LARIMER COUNTY PLANNING COMMISSION

 Minutes of March 21, 2018

 

The Larimer County Planning Commission met in a regular session on Wednesday, March 21, 2018, at 6:30 p.m. in the Hearing Room.  Commissioners’ Caraway, Christman, Cox, Gerrard, Jensen, Lucas, Miller and Wallace were present.  Commissioner Dougherty presided as Chairman.  Also present were Terry Gilbert, Community Development Director, Matt Lafferty, Principle Planner, Rob Helmick, Senior Planner, Michael Whitley, Planner II, Clint Jones, Engineering Department, Lea Schneider, Health Department, and Jill Wilson, Recording Secretary. 

 

The Planning Commission went on a site visit to Stove Prairie Event Center Special Review, OCON Estates Conservation Development and Twisted Saddle Estates Conservation Development.

 

COMMENTS BY THE PUBLIC REGARDING THE COUNTY LAND USE CODE: 

None.

 

COMMENTS BY THE PUBLIC REGARDING OTHER RELEVANT LAND USE MATTERS NOT ON THE AGENDA:  

None.

 

APPROVAL OF THE MINUTES FOR THE FEBRUARY 21, 2018 MEETING:   MOTION by Commissioner Cox to approve the minutes, seconded by Commissioner Miller.  This received unanimous voice approval.

 

AMENDMENTS TO THE AGENDA:

Mr. Lafferty asked that Item #5, 2018 Transpiration Capital Expansion Fees, be moved to the consent agenda.  MOTION by Commissioner Jensen to move Item #5 to the consent agenda, seconded by Commissioner Miller.  This received unanimous voice approval.

 

MOTION by Commissioner Jensen to move Item #3 Twisted Saddle Estates Conservation Development off of the consent agenda due to the neighborhood concern, seconded by Commissioner Wallace.  This received unanimous voice approval.

 

REMOVED ITEM:

Mr. Lafferty stated that Anderson 1st Subdivision Sewer Line Location and Extent, file #18-ZONE2329, was removed from the agenda.

 

CONSENT ITEMS:

 

ITEM #1 OCON ESTATES CONSERVATION DEVELOPMENT #16-LAND3565:   Mr. Helmick provided background information on the request for a Conservation Development to subdivide 41 acres into 3, two acre building lots, one with an existing home (farmstead) and a 34.81 acre residual lot with a two acre building envelope for an existing home  The property was located at 32 Curtis Lake Lane on the northwest corner of CR 19 and Curtis Lake Lane, North of La Porte.

 

 

 

DISCUSSION:

Commissioner Cox moved that the Planning Commission adopt the following Resolution:

 

BE IT RESOLVED that the Planning Commission recommends to the Board of County Commissioners approval of the OCON Estates Conservation Development, file #16-LAND3565, for the property described on “Exhibit A” to the minutes, subject to the following conditions:

 

1.   The Final Plat shall be consistent with the approved preliminary plan and with the information contained in the OCON Estates Conservation Development File # 16-LAND3565, except as modified by the conditions of approval or agreement of the County and applicant.  The applicant shall be subject to all other verbal or written representations and commitments of record for the OCON Estates Conservation Development.

 

2.   The following fees shall be collected at building permit issuance for new single family dwellings:  Poudre school fee, Larimer County fees for County and Regional Transportation Capital Expansion, Larimer County Regional Park Fees (in lieu of dedication) and drainage fees.  The fee amount that is current at the time of building permit application shall apply. 

 

3.   Fire Requirements all new residential structure must be fire sprinklered.

 

4.   All habitable structures will require an engineered foundation system. Such engineered foundation system designs shall be based upon a site specific soils investigation.  The lowest habitable floor level (basement) shall not be less than 3 feet from the seasonal high water table.  Mechanical methods proposed to reduce the ground water level, unless it is a response after construction, must be proposed on a development wide basis.

 

5.   Passive radon mitigation measures shall be included in construction of residential structures on these lots.  The results of a radon detection test conducted in new dwellings once the structure is enclosed but prior to issuance of a certificate of occupancy shall be submitted to the Building Department.  As an alternative, a builder may present a prepaid receipt from a radon tester which specifies that a test will be done within 30 days.  A permanent certificate of occupancy can be issued when the prepaid receipt is submitted.

 

6.   The access easement for Lot 3 shall be located entirely out of dedicated ROW.

 

7.   The applicant shall provide proof of participation in any road maintenance association for Curtis Lake Lane and add the new lots to that association. 

 

Commissioner Miller seconded the Motion.

 

Commissioners’ Caraway, Christman, Cox, Gerrard, Jensen, Lucas, Miller, Wallace and Chairman Dougherty voted in favor of the Motion.

 

 

MOTION PASSED:  9 -0

 

 

 

ITEM #2 LUKEN SUBDIVISION #17-LAND3593:   Mr. Helmick provided background information on the request for a Subdivision of 10.5 acres into three lots, which was located at 4809 County Road 40; north of Timnath, west of County Road 5.  The lots would be 2.3, 2.6 and 4.4 acres.  There was one residence on the lot, which would be located on one of the new lots. The request also included appeals to the connectivity standard and to allow a private road, Sections 8.14.1.M & 8.14.1.R. Larimer County Land Use Code.

 

DISCUSSION:

Commissioner Cox moved that the Planning Commission adopt the following Resolution:

 

BE IT RESOLVED that the Planning Commission recommends to the Board of County Commissioners approval of the Luken Subdivision and appeals to Sections 8.14.1.M and 8.14.1.R of the Larimer County Land Use Code, file #17-LAND3593, for the property described on “Exhibit B” to the minutes, subject to the following conditions:

 

1.   The Final Plat shall be consistent with the approved preliminary plan and with the information contained in the Luken Subdivision File # 17-LAND3593, except as modified by the conditions of approval or agreement of the County and applicant.  The applicant shall be subject to all other verbal or written representations and commitments of record for the Luken Subdivision File # 17-LAND3593.

 

2.   The following fees shall be collected at building permit issuance for new single family dwellings:  Poudre School District school fee, Larimer County fees for County and Regional Transportation Capital Expansion, Larimer County Regional Park Fees (in lieu of dedication) and drainage fees.  The fee amount that is current at the time of building permit application shall apply.

 

3.   Fire Requirements – Residential Fire Sprinklers will be required in all new residential structures and the fire access shall meet the requirements of the Poudre Fire Authority.

 

4.   All habitable structures will require an engineered foundation system. Such engineered foundation system designs shall be based upon a site specific soils investigation.  The lowest habitable floor level (basement) shall not be less than 3 feet from the seasonal high water table.  Mechanical methods proposed to reduce the ground water level, unless it is a response after construction, must be proposed on a development wide basis.

 

 

 

 

 

 

 

 

5.   Passive radon mitigation measures shall be included in construction of residential structures on these lots.  The results of a radon detection test conducted in new dwellings once the structure is enclosed but prior to issuance of a certificate of occupancy shall be submitted to the Building Department.  As an alternative, a builder may present a prepaid receipt from a radon tester which specifies that a test will be done within 30 days.  A permanent certificate of occupancy can be issued when the prepaid receipt is submitted.

 

6.   Right of Way for CR 40 totaling 60 foot half width and an additional utility easement of 14 feet shall be dedicated on the plat. 

 

7.   Final service commitment from the Boxelder District must be provided at the Final Plat application.

 

8.   The applicant must satisfy the concerns of the State Engineer with respect to the Domestic well which may exist on the property.  Evidence of the resolution must be provided at Final Plat.

 

Commissioner Miller seconded the Motion.

 

Commissioners’ Caraway, Christman, Cox, Gerrard, Jensen, Lucas, Miller, Wallace and Chairman Dougherty voted in favor of the Motion.

 

MOTION PASSED:  9 -0

 

 

ITEM #5 2018 TRANSPORTATION CAPITAL EXPANSION FEE #18-CODE0227:   Ms. Mallette provided background information on the request for updates to the Larimer County Transporation Capital Expansion Fees.  The update simplified the fee calculation and the benefit districts.  She stated that the Planning Commission and Board of County Commissioners had two worksessions that discussed the proposed transportation capital expansion fee update.  The update to the expansion fees included: 

·  Three categories of non-residential impact fees – industrial, commercial and office.

·  Tiered expansion fees for residential uses tied to the size of the residence and the amount of finished square footage.  

 

Commissioner Jensen thanked Ms. Mallette for her work on the proposal.

 

DISCUSSION:

Commissioner Cox moved that the Planning Commission adopt the following Resolution:

 

BE IT RESOLVED that the Planning Commission recommends to the Board of County Commissioners approval of the 2018 Transportation Capital Expansion Fee update.

 

Commissioner Lucas seconded the Motion.

 

Commissioner Gerrard recused himself from the vote.

 

 

Commissioners’ Caraway, Christman, Cox, Jensen, Lucas, Miller, Wallace and Chairman Dougherty voted in favor of the Motion.

 

MOTION PASSED:  8 -0

 

ITEMS:

 

ITEM #4 STOVE PRAIRIE RANCH EVENTS CENTER SPECIAL REVIEW #16-ZONE2020:   Mr. Whitley provided background information on the request for a Special Review for a Community Hall in the O - Open Zoning District at 9451 Old Flowers Road, Bellvue, which was located approximately 0.3 miles west of the intersection of Stove Prairie Road and Old Flowers Road.  The applicant was requesting approval for a wedding events center that would hold up to 90 events per year.  Up to 22 events would accommodate a maximum of 200 guests and staff on-site and up to 68 events would have a maximum of 50 guests and staff on-site. An existing indoor stable area of approximately 2,950 square feet would be remodeled to house restroom facilities and a catering prep area including a utility sink.  Events would be held outdoor, primarily on the grounds surrounding the existing horse arena.  The applicant’s project description anticipated most events to be held from June to mid-October.  Winter events would be held if weather and road conditions allowed. The hours of operation were described as being from 7 am to 11:30 pm.

 

He explained that four paved handicapped parking spaces would be provided near the existing arena.  Eighty six parking spaces are proposed to be provided northeast of the existing arena within an area enclosed by an existing split rail fence.  Because Old Flowers Road was not paved, the drive aisles, parking spaces and maneuvering areas were not required to be paved but must be an all-weather surface.  The applicant was appealing the surface requirement to allow the area to remain a native grass access and parking surface instead of an all-weather surface per Section 8.6.3.C of the Larimer County Land Use Code.

 

He noted that neighborhood comments received expressed concerns with lights from vehicles and the proposed hours. 

 

Commissioner Christman asked if the appeal included the handicap spaces.

 

Mr. Whitley replied no.

 

Commissioner Caraway asked about the all-weather surface.

 

Clint Jones, Engineering Department, described an all-weather surface as a gravel or road base material that allowed the water to permeate.  He stated that it would also help to keep dust down.

 

Bob Mayer, ranch manager for Stove Prairie Ranches, stated that they wanted to maintain the grass and felt that they could maintain it.  He stated that having road base did not go with how they wanted their ranch to look.

 

Commissioner Caraway wondered if keeping it as native grass could become a problem.

 

 

 

Mr. Mayer replied that it was anticipated that there would only be one event per week with up to 50 cars.  He admitted that there would be areas that would need to be fixed but they would rather do that.

 

Commissioner Caraway reinterred that the request for the appeal was mostly due to aesthetics. 

 

Mr. Mayer replied yes.

 

PUBLIC TESTIMONY:

Chris Steadman, stated the appeal would set a precedence for Old Flowers Road.  It was a public road that did not have a right of way beyond the edge of the dirt road.  With the proposal a deed of dedication was required to add 35 feet each way of the centerline of Old Flowers Road with the exception of historic buildings.  He wondered if the deed of dedication would be required for the applicant’s parcel east of the proposed site.

 

Commissioner Jensen asked how many turn-outs were proposed.

 

Mr. Jones replied that additional turn outs from Stove Prairie Road to the site would be required.

 

Karen Steadman, stated that she used to work at the site.  She asked if the arena would be required to be fire sprinklered as the website for the events center was advertising indoor events.

 

Mr. Whitley stated that the stable area attached to the barn would be the only indoor area used which would have bathrooms and a catering prep area.  The applicant decided not to use the indoor arena due to the requirement to sprinkle the building.

 

Ms. Steadman stated that the applicants were using a temporary sign on an adjacent property to advertise the event center.  She stated that a permanent sign should be required and permission from the other property owner should be obtained.

 

Glen Jacobsen, stated that the website had been in use for the last 18 months, which had been updated.  He stated that there was not an intention to use the indoor arena due to the fire sprinkler requirements. 

 

Commissioner Jensen asked who improved the road to the property.

 

Mr. Jacobsen stated that they did try to maintain the road within their property or leading to the property as well as they could.

 

Commissioner Dougherty clarified that there were no plans to hold events within the indoor arena.

 

Mr. Jacobsen replied yes.  Events would be held outside with or without tents.  The only indoor facilities that would be used would be for the bathroom and food prep.

 

Commissioner Dougherty asked if signs would be posted for the weddings.

 

Mr. Jacobsen replied yes and with permission, signs would be posted on a neighbor’s property.

 

Commissioner Dougherty brought up the appeal to having the all-weather surface material, and the concerns associated with approving that appeal.  He mentioned people trying to walk on the ground without having a solid surface.

 

Mr. Jacobsen stated that it was solid ground that was kept well-manicured.  He felt that it would create an eyesore on a pristine property.  In addition, it was also an economic impact.  He reiterated that there would only be 19 events per year, and there were seasonal limitations to when the property would be used.  He suggested monitoring the site for a certain time period to see if the site could exist without the surface before requiring paving.  He stated that there was an all-weather surface around the buildings that could be used during smaller events and explained that the first section of open pasture would be the main parking area with the other pasture section used for overflow.  He also mentioned that they would try to utilize buses and shuttles for their guests, which would decrease the number of vehicles using the site. 

 

DISCUSSION:

Commissioner Caraway asked if the requirement for an all-weather surface could be replaced with monitoring. 

 

Mr. Jones stated that it was something that would have to be examined.

 

Mr. Lafferty stated that it could become a debate between the county and the applicant as to whether it was working or not.

 

Commissioner Cox reminded the commission that the approval would run with the property.

 

Commissioner Jensen stated that it was reasonable to require an all-weather surface. 

 

Commissioner Lucas stated that the reasoning behind appealing the standard needed to be more than just because of aesthetic purposes. 

 

Commissioner Dougherty asked if a reason to require paving was also to benefit emergency vehicles.

 

Mr. Whitley stated that the fire department stated that they did not have an issue with the appeal.

 

Commissioner Cox moved that the Planning Commission adopt the following Resolution:

 

BE IT RESOLVED that the Planning Commission recommends to the Board of County Commissioners approval of the Stove Prairie Ranch Events Center Special Review, file #16-ZONE2020, for the property described on “Exhibit C” to the minutes, subject to the following conditions:

 

1.   This Special Review approval shall automatically expire without a public hearing if the use is not commenced within three years of the date of approval.

 

2.   The Site shall be developed consistent with the approved plan and with the information contained in the Stove Prairie Ranch Event Center Special Review, File#16-ZONE2020 except as modified by the conditions of approval or agreement of the County and applicant.  The applicant shall be subject to all other verbal or written representations and commitments of record for the Stove Prairie Ranch Event Center Special Review.

 

3.   Failure to comply with any conditions of the Special Review (Special Exception) approval may result in reconsideration of the use and possible revocation of the approval by the Board of Commissioners.

 

4.   This application is approved without the requirement for a Development Agreement.

 

5.   In the event the applicant fails to comply with any conditions of approval or otherwise fails to use the property consistent with the approved Special Review, applicant agrees that in addition to all other remedies available to County, County may withhold building permits, issue a written notice to applicant to appear and show cause why the Special Review approval should not be revoked, and/or bring a court action for enforcement of the terms of the Special Review.  All remedies are cumulative and the County’s election to use one shall not preclude use of another.  In the event County must retain legal counsel and/or pursue a court action to enforce the terms of this Special Review approval, applicant agrees to pay all expenses incurred by County including, but not limited to, reasonable attorney’s fees.

 

6.   County may conduct periodic inspections to the property and reviews of the status of the Special Review as appropriate to monitor and enforce the terms of the Special Review approval.

 

7.   The Findings and Resolution shall be a servitude running with the Property.  Those owners of the Property or any portion of the Property who obtain title subsequent to the date of recording of the Findings and Resolution, their heirs, successors, assigns or transferees, and persons holding under applicants shall comply with the terms and conditions of the Special Review approval.

 

Commissioner Miller seconded the Motion.

 

Commissioner Wallace went over the review criteria for Special Review applications.  She also stated that she felt that the property was a great place for a wedding event center.

 

Commissioner Caraway agreed.

 

Commissioner Jensen also agreed.

 

Commissioners’ Caraway, Christman, Cox, Gerrard, Jensen, Lucas, Miller, Wallace and Chairman Dougherty voted in favor of the Motion.

 

MOTION PASSED:  9 -0

 

 

 

 

 

 

Commissioner Cox moved that the Planning Commission adopt the following Resolution:

 

BE IT RESOLVED that the Planning Commission recommends to the Board of County Commissioners denial of the Stove Prairie Ranch Events Center Special Review appeal to Section 8.6.3.C of the Larimer County Land Use Code, file #16-ZONE2020.

 

Commissioner Lucas seconded the Motion.

 

Commissioner Miller stated that he did not understand a recommendation for denial when previous comments from commissioners stated that it was a beautiful site appropriate for weddings.  The applicant’s had proven that they took care of the property, and they had the ability to maintain the pasture as it was.  He stated that he was in favor of not requiring the all-weather surface.

 

Commissioner Jensen stated that the appeal was not consistent with the Code, and it would not be a good idea to approve the appeal.

 

Commissioner Caraway stated that he was sympathetic to the appeal but due to the information presented by staff, the standard should be applied.

 

Commissioner Wallace also sympathized but felt that it would be impossible to maintain the area with the amount of events that would be held over a period of time now and in the future. 

 

Commissioner Christman suggested the front pasture be an all-weather surface but the back pasture not be improved.

 

Commissioner Jensen felt that Commissioner Christman’s suggestion could be a great compromise.

 

Commissioner Dougherty reiterated that the approval would allow for up tot 90 events per year and felt that it would be hard to keep the area maintained.  He also felt that it would be more difficult for emergency vehicles to access the area.

 

Commissioners’ Caraway, Cox, Gerrard, Jensen, Lucas, Wallace and Chairman Dougherty voted in favor of the Motion.

 

Commissioners’ Christman and Miller voted against the Motion.

 

MOTION PASSED:  7-2

 

 

 

 

 

 

 

 

 

 

ITEM #3 TWISTED SADDLE ESTATES CONSERVATION DEVELOPMENT #16-LAND3582:   Mr. Whitley provided background information on the request for Preliminary and Final Plat of a Conservation Development to divide a 30.18-acre parcel into one single-family residential lot with a building envelope and one residual lot with a residential building envelope.  The property was located at 820 E. Douglas Road, Fort Collins, which was north of Douglas Road approximately 1,000 feet west of the intersection of  Douglas Road and County Road 13.  The request also included appeals to Sections 8.14.1.H (Lot Depth to Width Ratio) and 8.14.1.R (Connectivity) of the Land Use Code

 

Mr. Whitley explained that the 15 acres outside the residential building envelope would be restricted from further development, and that the new residential lot also had a building envelope.  He stated that the wetland was delineated in 2000 when there was an application on the site to divide it into 50 lots.  A new delineation was not required with the new proposal.  The new proposal did identify the wetland and the 100-foot wetland buffer.  He explained that the purpose of the residential building envelope on the new lot was to not allow buildings within 100 feet of the wetland area.  He stated that the irrigation ditch was within an easement, and the irrigation company, Larimer County Canal, did not respond with comment on the proposal.  He also explained that setbacks did not apply to irrigation ditches.  He discussed the ability to divide the proposed Lot 1 but explained that it would be difficult due to the lot being on a septic system and having to meet the setback from the wetland area.  He mentioned that if sewer was brought to the lot, then it could open up the discussion for further division within Lot 1.  He added that the residual lot could be used as open space, etc. but no buildings would be allowed, and it could not be divided.  He stated that the barn on the property could not be used for a commercial facility.  He pointed out that the proposed lot was not inconsistent with properties in the area.  Mr. Whitley also explained the notification process to surrounding property owners.

 

Commissioner Caraway asked if the 15 acre residual lot was permanently undevelopable.

 

Mr. Whitley replied permanently and perpetually.

 

Brandon Montross, applicant, stated that Mr. Whitley addressed the issues.  He did state that he did post the sign on the property.

 

PUBLIC TESTIMONY:

Joe Waldron, resident adjacent to the proposal, stated that there had been complaints regarding the proposal and was opposed.  He stated that there was confusing information in the application materials submitted.  He felt that there should be a 100-foot setback from the waterway (the ditch).  He also stated that there was historical knowledge of the wetland being larger then what was depicted on the plat.  He wondered what further development could occur within the residual lot.  He did not feel that the new, proposed lot was in character with the area.    He was also concerned with the new buildings that had been erected on the other lot as they were afraid it could be for commercial use.  It was also concerning that there was no communication or response from the ditch company and should be pursued before the proposal could be approved.  He felt that the subdivision was unnecessary.

 

Commissioner Miller asked about notice he received.

 

 

 

Mr. Waldron stated that he did not receive notice of the meeting.  There was no neighborhood meeting. 

 

Karl Swensen, owned the adjacent property to northeast corner, which was conservation property.  He stated that the proposal was consistent with the area and was supported by the neighbors to the north of the property.

 

Debra Sheman, lived on west side of property, wanted the applicant to be aware that they irrigated and were concerned with flooding on the new proposed lot. 

 

DISCUSSION:

Mr. Whitley explained the appeal to the Land Use Code regarding connectivity.  Since only one lot was being proposed and there would be shared access with the current lot, the department was in favor of the appeal.  He also spoke to the other appeal to the lot depth to width ratio. 

 

Commissioner Cox moved that the Planning Commission adopt the following Resolution:

 

BE IT RESOLVED that the Planning Commission recommends to the Board of County Commissioners approval of the Twisted Saddle Estates Conservation Development and appeals to Section 8.14.1.H and 8.14.1.R of the Larimer County Land Use Code, file #16-LAND3582, for the property described on “Exhibit D” to the minutes, subject to the following conditions:

 

  1. The Final Plat shall be consistent with the approved preliminary plan and with the information contained in the Twisted Saddle Estates Conservation Development, File #16-LAND3582 except as modified by the conditions of approval or agreement of the County and applicant.  The applicant shall be subject to all other verbal or written representations and commitments of record for the Twisted Saddle Estates Conservation Development.

 

  1. The following fees shall be collected at building permit issuance for new single family dwellings: Poudre R-1 school fee, Larimer County fees for County and Regional Transportation Capital Expansion and Larimer County Regional Park Fees (in lieu of dedication).  The fee amount that is current at the time of building permit application shall apply.

 

3.   A fire hydrant is required within 400 feet of any residential building as measured along an approved path of vehicle travel.  Due to the arterial designation of Douglas Road, the existing hydrant located on the south side of Douglas Road cannot be considered for water supply requirements and a hydrant shall be required for this development.  This deficiency can be mitigated with the installation of appropriate automatic sprinkler systems in future residential buildings.

 

4.   All habitable structures will require an engineered foundation system. Such engineered foundation system designs shall be based upon a site specific soils investigation.  The lowest habitable floor level (basement) shall not be less than 3 feet from the seasonal high water table.  Mechanical methods proposed to reduce the ground water level, unless it is a response after construction, must be proposed on a development wide basis.

 

5.   Passive radon mitigation measures shall be included in construction of residential structures on these lots.  The results of a radon detection test conducted in new dwellings once the structure is enclosed but prior to issuance of a certificate of occupancy shall be submitted to the Building Department.  As an alternative, a builder may present a prepaid receipt from a radon tester which specifies that a test will be done within 30 days.  A permanent certificate of occupancy can be issued when the prepaid receipt is submitted.

 

Commissioner Miller seconded the Motion.

 

Commissioners’ Caraway, Christman, Cox, Gerrard, Jensen, Lucas, Miller, Wallace and Chairman Dougherty voted in favor of the Motion.

 

MOTION PASSED:  9 -0

 

 

 

 

 

REPORT FROM STAFF:   Mr. Lafferty reminded the Commission of their upcoming meetings.  He also thanked Mr. Gilbert for his years of service with Larimer County.

 

Commissioner Dougherty also thanked Mr. Gilbert for his service.

ADJOURNMENT:   There being no further business, the hearing adjourned at 8:37p.m.

These minutes constitute the Resolution of the Larimer County Planning Commission for the recommendations contained herein which are hereby certified to the Larimer County Board of Commissioners.

 

 

_______________________________                      ______________________________

Sean Dougherty, Chairman                                         Mina Cox, Secretary

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

EXHIBIT A 

 

 

BEG AT NE COR OF 16-8-69; TH S 00 39'12" W 660.01 FT; TH N 89 42'14" W 2707.39 FT; TH N 00 48' 39" E 660.03 FT; S 89 41' 57" E 29.91 FT; S 89 42' 14" E 2675.66 FT TPOB (CONT 41.01 ACRES M/L) (PARCEL 27, BOETCHER FARM ESTATES LSM (20050083020))

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

EXHIBIT B

 

A tract of land situate in the NE1/4 of Section 34, Township 7 North, Range 68 West of the 6th P.M., Larimer County, Colorado, which considering the East line of the said NE l/4 as bearing North and South and with all bearings contained herein, relative thereto, is contained within the boundary lines which begin at a point on the North line of the said Northeast 1/4 which bears North 88 degrees 47 minutes West, 1079.05 feet from the Northeast comer of said Section 34, and run thence South 01 degrees 13 minutes West, 1047.26 feet to a point on the centerline of the Sand Dike Ditch; thence along said centerline North 38 degrees 00 minutes West, 52.60 feet, and again North 38 degrees 57 minutes West, 1317.13 feet to a point on the North line of the said NEI/4; thence South 88 degrees 47 minutes East 882.82 feet to the Point of Beginning.

Also known as Tract D of Exemption Plat recorded August 31, 1976 in Book 1719 at Page 4 63. County o f Larimer, State of Colorado.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

EXHIBIT C

 

 

 

S 1/2 OF NE 1/4 & N 1/2 OF SE 1/4 32-8-71; EX 2002095560

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

EXHIBIT D

 

PAR IN SE 24-8-69 BEG AT PT ON S LN BEAR N 89 3' W 1012.77 FT FROM SE COR, N 89 3' W 759.81 FT, N 0 36' E 1056.84 FT, S 59 17' 45" W 45.72 FT TO PT ON C/L WATER SUPPLY & STORAGE CO DITCH, TH ALG SD C/L N 18 25' W 277.79 FT, N 9 49' E 122.53 FT, N 32 43' E