HomeMy WebLinkAbout20070767 (1111)
Weld County Referral
liD
February 6, 2007
oWeld County Planning Department
Q GREEEY OFFICE
COLORADO MAR 0 6 2007
The Weld County Department of Planning Services has received the following item for review:RECEIVED
Applicant Pyrenees Properties LLC Case Number PF-1114 6
Please Reply By March 1, 2007 Planner Kim Ogle
Project Final Plat for eight (8) Residential (Estate Zone) Lots, one (1) Residential Lot with
Agricultural Zone District Uses, and one (1) non-buildable outlot..
Legal Lot C of RE-3058, part of Section 15, T7N, R67W of the 6th P.M., Weld County,
Colorado.
Location North of and adjacent to CR 80; 'A mile east of CR 19.
Parcel Number 0705 15 000003
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request. Please note that new
information may be added to applications under review during the review process. If you desire to
examine or obtain this additional information, please call the Department of Planning Services.
Weld County Utility Board Hearing March 8, 2007
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
❑ We have reviewed the request and find no conflicts with our interests.
See attached letter.
Comments:
Signature % Date
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Agency / P .
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❖Weld County Planning Dept. ❖918 10th Street, Greeley, CO.80631 +(970)353-6100 ext.3540 +(970)304-6498 fax
2007-0767
simH6
MEMORANDUM
TO: Kim Ogle, Planning Services DATE: 5-March-2007
I
II D O FROM: Jesse Hein, Pub r s Department
C.
COLORADO SUBJECT: PF-1114 Hollis Crossing Estates PUD (Final Plat)
Weld County Public Works Department has reviewed final plan materials and has the following development referral
comments. Comments made during this stage of the review process may not be all-inclusive, as revised materials
will have to be resubmitted and other concerns or issues may arise during further review
Comments
General Comments :
Based on the proposal and minimal impact on surrounding roads, a traffic study is currently not required and no offsite
improvements were required on WCR 80.
A signed, stamped and dated copy of the Geologic and Geotechnical Investigation -- Miller Property— Weld County,
Colorado, will be required.
Final Plat:
Note 3 of the general notes shall be changed to read:
Site falls within Flood Zone A and Flood Zone C as per current effective FEMA FIRM panel. The approximate
Flood Zone shown hereon is per FIRM Community Panel Number 080226 0475 D, revision dated September 22,
1999.
The following notes shall be added to the plat notes:
Weld County does not maintain drainage related facilities.
Any future subdivision of Lot 9 must meet Weld County Code for drainage requirements.
Consideration of high groundwater levels will be required for basement design and construction, all
recommendations from the Final Geotechnical Investigation shall be followed.
All plat notes, including the right to farm statement, easement notes and general notes are required on the cover sheet only
and shall be removed from the following pages. All other notes spelled out in the Resolution shall be placed on the plat.
Please change the language on sheet 2 for the non-buildable area to read:
Floodplain areas of Lots 6, 7, and 8 are considered non-buildable.
The shading for Flood Zone A shall be removed. The dotted line and notation are adequate.
Construction Plans:
The following items are to be address prior to recording the final plat:
1. Please address all red line comments in the construction plans.
2. The entrance median design is acceptable Public Works.
a. The median shall be placed in a separate Outlot for maintenance by the Home Owners Association.
Page 1 of
3. Turf Reinforcement Mat(TRM) is required in all roadside swales on the North and West sides of Sonny Miller
Lane and shown on the construction plans.
4. Prior to demolition of the existing irrigation canal in the Southeast portion or the property, the applicant shall
provide written evidence all water rights have been vacated downstream.
Public Works requires 3 sets of final construction plans with original P. E. stamps, signatures and date. One check set of
final construction plans may be submitted for review prior to supplying the 3 sets of signed plans.
Drainage:
Public Works has received Drainage Design Considerations for Hollis Crossing Estates PUD(PF-1 1 14)dated January
25, 2007. The report shall meet the following comments and must be wet-stamped, signed, and dated by a registered P.E.
licensed to practice in the state of Colorado.
The following items are to be address prior to recording the final plat:
1. Developed drainage boundaries do not necessarily follow proposed property boundaries. Please adjust as relined.
2. The words retention and detention are being used interchangeably for the proposed retention pond in Basin 4.
Please adjust text and construction plan documents as necessary for consistency.
3. Weld County will not approve any detention or retention pond that does not drain in less than 72 hours, or causes
injury to water rights,or is in violation of State or Federal law.
a. Please provide documentation to show appropriate water rights have been purchased or reserved in the
proposed retention pond in Basin 4, or that the pond releases all captured stormwater in less than 72
hours.
4. All permanent erosion control turf reinforcement mat(TRM)proposed for the site must consist of non-
biodegradable materials. The Curlex II product currently specified is filled with curled wood, and will biodegrade
over time. Please select a permanent TRM for the site.
a. Please specify a permanent erosion control product for the overflow spillway on the detention pond in
Basin 6. TRM may be a cost-effective solution at this location.
b. Please terminate the upstream and downstream leading edges of all TRM products by at least 24 inches.
Top of slope terminations and overlap details at product interfaces should conform to manufacturer
specifications.
c. The installation detail included in the construction drawings from North American Green shall only apply
to products sold by North American Green. If a Curlex product shall be specified for the site,then Curlex
installation details shall be utilized. If N.A. Green products shall be specified,then their detail may
remain in the plan set.
5. Please add permanent erosion control measures to all swales with slopes exceeding 1% longitudinally, and where
Froude numbers exceed 0.8. This is especially important for the roadside swale on the west(or northwest)side of
Sonny Miller Lane.
6. All proposed pipe sizes in the subdivision must be supported with hydraulic calculations. This includes driveway
culverts. Of the 5 pipes currently shown in the construction drawings, only 2 are supported with calculations.
a. The applicant must specify a minimum acceptable size for driveway culverts on a lot-by-lot basis, or
globally, that meets all applicable County criteria.
b. Please demonstrate that proposed culvert(s) at the entrance to the subdivision do not inhibit flow in the
County roadside ditch.
c. The current HY-8 analysis utilizes an incorrect entrance loss coefficient(Ke)of 0.2 flared end inlets. The
correct Ke value,as published in Table 12 of HDS-5,Hydraulic Design of Highway Culverts(FHWA
2005)is 0.5 for flared end sections.
7. Please utilize granular filter layers of 6-inch minimum for all rock sizes, or consider the use of geotextile filter
fabrics.
8. The overtopping depth of the emergency overflow weir on the proposed detention pond in Basin 6 shall not
exceed 6 inches, as per Weld County Storm Drainage Criteria(2006). Please adjust the emergency overflow
design accordingly.
9. The D50 and pad dimensions of all proposed riprap in the subdivision must be supported with design calculations.
Page 2 of 3
Improvements Agreements:
An Improvements Agreement for Hollis Crossing Estates PUD has been submitted and is acceptable with the following
revisions:
1. The following revision shall be made to the Erosion Control cost estimate:
Turf Reinforcement Mat(TRM) shall be updated for permanent erosion control.
2. The following revision shall be made to the Detention Pond Structures cost estimate:
The Pond 1 overflow weir shall be updated to provide erosion protection.
Recommendation
❑ The above comments are prerequisites and shall be fulfilled prior to recording the final plat.
Amy Issues slum be resolved MatPublic Watt prior to recording of t*efrwal gee
PC:PF-I 114 Hollis Crossing Estates PUD(Final Plat)
Email&Original:Planner:Kim Ogle
r-PC'by Post Applicant: Todd Hodges Design,LLC
PC by Post: Engineer: Wohnrade Civil Engineers,Inc.
PC by Post: Surveyor:Intermill Land Surveying.Inc.
Page 3 of 3
resct ,l; Memorandum
TO: Kim Ogle, W.C. Planning
DATE: March 5, 2007
C FROM: Pam Smith, W.C. Department of Public
COLORADO Health and Environment
CASE NO.: PF-1114 NAME: Pyrenees Properties/Hollis
Crossing
The Weld County Health Department has reviewed this Final Plat application and offers the following
comments:
1. The primary and secondary septic envelope locations on the Final Plat are acceptable.
2. There are no plat notes to review.
3. The language in the covenants protecting the septic envelopes is acceptable.
4. The existing septic system has been abandoned and the Department has previously approved
the abandonment.
O:\PAM\Planning\Final Plat\PF-1114 Pyrenees-Hollis Crossing.RTF
1
Q DEPARTMENT OF PLANNING SERVICES
BUILDING INSPECTION
NORTH OFFICE
918 10th Street
GREELEY, COLORADO 80631
PHONE (970) 353-6100, EXT.3540
FAX (970) 304-6498
O SOUTHWEST OFFICE
4209 CR 24.5
LONGMONT CO 80504
COLORADO PHONE (720)652-4210 ext. 8730
FAX (720)652-4211
February 15, 2007
Pyrenees Properties LLC
Final Plat for 8 residential(Estate Zone)lots,one(1)Residential lot with Agricultural Zone District Uses and One(1)
non-buildable outlot.
PF-1114
1. A separate building permit shall be obtained prior to the construction of any structure including the mail cluster
box.
2.A plan review is required for each building for which a building permit is required.Two complete sets of plans are
required when applying for each permit. Residential building plans may be required to bear the wet stamp of a
Colorado registered architect or engineer.
3. Buildings shall conform to the requirements of the codes adopted by Weld County at the time of permit
application. Current adopted codes include the 2003 International Residential Code; 2003 International Building
Code;2003 International Mechanical Code;2003 International Plumbing Code;2003 International Fuel Gas Code;
2005 National Electrical Code and Chapter 29 of the Weld County Code.
4. Each residential building will require an engineered foundation based on a site-specific geotechnical report or an
open hole inspection performed by a Colorado registered engineer. Engineered foundations shall be designed by a
Colorado registered engineer.
5. Fire resistance of walls and openings,construction requirements, maximum building height and allowable areas
will be reviewed at the plan review. Setback and offset distances shall be determined by the Zoning Ordinance.
6. Building height shall be measured in accordance with the 2003 International Building Code for the purpose of
determining the maximum building size and height for various uses and types of construction and to determine
compliance with the Bulk Requirements from Chapter 23 of the Weld County Code. Building height shall be
measured in accordance with Chapter 23 of the Weld County Code in order to determine compliance with offset
and setback requirements. When measuring buildings to determine offset and setback requirements,buildings are
measured to the farthest projection from the building. Property lines shall be clearly identified and all property pins
shall be staked prior to the first site inspection.
7. Provide letter of approval from Windsor Fire Protection District prior to new residential construction.
8. There is one historical building permit with final status on record for this parcel.
Sinc ely,
oo eerr igi� it
Building Official
Weld County Sheriffs
Office
M e mo
To: Kim Ogle
From: Cdr.J.D. Broderius
Date: February 25,2007
Re: PF—1114 Pyrenees Properties
The Sheriffs Office recommends the following improvements for this housing sub-division:
1. The Sheriffs Office requests that builders and developers designate an area by the entrance of
the sub-division in which to place a shelter for school children awaiting the school bus. This
area should also include a pull off for the school bus which enables it to safely load and unload
children out of the roadway. This could be accomplished at the location of the mail kiosk
provided that the following stipulations are met 1)That the school district that this delopment is
in, is willing to drive that far into the subdivision. 2) That a standard sized school bus is able to
safely turn around in that location. 3)That the home owners have an association that is willing to
ensure that the road is sufficiently maintained so as to enable items 1 and 2. If these conditions
are not met then another location nearer to the entrance to the subdivision must me created.
2. Either mail distribution within the sub-division or a central drop off location within the sub-division
should be developed so that residents do not have to cross a county road to obtain their mail.
The existing proposed kiosk will satisfy this requirement.
3. A permanent sign should be placed at the entrance to the subdivision detailing the name of the
sub-division, address, and a graphical presentation of the roadways within the subdivision.
There should be a plan developed to maintain this sign. This can be located at the proposed
entrance island.
4. If the roadways within this sub-division are not maintained or adopted by the county, individuals
purchasing property in this sub-division should be notified that the Sheriffs Office will have
limited traffic enforcement powers.
5. A plan should be developed to maintain roadways within the sub-division especially during
inclement weather conditions for emergency vehicles.
6. The Sheriffs Office is very supportive of homeowner funded homeowner's associations. These
associations provide a contact for the Sheriffs Office and a means of maintaining common
areas.
7. Since there are proposed oil or gas production facilities within this sub-division via the drilling
envelopes, they need to be fenced off in order to mitigate the potential for tampering. These
facilities are known to create an attractive nuisance for young people. Tampering not only
creates a significant danger to safety but also of environmental damage with extensive
mitigation and clean-up costs.
1
8. The names of all streets within the sub-division should be presented to the Sheriffs Office for
approval. This will eliminate duplication of street names within the county.
The Sheriffs Office lacks the ability to absorb any additional service demand without the resources
recommended in the multi-year plan provided to the Weld County Board of County Commissioners or as
indicated by growth not considered at the time the plan was developed. I have no other comments on this
proposal.
• Page 2
STA 1F OF COLORADO
OFFICE OF THE STATE ENGINEER
Division of Water Resources �.oF�o�
Department of Natural Resources ,ee,� ��
1
1313 Sherman Street, Room 818
Denver,Colorado 80203 N'rL"""�"
Phone(303)866-3581 February 14, 2007 e=`'
FAX(303)866-3589
hftpY/www.water.state.co.us Weld County Planning Department Bill Ritter.Jr.
GREELEY OFFICE Govemor
Hauls D.Sherman
FEB 2 0 2007 Executive Director
Kim OgleHal D.Simpson,
Weld County Planning Department State EngineerRE
918 101h Street RECEIVED
Greeley, Co 80631
Re: Hollis Crossing Estates
Case No. PF-1114
Sec. 15, T7N, R67W, 6th P.M
Water Division 1, Water District 3
Dear Mr. Ogle:
We have reviewed the above referenced proposal to subdivide a 153.11-acre parcel into
nine residential lots with an average lot size of 3.8 acres, plus one outlot. Our records show that
the State Engineer's Office previously commented on this subdivision proposal by our letters
dated March 3, 2006 and August 11, 2006, when this proposal was submitted as the Frederick
PUD.
Information from this submittal indicates that this is the Final Plat for this subdivision.
The proposed water supply is still listed as the North Weld County Water District (District), which
will provide nine taps. A draft water service agreement from the District was provided in
submittal materials.
Since no changes in the water supply for the Hollis Crossing Estates (a.k.a. Frederick)
subdivision were identified in this new submittal, the comments from our letters dated March 3,
2006 and August 11, 2006 still apply including the recommendation that the County obtain a
signed copy of the Water Service Agreement from the District prior to the final approval of this
subdivision..
If you have any question in this matter please contact Megan Sullivan of this office.
Sincerely,
n
offt 5_0e 4
(6] Dick Wolfe, P.E.
c Assistant State Engineer
cc: Jim Hall, Division Engineer
Water Supply Branch
Subdivision File
DW/MAS/Hollis Crossing Estates (Weld)
02/23/2007 00: 59 9706868088 WELDCNTYRE4 PAGE 02/04
•
EDUCATION FOR LIFE
W ND S OR Stephanie R.Watson
Assistant Superintendent
Business Services
23 February 2007
Kim Ogle
Weld County Planning Department
918 10"' Street
Greeley, CO 80631
RE: Hollis Crossing Estates Final Plat PF-l114
Dear Mr. Ogle:
The above referenced Final Plat is proposed for eight lots on approximately 153 acres located
north of and adjacent to Weld County Road 80 and east of Weld County Road 19.
Although student and land impacts associated with this project appear minimal, already
approved residential development within the area of the project contributes to a.substantial cumulative
impact upon Weld County School District Re-4. In addition, the effect upon school site planning is
significant because of the difficulty in acquiring school sites in the appropriate locations and sizes to
serve such dispersed development. Given the rapid growth of other areas within the School District,
Weld Re-4 remains concerned with its financial ability to provide for continuing growth within the
area of the project, This and related concerns are discussed in detail below,
Site Issues
Weld. County Re-4 understands that the project proposes to divide the property into nine
residential lots and one non-buildable lot. At this time, land dedication is not feasible to offset the
impact of growth upon the School District. Therefore, District Re-4 requests cash-in-lieu of land for
each lot at the current market value of land within the area (see recommendations). Should the land
use of either lot change, the District requests the opportunity to respond to any proposed land use
changes. Given the substantial amount of residential development opportunity within District, it is
strongly recommended that the County, Towns and the School District master plan the cumulative
effects of growth upon existing and future school sites.
Facility and Fiscal Capacity Issues
Grandview Elementary School, Windsor Middle School and Windsor High School currently
serve this area. Capacities and recent enrollments of these schools are:
WELD COUNTY SCHOOL DISTRICT RE-4
Business Services
1020 Main Srrcer - P.O. Box 609 • Windsor, CO 80550 • (970) 686-8000 • Fax (970) 686-5280
02/23/2007 00: 59 9706868088 WELDCNTYRE4
PAGE 03/04
Seats
Student Enrollment Available
• School(Grades) Capacity (09/1/06) (Short)
Grandview Elem. School(K-5) 400 361 39
Windsor Middle School (6-8) 700 813 (113)
Windsor High School.(9-1.2) 1,240 976 264
Capacities of the schools that will serve this proposed development are either surpassing or
quickly approaching their design limit. Accelerated residential growth and strong growth
potential heighten the School District's concern regarding its ability to provide adequate
educational opportunities. Approved development far exceeds the District's current capacity to
fluid educational facilities. Consequently, approval of this project would exacerbate the
expected seat (capacity) shortages.
As of January 1, 2007, the District's total bonding capacity approximates $90.9 million at
25 percent of assessed valuation per state statute. Debt outstanding from the previous bond
election is $31.6 million leaving $59.3 million available for future facility needs throughout the
District. Given residential development and student potential from already approved but not
completed projects, this amount is likely deficient to provide the necessary school facilities. If
recent rates of growth are maintained, several schools at all levels will be required to serve the
student population. For example, the District expects that within the next five to ten years, a new
high school will likely be required; this is in addition to the middle school capacity that is
currently exceeded. The costs associated with building a new h.igb school and a new middle
school will, by themselves, more than consume the remaining debt capacity, compromising the
District's ability to provide for other areas of need. inadequate bonding capacity is the direct
result of residential growth occurring at a pace that well exceeds the District's statutorily limited
ability to fund school construction.
Recommendations
The School District remains very concerned about the recent trend toward accelerated
residential activity and the ensuing enrollment that will follow as well as the District's physical and
Financial abilities to serve that growth. Because land dedication is not feasible from a development of
this size, the District requests that the developer agree to pay cash in lieu of land in the amount of
$2,240 per single-family detached unit.
In addition, it is respectfully requested that mitigation be provided to offset the unmet capital
costs (i.e. lack of bonding capacity) that will be experienced for school structures. The cost of serving
one single-family unit is nearly $18,200 in gross infrastructure costs. Over the life of a 20-year bond,
the net revenue from a single-family home averages nearly $4,400, leaving about $13,700 in net
unmet school capital costs. Although the District realizes that the applicant may be unable to offset in
full these expected unmet capital costs, it is requested that the applicant contribute to a practical
proportion of these costs in order to provide for adequate educational facilities. Further, it is
suggested that the County, Towns, District, and development community meet to discuss finding a
solution to mitigate an equitable portion of these unmet capital costs. Because time is of the essence,
^_ the School District would like to reach this agreement within the near future. Assuming payment of
Page 2 of 3
WELD COUNTY SCHOO
L L DISTRICT RE-4
1020 Main Street • P.O. Box 609 ' Windsor, CO 80550 - (970) 686.8000 • Fax (970) 6R6.5280
02/23/2007 00: 59 9706868088 WELDCNTYRE4
PAGE 04/04
cash-in-lieu of land at the updated value of$2,240 per unit and a reasonable contribution from the
developer toward unmet capital costs, the School District does not object to approval of this Recorded
Exemption. In addition, the School District requests to be notified of any proposed land use changes
associated with either lot. Cooperation of all parties is necessary in offsetting the adverse fiscal
impacts of rapid residential growth upon the School District's statutorily limited resources.
Your continuing cooperation is sincerely appreciated, as is the opportunity to comment
upon issues of interest to the County, the School District and our mutual constituents. Should
you have questions or desire further information, please contact me at your convenience.
Sincerely,
Skayl,� %•(iU9(34Ea
Stephanie R. Watson
Assistant Superintendent of Business Services
•
WELD COUNTY SCHge OOfL DISTRICT RE-4
1020 Main Street • P.O. Box 609 • Windsor, CO 80550 - (970) 686-8000 • Pax (970) 686-5280
Q
Weld County Referral
' Weld County Plan Department February 6, 2007
GREELEY OFningFICE
FEB 2 8 2007
COLORADO RECEIVED
The Weld County Department of Planning Services has received the following item for review:
Applicant Pyrenees Properties LLC Case Number PF-1114
Please Reply By March 1, 2007 Planner Kim Ogle
Project Final Plat for eight(8) Residential (Estate Zone) Lots, one (1) Residential Lot with
Agricultural Zone District Uses, and one (1) non-buildable outlot..
Legal Lot C of RE-3058, part of Section 15, T7N, R67W of the 6th P.M., Weld County,
Colorado.
Location North of and adjacent to CR 80; Y mile east of CR 19.
Parcel Number 0705 15 000003
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request. Please note that new
information may be added to applications under review during the review process. If you desire to
examine or obtain this additional information, please call the Department of Planning Services.
Weld County Utility Board Hearing March 8, 2007
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
❑ We have reviewed the request and find no conflicts with our interests.
See attached letter.
Comments:
Signature \ ' ( — Date � u-a
Agency \.. l G t \1
+Weld County Planning Dept. •918 10t"Street,Greeley, CO. 80631 ❖(970)353-6100 ext.3540 ❖(970)304-6498 fax
Applicant: Pyrenees Properties LLC
•
Planner: Kim Ogle Case: PF-1114
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