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HomeMy WebLinkAbout1000-103.-8-13.1 OFFICE LOCATION: h0� SU!/jyOlO MAILING ADDRESS: Town Hall Annex P.O. Box 1179 54375 State Route 25 Southold, NY 11971 (cor. Main Rd. &Youngs Ave.) Telephone: 631765-1938 Southold, NY 11971 �l �Q P ytOUNT`r,� LOCAL WATERFRONT REVITALIZATION PROGRAM TOWN OF SOUTHOLD MEMORANDUM To: Michael Domino, President Town of Southold Board of Trustees From: Mark Terry, Assistant Town Planning Director LWRP Coordinator Date: January 9, 2019 Re: LWRP Coastal Consistency Review for EILEEN B. OAKLEY SCTM# 1000-103-9-13.1 West Creek Builders on behalf of EILEEN B. OAKLEY requests a Wetland Permit for construction activity within 100' from the landward edge of wetlands to construct a 71'x80.8' two-story, single- family dwelling with covered and screened porches and basement; a landward 24'x36' detached garage; new septic system, driveway, and drainage systems all landward of Trustee jurisdiction; install a line of staked hay bales and/or silt fencing prior to and during construction; all necessary vegetation to be removed landward of erosion control line for the purposes of construction; with a future modification to existing vegetation within Trustee jurisdiction. Located: 3400 Little Neck Road, Cutchogue. SCTM# 1000-103-9-13.1 The proposed action has been reviewed to Chapter 268, Waterfront Consistency Review of the Town of Southold Town Code and the Local Waterfront Revitalization Program (LWRP) Policy Standards. Based upon the information provided on the LWRP Consistency Assessment Form submitted to this department, as well as the records available to me, it is my recommendation that the action is INCONSISTENT with the Policy Standards and therefore is INCONSISTENT with the LWRP. The proposed action is located within a NYSDOS Significant Fish and Wildlife Habitat Area. The NYSDEC Environmental Mapper indicates that he parcel is located within a rare plants and rare animal area. This layer shows generalized locations of animals and plants that are rare in New York State, including but not limited to those listed as endangered and threatened. It is unknown if rare plants or animals occur on site. While is it recognized that the project design includes many elements that meet or further LWRP policies, to further Policy 6 it is recommended: 1. That a non-disturbance buffer be required landward of the tidal wetland to retain existing beneficial vegetation. 2. The Board clarify "future modification to existing vegetation" as depicted on the plans. C 3. That a I/A OWTS be considered due to the close proximity to surface waters and shallow groundwater(8.8') from the surface. Degrading the water quality in Cutchogue Harbor or the adjacent wetlands and creeks, would adversely affect the biological productivity of this area. All species of fish and wildlife may be affected by water pollution, such as chemical contamination (including food chain effects resulting from bioaccumulation), oil spills, excessive turbidity, stormwater runoff, and waste disposal, including boat wastes (NYDOS) Pursuant to Chapter 268, the Board'of Trustees shall consider this recommendation in preparing its written determination regarding the consistency of the proposed action. Cc: -Damon Hagan, Assistant Town Attorney C u Town of Southold EHE LWRP CONSISTENCY ASSESSMENT FORM Southold Town A. INSTRUCTIONS Planning Board 1. All applicants for permits* including Town of Southold agencies, shall complete this CCAF for proposed actions that are subject to the Town of Southold Waterfront Consistency Review Law. This assessment is intended to supplement other information used by a Town of Southold agency in making a determination of consistency. *Except minor exempt actions including Building Permits and other ministerial permits not located within the Coastal Erosion Hazard Area. 2. Before answering the questions in Section C, the preparer of this form should review the exempt minor action list, policies and explanations of each policy contained in the Town of Southold Local Waterfront Revitalization Program. A proposed action will be evaluated as, to its significant beneficial and adverse effects upon the,coastal area(which includes all,of Southold Town). 3. If any question in Section C on this form is answered "yes" or "no", then the proposed action will affect the achievement of the LWRP policy standards and conditions contained in the consistency review law. 'Thus, each answer must be explained In detail,-listing both,supporting-and non- supporting facts. If an action cannot be certified as consistent with the LWRP policy standards and conditions,it shall not'be undertaken. A copy of the LWRP is available in the following places: online at the Town of Southold's website (southoldtown.northfork.net), the Board of Trustees Office, the Planning Department, all local libraries and the Town Clerk's office. B. DESCRIPTION OF SITE AND PROPOSED ACTION SCTM# 103 - 09 - 13.1 PROJECT NAME Oakley Residence The Application has been submitted to(check appropriate response): Town Board ❑ Planning Board❑ Building Dept. ❑ Board of Trustees 1. Category of Town of Southold agency action(check appropriate response): (a) Action undertaken directly by Town agency(e.g. capital construction,planning activity,agency regulation,land transaction) (b) Financial assistance(e.g.grant,loan, subsidy) (c) Permit,approval,license,certification: a Nature and extent of action: Applicant proposes to construct a new 71' x 80.8' two story single family dwelling with basement, 24' x 36' garage, septic system, driveway as per submitted site plan. 6 Location of action: 3400 Little Neck Road, Cutchogue, NY 11956 Site acreage: 2.45 ac. Present land use: Vacant Land Present zoning classification: R40 2. If an application for the proposed action has been filed with the Town of Southold agency, the following information shall be provided: (a) Name of applicant: Eileen B Oakley (b) Mailing address: 3310 Little Neck Road, Cutchogue, NY 11935 (c) Telephone number: Area Code( ) 704-904-5252 (d) Application number,if any: A� Will the action be directly undertaken,require funding, or approval by a state or federal agency? Yes ❑ No® If yes,which state or federal agency? C. Evaluate the project to the following policies by analyzing how the project will further support or not support the policies. Provide all proposed Best Management Practices that will further each policy. Incomplete answers will require that the form be returned for completion. DEVELOPED COAST'VOLICY Policy 1. Foster a pattern of development in the Town of Southold that enhances community character, preserves open space, makes efficient use of infrastructure,makes beneficial use of a coastal location,and minimizes adverse effects of development. See LVVRP Section III—Policies; Page 2 for evaluation criteria. ®-Yes ❑ No [:] Not Applicable Subject proposal is consistent with the policy in that the siting of the proposed residence is sufficiently set back from the wetland boundary and the coverage over the upland portion of the property is limited to 11,34% Attach additional sheets if necessary Policy 2. Protect and preserve historic and archaeological resources of the Town of Southold. See LMW Section III—Policies Pages 3 through 6 for evaluation criteria ❑ Yes ❑ No ® Not Applicable v Attach additional sheets if necessary Policy 3. Enhance visual quality and protect scenic resources throughout the Town of Southold. See LWRP Section III—Policies Pages 6 through 7 for evaluation criteria X❑ Yes ❑ No ❑ Not Applicable _ Subject proposal will not adversely impact the visual quality of the surrounding area as the project preserves all wetlands within the property Attach additional sheets if necessary NATURAL COAST POLICIES Policy 4. Minimize loss of life, structures, and natural resources from flooding and erosion. See LWRP Section III—Policies Pages 8 through 16 for evaluation criteria ❑ Yes ❑ No 0 Not Applicable Attach additional sheets if necessary Policy S. Protect and improve water quality and supply in the Town of,Southold. See LWRP Section In —Policies Pages 16 through 21 for evaluation criteria 0 Yes 1:1 No ❑Not Applicable The proposed project complies with the requirements of Suffolk County Department of Health Seuices for water supply and sewage disposal In addition, appropriate erosion control m _aG fires will surround the upland portion of the property[ disturbed durinc c-o�..nctri►rtion Theprojectwill comply witkAhg p= of Southolr management real drements Attach additional sheets if necessary Policy 6. Protect and restore the quality and function of the Town of Southold ecosystems including Significant Coastal Fish and Wildlife Habitats and wetlands. See LWRP Section III—Policies; Pages 22 through 32 for evaluation criteria. a ❑ 0 Yes X No Not Applicable G Subject proposal will not affect the quality of the surrounding ecosystem as the project features _ establishment of a large setback/buffer to the on-site wetlands, the installation of an approved septic system erosion control and stormwater management systems Attach additional sheets if necessary Policy 7. Protect and improve air quality in the Town of Southold. See LWRP Section III — Policies Pages 32 through 34 for evaluation criteria. ❑' Yes ❑ No,® Not Applicable Attach additional sheets if necessary Policy 8. Minimize environmental degradation in Town of Southold from solid waste and hazardous substances and wastes. See LWRP Section III—PoIicies; Pages 34 through 38 for evaluation criteria. ❑ Yes ❑ No ® Not Applicable PUBLIC COAST POLICIES Policy 9. Provide for public access to, and recreational use of, coastal waters, public lands, and public resources of the Town of Southold. See LWRP Section III—Policies; Pages 38 through 46 for evaluation criteria. ❑ WED No® Not Applicable Attach additional sheets if necessary D WORKING COAST POLICIES r Policy 10. Protect Southold's water-dependent uses and promote siting of new water-dependent uses in suitable locations. See LWRP Section III—Policies; Pages 47 through 56 for evaluation criteria. ❑.Yes ❑ No ® Not Applicable Attach additional sheets if necessary Policy 11. Promote sustainable use of living marine resources in Long Island Sound, the Peconic Estuary and Town waters. See LWRP Section III—Policies; Pages 57 through 62 for evaluation criteria. ❑ Yes [], No Fxl Not Applicable Attach additional sheets if necessary Policy 12. Protect agricultural lands in the Town of Southold. See LWRP Section III —Policies; Pages 62 through 65 for evaluation criteria. ❑.Yes ❑ No[g] Not Applicable Attach additional sheets if necessary Policy 13. Promote appropriate use and development of energy and mineral resources. See LWRP Section III—Policies; Pages 65 through 68 for evaluation criteria. ❑ Yes ❑ No ® Not Applicable PREPARED BY Gary Steinfeld TITLE Agent DATE 11/15/18 West Creek Builders, LLC HaNest _ L."e r PROJECT ADDRESS 3400 LITTLE NECK ROAD CUTCHOGUE, NY 11935 TAX MAP # NY 25y - ~° '_v EugenesR°id 1000-103.-09-13.1 - - _-_ _ LATITUDE/LONGITUDE 4100'44.485"N/-7202753.038W 01 AL o f n�rec lane - _ {fit L i to pose �a ,de Neck goad ce G afwn — ti e OrWo d Road - � �►,�, �' 4�-S ;�jt , �' � � t rt'e Neck Roaa j WEST CREEK Road $ <r' r - - ti- �^ 9 �� �, '�. � �► fs'' $ '.�.,- � ��' , PIAN I DESIGN I BUILD NEST GREEK BUILDERS 46 r PO BOX 256 2.t r - - NEW SUFFOLK, NY 11956 4 NO ,�� 'j �r / ,, _ -r =_ ► �'--'" �� �1 - ._ 7 -_ - _ 155UE/REVI5IONS oo. v !�`� � �= - .-•-' `• -';�` 3 - -- � 11.05.18 G A a' �; �► PROJECT 5 TE r_ -`-" '' -'fit' - PROJECT _ 1000-103-09-13.1 _- - ' 3400 LITTLE NECK ROAD GUTGHOGUE, NY 11935 _ RI 300 0 600ft LOCATION MAP 53 g�No.-N 4ATCN lNE � ' �/�• J , ^ SEE SEC.IM 1'el a 47 72 • T z , ,,. s i,. 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'i' }_, t1A... � #.� _;.s^e` � .,�., ..:W -�`,� ,� l -��If�, 'T e � WEST CREEK t PLANI DESIGN I BUILD f , ,ol � • � � DRAWINGS WEST GREEK BUILDERS y PO BOX 256 NEW SUFFOLK, NY 11956 155UE(REV151ON5 PROJECT �� , ► ► tea !' 3400 LITTLE NECK ROAD GUTGHO61JE. NY 11935 DRAWING AERIALS 52 SITE DATA DRAINAGE NOTES LOCATION MAP 56TM# 1000-10349.13.1 ROOF AREA RESIDENCE&GARAGE 1.LOT NUMBERS SHOWN THUS: REFER TO LOTO PROPERTY: 3400 LITTLE NECK ROAD RESIDENCE ROOF AREA=4950 SF MAP OF MINOR SUBDIVISION OF PROPERTY OF DORIS PRICE MOELLER FOSTER FILE IN THE OFFICE OF THE CLERK OF SUFFOLK COUNTY r' GUTGHOGUE.NY 11935 4950 Sr X 0.17=842/42.2=20 ON MAY 21,1990 A5 FILE No.0941 2 OWNER; EILEEN B OAKLEY PROVIDE(b)V DIA.X 4'DRAINAGE POOLS 2.FLOOD ZONE INFORMATION TAKEN FROM' ZONING: R40 FLOOD INSURANCE RATE MAP No 36103601154 H GARAGE ROOF AREA 852 5F ZONE AE.BASE FLOOD ELEVATIONS DETERMINED EAST LOT A 832 5F X 0.17=141/42 2=3.35 ZONE X*AREAS OF 0 2%ANNUAL CHANGE FLOOD;AREAS OF 1%ANNUAL CHANGE FLOOD CREEK A WITHAVERA6EDEPTHOFLESS THAN 1FOOT ORWITHDRAINAGEAREAS LESS THAN p� TOTAL LOT AREA 10b,123 SF PROVIDE(1)V DIA.X 4'DRAINAGE POOLS 1 SQUARE MILE,AND AREAS PROTECTED BY LEVEES FROM 1%ANNUAL CHANGE FLOOD. 1NIL50N ROAD TOTAL UPLAND AREA 53,835 SF ZONE X AREAS DETERMINED TO BE OUTSIDE THE 02%ANNUAL CHANGE FLOOOPLAIN. JECT 3.ELEVATIONS ARE REFERENCED TO N.A.V D 1988 DATUM NEW DRIVEWAY EXISTING ELEVATIONS ARE SHOWN THUS: 225 PROPOSED LOT COVERAGE F.FL -FIRST FLOOR RESIDENCE 5,2b5 SF DRIVEWAY AREA=4200 5F G FL GARAGE FLOOR GARAGE 832 SF 4200 5F X 0.11=714142.2=17 4 MINIMUM SEPTIC,TANK CAPACITIES FOR A 6 BEDROOM HOUSE 15 1,150 GALLONS M DRIVEWAYAPRON5 330 5F PROVIDE(5)B'DIA.X4'DRAINAGE POOLS 1 TANK,10'06b,9 V LIQUID DEPTH 5 MINIMUM LEACHING SYSTEM FOR A b BEDROOM HOUSE 15 400 sq ft SIDEWALL AREA s O WALKS 510 5F B LEACHING GALLEYS(8 5'x415')21-1161-1 p a TOTAL 6,937 SF 12.90/0 PROPOSED V DIA X 4'DEEP DRYWELLS Q PROPOSED FUTURE 5096 EXPAN5ION GALLEY a PROP05ED 8.5'X4.75'X T HIGH LEACHING GALLEY SURVEYOR 6Q�' to NATHAN T GORWIN III PROPOSED V DIA.X 4'DEEP DRYWELL5 PROPOSED 1,750 GALLON SEPTIC TANK �' o PO BOX 1b WITH OPEN GRATES ���� b.THE LOCATION OF WELLS AND CESSPOOLS SHOWN HEREON ARE FROM FIELD X X Q+T�ON ' I OI OBSERVATIONS AND/OR DATA OBTAINED FROM OTHERS O JAME5PORT,NY 11 q47 `-' / ° O �••�y 7.ALL EXISTING DWELLINGS WITHIN 150'OF SUBJECT PROPERTY ARE CONNECTED TO PUBLIC WATER. 1�1 Mum LICENSE NO.50461 3b6,p8' ' ' DATED DECEMBER 10,2018Iti(t�1N� / � Z > A c N c j/j (tOP 6A1 nl Y M GQ}IG MON, dnz 0 c� z m m x m P05T 8 WIRE "-Al,p r� , �� / w O m v G PENCE 4! ° , " Q�,�\ pJ ILRa m 0 n � •91 -e BEST HOLE _I �-OQ Vj VACANT AND WOODED pu FLAB E-B OTOS ;;i�7'N ' �e`!'� p O A O 11 P_� OD\P\GPt\ON � P�1pJ�'• o°. ;; GANG APRON Cir U > a > ii R!1 USM \OH oG o y 4� /� : PROPOSED GAIL V. m V LL!�rl 031001,E .V 0,11,1 a,m��� Dgy BUIL �R S b.,%ISARY1 % �. tJ r1 r PHOT02 O_ FLAG E-1 I n mP c 0' / z t LOT 1D3.a' 81' m n N b �m (1p0agtSA aI' n g REPBNGE °1ta+ 2ul E?1j•ND 2 -�, ,8.,� PENCE P05t 0,a I n' r m O O, S o`3 V'r 510N ���_ 12'5 10 .00 O o 1 MEASURE 'I� -a o 2' u�of O -A a tEMPORAW BRO , 1 �v r Y S 5HRUB5 �}I+„ye 4 MEADOW y� �on CONTf?gL o, =d DURIN6GON5Ti2U6110N mz ei Sti°0330 Q { m FLAG e•s o rtl b S 51LtFEHCgANDIORI Y ELINE N,O WEST CREEK LoDWELLINb U5>:5 PUBLIC WATER GFLAGE� P� aZ LOT 2O PLAN DESIGN BUILD •"� Z� ?E1z\.\NEl1A FLA6E-3 _ DRAWIN65 V�NyI\G�� ROW OF TR S rn WEST GREEK BUILDERS c% 2 4150.00' PO BOX 256 FLAG E-2 NEW SUFFOLK, NY 11956 :� PROP05ED 5EPTIG 5YSTEM DETAIL ISSUE/REVISIONS 0 4D- E HOUSE FLA&E-1 (NOT TO SCALE) FIN15H 6RADE TEST HOLE FINISHED GRADE ELEV 100' ELEV BT-9O' 12.20.18 (N.T.5) 00j1 CLEANOUT TOP EL q0 1'MIN 15' b" PROJECT C, ��°033 (TEST ON SEPTEMBER 24,18 2:2SPM)IENCE MIN 4"DIA -1-MIN EL 9.0' 0• 5EPTIG3'GLEAN GRAYISH BROWN SANDY LOAM OL INV.EL APPROVED PIPE' TANK min.PITCH 1/B"/1' GALLEY GALLEY � SAND 1000-103-09-13.1 Br /tEve 0' INV EL 67' o b coLLAR 3400 LITTLE NECK ROAD BROWN SILTY SAND SM INV EL 3' BOTTOM EL_ 3 m HIGHEST EXPECTED GROUND WATER GUTGHOGUE, NY 11935 N _ _ a - ------ HIGH WATER OF EUGENE'S GREEK ELEV,17 PALE BROWN SILT ML 5' BOT EL 5V DRAWING PALE BROWN SILTY SAND BM 5EPTIG TANK(1) GROUND WATER PER TESTHOLE 6, ELEV o.2' SITE PLAN PALE BROWN FINE SAND SP 1 MINIMUM SEPTIC,TANK CAPACITIES FOR A b BEDROOM HOUSE 15 1,150 6ALLON5 LEACHING GALLEYS(8) SITE PLAN EL°•Z' v e� 1 TANK 10 VIA,3 5'LIQUID DEPTH 1.MINIMUM LEACHING SYSTEM FOR b BEDROOM HOUSE 15 400 sq ft 510EINALL AREA 2 CONCRETE SHALL HAVE A MINIMUM COMPRESSIVE STRENGTH OF 3,000 0 AT 25 DAYS, 6&ALLEYS;2 DEEP,(B S'x 4.16) SCALE: I" = 501-011 3.WALL THICKNESS SHALL BE A MINIMUM OF 3",A TOP THICKNESS OF b"AND A BOTTOM THIGKNE55 OF 4" 2 LEACHING GALLEYS ARE TO BE CONSTRUCTED OF PRECAST REINFORCED CONCRETE(OR EQUAL) 1WATER In nLv4b` N ALL WAS,BOTTOM AND TOP SHALL CONTAIN REINFORCING TO RE515T AN APPLIED FORCE OF 500 psf LEACHING STRUCTURES,SOLID DOMES AND/OR SLABS. FINESAND LLSP 4 ALL JOINTS SHALL BE SEALED 50 THAT THE TANK 15 WATERTIGHT 3 ALL COVERS SHALL BE OF PRECAST REINFORCED CONCRETE(OR EQUAL) S.THE SEPTIC,TANK SHALL BE INSTALLED AT LEVEL IN ALL DIRECTIONS(WITH A MAX TOLERANCE OF 9b95P1/4") 4 A 10'min DISTANCE BETWEEN LEACHING GALLEYS AND WATER LINE SHALL BE MAINTAINED ON A MINIMUM 3"THICK BED OF COMPACTED SAND OR PEA GRAVEL. 5 AN V min.DISTANCE BETWEEN ALL LEACHING 6ALLEY5 AND SEPTIC TANK SHALL BE MAINTAINED. 17' b A 10'min.DISTANCE BETWEEN 5EFTIC TANKAND HOUSE SHALL BE MAINTAINED Nov 2 6 2018 Ipl ISI BASEMEN I WEE:S T CRELE Kj PLAN I DESIGN I BUILD Irl Ll,xl 141 I44I DRAWINGS YqE5T CREEK BUILDERS IFI Ial PO BOX 256 NEW SUFFOLK, NY 11956 Hk ISSUE/REVISION5 F.ill;"24Mwz Flf MPROJECT ECH EQUIP. 1000-103-oq-13.1 rz 3400 LITTLE NECK ROAD CUTCHO&UE, NY 11 q35 25.64' -i 5.b2 8 5415 04' 23 16' D RAW 1 N C-7 1.05, FLOOR PLANS BASEMENT PLAN SCALE 1/811 = 11 - Al 25' 41.77' 13 23' in m cri 56REENED PORCH r" N COVERED �` i NOV 2 6 903r PORCH \ I ! ! I � d \ e 4 n 5---...{.�,.�.-.e. JU:��,.._-•-- •- ._.�_._��---..«�--moi 17 73' II OFFICEDINING 20 6b' a" LIVING ROOM . N 23.34 WEST CREEK 17.73' MASTE 'r BEDROOM m II KITCHEN PLAN I DESIGN I BUILD ENTRY COVERED PORCH D RAW I N G5 WEST GREEK BUILDERS aC HALL I PO BOX 256 N psi i PANTRY NEW SUFFOLK, NY 11956 14.21' Lj II II ENTRY MSTR. - 12.34' 666' 8.83' BATH 155UE/REVISIONS c 9.12' � If CWSE II CLOSET I� DEN � HALL � r II 11.05.18 L E�c L II II PROJECT 7.62' I I 1000-103-Oq-13.1 5' 3400 LITTLE NECK ROAD COVERED MUDROOM ENT CUTCHOGUE, NY 11935 PORCH OATH I I 633 - J DRAWING — — � FLOOR PLANS FIRST FLOOR PLAN SCALE 1/8" = 1' A2 25.84' 19.5' 23.16' pie 12.34' 80.84' ROOF =' BELOW NOV 2 6 2018 I 60.59' � �_._.__ ".,,, •�� -i 11 � _J 14 q2, in m BEDROOM#4 o BATH o " � 13 BEDROOM#3 WEST CKEEK BEDROOM#2 i^v EE " PLAN I DESIGN I BUILD 5' N II' ND DRAWINGS F-1 A WEST GREEK BUILDERS ROOF PO BOX 256 BATH r HALL Ham" " 9MON GL05ET NEW SUFFOLK, NY 11956 c D W q� 0 0 155UE/REVI5ION5 9.25' HALL 11.05.1 S 25 33' 12.17' BATH PROJECT 1000-103-Oq-13.1 ROOF 18.83' 3400 LITTLE NECK ROAD BELOW CUTCHOC NY 11 q35 BEDROOM#5 m DRAWING FLOOR PLANS m SECOND FLOOR PLAN SCALE 1/811 = 1' A3 12' 24' I Nov 2 6 ?L I i L _ _ _ _ _ _ _ _ J L _ _ _ _ _ _ _ _ J WEST CREEK PLAN I DESIGN I BUILD DRAWINGS `14 N "8 WEST GREEK BUILDERS GARAGE PO BOX 256 (DRY BUILDING) NEW SUFFOLK, NY 11956 ISSUE/REVISIONS 11.05.18 PROJECT 1000-103-09-13.1 3400 LITTLE NECK ROAD CUTCHOGUE, NY 11935 DRAWING FLOOR PLANS GARAGE SCALE 1/4" = 1' A4 1 '�^',ift`'c'..zz.:,�'�'.,-�'-�._Y-��';,,��''� '1 1 �G�1,�i''t>w•a .Y-`- y O, a 2 6 2018 j �, ` Sr ,r.+''`.'"....•2�: �«�7�--�:.;-�?��.__r'F�-:`_t.,_'��° �y�`,' l .1..+*�:r1'..:�-''' ' jf=`.-"�-�; ��j�?�suer'`,�r`a�.�-. 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