HomeMy WebLinkAboutA023 - Council Action Form dated May 26, 2009 ITEM #: 24 b & c
DATE : 05-26-09
COUNCIL ACTION FORM
SUBJECT: PRELIMINARY PLAT FOR GRAND ASPEN SUBDIVISION, 3RD ADDITION,
LOCATED AT 917 SOUTH 16"' STREET
BACKGROUND:
Scott Randall, the developer and property owner, has submitted a proposal to replat
"Outlot A" of Grand Aspen 2nd Addition Subdivision, located at 917 South 16th Street into
two lots, Lot 1 and "Outlot"B". The revision would result in one 3-acre lot (shown as Lot 1),
which would directly abut the Ames Christian School site to the west. The balance of the
existing "Outlot A"would be designated as "Outlot B", which includes approximately 14.68
acres for farming purposes. The overall area outside the bounds of the plat is being shown
for reference purposes.
The Future Land Use Map in the Land Use Policy Plan designates the land use as
Residential High Density. The zoning of the property is "RH" (High-Density Residential).
The developer is to grant to the City a perpetual negative easement with respect to the
south line of the site such that there shall be no access to South 16th Street from the site
except for one thirty foot (30') intersecting driveway, located directly across from and
aligned with Fountain View Drive, to serve as access to Lot 1. The developer is to consent
that no further access will be granted to South 16th Street from the site. This access limiting
easement is to be shown on the face of the official plat of the subdivision that is the subject
of the Development Agreement. The plat also identifies access to Proposed Outlot B and
also access to Coldwater Links Golf Course property to the east at a location 419.99 feet
north of the South 16th Street frontage. The plat shows a 10-foot wide public utility
easement across the South 16th Street frontage of proposed Lot 1 , and also along the
western side of proposed Lot 1 . This extends to a 20-foot electric easement across
proposed Outlot B.
Proposed public improvements include an 8-foot shared use path (labeled as a bicycle
path) along the South 16th Street frontage, extending west an additional 985 feet, to
connect with the bicycle path on the west side of Greenbriar Park, as generally described
in the City's 2009-2014 Capital Improvements Plan. The plat will also entail the widening
of South 16th Street along the entire frontage of the plat, beginning at the southwest corner
of proposed Lot 1, extending eastward beyond the bounds of the plat to the widened
portion of the roadway in front of the Aspen Ridge plat. The plat identifies a future Grand
Avenue extension running generally along the eastern side of the plat. A"Non-Possessory
Easement" already exists for the future Grand Avenue area.
Partial construction of the Grand Avenue extension was incorporated into a developer
1
agreement associated with the original plat approval for Grand Aspen 2nd Addition. The
request to revise the original plat create an opportunity to renegotiate the conditions of the
earlier developer agreement, which now must reflect current Federal Acquisition Process
requirements so that the City can use federal funding for the Grand Avenue extension. To
compensate for that change, Mr. Randall has agreed to construct a bicycle path by paving
the existing granular trail within the former railroad right-of-way from South 16t Street,
northeast 2,525 feet to the intersection of the future Grand Avenue right-of-way.
Alternatively, at the developer's request, the City may construct that bike path and the
developer will reimburse the City for the cost of constructing that path. The completion of
the bike path in front of the Ames Christian School and the portion on the railroad right-of-
way is covered in the Developer Agreement.
Upon extension of Grand Avenue to South16th Street, the City will construct a bicycle path
along Grand Avenue, from its intersection with the former railroad right-of-way to its
intersection with South 16th Street, and the developer will reimburse the City for the cost of
this construction.
The following table identifies the existing land use, existing zoning, and LUPP designation
of the properties surrounding the site:
Area LUPP Designation Zoning Designation Land Use
North High Density Residential Residential High Density(RH) Golf Course
South Low-Density Residential & Residential Low Density (RL) & Manufactured
High-Density Residential Residential High-Density (RH) homes and
apartments.
East Highway-Oriented Planned Residential District (F- Vacant
Commercial PRD)
West High-Density Residential & Residential High Density(RH) & Private school, park
Government/Airport Government/Airport (S-GA)
Improvements and Utilities. Existing public utility mains for water, sanitary sewer, storm
sewer, and electric will provide services for proposed Lot 1. No extensions are being
required as part of this plat due to the outlot not being buildable under the designation.
The plat indicates that storm water management for each site will be reviewed at the time
of site plan review.
Sidewalks are not proposed in association with this plat, since a shared use path has, by
past practice, been allowed to meet this requirement. Accordingly, a shared use path will
extend the full frontage of South 16th Street as described above. In addition, a bike path
will be paved in the railroad right-of-way outside the bounds of the plat, as described
above. An additional section of bike path is to be built west, outside the bounds of the plat,
after Greenbriar Park construction is completed. The timing of that completion is addressed
in the Developer Agreement.
A Street Tree Plan is required for all new residential subdivisions. The Street Tree Plan
submitted by the applicant shows street trees to be planted along the entire South 16th
2
Street frontage of the plat. The identified tree species is Black maple, spaced at 40 foot
intervals, located 10 feet north of the pavement. This tree species are included on the
Department of Public Works list of approved tree species for the City. The placement and
spacing of trees, as described on the Street Tree Plan, is consistent with the requirements
of Section 23.402 of the Municipal Code.
Street lights are required in new subdivisions. The Ames Municipal Electric Utility has
identified two options for lighting of the South 16th Street roadway. Option #1 would place
9 new poles along the north side of the street. Option#2 would upgrade nine existing light
fixtures to meet minimum recommended lighting levels. Although subdivision regulations
require that street lights be installed at the subdivider's expense, the City has a past
practice of not consistently requiring the subdivider to pay for the cost of street lights on
arterial streets outside the perimeter of the plat. A waiver of the requirement for the
installation of street lights at the subdivider's expense would be appropriate as the City
Council approves the proposed Preliminary Plat.
A developer agreement has been prepared defining the applicant's and the City's
respective responsibilities for installing public improvements. The agreement defines both
the timing of installation, and requirements for financial guarantees, as required under
Section 23.409 of the City Code.
Applicable law pertaining to this request is attached. Of particular significance to the City
Council's review of the Preliminary Plat, is the following:
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)(a)&(b):
(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.
3
i
(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 the 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 Section 23. 302(7)(a), (b) & (c):
(7) Effect of Approved Preliminary Plat:
(a) An approved Preliminary Plat authorizes the making or installation of any
required improvements shown on the Preliminary Plat after the Municipal
Engineerreviews and provides written approval ofconstruction plans, including
any appropriate profiles or cross sections, for improvement of public ways,
public infrastructure and public utilities.
(b) An approved Preliminary Plat shall be valid for one year from the date on which
the City Council approves the Preliminary Plat, by which time the Applicant
shall submit an Application for Final Plat Approval or the Preliminary Plat shall
become null and void unless the City Council has granted an extension of time
for the validity of the Preliminary Plat for a period not to exceed one additional
year beyond the expiration of the original one year period of validity. If the
approval period expires without an Application for Final Plat approval, nor an
extension, the Applicant shall be required to resubmit a Sketch Plan pursuant
to currently existing Regulations.
(c) The City Council may require that all public improvements described on the
approved Preliminary Plat for a Major Subdivision be installed and dedicated
prior to approval of the Final Plat. If the City Council does not require that all
public improvements be installed and dedicated prior to approval of the Final
Plat, the City Council shall require the Applicant to execute an Improvement
Agreement as set forth in Section 23.304 and provide security in the form of an
Improvement Guarantee as set forth in Section 23.409 of the Regulations.
Between the approval of the Preliminary Plat and submission of an Application
for Final Plat Approval of a Major Subdivision, the Applicant must either
complete all indicated improvements to the satisfaction of the City or enter into
an Improvement Agreement to do so.
Based upon an analysis of the proposed development, laws pertinent to the proposed
development, and conditions and improvements abutting and serving the plat, staff has
made the following findings:
1. The land included within the proposed subdivision is designated on the Land Use
4
Policy Plan Map and on the Zoning Map as "Residential High Density".
2. The applicant is proposing a redivision of existing Outlot A, Grand Aspen 2nd
Addition, that will divide said outlot into two lots. One of the lots is proposed to be
designated as an outlot with an identified use of "farming".
3. All lots within the proposed subdivision have the minimum amount of required
frontage. The minimum frontage requirement for the lots zoned as "RH" is 35 feet at
the street line and 50 feet at the building line.
4. The lot is designed to provide adequate buildable area within the minimum required
building setbacks.
5. Lot 1 will be served by public utility mains in the South 16t" Street right-of-way.
6. The City's Public Works Department has indicated that this site is adequately served
by utilities and infrastructure, and that the proposal will result in no adverse traffic
impacts once the street improvements described in the developer agreement have
been installed.
7. The proposed subdivision is designed to include street tree plantings which are in
compliance with the standards for residential subdivisions.
8. Floodplain: The FEMA FIRM map designates roughly two-thirds of the site as being
in Zone AE, otherwise known as the "100 yearfloodplain"or 1% annual chance flood.
A small sliver in the northwest corner is designated as "Floodway,"which is the area
which must be kept free of encroachment so that the 1% annual chance flood can be
carried without substantial increases in flood heights. Floodplain notations are
included on the plat.
9. City staff is requesting that the City Council grant a waiver of the requirement that the
subdivider pay the cost of installing street lights since the City has a past practice of
not consistently requiring subdividers to pay these costs.
Based upon the above facts and analysis, staff has concluded that the proposed
preliminary plat is consistent with the Land Use Policy Plan and the associated Land Use
Policy Plan Map designation of the site, provided that the conditions outlined the developer
agreement are approved. Staff is not aware of any other inconsistencies with the Land
Use Policy Plan, and concludes that Code of Iowa Chapter 354, Section 8 has been
satisfied. Staff further concludes that the proposed subdivision complies with all relevant
and applicable design and improvement standards of the Subdivision Regulations,to other
City ordinances and standards, and to the City's Land Use Policy Plan.
Recommendation of the Planning & Zoning Commission. At its meeting of May 20,
2009, with a vote of 5-0, the Planning and Zoning Commission recommended that the City
Council adopt Alternative #1.
5
ALTERNATIVES:
1. The City Council can approve the Preliminary Plat for Grand Aspen Subdivision 3rd
Addition, located at 917 South 16th Street, based upon the above findings and
conclusions, subject to: the granting of the street light waiver, approval and execution
of the development agreement, and the following conditions:
a. 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.
b. The final plat shall label the identified bike path along South 16th Street as a
"shared use path".
C. A notation to label the boundary of the "Floodway" shall be added to the final
plat.
d. The statement on the preliminary plat that "Outlot B's uses will be in
conformance with the RH zoning" shall not be shown on the final plat.
e. A perpetual negative easement shall be shown on the face of the final plat of
subdivision, with respect to the south line of the site such that there shall be
no access to South 16th Street from the site except for one 30-foot
intersecting driveway, located directly across from and aligned with Fountain
View Drive, to serve as access to Lot 1, and also that there shall be no
access along the easterly and westerly sides of Grand Avenue, except for a
driveway thirty feet (30) wide from the easterly and westerly sides 419.99
feet north of the south line of the Site.
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 revised Preliminary Plat for Grand Aspen 3rd Addition.
3. The City Council can approve the revised Preliminary Plat for Grand Aspen 3rd
Addition Subdivision 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 appli
cant provide a written
waiver of his rights to have this application processed within 30 days.
MANAGER'S RECOMMENDED ACTION:
After approval of the development agreement, no obstacles will remain for approval of this
preliminary plat. Therefore, it is the recommendation of the City Manager that the City
Council approve Alternative #1 above.
6
Attachment A
Applicable Laws:
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.
7
Ames Municipal Code Section 23.302(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 23, Subdivisions, Section 23.402, requires that trees be
planted within the right-of-way of all streets in subdivisions zoned residentially, in
accordance with the requirements of this Section.
Ames Municipal Code Chapter 23, Subdivisions, Section 23.405(3), requires that street
lights be installed at the subdivider's expense and according to the design and specification
standards approved by the City Council and after review and approval by the Ames
Municipal Utility. The electric distribution system for the street light system shall also be
installed underground.
Ames Municipal Code Chapter 29, Zoning, Section 29.704, includes standards for the
Residential High Density (RH) zone.
8
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) 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.
9
P jf � � Ftl TF
{ - '
Subject i, l
Site
( 1 X1 t
j
IC
�� ..
i
f i
L -' F
- -j
. ......_. ........ ......... ......... .. . .... ........ ......... ........ ....... .. ........ ......... ..__._ .____ ... .._.. __. ....
Location NIap
Grand Aspen 3rd Add. Prelim Plat
AN
10
DRAWING FILENAME
K:\1pmA5000NS032-06AN331 2OD9 Prelim P1at\DRAWINGS\Pm11mInary PIaLO
PLOT S7YLE TADIE LAYER MNGR NAME LAYOUT NAME
FOXGra 5cale.ctb I I I OF 2 2 T
a ma i12! -- PEN.,
I
N m
In
y a a MAY 1 4 Z00
j N'J ; R'o 7 = N y Z
' F� � � ' > � '7•� `� �nr
3 g o z d w g $ o [ QI 1 I OF�'114���, !�Y`d�
p 3 N ¢ t7 lo' 9 tr^t%3.1� 1/'k'rpn PLANNING
.yyf9 IeAl1a�{}n`�',�/I 1rry1�y{ (1►,
°O 3 G OPT 'V'1 I Ib.r FE Yl ill• 1 IM�N� ( \4 \\ ~•/�i,'t�` / a[•Wrjly
= c,to y c
0
.2 238a
, '
G O N
c Y c 3 _�•_..__ _ k �p1Af
�.NOgRY
67
ff
t"
In
ET R CREEKS E DR. �:
�, __ I:
a
a m—< 3 D•4 a J 11
z n ° `_� --. �.— - -—- ��''\ 1 l/ • ill I�N�Ilih�llll. . . .
3 a I m:�", II ` • I _ _ I'I i .)'���� ` .J//.�.�' lljjj'I IWX
"{� I'I 1" '
v D 7i
tal
al
a gdur m =,L,rr,ir
jnll I . ' .II!'jj 11� .1 \•
j I I`IIIk(I( III III( I l(\ J
.I I• WII I'I h ./ )Il)
ao oWI'I.IIIII y // .�.� . JIKI
� m H ;M �`• l..r�,� � g/ 1 � I�^`,f i� � � W � % ��i� � �// I ( �, ro.e.l l
mm
Alf
II m.ii i' rl I Amrn�S
z z 1-,;,a40 ,�.�:�__��. - �--:�+J I' �;,o r.o I .�1� �� -.�' ` • :1 t � �\ /
5 °nh fir'/ \1 1111'111� .1 I+ �. /�l(
III I l L: \: '" ' ' :I. '`�`` \i\5`,� • )Ili' i'iiiilll'll: : :
f%ftiil julj�j. :I I It: : : -�'��. : : )� .✓ : o
n g f%'�1 m'\�;��—=��ll/d11111r/. � .i►a z .I' �' .t(/ f `� g ',r `til �,'
IT
yy�_ �r:'m_� '�•
5 �m <s /
to f1�o � i 'I u / 1
r �jj°
_ L � ( FUTURE GRAND AVENUE EXTENS. 1y.12[:SM4st d� C
�� 1,. i
N00•33-08'K 650. — . i';I �"'S' -e . �/ 11
Z -
tn -'
frt�.f..,sc�
FI
L^ to I°I°I :.:r. i �' L :. --
rD m v ., ,.1> , :IL's;n, ,� ~t:r— � S 1' 1. �n1;� ..f� !i. A ov���,: •.i/
l7 z I :: Y !'r: c.l r<. `r-. \ J. 0191
j', I �: 11: ..> �I:^ ��.i (>T• ' lggq_,,!"'\Y.7, t4^�_IatP CI•CAL Cpgl
'i.I
n
z m I
Z �s 1. .\ . `
n O : � y :fi
Ian
1 r \
�• to�., .111 �• . .� � �.r � =_�___-=�-`-_�=�, � ��T:1•
sa'
((.
o �� , �9� n ��D -_�,.. _ _I I : 1. ���IG . . . . . . . . . .
W o 1 _
D 3 c v m a A"S J, .I'.I'r(Kt, --"a .J O O to n to O `e �n
h-• o n a R a - 3: ..,ty., l__ ,n ee I ,\' .\l/�r //: m fn 707 D to n m 3
CD
H '`•� c =F Z '.i rt�l 1 �; M ,``,-- 4 1`r ,;l 1 'd'//\. j 8 z z O A m
3Gn g rm y 1.\� r \ m z
O , v l
m
.,::.... -.. �r. .. c.1.
� � p,�1 (yA p,�p11 7PO n
O 91.1 �9 �� N\ V S st0=O N3pXV' N OC N OxZ U OZO
o d 5 � `x, t !L I if a i ��Ijf a 1z,
o NV1 r,
W A u�SSys h; A I /� -` /(`(1 , \p pm �p m ,�ViI O 9,,,, W`t-,r}~�;_ W��m Wl�f}~,;mI W`AN>�
Nz �CV, I - Illy: I / ,\ `\\i tON N D VI yg� O � W�VD �y'•,�rMv
° gnv : �'--__ �_ IIII�; s �ru, -,� ll).. .m % r3�G1 551 �atb,r}Yz ou,6zm tng8
3 3 ° v t / i I II F• Ioo={n¢ too O oo�"m- gY
nF Z am a 1 : 4`� _J IIIII �/ \1 (/�(I ,c v o = 0�8Z0 0 c�0m o �g
ca gc,� 1i " .0 111 - u' t l l "t.,. r ¢ to o va r� vCI � F
ems.
..t
I l •'7 �yt .y..
t ¢ / 0
f
In
... ,.r, ',•. �:„r..:. 'ate � — � -- o
O
z
krk 999 N
y4 yt
c FOX Engineering Associates,Inc. DACE REVISION BY Dare
PRELIMINARY PLAT DESIGWRD: SLR
O = b A RE PLAT OF OUTL.OT A c/1�/ 1601 Golden Aspen Drive,Suite 103
Y '� GRAND ASPEN SUBDIVISION
SOUTH 16 HNSTREET TION /'L//� Phone:(515)233-0000 ORAwN: SRs
N AMES,IOWA engineering FAX: (515)233-0103 cLAST UPDATE:05/14/0
DRAWING FILENAME
K:I m 5000 5032-06A 331 2009 PmIlm PIat\DRAWINGS\PmI1mInary Plat.dw
PLOT STYLE TABLE I LAYER MNGR NAME I LAYOUT NAME
FoxGra Scale.ctb I 1 2 OF 2 2
'=I' omi --11 c In 3 m
e .140
s r,0-( ° � J_
�. ' rJ
144.49'
O N ,..,ti.. .:. \
_f d3 �} T 2 I I I
n�y 00
r I
/G 17 I N BQo r 'C.- ..3 VI YQqa o :,
.o i-
\�
R
gg o CDh:: I _.-._. Y
,(7 n O S - IA
D ry rn (_L, Cl1
U �•fJ,... I l 11. 7
e < C 1, - I
CC7 I I //
�i >>v m O ? l _ D
� � O0OR
--I IZ � I � � II
T ig 0 P
d I \`
_
0024'59iW b0.00'
_
n g9 c 11 I'��T l�r P.��t\ — — — N
1 h"-
I mo
a m d m .�
a d ►+� � e I ,4 a{ I w „ �n M ,M
8 A cv rn c� o (AM 71 I'TI c) fi i -I /
JCp �D .l CD
z n fl
m r C„ -..I> n A,V) O \ r >
m \ nvxz 0Q rlo2c O \ Icn�
a Z 3 ` 01 3m 0ooz �� \ u 2 • 4
o 0 g r1 I ' t.,In C? , -n in r-<� \\ -t
T t{ Lncnmc O., m�� , 1 3TT CID
(j r z z El
O o o
C I, . Z00 coo
CD O O
- C-1 ro m o r I -I
ITI� n r O V) Zr
- NZo 00 J� 7r - _ I i�
II Z 0) O M. —>7 -tr (A1 i I F171
9 g as r 2 Z (11 F--L r I I fil U)
OD
I I III •
m o r i l l . W I I iIi
W a 1 �I'p m �_ rt - I
my1 - ,
op
L
Lu
I �)
ILA w
< O III w11 QZgQg -�-
G N IIII ;,t , �iY �� //'����:-� _`�:`^� ��_ <� C�I I 1-•L O fi O �I .
Mrn m
Z •
:_•.. fR_- =J//Ii�/JiI'�I/lII�II II.II Ir rI�__//�_l;--- �\\\\\\\�\�\ I\t11,11\II1111r 11.1 y , I 4II I rY 1
�V)
C) O rZ Z W I
\
/
'� _ �= - �����•-'=.Ir � w�,L� I'lil�l�ll(1) 1 I I .E I
o g Iw .I
rq � �iEn q•gass, qql`�
LID J e �oO N i Cr, D.O .
fJ1 I
CJl Z i
Ir m t Fri c., ;C:•.
Cn
CD
CD T S I iU /\\
V
-- --11-- ' _. ---,..,-�• ,
;.00 *00 'r,C):,W I �— t , I I 0�•�t,,.,,v.
FUTURE GRAND AVENUE EXTENS N
/.
1• !u / IIII ..1v :ELF)
- r' N00 '33'08"W 650.26'
n-r',. \ CTt
chi)b q \ u I -
/ice TI C7 R C7 CO' \ ( Tjy _7
- I
u. DATE REVISION BY DATE
N g PRELIMINARY PLAT FOX Engineering Associates,Inc.
A REPLAT OF OUTLOT A c �/ 1601 Golden Aspen Drive,Suite 103 DESIGNED: SLR
0 a GRAND ASPEN SUBDIVISION THIRD ADDITION /��/\ Ames,Iowa 50010 DRAWN: sas
P z 919 SOUTH 16TH STREET Phone:(515)233-0000
N P AMES,IOWA engineering FAX: (515)233-0103 KID'
LAST UPDATE:05/14/0