HomeMy WebLinkAbout15-Planning
CITCoF SAN BERNARDIIO - REQUEO" FOR COUNCIL AeON
Frank A. Schuma
From: Planning Director
Subject:
Appeal of Conditions of Approval
for Parcel Map No. 9166
Dept: Planning
Date: June 5, 1985
Mayor and Council Meeting of
June 17, 1985, 9:00 a.m.
Synopsis of Previous Council action:
Previous Planning Commission action:
At the meeting of the Planning Commission on May 15, 1985, the
following action was taken:
The application for Parcel Map No. 9166 was unanimously approved.
The Negative Declaration for environmental review was also approved.
Recommended motion:
That the public hearing be closed and the decision of the
Planning Commission be affirmed, modified or rejected.
\... '-- -
Frank A. Schuma
Contact person:
Frank A. Schuma
Phone:
383-5057
4
Supporting data attached:
Yes, Staff Report
Ward:
FUNDING REQUIREMENTS:
Amount:
Sou rce:
Finance:
Council Notes:
Ammno:l Itpm Nn
~.
.
C/lIGHLAND HILLS PcpPERTIE~,d California Partnership 0
P.O. Box 1367
San Bernardino. California 92401
(714) 881-2518 or (714) 886-4801
May 31, 1985
Honorabe Mayor & Common Council
City Hall
San Bernardino, CA 92401
RE: Parcel Map No. 9166
Gentlemen:
The above referenced Parcel Map No. 9166 was approved at the
Planning Commission meeting dated May 8th, 1985.
One of the conditions of approval was that areas designated
as "C", "N" and "0" be constructed as the first phase of development.
We respectively request that this condition be modified to
allow for the development of Parcel Map No. 9166 prior to the development
of areas designated as "C", "N" and "0".
Very truly yours,
/J.f!i'. . ,(/J;' r/
./ (//,rr., , '.,
, '. ,l.", _ _."
.~.c~.... jJL 'Y~: _'_.' r~:1;r-.,
WILLIAM G. SMITH .
bc: Councilman Steve Marks
,
,.
A REAL ESTATE INVESTMENT PARTNERSHIP
.c
, oJ]:'
(
o
o
(
o
A
. /
,
... J-
CITY OF SAN BERNARDINO 300 NORTH "0" STREET. SAN BERNARDINO. CALlFORNlf, 92418
.,;0'"
'j,'
W.R. "BOB" HOLCOMB
Mayol"
Members of the Common Council
Robert A. Cast.aneda . . . . . . . . . First Ward
Jack Rollly. .... . ... .... # . Second Ward
Raloh Hernandez. . . . . . . . _ . . "hlrd WiIlrd
Steve Marks. . . . . . . . . . .' ." . Fourth Ward
Gordon Qulat . . . . . . . . . . . . . Fifth Ward
Dan Frazier . . .. . . . . . . . .. . . . Sheth Ward
Jack Strickler. . . . . . . . . . . .seyenth Ward
May 23, 1985
Joseph E. Bonadiman and Associates
P.O. Box 5852
San Bernardino, CA 92412
Dear Sir or Madame:
At the meeting of the Planninq Commission on May 15, 1985,
the following action was taken:
The application for Purcel Map No. 9166;' to create four
parcels within the PRD-2.3U Planned Residential Development
zone at 2.3 units per acre on 8pproy.imately 48.4 acres
located at the northwest corner of Highland Avenue and
Orchard Road and having a frontage of approximately 1,749
feet on the north side of Highland Avenue and a frontage of
1,048.7 feet on the west side of Orchard Road, was appr0ved
based upon findings of fact contained in the staff r.eporL
dated I~ay 6, .1985 and subject to th~ GOT!cEtions and standard
requirements listed therein.
According to the San Bernardino Municipal Code, Section
18.28.120., t~e following applies to the filing of a lot line
adjustment or .parce1 map:
"Any aggrieved person may, within
written notice of the decision,
Mayor and Common Council."
ten days of receipt of
appeal in writing to the
,
.
l(
o
c
Joseph E. Bonadiman and Associates
May 23, 1985
Page 2
o
\(
C)
If no appeal is filed pursuant to the above provisions of the
San Bernardino Municipal Code, the action of the Commission
shall be final.
Respectfully,
SCHUMA
Director
mkf
cc: Building and Safety Dept.
Engineering Division
..
,.
,
o
.
o
o
o
,. CITY OF SAN BERNARDINO PLANNING DEPARTMENT"
SUMMARY
AGENDA ITEM
HEARING OATE
WARD
15
5-08-85
-~_.-
4
~
'\..
ILl
(I)
5
Tentative Parcel Map No. 9166
APPLICANT' J. E. Bonadamin & Associates
606 East Mill Street
San Bernardino, CA 92412
OWNER Wileth Corporation
222 West Highland
San Bernardino, CA 92404
t;
L&.l
=>
o
lI.l
a::
.....
c(
ILl
a::
c(
Subject property is an irregularly-shaped parcel of land consisting of
approximately 48.4 acres located at the northwest corner of Highland
Avenue and Orchard Road having a frontage of approximately 1,749 feet
on the north side of Highland Avenue and a frontage of 1,048.7 feet on
the west side of Orchard Road. The proposal is to create four parcels
within the Planned Residential Development Zone, PRD-2.3U/acre.
PROPERTY
EXISTING
LAND USE
GENERAL PLAN
DESIGNATION
ZONING
PRD-23/U
PRD-23/U
County R-1
PRD
"a"
Hillside Development
Hillside Development
Hillside Development
Hillside Development
Open Space
Subject
North
South
East
West
Vacant
Vacant
Sing.-Fam. Resid.
Vacant
Vacant
GEOLOGIC 1 SEISMIC lXI YES FLOOD HAZARD DYES OZONE A ( SEWERS DYES )
HAZARD ZONE ONO ZONE ClI NO OZONE B UNO
HIGH FIRE [)YES AIRPORT NOISE 1 DYES REDEVELOPMENT DYES
HAZARD ZONE DNO CRASH ZONE liilNO PROJECT ARE^ (]NO
-' o NOT o POTENTIAL SIGNI FICANT Z (] APPROVAL
<t APPLICABLE EFFECTS 0
.... WITH MITIGATING fi (] CONDITIONS
Z(I) MEASURES NO E.I.R.
ILI(!) o EXEMPT o EI.R REQUIRED BUT NO 1&..0 0
:lZ I&..Z DENIAL
Z- SIGNIFICANT EFFECTS 1&.1
00 WITH MITIGATING ~:I 0 CONTINUANCE TO
a:Z MEASURES (1):1
:;iL: 0
Z (] NO o SIGNIFICANT EFFECTS 0
14.1 SIGNIFICANT SEE ATTACHED E.R.C. 1&.1
EFFECTS MINUTES a:
NOV. 1911 "EVISED JULY ...1.
...
.
o
o
o
o
CITY OF SAN BERNARDINO PLANNING DEPARTMENT
CASE Parcel Map No. 9166
OBSERVATIONS
is
~ 08 81
2
AGENDA ITEM
HEARING DATE
PAGE
1. The applicant is proposing to subdivide a site which is approxima-
tely 47 acres and one remaining parcel of 532 acres.
2. The site has a zoning designation of PRD, Planned Residential
Development generally located north of Highland Avenue and east of
Boulder Avenue.
3. The proposed subdivision is a part of the overall project site
known as the Highland Hills Specific Plan which was approved by
the Mayor and Common Council on December 6, 1982. Following the
approval of a modification to condition no.3 of Specific Plan No.
82-1 was made at the Council meeting of December 20, 1982. This
condition stated that areas of the specific plan designated as
areas C, Nand 0 shall be constructed as the first phase of deve-
lopment. Areas C, Nand 0 shall be constructed as the first phase
of development. Areas C, Nand 0 are to the east of the subject
site therefore the possible approval of Parcel Map No. 9166 by no
means waive that condition of approval in establishing this sub-
division as the first phase of development.
4. The four parcels involved in this subdivision are described as
f 0 11 ows :
Parcel
Area (net acres)
1
2
3
4
16.162
13.80
14.04
1.0
5. Access to the subdivision is being proposed off Highland Avenue
with a street identified as "A" Street on the parcel map. The
di mensi on on the map i ndi cates that the full ri ght-of-way wi dth of
"A" Street is 60 feet. However, the engi neer for the project has
stated that an additional 20 feet of right-of-way will be made and
a 1 andscape medi an stri p 10 to 20 feet in wi dth wi 11 be provi ded
on "A" Street between Highland Avenue and "B" Street. The
Engineering Department is aware of this and it shall be shown as
such on the final map prior to recordation.
6. The Highland Hills Specific Plan denotes that parcels one, two and
three are designated for medium density residential at a density
of 8-14 units per net acre. Parcel number four is designated as
being of commercial land uses. On the southern portion of lot
line number one is a 2.5 acre site. Comments reviewed from the
Parks and Recreati on Department state that that "park" as
L
.
o
o
CITY OF SAN BERNARDINO PLANNING DEPARTMENT
CASE Parcel Map No. 9166
o
o
OBSERVATIONS
15
5-08-85
1
AGENDA ITEM
HEARING DATE
PAGE
designated on the parcel map should not be considered as a dedi-
cated city park, rather as an open green belt. This green belt
"park" designation wi 11 not relieve the developer of paying for
park construction fees. The minimum requirement for a site to be
considered by the Parks and Recreation Deparment to be considered
for park site is 5 acres per 1000 persons for which the park is to
serve. Parcels one, two and three have a potential of supporting
a population of 1,540 persons therefore the minimum site which
could be considered as a dedicated park would be approximately 7.5
ac re s .
7. The extensi on of "B" Street as leads northerly from the i ntersec-
ti on of "A" Street and "B" Street is a dead end street. As a
safety concern and that this site is in a high fire hazard area
and is wi thi n the sei smi c speci a1 study zone, no development
should take place north of the intersection of "A" and "B" Streets
unti 1 the time improvements are made for the extension of "B"
Street so that there is two means of access to residential
deve 1 opment.
. .
c
o
o
:>
r CITY OF SAN BERNARDINO PLANNING DEPARTMENT"'
CASE Parcel MaD No. 9166
FINDINGS of FACT AGENDA ITEM
HEARING DATE
~ PAGE
1 ~
'i-OB-BS
4
..
1. The proposed subdivision provides greater than adequate area as
set by the Planned Residential Development zone and a commercial
zone.
2. All four parcels will have frontage on a dedicated street.
3. The proposed subdivision meets the minimum requirement as set
forth by the State Subdivision Map Act and the City's Subdivision
Drdinance.
4. The design of the subdivision and type of improvements are not
likely to cause serious health problems as sewer and water will be
improved.
5. The design of the subdivision wi 11 not conflict with known ease-
ment acquired by the public at large.
RECDMMENDA TI DN
Based upon the observations and findings of fact, Staff recommends
approval of Parcel Map No. 9166 subject to the attached conditions
and standard requirements.
Respectfully submitted,
FRANK A. SCHUMA
Plan~ Director
unu ,.An
.
o
o
o
o
CITY OF SAN BERNARDINO PLANNING DEPARTMENT
CASE Parcel MaD No. 9166
CONDITIONS
AGENDA ITEM 15
HEARING DATE S-O~-B,}
PAGE
""'I
r
1. The parcel map shall adhere to the same requirements and con-
ditions as set forth in Specific Plan No. 82-1.
2. The tentative parcel map shall be valid for two years from the
date of approval by the Planning Commission. If the parcel map is
not recorded by May 8, 198?, then the map shall become null and
void unless an extension of time is granted to the map at the
request of the owner/applicant.
3. This parcel map shall not be constituted as the first phase of
development. Condition No.3 of Specific Plan No. 82-1 shall
sti 11 be valid.
.
.
COO
CITY OF SAN BERNARDINO
ST ANDARD REQUIREMENTS
o
CASE Parcel Map No. 9166
AGENDA ITEM 15
HEARING DATE S-OB-I"
PAGE 6
ENGINEERING DIVISION
All public improvements, including but not limited to streets,
traffic control devices, utilities, flood control facilities,
recreational trails, and landscaped areas, shall be installed as
described in the Specific Plan of Development. Phasing of said
improvements shall be coordinated by the Planning Director and the
Director of Public Works/City Engineer.
GRADING:
1. All grading shall be done in compliance with the latest City
Grading Code, Geological Report No. 117 on file with the Planning
Department and approved grading plans.
2. The site/plot/grading plan submitted for a building permit shall
contain sufficient ground elevations (both existing and pro-
posed), building pad and finished floor elevations, graded
slopes, and gradients to define the amount of grading to be done
and the means of draining the site.
3. Each parcel shall be graded to drain to a pUblic dedicated
street, alley, or drainage facility. If this is not feasible,
proper drainage facilities and easements shall be provided to the
satisfaction of the City Engin~er.
4. All slopes shall be contained within the lower parcels affected
by the slope. In some instances, this requirement will
necessitate the use of retaining walls or slope easements on
adjacent property.
S. Slope planting with an irrigation system to prevent erosion shall
be provided as specified by the City Engineer.
6.
Provide grading on a sta~ed construction basis limiting
to recorded tracts un ess otherwise approved by
Engineer. Earthwork stages shall be limited to
earthwork quantities as approved by the City Engineer.
7. All graded areas shall drain to a public dedicated street, alley,
or drainage facility. If this is not feasible, proper drainage
facilities and easements shall be provided to the satisfaction of
the City Engineer.
earthwork.
the City
balanced
o
o
o
.:)
r
""'I
CITY OF SAN BERNARDINO
REQUIREMENTS
CASE Parcel Ma2_N\L.~
15
08 8~
7
~
STANDARD
AGENDA ITEM
HEARING DATE 5
PAGE
~
~
"'
B. Slope planting with an irrigation system to prevent erosion shall be
provided as specified by the City Engineer.
STREET IMPROVEMENTS AND DEDICATIONS
9. All public streets within and/or adjacent to the development shall be
improved to include combination curb and gutter, sidewalk, paving, or-
namental street lights, and appurtenances as required by the City
Engineer.
10. The structural section for all streets shall be designed and submitted
to the City Engineer for approval using a TI assigned by the City
Engineer and an R value obtained on the subgrade after rough grading
by a recognized soils and testing lab. All streets shall have a mini-
mum AC thickness of 2~ inches.
11. All driveway approaches shall be constructed to City standards or as
may be approved by the City Engineer.
12. Street signs and other regulatory signs shall be installed at the deve-
loper's expense as required by the City Engineer.
13. The following dead end streets shall be provided with a temporary tur-
naround: "B" Street.
14. Curb returns and corresponding property line returns shall be provided
at the i ntersecti on( s) (20-foot radi us for most streets).
15. A handicap ramp shall be constructed at the intersection(s) and the
necessary right-of-way dedicated to accommodate the ramp as required by
the City Engineer.
16. For the streets listed below, dedication of adequate street right-of-
way (R.W.) to provide the distance from street centerline to property
line and placement of curb line (C.L.) in relation to the street cen-
terline shall be as follows (for streets marked * the existing improve-
ments shall be removed and replaced to the dimensions noted):
Street Name Right-of-Way (Ft.) Curb Li ne (Ft.)
"A" Street 40' 30'
"B" Street 30' 20'
Highland Avenue As shown on tentative parcel map.
'\..
~
I." oky
o
o
o
:)
CITY OF SAN BERNARDINO
STANDARD REQUIREMENTS
CASE Pareel M~p Nn 9'hh
AGENDA ITEM 15
HEARING DATE 5-0B-B5
PAGE 8
,
'"
UTI Ll TI ES
17. Each parcel shall be provided with separate water and sewer facilities
so it can be served by the Ci ty or the agency provi di ng such servi ces
in the area.
lB. A sewer backflow prevention device is required for all parcels with
building finished floors lower than the nearest upstream manhole rim of
the serving sewer main.
19. Sewer main extensions required to serve the site shall be constructed
at the developer's expense.
2~ Utility services shall be placed underground and easements provided as
requi red.
2~ All existing overhead utilities shall be placed underground in accor-
dance with Section 18.40.380 of the City Code and shall be so indicated
upon the improvement plans.
23 An electrical energy fee for street lights, for a period of 48 months,
shall be paid to the City Engineer prior to recordation of the Final
Map:
a. An electrical energy fee for street lights for a period of 48
month s.
b' See Street Improvements and Dedications.
PROJECT
23. If the project is to be developed in phases, each individual phase
shall be designed to provide maximum public safety, convenience for
public service vehicles, and proper traffic circulation. In order to
meet this requirement, the following wi 11 be required prior to the
finalization of any phase:
a. Completion of the improvement plans for the total project or suf-
ficient plans beyond the phase boundary to verify the feasibility
of the design to the satisfaction of the City Engineer.
b. A plan shall be submitted for review and approval by the
Engineering Division, Fire, and Planning Departments indicating
what improvements will be constructed with the given phase.
..
~
I." oky
o
o
o
C)
CITY OF SAN BERNARDINO
STANDARD REQUIREMENTS
CASE Parcel M~p Nn 91hh
AGENDA ITEM 1 ~
HEARING DATE S-OB-BS
PAGE 9
(1) dead-end streets shall be provided with a minimum
32-foot radius paved turnaround area,
(2) half-width streets shall have a minimum 28-foot
paved width,
(3) street improvements beyond the phase boundaries, as
necessary to provide secondary access,
(4) drainage facilities, such as storm drains, channels,
earth berms, and block walls, as necessary, to
protect the development from off-site flows,
(5) a properly designed water system capable of
providing required fore flow, perhaps looping or
extending beyond the phase boundaries.
(6) easements for any of the above and the installation
of necessary utilities, and
(7) phase boundaries shall correspond to the lot lines
shown on the approved tentative map.
o
o
CITY OF SAN BERNARDINO
o
o
CASE Parcel Map No. 916h
STANDARD REQUIREMENTS
AGENDA ITEM 15
HEARING DATE 5-0B-BS
PAGE 10
DRAINAGE:
24. All necessary drainage and flood control measures shall be sub-
ject to the requirements of the City .Engineer, which may be based
in part on the recommendations of the San Bernardino County Flood
Control District. The developer's Engineer shall furnish all
necessary data relating to drainage and flood control.
25. Proper facilities for disposing of spring water from known
sources or if discovered during construction shall be provided to
protect proposed building foundations.
26. All drainage from the development shall be directed to a public
dedicated street, alley, or drainage facility. If this is not
feasible, proper drainage facilities and easements shall be pro-
vided to the satisfaction of the City Engineer.
27. Building foundations shall be designed to withstand the possible
effects of high ground water and liquefaction in those areas
identified by the Geological Report No. 177 on file with the
Planning Department.
2B. Cook's Canyon Creek shown as Line 6-37 on the City Storm Drain
Master Plan, along with the necessary off-site improvements
required to provide the proper functioning of the facility
(including the debris basin) shall be constructed at the
Developer's expense in its entirety with the first phase of
development.
29 . If the c h ann e 1 i s tor e m a inn at u r a 1 as r e com men d e din the
Specific Plan, the Developer's Engineer shall provide sufficient
information (channel cross-sections, water velocity, building
setbacks, channel profile, erosion protection, maintenance
access, etc.) to assure that the development is adequately
protected from storm water damage. Also, the natural channel
shall be repaired and maintained by the home owners associati"on
and shall be so stated in the CC & RS.
30 . A de tail e d F 1 00 d H a z a r d R e po r t w ill be r e qui red for C i t Y C r e e k
Flood Way. It shall define the one hundred year flood limits and
include proper flood protection measures. The report shall be
completed prior to recordation of the first tract map and all
required flood protection measures shall be incorporated into the
design of the development.
o
CITY
OF
SAN
o
BERNARDINO
o
J
"'
CASE Parcel MaD No. 9100
I'}
5-08 R~
]1
~
REQUIREMENTS
AGENDA ITEM
HEARING DATE
PAGE
....
. ..
t.'APPING:
31 A parcel map based upon a field survey will be required.
32 No n - v e hi c u 1 a r a c c e s s from the f 0 11 ow i n g s tree t s s hall be de d i -
cated on the final map: Highland Avenue.
33. The following types of building setback lines shall be shown on
the grading plan and final map: a. earthquake faul t, b. flood
control channel.
IMPROVEMENT COMPLETION:
34 S t r e e t, sewer, and d r a i nag e imp r 0 v e men t p 1 a n s for the e n t ire
project shall he completed, subject to the approval of the City
Engi neer, pri or to the recorda ti on of the parcel map.
35. I f the requi red improvements are not compl eted pri or to recorda-
tion of the parcel map, an improvement security accompanied by an
agreement executed by the developer and the City will be re-
Quired.
, ~.-._..
"
.,
.,
~
0> <'\.. "
0 ,
z -~
Go I I
0( I I
~ I
I
..J I ,
w .
u ., fi .
, ,
a: ~I I t,! I I
0( ti .
Go J"'f' , I
I:j .1; oj
w hi il j .
> , ,
;:: 1_. -.1 , h
!! ::1 1m .
0( , "
I-
Z
W
I-
J~
"....-. -.
.,.---
. "j
, ,
. / i
,/"
\ / (' ,/ ,-/
'''-.../.....,' J \'
- ,.-- " ~
'--/--:.>..----' ')
'J /..-----
/1/ '
//. . ~
1-. 'J/I .....-..~....~--
r~'/-
i-,' /1 \
1:1 ,
" I \
, .
~-
\
o
:)
~Il
'.
o
;;
.c
I
.
,
I
:1 II
. H ,I
j f Iii l'
I: (:Pd H
I ~I :1!1I I' I .-
, :'i t . :1
'l,i.,I,.i "I'
I I I'! I
"'" PI',
Ii; ii/I!I
'... ..... 'I
l~
'W
i~ I
.\.
. .
:1':-'
,.,
1.
,
Ii
-'
I;!
,-!.I,
.1,. .
Il'Ii~:
.1.11 ;
ill I
!iJ ,.
~
\
,
;"
\' ,.,
. .
/J.t-
.' ~.~
:;1'
') ,
/
/
,I
I
/
:
" (
,
/
I
)
/'
,;
I
/
-.------
"
,
., ~..
.".
#~
.' ~.:
'. r ,
~ , \ I
w , I /
0 , c;\
z: \
.,
>/
".
,--
/- j! /
l<Jj "i/
l. ~Ir\
. ..A.li /-
L _"
~ j
,
'\
I
I
/
,-~l\
! t.: J:
r, b
~~ !
/.......,/
,
nit
!f
J.
l.;J;'
(J,::,
",I.
-,-
<::;.
C:.-!';:
,
,
I
/
.~ ,/
I ''-''''
/
/
.-/
/
,/
,---,
. I.....
L.J ;?
1_.
. -
" Ji'
"jl~
c ill'
," ~~p
I
i
i
!
I
..!..
:::
.'
r
I
. ...
"
"-
----
c---- -..----
./",.-- !
, ..
.......-....
--.......
I
-I,~~
I'f~;
"'1
11'1
,.,
: ~ '.~.:
,.
~~~~~:~_=i~~i~:~~~::~:;~::~~~;~
;;:O:--;H:":':~.:~:'~:: <i.::':'Z=:.~':::';"
~~~~~~~~~~i~~~~~~:_:~~:::~~~~i~
~P.,>~ ,";:, '\ ~-\{:)' ;:_., -,:
~.-.,;.- "'-)'~I' ~
~;17-~~~'~~;t~~;,{>-{,~:- ?
;>.;-" ..~- l. J"~--'~'-'
:ii~.il:~~;6:l;i.~,:r. \: ,:,;:';
_t J . "'-~'''4 ' i,.-
'0", r.~"~~'>S:t~i:i.f' .'," '.f>~:
>. =-_.1"".',-.'/11 ../; '';::1.
. . -.'__' ~ - "'. .f_...! _ '_. ~
t',;..
..
.'
1
- ;;::~=;~:~~::~~~~~i;:;~:i;:~=;;
..
~~ft~i~ir~ff~~:'~f~~~t~~t~~~~~~t
.,
'."1';
;~:L!5~~~~:it~~!~!2~5!~!:!!~i5~
~ ! ~~~~~~H~t~H~~~~t~~~~~~~~~H~~
. .12.::=_:.....:.:.::=--:'-=-::--
liii.....--....,;""",;,.:.::,.::,.
(;
J
"
"
~
!
:;
i
- -.--! l
, ,
~~:..:~ ;
.
..
.:
.. z .~
oP ... .:
e;; .. ~
.,
~ .~
.
..
"
-' -;
~ ..
= :1;:
; !~:,
;:: . .!
~ 1Ii-:
~:: :.
.- - ~~
'.
.,
r:.(~~)
t,,~ .;
LA \
I J~ ,.j~
.
o
o
o
o
CITY OF SAN BERNARDINO PLANNING DEPARTMENT
AGENDA
ITEM #
LOCATION
CASE P.M. #9166
HEARING DATE 5/8/85
15
w):
.$,n.
'0"
:
~ ;
,
. '0'
w ;
~
>
"
u .
"o~ ...../..
"0"
~
..,('...:.A'I ,.V
"0'
~
z
i
1~