HomeMy WebLinkAbout20010897.tiff INVENTORY OF ITEMS FOR CONSIDERATION
Applicant Marcy Daniels-Gruber/Moriah Case Number AmUSR-1140
Holsteins, LLC
Submitted or Prepared
Prior to At Hearing
Hearing
1 Planning Commission Resolution
2 Staff Comments X
3 Department of Planning Services field check form X
4 Field check by Planning Commissioner X
5 Letter to Applicant X
6 Digital Photograph of Sign Posting dated 02/23/01 X
7 Legal Notifications (3 pages) X
8 Application (2 pages) X
9 Referral list X
10 Weld County Building Inspection referral received 01/31/01 X
11 Colorado Division of Wildlife referral received 01/29/01 X
12 USDA-APHIS-Veterinary Services referral received 01/23/01 X
13 Weld County Dept. of Public Health & Environment referral X
received 02/23/01
14 CSU Extension Office referral received 02/12/01 X
15 Weld County Dept. of Public Works referral received 02/05/01 (2 X
pages)
16 Weld County Code Compliance referral received 01/22/01 X
17 Platte Valley School District referral received 01/23/01 (6 pages) X
18 Road Access Map X
19 Certificate of Conveyance and Title Commitment(12 pages) X
20 Surrounding Property Owners (6 pages) X
21 Tap fee agreement with Central Weld County Water District X
dated March 18, 1997
22 Septic information from Weld County Dept. of Public Health & X
Environment (3 pages)
23 Soil Survey(6 pages) X
23 Items submitted at planning commission
EXHIBIT
I —IL__
2001-0897
AmUS .
I hereby certify that the 23 items identified herein were submitted to the Department of Planning Services at
or prior to the scheduled Planning Commission hearing. I further certify that these items were forwarded to
the Clerk to the Board's office.
Julie A. Chester*Planner III
‘&7 `;;; LAND USE APPLICATION
\l SUMMARY SHEET
'"DC.
COLORADO
Case #: AmUSR-1140 Hearing Date: March 6, 2001
Applicant: Marcy Daniels-Gruber/Moriah Holsteins, LLC
25562 WCR 46
Kersey, CO 80644
Request: A Site Specific Development Plan and a Special Review Permit for an Agricultural
Service Establishment primarily engaged in performing agricultural, animal
husbandry, or horticultural services on a fee or contract basis, including Livestock
Confinement Operations(the expansion of an existing dairy and animal confinement
operation for a 4000 head dairy with two accessory to the farm mobile homes)in the
Agricultural Zone District
Legal Description: Part of the NE4 of Section 17, T4N, R64W of the 6`h P.M., Weld County,
Colorado
Location: South of and adjacent to WCR 46, West of and adjacent to WCR 53
Size of Parcel: +/- 97 acres
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS
The criteria for review of this Special Review Permit is listed in Section 23-2-220 of the Weld
County Code.
The Department of Planning Services' staff has received responses from the following agencies:
• Weld County Building Inspection, referral received January 31, 2001
• Colorado Division of Wildlife, referral received January 29, 2001
• USDA, APHIS Veterinary Services, referral received January 23, 2001
• Colorado State University, Extension Office, referral received February 12, 2001
• Weld County Department of Public Works, referral received February 5, 2001
• Weld County Zoning Compliance, referral received January 22, 2001
• Platte Valley School District, Weld RE-7, referral received January 23, 2001
• Weld County Dept. of Public Health and Environment, referral received February 22, 2001
4. EXHIBIT
Moriah Holsteins,Marcy Daniels-Gruber,Page 1 1 .Q
3 e�
PMIT
SPECIAL REVIEW REVIEW
\I ADMINISTRATIVE REVIEW
!guile
COLORADO
PLANNER: Julie A. Chester HEARING DATE: March 6, 2001
CASE NUMBER: AmUSR-1140
APPLICANT: Marcy Daniels-Gruber/Moriah Holsteins, LLC
25562 WCR 46
Kersey, CO 80644
REQUEST: A Site Specific Development Plan and a Special Review Permit for an Agricultural
Service Establishment primarily engaged in performing agricultural, animal
husbandry, or horticultural services on a fee or contract basis, including Livestock
Confinement Operations(the expansion of an existing dairy and animal confinement
operation for a 4000 head dairy with two accessory to the farm mobile homes)in the
Agricultural Zone District
LEGAL DESCRIPTION: Part of the NE4 of Section 17, T4N, R64W of the 6`h P.M., Weld
County, Colorado
LOCATION: South of and adjacent to WCR 46, West of and adjacent to WCR 53
SIZE OF PARCEL: +/- 97 acres
PARCEL NUMBER: 1053-17-000022
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's staff that the applicant has shown
compliance with Section 23-2-220 of the Weld County Code, as follows:
a. Section 23-2-220A.1 -- That the proposal is consistent with Chapter 22 and any
other applicable code provisions and ordinances in effect. A.Goal 1 states,
"Preserve prime farmland for agricultural purposes which foster the economic health
and continuance of agriculture." The U.S.D.A. Soil Conservation Map indicates that
the property is"irrigated land, not prime". A.Policy 1 states, "Agricultural zoning will
be established and maintained to protect and promote the County's agricultural
industry." The proposal will also benefit those commercial and industrial uses
directly related to agriculture, as well as benefit the farmers in the area who will
provide feed and other products to the dairy.
Moriah Holsteins,Marcy Daniels-Gruber,Page 2
b. Section 23-2-220.A.2 -- The proposal is consistent with the intent of the (A)
Agricultural Zone District. The property is zoned Agricultural and Section 23-3-
40.B.16 states that Agricultural Service Establishments primarily engaged in
performing agricultural, animal husbandry, or horticultural services on a fee or
contract basis, including livestock confinement operations, are permitted as a Use
by Special Review in the Agricultural Zone District.
c. Section 23-2-220.A.3 --The uses which would be permitted will be compatible with
the existing surrounding land uses. USR-1140 was approved by the Board of
County Commissioners on March 26, 1997 for a Site Specific Development Plan
and Special Review Permit for a 1500 Head Dairy. The Board determined that the
use was compatible with existing, surrounding land uses,at that time. Surrounding
land uses include other farming operations, including a commercial turkey farm and
three residential homes, in a rural location. The expansion of the dairy to 4000
head will remain compatible with existing surrounding land uses.
Conditions of Approval and Development Standards will ensure the health, safety
and welfare of the citizens of Weld County.
d. Section 23-2-220.A.4 --The uses which would 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 the comprehensive plan or master
plans of affected municipalities. The proposed expansion is not within a three mile
referral area of any municipality.
e. Section 23-2-220.A.5 -- This proposal does not lie within any Overlay Districts.
f. Section 23-2-220.A.6 — If the use is proposed to be located in the Agricultural Zone
District, the applicant shall demonstrate a diligent effort to conserve prime
agricultural land in the locational decision for the proposed use. The property is not
indicated as having prime soils, as stated previously and the use of a dairy has
occurred on the property as a Use by Special Review since 1997.
g. Section 23-2-220.A.7--There is adequate provision for the protection of the health,
safety and welfare of the inhabitants of the neighborhood and the County. The
attached Conditions of Approval and Development Standards ensure the protection
of the health, safety and welfare of the inhabitants of the neighborhood and the
County.
h. Section 23-4-710 --The applicant shall comply with the additional requirements of
the Livestock Feeding Performance Standards.
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. The attached Development Standards for the Special Review Permit shall be adopted and
placed on the Special Review Plat prior to recording the plat. The completed plat shall be
delivered to the Department of Planning Services and be ready for recording in the Weld
Moriah Holsteins,Marcy Daniels-Gruber,Page 3
County Clerk and Recorder's Office within 180 days of approval by the Board of County
Commissioners. (Department of Planning Services)
2. Prior to recording the plat:
A. The facility shall demonstrate compliance with the Confined Animal Feeding
Operations Control (CAFO) Regulations and the additional requirements outlined
below. This shall be demonstrated by submitting a comprehensive manure and
waste water management plan, for a 4,000 head dairy, to the Weld County
Department of Public Health and Environment for review and approval. A copy of
the plan shall be submitted to the Department of Planning Services. Evidence of
Health Department approval of the plan shall be submitted to the Department of
Planning Services. This plan shall include, but not be limited to the following:
1) Demonstration that all manure stockpile areas and waste water collection,
conveyance, and retention facilities are adequately sized and constructed
to handle and retain the storm water run-off generated from a twenty-five
year,twenty-four hour storm event.This shall be conducted by a Registered
Professional Engineer. (Department of Public Health and Environment)
2) Demonstration that any existing or proposed waste water retention structure
has been or will be constructed in accordance with the criteria described in
the CAFO Regulations. The demonstration shall be conducted by a
Registered Professional Engineer. (Department of Public Health and
Environment)
3) A site map demonstrating the layout of the site. This should include the
locations of all pens, structures, feed storage areas, any water courses
through the property, manure storage areas, lagoons, etc. (Department of
Public Health and Environment)
4) A surface contour map which demonstrates all surface water control
features on the site. This should include surveyed surface elevations,
indicate flow direction, run-on control features, etc. (Department of Public
Health and Environment)
5) Demonstration that the facility has the ability to manage, dispose, and/or
land apply manure and waste water at agronomic rates in accordance with
the CAFO Regulations. (Department of Public Health and Environment)
6) Demonstration that adequate measures are in place to prevent any
discharges except those which are allowed by the CAFO Regulations.
(Department of Public Health and Environment)
7) Other necessary measures which are required in order to comply with the
CAFO Regulations. (Department of Public Health and Environment)
8) A description of the types of records that will be maintained on the facility,
as required by the CAFO Regulations. (Department of Public Health and
Environment)
Moriah Holsteins, Marcy Daniels-Gruber,Page 4
B. In accordance with CAFO, the applicant shall submit the facility's Manure and
Waste Water Management Plan to the Colorado Department of Public Health and
Environment for review and comment. A copy of the plan shall be submitted to the
Department of Planning Services. Evidence of the State Health Department's
approval of the plan shall be submitted to the Department of Planning Services.
(Department of Public Health and Environment)
C. A Dust Abatement Plan shall be submitted to the Weld County Department of Public
Health and Environment for review and approval. A copy of the plan shall be
submitted to the Department of Planning Services. Evidence of Health Department
approval of the plan shall be submitted to the Department of Planning Services.
(Department of Public Health and Environment)
D. A Fly Control Plan shall be submitted to the Weld County Department of Public
Health and Environment for review and approval. A copy of the plan shall be
submitted to the Department of Planning Services. Evidence of Health Department
approval of the plan shall be submitted to the Department of Planning Services.
(Department of Public Health and Environment)
E. An Odor Control Plan shall be submitted to the Weld County Department of Public
Health and Environment for review and approval. A copy of the plan shall be
submitted to the Department of Planning Services. Evidence of Health Department
approval of the plan shall be submitted to the Department of Planning Services.
(Department of Public Health and Environment)
F. The secondary access point from an oil and tank battery, located at the east end of
the facility, shall be closed. The main access point shall be utilized for all access
to the dairy, including employee housing, with no additional accesses granted.
(Department of Public Works)
G. The applicant shall address the requirements of Platte Valley School District RE-7
as stated in the referral response received January 23, 2001. Evidence of such
shall be submitted in writing to the Weld County Department of Planning Services.
(Platte Valley School District RE-7)
H. The facility shall demonstrate compliance with Section 23-4-710 of the Weld County
Code. (Department of Planning Services, Department of Public Health and
Environment)
The plat shall be amended to delineate the following:
1) All oil and gas equipment located on the property and a 150-foot setback
radius from any existing wells or 200-foot radius of any tank battery or other
oil and gas equipment. (Department of Planning Services)
3. Prior to the release of building permits:
A. Proper building permits shall be obtained prior to any construction, demolition, or
excavation. Part of the permit application process includes a complete plan review.
(Some buildings may be exempt from building permits. Permits are always required
for utilities. Check with Weld County Building Department before any construction
is started). (Weld County Building Inspection)
Moriah Holsteins,Marcy Daniels-Gruber, Page 5
B. Electrical permits shall be obtained for site lighting, pumps, or other equipment
located at the dairy. (Weld County Building Inspection)
C. Electrical work shall conform to the 1999 National Electrical Code(NEC). All wiring
in damp areas, such as where livestock are present, shall be suitable for that
location. All metal structures or metal parts of structures where animals are present
shall be bonded and grounded as required by Articles 547 and 250 of the NEC.
(Weld County Building Inspection)
D. All manufactured homes/mobile homes shall have building permits. (Weld County
Building Inspection)
E. Additional requirements or changes may be required when building applications or
plans are reviewed by the Weld County Building Inspection Department or the Fire
District. (Weld County Building Inspection)
F. Chemicals or petroleum products shall not be stored inside buildings unless such
buildings meet the applicable requirements found in the 1997 Uniform Building
Code. Outside storage shall meet the restrictions of the 1997 Uniform Fire Code
and the NEC. (Weld County Building Inspection)
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)
Moriah Holsteins,Marcy Daniels-Gruber,Page 6
SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Moriah Holsteins/Marcy Daniels-Gruber
AmUSR-1140
1. A Site Specific Development Plan and a Special Review Permit for an Agricultural Service
Establishment primarily engaged in performing agricultural, animal husbandry, or
horticultural services on a fee or contract basis, including Livestock Confinement
Operations(the expansion of an existing dairy and animal confinement operation for a 4000
head dairy with two accessory to the farm mobile homes) in the Agricultural Zone District,
as indicated in the application materials on file in the Department of Planning Services 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 Article VIII Section 23-
8-10 of the Weld County Code. (Department of Planning Services)
3. Fugitive dust 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)
4. All liquid and solid waste shall be stored and removed for final disposal in a manner that
protects against surface and groundwater contamination. (Department of Public Health and
Environment)
5. There shall be no permanent disposal of solid wastes, as defined in the Regulations
Pertaining to Solid Waste Disposal Sites and Facilities (6 CCR 1007-2), at this site.
(Department of Public Health and Environment)
6. The facility shall maintain compliance with Confined Animal Feeding Operations Control
Regulations (5 CCR 1002-19) and Section 23-4-710 of the Weld County Code.
(Department of Public Health and Environment)
7. The facility shall adhere to the maximum permissible noise levels allowed in the Industrial
Zone as delineated in Section 25-12-103 C.R.S. (Department of Public Health and
Environment)
8. Any required NPDES Permit shall be maintained in compliance with the Water Quality
Control Division of the Colorado Department of Public Health& Environment. (Department
of Public Health and Environment)
9. The facility shall not discharge run-off or other waste waters to surface or groundwater with
exception to what is allowed by the Confined Animal Feeding Operations Control
Regulations. (Department of Public Health and Environment)
10. Wastes materials, not specifically addressed by other development standards, 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)
11. The applicant shall remove, handle, and stockpile manure from the livestock area in a
manner that will prevent nuisance conditions. The manure piles shall not be allowed to
exist or deteriorate to a condition that facilitates excessive odors, flies, insect pests, or
pollutant runoff. The surface beneath the manure storage areas shall be of materials which
Moriah Holsteins,Marcy Daniels-Gruber,Page 7
are protective of State waters. These areas shall be constructed to minimize seepage or
percolation of manure contaminated water. In no event shall the facility impact or degrade
waters of the State in violation of the Confined Animal Feeding Operations Control
Regulation (5 CCR 1002-19). (Department of Public Health and Environment)
12. The facility shall be operated in accordance with the approved Odor Abatement Plan.
Odors detected off site shall not equal or exceed the level of fifteen-to-one dilution
threshold, as measured pursuant to Regulation 2 of the Colorado Air Pollution Control
Regulations. Additional controls shall be implemented at the request of the Weld County
Department of Public Health and Environment in the event odor levels detected off site of
the facility meet or exceed the level of fifteen-to-one dilution threshold, or in the judgement
of the Weld County Health Officer, there exists an odor condition requiring abatement.
(Department of Public Health and Environment)
13. A spillage retention berm shall be required around any fuel container with a volume greater
than 50 gallons. The volume retained by the spillage berm should be greater than the
volume of the largest tank inside the berm. (Department of Public Health and Environment)
14. The facility shall be operated in a manner to control flies. The facility shall be operated in
accordance, at all times, with the approved Fly Control Plan. Additional fly control
measures shall be implemented at the request of the Weld County Department of Public
Health and Environment in the event that flies (which can be determined to be associated
with the facility)are in such a number to be considered a nuisance condition. The plan shall
also be implemented in the event the Weld County Department of Public Health and
Environment receives a significant number of fly (associated with facility) complaints, and
in the judgement of the Weld County Health Officer, there exists a fly condition requiring
abatement. (Department of Public Health and Environment)
15. Any septic system located on the property must comply with all provisions of the Weld
County Individual Sewage Disposal System Regulations. (Department of Public Health and
Environment)
16. There shall be no burning conducted at the site, with exception to burning defined as
"agricultural open burning" as defined by Regulation No. 1 of the Colorado Air Quality
Control Commission Regulations. (Department of Public Health and Environment)
17. The facility shall be operated in accordance with the approved Manure and Waste Water
Management Plan. (Department of Public Health and Environment)
18. If the total traffic on Weld County Road 46 exceeds the 200 vehicles per day due to the
expansion of the dairy, the applicant shall supply adequate dust control on Weld County
Road 46 adjacent to the dairy. (Department of Public Works)
19. The hours of operation are up to 24 hours per day, 365 days per year. Equipment
operations,trucks,farming activities and maintenance activities other than emergencies will
occur primarily during daylight hours. (Department of Planning Services)
20. All construction on the property shall be in accordance with the requirements of Chapter 19
of the Weld County Code. (Weld County Building Inspections)
21. The property owner or operator shall be responsible for complying with the Design
Standards of Section 23-2-240 of the Weld County Code. (Department of Planning
Services)
Moriah Holsteins,Marcy Daniels-Gruber,Page 8
FIELD CHECK inspection date: 02/23/01
CASE NUMBER: AmUSR-1140
APPLICANT: Marcy Daniels-Gruber
LEGAL DESCRIPTION: Part of the NE4 of Section 17, T4N, R64W of the 6ih
P.M., Weld County, Colorado
LOCATION: South of and adjacent to WCR 46, West of and adjacent to WCR 53
Zoning Land Use
N A (Agricultural) N Agricultural/Residence/pasture land/Oil & Gas
E A (Agricultural) E Residence/Oil & Gas Facility
S A(Agricultural) S Pasture/Commercial Turkey Farm
W A (Agricultural) W Commercial Turkey Farm/Residence
COMMENTS: On site: An existing dairy, very well managed and clean. There are
currently two mobile homes for employees and a modular home. Composting is
occurring on the southern part of the parcel. This is a rural area with primarily
Agricultural uses surrounding it. The sign was posted at the time of inspection.
n C
Juuie. Chester, Planner III
EXHIBIT
2
22. The property owner or operator shall be responsible for complying with the Operation
Standards of Section 23-2-250 of the Weld County Code. (Department of Planning
Services)
23. Personnel from the Weld County Departments of Public Health and Environment and
Planning Services 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.
24. 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.
25. 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.
Moriah Holsteins, Marcy Daniels-Gruber,Page 9
•
DEPARTMENT OF PLANNING SERVICES
�• PHONE (970) FAX (9 0, E46498
WliD FAX 17T AV 304-6498
1555 N. 17TH AVENUE
COLORADO GREELEY, COLORADO 80631
January 17, 2001
Marcy Daniels-Gruber
25562 WCR R 46
Kersey, CO 80644
Subject: AmUSR-1140- Request for a Site Specific Development Plan and Special Review Permit for an
Agricultural Service Establishment primarily engaged in performing agricultural, animal
husbandry,or horticultural services on a fee or contract basis, including Livestock Confinement
Operations (the expansion of an existing dairy and animal confinement operation for a 4,000
head dairy) in the Agricultural Zone District on a parcel of land described as Part of the NE4 of
Section 17, Township 4 North, Range 64 West of the 6th P.M., Weld County, Colorado.
Dear Ms. Daniels-Gruber:
Your application and related materials for the request described above are being processed. I have scheduled
a meeting with the Weld County Planning Commission for March 6,2001, at 1:30 p.m. This meeting will take
place in Room 210, Weld County Planning Department, 1555 N. 17th Avenue, Greeley, Colorado. It is
recommended that you and/or a representative be in attendance to answer any questions the Planning
Commission members may have.
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. This recommendation will be available twenty-four(24)hours before the
scheduled hearing. It is the responsibility of the applicant to call the Department of Planning Services'office
before the Planning Commission hearing to make arrangements to obtain the recommendation.
If you have any questions concerning this matter, please call.
Respectfully,
Julie Chester ��
Planner
EXHIBIT
Name: MVC-010S.JPG \
Size: 48322 bytes 3IN.
Dimensions: 640 x 480 pixels
Disk.
EXHIBIT
FIELD CHECK
CASE NUMBER: AmUSR-1140 DATE OF INSPECTION: 0% 21 1 O
APPLICANT'S NAME: Marcy Daniels-Gruber/ Moriah Holsteins, LLC
PLANNER: Julie Chester
REQUEST: Site Specific Development Plan and Special Review Permit for an Agricultural Service
Establishment primarily engaged in performing agricultural, animal husbandry, or horticultural
services on a fee or contract basis,including Livestock Confinement Operations(the expansion
of an existing dairy and animal confinement operation for a 4,000 head dairy)in the Agricultural
Zone District.
LEGAL DESCRIPTION: Part of the NE4 of Section 17, Township 4 North, Range 64 West of the 6th P.M.,
Weld County, Colorado.
LOCATION: South of and adjacent to WCR 46; West of and adjacent to WCR 53.
LAND USE:
N !- o1.�tc- WIT*4 `50gROUNOlNG ACa I1cgl CaEs
E PA'STuP-e WITIA LAAME 6fr5 EQO PMENT ou ►Joan‘sio& ED 44.
s ‘70e5-rue-6, OuvwE ACREAGE ou V'fl 44- Due 5oun4
w ttot.AE LJIT1.4 Marne`{ V' cf 3utODlN4 TAM" Elestµteie A1.001451 wM•
ZONING: N A(Agricultural)
E A(Agricultural)
S A(Agricultural)
W A (Agricultural)
COMMENTS:,, 'r,A 15 WAI M. C ucz YN,fly Z.1}es DMFi 15
N °M ita-fl k) A-►JD Ccorn p W .Tt4 1-144- .
P.C. Member zif
EXHIBIT
Hello