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HomeMy WebLinkAboutZedwick, Debra AUP 06-006~' _~ ~~ CITY OF '';~-` ~ _ ~YlG~1G~"l7 ~`~ ~ IDAHO '&. . r~'~ ~yKs TREASURE VnuEY SINCE 1903 MAYOR Tammy de Weerd CITY COUNCIL MEMBERS Keith Bird Joseph W. Borton Charles M. Rountree Shaun Wardle CITY DEPARTMENTS City Attorney/HIZ 703 Main Street 898-5506 (City Attorney) 898-5503 (HR) Fax 884-8723 Fire 540 E. Franklin Road 888-1234 /fax 895-0390 Parks & Recreation 11 W. Bower Street 888-3579 /fax 898-5501 Planning 660 E. Watertower Lane Suite 202 884-5533/fax 888-6844 Police 1401 E. Watertower Lane 888-6678/fax 846-7366 Public Works 660 E. Watertower Lane Suite 200 898-5500/fax 895-9551 - Building 660 E. Watertower Lane Suite 150 887-2211 /.fax 887-1297 - Wastewater 3401 N. Ten Mile Road 888-21.91/fax 884-0744 - Water 2235 N.W. 8th Street 888-5242 /fax 884-1159 May 25, 2006 +~ Debra Zedwick 1460 N. Santa Rosa Place Meridian, Idaho 83642 RE: Accessory Use Permit application (AUP-06-006). Dear Ms. Zedwick: This letter is to confirm the approval to operate a family day care facility for three or fewer children located at 1460 N. Santa- Rasa Place and to include the following on-going conditions of approval: The applicant is limited to three children at the facility at one time, excluding the applicant's own children. 2. The applicant shall maintain. the approved on-site vehicle pickup, parking and turnaround areas. The applicant shall also maintain the approved design of the outdoor play areas. 3. The applicant shall provide a copy of the approved Basic Day Care License issued by the State of Idaho Department of Health & Welfare-Family and Children's Services. Division to the Planning Department. If the applicant fails to maintain such license, this approval shall be null and void. 4. Hours of operation shall be between 6:00 a.m, to .11:00 p.m. Outdoor play areas shall not be used. after dusk. 5. In no way shall the family day care cause the premises to differ from its residential character in appearance, lighting, signs, or in the emission of noise, fumes, odor, .vibrations, ar electrical interference. CITY FALL 33 EAST IDAHO AVENUE MERIDIAN, IDAHO 83642 (208) 888-4433 CITY CLERK - FAX 888-4218 FINANCE & UTILl7'1' BILLING -FAX 887-4813 MAYOR'S OFFICE -FAX 884-8] ]9 Printed on recycled paper ..- _ , Failure to meet the above stated conditions shall be deemed a violation of the Unified Development Code. The applicant, Director, or a party of record may appeal this decision or a condition of approval by requesting City Council review of this decision. All requests shall be filed in writing with the Planning Department within fifteen (15) days of the date of this letter and comply with the provisions of UDC 11- SA-6B. Sincerely, Kristy Vigil for Anna Borchers Canning Planning Director 0 0 ., -- STATE OF IDAHO e . P DEPARTMENT OF HEALTH AND WELFARE BASIC DAY CARE LICENSE The holder of this Basic Day Care License DEBI Z'S DAYCARE DEBRA ZEDWICK NAME OF FACILITY/APPLICANT 1460 N. SANTA ROSA PLACE MERIDIAN, ID, 83642 ADDRESS has complied with the requirements of Section 39-1114, Idaho Code, and has obtained a fire. inspection and health inspection establishing compliance with Section 39-1109 and 39-1110 and the requirements in Idaho Code 39-1105 regarding criminal history checks to be licensed as a: ` Day Care Home (No more than 6 children) From: 05/30/2006 To: 05/29/2008 Effective Date Expiration Date Your continued compliance will require that any new owners, operators, employees or volunteers who have not already done so, pay a fee to obtain a criminal history check if They have direct contact with children. The issuance of a Basic Day Care License does not establish that this facility is free of risl~ Primary responsibility for evaluation and selection of day care services rests with parents and/or guardians. Section 39-1101 and 39-1119, Idaho Code. Your Basic Day Care License must be posted in a conspicuous place at your facility and a copy of Idaho Code Sections 39-1101 through 39-1119 shall be available on the premises at all times for staff~an~d parents to r ad upon request. ILE'• Program Manager May 30, 2006 Date CITY OF MERIDIAN PLANNING DEPARTMENT ACCESSORY USE STAFF REPORT DATE: May 25, 2006 TO: Anna Canning, Planning Director FROM: Kristy Vigil, Assistant City Planner SUBJECT: Application for a family day care facility by Debra Zedwick. Request to Operate a Family Day Care Facility for Six or Fewer Children out of her home located at 1460 N. Santa Rosa Place. We have reviewed this submittal and offer the following comments: APPLICATION SUMMARY The applicant, Debra Zedwick, has requested approval to operate a family day care facility for 6 or fewer children out of her home located at 1460-N. Santa Rosa Place, Meridian,. Idaho. The property is zoned R-4, which allows for a family day care facility with written approval from the Planning Director. LOCATION The properly is located at 1460 N. Santa Rosa Place in the NE '/a of T. 3N., R. 1 W., Section 11. APPLICABLE CODE Section 11-4-3.9 of the Unified Development Code (UDC) for the City of Meridian lists specific criteria for day care facilities that serve children: 1. In determining the type of day care facility, the total number of children cared for during the day and not the number of children at the facility at one time, is the determining factor. The operator's children. are excluded from the number. 2. On-site vehicle pickup, parking and turnaround areas shall be provided to ensure safe discharge and pickup of clients. 3. The decision-making body shall specify the maximum number of allowable clients and hours of operation as conditions of approval. 4. The applicant or owner shall secure and maintain a Basic Day Care License from the State of Idaho Department of Health and Welfare-Family and Children's Services Division. 5. In residential districts or uses adjoining an adjacent residence, the hours of operation shall be between 6:00 a.m. to 11:00 p.m. This standard may be modified .through approval of a Conditional Use Permit. 6. All outdoor play areas shall be completely enclosed by minimum six-foot (6') non-scalable fence to secure against exit/entry by small children and to screen abutting properties. The AUP-06-006 Debra Zedwick PAGE 1 CITY OF MERIDIAN PLANNING DEPARTMENT ACCESSORY USE STAFF REPORT fencing material shall meet the swimming pool fence requirements of the Building Code in accord with Title 10 of the Meridian City Municipal Code. 7. Outdoor play equipment over six feet (6') high shall not be located in a front yard or within any required yard. 8. Outdoor play areas in residential districts adjacent to an existing residence shall not be used after dusk. STAFF RECOA~IlVIENDATION Staff recommends approval of the accessory use for Debra Zedwick with the comments noted above and following on-going conditions of approval: 1. The applicant is limited to three children at the facility at one time, excluding the applicant's own children. Staff has limited the number of children to three to reflect neighbor's comments regarding off-street parking issues in the neighborhood. 2. The applicant shall maintain the approved on-site vehicle pickup, parking and turnaround areas. The applicant shall also maintain the approved design of the outdoor play areas. 3. The applicant shall provide a copy of the approved Basic Day Care License issued by the State of Idaho Department of Health & Welfar~Family and Children's Services Division to the Planning Department. If the applicant fails to maintain such license, this approval shall be null and void. 4. Hours of operation shall be between 6:00 a.m. to 11:00 p.m. Outdoor play areas shall not be used after dusk. 5. In no way shall the family day care cause the premises to differ from its residential character in appearance, lighting, signs, or in the emission of noise, fumes, odor, vibrations, or electrical interference. AUP-06-006 Debra Zedwick PAGE 2 n PLANNING Director City of Meridian Ste. 2A2, ,M-eridiax+,~'~ 83b4.~ Att: Kristy Vigil Qear ~rrsty, n -~~ ~.~~'F untitled T~ cI~ MqY 1 ~ '~/ 1'l~ '{vim' ?~/p~ G~2o~~ LNG ~'k~e appl~catzan far a oay care o~te.rat~.~g, nut of tkte kwm,e of oe~s~a. Zeda~~~ 1460N.5anta Rosa Pl should be disapproved because of the following: 1. It is in violation of the vineyards covenants that they agreed to when t'ney purchased the 1nDUSe. 2_ ~revi.a~s hamecvouaers in the ne~~+l~lwrhpnd have .t-een tyraaed .tlcuur~ frr operating childcare and other types of.business to be operated out of the home, why should this be a special case. 3. The home is situated on a curve with the street occupied with many narked ~~rrc~es cti'rat cr~ata a drrvrrrg~ narard tv p~*a ~a dr•rvrrrg tv their homes. Any additional traffic will be unbearable. 4. Retaining our property value is important to us; we have a lot invested in our home's. 5. Santa Rosa P1 is a closed end culasack that can't handle any more traffic. Rpalph and carol Lee ~~entry 1502:.N~,Santa Rosa P1. Meridian zD. ~'~ k~s~ ~~ u ~s ~ ~~~- ~- C S~ 7 l~ ~~f ~-~- I~~~- ~. yv~c ~,,i,~,~ ~p . ~~tfi~ -~~~i~~ ~,~ ~ -r~r r Page 1 /"', ~ I~~c~ Ma lb 2006 ~~ I~ y Cat, ~` J' y . , P II',U~~ ~~~1~~ Planning Director l`~ -'1 r.~YG ~ ~t~~ City of Meridian OWN 660 E. Watertower Ln ~ Ste. 202, Meridian, ID 83642 Att: Kristy Vigil Dear Kristy, The application for a Day Care operating out. of home of Debra Zedwick 1460 N. Santa Rosa Pl should be disapproved because of the following: 1. It is in violation of the Vineyards covenants that they agreed to when they purchased the house. 2. Previous homeowners in the neighborhood have been turned down for operating childcare and other types of business to be operated out of the home. Why should this be a special case? 3. The home is situated on a curve with the street occupied with many parked vehicles that create a driving hazard to people driving to their homes. Any additional traffic will be unbearable. 4. Retaining our property value is important to us; we have a lot invested in our home. It should be also be noted, that the proposed daycare with children would be just across the street from a home that has occupants that have had many run ins with the police. They have an unsavory reputation and children should not be exposed to them. If you have a public hearing, we would like to be notified so to be able to provide our testimony at such hearing. Sincerel ~~ ~~v~ Gil & Norma Thorsen 1490-N. Santa Rosa Pl Meridian, ID 83642 Ph: 898-9314 Kristy Vigil From: Kristy Vgil Sent: Wednesday, May 10, 2006 9:01 AM To: 'Kenny Bowers' Subject: AUP inspection Hi Kenny, Can you please contact: Debra Zedwick (846-8220} located at 1460 N Santa Rosa Place. She needs an inspection for an in-home daycare for 6 or fewer children. Thanks, Kristy - - - ti G~~~ ~~t`l7"Pt?F ~~ ~~%~~"t P~`ZG~t~~~"YI ~'' ~~~~ ~~ ~ ~~~6 Planning Department E~; .. ,,, ~ p~ `~ ~~~ ~~~ ~ ~_~~~ ~ ~~~tip~ CCESSORY USE ^ Application Checklist C~~ Y Pro'ect name: File #: A licant/a ent: _ Z-t°~ f ~ 2 All applications aze required to contain one copy of the following: Applicant Description Staff Com leted & si ned Administrative Review A lication ~,,._ Narrative full describin the ro osed re uest R:t;evrd-eZt-Warr de'eti-fot~th~~ ' c~- - - _ -- - -- v' -- ~,;,,~.- Affidavit of Legal Interest signed & notarized by the property owner (If owner is a corporation, submit a co of the Articles of Into ration or other evidence to show that the rson si ~ is an authorized ent. Scaled vicinity map showing the location of the subject property (can be obtained from the Plannin De ent ./' ~ Scaled or dimensioned site plan showing the boundaries of the property, floor plan of house, area intended for accesso use, and azkin and azd areas. c./ Fee L/ Additional Re uirements for Da Care A lications Include the following additional information in the narrative: - The total number of children ro osed to be cared for durin the da ~ Include fencin details on the site lan location, a of fence ~--'' A copy of your application for a Basic Day Care License from the State of Idaho Department of Health &Welfare-Family and Children's Services Division. (A copy ofyour license is re aired to be submitted to the Piannin De t. when ou receive it from the State. ~, v Standazds for Da Care Facilities, Statement of Com liance form si ned b a licant /' 'AdditionalRe uirements for Home Occu ation.A lications Standazds for Home Occu ations, Statement of Com liance form si ed b a licant THIS APPLICATION SHALL NOT BE CONSIDERED COMPLETE UNTIL STAFF HAS RECEIVED ALL REQUIRED INFORMATION. 660 E. Watertower Lane, Suite 202 • M~idian, Idaho 83642 ' Phone: (208) 884-5533 • Facsimile: (208) 888-6854 ~' Website: www.meridiancity.org ~~ f c n ~~~~ n ~~ ~~ ~x ~~ ~ ~ .i~~t f'1``~~1~Y~ '" ~. ~~`~ ~1 ~~v Planning Department :711t iCA f ~~~. ~~ ~ ~'~ ~,7,Q MII~TISTRATIVE REVIEW APPLICATION r ~ q\` ~~ 1~y~ Type of Review Requested (check all that apply) ~_ ~• @~ccessory Use ^ Alternative Compliance ^ Certificate of Zoning Compliance ^ Conditional Use Permit Minor Modification ^ Design Review ^ Properiy Boundary Adjustment ^ Short Plat ^ Temporary Use Certificate of Zoning Compliance ^ Time Extension (Director) -- _ - _>_ ^ Vacation -- _ _ _ _ - ^ Other Information Applicant name: _ Applicant address: Phone: Zip: _ ~C~ Applicant's interest inproperty: ^ Own ^ R e nt ^ Optioned ^ Other 'Q(~ ~d/r'Q~ ~° r ~ Owner name: ~ ~ ~ ~ ~ J U S~'Y~ L~`e~ ~ __ JJ Phone: ~ ~~ ~ ~~ ~ Owner address: ~~-'19~yY~~P ~..+5 l~c.,~(`~-~ Zip: ~ ~ b 3 Z Agent name (e.g., architect, engineer, developer, representative): -' Firm name: ,--- Phone: Address: Zip: - ~ Primary contact is: ~] Applicant ^ Owner ^ Agent ^ Other Contact name: l~~f`oL. ~7 ~,{~ Phone: ~~(O ° ~ 2 6 E-mail: -- Fax: - Subject Property Information Location street address: ~~{ ~,t~ (~ , ~~ 1 20 514 Q ~ - pp Assessor's parcel number(s): f~ ~O 3'300 L y.~ Township, range, section: `3 N L 1,(.) t I Total acreage: 1.. ~ V Current land use: ~~~~ f~.'P~Y~-Icy L Current zoning district: ~, _c,1 z-~~c 660 E. Watertower Lane, Suite 202 Meridian, Idaho 83642 Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www.meridiancitv.org 1 r, n Project Description Project/subdivision name: General description of proposed project/request: _~ t~1~'C? ~~ ~ ~ C Ld~'P r to C~/U~ 1 O r ~1~ Proposed zoning district(s): Acres of each zone proposed: Type of use proposed (check all that apply): ^ Residential ^ Commercial ^ Office ^ Industrial ^ Other Amenities provided with this development (if applicable): Who will own & maintain the pressurized irrigation system in this development? Which irrigation district does this. property lie within? Primary irrigation source: Secondary: Square footage of landscaped areas to be Irrigated (if primary or secondary point of connection is City water): Residential Project Summary (if applicable) Number of residential units: Number of common and/or other lots: Number of building lots: Proposed number of dwelling units (for multi-family developments only): 1 Bedroom: 2 or more Bedrooms: Minimum square footage of structure(s) (excl. garage): Minimum property size (s.f): Gross density (DU/acre-total land): _ Percentage of open space provided: Proposed building height: Average property size (s.f.): Net density (DU/acre-excluding roads & alleys): Acreage of open space: Percentage of useable open space: (See Chapter 3, Article G, for qualified open space) Type of open space provided in acres (i.e., landscaping,-public, common, etc):. Type of dwelling(s) proposed: ^SingIe-family ^ Townhomes ^ Duplexes ^MuIti-family Non-residential Project Summary (if applicable) Number of building lots: Other lots: Gross floor area proposed: Existing (if applicable): Hours of operation (days and hours): Building height: _ Percentage. ofsite/project devoted to the following: Landscaping: Building: Paving: _ Total number of employees: Maximum number of employees at any one time: Number and ages of students/children (if applicable): _ Total number of parking spaces provided: Seating capacity: Number of compact spaces provided: Authorization Print applicant name: n --~--a Applicant signature: (,~Q,yj~,~JJ, ~i~ Date: 660 E. Watertower Lane, Suite 202 Meridian, Idaho 83642 Phone: (208) 884-5533 • Facsimile: (208) 888-6854 Website: www.meridiancitv.org 2 /"1 ~.. ,. ~ "~" (:ITY OF ~~~:_- -b ~YlG~1~y1 =L~ `~ ~~ ~ IDAHO j ~~ n~, ~fFlt ~~` THE/\SURE V NAY SINCE 1903 MAYOR Tammy de Weerd CITY COUNCIL MEMBERS Keith Bird Joseph W. Borton Charles M. Rountree Shaun Wardle CITY DEPARTMENTS City Attorney/HR 703 Main Street 898-5506 (City Attorney) 898-5503 (HR) Fax 884-8723 Fire 540 E. Franklin Road 888-1234/fax 895-0390 Parks & Recreation i l W. Bower Street 888-3579/fax 898-5501 Planning 660 E. Watertower Lane Suite 202 884-5533/fax 888-6844 Police 1401 E. Watertower Lane 888-6678/fax 846-7366 Public Works 660 E. Watertower Lane Suite 200 898-5500/fax 895-9551 - Building 660 E. Watertower Lane Suite 150 887-2211/fax 887-1297 - Wastewater 3401 N. Ten Mile Road 888-2191/fax 884-0744 - Water 2235 N.W. 8th Street 888-5242 /fax 884-1159 May 9, 2006 RE: Application for the operation of a Family Day Care for six or fewer children located at 1460 N. Santa Rosa Place. To Whom It May Concern: This letter is to inform you that Debra Zedwick requested approval to operate a Family Day Care for six or fewer children out of her home at 1460 N. Santa Rosa Place, Meridian, Idaho. You are invited to submit comments, either for or against this request. All comments must be filed with the Planning Director within 15 days after the date of this letter and should be addressed to Planning Director, City of Meridian, c/o Kristy Vigil, Assistant City Planner, 660 E. Watertower Ln., Ste. 202, Meridian, Idaho. Sincerely, . ~ w/~/ ~' V~ Kristy Vigil for Anna Borchers Canning, AICP Planning Director CITY HALL 33 EAST IDAHO AVENUE MERIDIAN, IDAHO 83642 (208) 888-4433 CITY CLERK -FAX 888-4218 FINANCE & UTILITY BILLING -FAX 887-4813 MAYOR'S OFFICE -FAX 884-8119 Printed on recycled paper Z J } W 2 U ab 2i34N1~ ~~ fly 1~ as m 0 0 r 0 O 0 0 N r O O O M _~~ ~- ~ _ `.J1 ~ ~r,~n wrv~~ ~ ~ ~= R e '. a. 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L~00 N ~ ~~ I . ~~ ~ ~ .~ ro~ U .,~ .. I~ N ~z ~ v \ ~ ` ..p '-_ , ~_ -~.- ,~ ;• ~ - ~_~: ~~~ F- 3 .._--~. ~~ ~; v ~. ~= --a~- ~~~ ~, ~~~~ ;;~~- - ~ ~_~ ~- -~ ~~. F ,~ __ ~:- a~ - ~ ~ ~ _ '~.. ~~ ~'~a ~ ` ~ ~„ jar v ~ w ~ _PP_i°'-_FiF - ~ ~~ _ f ~~ - - - ~~ -- ~ '" ~-` -~ -., 7 ~` ,.. ~~w ~" _ ~` ~~ • ~~ ~~ _ ~a _ ~..-~- ~ ~+..i Ftr-,C~,,. r- ~. -~- ,. Y.. ~_ , Fy l =r ~ k .. r . _ - -- ~ ~« r. a wC' k ~. ~: May 08 2006 9: i~M EHEP ~.~ 3278553 p . 2 ;~ •a o~snt~cr ~NT~-` CENT'RAL DISTRICT HEALT~T DEPARTMENT ~ HEALTH. . o~~,,~M~Nt DAYCA-RE_INSPECTIQN REQUEST FARM CENTRAL DISTRICT HEALTH DEPARTMENT MUST INSPECT ALL FACILITIES APPLYING FOR A CHILD CARE LICENSE. MAIL OR BRING THIS FORM ALONG WITH THE APPROPRIATE FEE TO: CENTRAL DISTRICT HEALTH DEPARTMEl'~TT Er~tIR4N~.VIENTAIf HEALTH DTVISIfJN 707 N(JRTH ARMS'I'R~NG PLACE BtJTSE, ID 8370 PH~JNE: X208) 327-853Q ~ FAX {208) 327-8553 E-MAIL: SSIMMONS@~DHD.ID,A.H{O.+G-~V BN~RBER.+G@CDHD:ID.AHU GOAT NEW: RENEW: z~cEavsa~ sY: aolsE cITY; srATE: LICENSED FAR CHII.DREN IS SMOKING PERMITTED? YES,...~fJ FUNDING FRlDM IDAHtJ CHILD CARE PROGRAM ¢CCP)? YES: N®: ADDRESS:- ~ `l~ ~ ~ `T~~ S G.-i~: ~1~ ~' ~-. ...CITY ~~~~~ ~ ~ ,ZZP• ~,~ ~ ~ ~ PHONE: ~' . ~ MAII.INGADDBESS: ~ ~/~ `-~- ~~, '~©'°5~9-- ~f - ~'~ d 4~VNER'S NAME: ~ ~.,,,_ f¢'~ •k}-:t~ ~---~ ADDRESS: CITY SIP': PHONE; WATER: PUBLIC ~'" SE~VLR: PUBLIC ''`~ PRIVATE PRIVATE OTHER OTHER Eater. # FEES: $35.00 -NEW ~ ~ ~ ,~"~'~ $30.00 -RENEWAL Qaba Recei by STANDARDS FOR DAY CARE FACILITIES STATEMENT OF COMPLIANCE UDC 11-4-3.9: Day Care Facility A. General standards for all child day care and adult care uses, including the classifications of day care center; day care, family; and day care, group: 1. In determining the type of day care facility, the total number of children cared for during the day and not the number of children at the facility at one time, is the determining factor. The operator's children are excluded from the number. __ _ _ _ 2. On-site vehicle ptckup,,parking-and_turnaround~reas shall_be TrQuided-i~ensu~e safe-disch~ge ~- pickup of clients. 3. The decision-making body shall specify the maximum number of allowable clients and hours of operation as conditions of approval. 4. The applicant or owner shall secure and maintain a Basic Day Care License from the State of Idaho Department of Health and Welfare-Family and Children's Services Division. 5. In residential districts onuses adjoining an adjacent residence, the hours of operation shall be between 6:00 a.m. to 11:00 p.m. This standard may be modified through approval of a Conditional Use Permit. B. Additional standards for day care facilities that serve children: 1. All outdoor play areas shall be completely enclosed by minimum six-foot (6') non-scalable fence to secure against exit/entry by small children and to screen abutting properties. The fencing material shall meet the swimming pool fence requirements of the Building Code in accord with Title 10 of the Meridian City Municipal Code. 2. Outdoor play equipment over six feet (6') high shall not be located in a front yard or within any required yard. 3. Outdoor play areas in residential districts adjacent to an existing residence. shall not be used after dusk. Certification: I have read and understand the above standards for operation of a day care facility and cert~ that I will conduct my business in accordance with these standards. If I cannot meet these standards, I am not allowed this accessory use. Applicant's Signature: -~> ULL-~w" ~~ Date: ~~ ' ~~ N ai ~ ~ ~o Q M ~SO v -°o ' ~~ c ~ c . o "' ~ •tiM~ U ~ ~ z --- -- --- --- -- --- --- - - --- --- -- --- --- -- --- --- -- U a • a a z a J Q FF W ~ N F- ~ t LL ~ a "~ W v U c o ~ o a a w ~ U ~ a ' w ak U Q w ' Y uJ Q U o ~ U ? F O a~i >. ¢m Z .~. ~ o M s-~ N ~ ~ U ~ } Q Q a PHILIP J ZEDWICK 355$ - n DEBRA A ZEDWICK z-aZSn2a, s3~s VJ -1460 N SANTA ROSA PL -`. 2655.01.5258 MERIDIAN, ID 83642 ~ ~~ i ; _-~ ~, 208-846-8220 ~ ! " ~ " /,/~ r ..~ ~ ui ~ o Q ,~ ~ -~ `, m