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DRC Summary 120104 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: December 2, 2004 Subj: REPORT OF DESIGN REVIEW COMMITTEE FINAL DECISIONS MADE December 1, 2004. Chapter 19.136 of the Cupertino Municipal code provides for A eal of decisions made b the Desi Review Committee 1. Application R-2004-38; Anjaneyulu KrothapaIIi, 7510 Rainbow Drive Description Residential Design Review of a first and second story addition for a total house size of 2,661 square feet. Action The Design Review Committee approved the application on a 2-0 vote. This is effective December 1, 2004. The fourteen-calendar day appeal will expire on December 15, 2004. Enclosures: Design Review Committee Report of December 1, 2004 Resolution No. 185 Plan Set 2. Application R-2004-39; Andy DeBaets, 10339 Byrne Avenue Description Residential Design Review for a new 2,959 square foot, two-story residence and an exception for a second story deck. Action The Design Review Committee approved the application on a 2-0 vote. This is effective December 1, 2004. The fourteen-calendar day appeal will expire on December 15, 2004. Enclosures: Design Review Committee Report of December 1, 2004 Resolution No. 186 Plan Set G:planning/Drc/120104 summaryletter.doc ---_. ...._--~_.._-------r----'.._.~,._"--~'_._-- To: From: Subject: Location: Design Review Committee Gary Chao, Assistant Planner Application: R-2004-38 7510 Rainbow Drive Date: December 1, 2004 Project Description: Residential Design Review of a first and second story addition for a total house size of 2,661 square feet. RECOMMENDATION: Staff recommends that the Design Review Committee take the following action: 1. Approve R-2004-38 subject to the model resolution. BACKGROUND The project is located on a 6,195 square foot site and the proposed house is 2,661 square feet (43% FAR) and the second floor is approximately 35% of the ground floor. The surrounding neighborhood is a mixture of one and two-story homes on similarly sized lots. The City's architectural consultant has comment the project and the applicant has revised the plans accordingly. DISCUSSION Ordinance Conformance The proposed house conforms to the Rl Ordinance. Over half of the perimeter of the second story has visible second-story wall heights less than six feet tall. In addition, the design utilizes effective wall offsets and articulations on the second story walls that exceed the minimum required by the Rl Ordinance. Guideline Conformance The Ordinance requires that the Design Review Committee make findings that the project conforms to the residential design guidelines. The project conforms to the City's residential design guidelines in that the building forms, roof pitches, eave heights, ridge heights, and entry feature heights are all compatible with the existing homes in the neighborhood. The single story exterior wall heights along the sides are well scaled compared to the immediate neighbors. Also, ample second story setbacks are provided from all sides to provide smooth transitions from adjacent single-story homes. Prepared by: Gary Chao, Assistant PlanneJ\-I'r Approved by: Peter Gilli, Senior Planner F~ , Attachments: Model Resolution Plan Set ;2- R-2004-3g CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A FIRST AND SECOND STORY ADDITION FOR A TOTAL HOUSE SIZE OF 2,661 SQUARE FEET. SECTION II: PROTECT DESCRIPTION Application No.: Applicant/ Owner: Location: R-2004-38 Anjaneyulu Krothapalli 7510 Rainbow Drive 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 project is consistent with the Cupertino Comprehensive General Plan, the zoning ordinance and the purposes of this title. 2. The granting of this permit will not result in a condition that is detrimental or injurious to property or improvements in the vicinity. 3. The proposed residence has been designed to be in scale and harmonious with the general neighborhood. 4. The proposed residence is consistent with design guidelines developed by the Director of Community Development. 5. The proposed residence will not result in significant adverse visual impacts as viewed from adjoining properties. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application no. R-2004-38, is hereby approved; and That the subconclusions upon which the findings and conditions specified in this Resolution are based and contained in the public hearing record concerning Application d-d-.- Resolution No. Page 2 R-2004-38 December 1, 2004 ---------------------------------------------------------------- ---------------------------------------------------------------- R-2004-38 as set forth in the Minutes of the Design Review Committee Meeting of December 1, 2004, and are incorporated by reference herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS Approval is based on a plan set entitled: "Proposed Addition and Alterations for Mr. & Mrs. Krothapalli, 7510 Rainbow Drive, Cupertino, CA 95014," received October 27, 2004, except as amended by this resolution. 2. PRIVACY PROTECTION PLANTING The applicant shall submit a final privacy protection plan indicating the planting of City approved trees to screen all new second story windows in accordance with the City's R1 Ordinance. This plan shall be submitted for review and approval prior to issuance of the final occupancy. Only evergreen existing trees on the project property could be used as privacy protection trees. Also, a letter from a certified arborist shall be submitted for review and approval outlining the health/ specie of the existing tree and also that it is appropriate for privacy screening purposes. 3. PRIVACY PROTECTION COVENANT The property owner shall record a covenant on this property to inform future property owners of the privacy protection measures and tree protection requirements unless waivers are obtained from adjacent property owners. The precise language will be subject to approval of Planning staff. Proof of recordation must be submitted to the Community Development Department prior to final occupancy of the residence. 4. 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 the approval by the Design Review Committee. 5. 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 d-3 Resolution No. Page 3 R-2004-38 December 1, 2004 ---------------------------------------------------------------- ---------------------------------------------------------------- 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 1st day of December 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: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: Ciddy Wordell City Planner Gilbert Wong, Chairperson Design Review Committee c9-i- R-2004-38 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 185 OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A FIRST AND SECOND STORY ADDITION FOR A TOTAL HOUSE SIZE OF 2,661 SQUARE FEET. SECTION II: PROTECT DESCRIPTION Application No.: Applicant/ Owner: Location: R-2004-38 Anjaneyulu Krothapalli 7510 Rainbow Drive 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 project is consistent with the Cupertino Comprehensive General Plan, the zoning ordinance and the purposes of this title. 2. The granting of this permit will not result in a condition that is detrimental or injurious to property or improvements in the vicinity. 3. The proposed residence has been designed to be in scale and harmonious with the general neighborhood. 4. The proposed residence is consistent with design guidelines developed by the Director of Community Development. 5. The proposed residence will not result in significant adverse visual impacts as viewed from adjoining properties. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application no. R-2004-38, is hereby approved; and That the subconclusions upon which the findings and conditions specified in this Resolution are based and contained in the public hearing record concerning Application Resolution No. 185 Page 2 R-2004-38 December 1, 2004 ---------------------------------------------------------------- ---------------------------------------------------------------- R-2004-38 as set forth in the Minutes of the Design Review Committee Meeting of December 1, 2004, and are incorporated by reference herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS Approval is based on a plan set entitled: "Proposed Addition and Alterations for Mr. & Mrs. Krothapalli, 7510 Rainbow Drive, Cupertino, CA 95014," received October 27, 2004, except as amended by this resolution. 2. PRIVACY PROTECTION PLANTING The applicant shall submit a final privacy protection plan indicating the planting of City approved trees to screen all new second story windows in accordance with the City's R1 Ordinance. This plan shall be submitted for review and approval prior to issuance of the final occupancy. Only evergreen existing trees on the project property could be used as privacy protection trees. Also, a letter from a certified arborist shall be submitted for review and approval outlining the health/specie of the existing tree and also that it is appropriate for privacy screening purposes. 3. PRIVACY PROTECTION COVENANT The property owner shall record a covenant on this property to inform future property owners of the privacy protection measures and tree protection requirements unless waivers are obtained from adjacent property owners. The precise language will be subject to approval of Planning staff. Proof of recordation must be submitted to the Community Development Department prior to final occupancy of the residence. 4. 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 the approval by the Design Review Committee. 5. 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 Resolution No. 185 Page 3 R-2004-38 December 1, 2004 ---------------------------------------------------------------- ---------------------------------------------------------------- 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 1st day of December 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: COMMISSIONERS: Commissioner Miller and Chairperson Wong COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: Isl CiddyWordell Ciddy Wordell City Planner I sl Gilbert Wong Gilbert Wong, Chairperson Design Review Committee u , , , , f-- LL W --.J w o (I) z o I- <t > l._1..1 -.J !-LJ z o f-- « > w --.J W I- Z o 0:::: LL Z <t --.J Cl.. cr:: o \j! 0 "I ~ _....J ~ :i: L..L .. ° ao ~ O· "" 0 0: Z·' O~ US- W w (f) ~ '. ~ S'ffi ~ ~~~ . . " ~ : ~~ ~g ª ~~~~ ~ ~5~ ..~ Ii.. I. ~. i !Ii ~~ ~;:æ 8 ~I~~~-~~ ;~~I¡~i~ !~: ~;: ~~: ¡~ x ~~ 2! ~~F~ ~ 2 g .~ ~O~U ~~~ ~Oi ro~. ~ ~~ ~~ W F ëð < < w ~ w~ < ~~ ~ ~ < ~~ ~. ~ ISI .~ ~¡I:: I:I~~~ .~~~I!~i j!i ~~ i ; 2~ I" g ~.~ ~I .'~ ~."~~~ ~~ ~~. ~.~ ~ ~ ~. ~ Bø :al "II 1.1. ~ ~~~i~~ 1~!i·I~! II. . ~I I ~.!I ! I . .~O .~I ,0. ~ ~. 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J..----- þ-,t II"" .9·-.~ o u u i" v. ,... \ , \ 8 z - ..., ,... .. ,-- ,--, 1- "'U:::k- ....1.1: ""'.m ---.--'"-.----"-.--." r"~:",:, '" 8 '" >- ~ s¡ c:: --- ~ U -< '" ê ".~"',,\'f.;'., " z~ 5!'i <>Ow U~ r----------- ~.-'--~- '--'z~·~~· -'¡;------:õ:¡--~:;1· o I g i Z...J..,J' V)..JW ,...: .... ,/ Nu....J ~ ....lI......J ------ " f!! ::! - CO c: 0) <ï5 o a: o , , :i lj]'O!:Id ....., 'ONu.~dno '31111:10 MOBNIVU o~ç,. mVdVHlO~)! 'S/j~ ONV .~" ~j SNOll V!l3l1V CNV NOlllCCV C3S0dO~d ....I ~ o a: D- D- c( ~ti I' 11 '" ~ To: From: Subject: Location: Design Review Committee Gary Chao, Assistant Planner Application: R-2004-39 10339 Byrne Avenue Date: December 1, 2004 Proiect Description: Residential Design Review for a new two-story 2,959 square foot, two- story residence and an exception for a second story deck. RECOMMENDATION: Staff recommends that the Design Review Committee take the following action: 1. Approve R-2004-39 subject to the model resolution. BACKGROUND The project is located on a 6,600 square foot site and the proposed house is 2,959 square feet (44.8% FAR) and the second floor is approximately 27% of the ground floor. The surrounding neighborhood is a mixture of one and two-story homes on similarly sized lots. The City's architectural consultant has reviewed and recommends approval of the project. DISCUSSION Ordinance Conformance The proposed second story area is less than the allowable 35% second story to ground floor ratio and the amount of the second story exposed walls over six feet tall is under 50% of the total combined perimeter walls. In addition, effective wall offsets and articulations are provided on the second story walls exceeding the minimum required by the Rl Ordinance. Guideline Conformance The Ordinance requires that the Design Review Committee make findings that the project conforms to the residential design guidelines. The project conforms to the City's residential design guidelines in that the building forms, roof pitches, eave heights, ridge heights, and entry feature heights are all compatible with the existing homes in the neighborhood. The single story exterior wall heights along the sides are well scaled compared to the immediate neighbors. Also, ample second story setbacks are provided from all sides to provide smooth transitions from adjacent single-story homes. Lastly, the building materials proposed are well suited for the design and compatible with the neighboring homes. Privacy Protection Privacy screening trees are required to be planted along the right (north) and rear (west) property lines to screen new second story windows. The plans are showing a row existing trees on the neighbor's property along the rear property line. Existing trees that are not located on the project site do not satisfy the privacy screening requirements unless a waiver is obtained from the neighbor. Prepared by: Gary Chao, Assistant Plannf) -1)- Approved by: Peter GiIli, Senior Planner r~ Attachments: Model Resolution Plan Set 3-) R-2004-39 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 184 OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A NEW 2,959 SQUARE FOOT, TWO-STORY RESIDENCE AND AN EXCEPTION FOR A SECOND STORY DECK SECTION II: PROTECT DESCRIPTION Application No.: Applicant/ Owner: Location: R-2004-39 Andy DeBaets 10339 Byrne Avenue 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 project is consistent with the Cupertino Comprehensive General Plan, the zoning ordinance and the purposes of this title. 2. The granting of this permit will not result in a condition that is detrimental or injurious to property or improvements in the vicinity. 3. The proposed residence has been designed to be in scale and harmonious with the general neighborhood. 4. The proposed residence is consistent with design guidelines developed by the Director of Community Development. 5. The proposed residence will not result in significant adverse visual impacts as viewed from adjoining properties. 6. The deck design is such that it decreases privacy intrusion to adjoining properties to the greatest extent. 3-¿ Resolution No. Page 2 R-2004-39 December 1, 2004 ---------------------------------------------------------------- ---------------------------------------------------------------- NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application no. R-2004-36, is hereby approved; and 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-2004-39 as set forth in the Minutes of the Design Review Committee Meeting of December 1, 2004, and are incorporated by reference herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS Approval is based on a plan set entitled: "New Single Family Residence for Mr. & Mrs. Andy Debaets, 10339 Byrne Avenue, Cupertino, CA 95014," dated June 9, 2004, except as amended by this resolution.. 2. PRIVACY PROTECTION PLANTING The applicant shall submit a final privacy protection plan indicating the planting of City approved trees to screen all new second story windows in accordance with the City's Rl Ordinance. This plan shall be submitted for review and approval prior to issuance of the final occupancy. Only evergreen existing trees on the project property could be used as privacy protection trees. Also, a letter from a certified arborist shall be submitted for review and approval outlining the health/ specie of the existing tree and also that it is appropriate for privacy screening purposes. 3. PRIVACY PROTECTION COVENANT The property owner shall record a covenant on this property to inform future property owners of the privacy protection measures and tree protection requirements unless waivers are obtained from adjacent property owners. The precise language will be subject to approval of Planning staff. Proof of recordation must be submitted to the Community Development Department prior to final occupancy of the residence. 4. 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. 5. NOTICE OF FEES, DEDICATIONS, RESERV A DONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to 3-3 Resolution No. Page 3 R-2004-39 December 1, 2004 ---------------------------------------------------------------- ---------------------------------------------------------------- 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 1st day of December 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: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: Ciddy Wordell City Planner Gilbert Wong, Chairperson Design Review Committee 3-4 R-2004-39 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 186 OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A NEW 2,959 SQUARE FOOT, TWO-STORY RESIDENCE AND AN EXCEPTION FOR A SECOND STORY DECK SECTION II: PROTECT DESCRIPTION Application No.: Applicant/ Owner: Location: R-2004-39 Andy DeBaets 10339 Byrne Avenue 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 project is consistent with the Cupertino Comprehensive General Plan, the zoning ordinance and the purposes of this title. 2. The granting of this permit will not result in a condition that is detrimental or injurious to property or improvements in the vicinity. 3. The proposed residence has been designed to be in scale and harmonious with the general neighborhood. 4. The proposed residence is consistent with design guidelines developed by the Director of Community Development. 5. The proposed residence will not result in significant adverse visual impacts as viewed from adjoining properties. 6. The deck design is such that it decreases privacy intrusion to adjoining properties to the greatest extent. Resolution No. 186 Page 2 R-2004-39 December 1, 2004 ================================================================ NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application no. R-2004-39, is hereby approved; and 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-2004-39 as set forth in the Minutes of the Design Review Committee Meeting of December 1, 2004, and are incorporated by reference herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS Approval is based on a plan set entitled: "New Single Family Residence for Mr. & Mrs. Andy Debaets, 10339 Byrne Avenue, Cupertino, CA 95014," dated June 9, 2004, except as amended by this resolution. 2. PRIVACY PROTECTION PLANTING The applicant shall submit a final privacy protection plan indicating the planting of City approved trees to screen all new second story windows in accordance with the City's Rl Ordinance. This plan shall be submitted for review and approval prior to issuance of the final occupancy. Only evergreen existing trees on the project property could be used as privacy protection trees. Also, a letter from a certified arborist shall be submitted for review and approval outlining the health/specie of the existing tree and also that it is appropriate for privacy screening purposes. 3. PRIVACY PROTECTION COVENANT The property owner shall record a covenant on this property to inform future property owners of the privacy protection measures and tree protection requirements unless waivers are obtained from adjacent property owners. The precise language will be subject to approval of Planning staff. Proof of recordation must be submitted to the Community Development Department prior to final occupancy of the residence. 4. CONSULT A TION 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. 5. 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 Resolution No. 186 Page 3 R-2004-39 December 1, 2004 ---------------------------------------------------------------- ---------------------------------------------------------------- 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 1st day of December 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: COMMISSIONERS: Commissioner Miller and Chairperson Wong COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: /s/ CiddvWordell Ciddy Wordell City Planner /s/ Gilbert Wong Gilbert Wong, Chairperson Design Review Committee .O-,ff .9-,t-'.0-,g ----- ¡¡.¡I~ ¡""C -~ "'~ ~ z æ ~ ~ ~ ~ ~ o z < ,..¡ "'-' ~ Z ~ > ~ ~ u ~ ~ ~~. ~ "~~ . ~ ~ mª ~ ~ ¡. ~~ ~ ~ ,ê ~I· " d ~ · ~"<O.o ~ ~ ":,,- => ¡ ~. . ~ ~g . ~ w ~ ~ ª ~.. § ~" ¡ ~ ; R ~~ ~ ~ ~ ~ ~ C ~ "'." ~ ." :;, ~ ~¡: · d ~ 8: ~ ~ · r '.- ~. 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