HomeMy WebLinkAbout20123068.tiff 1861 - 2011
LAND USE APPLICATION
SUMMARY SHEET
WELD -COUNTY
u
Planner: Diana Aungst Hearing Date: October 16, 2012
Case Number: USR12-0047
Applicant: Douglas and Deborah Duggan
Request: A Site Specific Development Plan and Special Review Permit for a mineral resource
development facilities including: Oil and Gas Support and Service (Water Depot and
Storage) in the A (Agricultural) Zone District
Legal Lot B of RECX11-0035 being part of the NW4 of Section 4, T10N, R61W of the 6th
Description: P.M., Weld County, CO
Location: Approximately 200 feet south of County Road 122 and approximately 0.5 mile east of
County Road 89
Size of Parcel: 2.5 acres Parcel No. 0291-04-2-00-014
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS
The criteria for review of this Special Review Permit is listed in Section 23-2-220 of the Weld County
Code.
The Department of Planning Services' staff has received referral responses with comments from the
following agencies:
I ➢ Weld County Department of Public Works, referral dated August 10, 2012
I ➢ Weld County Department of Public Health and Environment, referral dated August 9, 2012
I ➢ Weld County Zoning Compliance, referral dated July 23, 2012
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
I ➢ Weld County Department of Building Inspection, referral dated August 23, 2012
0➢ State of Colorado, Division of Water Resources, referral dated August 3, 2012
0➢ Town of Grover, referral dated August 10, 2012
The Department of Planning Services' staff has not received responses from the following agencies:
I ➢ School District RE-12
I ➢ Colorado Division of Parks and Wildlife
I ➢ Pawnee Fire Protection District
I ➢ West Greeley Soil Conservation District
0➢ Weld County Sheriff's Office
USR12-0047,page 1 of 9
1861 - 2011 SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
WELD__COUNTY
Planner: Diana Aungst Hearing Date: October 16, 2012
Case Number: USR12-0047
Applicant: Douglas and Deborah Duggan
Request: A Site Specific Development Plan and Special Review Permit for a mineral resource
development facilities including: Oil and Gas Support and Service (Water Depot and
Storage) in the A (Agricultural) Zone District
Legal Lot B of RECX11-0035 being part of the NW4 of Section 4, T10N, R61W of the 6th
Description: P.M., Weld County, CO
Location: Approximately 200 feet south of County Road 122 and approximately 0.5 mile east of
County Road 89
Size of Parcel: 2.5 acres Parcel No. 0291-04-2-00-014
Description of Use:
The applicant is proposing a commercial water depot in an agriculturally zoned area. This water depot
will be located approximate one-third mile east of Grover. The Division of Water Resources has approved
permits for two wells that will supply this water depot. This water depot will be used to fill trucks with
water to be used by drilling companies in the area. The water will also be used by oil companies for dust
control in the surrounding area. The site currently has 5 water tanks and a small shed. The facility is
proposed to operate 24 hours—7 days a week.
THE DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDS THAT THIS REQUEST BE
APPROVED FOR THE FOLLOWING REASONS:
1. The submitted materials are in compliance with the application requirements of Section 23-2-260
of the Weld County Code.
2. It is the opinion of the Department of Planning Services' staff that the applicant has shown
compliance with Section 23-2-220 of the Weld County Code as follows:
A. Section 23-2-220.A.1 - The proposed use is consistent with Chapter 22 and any other
applicable code provisions or ordinance in effect.
Section 22-2-20.C. - A.Goal 3. states: "County land use regulations recognize and respect
the rights afforded by the State Constitution and associated statutes of individually decreed
water rights. Water rights are considered real property and should be protected as any
other private property right."
Section 22-2-20.C.3 - A.Policy 3.3 states, "Land use regulations should consider the
traditional and future operational viability of water delivery infrastructure when applications
for proposed land use changes are considered."
USR12-0047,page 2 of 9
Section 22-2-20.G - A.Goal 7 states, "County land use regulations should protect the
individual property owner's right to request a land use change."
Section 22-6-20 A. ECON.Goal 1. State: "Encourage the expansion of existing businesses
and the location of new industries that will provide employment opportunities in the County."
Section 22-2-20.G.2 - A.Policy 7.2 states, "Conversion of agricultural land to nonurban
residential, commercial, and industrial uses should be accommodated when the subject site
is in an area that can support such development, and should attempt to be compatible with
the region."
Section 22-2-80.D - I. Goal 4 states, "All new industrial development should pay its own
way."
The applicant will be responsible for covering all costs for all on-site and any applicable off-
site improvements associated with this use, as required through the Improvements
Agreement and Conditions of Approval.
Section 22-4-30.A.1 (WA.Policy 1.1) states, "Acknowledge a water right as real property that
is held by the individual or entity that has developed or maintained the water decree."
The State Engineer's Office, Division of Water Resources (DWR), has permitted two (2)
wells for industrial and commercial use, via truck hauling on the 136 acres of overlying land.
Well Permit#69713-FR and #74396-F. Well Permit#69713-FR is permitted to withdraw 33
acre-feet per year from the Laramie aquifer.
B. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the Agricultural (A)
Zone District. Sections 23-3-40.A.2 of the Weld County Code allows for, A Site Specific
Development Plan and Special Review Permit for a Mineral Resource Development
Facilities Including: Oil And Gas Support and Service (Water Depot and Storage) in the A
(Agricultural) Zone District.
Currently the property is in violation (COMP11-00147) for the operation of a commercial
water hauling business without an approved and recorded Use by Special Review permit
(USR). If the USR is approved, the violation will be closed. If denied, the case shall be
referred to the County Attorney's office with a delay of legal action for 30 days in order to
give the applicant time to ensure that the business is removed from the property.
C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the existing
surrounding land uses.
The site is located approximately one-third mile east of the Town of Grover and is located in
a rural area on lands without irrigation water. The site currently contains 5 water tanks, a
trash container, a water pump, and a small shed. Adjacent properties are mainly utilized for
dryland pastures/crops and a yet to be permitted propane distribution business. The nearest
residence is located in the Town of Grover; approximately one-half mile to the west the site.
The Weld County Department of Planning Services has received no comments/concerns
from the surrounding property owners. The attached Development Standards and
Conditions of Approval, including a required lighting plan and a road improvements and
maintenance plan, will address the impacts and ensure compatibility with surrounding area.
D. Section 23-2-220.A.4 -- The uses which will be permitted will be compatible with future
development of the surrounding area as permitted by the existing zoning and with the future
development as projected by Chapter 22 of the Weld County Code and any other applicable
code provisions or ordinances in effect, or the adopted Master Plans of affected
municipalities.
USR12-0047,page 3 of 9
The Town of Grover in their referral dated August 10, 2012 stated that they have no
concerns with the proposed development; although they will monitor the water table in the
area.
E. Section 23-2-220.A.5 -- The application complies with Article V of the Weld County Code.
The existing site is within the County Road Impact Fee Area and the Capital Expansion
Impact Fee and Drainage Impact Fee areas.
Effective April 25, 2011, Building Permits issued on the proposed lots will be required to
adhere to the fee structure of the Weld County Road Impact Program. (Ordinance 2011-2)
Effective April 25, 2011, Building Permits issued on the proposed lots, will be required to
adhere to the fee structure of the County Facility Fee and Drainage Impact Fee. (Ordinance
2011-2)
F. Section 23-2-220.A.6 -- The applicant has demonstrated a diligent effort to conserve prime
agricultural land in the locational decision for the proposed use.
The proposed facility is located on soils designated as "Prime if they become irrigated" per
the 1979 Soil Conservation Service Important Farmlands of Weld County Map. The
proposed USR is approximately 2.5 acres in size and will not take Prime (Irrigated)
Farmland out of production.
G. Section 23-2-220.A.7 -- There is adequate provisions for the protection of health, safety, and
welfare of the inhabitants of the neighborhood and County.
The Design Standards (Section 23-2-240, Weld County Code), Operation Standards
(Section 23-2-250, Weld County Code), Conditions of Approval and Development Standards
can ensure that there are adequate provisions for the protection of health, safety, and
welfare of the inhabitants of the neighborhood and County.
This recommendation is based, in part, upon a review of the application materials submitted by the
applicant, other relevant information regarding the request, and responses from referral entities.
The Department of Planning Services' staff recommendation for approval is conditional upon the
following:
1. Prior to recording the plat:
A. An Improvements and Road Maintenance Agreement is required for this site. Access
improvements shall include 60 foot turning radiuses and tracking control to prevent the
tracking of mud onto the County roadway. (Department of Public Works)
B. The applicant shall submit to the Department of Planning Services with a Lighting Plan for
review and approval. (Department of Planning Services)
C. The applicant shall apply for all applicable building permits. (Department of Planning
Services.)
D. The plat shall be amended to delineate the following:
1) All sheets of the plat shall be labeled USR12-0047. (Department of Planning Services)
2) The attached Development Standards. (Department of Planning Services)
3) The plat shall be prepared per Section 23-2-260.D of the Weld County Code.
(Department of Planning Services)
4) Approved lighting plan. (Department of Planning Services)
USR12-0047,page 4 of 9
5) County Road 122 is designated on the Weld County Road Classification Plan as a
collector road, which requires 80 feet of right-of-way at full build out. The applicant
shall verify the existing right-of-way and the documents creating the right-of-way and
this information shall be noted on the plat. All setbacks shall be measured from the
edge of future right-of-way. If the right-of-way cannot be verified, it shall be dedicated.
This road is maintained by Weld County. (Department of Public Works)
6) Reference the recorded easement used for access on the Plat. (Department of Public
Works)
7) The applicant has obtained an Access Permit for two accesses to the property. Show
and label the approved accesses on the plat with the approved Access Permit number
(AP11-00499). (Department of Public Works)
2. Upon completion of 1. above the applicant shall submit three (3) paper copies of the plat for
preliminary approval to the Weld County Department of Planning Services. Upon approval of the
paper copies the applicant shall submit a Mylar plat along with all other documentation required
as Conditions of Approval. The Mylar plat shall be recorded in the office of the Weld County Clerk
and Recorder by Department of Planning Services' Staff. The plat shall be prepared in
accordance with the requirements of Section 23-2-260.D of the Weld County Code. The Mylar
plat and additional requirements shall be submitted within one-hundred-twenty (120) days from
the date of the Board of County Commissioners resolution. The applicant shall be responsible for
paying the recording fee. (Department of Planning Services)
3. The Department of Planning Services respectively requests the surveyor provide a digital copy of
this Use by Special Review. Acceptable CAD formats are .dwg, .dxf, and .dgn (Microstation);
acceptable GIS formats are ArcView shapefiles, Arclnfo Coverages and Arclnfo Export files
format type is .e00. The preferred format for Images is .tif(Group 4). (Group 6 is not acceptable).
Thisdigitalfilemaybesenttodhuerter@co.weld.co.us. (Department of Planning Services)
USR12-0047,page 5 of 9
SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
USR12-0047
1. A Site Specific Development Plan and Special Review Permit for a mineral resource development
facilities including: Oil and Gas Support and Service (Water Depot and Storage) in the A
(Agricultural) Zone District. (Department of Planning Services)
2. Approval of this plan may create a vested property right pursuant to Section 23-8-10 of the Weld
County Code. (Department of Planning Services)
3. Hauling hours (truck trips to and from the facility) shall be 24-hours seven-days/week.
(Department of Planning Services)
4. Well permit no. 69713-FR is permitted by the State of Colorado to withdraw 33 acre-feet per year
for commercial use from the Laramie aquifer based on the overlying 136 acre land area. Prior to
the transfer or lease to any person or entity of all or part of the overlying 136 acre land area, such
person or entity shall be informed of the existence of well permit no. 69713-FR and the effect on
the availability of water to such land. (Department of Planning Services)
5. There shall a maximum of 10 water tanks on the site at any one time. (Department of Planning
Services)
6. No employees will be stationed on site. (Department of Planning Services)
7. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act,
30-20-100.5, C.R.S., as amended) shall be stored and removed for final disposal in a manner that
protects against surface and groundwater contamination. (Department of Public Health &
Environment)
8. No permanent disposal of wastes shall be permitted at this site. This is not meant to include
those wastes specifically excluded from the definition of a solid waste in the Solid Wastes
Disposal Sites and Facilities Act, 30-20-100.5, C.R.S., as amended. (Department of Public
Health & Environment)
9. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive dust,
fugitive particulate emissions, blowing debris, and other potential nuisance conditions.
(Department of Public Health & Environment)
10. The applicant shall operate in accordance with the approved "waste handling plan", at all times.
(Department of Public Health & Environment)
11. Fugitive dust and fugitive particulate emissions shall be controlled on this site. The facility shall
be operated in accordance with the approved "dust abatement plan", at all times. (Department of
Public Health & Environment)
12. This facility shall adhere to the maximum permissible noise levels allowed in the Non-Specified
Zone as delineated in Section 14-9-30 of the Weld County Code. (Department of Public Health &
Environment)
13. Adequate handwashing and toilet facilities shall be provided for employees and patrons of the
facility. As employees or contractors are on site for less than 2 consecutive hours a day, portable
toilets are acceptable. (Department of Public Health & Environment)
USR12-0047,page 6 of 9
14. The fresh water storage and loading system shall be operated in a manner to minimize spills.
Fresh water spills should be captured in above-ground containment areas for reuse or allowed to
infiltrate. There shall be no discharge from this process to surface waters or to the facility's
stormwater management system, in accordance with the Rules and Regulations of the Colorado
Water Quality Control Commission, and the Environmental Protection Agency. (Department of
Public Health & Environment)
15. The operation shall comply with all applicable rules and regulations of State and Federal
agencies and the Weld County Code. (Department of Public Health & Environment)
16. There shall be no parking or staging of vehicles on County Road 122. (Department of Public
Works)
17. The maximum number of proposed trucks utilizing the site is 12 per day. Exceeding these
numbers may require revision of the Improvements and Road Maintenance Agreement.
(Department of Public Works)
18. The historical flow patterns and run-off amounts will be maintained on site in such a manner that
it will reasonably preserve the natural character of the area and prevent property damage of the
type generally attributed to run-off rate and velocity increases, diversions, concentration and/or
unplanned ponding of storm run-off. (Department of Public Works)
19. Pursuant to Chapter 15, Articles I and II of the Weld County Code, if noxious weeds exist on the
property or become established as a result of the proposed development, the
applicant/landowner shall be responsible for controlling the noxious weeds. All vegetation, other
than grasses, needs to be maintained at a maximum height of 12 inches until the area is
completely developed. (Department of Public Works)
20. Sources of light shall be shielded so that light rays will not shine directly onto adjacent properties
where such would cause a nuisance or interfere with the use on the adjacent properties; and
Neither direct nor reflected light from any light source may create a traffic hazard to operators of
motor vehicles on public or private streets and no colored lights may be used which may be
confused with or construed as traffic control devices. (Department of Planning Services)
21. Effective April 25, 2011, Building Permits issued on the proposed lots will be required to adhere to
the fee structure of the Weld County Road Impact Program.(Ordinance 2011-2) (Department of
Planning Services)
22. Effective April 25, 2011, Building Permits issued on the proposed lots, will be required to adhere
to the fee structure of the County Facility Fee and Drainage Impact Fee. (Ordinance 2011-2)
(Department of Planning Services)
23. The Special Review activity shall not occur nor shall any building or electrical permits be issued
on the property until the Special Review plat is ready to be recorded in the office of the Weld
County Clerk and Recorder. (Department of Planning Services)
24. The property owner or operator shall be responsible for complying with the Design Standards of
Section 23-2-240, Weld County Code. (Department of Planning Services)
25. The property owner or operator shall be responsible for complying with the Operation Standards
of Section 23-2-250, Weld County Code. (Department of Planning Services)
26. Necessary personnel from the Weld County Departments of Planning Services, Public Works,
and Public Health and Environment shall be granted access onto the property at any reasonable
time in order to ensure the activities carried out on the property comply with the Conditions of
Approval and Development Standards stated herein and all applicable Weld County regulations.
(Department of Planning Services)
USR12-0047,page 7 of 9
27. The Special Review area shall be limited to the plans shown hereon and governed by the
foregoing standards and all applicable Weld County regulations. Substantial changes from the
plans or Development Standards as shown or stated shall require the approval of an amendment
of the Permit by the Weld County Board of County Commissioners before such changes from the
plans or Development Standards are permitted. Any other changes shall be filed in the office of
the Department of Planning Services. (Department of Planning Services)
28. The property owner or operator shall be responsible for complying with all of the foregoing
Development Standards. Noncompliance with any of the foregoing Development Standards may
be reason for revocation of the Permit by the Board of County Commissioners. (Department of
Planning Services)
29. WELD COUNTY'S RIGHT TO FARM: Weld County is one of the most productive agricultural
counties in the United States, typically ranking in the top ten counties in the country in total
market value of agricultural products sold. The rural areas of Weld County may be open and
spacious, but they are intensively used for agriculture. Persons moving into a rural area must
recognize and accept there are drawbacks, including conflicts with long-standing agricultural
practices and a lower level of services than in town. Along with the drawbacks come the
incentives which attract urban dwellers to relocate to rural areas: open views, spaciousness,
wildlife, lack of city noise and congestion, and the rural atmosphere and way of life. Without
neighboring farms, those features which attract urban dwellers to rural Weld County would quickly
be gone forever.
Agricultural users of the land should not be expected to change their long-established agricultural
practices to accommodate the intrusions of urban users into a rural area. Well-run agricultural
activities will generate off-site impacts, including noise from tractors and equipment; slow-moving
farm vehicles on rural roads; dust from animal pens, field work, harvest and gravel roads; odor
from animal confinement, silage and manure; smoke from ditch burning; flies and mosquitoes;
hunting and trapping activities; shooting sports, legal hazing of nuisance wildlife; and the use of
pesticides and fertilizers in the fields, including the use of aerial spraying. It is common practice
for agricultural producers to utilize an accumulation of agricultural machinery and supplies to
assist in their agricultural operations. A concentration of miscellaneous agricultural materials
often produces a visual disparity between rural and urban areas of the County. Section 35-3.5-
102, C.R.S., provides that an agricultural operation shall not be found to be a public or private
nuisance if the agricultural operation alleged to be a nuisance employs methods or practices that
are commonly or reasonably associated with agricultural production.
Water has been, and continues to be, the lifeline for the agricultural community. It is unrealistic to
assume that ditches and reservoirs may simply be moved "out of the way" of residential
development. When moving to the County, property owners and residents must realize they
cannot take water from irrigation ditches, lakes, or other structures, unless they have an
adjudicated right to the water.
Weld County covers a land area of approximately four thousand (4,000) square miles in size
(twice the size of the State of Delaware) with more than three thousand seven hundred (3,700)
miles of state and County roads outside of municipalities. The sheer magnitude of the area to be
served stretches available resources. Law enforcement is based on responses to complaints
more than on patrols of the County, and the distances which must be traveled may delay all
emergency responses, including law enforcement, ambulance, and fire. Fire protection is usually
provided by volunteers who must leave their jobs and families to respond to emergencies.
County gravel roads, no matter how often they are bladed, will not provide the same kind of
surface expected from a paved road. Snow removal priorities mean that roads from subdivisions
to arterials may not be cleared for several days after a major snowstorm. Services in rural areas,
in many cases, will not be equivalent to municipal services. Rural dwellers must, by necessity, be
more self-sufficient than urban dwellers.
People are exposed to different hazards in the County than in an urban or suburban setting.
Farm equipment and oil field equipment, ponds and irrigation ditches, electrical power for pumps
and center pivot operations, high speed traffic, sand burs, puncture vines, territorial farm dogs
USR12-0047,page 8 of 9
and livestock, and open burning present real threats. Controlling children's activities is important,
not only for their safety, but also for the protection of the farmer's livelihood. (Department of
Planning Services)
USR12-0047,page 9 of 9
DEPARTMENT OF PLANNING
SERVICES
C
N 17thAVE
GREELEY,CO 80631
WEBSITE:www co weld toms
EMAIL:daungst@co.weldco.us
PHONE:(970)353-6100,Ect.3524
}TY FAX:(970)304-8498
1 September 06,2012
DOUGLAS&DEBORAH DUGGAN
P 0 BOX 38
GROVER,CO 80729
Subject:USR12-0047-A SITE SPECIFIC DEVELOPMENT PLAN AND SPECIAL REVIEW PERMIT
FOR A MINERAL RESOURCE DEVELOPMENT FACILITY INCLUDING OIL AND GAS SUPPORT
MD SERVICE(WATER DEPOT)IN THEA(AGRICULTURAL)ZONE DISTRICT.
On parcel(s)of land described as:
PT NW4 SECTION 4,T1ON,R81W LOT B REC EXEMPT RECX 11-0035ofthe 8th P.M.,IR@Id County,
Colorado.
Dear Applicant:
I have scheduled a meeting with the Weld County Planning Commission on October 2,2012,at 190
p.m. Asubsequent hearing with the Board of County Commissioners will be held on October 17,2012
at 10:00 a.m. Both hearings will be held in the Hearing Room,Weld County Pdministradon Building,
1150 0 Street, Greeley, Colorado. t is recommended that you and/or a representative be in
attendance to answer any questions the Planning Commission members or Board of County
Commissioners may have.
Colorado Revised Statute,C.R.S.24-65.5.103(adopted as part of H.B D1-1088)requires notification of
all mineral estate owners 30 days priorto any public hearing. The applicant needsto provide the Weld
County Planning Department with written cenifcation indicating the above requirement has been met.
Arepresentadve from the Department of Planning Services will be outto the propertya minimum often
days prior to the hearing to post a sign adjacent to and visible from a publicly maintained road
right-of way which identifies the hearing time,date,and location. In the event the property is not
adjacent to a publicly maintained road right-of-way,one sign will be posted in the most prominent place
on the property and a second sign posted at the point at which the driveway(access drive)intersects a
publiclymaintained road right-of-way.
The Department of Planning Services'staff will make a recommendation concerning this application to
the Weld County Planning Commission and will be included in the staff report one week prior to the
scheduled Planning Commission hearing. You may view the staff report at
www w eld co untwtan ping case s.org
If you have anyquesdons concemingthis matter,please call.
Respectblly,
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Diana Aungst
Planner
1•
61-a DEPARTMENT OF PLANNING SERVICES
-•+a.c*f- _ 1555 N I7th AVE
1 j\ 1 , —--- - GREELEY.CO 80831
1 'IJL r �'. WEB SITE:wwwco.weldco.us
`` E-MAIL:daungst®co.weld co.us
R PHONE:(970)353-8100,Eid.3524
0 L.N T Y
, FAX:(970)304-8498
July 19,2012
DOUGLAS&DEBORAH DUGGAN
P 0 BOX 38
GROVER,CO 80729
Subject:USR12-0047-A SITE SPECIFIC DEVELOPMENT PLAN AND SPECIAL REVIEW PERMIT
FOR AMINERAL RESOURCE DEVELOPMENT FACILITIES INCLUDING OIL AND GAS SUPPORT
AND SERVICE(WATER DEPOT)IN THEA(AGRICULTURAL)ZONE DISTRICT
On parcel(s)of land described as:
PT NW4 SECTION 4.T1ON,P81W LOT B REC EXEMPT RECX11-0035 ofthe 0h P.M.,Weld County.
Colorado.
Dear Applicants:
Your application and related materials forthe request described abote are complete and in order atthis
time. I will schedule a meeting with you at the end of the review period to discuss the referral
comments received by our office.
It is the policy of Weld County to refer an application of this nature to any town or municipality lying
within three miles ofthe propertyin question or if the property under consideration is located within the
comprehensive planning area of a town or municipality.Therebre,our offce has forwarded a copy of
the submitted materials to the following Planning Commission(s)fortheir renew and comments:
Grover at Phone Nurrber 970.895-2213
Please call the listed Planning Commissions,for information regarding the date,time and place ofthe
meeting and the review process.It is recommended that you and/or a representative be in adendance at
each of the meetings described above in orderto answer any questionsthat might arise with respect to
your application.
If you have anyquestions conceming this matter.please call.
RespectbIly.
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Diana Aungst
Planner
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