HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 11/06/2007 - SECOND READING OF ORDINANCE NO. 128, 2007, AUTHORI ITEM NUMBER: 21
AGENDA ITEM SUMMARY DATE: November 6, 2007
FORT COLLINS CITY COUNCIL STAFF: Darin Atteberry
John Stokes
SUBJECT
Second Reading of Ordinance No. 128,2007,Authorizing the Conveyance of 143 Acres of Land to
Colorado State University Research Foundation in Exchange for 267 Acres of Land Adjacent to
Reservoir Ridge Natural Area.
RECOMMENDATION
Staff recommends adoption of the Ordinance on Second Reading.
EXECUTIVE SUMMARY
This Ordinance was adopted on First Reading on October 16, 2007 by a vote of 5-0 (Troxell
withdrawn,Ohlson absent)and authorizes a land exchange between the City of Fort Collins and the
Colorado State University Research Foundation(CSURF). The proposed exchange consists of the
City trading 143-acres of City-owned land at the southwest corner of I-25 and Prospect (a portion
of the former Resource Recovery Farm) for 267-acres of state-owned land on Colorado State
University's foothills campus. The exchange land currently owned by the City would become a
gateway for Colorado State University into the City, and ultimately would include research,
development, educational, and light manufacturing facilities. The exchange land currently owned
by Colorado State University would become part of the Reservoir Ridge Natural Area, which is
owned/managed by the City's Natural Areas Program. In addition to the exchange,the City would
acquire an option to purchase an additional 27 acres from CSURF that is adjacent to the CSURF
exchange property and Reservoir Ridge.
ATTACHMENTS
1. Copy of First Reading Agenda Item Summary- October 16, 2007.
ATTACHMENT 1
ITEM NUMBER: 24
AGENDA ITEM SUMMARY DATE: October 16, 2007
FORT COLLINS CITY COUNCIL FF: Darin Atteberry
John Stokes
JILL
SUBJECT
First Reading of Ordinance No. 128, 2007, Authorizing the Conveyance of 143 Acres of Land to
Colorado State University Research Foundation in Exchange for 267 Acres of Land Adjacent to
Reservoir Ridge Natural Area.
RECO
MMENDATION
Staff recommends adoption of the Ordinance on First Reading.
FINANCIAL IMPACT
The value of each of the exch e p p ies s yaddon
to be $4 million respectively.
Both parties have made adjus ents to a size f cperties and negotiated various
provisions in order to arrive at equa a ban a e. Ino the exchange transaction,the
City will obtain an option to buy cres fro CS for , . There also will be an internal
transfer of funds from the Natural Areas Program in the amount of$2,000,000 to the general fund
to compensate the general fund for 25 of the 143-acre City-owned exchange parcel. Thus, the net
cash investment of new Natural Area Program funds for the exchange and the acquisition will be
$2,450,000.
Of the 143-acre City-owned exchange parcel, 118 acres were acquired by the Natural Areas Program
in 2003 for$12,317 per acre,or$1,453,509. Thus,the total investment by Natural Areas in the 143-
acre exchange parcel is$3,453,509($2,000,000 for the 25-acre general fund parcel,and$1,453,509
for the I I8-acre parcel). This$3,453,509 investment will traded for the 267-acre CSURF exchange
parcel valued at $4,000,000.
The City's Natural Areas Program will own/manage all of the property acquired from Colorado State
University. Ongoing manageme s fo 26 ( th acres)are expected to be fairly
low(—$35,000 annually),since e Cit ady es u f e surrounding land. In the future
there could be modest capital sts ass o ated h structi a trail and a small bridge to cross
an irrigation canal. All costs agi o provi e land will be born by the City's
dedicated Natural Areas funds.
EXECUTIVE SUMMARY
The adoption of this Ordinance will authorize a land exchange between the City of Fort Collins and
the Colorado State University Research Foundation(CSURF). The proposed exchange consists of
October 16, 2007 -2- Item No. 24
the Citytrading 143-acres of City-owned land at the southwest corner of 1-25 and Prospect(a portion
of the former Resource Recovery Farm) for 267-acres of state-owned land on Colorado State
University's foothills campus. The exchange land currently owned by the City would become a
gateway for Colorado State U ' ty ' e ult' tely would include research,
development, educational, an ght ma fac g c' ies. a exchange land currently owned
by Colorado State University uld be me p the Res oir Ridge Natural Area, which is
owned/managed by the City's I')
Are o In ad ' to the exchange,the City would
acquire an option to purchase an additional 27 acres from CSURF that is adjacent to the CSURF
exchange property and Reservoir Ridge.
BACKGROUND
For the past year, the City and Colorado State University (CSU) have been discussing various
concepts related to land conservation as well as CSU's desire to have a significant gateway presence
on the I-25 corridor. Those conversations recently crystallized as it became apparent to both parties
that significant, advantageous arrangements could be made that would greatly benefit both parties.
The 143-acre City-owned exchange property at the southwest comer of I-25 and Prospect(known
as the Resource Recovery Fr
e b sin' ound 1980. It originally was
acquired for use as a bio-so icati s th stewater Utility. The property's
original size was 325 acres; h of at d was quired by the City's Natural Areas
Program to become part of er al a. The t recent acquisition was in 2003,
when 151 acres were acquired by the Natural Areas Program at the direction of City Council to
protect open space along I-25. Of those 151 acres, 118 acres are proposed to be part of the land trade
with CSU. The remaining 33 acres would be retained by the Natural Areas Program to protect
Boxelder Creek and the Poudre River corridors. An additional 25 acres that is held by the general
fund of the City at the corner of I-25 and Prospect would bring the total amount of the trade parcel
to 143 acres. (See attached map)
In the proposed transaction with CSURF, the 143-acre trade parcel is described as two pieces, the
25 acres at the corner of I-25 and Prospect and the additional 118-acres to the south. The 25 acres
would be conveyed to CSURF subject to all applicable zoning and development regulations. The
118 acres also would be conveyed subject to all applicable zoning and development regulations with
the additional proviso that forty percent (40%) of the 118 acres would be required to be "outdoor
spaces." Outdoor spaces are defi t be sc r ar native vegetation areas,water
features, paths, or trails, but n ther a d or rf e e I addition to this requirement, the
outdoor spaces are not allowe be ag gated i e co guous area and must be distributed
throughout the 118-acre parce i t' o ese pro sions is to continue to provide a
relatively"transparent"built environment at the site, so that good views are maintained from I-25
to the west.
CSU's intention in acquiring the 143-acre property is several fold: (1) to establish a gateway
presence on I-25 that will lead visitors to CSU to the main campus by way of Prospect; (2)to create
a research and development"campus-like"facility primarily focused on green technologies;and(3)
to provide a location in partnership to a major start-up company with plans to begin manufacturing
October 16, 2007 -3- Item No. 24
solar panels as soon as 2008. The start-up company developed its technology at CSU and intends
to have as many as 300 employees within a year.
The 267-acre CSURF-owned y o ey to the City is land that has
traditionally been utilized by C for gr in us ry. The east and west boundaries
of the property adjoin existing tural . Th o bound to
other CSU lands;the north
boundary adjoins City-owned na area 1 e 27-a arcel held by CSURF that will be
optioned for purchase by the Natural Area Program (see attached map) for Four Hundred and Five
Thousand Dollars ($405,000). When the 267-acre and 27-acre parcel are combined with existing
natural areas,the total contiguous conserved area will be 748 acres, one of the largest local natural
areas. The conserved area will stretch from the top of the first major foothill west of town to
Overland Trail Road. In addition to habitat contiguity, conservation values include wetlands,
shortgrass prairie, and prairie dog colonies. Scenically, this area will be one of the few, if not the
only place in north Fort Collins, where an unobstructed vista to the foothills is preserved.
In addition to the conservation values, the area will provide trail connection opportunities from
Overland Trail to the foothills and contributes to a longer-term plan to connect this area by trail to
the Poudre River. Moreover, the protected area will surround and be adjacent to the Primrose
Studio. The Primrose Studio,along with land,was donated to the City of Fort Collins Natural Areas
Program by Rob and Mary Uereat
(co)nr]v
' ation that the art studio be made available to the
public for classes and meetinrioY
Studio is planned to be open
November 18th.
ATTACHMENTS
1. Vicinity Map
2. Reservoir Ridge Map
3. Resource Recovery Farm Map
COPY
ORDINANCE NO. 128, 2007
OF THE COUNCIL OF THE CITY OF FORT COLLINS
AUTHORIZING THE CONVEYANCE OF 143 ACRES OF LAND
TO COLORADO STATE UNIVERSITY RESEARCH FOUNDATION
IN EXCHANGE FOR 267 ACRES OF LAND
ADJACENT TO RESERVOIR RIDGE NATURAL AREA
WHEREAS, Colorado State University Research Foundation ("CSURF") is a private, not-
for-profit Colorado Corporation established in 1941 to aid and assist Colorado State University(as
well as Colorado State University Pueblo) in its research and educational efforts; and
WHEREAS, CSURF has proposed to convey to the City 267 acres of land adjacent to the
City's Reservoir Ridge Natural Area, as shown on Exhibit "A", attached hereto and incorporated
herein by this reference(the"Foothills Property"), which the City desires to acquire as an addition
to the City's Natural Areas system; and
WHEREAS, in exchange for CSURF's conveyance of the Foothills Property, CSURF has
proposed to acquire from the City a 143-acre portion of an area originally acquired by the City's
Wastewater Utility for wastewater purposes, commonly referred to as the "Resource Recovery
Farm," more particularly described on Exhibit"B", attached hereto and incorporated herein by this
reference (the "RRF Property"); and
WHEREAS, in 2003, 151 acres of the RRF Property was transferred from the Wastewater
Utility to the Natural Areas program in exchange for payments to the Wastewater Utility Fund for
the value of that land,and CSURF has requested that the City convey to it a 118-acre portion of that
property as part of the consideration for the Foothills Property; and
WHEREAS, in 2006, another 25 acres of the RRF Property was transferred to the City's
General Fund by the Wastewater Utility for general municipal purposes in exchange for a payment
to the Wastewater Utility Fund for the value of that land,and CSURF has requested that the Cityalso
convey that parcel to the City as further consideration for the Foothills Property; and
WHEREAS, CSURF has agreed to accept the conveyance of these two parcels, which
together constitute the RRF Property, under a deed that will restrict the development of the RRF
Property and retain for the City a right of first refusal if CSURF seeks to convey the RRF Property
to a tax-exempt entity in the future; and
WHEREAS, the City's Real Estate Services staff has determined that the Foothills Property
and the RRF Property have equivalent values of approximately$4 million each; and
WHEREAS, in light of the mutual benefits of an exchange of these properties, the staff of
the City and CSURF have negotiated an exchange agreement, a copy of which, dated October 5,
2007, is on file and available for public inspection in the Office of the City Clerk(the"Exchange
Agreement"), which agreement calls for CSURF to convey to the City the Foothills Property in
exchange for the conveyance by the City to CSURF of the RRF Property, subject to the deed
restrictions and reservations described above and in the Exchange Agreement; and
WHEREAS, the acquisition of the Foothills Property for the City's Natural Areas program
would be consistent with the Land Conservation and Stewardship Master Plan adopted by the
Council in Resolution 2004-092 on July 20, 2004; and
WHEREAS, under Section 23-111 of the Code of the City of Fort Collins, the Council is
authorized to sell or otherwise dispose of any and all interests in real property owned in the name
of the City, provided that Council first finds by ordinance that the sale or disposition is in the best
interests of the City.
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF FORT
COLLINS as follows:
Section 1. That the conveyance of the RRF Property to CSURF, subject to the deed
restrictions described herein and further subject to the terms and conditions contained in the
Exchange Agreement, as such Agreement may be modified under Section 2 below, is in the best
interests of the City of Fort Collins.
Section 2. That the Mayor is hereby authorized to execute such deeds, agreements and
other documents of conveyance as provided in the Exchange Agreement, subject to such
modifications, amendments or additions thereto as may be determined by the City Manager, in
consultation with the City Attorney,to be necessary or appropriate to protect the interests of the City,
including any necessary corrections to the legal descriptions shown thereon that do not materially
increase the size or change the character of the intended properties to be exchanged.
Introduced, considered favorably on first reading, and ordered published this 16th day of
October, A.D. 2007, and to be presented for final passage on the 6t ay of November, A.D. 200T
May
ATTEST:
City Clerk
Passed and adopted on final reading on the 6th day of November, A.D. 2007.
Mayor
ATTEST:
City Clerk
-3-
Exhibit A
1 267 Acres
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■Exisdng Buildings ■ New Buildings Board of Govemms lands CSURF Lands
Foothills Campus Illustrative Plan
Revision 2a
Exhibit B
LEGAL DESCRIPTIONS
CITY OF FORT COLLINS PARCELS
TO BE CONVEYED TO CSURF
(Parcel I and Parcel 11)
PARCELI
A tract of land located in Section 21, Township 7 North, Range 68 West of the Sixth Principal
Meridian, City of Fort Collins, Larimer County, Colorado, being more particularly described
as follows;
Considering the north line of the Northeast quarter of Section 21 as bearing North 88
degrees 21 minutes 25 seconds West between a Brass Cap monument, L.S. 14823, at the
northeast corner of the said Section 21 and a Aluminum Cap monument, L.S. 14823, at the
north quarter corner of Section 21, based upon G.P.S. observation and the City of Fort
Collins coordinate base, and with all bearing contained herein relative thereto;
Commencing at the Northeast Corner of the said Section 21;
THENCE along the north line of the said northeast quarter, North 88 degrees 21
minutes 25 seconds West for a distance of 1241.97 feet; THENCE South 01 degrees 38
minutes 35 seconds West for a distance of 30.00 feet to the northeast corner of the
Easement and Controlled Access Agreement described in Resolution 88-66 and recorded
June 13, 1988 at Reception No. 88026808 records of the Clerk and Recorder of the said
Larimer County;
THENCE along the easterly line of the said Easement and Controlled Access
Agreement described in Resolution 88-66, South 44 degrees 22 minutes 29 seconds West
for a distance of 37.44 feet to the south line of that certain tract of land described in a Quit
Claim Deed recorded June 5, 2006 at Reception No. 20060041498 records of the said Clerk
and Recorder Parcel 10 and to the TRUE POINT OF BEGINNING OF THIS
DESCRIPTION;
THENCE along the south line of the said tract described at Reception No.
20060041498, South 88 degrees 21 minutes 25 seconds East for a distance of 340.24 feet
(recorded as 339.85 feet) to the northerly line of that certain tract of land as described in a
Warranty Deed recorded October 2, 1979 in Book 1992 at Page 0280 records of the said
Clerk and Recorder;
THENCE along the said northerly line and along the easterly line of the said tract
described in Book 1992 at Page 0280 the following five (5) courses and distances, (1) South
61 degrees 41 minutes 15 seconds East for a distance of 41.53 feet;
(2) North 89 degrees 36 minutes 16 seconds East for a distance of 327.82 feet;
(3) South 36 degrees 48 minutes 56 seconds East for a distance of 80.95 feet;
(4) South 17 degrees 44 minutes 53 seconds East for a distance of 789.49 feet;
(5) South 06 degrees 05 minutes 24 seconds East for a distance of 358.54 feet to the
northerly line of the said Easement and Controlled Access Agreement described in
Resolution 88-66;
THENCE along the said northerly line and along the easterly line of the said
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Easement and Controlled Access Agreement described in Resolution 88-66 the following
seven (7) courses and distances, (1) South 89 degrees 57 minutes 13 seconds West for a
distance of 1059.64 feet;
(2) North 36 degrees 10 minutes 43 seconds West for a distance of 117.93 feet;
(3) North 17 degrees 41 minutes 20 seconds East for a distance of 404.31 feet;
(4) along a curve to the left having a radius of 612.96 feet, a central angle of 40
degrees 05 minutes 20 seconds and an arc length of 428.88 feet, being subtended by a
chord of North 02 degrees 21 minutes 20 seconds West for a distance of 420.18 feet;
(5) North 22 degrees 24 minutes 00 seconds West for a distance of 110.41 feet;
(6) along a curve to the right having a radius of 532.96 feet, a central angle of 14
degrees 20 minutes 52 seconds and an arc length of 133.46 feet, being subtended by a
chord of North 15 degrees 13 minutes 34 seconds West for a distance of 133.11 feet;
(7)non-tangent from the previous curve, North 44 degrees 22 minutes 29 seconds
h point of beginning.
East for a distance of 98.70 feet tote
P
The above described tract contains 24.932 Acres more or less and is subject to all rights of way
and easements now existing or of record.
PARCELII
A tract of land located in Sections 21 and 22, Township 7 North, Range 68 West of the Sixth
Principal Meridian, City of Fort Collins, Larimer County, Colorado, being more particularly
described as follows;
Considering the north line of the Northeast quarter of Section 21 as bearing North 88
degrees 21 minutes 25 seconds West between a Brass Cap monument, L.S. 14823, at the
northeast corner of the said Section 21 and a Aluminum Cap monument, L.S. 14823, at the
north quarter corner of Section 21, based upon G.P.S. observation and the City of Fort
Collins coordinate base, and with all bearing contained herein relative thereto;
Commencing at the Northeast Corner of the said Section 21;
THENCE along the north line of the said northeast quarter, North 88 degrees 21
minutes 25 seconds West for a distance of 1241.97 feet; THENCE South 01 degrees 38
minutes 35 seconds West for a distance of 30.00 feet to the northeast corner of the
Easement and Controlled Access Agreement described in Resolution 88-66 and recorded
June 13, 1988 at Reception No. 88026808 records of the Clerk and Recorder of the said
Larimer County, and to the TRUE POINT OF BEGINNING OF THIS DESCRIPTION;
THENCE along the easterly and northerly line of the said Easement and Controlled
Access Agreement, the following seven (7) courses and distances, (1) South 44 degrees 22
minutes 29 seconds West for a distance of 136.14 feet;
(2) along a non-tangent curve to the left having a radius of 532.96 feet, a central
angle of 14 degrees 20 minutes 52 seconds and an arc length of 133.46 feet, being
subtended by a chord of South 15 degrees 13 minutes 34 seconds East for a distance of
133.11 feet;
(3) South 22 degrees 24 minutes 00 seconds East for a distance of 110.41 feet;
(4) along a curve to the right having a radius of 612.96 feet, a central angle of 40
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degrees 05 minutes 20 seconds and an arc length of 428.88 feet, being subtended by a
chord of South 02 degrees 21 minutes 20 seconds East for a distance of 420.18 feet;
(5) South 17 degrees 41 minutes 20 seconds West for a distance of 404.31 feet;
(6) South 36 degrees 10 minutes 43 seconds East for a distance of 117.93 feet;
(7) North 89 degrees 57 minutes 13 seconds East for a distance of 1059.64 feet to
the easterly line of that certain tract of land described in a Warranty Deed recorded October
2, 1979 in Book 1992 at Page 0280 records of the said Clerk and Recorder;
THENCE along the said easterly line the following seven (7) courses and distances,
(1) South 06 degrees 05 minutes 24 seconds East for a distance of 345.66 feet;
(2) South 00 degrees 11 minutes 08 seconds West for a distance of 53.90 feet;
(3) along a non-tangent curve to the left having a radius of 11583.00 feet, a central
angle of 06 degrees 33 minutes 06 seconds and an arc length of 1324.49 feet, being
subtended by a chord of South 03 degrees 07 minutes 19 seconds East for a distance of
1323.77 feet; (4) non-tangent from the previous curve, South 06 degrees 05 minutes 36
seconds West for a distance of 417.50 feet;
(5) along a non-tangent curve to the left having a radius of 11680.00 feet, a central
angle of 03 degrees 00 minutes 01 seconds and an arc length of 611.62 feet, being
subtended by a chord of South 09 degrees 52 minutes 54 seconds East for a distance of
611.55 feet;
(6) South 25 degrees 25 minutes 54 seconds East for a distance of 425.50 feet;
(7) South 12 degrees 38 minutes 54 seconds East for a distance of 968.97 feet to the
south line of the tract described in the said Book 1992 at Page 0280;
THENCE along the said south line, North 89 degrees 59 minutes 50 seconds West
for a distance of 344.37 feet to the southeast corner of the said Section 21;
THENCE along the south line of the southeast quarter of the said Section 21, North
88 degrees 44 minutes 39 seconds West for a distance of 713.83 feet;
THENCE leaving the said south line, North 29 degrees 50 minutes 26 seconds West
for a distance of 653.27 feet;
THENCE along a curve to the right having a radius of 424.29 feet, a central angle of
27 degrees 35 minutes 32 seconds and an arc length of 204.33 feet, being subtended by a
chord of North 16 degrees 02 minutes 40 seconds West for a distance of 202.36 feet;
THENCE North 02 degrees 14 minutes 54 seconds West for a distance of 432.64
feet;
THENCE North 00 degrees 39 minutes 47 seconds West for a distance of 512.69
feet;
THENCE North 22 degrees 05 minutes 40 seconds West for a distance of 121.69
feet;
THENCE North 02 degrees 47 minutes 24 seconds West for a distance of 129.58
feet;
THENCE along a curve to the left having a radius of 157.27 feet, a central angle of
42 degrees 50 minutes 08 seconds and an arc length of 117.58 feet, being subtended by a
chord of North 24 degrees 12 minutes 28 seconds West for a distance of 114.86 feet;
THENCE North 45 degrees 37 minutes 32 seconds West for a distance of 71.28 feet;
THENCE along a curve to the right having a radius of 330.34 feet, a central angle of
30 degrees 41 minutes 12 seconds and an arc length of 176.93 feet, being subtended by a
chord of North 30 degrees 16 minutes 56 seconds West for a distance of 174.82 feet;
THENCE North 14 degrees 56 minutes 20 seconds West for a distance of 100.27
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feet;
THENCE along a curve to the left having a radius of 289.75 feet, a central angle of
20 degrees 34 minutes 23 seconds and an arc length of 104.04 feet, being subtended by a
chord of North 25 degrees 13 minutes 31 seconds West for a distance of 103.48 feet;
THENCE North 35 degrees 30 minutes 43 seconds West for a distance of 144.89
feet;
THENCE along a curve to the right having a radius of 364.63 feet, a central angle of
37 degrees 10 minutes 11 seconds and an arc length of 236.55 feet, being subtended by a
chord of North 16 degrees 55 minutes 37 seconds West for a distance of 232.42 feet;
THENCE North 01 degrees 39 minutes 28 seconds East for a distance of 921.36
feet;
THENCE along a curve to the right having a radius of 707.08 feet, a central angle of
17 degrees 07 minutes 56 seconds and an arc length of 211.43 feet, being subtended by a
chord of North 10 degrees 13 minutes 26 seconds East for a distance of 210.64 feet to the
south line of Parcel No. 2 State of Colorado Project No. MC C 060-031 described at
Reception No. 20050068449 records of the said Clerk and Recorder;
THENCE along the said south line, non-tangent from the previous curve, North 89
degrees 57 minutes 11 seconds East for a distance of 6.45 feet to the southerly extension of
the westerly line of the said Easement and Controlled Access Agreement described in
Resolution 88-66, the southerly extension is also the easterly line of the said Parcel No. 2;
THENCE along the said southerly extension and along the westerly line of the
Easement and Controlled Access Agreement described in Resolution 88-66 the following
five (5) courses and distances, (1) North 17 degrees 41 minutes 20 seconds East for a
distance of 673.89 feet;
(2) along a curve to the left having a radius of 532.96 feet, a central angle of 40
degrees 05 minutes 20 seconds and an arc length of 372.90 feet, being subtended by a
chord of North 02 degrees 21 minutes 20 seconds West for a distance of 365.34 feet;
(3) North 22 degrees 24 minutes 00 seconds West for a distance of 110.41 feet;
(4) along a curve to the right having a radius of 612.96 feet, a central angle of 15
degrees 37 minutes 22 seconds and an arc length of 167.14 feet, being subtended by a
chord of North 14 degrees 35 minutes 19 seconds West for a distance of 166.62 feet;
(5) non-tangent from the previous curve, North 45 degrees 11 minutes 27 seconds
West for a distance of 146.18 feet to the north line of the said Easement and Controlled
Access Agreement described in Resolution 88-66;
THENCE along the said north line, South 88 degrees 21 minutes 25 seconds East for
a distance of 280.00 feet to the point of beginning.
The above described tract contains 117.545 Acres more or less, including the area of the
Easement and Controlled Access Agreement described in Resolution 88-66, of the City
Council of the City of Fort Collins, and is also subject to all other rights of way and
easements now existing or of record.
I hereby state that the above description was prepared by me and is true and correct to the best
of my professional knowledge, belief and opinion. This description is based upon previously
compiled deeds and descriptions and not upon an actual field survey.
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WALLACE C. MUSCOTT COLORADO P.L.S. 17497
P.O. BOX 580 FORT COLLINS, CO 80522
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