HomeMy WebLinkAboutA006 - Council Action Form dated November 26, 2013 ITEM # 16a-c
DATE: 11-26-13
COUNCIL ACTION FORM
Subject: REQUEST TO REZONE TWO LOT SUBDIVISION ADJACENT TO
GEORGE WASHINGTON CARVER, BLOOMINGTON, AND STANGE
ROADS FROM A-AGRICULTURE TO FS-RL RESIDENTIAL (NORTH
PORTION) AND FS-RM (SOUTH PORTION) WITH A MASTER PLAN AND
PRELIMINARY PLAT
BACKGROUND
Heartland Baptist Church owns 33.67 acres of land bounded by Stange Road,
Bloomington Road, and George Washington Carver Avenue (shown on Attachment A).
The site is zoned A-Agriculture and has been used for row crops. Development
surrounds the site on all sides. The church is seeking approval of a subdivision to create
two lots. The church also is requesting a rezoning of the northern lot (about 21 acres) to
Suburban Low Density Residential (FS-RL) to allow for the future construction of their
new church campus. Continuing Care Retirement Community (CCRC) of Ames is
seeking a rezoning of the southern lot (12 acres) to Suburban Medium Density
Residential (FS-RM) to allow for construction of a senior living facility. The senior living
facility will consist of independent living apartments, assisted living, and a skilled care
unit. Future expansion plans will allow for a memory care unit or more independent
living apartments. The rezoning application includes a Master Plan that limits the
use of the sites to the described uses. Subsequent to the rezoning of the site, both
the proposed church and senior living facility will need Special Use Permits following a
public hearing and review by the Zoning Board of Adjustment.
The proposed subdivision of the site triggers the need for infrastructure improvements.
The improvements include completion of the Stange Road frontage to City
specifications, including a street lane and multi-use path. The applicant will also
construct a sidewalk and dedicate an easement along George Washington Carver for
public use. Complete details are described in the addendum.
It should be noted that the senior living facility developer is the same developer that had
previously proposed a project for the Athen property northwest of this site and west of
George Washington Carver Avenue.
Planning and Zoning Commission: At its meeting on November 6, 2013, the Ames
Planning and Zoning Commission voted 6-0 to recommend Alternative 1. During the
public hearing, Dennis Fitzl, 2837 Picadilly Square, stated that he feels that the church
is a good use for the land but had concerns about the nursing home/assisted living
facility.
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ALTERNATIVES:
1. The City Council can approve the submitted master plan; the rezoning from A-
Agriculture to FS-RL Suburban Low Density Residential and FS-RM Suburban
Medium Density Residential, and the preliminary plat for the property addressed as
3333 Stange Road, all based upon staff's findings and conclusions as found in the
addendum.
2. The City Council can deny the submitted master plan, the rezoning from A-
Agriculture to FS-RL Suburban Low Density Residential and FS-RM Suburban
Medium Density Residential, and the preliminary plat for the property addressed as
3333 Stange Road if the City Council finds that the City's regulations and policies
are not met.
3. The City Council can defer action on this request and refer it back to City staff and/or
the applicant for additional information.
RECOMMENDED ACTION:
The proposed uses are a good fit for this larger undeveloped tract of land. Both uses
envision a large campus that would provide spatial buffers from surrounding arterial
streets and adjacent residential uses. More specific design review will need approval
from the Zoning Board of Adjustment prior to their final approval, but staff has seen and
commented upon preliminary designs that are consistent with the proposed Master
Plan.
Under other circumstances, such as with the Northcrest expansion on 24t" Street,
Council has utilized "contract zoning" to limit the density of residential land uses
on a particular property. In this case, by adopting the proposed Master Plan, there
is assurance of the types of uses that will be permitted on the site. To change to a
different arrangement of uses at a later date would require City Council approval
of a rezoning application.
With this subdivision and master plan proposal, the unfinished portion of Stange Road
will be completed as part of the Final Plat. The sidewalk and shared use path systems
around this site will also be finished. Traffic demand for the proposed uses will be less
than that initially anticipated for a full build-out of single family homes. Traffic will be
directed to GW Carver Avenue and Stange Road at appropriate locations. No additional
street connections are required.
Therefore, it is the recommendation of the City Manager that the City Council
approve Alternative #1, thereby approving the submitted master plan, the
rezoning from A-Agriculture to FS-RL Suburban Low Density Residential and FS-
RM Suburban Medium Density Residential, and the preliminary plat approval for
the property addressed as 3333 Stange Road, based upon the findings and
conclusions found in the addendum.
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ADDENDUM
REZONING BACKGROUND:
Land Use Designation/Zoning. The LUPP designation is Village/Suburban
Residential. The proposed changes of zone to FS-RL and FS-RM are consistent with
that designation. The LUPP designations of this and adjoining properties can be found
in Attachment B.
Goals and Objectives of the Land Use Policy Plan
Goal No. 2. In preparing for the target population and employment growth, it is the goal
of Ames to assure the adequate provision and availability of developable land. It is the
further goal of the community to guide the character, location and compatibility of
growth with the area's natural resources and rural areas.
Objectives. In assuring and guiding areas for growth, Ames seeks the following
objectives.
2.13. Ames seeks to assure the availability of sufficient suitable land resources to
accommodate the range of land uses that are planned to meet growth. Sufficient
land resources shall be sought to eliminate market constraints.
Goal No. 4. It is the goal of Ames to create a greater sense of place and connectivity,
physically and psychologically, in building a neighborhood and overall community
identity and spirit. It is the further goal of the community to assure a more healthy, safe
and attractive environment.
Objectives. In achieving an integrated community and more desirable environment,
Ames seeks the following objectives.
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.
4.B. Ames seeks to physically connect existing and new residential and commercial
areas through the association of related land uses and provision of an intermodal
transportation system.
4.C. Ames seeks to psychologically connect the various living/activity areas through
closer proximity of residential areas and supporting commercial uses, common
design elements and inclusion of community amenities such as parks and
schools. The connections should promote community identity.
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Goal No. 5. It is the goal of Ames to establish a cost-effective and efficient growth
pattern for development in new areas and in a limited number of existing areas for
intensification. It is a further goal of the community to link the timing of development
with the installation of public infrastructure including utilities, multi-modal transportation
system, parks and open space.
Objectives. In defining the growth pattern and timing of development, Ames seeks the
following objectives.
5.C. Ames seeks the continuance of development in emerging and infill areas where
there is existing public infrastructure and where capacity permits.
Goal No. 6. It is the goal of Ames to increase the supply of housing and to provide a
wider range of housing choices.
Objectives. In increasing housing opportunities, Ames seeks the following objectives.
6.C. Ames seeks to establish higher densities in existing areas where residential
intensification is designated with the further objective that there shall be use and
appearance compatibility among existing and new development.
Existing Zoning. The site is zoned A-Agriculture. A variety of zoning exists around its
perimeter, including RL Low Density Residential, FS-RL Suburban Low Density
Residential, FS-RM Suburban Medium Density Residential, F-VR Village, and CGS
Community General Services. An excerpt of the zoning map can be found in
Attachment C. The proposed rezoning is reflected in Attachment D.
Existing Land Use. Land uses that occupy the subject property and other surrounding
properties are described in the following table:
Direction from Existing Land Uses
Subject Property
Subject Property Row cropping
North Apartments; Retail (Fareway, Casey's)
East Single-Family Homes (Taylor Glen)
South Single-Family Homes (Somerset)
West Single-Family Homes (Northridge)
Master Plan. The City Council, at the October 8, 2013 meeting, voted to require a
master plan to accompany this rezoning. A master plan is intended to define the general
range of uses and location of uses at the time a rezoning is proposed. Additionally, the
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major points of access and circulation are described to include one entrance from
Stange Road and one entrance from GW Carver. The master plan (see Attachment E)
shows two lots and the proposed uses for each lot. The north lot would be a church.
The south lot would be a senior living facility as defined by the zoning code and include,
using the terminology of the zoning ordinance, independent senior living facility,
assisted living, and a nursing and convalescent home. A range of senior living types is
shown:
Independent living ....................... 35-45 units
Assisted living.............................. 30-40 units
Skilled care.................................. 30-40 units
Memory care or independent living.........50-60 units
The Master Plan does not address, nor required to address, all the design principles of
FS zoning as the subsequent Special Use Permit process will apply to the specific uses.
The master plan will be used when applications are submitted for the Special Use
Permits for each use. The proposed developments (church and senior living facility) will
need to be consistent with the approved master plan.
Applicant's Statements. The applicant has provided an explanation of the reasons for
the rezoning in Attachment F.
Findings of Fact. Based upon an analysis of the proposed rezoning and laws pertinent
to the applicant's request, staff makes the following findings of fact:
1. Ames Municipal Code Section 29.1507(2) allows owners of 50 percent or more of
the area of the lots in any district desired for rezoning to file an application
requesting that the City Council rezone the property. The property represented by
the applicant is entirely under one ownership representing 100 percent of the
property requested for rezoning.
2. The subject property has been designated on the Land Use Policy Plan (LUPP)
Future Land Use Map as "Village/Suburban Residential." An conforms to relevant
Goals and Policies of the LUPP.
3. The "Village/Suburban Residential" land use designation supports the "FS-RL
Suburban Low Density Residential" and "FS-RM Medium Density Residential"
zoning designations. Under a "FS-RL" zoning designation, a church is allowed
with the approval of a Special Use Permit. Under a "FS-RM" zoning designation,
senior housing, assisted living, and skilled care are allowed with the approval of a
Special Use Permit.
4. Staff has determined that adequate public infrastructure exists to serve the site,
including the proposed improvements for development of the site.
SUBDIVISION BACKGROUND:
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The owner is proposing a subdivision of two lots. However, since public infrastructure
must be installed, this division is classified as a major subdivision plat, requiring the
preparation and submittal of a preliminary plat (see Attachment G).
The plat shows the following:
• The installation of a southbound lane on Stange Road
• The installation of an 8' shared use path on the west side of Stange Road
• The dedication of a right-of-way easement to accommodate a portion of the lot
that lies within George Washington Carver Avenue.
• The installation of a 4' public sidewalk on the west side of the lots with the
appropriate walkway easement (this is necessary due to the storm water ditch on
the east side of GW Carver Avenue)
• The extension of an 8" public sanitary sewer main from Sheffield Avenue to serve
the two lots, along with the appropriate easement
• A public utility easement along the three street frontages of the lot
No new public streets are proposed to serve these two lots. As has long been
anticipated, an additional lane of Stange Road will be built. Sheffield Avenue is stubbed
to the south boundary of the subject property, but has not been proposed to be
extended into the site with the senior living facility.
Access to the north lot will be across from Dalton Street to the east. Access to the south
lot will be across from Bayberry Road to the west. A technical memorandum was
prepared which verifies that the anticipated traffic from this use is not greater than that if
it were developed for single-family lots.
Findings of Fact. Based upon an analysis of the proposed development and laws
pertinent to the proposed development, staff makes the following findings of fact:
1. The required infrastructure will be installed as a part of this preliminary plat.
These include the southbound lane of Stange Road, an 8' shared use pat on the
west side of Stange Road, the dedication of a right-of-way easement to
accommodate a portion of G W Carver Avenue, a 4' sidewalk on the west side of
the lots and an easement to accommodate it, a sanitary sewer to serve both
proposed lots and an easement to accommodate it, and a public utility easement
along all three street frontages.
2. Storm water detention will be reviewed as part of the site development plan to
ensure that post development runoff rates do not exceed current runoff rates.
Existing storm water facilities are sized to accommodate this development.
3. The City's Public Works Department has indicated that this site is or will be
adequately served by utilities, infrastructure, and storm water management, and
that the proposal will result in no adverse traffic impacts.
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4. In order to ensure the construction of the improvements, the owner shall install
them prior to submittal of a final subdivision plat or shall submit financial security
along with an improvement agreement stating the time frame in which they shall
be installed.
Applicable Law. Pertinent for the City Council is Sections 23.302(5) and 23.302(6) as
described in Attachment H. Staff finds that the proposed subdivision complies with all
relevant and applicable design and improvement standards of the Subdivision
Regulations and, therefore, the concludes that Ames Municipal Code Section
23.302(3)(b) has been satisfied.
Public Notice. Notice was mailed to property owners within 200 feet of the subject site
and a sign was posted on the subject property. The applicant held a public meeting on
October 8, 2013, but no members of the public attended the meeting. Planning and
Zoning Commission held a public hearing on November 2, 2013.
Conclusions. Based upon the analysis in this report, staff concludes that the proposed
rezoning of the subject property is consistent with the Future Land Use Map, as well as
the Goals and Objectives of the City of Ames Land Use Policy Plan. Staff further
believes that the proposed subdivision meets the Design and Improvement standards of
the Ames Subdivision Regulations.
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Attachment A
Location Map
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Attachment F
Applicant's Statement
Effective Date: March 25, 2013
Suburban Residential (F-S) Development
Supporting Information for Property Developed
According to the F-S Requirements
(This form must be filled out completely before your application will be accepted.)
Property that is developed according to the F-S requirements shall create a development pattern that
adheres to the following development principles,as set forth in Section 29.1202(2)of the Zoning
Ordinance,which are listed below:
(Note: The applicant's explanation of how the request meets each development principle may be
attached on a separate sheet if sufficient space is not provided.)
1. Development Principles.
(a) A development pattern that contains generally distinct and homogeneous land uses to
occur in the remaining in-fill areas and the targeted growth areas where Village
Residential development is not selected by the property owner.
Explain how the proposal meets this Development Principle.
The property is currently undeveloped and is surrounded by residential development to its
south east and west.The proposed use is residential which is homogenous with surrounding
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 a greater emphasis on vehicular mobility.
Explain how the proposal meets this Development Principle.
The proposed use is a fairly low traffic volume generating use and will require minimal public
utilities and community facilities which are already in place.In addition,no additional public
streets will be required.
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Effective Date: March 25, 2013
(c) Effective landscaped buffers between distinctly different land uses.
Explain how the proposal meets this Development Principle.
A 10'buffer is proposed along the south property line the abuts property zoned FS-RL in
addition to a 3'to 5'berm which will provide even greater buffer between the different land
use to the south.
(d) The provision of common open space in residential areas where the maintenance of the
open space is the responsibility of those directly benefiting.
Explain how the proposal meets this Development Principle.
The proposed senior living facility will have a courtyard area for residents in addition to walking trails
throughout the site.The proposed church will have recreational fields and open space throughout
the site.
(e) A development pattern that ensures compatibility in the design of buildings with
respect to placement along the street, spacing and height of buildings, and provides for
spaciousness and effective vehicular pedestrian circulation.
Explain how the proposal meets this Development Principle.
The proposed senior living facility is 2 stories,which is similar to the surrounding neighborhoods.
The proposed building is planned to be setback 50'or greater(at various points)from the public
ROW and adjacent private property.Proposed parking areas will be provided at specific wings
of the building for residents and visitors.The proposed church is similar to the uses to the north.
Parking areas will be provided for church patrons.
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Effective Date: March 25,2013
(f) A development pattern that is compatible with surrounding neighborhoods and is
consistent with the Goals and Objectives of the Land Use Policy Plan.
Explain how the proposal meets this Development Principle.
A need has been identified for a senior living facility in north Ames.The proposed continuing
care retirement community is medium density residential while the surrounding uses are single
family residential.The Land Use Policy Plan identifies this site as"one and two family medium
density residential,"of which the proposed use is consistent with.The church,a religious,
institution,also fits the zoning classification and LUPP.
II
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Effective Date: March 25,2013
Suburban Residential (F-S) Development
Supporting Information for Rezoning
(This form must be filled out completely before your application will be accepted.)
As part of the process of rezoning property to F-S,the City Council must make the following findings.
Please explain how the rezoning proposal meets each of the items listed below.
(Note:The applicant's explanation of how the rezoning request meets each of the items listed below may
be attached on a separate sheet if sufficient space is not provided.)
1. The designation is consistent with the Land Use Policy Plan(LUPP).
Explain how the proposal meets this requirement for rezoning.
The proposed continuing care retirement community is medium density residential while the
surrounding uses are single family residential.The Land Use Policy Plan identifies the site as"one
and two family medium density residential"of which the proposed use is consistent with.The
church fits within the requirements for FS-RL and LUPP
2. The development complies with the requirements of Section 29.1202, "F-S"Suburban
Residential Zone.
Explain how the proposal meets this requirement for rezoning.
The proposed use is homogenous with adjacent land uses The proposed development supports
efficient subdivision design requiring no public street or utility extensions.Landscape buffers will
be provided The project will incorporate common open space for residents and patrons via a courtyard and
walking paths.The building is proposed to be setback from property lines at distances greater than
the setbacks required.The development is compatible with the surrounding neighborhoods and is
consistent with the goals of the LUPP.
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Effective Date: March 25,2013
3. The existing infrastructure system to be utilized by the land proposed to be zoned F-S has the
capacity to support the development contemplated.
Explain how the proposal meets this requirement for rezoning.
Adequate existing storm sewer,water,and sanitary utilities are readily available for the proposed site.
The following additional information must be submitted with a Request for Rezoning to Suburban
Residential(F-S):
1. Current zoning of the subject property: A(Agricultural)
2. The land area(measured in square feet and/or acres)proposed for rezoning: 12.35 Acres
3. A map(Please attach.)that includes the following:
® Drawn to scale;
® Date of submittal;
® North arrow;
® Boundaries of the property proposed for rezoning.
® Label the areas of the proposed development to be rezoned as Suburban Residential Low
Density(FS-RL),and as Suburban Residential Medium Density(FS-RM).
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Attachment G
Preliminary Plat
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Attachment H
APPLICABLE SUBDIVISION LAW
The laws applicable to the Preliminary Plat for Baptist Acres Subdivision include, but are
not limited to, the following: (verbatim language is shown in italics, other references are
paraphrased):
Code of Iowa Chapter 354, Section 8 requires that the governing body shall determine
whether the subdivision conforms to its Land Use Policy Plan.
Ames Municipal Code Chapter 23, Subdivisions, Division I, outlines the general
provisions for subdivisions within the City limits and within two miles of the City limits of
Ames.
Ames Municipal Code Section 23.302(5):
(3) City Council Review of Preliminary Plat: All proposed subdivision plats shall be
submitted to the City Council for review and approval in accordance with these
Regulations. The City Council shall examine the Preliminary Plat, any comments,
recommendations or reports examined or made by the Planning and Zoning
Commission, and such other information as it deems necessary and reasonable
to consider.
Ames Municipal Code Section 23.302(6):
(4) City Council Action on Preliminary Plat:
(a) Based upon such examination, the City Council shall determine whether the
Preliminary Plat conforms to relevant and applicable design and
improvement standards in these Regulations, to other City ordinances and
standards, to the City's Land Use Policy Plan and to the City's other duly
adopted plans. In particular, the City Council shall determine whether the
subdivision conforms to minimum levels of service standards set forth in the
Land Use Policy Plan for public infrastructure and shall give due
consideration to the possible burden of the proposed subdivision on public
improvements in determining whether to require the installation of additional
public improvements as a condition for approval.
(b) Following such examination and within 30 days of the referral of the
Preliminary Plat and report of recommendations to the City Council by the
Planning and Zoning Commission, the City Council shall approve, approve
subject to conditions, or disapprove the Preliminary Plat. The City Council
shall set forth its reasons for disapproving any Preliminary Plat or for
conditioning its approval of any Preliminary Plat in its official records and
shall provide a written copy of such reasons to the developer.
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DO NOT WRITE IN THE SPACE ABOVE THIS LINE,RESERVED FOR RECORDER
Prepared by:Judy K.Parks,Ames City Attorney,515 Clark Avenue,Ames,IA 50010 Phone:515-239-5146
Return to:Ames City Clerk,P.O.Box 811,Ames,IA 50010 Phone:515-239-5105
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 29.1507 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 29.1507 of the Municipal Code of the City of Ames, Iowa, as follows: That the real estate,
generally located at 3333 Stange Road, with the north portion of the parcel being rezoned from
Agricultural(A)to Suburban Low-Density Residential(FS-RL)and the south portion of the parcel
from Agricultural (A)to Suburban Medium-Density Residential (FS-RM).
Real Estate Description:
NORTH PART
THAT PART OF PARCEL`K'IN THEN%2 OF THE SE'/a OF SECTION 28-T84N-R24W
OF THE 5TH P.M,CITY OF AMES,STORY COUNTY,IOWA,MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHEAST CORNER OF SAID PARCEL`K';THENCE S 00'
00'00"W,910.98 FEET ALONG THE EAST LINE OF SAID PARCEL`K',AND ALSO
THE WEST RIGHT-OF-WAY LINE OF STANGE ROAD; THENCE N 90°00'00" W,
354.99 FEET;THENCE N 61°17'43"W,466.76 FEET;THENCE N 90°00'00"W,392.85
FEET TO THE EAST RIGHT-OF-WAY LINE OF GEORGE W. CARVER AVENUE,
AND ALSO THE WEST LINE OF SAID PARCEL`K';THENCE N 009 9'02"W, 132.98
FEET ALONG SAID PARCEL `K', ALSO THE EAST RIGHT-OF-WAY LINE OF
GEORGE W.CARVER AVENUE;THENCE S 89°24'48"W,60.00 FEET ALONG SAID
PARCEL `K'; THENCE N 00°19'02" W, 0.18 FEET ALONG SAID PARCEL `K';
THENCE N 89021'45" E, 33.00 FEET ALONG SAID PARCEL `K'; THENCE N
00019'02"W, 540.69 FEET TO THE NORTHWEST CORNER OF SAID PARCEL `K'
AT THE INTERSECTION OF THE EAST RIGHT-OF-WAY LINE OF GEORGE W.
CARVER AVENUE AND THE SOUTH RIGHT-OF-WAY LINE OF BLOOMINGTON
AVENUE; THENCE N89°21'45" E, 1,188.05 FEET ALONG THE NORTH LINE OF
SAID PARCEL `K' AND THE SOUTH RIGHT-OF-WAY LINE OF BLOOMINGTON
ROAD TO THE POINT OF BEGINNING AT THE NORTHEAST CORNER OF SAID
PARCEL `K', CONTAINING 21.32 ACRES MORE OR LESS.
SOUTH PART
THAT PART OF PARCEL`K'IN THE N'/z OF THE SE'/4 OF SECTION 28-T84N-R24W
OF THE 5TH P.M,CITY OF AMES,STORY COUNTY,IOWA,MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHEAST CORNER OF SAID PARCEL `K'; THENCE N
00000'00"E,344.03 FEET ALONG THE EAST SIDE OF SAID PARCEL`K'AND ALSO
THE WEST RIGHT-OF-WAY LINE OF STANGE ROAD; THENCE N 90000'00" W,
354.99 FEET;THENCE N 61017'43"W,466.76 FEET,THENCE N 90000'00"W,392.85
FEET TO THE WEST LINE OF SAID PARCEL`K'AND ALSO THE EAST RIGHT-OF-
WAY LINE OF GEORGE W.CARVER AVENUE;THENCE S 0099'02"E,580.03 FEET
ALONG THE WEST LINE OF SAID PARCEL`K'AND ALSO THE EAST RIGHT-OF-
WAY LINE OF GEORGE W. CARVER AVENUE; THENCE S 89°24'48"W, 1,154.09
FEET ALONG THE SOUTH LINE OF SAID PARCEL `K' TO THE POINT OF
BEGINNING AT THE SOUTHEAST CORNER OF SAID PARCEL`K',CONTAINING
12.35 ACRES MORE OR LESS.
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 ,
Diane R. Voss, City Clerk Ann H. Campbell, Mayor
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