HomeMy WebLinkAbout2026-02-17 G01 Rezoning, Alderbrook_PH AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: February 17, 2026
AGENDA ITEM: Consideration of approval of a motion setting February 17, 2026, as the
date of public hearing on an ordinance to amend Chapter 169, Zoning
Ordinance, City of Waukee, Iowa, by rezoning certain property from A-1
[Agricultural District] to R-2 [One and Two Family Residential District],
R-2 / PD-1 [One and Two Family Residential District with a Planned
Development Overlay], R-3 [Multi-Family Residential District], R-4
[Row Dwelling and Townhome Dwelling District] and C-1A
[Neighborhood Commercial District] (Alderbrook)
FORMAT: Public Hearing
SYNOPSIS INCLUDING PRO & CON: The owner is Dejong Properties, LLC and the
applicant is Landmark Companies, Inc. The property is located north of Ashworth Road and east
of T Avenue, containing 330.7-acres.
The property was annexed into the City of Waukee in 2006. The property is currently zoned A-1,
Agricultural District and is vacant, undeveloped land. The request is to rezone 209.15-acres of the
property to R-2 (One and Two Family Residential District), 55.44-acres to R-2/PD-1, 10.16-acres
to R-3 (Multi-Family Residential District), 43.68-acres to R-4 (Row Dwelling & Townhome
Dwelling District), and 12.90-acres to C-1A (Neighborhood Commercial District).
Notification of the rezoning request was sent out to neighboring property owners on January 30 th.
The rezoning signs were placed on the property by the required deadline. Staff have received
correspondence from a neighboring property owner regarding the rezoning; this has been
included for review.
The concept plan shows 692 single-family lots. A total of 492 lots are shown within the area
proposed to be zoned R-2. The remaining 200 single-family lots are proposed to be smaller
single-family lots that are subject to the requirements of the Planned Development, these lots are
proposed to be zoned R-2 with a Planned Development Overlay. Three outlots are shown within
the areas proposed to be zoned R-4, Row Dwelling & Townhome Dwelling District. One outlot is
shown within the area proposed to be zoned R-3, Multi-Family Residential District. Two outlots
are shown within the area proposed to be zoned C-1A, Neighborhood Commercial District.
The concept plan shows three outlots to provide stormwater detention for the development. An
outlot is shown at the west side of the development, along T Avenue for City parkland.
All of the single-family lots proposed within the Planned Development Overlay area meet or
exceed the minimum requirements proposed for lot width, area and depth. The minimum required
lot area is 6,000 square feet. The minimum required lot width is 55-feet. Both front yard and rear
yard setbacks are 30-ft, the same as what the standard R-2 zoning requires. Other requirements of
the planned development include:
G1
• Minimum two car garage
• Adjacent lots cannot share the same building elevation
• Minimum 25% brick and/or stone on the front street facing elevation
• Vinyl siding allowed with special provisions
• 2 trees and 2 shrubs per lot
Several new public streets would provide access throughout the development. T avenue is a
minor arterial and will include a trail along one side of it. Ashworth Road is a minor arterial and
will include a trail along the north side of it. Daybreak Drive is a minor collector and will include
a trail along one side of the road.
Parkland dedication requirements will apply to the residential portion of the development. The
required amount of parkland is 22.5-acres based upon the proposed number of lots shown and
what the allowable maximum density is for the R-3 and R-4 areas. The applicant is providing just
under 15-acres of parkland, shown on the concept plan, to satisfy the parkland dedication
requirements for the single family residential areas and a portion of the multi -family and medium
density residential areas. The remaining required parkland will be required to be satisfied by other
means at time of the future development of the R-3 and R-4 areas.
The subject property is classified as Single Family Residential, Medium Density Residential,
Neighborhood Commercial, and Park in the Imagine Waukee 2040 Comprehensive Plan.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning
Commission reviewed the rezoning request on February 10, 2026,
and recommended approval:
Approval of a Rezoning related to a change from A-1 (Agricultural District) to R-2 (One
and Two Family Residential District), R-2 (One & Two Family Residential District) / PD-1
(Planned Development Overlay), R-3 (Multi-Family Residential District), R-4 (Row
Dwelling and Townhome Dwelling District) and C-1A (Neighborhood Commercial District)
[Alderbrook]
Melissa DeBoer, Planning Coordinator, introduced the request for approval of a rezoning for a
single-family, multi-family and commercial development, as requested by Dejong Properties,
LLC and Landmark Companies Inc., represented by Erin Ollendike of Civil Design Advantage.
The property is generally located north of Ashworth Road and east of T Avenue, containing
approximately 330.7 acres. The property was annexed into the City of Waukee in 2006. The
applicant requests to rezone 209.15 acres from A-1 to R-2, 55.44-acres from A-1 to R-2/PD-1,
10.16-acres from A-1 to R-3, 43.68-acres from A-1 to R-4, and 12.90-acres from A-1 to C-1A.
Notification to adjacent property owners was mailed on January 30, 2026. The rezoning signs
were placed on the property by the January 3, 2026, deadline. Staff have received correspondence
from a neighboring property owner regarding the proposed rezoning, and it is included in an
attachment with the materials sent out to the Planning and Zoning Commission.
The concept plan provided shows 692 single family lots. A total of 492 lots are shown within the
area proposed to be zoned R-2, One- and Two-Family Residential District. All proposed lots
within the R-2 district comply with the standard R-2 district requirements. The remaining 200
single family lots are proposed to be smaller single-family lots that are subject to the
requirements of the Planned Development. Outlots Z, V and T on the concept plan show the areas
proposed for R-4, Row Dwelling & Townhome Dwelling District. Outlot Z is 10.84-acres, Outlot
V is 6.82-acres, and Outlot T is 23.18-acres. Outlot Y on the concept plan shows the area
proposed for R-3, Multi-Family Residential District. Outlot Y is 8.83-acres. Outlots W and X on
the concept plan show the areas proposed for C-1A, Neighborhood Commercial District. Outlot
W is 2.04-acres and Outlot X is 8.20-acres.
Three outlots are shown on the concept plan at the north to provide stormwater detention for the
development. Outlot K shown on the concept plan at the west is for a future city park.
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 and/or stone on the front street facing elevation, vinyl siding shall be permitted
utilizing Royal Crest Double 4-inch (102mm) Traditional Profile or reasonable equivalent, and
two (2) trees and two (2) shrubs planted on each lot at the time of individual lot development.
Several new public streets would provide access throughout the plat. T Avenue is a minor arterial
and will be required to have a trail on one side of it. Ashworth Road is a minor arterial and will
have a trail along the north side of the street. Daybreak Drive is a minor collector and will include
a trail along one side of the road.
Parkland dedication requirements will apply to the project because of its residential nature. The
required amount of parkland is 22.5-acres based upon the proposed number of lots shown and
what the allowable maximum density is for the R-3 and R-4 areas. The applicant is providing just
under 15-acres of parkland (Outlot K on the concept plan) to satisfy the parkland dedication
requirements for the single-family residential areas and a portion of the multi-family and medium
density residential areas. Any remaining required parkland with future development of the R-3
and R-4 areas will need to be satisfied with other methods.
The subject property is classified as Single Family Residential, Medium Density Residential,
Neighborhood Commercial and Park 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 2.62 units per acre.
Medium Density Residential is defined as a variety of attached side by side townhome and row
home products, with densities ranging from 4 to 12 units per acre.
Neighborhood Commercial is defined as commercial uses consisting of retail, office, or personal
services. Neighborhood Commercial uses typically are located along collectors, or at the
intersection of collectors and minor arterials. Neighborhood Commercial would primarily serve
surrounding neighborhoods and provide primarily day-to-day goods and services for residents.
They should be walkable from nearby residential neighborhoods.
Although the proposed rezoning to R-3 (Multi-Family Residential District) is not consistent with
the Comprehensive Plan, staff is comfortable with the proposal as what is proposed will provide a
variety of housing options for the area.
The proposed rezoning is generally consistent with the land uses identified in the Comprehensive
Plan. Staff recommends approval of the rezoning for Alderbrook.
The following residents spoke:
• Jeff Egge, Attorney representing Irene Carlson and Major Bowen Trust, 31413 T Ave.,
Adel IA
• Denise Gerdis, 29266 310th St., Waukee IA
• Irene Carlson, 31413 T Ave., Adel IA
• Philip & Nancy Duey, 31151 T Ave., Adel IA
• Jason Burger, 29147 Ashworth Rd., Adel IA
Concerns from residents as follows:
• General discussion of sewer trunk line locations for the development, and replacement of
fences after that work is completed
• Pre annexation agreement to relocate an existing hog confinement operation in the area
• Construction dust concerns, are there plans for paving
• Impact on T avenue; future widening and where is land taken from for the right-of-way,
and timeline
• Park location – will it remain where indicated on the concept plan
• Timeline of construction and phases
• Landscape buffer regulations
• Concerns that the project is moving too fast and residents have not had ample time to
respond, what are next steps to make sure concerns are resolved before rezoning is
complete
• Density concerns
• Concerns regarding separation of private wells and safe drinking water, how is that
regulated
• Concerns that developers are receiving undisclosed incentives
• Is there an example of a similar development that can help residents visualize what this
development would be like
Staff comments (Andy Kass, Community Development Director):
• Fencing: Developers typically remove fencing containing barbed wire and other wire
materials due to safety concerns; Public Works usually handle any agreements regarding
replacing fencing after sewer work is completed but Andy can reach out to other city staff
to gather that information
• Confirmation that a pre-annexation agreement exists to cease the hog confinement
operation with the Burger family who originally sold the land that is being rezoned; the
developer has already had conversations regarding this agreement
• T Avenue asphalt overlay: This would be required by the developer; expansion of T
Avenue will be dictated by demand and traffic needs; additional improvements of this
type are traditionally borne by the developer, no assessments to citizens; city staff will
work with property owners to obtain the right-of-way
• General discussion of T Avenue designated as a minor arterial
• Curb and gutter would be finished later based on traffic figures and availability of city
budgeted funds
• Dust Control: With this being a public street, we cannot stop people from using it; staff
believe Dallas County currently takes responsibility for dust management, but that plan
will evolve as the project starts and collaborative conversations with developers take
place to address items like dust and road damage; similar to the Apple project
• The Parks and Recreation Department is normally consulted regarding park location; they
have already indicated they are happy with the current placement due to visibility and
safety and will not be changing the location of the park as shown on the concept plan
• Confirmation that landscape buffers are generally a minimum of 25 feet and would be in
place for the residents along T Avenue; it is possible to work with a developer for
additional buffering which would be recorded as part of the final plat
• Confirmation of the process: The public hearing goes forward at the next council
meeting, Tuesday, February 17th, regardless of the decision on rezoning tonight; there
will be a second and third hearing at the subsequent council meetings in March 2026; the
council meetings are a good opportunity for residents to attend and share their viewpoint
• Density concerns: General discussion of the city’s comprehensive plan and how zoning
dictates land use; also, the zoning requirements of units per acre; Andy explained that in
townhome residential areas, it is very rare to get to the maximum density due to creation
of private streets within a development
• The city doesn’t regulate private wells; Andy will investigate further to find additional
information
• There are no local incentives for developers, and the city is unaware of any other funds
developers are receiving
• Going forward, the developer would submit a preliminary plan; this is the point where
city staff can work with developers to address items that cannot be answered or decided
at tonight’s meeting, which is merely to determine land use
• Stratford Crossing was provided as an example of a similar development
• Staff will respond to the letter from Wilson, Egge & Loya PC, attorneys for Irene Carlson
and Major Bowen Trust and provide a copy of that response to Planning & Zoning
Commissioners
• Copies of that letter were made available to meeting attendees tonight
• Closing comments from staff and Commissioners: Tonight’s rezoning is the first step but
not the final step; staff try very hard to review projects presented and ask appropriate
questions; attendees were thanked for their participation and urged to stay engaged and to
share contact information with city staff
Developer Comments:
• Erin Ollendike of Civil Design Advantage, representing Dejong Properties LLC and
Landmark Companies, Inc. confirmed three phases of development, beginning with the
first phase on the north side of the development, which would be single family homes,
and would potentially begin in Spring 2026 if zoning and plans were all approved
Motion by Commissioner Lohse for Approval of a Rezoning related to a change from A-1
(Agricultural District) to R-2 (One and Two Family Residential District), R-2 (One & Two
Family Residential District) / PD-1 (Planned Development Overlay), R-3 (Multi-Family
Residential District), R-4 (Row Dwelling and Townhome Dwelling District) and C-1A
(Neighborhood Commercial District) [Alderbrook], seconded by Commissioner Bankole. Ayes:
Broderick, Bankole, Beenken, Lohse, and Bannister. Nays: None. Recusal: Tuel. Motion
carried.
STAFF REVIEW AND COMMENT: Hold the Public Hearing.
RECOMMENDATION: Hold the Public Hearing.
ATTACHMENTS: I. Staff Report
II. Rezoning Maps
III. Concept Plan
IV. Planned Development
V. Neighbor Correspondence
VI. Staff Response Letter to Neighbor Correspondence
VII. Developer Email and Exhibits
PREPARED BY: Melissa DeBoer, Planning Coordinator
REVIEWED BY:
PUBLIC NOTICE INFORMATION –
NAME OF PUBLICATION: Dallas County News
DATE OF PUBLICATION: February 12, 2026
PLANNING AND ZONING COMMISSION STAFF REPORT
PROJECT: Alderbrook – Rezoning PREPARED BY: Melissa DeBoer, AICP – Planning
Coordinator
REPORT DATE: February 6, 2026
MEETING DATE: February 10, 2026
GENERAL INFORMATION
Owner: Dejong Properties, LLC
Applicant: Landmark Companies, Inc.
Owner’s Representative:
Erin Ollendike, P.E. – Civil Design Advantage
Request: The applicant is requesting approval of a rezoning for
a single-family, multi-family, and commercial
development.
Location and Size: Property is generally located north of Ashworth Road
and east of T Avenue, containing approximately
330.7-acres.
AREA MAP
ABOVE: The area outlined in BLUE is the area proposed to be rezoned.
February 6, 2026
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 /
Neighborhood
Commercial / Park
A-1 (Agricultural District)
North Rural Residential &
Agricultural (Dallas
County)
Open Space/ Park /
Medium Density
Residential
N/A Dallas County
South Agricultural – Hog
Confinement / Rural
Residential (Dallas
County)
Single Family
Residential / Medium
Density Residential /
Open Space / High
Density Residential
N/A Dallas County
East Vacant –
Undeveloped /
Rural Residential
(Dallas County)
Single Family
Residential / Open
Space
A-1 (Agricultural District) and N/A Dallas
County
West Rural Residential /
Agricultural /
Vacant –
Undeveloped
(Dallas County)
Single Family
Residential / Open
Space / Medium
Density Residential /
Neighborhood
Commercial
N/A Dallas County
BACKGROUND
The subject property is located north of Ashworth Road and east of T Avenue. The property was annexed into the City
of Waukee in 2006. The applicant requests to rezone 209.15-acres from A-1 to R-2, 55.44-acres from A-1 to R-2/PD-1,
10.16-acres from A-1 to R-3, 43.68-acres from A-1 to R-4, and 12.90-acres from A-1 to C-1A.
Notification to adjacent property owners was mailed on January 30, 2026. The rezoning signs were placed on the
property by the January 3, 2026, deadline. Staff have received correspondence from a neighboring property owner
regarding the proposed rezoning and it is included in an attachment with the materials sent out to the Planning and
Zoning Commission.
PROJECT DESCRIPTION
The concept plan provided shows 692 single family lots. A total of 492 lots are shown within the area proposed to be
zoned R-2, One and Two Family Residential District. All proposed lots within the R-2 district comply with the standard
R-2 district requirements (Table 1 below). The remaining 200 single family lots are proposed to be smaller single-family
lots that are subject to the requirements of the Planned Development (Table 2 below). Outlots Z, V and T on the
concept plan show the areas proposed for R-4, Row Dwelling & Townhome Dwelling District. Outlot Z is 10.84-acres,
Outlot V is 6.82-acres, and Outlot T is 23.18-acres. Outlot Y on the concept plan shows the area proposed for R-3,
Multi-Family Residential District. Outlot Y is 8.83-acres. Outlots W and X on the concept plan show the areas proposed
for C-1A, Neighborhood Commercial District. Outlot W is 2.04-acres and Outlot X is 8.20-acres.
February 6, 2026
3 of 4
Three outlots are shown on the concept plan at the north to provide stormwater detention for the development.
Outlot K shown on the concept plan at the west is for a future city park.
Table 1: Standard R-2 requirements.
Category Standard R-2 (minimum)
Lot Area 8,000 square feet per
Lot Width 65 feet
Front Yard Setback 30 feet
Rear Yard Setback 30 feet
Side Yard Setback 15 feet (total)
Table 2: Proposed R-2/PD-1 requirements.
Category Standard R-2/PD-1 (minimum)
Lot Area 6,000 square feet per
Lot Width 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
• Adjacent lots cannot share the same building elevation
• Minimum of 25% brick and/or stone on the front street facing elevation
• Vinyl siding shall be permitted utilizing Royal Crest Double 4-inch (102mm) Traditional Profile or reasonable
equivalent
• Two (2) trees and two (2) shrubs planted on each lot at the time of individual lot development
Several new public streets would provide access throughout the plat. T Avenue is a minor arterial and will be required
to have a trail on one side of it. Ashworth Road is a minor arterial and will have a trail along the north side of the street.
Daybreak Drive is a minor collector and will include a trail along one side of the road.
Parkland dedication requirements will apply to the project because of its residential nature. The required amount of
parkland is 22.5-acres based upon the proposed number of lots shown and what the allowable maximum density is for
the R-3 and R-4 areas. The applicant is providing just under 15-acres of parkland (Outlot K on the concept plan) to
satisfy the parkland dedication requirements for the single-family residential areas and a portion of the multi-family and
medium density residential areas. Any remaining required parkland with future development of the R-3 and R-4 areas
will need to be satisfied with other methods.
COMPREHENSIVE PLAN
The subject property is classified as Single Family Residential, Medium Density Residential, Neighborhood Commercial
and Park 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
February 6, 2026
4 of 4
units per acre. The proposed density of the single-family portion of the project would be approximately 2.62 units per
acre.
Medium Density Residential is defined as a variety of attached side by side townhome and row home products, with
densities ranging from 4 to 12 units per acre.
Neighborhood Commercial is defined as commercial uses consisting of retail, office, or personal services. Neighborhood
Commercial uses typically are located along collectors, or at the intersection of collectors and minor arterials.
Neighborhood Commercial would primarily serve surrounding neighborhoods, and provide primarily day-to-day goods
and services for residents. They should be walkable from nearby residential neighborhoods.
Although the proposed rezoning to R-3 (Multi-Family Residential District) is not consistent with the Comprehensive
Plan, staff is comfortable with the proposal as what is proposed will provide a variety of housing options for the area.
STAFF RECOMMENDATION
The proposed rezoning is generally consistent with the land uses identified in the Comprehensive Plan. Staff
recommends approval of the rezoning for Alderbrook.
AREA 'A'
T
A
V
E
N
U
E
ASHWORTH ROAD
310TH STREET
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2511.843
AL
D
E
R
B
R
O
O
K
EN
G
I
N
E
E
R
:
E
K
O
EI
:
M
A
E
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
1
RE
Z
O
N
I
N
G
M
A
P
'
A
'
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
PR
E
P
A
R
E
D
12
/
1
9
/
2
0
2
5
1
WAUKEE, IOWA
VICINITY MAP
T
A
V
E
N
U
E
ASHWORTH ROA
D
U
P
L
A
C
E
6T
H
S
T
R
E
E
T
I-80
310TH STREET
PROJECT
OWNER
ADJACENT OWNERSHIP - AREA 'A'
ENGINEER
ZONING
BULK REGULATIONS
REZONING DESCRIPTION - AREA 'A'
APPLICANT
AREA 'B'
T
A
V
E
N
U
E
ASHWORTH ROAD
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2511.843
AL
D
E
R
B
R
O
O
K
EN
G
I
N
E
E
R
:
E
K
O
EI
:
M
A
E
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
1
RE
Z
O
N
I
N
G
M
A
P
'
B
'
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
PR
E
P
A
R
E
D
12
/
1
9
/
2
0
2
5
1
WAUKEE, IOWA
VICINITY MAP
T
A
V
E
N
U
E
ASHWORTH ROA
D
U
P
L
A
C
E
6T
H
S
T
R
E
E
T
I-80
310TH STREET
OWNER
ADJACENT OWNERSHIP - AREA 'B'
ENGINEER
ZONING
BULK REGULATIONS
REZONING DESCRIPTION - AREA 'B'
PROJECT
APPLICANT
T
A
V
E
N
U
E
AREA 'C'
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2511.843
AL
D
E
R
B
R
O
O
K
EN
G
I
N
E
E
R
:
E
K
O
EI
:
M
A
E
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
1
RE
Z
O
N
I
N
G
M
A
P
'
C
'
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
PR
E
P
A
R
E
D
12
/
1
9
/
2
0
2
5
1
WAUKEE, IOWA
VICINITY MAP
T
A
V
E
N
U
E
ASHWORTH ROA
D
U
P
L
A
C
E
6T
H
S
T
R
E
E
T
I-80
310TH STREET
OWNER
ADJACENT OWNERSHIP - AREA 'C'
ENGINEER
ZONING
BULK REGULATIONS
REZONING DESCRIPTION - AREA 'C'
PROJECT
APPLICANT
AREA 'D'
ASHWORTH ROAD
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2511.843
AL
D
E
R
B
R
O
O
K
EN
G
I
N
E
E
R
:
E
K
O
EI
:
M
A
E
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
1
RE
Z
O
N
I
N
G
M
A
P
'
D
'
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
PR
E
P
A
R
E
D
12
/
1
9
/
2
0
2
5
1
WAUKEE, IOWA
VICINITY MAP
T
A
V
E
N
U
E
ASHWORTH ROA
D
U
P
L
A
C
E
6T
H
S
T
R
E
E
T
I-80
310TH STREET
OWNER
ADJACENT OWNERSHIP - AREA 'D'
ENGINEER
ZONING
BULK REGULATIONS
REZONING DESCRIPTION - AREA 'D'
PROJECT
APPLICANT
AREA 'E'
ASHWORTH ROAD
T
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
2511.843
AL
D
E
R
B
R
O
O
K
EN
G
I
N
E
E
R
:
E
K
O
EI
:
M
A
E
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
1
RE
Z
O
N
I
N
G
M
A
P
'
E
'
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
PR
E
P
A
R
E
D
12
/
1
9
/
2
0
2
5
1
WAUKEE, IOWA
VICINITY MAP
T
A
V
E
N
U
E
ASHWORTH ROA
D
U
P
L
A
C
E
6T
H
S
T
R
E
E
T
I-80
310TH STREET
OWNER
ADJACENT OWNERSHIP - AREA 'E'
ENGINEER
ZONING
BULK REGULATIONS
REZONING DESCRIPTION - AREA 'E'
PROJECT
APPLICANT
ASHWORTH ROAD
AREA 'F'
T
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
2511.843
AL
D
E
R
B
R
O
O
K
EN
G
I
N
E
E
R
:
E
K
O
EI
:
M
A
E
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
1
RE
Z
O
N
I
N
G
M
A
P
'
F
'
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
PR
E
P
A
R
E
D
12
/
1
9
/
2
0
2
5
1
WAUKEE, IOWA
VICINITY MAP
T
A
V
E
N
U
E
ASHWORTH ROA
D
U
P
L
A
C
E
6T
H
S
T
R
E
E
T
I-80
310TH STREET
OWNER
ADJACENT OWNERSHIP - AREA 'F'
ENGINEER
ZONING
BULK REGULATIONS
REZONING DESCRIPTION - AREA 'F'
PROJECT
APPLICANT
AREA 'G'
T
A
V
E
N
U
E
ASHWORTH ROAD
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2511.843
AL
D
E
R
B
R
O
O
K
EN
G
I
N
E
E
R
:
E
K
O
EI
:
M
A
E
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
1
RE
Z
O
N
I
N
G
M
A
P
'
G
'
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
PR
E
P
A
R
E
D
12
/
1
9
/
2
0
2
5
1
WAUKEE, IOWA
VICINITY MAP
T
A
V
E
N
U
E
ASHWORTH ROA
D
U
P
L
A
C
E
6T
H
S
T
R
E
E
T
I-80
310TH STREET
OWNER
ADJACENT OWNERSHIP - AREA 'G'
ENGINEER
ZONING
BULK REGULATIONS
REZONING DESCRIPTION - AREA 'G'
PROJECT
APPLICANT
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2511.843
AL
D
E
R
B
R
O
O
K
EN
G
I
N
E
E
R
:
E
K
O
EI
:
M
A
E
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
7
RE
Z
O
N
I
N
G
E
X
H
I
B
I
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
1
R-2
PD-1
R-4
R-4R-3
C-1A
R-4
17
16
15
14
13
121191087
OUTLOT 'M'
654
3
2
1
24232221
20
19
OUTLOT 'N'
18
33
29
28
27
2625
959493929190
89
88
87
86
85
84
83 82 81 80 79 78
77
76
75
74
73
72
10099989796
OUTLOT 'L'
658 659 660 661 662 663 664 665 666 667 668 669 670 671 672 673
674
675676677678679680681682683684685686
687
688
689
690
691
692
638
639
640
641
642
643644645646647648649650651652653654655656657
636
637
OUTLOT 'K'
70
OUTLOT 'O'
69 68 67 66 65 64
63
62
61
60
59
58
57
56
133
132
131
130
129
128
127
126
125
124
123
122
121
120
119
118
117
116
115
114
113
112
111
110
109
108
107106
105
104
103
102
101
71
139
138
137
136
185
186
187
215
214
213
188
189
190
212
211
210
191
192
209
208
193
194
207
206
195
196
205
204
197
198
203
202
199
200
201
263
264
265
266
267
277
268
269
276
275
270
271
274
273
272
T
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
2511.843
AL
D
E
R
B
R
O
O
K
EN
G
I
N
E
E
R
:
E
K
O
EI
:
M
A
E
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
7
RE
Z
O
N
I
N
G
E
X
H
I
B
I
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
2
17
16
15
14
13
24232221
20
19
OUTLOT 'N'
18
33
32
31
30
29
28
27
2625
OUTLOT 'P'
44
43
42
41
40
39
38
37
36
35
34
OUTLOT 'Q'
47
46
45
OUTLOT 'R'
156
155
154
153
152
51
50
49
48
157
75
74
73
72
10099
672 673
674
675
642
643
70
OUTLOT 'O'
69 68 67 66 65 64
63
62
61
60
59
58
57
56
133
132
131
130
129
128
127
126
125
124
123
122
121
120
119
118
117
116
115
114
113
112
111
110
109
108
107106
105
104
103
102
101
71
151
150
149
148147146
145
144
143
142
141
140
139
138
137
136
135
134
55
219
184
220
221
183
182
181
180
179
178
177
217
218
185
186
187
216
215
214
213
188
189
190
212
211
210
191
192
209
208
193
194
207
206
195
196
205
204
197
198
203
202
199
200
201
257
258
259
260
261
284
283
282
281
262
263
264
265
280
279
266
267
278
277
268
269
276
275
270
271
274
273
272
343
344
345
346
347
348
349
52
OUTLOT 'S'
53
54
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2511.843
AL
D
E
R
B
R
O
O
K
EN
G
I
N
E
E
R
:
E
K
O
EI
:
M
A
E
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
7
RE
Z
O
N
I
N
G
E
X
H
I
B
I
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
3
44
47
46
45
156
155
154
153
152
51
50
49
48
165
164
163
162
161
160
159
158
157
169
168
167
166
498
497
496
495
123
122
121
120
119
118
117
116
115
114
113
112
151
150
149
148147146
145
144
143
142
141
140
139
138
137
136
135
134
55
219
184
220
221
183
182
222
223
181
180
224
225
226
179
178
227
228
177
176
229 230
175
231 232
173
233 234
172 171
235 236
170
290
291
292
293
294
295
296
298
297
299
300
301 302 303 304 305 306 307 308 309 310
237238239240241242243244245
246
247
248
249
250
251
252
253
254
255
327
369
368
328
329
367
366
330
331
365
364
332
486
394
487 488
393 392
489 490
391 390
491 492
389 388
493 494
387
OUTLOT 'U'
543
541
542
540
469
468
409
408
470
471
407
472
406
473
405
474
404
475
476
403
402
477
478
401
400
479
480
399
481
482
398
397
483 484
396
395
485
544545
546
547
548
594
593
583
582
581
580
579
578
577
576
575
574
573
572
571
570
564
563
562
561
560
559
558
557
556
555
554
553
552
551
550
549
217
218
185
186
187
216
215
214
213
188
189
190
212
211
210
191
192
209
208
193
194
207
206
195
196
205
204
197
198
203
202
199
200
201
287
288
289
256
257
258
259
286
285
260
261
284
283
282
281
262
263
264
265
280
279
266
267
278
277
268
269
276
275
270
271
274
273
272
333
363
362
334
335
361
360
336
337
359
358
338
339
357
356
340
341
355
354
342
343
353
352
344
345
346
351
350
347
348
349
410
467
466
411
465
412
464
413
463
462
414
415
461
460
416
417
459
458
418
419
457
456
420
421
455
454
422
423
453
424
174
52
OUTLOT 'S'
53
54
311312313314315316317318319320
321
322
323
324
325
326
381380379378377376
375
374
373
372
370
371
386385384383382
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2511.843
AL
D
E
R
B
R
O
O
K
EN
G
I
N
E
E
R
:
E
K
O
EI
:
M
A
E
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
7
RE
Z
O
N
I
N
G
E
X
H
I
B
I
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
4
638
639
640
641
642
619 620 621 622 623 624 625 626 627 628 629 630 631 632 633
634
635
636
637
OUTLOT 'K'
123
122
121
120
119
118
117
116
115
114
113
140
139
138
137
136
219
184
220
221
183
182
222
223
181
290
291
292
293
294
295
296
297
250
251
252
253
254
255
327
369
368
328
329
367
366
330
331
365
364
332
OUTLOT 'U'
543
541
542
540
469
468
409
408
470
471
407
472
406
473
405
474
404
475
476
403
402
477
478
401
400
479
480
399
481
398
544545
546
547
548
600
599
598
597
596 595
594
593
592
591
590
589
588
587
586
585
584
583
582
581
580
579
578
577
576
575
574
573
572
571
570
569
568
567
566
565
564
563
562
561
560
559
558
557
556
555
554
553
552
551
550
549601
602603604605606607608609610611612613
614
615
616
617
618
439438
437 436
440 441
435 434
442 443
433 432
444 445
431 430
446 447
429 428
448 449
427 426
450
OUTLOT 'Z'
217
218
185
186
187
216
215
214
213
188
189
190
212
211
210
191
192
209
208
193
194
207
206
195
196
205
204
197
198
203
202
199
201
287
288
289
256
257
258
259
286
285
260
261
284
283
282
281
262
263
264
265
280
279
266
267
278
277
268
269
276
275
270
271
274
273
272
333
363
362
334
335
361
360
336
337
359
358
338
339
357
356
340
341
355
354
342
343
353
352
344
345
346
351
350
347
348
349
410
467
466
411
465
412
464
413
463
462
414
415
461
460
416
417
459
458
418
419
457
456
420
421
455
454
422
423
453
452
424
425
451T
A
V
E
N
U
E
324
325
326
373
372
370
371
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2511.843
AL
D
E
R
B
R
O
O
K
EN
G
I
N
E
E
R
:
E
K
O
EI
:
M
A
E
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
7
RE
Z
O
N
I
N
G
E
X
H
I
B
I
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
5
327
369
368
328
367
366
365
364
OUTLOT 'U'
543
541
542
540
469
468
409
408
470
471
407
472
406
473
405
474
404
475
476
403
402
477
478
401
400
479
480
399
481
398
544545
546
547
548
600
599
598
597
596 595
594
593
592
591
590
589
588
587
586
585
584
583
582
581
580
579
578
577
576
575
574
573
572
571
570
569
568
567
566
565
564
563
562
561
560
559
558
557
556
555
554
553
552
551
550
549601
OUTLOT 'X'
OUTLOT 'Y'
OUTLOT 'Z'
OUTLOT 'W'
OUTLOT 'V'
410
467
466
411
465
412
464
413
463
462
414
461
460
459
458
ASHWORTH ROAD
324
325
326
373
372
370
371
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2511.843
AL
D
E
R
B
R
O
O
K
EN
G
I
N
E
E
R
:
E
K
O
EI
:
M
A
E
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
7
RE
Z
O
N
I
N
G
E
X
H
I
B
I
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
6
169
168
167
166
526
525
524
523
522
521
520
519
518
517
516
515
514 513
512
511
510
509
508
507
506
505
504
503
502
501
500
499
498
497
496
495
369
368
367
486
394
487 488
393 392
489 490
391 390
491 492
389 388
493 494
387
OUTLOT 'U'
543
541
542
540 539 538
537
536 535 534 533 532 531 530 529 528 527
469
468
409
408
470
471
407
472
406
473
405
474
404
475
476
403
402
477
478
401
400
479
480
399
481
482
398
397
483 484
396
395
485
544545
546
547
548
595
594
593
583
582
581
580
579
578
577
576
575
574
573
572
571
570
562
561
560
559
558
557
556
555
554
553
552
551
550
549
OUTLOT 'T'
410
467
466
411
465
464
463
462
ASHWORTH ROAD
311312313314315316317318319320
321
322
323
381380379378377
376
375
374
373
372
370
371
386385384383382
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2511.843
AL
D
E
R
B
R
O
O
K
EN
G
I
N
E
E
R
:
E
K
O
EI
:
M
A
E
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
7
RE
Z
O
N
I
N
G
E
X
H
I
B
I
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
7
ORDINANCE NO.
AN ORDINANCE TO AMEND CHAPTER 169, ZONING ORDINANCE, CITY
OF WAUKEE, IOWA BY AMENDING THE ZONING FROM A-1
(AGRICULTURAL DISTRICT) TO R-2 (ONE AND TWO FAMILY
RESIDENTIAL DISTRICT) / PD-1 (PLANNED DEVELOPMENT OVERLAY)
FOR CERTAIN PROPERTY [ALDERBROOK]
BE IT ORDAINED by the Council of the City of Waukee:
Section 1. Section 160.02 of Chapter 169, Waukee Municipal Code, Zoning
Ordinance of the City, adopting the Official Zoning Map, is hereby amended by
amending the following real estate (Property) from A-1 (Agricultural District) to R-2/
PD-1 (One and Two Family Residential District/Planned Development Overlay
District), legally described as follows:
A PART OF THE SOUTHWEST QUARTER AND A PART OF THE WEST HALF OF THE
SOUTHEAST QUARTER, BOTH BEING IN SECTION 1, TOWNSHIP 78 NORTH, RANGE
27 WEST OF THE FIFTH PRINCIPAL MERIDIAN IN THE CITY OF WAUKEE, DALLAS
COUNTY, IOWA AND MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHEAST CORNER OF THE NORTHEAST QUARTER OF SAID
SOUTHWEST QUARTER; THENCE NORTH 89°12'40" WEST ALONG THE SOUTH LINE
OF SAID NORTHEAST QUARTER OF THE SOUTHWEST QUARTER, 1307.09 FEET TO
THE SOUTHWEST CORNER OF SAID NORTHEAST QUARTER OF THE SOUTHWEST
QUARTER; THENCE SOUTH 00°14'03" WEST ALONG THE EAST LINE OF THE
SOUTHWEST QUARTER OF SAID SOUTHWEST QUARTER, 191.60 FEET; THENCE
NORTH 89°45'57" WEST, 242.51 FEET; THENCE NORTH 58°58'57" WEST, 344.40 FEET;
THENCE NORTH 67°29'27" WEST, 30.00 FEET; THENCE NORTHEASTERLY ALONG A
CURVE CONCAVE SOUTHEASTERLY WHOSE RADIUS IS 800.00 FEET, WHOSE ARC
LENGTH IS 208.13 FEET AND WHOSE CHORD BEARS NORTH 29°57'44" EAST, 207.54
FEET; THENCE NORTHEASTERLY ALONG A CURVE CONCAVE NORTHWESTERLY
WHOSE RADIUS IS 1000.00 FEET, WHOSE ARC LENGTH IS 435.96 FEET AND WHOSE
CHORD BEARS NORTH 24°55'33" EAST, 432.51 FEET; THENCE NORTH 77°33'49" WEST,
30.00 FEET; THENCE NORTH 81°54'54" WEST, 82.41 FEET; THENCE NORTH 86°06'38"
WEST, 60.35 FEET; THENCE NORTH 89°15'52" WEST, 61.97 FEET; THENCE NORTH
89°44'04" WEST, 731.65 FEET; THENCE NORTH 89°51'25" WEST, 60.00 FEET TO THE
WEST LINE OF SAID SECTION 1; THENCE NORTH 00°08'35" EAST ALONG SAID WEST
LINE, 500.13 FEET; THENCE SOUTH 89°44'04" EAST, 823.21 FEET; THENCE EASTERLY
ALONG A CURVE CONCAVE SOUTHERLY WHOSE RADIUS IS 1475.00 FEET, WHOSE
ARC LENGTH IS 883.17 FEET AND WHOSE CHORD BEARS SOUTH 72°34'53" EAST,
870.04 FEET; THENCE EASTERLY ALONG A CURVE CONCAVE NORTHERLY WHOSE
RADIUS IS 3625.00 FEET, WHOSE ARC LENGTH IS 2167.91 FEET AND WHOSE CHORD
BEARS SOUTH 72°33'39" EAST, 2135.75 FEET; THENCE SOUTH 89°41'37" EAST, 62.00
FEET; THENCE SOUTH 00°18'23" WEST, 500.00 FEET; THENCE NORTH 89°41'37" WEST,
30.00 FEET; THENCE NORTH 89°29'10" WEST, 81.25 FEET; THENCE NORTH 88°37'03"
WEST, 53.76 FEET; THENCE NORTH 88°37'03" WEST, 2.68 FEET; THENCE NORTH
87°47'52" WEST, 61.57 FEET; THENCE NORTH 86°56'34" WEST, 61.57 FEET; THENCE
NORTH 86°07'23" WEST, 56.44 FEET; THENCE NORTH 85°20'21" WEST, 56.44 FEET;
THENCE NORTH 84°31'11" WEST, 61.57 FEET; THENCE NORTH 83°39'52" WEST, 61.57
FEET; THENCE NORTH 82°50'42" WEST, 56.44 FEET; THENCE NORTH 81°54'19" WEST,
78.87 FEET; THENCE NORTH 80°56'18" WEST, 60.36 FEET; THENCE NORTH 79°52'32"
WEST, 92.67 FEET; THENCE NORTH 78°50'24" WEST, 56.44 FEET; THENCE NORTH
78°03'22" WEST, 56.44 FEET; THENCE NORTH 77°16'20" WEST, 56.44 FEET; THENCE
NORTH 76°29'18" WEST, 56.44 FEET; THENCE NORTH 75°42'16" WEST, 56.44 FEET;
THENCE NORTH 74°55'14" WEST, 56.44 FEET TO THE WEST LINE OF SAID WEST
HALF OF THE SOUTHEAST QUARTER; THENCE NORTH 00°17'26" EAST ALONG SAID
WEST LINE, 139.93 FEET TO THE POINT OF BEGINNING AND CONTAINING 55.44
ACRES (2,414,885 SQUARE FEET).
Section 2. Planned Development Agreement. Attached hereto as Exhibit A is
the Planned Development Agreement which shall define the minimum standards
and requirements of the PD-1 [Planned Development Overlay District] pertaining
to the above legally described property.
Section 3. Repealer. All ordinances or parts of ordinances in conflict with the
provisions of this ordinance are hereby repealed.
Section 4. Severability Clause. If any section, provision or part of this
ordinance shall be adjudged invalid or unconstitutional, such adjudication shall not affect
the validity of the ordinance as a whole or any section, provision, or part thereof not
adjudged invalid or unconstitutional.
Section 5. Effective Date. This ordinance shall be in effect upon its final
passage, approval and publication as provided by law.
Passed by the Council this _____ day of __________, 2026, and approved this ____ day of
_____________, 2026.
Courtney Clarke, Mayor
Attest:
Rebecca D. Schuett, City Clerk
Exhibit A
Alderbrook – Small Lot Single Family Residential
Development
PLANNED DEVELOPMENT
CITY OF WAUKEE
APPROVED BY WAUKEE CITY COUNCIL ON _____________________, 2026
TABLE OF CONTENTS
ALDERBROOK SMALL LOT SINGLE FAMILY RESIDENTIAL
PLANNED DEVELOPMENT
• Rezoning Request
• Exhibit B – Waukee PD Form
• Exhibit C – Property Legal Description
• Exhibit D – Rezoning Map
• Exhibit E – Conceptual Development Plan
Exhibit B | ALDERBROOK SMALL LOT SINGLE FAMILY RESIDENTIAL –
PLANNED DEVELOPMENT
Waukee, Iowa
Planned Development Overlay District (PD)
Item 1 Purpose and Scope of District
• The subject property is located within a portion of the Alderbrook development
which is generally located north of Ashworth Road and east of T Avenue.
• The proposed Planned Development is an approximately 55.44 acre parcel of
property that is located within the larger Alderbrook Development. The
proposed Planned Development calls for the development of 200 single family
residential lots.
• The existing zoning of the Property is A-1 (Agricultural District)
• The proposed underlying zoning of the Property will be R-2 (One and Two Family
Residential District) with the Planned Development Overlay (PD-1) defining the
allowable uses, bulk regulations and restrictions.
Item 2 Location, Size, Legal Description
• See Attached: Exhibit C – Legal Description
Exhibit D – Rezoning Map
Item 3 Conceptual Development Plan
• See Attached: Exhibit E – Conceptual Development Plan
• Exhibit E represents a conceptual development plan showing proposed
development of 200 small lot single family lots in addition to the larger
Alderbrook development.
Item 4 Building Design Standards, including height, materials, sections and other
information required to describe the project
Building design and site standards for the project shall be consistent with the
Waukee Code of Ordinances as well as the additional design characteristics as
follows:
1. Each single family home shall include a minimum of a two-car attached
garage.
2. Each single family home shall require a minimum of 25% brick and/or
stone on the front street facing elevation of the home.
3. Adjoining lots cannot consist of the same elevation.
4. Vinyl siding shall be permitted utilizing Royal Crest Double 4-inch (102
mm) Traditional Profile or reasonable equivalent.
Item 5 Bulk Regulations – Including Density Regulations, Setbacks, Maximum Heights,
and other design standards specific to the Project
Single Family Residential
All lots and homes shall be consistent with the R-2 One and Two Family
Residential District requirements with the following exceptions and
modifications as specified below:
1. Density. Five (5) Dwelling Units/Acre maximum
2. Minimum Floor Area. 1,100 square feet – single story & 1,400 square feet –
two story
3. Front Yard. Thirty (30) feet minimum
4. Side Yards. Total of ten (10) feet – minimum of five (5) feet on each side
5. Rear Yards. Thirty (30) feet minimum
6. Minimum Lot Size. 6,000 square feet
7. Minimum Lot Width. Fifty-five (55) feet
Item 6 Uses of Property – Including Principal Permitted Uses and Accessory
Uses
Those uses and accessory uses only as permitted within the R-2 (Single
Family Residential) Zoning District.
Item 7 Open Space, Landscape and Buffer Regulations
1. Minimum open space and landscaping shall be as described within the City of
Waukee Code of Ordinances in addition to provisions as specified below:
a. A minimum of two (2) trees and two (2) shrubs shall be planted on each
lot at the time of individual lot development and prior to issuance of a
Certificate of Occupancy.
END OF DOCUMENT
EXHIBIT C
LEGAL DESCRIPTION
A PART OF THE SOUTHWEST QUARTER AND A PART OF THE WEST HALF OF THE
SOUTHEAST QUARTER, BOTH BEING IN SECTION 1, TOWNSHIP 78 NORTH, RANGE
27 WEST OF THE FIFTH PRINCIPAL MERIDIAN IN THE CITY OF WAUKEE, DALLAS
COUNTY, IOWA AND MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHEAST CORNER OF THE NORTHEAST QUARTER OF SAID
SOUTHWEST QUARTER; THENCE NORTH 89°12'40" WEST ALONG THE SOUTH LINE
OF SAID NORTHEAST QUARTER OF THE SOUTHWEST QUARTER, 1307.09 FEET TO
THE SOUTHWEST CORNER OF SAID NORTHEAST QUARTER OF THE SOUTHWEST
QUARTER; THENCE SOUTH 00°14'03" WEST ALONG THE EAST LINE OF THE
SOUTHWEST QUARTER OF SAID SOUTHWEST QUARTER, 191.60 FEET; THENCE
NORTH 89°45'57" WEST, 242.51 FEET; THENCE NORTH 58°58'57" WEST, 344.40 FEET;
THENCE NORTH 67°29'27" WEST, 30.00 FEET; THENCE NORTHEASTERLY ALONG A
CURVE CONCAVE SOUTHEASTERLY WHOSE RADIUS IS 800.00 FEET, WHOSE ARC
LENGTH IS 208.13 FEET AND WHOSE CHORD BEARS NORTH 29°57'44" EAST, 207.54
FEET; THENCE NORTHEASTERLY ALONG A CURVE CONCAVE NORTHWESTERLY
WHOSE RADIUS IS 1000.00 FEET, WHOSE ARC LENGTH IS 435.96 FEET AND WHOSE
CHORD BEARS NORTH 24°55'33" EAST, 432.51 FEET; THENCE NORTH 77°33'49" WEST,
30.00 FEET; THENCE NORTH 81°54'54" WEST, 82.41 FEET; THENCE NORTH 86°06'38"
WEST, 60.35 FEET; THENCE NORTH 89°15'52" WEST, 61.97 FEET; THENCE NORTH
89°44'04" WEST, 731.65 FEET; THENCE NORTH 89°51'25" WEST, 60.00 FEET TO THE
WEST LINE OF SAID SECTION 1; THENCE NORTH 00°08'35" EAST ALONG SAID WEST
LINE, 500.13 FEET; THENCE SOUTH 89°44'04" EAST, 823.21 FEET; THENCE EASTERLY
ALONG A CURVE CONCAVE SOUTHERLY WHOSE RADIUS IS 1475.00 FEET, WHOSE
ARC LENGTH IS 883.17 FEET AND WHOSE CHORD BEARS SOUTH 72°34'53" EAST,
870.04 FEET; THENCE EASTERLY ALONG A CURVE CONCAVE NORTHERLY WHOSE
RADIUS IS 3625.00 FEET, WHOSE ARC LENGTH IS 2167.91 FEET AND WHOSE CHORD
BEARS SOUTH 72°33'39" EAST, 2135.75 FEET; THENCE SOUTH 89°41'37" EAST, 62.00
FEET; THENCE SOUTH 00°18'23" WEST, 500.00 FEET; THENCE NORTH 89°41'37" WEST,
30.00 FEET; THENCE NORTH 89°29'10" WEST, 81.25 FEET; THENCE NORTH 88°37'03"
WEST, 53.76 FEET; THENCE NORTH 88°37'03" WEST, 2.68 FEET; THENCE NORTH
87°47'52" WEST, 61.57 FEET; THENCE NORTH 86°56'34" WEST, 61.57 FEET; THENCE
NORTH 86°07'23" WEST, 56.44 FEET; THENCE NORTH 85°20'21" WEST, 56.44 FEET;
THENCE NORTH 84°31'11" WEST, 61.57 FEET; THENCE NORTH 83°39'52" WEST, 61.57
FEET; THENCE NORTH 82°50'42" WEST, 56.44 FEET; THENCE NORTH 81°54'19" WEST,
78.87 FEET; THENCE NORTH 80°56'18" WEST, 60.36 FEET; THENCE NORTH 79°52'32"
WEST, 92.67 FEET; THENCE NORTH 78°50'24" WEST, 56.44 FEET; THENCE NORTH
78°03'22" WEST, 56.44 FEET; THENCE NORTH 77°16'20" WEST, 56.44 FEET; THENCE
NORTH 76°29'18" WEST, 56.44 FEET; THENCE NORTH 75°42'16" WEST, 56.44 FEET;
THENCE NORTH 74°55'14" WEST, 56.44 FEET TO THE WEST LINE OF SAID WEST
HALF OF THE SOUTHEAST QUARTER; THENCE NORTH 00°17'26" EAST ALONG SAID
WEST LINE, 139.93 FEET TO THE POINT OF BEGINNING AND CONTAINING 55.44
ACRES (2,414,885 SQUARE FEET).
EXHIBIT D
REZONING MAP
EXHIBIT E
CONCEPTUAL DEVELOPMENT PLAN
1
Melissa DeBoer
From:Andy Kass
Sent:Wednesday, February 11, 2026 3:40 PM
To:Lisa Wilson
Cc:Charlotte Sloan; Jennifer Hill; Jeff Egge; Melissa DeBoer; Brad Deets
Subject:Re: 31413 T. Avenue/Carlson
Lisa,
Last night at the Planning & Zoning Commission meeting, the Commission recommended approval of the
Alderbrook rezoning request. Several of the questions raised in the letter that you sent on Friday were
addressed by staff at the meeting last night, but I have provided responses to each of the questions
below for your reference. The responses will be numbered to correspond to the question/comment
provided in your letter dated February 6, 2026.
1.Each of the proposed zoning districts would require a setback of 30-feet from the western
property line. There are provisions in our code that would allow the developer to choose a greater
setback, but we are not aware that the developer intends to require anything greater than the
zoning code minimum.
2.A 25-foot landscape buffer will be required for all proposed residential zoning districts along the
western boundary of the proposed development. As part of the preliminary plat process, we could
negotiate with the developer to require a 25-foot buffer along the western side of the proposed
commercial development. A 25-foot landscape buffer is required to have a minimum of 1
overstory tree, 2 evergreen trees, and 2 ornamental trees per 50 lineal feet of buffer area. A berm
of 3-feet is also requested to be installed when feasible. In addition to the buffer requirements,
multi-family, townhome, and commercial development have other site landscaping requirements
that are required by code.
3.The location of the commercial development is consistent with the Future Land Use Map in our
Comprehensive Plan. T Ave and Ashworth Road are both considered Minor Arterial Streets based
on our adopted Major Streets Plan. Commercial development adjacent to the intersection of
streets of a minor arterial classification is appropriate due to the visibility and convenience of the
public who would be using the services offered by the future businesses. The proposed multi-
family residential zoning located north of the proposed commercial is not uncommon in land use
planning as it acts as a transition from the commercial development to less intense land uses.
4.A total of 264.59 acres is proposed to be zoned for single-family residential. Based on the number
of single-family residential lots shown on the concept plan that equates to 2.62 dwelling units per
acre. The comprehensive plan classifies single-family residential as typically between 2 to 4 units
per acre. The maximum allowed density of the proposed R-4 (townhomes) district is 12-units per
acre. No conceptual layout had been provided for any of the areas proposed for R-4, but it has
been my experience that most townhome developments are between 6 to 10 units per acre. The
maximum allowed density of the proposed R-3 district (multi-family) is 18 units per acre. Most
traditional suburban multi-family developments are between 14 to 18 units per acre. A Planned
Unit Development is not being request for the R-3 or R-4 areas to allow for greater density.
5.T Avenue is an existing street that runs between the subject property and the adjoining properties
on the west side of T Avenue. Requiring that all of the future right-of-way for the future expansion
2
of T Avenue to be placed on the Alderbrook property would not be consistent with our standard
practice of obtaining equal amounts of right-of-way from properties on both sides of a street. The
existing right-of-way of T Avenue is 80-feet. The future right-of-way for T Avenue will be 120-feet
(some areas may be wider for intersections) which means we will need to obtain a minimum of
20-feet on each side of the road for the future full-build condition. At the time the City beings
working on the future expansion of T Avenue, City staff will meet with affected property owners to
discuss right-of-way acquisition and any necessary temporary or permanent easements.
6.Staff is not aware of any environmental issues or existing conditions related to the subject
property where an environmental assessment would be required. In addition, there is no state,
local, or federal funding tied to the proposed development that would require such an
assessment.
Please forward our responses to your client and let me know if you have any questions. Thanks.
Andy Kass, AICP,Community Development Director
City of Waukee
204 W. Hickman Road, Waukee, IA 50263
O: 515-978-7897 | M: 515-705-8231
akass@Waukee.org | Waukee.org
Andy Kass, AICP | Director of Community Development
Community Development, Planning
O: 515-978-7897 | M: 515-705-8231
akass@waukee.org
From: Lisa Wilson <lisa@wilsonlawfirmpc.com>
Sent: Friday, February 6, 2026 3:53 PM
To: Andy Kass <akass@waukee.org>
Cc: Charlotte Sloan <charlotte@wilsonlawfirmpc.com>; Jennifer Hill <jenn@wilsonlawfirmpc.com>; Jeff Egge
<jeff@wilsonlawfirmpc.com>; Melissa DeBoer <mdeboer@waukee.org>
Subject: RE: 31413 T. Avenue/Carlson
This sender is trusted.
sophospsmartbannerend Thanks, Andy!
Lisa R. Wilson
Attorney-at-Law
222 N.W. Sunrise Drive
Waukee, Iowa 50263
Phone: 515-369-2502
3
Fax: 515-369-2503
Website │ Map
IMPORTANT FRAUD NOTICE: BEWARE OF WIRE FRAUD!! Never trust wiring instructions sent via e-mail. Prior to initiating a wire to our firm, on
each and every occasion, you must independently confirm wiring instructions in person or via a telephone call to a trusted and verified phone
number obtained from an independent source outside of this e-mail. If you suspect our instructions are incorrect for any reason, or that you
may be the intended victim of fraud, contact our office immediately. Please be advised that wire instructions for ALL outgoing wires initiated by
our office must be independently verified to our sole and absolute satisfaction, and we reserve the right at any time to refuse to transfer funds
via wire.
This e-mail (including attachments) is covered by the Electronic Communications Privacy Act, 18 U.S.C. §§ 2510-2521. The contents hereof are
confidential and may be protected in whole or in part by the attorney-client privilege or other privileges or immunities. The information is intended
to be for the use of the individual or entity named above. If you are not the named recipient or authorized agent thereof, be aware that any
disclosure, copying, distribution or use of the contents of this information is strictly prohibited. If you are not the named recipient or authorized
agent thereof, you have received this electronic transmission in error and should immediately notify us by telephone call at (515)369-2502 or reply
via email to info@wilsonlawfirmpc.com. Thank you for your cooperation.
From: Andy Kass <akass@waukee.org>
Sent: Friday, February 6, 2026 3:35 PM
To: Lisa Wilson <lisa@wilsonlawfirmpc.com>
Cc: Charlotte Sloan <charlotte@wilsonlawfirmpc.com>; Jennifer Hill <jenn@wilsonlawfirmpc.com>; Jeff Egge
<jeff@wilsonlawfirmpc.com>; Melissa DeBoer <mdeboer@waukee.org>
Subject: RE: 31413 T. Avenue/Carlson
Lisa,
Attached are the concepts we have for the properties to the north near the intersection of T Ave and 310th Street.
Andy Kass, AICP | Director of Community Development
City of Waukee
204 W Hickman Rd, Waukee, IA 50263
O: 515-978-7897 | M: 515-705-8231
akass@waukee.org | Waukee.org
CONFIDENTIALITY NOTICE: This e-mail message, including any attachments, is for the sole use of the intended recipient(s) and
may contain confidential, proprietary, and/or privileged information protected by law. If you are not the intended recipient,
you may not use, copy, or distribute this e-mail message or its attachments. If you believe you have received this e-mail
message in error, please contact the sender by reply e-mail and telephone immediately and destroy all copies of the original
message.
From: Lisa Wilson <lisa@wilsonlawfirmpc.com>
Sent: Friday, February 6, 2026 2:05 PM
To: Andy Kass <akass@waukee.org>
4
Cc: Charlotte Sloan <charlotte@wilsonlawfirmpc.com>; Jennifer Hill <jenn@wilsonlawfirmpc.com>; Jeff Egge
<jeff@wilsonlawfirmpc.com>
Subject: 31413 T. Avenue/Carlson
Hi Andy,
My client was asking me about some other developments going on around her property. We are wondering if you
had any site plans or exhibits showing what those developments will look like when completed. The first one is
shown on your rezoning exhibit at the NW corner of your exhibit, straight North of my client’s property. The second
property is on 310th Street (right across from the Forret property).
Do you have any additional information you can give us on these two areas?
Thanks!
Lisa R. Wilson
Attorney-at-Law
222 N.W. Sunrise Drive
Waukee, Iowa 50263
Phone: 515-369-2502
Fax: 515-369-2503
Website │ Map
IMPORTANT FRAUD NOTICE: BEWARE OF WIRE FRAUD!! Never trust wiring instructions sent via e-mail. Prior to initiating a wire to our firm, on
each and every occasion, you must independently confirm wiring instructions in person or via a telephone call to a trusted and verified phone
number obtained from an independent source outside of this e-mail. If you suspect our instructions are incorrect for any reason, or that you
may be the intended victim of fraud, contact our office immediately. Please be advised that wire instructions for ALL outgoing wires initiated by
our office must be independently verified to our sole and absolute satisfaction, and we reserve the right at any time to refuse to transfer funds
via wire.
This e-mail (including attachments) is covered by the Electronic Communications Privacy Act, 18 U.S.C. §§ 2510-2521. The contents hereof are
confidential and may be protected in whole or in part by the attorney-client privilege or other privileges or immunities. The information is intended
to be for the use of the individual or entity named above. If you are not the named recipient or authorized agent thereof, be aware that any
disclosure, copying, distribution or use of the contents of this information is strictly prohibited. If you are not the named recipient or authorized
agent thereof, you have received this electronic transmission in error and should immediately notify us by telephone call at (515)369-2502 or reply
via email to info@wilsonlawfirmpc.com. Thank you for your cooperation.
1
Melissa DeBoer
From:Aaron Spencer <ASpencer@lmcompanies-inc.com>
Sent:Thursday, February 12, 2026 1:00 PM
To:Andy Kass; Melissa DeBoer
Subject:Alderbrook P&Z Meeting
Attachments:Plat 1.pdf; Plat 3.pdf; Alderbrook - Concept - 2025-12-23.pdf
Caution! This message was sent from outside your organization. Allow sender |Block sender
Hello,
I wanted to touch base regarding the P&Z meeting and answer some of those questions as well I respond
a little more to the letter of opposition. We thought both of you did a great job explaining the project and
answering the questions you were able to.
For the letter we are already satisfying many of the items the resident has requested. We plan on
following city code with the setback requirements as well as providing the landscape buffer. We have
completed a phase 1 study already for the property and in the process of the geotechnical testing. The
phase 1 came back with no issues. As you also touched on we most likely will not have any user go into
the R3 or R4 areas that would be requesting a higher density than the zoning already allows. We also are
just following the comp plan with the place of the commercial and multi-family.
As for the other questions that came up during the we are anticipating this project to take around 10
years to fully develop through the 330 acres. We dont foresee the commercial or multi-family stuff to be
developed anytime soon. I have attached what we are currently showing for our first 3 plats that we have
CDA designing. As you can see in plat 2 (Shown on plat 3 pdf) we are planning on developing the
parkground with plat 2. So that location is not changing. Another thing I think is relevant to point out is
that we are proposing to have a large amount of lots (Roughly 1/3 of the total site) that are way above the
standard 65' requirement. So its not like we are trying to maximize the number of lots we can have in this
development. I believe the concern about the total number of lots we are bringing on is only a concern
because of the total scope and size of this project being present at 1 time under one development. This
area could be made up of 3 or 4 smaller developments that would ultimately come out to the same
number if not more lots.
We also have a question regarding the Park ground. If we dedicated that to the city later this year what
would the timeline be for improvements to it and installation of playground equipment?
Please let me know if you have any other questions or concerns that we can help answer.
Thanks
EXHIBIT ‘C’
EXHIBIT ‘C’
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2511.843
AL
D
E
R
B
R
O
O
K
EN
G
I
N
E
E
R
:
E
K
O
EI
:
M
A
E
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
7
CO
N
C
E
P
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
1
LEGEND
R-2
PD-1
R-4
R-3
C-1A
R-4
R-4
T
A
V
N
U
E
27
28
29
33
1
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
OUTLOT 'M'
OUTLOT 'L'
135
136
137
138
139
140
104
103
102
101
71
70 69 68 67
72
73
74
75
76
77
787980818283
959493929190
84
85
86
87
88
89
692
691
690
689
264
265
266
267
268
276
269
270
275
274
271
272
273
214
213
212
211
210
209
208
207
206
205
204
203
202
201
189
188
187
186
185
96
100999897
681682683684685686
687
688
658 659 660 661 662 663 664 665 666
649650651652653654655656657
128
129
130
131
132
133
56
57
58
59
60
61
62
63
646566
OUTLOT 'K'
200
199
198
197
196
195
194
193
192
191
190
127
126
125
124
123
122
121
120
119
118
117
116
115
114
113
112
111
110
109
108
106
674
675676677678679680
667 668 669 670 671 672 673
648 647 646 645 644 643
642
641
640
639
638
637
636
OUTLOT 'J'
105
OUTLOT 'N'
107
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2511.843
AL
D
E
R
B
R
O
O
K
EN
G
I
N
E
E
R
:
E
K
O
EI
:
M
A
E
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
7
CO
N
C
E
P
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
2
45
35
36
37
38
39
40
OUTLOT 'Q'
41
42
43
44
OUTLOT 'P'
34
27
28
29
30
31
32
33
OUTLOT 'O'
13
14
15
16
17 18
19
20
21 22 23 24 25 26
OUTLOT 'M'
151
150
149
55
134
135
136
137
138
139
140
141
142
143
144
145
146 147 148
53
54
52
51
50
49
48
OUTLOT 'R'
104
103
102
101
71
70 69 68 67
72
73
74
75
257
258
259
260
261
283
262
284
282
263
264
281
280
265
266
279
278
267
268
277
276
269
270
275
274
271
272
273
348
349
347
346
345
344
343
342
184
183
182
181
180
179
178
177
219
220
221
222 176
175
218
217
216
215
214
213
212
211
210
209
208
207
206
205
204
203
202
201
189
188
187
186
185
46
47
152
153
154
155
156
157
1009998
128
129
130
131
132
133
56
57
58
59
60
61
62
63
646566
200
199
198
197
196
195
194
193
192
191
190
127
126
125
124
123
122
121
120
119
118
117
116
115
114
113
112
111
110
109
108
106
674
675
672 673
643
642
641
105
OUTLOT 'N'
107
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2511.843
AL
D
E
R
B
R
O
O
K
EN
G
I
N
E
E
R
:
E
K
O
EI
:
M
A
E
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
7
CO
N
C
E
P
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
3
151
150
149
136
137
138
139
140
141
142
143
144
145
146 147 148
51
50
49
48
OUTLOT 'R'
255
290
291
254
253
292
293
252
294
251
295
250
296
249
297
248
298
247
300
246
299
301
245
302
244
303
243
304
242
305
241
306 307
240 239
308 309
238 237
310
386
311312
385
313314
384383382
315
381
316
380
317
379
318
378
319
377
320
376
321
375
322
374
323
373
324
372
325
371
326
370
327
369
328
368
329
367
330
366
331
365
332
364
289
256
257
288
287
258
286
259
285
260
261
283
262
284
282
263
264
281
280
265
266
279
278
267
268
277
276
269
270
275
274
271
272
273
348
349
347
346
350
345
351
344
352
343
353
342
354
341
355
340
356
339
357
338
358
337
359
336
360
335
361
334
362
333
363
184
183
182
181
180
179
178
177
219
220
221
222
223
224
225
226
227
228
229 230 231 232 233 234 235
176
175 174 173 172 171 170
236
218
217
216
215
214
213
212
211
210
209
208
207
206
205
204
203
189
188
187
186
185
160
161
162
163
164
165
166
167
168
169
46
47
152
153
154
155
156
157
158
159
467
410
466
411
465
412
464
413
463
414
462
415
461
416
460
459
417
418
458
457
419
420
456
455
421
422
454
453
423
424
452
527528529530531532533534535536
496
497
498
499
500
495
408
407
406
405
404
403469
470
471
472
475
476
477
402
401
478
400
480
479
399
481
398
482
397
483
396
484
395
485
486
394
487
393
488 489
392 391
490 491
390 389
492 493
388 387
494
409
468
543
542
541 540 539 538
537
474
473
593
594
595
OUTLOT 'U'
544545
546
547
548549
550
551
552
553
554
555
556
557
558
559
560
561
562
563
564
569
570
571
572
573
574
575
576
577
578
579
580
581
582
583
584
193
192
191
190
120
119
118
117
116
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2511.843
AL
D
E
R
B
R
O
O
K
EN
G
I
N
E
E
R
:
E
K
O
EI
:
M
A
E
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
7
CO
N
C
E
P
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
4
T
A
V
N
U
E
138
139
140
141
633632631630629628627626624625623622621620619
255
290
291
254
253
292
293
252
294
251
295
250
296
249
297
248
298
374
323
373
324
372
325
371
326
370
327
369
328
368
329
367
330
366
331
365
332
364
289
256
257
288
287
258
286
259
285
260
261
283
262
284
282
263
264
281
280
265
266
279
278
267
268
277
276
269
270
275
274
271
272
273
348
349
347
346
350
345
351
344
352
343
353
342
354
341
355
340
356
339
357
338
358
337
359
336
360
335
361
334
362
333
363
184
183
182
181
180219
220
221
222
223
224
225
218
217
216
215
214
213
212
211
210
209
189
188
187
186
185
467
410
466
411
465
412
464
413
463
414
462
415
461
416
460
459
417
418
458
457
419
420
456
455
421
422
454
453
423
424
452
451
425
426
450449
427428
448447
429
446
430
445
431
444
432
443
433
442441
434435
440439
436437
438
408
407
406
405
404
403469
470
471
472
475
476
477
402
401
478
400
480
479
399
481
398
482
397
483
409
468
614
615
616
617
618
543
542
541 540 539 538
613 612 611 610 609 608 607 606 605 604 603 602
474
473
592
593
594
595596
597
599
598
600
601 OUTLOT 'U'
544545
546
547
548549
550
551
552
553
554
555
556
557
558
559
560
561
562
563
564
565
566
567
568
569
570
571
572
573
574
575
576
577
578
579
580
581
582
583
584
585
586
587
588
589
590
591
OUTLOT 'V'
OUTLOT 'Y'
OUTLOT 'Z'
190
119
638
637
636
635
634
OUTLOT 'J'
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2511.843
AL
D
E
R
B
R
O
O
K
EN
G
I
N
E
E
R
:
E
K
O
EI
:
M
A
E
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
7
CO
N
C
E
P
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
5
T
A
V
N
U
E
ASHWORTH ROAD
374
323
373
324
372
325
371
326
370
327
369
328
368
329
367
330
366
331
365
364
363
467
410
466
411
465
412
464
413
463
414
462
415
461
416
460
459
458
457
456
408
407
406
405
404
403469
470
471
472
475
476
477
402
401
478
400
480
479
399
481
398
482
409
468
614
OUTLOT 'T'
543
542
541
540 539
613 612 611 610 609 608 607 606 605 604 603 602
474
473
592
593
594
595596
597
599
598
600
601 OUTLOT 'U'
544545
546
547
548549
550
551
552
553
554
555
556
557
558
559
560
561
562
563
564
565
566
567
568
569
570
571
572
573
574
575
576
577
578
579
580
581
582
583
584
585
586
587
588
589
590
591
OUTLOT 'V'
OUTLOT 'W'
OUTLOT 'X'
OUTLOT 'Y'
OUTLOT 'Z'
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2511.843
AL
D
E
R
B
R
O
O
K
EN
G
I
N
E
E
R
:
E
K
O
EI
:
M
A
E
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
7
CO
N
C
E
P
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
6
ASHWORTH ROAD
386
311312
385
313314
384383382
315
381
316
380
317
379
318
378
319
377
320
376
321
375
322
374
323
373
324
372
325
371
370
369
368
367
366
165
166
167
168
169
467
410
466
411
465
412
464
463
462
461
460
527528529530531532533534535536
526
525
524
523
522
521
520
519
518
517
516
515
514
OUTLOT 'S'
505
506
507
508
509
510
511
512
513
496
497
498
499
500
501
502
503
504
495
408
407
406
405
404
403469
470
471
472
475
476
477
402
401
478
400
480
479
399
481
398
482
397
483
396
484
395
485
486
394
487
393
488 489
392 391
490 491
390 389
492 493
388 387
494
409
468
OUTLOT 'T'
543
542
541
540 539 538
537
474
473
OUTLOT 'U'
544545
546
547
548549
550
551
552
553
554
555
556
557
577
578
579
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2511.843
AL
D
E
R
B
R
O
O
K
EN
G
I
N
E
E
R
:
E
K
O
EI
:
M
A
E
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
7
CO
N
C
E
P
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
7