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Home My WebLink About1232 Bernal Avenue - Approval Letter�a� c i r r o�. BURLINC3AME �''w�., �. � �. The C-ity of Burlingame CITY HALL C 501 PRIMROSE ROAD TEL: (650) 558-7250 PLANNING DEPARTMENT BIRLINGAME, CALIfORNIA 94010-3997 FAX: (650) 696-3790 February 20, 2002 Ross and Denise Edwards 1232 Bernal Avenue Burlingame CA 94010 Dear Mr. and Mrs. Edwards, Your request for second unit amnesty was reviewed by property owners within 100 feet, the Planning Commission, and City Council. Since there was no appeal, amnesty is granted to legalize an existing second unit at the rear of the property, over a detached garage, at 1232 Bernal Avenue, zoned R-1. The legal status of the unit is subject to the following conditions of approval: 1. that the second unit shall be made to meet the State Health and Safety Code Section 17920; that the electrical outlets in the bath and kitchen shall be replaced with ground-fault circuit interrupter outlets; that the main-line plumbing vent shall be extended, full-size, to a point no less than nor more than thirty inches above the roof line; and that access to the garage shall be installed, with dimensions no less than 8'-0" wide by 7'-0" high; and 2. that all building permits required to bring the second unit into compliance with the Health and Safety Code shall be applied for, and all construction work completed by, June 30, 2003; 3. that any alterations or repairs to the second unit shall meet the requirements of Burlingame Municipal Code Section 25.59; and 4. that no permits for work to the main single family dwelling on site are approved with this special permit. Second Unit Amnesty Avenue 1232 Bernal The second unit amnesty ganted is also subject to all provisions set forth in Ordinance No. 1653. All site improvements and construction work will require separate application to the Building Departrnent. This approval is valid until June 30, 2003, during which time a building permit must be issued and all required work must be completed. Sincerely yours, �� Margaret Monroe City Planner MM/e 1232BERN.app c: Ross and Denise Edwards, property owners Chief Building Inspector Chief Deputy Valuation, Assessor's Office (LOT 28 BLOCK 35 EASTON ADD BURLINGAME NO 2 RSM A/72; APN: 026- 172-250) 2 �� CITY � � � BURLJNGAME y� os d � nn .,u.r �. The City of Burlingame CCCY HALL SOl PRIMROSE ROAD TEL: (650) 558-7250 PLANNING DEPARTMENT BURLINGAME, CALIFORNfA 94010-3997 FAX: (650) 696-3790 January 23, 2002 Ross and Denise Edwards 1232 Bernal Avenue Burlingame CA 94010 Dear Mr. and Mrs. Edwards, In response to the second unit amnesty application submitted by you on December 21, 2001, Planning Department and Building Department officials performed a site inspection at 1232 Bernal Avenue on January 23, 2002. Attached is the Building Official's inspection report. It has been determined that the property at 1232 Bernal Avenue is eligible for second unit amnesty with the following conditions of approval: 1. Electrical outlets in the bath and kitchen shall be replaced with ground-fault circuit interrupter outlets. 2. The main-line plumbing vent shall be extended, full-size, to a point no less than nor more than thirty inches above the roof line. 3. Access to the garage shall be installed, with dimensions no less than 8'-0" wide by 7'-0" high. The next step in the approval process is notification of neighboring property owners and a seven day appeal period in which the project may be called up for review. Please contact the Planning Department in one week, by January 31, 2002, if you do not wish to continue with the second unit amnesty application process. If I do not hear from you by this date, the process will move forward and notices will be sent. Please contact me if you have any questions (650) 558-7252. Sincerely, Erika Lewit Zoning Technician SECONDARY UNIT INSPECTION CITY OF BURLINGAME Address: 1232 Bernal Avenue Inspection Date: January 23, 2002 Note: Inspection was performed to check for compliance with the minimum requirements of State Health and Safety Code Section 17920, copy attached. These provisions assure minimum levels of safety and health of occupants but do not imply compliance with current State Code requirements for the structure or its systems, current energy conservation standards or any local zoning requirements."Code" references below are to the State Health and Safety Code. Brief Description of Unit: Unit occupies space over a detached garage. The unit consists of a living room, bedroom, kitchen and bath. The apartment is approximately 375 square feet in area including a full kitchen with a gas range and a bath with shower. The unit has been satisfactorily maintained and has adequate heating facilities, natural light and ventilation. Electrical service is supplied from a breaker in a recently upgraded main house panel. The garage has Ueen recently converted by removal of the garage door and installation of French doors. Inspection Results: • There are no violations of items 1 through 15 of Subsection (a) of the Health and Safety Code with regard to sanitation, ventilation, heating or lighting. Unit is provided with a smoke detector.. • There are no structural hazards as referenced in items 1 through 9 of Subsection (b) of the Code with relation to structural hazards. • Electrical outlets in the kitchen and bathroom should be replaced with ground fault circuit interrupting outlets (GFCIs). While non-grounded outlets are acceptable in existing situations, these outlets have had three-prong adapters installed, thus giving a false sense of protection. GFCIs will provide personnel protection at these outlets. • Visible waste and vent piping is in sound condition but the existing main-line vent terminates near the floor line at the rear of the unit. This vent must be extended to a point at least 12' above the roo£ No cross-connections were noted, so plumbing, with the exception of the vent, complies with Subsection (e) of the Code. • Weather protection and foundations appear adequate and coinply with Subsection (g) of the Code. Recommendations: Electrical outlets in the bath and kitchen should be replaced with ground-fault circuit interruptor outlets. The main-line plumbing vent must be extcnded, ful-size to a point no less than nor more than thirty inches above the roof line.. I noted no other items requiring attention and find that the unit satisfies all Health and Safety code requirements after the two items noted above are rectiiied.. If you have any questions please feel free to contact me at (650) 558-7270. � Fred Cullum ICBO Certified Combination Dwelling Inspector #1315 ICBO Certified Plans Examiner #76774 ■■ �1�� 12-3 2- `�� -'� C I�.�c �- 2�'�- �,�; ex��,�e.. ,q fl N � �� . � �-2 • 2��c> 10 � �� ', �e C� �� r� � Q � �P�r�.', �� r e_�� +� -�r � � �,��-� ► �n � �-� � I a-� � ar�. L t� V e� c� c��... �,� � '� � � ,� �;.1�o uJ � �.x � �-4- � �n � � � -4 � � � �,� ,,�`.� � � � a5 2. P � c'�� `� d ��y �,�;n ��t;ri� �� 2 � � �d �`n ',�- �` d.c-� , �;� c�. f c� ��„ � a 4 . _ — � ' 2�� 4 �3�% . Y,-,c�x a��ou.�.c� ��-� $c�C/� = ��-o� � ��y � -��oor o�r c�.� � o�.�-`� p mt� , v'� �1,.� \�, v� �' Z4� 4' 2�� +'� � a �rc�.�s�. � m �x a. \ `o w e �1 �`�- `� � � ��} -�I / �- � � Z"�. 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By : Date : �' � ` d�_ YD �,� , .�2� , �? � �'O 1�.��- �,►' �'tQ � t� V� _ o��o�,�� I v�Gc.l � � p Y6�0._� �, � �2. �2 Y� << ., [_� _ . � _ t. ��. �� U ( w � c� � � � h-�cu1n � r �� . r� 0 >> For each correction, 'cloud' change on original sheet & provide a revisio� marker at each cloud and in revision block with date. << rmr rr �ity cf Burlingame �0.�Q ! D,.�� Plan Review Process PLANNING DEPARTMENT 558 7250 Plan Review Comments _ _ Building Department 558 7260 Job Address : 12 3 2 BERNAL AVExvE " Application Number : a o i o s4 e Job Description : REMODBL AnnN ��:� 4.see. Appl'n Date : : % ��01_ . . . . Check Date : �� `� �`'� . . . By : �� wi-� Not App Resubl Date : �� . . . Recheckl Date : 11 f '��-iC?I . . . By : �+ �.�.�'t-}� � Not Appd� � . ,, Resub2 Date : � G'�. .. Recheck2 Date :�' 1 Z� d I ... By :� L�.�i -i— � Not Appd Resub3 Date : • • p2- . . . Recheck3 Date : �- J�• �Z . . . By : [ ] Not Appd � c�wn-i�r � •• � ' i ' r "� R ' r'I '" ' � n�� r . 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GQ 4 — = � 1, �R d�-�►��n , , Uo��r1-� c�-� c-�.-� �c��-�- u..,/ � r�� v� v� � r �1n ��--�- '� � 2 �, � a�_�r�_ �.Q_ _ �. � 12�ar p_ � --l-- �1�n « t� L� �_ � 1 � �i �i . ��_ �5�- � � ��er'� 4A�e_ 1 �-a-r�� t�' r i Si c� O� d�,"tOE..�.�� .�-�- � e��- > For eac c rection, 'cloud' change on original s et & pro ide ision marker at each cloud and in revision block with date. << BURPLNG � rr� t.�.��- b� c.- ,i°� o r•-�,��.�.. ��- Y�t� �. � Plans approved : [] Without fu •th r comment With conditions listed. sy : ' � � vate : 3 • J3 - 02 City of Burlingame n� Z 0� � Plan Review Process Building Oepartme $AM'— SPM �� 696-16c PLANNING DEPARTMENT 696-7250 PAGE: � <E Job Address: ��e,...r''(�t � Application Number: Job Description: �rrL4�n t� ��r1 W • � _ M, u � � � � � � C...�. � �. � �c�.--i- i � +'� �'l�c� �.�.� 1_ � ■L" . i rr .� • + ir . - _ ` • •� l - � ■ e j � I �-� �� i► �`� L . � • � �a. _ � � ' 'i. � . .. � . �.. _ . _ . �� w 0 � � �� V �� City of �u�lingame 8Ar1 - SPM A_ Plan Review Process �� 3 0� �� PLANNING DEPARTMENT 696-725a PAGE: 3 8uilding Departme 696-16( <E Job Address: l2�j2 'Pj��( A verlu,� Application Number: 2�1 ,n,�4� Job Description:_,�Q m�.�.1 / A d� r� . � �b . 2-O , 2f7 t�2 � Qrovo�.\ w��c�'arFi-e c� -at-a . �- _ ,._ Z''t--� . �J�r �--�- - ► � � i �5 �c�� m � -�- -#� Z�Zo25 � -t-c-� .� . ... , ,. , _ /� �. �._ , . . I �_. ' _.. ` u �' • • _ +_� •� L �r � � • :.t a� �c i . � h� ��-� �o � ��- - �� , � 1r,��U�:�,� r^ Citx of Qurtingame ,8_'�I�t — 5PM ��-- �r �� q- . Plan Review Process PLANNING DEPARTMENT 696-7250� Buitding Oepartme 696-16( PAGE: � <E Job Address : � 2,� �-- r,�..,� �/'�.C�., 'f'�� Application Number :_?•b ( D�� Job Description: _ +R�_.�ntx�l?_1 ` �d1�1 A � � . ��-�- �- 0 � 41�" � �-��.. �/ G �t i�cY1C_ �? 1�.� � �� e ��c2..�.�► t Y'��1 City of Burlingame Plan Review Process PLANNING DEPARTMENT 558 7250 Plan Review Comments Building Department 558 7260 Job Address : 1232 BERNAL AVENUE Application Number ' 2010848 Job Description : REMODEL ADDN Appl'n Date : _ 7 5�� _ . . . . Check Date : �� . . By : �� c,vi-� Not Appd Resubl Date : . . . Recheckl Date : . . . By : [ ] Not Appd �esub2 Date : . . . Recheck2 Date : . . . By : [ ] Not Appd Resub3 Date : . . . Recheck3 Date : . . By : [ ] Not Appd [] Plans approved : [] Without further comment [] With conditions listed. By . Date . 1��- s�� e_ � o a o t' `►� I � P N�. a�. (� - �'�- 2� 25 n °/n �p l. r� r .�'+��'�'c � 2 ��-� ��bn r a Ye a- �� _�- I � / � , � P� �� - `�� = �� a `� /b � �C f<4 l 1!7 IA )� .� f� ��j r�_ X(c OC�O �_�- � l C!' �' �{ "� �•' 1,.� J'� L.,f J f � 1��" �- ,�,—_._.�'""�"'� � �I�'C�11 I i � C � �* � -c' �,�.�� `� c'' � , �'' ;-�O � ; "2 �i c� ! -}- i C -�.. --+ (� � -�-i �� P"1 i c. ✓�' t i <� � t� i � n_ T Y i( di(1 ��/lLt -�- i c,, � ��. F _� J QO �Yt-�' C� �'. i-f . s(�f_'.. �f -�- c�,. ✓ � .17� �'� tPti.l � � Y� �'_�V'1 L" E' -� e�7 � �L l I �� _r�_� p_. �� J I�c.� r � --��- .�,4�tr� �.c s� 1.-� e � 1 � ��i �E �► ;.iA �- . �r��,�1�� -��oal -�;,n�:��1 �-1c�� C. S� 25 .��, r� �-- S �- �,�� C'v �i � � /�.f1 L C�.J -, %2 ', I 2. j;� ; �,� r,� ,�-;� '�- �,� z_ �� ,- , . � i � v1� ��ec�� t�..�e_1 2 -�-ree� �- r � �;c� o-�- 'tir�� - �,-�- ��e��- > For eac c rection, 'cloud' change on original s et & pro ide ision marker at each cloud and in revision block with date. << BURPLNC � r-, ��- b� c.- n a v-► ---�r �. r-�- Y�e � City of Burlingame Plan Review Process Bu' ' Department 558-7260 PLANNING DEPARTMENT 558-7250 Plan Review Comments LN G Job Address: 1232 BERNAL AVE Application Number: B13-0364 Job Description: �MODEL/ ADDITION Appl'n Date: ?� Check Date: i �3 �3 Resubl Date: _ I 2 Recheckl Date: l 0 3 13 Resub2 Date: Resub3 Date: Recheckl Date: Recheckl Date: By: By: By: By: �. �T �� [�Not Appd [ ] Not Appd [ ] Not Appd [ ] Not Appd [d ] Plans approved: Plan Checker: FINAL INSPECTION REQUIRED [] YES [✓� NO P/ecrse submit on itemized response /etter for eoch Deportment ax� three (3) sets of complete vnd revised plons with ol/ revisions � Sec r�,�a��ed �p(k�, �w��e�,.� c,vw�.�v��.��. Where i[ applies, see also plan review comments from other departments » For each correction, 'cloud' change on original sheet & provide a revision marker at each cloud and a revision bock with data « City of Burlingame Planning Division (650) 558-7250 • (650) 696-3790 (fax) Plan Review Comments Project Address: Application #: Date of Review: Lot Area: 1232 Bernal Avenue 613-0364 October 3, 2013 6000 SF 1. Design Review (Code Section 25.57.010) Zoning: R-1 • Proposed first floor addition is not subject to Design Review since there is no increase in plate height and the plate height is not more than 9'-0" above finished floor (8'-5" existing). � The following types of roof additions to second stories and higher are exempt from the design review ordinance 1. The enclosed area under the roof addition is 100 SF or less (no addition square footage is being proposed, only raising an existing wall at the rear of the house to an 8'-0" plate). 2. The roof addition's pitch matches the existing roof pitch (shed dormer proposed at rear of house — although does not match existing pitch, it is determined to acceptable by Planning since it is a shed dormer). 3. The height of the roof addition is not higher than the highest ridge of the existing roof (addition is lower than highest roof ridge and complies with building height regulations). The proposed addition complies with all criteria above and therefor is exempt from Design Review. No response required. 2. Setbacks (Code Section 25.26.072) Existing Proposed Allowed/Required , _.._.__�.__--__...---__..._._....._._.._.__........---------...__,........__.._...._._......._._..___...._.._....__._....---..._...---...__._._...., '- -- — --- ---._...... ...._Side..(right).:_; ........................................_12'-0" _ _ _ 12'-0" 4'_0„ � _._._.._..._—....—_........_.........._..----__�.__........_..._..........__....._.._......____.._.......__. _............_._.........., Rear: ; 45'-3" 45'-3" to building 15'-0" 40'-0" to deck • The proposed project complies with setback requirements. No response required. 1 City of Burlingame Planning Division (650) 558-7250 • (650) 696-3790 (fax) Plan Review Comments 3. Lot Coverage (Code Section 25.26.065) 40% x 6000 SF = 2400 SF inaximum allowed Existing Proposed Allowed/Required Lot Coverage: 2521 SF 42% 2513 SF 341.8% 2400 SF 40% • The existing site is nonconforming in lot coverage (42% existing where 40% is the maximum allowed). A Variance for lot coverage is not required since with the alterations there is no increase to the existing lot coverage and the proposed additions comply with setback and off-street parking requirements. No response required. 4. Floor Area Ratio (Code Section 25.26.070) 0.32 x 6000 SF + 1100 SF + 400 SF = 3420 SF inaximum allowed 0.57 F --------...._._._.._.....---....._).._.._...__....----..__._..—..------..__..._......-----...._.........._......_...---- .............__......_.._._._.._._ �..-----..._.... Existing Proposed Floor Area Ratio: 3758 SF 3711 SF 0.63 FAR 0.62 FAR Allowed/Required 3420 SF 0.57 FAR • The existing site is nonconforming in floor area (3758 SF, 0.63 FAR existing where 3420 SF, 0.57 FAR is the maximum allowed). A Variance for floor area is not required since with the alterations there is no increase to the existing FAR and the proposed additions comply with setback and off-street parking requirements. No response required. 5. Building Height (Code Section 25.26.060) 30'-0" maximum building height allowed, as measured from average top of curb. Average top of curb: (0.0' + 0.5')/2 = 0.25' Existing: 0.25' + 26' = 26.25' (26'-0" above average top of curb) Proposed: 0.25' + 23.5' = 23.75' (23'-6" above average top of curb) Allowed: 0.25' + 30' = 30.25' (30'-0" above average top of curb) • The proposed project complies with overall building height regulations. No response required. 6. Declining Height Envelope (DHE) (Code Section 25.26.075) • Proposed shed dormer is located at the center of the house near the existing driveway. Therefore, DHE does not need to be shown. No response required. ►7 City of Burlingame Planning Division (650) 558-7250 • (650) 696-3790 (fax) Plan Review Comments 7. Off-Street Parking (Code Section 25.70.030) There are five bedrooms in the existing single family dwelling (office qualifies as a bedroom). Existing: 1 covered (10' x 20') + 2 uncovered (9' x 20') Proposed: 2 covered (20' x 20' clear interior dimensions) + 2 uncovered (9' x 20' each space) Required: 2 covered (10' x 18') + 2 uncovered (9' x 20' each space) • Vehicles can enter and exit the garage is three maneuvers or less. • The proposed project complies with off-street parking requirements. No response required. End of Comments City of Burlingame Planning Division (650) 558-7250 • (650) 696-3790 (fax) Project Address: 1232 Bernal Avenue Date of Review: September 13, 2013 �--d-�- �o �e r n f . +' �x� ��`n? ---.....-- - -- --...__. _,...... _..__.._ i, ��` �' U ��2�'�-(��`' 25�-3�i nr� '�� „ ci� �� ,�_ -=�----------------..__..---- - _._:........._�...__. f.....-- ;, � �. 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(n 3 i'�? �� -- CA � C v� (�.-� �n C ��-:-�. ;_i � S-ti c�. _ ��___..._ --._...__...— _. _ _ ._ _ �._S. �..!.__`�. _ V _..._..__ .?._.._.._.�. � �� e � f� ti '�b �>-� ;� e lM O V C� Project Address: Application #: Date of Review: Lot Area: City of Burlingame Planning Division (650) 558-7250 • (650) 696-3790 (fax) Plan Review Comments 1232 Bernal Avenue B 13-0364 September 13, 2013 6000 SF Please address all items marked with a"► " symbol. 1. Design Review (Code Section 25.57.010) Zoning: R-1 • Proposed first floor addition is not subject to Design Review since there is no increase in plate height and the plate height is not more than 9'-0" above finished floor (8'-5" existing). • The following types of roof additions to second stories and higher are exempt from the design review ordinance 1. The enclosed area under the roof addition is 100 SF or less (no addition square footage is being proposed, only raising an existing wall at the rear of the house to an 8'-0" plate). 2. The roof addition's pitch matches the existing roof pitch (shed dormer proposed at rear of house — although does not match existing pitch, it is determined to acceptable by Planning since it is a shed dormer). 3. The height of the roof addition is not higher than the highest ridge of the existing roof (addition is lower than highest roof ridge and complies with building height regulations). The proposed addition complies with all criteria above and therefor is exempt from Design Review. No response required. 2. Setbacks (Code Section 25.26.072) Side Rear: Existing 12'-0" 45'-3" Proposed 12'-0" 45'-3" to building 40'-0" to deck Allowed/Required 4'-0" 15'-0" • The proposed project complies with setback requirements. No response required. 1 City of Burlingame Planning Division (650) 558-7250 • (650) 696-3790 (fax) Plan Review Comments 3. Lot Coverage (Code Section 25.26.065) 40% x 6000 SF = 2400 SF inaximum allowed Existing Proposed Allowed/Required � ; Lot Coverage: ; 2521 SF 2513 SF 2400 SF ' 42% 341.8% 40% • The existing site is nonconforming in lot coverage (42% existing where 40% is the maximum allowed). A Variance for lot coverage is not required since with the alterations there is no increase to the existing lot coverage and the proposed additions comply with setback and off-street parking requirements. No response required. 4. Floor Area Ratio (Code Section 25.26.070) .32 x 6000 SFl + 1100 SF + 400 SF = 3420 SF inaximum allowed (0.57 F Existing Proposed Allowed/Required Floor Area Ratio: : ►? ►? 3420 SF 0.57 FAR ► Unable to verify compliance with floor area ratio regulations. Please provide exterior wall dimensions on Second Floor Plan. ► On Second Floor Plan, show all existing walls to be demolished. 5. Building Height (Code Section 25.26.060) 30'-0" maximum building height allowed, as measured from average top of curb. ► The overall height of a building is calculated from average top of curb level, using spot elevations in front of the two front property corners. Show top of curb spot elevations on Site Plan. These spot elevations do not need to be provided by a licensed surveyor. ► Show average top of curb elevation on building elevations and provide overall height dimension from average top of curb to top of new shed dormer. 6. Declining Height Envelope (DHE) (Code Section 25.26.075) • Proposed shed dormer is located at the center of the house near the existing driveway. Therefore, DHE does not need to be shown. No response required. 2 � City of Burlingame Planning Division (650) 558-7250 • (650) 696-3790 (fax) Plan Review Comments 7. Off-Street Parking (Code Section 25.70.030) There are five bedrooms in the existing single family dwelling (office qualifies as a bedroom). Existing: 1 covered (10' x 20') + 2 uncovered (9' x 20') Proposed: 2 covered (►? dimensions) + 2 uncovered (9' x 20') Required: 2 covered (10' x 18') + 2 uncovered (9' x 20') • Vehicles can enter and exit the garage is three maneuvers or less. ► Provide clear interior width and length dimensions of garage on Reconfigured Garage Plan (18'-0" wide x 20'-0" deep minimum required). ► On Site Plan, show finro uncovered parking spaces (9' x 20' each space) in front of garage. Second uncovered parking space is required for the existing second unit (legalized with a Special Permit on February 20, 2002). End of Comments 3 � l�YCfIiCCC1+ Response to Planning Department Plan Check #1 Comments Date: September 24, 2013 Permit App: B13-0364 — ls` PC APN: 026-172-250 Applicant: TRG Architects 205 Park Road Ste. 203 Burlingame, CA 94010 Address: 1232 Bernal Avenue Burlingame, CA 94010 Owner: Ross and Denise Edwards Re: Planning Comment Letter - 9/17/13 Comment 4: - F.A.R. • Sheet A2.1 - Dimensions have been added to the second floor plan. • Sheet A2.3 - Dimensions hav�� been added to the garage upper level plan. • Sheet A2.1 - No walls are being demolished on the second floor. The exterior wall in the (e) office is being modified to accommodate the new shed dormer. This wall may be replaced in the same position with (n) studs or the (e) wall may be modiiied to accommodate the new dormer based on structural engineer requirements. The floor area is not changing in this room. The entire room was / is included in the (e) and (n) FAR calcs. Comment 5: - Building Height • Sheet A 1.0 — Top of curb spot elevation figures have been added to the site plan. • Sheet A3.1, A3.2 — Overall building height dimensions have been shown from top of curb datum points. 7'op of (N) shed dormer has been dimensioned. Comment 7: - Off-Street Parkin� • Sheet 2.3 — Clear interior width and length dimensions have been added to the garage floor plan. • Sheet A1.0 -"I'he required two uncovered parking places have been moved in�front of the reconfigured garage. ?U� i'arl, I2t,c�<i. >uite ?tt;. (iu��Ein��tm:-. C%1 9..tOlt) sti,: ti�t).� %�>.�"b3 �i;�: 6�0.>7�j.f}1 i� • ad!nin'ii::rea;�c:ii.c��in