HomeMy WebLinkAboutA004 - Council Action Form dated July 26, 2016 ITEM # 35
DATE: 07/26/16
COUNCIL ACTION FORM
SUBJECT: REZONING AT 5871 ONTARIO STREET FROM A (AGRICULTURAL)
TO FS-RL (SUBURBAN RESIDENTIAL LOW DENSITY) WITH A
MASTER PLAN
BACKGROUND:
The property owner, D&R Furman LLC, is requesting rezoning of the 33.57 acre
property addressed at 5871 Ontario Street located on the north side of Ontario and
South of the Union Pacific Railroad line from Agriculture to Suburban Residential Low
Density (FS-RL). (See Attachment A Location Map.) The property owner seeks rezoning
in order to develop the site for a residential subdivision of single-family detached homes
north of Ontario Street (See Attachment D, Proposed Zoning; (Attachment E, Master
Plan). The developer's Master Plan indicates a net developable acreage of 19.97 acres
for FS-RL, approximately 7.68 acres of open space, detention and buffer area, and 5.92
acres as right-of-way. (See Attachment E.)
This land was annexed by the City on April 26, 2016. Upon annexation, the property
was designated as Village/Suburban Residential on the Land Use Policy Plan (LUPP)
map consistent with its identification as a "New Lands" area. (See Attachment B, Land
Use Policy Plan Map.) The FS-RL zoning district is a zoning option that is consistent
with the Village Suburban land use designation. Ultimately, development of the site
will require approval of a Major Subdivision for creation of the lots, layout of
streets, and other necessary public improvements.
The Zoning Ordinance requires that a Master Plan be submitted as part of a rezoning
petition for property with the FS zoning designations. A Master Plan provides a broad
view of the development concept by describing the intended uses, building types,
access points, and protected areas. Approval of rezoning with a Master Plan binds
subsequent development to the details included within the Master Plan. A Zoning
Agreement must be approved in conjunction with rezoning of property under a Master
Plan. The proposed Master Plan includes:
1. FS-RL zoning for 33.57 net acres of the site located north of Ontario Street for
development of 70-80 single-family detached/attached dwelling units. Total
development density calculated within the FS-RL zone is 3.51-4.01 units per net
acre, which will not exceed the maximum 10 units per acre. Depending on the final
accounting of net acres, conformance to the minimum density requirement
would require a minimum 75 homes.
2. The Master Plan identifies a 7.68 acre area as green space, buffers and detention to
account for required storm water control, FS open space requirements, and a small
1
area of flood plain along the western edge of the property.
3. Improvements to Ontario Street on an east-west alignment along the southern
property line of the site, which will provide facilities for motor vehicles, pedestrians
and bicycles. Additionally, connection points to Kansas Drive, Missouri Street,
Maryland Street and Tennessee Street to the east will provide additional motor
vehicle, pedestrian and bicycle facilities.
4. A minimum of one north/south access point with a connection to Ontario will be
provided that will provide facilities for motor vehicles, pedestrians and bicycles.
The attached addendum includes a full description of the Master Plan and analysis of
the rezoning proposal, including conformance to the LUPP policies for "New Lands".
The addendum also addresses infrastructure relating to sanitary sewer, traffic, and
CyRide.
With regards to the details of the Master Plan, staff concludes that it appropriately
identifies developable and undeveloped areas, range of uses and residential unit types
consistent with the proposed FS-RL zoning district.
The Planning and Zoning Commission recommended approval of the rezoning with
master plan by a vote of (6-0).
ALTERNATIVES:
1. The City Council can approve the request for rezoning from Agriculture to Suburban
Residential Low Density (FS-RL) with the attached Master Plan.
2. The City Council can approve the request for rezoning from Agriculture to Suburban
Residential Low Density (FS-RL) with different conditions.
3. The City Council can deny the request for rezoning from Agriculture to Suburban
Residential Low Density (FS-RL) with the attached Master Plan if the Council finds
that the City's regulations and policies are not met.
4. The City Council can defer action on this request and refer it back to City staff and/or
the applicant for additional information.
CITY MANAGERS RECOMENDATION:
The proposed development is within the Southwest 1 Allowable Growth area of the City
and is supported for development by the Land Use Policy Plan. The developer believes
their proposed rezoning and master plan for single-family housing fits the market
demands of the community and the attributes of the site that take into account the
location along Ontario Street and the surrounding area. Additionally, the majority of the
surrounding neighborhoods in the area are also low density residential areas with
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attached and detached single family housing.
Therefore, it is the recommendation of the City manager that the City Council
accept Alternative #1, thereby approving the request to rezone this property from
Agriculture to Suburban Residential Low Density (FS-RL).
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ADDENDUM
Existing Land Use Policy Plan. Prior to annexation of the property, the Land Use
Policy Plan (LUPP) identified these parcels within the "Southwest I Allowable Growth
Area and designated as Urban Residential. Upon annexation which was approved by
City Council on April 24, 2016 the property was designated as "Village/Suburban
Residential", allowing for a broad range of residential development types. Areas
annexed to the City are also categorized as New Lands within the LUPP. New
development must be a minimum 3.75 units per net acre.
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 Farmland
North Farmland
East Single-Family Homes
South Ontario Street and Farmland/Homesteads
West Farmland/Homesteads
Existing Zoning. The land was automatically zoned as Agricultural upon annexation.
The site is bounded to the south by Ontario Street and to the north by the Union Pacific
Railroad Line. Property to the east of the subject site is zoned Residential Low Density
(RL) The property to the west is agricultural land outside of the city limits. (See
Attachment C)
The developers on the project are seeking rezoning to FS-RL which is a supported
residential zoning designation under the Village/Suburban Residential Land Use
designation. The proposed area for rezoning to FS-RL is reflected in Attachment D.
Other zoning options the developer could seek are Village or a Planned Residential
Development.
Proposed Floating Suburban Zoning. The applicant has requested FS zoning as an
alternative to Village Residential Zoning as describe within the LUPP. 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 or Residential Medium density
zoning. FS-RL zoning allows for either single family attached or single family detached
housing within the same zoning district. However, the applicant has proposed only to
include detached single family homes as part of the master plan.
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
4
requirements of Section 29.1507(4) (see Attachment F).
The entire property has been in agricultural use for many years. The submitted Master
Plan proposes areas for residential development on 19.97 acres of the property, the
rights of way being accommodated on 5.92 acres of the site and common open space
and detention shown at approximately 7.68 acres. The FS zoning district requires a
10% gross area of landscaping and open space. This ratio will be confirmed at time of
platting.
The Master Plan proposes a development pattern that includes single-family detached
homes and single-family attached homes. The applicant describes a development of
70-80 units. The minimum density for the area to be rezoned to FS-RL is 3.75
dwelling units per net acre. Full review of net acreage will occur with the subsequent
preliminary plat subdivision review.
The Master Plan identifies one area of open space for the project on the current Master
Plan. Suburban Residential (FS) zoning requires that a minimum of 10% gross area of
the development shall be devoted to common open space. While this is not a
requirement of the Master Plan such open space areas will be required to meet the
minimum standard at the time of subdivision of the property. Both attached and
detached single-family homes are required be on individual lots. Layout and specific
design of the site will be evaluated at the time of preliminary plat review.
Based on discussions with the applicant, it is anticipated that full build out of the
development would take place over a time frame of approximately 5-7 years.
Access. The Master Plan includes five access points that are extensions from existing
streets. Four of the access points are to the east and the developer indicates that at
least one will be from Ontario Street to the south.
Infrastructure. As part of a rezoning request, the City reviews the potential to serve
development with City utilities. City of Ames existing sewer mains extend to the east
property line along Ontario Street. Utility connections will be verified at the time of site
development based on the use(s) and site layout proposed.
Single-family homes are proposed at this location. Public Works has received general
information from the developer regarding sewer loading information for the development
which has been reviewed. Public Works has concluded that the current sewer capacity
is adequate for the proposed future subdivision.
This area lies within the City's water service territory. A 16" water main intersects with
the south east portion of the site from Ontario Street. Water supply is available and
adequate to serve the site. Utility connections will be verified at the time of site
development based on the use(s) and site layout proposed.
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Electric service is provided for by Midland Power. As such Midland will serve the site
with electricity. Street lighting structures and equipment will be installed and maintained
by Ames Electric per standards.
Development of the site with up to 80 single family homes is consistent with the growth
projections that are part of the Long Range Transportation Plan. Due to the limited size
of the development, no identified operational deficiencies in the area, and consistency
with the Long Range Transportation Plan, no project specific traffic study was
completed as part of the rezoning process. If issues were to arise with traffic concerns,
they could be addressed during the platting process as well.
CyRide. Currently, CyRide has a route that terminates at the intersection of California
Avenue and Ontario Street. CyRide noted that they would not be adding additional
service to the area. Residents wishing to use the bus would need to walk to the location
at the intersection of California Avenue and Ontario Street.
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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N 5871 Ontario Street
Attachment B- LUPP and Ames Urban Fringe Map
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Attachment C- Current Zoning
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Attachment E
10
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IP
5871 ONTARIO STREET
DETENTION OPEN EBUFFER�E, ' CITYOPgMfSCORPORATELIM113 MASTER PLAN
FURMAN CORPORATION
CONNECTION TO
j� KANSAS DR. a
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' LEGEND
coo!USE 20NING ENE,' OWEWNG UNITS DENSITY
3 AREA
Q _ W.R DEVELOPABLE ACRES
CONNECTION TO wNCEFAARr FSAI 1991K xv 351I.01
0 MISSOURIST. ` J AITKHERETAND
o DEVELOPABLE ACRES OPEN SPACE FSRL 7.68AC NA NR
" SINGl6FAMILYATTACHEDJDETACHED O DETENTION AND BUFFERS
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AND ROW:25,89 ACRES
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LEGAL DESCRIMICNI
.. THAT PORTION OF THE SWTRWESTCHORTER OF FRACTIONAL SECTION 31-94 24,WEST OF THE STHP.M,IYING S0U7H Of THE CHNAfiO
V CONNECTION TO AND NORTHWESTERN RAILROAD RSHTO-WAr;NORE PARTICULARLY MUD ASMOM:
MARYLAND ST.
fOMMENfINGAY THE SOUTHWEST CORNER OF S#q SECTION 31;1NEXfF 59916111,112.72 FEET ALONG 1HE SOUTH IINf OF THE
SO HWISrFRACTIONALQUARTEROFSADRCTON31TOTHEPOINTOFBEGINNING;THENCEN00'3910'W,40.01FEETTOTHENORTH
RIGHT-OF WAY UK Of ONTARIO STREE'.AND ALSO THE SOUTHEAST CORNER OF PARCILV IN THE SOUTHWEST FRACTIONAL WTEROf
SAID SECTION 31;THENCE N00'11'18'W,311.79 FEET ALONG THE EAST SIDE Of S.ANI PARCEL V TO THE NCRTHEAST CORNER Of SAID
j { — PARCEL'O;THENCE N89'26NW,286.30 FEET ALONG THE NORTHUNEOF SAID PARCECD;THENCE KD73Di^N,1,247,66 FEET ALONG j
j THE EAST UNE OF THE PROPERTY DESCRIBED IN II61RUMENT41997d632IN Ila OFFICE OF THE RECmR OF STORY COUNTY,OWA,TO
I THE SOUTH UK OF-WAY UREOF THE CHICIGOAND NORTHWESTERN RAILROAD,XI NCES811542'E,302FEETALONGTHESOUTH
i 3
UNEOF THE CHICA60ANDNORIHMSTERN RAILROAD RIGHTOf-WAY;THENCE N00IVIV,24.29FEET"THE RN,Hr-0f-WAYUK I
OF THE CHOW AAD NORTHWESTERN RARROAC;THENCE SlIX131,191S9 FEET ALOK THE SOUTH UK OF THE CHICAAND
�CONNEOONTO NORTHWESTERN RAILROAD RIGHTO WAY TO THE WEST UNEOFBROD IEWPLACEWESTSOWISION,THIRDADDIrIONT01HEOTYOF
rlpttMflOWPYM ? TENNESSEEST, AMES,TKNCI SOYIPITE,1,441.35 FEET AIOK THE WEST LINE Of BROONEW PLACE WEST SUBDIVISION TO THE NORTH RJGqT-OF-WAy
LINE OF ONTARIO STREET,THENCE CONTINUING-XI T191,40.00 FEET TO THE SOUTH INEOFIHESOUTIMUHRACTIDNA1QUARTEROF �
SAOSECTION31;THENCEN89`103'W,742.94 FEET ALONG THE SOViH LINE 9 THE SOUIHWESTFRACr10N OLARTEROfSAOSECTION
/ DETENTION AND BUFFER 3110TK POINTOf BEGINNING.
OPEN SPACE:3.21ACRE
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(ONNECTK N TO
tTTVOFAMESCORPORATEIIMTTS OTAfl ST. PREPARED BY EXISTING�Ki:TIAGRICULTURAl2GNE)
OWNER
DD&ArJRMAN,Ut BOLIONBMENR PR ED:'fSRI'ISUBURBANRE OEN1Ul20NE
As - 2130 FORD STREET USIDENT14LOWOFNSM
2607NORTHRIDGEPAWv ACRES,OWA50010 AMES,MS0010 IENIIRESTEI
ONTARIO ST. SUBWTTAIMiE TOTALAREA:3357ACRES
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APPU(ANi NAY13,2016 OPEN SPACE:7.68 ACRES
D6 A fJRMAW,UC PROPOSED ROW:S92 ACRES
IW7 NORTHRIDGE PRWY NETAREA 19.97 ACRES
AMES,IOWASLOIO
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11
Attachment F-Rezoning Plat
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CITY AMES Cft
5871 ONTARIO STREET
REZONING PLAT
D & R FURMAN, LLC
OWNED
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1607 KNE mi
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MISS001 ST AMES 00'MID
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PREPARED BY
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0 EXING:A(AGRICULTURAL) AmEs'Lk SMO
u PROPOSED:FS RL(SAURMN RESIDENTIAL LOW DEZIM SUNTTA!DATE
GROSS AREA:34.25 ACRES MAY 11 NIS
MARYLMO ST.
THAT FEW,IM OF IR SOU MIST WARTER FRACTM SECTO 3184-24,WEST OF THE STH PX,LYN SOUTH OF TIE Coto
AM NORTHINESTEAN AM"WAO-WAT,MORE PARTICULARLY DESCRIBE)AS FMM-
COMMENCING AT THE SOLIMS!CORMER OF SAID SECTION 31;THENCE SMYII*L 742.72 FEET M THE SOVEH LINE OF THE
SCUIWES7 FRACTIONIC%W10 Of M SECTION 31 TO THE POINT 0 8f(,IT'JW'THENCE Wn IrW,4101 FEET TO THE NORTH
RVJ T ACROW it
-OF-WAY LINE Of ONTWSTINET ANDAtSOTHRE SWTHWTMER OF PAK VINTF(SOUWSFR witUt
E SAID SECTION 31;1-1-1 KVITITW,311.79 FEET ALM X CAST 59 OF SAID PARCIL V TO THE KWHEILST ODRNER OF SUO
PARCE V,7H7KE Wjj 2JV,26.30 ftTkOM THE NORTH LINE OF SAD 4.Kff V;TIM NV2tOS'1W,IA79 FEET ALONG
THPIESSEf ST. THE FAST i K OF X FolprfDCSHWD JuNSTRUNM 11*7-3632 IN THE OFFICE OF THE REC"CF STORYCOLM,INA,TO
THE U THR44'.Cf-WAYtUCFIKDVXDARDOMVMURAROAD.T"ESBI'3542 25 72 Am,,, 2. FEET Gi
Of THE CHOW AND NORIMSTEtRN PAW,THENCE S81-0131750.59 FEETAUX THE SOUTH LINE OF THE DMAND
AMES;THERE WITITI,1,40SKET RICK K WET LINE of 940M W M99MV60 TO THE NOITHWIT-014WAY
CFYOF AMES CORPORATE LIMITS LINE OF MAWSTREET;1HENU CONTI INUM WITITI,Cl FIETTOTHE SOUTHUME OF THE SIXTA15T FIUACTIOW CIA'FROF
m.vwma S4 SECTION 31;NXENFAVIV,74231 VALOW T-f SOUTH IN OF THE SWKWESTFRkTIONALOATIR
31 TO I)(MNT OF BEGKV6
NMY o VN .9K
ONTAN ST.
PARCEL COWAIM:1,QXA SQ.IT.IMF AC�
ROW 10VINS:25,621 SO 11,A68 A0
DLIFURINAN1CBOLTON & MENK,INC.
12
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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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 5871 Ontario Street, is rezoned, with Master Plan, from Agricultural (A) to
Suburban Residential Low Density (FS-RL).
Real Estate Description:
THAT PORTION OF THE SOUTHWEST QUARTER OF FRACTIONAL SECTION 31-
84-24, WEST OF THE 5TH P.M., LYING SOUTH OF THE CHICAGO AND
NORTHWESTERN RAILROAD RIGHT-OF-WAY; MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHWEST CORNER OF SAID SECTION 31; THENCE
S89.25'11"E, 742.72 FEET ALONG THE SOUTH LINE OF THE SOUTHWEST
FRACTIONAL QUARTER OF SAID SECTION 31 TO THE POINT OF BEGINNING;
THENCE N00°39'18"W, 40.01 FEET TO THE NORTH RIGHT-OF-WAY LINE OF
ONTARIO STREET AND ALSO THE SOUTHEAST CORNER OF PARCEL'D'IN THE
SOUTHWEST FRACTIONAL QUARTER OF SAID SECTION 31; THENCE
N00'17'18"W, 311.79 FEET ALONG THE EAST SIDE OF SAID PARCEL'D'TO THE
NORTHEAST CORNER OF SAID PARCEL D'; THENCE N89°26'26"W, 286.30 FEET
ALONG THE NORTH LINE OF SAID PARCEL D'; THENCE N00°23'05"W, 1,247.66
FEET ALONG THE EAST LINE OF THE PROPERTY DESCRIBED IN INSTRUMENT
#1997-3632 IN THE OFFICE OF THE RECORDER OF STORY COUNTY, IOWA,TO
THE SOUTH RIGHT-OF-WAY LINE OF THE CHICAGO AND NORTHWESTERN
RAILROAD; THENCE S81°35'42"E,292.72 FEET ALONG THE SOUTH LINE OF THE
CHICAGO AND NORTHWESTERN RAILROAD RIGHT-OF-WAY; THENCE
N00°15'41"W, 24.29 FEET ALONG THE RIGHT-OF-WAY LINE OF THE CHICAGO
AND NORTHWESTERN RAILROAD; THENCE S81°40'13"E, 750.59 FEET ALONG
THE SOUTH LINE OF THE CHICAGO AND NORTHWESTERN RAILROAD RIGHT-
OF-WAY TO THE WEST LINE OF BROOKVIEW PLACE WEST SUBDIVISION,
THIRD ADDITION TO THE CITY OF AMES; THENCE S00°17'19"E, 1,442.35 FEET
ALONG THE WEST LINE OF BROOKVIEW PLACE WEST SUBDIVISION TO THE
NORTH RIGHT-OF-WAY LINE OF ONTARIO STREET; THENCE CONTINUING
S00°17'19"E,40.00 FEET TO THE SOUTH LINE OF THE SOUTHWEST FRACTIONAL
QUARTER OF SAID SECTION 31; THENCE N89°26'03"W,742.94 FEET ALONG THE
SOUTH LINE OF THE SOUTHWEST FRACTIONAL QUARTER OF SAID SECTION
31 TO THE POINT OF BEGINNING.
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
2