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Home My WebLink About03-21-2017 Item 15, HornCOUNCIL MEETING: ITEM NO.: Council Memorandum Date: March 20, 2017 TO: City Council FROM: Matt Horn, Dputy Director / City Engineer VIA: Katie Lichtig, ity Manager R E!V MAR 2 0 2017 SLO CITY CLERK SUBJECT: Appellant Information Regarding Tree Removal Appeal Located at 2466 Augusta Street Attached is information for City Council review provided by Stalwork Inc., the appellant of the Tree Committee determination to not allow two tree removals at 2466 Augusta Street. Please contact Matt Horn at 805-781-7191 if there are any questions. 2 CP n v e 'j'�' .. •ice � � � } ,r e NOISM + NCuon81SNOO 9 a a3iyo a.inP3V43Je (4; Ial191 c7 i.v o.�d. ire �+sio� eye11i°ia A�1 aue�a pilau., RN F.1 �I��J�fl�lJf ��Jirfsal�'i�lJP�t9� Cl O �.:tl � U.w •nYC ][ rf EI II !Sf}tLNF LAII � �. w c7 i.v o.�d. ire �+sio� eye11i°ia A�1 aue�a pilau., RN F.1 a 4'40' MAX. RAMP - V MIN. SIDEWALK EXTENSION 1.676 196 MIN. 296 MAX. � b y�� i- —moi` 12" CLASS 3 OR CLASS 2R AGGREGATE BASE, 0" MIN. DEPTH UNLESS OTHERWISE SPECIFIED. R MIN. = 55, SE MIN, - 25 It REHAR REINF. (SEE NOTE E) II� 9• f GQ (� W L- REBAR (SEE NOTE E) SECTION LIMIT OF REINFORCEMENT (SEE NOTE E) CROSS SLOPE 1.5% (1.0% MIN., 2.0% MAX.)' a O N BACK OF RAMP GUTTER TILE FOR MISSION AREA PLAN (SEE NOTES 1-3) 3' (8"r,JR$y DRIVEWAY WIDTH 1 r, (6 -CURB) 16- ' SIDEWALK (S' CURB) (9" CURB) ` ELEVATION V HIGH LIP RAN RAN (Wr�� DOWELS _ (SEE NOTE D) x COLD JOINT OR b � EXPANSION JOINT ru LI II� 9• f GQ (� W L- REBAR (SEE NOTE E) SECTION LIMIT OF REINFORCEMENT (SEE NOTE E) CROSS SLOPE 1.5% (1.0% MIN., 2.0% MAX.)' a O N BACK OF RAMP GUTTER TILE FOR MISSION AREA PLAN (SEE NOTES 1-3) 3' (8"r,JR$y DRIVEWAY WIDTH 1 r, (6 -CURB) 16- ' SIDEWALK (S' CURB) (9" CURB) ` ELEVATION V HIGH LIP 1 SIDEWALK COLD JOINT OR m EXPANSION JOINT I I —1 fo CURB FACE SIDEWALK CURB FACE GUTTER GRADE GENERAL NOTES: A. A depresslon In a new curt and gutter Bora driveway will not be permitted unless the ramp and sidewalk extension are constructed also. B. Slope of ramp Is a straight grads from the top of the back of ramp to the top of the Ilp at tha gutter. C. Concrete shall be Clean 3. D. Dowels at expanslon or cold joint with new construction shall be X7 amooth bars, 15" long at 24" O -G., ono end shall be sleeved or greased. E. All ramps and sidewalk shall be reinforced with rebar, #4 @ 24" O,C.. conilnuous both ways. Rebar shall run continuous through cold or expansion joints. F. Commercial and Industrial driveways ramps serving more than six (6) paridng apse" shall be 10' deep (long) unless otherwise approved by the City Enghsesr. G. See Engineering Standard 4110 for notes regarding required pavement removal and repair. H. If design wit not fit within right-of-way, use Fngnee ring Standard 2111. with approval of City Engineer. I, If right-of•way is more than 10' from curb face, back of sidewalk extension shall not extend beyond 10' from curb face, ADD'L NOTES FOR MISSION STYLE AREA: 1. Comply with Section 73-4 of Standard Specification colored concrete. 2. No the shall be set In mortar prior to approval of UN by City Engineer. 3. Ilia band sha II terminate as shown on either side of driveway. Additional notes for Mission Style shall apply In those areas designated as Mission Style Sidewalk area per City Councll Resolution, REVISIONS BY APP DATE nlorea nsvra..d SR BL 1-14 DRIVEWAY RAMP Drafft ed/ts JDL MH tali . I' `' °R'' STANDARD Revise Cmas Slope pemmlages I JDL MH 2-13 STANDARD CURRENT AS OF: January 2016 2110 RAN (Wr�� FF -- 1 SIDEWALK COLD JOINT OR m EXPANSION JOINT I I —1 fo CURB FACE SIDEWALK CURB FACE GUTTER GRADE GENERAL NOTES: A. A depresslon In a new curt and gutter Bora driveway will not be permitted unless the ramp and sidewalk extension are constructed also. B. Slope of ramp Is a straight grads from the top of the back of ramp to the top of the Ilp at tha gutter. C. Concrete shall be Clean 3. D. Dowels at expanslon or cold joint with new construction shall be X7 amooth bars, 15" long at 24" O -G., ono end shall be sleeved or greased. E. All ramps and sidewalk shall be reinforced with rebar, #4 @ 24" O,C.. conilnuous both ways. Rebar shall run continuous through cold or expansion joints. F. Commercial and Industrial driveways ramps serving more than six (6) paridng apse" shall be 10' deep (long) unless otherwise approved by the City Enghsesr. G. See Engineering Standard 4110 for notes regarding required pavement removal and repair. H. If design wit not fit within right-of-way, use Fngnee ring Standard 2111. with approval of City Engineer. I, If right-of•way is more than 10' from curb face, back of sidewalk extension shall not extend beyond 10' from curb face, ADD'L NOTES FOR MISSION STYLE AREA: 1. Comply with Section 73-4 of Standard Specification colored concrete. 2. No the shall be set In mortar prior to approval of UN by City Engineer. 3. Ilia band sha II terminate as shown on either side of driveway. Additional notes for Mission Style shall apply In those areas designated as Mission Style Sidewalk area per City Councll Resolution, REVISIONS BY APP DATE nlorea nsvra..d SR BL 1-14 DRIVEWAY RAMP Drafft ed/ts JDL MH tali . I' `' °R'' STANDARD Revise Cmas Slope pemmlages I JDL MH 2-13 STANDARD CURRENT AS OF: January 2016 2110 46 ZgF% � �. ��' Vii. �..s�E _--f 7- 7•. - 11 pNm- I Z., Y, I WLI 77—,.of �i Tree Ordinance Section 12.24.090ffree removal. A. Policy. The city values trees as nr + i;irir'•.'in` F; rr? of the natural and economic environment and efforts shall be made to preserve them whenever possible and feasible. When reviewing requests for tree removal permits, the city shall discourage removing desirable trees and shall consider approving removal of desirable trees only as a last resort alternative for the applicant. B. Permits for Removal. Removing any tree in the city shall require a tree removal permit, except as otherwise provided in this chapter. C. Tree Removal Not Related to Property Development. 1. Removing a tree in all zones except as otherwise provided in this chapter shall require a permit issued by the public works department. 2. An application for a tree removal permit issued by the public works department shall include: a. A site plan showing the location and species of any tree proposed for removal; b. All information to support the reason for removal; c. Any other pertinent information to the request, including documentation of property damage. D. Removals for Tree Health or Hazard Mitigation 1. The city arborist may authorize a tree removal upon receipt of a removal application without the need for a permit from public works upon finding any of the following circumstances: a. The tree is an imminent hazard to life or property, and removing it is the only feasible way to eliminate the hazard; b. The tree is dead or dying or damaged beyond reclamation; c. The tree's roots are causing severe damage to public or private property, and removing the tree is the only feasible way to eliminate —the damage. ,kt2. When the rily a rsl cannot aLA11C1r+Le a tree rernoval- the request shall ne reviewed by the tree cunrimittee, wnu:h may authorize removal if it find ne f the. following circumstances^ a. The tree is .ausrng undue hardship to the property owner. Normal routine maintenance does not constitute a hardship, i.e., cleaning of gutters, leaf raking, pruning or root intrusion into a failed sewer lateral, etc.; or b. Removing the tree promotes good arboricultural practice; or -a 2X ver, IL c. Removing the tree will not harm the character or environment of the surrounding neighborhood. E. Tree Removal with a Development Permit, 1. To remove a tree from any parcel in the city as part of property development by subdivision, building permit or other entitlement, the developer shall clearly delineate trees proposed to be removed as part of the development application and approval process. Adl development applications which include tree removals shall include the following documents: a. A site plan showing the location and species of any tree proposed for removal; b. All information to support the reason for removal; c. Any other pertinent information required. 2. Review of the application to remove a tree with a development permit shall proceed as follows: a. The city arborist shall inspect the property and recommend approving or denying the application; b. If no architectural review is required for the development, the tree committee shall approve or deny the application; c. If architectural review is required for the development, the architectural review commission shall approve or deny the application: (1) If the city arborist has recommended denying the application and the architectural review commission has approved the application, the tree committee shall review the architectural review commission's decision; (2) If the tree committee concurs with the city arborisYs recommendation to deny the application when the architectural review commission has approved the application, the city council shall review the matter for final action. F. Permit Not Required Removing a tree in R-1 & R-2 zones only, does not require a permit If all of the following conditions exist: a. The tree is a designated native species and the trunk is less than ten (10) inches DSH (see Definitions; native trees) or when the tree is non-native and the trunk is less than twenty (20) inches DSH; and b. The tree is more than twenty-five feet from the top of a creek bank; and c. The tree is on a lot developed to the maximum allowed density; and d. The tree is not a street tree, and is not located within ten feet of the back of the sidewalk; and e. The tree was not a condition of development. f. The tree is a palm and the trunk is less than 12 inches DSH. G. Tree Removal by the city. 1. Tree removal requests for any city project must follow the same procedures as any property owner. 2. After receiving approval to remove a tree, the city shall replace the tree as soon as feasible during the project. H. Notification of Tree Removal. 1. The city shall post a sign notifying the public of the date and description of a proposed tree removal. This sign shall be posted in a prominent location, visible from a public street, for a period not less than five days before either staff consideration of a tree removal permit or a public hearing on a related development. 2. The public works director may waive notification requirements for a tree removal when the director determines that a tree's condition threatens public health, safety or welfare. I, Approval Conditions. In approving an application for tree removal, the director, the tree committee, the architectural review commission or the city council may require planting of replacement trees and may require a bond ensuring that replacement trees shall be planted and maintained. J. Expiration of Appeals. Decisions on tree removal by the director, the tree committee and the architectural review commission shall be subject to appeal according to the appeal provisions of this code, and no permit shall be issued until the appeal period has lapsed. K. City Street and Sidewalk Maintenance Program. 1. The city has a program whereby staff evaluates and repairs sidewalks and streets on a predetermined schedule. When the city determines a street tree must be removed to repair the sidewalk, the city will pay all costs to repair sidewalk, curb, and gutter, remove the tree and plant a new tree. 2. If a property owner wishes to remove a street tree and repair hardscape damage they may do so at their own expense, If the removal is approved by the tree committee. The property owner shall pay for the necessary hardscape repairs, and be required to plant and maintain a new tree as a condition of their approved tree removal permit unless tree replacement Is waived by the tree committee. JAN 2 7 r wi? GI Of SLVn IUIqS, OBIS�)O 25 PadP) 8-111 Sal! (-u1y O-`-?T7t1, CA 14 4401 _lanuarti 25, 2017 Sudwork, Inc. Marc Brazil 1065 1ligut:raSt. Suitt; I()0 San Luis Obispo, CA 41401 Your application for tree removal at 2166 Au usta St. was revieeved by the (Fite of San Luis Obis}xt Tree Committee on janupry 23.2017. Aller careful considcralion of"the ?acts provided by you and an un -site inspection ol'the tree(s), the Committee melnher4 have voted ill cI»a7pliance Willa (Municipal (;ode Section 12.24.11it1.C.'.6, to take the fbilowing actions: 0 Approve removal of -the: Pine tree #2 until Black acacia #0 re inntiu r with 1-1 ratio (15 -gallon sine replacement tree). Tentative x rur•al of lEucal% jitus N-4 unci Black acacia P; with l2roof of pool cowdructiun rrmit. Rr >Ilantin g with 1-1 ratio, i 15 -gallon sits replacement treys). p I • er trees #I and #3 for the following. r1Y your retluest for removal f,fthe: California s• - - .,_. p, 1111.111.1,_ reasons', - • The tree was not causing undue hardship: ■ Removal NNould not promote good au-boricultural practice ■ Removal t%?o tild harm the character (if he environment afthc surrounding nelghborhwd. I'he decision of -the Committee is final unless an appeal, in accordance with Municipal Code Section 1.20.02[[-1.20.050, is tiled with the City Ulcrk's office within ten ( 10) days o1 the Committee's decision, An appeal may be tiled by any persons aggric%ed by a decision of the Committee. if you have any €im-stions regarding this matter. you may contact Ron Combs of (805) 781-7023, Monday through Thursday. Rc sp4ct fully. Rpm Combs Cit' Arlwist - I!than Forester ��Th,? C Ty of !9n Ls,S Ob?SP) 5S u0rnri MiLd fo mcIude ihet disable• -d IV, all of lig SOP vtc;Os, p-,,7CTrajn-s Stew 4c"wihpP. ?i31 "; nt1nH li ons t]�, rp for the Deal I$051 T91 7410. e Ben Kulick From: Ben Kulick < Sent: Friday, January 27, 2017 12:41 PM To: 'Ansolabehere, Jon' Cc: Carla Walker (caria@stalwork.com); 'Marc Brazil' Subject: FW: Trees at 2466 Augusta Attachments: 17-25-10 City of SLO Letter re Massey Tree Removal.pdf Good Afternoon Jon: Attached is the letter on the trees at 2466 Augusta. The (1) California Pepper is an eminent life safety hazard. This tree prevents site line to a corridor street leading to a school and is heavily trafficked by children (walking and bicycles). This house sits on a steep hill where children are moving quickly on bicycles. The driveway is width is below city standard and the topography makes it impossible to see the road with this tree in place before entering the public right of way. We plan to remove this tree due to eminent danger. They city may deny this action, by formal letter, so we have a record of the denial with the above noted conditions. The tree committee in their response does not note these conditions in the denial, and I need this for the owners records. Altematively we may receive immediate city approval to remove. Respectfully, -Ben Kulick- STALWORK, INC. CONSTRUCTION + DESIGN License #948012 San Luis Obispo, California 93406 -----Original Message --- From: Jennifer Turner Sent: Friday, January 27, 2017 12:28 PM To: Ben Kulick; Subject: FW: Trees at 2466 Augusta Hi Ben & Marc, We received the attached letter in the mail today from the City of SLO re, (5rA%W4p4,A t c. )� o lsy 9 1. The city shall post a sign notifying the public of the date and description of a proposed tree removal. This sign shall be posted in a prominent location, visible from a public street, for a period not less than five days before either staff consideration of a tree removal permit or a public hearing on a related development. 2. The public works director may waive notification requirements for a tree removal when the director determines that a tree's condition threatens public health, safety or welfare. I. Approval Conditions. In approving an application for tree removal, the director, the tree committee, the architectural review commission or the city council may require planting of replacement trees and may require a bond ensuring that replacement trees shall be planted and maintained. J. Expiration of Appeals. Decisions on tree removal by the director, the tree committee and the architectural review commission shall be subject to appeal according to the appeal provisions of this code, and no permit shall be issued until the appeal period has lapsed. K. City Street and Sidewalk Maintenance Program. 1. The city has a program whereby staff evaluates and repairs sidewalks and streets on a predetermined schedule. When the city determines a street tree must be removed to repair the sidewalk, the city will pay all costs to repair sidewalk, curb, and gutter, remove the tree and plant a new tree. 2. If a property owner wishes to remove a street tree and repair hardscape damage they may do so at their own expense, if the removal is approved by the tree committee. The property owner shall pay for the necessary hardscape repairs, and be required to plant acid maintain a new tree as a condition of their approved tree removal permit unless tree replacement is waived by the tree committee. %12.24.100'0 Control of trees and shrubs for protection of public safety. A To prevent hazards to the: public, oro�ne1=wn •rL W n -m main all treses. shrubs and other plant growth on their property or adjacent to their property and within the public right-of- way and shall at all times ensure that no tree shrub or other plant for which the property owners bears responsibility is maintained so as to create a d• us condi 'ort of public property. but not be limited to, branches hanging over sidewalks and shrubbery growing into the right -of way which interferes with passage o� r visibility. B. The city will notify property owners of known hazards by posting abatement notices according to the Streets and Highways Code, Improvement Act of 1911, Sections 5610 through 5618, or as subsequently amended. C. Any tree or shrub growing on private property that, in the opinion of the director, endangers public property shall be removed or trimmed by the property owner within fourteen days after receiving notice from the director. If the property owner fails to remove or trim the trees or shrubs, the city will conduct the work and assess the property owner for the cost of the City Tree Crew or for a Contractor to do the work. Any removal and trimming costs shall become alien on the property if not paid by the property owner after being billed by the City. These costs shall be recorded with the county recorder's office. The assessment may be collected by court action. D. Fo the Fullest extent permitted by law, the property owner shall bear responsibility for injuries to and shall be responsible for any liability caused by or resulting from the property C. When the city installs new sidewalks, curb or driveway approaches the city shall seek alternative options to preserve desirable trees. When trees must be removed it shall be the responsibility of the city to remove any trees. Any trees so removed shall be replaced at the city's expense with acceptable trees from the Master Tree List. D. When a property owner installs or repairs sidewalk, curb or driveway approach, the property owner shall seek alternative options to preserve desirable trees. When trees must be removed, removal shall be at the expense of the property owner. Any trees so removed shall be replaced by the property owner with acceptable trees from the Master Tree List in a location approved by the city arborist. 12.24.150 Protection of trees. A. No person shall: 1. Trim, prune or cut any tree unless such work conforms to this chapter and is performed in accordance with all International Society of Arboriculture standards. In no case shall more than one-third of the tree canopy be removed. 2. Interfere, or cause any other person to interfere, with employees of the city who are engaged in planting, maintaining, treating or removing any tree or removing any material detrimental to the tree. 3. Willfiilly injure, disfigure or intentionally destroy by any means any tree, except with permits described elsewhere in this chapter. 4. Construct concrete, asphalt, brick or gravel sidewalk, or otherwise fill up the ground area near any tree, to shut off air, light or water from the roots, except under written authority from the public works department. 5. Place building material, equipment or other harmful substance near any tree, which might cause injury to the tree. 6. Post any sign on any tree, tree -stake or guard, or fasten any guy wire, cable or rope to any tree, tree -stake or guard, except when said activity relates to slack lining (The act of balancing and tight rope style walking on a suspended line) and is conducted in an area designated by City council resolution for slack liming... 7. Plant any street tree except according to policies, regulations and specifications established pursuant to this chapter or any currently applicable ordinances or code sections. B. Trec-stakes or guards may be placed around street trees by property owners for the purpose of protecting or training the trees, with approval of the director. C. It shall heung 1 for a property owner to maintain a true or shrubbery har�rd a described in Scelion 12.2�JOOand identified by city inspection. D. Any tree required to be planted must be maintained in good health or replaced by property owner. F. Any person or contractor deemed responsible for damaging any tree in violation of this ordinance shall be liable for penalties to the city according to Chapter 12.24.170, Enforcement. F. The City Council may designate slack lining areas in City parks. Such an area is designated by City Council resolution in Meadow -Park. 12.24.160 Heritage trees. 12.24.190 No li;lhility 1111oll liir cit%. Nothing in this chapter shall be deemed to impose any liability upon the city or upon any of its officers or employees, nor to relieve the owner or occupant of any private property ftom the du!. to keep in safe condition any trees and shrubs upon that private property or upon sidewalks anti planting arca.5 m front of that property. Ben Wick From: Gennady Fedonenko < Sent: Tuesday, January 31, 2017 3:43 PM To: Ben Kulick Subject: Van accident at Massey Attachments: IMG_2989JPG; Untitled attachment 02814.txt r a�'"'�•• Dyer's Dieselro Inc. 271 TANK FARM ROAD REMIT TO: PO BOX 3738 Diesel Pdrfsf,Z,Ser.viee SAN LUIS OBISPO, CA 93403 PH (805)541-2049 FAX (805) 541-2976 VENDOR#319576238" 19864-BAR#AR D255509 Sold To: 2 • 970 Shin To Estimate E 1047 Date Date Open 02/09/2017 Page:. 1 of 1 KAREN WOOD Written By Terms Time Customer Po # Promised Phone Ship Via DUSTY EST 12:14:29 RV 970-948-5945 Unit # Plate # Year Make Model age/Hrs VIN Engine 1JV4226 !001 [COLEMAN FLEETWOOD Llwl CP651H1317206504 Qty Description Price Amount 1.000 BEC4756-4341 COLEMAN BODY PANEL 899.93 899.93 1.000 FRTFREIGHT FREIGHT 150.00 150,00 1.0[10 HAZWASTE CHARGE SM 8.50 8.50 HAZARDOUS WASTE CHAR(3E 1,000 NTP13-1315 DICOR SELF LEVELING LAP SEALANT 9,59 9.59 50.00 LAWLP135 SCREW 0.38 19.00 2.000 NTP69-5226 BUTYL TAPE 3116" 6.49 12.98 2.000 RVHOM118680 GE CLEAR SILICONE 8.68 17.36 SubTotal 1117.36 Work Rtequested : 1680.00 (LEFT SIDE PANEL IS DAMAGED - PANEL NEEDS REPLACEMENT. Work Completed : FOUND PANEL PART. - PANEL WILL NEED TO HAVE 5 CUTOUTS FOR APPLIANCE VENTS AND OTHER TO MAKE THIS WORK. SubTotal 1680.00 (NOTE: LABOR IS ONLY AN ESTIMATE. AFTER REMOVING PART THERE MAY BE DAMAGE UNDERNEATH, AND FURTHER LABOR CHARGES MAY BE NEEDED. IL L enforeo paymem, cusom sr awwe to pay all cosix assoasted with collection. A 20% rsxocldng fee on oil rearm. FWVM Is non-retundebie. Ae reuxns res A comust be in aiglnal, Wan package, w11Mn 30 days From Imraka, aecompsnied by a copy of pro iaroico, Returned peas mux be in now conWltiort corse mine be draimd. assambkd, and have no non•oporadorwl damage . No electrical or non•etaeping para may be returned, All returns mds9 be approved by DDI. All pans sold anNnr installed by 1301 ara Wen'andod by dna matndacmmr 001 accepts no msponaibiRty rm fit type. orgwft of ary vwmw imms. AN retuned chocks are subject to a 535.00 handlbtg fee DDI wanonts repai work hunder normal defects undnormal uta 6 service W90 days from Ne Imroke dale. DDI Is n® liable for fakures newl0mg Imm o4imarloperator abuse or ore =L 001 Is not liable for tumg or any expenses Ineurad duarg down dnre. DDI is not 118M for any repair done wxh non•approvod parts, Parts........ 967.36 Labor........ 1680.00 Freight....., 150.00 Sub Total 2797,36 Sales Tax.... 86.60 Authorized By TOTAL 2883.96 Vibraplate Paver saw Quick cut saw Tractor Concrete pump LABOR: Remove weeds and debris Grade site for new layout (20,000 sq. ft.+, Install drain lines and stub for future catch basins and tie-ins to drains behind walls Install main water line for irrigation and irrigation control wire to valve locations along with any hosebibs Install retaining wall along front of property (by others) Install segmental retaining wall along north side of property Install drains behind retaining walls and tie into drain lines Install sleeving for irrigation, electrical, etc. Install concrete walkways, pathways and bordering and mowstrip Excavate soil as needed for pavers Install Class 11 Base for pavers and compact Install sand for pavers and compact Install pavers and compact Install polymeric sand and compact Install raised redwood vegetable planters Install aviary wire and potting soil in vegetable planters Install drip irrigation in raised vegetable planters Excavate for decomposed granite area Install Class II Base for pathways Install edging Install decomposed granite and compact Install lawn irrigation and stub for drip irrigation Install irrigation valves and irrigation controller TOTAL ESTIMATED COST OF JOB $64,796.00* SUBCONTRACTOR Basset Masonry (Larry Bassett) — Front stuccoed retaining wall — (Original quote for (2) walls was $15,000.00 with stucco) *Notes: Don and Jim, This estimate is based on the latest plan I gave you on 1/18/2017. 1 would need to talk to Larry Bassett again to get a quote for the front wall since the configuration has changed. The cost should come down since one wall was eliminated from the original plan. This estimate does not include any softscaping (plants, bark, etc.). Ultimately we would exceed the $80,000.00 number with the softscaping when all is said and done. We can revise as needed. Thanks, Jim