The URL can be used to link to this page

Home My WebLink About2202 Summit Drive 2 of 3 - Staff Report: � - +'+ .. �:. i r ' � ��i. - ': � �: e�... � � l � i �� zj" � o'e ; ' �. ' t C �:c} :' �� t � Y �� Y y' ` ...I ; � � � '.�4Y . Yn � � � , �11 -:i � �k ..� ..�..;T. ``�.... \ : �._�. f'l� .J�� :� 1 �y, � � �, . , �� :� .y:' ,-:. l.'L� �i ` ,/ . . ' , ; � .•):,.: � � 6� -�[;� ; . . .-- . f♦ ..i..- �Y.' t6 . 1 i .�.' . . - - A is ! . � =� s h �.:L$ . A ., "� i�>1 i : t � � ��)�' � 'Y { d - - .f • t R�� M1.i� `'k�� . <� t\j.� .. . . . . . • � '�.:' ' J t � ` • ; � �,r � "'ri � � •� n' ry �.�� . � �- �� }�� _ ��. r,; City of Burlingame Item # 5 Design Review, Yariance for Height and Hillside Area Construction Permit Action Item Address: 2202 Sununit Drive Meeting Date: OS/23/OS Request: Design review, variance for height and hillside azea construction permit for a first and second story addition. Applicant and Property Owner: Warren Donald APN: 027-271-340 Designer: Jack Chu, Chu Design & Engr., Inc. Lot Area: 116,218 SF (2.668 acres) General Plan: L,ow Density Residential Zoning: R-1 CEQA Status: Article 19. Categorically Exempt per Section: 15301 Class 1(e)(2) - additions to existing structures provided the addition will not result in an increase of more than 10,000 SF in azeas where all public services and facilities aze available and the area in which the project is located is not environmentally sensitive. Site Description: The entrance to the 2.668 acre site is located at the intersection of Sutmnit, Canyon and Easton Drives (see attached aerial and parcel map). The main portion of the site is located approximately 600 feet from the entrance on Summit Drive and is accessible through a private driveway. The site slopes approximately 110 feet from the upper portion of the site to the existing culvert. Easton Creek, a creek which drains the surrounding hillside area to San Francisco Bay, traverses along the westem half of the property to an existing 160-foot long, 30-inch culvert. The culvert extends approximately 50 feet into an adjacent pazcel and then becomes an open creek for approximately 250 feet, and flows to an existing 24-inch culvert which runs under Canyon Road. An existing 6-inch sanitary sewer line is located pazallel to the existing house and runs under the existing driveway to Summit Drive. History: On December 9, 2002, the Planning Commission approved an application for a mitigated negarive declaration and creek enclosure permit to allow construction of an 82-foot extension of the existing culvert. The proj ect included filling a portion of the creek adj acent to the house and re-routing the existing creek through a 30- inch culvert in order to have some useable yard azea. The creek enclosure was completed in 2004. Summary: The existing two-story house contains 2,495 SF of floor azea (0.02 FAR), and has four bedrooms. The applicant is proposing a 688 SF first floor addition at the reaz of the house and a 1,072 SF second floor addition above the existing house and new first floor addition. With the addition, the floor azea will be increasing from 2,495 SF (0.02 FAR) to 4,255 SF (0.04 FAR) (exempting 100 SF of covered porches and chimneys) where 8,000 SF (0.06 FAR) is the maximum allowed (maximum house size allowed is 8,000 SF regardless of ratio to lot size). The proposed project is 3,745 SF below the maximum allowed FAR. A variance for height is required (57'-5" proposed where 30'-0" is the maximum allowed). It should be noted that because of the slope on the lot the existing first floor finished floor (elevation 244.91') is 27'-8" above average top of curb level (elevation 2173'). With this project the number of bedrooms will be increasing from four to five. The existing detached two-caz carport (20' x 20') provides two covered parking spaces and meets the requirement for a five-bedroom house. One uncovered parking space is provided in the driveway. All other zoning code requirements haue been met. The applicant is requesting the following: • Design review for a first and second story addition (CS 25.57.010); Variance for building height (57'-5" proposed where 30'-0" is the maximum allowed) (CS 25.28.060, a, 2); and • Hillside azea construction permit for a first and second story addition (CS 25.62.020). Design Review, Variance for Height and Hillside Area Construction Permit 2202 Summit Drive Table 1— 2202 Summit Drive Lot Area: 116,218 2.668 acres Existing Proposed Allowed/Required SETBACXS ----------------- ----------------- ----------- -�----------- Front (1st flr): approx. 600' from street no change 15'-0" (lnd flr): approx. 600' from street no change 20'-0" Side (right): 60'-0" 60'-0" 7'-0" Re.�): 68'-0" 68'-0�� _p�� Rear (Ist flr): 280'-0" 250'-4" 15'-0" (2nd flr): 298'-3" 253'-8" 20'-0" Lot Coverage: 1686 SF 2743 SF 8000 SF inaximum house 1.4% 2,3% size allowed on any lot FAR: 2495 SF 4255 SF 8000 SF inaximutn house 0.02 FAR 0.04 FAR size allowed on any lot # of bedrooms: 4 5 --- ------------ --- -------------------------- ----- ---- Parking: 2 covered no change 2 covered (20' x 20') (20' x 20') 1 uncovered 1 uncovered (9' x 20') (9' x 20') Height. 50'-0"' S7'-5"2 30'-0" ---------- ---- ----------------- ----- ----- ----------- DHEnvelope: complies complies see code Hi[lside Area Permit: n/a required3 see code ' Existing nonconforming building height (50'-0" existing where 30'-0" is maximum allowed). z Variance for building height (57'-5" proposed where 30'-0" is the maximum allowed) (CS 25.28.060, a, 2); ' Hillside area construction permit for a first and second story addition (C.S. 25.61.020). Staff Comments: Since there is no conshuction proposed below the top of bank, a Streambed Alteration Permit is not required from the Califomia Department of Fish and Game nor is a U.S. Army Corps of Engineers review required. The proposed project is categorically exempt from environmental review under CEQA. The Engineering Department noted in their memo dated April 6, 2005, that the preliminary geotechnical conditions report prepazed by PG Soils, Inc., dated March 20, 2005, is acceptable. A full geotechnicaUsoils report will be required prior to issuance of a building permit. Design Review, variance for Height and Hillside Area Consmection Permit 2202 Summit Drive Study Meeting: At the Planning Commission design review study meeting on Apri125, 2005, the Commission asked several questions about the project (April 25, 2005 P.C. Minutes). The Commission voted to place this item on a regulaz action calendaz when the plans have been revised as directed. The applicant submitted revised plans, date stamped May 11, 2005, in response to the Commissions' questions. Below is a list ofthose questions and the applicanYs response: I. Existing roof is imitation slate, tl:e new roofing material should match the existing, need to correct the plans to reflect that the roof materia[ will be imitation slate, not aspha[t shingle. • The designer submitted revised plans, date stamped May 11, 2005, indicating that the roofing material on the proposed addition will be lightweight synthetic slate to match the existing roofing material (see building elevations, sheets A4 through A6). 2. Are there going to be gutters on the roof edge, if so, need to show them on the plans. • There will be gutters along the roof edges (see building elevations, sheets A4 through A6). 3. Need consistency throughout the drawings and more attention to detail, revise plans. • The designer revised the plans to correct the inconsistencies in the plans. 4. Concern with vinyl windows, need to upgrade to real wood windows, will add character and qualiry. The revised plans indicate that new windows will be Milgazd wood windows with a 2-inch wide stucco molding. Existing windows will be upgraded to match the new windows (see building elevations, sheets A4 through A6). 5. The dormers in the mansard roof would look better if they were rounded at the top rather than gable, would have a more European look. The dormers have been revised to be rounded at the top rather than gable (see building elevations, sheets AS and A6). 6. Need landscape p[an to show approach to front entry, and use [andscaping for emphasis. Access to front door is up a path to the door which is on the far side of the wall, might help the design to emphasize the location of the door, cou[d add a more prominent path. • There were no changes made to the landscape plan (sheet Ll). The applicant is proposing a gravel walkway to the front door. Design Review, Variance for Height and Hillside Area Construction Permit 2201 Summit Drive Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the Council on Apri120, 1998 aze outlined as follows: Compatibility of the azchitectural style with that of the existing chazacter of the neighborhood; 2. Respect for the pazking and gazage pattems in the neighborhood; Architectural style and mass and bulk of structure; 4. Interface of the proposed structure with the structures on adjacent properties; and Landscaping and its proportion to mass and bulk of structural components. Required Findings for Variance: In order to grant a variance for building height, the Planning Commission must find that the following conditions exist on the property (Code Section 25.54.020 a-d): a) there are exceptional or extraordinazy circumstances or conditions applicable to the property involved that do not apply generally to property in the same district; b) the granting of the application is necessary for the preservation and enjoyment of a substantial property right of the applicant, and to prevent unreasonable property loss or unnecessary hardship; c) the granting of the application will not be detrimental or injurious to property or improvements in the vicinity and will not be detrimental to the public health, safety, general welfare or convenience; and d) that the use of the property will be compatible with the aesthetics, mass, bulk and chazacter of existing and potential uses of properties in the general vicinity. Required Findings for a Hillside Area Construction Permit: Review of a hillside area conshucrion permit by the Planning Commission shall be based upon obstruction by construction of the existing distant views ofneazby properties. Emphasis shall be given to the obstruction of distant views from habitable azeas within a dwelling unit (Code Sec. 25.61.060). Planning Commission Action: The Planning Commission should hold a public hearing. Affirmative action should be by resolution and include findings made for design review, variance for height and hillside azea construction permit. The reasons for any action should be clearly stated. At the public hearing the following conditions should be considered: 1. that the project shall be built as shown on the plans submitted to the Planning Deparhnent date stamped May 11, 2005, sheets A1 through A6 and Ll, and date stamped February 11, 2005, Boundary and Partial Topographic Survey, and that any changes to building materials, exterior finishes, footprint or floor area of the building shall require an amendment to this permit; Design Review, Variance for Height and Hillside Area Construction Permi[ 2202 Summit Drive 2. that all existing trees on site, with the exception of the 10-inch diameter buckeye to be removed, shall not be removed and the applicant shall have an azborisYs report prepazed which documents how each tree within 30 feet of the proposed addition should be protected during constntction; this report shall be reviewed and approved by the City Arborist and the property owner shall call for the Arborist to inspect the protection measures installed before a building permit shall be issued, and that the property owner shall maintain the trees after construction as directed by the certified azborisYs report; that the applicant shall apply for and receive a tree removal permit to remove the existing 10-inch diameter buckeye tree, as shown on sheet Ll, date stamped May 11, 2005, from the City Arborist prior to issuance of a demolition permit; 4. that any changes to the size or envelope of the first or second floors, or gazage, which would include adding or enlazging a dormer(s), moving or changing windows and azchitectural features or changing the roof height or pitch, shall be subject to Planning Commission review; 5. that prior to scheduling the framing inspection, the project architect, engineer or other licensed professional shall provide architectural certification that the architectural details such as window locations and bays are built as shown on the approved plans; ifthere is no licensed professional involved in the project, the property owner or contractor shall provide the certification under penalty of perjury. Certifications shall be submitted to the Building Deparhnent; 6. that prior to final inspection, Planning Deparhnent staff will inspect and note compliance of the architectural details (trnn materials, window t}pe, etc.) to verify that the project has been built according to the approved Planning and Building plans; 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; 8. that the conditions of the City Engineer's April 6, 2005, and December 29, 2004, memos, the Fire Mazshal's December 21, 2004, memo, the Chief Building Official's December 22, 2004, memo, the Recycling Specialist's December 29, 2004, memo, and the NPDES Coordinator's January 3, 2005, memo shall be met; 9. that the project shall meet all the requirements ofthe California Building and Uniform Fire Codes, 2001 Edition, as amended by the City of Burlingame; 10. 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; and Design Review, variance for Height anrl Hillside Area Construch'on Permit 2202 Summit Drive 11. that the applicant shall comply with Ordinance 1503, the City ofBurlingame Storm Water Management and Dischazge Control Ordinance. Ruben Hurin Planner c. Warren Donald, applicant and property owner City ofBurlingame Planning Cammission Unapproved Minutes Apri125, 2005 11. 2202 SUMMIT DRIVE, ZONED R-1 — APPLICATION FOR DESIGN REVIEW, VARIANCE FOR HEIGHT AND HILLSIDE AREA CONSTRUCTION PERMIT FOR A FIl2ST AND SECOND STORY ADDITION (WARREN DONALD, APPLICANT AND PROPERTY OWNER; JACK CHU, CHU DESIGN & ENGR., INC., DESIGNER) (40 NOTICEDI PROJECT PLANNER: RUBEN HURIN CP Monroe briefly presented the project description. There were no questions of staff. Chair Osterling opened the public comment. Warren Donald, property owner, and Jack Chu, Designer, were available to answer questions. Commissioners had the following comments: • Existing roof is imitation slate, the new roofing material should match the existing, need to correct the plans to reflect that the roof material will be imitation slate, not asphalt shingle. • Are there going to be gutters on the roof edge, if so, need to show them on the plans. • Need consistency throughout the drawings and more attention to detail, revise plans. • The existing mansard roof is difficult to work with, when approach the house from below it looks awfully big, this is one of the few houses that cannot be seen from other properties or the street. • Concem with vinyl windows, need to upgrade to real wood windows, will add chazacter and quality. • Access to front door is up a path to the door which is on the far side of the wall, might help the design to emphasize the location of the door, could add a more prominent path. • The dormers in the mansazd roof would look better if they were rounded at the top rather than gable, would have a more European look. • Need landscape plan to show approach to front entry, and use landscaping for emphasis. Paul Lynch, 2845 Canyon Road, property adjacent to site, this is a huge lot, can't see the house from the street or my property, the design is decent, but want to raise a concem about the future subdivision of this lot. Agree with the plans for this project, but would like to ask that a condition be added that the property not be subdivided in the future. There were no other comments from the floor and the public hearing was closed. Commissioners asked if it was possible to add a condition to prohibit future subdivision. CA Anderson noted that you can't prevent someone from applying for a subdivision, but in the findings for this project, Commission can indicate the issues which would be faced, such as lack of street access, the slope of the lot, the existing easements on the property and the location of the creek, all of which would make it difficult if not impossible to subdivide the lot in the future. C. Auran made a motion to place this item on the regulaz action calendaz at a time when the revisions and corrections to the plans have been made and plan checked. This motion was seconded by C. Vistica. Chair Osterling called for a vote on the motion to place this item on the regular action calendaz when the plans had been revised as directed. The motion passed on a voice vote 5-0-2 (C. Cauchi and Keighran absent). The Planning Commission's action is advisory and not appealable. This item concluded at 11:40 p.m. 11 City of Burlingame Planning Depaztrnent SOl Primrose Roed P(650) 558-7250 F(650) 696-3790 www.burlineame.org � ��r, � �vM+E APPLICATION TO THE PLANNING COMMISSION �..� ° Type of application: Design Review X Conditional Use Permit Variance_� Special Permit Other Pazcel Number: Project APPLICANT ,� Name: w�� -� Address: ��^ SLihil'►tiC.� �j. �J..�'r�J PROPERTY OWNER Name: 5 G.1�.Z Address: G�o10City/State/Zip: � Phone (w): ror c�: Phone (w 3u s-- Please indicate with an asterisk * the contact person for this project. RECEIVED � `22' PROJECT DEC 1 7 2004 `/L�,l �v� � CITY OF BURLINGAME PLANNING DEPT. rlC�►�' AFFADAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given herein is true and correct to the best of my knowledge and belief. ApplicanYs signatute: � Date: ` � I know about the proposed application and hereby authorize the above applicant to submit this application to the Planning Commission. Property owner's signature: �— Date: � Z �� Date submitted: / / � PCMP.FRM ARCHITECT/DESIGNER Name�� '1U Address: 39 �l/.�� , PC Item # ul u�• �� TO: FROM: DATE: RE: PLANNING DEPARTMENT ENGINEERING DEPARTMENT�N� APRIL 6, 2005 FIRST AND SECOND STORY ADDITION AT 2202 SUMMIT DRIVE RECEIVED APR - 7 2005 CITY OF BURLINGAME PLANNING DEPT. The preliminary geotechnical conditions report dated Mazch 30, 2005 by PG Soils, Inc. is acceptable at this time. However, a full geotechnical/soils report is required prior to the issuance of a Building permit. In addition, structural calculations by a licensed engineer is also required for retaining walls over three(3) feet in height measured from the bottom of the footing. Previous comments dated December 29, 2004 need to be addressed prior to the issuance of a Building permit. 1 PGSoils, Inc. 901 Rose Court Burlingame, CA 94010 (650)347-3934 (650)344-6772(Fax) Job: 0528 March 30, 2005 Warren Donald 2202 Summit Drive Burlingame, CA 94010 Subject: PRffi.Il�IINARY GEOTSCffi�iICAI, Proposed House Addition 2202 Summit Drive Burlingame, California Dear Mr. Donald: Paul A. Grishaber, P.E., Principal Consulting Soil.s Engineering Service.s RECElVED APR - 7 2005 CITY OF BURLINGAME PLANNING DEPT. We have reviewed the subsurface conditions that were encountered in test holes along the creek on the southeast side of your existing residence, and have made a visit to observe the sloping area for a proposed addition to the house. This letter summarizes our preliminary opinions and conclusions related to the geotechnical aspects of the proposed house addition project. �� aa� � •�w� • It is proposed to cut into the hillside along the rear of the existing house and then construct a two story addition onto the back, southwest side of it. The construction of the addition will require a cut into the slope which will then be supported by at least two retaining walls. These walls may each be up to 5 feet high, although the final design has not yet been determined. �•• •° •�; _ i�i Our services included a site visit on March 22, 2005. We reviewed our own Geotechnical Investigation report which was performed to assess the subsurface related to the filling of a section of the creek downslope from the house. This report was dated February 11, 2002. Our site visit and the findings of the 2002 Geotechnical Report were used to provide a preliminary assessment of the area for the proposed house addition. The subject property is an irregularly-shaped lot accessed from a long driveway near the intersection of Summit Drive, Easton Drive and Canyon Road in Burlingame. It is located along a natural drainage ravine. A small creek at the base of the ravine collects water from the steeply sloping ground (natural gradients in the range of up to 1.5:1.0 to 2.0:1.0 horizontal to vertical) along the northwest and southeast sides. The portion of the creek along the east-southeast side of the house and garage has been routed through Job: 0528 March 30, 2005 a 30-inch diameter culvert pipe and a and yard areas. culvert pipe. Fill soil was placed over the portion of the ravine to create level driveway The creek drains out to Easton Creek near the intersection of Summit Drive, Easton Drive, and Canyon Road. Bedrock is exposed in some areas along the creek bottom. Also, there are a number of large boulders in the creek bottom, in addition to deposits of sand, gravel, and other materials. Portions of the steeper creep bank slopes have failed in the past, most likely as a result of undermining by the creek. In several areas, these failed creek bank slopes were repaired and were supported by concrete sack walls. Also, some of these failed areas have been buttressed by the placement of fill soil along the areek channel. A sanitary sewer easement exists along northwest side of the creek, between the house and creek. A 6-inch diameter pipe is located in this easement. It extends through the fill in front of the garaqe and then follows the driveway down to Easton Drive. The property is accessed along an asphalt-surfaced driveway. A portion of this driveway was created by a cut and fill operation along the southeast side of the creek. A detached garage is located at the end of the driveway. The existing home is located upslope from the garage along the northwest side of the creek. It is two stories in height and was constructed in the 1970's. Vegetation in this area, including the proposed addition area, consists mainly o£ native trees, shrubs, grasses, and weeds. Some grading of the hillside in the area of the proposed addition has been performed to create pathways and small level areas. 1:Y�J:_".rJ� h�.l�_ �� The materials encountered in the test borinqs drilled in 2002 closer to the creek consisted of layers of inedium stiff to stiff Sandy CLAY with gravel down to depths in the range of 5 to 6 feet. These materials are considered to be a combination of fill soil, topsoil and subsoil. These upper clayey soils are underlain by Weathered Sheared Franciscan Bedrock, possibly the product of the weathering of Greenstone bedrock. This material consists of Sandy CLAY with rock fragments, and was found to be stiff to very stiff, and medium dense. Harder, fresh rock can be expected to exist at greater depths. Geologic mapping indicates that Greenstone bedrock underlies the site area. It is suspected that bedrock will be found at similar, or lesser, depths along the hillside in the area of the proposed addition. In 2002, groundwater was encountered in Test Boring 1, downslope from the proposed addition area, initially at a depth of about 11.75 feet (close to the same elevation as the creek at that location) and then it rose to a stabilized depth of 9.83 feet. It is possible that there are subsurface zones where water may be seeping downslope and this could result in groundwater levels that -2- Job: 0528 March 30, 2005 may be closer to the ground surface in the area of the proposed addition. � : ,I� _ 7,�_ s_�.� The site lies about 1 mile northeast of the active San Andreas Fault Zone. the site fr fault zone existing ho dependent L epicenter, Strong to violent ground shaking must be expected om significant seismic activity emanating from this during the life of the proposed addition and the at use. The intensity of the shaking at the site will be pon the actual earthquake magnitude, distance from the and the soil and rock underlyinq the site. The site slope in the area of the proposed addition is steep, but we did not observe signs of instability. Bedrock is located relatively close to the surface in this area, and this will reduce the potential for earthquake-induced landsliding. Based on our site visit, and a review of the subsurface conditions encountered in test borings drilled downslope from the proposed addition area, it is our opinion that the site can be safely developed for the proposed house addition. While the slopes are steep, bedrock is located at a relatively shallow depth, and this will be favorable in the design of foundations and retaining walls. Specific design parameters for this project are beyond the scope of this letter. Further study of the subsurface conditions in the proposed addition and retaining wall area will be required. It is anticipated that several test borings, laboratory testing, and the preparation a complete geotechnical investigation report will be required to provide more definitive final conclusions and recommendations for the proposed development. if you have any questions on this matter, call our office at your convenience. Very truly yours, PGSOILS, INC. ,�(j� .�, �� P�ul A. Gri aber, P.E. Princi 1 G technical Engineer GE 2194 (Expires 12/31/05) cc: 2 to Warren Donald _�� ,� . r< < �F��y ' ��,` ,'' I;o.G021°4 )^ . -3- Project Comments Date: To: From: December 20, 2004 d City Engineer ❑ Chief Building Official ❑ City Arborist ❑ City Attorney Planning Staff RECEIVED JAN 1 1 REC'D -Zoos CITY OF BURLINGAME PLANNING DEPT. O Recycling Specialist ❑ Fire Marshal ❑ NPDES Coordinator Subject: Request for design review, variance for height and hillside area construction permit for a first and second story addition at 2202 Summit Drive, zoned R-7, APN: 027-271-340 Staff Review: January 3, 2005 1. Based on preliminary review, it appears that the proposed project involves significant earthwork excavation. A geotechnical report by a licensed soil engineer is required. The report shall include a slope stability analysis and identify any adverse impacts from the proposed project and mitigation measures. 2. Plans shall provide a cross section of the proposed foundation and new slope. The required slope setback per the soils report shall be shown and at no point shall the new slope exceed a two to one slope. 3. The current survey included in the plans shall be revised to show existing and proposed contours. All existing trees and utilities, including a private water line with a hydrant per City records, shall be shown on the lot. 4. A grading and erosion control plan shall be submitted for review and approval. Grading and transportation permits are required. 5. According to the boundary survey, a portion of the existing structure is currently encroaching into the sewer easement. This condition needs to be addressed such that this encroachment no longer exists. No work shall be allowed to be constructed within the easement area. 6. Sewer backwater protection certification is required. Contact Public Works — Engineering Division at (650) 558-7230 for additional information. 7. Storm drainage shall be designed to drain towards the storm drain system. No drainage shall be allowed to drain towards adjacent properties. 8. Any work in close proximity of the water course or creek requires written approval and permits from the Department of Fish and Game and the Regional Water Quality Control Board. 9. The City Water Department shall be contacted at (650) 558-7670 for meter size requirements. 10. Sewer lateral shall be tested in accordance with City standards. Reviewed bv: V V �%��. Date: 12129/2004 Project Comments Date: To: From: December 20, 2004 O City Engineer O Chief Building Official O City Arborist O City Attorney ❑� RJecycling Specialist �'Fire Marshal ❑ NPDES Coordinator Planning Staff Subject: Request for design review, variance for height and hillside area construction permit for a first and second story addition at 2202 Summit Drive, zoned R-1, APN: 027-271-340 Staff Review: January 3, 2005 Provide a residential fire sprinkler throughout the residence. 1. Provide a minimum 1 inch water meter. 2. Provide double backflow prevention. New addition appears to be in excess of 150 feet from improved fire apparatus access. Improve driveway to meet the requirements of the Uniform�re �ode f` o�r f.ire department access. v- a �� s-'ra �z��R�.. e�,�.� y�r Reviewed by: ��l��,i,� Date: 2.��-_,e�[.� / Project Comments Date To: From: December 20, 2004 ❑ City Engineer X Chief Building Official ❑ City Arborist ❑ City Attorney ❑ Recycling Specialist ❑ Fire Marshal ❑ NPDES Coordinator Planning Staff Subject: Request for design review, variance for height and hillside area construction permit for a first and second story addition at 2202 Summit Drive, zoned R-1, APN: 027-271-340 Staff Review: January 3, 2005 1) All construction must comply with the 2001 California Building Codes (CBC), the Burlingame Municipal and Zoning Codes, and all other State and Federal requirements. 2) Provide guardrails at all landings. 3) Provide handrails at all stairs where there are more than two risers. 4) Provide lighting at all exterior landings. ,� �/ Date: ��1 � lo �� Project Comments Date: To: From: December 20, 2004 � Ciry Engineer 0 Chief Building Official � City Arborist � City Attorney X Recycling Specialist 0 Fire Marshal 0 NPDES Coordinator Planning Staff Subject: Request for design review, variance for height and hillside area construction permit for a first and second story addition at 2202 Summit Drive, zoned R-1, APN: 027-271-340 Staff Review: January 3, 2005 Applicant shall submit a Waste Reduction Plan and recycling deposit for this and all covered projects prior to construction or permitting. Reviewed by: � Date: l �L�l (%`� Project Comments Date: To: From: Subject: Staff Review: December 20, 2004 _ City Engineer _ Chief Building Official _ City Arborist _ Recycling Specialist _ Fire Marshal ✓ NPDES Coordinator _ City Attorney Planning Staff Summit Drive, zoned R-1, APN: 027-271-340 Request for design review, variance for height and hillside area construction permit for a first and second story addition at 2202 January 3, 2005 Any construction project in the City, regardless of size, shall comply with the City NPDES permit requirement to prevent stormwater pollution including but not limited to ensuring that all contractors implement construction Best Management Practices (BMPs) and erosion and sediment control measures during ALL phases of the construction project (including demolition). Additional stormwater requirements may be issued as conditions of approval. Brochures and literatures on stormwater pollution prevention and BMPs are available for your review at the Planning and Building departments. Please see attached list of pollution control agencies for additional resources and references that can be viewed and downloaded. For additional assistance, contact Eva J. at 650/342-3727. Reviewed by: ,g n Cva� \' Date: O 1 � 03 �OS Pollution Control Agencies and Sources of Inforrnation Storm water quality management programs Alameda Countywide Clean Water Program 951 Turner Court, Hayward, CA 94545 (510) 670-5543 www. cleanwaterprogram.com Bay Area Stormwater Management Agencies Association (BASMAA) 1515 Clay Street, Suite 1400, Oakland, CA 94612 (510) 622-2326 (888)BayWise www.basmaa.org Agencies to call in the event of a spill Documents and available resources From State Water Resources Control Boazd (SWRCB) (916) 341-5537 _ / www.swrcb.ca.gov r Contra Costa Clean Water Program 255 Glacier Drive, Martinez, CA 94553-4897 (925) 313-2392 (800) NO DUMPING www.cccleanwater.org Fairfield-Suisun Urban Runoff Management Program 1010 Chadbourne Road Fairfield, CA 94534 (707) 429-8930 Marin County Stormwater Pollution Prevention Program 3501 Civic Center Drive, Room 304, San Rafael, CA 94903 (415) 499-6528 www.mcstoppp.org San Francisco Stormwater Management Program 38013rd Street, Suite 600 San Francisco, CA 94124 (415) 6957310 http://stormwater. sfivater. org San Mateo Counrywide Stormwater Pollution Prevention Program 555 County Center, Fiffh Floor Redwood City, CA 94063 (650) 363-4305 www.flowstobay.org Santa Clara Valley Urban Runoff Pollution Prevention Program 699 Town & Country Pillage Sunnyvale, CA 94086 (800) 794-2482 www.scwrppp.org Sonoma County Water Agency 2150 West College Avenue Santa Rosa, CA 95401 (707) 526-5370 www.scwa.org Vallejo Sanitation and Flood Control District �50 Ryder Street, Vallejo, CA 94590 (707) 644-8949 www.vsfcd.com You are required by law to report all significant releases or suspected significant releases of hazardous materials, including oil. To report a spill, call the following agencies: 1. Dia1911 or your local emergency response number. 2. Call the Governor's Office of Emergency Services Warning Center, (800) 852-7550 (24 hours). For spills of "Federal Reportable Quantities" of oil, chemicals, or other hazardous materials to land, air, or water, notify the National Response Center (800-4248802). If you are not sure whether the spill is of a "reportable quanfity," call the federal Environmental Protection Agency (800) 424-9340 for clarification. For further informafion, see Calijornia Haz¢rdous Material Spill/ Release Notifacation Guid¢nce (State Office of Emergency Services, Hazardous Materials Division). Agencies to call if' you find or suspect contaminated soil or groundwater GeneYal Construction Activity Storm Watey Permit FYom Friends of the San FYancisco Estuary (510) 622-2465 www.abag.ca.gov/bayarea/sfep Field Manual ' �� , / Guidelines for Canstruction Projects � Hold On to Your Dirt — Video Keep it Cle¢n — Video FYom Association of Bay Area C:overnments (ABAG) (510) 4647900 www.abag.ca.gov M¢nu¢l of St¢ndards jor Erosian and ✓ Sediment Contyol Measures FYom Cal EPA, DTSC (916) 322-3670 www.dtsc.ca.gov Waste Minimiz¢tion fos the Building Construction Industry - Fact Sheet From California Stormwater Quality Association (CASQA) � www.cabmphando oks.com Stormw¢ter Best Management Practice Handbaok — Constructiox Regional Water Quality Control Board: San Francisco Bay Region (510) 622-2300 Central Valley Region (916) 255-3000 THAI'[[(S BASMAA adapted this booklet from one originally developed and generously shared by the Santa Clara Valley Nonpoint Source Pollution Control Program. California Environmental Protecfion Agency (Cal EPA), Department of Toxic Substances Control (DTSC) (510) 540-3732 Illustrations by John Finger OO 2004 Bay Area Stormwater Management Agencies Association �� Printed on Recycled Paper City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlineame.orn �� CITY 0 A � BUFRINOAME � T...m A CITY OF BURL[NGAME VARIANCG APPLICATION The Planning Commission is required by law to make findings as defined by the City's Ordinance (Code Section 25.54.020 a-d). Your answers to the following questions can assist the Planning Commission in making the decision as to whether the findings can be made for your request. Please type or write neatly in ink. Refer to the back of this form for assistance with these questions. a Describe the exceptional or extraordinary circumstances or conditions applicab[e to your property which do not apply to other properties in this area. 5ee q--�ac�l.e d b. Explain why the variance request is necessary jor the preservation and enjoyment of a substantial property riglet and rvlrat unreasonable property loss or unnecessary liardship might result form the denia[ of the application. G Explain why the proposed use at the proposed location will not be detrimenta[ or iirjurioris to property or improvements in the vicinity or to public healtlr, safety, genera! welfare or convenience. d How wil[ the proposed project be compatible with the aesthetics, mass, bulk and character of the ezisting a�id potentia[ uses on adjoining properties in the general vici»iry? vnx.�ut City of Burlingame Planning Deparonent 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlineame.ore a. Describe the ezceptional or extraordi�:ary circumstances or conditions applicable to your property whick do not apply to other properties in this area Do any condirions exist on the site which make other altematives to the variance imprac6cable or impossible and aze also not common to other propeRies in the area? For example, is there a creek wtting through the property, an exceptional hee specimen, steep tecrain, odd lot shape or unusual placement of existing swctures? How is this property different from others inthe neighborhood? b. Explain why the variance request is necessary jor the preservation and enjoyment oj a substantial property right and rvhat unreasonable property loss or unnecessary hardship might result fornr tlre denial of the applicatian. Would you be unable to build a project similu ro others in the area or neighborhood without the exception? (i.e., having as much on-site parking or bedrooms?) Would you be unable to develop the site for the uses allowed without the exception? Do the requirements of the law place an unreasonable limitation or hardship on the development of the property? G Exp[ain why the proposed use at the proposed location will not be detrimental or injurious to property or improvements in the viciniry or to public /iealtly sajety, general welfare or convenienc� How will [he proposed struchue or use within the structure affec[ neigh6oring properties or structures on those properties? If neighboring properties will not be affected, state why. Think about ha�c, noise, lighting, paviug, landscaping sunlighdshade, views from neighboring properties, ease of maintenance. Why will t6e structure or use within the strucNre not affect the public's health, safety or general welfare? Public healrh includes such Uilngs as saniqtion (gazbage), au quality, dischazges into sewer and stormwater systems, water supply safety, and things which have the potentiai to affect public health (i.e., underground storage tanks, storage of chemicals, situations which encourage the spread of rodents, insects or communicable diseases). Public sa(etv. How will the shucture or use within the sWcture afTect police or fue protection? Will a]azm systems or sprinklers be installed? Could the structure or use within the structurc create a nuisance or need for police services (i.e., noise, unruly gatherings, loitering, traffic) or fue services (i.e., storage or use of flammable or hazardous materials, or potentially dangerous activiries like weldiug, woodwork, engine removal). Genera! we[fare is a catch-all phrase meauing community good. Is the proposal consistent with the city's policy and goals for conservation and development? Is there a social benefit? Convenience. How would the proposed swchue or use affect public convenience (such as access to or pazking for this site or adjacent sites)? Is the proposal accessible to particulaz segments of the pubGc such as the elderly or handicapped? d How will the proposed project be compati6le with the aesthetics, mass, bulk and characler ojthe ezisting and potentia! uses on adjoining properties in the general vicinity. How does the proposed structure or use compaze aesthetically with existing neighborhood? If it does not affect aesthetics, state why. If changes [o the shucture are proposed, was [he addition designed to match existing azchitecture, pattem of development on adjacent properties in the neighborhood? If a use will afTect the way a neighborhood or azea looks, such as a long tecm avport parking lot, compare your proposal to other uses in the azea and explain why it fits. How dces the proposed shucture compare to neighboring structures in terms of mass or bulk? If there is no change to the swchue, say so. If a new structure is proposed, compaze its size, appeazance, orientation, etc. with other shuctures in the neighborhood or azea. How will the shuchue or use within the shuchue change the chazacter of the neighborhood? Think of character a, the image or tone established by size, densiry of development and geueral pattem of land use. Will there be more traffic or less pazking available resulting from this use? If you don't feel the character of the neighborhood will change, state why. How will the proposed project be compahble with existing and poteutial uses in the general vicinity? Compaze your project with existing uses. State why you feel your project is consistent with other uses in the vicinity, and/or state why your project would be consistent with potential uses in the vicinity. vnR.FRM WARREN & JENIVI�ERrDONALD 2202 Summit'Drive Burlingame, Califoruia 94010 (650) 579-4999 (650) 579-1082 FAX December 17, 2004 City of Burlingame Planning Department 501 Primrose Road Burlingame, CA 94010 RECEIVED DEC 1 7 2004 CITY OF BURLINGAME PLANNING DEPT. CITY OF BURLINGAME VARIANCE APPLICATION RE: 2202 Summit Drive a Describe the e.rceptional or extraordinary circumstances or conditions applicable to your property, which do not apply to other properties in this area Answer: A condition eaists on this site which makes this property uncommon to the other properties in the area. The eaisting structure is placed well off of Summit Drive, not visible from the road or to other neighbors. The existing structure is placed up on a knoll that is elevated from the driveway. Calculating the height requirement from Summit creates the exceptional or extraordinary circumstance regarding this properly. �i, Explain why the variance request is necessary for the preservation and enjoyment of a substantia[ property right and what unreasonable property Loss or unnecessary hardship might result from the denial of the app[ication. Answer: Currently, the existing structure has a flat roof. Part of the addition to the egisting structure includes a new roof that is not flat. The addition, which also includes bedrooms, will m�ke the existing structure comparable and similar with the ot6er homes in the area. Because of the placement of the eaisting structure requirements of the law are placing unreasonable limitations on this property. �. Exp[ain why the proposed use at the proposed location wil! not be debimental or injurious to the property or improvements in the vicinity or to the public health, safety, general we[fare or convenience. Answer: Granting of t6is requested variance will not adversely affect the Public, as the structure is not visible from Summit Drive or surrounding neighbors. r. Granting of this requested variance will not adversely affect the public safety health in that no underground tanks, storage of chemicals are involved. This addition will not encourage the spread of rodents, insects or communicable disease. Public safety will be addressed at all times. The addition will be built with the current safety codes and requirements applicable from the Burlingame Building Department, Fire department and Police Department. The addition will be a benefit to the general welfare of the public. The addition is an improvement to the existing structure. The completed structure will be comparable to other homes in the area. The public will not be inconvenienced by the construction of the addition. The property is not visible from Summit Drive and there is ample onsite parking for construction vehicles. �P, How will the proposed project be compatible with the aesthetics, mass, bulk and character of the existing and potential uses on the adjoining properties in the general vicini[y? The proposed addition to the structure will make the structure compatible to the other structures in the area. Currently the existing structure is approx. 1,900 square feet. But more important to note here is that the existing structure is on an approx. 3 acre site, which is not visible from Summit Drive. Also the structure is not visible to our knowledge from the surrounding neighbors. This proposed addition would not adversely affect the character of the neighborhood because in addition to not being visible it will be comparable to other homes in the area. Because of the size of the site and the scope of the addition we feel that proposed project is consistent with other homes and uses in the vicinity. .2. �_ __ ' �f,O' ��TY o,n CITY OF BUFil1NGAME PLANNING DEPAHTMENT� '�, �RLIlIOAME 501 PRIMROSE ROAD ' BURLINGAME,CA94010 ' TEL (650) 558-7250 • FAX: (650) 696-3790 ��, �,,,,,.� www.buAingame.org Site:2202 SUMMIT DRIVE � Application for design review, variance for height and hillside area construction permit I for a first and second story addition at: �� 2202 SUMMIT DRIVE , zoned R-1. ! (APN:027-271-340). � � The City of Burlingame Planning Commission announces the following public hearing on , Monday, May 23, 2005 at 7:00 P.M. in the , City Hall Council Chambers located at � 501 Primrose Road, Burlingame, California. � Mailed: May 13, 2005 1 � (Please referto other side) A copy of the aF to the meeting Burlingame, C If you challe` e raising only �! described in h� at or prior to hi Property ow r their tenants b (650) 558-7 0 Mazgaret Mo City Planner PUB� (Please refer to other side) / ' ' � . • . ,€'� ..�ct '��.� �- - -� � . ; I��i+��r+� ��A) �°: '�Y a�F.'. "_". �a e �i. . � " . � . � � a a a� a a PUBLIC HEARING NOTICE ' •. ' ,t �� be lirnited to iblic hearing, �d to the city informing please call RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW, VARIANCE FOR HEIGHT AND HILLSIDE AREA CONSTRUCTION PERMIT RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a categorical exemption has been proposed and application has been made for desi�n review, variance for buildin� hei�ht and hillside area construction nermit for a first and second story addition at 2202 Suminit Drive, zoned R-1. Warren and Jennifer ponald, property owners. APN: 027-271-340; WHEREAS, said matters were heazd by the Planning Commission of the City of Burlingame on Mav 23. 2005, 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: 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: 15301 Class 1(e)(2) - additions to existing structures provided the addition will not result in an increase of more than 10,000 SF in azeas where all public services and facilities aze available and the area in which the project is located is not environmentally sensitive, is hereby approved. 2. Said design review, variance for building height and hillside azea conshuction permit are approved, subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such design review, variance for building height and hillside area construction permit aze as set forth in the minutes and recording of said meeting. It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. Chairman I, , Secretary of the Planning Commission of the City of Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning Commission held on the 23`� day of Mav, 2005 by the following vote: Secretary EXHIBIT "A" Conditions of approval for categorical exemption, design review, variance for building height and hillside azea construction permit. 2202 Summit Drive Effective June 2, 2005 1. that the project shall be built as shown on the plans submitted to the Planning Department date stamped May 11, 2005, sheets A1 through A6 and Ll, and date stamped February 11, 2005, Boundary and Partial Topographic Survey, and that any changes to building materials, exterior finishes, footprint or floor azea of the building shall require an amendment to this pernrit; 2. that all existing trees on site, with the exception of the 10-inch diameter buckeye to be removed, shall not be removed and the applicant shall have an azborisYs report prepazed which documents how each tree within 30 feet of the proposed addition should be protected during construction; this report shall be reviewed and approved by the City Arborist and the property owner shall call for the Arborist to inspect the protection measures installed before a building permit shall be issued, and that the property owner shall maintain the trees after construction as directed by the certified azborisYs report; 3. that the applicant shall apply for and receive a tree removal permit to remove the existing 10-inch diameter buckeye tree, as shown on sheet Ll, date stamped May 11, 2005, from the City Arborist prior to issuance of a demolition pemut; 4. 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), moving or changing windows and architectural features or changing the roof height or pitch, shall be subject to Planning Commission review; 5. that prior to scheduling the framing inspection, the project architect, engineer or other licensed professional shall provide architectural certification that the architectural details such as window locations and bays are built as shown on the approved plans; if there is no licensed professional involved in the project, the property owner or contractor shall provide the certification under penalty of perjury. Certifications shall be submitted to the Building Depariment; 6. that prior to final inspection, Planning Deparhnent staff will inspect and note compliance of the azchitectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans; 7. 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; EXFIIBIT "A" Conditions of approval for categorical exemption, design review, variance for building height and hillside azea construction permit. 2202 Summit Drive Effective June 2, 2005 Page 2 8. that the conditions of the City Engineer's Apri16, 2005, and December 29, 2004, memos, the Fire Mazshal's December 21, 2004, memo, the Chief Building Official's December 22, 2004, memo, the Recycling Specialist's December 29, 2004, memo, and the NPDES Coordinator's January 3, 2005, memo shall be met; 9. that the project shall meet all the requirements of the Califomia Building and Uniform Fire Codes, 2001 Edition, as amended by the City of Burlingame; 10. 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; and 11. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance. o° � � ry N 0 i�wrM I� en A Koi a N �� , „�_ Il� a �� ;• �� O O + \, J .°a�, -� � . � . f � � v '�,,"' .: � O W Y e N � Z 0 � . J � � O � o � � �tU RO �o � � N `° '^ a O , , � � � 4 i i W W W � h C y i a� � ^ Y ...3 aaa� Q � '�� b 5l°�µJ I I I � h � �. $ � � T 5� .9 �yG �- 1ti� O ��1 �'Hg � �o,ne ri1' �b O k '4~ w b �^ O .}°� a :�` . � F .os $ 3 `�3 � 'i � Cf I � '%Y �> [F �.(J 'O � � .i�� y~ 3 Sr � K O osxv +�� ry � y F Hg Sy�' a Q �`�",n .� ., " �' s� , RQ a y4 �. ]a p;1^O u A �1,. � o�, �H $ h�" m � N }� � ,� 'a� � �"� . 4 �p . .� � o wrteo ,o O O � aa r R e N � _n zu � d0 0 , N O o` wl''p ^ '''�ei r't'O�Y n' � � � 1 HB le'IU .a�o� � a ,� 'y;. - ; � � O �, � ;j . er.t O J/o wv R � : I� < �'• h•� Q n ;� N /� ti %' a � _i��ry / . � �'� 1� a i �qa a m .�Tt yi+ MJZ Yin .aT \ �Y i � 0 � O a pp s O J � D G aiY � � .R .vn� • y- Y . � C /ag � � 4' Z 6\F p � s q� ry N O- 5� �=K � w 'F rri�h N � � YS t1K� 1F � $� q t�� +��by S ' P y 1R, .<� a O 3 4 � i q a 3r.~fi f(ii - 1� jtqi 3asFs � O O s`�, 'ri ��% 4 ��7 � � $ 491111 .f01 `7'i�j��"C \ � ;.' � .. i `, � F..� . :: < - _-- . /c:r ,� y' c.ry.,. � * r . n'"`� E,.. - ��r�i! :-1�i h..N ;: � �y._., � "�% � fj�r�� ' S ,�� I ��5�;...�� .�;�g, yo4` . � • . '•�5.. o � �t � � de�i l f ��. _ �� n, 1 . .J, � tg��it , , '3 � �g � � 4` �. 1W � i{ , !. � .. v �� ` C y e:� �-�i ..t 4'. �� Sy '� T� 2ef6 . tK a..- ��. � �, r �±! 'w' itl)r . 1 � .�j, �� x. 4� w?,.:- '.�93 "� ��Q �� V 3� r'y 2 � . J� v K .ti-x-. . . L� � M'��F 1 �� y. � l. �` t �.. . � 'i t t,._'� o ��} ��c � ` ' w f � }ye, � - j ! - V 4 V 4 y �.- K-. ^ � U. .'� � �' `'��7� '��: � ��4; , iq1\ � �t '. '4 1 : it9��' , t ' f �i�, � .�Zew- �. �� n��.� -<f ,_, V' s"ti._i�`�'��''°�. FY. � � � � �y1fi� � �' �� Y i ...: �- � .. \ f '4, � _. \�� -4 � �- `{i� .Ta� � � �Yr y T '"Y c ., � � . � v !' , , r • � ° - , '„--; ,.g= , ti a' v �`�4 `�xt f �.SB'L�.. 'K�` "'^_� � `{�i ,. •�t �y t <� �' � . .h 4 \� �.. �f} 431by .- � �:�.- t4��"=¢ .. •: a ~.. - P&iy ' �. V ; ; .'i' . � ✓ ` . �� .. . t2�,R � �, .� � �A c f. .�� .�> �- �A ','"D : � .� , n'R :. � a.• �• "},y a, .�� t��'�i� �2815 __-. ,�IR. 7'. ♦ ' �- 3F" -' �7 % 38E5 T _ � y .. '.'.. YL,i ` ' c,�is � .�� y t,y L � i ;. . y_�� ` 1�� ,,.ze> , . �a� '� � r Y y � ` � � - 1+i� - 1' "t_: � , j � : Y G`. .: � r %� .' �� Q -� ,� 1°�';, y�.: _ �. .. � :-� ti. h' �-. �.! ;��1 RD:t . � � � �r� � , !�'?.- � ') � � �i � � �F..,,,i r'�_. �-.i ��:`� �4. � �� t �:� � t�' �r�:��. ��.. � �E� 1::. y� . 1 . � . � ' �� yiy"�� ` F 4 �., !� , , i � � *'_ 1' � � l Y V .. � �1 i L \ � �, �1 s } � y : _ � l�C � 1 . �, -1 .33 -,1 \ �f �' . �� '� t i y - �.. v ( � � P' •� �' 1 � � � f r . L � r .i�r �i.9 �v'� r ^� ��'t �'S.^ "w'-S�v,� 4..�-� � �, � ry __ \y. �- E 3 � x N e��.:,._ _ . , , � -�y,�� r R_� � . _� �. ;��-� t' 0 - � �.t �y . r,, ,,,` � � ��py � E �., G�- .5�\ r k�' ��" , 'C2 4Si�'•+�& r r�Y� Yr� �-P� a �...�" � r A s i � . 6� c � t t �"l h �. R` � c� so ! ' �. � . ' �i" %rt.. Y � � �.l` � -',�� / �� at . ttL*� � L � j� � a.TA�"" : �� •, a t �", � 4' �.�, �� 4. fE � < �{ n. � e`� �ii ... . \ , � dl �,�� r< 1}� iJ� j ' "i .. �1��!c S d � Y : � �., G r `� .. �i, . -: ��+. ; Y�t t,. � yr._ '+C , i r �.: ..� . ,, �, , i ..�, � r'r i �.o i, t:w � r �� . 4 . -`+.. rs' ` :�> � ` _ ( � �,. p� � �,s � . � -. � � `�,.�",, � i` t �` S _� �^ ` ,. � ' „" �'A� � �\ i � 1i� , `� ' �'(c�4i� S �. yr� r � 'l� i� r .�t`l aGty r,� .; � ,� 5 �✓ ..:. . r �'ro - v �j � + � _ `,h. � � �{� rrt ,�.....�� :. �� -�� .- $, , '�",.r 4. - . , !��E � 1 �'F4t ^� iF�i .,. Q \ -. t � . tS t.:r �. f: �� y o : <t£�i � k � � 5 � �r�� Y�i< ' af � i � ��t �F��,�I � ��c� c�[�'��Y LI��.'" ��+'i� ��,y��l '�y4��-.: .. R � r } . 4�rr( .��ii^ �'� ys �- � Y 9 /Jt � } �- � .: �' � ` � � r�"t+.�� 7 - +.� � � i l � �. /� k- �' 1 ,{F �S iC. ` l. � .` 1 i:, l h'F �-S� ki 4 K... � c5 i. •r ,.•�Y��-l`1 :� i j i ..�4 c. �� I lf Y.?t�� 4.iLtbt s�'" C �� - S e 7 t< ` ^L�-.a +' .�. ., ,/j'vi , ?o - �c� � �� 1L � �RSZ � �..tU S�'t r Z� t�< � t� �F .`4j�w^ l i t,. -_tl _ ,� � � p � -. A� El� � �>.. _ 1 y Z _,. i .,l'k.4 y � bi ' � � s.! r 4 e. _, s t t�`: �. �k .. t u e 4 "e, �' %Ay+�-� � ti � i . . s �.-! , �^ -. t 1S � [ L L,� 1 Y 1 '{. .:.• e i- tYiZ T� ��. �c i:� � �- �. •� � L rt Y "'r �e. ' th .. ' 3 .� ��\ y . S ... � " � +� � � r - � + ` f < 4 ' � � y ' �'� " ( { . � 1� '� x" .,�y, iA, 4',�� _ �`� �' _._� lir {�; c 1Y'�� a . ".o. Yfi�� Ls �- t`i .y"` :,�J � y P,, i- yiJ^ `ect i'. a �. , �i "`^� r�, �+r� F � r} � 'Y� '� i vvr . � � . I�'" '�� f � �: i� l + 1'- �, c ,. �,3e .. : i �' +{.I e. *t. 'r - � ' C � _ � � � ., i V- �� Y � 1 1i �'-'._ ' �_ .z : � `.� 1 -` ' �r, '� . ..::. q. ' �, ..r'� x t �,_ c � �� e ^i' �� . . ✓ x . j�k '�Yi� icYF�J . <. � �' �: a � ��+� . �. ' � . r:. . ' < <-� "' � r R! �7 Y ♦ . � Y.� 'e.a . > .- .. o-.� ,+� �' � �� .. _.�o o . � �.� '�. �� -: . � `F' kt k�a �` E>>.i:�'' J n '��` ' � h �•'- ��Yi.. . `�}' � 7...� �. .. �,.�� 1 �. � �M /� '. S i<'i Y'? ��' � t ky`'d��'. y ' � � , �-°�' f '��x: f, � f?^� �P' . b .,`f �~l.E �i' :. r \ '� \ h .4j E � ��' � S '� y 1 �� l 'u�� "�' ' 'F% 1• i. '� t �k � •� ! � [ � . '"d. `��, �,Yi i �..i� �? .z 1 � � \ �Y � � ' � �_ U� .�,-t~ �a� � ; � ��' � � � - 1 . "� � ).., � i� � �T w_�� F .� '. � � �� • ' � < ' j �• t � T I � I ,i �` ��'� ' �. ., � � r � � '} � y�,� i.':. I � ' 'ti ' i` P'(' . ' `!s ♦ _ ��; ��',. t �� ' \;,_ ' � : t ` .. ` t4�v..� ' �-s f:' r P J'tyr . ,� , ;.,;�',• 1 < .� '' ' V s' ,- } '. *c� �� ; , r, . �;' _ .� \, .' -,. � : ::5- _�:, r ; . ,