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HomeMy WebLinkAbout06-24-1968 Planning Commission Minutes CITY OF SARATOGA PLANNING COMMIS~ION MINUT-E-S ......... TIME: Monday, 2l~ June 1968, 7:.BO P.M. PLACE: Council Chambers, Fruitvale Avenue Saratog~ California TYPE: Regular Meeting I. ROUTINE ORGAN'I'ZATION ...... "A. . ROLL CALL ; ,..?....,' .....Present: Commissioners Cris'p, Johnson, M,tcalf, Lively .:" . .... and Nor ton. Absent: Commissioners Smtt:h and P{asner. B. MINbVES Commi Commissi'oner Crisp moved, seconded by , ssioner Johnson, that the readin9 of the minu;,tes of the ldO Jsune 1968 meetin9 be waived and that they be a~proved and t tributed to the Commission; motion carried uhanimously. ~ : II. PUBLIC HEARINGS A. C- 11 ~ - Edwtn E. Cox, Cox Avenue - Reque s t for Change of zonin9 from "A" (Agricultural) to "R-1-12,500 (.Sinqle Family Residential) ' The hearing relative to C-11~ was opened a~ 7:_B6 p.m. The Secretary stated that Notice was publishediand mailed. He · said the applicantis requestin9 a change o~ zonin9 to R-l-12,'~O0 between Saratoga Creek Drive and Brown & Kauffmann"s Pride's Crossing; further that it is in conformanc with the G.eneral Plan, and that a Preliminary Subdivision Ptan has been sub- -- '.',. Chairman Norton asked if there were any .-communtcations 9ardtn9 this matter and the 5e.cretary satd~there was not. : ........ ~"'~ Commissioner ··.Johnson wanted to ~now what thee situation was regardin9 access to the Brookside Club and ';was told there ":"- would be an access from Brook Glen Drive an;d that they would "- still have the one off of Cox Avenue. Rod Stevenson., of 12128 Ingrid Court, Vice-President of Brown and Kauffmann, spoke from the floor saying ~that he represents Mr. Cox in ~ts development and stating the~re '~uld be four equal units wt thin the next two to three years -- that the plan had been studied at some length with the Departmen~ of Public Works .and Plannin~ Department. .,.....~ Chairman Norton asked if the plans .would be~ consistent with the layout of Pride's Crossin9· and Mr. StevensOn said,.that they would be consistent to Pride's Crossing and' .ths ot'her subdivision just to the north and east. Commissioner Crisp asked how many lots would be invoi'Ved an~' Mr. Stevenson said there would be 119. Ha further said that the planned community development had be~ given up and that all the lots would be of standard size. Commissioner Johnson inquired as to whether~ there would be connecting streets from Cox to Prospect, and was told that both Brook Glen and Miller would connect with .Cox Avenue. Pianninq Commiss]on Minutes - 24 .June 1968 - Continued Fred Smith, of 12L~09 Brook Glen Drive said that if Brook Glen went straight through to Cox, it would be against the Tennis Club fence. Commissioner Crisp pointed out that there would be a number of lots between. Chairman Norton said that the street plan. is not under con- sideration here, only zoning, but suggested that Mr. Smith keep in touch with Mr. Walker concerning the extension of Brook Glen and Miller. Chairman Norton closed the hearing at 7:a2 p.m. and referred the matter to the Subdivision Committee for a report at the next meeting on July 6, 1968. ', B. UP-I~I - 3ames R. Davt, Sousa Lane - Request for Use Permit to Allow a Convalescent Hospital - Continued from 10 June. Chairman Norton opened this public hea. Eing at ?':l$3 p.m. and the Secretary read the Staff Report. There were .no. comments from anyone in the audience. Commiss'ioner Crisp made the motion that subject reque$.,t be " approved, subject to the recommendations' and conditionS. set forth in the Staff Report. Commissioner Lively seconded~\ and the motion carried unanimously. The hearing was closed at 7:47 p.m. C. UP-I~2 - Patricia A. McAllen, 0uito Road - Request for Use Permit to Allow a DaV Care Nursery (Nursery School) The Public Hearing on this matter was opened. at 7:i~8 p.m. The Secretary stated that Notice of Public Hearing was mailed. He read a communication from Glen L. and Essie W. Roper, of 12585 Ouito Road, stating they had no objection to the grant- tng of this use permit and felt it should-...be granted. Roper, who was in the audience, stated that""stnce the house is on a septic tank, that should be taken into cons. ideration, in view of some trouble with septic tanks in the ar'~'a-.,, Mr. McAllen, husband of Patricia McAllen, said that they"had` · worked with the Planning Commission on this, and had alrea~Jy' agreed to 'put in sewers. When asked how many children .they planned to accommodate, he said they were planning for 30 children -- that they bought the home for this purpose and that actually, there were two buildings -- plenty of room. He said they had worked with the State Agency on this and it had been approved, and that, of course, they would have a State license. Chairman Norton asked the size of the lot. Mr. McAllen=said that he had submitted forms on that but he could not remember exactly, but thought it was 172' x 126' and that the exist- , tng building is adequate; in fact, he said, the State We. lfare said that they could eventually care for ?0 children. Chairman Norton inquired whether he or Mrs. McAllen had ever'; had any experience in this kind of venture and Mr.. McAllen replied in the negative, stating that they were planning'. to hire qualified teachers. Mr. H. C. Biggs, 12510 Paseo Cerro, who was in the audience, brought up the matter of the location being so close to Out to and. Paseo 'Cerro, saying that would not be ai safe intersection... \ .. -2.- Pl.a. nn_i.n.q Commission Minutes - 2h_._Ju.n.e 1968 - ContinUed '.,.. '.,\ Chairman Norton pointed out that the house in question is\. more or less opposite Elmwood -- opposite Northlawn, where- upon Mr. Btggs asked to see a map of the location, and it was determined that the house was between Paseo Olives and Paseo Floras. Mr. Biggs asked what notice is normally g yen on a matter of this kind and was told that everyone with n .500 feet of the property is supposed to get a notice with n 5 days of the meeting, and that the notices for this meeting were mailed on June 19th. He said he had received his notice on the 20th. He then asked what the restrictions are in an area like this for a business of this kind. ' ............. He was told that this is an R-1 (residential) '~rea,, but that nurseries are allowed under a use permit. The list\-of uses, which included nurseries, was then read. Mr. Btggs re'gi, stered his objection to granting of this permit on the grounds ". 1) That a nursery school would change the residential comp'tex- ion of the neighborhood (that they had bought their home in this residential neighborhood where businesses were not per- mitted);. 2) That property values would be affected becau'se of the nature of this establishment, and he felt a residential area should reflect places of residence, not of business; and 3) That traffic is heavy now and he felt that safety conditions would not be good,. and that traffic is heavy now and would not bear this additional load. ' Chairman Norton closed the hearing at 8:00 p.m., and referred the matter to the Subdivision Committee for a report at lthe next meetin9 on July-8. . D. V-J18 - Evelyn O. Oeoffroy, Komina 'Avenue - Request for Variance in connection with Corridor '.Nidth,Access Road and Side Yard Setback Requirements - Continued from l0 June 19.68. The Public Hear in9 was opened at 8:01 p.m. and the 5ecre',tary reported that there had been no written communications in regard to this matter. The Applicant was present but had nothing further to say on' the subjec t. Commissioner Crisp read a report from the Variance committee on this request which brought out that granting of this variance would be objectionable because a) It would create an undesirable precedent since there are a large number of lots in Saratoga where the same conditions exist; b) Two similar cases have recently been denied by the commission, and sofar as is known, no variances of this type have been granted in the past; and c) A residence in the proposed location would be objectionable to adjoining neighbors and the proposed access road would probably be unacceptable to fu. ture owners of the property. Mrs. Oeoffroy said she thought that because she was next'~do6r to a Tennis Club, she thought this was a little dlfferen..t. Chairman Norton said they had had similar proposals and 'they were turned down. There being no further commentsi or ques- tions from the floor, Commissioner Johnson moved to deny. the variance; seconded by Commissioner Crisp, and carried unani- mously. Chairman Norton reminded the applicant that the. matter could be"'.taken up with the Council. The hearing was cl"osed at 8:04 p.m. ""...-3- '.... ", ........ . ,\ "\ Plannlnq Commission Minutes -'224 June 1.988 - Continued E. V-317 - Raymond A. Long, Sarahills· Court - Request for Variance in COnnection with "'Distanc~ between Structures and Side Yard Setback Requirements · Chairman Norton opened the public hearing at 8':05 p.m\.~ He asked the applicant if he wanted this variance in orde',,r, to ...... build a garage. Applicant said no, that it is necessar~y in order· -t0 keep an Oak tree, or "he was faced with the prol~lem of moving the house further downhill, but that he has be~n told by engineers not 'to bUt l'd""any further downhill. . When asked tf he could move the garage to the other",stde. the house, he replied that that would present a real problem due to the terrain. He further said that he has no neighbors that such a variance would affect and he replied negatively. Commissioner Crisp stated t~at the Committee,. would like to' visit the property and see the problems involved, and arranged with applicant to visit the ~:property shortly after ~.:00 a.m. on Saturday,.--.june_ 29th. Chairman Norton closed the' Hearing at 8:10 p.m. and referred" the ~tter to the Variance Committee for report at the next regular meetin~, Julv 8. F. VISITOR CO~ERC~L - Proposed New Visitor Co~ercial Zoning,- .e District: Continued from 10 ~ne 1968 ....... :. ~airman...Nor~on opened the public hearing at 8:11 p.m. Co~issioner Crisp stated that this Ordinance has been before The Co~ission before, but not in the form it is n~. He -' said that it has been gone Over by the Subdivision Co~ittee ~ .... I · .'~ --~'~ ............and the City Attorney and as far as the SuMivision Co~ittee :"' ...... is concerned represents the'. objectives of the General Plan toward upg~ading the C-S .area. Co~issioner Crisp said that what the Co~ittee intended to do is create an area compared to our retail stores· with respect to size and sites to conform with the protected development on Highway 85. 'He mentioned that the original ._ 1960 General Plan 'proposed this area and n~ the new Planning Consultant was more concerned with el~inating it. ~airman Norton invited anyone who wished to speak on this matter to come forward and get a copy, and several responded. ~airman Norton asked if the Co~ittee wished to put itself on record as trying to be more lenient of existing uses as suggested by our Consultant'. The Secretary said that the point was that unless the exist- ing uses permitted services where limited or eliminated, the improvement or upgrading could not take place; that the Consultant may have suggested we give some administrative leeway to the existing operating uses, such as Redwood Empire, and that provisions have already been made for purposes of general upgrading of the area. Chairman Norton asked whether the Secretary understood the' Consultant to make any strong recommendations in this regard. The Secretary replied' in the negative. Chairman Norton said that there were other areas to which this might be applied. Commissioner Crisp mentioned Big Basin Way, south of Fifth Street as an example of another area where this new zoning might apply. -4- Planning Conmission Minutes - 24 June 1968 - Continued Chairman Norton pointed out the changes to"~ections 4, 5, 8, 9, 10 and 12, and called for comments and que'~t-iQns. Rocky Garcia asked about Sections 2 and 3, where he noticed that furniture stores were left out. He asked, what if' some firm like Gumps wanted to come down here as a specialty store specializing in, say, Japanese or Chinese furniture, what then? He said he thought the idea was to eliminate the big discount furniture stores like those in Willow Glen. Chairman Norton asked Mr. Garcia if it would be satisfactory to him, from the developer's viewpoint, to have such a ~store as Gumps in his development, and Mr. Garcia said that would be satisfactory, if they had that much square foo~age. There were no further comments in response to the Chairman's call for additional comments. Dr. John Oliver said that he was wondering what consideration had been given to continuing use of a building like his~ and especially those that have been more or less oriented t6 the tenants that they are serving. Chairman Norton said that this is what they are talking :,about, and the conclusion seems to be that certainly the uses not provided for in this Ordinance, but which exist at the present time, go on as they' are. It would be legal non-Conforming which cannot be extended or altered. Chairman Norton asked Dr. Oltver if he wished to register his objection, to which he replied that he did, because these aren't old buildings; that they are .buildings costing $~0,000 and maybe next week it would all be changed. Chairman Norton said that nobody has a vested interest 'in the Ordinance and it has been talked about for 18 months and has been under active consideration since -- that it hasn't been rushed into, and that Dr. Oliver.sttll has a chance to p..~resent his objections to the Council Mr. B. T. Galeb felt that the problem should be approach!.ed with open minds and encourage citizens to buy in our instead of putting our businesses on a starvation basis. Chairman Norton said that if the Commission wished to take action to add furniture stores under the conditions, he saw no objection, but that if Oaleb's Antiques are added under conditional uses, ~t would still require a use permit and a public hearing. Chairman NoFton said that since the~e didn't seem ~ be any uFgency, there would p~obably be no objection to continuing it for two weeks. ~F. Oarcia said' that two we~s wouldn't make any diffeFence. .. .. Chairman Norton closed the".,heartn~ ..at 8:~1 an"'d asked., the Subdivision Committee to review this once more..,and d'~rected ........... continuance until the next ~"egular meeting. '.' ~,,. .... .... ./:: .._ = ......... :._ ==~.,-=..-: . · ..... ~.,' , '..,. "~. .,, · . ,, -5- Planninq Commission Minutes - 2)4 Junel 1968 - Continued III. BUIL.I~NO SITES AND SUBDIVISIONS ' Chairman Norton ordered the. following items on the agenda ccntinued until the next regular meeting on 8 July 1968: A. SDR-7~2 - Franklin Homes Company, Fourth Street and Saratoga Creek - Building S'ite Approv,al - 1 Lot- continued from !0 June 1968. B. SBR-?~4 - Nail Kirkham, 5obey Road - BuildtnMg Site Approval - 1 Lot - Continued from 10 3une 1968. C. SD-7~5- Dr. Michael L. 5tepovfch, Sobey Ro~d - Subdivision ADoroYal - 21 Lots - Continued from 10 June 196~. D. SDR-7~ - Robert C. Frazter, Vaquero Court a~d Cocciordi Quarry Road - Building Site Approval - 3 Lots - Continued from 10 June 195~ Commissioner Crisp moved approval in acco~Pdance with Exhibit "A", and subject to the General Condition':s (1) and Special Provision (2)-and the requirements of'Flood Control and the.- Health Department. The motion was sacendUed by Commissioner Metcalf and passed unanimously. ~ ' ,.._ ..? E. SDR-?~? - D. R. Papera, Montalvo Lane - But',ldin'g'Sit~ ApprOval./~.._.j~._~2.2 1 Lot - continued from 10 June ~ .. ~ ...... L~-.' .... ~ .. ..... The Secretary stated that ~is request haa been 'wtthdr~,,gn by the applicant. · Commissioner Crisp moved for acceptance of the withdrawal. It was seconded by Commissioner Lively, and carried unanimously. RECESS AT e:~ p.m. and RECONVENED AT 9:00 p.m. IV. DESIGN REVIEW A. A-276 - Wells Fargo Bank, Saratoga-Los Gates Road - Final Design Review There being no questions nor comments from the floor and nothing from the Commissioners, CommiSsioner Lively moved for approval of this Preliminary Design Revi'-ew,....as recommended by Staff Report dated 2~ June 1968. Commissione'r--..Metcalf seconded, and the motion carried unanimously. x'--,......,. B. A-201 - Dr. 3ohn Olt.ver, Saratoga-Sunnyvale Road - Preliminary . Design Review - Pet Clinic - Continued from 13'Ma Chairman Norton asked Dr. elivet if he had seen the Staff Report, to which he replied that he had not. He was handed a copy, and had no comments to make. Commissioner Lively moved for acceptance of the Preliminary Design Review, subject to the Conditions set forth in the Staff Report of 2~ 3une 195~. The motion was seconded by Commissioner Metcalf, and passed unanimously. C. A-2~6 - A. A. Dampsay, Big Basin Way - Final Design Review Shopping Center Identification Sign - Continued from 10 June 196~ Commissioner Lively pointed out that the current sign is an individual line sign and is ?~ square feet} ~at the sign under consideration is 72 square feet,· and that to grant~ it would be continuing a non-conforming sign. Chairman Norton said that the Commission is not in the bfisi- ness of keeping non-conforming uses, and inquired what the · existing standard is, and the Secretary said tt is ~0 square feet. , . x -6- Rlanntn9 CommtssiQn A4_/nutes - 2/~ JUne 1968 - Continued The Secretary said that the applicant would like to Improve the sign and make it more attractive and readable. Chairman Norton asked if Mr. Dempsey was asking for a variance and the Secretary said that he was only asking merely to re- place the present sign. Chairman Norton said that the Commission can't give a Design Review for something not qualified under the Ordinance, ·that applicant must comply with the existing Ordinance. The,Sec- retary then read Section 15.5, "Alterations and Additions to Non-Conforming Structures" · There was considerable dis=usston during which Commissi6ner Metcalf said he felt the sign should be limited .to square feet, and Commissioner Lively added that this application in effect, is for a new sign. Whereupon Chairman Norton directed that the mat tar be con- tinued until the next meeting and referred'it back to the Design Review Committee for further study. D. A-28~- Vi.rgi1 Herring, Big Basin Way- Final Design Review- _ShoDDin.q Center Iden...tificati.on St.qn Chairman Norton asked for comments or discussions on this matter. There were none~ .. Commissioner.Lively moved that the Staff Report, based on the Final Design Review, and dated 2)4 June 1968, and subject to the Conditions and to Exhibits "A" and "B" be approv',ed. Commissioner Crisp seconded, and the motion carried unan!- mously. ' . ', V. CITY COUNCIL REPORT .. Chairman Norton stated that he artended the last CIty Council meeting and told briefly what took place. He particularly mentioned that the Council gave approval to the lake concept for Wildwood Park which involved coopera- .tion between the City and Flood Control in accomplishing a catch basin to assure water the year 'round,and to pre- se'~ve the trees. VI. OLD BUSINESS A. C-&~ - I. N. Abrams (Medical'....Village), Saratoga Avenue - Re uest for Extension . Subtdivision C6mmittee Re ort Commissioner Crisp said that th"'is matter was referred to'~\the City Attorney who said we must deny the request and that 'a new application be made " \ .. \ The Secretary sa'id that this .is a request for ,, ....... extension. \ Chairman Norton said that the request was not tn before it-e'~--. ptred, therefore a new application would have to be fi'led '.~ which would mean an additional fee of $200° ' The Secretary suggested denying extension on the Change of Zoning Ordinance, and recommending it to the Council· Dr. Abrarns said he wondered how a new application for a change of zoning would..be interpreted as to conditions for the Medical Village. ' ....... :"= ........ - -. -.-~- .... Chairman Norton said that the City Attorney had prepared the paper work and said that we cannot grant an extension, and sug- gested to Dr. Abrams-that if he wished, he could take it up with the Attorney...~!...j..:.......:_.. ..- Planning Commission Minutes - 24 June 1968 - Continued Commissioner Crisp moved that the request for extension be forwarded to the City Council recommending denial. Second was by Con~nissioner Metcalf, and the motion carried unanimously. B. C-106 - I. N. Abrams (M.V.S. Company), Saratoga Avenue - Request for Extension - Sub,3ivision Committee Report Commissioner Crisp said that no report was made but the maitter was referred to the Committee for discussion with applicant. The area is now zoned conditionally. It is located opposite Paul Masson Winery - some 10 acres approved for RM-3000, with the requirement it be started within one year, which ends on July 5th. He said that to-date, no information has been received from Dr. Abrams indicating there is any intention of starting it and it is obvious he couldn't comply by July 5th. ·He said'it , was his opinion and, he believed that of the Subdivision Com- mittee, that it should be recommended to the Council for denial· Commissioner Lively said that he had come to the conclusion that even though Dr. Abrams has not been present at =the Subdivis- ion Committee meetings, it might be unwise to·recommend that the extension,be denied without.discussing it with Dr. Abrams. Commissioner Crisp told Dr. Abrams that Commissioner Lively was asking for an explanation from his (Dr. Abrams') point of view· Dr. Abrams said that he had spent every minute possible on this project and had done the best he knows how, and that he would be glad to sit down with the Committee and go over it with them~ He said that in the original plan, there were three-story build- ings and town houses -- that he was associated with the biggest· builders in the area, in which he had complete confidence and that this plan was withdrawn because the Committee couldn't see that. Subsequently, he said, he cmne up with another plan which, hopefully, would interest this developer, or that he' might be able to find another developer. That.that took three or four months. ·That he had spent a great deal of time trying to ferret out responsible individuals and for some-·reason none of them worked out, and that he had spent a great deal of time trying to find anothe~ architect who could come up with some- thing that would appeal····to the people living in the city, and had not been successful.· Chairman Norton said that the CommiSsion, naturally, has no objection to Dr. Abrams trying to produce a·proper developer, but he wondered if it is likely it wo~ld be done·within,~the next year. \\ Dr. Abrams said that that he had'·,,~engaged an engineer to ~esign the building sites, and he would like to have a little mor~ time · -_ \ \ chairman Norton asked ifactual layout p'lot to which Dr. Abrams said that he has a plot'plan. He ·said t~at it was substantially the same, but not in eta~l -- that it \ d I . · S was not worked out as carefully'before. . Commissioner Crisp said that as he recalled, iDr' Abrams wanted an earlier approval because he !said he wante%to start work "tomorrow. He said that Dr. ~brams has had i rofesSional-A&minis- trative' zoning_ 5 or 6 years, on ~hich he promised to star~ work and that the ~6~'l~'~e~.:has_.hel~.::~p__.~veral v~ry desirable de- -8- ~ 7 ............. Planning Commission Minutes - 24 June 1968 - Continued velopments because they thought the.work would be started. He said that unless there ·is absolute assurance that this project will be started within a short time, he felt it should be denied. Commissioner Metcalf said that extensions had been granted in the past and that there must be a stopping point somewhere.! Commissioner Johnson suggested that the time be reddced to 90 days, instead of being a year. ~ \ Chairman Norton said that the Commission is not prepared to go beyond six months, and that most don't want to go beyond 90- days. He said that they could turn it down and Dr. Abrams could take it to the Council. He said they (the Commission) might approve it for 90-days. Dr. Abrams said .that they could jump into this but that would not serve the purpose - that the matter of financing enters .' into it,too. He said that he would prefer to sit down with~ the Committee and tell them what he has been and is doing. Commissioner Crisp said they never turned down anybod'y who wanted to talk to them. He further said he would be in favor of designating not only the starting dates, but the completkon dates on such projects. Chairman Norton said that since the' Subdivision Committee is willing to confer, he ·would continue C-106 until the next regular meeting, and suggested that Dr. Abrams contact the Subdivision Committee to..,arrange".,to meet with it. Chairman Norton directed that this ··matter be continued until the next meeting and that meanwhile ··the Applicant meet with the Subdivision Committee. C. C-86 - Nell K. Chase, Saratoga Avenue '- Request for ExtenS'~on and ~eferrai to Design Review Committee Commissioner Lively moved that the request for extension one year on the conditiDna·l ·change:·,,of zoning - 2~rapartment\ complex to be located on Saratoga Avenue across cm La P 1 Avenue - be approved subject to Conditions a), b), c)~·,,an~ S)~a as set forth in the Staff Report dated 24 June 1968. The motion was seconded by Commissioner Metcalf and carried unanimously. VII. NEW BUSINESS A. Youth Center Parking ' ""::"' ....i=-'= ......... Chairman Norton directed that this matter be continued until the next regular meeting for further__ study by the Staff and the Design Review Committee. · .......... The Secretary .ca.l. led attention to the fact that it has to be completed by"'September -9- Planning Commission Minutes - 24 july 1968 - Continued 'B. Mayor Glennon In view of the Mayor's recent retirement, Chairman Norton said that he wished to express the feeling of the CommiSsion that a special tribute was due to Mayor Glennon for hisi years of service to the City, and expressed the Commission's best wishes for his continued success in his field of endeavor. VIII. COMMUNICATIONS A. WRITTEN l) The Secretary read a request by Mr. Menard on behalf of Mr. Oaleb to permit KIng Dodo Playhouse, under. its use permf~, to change its location within the bufldlng".!where ~tt :.is now located. The Secretary sa~d that there would be no change In access or exits, that It would actually only move across the corridor from where tt is now. Chairma~ Norton referred the matter to the Staff for con- sideration at the next regular meeting. 2) A letter from ~. S. Carnazzo regarding C-112 was read 'by the Secretary and ~airman Norton directed that it be filed, since it was' not a letter requiring action. ~ " B. O~ - None. ~airman Norton ackn~ledg~the presence of Councilman Jerr~ ~mith, and ~s. ~en of the Go~ Gover~ent Group.' ~ . The meeting. was .adjourned at 10:10 p.m.. Resp c~su~ttei '... ' Stanley ~ Walker,'. Secretary : Saratoga Pl~ning C~isslon ...... ~ ,, ~, '.. ......... :- ..........:-=-_ ......2.""_ ...2 .........~,_-:--.... .......... ,, ._ . . , Xx '. . .