4 PCSR 01-12-1995 •ity of
Elk/
River MEMORANDUM
TO: COMPREHENSIVE PLAN
STEERING COMMITTEE
FROM: STEVEN B. ACH, CITY PLANNER .
DATE: JANUARY 12, 1995
SUBJECT: SOUTHEAST PLANNING AREA
OVERVIEW OF SOUTHEAST PLANNING AREA
The Southeast Planning Area is bordered by 197th on the north, Tyler Street
alignment and the Mississippi River on the west, and the City limits on the
east. This area has approximately 6,000 acres within the planning area.
Three main transportation routes divide the planning area, Highway 10,
• County Road #12 and County Road #13. The north half of Highway 10
corridor is an extension of commercial and industrial businesses that are
found along both Highway 169 and Highway 10, extending west into the
downtown area. Further east along Highway 10 is another
commercial/industrial area that is less developed than the previously
mentioned segment of Highway 10. These two commercial/industrial areas
are divided by approximately a one-mile stretch of undeveloped property.
Four landowners, Cargill, Specht, Baldwin and the State of Minnesota
(Oliver Kelly Farm), control a majority of this property (see attached map).
These land owners may play an important role in evaluating sewer and water
extension down Highway 10 servicing this southeast area of the community.
In terms of natural features, the Southeast Planning Area has several areas
of wetlands and large tree masses (see attached map). Although these areas
may present some initial constraints for development, they can be turned into
amenities and made part of residential developments.
INVENTORY OF LAND USES
The Southeast Planning Area has one residential zoning district. That
district is the R1a which requires a minimum lot size of 2% acres. This
• district is most commonly developed without city water and sewer. Unlike
the "belt" of 2% acre lots that border the urban service area to the north
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Memo to Steering Committee Page 2
January 12, 1995
• (Deerfield, Brentwood, and Ridgewood), the Southeast Area does not have a
large number of 234 acre subdivisions. Without this "belt" of 2% acre lots, the
opportunity to extend city water and sewer easterly becomes easier and more
cost efficient than an extension north along Highway 169.
The other primary land uses in this planning area include commercial and
industrial. Once again, the commercial and industrial areas are located
along the Highway 10 corridor providing excellent visibility and access for
retailing customers and service vehicles associated with industrial
developments. Attached is a breakdown of the land uses mentioned above.
With the exception of the North Planning Area, the Southeast Planning Area
is the least developed and presents some of the best opportunities for future
development consideration. The attached inventory helps illustrate the
amount of available land that could be developed with urban services.
SEWER AND WATER EXTENSION
At an earlier Steering Committee meeting, Terry Maurer presented findings
of a preliminary study which examined the feasibility of extending city water
and sewer east along Highway 10. This feasibility study included two areas:
a "primary study area" and an "ultimate study area" (see attached maps).
• The Committee may wish to discuss these options as well as others to
formulate a long range plan for sewer and water within this Southeast area.
As I will discuss next, the zoning and land use decisions may be impacted by
the decision to extend water and sewer.
LAND USE ISSUES
The Southeast Planning Area's land use/zoning issues can be broken down
into three areas. First of all, depending upon where water and sewer will
ultimately be planned to be extended, the residential zoning of Rla may need
to be modified. In order to efficiently extend city services, larger lot sizes
typically need to be maintained. For example, rather than allowing 21/2 acre
subdivisions to be created prior to city services, a more acceptable practice is
to retain a 10-acre minimum. Under this scenario, 10 acre parcels can be
further subdivided either individually or combined with adjacent parcels to
allow the extension of services in an orderly fashion. The appropriate zoning
district for those properties that will eventually be serviced with the city
water and sewer may be the Al (Agricultural) district which requires a
minimum lot size of 10 acres.
Until these decisions regarding sewer and water extension and appropriate
• zoning are made, a moratorium on subdivisions of land into parcels of less
than 10 acres is in effect for the Southeast Area. This moratorium was passed
planning:steering:1-12meno
Memo to Steering Committee Page 3
January 12, 1995
• by the City Council last summer to preserve the integrity of the planning
process to update the Comprehensive Plan.
The second land use/zoning area is the commercial/industrial along Highway
10 from Highway 169 southeast to 165th. Depending upon the final
percentages of commercial and industrial land within the community, the
specific zoning boundaries may need to be adjusted to either decrease or
increase one or both of the land uses. Another issue that should be
considered by the Committee is whether the industrial zoning district should
extend east of the railroad tracks or if the district line should coincide with
the tracks, allowing the railroad tracks to act as a physical separation
between the industrial land use and some other ("residential") land use.
The last land use/zoning area involves the commercial/industrial located
within the southeast corner of the community. This area has several existing
businesses along with some vacant land on both the north and south side of
Highway 10. Once again, depending upon the final numbers of the inventory
of land uses, some change of commercial to industrial or vice-versa may need
to occur to achieve the proper land use mix. One last issue to consider with
this particular area is the possibility that city water and sewer may not be
extended to serve this particular area. Therefore, the Committee may wish
• to discuss if an expansion of commercial and industrial development without
water and sewer is desirable in this portion of the community.
III
planning:steering:1-12memo
Table 1
•
INVENTORY OF PROPERTY IN
SOUTHEAST PLANNING AREA
• TOTAL ACRES IN PLANNING AREA 6,076 Acres
Residential 4,997 Acres
Rla 4997 Acres
Commercial 499 Acres
C3 499 Acres
Industrial 580 Acres
I1 444 Acres
I2 136 Acres
• • RESIDENTIAL
Total Acres Developed 1,123 Acres
Total Acres Vacant 3,874 Acres
- Restricted Area 1,639 Acres
Total Net Acres Available for Development 2,235 Acres
• COMMERCIAL
Total Acres Developed 257 Acres
Total Acres Vacant 242 Acres
- Restricted Area 17 Acres
Total Net Acres Available for Development 225 Acres
•
planning:sc:setable 1
Table 1
• • INDUSTRIAL
Total Acres Developed 80 Acres
Total Acres Vacant 500 Acres
- Restricted Area - 30 Acres
Total Net Acres Available for Development 470 Acres
•
•
planning:sc:setable 1
Table 2
•
INVENTORY OF RESIDENTIAL ZONING DISTRICTS
IN SOUTHEAST AREA
R1a (Single Family Residential) 4,997 Acres
Minimum lot size 2-1/2 acres
Total Acres 4,997 Acres
•
•
s:steering:setable2
Table 3
•
INVENTORY OF RESIDENTIAL P"ROP"ERTY IN
SOUTHEAST PLANNING AREA
(INCLUDES SQ FT)
Rla
Developed 48,936,680 Sq. ft. 1,123 Acres
Vacant 168,743,790 Sq. ft. 3,874 Acres
Restricted 71,400,000 Sq. ft. 1,639 Acres
Net Vacant 97,343,790 Sq. ft. 2,235 Acres
RESIDENTIAL (SINGLE-FAMILY ZONING DISTRICTS)
Developed 48,936,680 Sq. ft. 1,123 Acres
• Vacant 168,743,790 Sq. ft. 3,874 Acres
Restricted 71,400,000 SQ. ft. 1,639 Acres
Net Vacant 97,343,790 Sq. ft. 2,235 Acres
TOTAL RESIDENTIAL IN SOUTHEAST DISTRICT
Developed 48,936,680 Sq. ft. 1,123 Acres
Vacant 168,743,790 Sq. ft. 3,874 Acres
Restricted 71,400,000 Sq. ft. 1,639 Acres
Net Vacant 97,343,790 Sq. ft. 2,235 Acres
•
planning:steering:setable3
1AA99I 3
11614 I. VF 4C-14, C tTY 171-41.1,-1 -- 3A N G., 1ag5
t T-L/ v w2
LNC1Z\vL ?L4 J
BCH ,
L 1L f& OlJ' V e couNT SZy to N-6 4 Yo u
1(4 - -n u G b O u aL 41944 S s(Y\C z"1 o i d 5.
r,(I L\ V O tit CT-4 619 i V +h\v 1 . o r
L Kv", O v 1+as2S (l) \!d- 6-a 212 of, 2'` _v o9-630,.;.--:- t 14
)-fq- Srrl Ld f2 W to N-r 1 0 Q c 2_
�rz S C r/ I-4 t- \ �=T1-0 •
U.) 0 Y � 5 Go oc.)2 Tycs
lib 14 Dovs3c„6 D 5 \ ! ccs_ 1) 4 i-D W 1-14q)
0(4- 14.e_. Z %L c. L u S l USS cF} s
hl coo., TO J U et,\ t--GT 0 lJ 2 Y 15: 6-62__ 2.1 ---.- 2`
W6- 14- YCL 1 L \ 1_, -7uc5 1 v I/ G3-7(7-._
( U +(4 ? -r- s--T- .ro 2 17 T.
V61-J 741 - TES
774 WC14- ca v 1.). T1 t. 0•1....1 cv va L'sv ►-/c
56 wt -c/ Y j-_ - R— Now 1 - O
Tow 2.--t-4 -61\-410,12-
00 -7_\ 750
61N10,12-
-7_\ 750 L =
c2..\Lirz2 N 55330
• Steering Committee Opinion Line
Wednesday February 1, 1995
Rita Hurd believes there should be lots of flowers around town and believes, they are
pleasing when kept neat. She thinks that there should be a"points of interest" board in a
protected place listing historical events that happened in that area or in Elk River.
Support our City's good friendly ways and let people take pride to be proud of Elk River.
She thinks a partial solution to the area's youth who are spray painting buildings would
be to instill pride in them about the area in which they live.
Janet Spengler recently relocated here from Shakopee. She lived in Shakopee for four
years and thinks Shakopee is very similar to Elk River in population and being an old
river town that has grown dramatically. She believes that Shakopee has done an
outstanding job with their expansion and development. An idea might be to send a
delegation down there since it is practically a "sister city". She has known an animal
control officer in Elk River and is surprised that there is no provision taking care of stray
animals in this area. Anoka or St. Cloud is the closest place. In the future, she thinks the
City should look at the possibilities of establishing a dog pound or animal pound to deal
with all the stray animals that are at-large. She likes Elk River, but thinks that we could
learn a thing or two from what Shakopee has done there.
• Thursday February 2, 1995
David Brake, 18927 Albany Street, has been a resident of Elk River for 40 years. Mr.
Brake thinks the Elk River area is losing its individual character. He does not want the
area to turn into another Brooklyn Center with business and housing cramped right next
to another city. He would like to see Lions park maintain a family atmosphere. He
commented how adding athletic fields "is beyond the concern of the Lions and the
character of the park and Elk River." He would like to keep a full respectful relationship
with nature, a critical part of Elk River. Don't unrespectfully cut and clear woods for
developments. He would like to see trails by Country Club and County Road 1 kept,
which are very beautiful and natural, away from thoroughfare. Historical character is
maintained by structures, do not disregard them like the creamery, courthouse, and train
depot. He believes there could have been better methods in preserving these structures.
If the City found itself among completely glass-brick structures it would be known as
another "downtown burbia." He thinks keeping our city clean is very important.
Sometimes the business owners in the area find the exteriors of buildings defaced by
youngsters. The city could use a method that involves students or juvenile law breakers
to help maintain parks or river front property. He also thinks that the city could make
better use of the river front. Mr., Brake is pleased with the efforts to provide a
communication corridor. "Excellent Idea."
•
41/ Linda Braun, 21467 152nd Street. She hopes that the image "Where City and country
flow together" continues to build. She comments how people enjoy the country image
with jobs and commuting close-by. She likes what were doing on Main Street and the
river front park. She thinks an antique, ice cream shop or general store would invite
vacationers on their way up north to stop in. She likes the modernization in particular
the new mall. She comments on how everyone she knows will go outside the Elk River
area for shopping and entertainment. A supper club along the river would be a
wonderful idea she mentions.
Cindy Olson, 12935 Mississippi Road. She comments on how we could make better use
of the river and the downtown area. She thinks ordinances on garbage and abandon cars
should be enforced more. She also thinks that some areas of land should be set aside for
no development. More bike and pedestrian trails would be nice.
No Name. This caller is currently satisfied with the area. In the future he thinks that Elk
River should try to maintain its small town features with emphasis on the downtown
shopping area to encourage customers to come downtown to shop. Keep Elk River a
clean town, Anoka and Coon Rapids are starting to look a little dumpy. Maintain
downtown structures and preserve that area. The image of City and Country flowing
together should be emphasized. Elk River services all ages and income levels with the
new subdivisions and should be kept as it is. He believes transportation within the city
• is fairly well. There will probably be a need for thoroughfares in the near future, located
in central and northern parts of the City. North of Proctor and Jackson would be a good
spot for an east west thoroughfare. He also thinks that recreation in the City of Elk River
is not quite up to par compared to Hennepin County for example. They have more
park/trail systems. Paved bike trails through the area and expanded parks with trails to
provide in-line skating and cross country ski trails would greatly benefit Elk River. Elk
River should coordinate with Sherburne County and start a trail system within and
around the area.
February 4-5, 1995
Jeff Zake 19695 Lander Street. Mr. Zake believes there should be more park systems
from land development dedications. He also believes that the City needs more industrial
growth for better tax base and let in some outside money. He also thinks the City should
not push away companies like Menards and Perkins.
No Name. This caller believes that Lion's Park needs to be more than a swamp. Elk
River needs an event other than the Sherburne County Fair. A public swimming pool,
wave pool, water slide would be excellent. This caller thinks the river is not being used
very well. He also thinks we should get rid of the metal Christmas tree on the flag pole.
This caller comments on how water sports are the number one spectator sport. Boat
• races, snowmobile races, or something to draw people into Elk River for an event. He
also believes in down-sizing the school district so Rogers and Zimmerman are not
• included in Elk River's schools. His comment was to let those towns get their own
schools.
Mary Clairacial has been a resident of Elk River for 21 years. She does not think there is
enough housing for lower income people like young adults in their twenties needing to
move away from home. Apartments in the Elk River area are very expensive unless you
are low income and can get on section 8 waiting list. She thinks that we should consider
putting another bridge over the Mississippi river from north to south around the County
Road 14 or County Road 15 area. The bridge could also be over by the new courthouse.
One more bridge crossing on the Mississippi would alleviate many transportation
problems. Also, she comments on doing whatever we can to get Highway 101 up to four
lanes all the way to Rogers.
Monday, February 6, 1995
No Name. This caller believes that a thoroughfare should be placed from County Road
24 continuing straight across the county line to County Road 21. He thinks this would
give pretty good access. From East coming down 22 you could swing down 5 to
Nowthen and 24 to 169 would not be much of a problem.
Tuesday, February 7, 1995
• Deb Johnson, 11367 190th Court, thinks that some nice restaurants are needed around the
area. Being originally form Denver, she is used to many paths and trails. She thinks that
paths and trails would be nice for bikers and pedestrians in the Elk River area.
Maurine and Kenneth Fisk, 21083 Brook Road, (CR. 21) moved here fairly recently.
One of the reasons they picked this area is City expansions and developments would not
be built out their way. They would prefer that there were no
developments/improvements in their area, but in the downtown area only. They feel that
the development should be limited to that specific area downtown which would also
make it easier for people to get to. A few more sit down type restaurants vs. fast food
restaurants in the area would be a welcome addition.
Pat Dolsick, 14684 221st Avenue, had recently addressed some of these issues in a letter
to the editor. She is thankful that there is an organization assigned to these issues. Pat
believes that Highway 169 is becoming "swept" with retailers and franchises, neither
contributing to the aesthetics of our area. She would like to see an original downtown
Main Street equipped as Stillwater has done. Unique rustic old west appearance on store
fronts a restaurant with character yet small, attracting locals and tourists alike. Housing
projects in the area are "undesirable" . Clustered box houses leave cornfields behind
with no trees and no character. "Fast built low income homes have been known to lure
and breed crime, look at Maple Grove and Brooklyn Park". The City of Elk River still
• has time to set a custom course in its growth plan. She believes the City should promote
red pines in treeless neighborhoods, stained home fronts as opposed to aluminum siding,
• a downtown that reaps of character and design reminiscent of the old days.
Monday, February 13, 1995
Mrs. Olson on Baldwin Street has lived in Elk River for two years. Generally, she is
pretty satisfied with the image of Elk River. She does object to the liter garbage cans
sitting in front of residences. She thinks that they should be hidden in a garage or behind
a privacy wall and not visible from the street. She would also like to see stricter
enforcement of cars and other material in yards, "they should be operable and have a
current license".
Tuesday February 14, 1995
Mary Jo Minton at 13700 Riverview Drive is pleased that there is a communication
hotline between the residents and the City. She feels that Elk River has many amenities
like the river and the lake. She also feels that these amenities need to be enhanced. She
suggests one way would be to have certain ordinances to aid people in keeping their
property looking as if they have pride in where they live. She thinks that some places are
starting to look like junkyards with cluttered gathering of old pieces of equipment. The
old historic village of Elk River also needs to be kept in mind. Keep the historical
buildings a thing to be proud of "We cannot let the town deteriorate." She also thinks
that curbing on the sidewalk looks very nice and is a visual neatness.
Friday February 17, 1995
No Name. This resident thinks that this voice mail process is confusing. She also
believes that Elk River needs more senior citizen housing. There is plenty of apartments
and Guardian Angels facilities, but some townhouses for sale or rent should be built
according to the seniors' needs. There needs to be more planned streets crossing
Hwy.169 in the area going north to take the load of traffic off of Jackson.
Tuesday February 21, 1995
No Name. A resident of Elk River for four years believes that Bill's Coral (Boelters
Towing) and the green tree trunk looking like an octopus is a terrible first impression of
the City. He believes that it is an embarrassment. Other than the octopus, he thinks the
town is very nice and likes the development in the Jackson area.
Wednesday February 22, 1995
No Name. This caller believes that the City is letting the developers dictate. She
• believes that we are taking the country out of the City. The traffic and crime rate has
increased, more schools, people, and building. She asks when is there going to be a stop
•
put to the suburbs in Elk River.
Monday February 27, 1995
John Keuster, 19834 York Street NW. Thanks us for the opportunity to respond. He
thinks that there are some neighborhoods that are really look good because they are neat,
clean, nice lawns, and are not crowded together. "They are something to look at." He
believes some of the newer developments, particularly the ones east of Highway 169, are
just poorly done, they are crowded, trees have been taken out, they have managed to
crowd as many houses they possibly could on a 1/3 or 1/4 of an acre. " I don't know
how small they are but strictly Elk Hills is just incredibly small." He thinks that putting
a park and walkway in the old hardware store spot is wonderful. His concern is for the
historical aspect of Elk River, as many of the historic buildings have been lost, like the
creamery, train depot, etc. He suggest that we do an inventory of what historic places we
have; the residences, businesses, and expand to special places like natural features like
forests. To build the new Texaco and Mork Clinic, some of the old, historic places were
taken out. He believes that we could do better including low income housing, which is a
major concern. He also believes that the east west thoroughfare should not run through
wilderness park and affect that in a major way. Taking park land is not the option, but he
• believes that we do need a corridor maybe north of CR. 33 so the park land is not
violated.
Tuesday, February 28, 1995
Bill Jay Dry 15981 227th Avenue. Thinks that having a comment line is a great idea. He
believes that we need to adhere to our mottle "Where City and Country flow together".
He believes that the rural atmosphere is what brought most of us here. "As the city
grows, we become more susceptible to the very problems and complications that people
moved here to avoid. A well planned separation and sizing of commercial and
residential land uses is one key to a pleasant living environment. Keep the traffic and
noise confined to the highways and design the traffic pattern right the first time. Don't
diverge traffic from many parking lots to one intersection, especially without a traffic
light. Don't make parking lot entrances a tight squeeze for bigger vehicles, one example
is the first right turn from north Freeport into Pamida parking lot and then the first left
turn to enter parking lot. If you need to add convenience stores in residential areas, keep
them on one small block off of major thoroughfares and no closer that 3 or 4 miles of
each other in a residential areas." On regards to a theme for new development "we
already have one use it" City-making goods and services available, country-trees grass,
rivers and quiet. He thinks we should require developers to retain most of the existing
landscape, apartment complexes no more that one dozen units and 2000 yds apart from
• each other. Subdividing large portions of land to make big bucks at the community's
expense should not be allowed. For ideas on visual impact, he thinks that we should visit
other City's and require that homes and yards be well maintained-don't allow junk piles
•
in view of the road, paint be decent, lawns be kept mowed, contract services for these
items, subsidize, or add to the monthly utility bill. Slowing traffic by culdesacs and other
designs in residential areas. He thinks that we could make better use of area lakes and
rivers, walking and bike paths with minimum commercial setbacks. Horse riding and
raising is quite profitable, horse transportation corridors from rural to downtown areas
would be a plus. Zoning areas for bars, adult entertainment, and subsidized areas leads to
intensify crime. He thinks an idea would be to zone these areas with added restrictions.
Limit bars 1 per 5000 people or area. He also believes we should put more effort into
safety and recreation for kids and adults with nature type access.
No Name. This caller believes we need a well supervised youth center open summer and
evening hours during the school year. She also believes that we need more than one
mortician. Senior citizens need a larger retirement center where they can live
independently with nursing care still available when needed. A taxi service with a small
fee. She thinks we need bicycle and walking paths.
s:planning/scopinon
•
•
a
T ;
I
j
r I
I
xo=,x
D —
€
�'� _� C 1 uxru moon
uj
I O i D
„J --
I - 1MNri
x�u
_rn
i i�
€
wow
lanai)
��? .p r / r I _ mxrr moxa
_ _ P
,
W
Tj
cn
of11.'---"°"�L"9 :xr., a«:n
I � ���P_11��iY.fl I �—� oxxwf000f9
I Alx>I'"
k sl a cl a 11 iI ; e s e s s a iI o RI aI z e F n e e e e e a s a x R R
/ 1 - ,
cc
�s I
rL - i I. .i I I gy � I y" � - •w lam
r t!
7..J. Iw�ow roaoit
I
I I i i III '_ i ! I ``� . -- ..._... / � -• , a
IL
e Imaur
i ` I I
��_' I .... `)r C .: Jnr• !- ' ... ._.� -- -
wz�-. ]✓ ( 1IrG� �( 1 1 y _ j �'� r.f i �. ~~ :. /-/'_ _Q � wane (ooc�J
f jx
uqr1711d�"
IC/_ I IIJx
I Ik�" �� •�� n r I .: li I/ Y
I`jyGG`',, ��B E ;i�t.�d!'�� k��///•F/{`./jfv/1ry/ I M»,a
I
rC _ � �� � 4 •nk xwo—re
a
W
F-
�O
VJ
4
/ =I L
W
a
N
w
F-
O
0
qqgi
I
QVYANtt] p'ON OVON Aluup> � � ��
I it
fµ
,^
L
w
U')
0
M IllvMtla)
w Y
o n
Y r
e u
N �� d
'-
04
NY /�—
'; N
V
N
t ••
±...rrF.W.kif;Wil fiali�1K
LO
,t
a
!. s
tet/
O
00 NO ♦
"'•"'"'� -I3ws mw
i
I
"I/Yy1� '
Lydd
I
I
OD 1
Q
O
LLI
cc
M
Z <
O
�
♦�
co
z
LL
• w
w
wLO.
J U)
w
♦.♦♦
O
z
- '
~
L�
....�� I
N
♦ 4 � jai
I
9�e
�) a s'
G MPS..
_
..•*+�r�
�I
A,o
_
LO
1
�-
•••+2♦. `+;f{//��eK.-.
O.
` -ted/
113X15
NGSIp3
cV
w
w
�
5 Y
♦—
N
O
Ny\
A{
LO
J U1
r'
r
Pi
♦
I
CN
Oo°
,t
a
!. s
tet/
O
00 NO ♦
S�
"'•"'"'� -I3ws mw
i
I
"I/Yy1� '
Lydd
I
I
OD 1
Q
O
LLI
cc
M
Z <
O
�
♦�
co
z
LL
• w
w
wLO.
J U)
w
♦.♦♦
O
z
- '
~
L�
....�� I
N
♦ 4 � jai
I
9�e
�) a s'
G MPS..
_
..•*+�r�
�I
A,o
_
LO
1
�-
•••+2♦. `+;f{//��eK.-.
O.
S�
i
I
Lydd
I
I
Q
LLI
cc
M
as
z
LU
BZW
Cf)
� rN
W
0
Q
_
(5ca
Y
Z m
—
D
co
�LL
Q
W
i
ONY IY.TO - - - p ON OYOtl 4M10'J � ��\
N
�
N
N
w 1]31LL5 3T'A
.--
w \
Q
�I
s "°^
O
00 .14 -LQ
r- N
r
N
r..
w 1]31LL5 3T'A
"
00
�I
s "°^
O
to
N
i
r
00
rows mw
`/
5
O to
O
..
_
UFrscs s?
M(n
J (
� N
ti—
� /�
Y J
_
• /1 I
�p0.W\RSA
H
y/ss-
W M
v
co 0
Q�
a = z03
2
l F W
a F- (f ¢ LL
w
w 1]31LL5 3T'A
"
w
O
i
H
y/ss-
W M
v
co 0
Q�
a = z03
2
l F W
a F- (f ¢ LL
w