HomeMy WebLinkAboutRes 06-73 PP-HPD 06-06 Kristi Hanson ArchitectsCITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
REQUEST: Consideration of approval of a Precise Plan of design to allow a
9,192 square foot single family home within the Hillside Planned
Residential Zone. Subject property is located at 865 Rock River
Drive, within the Canyons at Bighorn. (APN 652-160-054)
SUBMITTED BY: Ryan Stendell, Assistant Planner
APPLICANT: Kristi Hanson Architects
72-185 Painters Path
Palm Desert, CA 92260
CASE NO: PP/HPD 06-06
DATE: May 25, 2006
CONTENTS: A. Staff Recommendation
B. Discussion
C. Draft Resolution No. p6-73
D. Plans and Exhibits
E. Ordinance 1046A
Recommendation:
That the City Council adopt Resolution No. 06-73 approving a Precise Plan of
design to allow the construction of a 9,192 square foot single-family home within
the Hillside Planned Residential Zone.
Executive Summary:
The applicant is requesting approval of a precise plan to construct a new 9,192
square foot single-family home located in the foothills of the Santa Rosa
Mountains within the Canyons at Bighorn Country Club. The home is 215' lower
than the ridge to the south and cannot be seen from the City or adjacent
developments. The project involves an existing 25,532 square foot residential lot
and 9,192 square foot single family home. Since the dwelling unit exceeds the
allowed 4,000 square feet prescribed by the HPR zone, the house will require an
exception. The exceptions section requires the Council to consider all
circumstances including viewshed, topography, color, texture, and profile of any
structure. The project's site design, architecture, color, materials, landscaping
and conformance to energy standards effectively achieve the intent and purpose
of the City's hillside development standards.
Staff Report
PP/HPD 06-06
Page 2
May 25, 2006
Discussion:
I. BACKGROUND:
A. Ordinance No. 1046A:
On May 13t', 2004, the City Council approved Ordinance Number 1046A,
amending the development standards for the Hillside Planned Residential
District. Some of the changes are:
• Density: One (1) unit per five (5) acres.
• Grading: Building Pad Area -maximum of 10,000 square feet.
Access Road/Driveway-maximum of 3,000 square feet.
• Maximum Dwelling Size: Total dwelling unit with garage and
accessory building shall not exceed 4,000 square feet.
• Exceptions: Standards of Section 25.15.030 A, B, and C may be
modified by the precise plan of design, taking into consideration
any and all circumstances, including, but not limited to, viewshed,
topography, color, texture, and profile of any structure that the
Planning Commission or City Council may approve.
B. Property Description:
The property is located within the Canyons at Bighorn, low on the
mountain (215' lower than the ridge to the south) and is zoned Hillside
Planned Residential (HPR). The property has very little slope, but does fall
within the HPR zone. For this reason the home is required to be reviewed
and approved by the Planning Commission and City Council. The existing
pad has been rough graded to 25,532 square feet.
C. Planning Commission:
At its meeting of May 2, 2006 the Planning Commission adopted
resolution no. 2394, recommending approval to the City Council by a
unanimous vote (5-0-0). The commission felt the home was very well
designed and met the intent of the HPR zone and exception section.
II. PROJECT DESCRIPTION:
A. Precise Plan:
The precise plan of design for this new home totals 9,192 square feet of
living area. The house has a main living area of 7,655 square feet and a
garage totaling 1,537 square feet. The home covers approximately 36%
of the gross area of the lot.
Staff Report
PP/HPD 06-06
Page 3
May 25, 2006
Architecture/Design:
The single family home and guesthouse have a very contemporary
design, utilizing exterior stone veneer and dark bronze windows. The
home uses a combination of pitched and flat roof elements. The variation
in roof design and varied heights give the home a very asymmetrical feel
and help the home blend into the natural terrain. The home has a
subterranean garage that will be excavated out of the approved pad.
Landscaping/Re-naturalization:
The landscape plan includes a wide variety of native trees, shrubs and
vines. All disturbed areas will be re -naturalized with native plant materials
per the landscape planting and re -naturalization plan.
Architectural Review Commission:
On April 11, 2006 the Architectural Review Commission reviewed
architecture and landscaping for the proposed home. The commission felt
the proposed materials, colors and design will blend into the surrounding
area very well. The Commission by a 6-0-1-0 vote granted preliminary
approval for the project (Commissioner Hanson abstaining).
Energy Criteria:
The City has recently adopted an energy conservation policy that has as a
goal of a 30% citywide reduction in energy use over a five-year period.
The new policy will require homes in excess of 4,000 square feet to be
designed so as to not consume more energy than a 4,000 square foot
home. Since the application is requesting an exception to the HPR 4,000
square foot maximum, it has been conditioned to incorporate a
combination of the conservation and generation measures to conform to
the energy consumption of a 4,000 square foot home.
III. ANALYSIS:
The house at 9,192 square feet requires an exception because it exceeds
the maximum dwelling unit size of 4,000 square feet. The Planning
Commission and City Council may approve larger unit sizes based on
viewshed, topography, color, texture, and architecture of the structure.
The home is low on the mountain (215' lower than the ridge) and cannot
be seen from the City. Any exposed walls are designed with stone veneer
(native colors) that will help the home blend into the natural terrain. The
Staff Report
PPIHPD 06-06
Page 4
May 25, 2006
finish grading and landscaping will restore any hillside that was disturbed
while cutting the pad.
The intent and purpose of the HPR zone is to encourage architecture and
landscaping design that blends into the natural terrain and protect
viewsheds, and natural skylines within hillside areas. The architecture
and landscaping of the proposed single family home meets the purpose
and intent of the HPR zone and exception section.
IV. ENVIRONMENTAL REVIEW:
For the purposes of CEQA, the Director of Community Development has
determined that the proposed project is a Class 3 categorical exemption.
Submitted By: Department Head:
lya#nStendell Phil Drell
Assistant Planner Director of Community Development
4Cityanager 4ACM for Dev o ent Services
=TY COUNCIL ION:
APPROVED DENIED -
RECEIVED,
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DATDATEAYE
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ABSTAIN:
VERIFIED BY: 1J1 k ll`!
Original on File va City Cleric's OfAce
CITY COUNCIL RESOLUTION NO. 06-73
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING A PRECISE PLAN TO ALLOW
THE CONSTRUCTION OF A 9,192 SQUARE FOOT SINGLE-FAMILY
HOME. SUBJECT PROPERTY IS LOCATED AT 865 ROCK RIVER
DRIVE, WITHIN THE CANYONS AT BIGHORN. (APN: 652-160-054)
CASE NO. PP/HPD 06-06
WHEREAS, the City Council of the City of Palm Desert, California, did on the 25t'
day of May, 2006, hold a duly noticed public hearing to consider the request by Kristi
Hanson / Architect for approval of the above noted; and
WHEREAS, said application has complied with the requirements of the "City of
Palm Desert Procedure for Implementation of the California Environmental Quality Act",
Resolution No. 05-52, in that the Director of Community Development has determined
that this project is a Class 3 categorical exemption for the purposes of CEQA; and
WHEREAS, at said public hearing, upon hearing and considering all testimony
and arguments, if any, of all interested persons desiring to be heard, said City Council
did find the following facts and reasons to exist to justify approval of said request:
1. That the proposed location of the single-family home is in accord with the
objectives of the zoning ordinance and purpose of the Hillside Planned
Residential District.
2. That the applicant's proposed use of the property is consistent with the
standards of the Hillside Planned Residential District's goals of preserving
the hillside area to the greatest extent possible.
3. That the project's site design, architecture, color, materials, and
landscaping effectively achieve the HPR's goals of blending development
with the natural terrain.
4. That the proposed use will comply with each provision of the City's Zoning
Ordinance except any approved variances or exceptions provided in the
hillside development plan/precise plan.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Palm
Desert, California, as follows:
1. That the above recitations are true and correct and constitute the findings of
the City Council in this case.
2. That the City Council does hereby grant approval of PP/HPD 06-06.
CITY COUNCILRESOLUTION NO. 06-73
PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert
City Council, held on this 25t' day of May, 2006, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
RACHELLE KLASSEN, Secretary
Palm Desert City Council
JIM C FERGUSON, Mayor
E
CITY COUNCILRESOLUTION NO. 06-73
CONDITIONS OF APPROVAL
CASE NO. PP/HPD 06-06
Department of Community Development:
1. The development of the property shall conform substantially with exhibits on file
with the Department of Community Development, as modified by the following
conditions.
2. Construction of said project shall commence within one (1) year from the date of
final approval unless an extension of time is granted, otherwise said approval
shall become null, void and of no effect whatsoever.
3. Prior to issuance of a building permit for construction of any use contemplated by
this approval, the applicant shall first obtain permits and/or clearance from the
following agencies:
Coachella Valley Water District
Palm Desert Architectural Commission
City Fire Marshal
Public Works Department
Evidence of said permit or clearance from the above agencies shall be
presented to the department of building and safety at the time of issuance of a
building permit for the use contemplated herewith.
4. The applicant shall re -naturalize any and all disturbed hillside area of the project
with native landscaping and materials to blend the project into the natural terrain.
5. Applicant agrees to maintain the landscaping required to be installed pursuant to
these conditions. Applicant will enter into an agreement to maintain said
landscaping for the life of the project, which agreement shall be notarized and
which agreement shall be recorded. It is the specific intent of the parties that this
condition and agreement run with the land and bind successors and assigns. The
final landscape plan shall include a long-term maintenance program specifying
among other matters appropriate watering times, fertilization and pruning for
various times of the year for the specific materials to be planted, as well as
periodic replacement of materials. All to be consistent with the Property
Maintenance Ordinance (Ordinance No. 801) and the approved landscape plan.
6. Applicant shall incorporate a combination of the following energy efficiency and
generation mitigation measures to achieve a net energy consumption equivalent
to a 4,000 square foot home:
3
CITY COUNCILRESOLUTION NO. 06-73
a. Architectural design for energy conservation shall incorporate structural
overhangs, or architectural projects, for shading of all eastern, southern
and western facing glazing. Where shading by architectural design is
unfeasible in these locations, glazing shall consist of the following:
i. Thermal break design window and/or door frames.
ii. U factor of .40 or less (NFRC tested)
iii. SHGC value of 0.35 or less (NFRC tested)
b. All vented attics shall have a radiant barrier roof sheathing installed per
Title 24 CAC 2005 edition.
C. All flat or low -sloped exterior roof surfaces shall have a Cool Roof
reflective coating.
d. HVAC equipment minimum standards:
i. Fuel type: All heating shall be by natural gas.
ii. Furnace efficiency to be a minimum AFUE rating of 80%
iii. SEER: 14.0 minimum
iv. EER: 11.5 minimum
V. HSPF: 8.0 minimum
A Duct insulation shall be R-6 or better
vii. All ducts shall be pressure tested for leakage conforming to current
standards in Title 24 CAC 2005 edition.
e. Energy Star Appliances. If provided by the developer, all the following
appliances shall be Energy Star rated:
i. Dishwashers
ii. Refrigerators
iii. Clothes Washers
iv. Clothes Dryers (must be natural gas only)
V. Ceiling Fans
vi. Exhaust Fans
f. Lighting: Lighting in all laundry rooms, utility rooms, mechanical rooms,
closets and garages shall be fluorescent controlled by a manual — on,
automatic — off occupancy sensor. All common area landscape lighting
shall be fluorescent.
g. 4 kilowatt photovoltaic system
4
CITY COUNCILRESOLUTION NO. 06-73
Department of Public Works:
1. In accordance with Palm desert Municipal Code Chapter 27, complete grading
plans and specifications shall be submitted to the Director of Public Works for
checking and approval prior to the issuance of any permits associated with this
project.
2. Proposed building pad elevations are subject to review and modification in
accordance with Chapter 27 of the Palm Desert Municipal Code. Site grading
design shall include consideration of existing topography.
3. Any storm/detention area design and construction shall be contingent upon a
drainage study prepared by a registered civil engineer that is reviewed and
approved by the Department of Public works.
4. All applicable fees shall be paid prior to issuance of permits.
5
CITY 0[ P H I M * 0 1 S I I I
73-510 FRED WARING DRIVE
PALM DESERT, CALIFORNIA 92260-2578
TEU 76o 346—o6n
FAX: 760 341-7098
info@palm-ducrt.org
CITY OF PALM DESERT
PUBLIC NOTICE
CASE NO. PP 1 HPD 06-06
NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert
City Council to review a Precise Plan of Design by Kristi Hanson Architects to allow a
9,192 square foot single family home within the Hillside Planned Residential zone. The
subject property is located at 865 Rock River Drive, within the Canyons at Bighorn. (APN
652-160-054)
SAID public hearing will be held Thursday, May 25, 2006, at 4:00 p.m. in the Council
Chambers at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert,
California, at which time and place all interested persons are invited to attend and be
heard. Written comments concerning all items covered by this public hearing notice shall
be accepted up to the date of the hearing. Information concerning the proposed project
and/or negative declaration is available for review in the Department of Community
Development at the above address between the hours of 8:00 a.m. and 5:00 p.m.
Monday through Friday. If you challenge the proposed actions in court, you may be
limited to raising only those issues you or someone else raised at the public hearing
described in this notice, or in written correspondence delivered to the Palm Desert City
Council at, or prior to, the public hearing.
PUBLISH: Desert Sun RACHELLE KLASSEN, Secretary
May 12, 2006 Palm Desert City Council
Palm Desert Fire Department
Fire Prevention Bureau
In cooperation with Riverside County Fire Department
73710 Fred Waring Dr. Suite 102 Palm Desert Ca 92260 760-346- 1870 Fax 760-779-1959
April 18, 2006
To: Ryan Stendell
Assistant Planner
Re: PP / HPD 06-06
Hillside Home
Palm Desert Ca 92260
Case # FP / HPD 06-06
With respect to the conditions of approval regarding the above reference plan check,
the Fire Department recommends the following fire protection measures be provided in
accordance with City Municipal codes, appropriate NFPA Standards, CFC, CBC and/or
recognized Fire Protection Standards.
After reviewing the plans provided to the Fire Marshal Office for the Building to be
installed at the above address the Fire Marshal office has Approved the submitted plans
with the following conditions.
In reference to the above mentioned property, the fire department finds no probable
impacts on the environment including land, air minerals, flora, fauna, and noise objects
of historical or aesthetic significance at this time.
Any questions regarding the meaning of these conditions should be referred to the Palm
Desert Fire Marshals office at 760-346-1870, located at 73710 Fred Waring Suite #102
Palm Desert, Ca 92260
Respectfully,
Neal Stephenson
Fire Safety Specialist
David A Avila
Fire Marshal
INTEROFFICE MEMORANDUM
TO: Department of Community Development/Planning
Attention: Ryan Stendell
FROM: Phil Joy, Associate Transportation Planner
SUBJECT: PP 6-6 Aliens Residence on Rock River Drive
DATE: April 17, 2006
The following shall be considered conditions of approval for the above -referenced project.
(1) In accordance with Palm desert Municipal Code Chapter 27, complete grading plans
and specifications shall be submitted to the Director of Public Works for checking
and approval prior to the issuance of any permits associated with this project.
(2) Proposed building pad elevations are subject to review and modification in accordance
with Chapter 27 of the Palm Desert Municipal Code. Site grading design shall include
consideration of existing topography.
(3) Any storm/detention area design and construction shall be contingent upon a drainage
study prepared by a registered civil engineer that is reviewed and approved by the
Department of Public Works.
(4) All applicable fees shall be paid prior to issuance of permits.
Phil Joy
(jsglhdp3-1.cnd)
ORDINANCE NO. 1046A
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
PALM DESERT, CALIFORNIA, APPROVING AN
AMENDMENT TO CHAPTER 25.15, HILLSIDE PLANNED
RESIDENTIAL DISTRICT. CASE NO. ZOA 02-06
WHEREAS, the City Council of the City of Palm Desert, California, did on the 13th
dayafWay, 2004, hold a duly nodded public nearing which was continued to dune lu,
2004, to consider amending Palm Desert Municipal Code Chapter 25.15, Hillside Planned
Residential District; and
WHEREAS, the Planning Commission by its Resolution No. 2193 has
recommended approval of Alternative 'A' without a maximum dwelling unit limit; and
WHEREAS, the general plan designation for this area is Residential - Hillside
Reserve, maximum one dwelling unit per five acres; and
WHEREAS, said application has complied with the requirements of the "City of Palm
Desert Procedure for Implementation of the California Environmental Quality Act,
Resolution No. 02-60," in that the Director of Community Development has determined that
the amendment will not have a significant adverse impact on the environment and a
Negative Declaration of Environmental Impact has been prepared; and
WHEREAS, the City has complied with the provisions of AB 2292 in that the
proposed down -zoning will be more than offset by up -zoning of other properties in the city,
which is being recommended in the general plan update (see additional discussion in staff
report dated March 4, 2003, which is adopted by reference herein); and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all interested persons desiring to be heard, said City Council did find
the following facts and reasons to exist to justify its actions as described below:
That the Zoning Ordinance Amendment is consistent with the objectives of
the Zoning Ordinance.
2. That the Zoning Ordinance Amendment is consistent with the general plan
and the West Hills Specific Plan as amended.
3. That the Zoning Ordinance Amendment would better serve the public health,
safety and general welfare than the current regulations.
ORDINANCE NO. 1046A
EXHIBIT "A"
Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the Califomia
Code of Regulations.
- -- ----- — - NEf7AfiNtE--DECLARATION
CASE NO: ZOA 02-06
APPLICANT/PROJECT SPONSOR: City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, CA 92260
PROJECT DESCRIPTION/LOCATION:
Approval of an amendment to Chapter 25.15 Hillside Planned Residential (HPR) as it
relates to permitted density, limit of grading activity, maximum dwelling unit size and other
matters.
The Director of the Department of Community Development, City of Palm Desert,
California, has found that the described project will not have a significant effect on the
environment. A copy of the Initial Study has been attached to document the reasons in
support of this finding. Mitigation measures, if any, included in the project to avoid
potentially significant effects, may also be found attached.
'- &40uC � %- //- Cx�
STEPHEN SMITH ' DATE
PLANNING MANAGER
9
ORDINANCE NO. 1046A
25.15.023 Principal uses and structures permitted.
The following are permitted uses within any hillside planned residential district and do
not require pre -approval pursuant to a development plan:
A. Small family day care homes. (Ord. 742 § 5, 1994)
25.15.025 Large family day care homes.
Large family day care homes are permitted subject to a use permit pursuant to Chapter
25.72A of this code. (Ord. 742 § 6, 1994)
(Replace Section 25.15.030 in its entirety with the following:)
25.15.030 Development standards.
Development standards shall be as approved by the Planning Commission and City
Council in a public hearing and shall be based on the topographic conditions. It is the
responsibility of the applicant to provide sufficient data supporting their request.
Topographic data must be prepared by a registered civil engineer.
A. Density.
Each lot shall be limited to a maximum of one unit per five acres. All lots will be
entitled to at least one unit.
B. Grading.
Location of building pads and access roads shall be evaluated, approved or
adjusted based on consistency with the goals set forth in Section 25.15.010.
1. Building Pad Area. The maximum area permanently disturbed by grading
shall not exceed 10,000 square feet.
2. Access Road/Driveway. Maximum permanent grading disturbance of natural
terrain for development of access to the approved building pad shall be 3,000 square feet.
Roads shall be located and designed to blend with the natural terrain to the greatest
practical extent consistent with the goals of 25.15.010.
3. Renaturalization. All cuts, fills orother areas temporarily disturbed by grading
shall be re -naturalized, colored, and landscaped to blend with the adjacent undisturbed
natural terrain to the satisfaction of the City Council. Renaturalized areas may, in the
discretion of the Council, not be considered disturbed for purposes of Subsection B1 and 2
so long as the re -naturalization is approved as blending with the natural terrain.
C. Maximum Dwelling Unit Size.
Total dwelling unit, garage and accessory building size on any one lot shall not
exceed 4,000 square feet.
D. Exception.
The standards of Section 25.15.030 A, B and C shall be required unless modified
by the precise plan of design, taking into consideration any and all circumstances,
including, but not limited to, viewshed, topography, color, texture, and profile of any
structure that the Planning Commission or City Council may determine to be in conformity
with the purposes set forth in Section 25.15.010.
5
ORDINANCE NO. 1046A
25.15.110 Environmental assessment.
All applications shall comply with the provisions of the California Environmental Quality
Act. (Ord. 322 (part), 1983)
25.15.120 Required information.
The Director of Community Development and/or Planning Commission may require any
of the following information:
-- A—.Accurate-tepegrephic-maps- indicating -the -following:
1. Natural topographic features with an overlay of the proposed contours of the
land after completion of the proposed grading.
2. Slope analysis with at least five-foot contour intervals and a slope analysis
showing the following slope categories:
10% - 15% 26% - 30%
16% - 20% 31 % - 35%
21 % - 25% 36% and over,
3. Elevations of existing topographic features and the elevations of any
proposed building pads, street centerlines and property corners,
4. Locations and dimensions of all proposed cut and fill operations,
5. Locations and details of existing and proposed drainage patterns, structures
and retaining walls,
6. Locations of disposal sites for excess or excavated material,
7. Locations of existing trees, other significant vegetation and biological
features,
8. Locations of all significant geological features, including bluffs, ridgelines,
cliffs, canyons, rock outcroppings, fault lines and waterfalls,
9. Locations and sizes of proposed building areas and lot patterns,
10. Any other information required by the Planning Commission;
B. Site plans and architectural drawings illustrating the following:
1. Architectural characteristics of proposed buildings,
2. Vehicular and pedestrian circulation patterns, including street widths and
grades and other easements of public rights -of -way,
3. Utility lines and other service facilities, including water, gas, electricity and
sewage lines,
4. Landscaping, irrigation and exterior lighting plans,
5. Locations and design of proposed fences, screens, enclosures and
structures, including drainage facilities,
6. Any other information required by the Planning Commission;
C. Reports and surveys with recommendations from foundation engineers or geologists
based upon surface and subsurface exploration stating land capabilities, including soil
types, soil openings, hydrologic groups, slopes, runoff potential, percolation data, soil
depth, erosion potential and natural drainage patterns;
7
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