HomeMy WebLinkAbout1415 Summit Application w-Site Plan Application Form Last Updated:August 19, 2020
Special Use Permit
Application Font,for a Proposed Use
in a Residential Zone
(This form must be filled out completely before your application will be accepted.)
1. Property Address for this Special Use Permit: 141 SIrmmit Ayepue
2. l (We) the undersigned, do hereby respectfully request the Ames Zoning Board of
Adjustment to grant a Special Use Permit for a proposed use in a "Residential Zone" to
allow Ames Waldorf Association to operate childcare(preschool), after-school, and summer
ro ramming, as Prairie Flower Children's Center
at the property address listed above.
3. Legal Description(attach, if lengthy): SECTION:05 TOWNSHIP:83 RANGE:24 E260'S104.1'
N236.V LOT 9 SE NW AMES
4. Property Owner: Ames Waldorf Association (effective 7/15/22)
Business:
Address: P.O. Box 387 Ames Iowa 50010
(Street) (City) (State) (zip)
Telephone: 515-817-3389 (Abigail Gundlach-Graham, Vice President of the Board)
(Home) (Business) (Fax)
5. Applicant: Ames Waldorf Association
Business:
Address: P.O. Box 387 Ames Iowa 50010
(Street) (City) (State) (zip)
Telephone: 515-292-4312
(Home) (Business) (Fax)
6. Contact Person: Abigail Gundlach-Graham
Business:
Address: 622 11th St Ames Iowa 50010
(Street) (City) (State) (zip)
Telephone: 515-817-3389
(Home) (Business) (Fax)
E-mail address: abi@prairieflowercc.org
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Application Form Last Updated:August 19,2020
This Special Use Permit will not be granted unless sufficient facts are presented with
the application, and at the Planning and Zoning Commission and Zoning Board of
Adjustment meetings to support a finding that all the general and specific standards
for granting a Special Use Permit have been met.
Obtaining this Special Use Permit does not absolve the applicant from obtaining all other
applicable permits, such as Building Permits, IDOT access permits, et cetera.
I(We) certify that I(we) have submitted all the required information to apply for a Special Use
Permit and that the information is factual
Signed by: Date: �v—
ju
iserty ner((s))
D Webb (AWA Board President)
gail Gundlach-Graham (AWA Board Vice President)
Print Name
(Note: No other signature may be substituted for the Property Owner's Signature.)
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Application Form Last Updated:August 19,2020
Special
Supporting In�formation fora Proposed Use
in a residential Zone
(This form must be filled out completely before your application will be accepted.)
The Zoning Board of Adjustment cannot approve a Special Use Permit unless all of the
"General Standards" and the "Residential Zone Standards"are met. In order to facilitate
review of this application for a Special Use Permit, the applicant must address each of the
"General Standards", set forth in Section 29.1503, and in addition, the "Residential Zone
Standards", set forth in Section 29.1503(4)(b)of the Zoning Ordinance.
(Note: The applicant's explanation of how the request meets each standard may be attached on
a separate sheet if sufficient space is not provided.)
1. General Standards. The Planning and Zoning Commission and the Zoning Board of
Adjustment shall review each application for the purpose of determining that each proposed
use meets the following "General Standards", set forth in 29.1503(4)(a), and in addition, shall
find adequate evidence that each use in its proposed location will:
(a) Be harmonious with and in accordance with the general principles and
proposals of the Land Use Policy Plan(LUPP).
Explain how the request meets this standard.
As a long-standing part of the Ames community,Prairie Flower intends to meet childcare
and nature education needs for residents,of Ames and nearby areas. Our programming and
property maintenance complement the Land Use Policy Plan's emphasis on environmental
considerations(Chapter 4). At Prairie Flower,children learn about Ames ecosystems and
environmentally friendly daily practices;the respect that they learn for nature contributes to
the Ames community's long-term commitment to appreciating and caring for our
environment. The property at 1415 Summit Avenue is specifically consistent with our
shared environmental goals because nearby residents can access the center not only by car,
but also by bus,foot,and bicycle.
Chapter 5 of the LUPP demonstrates the goals of the City of Ames to support active and
passive recreation in a variety of outdoor settings throughout the city. We especially note
our programming's alignment with the City's commitment to accessible greenspace. Prairie
Flower children will become familiar with the open space and woodlands of Brookside Park
and engage in low-impact use of woodlands in the vicinity of 1415 Summit Avenue. After
reviewing the LUPP,we're confident that this special use of the property aligns with its
principles,and does not seem to contradict the ways in which the City intends to use this
particular lot nor the larger green and wooded space around it.
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Application Form Last Updated:August 19,2020
(b) Be designed, constructed,operated and maintained so as to be harmonious
in appearance with the existing or intended character of the general vicinity
and that such use will not change the essential character of the area in which
it is proposed.
Explain how the request meets this standard.
Overall,we intend to maintain the general appearance of existing structures,aesthetically
consistent with neighboring residential structures. We will add an ADA-compliant ramp
that will affect the aesthetics of the property,but increase accessibility;we will maintain
both the ramp and landscaping near it to meet high accessibility and aesthetic standards.
Upgrading the driveway to a concrete surface and adding fencing will improve the tidiness
of the property,and the addition of a concrete sidewalk will positively impact both the
appearance of the property and the experience of neighborhood pedestrians.
(c) Not be hazardous or disturbing to existing or future uses in the same
general vicinity.
Explain how the request meets this standard.
No major changes are proposed to the existing structures at 1415 Summit Avenue;backyard
fencing and street-facing landscaping will improve the property's appearance while ensuring
that children are safe and do not create disturbances.The house has been inspected in the
course of the property purchase,and no structural hazards have been identified. The ADA-
compliant ramp that we intend to install will be removable for or by future owners of the
property.
(d) Be served adequately by essential public facilities and services such as
highways, streets, police, fire protection, drainage structure, refuse
disposal, water and sewage facilities, and/or schools.
Explain how the request meets this standard.
Prairie Flower Children's Center will establish appropriate waste,water,and sewage
services at 1415 Summit Avenue. We will comply with all fire codes related to the use of
this property,including installing smoke detectors,carbon monoxide alarms,and fire
extinguishers within the building. No undue burden to the current infrastructure that serves
this property is expected as a result of Prairie Flower's occupation of the building.
(e) Not create excessive additional requirements at public cost for public
facilities and services.
Explain how the request meets this standard.
No new facilities or services will be required.
(f) Not involve uses, activities, processes, materials, equipment or conditions
of operation that will be detrimental to any person, property or general
welfare by reason of excessive production of traffic,noise, smoke, fumes,
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Application Form Last Updated:August 19,2020
glare, or odors.
Explain how the request meets this standard.
No additional environmental hazards,smoke,fumes,glare,or odors are expected from the
use of 1415 Summit Avenue as Prairie Flower Children's Center. Indeed,as a nature-based
preschool,we are committed to the use of eco-friendly products and practices. Whenever
possible,we will use natural chemicals both indoors and outdoors,and use environmentally
friendly practices in the maintenance of the exterior of the property. We are likely to
introduce fewer yard maintenance sounds and fumes than many homes.
Children will be dropped off and picked up throughout the day;however,these times will
not overlap with nearby Ames High School high-traffic times,and will represent relatively
few cars(see point 2a below for elaboration). Moreover,as a member of the
neighborhood,Prairie Flower will modify our schedule and drop-off/pick-up procedure in
response to changes to Ames Community School District start and stop times.
(g) Be consistent with the intent and purpose of the Zone in which it is
proposed to locate such use.
Explain how the request meets this standard.
As a childcare center,Prairie Flower is an appropriate commercial entity in a residential
zone because it provides for resident families'needs.
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Application Form Last Updated:August 19,2020
2. Residential Zone Standards. The Zoning Board of Adjustment shall review each application
for the purpose of determining that each proposed use in a residential zone meets the
"Residential Zone Standards",set forth in 29.1503(4)(b),which are listed below,and shall find
adequate evidence that each use in its proposed location will:
(a) Not create excessively higher levels of traffic than the predominant pattern
in the area and not create additional traffic from the proposed use that would
change the street classification and such traffic shall not lower the level of
service at area intersections.
Explain how the request meets this standard.
The proposed preschool(childcare)programming at 1415 Summit Avenue will have a
maximum of 20 children in the morning and 20 children in the afternoon. Some of these
children will participate in both the morning and afternoon programs,so that the total
participant turnover during the day will be less. In addition,it has been historically
common for siblings to enroll in Prairie Flower programs together(e.g., four sibling pairs
were enrolled in Spring 2022), so the total number of vehicles involved in drop-off and
pick-up will likely be fewer than the total enrollment. The afterschool elementary-age
nature club is planned to enroll up to 10 children daily.
The area of Summit Avenue,Crescent Street,and Ridgewood Avenue currently sees traffic
from students driving to and from Ames High School. Prairie Flower's enrollment is very
low compared to Ames High's enrollment of 1,419(as of 2021),indicating that Prairie
Flower's operation at 1415 Summit Avenue will not create excessively higher levels of
traffic.
We will further decrease the impact of Prairie Flower's road traffic in two ways:schedule
our drop-off and pick-up times so that they do not overlap with Ames High starts and stop
times,and staggering children's arrival and departure times so that the number of vehicles
at 1415 Summit Avenue at any one time is limited.
Ames High School hours in the 2022-2023 academic year will be 8:30 am—3:35 pm.
While these hours are in effect at AHS,Prairie Flower programming will take place
between 7:50 am and 5:40 pm. Each program(morning preschool,afternoon preschool,and
after-school nature club)will have drop-off and pick-up cohorts representing 5 children
each(some of which will represent fewer vehicles due to sibling enrollment and our long-
standing practice of encouraging car-pooling).
Morning 1 7:50-7:57 am 11:00-11:07 am
Preschool 2 7:57-8:03 am 11:07-11:13 am
3 8:03-8:10 am 11:13-11:20 am
Afternoon 1 11:40-11:47 am 2:50-2:57 m
Preschool 2 11:47-11:53 am 2:57-3:03 pm
3 11:53-12:00 noon 3:03-3:10 prn
After-School 1 3:20-3:27 pm 5:20-5:27 prn
Nature Club 2 3:27-3:33 pm 5:27-5:33 pm
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Application Form Last Updated:August 19,2020
(b) Not create a noticeably different travel pattern than the predominant pattern
in the area. Special attention must be shown to deliveries or service trips in
a residential zone that are different than the normal to and from work travel
pattern in the residential area.
Explain how the request meets this standard.
As mentioned above(point 2a),the predominant travel pattern in the area is students going
to/from Ames High,so traffic to Prairie Flower will not be noticeably different from this,
and will happen in a staggered manner scheduled to avoid corresponding with AHS
traffic. The west side of Summit Avenue has street parking to allow parents to park briefly
for pick-up and drop-off,and judging by our own recent visits to the property on typical
weekdays,there is plenty of availability for such parking.
Moreover,Prairie Flower Children's Center does not receive any commercial food or
equipment deliveries,nor do we experience a significant volume of package deliveries
beyond that of a typical residential home through USPS or other residential delivery trucks.
(c) Not generate truck trips by trucks over 26,000 g.v.w. (gross vehicle weight)
to and from the site except for food delivery vehkies,waste collection
vehicles and moving vans.
Explain how the request meets this standard.
This is not anticipated in any way.
(d) Not have noticeably different and disruptive hours of operation.
Explain how the request meets this standard.
Hours of operation will be Monday-Friday 7:30 am-5:30 pm.These hours should be at a
time when many neighbors will be away at work.Board members or parents may meet
occasionally for evening or weekend meetings.
(e) Be sufficiently desirable for the entire community that the loss of
residential land is justifiable in relation to the benefit.
Explain how the request meets this standard.
Prairie Flower provides the community benefit by providing childcare,which is of great
need at the moment.
Over the past five years,Iowa has lost 33 percent of its child care businesses and the state is
short 350,000 child care slots for children younger than 12 years old.This childcare crisis
hurts families and costs Iowa close to a billion dollars each year in lost tax revenue and
employee absences.(httns://governor.iowa.,gov/basic-pane/confronting-iowa's-child-care-
crisis
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Application Form Last Updated:August 19,2020
If Prairie Flower is not granted a Special Use Permit to operate at 1415 Summit Avenue,we
are at risk of closing for the 2022-2023 school year. This would result in the loss of up to
20 current child care slots for Ames families.
However,our new location at this property will allow us to offer summer programming to
provide additional child care to the Ames community. At our previous location,we shared
Camp Canwita with Camp Fire Heart of Iowa; Prairie Flower operated in that space during
the school year,but Camp Fire operated in the space during the summer.
(flBe compatible in terms of structure placement, height, orientation, or scale
with the predominate building pattern in the area.
Explain how the request meets this standard.
No new or additional structures will be created.
(g) Be located on the lot with a greater setback or with landscape buffering to
minimize the impact of the use on adjacent property.
Explain how the request meets this standard.
We intend to install a fence as a barrier between the backyard and the neighbor's property to
the south,as well as between the backyard and the front yard. We will also use landscaping
features to minimize our effects on neighbors.
(h) Be consistent with all other applicable standards in the zone.
Explain how the request meets this;standard.
The only planned alterations to the outside of the structure are the addition of an ADA-
compliant ramp and the removal of the garage in order to create two side-by-side parking
spots.Current structures are consistent with the low density residential zoning of the
property.
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Application Form Last Updated:August 19,2020
Special Use Permit
Site Development Plan Checklist for a Proposed Use
in a Residential Zone
(This form must be filled out completely before your application will be accepted.)
The applicant shall provide seven (7) copies of a Site Development Plan, which includes
the information described below, as set forth in Section 29.1502 of the Zoning Ordinance.
Seven (7) copies of a Site Development Plan, drawn to scale on a sheet not to exceed 24" x
36", and one (1) reduced copy no larger than 11'xl7".
❑ The Site Development Plan must be prepared by a Civil Engineer, a Land Surveyor, a
Landscape Architect, or an Architect. The site plan must be certified as "substantially
correct" by a Professional Engineer, a Land Surveyor, a Landscape Architect, or an
Architect, licensed by the State of Iowa, showing the following information as of the date
of the application.
Note: With approval by City staff prior to submitting the Site Development Plan, it may be possible to
exclude some of the following items from the Site Development Plan. Please place a check mark in
the box in front of each item that is included as part of the application materials submitted for
approval.
1, Name(s) and address(es)of the applicant(s).
Name(s) and address(es)of the owner(s)of record of the property.
Name and address of the person or firm preparing the site plan.
Property address(es).
® Date of preparation.
U North Arrow.
i(Scale: The scale shall not be less than 1"=10', and no greater than 1"=60', unless an
/ alternate scale is approved by the Director of the Dept. of Planning and Housing.
® Legal Description.
Dimensions of the present lot and lot area, to the nearest tenth of a foot.
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Application Form Last Updated:August 19,2020
Size and location of all existing and proposed buildings, additions, structures and uses,
including:
U Setback distance to property lines.
Exact exterior dimensions of each building.
Location of entrances.
/Number of dwelling units.
0 Square footage of each type of use.
Zoning designation of the property.
YProposed use of the property in sufficient detail to determine code compliance.
❑ Existing and proposed location and size of sanitary sewer mains and service lines, or septic
tank and leaching field.
❑ Existing and proposed location and size of water mains, service lines and hydrants, and/or
water well.
❑ Existing and proposed location and size of electrical service (electrical riser diagram) and
the location of high pressure gas lines, high tension transmission lines, and telephone lines.
❑ Existing and proposed location and size of storm drainage facilities on the property and
adjacent to the property.
❑ Location, grade and dimensions of all existing paved surfaces and of all abutting streets.
Existing and proposed location and dimensions of parking areas, individual parking spaces
and drive aisles, driveways, curb cuts, easements and rights-of-way, walkways, transit
stops, bicycle parking areas, loading areas, dividers, curbs, islands, and other parking and
drive improvements.
If the project is located along U.S. Highway 69, access to U.S. 69 shall be reviewed by the
1.D.O.T. and a meeting shall be held that includes I.D.O.T. staff, the City traffic engineer,
other appropriate City staff, the developer, and the developer's plan preparer to agree on
access prior to the submittal of the site plan.
❑ Existing and proposed contours at 2-foot intervals, based on City datum, when an
application pertains to any new permanent detached building or structure (principal or
accessory).
❑ Location of existing and proposed outdoor trash and dumpster areas and methods for
1 screening such areas.
6� Location and type of all existing and proposed signs.
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Application Form Last Updated:August 19,2020
❑ Evidence that the proposed work or activity will comply with the Outdoor Lighting Code.
Specifically, the application shall include:
❑ Plans indicating the location on the premises, and the type of illuminating devices,
fixtures, lamps, supports, reflectors and other devices;
❑ A detailed description of the illuminating devices, fixtures, lamps, supports, reflectors,
and other devices. The description shall include manufacturer's catalog cuts and
drawings, including sections when requested; and
Photometric data, such as that furnished by manufacturers, showing the angle of cut off
or light emissions.
❑ Location of waterbodies, watercourses, swamps and flood-prone areas with delineated
channel encroachment lines, wetland boundary lines, 100-year flood plain boundary line,
and floodway boundary line.
❑ When an application is located in a flood-prone area include existing and proposed site
grades, contours and elevations, base flood elevation data, top-of-foundation elevations,
finished floor elevations, and any proposed watercourse relocation.
❑ When an application for development involves 0.5 acres, or more, of cumulative disturbed
area(s), a Sediment Erosion Control Plan shall be submitted. However, such a Plan may be
required for applications with disturbed land of less than 0.5 acres, if deemed necessary by
the Planning Director.
❑ Location of natural features including: existing trees, rock outcrops and landslide areas.
❑ Storm water management plan, including storm water calculations supporting the design.
Such plan shall show grades and/or elevations, direction of surface flow, detention and/or
retention areas, outlet control structures and devices.
❑ A landscape plan showing:
❑ The location of plants.
❑ A plant list that includes:
❑ The plant species;
❑ The quantity of each type of plant; and,
❑ The size of each plant at the time of planting.
❑ The location of fences and walls.
❑ Traffic impact studies, soil tests, utility capacity analysis, and other similar information if
deemed necessary by the Department of Planning and Housing to determine the feasibility
of the proposed development.
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Application Form Last Updated:August 19,2020
® Two (2)copies of architectural drawings of all new buildings or structures, or alterations, at a
scale not to exceed 1"=8', showing the following information:
13 Name(s)of the applicant(s)and the owner(s)of record;
® Legal description and street address of the property;
® Numerical scale and date;
El All exterior wall elevations, indicating floor heights, overall building height and
fenestration; and,
Building floor plans indicating existing and proposed usage, interior floor area and/or
patron floor area.
El For Village Residential projects, Suburban Residential projects, or Planned Residence
District projects that are to develop in phases, the applicant shall provide a phasing plan
indicating areas to be developed in each phase and the time frame for the development of
each phase.
® A note to be placed on all site plans to read as follows: "All construction materials,
dumpsters, detached trailers, or similar items are prohibited on public streets or within the
public right-of-way."
® Size of electrical service and one line drawing of the metering and electrical service.
El Number of meters at each location.
® Preferred voltage required for the building.
® Preferred location of the electrical service.
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Application Form Last Updated:August 19,2020
Special Use Permit
(Proposed Use in a Residential Zone)
Permission to Place a "Zoning Action Pending" Sign
on Private Property
(This form must be filled out completely before your application will be accepted.)
Section 29.1500(2)(d)(iii) of the Zoning Ordinance, requires that notice shall be posted by the
City on the subject property. One notice sign shall be posted for each property. Required
signs shall be posted along the perimeter of the subject property in locations that are highly
visible from adjacent public streets prior to the public hearing.
The owner of property at 1415 Summit Avenue hereby grants the City of Ames
permission to place "Zoning Action Pending"signs on the property for the purpose of informing
interested persons of the request for action by the City of Ames.
I understand that the signs will be placed on the property several days prior to action on the request by
the Planning and Zoning Commission or the City Council, and may remain on the property until the
request has been approved or denied by the City.
Signed by: ate: b ;)-�
�IropertiOwner
D Webb (AWA Board President)
Abigail Gundlach-Graham (AWA Board Vice President)
Print Name
(Note: No other signature may be substituted for the Property Owner's Signature)
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Application Form Lost Updated:August 19,2020
Adjoining Property Owner Statement
(Completion of this form by the applicant is optional.)
To Whom It May Concem:
We,the undersigned,own property adjoining 1415 Summit Avenue Ames, Iowa.
It is our understanding that Ames Waldorf Association has filed an
appeal with the Zoning Board of Adjustment to allow that nonprofit organization to operate childcare
(preschool),after-school and summer programming as Prairie Flower Children's Center
As adjoining property owners,we would have no objections to the issuance of this building
permit for the purposes stated above.
NAME ADDRESS DATE
'1
15
May 26, 2022
Directors and Supervisors:
I wish to support the fact the Prairie Flower Children's Center has been a very good neighbor
and throughout their existence at the Ames Campfire sight my family and I have had no
problems...in fact nothing but support.
1 own property behind their use area. Blue at one point advised me of the finding of a homeless
shelter on that property and close to their facility. She organized help to assist in clean up and
went further with the city of Ames and personally to cleanup the sight. We wanted the area
safe for children.
I have offered a pathway through the back yards to our house as an emergency evacuation of
children should such an event dictate.
We have had no problems and have appreciated the watchful eye in that area. Should you
have any further questions or requests please feel free to contact me:
Leo A. Milleman MD
leomilleman@gmail.com
HP.515 232 2210
Floorplan: 1415 Summit Avenue,Ames Iowa 50010
Source: Beacon Schneider
24.5
1-'1 s Fr
B
�0
30
14
1 s Fr
14.
VVD
4 x 6 24 sf
The ground floor has an eat-in kitchen,two bedrooms,a main/living room,and a full bath.
Prairie Flower programming will take place on this level.
Not shown in this floorplan are an unfinished basement with egress window and full bath, and a
converted attic.
June 27,2022
Ames Waldorf Association
P.O.Box 387
Ames, Iowa 50010
515-817-3389
awa-president@prairieflowercc.org
Zoning Board of Adjustment
Doom 214,City Hall
515 Clark Avenue
Ames,Iowa 50010
Dear Zoning Board of Adjustment,
Ames Waldorf Association, a non-profit 501(c)(3) organization,operates Prairie Flower ChildreWs
Center,which offers nature-based preschool(childcare),after-school,and summer programs. We
request a Special Use Permit to operate Prairie Flower at 1415 Summit Avenue. We intend to make
no structural changes to existing structures at this address,nor build additional structures beyond a
ramp required for ADA compliance. We have included a site plan with our application.
Prairie Flower has been a part of the Ames community for over 25 years. Most recently,the school
was located at Camp Canwita(2807 Duff Avenue)since 2011. Camp Fire Heart of Iowa,with whom
we have shared that land,notified us in April 2022 that a new Site Director will be developing year-
round programming at Camp Canwita,and plans"deferred maintenance";accordingly,the
organization will no longer lease Camp Canwita to Prairie Flower. We have therefore found a new
long-term location at 1415 Summit Avenue.
Our preschool children range in age from three to seven years old(primarily 3-5 years old); our after-
school programs enroll children 5-18 years old. We intend to operate between the hours of 7:30am
and 5:30pm,and to have no more than 20 children on site at a time. We follow Iowa Department of
Human Services ratio guidelines for child-teacher ratios,so two or three adults will also be onsite,
depending on the number of children enrolled for each program. Small meetings and parent
gatherings may take place on the evenings and weekends. In the context of an ongoing childcare
crisis in Iowa,Prairie Flower provides a valuable service to the Ames community. Please let us
know if we can answer any questions to assist you in the process of reviewing our Special Use
Permit application.
Sincerely,
The Ames Waldorf Association Board of Directors
Julia D Webb
Abigail Gundlach-Graham
Gretchen Schaefer
Tamsyn Jones
Staci Hemesath
Debra Kumar
SITE PLAN N
1415 Summit Avenue
Ames, IA 50010
Parcel ID : 05-34-450-170 „ ,
scale 1 =20
Lot area : 0. 15 Acres
Plot Size : 11"x17"
sidewalk �
Property line 122.2 \
--- ------ ---------- \m
\fence N
ORparking 30' 23' \
19' - \
fence fence_ EXISTING
_ a P \
Lr
N
\ P p rty line
Property line /
p Y 39 24 \ \
fence Kn \
fence � \
— —————————
-----
117.31
Property line
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WITH BEST QUALITY IN SHORT TIME