Loading...
2004-04-07 Concept Planf r ~~ 'i.i ~' ^ ^ f i! ~ ~ ^ R's. ~ +~/:. ~.,./' ~ 1.:49 ~ ~ ~ S~ RP ^ ~R ~. {a6R 0a [ !'M 6: ~ ` R. ~ ~o a x775 Wayzata SouCevard, ~uit~~ 55 St. Louis F'~rh, Pv'1P~ 554.106 Telephone: 952.5~5.~636 Facsir~~i{e: ~52.5~5.~€337 plL,r~ner~sicJnac~lar2r~ir~c~.c~n1 PLANNING REPORT TO: Larry Kruse FROM: Alan Brixius /Deb Garross DATE: April 7, 2004 RE: Albertville -Concept Plan for Coves of Hunters Lake Residential PUD FILE: 163.06 - 04.14 BACKGROUND The purpose of this item is to review the attached concept drawing for the Coves of Hunters Lake and provide the developer with general feedback on the design. This is a formal concept plan review in that the developer has filed a formal application with the City. The subject site is located in the far northeast corner of Albertville and abuts Mud Lake. The subject site is bounded on the north by 70th Street, the east by MacIver Avenue, the south by Mud Lake and the west by the Towne Lakes preliminary plat. The site contains about 70-acres of land and the proposal is to divide the property into 109 single-family lots. The applicant is requesting consideration of their PUD concept prior to proceeding with detailed development applications to gain insight from the Planning Corrnnission and City Council as the issues and acceptability of their general subdivision layout. If the concept is seen as favorable, the project steps required are: 1. .Concept Plan Review - to give the applicant feedback with respect to the proposal in order that an Environmental Assessment Worksheet can be prepared. 2. Processing of an Environmental Assessment Worksheet. (EQB Rules 4410.4300 Mandatory EAW Categories, Subp. 19., specifies that projects containing 100 unattached units in a City that has not filed a Comprehensive Plan certification with the EQB, must process an EAW. 3. Wetland delineation and mitigation plan. 4. Conditional Use Permit /Planned Unit Development to accommodate the lot and yard flexibilities requested as part of the development. 18 5. Development Stage PUD & Preliminary Plat. 6. Final Plan PUD & Final Plat. The comments provided herein are general in nature and are subject to change based upon a formal application of the development stage PUD and preliminary plat. The developer has also been advised to obtain from the City a copy of the current Comprehensive Plan, Zoning and Subdivision Ordinance so that they can incorporate the City requirements into the future applications. ISSUES ANALYSIS Existing Conditions. The site is located in the northwest corner of Albertville. Mud Lake isolates this site from the balance of the City. The site consists of 70+ total acres, however, the site is significantly impacted by Mud Lake and existing wetlands. The concept plan does not provide an accurate depiction of the lake's OHWL or wetland boundaries. As such, all review comments are offered in general terms. Comprehensive Plan. The subject site is located within Comprehensive Planning District No. 8 and is guided for Low Density Residential Development. The project site is bounded on the North by the City of Otsego and 70`x' Street, which is identified as a planned minor arterial street. The Albertville Comprehensive Plan indicates that there is a need to provide street connections between MacIver Avenue and 70`'' Street and to upgrade both streets from gravel to bituminous surface. The applicant is proposing a single family subdivision design that is integrated with the site's natural features. The proposed cooing design is intended to provide a unique streetscape appeal by utilizing an exaggerated curvilinear streets and variable front yard setbacks. The applicant will be pursuing a planned unit development requesting flexibility from the R-1A District lot area, lot width, and setback. The Planning Commission must determine if the subdivision design and level of amenities warrants the requested PUD flexibilities. Zoning. The subject site is zoned R-lA, Low Density Single-Family and is located within the Shoreland Overlay District of Mud Lake, which is designated as a Natural Enviromnent Lake. The concept plan was drawn at an odd scale (l" = 150 feet) and information regarding the location of the ordinary high watermark of the lake, wetlands and ponds was not shown. Future plans will need to be drawn at a standard scale of 1" = 100 feet so that staff can evaluate how the project complies with ordinance requirements. The following setback and lot standards are applicable to developments within the R-lA, PUD and Shoreland Management Overlay Districts: 19 R-lA Descri tion Re uirement Pro osed Cornce t Plan Minimum Lot Area 15,000 s . ft. 9,000 - 30,391 s . ft. Minimum Lot Width Interior 100 ft. Ran e 75 - 90 feet Minimum Lot Width Corner Lots 120 ft. Front Setback 30 ft. N/A Side (Interior) Setback 15 ft. N/A Side (Corner) Setback 30 ft. N/A Rear Setback 25 ft. N/A Maximum Buildin Hei ht 35 ft. N/A Maximum Building Lot Coverage 25 % N/A Maximum Units er Acre 2.9 u. .a. 1.56 u. .a. PUD District Descri tion Front Yard - Peri he Setback 35 feet N/A Side Yard Setback 10 feet N/A shoreland District Descri Lion Minimum Lot Area -Non-Riparian Lot 20,000 sq. ft. 28 of 109 Lots Conform Minimum Lot Width -Non-Riparian Lot 125 ft. 0 Minimum Structure and Road Setback from O-H-W 150 ft. N/A * N/A -Not Available The applicant will be pursuing a planned unit development and a waiver of the shoreland PUD provisions as allowed by Section 4908.75 of the Albertville shoreland regulations. This waiver is permitted provided the following conditions are met: 1. The project size exceeds 10 acres. The project area is approximately 70 total acres. 2. The total density does not exceed the base zoning district. The R-lA requires a lot size of 15,000 square feet. The gross proposed density of the concept plan is 1.56 units per acre with an average lot size of 15,159 square feet. The applicant is asking for flexibility in lot area, lot with, and setbacks. The concept plan indicates that 109 single-family residential lots are proposed for the 70-acre site. The average lot size shown is 15, 159 square feet with the smallest lot being 9,752 sq. ft. and the largest lot being 30,391 sq. ft. The breakdown of lot sizes proposed is outlined on the following table. Lot Size Ran e # Lots R-lA District 20 9000 - 9,999 s . ft. 1 % of Lots Less than 15,000 sq. ft. 8- 10,000 - 10, 999 s . ft. 11 lA standard 1 1, 000 -11,999 s . ft. 10 12,000 - 12,999 sq. ft. 18 61% 13,000 - 13,999 s . ft. 15 14,000 -14, 999 s . ft. 11 15,000 - 15, 999 s . ft. 11 % of Lots Exceeding the 15,000 sq. 16,000 - 16,999 s . ft. 7 ft. R-lA standard 17,000 - 17,999 s . ft. 5 18,000 - 18,999 s . ft. 2 19,000 - 19,999 s . ft. 4 39% 20,000 - 20,999 s . ft. 4 21,000 - 21,999 s . ft. 1 22, 000 - 22,999 s . ft. 2 23,000 - 23,999 s . ft. 1 24,000 - 24,999 s . ft. 1 25,000 - 25, 999 sq. ft. 2 26,000 - 26, 999 s . ft. 2 27,000 - 30,999 s . ft. 1 Total Lots I 109 The table indicates that 61 % of the proposed lots are less than the 15,000 minimum square foot standard for the R-lA District with 39% of the proposed lots exceeding the minimum standard. It is important to note that the Zoning Ordinance specifies that all lots must contain usable/buildable upland equal to 80% of the required minimum lot areas. A wetland delineation report and an accurate depiction of the lake's OHWL must submitted to illustrate with the existing physical features of the site. This information will likely require modification in the plat design. 3. At least 50 percent of the project must be preserved as open space (public or private). At least one-half of the open space must be within Tier 1 of the shoreland area. The applicant's plans indicate that the total impervious surface in the project is 21 percent, leaving 79 percent of the site open space (private yards, common areas, parks). 4. Density may be transferred among the shoreland tiers and the parking and building setback. may be reduced to 75 feet from the lake's OHWL provided: a. A natural undisturbed vegetative buffer at least 30 feet in width is established adjacent to the wetland boundary or the lake's OHWL which over extends further landward. The applicant must identify the lake's OHWL and wetland boundaries. City staff has recommended that 30 foot lake and wetland buffers be established as an outlot to avoid trespass issues into this buffer area. 21 b. A planting plan must be submitted that enhances and restores the natural vegetation in the buffer area. c. Permanent buffer area markers must be established along the buffer area boundaries. d. The homeowners association document must be established that addresses the maintenance of the wetland markers and prohibits the use of phosphorous fertilizer in rear yards abutting the lakes or wetlands. The applicant is aware of these conditions for shoreland flexibility and will pursue compliance with these standards. Streets. A curvilinear street pattern is proposed providing two connections to 70th Street, one connection to MacIver Avenue and one connection to the parcel to the west. Three modified cul-de-sacs are shown that provide for looped circulation and landscape plantings within the central areas of the cul-de-sacs. In review of the street layout, the following issues must be addressed as the project proceeds to preliminary plat: I. 70th Street is designated as a future minor arterial street. This subdivision will be required to plat additional right-of--way 60 feet from street centerline. Additional right- of-way may be required where 70th Street and McIver intersect to provide necessary turn lanes. 2. McIver will be served as a major collector street with a 100 foot right-of--way. Additional right-of--way will be required for McIver Avenue as this project proceeds. 3. The subdivision will be required to finance the improvements to 70th Street and McIver Avenue. 4. Local streets intersecting with 70th Street and McIver must meet County spacing guidelines and be coordinated with development in Otsego to establish full intersection and avoid street jogs. 5. The applicant is requesting flexibility in local street design (50 foot right-of--way and a narrow street surface, approximately 26 feet). This flexibility is a consideration of the PUD. 6. The curvilinear design is intended to slow traffic and offer a unique attractive streetscape. The street system is generally responsive to the natural features of the site. Public Works and the City Engineer will be requested to comment on street design and cul-de-sac islands. 22 Parks/Trails. Five park areas are shown with one park having a dock facility on the lake. Two long narrow park areas (1.98 acres) and (1.15 acres) are shown along MacIver Avenue, a small park area (.42 acres) is shown easterly of lots 41 and 42, Block 2, a third park (.92 acres) is shown along 70th Street and the lakefront park with dock facility (1.01 acres) is shown adjacent to Lot 16, Block 3. The project preserves coininon private open space along the entire lakefront, which accounts for 18.13 acres of the site. In review of the park layout, staff offers the following comments: A true wetland delineation is required for the plat. The 18.13 acre common area maybe wetlands and must be preserved in a natural state. 2. The proposed park locations are scattered within the plat. The Planning Commission should comment on the usable viability of these parks. The .42 acre park, 1.15 acre, and 1.98 acre park along McIver are questionable with regard to location and configuration. Staff does not recommend giving park land credit for these areas. The objective to provide a trail system adjacent to the lake should be accommodated by the PUD also. The Subdivision Ordinance indicates that an 8 foot trail on one side or 6 foot tails on both sides of 70th Street are required. The City Council will need to provide direction to the applicant on this matter. The proposed sidewalk system along the local streets in many cases meanders into the front yards of the single-family lots. While it is understandable that walking along a sidewalk separated from the street by landscaping is a desirable project attribute, we are not convinced that future lot owners will enjoy people walking on their lawns. Sidewalks should be constructed along the street. The plans should indicate that the sidewalk will continue to the westplat line so that development to the west can provide for a sidewalk connection. Additionally, association documents will need to be provided showing how the common areas including the dock and deck over the wetland will be maintained over time. Adjacent Parcels. The properties surrounding this proposed plat are in different stages of development. The applicant will be required to illustrate how this subdivision will be integrated with surrounding development related to street access, landscaping, trail connections, etc. Landscaping. The concept plan indicates a generous amount of landscaping is proposed in the front yards and also in the rear yards of Lots 1 - 5, Block 3 and Lots 16 - 19, Block 3 and in the proposed linear park in Block 1, along MacIver Avenue. The Zoning Ordinance requires that 1 shade or evergreen tree is required to be planted per residential lot. Additionally, all double frontage lots are required to have a minimum lot depth of 170 feet and to provide a minimum 20- foot wide buffer/screening yard along the rear lot line. Lots backing onto 70th Street should also contain buffer yards as this street is identified as a future minor arterial road. A more detailed landscape plan will be required at the time of preliminary plat indicating the type, size, planting location and instructions and number of trees and shrubs to be planted along with identification of who will be responsible for planting and maintenance of said landscaping. 23 CONCLUSION At concept review, no specific recommendation is required. Instead, the Planning Commission and City Council is requested to provide feedback to the developer as to any issues related to land use, unit style, or overall project acceptability. The PUD process will require that more extensive plans be developed for further consideration. The following areas should be addressed with concept review: 1. The City comment on the general acceptability of the proposed lot and street layout and the requested PUD flexibilities. 2. The City comment on the acceptability of the proposed parks, trails, and sidewalks. 3. The City provide direction on the design and finance expectations for 70th Street and McIver Avenue. If the project proceeds to formal PUD and preliminary plat, the following conditions must be addressed: 1. All maps are provided as required by the Zoning and Subdivision Ordinance at a scale of 1" = 100 feet. 2. A wetland delineation report is provided and the location of wetlands, ponds and lakes including the ordinary-high-water mark, 100 year flood elevations, buffer yard and lake setbacks are shown on all plans. 3. The Public Works Director and City Engineer provide feedback to the developer on the acceptability of the street system as proposed, including right-of--way widths, the acceptability of the proposed cul-de-sacs etc. 4. The concept plan is coordinated with the City of Otsego regarding common access and construction schedules associated with 70th Street and McIver Avenue. 5. The applicant provides the location of Shoreland Management Tiers on future plans. 6. The applicant identifies all areas where flexibility is requested to accommodate the PUD. 7, Future plans must provide for more detailed landscape plans and demonstrate compliance with buffer yard screening for all double frontage lots, provide screening for all lots adjacent to 70th Street, provide minimum 70 foot deep lots to accommodate buffer yards and provide screening for the rear of Lots 10, 9, 8, 7, and 6, Block 2 (lots adjacent to exception parcel). 8. Future plans must address access and how the exception parcel could be incorporated into the development or at minimum discuss compatibility issues. 24 R~`J:!cED 3?a-a ~~F6L 6ML ~QI'V~I~iV tM1. k A-1, Agricultural Rural R-6, Residenfial Nigh Density B-W, Business Warehouse ~ A-2, AgriculturaE Transitional R-i ,Special Purpose High Density i-?, Light {ndustria! ' R-1 A, Lnw tensity Single Family ! R-8, Mixed Housincu {-?A, Limited lndustriat R-i, Single Family _a~ R-MH, Manufactured H©using Residentiai? ~ I-~, Genera Industrial R=2, Single & Two family B-'l, !Neighborhood Business PUD, Planned Unit I.7svelapment R-3, Single ~ Two-Family ~_ B-2, Limited Business Pli, Publdcllnstitutionat R-0, Law Density Multiple Family ~,' 8-2A, Limited Business S, Shorefand Overlay R-S, Medium Density Multiple Family ~ B-3, Highway Commercial. i Lhf Wetland:?verlay B-4, Genera Busliaers ~ r ~~ ~r ~~~ ,~Sil-E (N QUESTI(3N . ' _ _ .... ..,. ~N h.~. - ..«.-,e. , B-~i F{ i ~ IB (PUD7 R_iQ _ ~ ' - .~ y l? 1OOQ ^Ot$3 ~'} ;E-2A 1 `"- 1 _ E er .^ (: eH ~ I' ALE fN F ET „ ~z ~, 1 *~ ~~ ,C ~ ~ ~ ~®,'~'r ~ PLFJ - ~ a ~~ ~n _ an a '..> _ ~' U'v 0.3 _ ~.._ - ?E~. '~ r RfA ,Pfl B3J 6 . _ V1~~ 1.,+-R- ~'3~v~R~V iL~L - VV il6V~T ~k,.i Li Y~~ i -~ IYi~6y~Ga7.V'~t"l. ~1 r'Oth Street h3E - ~, z ;.;, _ _ J ~. ~ ~.~ J ~ - ~ ' - J ~~ - ,t _ - lu . i .moo r ~'Y, F7 , "~ ., a, ._ ~ j .. ~~.~, ~\ .{ ~ i+! v k ~ ~~ r ~~.t , .= d; r . eT~ ., ~ ~ i f SqX+ ~_.. F ~+# d L` ~` r ~ !1 ~ .i z3 .tr.o a~ 7~..r C :. .. ....... ... _: zrzt firee , ig.... ... ~..:. .... .. .,, .... 2/ GOI"T LOT ONE, FAST U~fFl 121, R, 24. --srenONCOO'...;. lIlNNESOTA f WRIGHT nH. 1......- - 8 :fC A 1 <> ,~ }'(.. ',;~ -;:--,""Ji~. ~ ~- ,. ~,n " ~.. , "[ ~:_ ---. JJ - =""".. . \"Z'flli'l.~.,r,-~-~-r.~\, '~ ..\- i :C:::l~" /-"V-..-V [ , · · · IQ' .. -.' - '. _ _ f) 'jJ ~ - . , . I'. I . . . " . ~ I,q I .' ~ I \\ J ',! j' ts = 01 !l '" J - J~ "')A>- = 1 I d 2]' · \\\-=, ,," s I . , ,;, ~ . .f' N . ~_ , " :. : . ~ . - . , : -"'.. 'l': ........ '. \. 0 i. .,.. ; ~,\ " : :". / I~ll / 1 "l.. )~'i..", . , I :ll @r:r= ~~r-. ~~-~"~\' /i/"p i~ i Iri! I Pt ~tI. J:'l,~ i't!l: ~~ '.' ~. ~\ ~~.~, I ~_i 'UJ.~~~ '~~ '-..~ Vln: :~i \\ i~jll ~~m??f';~~~~~~n, ::~ ;,~ :;. :~:.i~:,i.i \\ .11 ,: I, : &., I.. · :\" i. '\ /~ "\.i'~\.1 II:.'&' . j 'g ., i ~ ~ ". "'_ ~~ '~, ~, i ,{ ;'e ~ ~ I ''''''i WI i' '0~~8'---;::!......,= I ". ',_ 1:8 ;,; , ,,-. -'" I'~' m .'.-' \ I, ":0----0. " _, i, ,,' ' " \,;Utl 'f ! u./ff.i:.. 't I ",,: ~Il ~~;"I I ~ ~~~.j!/I .'.... ~)2~ 7Arrlt~- 11 '. \ · I' ~ : \ ,....' ,;,. /".. \.,;, I' ;'1 : ~ . =-. JI ~~. 2!. d!: \1 .' iii, i ': i j, i" ": i i~I~Itf' I: loi.t>: /,,~ , I \\\ . _ ffWU~ fi I .;~ ~ i · L;-.i II I!/.! U/~.~~____~.. ~ _~ ~ = ~ \ ~il :.,;,; I ~.. i\t....f:~~k :""}.~. rj! ~ ~~~r:J)):~; \\ i " "". I I V///: ;_ IV" Ifill f 11 III ~ ~ II '" ~ ~ ~~" ,I \ l_i-.,l~{,'l" II /, 'H/ o' ,.. 1\... ~ \ 'I '- . _ ._ . " '" '''' . " & t L,. ..!.-......:,,\"ti'/Jfj ..--.-:::: '~. i:' :" : :tJ1\ ,I liQ" 1'""1,', =~": ('1~ ;. .' i ( .: L ./ I ,\J.~q ,r .1 J ~ :.. \'-...J 1/'0 ",#'".1. ;": I'.: -" i i' , L ~ , ~ !l':V ~ lJ/! f....1 I. ~, / ' :~ I ., ~ II l , \ __-._... /~ " / ,: .\ ~ I / ~ . "c.._.. '- '. I 1 j , t ~, ~ Jir\- -Il'" g \..... ..... ,-,/ Y-~---.~:'~"'__ '-" / -fr!~"J .,' r- ....._ , ,~ " ~ I j', IT. . """':'l(.w~ \' "__u""= '_ _ _ / , '. · . _ n.:\....~~ _ , '.", -'- ", _- (I 'f< . · r , (_ , t' _ ~__'" ,______ , "li'f I 'Hi, ~ . I " _ /""'--- _ _ '"" I: I ,. . .,. / '-1"-..... T '~ "I . ,. . -. - " ~- -'" , i :':. I,~ It,. i --t, - ! ~ L~.~w_ '''''"" 'f . ':: ~ '.. · '~-~ ""~,"""'-- 3' V ~ ~ "', ,.',' :i' i ;t, _ ~:c. \ r,,' ___.. ,: . -n~ I . -.. , I' I " I.. _ _ \: {I I :;i; I .E~' ~ - II .-;~~....; i! 1/ . .'. \: v'i. _ II \ . _ -. . I I: I ;'," - d \'-. _i - ~ I ': '~: I :., ~~ ~ I I J:!I . . < " ...... " -"'='- , , I ;', I. '!!.J, r' rr= "''''J I If! . '.. . . 1.', i ';'1 I i~ I.:: ~11, I , \.....~~\~~)~~! ~~ I, . ''''01-/. . , ',\ . ." i I" ." ~ I ,I I, . ~'~_!: " "I / /"' ' _ . ./ . / I: " ~ &, " .! I .J ".. / . ,_--/ "" . \.' -- '" . < . j '" j F ~, 'I I.. · · ~ r...., ~, ~'! '" " ~. ' I 'l i. " " ,,\ ~ ~ , ',.', . .. 'I.. : " ~\ ~!1:!lI, ~, \\ : :'\'\ r,,~ 'j'" L ~ \\ I " \ '\ . , q . , , '\ "', tIJ Ii H, ~ 1 I.. \ \ ::. " "\ . :: ,.. : " 'I /," . . 1-'" "=- \\~, 1\ ' 1\ ~\\ l}' T .")" · (: ,: ~ \ t.: "'\ \ \ '1 ~""I<:~' M'~ j\f! l' \ \ / I \ ,\ ~~B:, :\~I: . s. '"'''' Y. ~ "\,' \ 1\ ,.1 < , 0, '"'''' : ~ g" .. " .;~. .". ~. '). ''l~. 0 '" ( / _ . , !i \, ~', ~'! I l \ I iii. ~a:\; \\ r J.'y /v"'v H'" , \ ~\ 1111 '1 I · ~ ';"'~~~i~\'; :~"'--~r~ '; L_., I II · I U. ~" , ,\L), I' , ~ ~p i ~:., L~: '" -: ~ 'Y h ';l : I ~l / L~ . I · , . 'I I ';' /? I 1 / """" _ _ , ." ' '=", ; II~ - 1'0~ -If \ ~\.JZ..64~'l~n3N~ \~:-_,~ _ _ _ ' ''''II " ~ 'j J _ \~ r' \ / ~~, ' I ,,_ '" " j ,~, ,- I ; I' '- _ --=m.,,", ", _"-" ~ . I: ~ _ ~ , ~,,=~ ~. '; I 1-- I - -;-;,' --.J , = lrT- "___= , j:';"':-==;=~~-- t ----- , " I I I ' -- - 1ft "'" j.;;; :z: 'll: ~ ~ ".... - ~ 3U . ). I ~ a: =, . ~~~f I ~ '4_ ~ ...... id ffi4 iii Q: j.;;;~ :Ii -- Q: ~ ~ i !I .,I.'.,8t.o ~_ III ,\ dt: .-+ -- , .1 t-... ,... ! lJ.J ~ <( z ~ --J C/) 0::: lJ.J ~ ~. I- - "'..... 2: ::) :r: 13 13 << 'fo~ ~~~ l'l~~ ~~~~\ o"ll(C"IIC\I "'b~ g::!g:lj 01'" >-~ ~!2 ~ hb a:lli",~ ~,,"::>l:l 88~~ i~~~ _oz:1; ~ooz ~;!i1~ fa ~~ Cl "-Lil ...:C\itri... ~~ ~~ ~~ ~ N~~ C Cl"'<< ~ il~ ,I --- ;;;- 01 i~ "'l!1 0:5 i!:ir l!!~~ 9~S ......~ ~2Q., g3!~ ~ L&: i ~ its ! ~~tsS ~~...o i:~~~ ~a:gg / /,j /0 /0 10 /Ii /Ii /Ii 0. -/ /0 /0 -0 I ~ 7.'- / ~/ ..... v..... 7.'/' / ~? 1 ~I 1 ~I I I' I II , II I II I ~\ \ ~ \ \1 I II I II , II , II I II I II , \1 8 ., 8 ~ '" ~ ~ ~ I Cl 0 ~ ;;: o ~! l!s ; I~ '-. .t .. . . o ~ i ~~ ~ ~ .., ID i! Ei~ ...... ;;;~ 5!i ~~ Q ~ ~ ,.,. "'- ,. I cil ~ It I ~ ~ ~!Ii "4m I t~ I!I _ t. ~ I ~~ ..... / ~~~ ~.,- :J:UiU')j ~ ,,"., L&;~::E~ ~ g;;;- ~~8~ -'L: 00,,- "':1; ~I> a~~ ~ 1m! ~ Q o