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B. Developer ForumsEngineering A total of 43 developers were invited. On April 21" there were 10 Phone: 952.227.1160 MEMORANDUM Fax: 952227.1170 TO: Todd Gerhardt, City Manager CITYOF Phone: 952.227.1140 FROM: Kate Aanenson, AICP Community Development Director CHNHASSEN as a summary of the comments. Staff will be reviewing with the City Council a DATE: May 24, 2010 7700 Market Boulevard O kf .f PO Box 147 Chanhassen, 14 55317 SUBJ: Developer Forums Administration In an effort to increase the City's ability to assist developers, City staff held two Phone: 952.227.1100 forums in April to meet with commercial /office /industrial and residential Fax: 952.227.1110 developers. The intent of these meetings was to provide information on City Building Inspections development and demographics, and to discuss and review the development Phone: 952.227.1180 process. Additionally, the forums were an opportunity to receive input regarding Fax: 952.227.1190 any concerns or issues developers may have about development in Chanhassen. Engineering A total of 43 developers were invited. On April 21" there were 10 Phone: 952.227.1160 commercial /industrial developers in attendance and on April 22 there were 12 Fax: 952227.1170 residential developers. Finance Phone: 952.227.1140 Attached are the survey and the handout that was provided at the forums as well Fax: 952.227.1110 as a summary of the comments. Staff will be reviewing with the City Council a summary of the forums as well as the questions that were raised. Park & Recreation Phone: 952.227.1120 ATTACHMENTS Fax: 952.227.1110 Recreation Center 1. Developers Survey. 2310 Coulter Boulevard 2. Survey Results and Developer Questions and Comments. Phone: 952.227.1400 3. Handout. Fax: 952.227.1404 Planning & gAplan \developer forum \cc worksesson 5- 24- 10.doc Natural Resources Phone: 952.227.1130 Fax: 952.227.1110 Public Works 1591 Park Road Phone: 952.227.1300 Fax: 952227.1310 Senior Center Phone: 952.227.1125 Fax: 952.227.1110 Web Site www.ci.chanhassen.mn.us Chanhassen is a Community for Life - Providing for Today and Planning for Tomorrow CITY OF CHANHASSEN DEVELOPERSSURVEY Instructions: Use the TAB key or mouse to advance through the check boxes and text fields. Are you familiar with the City's website? ( www.ci.chanhassen.mn.us) ❑ Yes ❑ No If so, which items have you used? (check all that apply) ❑ City Code ❑ Proposed Development and Improvement Projects Information ❑ Development Review Application ❑ Community Links ❑ Departments & Services ❑ Administration ❑ Building Inspections ❑ Community Development ❑ Engineering Department ❑ Finance ❑ Maps ❑ Permits & Licensing What could the City do to assist you in the development process? What type of information is most critical /important for you in deciding on proceeding with a development? Is there anything in the process that slows or hinders your development? What do you see as currently being the most significant barrier to proceeding with a development in the City of Chanhassen? Do you anticipate working on a development project in Chanhassen in the foreseeable future? If you are, what type of project do you anticipate doing and what would the anticipated timeframe be? Save a completed copy of this form to your computer and email to: benerous @ci.chanhassen.mn.us or print and mail to: Robert Generous City of Chanhassen P.O. Box 147 Chanhassen, MN 55317 Developers' Forum Survey response: Eight responses out of 43 surveys (19% response rate). All eight were familiar with the City's web site. Assist development: reduce fees. Critical information: sale ability of development and development costs Process: timing and expenses. Barriers: fees. Six anticipate projects. Comments: Q. A question arose as the possible location of Light Rail Transit in conjunction with the Downtown Park & Ride ramp. A. Staff explained that the probable alignment would be within the US 212 corridor. The Twin City and Western route which goes through downtown Chanhassen is a possible commuter rail route. However, these facilities do not currently show up in the Metropolitan Council's 20 year capital improvement plan. These items are discussed in the City's 2030 Comprehensive Plan in the Transportation chapter. (link ?) C. Appreciate that they City was holding forum. Information is very helpful. R. One of the City's goals is to provide exceptional customer service. The City continues to look for additional ways to disseminate information. C. City was complimented and praised for its web site. Suggest that a calendar be added to web site. R. Staff will investigate the incorporation of a calendar on the web site. The issue to determine is what should be included in the calendar. And what type of calendar. Q. Are there plans to lower Highway 41 on the south approach to TH 5.? A. Staff stated that it is currently not included in the MNDOT capital improvement plan. Q. Is Forest City out of the picture? A. In the current economic climate, there is not a lot of demand for retail development. Staff explained that the property was dual guided as part of the comprehensive plan for office and commercial uses. So a corporate campus would also be a possibility for the site. Q. Questions regarding type of housing currently being built, Spec homes or Custom Built single family homes. A. The vacant homes and platted lots are currently being absorbed. The City maintains an inventory of vacant platted lots. As of May 1, 2010, the City estimates a total of 212 vacant platted lots are available for development. Some of the existing subdivisions are being revisited. (Link) Q. Is the City satisfied with their consulting firm? A. City has a pool of engineering consultants that it uses. They have been doing a good job. Q. Question whether the arterial /collector fee would be expanded beyond the Lyman Boulevard corridor as a means to fund other roads. A. As the City continues to grow, there will be additional road capacity that must be addressed. In order to provide funding for the City's portion of these improvements, all possible funding sources will be investigated. Q. Question regarding school enrollment. Since the population is not growing at the estimated rate is school enrollment down, are schools being built that are not needed? A. The school district anticipates that development will continue in the future so the facilities are necessary. Some excess capacity remains in the district. The Chanhassen High School was constructed with a capacity of 2,000 students. The estimated 2010 -2011 enrollment will be approximately 1,300. (link to SDI 12?) Q. Question the amount of security required (110% of costs), means of reducing the security in a more timely manner, process for reducing security. A. The City requires security of developments to assure that all required public improvements are constructed. This security permits the City, if necessary, to complete the project without having to use general fund revenues. In these instances, the security may be some time in the future from the beginning of the development, so the 110 percent of funds allows for some price appreciation. The City has established a means of reducing letters of credit in a timely manner as improvements are completed. PROCEDURES FOR LETTER OF CREDIT REDUCTION: a. Requests for reductions of Letters of Credit must be submitted to the City in writing by the Developer or his Engineer. b. Partial lien waivers totaling the amount of the requested reduction shall accompany each such request. c. Any reduction shall be subject to City approval. Q. Would the City consider more 429 projects? A. Pursuant to Chapter 429 of the Minnesota Statutes, the council of a municipality shall have power to make the infrastructure improvements (roads, sanitary and storm sewer, water mains, street lights, parks, etc) and to assess affected property owners for all or a portion of the costs. The cost of any improvement, or any part thereof, may be assessed upon property benefited by the improvement, based upon the benefits received. The use of 429 is a policy decision for the City Council. Historically, the City has not undertaken 429 projects as part of an individual project or property development, but rather to provide public benefits to multiple projects and properties or to build higher level roads (collector and arterial). A recent example is the 2005 MUSA utility extension and bridge improvement on Bluff Creek Boulevard. Q. Building permit fees were higher than other communities (claimed: five times higher than Shakopee). Permit cost should be brought down to 2001 level, which is level the developers are currently working at. Keep costs under control. Control consultant costs. A. The building permit fees, which are generally based on state fee table, are probably not the building portion, but the other exactions, e.g., park, utility connections, etc. The City's fees are based on the development of various systems within the community, systems that improve the quality of life for City residents and businesses. The fees are designed to permit the City the ability to pay for these improvements, which are necessary to accommodate new development, with the fees from the new development, rather than the use of general funds or utility fees, which pay for operation and maintenance. C. Most fees are used to support south Chanhassen vs. north Chanhassen. People in northern Chanhassen are paying the same fees and not benefitting from them because they are already developed. R. The City has invested significant amounts of fees in existing facilities. For example, just because a development is not getting a new park, does not mean that they don't have access to a public park improvement. Infrastructure improvements have been provided for these northern Chanhassen developments. The proposed development are paying their fair share for that improvement. Q. Timing of when fees are taken should be looked at. Should be payable more proximate to occupancy to assist developer's cash flow. A. The City has invested significant funds in the creation of infrastructure systems for the community, usually before development takes place. Often time, a project will be constructed and then, over many years, the individual buildings will be constructed. Were the City to wait to collect all the fees until the certificate of occupancy was issued, it would need to use general fund or other fee revenues to pay for these projects. We cannot force a home to be constructed on the City's time frame so it is prudent to take the funds with the approval of the project. The City only takes these fees for the lots that are final platted. Outlots approved for future development are not assessed the fees until they receive platting for development. C. Western suburbs, Chanhassen, Maple Grove, Plymouth, seem to be recovering first. R. The City of Chanhassen is a desirable place for people to live. C. Number of developers stated that they appreciate working with the City and are glad that the City looked at it as a partnership. R. The City does see developers as partners in the creation of a high quality community and will continue to work with them to assure that Chanhassen remains a great place to live, work and play. gAplan \developer forum \developers' comments.doc DEVELOPERS’ FORUM April 21 & 22, 2010 WHAT’S NEW? CHANHASSEN HIGH SCHOOL Chanhassen Commercial Land Use Categories TRANSPORTATION TH 101 MARKETING Web Links - Resources City Code http://www.ci.chanhassen.mn.us/inside/code.html Land Inventory http://www.ci.chanhassen.mn.us/serv/maps/landinv.pdf Zoning Map http://www.ci.chanhassen.mn.us/serv/maps/zone.pdf Land Use Map http://www.ci.chanhassen.mn.us/serv/maps/landuse.pdf Projects http://www.ci.chanhassen.mn.us/serv/projects.html Permits http://www.ci.chanhassen.mn.us/serv/permits.html Current Plans http://www.ci.chanhassen.mn.us/serv/comdev/curplan.html Application http://www.ci.chanhassen.mn.us/serv/comdev/devapp.pdf Deadlines http://www.ci.chanhassen.mn.us/serv/comdev/2010applications.pdf Resident Guide http://www.ci.chanhassen.mn.us/comm/res/residentguide.pdf Development Fees http://www.ci.chanhassen.mn.us/serv/comdev/devfees.html http://www.ci.chanhassen.mn.us/serv/comdev/devfeeswithdc.pdf http://www.ci.chanhassen.mn.us/serv/engineer/rates.html Chanhassen Retail, Office and Residential Market Analysis and Development Potential http://www.ci.chanhassen.mn.us/serv/comdev/retail/complete.pdf Carver County Community Development Agency http://www.carvercda.org/ Facebook http://www.facebook.com/pages/Chanhassen-MN/City-of-Chanhassen- Minnesota/74951569087#/pages/Chanhassen-MN/City-of-Chanhassen-Minnesota/74951569087 Community Profile http://www.mnpro.com/home.asp?TargetFile=detailc.asp?PK_City=133 STATISTICS & TRENDS PULATIONO Chanhassen Population PERCENTMETDWELLING NUMBERINCREASE INCREASECOUNCILUNITS 1990CENSUS11,7324,387 1995ESTIMATE 15,5883,85633% 5,641 2000CENSUS20,3214,73330% 7,288 2005ESTIMATE 23,6523,33116%22,512 8,595 2010ESTIMATE 24,6991,0474%27,500 8,965 2015PROJECTION26,7602,0618% 9,753 2020PROJECTION 28,8372,0778%34,500 10,768 2025PROJECTION 30,9142,0777% 11,889 2030PROJECTION 32,9902,0767%38,000 13,126 Planning Division Feb. 2010 4/20/2010 2008 2006 2004 2002 2000 1998 1996 1994 1992 1990 1988 1986 1984 1982 1980 1978 1976 1974 NumberNumber RESIDENTIAL DEVELOPMENT STATISTICS Final PlatGROSSROWWETLAND/MISC.PARKNETTOTALGROSSNET PROJECT NAMEApprovedACRESACRESPRIMARYACRESLANDACRESUNITSDENSITYDENSITY POND ACRES SINGLE-FAMILY DETACHED Highlands of Lake St. Joe 360.411.54024.0633 0.92 1.37 Windmill Run 17.923.370 014.5535 1.95 2.41 Royal Oaks Estates 132.20 010.823 1.77 2.13 Lotus Lake Woods 4.470.320.3 03.857 1.57 1.82 Oaks at Minnewashta 35.8393 815.8345 1.26 2.84 Tower Heights 7.10.60 06.513 1.83 2.00 Shenandoah Ridge 11.53.50 0820 1.74 2.50 Church Road 3.300 03.34 1.21 1.21 TJO 1.0600 01.063 2.83 2.83 Minger Addition 9.952.080 0.157.7217 1.71 2.20 Minnewashta Landings 19.71.70 01827 1.37 1.50 Olivewood 25.954.614.8 06.558 0.31 1.22 Shadow Ridge 15.992.151.9 011.9417 1.06 1.42 Mission Hills/Single-family 7.100 07.116 2.25 2.25 Woodridge Heights 37.93.676.7 027.5346 1.21 1.67 Creekside 39.54.25.7 524.644 1.11 1.79 Brenden Pond 23.33.67.2 012.521 0.90 1.68 Pointe Lake Lucy 18.151.635.62 010.919 1.05 1.74 Hobens Wild Woods Farm 1.8700 01.873 1.60 1.60 Forest Meadows 20.22.20 51319 0.94 1.46 Meadows at Longacres 951024 061112 1.18 1.84 Trotters Ridge 32.57.445.6 019.4649 1.51 2.52 Willow Ridge 30.348.39 017.9137 1.22 2.07 Stone Creek 8110.040.96 862141 1.74 2.27 Ithilien Addition 91.80.906.3171.89 2.70 Bluff Creek Estates 61.457.919.7033.8578 1.27 2.30 Woods at Longacres 96.7713.110.87 072.8115 1.19 1.58 Springfield 80.820.20.5 5.354.8134 1.66 2.45 Lake Lucy Estates 16.362.084.86 09.4217 1.04 1.80 Knob Hill 8.351.10.66 06.5912 1.44 1.86 Dempsey Addition 5.110.040.96 04.117 1.36 1.70 The Frontier 8.90.090.2 08.619 1.01 1.05 Oak Ridge of Lake Minnewashta 11.82.10 09.723 1.95 2.37 Slather Additio1.2200 n 01.222 1.64 1.64 Melody Hill 4.570.730 03.8410 2 .10 2.60 Arundel 1.3200 01.322 1 .52 1.52 Rice Lake Manor Estates 7.0601.24 05.822 0 .28 0.34 Rook Place 1.0800 01.082 1 .85 1.85 Black Walnut Acres 3.2800 03.281 0 .30 0.30 Song Addition 8.301.75 06.551 0 .12 0.15 Highover Addition 48.9913.832.83 032.3354 1 .10 1.67 Monson, Sunridge Addition 500 052 0 .40 0.40 Lynmore Addition 7/12/19996.390.832.12 0.642.88 1 .25 2.86 Eric Peterson 6.3203.59 02.732 0 .32 0.73 Nickolay 3.700.91 02.792 0 .54 0.72 Brozorick 1.4400 01.442 1 .39 1.39 Smith Hill Addition 5/10/19991.3300 01.332 1 .50 1.50 Arrowhead Development 10/23/20000.9100 00.912 2 .20 2.20 Sandy Point 12/13/19991.4700 01.472 1 .36 1.36 Marsh Glen 7/24/200013.411.451.91 010.0519 1 .42 1.89 Lucas Igel Addition 7/23/20011.0900 01.092 1 .83 1.83 Summerfield 2nd Addition 10/23/200050.950 04.0510 2 .00 2.47 Arvidson's Addition 11/27/20002.4700 02.474 1 .62 1.62 White Oak Addition 10/9/20003.40.60 02.85 1 .47 1.79 Ashling Meadows 4/9/200140.036.39 4.780028.8651 1 .27 1.77 Big Woods 8/27/20016.31.1 0005.29 1 .43 1.73 Tristan Heights 6/11/20011.150 0001.152 1 .74 1.74 Lake Lucy Ridge 5/28/200218.572.47.16 9.0117 0 .92 1.89 Knob Hill 2nd 7/22/20027.591.220.57005.891.19 1.55 Hidden Creek Estates 7/22/200222.2838.50 010.7820 0.90 1.86 Vasserman Ridge 7/22/200268.768.69 27.921.94030.2184 1.22 2.78 Boyer Lake Minnewashta Add. 8/26/200213.591.262.343.25 6.7410 0.74 1.48 Willow Ridge 3rd Addition 5/28/20022.090 0002.092 0.96 0.96 Page 1 of 2 RESIDENTIAL DEVELOPMENT STATISTICS Final PlatGROSSROWWETLAND/MISC.PARKNETTOTALGROSSNET PROJECT NAMEApprovedACRESACRESPRIMARYACRESLANDACRESUNITSDENSITYDENSITY Coutryside 6/14/20045.931.020.584.3310 1 .69 2.31 Burlewood 12/8/20035.171.753.429 1 .74 2.63 Walnut Grove 2nd 6/14/20043.090.51.11.494 1 .29 2.68 Settlers West 7/12/200444.564.17016.1324.2648 1 .08 1.98 Kenyon Bluff 4/12/20042.160.240.371.553 1 .39 1.94 Lotus View Addition 1/10/20052.832.832 0 .71 0.71 Frontier 2nd Addition 8/23/20042.61002.615 1 .92 1.92 Hidden Creek Meadows 6/13/200519.242.025.9611.2621 1 .09 1.87 Pinehurst 3/14/200527.624.280.1423.241 1 .48 1.77 Yoberry Farm (Highcrest) 4/11/200535.795.544.530.3925.3357 1 .59 2.25 Crestview 5/9/20053.360.62.765 1 .49 1.81 John Henry 4/11/20051.191.193 2 .52 2.52 Fox Den 4/25/20052.770.642.136 2 .17 2.82 Lake Harrison 7/12/2005626.1720.91.534.4228.9838 0 .61 1.31 Frontier 3rd Addition 7/25/20050.770.772 2 .60 2.60 Minnewahsta Creek Hills 8/22/20051.41.43 2 .14 2.14 Harvieux Addition 9/29/20051.9900001.993 1 .51 1.51 Bluff Creek Twinhomes VOID Stonefield 4/10/200617.632.2315.430 1 .70 1.95 Christianson Sub #05-44 4/10/20061.051.052 1 .90 1.90 Eidness Metes & Bounds 1/23/20062.182.182 0 .92 0.92 Peterson Property (Pioneer Pass) 9/25/2006120.7457.2120.739.974.7228.1181 0 .67 2.88 Boulder Cove 9/25/200613.691.951.2310.5139 2 .85 3.71 The Arbors 4/9/200719.833.050.915.8822 1 .11 1.39 Gauer 4/23/20071.091.092 1 .83 1.83 Lotus Woods 7.60.90.290.55.91111.451.86 Apple Tree Estates 6/8/20097.431.040.655.7470.941.22 Senn Metes & Bounds 23-Mar-093.663.6620.550.55 SUBTOTAL257.36 1,612.62 260.87 16.69 58.25 1,019.45 1,969.00 PERCENT 16.2%16.0%1.0%3.6%63.2%AVG1.22 1.93 MULTI-FAMILY Mission Hills/Multi-family 47.1811.65.87029.71208 4 .41 7.00 Autumn Ridge 28.134.290 023.84140 4 .98 5.87 Oak Pond/Oak Hills 24.192.091.8 020.3141 5 .83 6.95 Prairie Creek Townhomes 4.600 04.624 5 .22 5.22 Powers Place 9.700 09.748 4 .95 4.95 Lake Susan Hills Townhomes 7.2900 07.2934 4 .66 4.66 Centennial Hills 2.200 02.265 2 9.55 29.55 North Bay 52.12.928.66 26.3814.1476 1 .46 5.37 Townhomes at Creekside 7.032.181 0.213.6425 3 .56 6.87 Walnut Grove (sf, sm lot + twnhouses 05/27/9749.86.810.2 042.79247 4 .96 5.77 Lake Susan Apartment Homes 6/28/19999.900 09.9162 1 6.36 16.36 Powers Ridge Apartments 12/11/200021.3401 020.34344 1 6.12 16.91 Arboretum Village 5/14/2001120.9321.59 26.292.916.953.25342 2 .83 6.42 Presbyterian Homes 10/14/20025.110 0.3004.81161 3 1.51 33.47 Building C Villages on the Ponds 10/14/20023.190 0102.1945 1 4.11 20.55 Highlands on Bluff Creek 6/15/20046.520.861.8 3.8616 2 .45 4.15 Liberty on Buff Creek 3/27/200691.0211.4540.06 39.51444 4 .88 11.24 Liberty at Creekside 36.012.4419.60.43 13.54146 4 .05 10.78 The Preserve 6/26/200679.8610.8534.310.35 34.35153 1 .92 4.45 Gateway Place 2/27/20066.20.250.380 5.5748 7 .74 8.62 SouthWest Village 2.7731.547 0001.22633 1 1.90 26.92 Lakeside 10/23/200626.291.740.95 23.6231 8 .79 9.79 SUBTOTAL 641.36380.617142.224.6843.49370.356 3,133 PERCENT 12.6%22.2%0.7%6.8%57.7%AVG 4 .88 8.46 TOTALS399.58 2,253.98 341.49 21.37 101.74 1,389.81 5,102 PERCENT 15.2%17.7%0.9%4.5%61.7%AVG 2 .26 3.67 Page 2 of 2 LOT INFORMATION PROJECT NAMEFinal PlatTOTALVACANTCONSTRUCTED200820092010 ApprovedUNITS/LOTSLOTS/UNITSUNITSPERMITSPERMITSPERMITS SINGLE-FAMILY DETACHED Previous Plats and Parcels571 Minnewashta Landings 27 14 13 Olivewood 8 1 7 Brenden Pond 21 211 - Pointe Lake Lucy 19 2 17 Forest Meadows 19 1 18 Knob Hill 12 1 111 The Frontier 9 3 6 Lynmore Addition7/12/1999 8 2 6 Big Woods8/27/2001 9 2 7 Lake Lucy Ridge5/28/2002 17 1 16 Knob Hill 2nd7/22/2002 9 3 6 Vasserman Ridge7/22/2002 84 24 60 Boyer Lake Minnewashta Add.8/26/2002 10 2 8 Settlers West7/12/2004 48 15 33222 Kenyon Bluff4/12/2004 3 2 11 Lotus View Addition1/10/2005 2 1 1 Frontier 2nd Addition8/23/2004 5 3 2 Hidden Creek Meadows6/13/2005 21 16 531 Pinehurst3/14/2005 41 25 16262 Highcrest (Yoberry Farm )4/11/2005 5714431273 Crestview5/9/2005 5 1 41 John Henry4/11/2005 3 2 1 Lake Harrison7/12/2005 38 27 11512 Frontier 3rd Addition7/25/2005 2 1 1 Minnewahsta Creek Hills8/22/2005 3 3 - Harvieux Addition9/29/2005 3 1 2 Stonefield4/10/2006 30 8 223 The Arbors4/9/2007 22 19 3 Gauer4/23/2007 2 1 1 The Preserve6/26/2006 67 19 488233 Apple Tree Estates6/8/2009 7 5 21 - SUBTOTAL SINGLE-FAMILY 611 219 392 2 8 7 1 1 5 PERCENT 35.8% Preliminary approval or not recorded Peterson Property (Pioneer Pass)9/25/2006 81 81 - Boulder Cove9/25/2006 39 39 - The Preserve6/26/2006 86 86 - SUBTOTAL SINGLE-FAMILY 206 206 - TOTAL SINGLE-FAMILY 817 425 392 2 8 7 1 1 5 PERCENT 52.0% MULTI-FAMILY Walnut Grove (sf, sm lot + twnhou05/27/97247 1 246 Highlands on Bluff Creek6/15/2004 16 4 12 Liberty on Bluff Creek3/27/2006444 196 24838144 Lakeside Townhouses10/23/2006 64 36 28 SUBTOTAL MULTI-FAMILY 771 237 534 3 8 1 4 4 PERCENT30.7% Site Plan Approval, but not constructed or platted Building C Villages on the Ponds10/14/2002 45 45 - Liberty at Creekside 146 146 - SouthWest Village 33 33 - Lakeside Condos10/23/2006169 169 - Powers Ridge Apartments 12/11/2000164 164 - SUBTOTAL MULTI-FAMILY 557 557- - - TOTAL MULTI-FAMILY 1,328 794 534 3 8 1 4 4 PERCENT59.8% TOTAL RESIDENTIAL 2,145 1,219 926 6 6 8 5 1 9 PERCENT56.8% DEVELOPMENT FEES îðïðÜÛÊÛÔÑÐÓÛÒÌÚÛÛÍ Ë°¼¿¬»¼ðïñðëñïð ×òÝÑÔÔÛÝÌÛÜÉ×ÌØÌØÛÜÛÊÛÔÑÐÓÛÒÌÝÑÒÌÎßÝÌ ßÜÓ×Ò×ÍÌÎßÌ×ÑÒÚÛÛ ñøÃ«£`«ª£ñøÃ«£`«ª£_ª ñøÆÃ«£`«ª££`x3Ë444Ë444 ±Æªx/44Ë444x/44Ë444ªx3Ë444Ë444 íû±º·³°®±ª»³»²¬½±¬îû±º·³°®±ª»³»²¬½±¬îòëûº±®¬¸»º·®¬üïôðððôðððõïòëû±º¬¸»½±¬±ª»®üïôðððôððð ÍËÎÚßÝÛÉßÌÛÎÓßÒßÙÛÓÛÒÌÚÛÛÍøÍÉÓÐ÷ Þ¿»¼±²¬¸»¿®»¿±º¼»ª»´±°¿¾´»´¿²¼òË²¼»ª»´±°»¼¿®»¿ø©»¬´¿²¼÷ô°«¾´·½°¿®µ¿²¼¼»ª»´±°³»²¬¬¸¿¬¸¿ª»¿´®»¿¼§¾»»² ½¸¿®¹»¼¿®»»¨»³°¬º®±³¬¸»º»»ò Ì§°»±ºÜ»ª»´±°³»²¬É¿¬»®Ï«¿´·¬§Ú»» É¿¬»®Ï«¿²¬·¬§Ú»» Í·²¹´»Ú¿³·´§üîôëìðñ¿½®»üíôêìðñ¿½®» 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