Loading...
HomeMy WebLinkAbout06-16-87 CCMSince we do not have time to discuss every point presented, it may seem that decisions are preconceived. However, background information is provided for the City Council on each agenda item in advance from City Staff and appointed Commissions; and decisions are based on this information and past experiences. In addition, some items may also have been discussed at previous Council meetings. If you are aware of information that hasn't been discussed, please fill out a "Request to Appear Before the City Council" slip; or, if you came late, raise your hand to be recognized. Comments that are pertinent are appreciated. Items requiring excessive time may be continued to another meeting. AGENDA LAKE ELMO CITY COUNCIL JUNE 16, 1987 7:00 p.m. MEETING CONVENES 1. Agenda 2. Minutes: June 2, 1987 3. Claims 7:05 p.m. 4. Landfill Committee Update 5. Public Inquiry: Water Levels on Lake Elmo, Jane Eisele, 3141 Klondike Avenue 6. PLANNING, LAND USE & ZONING 7:30 p.m. A. PUBLIC HEARING: Variance on Lot Size in the Shoreland District; Shoreland Permit; Cudd/Tumulty. 7:45 p.m. B. PUBLIC HEARING: Variance to Allow Approval of Preliminary Plat for Lake Elmo Heights, 2nd Addition. 8:00 P.M. C. Shoreland Permit: Leroy Howell, 2119 Lake Elmo Avenue 8:10 p.m. D. Simple Lot Subdivision: 9345 31st Street; Jim Friedrich 8:15 p.m. E. Hammes Mining CUP Report 7. CITY ENGINEER'S REPORT 8:30 p.m. A. 201 Project --Partial Payment to Widmer, Inc. 9:00 P.M .------------------B R E A K---------------------------- 9:10 p.m. 8. CITY ADMINISTRATOR'S REPORT A. 1986 Audit Report B. Replacement of Radar on Sheriff's Car C. City Assessor's Contract Renewal D. Equipment Trailer for Public Works Department 9. Adjourn LAKE ELMO CITY COUNCIL JUNE 16, 1987 Mayor Arlyn Christ called the City Council meeting to order at 7:00 p.m. in the City Council Chambers. Present: Christ, Johnson, Armstrong, Graves, Moe, City Engineer Bohrer, City Attorney Knaak and City Administrator Overby. 1. Agenda Add: 10. Executive Session, 10A. Joe Rogers Rezoning, 10B. 201 Land Acquisition M/S/P Graves/Moe - to approve the agenda for the June 16, 1987 City Council meeting as amended. (Motion carried 5-0). 2. Minutes: June 2, 1987 M/S/P Johnson/Armstrong - to approve the June 2, 1987 City Council minutes as amended. (See 7A. Howard Gelb and 7C. Lake Elmo Heights). (Motion carried 5-0). 3. Claims M/S/P Armstrong/Graves - to approve the June 16, 1987 City Council claims #88862 thru #88927 as presented with the exclusion of claim #88914 to Widmer, Inc.. (Motion carried 5-0). 4. Landfill Committee Update Todd Williams reported that he and Dan Novak met with City Attorney Knaak and City Administrator Overby on June 3rd to discuss the question of an attorney. Letters were written to Environmental Attornies Chuck Dayton and Larry Leventhal asking them to make good on their promise to look over our information and give the committee a quick assessment of the situation. As of now, there has been no response from anyone. No response has been received from the Met Council or the PCA to the questions that were presented to them at the Munger meeting. The Metro Council's Solid Waste Advisory Committee took no vote on the information presented to them by Todd Williams, claiming their committee will see the EIS draft for the sites. There will be a meeting at 8:30 a.m. Saturday, June 20th, at Brines between a few members of the Advisory Committee and Zack Hansen to discuss the questions that have been submitted to them in order to get a better feeling of the County's attitude. LAKE ELMO CITY COUNCIL MINUTES JUNE 16, 1987 PAGE 2 5. Public Inquiry: Water Levels on Lake Elmo, Jane Eisele, 3141 Klondike Avenue John Eisele stated that although Lake Elmo will be maintained at 884.5 feet after the 509 Plan is completed, the lake is currently seven inches below 884.0. This drop in water level has caused the lakefront in the shallow bay where they live to turn into kneedeep muck which prohibits swimming and boating. Jean Eisele added that as the water level drops so drops property value and the quality of life on the lake. When they bought their property in 1978 it was lakeshore. Today, they can't even get to the lake and they were prime lake users. They pay high taxes to live on the lake and suggested the city compensate by lowering taxes and ask the VBWD to dig channels to provide lake access and clean yp the property. Although a petition against the lowering of the lake was signed by many residents, they had not known what the lowering of Lake Elmo would do to them. John Eisele added that the 509 Plan was catastrophic to their property and we're paying $2000 in 509 assessments to lose our lakeshore property. Mrs. Eisele stated that the lake's clay type bottom creates a fine dust when dried which blows across the lake to make the water milky white. Jerry and Sharon Kromschroeder asked the Council to find a way to make them lakeshore people again. Willard Griffin, 2835 Lake Elmo Avenue N., said he has lived on -the lake since 1941 and has experienced the lake rising and lowering many times over the years. He was in favor of letting the lake go its natural way. The City Council will individually view the damaged properties and bring the matter up for discussion at the July 7th council meeting. 6. PLANNING, LAND USE & ZONING A. PUBLIC HEARING: Variance on Lot Size in the Shoreland District; Shoreland Permit; Cudd/Tumulty. Mayor Christ opened up the public hearing at 7:43 p.m. in the City Council chambers. This is the second application for variances for lot size, basement and drainfield elevation to appear before the City Council on this lot. The first request was heard at the October 2, 1984 City Council meeting. These minutes indicated that a variance for lot size and a variance for building elevation (897.0 required by the City and 895.0 required by VBWD) was granted, but the Council conditioned the variance for the drainfield upon receipt of the soils tests and the The applicant (Steve Howell) never built the home and the lot was old to the Tumulty's. The Tumulty's are now asking for a greater variance LAKE ELMO CITY COUNCIL MINUTES JUNE 16, 1987 PAGE 3 than what was already granted. They would like the basement elevation at 891.0. The drainfield would remain at the previously approved 894.0. Michael Thompson, Charles Cudd Co., was present to request the variance for lot size, basement elevation and drainfield elevation for Lot 8 in Eden Park 2nd Application. Bohrer pointed out that the difference in this application is primarily the basement elevation. The elevation that is requested is 891.0. On Downs Lake, the 100 year flood elevation as calculated by the VBWD is 894.0. Our Shoreland Ordinance states that the minimum building elevation shall be 3 feet above the 100 year flood, which would make it 897.0. The 100 year flood level has been re-evaluated in Eden Park with new information as being 894.0. Bohrer stated he would be concerned with a basement elevation of 891.0 because Downs Lake has reached 891.0 or above even this past year. The lake has been up to 894.0 and stayed there for a while. Therefore, there are concerns for property damage to the basement in the form of seepage and even though living quarters are not planned now for the basement, there is nothing to prevent a homeowner from finishing the basement later. Margorie Williams, Vice -Chair of the Planning Commission, voiced concern on the amount of water flowing into the pond on Peter Durand's property which flows into the pond beyond Legion Pond and perhaps goes into Downs Lake. The amount of water flowing through Eden Park was brought up when the Planning Commission was discussing another preliminary plat by Eden Parks residents who had water problems. Mr. Thompson stated that their engineers determined the main level of the two homes adjacent to the site and they are within two -tenths of a foot or a couple of inches of each other. Having to drop this home in order to keep it in the ground that is there would put it about 2 1/2 feet lower than the homes on either side and still 6 1/2 feet above the street in front. They are attemtping to try to esthetically have a home fit into the neighborhood. Mayor Christ closed the public hearing at 8:02 p.m. Mayor Christ stated that the Council would be doing the City a great injustice if they granted a variance that would be 3 feet below the high water mark that exists today and he would strongly oppose this request. Councilman Chuck Graves agreed with Mayor Christ and could not see any hardship demonstrated that would require that they grant a variance. They would be opening themselves and the potential future owners to potential problems. Councilwoman Armstrong hated to see someone move into a new home and be in trouble immediately with unusable septic systems. Councilman Johnson would be opposed to the elevation requested because of the chance it would be flooded. LAKE ELMO CITY COUNCIL MINUTES JUNE 16, 1987 PAGE 4 City Engineer Bohrer stated that, based on the soil tests, an adequate drainfield and an alternate drainfield could be constructed at the elevation of 895.0 or above. Mr. Thompson responded that since the elevation of 891 would be denied, he would be interested in the 895 elevation that was approved in 1984. Also approved were (1) Lot size - the lot size is 1.0 acres where 2.0 acres is required. The hardship being this is a previous platted lot of record prior to the enactment of the shoreland requirements. (2) Grant variance for drainfield elevation for 895 where 897 is currently required with the hardship being there is not sufficient land available above 897 that a drainfield and an alternate drainfield could be constructed. It was reaffirmed, as in 1984, that it is determined that 895 provides adequate protection. The applicant will go through the normal staff review so the Building Inspector and City Engineer can verify that he is actually going to build what was agreed upon. M/S/P Graves/Moe - to reaffirm approval of a shoreland permit which was granted on 10-2-84 and grant a lot size variance and a minimum drainfield elevation variance for 895.0 which was acceptable in 1984, but deny the minimum floor elevation. (Motion carried 5-0). B. PUBLIC HEARING: Variance to Allow Approval of Preliminary Plat for Lake Elmo Heights, 2nd Addition. Mayor Christ opened up the public hearing at 8:20 in the City Council chambers. At the June 2, 1987 City Council meeting the Council commented and passed a motion stating that a variance was not required for the length of the cul-de-sac because it was considered a temporary cul-de-sac. Because the public hearing noitce contained the cul-de-sac length variance, this had to be formally brought up. Bruce Folz referred to the letter he received from Doug Thomas, dated June 5, 1987, regarding soil suitability for on -site sewage absorption systems. The letter stated that the soil survey report itself does not support nor is it intended to be used as a means of denial for on -site sewage absorption systems Instead it is to be used as a guide in recognizing inherent limitations of soils and the need for further testing. The rating system of slight, moderate and severe is used as a means of raising a flag to potential unsuitable soil characteristics for an intended use. Doug Thomas further stated that in regard to Santiago soils in Washington County, the soil survey does indicate a severe limitation for on -site sewage absorption. The severe limitation only indicates that certain soil conditions (slow percolation) exist that would prevent the proper functioning of a sewage absorption system and that detailed on -site investigation is needed. If detailed soil testing shows that a Santiago soil has percolation rates in the allowable range or on -site sewage absorption, the soil in fact would be suitable ror on -site sewage absorption systems. LAKE ELMO CITY COUNCIL MINUTES JUNE 16, 1987 PAGE 5 Attorney John Stibbe explained that there had been considerable discussion devoted to the definition of "suitable" soils. Since it was undecided where 153 soils are considered "suitable" soils, the Developer is seeking the variances. He feels the hardship in this situation is the type of soils on the development site. Since the development contains a large amount of 153 soils which generally are suitable for septic systems, but not always, there is a hardship due to this type of soil. The Developer has shown that there is over 10,000 sq.ft. of land on each lot capable of handling septic systems. This is enough area for two septic systems. Bruce Folz stated that he had measured the area and there was at least one acre or more of soils that are either classified 153 or 155 (120 and 264 soils are out). Bohrer responded that now with these new measurements which have just been submitted, he feels more comfortable. He felt the engineering recommendations for the drainfields should be for the record and administratively directed to the building inspector and the installer. If not, the septic systems could be put in in violation of the code. Planning Commission Chairman DeLapp stated that having a preliminary reading come out 1.0 acres with suitable soils on two lots is incredible. Also, you have a road going through and the applicant had already stated the only way the road would go through is if the rest of the land is brought in with a central sewer system through Oakdale. DeLapp asked if we are trying to preserve the land by having small lots with potential sewer problems or are we trying to open up the land to sewer? Mayor Christ closed the public hearing at 8:59 p.m. City Engineer Bohrer had no problem accepting the measurements from a registered land surveyor. He suggested that Bruce Folz submit those measurements for the record, signed off with his registered land surveyor certification number and a motion could made based upon the information presented at the June 16, 1987 council meeting where they determined there was 1.0 acres of suitable land and determined that a variance was not necessary. When asked by Councilman Johnson if Bohrer agreed from an engineering standpoint that suitable soils can be found on all of the lots, Bohrer confirmed the statement. M/S/P Graves/Moe - to grant preliminary plat approval for the Second Addition of Lake Elmo Heights without the variance for the cul-de-sac on 27th Street, without the variance on the 1-acre of land suitable for septic drainfields and subject to a certification of the suitable soils on each lot be provided by Land Surveyor Bruce Folz, and that the septic drainfield for each lot be installed in compliance with the City Engineer's recommendations as contained in a letter to the Planning Commission dated May 15, 1987. (Motion carried 5-0). C. ore an Permit: Leroy Howell, 2119 Lake Elmo Avenue Judy and Leroy Howell were denied a simple lot subdivision earlier this year based on the City's reluctance to create at least one non-comforming lot out of one conforming lot, and there was no hardship proven that would have been a basis to create this LAKE ELMO CITY COUNCIL MINUTES JUNE 16, 1987 PAGE 6 non -conforming lot. Mr. and Mrs. Howell have now applied for a shoreland permit with the intention of adding on to their existing house. There are no apparent variances needed with this request. This application has been reviewed by the DNR and they have no problem or concerns with the request. City Engineer Bohrer stated that the adequacy of the septic system for 11 people should be determined when the building permit is issued. We do have the records when the septic system was upgraded recently, but do not have any records on what percolation rates of the soils that the permit was based upon in order to determine how many gallons of sewage this septic can accommodate. M/S/P Graves/Moe - to grant approval of a Shoreland Permit for an addition to an existing structure for Leroy and Judy Howell at 2119 Lake Elmo Avenue. (Motion carried 5-0) D. Simple Lot Subdivision: 9345 31st Street, Jim Friedrich Mr. Jim Friedrich owns a 11.77 acre parcel of land located just east of 31st Street and south of the C&NW RR tracks. The land is zoned R-1. Mr. Friedrich proposes to divide off 7.31 acres of his property and sell it to Joe Kaiser, who owns a house on property located directly east of the Friedrich property. The simple lot subdivision is needed to establish the new Friedrich parcel "C" (4.46 acres) and the new Kaiser parcel "D" (13.69 acres). In the City Engineer's letter dated 6-5-87, he referred to a Developer's Agreement that was drawn up to provide for private road access to both the Friedrich parcel and the Kaiser parcel. Since this letter was written, the City Staff was able to locate a signed copy of this agreement. All the concerns have been taken care of. M/S/P Armstrong/Graves - to adopt Resolution 87-29 approving a simple lot subdivision request of Jim Friedrich, 9345 31st Street N., to create a new parcel of 4.46 acres for Mr. Friedrich and a new parcel of 13.69 acres for Mr. Joe Kaiser, all subject to the requirement that the Developer's Agreement be amended as recommended by City Staff and that there be one legal description for the new Kaiser parcel. (Motion carried 5-0). E. Hammes Mining CUP Report On February 3, 1987 the City Council adopted Resolution 87-21 authorizing renewal of the Hammes CUP for calendar year 1987 with the added requirement that the City Staff inspect the premises before the July 1, 1987 compliance dates for cleanup of the problems in the meeting minutes and in Items 13, 14, 15 of the resolution. City Administrator Overby accompanied Jim McNamara on a site visit on Friday, June McNamara stated in his report that the exit and entrance to the mining area is clean and appears to be properly maintained. The area around the house has been straightened up and LAKE ELMO CITY COUNCIL MINUTES JUNE 16, 1987 PAGE 7 many items have been put into piles, making for a neater appearance than before. The 6 foot wood fence facing the north between the house and the old blue storage house has been completed. The blue house facing 10th Street has not been completed as requested. Earl Hammes did say he had hired a person to complete the work on the structure. The berm to the west had not been completed as requested and should be given a time limit for completion. Also, the area around the house still needs cleaning up and lawn properly groomed. A suggestion was that for some of the outside storage around the house could be moved to the low area in back or, preferably, to be removed from the property completely. Dorothy Lyons stated that the lawnmower has been fixed, so the lawn was cut. A contracter has been hired so the blue house (garage) will be on a permanent foundation by July 15th. Everything the city complained about along that strip will be removed, so a berm will not be needed. As far as the notice of insurance cancellation, she stated she still has until June 29th to pay the insurance premium. A report is expected back for the July 21st meeting from Jim McNamara to include the blue house being on a permanent foundation by July 15th, and that the outside storage and clean up is done to his satisfaction. The outside storage will only include those items that are allowed in our code. M/S/P Graves/Armstrong - to approve an extension of the requirements of the Hammes conditions for their CUP to include work to be completed by July 15th for placing a blue house on a permanent foundation and the items suggested in Jim McNamara's letter (paragraph 5) of 6-8-87 are completed to his satisfaction and, furthermore, Jim communicates what he feels needs to be done to the Hammes'. A report of findings will be submitted at the July 21st City Council meeting. (Motion carried 5-0). 7. CITY ENGINEER'S REPORT A. 201 Project --Partial Payment to Widmer, Inc. City Engineer Bohrer recommended approval of partial payment in the amount of $27,505.68 to Widmer Inc. for work done on parts A-B-C of the 201 Project. This work is all for landscaping type items. M/S/P Graves/Moe - to approve partial payment request number 7 to Widmer Inc. in the amount of $27,505.68 for work done on parts A-B-C of the 201 Project. (Motion carried 5-0). B. MSA Project Update City Engineer Bohrer provided a brief update on a municipal state aid paving project which would involve the redesignation of 43rd Street North to a MSA Street. Elmer Morris, District State Aid Engineer tatarl in hi-2 l Attar dated—june 9, 1987 that t1ae reaso.,, for the denial is that the presently designated route, which is 50th Street, was approved partly on the basis of the approved Lake Elmo Comprehensive Plan. Transportation and functional classification of LAKE ELMO CITY COUNCIL MINUTES JUNE 16, 1987 PAGE 8 roadways. The Existing MSAS route is shown as a collector roadway which corresponds with 8820.0700 Subp 3A. "--functionally classified as collector --on the urban municipality's functional plan--." The 43rd Street route is not so designated and is shown as a local street. Bohrer suggested the city consider amending the map which so refers to 43rd Street in the comprehensive plan and then perhaps they would review our request more favorably. This amendment will be placed on the Planning Commission's agenda at the earliest possible meeting. Bohrer will have a report ready for the July 7th council meeting regarding the actual design of the paving project. He will look at the whole map to see if other roads need to be reclassified. M/S/P Graves/Johnson - to amend the Planning Commission's work plan to put at top priority redesignating 43rd Street as a collector roadway and undesignating 50th Street as a collector roadway to be addresed at the earliest possible meeting for purposes of MSA. (Motion carried 5-0). 8. CITY ADMINISTRATOR'S REPORT A. 1986 Audit Report The City's consulting auditor (Voto, Tautges, Redparth & Co. Ltd) has issued its reports on the 1986 City of Lake Elmo budget. 1. Annual Financial Budget 2. Single Audit Report 3. Management Report and Recommendations 4. Legal Compliance Report Finance Director Banister is willing to attend a meeting and discuss the budget wth the City Council. M/S/P Armstrong/Graves - to accept the 1986 City Budget Audit report as presented. (Motion carried 5-0). B. Replacement of Radar on Sheriff's Car Deputy Gary Swanson explained that in 1981 the City entered into an agreement with the Sheriffs Dept. where they came up with a program for all the contract agents to participate as they wish to do so. The Sheriff's Dept. does not have enough radar so that every patrol car has a radar unit so, they have to be rotated in and out of each car. The radar we have now is approximately 7 years old and the life expectancy of a system is 5 years so they are asking the City to replace the radar system. If this system is sent in to be fixed it will cost more to fix it than the machine is worth. This machine would be traded in for a new machine. machines meet all the current specifications of the National Bureau of Standards. Swanson added that with all the road construction and closing of roads, the traffic level has tripled and the speed doubled LAKE ELMO CITY COUNCIL MINUTES JUNE 16, 1987 PAGE 9 on Cty Rd. 17 where a radar system can be used all the time, not on a rotating basis. Councilwoman Armstrong commented that it's great to have a new working radar system, but she has talked to Attorney Blondin who said that the Lake Elmo Deputies are not showing up in Court, and then the cases are dismissed. So even with new radar it doesn't do much good if they don't follow through and show up in court. Deputy Swanson stated he personnally has made all court dates and would make sure his partner will follow through. M/S/P Moe/Graves - to authorize the purchase of the Kustom SP10+ radar system in the amount of $1600. (Motion carried 5-0). C. City Assessor's Contract Renewal City Assessor Frank Langer was hired by the City in July of 1986. His current charge for service is $3.96 per tax parcel. Frank is requesting renewal of his contract for the period July 1, 1987 thru June 30, 1988 and approval of a new per parcel rate of $4.25. City Administrator Overby reported that the actual contract expenses are paid out after January 1, 1988 so the contract renewal poses no problem for this year's budget. The percentage increase amounts to 7.3%, but Frank had pointed out that he has been charging other cities in Washington County the $4.25 rate already. He also noted that the County's rate will likely go from the current rate of $4.40 per parcel to $4.70 so the new rate of $4.25 still represents a savings of cost to the City. Mayor Christ stated that a year ago Frank came to the Council and offer them 10 percent under the county's rate. It was decided to keep Frank at his current rate until the County takes action to raise their rate, so when they go up Lake Elmo will automatically go up as well, but still remaining 10 percent under their rate. This would be consistent with the conditions that Frank was acceptable to a year ago. M/S/P Graves/Armstrong - to offer to extend Frank Langer's City Assessor's Contract with Lake Elmo from July 1, 1987 to June 30, 1988 on a per parcel assessment service charge basis set at 10 percent less than that charged by Washington County. (Motion carried 5-0). D. Equipment Trailer for Public Works Department Maintenance Foreman Dan Olinger explained that there has been a need for an equipment trailer in his department for a long time. For the past 2 1/2 years, the maintenance crew has been using a trailer belonging to Carl Olinger at no charge. However, this is no longer a awe situation. Olinger recommended the R2026 trailer, $4200, because it has a nice LAKE ELMO CITY COUNCIL MINUTES JUNE 16, 1987 PAGE 10 flat open deck 8 foot wide which allows him to carry more equipment. M/S/P Armstrong/Johnson - to approve the purchase of a R2026 trailer in the amount of $4200 for the Public Works Department. (Motion carried 5-0). M/S/P Moe/Graves - to adjourn the City Council meeting at 10:25 p.m. (Motion carried 5-0). Form Q1-4 Poucher, Minneapolis State of Minnesota, County of W AS ti I tJ f?TO o �. Ck T- l of_LAke V—ZL M0 n 1 We, the undersigned, Board of Review —*Equalization —of the ` - I I `� of I �K E Elmo � Clerk on the 27 — that we, ; day of M /4'� , 19� the day set forth in the notice given by the Clerk, and in . ' 1 Minnesota in the following forms. Witness our hands this day of 19 � °Applies only to Cities whose Charters provide for a Board of Equalization instead of a Board of Review. Changes made by Local Board of Review — 'Enter "Yes" or "No" for each Description. Identify Parcel on which Residence is Located with Letter "II". Indicate if Mid -Year or Fractional 11)pertyc R - f Homestead: 3b, 3c or 3cc, SRR - Seasonal Recreational Residential, SRC - Seasonal Recreational Commercial, FH - National IlotuiuL *0 01,, - - - - - .ing iamps- of OF PROPERTY OWNER Parcel Sec. Twp. N"II1bef A w�� InQ' Acres of es anFum l� AND ADDRESS Dena DESCRIPTION or or RnQe. Deeded Ld Estimm Mar No. Lot Block hher Val Acres 100s Doll ok V� (mac 370o - L 7 0 0 I V0M(y s Wa 5 k\ 371-/9s- 7180 pit v r1k ce a. ✓, CFr I CAS, 3 7 �7 6 0 Q 4 � C Iwo r-d 37S D,s ' a�0,0 each of u Cues, Se^ i r- ue D, ted Es et l e r: I s, attended at the office of the- " 14, Q � - 74.01, we ma\ c}chan�ges in the 19J— assessments m entered Chairman e-eP-r.eoA. �—• 1444) C - Commerical, I - Industrial, U - Utility, F - Farm, T - Timber Estimated pease Ma:ka a Vdue luketet mated of O al REMARKS Sarheat Valae Pxopertr ten m Do➢a _ L omcr B/� 5�a ✓a !!tip �O -5 i i'1%.) Ghoyl�c / � . C.f ash Caper 6Ms, va�u�_to -?4,000 _Lower Ely, Lua -to S0600 LOLUcr C -. v44C- LLo 70 .S0,670 vaIu �a de,/00 VC, lu- f-o d Co aA / _._.- _ I awcr el�t ✓o/kC- )LLa 0� 0ss��ff. 4A/ A x ___. f->-,; jJ� -Qv.