HomeMy WebLinkAboutA007 - Council Action form dated August 12, 2003 ITEM # 350LY
DATE: 08/12/03
COUNCIL ACTION FORM
SUBJECT: APPROVAL OF THE MASTER PLAN AND REZONING OF KINYON AND
CLARK PROPERTIES.
BACKGROUND:
The developers have submitted a request to approve a Master Plan for residential
development under the Suburban Residential regulations and to rezone the proposed
Kinyon and Clark properties from "A" (Agricultural) to "F-S RL" (Suburban Residential Low
Density). This property is comprised of approximately 19.40 acres and is generally located
south of Adams Street, north of Top-O-Hollow, east of Stone Brooke Subdivision, and west
of Windsor Oaks Senior Living Facility.
A total of 37 single-family detached lots and 10 single-family attached lots are proposed.
The Master Plan indicates that there will be a net density of 3.93 units per acre for the
proposed single-family attached and detached development.
Concurrent with this request, the developers are also seeking approval of a Preliminary
Plat that includes this subject area. The Preliminary Plat cannot be approved unless this
Master Plan is approved and the property is rezoned.
ANALYSIS:
Existing Land Use. The subject property is currently undeveloped with the exception of a
barn that will remain for the First Addition of the proposed development. The applicant has
indicated that the house and barn will be removed at the time of development of the
Second Addition in the distant future. The land to the east and west is mostly comprised of
single-family attached and detached residential units.A senior living facility and synagogue
is also located east of the subject property. Single-family detached land uses are located
north and south of the subject area.
Proposed Land Use. The developers are proposing to develop 37 lots for single-family
detached units and 10 lots for single-family attached units. There existing wooded areas,
creek, and natural sloping areas will be used as privately owned open space.
Land Use Policy Plan (LUPP). The subject property is designated as "Village/Suburban
Residential" on the Future Land Use Policy Plan Map. In this case, the developers have
chosen to develop this site as a suburban residential development with low density
residential base zoning. Therefore, the proposed zone change to "F-S RL" is consistent
with the LUPP designation. (See map titled "Land Use Policy Plan".)
r
Zoning. This site is currently zoned "A" (Agricultural), which is the zoning that was applied
to it when the property was annexed into the City. The developers/land owners are making
a request to rezone this site to "F-S RL" (Suburban Residential Low Density).
The vacant areas east and west of the proposal will remain agricultural. These areas
consist of remnant land parcels associated with the single-family parcels along and north of
Top-O-Hollow Road. The rest of the area surrounding the subject area is zoned Residential
Low Density. Stone Brooke Subdivision to the east of the subject property maintains a
base zone of Residential Low Density, but is also zoned as a Planned Residence District
(F-PRD).
Water. An 8-inch water main runs east and west along Adams Street. Additionally, a
12-inch water main runs east and west along Top-O-Hollow Road. The proposed
development will create a loop between these services, which is beneficial to the City's
water system. The subject property can be adequately served by municipal water
infrastructure.
Sanitary Sewer. A 12-inch sanitary sewer runs through the site. Proposed infrastructure
improvements can be adequately served by this existing sewer infrastructure.
Storm Sewer. A 60-inch storm sewer is located in the southeastern portion of the subject
area and moves storm water into the creek that bisects the area east to west. Any new
development on the subject property will require that storm water run-off be collected and
controlled through a system of surface drainage, subsurface sewers, and/or 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 within the subject area 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.
Access/Streets. The subject property will have access to Adams Street, Top-O-Hollow,
and Hoover Avenue. Hoover Avenue will be extended from the south of the subject area
where Top-Hollow intersects Hoover Avenue to Adams Street. The extension of Adams
Street will provide for adequate access to the City's street network, improve vehicular
circulation, and enhance pedestrian movement throughout the site.
Fire. The estimated fire response time to the subject area ranges from four to five
minutes. The City's goal is to have a fire response time of five minutes. The subject area
falls within the City's response time goal.
2
Suburban Residential Development Principles. Property that is developed according to
the Suburban Residential requirements shall create a development pattern that adheres to
the following development principles:
(a) A development pattern that contains generally distinct and homogeneous land uses.
This development is to occur in the remaining in-fill areas and the targeted growth
areas where the property owner does not select Village Residential development.
■ The developers are intending to develop this site with bi-attached and detached
single-family residential uses. The majority of the property is proposed for
single-family detached homes. The northwestern portion of the subject area is
reserved for bi-attached single-family units, following the land use pattern of
Stone Brooke Subdivision to the west. The interior area and area adjacent to the
development along Top-O-Hollow Road is proposed detached single-family
residential. This development pattern will establish a distinct and homogeneous
character in the neighborhood, and will also provide a suitable transition between
the existing and proposed land uses.
(b) An economic and efficient subdivision design with respect to the provision of streets,
utilities, and community facilities with limited focus on building and development
design integration and greater emphasis on vehicular mobility.
■ The developers have submitted a Master Plan and Preliminary Plat that represent
an economic and efficient subdivision design that allows for larger and smaller
lots for single-family attached and detached residential units. The single-family
detached homes on this site will be built conventionally without design criteria.
(c) Effective landscape buffers between distinctly different land uses.
■ The proposed land uses are similar to adjacent land uses. Therefore, additional
landscaping is not required. However, existing vegetation and oblique
topography provides some buffering from the proposed development and
established residential areas.
(d) The provision of common open space in residential areas, where the maintenance
of the open space is the responsibility of those directly benefiting.
■ Open space will be provided along the sloping areas and creek that runs east
and west through the subject area.
(e) A development pattern that ensures compatibility in the design of buildings with
respect to placement along the street, spacing, and building height; and provides for
spaciousness and effective vehicular and pedestrian circulation.
■ The single-family attached and detached homes will be developed
conventionally and will meet the setbacks and height requirements that are
prescribed by the Zoning Ordinance. This site design allows for spaciousness
and effective vehicular and pedestrian circulation.
3
(f) A development pattern that is compatible with the surrounding neighborhoods and is
consistent with the Goals and Objectives of the Land Use Policy Plan.
■ The adjacent neighborhoods are a mix of detached and attached single-family
homes. The proposed plan provides for single-family detached development at
the perimeter of the site, adjacent to existing attached residences. Proposed
single-family detached will be adjacent to existing single-family detached land
uses. This pattern of development allows for an effective combination of
single-family residential development that is compatible with the surrounding
neighborhoods.
■ The proposed plan is compatible with the goals and objectives of the Land Use
Policy Plan (LUPP). The development proposal fulfills the goal of efficient infill
development and meets suburban residential requirements.
■ The proposed development provides housing choice.
Suburban Regulations.
(a) Minimum Density. The Zoning Ordinance requires the minimum density in areas
zoned "F-S RL" to be 3.75 dwelling units per net acre.
The overall net density for the area zoned "F-S RL" is 3.93 units per acre.
(b) Lot and Block Design. The Ordinance states that block lengths that exceed 660 feet
on a block face shall contain a mid-block cut through or cross walk to enable effective
pedestrian movement through the block.
■ The proposed development meets lot and block design standards.
(c) Open Space Requirements. A minimum of 10%of the gross area shall be devoted to
private or public open space. The ownership and maintenance responsibility of the
open space shall be a Homeowner's Association or similar private entity.
■ The storm water easement areas and private impervious surfaces associated
with undeveloped lots account for the minimum of 10% gross area devoted to
open space.
(d) Landscape Buffer Requirement. A landscaped buffer of 10 feet in width shall be
provided in the setback area of any lot zoned "SRMD" where the lot is adjacent to
any lot zoned "SRLD". The landscaping shall adhere to the L3 High Screen
standards as provided for in Section 29.403.
■ The developer is only proposing Suburban Residential Low Density. This
standard does not apply.
4
(e) Parking Requirements. Parking shall be provided to meet the requirement as set
forth in Section 29.406 of this Ordinance.
■ All of the residential development on this site will meet the parking requirements
of the City. Parking requirements will be checked as part of the Building Permit
process.
RECOMMENDATION OF THE PLANNING & ZONING COMMISSION:
The Planning & Zoning Commission recommended approval of this rezoning request at
their meeting of July 16, 2003 with the following recommendations:
1. That the rezoning and approval of the Master Plan shall be contingent upon a
Development Agreement being worked out prior to City Council Action.
2. That the approval of the rezoning shall be contingent upon approval of the
Preliminary Plat for the Kinyon and Clark properties.
ALTERNATIVES:
1. The City Council can approve the Master Plan and rezoning for the proposed Kinyon
and Clark properties from "A" (Agricultural) to "F-S RL" (Suburban Residential Low
Density) as shown on the attached map with two stipulations.
2. The City Council can deny the Master Plan and rezoning for the proposed Kinyon
and Clark properties from "A" (Agricultural) to "F-S RU (Suburban Residential Low
Density) as shown on the attached map with two stipulations.
3. Action on this request can be postponed and referred back to City staff and/or the
applicant for additional information.
5
MANAGER'S RECOMMENDED ACTION:
The developer has submitted a Master Plan for this site that meets the requirements of the
Suburban Residential zone and this site can be served by existing infrastructure.
Therefore, staff believes the rezoning should be approved with the following stipulations:
1. That the rezoning and approval of the Master Plan shall be contingent upon a
Development Agreement being worked out prior to City Council approval of the
Preliminary Plat.
2. That the approval of the rezoning shall be contingent upon approval of the
Preliminary Plat for the Kinyon and Clark properties.
It is recommended that Alternative #1 be adopted. This will approve the Master Plan
and rezoning of the proposed Kinyon and Clark properties from "A" (Agricultural) "F-S RU
(Suburban Residential Low Density). This action will allow the development of the Kinyon
and Clark properties.
COUNCIL ACTION:
Attachment
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REQUEST FOR REZONING FIGURE: 1
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Ame], Iowa 50010
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Summary of Neighborhood Meeting
June 4, 2003, regarding Kinyon-Clark Development
Attending: Bob Friedrich, Jr., Scott Renaud, Brian O'Connell, Paul Weigand, Jeff Benson
and approximately 52 others, generally residents of the Top-O-Hollow, Stone Brooke and
Windsor Oaks neighborhoods (see sign-up list).
1. Meeting began with introduction of representatives of developers, City of Ames,
development property owners and Neighborhood Associations.
2. Scott Renaud presented an overview of the main features of this development as currently
proposed (see attached plan). He stressed that this is a sketch plan and that many details need
to be worked out and will be reviewed in public meetings during the City's development
review process.
3. Paul Weigand reviewed the history leading up to the street alignments in this development.
In the original plans for the Stone Brooke development, Fletcher continued to the east and
could serve this development area. The City Council approved dropping that street
alignment due to concerns about wetlands and other environmental issues. During the
process to prepare the current city Transportation Plan,Harrison Road was proposed as an
east-west route accessing the areas south of what is now Hayden Park. The City Council did
not include this route in the final Transportation Plan. The Reserve development includes a
connection to the proposed Kinyon-Clark development area from the north.
4. Paul Weigand further explained that the City believes a through connection to the south is
important and that this is to be accommodated by extending Hoover Avenue north through
the Kinyon property to the available connection to Adams Street in the Reserve. A minimum
offset requirement in City standards of 280 feet from the existing Hoover Avenue to the
south cannot be met within the available property; therefore a through connection is proposed
at existing the Hoover and Top-O-Hollow intersection,with a slight skew,to minimize
impacts to neighboring properties.
5. In response to a question, Scott Renaud described the large box culvert that would
accommodate this street crossing the existing creek and said that otherwise the creek will
remain as is.
6. Eugene Lund,representing the Top-O-Hollow Neighborhood Association, presented a list of
concerns and desires of that neighborhood. In the discussion that followed, Scott Renaud
went down the list point-by point providing information and clarifying concerns. During this
discussion, various people who identified themselves as residents of Stone Brooke raised
related questions and concerns.
1
7. Neighborhood Issues
a. Quiet area with no large trucks routinely using TOH. No increase in trucks is
expected due to residential land use proposed. Traffic noise will be similar to
existing residential area because the distance separating the new streets from the
surrounding homes will be similar to typical city blocks.
b. Potential Traffic— TOH has lots of walkers and kids. Since all new traffic is
expected to be local, traffic on Top-O-Hollow is not expected to change to a degree
that will affect pedestrians. The new street will have sidewalks built on both sides.
c. School bus (45) access to any cul-de-sac areas
d. Fire truck and moving can access to cul-de-sac area
e. Street outlets for deep cul-de-sacs. (only one access) For all three of these, a single
cul-de-sac is proposed at about 600 feet long. The City discourages cul-de-sacs, so
this is one of the issues not yet resolved. If included, cul-de-sac design standards of
the City will accommodate fire trucks;busses do not typically enter cul-de-sacs.
f. Intersection of Hoover and Top-O-Hollow is not of standard type (Explained reasons
for skewed alignment in presentation.)
g. Sidewalks not indicated, where? (Described as on both sides of all streets in
presentation.)
8. Environmental issues
a. Control of water runoff The City had a storm water study completed for the entire
watershed of the lake in Hayden Park, which included this area under developed
conditions. A wetland/storm water detention cell to be built north of the development
has been designed to accommodate all of the storm water from this part of the
watershed.
b. Existing flooding issues Detailed design for storm water runoff for this development
has not yet been done, but this development will not make the current runoff situation
any worse. There was considerable discussion about the amount of water ponding
upstream from this development and flowing in the creek through the development
property. Described by some as a"raging torrent" during large storm events, some
believe this has gotten worse as the areas has developed, including the Northern
Lights project, and that the detention system in Northern Lights does not function
properly. As this situation seems to result from conditions beyond this development,
the City will investigate.
c. Loss of vegetation The developer is trying to save as many trees as possible,
especially the specimen trees at the front (south) of the Kinyon property. Tree at the
back of the Kinyon site are less desirable. Most of any impact on the trees will be
from building the box culvert for the street to cross the creek. A few trees may be
lost if a sanitary sewer is connected to Stone Brooke, but this has not been decided
yet. No trees should be lost on the Clark property. It is not in the developer's interest
to remove trees, because of the cost.
d. Erosion of creek Although discussion was described above on the source of
perceived problems and impacts on the creek through the development, concern was
expressed about substantial filling (ten feet deep or maybe more) that might reduce
the stream capacity at the downstream end of the development. The toe slope of the
largest fills will come to only 50 or 60 feet from the stream and thus should not affect
its flood storage.
2
e. Environmental impact to Hallet's area The watershed study indicates that the
planned storm water detention cell to be built to the north and other environmental
improvements in Hayden Park should mitigate any impacts from this development on
this area.
9. Master Zoning and Planning
a. No pre-existing plan The plan concept was just recently completed and the neighbors
had not seen it until this meeting.
b. Housing density. Concerned that there is not enough off-street parking. No known
written density rules? The City does have density standards in its Land Use Policy
Plan and Zoning Ordinance. The density of this project as currently planned is just
above the minimum density allowed. The on-street parking will be similar to most
other areas of Ames. The town home lots are wider and deeper than most such lots in
Ames, allowing more lineal feet of street curb per unit and the possibility of
additional off-street parking, such as in the Ironwood Estates development on
Ironwood Court in southwest Ames.
c. No second street outlet for cul-de-sac This is one of the areas where the developer
and City staff do not agree on the current design plan. The developer defended the
proposed plan based on keep costs reasonable and the need to meet minimum density
standards. The City prefers a through street to improve connectivity and options for
future access to an undeveloped land parcel.
10. Included on the list of Top-0-Hollow neighborhood concerns were the following
"Neighborhood desires"prepared before this meeting took place:
a. Lower housing density.
b. Squared up intersection,not trying to directly access Hoover
c. Address and solve existing flooding and creek erosion problem.
d. Do an environmental study with relationship to storm water and the creek, flooding,
water run off and Hallets water shed area.
e. Off street parking, fire truck and school bus access.
f. Down sizes the width of the street.
g. Address the increased storm water runoff that is possible with housing development.
11. In response to a question, it was pointed out that all of this property has already been annexed
into the city of Ames.
12. In response to a question whether there could be smaller lots and more common open space
with trails, Bob Friedrich, Jr. explained that the City's interest for pedestrian connection is in
sidewalks along streets rather than public trail located along back lot lines.
13. City staff said that once a plan is submitted it will be reviewed by staff and it will placed on
an agenda of the Planning and Zoning Commission. The City will send a notice to all
property owners within 200 feet of the development property as well as to the representative
of each neighborhood association within that area. Questions about the project can be
directed to Bob Friedrich, Jr. at Friedrich Construction on east Lincoln Way or to Eric Jensen
at the City of Ames Department of Planning and Housing.
3
John R. Klaus, City Attorney,515 Clark Avenue,Ames,Iowa 50010 (515)239-5146
ORDINANCE NO.
AN ORDINANCE AMENDING THE OFFICIAL ZONING MAP
OF THE CITY OF AMES,IOWA,AS PROVIDED FOR IN SECTION 29.301
OF THE MUNICIPAL CODE OF THE CITY OF AMES, IOWA, BY
CHANGING THE BOUNDARIES OF THE DISTRICTS ESTABLISHED
AND SHOWN ON SAID MAP AS PROVIDED IN SECTION 29.1506
OF THE MUNICIPAL CODE OF THE CITY OF AMES, IOWA;
REPEALING ALL ORDINANCES AND PARTS OF ORDINANCES
IN CONFLICT HEREWITH AND ESTABLISHING AN EFFECTIVE DATE
BE IT HEREBY ORDAINED by the City Council of the City of Ames, Iowa;
Section 1: The Official Zoning Map of the City of Ames, Iowa, as provided for in
Section 29.301 of the Municipal Code of the City of Ames, Iowa, is amended by changing the
boundaries of the districts established and shown on said Map in the manner authorized by
Section 29.1506 of the Municipal Code of the City of Ames,Iowa, as follows: That the real estate
generally located between Adams Street and Top-O-Hollow Road,east of Stone Brooke Subdivision
and west of Windsor Oaks Senior Living Facility, is rezoned from "A" (Agricultural) to "FS-RL"
(Suburban Residential Low Density).
Real Estate Description - Parcel 'P': Part of the West Quarter of the Southwest Quarter of the
Northeast Quarter of Section 27,Township 84 North, Range 24 West of the 5'P.M., City of Ames,
Story County, Iowa, more particularly described as follows; Beginning at the Northeast Corner of
the West Quarter of the Southwest Quarter of the Northeast Quarter of said Section 27; thence
S0017'30"E, 44.01 feet along the east line of the West Quarter of the Southwest Quarter of the
Northeast Quarter of said Section 27 to a point on a curve concave to the southeast having a radius
of 25.00 feet,a central angle of 82°28'03"and being subtended by a chord which bears S60°27'52"W,
32.96 feet; thence westerly, southwesterly and southerly, 35.98 feet along said curve; thence
S 19°13'51"W tangent to said curve,5.93 feet;thence N70°46'09"W,60.00 feet;thence N19°13'51"E,
48.27 feet to a point on the north line of the West Quarter of the Southwest Quarter of the Northeast
Quarter of said Section 27; thence N89°35'12"E, 71.16 feet along said north line to the Point of
Beginning, containing 0.10 acres.
Parcel' ': Part of the West Quarter of the Southwest Quarter of the Northeast Quarter of Section 27,
Township 84 North, Range 24 West of the 5' P.M., City of Ames, Story County, Iowa, more
particularly described as follows; Commencing at the Northeast Corner of the West Quarter of the
Southwest Quarter of the Northeast Quarter of said Section 27;thence SO°17'30"E,44.01 feet along
the east line of the West Quarter of the Southwest Quarter of the Northeast Quarter of said Section 27
to the Point of Beginning, said point being on a curve concave to the southeast having a radius of
25.00 feet, a central angle of 82°28'03" and being subtended by a chord which bears S60°27'52"W,
32.96 feet; thence westerly, southwesterly and southerly, 35.98 feet along said curve; thence
S 19°13'51"W tangent to said curve,5.93 feet;thence N70°46'09"W,60.00 feet;thence N19'13'51"E,
48.27 feet to a point on the north line of the West Quarter of the Southwest Quarter of the Northeast
Quarter of said Section 27;thence S89°35'12"W,256.08 feet along said north line to the Northwest
Corner of the Southwest Quarter of the Northeast Quarter of said Section 27; thence SO°00'14"W,
884.27 feet along the west line of the Southwest Quarter of the Northeast Quarter of said Section 27
to the Northwest Corner of the South 379.5 feet of the West Quarter of the Southwest Quarter of the
Northeast Quarter of said Section 27; thence N88°46'37"E, 331.84 feet to the Southwest Corner of
Lot 9 in Karl Clark's Subdivision in the City of Ames,Iowa;thence NO°17'30"W, 835.56 feet along
the east line of the West Quarter of the Southwest Quarter of the Northeast Quarter of said Section 27
to the Point of Beginning, containing 6.57 acres.
Parcel 'R': A parcel previously described as the South 379.5 feet of the West Quarter of the
Southwest Quarter of the Northeast Quarter of Section 27, Township 84 North, Range 24 West of
the 5' P.M., Ames, Story County, Iowa, except the East 100.0 feet thereof and being more
particularly described as follows: Beginning at the Center of said Section 27; thence N00°00'14"E,
379.51 feet along the west line of the Northeast Quarter of said Section 27 to the Southwest Corner
of Parcel Q of the Northeast Quarter of said Section 27;thence N88°46'37"E, 231.83 feet along the
south line of said Parcel Q; thence S00°20'45"E, 379.31 feet to a point on the south line of the
Northeast Quarter of said Section 27; thence S88°44'17"W, 234.15 feet to the point of beginning,
containing 2.03 acres which includes 0.18 acres of existing public right-of-way.
Parcel 'B': Part of Lot 9 in Karl Clark's Subdivision in the City of Ames, Story County,Iowa, more
particularly described as follows; Beginning at the Northeast Corner of said Lot 9; thence
SO°41'46"E, 62.46 feet along the east line of said Lot 9; thence S89°35'12"W, 463.33 feet to the
beginning of a curve tangent to said line;thence westerly, 78.86 feet along the curve concave to the
north, having a radius of 230.00 feet and a central angle of 19°38'39", and being subtended by a
chord which bears N80°35'29"W, 78.47 feet; thence N70°46'09"W tangent to said curve, 5.08 feet
to the beginning of a curve tangent to said line; thence westerly, 3.29 feet along the curve concave
to the south, having a radius of 25.00 feet and a central angle of 7°31'57", and being subtended by
a chord which bears N74°32'08"W, 3.28 feet to a point+on the west line of said Lot 9; thence
N00 17'30"W, 44.01 feet along said west line to the Northwest Corner of said Lot 9; thence
N89019'45"E, 548.20 feet along the north line of said Lot 9 to the Point of Beginning, containing
0.76 acres.
Parcel 'C': Part of Lot 9 in Karl Clark's Subdivision in the City of Ames, Story County,Iowa,more
particularly described as follows; Commencing at the Northeast Corner of said Lot 9; thence
S0041'46"E, 62.46 feet along the east line of said Lot 9 to the Point of Beginning; thence
S89035'12"W,463.33 feet to the beginning of a curve tangent to said line;thence westerly,78.86 feet
along the curve concave to the north,having a radius of 230.00 feet and a central angle of 19038'39",
and being subtended by a chord which bears N80°35'29"W,78.47 feet;thence N70°46'09"W tangent
to said curve, 5.08 feet to the beginning of a curve tangent to said line; thence westerly, 3.29 feet
along the curve concave to the south,having a radius of 25.00 feet and a central angle of 731'57
2
and being subtended by a chord which bears N74°32'08"W, 3.28 feet to a point on the west line of
said Lot 9; thence SO°17'30"W, 611.24 feet along said west line to the Northwest Corner of Parcel
'A'of said Lot 9;thence N89°20'14"E,552.83 feet to the Northeast Corner of Parcel'A'of said Lot 9;
thence NO°41'46"W, 592.85 feet along the east line of said Lot 9 to the Point of Beginning,
containing 7.52 acres.
Parcel 'A': (Amended) Part of Lot 9 in Karl Clark's Subdivision, Story County, Iowa, more
particularly described as follows; Beginning at the Southeast corner of said Lot 9; thence
S89003'36"W, 554.50 feet to the Southwest corner of said Lot 9; thence N00°00'00"E, 224.37 feet
along the west line of said Lot 9; thence N89°37'21"E, 552.87 feet to the east line of said Lot 9;
thence S00°24'35"E,218.93 feet along said east line to the point of beginning,containing 2.82 acres.
Section 2: All other ordinances and parts of ordinances in conflict herewith are hereby
repealed to the extent of such conflict.
Section 3: This ordinance is in full force and effect from and after its adoption and
publication as provided by law.
ADOPTED THIS day of , 2003.
Diane R. Voss, City Clerk Ted Tedesco, Mayor
3
ITEM # �� G
DATE _8/12/03
COUNCIL ACTION FORM
SUBJECT: APPROVAL OF THE DEVELOPMENT AGREEMENT PERTAINING TO THE
SUBDIVISION PLATTING AND DEVELOPMENT OF LAND CALLED KINYON-CLARK
SUBDIVISION
BACKGROUND:
The developers are requesting approval of a Preliminary Plat for a subdivision with 47 lots
to be developed under Suburban Residential zoning. The total gross acreage included in
this subdivision is 19.40 acres. It is located north of Top-O-Hollow Road, South of Adams
Street and The Reserve Subdivision, east of the Stone Brooke Development, and West
of Windsor Oaks Senior Living Facility.
This property is located near the northern extent of the City and has been annexed
within the past several years as part of the Ada Hayden Park annexation. This19.04
acre parcel represents an infill development opportunity where land resources exist
within the City of Ames and residential development potential exist that can serve to
further the goal of the City to make efficient use of land and infrastructure resources
where capacity exists.
As part of the review and decision process for the preliminary plat, a development
agreement has been prepared that outlines the responsibilities of the developer and
the City. This agreement is designed to fulfill the requirement of State Code section
354.8 and the requirement of the city subdivision regulations found at Section 23.304.
The agreement indicates that the following responsibilities by the developer and the
City.
DEVELOPER RESPONSIBILITIES
• Dedicate street right-of-way
• Install infrastructure required by the subdivision regulations of the city
including, water mains, sanitary sewer mains, storm sewer improvements,
electric facilities, street, curb, sidewalk improvements, and all other
improvements specified in the subdivision regulations of the City.
• The developer shall reconstruct the intersection of Hoover and Top-0-
Hollow to create a four way intersection per city specifications
CITY RESPONSIBILITIES
• Pay the developer for the cost of the intersection reconstruction at Hoover
and Top-o-Hollow for that portion of the intersection work south of Top-o-
Hollow.
• Pay the developer for the extra cost of constructing Hoover Avenue to a 31-
foot collector street section. The developer will be responsible for the cost
associated with building Hoover Avenue as a normal local street.
• Pay the developer for the extra cost associated with the extra length of the
culvert under Hoover Avenue since Hoover Avenue is being constructed as a
collector street, which is 31 feet wide.
• Pay the developer for the extra cost to construct Hoover Avenue to a
collector street status, which requires extra depth of asphalt.
• Pay the cost to clean and restore the channel of the east/west waterway that
runs through the Kinyon-Clark subdivision. This work will include the
installation of riparian buffers designed to mitigate erosion and water
degradation of Ada Hayden Park.
Typically the City does not participate financially in the cost of developing residential
subdivision, but in this case the justification for the city financial participation includes:
1. Development in this area results in infill which makes efficient use of existing
infrastructure and it limits outward expansion.
2. Involvement in the extra cost of constructing the extra width and depth of Hoover
Avenue is standard city policy.
3. Hoover Avenue is critical with respect to solving street continuity and circulation
problems since it was decided by the City Council that Harrison Avenue would not be
constructed along the south side of the Ada Hayden Park as a mean to accomplish
improved street and traffic circulation in this area.
4. Participation by the City in improving the east/west waterway has direct benefit to
the long-term quality of the water in Ada Hayden Park
The source of funds that is recommended by staff to pay these costs is outlined in the
following table.
Kinyon-Clark Subdivision
City Financial Participation
Fund Source
Activity Fund Source Cost Estimate
Extra Width-Hoover Road Use Tax $12,000
Extra Depth-Hoover Road Use Tax $16,000
Extra Culvert length-Hoover Road Use Tax $12,000
Hoover/To -o-Hollow Intersection Road Use Tax $25,000
East/west Channel clean/restore Ada Hayden Park $20,000
Project proceeds
TOTAL $85,000
2
(A copy of the Development Agreement is attached to this Action Form)
ALTERNATIVES:
1. The City Council can approve the development Agreement for the Subdivision
Platting and Development of Land called Kinyon-Clark subdivision.
2. The City Council can deny approval of the Development Agreement for the
Subdivision Platting and Development of Land called Kinyon-Clark subdivision.
3. The City Council can refer this issue back to staff for additional information.
MANAGER'S RECOMMENDED ACTION:
The development of the Kinyon-Clark properties represents a very efficient development
proposal utilizing property that truly can be defined as infill development. Currently, there
exists sanitary sewer and water infrastructure, either on the property or immediately
adjacent which results in a very efficient use of land resources and existing infrastructure.
The proposed subdivision of the Kinyon-Clark property will include the construction of
Hoover Avenue to Adams Street, which will serve to improve traffic circulation in this area
of the City. The approach to managing storm water discharge should result in an improved
condition for both, storm water quantity and quality management. As a result there are
several public benefits that will be accomplished by the development of the area which
justifies the financial participation in this development as outlined in the Action Form.
Therefore, it is the recommendation of the City Manager that the City Council adopt
Alterative #1. This will approve the Development Agreement for the Kinyon-Clark
subdivision that includes city financial participation of approximately $85,000 from the fund
sources identified above.
3
DO NOT WRITE IN THE SPACE ABOVE THIS LINE,RESERVED FOR RECORDER
Prepared by: John R.Klaus,City of Ames Legal.Department,515 Clark Avenue,Ames,Iowa 50010(Phone: 515-239-5146)
Address Tax Statement To:City of Ames,Iowa,515 Clark Avenue,Ames,Iowa 50010
AN AGREEMENT PERTAINING TO THE
SUBDIVISION PLATTING AND DEVELOPMENT OF
LAND IN THE CITY OF AMES CALLED
KINYON-CLARK SUBDIVISION
THIS AGREEMENT,made and entered into this day of ,2003,
by and between the CITY OF AMES, IOWA (hereinafter called "City"); and Doris Kinyon, Karl
Clark,Jr.and Karine Clark,and R. Friedrich &Sons, Inc.,their successors and assigns(hereinafter
collectively called "Developer").
WITNESSETH THAT :
WHEREAS,the parties hereto desire the improvement and development of an area legally
described as set out on Appendix A, hereinafter called the "Site"; and,
WHEREAS„ Developer has applied to the City for platting of subdivisions of the Site; and,
WHEREAS, an agreement between the Developer and the City with respect to public
improvements is required by the City as a condition to approval of subdivision plats pursuant to
Section 354.8 Code of Iowa, and Section 23.304 of the Municipal Code of the City.
NOW,THEREFORE, the parties hereto have agreed and do agree as follows:
PURPOSE
A. It is the purpose of this Agreement to:
1. Document, record, and give notice of, a certain plan of development, and
the public and private measures and undertakings essential to the implementation of that plan of
development, for the Site.
Page 1 of 6
2. Provide remedies to the City in the event the said plan of development is not
adhered to or achieved by the Developer.
B. This Agreement does not create or vest in any person or organization other than the
City any rights or cause of action with respect to any performance, obligation, plan, schedule or
undertaking stated in this Agreement with respect to the Developer. This Agreement does not
prevent the City from amending, modifying, or releasing the Developer from some or all of the
provisions of this Agreement. No person shall have any cause of action or recourse against the
City or Developer by reason of any such amendment, modification or release.
11
DURATION OF AGREEMENT
Continuance of Developer's obligations pursuant to this Agreement are subject to and
contingent upon approval by the City Council of the City of a final plat of what is shown on
Appendix A, as prepared and submitted by Developer, in accordance with the applicable
ordinances of the City, to have all occurred not later than the - day of 2003.
III
CITY'S REMEDIES
A. In that the Developer seeks to persuade and induce the City to approve an official
plat of the Site by presenting a plan for the development and improvement of the Site in its entirety,
it is understood and agreed that the City shall not issue any building permits with respect to any
place on the Site for which a final plat of subdivision has not been approved and filed for record.
B. The City shall not issue a building permit, zoning permit, or any other permit of the
City with respect to any excavation, construction, reconstruction or remodeling on the Site unless
said work is undertaken in accordance with the provisions of this Agreement.
C. The City shall not approve any final plat of any phase of development on the Site
unless said plat is in accordance with and meets the provisions and conditions of this Agreement.
D. All ordinances, regulations and policies of the City now existing or as may hereafter
be enacted shall apply to activity on the Site.
Page 2 of 6
IV
PLATTING PROCESS
The Developer shall undertake the official platting of subdivisions of the Site pursuant to
the procedures established by the statutes of the State of Iowa and the ordinances of the City. The
City may establish specific requirements for improvements of the Site, and require a performance
bond or other security for the performance of improvements by the Developer. The requirements
for improvements relative to the approval of the official plat of the Site may reiterate the provisions
of this Agreement; and, may state additional required improvements.
V
IMPROVEMENTS
A. Streets and Street Improvements.
1. The Developer shall,with respect to all streets as shown on the Site,convey
fee title for the street land to the City at no charge or cost to the City, said conveyance to occur at
the time of subdivision platting.
2. Intersection. The Developer shall, in accordance with the specifications of
the city,reconstruct that part of the intersection of Hoover Avenue and Top-0-Hollow Road that
lies south of the point where Hoover Avenue will connect to Top-0-Hollow Road. That work shall
include, by way of specification but not limitation, any and all pavement, right-of-way acquisition,
sidewalk construction, fire hydrant relocation, and electric utility pole relocation. The Developer
shall reconstruct the storm sewer intake where HooverAvenue meets Top-0-Hollow Road,but that
intake shall not be relocated. This work shall be contracted by the Developer through a competitive
bid process and the City shall pay the cost of the work if the estimated cost of the work, as
determined by the City's engineer, is less than $50,000. If the City's engineer estimates the cost
of the work to be more than $50,000, the City shall contract and pay for the work in accordance
with the Iowa statutes pertaining to public improvements by a City.
3. Culvert. The City shall pay up to but not more than 20% of the cost of a 72"culvert
at the point where Hoover Avenue crosses a waterway; and, the City shall perform channel
Page 3 of 6
cleaning and restoration work with respect to said waterway in an amount up to but not more than
$20,000. The cost of the culvert includes pipe, aprons, apron end walls,and rip-rap at the inlet and
outlet. The Developer shall dedicate to the City, at no cost to the City, an easement for the stream
channel through the entire Site.
4. Extra Width. The City shall pay Developer's cost, based on bids received, for the
extra five feet of paving width to give Hoover Avenue a paved roadway that is 31 feet wide instead
of the customary and usual 26 feet in width.
B. Water Main Improvements
1. The Developer shall show on the final plat, and grant to the City by executed
instruments,without charge to the City,easements in a form acceptable to the City, for installation
of required water mains on the Site.
2. The Developer shall install all water mains as specified by the City with
respect to subdivision of the Site at the sole cost and expense of the Developer.
C. Sanitary Sewer Improvements
1. The Developer shall show on the final plat, and grant to the City by executed
instruments,without charge to the City, easements in a form acceptable to the City, for installation
of required sanitary sewer mains.
2. The Developer shall install all required sanitary sewer mains with respect to
subdivision of the Site.
D. Storm Sewers and Storm Water Management
1. The Developer shall grant to the City, without charge, easements in a form
acceptable to the City for installation of storm sewers and storm water detention facilities on the
Site.
2. Developer shall install and construct all storm sewers, storm sewer
appurtenances, and storm water detention basins, as specified for the Site by the City, at the sole
cost and expense of the Developer, and at no cost or charge to the City, for the purpose of
Page 4 of 6
managing both the quantity and quality of storm water discharge.
E. Sidewalks. Developer shall cause sidewalks to be constructed to City specifications
at the Developer's expense with respect to each platted lot as a principal building is completed on
the lot, but not later than two years after approval of the plat of subdivision of the Site. With
respect to the "Kinyon lot" on which a principal building now exists, the required sidewalk shall be
completed not later than twenty-four months following the date of approval of the final plat of the
Site.
VI
SECURITY
The Developer shall install and dedicate to the City all public improvements required for
approval of the plat of subdivision of the Site prior to approval of the final plat; or, execute an
improvement agreement to guarantee the completion of all such required public improvements and
provide to the City as security for the completion of that work an"improvement guaranty"as stated
in Section 23.409 of the Municipal Code of the City of Ames, Iowa.
VII
COVENANT WITH THE LAND
This Agreement shall run with the Site and shall be binding upon the Developer, its
successors and assigns. However, this Agreement shall not be binding with respect to any
officially platted lot for which a City building permit has been issued, except with respect to
restrictions on access to certain lots from certain streets and roadways. Each party hereto agrees
to cooperate with the other in executing a Memorandum of Agreement that may be recorded in
place of this document.
Page 5 of 6
IN WITNESS WHEREOF, the parties hereto have caused this instrument to be
executed effective as of the date first above written.
CITY OF AMES, IOWA STATE OF IOWA,STORY COUNTY ss:
On this day of 2003, before me,
a Notary Public in and for the State of Iowa, personally
appeared Ted Tedesco and Diane R.Voss,to me personally
By known, and,who, being by me duly sworn, did say that they
are the Mayor and City Clerk, respectively, of the City of
Ted Tedesco, Mayor Ames, Iowa;that the seal affixed to the foregoing instrument
is the corporate seal of the corporation, and that the
instrument was signed and sealed on behalf of the
corporation, by authority of its City Council, as contained in
Attest by: Resolution No. adopted by the City Council
Diane R. Voss, City Clerk on the day of and that
Ted Tedesco and Diane R. Voss acknowledged the
execution of the instrument to be their voluntary act and
deed and the voluntary act and deed of the corporation,by it
voluntarily executed.
Notary Public in and for the State of Iowa
DEVELOPER By:
Karine Clark
By:
Doris Kinyon STATE OF IOWA,STORY COUNTY ss:
On this day of 2003,before me,a
STATE OF IOWA,STORY COUNTY ss: Notary Public in and for the State of Iowa,personally appeared
On this day of 2003,before me,a Karine Clark, to me known to be the person named in and who
Notary Public in and for the State of Iowa, personally appeared executed the foregoing instrument, and acknowledged that she
Doris Kinyon, to me known to be the person named in and who executed the same as her voluntary act and deed.
executed the foregoing instrument, and acknowledged that she
executed the same as her voluntary act and deed.
Notary Public in and for the State of Iowa
Notary Public in and for the State of Iowa
By:
By: Karl Clark, Jr.
President, R. Friedrich & Sons, Inc.
STATE OF IOWA,STORY COUNTY ss:
STATE OF IOWA,STORY COUNTY ss: On this day of 120
On this day of 2003,before me,a before me, a Notary Public in and for the State of Iowa,
Notary Public in and for the State of Iowa, personally appeared personally appeared ,to me personally
Karl Clark,Jr.,to me known to be the person named in and who known,who being by me duly sworn, did say that that person is
executed the foregoing instrument, and acknowledged that he president of said corporation, that the seal affixed to said instru-
executed the same as his voluntary act and deed. ment is the seal of said corporation,or no seal has been procured
by the said corporation,and that said instrument was signed and
sealed on behalf of said corporation by authority of its board of
Notary Public in and for the State of Iowa directors and the said acknowledged the
execution of said instrument to be the voluntary act and deed of
said corporation by it voluntarily executed.
Notary Public in and for the State of Iowa
Kinyon Clark Subdivision Ag=-080503.wpd
Page 6 of 6
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F-PRD
CITY OF AMES, IOWA
1 1 DEPT. OF PLANNING & HOUSING 1
N89'20'14"E 552.83' I<
17 2�
Q 1 KARL & KARINE CLARK NE CORNER,PARCEL 'A'
OF LOT 9,KARL CLARK'S 1
NW CORNER, PARCEL 'A' SUB., FOUND 1/2" REBAR
AG w _ OF LOT 9, KARL CLARK'S W/ YELLOW CAP #6586 1
O I+') SUB- FOUND 1/2" REBAR
N W/ YELLOW CAP #6586 PARCEL -A
NW CORNER
795% W 1/4, O N 2.82 ACRES
S.SW 1/4, NE 1/4 01 EXISTING ZONE AG
SEC, 27-84-24
SET 1/2" REBAR PROPOSED ZONE"FS—RL" SE CORNER.
O
W/ YELLOW 1 KARL CLARK'SSUB.
CAP #6586 FOUND CUT Y IN 1
CONCRETE CULVERT
S89'03'36"W 331.78'
ROBERT &
SW LIz
DORIS KINYON KARLOCLARK'SO UB CARRIE CLARK
[,MARK & DIANA FOUND 1/2" REBAF 0.80 ACRES
PARCEL R WEBER W/YELLOW CAP #6 86 RL
Q 2.03 ACRES TOTAL RL
0.18 ACRES ROAD
1 .85 ACRES NET
to EXISTING ZONE RL M
M PROPOSED ZONE "FS—RL" M
W W
to
0 0
N
0 0 SURVEY DESCRIPTIONS
z (N
PARCEL W (AMENDED)-(Existing Zoned AG, Proposed Zoned "FS-RL")
Part of Lot 9 in Karl Clark's Subdivision, Story County, Iowa.
CENTER PARCEL Q-(Existing Zoned AG, Proposed Zoned "FS-RL")
SEC. 3/4- REBAR
FOUND 3/a" Part of the West Quarter of the Southwest Quarter of the Northeast Quarter of Section 27,
W/ YELLOW Township 84 North, Range 24 West of the 5th P.M., City of Ames, Story County, Iowa.
CAP #8136
TOP-0—HDLLOW Parcel C- (Existing Zoned AG, Proposed Zoned "FS-RL")
r� r---� Part of Lot 9 in Karl Clark's Subdivision in the City of Ames, Story CountY, Iowa.
Parcel R- (Existing Zoned RL, Propsed Zoned "IFS-RL")
A parcel previously described as the South 379.5 feet of the West Quarter of the Southwest
>� Quarter of the Northeast Quarter of Section 27, Township 84 North, Range 24 West of the 5th
o P.M., Ames, Story County, Iowa except the East 100.0 feet thereof. n
0 50 100 lU'
SALE
1
FOX Engineering Associates, Inc. REQUEST FOR REZONING FIGURE:
1601 Golden Aspen Drive, Suite 103 KINYON - CLARK SUBDIVISION NO. DATE
Ames, Iowa 50010 KINYON & CLARK PROPERTIES REVISION
Phone: 515 233-0000 FRIEDRICH DEVELOPMENT CORPORATION
e n g i n e e r i n g FAX: 515 233-0103 AMES, IOWA DRAWN PROJECT NO. DATE
SRS I 5180-03B 7/7/03ff
WIN NAM
BA
PLOT SCALE SCRIPT FILE PLOT VIEW
1=1 MASTER PLA HASTE P
NW CORNER �// / NW CORNER, LOT 9, I� I NE CORNER,
L SUB
.�---- SW 1/4, NE 1/4 / / KARL CLARK'S SUB. 1 1(n 1
SEC. 27-84- 4 FOUND 1 2" REBAR I I- 1 FOUND 1" PIPE
FOUND P-K NAIL pROpERTY LINE(TYP /. / / I I U 1
W/YELLOW CAP #6586 3
15'ORAINAOE EQTTUEX/BTING / I I¢
SANITARY MANHOLE
EASEMENT I�
I / T '.VI��C� �(rp,'IN 1 RIM=93.24
FL(S)-7.77 f -r-
-- 254.67 _ �I 1 / P•w TA = _°' VTR _
Lot 41 ! n� so'R.o.w. - ------�- -='sw'swa----♦
( $ ,v 1 e- _ a• ADAMS ST.ui
I
G - _ E '
BOUNDARY - \ \N I - r e_ �c E T -T 1�-sct :86 - 78.87 _.
r r,64.95 Ol 7 `80.01•/ i �' i 80.01 ; ,
228.86 ij{CEL �;--4ti , ' i / / / / / ! I j
o Lot 1 js K�r�YCTrv, ry" `, 7 /Lot '6,' Lm 5/ Lot' 4FL�t,'jj ` Lit,(23
19t -1
n 0.30,ac s �?>( RED D� \ I are 0.27/acr�a / 0. 1 6cr a O:32 aors ti Cc 0.30 q're0.26 acres
AG /� / \ 1 \II \ o"� _o o° o 0 0 - _
N'4W ' f I ' l r r l ! '-
/180.5$6"ar!` id
Lot
R200
` 1arr.'a2z' wag' � M ,-
Lot 38. /�° LOt- /i. $ (r __ -i-
✓ .! 0.26-.acres
0.18/bcni - I/ EAsmERr _- � _ IN t;�loas;
8-"..YdATER-' / r-I_�-+ 1` .'-'i-
/ L®t' %�; _,`\y3sx7 �"". �tj LOB_ L! ' cre3D 0.34.a6rea -agree,
Or�28, C�rE`
"Ot18'acre 055/
77
- W 98' '.1-. 44.22' /a R 3.Q'WATER-EASEZA6P(T`
X.
-
.4/ Il / ,' ' , ! R+evY -, --89.85 ' I 54.32' 3+005 R0 -
g¢C)O� �; ' 1\ "-- I "2 S2 G4<.. c -
,Iy1\G
\°�\ :g\\`\\\ LOf\ �' •' o = - a-_ O 22 _II --- -` --- - - t�-c� _-_-_' -E} r °o---EX
3--
?p\\ c-PRO
'wig � f_,(.'1,,`�T 1-- L�- N � - `1- SANITARY MAfA10LE
60 ROW' `� J �.#6 cCres ¢44 aCr�a 0 acres IP _ II 42 acres- i _ \_` " 7-so 20
_ - I- ` J TAR:`MSNHOLE W _ __ '
�I \3\�9a- � "` tot- RIM-95.77_ _ `` a
\ _ _ 0.53 croa
1 T-
` Ik` acres \L 1 _ - - - _ __ SI180,2 SAN __�lE-CORNERrRA40E6,-'+�-
S Lot _ �--Q - -=-'I a.r' .ERi _-- Ear_ ----- -- '- -- OF�LOT_9 fCABI'-
3PMENT
It
12)7t-i.721RCP CUL _ _ 0 0.35 a �� o %' -- KAi h* t5. t --____`._-,.' \�\\�1�'\ ; ^�-: CUP cULo2aT
KIM & JANE? J.� 5 � ' -@ �O-��i � �ouFN9w1�h ,.
SHARP Lot_3fi _ Q e 0 421 g t 43-' Lot 4 < X - \
0.30 aere� v;" _ _ - ---\ �0. 033aAcre's 0.31 - GBt reB d �ftl Ilj
AG --- / - - - - - 99 --
-137-.32' '"1 -9g9.- 933.71�_ _ _--Nw RNERKARLCE RK'S .!/ __--
t.
lCG _ - _ -_ _ -- F �T 9, r - i I
---- .. G, - 1
w CORNER - -- LQI' -\ -i' I
379.5', W 1/4 L - - 0. 5 ' 04__ i .' /-i'. /' .' I /i 1 I it I 1
W 1/4 NE 1/4 _
EC. 27-84-24 _
ET 1/2" REBAR % - j' - - - ��\_ - - - ''Gp - / _ _ 1 11/ I`� L7Iw RN 99.9.WNHOLE
/ YELLow
AP 6586
'121�3'.
_ __
ag 0 '36"W 554.59�\,
/
17J J t; _ 3 �,�. _ --. - - -, ��-'.,�'I I 1 I7 P<:P CULbT_RT
SW CORNER, LOT 9
TO BE REMOVED - F. / , I ,C NER, LOT 9, j
MARK & DIANA KARL C1/2- R SUB ARK'S SUB.
' FOUND 1/2" REBAR �! j 7�,�
! o.3a, WEBER w/YELLOWW CAP �!s as /'' cut x' w
RL\ t TE CULVERT
RL 1, ,, I ,
KIM & JANET - "
/ ! _ T PRELIMINARY PLAT DATA:
SHARP `` LINE TABLE CURVE TABLE
RL Qij- 40,0 - LINE LENGTH BEARING CURVE LENGTH RADIUS CURVE LENGTH RADIUS s0Bo1VIsION: KINYON-cLARK waovsoN
F-- i'A,TO _ Ll 63.26 N33'33'09'E LI 83.N 240.00 C19 49.66 327SO OWICER: 00Po5 KINYON(PARCELS R d 0)
LANDSCAPING I'7 - ( L2 16.48 S00'11'05'E C2 9.10 23" C20 20.66 327.50 AYES,iOWA SHOLLOW ROAD
RAIL ROAD TIES - 1 ��� L3 54.32 S7B'3B'04'E C3 61.81 230.00 C21 2515 15.00
(TYP.) 111 ( 10
a l\' C,1 LA 52.04 S78'38'04'E C4 64,52 230.00 C22 18.07 17a.00 KARL'RED'CORK fPAROAD ARC)
/ L5 34A0 N84.38'03-E C5 21.97 15.Do C23 I01.97 170.00 AMES TOP-0-5HOLLOW ROAD
Lb 27.34 N84.38'MYE C6 21.30 272.50 C24 B224 229.49 AMES,IOWA 50010
f` OEVEIOPEIt 619 E. Con.lruefl.n
CFBS L7 4411 N89.5927•V C7 3.4a 327.50 C26 68.91 25.56 619 E.Unaoln Way
I' LB 4422 N84.38'03'E co 39.42 327.50 C26 68.9t 230A0 Am.., ens SOOfO
L9 17.12 N64.38'D3'E C9 56.21 327.50 C27 70.34 251.13
I I \ I ( L10 74.98 S78'38.04'E CIO 28.11 35.00 C28 32.74 22BA3 PLAN AUTHOR; SCOTT RENAUD,P.E.
LLL 3L38 S70'38'01'E Clt 39.94 SSAO C29 10.71 230.00 1W1 GOLDEN ASPEN DRIVE,AMES,IOWA 500,0
L12 23.09 N10'16'19'E C12 40.91 55.00 C30 7215 230.00 (SIS)233-0000
L13 Lt.- N40.16'19'E C13 51.90 51 DO C31 61.54 230.00 (SIS)233-0103 FAX
_ 6•� L14 40.13 N85'01'49-E C14 40.97 55.DO L32 76,49 111.11 CONTACT: SC0/T RENAUD.PF.
01 US 39.89 N83'OI'49'E CIS 59.32 SS,00 C33 23.61 170.00 ONO SURVEYOR:STUMBO a ASSOCIATES LAND SURVEYING,INC.
L16 36.37 N40'I6'19'E C16 27.99 55.00 C34 19.95 300.00 510 SOUTH 17TH STREET, SURE 102
26.04 N00'1I'05'V C17 28ll 35.00 C35 114.58 111.11 AMES,IOWA 30010
R 5 y Q t O LIS 63.26 N33.33'09'E CI8 72.97 27Z50 C36 1626 230A0 (513)233-3668
\ 1 L E7 (513)233-4403 FAX
�[L' C L19 25.03 N0024'33'V
AS i+.Vs aCr81a \ Ta L20 24.00 XL-31'S2'V DESCRIPTION: PARCELS A,C OF LOT 9 2 I(ARL CURKS 5U9DIYISION
OF THE NE 1/4 OF SEC 2]-5:ZA
- L21 33.93 N01'05'04'E AND PARCELS R.e O OF THE W 1/4 OF THE SW 1/4
L22 56.33 NDS-35'loN
.1 ! I L23 34.18 S00.08'18'E DATE PREPARED: Jun,TH.2003
R25' ii L24 20.00 N00'00'00E DATE REVISED: my 7,2003
1704j EX
MIND ZONING: RL A AG
M
PROPOSED ZONING: 'F5-RL'
N W CENTERLINE _r SIT��' PHASING NOTE e SETBACKS: Front Yard: 23'
OF HOOVER,� _ - �f't \ r `� ALL CONSTRUCTION MATERIALS,DUMPSTERS,DETACHED LOTS 1-41 WILL BE DEVELOPED AT ONE TIME. Sid.Yard: 6'-On.Story
-L', 4-. fr sue• TRAILERS OR SIMIUR ITEMS ARE PROHIBITED 01 PUBLIC
LOTS 42-47 WILL NOT IMMEDIATELY BE DEVELOPED e'-Tro Story
STREETS OR WITHIN THE PUBLIC RIGHT-OF-WAY. Rwr Yard: 25'
�` LAND USAGE NOTE
_.RliAb n8.41 PARKING REGULATIONS: LOTS 1-31, 42-47 SINGLE FAMILY
NO PARKING ON E SIDE EDGEWATER DRIVE LOTS 32-41 TOWNHOME
NO PARKING ON N SIDE KINYON COURT PROJECT DENSITY
v "TAPPING NET DENSITY=3-93 UNITS/ACRE
CENTER
SEC. 27-84-2 t - I/ V SAND SLEEVE CONTOURS BASED ON TOPOORAPHIC
NEW INTAKE
-Ir� 'I SURVEY TAKEN ON 4/4/03
FOUND 3/4" RE � , s,nR>a�s,ay.E
W/ YELLOW I ll 1--Nne.-.:z,-s
CAP 136 > .26 CONVERT TO CONTROL: ua-•
1 TYPE 0' CENTER SEC 27-84-24 1z 1:!by
31 'B -.I 6 3 .�L.e,- �,n :.
BEGIN ENb CROSSING ;'4" REBAR W/YELLOW CAP #8136
'� _ / N=3754.32, E=4645.13, ELEV.=127.OS
CURB _
SW CORNER,L OT 9 KARL CL ARK'S SUB JULo w2003
A
YA' REBAR W YELLOW CAP 6586 J I
iN=4139.24, E=4978.85, ELEV.=121.16 ....e+..n
I c t��I p 1�
-_-� F R. D ALL URUTIES ARE ONLY GENERALLY LOCATED. CITY OF AM ES, 10WA SCALE
COMPACTOR IS RESPONSIBLE FOR LOCATING CTI EXPOStING ALL DEPT. OF PLANNING & HORSING
9.-
CONSTRUCTION THAT MAY INTERFERE WITH CONSTRUCTION BEFORE
CONSTRUCTION BEGINS. 0 SO 100
DATE REVISION I BY GATE
MASTER PLAN DESIGNED: JMG 5/0-3FOX Engineering Asaoclates, Inc.
KINYON - CLARK SUBDIVISION 1501 GAd.n Am-Drl..,S.H.103 PROJECT NO. DRAWN: I SRS 5/03
KINYON k CLARK PROPERTIES A.mw.10"50010
FRIEDRICH DEVELOPMENT CORPORATION .n 9 I n..r I n 9 PFAX: $15 233-0103 CHECKED: 4R 6/03
AMES, IOWA FAX: SIS T33-0103 5180-038
LAST UPDATE: 7/7/03