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PC Summary 12-08-09City of Cupertino 10300 Torre Avenue, Cupertino, California 95014 (408) 777-3308 To: Mayor and City Council Members From: Aarti Shrivastava, Director of Community Development Date: December 10, 2009 Subj: REPORT OF PLANNING COMMISSION DECISIONS MADE December 8, 2009 Chapter 19.32 of the Cupertino Municipal code provides for appeal of decisions made by the Planning Commission 1. Application M-2009-08, Kevin Pasquinelli (West Valley Presbyterian Church), 6191 Bollinger Rd Description Modification to a previously approved Use Permit (25-U-83) to allow the operation of a Mandarin Immersion grammar school. Action The Planning Commission approved the application on a 4-0 vote. Enclosures: Planning Commission Report December 8, 2009 Planning Commission Resolution (s) 6575 Plan Set g:plannirig/Post Henring/siumnnrt~ to cc120809 CITY OF CUPERTINO City of Cupertino 10300 Torre Avenue Cupertino, CA 95014 (408) 777-3251 FAX (408) 777-3333 Community Development Department SUMMARY Application: M-2009-08 Agenda Date: December 8, 2009 Applicant: Kevin Pasquinelli Owner: West Valley Presbyterian Church Property Location: 6191 Bollinger Road Environmental Determination: Categorical Exemption APPLICATION SUMMARY Modification to a previously approved Use Permit (25-U-83) to allow the operation of a Mandarin Immersion Grammar School. RECOMMENDATION: Staff recommends that the Planning Commission approve the Mandarin Immersion Grammar School for up to 49 students at the West Valley Presbyterian Church in accordance with the attached resolution. BACKGROUND Project Data: General Plan Designation: Zoning Designation: Lot Area: Acreage: Building SF: Existing Sanctuary: Existing Administration: Existing Parish Hall & Classrooms: Total: Proposed Building SF: Existing Parking: Proposed Parking Stalls Project Consistency with: General Plan: Zoning: Environmental Assessment: Quasi-Public /Institutional BQ (Quasi-Public Building) 91,476 sq. ft. 2.1 acres 7,865 sq. ft. 5,099 sq. ft. 7,112 sg. ft. 20,076 sq. ft. No Change 93 parking stalls No Change Yes Yes Categorically Exempt per Section 15322 of the California Environmental Quality Act (CEQA) Kevin Pasquinelli (West Valley Presbyterian Church) M-2009-08 December 8, 2009 Page 3 DISCUSSION School Composition The proposed private school will start with eight (8) students at this time, in first and second grades, with two teachers, and eventually grow to accommodate up to a maximum of 49 students from kindergarten to fifth grade. The student teacher ratio will be 4:1 at the beginning of establishment, but at full capacity, will likely be 10:1 (or a maximum of five teachers and one administrator). Mandarin Academy will also have ancillary use of the church's indoor gymnasium during inclement weather, outdoor playground area, lunch room, and computer and library rooms. (See Attachment 1 for Mandarin Academy business plan) School Curriculum The school will offer a curriculum conducted in Mandarin Chinese and English languages. The core subjects of English, Math, social sciences, science, fine arts, health and physical education will exceed California state requirements. The Mandarin curriculum will follow guidelines by Taiwan's Ministry of Education. School Schedule/Activities Mandarin Academy's school year will run from late August to late June. The school will operate Monday through Friday between 8:00 a.m. to 3:30 p.m., with after-school enrichment programs offered between 3:30 p.m. and 6:00 p.m. Staff will arrive as early as 7:30 a.m. and work as late as 6:30 p.m. Children are anticipated to be dropped off at 7:45 a.m. and picked up either at 3:30 p.m. at the end of the school day, or by 6:30 p.m. if they stay for after-school enrichment programs. The after-school program will also be operated by Mandarin Academy and its teachers. Mandarin Academy has tailored the start and end time of classes to complement Hyde Middle School's schedule, so that there is no conflict between pick-up and drop-off times. Hyde Middle School begins at 8:30 a.m. and ends at 3:00 p.m. The Mandarin Academy has off-set its start and end times approximately 30 minutes from Hyde Middle School's schedule. No other uses or activities will occur at the church during school hours, other than the daily administrative office uses for the church that entails approximately half a dozen staff members. Therefore, there will be no overlapping of other uses or activities at the church. There will not be any physical changes or additions to the church buildings since there are already existing classrooms for church use on Sundays. The school will operate from the existing classrooms. Parking Analysis The following is a parking analysis for the existing and proposed uses at the church during the days and times the school will be in operation: Kevin Pasquinelli (West Valley Presbyterian Church) M-2009-08 December 8, 2009 Page 6 Building and Fire Department Review The Building and Fire Departments have reviewed the application and have no concerns regarding the proposed project. The Building Department has provided its comments to the applicant regarding accessibility, parking, and occupancy requirements. The Fire Department has no conditions of approval at this time given that the school will operate within existing classrooms at the church. Staff Recommendation Staff is supportive of the proposed application as it is consistent with the City's Zoning Ordinance and is compatible with the surrounding neighborhood. Prepared by: Aki Honda Snelling, AICP, Senior Planner Reviewed by: ry hao City Planner Approved by: .~ Aarti Shrivastava Community Development Director ENCLOSURES: Model Resolution Attachment 1: Mandarin Academy Business Plan Attachment 2: Plan Set G:\Planning\PDREPORT\Pc M Reports\2009\M-2009-OS.Doc M-2009-08 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 6575 OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING A MODIFICATION TO APREVIOUSLY-APPROVED USE PERMIT (25-U-83) TO ALLOW THE OPERATION OF A MANDARIN IMMERSION GRAMMAR SCHOOL LOCATED AT WEST VALLEY PRESBYTERIAN CHURCH 6191 BOLLINGER ROAD SECTION I: PROTECT DESCRIPTION Application No.: M-2009-08 Applicant: Kevin Pasquinelli on behalf of West Valley Presbyterian Church Location: 6191 Bollinger Road SECTION II: FINDINGS FOR USE PERMIT WHEREAS, the Planning Commission of the City of Cupertino received an application for the Modification of the Use Permit, as described in Section II of this Resolution; and WHEREAS, the necessary public notices have been given in accordance with the Procedural Ordinance of the City of Cupertino, and the Planning Commission 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 proposed use, at the proposed location, will not be detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety, general welfare, or convenience; 2) The proposed use will be located and conducted in a manner in accord with the Cupertino Comprehensive General Plan and the purpose of this title. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application for Modification of the Use Permit are hereby approved, subject to the conditions which are enumerated in this Resolution beginning on Page 2 thereof; 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 No. M-2009-08, as set forth in the Minutes of the Planning Commission Meeting of December 8, 2009, and are incorporated by reference though fully set forth herein. Resolution No. 6575 M-2009-08 December 8, 2009 Page-2- SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS The approval is based on the business plan submitted by West Valley International School and West Valley Presbyterian Church (Attachment 3 of the staff report) titled "West Valley International School, West Valley Presbyterian Church, Notification of Mandarin Immersion School City of Cupertino" consisting of 19 pages including the title page, Proposed Use, Background of Leased Facility, Diagram of the West Valley Presbyterian Church Campus, Zoning Map, Parking Lot Structure and Traffic Loop for Student Drop-off and Pick-up, and Existing Conditional Use Permits, except as may be amended by the Conditions contained in this Resolution. 2. USE APPROVAL Approval is granted to replace the Senior Nutrition Program with Mandarin Academy school on the event schedule for West Valley Presbyterian Church (approved in conjunction with 25-U-83). Mandarin Academy is permitted to operate ayear-around private school with a maximum of up to 49 children and six (6) staff members. The days and hours of operation for the school shall be the following: Staff hours: Monday through Friday, 7:30 a.m. to 6:30 p.m. School hours: Monday through Friday, 8:00 a.m. to 3:30 p.m. After-School Enrichment Program: Monday through Friday, 3:30 p.m. to 6:00 p.m. Drop-Off/Pick-Up hours: Monday through Friday, 7:45 a.m. to 6:30 p.m. The school will be allowed to occupy the existing classrooms in the classroom/ administration building, and have ancillary use of the church's indoor gymnasium during inclement weather, outdoor playground area, lunch room, computer room and library. Any future modifications to this approval shall be reviewed by the Director of Community Development. Any minor modifications as determined to be appropriate by the Director of Community Development may be approved with a minor modification. 3. PREVIOUS CONDITIONS OF APPROVAL All prior use permit conditions of approval (25-U-83 and 1-U-94) shall remain in effect unless superseded by or in conflict with subsequent conditions of approval, including conditions of approval for M-2009-08. Resolution No. 6575 M-2009-08 December 8, 2009 Page-3- 4. DROP-OFF/PICK-UP PLAN The applicant shall develop adrop-off and pick-up plan for students that is acceptable to and approved by the Director of Community Development. The drop-off and pick- up plan must be approved by the Director of Community Development prior to operation of the school. 5. LANDSCAPING The applicant shall be required to install and maintain landscaping in accordance with the approved landscaping plan for the church. Additionally, the applicant shall be required to replace two (2) trees, located in front of the outdoor playground area along Bollinger Road and in the Miller Avenue parking lot, if it is determined by the Director of Community Development that the health of the trees necessitates replacement. 6. OUTDOOR PLAY AREA Outdoor play area for the children shall be restricted to the existing outdoor playground located on the southeast corner of the site facing Bollinger Avenue. 7. SIGNAGE & SIGN PROGRAM Signage is not approved with this use permit application. The applicant shall be required to submit an application for a sign program and signage prior to installation of any signage on site. Signage shall conform to the City's Sign Ordinance. 8. FUTURE REVIEW OF PERMIT In the event of any documented substantial future parking or noise problems, the City reserves the right to review this permit at any time for additional mitigation measures or revoke the modification to the use permit. PASSED AND ADOPTED this 8th day of December 2009, at a Regular Meeting of the Planning Commission of the City of Cupertino, State of California, by the following roll call vote: AYES: COMMISSIONERS: Chairperson Giefer, Vice Chair Brophy, Kaneda, Lee NOES: COMMISSIONERS: none ABSTAIN: COMMISSIONERS: none ABSENT: COMMISSIONERS: Miller ATTEST: APPROVED: / s/ Aarti Shrivastava / s/Lisa Giefer Aarti Shrivastava Lisa Giefer, Chairperson Director of Community Development Planning Commission G: IPlanninglPDREPORTIRES120091M-2009-08 res.doc Proposed Use West Valley International School ("WVIS") is leasing facilities from the West Valley Presbyterian Church ("WVPC"), located at 6191 Bollinger Road, Cupertino, CA 95014 to operate a small private school (First and Second Grade) beginning in January 2010. For the first year we aim to serve eight (8) students, with two teachers. We hope to expand the schools offering one more grade after each year of existence (e.g. after the first year expand to encompass K through 3`d grade, and after the second year encompass K through 4th grade). This would result in a growth of 4-5 new children each year, thereby expanding to approximately 20-25 children over the next 3-5 years. Maximum, we hope to grow to 49 pupils and staff total. WVPC and WVIS request that this use be substituted in place of its Senior Nutrition program in the existing conditional use permit. WVIS will have net zero impact regarding traffic congestion and use of Cupertino resources since WVPC has recently discontinued its Senior Nutrition Program which had many more participants that the school has students. Exhibit D, the existing conditional use permit, includes an event schedule for a typical week at WVPC. This application requests one change, that the Monday thru Friday Senior Nutrition Program be replaced with WVIS as described in the document. WVIS school year runs from the end of August to approximately the end of June. WVIS's standard operational hours are from 8:00 A.M. - 3:30 P.M, with enrichment classes taught from 3:30 P.M. to 6:00 P.M. Staff will arrive as early as 7:30 A.M. and work as late as 6:30 P.M. Children will be dropped off approximately fifteen minutes before school starts in the morning. At completion of the normal school day, for children who have not decided to join in enrichment classes, parents will pick up their children at approximately 3:30 P.M. Children who stay for enrichment classes, will be picked up at approximately 6:00 P.M. This schedule complements Hyde middle school's schedule. Hyde hours are MTh& F 8:30am-3pm, and T& W 9:20am-3pm. Thus pick up and drop off schedules are offset from each another. In order to avoid any potential traffic conflicts with Hyde, the main drop-off/pick-up area will be in the main parking lot off Miller Avenue. WVIS operates a closed campus. Students are not dismissed until classes end at 3:30 P.M., unless pre-authorized by WVIS administration. Each child will bring their own lunch, and perishables will be kept in refrigerators, as necessary. Heating of any food will be done in microwave ovens. No outside food vendors will be needed. The addition of WVIS will result in no net increase in Cupertino resources, as WVPC has recently discontinued its Senior Nutrition Program. Under the existing conditional use permit daily use for the program was contemplated and encouraged. Therefore, allowing WVIS to offer this valuable service to the community will use already available resources. Background of Leased Facility -West Valley Presbyterian Church WVPC Facilities: WVPC latest conditional use permit was granted in 1984 to expand its classroom space and shared social spaces. (See Exhibit D) At that time extensive landscaping work was completed. No changes in the square footage of the facilities have been made since that time. The current campus consists of three major structures; (1) classrooms and staff offices, (2) the sanctuary, and (3) the multi-purpose social hall (McHattie Hall). Exhibit A is a diagram of the WVPC campus showing these major structures, as well as individual rooms, common areas, and multi-purpose spaces. In 1984 WVPC and the City of Cupertino addressed potential traffic congestion due to Sunday morning services, by WVPC agreeing not to schedule other events concurrent with the two Sunday morning services. The letter dated January 22, 1984 to the Planning Commission, from WVPC, specifically addressed this issue. Over time, attendance at Sunday services has reduced and WVPC now conducts only a single service on Sunday morning. The January 22, 1984 letter also laid out the WVPC event schedule. On one major change has occurred to the weekly schedule at WVPC. The Senior Nutrition Program, which served breakfast and lunch, between 9:00 a.m. and 2:00 p.m. for approximately (50) people daily was recently discontinued so that this new educational ministry could be started. Thus, the addition of WVIC to the WVPC campus will actually result in a net decrease over the traffic previously encountered with the Senior Nutrition Program. Specifically, WVIS is leasing two classrooms (rooms 10 and 11). Room 10 for first grade and room 11 for second grade. The rooms share a retractable wall, so both grades can share time together when desired. Lunches will be stored in McHattie Hall, where there is a fully functioning kitchen (but will not be used by WVIS). McHattie Hall will be used for lunch break and exercise on rainy days. Weather permitting, the children will utilize the playground on breaks and during physical education. The children will be supervised at all times. WVIS will not use the sanctuary. WVIS will not make any alterations to the permanent facilities and the square footage will remain the same. Existing Zoning and Exhibit B is the existing zoning map of the area in Cupertino in question. The WVPC campus is currently zoned BQ (Quasi Public Building) under Chapter 19.64. Under 19.64.050 (B) subject to the issuance of a conditional use permit religious, civic, and comparable organizations may use the campus for schoolrooms. Under 19.64.070 prior to the issuance of a conditional use permit, or amendment thereto, a development plan shall be submitted to the Planning Commission. The plan shall include: A. Types and heights of buildings/structures and location of areas where buildings are to be placed; B. A proposed system of public and private streets, including cross-sections for all types of streets; C. Landscape plans; D. Parking and loading plans as required by this title; E. Any other information, which the Director of Community Development requires in order to evaluate the effects of the proposed facilities on the surrounding areas. Each requirement is briefly discussed in turn: A. No structural changes will be made to the facility. B. No changes will be made or required to existing entry or exit to the property. Two entry/exits driveways are located on Miller Avenue, and a single entry/exit driveway is available on Bollinger. C. No changes will be made to the existing landscaping. D. WVPC has parking for 93 automobiles, with 55 spaces located adjacent to Miller Ave. (the "Miller Lot"). The Miller Lot has ample space for parents to park their automobiles and walk onto campus to pick up their children. Automobiles can enter and exit through either driveway off of Miller Ave. A "real-time" drop-off/.pick up process is not expected to be necessary given the small number of children in the school. If necessary though, the Miller Lot provides a convenient and generous drop-off area that allows parents to loop within the Miller Lot thereby preventing traffic congestion. This traffic loop is diagrammed in Exhibit C. WVIS staff can also be present to monitor the drop- off/pick-up process and ensure a safe, seamless and fluid process. Worst case congestion will occur in the morning, as the children arrive for the beginning of school. The Miller Lot can easily handle the ten to fifteen automobiles that could potentially in the lot at the same time. E. No other request has been made at this time. Adjoining Properties East and north of the WVPC campus lays Hyde Middle School, which is zoned BA. As such WVIS being domiciled at WVPC is compatible with the area immediately surrounding in terms of both usage and expectations of use. North along Miller Avenue is 940 Miller Avenue. The property is owned by WVPC and is currently being leased. It is zoned P(R2). WVPC controls its occupants, to the extent allowed by law. As such, the residents are advised and have expectations regarding activities of the WVPC. WVPC and WVIS Compatible Uses and a Shared Vision: WVPC is committed to Christian values and reaching out to the community surrounding its campus. Over the years the demographics have changed from a community of largely northern European ancestry to one of Asian ancestry. As the Chinese nations continue to grow (both PRC and ROC) there is every reason to believe that this trend will continue. Given these trends in demographics, WVPC and WVIS believe that a Mandarin Chinese school, focused on core competencies, complemented with WVPC teaching enrichments such as Bible Studies and music will serve the community well. WVIS and WVPC will remain completely separate entities, but will jointly reach out to the surrounding community to reach unmet needs both educationally and philosophically. United, WVIS and WVPC can achieve exponentially more that separately. WVPC Congre ag tion West Valley Presbyterian Church is a diverse community centered on the love of God revealed in Jesus Christ. We are people who find ourselves touched, blessed, healed, and transformed by Jesus. We believe that Jesus' life, teaching, and grace hold the answers for our lives, and for the whole world. That is why we are passionate about our mission - to know Christ and make Christ known. We are committed to practically sharing the love of Christ in tangible ways with everyone in our community, especially those who are hurting, hungry, poor, or in need. Our goal is to be an authentic community of faith, hope, and love that truly blesses our community. We invite everyone to join us for our worship celebration on Sunday mornings at 9:30am. To Know Christ and Make Him Known At West Valley Presbyterian Church we are a community that has been touched, blessed, healed, and transformed by the love of God through Jesus Christ. We believe that Jesus is the answer for our personal lives, for our community, and for the whole world. That is why we are passionately dedicated to our community mission - to know Christ and make Him known. Our greatest desire is to bless our community with what we have received from Jesus -healing, help, hope, freedom, and the peace that surpasses all understanding. Jesus has blessed us more than words can say, and we simply want to bless our community in return. To know Christ means to believe in Him and continually grow in our knowledge and experience of the transforming presence, love, comfort and power of Jesus Christ in all circumstances. We do so primarily through worship, fellowship, discipleship (Bible Study and Prayer), and ministry. To make Christ known means to continually share with others the transforming presence, love, comfort and power of Jesus Christ for all generations. We do so primarily through personal example, service, witness, congregational ministries, music, and local and world mission. West Valley International School -Mission & Model WVIS Mission: WVIS educates students for academic excellence, moral character and international perspective through immersion in American and Mandarin culture and language. The WVIS program:: • Develops bilingual and billeterate students. • Through a motivating environment that promotes character development, emotional intelligence through the use of critical and imaginative thinking. • Contribute to society, family, peers, and their religious organizations. WVIS Curriculum: WVIS offers an integrated, balanced academic curriculum conducted in Mandarin Chinese and English • The core subjects exceed California state requirements for English, math, social sciences, science, fine arts, as well as health and physical education. • The Chinese curriculum follows guidelines provided by Taiwan's Ministry of Education. WVIS Methodoloay WVIS emphasizes concept based thematic instruction which develops inquiry based learning. Learning is conducted in small group settings emphasizing cooperative and collaborative work. To ensure a rich and thriving environment which is conducive to differentiated learning and individualized attention class sizes emphasize a low student to teacher ration, approximately 4:1. Conclusions and Request for Conditional Use Approval First and foremost, WVPC wishes to bring the love of Christ to the Cupertino community. It has been a good and trusted neighbor at all times and will remain such. Its ministry continues to adapt and grow as the culture and community around it changes. WVPC and WVIC wish to address the growing need to address diverse, multi-cultural needs by starting and growing a bilingual Chinese-American school. WVPC's campus has not substantially changed since the last approval of a conditional use permit. The operation of WVIC is well understood and planned to minimize impact on the surrounding community. Furthermore, the discontinuance of the Senior Nutrition Program on weekdays is expected to offset any increase in starting WVIC. Therefore, WVPC and WVIC request the Cupertino City Council and its related agencies to approve this plan, and update the conditional use permit accordingly. We request that this plan be assessed no fees as it will not have any adverse impact on the surrounding community, but only increase Cupertino as a place to live. In addition, WVPC and WVIS are suffering under budgetary constraints and have limited funds. 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Page 2 _~h~rao~,. ancf : - - .. . - ~. .. 1~~tt'•th~sub~ri~lit~Ians,.upoti~wliich~tti~---fn'~itigs~and:-4gricfitions slocci~.~~:in;tlx#s.:~1te~i#utiolt-ai~ 'a~ui. an'd coc~taine~# iri the•i't:blic:l~ea~irig~:.record~~ryne~~~in 'A'• ~' ticattiri;_1~U;9~:a~:ski:~:~or~~s~•ili;:tJie'~Rriii~ ~s:©f:. tl~e.I?iftnning C~mi•nission`Mlt:~ting~ of 1Vtarcli [4, 199A; and•ar~ ~iici5iporafed by ref~eren~.t:. tlioi~git.fil.{jr~s~t . -- . ~~ ' forth~h~r~in: .. -- - ~•ppiict~trv_n:rio_.; ~ ~ . ;4tf-~.4,~.nci:~=l•1~i~~.4- - ~ _ . . ~~+p~ilik~lit: , .: .Ivelietni~h ~~trc#~it~ats~~rsc:~:~_ ~ . - - ~ I'`ri~crt~! S3wnet`: -, :~ ~'UVest-~V;t11~v.I?s~s~hyi~riasi •Churci5 . T.raat-iUti ; ~' ~ fi 19l . T3o11iii~r_ Rvi~cl;. - .. - " _' ••R~~ol`#Iati~Ni~: •'3~5lS -. ~ ~ ..~;' ~~... - .. . . . .•1'Ag~-~-` •. .. X1,1 9~ - ~ F~Ix~h I d -~ 9~I~ .. .• ., .z . ~ •i • - - - ~~~bppr`ov~~•xs' ~~1set#-pl~ns~-P~~#~2,~P3;~P'~, ~5~r3~ted.`Aebruaiy`16;~~195-~;' - - - ~ : ~ -: :~ .- •. 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Y~`.'~Q: ~ .. ;` 19.94;~'>~t, -a. ~re~tilar'riieetsn'~ :.~of, th' N• •l}iaiiilirtg-: . • ~ Commssiti••tl of:th~~City~ci~Ccipert'iiio;~Si~te`uf~C~lifarnin,~iiy~-the fcrltaiuiitg roll coil vote: ~- - :~9.~C~~~S;,' • ' •,:~QI~ISSIt~NLR$:, ~ l~[LStiil; I-Inzi•is~•Ratsel~ ~arid''Vicae Chairaiian`l~ciyle ~~ ~ .~ . -:I~C~)~~: - . =CJ1Vf11ril$~tONIrR~: N~nis ~ ~ • ~ .. • ' .~ ~A13~TAIN:.- . °~.~QriRIvlY$at:ONl;~~:. ~ None . . • ~ABS2~I5t'T: ~ : . • Ct?M1ViI~~lON1~R~ ~ •. ~ ~eli~ifrmasi ~ Mahtiney : ~ . - . ~ - ... i~ii~~=._.::.__:.::.~ ; ~. ' - . :'~Ko;}ieif:,~::~i?w~en:. • :.~.,• ~._. ..~-~ TUavi''it.D~yie-V3cr~ !'I~iiini•i~,t~, . -. t~l~ii2or af~~tii'iirntaiiity L)cv~lopinei,t ~ ~ ~;•upertir~o I'I~nriin~;•C:binmSsic+t.