HomeMy WebLinkAbout08_Merz Residence Modification Permit_PA2023-0245CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
February 15, 2024
Agenda Item No. 8
SUBJECT: Merz Residence Modification (PA2023-0245)
Modification Permit
SITE LOCATION: 263 Walnut Street
APPLICANTS/OWNERS: Elaine Merz
PLANNER: Jerry Arregui, Planning Technician
949-644-3249, jarregui@newportbeachca.gov
LAND USE AND ZONING
General Plan Land Use Category: RS-D (Single Unit Residential Detached)
Zoning District: R-1 (Single-Unit Residential)
Coastal Land Use Plan Category: RSD-C (Single Unit Residential Detached – (10.0
– 19.9 DA/AC))
Coastal Zoning District: R-1 (Single-Unit Residential)
PROJECT SUMMARY
A request for a modification permit for relief from the minimum required 20-foot garage depth
to allow a depth of 19 feet, 8 inches in order to accommodate the remodel to an existing
single-unit residence for the purpose of adding an emergency escape and rescue opening
in an existing bedroom. The bedroom remodel will not result in a net increase in floor area
for the dwelling unit. No additional deviations of the Newport Beach Municipal Code (NMBC)
are requested.
RECOMMENDATION
1)Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines,
California Code of Regulations, Title 14, Division 6, Chapter 3, which identifiesclasses of projects which have been determined not to have a significant effect on
the environment; and
3) Adopt Draft Zoning Administrator Resolution No. _ approving Modification Permit filed
as PA2023-0245 (Attachment No. ZA 1)
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DISCUSSION
The subject property is located within the Single-Unit Residential (R-1) Coastal
Zoning District. The R-1 District is intended to provide areas appropriate for single-
unit residential development on a single legal lot. The property is developed with
a single story, 2,035-square-foot single-unit dwelling, with a 529-square-foot
attached garage. The residence was originally constructed in 1964 as a two-
bedroom residence, based on the permit history on file.
The R-1 Coastal Zoning District limits floor area to two times the buildable area.
The subject property is allowed to have a maximum of 5,880 square feet of gross
floor area. The proposed remodel to an existing bedroom to accommodate an
emergency escape will not result in a net increase of gross floor area. The project
therefore complies with the floor area limit.
The dwelling has an existing third bedroom that does not meet the egress
requirements of the Building Code. The bedroom is uncompliant because it does
not have a window to serve as an emergency evacuation and rescue opening as
required by the Building Code. The current property owners purchased the
property as a three-bedroom single-unit dwelling and are seeking to bring the
subject room up to Building Code compliance by adding a window to serve as the
required emergency evacuation and rescue opening. To accommodate the new
window, a 3' wide bedroom extension is necessary to connect the bedroom to the
exterior of the structure. The connection will result in an encroachment of 4 inches
into the required depth of the existing attached two-car garage, resulting in a depth
of 19 foot, 8-inchs, where 20 feet is required. A modification permit is required for
this request. This project will result in a dwelling that has a total of three bedrooms,
as intended to be utilized when originally purchased.
NBMC Section 20.52.050 (Modification Permits) specifies that relief from certain
development standards of the Zoning Code may be permitted and does not
negatively impact the community at large or in the neighborhood of the specified
development. The applicant proposes a remodel of an existing uncompliant
bedroom to accommodate an emergency evacuation and rescue opening which
will encroach 4 inches into the required garage depth. The resulting garage
dimensions are 22 feet, 6 inches wide and 19 feet, 8 inches deep where a minimum
20 feet wide and 20 feet deep is required, therefore a modification permit is
required for this request.
Existing development along Walnut Street consists of primarily one- and two-story
single-unit dwellings. The proposed emergency escape and rescue opening is
located within the interior of the building footprint and does not result in an increase
in gross floor area. Exterior changes to the structure are limited to the creation of
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a window along the north (right) side, which is consistent with the design of other
residences in the vicinity.
The proposed project will comply with all other applicable development standards,
including height, setbacks, and floor area limit. The resulting home will consist of
three bedrooms and two bathrooms with a total livable area of approximately 2,092
square feet and a garage of approximately 472 square feet. The proposed design,
bulk, and scale of the development will remain the same, with the exception of a
window, therefore remaining consistent with the characteristics of the
neighborhood.
The new floor plan configuration will allow for the existing bedroom to have the
required emergency evaluation evacuation and rescue opening that meets the
Building and Safety standards for occupancy.
The proposed parking configuration will continue to accommodate the parking of
two vehicles within the garage and fulfills the intent of the Zoning Code. Demand
for on-street parking in the neighborhood is not anticipated to increase as a result
of the project because the majority of other lots on Walnut Street maintain garages
with interior dimensions of 18 feet, 6 inches wide and 19 feet deep, as required by
the Zoning Code for lots between 30 and 39.99 feet wide. The proposed garage
will meet the minimum requirement of other lots in this neighborhood.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301, Article 19 of Chapter 3 under Class 1 (Existing Facilities)) of the CEQA
Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has
no potential to have a significant effect on the environment. The Class 1 (Existing Facilities)
exemption includes interior alterations involving interior partitions. The proposed project
includes the construction of a window to serve an emergency escape and rescue opening
that involves interior partitions of walls of the existing house and its attached garage.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners of property
within 300 feet of the boundaries of the site (excluding intervening rights-of-way and
waterways), including the applicant, and posted on the subject property at least 10 days
before the scheduled hearing, consistent with the provisions of the Municipal Code.
Additionally, the item appeared on the agenda for this meeting, which was posted at City
Hall and on the City website.
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APPEAL PERIOD:
An appeal or call for review may be filed with the Director of Community Development within
14 days following the date of action. For additional information on filing an appeal, contact
the Planning Division at 949-644-3200.
Prepared by:
DL/ja
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Applicant’s Project Justification Letter
ZA 4 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2024-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING A MODIFICATION
PERMIT FOR A REDUCTION TO THE REQUIRED INTERIOR
CLEAR DIMENSION OF A GARAGE OF A SINGLE-UNIT
DWELLING AT 263 WALNUT STREET (PA2023-0245)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1.An application was filed by Elain Merz (“Applicant”), with respect to property located at 263
Walnut Street, and legally described as Lot A of Block 5 of Tract 772 (“Property”),
requesting approval of a modification permit.
2.A request for a modification permit relief from the minimum required 20-foot garage depth
to allow a depth of 19 feet, 8 inches in order to accommodate the remodel to an existing
single-unit residence for the purpose of adding an emergency escape and rescue opening
in an existing bedroom. The bedroom remodel will not result in a net increase in floor area
for the dwelling unit. No additional deviations of the Newport Beach Municipal Code
(NMBC) are requested (“Project”).
3.The Property is designated RS-D (Single-Unit Residential) by the General Plan Land Use
Element and is located within the R-1 (Single-Unit Residential) Coastal Zoning District.
4.The Property is located within the R-1 (Single-Unit Residential) Coastal Zoning District.
The Coastal Land Use Plan category is RSD-C (Single Unit Residential Detached – 10.0-
19.9 DU/AC). A coastal development permit is not required because residential parking
dimensions are not specified as development standards in the Local Coastal Program
Implementation Plan.
5.A public hearing was held on February 15, 2024, online via Zoom. A notice of time, place
and purpose of the hearing was given in accordance with the Newport Beach Municipal
Code (NBMC). Evidence, both written and oral, was presented to, and considered by,
the Zoning Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1.This Project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301 under Class 1 (Existing Facilities) the CEQA Guidelines, California Code of
Regulations, Title 14, Division 6, Chapter 3, which identifies classes of projects which
have been determined not to have a significant effect on the environment.
2.The Class 1 (Existing Facilities) exemption includes interior alterations involving interior
partitions. The proposed project includes the remodel of an existing single-unit residence
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which consists of constructing an emergency escape and rescue opening that involve
interior partitions of walls of the existing house and its attached garage.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.050(E) (Modification Permits – Required Findings) of the
NBMC, the following findings and facts in support of such findings are set forth:
Finding:
A.The requested modification will be compatible with existing development in the
neighborhood.
Facts in Support of Finding:
1.The existing development is a 2,564 square-foot, single-story, single-unit residence with
an attached two-car garage. The neighborhood is comprised of one-story and two-story
single-unit dwellings with two-car garages that are accessed through the alley. The
modification permit would allow the reduction of the garage depth to accommodate a
window to serve as an emergency escape and rescue opening which bring an existing
bedroom into compliance with the Building Code. The proposed alterations to
accommodate the emergency escape and rescue opening are located within the interior
of the building footprint and do not result in an increase in gross floor area. Exterior
changes to the structure include a window to the bedroom along the north side of the
dwelling. There are no changes to the height or floor area of the dwelling unit, therefore
is consistent with the design and height of other properties in the neighborhood. The
project continues to be compatible with the existing development in the neighborhood.
2.There is no change in the density or the use as a result of the proposed development.
Finding:
B.The granting of the modification is necessary due to the unique physical characteristic(s) of
the property and/or structure, and/or characteristics of the use.
Facts in Support of Finding:
1.The existing structure was built in the early 1960s and complied with development
standards, including parking requirements, at the time of construction. Subsequent
amendments to the residential parking development standards have rendered the
interior clear dimensions of the existing two-car garage to be substandard in size. The
current required garage dimensions are 20 feet wide by 20 feet deep and the existing
garage dimensions are 22 feet, 6 inches wide and 19 feet, 11 inches deep.
2.An existing bedroom is abutting the garage and another bedroom. By allowing the
bedroom to encroach into the garage depth, the Applicant avoids demolishing any
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interior walls of the adjacent bedroom which would significantly increase the cost and
feasibility of the Project.
3.The granting of the modification permit is necessary to allow a reasonable alteration to
an existing dwelling to bring an existing bedroom into compliance with the Building Code.
The resulting garage is adequate in width and depth for the parking of two vehicles.
Finding:
C.The granting of the modification is necessary due to practical difficulties associated with the
property and that the strict application of the Zoning Code results in physical hardships that
are inconsistent with the purpose and intent of the Zoning Code.
Facts in Support of Finding:
1.The Property is located in Newport Shores where the majority of lots measure between
30 and 35 feet in width. NBMC subsection 20.40.090 (Parking Standards for Residential
Uses) requires properties between 30.1 and 39.99 feet in width to have garages that
measure 18 feet, 6 inches in depth and 19 feet in depth. The subject property is the only
property on Walnut Street that is 50 feet wide. NBMC subsection 20.40.090 requires lots
over 40 feet wide to have a garage dimension of 20 feet wide by 20 feet deep. The strict
application of the Zoning Code would not allow the bedroom extension to connect to a
window to serve as an emergency escape and rescue opening because it would reduce
the existing garage depth to 19 feet 8 inches.
2.The proposed parking configuration will continue to accommodate the parking of two
vehicles within the garage and fulfills the intent of the Zoning Code. Demand for on-
street parking in the neighborhood is not anticipated to increase as a result of the project
because the majority of other lots on Walnut Street maintain a 18 feet, 6 inch in wide
and 19 feet deep garage. The proposed garage will meet the minimum requirement of
other lots in this neighborhood.
Finding:
D.There are no alternatives to the modification permit that could provide similar benefits to the
applicants with less potential detriment to surrounding owners and occupants, the
neighborhood, or to the general public.
Facts in Support of Finding:
1.Bringing the garage into compliance with current Zoning Code requirements would
provide a negligible benefit and would unreasonably require significant alterations to the
structure of the garage well beyond the scope of the planned interior alteration. The
resulting garage dimensions of 22 feet, 6 inched wide and 19 feet, 8 inches deep remain
adequate for the parking of two vehicles.
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2.The intent of the Project is to bring an existing bedroom into compliance with the Building
Code. Without the authorization of a modification permit, the bedroom would not be
permitted to expand into the required dimensions of the garage depth. Instead, interior
walls would need to be demolished to bring the bedroom into compliance, significantly
increasing the cost and feasibility of the Project.
3.A redesign of the Project to reduce the number of bedrooms will significantly impact the
Property as the bedroom is an essential component to the existing residence. Even with
an encroachment into the existing garage, the Property would provide a two-car garage
with interior dimensions exceeding those found on neighboring properties.
4.The exterior wall of the garage is located directly along the required 5-foot rear alley
setback. The current development standards would require the garage wall be moved 4
inches towards the alley to achieve the Code-required 20-foot depth. This would cause
the garage wall to encroach 4 inches into the required 5-foot rear alley setback, which
is not permitted by the Zoning Code.
Finding:
E.The granting of the modification would not be detrimental to public health, safety, or welfare,
to the occupants of the property, nearby properties, the neighborhood, or the City, or result
in a change in density or intensity that would be inconsistent with the provisions of this
Zoning Code.
Facts in Support of Finding:
1.Other than the proposed interior dimensions of the garage, the Project conforms to all
applicable development standards, including floor area limit, setbacks, and height. The
construction will not preclude access to the dwelling and will be consistent in scale with
other dwellings in the neighborhood.
2.The Project includes the construction of a bedroom extension to accommodate a
window which will not result in a change in density or intensity of the Property. The
existing use will remain as a single-unit residence within the R-1 Coastal Zoning District.
3.The approval of this Project is conditioned such that the applicant is required to obtain
all necessary permits in accordance with the Building Code and other applicable Codes.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1.The Zoning Administrator of the City of Newport Beach hereby finds this project is
categorically exempt from the California Environmental Quality Act pursuant to Section
15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code of
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Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant
effect on the environment.
2.The Zoning Administrator of the City of Newport Beach hereby approves the Modification
Permit filed as PA2023-0245, subject to the conditions set forth in Exhibit “A,” which is
attached hereto and incorporated by reference.
3.This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the
Community Development Director in accordance with the provisions of Title 20 Planning
and Zoning of the NBMC.
PASSED, APPROVED, AND ADOPTED THIS 15TH DAY OF FEBRUARY, 2024.
Benjamin M. Zdeba, AICP, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
Planning Division
1.The development shall be in substantial conformance with the approved floor plans
stamped and dated with the date of this approval (except as modified by applicable
conditions of approval).
2.The Project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
3.The Applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this
Modification Permit.
4.The Applicant shall obtain all necessary building permits in accordance with the Building
Code and other applicable Codes.
5.This Modification Permit may be modified or revoked by the Zoning Administrator if
determined that the proposed uses or conditions under which it is being operated or
maintained is detrimental to the public health, welfare or materially injurious to property
or improvements in the vicinity or if the property is operated or maintained so as to
constitute a public nuisance.
6.Any change to the approved plans, shall require review by the Planning Division. An
amendment to or the processing of a new modification permit may be required.
7.A copy of the Resolution, including conditions of approval Exhibit “A” shall be
incorporated into the Building Division and field sets of plans prior to issuance of the
building permits.
8.Each parking space within the garage shall be permanently available and maintained
for parking purposes. The interior clear dimensions (minimum 20 feet wide by 19 feet, 8
inches deep) shall be kept clear of obstructions including cabinets, shelving, or similar
obstructions that may impact the ability to adequately park two vehicles.
9.Prior to the issuance of a building permit, the Applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
10.Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current, property owner or the leasing agent.
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11. Construction activities shall comply with Section 10.28.040 (Loud and Unreasonable
Noise - Construction Activity – Noise Regulations) of the NBMC, which restricts hours
of noise-generating construction activities that produce noise to between the hours of 7
a.m. and 6:30 p.m., Monday through Friday, and 8 a.m. and 6 p.m. on Saturday. Noise-
generating construction activities are not allowed on Sundays or Holidays.
12. This approval shall expire and become void unless exercised within 24 months from the
actual date of review authority approval, except where an extension of time is approved in
compliance with the provisions of Title 20 Planning and Zoning of the NBMC.
13. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless
City, its City Council, its boards and commissions, officials, officers, employees, and agents
from and against any and all claims, demands, obligations, damages, actions, causes of
action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including
without limitation, attorney’s fees, disbursements and court costs) of every kind and nature
whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s
approval of Merz Residence Modification including, but not limited to Modification
Permit No. PA2023-0245. This indemnification shall include, but not be limited to,
damages awarded against the City, if any, costs of suit, attorneys' fees, and other
expenses incurred in connection with such claim, action, causes of action, suit or
proceeding whether incurred by Applicants, City, and/or the parties initiating or bringing
such proceeding. The Applicants shall indemnify the City for all of City's costs, attorneys'
fees, and damages which City incurs in enforcing the indemnification provisions set forth
in this condition. The Applicants shall pay to the City upon demand any amount owed to
the City pursuant to the indemnification requirements prescribed in this condition.
Building Division
14. Garages beneath habitable rooms shall be separated by no less than 5/8” Type X gypsum
board applied to the underside of floor framing. Provide minimum ½” gypsum board on the
garage side elsewhere.
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Attachment No. ZA 2
Vicinity Map
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VICINITY MAP
Modification Permit
(PA2023-0245)
263 Walnut Street
Subject Property
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Attachment No. ZA 3
Applicant’s Project Justification Letter
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MODIFICATION PERMIT INFORMATION
263 WALNUT STREET NEWPORT BEACH, CA 92663
We purchased this home on or about October 2020. It was sold to us, listed on MLS, as a 3
Bedroom, 2 Bath and a Bonus Room. Unbeknown to us, the home had been modified, closing
in the Bonus Room and rendering the home to a 2 Bedroom home. (The third bedroom window
opened into the bonus room not allowing the required fire egress.)
In March 2021, we had architectural drawings done by Richart Design for a remodel at which
time, we were informed that this third bedroom could no longer be used as a bedroom and we
had to close in the window. Also, shortly after beginning construction, it was discovered that
the bonus room was an unpermitted area and was built without proper foundations. We
subsequently were forced to tear off that section of the home and rebuild properly with
permits. We eliminated the window, as required and merged this bonus room with the kitchen.
We recently discovered too that this home would not ever qualify to be sold, as a 3 bedroom
without modification to the offending third bedroom. In working with the city and our builder
we devised an extension to the bedroom by running it behind the garage and installing the
necessary window for egress. Working with the city engineer, we devised this extension to the
bedroom, making it part of the bedroom living space. The reason for the Mod Application is
that the garage (which presently measures 19’ 11” in depth) will need to be 3” shorter., in order
to accommodate the new wall. Without this modification, we will continue to lose home value
and valuable space. We will be making our home safer for the occupants, by having an
additional window exit.
1. The requested modification will be compatible with other homes in the neighborhood.
Without this modification, we will be the sole 2-bedroom home in Newport Shores. The
only other was a home modified with two masters and sold 5 years ago. We presently
park two cars in the garage and after a 3” modification will still have plenty of room for
parking these two cars. The new garage will measure 19’8” length and width will not be
modified. (see attached plans)
2. The unique characteristic of the property is the bedroom off of the kitchen that no
longer conforms to “the IRC definition of a Bedroom” - must have fire egress. We have a
single-story home and therefore are limited in options. We investigated expanding this
extension (or hallway) into present living space, however the costs were prohibitive
(Increasing the cost of the project by approximately 25%)
3. The granting of this modification is necessary in order to make this home conform to the
physical requirements of a bedroom – must have egress and increase the safety of the
occupants.
4. This Modification Permit in no way is detrimental to surrounding owners, neighborhood
or public. The change will come at substantial financial impact to us, but we need to get
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this done in order to preserve the integrity of our 3-bedroom home while at the same
time maintaining our 2-car garage,
5. Not granting this modification would only be detrimental to the owners of this home.
We were blind sighted by the unpermitted room and the consequent loss of a bedroom.
No other property or neighbor would be affected. This change will bring our home in
conformity with all other three-bedroom homes in the neighborhood, while at the same
time, not changing our footprint. It will also make our home safer with an additional
egress.
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Attachment No. ZA 4
Project Plans
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