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06/17/1997 - City Council SpecialAGENDA SPECIAL CITY COUNCIL MEETING Tuesday June 17,1997 5:00 p.m. Municipal Center Building I. ROLL CALL & ADOPTION OF AGENDA II. VISITORS TO BE HEARD III. PROPOSED FIRE ADMINISTRATION BUILDING PROJECT IV. PROPOSED SLATER ROAD SIDEWALK V. OTHER BUSINESS VI. ADJOURNMENT MEMO city of eagan TO: HONORABLE MAYOR & CITY COUNCILMEMBERS FROM: CITY ADMINISTRATOR HEDGES DATE: JUNE 13,1997 SUBJECT: SPECIAL CITY COUNCIL MEETING/JUNE 17,1997 A Special City Council meeting was scheduled for Tuesday, June 17, 1997 at 5:00 p.m. for the purpose of reviewing the findings of the Public Works Committee in regard to the proposed Fire Administration Building Project. Also as an agenda item is an update and request for direction on the proposed Slater Road sidewalk project. Proposed Fire Administration Building! Prq ect At the direction of the City Council, the Public Works Committee has met on two occasions, May 19 and June 3, to discuss the proposed Fire Administration Building Project. At the first meeting, the Committee did a fact-finding with the Fire Department Building Committee to evaluate why the training facility was necessary and if it was possible for the City to construct the Fire Administration Building with the basement and first floor components and eliminate the second floor training facility. After a review by the Committee, it was determined that the fire training room facility would be an important function for the Fire Administration Building and the City Administrator was directed to look at possible revenue sources, such as a grant for cable franchise fees. At the June 3 Public Works Committee meeting, it was reconfirmed by the Committee that the second story addition would be desirable for a variety of training needs and that cable franchise fees should be given consideration by the City Council as a revenue source for funding the second story addition. For additional information, refer to minutes of the May 19, 1997 and June 3, 1997 Public Works Committee meetings on pages __g_ through . Also enclosed on page is a component cost analysis for the Fire Administration Building which breaks down the cost for the fire administration/ambulance service, basement storage space and the upper level training room/support. The total project cost budget is $1,500,000. If the third component for the training room is to be constructed, the budget would need to be modified to reflect a $435,502 adjustment to be funded by either: 1) all cable franchise fees or 2) partial Community Investment Funds and cable franchise fees. DIRECTION: To provide direction regarding the Fire Administration Building. Proposed Slater Road Sidewalk Project Enclosed on pages 7 through _ is a memo from Director of Parks & Recreation Vraa regarding the proposed Slater Road Sidewalk Project. !S! Thomas L. Hedges City Administrator 0 MINUTES OF THE PUBLIC WORKS COMMITTEE MEETING Monday, May 19, 11997 A Public Works Committee meeting was held on Monday, May 19, 1997 at the Fire Administration Building at 4:00 p.m., for the purpose of conducting a fact finding to give further consideration to the Fire Administration Building Project. Present at the meeting were Public Works Committee members, City Blomquist and City Councilmember Wachter. Also in attendance were members of the Fire Department Building Committee including Fire Chief Jensen, Mark Sportelli, Mark Adam, Dave Diloi, Lowell Bahrke, David Kroos of the Architectural firm of Boannan, Kroos, Pfister, Vogel and Associates, and the Fire Secretary, Karen Kelly, City Administrator Hedges was also present. The first item of business was to tour the Fire Administration Building and ambulance quarters. The need and reasons for additional space were reviewed by Chief Jensen. Mr. Kroos, representing the architectural firm provided an explanation of proposed project cost, stating that the $1.5 million budget is not adequate to meet the building program which includes a full basement, centralized ambulance facility, and Fire Department space needs, including a training room. He further stated that ADA changes and the fact that the architect who provided the cost estimate in 1996 did not include soil samplings and other site development costs have skewed the budget. City Councilmember Blomquist stated that the City Council is serious about holding the capital budget to $1.5 million. City Councilmember Wachter stated that he has some questions about the budget amount stating that Mr. Kroos has done a very thorough job about identifying all project costs and possibly the budget is not adequate to accomplish all of the City's objectives. He further stated that reducing the building to 9,000 square feet is not acceptable. He further stated that possibly the new Fire Administration Building could include a new basement and first level with the possible expansion of a second floor addition in the future. City Councilmember Blomquist stated that this alternative would delay the necessity for a new training room and could the Fire Department use the Community Room at the Municipal Center Building for the Monday evening and Tuesday morning training. Mr. Kroos, representing the architectural firm, stated that if a second story is built in the future, the cost would be approximately twice as much as doing it now. He stated that with the modification of the mechanical system and the ongoing construction, it would mean displacement of the firefighter personnel during that time of construction. Chief Jensen stated that training is a main priority for proceeding with the new building. Chief Jensen and District Chief Dave Diloi discussed the various types of training needs which include evening and day sessions for new trainees, officer training, Hasmat training, classes for CPR and the Monday evening and Tuesday a.m. training sessions. Mr. Lowell Bahrke, training officer, stated that there is a desire to centralize metro training for Dakota County cities at this location to provide an 80% savings of out of pocket training needs to the City. District Chief Diloi also stated that having the training room incorporated into the Fire Administration Building provides a greater efficiency for all the training devices such as video tapes and related equipment are in a storage area adjacent to the training room. City Councilmember Blomquist stated that she can better appreciate the need for a training facility after hearing the explanation by the firefighters and stated that she is intrigued by the collaborative spirit to provide joint training with other communities as a part of the metro training board. She further asked if any grant dollars were available for training programs with other Dakota County communities. She further suggested that cable franchise fees be given some consideration for funding the equipment and training facility room. City Administrator Hedges stated that he will review the possibilities for franchise fees and also check with the State of Minnesota to determine whether an innovation grant might be possible for funding a joint purpose training room. J Public Works Committee Minutes/May 19, 1997 Page 2 City Administrator Hedges stated that if the Fire Department cablecasts fire prevention training and other community programming, cable franchise fees would be an acceptable revenue source. Public Works Chair person Wachter stated that funding alternatives will be reviewed by the City Administrator and that the next meeting of the Public Works Committee to further consider the Fire Administration Building will be scheduled for Tuesday, June 3 at 3:45 p.m., at the Eagan Municipal Center Building. Chair Secretary TLH Subject to Approval MINUTES OF THE EAGAN PUBLIC WORKS COMMITTEE Eagan, Minnesota June 3,1997 A Public Works Committee meeting was held on Tuesday, June 3, 1997 at 4:00 p.m., at the Eagan Municipal Center Building, for the purpose of continuing fact finding to give further consideration to the Fire Administration Building Project. Present were Public Works Committee members, City Councilmember Blomquist and City Councilmember Wachter. Also in attendance were members of the Fire Department Building Committee including Fire Chief Jensen, Dave Diloia and Lowell Bahrke. Also present were David Kroos of the architectural firm of Varman, Kroos, Phister, Vogel and Associates, Fire Department Secretary Karen Kelly and City Administrator Hedges. PROPOSED FIRE ADMINISTRATION BUILDING City Administrator Hedges presented funding choices for the training facility including a possible grant application through the State Board of Innovation and Cooperation in the amount of $50,000 for planning and $100,000 for construction. He stated that the pre -application process is due in June and, due to the fact that innovation is more important than cooperation and since several other local governments have collaborated with similar type training facilities, the chances of a grant are not strong. City Administrator Hedges further stated that the training facility is eligible for cable franchise fees, given the fact that the room can be used for fire prevention training and a variety of other presentations and meetings that could be cablecast on Channel 16. He stated that the funding for this training facility would be similar to the dollars allocated for the City Council Chambers. He further stated that the City Hall project received a total contribution of $396,630 from retained franchise fees. The City Administrator further stated that while there is no statutory limitation, cities tend to restrict their use of franchise frees to cable and communication activities which the training facility would be an eligible project for the revenue source. He stated that the current balance in the cable franchise fee fund is $936,594. City Councilmember Wachter stated that the innovation grant for television programming would be desirable, however, the retained cable franchise fee contribution appears to be the most logical revenue source. Councilmember Blomquist stated that designing the Fire Department training facility as a multi-purpose location for other communication activities or communication production is innovative and may be a good decision for future years. Dave Diloi stated that the training facility will promote the Volunteer Fire Department, especially through public access. City Councilmember Blomquist stated that communications with citizens for public safety purposes provides an educational tool for the entire community. City Councilmember Wachter stated the Fire Department should work with the Police Department and prepare a list of education and training possibilities and further stated that he is in agreement with adding the second story addition for a training room. City Councilmember Blomquist stated that in her opinion the training room is necessary and will provide a number of opportunities for the Fire Department, possibly Police Department and other community groups for fire training. David Kroos asked if the Police could use a simulator presentation for "Shoot — No Shoot?" The City Administrator stated that he was not aware that a training room would provide that type' of environment. He further stated that there are facilities but they are generally restricted to that use only. s Public Works Committee Minutes/June 3, 1997 Page 2 City Administrator Hedges suggested that the architects separate the cost for the second floor addition which allows the City Council to review the entire program for the Fire Administration Building including the second floor addition for training purposes. After further consideration, the architect was asked to provide a breakdown of the cost as it relates to the Fire Administration/Ambulance Service based on the storage space and upper level training room support which all three components will provide a total project cost. City Councilmember Wachter stated that there will be a significant savings to the City by building a training facility at this time as a part of the overall construction project. Mr. Kroos, representing the architect concurred with that statement. BLACKHAWK ROAD RESTORATION Director of Public Works Colbert stated that property owners adjacent to Blackhawk Road are making requests of the City to replace the sod that was installed as a part of the Blackhawk Road improvement project in 1994. He stated that many areas did not survive the following winter and were replaced or repaired under the contract during the spring of 1995. He further stated that in a number of cases, the sod has not survived and residents are asking the City to replace the sod. There has been no precedence for this type of response given the duration of time since the construction project was ended. City Councilmember Blomquist stated that she would like to readdress the entire policy for street reconstruction projects. She raised Heine Strasse as an example of what appears to be a lack of total fairness in reconstruction projects. City Councilmember Wachter suggested that this be considered at a later Public Works Committee meeting, if so directed by the City Council. After discussing the Blackhawk Road restoration request, both City Councilmembers Blomquist and Wachter concurred that sod maintenance should be the responsibility of the abutting homeowners. Director of Public Works Colbert explained how sod restoration due to snow removal and construction is becoming a greater expectation by residents throughout the community. The Director of Public Works further stated the residents along Blackhawk Road are claiming that there was poor preparation, watering and sod by the City. The committee discussed seeding as a possible alternative and further that the City provide grass seed to all property owners with the understanding that the property owner is responsible for applying the seed and watering. The Public Works Committee and staff concurred that any restoration prior to the Fourth of July Parade event will be difficult given the wear and tear on the boulevard by the public watching the parade. City Councilmember Wachter summarized the direction of the committee stating that it is the recommendation of the City Council that the City provide seed to any property owners along Blackhawk Road, however, the preparation, application and watering is the responsibility of the adjoining property owner. Secretary City Clerk 1101 612-339-6212 B4'R & ASSOC I A7ES 877 P02 JLN 10 197 14:77 CITY OF EAGAN FIRE ADMIIM"I'RATION BUILDING COMPONENT COST ANALYSIS NOTE: The enclosed broWulown represents the respeedve cosh of A) Sre administradoo/ambulance service B) basement garage space, *ad C) upper level trabft mom. The coats indicated aasame all three components would be omrrnded In die same canstrucdon phase, and are intended to give the City Cotmell a relative value for each compamt. A. FIRE ADbEVIS1r1A'Y1OV./AMg[lLANCF SERVICE (6,650 Square Feet Main Levet * CONSTRUCTION COSTS 1. DeQ clition of Existing Building $16,027 2. Was Fire AdminWra lon/Ambulance Service $653,695 3. Fuarcis8 p and Equipment $84,037 4, Laming S25,000 SUBTOTAL $778,759 OTHER PROJECT COSTS 1. City Property Assessmals $5,000 2. Survey $2,900 3. WIs Teaft $4,500 4. Bui Idiiug Permit Fees Unimown 5. Tel .phone System 81,500 6. Reynbursable Expenses $6,300 ;. saeew r.,ansnvct an Testing $2,000 S. Pro:fessional Fees $4,302 9. Pro.ect Condngency 109 $77,000 10. Saal,mge Wood Beams ,fill SUBTOTAL $179,202 TOTAL PART A 5957,961 B. BASEMENT STORAGE (4,950 Square Peer) 1. Basrment Ccnsuucdon $279,456 2. Contingency 10°A $27,600 3. Professional Fees SILS62 SUBTOTAL $326,618 TOTAL PART B $326,618 C. TRAIlGNG ROOWMAINING SUPPORT ARRAS (4,880 Square Feet Second Level) CONSTRUCTION COSTS 1. New Construction $479,704 2. Pu m id&p and Bgaipment $43,963 3. Audio Visual Equlpmem M&W SUBTOTAL $553,667 PRiO rT COSTS 1. Telephone System 51.300 2. Reimbursable ftmses $1,500 3. Special Construction Tesft S11000 4. Pro#esdonal Fees $38,756 5. ProjmCondVency 109 SS�Q SUSTOTAL $97,256 TOTAL PART C Wpg33 A. FIRE ADbMSTRATIONIAM SULANCE SERVICE $957,961 B. BASE1dEN' T STORAGE SPACE $326,615 C. UPPER LEVEL TRABONG ROOM/SUPPORT S6,501.224 Tara. PROJECT COST 61,935,502 612 Inn 6919 nR—I n-07 n9- ii Pv wnnl -, 4 1 city of eagan MEMO TO: TOM HEDGES, CITY ADMINISTRATOR FROM: KEN VRAA, DIRECTOR OF PARKS AND RECREATION DATE: JUNE 12, 1997 RE: SLATERS ROAD SIDEWALK ISSUE Which side of Slater Road should a sidewalk be placed as it proceeds north from Wall Street to James Street and then on to Cliff Road. HISTORY/BACKGROUND Last August, the City Council approved the construction of a sidewalk on the west side of Slater Road from the Burnsville border to Wall Street, which is within the Whispering Woods 10th Addition. This sidewalk was a condition of the preliminary plat. Plans had been prepared to carry the sidewalk to James Street and Slater Acres Park, which is located on the east side of Slater Road at James Street. Concurrent with the discussion of the sidewalk was the issue of installation of a stop sign at Slater Road and James Street. Some of the residents at the Council meeting in August questioned the need for the sidewalk and others, who felt the sidewalk was needed, questioned why the sidewalk would not go on the east side because there were fewer homes affected. Final direction from the Council was to install the sidewalk from the Burnsville border to Wall Street on the west side because the sidewalk which is in Burnsville was also on the west side. And, to meet with the affected residents to determine which side the trail should go on. NEIGHBORHOOD MEETING Staff held a meeting on Wednesday, May 28 for all residents along both sides of Slaters Road. (Notations from that meeting are attached.) The Council will note that there was no definitive conclusion reached by the affected residents. Perhaps the most solid conclusion was that there Is a realization that a sidewalk is needed given the increased volume of traffic being experienced on Slater Road and the likelihood that It will Increase. At this point, there does not appear to be any one singular issue or overwhelming evidence from the neighborhood to support one side over the other. Perhaps the most significant aspect Identified is the speed at which vehicles were reported to have reached as they descend the hill coming from Burnsville and the curve in the road just south of Wall Street. Because of these two concerns, there Is some rational for not crossing from the west to the east side of the road at this location. At this time, based on the preliminary findings, staff does not believe there is a significant difference in costs associated with one side versus the other. P 'VA, PROJECT COSTS There would be no assessments associated with the project. Funding would come from the trails dedication fund. COUNCIL DIRECTION NEEDED At the workshop, staff will have photos and a graphic of Slater Road available and will briefly review the conditions that exist along the roadway. Staff is seeking direction on how the Council would like to proceed, and/or what additional information the Council would like to reach a conclusion on this issue. This item is scheduled for the July 1 City Council meeting. Slater Road Sidewalk Neighborhood Meeting May 28, 1997 5:30 pm Staff present: John Gorder, C. J. Lilly and Ken Vraa. Ken opened the meeting introducing the other City staff, noting that the City had sent out letters to those properties that were abutting Slater Road because these would be the most affected by any sidewalk. Nearly 100 letters went out. Ken noted that the City Council had directed this meeting be held with the residents for the purpose of identifying the issues associated with a trail along Slater Road and to identify which side the sidewalk should go on. The City was also interested in learning what Impacts would be associated with trail construction from the neighbors perspective. John Gorder then presented information relative to existing conditions. Slater Road is classified as a collector street; 44 feet wide within the 80-100 foot road right-of-way which means the City has from 18 to 28 feet on each side of the road for the sidewalk. John went on to explain that the standard for sidewalk construction is eight feet of green space back of curb for a safety zone, signs and snow storage followed by a six foot wide sidewalk, for a total of 14 feet. The project would be funded through the City's Trail Dedication Fund so there would be no assessment associated with the project. The project would be proposed to be constructed at one time, meaning that the sidewalk would continue north from where it ends at Wall Street to Cliff Road. Recent traffic counts show that the present ADT is from 2,400 to 4,600 trips, up from the 3,300 trips recorded a few months earlier. This increase in volume is attributed to the residential development that is now occurring and will continue to grow as the remaining property is developed. John also noted that a 3 -way stop sign was installed last year at James Street and Slater Road near Slater Acres Park. Ken then explained the agenda for the remainder of the meeting noting that there were several options that were open for discussion. 1. The no build option, which has been suggested. This option fails to recognize the increased traffic and concern for safety that parents have expressed for children who travel up Slater Road to the park and to the commercial area along Cliff Road. 2. The dedicated pedestrian lane marked by a stripe in the street. Ken noted that the city has used this on a local residential street in the Weston Hills Addition, but there is growing sentiment that this compromise resolution in this neighborhood is not very well received. This option would be even less likely to work on Slater Road given the traffic volume on this collector street and the speed of traffic. it was also noted that this option gives pedestrians a false sense of security because there is no physical barrier between a car and a pedestrian and therefore nothing to prevent a vehicle from going over the striped line into a pedestrian. 100 Slater Road Sidewalk Minutes Page 2 3. The option to continue the sidewalk along the west side of Slater Road up to Cliff. 4. This option is to cross over at Wall Street, where the sidewalk now ends, and then continue up the east side to the park and beyond to Cliff Road. S. Cross over and back options. There are several possibilities if the neighborhood wants to consider crossing over and back. For example the sidewalk could cross over at Wall Street to the east and proceed to James and the park, then cross back to the west side or continue up the west side and then cross over at James by the park and then continue up on the east side. Ken then went on to introduce C. 1. Lilly who shared a survey of the right-of-way along Slater Road and some photos of both sides of the street, He reviewed segments of the road and identified known and observable obstacles and the probable solution to accommodate the sidewalk. Residents were welcomed to volunteer other information that staff may not be aware of. C. 1. went through the first segment of roadway from Wall Street to Slater Court identifying street lights, cable boxes and sign posts that would have to be relocated. Several small trees were identified for transplanting or trimming. 4816 Slater Road asked about the sprinklers at this address. Response: The resident will have to work with the contractor to remove and then replace (if they wish) those heads that are in the right of way. This would be the homeowners obligation. 4807 Slater Road asked about a steep slope Response: If a 3 to 1 slope, which Is considered as maintainable, can be put in then that's what would be done, however, If the slope is steeper It may require a small retaining wall. (It appears that in this location that a retaining wall will not be required) C) then reviewed the next section of road to James Street. 4722 Slater Road noted that there is underground irrigation at this address, 4790 Slater Road also noted irrigation at this address. 2224 James Street questioned an evergreen tree and who would move it. Response: If this Is a .small tree that a property owner planted and wanted to keep, he should relocate it outside the right of way. Typically, on projects like this with trees in the road right of way, they would simply be removed. 4719 Slater Road questioned how much of the shrubs would have to be moved back? Response: From the photographs, it's hard to tell, but it appears that very little would have to be moved back. 2223 James Street said there is a sign, street light and tree in the way. Slater Road Sidewalk Minutes Page 3 Comment on the speed on Slater Road: Joe Repya, 4813 Slater Road said his notes show that from the speed study done last year by the City, 51 % of vehicles were over the speed limit on Slater Road. Question: Where would the trail end at Cliff? Response: The trail would end short of Cliff Road at a point that would eventually tie into the proposed trail on Cliff Road which Is a County trail. The County would build the trail at the time Cliff Road is upgraded from a rural section at this location to an urban section Question; What do you do when the sidewalk crosses over a driveway? Response: The contractor will saw cut the driveway out, modify the grades and Install the sidewalk. A concrete driveway apron is then installed. The sidewalk is thickened from 4" to 6" at the driveway location. Question: Does homeowner then pay for the driveway apron? Response: No, It's part of the project cost. Question: Is it possible to put a barrier, such as some type of ballard or curb in the street to define a trail? Response: This would reduce the size of the street and in -the winter would create problems for plows and snow storage. Question: How has it been determined that there should be eight feet of space before the sidewalk? Response: This is a standard engineering practice which creates an eight foot zone for safety, snow storage in the winter and the area in which road signs are placed. Staff noted that there are sections in the community where the trail are closer to the street but this has been the result of some significant obstacle or issue that could not be solved any other way. For example, a building or topographic problem. Here it does not appear to be the case with adequate road -right -of -way. Question on Sidewalk width, noting that Burnsville has a five foot wide sidewalk. Response: Eagan also has some locations with a five foot width, but has abandoned that standard years ago, because five foot is not wide enough to carry foot traffic, various types of "wheel" toys and other types of transportation that now occurs. Mr. Repya asked those present how many were opposed to the sidewalk and then how many were in favor of the sidewalk? (Staff did a quick count and noted that 8 raised there hand as opposed and 9 were in favor, although it also appeared there were a couple of individuals who did not indicate either way their preference) Comment: Maybe you should ask the question as to how many of us would favor the sidewalk if it didn't take up so much space? Slater Road Sidewalk Minutes Page 4 There were additional comments made about the 8 foot space being too consumptive of front yards, but that it also made sense that there be a sidewalk because it's obvious that traffic volumes have increased and will continue to increase as the residential development continues. Residents then discussed at some length the problem of increased traffic and speeds from people coming from the south, noting that there is a hill they come down. it was noted that the stop sign helped but there needs to be more traffic control, A comment was made that the police recently (February) did a speed check, but that it was done with a marked car and people saw it and slowed down. A check needs to be done with a less conspicuous vehicle to get a true reading. Several comments were made that if the city were to close the interconnection with Burnsville that would not be an Issue and people could walk in the street. Another person commented that the street still would not be a place for kids to walk and that we need a safe way for the kids to get up to Cliff and the Super America station. Another comment was made that it's obvious we need a sidewalk for safety of the kids. Question: How much right of way does the City have and will they have to acquire property form the homeowners? Response: The City has sufficient road right of way on both sides to put in the sidewalk and will not require any additional land acquisition. Question: Could the City put in a stop light? Response: Stop lights are very expensive and reserved for major .street connections where traffic volumes warrant. Question: What about a trail that would go along the (highway) fence on the east from the park up to Cliff. Response: (From the audience) The kids wouldn't use it because it's not a logical and short way of getting to Cliff. Kids are going to use the shortest route which is Slater Road. Question: How many driveways and front yards will the sidewalk cross if it's on the west or the east side. Response. There are 12 homes on the west side with five of them being front yards; and 16 homes on the east side, seven of them being front yards. Question: Which side has the majority of the population? Response: It appears that it's about equal in terms of platted lots with about 100 on the west and 97 on the east. Comment: It doesn't make a lot of sense to have the trail cross back and forth from were it Is now to the park and then to Cliff Road unless there are stop signs and control markings. 13 Slater Road Sidewalk Minutes Page 5 Question: We don't want to have this be an issue of east side vs. west side neighbor, maybe the trail should go on both sides, is that possible? Response. That would have to be a City Council decision. The cost could be a prohibitive factor. Collector streets like this typically have only one trail. Question : What is the timing on this sidewalk? Response: It's likely that this item will be on the first Council meeting in July. If approved, final plans and specifications would be developed and out for bid in late August. Fall construction seems likely. Comment: This would be less of an issue as to what side the trail would go on if you didn't need fourteen feet from back of curb to the back of the sidewalk At this point Ken summarized the meeting by saying there didn't appear to be a consensus opinion as to what side the sidewalk should be on, but it does appear that the stripe in the street option is not favored at all and that there is a growing opinion that a sidewalk is definitely needed because of the increased and still growing volume of traffic. There is also a concern for how much space is being taken for the sidewalk. Ken then said that the report that will be forwarded to the City Council will be available to the public at City Hall on the Thursday prior to the Council meeting at which it is scheduled. Ken mentioned that if there were additional questions, residents could call John or Ken. If there are additional comments to be made, a letter could be sent which would be included with the information that will go to the Council when they consider this issue. Attachment: Attendance List Prepared from notes by Ken Vraa /f