HomeMy WebLinkAbout20152786.tiff EXHIBIT
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: FORE THE WELD COUNTY, COLORADO, PLANNING COMMISSION
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS
Moved by Joyce Smock, 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: USR15-0031
APPLICANT: HARMS RANCH LLC, C/O PINE BLUFFS GRAVEL AND EXCAVATING INC.
PLANNER: CHRIS GATHMAN
REQUEST: A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT FOR A MINERAL RESOURCE DEVELOPMENT FACILITY INCLUDING
OPEN PIT MINING AND MATERIALS PROCESSING (GRAVEL MINING
OPERATION) IN THE A (AGRICULTURAL) ZONE DISTRICT.
LEGAL DESCRIPTION: ALL OF SECTION 34, T11 N, R58W OF THE 6TH P.M. , WELD COUNTY,
COLORADO.
LOCATION: EAST OF AND ADJACENT TO CR 127 AND IMMEDIATELY TO THE SOUTH
AND EAST OF THE INTERSECTION OF CR 124 AND CR 127.
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 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 ordinances in effect.
Section 22-5-70 CM. Goal 2. states: "Promote the reasonable and orderly exploration and
development of mineral resources. " The proposed mining site is located in a rural rangeland
area. Upon completion of mining operations the property will be reclaimed to its previous
state (grazing land/rangeland).
Section 22-5-70. 3 CM . Policy 2. 3.states: "Ensure that development of mineral resources
addresses the impacts of such development." The proposed mining location is a rural area.
The proposed mining area is located on 32.2 acres out of the entire section. Development
standards and conditions of approval (including requiring a road maintenance and
improvements agreement to address impacts and damages to county roads) are attached to
address the impacts of the proposed operation .
Section 22-5-70.C CM . Goal 3. States: "Minimize the impacts of surface and subsurface
mining activities on the surrounding land, land uses. roads and highways. " A road
maintenance and improvements agreement is attached as a condition of approval to address
impacts to county roads (including dust control, damage repair, specified haul routes and
future traffic triggers for improvements).
B Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the (A) Agricultural
Zone District. Section 23-3-40.A. 3 of the Weld County Code provides for a Site Specific
Development Plan and a Special Review Permit for a Mineral Resource Development facility
including a gravel mining operation in the A (Agricultural) Zone District.
C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the existing
surrounding land uses. The proposed gravel mine is located in a rural area. Wind turbines
(associated with USR-1723) are located on the property and on adjacent properties.
RESOLUTION USR15-0031
HARMS RANCH LLC, C/O PINE BLUFFS GRAVEL AND EXCAVATING INC.
PAGE 2
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-mile referral area of an existing
municipality.
E. Section 23-2-220.A. 5 -- The application complies with Section 23-5-230 of the Weld County
Code. The proposal is not located within a Flood Hazard Overlay District area. Building
Permits issued on the Lots will be required to adhere to the following fees.
Effective April 25, 2011 , Building Permits issued on the proposed lots will be required to
adhere to the fee structure of the Weld County Road Impact Program. (Ordinance 2011 -2)
Effective April 25, 2011 , Building Permits issued on the proposed lots, will be required to
adhere to the fee structure of the County Facility Fee and Drainage Impact Fee. (Ordinance
2011 -2)
F. Section 23-2-220.A.6 -- The applicant has demonstrated a diligent effort to conserve prime
agricultural land in the locational decision for the proposed use. The site is located on 32.2
acres of land delineated as " High Potential Dry Cropland - Prime if Irrigated" per the 1979 Soil
Conservation Service Important Farmlands of Weld County Map. The remainder of the
parcel, with the exception of the access road into the mining area and existing wind turbines
along the northern boundary of the section , is unimproved rangeland.
G. Section 23-2-220.A. 7 -- The Design Standards (Section 23-2-240 of the Weld County Code),
Operation Standards (Section 23-2-250 of the Weld County Code), Conditions of Approval,
and Development Standards ensure that there are adequate provisions for the protection of
health , safety, and welfare of the inhabitants of the neighborhood and County.
H. Section 23-4-250 -- Additional requirements for Open-mining have been addressed through
this application and the Development Standards will insure compliance with Section 23-4-250
Weld County Code.
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 . Prior to recording the map:
A. An Improvements and Road Maintenance Agreement is required for improvements at this
location. Road maintenance including dust control, damage repair, specified haul routes and
future traffic triggers for improvements will be included. (Department of Public Works)
B. The applicant shall attempt to address the comments of the West Greeley Soil Conservation
District, as stated in their referral response dated July 13, 2015. Evidence of approval shall
be submitted to the Department of Planning Services. (Condition has been satisfied)
(Department of Planning Services)
C. The applicant shall attempt to address the comments of State of Colorado Division of Water
Resources, as stated in the referral response dated June 22, 2015. Evidence of such shall
be submitted in writing to the Weld County Department of Planning Services. (Condition has
been satisfied) (Department of Planning Services)
RESOLUTION USR15-0031
HARMS RANCH LLC, O/O PINE BLUFFS GRAVEL AND EXCAVATING INC.
PAGE 3
D. The proposed gravel mining operation is within the boundaries of the USR-1723 (A wind
energy facility with a generating capacity up to 250.5 megawatts (MW) along with a 230-
kilovolt (kV) electric transmission line. an interconnection facility to tie into an existing 72-mile
transmission line, existing collector transmission lines, up to three permanent 80-meter
meteorological towers, one ( 1 ) substation, an operations and maintenance building/facility,
and one ( 1 ) temporary batch plant and construction facility). The applicant shall submit a
request to vacate the mining area from the boundaries of USR-1723. Upon approval a partial
vacation plat shall be submitted for recording.
2. The plat shall be amended to delineate the following:
A. All sheets of the map shall be labeled USR15-0031 . (Department of Planning Services)
B. Oil and Gas encumbrances including gathering lines with appropriate setbacks shall be
delineated on the map. (Department of Planning Services)
C. County Road 124 is unmaintained section line right-of-way. The applicant shall delineate on
the map the existing right-of-way and the documents creating the right-of-way. All setbacks
shall be measured from the edge of right-of-way. This road is not maintained by Weld
County. (Department of Planning Services — Engineer)
D. Show and label the approved access(es), turning radii, and access permit number (AP15-
00086) on the map. (Department of Public Works)
E. All future and existing County Roads shall be delineated on the plat including their existing
and future right-of-way. (Department of Planning Services)
F. All recorded easements shall be delineated on the plat by book and page number or
reception number
3. Prior to construction :
A. The approved access and tracking control shall be constructed prior to on-site construction.
(Department of Planning Services - Engineer)
B. If more than one ( 1 ) acre is to be disturbed for construction of non-gravel pit items such as
permanent structures, parking lots, etc. . . , a Weld County grading permit will be required.
(Department of Planning Services - Engineer)
4. The Special Review activity shall not occur nor shall any building permits be issued on the property
until the Special Review plat is ready to be recorded in the office of the Weld County Clerk and
Recorder. (Department of Planning Services)
5. Upon completion of Condition of Approval #1 above, the applicant shall submit three (3) paper copies
or 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)
RESOLUTION USR15-0031
HARMS RANCH LLC, C/O PINE BLUFFS GRAVEL AND EXCAVATING INC.
PAGE 4
6. In accordance with Weld County Code Ordinance 2005-7 approved June 1 , 2005, should the plat not
be recorded within the required thirty (30) days from the date the Board of County Commissioners
resolution a $50.00 recording continuance charge shall added for each additional 3 month period .
(Department of Planning Services)
Motion seconded by Benjamin Hansford .
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 August 4, 2015.
Dated the 41h of August, 2015.
Kristine Ranslem
Secretary
SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Pine Bluffs Gravel and Excavating , Inc.
USR15-0031
1 . A Site Specific Development Plan and a Special Review Permit for Mineral Resource Development
including Mineral resource development facilities including Open pit Mining and materials processing
(gravel mining operation) in the A (Agricultural) Zone District, as indicated in the application materials
on file and 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. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act,
30-20-100. 5, C. R. S. , as amended) shall be stored and removed for final disposal in a manner that
protects against surface and groundwater contamination. (Department of Public Health and
Environment)
4. 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. (Department of Public Health and Environment)
5. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive dust,
fugitive particulate emissions, blowing debris, and other potential nuisance conditions. The facility
shall operate in accordance with Chapter 14, Article 1 of the Weld County Code. (Department of
Public Health and Environment)
6. The facility shall comply with the Air Pollution Emission Notice (A. P. E. N . ) permit requirements as
stipulated by the Air Pollution Control Division , Colorado Department of Public Health and
Environment, as applicable. (Department of Public Health and Environment)
7. Fugitive dust should attempt to be confined on the property. Uses on the property should comply with
the Colorado Air Quality Commission's air quality regulations (Department of Public Health and
Environment)
8. This facility shall adhere to the maximum permissible noise levels allowed in the Industrial Zone as
delineated in Section 14-9-30 of the Weld County Code. (Department of Public Health and
Environment)
9. Adequate drinking, handwashing and toilet facilities shall be provided for employees and patrons of
the facility, at all times. Portable toilets and bottled water are acceptable. Records of maintenance
and proper disposal for portable toilets shall be retained on a quarterly basis and available for review
by the Weld County Department of Public Health and Environment. Portable toilets shall be serviced
by a cleaner licensed in Weld County and shall contain hand sanitizers. (Department of Public Health
and Environment)
10. The operation shall comply with all applicable rules and regulations of the State and Federal agencies
and the Weld County Code. (Department of Public Health and Environment)
11 . The operation shall comply with all applicable rules and regulations of the Colorado Division of
Reclamation Mining and Safety. (Department of Planning Services)
12. The operation shall comply with the Mine Safety and Health Act. (MSHA) (Department of Planning
Services)
RESOLUTION USR15-0031
HARMS RANCH LLC, C/O PINE BLUFFS GRAVEL AND EXCAVATING INC.
PAGE 6
13. The operation shall comply with the Occupational Safety and Health Act. (OSHA) (Department of
Planning Services)
14. Section 23-4-290. 6 of the Weld County Code limits the hours of operation for sand and gravel
operations to the hours of day light except in the case of public or private emergency or to make
necessary repairs to equipment. Hours of operation may be extended with specific permission from
the Weld County Board of County Commissioners. This restriction shall not apply to operation of
administrative and executive offices or repair and maintenance facilities located on the property.
(Department of Planning Services)
15. Existing trees and ground cover along public road frontage and drainage ways shall be preserved,
maintained, and supplemented, if necessary, for the depth of the setback in order to protect against
and/or reduce noise, dust, and erosion. (Department of Planning Services)
16. Where topsoil is removed, sufficient arable soil shall be set aside for re-spreading over the reclaimed
areas. ( Department of Planning Services)
17. 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 Public Works)
18. The historical flow patterns and run-off amounts will be maintained on the site. (Department of
Planning Services - Engineer)
19. There shall be no tracking of dirt or debris from the site onto publicly maintained roads. The applicant
is responsible for mitigation of any road damages or offsite tracking and maintaining onsite tracking
control devices. (Department of Planning Services - Engineer)
20. There shall be no parking or staging of vehicles on public roads. On-site parking shall be utilized.
(Department of Public Works)
21 . If any work associated with this project requires the placement of dredge or fill material, and any
excavation associated with a dredged or fill project, either temporary or permanent, in waters of the
United States which may include streams, open water lakes and ponds or wetlands at this site, the
Department of the Army, Corps of Engineers shall be notified by a proponent of the project for proper
department of the Army permits or changes in permit requirements pursuant to Section 404 of the
Clean Water Act. (Department of Planning Services)
22. Buildings, equipment 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: 2012
International Building Code; 2012 International Mechanical Code; 2012 International Plumbing Code:
2006 International Energy Code; 2012 International Fuel Gas Code; 2011 National Electrical Code;
2009 ANSI 117. 1 Accessibility Code and Chapter 29 of the Weld County Code. (Department of
Building Inspection)
23. Building Permits issued on the proposed lots will be required to adhere to the fee structure of the
County-wide Road Impact Fee Program and the County Facility Fee and Drainage Impact Fee
Programs.
24. Should human remains be discovered during mining activities, the requirements under State law
C. R. S. part 13 apply and must be followed. (Colorado Historical Society, Department of Planning
Services)
RESOLUTION USR15-0031
HARMS RANCH LLC, 0/O PINE BLUFFS GRAVEL AND EXCAVATING INC.
PAGE 7
25. The property owner or operator shall be responsible for complying with the Design Standards of
Section 23-2-240 of the Weld County Code.
26. The property owner or operator shall be responsible for complying with the Operation Standards of
Section 23-2-250 of the Weld County Code.
27. The property owner or operator shall be responsible for complying with the Open-mining Standards of
Section 23-4-250, Weld County Code.
28. 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.
29. The Special Review area shall be limited to the plans shown hereon and governed by the foregoing
standards and all applicable Weld County regulations. Substantial changes from the plans or
Development Standards as shown or stated shall require the approval of an amendment of the Permit
by the Weld County Board of County Commissioners before such changes from the plans or
Development Standards are permitted_ Any other changes shall be filed in the office of the
Department of Planning Services.
30. In accordance with Section 23-2-200. E of the Weld County Code, if the Use by Special Review has
not commenced from the date of approval or is discontinued for a period of three (3) consecutive
years, it shall be presumed inactive. The county shall initiate an administrative hearing to consider
whether to grant an extension of time to commence the use or revoke the Use by Special Review. If
the Use by Special Review is revoked, it shall be necessary to follow the procedures and
requirements of Division 4 of the Weld County Code in order to reestablish any Use by Special
Review. (Department of Planning Services)
31 . The property owner or operator shall be responsible for complying with all of the foregoing
Development Standards. Noncompliance with any of the foregoing Development Standards may be
reason for revocation of the Permit by the Board of County Commissioners. (Department of Planning
Services)
32. 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.
RESOLUTION USR15-0031
HARMS RANCH LLC, O/O PINE BLUFFS GRAVEL AND EXCAVATING INC.
PAGE 8
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. sandburs, 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.
�G M t tJLTGS
S1L ` US
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
Tuesday. August 4 . 2015
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. Jordan Jemiola, at 1 : 30 pm .
Roll Call .
Present. Benjamin Hansford . Bruce Sparrow, Jordan Jemiola. Joyce Smock. Nick Berryman , Terry Cross
and Gene Stifle
Absent Bruce Johnson Michael Wailes
Also Present. Kim Ogle and Chris Gathman . Department of Planning Services. Wayne Howard,
Department of Planning-Engineering Division: Lauren Light. Department of Health: Bruce Barker. County
Attorney and Kris Ranslem. Secretary
Motion Approve the July 21 , 2015 Weld County Planning Commission minutes, Moved by Benjamin
Hansford . Seconded by Joyce Smock Motion passed unanimously
Motion. Appoint Jordan Jemiola as Chair for Planning Commission, Moved by Benjamin Hansford,
Seconded by Terry Cross . Motion passed unanimously
Motion. Appoint Nick Berryman as Vice-Chair for Planning Commission . Moved by Joyce Smock.
Seconded by Benjamin Hansford Motion passed unanimously
CASE NUMBER. USR15-0031
APPLICANT HARMS RANCH LLC CIO PINE BLUFFS GRAVEL AND EXCAVATING INC
PLANNER CHRIS GATHMAN
REQUEST A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT FOR A MINERAL RESOURCE DEVELOPMENT FACILITY
INCLUDING OPEN PIT MINING AND MATERIALS PROCESSING (GRAVEL
MINING OPERATION ) IN THE A (AGRICULTURAL) ZONE DISTRICT
LEGAL DESCRIPTION ALL OF SECTION 34 T11N R58W OF THE 6TH P M WELD COUNTY.
COLORADO
LOCATION EAST OF AND ADJACENT TO CR 127 AND IMMEDIATELY TO THE SOUTH
AND EAST OF THE INTERSECTION OF CR 124 AND CR 127
Commissioner Smock noted that she knows both applicants and feels that she can be fair and impartial in
this case
Chris Gathman . Planning Services, presented Case USR15-0031 . 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
Wayne Howard , Engineering . reported on the existing traffic, access and drainage conditions and the
requirements on site
Lauren Light. Environmental Health , reviewed the public water and sanitary sewer requirements. on-site
dust control , and the Waste Handling Plan .
Lonnie Graves. Pine Bluffs Gravel and Excavating . stated that the Harms Pit has been in operation since
late 2012 under a 110 Permit He added that they would like to expand this operation
Commissioner Sparrow asked what product will come from the site. Mr Graves said that there is river
rock: however they will run it through a crusher located on site. Mr. Sparrow asked how many years will
this supply Mr. Graves replied that the life of the mine will be for another 10 years_
The Chair asked if there was anyone in the audience who wished to speak for or a• ainst this application
No one wished to speak EXHIBIT
e3
1,4-3fZ. lra- cy&
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 USR15-0031 to the Board of County Commissioners along with the Conditions of
Approval and Development Standards with the Planning Commissions recommendation of approval,
Moved by Joyce Smock, Seconded by Benjamin Hansford.
Vote: Motion carried by unanimous roll call vote (summary: Yes = 7)
Yes: Benjamin Hansford. Bruce Sparrow, Gene Stifle. Jordan Jemiola. Joyce Smock. Nick Berryman,
Terry Cross
Absent: Bruce Johnson. Michael Wades.
Meeting adjourned at 2: 13 pm.
Respectfully submitted .
Digitally signed by Kristine Ranslem
43\imint_, 1-94tevithrt_ Date: 2015.08. 17 07:55:32 -06'00'
Kristine Ranslem
Secretary
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