HomeMy WebLinkAbout20221689.tiffBEFORE THE WELD COUNTY, COLORADO, PLANNING COMMISSION
EXHIBIT
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RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSION
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Moved by Butch White, 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: USR22-0011
APPLICANT: GEORGE J. LEIS FAMILY TRUST AND SHARON R. WOLEVER TRUST, C/O
INDUSTRIAL TOWER WEST, LLC.
PLANNER: CHRIS GATHMAN
REQUEST: A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT FOR A TELECOMMUNICATIONS ANTENNA TOWER (330 -FOOT TALL
GUYED ANTENNA WITH ASSOCIATED EQUIPMENT) IN THE A
(AGRICULTURAL) ZONE DISTRICT.
LEGAL DESCRIPTION: E2 OF SECTION 25, T9N, R57W OF THE 6TH P.M., WELD COUNTY,
COLORADO.
LOCATION: SOUTH OF AND ADJACENT TO CR 102; WEST OF AND ADJACENT TO
STATE HIGHWAY 71.
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
23-2-260 and Section 23-4-840 of the Weld County Code.
2. It is the opinion of the Planning Commission 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.
Sec. 22-2-30. - Land Use Goals and Objectives.
C. Harmonize development with surrounding land uses.
1. Transition between land use types and intensities with buffers. Uses
that are incompatible with existing uses must be able to mitigate conflicts.
The proposed tower is a significant distance from existing residences.
Sec. 22-2-40. - Economic Development Goals and Objectives.
A. Support compatible economic development opportunities.
The proposed tower will improve access to wireless phone, broadband and
emergency services which will enhance work and economic development
opportunities in this region. The tower is in a rural area with no residences or
structures nearby.
B. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the A
(Agricultural) Zone District.
The proposed use is permittable under Section 23-3-40.HH as a Use by Special
Review.
RESOLUTON USR22-0011
GEORGE J LEIS FAMILY TRUST AND SHARON R WOLVER TRUST, C/O INDUSTRIAL TOWER WEST LLC
PAGE 2
Agnculture in the County is considered a valuable resource which must be protected
from adverse impacts resulting from uncontrolled and undirected business, industna/ and
residential land uses The A (Agncultural) Zone Distnct is established to maintain and
promote agriculture as an essential feature of the county The A (Agncultural) Zone
Distnct is intended to provide areas for the conduct of agncultural activities and
activities related to agriculture and
agncultural production, and for areas for natural resource extraction and energy
development, without the interference of other, incompatible land uses
The proposal meets the intent because facility will occupy only a small acreage on the
property and will not impact agncultural production
C Section 23-2-220 A 3 -- The uses which will be permitted will be compatible with the
existing surrounding land uses
The proposed use is in an area that can support this development and the proposed
Development Standards, and Conditions of Approval will assist in mitigating the impacts of
the facility on adjacent properties and ensure compatibility with surrounding land uses
and region The proposed telecommunication tower is in a remote rural area and is not
near existing residences Surrounding lands consist of dryland crops and rangelands
The nearest residences are approximately 2 miles from the proposed tower site
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
The site is not located within a three (3) mile referral area of any municipality, nor is it
located within any existing Intergovernmental Agreement Area (IGA) of a municipality
E Section 23-2-220 A 5 -- The application complies with Chapter 23, Articles V and XI,
of the Weld County Code
The property is not within the Geologic Hazard Overlay District, Agncultural Hentage
Overlay Distnct, Airport Overlay Distnct, or a Special Flood Hazard Area Budding
Permits issued on the property will be required to adhere to the fee structure of the
County -Wide Road Impact Fee Program, County Facility Fee and Drainage Impact Fee
Programs
F Section 23-2-220 A 6 -- The applicant has demonstrated a diligent effort to conserve
pnme agncultural land in the locational decision for the proposed use
The proposal is located on approximately 318 acres delineated as "Prime if Irrigated" per
the 2020 Natural Resource Conservation Service Soil Survey The disturbed/developed
area around the tower will be minimal (only 3,000 square feet) with some smaller
disturbance areas where the guy wires will connect to the ground No irrigation is
RESOLUTON USR22-0011
GEORGE J LEIS FAMILY TRUST AND SHARON R WOLVER TRUST, C/O INDUSTRIAL TOWER WEST LLC
PAGE 3
located on the property
G Section 23-2-220 A 7 — There is adequate provisions for the protection of the 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 Planning Commission recommendation for approval is conditional upon the following
1 Pnor to recording the map
I
A The applicant shall attempt to address the comments of the Weld County Oil and Gas
Energy Department (OGED) as stated in their referral comments dated 3/30/2022
Written evidence of such shall be provided to the Department of Planning Services
(Weld County Oil and Gas Energy Department)
k
B The applicant shall attempt to address the comments of the US Fish and Wildlife Service
as stated in their referral dated 5/10/2022 Wntten evidence of such shall be provided to
the Department of Planning Services (US Fish and Wildlife Service)
C The map shall be amended to delineate the following
All sheets of the map shall be labeled USR22-0011 (Department of Planning
Services)
2 The attached Development Standards (Department of Planning Services)
3 The map shall be prepared in accordance with Section 23-2-260 D of the Weld
County Code (Department of Planning Services)
4 CR 102 is a gravel road arid is designated on the Weld County Functional
Classification Map as a local! road which requires 60 feet of nght-of-way at full
bwldout The applicant shalll delineate and label on the site map or plat the
future and existing right-of-way (along with the documents creating the existing
right-of-way) and the physical location of the road All setbacks shall be
measured from the edge of, nght-of-way This road is maintained by Weld
County (Development Review)
5 Show the Colorado Department of Transportation (CDOT) nght-of-way on the
RESOLUTON USR22-0011
GEORGE J LEIS FAMILY TRUST AND SHARON R WOLVER TRUST, C/O INDUSTRIAL TOWER WEST LLC
PAGE 4
map along with the documents creating the nght-of-way (Development
Review)
6 Show and label the approved access location, approved access width and the
appropriate turning radii on the site plan The applicant must obtain an access
permit in the approved location prior to construction (Development Review)
7 Show and label the entrance gate if applicable An access approach that is
gated shall be designed so that the longest vehicle (including trailers) using the
access can completely clear the traveled way when the gate is closed In no
event, shall the distance from the gate to the edge of the traveled surface be
less than thirty -five (35) feet (Development Review)
8 Show and label the approved tracking control on the site plan (Development
Review)
9 Show and label the drainage flow arrows (Development Review)
10 Show and label the parking and traffic circulation f low arrows showing how the
traffic moves around the property (Development Review)
2 Upon completion of Condition of Approval #1 above, the applicant shall submit one (1)
electronic copy ( pdf) of the map for preliminary approval to the Weld County Department
of Planning Services Upon approval of the map the applicant shall submit a Mylar map along
with all other documentation required as Conditions of Approval The Mylar map shall be
recorded in the office of the Weld County Clerk and Recorder by the Department of
Planning Services The map shall be prepared in accordance with the requirements of
Section 23-2-260 D of the Weld County Code The Mylar map 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 In accordance with Appendix 5-J of the Weld County Code, should the map 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 penod
(Department of Planning Services)
4 Pnor to Operation
A Bird diverters shall be installed on the guy wires associated with the tower
(Department of Planning Services)
5 The Use by Special Review Permit is not perfected until the Conditions of Approval are
completed and the map is recorded Activity shall not occur, nor shall any building or
electncal permits be issued on the property, until the Use by Special Review plat is ready to
be recorded in the office of the Weld County Clerk and Recorder or the applicant has been
approved for an early release agreement (Department of Planning Services)
Motion seconded by Sam Gluck
RESOLUTON USR22-0011
GEORGE J LEIS FAMILY TRUST AND SHARON R WOL`I✓ER TRUST, C/O INDUSTRIAL TOWER WEST LLC
PAGE 5
VOTE
For Passage
Tom Cope
Lonnie Ford
Skip Holland
Sam Gluck
Butch White
Pamela Edens
Michael PaI'm
Against Passage
Absent
Elgah Hatch
Michael Wades
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, Michelle Wall, 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 June 7, 2022
Dated the 7. day of June, 2022
-tneaidie, o • C,o-e-
Michelle Wall
Secretary f
RESOLUTON USR22-0011
GEORGE J LEIS FAMILY TRUST AND SHARON R WOLVER TRUST, C/O INDUSTRIAL TOWER WEST LLC
PAGE 6
SITE SPECIFIC
DEVELOPMENT PLAN USE BY
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
George J Leis Family Trust & Sharon R Wolever Trust C/O Industnal
West, LLC
USR2
2-
0011
1 A Site -Specific Development Plan and Use by Special Review Permit, USR22-0011, for a
Telecommunications Antenna Tower (330 -foot guyed antenna with associated equipment) outside
of subdivisions and historic townsites in the A (Agricultural) Zone Distnct, subject to the
Development Standards stated hereon (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 This is an unmanned facility (Department of Planning Services)
4 Collocation of other antenna by other service providers shall be permitted on the tower
(Department of Planning Services)
5 The bird diverters on the guy wires shall be maintained (Department of Planning Services)
6 Upon termination of the use of the telecommunication antenna tower, the equipment shelter,
antenna structure, and any associated equipment shall be removed and the premises restored to
its ongmal condition according to the Decommissioning Plan (Department of Planning
Services)
7 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)
8 The access to the site shall be maintained to mitigate any impacts to the public road , including
damages and/or off -site tracking (Development Review)
9 There shall be no parking or staging of vehicles on public roads On -site parking shall be utilized
(Development Review)
10 Prior to the release of building permits, the applicant shall be required to submit a complete
commercial access application for the "preliminanly approved" access location as shown on this
plan (Development Review)
11 The historical flow patterns and runoff amounts on the site will be maintained (Development
Review)
12 Dunng construction, all liquid and solid wastes (as defined in the Solid Wastes Disposal Sites
and Facilities Act, 30-20-100 5, C R S ) shall be stored and removed for final disposal in a
RESOLUTON USR22-0011
GEORGE J LEIS FAMILY TRUST AND SHARON R WOLVER TRUST, C/O INDUSTRIAL TOWER WEST LLC
PAGE 7
manner that protects against surface and groundwater contamination (Environmental Health)
i
13 Dunng construction, 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 (Environmental , Health)
14 During construction, waste matenals shall be handled, stored, and disposed in a manner that
controls fugitive dust, fugitive particulate emissions, blowing debris, and other potential
nuisance conditions The facility shall operate in accordance with Chapter 14, Article 1 of the
Weld County Code (Environmental Health) 1
I
15 Fugitive dust and fugitive particulate emissions shall be controlled throughout the duration of
construction of the tower (Environmental Health)
16 Dunng construction, adequate toilet facilities and handwashing units shall be provided Portable
toilets are acceptable Portable toilets shall be serviced by a cleaner licensed in Weld County,
shall contain hand sanitizers, be screened from public view, and be removed upon completion of
construction (EH)
17 The operation shall comply with all applicable rules and regulations of the State and Federal
agencies and the Weld County Code (Environmental Health)
18 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_useon the adjacent properties in
accordance with the plan Neither the direct, nor reflected, light from any light source may create
a traffic hazard to operators of motor vehicles on public or pnvate streets No colored lights may be
used which may be confused with, or construed as, traffic control devices (Department of
Planning Services) ,
19 Any future structures or uses on site must obtain the appropriate zoning and budding permits
(Department of Planning Services)__
20 The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code
21 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
I
22 The Use by Special Review,area shall be limited to the planaahown 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
23 The property owner or operator shall be responsible for complying with all of the foregoing
RESOLUTON USR22-0011
GEORGE J LEIS FAMILY TRUST AND SHARON R WOLVER TRUST, C/O INDUSTRIAL TOWER WEST LLC
PAGE 8
Development Standards Noncompliance with any of the foregoing Development Standards may
be reason for revocation of the Permit by the Board of County Commissioners
24 Construction or use pursuant to approval of a Use by Special Review Permit shall be commenced
within three (3) years from the date of approval, unless otherwise specified by the Board of County
Commissioners when issuing the original Permit, or the Permit shall be vacated The Director
of Planning Services may grant an extension of time, for good cause shown, upon a wntten
request by the landowner
25 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 nghts and mineral owners should be afforded the
opportunity to extract the mineral resource
26 WELD COUNTY'S RIGHT TO FARM STATEMENT Weld County is one of the most productive
agncultural counties in the United States, typically ranking in the top ten counties in the country in
total market value of agncultural 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 agncultural
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
agncultural practices to accommodate the intrusions of urban users into a rural area Well -run
agncultural 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, f lies 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 aenal spraying It is
common practice for agricultural producers to utilize an accumulation of agncultural machinery and
supplies to assist in their agncultural operations A concentration of miscellaneous agncultural
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
1
Water has been, and continues to be, the lifeline for the agncultural 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
RESOLUTON USR22-0011
GEORGE J LEIS FAMILY TRUST AND SHARON R WC6/ER TRUST, C/O INDUSTRIAL TOWER WEST LLC
PAGE 9
take water from irngation ditches, lakes, or olther 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 f ire 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 pnonties mean that roads from subdivisions to
artenals 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 irngation ditches, electrical power for pumps and
center pivot operations, high speed traffic, sandburs, puncture vines, terntonal farm dogs 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
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
Tuesday, June 7, 2022
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,
Tom Cope, at 12:30 pm.
Roll Call.
Present: Tom Cope, Lonnie Ford, Skip Holland, Sam Gluck, Butch White, Pamela Edens, Michael Palizzi.
Absent: Elijah Hatch, Michael Wailes.
Also Present: Kim Ogle, Chris Gathman, Diana Aungst, Angela Snyder, and Maxwell Nader and Melissa
King, Department of Planning Services; Lauren Light, Department of Health; Bruce Barker and Karin
McDougal, County Attorney, and Michelle Wall, Secretary.
Motion: Approve the May 3, 2022, Weld County Planning Commission minutes, Moved by Skip Holland,
Seconded by Sam Gluck. Motion passed unanimously.
CASE NUMBER: USR22-0011
APPLICANT: GEORGE J. LEIS FAMILY TRUST AND SHARON R. WOLEVER TRUST, C/O
INDUSTRIAL TOWER WEST, LLC.
PLANNER: CHRIS GATHMAN
REQUEST: A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT FOR A TELECOMMUNICATIONS ANTENNA TOWER (330 -FOOT TALL
GUYED ANTENNA WITH ASSOCIATED EQUIPMENT) IN THE A
(AGRICULTURAL) ZONE DISTRICT.
LEGAL DESCRIPTION: E2 OF SECTION 25, T9N, R57W OF THE 6TH P.M., WELD COUNTY,
COLORADO.
LOCATION: SOUTH OF AND ADJACENT TO CR 102; WEST OF AND ADJACENT TO
STATE HIGHWAY 71.
Chis Gathman, Planning Services, presented Case USR22-0011, reading the recommendation and
comments into the record. The Department of Planning Services recommends approval of this application
along with conditions of approval and development standards.
Lauren Light, Environmental Health, reviewed the public water and sanitary sewer requirements, on -site
dust control, and the Waste Handling Plan.
Rick Bailey, Industrial Tower West LLC, 205 South Maloney Road, North Platte, Nebraska. Mr. Bailey
explained that he has been working on this project for several years. He said they have many towers in
Weld County and they are usually in rural areas. Their primary carrier is Viaero Wireless which is a rural
carrier. There is a significant coverage gap north of Stoneham which is where the proposed site will be.
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
Linda Craig, 47828 Highway 71, Stoneham, Colorado. She said that she has good cellular service with
Verizon and there are currently 4 other cellular carriers in the area.
Ms. Craig is also representing her mother. She said they protest the proposed cellular tower. Their property
is located directly across Highway 71 on the east and would be yards away from the proposed tower. Her
family homesteaded land on this ranch over 100 years ago and has lived at their farmstead for 82 years.
Ms. Craig stated there are many scientists, researchers and medical doctors who now study the destructive
effects of electromagnetic field radiation (EMF) that these towers produce. She said there are
consequences to humans, domestic animals and wildlife. Ms. Craig read articles about EMF radiation that
included findings of cancer, lower birth weights, headaches, infertility, heart issues and several other
symptoms.
Commissioner Gluck asked Ms. Craig if the proposed tower was on her property. Ms. Craig responded no
but that her home was yards away.
Roger Blake, 75144 County Road 110, Stoneham, Colorado Mr Blake stated that him and his wife object
to the proposed Viaero cellular tower They have ranched on their property for 50 years on land that is
approximately 4 miles northwest of the proposed tower site There is an existing cellular tower a few miles
from where they live They have pastureland that is 2 miles away and they also run cattle on the Craig's
property Mr Blake shared the same concerns about the harmful effects of EMF radiation They had a
neighbor who currently passed away from cancer He said his wife is in delicate health and they do not
want to have added negative effects from EFT radiation
Mr Bailey explained that the tower project will have to meet requirements from local, state and federal
governmental entities He said it is a lengthy process Mr Bailey explained that they have a license issued
by the FCC for the radio waves used The FCC controls the standards that must be met He also explained
that the cellular tower would not broadcast constant like an AM radio station It sends a signal when it is
responding to a cellular user's request
Commissioner Cope asked the applicant if they researched using other towers in the area Mr Bailey said
they did but the other towers would not cover this gap in service
The Chair asked the applicant if they have read through the Development Standards and Conditions of
Approval and if they are in agreement with those The applicant replied that they are in agreement
Motion Forward Case USR22-0011 to the Board of County Commissioners along with the Conditions of
Approval and Development Standards with the Planning Commission's recommendation of approval,
Moved by Butch White, Seconded by Sam Gluck
Vote. Motion carned by unanimous roll call vote (summary Yes = 7)
Yes Butch White, Lonnie Ford, Michael Palizzi, Pamela Edens, Sam Gluck, Skip Holland, Tom Cope
Commissioner Cope explained that the Planning Commission is making a recommendation to the County
Commissioners and the County Commissioners have the final say
The Chair asked the public if there were other items of business that they would like to discuss No one
wished to speak
The Chair asked the Planning Commission members if there was any new business to discuss No one
wished to speak
Meeting adjourned at 4 41 pm
Respectfully submitted,
`mil l Geautie, c, , miti-e-
Michelle Wall
Secretary
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John Doe
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