The URL can be used to link to this page

DRC Summary 102704 City of Cupertino 10300 Torre Avenue, Cupertino, California 95014 (408) 777-3308 To: Mayor and City Council Members Planning Commissioners From: Steve Piasecki, Director of Community Development Date: October 28, 2004 Subj: REPORT OF THE DESIGN REVIEW COMMITIEE FINAL DECISIONS MADE at a special meeting held October 27, 2004 Chapter 19.136 of the Cupertino Municipal code provides for A eal of decisions made b the Desi Review Committee 1. Application R-2004-37; Thomas Uu (Wu residence), 10077 Scenic Boulevard Description Exceptions to the R1 ordinance for a second-story addition that results in the second story exceeding 35% of the first story area, visible second story walls and second story wall offsets. Action The Design Review Committee approved the application on a 2-0 vote. This is effective October 27, 2004. The fourteen-calendar day appeal will expire on November 10, 2004. Enclosures: Design Review Committee Report of October 27, 2004 Resolution No. 182 Plan Set G:p/anning/Drc/l 02 704 summary/etter.doc To: From: Subject: Location: Design Review Committee Gary Chao, Assistant Planner Applications: R-2004-37 10077 Scenic Blvd. Date: October 27, 2004 Proiect Description: Exceptions to the R1 Ordinance for a second-story addition that results in the second story exceeding 35% of the first story area, visible second story walls and second story wall offsets. RECOMMENDATION: Staff recommends that the Design Review Committee take the following action: 1. Approve R-2004-37 subject to the model resolution. BACKGROUND The applicant (Thomas Liu) is repairing fire damage to an existing two-story house built in the 1960s. As part of the work, the applicant is proposing to add a walk-in closet (100 sq. ft.) by enclosing an existing second story deck area. An exception is required since the existing second story is already 67% of the ground floor and the proposed second story walk-in closet addition will result in a 72% second story vs. ground floor ratio. DISCUSSION Staff supports the exceptions since the addition will not be visible from the neighbor to the south and from the street. There will not be any adverse visual impacts from the addition to the rear since the neighboring property to the rear is significantly higher in grade. The neighbor to the north will see the closet addition. However, since the addition is over the existing building footprint and it actually reduces the size of the existing second story deck, there will not be any significant visual impacts. Staff believes the project satisfies the required approval findings: 1. That the literal enforcement of the provisions of this title will result in restrictions inconsistent with the spirit and intent of this title. . The purpose of the zoning ordinance sections 19.28.060B(3), 19.28.060E(5)(a) and (b) are to mitigate massive second story walls and to ensure that that second story walls are articulated. In staff's judgment, the limited visibility of the addition does not warrant the literal enforcement of these rules. 2. That the approval of the exceptions will not result in a condition that is materially detrimental to the public health, safety, or welfare. . The proposed project is an allowed use and is not out of scale with the surrounding neighborhood in terms of setbacks, height, mass, style, and design. I-I October 27, 2004 R-2004-37 Page 2 of 2 3. That the exceptions to be granted are ones that will require the least modification of the prescribed regulations and the minimum variance that will accomplish the purpose. . The proposed second floor addition is occurring over an existing footprint and is actually decreasing the size of an existing second story deck. The addition also is consistent with the style and design of the existing house. 4. The proposed exception will not result in significant visual impact as viewed from abutting properties. . The addition will not result in adverse visual impacts to the abutting properties. Prepared by: Approved by: Gary Chao, Assistant Plann.~k Peter Gilli, Senior Planner . . Attachments: 1. Model Resolutions 2. Plan Sets 2 1-óL,. R-2004-37 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 174 OF THE DESIGN REVIEW COMMITIEE OF THE CITY OF CUPERTINO APPROVING A EXCEPTION FOR A 100 SQUARE FOOT SECOND STORY ADDITION THAT RESULTS IN THE SECOND STORY EXCEEDING 35% OF THE FIRST STORY AND EXCEPTIONS TO ALLOW MORE THAN 50% OF THE SECOND STORY EXTERIOR W ALl.S WITHOUT WALL OFFSETS SECTION I: PROTECT DESCRIPTION Application No.: Applicant: Location: R-2004-37 Thomas Liu 10077 Scenic Blvd. SECTION II: FINDINGS WHEREAS, the necessary public notices have been given in accordance with the Procedural Ordinance of the City of Cupertino, and the Design Review Committee has held one or more public hearings on this matter; and WHEREAS, the applicant has met the burden of proof required to support said application; and has satisfied the following requirements: 1. The literal enforcement of the provisions of this chapter will result in restrictions inconsistent with the spirit and intent of this chapter; 2. The granting of this exception will not result in a condition that is materially detrimental to the public health, safety and welfare; 3. The exception granted is one that will require the least modification of the prescribed design regulation and the minimum variance that will accomplish the purpose; 4. The proposed exception will not result in significant visual impact as viewed from abutting properties. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the design review application is hereby approved subject to the conditions which are enumerated in this Resolution beginning on page 2 thereof; and 1-3 Resolution No. Page 2 R-2004-37 October 27, 2004 That the subconclusions upon which the findings and conditions specified in this resolution are based and contained in the public hearing record concerning Application R-2004-37 set forth in the Minutes of the Design Review Committee meeting of, October 27, 2004, and are incorporated by reference as though fully set forth herein. SECTION III. CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED PROTECT This approval is based on a plan set entitled, "Residential House Remodel, Owner: Teresa Wu, 10077 Scenic Blvd., Cupertino, CA. 95014," received October 14, 2004 consisting of three sheets (A1-A3), except as may be amended by conditions in this resolution. 2. CONSULTATION WITH OTHER DEPARTMENTS The applicant is responsible to consult with other departments and/ or agencies with regard to the proposed project for additional conditions and requirements. Any misrepresentation of any submitted data may invalidate an approval by the Design Review Committee. 3. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90- day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. PASSED AND ADOPTED this 27th day of October 2004, at a Regular Meeting of the Design Review Committee of the City of Cupertino, State of California, by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: ATIEST: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: APPROVED: Ciddy Wordell City Planner Gilbert Wong, Chairperson Design Review Committee 1-1- R-2004-37 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 182 OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A EXCEPTION FOR A 100 SQUARE FOOT SECOND STORY ADDITION THAT RESULTS IN THE SECOND STORY EXCEEDING 35% OF THE FIRST STORY AND EXCEPTIONS TO ALLOW MORE THAN 50% OF THE SECOND STORY EXTERIOR W ALl.S WITHOUT WALL OFFSETS SECTION I: PROTECT DESCRIPTION Application No.: Applicant: Location: R-2004-37 Thomas Liu 10077 Scenic Blvd. SECTION II: FINDINGS WHEREAS, the necessary public notices have been given in accordance with the Procedural Ordinance of the City of Cupertino, and the Design Review Committee has held one or more public hearings on this matter; and WHEREAS, the applicant has met the burden of proof required to support said application; and has satisfied the following requirements: 1. The literal enforcement of the provisions of this chapter will result in restrictions inconsistent with the spirit and intent of this chapter; 2. The granting of this exception will not result in a condition that is materially detrimental to the public health, safety and welfare; 3. The exception granted is one that will require the least modification of the prescribed design regulation and the minimum variance that will accomplish the purpose; 4. The proposed exception will not result in significant visual impact as viewed from abutting properties. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the design review application is hereby approved subject to the conditions which are enumerated in this Resolution beginning on page 2 thereof; and Resolution No. 182 Page 2 R-2004-37 October 27, 2004 That the subconclusions upon which the findings and conditions specified in this resolution are based and contained in the public hearing record concerning Application R-2004-37 set forth in the Minutes of the Design Review Committee meeting of, October 27, 2004, and are incorporated by reference as though fully set forth herein. SECTION III. CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED PROTECT This approval is based on a plan set entitled, "Residential House Remodel, Owner: Teresa Wu, 10077 Scenic Blvd., Cupertino, CA. 95014:' received October 14, 2004 consisting of three sheets (A1-A3), except as may be amended by conditions in this resolution. 2. CONSULTATION WITH OTHER DEPARTMENTS The applicant is responsible to consult with other departments and/ or agencies with regard to the proposed project for additional conditions and requirements. Any misrepresentation of any submitted data may invalidate an approval by the Design Review Committee. 3. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90- day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. PASSED AND ADOPTED this 27th day of October 2004, at a Regular Meeting of the Design Review Committee of the City of Cupertino, State of California, by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: ATTEST: COMMISSIONERS: Commissioner Miller and Chairperson Wong COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: APPROVED: f sf Ciddy Wordell Ciddy Wordell City Planner f s f Gilbert Won!; Gilbert Wong, Chairperson Design Review Committee '« ! ~ '1 ¡ .. ~ ~ g ~ ~ \- ~ ~ L « ~ "'- C\ ...\ '" z Ç\, \-- :;;1' ffi J ~ ~ "- ill <- .... it \---~ -z'" ~I \L~ v ~ II}' '; v- .to :::;:.. - -", , .. § ~ 'o!: / L '-J W /""' ill /""' ~I B " ~ :' -- =,~." ~.-.."._- i~ Xf , :~ '" ~ o :g II: .21 C f/) .oJ ~ o II: a. a. < ., I' ~ \. : I J , , I" . ," o , .._-...-....... ) ;1 " ~ 0; .--~-,_., -."-'" ~/' ( '. ~ / / m.¡SNO'JN.LWMS.¡;)'!III-ú~ ;k!../-~OHJJM (jl!J~IHOW ;, U~IW.S SI 00 ·'''¡'.JIUS,,V~>KJi'jj(:um'''~'·NOJ.O(1UÜ!lJJl< -N'O'NÜ<l::J1liJlSfiWOINIIS'X.lÁ""'t>'OiOON ~GI<IM'fIjO JSJlllNONMOI<S ~H(),y,3f-LJO NO.JJ1:J03f, ~"'O'-"I"'O"'I'JISI^~3<J."S 3HJ.oo, ),L,·"~tSfI';Jd$"J.jONS".1I'UlS$VBW,t)(JSS\J,nn HS'WIOIH NQID!OSlWr1r?fIWHgJKlN'1!)\f l~'fKBjOOJj"'IS"WJ[JlJO>HI'Yj"Hlf1O~ j"V~,\oJdIfnJ"'HG"I<()J II\1IiS:«1I'. Ir>" ¡!ø.U9¡IOSItfj<Jhj¡yJ~LiJl"9(] i! I! ¡ :¡i 111111, ,.L:!: i I! ¡! ! -'-~_~~ ..i.-l~~ .. : r El ..J mr lL9 -±^ ~~ ~v u ;;¡ r ... § " ,¡; ... ¡:. g 3 ,J .. '---i~'1'- -1, i ,u_.. ------...,..,_. ~ L ~ \-- ~ III ~III 11IIIII i ...J III \\'\ III ) v.. !8 ~ 'Ii. J ~ " I \II " v 3 ill II 'i, fl " -' " t ---" .. }, ;î¡ '~! .. ]I), " < ,W ~,c"''' '\1'7 ' o0'.J-~JrY7 ·¿:¡I,,<¡I ?tClca?S l..Loo \ nj"1 y<og'i.3j... " -,l9M,"(1 -~OH3J :J~,nati ",VIj..I-J.SJ¿:¡I~'''¿¡ ~~-J-~4-;;';·-:;'(~lJ --_~'-C" ~ - ..:... i c--- l _ ~ , ,) / t '" ;;; 7~ ~~ ~.. 't3 'L ~'6 t·~ i~ -----r- , I I ~-" ~ ~ ~ " '" 3::>¡<8j .¿¡~~~~___ 'd ~ " ~ - ~ ~ ,¡¡ ~ \ ~ ~ '" ,,- ~ '" '" -Ð ~ II \\ -' ~'" +\ '" "ð N 1 :3-;¡ -ÐÑ~'U\ 'Ì"~ ~ N J\ ~ -t 'I::, N' N . v"ð '" ~ - ùl ~ t ~ !J .,¡ ,~N -J) oJ!1 I ,r -,J,¿ <OJ ,,-, i \ ~ ~ L -t L \l.J ..J j ~ ~ - "I ~ \L \\... ~. __,j ill ~ ~ ~ ~ d ~ \--I'>"'J¿ ~ ~ '" ~ " -.J~~~!; I 1 I I I 8 . ;lli II '11111 /I~~ I I I / '" .---1 ~-j ~£. :r ~ " o \\I "'i ,£ ~ I I J 7:;,4';'¡'-77.(5\ I r- I I , ,o;¡.¡, '0,,1 , j ..L ;f ""'- d' " " ~f i~' \- µ. çJ I';\'- Q, ~ .~ _ J..,¡ - 'l ,¡ , t- CIS -:'i ~í f~ ~~ "- ,,, ~~ l ~ ! ~ 8 ~ ~ ~ ¡, ,.. .. ¡,¡ :8O:;:ß ! ð æ ~..' ~ ¡H~~ L%~~! " " 0 ~§ ~5iÆ ~@ " 0 ~ Ô > " 0" ~ . I , --'t-- I I 1"+ ~ "'- , , ' , I' i ! i \\1 ! I '" Ii '. <; I ¡I t ",.1' II .. I II jiD~ :==~____~uJ_ I ~-- ---;;;;-1.7.-----4- )\ " , '~I òt cl.1 ~ -' \\..1"" ~ ~ :j \! ~ # II II d... fr- _? i ,- , <\-¡ .' ..' i! 'I ! I __il ==-M '~'I I. , , .e=11 .~ II I II " !' Ii - I -':'1 ,----:::t-------"I<:--- 1 . ~ , ~ ,1/ ~ .. , , g 1 N <C :;, .J t" z ~ :'i ! 7 ¡;¡ '" " l- I ~ I 1 If--=-Ö: -=--- -= :f "' " --4 >L i -z. '" h )"""IØIeIS#'>J''<WJ~uIJ,''''O ;~., -l " ~ ;j ~-: <i '" " _\ I.L ~r ~~I ~! .f;' 1;; '" , >:1 1 , I" -.-,1 ~ \it ~ ie-- ['i I' i ,I _~,,-ozl -to I , ~ ~ L_!--1j1 W I 0, i: I I ----- -.-.--...----- ----"-- ,i'>:'¡£Z- * . ~. r '" i ' , " ~I ; ~ ~ .! i I '" , "1.,-" I ~ ill I , I , L< 'J I , 4~ II €o' " ~" , "'''''''-I'''~'''' III ~¡ t " -, , ~ --m'* , , " ^", ill~.: ~ )==t=--~~i [111/[- 'VJ~ I ~;. 'II -, ï I I .f:- .. I I -c·:-·--ì '" .~~] , ¡ q ~¡ IL ~I¡¡ ~ ],'" ¡I J ~><<75' -11 " :,' ~.mrl.---¡-' .. ".T__' - -.-+--. ___-+:-__.......L _ , 4--- --- r- ¡__m_ I --==--: %- i__]- - - 1- m.1SNŒ'''Jw;.Ms.D:ll.Itf"Id'o' ~Hl~')()H.lIM all \JIHOOO;, lI~lillf,j;; 'x) J~J' 11 ~~~"'d 00 i"iOOo AW '. NOJ",,)()()<'J<iO..!tJ JJN NO-':JæISNCDaNlISI~·]^W~OJdON ~'IMV>J<:ß3H1NOIWIJI~S:>ltlOMJH1JO _"0l1~:J,X3lB<JOW~NOtSI^"__;.¡(l$òfü>.rr. J'''fI'I$NOoS]~O~SJI·wss"SjJ",XJSS'<~rJj: "gW<OlII"->OII:JjQS\!flf~I^\"IjS]'~N]"'" Mn<TlOO"lIVl>1"X>l<OSI~'JIIj3HIIlOJl< -' Iid\(} ]Od\f()J ~'dGj'.¡OJ 1l1tl1ò)¡t()M Ir.- "\>10",0' 't7 ' o!'Ij..."",Jn'7 ¿)/\í'i! "?1~-?'7 LLc7o\ nî" \IL>"3"¡;¡j... .-,J<JNMO 'l-a¿¡o~ 8~>r0tl "'P-dI).tl9¿1173?! , r ---jll~-~~ ==r~'\ ~ ~ -- J21 ---i '\ ~ 1--4 -:)14" /': I~J --- <I ~ '( ,./ ~~ ~l " J ~ I" ~ AÇ' L , It ~, 0 '----~~I " \\"'~ :1 i- ~! "U )0'1 ',!- \:J " I 1-,(. ,,5 ~ ....<~ , t II " -&j '''' II I: " II ~) " !! -;. I <:'1" I, ' ,I ïi' I' ~II' II i~ ~ ;. , I~' I: . ~,~ ß> ( ~) --,:::::._:~f' .. <::1 Ilf ~ ,. 'II [f" ¡g I 0[ d} . "' t ¡;¡¡ ,Fi , ) ~ .-----;, ".------ ,C,£>I '~ :!J < " " ~ -~,:~";-- ¡---- -- - ~~ ..,.../ ..~. . ~....,.,,~ . ¡ , f ~ " ~ ~ w. ~ .. o II: C .oJ ~ o II: a. a. < þ " ! , ¡ \ 1 ."-~\ ., ~ 11 '1 :f '1 'I ,:.. ~ I' ,. " " ___,_J~_ r-- , §± ',,-::-:P-. . J i:"-", -N--=;- =--=--~-~j ì 1 " W i¡ 0 I 0 8 ~i ¡ i, ¡ II .;¡; , ~ ;~ . ·,.·.,,,1 .,", .·1'·· . ~l ,.~ ,·'i}~ 1 ·l~ ,~ '" ." r,,!'!l', ~~h~} i I ~ ··~~.ihi~ J~ ,l;ï~ , " .q. ~ ~~i\ll'ð'G ~. 1 ~ It" ~ "~1 ~ i ,'X ~ " J ~. III 4. ji..~f ".~. Î~~ I- V · L~ \:1-~:,f aU.) -~S Jl~~~-1 ,.d ..~ m;~ B~~h~~; Ii ;;I....ç'\1>tl;1,.!1..(..,~..,~().,0...1*0~ \-- (J\ ~ -' ~ I I' ~ "1 <V E11 -:z: '" ~ n I .-J I I '" '"- i ! i ~ -:z: , v \ ~ ~ \ :,; \ .J .iC ~ 'i , ~ " "':"11 ~: rt g '" t! , , -~ ~ i }tl \ , "'" .. ...J .. ~).¡- 0"' , g: ~IO ~ " a.--'II: <-iC 0 " G/);.",." -z _-..11_-·" ,L ~ " -z .:'í <L "- ~= .1 '" <: , '[ " ~ ;t ~ 3 " -z: v '*1 ,~ ~ J " J l ; , , ", e i -i "1 , .<l1-' ~ ~ ~ L - ~ ~ ~- ~ ~ -1--;O--;-4<4t--;;-O"'iI(31- ! ~ ~ I i v ~ L ·l ' -. r- . ~ ~ . " i: (> Ii-' l -. !i~it~!~ ,,~j¡,1. ~ j'i«~ "0' t.- < - "- '"' ... ~l \.,. ~ ~ .. IL .~ -< z - ~ ~i J' ~ . :J.i. 't~, f ~ ~ ~:1 ~... jl L J - C I,~'.c~, 'i '3. 'Ì i! ~... b. - 'Z...1 ~ ~ \\..:1 s. j <\0 t 1 {! '1.J ~ « \- f). ~ u.." _ ~1i~~t-I j ~ "i 1: OÞ' i < ....;¡ "'-.t .. -:¡::L"'¡;:; <...."'. a...· ~ d.-' ol.l .,'! ~. ¡!.-!::: ~ 1, , . < i- ¡ :1. ~ :! ~ ! ~j!::ì~f~< ,<osa ~ (ðt~~.1j!Q¡ ...:: ..ì À ~ z o ¡:: <C > W ...J W , a: o æ w I- Z - ?: 1'0 -z '" -;:: ~ \Ù .1 ,~ to> ~ \- = '" ;;¿ "2 :<. j j II '" "i . i ~~ ~ Q 'X" .;t-~ ~~~ ~ ~~¥ L'b l· ~ L " "'-- "'--, ------ ~ ß it " oL '" ?~ 'J.': ,\ -s:::t ~ -;1 ,:. '" ~ » of ¡:;_i" \!' \\1- r. '-.),.J ~ ~~ ~ ~~ i r l, " ... ",,,, ~¿ "'~ '$ ,I -,:1 4:( -1, IL' I \--' (¡(I .,L ,,'" '" --' '" "- \j ~ ~ . - '" - '. ~ -:! ~~-\\- ¡t~", i'" " ± i~ a_ x :zi< \- -J> t,,· I; :t~ ~ ~~ N 'Z~ I"'- ~ ~ " ~ . I ") ¡ '''II9~J!~ , \\i~ \\t, \ """~"1 \ ~<:> 't» " \:. f;'1- \ ;~~i'\\ " ';,~", .~,\:~ ' -, '" " I~' , J¡ i '" . :~,~~~ ! )U"'_~l"'J^",,:)'¡/LÓ""Il . 1. , -'" , "..~ .~~ ..,..-,-- - iNJSN(X)>lli.lJIMSLJ3JJ\O>J>I il-Il L~OH1W, Œ!l'UlHOW !. \l..'J'illS ~ 'j{) ]~Uó:lliV'¡ OO~¡'NV'~ '1ICIDrlOœJJH ,,~v ·NO\L~\\;:£I'O~élHIISI~J;.N~HO.ldO" Sé:HN,'OWJJSJHlNGr,MOIISMOMJ'llJO 'IO\lf,J<X;<'HdOOuOONIIOISIA!,HdnS,HllJOj ^I,l!ijISNO'¡~'_.' ON SOIN1s:N£.Jl"'OOSSV 1 nl' HS'?I'!OIIl 'IG.lJlGó'l~nré!NI^,"IS.JIY<·"rni lVHJG]J<!O 3IV1Slv:xJ", '.ID Sltq.I3lJr)(J,~ 3'18\'YldcNOll'Ill')jNOGTM!O>II-'OMT1\f .þ1"'='.b·V? 'o)'JI)"?-'Jorl/ ¿JI'--¡g ?1N<3'?0 LLoo 1 n1"1 V<;",,'J.'J~, _I"CW" ~1-I'3è! :J 5n0rJ 1V1)..ì'"s1ðI ~ ,·r"·' Hf ~ ~ ~ B" '* .! ! ~ '± ~~! i: ~ -sf '" fH Ii CQI...: . ' '" E ~~ ~ "'- \~;f ~ ~~ i - íf~ ~.. . ~ !~ ~ '" \\ ~,~ . ,~ \" 'in ~ ~ Ü '0\ j 0 '~O~ ., ~ë~ ~~ ~i.. j ¡ !~B g... :: e~ ~ ~ Ht~ a ~Hs I~ ~J;ii ¡;~ J5 11) o-¡ ~. J ~= P%-7. " . ~ ~ " ~ , d'i I o~ (~:"~'I I I!I \,~I I It--· l l!-)' ~ I 0' " " t , . ¡ $1 I II i0 iV T*-"'iF';;> 01\~ [I~~]?; '?' '~"IW(~ rt:;~xl!.'':': >== ~.. { ~ ~ " * ! 7 ! -3 ~ ¡¡ . L i~ < 1i . ,¡;~~,. ,,~~I p~ ~" ~ .:~ ~~ .:; 3. ~.J >" ~ ~ ~Ci?,( " 'c ~-7. ". 0,\..\',\ ç""J ;¡ 1~ '>:;,:::...... " " if~ -~~ W·\ " 1, .::,-,""" ~~} -=~~'~- > ' J:t! , $ ~i ¡ , f ! ~ , , ¡' c~ II g j "