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2022-02-15 Council minutes CITY OF MENDOTA HEIGHTS DAKOTA COUNTY STATE OF MINNESOTA Minutes of the Regular Meeting Held Tuesday, February 15, 2022 Pursuant to due call and notice thereof,the regular meeting of the City Council, City of Mendota Heights, Minnesota was held at 6:00 p.m. at City Hall, 1101 Victoria Curve, Mendota Heights, Minnesota. CALL TO ORDER Mayor Levine called the meeting to order at 6:00 p.m. Councilors Duggan, Paper, Mazzitello, and Miller, were also present. PLEDGE OF ALLEGIANCE Council, the audience, and staff recited the Pledge of Allegiance. AGENDA ADOPTION Mayor Levine presented the agenda for adoption. Councilor Miller moved adoption of the agenda. Councilor Mazzitello seconded the motion. Ayes: 5 Nays: 0 PRESENTATIONS A) LEAGUE OF MINNESOTA CITIES MAYOR FOR THE DAY RECOGNITION Mayor Levine stated that each year the League of Minnesota Cities hosts a writing contest called Mayor for a Day in which they ask kids to write about what they would do if they could be mayor for a day. Anna and Luke Rexeisen introduced themselves. They explained how they would improve the library to help reduce the spread of COVID-19. Mayor Levine thanked the Rexeisens for their presentation. She commented that this is the first time Mendota Heights has participated and hoped to see participation continue. CONSENT CALENDAR Mayor Levine presented the consent calendar and explained the procedure for discussion and approval. Councilor Mazzitello moved approval of the consent calendar as presented, pulling items d., e., g., and h. a. Approval of February 2, 2022 City Council Minutes b. Approval of February 2, 2022 Council Work Session Minutes c. Authorize Contract for Arbitrage Monitoring Services with Ehlers &Associates d. Authorize Pufohase Order for invasive Species Management and Restof-ati-alff at Valley , Park,Rogers Lake and Copperfield Ponds f. Approve Contract with Dakota County for Wetland Health Evaluation Program xx. x zppxv r v S Ux VxxUJW vl 1. Approve Resolution 2022-16 Disposal of Surplus Property i. Approve Revisions to the Drug and Alcohol Testing for Commercial Drivers Policy j. Approve the January 2022 Building Activity Report k. Approval of Claims List Councilor Paper seconded the motion. Ayes: 5 Nays: 0 PULLED CONSENT AGENDA ITEMS D) AUTHORIZE PURCHASE ORDER FOR INVASIVE SPECIES MANAGEMENT AND RESTORATION AT VALLEY PARK, ROGERS LAKE PARK, AND COPPERFIELD PONDS Mayor Levine commented that she is thrilled that they are moving along with invasive species removal in the community and asked staff to provide details. Natural Resources Coordinator Krista Spreiter stated that the City has partnered with Great River Greening to complete native restoration at several locations in the city over the past few years. She stated that this project would continue with invasive species removal in order to reestablish the native groundcover in those areas. She provided details on Great River Greening, which is an organization that pursues large grants and utilizes volunteers for many of their projects. Mayor Levine asked if residents would have the opportunity to volunteer to help with these projects. Natural Resources Coordinator Spreiter confirmed that residents can participate in the projects. She noted that information and registration is available on the Great River Greening website. Councilor Mazzitello moved to authorize a PURCHASE ORDER FOR INVASIVE SPECIES MANAGEMENT AND RESTORATION AT VALLEY PARK, ROGERS LAKE PARK, AND COPPERFIELD PONDS. Councilor Miller seconded the motion. Ayes: 5 Nays: 0 E) APPROVE PURCHASE ORDER TO TREE TRUST FOR SPRING TREE SALE Mayor Levine asked staff to provide details on the tree sale. Natural Resources Coordinator Spreiter stated this is the third year the City has partnered with Tree Trust to offer discounted prices on trees available to residents. She stated that these trees would be for residents to plant on their own private property for about half the price. She noted that this is a great opportunity to reestablish a tree community that has been impacted by emerald ash borer. A preview of the trees to be offered would begin March 7 with the online sale beginning on March 14. February 15, 2022 Mendota Heights City Council Page 2 of 11 Councilor Paper commented on how this has been a popular program and asked if more trees could be made available. Coordinator Spreiter stated the number of trees offered could be increased, which would increase the budget. Councilor Paper suggested that be discussed at the next budget cycle. Councilor Mazzitello moved to approve a PURCHASE ORDER TO TREE TRUST FOR SPRING TREE SALE. Councilor Miller seconded the motion. Ayes: 5 Nays: 0 G)ACKNOWLEDGE DECEMBER PAR 3 FINANCIAL REPORT Mayor Levine highlighted an incredibly healthy end of year for the Par 3 golf course. She recognized Recreation Program Coordinator Meredith Lawrence and the Parrs and Recreation Commission for their hard work. Recreation Program Coordinator Meredith Lawrence thanked Mayor Levine. Councilor Mazzitello moved to acknowledge the DECEMBER PAR 3 FINANCIAL REPORT. Councilor Miller seconded the motion. Ayes: 5 Nays: 0 H) APPROVE PURCHASE OF UTILITY TERRAIN VEHICLE FOR THE FIRE DEPARTMENT Councilor Mazzitello stated that the City started a process of depreciating equipment over time,beginning in the 2022 cycle. He asked staff to provide an update on the depreciation value of the equipment. He explained that the intent would be to have available funds to replace equipment when it reaches the end of its useful life. He asked the life expectancy of this equipment. Fire Chief Dave Dreelan stated that they have discussed a method to make a fleet allocation each year in the budget to ensure funds are available for these equipment purchases. He hoped this would follow suit. Councilor Mazzitello moved to approve PURCHASE OF UTILITY TERRAIN VEHICLE FOR THE FIRE DEPARTMENT. Councilor Duggan seconded the motion. Ayes: 5 Nays: 0 PUBLIC COMMENTS No one from the public wished to be heard. PUBLIC HEARING No items scheduled. February 15, 2022 Mendota Heights City Council Page 3 of 11 NEW AND UNFINISHED BUSINESS A) RESOLUTION 2022-12 APPROVING A WETLANDS PERMIT TO RESURRECTION CEMETERY LOCATED AT 2101 LEXINGTON AVENUE SOUTH AND FOR PLANNING CASE NO, 2021-23 Community Development Director Tim Benetti explained that the Council was being asked to consider adopting a resolution approving a Wetlands Permit for Resurrection Cemetery, located at 2101 Lexington Avenue South. The owner is Catholic Cemeteries, and the applicant is Southview Design. Councilor Paper agreed that removing the rock makes a difference. He stated it would be nice to see more pond/wetland restoration around the community. He appreciates the work done to make the plan better. Councilor Mazzitello moved to approve RESOLUTION 2022-12 APPROVING A WETLANDS PERMIT FOR RESURRECTION CEMETERY LOCATED AT 2101 LEXINGTON AVENUE SOUTH. Councilor Miller seconded the motion. Ayes: 5 Nays: 0 B) RESOLUTION 2022-15 APPROVING A CONDITIONAL USE PERMIT TO AMEND MENDOTA PLAZA PLANNED UNIT DEVELOPMENT FOR PLANNING CASE NO. 2021- 13, PHASE III/79-UNIT APARTMENT BUILDING BY AT HOME APARTMENTS, LLC Community Development Director Tire Benetti stated the Council was being asked to consider Resolution 2022-15, approving a Conditional Use Permit (CUP) authorizing an amendment to the Mendota Plaza Planned Unit Development. This resolution pertains only to the Phase III/79-unit apartment project proposed by At Home Apartments on Lot 7 of Mendota Plaza. Councilor Duggan stated that the first whereas statement mentions 2.04 acres and asked how that is calculated. Director Benetti replied that it is based on Dakota County GIS and the property survey. Councilor Duggan commented that he is surprised that the City does not have the lot size information on record and had to go to the County. He stated that on the bottom of the same page there is a statement that mentions opportunity to change or modify the resolution. He referenced multiple numbers within the draft resolution which he has concern with. He began with number one which mentions that the amendment is consistent with the Comprehensive Plan and asked for clarification. Community Development Director Tim. Benetti replied that there is a mixed-use land zone within the Comprehensive Plan and because the property is zoned MU-PUD, it would be consistent with the underlying land use in the previous and current Comprehensive Plan. He stated that it is also consistent with the density allotment. Councilor Duggan stated that this proposal would include 79 units, several of which are under the City's minimum requirement in size of 750 square feet. He did not believe that was consistent. Community Development Director Tim Benetti explained that is the unit size requirement under the R-3 district, whereas there is not a minimum unit size within the MU-PUD. February 15,2022 Mendota Heights City Council Page 4 of 11 Councilor Duggan commented that he would be shocked to find there are no such standards. He asked when it was determined that these standards are swept aside in this case. Community Development Director Tim Benetti commented that they were never swept aside, they were presented for acceptance, rejection, or asked the developer to make amendments. Councilor Duggan asked why the size of the handicap parking was changed to meet the dimensions required by the State. Community Development Director Tim Benetti replied that was a suggestion made by the Planning Commission and the developer chose to make the change. Councilor Duggan stated that it has been stated that the applicant indicated that 79 units would be necessary for the project to be economically feasible. He stated that the standards established in the MU- PUD state that for every acre of land there could be 21 to 30 units of housing. He stated that would equate to 42 to 60 units,whereas 79 units were proposed. He noted that economic factors cannot be a reason. Councilor Duggan noted that this is an opportunity to reconsider. He stated that he is unsure the Council intended to provide that type of benefit to developers. Mayor Levine asked the Council to continue to ask clarifying questions of staff related to the findings of fact. She asked that any other discussion occur after a motion is on the table. Councilor Duggan referenced number two,related to sustainability. He stated that there was a letter from a resident which states that sustainability is failing and asked if that has been addressed. Mayor Levine noted that was addressed at the last meeting. Councilor Duggan referenced number five, which mentions an effective and unified treatment and asked for clarification on the words "unified"and"treatment". He asked the guidelines used to establish unified or unification. Community Development Director Tim Benetti replied that is a policy statement generally used in other supporting documentation for PUDs and land use applications. He noted that it would be the choice of the Council as to whether to accept that. Councilor Duggan referenced number seven and was unsure the meaning of"enhance the property of development". He stated that there are unknown factors that are not measured. He stated that if people's minds are already made up, his comments will not matter. He referenced number 11 which provides a comparison to development proposed in 2009 through 2011 that was never done and noted that did not make sense to him. He referenced the traffic projections included in number 11 and asked if that is a reasonable estimate. He referenced number 12 which uses the language "adequately provides" and questioned the use of that language. He referenced number 15 and commented that there seems to be a double standard or a failure to have a standard to be adhered to. February 15,2022 Mendota Fleights City Council Page 5 of 11 Councilor Paper moved to adopt RESOLUTION 2022-15 APPROVING A CONDITIONAL USE PERMIT TO AMEND THE 2009 MENDOTA PLAZA PLANNED UNIT DEVELOPMENT — FINAL DEVELOPMENT PLAN TO LOT 7, BLOCK 1, MENDOTA PLAZA EXPANSION ADDITION (PLANNING CASE NO. 2021-13). Councilor Mazzitello seconded the motion. Further discussion: Councilor Duggan commented that a number of people carve before the Council to express their dislike of the proposal. He stated that the City claims to listen to people, but those residents do not feel they are being heard. He asked what residents would gain from this project,noting that he did not believe there would be any gain. He commented that testimony from the public was unaddressed. He stated that in 2000/2001, the City approved the classification of MU-PUD, but he is bedeviled that they are now allowing upwards of 60 units of housing on two acres of land which has not been done before. Mayor Levine commented that it has been done in phase I of The Reserve. Councilor Duggan commented that in 2000/2001, it had not previously been allowed. He stated that the applicant has admitted that it is not financially feasible to move forward with less than 79 units, and yet financial reasons cannot be a consideration. He believed that to be a double standard, most likely illegal and unethical. He stated the Council should be thinking about the consequences of agreeing to this. He asked if that bothers anyone's conscious. He stated that he called Councilor Mazzitello prior to the last meeting and suggested that there be a chance for staff to review and analyze the comments from the public prior to further consideration. He stated that residents have raised excellent questions and he was disappointed that there are members of the Council that play fast and loose with the rules and regulations. He thought the task of the Council is to help the residents of Mendota Heights, noting that Mayor Levine stated that she would follow the rules and cares about the community in her campaign materials. He does not feel that has been done. He stated that this action tramples the wishes of the people in that area, of safety, and delivery of services from the Fire Department. He stated that it also tramples on the ordinances and the reason people came to Mendota Heights. He commented that this development does not fit, and this will only hurt the City to move forward and set this precedent. He was sad to believe that this action will be based on the statement that the Council can choose to do what it wants. Councilor Paper referenced the findings of fact, specifically two, noting that the City has made a commitment to be a GreenStep City. He stated this project meets some of those requirements. He stated that this provides multi-family housing density of at least 15 units per acre, uses LED lighting, and is walkable to a commercial district. He stated that there will also be solar on the roof. He stated that this brings vitality to an area that has been deemed the downtown of Mendota Heights, noting that vitality brings sustainability in that it will attract businesses to the empty storefronts. He stated this will offer more housing opportunities which is a goal of the Comprehensive Plan. The project will also contribute to walkability within that area. He noted that the increased vibrancy could also bring about changes to the overall PUD to increase walkability and greenspace. He stated that this project provides opportunity, which helps the community move forward rather than backward. He stated that this project has been brought forward by a more than capable developer which is an owner/operator that will have pride in the project and is a developer based in our community. He stated that this will help bring things that help the community be the nice place where people want to be. He reviewed some of the things that make this community great and noted that this will further advance the ability to provide those services without putting more pressure on City staff or maintenance. He noted that this will bring additional people and increase the tax base and is a good use of the site. February 15,2022 Mendota Heights City Council Page 6 of 11 Councilor Mazzitello agreed with a lot of the comments of Councilor Paper. He stated that the acreage of the lot is recorded in the plat which is held by Dakota County. He referenced the comment that questioned why the City did not have that information, noting that the City uses the County GIS just like every other community in the county. He referenced the unit size,noting there is not a minimum requirement for unit size within the MU-PUD zone, noting that could be reviewed if the ordinance is updated. He stated that density was explained when presented by staff at the last meeting,noting that density per acre is calculated across the development and not individual lots within MU-PUD and that is how it has always been done for that zoning district. He referenced the comments related to economic conditions, noting that there is not a single finding of fact stating that this is being approved based on the economic conditions of the applicant. He noted that the applicant can request whatever they want, for whatever reasons, and it is the job of the Council to evaluate and determine whether it fits. He stated that in respect to the sustainability email which predominantly dealt with landscape, condition seven addresses that element. He stated that this review began in August, therefore there have been a lot of public meetings and therefore six months is not a rush. He stated that this has to be acted on tonight as the review deadline expires in one week. He stated that if action is not taken tonight, approval would be gained in one week as proposed by the applicant as the City has exercised all available extensions. He stated that perhaps a concept review phase be added to MU-PUD in the future which would provide more time. He referenced the question asking who would gain from this development and stated that the City will gain from this in that new housing stock will be provided that addresses a demographic gap and there will be increased revenue generated which helps to continue to provide services to residents without raising taxes. He stated that this is not adding new roads or maintenance responsibility for City staff. He noted that a 5.6 percent increase in trips on Dodd Road is small. He commented that the MU-PUD does not have solid standards and the Council has the ability to change that for future applications but cannot do that for this request as those standards do not currently exist and therefore, they must go on how the standards have been written for the past 20 years or more. He referenced the comments that citizens are not being heard, noting that through all the public meetings they have heard concerns about traffic which are being addressed through a separate committee as that issue is bigger than this request. He stated that they heard about building size,parking, setbacks, building height; all of which were heard, and the developer modified their plans based on those comments. He stated that sometimes when you are heard you do not always get what you want, but it is responded to. He commented that the only thing that was not heard was not to build the project. He referenced an article in the Star Tribune related to a Ramsey County proj ect that was just completed where they took extensive community input, brought community artists into the design project, and they built a bridge that is a community asset. He referenced the question as to why people moved to Mendota Heights and what attracted them to the community. He stated that he moved to Mendota Heights 14 years ago because of its geographic location, ease of connection to other areas of the metro, its proximity to where his daughter would go to school, quality educational options, safety of the community, low crime, outstanding City services, and good water and sewer services. He stated that he moved from St. Paul, where his lot was 6,000 square feet and Mendota Heights provided the opportunity to triple the size of his lot and double the size of his home for the same price. He stated that his property taxes are also half of what he paid in St. Paul. He noted that those are reasons people are attracted to Mendota Heights. He stated that the density of Mendota Heights is low and will continue to be so even with this development. Councilor Miller stated that trends come and go. He stated that progress is important to maintain sustainability,but there is balance between moving forward and not giving away the keys. He stated that the City gave the developer what they wanted in this and in phase II. He recognized the beauty and the agony of an MU-PUD and its lack of regulation. He stated they had an opportunity to make this something February 15,2022 Mendota Heights City Council Page 7 of 11 viable to create vibrancy needed in that area but also maintain the essence of Mendota Heights. He did not believe the City chose to do that. He was unsure that they took the time to understand the depth and breadth of what has made Mendota Heights what it was and should continue to be. He stated that in his opinion they should work to make this the best version of their city and he does not feel this is it but recognized that this has been voted on and is moving forward. He stated that they will find in the future whether this was a good decision or not. He skated that they only get one city and what he loves about the city is its character in that it does not look or feel like other communities. He worries that when things are approved just because they can be, they lose a little about what has made them unique. He stated that progress is an essential component but believes they need to work harder to find a path where they can move forward and keep Mendota Heights friendly. Mayor Levine echoed the comments by Councilors Paper and Mazzitello. She commented that it is important to state that everyone loves the city and its character. She commented that no one has more love for the community than anyone else. She took issue with the idea that anyone would accuse her, or anyone else, of playing fast and loose with regulations or not following the rules. She commented that she is a rule follower, is extremely cautious and careful. She stated that the density calculation is never based on lot acreage in an MU-PUD and was not done in that manner for the first phase of The Reserve or for The Linden. She stated that for MU-PUD the entire developable area is used to determine density. She agreed that the last presentation was very helpful in explaining that calculation. She stated that this project would contribute to a significant portion of the projected household increases by the Metropolitan Council and as shown in the 2040 Comprehensive Plan by using this focus area for housing. She stated that she used the input of the legal experts, community development experts as well as the guidance from the Comprehensive Plan to make her decision. She stated this is consistent with the Comprehensive Plan. She referenced the comment that allowing this would lead to more requests but noted that this is the last MU-PUD lot in the community. She stated that if this apartment is not built, the City would not have an opportunity to attract young professionals to the community, which would go against the goals of the Comprehensive Plan. She commented that this is pretty much a fully developed community. She noted that The Reserve has some smaller unit sizes and there have not been any issues. She stated that she will continue to make decisions based on the guidance of the Comprehensive Plan. Councilor Mazzitello stated that he is also a rule follower. He stated that before the Council is a resolution with findings of fact and related conditions. He noted that the other issues discussed have been addressed over the last six months and therefore comments and questions should be focused on the findings of fact and conditions in the draft resolution. Councilor Paper referenced number 12 noting that the sidewalk connection on the northside is not shown on the plans, but it was his understanding that the sidewalk would follow the curb line. He stated that it was his understanding that the Walgreens sign would be removed in order to provide ADA compliance. Mayor Levine confirmed that has been resolved. She noted that the draft findings of fact were provided at the last meeting and therefore comments could have been provided at that time as well. Councilor Duggan referenced item one under the now be it resolved section, specifically the language "range of housing options"noting that is vague. Mayor Levine commented that language comes from.the Comprehensive Plan. February 15, 2022 Mendota Heights City Council Page 8 of 11 Councilor Duggan commented that this would be high-end residential and would not be considered a range. He stated that it would more firmly put in place that Mendota Heights is an upper middle-class community. He stated that many generations could not afford the housing product. He stated that he has worked with the Pastor family for years, referencing number 21, noting that in 2009 they attempted to help the developer. He noted that there is another PUD across the street which is lesser in age but has moved forward and been successful while the Pastor property remains challenged. He stated that the belief is that this housing would bring more business to the area but that is not certain. He stated that he will live with the infamy of the decision. A vote was taken on the motion: Ayes: 3 Nays: 2 (Duggan and Miller) C) PROFESSIONAL SERVICES CONTRACT FOR BIKE AND PEDESTRIAN MASTER PLAN Public Works Director Ryan Ruzek presented a professional services contract with Hoisington Koegler Group, Inc. (HKGi) for development of a city-wide bike and pedestrian master plan. Councilor Miller asked who would be notified of public engagements and how that would be done. Public Works Director Ryan Ruzek reviewed the methods the City would use to market those opportunities. He noted that there are specific groups that they will be more focused on in terms of underserved communities. Councilor Miller stated that it appears this could be the start of discussion related to connectivity on Dodd Road and therefore believes that the homeowners on Dodd Road should be notified. He noted that not everyone was supportive of a trail on Dodd Road in the past and therefore those parties should be brought into the discussion. Public Works Director Ryan Ruzek commented that the City still has the 2016 plan for the Dodd Road corridor that it would hope to move forward. Councilor Paper asked if this would be advertised in the Heights Highlights. Public Works Director Ryan Ruzek replied that there should be time to have one or two articles in that publication prior to the expiration of the grant funds in September/October. Councilor Paper asked the timeline for this process. Public Works Director Ryan Ruzek stated that a contract will be developed with the consultant and they will begin work immediately. Councilor Mazzitello asked how landscaping is incorporated into the plan. Public Works Director Ryan Ruzek replied that this plan would look at bike and pedestrian movement, therefore landscaping is not a task that would be included in this plan. February 15,2022 Mendota Heights City Council Page 9 of 11 Councilor Mazzitello stated that once the Natural Resources Commission is established,he suggested that they be part of this plan or a project specific component that would come later. Public Works Director Ryan Ruzek stated that there are many aspects that would be reviewed for trail segments proposed for construction in the future, such as stormwater and landscaping. He stated that the intent is to develop the locations and needs for trails at this time. He noted that landscaping would come as part of implementation. Councilor Mazzitello moved to authorize STAFF TO EXECUTE AN AGREEMENT WITH HKGi FOR BIKE AND PEDESTRIAN MASTER PLAN FOR A FIXED FEE OF $36,000, Councilor Duggan seconded the motion. Ayes: 5 Nays: 0 D) CHANGE THE MARCH 15, 2022 CITY COUNCIL MEETING DATE City Administrator Cheryl Jacobson stated that the Council is asked to consider changing the meeting date of the second regular City Council meeting of next month, March 15, 2022, due to a lack of quorum. It was the consensus of the Council to reschedule the March 15, 2022 City Council meeting to March 9, 2022 at 4 p.m. COMMUNITY ANNOUNCEMENTS City Administrator Cheryl Jacobson thanked staff and volunteers that assisted with Frozen Fun Fest,which was a successful event. Summer recreation programing registration opens March 1 at 9 a.m. on the City website. Registration for spring break field trips is also open on the website. COUNCIL COMMENTS Councilor Miller stated that it was assumed that the Plaza project is now complete. He suggested that staff setup a meeting to terminate that MU-PUD. Councilor Mazzitello stated that he agreed. He stated that this past week has been an interesting anniversary in infrastructure history, provided background information on the work of Roosevelt to institute better health and sanitation. He stated that the first bill related to proper drinking water and sanitary disposal came from his work when he became president. He noted that the first bill that regulated food and water safety also came from that administration. Councilor Duggan stated that he would like the email from Kelly Staples to be added to the public record. February 15, 2022 Mendota Heights City Council Page 10 of I I Councilor Paper commented that the ice rinks are terrific and he encouraged residents to use them. He stated that a resident challenged the Council to think about why they are here in Mendota Heights. He noted he chose Mendota Heights because of the location, proximity to family, the fact that it is not a sprawling suburb, safety of the community, friends in the conmiLmity, open spaces, and the parks and trail system. He stated that it is incredible to live in a small town in the middle of a metropolitan community. Mayor Levine thanked all of those that brought their A game to the Frozen Fun Pest, including many members of City staff and the: Parks and Recreation Commission. She stated that she loved seeing medallion hunters out in the parks. She congratulated the new Chair of the Parks and Recreation Commission, Bob Klepperich noting his years of experience. She recognized Jaffrey Blanks, who has taken on the position of Vice Chair for that Commission. She reminded residents that the city is taking applications far positions on the new Natural Resources Commission, She noted that there will be one or two student positions open on that commission as well. ADJOURN Councilor Duggan moved to adjourn. Councilor Mazzitello seconded the motion. Ayes: 5 Nays: 0 Mayor Levine adjourned the meeting at 7:59 p.m. V w ATTEST: Ste pham e Levine Mayor Lorri Smith City Clerk y 15,2022,14e.ndoto Heights City Couned Page 11 q1 I]