HomeMy WebLinkAboutA003 - Council Action Form dated January 12, 2016 ITEM #: 32
DATE: 01-12-16
COUNCIL ACTION FORM
REQUEST: REZONE FROM A (AGRICULTURAL) TO FS-RL (SUBURBAN
RESIDENTIAL LOW DENSITY) WITH A MASTER PLAN FOR
PROPERTIES LOCATED AT 5442 AND 5440 GRANT AVENUE.
BACKGROUND:
Hunziker Development Company is requesting rezoning of two parcels of approximately
7.50 acres from Agriculture to Suburban Residential Low Density (FS-RL). Boundaries
of the site are Grant Avenue on the west, Quarry Estates Subdivision to the north, Ada
Hayden Heritage Park on the east, and Hayden's Crossing, a residential subdivision to
the south for which a Preliminary Plat was recently approved. (See Attachment A,
Location Map, Attachments C & D, Existing & Proposed Zoning) The proposed project
also includes approval of a Master Plan that shows the site combined for development
with the previously approved Hayden's Crossing to the south. (see Attachment E,
Master Plan). Following rezoning, the owner intends to revise the Preliminary Plat for
Hayden's Crossing, and include this land as part of the subdivision.
This land was annexed by the City on December 30, 2013. Before annexation, the
Ames Urban Fringe Plan designated this property for Urban Residential land use and
Watershed Protection Area, since it is within the watershed of Ada Hayden Lake. Upon
annexation, the property was designated as Village/Suburban Residential on the Land
Use Policy Plan map. (See Attachment B, Land Use Policy Plan Future Land Use Map)
The "FS-RL" zoning district is consistent with this land use designation. Support
materials provided by the applicant (Attachment H, Applicant's Narrative) describe how
the proposed rezoning and implementation of the proposed development is consistent
with all ten goals of the Land Use Policy Plan. Ultimately, development of the site
will require approval of a Conservation Subdivision subsequent to approval of the
rezoning request.
The proposed Master Plan (see Attachment E, Master Plan) is designed to integrate
with the prior approval of Hayden's Crossing for the properties at 5442, 5440 and 5400
Grant Avenue. Developable acres for the combined areas will include approximately
10.01 net acres with common open space, storm water detention areas, and buffers
comprising 5.82 net acres of the combined area. The new area for development as part
of this rezoning request and master plan will constitute approximately 2.5 acres of the
10 net developable acres.
Project details of the combined Master Plan areas include:
1. Developable acreage of approximately 10.01 acres. Applicant proposes single
family detached units. Total development will meet minimum density
requirements of 3.75 units per net acre. A total of 46 dwelling units are planned
for Hayden's Crossing subdivision, as described by the applicant. Note that the
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maximum density under FS-RL would permit approximately 100 dwelling units at
10 dwelling units per net acre.
2. Two access points on the west with Grant Avenue. One access point is required
to be coordinated with development to the west, this was previously discussed as
part of the original Hayden's Crossing approval.
3. A second pedestrian trail access will be part of the new area with a connection at
the northeast corner of the site to connect to the trail provided with Quarry
Estates. The original approval had one point of access to the south.
4. Conservation areas along the west, east and south perimeter of the site.
Including, a minimum 30-ft wide buffer of undevelopable open space between the
developed lots of Hayden's Crossing and Grant Avenue, as well as between
Hayden's Crossing and the City-owned property to the east and south, to be
planted with native grasses and forbs during the first phase of the development.
The attached addendum includes a full description of the Master Plan and analysis of
the rezoning proposal.
The site is subject to the Ames Conservation Subdivision standards. These standards
are designed to protect the quality of water in Ada Hayden Lake, protect existing
surface drainage systems, promote interconnected greenways, provide commonly-
owned open space and conservation areas and protect such areas in perpetuity. The
Master Plan shows approximately 37% of the property as conservation areas and open
space distributed throughout the development and abutting the residential areas.
Prior to annexation, an agreement was approved by owners of this subject property and
other land parcels between Ada Hayden Heritage Park and the railroad right-of-way,
and south of 190t" Street, which established the timing and responsibility for extension
of all of the urban infrastructure necessary to provide city services to this area as an
assessment district (Grant Avenue) and connection districts (sewer and water). Sewer
and water main extensions have been constructed and street construction is nearing
completion. Utilities are available to serve the development.
Staff concludes that the Master Plan identifies developable and undeveloped
areas, range of uses and residential unit types consistent with the proposed FS-
RL zoning district. Staff believes it is consistent with the Objectives and Future
Land Use Map of the City of Ames Land Use Policy Plan.
Planning and Zoning Commission Recommendation
The Commission conducted a public hearing on December 16, 2015, and
recommended approval (5-0) of the proposed rezoning from "A" to "FS-RL", including
the proposed Master Plan. The Commission discussed the two access points to Grant
Avenue, along the west boundary of the site. Staff explained to the Commission that
the location of the access points on Grant Avenue would need to be resolved, prior to
approval of the final plat for Hayden's Crossing Subdivision.
ALTERNATIVES:
1. The City Council can approve, on first reading, the request for rezoning from
Agricultural (A) to Suburban Residential Low Density (FS-RL), including the Master
Plan to be integrated with the development site to the south, with the signed zoning
agreement.
2. The City Council can deny the request for rezoning from Agricultural (A) to Suburban
Residential Low Density (FS-RL), including the Master Plan, if the 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.
CITY MANAGER'S RECOMMENDED ACTION:
As noted in the attached addendum, the proposed rezoning is consistent with the Land
Use Policy Plan goals, objectives, and policies and land use designations. Adequate
infrastructure has been provided for at the time of development. The Master Plan
provides for developed areas, conservation areas and open space, housing types and
densities that are consistent with the FS-RL zoning district standards and
proposed g
generally consistent with the intent of subsequent Conservation Subdivision standards.
The Master Plan also provides adequately for transportation connections and circulation
and for interface with Ada Hayden Heritage Park that are in the best interests of the
community, under the proposed conditions.
Therefore, it is the recommendation of the City Manager that the City Council act in
accordance with Alternative #1, which is approval of the request for rezoning, on first
reading, from Agricultural (A) to Suburban Residential Low Density (FS-RL), including
the Master Plan designed to be integrated with the development to the south, with the
signed zoning agreement.
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ADDENDUM
Existing Land Use Policy Plan. The LUPP designation of the entire subject area is
Village/Suburban Residential. The proposed change in zoning to FS-RL is consistent
with that designation as one option for zoning of the site. The applicant has provided
support materials (see Attachment H — Applicant's Narrative) regarding how the
proposed rezoning is consistent with the Land Use Policy Plan. These materials
describe how the proposed rezoning and implementation of the proposed development
is consistent with all ten goals of the LUPP.
The LUPP designation of the property to the east and south is Parks and Open Space,
with Ada Hayden Lake and its surrounding land designated as Environmentally
Sensitive Area. Property to the west is the future Rose Prairie development and
designated as Village/Suburban Residential.
The property to the north (Quarry Estates subdivision) is located inside the city limits,
and is designated as Village/Suburban Residential.
Existing Uses of Land. 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 Farmstead, including two single-family
detached dwellings
North Farm Land, future Quarry Estates Development
East Ada Hayden Heritage Park
South Ada Hayden Heritage Park, trailhead and
future parking lot
West Farm Land, Former Farmstead
Existing Zoning. The site is zoned as Agricultural (A). The property directly to the east
and south is Ada Hayden Heritage Park, zoned as Government/Airport (S-GA). To the
north is Quarry Estates, which includes land zoned as Suburban Residential Low
Density (FS-RL), and land zoned as Suburban Residential Medium Density (FS-RM).
Land to the west, on the other side of Grant Avenue is zoned as Agricultural (A).
The proposed zoning is reflected in Attachment D — Proposed Zoning.
Proposed Floating Suburban Zoning. The applicant has requested FS (Floating
Suburban) zoning as an alternative to Village Residential Zoning. FS zoning is an option
that may be selected by an applicant to create a more homogenous development type
as compared to the heterogeneous development pattern of Village Residential. With FS
zoning there is an option for Residential Low Density or Residential Medium Density.
The applicant is proposing FS-RL zoning which allows for either single family attached
or single family detached housing within the same zoning district. Development within
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FS-RL zoning must reach a minimum density of 3.75 units per net acre and not
exceed 10 units per net acre.
Master Plan. A Master Plan is intended to provide a general description of the intended
development of a property. A Master Plan must address natural areas, buildable areas,
building types, range of uses and basic access points, as described in zoning
requirements of Section 29.1507(4) (see Attachment F—Applicable Regulations).
The entire property has been in agricultural use for many years. An inventory of
vegetation and structures required by the Conservation Subdivision standards has been
submitted for the land at 5400 Grant Avenue, and was part of the consideration and
approval of the preliminary plat for this property. A review of an inventory will also be
required for the land at 5440 and 5442 Grant Avenue, at the time of approval of the
revised Preliminary Plat for Hayden's Crossing. The Master Plan proposes areas for
homes and conservation areas with residential development on 10.01 net acres of the
property and common open space and conservation areas totaling approximately 5.82
net acres. Approximately 2.5 net developable acres are being added with the requested
rezoning and master plan.
The Master Plan combined with the original Hayden's Crossing would result in a
development pattern with single-family attached dwellings, for a total of an estimated 46
dwelling units. The proposed rezoning facilitates the development of the south area
with the addition of a public street to complete a looped road system.
The minimum density standard for the area to be rezoned to FS-RL is 3.75 dwelling
units per net acre. The revised Master Plan proposes a minimum net density for the
area to be zoned FS-RL of approximately 4.59 dwelling units per acre, including single-
family detached homes. Full review of net acreage will occur with the subsequent
revised preliminary plat subdivision review.
Each detached single-family home must be on its own individual lot. Layout and specific
design of the site will be evaluated at the time of review of the revised preliminary plat.
Access. The integrated Master Plans include two access points with the existing street,
Grant Avenue, that borders the west property line of the site. Alignment of access points
will need to be coordinated with planned access points to the west prior to preliminary
plat approval.
Ada Hayden Heritage Park. Among of the attractions of Hayden's Crossing will be its
proximity to Ada Hayden Heritage Park and the view into the park's naturalized
landscape from some of the Hayden's Crossing lots. The proposed project with its
Master Plan seeks to protect the park landscape from the development and the many
more people who will be living next door to it. An additional trail connection is
proposed with this Master Plan at the Northeast corner of the development.
The Master Plan includes a buffer between the developed lots of Hayden's Crossing
and the park. This buffer will consist of 30 feet (minimum) of open space running along
the entire shared property boundary, in which development is prohibited. It will be
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planted with native grasses and forbs. The shared property boundary itself will be
identified with permanent markers designed by the city. This entire buffer will be
established, installed and maintained by the Hayden's Crossing property owners
association.
Landscape Buffers. Other landscape buffers, with a width of 25-feet, will be
established between the proposed single-family units and Grant Avenue. The use of
buffering is consistent with the development expectations identified within FS zoning
standards.
Conservation Subdivision. The subject area is within the watershed that drains into
Ada Hayden Lake, which the city uses for a back-up water supply. To protect the quality
of the water in the lake, the development is required to comply with the Conservation
Subdivision standards of Ames Municipal Code, Section 23.600.
In addition to protecting water quality, the intent of the Conservation Subdivision
Developments is to protect existing surface drainage systems, to promote
interconnected greenways, to provide commonly-owned open space and conservation
areas and to protect such areas in perpetuity.
The Conservation Subdivision standards address lot arrangement, buffer distances from
drainage ways, stormwater management systems and pedestrian and bicycle facilities.
Many of these standards will apply only during the subdivision process.
Open Space and Conservation Areas. Several Conservation Subdivision standards
are evident in the Master Plan. Conservation areas and open space is required to
comprise at least 25% of the property and must be distributed throughout the
development. The Master Plan identifies approximately 37% of the land area as open
space and conservation areas with the integrated development of Hayden's Crossing.
Because no significant native plant communities exist on the site, this conservation area
and will be "naturalized" by establishing native plant communities. Conservation
easements will be established for all conservation areas and maintained according to a
conservation area management plan that is required during the subdivision process.
A requirement of the Conservation Subdivision ordinance is that 80% of the residential
lots must abut a conservation area or open space. Therefore, the Master Plan layout
demonstrates an effort to plan a development pattern of residential areas around central
open spaces or conservation areas. The details of features within the conservation
areas will be part of the revised preliminary plat review. The revised preliminary plat
also will provide the arrangement of these lots and the local streets serving them and
final configuration of open space areas.
Water Quality. In addition to the protection of the water quality in Ada Hayden Lake
afforded by the Conservation Subdivision standards, the city also has design standards
for new construction to protect surface waters from degradation due to storm water
runoff. Ames Municipal Code, Chapter 513 "Post Construction Stormwater Management"
contains these standards and also references the "Iowa Stormwater Management
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Manual."
Infrastructure. The City and Developer have a pre-annexation agreement that, among
other commitments, confirms the developers' contributions to City infrastructure costs.
Installation of water and sanitary sewer mains serving the developments along Grant
Avenue are underway. The paving of Grant Avenue is nearing completion. At the time
of subdivision, the intersections with Grant Avenue will be reviewed for coordination of
access to the west and adequacy for turning needs.
Public Notice. Notice was mailed to property owners within 200 feet of the subject site
and a sign was posted on the subject property. As of this writing, no comments have
been received.
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Attachment A
Location Map
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Attachment B
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Attachment C
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Attachment D
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Attachment E
Combined Master Plans
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Attachment F
Original Master Plan for South Area of Hayden's Crossing
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Attachment G
Applicable Regulations
• Land Use Policy Plan (LUPP) Goals, Policies and the Future Land Use Map:
The Land Use Policy Plan (LUPP) Future Land Use Map identifies the land use
designations for the property proposed for rezoning.
• Ames Municipal Code Chapter 29, Section 1507, Zoning Text and Map Amendments,
includes requirements for owners of land to submit a petition for amendment, a
provision to allow the City Council to impose conditions on map amendments,
provisions for notice to the public, and time limits for the processing of rezoning
proposals.
• Ames Municipal Code Chapter 29, Section 1200, Floating Zones, includes a list of
uses that are permitted in the Village Residential, Suburban Residential and Planned
Residential zoning districts and the zone development standards that apply to
properties in those zones.
Per Section 29.1507(4): Master Plan Submittal Requirements:
a. Name of the applicant and the name of the owner of record.
b. Legal description of the property.
c. North arrow, graphic scale, and date.
d. Existing conditions within the proposed zoning boundary and within 200 feet of
the proposed zoning boundary: Project boundary; all internal property
boundaries; public rights-of-way on and adjacent to the site, utilities; easements;
existing structures; topography (contours at two-foot intervals); areas of different
vegetation types; designated wetlands; flood plain and floodway boundaries;
areas designated by the Ames Land Use Policy Plan as Greenways and
Environmentally Sensitive Areas
e. Proposed zoning boundary lines.
f. Outline and size in acres of areas to be protected from impacts of development
g. Outline and size in acres of areas proposed of each separate land use and for
each residential unit type
h. Pattern of arterial streets and trails and off-site transportation connections
i. For proposed residential development provide the number of unit type for each
area, expressed in a range of the minimum to maximum number to be developed
in each area
j. For proposed residential development provide a summary table describing all
uses of the total site area, including the number of units per net acre for each unit
type and each zoning area.
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Attachment H
Applicant's Narrative— Page 1
Hayden's Crossing Subdivision Rezoning
Reasons for Requesting Rezoning
We are requesting the parcel be rezoned from the current Agricultural—A to Suburban Residential—
Low Density FS-RL to allow the development of the property as residential.
Consistency of this rezoning plan with the Land Use Policy Plan
The parcel requested for rezoning meets the consistency and goals of the Land Use Policy Plan (LUPP),
as FS-RL zoning is an acceptable use for residential subdivisions. The LUPP identifies the parcel as part of
the North Allowable Growth Area. We feel that this rezoning meets the following goals of the LUPP:
1. Recognizing that additional population and economic growth is likely, it is the goal of Ames to
plan for and manage growth within the context of the community's capacity and preferences.
This expansion provides for additional housing to provide for the expanding population. It
allows for the utilization of recently upgraded infrastructure to expand the City, making it an
ideal location for a residential subdivision. The community also has a preference to locate here,
as seen by recent construction.
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. This request fits the character and compatibility of growth of
the surrounding area by expanding on the development of existing residential to provide
sufficient land resources.
3. It is the goal of Ames to assure that it is an "environmentally-friendly"community and that all
goals and objectives are integrated with this common goal. In continuing to serve as a
concentrated area for human habitat and economic activity, Ames seeks to be compatible
with its ecological systems in creating an environmentally sustainable community. The
development planned for this area is to include buffers, natural areas, and storm water
management features based on the City's Conservation Subdivision overlay.
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.
The development is intended to add to the connectivity of the community by having a physical
connection to Ada Hayden Park which will allow for healthy and safe recreation and attractive
views of the environment.
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.
As noted in item 1,this development will be able to utilize the new infrastructure installed along
Grant Avenue for the development for the North Allowable Growth Area.
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Attachment H
Applicant's Narrative— Page 2
6. It is the goal of Ames to increase the supply of housing and to provide a wider range of
housing choices. This development will provide for additional lots for construction which will
help with the availability of housing.
7. It is the goal of Ames to provide greater mobility through more efficient use of personal
automobiles and enhanced availability of an integrated system including alternative modes of
transportation. This development will be directly adjacent to a park access and across the
street from a future shared use path, which can both provide alternate modes of transportation.
8. It is the goal of Ames to enhance the role of Downtown as a community focal point. This
project does not propose uses that would duplicate those offered by the downtown. It would
increase population which will provide potential shoppers/customers/users of downtown.
9. It is the goal of Ames to promote expansion and diversification of the economy in creating a
base that is more self-sufficient and that is more sustainable with regard to the environment.
The subdivision provides additional housing for people to allow economic growth.
10. It is the goal of Ames to maintain and enhance its cultural heritage. The proposed site does
not negatively impact the cultural heritage of Ames.
Current Zoning of the subject property
The property is currently zoned Agricultural—A
Proposed Zoning of the subject Property
The requested zoning is Suburban Residential—Low Density FS-RL
Proposed Use of the Property
The intended use of the property is single family residential housing.
Legal Description of the property proposed for rezoning.
PARCEL"B", PARCEL "C" A PART OF THE NORTHWEST QUARTER OF SECTION 22,
TOWNSHIP 84 NORTH, RANGE 24 WEST OF THE STH P.M., STORY COUNTY,
IOWA, AS SHOWN ON THE PLAT OF SURVEY FILED IN THE OFFICE OF THE
RECORDER OF STORY COUNTY, IOWA, ON FEBRUARY 6, 1998, AS INSTRUMENT
NO. 98-01464, IN BOOK 15, PAGE 110.
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Attachment I
Rezoning Plat
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18
DO NOW W Itl"I'E IN I'IIE 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 5440 and 5442 Grant Avenue,is rezoned,with a Master Plan,from Agricultural
(A) to Suburban Residential Low-Density(FS-RL).
Real Estate Description:
PARCEL 'B' IN THE NORTHWEST QUARTER (NW'/4) OF SECTION 22, TOWNSHIP 84
NORTH,RANGE 24 WEST OF THE 5TH P.M.,STORY COUNTY,IOWA;AS SHOWN ON THE
"PLAT OF SURVEY" FILED IN THE OFFICE OF THE RECORDER OF STORY COUNTY,
IOWA,ON FEBRUARY 6TH,1998 AND RECORDED AS INSTRUMENT#98-01464,IN C&FN
BOOK 15 AT PAGE 110,AND MORE PARTICULARLY DESCRIBED AS FOLLOWS:
A PART OF THE NORTHWEST QUARTER(NW'/4)OF SECTION 22-T84N-R24W OF THE 5TH
P.M., STORY COUNTY, IOWA; DESCRIBED AS FOLLOWS: "COMMENCING AT THE
SOUTHWEST (SW) CORNER OF THE NORTHWEST QUARTER(NW'/4) OF SECTION 22-
T84N-R24W OF THE 5Tt1 P.M, STORY COUNTY, IOWA; THENCE N 00' 00'00" E, 1 ,098.10
FEET ALONG THE WEST LINE OF THE NW'/4 OF SAID SECTION 22, TO THE POINT OF
BEGINNING;THENCE N 89°59'20"E,958.00 FEET;THENCE N 00°00'40"W,220.00 FEET;
THENCE N 890 59'20"W,957.96 FEET;THENCE S 001 00'00"W,220.00 FEET ALONG THE
WEST LINE OF THE NW'/4 TO THE POINT OF BEGINNING."
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NOTES:
1.PARCEL IS SUBJECT TO THE EXISTING COUNTY ROAD RIGHT-OF-WAY ALONG THE
WEST 33'.
2. THIS PARCEL WILL ALSO BE SUBJECT TO A SHARED PRIVATE DRIVE EASEMENT
ALONG THE SOUTH 50'.
PARCEL CONTAINS: 210,740 SQUARE FEET=4.8379 ACRES GROSS.
203,482 SQUARE FEET=4.6713 ACRES NET.
PARCEL 'C' IN THE NORTHWEST QUARTER (NW'/4) OF SECTION 22, TOWNSHIP 84
NORTH,RANGE 24 WEST OF THE 5TH P.M.,STORY COUNTY,IOWA;AS SHOWN ON THE
"PLAT OF SURVEY" FILED IN THE OFFICE OF THE RECORDER OF STORY COUNTY,
IOWA,ON FEBRUARY 6TH,1998 AND RECORDED AS INSTRUMENT#98-01464,IN C&FN
BOOK 15 AT PAGE 110,AND MORE PARTICULARLY DESCRIBED AS FOLLOWS:
A PART OF THE NORTHWEST QUARTER(NW%4)OF SECTION 22-T84N-R24W OF THE 5TH
P.M., STORY COUNTY, IOWA; DESCRIBED AS FOLLOWS: "COMMENCING AT THE
SOUTHWEST (SW) CORNER OF THE NORTHWEST QUARTER(NW'/4) OF SECTION 22-
T84N-R24W OF THE 5TH P.M., STORY COUNTY, IOWA; THENCE N 00°00'00" E, 1,098.10
FEET ALONG THE WEST LINE OF THE NW'/4 OF SAID SECTION 22;THENCE N 89°59'20"
E, 958.00 FEET TO THE POINT OF BEGINNING; THENCE N 00' 00' 40" W, 220.00 FEET;
THENCE N 890 59'20"E,560.39 FEET;THENCE S 00°44'00"E,203.10 FEET;THENCE S 67'
27'00" W,44.15 FEET; S 89' 59'20" W, 522.15 FEET TO THE POINT OF BEGINNING."
PARCEL CONTAINS: 123,273 SQUARE FEET=2.8300 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 ,
Diane R. Voss, City Clerk Ann H. Campbell, Mayor
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