HomeMy WebLinkAbout2000 Fully Executed Amended CUP DocumentSTATE OF MINNESOTA )
COUNTY OF WASHINGTON ) ss.
CITY OF OAK PARK HEIGHTS )
1, the undersigned, being duly qualified and acting Deputy Clerk of the Ci ty of
Oak Park Heights, Minnesota DO HEREBY CERTIFY that I have compared the
attached document:
Amended Conditional Use Permit for Karmannt Jacks, Inc.
with the original thereof on file in my office, and that the same is a full, true and
complete copy of said document within the files of the City of Oak Park Heights.
WITNESS my hand and seal of said City this 23 day of February, 2000.
o
eputy Clerk
File No.:
Owner:
798.02
HAPPY WATER'S LLC.
MIKE NESVACIL
JOHN IBARRA
Address: 14621 60TH STREET NORTH
OAK PARK HEIGHTS, MN 55082
CITY OF OAK PARK HEIGHTS
AMENDED
CONDITIONAL USE PERMIT
FOR
KARMANN JACK'S INC.
See Exhibit "A" attached hereto
Site Address:SAME
permit holder at same address
General Description:
Date Issued: November 1999
Legal Description: (Washington County Geo. Code R- 04.029.20.12.0005 )
Present Zoning District: B-2
Permitted uses set forth in Ordinance 401 Section 401.03.A.7
I. CONDITIONAL USE PERMIT FOR:
All uses shall be subject to the following conditions and /or
restrictions imposed by the City Council of the city of Oak Park
Heights.
1. Applicant is to use existing buidings at the site to operate a used
and new car sales spec.ia iziin in Volkswagen and Porsche
2. EFFECTIVE January 1, 2000 ordinances do allow ma ' or auto re .air
Ji . e . b od sho tin and ma mechanical on site) . Minor mechanical
will be im.lemented on site until Januar 1 2000 i.e. arts re.lacement and
oil and filter chan• es
those set forth in th
Additional conditions im
Tanners re
ort of November 19
osed
b
1999
c
0
the council are
attached) .
3. Planners report of 11 August 1999, complete with recommendations
has been adopted by the City Council as a condition of this permit and
a licant shall com l therewith:
a. The outdoor sales area is limited to not more than 30% of gross floor
area of the principal structure (shaded area of site map attached to planners
report defines the area of outdoor sales.
b.All repair activities shall be confined to the interior of the
principal structure on the site. Service bay doors to be kept closed except
when moving vehiches.
c. Colors for facades and cano■ s to be s•ecified b the a..licant.
d. Neon accent on the building facade to be removed.
e. Landsca•in• on the site must cam with recommendations of the cit
arborist.
f. A•.licant shall im
manner s•ecif ied b
the cit
A. Accessory Buildings: None
rove bituminous
en ■sneer.
II. ADDITIONAL RESTRICTIONS AND PROVISIONS.
arkin
F. Landscaping: per E. above
G. Lighting: must comply with city ordinance 410.15.B 7.
H. Parking: per general conditions above.
I. Hours of Operation: n/a
J. Advertising /Signage must comply with city ordinance.
K. Drainage: Subject to approval of city engineer.
surface and curbs in
The following additional restrictions and provisions being part of the
Conditional Use Permit to be issued herein affecting the following
matters shall be:
B. Fencing: None
C. Exterior Storage: None Allowed
D. Chemical /Pollutant Storage and Disposal: To comply with MPCA and
Fire departmnent regulations
E. Screening: Per landscaping plan to be subject to the approval of
the city arborist.
L. Other: See Attached Planners Report
III. REVIEW
Date:
Date:
Pursuant to Order of the City Council of the City of Oak Park Heights,
a periodic review of this Conditional Use Permit is imposed as a
condition of its grant. This Conditional Use Permit shall be reviewed
annually at the Direction of the City Clerk, which shall notify the
permit holder of the date of the annual review at least ten (10) days
prior to the review hearing.
IN WITNESS WHEREOF, the parties have set forth their hands and seals.
Date: By
Date: By
CITY F OAK ( PARK HE I G) T
By
David Schaa
Mayor
its
11.
Happy� LLC
B y - - - ..:...
Thomas Melena
City Administrator
Karma n n\ Jack' s Thc .
EXHIBIT "A"
THAT PART OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION
4, TOWNSHIP 29 NORTH, RANGE 20 WEST, WASHINGTON COUNTY MINNESOTA, DESCRIBED AS
FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF THE NORTHWEST QUARTER OF THE
NORTHEAST QUARTER; THENCE NORTH 89 DEGREES, 13 MINUTES , 19 SECONDS EAST,
BEARING ORIENTED TO THE WASHINGTON COUNTY COORDINATE SYSTEM, SOUTH ZONE,
ALONG THE NORTH LINE OF SAID NORTHWEST QUARTER OF THE NORTHEAST QUARTER A
DISTANCE OF 666.20 FEET TO THE POINT OF BEGINNING; THENCE CONTINUE NORTH 89
DEGREES, 13 MINUTES, 19 SECONDS, EAST ALONG SAID NORTH LINE 160 FEET; THENCE
SOUTH 00 DEGREES, 46 MINUTES, 41 SECONDS EAST 350 FEET TO THE NORTH LINE OF
ST. CROIX MALL P.U.D. ACCORDING TO THE PLAT OF RECORD IN THE OFFICE OF THE
COUNTY RECORDER, WASHINGTON COUNTY, MINNESOTA; THENCE SOUTH 89 DEGREES , 13
MINUTES, 19 SECONDS WEST ALONG SAID NORTH LINE 153.14 FEET TO THE SOUTHEAST
CORNER OF RADUENZ ADDITION, ACCORDING TO THE PLAT OF RECORD IN SAID OFFICE OF
THE COUNTY RECORDER; THENCE NORTH 01 DEGREE, 54 MINUTES, 06 SECONDS WEST,
PARALLEL WITH THE WEST LINE OF SAID NORTHWEST QUARTER OF THE NORTHEAST
QUARTER AND ALONG THE EAST LINE OF SAID RADUENZ ADDITION A DISTANCE OF 350.07
FEET TO THE POINT OF BEGINNING, CONTAINING 54789 SQUARE FEET, MORE OR LESS.
SUBJECT TO A HIGHWAY EASEMENT FOR TRUNK HIGHWAY 212 ALONG THE NORTHERLY
LINE THEREOF.
MEMORANDUM
. 4
NORTHWEST ASSOCIATED CONSULTANTS
COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
TO: Tom Melena
FROM: Scott Richards
DATE: November 19, 1999
RE: Oak Park Heights - Karmann Jack's CUP: Mayor Auto Repair
FILE NO: 798.92 - 99.15
The Planning Commission, at their November 18, 1999 meeting, voted unanimously to
approve the CUP to allow for major auto repair indicating paint booths as an accessory
to the auto sales use for Karmann Jack's at 1 4621 60th Street North. The Planning
Commission was able to address the request in that the City Council approved the
amendment to allow major auto repair in the B -2, General Business District at their
October 26, 1999 meeting.
Jack lbarra was present at the meeting. There were no other residents or adjacent
property owners at the public hearing.
The Planning Commission recommended the CUP based upon the conditions listed in
the October 5, 1999 planning report. The changes to the conditions, as made by the
Planning Commission in their recommendation have been highlighted.
1. The conditions for approval of the CUP for automobile sales and minor auto
repair approved by the City Council on August 24, 1999 shall apply to the CUP
for major auto repair.
2. Approval of the CUP is subject to finalization and publication of the Zoning
Ordinance amendment to allow major auto repair as a conditional use in the B-
2, General Business District.
3. Any changes to the exterior lighting will be required to conform to Section
401.15.B.7 of the Zoning Ordinance.
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 5 5 4 1 6
PHONE 6 1 2- 595.9636
FAX 6 1 2- 595 -9837
E -MAIL NAC WINTERNET.COM
4. All automobile repair activities shall be constructed within the rinci al structure
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and the doors to the service bays shall be kept closed except when vehicles are
being moved in or out of the service areas.
5. There shall be no exterior storage of automobile arts, parts cars, or related
p p 3
items on the site. All storage shall be internal to the building. Any cars to be
stored outside of the building shall be in full working order.
6. All noise created from operations on the site shall be in conformance with
Section 401.15.B.11 of the Zoning Ordinance.
7. Completion of the parking lot and curb /gutter improvements, subject to review
and approval of the City Engineer.
8. The automotive repair and food operations shall be totally separated including all
p 9
ventilation systems and storage of materials in conformance with the
requirements of the Washington County Department of Health, Environment and
Land Management and the Building Official.
9. The applicant shall receive and retain a Hazardous Waste Generators License
from Washington County.
10. The applicant shall receive and retain an air discharge permit from the Minnesota
Pollution Control Agency.
11. Comments of the City Council, Planning Commission, and Cit y staff.
pc: Kris Danielson
PLANNING REPORT
TO: Tom Melena
FROM: Daniel Licht 1 Scott Richards
DATE: 11 August 1999
RE: Oak Park Heights - Karmann Jack's CUP
FILE NO.: 798.02 - 99.15
BACKGROUND
Mr. John Ibarra is proposing to utilize an existing building t 14621 60th Street
g North for
a used auto sales and repair business specializing in Porsche and Volkswagen
automobiles. The subject site is zoned B-2, General Business District. The building is
also occupied by an existing pizza carry-out use.
The auto sales includes some outside storage of inventory. Outside sales as an
rY accessory
use is a conditional use permit in the B -2 District. Likewise, minor auto-repair (Le.
p a
replacement of parts, oil and filter changes, upholstery, etc) are a conditional use � se fin the
B-2 District. The proposed business, however, includes body work painting and
y � p g full range
of mechanical services. This type of use is defined as major auto repair by the p y he ion Ong
Ordinance and is not currently allowed in the B -2 District.
As such, the applicant is requesting consideration of a conditional use
permit for the
outside sale /minor auto repair, as well as site plan review. Accommodating the
g major auto
repair element of the business would require an amendment to the Zoning Ordinance.
Because the public hearing noticed for this application did not include
pp a potential
amendment, the matter cannot be resolved at this time. If the Planning Commission
g m�ss�on
determines that an amendment should be considered to accommodate the use, a public
hearing should be set for the September meeting.
Attached for Reference:
Exhibit A: Site Location
Exhibit B: Site Plan
Exhibit 0: Building Elevations
5 7 75 WAYZATA BOULEVARD, SUITE 555
PHONE 6 1 2 - 5 9 5 - 9 6 3 6 FAX 6 1 2- 595 -9837
:HWEST ASSOC IA .D CONSULTANTS
................:....:............::....... ................................:.... ..::...::....:......:.......:..
COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
ST. LOUIS PARK. MINNESOTA 5 5 4 1 6
E -MAIL NAC @ WINTERNET.COM
ISSUES ANALYSIS
Criteria. In evaluating the requested conditional use permit and also a possible Zoning
Ordinance amendment ,Section 401.03.A.7 of the Zoning Ordinance directs the Planning
Commission and City Council to consider the possible adverse effects of the proposed
use, with their judgement based upon (but not limited to) the following factors:
a. Relationship to the specific policies and provisions of the municipal Comprehensive
Plan.
b. The conformity with present and future land uses of the area.
c. The environmental issues and geographic area involved.
d. Whether the use will tend to or actually depreciate the area in which it is ro osed.
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e. The impact on character of the surrounding area.
f. The demonstrate need for such use.
g•
Traffic generation by the use in relation to the capabilities of streets servin g the
property.
h. The impact upon existing public services and facilities includin(Lg parks, schools,
streets, utilities and the City's service capacity.
I. The proposed use's conformity with all performance standards contained [in the
Zoning Ordinance].
Comprehensive Plan. The Comprehensive Plan designates the subject site and
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surrounding area for commercial uses. The proposed auto sales and minor auto repair
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would be anticipated to be compatible. In addition, major auto repair may also be
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compatible if appropriate conditions are required to minimize potential impacts.
Zoning. The proposed outside sales and auto repair -minor can be accommodated by
conditional use permit, subject to the conditions outlined in Sections 401.30.E.3 and
401.30.E.6 of the Zoning Ordinance (discussed in subsequent paragraphs).
q
Accommodating the proposed auto repair -major requires consideration of an amendment
to the Zoning Ordinance. The character of auto repair -major uses is more similar to a
highway commercial or industrial use than a retail service business. Therefore, the
primary reason that auto repair major uses have been excluded from the B -2 District is the
potential noise and visual impacts of the use. In considering this appiciation, Staff has
developed the following alternatives that could be implemented to accommodate the
2
1
proposed use. Accommodating major auto repair would also address the non-conforming
status of two car dealerships currently located within the B -2 District.
B-2 District Conditional Use. The first option to consider is making auto sales
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uses that include accessory auto repair -major a conditional use in the B -2 District.
This approach is utilized in the B -3 District and would include specific conditions
pertaining to the operation to control noise and visual impacts. Designating the
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auto repair use as accessory to an auto sales business would also preclude stand
alone auto body repair businesses, which are currently limited to the industrial
districts in Oak Park Heights.
It should be noted that Rouston Motors and Stillwater Ford both currently existing
g
within the B -2 District are legal non - conforming uses. These operations include
elements similar to what is proposed by the applicant, on a larger scale. As legal
non - conforming uses, Rouston and Stillwater Ford are allowed to continue
operations, but cannot expand. A possible amendment making auto sales and
accessory repair a conditional use in the B--2 District would eliminate the non-
conforming status of these two businesses.
Redefine Auto Repair Uses. The existing definitions of auto repair major and
p major
could be redrafted into one use. This approach would result in all forms of
auto repair being allowed as a conditional use in the 8 -2 and other commercial and
industrial zoning districts. This approach is problematic, however, because it does
not distinguish between the varying intensity of particular auto repair uses. For
example an auto body shop is a much more intensive use in terms of noise, outside
storage, etc., versus a quick -Tube use with primary concerns limited to traffic
generation.
Rezoning to 6-3 District. As noted above, auto safes businesses with accessory
repair are a conditional use in the B -3 District. As such, the proposed business
could be accommodated by rezoning the subject site to B -3 District. Ali of the
surrounding properties are zoned B-2 District, meaning that a rezonin g would
create a single isolated parcel with 8 -3 District. In order to ensure compatibilit y with
existing and future and uses, such an approach is not recommended.
Based on the factors outlined above, our office would recommend approaching auto repair-
pp g p
major as a conditional use for auto sales businesses in the B-2 District. If the Planning
Commission agrees with this recommendation, staff will prepare the necessa ry documents
for consideration as part of a public hearing.
Surrounding Land Uses. Existing land uses in the area of the subject site consist of a
range of retail and service businesses. The subject site is connected with the adjacent
Goodyear Tire site to the east because of a shared parking lot. Rouston Motors sales lot
3
is also in the area of the subject site. As such, the proposed use is anticipated to be
compatible with the surrounding area.
Access. The property has access to 60th Street, which is the T.H. 36 frontage road. This
street has adequate capacity for traffic generated by the proposed use.
Lot Standards. The minimum lot size and width requirements of the B -2 District are
16,000 square feet and 100 feet respectively. However, locations for outside sales uses
in the B -2 District are required to have a minimum lot area of 20,000 square feet and 150
feet. The subject site has an area of 64,272 square feet and 156 feet of frontage on 60th
street satisfying this requirement.
Sales Area. The used vehicle sales includes a showroom within the buildin g and some
outside sales. As a conditional use, the outside sales area is limited to 30 p ercent of the
gross floor area of the principal use. The site plan designates 1 ,620 square feet of outside
sales area (nine parking stalls), which is equal to 27 percent of the building floor area. As
such, the proposed amount of outside sales is considered appropriate.
Design Guidelines. The existing building is a one story structure with stucco facades.
A metal fascia is also provided as an accent over the top 1/3 of the building. The only
building improvements proposed are a revised metal parapet that would be raised higher
than the current fascia with neon tube accents and new canopies over the north windows
and door to the secondary tenant space.
The proposed building improvements add articulation to the roof making the buildin g more
visually desirable. Further, the building is consistent with the Design Guidelines
provisions requiring the facade be split into 30 foot increments by windows, entrances
awnings, etc. A similar parapet treatment to what is proposed on the west elevation
should be provided on the north side of the building facing T.H. 36, where the buildin g has
greatest visibility. The use of neon as a building accent is prohibited and should be
removed.
The building elevations indicate that the structure is to be repainted as p art of the
remodeling, although no colors are indicated. consistent with the Design Guidelines
muted earth tone colors should be used. The applicant will need to specify the ro osed
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building and canopy colors as a condition of any approvals.
Landscaping. The site plan includes proposed landscaping materials to be added to the
subject site. The landscaping is focused in small clusters and on the west edge of the
parking area. The proposed plantings will provide more of a site amenity versus a visual
screen. Because the surrounding properties are all existing and planned for commercial
uses, the proposed landscaping is appropriate. The landscaping is subject to review and
approval of the City Arborist.
4
Signage. The building elevations include plans for a new +1- 35 square foot wall all sign
above the main building entrance and a new 45 square foot anel for the existing g pylon
sign. The existing 15 square foot sign on the pylon and 10 square foot wall sign for g or the
pizza carry -out use are to remain. Alt of the proposed signs are within the limits allowed
owed
by Section 401.15.G of the Zoning Ordinance.
Parking. The Zoning Ordinance does not include off- street arkin requirements specific
p g q
to auto sales /repair uses. Auto repair uses are required to rovide eight stalls plus one
p g stalls, per 800 square feet over 1,000. Based upon this requirement, six arkin stalls would
g uld
be required, plus 11 stalls for the pizza carry out use. The site lan provides a total of
p p 40
off - street parking stalls, a surplus of 21 stalls. This parking supply should be sufficient
g pp Y to
accommodate any parking demand generated by the auto sales use, which is p lanned to
be fairly limited in scale.
The parking stalls and drive aisles all conform to the dimensional requirements of the
he
Zoning Ordinance. The parking area is a bituminous surface with concrete curb.
However, visual inspection of the site by the Building fficial finds that the surface
g and
curb are in poor condition. As a condition of approval, upgrade of the arkin surface and
0 d
curb should be required. Additionally, the proposed parking stalls will be required to be
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striped onto the surface.
Lighting. The subject site includes existing I ight standards on the west side and
southeast corner of the parking area. The applicant is not lannin on changing the
p g g 0
existing site lighting. As such, no lighting plan has been rovided or is required.
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Noise. In order to minimize noise impacts of the auto repair -minor use, all work must be
done within the shop areas or service bays. A further requirement should be that the
doors to the service bays remain closed except when moving vehicles in /out to minimize
ze
noise from within the building being heard.
CONCLUSION AND RECOMMENDATION
The proposed auto sales and minor auto repair use is enerall consistent with the
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conditions for such uses in the B -2 District. The issue of the proposed major auto repair
p major p
use requires direction from the Planning Commission as to whether to use should be
accommodated and if so how. Staff is recommending that it may be appropriate ro riate to
consider allowing major auto repair as a conditional use in the B -2 District when it is
accessory to an auto sales use. This limits the potential number of uses as well as
accommodates existing non - conforming businesses in the District. Based upon the
factors outlined herein, our office recommends approval of the requested site plan and
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conditional use permit allowing outside sales as an accessory use and minor auto repair,
subject to the following conditions:
5
1. The outdoor sales area shall be limited to not more than 30 percent of the gross
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floor area of the principal structure.
2. All automobile repair activities shall be conducted within the principal structure and
the doors to the service bays kept closed except when vehicles are being moved
in or out of the service areas.
3. The applicant specify the proposed colors for the building facades and canopies.
4. The proposed neon accent on the building facade is removed.
5. The landscape plan is subject to review and approval of the City Arborist.
6. The bituminous parking surface and concrete curb are improved, subject to review
and approval of the City Engineer.
7. Comments of Other City Staff.
pc. Kris Danielson
John Ibarra
6
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