LOUSANA area redevelopment plan and beautification strategies

Bylaw No: 2008/22 First Reading: September 23, 2008 Second & Third Readings: March 17, 2009 prepared by Sandalack + Associates on behalf of

512, 815 First Street SW, , T2P 1N3 Ph: 403.244..7382 CONTENTS

I. Introduction

1.1 Overview 2. Area Redevelopment Plan

2.1 Regional Context 2.2 Environmental Factors 2.3 Historical Evolution of Lousana 2.4 Assets, Issues and Opportunities 2.5 Land Uses and Urban Structure Concept 2.6 Block and Street Form 2.7 Sustainability 2.8 Water Quality Management 3. Beautification Strategy

3.1 Overview 3.2 Open Space and Trails Concept 3.3 Streets 3.4 Street Tree Strategy 3.5 Street Lighting Strategy 3.6 Hamlet Entries 3.7 Community Hall Property 3.8 Hamlet Square 3.9 Implementation 3.10 Cost Estimates 1. INTRODUCTION

1.1 Overview

Lousana is a small hamlet located east of Red Deer in Central The opportunities and constraints identified in the analysis were Alberta. It has a traditional railway town form, however with synthesized with the input from the residents, and an overall plan obsolescence of the railway and related infrastructure, the and guidelines were developed that would respond to the vision structure and function of the town have changed. The current and principles. population is less than 50, and in order to thrive, it is likely that the population will need to increase. The hamlet has a small town A beautification strategy was developed from the priorities for character and qualities and it has the potential to offer economic redevelopment. This includes several initiatives and construction opportunities and a high quality of life. projects, with cost estimates.

Lousana is located in a beautiful setting, easily accessed by highway This ARP is presented in a poster format as well as this and rail. It is distinguished by a compact form, with some treed document. streets. There are several developable serviced lots, and lands with the potential for new development. 1.2 Vision Red Deer County (RDC) has identified the need for the preparation of plans for each of its hamlets that would recognise The intent of this ARP and Beautification Strategy is to satisfy their unique assets and address planning and design issues. these three inter-related components of Lousana urban process and form: This Area Redevelopment Plan (ARP) aims to provide a framework for Lousana’s form and function, to identify potential lands for Small town character growth, and to establish guidelines for several specific aspects. It Quality of life also includes elements of a beautification strategy. Sense of place The ‘Townscape Analysis’ approach provided background and context information on environmental, historical, cultural, spatial, visual, and developmental components and their relationships.

A two-day workshop held in Lousana 17-18 November 2006 provided residents opportunities to contribute to development of a vision for the plan, for input on several specific aspects of the plan, and for discussion and feedback to the project team. The participants in this workshop are thanked for their involvement in the planning process, and for their many contributions.

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1 2. AREA REDEVELOPMENT PLAN

2.1 Regional Context

To Mirror Hwy 595 Hwy 21 The Coal Trail

To Red Deer Red Deer River

Delburne

Canadian National

Railway Boomtown Trail Boomtown

Hwy 42 LOUSANA

To Pine Lake Mikwan Lake Hwy 21

Goosequill Lake Hummock Lake

To Trochu

• Lousana is located in the Grand Trunk County Neighbourhood (map from County Neighbourhoods of Red Deer County 2004) • Forage production and pasture are the dominant agricultural land uses • There are good rail and highway connections • The Coal Trail and the Boomtown Trail are nearby tourist networks • The Red Deer River and Pine Lake are easily accessed recreational and environmental features • Elnora and Delburne provide some local commercial, recreational and social services • Red Deer is within easy driving distance for other needs 2 2.2 Environmental Factors

Lousana +

- Mikwan Lake Altitude

PHYSICAL FEATURES • Land in Lousana slopes to the south west • Surface drainage is towards Mikwan Lake • The Mikwan-Goosequill-Hummock Lakes are alkali waterbodies, important as shorebird habitat and waterfowl staging areas • Goosequill Lake is a nesting site of the Piping Plover (an endangered species) PIPING PLOVER • Mikwan Lake is one of the few important shorebird Piping plovers are in direct competition with people for open migration lakes in Southern Alberta sand or pebble beaches, particularly in June and July when young • Water quality is an important issue (surface and sub-surface birds are active. Increased recreational activities and development drainage implications) disturb piping plovers on their prime nesting habitats. • An extensive bulrush marsh is found east of the southeast corner of Mikwan Lake Agricultural development around lakes and sloughs has reduced • The landscape includes some patches of aspen parkland and the amount of habitat available for nesting piping plovers. Sloughs fescue grassland that are drained and cultivated are no longer suitable for any of the shorebird species.

The key to success in maintaining piping plovers in Alberta is to protect their nesting areas from disturbance. The public must be made aware of the species’ needs by posting signs near the breeding sites or placing notices in local newspapers. In extreme cases it may be necessary to prevent access by people (and their pets) on breeding beaches during the nesting season of piping plovers.

3 2.3 Historical Evolution of Lousana

1945

• The Grand Trunk Railway was constructed through the area in the early 1900s, linking the series of towns including Elnora to the south and Delburne to the north. • A small grid of streets was laid out and houses and a school were built. • The area contained numerous wetlands, some within the town grid. Farmsteads were established on cleared land. • A small road connected to a farmstead to the east.

1962

• Eventually a Main Street developed running east perpendicular to the rail line, and additional houses were constructed. • Wooded areas continued to decrease in size as more land was cleared for agriculture.

1970 photo Johnnie Bachusky

• Continued decrease in wooded areas. • Farmstead east of Lousana is now accessed from Highway 42.

photo Chris Attrell 2006

• Agricultural land patterns and shelterbelts contribute to the character of the Lousana region. • Lousana has a traditional railway town form, however with decline of the railway for passenger travel, and the loss of the grain elevators, the relationship with the rail line is less important. • Main street commercial has deteriorated, and few town services remain. • There are several developable serviced lots within the hamlet. • Boomtown and Coal Trails draw tourists to the region.

4 2.4 Assets, Issues and Opportunities

The following points were provided through the site analysis and Low population and loss of vibrancy the public workshop: - undeveloped lots and missing houses - Mainstreet businesses all closed Assets Streetscape is of uneven quality Small town character and atmosphere - street tree planting needed - quiet, relaxed and friendly - street lighting required especially on south side of town - low taxes relative to larger places - Community Hall and Post Office are the social centres Land uses - safe and walkable streets - concern about mix of industrial and housing - need to identify future growth areas Landscape and setting - beautiful views Public space in town - nearby natural environment and habitat for birds and wildllife, - no seating areas including endangered species - no community ‘heart’

Location - easy access to services and amenities in Elnora, Delburne and Opportunities Red Deer - just off the Boomtown Trail and Coal Trail - providing potential Build on Lousana’s assets and address issues so that the hamlet for tourism and related services and amenities can thrive. The following sections outline some options.

Issues Address beautification issues - institute hamlet-wide cleanup and enforce bylaws. See Hamlet Beautification section for other Lack of services and amenities options for improvement. - no stores or cafes - many services and institutions closed (including school, churches) Reinforce Lousana’s place in the region by connecting to the - lost curling rink and skating rink Boomtown and Coal Trails.

Signage and identity needed Encourage mixed use developments - live/work, store/cafe to - highway entries are unattractive serve locals and tourists. - north edge of town is prominent public view Create Hamlet Square near Community Hall, to include seating Tidiness and upkeep required area, landscaping, and flexible spaces/structures for markets and - garbage and old cars are unsightly outdoor events.

5 2.5 Hamlet Land Uses and Urban Structure Concept

The diagram below highlights proposed organization of land uses in Lousana. Existing Hamlet Block Structure Lousana is a compact hamlet, with a walkable grid. The highway and railway avenue should continue to define the north and west edges. Potential Areas for Growth Residential development could occur to the south and east. Light industrial could occur to the north of the highway. Entries There are three entries into town that are currently not well marked or maintained. Signage (at the east and west entries), landscaping and maintenance standards will improve these areas and increase the sense of pride in the hamlet. Hamlet Square The Community Hall is the most important social centre in the Hamlet. This area should be improved - potential for addition of simple structures for markets and outdoor events; development of small plaza on southwest corner with landscaping and benches. Industrial Land Land north of the highway may be developed for appropriate light industrial uses.

6 2.6 Block and Street Form

The Hamlet of Lousana’s small town character and quality are partly a product of block and street form. Block and street form determine permeability and choice of routes and mode of travel (walking, biking, driving). Grid streets with street trees and narrow driving surface are safest and promote walking.

• New development shall build on the established Lousana block pattern in order to sustain permeability and walkability, and to increase town connectivity. • The grid pattern shall be extended and the established block size repeated. • Provide back lanes where possible. Traditional Lousana Block Form • Curvilinear suburban block patterns shall not be permitted. • Cul-de-sacs shall not be permitted. Residential

House and accessory building placement on lots must contribute to a high quality streetscape. • Front garages are not permitted. Garages must be placed behind front facade of house. • Laned and laneless development are permitted. Laned developments shall have rear access garages and no front driveways. Laneless developments shall permit front driveways, and recessed garages. Shared driveways shall be permitted.

Curvilinear Suburban Block Form Mix of Uses

A mix of uses is appropriate in a hamlet of Lousana’s size, as it will facilitate a range of commercial, retail and office uses together with residential uses, consistant with the small town character in which these uses are blended. • There shall be no front yard setback. All buildings will be set on the front property line to form a continuous street wall. • Sideyard setbacks shall be used for active uses such as food service patios, display areas, or public realm enhancements. • Provision for services and deliveries shall be at the rear yards with appropriate screening to adjacent properties and public space. • All buildings must have front entries. In the case of multiple-lot buildings, entries must be provided at 1 per 25ft of lot frontage. • Buildings on corners must have entries, windows and an active street presence on the two public facades. • The maximum height of all buildings shall be 10m. • A mix of uses within two story buildings is encouraged, and shall ideally be commercial or retail uses on the ground floor and residential or office above.

Mixed Use Residential laned Residential laneless - ‘Main Street’ building type - Garage at rear, access from lane - Garage recessed behind house - Set on front property line - Shared driveway illustrated - Continuous street wall - Multiple openings on public facades and active uses at ground level 7 2.7 Sustainability

Sustainable practices should be adopted at the scale of the hamlet, the block/street, and the lot, and consider environmental sustainability as well as social, economic and heritage issues. Environmental

The form and function of the hamlet affects the environmental quality of nearby waterbodies. Because the wetlands are habitat for many birds and wildlife, including the endangered Piping Plover, it is essential that good environmental practices be adopted. • clean up yards and enforce bylaws regarding garbage and pollutants (e.g.oil). • reduce surface runoff and establish guidelines for reducing amounts of unnecessary paved surfaces. • paths and trails may provide access to nearby environmental areas, but should not increase traffic through breeding areas of Piping Plover and other species.

This ARP aims to achieve high standards in land use patterns, neighbourhood design, site planning, and technology. • Leadership in Energy and Environmental Design (LEED) is a set of standards that aim to raise environmental quality and provide guidance for development. • LEED – Neighbourhood Design, or LEED-ND, combines principles of good neighbourhood planning, good urbanism, and smart growth, and provides a framework for assessing and rewarding environmentally sound practices. • RDC should adopt the LEED-ND framework for all Hamlets including Lousana. Social

A diverse population, composed of many age groups, is necessary for Lousana to thrive. Economic

Opportunities for businesses should be provided through • strengthening Lousana’s presence on the Boomtown Trail by identifying needed services and amenities (for example, bed and breakfast accommodation or cafe), and highlighting Lousana’s assets as a place to visit • designating lands for light industrial development • encouraging live / work enterprises Heritage

There is much pride in the history of Lousana and area, and opportunities to make better connections to the Boomtown Trail and Coal Trail.

Lousana was an important stop on the rail line, and the block and street pattern illustrates how towns were laid out parallel and perpendicular to the rail line. The block pattern should be retained and encouraged in any new development.

The school site includes a marker that notes the former importance of this area, and should be maintained.

Although only one building remains of the former Main Street commercial area, if Lousana attracts new businesses, these should be encouraged to locate on Main Street. Refere to the section dealing with building guidelines.

8 2.8 Water Quality Management

Environmental practices in the hamlet affect water quality and paved surface garage downstream effects on wetlands and other wildlife and bird habitats. landscaped surface footprint 56 m2 house footprint Ground Absorption Coefficient (GAC) 216 m2 Typical practices of urbanization tend to increase the amount of paved surfaces (driveways, parking lots, walkways) and reduce the amount of infiltration. Permeable surfaces, especially landscaping, allow greater infiltration of rain and storm runoff, recharging of groundwater, and paved surface 2 contribution to a more comfortable micro-climate. 72 m

• The Groundwater Absorption Coefficient (GAC) is the percentage of a lot that is required to be free of impervious landscaped surface 2 material (concrete, asphalt, etc.). 456 m • All new developments are required to have a minimum GAC of 45%. example of GAC calculations: lot 800m2 / 100% The amount of surface house 216m2 / 27% free of impervious garage 56m2 / 7% materials is 57% paved 72m2 / 9% (exceeds the 45% GAC landscaped 456m2 / 57% requirement).

natural hydrological cycle

effects of urbanization

9 3. BEAUTIFICATION STRATEGIES

3.1 Overview

Several strategies and projects are identified that are intended to progressively improve the appearance of Lousana and enhance it as a place to live and to visit. These strategies could be implemented individually, or as a coordinated improvement program, as funding allows. They include:

1. General upkeep and tidness - this issue was identified by residents as a key concern regarding aestehtics and visual quality of Lousana. Enforcement of bylaws and encouragement of community pride may help to improve much of the visual quality.

2. Open Space and Trails Concept - to develop a network of walkable streets and paths connecting open spaces.

3. Streets - improved streetscaping, and continuation of the grid in any new developments.

4. Street Tree Strategy - to improve the ecological and visual qualities, provide shade and shelter and improve walkability.

5 Street Lighting - to increase the safety/perception of safety and walkability of the Hamlet.

6. Hamlet Entries - to develop high quality entry points to Lousana and strengthen identity.

7. Community Hall Property - to enhance this community focal point through landscape and other improvements.

8. Hamlet Square - to develop a seating and gathering area at the town centre.

Skating Rink

Hamlet Entry Signage

Hamlet Square

Future Growth

Hamlet Entry Signage

Street Tree Planting

10 3.2 Open Space and Trails Concept

Lousana can take advantage of its small size and good connections by strengthening its existing open spaces, adding some additional amenities, and ensuring they are well connected by walkable streets and paths.

• The path system should be linked to the County Open Space Plan, and allow access to some of the nearby environmental areas. • The old school site and recreation fields are the main open spaces and recreation hub, and should be well connected with paths. An outdoor skating rink should be redeveloped near the ball diamonds. • Improve the Community Hall site and establish a public civic space (Hamlet Square) at the town centre. • Any new development must include dedicated green space and path linkages. Landscape plans for new parks must be approved by RDC.

Walking trails should be developed as a continuous system linking all parts of Lousana, and connecting to a regional network.

• Acquire land where possible, or require easements on privately owned land. • Develop trails on Municipal Reserve sites according to a common high standard. This trail standard should also be encouraged on all other trail segments. • Connect public open spaces with trails.

notes: - crossfall trail surface 2% in direction of natural drainage or crown 2% - trail surface to be 50mm above surrounding grades - minimize disturbance during construction (trail width plus 1m)

backfill trail edges with native material or topsoil maintain 0.30-0.50m each and seed as specified side as low vegetation gravel or crushed shale trail on compacted base trail width 2m min

11 3.3 Streets

• Consider the hamlet streets as part of the open space system and ensure that they are landscaped and walkable. • Provide back lanes in all new developments wherever possible, and place utilities in lanes to maximize plantable area in front. • Street lighting should be increased and the location of new lights should be determined in collaboration with hamlet residents.

Street Type 1 - Tree lines both sides

Street Type 2 - Tree line one side

• Tree or hedge plantings along lanes can screen views and provide windbreaks

Street and Lane

12 3.4 Street Tree Strategy

• A street tree planting program is a beautification priority. Planting trees on public areas on Lousana streets and lanes will have the most impact, and the longest-lasting effect on the liveability of the hanlet. • Preserve existing tree stands and ensure that new development does not result in a net loss of trees. Develop management plan and replanting strategy. • Entry streets and residential streets are first priority planting areas. • Lanes, as part of the pedestrian realm, are second priority. Tree planting along lanes will provide shade and shelter and increase visual attractiveness. • Avoid front driveways and parking lots on streets as they reduce the amount of plantable space. • It is recommended that the largest-caliper tree available be planted, in order to achieve the greatest visual impact. Recommended species include Brandon Elm and Green Ash, two examples of hardy street trees that provide a canopy. • The County and/or the community will need to commit to watering and maintenance for at least a two-year period of establishment.

Street Tree Planting Strategy

Planting Detail

TRUNK PROTECTION: • Trunk wrapping in place prior to planting to be removed for trunk inspection.

SOIL AMENDMENT: • As per specifications.

PLANTING SOIL: • Hole to be backfilled, tamped, and watered to eliminate air pockets.

MULCHING: • Mulch with shredded bark or composted hardwood chips to a Just below head of tree maximum depth of 75mm over the area of the rootball. Keep mulch 150mm away from the trunk.

CROWN PRUNING: • Prune at planting to carefully remove dead, broken, damaged and interfering branches, double leaders and narrow angle branch unions. Prepared planting soil 75-100mm Mulch STAKES AND TIES: • Stake immediately. • Wooden stakes to be driven 300mm into undisturbed soil

• Use 3 stakes for trees up to 2m in height. 150mm

ROOTBALL, BURLAP, TWINE: • Cut and remove all wire, rope, twine and burlap from around trunk and the top 1/3 of the rootball. 13 3.5 Street Lighting Strategy

• The need for additional street lighting was identified at the workshop. Residents noted the uneven illumination on the streets, and requested additional lighting. Contrasting with this was a similar, although less common, concern that excessive lighting would interfere with the dark skies that are a positive aspect of living in a rural hamlet. • Safety of streets and the ability to navigate on foot is of greatest concern, and additional street lights should be added. The locations should be determined by RDC in consultation with EPCOR. • In order to be pedestrian-scale, and have the least amount of visual impact, the light fixtures should provide the minimum illumination, and light standards should be the minimum size within County standards.

Recommended or similar:

Model: WSE Technologies PL-5001 $ 2646.00 CD - $ 2381.40 US

General Information: • Intelligent control by special software • Complete light control for starting, timing and delaying • Complete control for protection of overcharging, overdischarging and overload • Direct LED indication for battery condition • Auto control for on/off and timing (light control + timing 4-12 hours) • Auto control for charging and discharging protection and temperature compensation • Works 4-12 hours under 4-5 hours sunlight • Keeps working under 4-5 rainy days

Specifications: Solar Cell: Power: 60WP LxWXH cm: 152×68×10 Weight (Kg): 10Kg Accumulator: Capacity: 12V/100AH LxWXH cm: .38×207×26.5 Weight (Kg): 33.5Kg Lamp: 12V/15W Lamp Controller: LxWXH cm: 80×36×25 Weight (Kg): 10Kg Bottom: LxWXH cm: 50×50 Weight (Kg): 45Kg Lamp Post: L (m): 5M Weight (Kg): 70Kg

Supplier: WSE Technologies 303 - 47Str. E Saskatoon, Saskatchewan S7K 5H2 Ph: 1 306 244 8808 Fax: 1 306 244-9970 14 3.6 Hamlet Entries

• Entry features are proposed at the two main entries to Lousana to provide a stronger welcome to the Hamlet and the opportunity to reinforce town identity. Imagery and design details relate to the environment and to Red Deer County. To solidify the identity of the Hamlet a logo was designed that would draw from Lousana’s environmental and historical context and express its unique sense of place. The logo was selected with input obtained at the open house. Logo approved by community The logo features the piping plover (Charadrius melodus), an endangered shorebird with habitat near Lousana on the Mikwin Lake and wetland complex. The entry feature will consist of an illuminated sign and landscaping. • Signage should also be placed at the intersection of Highway 21 and Highway 42 to draw travelers into Lousana. This signage should be a simple highway sign identifying Lousana and the distance.

Sign Locations

Queen Street / TWP RD 364 3rd Avenue 3rd

Queen Street / TWP RD 364

1st Avenue

15 2x4 Wooden Rafter 4x4 Wooden Rafter 4x4 Wooden Rafter

5 1116"

2 X 4 Wooden Rafter

1 2x4 Wooden Brace 1'-54"

2x4 Wooden Rail 2x4 Cont 2x4 Cont Wooden Rail Wooden Rail

11 11 1'-1116" 3'x5'8" Sign 5'-016"

2x4 Wooden Rail 2x4 Cont 2x4 Cont Wooden Rail Wooden Rail

13 1'-716" 4 X 4 Wooden Posts 4'-4"

12" Dia. Concrete Footing

Extend Post 6" Compacted Gravel Through Footing

NOTE: All wood to be pressure treated

2x4 Wooden Rafter 4x4 Wooden Rafter 4x4 Wooden Rafter

5 1116"

1 1'-54"

2x4 Wooden Rail

11 11 1'-1116" 3'x5'8" Sign 5'-016"

2x4 Wooden Rail

13 1'-716" 4'-4"

16 3.7 Community Hall Property

• The Community Hall has become the physical and social centre of the Hamlet. Currently, there is no shelter in the large parking lot, and residents expressed the need for designated seating areas and better pedestrian connections to the street. • A hard surface area and an awning at the Community Hall entry area have been proposed by the Community Hall Association. • The Community Hall parking lot should be paved to improve accessibility and maintenance. Tree plantings around the perimeter (see Street Tree Planting Strategy) provide spatial definition, shade and shelter. With the edge definition and improved surface, the parking lot area could be used for community gatherings and events

Parking lot to be paved

Awning by Community Hall Association Shelter and plaza (see Hamlet Square)

17 Mixed planting of ood tolerant trees, shrubs, and/or perennial groundcovers Wetland plants -cattails, bulrushes, native grasses and others- slow water while biologically breaking down pollutants

Concrete wheel stops to hold back vehicles while Depth of basin can vary with allowing runo to pass width, and with anticipated under and through in ow quantity, but side slopes should not exceed 10-15% Minimum 2% slope into bioltration swale

Amended topsoil

Geotextile fabric (optional) 6” perforated drain tile, bedded in gravel and min 36” deep; or below frost line (optional) Biofiltration swale

Parking

Biofiltration swale

Sidewalk

Street

18 3.8 Hamlet Square

• A Hamlet Square should be developed at the Community Hall to include an open shed structure for markets and other outdoor events, a small plaza for seating, and landscaping. • Photos this page show an example of similar structure in the town of Annapolis Royal, Nova Scotia. The shed structures are used for a popular farmers’ market in summer, and for Christmas markets and other community events during other times. Even when empty, they contribute to the streetscape and are an attractive addition.

19 Open sided shelter

Hard surface paving with benches and trees for shelter

20 3.9 Implementation

Priorities and costing should be developed in order to take the beautification plan forward. The projects are considered to have the following priority:

1. Entries - this will have the greatest impact on town image and visibilty

2. Street Tree Planting - this is an on-going priority, and influences environmental and visual aspects and increases comfort and liveability.

3. Street Lighting - this was identified as a priority by several residents, and should also be included in any new development.

4. Community Hall - first phase of what could be a more comprehensive improvement project to improve this central space (plans are underway by Community Hall Association).

5. Hamlet Square - if funding permits, this could be considered together with the community hall entry improvements as a coordinated project, in order to make best use of resources.

21 3.10 Cost Estimates

The following general cost estimates are based on quotations received by RDC for similar related projects, and unit prices

1. Entries

Cedar signs, supplied and installed $7 - 10,000 each not including $ 14 - 20,000.00 (two signs) + signage depending on material illumination (optional)

Landscaping 14 trees at $250 each, supplied and installed, perennial $ 4,700.00 (two signs) ground cover at base of sign 10x5 gal ornamental grass at $40 each times two signs.

2. Street Tree Planting

$ 90,000 (similar to recent tree planting project in , $ 90,000.00 includes surveying)

3. Street Lighting $ 10,584 - 15,876 + installation

$ 2,646.00 CD + Installation (per unit, 4 to 6 recommended)

4. Community Hall

Paving parking lot $70,000 $ 70,000.00

5. Hamlet Square

Hard surface paving 210m2 (plaza) and 180m2 (pedestrian area by $ 17,600.00 hall) at $40 per m2 (concrete or interlocking pavers)

Trees - 5 small ornamental trees (flowering crabapples, mountain $ 1,000.00 ash, or shubert chokecherry) at $200 supplied and installed

Benches - 6 at $200 - 800 each. $ 1,200 - 4,800.00

Waste receptacles - 2 at $200 - 300 each $ 4 - 600.00

Open-sided shed - estimated $ 8,500 - 10,000 $ 8,500 - 10,000.00

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