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Tentative Subdivision - 1982Callander Associates May 16, 1 990 (408) 866-2140 FAX (408) 379-2572 311 Seventh Ave. San Mateo, CA 94401 (415) 375-1313 Fax (415) 344-3290 Ms. Gloria Sciara Planning Department City of Campbell 70 No. First Street Campbell, CA 95008 RE: 300 UNION STREET/submittal requirements MAY 17 19Cj ] CITY OF CAMPBELL PLANNING DEPARTMENT 299 Cannery Row Monterey, CA 93940 (408) 646-1383 Fax (408) 373-8653 Dear Gloria: Thank you very much for the submittal information in our phone conversation today. We will proceed to develop a preliminary landscape plan that shows: 1. existing and proposed plantings and 2. notations on existing and proposed irrigation. We anticipate having two copies of this plan to you within a week for your review and approval. This document should fulfill the requirements for your planning submittal and perhaps the building permit with minor additions. You indicated that there are no written conditions of approval and that any requirements would be from standard City staff comments. We're looking forward to working with you and other City staff in seeing the project upgraded. Sincerely, cc: Kevin/Sinclair Associates L. T. Alexander Landscape Architecture Master Planning Waterfront Planning Park and Recreation Design Peter Callander, ASLA, Principal William S. Harris, ASLA, Associate John D. Cahalan, ASLA, Associate Michael Bellinger, ASLA, Associate CITY COUNCIL MTG. FEBRUARY 15, 1983 Minute Action - approving request for reaffirmation of approval of tentative sub- division map - 300 Union Ave. - TS 82-04 - J. Lampe This is minute action approving request for reaffirmation of approval of tentative subdivision map - 300 Union Avenue - TS 82-04 - J. Lampe TS 82-04 Lampe, J. Request of Jennings-McDermott-Heiss, Inc. for reaffirmation of approval of a tentative subdivision map allowing the con- struction of 44 condominium units on property known as 300 Union Avenue to satisfy a condition by the State Department nf R¡:>;:¡l ~c:+::>+c . RECOM~1ENDATION That the City Council reapprove the tentative subdivision map as request by the applicant. DISCUSS ION On July 27, 1982 the Planning Commission took action to recommend approval of this tentative subdivision map, with a vote of 7-0-0. On August 17, 1982 the City Council took action approving the subdivision. It has been brought to the Planning Commission's attention that the applicant failed to notify the tenants of the existing apartment units of the proposed condominium conversion as required by the State of California. As indicated in the attached letter, the applicant is being required by the State to satisfy the notification requirement. Since there are no changes proposed in the subdivision map since its approval by the Council on August 17, 1982, the Planning Commission is viewing this request as being necessary to satisfy a technical requirement of the State. With this is mind, the Commission took action at its meeting of January 25, 1983 to recommend reapproval of this tentative subdivision map. Since the original approval of this map, it should be noted that new standards for condominium units have been adopted. COST Not applicable. PREPARED BY' PLANNING DEPARTMENT AGENDA FEB RUARY 15, 1983 PLANNING COMMISSION MEETING OF 1-25-83 TS 82-04 Lampe, J. Request of Jem1Ïngs-Mc~noott-Heiss, Inc., for reaffirmation of approval of a tentative sub- division map allowing the construction of 44 condominiun lIDits on property known. as" _satisfy a condition by ~ ~ of Real Estate. Mr. Kee reported that Staff is reconunending that the Planning Címmission reconnnend re-approval as requested by the applicant, in that this request ìs being vieæd as being necessary to satisfy a teclmical requirement of the State. It was moved by Corrnnissioner Meyer, and seconded by Cbrrnnissioner Dickson, that the Planning Commission reconunend re-approval of TS 82-04. MJtion carried lIDanimously. * * * ITEM NO. 12 STAFF COMMENT SHEET - PLANNING COMMISSION MEETING OF JANUARY 25, 1983 TS 82-04 Lampe, J. Request of Jennings-McDermott-Heiss, Inc., for reaffirma- tion of approval of a tentative subdivision map allowing the construction of 44 condominium units on property known as 300 Union Avenue to satisfy a condition by the State Department of Real Estate. STAFF RECOMMENDATION That the Planning Commission recommend that the City Council reapprove the tentative subdivision as requested by the applicant. STAFF DISCUSSION On July 27, 1982, the Planning Commission took action to recommend approval of this tentative subdivision map. This action was adopted unanimously, with no Commissioners absent. On August 17, 1982, the City Council took action approving the subdivision. It has been brought to the Staff's attention that the applicant failed to notify the tenants of the existing apartment units of the proposed condominium conversion as required by the State of California. As indicated in the attached letter, the applicant is being required by the State to satisfy the notification requirement. Since there are no changes proposed in the subdivision map since its approval by the Council on August 17, 1982, Staff is viewing this request as being necessary to satisfy a technical requirement of the State. With this in mind, Staff is recommending that this tentative subdivision be reapproved. Since the original approval of this map, it should be noted that new standards for condominium units have been adopted. JMH JENNINGS - McDERMOTT - HEISS, INC. SUITE 200 286-4555 925 REGENT STREET ~ SAN JOSE, CA. 95110 Civil Engineering Land Planning Land Surveying January 18, 1983 Mr. Phil Stafford c/o Art Kee Director of Planning City Hall 75 N. Central Avenue Campbell, CA 95008 Re: Our #2333-James Lampe Condo Conversion City File #Ts-82-04 Dear Mr. Stafford: Reference is made to my letter dated December 27, 1982, addressed to your office, in which a request was made to re-approve subject Tentative Map. My letter indicated that a minor technical requirement by the State of California must be satisfied as the reason for said request. Although the tenants in the subject building were aware the condo con- version was to take place, Mr. Lampe did not send the "Notice to Tenants of Filing Tentative Map" per government code, Section 66452 9, which indicates that 60 days prior to the filing of a tentative map each tenant shall be notified. Mr. Lampe complied and sent the proper notice on October 25, 1982, and now that 60 days has elapsed we would appreciate re-approval of subject Tentative Map. I hope I have clarified our position, if not, please give me a call. Very truly yours, ~ð tv1 cb - ROBERT G. McDERMOTT c.c. James Lampe Don Smith, Esq. ¡ r-¡) U:~ ~-) JAN 19 1983 , . .' ,/ CITY OF CA:',H<~¿Lì.. PLANNING DEPARTMENT December 27, 1982 Mr. Art Kee Planning Director Campbell City Hall 75 North Central Avenue Campbell, CA 95008 Re: Our #2333~e Condo Conversion City File.. Dear Mr. Kee: Attached for your recall is one copy of the Tentative Map of subject property that was approved by the City Council on August 17, 1982. Due to a minor technical requirement of Condo Conversion, by the State of California that must be satisfied, it is necessary to reaffirm the Tentative Map approval. This office would appreciate your granting this request in order that we may proceed. If further explanation should be needed, please call. Thank you. Very truly yours, ROBERT G, McDERMOTT c.c. James Lampe Don Smith, Esq. August 20, 1982 Mr. James Lampe 159 Stacia Street Los Gatos, CA 95030 RE: TS 82-04 300 Union Avenue Dear Mr. Lampe: Please be advised that the Campbell City Council, at its regular meeting of August 17, 1982, approved the Tentative Subdivision Map for property known as 300 Union Avenue, TS 82-04. The approval is subject to Conditions of Approval, a copy of which is attached. Very truly yours, PHYLLIS O. ACKER City Clerk lac enc. cc: Jennings-IkDermott-Heiss, Inc. Planning Director CITY COUNCIL t1TG. AUGUST 17, 1982 Minute Action - TS 82-04 - 300 Union Avenue - Lands of Lampe This is minute action - TS 82-04 - 300 Union Avenue - Lands of Lampe Tentative Subdivision Map: Lands of Lampe APN 413-43-164 (300 Union Avenue) RECOMMENDATION That the City Council approve this tentative subdivision map, subject to the attached conditions. DISCUSSION At its meeting of April 20, 1982 the City Council adopted Ordinance No. 1411 approving ZC 81-13 which allowed the conversion of 45 apartment units to 44 condominium units on property known as 300 Union Avenue. Condition A of that approval required the applicant to process and file a tract map, and the applicant is now requesting approval of said map. The proposed converison would allow the creation of 44 condominium units on this property or 23.5 units per gross acre. The Land Use Element of the General Plan indicates High Density Residential (21-27 units per gross acre) for this area. The applicant has presented an agreementt satisfactory to the City Attorney, which addresses the provision of a parking easement for this development. At its meeting of July 27t' 1982 the Planning Commission found the proposed tentative subdivision map to be in conformance with the Land Use Element of the General Plan, and took minute action to recommend approval. COST Not applicable. PREPARED BY: Planning Staff AGENDA: August 17, 1982 PLANNING COMMISSION MTG. JULY 27,1982 CONSENT CALENDAR TS 82-04 Lampe, J. Continued Tentative Subdivision Map: Lands of Lampe. APN 413-43-164 (300 Union Avenue). Mr. Kee reported that the Staff recommendation is that the Planning Commission find this proposed map in accordance with the General Plan and recommend that the City Council approve this map, subject to the conditions listed in the Staff Comment Sheet (attached hereto). It was moved by Commissioner Campos, and seconded by Commissioner Dickson, that TS 82-04 be approved as per staff recommendation, subject to the conditions as listed in the Staff Comment Sheet. * * * ITEM NO. 1 STAFF COMMENT SHEET - PLANNING COMMISSION MEETING OF JULY 27, 1982 TS 82-04 Lampe, J. Tentative Subdivision Map: Lands of Lampe APN 413-43-164 (300 Union Avenue) STAFF RECOMMENDATION 1. That the Planning Commission find the proposed map in accord with the General Plan; and 2. That the Planning Commission recommend that the City Council approve this map, subject to attached conditions. STAFF DISCUSSION At its meeting of February 9, 1982 the Planning Commission adopted Resolution No. 2091 recommending approval of ZC 81-13 which allowed the conversion of 45 apartment units to 44 condominium units on this property. The City Council subsequently adopted Ordinance No. 1411 approving this application. Condition A of that approval required the applicant to file and process a tract map. The applicant has since submitted the subject map. The proposed conversion would allow the creation of 44 condominium units on this property or 23.5 units per gross acre. The land use element of the General Plan indicates High Density Residential (21-27 units per gross acre) for this area. As the Commission may recall, concerns regarding parking for these proposed condominiums were raised when the zone change application was before the Commission. To provide adequate parking for this development, parking had been proposed through the provision of a parking easement satisfactory to the City Attorney. The applicant has since presented an agreement to the City Attorney which was considered acceptable, consequently, Staff is recommending approval at this time. Staff is recommending an added condition of approval which requires that this agreement be recorded with the final map. ADDED CONDITION The agreement regarding the parking statement of the subject property shall be recorded with the final map. LAW OFFIOES OF MITCHELL & SMITH A PROFESSIONAL OORPORATION LAURENCE B. MITCHELL ~~)OJIK:IiJ DONALD L. SMITH DAVID J. STOOK JOHN W. GUDGEON WILLOW CREEK PROFESSIONAL OENTER 1631 WILLOW STREET. SUITE 100 SAN JOSE. OALIFORNIA 91S121S T..LJIPHONB (408) 264·9822 July 15, 1982 HAND DELIVERED ~·1r. Art Kee Planning Director City Hall 75 North Central Avenue Campbell, CA 95008 RE: Ordinance No. 1411-ZC 81-33 - 300 Union Avenue James Lampe Dear Mr. Kee: Enclosed herewith is the original document "Agreement Regarding Easement - 300 Union Avenue" executed by Janes Lampe. It is my understanding that Hr. Dempster has approved of the form and content of this agreement such that the condition on City Council approval has been met. Although I understand my presence at the City Council meeting on July 20, 1982 is not required, I intend to be there shoula any questions arise. If you have any questions regarding the above, please contact me. l DONALD L. SHITH DLS:lo Enclosure cc: Hr. James Lampe Mr. Bruce Johnson J. Robert Dempster, Esq. Recording Requested j: Return To: AGREEMENT REGARDING EASEMENT - 300 UNION AVENUE This Agreement is made and entered into on the date set forth below by and between JAMES LAMPE GENERAL CONTRACTOR, a Partnership, hereinafter referred to as "LAMPE," and the CITY OF CAHPBELL, herein- after referred to as "CAMPBELL." WIT N E SSE T H WHEREAS, by Grant Deed recorded May 19, 1981, in Book G097, page 244 a.nd 245, LAMPE granted to CITIZENS SAVINGS AND LOAN ASSOCI- ATION, a Corpora·tion, all of his interest in the PRUNEYARD VILLAGE CONDOHINIUM PROJEcr.=' located at 848-880 Apricot Avenue, Campell, California, reserving to itself a non-exclusive easement for parking in favor of the contiguous parcel located at 300 Union Avenue, Campbell, California; and WHEREAS, CAMPBELL desires that LAMPE be responsible for the removal of any vehicles parking within the confines of said easement which are not legally parked there pursuant to a lease, rental agree- ment, or ownership interest in the property commonly known as 300 Union Avenue. NOW THEREFORE, it is agreed as follows: 1. LAMPE agrees to remove or caused to be removed any and all vehicles parking within the confines of the easement referred to above which are not legally entitleð to park within said easement pursuant to a lease, rental agreement, or ownership interest in the real property and improvements commonly known as 300 Union Avenue, Campbell, California. 2. If any legal action or arbitration is brought for the enforcement of this Agreement, the successful or prevailing party or parties shall be entitled to recover reasonable attorney's fees and other costs incurred in that action or proceeding, in addition to any other relief to which it or they may be entitled. 3. This Agreement shall be binding on, and shall inure to the benefit of, the parties to it and their respective heirs, legal representatives, successors, and assigns. 4. This Agreement shall be construed in accordance with, and governed by, the laws of the State of California. -1- IN WITNESS WHEREOF, the parties to this Agreement have duly executed it on the day of , 1982. CITY OF CAMPBELL By CTOR +t. -2- June 24, 1982 J. Robert Dempster Attorney at Law 20325 Stevens Creek Blvd. Cupertino, CA 95014 RE: Union Avenue Condominium Conversion 300 Union Avenue, Campbell, California Dear Bob: Enclosed is a copy of the Agreement I have prepared obligating Lampe or his successors to remove any vehicles parking in the easement in favor of 300 Union Avenue. After you have had an opportunity to review the same, please contact me to advise regarding its adequacy. Since this matter is set to be heard by the council on July 20, 1982, your prompt attention to this matter would be appreciated so that any changes can be made and further delay avoided. Very truly yours, DONALD l. SMITH DONALD L. SMITH DLS:10 Enclosure cc: Mr. James Lampe PLANNING COMMISSION MEETING JUNE 22, 1982 TS 82-4 Lampe, J. TentativeSubdivi5ion:Môp::..Lands:of_lampe APN 413-430165 (300 Union ,Avenue). It was moved by Commissioner Kotowski, and seconded by Commissioner Howard, that TS 82-4 be continaedtothe meeting of July 27, 1982 in order that the applicant may provide evidence of a parking easement. Motion carried unani- mously. * * * ITH~ NO. 3 STAFF COMMENT SHEET - PLANNING COMMISSION MEETING OF JUNE 22, 1982 TS 82-04 Lampe, J. Tentative Subdivision Map: Lands of Lampe APN 413-43-164 (300 Union Avenue). STAFF RECOMMENDATION 1. That the Planning Commission continue the consideration of this map to its meeting of July 27, 1982 so that evidence of a parking easement may be pro- vided. STAFF DISCUSSION At its meeting of May 25, 1982 the Planning Commission continued this application so that evidence of a parking easement could be provided satisfactory to the City Attorney. Staff has had discussions with the applicant concerning this matter and antici- pates that this matter will be resolved by mid-July. Consequently, Staff is recommending a continuance of this item to the Commission meeting of July 27, 1982. A letter from the applicant requesting a continuance is additionally attached for the Commission's information. PLANNING COMMISSION MEETING JUNE 8, 1982 TS 82-4 Lampe, J. Tentative Subdivision Map: Lands of Lampe. APN 413-43-164 (300 Union Avenue). Mr. Kee reported that Staff is recommending a continuance of this item to the Planning Commission meeting of June 22. 1982 in order that the applicant may pro- vide evidence of a parking easement. It was moved by Commissioner Kotowski, and seconded by Commissioner Campos, that TS 82-4 be continued to the meeting of June 22. 1982. Motion carried unanimously (5-0-2). * * * ITEM NO. 2 STAFF COMMENT SHEET - PLANNING COMMISSION MEETING OF JUNE 8, 1982 TS 82-04 Lampe, J. Tentative Subdivision Map: Lands of Lampe APN 413-43-164 (300 Union Avenue). STAFF RECOMMENDATION I. That the Planning Commission continue the consideration of this map to its meeting of June 22, 1982 so that evidence of a parking easement may be pro- vided. 2. If recommended for approval, a) That the Planning Commission find the proposed map in accord with the General Plan, and b) That the Planning Commission recommend that the City Council approve this map, subject to attached conditions. STAFF DISCUSSION At its meeting of May 25, 1982 the Planning Commission continued this applica- tion so that evidence of a parking easement could be provided satisfactory to the City Attorney. A copy of the previous Staff Comment Sheet is attached for the Commission's review. Staff has not received any additional information regarding this matter. Con- sequently, Staff is recommending a continuance at this time. PLANNING COMMISSION MEETING MAY 25, 1982 TS 82-4 Lampe, J. Tentative Subdivision Map: Lands of Lamne APN 413-43-164 (300 Union Avenue). It was moved by Commissioner Kotowski, and seconded by Commissioner Kasolas, that the Consent Calendar be approved as per Staff Recommendations. Motion carried with a vote of 4-1-2 (Cormlissioner Dickson voting "no" on S 81-18, pr~ 82-07, aDd PM 82-06). Staff recomnendations: Approval of TS 82-3, S 81-18, PM 82-07, PM 82-06; continuance of TS 82-4. * * * ITEM NO. 2 STAFF COMMENT SHEET - PLANNING COMMISSION MEETING OF MAY 25, 1982 TS 82-04 Lampe, J. Tentative Subdivision Map: Lands of Lampe APN 413-43-164 (300 Union Avenue). STAFF RECOMMENDATION 1. That the Planning Commission continue the consideration of this map to its meeting of June 8, 1982, so that evidence of a parking easement may be pro- vided. 2. If recommended for approval, a) That the Planning Commission find the proposed map in accord with the General Plan, and b) That the Planning Commission recommend that the City Council approve this map, subject to attached conditions. STAFF DISCUSSION At its meeting of February 9, 1982, the Planning Commission adopted Resolution No. 2091 recommending approval of ZC 81-33 which allowed the conversion of 45 apartment units to 44 condominium units on this property. The City Council subsequently adopted Ordinance No. 1411 approving this application. Condition A of that approval required the applicant to file and process a tract map. The applicant has since submitted the subject map. The proposed conversion would allow the creation of 44 condominium units on this property or 23.5 units per gross acre. The land use element of the General Plan indicates High Density Residential (21 - 27 units per gross acre) for this area. As the Commission may recall, concerns regarding parking for these proposed con- dominiums were raised when the zone change application was before the Commission. To provide adequate parking for this development, parking had been proposed through the provision of a parking easement satisfactory to the City Attorney. Staff is recommending a continuance at this time so that such evidence may be presented to the City Attorney. MEMORANDUM ~O\ (4~,,6' " «;- (~ ~ -,..... * ,,,:. '.' * . . ., ~ . ... < ~ ~ <9 0 '1/ C ,.,\\\ To: CITY OF CAMPBELL ARTHUR A. KEE Planning Director Date: h.. / /~ ~'2... From: JOSEPH ELLIOTT Director of Public Works Subject: Tentative Subdivision Map Lands of JIJt.""'~.! J...«Mþ<' _ _ _ _ _ _~P~ l.J13- "3-/~~ ' I~ rc:'I rTù rr=." n ,\\ n f2 fr"'1 I D il, i! '¡ !~.1 . i:, \'! / \ c', ¡ 11) lr~_ v 1 S 1982 L.~~~ MA( . -- - - - - - - -CITY -6 F -C~'\t\;¡¡::-LJF~CL- - - - PLA~·. ~G DE~ART~EN-r The following conditions of approval are recommended concerning the subject tentative subdivision map submitted by Je...-..s L__~oI . I - - -Å. -ª-. A· Installation of a sanitary sewerage system to serve all lots within the sub- division in conformance with the proposed plans of the County of Santa Clara Sanitation District No.4. Sanitary sewerage service to be provided by said District No.4. Installation of a water distribution system to serve all lots within the sub- division in conformance with the plans of the San Jose Water Works. Water service to be provided by said water company. Fire hydrants and appurte- nances shall be provided and installed at the locations specified by the Fire Chief, Fire Department, City of Campbell. Fire hydrant maintenance fees shall be paid to City at the rate of $195 per fire hydrant. Subdivider shall create or provide any public service easement and any other public utility and/or public service easements as may be necessary for the installation of any and all public utilities and/or facilities. Compliance with the provisions of Title 205 Subdivisions of the Campbell Municipal Code. · Subdivider to pay Storm Drainage Area Fee. Subdivider to furnish copy of Preliminary Title Report. Subdivider shall (install street improvements and post surety to guaranty x the work) (execute an agreement and post surety to install street improve- · ments in the future and agree to join a Local Improvement District). /...~., ¡. /' ~ .- · Dedicate additional right-of-way to widen feet from centerline. to · C.C.&R. 's to be approved by City Engineer to insure provisions for maintenance of buildings and common area. Provide a grading and drainage plan for the review and approval of the City Engineer. Obtain an excavation permit and pay fees and deposit for all work in the public right of way. By: ~ BILL M. HElMS Engineering Manager ~I~~ -,..'" <'r- ~ --X-- r- :t> :z o CII o " tr. -I Q <- 1:0 2: ':) <: o :x: ~ '" ~ ~ w :-' - 1% l') ,0 1:0 ,~ z ,. ." ~ 0 I::: ~ c:> '" z '" CD 0 - '" % .., CO .., ':: % :u ~ ~ ~ '" % :Þ ;:; " " '" ~ CO :;: :z ,. '" '" '" ~ '- < '" :;; .. "N~ ~ ~ '. ;¿111~ ~ (I) ,. 0 '" ,. ~ ~ '- ." 0 '" ~ " z ~ ,. ~ '" '" '", :x: '" ¡ CO ~ '" % ~-'- 0 ~ n ~ o~,. 0 ,. ,. '" V'I..o~ r- ." ~ '" "''''''' ,. 3: ,. ~ co ~ ~ ~,.~ 0 ~ on,. ~ ;; ~ "'-3: ¡¡; . ,..., % ;!; -I ~ n'" '" '" "~n :t' '" ;:~ ~ '" "'~~ n ~~'" % " ~ -I w 0 n 0 ~ ~, '" '" ~ j , t ~ N 0. !~ '0 UI UN/ON _ N 3· 15' E 193.13' - -¡ AVENUE (.!II: 0: 0: uo' 214.48' N UI z N 3·'5'£ I I I I I I I I I I ¡ ~Õ. I I ~~ I'''' 'I 1~:1) N~ I IIÞ~ I"" I CD '" I I ~~ ,---' I~-i rrt I ,--_---! ¡;¡ ~ I I - ~ I ¡ ~ I I G) I I [~-~ I _,t. 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N t' - .. 1.1/( . ~,-¡ì t/~ '''11 .... ,.: ..", c' P; I 1_ C ., j ~ ,;I~ ~ . ~ I ~ ~ :; ~ :. '':, t'.; ~~ ..." =. I . ~ . . ::-:- ... r.rl;ï ® ~ ~ . 1:.: I;· ~ : . . ;'ìrì<'::~:~ ~;. :; t' I> J .. ,..-:" , ,.' ~ 1'~'I""I'IL,1 ,t. 1- ::.. 't 2C Q' 1-33 -/ III'I~,I"I~': -. ~~. .. ... c p ~... .'~':I~I:I:I"I~I;I"';'i'ÌI;II':'~'I'I'.'" .... I'''' d. i ' 1 ,',','.1,1,1,1""11"",.",.,,',1,','" 'A ,,'.. j I, .'.~J;L I.~ '-'- 00 IS t;J..-O . - .-~-- . ë . ~ to r:-' ,r) - ç.. 1- '- - , . . ::'. ... ?~ :. ~~ :; ^~~, v:.~.(· 'DI; "'~ .0. \~ PUBLIC HEARING HELD BEFORE THE CITY OF CAMPBELL PLANNING COMMISSION ON FEBRUARY 9, 1982 VOTE: 7 -0-0 RECOMMENDED ZONE CHANGE FROM PD (PLANNED DEVELOPMENT/HIGH DENSITY RESIDENTIAL) TO CD (CONDOMINIUM ZONING DISTRICT/ HIGH DENSITY RESIDENTIAL) c: ~ .....- I ... ~ .. r ~ o < .~ '" ,.. -. '-' EXHIBIT A \ .4 .:. ~~~I( \" .. "y, ..... a: ... ~ to' '" .. r- '. .. ¥ VI .. ... ~ '1'- ,. t. - .. þ '" .. ~-... 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