5. Resolution 4513 - Preliminary Plat - CHM Financial ParkFlathead Regional Development Office
723 5th Avenue East - Room 414
Kalispell, Montana 59901
REPORT TO:
FROM:
SUBJECT
MEETING DATE:
Phone: (406) 758-5980
Fax: (406) 758-5781
Kalispell Mayor and City Council
Narda A. Wilson, Senior Planner
Chris A. Kukulski, City Manager
Preliminary Plat Approval for CHM Financial Park Subdivision
October 4, 1999
BACKGROUND: This is a request for preliminary plat approval of a five lot
commercial subdivision west of Gateway West Mall. One of the lots, Lot 1, contains
an existing office building commonly known as the Crop -Hail Building. The total
acreage within the subdivision is 11.31 acres with 9.99 acres devoted to lots and 1.32
acres devoted to roads. Lot size range from 1.00 to 4.06 in size. A portion of the
infrastructure to the site has been completed. This is a minor subdivision because it
contains five or few lots and as such does not require a public hearing before the
planning board or notice to adjoining property owners.
RECOMMENDATION: A motion to approve the preliminary plat subject to the
recommended conditions of approval would be in order.
FISCAL EFFECTS: Minor positive impacts once developed.
ALTERNATIVES: As suggested by the city council.
Narda A. Wilson Chris A. Kukulski
Senior Planner City Manager
Report compiled: September 28, 1999
Attachments: Staff report KSR-99-3 and application materials
Providing Community Planning Assistance To:
• Flathead County • City of Columbia Falls • City of Kalispell • City of Whitefish •
RESOLUTION NO. 4513
A RESOLUTION CONDITIONALLY APPROVING THE PRELIMINARY PLAT OF CHM
c
FINANCIAL PARK SUBDIVISION, LOCATED SOUTH OF TWO MILE DRIVE AND
WEST OF GATEWAY WEST MALL, AND AS MORE PARTICULARLY DESCRIBED AS
THE RESUBDIVISION OF THE AMENDED PLAT OF GATEWAY WEST ADDITION #34.
WHEREAS, E.H. Direct, in care of Marquardt Surveying, the owner of
certain real property described above, has petitioned for
approval of the Subdivision Plat of said property, and
WHEREAS, the proposed subdivision plat of said property is subject
to the provisions of Section 2.05 (Preliminary Plat
Process -Minor Subdivision), Subdivision Regulations of
the City of. Kalispell, and
WHEREAS, the Flathead Regional Development Office has reviewed the
proposed subdivision and made a report (#KSR 99-3) to the
City Council of the City of Kalispell, said report
considering the criteria set forth in Section 76-3-608,
MCA, and
WHEREAS, the City Council of the City of Kalispell at its regular
Council Meeting of October 4, 1999, reviewed the FRDO
Report #KSR 99-3, and found from the Preliminary Plat,
and evidence, that the subdivision is in the public
interest.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE'CITY-OF
KALISPELL, MONTANA AS FOLLOWS:
SECTION I. That the Findings of Fact contained in
Flathead Regional Development Office Report
#KSR 99-3, are hereby adopted as the Findings
of Fact of the City Council.
SECTION II. That the application of E.H. Direct, in care
of Marquardt Surveying, the owner of certain
real property described above, is hereby
approved subject to the following conditions:
1. That the development of the site will be in substantial
conformance with the approved preliminary plat which
shall govern the general location of the lots and
accesses.
2. That all improvements for the subdivision shall be
designed and constructed in compliance with the City of
Kalispell's Design and Construction Standards for local
chm financial park.wpd 1
streets which shall include a minimum 24 foot wide paved
roadway, curb, gutter, sidewalk and a landscape boulevard
for the full length of Financial Drive from its beginning
at Two Mile Drive to its terminus connecting with Cooper
Lane. Certification from an engineer licensed in the
State of Montana shall be submitted with the final plat
stating that all of the improvements have been
constructed accordingly.
3. That approval of the water and sewer facilities for the
subdivision shall be obtained from the Montana Department
of Environmental Quality.
4. That a letter from the Kalispell Public Works Department
shall be obtained which states that the proposed plans
and specifications for all improvements including sewer
facilities, road paving, curbs, gutters, sidewalks,
landscaping and drainage systems have been reviewed and
approved in accordance with Kalispell's Design and
Construction Standards and have been constructed
accordingly.
5. That a letter from the Kalispell Public Works Department
shall be obtained which states that a storm water
drainage plan which addresses storm water management has
been reviewed and approved.
6. That the 100 year floodplain and Spring Creek drainage be
indicated on the face of the final plat.
7. That a mail facility be located for the
subdivision and be approved by the local postmaster.
8. That the number and location of fire hydrants within the
subdivision be reviewed and approved by the City of
Kalispell Fire Department for compliance with the Uniform
Fire Code.
9. That any areas disturbed during construction be
revegetated with a weed -free mix in accordance with a
plan approved by the Kalispell Parks and Recreation
Department.
SECTION III. The classification of said premises under the
Kalispell Zoning Ordinance shall not be
changed by the action.
chm financial park.wpd 2
SECTION IV. That this preliminary plat should be effective
for three (3) years following passage of this
Resolution.
SECTION V. That upon proper review and filing of the
final plat of said subdivision in the office
of the Flathead County Clerk and Recorder,
said premises shall be a subdivision of the
City of Kalispell.
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF KALISPELL
AND SIGNED BY THE MAYOR THIS 4TH DAY OF OCTOBER, 1999.
Wm. E. Boharski
Mayor
ATTEST:
Theresa White
City Clerk
chm financial park.wpd 3
CHM FINANCIAL PARK SUBDIVISION
FLATHEAD REGIONAL DEVELOPRiENT OFFICE
SUBDIVISION REPORT #KSR-99-3
SEPT ER 28, 1999
A report to the Kalispell City Council regarding a request for preliminary plat approval of
a five lot commercial subdivision west of Gateway West Mall zoned B-3, Community
Business.
BACKGROUND
A. Owner/Applicant: E.H. Direct, Inc.
C/o Marquardt Surveying
285 First Avenue E.N.
Kalispell, MT 59901
406)755-6285
Technical Assistance: Marquardt Surveying
285 First Avenue E.N.
Kalispell, MT 59901
(406)755-6285
B. Location: The property proposed for subdivision is located south of Two Mile
Drive and West of the Gateway West Mall in the west part of Kalispell. The
property can be described as the Resubdivision of the Amended Plat of Gateway
West Addition #34 located in Section 12, Township 28 North, Range 21 West,
P.M.M., Flathead County, Montana.
C. Size: Total area:
11.31 acres
Lot 1:
2.80 acres
Lot 2:
1.00 acres
Lot 3:
1.07 acres
Lot 4:
1.06 acres
Lot 5:
4.06 acres
Roads:
1.32 acres
D. Nature of the Request: This subdivision contains an existing vacant office
building commonly know as the Crop -Hail Building located on proposed Lot 1
which contains 2.80 acres. Access will be gained from an existing roadway
known as Financial Drive. Currently this functions as a private driveway which
serves this property and the Gateway West Mall. Once this subdivision has been
completed the roadway will be extended to the west to connect with Cooper Lane
which will be upgraded to City standards and dedicated to the City of Kalispell.
E.Zoning: The zoning for this property is zoned B-3, a Community Business
District. This district has a 7,000 square feet minimum lot size requirement and
the minimum lot width is 70 feet. All of the lots within the proposed subdivision
exceed this minimum lot size and lot area.
F. Eidsting Land Use: This property can be considered to be essentially
undeveloped with the exception of the aforementioned existing office building
which is located on proposed Lot 1 and the southeast corner of the site.
G. Surrounding Zoning and Land Uses Zoning: The area is a mix of residential
to the west and commercial to the east.
North: Multi family dwellings, RA-1 zoning
South: Gateway Cinema, B-3 zoning
East: Gateway West Mall, B-3 zoning
West: Multi -family dwellings, RA-1 zoning
H. Relation to Master Ilan Map: This property lies within the Kalispell City -
County Planning jurisdiction and is designated on the master plan land use map
as commercial. Within the plan itself this property is identified as part of the
commercial core of Kalispell. This subdivision is in compliance with the master
plan for the area.
I. Utilities:
Water:
City of Kalispell
Sewer:
City of Kalispell
Electricity:
Flathead Electric Cooperative (underground)
Telephone:
CenturyTel (underground)
Solid Waste:
City of Kalispell
Fire:
City of Kalispell
Schools:
School District #5, Edgerton School
Police.
City of Kalispell
_ r ,, `r .iW
This application is reviewed as a minor subdivision in accordance with State statutory
review criteria and the Kalispell Subdivision Regulations.
A. Effects on Health and Safety:
Fire: The risk of fire in this subdivision can be considered generally low because
this is an urban area, has good access, will have fire hydrants located within the
subdivision and the types of uses proposed for the site do not present any
significant threat of fire.
Toporaphy: The topography of the site is generally
site will give adequate consideration of drainage and
areas which will provide some on -site retention and
level. Development of the
vegetation of the setback
absorption areas. Storm
sewer improvements may be necessary as part of obtaining final plat approval of
this subdivision.
Roads and Access: Primary access to the lots within the subdivision will be from
a proposed interior roadway constructed to City standards that will be known as
Financial Drive. A portion of this roadway currently exists from Two Mile Drive
to the subdivision, but will need to be upgraded to City standards. The roadway
will turn west at a 90 degree angle and connect with an existing City street,
Copper Lane. Once developed this road will be dedicated to the City and taken
over as a City street. Access to all of the lots will be from this newly constructed
portion of Financial Drive. Access to all of the lots and to the subdivision will be
good once the roadway has been constructed. Access to the subdivision from
Two Mile Drive is good with regard to sight distance and general access.
A variance will be required to the first 80 feet of Financial Drive because this
portion of the roadway right-of-way is only 40 feet wide. The remaining 890 feet
of the roadway right-of-way complies with the 60 foot standards. Discussion of
the variance requirement will be addressed later in this report.
Minimal impacts to wildlife and wildlife habitat can be anticipated as a result of
this subdivision. The properties lie within a developed urban area of Kalispell
C. Effects on the Natural Environment:
The southern portion of proposed Lot S, a 4.06 acre lot, is located within the 100
year floodplain and a portion of Spring Creek runs along its southern boundary.
Additionally, a portion of this site has traditionally been used for storm water
detention from Gateway West Mall. A note should be placed on the face of the
final plat that notes the 100 year floodplain boundaries.
D. Effects on Local Services:
Sewer: This property will be served by the City of Kalispell sewer which has been
extended to the site to serve the development on proposed Lot 1. Additional
service to the remaining lots will have to be designed and constructed in
accordance with the design specifications of the City of Kalispell. Adequate
capacity exists within the Kalispell sewage treatment system to accommodate the
additional needs created by this subdivision.
Water: City water currently serves a portion of this subdivision. Additionally
water facilities will be needed in order to supply services to the remaining lots
and to provide adequate fire flows for an additional hydrant if needed. The new
facilities will be required to be reviewed and approved by the Kalispell Public
Works Department and the Fire Department.
3
Schools: This subdivision is within the boundaries of School District #5,
however, no impacts to the school system can be anticipated as a result of this
development because of its commercial nature.
Parks: There are no developed City parks in the immediate area. However, there
are no City parks in close proximity. Impacts to the park system will be limited.
Parkland dedication is not required for commercial subdivisions.
Police Protection: The site will be served by the Kalispell Police Department.
There would be limited impacts on the police department and adequate service
can be provided. However, as the City grows there are cumulative impacts on
the department which need to be considered.
Fire Protection: This property will be served by the City of Kalispell Fire
Department. Fire hydrants will likely be needed to be placed within the
subdivision as part of the subdivision approval process. The department will be
able to adequately service this development, however, there a have been
cumulative effects on the department as a result of the commercial and
residential development in the city.
Refuse Disposal: Once the property is developed, the City of Kalispell will
provide solid waste disposal to the site. Adequate space at the County landfill is
available for the solid waste which will be generated by the subdivision.
Medical Services: Kalispell Regional Hospital is approximately two miles from the
site. Kalispell ambulance service as well as ALERT are able to provide service to
this area. Access to the site will be good once the internal street is developed.
E. Effects on Agriculture and Agricultural Water Users Facilities:
Commercial development is anticipated in this area. Because this is in an
established and growing urban area, no impacts to agriculture or agricultural
water users facility are anticipated as a result of this subdivision. Some limited
agricultural use of this property has traditionally taken place, but not for several
years.
F. Compliance with Master Plan
The Kalispell City -County Master Plan Map designates this area as Commercial
and it is anticipated that this area will develop to service a broad sector of the
community and provide an area for a variety of retail and commercial uses. The
proposed subdivision complies with this land use designation.
G. Compliance with Zoning Regulations
This property is currently zoned, B-3, a Community Business, zoning district.
The proposed subdivision complies with this dimensional requirements of the B-
3 zoning for newly created lots. This district provides for a broad range of
commercial uses including professional offices, retail and restaurants to name
just a few. This subdivision complies with the Kalispell Zoning Ordinance both
in the development standards and the uses intended for the site.
H. Compliance with the Subdivision Regulations
This subdivision will require a variance to the minimum right-of-way
requirements for the first 80 feet of the proposed roadway, Financial Drive, as
required under Section 3.09, Table-1 of the Kalispell Subdivision Regulations.
This roadway is proposed to have a 40 foot right-of-way rather than the required
60 foot right of way for the first 80 feet of the approximately 970 feet of north j
south section of this road. The Kalispell Subdivision Regulations provide for the
granting of variances subject to the adoption of findings outlined under Section
7.01(A) and finding made that the following criteria are met, each of which is
discussed below.
1. The granting of the variance will not be detrimental to public health, safety
or general welfare or injurious to other adjoining properties.
The minimal variance will not result in a situation where the public
health and safety of the public is compromised nor will it prohibit the
developer from constructing the necessary improvements to City
standards.
2. The conditions on which the variance is based are unique to the property
on which the variance is sought and are not applicable generally to other
property.
The developer does not have control of the northern 80 feet of the
roadway because the property adjoining this to the east is owned by
another individual. The full _60 foot right-of-way will be provided for the
remaining section of the roadway. This situation is not common to most
subdivisions.
3. Because of the particular physical surroundings, shape or topographical
conditions of the specific property, a particular hardship would result as
distinguished by a mere inconvenience if the strict letter of the regulations
were enforced.
The developer has approached the current property owner to the east to
acquire additional right-of-way but has failed to accomplish the
necessary acquisition. It would be unreasonable not to allow this
subdivision because of this minor deficiency in the required right-of-way
standards.
5
4. The variance will not cause a substantial increase in public costs.
The road will be owned and maintained by the City of Kalispell once this
development has been approved and recorded. No adverse conditions
should result from granting this variance to allow a reduction in right-of-
way width for this short section of the roadway.
5. The variance will not, in any manner, vary the provisions of any adopted
zoning regulations or master plan.
The proposed variance will not affect the Kalispell Zoning Regulations or
the development standards of the B-3 zoning district in which this
property is located. All of the lots will front along a roadway that meets
the required right-of-way standards and will have adequate access from
a fully developed City street.
Recommendation for the Variance to the Subdivision Regulations: Staff
recommends that, based upon the above findings, that the request to allow the
reduction in right-of-way from 60 feet to 40 feet be granted for the first 80 feet of
the northern section of Financial Drive.
i MIWIPYAOCONII
The Flathead Regional Development Office would recommend that Kalispell City Council
adopt the Staff Report #KSR 99-3 as findings of fact and grant preliminary plat approval
for this subdivision subject to the following conditions:
1. That the development of the site will be in substantial conformance with the
approved preliminary plat which shall govern the general location of the lots and
accesses.
2. That all improvements for the subdivision shall be designed and constructed in
compliance with the City of Kalispell's Design and Construction Standards for
local streets which shall include a minimum 24 foot wide paved roadway, curb,
gutter, sidewalk and a landscape boulevard for the full length of Financial Drive
from its beginning at Two Mile Drive to its terminus connecting with Cooper
Lane. Certification from an engineer licensed in the state of Montana shall be
submitted with the final plat stating that all of the improvements have been
constructed accordingly.
3. That approval of the water and sewer facilities for the subdivision shall be
obtained from the Montana Department of Environmental Quality.
4. That a letter from the Kalispell Public Works Department shall be obtained which
states that the proposed plans and specifications all improvements including
sewer facilities, road paving, curbs, gutters, sidewalks, landscaping and drainage
6
systems have been reviewed and approved in accordance with Kalispell's Design
and Construction Standards and have been constructed accordingly.
5. A letter from the Kalispell Public Works Department shall be obtained which
states that a storm water drainage plan which addresses storm water
management has been reviewed and approved.
6. That the 100 year floodplain and Spring Creek drainage be indicated on the face
of the final plat.
7. That a common mail facility be located for the subdivision and be approved by
the local postmaster.
8. That the number and location of fire hydrants within the subdivision be reviewed
and approved by the City of Kalispell Fire Department for compliance with the
Uniform Fire Code.
9. That any areas disturbed during construction be revegetated with a weed -free
mix in accordance with a plan approved by the Kalispell Parks and Recreation
Department.
10. That the preliminary plat shall be valid for a period of three years from the date of
approval.
H: \... \98\KSR99-3
7
ww 2
1 2 3 4
CF
2LC 2MD =s = �i
4 3 1
2LB 7 a 4 -
Rm1 mat
a ACD. 58
8K V" VY
-K X _ sH 5c sF 5E B-1 5CD
KAL:SPLLL
C4TENAy
-_ ................... _-__________ _________ °'J �-3
L.2 OF THE
x ,5MD PLAT Subjcct P
CF -------------
Ay `_ > = as ====sue`=== =_
_ - ' -- - -s _-_---- -_---:
zff
E
_Bm3
-------------
2cc
2CF
2CCA 2
1 11 \ i>, L' a ,
7AD . J 7 D —
& ?FA
9 7 1 C?SO�t
ADD 4' COCtiA`�
JD:R +� c �� ADD. 152 S, LEY
11 ADD. �� 4 A QPG`C . #42
ADD Y41 �Y
2 �a r aA\ 1-0
7A 2 1
3
VInINTlYMAP
C H M FINANCIAL PARK
REQUEST FOR PRELIMINARY PLAT APPROVAL FOR A
5 LOT COMMERCIAL MINOR SUBDIVISION
B-3, COMMUNITY BUSINESS
KALISPELL ZONING DISTRICT
FILE ## KSR-99-3 SCALE 1" = 350' $\,&\mfts\=M—'.ftm
Flathead Regional Development Office
723 5th Avenue East - Room 414
Kalispell, Montana 59901
Phone: (406) 758-5980
Fax: (406) 758-5781
September 2, 1999
Re: CHM Financial Park Subdivision Preliminary Plat
Our office has received a request for preliminary plat approval of CHM Financial Park
Subdivision, a five -lot commercial subdivision located west of Kalispell off of US Highway
2 West in an area zoned B-3, Community Business. The subdivision contains 11.31
acres with lot sizes ranging from 1.0 acres to 4.06 acres feet. This is the property where
the Crop Hale building is located. A copy of the application is attached for your review.
If you have any comments on the proposal, please submit them to me by September 14,
1999, in writing or by phone so that they can be incorporated into the staff report. If you
have any questions, feel free to call me.
Sincerely,
Narda Wilson
Senior Planner
le �.
Attachments: Application
Reduced Preliminary plat
H:\FRDO\AGREFS\99\KSR99-3
Providing Community Planning Assistance To:
• Flathead County • City of Columbia Falls • City of Kalispell • City of Whitefish •
Send to:
Dick Seddon, Kalispell Fire Department
Jim Hansz, Kalispell Public Works
Jim Ammerman, Kalispell Public Works
P J Sorenson, Kalispell Zoning Administrator
Chris Kukulski, City Manager
Mike Baker, Parks 8s Recreation Department
Frank Garner, Police Chief
Glen Neier, City Attorney
Craig Kerzman, Building Official
APPLICATION FOR MINOR SUBDIVISION PRELEMEINARY PLAT APPROVAL
This application shall be submitted, along with all information required by the applicable
Subdivision Regulations and the Montana Subdivision and Platting Act, and the
. appropriate fee to:
Flathead Regional Development Office, 723 Fifth Avenue East, Room 414
Kalispell, Montana 59901 - P iS-'$§8FT l= (406)758-5781
FEE scgEDVLE:
- AUG 3 4 i999/S
Minor Subdivision...................:.........................4...
250 + .Ie/lot
(5 or fewer lots) Condominiums..................................................250 + 10/unit
(5 or fewer lots - land is not su s
Mobile Home Parks & Campgrounds ...........................$250 + 10/space
(5 or fewer spaces - land is not su"udivided)
Amended Preliminary Plat..........................................$200
SUBDIVISION NAME: K-7 ZZ
OWNERS) OF RECORD:
Name 1..r... Phone_
Mailing City/ State 8s
Address-Qo Y,^ ao, _ Zip
TECBMCAL/PROFESSIONAL PARTICIPANTS (Surveyor/Designer/Engineer, etc):
Name & Address
Name & Address
Name & Address /�% Z4L 5x t/ 'Oyl ' Jrg g6
LEGAL DISC ION OF PROPERTY:
City/County—& . Oty Zcrr � 4era-Ir000 s-r7I `
Street Address G4�
T
Assessor's Tract No.(s) Lot No.(s )
1 /4 Section S E I Z- Township Z, N Range
GENERAL DESCRIPTION OF SUBDIVISION: yC:'/C2
Number of Lots or Rental Spaces .!q' Total Acreage in Subdivision 3
Total Acreage in Lots 9 , 'qC1 Minimum Size of Lots or Spaces / • CEO
Total Acreage in Streets or Roads 1,3& Maximum Size of Lots or Spaces Q
Total Acreage in Parks, Open Spaces and/or Common Areas AION6
PROPOSED USE(S) AND NUMBER OF ASSOCIATED LOTS/SPACES:
Single Family Townhouse Mobile Home Park
Duplex Apartment Recreational Vehicle Park
Commercial Industrial Planned Unit Development
Condominium Multi -Family Other
APPLICABLE ZONING DESIGNATION & DISTRICT A 1 3
ESTIMATE OF BLUU T VALUE BEFORE IMPROVEMENTS 41
ly
!� '1' ' • [� •3A2zT*1#j1• 10
Roads: Gravel
Paved
Curb Gutter
--Sidewalks Alleys __Other
Water System:
Individual
Multiple User
Neighborhood Public
Other
Sewer System:
Individual
Multiple User
Neighborhood Public
Other
Other Utilities:
Cable TV Telephone ilc
Electric Gas
Other
Solid Waste:
Home Pick Up
Central Storage
Contract Hauler Owz,er Haul
Mail Delivery:
Central
Individual
School District:
Fire Protection: Hydrants Tanker Recharge Fire District:
Drainage System: ST"ORrm. _t7 ►2 A-t ntS
PROPOSED EROSION/SEDIMENTATION CONTROL:
VARIANCES: ARE ANY VARIANCES REQUESTED?- (yes/no) If yes,
please complete the information below:
SECTION/REGULATION OF REGULATIONS CREATING HARDSHIP:
3a, or
PROPOSED ALTERNATIVE(S) TO STRICT COMPLIANCES WITH ABOVE
REGULATIONS•
YA
PLEASE ANSWER THE FOLLOWING QUESTIONS IN THE SPACES PROVIDED
BELOW:
1. Will the granting of the variance be detrimental to the public health, safety or
general welfare or injurious to other adjoining properties?
2. Will the variance cause a substantial increase in public costs?
A00
3. Will the variance affect, in any manner, the provisions of any adopted zoning
regulations or Master Plan?
4. Are there special circumstances related to the physical characteristics of the
site (topography, shape, etc.) that create the hardship?
S.
What other conditions are unique to this property that create the need for a
1 .; in
� .fir
3
APPLICATION CONTENTS:
The subdivider shall submit a complete application addressing items below to the
FRDO Office at least thirty (30) days prior to the date of the meeting at which it will be
heard.
1. Preliminary plat application.
2. 6 copies of the preliminary plat.
3. One reproducible set of supplemental information. (See Appendix A -
Flathead County Subdivision Regulations)
4. One reduced copy of the preliminary plat not to exceed 11" x 17" in size.
5. Application fee
I herebv certify under penalty of perjury and the laws of the State of Montana that the
information submitted herein, on all other submitted forms, documents, plans. or any
other information submitted as a part of this application, to be true, complete, and
accurate to the best of my knowledge. Should any infor=ation or representation
submitted in connection with this application be untrze, I understand that any
approval based thereon may be rescinded, and other apuropriate action taken. The
siQriing of this application signifies approval for the F.R.D.O. staff to be present on the
proper,_,-- for routine i*orstoring and inspection during the approval and development
prp�ess. �
Re�,zsed 10/30 /97 is
a
baJ
b�
A.
A.
g v4
Q,n'g�c
I=c-
£�a
NFi7p
r
? B
v
N
0