HomeMy WebLinkAboutA017 - Council Action Form dated July 15, 2008 ITEM #
DATE 07/15/08
COUNCIL ACTION FORM
SUBJECT: PRELIMINARY PLAT FOR ESTATES WEST SUBDIVISION, SECOND
ADDITION (Case # SUB-08-08)
BACKGROUND:
Chuck Winkleblack, representing Hunziker Land Development, isrrqquestirrg-preliminary
,plat approval-for-a-5=1ot aubdivision-titled-Estates W,est-Subdivision Second Addition It is
locat TaG-N r-t Dakota Avenue and 4401�1Nestbrook Drive (see attached location
map). The site is currently comprised of three lots, including Lots Estates West Subdivision
and Lot 20, Clear Creek Addition 11, & Parcel B, Total area of the site is 6.36 acres. The
site was previously developed as a manufactured home park to the north, and includes a
forested / creek-bottom area to the south.
anEmm
to:,takinelude en Lots 9 & 10 to serve the proposed subdivision. The cul-de-sac
would connect to the newly constructed Timber Ridge Drive to the north of the site. The
five single-family lots would be created in a widened level area on the ridge to maintain the
natural state of the low-lying areas. See the attached four (4) pages of Preliminary Plat
documents.
This is-not a_phase of a previously� approved-subdivision;but a-combina tion-of'four(4)lo ts
Proposed'Outtot"A"on thePreliminary,from:three (3)i:-er_ent ee CY_Gecorded Iats
Plat
is designated as an "outlot" because no access is permitted to North Dakota Avenue
or Westbrook Drive. This is due to the "principal arterial" designation of North Dakota
Avenue in the Ames Area MPO Long Range Transportation Plan of 2005. Moreover, the
developer does not propose to extend the "flagpole" portion of the outlot to the proposed
cul-de-sac. Therefore, no accessible frontage is possible.
The cul-de-sac street, "Quam Circle," is proposed as a 55-foot wide right-of-way extending
from the newly constructed Timber Ridge Drive. Topographic and floodplain limitations
prevent the continuation of the street and therefore the cul-de-sac turn-around is required.
The bend in the road as it transitions from Timber Ridge Drive to Arizona Avenue is not
considered an intersection because of its continuous movement;therefore,Quam Circle is
permitted in its proposed location, even though it is less than 280 feet from the bend.
Clear Creek meanders through the southern and western portions of the site through
proposed Lots 3, 4 and Outlot A. The associated floodplain boundary is shown on the
Preliminary Plat and extends through parts of Lots 3 and 4, as well as Outlot A. Areas of
the plat not in the floodplain are roughly equivalent to one acre per lot, which gives an
overall net density of 0.89 dwelling units per net acre. This results in lots well over the
required minimum of 6,000 square feet. Single-family homes constructed on lots that
contain floodplain will be required to comply with Ames Municipal Code Chapter 9, Flood
Plain Zoning Regulations.
A Storm Water Pollution Prevention Plan (SWPPP)has been submitted forthe project, and
SWPPP's for each individual lot will be required prior to the grading and construction of
each home. The applicant is also providing a drainage easement to the City of Ames over,
under, and through the property within the floodplain. The drainage easement allows long-
term maintenance of Clear Creek, pursuant to Municipal Code, Chapter 23.407(5), Storm
Water Management. Staff recommended a note on the face of the plat referencing
required compliance with Municipal Code Chapter 9, Floodplain Regulations.The applicant
agreed to the notation,which is now included on the proposed Preliminary Plat. The City's
Public Works Department indicated that this site is adequately served by utilities and
infrastructure, and that public improvement plans will be required prior to Final Plat
submittal. No adverse traffic impacts are anticipated because no additional access points
are being permitted from North Dakota Avenue or Westbrook Drive, and Westbrook Drive
is not being extended to North Dakota Avenue. Sidewalks and street trees are required on
both sides of the street and have been proposed in compliance with Municipal Code. Staff
therefore concludes that the proposed development satisfies Ames Municipal Code,
Subdivision Regulations, Section 23, design and improvement standards, and also
complies with the Zoning Ordinance, Section 29.701 relating to the RL district.
The Ames Area MPO Long Range Transportation Plan, dated October 2005, indicates an
unpaved path,within the Clear Creek floodplain in the general vicinity of this site. The City
owns the wooded area, directly east of the site, which lies between the proposed project
and Munn Woods. 'Cit- sf ff-has-determined--that there-is-no-need-.for-another-path-in-.this=
area=becausethere-is=afready�:5�0'-�shared use'path�co.nstr_ucted-in_public_right=ofyway-
`beyond=the=deed-end=portion=of=Westbrook--Drive:This=provides cQn-nectLivjty t-othe-sharedm
Eusi5=path--which=r-unsFthe={ength..of_N.orth--Dakota-Avernue:�
CSimu: anef�"ous_with_this,application_is a--pr_opo_sed-rezoni_nglof L-ofi 20-of Clear Creek:Addition
cl]from_F:N D-to-RL Lot 20 is part of the Clear Creek PUD approved by City Council in
1980. The remainder of the site is already zoned RL. The PUD designation has since been
replaced with the Floating Planned Residence District(F-PRD)designation. This occurred
in the year 2000 when the City replaced citywide all PUD zoning designations with a newly
adopted F-PRD zoning designation.
Notice of the proposed zoning map amendment was mailed to owners of property within
200 feet of the site on June 24, 2008. Public signs were also placed at the site. There have
been several phone calls generated by the signs placed and letters mailed. All callers
seemed to have been satisfied when provided with additional information on what is being
proposed. None have been in opposition. Some did convey the message that they were
simply calling to ensure that what is commonly known, as Munn Woods is not being
developed. Because of the unusual shape of the lot and the development being infill
between public lands and existing neighborhoods, the property boundaries are difficult to
understand without viewing the drawing. Because of the infill nature, some property
owners requested additional explanation beyond the letter provided and the signs posted.
There was also concern expressed about traffic safety on North Dakota Avenue.The City's
Public Works Department has addressed traffic safety by not allowing additional access
points to North Dakota and by not requiring the extension of Westbrook Drive. Providing
the additional information to those who were concerned seemed to satisfy the concern
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sufficiently. Because of the notice provided and the quick responses given to questions,
staff concludes that public notice was provided in a manner consistent with state and local
laws.
The property is designated Low Density Residential on the Land Use Policy Plan Map and
Greenway on the Environmentally Sensitive Lands Map. The property is currently vacant
due to the removal of manufactured homes and the construction of public improvements
for an adjacent development recently approved to the north .-Because of the,designation
on-the-Land Use Polrcy,..P-aii" rmap.,staff�o:ncludes„that the-proposed Preliminary-Rlat-is
consistent-with the-Lando Use-Policy°Plan Map?Although the"Greenway"designation on the
iur Vironmentally Sensitive Lands Map indicates possible future use for open space and
connectivity between parks, the potential for an unpaved path is limited by the significant
elevation change from the creek basin to North Dakota Avenue, as well as development
restrictions in place for Flood Plain areas. Therefore G tyafafEbel a ev s hece is no need fair
Ca consery-tior—eas-ement-to reserve spac-e-for-another path-because-of-the-pre=existincW
h�n_the_same_are"Accordingly, staff concludes thatffe proposed development is not
in conflict with the Environmentally Sensitive Lands Map recently added to the Land Use
Policy Plan in February 2008. Because of these determinations,staff further concludes that
the Code of Iowa Chapter 354, Section 8, pertaining to review and approval of subdivision
plats by governing bodies, has been satisfied.
The following table identifies the existing land use, existing zoning, and LUPP designation
of the properties surrounding the site.
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Area LUPP. esrgr►atron z oning De Zsrgnafion
. . _ _ _
North Low-Density Residential Residential Low Density(RL) Single Family Homes
(under construction)
South Parks and Open Space, Residential High Density(RH) Single Family Homes
High-Density Residential
East Parks and Open Space Government/Airport District (S-GA) Wooded-City owned
West Low-Density Residential Residential Low Density RL Single Family Homes
Applicable Law:
The applicable law to the case is contained in an attachment. Of particular significance to
the Council's level of review, is the following in Municipal Code 23. 302(6):
(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.
3
Based upon the above facts and analysis, staff concludes that the proposed plat conforms
to relevant and applicable design and improvement standards, that the subdivision
conforms to minimum levels of service standards set forth in the Land Use Policy Plan,and
will have no detrimental burden on public improvements, subject to the conditions that will
be recommended by the City Manager.
Also relevant to the City Council's review is Section 23.304, which requires installation of
public improvements prior to final plat approval, unless the City Council allows deferral of
said improvements subject to the applicant executing an Improvement Agreement and
providing security in the form on an Improvement Guarantee. The Council has typically
allowed deferral of improvements under this provision.
Recommendation of the Planning &Zoning Commission. The Planning and Zoning
Commission held its meeting on July 2, 2008,to consider this action. Staff gave the report
simultaneously with the Estates West 2"d Addition Preliminary Plat because the same
property is involved. A public input session was conducted in which no one spoke in
opposition. The applicant spoke in favor of the request and explained that these three lots
were not included in the Estates West Subdivision Plat, approved in April 2008, because
the timing of acquiring the property was inappropriate and now it has become available and
is being proposed according to city requirements.
With a vote of 4-0, the Planning & Zoning Commission recommended approval of the
Preliminary Plat for Estates West Subdivision, Second Addition with the conditions
recommended by staff in Alternative 1, below.
ALTERNATIVES:
1. The City Council can approve the Preliminary Plat for the Estates West Subdivision,
Second Addition, located at 130 North Dakota Avenue, based upon staffs findings
and conclusions, and subject to the following conditions: .
a. The developer will construct and dedicate all public improvements within the
development to City of Ames Urban Standards, as required, including:
dedication of public right-of-way, street paving, curb, gutter, sidewalks, street
lights,water main, sanitary sewer main, and storm sewer improvements, prior to
approval of the Final Plat, or execute an Improvement Agreement to guarantee
the completion of all public improvements and provide security in the form of an
Improvement Guarantee, as set forth in Section 23.409 of the Ames Municipal
Code.
b. Civil drawings of all public improvements shall be submitted to the Public Works
Department for review and approval prior to installation and prior to final plat
approval.
c. The rezoning of lot 20, Clear Creek Il, as submitted on June 10, 2008 within the
rezoning application, shall be.completed before the recording of the plat.
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d. A note shall be placed on the face of the final plat referencing required
compliance with Ames Municipal Code Chapter 9, Floodplain Regulations.
2. If the City Council finds that the proposed Preliminary Plat does not conform to all
adopted standards and applicable law pertaining to subdivisions,the City Council can
deny the Preliminary Plat for the Estates West Subdivision, located at 130 North
Dakota Avenue.
3. The City Council can approve the Preliminary Plat for the Estates West Subdivision,
located at 130 North Dakota Avenue, with modifications.
4. Action on this request can be postponed and referred back to City staff and/or the
applicant for additional information, provided that the applicant provide a written
waiver of their rights to have their application processed within 30 days as specified
in Ames Municipal Code Section 23.302(4).
MANAGER'S RECOMMENDED ACTION:
It is the recommendation of the City Manager that the City Council act in accordance with
Alternative#1. This would recommend to the City Council approval of the Preliminary Plat
for the Estates West Subdivision, Second Addition, located at 130 North Dakota Avenue
based upon staff's findings and conclusions, and subject to the following conditions:
a. The developer will construct and dedicate all public improvements within the
development to City of Ames Urban Standards, as required, including: dedication of
public right-of-way, street paving, curb, gutter, sidewalks, street lights, water main,
sanitary sewer main, and storm sewer improvements, prior to approval of the Final Plat,
or execute an Improvement Agreement to guarantee the completion of all public
improvements and provide security in the form of an Improvement Guarantee, as set
forth in Section 23.409 of the Ames Municipal Code.
b. Civil drawings of all public improvements shall be submitted to the Public Works
Department for review and approval prior to installation and prior to final plat approval.
c. The rezoning of lot 20, Clear Creek II, as submitted on June 10, 2008 within the
rezoning application, shall be completed before the recording of the plat.
d. A note shall be placed on the face of the final plat referencing required compliance with
Ames Municipal Code Chapter 9, Floodplain Regulations.
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Applicable Law
The laws applicable to this case file are as follows:
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(3):
(3) Planning and Zoning Commission Review.
(a) The Planning and Zoning Commission shall examine the Preliminary Plat,
any comments, recommendations or reports assembled or made by the
Department of Planning and Housing, and such other information as it
deems necessary or desirable to consider.
(b) Based upon such examination, the Planning and Zoning Commission
shall ascertain 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.
Ames Municipal Code Section 23.302(4):
(4) Planning and Zoning Commission Recommendation: Following such
examination and within 30 days of the regular meeting of the Planning and
Zoning Commission at which a complete Application is first formally received
for consideration, the Planning and Zoning Commission shall forward a report
including its recommendation to the City Council. The Planning and Zoning
Commission shall set forth its reasons for any recommendation to disapprove
or to modify any Preliminary Plat in its report to the City Council and shall
provide a written copy of such reasons to the developer.
Ames Municipal Code Section 23.302(5):
(5) 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):
6
(6) 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.
Ames Municipal Code Chapter 23, Subdivisions, Division III, provides the procedures for
the subdivision of property; specifically Section 23.302 discusses Major Subdivisions.
Ames Municipal Code Chapter 23, Subdivisions, Division IV, identifies design and
improvement standards for subdivisions.
Ames Municipal Code Chapter 29, Zoning, Section 29.701, includes standards for the
Residential Low Density (RL) zone.
Ames Municipal Code Section 23.107 is as follows:
In addition to the requirements of the Regulations, all plats of land must comply with
all other applicable City, county, state and federal statutes or regulations. All
references in the Regulations to other City, county, state or federal statutes or
regulations are for informational purposes only, and do not constitute a complete list
of such statutes or regulations. The Regulations are expressly designed to
supplement and be compatible with, without limitation, the following City plans,
regulations or ordinances:
(1) Land Use Policy Plan
(2) Zoning Ordinance
(3) Historic Preservation Ordinance
(4) Flood Plain Ordinance
(5) Building, Sign and House Moving Code
(6) Rental Housing Code
7
(7) Transportation Plan
(8) Parks Master Plan
(9) Bicycle Route Master Plan
Plats may be disapproved on the basis of the above, and other City Council
approved plans and policies that may be adopted from time to time.
8
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Area
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LINCOLN WAIF
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Location Map
Proposed E tatI West, 2nd Addition
2Q03 Aenal Photo , :, 1 'i
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0 330; --;660 1,320
Feet....
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SECOND ADDITION
RECEIVED
Preliminary Plat JUL 10 2008
Cl lY OF AMES,IOWA E,
GENERAL NOTES: QEf�T.OF�t./1NNING&HOUSING w
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1. Exla41 n0 111ingt Residontlal Low DenaltY IflLI A Planned Residential District IF-PRD). W
Pray_ion)na:Real dent!,)Lor Density IRLI LEGEND
2. All private Wilit lea ill pa located )thin p,ID'lc u it Y eased is a ern Idea d limn EXISTING PROPOSED w
C\P min Q utility carrlaare Drovlaea far oy ine Clty's"use of CItY Ripnts-of-naynDy fllpH-of-Nay Users" X FIELD FENCE
a
rdinanda. E+
a < 1. Sitlaralka rill De sonstrudtee M both side,I pubis streets. -- --- RIGHT DF WAY
p ------IL r----- F 4. Vehicle Dorkl rq Al II be prohibited cs fol loos: SANITARY
WIN V R&
_ n Along the Eosi side of 0u Circle _—_„aul--- SANITMY SEVER 6512E
< �O A f+ DUEBEC plena♦n.Norin side of Tinber Ridae Drive
�pV' Alrg CoIn sides of—th Dakota Avanua —...._,.n—....— STWY SEVER 6 SIZE
S. Street tree..111 De planted in ine light-Of of all atreete.)thin Ina .dlils lon. Tree,pacies•
HD RD apacinp.a a ail otnar.cau l.,rent,of Section 2].9D2.Realaan4lal SUD0l vialon Landscopi na standards. —'—'—'—•—•—•—•— FIELD TILE/CMLECTDR LINE
LL W R055 of the Muni of Dal[ode,null oIIIY•
N r OAS WIN
VERM NT /. 6. At e,I d, tlan Inter Tale.A Ighters.detached trailers.r simiIr item a a prohiDitad on puDl Ic an Z
CT � (, �'n 2 ARXANSA sireais r rl Thin the public right-of-�ay. TELEPHONE/FIBER OPTIC O
SP v
DR T. Minim.n.,,,tree eaibacks In"flL'2onirg tli strict: —tnX CABLE T.V.
a 9P U`'p Front Lot Llne:25 ft.o PR\v ¢ Sitla Lot Llne:6 ft.l B It.
for 2 or l,tor last ar IS f4. If abutting rlaht-of-ray —¢[a ELECTRIC zit'
W UTAH OR 34''< Rear Lot L)ne:21)ft. 7 Q`..
QQ. c z V,O`s y •—^`^^^^" !'BIIEPAIN
.. i NEW H p oa 6. The Plans anon approXinate locations of e%Istim utllltias I...led.)thin the Itmlte of Inis ral at. In. T•"R•R� q F.p,�Z
^ _ HIRE �i 19teness r eccur..,of to I.
utility Infarlmtlm is not auorontedo.The Contractor snail obtain utIIIIY I...1. /'SIDEWALK O_
N Pr0 CIR n� Info reilr frvn tn. o o Ines.atil Ities polo to Deal nnl na any excavation and rill esDo alble fr any N r�
da". to.aid utlli}ie,r Sultana from their operations. WATER VALVE
_ 9 >L.
ARIZONA
W DP CIR 9. GradlI on Indiv""' lots rill add.on a slte-Dy-sire oasis. L � FIRE HYDRANT �¢Q�
UpVER ROGETIMBER ID. No vent cu lar access iron North Dakota Avenue rill ee allured to Dutlot A A Lot a. O YAIDIOLE q 7-.
112. No Yahicul ar......tram Westbraak Drlva rill be,)lame to Lot 3. p'
I CHELSEA DRIVE MUNN ® m STORM SEWER INTAKE W.z O
e CT r Project WOODS 12. City of Aires LLnicipol Code. Chester 9 IFleotl Plain Zoning Regulations)epplies to Lot,3 A 5 ono Outlet A. Q FLARED END SECTION 3 p.a F
LOCatIOn 13. .Drolnaae a mne Munt,sham re.a,elrents to Ina City of Acre,forhe I.Iona term—Intanand.of Cler Cr.—r. pr,uanT VJ U{Zl U
to City bf A s nlaipalCoda.Cnooter 23.Subdlvision R.Duletiens.Sir.Voter MI—Clnent.23.407(5). w
w
No Scale 9y�,p.` :"r oo 55'R.O.W. F
c oo y e W a r P ¢ O 2W TRAIL- P o
RIDCE 4t 26'B� z 2
¢ OJ \G 1 30'P.C.C.Curb
�O WESTBENp 'i oylfr'� fsT,9 _ E via Gutter ITYOlcall F
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DR Off.DR /FT• 3% FT. z O U
^ m LI NCDLN WAY r '..g•' 'Asphol t, Sltlero lk i u
N� ITypicail z m C ti LT LIN SW\ Natural SUCgraae
COER
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g a. Location Map I I ¢
LOCAL STREET
TYPICAL SECTION
e Duo.Circlet ,,,tttnnttt 1t gtrl�y Mti ml•lane rrn,lnp mvvnoPmXa d;
A" LAND t"', Dsbrgmc rs er ^
INDEX OF SHEETS
OWNERS APPLICANT PREPARED BY "FpFq'`_ m»• "Im, 9 b _
1 of 3 Title Sheet/General Information
Hunziker Land Development Co.LLC Hunziker Land Development Co.LLC HWS Consulting Group a; a; I 333 ,�ASme
^ C/o Hunziker&Associates C/o Hunziker&Associates 223 S.Walnut Avenue,Ste.D I"'•',f• Q,.•' ""�'°' °'•°ems°° ' '40°
,,,�fOW P,,,.. St+rla mree A Mle alt SD�t 2 6 3 lUBNO.
2 of 3 Survey Data .......... >a.3.IDa
105 S.16th Street 105 S.16th Street Ames,IA 50010
1 t.rd onlh Me Mit rpin.lry mourn.m P•°r,e DFSIr.NF-0RY
3 of 3 Proposed Conditions Ames,IA 50010 Ames,IA 50010 ,AvFssn;,, >,..gar eltW,renal
P n R°NNIw111ai Io•a m.m lea
Quam Limited Partnership SUBMITTAL DATE AEssE L. '>L/+• TM 7 �oH °R""�
T 160AI D LI�•t°OaL.Xt�Eemot�.P.[. —7� SHFPI'NO.
2200 Hamilton Drive,Apt.306 June 10,2008
Ames IA 50014 �"°;DWG tr" ,
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NORTH DAKOTA AVENUE
/ R.O.W. VARIES
S OD° 22' 32" E S 00° 31' 23" E L1\,
S OB° 08 25" E 20.77' 192.43' LEGAL DESCRIPTION
5 08° 08 24 E 294 86 Parcel B of Lots 15 and 16 in the Southwest Quarter
j 48.93' of the Southwest Quarter of Section 5,Township 82
North,Range 24 West of the 5th P.M.,Ames,StT
3 a LOT 11 County,Iowa,as shown on the"Plat of Survey"filed
LlI m INDT A PART in the Office of the Recorder of Story County,Iowa FQ-
m ti o OF[
f THIS SURVEY) on the 1st day of March 1996,and recorded m book Q
13 at page 2U1. q
^V N 00° 00' 00" W
PARCEL 'A' °� N AND W.
a 264.08'
,C 9 m / [NOT A PART
p a N N D THIS SURVEY) Lot 20(twenty) Clear Creek Addition II to City of o
p, ^ z o Ames,Story County,Iowa as recorded in the Story �D
m County Recorder's Office on March 31,1981 as w
m z S DO° 31' 18" E LOT 10 Instrument#81-05552.
40'STIR Y 313.08' A 1O AND
99EOP9.2!D
4/29/65 ��•�� a Lot 9(nine)and Lot 10(ten),Estates West z
/ PARCEL 'B' T
Subdivision,City of Ames,Story Coun Iowa,as O
I N 00° 00' 00" W m recorded in the Story County Recorde>s Office on71
vD
21 3.48' p Lv Apt 25>2008 on Slide 330,Page 2. �Q
C-1 " III N 00° 32' 37" W
650.24
N DO. 32' 29" W'
363.91' LOT 20 ,mT, LOT 9 ti �o w�zr o
3 m Q r
N ti 3.a H
m O CC W V4 u
N N 00° 00' 00" W z Q per.
- --bp 210.88' LU [�
M- LOT 4 m
� W
E ti LOT 17
tl s
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j CURVE DATA
ti CURVE SUB-CURVE RADIUS DELTA LENGTH CHORD CHORD BEARING °W
p C-1 529.53' 10°27'06" 96.60' 96.46' S85-01'02"E- w°
LOT 20 529.53' 3°48'16" 35.16' 35.15' S81°41'38"E a
PARCEL B 529.53' 6°38'50" 61.43' 61.40' S66°55'10"E LOT 8
C-2 267.00' 18°06'29" 84.38' 84.03' S72"49'48"E
j C-3 330.00' 26°58'39" 155.38' 155.00' S77°08'33"E DF�HIS PART
LOT 9 330.00' 11°25'21" 65.79' 65.66' S84°50'59"E o
I LOT 10 330.00' 15°33'18" 89.59' 89.32' S71°28'59"E LOT 7 LOT 6 z
ATB LOT 5 LOT 16 ,Guxo.
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