CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

July 13, 2016
To:

Chair Goodhue and Planning Commissioners

From:

Marc Wiener, AICP, Interim Community Planning and Building Director

Submitted by:

Matthew Sundt, Contract Planner

Subject:

Consideration of a Final Design Study (DS 16-172) and associated Coastal

Development Permit for demolition of an existing residence and construction
of a new residence in the Single-Family Residential (R-1) Zoning District.

RECOMMENDATION
Approve the Final Design Study (DS 16-172) and the associated Coastal Development Permit
subject to the attached Findings and Draft Recommendations/Conditions.
Application:
Block:
Location:
Applicant:

DS 16-172
APN:
010-281-003
AA
Lot:
5
th
Casanova Street, 3 SW of 12 Avenue
Claudio Ortiz
Property Owner: Michael and Phyllis Entis

BACKGROUND AND PROJECT DESCRIPTION

The property is 4,000 square feet in size and includes an existing one-story residence and a
detached garage. A Historic Determination of Ineligibility for the residence was issued by the
Planning Department on April 25, 2016.
The applicant is proposing to demolish the existing residence in order to construct a new 1,800
square-foot, one-story residence and detached garage. New site coverage and landscaping will be
installed, whereby the proposed coverage will not exceed the allowable 556 square feet. Finish
materials include cement plaster siding, a stone veneer on chimney, and a cedar-shingle roof.
Exterior lighting will be located around the exterior of the residence as shown on sheets 3, 5 and 6
of the plan set (Attachment D).

43

DS 16-172 (Entis)
July 13, 2016
Staff Report
Page 2

PROJECT DATA FOR A 4,000 SQUARE FOOT SITE:

Site Considerations

Allowed

Existing

Proposed

Floor Area

1,800 sf (43%)

NA

1,800 sf (45%)

Site Coverage
Trees

556 sf 1
3 Upper /1 Lower
(recommended)

NA
0/1

556 sf
0/2

Ridge Height (1st/2nd)

18/24

NA

15

Plate Height (1st/2nd)

12/18

NA

Setbacks

Minimum Required

Existing

Proposed

Front

15

NA

19-4 to residence
5-0 to garage

Composite Side Yard

10 (25%)

NA

Min: 10.0 ft (25%)

Minimum Side Yard

(residence/garage)

NA

Min. North Side: 3

Min. South Side: 5 / 3

Rear

15

NA

Min: 3

STAFF ANALYSIS
Previous Hearing: The following is a list of issues related to the Concept Design Study presented at
the Planning Commission meeting on June 8, 2016.
1. The applicant shall revise the plans to show the relocation of the garage so that no part of
the garage wall is closer than 6 feet from a significant tree in this case a 10-inch Coast live
oak at the southeast corner of the lot.
Analysis: The applicant has revised design so that the garage is 6-foot setback from the oak tree.
This dining room was shifted west in order to accomplish the increased setback.
OTHER PROJECT COMPONENTS
Forest Character: Residential Design Guidelines 1.1 through 1.4 encourage maintaining a forested
image on the site.

Accounts for site coverage bonus if at least 50% of all site coverage is of permeable or semi-permeable materials.

44

DS 16-172 (Entis)
July 13, 2016
Staff Report
Page 3

There is one 36-inch Monterey pine in the Citys right-of-way, which will be protected during
construction. The City Forester has indicated that an upper canopy tree should be planted in the
back yard. The project plans also show a new oak tree will be planted in the front yard. Staff has
drafted a condition requiring that one new upper canopy tree be planted in the back yard and one
new lower canopy tree in the front yard.
Finish Materials: Finish materials include stucco exterior walls, wood windows and doors and
wood cedar-shingle roofing. The chimney only will have a stone veneer. As shown on Sheet 8 of
the project plans, fencing will include both redwood grape-stakes (at front yard) and framed in
redwood grape-stake fencing on sides and back yard.
Exterior Lighting: The applicant is proposing copper finished, lantern-style wall-mounted light
fixtures. Style and location of this lighting are depicted on Sheet 8 of the Project Plans. These
fixtures have a copper shroud around the light bulb to prevent glare and light pollution. A different
light fixture will be hanging at the front door portico as shown on Sheet 8 (Fixture B) of the Project
Plans and will be shielded by the front wall of the portico. The locations of all fixtures are shown in
Sheet Nos. 3, 5 and 6. Staff supports the proposed light fixtures and notes that they comply with
the City requirements with regard to location and wattage. Landscape lighting is proposed as
shown on Sheet L-1; six landscape fixtures are proposed.
ATTACHMENTS:

Attachment A Findings for Approval

Attachment B Conditions of Approval
Attachment C Project Plans

45

Attachment A Findings for Approval

DS 16-172 (Entis)
July 13, 2016
Page 1

FINDINGS REQUIRED FOR FINAL DESIGN STUDY APPROVAL (CMC 17.64.80 and LUP Policy P1-45)
For each of the required design study findings listed below, staff has indicated whether the
submitted plans support adoption of the findings. For all findings checked "no" the staff report
discusses the issues to facilitate the Planning Commission decision-making. Findings checked
"yes" may or may not be discussed in the report depending on the issues.
Municipal Code Finding

YES

1. The project conforms with all zoning standards applicable to the site, or has
received appropriate use permits and/or variances consistent with the zoning
ordinance.

NO

2. The project is consistent with the Citys design objectives for protection and

enhancement of the urbanized forest, open space resources and site design. The
projects use of open space, topography, access, trees and vegetation will maintain
or establish a continuity of design both on the site and in the public right of way that
is characteristic of the neighborhood.
3. The project avoids complexity using simple/modest building forms, a simple roof
plan with a limited number of roof planes and a restrained employment of offsets
and appendages that are consistent with neighborhood character, yet will not be
viewed as repetitive or monotonous within the neighborhood context.

4. The project is adapted to human scale in the height of its roof, plate lines, eave
lines, building forms, and in the size of windows doors and entryways. The
development is similar in size, scale, and form to buildings on the immediate block
and neighborhood. Its height is compatible with its site and surrounding
development and will not present excess mass or bulk to the public or to adjoining
properties. Mass of the building relates to the context of other homes in the
vicinity.

5. The project is consistent with the Citys objectives for public and private views
and will retain a reasonable amount of solar access for neighboring sites. Through
the placement, location and size of windows, doors and balconies the design
respects the rights to reasonable privacy on adjoining sites.

6. The design concept is consistent with the goals, objectives and policies related to
residential design in the general plan.

7. The development does not require removal of any significant trees unless
necessary to provide a viable economic use of the property or protect public health
and safety. All buildings are setback a minimum of 6 feet from significant trees.

8. The proposed architectural style and detailing are simple and restrained in
character, consistent and well integrated throughout the building and
complementary to the neighborhood without appearing monotonous or repetitive
in context with designs on nearby sites.

9. The proposed exterior materials and their application rely on natural materials

46

DS 16-172 (Entis)
July 13, 2016
Findings for Approval
Page 2

and the overall design will add to the variety and diversity along the streetscape.
10. Design elements such as stonework, skylights, windows, doors, chimneys and
garages are consistent with the adopted Design Guidelines and will complement the
character of the structure and the neighborhood.

11. Proposed landscaping, paving treatments, fences and walls are carefully
designed to complement the urbanized forest, the approved site design, adjacent
sites, and the public right of way. The design will reinforce a sense of visual
continuity along the street.

12. Any deviations from the Design Guidelines are considered minor and reasonably
relate to good design principles and specific site conditions.
COASTAL DEVELOPMENT FINDINGS (CMC 17.64.010.B.1):
1. Local Coastal Program Consistency: The project conforms with the certified Local
Coastal Program of the City of Carmel-by-the Sea.

2. Public access policy consistency: The project is not located between the first
public road and the sea, and therefore, no review is required for potential public
access.

47

Attachment B Conditions of Approval

DS 16-172 (Entis)
July 13, 2016
Conditions of Approval
Page 1

Conditions of Approval
No.

Standard Conditions

1.

Authorization: This approval of Design Study (DS 16-172) authorizes the

applicant to build a new 1,800-square-foot, one-story, single-family residence
with a detached garage. Finish materials include stucco siding, Carmel stone
veneer chimney, wood clad windows, and wood shingle roofing. Fencing will
include a four-foot high grape-stake fence with spaced pickets at front of the
property and a solid six-foot high grape stake on side and back yards.

2.

The project shall be constructed in conformance with all requirements of the

local R-1 zoning ordinances. All adopted building and fire codes shall be
adhered to in preparing the working drawings. If any codes or ordinances
require design elements to be changed, or if any other changes are requested at
the time such plans are submitted, such changes may require additional
environmental review and subsequent approval by the Planning Commission.

3.

This approval shall be valid for a period of one year from the date of action
unless an active building permit has been issued and maintained for the
proposed construction.

4.

All new landscaping, if proposed, shall be shown on a landscape plan and shall
be submitted to the Department of Community Planning and Building and to the
City Forester prior to the issuance of a building permit. The landscape plan will
be reviewed for compliance with the landscaping standards contained in the
Zoning Code, including the following requirements: 1) all new landscaping shall
be 75% drought-tolerant; 2) landscaped areas shall be irrigated by a
drip/sprinkler system set on a timer; and 3) the project shall meet the Citys
recommended tree density standards, unless otherwise approved by the City
based on site conditions. The landscaping plan shall show where new trees will
be planted when new trees are required to be planted by the Forest and Beach
Commission or the Planning Commission.

5.

Trees on the site shall only be removed upon the approval of the City Forester or
Forest and Beach Commission as appropriate; and all remaining trees shall be
protected during construction by methods approved by the City Forester.

6.

All foundations within 15 feet of significant trees shall be excavated by hand. If

any tree roots larger than two inches (2) are encountered during construction,
the City Forester shall be contacted before cutting the roots. The City Forester
may require the roots to be bridged or may authorize the roots to be cut. If

48

DS 16-172 (Entis)
July 13, 2016
Conditions of Approval
Page 2

roots larger than two inches (2) in diameter are cut without prior City Forester
approval or any significant tree is endangered as a result of construction activity,
the building permit will be suspended and all work stopped until an investigation
by the City Forester has been completed. Twelve inches (12) of mulch shall be
evenly spread inside the dripline of all trees prior to the issuance of a building
permit.
7.

Approval of this application does not permit an increase in water use on the
project site. Should the Monterey Peninsula Water Management District
determine that the use would result in an increase in water beyond the
maximum units allowed on a 4,000-square foot parcel, this permit will be
scheduled for reconsideration and the appropriate findings will be prepared for
review and adoption by the Planning Commission.

8.

The applicant shall submit in writing to the Community Planning and Building
staff any proposed changes to the approved project plans prior to incorporating
changes on the site. If the applicant changes the project without first obtaining
City approval, the applicant will be required to either: a) submit the change in
writing and cease all work on the project until either the Planning Commission
or staff has approved the change; or b) eliminate the change and submit the
proposed change in writing for review. The project will be reviewed for its
compliance to the approved plans prior to final inspection.
Exterior lighting shall be limited to 25 watts or less (incandescent equivalent,
i.e., 375 lumens) per fixture and shall be no higher than 10 feet above the
ground. Landscape lighting shall be limited to 15 watts (incandescent
equivalent, i.e., 225 lumens) or less per fixture and shall not exceed 18 inches
above the ground.

10.

All skylights shall use non-reflective glass to minimize the amount of light and
glare visible from adjoining properties. The applicant shall install skylights with
flashing that matches the roof color, or shall paint the skylight flashing to match
the roof color.

11.

The Carmel stone faade shall be installed in a broken course/random or similar

masonry pattern. Setting the stones vertically on their face in a cobweb pattern
shall not be permitted. Prior to the full installation of stone during
construction, the applicant shall install a 10-square foot section on the building
to be reviewed by planning staff on site to ensure conformity with City
standards.

12.

The applicant shall install unclad wood framed windows. Windows that have
been approved with divided lights shall be constructed with fixed wooden
mullions. Any window pane dividers, which are snap-in, or otherwise
superficially applied, are not permitted.

9.

49

DS 16-172 (Entis)
July 13, 2016
Conditions of Approval
Page 3

13.

The applicant agrees, at his or her sole expense, to defend, indemnify, and hold
harmless the City, its public officials, officers, employees, and assigns, from any
liability; and shall reimburse the City for any expense incurred, resulting from, or
in connection with any project approvals. This includes any appeal, claim, suit,
or other legal proceeding, to attack, set aside, void, or annul any project
approval. The City shall promptly notify the applicant of any legal proceeding,
and shall cooperate fully in the defense. The City may, at its sole discretion,
participate in any such legal action, but participation shall not relieve the
applicant of any obligation under this condition. Should any party bring any
legal action in connection with this project, the Superior Court of the County of
Monterey, California, shall be the situs and have jurisdiction for the resolution of
all such actions by the parties hereto.

14.

The driveway material shall extend beyond the property line into the public right
of way as needed to connect to the paved street edge. A minimal asphalt
connection at the street edge may be required by the Superintendent of Streets
or the Building Official, depending on site conditions, to accommodate the
drainage flow line of the street.

15.

This project is subject to a volume study.

16.

Approval of this Design Study shall be valid only with approval of a Variance.

17.

A hazardous materials waste survey shall be required in conformance with the

Monterey Bay Unified Air Pollution Control District prior to issuance of a
demolition permit.

18.

The applicant shall include a storm water drainage plan with the working
drawings that are submitted for building permit review. The drainage plan shall
include applicable Best Management Practices and retain all drainage on site
through the use of semi-permeable paving materials, French drains, seepage
pits, etc. Excess drainage that cannot be maintained on site, may be directed
into the Citys storm drain system after passing through a silt trap to reduce
sediment from entering the storm drain. Drainage shall not be directed to
adjacent private property.
An archaeological reconnaissance report shall be prepared by a qualified
archaeologist or other person(s) meeting the standards of the State Office of
Historic Preservation prior to approval of a final building permit. The applicant
shall adhere to any recommendations set forth in the archaeological report. All
new construction involving excavation shall immediately cease if materials of
archaeological significance are discovered on the site and shall not be permitted
to recommence until a mitigation and monitoring plan is approved by the
Planning Commission.
All new construction involving excavation shall immediately cease if cultural
resources are discovered on the site, and the applicant shall notified the

19a.

19b.

N/A

N/A

50

DS 16-172 (Entis)
July 13, 2016
Conditions of Approval
Page 4

20.

21.

22.

Community Planning and Building Department within 24 hours. Work shall not
be permitted to recommence until such resources are properly evaluated for
significance by a qualified archaeologist. If the resources are determined to be
significant, prior to resumption of work, a mitigation and monitoring plan shall
be prepared by a qualified archaeologist and reviewed and approved by the
Community Planning and Building Director. In addition, if human remains are
unearthed during excavation, no further disturbance shall occur until the County
Coroner has made the necessary findings as to origin and distribution pursuant
to California Public Resources Code (PRC) Section 5097.98.
Prior to Building Permit issuance, the applicant shall provide for City
(Community Planning and Building Director in consultation with the Public
Services and Public Safety Departments) review and approval, a truck-haul route
and any necessary temporary traffic control measures for the grading activities.
The applicant shall be responsible for ensuring adherence to the truck-haul
route and implementation of any required traffic control measures.
All conditions of approval for the Planning permit(s) shall be printed on a fullsize sheet and included with the construction plan set submitted to the Building
Safety Division.
Special Conditions
The applicant shall submit a landscape plan for final Planning Commission
review that includes a proposal for one new upper-canopy tree and one new
lower-canopy tree on the site.

*Acknowledgement and acceptance of conditions of approval.

______________________________
Property Owner Signature

___________________________
Printed Name

__________
Date

Once signed, please return to the Community Planning and Building Department.

51

Entis Residence
New Single Famny ResTdence
Carmel. CoiTfomra
"-P.N. 01D-281-00J-OOO
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-IIDGE et no.e'

)j

--------

------------ ----

- - - - - - - - - - -F.Fot-..r

\\t:ST aEVAliON

NORlH EU:VAilON

----------------------------------------~-

KEY NOTES
m-~~

III cum~~t "'~:~r .Ill

(IH_.,

r--------------

l1]11a11C11'11([1 _. 1M:- 111D IIOU1 [II IUI.OIM _ , - , . . _ . , - IIIOOHUI-

I
I
J
I

- I'U\lt et 1t17.1/

---,
H11f:12

I
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I
I

-t:r

LEGEND

=':i},~

6:12

.-, ==

aiR~

1-1-------------1

I
I

-------------

----------------,

1I

II

1
1

I
I

l
I

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I
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r------------- -

II

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-------=

--------------------------- -

I
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ROOF PL~

~-------------------------

10

15

~u~u~u~~~-.--~'
( 11 Fm l 1/+ lnoh - 1 ft.

GRAPHIC SCAt.

57

Window Schedule

Window Elevations Types

~

-rr

~l

.
I

-~

~u

1
~

l'!'E
l'!'E
I '!D

I!!!!!!!!!!"!- -'lo

___________ __.~

------ - ---- -- ~ -------- -- - --

-------------~

-------------E

--~

.:,r

Fl

1/...q

....__
li

--------------

fl- rf'

---- -- ------~

'

._

-------I

1-1--

....
-

-----

f-f-

~- -----

Note:

D 0

t.

, ....

SEE Ei..EW>lJCN SHEE1S

---

!!!~~-~-~

_______ _____ ___1; - - - - - - -

...

,_.,

---------

_,..., .

ta [E)]

~
B
._r..:r"J1..
~~..,..-

------

.....

--

II
c

'~
-

-PMIIT

IT
P'l"
LO.
I
MfiL
flit.

-IJIIIN
FACTCRY Flfillloi
INTEAII:II DISIC:N
S[AI.fJ)
MNIUFA~
- I'INI~

IIAT. -

NO.

.._.,

NDT AJIIOIJCAa.E
QOIIIltACI'CII

I:IEJ!D"-

I'

IU!l\ll,t&,

Door Schedule

'fi/A -

Q,...

Abbreviations

c.c. -

Hardware Manufacture:

Door Elevctrons Types

~

1 - lDIF'EAm IILAZMl
PO. c.&c. ZJJJ...

-- ---------'-----------~

S)mbols

Glazing Legend
'm'[

~r.ue

J1

Filii HINGE ~lllllll tc

OPHIII Mill tlllll);llgN
!I!: l l..l\llllntllj !lftT!I

2. AU. IIIMGOW OEMEJIIICIIII

NilE. ltl!: IIDIJIIH DPE...(IS

Window Manufacture:

----~

I 'IEll

'
---=
' --- ,.,.._,
J

l I I 1111 I

~~~====::!!lf]i EJj!~!:!i--;'..io-'1

CAIIEMEJf

f-f-

ll

ll

If

r-

-1.

....

_____~.

~r~

r-+-

'I

........
r-r-

......

lim liiil ~

'r'II
-

mii1J ill1IIJ

LOCA110N

..
~

------------------------------------------------------------------------

Door Notes:

--........

Window Manufacture:

11--=- .... .__. . .

t. F'Cit HLIIIIE IJ)CA11QI

a. 1'HI!: DGml' ..m 10 l'tJI PlM

M.-W!E_CIIDI:
~.,....,.._ _ _ _ lll lt:

E EU:WI'IICII !1141:E:TII
2. ltLL 'llliDOIJ OIM~IIQII
Nl 111( IIC1UCH ~1& ~lMJI( SIETT

LAIII-liiJ.-.:....--S)TTlbOIS

,..

ftllllm

Hardware Manufacture:

Glazing Legend
'TYPE I - 1lliPDIEil GL.A21Nf:
PEII C.B.C. :H!III.4

DPE!I... ,_.. I>IIEX:nOM

Abbreviations
N/A -

MI!Ma
..,.

------------------------------------------------------------------------

Note:

11. 1HE PGCft miiM lD E

D.C.
!'
IT
fF
I.D.

NOT AWUCMU:
IZHI!lW_ CIDII'J'IIIACI'CII

PMIT
IITIIIN
F'A imlln' FlNIIiH
INl"ERICR DOIQN

-..uo

MFR. -

WltNUf'ACTUR1<

FIN. -

~IIH
N.to'IUR~

NAT_ -

IC4U

t - ~

58

,,

,,

(r '

!.\
~~~

II\
t.\
,,,

'
.

., _

FIXTURE A

FIXlURE B

PHUFS

MIHIFAC'l\K:

WATn::

4 WAn'S

T24 CQIIPI..IANT: "'e

WWENS:
BULl T'1'1'E:

1~

IIIAMJFACl\IRe
'T24 COIIIPLIAHT:
CllJlR:

WANUFAC'IUR:

911

Lm soa<ET

IIE\Q..O

COPPER
4-WATIS

CQ.DR:
WATYS:
LUMENS:

HiD

lii.U

sa llll.B mow

1'tPE;

14"H X 10SW X 7.5"

DIWEHSIC>S:

STONE VENEER

----- ----

.4*-~

--~

BULB

- - -- - -

I~

FENCE 8
AmWJDD
NAlUitAL
4FT. UAX.

WATlSI
LLMMII
8l.U!I 'TYPE:
OIMeMSICNit

FIXTURE

I.INICNOW
T24 CCIIIPUAHTI N/A
CQ..DR:
II LACK

UANUFAC'I\m!:

IIEWLO

'5
CQPilOt

WATTS:
LUWeNSt
I!UI.B l'l'l'e
CIISISicN!:

4WATTS

liiO
SEE IIUlB IELOW
1+~ X IOJi"W X tHI'

3 WATTS

2.00
L.fD MCIDll.l

III"H )( 1"W

FENCE A
REDMlOO
NAlU!fAL

4 FT. OR f FT. AS NOTED ON SI1E PLAN

ld

~0

(/')

...J

<(

DRIVEWAY PAVERS

FIRE PIT
IUINU"AC'lUIE:

ca.at

ColoRI,tl STONE:
NAUJW.

PATIO
WAHUFAC1URE:
COLOR:
INSTAl.J..ATION:

WALKWAY
CAAhEL STONE

t.IAlURAL
SET ON SAIID

0::::

<

59

A'VERAGE NAlURAL GRADE

117.& F'T

D\W1UNG A'lfl!AGE NAlURAL GRADE:

,, til'

--...

I
I

L..----

II

t
I
I

UNE

89 F'T

W.&.lH:

\ j

'

I,

99 FT

F,O.CTO~

.. 89 FT

~------ ------------------~

~--

'--4'

I
I
I
I

'\

o:-

9.8'

1 L-------------

1M"

0:-

U'

..p

II

411.1 FT

lOTAI.

\\ )r--------------------------

\\

e.a 1 o = o

FACTOR: -

l.ENCTH

8
/

31.5

AVERAGE NA'NF!AI. GRADE

El.r\1.

"-111.0.

0
17.1'
34.4'

61).1)'

TOTAL

-----.J

r--------------

1t'

31.2'
17.1'
17.2'

GA~AGE

0
1

IA"1H: 51.5 I 80.5 - 0.79

FACTOR: e 0.8
1\.N.G.
"' 87 F'T + O.B FAtTOft - i7.B FT

II

97 f i
98FT
99FT

TOTAL

I
I

LENGTH

TOTAL

I
I

\
\
\\

U/IIE

I
I
I

El.E\1.

\,

' \,

------.. . ..

VOWNE ANALYSIS:
MAIN Lf\IEL
MAIN LEVEL
UP PER l..l.a
UPf'E~ LEI.n.

....

I~IW'T.

Pllt:HEO
FLAT

PITCHED
Fl.AT

F~CT<R

12

DMllJitC
1,800.0 SF.

CAIW:
200.0 SF.

11
11
10

TOTAL
21,1100 CU.FT.
0
0 CU.FT.

0
21,!100.0 CU.FT.

VOI.IJWE PROPOSED

2U96.9 CU.FT.

/~-~~.~

1unl~,~

..

s
~I.C

ttt.anow.um CIUI'.

60

PlOPOSED
EAST ELEVATION

iNT I S RESIDEMCE

EXJSTINCi
EAST

ELEYATJO'N

!liTIS RESIDE"NCE

a..
u

<(

w
w

~
en

1ICN..E:

vr- ,.

10
61

MAIN
DWELLING
!iiWI SOlll nne Ull:
Ff EI!VooiOIH'
"'-'II~)

l.Df

NifAoo~,DOD

S'<j. Ft.

GARAGE

!ijt:IIN !lOUD lit( filE

Ff~,,

EXTERIOR UGHllNC NOTES

__
ra.-----

,IRRIGATION

UGH KEY

-+- MAY
PA~ U~T~, J WATTS ~5a rtX1URt "S' ON SHEET 13
NOT
SPACED C
THAN 1()-f'OET M'Nff
a~

SYSTE~

Q..

1'-.wc-

~PI.JIIIIT JD K . . _ . ..-rill'

(MM

0..

.w. .-u... -.&. IIi: ........... ~ ...-..

---~-------~Ttl
0

<(

(/)

0
lO

--- - - - -"'--( II f1ET ) 1/4 n~

I It

GRAPHIC SCALE

:5
SCALE:: 1' 1/4"

Ll

62