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Home My WebLink About962178.tiff ti Office of the City Clerk 0 • Civic Center Complex -=tip Phone: (303) 651-8649 350 Kimbark Street •-„ Metro: (303) 572-0719 Ext. 8649 Longmont, Colorado 8050(Ir FAX: (303) 651-8590 Cdr 0R wO October 31 , 1996 Weld County Commissioners c/o John Martin, Chairman 915 10th Avenue Greeley, CO 80631 Dear Weld County Commissioners: Attached is a notice of public hearing regarding the Concepts Direct No. 1 and No. 2 Annexations which will be before the Longmont City Council on November 26, 1996, at 7:00 p.m. If you have any questions or concerns regarding these annexations, please contact the City of Longmont Planning Department at 651-8329. Sincerely, Ra%fazi, ha1/41v, Valeria Skitt City Clerk AkUcK '-ear- ,Oittel, 105,147 n".*Sr.W 962178 ANNEXATION IMPACT REPORT CONCEPTS DIRECT ANNEXATION INTRODUCTION The Concepts Direct Annexation is a 153.38-acre property located north of State Highway 119 and %2 mile east of County Line Road. This property is outside of the Longmont Planning Area(LPA)in Weld County,adjacent to the McLane Western facility,which lies to the west of this site. Special districts affected by this proposal include the St. Vrain Valley School District, Left Hand Water District, St. Vrain Sanitation District, and Mountain View Fire Protection District. This application as been referred to each of these entities for review and comment. This property is currently within the service area territory of United Power for electric service. The property owner has submitted a petition for a two-phase annexation and BLI (business light industrial) zoning. The concept plan for this property, which covers 139.1 acres, includes light industrial land uses and a 100-year floodplain associated with Spring Gulch. Accompanying the annexation petition is an application to amend the Longmont Planning Area to include the property in the LPA, with a proposed industrial/economic development land use designation. The following analysis reviews the characteristics of this area, the necessary improvements required for its development, and the associated development costs, where identified. II. PHYSICAL CHARACTERISTICS A. Soils The soils in this area are of a loam and clay loam structure(Colby Loam,Nunn Clay Loam, and Wiley-Colby Complex). The Colby series associated with Spring Gulch is rated as having good potential for urban development. The Wiley-Colby and Nunn series located on the balance of this property are rated as having moderate to severe shrink-swell potential. Future construction should be of the type which compensates for these soil characteristics. B. Topography The site is predominately flat, with no slopes greater than three percent, except for the incised channel of Spring Gulch,where slopes approach nine percent. The high point is on the western boundary the property with an elevation of 4,950 feet. The parcel slopes down toward the south and east where elevations are 4,935 feet. 1 C. Mineral Resources Mineral rights have been severed from the property,and mineral leases do exist. The mineral rights will need to be recovered. The owner of the property has stated he will be purchasing the mineral rights. D. Unique Resources Spring Gulch runs along the western boundary of this property. The primary unique resource is the farmland, which the Resource Management System Study identifies as having national importance. E. Land Use The property's existing zoning is Weld County Agricultural. F. Drainage A drainage study will be required at time of preliminary plat. III. LAND USE PLAN This property is presently outside of the Longmont Planning Area (LPA). A LPA Amendment is being processed concurrently with the annexation. The concept plan for this property, which covers 139.1 acres, includes light industrial land uses and a 100-year floodplain associated with Spring Gulch. Spring Gulch is shown as a greenway/open space area. Landscape buffering is shown along the western side of the property to provide separation from several existing single family rural residences. The concept plan would conform with the land use designations on the Longmont Area Comprehensive Plan pending approval of the LPA Amendment. Scenic entry corridor landscaping along Highway 119 is also shown. This property will be developed in several phases to be determined at time of preliminary plat and development plan. Primary access to the site would be via a proposed full movement intersection at Weld County Road #3. Currently an unimproved agricultural road with a 60' right-of-way, Road#3 is designated on the concept plan as an arterial roadway with a 120'right-of-way. IV. CAPITAL IMPROVEMENTS The following are general estimates of capital improvements that will be required to serve the Concepts Direct Annexation. These figures are estimates and are for the general purpose of obtaining an understanding of this site's approximate fiscal impact to the City. 2 A. Fire Department The proposed annexation is 3.75 miles from Fire Station#3 and 4.5 miles from Fire Station #1. This places the site outside of the 5:59 response time required by the Longmont Municipal Code §15.14. However, Mountain View Fire Protection District responding from their central station, located on County Line Road 2.25 miles southwest of the site, can satisfy the requirements of§15.14 for approximately 2/3 of the parcel. The first phase building site is within the protected area. When the City relocates Fire Station#3 to 9th Avenue and Pace Street, the entire site will be within the 5:59 time required by the Municipal Code. In the interim, initial response can be provided via an automatic mutual aid agreement with the Moutain View Fire Protection District. Longmont units will respond to all calls with Mountin View to provide backup. As this parcel develops and starts to generate calls for service, the demand on the existing resources will increase. The impact to the community may first be realized through an increase in response time to emergencies. This is because as the existing equipment covers a larger and larger population, the odds of that equipment being committed to another call increase, thereby increasing the frequency of a response from a more distant station. Eventually this annexation and others on the east side will require relocation of Fire Station #3 to the area of 9th and Pace. In 1996 dollars, the capital costs would be $958,750. Wages,benefits, and operational costs are in the existing budget. Development in this annexation would be subject to Title 14, Chapter 46, of the Longmont Municipal Code, which delineates Public Buildings Community Investment Fees. City Cost Undetermined Developer Cost $180,000' B. Parks and Recreation Division The Longmont Area Comprehensive Plan (LACP) indicates that this parcel's perimeter is designated as Primary Greenway/Scenic Entry Corridor as part of the LACP. The LACP also indicates that the property includes other designated primary greenways. ' CIF calculated at @$0.12/s.f.for 1.5million s.f. 3 Primary greenways typically require a 100-foot minimum width be designated for the required improvements. Improvements within this area will include grading, landscaping,irrigation,and an 8'wide concrete bikepath. The primary greenway area totals approximately 346,302 s.f.,with a total approximate length of 2,500 linear feet. The developer is resonsible for required improvement costs. The scenic entry corridor will require a minimum 50'buffer designated for this purpose. Within the buffer will be developer-installed irrigated landscaping and other improvements per City of Longmont requirements. Weld County Road #3 will be developed as an arterial street and require developer-installed arterial landscaping, including an 8' wide concrete bike path, at an approximate length of 2,550 linear feet. City Cost None Developer Cost Primary Greenway $281,4852 Arterial landscaping $162,308 Scenic entry corridor Undetermined Total Cost $443,793 C. Storm Drainage The developer is responsible for the preparation of a drainage plan and report on the entire property, in accordance with the City's Storm Drainage Criteria Manual. The plan, and addenda, will be reviewed and approved prior to approval of any plats. Any drainage facilities needed to control irrigation and storm water as required by the drainage plan will be constructed by the developer at his expense. These facilities include but are not limited to improvements to the primary collection and detention facilities and improvements to the Spring Gulch floodplain. City Cost None Developer Cost Undetermined D. Arterial Streets-Weld County Road No. 3 The applicant will be responsible right-of-way dedication plus the cost of up to %z of a collector street together with any additional improvements specifically required to serve the site, including but not limited to accel/decel lanes and traffic signals for SH 2 Based on 346,302 s.f.of primary greenway at$0.68/s.f.and 2,500 linear feet of primary greenway bikeway at$18.40/I.f.,plus 63,750 s.f.of arterial landscaping at$1.81/s.f.and 2,550 linear feet of arterial bikeway at$18.40/1.f. These costs are preliminary,based on concept design only,and subject to modification. 4 119. Any oversizing costs of arterial streets, excluding landscaping and bikeway, will be paid through Transportation Investment Fees. If, however, the development of the site requires arterial construction prior to such time as adequate funds have been collected from Transportation Investment Fees, the applicant will be required to advance the cost of construction for this arterial. Weld County Road No. 3 City Cost Undetermined Developer Cost $491,2883 Future Developer Cost $258,248 TOTAL Developer Cost $749,536 E. Water Distribution Currently,there is limited treatment capacity to serve this development when build- out occurs in the existing annexed developments. The allocation of water service shall be on a first come/first sewed basis at the time of final plat recording and as outlined in the MOAPI. As a minimum,to serve the site, the developer must construct the water lines listed below. Only the major water lines necessary to serve the site are listed. All smaller on-site water lines will be the sole responsibility of the developer. The developer will be required to provide a looped water system for each phase of development. The following water lines are necessary to serve this property: a 12" water line along Highway 119 from County Line Road to the east property line, a 12"water line along the north-south center line of the property from Highway 119 to the north property boundary,and a 12" water line from the north property line to the existing 8" water line in Weld County Road 26. City Cost: $137,200 Developer Cost: $274,4004 3 Developer cost includes participation cost of$158,248 and Transportation Fees of$233,040,along with'/2 the cost of a signal at WCR3($100,000). Future developer participation includes$158,248 and$100,000 for the signal at WCR3. If land to the east of this property is not developed,the future developer costs would need to be paid by the Transportation Investment Fee. 4 Costs based on City master plan estimates of$3.50 per foot per inch for water lines. Includes 5,300 feet of 12"line in SH 119 from County Line Road to east property line,2,600 feet of 12"line along the north-south center of the property from SHIN to the north property boundary,and 1,900 feet of 12"line from the north property line connecting to the existing 8"line in WCR 26. 5 F. Wastewater Collection This property does not gravity drain into the existing City collection system (Interceptor G)crossing Highway 119 east of County Line Road. Staff has completed a preliminary analysis of this property and has determined that a lift station will need to be constructed near the southwest corner of the site with a force main extending west to the existing Interceptor G. The developer will be required to construct the force main and lift station at his own expense.The City will reimburse the developer, upon construction acceptance, the construction cost for the lift station only. The property is within the St. Vrain Sanitation District. It can be served by gravity by a 12" sewer trunk line located 1/4 mile east on the north side of State Highway 119. Should the District become the service provider, it would enter into a line extension agreement with Concepts Direct to provide reimbursement for its off-site sewer construction when the intermediate quarter mile develops. The allocation of City wastewater treatment service shall be on a first come/first served basis at the time of final plat recording and as outlined in the MOAPI. Only the major sewer lines necessary to serve the site have been computed. All smaller on-site sewer lines will be the sole responsibility of the developer. City Cost: $150,000 Developer Cost: $101,2005 G. Electric Department The approximate infrastructure cost to the Electric Department is $425,000 and will vary depending on final electric load densities. Developer Costs The developer is responsible for the construction costs incurred by the Electric Department to extend to and provide the electric distribution system necessary to serve this site. These costs are site specific and cannot be reasonably estimated using information available to date. The developer is also responsible for all costs associated with the transfer of service territory within the annexed property to the City of Longmont from United Power. These costs include but are not limited to lost revenue, purchase and/or removal or relocation costs of United Power electric facilities, are presently dictated by State of 5 Costs based on City master plan estimates of$3.00 per foot per inch for sewer lines. Includes City cost of$150,000 for a sewer lift staion and 1,890 feet of 8"force main,a$101,200 developer cost. 6 Colorado Statutes and may vary with annexation and subsequent development timing. H. Summary of Estimated Capital Improvement Costs6 Cost Category Developer City Fire/Safety $180,000 Undetermined Parks $443,793 None Storm Drainage Undetermined None Streets $749,5369 Undetermined Water $274,400 $137,2008 Wastewater $101,200 $150,0009 Electric Undetermined $425,00010 Total $1,748,929 $712,200 V. SERVICE DELIVERY-ANNUAL FISCAL IMPACT The fiscal impact model evaluates the impact on recurring revenues and expenditures of the general fund and street fund upon full build out. It is not a precise projection and the results should be viewed as generally positive or negative. The fiscal model inputs are based on City data and values. The fiscal impact was calculated for the light industrial areas. 6 This is a partial estimate of costs known at this time. Complete costs are determined at final plat. Includes$233,040 estimated for Transportation Investment Fee,$316,496 estimated for arterial street costs,and$200,000 for a signal at WCR3. 8 City water line oversizing costs are recovered through the Water Development Fee assessed at the time of building permit. 9 Construction cost for sewer lift station. City sewer line oversizing costs are recovered through the Sewer Development Fee assessed at the time of building permit. 10 City off-site electric costs are recovered through the Electric Community Investment Fee at the time of building permit. 7 Revenues Expenditures Surplus(Deficit) Industrial $581,463 $272,109 $309,353 Net Fiscal Impact $309,353" VI. FINDINGS 1. This property is presently outside of the Longmont Planning Area (LPA). A LPA Amendment is being processed concurrently with the annexation, with a proposed industrial/economic development land use designation. The concept plan would conform with the land use designations on the Longmont Area Comprehensive Plan pending approval of the LPA Amendment. 2. This property has no significant development constraints, although the soils' shrink- swell potential will need to be taken into consideration, as well as floodplain areas associated with Spring Gulch. 3. The developer will be responsible for the construction of drainage and street improvements and water and sewer utility extensions to serve this property. 4. The net fiscal impact on the City identified by the fiscal impact model is positive. VII. CONCLUSION Based on the findings of this annexation impact report, the City can provide the Concepts Direct Annexation with necessary urban level services without incurring a negative fiscal impact. If this annexation is approved, an annexation agreement and future memoranda of agreements for public improvements for the development of this property will further address the specific responsibilities of the City and the developer. 11 Based on 1.5 million s.f.of building @$40/s.f.for a total$60 million construction cost,with 1,500 total employees. Potential retail uses that could be permitted within the BLI zoning areas were not modelled due to lack of plan specificity at this time. 8 NOTICE OF PUBLIC HEARING CITY OF LONGMONT--CITY COUNCIL November 26, 1996--7:00 P.M. CITY COUNCIL CHAMBERS CONCEPTS DIRECT ANNEXATION NO. 1 RESOLUTION R-96-45 A RESOLUTION OF THE COUNCIL OF THE CITY OF LONGMONT, COLORADO, FINDING THE PETITION FOR ANNEXATION OF A PARCEL OF LAND LOCATED IN SECTION 6, TOWNSHIP 2 NORTH, RANGE 68 WEST OF THE SIXTH PRINCIPAL MERIDIAN, COUNTY OF WELD, STATE OF COLORADO (KNOWN AS CONCEPTS DIRECT ANNEXATION NO. 1, GENERALLY LOCATED ONE HALF MILE EAST OF COUNTY LINE ROAD AND NORTH OF HIGHWAY 119), TO BE IN SUBSTANTIAL COMPLIANCE WITH THE COLORADO REVISED STATUTES SECTION 31-12-107(1). WHEREAS, a petition for annexation of a certain parcel of land as described in Exhibit A attached hereto, has been filed with the City Clerk, City of Longmont, Colorado; and WHEREAS, the petition has been referred to the City Council of the City of Longmont, Colorado, for a determination of substantial compliance with the requirements of C.R.S. §31-12-107(1); and WHEREAS, the City Council has been advised by staff, and has taken official notice of all maps, records and other information and other materials on file with the City of Longmont, Colorado regarding said petition. NOW, THEREFORE, the Council of the City of Longmont, Colorado, resolves: Section 1 The petition for annexation of a certain parcel of land located in Section 6, Township 2 North, Range 68 West of the 6th Principal Meridian, County of Weld, State of Colorado, more particularly described in Exhibit A, attached hereto and incorporated herein by this reference, is hereby determined to be in substantial compliance with C.R.S. §31-12-107(1). Section 2 The City Council shall hold a public hearing on the proposed annexation on November 26, 1996, at 7:00 p.m. in the City Council Chambers, Civic Center Complex, Longmont, Colorado, to determine if the proposed annexation complies with C.R.S. §§31- 12-104 and 105, or such parts thereof as may be required to establish eligibility for annexation. Section 3 The City Clerk shall publish a notice of hearing once a week for four successive weeks prior to the hearing in a newspaper of general circulation in the area proposed to be annexed. Section 4 The Resolution shall become effective on October 25, 1996. Adopted this 22nd day of October, 1996. /s/Leona Stoecker Mayor Attest: /sNaleria L. Skitt City Clerk Approved as to form: /s/Mick N. Conrad Deputy City Attorney Published in the Daily Times Call, Longmont, Colorado, October 25, and November 1, 8, and 15, 1996. EXHIBIT A Concepts Direct Annexation No. 1 Legal Description BEGINNING AT THE SOUTH QUARTER CORNER OF SECTION 6, TOWNSHIP 2 NORTH, RANGE 68 WEST, OF THE 6TH P.M.; THENCE N 00°23'54"E, 518.73 FEET ALONG THE WEST LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 6 TO THE SOUTHWEST CORNER OF THAT TRACT OF LAND DESCRIBED IN BOOK 585 AS RECEPTION NO. 1501990 OF THE WELD COUNTY COLORADO RECORDS; THENCE ALONG THE BOUNDARIES OF SAID TRACT OF LAND DESCRIBED IN BOOK 585 AS RECEPTION NO. 1501990 THE FOLLOWING THREE COURSES; THENCE S89°36'06" E, 200.00 FEET; THENCE N00°23'54" E, 217.80 FEET; THENCE N89°36'06" W, 200.00 FEET TO A POINT ON THE WEST LINE OF THE SOUTHEAST QUARTER ALONG THE WEST LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 6; THENCE N 00°23'54" E, 228.44 FEET TO THE SOUTHWEST CORNER OF THAT TRACT OF LAND DESCRIBED IN BOOK 578 AS RECEPTION NO. 1499786 OF THE WELD COUNTY COLORADO RECORDS; THENCE S 63°14'42" E, 1492.80 FEET; THENCE S 43°50'14" E, 504.83 FEET TO A POINT ON THE SOUTH LINE OF COLORADO STATE HIGHWAY NO. 119; THENCE ALONG THE SOUTH LINE OF SAID COLORADO STATE HIGHWAY NO. 119 THE FOLLOWING 5 COURSES; THENCE S 87°38'07" W, 475.00 FEET; THENCE S 62°37'07" W, 165.50 FEET; THENCE S 87°38'07" W, 400.00 FEET; THENCE N 67°20'53" W, 165.50 FEET; THENCE S 87°38'07" W, 516.60 FEET TO A POINT ON THE WEST LINE OF THE NORTHEAST QUARTER OF SECTION 7, TOWNSHIP 2 NORTH, RANGE 68 WEST; THENCE N 00°18'37" E, 141.00 FEET TO THE POINT OF BEGINNING. CONTAINING 23.275 ACRES MORE OR LESS. VD©D 10` V Ala P N.T.S. 86 UNION $$ RESERVOIR 4. IS.!—... co r 2. 1 2 N m R69W R68 ROUGH Na aum aria GREAT STE N R , _. %�//�%�%j Mc:raN -,. /i� RE! DENTAL M %/.j// DEVELOPMENT NESiERN / %j -1------------ #'/:V7%;:/'%-/ STATE Hu1WA Na 119 .,rte, /✓ .r Y V UU 6(7;.„111 .-. T2N 2 § sof—) a 9G ST.VRAINN c> O4,'froq�CR+ R4' z r c Ith g� .s-�� .� Ci ei ieeey ' 9 tl f gpi lli tbip'teg ��to`�FA�� gCt qq=6 1 II : eIt! ! II! tiFbeeAA Aa, plilt °° iaii04 ! 11'f,Ep :11) s E A�1 �[119a .,,.�e' gtoi dlintt pp Ie °pl 1 A` �!I A YI t m� CI tC6�Cs";1116;01! � � t5 iC@��a��d �t �. G C A lm , 1 I ilk ° A , it i 1 A R ,.....'•� I A i ii i e g i; t A A A k A i It, rill � � ie a w N Q 6a:�I 1I MI ill fl u t Od�°3� lvanilnD�aDv 03NOZ PI w tli�l P A $ M ' Nn07 01BM lilt( o N Ad 10! im (�Aro•a .oA) WHrKLN1 , I �i W a g� 4 A . � a o m to ,/�j; �ii CI !is og N r - i ly t u m IY in , a Ali, t i i U U I I1 I l t e 1 r Q C \�__ A A -i n ! t " ,_ v 3 VIII' I: III! i P otC 6^L -Mir-- Pri 1111 ! o /r�/ ! ate.. �i .≥�f4-'� o Lill''I E y 1itv t / F tl -v '.\�5 Li t\N\o\&s® N aaN�".0\\\� \N ��r is t Ph 3.=.. !ti _pa it• mid ° d ipi �^----__ ko! y -- Ill� 96 z aw if w o inn au." JZ N u 9661 96 G1 :91 vi 130 uoN :El NOTICE OF PUBLIC HEARING CITY OF LONGMONT--CITY COUNCIL November 26, 1996--7:00 P.M. CITY COUNCIL CHAMBERS CONCEPTS DIRECT ANNEXATION NO. 2 RESOLUTION R-96-46 A RESOLUTION OF THE COUNCIL OF THE CITY OF LONGMONT, COLORADO, FINDING THE PETITION FOR ANNEXATION OF A PARCEL OF LAND LOCATED IN SECTION 6, TOWNSHIP 2 NORTH, RANGE 68 WEST OF THE SIXTH PRINCIPAL MERIDIAN, COUNTY OF WELD, STATE OF COLORADO (KNOWN AS CONCEPTS DIRECT ANNEXATION NO. 2, GENERALLY LOCATED ONE HALF MILE EAST OF COUNTY LINE ROAD AND NORTH OF HIGHWAY 119), TO BE IN SUBSTANTIAL COMPLIANCE WITH THE COLORADO REVISED STATUTES SECTION 31-12-107(1). WHEREAS, a petition for annexation of a certain parcel of land as described in Exhibit A attached hereto, has been filed with the City Clerk, City of Longmont, Colorado; and WHEREAS, the petition has been referred to the City Council of the City of Longmont, Colorado, for a determination of substantial compliance with the requirements of C.R.S. §31-12-107(1); and WHEREAS, the City Council has been advised by staff, and has taken official notice of all maps, records and other information and other materials on file with the City of Longmont, Colorado regarding said petition. NOW, THEREFORE, the Council of the City of Longmont, Colorado, resolves: Section 1 The petition for annexation of a certain parcel of land located in Section 6, Township 2 North, Range 68 West of the 6th Principal Meridian, County of Weld, State of Colorado, more particularly described in Exhibit A, attached hereto and incorporated herein by this reference, is hereby determined to be in substantial compliance with C.R.S. §31-12-107(1). Section 2 The City Council shall hold a public hearing on the proposed annexation on November 26, 1996, at 7:00 p.m. in the City Council Chambers, Civic Center Complex, Longmont, Colorado, to determine if the proposed annexation complies with C.R.S. §§31- 12-104 and 105, or such parts thereof as may be required to establish eligibility for annexation. Section 3 The City Clerk shall publish a notice of hearing once a week for four successive weeks prior to the hearing in a newspaper of general circulation in the area proposed to be annexed. Section 4 The Resolution shall become effective on October 25, 1996. Adopted this 22nd day of October, 1996. /s/Leona Stoecker Mayor Attest: /sNaleria L. Skitt City Clerk Approved as to form: /s/Mick N. Conrad Deputy City Attorney Published in the Daily Times Call, Longmont, Colorado, October 25, and November 1, 8, and 15, 1996. EXHIBIT A Concepts Direct Annexation No. 2 Legal Description COMMENCING AT THE SOUTH QUARTER CORNER OF SECTION 6, TOWNSHIP 2 NORTH, RANGE 68 WEST, OF THE 6TH P.M.; THENCE N 00°23'54"E, 518.73 FEET ALONG THE WEST LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 6 TO THE SOUTHWEST CORNER OF THAT TRACT OF LAND DESCRIBED IN BOOK 585 AS RECEPTION NO. 1501990 OF THE WELD COUNTY COLORADO RECORDS; THENCE ALONG THE BOUNDARIES OF SAID TRACT OF LAND DESCRIBED IN BOOK 585 AS RECEPTION NO. 1501990 THE FOLLOWING THREE COURSES; THENCE S89°36'06" E, 200.00 FEET; THENCE N00°23'54" E, 217.80 FEET; THENCE N89°36'06" W, 200.00 FEET TO A POINT ON THE WEST LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 6; THENCE N 00°23'54" E, 228.44 FEET ALONG THE WEST LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 6 TO THE SOUTHWEST CORNER OF THAT TRACT OF LAND DESCRIBED IN BOOK 578 AS RECEPTION NO. 1499786 OF THE WELD COUNTY COLORADO RECORDS THE POINT OF BEGINNING; THENCE S 63°14'42" E, 1492.80 FEET; THENCE S 43°50'14" E, 504.83 FEET TO A POINT ON THE SOUTH LINE OF COLORADO STATE HIGHWAY NO. 119; THENCE N87°38'07" E, 929.22 FEET ALONG THE SOUTH LINE OF SAID COLORADO STATE HIGHWAY NO. 119; THENCE N 01 °04'24"E, 2741.65 FEET TO A POINT ON THE SOUTH LINE OF THAT TRACT OF LAND DESCRIBED IN BOOK 241 AT PAGE 395 OF THE WELD COUNTY, COLORADO RECORDS OR TO THE SOUTH LINE OF SAID TRACT OF LAND DESCRIBED IN BOOK 241AT PAGE 395 EXTENDED EASTERLY; THENCE S 87°46'53" W, 2448.32 FEET ALONG THE SOUTH LINE AND THE SOUTH LINE EXTENDED EASTERLY TO THE EASTERLY LINE OF THAT TRACT OF LAND DESCRIBED IN BOOK 607 AS RECEPTION NO. 1529338; THENCE S 00°23'54" W, 817.69 FEET ALONG THE EASTERLY LINE OF SAID TRACT OF LAND DESCRIBED IN BOOK 607 AS RECEPTION NO. 1529338 OF THE WELD COUNTY, COLORADO RECORDS TO A POINT ON THE NORTHERLY LINE OF THAT TRACT OF LAND DESCRIBED IN BOOK 580 AS RECEPTION NO. 1502444 OF THE WELD COUNTY, COLORADO RECORDS; THENCE S 66°05'06" E, 208.94 FEET; THENCE S 00°23'54" W, 804.82 FEET ALONG THE EASTERLY LINE OF SAID TRACT OF LAND DESCRIBED IN BOOK 580 AS RECEPTION NO. 1502444 AND ALONG THE EASTERLY LINE OF THAT TRACT OF LAND DESCRIBED IN BOOK 578 AS RECEPTION NO. 1499786 OF THE WELD COUNTY, COLORADO RECORDS; THENCE N 81 °33'29" W, 400.00 FEET TO THE POINT OF BEGINNING. 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