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Home My WebLink AboutDAKOTA RIDGE PUD SECOND FILING PRELIMINARY - 60 91H - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSr ITEM NO. 5 MEETING DATE 5/24/93 STAFF Ted Shepard 6gi City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Dakota Ridge P.U.D., Second Filing, Preliminary, #60-91H APPLICANT: CDL Development Company c/o Jim Sell Design 117 East Mountain Avenue Fort Collins, CO 80524 OWNER: CDL Development Company c/o Chuck Betters 375 East Horsetooth Road Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request for Preliminary P.U.D. for 156 single family lots on 47.20 acres. The site is located within the Pine Cone Overall Development Plan, north of Horsetooth Road, and east of the New Fort Collins High School. The zoning is R-P, Planned Residential. RECOMMENDATION: Approval With Conditions EXECUTIVE SUMMARY: Dakota Ridge Second Filing conforms to the Pine Cone Overall Development Plan and satisfies the All Development Criteria of the L.D.G.S. The project scores 75% on the Residential Uses Point Chart. The number of lots complying with the siting specifications of the Solar Orientation Ordinance exceeds the required minimum. There are extensions of two bicycle/pedestrian paths that are specified on the Pine Cone O.D.P. Two conditions of approval relate to fencing and landscaping. One condition of approval pertains to a pending rezoning of a small portion of the C.S.U. Agronomy Farm. The project is feasible from a traffic engineering standpoint. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT MEMNON ALL DEVELOPMENT: NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION is me criterion 00,IC06109 Will me criterion ne so0she,31 If no, please explain Yes No NEIGHBORHOOD COMPATABILITY 1. Social Compatibility ✓ ;_;, ✓ 2. Neighborhood Character ✓ ' "'' ✓ 3. Land Use Conflicts ✓ ✓ 4. Adverse Traffic Impact ,� s ✓ PLANS AND POLICIES 5. Comprehensive Plan LA✓" PUBLIC FACILITIES & SAFETY 6. Street Capacity 514rs cov'�pR =ar l 7. Utility Capacity ✓ ✓ a«¢ V l n1 av�. 8. Design Standards / 'e, ✓ 9. Emergency Access � ✓ 10 Security Lighting ✓ 11 Water Hazards ,/ ✓ RESOURCE PROTECTION 17 iotitst4';IrrIut1ItwutI ✓ .wi _ 13. Significant Vegetation ✓ 14. Wildlife Habitat ✓ 15. Historical Landmark 16. Mineral Deposit r/ 17. Eco-Sensitive Areas ✓ '' 18. Agricultural Lands ✓ _ ENVIRONMENTAL STANDARDS 19. Air Quality ✓ ' ' ✓ 20. Water Quality ✓ 21. Noise ✓ / 22. Glare & Heat 23. Vibrations ✓ 24. Exterior Lighting ✓ " i 25. Sewage & Wastes ✓ SITE DESIGN 26, Community Organization ✓ / 27. Site Organization r / 28. Natural Features 29. Energy Conservation ✓ ✓ " ✓ ' A."N. 30. Privacy ✓ a= ✓ 31. Open Space Arrangement ✓ ✓ 32. Building Height ✓ €" ✓ 33. Vehicular Movement ✓ / 34. Vehicular Design X,'='' ✓ 35. Parking ✓ �: 36. Active Recreational Areas ✓ 37. Private Outdoor Areas ✓ �`i 38. Pedestrian Convenience 39. Pedestrian Conflicts ✓ a / 40. Landscaping/Open Areas ✓ r„ ;' / 41. Landscaping/Buildings 42. Landscoping/Screening ✓ ' 43. Public Access ✓ / 44. Signs WINE -12- DA, V-cr TA '?-LfJG e A 1 ACTIVITY DEFINITION: Residential Uses All residential uses. Uses would include single family attached dwellings, townhomes, duplexes, mobile homes, and multiple family dwellings; group homes; boarding and rooming houses; fraternity and sorority houses; nursing homes; public and private schools; public and non-profit quasi -public rec- reational uses as a principal use; uses providing meeting places and places for public assembly with incidental office space; and child care centers. CRTERIAEach of the following applicable criteria must be answered "yes" and implemented within the develop- ment plan. Yes No 1. On a gross acreage basis, is the average residential density in the project at least three (3) dwelling units per acre ;calculated for residential portion of the site only)? ❑ 2. DOES THE PROJECT EARN THE MINIMUM PERCENTAGE POINTS AS CALCULATED ON THE FOLLOWING "DENSITY CHART" FOR THE PROPOSED DENSITY OF THE RESI- DENTIAL PROJECT? THE REQUIRED EARNED CREDIT FOR A RESIDENTIAL PROJECT ❑ ❑ SHALL BE BASED ON THE FOLLOWING: 30-40 PERCENTAGE POINTS = 3-4 DWELLING UNITS/ACRE; .�- 40-50 PERCENTAGE POINTS = 4-5 DWELLING UNITS/ACRE; 50-60 PERCENTAGE POINTS = 5-6 DWELLING UNITS/ACRE; 60-70 PERCENTAGE POINTS = 6-7 DWELLING UNITS/ACRE; 70-80 PERCENTAGE POINTS = 7-8 DWELLING UNITS/ACRE; 80-90 PERCENTAGE POINTS = 8-9 DWELLING UNITS/ACRE; 90-100 PERCENTAGE POINTS = 9-10 DWELLING UNITS/ACRE; 100 OR MORE PERCENTAGE POINTS = 10 OR MORE DWELLING UNITS/ACRE. -29- DAKoTA PAbC,E- DENSITY CHART Earned Maximum If All Dwelling Units Are Within: Credit Criterion Credit a 20% 2000 feet of on existing a approved neighborhood shopping center. f�O b 10% 650 feet of on existing transit stop. C 10% 4000 feet ofon existing or approved regional shopping center. d 20% 35W feet of on existing or reserved neighborhood park community porkor community fociliry. C;zO W e 10% 1000feet of a school, meeting oil the requirements of the compulsory education laws Of the state of Col«ado. It 0 f 20% 3000 feet of a major employment center. eq0 9 5% 100o feet of a child corecenter. J h 2046 'Nodh'Fortcarins. 20% The Central Business D&Ict. A project whose boundary Is canilg,,Atoexisting urban development Credo may beearned as follows 0%—For projects whose properlybourdoryhosofo to%configuity 10 tot5%—For prolectswhosa property boundary has 10 to ZO%contlguiN, . 30% 15to 20%—� �Foor project whose propeM boundary has20ta30%contiguity: 20toQ6%�F6rpa� who prhose operty boundary rty haws 40 ro 50% contiguity; iuty 25 ro 9�0%�F k Ifflconbe demonstrated thatthe prajectwillreduce non renewableenergy useage either throughthe OPPICOo onofalternativeersefgy through committed energy conservation measures beyond that normally required by City Code. a5% bonus may be earned systemsor fa every 5%reduction in energy use. j Calculate 01% bonus for every 50 acres included in the project. M Calculate the percentage of the total ocres in the project that are devoted to recreational use. enter W of that percentage as a bonus. Ilthe applicant commits to preventng permanent offsoe open space that meet the Cov's minimum requirement. calculate the percentage to the total development acreage. enter this percentage m a bonus in of this open space acreage M part of the total development budget is to be spent on neighborhood public transit factiitieswhich are not otherwise required by City Code- 0 entet 2%bonus for every$100 per dwelling unit Invested If part of the total development budget isto be spent m neighborhood facilities and services which are not otherwise required by City Code. P enter q 1%bons for every$100 Per dwelling unit invested. UD If a commitment is being made 10 develop a specified percentage of the total number of dwalhng units far low income fomilies. enter mat 30%. Q percentage as a bonus up to a maximum of UD Z M a commitment is being made to develop a speciflea percentage of the total number of dwelling unit for Type'A'and Type Whandicopped defined by the City of Fort Collins calculate the bonus as follows housing os O r nit Type'A'— 5Mmes Type uoo-i-- n CID 31'unite B' es unit Type'-1.0 tim73 In noose shill the combined bonus be greater than 30%. M Me site or adjacent property contains an historic buildingor Place, a bonus may be earned for the following: 3% — For preventing or mifigahng outside influences(e.g.environmental. land use.aesthefic.ecoramicanO social factors)adverse to its s preservation: 3% — For assunngthat new structureswill be inkeeong with the character of the building or place. whilea+niding total unit MOIWIII lead to its continuance. preservation and improvement in on 3% — For proposing odoptive use of the bolding or Pace opproprdtemdnnef. 11 P portion or all of the required parking in the mulhple family project is provided underground. within me boichri non elevated parking a bonus maybe earned as follows: structure man accessary use to the pnmarystructure, t 9% — Forproviding 75% a moreof the podang mastructure: 6% — Fa providing 50-74% ofthe parking in 0 struclure: 3% — For providing 25-49% of Me parking in a structure. U ttacommoment Is being mode to provide approved outamolic fire extinguishing systems for the dwelling units enter a bonus of 100 3 TOTAL SCHOOL PROJECTIONS PROPOSAL: DAKOTA RIDGE PUD DESCRIPTION: 156 single family homes on 47.2 acres DENSITY: 3.30 du/acre General Population 156 (units) x 3.5 (persons/unit) = 546 School Age Population Elementary - 156 (units) x .450 (pupils/unit) = 70.2 Junior High - 156 (units) x .210 (pupils/unit) = 32.76 Senior High - 156 (units) x .185 (pupils/unit) = 28.86 Design Affected Schools Capacity Enrollment LintonElementary 568 484 Blevins Junior High 900 820 Rocky Mounain Senior High 1300 1315 1 D Sri,,, April 5, 1993 Planning and Zoning Board Members Planning Department City of Fort Collins RE: Dakota Ridge PUD, 2nd Phase Planning Objectives Dear Board Members: This is the second phase of Dakota Ridge PUD, located in southeast Fort Collins on the east side of Timberline Road approximately one - quarter mile north of Horsetooth Road, adjacent to Stone Ridge 2nd Phase and Dakota Ridge 1st Phase. The proposed development has 156 lots on 47.20 acres (gross area) for a density of 3.28 dwelling units per acre. Access & Circulation The major circulation within the development is an extension of exist- ing Red Mountain Drive, which gives primary access to Dakota Ridge 2nd Phase from Timberline Road; there is a secondary loop which connects with Willow Creek Drive in Stone Ridge 2nd Filing on the south and, via Willow Creek, Horsetooth Road. The circulation system was designed to facilitate drainage of the unusu- ally -flat site and deliver stormwater to the detention pond in the south- east corner of the property. Land Use The lots in Dakota Ridge 2nd Phase are single-family residential of approximately 9,900 square feet. The target market is entry-level homebuyers. There is a f 2.4-acre detention pond in the southeast comer of the property within a tract of approximately 3.5 acres, as per prior agreement, by the City of Fort Collins. 117E Ave' 80524 Fortc >84-'92' Planning & Zoning Board .,.April 5, 1993 . Page Two 'Solar Orientation The proposed .development meets the requirements of the solar ordinance — there are . J08 lots out of 156 meeting the ordinance criteria, for 69.2 % percent compliance. This level of compliance reflects a layout designed for a higher -than -minimum numberof solar lots, since, because of pre-existing conditions, the next filing of Dakota Ridge cannot meet the minimum percentage. Land Use Policies Land -use policies achieved by the proposed development include: • Policy 12 -- density of at least 3 dwelling units per acre. • Policy 22 -- contiguous to existing development. • Policy 46 -- energy conservation through site planning (solar orientation). Policy 79 -- low -density residential development having access to approved neighborhood center (northeast corner of Horsetooth and Tlmberline); access to major employment centers (several light industrial and business uses in the immediate vicinity); within walking distance to planned elementary school and neighbor- hood park (northwest corner of Red Mountain Drive and 111- low Creek Drive); and, in which. a collector street provides - primary access (Red Mountain and Willow Creek Drives). :` .. Thank you for your consideration, and we look forward to your comments. Sincerely, JIM SELL DESIGN va �f n• t m Dakota Ridge PUD - Second Filing - Preliminary, #60-91H May 24, 1993 P & Z Meeting Page 2 COMMENTS 1. Background• The surrounding zoning and land uses are as follows: N: Not Zoned, C.S.U. Agronomy Farm S: r-1-p, r-p; Single Family (Dakota Ridge 1st, and Stone Ridge) E: Not Zoned, C.S.U. Agronomy Farm W: r-p; Single Family (Dakota Ridge 1st) This P.U.D. is part of a larger parcel of land that was annexed into the City as Timberline Second Annexation in 1979. The following projects have been approved by the Planning and Zoning Board within the square mile section: 1. Pine Cone Overall Development Plan - April 27, 1992 2. New Fort Collins High School - April 27, 1992 3. Dakota Ridge P.U.D., 1st Filing - July 27, 1992 4. Stone Ridge P.U.D., 1st Filing - July 27, 1992 5. Pine Cone Apartments P.U.D. - January 25, 1993 6. Stone Ridge P.U.D., 2nd Filing - April 26, 1993 . 2. Land Use• A. Overall Development Plan Dakota Ridge 2nd Filing is described by Parcels H, M, and N on the Pine Cone Overall Development Plan. These parcels are designated as "Low Density Residential". Since Dakota Ridge 2nd"Filing is a single family residential project, it is in conformance with the O.D.P. - - - B. variable Criteria Dakota Ridge is a request for 156 single family lots on 47.20 acres which results in a gross density of 3.30 dwelling units per acre. This density satisfies the requirement that residential density within P.U.D.'s be at least three dwelling units per acre. The project scores 75% on the Residential Uses Point Chart of the Land Development Guidance System. Points were awarded for proximity to the following: Neighborhood Shopping Center (Parcel A, Pine Cone O.D.P.) Neighborhood Park (Parcel C, Pine Cone O.D.P.) Public School (New F.C.H.S.) Major Employment (N.C.R., P.R.P.A., Horsetooth Business Park) Child Care Center (Pine Cone O.D.P.) Dakota Ridge PUD - Second Filing - Preliminary, #60-91H May 24, 1993 P & Z Meeting Page 3 The score of 75% justifies the proposed gross density of 3.30 dwelling units per acre. 3. Neighborhood Compatibility: A neighborhood information meeting was held on January 29, 1992 to discuss the entire Pine Cone O.D.P. The placing of low density residential in this area of the O.D.P. was considered acceptable. The consensus of citizen input was that the neighborhood park and the athletic fields would act as a sufficient separation from the intensity of the new high school. As a single family project, the proposed P.U.D. is considered compatible with the surrounding area. 4. Design: As with Dakota Ridge 1st Filing, Red Mountain Drive will continue to be classified as a local street with a detached sidewalk up to the intersection with Vermont Drive. Within the parkway strip, street trees will be planted in a formal row fashion. This design will allow for a consistent streetscape up to a logical break point. Staff is concerned about fencing guidelines and restrictions along the southerly portion of the P.U.D. adjacent to the bike path and detention pond. Fencing in this area should be limited to a solid height of four feet to not "wall off" the path and open space. Staff recommends the following condition be added to the Preliminary P.U.D.: At the time of submittal for Final P.U.D., fencing design details shall be indicated on the P.U.D. These details -shall include a four foot solid fence height limitation. Any height over four feet shall be of an open design as specified on the plans. Staff is concerned that the Final P.U.D. indicate street trees along Red Mountain Drive where the sidewalk is detached from the curb and recommends the following condition be added to the Preliminary P.U.D.: At the time of submittal for Final P.U.D., the landscape plan shall indicate a continuation of the street trees along Red Mountain Drive where the sidewalk is detached from the curb. Dakota Ridge PUD - Second Filing - Preliminary, #60-91H May 24, 1993 P & Z Meeting Page 4 5. Solar Orientation: Of the total of 156 lots, 108 comply with the siting requirements of the Solar Orientation Ordinance. This represents 69% and thus exceeds the required 65%. 6. Transportation: There are two offstreet bicycle/pedestrian paths that are designed to create opportunities for non -vehicular access to the Neighborhood Shopping Center, New F.C.H.S., and the City Park. A. There will be a continuation of the eight foot wide, detached, offstreet path along Creekstone Drive. This path is designed to connect the intersection of Caribou Drive and Horsetooth Road with the Neighborhood Park via Stone Ridge P.U.D., and Dakota Ridge P.U.D. B. There will also be an eight foot wide, offstreet path behind Lots 1 through 17 and the stormwater detention pond. This path will have two connections to the local street system. The path will connect the eastern fringe of the P.U.D. with a path that parallels Red Mountain Drive and ties into the High School Campus and Neighborhood Shopping Center. (There will also be an unimproved connection to Stone Ridge P.U.D. via a stormwater easement.) Single family development on Parcels H (portion)), M, and N of the Pine Cone O.D.P. were evaluated for traffic impacts based on the analysis submitted and accepted for Pine Cone Farm. In the Site -- - - Access Study (Delich, 1992) for Pine Cone Farm, these parcels were anticipated to contain 179 dwelling units. Dakota Ridge 2nd Filing indicates only 156 units. Therefore, the proposed number of dwelling units have been appropriately factored into the traffic analysis that was reviewed and evaluated by the Transportation Department during the deliberation for Pine Cone O.D.P. Based on the proposed density, Dakota Ridge 2nd Filing is feasible from a traffic engineering standpoint. 7. Land Trade and Rezoning: In order to "square off" the northern property line, the developer has entered into a land trade with the State Board of Agriculture to gain a rectangular strip of property from the Agronomy Farm. In exchange, the developer will give up a triangular parcel of land for the benefit of the Agronomy Farm. The use of a strip of the Agronomy Farm requires a rezoning from T. Transitional to r-p, Dakota Ridge PUD - Second Filing - Preliminary, #60-91H May 24, 1993 P & Z Meeting Page 5 Planned Residential in order to allow single family home development. Since these actions are pending, the following condition is recommended: By the time of consideration for Final P.U.D., the pending rezoning of a portion of the C.S.U. Agronomy Farm shall have been passed on second reading by City Council. RECOMMENDATION: Staff finds that the request for Dakota Ridge Second Filing Preliminary P.U.D. satisfies the All Development Criteria of the L.D.G.S. and scores 75% on the Residential Uses Point Chart. The P.U.D. conforms with the Overall Development Plan and is compatible with existing and proposed surrounding development. Staff, therefore, recommends approval of Dakota Ridge Second Filing Preliminary P.U.D., #60-91H, subject to the following conditions: 1. At the time of submittal for Final P.U.D., fencing design details shall be indicated on the P.U.D. These details shall include a four foot solid height limitation. Any height over four feet shall be of an open design as specified on the plans. 2. At the time of submittal for Final P.U.D., the landscape plan shall indicate a continuation of the street trees along Red Mountain Drive where the sidewalk is detached from the curb. 3. By the time of consideration for Final P.U.D., the pending annexation of a portion of the C.S.U. Agronomy Farm shall have been passed on second reading by City Council. D1±\:(0l /�v:i 1 Diet:m:j Ws RED 'M�_OL)N DRivE r� FUTURE PHASE STONE RIDGE P.U.D. 1520 IDG FI S 1510 47 \ \ ,•\ '• _,/', MONARCH/ 48 asp \\' 150p Cj 2 T. s' nm 149 69 \ P\ 45* 1{B 63 ° y� 62 O 50 \ i 153 ro I w E -154 � 747 510 0 51 440 1 O \' 0 64 1 1 156 155 146 .1 Al O 52 1 11 '- ••• 145 85 O 60 0 ` 'I 420 O 5 \ iNl LLB 4{ 77 J 1` 143p 76 se O O 54 1 41 P IIOt 1 1 1420 76 079 O 067 580 i EXIST. O 400 IO 2 1r 75 68 , 55 ; O j ' 3 141 0 4.80 -�j 0 p 7 570 i 394 4 PCD i e:1400 OB1 740 69 4 y QT, n1a 569` /� • , I 4 13" O 82 73 O 70 0 \\ i \ 93 \1 380 5 1 71 '.:1J i O 1' 37 0 1 0 6 13" Q 83 72 O 94 1 I "; AM 92 36p 1 i.l 095 'I 0 7 j 137 O 84 85 86 97 BB 91 89 90 O 96 35 O p 8 1 ;', 'r O 97 j 34 Q 1', 136Q 1 127 126 O 9 112 110 Q 98 33 Q 1 135 O p010 ., �. 125¢ p1131 1090 0 99 1 320 13{Q Q 129 1 p11 1 124p O 114 ! 1oe4 p 10o 31 p 13P O 130 1 j 12 1 0 \\ O 137 ' 0 1230 0 115 f17 107Q p 101 1 1 30 0 O 3 \ 0132 \ 122 Q 116 106Q O 102 29 0 0 �y1 i j Q74 121 p 117 d 1050 103, 1 28 Q DET ION 615 -.. 120 119 O nb cc 27 u [Ty I 16 r�Ef]rem m9]. 17 18 1 19 120 121 1 22 123 1 24 \ 25 UNDEVELOPED EXIST. W e emm]e ] . 26 PROJECT NOTES •emE eiar ]. OH eALe1NeR Ml MO YRm qw R.w.0 eueene. �Ir r4e. o.++n+ro ou]er� o e�]e Pro wXu f. nu ].Irx enau.�] a o� cm o afer OWNER'S CERTIFICATION / .w.M1m. ...mna eesnnu O PLANNING 3 ZONING APPROVAL PROJECT STATISTICS �ep]ryl ! C fylff era ru aws rr ]erwr feeaPr .ve .vs w rawwe soon a1s]ma aw fsew ws] ns ereu]o sf]seser fore ar w nr]w.ms w4ee w fai fYel CA1 e'1¢ W.YI eM M. ror ]we.e 4W w rauw ww erro4me e oseo �m ryas ro � � �.. erwre a. Esau Erav eo]s r a Xarorxeo cs eaM1.a]e. Xrn euu� a rr afeeen Xor Sue ew a Re'CNeleirr6M W1.IpYl.Y�R 1.LeeY W]ee ]. �I•Q IM iYa. • evlN qWl fpwLf uem uM1-OIMR talM YY+ cote, 6C1e C4brt YO PV.0 r. Iran Ewa ua. w n4®a ]®.veeru. nea no Deal+. sas vuuc °erneioe� ms ro r�u+nn art oerraa raw..;]e. mXom woo .s1 PLANT NOTES ..�s.o ovume aewus.e )r sEI ..me.e f +�q.•� a .e..w rorw arse WEI, C aw�mw �� e...o.+ M1YTI. MGeO �lX1r VI. � w.nc'.an eu¢rae- r.u. v. ]ro nuee env a...w.w.e..se..m..c.e pr.euee m C m a.e..wo...e �..e�.r.. Fri VICINITY MAP SOLAR ORIENTATION wwee o. �me ia..n eoi.e oow.rz. ee IA2RM! P �Onl R[•w eQY 06wI1a2 a9if Q PHASE 2 weep s PRELIMINARY BITE At eeeP � LANDSCAPE PLAN P,✓ � f� e. F F VIrINIYY MAP DIES. ' SITE. 'sib• I,-_ w.. '.\ ....-^--_^� 1FOAI DESCRPTION IAM IIK AI[MWM uumw LEGEND 9r NtM1A mM ADMINISTRATIVE O D r CHANGE 6-15-92 PINECONE PUD OVERALL OEVEI.OPAIEM PLAN a u e ,C/IIVI _rw w w LEGAL DESCRIPTION - Dakota Ridge P.U.D., Phase 2 A tract of land situated in the Southeast Quarter of Section 29, Township 7 North, Range 68 West of the Sixth Principal Meridian, City of Fort Collins, County of Larimer, State of Colorado, said tract being more particularly described as follows: Considering the South line of the Southwest Quarter of said Section 29 as bearing South 89132'37" East and with all bearings contained herein relative thereto; commencing at the Southwest Quarter of said Section 29 and continuing South 89032'37" East along the South line of Section 29 a distance of 2266.40 feet; thence North 00013'23" East, 1328.61 feet; thence South 89028'58" East, 195.94 feet to the True Point of Beginning; Thence containing South 89°28'53" East, 1472.86 feet; thence North 00007'30" West, 1276.94 feet; thence North 89°25'19" West, 1295.90 feet; thence South 58055'22" West, 412.87 feet; thence South 31 °04'38" East, 21.94 feet; thence South 58°55'22" West, 135.26 feet; thence South 38°38'14" East, 99.78 feet; thence along a non -tangent curve to the left having a central angle of 09156'46", a radius of 527.00 feet, and a long chord which bears South 46023'23" West, 91.37 feet; thence along a curve to the right having a central angle of 85°33'20", a radius of 15.00 feet, a long chord which bears South 84011'40" West 20.37 feet; thence South 36058'20" West, 54.00 feet; thence along a non -tangent curve to the right having a central angle of 85033'20" a radius of 15.00 feet and a long chord which bears South 10015'00" East, 20.37 feet; thence along a curve to the left having a central angle of 07119'41", a radius of 527.00 feet and a long chord which bears South 28°51'50" West, 67.36 feet; thence South 25109'58" West, 87.11 feet; thence South 68019'40" East, 54.00 feet; thence along a non -tangent curve to the left having a central angle of 94113'57", a radius of 15.00 feet and a long chord which bears South 28052'39" East, 20.93 feet; thence South 72034'00" East, 159.33 feet; thence along a curve to the right having a central angle of 28148'09", a radius of 267.00 feet, and a long chord which bears South 58009'52" East, 132.81 feet; thence South 43045'48" East, 178.04 feet; thence South 46014'12" West, 130.42 feet; thence South 11046'28" East, 260.00 feet to the True Point of Beginning. Said tract contains 47.17 acres more or less. LEGAL\DAKOTA-748.000 (03-29-931