HomeMy WebLinkAbout20223099.tiffBEFORE THE WELD COUNTY, COLORADO, PLANNING COMMISSION
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS
Moved by Michael Wailes, that the following resolution be introduced for passage by the Weld County
Planning Commission. Be it resolved by the Weld County Planning Commission that the application for:
CASE NUMBER: COZ22-0008
APPLICANT: MEADOW RIDGE HOLDINGS. LLC JAMM POWER SERVICE. LLC
PLANNER: MAXWELL NADER
REQUEST: CHANGE OF ZONE FROM THE A (AGRICULTURAL) ZONE DISTRICT TO THE C-
3 (BUSINESS COMMERCIAL) ZONE DISTRICT.
LEGAL DESCRIPTION• LOT B REC EXEMPT RECX16-0018 PART W2SE4 SECTION 19. T2N, R64W OF
THE 6TH P.M , WELD COUNTY. COLORADO
LOCATION: NORTH OF AND ADJACENT TO CR 18: APPROXIMATELY 0.50 MILES EAST OF
CR 49
be recommended favorably to the Board of County Commissioners for the following reasons:
1. The submitted materials are in compliance with the application requirements of Section 23-2-50 of the
Weld County Code.
2. The submitted materials are in compliance with Section 23-2-30 of the Weld County Code, as follows:
A. Section 23-2-30.A.1. - That the proposal is consistent with Chapter 22 of the Weld County.
Section 22-3-30.8.4 — states: 'Pursue Coordinated Planning Agreements with all municipalities within
the County."
The proposed change of zone is located within the Town of Keenesburg Coordinated Planning
Agreement area. The applicant submitted a signed Notice of Inquiry (NOI) Form dated March 15,
2022. The details of the NOI Form stated the following Met with applicant and although this property
and the plans for development are in alignment with the town's comprehensive planning map for land
use, the applicant does not wish to annexation at this time." The 2019 Keenesburg Land Use Plan
identifies the area of the subject property as Highway Commercial.
Section 22-2-30. C. - states: "Harmonize development with surrounding land uses."
The site is located within the three (3) mile referral area of the towns of Hudson and Keenesburg. The
Town of Hudson did return referral, dated August 10. 2022. The town in their comments stated they
do not favor the request due to unknown traffic counts, fire code and fire suppression, and the
proximity to Keenesburg municipal limits. All the concerns have or are being dressed through
conditions of approval or development standards. The Town of Keenesburg did not return a referral
but the NOI form dated March 15, 2022 as mentioned before states this request in lines with the
future goals of the town.
The surrounding properties located adjacent to the east are lands utilized for agriculture production:
to the south are lands utilized for agriculture production, to the west are lands in agricultural
production and to the north are lands used for a current cryogenic process plat.
Section 22-4-10. B. — "Comprehensive Plan Compatibility
The proposal is located within a Weld County Opportunity Zone as defined by the Comprehensive
Plan Map, adopted in 2020. A Weld County Opportunity Zone is an area designated for potential
commercial and industrial opportunity. These areas have the potential to be rezoned too
commercial or industrial. The property is located within a Weld County Opportunity Zone due to its
proximity to Interstate 76. The property is also located in the Urban and Urban/Annexation Mix
Development Classification. The reason for being located in the 0.25 mile annexation ring is due to
County Road 18 being under ownership of the Town of Keenesburg.
Section 23-2-30.A 2. - The uses which would be allowed on the subject property by granting the
change of zone will be compatible with the surrounding land uses.
RESOLUTION COZ22-0008
JAMM POWER SERVICE, LLC
PAGE 2
Any use proposed on the subject site will go through a permitting process, whether this is a Zoning
Permit, Site Plan Review or Use by Special Review process All permitting processes require
mitigation methods for properties adjacent to the subject property that are not like to like zoning
These methods/practices are reviewed and enforced by Planning staff to ensure the property owner
is compliant All lands around the subject property are located within the County The uses
specifically consist of ongoing oil and gas activity and a Cryogenic Processing Plant permitted
through 1 MUSR18-17-0065 Approximately 0 50 miles to the north of the subject property is the
future Pioneer Village, which is a planned master community within the Town of Keenesburg The
zoning and uses within the community vary but there are commercial and industrial uses proposed
C Section 23-2-30 A 3 - Adequate water and sewer service can be made available to the site to serve
the uses permitted within the proposed zone district
Water will be provided by a commercially permitted well, Permit no 86845-F, with the Division of
Water Resources The Division of Water Resources returned a referral dated July 29, 2022 and
outlined well permit no 86845-F was issued on April 1, 2022 pursuant to §37-90-137(4) C R S , and
the Findings of the State Engineer to construct a well to withdraw 11 5 acre-feet per year from the
Laramie -Fox Hills aquifer The well permit allows for commercial and light industrial use Per the
Weld County Department of Public Health and Environment, referral dated July 21, 2022, the
property is currently vacant and will be served by an on -site wastewater treatment system when
development occurs
D Section 23-2-30 A 4 - Street or highway facilities providing access to the property are adequate in
size to meet the requirements of the proposed zone districts
Per the Development Review referral dated July 28, 2022, this portion of County Road 18 is under
the jurisdiction of the Town of Keenesburg The municipality has jurisdiction over access to the road
The applicant shall delineate on the plat the future and existing right-of-way and the physical location
of the road Pursuant to the definition of setback in the Weld County Code Sec 23-1-90, the required
setback is measured from the future right-of-way line Be aware that physical roadways may not be
centered in the right-of-way Please contact the municipality to verify the access permit or for any
additional requirements that may be needed to obtain or upgrade the permit
County Road 18 is found to be adequate in functional classification, width and structural capacity to
meet the traffic requirements of the proposed zone CR 18 is a paved two-lane road
E Section 23-2-30 A 5 - In those instances where the following characteristics are applicable to the
rezoning request, the applicant has demonstrated compliance with the applicable standards
1) Section 23-2-30 A 5 a - The proposed Change of Zone is not located within the Municipal
Separate Storm Sewer System Area (MS4), Geological Hazard Area or Special Flood Hazard
Area
2) Section 23-2-30 A 5 b — The proposed Change of Zone does not interfere with the present
extraction of mineral resources The applicant included a Geotechnical Engineering Letter from
High Plains Engineering & Consulting, LLC prepared on July 14, 2022 It was on site and
The applicant determined there are not mineral lessees per their mineral research
3) Section 23-2-30 A 5 c —The NRCS Soils Survey provided by the applicant indicate the following
soils on site 15 - Colby loam, 47 - Olney fine sandy loam, and 79 - Weld loam There are not any
concerns with the soils on site for development
RESOLUTION COZ22-0008
JAMM POWER SERVICE, LLC
PAGE 3
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 CHANGE OF ZONE A (AGRICULTURAL) ZONE DISTRICT TO THE C-3 (BUSINESS COMMERCIAL)
ZONE DISTRICT IS CONDITIONAL UPON THE FOLLOWING
Prior to recording the plat
A The plat shall be amended to delineate the following
All pages of the plat shall be labeled COZ22-0008 (Department of Planning Services)
2 The plat shall adhere to Section 23-2-50 C and D of the Weld County Code (Department of
Planning Services)
3 All recorded easements and rights -of -way shall be shown and dimensioned on the Change of
Zone plat by book and page or reception number (Department of Planning Services)
4 This portion of County Road 18 is under the jurisdiction of the Town of Keenesburg Please
contact the municipality to verify the right-of-way Show and label the right-of-way Show the
approved access(es) on the site plan and label with the approved access permit number if
applicable (Development Review)
5 Show and label the access point and the permitting information from the Town of Keenesburg
(Development Review)
2 The following notes shall be delineated on the Change of Zone plat
1 Change of Zone, COZ22-0008, allows for C-3 (Business Commercial) uses which shall comply with
the requirements set forth in Chapter 23, Article III, Division 3 of the Weld County Code (Department
of Planning Services)
2 Any future structures or uses on site must obtain the appropriate zoning and building permits
(Department of Planning Services)
3 Water service may be obtained from an appropriately permitted well (Department of Public Health
and Environment)
4 The parcel is currently not served by a municipal sanitary sewer system Sewage disposal may be by
an on -site wastewater treatment system designed in accordance with the regulations of the Colorado
Department of Public Health and Environment, Water Quality Control Division, and the Weld County
Code in effect at the time of construction, repair, replacement, or modification of the system
(Department of Public Health and Environment)
5 Activity or use on the surface of the ground over any part of the OWTS must be restricted to that
which shall allow the system to function as designed and which shall not contribute to compaction of
the soil or to structural loading detrimental to the structural integrity or capability of the component to
function as designed (Department of Public Health and Environment)
6 The property owner or operator shall be responsible for controlling noxious weeds on the site,
pursuant to Chapter 15, Article I and II, of the Weld County Code (Development Review)
7 Access on the site shall be maintained to mitigate any impacts to the public road including damages
and/or offsite tracking (Development Review)
8 The historical flow patterns and runoff amounts will be maintained on the site (Development Review)
RESOLUTION COZ22-0008
JAMM POWER SERVICE, LLC
PAGE 4
9 Building permits may be required, for any new construction or set up manufactured structure, per
Section 29-3-10 of the Weld County Code A building permit application must be completed and
submitted Buildings and structures shall conform to the requirements of the various codes adopted
at the time of permit application Currently the following has been adopted by Weld County 2018
International Building Codes, 2018 International Residential Code, 2018 International Energy Code,
2020 National Electrical Code, and Chapter 29 of the Weld County Code A plan review shall be
approved, and a permit must be issued prior to the start of construction (Department of Building
Inspection)
10 Building Permits issued on the proposed lots will be required to adhere to the fee structure of the
County -Wide Road Fee Impact Program and the County Facility Fee and Drainage Impact Fee
Programs (Department of Planning Services)
11 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)
12 RIGHT TO EXTRACT MINERAL RESOURCES STATEMENT Weld County has some of the most
abundant mineral resources, including, but not limited to, sand and gravel, oil, natural gas, and coal
Under title 34 of the Colorado Revised Statutes, minerals are vital resources because (a) the state's
commercial mineral deposits are essential to the state's economy, (b) the populous counties of the
state face a critical shortage of such deposits, and (c) such deposits should be extracted according to
a rational plan, calculated to avoid waste of such deposits and cause the least practicable disruption
of the ecology and quality of life of the citizens of the populous counties of the state
Mineral resource locations are widespread throughout the County and people moving into these
areas must recognize the various impacts associated with this development Often times, mineral
resource sites are fixed to their geographical and geophysical locations Moreover, these resources
are protected property rights and mineral owners should be afforded the opportunity to extract the
mineral resource
3 Upon completion of Conditions of Approval 1 and 2 above, the applicant shall submit one (1) electronic
copy ( pdf) of the plat for preliminary approval to the Weld County Department of Planning Services The
plat shall be prepared in accordance with the requirements of Section 23-2-50 D of the Weld County
Code
4 Upon approval of the plat, Condition of Approval 3 above, the applicant shall submit to the Department of
Planning Services 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 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
5 Any approved amendments to the Official Zoning Map shall be effective immediately upon approval by
the Board of County Commissioners unless otherwise specified by the approving resolution of the
Board of County Commissioners However, no building permit shall be issued, and no use shall
commence on the property until the plat is recorded
6 If a plat has not been recorded within one hundred twenty (120) days of the date of the approval of the
Change of Zone (COZ), or within a date specified by the Board of County Commissioners, the Board
may require the landowner to appear before it and present evidence substantiating that the COZ has
not been abandoned and that the applicant possesses the willingness and ability to record the plat The
Board of County Commissioners may extend the date for recording the plat If the Board determines
that conditions supporting the original approval of the COZ cannot be met, the Board may, after a
public hearing, revoke the COZ
RESOLUTION COZ22-0008
JAMM POWER SERVICE, LLC
PAGE 5
7 In accordance with Appendix 5-J of the Weld County Code, should the Change of Zone plat not be
recorded within the specified timeline from the date of the Board of County Commissioners Resolution, a
$50 00 recording continuance fee shall be added for each additional 3 -month period
8 The property owner shall be allowed one hundred twenty (120) days from the date the change of zone
plat is recorded to submit a Site Plan Review application
Motion seconded by Michael Palizzi
VOTE
For Passage Against Passage Absent
Elijah Hatch
Skip Holland
Sam Gluck
Butch White
Pamela Edens
Michael Wades
Michael Palizzi
Shana Morgan
The Chair declared the resolution passed and ordered that a certified copy be forwarded with the file of this
case to the Board of County Commissioners for further proceedings
CERTIFICATION OF COPY
I, Kristine Ranslem, Recording Secretary for the Weld County Planning Commission, do hereby certify that
the above and foregoing resolution is a true copy of the resolution of the Planning Commission of Weld
County, Colorado, adopted on November 1, 2022
Dated the 1st of November, 2022
Kristine Ranslem
Secretary
EXHIBIT
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
Tuesday, November 1, 2022
Co z a'a. - 0,308
A regular meeting of the Weld County Planning Commission was held in the Weld County Administration
Building, Hearing Room, 1150 O Street, Greeley, Colorado. This meeting was called to order by Vice -
Chair, Butch White, at 12:30 pm.
Roll Call.
Present Skip Holland, Butch White. Michael Wailes, Pamela Edens, Michael Palizzi, Shana Morgan.
Absent: Elijah Hatch, Sam Gluck.
Also Present: Chris Gathman, Maxwell Nader, and Jim Flesher, Department of Planning Services; Lauren
Light and Ben Frissell, Department of Health; Karin McDougal, County Attorney. and Kris Ranslem,
Secretary.
CASE NUMBER. COZ22-0008
APPLICANT: MEADOW RIDGE HOLDINGS. LLC/JAMM POWER SERVICE, LLC
PLANNER MAXWELL NADER
REQUEST: CHANGE OF ZONE FROM THE A (AGRICULTURAL) ZONE DISTRICT TO THE
C-3 (BUSINESS COMMERCIAL) ZONE DISTRICT
LEGAL DESCRIPTION: LOT B REC EXEMPT RECX16-0018: PART W2SE4 SECTION 19. T2N. R64W
OF THE 6TH P M.. WELD COUNTY, COLORADO.
LOCATION: NORTH OF AND ADJACENT TO CR 18: APPROXIMATELY 0.50 MILES EAST
OF CR 49
Karin McDougal, County Attorney, read the case into the record. She noted that the property has been
sold to Jamm Power Service, LLC.
Maxwell Nader. Planning Services, presented Case COZ22-0008, reading the recommendation and
comments into the record. Mr. Nader noted that one (1) letter was received outlining concerns related to
noise, dust, traffic, crime and general use of the property. He added that their concerns continued with the
impact to their agricultural way of life due to the intent of the C-3 Zone District. An additional letter was
received from a surrounding property owner opposed to this application regarding concerns similar to the
concerns in the first letter with the exception of the confusion related to the individual's driveway being
mistaken for the business as well as water concerns. Mr. Nader commented that the applicant was just
notified of these letters so they have not had the opportunity to address these concerns with the neighbors.
The Department of Planning Services recommends approval of this application along with conditions of
approval.
Commissioner Wailes asked if this was noticed correctly with the change of ownership. Ms. McDougal
stated that because it was noticed on the land she believes it is in compliance with the notice requirement.
Lauren Light, Environmental Health, reviewed the public water and sanitary sewer requirements.
Eric Wernsman. Wernsman Engineering and Land Development, 16493 Essex Road. Platteville, Colorado.
stated that this site is in the opportunity zone for Weld County where they are encouraged to go for rezoning
projects such as this. The site is also located in the Keenesburg long term plan as a commercial area and
added that it does have a well permit for commercial use.
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
Ross McAdow, 24471 CR 18, Keenesburg. Colorado, stated that his property is immediately northwest of
the proposed site Mr. McAdow referred to the previous case USR22-0020 and said that it was interesting
that the applicant had a really definitive plan in place with setbacks, landscaping, traffic volumes and
environmental impact. He added that if this change of zone is approved, he would ask that the applicant
provide all the same data. Mr. McAdow asked what hazardous materials might be stored on this property
and what type of fire suppression would be in place.
Mr McAdow stated that they are trying to sell their property as they don't want to live next to a commercially
zoned property He noted that more ag land is taken out of production and moved to commercial zoning
Mr McAdow asked what type of living landscape mitigation is proposed and asked to consider extending
the setbacks around the property for the neighbors sake
Scott Dechant, 24485 CR 18, Keenesburg, Colorado, stated that he lives west of the proposed site He
expressed concern with the amount of traffic, using his access to turn around in his yard and the impact to
the water He added that within one (1) mile of this site they have already had a lot of well issues so he
doesn't believe that water is sufficient fora commercial use Mr Dechant asked how Meadow Ridge applied
for the application and then it was changed to Jamm Power Service
Ellen Swieter, 25027 CR 18, Keenesburg, Colorado stated that she lives one-half mile east of County Road
18 from the proposed site She concurred with the previous comments Ms Swieter said that over the past
decade on County Road 18 Weld County has approved Cureton, fireworks, factory, truck driving school,
the salt -water injection plant, and the Calpine Power Company across the tracks She added that their way
of life has been impacted greatly over the past 10 to 15 years She expressed concern with increase in
traffic, truck traffic, traffic visibility when turning, lighting, and any future expansion plans She added that
she is concerned that the building was allowed to be built and if this application is denied this gigantic
building has already been built
Taya McAdow, 24471 CR 18, Keenesburg, Colorado, asked if someone could publicly read the C-3 Zoning
so everyone could hear that and then determine if it is actually compatible with the surrounding properties
Ms McAdow said that if this property is sold it could become anything in the C-3 Zone District such as a
strip mall, etc
Bobbie Jackson, 24495 CR 18, noted that all the surrounding properties are ag zoned and added that
changing this site to C-3 doesn't make sense She referred to the pictures of the new building that was
built on site and stated that there are five or six very large bay doors on one side She asked what the
intentions of the property will be
Danielle Dechant, 24485 CR 18, Keenesburg, Colorado, stated that they have small children and they are
concerned with their safety She said that often times the public get lost and mistake their access for this
proposed site and turn around in their yard She expressed concern for their safety, increase of people and
what kind of people it will bring
Mr Wernsman said that the applicant is well aware that the C-3 zoning has requirements and that they
would have to adhere to those requirements He added that they are just going through the change of zone
right now and that at the Site Plan Review process they will have requirements for screening, landscaping,
lighting, dust control, and all the things that are normal to a commercial site plan
Commissioner Edens asked if they could address what the plan is for this property Ms McDougal
cautioned the Planning Commission that it is not really relevant in this case and that it is not part of what
you should consider for your recommendation to the Board of County Commissioners
Josh Praelle, 32495 CR 14, Keenesburg, Colorado, stated that he is requesting the change of zone and
added that they run a small electrical contractor and reclamation company Mr Praelle said that he has no
plans to develop this into a commercial strip mall but just to have a place for their guys to work out of
The Chair asked the applicant if they have read through the Conditions of Approval and if they are in
agreement with those The applicant replied that they are in agreement
Ms McDougal stated that the Resolution that was created for this case had the Meadow Ridge Holdings,
LLC and asked to make it clear in the motion that it is being changed to recognize the new owner of the
property, which is Jamm Power Service, LLC
Commissioner Wades asked Staff to explain the process of a change of zone and what the process is for
how a development takes place Mr Nader said that in the County there are areas that are identified for
potential opportunities for change of zones and this site happens to be located in one of those opportunity
zones He added that following the change of zone request, if approved, it goes through a Site Plan Review
2
Process which is very similar to the Use by Special Review process except that it is administratively
reviewed Mr Nader said that staff reviews all of the site issues such as screening, buffering, landscaping,
etc and the use of the land will be called out If a new use comes into play, then the owner would need to
amend the Site Plan Review Permit and go through the process again Mr Nader noted that there is not a
notification process involved with Site Plan Reviews, however, they advise the applicant on these issues to
ensure that proper landscaping, screening and buffering is in place to mitigate potential impacts
Commissioner Holland said it is helpful for the public to understand the process that was used to set this
new planning concept Mr Nader said that the general goal of the Comprehensive Plan was the shift from
the site specific developments under the USR process in the agricultural zone district He added that due
to recent code changes a lot of the commercial uses were eliminated as it makes more sense to have them
located within a commercial or industrial zoned property At the same time, the opportunity zone component
was introduced to the Comprehensive Plan to ensure that these developments are being pushed into proper
areas He added that some of those areas are still agricultural in nature but for the sake of the future of the
county these are areas that are identified to drive commercial and industrial development because the
County does not want them popping up all over the place in areas that do not have proper transportation
and facilities
Commissioner Edens said that she has been told that when you change to a commercial well there is no
outside watering and asked if that is factual Ms Light said that it depends on the individual well permit
and it will list that on the permit itself Mr Nader said that the applicant does have a permitted commercial
well for this site Ms Edens said that when we are talking about using trees to screen if you can't water
with your well they need to be aware of that Mr Nader said that there are other options for screening such
as berming and fencing
Motion Forward Case COZ22-0008 to the Board of County Commissioners along with the Conditions of
Approval with the Planning Commission's recommendation of approval, Moved by Michael Wailes,
Seconded by Michael Palizzi
Vote Motion carried by unanimous roll call vote (summary Yes = 6)
Yes Butch White, Michael Palizzi, Michael Wailes, Pamela Edens, Shana Morgan, Skip Holland
Meeting adjourned at 2 36 p m
Respectfully submitted,
q3hiehat-, A
Kristine Ranslem
Secretary
3
ATTENDANCE RECORD
NAME
-
PLEASE
PRINT
LEGIBLY
ADDRESS
EMAIL
John
Doe
123
Nowhere
Street,
City,
State,
Zip
P k.
Ccil
- A
41) ,C.
fit eg.
't t 11
Ct
i Lht
W
�
-.r�
EHS5kecrLt&11-
,
f)
- •
5 la)U e-
- (Ave ,geencc
v-. eotogs
Luz,
„Ida/L.)1a
1
I
t I
c
jusivi\ ius\cts
Echat Jac) 1a- oi,A
-3
A
g
L-4-1
14, i ivicAotac1/4)cz_
i
f piny
co et
-vv
0
'Kt itocAciw
2
i cA
tz
NAN\ .-kktesr mee(217)
.-7 c
est,
"V
rk. (P-Aen E174:KY \02)(4:11
-(1)44
,3(
--Ci
I Y
t ‘ tSIN
ke4
(Ct. AAALSZi
4
i
ern
-`-m- i-
2
LA I
Alt
Cr) soto
L.d
l
5 7 -7 r -*-c
n Ii4
-p....„,#),.---T-5,..„1,,,,
.
QA
-•,---;-:,-,/cs) 1,,,,
Isyte 4er`rr+#
37646 cR
3% r eit,--1 X24 so& e
flkn ShJ¼c2te
Co eotio 43
NA.C7pc V Aik,ck.
t/
k 0 \al etykc ;‘a 4:,Otih/1
F.2,,e I5 -3,;c7
,,,,,.-4wfv‘ck_
e'dLfLuM
,)
IPA-
glay. yAlimivocti
Vii
lAtft
_4:ri
4inz ---
t
Ili
fziqot
vsi-ta .
f't)i'T
. + .
y .r
‘kcvc 'a
-c S Nss\s Oi\
,\N 1\
1\ N\
Adt kiA4c
c; Oey1c..
II
(- 5‘...15Ovt 5+
LM
int Al.' COO
✓''1 f 4
c .1
+c 2
46404-Letrie4A.J
Inks- �.Gt:
Ste
/14-"A",. -1.-- / t 0 is t671,
4 a aft
C rot 1
0 vZ-54/l
1/45-�
15-140
`
Wit.)
i
astir Ca 10550
city L5ci- netcoL. 0
11/l
i
/43 -33i
7--€) S 4 Pt
e 12; ter,fratie/c9 fie, nG
J0ShS
gific
171kvil
RitdQ/
I" L3�
l n 3 .-•-, C,.._
/c, Act
i
J'r c inZL / t /•
77 L-(73 cs?k GZ147,att. O a)s c
her B:dietil
'n/COVert eComC
S4
c flic'v4pnV(4
(A -)1°X6 113 CD �
-
' 3S C R t o Sa5tvirotA
3l
CO 9c O1
® Aa.COM
Goczs
c0cCb•n9D
peg
t&K6fl
/07 t3LCAt2CA&I
/4
fti to/U.
�co . ( a
Hello