HomeMy WebLinkAboutA003 - Council Action Form dated April 10, 2001 ITEM #
DATE 04/10/01
COUNCIL ACTION FORM
SUBJECT: MOTION TO APPROVE/DENY THE REZONING OF PROPERTY
GENERALLY LOCATED AT THE NORTHWEST CORNER OF THE INTERSECTION OF
SOUTHEAST 16TH STREET AND SOUTH DAYTON AVENUE AND EAST OF THE
SKUNK RIVER, FROM "AGRICULTURAL" TO "HIGHWAY-ORIENTED COMMERCIAL"
AND "GENERAL INDUSTRIAL".
BACKGROUND:
Applicant Request. The subject area under consideration, referred to as the South Dayton
Development Property, is located at the northwest intersection of South Dayton Avenue
and Southeast 16th Street, approximately '/4 mile east of the Skunk River. The subject
property is located totally within the 100-year floodplain. The applicant is proposing to
elevate the property to meet existing and proposed floodplain regulations, and is
requesting that the subject area be rezoned to accommodate highway-oriented commercial
and general industrial land uses (see map titled, "Rezoning Map").
Municipal Services.
Water. A 12-inch water main currently exists along Southeast 16th Street adjacent
to the Southern boundary of the subject area. A 14-inch water main currently exists
along South Dayton Avenue adjacent to the eastern boundary of the subject
property. These water mains can be extended to adequately service the subject
area. When the property is developed, the water main shall be extended to the
limits of the western property line.
Sanitary Sewer. There is a 10-inch sanitary sewer main that currently exists along
the Southeast 16th Street right-of-way. A 12-inch sanitary sewer is also located
along the South Dayton right-of-way. Services can be adequately extended from
existing infrastructure into the subject area. The sanitary sewer main shall be
extended to the limits of the western property line across the subject property.
Storm Sewer. Future development of the subject property will require that storm
water run-off be collected and controlled through a system of surface drainage,
subsurface sewers, and storm water detention facilities. The rate of storm water
run-off will not be increased above the pre-development rate of run-off. Any
proposed development on these subject properties will require the applicant to
submit a site plan and staff will review a storm water management plan before the
approval of subdivision plats or zoning permits. A 42-inch reinforced concrete storm
sewer pipe exists in the southeast corner of the subject property.
Electric. The property falls inside the City of Ames Electric Service Boundary. The
site can be adequately serviced by municipal electric facilities.
Fire. The City's fire response time goal is to have 85% of the land area of the city
within a response time of five (5) minutes or less. The subject property is located
in an area that is beyond a five-minute response time. This property is part of the
city that comprises 15% of the area of the city that is outside of the City's desired
response time. The fire response time is approximately five (5) to six (6) minutes.
Floodplain. The subject property is located within the 100-year floodplain. In order for the
property to be developable, development on site must meet the City's floodplain rules and
regulations. The property owner/developer is proposing to elevate the property three (3)
feet above the existing base flood elevation, an elevation two feet above the minimum
elevation requirement (this equates to one foot above the proposed base flood elevation).
Currently, the legislated elevation requirement for development in the floodplain is one foot
above the 100-year flood elevation. The applicant is proposing to exceed the existing
requirement to meet proposed floodplain regulation standards.
Access/Traffic Impact. The Transportation Plan calls for a realignment of South Dayton
Avenue through the subject property. The applicant is proposing this realignment and has
indicated that the zoning boundary between Highway-Oriented Commercial and General
Industrial will be on the centerline of the right-of-way for the realigned South Dayton
Avenue. South Dayton Avenue will become a major arterial street through the subject
property. It has been the policy of the City that the City would finance the infrastructure
cost of over-sizing to construct the realigned South Dayton Avenue. The developer pays
all other related costs. Payment and responsibility of infrastructure costs related to the
subject property will be addressed as part of the subdivision procedure.
The property currently has access to Southeast 16th Street, a gravel street, through a
public easement and South Dayton Avenue, a public thoroughfare. The approved
Transportation Plan does not indicate Southeast 16th Street to be a major thoroughfare.
It classifies this street segment as a local street. The plan also states that the existing,
substandard bridge over the Skunk River, to the west of the subject property, will not be
replaced or improved and that this street will ultimately become a dead end street.
However, City Council has directed staff to investigate the willingness of adjacent property
owners to contribute to the improvement of Southeast 16th Street and the substandard
bridge over the Skunk River. Southeast 16th Street and South Dayton Avenue offer
adequate access to the subject property as it develops. Initially, the applicant is proposing
primary access from (relocated) South Dayton Avenue. Regional access to this property
will be adequately provided by Highway 30 to the south. Local street access and arterial
street access will be provided by the relocated and existing South Dayton Avenue to the
east and Southeast 16th Street. The subject area maintains suitable access to public right-
of-way.
Land Uses. The subject area is currently an agricultural use. The existing land uses that
border the property are as follows (See map titled, "Land Uses'):
Location Land Use
North Industrial Land Uses
East Manufactured Housing and Highway
Oriented Commercial Land Uses
South Highway Oriented Commercial Land Uses
and Vacant Commercial Land
West Vacant Agricultural Land located in Story
County
Zoning. Presently, the property is zoned "Agricultural" and located in the 100-year
floodplain. The site is not located in the floodway of the Skunk River. Before the applicant
seeks a building or zoning permit, the property owner must elevate the subject area at least
one foot above the base flood elevation. As stated earlier, the property owner/developer
states that the property will be elevated three feet above the existing floodplain elevation
or one foot above the proposed base flood elevation, which is strongly recommended by
staff. In addition, if the land is zoned to "Highway-Oriented Commercial" (HOC) and
"General Industrial" (GI), it must be elevated to be consistent with the Environmentally
Sensitive designation of the Land Use Policy Plan. Zoning adjacent to the subject property
is as follows (see map titled, "Rezoning Map'):
Location Zoning
North General Industrial
East Residential Low Density Park Zone and
Highway-Oriented Commercial
South Highway-Oriented Commercial
West "A-1" Agricultural (Story County Zoning)
Land Use Policy Plan (LUPP) Goals and Policies. The subject property is shown on the
LUPP Map as Environmentally Sensitive Land. It is within the New Lands All Other Growth
Boundary. Rezoning of the property to HOC and GI would be consistent with the Land Use
Policy Plan as long as the property is properly elevated. (See map titled, "Land Use Policy
Plan Map.')
According to the LUPP (p. 23) "In creating a new vision for Ames, the role of goals
is important for both their individual and collective purpose in guiding development.
Ten goals have been established for addressing each of the community's vision
statements." The LUPP sets goals and policies to guide growth in an orderly manner that
reflects the future vision of the community at large. Statements in the Land Use Policy
Plan that are consistent with this rezoning relate to the following principals outlined in the
plan's vision statements:
• Planning and management of new growth
• Developable area provisions
• Environmental friendliness
• Sense of place and connectivity
• Cost-effectiveness and efficient growth pattern
• Mobility and alternative transportation
• Economic expansion and diversification
The following goals and policies of the LUPP are further addressed and apply to this zone
change:
Goal No. 1: "...plan for and manage growth within the context of the community's
capacity and preferences..." (LUPP, p. 23).
• The subject area, once filled and developed, would connect to adjacent municipal
services and infrastructure. These municipal services have the capacity to meet the
land use demand and impact that highway-oriented commercial and general industrial
land uses provide.
Goal 1.A.: "Ames seeks to diversify the economy and create a more regional
development and market base. While continuing to support its existing economic
activities, the community seeks to broaden the range of private and public
investment." (LUPP, p. 23)
The applicant states that "this area adds additional land to provide local and regional
development in proximity to the Interstate 35 and Highway 30 corridors. This site is readily
accessible to interstate and highway transport and traveler support."
• Staff concurs with the applicant's statement. Furthermore, the site will provide for
approximately 25 acres of General Industrial land use and 48 acres of Highway-
Oriented Commercial land use. The projected need for industrial and commercial land
to the year 2030 is 300 to 375 acres and 800 to 900 acres, respectively. Once rezoned
and elevated, the subject property will provide for 6-8% of the industrial land need and
5-6% of the commercial land need. Development of these land uses will provide for a
broader market base and a more diversified economy.
Goal 1.B.: "Ames seeks to integrate its growth with an economic development
strategy for the Central Iowa region." (LUPP, p. 24)
The applicant states, "The proximity of this site to major transportation corridors allows for
quick access for commuters to Ames without impacting traffic within the City of Ames."
• The subject property is located approximately 600 feet north of the South Dayton and
Highway 30 interchange. It is situated in a location that is well suited for vehicular
movement and regional commerce. Recent commercial and industrial development in
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the vicinity of the subject area is an indicator that such investment is possible on the
subject property, thus providing for growth opportunities that will add to the economic
base of the Central Iowa region.
Goal 1.C.: "Ames seeks to manage a population and employment base that can be
supported by the community's capacity for growth. A population base of 60,000-
62,000 and an employment base of up to 34,000 is targeted within the City.
Additionally, it is estimated that the population in the combined City and
unincorporated Planning Area could be as much as 67,000 and the employment base
could be as much as 38,000 by the year 2030." (LUPP, p. 24)
The applicant states, "The development supports this goal's objective. The LUPP indicates
a need for an additional 800-900 acres of commercial land. The commercial component
also assumes an increase in regional attraction... The LUPP also forecasts a need for 300-
375 acres of industrial land to support industrial jobs growth of 1,200 to 1,700 people."
• Development of the subject property will increase the employment base of the City of
Ames. Increasing employment opportunity allows for overall growth opportunities as
well. By increasing the employment opportunity, demand for other land uses such as
housing and commercial services also increases. Staff agrees with the applicant's
statement; the development proposal is in line with this goal.
Goal No. 2: "....assure the adequate provision and availability of developable land
...[and] guide the character, location and compatibility of growth with the area's
natural resources...." (LUPP, p.24)
• The subject area is located in a highly visible transit corridor and entryway into the City
of Ames. It has the potential to be well suited for commercial and industrial land uses.
Development on the subject property allows for the intensification of undeveloped land
area within corporate limits in context of the City's growth preferences.
Goal 2.E.: " Ames seeks a development process that achieves greater conservation
of natural resources and compatibility between development and the environment."
(LUPP, p. 25)
The applicant states, "No natural resources have been mapped on this property.
Compatibility between development and the environment is a function of design and is
more appropriate at the stages of preliminary plat review and review of individual site
developments. It is expected that this development will be able to meet the objectives of
this goal."
• The property falls into the 100-year floodplain. Mitigation is necessary to assure that
flooding does not compromise future development on the property. However, in an
effort to be more compatible with the environmentally sensitive condition of the
floodplain, the applicant is proposing to elevate the subject property above the base
flood elevation. Propose;! elevations will take into account the projected increase in the
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volume of floodwater that will be discharged during the regulated flood event.
Therefore, the applicant is providing for the availability of developable commercial and
industrial land in a location that will maintain the flowage capacity of the floodplain and
protect building improvements from the threat of flooding.
• During subdivision and development review processes, the applicant will be required
to prove that there are adequate design features that will serve to limit any negative
impacts of development to adjacent natural resources.
Goal 3.C.: "Ames seeks to protect and conserve its water resources for the following
purposes: aquifer protection; water quality protection; user conservation
management; plant and animal life support; water-borne recreation; scenic open
space; and provision of a long-term/reliable/safe source of water for human
consumption and economic activities." (LUPP, p. 25)
The applicant states, "This development will not adversely impact this goal's objective. The
requirements of this objective will be addressed in the preliminary plat phase and the
individual lot/site developments. Environmental protection is both a function of location
and design. The current agricultural practices used on the site will likely have impacted the
site more than the proposed uses."
• During the subdivision and development process, the property owner or future property
owner(s) will be responsible for storm water management. Storm water management
may require the storage of runoff associated with the subject area and proper control
techniques to mitigate any negative impacts that the storm water might have on nearby
environmental resources such as the Skunk River and its adjacent ecosystems. The
LUPP designates the area as an Environmentally Sensitive area, which suggests that
the City should take the necessary steps to protect any environmental resource that
could be impacted by development of the area. The developer or future developer(s)
of the subject property will be required to meet any mitigation requirements imposed
by the City.
Goal 3.D.: "Ames seeks to protect and conserve its energy resources for the
following purposes: energy consumption reduction through provision of an
integrated multi-modal transportation system, and through land use practices that
minimize vehicular trips; user conservation management; material recycling; and,
long-term/reliable/safe source for the support of human and economic activities."
(LUPP, p. 26)
The applicant states, "This development utilizes existing transportation corridors within the
City of Ames. Development of this area does not adversely impact streets or traffic. This
goal is rather broad, but it is expected that the requirements of this goal are not adversely
impacted by the proposed development."
• The location of this property, with respect to the larger regional transportation system,
makes this property very accessible from locations outside the City of Ames. This will
6
lessen the need for motorists and freight shipments to rely on more local street systems
within the City. Conversely, the location of this property will require that residents of the
City will have to travel on the City's major street network, since residential areas of the
City are some distance away from this site.
• Upon a request for site plan approval and issuance of a zoning permit, a developer of
the subject property may be required to submit a traffic analysis outlining the impact of
traffic to existing or proposed street networks. If the report indicates the need for
additional traffic control or further street improvements, the developer may be required
to assume some or all of the associated costs.
Goal 4.A.: "Ames seeks to establish more integrated and compact living/activity
areas (i.e. neighborhoods, villages) wherein daily living requirements and amenities
are provided in a readily identifiable and accessible area. Greater emphasis is placed
on the pedestrian and related activities." (LUPP, p. 26)
The applicant states, "This is in a location and zone (by HOC and GI) that does not need
or desire pedestrian activity. The focus of this area is regional and is intended to be
automobile intensive. This area does not expect any use by nearby residential."
• During the subdivision procedure staff will recommend sidewalks or other pedestrian
walkways/bike paths on the site to accommodate pedestrian movement and
recreational activity. Although the site will primarily accommodate vehicular movement,
pedestrian movement is still very important. People working at commercial and
industrial businesses that will locate at this property will require the ability to access the
site by means other than a motorized vehicle. Furthermore, the ability of future
employees to utilize pedestrian oriented networks like bike paths and sidewalks for
recreational activities is also very important. Future development on the subject
property could be one of any permitted use in General Industrial and Highway-Oriented
Commercial zones, ranging from large office complexes to hotels. The absence of
sidewalks only increases the dependence of a motorized vehicle to seek out passive
recreational opportunities in other areas of the city and limits the ability of individuals
to utilize other forms of non-motorized transportation.
Goal 4.B.: "Ames seeks to physically connect existing and new residential and
commercial areas through the association of related land uses and the provision of
an intermodal transportation system." (LUPP, p. 26)
• The subject area is currently designated as an "Environmentally Sensitive" land use
because the area is located in the 100-year floodplain of the Skunk River. Once the
subject area is elevated in a manner that will allow for flood conveyance, while at the
same time protecting development from the threat of flooding, the property should
provide for land uses that are most consistent with the existing adjacent land uses.
Currently there is a clear pattern of highway oriented commercial development already
existing along South 16' Street east and west of Dayton Avenue, which consists
primarily of Motel facilities and a restaurant. Commercial development in the form of
7
a truck stop on the south side of US 30 also exists, which adds to the highway
orientation of this location. Additionally, much of Dayton Avenue near the proposed
site has already been developed with commercial businesses and light industrial uses.
The proposed rezoning would be an appropriate zone designation to accomplish the
goal of relating land uses.
• The realignment of South Dayton Avenue will provide for more connected intermodal
transportation for the proposed area and existing land uses. This rezoning petition is
consistent with this goal.
Goal No. 5: "....establish a cost effective and efficient growth pattern for
development in new areas and in a limited number of existing areas for
intensification." (LUPP, p. 27)
• The area can be adequately served by municipal infrastructure. The rezoning of the
subject area will add to the commercial land inventory and increase the supply of
vacant commercial land.
Goal 7.A.: "Ames seeks to establish a comprehensive and integrated transportation
system that includes automotive, public transit, pedestrian, bicycle, and ride-sharing
modes." (LUPP, p. 29)
The applicant states, "The transportation plan also details the requirements for public
transit, bicycle, and ride sharing modes for the area. Pedestrian activity in this area is not
desired both because of use (HOC and GI), distance to residential, and speed and
frequency of automobile travel in the area."
• Again, staff stresses the importance of pedestrian transportation even in areas that are
focused on the automobile. As stated earlier, people will work in the area and people
may even stay in the area for long periods of time. Access to pedestrian networks
would provide further transportation and recreational opportunity. The argument of
speed and frequency of automobile travel only emphasis the need for non-motorized
transportation networks. Allowing people who choose alternative methods of
transportation to travel along transportation networks only designed for motorized
vehicles is dangerous and against the intent of the LUPP. The applicant's statement
is not consistent with this goal.
"Entries: Access to Ames is provided by several interchanges associated with two
limited access highways, Interstate 35 and Highway 30. The interchange associated
with Interstate 35 and Highway 30 creates a major entry. Additional entry and
primary areas/activities served by their access are identified by the following: ...
Highway 30 and the [Proposed (referenced in the City's Transportation Plan)] Dayton
Road interchange serving the current industrial park...
"Each of these areas provides opportunity to enhance the arrival in Ames and to
direct traffic in accessing major areas and activity centers. Each entry should be
8
well identified and designed in accentuating access to the major areas and activity
centers." (LUPP, p. 115)
• The South Dayton and Highway 30 interchange is a community entryway to the
community's industrial park, general industrial area, and highway-oriented commercial
service areas. This rezoning request will provide for accessible major activity land uses
that are consistent with the existing commercial and industrial land use pattern and with
the community's entryway objectives as identified in the LUPP.
Vision Statements: "Provision of adequate transitional and intensification areas and
the assurance of compatibility between differing uses and new and existing uses."
(LUPP, p.123)
• The Land Use Policy Plan encourages the transition of like uses. This rezoning request
will provide for transitional land uses while meeting the overall objectives of the LUPP.
PLANNING AND ZONING COMMISSION RECOMMENDATION:
The Planning and Zoning Commission reviewed this request at their meeting of March 21,
2001 and recommended that the request for rezoning be approved.
ALTERNATIVES:
1. The City Council can approve the rezoning of the subject property generally located
on the northwest corner of South Dayton Road and Southeast 16th Street, referred
to as the South Dayton Development Property, from "Agricultural" to "Highway-
Oriented Commercial' and "General Industrial".
2. The City Council can deny the rezoning of the subject property generally located on
the northwest corner of South Dayton Road and Southeast 16th Street, referred to
as the South Dayton Development Property, from "Agricultural" to "Highway-Oriented
Commercial" and "General Industrial".
3. Action on this request can be postponed and referred back to City staff and/or the
applicant for additional information.
MANAGERS RECOMMENDED ACTION:
Rezoning of the subject area is consistent with the LUPP. The property is located within
the New Lands Growth Boundary and has the potential to permit transitional, orderly, and
economically beneficial land uses. The proposed fill for the subject property should
effectively mitigate potential flooding while providing area for flood conveyance, so
development will be consistent with the Environmentally Sensitive designation of the LUPP.
However, during the subdivision process the site will undergo careful review by staff to
make sure adjacent environmental resources along the Skunk River corridor are not
compromised by future land use activities on the site. Future commercial development of
9
the site will adhere to floodplain regulations and properly alleviate any negative impacts
on adjacent environmental resources.
The site is adjacent to a well-traveled corridor of the City of Ames and will provide a
transportation network that is primarily focused on motorized vehicles. Nevertheless, the
focus on the automobile should not de-emphasize or completely rule out the need for
pedestrian walkways and/or other connected systems that provide for non-motorized
vehicle access (i.e. bicycles) or other alternative modes of transportation.
Municipal services are adjacent to the site and are adequate to serve potential commercial
and industrial land uses on the site. The subject area, once elevated to proposed floodplain
regulation standards and improved upon, lends itself to accommodate a variety of
commercial and industrial land uses.
It is the recommendation of the City Manager that the City Council approve Alternative #1.
This will approve the rezoning of the subject property generally located on the northwest
corner of South Dayton Road and Southeast 16th Street, referred to as South Dayton
Development, from "Agricultural" to "Highway-Oriented Commercial" and "General
Industrial".
10
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Department of 1'latuiing wid Hoiisi»g 3-13-2001
STUMBO AND ASSOCIATES LAND SURVEYING, INC. P.O. BOX 1664 AMES, IOWA 50010 515-233-3689
STATE PLANENCOORINAGS ARE BTESSYSTTEMED ON THE PLAT OF SURVEY (� SB 80.00 9 w
IOWA NORTH ZONE NAD 83.
E1/4 CORNER
S89'50' 19"W 1304,83' S89 '50' 19"W 1242.63' r' SEC. 12-83-24
FOUND NAIL
CENTER PROPRIETOR: SET 1/2" REBAR-j IN LEAD PLUG
SEC. 12-83-24 SOUTH DAYTON DEVELOPMENT L.C. `\- NW CORNER W/ YELLOW CAP
NO MONUMENT #6586 (TYP)
FOUND OR SET NE1/4, SE1/4
REQUESTED BY: SEC. 12-83-24 NO'26'59"W-'11
SCOTT RENAUD, FOX ENGINEERING SET 1/2" REBAR 375.59'
m W/ YELLOW CAP
`r #6586 O
Survey Description - Parcel 'C': ��"�,Z'
Part of the Northeast Quarter of the Southeast PARCEL C o�'<�-�2. O L-)
Quarter and the Southeast Quarter of the ., �6 ' b°' 0 p Ln r,
ofutheast SectionQuarter 12, Townshipt63oNorthtl Ranght of e 24 way w NE1/46 8E1/4CRES 0•ps`�Pro�tr��o
West of the 5th P. M., City of Ames, Iowa, more in SEC. 12-83-24 P particularly described as follows; Commencing o 26.75 ACRES .� U)
at the East Quarter Corner of said Section 12: in DO W
thence S89'50'19"W, 80.00 feet along the north 71
line of the Southeast Quarter of said Section '�� 66 rn CC O
12 to the west right of way line of Dayton Avenue (n N6 595 Q O
and the Point of Beginning; thence continuing > O
S89'50'19"W, 1242.63 feet along said north lne NE1/4, SE1/4 " r,
SEC. 12-83-24 rn N W
to the Northwest Corner of the Northeast Quarter R-955.00' 10. 75 ACRES N -j
of the Southeast Quarter of said Section 12; �.i A-449 27'
thence SO'15'03'E, 1427.46 feet along the west �=26`�'l5� cw 3 Z U
line of the Northeast Quarter of the Southeast B-N26'31'15- W U)
Quarter of said Section 12 to a point on a curve , C=445.14' w °� >concave to the southeast, having a radius of z Lo > H O
955.00 feet and a central angle of 26*57' 15" and SE 114. 5E 114 . ( p
beingg subtended by a chord which bears SEC, 12-83-24 m pi d Ln
N46'31'23"E, 445.14 feet; thence northeasterly o 0. 12 ACRES :u o p Q
449.27 feet along said curve; thence N60'00'00"E Q PARCEL B 0Iz F-
cc
tangent to said curve, 595.66 feet to the 0
beginning of a curve tangent to said line; thence 46. 12 ACRES
northeasterly, 613.82 feet along said curve
concave to the northwest, having a radius of
955.00 feet and a central angle of 36'49'35", ; C)and beingg subtended by a chord which bears 5E1/4. SE1/4
N41 '35'12"E, 603.31 feet to a point on the O SEC. 12-83-24
west right of way line of Dayton Avenue; 35.37 ACRES
thence NO'26'59"W, 375.59 feet along
said line to the Point of Beginning, z ,-FOUND BAR W/
containing 26.87 acres. POINT OF- ALUMINUM CAP
BEGINNING 0. 14' S59'53'54"W
OF TRUE CORNER
S1/4 CORNER NO'15'03"W
SEC. 11/2" 4 75.00. r777ZN89'48'46"WSE CORNER
FOUND 1/2" � 1251.53'REBAR - S.C.C. N89'48'46"W 1293.78' 9 '4846"W 1331.79'� SEC. 12-83-24
INST. NO. REC. AS N89°42'27"W FOUND I.D.O.T,
98-06469 SOUTH 15TH AVENUE (VARIES) MONUMENT
SW CORNER, SEi/4, SE1/4
SEC. 12-83-24 - CUT 'X' IN CONCRETE
Survey Description - Parcel 'B':
Part of the Northeast Quarter of the Southeast Quarter and the Southeast Quarter of the
Southeast Quarter except for road right of way of Section 12, Township 83 North, Range
24 West of the 5th P. M., City of Ames, Iowa, more particularly described as follows:
Commencing at the Southwest Corner of the Southeast Quarter of the Southeast Quarter
of said Section 12; thence NO'15'03"W, 75.00 feet along the west line of the Southeast
Quarter of the Southeast Quarter of said Section 12 to a point on the north right of way
line of South 16th Street and the Point of Beginning; thence continuing NO '15'03"W,
1118.40 feet along said west line to the beginning of a curve; thence northeasterly, 449.27
feet along said curve, having a radius of 955.00 feet, concave to the southeast, and a
central angle of 26'57' 15" and being subtended by a chord which bears N46 '31 '23"E, 445. 14
feet; thence N60 '00'00"E tangent to said curve, 595.66 feet to the beginning of a curve
tangent to said line; thence northeasterly, 613.82 feet along said curve concave to the
northwest, having a radius of 955.00 feet and a central angle of 36 '49'35" and being
subtended by a chord which bears N41 '35' 12"E. 603.31 feet to a point on the west right of way line of Dayton Avenue; thence SO '26'59"E, 2177.91 feet along said line
to a point on the north right of way line of South 16th Street; thence N89 '48'46"W,
1251.53 feet along said line to the Point of Beginning, containing 46. 12 acres.
Certification: I hereby certify that this land surveying
document was prepared and the related survey work was performed
by me r under my direct personal supervision and that I am a Q� �ZCENSFo'y6o
duly icensed Land veyor under the laws of the State of Iowa.
o c�
Date: 6586 v
Robert L. St m 0, Jr. License ip
My license renewal date is Dece 1, 20 RECEIVED
V`I
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