by Commissioner Lohse for Approval of a Revised Preliminary Plat for Fox Valley, seconded
by Commissioner Bannister. Ayes: Broderick, Streit, Bankole, Beenken, Lohse, Tuel, and Bannister.
Nays: None. Motion carried.
STAFF REVIEW AND COMMENT: Staff recommends approval of the revised preliminary plat
for Fox Valley.
RECOMMENDATION: Approve the resolution.
ATTACHMENTS: I. Proposed Resolution
II. Staff Report
III. Revised Preliminary Plat
PREPARED BY: Andy Kass, Community Development Director
REVIEWED BY:
PUBLIC NOTICE INFORMATION –
NAME OF PUBLICATION:
DATE OF PUBLICATION:
THE CITY OF WAUKEE, IOWA
RESOLUTION 2025-
APPROVING THE REVISED PRELIMINARY PLAT FOR FOX VALLEY
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 Revised Preliminary Plat for Fox Valley on November 12, 2025; AND,
WHEREAS, the Revised Preliminary Plat for Fox Valley 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 17th day of November, 2025, that the Revised Preliminary Plat for Fox Valley 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: Fox Valley – Revised Preliminary Plat PREPARED BY: Andy Kass AICP, Community
Development Director
REPORT DATE: November 7, 2025
MEETING DATE: November 12, 2025
GENERAL INFORMATION
Applicant: Element 119
Owner:
Fox Valley Development, LLC
Owner’s Representative:
Jared Murray, P.E. with Civil Design Advantage
Request: The applicant is requesting approval of a revised
preliminary plat for a single-family residential
subdivision.
Location and Size: Property is generally located south of NW Meredith
Drive and west of N. Warrior Lane, containing
approximately 58.21-acres.
AREA MAP
ABOVE: Aerial of Property identifying the proposed plat (outlined in RED).
November 7, 2025
2 of 4
LAND USES AND ZONING
Location Existing Land Use Comprehensive Plan Current Zoning
Property in
Question
Single-Family /
Undeveloped
Single Family
Residential
R-2 (One & Two Family Residential
District) & R-2 (One & Two Family
Residential District)/ PD-1 (Planned
Development Overlay)
North Undeveloped /
Existing Acreage
Single Family
Residential
A-1 (Agricultural District)
South Ashley Acres
Neighborhood
Single Family
Residential
R-2 (One & Two Family Residential
District)
East Undeveloped /
Existing Acreage
Undefined / City of
Clive
City of Clive
West Undeveloped -
Vacant
Single Family
Residential
A-1 (Agricultural District)
HISTORY
The initial preliminary plat for Fox Valley was approved in 2021. Since the initial preliminary plat was approved, the
developer has completed the first phase of the development and has improvements for phase 2 under construction. The
applicant has submitted a revised preliminary plat to modify the location for future parkland and storm water detention
areas.
PROJECT DESCRIPTION
LOTS
The revised preliminary plat identifies a total of 139 lots that are intended for single family residential development. The
original preliminary plat identified 148 lots. A total of 66 lots are zoned R-2. All proposed lots within the R-2 district
comply with the standard R-2 district requirements. The remaining 72 lots are zoned R-2/PD-1 and 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 the north and south sides of NW Hillside Boulevard and on the west
side of N. Warrior Lane.
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)
November 7, 2025
3 of 4
Table 2: R-2/PD-1 requirements.
Category Standard R-2/PD-1 (minimum)
Lot Area 7,000 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 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 (4-inch traditional profile, trim elements to be at least 3.5-inch
wide, and the requirement to incorporate decorative materials onto front facades)
• Two (2) trees and two (2) shrubs planted on each lot at the time of individual lot development.
STREETS AND TRAIL
A number of public street extensions will occur as part of this development. Two main collector streets will provide
primary access in and out of the development. Portions of NW Hillside Boulevard and NW Alderleaf Drive were
previously completed with the first phase of the development and provide connections to Warrior Lane and to the
Ashley Acres development to the south. All other streets within the development are local streets. A 10-foot-wide trail
will be required along the south side of NW Hillside Boulevard.
UTILITIES
Public utilities will service the proposed development. Extensions of sanitary sewer and public water have been
completed or are underway. Outlots W, X, and Y will provide stormwater detention for the subdivision. A
homeowners association has been established for the ownership and maintenance of the ponds.
EASEMENTS
All proposed easements have been indicated on the preliminary plat. Landscape buffer easements have been indicated
on the lots that are adjacent to N. Warrior Lane and NW Hillside Boulevard.
PARKLAND DEDCIATION
Parkland dedication requirements will apply to this development because of its residential nature. The required amount
of parkland is 3.68-acres. Outlot Z is shown in the northwest corner of the development and is 3.47-acres in area. The
applicant has proposed to satisfy the remaining balance of parkland with a fee in lieu of additional land dedication.
Previously, the parkland was proposed in the southwest corner of the development at the end of NW Morning Trace
Circle. Planning staff have reviewed the relocation of the parkland with Parks & Recreation Department staff and parks
staff support the relocation of the future parkland.
STAFF RECOMMENDATION
All proposed lots meet the minimum requirements of the Zoning Ordinance, the revised preliminary plat is in general
conformance with the Subdivision Ordinance, and the proposed land use of the property is consistent with the
November 7, 2025
4 of 4
Comprehensive Plan. Staff recommends approval of the revised preliminary plat for Fox Valley subject to remaining staff
comments.
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WAUKEE, IOWA
FOX VALLEY
REVISED PRELIMINARY PLAT FOR:
VICINITY MAP
WAUKEE, IOWA
MEREDITH DRIVE
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CORPORATE LIMITS
SITE
CITY OF WAUKEE
CORPORATE LIMITS
OWNER:
DEVELOPER:
ENGINEER / SURVEYOR:
DATE OF SURVEY:
ZONING:
BENCHMARKS:
LEGAL DESCRIPTION:
PARKSITE DEDICATION:
LEGEND
BULK REGULATIONS
·
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NOTES
DEVELOPMENT SUMMARY:
DEVELOPMENT SCHEDULE:
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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
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UR
B
A
N
D
A
L
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,
I
A
5
0
3
2
2
FI
F
T
H
S
U
B
M
I
T
T
A
L
02
/
1
0
/
2
0
2
1
SI
X
T
H
S
U
B
M
I
T
T
A
L
03
/
1
0
/
2
0
2
1
FI
N
A
L
S
U
B
M
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T
T
A
L
05
/
0
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/
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2
1
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V
I
S
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D
S
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B
M
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T
T
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L
08
/
0
6
/
2
0
2
5
RE
V
I
S
E
D
S
U
B
M
I
T
T
A
L
10
/
2
1
/
2
0
2
5
RE
V
I
S
E
D
S
U
B
M
I
T
T
A
L
11
/
0
6
/
2
0
2
5
NW
R
O
L
L
I
N
G
D
R
I
V
E
NW
P
A
R
K
S
I
D
E
L
A
N
E
NW ROLLING DRIVE
NW
A
L
D
E
R
L
E
A
F
D
R
I
V
E
N
W
A
R
R
I
O
R
L
A
N
E
/
V
A
V
E
N
U
E
43
45
56
BOULEVARD
NW HILLSIDE
40
126
113
112127
110
109
108
107
106122117
123 116
115124
125 114
70
71
27
28
29
34
35
36
37
38
39
41
42
46
49 50 51 52 53 54 55
6364656667
6869
111
72
44
47
48
62
59
60
61
OUTLOT 'X'
73
74
75
76
77
78
79
96
97
98
99
100
101
5871
3
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2007.381
FO
X
V
A
L
L
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Y
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G
I
N
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R
:
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M
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C
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:
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/
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V
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N
S
DA
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U
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,
I
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W
A
9
RE
V
I
S
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D
P
R
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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
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L
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B
A
N
D
A
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0
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02
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B
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1
FI
N
A
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U
B
M
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T
T
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/
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/
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1
RE
V
I
S
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D
S
U
B
M
I
T
T
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L
08
/
0
6
/
2
0
2
5
RE
V
I
S
E
D
S
U
B
M
I
T
T
A
L
10
/
2
1
/
2
0
2
5
RE
V
I
S
E
D
S
U
B
M
I
T
T
A
L
11
/
0
6
/
2
0
2
5
TR
A
C
E
C
I
R
C
L
E
NW HILLSIDE BOULEVARD
NW
A
L
D
E
R
L
E
A
F
D
R
I
V
E
N
W
M
O
R
N
I
N
G
126
127
120
121
122
123
124
125
2714
95
139
138
128
129
136
135
134
133
132
131
130
OUTLOT 'Y'
137
FOX
V
A
L
L
E
Y
P
H
A
S
E
2
PRE
-
P
L
A
T
(
P
L
A
T
3
)
4
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2007.381
FO
X
V
A
L
L
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Y
EN
G
I
N
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R
:
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M
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C
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:
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/
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V
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,
I
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W
A
9
RE
V
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S
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D
P
R
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L
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M
I
N
A
R
Y
P
L
A
T
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
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41
2
1
N
W
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R
B
A
N
D
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L
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D
R
I
V
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UR
B
A
N
D
A
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,
I
A
5
0
3
2
2
FI
F
T
H
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B
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T
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02
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SI
X
T
H
S
U
B
M
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T
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03
/
1
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2
0
2
1
FI
N
A
L
S
U
B
M
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T
T
A
L
05
/
0
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/
2
0
2
1
RE
V
I
S
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D
S
U
B
M
I
T
T
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L
08
/
0
6
/
2
0
2
5
RE
V
I
S
E
D
S
U
B
M
I
T
T
A
L
10
/
2
1
/
2
0
2
5
RE
V
I
S
E
D
S
U
B
M
I
T
T
A
L
11
/
0
6
/
2
0
2
5
NW
R
O
L
L
I
N
G
D
R
I
V
E
NW
P
A
R
K
S
I
D
E
L
A
N
E
NW
A
L
D
E
R
L
E
A
F
D
R
I
V
E
NW CRABTREE LANE
N
W
A
R
R
I
O
R
L
A
N
E
/
V
A
V
E
N
U
E
BOULEVARD
NW HILLSIDE
126
113
112127
110
109
108
107
106
105
104120119
118121
122 117
123 116
115124
125 114
27
111
72
OUTLOT 'X'
73
74
75
76
77
78
79
96
97
98
99
100
101
102
103
80
81
82
83
92939495 103 102 101 100
99
104105
98
OUTLOT 'W'
5
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2007.381
FO
X
V
A
L
L
E
Y
EN
G
I
N
E
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R
:
J
M
M
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C
H
:
J
D
S
/
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W
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V
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S
I
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N
S
DA
T
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WA
U
K
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,
I
O
W
A
9
RE
V
I
S
E
D
P
R
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
FI
F
T
H
S
U
B
M
I
T
T
A
L
02
/
1
0
/
2
0
2
1
SI
X
T
H
S
U
B
M
I
T
T
A
L
03
/
1
0
/
2
0
2
1
FI
N
A
L
S
U
B
M
I
T
T
A
L
05
/
0
3
/
2
0
2
1
RE
V
I
S
E
D
S
U
B
M
I
T
T
A
L
08
/
0
6
/
2
0
2
5
RE
V
I
S
E
D
S
U
B
M
I
T
T
A
L
10
/
2
1
/
2
0
2
5
RE
V
I
S
E
D
S
U
B
M
I
T
T
A
L
11
/
0
6
/
2
0
2
5
TR
A
C
E
C
I
R
C
L
E
NW HILLSIDE BOULEVARD
NW
C
A
M
B
R
I
D
G
E
C
O
U
R
T
NW
T
U
L
I
P
C
O
U
R
T
NW
A
L
D
E
R
L
E
A
F
D
R
I
V
E
N
W
M
O
R
N
I
N
G
1
2
3
5
6
7
8
9
13
12
11
10
14
15
16
17
18
19
20
21
22
26
25
24
23
27
28
29
30
31
32
34
35
36
37
38
39
40
139
138
137
129
130
131
128
127
126
125
124
122
33
123
OUTLOT 'Z'
(PARKLAND)
132
133
134
135
136
4
FOX
V
A
L
L
E
Y
P
H
A
S
E
2
PRE
-
P
L
A
T
(
P
L
A
T
3
)
6
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
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T
A
G
E
2007.381
FO
X
V
A
L
L
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Y
EN
G
I
N
E
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R
:
J
M
M
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C
H
:
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/
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V
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I
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N
S
DA
T
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WA
U
K
E
E
,
I
O
W
A
9
RE
V
I
S
E
D
P
R
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
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V
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B
A
N
D
A
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,
I
A
5
0
3
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2
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F
T
H
S
U
B
M
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T
T
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L
02
/
1
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SI
X
T
H
S
U
B
M
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T
T
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03
/
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0
/
2
0
2
1
FI
N
A
L
S
U
B
M
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T
T
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L
05
/
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3
/
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1
RE
V
I
S
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D
S
U
B
M
I
T
T
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L
08
/
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6
/
2
0
2
5
RE
V
I
S
E
D
S
U
B
M
I
T
T
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L
10
/
2
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2
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2
5
RE
V
I
S
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D
S
U
B
M
I
T
T
A
L
11
/
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6
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2
0
2
5
NW
R
O
L
L
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N
G
D
R
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E
NW
P
A
R
K
S
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D
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L
A
N
E
NW ROLLING DRIVE
NW
A
L
D
E
R
L
E
A
F
D
R
I
V
E
N
W
A
R
R
I
O
R
L
A
N
E
/
V
A
V
E
N
U
E
BOULEVARD
NW HILLSIDE
27
28
29
30
34
35
36
37
38
39
40
42
41
43
44
45
46 47 48 49 50 51 52 53 55 56 57 58 59
60
61
676870
71
72
127
126
125
124
122
112
113
114
115
116
117
111
110
109
108
107
106
OUTLOT 'X'
(DETENTION)
6263646566
74
54
123
73
99
96
97
98
101
100
75
76
77
78
79
69
7
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2007.381
FO
X
V
A
L
L
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Y
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G
I
N
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R
:
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:
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V
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I
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9
RE
V
I
S
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P
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N
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P
L
A
T
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
41
2
1
N
W
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R
B
A
N
D
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B
A
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D
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I
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F
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M
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03
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2
1
FI
N
A
L
S
U
B
M
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T
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/
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V
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M
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V
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10
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5
RE
V
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S
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D
S
U
B
M
I
T
T
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L
11
/
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6
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2
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2
5
TR
A
C
E
C
I
R
C
L
E
NW HILLSIDE BOULEVARD
NW
A
L
D
E
R
L
E
A
F
D
R
I
V
E
N
W
M
O
R
N
I
N
G
1 13 14 26 27 40
139
138
137
129
130
131
128
127
126
125
124
122
121
120
95
OUTLOT 'Y'
123
132
133
134
135
136
(DETENTION)
FOX
V
A
L
L
E
Y
P
H
A
S
E
2
PRE
-
P
L
A
T
(
P
L
A
T
3
)
8
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2007.381
FO
X
V
A
L
L
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Y
EN
G
I
N
E
E
R
:
J
M
M
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C
H
:
J
D
S
/
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V
I
S
I
O
N
S
DA
T
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WA
U
K
E
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,
I
O
W
A
9
RE
V
I
S
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D
P
R
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
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UR
B
A
N
D
A
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,
I
A
5
0
3
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2
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F
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M
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T
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02
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SI
X
T
H
S
U
B
M
I
T
T
A
L
03
/
1
0
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2
0
2
1
FI
N
A
L
S
U
B
M
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T
T
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L
05
/
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/
2
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2
1
RE
V
I
S
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D
S
U
B
M
I
T
T
A
L
08
/
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6
/
2
0
2
5
RE
V
I
S
E
D
S
U
B
M
I
T
T
A
L
10
/
2
1
/
2
0
2
5
RE
V
I
S
E
D
S
U
B
M
I
T
T
A
L
11
/
0
6
/
2
0
2
5
NW
R
O
L
L
I
N
G
D
R
I
V
E
NW
P
A
R
K
S
I
D
E
L
A
N
E
NW
A
L
D
E
R
L
E
A
F
D
R
I
V
E
NW CRABTREE LANE
N
W
A
R
R
I
O
R
L
A
N
E
/
V
A
V
E
N
U
E
BOULEVARD
NW HILLSIDE
27 40 41 72
127
126
125
124
122
121
120
112
113
114
115
116
117
118
119
111
110
109
108
107
106
105
104
103
102
80
82
83
95 94 93 92 91 90 89 88 87 86 85
84
OUTLOT 'X'
(DETENTION)
74
123
OUTLOT 'W'
(DETENTION)
73
99
96
97
98
101
100
75
76
77
78
79
81
9
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2007.381
FO
X
V
A
L
L
E
Y
EN
G
I
N
E
E
R
:
J
M
M
TE
C
H
:
J
D
S
/
C
W
O
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
9
RE
V
I
S
E
D
P
R
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
FI
F
T
H
S
U
B
M
I
T
T
A
L
02
/
1
0
/
2
0
2
1
SI
X
T
H
S
U
B
M
I
T
T
A
L
03
/
1
0
/
2
0
2
1
FI
N
A
L
S
U
B
M
I
T
T
A
L
05
/
0
3
/
2
0
2
1
RE
V
I
S
E
D
S
U
B
M
I
T
T
A
L
08
/
0
6
/
2
0
2
5
RE
V
I
S
E
D
S
U
B
M
I
T
T
A
L
10
/
2
1
/
2
0
2
5
RE
V
I
S
E
D
S
U
B
M
I
T
T
A
L
11
/
0
6
/
2
0
2
5