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MINUTES OF THE BOARD OF COUNTY COMMISSIONERS

Monday, June 4, 2001

LAND USE HEARING

(#45)

The Board of County Commissioners met with Rob Helmick, Senior Planner; Chair Rennels presided and Commissioners Bender and Gibson were present. Also present were Sarah Flick and Doug Ryan, Environmental Planners; Carol Evans, Planner II; Jim Reidhead, Director of the Rural Land Use Center; Roxanne Hayes and Traci Downs, Engineering; Jeannine Haag, Assistant County Attorney; Jean O'Connor, Clerk to the Board.

Chair Rennels stated that the following items are consent and will not be discussed unless requested by the Board or members of the audience. The first consent item, Chair Rennels noted, was tabled from May 14, 2001. Mr. Helmick requested the recording date for item #1 be corrected to the year 2002. Mr. Reidhead requested item #6 be removed from consent for three minor changes.

1. AMENDED PLAT OF LOTS 75, 76, & 77, MARIANNA PARK SUBDIVISION: SE 1/4 OF SECTION 20, TOWNSHIP 5 N, RANGE 69W; LOCATED NEAR SOUTH SHORE OF BOEDECKER LAKE, EAST OF COUNTY ROAD 23E.

This is a request to combine Lots 75, 76, 77 into 2, larger lots. Staff recommendation is approval of the amended plat of Lots 75, 76 & 77, Marianna Park Subdivision with the condition 1. The Final Plat shall be recorded by January 31, 2002 or this approval shall be null and void.

2. MILLER MINOR RESIDENTIAL DEVELOPMENT CHANGE OF CONDITION REQUEST: SW 8-4-69; APPROXIMATELY 1/4 MILE NORTH OF COUNTY ROAD 10, 1/2 MILE EAST OF COUNTY ROAD 23

This is a request for a change to Condition #10 of the Findings and Resolution approving the extension of the Miller Minor Residential Development. The request is to change the deadline/expiration date contained in this condition to December 4, 2001 to allow completion of conditions of approval for a two lot Minor Residential Development that was approved in May 2000. Staff findings include 1. The Miller Minor Residential Development 98-S1360 was conditionally approved by the Board of County Commissioners in May of 2000. In January 2001, the Board of County Commissioners approved a time extension for this development which set a new expiration date of May 22, 2001; 2. The applicant has submitted final plat materials for review. Additional information and revisions to those plans are needed before the plat can be recorded. The applicant requests a change of condition to Condition #10 of the Findings and Resolution recorded at Reception #2001009180 which specified the deadline date. The applicant requests an additional 6 months from the date of this hearing to complete her development; 3. While additional development has been approved and is under review in this area since the Miller Minor Residential Development was approved, there should be no significant impact on the conditions that were originally applied to the Miller project. A thorough review was conducted for the Minor Residential Development application. There does not appear to be any public benefit to be gained by denying the time extension and requiring a review of the project as a subdivision application under the Larimer County Land Use Code; 4. A change of condition #10 to allow a 6 month extension of the conditional approval for the Miller Minor Residential Development 98-S1360 should allow sufficient time for completion of this project. If the conditions of approval are not completed and the Final Plat is not recorded by the new deadline of December 4, 2001 then the applicant would be required to comply with the provisions of the Larimer County Land Use Code and submit a subdivision application to proceed with this development. Staff recommendation is approval of the request for a change of condition #10 to allow a 6 month time extension for the conditional approval of the Miller Minor Residential Development 98-S1360 and the variances for access easement and road width as contained in the original approval. The conditions of approval as contained in the Findings and Resolution recorded at Reception #2001009180 shall remain in effect and Conditions #10 shall be amended to read "All conditions shall be met and the Final Plat recorded by December 4, 2001 or this approval shall be null and void."

3. NEWMAN SUBDIVISION RELEASE OF WARRANTY COLLATERAL: SE 19-06-68; ON THE NORTH SIDE OF COUNTY ROAD 30 ABOUT 1/2 MILE WEST OF COUNTY ROAD 11

This is a request for release of warranty collateral for the Newman Subdivision. Staff recommendation is approval of the request to release the Warranty Collateral Agreement and warranty collateral for the Newman Subdivision.

4. CINDY LANE ESTATES SUBDIVISION RELEASE OF WARRANTY COLLATERAL: SE 19-06-68; ON THE NORTH SIDE OF COUNTY RD 30 ABOUT 1/2 MILE WEST OF COUNTY RD 11.

This is a request for Release of warranty collateral for the Cindy Lane Estates Subdivision. Staff recommendation is approval of the request to release the Warranty Collateral Agreement and warranty collateral for the Cindy Lane Estates Subdivision.

5. AMENDED PLAT OF LOTS 54 & 56, SOLDIER CANYON ESTATES, 2ND FILING: NE 1/4 OF SECTION 11 AND NW 1/4 OF SECTION 12, TOWNSHIP 17N, RANGE 70W; LOCATED 1 MILE WEST OF THE NORTH END OF HORSETOOTH RESERVOIR

This is a request to move the boundary line between Lots 54 & 56 so that a well which serves Lot 54 but is currently located on Lot 56 will be relocated to Lot 54. Staff recommendation is approval of Project #01-S1765, an Amended Plat for Lots 54 and 56, Soldier Canyon Estates, 2nd Filing with the following condition 1. The Final Plat shall be recorded by December 6, 2001 or this approval shall be null and void.

M O T I O N

Commissioner Bender moved that the Board of County Commissioners approve Marianna Park Subdivision Lots 75, 76, & 77 Amended Plat #01-S1753 with noted change; Miller Minor Residential Development Change of Condition #98-S1360; Newman Subdivision Release of Collateral #96-SU0972; Cindy Lane Estates Release of Collateral #97-SU1015; and Soldier Canyon Estates 2nd Filing Lots 54 & 56 Amended Plat #01-S1765 as outlined above, and remove item #6 Warner Rural Land Plan from the consent agenda.

Motion carries 3 - 0.

6. WARNER PRELIMINARY RURAL LAND PLAN: 28-10-69; GENERALLY LOCATED SIX MILES NORTH OF WELLINGTON AND TWO MILES WEST OF I-25, AT THE INTERSECTION OF COUNTY ROAD 9 AND THE HISTORIC COUNTY ROAD 76 RIGHT-OF-WAY.

This is a request to divide 80 acres into 3 single-family residential lots plus a farmstead accessory dwelling on approximately 15 acres and 65 acres of private residual land protected from further development for a minimum of 40-years. Staff findings are that this proposal is consistent with the policies of Section 5.8-Rural Land Use Process of the Larimer County Land Use Code.

Mr. Reidhead stated the applicant is proposing road improvements to Appendix G standards and requests approval for a knockdown gate at the east end of the road. Ms. Hayes stated that engineering staff was make aware of this new request this morning and has not reviewed the request. Chair Rennels requested information from engineering and suggested the item be tabled to June 25, 2001 at 3:00 p.m.

M O T I O N

Commissioner Gibson moved that the Board of County Commissioners table Warner Rural Land Use Plan #01-S1769 to June 25, 2001 at 3:00 p.m.

Motion carried 3 - 0.

7. CLARK LAKE SUBDIVISION RIGHT-OF-WAY AND UTILITY EASEMENT VACATION: NW1/4 OF SECTION 22, TOWNSHIP 9 N, RANGE 68 W; EAST OF I-25 AND SOUTH OF COUNTY ROAD 68.

This is a request to vacate the platted 50' road right-of-way between Lots 4 and 5 and vacate the platted 10' utility easement along the east boundary line of Lots 4, 5, and 6, Clark Lake Subdivision. Staff findings include 1. Clark Lake Subdivision was recorded in 1971. The plat includes a 50' right-of-way between Lots 4 and 5 which is stubbed out to the east boundary of this subdivision. The plat also includes a 10' utility easement along the east (rear) boundary lines of Lots 1-8; 2. The applicants have requested vacation of the 10' utility easement along the east boundary line of Lots 4, 5 and 6 and vacation of the 50' right-of-way between Lots 4 and 5; 3. Utility providers and the County Planning, Health and Engineering Departments have no objections to vacation of the 10' utility easement along the east boundary line of Lots 4, 5, and 6 as proposed; 4. The County Planning and Engineering Departments do object to the request to vacate the 50' right-of-way between Lots 4 and 5. The platted right-of-way provides an option for connectivity for future transportation and utility services for future development of the land located to the east of Clark Lake Subdivision. The Larimer County Land Use Code includes several citations requiring connectivity, including Section 5.3.7.D.2, Section 8.14.1.E, and Section 8.14.2.M, as well as Section 1.15.C.8 of the Larimer County Road Manual. The platted right-of-way provides access to an irrigation lateral located on the adjacent parcel to the east of Clark Lake Subdivision. Staff recommendation is approval of the request to vacate the 10' utility easement located along the east boundary of Lots 4, 5, and 6 of Clark Lake Subdivision. Staff also recommends denial of the request to vacate the 50' right-of-way as platted between Lots 4 and 5 of Clark Lake Subdivision.

Ms. Evans stated because of the potential that the land adjacent to the applicant's could be developed and staff therefore is recommending denial for the vacation of the 50-foot right-of-way (ROW). Ms. Evan further noted that a ditch easement could not be found, and staff concurs with the request to vacate the existing 10-foot utility easement.

Ms. Cindy Carr and Mr. David Carr, applicants, stated that all utility companies have agreed to the utility easement vacation since the utilities are located in the within the property by the street and that no legal lateral ditch easement exists for lots 4, 5 & 6. The 50-foot ROW, Ms. Carr continued, was not noted at time of a temporary certificate of occupancy nor did it show on title work. Ms. Carr explained several other possibilities allowing connectivity to the adjacent land if it were to develop and requested this 50-foot easement be vacated.

Much discussion ensued regarding the original location of the lateral ditch and how it has been re-aligned recently as well as in the past.

Mr. Norman Roediger, area property owner, stated that the 50-foot easement should not be vacated since development to the ease is a matter of when not if.

Mr. Lee Tucker, original developer, stated that in 1983 users of the lateral got together and rebuilt the ditch through lots 1, 2 and the east line of lot 3 and connecting into the remainder of the existing alignment. The ditch, Mr. Tucker stated is on the east side of the section line and that there is probably no easement of record for the ditch but has been a prescriptive use since the early 1900's. Mr. Tucker stated that in 1930 he granted a telephone easement under the current utility easement and paid the utility companies additional money to locate lines for the subdivision within a separate easement along the front lot lines.

Commissioner Bender asked if there are utilities in the 10-foot easement currently and Mr. Tucker stated that the utilities are currently located in the front of the lots, but that years ago, overhead telephone lines were within the easement.

Mr. Earl Valentine, area property owner, stated that he has used the lateral for 38 years and that all parties agreed to move the ditch- a right of the private property owners. The realignment of the ditch was the result of a blowout of the ditch bank.

Mr. Greg Melick, area resident, stated that the lateral is maintained with heavy equipment and that the banks erode in part, due to cattle grazing. The area, Mr. Melick stated is agricultural and water is essential. Commissioner Bender asked if the 10-foot utility easement has been used in the past for maintenance of the ditch. Mr. Melick stated that users have never had to deal with the situation in the past, as users we have the right to maintain the ditch.

Mr. Jim Griffin, area resident stated that historically, maintenance of the ditch occurred on either side and prior to development of the property.

M O T I O N

Commissioner Bender moved that the Board of County Commissioners recess for 5 minutes.

Motion carried 3 - 0.

Mr. Tucker stated that he granted the 10-foot easement prior to subdividing the land and Ms. Evans concurred.

At this time the hearing was closed to the public and Ms. Carr rebutted and stated the applicants are not disputing access to the ditch and reiterated that the applicants do not want access via their property.

Commissioner Gibson noted that the 50-foot easement is valuable to potential future development of adjacent property and asked for clarification of the use of the 10-foot easement and the ability to maintain the ditch.

Ms. Evans stated there is no ditch access easement of record and noted that she does not have knowledge as to whether a utility easement is allowed for ditch maintenance. Ms. Evans informed the Board that the Curtis property, adjacent property owner advised staff via phone that they disagree with the vacation of the 50-foot ROW

Chair Rennels requested clarification of "prescriptive use" and Ms. Haag stated that there are that easements can be established historically through adverse use, so the lack of something in writing may not be the end of this issue. The utility easement, Ms. Haag continued, was dedicated for utilities and that action either way regarding this easement would not enhance or detract from the ditch.

M O T I O N

Commissioner Gibson moved that the Board of County Commissioners deny the vacation of the 50-foot ROW.

Motion carried 3 - 0.

M O T I O N

Commissioner Bender moved that the Board of County Commissioners approve the vacation of the 10-foot utility easement.

Motion carried 3 - 0.

There being no further business, the hearing was adjourned at 4:35 p.m.

TUESDAY, JUNE 5, 2001

ADMINISTRATIVE MATTERS

(#46)

The Board of County Commissioners met with Frank Lancaster, County Manager; Chair Rennels presided and Commissioners Bender and Gibson were present. Also present were Jill Bennett, Senior Planner; Russ Legg, Chief Planner; Mark Peterson, County Engineer; Jeannine Haag, Assistant County Attorney; Donna Hart, Commissioner's Administrative Manager; Deni La Rue, Community Information Manager; and Jean O'Connor, Clerk to the Board.

  1. PUBLIC COMMENT: None
  2. APPROVAL OF THE MINUTES FOR THE WEEKS OF MAY 21 AND MAY 28, 2001:
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    M O T I O N

    Commissioner Bender moved that the Board of County Commissioners approve the minutes for the weeks of May 21 and May 28, 2001 as presented.

    Motion carried 3 - 0.

  4. APPROVAL OF THE SCHEDULES FOR THE WEEKS OF JUNE 11 AND JUNE 18, 2001:

M O T I O N

Commissioner Gibson moved that the Board of County Commissioners approve the schedules for the weeks of June 11 and June 18, 2001.

Motion carried 3 - 0.

  • Invitations: Ms. Hart reviewed pending invitations with the Board.

4. CONSENT AGENDA:

M O T I O N

Commissioner Gibson moved that the Board of County Commissioners approve the following items as presented on the consent agenda:

A01-76 DEVELOPMENT AGREEMENT BETWEEN THE BOARD OF COUNTY COMMISSIONERS AND RIVERSIDE FARM DEVELOPMENT GROUP, LLC FOR RIVERSIDE FARM FIRST FILING

A01-77 AGREEMENT BETWEEN THE BOARD OF COUNTY COMMISSIONERS AND IMERGE CONSULTING FOR IMAGING IMPLEMENTATION

A01-78 AGREEMENT BETWEEN THE BOARD OF COUNTY COMMISSIONERS AND ROBERT E FURST FOR ROAD IMPROVEMENTS ON COUNTY ROAD 17

A01-79 SUBORDINATION NONDISTURBANCE AND ATTORNMENT AGREEMENT BETWEEN THE BOARD OF COUNTY COMMISSIONERS AND THE AFFILIATE OF AEGON USA REALTY ADVISORS, INC FOR SPACE A AT MIDPOINT

A01-80 SUBORDINATION NONDISTURBANCE AND ATTORNMENT AGREEMENT BETWEEN THE BOARD OF COUNTY COMMISSIONERS AND THE AFFILIATE OF AEGON USA REALTY ADVISORS, INC FOR SPACE B AT MIDPOINT

A01-81 AGREEMENT BETWEEN THE BOARD OF COUNTY COMMISSIONERS AND THE TOWN OF WELLINGTON FOR LAW ENFORCEMENT

A01-82 AGREEMENT BETWEEN THE BOARD OF COUNTY COMMISSIONERS AND THE TOWN OF TIMNATH FOR LAW ENFORCEMENT

A01-83 AGREEMENT BETWEEN THE BOARD OF COUNTY COMMISSIONERS AND STEPHANIE D. FRANDSON FOR ROAD IMPROVEMENTS ON COUNTY ROAD 17

A01-84 DEVELOPMENT AGREEMENT BETWEEN THE BOARD OF COUNTY COMMISSIONERS AND FOOTHILLS VISTA SUBDIVISION HOMEOWNERS ASSOCIATION FOR FOOTHILLS VISTA SUBDIVISION

A01-85 DEVELOPMENT AGREEMENT AND RESIDUAL LAND USE RESTRICTIONS BETWEEN THE BOARD OF COUNTY COMMISSIONERS AND LOUIS F. SWIFT III FOR SWIFT PONDS RURAL LAND PLAN

C01-29 EXCLUSIVE RIGHT-TO-SELL LISTING CONTRACT BETWEEN THE BOARD OF COUNTY COMMISSIONERS AND REALTEC TO SELL 419 WEST MOUNTAIN

C01-30 CONTRACT BETWEEN THE BOARD OF COUNTY COMMISSIONERS AND THE STATE OF COLORADO FOR THE USE AND BENEFIT OF THE DEPARTMENT OF LOCAL AFFAIRS, DIVISION OF HOUSING FOR EMERGENCY SHELTER GRANT

R01-77 FINDINGS AND RESOLUTION APPROVING THE HAWTHORNE VILLAGE APPEAL

R01-78 FINDINGS AND RESOLUTION APPROVING THE NAUTA PRELIMINARY RURAL LAND PLAN

R01-79 FINDINGS AND RESOLUTION GRANTING THE HANSEN EXEMPTION

R01-80 FINDINGS AND RESOLUTION APPROVING THE LOCKARD MINOR SUBDIVISION

R01-81 FINDINGS AND RESOLUTION APPROVING THE WILDWING CONSERVATION DEVELOPMENT GENERAL DEVELOPMENT PLAN

R01-82 RESOLUTION FOR STATUTORY VESTED RIGHTS FOR SWIFT PONDS RURAL LAND USE PLAN

R01-83 RESOLUTION FOR STATUTORY VESTED RIGHTS FOR FOOTHILLS VISTA SUBDIVISION

MISCELLANEOUS: Lot 30, Crystal Lakes 11th Filing PUD, Lot 15 and a portion of Creedmore Lakes Road in Crystal Lakes 2nd Filing Amended Plat; Amended Plat of Lots 2-6 Block C of Mycamp Subdivision; Swift Ponds Rural Land Use Plan Final Plat; Foothills Vista Subdivision Final Plat; Riverside Farm Subdivision 1st Filing Final Plat; Stated Division of Housing proposal for grant funds; Allocation letter #02-08 Funds for Residential Diversion-Non Residential Services; Estoppel Certificate for Space B Midpoint Drive; Estoppel Certificate for Space A Midpoint Drive.

LIQUOR LICENSES: The following licenses were approved LaPorte BBQ and Grill Change of Corporate Structure; Hilltop Outpost- 3.2%- Red Feather Lakes, CO; and Villa Tatra- 6%- Lyons, CO. The following licenses were issued Hearts & Horses- 6% Special Events Permit- Loveland, CO; Dal-Rae's High Country Inn- 6%- Red Feather Lakes, CO; and Conoco Food Stores- 3.2%- Loveland, CO.

Motion carried 3 - 0.

5. LETTER OF SUPPORT FOR GRANT APPLICATION: Ms. Bennett requested the Board approve a letter of support for TARP to make a grant application for the acquisition of a conservation easement to benefit the Peak to Peak Scenic and Historic Byway. The grant, Ms. Bennett explained, would come from the Colorado Department of Transportation.

M O T I O N

Commissioner Bender moved that the Board of County Commissioners approve a letter of support for the Tourism and Recreation Program (TARP) grant application.

Motion carried 3 - 0.

6. APPROVAL OF THE FINAL PLAT, DEVELOPMENT AGREEMENT, DEED OF DEDICATION, ESCROW AGREEMENT AND DEED OF CONSERVATION EASEMENT FOR THE WESTCHASE PLANNED UNIT DEVELOPMENT: Mr. Legg stated some of the documents to be approved may not include all attachments because there are several real estate closings occurring today as well as pending annexation into the City of Fort Collins. Mr. Legg stated that he reviewed the documents with Mr. Lancaster prior to bringing them before the Board and requested the Board's approval.

M O T I O N

Commissioner Bender moved that the Board of County Commissioners approve the following documents related to the Westchase Planned Unit Development Final Plat; Development Agreement; Deed of Dedication; Deed of Conservation Easement; and Escrow Agreement.

Motion carried 3 - 0

A01-74 AGREEMENT BETWEEN THE BOARD OF COUNTY COMMISSIONERS AND WESTCHASE PROPERTIES, LLC FOR THE WESTCHASE PUD

A01-75 ESCROW AGREEMENT BETWEEN THE BOARD OF COUNTY COMMISSIONERS AND WESTCHASE PROPERTIES, LLC FOR THE WESTCHASE PUD

D01-08 DEED OF DEDICATION BETWEEN THE BOARD OF COUNTY COMMISSIONERS AND WESTCHASE PROPERTIES, LLC FOR THE WESTCHASE PUD

D01-09 DEED OF CONSERVATION EASEMENT BETWEEN THE BOARD OF COUNTY COMMISSIONERS AND WESTCHASE PROPERTIES, LLC FOR THE WESTCHASE PUD **Clerk's Note: "..Conservation Values of the Property are documented in an inventory of relevant features of the Property on file at the offices of Grantee.." This office is the Director of Larimer County Parks and Open Lands**

7. TRANSIT GRANT FUNDING APPLICATION FOR 2002 - 2003: Mr. Peterson informed the Board of a grant funding application for Federal Transit Administration for fiscal years 2002 and 2003. Mr. Peterson stated that Larimer County would be the official applicant and recipient for the funds, however Transfort Serves as the grant administrator. Ms. Vicki McLane, the grant administrator, stated that depending upon what the funds are used for, a local match is required. Local match, Ms. McLane stated, is required as follows 50% for operations, 30% for administration, and 20% for capital and is supplied in the form of in-kind donations and federal funds. Commissioner Gibson asked if transit would always be subsidized and Mr. Peterson stated that fare revenue just does not cover operating expenses.

 

 

 

M O T I O N

Commissioner Bender moved that the Board of County Commissioners approve the grant application to be submitted by the Metropolitan Planning Organization on behalf of Larimer County for Federal Transit Administration Section 5310 and 5311 Rural Transit Funds.

Motion carried 3 - 0.

8. RESOLUTION ENDORSING THE DESIGNATION OF BLOCK 31 AS THE SITE FOR A NEW CITY OF FORT COLLINS PERFORMING ARTS CENTER AND PLEDGING THE COUNTY'S COOPERATION IN CONNECTION THEREIN: Mr. Lancaster noted that Block 31 is jointly owned by the City of Fort Collins and Larimer County; some portions are jointly owned while others are individually held. In order to locate the Art Center as planned, Mr. Lancaster continued, the City and County needs to adjust ownership of part of the Block. Mr. Lancaster noted that the adjustment would be advantageous to Larimer County and requested Board support.

M O T I O N

Commissioner Gibson moved that the Board of County Commissioners approve a resolution endorsing the designation of Block 31 as the site for a new City of Fort Collins Performing Arts Center and pledging the County's cooperation in connection therewith.

Motion carried 3 - 0.

9. WORK SESSION: Mr. Lancaster distributed a response letter to Red Mountain and requested comments from the Board. Consensus of the Board is to mail the letter as submitted.

Mr. Lancaster briefed the Board on discussions regarding calling areas and stated that the sub-committee is requesting that Larimer and Weld Counties be a local calling district.

Mr. Lancaster informed the Board that June 11, 2001 is the birthday of Sam Waldo, and due to her long and continued dedicated service, Mr. Lancaster requested the Board declare June 11, 2001 as Sam Waldo Day.

M O T I O N

Commissioner Gibson moved that the Board of County Commissioners declare June 11, 2001 as Sam Waldo Day.

Motion carried 3 - 0.

Mr. Lancaster stated that the server is now ready to broadcast live from the Board's hearing and conference rooms via the Intranet and that in the future, the County may be able to also broadcast via the Internet.

10. COMMISSIONER REPORTS: Commissioner Gibson stated that he participated in the Berthoud Day Parade.

Commissioner Bender noted that he attended the Foster Family recognition and the Poudre High School Art unveiling at the Justice Center. Commissioner Bender also had a community meeting this morning and a citizen complained of the frustration and confusion of developing in Larimer County. Mr. Lancaster stated that in an effort to simplify that issue, a focus group has been formed to address experiences, concerns and issues relating to the planning/development process.

At this time, Commissioner Gibson excused himself to attend another meeting.

  1. LEGAL MATTERS:

EXECUTIVE SESSION

M O T I O N

Commissioner Bender moved that the Board of County Commissioner go into executive session at 10:30 a.m. for potential litigation.

Motion carried 2 - 0.

Executive session ended at 10:45 a.m.; no action was taken.

 

________________________________

KATHAY RENNELS, CHAIR

BOARD OF COUNTY COMMISSIONERS

 

MYRNA J RODENBERGER

CLERK AND RECORDER

(S E A L)

 

A T T E S T

 

_________________________________

Jean M. O'Connor, Clerk to the Board

Background Image: Loveland Bike Trail by Sharon Veit. All rights reserved.