LARIMER COUNTY PLANNING COMMISSION

Minutes of July 18, 2012

 

The Larimer County Planning Commission met in a regular session on Wednesday, July 18, 2012, at 6:30 p.m. in the Hearing Room.  Commissioners’ Cox, Bohling, Dougherty, Gerrard, Jensen, Miller, Wallace, and Zitti were present.  Commissioner Glick presided as Chairman.  Also present were Matt Lafferty, Principle Planner, Rob Helmick, Senior Planner, Traci Shambo, Engineering Department, Clint Jones, Engineering Department, Martina Wilkinson, Engineering Department, Doug Ryan, Health Department and Jill Wilson, Recording Secretary. 

 

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 JUNE 20, 2012 MEETING:   MOTION by Commissioner Cox approve the minutes, seconded by Commissioner Dougherty.  This received unanimous voice approval.

 

AMENDMENTS TO THE AGENDA:

None.

 

ITEM:

 

ITEM #1  KECHTER FARM GENERAL DEVELOPMENT PLAN AND REZONING

  #11-S3063 & 11-Z1860 :   Mr. Helmick gave background information on the request for a 286 acre, 406 unit residential development in the Fossil Creek Reservoir Planning Area, which was located north of Fossil Creek Reservoir 0.5 miles south of Kechter Road, west of Ziegler and 0.5 miles east of Timberline Road.  The request also included rezoning the property from FA-1 GMA Overlay to Planned Development, appeals to the Larimer County Land Use code regarding certain dimensional and clustering development standards, and the timing allowed for GDP completion from 3 years to 20 years.  Mr. Helmick explained that the proposal was originally to be heard at the June 20, 2012 Planning Commission hearing but was tabled to resolve outstanding issues.  Since that tabling, the General Development Plan had been modified as such:  lots in the northern end of the development had been removed, the grand estate lots in the south had been removed, and additional lots had been added in the RMA area in the southern portion of the development.  He explained that the Fossil Lake Development Plan identified the area as a low density mixed use residential (LMN), Urban Estate, and Resource Management Area (RMA).  He stated that the Plan was to provide guidance for the area, and the Development Services Team believed the proposed plan adopted the principles of the Plan.  He mentioned that the applicant was also requesting that they be able to use the full density allowed in the RMA area of the property.  More specifically he explained that there was approximately 161 acres located in the RMA where 80 units could be developed based on density calculations in the Land Use Code.  He stated that 80 units were being proposed in the RMA area, and the applicants were requesting they be allowed a 72% by 28% Conservation Development since the grand estate lots were removed from southern portion of the parcel.  He remarked that the applicant originally asked for the timing of the GDP completion to be increased from 3 years to 20 years due to economic conditions, and a compromise was made between Staff and the applicant to allow 10

 

years.  The Development Services Team believed that the zoning and overall concept of the development was in line with the Fossil Creek Area Plan, and the appeals were reasonable to allow a consistent development plan in the area.  He noted that there had been some neighbor concerns regarding traffic issues. 

 

Commissioner Wallace confirmed that Tract A would have a development restriction.

 

Mr. Helmick replied yes, it would be perpetual.

 

Commissioner Zitti asked about the north lots that were removed.

 

Mr. Helmick stated that due to concerns from the Homestead Planned Unit Development to the north, five lots were removed and a buffer strip was added adjacent to the roadway. 

 

Commissioner Cox asked about extending the completion time to 10 years.

 

Mr. Helmick stated that given size and market conditions there would be significant infrastructure issues that would effect phasing.

 

Tom Dougherty, applicant, asked for a recommendation of approval.

 

Linda Ripley, Ripley & Associates, stated that significant and positive changes had occurred over the last month to the proposed plan.  She explained that the Kechter Family had owned and operated the 295 acre farm since 1903.  She noted that approximately 56% of the property was located in the RMA compared to 24% in Fossil Lake Ranch and 10% in Westchase, which created a significant loss of developable land for their property.  She stated that the proposed development would contain single family residential, commercial, a recreation facility, open space and trail system.  She stated that Trilby and Zephyr would be the major access corridors into the development, and the proposed residential development would have higher density in the north with lower density in the south.  She explained that at the north end of the development had been amended due to neighborhood concerns in the Homestead PUD.  Due to that, the plan was changed to incorporate a street that would run parallel to the north property line and instead of having 21 lots backing on and adjacent to the Homestead area now there would be only 2 lots directly adjacent.  She also pointed out that they were developing only three dwelling units per acre when they were allowed to do eight units per acre.  She noted that a fence and landscaping would also be erected on the property line to keep the public from the Homestead open space.  The area east of Trilby and north of Zephyr Road would have smaller lots, 50 feet x 119 feet, that would include zero lot line single family or single family attached.  The estate residential area would be south of the mixed use area located in the north and contain 123 estates lots.  She explained that the GDP in June proposed seven grand estate lots to the south by the peninsula.  The Natural Resource Departments of both the County and City opposed the lots and a compromise was made to not develop on the peninsula.  In return, the Natural Resources Departments would allow 80 estate lots to be developed on more than 20% of the land provided that they would be clustered at the northern edge of the RMA.  As a result, the proposed plan eliminated the grand estate lots and included 80 estate lots on 28% of the land.  She noted that a community open house was held in December 2010, and additional informal meetings had occurred with the neighbors of the Homestead PUD in the last month.  She reiterated that the applicant was requesting to develop on 28% instead of 20% since development was severely

 

restricted due to the large RMA.  They were also asking to appeal the minimum lot size requirements in order to preserve a logical density transition moving from north to south.  Lastly, they were asking that the timeframe to complete the final plat platting process be extended from 3 years to 10 years. 

 

Carolyn White, Land Use Attorney for the applicants, addressed how the proposal met the review criteria. 

 

Mike Sollenberger, applicant, stated that the proposed plan was a wonderful compromise and hoped for a recommendation of approval to the Board of County Commissioners.

 

PUBLIC TESTIMONY:

Lindsay Ex, City of Fort Collins Environmental Planner, recognized and appreciated staff efforts.  Since June and the amendments of the proposed plan, the City felt that the proposal did meet the intent of the Fossil Creek Reservoir Area Plan, Land Use Code and Intergovernmental Agreement.  She stated that the City would have preferred for the proposed plan meet the 20% development standard but the compromise did meet the intent, and the City supported the project moving forward. 

 

Commissioner Miller asked why the plan was better than the plan proposed in June.

 

Ms. Ex stated that the intent of the Fossil Creek Reservoir Area Plan and the Resource Management Area (RMA) was to have a continuous buffer zone for the wildlife habitat along with aesthetic views, etc.  With the previous proposed plan, the seven grand estate lots on the peninsula fragmented the habitat, and the land was not proposed to be placed in a conservation easement or protected.  The clustering to the north met the intent of the standard, and the City strongly supported the permanent protection of the land. 

 

Jim Ringenberg, representative for the Homestead PUD Homeowners Association, stated that he had helped to develop the Homestead.  Through meetings with the developers in the last 30 days a reconciliation had been reached.  He asked that there be continual separation by not putting in a road that allowed major traffic.  He also acknowledged that the rod iron fence being erected would help with safety and wildlife.  He asked for confirmation that the applicants would bury an open ditch located on the Homestead site.  He asked that the Homestead homeowners continue to be well informed.  He stated that he appreciated the efforts to accommodate their interests.

 

Jim Nelson, Rock Part Drive, felt his home was greatly impacted.  He explained that his home was near a proposed three-way stop and pointed out that the south end of Ziegler was proposed to be a collector road, which was not in the long-range plan when he bought his property.  He also stated that he was assured that development adjacent to his property would be a similar size to his, which was approximately 17,500 square feet yet the lots adjacent were proposed to be less than 6,000 square feet.  He believed that the proposed homes to front Zephyr Road would degrade his home and the other homes in his subdivision.  He also mentioned that the City of Fort Collins had written a letter stating their opposition to the small lots and proposed that they be relocated.  He stated that more traffic would be going towards his home and proposed an alternative that had a curved road with a two-way stop where the headlights would come together.  He felt that it was a real deterrent to have no plans for the museum area, which was the

 

 

old farmstead.  He believed that the development should be required to develop in phases.  He felt that the development would affect the value of his property. 

 

Ms. Ripley stated that to curve Ziegler Road did not meet City standards.  She pointed out that a lot was removed to add more open space by Mr. Nelson’s lot to address his concerns.

 

Martina Wilkinson, Engineering Department, explained that the roads were to be classified as local roads.  The development was not proposing to have a collector street.  She stated that traffic volumes would be at couple of hundred and no more than 1000 vehicles per day.  She noted that the intersection could be configured in several different ways.

 

Chairman Glick asked about the museum.

 

Mr. Helmick explained that the Kechter family was maintaining the farmstead piece of land, and early on there was discussion about preserving the agricultural heritage in the area but nothing had come about and it was not apart of the current application.  If it did, it would come under a separate review.  In regards to phasing, the phasing would need to follow a logical flow with infrastructure and streets so public safety and design utility were all interconnected.

 

Stephanie Feller, resident of Fossil Lake Ranch, stated that her property was 19 feet from the curb and she wondered if Ziegler Road would need to be widened.  With the additional lots below the RMA line the density was increased, and she felt that traffic would increase about 75%.  The current traffic count taken by the City was 546 vehicles in a 24 hour period.  The increase traffic did not mix with residential values, and she asked that a buffer be put into place for properties south of Rookery.  She suggested that when the street was widened that it be moved out to the east from Rookery down to Rockpart, and a 100-foot buffer with landscaping be given to break the noise.  She agreed that the smaller lots in the proposed development did not match the surrounding neighborhoods or the rest of the development plan. 

 

Chairman Glick asked if she received a notice or attended any neighborhood meetings.

 

Ms. Feller replied that she was not able to attend the neighborhood meeting held.

 

Morris Skinner, stated that his home was along Ziegler and agreed with the other neighbors’ concerns regarding traffic.  He mentioned that the measurement from his home foundation to Ziegler was 28.5 feet.  He also was bothered by the ‘row’ houses built on Zephyr as they were unbecoming to the rest of the area.  He had concerns about those houses being 2-stories and blocking views.  He stated that he would appreciate any effort made to help mitigate any of the traffic issues. 

 

Tom Dougherty, applicant, stated that there had been significant discussions with Mr. Ringenberg.  He explained that a portion of an open ditch would be converted into a pipe to help with some safety issues.  They had also agreed to erect the fence and to landscaping. 

 

 

 

 

 

 

Ms. Ripley stated that with the full build out of the development the number of vehicle trips that would reach the area by Ziegler would be under 1,000 cars.  She stated that they did not anticipate that the road would have to be widened.  She stated that the development would be done in phases and dust control would take place.  She mentioned that it was unknown what type of homes would be built in the area of the row of houses proposed along Zephyr but the intent was to provide lots that provided less maintenance, less landscaping, and less irrigation. 

 

Commissioner Jensen asked that the applicants continue to address the concerns of the neighbors to the east. 

 

DISCUSSION:

Commissioner Wallace stated that it was a plan that had good recommendations and one that resulted from compromises.

 

Commissioner Dougherty commended all parties for working together.  He pointed out that a typical lot in old town Fort Collins was 50x190 and the smaller lots proposed along Zephyr Road would be 50 x 119.  He agreed with extending the timeframe for completion. 

 

Commissioner Gerrard was also glad that a compromise was made.  He asked that neighbor concerns be addressed in the next phase of the development. 

 

Commissioner Zitti felt that great solutions and compromises had been made.  He pointed out that the homes by Ziegler Road located in Fossil Lake Ranch were built close to the road .  He felt that a small lot could be made nice and maintained nice.

 

Commissioner Jensen congratulated the applicants on addressing the issues.  He stated that his initial concerns where the number of lots added to the RMA zone but he would be recommending approval of the proposal. 

 

Commissioner Bohling hoped that the applicants continued to work with the neighbors.

 

Commissioner Miller agreed that the applicants did a great job on the plan.

 

Chairman Glick agreed that extending the completion to 10 years was a good plan.  He supported the increase in density from 20 to 28%. 

 

Commissioner Cox asked about headlights at intersections being directed into homes.

 

Ms. Wilkinson stated that the issue could be looked into but also noted that the issue could be addressed by fencing.  She stated that Ziegler was classified as a local road on the east side of the Fossil Lake Ranch, and it would not be a necessary to widen the road in terms of travel lanes. 

 

Mr. Helmick suggested amending the conditions regarding the General Development Plan.  He suggested amending Condition #1 to state, “Development of the GDP shall be as detailed in the revised GDP plan and in the portions of Exhibit 1, specifically Sections 5.3.2 through 5.3.7 shall prevail.”  He also proposed adding a Condition #4 to state, “Any preliminary plan submission shall reflect commitments proposed and made or subsequently developed.”

 

 

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

 

BE IT RESOLVED that the Planning Commission recommend to the Board of County Commissioners approval of the Kechter Farm General Development Plan, file # 11-S3063 , for the property described on “Exhibit A” to the minutes, subject to the following condition(s), with amendments to Condition 1 as stated above, addition of Conditions 4 and 5 as stated below, including the appeals as discussed. :

 

1.   Development of the GDP shall be as detailed in the revised GDP plan and in the portions of Exhibit 1, specifically Sections 5.3.2 through 5.3.7 shall prevail.

2.   Development Construction shall be subject to the timing and protocols as detailed in the memo form Mike Figgs, LREP dated July 15, 2012.

3.   Development phasing shall assure that all utility (water ,sewer & drainage) connections, roadway connections and offsite improvements warranted by the phase are a part of the phase plan and installed as a part of that phase of the development. 

4.   Any preliminary plan submission shall reflect commitments proposed and made or subsequently developed.  This shall include the permanent restriction on the development of Tract A with the understanding that the form and character will develop over time. 

5.   The area of development “cluster” within the RMA is increased from 20% to 28%.

 

Commissioner Cox seconded the Motion.

 

Commissioners’ Cox, Bohling, Dougherty, Gerrard, Jensen, Miller, Wallace, Zitti and Chairman Glick voted in favor of the Motion.

 

MOTION PASSED:  9-0

 

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

 

BE IT RESOLVED that the Planning Commission recommend to the Board of County Commissioners approval of the Kechter Farm General Development Plan, file # 11-S3063, requested extension of time to complete the GDP platting of all phases from the code standard of 3 years limited to 10 years with the possibility of renewal from the date of Board of County Commissioners approval,  for the property described on “Exhibit A” to the minutes

 

Commissioner Cox seconded the Motion.

 

Commissioners’ Cox, Bohling, Dougherty, Gerrard, Jensen, Miller, Wallace, Zitti and Chairman Glick voted in favor of the Motion.

 

MOTION PASSED:  9-0

 

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

 

 

 

 

BE IT RESOLVED that the Planning Commission recommend to the Board of County Commissioners approval of the Kechter Farm Rezoning, File # 11-Z1860, to rezone the property from FA-1 Farming/GMA Overlay to PD Planned Development as detailed below, for the property described on “Exhibit A” to the minutes, subject to the following condition(s), including the appeals as reviewed:

 

1.   The Rezoning for each phase shall be effective upon the recordation of the Final Plat for that phase of the Kechter Farms PLD. 

2.   The zoning designations for the Kechter Farms PD and PLD shall be PD, which zoning classification shall subject to the development standards and requirements as detailed below, which includes the revised dimensional standards (appeals):

 

For the areas south of Trilby and Zephyr

 

UE Estate residential area regulations. Development of property that is located in the Kechter Farms GDP Plan as "Estate Residential and Grand Estate" shall conform to the following additional regulations:

1.Purpose. The estate residential area is intended to be a setting for a predominance of low-density and large-lot housing. The main purpose of this area is to acknowledge the presence of the many existing subdivisions which have developed in these uses that function as parts of the community and to provide additional locations for similar development, typically in transitional locations between more intense urban development and rural or open lands.

2.Uses. Development plans may be submitted only for the following uses in the estate residential area as shown on the Fossil Creek Reservoir Area Plan:

a.Residential uses:

(1)Single-family detached dwellings.

(2)State licensed group homes for no more than eight developmentally disabled persons, provided such home is not located within 750 feet of another such home.

(3)Owner occupied or non-profit group homes for the exclusive use of not more than eight persons 60 years of age or older, provided such home is not located within 750 feet of another such home.

(4)Two-family dwellings.

(5)Single-family attached dwellings.

b.Institutional/civic/public uses:

(1)Public facilities.

(2)Parks, recreation and other open lands.

(3)Cemeteries.

(4)Public and private schools for elementary, intermediate, and high school education.

(5)Places of worship or assembly.

(6)Golf courses.

c.Commercial/retail uses:

(1)Child care centers.

(2)Bed and breakfast establishments with no more than six beds.

(3)Plant nurseries and greenhouses.

(4)Animal boarding (limited to farm/large animals).

 

 

 

d.Industrial uses:

(1)Resource extraction, processes, and sales.

e.Accessory/miscellaneous uses:

(1)Farm animals.

(2)Accessory uses.

(3)Accessory buildings.

3.Prohibited uses. All uses that are not expressly allowed in this section shall be prohibited, including "special review uses" which would otherwise have been allowed in the FA-1 zone district.

4.Land use standards.

a.Density/intensity. All development shall meet the following requirements:

(1)Net residential density shall range from one-half to two dwelling units per net acre.

(2)Minimum lot sizes shall be no less than 9600 square feet.

b.Dimensional standards.

(1)Minimum lot width shall be 80 feet.

(2)Minimum depth of the front yard shall be 25 feet.

(3)Minimum depth of the rear yard shall be 25 feet.

(4)Minimum side yard width shall be 10 feet.

(5)Maximum building height shall be three stories.

5.Development standards.

a.Street connectivity and design. The following standards shall apply to all development in the estate residential area:

(1)To the maximum extent feasible, streets shall be designed to minimize the amount of site disturbance caused by roadways and associated grading required for their construction.

(2)Development in this area shall be exempt from the street pattern and connectivity standards.

 

Additionally the zoning of the Grantd Estate Lots 1-7 shall be further restricted as detailed in Exhibit 1 of the GDP approvals. 

 

LMN Mixed-use neighborhood area regulations. Development of property that is located in the area of the Kechter FarmsGeneral Development Plan as "Mixed-Use Neighborhood" shall conform to the following additional regulations:

1.Uses. Development plans may be submitted only for the following uses in the mixed-use neighborhood area as shown on the Fossil Creek Reservoir Area Plan:

a.Residential Uses:

(1)Single-family detached dwellings.

(2)Two-family dwellings.

(3)Single-family attached dwellings.

(4)Multifamily dwellings (limited to eight or less units per building).

(5)State licensed group homes for no more than eight developmentally disable persons, provided such home is not located within 750 feet of another such home.

(6)Owner occupied or non-profit group homes for the exclusive use of not more than eight persons 60 years of age or older, provided such home is not located within 750 feet of another such home.

(7)Mobile home parks.

(8)Boarding and rooming houses.

 

(9)Mixed-use dwelling units.

b.Institutional/civic/public uses:

(1)Places of worship or assembly.

(2)Public and private schools for college, university, vocational and technical education.

(3)Public facilities.

 

(4)Longterm care facilities.

(5)Parks, recreation and other open lands.

(6)Cemeteries.

(7)Community facilities.

(8)Neighborhood support/recreational facilities.

(9)Golf courses.

(10)Public and private schools for elementary, intermediate and high school education.

c.Commercial/retail uses:

(1)Bed and breakfast establishments with six or fewer beds.

(2)Child care centers.

(3)Retail stores with less than 5,000 square feet of gross floor area, provided they are part of a neighborhood center and are combined with at least one other use listed in subparagraph 4.c.(3) below.

(4)Personal and business service shops, provided they are part of a neighborhood center and are combined with at least one other use listed in subparagraph 4.c.(3) below.

(5)Offices, financial services and clinics containing less than 5,000 square feet of gross floor area, provided they are part of a neighborhood center and are combined with at least one other use listed in subparagraph 4.c.(3) below.

(6)Standard and fast food restaurants, provided they are part of a neighborhood center and are combined with at least one other use listed in subparagraph 4.c.(3) below.

(7)Artisan and photography studios and galleries provided they are part of a neighborhood center and are combined with at least one other use listed in subparagraph 4.c.(3) below.

(8)Offices, financial services, and clinics containing 5,000 or more square feet of gross floor area and/or which are not part of a neighborhood center.

(9)Convenience retail stores with fuel sales, provided they are part of a neighborhood center and are combined with at least one other use listed in subparagraph 4.c.(3) below, and it is [they are] at least three-quarters mile from another such use.

d.Accessory/miscellaneous uses:

(1)Accessory uses.

(2)Accessory buildings.

(3)Wireless telecommunication equipment.

(4)Home occupations.

3.Prohibited uses. All uses that are not expressly allowed in this section shall be prohibited, including special review uses which would otherwise have been allowed in the FA-1 zone district.

 

 

 

 

 

4.Land Use Standards.

a.Density.

(1)Residential developments in the mixed-use neighborhood area shown on the Fossil Creek Reservoir Area Plan Map as being located south of East County Road 36 and east of Timberline Road (County Road 11) shall have an overall minimum average density of three dwelling units per net acre of residential land. Residential developments in the mixed-use neighborhood area shown on the Fossil Creek Reservoir Area Plan Map as being located north of East County Road 36 or west of Timberline Road (County Road 11) shall have an overall minimum average density of five dwelling units per net acre of residential land.

(2)The maximum density of any development plan taken as a whole shall be eight dwelling units per gross acre of residential land.

(3)The maximum density of any phase in a multiple-phase development plan shall be 12 dwelling units per gross acre of residential land.

b.Mix of housing. A mix of permitted housing types shall be included in any individual development plan, to the extent reasonably feasible, depending on the size of the parcel. In order to promote such variety, the following minimum standards shall be met:

(1)A minimum of two housing types shall be required on any project development plan containing 30 acres or more, including such plans that are part of a phased overall development; and a minimum of three housing types shall be required on any such development plan containing 45 acres or more.

(2)Lot sizes and dimensions shall be varied for different housing types to avoid monotonous streetscapes. For example, larger housing types on larger lots are encouraged on corners. Smaller lots are encouraged adjacent to common open spaces.

(3)The following list of housing types shall be used to satisfy this requirement:

(a)Standard lot single-family detached dwellings (lots containing 6,000 square feet or more).

(b)Small lot single-family detached dwellings (lots containing less than 6,000 square feet).

(c)Two-family dwellings.

(d)Single-family attached dwellings.

(e)Mixed-use dwelling units.

(f)Multifamily dwellings (limited to six dwelling units per building);

(g)Mobile home parks.

(4)A single housing type shall not constitute more than 90 percent of the total number of dwelling units. If single-family detached dwellings are the only housing types included in the mix, then the difference between the average lot size for each type of single-family detached dwelling shall be at least 2,000 square feet.

 

 

Commissioner Cox seconded the Motion.

 

Commissioners’ Cox, Bohling, Dougherty, Gerrard, Jensen, Miller, Wallace, Zitti and Chairman Glick voted in favor of the Motion.

 

MOTION PASSED:  9-0

 

 

 

ELECTION OF OFFICIALS:  Commissioner Cox nominated Commissioner Glick for Chairman.  Chairman Glick moved to close the Nominations and to cast a unanimous ballot electing Commissioner Glick as Chairman.  MOTION PASSED.

 

Commissioner Cox nominated Commissioner Dougherty for Vice Chairman.  Chairman Glick moved to close the Nominations and to cast a unanimous ballet electing Commissioner Dougherty as Vice Chairman. MOTION PASSED.

 

Commissioner Gerrard nominated Commissioner Wallace for Secretary.  Chairman Glick moved to close the Nominations and to cast a unanimous ballet electing Commissioner Wallace as Secretary.  MOTION PASSED. 

 

 

 

REPORT FROM STAFF:  Mr. Lafferty reminded the Commission of their upcoming meetings. 

 

ADJOURNMENT:   There being no further business, the hearing adjourned at 9:20 p.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.

 

 

_______________________________                      ______________________________

Scott Glick, Chairman                                                            Nancy Wallace, Secretary

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

EXHIBIT A

 

 

A Tract being a portion of the Southeast Quarter of Section 8, Township 6 North, Range 68 West, and

the Northeast Quarter of Section 17, Township 6 North, Range 68 West of the 6th Principal Meridian,

County of Larimer, State of Colorado