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* Todd Hodges Design, LLC
PUD Change of Zone Application
The Estates at hill Lake
Non-Urban Development
(specific guide)
Prepared for:
r
Shultz Farm, Inc.
CIO Steven E. Shultz
21475 WCR 19
Milliken, Colorado 80543
Prepared by:
Todd Hodges Design, LLC
24 12 Denby Court
Fort Collins, Colorado 80526
Submitted:
July 3, 2002
2412 Denby Court • Fort Collins, Colorado 80526 • (970) 207-0272 • fax: (561)828-8059
email: toddhodgesdesign(a'earthlinknet
2002-2494
Shultz Farm, Inc.
C/O Steve Shultz
21475 WCR 19
Milliken, Colorado 80543
To Whom It May Concern:
Please be advised that I, Steven Shultz, hereby authorize Mr. Todd Hodges of Todd Hodges
Design, LLC, to represent me in my endeavor to subdivide my land, located in the NW4 31-04-
67 west of the 6th P.M., Weld County, Colorado.
Steven Shultz date
PLANNED UNIT DEVELOPMENT CHANGE OF ZONE APPLICATION
PLANNING DEPARTMENT USE ONLY:
Case Number Application Fee:
Zoning District Receipt Number
Date Application Checked By:
Planner Assigned to Case:
To BE COMPLETED BY THE APPLICANT: (Print or type only except for required signatures).
I (we), the undersigned, hereby request hearings before the Weld County Planning Commission and the Board of
County Commissioners concerning the proposed PUD rezoning of the following described unincorporated area of
Weld County.
LEGAL DESCRIPTION: Lot B. RE-2838. Dart NW4 Section 31. T4N, R67W of the 6`h P.M.. Weld County. Colorado.
(If additional space is required, attach an additional sheet of this same size or a copy of the deed)
PARCEL NUMBER: 1059 31 000036 (12 digit number-found on TAX I.D. or obtained at the Assessor's Office)
NAME OF PROPOSED PUD SUBDIVISION The Estates at Hill Lake
EXISTING ZONING A PROPOSED ZONING PUD
TOTAL ACREAGE 20 OVERLAY DISTRICTS No
PROPOSED DEVELOPMENT GUIDE SUBMITTAL (Specific or Conceptual) Specific
PROPERTY OWNERS OF AREA PROPOSED FOR PUD REZONING:
r• NAME Shut Farm. Inc. c/o Steven Shultz PHONE 679-8841
ADDRESS 21475 WCR 19 Milliken, Colorado 80543
NAME PHONE
ADDRESS
APPLICANT OR AUTHORIZED AGENT(if different than above*)
NAME Todd Hodges Desian, LLC c/o Todd A. Hodges.ASIA
ADDRESS 2412 Denby Court Fort Collins, Colorado 80526
HOME TELEPHONE N/A BUSINESS TELEPHONE (970)207-0272
* If agent is different from the property owner, please submit written documentation from the property owner
authorizing said agent to represent the owner. ?p I,,
C$IJLT� EDEN W NI tif.51 ""�'I
Signature: Owner or Afiorized Agent V
The Estates at Hill Lake Planned Unit Development
Specific Development Guide
Introduction
The Estates at Hill Lake Planned Unit Development (PUD) Change of Zone application
proposes a non-urban residential subdivision, as defined by Section 27-2-140 of the Weld
County Code. The site is located east of and adjacent to Weld County Road 13 and
approximately one half mile south of Weld County Road 42. This area is experiencing rapid
population growth. The subject site is just outside the Town of Johnstown's urban growth
boundary area as delineated in the Johnstown Comprehensive Land Use Plan.
The general concept of the development is to create a non-urban scale subdivision, provide
for single-family residential uses that enhance the site and maintains consistency with the
growth patterns in the area. The Estates at Hill Lake PUD consists of nine single-family
residential lots and approximately 9.9 acres of common open space. The common open
space consists of 49% of the total site. The layout and design of the PUD is consistent with
development activities occurring in the surrounding area as well as the neighboring
community of Johnstown. The proposed cluster configuration serves to buffer the residential
lots from the adjacent properties and allows for pasture use by the residents of the PUD.
Proposed land uses within the subdivision include single-family residential and open space
,-. uses. The specific architectural styles of the principal and accessory residential structures
will be selected by the individual lot owners. Design limitations will be established and
outlined in the covenants. The design standards to be established through the covenants will
ensure compatibility between new construction on site, the architectural style of surrounding
land-uses, and with the overall character of the greater non-urban area.
Agricultural activities have been occurring on the site. The Right to Farm statement, as it
appears in Chapter 22 of the Weld County Code will be placed on all recorded plats. By
doing so, future residents of the subdivision will be aware of long-standing agricultural
practices in the area.
Section 27-4-20.E.14. Initial impact plan addressing all impacts this use will have on
the proposed site and surrounding land uses. A listing of potential impacts is cited in
Section 27-6-30 of this Chapter. (SPECIFIC DEVELOPMENT GUIDE)
Section 27-6-40. Component One- environmental impacts
1. Noise and vibration
2. Smoke, dust and odors
3. Heat, light and glare
4. Visuallaesthetic impacts
5. Electrical interference
6. Water pollution
Development of this proposal should not result in any negative environmental impacts,
including the above listed environmental concerns. As the use of the site will remain
residential and open space, adverse impacts from noise and vibration, smoke, odors, heat,
glare, visual impacts, electrical interference and water pollution will not occur on the site.
Visual and aesthetic impacts will be enhanced by entrance landscape treatments and
landscaping within the subdivision.
7. Wastewater disposal
Individual septic systems will serve each residential lot. The lots are designed to meet the
density requirements of Section 27-2-140 of the Weld County Code and the Weld County
Department of Public Health and Environment. Septic permits will be applied for with each
building permit on the site. The individual lot owners will be responsible for obtaining septic
permits and for the construction of the individual septic system.
8. Wetland removal
This proposal does not remove wetlands.
9. Erosion and sedimentation
10. Excavating, filling and grading
11. Drilling, ditching and dredging
Any on-site grading, drilling, ditching or dredging will be done sympathetically. Erosion will be
kept to a minimum. The common open space areas surrounding the residential lots will be
planted in drought tolerant grasses and should not be disturbed with construction. An on-
site drainage plan has been submitted with this application.
12. Air pollution
13. Solid waste
14. Wildlife removal
15. Natural vegetation removal
This proposal will not result in negative impacts to the above listed concerns. The residential
uses should not create negative impacts to air pollution or contribute to solid waste concerns.
There will also be minimal removal of natural vegetation on the site.
16. Radiation/radioactive material
To the applicant's knowledge, there are no radioactive materials located on this site.
17. Drinking water source
The Little Thompson Water District will supply the potable water source for this development.
A letter from the Little Thompson Water District is included in application materials indicating
the ability to serve the proposed development. The applicant has been working closely with
the district to design and update the water lines in the area, therefore enhancing service to
other properties in the area.
r
18. Traffic impacts
Due to the low-density, non-urban nature of this proposal (nine residential lots with open
space) there should be minimal impact to traffic in the area. All residential lots will be served
by an internal roadway further limiting the number of access points onto WCR 13. The
internal roadway allows a continuous flow of traffic onto WCR 13. Any unforeseen traffic
impacts resulting from the review of this proposal by the Weld County Public Works
Department will be addressed in future application submittals.
Section 27-6-50 Component Two—service provision impacts
1. Schools
2. Law enforcement
3. Fire protection
4. Ambulance
Service providers for this PUD include the Johnstown School District RE-5J, Weld County law
enforcement, and the Johnstown Fire Protection District. This proposal should have a
minimal impact to these service providers. Any impacts identified through the review of this
proposal by any applicable service provider will be addressed and mitigated, if necessary, in
future application submittals. The Johnstown Fire Protection District raised concerns at the
Sketch Plan phase. These concerns have been addressed with remedies incorporated into
the attached plat for the Change of Zone application.
5. Transportation (including circulation and roadways)
6. Traffic impact analysis by registered professional engineer
The internal roadway in the PUD is designed to meet the requirements of Chapters 24 and 26
of the Weld County Code. A cross section of the proposed roadway is included with this
application. Due to the non-urban nature and minimum impact of this proposal, the traffic
impact analysis report requirement was waived at the Sketch Plan phase.
7. Storm drainage
Storm drainage will be handled on-site. A preliminary grading/drainage plan is included
within the application submittal packet.
8. Utility provisions
9. Water provisions
10. Sewage disposal provisions
All utilities are or will be available to serve this proposal. The Little Thompson Water District
will supply the potable water source for this development. Septic permits will be applied for
with each building permit on the site. The individual lot owners will be responsible for
obtaining septic permits and for the construction of the individual septic system. Public
Service Company of Colorado will provide gas and electric while U.S. West will supply
telephone service. Utility providers will have the standard easement dimensions of 20 feet
split on the sides and rear lot lines and 15 feet on the perimeter lot lines. A statement in the
Home Owners Association will be made regarding the use, ownership, distribution and intent
of the irrigation water associated with the site.
Section 27-6-60 Component Three— landscaping elements
1. Landscape plan
2. Treatment, buffering or screening and perimeter treatment
On-site landscaping improvements within the common open space areas will be focused
primarily around the entry points to the development, around the existing tanks and along the
Railroad ROW. Individual landscaping on each lot will be determined and maintained by the
lot owner. Buffering between the proposed lots and the railroad is delineated on the sketch
plan in concept form. As stated above, a formal landscape plan will be submitted with the
future applications.
3. Maintenance schedule for landscaping elements
4. On-site improvements agreement
5. Evidence of adequate water
Maintenance for all landscape improvements in the common open space areas will be
conducted by the homeowners association. All plant material will be maintained in a healthy
state and any dead or dying plant material will be replaced at the earliest planting time
possible. All plant species selected will be drought tolerant and should require minimal water
usage. If needed, plant materials will be irrigated by either an installed watering system or by
truck. Landscape species will also be selected to adapt to the soil conditions of the site. An
on-site improvements agreement with all proposed landscaping elements will be submitted
with the final plan submittal.
Section 27-6-70 Component Four— site design
1. Unique features
1. Unique features
As previously stated, the site contains two unique features that have been incorporated into
the overall design of the PUD: an irrigation ditch borders the site on the north and the Great
Western Railroad forms the southeast property boundary. The cluster design of the
development utilizes the open space within the PUD as a buffer between the residential lots
and these features. There are no other unique natural features existing within the proposed
PUD.
2. PUD rezoning consistent with Chapter 22 of Weld County Code
This proposal identifies a low-density, non-urban scale subdivision that has minimal impact to
the service providers of the area and is consistent with the existing surrounding land uses
and development trends in the area. The design of the PUD indicates 9 estate lots with
associated open space areas. This PUD proposal attempts to preserve a large portion of the
site (nearly 50%) in open space. PUD.Goal 3 states, "Ensure that adequate public services
and facilities are available to serve the PUD or district." In addition, PUD Goal 4 states,
"Promote efficient and cost-effective delivery of public facilities and services to residential
development or districts." The applicant has been working closely with the Little Thompson
Water District to design and update the water lines in the area. This relationship will benefit
the applicant, the Little Thompson Water District, and property owners in the area. A Goal 3
states, "Discourage urban-scale residential, commercial and industrial development which is
r not located adjacent to existing incorporated municipalities." This proposal identifies non-
urban scale development, as defined in Section 27-2-140 of the Weld County Code. It is the
intent of this application to comply with all applicable sections of Weld County Code.
seTh
3. Compatibility within PUD zone district
4. Compatibility with surrounding land uses
The proposed design of the subdivision takes into consideration the existing uses of the
surrounding properties and proposes similar uses. The site is located in an area
experiencing rapid growth and is just outside the Town of Johnstown's urban growth
boundary area as delineated in the Johnstown Comprehensive Land Use Plan. The
proposed PUD is consistent with the growth trends occurring in the area. The site is
designed to provide for a non-urban scale residential development with an open space buffer
surrounding the residential lots.
5. Overlay districts
This proposal is not affected by any overlay districts.
Section 27-6-80 Component Five— common open space usage
The common open space areas within this subdivision are designed and proposed to be
consistent with the requirements of Section 27-6-80 of the Weld County Code.
1. Permanent common open space restrictions
2. Establishment of homeowners organization
3. Mandatory membership in homeowners organization
4. Homeowners organization responsibilities
5. Homeowners organization powers
6. Ownership and maintenance of common open space
7. 15% common open space allocation
In accordance with Section 27-6-80.B.7, 15% of the site is required to be devoted to common
open space. This development proposal exceeds this requirement as it proposes to dedicate
approximately 9.9 acres or 49% of the total site to common open space. The common open
space will be owned and maintained by the homeowner's association. The construction of
the open space amenities is minimal and is mainly vegetation. A more detailed plan and on-
site improvements agreement has been submitted with this application.
Section 27-6-90 Component Six—signage
All signage within this PUD will comply with the sign standards set forth in Section 27-6-90
and Division 6, Article II, Chapter 19 of the Weld County Code.
Section 27-6-100 Component Seven— MUD impact
Not-applicable: This proposal is not located within the Mixed Use Development Boundary as
delineated by Weld County.
Section 27-6-110 Component Eight— intergovernmental agreement impacts
The site is located in an area experiencing rapid growth and is just outside the Town of
Johnstown's urban growth boundary area as delineated in the Johnstown Comprehensive
Land Use Plan. While not inside an actual IGA boundary, the proposal is consistent with the
philosophies and development activities occurring within the town's urban growth area. This
application reflects the applicant's attempt to develop their property in a manner consistent
with the Weld County Comprehensive Plan, current development patterns in the area, and
the Land Use Plan of Johnstown.
Shultz Farm,Inc.
CIO Steve Shultz
21475 WCR 19
Milliken, Colorado 80543
July 2, 2002
Ms. Sheri Lockman, Planner
Weld County Planning Department
1555 North 17th Avenue
Greeley, Colorado 80634
RE: The Estates at Hill Lake PUD Change of Zone application, Lot B, RE-2838, part
NW4, Section 31, T4N, R67W, of the 6th P.M., Weld County, Colorado.
Dear Ms. Lockman:
This letter serves the intent of clarifying outstanding issues identified in staff's Sketch
Plan comments.
1. Our water agreement has been hand delivered to Lee Morrison.
2. The Johnstown Fire Protection District would like to have two hydrants
on-site. These hydrants are not identified on the plat. However, this letter
has been copied and will be supplied with the application to this referral
agency. We will place a fire hydrant at the entrance to the Subdivision, at
the north corner of Lot9. A second hydrant will be placed between lots 6
and 7. The Johnstown Fire Protection District would also like to have an
emergency exit. This will be labeled on the plat between Lots 4 and 5.
The emergency exit will utilize the ditch road to access the County Road.
3. We will attend the Town of Mead's Board hearing when this application is
scheduled to answer any questions.
4. The internal roads will be paved.
5. There is no irrigation planned for the open space areas. The Homeowners
Association will own and maintain drought-tolerant(thy land mix) plant
materials.
Please feel free to contact me with any questions.
Sicerely
full,
teve S ultz
Copy: Todd Hodges Design, LLC
SOUL rIWESTERN PRODUCTION A..JRP.
r.. June 28, 2002
Weld County Planning Commission
1555 N. 17th Avenue
Greeley, CO 80631
RE: THE ESTATES AT HILL LAKE
T4N-R67W, 6111 P.M.
Sec. 31: NW/4
Weld County, Colorado
Attn: Planning &Zoning Department
Southwestern Production Corp., as Operator for Southwestern Eagle, L.L.C., operates the
McCarty 31-1 well, located in the SW/4NW/4, Sec. 31: T4N-R67W, 6t P.M., in Weld County.
Steve Shultz, of Shultz Farms Inc. has sent a map of the above referenced planned sub-division
for our review. After review by our Operations Engineer we have ascertained that the proposed
change in land use will not affect the operations of our producing gas well, the McCarty 31-1.
Should you have any questions please contact our Operation Engineer, Mr. Chris Chisholm at
303-534-6500 or at the letterhead address.
Thank you for your attention to this matter.
Sincerely,
SOUTHWESTERN PRODUCTION CORP
R.ys
.erations
/jr
cc: Steve Shultz
Shultz Farm Inc.
21475 WCR 19
Milliken, CO 80543
G:\OIL&GAS\LETTERS-MISCELLANEOUS\The Estates at Hill Lake(McCarty 31-1).doc
1675 Latimer Street,Suite 820,Denver,CO 80202 Bus: (303)534-6500 Fax: (303)534-0102/720-359-1241(Accounting)
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INTERMILL LAND SURVEYING, INC.') ("
1301 NORTH CLEVELAND :VENUE w+cvnD. COLORADO 80537 Out (970)-.189-0516/ rA2(010)-035-9775 ) I`
PRELIMINARY EXHIBIT "A"
Name of Subdivision The Estates at Hill Lake PUD
Filing:
Location:Pt.NW4 Section 31,T4N,R67W of the 6th P.M.,Weld County,Colorado,Lot B.RE-2838,
located east of and adjacent to WCR 13 and approximately 1/2 mile south of WCR 42.
Intending to be legally bound,the undersigned Applicant hereby agrees to provide throughout this
subdivision and as shown on the subdivision final plat County dated
Recorded on in Book ,Page No._,Reception Reception No._
,the following improvements.
(Leave spaces blank where they do not apply.)
IMPROVEMENTS NUMBER OF UNITS UNIT COST TOTAL COST
Street grading
Street base 374 tons $8.50 $3,181.00
Street paving 2,238 square yards $11.41 $25,535.58
Gravel shoulder 1,420 lineal fret $7.85 $11,147.00
Curbs,gutters and culverts
Sidewalk
Storm sewer facilities
Retention ponds
Ditch improvements
Subsurface drainage
Sanitary sewers
Truck and forced lines
Mains
Laterals(house connected)
On-site sewage facilities
On-site water supply and storage line extension $100,000.00
Water mains—includes Bore
Fire hydrants
Survey. street monuments&boxes
Street lighting
Street name signs 1 $50.00 $50.00
Fencing requirements
Landscaping 43 trees(grass existing in open space) $ 180.00 $7,740.00
Park improvements(bus stop)
Road culvert 1 $2,000.00 $2,000.00
Grass Lined Swale
Telephone
Gas
Electric
Water Transfer
SUB-TOTAL $149,653.58
� Johnstown Fire Protection District
.-. CL!-'AN, '1
/,W\' P.O. Box 979 • 100 Telep Street •Johnstown, Colorado 80534
F,RE , Telephone: (970) 587-4477 • Emergency 911
06-25-02
Steve Seewald
Fire Prevention Bureau
Johnstown Fire Protection District
Steve Shultz
Estates at Hill Lake
Steve:
I reviewed the plans for the Estates at Hill Lake and will provide you with the following
information.
The Johnstown Fire District enforces the 97 uniform fire codes, which was also adopted
by the Town of Johnstown. The Fire Department enforces these codes in the city as well
as the rural. Below are the requirements that pertain to your development.
A. The Fire department requires a fire hydrant not to exceed 500 feet from the start
of the main entrance. Therefore I would request 1 hydrant be placed at the start of
the entrance/exit drive and 1 additional hydrant be placed near the end of your
culdesac. I have indicated these areas with a highlighted mark.
B. As in any development the Fire Department requires a secondary Emergency Exit
into or out of the subdivision. This is to insure that no fire apparatus at any time is
trapped on any entrance/exit road. There are several requirements pertaining to
this road as far as road width, compaction, surface and maintenance. I would
strongly urge you to contact the Chief, and Board of Directors of the Johnstown
Fire Department and pursue a variance for the Emergency Road.
Should you have any further questions regarding your development, feel f ee to
contact me at 970/587/0339 or by cell-970/590/4070
Yo
S eve Seewa
Fire Prevention Bureau
Johnstown Fire Department
r
FARMERS EXTENSION DITCH
4309 State Highway 66
Longmont, CO 80504
June 24,2002
Weld County Planning Commission
Dear Sir or Madam:
We have reviewed the plat for the subdivision known as The Estates at Hill Lake proposed by Shultz
Farm Inc. it has been determined that this plan will not interfere with the operation and maintenance of
the Farmers Extension Ditch. Notice given that the 30 foot maintenance easement,measured from the
top edge of the ditch,is preserved.
Sincerely, Z ra v a- A toi
Warren Stroh
President
Farmers Extension Ditch
r
r
Shultz Farm,Inc.
CIO Steve Shultz
21475 WCR 19
Milliken, Colorado 80543
June 15,2002
Great Western Railway
950 North Taylor Avenue
Loveland, Colorado 80537
RE: The Estates at Hill Lake Planned Unit Development, located in the NW4 31-04-67 west of the 6th
P.M., Weld County, Colorado. The site is located east of and adjacent to Weld County Road 13 and
approximately one half mile south of Weld County Road 42. Sent via Certified Mail.
Dear Sir or Madam:
The Estates at Hill Lake Planned Unit Development (PUD) proposes a non-urban residential subdivision
of nine estate lots (residential). These nine lots will be concentrated on approximately ten acres. The
remaining ten acres (9.9 acres) will be devoted to open space. The open space serves the purpose of
buffering the residential uses from adjacent agricultural uses and the existing railway right-of-way. A
row of evergreen trees is proposed along the property line to add to the buffering effect of the open space.
As you can see on the enclosed plat, the eighty-foot right-of-way is honored for the Great Western
Railway.
We will be submitting a Change of Zone application to Weld County within the month. Please contact
me prior to July 1, 2002 if there are any concerns to be addressed.
Your time and cooperation are greatly appreciated.
Sincerely,
je-pcs)
Steve Shultz
Shultz Farms,Inc.
Cc:Todd Hodges Design,LLC
Ellen 970-587-2749 p. 1
85/38/2888 11:52 9705870533 LICE .iYN PAGE 81
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