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Home My WebLink About1308 Castillo Avenue - Staff ReportCity of Burlingame One-Year Extension Item No. 7a Consent Calendar Address: 1308 Castillo Avenue Meeting Date: June 12, 2017 Request: Application for a One-Year Permit Extension of a previously approved application for Design Review for a new, two-story house and detached garage. Applicant and Designer: Chu Design Associates, James Chu APN: 027-191-140 Property Owner: Brian Roche Lot Area: 6,002 SF General Plan: Low Density Residential Zoning: R-1 Environmental Review Status: The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303 (a) of the CEQA Guidelines, which states that construction of a limited number of new, small facilities or structures, including one single-family residence, or a second dwelling unit in a residential zone, is exempt from environmental review. In urbanized areas, this exemption may be applied to the construction or conversion of up to three (3) single-family residences as part of a project. Summary of Request: The applicant is applying for a one-year extension of a previously approved application for Design Review for a new, two-story house and detached garage. The application was approved by the Planning Commission on May 9, 2016 (see attached May 9, 2016 Planning Commission Meeting Minutes). The Planning Commission approval of this application became effective on May 19, 2016. This approval is valid for a period of one year during which time a building permit must be issued. The applicant applied for their building permit on September 9, 2016 (#B16-0381) and have been notified that it is ready for issuance. However, as noted in the applicant's attached May 15, 2017 letter they have not pulled their permit yet because they are having difficulty locating a suitable rental home. An additional one-year extension may be considered by the Planning Commission. If the extension is not granted, the property owner must reapply with a new application. There have been no changes to the approved plans since the May 9, 2016 Planning Commission approval. Project Description: The subject property is a down sloping lot with an approximately 5-foot difference between the front and rear property line. There is a 10-foot City alley immediately adjacent on the right (south) side of the property that contains water and sewer lines. That area is not included as part of the subject property. The applicant is proposing to demolish the existing single family dwelling and construct a new, two-story single family dwelling and detached garage. The total proposed floor area is 3,308 SF (0.55 FAR,) where 3,335 SF (0.55 FAR) is the maximum allowed. Two parking spaces are required for the proposed four-bedroom house, one of which must be covered. The new garage will provide one 14'-4"' x 20'-4" covered parking space and one uncovered space (9' x 20') will be provided in the driveway. All other Zoning Code requirements have been met. The applicant is requesting the following application: ■ Design review for a new, two-story house (C.S. 25.57.010(a)(1)). LEFT BLANK INTENTIONALLY One-Year Permit Extension 1308 Castillo Avenue 1308 Castillo Avenue Lot Area: 6,002 SF Plans date stamped: May 15, 2017 ORIGINAL REVISED � PROPOSAL PROPOSAL i ALLOWED/REQUIRED ' 2/22/16 PLANS 4/27/16 PLANS � � ; , � SETBACKS � � � i ; ..................................................................................... .. _............................................................_................................................ ................:........_...... _ ............ _, i Front (1st flr): i 22'-0" No change 16'-2" (block average) i (2nd flr): ; 20'-0" ; 20'-0" : ........................................................................................................................................... : ........ ................................................. ( ) , .............. ............... .. ..... ..... .... ... ....g . .. .. ...... ............ . ........... , „ Side /eft : � 5-0 No chan e � 4'-0" (right): 10'-0" ' ' 4'-0" :..........................................................................................................................................:................................... ....... ... .......................................................... : !...... .............. ........................................................... : � Rear (1sf f/r): r 28'-6" No change i 15'-0" (2nd flr): i 43 -0 ` 20'-0" , „ ; ............................................................................................................................................:.................................................................................................................................;....................................................................... �................................................................ .................................................................... ; Lof Coverage: � 2,378 SF No change ; 2,400 SF i i (39.6%) ; ' 40% :............................................................................................................................................................................................................................................................................;........................... ............................................................................................................................................. ; FAR: ; 3,308 SF No change 3,335 SF' 0.55 FAR 0.55 FAR ; t...........................................................................................................................................: .................................................................................................................................................................................................................... ... . # of bedrooms: � 4 � No change --- ! � .................................. ......... _e............................. _; ...................................................................... . . ' Parking: 1 covered No change 1 covered (14'-4" x 20'-4") (10' x 20') 1 uncovered 1 uncovered (9' x 20') (9' x 20') ............................................................................................................................................ ..................... _i ..........................................................................................................................................: Height: 28'-8" No change ; 30'-0" :........................................................................................................................................... ................................................................................................................................. ...........................................................................................................................................:............................................................................... � DH Envelope: Complies No change C.S. 25.26.035 ' (0.32 x 6,002 SF) + 1,100 SF + 315 SF = 3,335 SF (0.55 FAR) Staff Comments: See attached memos from the Chief Building Official, Fire Division, Engineering Division, and Parks Division. Design Review Study Meeting: At the Planning Commission design review study meeting on April 25, 2016, the Commission had a few comments, but overall the project was well received and the Planning Commission voted to place this item on the consent calendar (see the attached April 25, 2016 Planning Commission Minutes). The applicant submitted a response letter and revised plans date stamped April 27, 2016, in response to the Planning Commission's comments. There were no changes made to the building footprint or envelope. The plans include the following revisions: • Front dormer over living room has been reduced in height (now a window seat); • Wood siding has been removed from all dormers and replaced with stucco; • Detached garage roof revised, changed from hipped roof at rear to gable end with wood vent added (at owner's request); and • Windows on the staircase turret on left elevation have been rearranged. -2- One-Year Permit Extension 1308 Castillo Avenue Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the Council on April 20, 1998 are outlined as follows: Compatibility of the architectural style with that of the existing character of the neighborhood; 2. Respect for the parking and garage patterns in the neighborhood; 3. Architectural style and mass and bulk of structure; 4. InterFace of the proposed structure with the structures on adjacent properties; and 5. Landscaping and its proportion to mass and bulk of structural components Suggested Findings for Design Review: That the architectural style, mass and bulk of the new house is compatible with the existing character of the neighborhood; that the architectural elements of the proposed structure are interesting and provide articulation; that the curved turret on the left elevation is a unique feature which will help to soften the mass and bulk of the structure, therefore for these reasons the project is found to be compatible with the requirements of the City's five design review criteria. Planning Commission Action: The Planning Commission should conduct a public hearing on the application, and consider public testimony and the analysis contained within the staff report. Action should include specific findings supporting the Planning Commission's decision, and should be affirmed by resolution of the Planning Commission. The reasons for any action should be stated clearly for the record. At the public hearing the following conditions should be considered: that the project shall be built as shown on the plans submitted to the Planning Division date stamped May 15, 2017, sheets A.1 through A.6 and L1.1; 2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, landscape plan or amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staffl; 3. that any changes to the size or envelope of the first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 4. that the conditions of the Engineering Divisions February 25, 2016 memo, the Building Division's February 24, 2016 memo, the Parks Division's February 25, 2016 memo, the Fire Division's March 7, 2016 memo, and the Stormwater Divisions March 1, 2016 memo shall be met; 5. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; 6. that demolition for removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 7. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 8. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be -3- One-Year Permit Extension included and approved in the construction plans before a Building permit is issued; 1308 Casti/lo Avenue 9. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 10. that during demolition of the existing residence, site preparation and construction of the new residence, the applicant shall use all applicable "best management practices" as identified in Burlingame's Storm Water Ordinance, to prevent erosion and off-site sedimentation of storm water runoff; 11. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2013 Edition, as amended by the City of Burlingame; THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 12. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 13. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property corners, set the building footprint and certify the first floor elevation of the new structure(s) based on the elevation at the top of the form boards per the approved plans; this survey shall be accepted by the City Engineer; 14. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 15. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and 16. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plan. Catherine Keylon Senior Planner c: Brian Roche, applicant and property owners James Chu, Chu Design, designer Attachments: Permit Extension Request Letter Submitted by the Applicant, date stamped May 15, 2017 May 9, 2016 Planning Commission Minutes Application to the Planning Commission Staff Comments Planning Commission Resolution (Proposed) Notice of Public Hearing — Mailed June 2, 2017 Aerial Photo �� Roche Family 1308 Castillo Ave Burlingame Ca 94010 Dated 5/15/17 City of Burlingame Planning Department . We have applied for a planning extension due to the fact , that we have run out of time to obtain our general building permit. To get our building permit we must first get a demolition permit which requires all the utilities to be disconnected to our home . Since we are still living in our existing residence it is not possible to get our utilities disconnected at this time. The main reason we are still living in our residence is due to finding it very difficult to get suitable rental accommodation for our family . We are hoping to secure some temporary suitable rental accommodation very soon. We are trying to find rental housing within the City limits close to our Kids schools . We have also started to look outside the City limits. Thank you and we hope you understand our situation . The Roche Family . ��.��'�V�� Iv9AY 15 �017 CViY GF SURLING�ME CGD-i'LARNl�1G DfU �, CITY O ��:�i � �� . '�� ,�ti� M1o� ,-A � qNuun City of Burlingame Meeting Minutes Planning Commission BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Monday, May 9, 2016 7:00 PM Council Chambers 1. CALL TO ORDER The meeting was cal/ed to order at 7:02 p.m. 2. ROLL CALL Present 6- DeMartini, Loftis, Gum, Terrones, Sargent, and Gaul Absent 1 - Bandrapalli 3. APPROVAL OF MINUTES a. April 25, 2016 Regular Planning Commission Meeting Commissioner Terrones made a motion, seconded by Commissioner Sargent, to approve the April 25, 2016 meeting minutes. The motion carried by the following vote: Aye: 6- DeMartini, Loftis, Gum, Terrones, Sargent, and Gaul Absent: 1 - Bandrapalli 4. APPROVAL OF AGENDA 5. PUBLIC COMMENTS, NON-AGENDA There were no public comments. 6. STUDY ITEMS There were no Study Items. 7. CONSENT CALENDAR A motion was made by Commissioner Gum, seconded by Commissioner Sargent, to approve the Consent Calendar. The motion carried by the following vote: Aye: 6- DeMartini, Loftis, Gum, Terrones, Sargent, and Gaul Absent: 1 - Bandrapalli a. 1308 Castillo Avenue, zoned R-1 - Application for Design Review for a new two-story single family dwelling with a detached garage. This project is Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15303(a). (Chu Design Associates, James Chu, applicant and designer; Brian Roche, property owner) (62 noticed) Staff Contact: Catherine Keylon City of Burlingame Page 1 Piinfed on 5/24/2018 Planning Commission Meeting Minutes May 9, 2016 b. 225 Dwight Road, zoned R-1 - Application for one year extension of a previously approved application for Design Review for a first and second story addition to an existing single family dwelling. This project is Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301 (e) (2). (Jesse Geurse, Geurse Conceptual Design, Inc., applicant and designer; Sinhad and Medina Begic, property owners) (65 noticed) Staff Contact: Catherine Barber c. 605 Vernon Way - zoned R-1 - Application for Design Review for first and second story additions to an existing single family dwelling and a Special Permit for height. This project is Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15303(e)(1). (Dan Biermann, Design Studio, applicant and designer; Hunter and Elena Middleton, property owners) (60 noticed) Staff Contact: Erika Lewit 8. REGULAR ACTION ITEMS a. 1128 Rhinette Avenue, zoned R-1 - Application for Design Review for a second story addition and a new detached garage. This project is Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301 (e)(1). (Deborah Vieira, applicant and designer; Gabriel and Molly Lamb, property owners) (69 noticed) Staff Contact: Catherine Keylon All Commissioners had visited the property. Commissioner DeMartini met with the applicant prior to the Design Review Study meeting. Commissioner Loftis talked with the applicant. Senior Planner Hurin provided an overview of the staff report. Questions of staff.� There were no questions of staff. Chair Loftis opened the public hearing. Deborah Vieira represented the applicant. Commission questions/comments: There were no questions/comments. Public comments: There were no public comments. Chair Loftis closed the public hearing. Commission discussion: > Double fascia is an improvement. > Bump-out adds to the side. > Fits in well with the neighborhood, and meets the design review criteria. > The articulation is in keeping with the original architecture. Commissioner Gaul made a motion, seconded by Commissioner Terrones, to approve the Action City o/Burlingame Page 2 Printed on 5/24/2018 'r& ! Ai . •�;� �"`"� COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010 p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org APPLICATIDN TO THE PLANNING COMMISSION Type of application: � Design Review ❑ Variance ❑ Conditional Use Permit ❑ Special Permit PROJECT ADDRESS: 1308 CASTILLO AVE. APPLICANT Name: CHU DESIGN ASSOCIATES Address: 55 W. 43RD AVE. City/State/Zip: SAN MATEO, CA 94403 Phone: 650-345-9286 x104 E-mail: James@chudesign.com ARCHITECT/DESIGNER Name: JAMES CHU Address: 55 W. 43RD AVE. ❑ Parcel #: 027-191-140 ❑ Zoning / Other: PROPERTY OWNER Name: BRIAN ROCHE Address: 1308 CASTILLO AVE. City/State/Zip: BURLINGAME, CA Phone: (650) 455-8714 E-mail: SAN MATEO, CA 94403 -{ { A�` City/State/Zip: t �.; �� .s, .._�.� � ,.�, � �� fi�� Phone: 650-345-9286 x104 �_, ;� ;,� Zo �� E-mail: James@chudesign.com �_��% •.:"= f?,f,!F31..1ilc^,�Il�ili i '� �`.P�z;VIiV'', �)I�/. Burlingame Business License #: 22684 Authorization to Reproduce Proiect Plans: I hereby grant the City of Burlingame ihe authority to reproduce upon request and/or post plans submitted with this application on the City's website as part of the Planning approval process and waive any claims against the City arising out of or related to such action. �� (Initials of Architect/Desfgner) PR0.IECT DESCRIPTION: NEW TWO-STORY RESIDENCE W/ DETACHED GARAGE AFFIDAVIT/SIGNATURE: I her best of my knowledge and bel' Applicant's signature: I am aware of the propo d appl Commission. Property owner's signature:_ under penalty of perjury that the information given herein is true and correct to the � Date: Z f 2 z.��G an hereby authorize the above applicant to submit this application fo the Planning > ^ ,� � ,,,�,� � � �!'-�.'^ �"G-� t'' �i.`--� Date: �2'2-��6 Date submitted: 2� 7 2��(p 5: �HANDO UTS�PC Applicotion. doc RESOLUTION APPROVING CATEGORICAL EXEMPTION AND ONE-YEAR EXTENSION RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a Categorical Exemption has been prepared and application has been made for a One-Year Permit Extension of a previously approved application for Design Review for a new two-story sinqle familv dwelling and detached garaae at 1308 Castillo Avenue, Zoned R-1, Brian Roche and Adele Bvford Roche, propertv owners, APN: 027-191-140; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on June 12, 2017, at which time it reviewed and considered the staff report and all other written materials and testimony presented at said hearing; NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that: On the basis of the Initial Study and the documents submitted and reviewed, and comments received and addressed by this Commission, it is hereby found that there is no substantial evidence that the project set forth above will have a significant effect on the environment, and categorical exemption, per CEQA Section 15303 (a), which states that construction of a limited number of new, small facilities or structures including one single family residence or a second dwelling unit in a residential zone is exempt from environmental review. In urbanized areas, up to three single- family residences maybe constructed or converted under this exemption, is hereby approved. 2. Said One-Year Extension is approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such Design Review are set forth in the staff report, minutes, and recording of said meeting. 3. It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. Chairman I, , Secretary of the Planning Commission of the City of Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning Commission held on the 12th day of June, 2017, by the following vote Secretary EXHIBIT "A" Conditions of Approval for Categorical Exemption and One-Year Extension 1308 Castillo Avenue Effective June 23, 2017 Page 1 that the project shall be built as shown on the plans submitted to the Planning Division date stamped May 15, 2017, sheets A.1 through A.6 and L1.1; 2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, landscape plan or amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staffl; 3. that any changes to the size or envelope of the first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 4. that the conditions of the Engineering Divisions February 25, 2016 memo, the Building Division's February 24, 2016 memo, the Parks Division's February 25, 2016 memo, the Fire Division's March 7, 2016 memo, and the Stormwater Divisions March 1, 2016 memo shall be met; 5. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; 6. that demolition for removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 7. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 8. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 9. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 10. that during demolition of the existing residence, site preparation and construction of the new residence, the applicant shall use all applicable "best management practices" as identified in Burlingame's Storm Water Ordinance, to prevent erosion and off-site sedimentation of storm water runoff; EXHIBIT "A" Conditions of Approval for Categorical Exemption and One-Year Extension 1308 Castillo Avenue Effective June 23, 2017 11. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2013 Edition, as amended by the City of Burlingame; THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 12. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 13. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property corners, set the building footprint and certify the first floor elevation of the new structure(s) based on the elevation at the top of the form boards per the approved plans; this survey shall be accepted by the City Engineer; 14. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 15. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and 16. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plan. . CITY OF BURLINGAME c ' COMMUNITY DEVELOPMENT DEPARTMENT BURLINGAME 501 PRIMROSE ROAD _ BURLINGAME, CA 94010 . PH: (650) 558-7250 • FAX: (650) 696-3790 www.burlingame.org Site: 1308 CASTILLO AVENUE The City of Burlingame Planning Commission announces the following public hearing on MONDAY, JUNE 12, 2017 at 7:00 P.M. in the City Hall Council Chamhers, 501 Primrose Road, Burlingame, CA: Application for One-Year Permit Extension of a previously approved application for Design Review for a new two-story single family dwelling with a detached garage at 1308 CASTILLO AVENUE zoned R-l. APN 021-191-140 Mailed: JUNE 2, 2017 (Please refer to other side) PUBLIC HEARING NOTICE Citv of Burlinpame A copy of the application and plans for this project may be reviewed prior to the meeting at the Community Development Department at 501 Primrose Road, Burlingame, California. If you challenge the subject application(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing, described in the notice or in written correspondence delivered to the city at or prior to the public hearing. Property owners who receive this notice are responsible for informing their tenants about this notice. For additional information, please call (650) 558-7250. Thank you. William Meeker Community Development Director PUBLIC HEARING NOTICE aoe '� �. � � ,�4oa.-'� � � `�,�� ,3' , � ' � ��!R e ' , _ ��. � � .. 1 / ,'7 � • ; � � 1' � g 5 � �1 • � � � / � � `,,� �` .' � '^ ��' • ryb ^'� ! ^ � /►` �. . � ,9 �� _ � ��t ,,�� - � / �\ � � �b � � . � ��b�;_ ,t �`\\ "` �•� i � `%/� �� ` '-��► �� \ � r� ,!�' /� �'• �l � . � /� ' • 9 \ �� w fV � J^��• y � ` �` c �Ip �• M �. ..� ry9' a, i � f� �j� � ' �� '' % � ^ � � �, �` i ��r•� � �• .w� , � �• \ . '� / � � �•� ! 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