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Home My WebLink About20093407.tiff• N4 N N • AppG.cav`z Perez INVENTORY OF ITEMS FOR CONSIDERATION Cp,se Ncvvbev 'ASK -1-s8 ,eavtwa Nea; In 1 Staff Cowl.✓Ae,vtts X Departw.air,,t of PLavvidv-0 Se/'ices Pbeld Check't Fovvv.. PLa lhwbv,,0, CuIMittAissLokser FieLci CIreC'rr, Form. Letter to Ap-oLCca Al_ AffdavLtofsL6,V.post v,0 Legal Noti f;cadov,s 2 Appllcuti.oA X maps Ted/ Easerae>n.t GevtLfeate, Survov.vvdLv2 PropevtV / .LvtevuL owv,.evs uttLitLas 5 NRefervuL List X r-erruLs wLt lout eew,w,.e vt Colorado Division of Wildlife, referral dated September 15, 2009 Aristocrat Ranchettes Water District, referral dated October 15, 2009 4 ReferraLs w%t'k eov&', tevJs X Weld County Department of Public Works, referral dated October 5, 2009 Weld County Department of Public Health and Environment, referral dated October 9, 2009 Weld County Zoning Compliance �-- x_ - n,vvevs - Latter & fi=r X pLciocAvv.P. Cu RCSeL t./(m. 7 tv.b:LOR. EXH 2009-3407 IBIT • hereby certi fuu that the 4 Ltew&s LdewtLfLed here"Lw were subo.%tted to the nepartvwewt of Plavwi.wq services at or prLor to the scheduled Plawwi.wrj covv.w&LssLo ters heariw�. • Kivu ogle- Plawwer • • 4-)tv, COLORADO • • LAND USE APPLICATION SUMMARY SHEET Case Number: USR-1718 Hearing Date: December 1, 2009 Applicant: Heliberto and Teresa Perez Address: 15643 Higgins Avenue; Fort Lupton, CO 80621 Request: A Site Specific Development Plan and a Special Review Permit for a Home Business (parking of commercial vehicles and equipment — two trucks, two trailers and associated equipment) in the A (Agricultural) Zone District Legal Description: Location: Part SW4 Section 27, Township 2 North, Range 66 West of the 6th P.M., Weld County, Colorado, further described as Lot 6, Block 34 Aristocrat Ranchettes, Second Filing. North of and adjacent to Higgins Avenue and 200 feet East of Henry Street Size of Parcel: +/- 1 acres POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS The criteria for review of this Special Review Permit are listed in Section 23-2-220 of the Weld County Code. The Department of Planning Services' staff has received responses with comments from the following agencies: • Weld County Department of Public Health and Environment, referral dated October 9, 2009 • Weld County Department of Public Works, referral dated October 5, 2009 • Weld County Zoning Compliance, referral dated September 8, 2009 The Department of Planning Services has received responses without comments from the following agencies: • Colorado Division of Wildlife, referral dated September 15, 2009 • Aristocrat Ranchettes Water District, referral dated October 15, 2009 The Department of Planning Services' staff has not received responses from the following agencies: Weld County Department of Building Inspection Colorado Department of Transportation (CDOT) 1 Perez USR-1718 EXHIBIT I �- • • • • Platte Valley Soil Conservation District • Fort Lupton Fire Protection District • City of Fort Lupton • Weld County School District RE -8 • Weld County Sheriff's Office 2 Perez USR-1718 S &tom COLORADO • • SPECIAL REVIEW PERMIT ADMINISTRATIVE REVIEW Planner: Kim Ogle Case Number: USR-1718 Hearing Date: December 1, 2009 Applicant: Heliberto and Teresa Perez Address: 15643 Higgins Avenue; Fort Lupton, CO 80621 Request: A Site Specific Development Plan and a Special Review Permit for a Home Business (parking of commercial vehicles and equipment — two trucks, two trailers and associated equipment) in the A (Agricultural) Zone District Legal Description: Part SW4 Section 27, Township 2 North, Range 66 West of the 6th P.M., Weld County, Colorado, further described as Lot 6, Block 34 Aristocrat Ranchettes, Second Filing. Location: North of and adjacent to Higgins Avenue and 200 feet East of Henry Street Size of Parcel: +/- 1 acres Parcel Number: 1309-27-4-03-008 THE DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDS THAT THIS REQUEST BE APPROVED FOR THE FOLLOWING REASONS: 1. The submitted materials are in compliance with the application requirements of Section 23-2-260 of the Weld County Code. 2. It is the opinion of the Department of Planning Services' staff that the applicant has shown compliance with Section 23-2-220 of the Weld County Code as follows: A. Section 23-2-220.A.1 -- The proposed use is consistent with Chapter 22 and any other applicable code provisions or ordinance in effect. Section 22-2-20.G A.Policy 7.2. of the Weld County Code states: "Conversion of agricultural land to nonurban residential, commercial and industrial uses should be accommodated when the subject site is in an area that can support such development, and should attempt to be compatible with the region." Section 22-2-20 I.A.Goal 9.of the Weld County Code states: "Reduce potential conflicts between varying land uses in the conversion of traditional agricultural lands to other land uses." 3 Perez USR-1718 • • • The applicant is proposing to park a total of two (2) trucks (one more than the amount allowed as a use by right in the Agricultural zone district) along with two (2) trailers. The Department of Planning Services is requiring a Screening Plan be submitted to screen the vehicles and trailers. B. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the A (Agricultural) Zone District. Section 23-3-40.O of the Weld County Code provides for a Home Business as a Use by Special Review in the A (Agricultural) Zone District. C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the existing surrounding land uses. This use meets the intent of a "Home Business" as defined in the Weld County Code. The home business criteria outlined in Section 23-1-90 are: 1) The use is conducted primarily within a dwelling unit or accessory structure and principally carried on by the family resident therein and 2) Such use is clearly incidental and secondary to the principal permitted use and shall not change the character thereof. Staff has received no letters or telephone calls concerning the on -site activity. The attached Conditions of Approval (requiring the trucks to be screened) and Development Standards will ensure that the proposed use is compatible with the surrounding area. Section 23-2-220.A.4 -- The uses which will be permitted will be compatible with future development of the surrounding area as permitted by the existing zoning and with the future development as projected by Chapter 22 of the Weld County Code and any other applicable code provisions or ordinances in effect, or the adopted Master Plans of affected municipalities. This site is located within the 3 -mile referral area for City of Fort Lupton; a referral response has not been received from the City of Fort Lupton. It is the opinion of the Department of Planning Services that this facility will be compatible with the future development of the surrounding area. E. Section 23-2-220.A.5 -- The application complies with Article V, Divisions 1, 2, 3 and 4 of the Weld County Code, as the site does not lie within any Overlay Districts. Effective January 1, 2003, Building Permits issued on the proposed lots will be required to adhere to the fee structure of the County Road Impact Program. (Ordinance 2002-11) Effective August 1, 2005, Building permits issued on the subject site will be required to adhere to the fee structure of the Capital Expansion Impact Fee and the Stormwater/Drainage Impact Fee. (Ordinance 2005-8 Section 5-8-40) F. Section 23-2-220.A.6 -- The applicant has demonstrated a diligent effort to conserve prime agricultural land in the locational decision for the proposed use. The parcel is approximately one (1) acre in size with an existing residence and garage on the property. G. Section 23-2-220.A.7 -- The Design Standards (Section 23-2-240, Weld County Code), Operation Standards (Section 23-2-250, Weld County Code), Conditions of Approval and Development Standards ensure that there are adequate provisions for the protection of health, safety, and welfare of the inhabitants of the neighborhood and County. 4 Perez USR-1718 • • • This USR is being sought to correct a zoning violation (ZCV-09-00133) for storing commercial vehicles and equipment on a property without first obtaining the necessary Special Use Permit. Should this application be approved, the violation will be dismissed. If denied, the number of commercial vehicles on site will need to be reduced to (1) one. If not reduced to one (1) vehicle within 30 -days, legal proceedings will commence. This recommendation is based, in part, upon a review of the application materials submitted by the applicant, other relevant information regarding the request, and responses from referral entities. The Department of Planning Services' staff recommendation for approval is conditional upon the following: 1. Prior to recording the plat: The applicant shall submit a dust abatement plan, detailing on site dust control measures, for review and approval, to the Environmental Health Services, Weld County Department of Public Health & Environment. Written evidence of approval must be submitted to the Department of Planning Services. (Department of Public Health and Environment) B. The applicant shall submit a waste handling plant to the Weld County Department of Public Health & Environment. The plan shall include at a minimum, the following (Department of Public Health and Environment): 1) A list of wastes which are expected to be generated on site (this should include expected volumes and types of waste generated). 2) A list of the type and volume of chemicals expected to be stored on site 3) The waste handler and facility where the waste will be disposed (including the facility name, address, and phone number). Written evidence of approval must be submitted to the Department of Planning Services. C. In the event washing of vehicles will occur on site the applicant shall ensure that any vehicle washing area shall capture all effluent and prevent discharges from the washing of vehicles in accordance with the Rules and Regulations of the Water Quality control Commission, and the Environmental Protection Agency. Vehicle washing areas must be designated on the plat. Written evidence of approval must be submitted to the Department of Planning Services. (Department of Public Health and Environment) D. The applicant shall address the requirements of the Department of Public Works as stated in their referral response dated October 5, 2009. Written evidence of Public Works approval shall be submitted to the Department of Planning Services. (Department of Public Works) E. The applicant shall submit a screening plan for review and approval by the Department of Planning Services. The semi trucks and trailers shall be screened by an opaque fence (or landscaping material) from adjacent properties and rights -of -way or shall be placed inside an enclosed building. If vehicles are parked inside a future on -site structure, an amendment to the Special Use Permit will not be required. (Department of Planning Services) 5 Perez USR-1718 • • • F. The applicant shall complete all proposed improvement including those regarding screening or enter into an Improvements Agreement according to policy regarding collateral for improvements and post adequate collateral for all required materials. The agreement and form of collateral shall be reviewed by County Staff and accepted by the Board of County Commissioners prior to recording the USR plat. (Department of Planning Services) G. The plat shall be amended to delineate the following: 1. The plat shall comply with Section 23-2-260.D of the Weld County Code. (Department of Planning Services) 2. The attached Development Standards. (Department of Planning Services) 3. All sheets of the plat shall be labeled USR-1718. (Department of Planning Services) 4. Higgins Avenue is a local gravel road and requires an 60 -foot right-of-way at full build out. This road is maintained by Weld County. Pursuant to the definition of setback in the Weld County Zoning (23-1-90), the required setback is measured from the future right-of-way line. (Department of Public Works) 5. The parking surface materials shall be indicated (gravel, recycled asphalt or equivalent). (Department of Public Works) 6. The water quality control feature to control run-off must be delineated on the plat. (Department of Public Works) 7. The approved Screening Plan. (Department of Planning Services) G. The applicant shall submit three (3) paper copies of the plat for preliminary approval to the Weld County Department of Planning Services. (Department of Planning Services) 2. Upon completion of 1. above the applicant shall submit a Mylar plat along with all other documentation required as Conditions of Approval. The Mylar plat shall be recorded in the office of the Weld County Clerk and Recorder by Department of Planning Services' Staff. The plat shall be prepared in accordance with the requirements of Section 23-2-260.D of the Weld County Code. The Mylar plat and additional requirements shall be submitted within sixty (60) days from the date of the Board of County Commissioners resolution. The applicant shall be responsible for paying the recording fee. (Department of Planning Services) 3. The Department of Planning Services respectively requests the surveyor provide a digital copy of this Use by Special Review. Acceptable CAD formats are .dwg, .dxf, and .dgn (Microstation); acceptable GIS formats are ArcView shapefiles, Arclnfo Coverages and Arclnfo Export files format type is .e00. The preferred format for Images is .tif (Group 4). (Group 6 is not acceptable). This digital file may be sent to mapsco.weld.co.us. (Department of Planning Services) 4. The Special Review activity shall not occur nor shall any building or electrical permits be issued on the property until the Special Review plat is ready to be recorded in the office of the Weld County Clerk and Recorder. (Department of Planning Services) 6 Perez USR-1718 • • SITE SPECIFIC DEVELOPMENT PLAN SPECIAL REVIEW PERMIT DEVELOPMENT STANDARDS Heliberto and Teresa Perez USR-1718 1. The Site Specific Development Plan and a Special Review Permit for a Home Business (parking of commercial vehicles and equipment — two trucks, two trailers and associated equipment) in the A (Agricultural) Zone District, and subject to the Development Standards stated hereon. (Department of Planning Services) 2. Approval of this plan may create a vested property right pursuant to Section 23-8-10 of the Weld County Code. (Department of Planning Services) 3. All vehicles and trailers associated with this use shall be currently licensed and operational. (Department of Planning Services) Outdoor storage shall be limited to two trucks, two trailers and associated equipment. (Department of Planning Services) 5. Hours of operation (hours of trucks leaving and returning to the site) shall be limited to 7 AM to 7PM; Monday through Saturday. (Department of Planning Services) 6. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act, 30- 20-100.5, C.R.S.) shall be stored and removed for final disposal in a manner that protects against surface and groundwater contamination. (Department of Public Health and Environment) No permanent disposal of wastes shall be permitted at this site. This is not meant to include those wastes specifically excluded from the definition of a solid waste in the Solid Wastes Disposal Sites and Facilities Act, 30-20-100.5, C.R.S. (Department of Public Health and Environment) 8. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive dust, blowing debris, and other potential nuisance conditions. (Department of Public Health and Environment) 9. Fugitive dust and fugitive particulate emissions shall be controlled on this site. The facility shall be operated in accordance with the approved Dust Abatement Plan at all times. (Department of Public Health and Environment) 10. The facility shall adhere to the maximum permissible noise levels allowed in the (Commercial) Zone Districts as delineated in Section 14-9-30 of the Weld County Code. (Department of Public Health and Environment) 11. Adequate handwashing and toilet facilities shall be provided at all times. (Department of Public Health and Environment) 12. The applicant shall operate in accordance with the approved Waste Handling Plan at all times. (Department of Public Health and Environment) 13. Commercial vehicle and/or equipment washing is prohibited in accordance with the restrictions of Aristocrat Ranchettes Water Project permit number RAM 634. (Department of Public Health and Environment) 7 Perez USR-1718 • 14. Effective August 1, 2005, Building permits issued on the subject site will be required to adhere to the fee structure of the Capital Expansion Impact Fee and the Stormwater/Drainage Impact Fee. (Ordinance 2005-8 Section 5-8-40). (Department of Planning Services) 15. Effective January 1, 2003, Building Permits issued on the proposed lots will be required to adhere to the fee structure of the County Road Impact Program. (Ordinance 2002-11) (Department of Planning Services) 16. The historical flow patterns and run-off amounts will be maintained on site in such a manner that it will reasonably preserve the natural character of the area and prevent property damage of the type generally attributed to run-off rate and velocity increases, diversions, concentration and/or unplanned ponding of storm run-off. (Department of Public Works) 17. The applicant must take into consideration storm water capture/quantity and provide accordingly for best management practices. (Department of Public Works) 18. Off-street parking spaces including the access drive shall be surfaced with gravel, recycled asphalt or the equivalent and shall be graded to prevent drainage problems. (Department of Public Works) 19. The property owner or operator shall be responsible for complying with the Design Standards of Section 23-2-240, Weld County Code. • • 20. The property owner or operator shall be responsible for complying with the Operation Standards of Section 23-2-250, Weld County Code. 21. The operation shall comply with all applicable rules and regulations of the State and Federal agencies and the Weld County Code. 22. Personnel from the Weld County Government shall be granted access onto the property at any reasonable time in order to ensure the activities carried out on the property comply with the Development Standards stated herein and all applicable Weld County regulations. 23. The Special Review area shall be limited to the plans shown hereon and governed by the foregoing standards and all applicable Weld County regulations. Substantial changes from the plans or Development Standards as shown or stated shall require the approval of an amendment of the Permit by the Weld County Board of County Commissioners before such changes from the plans or Development Standards are permitted. Any other changes shall be filed in the office of the Department of Planning Services. 24. The property owner or operator shall be responsible for complying with all of the foregoing Development Standards. Noncompliance with any of the foregoing Development Standards may be reason for revocation of the Permit by the Board of County Commissioners. 8 Perez USR-1718 • • ,s0t(tei; W1�Y� crownwm November 17, 2009 Heliberto & Teresa Perez PO box 92 Ft. Lupton CO 80621 DEPARTMENT OF PLANNING SERVICES 918 10TM Street GREELEY, CO 80631 PHONE: (970) 353-6100, Ext. 3540 FAX: (970) 304-6498 Subject: USR-1718- A Site Specific Development Plan and Use by Special Review Permit for a Home Business (truck and equipment parking) in the A (Agricultural) Zone District on a parcel of land described as Lot 6, Block 34, 2n° Aristocrat Ranchettes; located in Section 27, T2N, R66W of the 6th P.M., Weld County, Colorado. Dear Applicants: I have scheduled a meeting with the Weld County Planning Commission on December 1, 2009, at 1:30 p.m. This meeting will take place in the Hearing Room, Weld County Planning Department, 918 10th Street, Greeley, Colorado. A subsequent hearing will be held on December 30, 2009 at 10:00 a.m., in the Chambers of the Board of County Commissioners, Weld County Centennial Center, 915 10'" Street, First Floor, Greeley, Colorado. It is recommended that you and/or a representative be in attendance to answer any questions the Planning Commission members or Board of County Commissioners may have. Colorado Revised Statute, C.R.S.24-65.5-103 (adopted as part of H.B.01-1088) requires notification of all mineral estate owners 30 days prior to any public hearing. The applicant needs to provide the Weld County Planning Department with written certification indicating the above requirement has been met. A representative from the Department of Planning Services will be out to the property a minimum of ten days prior to the hearing to post a sign adjacent to and visible from a publicly maintained road right-of-way which identifies the hearing time, date, and location. In the event the property is not adjacent to a publicly maintained road right-of-way, one sign will be posted in the most prominent place on the property and a second sign posted at the point at which the driveway (access drive) intersects a publicly maintained road right-of-way. The Department of Planning Services' staff will make a recommendation concerning this application to the Weld County Planning Commission and will be included in the staff report one week prior to the scheduled Planning Commission hearing. You may view the staff report at www.ca.weld.co.us/departments/planning/Planning/plan current If you have any questions concerning this matter, please call. Resp, KihfDg Planner PLANNING COMMISSION AND BOARD OF COUNTY COMMISSIONERS' SIGN POSTING CERTIFICATE THE LAST DAY TO POST THE SIGN IS NOVEMBER 20, 2009 THE SIGN SHALL BE POSTED ADJACENT TO AND VISIBLE FROM A PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY. IN THE EVENT THE PROPERTY BEING CONSIDERED FOR A SPECIAL REVIEW IS NOT ADJACENT TO A PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY, THE DEPARTMENT OF PLANNING SERVICES SHALL POST ONE SIGN IN THE MOST PROMINENT PLACE ON THE PROPERTY AND POST A SECOND SIGN AT THE POINT AT WHICH THE DRIVEWAY (ACCESS DRIVE) INTERSECTS A PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY. I, KIM OGLE, HEREBY CERTIFY UNDER PENALTIES OF PERJURY THAT THE SIGN WAS POSTED ON THE PROPERTY AT LEAST TEN DAYS BEFORE THE PLANNING COMMISSIONERS HEARING AND THE BOARD OF COMMISSIONERS HEARING FORA SITE SPECIFIC DEVELOPMENT PLAN AND A SITE SPECIFIC DEVELOPMENT PLAN AND A SPECIAL REVIEW PERMIT FOR A HOME BUSINESS (PARKING OF COMMERCIAL VEHICLES AND EQUIPMENT - TWO TRUCKS, TWO TRAILERS AND ASSOCIATED EQUIPMENT) IN THE A (AGRICULTURAL) ZONE DISTRICT Kim Ogle Name of Person Posting Sign Signature of Person Posting Sign STATE OF COLORADO ) ss. WITNESS .—_ .and . official seal. _ ,- t e thiLiday of / b l lam/' , 2009. COUNTY OF WELD The foregoing instrument was subscribed a _r . TA,Q` CO..O�P Public My Commission Expires: • 1 1 FIELD CHECK • CASE NUMBER: USR-1718 V/i71 DATE OF INSPECTION: APPLICANT'S NAME: Heliberto & Teresa Perez PLANNER: Kim Ogle REQUEST: A Site Specific Development Plan and Use by Special Review Permit for a Home Business (truck and equipment parking) in the A (Agricultural) Zone District. LEGAL DESCRIPTION: Lot 6, Block 34, 2nd Aristocrat Ranchettes; located in Section 27, T2N, R66W of the 6th P.M., Weld County, Colorado. LOCATION: North of and adjacent to Higgins Ave and east of Henry Street. LAND USE: N E S 0 h ) X cam( (16 W • ZONING: N A (Agricultural) E A (Agricultural) S A (Agricultural) W A (Agricultural) COMMENTS: L Ian �t s't_o- `n J yv. 1 U L • 21, ► - ivy t �n A\,2 n a.(] r -e -e P.C. Member • • HELD CHECK Inspection Date: November 19, 2009 Applicant: Address: Request: Heliberto and Teresa Perez Case # 1718 15643 Higgins Avenue; Fort Lupton, CO 80621 A Site Specific Development Plan and a Special Review Permit for a Home Business (parking of commercial vehicles and equipment — two trucks, two trailers and associated equipment) in the A (Agricultural) Zone District Legal Description: Part SW4 Section 27, Township 2 North, Range 66 West of the 6th P.M., Weld County, Colorado, further described as Lot 6, Block 34 Aristocrat Ranchettes, Second Filing. Location: Size of Parcel: North of and adjacent to Higgins Avenue and 200 feet East of Henry Street +1- 1 acres Zoning Land Use N Agricultural N Residential E Agricultural E Residential S Agricultural S Residential w Agricultural W Residential Comments: Existing improvements on 1 acre parcel. Residence with detached garage and area for parking vehicles. Access drive is graveled and graded. Property is fenced and gated. Two dogs are present. Landscaping is in place and no additional landscaping is required. The area for the parking of vehicles is graded, but not fenced with an opaque screen or fence material. Surrounding lands are residential in character. Within a two block radius there is a kennel (USR1252) to the southeast and a p} blic utility (USR-819) to the northwest Signature J House(s) Outbuilding(s) Ni Access to Property ❑ Crop Productions J Site Distance Mobile Home - Principal a Other Animals On -Site ❑ Water Bodies ❑ Ditch ❑ Derelict Vehicles ❑ Non-commercial junkyard (list components) ❑ Irrigation Sprinkler ❑ Crops ❑ Wetlands ❑ Oil & Gas Structures ❑ Wildlife ❑ Utilities On -Site (transmission lines) o Topography Note any commercial business/commercial vehicles that are operating from the site. PRESENT • • • • itttri WIIDC. COLORADO • • September 8, 2009 Heliberto & Teresa Perez PO box 92 Ft. Lupton CO 80621 DEPARTMENT OF PLANNING SERVICES 918 10TH Street GREELEY, CO 80631 PHONE: (970) 353-6100, Ext. 3540 FAX: (970) 304-6498 Subject: USR-1718 - Request for a Site Specific Development Plan and Use by Special Review Permit for a Home Business (truck and equipment parking) in the A (Agricultural) Zone District on a parcel of land described as Lot 6, Block 34, 2n° Aristocrat Ranchettes; located in Section 27, T2N, R66W of the 6th P.M., Weld County, Colorado. Dear Applicants: Your application and related materials for the request described above are being processed. I will schedule a meeting with you to discuss the referrals after we have received them. Once the concerns and requirements of the referral agencies have been met or the applicant has shown an attempt to meet their concerns and requirements, a Planning Commission Hearing will be scheduled. It is the policy of Weld County to refer an application to any town or municipality lying within three miles of the property or if the property is located within the comprehensive planning area of a town or municipality. Therefore, our office has forwarded a copy of the submitted materials to the Ft. Lupton Planning Commission for their review and comments. Please call Ft. Lupton at 303-857-6694 for further details regarding the date, time, and place of this meeting. It is recommended that you and/or a representative be in attendance at the Ft. Lupton Planning Commission meeting to answer any questions the Commission members may have with respect to your application. If you have any questions concerning this application, please call. Respectfully, %tis Comw, tar Kim Ogle Planner Hello