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Home My WebLink About2508 Easton Dr - ResolutionG d 0 RECORDING REQUESTED BY: Planning Department City of Burlingame WHEN RECORDED MAIL T0: COMMUNITY DEVELOPMENT DEPARTMENT CITY OF BURLINGAME 501 PRIMROSE ROAD BURLINGAME, CA 94010 2�7z-�07�37 10:10 am 01119l12 R1 Fee: NO FEE Count of Pages 18 Recarded in Official Records Caunty of San Mateo Mark Church �� i� � I�t �� i �� I �� I,� �� I� I �� T��e� �� I� * R 0 0 0 1 3 3 3 6 1 5* Resolution No. 74-2011 2508 EASTON DRIVE — APN 027-192-100 TITLE OF DOCUMENT ;.�. I hereby certify this to be a full, true antl correct copy of the document it purports to be, the original of which is on file in my office. � Date: December 23, 2011 fi;��f >� `� ✓l�� %'/? '' �� '` � � f r � :%� ,�I� �r4 , munity Develop�menf di�2ctor ; __ �i �, , :; �;- . , : `�,, ,. _. . ..._' _ .. . <, : ., RESOLUTION APPROVWG CATEGORICAL EXEMPTION AND DESIGN REVIEW RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a categorical exemption has been proposed and application has been made for Desiqn Review for a new, two-story single family dwellinp and detached qaraqe at 2508 Easton Drive, zoned R-1, Lonestar Holdings LLC, 2508 Easton Drive, Burlinqame, CA, 94010 property owner, APN: 027-192-100; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on December 12. 2011, at which time it reviewed and considered the staff report and all other written materials and testimony presented at said hearing; NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that: 1. On the basis of the Initial Study and the documents submitted and reviewed, and comments received and addressed by this commission, it is hereby found that there is no substantial evidence that the project set forth above will have a significant effect on the environment, and categorical exemption, per CEQA Article 19, Section 15303 (a), which states that construction of a limited number of new, small facilities or structures including one single family residence or a second dwelling unit in a residential zone is exempt from environmental review. In urbanized areas, up to three single-family residences maybe constructed or converted under this exemption, is hereby approved. 2. Said Design Review is approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such Design Review are set forth in the staff report, minutes, and recording of said meeting. 3. It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. � Ctiairman I, _I I Y Y 1 �� , Secretary of the Planning Commission of the City of Burlin game, do h e r e b y c e rt i f y t h a t t h e f o r e g o i n g r e s o l u t i o n w a s i n t r o d u c e d a n d a d o p t e d a t a regular meeting of the Planning Commission held on the 12th dav of December, 2011 by the following vote: 2508 EASTON DRIVE - RESO 74-2011 AYES: Auran, Cauchi, Gaul, Terrones, Yie NOES: None ABSENT: Lindstrom, Vistica RECUSE: None � c —. Secretary EXHIBIT "A" Conditions of approval for Categorical Exemption and Design Review. 2508 Easton Drive Effective December 22, 2011 1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped December 5, 2011, sheets T1, C.O, A1 through A4, L-1, L-2 and GPC; 2. that the second floor plate shall be reduced to 8-feet in height, and the rear balcony shall be built with a maximum depth of no greater than 2-feet, the design of which shall include corbels or brackets under that element; 3. that the property owner shall be responsible for implementing and maintaining all tree protection measures in the Tree Protection Plan as defined in the arborist report prepared by Kielty Arborist Services, dated August 30, 2011; all tree protection zones shall be established and inspected by the City Arborist prior to issuance of a building permit; 4. that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staff); 5. that any changes to the size or envelope of the first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 6. that the conditions of the Park Supervisor's September 20 and July 26, 2011 memos, the Chief Building Official's September 15 and July 26, 2011 memos, the City Engineer's August 17, 2011 memo, the Fire Marshal's July 25, 2011 memo, and the NPDES Coordinator's July 25, 2011 memo shall be met; 7. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; 8. that demolition for removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 9. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 10. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; EXHIBIT "A" Conditions of approval for Categorical Exemption and Design Review. 2508 Easton Drive Effective December 22, 2011 11. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 12. that during demolition of the existing residence, site preparation and construction of the new residence, the applicant shall use all applicable "best management practices" as identified in Burlingame's Storm Water Ordinance, to prevent erosion and off-site sedimentation of storm water runoff; 13. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2010 Edition, as amended by the City of Buriingame; THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION 14. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 15. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property corners, set the building footprint and certify the first floor elevation of the new structure(s) based on the elevation at the top of the form boards per the approved plans; this survey shall be accepted by the City Engineer; 16. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 17. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and 18. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. 0 Project Comments Date To: From: September 14, 2010 � City Engineer (650) 558-7230 � Chief Building Official (650) 558-7260 X Parks Supervisor (650) 558-7254 0 Recycling Specialist (650) 558-7279 0 Fire Marshal (650) 558-7600 � NPDES Coordinator (650) 342-3727 � City Attorney Planning Staff Subject: Request for Design Review for a new, two-story single famiiy dwelling and detached garage at 2508 Easton Drive, zoned R-1, APN: 027-192-100 Sfaff Review: 2 3. L-an�;scape plan is required to meet `Water Conservation in Landscape ReguLations'. Complete attached Water Conservation in Landscape checklist. Protected Tree Permit required before construction begins. Application may be oY�iained from Parks Division (558-7254). Include Tree Protection diagram (attached) on plans and note as determined by Arborist Report. � �� -� T � l �,�� A A� ! ��H � .a . � �� fl Reviewed Ibv: B. Disco Date: 9/20/11 OUl"D�OF� 1�/ATER USE E�FICIENCY CHE�KL.IS� i certify that the s ject project meets the speeifted requirements of the Water Conservation in Landscaping Ordinance. �� %�/i� / ' �� Sienature Date � Single Family O Multi-Family 0 Commercia{ 0 inskitutianai 0 Irrigation only � lndustrial 0 Other: � Appficant Name (print): �� it/1�� f��j Contact Phone #: LjQ�—�(�Z—�zGl 'F ProjectSiteAddress_ Z ¢jQpj �us/7�y� ��, ��,�� n y�y,7 �G'�i _ ProjectArea (sq.ft or acre): �� (1�j Sq,i%. # of Units: # of Metars: � �S�f : � F� e a ��° Total landscape Area (sq(�.ft.): � �-u� �t F e SIG ��,� �^R � 4 _ ag " ::i o a �p - '% j V�� " ' � Sq`�� ;..��' �srP':nr�-sl §.. -��+'- � _. "`_w'-+, ;4 ° '. ` TurflrrigatedArea{sq.ft); �p0 ,$'�. �'f• �, Non TurF frrigated Area (sq.ft.): � rj �j p y{�� Spe�ial Landscape Area (SLA) {sq,ft_j: � .A . _, e ;,-.� Water Feature SurFace Area (sq.ft_): j��• G} • � b F ' A g e cs f"D eh P: � c� _ -� '�,' Turf Less than ZS°� of tfie landscape area is � Yes Yut# ❑ No, See Water Budget All turf areas are > 8 feet wide � Yes All turf is pianted on slopes < 25% � Yes t�on Turf At least 80% of nan-turF area is native I$ Yes or low water use planfis ❑ Na, See Water Budget Hy@rozones Plants are grouped by Hydrozones � Yes Mulch At least 2-inches of mulch on exposed � Yes soil surfaces trrigation System Efficiancy 70% ETo (100% ETo for SLAs) � Yes No overspray or runoff ❑ Yes 'Jrrigation System �esign System efficiency > 7d% � Yes II Automatic, self-adjusYing irrigation ❑ No, not required farTier 1 � controllers � Yes Moisture sensor/rain sensor shutoffs � Yes No sprayheads in <8-ftwide area. ■ Yes Irrigatioa Time System only operates between 8 PM � Yes and IO AM Meeering Separate irrigation meter � No, not required because < 5,000 sq.ft. ❑ Yes Swimming Poots / Spas Cover highfy recommended ❑ Yes �-�, �• ❑ No, not required Water Feate�res Recirculating O Yes Less chan lOt of landscape area ❑ Yes Do�umentation Checklist ❑ Yes Landscape and Irrigation Qesign Plan � Prepared by applitant � Prepared by professional Waeer Budget (aptional) ❑ Frepared by applicant �`. � ❑ Prepared by professional Audit PosC-installaYion audit completed t] Compleeed by applicant 'P' • � ❑ Completed bv orofessionai �-- URBAN FOREST MANAGEN _ . ✓T PLAN � €xis�r�c iR� TO 'ftEhIJUM. #�RC97EC�1'E FfN4�4G � i. RR[STE��IYE FEl�G.7�G S}��ILL BE �GH7 �RJI� POLYPR(SPYt.E}FE FE7tC2t#€. p. Mt7TMlN� 13��DE TiiE �R��J�E k�EJ. sr�:6i1- B� RAtiEA. CtJT, Si�3RR�T3. OR D7HEFTW3SE p]SF[f•R9E➢, 3. CA#t'i°lU+GToR SFlA�L L�fti EXik_E4�€ �!� ziiF# pftLSTE�T A1.L ��s�'t�G TRE� TO RE19�119�. >� ltEL}iJlitiE� b�Y E�.l�D��PE PC�i. �. T#t� P�t�T�14;`i �}ft:L aE �rtsr�a �ti ��e€ �� FE217,��T aA;7i33�5i 3�£P6�'F ,. ( T��: ��F�� 3E�� g � �� R �� - - - - - - � �� x�� t�� rC? SC;��.:E w��. Updated July 20, Z009 - 32 - Project Comments Date: To: From Subject: Staff Review: July 25, 2011 � City Engineer (650) 558-7230 Q Chief Building Official (650} 558-7260 ii City Arborist (650) 558-7254 � Recycling Specialist (650) 558-7271 � Fire Marshal (650) 558-7600 � NPDES Coordinator (650) 342-3727 0 City Attorney Planning Staff Requesfi for Design Review for a new, two-story single-family residence at 2508 Easton Drive, zoned R-1, APN: 027-192-100 July 25, 2011 1. Site plan needs to include existing trees and shrubs. ;'� 2. As per requirements, three (3) 24"box size trees must be included in �landscape ' 3. Landscape pian is required to meet `Water Conservation in Landscape egutations" (attached). Irrigation Plan required for Building permit. Audit due for Final. 4. No protected size tree (48" in circumference or more) may be removed without permit from Parks Division (558-7330). Reviewed by: B Disco Date: 7/26/11 Date �� From: September 14, 2010 ❑ City Engineer (650) 558-7230 X Chief Building Official (650) 558-7260 ❑ Parks Supervisor (650) 558-7254 ❑ Recycling Specialist (650) 558-7279 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 C� City Attorney Planning Staff Subject: Request for Design Review for a new, two-story single family dwelling and detached garage at 2508 Easton Drive, zoned R-1, APN: 027-192-100 Staff Review: Sheet GPC found in this submittal. When plans are submitted for building Code plan check provide a copy of the GreenPoints checklist on the plans at full scale. All conditions of approval as stated in the review dated 7-26-2011 will apply to this project. Reviev�ed � Date: 9-15-2011 � Date: To: From: Subject Staff Review July 25, 2011 ❑ City Engineer (650) 558-7230 X Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 ❑ Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Planning Staff Request for Design Review for a new, two-story single-family residence at 2508 Easton Drive, zoned R-1, APN: 027-192-100 July 25, 2011 1) On the plans specify that this project will comply with the 2010 California Building Code, 2010 California Residential Code (where applicable), 2010 California Mechanical Code, 2010 California Electrical Code, and 2010 California Plumbing Code, including all amendments as adopted in Ordinance 1856-2010. Note: If the Planning Commission has approved the project prior to 5:00 p.m. on December 31, 2010 then the building permit application for that project may use the provisions found in the 2007 California Building Codes including all amendments as adop�ed in Ordinance 1813. � Qn the plans provide a copy of the GreenPoints checklist for this project at full scale. �� Specify on the plans that this project will comply with the 2008 California Energy Efficiency Standards. Go to http://www.energy.ca.qov/title24/20Q8standards/ for publications and details. :�� Specify the roofing material to be used. If the roofing material weighs more that 5Pbs/ft. then Indicate on the plans that the roof will comply with Cool Roof requirements of the 2008 California Energy Code. 2008 CEC §151 (f) 12. The 2008 Residential and Non-Residential Compliance Manuals are available on line at http:J/www.energy.ca.qov/titie24/2008standards/ � Place the following information on the first page of the plans: "Construction Hours" Weekdays: 7:00 a.m. — 7:00 p.m. Saturdays: 9:00 a.m. — 6:00 p.m. Sundays and Holidays: 10:00 a.m. — 6:00 p.m. (See City of Burlingame Municipal Code, Section 13.04.100 for details.) � On the first page of the plans specify the following: "Any hidden conditions that require work to be performed beyond the scope of the building permit issued for these plans may require further City approvals including review by the Planning Commission." The building owner, project designer, and/or contractor must submit a Revision to the City for any work not graphically illustrated in these plans prior to performing this work. 7) Anyone who is doing business in the City must have a current City of Burlingame business license. 8) Provide fully dimensioned plans. 9) When you submit your plans to the Building Division for plan review provide a completed Supplemental Demolition Permit Application. NOTE: The Demolition Permit will not be issued until a Building Permit is issued for the project. 10)Show the distances from all exterior walls to property lines or to assumed property lines 11 Obtain a survey of the property lines. ��n the plans specify that the roof eaves will not project within two feet of the property line. Revise the plans to show that there will be no eaves on the left and rear sides the garage. �Indicate on the plans that exterior bearing walls less than five feet from the property line will be built of one-hour fire-rated construction. (2010 CBC, Table 602) �Rooms that can be used for sleeping purposes must have at least one window or door that complies with the egress requirements. Specify the size and location of all required egress windows on the elevation drawings. Note: The areas labeled "Guest Room" and "Guest Suite" are rooms that can be used for sleeping purposes and, as such, must comply with this requirement. �Indicate on the plans that a Grading Permit, if required, will be obtained from the Department of Public Works. �Guardrails, as shown, appear to be 36" in height. Revise the plans to show that all exterior guards will be 42" in height per 2010 CBC §1013.2 17)Provide guardrails at all landings. NOTE: All landings more than 30" in height at any point are considered in calculating the allowable lot coverage. Consult the Planning Department for details if your project entails landings more than 30" in height. 18)Provide handrails at all stairs where there are four or more risers. 19)Provide lighting at all exterior landings. �2O�ifhe fireplace chimney must terminate at least two feet higher than any portion of �-� the building within ten feet. 2010 CBC �2113.9 NOTE: A written response to the items noted here and plans that specifically address items 2, 3, 4, 5, 6, 12, 13, 14, 15, 16, and 20 must be re-submitted before this project can move forward for Planning Commission action. Reviewed by�—`� �.� �`, Date: 7-26-2011 �.� � , � 0 Project Comments Date: �:� From: Subject: Staff Revi�w: July 25, 2011 �( City Engineer (650) 558-7230 ❑ Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 ❑ Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Planning Staff Request for Design Review for a new, two-story single-family residence at 2508 Easton Drive, zoned R-1, APN: 027-192-100 July 25, 2011 1. SEe attached. 2. Sewer backwater protection certification is required. Contact Public Works — Er�gineering Division at (650) 558-7230 for additional information. �Appficant is advised to call City Arborist regarding potential relocation of sidewalk area around trees in the planter strip. Reviewed by: V V Date: 8/17/2011 PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION PLANNING REVIEW CO�NTS 4`�� i'^�%' �� Project Name• •��LLi� �"� �'�9t'�e Project Address: °j�=� �`C�`Q� The following requirements apply to the project 1 � A property boundary survey shall be preformed by a licensed land surveyor. The survey shall show all property lines, property corners, easements, topographical features and utilities. (Required prior to the building pernzit issuance.) 2 � The site and roof drainage shall be shown on plans and should be made to drain towards the Frontage Street. (Required prior to the building permit issuance.) 3. The applicant shall submit project grading and drainage plans for approval prior to the issuance of a Building permit. 4 The project site is in a flood zone, the project shall comply with the City's flood zone requirements. -� � �l ��I 5 � A sanitary sewer lateral�� is required for the project in accordance with the City's standards. ) 6. The project plans shall show the required Bayfront BikelPedestrian trail and necessary public access improvements as required by San Francisco Bay Conservation and Development Commission. 7. Sanitary sewer analysis is required for the project. The sewer analysis shall identify the project's impact to the City's sewer system and any sewer pump stations and identify mitigation measures. 8 Submit traffic trip generation analysis for the proj ect. 9. Submit a traffic impact study for the project. The traffic study should identify the project generated impacts and recommend mitigation measures to be adopted by the project to be approved by the City Engineer. 10. The project shall file a parcel map with the Public Works Engineering Division. The parcel map shall show all e�sting property lines, easements, monuments, and new properly and lot lines proposed by the map. Page 1 of 3 U:\private development�PLANNING REVIEW COMIvIENTS.doc PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION 11. A latest preliminary title report of the subject parcel of land shall be submitted to the Public Works Engineering Division with the parcel map for reviews. 12 Map closure/lot closure calculations shall be submitted with the parcel map. 13 The project shall subxnit a condominium map to the Engineering Divisions in accordance with the requirements of the Subdivision Map Act. 14 � The project shall, at its own cost, design and construct frontage public improvements including curb, gutter, sidewalk and other necessary appurtenant work. 15 The project shall, at its own cost, design and construct frontage streetscape improvements including sidewalk, curb, gutters, parking meters and poles, trees, and streetlights in accordance with streetscape master plan. 16 By the preliminary review of plans, it appears that the project may cause adverse impacts during construction to vehicular traffic, pedestrian traffic and public on street parking. The project shall identify these impacts and provide mitigation measure acceptable to the City. 17 The project shall submit hydrologic calculations from a registered civil engineer for the proposed creek enclosure. The hydraulic calculations must show that the proposed creek enclosure doesn't cause any adverse impact to both upstream and downstream properties. The hydrologic calculations shall accompany a site map showing the area of the 100-year flood and existing improvements with proposed isnprovements. 1 g Any work within the drainage area, creek, ar creek banks requires a State Department of Fish and Game Permit and Army Corps of Engineers Permits. 19 No construction debris shall be allowed into the creek. 20 � The project shall comply with the City's NPDES permit requirement to prevent storm water pollution. 21 The project does not show the dimensions of existing driveways, re- submit plans with driveway dimensions. Also clarify if the project is proposing to widen the driveway. Any widening of the driveway is subject to City Engineer's approval. 22 The plans do not indicate the slope of the driveway, re-submit plans showing the driveway profile with elevations Page 2 of 3 U:\private development�PLANNING REVIEW COMIvlENTS.doc PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION 23 The back of the driveway/sidewalk approach shall be at least 12" above the flow line of the f�ontage curb in the street to prevent overflow of storm water from the street into private property. 24. For the takeout service, a garbage receptacle shall be placed in front. The sidewalk fronting the store shall be kept clean 20' from each side of the property. 25. For commercial projects a designated garbage bin space and cleaning area shall be located inside the building. A drain connecting the garbage area to the Sanitary Sewer System is required. Page 3 of 3 iT:\private development�PLANNING REVIEW COMI��NTS.doc Project Comments Date: l'o: �rom Subject: Staff Review: July 25, 2011 � City Engineer (650) 558-7230 � Chief Building Official (650) 558-7260 � City Arborist (650) 558-7254 o Recycling Specialist (650) 558-7271 0 Fire Marshal (650) 558-7600 � NPDES Coordinator (650) 342-3727 � City Attorney Pfanning Staff Request for Design Review for a new, two-story single-family residence at 2508 Easton Drive, zoned R-1, APN: 027-192-100 July 25, 2011 Provide a residential fire sprinkler throughout the residence. 1. Provide a minimum 1 inch water meter. 2. Provide backflow prevention device/double check valve assembly — Schematic of water lateral line after meter shall be shown on Building Plans prior to approval indicating location of the device after the split between domestic and fire protection lines. 3. Drawings submitted to Building Department for review and approval shall clearly indicate Fire Sprinklers shall be installed and shop drawings shall be approved by the Fire Department prior to installation. Reviewed by: �— � � Date: � 5J%��f Project Comments IDate: To: From: Subject: Staff Review: July 25, 2011 0 City Engineer (650) 558-7230 o Chief Building Official (650) 558-7260 � City Arborist (650) 558-7254 0 Recycling Specialist (650) 558-7271 � Fire Marshal (650) 558-7600 X NPDES Coordinator (650) 342-3727 � City Attorney Planning Staff Request for Design Review for a new, two-story single-family residence at 2508 Easton Drive, zoned R-1, APN: 027-192-100 July 25, 2011 Any canstructior� project in the City, regardless of size, shall comply with the City NPDES permit requirement to prevent stormwater pollution from construction activities. Project proponent shall ensure all contractors implement Best Management Practices (BMPs) during construction. Please irclude a list of construction stormwater pollution prevention best management practices (BMPs), as project notes, when submitting plans for a building permit. Please see attached brochure for guidance. The brochure may also be down loaded directly from "flowstobay.org." It is recommended that the construction BMP's be placed on a separate full size plan sheet (2' x 3` or larger as appropriate) for readability. For additional assistance, please contact Kiley Kinnon, Stormwater Coordinator, at (650) 342-2727. Ju� ;� ;. Reviewed by: �� J� �� - � , . ,' ;` . Date J �� 1 �, - _ � .,�,�_ �� .%�� .Fig:. v, . r.: .II' ��`�� J��,�n, .� ,� �. . 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