HomeMy WebLinkAbout7.0 PC Staff Report 10.08.1990• •
PC 10/8/90
PROJECT INFORMATION AND STAFF COMMENTS
REQUEST: Lazy Diamond A Sketch Plan
OWNER/APPLICANT:
LOCATION:
SITE DATA:
C.E. & E.R. Axthelm
Jerome Gamba, P.E.
Pat Fitzgerald, Owners'
Representative
A tract of land in Sections 3
and 10, T7S, R98W of the 6th
P.M.; located approximately
3 miles south of the Glenwood
Springs city limits on C.R.117
(4 Mile Road) at the
intersection with C.R. 125
(Dry Park Road).
The site consists of 85.67
acres.
WATER: Community water system proposed.
SEWER:
Individual sewage disposal
systems.
ACCESS: Proposed roadways off C.R. 117.
EXISTING AND ADJACENT ZONING: A/R/RD
I. RELATIONSHIP TO THE COMPREHENSIVE PLAN
The subject property is located in District C - Rural
Areas/Minor Environmental Constraints as designated on the
Garfield County Comprehensive Plan Management District's map.
II. DESCRIPTION OF THE PROPOSAL
A. Site Description: The subject property is located at the
intersection of Four Mile and Dry Park Roads.
Approximately eight (8) acres are located on the
southeast corner of the intersection with the remainder
of the property located on the northeast corner. The
property has roughly 2400 feet of frontage on C.R. 117
and 1100 feet on C.R. 125. The property currently has a
residence and outbuildings located on it. Improvements
on the portion across Dry Park Road consist of the
firehouse. The remainder of the property is currently in
agricultural production as irrigated hayfields and
pasture lands. The property slopes gently from south to
north. Some trees are located at the southwest corner of
the property. An irrigation ditch runs parallel to the
west property boundary. Adjacent parcels are residential
and/or agricultural in use. Sunlight View subdivision is
approximately 1/4 mile away.
B. Project Description: The applicant is proposing to
subdivide the property into twelve (12) residential lots
and three (3) "outlots". Average lot size of the
residential lots is approximately 5 acres with lots
ranging in size from 4.1 to 6.4 acres.
• •
C. Modifications Since Sketch Plan: Since the sketch plan
the applicants have added additional acreage in the form
of 3 "outlots". A portion consist of Outlot 1, a 16.9
acre tract to the east of the main acreage. Outlots 2
and 3 are located across Dry Park Road and consist of 8
acres which are not intended for residential development.
III. REVIEW AGENCY COMMENTS
A. Mt. Sopris Soil Conservation District: Expressed
concerns over the continuing use of irrigation water, dog
control, revegetation and the potential point and non -
point source ground water pollution.
B. Colorado Geological Survey: No apparent geological or
soils hazards. Concerned about potential for radon gas
accumulation.
C. Colorado Department of Health: Expressed recommendation
of need for consolidated water and wastewater treatment
in a regional context.
D. Division of Wildlife: Expressed concerns about dogs and
wildlife, fencing, vegetative removal and winter habitat.
E. Glenwood Springs Fire Department: Discussed requirements
for water supply, fire hydrants, cul-de-sac improvements
and ventilation requirements for chlorination system.
F. County Attorney: Comments addressed submittals, roads,
water, easements, open and off-site improvements.
IV. Staff Comments
1. Design: The applicants have modified the original
proposal to include 3 "outlots". The Zoning Resolution
has no provision for "outlots". Delineated lots must be
identified as lots or reserved as easements. Outlot #1
and the northerly extending tail are currently subject to
litigation and should be deleted from the plat. Outlot
#2 is the site of the fire station and ownership should
be transferred to the Fire Department. Outlot #3 should
be identified and reserved to Homeowner's Association.
This dedication should satisfy the requirements of
Section 9:80.
2. Physical Characteristics: The underlying geology and
surficial topography should present no problems in
homesite development. Soils reports do not indicate any
potential limitations.
3. Roads: All of the proposed residential lots will be
served from the two proposed cul-de-sacs. One of the two
cul-de-sacs exceeds the 600 foot maximum length. In
their review letter, the fire department has indicated
that the cul-de-sacs are acceptable with 50 foot radius
cul-de-sacs. Section 9:34 B allows excessive length
cul-de-sacs with the fire district's approval and
appropriate design.
No specific street design has been submitted with the
application. All roadways will require development in
conformance with Section 9:34 - 9:37. The proposed
roadways would not be accepted by the County and thus the
responsibility for maintenance would become the
Homeowner's Association.
In lieu of participation in the general upgrading of Four
Mile Road, the Commissioners have indicated that they
will request the following exactions based on traffic
impacts generated by the development: the dedication of
• i
right-of-way and chip/seal surfacing of the contiguous
portion of Dry Park Road, the construction of turn lanes
and/or acceleration/deceleration lanes on Four Mile Road
for Dry Park Road and each of the two cul-de-sacs and the
possible requirement for additional right-of-way to
accommodate future widening of Four Mile Road.
4. Water: The applicants are proposing a community water
system to service the 12 residential lots. Water will
originate from a spring to a pump and chlorination
station on Lot 12. From this point, the water will be
delivered through 6 inch mains to the lots and the fire
protection system. A 100,000 gallon storage tank will be
placed on Outlot #3 to provide the 500 g.p.m. fire flow
as well as storage for peak demands and emergency deeds.
The water system will be conveyed to the Homeowner's
Association and will not be expected to repay
construction costs from operating income. Management and
maintenance costs will be borne by the Homeowner's
Association.
The water demands for the project have been anticipated
at 8.33 acre feet annually, 5.88 feet for in-house
domestic purposes and 2.45 acre feet for irrigation. The
applicants are proposing to transfer irrigation water to
domestic use based on historic diversion. The
proportional share of the diversion exceeds proposed
consumptive use.
The applicant's engineer has proposed an augmentation
plan using the Atkinson Ditch and an on-site storage
reservoir so that water can be released to augment out of
priority stream depletions caused by domestic diversions
from the spring.
No response to the physical and legal water supply by the
Division of Water Resources has been rendered. Plans
will also require pre -approval of the Colorado Division
of Health.
5. Sewer: The applicants have proposed I.S.D.S. to serve
each residential lot. Preliminary soils information
indicates that no problems with conventional septic
systems should be present.
6. Other Utilities: Natural gas, electric, telephone and
cable t.v. are proposed for each lot. Easements parallel
to the improved road surface within the road right-of-way
should be identified. In addition, the proposed 20'
easement parallel to Four Mile Road should be verified to
be outside of the County road right-of-way.
7. Drainage: The applicants have not submitted an adequate
drainage plan addressing the design of drainage
facilities.
V. SUGGESTED FINDINGS
A. That proper publication, public notice and posting were
provided as required by law for the hearing before the
Planning Commission; and
B. That the hearing before the Planning Commission
was extensive and complete, that all pertinent facts,
matters and issues were submitted and that all
interested parties were heard at that hearing; and
C. That the proposed subdivision of land is in general
compliance with the recommendations set forth in the
Comprehensive Plan for the unincorporated area of the
County; and
• •
D. That the proposed subdivision of land conforms to the
Garfield County Zoning Resolution; and
E. That all data, surveys, analyses, studies, plans and
designs as are required by the State of Colorado and
Garfield County have been submitted and, in addition,
have been found to meet all requirements of the Garfield
County Subdivision Regulations.
VII. RECOMMENDATION
Staff has concerns that the issues of physical and legal water
supply, as well as the distribution system, may not have been
adequately addressed to date. Concerns remain regarding the
water situation without any response from the Division of
Water Resources. If the Commission feels confident that the
water supply is adequate, then staff recommends this
application be forwarded to the Commissioners with a favorable
recommendation subject to the following conditions:
1. The applicant shall reserve an easement of adequate size
in a central location for a community dumpster.
This easement shall be dedicated to the homeowner's
association and reserved in perpetuity for this purpose.
The homeowner's association shall be responsible for the
upkeep and maintenance of this area.
2. That all representations of the applicant, either within
the application or stated at the Public Hearing before
the Board of County Commissioners shall be considered
conditions of approval, unless stated otherwise by the
Planning Commission.
3. The homeowners association shall be incorporated in
accordance with Colorado Revised Statute requirements.
4. The applicant shall prepare and submit a subdivision
improvements agreement addressing all on and off-site
improvements, including off-site improvements to C.R. 117
and 125, prior to the submittal of a final plat.
5. The applicants shall submit improvement plans for all
roads and drainage structure prior to the submittal of
the final plat.
6. That all utilities shall be placed underground.
7. That all cut slopes created during construction shall be
revegetated with native grasses and shrubs.
8. That the applicant shall demonstrate that procedures are
established for the maintenance of all roadways,
including snow removal, through the Homeowner's
Association.
9. That the applicant shall pay $200 per lot in School
Impact Fees prior to the approval of the Final Plat.
10. That the Open Space areas shall be appropriately
dedicated to the public for said use in perpetuity and
may not be subsequently subdivided. Maintenance shall
be the responsibility of the Homeowner's Association.
11. That all required permits from the Road and Bridge
department shall be obtained prior to the commencement
of construction.
12. That all roadways shall be constructed to minimum County
Standards subject to the approval of the Glenwood Springs
Fire Department.
• •
13. That a court decreed water augmentation plan shall be
submitted prior to the approval of the Final Plat.
14. That the following plat notes shall be included on the
Final Plat.
1) Radon gas accumulation mitigation measures shall be
addressed during the building permit application
process.
2) Individual lot owners shall participate in a road
improvement district, if formed.
3) U.S.F.S. and State Forester wildfire prevention
guidelines should be incorporated into residential
site planning and design.
15. That the water supply and distribution system plans shall
be reviewed and approved by the Drinking Water Unit,
Water Quality Control Division - Department of Health,
prior to the Final Plat approval.
16. "Outlot #3" shall be appropriately designated as common
open space on the Final Plat. Ownership shall be
transferred to the Homeowner's Association who shall be
responsible for maintenance. This shall be reflected in
the by-laws and/or covenants.
17. That the applicants shall submit the articles of
incorporation, by-laws and restrictive covenants for
County review prior to the submittal of the Final Plat.
18. That "Outlot #1" shall be deleted from the Final Plat and
that a revised legal description be submitted prior to
the Final Plat.
19. That "Outlot #2" be identified as a lot and transferred
to the Glenwood Springs Fire Department.
20. That prior to the submittal of a Final Plat, the
applicants shall submit a revised drainage plan.
STATE OF COLORADO111
Roy Romer, Governor !-'
DEPARTMENT OF NATURAL FL :. ,OURCES
DIVISION OF WILDLIFE
AN EOUAL OPPORTUNITY EMPLOYER
Perry D. Olson, Director
6080 Broadway
Denver, Colorado 80216
Telephone: (303) 297-1192
Garfield County Planning Department
109 8th St., Suite 303
Glenwood Springs, CO 8160.1
Dear Mr. McGregor:
REFER TO:
Sept. 12, 1990
I refer you to my comments and letter dated 7-3-90 regarding the Lazy
Diamond A subdivision proposal. I would like to make an additional
comment for outlot number 3, which was not previosly identified. The
proponent has identified this parcel for utility and recreational
purposes. Since this lot is predominantly an oakbrush/serviceberry
hillside it is important to wintering deer/elk. To minimize impacts
it would be beneficial to:
1. Maintain native vegetation - no vegetative removal
2. Winter closure for recreational purposes from Dec. 1 - March 15
in order to protect wintering wildlife.
If you have any questions, please feel free to give me a call. Thankyou
for the opportunity to comment.
Sincerer y:
74
Kevin Wrigh
District Wildlife Manager
Carbondale
I(TI
1.• 1U990 y .
DEPARTMENT OF NATURAL RESOURCES, Hamlet J. Barry, Executive Director
WILDLIFE COMMISSION, William R. Hegberg, Chairman • Dennis Luttrell, Vice Chairman • Eldon W. Cooper, Secretary
Felix Chavez, Member • Rebecca L. Frank, Member • Gene B. Peterson, Member • George VanDenBerg, Member • Larry M. Wright, Member
s'Iml: ut- eULUNAUU
Roy Romer, Governor
DEPARTMENT OF NATURAL RE;.._ JRCES
DIVISION OF WILDLIFE
AN EQUAL OPPORTUNITY EMPLOYER
Perry D. Olson. Director
8080 Broadway
Denver, Colorado 8021e
Telephone: (303) 297.1192
Garfield County Planning
109 8th St. -Suite 303
Glenwood Springs, CO 81601
REFER '0
7-3-90
Dear Mr. McGregor:
The Lazy Diamond A Subdivision proposal located along the Fourrnile Road
and Dry Park Road lies immediately adjacent to deer and elk winter range
and winter concentration areas. These wildlife areas are the oakbrush
and pinon-juniper/sagebrush hillsides and ridges located to the east and
northeast of the subdivision and along the opposite side of the Dry Park
Road. There could be considerable spring deer use in the proposed sub-
division.
Impacts to wildlife will be minimal if:
1. No dogs or all dogs kenneled
2. Fencing of lot boundaries be 42" high, 4 strand or less
3. Maintain cottonwoods in southwest portion of subdivision
It is very likely that if homeowners have livestock or horses that winter
feeding could lure deer and elk into the subdivision resulting in
increased game damage problems for the homeowners and Division of Wild-
life. Our damage fencing is limited with priority given to commercial
operators such as cattlemen. This potential problem could be minimized
if all homeowners are required to fence their haystacks with 8'fencing.
We would be happy to furnish specific fencing specifications if you wish.
If you have any questions, please feel free to call me. 'Thank -you for
the opportunity to comment.
Sincgrely:
4)j -
Kevin Wrights
District Wildlife Manager
Carbondale 945-7228
DEPARTMENT OF NATURAL RESOURCES. Hamlet J. Barry, Executive Director
WILDLIFE COMMISSION. William R. Hegberg, Chairman • Dennis Luttrell, Vice Chairman • Eldon W. Cooper. Secretary
lix Chavez, Member • Rebecca L. Frank. Member • Gene B. Peterson, Mernber • George VanDenBerg, Member • Larry M. Wright. Member
•
ti
::1
•
ti
•
•'r
•
STATE OF COLORADO
COLORADO DEPARTMENT OF HEALTH
222 So. 6th Si, Room 232
Grand )unction, Colorado 81501
September 18, 1990
Telefax:
(303) 322-9076 (Main Building/Denver)
(303) 320.1529 (Ptarmigan Place/Denver)
(303) 248-7198 (Grand Junction Regional Office)
Garfield County Planning Department
Attn: Andrew C. McGregor
109 8th Street
Suite 303
Glenwood Springs, Colorado 81601
Re: Lazy Diamond A Preliminary Plan,
Garfield County
Dear Mr. McGregor:
1 -L'L'I.1;.M7C/7FR
SEP 1 9 1990
J-
iu�,tr.t``li
Roy Romer
Governor
Thomas M. Vernon, M.D
Executive Director
I have reviewed the above referenced Preliminary Plan and offer the
following comments:
(1) I recommend that the developer consider consolidation of the
water and wastewater services with existing treatment facilities
in the immediate area.
(2) I urge the county to consider regional water and wastewater
treatment facilities for the entire Four Mile Creek drainage to
preserve and protect existing water quality.
(3) If the water system serves 15 taps or 25 people the Plans &
Specifications for the treatment system must be reviewed by the
Drinking Water Unit of the Water Quality Control Division's
Denver office.
(4) If ISDS is used, all state and county regulations must be met.
If you have any questions, please contact me at 248-7150.
Sincerely,
Richard H. Bowman, P.E.
West Slope Unit Leader
Water Quality Control Division
RHB/csk
cc: Planning & Standards Section, Denver
Field Services Section, Denver
File
't.
:t.
Mount:: iris Soil Conservation District
P.O. BOX 1302 GLENWOOD SPRINGS, COLORADO 81601
September 7, 1990
Garfield County Planning Department
109 8th Street, Suite 303
Glenwood Springs, CO 81601
4� I
r r b 0 if
Dear Andrew:
The Mount Sopris Soil Conservation District reviewed the preliminary plan
for the Lazy Diamond A subdivision at their regular meeting September 5, 1990.
Concerns of the Board were few, but they did feel it was very important that
continued use be made of any irrigation water rights presently used with
the property, with the recommendations for the use in the engineering report
being closely followed.
The Board is always concerned, in a rural area, that some means of dog control
be provided in the covenants for the homeowners, since both domestic livestock
and wildlife are in the area.
They recommend the reseeding of any disturbed areas with weed free seed and
mulch with monitoring done to be certain growth is continuing and noxious
weeds are controlled.
The Board also felt that concerns are increasing for point source and nonpoint
source pollution of groundwaters, and separate septic systems may contribute
to this pollution over an extended period of time. They would recommend that
if a central sewer system should be available in the future in the area,
connections be made to it, replacing the individual systems.
As usual, the Board appreciates the opportunity to comment on plans and
continues to have preservation and conservation of soil and water as their
prime concerns.
Sincerely,
Dee Blue, President
Mount Sopris Soil Conservation District
CONSERVATION - DEVEI OPMFNT - SFI r nOVFRNMFNT
C,.
ROY R. ROMER
GOVERNOR
September 26, 1990
COLORADO GEOLOGICAL SURVEY
DEPARTMENT OF NATURAL RESOURCES
715 STATE CENTENNIAL BUILDING - 1313 SHERMAN STRE
DENVER, COLORADO 80203 PHONE (303) 866-2611
•
GA -91-0005
h71
l)t...
OCT 11990 /1/)
GARFIELD COUNTY
Y
JOHN W. ROLD
DIRECTOR
Mr. Andrew McGregor
Garfield County Planner
109 8th St. # 303
Glenwood Springs, CO 81601
RE: Lazy Diamond A Prliminary Plan
Dear Mr. McGregor:
We have reviewed the materials submitted regarding this proposal and the
general and engineering geology of the site.
The discussion of the geology and soils is very brief and would be
unacceptable but for the total absence of any geology -related problems at
the site.
One issue which does need to be addressed is the potential for accumulation
of radon gas in residential structures anticipated.
Alluvial gravels, especially those with significant igneous components
represent a highly likely source for radon and we suggest that appropriate
abatement measures be required in the building designs for this subdivision.
Given this one cautionary note, we have no objection to the approval of this
application.
Yours truly,
)-(//t.,7
Jeffrey L. Hynes
Senior Engineering Geologist
JLH:1n1-91-6234
GEOLOGY
STORY OF THE PAST... KEY TO TI -IE FUTURE
GARFIELD COUNTY
COUNTY ATTORNEY'S OFFICE
109 8th Street, Suite 300
Glenwood Springs, Colorado 81601-3303
Telephone (303) 945-9150
Fax No. (303) 945-2379
MEMO
TO: ANDREW MCGREGOR
FROM: DON K. DEFORD, COUNTY ATTORNE
RE: LAZY DIAMOND A SUBDIVISION - PRELIMINARY PLAN
DATE: September 20, 1990
In reviewing the preliminary plan for Lazy Diamond A Subdivision,
I would render the following comments on behalf of my department:
1. In reviewing the written documentation, in regard to the
supply of domestic water, the following issues must be addressed:
a. Under the provisions of Section 4:91(B), the legal
entity owning the water system must be clearly defined. The
written statement of preliminary plan simply sets forth the
"developers" as the owner. The developers need to be
identified. Further, if the developers are to own the water
system, I recommend that a proposed plan of operation for the
system be required, as it is not clear from the plan who will
operate and maintain this system at the point of full
development of the subdivision. It is not clear from the plan
why this system is not to be held and controlled by the
homeowners association. During the course of development,
such association would still be predominantly held by the
developers, but at the point of build out would be held by
those to be benefitted by the water system.
b. Additionally, there must be a plan for financing of
the water system. This applies both to construction of the
water system, as well as maintenance and operation of the
system once constructed.
c. Finally, full compliance with Sections 9:51, 9:53
and 9:55 must be achieved through the water system plan.
2. On the preliminary plan, common open space not reserved
or dedicated to the public must be so indicated. The parcel
currently marked as out lot 3, appears to be such a parcel. (See
Section 4:50(L).)
ANDREW MCGREGOR
PAGE TWO
SEPTEMBER 20, 1990
3. In regard to the plan, I note a number of depictions that
do not conform to our subdivision regulations. Parcels created by
the subdivision must be so indicated as lots. There is no
definition or provision for something called "out lots" in our
subdivision regulations. The definition of "lot" is set forth in
Section 2:20.30. The statements contained in the preliminary plan
narrative indicate "out lot" 1 is intended for ultimate development
and transfer of ownership. Therefore, it must be referred to as
a lot and meet all the conditions of a required subdivided lot.
"Out lot" 3 is also contemplated for transfer to the homeowners
association. As such, it must also be indicated as an "out lot"
and meet all conditions of subdivision for such a lot. "Out lot"
2 has practically been transferred to the Glenwood Springs Rural
Fire Protection District and it would seem appropriate to designate
that parcel as a lot within the subdivision as well. At this
juncture, I do not see any impediment from a subdivision standpoint
to indicating such interest. Additionally, I note something called
a future road easement on the plat as such easement contacts lot
1. I am not certain what a future road easement is, but unless it
is dedicated as an easement, it should not be included on the
preliminary plan or final plat.
4. I note two parcels in the northeast corner of the
subdivision that are created through this subdivision but are not
enumerated as parcels and both of which do not comply with the
subdivision regulations. Without compliance with the subdivision
regulations, these two parcels by themselves make the plan
unacceptable. These parcels must have legal access or be defined
or accounted for in some other manner in order to be part of this
plat. Additionally, if the position is taken that these parcels
are not included in the legal description of the subdivision, it
is equally an illegal split of property. These parcels are less
than the minimum necessary for exemption from subdivision and
therefore can be created only through subdivision.
5. Lot 1 should be deleted unless ownership is clarified.
(Section 4:50(D); Section 5:24(A)& (E))
6. In regard to roads, all streets and roads within the
subdivision must be constructed in compliance with the provisions
of Section 9:30 through 9:37.3. Additionally, the street
designated as Home Place appears to exceed the maximum permitted
culdesac length of 9:34(b), unless the applicant can demonstrate
that such culdesac must be approved for topographical reasons and
it is approved as a fire protection emergency. In regard to
streets and roads within the subdivision, comment from the Road &
Bridge Dept. should be obtained regarding the access points
designated in the subdivision to Four Mile Road. I note that the
access for Ranch Lane is in moderately close proximity to the
r+.
ANDREW MCGREGOR
PAGE THREE
SEPTEMBER 20, 1990
intersection of Park and Four Mile Road, a fire station and a known
dangerous curve. Finally, the designated utility easement
paralleling Four Mile Road must be verified to lie outside of the
right-of-way for Four Mile Road.
7. Lastly, in regard to exactions concerning roads, contact
with the Board of County Commissioners should be had prior to
submittal of the preliminary plan in order to ascertain what manner
and extent of contributions will be required for the improvement
of Four Mile Road. Such requirements could run from dedication of
necessary right-of-way to monetary contributions to the improvement
of the road. At this juncture, I am not aware of a final decision
by the Board of Commissioners concerning such participation in
improvement of the Four Mile Road corridor.
8. The developer should review the provisions of Section
9:80 to make sure that literal compliance with the requirements of
that section have been met.
The foregoing concludes my comments upon the preliminary plan. If
you have any questions, please raise them at your earliest
convenience.
DKD:mis
• •
Glenwood Springs Fire Department
806 Cooper
GLENWOOD SPRINGS, COLORADO 81601
"Saving Lives and Property Since 1885"
9-4-90
MEMORANDUM
TO: Andrew McGregor, Planning Department
FROM: Jack Jone4'Asst. Fire Chief G.S.F.D.
RE: Lazy DiamoOri
A Subdivision Agency Comments
JAMES MASON, Chief
945-2575
Andrew, after reviewing the latest plot plans for the referenced
subdivision, the fire department has the following comments:
1. The water system seems to be designed properly and we are
pleased that large diameter water lines and fire hydrants are
proposed. However, we need to be assured that the system delivers
500 G.P.M. for 2 hours with 20 p. s. i. residual pressure while
flowing_ (Uniform Fire Code Sec. 10.301 (c) I.S.0 Standard Guide
for Determination of Required Fire Flow)
2. Final placement of fire hydrants must meet the approval of the
fire department. This takes into consideration the installation
requirements, placement, height off the ground, threads, direction
of outlets, and marking. Uniform Fire Code Sec. 10.301 (c) (e)
3. Section 10.207 (a) requires that dead end roadways in excess of
150 feet be provided with approved provisions for the turning
around of fire apparatus. If cul—de—sacs are used as proposed, they
will need to be a minimum of 100' across. This must also take into
consideration the possibility of vehicles parking in the turn
around area.
4. If the chlorine system utilizes chlorine gas, we will need to
make sure that the building is constructed properly and that the
facility is provided with adequate ventilation and warning signs.
U.F.C. Sec. 80.108 (a) (b)
If you have any questions about these comments, please give me a
call at 945-4942.
f1990 I
�l11
Y
,. lti:_L) UL;/ .. t Y t
•