HomeMy WebLinkAbout3.0 Staff Report BOCC 2.22.11o
Exhibits - Limited-ImpaetRevrew - Airport Land Partners Limited, PDAA 6349
BOCC Public Hearing (0212212011)
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REQUEST:
APPLICANT:
BOCC February 22,2011 MOL
PROJECT INFORMATION AND STAFF COMMENTS
PDAA 6349 - Text Amendment and PUD Amendment to the
Garfield county Airport lndustrial Park complex Planned Unit
Development
Airport Land Partners Limited
REPRES Brian Condie, Garfield County Regional Airport
I. BACKGRoUND
fne CartietO County Regional Airport (GCRA) serving as authorized agent for Airport Land
Partners Limited (ALP) requests approval for a text amendment to the Garfield County Airport
lndustrial Park Complex Planned Unit Development (PUD). The PUD was previously adopted
by the Garfield County Board of County Commissioners through Resolution No. 77-1 and
amended through Resolutions 81-56, 81-186, 85-103, 86-101 and 2001-65.
SlrE VIGINITY
GARFIELD GOUNTY TNDUSTRIAL PARK GOIiPLEX PUD
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The primary purpose of the
proposed text amendment is to
incorporate three (3) additional
uses to some or all of the ten
zone districts within the PUD.
These land uses included:
Extraction, Solar Power
Generating System, and
''storagje Area3 and Facilities. A
secondary purpose of the
proposed PUD amendment is to
bring the entire PUD into
conformance and consistencY
with prior resolutions and property
lot line adjustments.
The PUD was formallY adoPted
by the Board of CountY
Commissioners (BOCC) in 1977
by Resolution No. 77-1. This
resolution approved the Garfield
County Airport lndustrial Park
Gomplex PUD with three (3)
conditions dealing with storm
drainage, a commercial
convenience store, and fire
protection. Nine (9) zone districts
were identified under this PUD
and are as follows:
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1. Residential/Single Famity (R/SF)2. Residentiat/Urban (RyUti)3. Mobite Home park (MHp)4. Commercial/Airport Service (C/AS)5. Commercial/Convenience Retail (C/CR)6. lndustrial/General Services fl/Gsi7. Commerciat/Office Research (C/OR)8. Recreational/Camperearf lRfCe;9. Agricultural/lndustriat/Open'Space (A/|/OS)
Resolution No' .81-56 . was approved by the Bocc and adopted the rezoning ofAgricultural/lndustrial and Agricultural/Residentiaynuralzoneo tand outside the Garfietd countyAirport lndustrial Park complex PUD to Planned unit oeveropment, tnuslncorporating this landinto the PUD' This zone district amendment restates the nine (9) approved puD district,sconditions, standards, design, and land use criteria
Resolution No' 81-186 was approved by the Bocc and adopted a preliminary plan for MammCreek lndustriat park Subdivision withinihe pUO.
Resolution No. 85-103.was approved by the BocC and adopted amendments to the zonedistrict text, planned-unit development plin and certain-conditions of approval contained withinResolution No' 81-56 Power cogeneration facilities are added as a land use within theAg ricu ltura r/r nd ustriar/open s pace iruilosl zone d istrict
Resolution No. 86-1o1 was approved by the BoCC and adopted an amendment to the zonedistrict text of the pUD.
Reso-lution No' 2001-65 was approved by the Bocc and adopted amendments to the pUD planand zone district text, providing for a puolic ndminisirationracilities (pA/F) zone district. wththis amendment, the puD contiins 10 rand use districts.
II. REQUEST
ALP requests to amend the text and map.of the existing pUD. The text amendments proposedinclude three (3) new.land uses; Extraction, sola, FJ*"r.Generating systems, and storageAreas and Facilities' These uses are put forth in order to turtner improie tre airport runway andfacilities, and surrounding lands.
PROPOSED PUD LAND USES
Extraction
The use is defined in Article XVI of Garfield.county Unified Land Use Resolution of 200g, asamended (ULUR) as "to draw out or forth; nencetio o"ilr" "t if by drawing out; removal ofphysical matter in a solid or liquid state from its naiurarrv occurring location; the initial step inutilization of a natural resource'' The specific beneflt of including the land use ,,Extraction,, tothe commercial/office Research District fclonl, ritr"t"o immediately to the north of the GCRA,is to allow for removal of soil materials troh nlp'prop"rtv io tn" airport proper.
ALP seeks to include "Extraction" as a text amendment to the 10 land use districts in order tofacilitate long-term development of the PUD. The nppri.l.i states that the ,,Extraction, land usewill allow the removhl and adding of soils to propert'iJs *iinin the pUD in oroeito manage long-term site development includingloadwork, oiririad;ontrot, lanoscape and parcelgrading, and
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preparation. The amendment proposes that this land use be subject to a Major lmpact Review
in allzone districts.
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Solar Power Generatinq Svstem
The use is defined in Article 16 of the ULUR as a device that "converts the sun's radiant energy
into thermal, chemical, mechanical, or electric energy." lncluded with this use would be
associated customary associated iaciiities necessary tbr the generation of energy. ALP seeks
to include this land use as subject to Major lmpact Review in six (6) zone districts including:
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1 . Ag ricultural/l nd ustrial/Open Space (A/!/OS)2. Residential/Singte Famity (RySF)3. Residential/Urban (RyUD)4. Mobile Home Park (MHP) I
5, lndustrial/General Seruices (l/GS)6. Recreational/Camperpark(R/Cp)
ALP does not propose to include this land use within the following zone districts due to proximityto and potential conflict with GCRA flight operations.
1 . Commercial/Airport Service (C/AS)2. Commercial/Convenience Retail (C/CR)3. Commercial/Office Research (C/OR)4. Public Administration/Facitities (pA/F)
.Storagelreas and Facitities
The use is defined in Article 16 of the ULUR as the "act of storing or state of being stored,specifically, the safe ["."pins of goods in a warehouse or other d-epository., ALp seeks toinclude the land use subject to Limited lmpact Review within nine (9) districts including:
1.
2.
3.
4.
5.
6.
7.
8.
9.
Agricultural/l nd ustriat/Open Space (A/I/OS)
Residential/Single Famity (R/SF)
Residential/Urban (R/UD)
Mobile Home Park (MHp)
Commercial/Airport Service (C/AS)
Commercial/Convenience Retait (C/CR)
lndustrial/General Services (UGS)
Com mercial/Office Research (C/OR)
Recreational/Camper park (R/Cp)
The Applicant believes that this land use can support the burgeoning gas industry as we1 asother potential industrial and commercial. orourtn by providing storage space for vehicles,equipment, parts and supplies. The availability of outdooi storagJ witt su-pporiteneral economicdevelopment of the community and region, tfre Applicant also believes'that-the planning andpublic review of any.Rro.qose! "Storage" within thede zone districts will ensure that all potentialadverse impacts will be identified andhitigated prior to tand use change p"irlt approval.
PROPOSED REVISED PUD DOCUMENT
The amended PUD text can be found on pages 5-13 of the application.
III. COMPREHENSIVE PLAN
The PUD is situated y,|!in study Area 3 of the Garfield county comprehensive plan 2ooo.The-following Goals, objectives, and Policies apply to the proposed iext amenoment to thePUD.
COMMERCIAL AND INDUSTRIAT USES
OBJECTIVES:
4'1 To ensure that commercial and industriat development are compatibte withadiacent land uses and mitigate impacts identifie'd during the plan review process.
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POLICIES:42 Elcourage the location of industrial development in areas where visual, noise,
air quality and infrastructure impacts are reduced'
9.0 NATURAL RESOURCE E,(rRACTION
OBJECTIVES:g.2 The County through the imptementation of the Comprehensive_ Pl9n, Zoning
and Speciat use Fermit policies, witl address future compatibility isr;ues wifh
cu rrent mining oPeration s.
g.3 The County will ensure that mineral extraction activities witl not adversely affect
the naturai environment, including air quality, water qualtty, wildlife habitat or
i m portant v i s u al resources.
1O.O URBAN AREA OF INFLUENCE
GOAL:
Ensure that devetopment and overall land use policies occurring in the _County that will
affect a municipai,ty ,r" compatible wrth the existing zoning and futu're land use
objectives of the appropriate municipality.
Staff Response: The City of Rifle's Land Use Map and Rifle Airport Master Plan identifies
the pUD as industriat, tight industrial, commercial, mixed use business, and open space'
The pUD amendment [as incorporated these components along with agriculture and
residential land uses which are inconsistent with Rifle's Comprehensive Plan.
IV. REVIEW CRITERTA SECTION 4-201 (B)
The ULUR allows for amendments to .iZ-ppror"d Planned Unit Development in Section 6'201
ial iirra*rent to an Approved PuD and cites the reference requiring an amendment to follow
ihe review process in Section 4-201, Rezoning. Certain criteria must be met to approve a
rezoning and are listed in Section 4-201 (B), Rezoning Criteria and listed below;
Secfion t -201 (B) Rezoning Criteria. Unless otherwise provided in these Re,gulations, an
apptication for rezoning must meet the following criteria-
1. Alo Spot Zoning. The proposed rezoning would result in a togical and orderly
development pattern and would not constitute spot zoning'
Staff Response: The proposed land uses with the PUD text and map amen(lment do not
constitute spot zoning. The existing land uses within the PUD do not change with new
uses added to the PUD zone classifications as noted above.
2. Change in Area. The area to which the proposed rezoning woutd apply has changed or
is chinging to such a degree that it is in the public interest to encourage i? new use or
density in the area.
Staff Response: The surrounding area has changed since the approval of the PUD'
This change has been in the direction of office, commercial, industrial, an'C institutional
reflected with the addition of County offices (Sheriff's Complex, Regional Airport
Complex, and Road and Bridge facility), Colorado {Vlountain College, Rifle Generating
Station, and the extension t[e airport runway- These changes are uses that are
indicated in the existing PUD.
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3' Demonstrated community Need-.!!e proposed rezoning addresses a demonstratedcom m u n ity n eed w it h re spdct to faci r iti es,' r" iri ni o i ii u si ng.
Extraction
The Applicant indicates that this temporary use is crucial for surrounding areadevelopment projects' The ability to excavate soit is necessary to support economicalconstruction activities. A current example is the n""o toi nil material in the reconstructionand extension of the runway at the Garfierd c"r;ty RJiionarAirport.
Staff Response. The ULUR defines Extraction as:
lndustrial llse or Activity. tJses engagld in processing, manufactuing of mateiatsfrom either extracted or rai, materiats-oifrom w;i;J; prepared mateiits resutting ina new product designed for wholesale or retait saie.----'r
1' Extraction: to draw out or forth; hence to derive as if by drawing out,,; removal ofphysical mafter in a solid or tiquid state troi iiiaturatty occuning tocation; theinitial step in utitization of a naturat resouice;'-ixamptes include shale and coalmines, gravel pits, timber cutting; "'tJ've "'v'uue ottcttt
Extraction of soil materials falls within this definition due to the movement of soil materialthat is needed for building.the airport lu-nyay: This type of extraction would atso berequired to be reviewed through'the-Majoi lmpaciiJview process. However, themovement of soil for the purposes of "...roaowoii, oi"inrg" control, landscape andparcel grading, and preparation" can be ,""orpiirnei trrough other permits andwouldn't need such an in-depth review process .r.rir.'a i,rajo, rripaci neril*.
Under the ULUR, extraction is not allowed in residentiar or commercial zone districts.For this reason and since the movement of earth can oe managed through other countypermits staff recommends that no extraction be atlowed *itnin any residentiat districts ofthe PUD more specifically districts Residgntlgt/si.gi" F"rity (R/sF), Residentiat/urban(R/uD)' and Mobile Iq': P1k (MHP). staff also"recommends not alowing extractionin the Public AdministrationlFaciliti".'1enrr1
=on" oiriiict since this district containsbuildings and any earth movement can oe'"c"omfris-neo tnrougn a grading permit.However' with the close proximity oiseverat of the commercial zone districts to theGCRA it makes sense for extraction to oe-arlowei i-ri'in" pUD commerciar districtsincluding commercial/Airport services (c/AS), commeiciallconveniln."'n"Gil (c/cR),and commercial/office Research (c/oR). unoer G URLA, extraction within the rurat,industrial' and resource, lands lali -uoareas) are revieweo through the Major lmpactReview process' For-this t"".or, statr support. "rtir"fio, in the other remaining pUDdistricts indicated such as tnoustiiatlc"ryrar sgrvice iil6sl, necreationauCJnper rarr(RycP), and Agricuttural/lndustriallopen Space O,lyos).
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@nqsvstemThe Applicant indicateslEal-ihis land use provides for the. addition of ,,green, energygenerating sources for the community ano'region,
"nnrnting their sustiinability. Thesolar generated electricity can be switcneo Tnto'tne' nearov power substation andattached electrical grid. The PUD provides accesr to ir,L large land areas that areneeded to support solar generating fields.
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staff Response: The Garfield county comprehensive Plan of 2000 encourages
homeowners to implement solar design in tn"it hor"t but is silent about the support of
irig"r commercial solar power geneiating systems. ln addition, the ULLIR does not
allow this land use within residential Iirtii"tr. Therefore, Staff recomrmends that
commercial solar po*", generating systems not be allowed within any residential zone
district (RySF, Rytlp, an'O fr4He; ot
-tne pUp. The ULUR does allow solar power
generating systems within rural, commercial, industrial, and resource lands (subareas:
genle and ptateau) Oisiricts by Major Impact Review and therefore Staff would support
ihis ,r" within all other districts specified in this application.
Storage Areas and Facilities r :- r..-a-.
The Applicant oetleves tnat this use supports the burgeoning gas industry by providing
storage space for vehicles, equipment, parts and suppl'res' The PUD provicles areas for
storage that are separated'fro, nign"iralued, more'visible land uses. The availability of
outdoor storage will support general economic development of the connmunity and
region.
Staff Response: Storage Areas and Facilities can be further defined as follows:
lndustrial tlse or Actiiity. lJses engaged in processing, manufactuing of nnaterials
iro^-iitro, extracted or raw materiais irfrom'previously prepared materials resulting in
a new product designed for wholesale or retail sale'
Storage: act of storing or state of being stored, sptecifically, the safe lteeping of
goods in a warehou{e or other deposlttory", examples include produc:ts and open
storageofmineralstoragepilesofgravel,oreandshale;
Under the ULUR, this use is allowed as a use by right in the commercial and industrial
zone district" ,nd reviewed through the Limited impict Review process in the rural and
resource lands (subareas: plateau and gentle) distiicts. Also, the ULUR does not allow
this proposed land use wiihin any residentiai district. Staff supports the Storage and
Facilities land use in all zone districts specified through this application with the
exception of residential districts (RysF, R/UD, and MHP) since this lan'd use is not
compatible with a residential use.
4. compliance with comprehensive Plan and lntergovernmental Agreemen6' The
proposed rezoning is in compliance inn tn, Compr6hensive Plan and any applicab.le
intergovernr"niri"grremeni affecting land use or development or an amendmentto the
Coiprehensive Plai approved prior to filing a rezoning request-
staff Response: The comprehensive Plan of 2000 allows the proposed land uses of:
Extraction, solar, and storage Areas and Facilities. However, solar Powe:r Generating
Systems is not discussed specifically under the Comprehensive Plan but rarther solar for
residential housing. The Comprehensive Plan also doesn't specifically state which
zoning districts these land uses are allowed to occur'
As per an lntergovernmental Agreement with the City of Rifle and Garfielcl County, any
application witnin the Area of-lnfluence of a muniiipality/town will be a, referral and
allowed to comment on the given
"ppii."tion.
A refeiral facket was sent to the City of
Rifle.
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ln the review :j-tl,,: application, the city of Rifle comprehensive plan was considered.This Plan shows the aiea of the PUD as orri""s, commercial, industriat, and openspace' The PUD is therefore inconsistent with tne plan since it contains residentiatareas' The city of Rifle did indicate in n"ii rerenat response that they are notconcerned with the proposed residential ,r"r
"no it'in" puo'i.
"nn"*"0 to the city ofRifle the pUD wourd have to refrect their comp.n"n"ir" prrn.
5' original zone Designation lncorrect. The proposed rezoningaddresses effors in theoriginal zone district map. r'-rvev'.
staff Response: The original zone designation is pUD and this amendment does notchange the PUD zoning tistrict qesignaiion "nJtir"o were no enors in the originalzoning districts within this PUD. rne-iooeo d; r;;; expand what is permitted withineach PUD district.
6' Adequate water sypntv. such an apptication to rezone a property from one distict toanother district shatt be required to demonstrateiniiaximim water deiana required toserve the most intensive use in the resutting zone aisrrict pursuant to Articte 7-104 of thisResolution. _ _ _,_.. .r _v. .v e,e.. ,w. yut ouat t. tu tlr ucte
staff Response: A portion of the PUD has potable water and waste water seruice fromthe city of Rifle' These services are supplied to the Roao and Bridge and correctionsbuildings, sheriff complex, Airport comptlx,".J iii station. s"rrcL-to'otner portionsof the PUD is possible..througi'r a prior bppi*.i *iin in" city of Rifte and payment ofappropriate "out of area" rates.
BEVTEW CRITERIA
StaffResponse:trffiisnotapplicablesincethisapplicationisn,tfora
new subdivision.
The PUD proposes to comply with these standards.Due to the proximity to and potentialconflict with GCRA flight operations, the Solar Power Generating System land use will notbe allowed within the following zone districts:
1 Commerciat/Airport Service (C/AS)2. Commercial/Convenience Retait (C/CR)3. Commercial/Office Research (C/OR)4. Public Administration/Facilitiei lenff;
staff Response: This section of the, UL.UR is.not applicable since this application but will beaddressed with future land use applications thair&L_i; Limited and Major tmpact Reviewsregarding this pUD.
vt. REEERRAL COMMENTS
citv of Rifle Exhibit G)i Ttre city of Rifle has no objection to the proposed pUD changes since
lffiffiT-t|r*ffL"'fl doesn't Lrect the intent or'G iuiure devetopr"nt ". represented by
: This department did not have any
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comments on this aPplication.
CDOT (Exhibit l): This agency did not have any comments on this application
Rifle Fire 'Protection District (Exhibit J): This district had comments on the storage of
hazardous waste, and water supply for fire protection.
Gonsultinq Enqineer (Mountain Gross Enqineerinq) (Exhibit K): This consultant had the
following comments:
1. Theapplicant requests a waiver from providing an impact analysis as part of the application
materials. The authority to grant this waiver likely rests with the BOCC brrt since the
application proposes to only amend text, this request should be granted.
2. Th'e Applicant proposes thlt Storage Areas and activities be a subject to a Lirnited lmpact
Review'in all zone districts including residential districts. Where a Limited lmpact Review
seems justified in commercial districts, a Major Impact Review seems to be more
appropriate for these proposed uses in residential zone districts.
3. Witniri the lndustrialiGeneral Service District, the text appears to be modified by this
application to allow, "....processing natural resources and/or agricultural materials'.-" with a
fViajor lmpact Review and to allow, "Plant for fabrication of goods from processed natural
resburces..." with a Limited lmpact Review. lt is unclear if these uses were previouglV
allowed or if they have been added with this application. lf they have been added with this
application, the hpflicant should address the inclusion of these uses in the {itatement of
Objectives and the Proposes text Amendments and Justification.
Colorado Division of Wildlife: No comments received.
Garfietd Countv Road 3nd Bridoe: No comments received-
Countv Survevor: No comments received.
School District - RE- 2: No comments received.
VII. SUGGESTEDFINDINGS
@retheBoardofCountyCommissionerswaSe>:tensiveand
complete, that a-ll pertinent facts, matters and issues were submitted and that all
interested parties were heard.
2. The proposed text amendment and map amendment to the PUD has been determined
to be in the best interest of the health, safety, morals, convenience, ord€)r, prosperity
and welfare of the citizens of Garfield County.
3. That the application has met the requirements of the Garfield County Unified Land Use
Resolution of 2008, as amended. Specifically, the Rezoning Criteria listeld in Section
a-201 (B);. No Spot Zoning (meets this criterion)
o Change in Area (meets this criterion). Demonstrated Community Need (meets this criterion)
. Compliance with Comprehensive Plan and lntergovernmental Agreenrents (meets
this criterion). original zone Designation lncorrect (meets this criterion)
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. Adequate Water Supply (meets this criterion)
4' The proposed PUD text and map amendments are consistent with applicablestandards of the Unified Land Use Resolution of 2008, as amended, and is insubstantial compliance with the Garfield Count Comprehensive plan of 2000, asamended.
5' The proposed PUD text and map amendment does not conflict with State statutoryprovisions regulating land use.
DuringthePlanningcommi@hecompatibilityofExtraction,Solar
Power Generating Systems, and Storage Areas-and Faciliiies in the 10 zoning districtswere discussed- Extraction (movement of earth) was reviewed at great length.Presently, moving soil over parcel boundaries triggeri the Major lmpact Review process.The Planning Commission concluded that in ord-ei to allow for major graoinf projects tooccur within the PUD that cross parcel boundaries, Extraction snouu 5e altoi,6o in all 10of the zoning districts.
Solar Power Generating Systems in residential zone districts was also discussed.Presently, the ULUR does not allow this land use in residential zone districts. Solarfarms versus three panel arrays and their compatibility in neighborhood settings wasexplored. The Planning Commission felt that the sllar foolprint is not taken intoconsidered under the present land use code and that more flexibility should be given inthe residential districts. The Planning^ Commission ajreeo witn tne npplicant anoindicated that Solar- Power Generating Systems should b'e allowed in six zone districts
The Planning Commission felt that Storage Areas and Facilities is an industrial use andactivity and therefore is not compatible wiih residentialzone districts.
Prior to the Planning commission hearing the Applicant provided Staff with a revisedPUD Plan (Exhibit N) that illustrates more accurately the approved revisions that haveoccurred on this project. This map will be consideredthe official pUD plan.
Th.e Planning Commission modified Staff's recommended conditions of approval asindicated below: text strike through equates to emissions and underlined text indicatesadditions.
The Planning Commission recommends the Board of County Commissioners approvethe proposed Garfield County Airport lndustrial Park Complex pUD amendments (textand map) with the following conditions:
1.
^, setar pewer g
ResidentiallSiegle-Fa'nil)' (VSF); Residential/Urban (ruUn), and Meiite He,,r.e,park
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(MHP) but shall be allewed in all ether PUD zene distriets previded that tlhis-{anC-use
reiaY+firPe*
ereiaYOtri€e
2 Allow Solar Power Generatinq Svstems in six (6) zone districts includinq:
1 . Asricultural/lndustrial/Open Space (A/|/OS)
2. Residential/Sinole Familv (R/SF)
3. Residential/Urban (R/UD)
4. Mobile Home Park (MHP)
5. lndustrial/General Services (l/GS)
6. Recreational/Camper Park (R/CP)
3. Storage Areas and Facilities shall not be allowed in following districts including:
Residential/Single Family (R/SF), Residential/Urban (R/UD), and Mobile Home Park
(MHP).
STAFF RECOMMENDATIONS
fficussionsattheP!anningCommissionpublichearingregarding
major grading to occur over parcel boundaries within the PUD, new solar pcrw€r options
aviitable to iesidential communities, and to provide further clarification, County staff
proposes the following conditions:
1. Extraction shall be allowed in all ten (10) land use zone districts arrd reviewed
2. Solar Power Generating Systems in six-(6) all ten (10) zone districts ineluding;
tily-{gsF)r
Residential/Urban (FJUD), Mebile Heme Park (MHP)' lndustrial/General-Sewiees
provided that this land use receives
Fedeial Aviation Administration (FAA) approval and is reviewed throuqh the Maior
lmpact Review process.
3. Storage Areas and Facilities shall not be allowed in following districts including:
Residential/Single Family (R/SF), Residential/Urban (R/UD), and Mobile Home Park
(MHP). This land use is allowed all remaininq zone districts and shall be reviewed
throuoh the Limited lmpact Review process.
REGOMMENDED MOTIONffiendapprova!oftheproposedTextAmendmentandPUD
Amendment to the Garfield County Airport lndustrial Park Complex Planned Unit
Development with the recommended findings and conditions."
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Mol 0rkild-Larson
From:
Sent:
To:
Subject:
Nathan Lindq uist [n lindq u ist@rifteco.org]
Tuesday, August 10,2}fi gIgZ nM
Molly Orkild-Larson
RE:Airport lndustrialpark complex pUD text and map amendment
Hi l\4olly,
I apologize for not getting back to you earlier, we have not yet annexed this property so are not yet responsible forwater and.sewer, but are working with the applicants to develop the plan foi accomplishing that. Rifle,s comments onthis are:
The city of Rifle has no objection to the proposed PUD changes, as it does not appear that they have an effect on theintent for future development as represented by the Airpark Master plan.
Nathan Lindquist
Planner
City of Rifle
zoz RailroadAvenue
Rifle, CO 816So
bZo) 665-6+gZ office
@Zo)456-2183 cell
@fo) 6zS-6268 fax
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Frcm:
To:
Subjecu
Date:
Attachments:
lim RadA
Mollv Orkild-Larson
PDAA-6349 Airport Land Partners PUD Amendment and Text Amendmint
Friday, luly 23,2010 11:45:45 AM
lim Rada (irada6)oarfi eld-countv'com).vcf
EXHIBIT
IooI H
Molly,
I have no comments to offer on this application. Thanks for the referral though
J;* (rd", KLHS
Environmentli iirniiil :\iian0.i['
Garlield Courriy l''rli'riii:,lelllih
195 \tJ 14lh liiri:,,:i
Rifle, C0 8li;li{t
Phone 970-B:15-:"iii0lL riil il-i
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From:
To:
Subject:
Datel
Rousiin. Danlel
MQlly Orkild-l argrn
Airport Land Partners PUD amendment
Tuesday, August 03, 2010 3:58:zl4 pM
Molly - This doesn't appear to have a major impact to the State Highway system. I have no othercomments.
Dan Roussin
Region 3 Permit Unit Manager
222South 6th Street, Room 100
Grand Junction, CO 81S01
970-683-6284 Office
970-683-6291 Fax
o
Kevin Whelan [kewhelan @riflefiredept'org]
Friday, August 06, 2010 2:04 PM
Mollv Orkild-Larson
; *'"rg;"@rifl efiredept. org ;'Jason Clark' ;'Chad Harris'
PUD admendment - PDAA-6349
o
Orkild-Larson
From:
Sent:
To:
Cc:
Subject:
Molly,
I have reviewed the application for a pUD Amendment and rext Amendment for the Airport Land Partners (file number
pOnn-Og+g. The following are the fire district's comments:
1. page 36 - 1"t sentence- wording should reflect intent. lt appears that it is missing a word that would indicate that
in"'p.posed PUD changes do not affect the water supply'
2. pUD appears to addresJwater supply ror nre protection ioequately. Pg 38-.section 7-104 Att 5 indicates that it
has been assessed and is adequate. tt reterences that the r"i"i trppr-v will comply.with section 7403 which is
notincluded,butlassumemeetsthefirecodestandards'ltshouldbenotedthatwiththecounty,s
adoption of the 200g IRC , ail singte fr*ity ;;;;s wiripronauy need to.have fire sprinklers installed starting in
January, 2013. The fire district ooes not nLlieve this witt atrectine quantity of water required lrut it may affect the
pressures. No action is required at this time as this can be addressed at t-he individual home level or in the system
3. ffi:ttlfllTilfiLli|liic}lion conrerence Form- is btank. I betieve this is intentional but ir rrot please resubmit'
4. pg 35- Storage nrea il'racilities- This ,ooi".u"r a need in the local gas energy industry for'storage and
warehouses. The building permit system will address construction re{uiremenli nut tne operational functions may
increase hazardous materials storage ,no nrnoiing. Experience has shown that sometimes r,lthat will be or can be
stored affects the design and construction uut thisis sometimes determined after a building is constructed'
Although no action is required at this time, awareness of the possibility of storage and handling of hazardous
materials in this devetopment is importanl. ii tni" i. incompatiute io tne owners,Lirport, couniry planning or zoning
it might be best to address this now'
lf there are any questions , please let me know!
,,The Mission of the Rifte Fire protection oisirict to to Enhance Heatth and safety and to Protect the l-ife , Home and
Property of the PeoPle We Serue"
Kevin C. Whelan
Division Chief/ Fire Marshal
Rifle Fire Protection District
1850 Railroad Ave-
Rifle, CO 81650
kewhelan @riflefiredePt. orq
Offrce- 970-625-1243 ext . 1 2
Fax-970$25-2963
Cell- 970-618-7388
$EXHIBIT
1
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MOUNTaIN EROSS
ENGINEERING, INE.
Clvm aruo Eruvrnorunngxral Corusurrrtuc aNo Drslcr,,i
Ms. Molly Orkild-Larson
Garfield County Building & planning
0375 County Road 352, Building2060
Rifle, CO 81650
RE: PDAA-6349, PUD Amendment and Text Amendment: Airport Land partners
Dear Molly:
This office has performed a review of the documents provided for the pUD Amendment and TextAmendment application of the Airport Land Partn.rr. Th" submittal was found to be thorough andwell organized. The following questions, concems, or comments were generated:
1' The Applicant requests a waiver from providing an impact analysis as part of the applicationmaterials' The authority to grant this waiver likely rest with the BoCC but since theapplication proposes to onry amend text, this request should be granted.
2' The Applicant proposes that Storage Areas and Facilities be a subject to a Limited ImpactReview in all zone districts including residential districts. Where u rirrit"a Impact Reviewseems justifred in commercial districts, a Major Impact Review seems to be moreappropriate for these proposed uses in residential zone districts.
3' Within the Industrial/General Service District, the text appears to be modified by thisapplication to allow, "...processing natural resources and/or-igricultural materials.. .,, with aMajor Impact Review and to allow, "Plant for fabrication of-goods from processed nafuralresources"'" with a Limited Impact Review. It is unclear if these uses were previouslyallowed or if they have been added with this application. If they have been added with thisapplication, the Applicant should address the inclusion of these uses in the Statement ofobjectives and the proposed Text Amendments and Justification.
Feel free to call if any of the above needs clarification or if you have any questions or comments.
July 29,2010
Sincerely,
Cross
\
Hale, PE
Inc
I
826 't /2 Grand Avenue . Glenwood Springs, CO g1601
F[-{: 970.945"554.4 o ltrA,X: q70.94s.sssg o ***"*iuntaimcross_eng.com
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l'{E}vf ORA}{DU}r4
To:
Through:
cc:
From:
Date:
Drscusstow BY APPLICAI{T
Molly Orkild-Larson
Brian Condie
Robert H. Howard
Eric Rasmussen
Ootober 10, 2010
Subject: Staff Comments Regarding PDA'{ 6349
Garfield County Planning Staff has reviewed and commented on the Application Frlr
Text Plan,{mendment: darfield county A.irport Industrial Park complex dated JurLe 4,
2010. This memo provides a series of rlsponses by,{pplicant's consultant (Applicimt's
Response) to the SiaffComments. The Applicant's Response to the Staff
Recommendation is summarized as follows:
Applicant requests the Planning Commission forward a recommendation of approval for
the proposed PUD amendmenti to the Board of county commissioners for the Garfield
countyAirport Industrial complex without the following conditions:
1. Extraction shall not be allowed in the following zone districts: Residential/liingle
Family (R/sF, Residential/urban GruD), and MobileHome Park (MHP).
2. solar Power Generating systems shall not be allowed in the foliowing zone
districts: Residential/sirgir Family (R/sF, Residential Nrban (R/LID), Mobile
Home Park (MHP).
3. Stcrage Areas and-Facilities shall not allowed in the foLlcwing zcne districts:
R.esid-entiaVsingle Family (WSF, R.esidential/Urban (R/[ID), and Mobile Home
Park (MHP).
fu!4l Power Generatins System
St"rfn.rp*r": The Gar reld Cognty Comprehensive Plan.of 2000 encourages
homeowners to implement solar design ln itrelr homes but is silent about the support of
larger commercial solar power g"r.rutirrg tystems. In addition, the ulllR does not allow
this land use within residential Iistricts. ihirefore, Staff recommends that commercial
solar power generating systems not be allowed within any residential zone district (RJSF'
RAID and uftry orttre pup. The ULUR does allow solar power generating systems
within rural, commercial, industrial, and resource lands (subareas: gentle and plateau)
districts by Major tmpaciReview and therefore Staff would support this use within all
other districts specified in this application'
,A.pplicant Response:
ALP reiterates its belief that the inclusion of Solar Power Generating Facilities within
residential zones districts (R/SF, RAID, MIIP) of the PIID through a text amendment is
appropriate and necessary for the follou''ing reasons:
-1-
EXHIBIT
TfI
o
' The premise of PI-ID zoningis "to permit and encourage greater flexibilify
and innovation so that the development is iompatible with thJsif,,s physical andenvironmental characteristics.,,
' The proposed text amendment incorporates the ability to provide electricalgenerating capacity supporting residential uies' The incorporation of solar power generating facilities within residential
has been shown to be compatible with sunounding-or adjacent residential uses;' The amendment to the existing zone district permitted uses to incorporate
solar power generating facilities allows for accommodutio, of future
technological improvements in solar generating facilities;' The requirement of the applicant to make application for a Major ImpactReview for approval of applications within the resirGntial zone districis pilvides
an appropriate level ofdiscretion in the review and approval ofspecific
implementations of solar generating power facilities.
Extraction
Staff Response: The ULUR defines Extaction as:
Industrial Use or Activity. Uses engaged in processing, manufacfuring of materials fromeither extracted or raw materials or from previously pieparea materials resulting in a newproduct designed for wholesale or retail sale.
1. Extraction: to draw out or forth; hence to derive as if by drawing ,,, removal ofphysical matter in a solid o r liquid state form its naturally o."riing location; theinitial step in utilization of a natwal resource; examples include shale and coalmines, gravel pits, timber cutting;
Extraction of soil materials would fall within this definition due to the movement of soilmaterial that is needed for building the airport runway. This type of extraction would alsobe required to be reviewed through the Major ImpacfReview.
Under the ULIIR, extraction is not allowed in residential or commercial zone districts.For this reason and since the movement of earth can be managed through other Countypermits Staff recommends that no extraction be allowed withi"n ury.esid"rtial districts of
t!"fUD more specifically districts Residential/Single Family 6,rSn;, ResidentialAJrban(R/LrD), and Mobile Home Park (MFIP). Staff alsoi""o*-"r,ds not allowing extractionin the Public Administration/Facilities (PAiF) zone district since this district containsbuilding and any earth movement can be accomplished through a grading permit.
However, with the close proximity of several of the of the commercial zone districts tothe GCRA it makes sense for extraction to be allowed in the PIID commercial districtsincluding Commercial/Airport Services (C/AS), Commercial/Convenience Retail (C/CR),and Commercial/OfficeRes-ea1ch (C/OR). Under the URLA, extraction within the rural,industrial, and resource lands (a[ subareas) are reviewed through the Major I;t;;t -
Review process. For this reason, Staff supports extraction in the other reiraining fUO
o
2
o
districts indicated such as Industrial/General Service (I/GS), Recreational/Camper I'ark
(R/CP), and Agriculturalllndustrial/Open Space (A/I/OS)'
o
Applicant ResPonse:
@fromResidentialzonedistricts(R/SF,R./LID,MHP)isnot
consistent with the purpose of a Planned unit Development and would impose practical
limitations upon the implementation of development within the PIID.
Inconsistent with the purpose o-f a PUD
Tl* pr.*tr.
"ipUpToning
is1'to permit and encourage greater flexibility and
innovation so that the devel,opment is compatible with the site's physical and
environmental characteristics." The flexibility required to maintain the "site's physical
and environmental characteristics" is not and should not be limited to commercial and
industrial zone districts. The ability to extract soil for transport in and out of residerrtial
zone districts when they are described as separate property boundaries and ownership is
an important tool in preserving the environmental characteristics of future land use
implementation.
Imp o s ition of P ractic al Limit ations
npptr*rt ,r*rts that the original requirement to amend the PUD through a text
amindment was to provide for instances where soils are required to be transported llcross
parcel boundaries. ihir ir often the case where soil extraction on a given parcel necessary
io construct improvements would cause environmental degradation.
parcels within the PUD may be sold or exchanged between different ownership entities.
In this circumstance, the dwelopers(s) will likely need the ability to transport soil ruithin
the logical development (e.g. PUD) but across property boundaries. The purpose of'this
propol"a text amendm.ri ii to provide for flexibility by future developers within ttLe
PUD to engage in cooperative grading projects.
Furthermore, the requirement for a Major Impact Review provides an appropriate l':vel of
discretion for the review and approval bf rp"iin. implementations of exhaction acl.ivities
within residential zone districts..
Storage Areas and Facilities
Strff n*p"*" Storage Areas and Facilies can be further defined as follows:
Industrial Use or Actiiities, Uses engaged in processing, manufacturing or materia'Ls from
either extracted or raw materials or from previously prepared materials resulting in a new
product designed for wholesale or retail sale.
Storage: act of storing or state of being stored, specifically, the sale keeping of goods in a
warehouse or other dlpository, "*u*p1.,
include products and open storage of mineral
storage piles ofgrave, ore and shale;
under the uLUR, this use is allowed as a use by right in the commercial and industrial
zone districts and reviewed through the Limited Impact Review process in the rural and
-3-
oo
resource lands (subareas: plateau and gentle) districts. Also, the ULUR does not allowthis propdsed land use within any residentiai district. Staff supports the Storage andFacilities land use in lll zone districts specified through this application withlheexception of residential districts (R/SF, R./[ID, ana nmtO; since tnis land use is notcompatible with a residential use.
Applicant Response:
The intent of including Storage Areas and Facilities in zone districts within the pUD is tosupport temporary implementation of storage for the oil and gas industry. RestrictingExkaction from Residential zone dishicts (R/SF, R{ID, frrufpl is not consistent with thepurpose of a Planned Unit Development any potential impacts can be identified andmitigated within the Limited Impact Review process.
Temporarv Use
The proposed inclusion of Storage Areas and Facilities within residential land usediskicts will be limited to a period not less than three years and not mo." ,n* i* y"u.,from the date of approval. Applicant is willing to limii the implementation of adjaclntresidential uses during the period of the ,.. oistoruge Areas and Faciliti", *itt in u giu",
area.
Inconsistent with the purpose o-f a pUD
The premise of PUD zoning is "to permit and encouage greater flexibility andinnovation so that the development is compatible with thJsite,s physical and
environmental characteristics." The flexibilify required to maintain the ..site,s physical
and environmental characteristics" is not andshould not be 1imited to commeriiai andindustrial zone districts. The ability to extract soil for transport in and out of residential
zone diskicts when they are described as separate property boundaries and ownership isan important tool in preserving the environmental charactlristics of fuflre lant;;-
implementation.
Limited Impact Review
The use of the Limited Impact Review of applications for specific Storage Areas andFacilities will provide Garfield County with an appropriateievel of disr."tion in thereview and approval of specific implunentatiors of sota, generating power facilities.
4
rE
Airport
October 15,2010
Mr. Fred Jarman
Director, Building and Planning
Garfield County
108 8th Street, Suite 401
Glenwood Springs, CO 81601
REF: PUD AMENDMENT, GARFIELD COUNTY AIRPORT INDUSTRI-AL
COMPLEX PUD.
Dear Mr. Jarman:
As the authorized agent for Airport Land Partrers (ALP) in the matter of the aboye
referenced PIID rezoning, I am writing to request that Eric Rasmussen be recognized to
make the Applicant's presentation to the Garfield County Planning Commissio-n zit the
meeting scheduleC December B, 2010.
Please do not hesitate to contact me if you have any questions regarding this mattr:r.
Sincerely,
GARFIELD COT]NTY REGIONAL AIRPORT
aI ,/ ,..-//////.,
/ l' /-./ ./
Brian Condie C.M.
Airport Director
cc Robert A. Howard, ALP
Molly Orkild-Larson, Garfield County planning
Eric Rasmussen, Development Economics
0375 County Road 352, Building 2060 | Rifle. Colorado Bt 650 I p p70) 625-1091 | f (970) 625-8501
Rifl eAirport@gmail.com I www.RequestRifl e.com
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Airport lndustrial Park Complex
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