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MINUTES OF THE BOARD OF COUNTY COMMISSIONERS

 

 

Monday, March 22, 2010

 

 

LAND USE HEARING

(No Audio Available)

 

The Board of County Commissioners met at 3:00 p.m. with Matt Lafferty, Principal Planner.  Chair Johnson presided and Commissioners Donnelly and Gaiter were present.  Also present were:  Eric Tracy; Engineering Department; Linda Hoffman, Samantha Mott, and Toby Stauffer, Planning Department; Doug Ryan, Environmental Health Department; Jeannine Haag, County Attorney’s Office; and Tamara Slusher, Deputy Clerk.

 

Chair Johnson opened the hearing with the Pledge of Allegiance and asked for public comment on the Land Use Code and County Budget.  No one from the audience addressed the Board regarding these topics.

 

Chair Johnson noted that the following item is on the consent agenda and would not be discussed unless requested by the Board, staff, or a member of the audience:

 

1.         CRYSTAL LAKES 13TH FILING LOTS 68 AND 69 LOT CONSOLIDATION AND EASEMENT VACATION, FILE #10-S2941:  This request is to combine two adjacent lots, Lots 68 and 69 of Crystal Lakes 13th Filing into one lot and vacate a 20-foot utility easement along the common lot line of the two lots.  No neighbors have voiced objections to this proposal.  Additionally, the following Larimer County agencies have stated that they have no objections to this proposal:

 

·   The Larimer County Department of Health and Environment 

·   The Larimer County Engineering Department Development Services Team

·   The Larimer County Addressing Section

·   The Larimer County Code Compliance Section

 

The Larimer County Assessor’s office has provided a new legal description for the consolidated lot.

 

The Development Services Team recommends approval of the Crystal Lakes 13th Filing, Lots 68 and 69, Lot Consolidation and 20-foot Utility Easement Vacation, File # 10-S2941 subject to the following condition(s):

 

1.   All conditions of approval shall be met and the final resolution recorded by September 22, 2010, or this approval shall be null and void.

 

2.   The resultant lot is subject to any and all covenants, deed restrictions, or other conditions that apply to the original lots.

 

3.   The vacation of the utility easement and the reconfiguration of the lots lines shall be finalized at such time when the plat and findings and resolution of the County Commissioners are recorded.

 

M O T I O N

 

Commissioner Donnelly moved that the Board of County Commissioners approve the consent agenda, as listed above.

 

Motion carried 3-0.

 

Chair Johnson stated that Items 2 and 3 on the agenda would be discussed at the same time, allowing for public comment after of the staff presentations.

 

2.         POUDRE CANYON FIRE STATION #1 FEE APPEAL, FILE #10-G0187:  The Poudre Fire Protection District proposes to remove and replace the existing fire house and community meeting building on the property located on the north side of Highway 287, approximately 6 miles west of Highway 287, in the Poudre Park Subdivision.   The new fire house and community meeting space will occur in a new 8100 square-foot structure, and will be served by an existing water well and new septic system.  The proposed fire house and community hall received approval from the Planning Commission through the Location and Extent process on July 15, 2009.

 

The applicant is asking for all planning application fees for the proposed fire house and community hall to be waived.  The Poudre Canyon Fire Protection District is requesting the fee appeal to help defray the costs associated with the construction of the new building which provides a public service.  The District is also receiving funding from the Department of Local Affairs, has passed a ballot issue to raise the mill levy, and is pursuing grants to help raise the needed funds.  The District feels that the current station is outdated and does not sufficiently meet the needs of the community.

 

·   The applicant paid the Location and Extent Fee of $800.

·   The Site Plan fee for a building less than 10,000 gross square-feet is $1500 (including an associated Wildfire Review fee).

·   The variance fee is $500.

 

The Development Review Team would like to note that in the past the Board of County Commissioners has allocated fee waivers to be paid from their special fund budget. 

 

The Development Services Team supports this fee appeal and recommends approval because the proposed project is consistent with the Larimer County Master Plan and provides a needed public service.

 

3.         POUDRE CANYON FIRE PROTECTION DISTRICT STATION #2 FEE APPEAL, FILE #10-G0188:   The Poudre Fire Protection District proposes to remove and replace the existing meeting hall and include a fire house on the property located on the south side of Highway 287, approximately 1.5 miles west of Rustic.   The new meeting hall and fire house will occur in a new 8900 square foot structure, and will be served by an existing water well and new septic system.  The proposed fire house and new community hall received approval from the Planning Commission through the Location and Extent process on July 15, 2009.

 

The applicant is asking for all planning application fees for the proposed fire house and community hall to be waived.  The Poudre Canyon Fire Protection District is requesting the fee appeal to help defray the costs associated with the construction of the new buildings which provides a public service.  The District is also receiving funding from Department of Local Affairs, has passed a ballot issue to raise the mill levy, and is pursuing grants to help raise the needed funds.

 

This proposed project site requires a Minor Land Division, because multiple principle buildings currently exist on a single parcel.  These principle buildings can remain as they are.  However, if any new principle buildings are proposed on the same site, approval through the Special Exception Process for multiple principle buildings is required; or a land division would be required to divide the land into separate parcels, each with a principle building.  The Minor Land Division process, through the Location and Extended Review process, can be used to create new lots for public uses that require county review for potential impacts.  Because the District will be creating a new lot through the Minor Land Division process, the Development Services Team requests that the entire Minor Land Division fee be paid.

 

·   The applicant paid the Location and Extent Fee of $800.

·   The applicant paid the Minor Land Division Fee of $1000.

·   The Site Plan fee for building less than 10,000 gross square feet is $1500 (including an associated Wildfire Review fee).

·   The variance fee is $500.

 

The Development Review Team would like to note that on occasion in the past the Board of County Commissioners has allocated fee waivers to be paid from their special fund budget.

 

The Development Services Team supports the fee appeals for everything except the Minor Land Division because the proposed project is consistent with the Larimer County Master Plan and it provides a needed public service.  Because a new lot is being created with the Minor Land Division process, staff is recommending that the full Minor Land Division fee of $1000 be paid.

 

The Development Services Team recommends approval of the Poudre Canyon Fire Protection District  Station #2 Fee Appeal, File #10-G0188,  subject to the following condition:

 

1.   The full Minor Land Division fee of $1000 must be paid.

 

Justin Larson with JCL Architecture, the applicant for both items 2 and 3, stated that he is in full support of staff’s findings and explained the long-term leases on the property.  Mr. Larson further explained the desire to have the fees waived due to limited funding and the needs of the community. 

 

There was no public comment on these two items.

 

M O T I O N

 

Commissioner Gaiter moved that the Board of County Commissioners approve the Poudre Canyon Fire Protection District Station #1 Fee Appeal, File #10-G0187.

 

Motion carried 3-0.

 

M O T I O N

 

Commissioner Gaiter moved that the Board of County Commissioners approve the Poudre Canyon Fire Protection District Station #2 Fee Appeal, File #10-G0188, subject to the condition as outlined above, stating that the fees are to be covered by a reduction in the Planning Department budget and not by the Commissioners Special Projects Fund.

 

Motion carried 3-0.

 

4.         OLD POUDRE CITY MINOR LAND DIVISION AND APPEAL:  The purpose of a Minor Land Division is to provide for the timely review of proposed land divisions that do not discernibly impact surrounding properties, environmental resources, or public facilities.  Minor Land Divisions can be used for division of land for public utilities, open space, schools, or other public use that requires County review of potential impact through the Location and Extent Review or Special Review process.

 

The subject property is located on the south side of Highway 287, approximately 1.5 miles west of Rustic.  The Poudre Fire Protection District proposes to remove and replace the existing meeting hall on the property, including a new fire house.  The new meeting hall and fire house will occur in a new 8900 square foot structure, and will be served by an existing water well and new septic system.

 

The applicant is requesting to divide the existing lot into 2 separate lots.  The existing church will remain on one 2.33 acre lot, and the existing meeting hall will be replaced with a new community hall and fire house on a 3.88 acre lot.  This proposal will create one additional lot.  The existing parcel is located in the O-Open zoning district which has a minimum lot size of 10 acres.  The existing lot currently does not meet that minimum lot size requirement.  Because neither of the proposed lots will meet this requirement, this application includes an appeal to the minimum lot size.  The Land Use Code states that the Board of County Commissioners may grant an appeal to the minimum lot size, provided the use meets minimum setbacks and sewage disposal requirements.

 

The proposed fire house and new community hall received approval from the Planning Commission through the Location and Extent process on July 15, 2009.  If this request for a Minor Land Division is approved, the applicants will still be required to go through the Site Plan Review process where standards of development indicated in the Land Use Code, including access, drainage, and sewage disposal, will be addressed and reviewed in more detail.

 

No neighbors have commented on this Minor Land Division.  Additionally, the following Larimer County and outside review agencies had the following comments on the proposed Minor Land Division:

 

·   Dale Greer, Land Surveyor with the Larimer County Engineering Department, identified technical corrections needed on the plat. 

·   The Larimer County Engineering Department provided general advisory comments that would apply to any future improvements or development proposed on the property, and provided comments regarding drainage patterns.  They also requested a 40-foot wide shared access easement be dedicated along the property boundary to provide legal access to both properties.

·   Code Compliance staff indicated a building permit will be required for the new fire station and that a change of occupancy permit may be required for the remaining school building on proposed Lot 2.

·   The Division of Water Resources indicated that if the County approves the proposed land division as an exemption and provided the proposal meets the Policy of the State Engineer regarding exempt commercial uses then the office could issue a new commercial exempt well permit for the proposed Lot 1.

·   The Larimer County Department of Health and Environment indicated that they cannot support the proposal based on the current information and they are requesting additional technical information.  The Health Department needs to see that the property can accommodate the proposed water and sewer systems so that they can determine if a septic permit can be issued for proposed Lot 2 that would meet all the requirements.

 

If the proposed Minor Land Division is approved, the applicant will have to go through the Site Plan Review process where standards of development will be reviewed in greater detail for compliance with the Land Use Code.  In order for the Board of County Commissioners to approve a Minor Land Division for a public use that includes a lot size appeal, the proposed use must meet the minimum sewage disposal requirements.  Because the applicants have not demonstrated that they can meet this requirement, staff is recommending a conditional approval that the applicant will have to provide the required technical information to the Health Department demonstrating that the sewage disposal requirement can be met.

 

The Development Services Team finds that this request meets all the review criteria for a Minor Land Division with the exception of demonstrating that adequate sewage disposal requirements can be met.  The applicant will have to provide documentation demonstrating how they can meet the Health Department’s requirements prior to recordation of the final plat.

 

The Development Services Team recommends approval of Old Poudre City Minor Land Division and Appeal, File #10-S2943, subject to the following conditions (and authorization for the chair to sign the plat when the conditions are met and the plat is presented for signature):

 

1.   All conditions of approval shall be met and the Final Plat recorded by September 22, 2010, or this approval shall be null and void.

 

2.   Prior to the recordation of the Final Plat the applicant shall make the technical corrections required by Dale Greer, Land Surveyor of the Larimer County Engineering Department.

 

3.   Prior to recordation of the final plat the applicant shall change the title of the plat to read “Old Poudre City M.L.D. File No. 10-S2943 an exemption from subdivision regulations,” revise the Surveyor’s Certificate, and Certificate of Ownership and Dedication to match this title.

 

4.   Prior to recordation of the final plat, the applicant must provide technical information to the Health Department ensuring that a septic permit can be issued for proposed Lot 2 that meets all the Health Department requirements.

 

5.   Prior to approval of the subsequent Site Plan Review, the applicant must provide documentation to the Planning Department indicating that they can comply with the requirements of the Division of Water Resources.  If a new well is required for proposed Lot 1, the applicant will have to provide documentation that they have obtained a permit for a new well.

 

Ms. Mott outlined two additional conditions for approval that were not included in the original staff report:

 

6.   Prior to approval of the subsequent Site Plan Review, the applicant must eliminate one end of the circular drive on the property leaving a single shared drive to be used by the two new lots.  An access permit from Colorado Department of Transportation will be required to close one end of the circular drive.  The existing driveway that will remain open must comply with Colorado Department of Transportation requirements.

 

7.   The proposed Lot 2 can only be used for a fire house and community center.

 

Justin Larson with JCL Architecture, the applicant, discussed in detail the flood plain requirements on the lots, F.E.M.A.’s involvement, and the existing and newly proposed septic systems on the lots.  Mr. Larson also stated that he is agreement with the conditions outlined by staff.

 

The Board asked for further clarification of the changes of the 100-year flood plain as a result of the Certified Letter of Map Amendment submitted by F.E.M.A.  Mr. Larson explained that due to the changes in the flood plain boundary, the proposed lots are no longer within the boundary of 100-year flood plain. 

 

Discussion ensued regarding the requirements of C.D.O.T. for the entry point, and the right-of-way required along Highway 14.

 

Chair Johnson opened the hearing for public comment and Dave Lamont, Robert Smith, and Lloyd Rowe spoke in opposition of this application citing flood plain concerns, septic system problems, site location concerns, as well as the increased mill levies. 

 

Carl Solley, Bob Stall, and Bev McBride spoke in support of the application stating that the current fire station facility is hardly adequate for the public need, and creates traffic and safety concerns along Highway 14.  

 

M O T I O N

 

Commissioner Donnelly moved that the Board of County Commissioners approve the Old Poudre City Minor Land Division and Appeal, File #10-S2943, subject to the conditions as outlined and amended above (and authorization for the chair to sign the plat when the conditions are met and the plat is presented for signature).

 

Under discussion of the motion, Commissioner Gaiter requested a friendly amendment to include an additional condition of approval stating that the applicant is responsible for submitting sufficient documentation demonstrating that the new lots and structures are outside the 100-year flood plain prior to the approval of the Site Plan Review and recordation of the final plat.

 

Motion carried 3-0.

 

5.         WELCH/SCHMID APPEAL:   On February 1, 2010, the Board of County Commissioners denied the Bingham Hill Farms Special Review (09-Z1749) for a community hall and seasonal camp at 3924 Bingham Hill Road, Fort Collins, Colorado. The stated reason for the denial was neighborhood incompatibility resulting from the intensity of the proposed use.

 

Following the denial, the applicant contacted the Planning Department seeking re-submittal of a revised application for the same use at a reduced level of intensity. According to the Larimer County Land Use Code Section 12.2.7.E, re-submittal of applications following denial by the Board of County Commissioners are only allowed if the application is determined to be significantly changed. Refer to this sub-section below:

 

Section 12.2.7.E. Re-submittal of an application. A development application denied by the County Commissioners may be resubmitted only if the applicant makes significant changes to address the reasons stated for the denial. The Planning Director will determine if the changes are sufficient to allow a re-submittal. The decision of the Planning Director can be appealed to the County Commissioners.

 

The Planning Director’s determination of significance was based on the reduction in intensity of proposed use quantified by the size and frequency of events to be held on the property. The comparison below summarizes this reduction.

 

 

Original Application

Revised Applications

Size and Number of Events

30 events @ 150 guests = 4,500 guests

50 events @ 100 guests = 5,000 guests

50 events @ 50 guests = 2,500 guests

 

Total Maximum: 130 events & 12,000 guests

20 events @ 130 guests = 2,600 guests

20 events @ 90 guests = 1,800 guests

20 events @ 50 guests = 1,000 guests

 

Total Maximum: 60 events & 5,400 guests (additional limitations on number of wedding events allowed; 25 in 2010, 12 annually in subsequent years)

Seasonal Camp Use

Camp Sessions considered to be in addition to limited events allowed

 

Camp season limited to June 1-July 15

 

Camp sessions limited to 20 participants

Camp Sessions considered to constitute events as allowed above

 

Camp season extended to March 1-Sept. 30

 

Camp sessions limited to 20 participants

Parking Facilities

Parking area for 85 cars

Limited to 50 cars and relocated.

 

Additional landscape screening proposed.

 

The revised application proposes less than half of the number of events originally submitted. Additionally, the maximum size of these events have been reduced, weddings have been limited, and camp sessions will now count towards the total number of events. In this revised application the parking facility has been reduced in size and relocated to ensure effective screening of the parking area from nearby residents. Parking area landscape screening is also proposed.

 

These revisions were determined to be significant and intended to increase neighborhood compatibility by reducing the intensity, scale, and frequency of the proposed community hall and seasonal camp uses on the property.

 

The Board clarified that it is not the application itself that is being decided today, nor is it whether the use is compatible with the neighborhood. The only decision currently before the Board is whether or not to uphold the Planning Director’s decision that the changes in the application were significant enough to allow for re-submittal.

 

John Schmid stated that the reason for his appeal to the Planning Director’s decision is that the original reasons for denial of the original application have not been rectified nor are they addressed by the changes in this new application.  Mr. Schmid explained that the original conditions of denial still exist and the changes in the application are not significant enough to allow for an additional hearing.

 

Joan Welch-Schmid, Ken Ecton, Shelby Majors, Dick Speiss, Liz Twedt, Rebecca Douglas, and David Garner also addressed the Board and stated their opposition to this new application and the Planning Director’s decision to allow re-submittal.

 

Discussion ensued regarding the needs of the neighborhood, the number of events, and the amount of noise and traffic generated by the use of the property.

 

M O T I O N

 

Commissioner Gaiter moved that the Board of County Commissioners affirm the determination made by the Planning and Building Services Division Director, that the changes made to the Special Review application for the Pope Special Review, File #10-Z1777, are significant and therefore allow for a re-submittal of the application.

 

Motion carried 3-0.

 

There being no further business, the hearing adjourned at 5:50 p.m.

 

 

TUESDAY, MARCH 23, 2010

 

ADMINISTRATIVE MATTERS

 

 

The Board of County Commissioners met at 9:00 a.m., with Frank Lancaster, County Manager.  Chair Johnson presided, and Commissioners Gaiter and Donnelly were present.  Also present were: Donna Hart, Commissioners’ Office; Stephen Gillette, Solid Waste Department; Gary Buffington, Natural Resources Department; Charlie Johnson, Engineering Department;  Linda Hoffmann, and Michael Whitley, Planning Department; Candace Phippen, Eric Fried, and Chad Gray, Code Compliance Department;  and Gael Cookman, Deputy Clerk.

 

1.  PUBLIC COMMENT:  The following individuals commented favorably on the Poudre Canyon Fire Protection District:  Sandra Lunt, Leanne Davis, Dean Miller, John Owen, and Janet Goswald, provided their personal history and experience with the fire protection district.  They all supported the construction of a new fire station for this area.    

 

2.  APPROVAL OF THE MINUTES FOR THE WEEK OF MARCH 15, 2010:

 

M O T I O N

 

Commissioner Gaiter moved that the Board of County Commissioners approve the minutes for the week of March 15, 2010.

 

Motion carried 3-0.

 

3.  REVIEW OF THE SCHEDULE FOR THE WEEK OF MARCH 29, 2010:   Ms. Hart reviewed the upcoming schedule with the Board. 

 

4.  CONSENT AGENDA: 

 

M O T I O N

 

Commissioner Donnelly moved that the Board of County Commissioners approve the following documents, as listed on the consent agenda for March 23, 2010:

 

PEITIONS FOR ABATEMENT:  As recommended by the County Assessor, the following Petitions for Abatement are denied:  Drake Crossing Retail Center, LLC; Alvin E Walker – Trustee.  As recommended by the County Assessor, the following Petitions for Abatement are approved:  United Valley Bank; Ronald and Janice Montross; Dick and Laura Johnston; 901 Harmony I LLC(30); JZL Corporation; Vern W West Trust; Younoszai and Associates, LLC; Warren and Barbara Kroeker; First National Bank (2 parcels); First Interstate Bank of Fort Collins; Rockey Mountain Village II, LLLP; and Paul Janke.

 

03232010R001           FINDINGS AND RESOLUTION APPROVING THE BECKERS ANNEXATION APPEAL

 

MISCELLANEOUS:   Monitoring and Permit Deviation Report (Solid Waste); Poudre River Public Library District 2009 Community Report – presented for review per Section 1.5 of the District’s Intergovernmental Agreement; Findings and Order granting a Retail Liquor Store License for Charcy, LLC, dba Horsetooth Market. 

 

LIQUOR LICENSES:  The following license was issued:  Rainbow Plaza, LLC – Tavern – Loveland.

 

Motion carried 3-0.

 

4.  RECOGNIZE EXCELLENCE IN FITD SUPPORT SERVICES:   Commissioner Gaiter presented certificates of achievement and gift certificates for Dazbog Coffee (donated by Dazbog Coffee Company, Fort Collins), to a number of Facilities and Information Technology individuals, as well as the Facilities and Information Technology Division, in recognition of their excellent customer survey results. 

 

5.  PROPOSED LEASE OF SITE ON LARIMER COUNTY PROPERTY FOR CONSTRUCTION OF A COMMUNICATION ANTENNA:     Mr. Gillette explained that a private company has approached the Solid Waste Department in hopes of erecting a communication antenna on landfill property.  Mr. Gillette presented diagrams depicting the proposed height of the antenna, noting that it would be no taller than the existing telephone and power poles currently on site.  Mr. Gillette stated that the antenna will be erected in an area dedicated for borrow material, and therefore, would not negatively affect Landfill operations.  He requested permission to negotiate and secure a fair market value lease with the party to install the antenna on County property.  Consensus of the Board was to allow Mr. Gillette to pursue this endeavor.

 

6.  TRADE PORTIONS OF COUNTY PARCELS FOR PUBLIC FISHING EASEMENTS ALONG THE BIG THOMPSON RIVER:  Mr. Buffington noted that as a result of previous Board approval, the Department of Natural Resources has sold portions of Big Thompson flood parcels in the Hayden Subdivision to adjacent property owners.  He also noted that direction was given for staff to trade two County lots in exchange for Public Fishing Easements.  Mr. Johnson presented documentation outlining which areas would be designated fishing areas.  Mr. Buffington requested the Board sign the two Resolutions for Conveyance, and the two Public Fishing Easement documents.  Commissioner Donnelly asked if the title of the document should read “Public Easement” so that folks would know it was indeed a public easement and not restricted to fishing.  Discussion ensued, and Mr. Johnson stated that he would ask for the County Attorney’s input on whether or not the documents should be “reworded” in order to better define the easement.  Mr. Johnson will bring the documents back for Board approval at a future Administrative Matters meeting.

 

M O T I O N

 

Commissioner Gaiter moved that the Board of County Commissioners approve the trade of two County-owned lots within Hayden Subdivision to the top of the riverbank in exchange for public access fishing easements to the center of the river with adjacent, private land owners.

 

Motion carried 3-0.

 

 

M O T I O N

 

Commissioner Gaiter moved that the Board of County Commissioners approve the Resolutions for Conveyance of the two County-owned lots within the Hayden Subdivision.

 

Motion carried 3-0.

 

03232010R002           RESOLUTION FOR CONVEYANCE BY THE BOARD OF COUNTY COMMISSIONERS AND QUIT CLAIM DEED TO THE CHAPEL OF THE INTERLUDE, INC.

 

03232010R003           RESOLUTION FOR CONVEYANCE BY THE BOARD OF COUNTY COMMISSIONERS AND QUIT CLAIM DEED TO EDWARD J. EGLOFF AND SARAH V. EGLOFF

 

7.  EXTENSION OF DEADLINE IMPOSED BY COMMISSIONERS AT CODE COMPLIANCE HEARING:  Ms. Hoffmann and Ms. Phippen requested direction from the Board regarding extending deadlines for code compliance issues that have not been resolved.  Ms. Phippen reviewed three items with the Board, noting that two of the projects required time extensions due to weather related delays; Consensus of the Board was to authorize the time extension for these two projects.  Discussion ensued regarding whether or not to allow an extension for the owner of a bicycle repair shop to continue operating his business in his garage without obtaining Minor Special Review approval.  Consensus of the Board was to direct the County Attorney to draft a letter to the business owner, informing him that he must comply with the Commissioners’ findings and begin the Minor Special Review process, or they will proceed with legal action.

 

8.   COUNTY MANAGER WORKSESSION:   Mr. Lancaster updated the Board on pending legislation

 

9.  COMMISSIONER ACIVITY REPORTS:   The Board reviewed their attendance at events during the previous week.

 

10.  LEGAL MATTERS:   Mr. Lancaster requested the Board go into executive session to discuss personnel matters.

 

M O T I O N

 

Commissioner Gaiter moved that the Board of County Commissioners go into executive session to discuss personnel matters, as outlined in 24-6-402-(4)(f) C.R.S.

 

Motion carried 3-0.

 

The meeting adjourned at 11:05 a.m., with no further action taken.

 

 

__________________________________________

                        STEVE JOHNSON, CHAIR

BOARD OF COMMISSIONERS

 

 

SCOTT DOYLE

CLERK AND RECORDER

 

ATTEST:

 

 

­­­______________________________________

Tamara L. Slusher, Deputy Clerk

 

 

­­­______________________________________

Gael M. Cookman, Deputy Clerk

 

Background Image: Rocky Mountain National Park by Sue Burke. All rights reserved.