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HomeMy WebLinkAboutSALUD FAMILY HEALTH CENTER - ODP - ODP150003 - SUBMITTAL DOCUMENTS - ROUND 1 - LUC REQUIREMENTSland planning  landscape architecture  urban design  entitlement Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com November 18, 2015 Salud Family Health Center Overall Development Plan (ODP) is supported by the following Principles and Policies found in City Plan Fort Collins Adopted February 15, 2011 STATEMENT OF APPROPRIATE CITY PLAN PRICIPLES AND POLICIES ECONOMIC HEALTH Principle EH 1: The City will pursue development of a vibrant and resilient economy that reflects the values of our unique community in a changing world. Policy EH 1.1 – Support Job Creation Support the enhancement of the community’s economic base and job creation by focusing on retention, expansion, incubation, and recruitment efforts that bring jobs and import income or dollars to the community, particularly businesses in the adopted Target Industry Clusters. Within the Salud Overall Development Plan, land uses will include commercial and medical, with the possibility of residential, places of worship, day care centers or other uses allowed within the Low Density Mixed-Use Neighborhood (LMN) Zone District. The medical clinic alone will support 80-85 new employees. ENVIRONMENTAL HEALTH Principle ENV 1: Within the developed landscape of Fort Collins, natural habitat/ecosystems (wildlife, wetlands, and riparian areas) will be protected and enhanced. Policy ENV 1.2 –Regulate Development along Waterways Use development regulations, such as setbacks from natural features and performance standards, to conserve and protect natural resources along the Poudre River, Spring Creek, Fossil Creek, Boxelder Creek and other waterways. Salud ODP City Plan – Principles and Policies Page 2 of 7 Thinking outside of the box for over two decades. 419 Canyon Ave., Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com The Larimer Ditch #2 irrigation ditch runs through the property from west to southeast. Buffers will be established at the time of future PDP’s. Principle ENV 4: The City will pursue new opportunities to provide multifunctional open lands. Policy ENV 4.1 – Improve Connectivity Explore opportunities for land conservation partnerships between Stormwater, Parks and Recreation, Transportation, and Natural Areas departments to provide and enhance trail corridors to connect open lands, to enhance wildlife habitat and corridors, and to improve bicycle and pedestrian access to schools, parks, natural areas, rivers, shopping areas, and neighborhoods. Street improvements will be made along Laporte Ave. to improve pedestrian and bicycle circulation. A detached sidewalk will be added along the street frontage of Laporte Ave. Maple street will also be constructed through this property. A hardscape pedestrian and bicycle trail will be constructed where an existing social trail is to the northern property line. Principle ENV 18: The City will minimize potentially hazardous conditions associated with flooding, recognize and manage for the preservation of floodplain values, adhere to all City mandated codes, policies, and goals, and comply with all State and Federally mandated laws and regulations related to the management of activities in floodprone areas. Policy ENV 18.2 – Manage Risks Seek to minimize risk to life and property by structural and non-structural design or modification of actions in the floodplain where it is not otherwise practical to place structures and human activities outside of the floodplain. Discourage new development in the 100-year floodplain to avoid additional modifications and structural controls. A new regional stormwater facility will be constructed by the City adjacent to this site to the north. Principle ENV 19: The City will pursue opportunities to protect and restore the natural function of the community’s urban watersheds and streams as a key component of minimizing flood risk, reducing urban runoff pollution, and improving the ecological health of urban streams. Policy ENV 19.1 – Employ a Watershed Approach to Stormwater Management Design stormwater systems to minimize the introduction of human caused pollutants. Pursue educational programs and demonstration projects to enhance public understanding of pollution prevention efforts. Design tributary systems for water quality control with appropriate use of buffer areas, grass swales, detention ponds, etc. Include receiving water habitat restoration and protection in stormwater master plans in conjunction with habitat mapping efforts. Policy ENV 19.2 – Pursue Low Impact Development Pursue and implement Low Impact Development (LID) as an effective approach to address stormwater quality and impacts to streams by urbanization. Low Impact Development is a comprehensive land planning and engineering design approach with a goal of minimizing the impact of development on urban watersheds through the use of various techniques aimed at mimicking predevelopment hydrology. Principle ENV 20: The City will develop an integrated stormwater management program that addresses the impacts of urbanization on the City’s urban watershed. As part of that program, the City will implement requirements and strategies for multi-functional stormwater facilities that support density goals for development and redevelopment at a sub-watershed level. Policy ENV 20.4 – Develop Public/Private Partnerships Salud ODP City Plan – Principles and Policies Page 3 of 7 Thinking outside of the box for over two decades. 419 Canyon Ave., Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com Employ public/private partnerships to optimize the balance between stormwater management and compact development. Take advantage of opportunities to combine stormwater management needs from both public and private lands. COMMUNITY AND NEIGHBORHOOD LIVABILITY Principle LIV 6: Infill and redevelopment within residential areas will be compatible with the established character of the neighborhood. In areas where the desired character of the neighborhood is not established, or is not consistent with the vision of City Plan, infill and redevelopment projects will set an enhanced standard of quality. Policy LIV 6.1 – Types of Infill and Redevelopment in Residential Areas Infill and redevelopment in residential areas may occur through: a. The addition of new dwellings on vacant lots and other undeveloped parcels surrounded by existing residential development. b. Dwelling units added to existing houses (e.g., basement or upstairs apartments). c. Small, detached dwellings added to lots of sufficient size with existing houses (e.g., “alley houses” or “granny flats”). d. Expansion or redevelopment of properties. e. Neighborhood-related, non-residential development. This project is an infill redevelopment of an existing industrial area to commercial and medical which are both neighborhood related. Policy LIV 6.2 – Seek Compatibility with Neighborhoods Encourage design that complements and extends the positive qualities of surrounding development and adjacent buildings in terms of general intensity and use, street pattern, and any identifiable style, proportions, shapes, relationship to the street, pattern of buildings and yards, and patterns created by doors, windows, projections and recesses. Compatibility with these existing elements does not mean uniformity. This project includes a mixture of CL and LMN zoning districts. The ODP is consistent with the City’s Structure Plan and provides a transition from developed area to open space. Policy LIV 6.3 – Encourage Introduction of Neighborhood-Related, Non-Residential Development Encourage the addition of new services, conveniences, and/or gathering places in existing neighborhoods that lack such facilities, provided they meet performance and architectural standards respecting the neighborhood’s positive characteristics, level of activity, and parking and traffic conditions. This project is introducing a low-income medical facility into a low-income neighborhood. Principle LIV 7: A variety of housing types and densities for all income levels shall be available throughout the Growth Management Area. Policy LIV 7.1 – Encourage Variety in Housing Types and Locations Encourage a variety of housing types and densities, including mixed-used developments that are well- served by public transportation and close to employment centers, shopping, services, and amenities. This project is mixed-use which may have residential uses along with a variety of commercial uses. There are bus stops within two blocks, a park and golf course within three blocks, and an elementary school within four blocks. Salud ODP City Plan – Principles and Policies Page 4 of 7 Thinking outside of the box for over two decades. 419 Canyon Ave., Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com Principle LIV 10: The city’s streetscapes will be designed with consideration to the visual character and the experience of users and adjacent properties. Together, the layout of the street network and the streets themselves will contribute to the character, form, and scale of the city. Policy LIV 10.1 – Design Safe, Functional, and Visually Appealing Streets Ensure all new public streets are designed in accordance with the City street standards and design all new streets to be functional, safe, and visually appealing, with flexibility to serve the context and purpose of the street corridor. Provide a layout that is simple, interconnected, and direct, avoiding circuitous routes. Include elements such as shade trees, landscaped medians and parkways, public art, lighting, and other amenities in the streetscape. Approve alternative street designs where they are needed to accommodate unique situations, such as “green” stormwater functions, important landscape features, or distinctive characteristics of a neighborhood or district, provided that they meet necessary safety, accessibility, and maintenance requirements. The extension of Maple Street will include detached sidewalks and tree lawns. Policy LIV 10.2 – Incorporate Street Trees Utilize street trees to reinforce, define and connect the spaces and corridors created by buildings and other features along a street. Preserve existing trees to the maximum extent feasible. Use canopy shade trees for the majority of tree plantings, including a mixture of tree types, arranged to establish urban tree canopy cover. Street trees will line all of the local roads and additional plant material shall be located along open space corridors. Principle LIV 14: Require quality and ecologically sound landscape design practices for all public and private development projects throughout the community. Policy LIV 14.1 – Encourage Unique Landscape Features In addition to protecting existing natural features, encourage integration of unique landscape features into the design and architecture of development and capital projects. These unique features may range from informal and naturalized to highly structured and maintained features. Some examples include tree groves within a project, stormwater facilities that become naturalized over time, walls with vines, drainageway enhancements, and other small, uniquely landscaped spaces. Policy LIV 14.2 – Promote Functional Landscape Incorporate practical solutions to ensure a landscape design is functional in providing such elements as natural setting, visual appeal, shade, foundation edge to buildings, screening, edible landscapes, buffers, safety, and enhancement of built environment. Consider and address practical details such as sight distance requirements and long-term maintenance in landscape design. Policy LIV 14.3 – Design Low Maintenance Landscapes Design new landscaping projects based on maintainability over the life cycle of the project using proper soil amendment and ground preparation practices, as well as the appropriate use of hardscape elements, trees, mulches, turf grass, other plant materials, and irrigation systems. Low maintenance practices can be achieved in both turf and non-turf planting areas, provided these areas are designed and installed to minimize weeds, erosion and repairs. Plant material will be selected based on water requirements, hardiness and ease of maintenance. Plants will consist of trees that the City forester approves, evergreen and deciduous shrubs and high performing grasses and perennials that require only seasonal maintenance. Turf areas are minimized. Xeriscape principles of utilizing soil amendments, mulches and efficient irrigation will be followed to ensure that the landscape is both attractive and sustainable. Salud ODP City Plan – Principles and Policies Page 5 of 7 Thinking outside of the box for over two decades. 419 Canyon Ave., Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com Principle LIV 19: The City Structure Plan Map establishes the desired development pattern for the City, serving as a blueprint for the community’s desired future. Policy LIV 19.1 – Land Use Designations Utilize the City Structure Plan Map to set forth a basic framework, representing a guide for future land use and transportation decisions. The Salud Overall Development Plan is consistent with the goals and objectives of the City’s Structure Plan. The CL and LMN Zone Districts provide employment, retail, residential and commercial opportunities. PRINCIPLE LIV 21: New neighborhoods will be integral parts of the broader community structure, connected through shared facilities such as streets, schools, parks, transit stops, trails, civic facilities, and a Neighborhood Commercial Center or Community Commercial District. Policy LIV 21.2 – Establish an Interconnected Street and Pedestrian Network Establish an interconnected network of neighborhood streets and sidewalks, including automobile, bicycle and pedestrian routes within a neighborhood and between neighborhoods, knitting neighborhoods together and not forming barriers between them. Provide convenient routes to destinations within the neighborhood: Avoid or minimize dead ends and cul-de-sacs. This ODP will extend Maple Street so that it is no longer a dead end. Utilize multiple streets, sidewalks, and trails to connect into and out of a neighborhood. This project will construct a portion of a trail which is currently a dirt social trail through the property. Design neighborhoods streets to converge upon or lead directly to the common areas in the neighborhood, avoiding routes onto arterial streets. Prohibit gated-street entryways into residential developments to keep all parts of the community accessible by all citizens. This development will not have any gated entryways. It will provide public access to land which was previously inaccessible. On long blocks, provide intermediate connections in the pedestrian network. Provide direct walkway and bikeway routes to schools. The extension of Maple Street will allow another route to Putnam Elementary School. Continue and extend established street patterns where they are already established. In the case of previously unplanned areas, establish a new pattern that can be continued and extended in the future. This Overall Development Plan will extend a local street. Policy LIV 21.2 – Design Walkable Blocks While blocks should generally be rectilinear or otherwise distinctly geometric in shape, they may vary in size and shape to avoid a monotonous repetition of a basic grid pattern or to follow topography. In order to be conducive to walking, determine block size by frequent street connections within a maximum length of about 300 to 700 feet. Policy LIV 22.1 – Vary Housing Models and Types Provide variation in house models and types in large developments, along with variations in lot and block sizes, to avoid monotonous streetscapes, increase housing options, and eliminate the appearance of a standardized subdivision. The housing models and types will be discussed in more detail as the Project Development Plans are submitted if a residential use is proposed. Principle LIV 23: Neighborhoods will feature a wide range of open lands, such as small parks, squares, greens, play fields, natural areas, orchards and community gardens, greenways, and other outdoor spaces to provide linkages and recreational opportunities both for neighborhoods and the community as a whole. Salud ODP City Plan – Principles and Policies Page 6 of 7 Thinking outside of the box for over two decades. 419 Canyon Ave., Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com Principle LIV 28: Low Density Mixed- Use Neighborhoods will provide opportunities for a mix of low density housing types in a setting that is conducive to walking and in close proximity to a range of neighborhood serving uses. Policy LIV 28.1 – Density Low Density Mixed-Use Neighborhoods will have an overall minimum average density of four (4) dwelling units per acre, excluding undevelopable areas. This minimum density for parcels 20 acres or less will be three (3) dwelling units per acre. The LMN portion of the ODP will have an overall minimum average density of four (4) dwelling units per acre if a residential use is chosen. Policy LIV 28.2 – Mix of Uses Include other neighborhood-serving uses in addition to residential uses. Although the actual mix of uses in each neighborhood will vary, Low Density Mixed-Use Neighborhoods may include the following: Principal uses: Predominantly detached single-family homes; however, may include a range of duplexes, townhomes, and small scale multi-family dwellings (twelve or less units per building). Supporting uses: Places of worship, day care (adult and child), parks and recreation facilities, schools, and small civic facilities. In addition to these uses, a mix of other complementary uses is permitted within designated Neighborhood Center, including the following: neighborhood-serving market, shops, small professional offices or live-work units, clinics, or other small businesses in addition to the list of secondary uses listed above. Retail uses will be permitted only in a designated Neighborhood Center. Home occupations are permitted provided they do not generate excessive traffic and parking or have signage that is not consistent with the residential character of the neighborhood. The ODP will provide an appropriate mix of housing types and/or supporting uses. Principle LIV 30: Commercial Districts will be designed to accommodate all modes of travel – pedestrian, bicycle, transit, and motor vehicle – in a compact setting. Policy LIV 30.2 –Connect to Surrounding Neighborhoods Use local streets to provide direct connections to Commercial Districts from surrounding neighborhoods so that visitors do not need to only use arterial streets to gain access to the district. When existing developed areas are redeveloped or retrofitted, ensure that pedestrian, bicycle, and auto access from surrounding neighborhoods is provided in a context-sensitive manner. Policy LIV 30.3 – Improve Pedestrian and Bicycle Access Improve pedestrian and bicycle connections with in and to Commercial Districts as infill and redevelopment occur over time. (Also see the Transportation chapter.) Provide direct access between commercial Districts and adjoining uses. Clearly identify and distinguish pedestrian and bicycle travel routes from auto traffic through parking areas, across streets, and along building frontages. Improve pedestrian/bicycle linkages across arterial streets and along transportation corridors. Avoid superblocks, dead-end streets, and cul-desacs. Coordinate with impacted neighborhoods to find context-sensitive solutions to address connectivity and neighborhood needs. TRANSPORTATION Principle T 3: Land use planning decisions, management strategies, and incentives will support and be coordinated with the City's transportation vision. Policy T 3.1 – Pedestrian Mobility Salud ODP City Plan – Principles and Policies Page 7 of 7 Thinking outside of the box for over two decades. 419 Canyon Ave., Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com Promote a mix of land uses and activities that will maximize the potential for pedestrian mobility throughout the community and minimize the distance traveled. Policy T 3.2 – Bicycle Facilities Encourage bicycling for transportation through an urban development pattern that places major activity centers and neighborhood destinations within a comfortable bicycling distance. Policy T 4.3 – Interconnected Neighborhood Streets Neighborhood streets will be interconnected, but designed to protect the neighborhood from excessive cut-through traffic. Policy T 4.4 – Attractive and Safe Neighborhood Streets Neighborhood streets will provide an attractive environment and be safe for pedestrians, bicyclists, and drivers as well as having a well-designed streetscape, including detached sidewalks, parkways, and well- defined crosswalks. Policy T 4.5 – Infill and Redevelopment Areas Where the established street pattern and design may not conform to current street standards, allow for alternative contextual design. Currently Maple Street dead-ends into this development. In order to provide future continuous access out to the arterial road a building would have to be demolished. So instead, Maple will curve south and connect to Laporte Ave. Principle T 12: The pedestrian network will provide a safe, easy, and convenient mobility option for all ages and abilities. Policy T 12.1 – Connections Direct pedestrian connections will be provided from places of residence to transit, schools, activity centers, work, and public facilities. Policy T 12.2 – Pedestrian Network Develop a complete pedestrian network in ETCs and Activity Centers. Policy T 12.3 – Pedestrian Plan The adopted pedestrian plan will be considered in the development of all transportation projects. Policy T 12.4 – ADA Compliance Pedestrian facilities will comply with Americans with Disabilities Act (ADA) standards. Policy T 12.5 – Safe and Secure Develop safe and secure pedestrian settings by developing and maintaining a well-lit, inhabited pedestrian network and by mitigating the impacts of vehicles. Connections will be clearly visible and accessible, incorporating markings, signage, lighting, and paving materials. Policy T 12.6 – Street Crossings Design street crossings at intersections consistent with Fort Collins Traffic Code, Land Use Code, the Manual on Uniform Traffic Control Devices, and the Larimer County Urban Area Street Standards with regard to crosswalks, lighting, median refuges, corner sidewalk widening, ramps, signs, signals, and landscaping. land planning  landscape architecture  urban design  entitlement November 18, 2015 Salud Family Health Center OVERALL DEVELOPMENT PLAN (ODP) Planning Objectives The applicant, Salud Family Health Center, provides medical and dental care for all community members with a priority for the low-income, medically underserved population, migrant and seasonal farm workers. Since 1970, Salud has maintained a firm commitment to provide care to all community members and does not turn patients away based on finances, insurance coverage, or ability to pay. They purchased the former home of Forney Industries on west Laporte Avenue in 2015 for a second Fort Collins location. In order to secure federal funding, Salud is in the process of opening a temporary clinic on-site in an existing building. Within two years they hope to renovate the larger on-site building to use as their permanent space. At that time, the smaller building will be demolished to make room for future development. There is an existing bike shop on-site which will remain and continue to be operational. The intent is to divide the entire site into six lots with Salud Family Health Center occupying one of them. Salud will employ approximately 80 employees with the other commercial uses on site employing additional workers in the future. The proposed project site is located on west Laporte Avenue. It is adjacent to City of Fort Collins owned land to the north which is planned to be a future regional detention pond. North Star Mobile Home Park is located to the east. Orchard Park Apartments are adjacent on the west. Grandview Cemetery is located across Laporte Avenue to the south. The 22 acres of land was re-zoned from Transitional (T) to Low Density Mixed-Use Neighborhood (LMN) and Limited Commercial (CL) per the City Structure Plan July of this year. The ODP proposes to extend Maple Street west and then curve south to connect to Laporte Avenue. This will give access to the proposed lots and create connectivity rather than leave the existing dead end condition. Detached sidewalks and tree lawns will be installed along the extension of Maple Street and along the property frontage on Laporte Avenue. There are bus stops on both sides of Laporte Avenue within two blocks of the property. There is a gravel social path leading from North Star Mobile Home Park, through Salud and City of Fort Collins land, and connect to the neighborhood to the north. This project proposes to replace the gravel path with a permanent hard surface pedestrian and bicycle trail from Maple Street to the north edge of the Salud property. There are several tree groupings on site which are analyzed within the ecological characterization study. It was determined that further tree inventory will be completed with the future Project Development Plans (PDP’s) and that no further study had to be done at this time regarding the trees. Buffer requirements will also be determined at the time of future PDPs. Salud ODP - Planning Objectives November 18, 2015 Page 2 of 2 Domestic water proposed for this development will be provided by the City of Fort Collins. There currently are existing water lines located within Laporte Avenue and Cherry Street. The existing water main within Laporte Avenue is a 20” cast iron pipe and the existing water main within Cherry Street is a 6” PVC pipe. The proposed design is to connect at each of these locations and run a public water line through the site in alignment with the proposed road. Services to each of the lots will be connected to this proposed water line. The domestic water system will also include fire hydrants located throughout the site to accommodate for Poudre Fire Authority’s current code requirements. Sanitary Sewer proposed for this development will be provided by the City of Fort Collins. There currently is an existing sanitary sewer main running through the site, entering at the northwest corner. This line was installed a few years ago to better serve this area and connects to an existing 15” trunk line located within the City owned parcel to the north of the property. Services to each of the lots will be connected to this existing line and will adequately service this area. A portion of the project is currently located within the West Vine Floodplain. A notable feature of the West Vine floodplain is the spill entering the floodplain in vicinity of the current project site from the Larimer Canal No. 2 irrigation ditch. Current floodplain mapping changes are under way by the City of Fort Collins, and we are working with City Stormwater Utility Staff to incorporate these changes regarding this spill from the Larimer Canal No. 2 into the proposed site. The West Vine flood zone is a City-designated floodplain; there is no FEMA designated flood zone in vicinity of the project site. Per the requirements of the City of Fort Collins, stormwater runoff from this development will need to mitigated, both from both a volumetric standpoint, and a water quality aspect. The project is located within the City of Fort Collins West Vine Master Plan. The project drains both to the north and south and is divided into two basins by the Larimer Canal No. 2 running through the site. Detention requirements for this master basin are to detain the difference between the 100-year developed inflow rate and the historic 2-year release rate. The area draining to the south is proposed to detain at the historic 2-year runoff rate, however the area to the south is proposed to be detained by an interim pumped detention pond due to site constraints. The pond is to be located so that in the future, a gravity connection into a future City of Fort Collins Regional Pond can be constructed. This Regional Pond is anticipated to be constructed just northwest of the project site. The pump will be sized to discharge at a rate that can adequately evacuate all storm runoff from the pond to meet State of Colorado revised Statute 37-92-602(8). All water quality treatment requirements and LID requirements will be satisfied with the proposed development. A neighborhood meeting was held on September 30th where approximately 12 neighbors attended. There were questions regarding traffic and how many employees the Salud clinic would have. It was explained that traffic studies would be provided with each submittal. The first phase, Salud Family Health Center PDP, will be submitted upon approval of this ODP and construction will begin in the spring of 2017. It is unknown at this time when the future phases of the ODP will be developed. LEGAL DESCRIPTION: PARCEL 1: A tract of land located in the Northwest Quarter of Section 10, Township 7 North, Range 69 West of the 6th P.M., City of Fort Collins, County of Larimer, State of Colorado, and being more particularly described as follows: Considering the South line of the Northwest Quarter of Section 10 as bearing North 89° 14' 44" West and with all bearings contained herein relative thereto: BEGINNING at the Southwest corner of the Southeast Quarter of the Northwest Quarter of Section 10, said point being POINT OF BEGINNING 1; thence, North 00° 38' 54" East, 435.71 feet; thence, North 00° 38' 53" East, 163.32 feet; thence, South 76° 32' 17" East, 39.76 feet; thence, South 68° 48' 16" East, 30.68 feet; thence, South 62° 17' 03" East, 2.34 feet; thence, North 27° 34' 06" East, 386.65 feet; thence, South 62° 25' 54" East, 458.15 feet; thence, North 90° 00' 00" East, 53.71 feet; thence, South 00° 23' 46" West, 472.81 feet; thence, North 87° 54' 20" West, 249.40 feet; thence, South 07° 37' 19" East, 72.44 feet; thence, North 89° 14' 44" West, 86.39 feet; thence, North 00° 23' 46" East, 21.00 feet; thence, North 89° 14' 44" West, 83.00 feet; thence, South 00° 23' 46" West, 50.00 feet; thence, North 89° 14' 30" West, 85.50 feet; thence, South 00° 45' 13" West, 120.00 feet; thence, South 89° 14' 44" East, 494.83 feet; thence, South 00° 23' 46" West, 30.00 feet to the South line of the Northwest Quarter; thence along said South line, North 89° 14' 44" West, 710.01 feet to the Point of Beginning 1. The above described tract of land contains 457,576 square feet or 10.504 acres, more or less and is subject to all easements and rights-of-way now on record or existing. PARCEL 2: A tract of land located in the Northwest Quarter of Section 10, Township 7 North, Range 69 West of the 6th P.M., City of Fort Collins, County of Larimer, State of Colorado, and being more particularly described as follows: Considering the South line of the Northwest Quarter of Section 10 as bearing North 89° 14' 44" West and with all bearings contained herein relative thereto: COMMENCING at the Southwest corner of the Southeast Quarter of the Northwest Quarter of Section 10; thence, North 00° 38' 54" East, 435.71 feet to POINT OF BEGINNING 2; thence, North 89° 14' 49" West, 330.72 feet; thence, North 00° 42' 46" East, 656.12 feet; thence, South 89° 24' 33" East, 1320.17 feet; thence, South 00° 23' 46" West, 377.97 feet; thence, North 89° 14' 44" West, 285.00 feet; thence, North 90° 00' 00" West, 53.71 feet; thence, North 62° 25' 54" West, 458.15 feet; thence, South 27° 34' 06" West, 386.65 feet; thence, North 62° 17' 03" West, 2.34 feet; thence, North 68° 48' 16" West, 30.68 feet; thence, North 76° 32' 17" West, 39.76 feet; thence, South 00° 38' 53" West, 163.32 feet to Point of Beginning 2. The above described tract of land contains 551,179 square feet or 12.653 acres, more or less and is subject to all easements and rights-of-way now on record or existing.