Polk County Zoning Commission Monday, November 25, 2019 Staff Report

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Wolvers Estate – Major Preliminary Plat

Property Owner: Steven L. & Donna J. Wolvers

Property Owner’s Representative: Terry Coady, Snyder & Associates, Inc.

Request: Preliminary Plat Approval of a Major Subdivision Plat

Legal Description: NE ¼ ¼ of Section 28, Camp Township General Location: 5109 SE 104th Street, Runnells, IA 50237 (Exhibit ‘A’) Existing Zoning: “RR” Rural Residential District Surrounding Zoning: North: “RR” Rural Residential District South: “RR” Rural Residential District East: “RR” Rural Residential District West: “RR” Rural Residential District Waiver Request: Block length that exceeds the maximum of 1,320 feet. (Exhibit ‘B’) GENERAL COMMENTS: This preliminary plat (Exhibit ‘C’) proposes four (4) residential lots and two (2) street lots on approximately 15 acres. Standard bulk regulations are being utilized, requiring lot sizes, lot width, setbacks, maximum building height and maximum building coverage to comply with the “RR” Rural Residential District standards. This property has a maximum of 16 building rights. In the Wolvers Estate Preliminary Plat, four (4) of the 16 development rights are utilized as Lots 1 through 4. The property is zoned “RR” Rural Residential District. The Property Owners propose four (4) lots that range in size from 3.03 acres to 4.75 acres. An existing house, addressed as 5190 SE 104th Street, and an existing detached garage are located on the property and are proposed to remain on Lot 1. Lot 2, the largest property at 4.75 acres in size, includes the majority of a 100-foot wide Drainage Easement and an associated Mature Woodlands Easement. Lot 1, with the

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existing house and other site improvements, also includes a portion of the Mature Woodlands Easement and the 100-foot wide Drainage Easement. The Property Owner is requesting one (1) waiver. The waiver is to the block length standard which requires a public street to be extended when the property location exceeds 1,320 feet from an intersection. The southern extent of the subject property is approximately 1,324 feet south of the SE 48th Avenue and SE 104th Street intersection. STAFF REVIEW: Staff has reviewed this plat for compliance with the Polk County Zoning and Subdivision Ordinances. This Plat proposes four (4) buildable lots and with the adjacent existing lot, located directly east of the subject property, plus the required waiver to the Polk County Subdivision Ordinance, a Major Subdivision process is required. The Property Owner’s Representative has provided a letter supporting the requested waiver (Exhibit ‘B’). The distance between the closest intersection and the southern property line is four (4) feet from compliance with the block length standard. Further, the existing house and detached garage are located close to the southern property line and would hinder the extension of a public street located in this area. The letter also states that the property, directly to the south has not been improved and does not have property investment that would preclude a future public street. The property to the south would also create a direct alignment to a future street access directly to the east. The property is within two miles of the City of Runnells. The City of Runnells has been notified of this subdivision proposal and have not provided comments to date. Staff has reviewed this Plat for general compliance with the Zoning and Subdivision Ordinances. Lot density, dimensions, frontage, access, and potential waivers have been reviewed. Pending approval, re-submittals will be needed in order to address staff comments. At this stage, the Commission’s action would affirm, deny, or amend the overall plat layout and the requested waiver. RECOMMENDATION: Staff recommends approval of the Preliminary Plat of Wolvers Estate, as well as the requested waiver to allow a block length that exceeds 1,320 feet. Approval is based upon the proposal’s conformance to the Zoning and Subdivision Ordinances.

WOLVERS ESTATE Major Preliminary Plat

PLAT INFORMATION: This subdivision plat proposes 4 residential lots and 2 lots for street dedication on 15 acres of land zoned “RR” Rural Residential District. The property is addressed as 5190 SE 104th Street, Runnells, IA 50237.

SEWER: Individual Septic Systems WATER: Des Moines Water Works

TOWNSHIP: Camp PROPERTY OWNERS: Steven L. & Donna J. Wolvers

Vicinity Map:

EXHIBIT 'A'

EXHIBIT 'B'

Yellow Plastic Cap #3169

Fnd 1/2" Pipe

Fnd 1/2" Rebar

SW Corner Parcel "B"

(Bent & Spun)

Fnd 1/2" Pipe

28-78-22PT NE1/4 NE1/4

(BK 7325

PG 672)

PARCEL "C"

28-78-22PT NE1/4 NE1/4

28-78-22PT N1/2 NE1/4

OUTLOT "X"

BAK FARMS P

LAT 3

716.05'

45.06'

45.00'

S89°3

8'4

9"

W

385.7

5'

33.00' 33.00'

50' Building Setback

50'

Buildin

g Setback

R.O.W.

33.0

0'

R.O.W.

45.00'

(BK 7325

PG 672)

PARCEL "B"

Retied Corner

Ex Tie Bk 14118 Pg 364

Fnd Stubby Nail

Sec 28-78-22

NE Corner

SE Corner Parcel "B"

Retied Corner

Ex Tie Bk 14118 Pg 363

Fnd Stubby Nail

Sec 28-78-22

SE Corner NE1/4 NE1/4

Ex Ties Bk 17189 PG 651

Fnd Stubby Nail

Sec 28-78-22

N 1/4

Bk 5215 Pg 23

Main Agreement

Existing 32' Water

Bk 5215 Pg 23

Main Agreement

Existing 32' Water

10' Public Utility Easement

176.2

5'

333.10' 232.24'

623.4

8'

N89°5

7'4

3"E 623.4

5'

176.2

5'

232.24'

N0°02'17"W 562.74'

S0°02'17"E 562.60'M

S2°37'30"W 761.25'M

N89°3

8'4

9"E 387.8

4'M

N0°02'09"W 1,323.50'M

S89°4

3'2

1"W

656.4

8'M

N89°38'4

9"E 2,6

38.0

4'M

N89°4

0'3

6"E 2,6

38.1

7'R

N89°4

0'3

6"E 387.8

7'R

S0°00'00"E 562.31'R

S01°17'50"W 714.41'

713.16'

S89°03'2

3"E 13

3.3

7'

77.10'

N72°5

6'4

0"E

N46°3

0'43"E 17

2.7

0'

43.31'S54°37'57"E

3

4

2

1

N89°4

3'2

1"E 623.4

7'

38.7

1'N0°02'0

9"

W

N89°4

3'2

1"E 280.5

5'

EASE

ME

NT

100.0

0' D

RAIN

AGE

ST

RE

ET L

OT B

STREET LOT A

330.50'

S0°04'08"W 155.07'87.30'

S2°35'12"WS0°03'33"W 180.66'S1°01'12"W 139.88'

Easement10' Public Utility

SE 104TH STREET

SE 4

8T

H A

VE

NU

E

Illegible

Fnd 1/2" Pipe

Bk 5215 Pg 23

Main Agreement

Existing 32' Water

Easement

10' Public Utility

Bk 5215 Pg 23

Main Agreement

Existing 32' Water

Easement

10' Public Utility

N33°44'01"E 116.77'

EASEMENT

100.00' DRAINAGE

S0°02'17"E 1,324.37'M S0°00'00"E 1,324.31'R

205.0

4'

150.16'

N56°14'0

4"E

18,568 SF (0.43 Ac)

(3.32 Ac)144,796 SF

(4.75 Ac)206,861 SF

(3.03 Ac)131,901 SF

(3.03 Ac)131,715 SF

17,4

06

SF (0.4

0

Ac)

N89°4

0'3

6"E 268.6

5'R

&D

N89°38'4

9"E 268.5

9'M

S2°37'30"W 761.28'R&D

N89°5

7'4

3"E 303.9

5'M

N90°00'0

0"E 303.5

1'R

&D

N0°00'00"E 1,323.34'R 1,324.6'D

S89°4

5'4

2"

W

656.5

2'R 657.6'D

S00°00'00"E 762.00'R&D S0°02'17"E 761.77'M

S89°45'5

6"E 221.78'

192.8

7'

73.8

3'

N88°46'5

3"E

192.8

7'

89.9

1'

S89°08'3

0"E

S89°5

7'5

1"W

111.87'

75.4

6'

N26°

31'12

"W

N48°2

4'58"E 12

3.68'

S89°4

3'2

1"W

189.6

6'

37.9

8'

S0°16'3

9"E

32.5

9'

S0°16'3

9"E

S43°10'42"W 198.58'

S17°04'23

"E 92.

44'N65°14'18

"E 17

3.5

4'

N89°57'5

1"E 136.0

8'

N34°2

5'59"E 15

8.4

8'

100.1

0'

S82°08'5

6"E

S41°3

2'52"W 13

2.7

4'

57.0

2'

N68°46'3

8"E

S0°40'42"E 25.41'

N89°19'18"E 32.38'

40.93'

S89°43'21"W

57.87'

N11°57'33"E

S89°57'43"W 6.75' (Water Main)

S89°43'21"W 13.93' (Water Main)

(Mature Woodlands) S89°57'43"W 5.76'

10.00'

10.00'

S2°37'30"W 5.55' (Water Main)

S0°02'09"E 2.54' (Water Main)

140.50'

25.8

9'

S47°4

5'19

"W 19

0.5

1'

BY

DA

TE

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NM

AR

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WOLVERS ESTATE

PLAT DESCRIPTIONOWNER/DEVELOPER

ZONING

BULK REGULATIONS

1

1

60'

0 60

FEET

MAX BUILDING COVERAGE = 15%

MAX BUILDING HEIGHT = 35'

SIDE YARD SETBACK = 15'

REAR YARD SETBACK = 50'

FRONT YARD SETBACK = 50'

MINIMUM LOT WIDTH = 140'

MINIMUM LOT AREA = 40,000 SF

CP

LEGEND

Survey Found Set

MPE

C

D

R

M

P

Easement Line

1/4 1/4 Section Line

1/4 Section Line

Section Line

Centerline

Minimum Protection Elevation

Calculated Distance

Deed Distance

Recorded As

Measured Bearing & Distance

Platted Distance

Bench Mark

Control Point

ROW Rail

ROW Marker

(Unless Otherwise Noted)

1/2" Rebar, Yellow Plastic Cap #18643

Section Corner

DRAFTPOINT OF BEGINNING.

THE TO FEET 268.65 28, SECTION SAID OF 1/4

NE THE OF LINE NORTH THE ALONG N89°30'36'E

THENCE 28; SECTION SAID OF 1/4 NE THE

OF LINE NORTH THE ON POINT A TO FEET 761.28

N2°37'30"E, THENCE FEET; 303.51 S90°00'00"W,

THENCE FEET; 762.00 28, SECTION SAID OF 1/4

NE THE OF LINE EAST THE ALONG S0°00'00"E

THENCE 28, SECTION SAID OF CORNER NE THE

AT BEGINNING FOLLOWS; AS DESCRIBED PORTION

THAT EXCEPT IOWA, COUNTY POLK P.M., 5TH

THE OF WEST 22 RANGE NORTH, 78 TOWNSHIP 28,

SECTION OF 1/4) (NE QUARTER NORTHEAST THE

OF 1/4) (NE QUARTER NORTHEAST THE OF FEET

657.6 EAST THE OF FEET 1324.6 NORTH THE

FINAL PLAT DESCRIPTION

WOLVERS PLAT 1

RUNNELS, IA 50237

5190 SE 104TH STREET

STEVEN L. & DONNA J. WOLVERS

DAVID L. &

JUDITH R

. ANZIVINO

OWNER:

KAREN C. BAK T

RUST

ROGER F. &OWNER:

BONNIE L. ALTES

OWNER:

ECI

NS

L

AIOW

PED

IS

ROSEF AL

NON LA

D

RVE

YR

OU

S

18643

COADYTERRY

State of Iowa.

Professional Land Surveyor under the laws of the

supervision and that I am a duly licensed

performed by me or under my direct personal

was prepared and the related survey work was

I hereby certify that this land surveying document

Terry Coady, PLS

License Number

My License Renewal Date is December 31, 2019

Pages or sheets covered by this seal:

18643

Date

Sheet 1 of 1

BASIS OF BEARING

DATE OF SURVEY

POLK COUNTY, IOWA

VICINITY MAP1"=2000'

EXISTING ADDRESS

2

2

AUGUST 22, 2019

RUNNELLS, IA 502375190 SE 104TH STREET

TO BEAR NORTH 89°38'49" EAST.

ASSUMED WAS 28-78-22 SECTION OF

1/4 NORTHEAST THE OF LINE NORTH THE

PROJECT LOCATION

SE 48TH AVE

SE 104

TH

ST

SE 56TH AVE

MEASURED PARCEL

14.95 ACRES (M)

15.00 ACRES (R)

MAJ

OR P

RE

LIM

INA

RY P

LA

T

PLATMAJOR PRELIMINARY

"STANDARD SINGLE FAMILY"RR - RURAL RESIDENTIAL

(SEE NOTE 12)

EASEMENTMATURE WOODLANDS

EXHIBIT 'C'

824

826

828

828

830

830

830

830

832

832

832832

832

834

834

834

836

836

836

838

838

838

838

840

840

840

840

840

84

0

84

0

842

842

842

842

84

2

842

844

844

844

844

844

84

4

84

6

846

846

846

84

6

846

846

84

6

846

848

84

8

848

84

8

848

84

8

848

84

8

850

850

850

850 8

50

850

850

850

852

852

852

852

852

852

854

854

854

854

854

856

856

856

856

856

858

858

858

858

860

860

860

860

860

860

862

862

862

862

864

864

864

866

866

866

868

868

870

870

87

0

872

872

874

874

876

Grain Silo

ST

ST

M

SP

?

?

? BM

Partially

Crushed

24"

CM

P

S

F.L.=

850.0

2Partially

Crushed

24"

CM

P

S

F.L.=

84

6.7

8

48"

CM

P

SW

F.L.=

814.2

7

48"

CM

P

NE

F.L.=

823.3

0

Outlet Unkno

wn

18"

CM

P

N

F.L.=

825.1

2

Outlet Unkno

wn

15"

CM

P

ES

E

F.L.=

825.0

0

18"

RC

P

NE

Top of Pip

e=831.3

2

18"

RC

P

SW

Top of Pip

e=830.5

7

18"

CM

P

S

F.L.=

837.1

3

18"

CM

P

N

F.L.=

839.0

2

12"

CP

P

S

F.L.=

867.1

4

12"

CP

P

N

F.L.=

868.9

5C

oncrete

Asphalt

AsphaltAsphalt

Laterals

Garage

House

Gravel Driv

e

Gravel Driv

e

Gravel Should

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Gravel Shoulder

Partially

Crushed

F.L.=

84

6.1

6 24"

CM

P

N

F.L.=

84

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0 24"

CM

P

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UTILITY WARNING

BM1

BENCHMARKS

GEOID12A) IARTN DERIVED - US SURVEY FEET

NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD88 -

UTILITY CONTACT INFORMATION

60'

22

2 2

0 60

FEET

WOLVERS ESTATE

SYSTEM, TICKET NUMBER 551905629.

RECEIVED FROM THE IOWA ONE CALL DESIGN REQUEST

UTILITY CONTACT FOR MAPPING INFORMATION SHOWN AS

MECDSMDesignLocates@midamerican.com

515-252-6632

Craig Ranfeld

MIDAMERICAN ENERGY

hodges@dmww.com

515-283-8729

Jana Hodges

DES MOINES WATER WORKS

Thomas.sturmer@centurylink.com

720-578-8090

Tom Sturmer

CENTURYLINK

G-GAS

OE-OVERHEAD ELECTRIC

E-ELECTRIC

W-WATER

C1-COMMUNICATION

INDICATED EXCEPT WHERE NOTED AS QUALITY LEVEL A.

LOCATION EXACT THE IN ARE SHOWN FEATURES SUBSURFACE

OR UTILITIES THE THAT WARRANT NOT DOES FURTHER

SURVEYOR THE ABANDONED. OR SERVICE IN EITHER AREA, THE

IN ITEMS SUCH ALL COMPRISE SHOWN FEATURES SUBSURFACE

OR UTILITIES THE THAT GUARANTEE NO MAKES SURVEYOR

THE OBTAINED. RECORDS AND/OR INFORMATION SURVEY

FIELD FROM LOCATED BEEN HAVE SHOWN UTILITIES THE

PROPERTY.

SIDE OF SE 104TH STREET, NORTHEAST CORNER OF

SET RAILROAD SPIKE IN WOODEN CORNER POST, WEST

ELEV=831.98

93.0

93

12" ST

Existing

EB

8" W(*)

8" S(*)

4" G(*)

C(*)

FO(*)

E(*)

OE(*)

Spot Elevation

Contour Elevation

Fence (Barbed, Field, Hog)

Fence (Chain Link)

Fence (Wood)

Fence (Silt)

Tree Line

Deciduous Tree \ Shrub

Coniferous Tree \ Shrub

Communication

Fiber Optic

Underground Electric

Overhead Electric

Gas Main with Size

Water Main with Size

Sanitary Sewer with Size

(*) Denotes the survey quality service level for utilities

Sanitary Manhole

Storm Sewer with Size

Fire Hydrant

Water Main Valve

Water Service Valve

Utility Pole

Utility Pole with Transformer

Electric Box

Electric Transformer

Traffic Sign

Communication Pedestal

Fence Post or Guard Post

Mailbox

LEGEND

ExistingFeatures Features

NOTES

DRAFT

PLATMAJOR PRELIMINARY

65.0'

14.2'

51.7'

Envelope"

"Building

3000 S.F.

Envelope"

"Building

3000 S.F.

Envelope"

"Building

3000 S.F.

12.

11.

10.

9.

8.

7.

6.

5.

4.

3.

2.

1.

(SEE NOTE 12)

ZONING ORDINANCE.

COUNTY POLK PER PROTECTION, 75% WITH DESIGNATED AREA AN IS EASEMENT WOODLANDS MATURE

PROFESSIONAL ENGINEER.

LICENSED A BY DESIGNED BE MUST EASEMENTS DRAINAGE CROSSING FOR USED BE TO CULVERTS

MAINTENANCE OF ALL DRAINAGE EASEMENTS TO BE THE RESPONSIBILITY OF THE PROPERTY OWNER.

MAILBOXES WITHIN THE ROAD RIGHT-OF-WAY ARE TO BE OF BREAKAWAY DESIGN.

STREET LOTS "A" AND "B" ARE TO BE DEDICATED TO POLK COUNTY FOR ROADWAY PURPOSES.

THE PROPERTY OWNER.

BY REROUTED OR RESTORED BE MUST DISTURBED ARE THAT FACILITIES DRAINAGE SUBSURFACE ANY

UNDER THE ROADWAY AT LOT OWNER'S EXPENSE.

BORED BE MUST ROADWAY THE OF SIDE OPPOSITE THE ON LOCATED UTILITIES TO SERVICES ALL

AN EFFECTIVE DATE OF FEBRUARY 1, 2019.

HAVING 19153C0395F NUMBER PANEL COMMUNITY FIRM FEMA THE ON SHOWN AS - FLOODPLAIN CHANCE

ANNUAL 0.2% THE OUTSIDE BE TO DETERMINED AREAS - X ZONE IN LOCATED IS PROPERTY THE

PROPERTY OWNERS.

OR FACILITIES DRAINAGE DOWNSTREAM AFFECT ADVERSELY NOT WILL RUNOFF DEVELOPMENT POST

THE CITY OF RUNNELLS.

INTO ANNEXED IF OWNERS LOT THE OF RESPONSIBILITY THE BE WILL SIDEWALKS AND LIGHTS STREET

3, & 4 WILL HAVE AN ON-SITE WASTEWATER TREATMENT SYSTEM.

2, LOTS SURVEY. ON SHOWN AS SYSTEM TREATMENT WASTEWATER ON-SITE AN HAS CURRENTLY 1 LOT

SOURCE OF WATER SUPPLY - DES MOINES WATER WORKS.

EASEMENTMATURE WOODLANDS

MAJ

OR P

RE

LIM

INA

RY P

LA

T

Bridge24'

24'

Yellow Plastic Cap #3169

Fnd 1/2" Pipe

Fnd 1/2" Rebar

SW Corner Parcel "B"

(Bent & Spun)

Fnd 1/2" Pipe

28-78-22PT NE1/4 NE1/4

(BK 7325

PG 672)

PARCEL "C"

28-78-22PT NE1/4 NE1/4

28-78-22PT N1/2 NE1/4

OUTLOT "X"

BAK FARMS P

LAT 3

716.05'

45.06'

45.00'

S89°3

8'4

9"

W

385.7

5'

33.00' 33.00'

50' Building Setback

50'

Buildin

g Setback

R.O.W.

33.0

0'

R.O.W.

45.00'

(BK 7325

PG 672)

PARCEL "B"

Retied Corner

Ex Tie Bk 14118 Pg 364

Fnd Stubby Nail

Sec 28-78-22

NE Corner

SE Corner Parcel "B"

Retied Corner

Ex Tie Bk 14118 Pg 363

Fnd Stubby Nail

Sec 28-78-22

SE Corner NE1/4 NE1/4

Ex Ties Bk 17189 PG 651

Fnd Stubby Nail

Sec 28-78-22

N 1/4

Bk 5215 Pg 23

Main Agreement

Existing 32' Water

Bk 5215 Pg 23

Main Agreement

Existing 32' Water

10' Public Utility Easement

176.2

5'

333.10' 232.24'

623.4

8'

N89°5

7'4

3"E 623.4

5'

176.2

5'

232.24'

N0°02'17"W 562.74'

S0°02'17"E 562.60'M

S2°37'30"W 761.25'M

N89°3

8'4

9"E 387.8

4'M

N0°02'09"W 1,323.50'M

S89°4

3'2

1"W

656.4

8'M

N89°38'4

9"E 2,6

38.0

4'M

N89°4

0'3

6"E 2,6

38.1

7'R

N89°4

0'3

6"E 387.8

7'R

S0°00'00"E 562.31'R

S01°17'50"W 714.41'

713.16'

S89°03'2

3"E 13

3.3

7'

77.10'

N72°5

6'4

0"E

N46°3

0'43"E 17

2.7

0'

43.31'S54°37'57"E

3

4

2

1

N89°4

3'2

1"E 623.4

7'

38.7

1'N0°02'0

9"

W

N89°4

3'2

1"E 280.5

5'

EASE

ME

NT

100.0

0' D

RAIN

AGE

ST

RE

ET L

OT B

STREET LOT A

330.50'

S0°04'08"W 155.07'87.30'

S2°35'12"WS0°03'33"W 180.66'S1°01'12"W 139.88'

Easement10' Public Utility

SE 104TH STREET

SE 4

8T

H A

VE

NU

E

Illegible

Fnd 1/2" Pipe

Bk 5215 Pg 23

Main Agreement

Existing 32' Water

Easement

10' Public Utility

Bk 5215 Pg 23

Main Agreement

Existing 32' Water

Easement

10' Public Utility

N33°44'01"E 116.77'

EASEMENT

100.00' DRAINAGE

S0°02'17"E 1,324.37'M S0°00'00"E 1,324.31'R

205.0

4'

150.16'

N56°14'0

4"E

18,568 SF (0.43 Ac)

(3.32 Ac)144,796 SF

(4.75 Ac)206,861 SF

(3.03 Ac)131,901 SF

(3.03 Ac)131,715 SF

17,4

06

SF (0.4

0

Ac)

N89°4

0'3

6"E 268.6

5'R

&D

N89°38'4

9"E 268.5

9'M

S2°37'30"W 761.28'R&D

N89°5

7'4

3"E 303.9

5'M

N90°00'0

0"E 303.5

1'R

&D

N0°00'00"E 1,323.34'R 1,324.6'D

S89°4

5'4

2"

W

656.5

2'R 657.6'D

S00°00'00"E 762.00'R&D S0°02'17"E 761.77'M

S89°45'5

6"E 221.78'

192.8

7'

73.8

3'

N88°46'5

3"E

192.8

7'

89.9

1'

S89°08'3

0"E

S89°5

7'5

1"W

111.87'

75.4

6'

N26°

31'12

"W

N48°2

4'58"E 12

3.68'

S89°4

3'2

1"W

189.6

6'

37.9

8'

S0°16'3

9"E

32.5

9'

S0°16'3

9"E

S43°10'42"W 198.58'

S17°04'23

"E 92.

44'N65°14'18

"E 17

3.5

4'

N89°57'5

1"E 136.0

8'

N34°2

5'59"E 15

8.4

8'

100.1

0'

S82°08'5

6"E

S41°3

2'52"W 13

2.7

4'

57.0

2'

N68°46'3

8"E

S0°40'42"E 25.41'

N89°19'18"E 32.38'

40.93'

S89°43'21"W

57.87'

N11°57'33"E

S89°57'43"W 6.75' (Water Main)

S89°43'21"W 13.93' (Water Main)

(Mature Woodlands) S89°57'43"W 5.76'

10.00'

10.00'

S2°37'30"W 5.55' (Water Main)

S0°02'09"E 2.54' (Water Main)

140.50'

25.8

9'

S47°4

5'19

"W 19

0.5

1'