Tail wagging the dog

Last Tuesday night, after the results of the election were announced at the polls, Dave Bowers was shaking his head and saying that he couldn’t understand the voters rejecting the asset management plan.  Yesterday, that same issue was brought up again in the Grunter editorial.  What’s puzzling to them is that they see this as the way to resolve many of the infrastructure issue.

I’m not puzzled at all.  Let’s look at the planning process in place already, the Capital Improvement Plan, or CIP.  For the past five years, this group has been putting millions into the CIP for Brewster Hall renovation, with no public input and arguably without adequate public support.  Then when it comes time to justify the big warrant articles, the CIP is cited as one of the reasons to do it.  Behind the curtain, it’s all the same people.

So why would the citizens of Wolfeboro want to commission and fund yet another feeder committee that will be used to justify poorly conceived and unsupported plans?  I get it.

Posted in Brewster Hall/Town Office, Town Politics | 4 Comments

Clear as mud

I guess it’s too early to expect any  earth shattering change in BMH policy.  These things take time.  Maybe when Dave Senecal gets a chance to add his thoughts to the mix, a way forward will emerge.

I think the premise that the voters had been well informed prior to the referendum was a little flawed.  Sure there was a lot of back and forth in the press regarding the plans to put more money into the place, but I don’t recall any discussion of the pros and cons of building new.  I decided not to promote this idea in the press specifically because I didn’t want that to be used as an excuse for the results that we saw in question 30(a).

On balance, the public has seen various build new plans.  The one I had in mind in the referendum was the TOCAG Lehner St plan, however there are many who feel that something could be done at the Library/Public Safety campus.  Regardless of location, the building could be erected for less than $2 million, and I’m not sure that message was fully aired.

Ironically, I think the most damage to the build new idea was done several years ago when Marge Webster proposed the $4 million over sized new/electric dept rehab building on Lehner St.  The place had 10 bathrooms!  Needless to say the idea was dead on arrival.  I had the sinking feeling back then that build new was forever jaded.  It’s not all that different from the effect that the $6.8 million taj mahal redo had on any BMH restoration efforts.

Linda Murray says that the town needs to be more pro-active about soliciting private funds.  I’m not sure that’s a plan in itself.  It seems to me that before you ask people for money, you have to tell them what it’s for, and you have to show them that you have a process in place to spend it wisely.  Also, I can’t see asking people to contribute money solely to repair a town office building.   There has to be some component that makes people feel like they are not just paying extra taxes.  I guess she will develop this idea in the future into something that makes sense.

The notion of a preservation trust to solicit funds and to separate the purely utilitarian needs of the town from the building stewardship as a historic monument might be the way forward.  The question is whether the Friends are committed enough to the work involved in that.

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BOS March 21, 2011

It was a sparse group with only three of the five Selectmen present. Sarah Silk, Linda Murray and Chuck Storm.  Sarah chaired the meeting and there was no discussion of changing it.  I suspect that will happen next meeting or when everyone is back.

The monthly budget report was favorable as there has been minimal snow removal work.

The review of election results was predictable.  The chairman asked the Town Manager to give the run down.  He basically played it straight and named the failed articles.

Linda Murray did her usual schtick by rattling off statistics about letters to the editor and then proclaimed the issue of BMH to have  been totally aired.  Of particular note was 13 editorials about it.  Her take was that the town needs to be proactive about getting private money for restoration.  She pointed out that building new and moving out got even less support than the 48% for restoration/renovation.

Sarah Silk only said that the turnout was poor at 29%

Chuck Storm said he agreed with Linda.

Dave Ford gave an update on the the work being done downtown.  Things are on schedule and they did receive the funding for the sidewalk project on Lehner St.  He also described a makeover that they are designing for Depot Square.  They have a concept for making an accessible stop for the trolly and the regional transportation bus, as well as reconfiguring the handicap parking spaces and adding some green space.  Currently, that area is just a big open roadway.

The town manager informed us that the assessor that we use has switched companies and so we will too.  We have dropped Cross Country and now have Murdough (may have spelled wrong).

Sue Ryan spoke at public input to ask that the Selectmen be more forthcoming about their intentions regarding the future of BMH, rather than drop a new plan on us in November.

Tom Bickford spoke to announce that he had resigned from the town volunteer fire squad, citing what he perceives to be inadequacies in staffing and preparedness.  Some of the allegations are alarming and I hope that the Selectmen take the time to look into them and inform the public as to their findings.

Tom says that there are only two firefighters available for a major emergency at any time, thus placing the burden of multiple events on mutual aid, with the inherent long response time.

I don’t know if I have this right but he also described a study done by Assistant Chief Zotti where it was found that the FEMA volunteer standards were met in only 3 out of 9 of the events that were examined.

The board retired to non-public session to discuss litigation.

 

 

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Opening night

Tonight will be the first meeting of our new slate of Selectmen.  I know that’s not very exciting because the two vacant seats were re-elected unopposed.  How is it that somebody can run unopposed and only get 68% of the vote?  Randy Walker and John Burt got 88% and 82% respectively for their unopposed positions.

Nevertheless, there should be real change in that the chair will be re-elected.  Hopefully, Dave Senecal will take over the reigns and add some sanity to the agenda.

I plan to be there, and will try to put together a synopsis on the blog tonight.

Posted in Brewster Hall/Town Office | 2 Comments

Solar Thermal

Today was a banner day for capturing the rapidly increasing available energy from ol’ Sol, the original source of virtually all energy available on Earth except for atomic energy.

Last summer, after installing the heat pump, it became abundantly clear that even with our low-mass cold-start System 2000 boiler, we would still be using a significant amount of oil to produce hot water.

Back in the 80’s we installed a solar hot water system at our home in Chelmsford, MA.  We had clear southern exposure all day and with 63 sq ft of collector area we produced most of our hot water for a family of 5, year round, for 20 years.

Our home here in Wolfeboro faces south-east, and the roof is completely shaded after 1pm for 9 months of the year by a stand of very old white pines.  Bill Swaffield told me that when he was tree warden, that clump of pines was identified as the tallest in town.  Cutting them down is out of the question.

So the problem was how to make hot water with only three to four hours of morning sunlight. First we put a meter on the hot water line and determined that our usage averages about 28 gallons per day.  After working the numbers, I concluded that a system with two collectors totaling 52 sq. ft. would satisfy our needs.  With full sun, one panel would have been plenty.

Here they are approaching 1 pm.  Notice the start of shading.

The mounting rack allows the panels to be raised from flat on the roof at 30° to this 60° position in winter.  The greater angle better matches the lower winter sun and sheds snow pretty well.  In the summer, the low angle will work better during the three months when the sun tops the southern trees and will hit the panels most of the day.

When the collectors are heated by the sun, an anti-freeze solution is pumped through them and circulated through a coil of pipe, called a heat exchanger,  in the bottom of a storage tank.  The water in the tank is heated.  Here is a plot of a few days operation:

This was a series of days March 9-12.  The temperature of the collectors (green) begins to rise around 8am and drops off sharply after noon (pre-DST) when the sun disappears behind the pines.  During the first and last days, while the collectors are hot, the temperature in the 60 gallon storage tank went to as much as 130 and 140 degrees.  Notice the middle day.  It was mostly cloudy and the collectors didn’t heat up much at all, and could not significantly raise the storage temperature.

Notice also that the temperature in the storage tank goes down steadily about 15º per day after the heating cycle.  That’s standby heat loss, and all hot water tanks and boilers lose heat to the outside.  Our tanks have 2″ of foam insulation so they are pretty good, but left alone, they will still cool down after a few cloudy days, so the idea is “use it or lose it”.  We will get back into the mode of doing hot water laundry on sunny days.  During the warmer months, that makes double sense because that’s the best time to hang them out to dry.

Here is a plot of the storage tank temperature for the past month:

While the tank reached useful hot water temperatures (120°) only a dozen or so days, it was consistently well above the inlet temperature which averaged in the low 40’s.  The water in the solar storage tank is fed into our 50 gallon Marathon highly insulated electric hot water tank.  By using the solar pre-heated water, we used less than half of the electricity that would otherwise have been used to heat that 43º water.  That’s during February.  As we approach the equinox, the solar percentage is going up, and for the next five months I expect it to average over 90%.

The Marathon electric tank is in the foreground.  It has a thermostatic mixing valve on the hot water out line that mixes cold water to limit the temperature to 120º.  That’s necessary because this summer the tank may get as high as 180º.

The solar storage tank is in the background, but it has a very short, well insulated connector pipe to the Marathon tank.  The solar storage tank is stainless steel, and the Marathon electric tank is composite plastic.  Both should last a lifetime, and are guaranteed as such.

I’m working on a microcomputer control to mix the two tanks during the summer and to operate a distribution recirculation loop to minimize the wait and wasted water at the fixtures that are a long way from the tank.

Update: Someone asked about the blue glow in the background of the above photo.  That comes from Judi’s grow lights as she has started her seedlings for the coming gardening season.

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Does a worker s*$% in the woods?

Here’s an aside.  In the video referenced in the last post, the Chairman was relieved to see that the taxpayers aren’t being asked to provide portable toilets for prospective workers at BMH.  Since there are no public toilets in the place, and no plans to provide them, exactly where does she expect these workers to relieve themselves?  Probably the same place they expect me to go – someplace else.

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Touch up the Xrays

Just a reminder to everyone that the Selectmen had put together a list of the absolute minimum repairs needed on BMH.  When the estimate came back, it was $321,000 – an amount too large to propose without bonding.

So Mr. Houseman, after having been jerked around for six months getting estimates for half dozen impossible scenarios, did what any good car salesman would have done. He asked them to just tell him how much they wanted to spend. Look at the Selectman’s minutes of Dec 14 under the heading Town Hall, or better yet watch them make the sausage at about 31 minutes into this video.

Now, with the politically correct amount narrowly approved, the word is that this is a good thing that will solve all the pressing problems.

If you can’t afford the operation, touch up the Xrays.

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Heating season recap

Today I turned off the heat pump.  Not permanently, but it doesn’t look like it will get much use this week, and the prospects for significant electricity use from here on out are slim, both because the weather is getting warmer, and because the heat pump efficiency goes up as outdoor temperatures increase.

So far this winter we have used 2,005 Kwh (about $310) to run the heat pump and 632 Kwh ($98) for hot water.  We also burned 1.2 cords of wood and 71 gallons of oil.  The total cost at today’s prices is $839.  By comparison, last year we burned 491 gallons of oil and about 1.6 cords of wood.  At today’s prices that’s about $2,000.

Here’s our oil use over the past five years:

Here’s our total heating energy consumption over the past five years:

You can see that we used around 100 million Btus pretty consistently over the first four years.  Our house is about 3,000 sq ft so that works out to about 33 thousand(K) Btu per square foot.  So you may be wondering how we got through the winter with 55% less heat.  The answer is that we transferred that heat from the outside air to inside the house, much the same way your refrigerator removes heat from the freezer and blows it into your kitchen.

It was a very mild winter and maybe we used 10%-15% less energy.  So we may have only cut our heating bill in half.  Not too bad.  With another heat pump, we could just about eliminate the use of oil and wood completely.  I think it would be cost competitive with store-bought wood and certainly a whole lot easier.

A key attribute of these changes is that comfort has increased.  We used to keep it at about 68 with oil only. When we started burning wood, the big room became very comfortable because it was always 70-71 and of course real toasty sitting near the stove.  This year, the central part of the house has been 70 most of the time as well.

I didn’t mention that the oil use in past years included hot water, which we have switched to solar with electric backup.  Over the past 7 months we have used 632 Kwh ($98)  for HW. The sun has provided about half of the energy during that period.  Over the remaining 5 months I expect the solar percentage to average 90% or more.  Ill post details of that system another day.

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Over the wall

That’s how we used to characterize an ill conceived solution to an ill defined problem.  Just “Thrown over the Wall”.  And that’s one of the reasons that I continue to have no confidence in the process that is being used to address problems in BMH.

The building has mold.  A lot of it.  The proponents got a report from a testing company and reported only that it said airborne levels were acceptable.  We should all read the report, it’s not that long and in pretty plain language (starting on page 5) says that:

  • The building has had significant water leakage over many years.
  • There are large colonies of mold in the basement.
  • If the place is dried out the mold spores will react by becoming airborne.
  • The existing mold should be removed.

The only thing the town plans to do is install what they call a “commercial dehumidification” system.  They asked CCIs sub-contractor for a dehumidification system.  What he proposed was basically a $21,000 residential central air conditioning system.  Big surprise, that’s what he does. To a hammer, everything looks like a nail.

I ran the problem by an engineer.  He validated that what we actually need is some good dehumidifiers.  Did I mention that those cost about 80% less than the system proposed by CCI and their subcontractor and use less than half as much energy$$ to operate as the proposed air conditioning system?

Do you think it might make more sense to put the air conditioning system upstairs where there are people working?  Just asking.  Maybe there’s a good reason why we would spend $21,000 on air conditioning the unoccupied basement and spend $10,000 replacing electric resistance heaters in the office.

Oh, and what about the reported consequences of dehumidifying?

Surface samples are indicators of what spores will become airborne once the water source is taken away from mold, as mold will sporulate as a form of defense to find a new water source. Once the mold begins sporulation, the levels airborne will greatly increase…….   The sample showed Penicillium to be “Loaded,” on the prep prepared by YES for analysis.

That’s why the report says:

Because the water damage in this case occurred more than 48 hours ago, YES is recommending full remediation in accordance with the EPA’s guidelines.

I’m not making this stuff up.  I’m just reading the report that the town is using to say that the place is safe and healthy.  You see what you want to see.

So they don’t seem to understand what the problem is, and they have a $21,000 solution that the guy that contracts for CCI says is the right thing to do.  Several months ago, I asked the Town Manager if there was any professional or engineering input to this “commercial dehumidification” solution.  There was not.  I expressed my concerns and was given the standard issue response:

Thank you

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Obfustification

Or just plain confusion?  It looks like the initial thrust to discredit the results of the article 30 referendum will be obfuscation.  Make the claim that it’s useless because it doesn’t indicate a clear path forward.

That misses the point entirely.  The numbers are crystal clear with respect to invalidating the mission statement of the Friends of Brewster Hall (Question a), and the pursuit of taxpayer funded restoration (question d-1).

The premise of Article 19 was to do stop-gap repairs until the economy or whatever improved and large a scale project could be undertaken.  With a 60% requirement for any large scale project and only 48% favoring restoration, and worse only 19% in favor of public funding, that path seems to be a dead end.  In fact, the numbers suggest that we could sell the building by only convincing 5% to go along.  That would be easy with BOS backing.

So the question now is how to spend the $200,000 in light of the prospect that the best that can be hoped for is an annual $100,000-$200,000 approval from a slim majority of hold-your-nose-and-go-along-with-it voters for at best a few years.

Maybe new carpets aren’t the best way to spend that money?

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Shoot the messenger

The cyberspace has been alive with criticism of my efforts to put the non-binding article 30 referendum on the ballot.  Let me make a few points:

1)  I did not write any letters to the paper in support or against any warrant articles this year, and except for an apology to Roger Murray for contradicting him, I haven’t written a letter in months.

2)  The substance of my criticisms of various BMH issues is usually backed up with documentation.  NOBODY has come forward to dispute these arguments on merit.  All criticism has been Ad Hominem.

3)  I don’t claim to have the right answers, only the right questions.

Posted in Brewster Hall/Town Office | 4 Comments

Lost opportunities

For the past few years, the unofficial word from various town department heads Continue reading

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Grunt (errr)

I was waiting to see how the Grunter would react to the results of Continue reading

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How does that work?

I’m not going to say anything about the results until after the dust settles Continue reading

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Town Meeting Results (short form)

It was a poor turnout with 1,390 voters doing the town’s business.
To see this post with descriptions of the various articles go here Continue reading

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Town Meeting Results (long form)

It was a poor turnout with 1,390 voters doing the town’s business. Continue reading

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Stay tuned

Talking to Randy Walker at the polls this morning and he agreed that Continue reading

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All’s quiet on the western front

Seems like the stage is set for the showdown Tuesday.  I really have no idea Continue reading

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Round up the usual suspects

I was expecting more fireworks in the Grunter this week. Continue reading

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Don’t know much about history

Allen Kasiewicz posted some old correspondence Continue reading

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Buyer’s remorse and the other side of a story

Here’s a letter from Suzanne Ryan: Continue reading

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Guest Commentary

This was posted for Kathy in the comments section of another post.  I think it deserves to be front and center for awhile.  While on the subject, let’s make the theme of this week of run-up to the election guest commentary week. Please take a minute and add a comment to this post with your two-cents, then send your friends a link to this post so they can do the same.

From: Kathy Giebutowski

Subject: I am sending this to the Grunter today.

Yesterday, we received a letter from the Friends of Wolfeboro Town Hall. The letter asks that we continue to vote to spend more money for the vision of this group of folks.

First of all, they should really be called the Friends of Brewster Hall, not the Friends of Wolfeboro Town Hall. In my mind these two issues should be separate. The idea of preserving/repairing a historic building in the center of town has justification. Stubborn insistence by this group and the Board of Selectmen that this remain the Town Hall does not make sense to me. The fact that these two groups are not able to separate their jobs/missions troubles me.

As I see it, the job of the Board of Selectmen is to make the best decisions for the expenditure of taxpayer dollars not only today but for any purchase that has an impact on the future expenses of the town. In my mind, that means buying the most up to date energy efficient building with easy access for the aging population of this town. Many individuals have said that a municipal complex with easy access to many town services makes the most sense and would get us the most bang for the buck.

The “Friends of Brewster Hall” should have been exploring any and all options to preserve the building. Instead they have spent many years pursuing one course of action. During this time, to my knowledge, they have not found any major donors, either private or corporate, to support their efforts. That seems to have left them with only one choice, keep trying to get the taxpayers to buy into their plan.

If their real objective is to preserve the building, then they should stop stubbornly holding to only one solution. Ask the Board of Selectmen to put the building up for sale. Then we will know if there is really any group out there interested in doing a Historic Renovation of the building. Because the building is on the Register of Historic Properties, renovation guidelines would be in place and there is a good chance everyone would end up with a better solution than having the town muddle through this piece by piece.

Please join me in voting against Article 19 until all options have been explored.


							
Posted in Brewster Hall/Town Office | 4 Comments

Go back Jack and do it again

Question 30a on the March 13 ballot will determine if we rerun the fiasco of 5 years ago or not.

Do you support restoration of Brewster Memorial Hall to serve as Town Offices?

It’s arguable whether everyone understood the warrant article that appropriated $500,000 to fund the Town Hall Restoration Committee, but nothing could be planer than this question.  Although non-binding, you can bet that the Selectmen will run with an affirmative indication from the voters.

Lets take a look at what happened the last time.  The Town Hall Restoration Committee was formed and chaired by one of the five Selectmen.  One other sitting Selectman was also a member.  Several interested citizens stepped forward, as well as an AIA Architect and a citizen with direct experience doing restoration work in New York.

After a few months of work, both the architect and the experienced restoration person quit.  Another member of the Board of Selectmen commented at a BOS meeting that the committee was doing wonderful work.  I attended as a member of the town Energy Committee until one of the Selectman members told me that I wasn’t allowed to request information.

When the estimate came in at $6.8 million, all of the Selectmen voted approval of the project and they put on a full court press to sell it at the Deliberative session, including a mock-up New Hampshire Crossroads video that the Friends paid Fritz Weatherbee to produce.

With a resounding defeat of 56% opposed, the Selectmen have never admitted to mishandling the affair, and continue to insist that a handful of troublemakers are ruining it for everyone.

They say that history repeats itself.  Let’s hope not.

Posted in Brewster Hall/Town Office, Town Politics | 1 Comment

Pride

Back in the 1990s after we had just bought our place in Wolfeboro, my wife and I Continue reading

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More tax info

A member of the budget committee posted a comment to the tax rate post.  He corrects me by pointing out that debt service is included in the operating budget (I should have known that) and also says that the town is expecting the surplus to be around $200,000 which will reduce the rate by 7 cents.

Bottom line is we can expect the town tax rate to increase about 8.5% which will increase the combined tax rate by a little over 3%.  We already know the school is anticipating a 21 cent increase, so we can expect the rate to go from the current $12.20 to somewhere around $12.79 for a 4.8% increase.

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Tax rate fever

Apparently this post went viral yesterday.  I guess nothing gets people worked up Continue reading

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Brrrrrrr

It’s “In like a Lion” as I sit here by the fire with snow falling all day.  But if Puxatawny Phil is right, spring is Continue reading

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Six for six

The state of NH requires Continue reading

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Potential tax impact of 2012 warrant

I got this indirectly today from from the Town Finance Director. Continue reading

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Cut to the chase

All of these arguments about health and safety are just a distraction from Continue reading

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FUD

Fear, Uncertainty, and Doubt.  I was looking back at Continue reading

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Bizarro politics

I think we can thank Jerry Seinfeld for Continue reading

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More confusion

Reading about the BOS concern over possible voter confusion brings me back.  Can you pick out the rational Selectman?

“The Board of Selectmen will eventually decide the best course of action for all citizens.  This is the Democratic process that is mandatory at this time.”  –  Fred Stephens

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Just the facts

For the fifth straight week, we’re being subjected to Continue reading

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Air Quality Study

I got an email asking where the BMH air quality study is.  It is referenced in the Deliberative postbb Continue reading

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A quality job

Much emphasis has been placed on the results of the last repair warrant article Continue reading

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Restore and Renovate

That’s what the writer said in a recent letter to the paper.  We should step up Continue reading

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Careful what you wish for

At the Deliberative session, my old pal Judy couldn’t contain herself Continue reading

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Public and private

I’ve been thinking about the amendment that was made to Continue reading

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Group housing

I didn’t mention that there was a leaflet  passed out at the door Continue reading

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