CC Staff Report 5-9-05
CITY OF
CHANHASSEN
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Administration
Phone: 952.227.1100
Fax: 952.227.1110
Building Inspections
Phone: 952.227.1180
Fax: 952.227.1190
Engineering
Phone 952.227.1160
Fax 952.227.1170
Finance
Phone 952.227.1140
Fax: 952.227.1110
Park & Recreation
Phone: 952.227.1120
Fax: 952.227.1110
Recreation Center
2310 Coulter Boulevard
Phone: 952.227.1400
Fax: 952.227.1404
Planning &
Natural Resources
Phone: 952.227.1130
Fax 952.227.1110
Public Works
1591 Park Road
Phone 952.227.1300
Fax: 952.227.1310
Senior Center
Phone 952.227.1125
Fax: 952.227.1110
Web Site
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MEMORANDUM
TO:
Todd Gerhardt, City Manager
FROM:
Bob Generous, Senior Planner~1
é2
May 9,2005 ..-
DATE:
SUBJ:
Final Plat Approval for Crestview
Planning Case No. 05-02
PROPOSALS~RY
The applicant is requesting final plat approval for Crestview creating five lots and
light-of-way for a public street with a five-foot front yard setback valiance for
Lots 1 and 5. The proposal includes approximately 3.37 acres. The development
complies with the Single-Family Residential (RSF) Distlict regulations. Staff is
recommending approval of the subdivision with the five-foot front yard setback
valiance for Lots 1 and 5.
BACKGROUND
On March 14,2005, the Chanhassen City Council approved the following:
A five-lot subdivision (preliminary plat) with valiances for a reduced light-of-way
(50 feet), plans prepared by Terra Engineeling, Inc., dated 11/22/04, revised
12/7/04,2/21/05, and 2/28/05, and subject to the following conditions:
1. The developer shall include a sidewalk along the south side of the extension of
Crestview Dlive and a trail from the end of the cul-de-sac between Lots 2 and 3
to the school property located west of the site. The developer shall provide an
easement for the sidewalk within Lots 3 and 4.
*This condition still applies.
2. The developer shall dedicate a 20 foot trail easement and construct an 8 foot
wide trail from Crestview Dlive to the west property line between Lots 2 and 3,
Block 1 to accommodate the pedestlian access to the Middle School site.
*This condition still applies.
3. A final grading plan and soils report must be submitted to the Inspections
Division before building permits will be issued.
* This condition still applies.
The City of Chanhassen . A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A gmat place to live, work, and play.
Final Plat - Crestview
Planning Case 05-02
May 9, 2005
Page 2
4. Separate water and sewer services must be provided for each lot.
* This condition still applies.
5. No burning permits will be issued for trees to be removed. Trees and shrubs must either be
removed from site or chipped.
* This condition still applies.
6. A lO-foot clear space must be maintained around fire hydrants, i.e., street lamps, trees, shrubs,
bushes, Xcel Energy, Qwest, cable TV and transformer boxes. This is to ensure that fire
hydrants can be quickly located and safely operated by firefighters. Pursuant to Chanhassen
City Ordinance #9-1.
* This condition still applies.
7. Fire apparatus access roads and water supply for fire protection is required to be installed. Such
protection shall be installed and made serviceable pIior to and duIing the time of construction
except when approved alternate methods of protection are provided. Temporary street signs
shall be installed on each street intersection when construction of the new roadway allows
passage by vehicles. Pursuant to 2002 Minnesota Fire Code Section 501.4. A minimum of two
overstory deciduous trees shall be required in the front yard of each lot.
* This condition still applies.
8. A minimum of two overs tory deciduous trees shall be required in the front yard of each lot.
* This condition still applies.
9. The developer shall be responsible for installing all landscape mateIials proposed in rear and
side yard areas.
* This condition still applies.
10. Tree preservation fence shall be installed at the edge of the grading limits prior to any
constructi on.
* This condition still applies.
11. All trees shown as preserved and outside of the grading limits as shown on plans dated 11/22/04
shall be saved. Any trees removed in excess of proposed tree preservation plans will be
replaced at a ratio of 2: 1 diameter inches.
* This condition shall be modified as follows: All trees shown as preserved and outside of the
Final Plat - Crestview
Planning Case 05-02
May 9, 2005
Page 3
grading limits as shown on plans dated 04/07/05 shall be saved. Any trees removed in excess
of proposed tree preservation plans will be replaced at a ratio of 2: 1 diameter inches.
12. Erosion control blanket shall be installed on all slopes greater than or equal to 3:1. All exposed
soil areas shall have temporary erosion protection or permanent cover year round, according to
the following table of slopes and time frames:
Time
(maximum time an area can remain unvegetated
Type of Slope when area is not actively being worked)
Steeper than 3:1 7 Days
10:1 to 3:1 14 Days
Flatter than 10: 1 21 Days
These areas include constructed storm water management pond side slopes, any exposed soil
areas with a positive slope to a storm water conveyance system, such as a curb and gutter
system, storm sewer inlet temporary or permanent drainage ditch or other man made systems
that discharge to a surface water.
* This condition still applies.
13. Daily scraping and sweeping of public streets shall be completed anytime construction site soil,
mud, silt or rock is tracked or washed onto paved surface or street that would allow tracked
materials or residuals of that mateIial to enter the storm water conveyance system.
* This condition still applies.
14. Construction site access points shall be minimized to controlled access points with rock
entrance and exit pads installed and maintained throughout construction.
* This condition still applies.
15. Based on the proposed developed area of 3.36 acres, the estimated total SWMP fee, due
payable to the City at the time of final plat recording is $12,761.
* This condition still applies.
16. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Riley-Purgatory-Bluff-Creek Watershed DistIict, Metropolitan Council Environmental
Services, Minnesota Pollution Control Agency (NPDES Phase II Construction Permit),
Minnesota Department of Natural Resources (for dewateIing), and Minnesota Department of
Health) and comply with their conditions of approval.
* This condition still applies.
Final Plat - Crestview
Planning Case 05-02
May 9, 2005
Page 4
17. The storm sewer must be designed for a lO-year, 24-hour storm event. Submit storm sewer
sizing cales and drainage map for staff review and approval at time of final plat.
* This condition has been met.
18. On the grading plan:
a. Add a note to remove the existing dIiveway access of Lot 1.
b. Show the benchmark used for the site survey.
c. Add a legend.
* This condition has been met.
19. If imp0l1ing or exp0l1ing material for development of the site is necessary, the applicant will be
required to supply the City with a detailed haul route and traffic control plan.
* This condition still applies.
20. The sanitary sewer and water hookup charges will be applicable for each of the new lots. The
2005 trunk hookup charge is $1,458 for sanitary sewer and $2,955 for watermain. Sanitary
sewer and watermain hookup fees may be specially assessed against the parcel at the time of
building permit issuance. All of these charges are based on the number of SAC units assigned
by the Met Council.
* This condition shall be modified as follows: The sanitary sewer and water hookup charges
will be applicable for each of the new lots. The 2005 trunk hookup charge is $1,458 for
sanitary sewer and $2,955 for watermain. Sanitary sewer and watermain hookup fees may be
specially assessed against the parcel at the time of building permit issuance. All of these
charges are based on the number of SAC units assigned by the Met Council and are due at the
time of building permit issuance.
21. Public utility improvements are required to be constructed in accordance with the City's latest
edition of Standard Specifications and Detail Plates. Detailed construction plans and
specifications must be submitted at time of final plat for review. The applicant is also required
to enter into a development contract with the City and supply the necessary financial secuIity in
the form of a letter of credit or cash escrow to guarantee installation of the improvements and
the conditions of final plat approval.
* This condition still applies.
22. In conjunction with the final plat approval, the developer shall vacate the existing Crestview
DIive Iight-of-way dedicated as part of the Shively Addition.
* This condition still applies and must be done pIior to recording the final plat.
Final Plat - Crestview
Planning Case 05-02
May 9, 2005
Page 5
23. Full park fees shall be collected at the rate in force at the time of final plat.
* This condition shall be modified as follows: Park fees, in the amount of $16,000.00, shall
be paid prior to recording the final plat.
24. The applicant will work with staff to shift the cul-de-sac to the east.
* This condition no longer applies. Staff determined that the shifting of the cul-de-sac did not
lead to an increase in tree preservation. The house pad would still have to be located deeper in
the lot to accommodate the housing proposed. The applicant has also eliminated the front yard
setback variance requests for Lots 2, 3 and 4, Block 1.
25. Add the following City Detail Plates: 1002, 1004, 1005, 1006,2001,2002,2101,2109,2110,
2201,3101, 3102, 5200, 5203, 5214,5215, 5300, 5301, and 5302A.
* This condition has been met. The applicant will grant an extension for decision on the
variance until final plat returns for approval.
*This condition has been met.
The valiance request for the front yard setback is being held in abeyance until final plat review.
In order for the City to approve the setback valiance, the developer was required to show that the
front yard setback valiance will lead to additional tree protection as well as not having a negative
impact on the street appearance, especially the crowding of the houses at the cul-de-sac.
The applicant has determined that the valiance for the lots on the cul-de-sac, Lots 2, 3 and 4, Block
1, would not work and has eliminated the front yard setback valiance requests for those lots. Staff
has reviewed the proposed variance for Lots 1 and 5, Block 1. These valiances work together to
provide additional tree preservation on Lot 5, Block 1, since additional tree preservation is being
provided through the variance. Therefore, staff is recommending approval of the front yard setback
variance for Lots 1 and 5, Block 1, Crestview.
FINAL PLAT REVIEW
PROPOSAL SUMMARY
The applicant is requesting final plat approval for five lots with a front yard setback valiance for
Lots 1 and 5 and associated right-of-way for a public street, Crestview Addition.
GRADING. DRAINAGE & EROSION CONTROL
The existing site has tree cover over approximately 2+ acres of area. The plans propose to grade
about 60% of the site for the new house pads and a proposed public street with a cul-de-sac. The
proposed grading will prepare the site for walk-out house pads. While most of the disturbed area
will be filled, the applicant is doing a nice job of matching the existing grades in the rear house-
Final Plat - Crestview
Planning Case 05-02
May 9, 2005
Page 6
pads. Drainage swales have been proposed along the sides of the houses to maintain the
neighborhood drainage pattern through the property.
The existing site drainage is encompassed within one drainage area. The site drains off site to
the southwesterly corner of the parcel and through the proposed Pinehurst development. Under
developed conditions, the applicant is proposing to capture the street drainage, all of the front-
yard drainage, and a large portion of the rearyard drainage from the lots. This stormwater will be
conveyed via storm sewer through the Pinehurst development and to a NURP pond within the
Pinehurst development. The Pinehurst pond has been sized for this site. As such, no further
ponding is required. The proposed storm sewer must be designed for a lO-year, 24-hour storm
event. Storm sewer sizing calculations have been submitted for staff review. Drainage and
utility easements will be required over all off-street storm sewer and drainage swales.
Proposed erosion control must be developed in accordance with the City's Best Management
Practice Handbook (BMPH). Silt fence has been shown around the grading limits of the site.
Tree preservation fencing must be installed at the limits of tree removal. All disturbed areas, as a
result of construction, must be seeded and mulched or sodded immediately after grading to
minimize erosion. A 75-foot minimum rock construction entrance must be added to the entrance
that will be accessed duling construction. If importing or exporting matelial for development of
the site is necessary, the applicant will be required to supply the City with a detailed haul route
and traffic control plan.
Based on the review of the plans, staff is recommending that the following conditions be added:
1. A temporary diversion berm shall be installed along the north edge of the property to divert
run-on from the north (Murray Hill Road) to the west to keep the storm water in existing
vegetated areas.
2. The applicant shall work with staff to locate CB-2 in an area that will optimize its
effectiveness in intercepting runoff from the north (Murray Hill Road).
3. Silt fence shall be installed curbside following street paving and shall be maintained in place
duling home construction.
4. A detail for inlet control of CB-2 and CB-43A shall be provided since the proposed Wimco
inlet control will only work for CB-1. The applicant shall work with staff to select the most
approp11ate inlet control (possibly a Wimco-type inlet control to fit the round casting or
heavy duty mono-mono silt fence with 4 foot spacing of metal T-posts and a 2 foot high, 2
foot wide 1 1/2 inch clear rock berm around the silt fence).
UTILITIES
The plans propose on extending sewer and water from Hemlock Lane on the southeast corner of
the parcel. Watermain will be stubbed east of the site in Crestview Dlive for future looping
Final Plat - Crestview
Planning Case 05-02
May 9, 2005
Page 7
purposes. Overall, the utility layout works well. Upon completion of the utility improvements,
the utilities will be turned over to the City of Chanhassen for maintenance and ownership.
According to the City's Finance Department records, the underlying property has been previously
assessed and those assessments have been paid. Since the developer will be responsible for
extending lateral sewer and water service to the lots, the sanitary sewer and water connection
charges will be waived. However, the sanitary sewer and water hookup charges will still be
applicable for each of the new lots. The 2005 trunk hookup charge is $1,458 for sanitary sewer
and $2,955 for watermain. Sanitary sewer and watermain hookup fees may be specially assessed
against the parcel at the time of building permit issuance. All of these charges are based on the
number of SAC units assigned by the Met Council and are due at the time of building permit
Issuance.
Public utility improvements are required to be constructed in accordance with the City's latest
edition of Standard Specifications and Detail Plates. Detailed construction plans and
specifications have been submitted for staff review. The applicant is also required to enter into a
development contract with the City and supply the necessary financial seculity in the form of a
letter of credit or cash escrow to guarantee installation of the improvements and the conditions of
final plat approval. Permits from the appropriate regulatory agencies will have to be obtained,
including but not limited to the MPCA, Department of Health, and Watershed Distlict.
STREETS
The plans propose on accessing the lots via a public street from the southeast corner of the parcel
off Hemlock Lane and from the east off Crestview Drive. The oliginal plat had a street light-of-
way of 50-feet for the extension of Crestview Drive ending with a 50-foot light-of way radius
cul-de-sac. The applicant is proposing to keep the 50-foot wide light-of-way for Crestview and
Hemlock Lane. Staff is fine with this right-of-way valiance. Both streets meet required
pavement width sizes of 31-feet from back-of-curb to back-of-curb.
Cunently, Crestview Drive ends just east of the site with a nonstandard, 80' x 100' square cul-de-
sac. With the development of this site, Crestview will be extended and the cul-de-sac location
will be moved to the western end of the street. As such, the existing square turnaround area will
be removed and downsized to match the proposed street width. The disturbed area will be
restored with sod and the excess light-of-way will be vacated.
Based on recent discussions with the Minnetonka Middle School just west of the property, the
applicant has proposed a bituminous trail between Lots 2 and 3. This trail will run from the cul-
de-sac to the western property line of the development. The trail will be allowed to be 8-feet
wide in accordance with prior approvals.
Final Plat - Crestview
Planning Case 05-02
May 9, 2005
Page 8
COMPLIANCE TABLE
Area (square feet) Frontage (feet) Depth (feet) Setback (feet)
Code 15,000 90 125 Front - 30, side - 10,
rear - 30
Lot 1, Block 1 50,233 279 178 25 *, 10,30
Lot 2, Block 1 18,568 63.5 @ 132 30, 10, 30
Lot 3, Block 1 22,282 57.3 @ 129 30, 10, 30
Lot 4, Block 1 15,435 106 146 30, 10, 30
Lot 5, Block 1 16,404 123 140 25 *, 10, na
ROW 23,945
Total 146,867
Average Lot Size 24,590
* Requesting five-foot front yard setback valiance.
@ Meets or exceeds the 90 foot width at the 30 foot building setback.
RECOMMENDATION
Staff recommends that the City Council adopt the following motion:
"The Chanhassen City Council approves the Final Plat for Crestview Addition creating five lots and
associated right-of-way for public streets (plans prepared by Terra Engineering, Inc.) with a five-
foot front yard setback valiance for Lots 1 and 5 subject to the following conditions:
1. The developer shall include a sidewalk along the south side of the extension of Crestview Drive
and a trail from the end of the cul-de-sac between Lots 2 and 3 to the school property located
west of the site. The developer shall provide an easement for the sidewalk within Lots 3 and 4.
2. The developer shall dedicate a 20 foot trail easement and construct an 8 foot wide trail from
Crestview DIive to the west property line between Lots 2 and 3, Block 1 to accommodate the
pedestrian access to the Middle School site.
3. A final grading plan and soils report must be submitted to the Inspections Division before
building permits will be issued.
4. Separate water and sewer services must be provided for each lot.
5. No burning permits will be issued for trees to be removed. Trees and shrubs must either be
removed from site or chipped.
6. A lO-foot clear space must be maintained around fire hydrants, i.e., street lamps, trees, shrubs,
bushes, Xcel Energy, Qwest, cable TV and transformer boxes. This is to ensure that fire
Final Plat - Crestview
Planning Case 05-02
May 9, 2005
Page 9
hydrants can be quickly located and safely operated by firefighters. Pursuant to Chanhassen
City Ordinance #9-1.
7. Fire apparatus access roads and water supply for fire protection is required to be installed. Such
protection shall be installed and made serviceable prior to and during the time of construction
except when approved alternate methods of protection are provided. Temporary street signs
shall be installed on each street intersection when construction of the new roadway allows
passage by vehicles. Pursuant to 2002 Minnesota Fire Code Section 501.4. A minimum of two
overstory deciduous trees shall be required in the front yard of each lot.
8. A minimum of two overstory deciduous trees shall be required in the front yard of each lot.
9. The developer shall be responsible for installing all landscape matelials proposed in rear and
side yard areas.
10. Tree preservation fence shall be installed at the edge of the grading limits plior to any
construction.
11. All trees shown as preserved and outside of the grading limits as shown on plans dated 04/07/05
shall be saved. Any trees removed in excess of proposed tree preservation plans will be
replaced at a ratio of 2: 1 diameter inches.
12. Erosion control blanket shall be installed on all slopes greater than or equal to 3: 1. All exposed
soil areas shall have temporary erosion protection or permanent cover year round, according to
the following table of slopes and time frames:
Time
Type of (maximum time an area can remain unvegetated
Slope when area is not actively bein2; worked)
Steeper
than 3: 1 7 Days
10: 1 to 3: 1 14 Days
Flatter
than 10: 1 21 Days
These areas include constructed storm water management pond side slopes, any exposed soil
areas with a positive slope to a storm water conveyance system, such as a curb and gutter
system, storm sewer inlet temporary or permanent drainage ditch or other man made systems
that discharge to a surface water.
13. Daily scraping and sweeping of public streets shall be completed anytime construction site soil,
mud, silt or rock is tracked or washed onto paved surface or street that would allow tracked
materials or residuals of that material to enter the storm water conveyance system.
Final Plat - Crestview
Planning Case 05-02
May 9, 2005
Page 10
14. Construction site access points shall be minimized to controlled access points with rock
entrance and exit pads installed and maintained throughout construction.
15. Based on the proposed developed area of 3.36 acres, the estimated total SWMP fee, due
payable to the City at the time of final plat recording is $12,761.
16. The applicant shall apply for and obtain permits from the appropliate regulatory agencies (e.g.,
Riley-Purgatory-Bluff-Creek Watershed Distlict, Metropolitan Council Environmental
Services, Minnesota Pollution Control Agency (NPDES Phase II Construction Permit),
Minnesota Department of Natural Resources (for dewatering), and Minnesota Department of
Health) and comply with their conditions of approval.
17. If imp0l1ing or exporting matelial for development of the site is necessary, the applicant will be
required to supply the City with a detailed haul route and traffic control plan.
18. The sanitary sewer and water hookup charges will be applicable for each of the new lots. The
2005 trunk hookup charge is $1,458 for sanitary sewer and $2,955 for watermain. Sanitary
sewer and watermain hookup fees may be specially assessed against the parcel at the time of
building permit issuance. All of these charges are based on the number of SAC units assigned
by the Met Council and are due at the time of building permit issuance.
19. Public utility improvements are required to be constructed in accordance with the City's latest
edition of Standard Specifications and Detail Plates. Detailed construction plans and
specifications must be submitted at time of final plat for review. The applicant is also required
to enter into a development contract with the City and supply the necessary financial seculity in
the fOlm of a letter of credit or cash escrow to guarantee installation of the improvements and
the conditions of final plat approval.
20. In conjunction with the final plat approval, the developer shall vacate the existing Crestview
Drive right-of-way dedicated as part of the Shively Addition.
21. Park fees, in the amount of $16,000.00, shall be paid prior to recording the final plat.
22. A temporary di version berm shall be installed along the north edge of the property to divert
run-on from the north (Murray Hill Road) to the west to keep the storm water in existing
vegetated areas.
23. The applicant shall work with staff to locate CB-2 in an area that will optimize its
effectiveness in intercepting runoff from the north (Murray Hill Road).
24. Silt fence shalI be installed curbside following street paving and shall be maintained in place
during home construction.
25. A detail for inlet control of CB-2 and CB-43A shall be provided since the proposed Wimco
inlet control will only work for CB-l. The applicant shall work with staff to select the most
Final Plat - Crestview
Planning Case 05-02
May 9, 2005
Page 11
appropliate inlet control (possibly a Wimco-type inlet control to fit the round casting or
heavy duty mono-mono silt fence with 4 foot spacing of metal T -posts and a 2 foot high, 2
foot wide 1 1/2 inch clear rock berm around the silt fence)."
A IT ACHMENTS
1. Final plat.
2. Letter from Peter J. Knaeble to Bob Generous dated Apli125, 2005.
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FROM TERRA ENGINEERING INC.
F8X NO.
763-512-0717
Apr. 26 2005 12:46PM P1
TERRA EN.~.INEERING, INC.
..' . . .
. .
.. . . . . .
CIVIL ENGINEERING:· LAND PL.Ä.NNING · CONSULTING '.
..,' 0'.
" ..
:6001 Glenwood Ave.
Mínneapolis, 'Minnesota .55422
.' Phone:'7ß'3-5~3-9325
Fax: 763-512-0717
. ....
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April 25, 20Q5
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, Bob <;Jerietous
City of Chanba.Ssen ~
7700 Mârket.Blyd.,. .
Chanhassen. MN 553 '17
(fax 952~937.,5739).· .
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Re:Sétback Vadanc¢ Narrative
Crestview .
. Chanhas$en,'MN,'
TE #04-108:
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. Dear Bob: . .
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As we discµssed. ~e'ai-e no~ oDly r~questing··a'.25'. fi-ont setback ~äriarice'foriotl~an,d' à'
i5~ ftoiit ~dsidesétba.ckfor Lot 5', We d~t~imiried that 25' "front setbacks wot:!J.dno(be .
requi¡:ed or appropriat.e on' Lots ,2-4 bécausethe larger housesWiU ~eed ~o b~ setba'ck at '.
JeaSt;30~ ïTom th~ fiont pröpertY JirÌe; The '25.', Síde:.yai-d setback for.Lot 5 31iowed us to
aCcolpmodàt~:iþe. 20' trail eaSement. betWe~n·tots 2, and· 3; þ~' the .City~ s request: ......
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'We ~. still i-equ~'sting th~ 25; ft~~t'·setbacks fo~ L~~s:.{ and' 5 becaus~ thi~' wHi allp~; th~. - .
',ne,:" ~ome .~n Lot 5 (as'sho:WU on the Grading ~lantto' ?e 'sited 1 Q' furth~r·to.·the north~
This 10' shift tothe'north will allow US to save. at leas.t eight significant trees that-were .. ,
identiñed0n,our.~süiveyf and'approximately 2400' ofadditióIÍalsiiè grading aiè<i. The
n~vîsed,Gràding P1ari also. shows toot. our gràdihg"ånd tree:remova11iffiit 9IÎ Lot 5 îsless
'ih~tlle~.City~·s 10"S' typical iot gra.d1rig·liffiit. 'The25~. fÌ'cmt'seiback'for:L~t l'hasà ·vêry. .
.' ,in~ignificanivisua1impact on the·dev~lopmenf ~ince it on1~ åffeCts the ffont comer of the '
. . existing house. . . . .
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FROM TERRR ENGINEERING INC.
FRX NO.
763-512-0717
Rpr. 26 2005 12:47PM P2
We believe that these variances will have a significant positive benefit for this'
development, the adjacent neighborhoods, and the overall City ofChanhassen. We would
~ppreciate meeting with you" to discuss this îssue:prior to the preparation of your staff
report
Please schedule tills. proJect for the 5~9-05' City Council nieeting for finai plat approval. . If
. you have anÿquestions,'or need additional jDfórmation, please call. .. ..
'. Sjncerely;' . .
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fdrs1j!~
. Peter J.. Knaebl,e . .
TJ£RRA ENGIN'EERING, INC.
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.' CC: JtoyL~cy/AndŸ johnsrud, Lecy Br().~. aomes (fax)
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