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HomeMy WebLinkAbout11-26-1996 Planning Commission Minutes:~ _ `~ ~iNNING COMMISSION MINUTI~ NOVEMBER 26, 1996 City Council Chambers. 13777 Fruiivale Avenue Regular Meeting ------------------------------------------------------------------------------- Chairwoman Kaplan called the meeting to order at 7:30 p.m. Roll Call Present: Abshire, Bernald, Kaplan, Murakami, Patrick. Pierce. Siegfried Late: None Absent: None Staff: Community Development Director Curtis & Planner Deming. City Attorney Riback was not present `~Iinutes - 10/23/96 and 11/13/96 COMMISSIONERS PATRICK/MURAKAMI MOVED TO APPROVE THE OCTOBER 23. 1996 MINUTES WITH THE FOLLOWING AMENDMENTS: - Page 1 to reflect that Vice-chairwoman Patrick called the meeting to order at 7:30 p.m. - Page 3, paragraph 1, fourth sentence amended to read: "...However he did not believe that this r°°°'~~°~' +''° issue was:re~lved ... " THE MOTION CARRIED 5-2 WITH CHAIRWOMAN KAPLAN AND COMMISSIONERS ABSHIRE AND BERNALD ABSTAINING COMMISSIONERS PATRICK/ABSHIRE MOVED TO APPROVE THE NOVEMBER 13, 1996 MINUTES WITH THE FOLLOWING AMENDMENT: - Page 5, paragraph 2, line 5, replace the word ems-with a~~%ners. THE MOTION CARRIED 5-0-2 WITH COMMISSIONERS MURAKAMI AND PIERCE ABSTAINING. Oral Communications No comments were offered Report of Posting Agenda Pursuant to Government Code 54954.2, the agenda for this meeting was properly posted on November 22, 1996. PLANNING COMMISS7~ MINUTES NOVEMBER 26.1996 PAGE - 2 - Technical Corrections to Packet Planner Deming noted one correction to Agenda Item 3. The agenda suggests that the home is to be 5.941 square feet. The staff report correctly reflects 6,86 square feet. CONSENT CALENDAR 1. SD-95-005 & LL-95-004 - CONSTANTIN, 15261 NORTO\T RD. & 20855 KITTRIDGE RD.; Request for Building Site approval for an existing 46.600 sq. ft. hillside parcel of record located off Norton Rd. Lot Line Adjustment approval is also requested to merge a 51.400 sq. ft. parcel off Kittridge Rd. above together with the lower Norton Rd. parcel to create a single lot. Pursuant to Chapter 14 of the City Code, Building Site approval may be requested to ascertain what off-site improvements would be necessary to develop the lots in the future: no on-site development is proposed at this time (cont. from 11/13/96 to have staff prepare final approval Resolutions). COMMISSIONERS PATRICK/BERNALD MOVED TO APPROVE CONSENT CALENDAR ITEM 1 BY MINUTE ACTION. THE MOTION CARRIED 6-0-1 WITH COMMISSIONER PIERCE ABSTAINING. PUBLIC HEARI\TG CON SE\ T CALENDAR PUBLIC HEARIl\TGS 2. DR-96-050 - CHA\T; 13502 MYREN DRIVE; Request for Design Review approval to demolish an existing 1.600 sq. ft. single story residence and construct a new 2,912 sq. ft. two-story residence pursuant to Chapter 15 of the City Code. The subject property is approximately 9,838 sq. ft. located in an R-1-10.000 zoning district (cont. from 10/23/96 at the Planning Commission's direction to present revised plans; City revie~.v deadline is 4/2/97). ------------------------------------------------------------------------------------------------- Planner Deming presented the staff report. Chairwoman Kaplan opened the public hearing at 7:35 p.m. Mr. Chan, property owner, stated his appreciation of having the opportunity to redesign the home. William Kinnear, 18863 Casa Blanca, adjacent resident. felt that the construction of a two-story home would obstruct light to his home. He opposed the request as he did not believe that a second story design belongs in this neighborhood. • • PLANNING COMMISSION MINUTES NOVEMBER 26, 1996 PAGE - 3 - Rolf Lips, 18824 Casa Blanca, asked if Mr. Chan vas constructing the home for speculation. If so, he felt that the home should be kept to a single story so that the architectural character of the neighborhood is not changed. Mr. Chan stated that at the last meeting, the Commission approved a nvo-story design concept. In response to Commissioner Murakami's question. Mr. Chan stated that he would be residing in the home once it is built. COMMISSIONERS PATRICK/BERNALD MOVED TO CLOSE THE PUBLIC HEARING AT 7:41 P.M. Chairwoman Kaplan stated that she has reviewed the minutes of the meeting when this request was first discussed and that she would be able to vote on this request. Commissioner Patrick stated that there vas some question about the second story at the last meeting and that the Commission had a problem with the previous design. Commissioner Abshire felt that the applicant improved the design and that it would fit in with that of the neighborhood. Commissioner Bernald stated that the applicant has redesigned the home to make the second stony smaller. She did not believe that the privacy of the neighbors would be infringed upon with this redesign. Also, the front entry was modified to bring it into scale with the rest of the building. Therefore, she stated her support of the redesign. COMMISSIONERS PATRICK/SIEGFRIED MOVED TO APPROVE RESOLUTION NO. DR-96-050. THE MOTION CARRIED UNANIMOUSLY (7-0). 3. DR-95-011- `'4'ANG;13626 DEER TRAIL CT.; Request for Design Review approval to construct a new 6, 586 sq. ft. t~vo-story single family residence on a vacant 2.49 acre hillside parcel. The subject parcel is Lot 23 of the Mt. Eden Estates subdivision and is located within a Hillside Residential zoning district. Planner Deming presented the staff report. Chairwoman Kaplan opened the public hearing at 7:45 p.m. Scott Stotler, Stotler Design Group. representing the applicant. stated that he has met with the applicant regarding staff's comments. He said that the applicant has requested approval of the entryway and colors as submitted. He concurred with staff's recommendation regarding drainage. Commissioner Abshire stated that he found the colors too bright for the hillside. ~ • PLANNING COMMISSION MINUTES NOVEMBER 26, 1996 PAGE - 4 - Mr. Stotler requested that he be allowed to work with staff toward the selection of colors. In response to Commissioner Murakami's question, he clarified that the applicant felt that the height element would break up the horizontal lines. Requiring the applicant to lower the entryway would take away the emphases from the entryway that the applicant wanted to achieve. Commissioner Siegfried stated that it troubles him that the home sits high on the hill and that it would be highly visible. He asked if there was something that could be done to make it less imposing? Community Development Director Curtis noted that conditions 2 b, c and d address the drainage issue. COMMISSIONERS PATRICK/MURAKAMI MOVED TO CLOSE THE PUBLIC HEARING AT 7:51 P.M. Commissioner Patrick stated that she would support the use of darker earthtone colors as the site is highly visible. She felt that the entryway was too massive and that it would be visible. She recommended that the entryway be scaled down. Commissioners Bernald and Murakami agreed that the entryway would be massive on the hillside. Mr. Stotler stated that he would like to have the project approved at a staff level. If the entryway needs to be lowered, he would agree to modify it. COMMISSIONERS PATRICK/MURAKAMI NO. DR-96-050 PER THE STAFF UNANIMOUSLY (7-0). MOVED TO APPROVE RESOLUTION REPORT. THE MOTION CARRIED 4. DR-96-051-PINK; 13975 TRIi\"ITY AVE\"UE; Request for Design Review approval to construct a ne~v 4,206 sq. ft. single-story residence on a newly created lot pursuant to Chapter 15 of the City Code. The subject property is approximately 16,266 sq. ft. located in an R-1-12.500 zoning district. Planner Deming presented the staff report. Chairwoman Kaplan opened the public hearing at 7:55 p.m. Chuck Bommarito. construction manager for Pinn Brothers Construction, stated that he would answer any questions that the Commission may have. Commissioner Patrick requested clarification of the roof overhang. Mr. Bommarito stated that the architectural feature is that of a covered, three-sided porch. • • PLANNING COMMISSION MINUTES NOVEMBER 26, 1996 PAGE - 5 - Community Development Director Curtis clarified that the porch was similar to that of a covering over a door. Donald Macrae. 20679 Reid Lane, stated that he vas not use to seeing 4,OOOto 5.000 square foot homes in this neighborhood. He noted that the home is going to be built five feet above street level. He asked if sidewalks would be installed and what the setbacks would be from the street. Mr. Macrae stated that Commissioner Abshire contacted him to ask about the size of the homes in the neighborhood. He stated that he has a 2,000 square foot home and that the proposed home appears large for the area. Commissioner Siegfried asked if Mr. Macrae's square footage includes the garage as today's square footage includes the garage area. He noted that seven homes could be built in excess of 4.000 square feet in this subdivision. Mr. Bommarito indicated that sidewalks are not proposed to be installed, noting that there were no sidewalks in the neighborhood. Chairwoman Kaplan stated that complaints are being received that homes are being built at a higher level than the curb level. Community Development Director Curtis clarified that a home can be built from the natural grade of the property, noting that this lot sits at its natural grade. COMMISSIONERS PATRICK/SIEGFRIED MOVED TO CLOSE THE PUBLIC HEARING AT 8:04 P.M. Commissioner Siegfried stated that he had concerns regarding the elevation of the home when he first visited the site but that after looking at it a second time. his concerns were satisfied that the home was sited on natural grade. He indicated that he did not oppose the design of the home. Commissioner Abshire stated that he surveyed homes on Trinity and Pontiac Avenues. He noted that the proposed home vas almost twice as large as some of the existing homes or at least 50 percent larger. He noted that the building coverage is maxed out. He did not believe that the home was compatible with that of the neighborhood. Chairwoman Kaplan stated that at time of subdivision review, the Commission discussed the possible size of the homes in relation to the lot sizes. She did not believe that this was the time to discuss the size of the homes. Commissioner Pierce stated that almost every home is being built to maximize the home based on land values. He stated that he could support the project. Chairwoman Kaplan noted that the resolution states that the proposed residence is compatible in size and bulk. She stated that this would be a true statement in relation to the PLANNING COMMISSION MINUTES NOVEMBER 26, 1996 PAGE - 6 - adjacent, newly developed subdivision. She stated that she had a problem with the wording of the resolution because it is not in conformance with the size and style of the existing homes in the neighborhood. Community Development Director Curtis stated that the subdivision approval restricted the construction of homes to single story so that the homes would fit in with those in the neighborhood. He stated that it vas the intent to blend the homes with the homes built over a decade or t~vo ago. In response to a question raised by Mr. Macrae. Commissioner Siegfried stated that the Commission has tried to slow down the construction of large homes.~He noted that in the early 1980's hillside homes were being built at 10.000-11,000 square feet and since have been restricted to approximately 6,500 square feet. He agreed with Commissioner Pierce that land price has become expensive and that the City could not require a property owner to build a 2,000 square foot home. Commissioner Murakami stated that a concern vas raised regarding the height of the home. He agreed that it was unfortunate that the perception would be that of a large home, but noted that times have changed. He indicated that the design review is based on the codes that are in place. Chairwoman Kaplan noted that the height of the home is only 18 feet. Commissioner Patrick stated that she «~ould not approve the home if it was a 22-foot tall building. She recommended less use of stone and stucco and more use of wood siding in the design of future homes. COMMISSIONERS SIEGFRIED/MURAKAMI MOVED TO APPROVE RESOLUTION NO. DR-96-050 PER THE STAFF REPORT. THE MOTION CARRIED 6-1 WITH COMMISSIONER ABSHIRE VOTING NO. ~. tiP-96-017 -KELLOGG; 14740 CODY LA\E; Request for Use Permit approval to construct a 262 sq. ft. addition to an existing legal non-conforming guest house within the rear yard pursuant to Chapter 15 of the City Code. The subject parcel is 23,784 sq. ft. located within an R-1-20.000 zoning district. ------------------------------------------------------------------------------------------------- Planner Deming presented the staff report. Chairwoman Kaplan opened the public hearing at 8:15 p.m. Robert Villas, representing Mr. and Mrs. Kellogg, requested Commission approval of the addition. • • PLANNING COMMISSION MINUTES NOVEMBER 26.1996 PAGE - 7 - COMMISSIONERS PATRICK/BERNALD MOVED TO CLOSE THE PUBLIC HEARING AT 8:16 P.M. Chairwoman Kaplan stated that she visited the site but that she did not go into the yard. She asked about the non-conforming nature of the existing guest home and whether there vas any impact to the neighbors as~the guest home is sited close to the rear fence? Commissioner Abshire stated that he did not believe that the guest home would impact the neighbor. Commissioner Bernald noted that there were three redwood trees to screen and buffer the home. Commissioner Siegfried asked about enforcement should the Quest home be used as a rental unit. Community Development Director Curtis stated that staff would im~estigate complaints and noted that a condition is to be placed on the deed restricting the guest home from being rented out. Commissioner Patrick stated that the existing electrical wiring vas not sufficient for a kitchen facility. Commissioner Pierce stated that approval would allow additional protection that the City would not otherwise have. Therefore, he could support the request. COMMISSIONERS PATRICK/ABSHIRE MOVED TO APPROVE RESOLUTION NO. DR-96-050 PER STAFF'S RECOMMENDATION. THE MOTION CARRIED UNANIMOUSLY (7-0). 6. DR-96-056 & UP-96-016 -ARGONAUT ASSOCIATES; SARATOGA-SUNNYVALE RD. AT BLAUER DR.; Request for Design Review approval to redevelop and expand the Argonaut Shopping Center by renovating the existing commercial structures and constructing two new free-standing buildings. Use Permit approval is necessary to allow the existing 30.070 sq. ft. Safeway Supermarket to be expanded by 10,720 sq. ft. pursuant to Chapter 15 of the City Code. The property is located in a Commercial-Neighborhood zoning district. An environmental Initial Study and subsequent Negative Declaration have been prepared for this project pursuant to the requirements of the California Environmental Quality Act. ------------------------------------------------------------------------------------------------- Community Development Director Curtis informed the Commission that no action would be taken this evening as a 20-day review period for the Negative Declaration has not yet been completed according to CEQA. Staff recommended that public input be received followed by Commission discussion and direction to the applicant and staff. These ~ • PLANNING COMMISSION MINUTES NOVEMBER 26, 1996 PAGE - 8 - applications would need to be continued to a specific date. He indicated that items to be considered are as follows: architectural style, colors. siQnage, and tying the creek with passive recreational amenities to make it an integral part of this project. Chairwoman Kaplan opened the public hearing at 8:29 p.m. Alex DeLeon, project architect, stated that the shopping center owners would like to renovate the current shopping center with a face lift to three sides of the building. He identified the proposed shopping center modifications as follows: parking layout to be redesigned; parking lot to be resurfaced and sealed; additional landscape islands are proposed to break up the parking lot; new landscaping is to be installed on the southern and western portions of the lot; existing trees to remain on the northern and eastern portion of the lot; new lighting system is to be installed; installation of a pre-cast sound wall along the eastern property line; the existing redwood fence is to be retained; sound wall to be installed three to four inches in front of the redwood fence; removal of the existing chainlink fence to be replaced with an open fence design; picnic tables are not proposed due to health and safety concerns (i.e., if a fence is not installed to keep pubic away from the edge of the property, individuals could slip and slide due to the hill, becoming a liability to the owner); installation of ne~v sidewalks on Saratoga-Sunnyvale Road; bus duck out to be installed as required by the County Transportation Department; access to the main entrance of the shopping center would be through the existing curb cut; project designed to meet Americans of Disability Act (ADA) requirements; anew monument sign is proposed. to be relocated further to the right of the existing monument sign: separate trash enclosure proposed for pad A; the existing trash enclosures located to the rear are to be redesigned; and the roof line is proposed to be the same height as the existing roof line. Mr. DeLeon clarified that he used multi-tiered architectural elements and that a series of arches and port holes are used to break the horizontal mass. The north side of the shopping center would be made a working part of the shopping center (office space) to make it less of a back side to the building. The architectural elements to be used are keystone arches. It is proposed to use a light color for the main body of the building to brighten up the center. It is to be off set with darker and richer colors on the roof and facade trims of the arches. He felt that the contrast in colors would add excitement to the center. He stated that a 6.000 and 3.500 square foot building are proposed across the street. Mr. DeLeon stated that Safeway was currently at 30,000 square feet and that it would be expanded by 10,720 square feet. Parking is at 493 spaces. noting that the traffic study indicates that there are 50 to ~~ spaces more than the proposed uses require. This would allow introduction of food service. Community Development Director Curtis concurred that the number of parking spaces proposed is sufficient and that when a use is proposed, the use would be evaluated to ensure sufficient parking is provided. • ~ PLANNING COMMISSION MINUTES NOVEMBER 26.1996 PAGE - 9 - Richard Noodleman, 20420 Pierce Road, townhome community resident, stated that there are 25 individuals who reside adjacent to the shopping center. He stated that the residents are excited about the upgrades and expansion of the center. He addressed concerns as stated in the letter submitted to the Commission this evening. The main concern relates to traffic safety and nuisance issues. He expressed concern with loitering of teenagers and homeless individuals as well as with the harassment that is occurring. He stated that there were problems associated with: noise associated with delivery trucks; invasion of privacy; garbage collection; burnt out lights, and with the general lack of maintenance. He stated that he would like to work with the developer to address the residents' concerns. He requested the installation of a six-foot soundwall setback from the existing redwood fence to mitigate noise and to create a sound barrier to the residential properties. The soundwall would also create a greenbelt, separating the townhomes from the shopping center. He also requested that the northern portion of the lot be made into a less of a traffic flow area and that trucks be required to use the back side of the shopping center. He further requested that an on going 24-hour patrol be required to mitigate noise and vandalism. Chairwoman Kaplan acknowledged receipt of the letter submitted by Mr. Noodleman addressing area resident's concerns. Marc Kocir, 12795 Saratoga-Sunnyvale Road, stated his support of improvements to the shopping center but that he vas not sure if the design fits in with the residential neighborhood. He stated that the entryway to the Safeway Store is in the same location. He expressed concern with the bottleneck that would occur in the middle of the shopping center. He asked if thought had been given to moving the entryway south on Saratoga- Sunnyvale Road. Relocation of the entryway would eliminate much of the traffic at the intersection. He recommended that the hours of operation be restricted to cut down on noise and loitering impacts to the adjacent residential area. Deke Hunter, co-applicant, felt that he could address most of the issues raised by the neighbors. He informed the Commission that he has been the owner of the shopping center for a little over eight months and that he has tried to mitigate the loitering that has been occurring to the north of the property. He is also trying to improve traffic safety and the appearance of the shopping center. He informed the Commission that there is a 15-foot drop from Blauer Drive to the back of the shopping center. He felt that lighting, and landscaping will help guide traffic. He stated that he would be willing to meet with a neighborhood committee to address the residents' concerns (i.e.,soundwall, installation of landscaping). Commissioner Patrick asked ~vhy the color scheme vas selected as they appear to be Orange County or Florida colors. She also asked ~vhy earthtone colors were not selected'? She also asked about the architectural style selected as it is not considered to be a rural or woodsy appearance associated with Saratoga. Mr. Hunter stated that the architectural improvement was to take advantage of the existing glass line that is in place. He felt that a lighter color scheme would improve the center's presentation to help the tenants become successful. He ~ • PLANNING COMMISSION MINUTES NOVEMBER 26, 1996 PAGE - 10 - stated that there are a variety of architectural styles in Saratoga. He said that he tried to pick up some of the harder surfaces to make maintenance easier and to give the shopping center a newer look. He clarified that the trees to be replaced are the series of older trees located in the parking lot as well as the landscape median. Commissioner Siegfried asked if Mr. Hunter had knowledge of proposed uses for buildings A and B? Mr. Hunter responded that small businesses are proposed for buildings A and B. Chairwoman Kaplan stated that she received a letter at her home from Kenneth Fieldbauer dated November 18, 1996 expressing concern with the remodel. specifically expressing concern that the property is constrained with a building that could not exceed 12,000 square feet at the corner of the property. Mr. Fieldbauer also expressed concern that a 6,000 square feet would be out of balance. She expressed concern with the architecture style of the building (i. e. ,projection of a 35-foot tower. She recommended that the applicant look at the Town of Los Gatos for architectural stvles. She stated that she did not like the use of pink stucco. She said that residents have expressed concern with the hours of operation. Community Development Director Curtis stated that the hours of operation for the Safeway Store were legal non-conforming hours. To change the hours of operation, a determination would need to be made that the hours of operation are a nuisance. He indicated that this process was a complicated one. Chairwoman Kaplan asked if traffic to the north side could be limited by signage (i.e., employee parking or time restrictive parking? Mr. Hunter stated that he would be willing to work with staff and that he was not here with a "take it or leave it" attitude. He stated that he would be willing to make the necessary modifications. Commissioner Abshire asked if there are any special plans for Blauer Drive. Mr. Hunter stated that it has been recommended that improvements be made to the median with the installation of landscaping. Commissioner Pierce asked why a softer look to the design was not proposed (i.e. ,use of wood or tile)`? Mr. DeLeon responded that rural material vas not used due to the history of the shopping center and its maintenance. Materials such as stucco were selected so that they would be permanent, durable and maintain their ne~v appearance longer. Commissioner Siegfried asked if the same stucco material could be used but giving it a "woodsy"appearance? Mr. DeLeon responded that the use of material was not addressed because it vas not a problem before this date. Commissioner Patrick recommended that attention be given to Blauer Drive for safety reasons, tying the two intersections together: that consideration be given to incorporating the creek area and that it be opened up; and that additional trees be planted to soften the • • PLANNING COMMISSION MINUTES NOVEMBER 26.1996 PAGE - 11 - architecture. Chairwoman Kaplan asked if any other Commissioners have a problem with the tower element`? Commissioner Murakami stated that he did not believe that the architectural design reflects the feeling of the City. He noted that Los Gatos has ne~v shopping malls under design that have a softening affect and recommended that they be viewed for ideas. He stated that he appreciated the comments expressed by the neighbors. Commissioner Siegfried stated that he had a problem with the 35-foot tower element. Commissioner Bernald stated that she was having a problem with the stucco facade and the brick look. She stated that she would not have a problem with the tower if it was softened with a wooden look. She felt that the use of wood would make the design conducive to the residential neighborhood. She recommended that the applicant view the shopping center in Los Gatos located at Blossom Hill-Los Gatos Road. Community Development Director Curtis requested that the Commission address whether the expansion of the out pads are appropriate as part of the shopping center development. Chairwoman Kaplan expressed concern with the out buildings as they are located too close to the corner. She asked about the environmental clearance for the gas station site. Community Development Director Curtis stated that environmental clearance would need to be obtained. Chairwoman Kaplan recommended that additional landscaping be incorporated in the Blauer side of the project. IT WAS THE CONSENSUS OF THE MAJORITY OF THE COMMISSION THAT THE OUT BUILDINGS ARE APPROPRIATE PROVIDED THAT ARCHITECTURAL RELIEF AND GREATER SETBACKS ARE PROVIDED. Commissioner Siegfried requested that the comments and concerns raised by Mr. Kocir relating to access and traffic problems be addressed. Chairwoman Kaplan asked staff if the food services provide would provide sufficient parking as raised in a letter addressed to Planner Walgren dated November ~, 1996? She also asked if staff was aware of the other questions being raised? Community Development Director Curtis responded that the letter addresses a parking study that evaluates the parking needs for the center and whether the uses proposed would provide sufficient parking. Commissioner Pierce expressed concern with softening of the shopping center's appearance. He noted that other Commissioners have addressed various degrees of concerns. He • • PLANNING COMMISSION MINUTES NOVEMBER 26.1996 PAGE - 12 - recommended that the Commission provide the applicant direction. Commissioner Patrick noted that the Commission has expressed concern with the hard edge, ridges, modern Orange County, non-wood-type appearance in the design. Chairwoman Kaplan requested better depiction, cross sections and color board of the fencing and planting material to be proposed. COMMISSIONERS SIEGFRIED/PATRICK MOVED TO CONTINUE THIS APPLICATION TO JANUARY 8, 1997 TO ALLOW THE APPLICANT THE OPPORTUNITY TO MODIFY THE DESIGN TO ADDRESS THE CONCERNS OF THE NEIGHBORS AND THE COMMISSION AS EXPRESSED THIS EVENING. THE MOTION CARRIED UNANIMOUSLY (7-0). DIRECTOR'S ITEMS No Director's Items were noted. COA~IMISSION ITE1tIS No Commission Items were reported. CO~~IMUNICATIONS Written 1. City Council Minutes dated 11/6: 11/12/96 2. Planning Commission Notices for 12/11/96 City Council ADJOL~\~~IENT -There being no further business. the meeting adjourned at 9:35 p.m. to 7:30 p.m., Wednesday, December 11, 1996, EOC Conference Room, 13777 Fruitvale Avenue. Saratoga. CA Respectfully Submitted. Irma Torrez Minutes Clerk IT':.PC 112G96.S:~R