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PZC Packet 020194WLDRIDGE SUBDIVISION LECTION 271 YWITE RIVER NATIGr1AL MR£ST I -- _ _ SECTION 26 SECT SECTION 34s et I I 2 BRASS UP 'O !! as M TR/CT 1 1 JILT 4 BRASS 21 !! 'I 61 ! TRACT 2 s 21 22 t2 !t 21 .3 p T M 1 fn 2' to b • w t f q II 1 !! 2! SJ w fl M 31 r4 ar >4 s ao•' TRAOT n • !! w � °• t M n ex :t I w � � • sT as a TRACT t11 as TRA,Cr�- W 'II ro t O O I 71 VT 17 16 ai .._ _.443 W J IOII CI M TI 8 O Z 2° I M to i s35 l r 33 tt .. 47 ¢ ; xl ora as w 34 A w I = o Iq „ l j TRACT O r _' yl_ 4 31 WI I %+ t a f l f -.- - -- = i oe 3 !e It 2• •� et °• w .� It n s 85 n s Io • _ Ak6. CgFCm t . ?o w '• T I 'TRACT O .74 ! •{- i TRACT■ �. O • o i W TRACT Al + 7 TRACT R In: of • I '; •w � ' I t SECTION 34 at el eo " 6T 42 12 TRACE II SECTIO1 SECTION '---"'—'--T— NB9'S829 w1 2656,33N89'So ' (TJ'F 'f� CTIOI BRASS CAP I W RN F POB. SW CORNER 6';3"W 1 N OD t2'zz'w S 13•DBt3'W I W.R.N.F. I 12T1(; � 773.87 629.50 LEGENC BRASS CAP BEAVER CREEK PT. II S 07009'WW I Ox �... PARK OPEN SPACES NCH- I O EVELOIWBLE AREASI. N 59-40'23# .....""'- LIMITS OF BLOCKS I 215.20 nE CENCHIAARK AT MAP II BEAVER CREEK N LIMITS OF SHEETS I N D E X M A 1 • I .�01TE Cf $VRVF�, SEPTEMBER 1978 "— DA51S Cr SEARINAI NORTQ 801RASRY OF THE TOWN C CALE 1.600 PLA77ED(OFFICAL PLAT -TOWN OF AVON, EAGLE CO __ONO FNAL S090WISION PLAT—%?.`E!IOMENT NO. 4. PLANNING AND ZONING COMMISSION STAFF REPORT February 1, 1994 Lot 82, Block 1, Wildridge Subdivision McComic Four-Plex Final Design Review PROJECT TYPE: Four-Plex ZONING: PUD4 Units COMPLIES WITH ZONING? YES INTRODUCTION: Mr. Barry McComic has submitted plans for Final Design Review approval of a four-plex on Lot 82, Block 1 (1.26 acres). The building will contain three levels and be approximately 35' in height. The site slopes from east to west at approximately 33 with the building located on the east portion of the site. The four-plex will consist of the following materials Roof cedar shake Siding 1 x 8 channel rustic cedar Other stucco Fascia rough cedar Soffits 1/4 fir plywood Window/Trim wood Door/Trim wood Hand/ Deck Rail steel pipe Flues/Flashings galvanized metal Chimney stucco Garage Door hardboard natural in color semi -transparent stain (Olympic 911) warm gray Olympic 911 Olympic 911 Benjamin Moor 697 Benjamin Moor 697 Benjamin Moor 699 Benjamin Moor 1552 warm gray Benjamin Moor 1552 The landscape plan being proposed includes the following material: 5 Spruce 2 at I high, 2 at 8' high and 1 at 6' high 11 Aspen 2" caliper 6 Sandcheny 5 gallon 10 Mountain Spirea 5 gallon 10 Potentilla 5 gallon 6 Sagebrush 5 gallon The Commission reviewed this project as a conceptual on December 21, 1993, and at that meeting the Commission commented on: • the vertical nature of the building; • guest parking, rw PLANNING AND ZONING COMMISSION STAFF REPORT February 1, 1994 Lot 82, Block 1, Wiidiidge Subdivision McComic Four-Plex Final Design Review • trash removal; • wrapping the decks around the corner of the building; • roof line changes to break up the mass; and • material change or landscaping on sides where there are large expanses of stucco walls. SITE PLAN: The site plan does not show setbacks or easements, with the exception of the access easement. All easements and setbacks are required to be shown. A culvert under the driveway, at the entrance, needs to be installed to handle the drainage. Another comment regarding drainage is a potential problem of drainage into the garage of the north unit. The boulder retaining wall located in an 10' setback must be relocated or receive a setback variance. Detail on the wall needs to be submitted and if over 4' in height, designed by a licensed Engineer. The site plan does not indicate true limits of site disturbance. Two guest parking spaces have been shown on the north side of the north unit. The spaces are shown at 17 1/2', and a minimum of 18' is required for two spaces. The landscape plan has been revised to include additional material and upgraded sizes. But, the placement of certain landscaping needs to be located out of snow storage areas and easements. BUILDING: There are fireplaces shown and the applicant should be aware that wood burning devices are not allowed. Gas fireplaces or certified solid fuel burning devices are acceptable. Exterior building lighting has not been indicated and needs to shown. Further, the meters need to be placed on the building and the flues, flashings and vents need to painted STAFF COMMENTS: The Commission shall consider the following items in reviewing the design of this project: 10�. PLANNING AND ZONING COMMISSION STAFF REPORT February 1, 1994 Lot 82, Block 1, Wildridge Subdivision McComic Four-Plex Final Design Review Conformance with the Zoning Code and other applicable regulations of the Town. Comment: This proposal is in conformance with Town codes. The suitability of the improvement, including type and quality of materials of which it is to be constructed and the site upon which it is to he located. Comment: The type and quality of proposed building materials and landscape materials is consistent with Town guidelines. The compatibility of the design to minimize site impacts to adjacent properties. Comment: All impacts are being contained on site. The compatibility of the proposed improvements with site topography. Comment: The location of the building and driveway are on the flattest portion of the site. The visual appearance of any proposed improvement as viewed from adjacent and neighboring properties and public ways. Comment: The improvements on the site are lower than the surrounding structures. The objective that no improvement be so similar or dissimilar to others in the vicinity that values, monetary or aesthetic will be impaired. Comment: The proposal meets the objective of this guideline. The general conformance of the proposed improvements with the adopted Goals, Policies and Programs for the Town of Avon. Comment: The proposal is in conformance with the goals, policies and programs for the Town of Avon. STAFF RECOMMENDATION: Staff recommends approval of this final design review with the following conditions: 1. The meters be placed on the building. PLANNING AND ZONING COMMISSION STAFF REPORT February 1, 1994 Lot 82, Block 1, Wildridge Subdivision McComic Four-Plex Final Design Review 2. The flues, flashings and vents be painted to match the color of the building or a flat dark color. 3. The landscaping be located out of the snow stack areas. 4. The exterior building lighting be approved by Staff prior to the issuance of a build.ng permit. 5. A culvert be added to the driveway entrance. 6. All easements, setbacks, and true limits of site disturbance must be shown on the site plan submitted for a building permit. 7. The boulder retaining wall be removed from the 10' setback easement or a variance granted prior to issuance of a building permit. RECOMMENDED ACTION: 1. Introduce Application 2. Applicant Presentation 3. Commission Review 4. Commission Action Respectfully submitted, lzyk-tt UJtN� Mary Holden Town Planner PLANNING AND ZONING COMMISSION STAFF REPORT February 1, 1994 102 Lot 82, Block 1, Wildridge Subdivision McComic Four -flex Final Design Review • � PLANNING AND ZONING ACTION: Approved as submitted ( ) Approved with recommended conditions Approved with modified conditions ( ) Continued ( ) Denied ( ) Withdrawn ( ) Conceptual. No Action ( ) Date / I99k Sue Railton, Secretary The Commission granted final design approval with the following conditions: 1. The deck on the northeast corner wrap around the corner. T�.,e-man soaping be supported by ar�autamatir irrigation system - 3. The site disturbance, and specifically the sewer line, be revegetated _to match the native grases. 4. The meters be placed on the building. 5. The flues, flashings and vents be painted to match the color of the -b"t! g -Ura -f --dark rotor - 6. The landscaping be located out of the snow storage areas. I,—The_.ex ighting he approved by gtaff�r._tn the__. issuance of a building permit. 8. A culvert be added to the driveway entrance. 9. All easements, setbac s, an true limits o st adisturbance—ust—be shown on the site plan submitted for a building permit. 10. The boulder retaining wall be removed from the 10' setback easement or a variance granted prior to issuance of a building permit. / / J u �, It a W N r ` � 1 1 'r ;1 f r 1 1 _`LII � � � � � ; i ••. � / / J u �, It a W N r U r n • . v 3� S ff a Y vi ff JA i x; ►LOL-6216-COC OMB OpmOlOO'uon• 0955 ,q -,-d 60C 931^t'6uIDIlOQ e:elA lLswyouaO SPGI q,--) jdid 1N3Wd013A30 AIINOWWOJ 066L Y 7. NVf 03Ai3038 1 1 L oadI 30ar XT z 0 PLANNING AND ZONING COMMISSION STAFF REPORT February 1, 1994 Lot 74, Block 1, Wildridge Subdivision McComic Duplex Final Design Review PROJECT TYPE: Duplex ZONING: PUD -2 Units COMPLIES WITH ZONING? YES INTRODUCTION: Mr Barry McComic has submitted plans for Final Design Review approval of a duplex with a detached garage. The duplex is located on the middle portion of the .53 acre lot with the detached garage situated on the southeastern area of the lot. The site slopes from southeast to northwest at approximately 21 %. The duplex will consist of the following materials. Roof cedar shake Siding 1 x 8 channel rustic cedar Other stucco Fascia rough cedar Soffits 1/4 fir plywood Window Trim wood Door/Trim wood Hand/ Deck Rail steel pipe Flues/Flashings galvanized metal Chimney stucco Garage Door hardboard natural in color semi -transparent stain (Olympic 908) red sandstone Olympic 908 Olympic 908 Benjamin Moor 697 Benjamin Moor 697 Benjamin Moor 697 red sandstone red sandstone Olympic 908 The landscape plan consists of 12 aspen at 2" caliper, 6 sagebrush 4 Sandcherry and t Spirea all at 5 gallons each. Sod is not shown and revegitation is proposed with mountain grasses. An irrigation system has not been indicated. The Commission reviewed this project as a conceptual on December 21, 1993, and at that meeting the Commission commented on: • mirror image; • amount of duplex connection, • window placement, and • guest parking and maneuvering a car on-site ;,..14 PLANNING AND ZONING COMMISSION STAFF REPORT February 1, 1994 Lot 74, Block 1, Wildridge Subdivision McComic Duplex Final Design Review SITE PLAN: The site plan submitted for a building permit needs to indicate true limits of site disturbance. Two parking spaces have been shown on the south portion of the site, east of the detached garage. These two spaces fiilfill the parking requirements for the duplex. The applicant should be aware that drainage may occur into the duplex connector. The slope to the east of the duplex needs to be 2:1. The detached garage is shown at the 25' front yard setback, and the applicant should be aware that roof overhangs and other projections are not allowed to extend into the setback The driveway entrance slope is 6%, which is over the maximum 4% allowed for the first 201'eet. BUILDING: The duplex and detached garage will be stucco with cedar siding on the duplex connector as an accent. There are fireplaces shown and the applicant needs to indicate the type of fireplace to be installed. Exterior building lighting has not been indicated and needs to shown Further, the meters need to be placed on the building and the flues, flashings and vents need to painted. STAFF COMMENTS: The Commission shall consider the following items in reviewing the design of this project: Conformance with the Zoning Code and other applicable regulations of the Town. Comment: This proposal is in conformance with Town codes. rail PLANNING AND ZONING COMMISSION STAFF REPORT February 1, 1994 Lot 74, Block 1, Wildridge Subdivision McComic Duplex Final Design Review The suitability of the improvement, including type and quality of materials of which it is to be constructed and the site upon which it is to be located. Comment: The type and quality of proposed building and landscape materials are consistent with Town guidelines. The compatibility of the design to minimize site impacts to adjacent properties. Comment. All impacts will be contained on site. The compatibility of the proposed improvements with site topography. Comment: The design and use of the detached garage will minimize the impact to the site. The visual appearance of any proposed improvement as viewed from adjacent and neighboring properties and public ways. Comment: The improvements are on the down hill side of Saddle Ridge Loop Road and placement is consistent with adjacent properties. The objective that no improvement be so similar or dissimilar to others in the vicinity that values, monetary or aesthetic will he impaired. Comment: The proposal meets the objective of this guideline. The general conformance of the proposed improvements with the adopted Goals, Policies and Programs for the Town of Avon. Comment: The proposal is in conformance with the goals, policies and programs for the Town of Avon. STAFF RECOMMENDATION: Staff recommends approval of this final design review with the following conditions: 1. The meters be placed on the building. 2. The flues, flashings and vents be painted to match the color of the building or a flat dark color. 3. The building lighting be approved by staff prior to issuance of a building permit. 4. All easements, setbacks, and true limits of site disturbance must be shown on the site plan submitted for a building permit. PLANNING AND ZONING COMMISSION STAFF REPORT February 1, 1994 Lot 74, Block 1, Wildridge Subdivision McComic Duplex Final Design Review 5. The first 20' of the driveway must maintain a maximum 4% slope. RECOMMENDED ACTION: 1. Introduce Application 2. Applicant Presentation 3. Commission Review 4. Commission Action Respectfully submitted, Mary Holden Town Planner PLANNING AND ZONING COMMISSION STAFF REPORT February 1, 1994 Lot 74, Block 1, Wildridge Subdivision McComic Duplex Final Design Review PLANNING AND ZONING ACTION: Approved as submitted ( ) Approved with recommended conditions (� Approved with modified conditions ( ) Continued ( ) Denied ( ) Withdrawn ( ) Conceptual, No Action ( ) Date l�Q / Sue Railton, Secretary The Commission granted final design review approval with the following conditions: �—The rcters--be-piaced �w the building. 2. The flues, flashings and vents be painted to match the color of the huildinn nr a flat dark rnlnr, 3. The building lighting be approved by Staff prior to issuance of a building permit. 4A11easemens, se ac S, an rue limits o sitedisturbance mu�tie shown on the site plan submitted for a building permit. 5. The F -st 2e feet of the driveway must maintain a fnaxiffluffl of 4pe. 6. Three aspen be added to landscape around the garage. ' � - �a Vie,� ,� �y , � � � ` �, a' �, � .� \ �. � � � :� � \ .�A. � .� . , � � _ :� F ` o � � �� a �\ �` � �•. \ � W � �-"� � �" 3 � _ i \ . � � \ 1 \ � \ ..�+` � �. - � � � � I� � � ` `. I .� r � ��+' \ / j Q �� - .' � �,J si� '� L �� , .� � � �� ,�� . � � �� /� � � � i (' z' t F. GCAS(L �G°i ---- 1 xv F. e;� � �;oI.dIr,s ewr -1(IG ;Fa few r> - --- -� NORTH ELEVATION EAST,ELEVATION GARAGE SOUTH ELEVATION 'n IL J d 1 � ra o 74 3 tv I �-� m 1. - , illm IIIc- F- [4m Is • CLOL•6V6•eoc '12919 opmAoloo -uow■ 0999 xoq -o-d 6OC ollne 16ulpllnq •:yd q,wwq*uoq sj '--")Gj!gOJrD jGd�d WVW013A30 WNUIPM 6661 6 Z NVF a3AI303a uuv du lui 3JQI2IQ'IIM Xald11C z 0 H u W u W A {x F - z W PLANNING AND ZONING CO''` `ON STAFF REPORT February 1, 1994 Lot 97 Block 1, Wildridge Subdivisit Romanelli Duplex Conceptual Design Review PROJECT TYPE: Romanelli Duplex ZONING: PLED, Two Units COMPLIES WITH ZONING? YES INTRODUCTION: An application for conceptual review of a duplex has been submitted by Romanelli Partners. The duplex will be located on lot 97, (.51 acres), which has slopes ranging Prom 16-22%. The proposed building material is to be concrete, utilizing a gunite process, with a metal roof painted golden rod. No landscaping plan has been submitted for review. STAFF COMMENTS: Staff has reviewed the proposal following are our comments: Site Plan Comments: • Detail on the retaining walls need to be submitted and if over 4' in height, designed by a licensed Engineer; • The driveway grade is 11%, which exceeds the Town of Avon standards; • The site plan indicates a portion of the east side of the building abutts the side yard setback, and overhangs are not allowed in the setbacks; • A complete grading plan needs to be submitted on a certified topography of the site, showing all revised grades and true limits of site disturbance; and • All Final Design Review submittal requirements must be provided. Design Comments: The proposed building materials are to be concrete with a gunite application, in which the concrete is sprayed on the building and have a finish similar to stucco, and the roof is to be painted metal. The Planning and Zoning Commission Procedures, Rules and Regulations, Section 6.25, C. Building Materials: #2. states, "The following materials and wall finishes will not ordinarily be permitted on the exterior of any structure: asphalt siding, imitation brick, asbestos cement shingles or siding, imitation stone, imitation log siding or plastic. Metal siding, concrete or concrete block will be permitted only with specific approval of the Commission." PLANNING A14D ZONING COMMISSION STAFF REPORT February 1, 1994 Lot 97 Block 1, Wildridge Subdivision Romanelli Duplex Conceptual Design Review Section 6.25, D. Roofs: #4 states "Roofing materials should be durable, weather resistant and suitable for environmental conditions encountered in this area. Colors should be natural or earth tones. Large expanses of bright, reflective materials will not be acceptable." Building height may exceed the 35' limit, but no scale was given on the elevation submitted. The fireplace in the living room of the east unit is not labeled gas and we would like the applicant to indicate the type of fireplace. Call out the building it aterial and color on the elevations. STAFF RECOMMENDATION: As a conceptual review, the Staff has no formal recommendation. Respectfully Submitted Mary Holden Town Planner PLANNING AivD ZONING COMMISSION STAFF KEPORT February 1, 1994 Lot 97 Block 1, Wildridge Subdivision Romanelli Duplex Conceptual Design Review PLANNING AND ZONING ACTION: Approved as submitted ( ) Approved with recommended conditions ( ) Approved with modified conditions ( ) Continued ( ) Denied ( ) Withdrawn ( ) Conceptual, No Action Date /%99l Sue Railton, Secretary As a conceptual design review, no formal action was taken at this time. The genera con en u Commission was that thiswas a veFT-gW6-d — project and they encouraged the applicant to go forward with this pr=ojeetThe Gemiflissien did stress •-t4ey-4+d--net- feel that:, due to the location of the site, a metal roof could be allowed and suggested the aaplicant find another roofing product. A concrete tile roof was suggested as being appropriate for the architectural style. Some concern was voiced about the building spanning from setback to setback and it was suggested rhar the applicant provid"e a site pianmowing—itis ax—ent lots and what impacts this project might have on them. The Commission alsn reminded the RppliG8Rt to respond a: 1. A detail on all the retaining walls on the site. _ 2. The driveway grade exceeds the Town of Avon standards at 11A. 3. The building is abutting the estbacks and overhangs are not allowed in the setbacks. 4. The building height may be over 35', but no scale was provided on the elevation submitted. 5. True limits of site disturbance must be shown on the grading plan. NAG C \. � I \ • N� exrsr � .Arron Aeon\ 1 Manl[NT/CRAt YAid VA ` y I 1 7.5'11 . - -. I - I.1 EXTR 10.0 r 11 1 I 1 _ 1 1 Y L_._._._._._._ 1 _ _ _ 1 I is zs• 1 \ �� T� 1 '/1 b �� r• 1 1 OLD 7-R,4/L PLANNING AND ZONING COMMISSION STAFF REPORT February 1, 1994 Lot 38, Block 1, Wildridge Subdivision Duplex Conceptual Design Review PROJECT TYPE: Duplex ZONING: PUD, Two Units COMPLIES WITH ZONING? YES INTRODUCTION: An application for conceptual design review of a duplex has been submitted by Michael Sanner on behalf of Jim Klein. The duplex will be located on lot 38, which is approximately .46 of an acre and has a slope of approximately 7%. The proposed duplex will have three levels and will consist of cedar siding, stained natural, off-white stucco, and gray asphalt shingles. No landscaping plan was submitted. STAFF COMMENTS: Staff has reviewed the proposal and following are our comments: Sitr. Plan Comments • A grading plan of the site, on a certified topography, needs to be submitted showing ail proposed grades and true limits of site disturbance; Detail on the stone walls need to be submitted and if over 4' in height, designed by a licensed Engineer; • The stone wall in the front and side yard setback needs to be removed or a variance granted, • Is the driveway concrete? If so, where it ties into the road, an asphalt apron must be provided, and • There are two driveway cuts 40' apart. This is acceptable to the Town Engineer because the lot is located on a cul-de-sac. Design Comments • Building orientation faces south. • Indicate gas or wood burning for the proposed fireplaces; • The building height is at 35 feet; • Call out building materials and colors on the plans; and • There appears to be snow shedding in front of the garages. PLANNING AND ZONING COMMISSION STAFF REPORT February 1, 1994 Lot 38, Block 1, Wildridge Subdivision Duplex Conceptual Design Review STAFF RECOMMENDATION: As a conceptual review, the Staff has no formal recommendation. Respectfully Submitted _I, C-tX.;"— Mary Hol en Town Planner PLANNING AND ZONING ACTION: Approved as submitted ( ) Approved with recommended conditions ( ) Approved with modified conditions ( ) Continued ( } Denied ( ) Withdrawn ( ) Conceptual, No Action (✓I a f Date_ P�r� / Sue Rail, )n, Secretary SEE ATTACHED SHEET Lot 38, Block 1, Wildridge Subdivision Duplex, Conceptual Design Review As a conceptual design review, no formal action was taken at this time. The Commission, in general, liked the project. They urged the applicant to continue, but also urged him to respond to Staff's concerns, which were: 1. A grading plan and certified topo needs to be provided showing grades and true limits of site disturbance. 2. Detail on the stone walls, which are located in the front and side yard setbacks, needs to be provided. 3. The stone walls need to be taken out of the setback or a variance applied for. 4. The type of fireplaces that will be installed needs to be indicated. 5. If the driveway is to be concrete, an asphalt as -on must be provided where it ties into the street. 6. There are potential snow shedding problems in front of the garage. 7. Building materials and colors need to be called out on the elevations. �n� a d i 1 `A � o fl z _a` 'o fl z _a` I el 4. . I f a PLANNING AND ZONING COMMISSION STAFF REPORT February 1, 1994 Lot 24, Block 3, Wildridge Subdivision Klein Residential Development Conceptual Design Review PROJECT TYPE: Two Unit Application ZONING: PUD, Duplex COMPLIES WITH ZONING? No INTRODUCTION: The applicant, Jim Klein, has requested a decision from the Planning and Zoning Commission related to his proposal to be allowed to subdivide Lot 24, Block 3, WR into two single family residential lots. P&Z has held three work sessions related to various duplex issues and this is the first application to request a deviation from the current definition of Duplex. Duplex Definition A detached building containing two dwelling units, designed for or used as a dwelling exclusively by two families, each living as an independent housekeeping unit. Town Council Action Resolution 91-17 states, "... the Town of Avon Council direct the Planning and Zoning Commission and the Design Review Board to no longer allow any further subdivision of residential lots in the Wildridge Subdivision. Additionally, the Planning and Zoning Commission and the Design Review Board would be instructed to enforce the regulations as written in Wildridge to interpret that two unit lots mean 'attached duplex buildings and no detached duplex allowed and three unit or greater lots would mean multi -family attached buildings of three units or more per building'." STAFF COMMENTS: Council clearly addressed any further subdivision of lots in Wildridge in their 1991 Resolution. Any deviation from that directive would need to come from the Town Council. If Mr. Klein requests a change in the Council's position, P&Z should pass on its concerns or recommendations on this matter. STAFF RECOMMENDATION: Because of the above Resolution by Town Council, staff cannot recommend approval of any detached duplex application. PLANNING AND ZONING COMMISSION STAFF REPORT February 1, 1994 Lot 24, Block 3, Wildridge Subdivision Klein Residential Development Conceptual Design Review However, Staff does request that the Planning and Zoning Commission provide the applicant with direction on this issue. RespectUly Submitted �_ �wv Steve Amsbaugh Director of Community Development PLANNING AND ZONING ACTION: Approved as submitted ( ) Approved with recommended conditions ( ) Approved with modified conditions ( ) Continued ( ) Denied ( ) Withdrawn(�/S�99Coonceptual, No Action Date Sue ��rJ/ e Sue Railton. Secretary ine uommission tabiea the above aescriDei aiscussion untii tneir nex regular meeting of February 15, 1994, to allow the applicant time to review other solutions to the proposal. r \ `" s \ \ Iry xu 2 �T . 4 o i 7 rae' 9 Ill��l�llf (1 • M _ i om Q ,o ° o I