HomeMy WebLinkAbout2021-07-19-G01 Prairie Village Rezoning_PH AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: July 19, 2021
AGENDA ITEM: 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 & Two Family Residential District, R-3
Multi-Family Residential District, R-4 Row Dwelling & Townhome
District, and C-1 Community & Highway Service Commercial District
[Prairie Village]
FORMAT: Public Hearing
SYNOPSIS INCLUDING PRO & CON: Staff has received a request for rezoning of
approximately 132.33-acres of property from A-1 to R-2, R-3, R-4, and
C-1. The property is located west of 6th Street and north of University
Avenue. The applicant requests that 75.91-acres be rezoned to R-2,
35.78-acres be rezoned to R-4, 12.88-acres be rezoned to R-3, and 7.76-
acres be rezoned to C-1.
The applicant received greater than 50% consent from property owners
within 250-feet of each area proposed to be rezoned. Rezoning signs
were placed on the property and notices were mailed to adjoining
property owners. Staff has received one letter from an adjoining property
owner prior to the Planning & Zoning Commission hearing that was on
July 13th. That letter has been attached for your review.
The concept plan provided shows 205 single family lots to be developed
predominantly west of 10th Street. The concept does show a small
amount of single-family lots that would abut the existing residential lots
within the Clayton Estates neighborhood. The proposed lots comply with
the R-2 minimum requirements. Outlots R, X, and Y shown on the
concept plan are the areas proposed to be zoned R-4. Conceptual layouts
are shown on each of these outlots, however, at the time a development
is proposed the developer will need to submit a detailed site plan for
review and approval by the City. The number of townhome units shown
across Outlots R, X, and Y totals 297 units. The townhome units are
anticipated to be owner-occupied units. Outlot S is the area proposed to
be rezoned R-3. No conceptual layout has been provided for this area.
Outlot T is the area proposed to be rezoned C-1 for which no layout has
been provided. Landscape buffers will be provided along lots abutting
10th Street, University Avenue, and Street F as development occurs.
Additional buffering between varying zoning districts will also be
provided as each lot develops. The concept plan identifies the planned
landscape buffer areas.
G1
A number of street extensions are shown on the concept plan including
10th Street, 11th Street, and University Avenue. Trails are planned to be
located along 10th Street, University Avenue and Street F.
Parkland dedication requirements will apply to the project because of its
residential nature. The required amount of parkland based upon the
information provided with the rezoning concept is 10.25-acres. The
concept plan shows a total of 9.64-acres proposed to be dedicated to the
City for parkland. The areas proposed to be dedicated are located along
the drainageway the bounds the property on the north and runs through is
to the southeast. As more detailed plans are developed, staff will work
with the applicant to acquire the additional required amount of parkland.
The subject property is classified as Single Family Residential, Medium
Density Residential, High Density Residential, Open Space, Mixed-Use,
and Community Commercial in the Imagine Waukee 2040:
Comprehensive Plan. The proposed densities for both the single family
residential and medium density residential comply with the densities
listed in the Comprehensive Plan. The area identified to be zoned for
commercial uses is at the intersection of 10th Street and University
Avenue, both streets are identified as Minor Arterials on the 2020 Major
Streets Plan. The area to be dedicated to the City for parkland dedication
purposes is consistent with those areas identified as Open Space on the
Future Land Use Map. The Mixed-Use classification indicates that a
variety of land uses including commercial and varying residential uses
should be provided.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning
Commission reviewed the rezoning request on July 13, 2021 and
recommended approval:
Planning Coordinator, Andy Kass, introduced the request for approval of a rezoning for a
single-family, townhome, multi-family, and commercial development as submitted by the
applicant, Signature Companies. The property is generally located west of 6th street and north of
University Ave, containing approximately 132.33 acres. At the time of this rezoning request, the
Planned Development Overlay has been removed from the request. The Applicant has obtained
the required percentage of consent from adjacent property owners for all areas being rezoned.
Notice of the rezoning was sent to adjacent property owners July 6th, 2021, to date staff has
received inquiries from neighbors regarding the request, but no correspondence for or against the
rezoning.
Mr. Kass advised that the concept plan shows 205 single family lots predominantly west
of 10th street, with a small number of lots abutting the existing residential lots within the Clayton
Estates neighborhood. These proposed lots comply with the R-2 minimum requirements. Outlots
R,X, and Y are proposed for townhome development. The Outlots will be subject to site plan
review and approval by City staff at the time of development. No conceptual lay out has been
provided for the Multi-Family parcel identified as Outlot S, or the Commercial parcel identified
as Outlot T. Landscape buffers will be provided along lots abutting 10th Street, University
Avenue, and Street F, as well as between varying zoning districts. Street extensions are shown on
the concept plan as well as the installation of trails along 10th Street, University Avenue, and
Street F. The City has plans to widen University Avenue in the future, until such time the
applicant is responsible for providing an Asphalt Overlay on University Avenue. Parkland
dedication would total 10.25 acres if development occurs as it is shown on the concept plan.
The proposed rezoning is generally consistent with land uses identified in the Comprehensive
Plan and provides much needed Commercial space in this area. At this time Staff recommends
approval of the rezoning for Prairie Village subject to any remaining staff comments and review
of any legal documents.
Commissioner Streit questioned if the city Public Works building would ever expand in
to the adjacent commercial area. Mr. Kass advised that it was unlikely to extend that far.
There is space available on the property for future expansions, and a project to provide
more storage space is in the near future as well as some additional landscape buffering of
the site.
Commissioner Koshy questioned of there was enough Commercial acreage identified.
The lot size looks smaller on the concept plan than the Comprehensive Plan. Mr. Kass
advised that it’s possible that the space isn’t exactly equivalent, but maintains the
structure of having the commercial be located at the corner of 10th street which staff is
comfortable with.
Commissioner Streit questioned if there were other viable locations for commercial
locations along University Avenue. Mr. Kass advised that 6th and university could be a
viable corner depending on development to the south and west.
Commissioner Streit clarified that the commercial would have buffering of all sides of
the site. Mr. Kass advised that was correct.
Commissioner Koshy questioned the fate of the corner piece along 10th street. Mr. Kass
advised that since the layout of 10th street changed slightly from the original position, it is
possible that the city would vacate the right of way in the future related to this corner
piece.
Commissioner Streit moved to approve the Rezoning related to a Change from A-1
(Agricultural District) to R-2 (One & Two Family Residential District), R-3 ( Multi-Family
Residential District), R-4 (Row Dwelling & Townhome District), and C-1 (Community and
Highway Service Commercial District)[Prairie Village], subject to an remaining staff comments
and review of any legal documents. Commissioner Ward seconded the motion. Ayes: Streit,
Ward, Broderick, and Koshy. Nays: None. Motion Carries.
STAFF REVIEW AND COMMENT: Staff would recommend approval of the proposed
rezoning request based on its conformance with the Comprehensive Plan.
RECOMMENDATION: Hold the Public Hearing.
ATTACHMENTS: I. Staff Report
II. Rezoning Map
III. Concept Plan
IV. Neighbor Correspondence
PREPARED BY: Andy Kass, Planning Coordinator
REVIEWED BY:
PUBLIC NOTICE INFORMATION –
NAME OF PUBLICATION: Dallas County News
DATE OF PUBLICATION: July 8, 2021
PLANNING AND ZONING COMMISSION STAFF REPORT
PROJECT: Prairie Village – Rezoning PREPARED BY: Andy Kass AICP, Planning
Coordinator
REPORT DATE: July 9, 2021
MEETING DATE: July 13, 2021
GENERAL INFORMATION
Applicant: Signature Companies
Owner:
Phillips-Hamilton, Inc.
Owner’s Representative:
Jared Murray, P.E. – Civil Design Advantage
Request: The applicant is requesting approval of a rezoning for
a single-family, townhome, multi-family, and
commercial development.
Location and Size: Property is generally located west of 6th street and
north of University Avenue, containing 132.33-acres
more or less.
AREA MAP
ABOVE LEFT: Concept plan of the development identifying the area proposed to be rezoned. The area outlined in BLUE is the area
proposed to be rezoned.
July 9, 2021
2 of 5
LAND USES AND ZONING
Location Existing Land Use Comprehensive Plan Current Zoning
Property in
Question
Vacant -
Undeveloped
Single Family
Residential, Medium
Density Residential,
High Density
Residential,
Community
Commercial, Mixed-
Use, & Open Space
A-1 (Agricultural District)
North Vacant -
Undeveloped &
Autumn Valley
Neighborhood
Single Family
Residential, Medium
Density Residential, &
Open Space
A-1 (Agricultural District) & R-4 (Row
Dwelling & Townhome District)
South Vacant –
Undeveloped
Institutional, Mixed-
Use, Medium Density
Residential, & Single-
Family Residential
Dallas County
East Clayton Estates
Neighborhood &
Waukee Public
Works Building
Institutional & Single
Family Residential
R-2 (One- & Two-Family Residential
District) & M-1 (Light Industrial District)
West Vacant -
Undeveloped
Single Family
Residential & Open
Space
A-1 (Agricultural District)
BACKGROUND
The subject property is located west of 6th Street and north of University Avenue. The property is approximately
132.33-acres in area and is currently in agricultural use. The applicant requests that 75.91-acres of the property be
rezoned from A-1 to R-2, 35.78-acres be rezoned from A-1 to R-4, 12.88-acres be rezoned from A-1 to R-3, and 7.76-
acres be rezoned from A-1 to C-1.
The applicant has submitted consent from 51%, 87%, and 89% of property owners within 250-feet of the areas proposed
to be rezoned R-2. The applicant has submitted consent from 100% of property owners within 250-feet of the area
proposed to be rezoned to R-3. The applicant has submitted 67% and 98% consent of property owners within 250-feet
of the areas proposed to be rezoned R-4. The applicant has submitted consent from 93% of adjoining property owners
within 250-feet of the area proposed to be rezoned C-1. Notification to adjacent property owners was mailed on July 2,
2021. Rezoning signs were placed on the property prior to the deadline of July 6, 2021. Staff has received a few inquiries
regarding the request from adjoining neighbors, however, no formal correspondence either for or against the request
has been submitted at this time.
Staff would note that the original application submitted by the applicant requested a Planned Development Overlay in
two separate areas. One area was within the area proposed to be rezoned R-4 directly north of University Avenue. The
other was for a portion of the area proposed to be rezoned R-2 to allow for a limited number of small lots for single
family development. Over the course of the review of the application, the applicant, Signature Companies, has
July 9, 2021
3 of 5
withdrawn the Planned Development request in both areas and now only requests the standard zoning districts be
applied.
PROJECT DESCRIPTION
The concept plan provided shows 205 single family lots to be developed predominantly west of 10th Street. The concept
does show a small amount of single-family lots that would abut the existing residential lots within the Clayton Estates
neighborhood. The proposed lots comply with the R-2 minimum requirements. Outlots R, X, and Y shown on the
concept plan are the areas proposed to be zoned R-4. Conceptual layouts are shown on each of these outlots, however,
at the time a development is proposed the developer will need to submit a detailed site plan for review and approval by
the City. The number of townhome units shown across Outlots R, X, and Y totals 297 units. The townhome units are
anticipated to be owner-occupied units. Outlot S is the area proposed to be rezoned R-3. No conceptual layout has
been provided for this area. Outlot T is the area proposed to be rezoned C-1 for which no layout has been provided.
Landscape buffers will be provided along lots abutting 10th Street, University Avenue, and Street F as development
occurs. Additional buffering between varying zoning districts will also be provided as each lot develops. The concept plan
identifies the planned landscape buffer areas. Tables 1 – 4 below summarize the bulk regulations for each proposed
zoning district.
Table 1: Standard R-2 requirements.
Category Standard R-2 (minimum)
Lot Area 8,000 square feet
Lot Width 65 feet
Front Yard Setback 30 feet
Rear Yard Setback 30 feet
Side Yard Setback 15 feet (total)
Table 2: Standard R-3 requirements.
Category Standard R-3 (minimum)
Lot Area No minimum
Lot Width 75 feet
Front Yard Setback 30 feet
Rear Yard Setback 30 feet
Side Yard Setback 15 feet (total)
Table 3: Standard R-4 requirements.
Category Standard R-4 (minimum)
Lot Area 3,500 square feet
Lot Width 75 feet
Front Yard Setback 30 feet
Rear Yard Setback 30 feet
Side Yard Setback 15 feet (total)
July 9, 2021
4 of 5
Table 4: Standard C-1 requirements.
Category Standard R-3 (minimum)
Lot Area No minimum
Lot Width No minimum
Front Yard Setback 30 feet
Rear Yard Setback 30 feet
Side Yard Setback 30 feet when adjacent to an R district
A number of street extensions are shown on the concept plan including 10th Street, 11th Street, and University Avenue.
Additional streets are shown and vary in classification. Trails are planned to be located along 10th Street, University
Avenue and Street F. Initial improvements to University Avenue that the applicant would be responsible for is an asphalt
overlay. A future City project would improve and widen University Avenue when needed and funds are available. Like
existing developments to the north, the applicant would be responsible for building one side of 10th Street and in the
future the City will complete the full build of 10th Street. All other streets would need to be fully constructed by the
developer with each phase of the project.
Parkland dedication requirements will apply to the project because of its residential nature. The required amount of
parkland based upon the information provided with the rezoning concept is 10.25-acres. The acreage is based upon the
number of lots shown, the number of townhome units shown, and the maximum possible number of units on Outlot S
(169 units). The concept plan shows a total of 9.64-acres proposed to be dedicated to the City for parkland. Outlots N,
P, U, and V are located along the drainageway the bounds the property on the north and runs through is to the
southeast. The intent of the City would be to preserve this area as a greenbelt and develop a trail network. Additional
dedication will be required based on areas located within floodplain areas. As more detailed plans are developed, staff
will work with the applicant to acquire the additional required amount of parkland.
COMPREHENSIVE PLAN
The subject property is classified as Single Family Residential, Medium Density Residential, High Density Residential, Open
Space, Community Commercial, and Mixed Use in the Imagine Waukee 2040: Comprehensive Plan. The comprehensive plan
defines the referenced land use classifications as follows:
Single Family Residential is defined as traditional forms of single family housing with lot sizes ranging from
8,000 square feet to 0.50-acres in area with an average density of 2 to 4 units per acre.
Medium Density Residential is defined as a variety of attached side-by-side townhome and row home
products with densities ranging from 4 to 12 units per acre.
High Density Residential is defined as a variety of higher density residential development forms including
townhomes, row house, patio homes, apartments, condos, and various forms of senior housing. Typical
density in this category is greater than 12 units per acre.
Community Commercial is defined as commercial uses that provide goods and services for a 3 to 6 mile
trade area radius. Community commercial is generally located along major or minor arterial streets.
Mixed Use is defined as a mix of office, retail, or residential land uses in areas along key transportation
corridors or arterials.
Open Space is defined as areas intended for park development or open space conservation.
July 9, 2021
5 of 5
The proposed densities of single family within the project of 2.7 units per acre falls within the range identified within the
Comprehensive Plan. The densities of the three townhome areas proposed are 8.91, 9.9, and 10.43 units per acre which is
within the range identified in the Comprehensive Plan and under the maximum allowed of 12 units per acre within the R-4
district. The area identified to be zoned for commercial use is located at the future intersection of University Avenue and
10th Street, both streets are identified as Minor Arterials on the 2020 Major Streets Plan. The proposed project meets the
intent of the mix use classification in that a variety of housing options and commercial opportunities are being provided along
major transportation corridors (University Avenue and 10th Street). The areas to be dedicated to the City for parkland
dedication purposes are consistent with those areas identified as Open Space on the Future Land Use Map.
STAFF RECOMMENDATION
The proposed rezoning is generally consistent with the land uses identified in the Comprehensive Plan. Based on the
conformance with the Comprehensive Plan staff recommends approval of the rezoning for Prairie Village.
AREA 'A'7.76 ACUNIVERSITY AVECITY OF WAUKEECORPORATELIMITSCIVIL DESIGN ADVANTAGE2102.094PRAIRIE VILLAGE
ENGINEER: JMM TECH: JDS
REVISIONS DATE
WAUKEE, IOWA1 1ST SUBMITTAL 05/21/2021
C-1 REZONING MAP
PHONE: (515) 369-4400 FAX: (515) 369-4410
3405 S.E. CROSSROADS DRIVE, SUITE G
GRIMES, IOWA 50111
2ND SUBMITTAL 06/15/20211 VICINITY MAP WAUKEE, IOWAOWNER:ZONING:ADJACENT OWNERSHIP - AREA 'A'REZONING DESCRIPTIONAPPLICANT:HICKMAN ROADUTE AVENUE UNIVERSITY AVESITECITY OF WAUKEECORPORATE LIMITS
AREA 'A'56.66 ACCITY OF WAUKEECORPORATELIMITSUNIVERSITY AVECIVIL DESIGN ADVANTAGE2102.094PRAIRIE VILLAGE
ENGINEER: JMM TECH: JDS
REVISIONS DATE
WAUKEE, IOWA1 1ST SUBMITTAL 05/21/2021
R-2 REZONING MAP
PHONE: (515) 369-4400 FAX: (515) 369-4410
3405 S.E. CROSSROADS DRIVE, SUITE G
GRIMES, IOWA 50111
2ND SUBMITTAL 06/15/20211 VICINITY MAP WAUKEE, IOWAOWNER:ZONING:ADJACENT OWNERSHIP - AREA 'A'REZONING DESCRIPTION”””APPLICANT:HICKMAN ROADUTE AVENUE UNIVERSITY AVESITECITY OF WAUKEECORPORATE LIMITS
AREA 'A'15.23 ACCITY OF WAUKEECORPORATELIMITSUNIVERSITY AVECIVIL DESIGN ADVANTAGE2102.094PRAIRIE VILLAGE
ENGINEER: JMM TECH: JDS
REVISIONS DATE
WAUKEE, IOWA1 1ST SUBMITTAL 05/21/2021
R-2 REZONING MAP
PHONE: (515) 369-4400 FAX: (515) 369-4410
3405 S.E. CROSSROADS DRIVE, SUITE G
GRIMES, IOWA 50111
2ND SUBMITTAL 06/15/2021
3RD SUBMITTAL 07/09/20211 VICINITY MAP WAUKEE, IOWAOWNER:ZONING:ADJACENT OWNERSHIP - AREA 'A'REZONING DESCRIPTIONAPPLICANT:HICKMAN ROADUTE AVENUE UNIVERSITY AVESITECITY OF WAUKEECORPORATE LIMITS
CITY OF WAUKEECORPORATELIMITSUNIVERSITY AVEAREA 'A'25.23 ACCIVIL DESIGN ADVANTAGE2102.094PRAIRIE VILLAGE
ENGINEER: JMM TECH: JDS
REVISIONS DATE
WAUKEE, IOWA1 1ST SUBMITTAL 05/21/2021
R-4 REZONING MAP
PHONE: (515) 369-4400 FAX: (515) 369-4410
3405 S.E. CROSSROADS DRIVE, SUITE G
GRIMES, IOWA 50111
2ND SUBMITTAL 06/15/2021
3RD SUBMITTAL 07/06/2021
4TH SUBMITTAL 07/09/20211 VICINITY MAP WAUKEE, IOWAOWNER:ZONING:ADJACENT OWNERSHIP - AREA 'A'REZONING DESCRIPTIONAPPLICANT:HICKMAN ROADUTE AVENUE UNIVERSITY AVESITECITY OF WAUKEECORPORATE LIMITS
AREA 'A'4.02 ACCITY OF WAUKEECORPORATELIMITSUNIVERSITY AVECIVIL DESIGN ADVANTAGE2102.094PRAIRIE VILLAGE
ENGINEER: JMM TECH: JDS
REVISIONS DATE
WAUKEE, IOWA1 1ST SUBMITTAL 05/21/2021
R-2 REZONING MAP
PHONE: (515) 369-4400 FAX: (515) 369-4410
3405 S.E. CROSSROADS DRIVE, SUITE G
GRIMES, IOWA 50111
2ND SUBMITTAL 06/15/20211 VICINITY MAP WAUKEE, IOWAOWNER:ZONING:ADJACENT OWNERSHIP - AREA 'A'REZONING DESCRIPTIONAPPLICANT:HICKMAN ROADUTE AVENUE UNIVERSITY AVESITECITY OF WAUKEECORPORATE LIMITS
AREA 'A'12.88 ACCITY OF WAUKEECORPORATELIMITSUNIVERSITY AVECIVIL DESIGN ADVANTAGE2102.094PRAIRIE VILLAGE
ENGINEER: JMM TECH: JDS
REVISIONS DATE
WAUKEE, IOWA1 1ST SUBMITTAL 05/21/2021
R-3 REZONING MAP
PHONE: (515) 369-4400 FAX: (515) 369-4410
3405 S.E. CROSSROADS DRIVE, SUITE G
GRIMES, IOWA 50111
2ND SUBMITTAL 06/15/20211 VICINITY MAP WAUKEE, IOWAOWNER:ZONING:ADJACENT OWNERSHIP - AREA 'A'REZONING DESCRIPTIONAPPLICANT:HICKMAN ROADUTE AVENUE UNIVERSITY AVESITECITY OF WAUKEECORPORATE LIMITS
AREA 'A'10.55 ACCITY OF WAUKEECORPORATELIMITSUNIVERSITY AVECIVIL DESIGN ADVANTAGE2102.094PRAIRIE VILLAGE
ENGINEER: JMM TECH: JDS
REVISIONS DATE
WAUKEE, IOWA1 1ST SUBMITTAL 05/21/2021
R-4 REZONING MAP
PHONE: (515) 369-4400 FAX: (515) 369-4410
3405 S.E. CROSSROADS DRIVE, SUITE G
GRIMES, IOWA 50111
2ND SUBMITTAL 06/15/20211 VICINITY MAP WAUKEE, IOWAOWNER:ZONING:ADJACENT OWNERSHIP - AREA 'A'REZONING DESCRIPTIONAPPLICANT:HICKMAN ROADUTE AVENUE UNIVERSITY AVESITECITY OF WAUKEECORPORATE LIMITS
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ENGINEER: JMM TECH:
REVISIONS DATE
WAUKEE, IOWA3 1ST SUBMITTAL 05/25/2021
CONCEPTUAL PLAN
PHONE: (515) 369-4400 FAX: (515) 369-4410
3405 S.E. CROSSROADS DRIVE, SUITE G
GRIMES, IOWA 50111
2ND SUBMITTAL 06/15/2021
3RD SUBMITTAL 07/01/2021
4TH SUBMITTAL 07/06/2021
5TH SUBMITTAL 07/09/2021BULK REGULATIONS:·····1··············
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ENGINEER: JMM TECH:
REVISIONS DATE
WAUKEE, IOWA3 1ST SUBMITTAL 05/25/2021
CONCEPTUAL PLAN
PHONE: (515) 369-4400 FAX: (515) 369-4410
3405 S.E. CROSSROADS DRIVE, SUITE G
GRIMES, IOWA 50111
2ND SUBMITTAL 06/15/2021
3RD SUBMITTAL 07/01/2021
4TH SUBMITTAL 07/06/2021
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T
10TH STREET 10TH STREET
GRAY AVE626160595857747372717069686766656463118149878889909192939495757677787980818283848586105106107108109110111112113114115116117163162161160159158157156155154153152151150OUTLOT 'O'OUTLOT 'N'OUTLOT 'Q'OUTLOT 'P'OUTLOT 'W'OUTLOT 'X'198199200201202203204205OUTLOT 'T'OUTLOT 'S'OUTLOT 'R'OUTLOT 'U'OUTLOT 'V'17716416516616716816917017117217317417517610110210310410099989796CIVIL DESIGN ADVANTAGE2102.094PRAIRIE VILLAGE
ENGINEER: JMM TECH:
REVISIONS DATE
WAUKEE, IOWA3 1ST SUBMITTAL 05/25/2021
CONCEPTUAL PLAN
PHONE: (515) 369-4400 FAX: (515) 369-4410
3405 S.E. CROSSROADS DRIVE, SUITE G
GRIMES, IOWA 50111
2ND SUBMITTAL 06/15/2021
3RD SUBMITTAL 07/01/2021
4TH SUBMITTAL 07/06/2021
5TH SUBMITTAL 07/09/2021
3