HomeMy WebLinkAbout20220577.tiffEXHIBIT
BEFORE THE WELD COUNTY, COLORADO, PLANNING COMMISSION
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS
Moved by Sam Gluck, that the following resolution be introduced for passage by the Weld County Planning
Commission. Be it resolved by the Weld County Planning Commission that the application for:
CASE NUMBER: COZ21-0008
APPLICANT: GEORGE ZADEL
PLANNER: MICHAEL HALL
REQUEST: CHANGE OF ZONE FROM THE A (AGRICULTURAL) ZONE DISTRICT TO
THE E (ESTATE) ZONE DISTRICT.
LEGAL DESCRIPTION: LOT B RE -1359; BEING PART OF THE SW4SW4 OF SECTION 34, T4N, R67W
OF THE 6TH P.M., WELD COUNTY, COLORADO.
LOCATION: EAST OF AND ADJACENT TO CR 19, NORTH OF AND ADJACENT TO CR 38.
be recommended favorably to the Board of County Commissioners for the following reasons:
1. The submitted materials are in compliance with the Change of Zone application requirements per
Section 23-2-50 of the Weld County Code.
2. The submitted materials are in compliance with Change of Zone review criteria per Section 23-2-30
of the Weld County Code, as follows:
A. Section 23-2-30.A.1. — That the proposal is consistent with Chapter 22 of the Weld County.
Section 22-2-10. D., being the Guiding Principles section regarding Protecting Health, Safety, and
General Welfare states that "Land use regulations and policies will protect and enhance the
health, safety, and general welfare of the citizens of Weld County."
The proposed Change of Zone and associated Minor Subdivision supports this guiding principle
in that the applicant is utilizing a proper subdivision process that directly accounts for health,
safety, and general welfare of both future property owners and the surrounding public. This
development is the opposite of haphazard development and is being designed to positively
integrate into the surrounding lands and will provide a quality subdivision for future residents.
Section 22-2-30. C. 2., being the Land use goals and objectives section, states that the County
should "Establish residential development options based on compatibility, proximity to
municipalities, and availability of services that reflect the desired density and character of that
location. "
The proposed Change of Zone, and by extension the proposed subdivision, is located in an ideal
area for such development, as the property is within one (1) mile of municipal boundaries
(Milliken); however, it is farther than one (1) mile from a municipal sanitary sewer line and
annexation options are greatly limited. Therefore, the proposed Change of Zone and Non -urban
Scale Development, is an appropriate land use in this area. The proposed density and intensity
of this development is compatible with the character of the area.
For reference, a Minor Subdivision may be classified as a Non -urban Scale Development per
Section 24-5-10.E of the Weld County Code. This Minor Subdivision meets the definition of a
"Non -urban Scale Development" per Section 24-1-40 of the Weld County Code, defined as
"Developments comprised of nine (9) or fewer lots. These types of developments are only
permitted outside of one (1) mile of a municipal sewer line. Non -urban Scale Developments
require a public water source and public sewer or onsite wastewater treatment systems (OWTS).
Internal paved roads and storm drainage may be required." The proposed Minor Subdivision will
have a paved internal roadway.
Section 22-4-10.A., being the Comprehensive Plan Map section, indicates the County's
preference for rezonings and subdivisions to occur within defined Opportunity Zones.
The property is located within an Opportunity Zone. While such areas are normally applied to
commercial and industrial rezonings, an Opportunity Zone justifiably applies to the subject
rezoning to the E (Estate) Zone District, as the property owner has identified the potential for a
RESOLUTION COZ21-0008
GEORGE ZADEL
PAGE 2
small, viable subdivision at this location, which will be supported by adequate access, utilities
and services
B 23-2-30 A 2 — The uses which would be allowed on the subject property by granting the Change
of Zone will be compatible with the surrounding land uses
The surrounding lands are a mix of agricultural farmland, rural residential, on -going oil and gas
operations, public utility infrastructure facilities and natural areas, including the Saint Vrain Creek
The surrounding lands are zoned A (Agricultural) The next closest, unincorporated, non -
agriculturally zoned properties are approximately 0 75 miles south of the site, located east of and
adjacent to County Road 19'/ and are zoned 1-3 (Heavy Industrial), being the Fort Saint Wain
Generating Station There are several Use by Special Review permits in the immediate area
including USR-1 183 (gas line) to the east, USR1 8-0124 (wedding and event venue) to the east,
USR-823 (230kV transmission line) to the east, USR-1 063 (power plant) to the south and east,
USR-1 647 (power generation facility) to the south, and USR-1 735 (custom metal working studio)
to the northwest
None of the existing surrounding land uses, including the aforementioned USR permits, appear
to be incompatible with the subject Change of Zone and the allowed land uses which may occur
within the E (Estate) Zone District
The Department of Planning Services sent notice to eleven (11) surrounding property owners
within 500 -feet of the subject parcel No responses have been received back If any responses
are received prior to the public hearings, they will be included as exhibits for the case
The subject site is located within the Johnstown, Milliken and Platteville Coordinated Planning
Agreement (CPA) boundaries The municipalities all returned signed Notice of Inquiry forms
which collectively stated no concerns and no annexation interest, respectively dated May 11,
April 29 and May 13, 2021
These three municipalities were also sent a referral notice during the Change of Zone
processing Platteville returned a referral, dated November 2, 2021 and expressed no concerns
Johnstown and Milliken did not respond For reference, these towns were also notified of the
previous Sketch Plan application (MINK20-0002) and the pending Final Plan application
(MINF21-0001) No comments or concerns have been received for this case under those
separate applications
C 23-2-30 A 3 — That adequate water and sewer service can be made available to the site to serve
the uses permitted within the proposed zone district
The application indicates that the property and future lots will receive potable water from the Little
Thompson Water District (LTWD) The existing residence is served by Little Thompson Water
District, tap #3564 Sewer Service will be provided by on -site wastewater treatment systems
(OWTS) The existing residence is served by a septic system, permit #G19860121
The Change of Zone application materials included a Commitment Letter from the Little
Thompson Water District (LTWD), dated August 20, 2020 The LTWD did not issue new
comments in the referral response, dated November 11, 2021, rather, they reaffirmed that
requirements for water service are detailed in the Commitment Letter Notably, new residences
will require new individual 5/8 -inch standard residential taps and extension of an existing water
line LTWD currently owns and operates a six-inch (6") diameter waterline, located south of the
site, along Count Road 38 that extends approximately 910 feet east of County Road 19 The
District also owns and operates a two and one-half inch (2 5") diameter waterline along County
Road 19 New water service to the four (4) net lots is subject to the limitations in the letter
The referral details the requirements forwater service which include the design and installation of
a new six-inch (6") mainline extension off of the existing waterline in County Road 38, branching
RESOLUTION COZ21-0008
GEORGE ZADEL
PAGE 3
north into the development within the proposed cul-de-sac, the requirement for the applicant to
provide 2 8 acre-feet of water rights for the development (0 7 acre-feet per new tap), the
requirement for the applicant to complete the inclusion process into the LTWD tax authority,
guidelines for fire hydrant installation and the requirement for the applicant to evaluate fire flow
demand and if system upgrades are needed to meet the fire flow requirements, detailed in the
following subsection The LTWD Commitment Letter expires on August 20, 2022 if the taps have
not been purchased, paid for and installed by that date
Additionally, the Colorado Division of Water Resources referral, dated October 27, 2020 as
submitted for the Sketch Plan application, gave the opinion that water supply from the LWTD is
adequate for the development
The Sketch Plan application materials included a Geologic Report, prepared by Soilogic Inc ,
dated and revised October 20, 2020 This report contained considerations for future on -site
wastewater treatment systems (OWTS) and their installation given the sandy loam soil quality of
the property
D Section 23-2-30 A 4 - Street or highway facilities providing access to the property are adequate
in size to meet the requirements of the proposed zone districts
An acceptable Traffic Narrative was submitted, memo dated June 2, 2020 Based on this Traffic
Narrative, the County road facilities providing access to the property are adequate in functional
classification, width and structural capacity to meet the traffic requirements
The property contains two (2) unpermitted access locations on County Road 38,,being a paved
collector roadway per the Weld County Functional Classification Map The existing access point
that serves the existing residence shall be closed and reclaimed following the Final Plan
application A new development intersection is proposed off of County Road 38, in roughly the
center of the parcel, connecting to a proposed internal subdivision roadway This location does not
meet the Minimum Access Spacing Criteria, however, a variance has been applied for and has
been approved by Weld County Development Review contingent upon BOCC approval of COZ21-
0008 and of the Minor Subdivision Final Plan The other unpermitted access point on the far east
side of the property serves existing on -site oil and gas wells and appurtenances An executed
Easement, Right-of-way and Surface Use Agreement, recorded February 21, 2006, reception #
3364440 provides legal access for the operator, Kerr McGee Gathering (Western Midstream
Partners), to access and maintain their infrastructure Oilfield traffic may continue to use this
eastern access point An Improvements Agreement and final review of the access location via
Access Permit will be required as part of the Minor Subdivision Final Plan conditional approval
process
E Section 23-2-30 A 5 — In those instances where the following characteristics are applicable to
the rezoning request, the applicant has demonstrated compliance with the applicable standards
1) Section 23-2-30 A 5 a — The proposed Change of Zone (COZ) is not located within the
Airport Overlay District, 1-25 Overlay District, Historic Townsite Overlay District, Geological
Hazard Overlay District or within a Special Flood Hazard Area Therefore, no additional
compliance with Overlay Districts must be demonstrated
2) Section 23-2-30 A 5 b — The proposed Change of Zone does not interfere with the present
or future extraction of mineral resources, more so than the existing zoning The Geologic
Report, prepared by Soilogic Inc , dated and revised October 20, 2020 states that the area
has the potential for economically recoverable oil and gas resources This assumption is
correct given there are active wells within and around the subject parcel The proposed
Change of Zone and Minor Subdivision will not impede the continued recovery of such
resources Furthermore, the Geologic Report states the subject parcel does not fall within
those areas identified as having economically recoverable sand and gravel resources and no
_economically recoverable -coal or metallic minerals were identified A Surface Use
RESOLUTION COZ21-0008
GEORGE ZADEL
PAGE 4
Agreement is in place for oil and gas resources
3) Section 23-2-30 A 5 c —The overall land use on the subject property will not change with the
approval of this Change of Zone, as the property will continue to be used for residential
purposes The Colorado Geological Survey (CGS) referral dated November 18, 2020, as
submitted during the Sketch Plan application, stated that the site does not contain steep
slopes, is not undermined and is not exposed to any geologic hazards or unusual
geotechnical constraints that would preclude the residential development Therefore, the
CGS has no objection to the development as proposed, provided that the Soilogic Geologic
Report recommendations are followed, dated October 20, 2020, as submitted in the
application materials
The USDA Natural Resources Conservation Service (NRCS) Custom Soil Report, dated
August 23, 2018, as submitted in the application materials, describes the property containing
primarily well drained and low/moderate-slope sandy loam soils These soils are classified as
"Prime farmland if irrigated" and "Farmland of local importance", however, the property is not
irrigated and is not utilized for farming activities Additionally, the Soilogic Geologic Report
did not describe any moderate or severe soil limitations that would preclude residential
development, which is characteristic in the E (Estate) Zone District
The subject parcel is not located within a soil conservation district No comments on the
soil's suitability for development were received from any other referral agency
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 CHANGE OF -ZONE FROM THE A (AGRICULTURAL) ZONE DISTRICT TO THE E (ESTATE) ZONE
DISTRICT IS CONDITIONAL UPON THE FOLLOWING
1 Prior to recording the plat
A The applicant shall submit a complete vacation request letter for Use by Special Review (USR-
951) The vacation shall be approved by Board of County Commissioners Resolution prior to
recording COZ21-0008 (Department of Planning Services)
B The applicant shall acknowledge the advisory comments from the Weld County School District
RE -1, as stated in the referral response dated October 21, 2021 Evidence of such shall be
submitted in writing to the Weld County Department of Planning Services (Department of
Planning Services) '
C The applicant shall acknowledge the advisory comments from the Colorado Division of Water
Resources, as stated in the referral response dated October 27, 2020 Evidence of such shall be
submitted in writing to the Weld County Department of Planning Services (Department of
Planning Services)
D The applicant shall acknowledge the advisory comments from the Weld County Department of
Planning Services — Building and Addressing, as stated in the referral response dated November
8, 2021 Evidence of such shall be submitted in writing to the Weld County Department of
Planning Services (Department of Planning Services)
2 The Change of Zone plat shall delineate the following
A All sheets of the plat shall be labeled COZ21-0008 (Department of Planning Services)
B The plat shall adhere to Section 23-2-50 D of the Weld County Code (Department of Planning
Services)
RESOLUTION COZ21-0008
GEORGE ZADEL
PAGE 5
C The Change of Zone plat shall only show the boundary of the parcel to be changed and no
proposed internal lot lines of the Minor Subdivision shall be shown (Department of Planning
Services)
D All recorded easements and rights -of -way shall be delineated on the plat by book and page
number or reception number (Department of Planning Services)
E Show and label the existing oil and gas infrastructure on site Setback radiuses for existing oil
and gas tank batteries and wellheads shall be indicated on the plat per the setback requirements
of 23-3-70 E of the Weld County Code Reference the recorded Easement, Right-of-way and
Surface Use Agreement and access roads related thereto (Department of Planning Services)
F County Road 38 is a paved road and is designated on the Weld County Functional Classification
Map (Code Ordinance 2017-01) as a collector road, which requires 80 feet of right-of-way at full
buildout The applicant shall delineate and label on the plat the future and existing right-of-way
(along with the documents creating the existing right-of-way) and the physical location of the
road If the existing right-of-way cannot be verified it shall be dedicated The applicant shall also
delineate the physical location of the roadway Pursuant to the definition of setback in the Weld
County Code Sec 23-1-90, the required setback is measured from the future right-of-way line
This road is maintained by Weld County (Development Review)
G County Road 19 is a paved road and is designated on the Weld County Functional Classification
Map (Code Ordinance 2017-01) as a collector road, which requires 80 feet of right-of-way at full
buildout The applicant shall delineate and label on the plat the future and existing right-of-way
(along with the documents creating the existing right-of-way) and the physical location of the
road If the existing right-of-way cannot be verified it shall be dedicated The applicant shall also
delineate the physical location of the roadway Pursuant to the definition of setback in the Weld
County Code Sec 23-1-90, the required setback is measured from the future right-of-way line
This road is maintained by Weld County (Development Review)
H Show and label the existing access point as "close and reclaim " Show and label the proposed
development access point and the usage type (Commercial) Final review of the access location
is part of the plat submittal (Development Review)
3 The following notes shall be delineated on the Change of Zone plat
1) Change of Zone, COZ21-0008, allows for E (Estate) Zone District which shall comply with the
requirements set forth in Chapter 23, Article III, Division 5 of the Weld County Code, as
amended (Department of Planning Services)
2) Any future structures or uses on site may be required to obtain approval through a Use by
Special Review and the appropriate zoning and building permits (Department of Planning
Services)
3) Any future subdivision of land shall be in accordance with Chapters 24 and 27 of the Weld
County Code, as amended (Department of Planning Services)
4) The operation shall comply with all applicable rules and regulations of the State and Federal
agencies and the Weld County Code (Department of Planning Services)
5) The property owner or operator shall be responsible for controlling noxious weeds on the site,
pursuant to Chapter 15, Article I and II, of the Weld County Code (Development Review)
6) Weld County will not replace overlapping easements located within existing right-of-way or pay to
relocate existing utilities within the existing County right-of-way (Development Review)
RESOLUTION COZ21-0008
GEORGE ZADEL
PAGE 6
7) Access on the site shall be maintained to mitigate any impacts to the public road including
damages and/or offsite tracking (Development Review)
8) Any work that may occupy and or encroach upon any County rights -of -way or easement shall
acquire an approved Right -of -Way Use Permit prior to commencement (Development Review)
9) The historical flow patterns and runoff amounts will be maintained on the site (Development
Review)
10) Water service may be obtained from Little Thompson Water District (Department of Public
Health and Environment)
11) The parcel is currently not served by a municipal sanitary sewer system Sewage disposal may
be by an on -site wastewater treatment system (OWTS) designed in accordance with the
regulations of the Colorado Department of Public Health and Environment, Water Quality Control
Division and the Weld County Code in effect at the time of construction, repair, replacement, or
modification of the system (Department of Public Health and Environment)
12) Activity or use on the surface of the ground over any part of the OWTS must be restricted to that
which shall allow the system to function as designed and which shall not contribute to
compaction of the soil or to structural loading detrimental to the structural integrity or capability of
the component to function as designed (Department of Public Health and Environment)
13) Building Permits issued on the proposed lots will be required to adhere to the fee structure of the
County -Wide Road Fee Impact Program and the County Facility Fee and Drainage Impact Fee
Programs (Department of Planning Services)
14) Necessary personnel from the Weld County Departments of Planning Services, Public Works,
and Public Health and Environment 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 Conditions of
Approval and Development Standards stated herein and all applicable Weld County regulations
(Department of Planning Services)
15) RIGHT TO EXTRACT MINERAL RESOURCES STATEMENT Weld County has some of the
most abundant mineral resources, including, but not limited to, sand and gravel, oil, natural gas,
and coal Under title 34 of the Colorado Revised Statutes, minerals are vital resources because
(a) the State's commercial mineral deposits are essential to the State's economy, (b) the
populous counties of the state face a critical shortage of such deposits, and (c) such deposits
should be extracted according to a rational plan, calculated to avoid waste of such deposits and
cause the least practicable disruption of the ecology and quality of life of the citizens of the
populous counties of the state
Mineral resource locations are widespread throughout the County and people moving into these
areas must recognize the various impacts associated with this development Often times, mineral
resource sites are fixed to their geographical and geophysical locations Moreover, these
resources are protected property rights and mineral owners should be afforded the opportunity to
extract the mineral resource
4 Upon completion of Conditions of Approval 1 and 2 above, the applicant shall submit one (1)
electronic copy ( pdf) of the plat for preliminary approval to the Weld County Department of Planning
Services Upon approval of the plat 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 23-2-50 C and D of the Weld County
Code The Mylar plat and additional requirements shall be submitted within one -hundred -twenty (120)
days from the date of the Board of County Commissioners resolution The applicant shall be
responsible for paying the recording fee
RESOLUTION COZ21-0008
GEORGE ZADEL
PAGE 7
If a plat has not been recorded within one hundred twenty (120) days of the date of the approval of
the Change of Zone (COZ), or within a date specified by the Board of County Commissioners, the
Board may require the landowner to appear before it and present evidence substantiating that the
COZ has not been abandoned and that the applicant possesses the willingness and ability to record
the plat The Board of County Commissioners may extend the date for recording the plat If the Board
determines that conditions supporting the original approval of the COZ cannot be met, the Board
may, after a public hearing, revoke the COZ
6 Any approved amendments to the Official Zoning Map shall be effective immediately upon approval
by the Board of County Commissioners unless otherwise specified by the approving resolution of the
Board of County Commissioners However, no building permit shall be issued, and no use shall
commence on the property until the plat is recorded
7 In accordance with Weld County Code Ordinance 2005-7 approved June 1, 2005, should the plat not
be recorded within the required one -hundred -twenty (120) days from the date of the Board of County
Commissioners Resolution, a $50 00 recording continuance charge shall be added for each
additional 3 -month period
8 No subdivision development shall commence until a Minor Subdivision Final Plan application is
approved and a Minor Subdivision Final Plat is recorded in the Weld County Clerk and Recorder's
Office and the improvements be constructed per the terms of the Improvements Agreement
Motion seconded by Michael Palizzi
VOTE
For Passage Against Passage Absent
Tom Cope
Lonnie Ford
Elijah Hatch
Skip Holland
Sam Gluck
Pamela Edens
Michael Palizzi
Butch White
Michael Wailes
The Chair declared the resolution passed and ordered that a certified copy be forwarded with the file of this
case to the Board of County Commissioners for further proceedings
CERTIFICATION OF COPY
I, Michelle Wall, Recording Secretary for the Weld County Planning Commission, do hereby certify that the
above and foregoing resolution is a true copy of the resolution of the Planning Commission of Weld County,
Colorado, adopted on February 1, 2022
Dated the 1St day of February, 2022
�tnkrrueee. c° uteU-
Michelle Wall
Secretary
EXHIBIT
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
Tuesday, February 1, 2022
113
Cozad-!
A regular meeting of the Weld County Planning Commission was held in the Weld County Administration
Building, Hearing Room, 1150 O Street, Greeley, Colorado. This meeting was called to order by Chair,
Lonnie Ford, at 12:30 pm.
Roll Call.
Present: Lonnie Ford, Skip Holland, Sam Gluck, Michael Palizzi, Pam Edens.
Absent: Elijah Hatch, Tom Cope, Butch White, Michael Wailes.
Also Present: Kim Ogle, Diana Aungst, and Michael Hall, Department of Planning Services; Lauren Light,
Department of Environmental Health; Karin McDougal, County Attorney, and Michelle Wall, Secretary.
Motion:
Approve
the
January 4,
2022, Weld County Planning Commission minutes, Moved by Skip
Holland,
Seconded
by
Sam Gluck.
Motion passed unanimously.
Motion: Appoint
Lonnie
Ford as
the Chair for Tuesday, February 1, 2022. Moved by Skip Holland,
Seconded by Sam
Gluck.
Motion
passed unanimously.
CASE NUMBER: COZ21-0008
APPLICANT: GEORGE ZADEL
PLANNER: MICHAEL HALL
REQUEST: CHANGE OF ZONE FROM THE A (AGRICULTURAL) ZONE DISTRICT TO
THE E (ESTATE) ZONE DISTRICT.
LEGAL DESCRIPTION: LOT B RE -1359; BEING PART OF THE SW4SW4 OF SECTION 34, T4N, R67W
OF THE 6TH P.M., WELD COUNTY, COLORADO.
LOCATION: EAST OF AND ADJACENT TO CR 19, NORTH OF AND ADJACENT TO CR 38.
Michael Hall, Planning Services, presented Case COZ21-0008, reading the recommendation and
comments into the record. The Department of Planning Services recommends approval of this application
along with conditions of approval and development standards.
Commissioner Holland asked staff where the water supply comes from for this lot and future lots. Mr. Hall
replied that the water is supplied by Little Thompson Water District (LTWD). He said Lot 1 has existing
water and Lots 2 — 5 will purchase new water. Staff received a letter for water service commitment from
LTWD for the residential taps.
Commissioner Holland confirmed with Mr. Hall that this site is not in the floodway of Saint Vrain drainage.
Mr. Hall said that is correct. Staff stated that the applicant is not required to do on -site drainage or detention
because all the lots exceed three acres in size; therefore, they are exempt from drainage.
Lauren Light, Environmental Health, reviewed the public water and sanitary sewer requirements, on -site
dust control, and the Waste Handling Plan.
Andrew Baker, Project Manager and Senior Planner with Baseline Engineering, 112 North Ruby Drive,
Golden, Colorado. Mr. Baker said he is representing George Zadel. He said that Mr. Hall's presentation
covered the proposed application. Mr. Baker offered to answer any questions from the Planning
Commission. No questions were asked.
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
No one wished to speak.
The Chair
asked the
applicant if they have
read through the Conditions of Approval and if they are in
agreement
with those.
The applicant replied
that they are in agreement.
Motion Forward Case COZ21-0008 to the Board of County Commissioners along with the Conditions of
Approval with the Planning Commission's recommendation of approval, Moved by Sam Gluck, Seconded
by Michael Palizzi
Vote Motion carried by unanimous roll call vote (summary Yes = 5)
Yes Lonnie Ford, Michael Palizzi, Pam Edens, Sam Gluck, Skip Holland
The Chair asked the public if there were other items of business that they would like to discuss No one
wished to speak
The Chair asked the Planning Commission members if there was any new business to discuss No one
wished to speak
Meeting adjourned at 3 40 pm
Respectfully submitted,
wcee1 c ue.-
Michelle Wall
Secretary
ATTENDANCE RECORD
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