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HomeMy WebLinkAbout2012-08-08 PACKET 07.D.STAFF REPORT CASES: ZAl2 -015, PP12 -016, FP12 -017, SP12 -018, CUP12 -019 ITEM: 6.2 PUBLIC MEETING DATE: 7/23/12 TENTATIVE COUNCIL REVIEW DATE: 8/8/12 APPLICATION APPLICANT: Wal -Mart Real Estate Business Trust, c/o MFRA, Inc. REQUEST: Rezoning from R -4, Low Density Residential to B -2, Retail Business; preliminary and final plats to create one 22.5 -acre commercial lot; site plan review of a 180,000 square foot retail store; and conditional use permits to allow a drive - through pharmacy window and recycling collection pointlexterior storage. SITE DATA LOCATION: 9338 East Point Douglas Road South ZONING: R -4, Low Density Residential CONTIGUOUS LAND USE: NORTH: Residential EAST: Fallow Agricultural SOUTH: Highway 61 WEST: Commercial SIZE: 180,000 square foot building on 22.5 acres DENSITY: N/A RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. COTTAGE GROVE PLANNING DIVISION Planning Staff Contact: John M. Burbank, Senior Planner, 651 - 458 -2825, Iburbank ,cottage- grove.org GACITYFILES \12 CITYFILES \015ZA Walmart \Planning\ZAl2 -015 Walmart SR cover 7- 23- 12.docx Planning Staff Report Walmart Cases ZAl2 -015, Case PP12 -016, FP12 -017, SP12 -018 and CUP12 -019 July 23, 2012 Proposal Wal -Mart Real Estate Business Trust, c/o MFRA, Inc., has made application for a new commercial development located on a 23.55 -acre parcel located at 9338 East Point Douglas Road on the west side of Keats avenue. The proposed project includes a 177,808 gross square foot Walmart multi- tenant retail store and a 28 -acre remnant parcel of land (Apache Site) that will remain un- platted and vacant until future development that is consistent with the City's Comprehensive plan. This report identifies the staff review of multiple applications related to the proposed use. The individual approvals for the project sought by the developer are as follows: 1) Zoning Amendment 2) Preliminary Plat 3) Final Plat 4) Site Plan 5) Conditional Use for a drive - through pharmacy and recycling collection point/exterior storage. Planning Staff Report Walmart July 23, 2012 Page 2 of 21 Proposed bite uetau e W wr,' Background This property currently is the site of the Cottage View Outdoor Theatre. The undeveloped portions of the site consists of grasses, shrubs, and trees in a variety of species and maturity. Redevelopment of the property has been extensively discussed over the last several years. During planning and development discussions related to the East Ravine, the City has expressed intent to encourage cohesiveness of the development within the area in relation to architecture, regional ponding, utility, and roadway efficiencies. Since applications for this Planning Staff Report Walmart July 23, 2012 Page 3 of 21 project were submitted, several meetings were held with the property owners within this planning district, the City, and Washington County to begin this coordination. A sketch plan addressing the conceptual details of future grading, transportation, and access was prepared by one of the owners and used as a point of discussion by the assembled group. Conceptual Relationship Sketch 1 1 S� t __ t it :• � Pond _ I Proposed " "11� i \1'ahnart t I 1 �•. r V\ ; 1 Undeveloped Propert% q � at \ \1' intcrsectioa C.S. 1Im Gl & Co Rd Iv C'nttlj;c Grace \l\ L� The Ilrrtinger Campanles fdnelk: WMY f3f:1 iva�ialn \ u I ;' — ,�. Ib _s / Grading Concept * and.A `�_- Results from these meetings are not binding nor approved by the owners or City. However, it was a good exercise in assuring that all the important development components of this area will work as additional development occurs. This coordination of developments was a premise and key component of the East Ravine Master Planning Process. The key design details of importance to this district identified through this planning process were incorporated into the revised site plan for this application. Planning Considerations The proposed project complies with current development policies. The applicant's representatives have worked closely with the City over the last few months to ensure a successful redevelopment of the site. Through this process, the two main items that needed additional design review and management planning were related to traffic impacts and Stormwater Management. Other smaller site design modifications were also identified. The resolution of these issues as well as the other project review details are identified below. Comprehensive Plan The site is guided for commercial development in the Comprehensive Plan. The last three comprehensive plans have identified this area for commercial development. No changes are requested or required relating to the Comprehensive Plan. Planning Staff Report Walmart July 23, 2012 Page 4 of 21 2030 Future Land Use Plan Mmor ow Legend t k�� 7r MA MEN IV MEN MEN Vis Ingo tin� �' ,� • ( 1 y�� L � MEN z - �n �s I \ ' ME M7■ AT MIL , '1 Zoning The current zoning for the site is R -4, Low Density Residential. During the 2030 and previous Comprehensive Planning processes, the City identified that this property and surrounding properties would need to be rezoned to commercial as State statutes require that the zoning be consistent with the adopted land use plan. Historically, the City has been reluctant to rezone properties to be synchronized with the land use plan without a specific development project associated with the zoning change. This course of action allows the City additional control over the development process for the major land use areas in the community. The proposed zoning for the developing portion of the site is B -2, Retail Business. The retail, pharmacy, liquor, and other uses proposed for this project are allowed as permitted or conditioned uses within the B -2 district. The ordinance criteria for all commercial zoning districts within the City were recently modified with the adoption of Ordinance 904. All permitted and conditional uses are detailed in this ordinance. This development has been determined to be appropriate for classification within the B -2, Retail Business zoning district. The balance of the parent parcel will remain within the R -4, Low Density residential district, until such time that rezoning and associated development applications are submitted to the City. The details below highlight the existing and proposed zoning boundaries. Zoning Detail Existing Planning Staff Report Walmart July 23, 2012 Page 5 of 21 Development Staging The site is located in the 2020 Metropolitan Urban Service Area (MUSA) and has the ability to be serviced with public utilities from adjacent contiguous developed properties. Planning Staff Report Walmart July 23, 2012 Page 6 of 21 Preliminary and Final Plat The preliminary plat would create two lots of record, three outlots, and the required right-of-way and easements associated with the project on 23.5-acres of land. The 28-acre remainder of the parent parcel would be an exception to the plat and remain in a metes and bounds description. Outlots A and B contain existing easement encumbrances for gas pipelines and the Metropolitan Council regional sanitary trunk sewer. Prior to the applications being presented to the City Council, all easements shall be revised on the preliminary and final plats in accordance all engineering comments. e • L vrenminary viat uetan ----------- O I F Ej­- ON INS-- Preliminary and Final Plat The preliminary plat would create two lots of record, three outlots, and the required right-of-way and easements associated with the project on 23.5-acres of land. The 28-acre remainder of the parent parcel would be an exception to the plat and remain in a metes and bounds description. Outlots A and B contain existing easement encumbrances for gas pipelines and the Metropolitan Council regional sanitary trunk sewer. Prior to the applications being presented to the City Council, all easements shall be revised on the preliminary and final plats in accordance all engineering comments. e • L vrenminary viat uetan ----------- I . T I Park Dedication As with all subdivisions and commercial developments, the developer must meet park dedication requirements. In this case a combination of land and cash dedication is recommended. O I I . T I Park Dedication As with all subdivisions and commercial developments, the developer must meet park dedication requirements. In this case a combination of land and cash dedication is recommended. Planning Staff Report Walmart July 23, 2012 Page 7 of 21 Outlots A, B, and C are proposed to be dedicated to the City. The acreage of these areas is excluded from the calculation formula utilized in the cash dedication determination. Outlot C is for stormwater management, so no park dedication reduction credits will be given. In addition, no park dedication reduction credits will be given for Outlots A and B based on encroachment issues and the encumbrances of the pipeline and sewer easements, as these have already been excluded from the calculation. Outlot Detail T � v � a B R _. -____ _-- .___._ �' g L , I �� € iss n 4 n � +� r k $ 1 _ a The park dedication amount for the project is calculated to be $138,974.00 and shall be required at the time of recording of the final plat or as detailed in the required development agreement. Area Charges In addition to park dedication fees, the subdivision of property also triggers the requirement of the dedication of area charges. The area charges for this project will just be applicable to the acreage included the final plat. The area charges on the remnant parcel will be required upon subsequent development of that parcel of land. The area charge shall be calculated at the adopted rates applicable at the time of recording of the final plat or in an amount detailed in the required development agreement. Conditional Uses The Conditional Use Permit application for the project includes the request to have a drive -thru accessory use for their pharmacy and an exterior recycling structure for their store operations. The City's Technical Review Committee did not identify any issues with these proposals. It is Planning Staff Report Walmart July 23, 2012 Page 8 of 21 recommended that a condition be added that requires the applicant to address any negative traffic impacts caused by the drive -thru use or design. The only comments received regarding the accessory exterior recycling storage structure were concerns that it does not become a public nuisance. Transportation Access As indicated earlier transportation was one of the major focal points of the review. In addition to the transportation study that was submitted by the applicant for the proposed site, the City's consulting engineers completed a traffic study reviewing the entire Cottage View Area. The findings and recommendations of the traffic study are what will be required to be met prior to the City Council approval. As a result of the site design impacting the further extension of Jasmine and Jeffery Avenues, a permanent cul -de -sac design option is currently being reviewed. Final details of this design and associated costs will be finalized prior to approval by Council. The proposed development is accessed off East Point Douglas Road and a new public road that will be created as a component of the platting process. The new road will serve the balance of the parent parcel and will eventually connect to the future Ravine Parkway, which will be a transitioned extension /connection with East Point Douglas Road as it parallels Keats Avenue. Roadway Alignment Detail LD - 1- Rtiro �rY.cw � - ROADWAY RAISED CONCrEM ISLANDS, CURB & CUTTER .. _ RAISED (;BEEN MAWS M9VM SIDEWALK k TRAILS PRNATE DRrM1AYS ExISBNC ROW - PROPERTY LNES `• - 1Y � � —.. PROPOSED RON 1 PROPOSED EASEMENTS VFW FUTURE I OHNEIN w/ WALMMT MTFR % I � \ Ll ' �•ti i f J� 9 ' 41 Planning Staff Report Walmart July 23, 2012 Page 9 of 21 The two traffic studies indicated that the level of service of the traffic operation in the area could be negatively impacted without initial traffic improvements. The City's traffic study identified two phases of construction improvements to address the traffic deficiencies now and in the future. Washington County was also involved in the review of this project and concurred with the recommendations of the report. The Phase I road improvements that have been identified are: • The installation of a turn lane at East Point Douglas Road and Keats Avenue • The installation of stop signs or temporary signals if warranted at a later date • Upgrade East Point Douglas Road • The construction of the new platted roadway associated with this project The Phase I improvements will address traffic operations in the Cottage View area until subsequent development occurs. Ongoing discussions with the applicant will resolve the funding allocations for the cost of the Phase I improvements prior to the final development agreement approval. Upon additional development, the installation of Phase II roadway improvements are recommended to be completed with the costs allocated proportionately to benefiting properties. That project would include utility improvements. Phase I and Phase II planned improvements do not include any costs for the Highway 61 interchange and bridge improvements that may occur in the future. The costs of that project will be assigned to all benefiting parties per the City's Infrastructure Management Policy Plan that that is current at the time of the project. Utilities Sanitary sewer and water service are available to the site. The applicant continues to work with the City Engineer to ensure adequate utility service, minimize pipe conflicts, and ensure proper easement placement. With the exception of the final plat configuration, the modifications will not significantly or negatively impact the final site plan design, and the review process will continue going forward. Prior to the applications being presented to the City Council, all engineering comments related to utility design and construction must be addressed. Utility Detail L, flilrTT lid — .a Y �s - Planning Staff Report Walmart July 23, 2012 Page 10 of 21 Grading The existing contours on the site range from 809' a.s.l. to 862' a.s.l. The proposed grading on the site will bring the proposed first floor elevation of the store to 830 feet. The planned site grading includes earthwork on the parent parcel located to the east as the balance of material on the site is manipulated. All necessary temporary construction easements and financial sureties for restoration will be required to be in place prior to the issuance of a grading permit. The applicant continues to work with the City Engineer to ensure proper grading on the site. Prior to the applications being presented to the City Council, all engineering comments related to site grading must be addressed. F-AMLIIIII ',Vnw6u GIGVptIVII LJCIQII 1: v � F ''} r- O I " f- ;' f, i 1 =� rte' i Planning Staff Report Walmart July 23, 2012 Page 11 of 21 rropubeu OUULII UrdU1119 UULCIII Z -7 y rropubeu OUULII UrdU1119 UULCIII Z -7 Planning Staff Report Walmart July 23, 2012 Page 12 of 21 Surface Water Management A noted component of the Surface Water Management Plan for this site is that its location in a wellhead protection area due to Karst geology. Based on this fact, additional design criteria are required by the South Washington Watershed District (SWWD) and the City. The ultimate design measures needed to address this condition may require granting exceptions to standard surface water management policies and requirements. In addition to addressing the management of the rate and quality of the stormwater runoff created from the additional impervious surface proposed on the site, the ultimate management of the entire sub - drainage district needed to be addressed as a component of the site review. This sub - district includes a planned regional pond. The entire sub - district drains into the Mn /DOT right —of -way, and there is an established rate control that must be met in this area. A temporary ponding area is proposed on the north grading area to manage the runoff from the undeveloped sub - district properties. All necessary temporary construction and flowage easements will be required to be in place prior to the issuance of a grading permit. The applicant continues to work with the City Engineer to properly manage the surface water in accordance with current development standards. The ultimate regional pond design size may impact the preliminary plat as it is adjusted to accommodate land area for ponding. Prior to the applications being presented to the City Council, all engineering comments related to surface water management must be addressed. Sup Drainage District uetan , t� - '� , ER —A9 ER-P9 21" ;" j po - 1 Y;j '_ Sl''1''A'., WA. '.k `1rlC(;I'•1P'd'I' FI.AN Tree Preservation As per City ordinance, a tree preservation plan was completed. The results of the survey are detailed in the table below. The City ordinance allows for a percentage of tree removal prior to replacement or mitigation being required. The identified required replacement trees can be planted on site in addition to required landscaping, on public property or as a fee paid in lieu of Planning Staff Report Walmart July 23, 2012 Page 13 of 21 replacement to the City's Public Landscape Initiative/Tree Mitigation fund. The cash replacement rate is as per the City annual fee schedule that is in place at the time of removal of the trees. • - WA TOTAL HARDWOOD TREES: HARDWOOD TREE REMOVALS: 6 to less than 20 inches dbh 20 to less than 30 inches dbh 62 TREES TOTAL TREES REMOVED BEYOND 30 ALLOWED 50 0 TOTAL SOFTWOOD TREES: SOFTWOOD TREE REMOVALS: 12 to 24 inches dbh Greater than 24 inches dbh TOTAL EVERGREEN TREES: EVERGREEN TREE REMOVALS 12 to 24 feet high 24 feet or higher TOTAL SPECIMEN TREES: SPECIMEN TREE REMOVALS Deciduous Trees Evergreen Trees 252 TREES TOTAL TREES REMOVED BEYOND 30M ALLOWED 220 10 21 TREES TOTAL TREES REMOVED BEYOND 30 ALLOWED 21 0 8 TREES TOTAL TREES REMOVED BEYOND 30 ALLOWED 8 0 REQUIRED TREE REPLACEMENT PER CITY CODE: Category A Category a Category C HARDWOOD TREES: 31 63 126 SOFTWOOD TREES: 154 308 616 EVERGREEN TREES: 15 29 59 Landscaping The landscape plan submitted meets the requirements of the ordinance criteria with the exception of lacking 22 required overstory trees and 59 required coniferous trees. It is recommended that the missing vegetation be addressed in one of the following manners. • Revise landscape plan to include missing required landscaping • Increase size of planned landscaping to a value equal to missing trees (in buffer area for example) • Pay the value equal to missing landscaping to the City for the ultimate landscape planting scheme within Outlots A and B Prior to the applications being presented to the City Council, the landscape plan must be revised. Planning Staff Report Walmart July 23, 2012 Page 14 of 21 t_anascaptng uetan One of the purposes of requiring landscaping is to provide buffering between adjacent land uses. As a part of the proposed landscaping the applicant has provided a significant vegetative buffer area along the north side of the building adjacent to the residential development. As a component of the landscape plan revisions, it is recommended that the size of some materials in the buffer area be increased. tsuttering Area uetau RESIDENTIAL -x I 1 I 0 3 n 5 v J'�$�.uS' T �1FJ' T _�• -r c i � I � I r 1 I § lli I II ', 3+ �s 4 4 , I I III f A f F�� .r 9 1 � gad One of the purposes of requiring landscaping is to provide buffering between adjacent land uses. As a part of the proposed landscaping the applicant has provided a significant vegetative buffer area along the north side of the building adjacent to the residential development. As a component of the landscape plan revisions, it is recommended that the size of some materials in the buffer area be increased. tsuttering Area uetau RESIDENTIAL -x I 1 I 0 3 n 5 'E c � I � I r 1 I Planning Staff Report Walmart July 23, 2012 Page 15 of 21 Building Setbacks The setbacks of the building, parking, and drive areas are in conformance with ordinance criteria. Commercial building adjacent to residential areas require a setback of 75 feet from property lines. The width of the future public open space outlots adjacent to the residential zoning district is 110 feet, and the proposed building is setback an additional 110 feet from the property line of the outlots. The recycling storage area is 55 feet from the outlots and the access road behind the building is 70 feet from the outlots. As a component of the review, the applicant prepared scaled perspective renderings of what the view would be from Jasmine and Jeffery avenues. They are included below. uetaus f,. " 46 Walmart I 2 Note. Reference civil landscape plan fa landscaping details July 18, 2012 Cottage Grove, MN #2448 Site Perspectives During the site plan review, an analysis was completed on what the setback relationships were between existing other residential and commercial areas in Cottage Grove. The review identified that the existing setback relationships of those properties are significantly closer than what is proposed with this application. A detail from this review is included below. Planning Staff Report Walmart July 23, 2012 Page 16 of 21 Home Depot .7ei[JdcK Mlldlvsis Menards 7V i f � # 4 Ir Culp Foods Vottage Grove Plaza hL 1 t ... .. r� r .� , ''• ,rg`r too) —, r Architecture The proposed building will have a variety of exterior construction materials including rock faced block, Fabcon panels, and Trespa Maton panels. The type and variety of material was based on the ordinace criteria requirements. The elevation package is similar in design to other Walmart stores that are being constructed in the region. Planning Staff Report Walmart July 23, 2012 Page 17 of 21 Building Exterior Details ��° d��� r Y��,.�d'= rye &n.r� �,� ro-n•yrsG,, ��,� ��� K � lmmm ©®® ORNM®FF w�i RNfHWitlOfl MnrfA1 ___ L.rd^)x.nwlYN 4i10ad mode rrPeW xJ prNbew'afi 81af CY Slrn Wf+IwsA CC'iw .4d amlb�'MHi} (M<adrvdpar9 mW� Clfd'.w �,1��y �ld! (m+D}Mrey �YW vd.cn'b f.t[an �'M1M �'RCRysf .'_ �9ed Air" , mr r�.vra r..dtordv msJ� NKY Owrw�1N LeaYMaa'M )�} RMht Ei lVdl(011 �EiSfI... _....... 'PVM)n'brfAxun - rRCT,.u >d Pyn M)zn�n r+r.�u.,rv�+ are rrvoaeviwnNbmrtn w<rsY.wa cw9 wa+� Tea NY>• •)Y d - Pfl H+aks Nfirtm �'i4•w.+wSn Sn H Q . ! I I I !f (ffMWitl4 lino Lan Siv my K � lmmm ©®® ORNM®FF w�i Planning Staff Report Walmart July 23, 2012 Page 18 of 21 I� Signage The pylon sign is in compliance with the ordinance Criteria. The wall signage is in excess of the standard ordinance criteria but is proportionate to the scale of the building. In order to address the additional square footage of wall signage that is proposed, it is recommended that a site specific signage package be approved for this project. This course of action for multi- tenant buildings is allowed by Council action. A final sign package will be required to be submitted with construction documents. Planning Staff Report Walmart July 23, 2012 Page 19 of 21 Parking The site is compliant with the ordinance criteria relating to parkinga. The site plan details 859 parking stalls, with 16 of those being handicapped accessible and four van accessible. Of these spaces, 32 are identified as cart corral parking. The total required parking based on the ordinance is 830 spaces. It is recommended that additional curbed and landscaped islands be provided along the front of the store. These areas are currently shown as striped. Yellow curb painting will be required in some portions of the development as designated by the Fire Marshal. Deliveries The Applicant has a "no idling policy" for delivery trucks and limited windows of delivery time. Pedestrian Access The site includes numerous internal sidewalks linking the building to the planned sidewalk along East Point Douglas. Pedestrian ramps are required as per City specifications. The Comprehensive plan identifies a recreational trail along the northern portion of the property in the outlot areas. It is recommended that the applicant deposit funds with the City for the future installation of this trailway. The details of this shall be included in the development agreement. Fencing All fencing on the site shall be in conformance with the City's Commercial fencing architectural details. Lighting The applicant has submitted a lighting plan detail that is consistent with City ordinance. All lighting shall be shielded and downward directed. Planning Staff Report Walmart July 23, 2012 Page 20 of 21 Public Hearing Notices Public hearing notices were mailed to the adjacent property owners within 500 feet of the proposed project on July 12, 2012, and a neighborhood meeting was also hosted by the applicant early in the process. Recommendation That the Planning Commission recommend that the City Council take appropriate actions to conditionally approve the applications by Wal -Mart Real Estate Business Trust, c/o MFRA, Inc. for a commercial development located on a 23.55 -acre parcel located at 9338 East Point Douglas Road to include a 177,808 gross square foot Walmart multi- tenant retail store. The specific actions approval of request are: 1) Zoning Amendment from R -4 Low Density Residential to 132- Retail Business 2) Preliminary Plat 3) Final Plat 4) Site Plan 5) Conditional Use for a Drive through Pharmacy 6) Conditional Use for an accessory recycling collection point/exterior storage structure. The conditions of approval for this application are: 1. All site, utility, landscaping and building plans must be revised prior to submittal of the application to the City Council. 2. All revisions to utility and drainage plans must be approved by the City Engineer. 3. Final drainage plans must be submitted to the South Washington Watershed District for review. 4. The developer shall enter into a subdivision agreement with the City of Cottage Grove for the installation of and payment for all public improvements in the subdivision, pursuant to Title 10 of the City Code. 5. All applicable permits (i.e., building, electrical, grading, etc.) must be issued by the City prior to any work or construction taking place. Detailed construction plans shall be re- viewed and approved by the Building Official and Fire Marshall. 6. The Landscaping Plan shall be revised to provide for the additional required plantings increased buffering vegetation sizes as detailed in the staff report.. 7. Irrigation shall be provided for all sodded and landscaped areas, including the curbed land- scaped island interior to the parking lot. The irrigation system shall consist of an under- ground sprinkling system that is designed by a professional irrigation installer to meet the water requirements of the site's specific vegetation. The system shall be detailed on the landscape plan. Planning Staff Report Walmart July 23, 2012 Page 21 of 21 8. Concrete aprons for all private access drives shall be constructed per City requirements. 9. Crosswalks must be stamped decorative concrete. 10. Park dedication requirements shall be satisfied as stipulated in the approved development agreement for this project. 11. Area Charge requirements shall be satisfied as stipulated in the approved development agreement for this project. 12. All site lighting must meet City Code requirements. All light fixtures must be downward directed with cut -offs. The specifications of all light fixtures must be provided with the ap- plication for a building permit. 13. Final architectural plans, lighting details, and exterior construction materials and colors must be reviewed and approved by the Planning Department prior to the issuance of a building permit. 14. The grading and erosion control plan for the site must comply with NPDES II Permit re- quirements. Erosion control devices must be installed prior to commencement of any grading activity. Erosion control must be performed in accordance with the recommended practices of the "Minnesota Construction Site Erosion and Sediment Control Planning Handbook" and the conditions stipulated in Title 10 -5 -8, Erosion Control During Con- struction, of the City's Subdivision Ordinance. 15. The applicant must provide the City with an as -built survey of all private utilities prior to issuance of certificate of occupancy. 16. The applicant will be responsible for ensuring that all appropriate temporary construction easements, storm water and access cross easement documentation are completed prior to the issuance of any building permits. 17. Prior to the issuance of a building permit, the applicant must submit a comprehensive sign package to the City for review and approval. 18. All mechanical equipment screening and trash enclosures must include a combination of block and brick, consistent with the principal building. 19. The drive -thru shall not cause negative traffic impacts on public or private property. 20. The accessory recycling structure shall be maintained at all times and not cause odors or other public nuisances. Prepared by: John M. Burbank, AICP Senior Planner � | ■| 12 %� � - °" ., | )! / !4 ! 0i. § \ / | ■ ■■ §\ . _ o �!! !/ , ;! t i| LU 2 ■ m ■ m ? 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