HomeMy WebLinkAbout20160746.tiff BEFORE THE WELD COUNTY. COLORADO, PLANNING COMMISSION
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS
Moved by Bruce Johnson, 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. COZ15-0003
APPLICANT: WES MOSER INC
PLANNER CHRIS GATHMAN
REQUEST CHANGE OF ZONE FROM THE A (AGRICULTURAL) ZONE DISTRICT TO THE I-
3 ( INDUSTRIAL) ZONE DISTRICT.
LEGAL DESCRIPTION E2 SECTION 25. T3N , R65W OF THE 6TH P M . WELD COUNTY COLORADO.
LOCATION WEST OF AND ADJACENT TO CR 49 AND SOUTH OF AND ADJACENT TO CR
30
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 Code.
Section 22-2-80 ,A.2 — Industrial Goals and Policies I . Policy 1 .2 of the Weld County Code states,
" Encourage new industrial development within existing industrial areas."
There are industrial uses (oil and gas support and service facilities) located adjacent to the proposed
change of zone to the north and northwest
Section 22-2-80.A. 3 — Industrial Goals and Policies A.3 I . Policy 1 . 3 of the Weld County Code states,
"Encourage industrial development by improving major transportation corridors. "
The proposed change of zone is located adjacent to an existing transportation corridor (County Road
49) that is in the process of being widened .
Section 22-6-20 ECON . Policy 3. 1 states. "County activities and regulation should protect the rights of
private property owners and the public health. safety and welfare. recognizing that these basic rights
and protections allow the free market to prosper and grow the local economy."
The applicant is requesting a Change of Zone to 1-3 Industrial in accordance with the Change of Zone
process outlined in the Weld County Code. This industrial zone contributes to the growth of the local
economy.
Section 22-2-70 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.
Section 22-6-20 E. ECON . Goal 5 states. "Recognize and promote specific places and resources in
the County that can uniquely support economic development. "
This Change of Zone will add to the land suitable for industrial development and support economic
development of the County 1-3 Industrial zoning allows a wide-range of uses that are available to
businesses.
Section 22-2-80. F I . Goal 6 of the Weld County Code states, "Minimize the incompatibilities that occur
between industrial uses and surrounding pro
Should this change of zone be approved, any proposed uses on the site will require a Site Plan
Review or a Use by Special Review permit (depending on the use) prior to developing the site. Uses
will need to meet the Industrial operational and design standards delineated in Sections 23-3-340 and
EXHIBIT
to
RESOLUTION COZ15-0003
WES MOSER INC
PAGE 2
23-3-350 of the Weld County Code. These standards address drainage, parking. loading , setbacks,
landscaping and lot coverage, noise, lighting . .
B. 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.
The proposed change of zone site is located adjacent to a number of industrial uses. USR15-0016 (oil
and gas transloading and storage) is located immediately to the north and west of the site MUSR13-
0011 and MUSR14-0025 (crude oil tank farm , truck unloading facility. oil polishing facility) , and
USR14-0048 (Central Oil Stabilization Facility) are located to the north of (across County Road 30)
from the site.
Two single-family residences are located to the east of the site (across County Road 49) . No phone
calls or correspondence has been received from surrounding property owners in regards to this case.
Should this change of zone be approved, any proposed uses on the site will require a site plan review
prior to site development. Uses will need to meet the Industrial standards of the Weld County Code in
regards to noise, lighting, air quality, property maintenance . . . Additionally. the 1-3 Industrial Zone
District requires that outdoor storage be screened from adjacent properties and rights-of-way.
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.
Septic systems and wells will be installed at the time of development.
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.
The site is adjacent to an existing collector road (County Road 30) and an existing Arterial Road
(County Road 49) that is in the process of being widened.
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. — A portion of the proposed Change of Zone is partially located in the 100-
year floodplain Any future development within the floodplain will require a flood hazard
development permit.
2) Section 23-2-30 .A. 5 . b. - According to the Geologic Evaluation dated August 19. 2015. no
economically recoverable gravel resources at this site.
3) Section 23-2-30.A. 5 c. — According to the Geologic Evaluation dated August 19, 2015. based on
evaluation of Soil Conservation Service Maps indicate that could be used for support of lightly to
moderately industrial structures.
An On-site Geotechnical Soils Report needs to be submitted prior to recording of Site Plan
Review or Use by Special Review that includes a preliminary design for the roads to be
constructed on-site. Additionally, engineered foundation plans along with a soils report or open
hole inspection report are required to be submitted with building permit(s) .
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 from the A (Agricultural) Zone District to 1-3 (Industrial) Zone District is conditional upon
the following:
RESOLUTION COZ15-0003
WES MOSER INC
PAGE 3
1 . Prior to recording the plat:
A. The applicant shall provide the Weld County Department of Planning Services with a Statement of
Taxes from the Weld County Treasurer showing no delinquent taxes exist for the parcel_ (Department
of Planning Services)
B. Due to tie incustria use of tiis site Pub is Works requires tie submittal of a traffic study to determine
any potential required roadway improvements. Roadway improvements may be triggered due to
heavy-truck traffic associated witi the facility including turn lanes -onto County Road 49 ane on to
County Road 30; the following is a list of triggers for turn lanes:
a. 25 vph turning right into the facility during a peak hour:
b. 10 vph turning left into the facility during a peak hour.
c. 50 vph turning right out of the facility during a peak hour. (Department of Public Works}
2 . The plat shall be amended to delineate the following :
A. All pages of the plat shall be labeled COZ15-0003. (Department of Planning Services)
B. The plat shall adhere to Section 23-2-50. C and D . of the Weld County Code. (Department of Planning
Services)
C . All recorded easements shall be shall be shown and dimensioned on the Change of Zone plat.
(Department of Planning Services)
D County Road 30 is a paved road and is designated on the Weld County Road Classification Plan as a
collector road, which requires 80 feet of right-of-way at full buildout. An additional 10 feet shall be
delineated on the plat as future right-of-way. The applicant shall verify and delineate on the plat the
future and existing right-of-way and the documents creating the existing right-of-way. If the existing
right of way cannot be verified it shall be dedicated All setbacks shall be measured from the edge of
future right-of-way. This road is maintained by Weld County. (Department of Planning Services-
Engineer)
E. County Roac
typically requires 140ft of right-of-way at full build out. Weld County is currently in the process of
widening this corridor. The alignment of the road widening project varies along the section line for the
corridor. Contact Public Works for the location of the existing and future right of way and easements
and delineate these on the map. (Department of Planning Services Engineer}
F. The point of beginning and the point of commencement on the plat shall be verified and corrected as
necessary. (Department of Public Works)
G . The south dimension shall be clarified if it is from section corner to the south quarter corner or from
right-of-way to quarter corners. ( Department of Public Works)
H . The subdivision exemption boundary (if recorded prior to the change of zone plat) for SUBX15-0023
shall be shown. (Department of Public Works)
I . Show County Road 49 future right-of-way (generally 70-feet from section line plus corner sight triangle
at County Road 30 and 20-foot permanent utility easement abutting proposed right-of-way).
(Department of Public Works)
J Show the 50-foot access easement along the property line adjacent to the Magellan USR .
(Department of Public Works)
K. Add access easement across property from County Road 49 to the Magellan property. (Department of
Public Works)
RESOLUTION COZ15-0003
WES MOSER INC
PAGE 4
L. Show a 60-foot turning radius as required on all accesses to Public Roads to accommodate truck
traffic. (Department of Public Works)
M . The spelling of "DCP Midstream" shall be corrected. (Department of Public Works)
N. The spelling of "Board of County Commissioners" shall be corrected on the Planning Commission
Certificate. (Department of Public Works)
O . The Section/Township/Range should be changed from "2/7/66- to -25/3/65" on the bottom of plat
sheet 1 . (Department of Public Works)
P. Show and label the approved accesses (AP15-00502) . (Department of Planning Services-Engineer)
Q. Show the floodplain and floodway (if applicable) boundaries on the map. Label the floodplain
boundaries with the FEMA Flood Zone and FEMA Map Panel Number or appropriate study.
(Department of Planning Services - Floodplain)
3. The following notes shall be delineated on the Change of Zone plat:
A. The Change of Zone allows for 1-3 (Industrial) uses which shall comply with the 1-3 (Industrial) Zone
District requirements as set forth in Article III Division 5 of the Weld County Code. (Department of
Planning Services)
B. The operation shall comply with all applicable rules and regulations of the State and Federal agencies
and the Weld County Code. (Department of Planning Services)
C . Any future structures or uses on site must obtain the appropriate zoning and building permits.
(Department of Planning Services)
D Water service may be obtained from an individual well . ( Department of Public Health and
Environment)
E. The parcel is currently not served by a municipal sanitary sewer system . Sewage disposal may be by
septic systems 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)
F . Language for the preservation and/or protection of the absorption field shall be placed on the plat. The
note shall state: 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)
G . During development of the site, all land disturbances shall be conducted so that nuisance conditions
are not created. If dust emissions create nuisance conditions, at the request of the Weld County
Health Department. a fugitive dust control plan must be submitted. (Department of Public Health and
Environment)
H . If land development creates more than a 25-acre contiguous disturbance, or exceeds 6 months in
duration, the responsible party shall prepare a fugitive dust control plan, submit an air pollution
emissions notice, and apply for a permit from the Colorado Department of Public Health and
Environment. (Department of Public Health and Environment)
I . A stormwater discharge permit may be required for a development/redevelopment /construction site
where a contiguous or non-contiguous land disturbance is greater than or equal to one acre in area .
Contact the Water Quality Control Division of the Colorado Department of Public Health and the
RESOLUTION COZ15-0003
WES MOSER INC
PAGE 5
Environment at www.cdphe.state.co. us/wq/PermitsUnit for more information. (Department of Public
Health and Environment)
J. Should 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,
pursuant to Chapter 15, Articles I and II . of the Weld County Code. (Department of Planning Services)
K. The historical flow patterns and runoff amounts will be maintained on the site. (Department of
Planning Services)
L. An Improvements and Road Maintenance Agreement will be required as part of a Site Plan Review,
Use by Special Review. or Subdivision application . (Department of Public Works)
M . Building permits shall be obtained prior to the construction of any new building. A plan review is
required for each building. Plans shall bear the wet stamp of a Colorado registered architect or
engineer Two complete sets of plans are required when applying for each permit. (Department of
Building Inspection)
N . Buildings. 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: 2012 International
Building Code; 2012 International Mechanical Code; 2012 International Plumbing Code:
2012lnternational Energy Code; 2006 International Fuel Gas Code: the 2012 International Plumbing
Code: 2014 National Electrical Code: 2003 ANSI 117. 1 Accessibility Code and Chapter 29 of the
Weld County Code. (Department of Building Inspection)
O. A Flood Hazard Development Permit is required for all construction or development occurring in the
floodplain or floodway as delineated on Federal Emergency Management Agency (FEMA) FIRM
Community Panel Map #08123C-1975E effective date will be January 20, 2016 (Box Elder
Floodplain). Any development shall comply with all applicable Weld County requirements. Colorado
Water Conservation Board requirements as described in Rules and Regulations for Regulatory
Floodplains in Colorado. and FEMA regulations and requirements as described in 44 CFR parts 59,
60. and 65. The FEMA definition of development is any man-made change to improved or
unimproved real estate, including but not limited to buildings or other structures, mining, dredging,
filling . grading, paving , excavation, drilling operations, or storage of equipment and materials.
(Department of Planning Services - Floodplain)
P. 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)
Q . 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)
R. 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)
S. 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.
RESOLUTION COZ15-0003
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PAGE 6
Mineral resource locations are widespread throughout the County and person 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
resources.
T. 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 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 .
4. Upon completion of Conditions of Approval #1 and #2 above, the applicant shall submit one ( 1 ) paper
copy or one (1 ) electronic copy (.pdf) of the plat for preliminary approval to the Weld County Department of
Planning Services. Upon approval of the plat 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
RESOLUTION COZ15-0003
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PAGE 7
accordance with the requirements of Section 23-2-50. 0. and 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.
5. The Change of Zone plat map shall be submitted to the Department of Planning Services' for recording
within one-hundred-twenty ( 120) days of approval by the Board of County Commissioners With the
Change of Zone plat map. the applicant shall submit a digital file of all drawings associated with the
Change of Zone application . Acceptable CAD formats are .dwg, .dxf. and .dgn (Microstation): acceptable
GIS formats are .shp (Shape Files) , Arclnfo Coverages and Arclnfo Export files format type is .e00. The
preferred format for Images is .tif (Group 4) (Group 6 is not acceptable) .
6. In accordance with Weld County Code Ordinance 2005-7 approved June 1 , 2005, should the plat not be
recorded within the required one-hundred-twenty ( 120) days from the date the Board of County
Commissioners resolution a $50.00 recording continuance charge shall added for each additional 3 month
period.
Motion seconded by Gene Stille.
VOTE
For Passage Against Passage Absent
Benjamin Hansford
Bruce Johnson
Bruce Sparrow
Jordan Jemiola
Joyce Smock
Michael Wailes
Nick Berryman
Terry Cross
Gene Stille
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 Commissioner's 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 February 23, 2016.
Dated the 23rd of February, 2016
Digitally signed by Kristine Ranslem
46 4661/ Date: 2016.02.25 09: 15:18 -07'00'
Kristine Ranslem
Secretary
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SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
Tuesday. February 23. 2016
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 Chair,
Jordan Jemiola, at 12: 30 pm.
Roll Call .
Present Benjamin Hansford , Bruce Johnson, Bruce Sparrow, Gene Stille. Jordan Jemiola. Joyce Smock,
Michael Wades .
Absent Nick Berryman . Terry Cross
Also Present Chris Gathman and Diana Aungst. Department of Planning Services: Wayne Howard.
Department of Planning Services — Engineering Division , Lauren Light and Ben Frissell , Department of
Health . Bob Choate. County Attorney. and Kris Ranslem. Secretary.
Motion. Approve the February 16. 2016 Weld County Planning Commission minutes, Moved by Bruce
Johnson , Seconded by Gene Stille. Motion passed unanimously.
CASE NUMBER. COZ15-0003
APPLICANT WES MOSER INC
PLANNER CHRIS GATHMAN
REQUEST CHANGE OF ZONE FROM THE A (AGRICULTURAL) ZONE DISTRICT TO THE
1-3 ( INDUSTRIAL) ZONE DISTRICT
LEGAL DESCRIPTION E2 SECTION 25. T3N R65W OF THE 6TH P M WELD COUNTY. COLORADO
LOCATION WEST OF AND ADJACENT TO CR 49 AND SOUTH OF AND ADJACENT TO CR
30
Chris Gathman . Planning Services, presented Case CO715-0003, reading the recommendation and
comments into the record. The Department of Planning Services recommends approval of this application
with the attached conditions of approval and development standards
Commissioner Johnson asked why the applicants are interested in pursuing a Change of Zone rather than
a USR (Use by Special Review), Mr. Gathman said he will defer to the applicant: however he believes that
there is no user yet.
Commissioner Hansford asked if this property is currently being farmed Mr. Gathman believed that it was
farmed recently.
Wayne Howard . Engineering. reported on the existing traffic, access and drainage conditions and the
requirements on site. Mr Howard stated that he has suggested changes to the staff report.
Lauren Light, Environmental Health , reviewed the public water and sanitary sewer requirements, and on-
site dust control
Tim Naylor, AGPROfessionals, 3050 67' Avenue. stated that the applicants are requesting a change of
zone for this property. He added that with development of the County Road 49 corridor, properties along
that area are being developed into industrial properties through the USR process Mr Naylor said that they
are taking advantage of the opportunities of industrial uses in an area along a corridor where those industrial
uses should be
Mr. Naylor stated that they believe this site is compatible with existing and future uses. He added that they
are proposing commercial wells and on-site wastewater treatment systems. Additionally. United Power is
in the process of installing a substation on this property for adequate availability of electricity
Commissioner Jemiola asked if this property was recently farmed. Additionally. he asked if the applicant is
proposing multiple users or one individual user Mr Naylor stated that this site is currently in agricultural
production and will continue to be farmed until a user has been established . He added that there is no
EXHIBIT
C
specific user at this time. He further added that they have had some interest from solar facilities and oil
and gas companies
The Chair asked if there was anyone in the audience who wished to speak for or against this application .
No one wished to speak .
The Chair asked if there are any changes to the conditions of approval or development standards in the
staff report.
Mr. Howard suggested deleting Condition of Approval 1 B as the requirement for the traffic study has been
fulfilled Additionally, Condition of Approval 2 . E may be removed as it is addressed in another condition of
approval .
Motion : Delete Conditions of Approval 1 B and 2 . E. as recommended by staff, Moved by Bruce Johnson .
Seconded by Joyce Smock Motion carried unanimously.
The Chair asked the applicant if they have read through the amended 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 COZ15-0003 to the Board of County Commissioners along with the amended
Conditions of Approval and Development Standards with the Planning Commission's recommendation of
approval . Moved by Bruce Johnson , Seconded by Gene Stille.
Vote: Motion carried by unanimous roll call vote (summary : Yes = 7) .
Yes : Benjamin Hansford, Bruce Johnson , Bruce Sparrow. Gene Stille, Jordan Jemiola. Joyce Smock,
Michael Wailes
Meeting adjourned at 4: 11 pm.
Respectfully submitted.
Digitally signed by Kristine Ranslem
43A bbrt- 190.46lifru Date: 2016.02.25 09: 13:25 -07'00'
Kristine Ranslem
Secretary
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