HomeMy WebLinkAboutA004 - Council Action Form dated July 12, 2005 ITEM
DATE: 07/12/05
COUNCIL ACTION FORM
SUBJECT: REZONING OF PROPERTY GENERALLY LOCATED AT THE SOUTHWEST
CORNER OF CEDAR LANE AND OAKWOOD ROAD FROM "A" (AGRICULTURAL)TO
"FS-RM" (SUBURBAN RESIDENTIAL MEDIUM DENSITY) AND APPROVAL OF A
MASTER PLAN
BACKGROUND:
On April 12, 2005, the City Council denied the first passage of the ordinance rezoning
property located at the southwest corner of Oakwood Road and Cedar Lane from "A"
(Agricultural) and "RL" (Residential Low Density) to "FS-RM" (Suburban Residential
Medium Density). The motion included direction from the City Council that staff works with
the developers and the neighborhood to come up with a workable compromise, and that
discussions center around providing a 50-to 60-foot setback, additional buffer, and cutting
the density by forty percent (40%).
The developers have revised their request for rezoning and approval of a Master Plan. A
new request has been submitted by the developers to rezone the subject site, excluding
the Ringgenberg Farmstead (see attached Master Plan), from "A" (Agricultural)to"FS-RM"
(Suburban Residential Medium Density) and approval of a Master Plan for the
Ringgenberg Park residential development under the Suburban Residential regulations
(See Attached Master Plan). This property is comprised of approximately 18.79 acres and
is generally located at the southwest corner of Cedar Lane and Oakwood Road (See
Attached Location Map).
The changes proposed by the developers in the request for rezoning and approval of a
Master Plan are described as follows:
• The size of the area proposed for rezoning and development has been reduced from
21.24 acres to 18.79 acres, by excluding the"Ringgenberg Farmstead"from the area
to be rezoned and developed.
• The number of proposed multi-family buildings has been reduced from 21 to 13
buildings.
• The number of proposed dwelling units has been reduced from 210 units to 130
units. This is a 38 percent reduction in the number of dwelling units.
• The net density of the proposed development has been reduced from 13.08 units per
acre to 10.12 units per acre.
• The setback of buildings from the centerline of Oakwood Road has been increased
from 120 feet to 150 feet.
• The future landscape buffer to be planted along Oakwood Road has been moved out
of any area planned for future utility and/or utility line installation.
• The developers have agreed to allow relocation of the corn crib to another location in
the neighborhood.
• The developer is proposing to install a landscape buffer a minimum of 60 feet wide
adjacent to the ISU property.
Each building will be designed to include 10 units in the `big house' concept, where each
building attempts to look similar to large single-family homes. In addition to the residential
buildings, the developer is proposing a clubhouse building with a pool and a pond in the
northeast corner of the site, and a maintenance building/storm shelter in the southwest
corner of the site (See Attached Master Plan). The Master Plan indicates that there will be
a net density of 10.12 units per acre for the proposed development.
The following table identifies the jurisdiction, existing land use, existing zoning, and LUPP
designation of the subject site and the surrounding area.
NORTHWEST NORTH NORTHEAST
Jurisdiction: Ames Jurisdiction: Ames Jurisdiction: Ames
Land Use: Large Lot Land Use: Large Lot Land Use: Large Lot
Single-Family Single-Family Single-Family
Detached Detached Detached
Existing Residential Low Existing Residential Low Existing Residential Low
Zoning: Density(RL) Zoning: Density(RL) Zoning: Density(RL)and
Agriculture A
LUPP Low-Density LUPP Low-Density LUPP Low-Density
Designation: Residential Designation: Residential Designation: Residential
WEST SUBJECT AREA EAST
Jurisdiction: Sto ounty Jurisdiction: Ames Jurisdiction: Ames
Land Use: Agricultural Land Use: Agricultural/ Land Use: Church and
Farmstead Single-Family
Detached
Existing Agricultural Existing Agricultural (A) Existing Agricultural
Zoning: (A-1) Zoning: Zoning: (A)and
Residential Low
Density RL
LUPP University LUPP Village/ LUPP Village/
Designation: Affiliated Designation: Suburban Designation: Suburban
Residential Residential
SOUTHWEST SOUTH SOUTHEAST
Jurisdiction: Story County Jurisdiction: Ames Jurisdiction: Ames
Land Use: Agricultural Land Use: Agricultural Land Use: Single-Family
Detached
Existing Agricultural Existing Agricultural (A) Existing Residential Low
Zoning: (A-1) Zoning: Zoning: Density(RL)and
Suburban
Residential Low
Density FS-RL
LUPP University LUPP Village/ LUPP Village/
Designation: Affiliated Designation: Suburban Designation: Suburban
Residential Residential
2
Main vehicular access to the development will be provided from Cedar Lane. A series of
interconnected private drives will be extended from Cedar Lane into the subject site to
provide access to the development. In addition, access will also be provided to the units
from Suncrest Drive, a local street that will be constructed on the south side of the subject
site in the future.
ANALYSIS:
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 multi-family dwelling units in
10-unit buildings. This development pattern will establish a distinct and
homogeneous character in the neighborhood.
(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 design that allows for multi-family
(condominium) residential units. The condominium buildings on this site will be
built conventionally. Prior to issuance of a building permit for any structure on
this site, a Major Site Development Plan must be submitted and approved by the
City Council, after recommendation by the Planning and Zoning Commission.
Detailed building elevations (including building materials) and floor plans are
required to be submitted with the Major Site Development Plan application.
(c) Effective landscape buffers between distinctly different land uses.
■ The land to the north of the subject site, on the north side of Oakwood Road, is
zoned "RL" (Residential Low Density) and consists of large lot, single-family
residences. As the proposed development consists of multi-family uses, the
developer is proposing to install a landscaped buffer along the north property
line of the subject site. The buffer will consist of a mixture of overstory,
understory, and evergreen trees, as well as a mixture of shrubs.
■ The land directly abutting the subject site on the west is owned by Iowa State
University and is utilized for agricultural uses. The developer is proposing to
install a landscape buffer a minimum of 50 feet wide adjacent to the ISU
property.
3
■ The remaining surrounding properties to the east and south consist of a church
and existing and proposed suburban style single-family development. Adjacent
to those properties, the developer is also proposing a landscape buffer of trees
and shrubs.
■ These landscape buffers will be reviewed in detail when Major Site Development
Plans are submitted for the development of this site.
(d) The provision of common open space in residential areas, where the
maintenance of the open space is the responsibility of those directly
benefiting.
■ The developer is proposing to provide approximately 63 percent of the site in
open space. Walking trails will be extended throughout the provided open space.
These walking trails will also connect to public bike paths that will be constructed
on Cedar Lane and Oakwood Road, as well as to the public sidewalks in the
proposed development to the south of the subject site.
■ The developer will establish a condominium association to maintain the open
space on the site.
(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 surrounding neighborhood is comprised of a variety of housing/building
types, including a church, multi-family buildings, agricultural buildings, and one
and two-story single-family residential homes. The elevation drawings supplied
by the developer illustrate two-story residential structures. The developer is
proposing to utilize some brick on all sides of the structures, with wood or vinyl
siding comprising the remainder of the building materials throughout the
proposed ten-unit structures. The proposed buildings will be set back a minimum
of 50 feet from the perimeter of the site. Landscaping will be provided around
the perimeter of the site, as well as within the 25-foot setback area.
(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.
■ As mentioned previously, the surrounding neighborhood is comprised of a
variety of housing/building types, including a church, multi-family buildings,
agricultural buildings, and one and two-story single-family residential homes.
■ The proposed plan seems to be compatible with the goals and objectives of the
Land Use Policy Plan (LUPP). The development proposal appears to fulfill the
goal of efficient development and meets the suburban residential requirements.
4
Suburban Regulations.
(a) Minimum Density. The Zoning Ordinance requires the minimum density in
areas zoned "FS-RM" to be 10.00 dwelling units per net acre.
■ The overall net density for the area to be zoned "FS-RM is 10.12 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 developer is proposing to provide approximately 63 percent of the site in
open space.
■ The developer will establish a condominium association to maintain the open
space on the site.
(d) 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.
CITIZEN INPUT:
On April 28, 2005, the developers, City staff, and two members of the City Council
attended a meeting with representatives of the Oakwood Neighborhood Association. The
proposed plan met with mixed reaction. On June 7, 2005, City staff, the developers,
neighborhood residents, and staff from the City of Ames Department of Planning and
Housing met to discuss changes proposed by the developer to the Master Plan. It was
agreed at that meeting that the developers would reduce the number of proposed buildings
from fifteen (15)to thirteen (13). This is a 38 percent reduction in the number of proposed
dwelling units from 210 units to 130 units. The developers and those residents of the
Oakwood Neighborhood in attendance left the meeting in agreement that the revised
development plans address the City Council's and the neighborhood's concerns.
5
RECOMMENDATION OF THE PLANNING & ZONING COMMISSION:
With a vote of 4-0, the Planning and Zoning Commission recommended approval of the
rezoning request from "A" (Agricultural)to "FS-RM" (Suburban Residential Medium Density)
and approval of a Master Plan at its meeting of June 15, 2005.
ALTERNATIVES:
1. The City Council can approve the rezoning of 18.79 acres of the Ringgenberg Park
development from "A" (Agricultural) to "FS-RM" (Suburban Residential Medium
Density) and the Master Plan.
2. The City Council can approve the rezoning of 18.79 acres of the Ringgenberg Park
development from "A" (Agricultural) to "FS-RM" (Suburban Residential Medium
Density) and the Master Plan, with modifications.
3. The City Council can deny the rezoning of 18.79 acres of the Ringgenberg Park
development from "A" (Agricultural) to "FS-RM" (Suburban Residential Medium
Density) and the Master Plan.
4. Action on this request can be postponed and referred back to City staff and/or the
applicant for additional information.
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 and proposed
infrastructure. The developers have taken measures to revise the proposed Master Plan to
reduce the density of the proposed development and to lessen the visual impact of the
proposed development on the existing single-family detached dwellings on the north side of
Oakwood Road, in accordance with the direction provided by the City Council at its meeting
of April 12, 2005. The Council requested density to be reduced by 40%. The proposal
reduces density 38%. To reach 40%, it would require the elimination of another ten unit
building, and would actually reduce the density to below the 10 units per acre minimum
required by the FS-RM Zoning District.
Therefore, it is the recommendation of the City Manager that Alternative #1 be
adopted. This is a recommendation that the City Council approve the rezoning of 18.79
acres of the Ringgenberg Park development from "A" (Agricultural)to "F-S RM" (Suburban
Residential Medium Density)and the Master Plan. This action will allow the development to
proceed to the Major Site Development Plan stage of approval.
6
COUNCIL ACTION:
Attachment
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".." Overlay District Feet
Map prepared June 7,2005 by Ames Department of Planning and Housing
Low-Density Resideparks,and Open Space w•
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Map prepared June 7,2005 by Ames Department of Planning and Housing
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R. BRADLEY STUMBO P.O. BOX 1664 AMES, IOWA 50010 515-233-36B9
REZONING PLAT NE CORNER
SE1/4, SH1/4
SEC. 16-63-2
SB9'15'58-E 1310.12' SB9'15'58-E 1312.41'
NH CORNER—�' 400'49'05"H B5'23'1 - I
SH1/4, SH114 122.53 ag'OF NAY LINE
SEC. 16-83-24 0 _ -qp• pT H I
INST, NO. w
1 pW VARIES) NH CORNER s 04-04930 N00'27'16-�1 �.
PARCEL J SOO-45.54-E 277.38' I o^
N85
277.28' 18-E
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SEC, z PROPOSED ZONING: FS-RM
18.79 ACRES TOTAL
-1.39 ACRES ROAD I
LINE ARC CHORD BEARING RADIUS DELTA CHORD C 7.40 ACRES N 1
L1 194.4B' S8B'54'16"H i1 L2 I =
C1 351.52' S77'12'02"H 860.43' 23'24'27" 349.08' m I`
C2 283.50' 4B7'42'15-H 303.06' 53*35*53" 273.28' N� o a
I
C3 258.22' N75'42'00-H 500.00' 29'35'23" 255.36" m? SEC. 416 B3 24 :3
L2 27.45' N90'00'00"H 1O N 16.43 ACRES TOTAL
L3 127.54- 1462-20.21-H -0.403 ACRES ROAD =
L4 122.13' S89'f0'32-H 16.00 ACRES NET
r
NE1/4NW RNER
NH1/4 N 1/4 CORNER
SEC. 21-03-24
SEC. 21-83-24
o PARCEL J
O INST. N0. 03-18325tO
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`;' "X A TRACT 2 al a
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SEG. EXISTING ZONING: FS-RL 6 F-PRO of J
95.22 ACRES TOTAL 1
O -1.89 ACRES ROAD = cc
O 94.33 ACRES NET HI QQ
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PROPRIETOR - TRACT 1: al W
FRIEDRICH LAND DEVELOPMENT NE1/4, NH1/4 ml U
COMPANY. L.L.C. SEC. 21-83-24 I (!
W 39.90 ACRES TOTAL m
J c -1.00 ACRES ROAD
Q 38.90 ACRES NET I ro
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ACRES
So/A. e3-z 3p.46 ACRES ROAOL
SEC• 39,43 ACRES NET
11
SW CORNER \ CENTER
SE1/4, NH1/4 SEC. 21-83-24\
SEC. 21-83-24 a
S89'45'49"E 1320.24'
OLE
Certification: I hereby certify that this land surveying OP,iCE sorGtie
document was prepared and the related survey work was performed Q. o
by me or under my direct personal supervision and that I am a 17 161
duly licensed Land Surveyor under the laws of the State of Iowa.
r9(� // �' Date:
R. Bradley 5tumbo /License #17161
My license renewal/date is December 31, 2005 THIS SEAL COVERS
Job #15313nEZ2 Date: 5/09/05 Page 1 of 2 TWO PAGES
RECEIVED
MAY T 0 2005
CITY OF AIVIES, IOWA
DEPT. OF PLANNING &HOUSING
Job #15313REZ2 ---
Date: 5/09/05
Page 2 of 2
PROPRIETOR - TRACT 1:
FRIEDRICH LAND DEVELOPMENT
COMPANY, L.L.C.
Survey Description - Tract 1 (Existing Zoning: A-1, Proposed Zoning; FS-RM):
Part of Parcel J in the Southeast Quarter of the Southwest Quarter of Section 16,
Township 83 North, Range 24 West of the 5th P. M., City of Ames, Story County, Iowa,
more particuarly described as follows; Beginning at the Northeast Corner of the
Southeast Quarter of the Southwest Quarter of said Section 16; thence S01 '13'07"E,
729.81 feet along the east line of the Southeast Quarter of the Southwest Quarter of
said Section 16; thence S68'54' 16""W, 194.46 feet to the beginning of a curve tangent
to said line; thence westerly and southwesterly, 351,52 feet along said curve, concave
to the south, having a radius of 860.43 feet and a central angle of 23'24'27", and
being subtended by a chord which bears S77'12'02"W, 349.08 feet, to a point of reverse
curvature; thence southwesterly, westerly and northwesterly 263.50 feet along said curve,
concave to the north, having a radius of 303.06 feet and a central angle of 53'35'53",
and being subtended by a chord which bears N87'42'15"W, 273.28 feet, to a point of reverse
curvature; thence northwesterly and westerly 258.22 feet along said curve, concave to
the southwest, having a radius of 500.00 feet and a central angle of 29'35'23'", and
being subtended by a chord which bears N75'42'00"W, 55.36 feet; thence N90'00'00"W,
27.45 feet; thence N62'20'21''W, 127.54 feet: thence 89'10'32"W, 122, 13 feet to a point
on the west line of the Southeast Quarter of the Southwest Quarter of said Section 16:
thence NOO'49'05"W, 573.57 feet along said west line to the Northwest Corner of said
Parcel J; thence N85'23' 18"E, 476,75 feet along the center line of Oakwood Road; thence
departing said center line S00'45'54"E, 277.28 feet; thence N85'23' 18'"E, 305.20 feet;
thence NOO'27'16"W, 277.38 to a point on the center line of Oakwood Road: thence
N85'23'1B"E, 451.35 feet along said center line to the Point of Beginning, containing
18.79 acres. which includes 1.39 acres of existing public road right of way.
F(1ONISnOH—
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R . BRADLEY STUMBO P. O. BOX 1664 AMES, IOWA 50010 515-233-3689
REZONING PLAT NE CORNER
SE1/4, SW1/4
SEC. 16-83-24
S89'15'58-E 1310. 12' S89'15'58-E 1312.41'
NW CORNER N00'49'05"14
SW1/4. SW1/4 - N85'23* 16 I
SEC. 16-83-24 122.53' 3B6 7�' -
ROAD . - 4p' RIGHT OF WAY LINE
OAKWO_0D_ - - _
VAR INST. N0. w
(ROW NW CORNER � 04-04930 0'27']6"
N0 �
VARIES) �.
PARCEL J N SOO'45'54-E 277.38• 1 or,
n o 277.28' m
N85-23' 18-E
A MIq 85.20'
SYt1�2A r,' RACT 1 ' ^,
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c�EG• Z PROPOSED ZONING: FS-AM
18.79 ACRES TOTAL 1
-].39 ACRES ROAD 1
LINE ARC CHORD BEARING RADIUS DELTA CHORD L L2 C 7.40 ACRES N f I ;
L1 194.48' S88'54'16"W w
C1 351.52' S77'12'02-W 860.43' 23'24'27" 349.08' ^o C I '
n•
C2 283.50' NB7'42' 15"W 303.06' 53'35'53- 273.28' ro I o
�'
C3 25B.22' N75'42'00"W 500.00' 29'35'23- 255,36' aov SE1/4. SW1/4 1 m
L2 27.45' N90'00'00-W o SEC. I6-83-24 I
L3 127.54' N62-20.21-W N 16.43 ACRES TOTAL to
-0.43 ACRES ROAD I z
L4 122. 13' S89'10'32"W 16.00 ACRES NET I
r -- NW CORNER N 1/4 CORNE R
NE1/4, NWI/4 '
SEC. 21-83-24 SEC. 21-83-24 I
o PARCEL J ^'
p Ln INST. NO. 03-18325 1 tto
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Ln z
A t3Y1l�A TRACT 2 al Z
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5-EC• ` EXISTING ZONING: FS-RL S F-PRO �1 J
O 96.22 ACRES TOTAL �I
O -1.89 ACRES ROAD Q
O 94.33 ACRES NET Q
PROPRIETOR - TRACT 1: �I C3
FRIEDRICH LAND DEVELOPMENT NEf/4. NW1/4 CJ
W COMPANY. L.L.C. N SEC, 21-83-24 I
J v 39.90 ACRES TOTAL
Q o -1.00 ACRES ROAD I M
U � 38.90 ACRES NET I N
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39.89 ACRES TOTAL
2
15 2�'8 J -0.46 ACRES ROAD
39.43 ACRES NET
1�
SW CORNER CENTER
SE1/4, NW1/4 SEC. 21-83-24�
SEC. 21-83-24
S89'45'49"E 1320.24'
Certification: I hereby certify that this land surveying OPpoLEr SrG
document was prepared and the related survey work was performed `1cE"Sf0 Imo
by me or under my direct personal supervision and that I am a
duly licensed Land Surveyor under the laws of the State of Iowa. 17161
Date: SURr
R. Bradley Stumbo License #17161
My license renewal date is December 31. 2005 THIS SEAL COVERS
Job #15313REZ2 Date: 5/09/05 Page 1 of 2 TWO PAGES
RECEIVED
CITY OF AIVIES, IOWA
Job #15313REZ2 DEFT. OF PLANNING & HOUSING
Date: 5/09/05
Page 2 of 2
PROPRIETOR - TRACT 1:
FRIEDRICH LAND DEVELOPMENT
COMPANY, L.L. C.
Survey Description - Tract 1 (Existing Zoning; A-1, Proposed Zoning; FS-RM) :
Part of Parcel J in the Southeast Quarter of the Southwest Quarter of Section 16,
Township 63 North, Range 24 West of the 5th P. M., City of Ames, Story County, Iowa,
more particuarly described as follows; Beginning at the Northeast Corner of the
Southeast Quarter of the Southwest Quarter of said Section 16; thence S01 '13'07"E,
729.81 feet along the east line of the Southeast Quarter of the Southwest Quarter of
said Section 16; thence S88 '54 ' 15"W, 194. 48 feet to the beginning of a curve tangent
to said line; thence westerly and southwesterly, 351 .52 feet along said curve, concave
to the south, having a radius of 860. 43 feet and a central angle of 23 '24 '27", and
being subtended by a chord which bears S77 '12'02"W, 349.08 feet, to a point of reverse
curvature; thence southwesterly, westerly and northwesterly 283.50 feet along said curve,
concave to the north, having a radius of 303.06 feet and a central angle of 53 '35'53",
and being subtended by a chord which bears N87 '42' 15"W, 273. 28 feet, to a point of reverse
curvature; thence northwesterly and westerly 258.22 feet along said curve, concave to
the southwest, having a radius of 500.00 feet and a central angle of 29 '35'23 and
being subtended by a chord which bears N75 '42'00"W, 55. 36 feet; thence N90 *OO'OO-W,
27. 45 feet; thence N62 '20'21"W, 127.54 feet; thence 89 '10'32"W, 122. 13 feet to a point
on the west line of the Southeast Quarter of the Southwest Quarter of said Section 16:
thence N00 '49'05"W, 573.57 feet along said west line to the Northwest Corner of said
Parcel J; thence N85 '23' 18"E, 476. 75 feet along the center line of Oakwood Road; thence
departing said center line S00 '45'54"E, 277.28 feet; thence N85 '23' 18"E, 385.20 feet;
thence N00 '27' 16"W, 277. 38 to a point on the center line of Oakwood Road; thence
N85 '23' 18'"E, 451 . 35 feet along said center line to the Point of Beginning, containing
18. 79 acres, which includes 1 . 39 acres of existing public road right of way.
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