HomeMy WebLinkAboutagenda.apz.20090915AGENDA
ASPEN PLANNING AND ZONING COMMISSION
REGULAR MEETING
TUESDAY, September 15, 2009
4:30 p.m. -Regular meeting -Sister Cities Room
CITY HALL
I. ROLL CALL
II. COMMENTS
A. Commissioners
B. Planning Staff
C. Public
III. MINUTES
IV. DECLARATION OF CONFLICT OF INTEREST
V. PUBLIC HEARINGS:
A. 434 E. Cooper Street (Mountain Plaza/Bidwell) -Growth
Management Review
VI. OTHER BUSINESS
VII. BOARD REPORTS
VIIL ADJOURN
Next Resolution Number: 14
MEMORANDUM
TO: Aspen Planning and Zoning Commission
THRU: Jennifer Phelan, Community Development Deputy Director~~
FROM: Sara Adams, Preservation Planner
RE: 434 East Cooper Street (previously the Bidwell Building) Redevelopment-
Growth Management Review- Resolution No. ,Series 2009 -Public Hearing
(Parcel2737-182-16-011)
DATE: September 15, 2009
APPLICANT /OWNER: STAFF RECOMMENDATION:
Bert Bidwell Investment Corporation Staff recommends the Planning and Zoning
Commission grant Growth Management approval for
REPRESENTATIVE; "Expansion or New Commercial Development" with
Haas Land Planning, LLC; Rowland conditions.
and Broughton Architecture; and
Klein, Cote & Edwards, P.C.
LOCATION:
Lots Q - S, Block 89 City and
Townsite of Aspen, CO, commonly
known as 434 East Cooper Street.
CURRENT ZONING tSc USE
CC, Commercial Core Historic Zone
District containing a two story (above
grade) office/retail building.
PROPOSED LAND USE:
The Applicant requests approval to
increase commercial development by
adding 203 sq. ft. net leasable space
over the extant 12,081 sq. ft. Growth
Management approvals were already
granted for Commercial, Free Mazket
Residential and Affordable Housing.
The applicant revised the proposal to
include a new subgrade level to
accommodate commercial net leasable
space that exceeds the existing
commercial credit by 203 sq. ft of net
leasable space.
SUMMARY:
The Applicant requests the Planning and Zoning
Commission approve Growth Management allotments
for 203 square feet of new net leasable commercial
space for the basement. There is no increase in
employee generation for the new net leasable
commercial.
Page - 1 - of 4
Photograph of the subject property
LAND USE REQUESTS AND REVIEW PROCEDURES:
The Applicant is requesting the following land use approvals from the Planning and Zoning
Commission (P & Z) to redevelop the site:
• Growth Management Review for Expansion of New Commercial Develonment for the
expansion of commercial space within amixed-use project, pursuant to Land Use Code
Section 26.470.080.1 Expansion or New Commercial Development. (The Planning and
Zoning Commission is the final review authority, who may approve, approve with
conditions, or deny the proposal).
PREVIOUS APPROVALS: In 2007, HPC granted Major Development Conceptual and Viewplane
Exemption approvals, demolition approval and Commercial Design Standard Review approval
for the proposed redevelopment of the subject parcel. After the HPC reviews, the P & Z
reviewed the project and granted Grow[h Management approval for new commercial
development, new residential development and affordable housing. P & Z recommended
subdivision approval to City Council. During the City Council review concerns were raised
regarding height, scale, mass and a lack of public amenity space. City Council denied the
subdivision request.
In an effort to respond to Council's and the public's concerns, the Applicant made significant
changes to the design and requested that Council reconsider the application. City Council
approved reconsideration of the application and remanded review of the new design back to HPC
for Major Development Conceptual, Viewplane Exemption and Commercial Design Standard
Review, as the exterior of the building dramatically changed. The previous Growth Management
approvals and P & Z's subdivision recommendation are still valid. The application is still
reviewed pursuant to the March 2006 Land Use Code.
HPC granted Major Development Conceptual, Viewplane Exemption and Commercial Design
Standard Review on August 12, 2009. Supportive referral comments regarding Commercial
Design Review were rendered by the P & Z on July 21, 2009 and communicated to the HPC during
their review of the project.
PROJECT SUMMARY: The Applicant received approval to demolish the existing office/retail
building located at the corner of Cooper Avenue and Galena Street and to redevelop the site with
a new mixed-use building that contains commercial, affordable housing, and free market
residential uses. The existing property is located in the Commercial Core (CC) Historic District
on a 9,000 square foot lot. It is not deemed contributing to the District and the existing building
has been approved for demolition by the Historic Preservation Commission (HPC).
The applicant proposes the following
Expand commercial development by 203 square feet of commercial net leasable area
(NLA) beyond the existing commercial credit of 12,081 sq. ft. NLA for a total of
12,284 sq. ft. NLA.
^ 9,825 square feet of NLA commercial space was approved by P & Z pursuant
to Resolution 26, Series of 2007.
434 East Cooper Street
GMQS for Commercial
Page-2-of4
The revised application proposes 12,284 sq. ft. of NLA space, which is 203
sq. ft. over the existing commercial credit of 12,081 sq. ft.
Due to the location of the existing vs. new commercial spaces (i.e.
commercial spaces within upper or basement floors are reduced by 25%), no
new employees are generated by the additiona1203 sq. ft. of NLA.
As noted above, the original commercial reconstruction credit existing was 12,081 sq. ft. NLA.
The revised redevelopment project consumes all of the existing credit, and leaves a remainder of
203 sq. ft. of new commercial development.
STAFF COMMENTS'
GROWTH MANAGEMENT REVIEW:
The Applicant is requesting growth management approval to obtain sufficient development
allotments to construct the proposed project. The request and the project's compliance with the
applicable review standards are discussed below:
1) Growth Management Anaroval for the Expansion of Commercial Development. The
development of new NLA commercial space in a mixed use development requires affordable
housing mitigation at 60% of the employees generated by the new commercial. Additionally,
basement commercial space allows fora 25% reduction of the number of employees
generated per square foot of new NLA space compared to at grade new net leasable space.
The proposal does not require any employee mitigation.
(12,284 sq. ft. of new NLA commercial space) - (12,081 sq. ft. of existing NLA
commercial credits) = 203 sq. ft. of new NLA commercial space that requires
affordable housing mitigation
To determine the employee generation of the new net leasable, the requirement is based upon
the incremental emulovee generation difference between the existing and proposed
development. Every ],000 square feet of NLA ground level space is equal to 4.1 employees.
Every 1,000 square feet of NLA basement or upper floor commercial space is equal to 3.07
employees (this includes the 25% reduction); the calculation for the amount of mitigation for
the entire proposal is as follows:
CURRENT PROPOSAL:
Ground level: 4,079 sq. ft. on ground level/ 1,000 sq. ft. = 4.079
4.079 * 4.1 employees per 1,000 sq. ft. = 16.7 FTE
Upper/Basement levels: 8,205 sq. ft. on upper or basement levels / 1,000 sq. ft. = 8.205
8.205 * 3.07 employees per 1,000 square feet = 25.2 FTE
16.7 FTE + 25.2 FTE = 41.9 FTE generated for the Commercial portion of the proposal
434 East Cooper Street
GMQS for Commercial
Page-3-of4
The employee mitigation requirement is based upon the incremental employee generation
difference between the existing and proposed development. The existing building generates
41. 9 FTE; therefore there is no net gain in FTE with the new NLA.
41.9 FTE existing credit - 41.9 FTE generated = 0 employees generated
P & Z granted approval for onsite affordable housing units to mitigate for the new Free Market
Residential units through Growth Management Review for Affordable Housing and Free Market
Residential in 2007.
REFERRAL COMMENTS: The Housing Department finds that "the two, Category 2, one-bedroom
600 square foot units are acceptable units as they also include an additional 100 square foot
storage space in the pazking gazage." The Engineering Department requests a traffic analysis to
show the impacts in the area, for discussion during the Subdivision Review at City Council. Of
particular concern is quality of service impacts to the Cooper/Galena intersection and to the
sidewalk as it crosses the alley on the east side of the building.
Staff finds that the Growth Management Standards for New Commercial Development are met
and recommends approval of the project.
RECOMMENDATION:
In reviewing the proposal, Staff believes that the project is generally consistent with the goals of
the AACP, as well as, the applicable review Sandazds in the City Land Use Code. Staff
recommends approval.
RECOMMENDED MOTION (ALL MOTIONS ARE WORDED IN THE AFFIRMITIVE~:
"I move to approve Resolution No._, Series of 2009, approving with conditions Growth
Management review for the expansion of new NLA commercial space for the property located at
434 East Cooper Street."
ATTACHMENTS:
Exhibit A- Growth Management Criteria for the Expansion of Commercial Development.
Exhibit B- Application
434 East Cooper Street
GMQS for Commercial
Page-4-of4
Resolution No. _
(SERIES OF 2009)
A RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION
APPROVING GROWTH MANAGEMENT REVIEW FOR NEW COMMERICAL
DEVELOPMENT THAT IS PART OF A MIXED-USE DEVELOPMENT
CONTAINING FREE MARKET RESIDENTIAL, AFFORDABLE HOUSING AND
COMMERCIAL NET LEASBLE AREA KNOWN AS MOUNTAIN PLAZA
BUILDING AND LOCATED AT 434 E. COOPER AVENUE, CITY OF ASPEN,
PITKIN COUNTY, COLORADO.
Parcel No.2737-182-16-011
WHEREAS, the Community Development Department received an application
from all of the Bert Bidwell Investment Corporation requesting Grow[h Management
Review approval to develop new commercial net leasable area as par[ of a new mixed-use
development known as the Mountain Plaza Building located at 434 E. Cooper Avenue;
and,
WHEREAS, the Planning and Zoning Commission granted Growth Management
approval for aMixed-Use Building which contains 10,585 sq. ft. of net leasable azea,
approval for the development of three (3) free-market residential units totaling a Floor
Area Ratio of .82:1 or 7,392 sq. ft. and individual net livable azea of 2,000 sq. fr. each,
and approval for the development of three (3) affordable housing units with a total of
2,241 sq. fr. of net livable area via Resolution No. 26, Series of 2007; and,
WHEREAS, the Applicant has revised the Mixed Use Building to contain three
(3) free-market residential units totaling a Floor Area Ratio of .564:1 or 5,078 sq. fr. and
individual net livable areas of 600 sq. ft.; 1,400 sq. fr.; and 2,000 sq. fr., and to contain
two (2) affordable housing units with a total of 1,200 sq. fr. of net livable azea and
individual net livable areas of 600 sq. fr. each; and,
WHEREAS, the Growth Management approvals and conditions of approval for
the free-market residential units and affordable housing units and the recommendation of
approval for Subdivision review, pursuant to Resolution No. 26, Series of 2007 remain
valid; and,
WHEREAS, the application is governed under the Land Use Code in effect in
Mazch 2006; however the applicant requested that the Growth Management review be
conducted under the new rules and regulations pursuant to Ordinance No. 14, Series of
2007 and the annual allotment for commercial development be deducted from the 2007
pool; and,
WHEREAS, prior to applying for the Growth Management review for new
commercial development the Applicant received Conceptual Design Review and
Commercial Design Standard Review from the Historic Preservation Commission via
Resolution No. 18, Series of 2009; and,
WHEREAS, the Growth Management review is for approval of the commercial
component of a Mixed-Use Building which contains 12,284 sq. ft. of net leasable area, of
which 203 sq. ft. of net leasable area is newly created and beyond the net leasable
commercial credit for the existing building; and
WHEREAS, upon review of the application and the applicable code standards,
the Community Development Department recommended approval of the Growth
Management Review request; and,
WHEREAS, the Planning and Zoning Commission reviewed and considered the
development proposal under the applicable provisions of the Municipal Code as identified
herein, has reviewed and considered the recommendation of the Community Development
Director, and has taken and considered public comment at a duly noticed public hearing on
September 15, 2009; and,
WHEREAS, the City of Aspen Planning and Zoning Commission finds that the
development proposal meets or exceeds all applicable development standazds and that the
approval and recommendation of approval of the land use requests is consistent with the
goals and objectives of the Aspen Area Community Plan; and,
WHEREAS, the Planning and Zoning Commission grants approval of the
Growth Management Review request for the commercial component of a mixed
development that contains 12,284 sq. ft. of net leasable azea by a vote of three to one (3-
1); and,
WHEREAS, the City of Aspen Planning and Zoning Commission finds that this
Resolution furthers and is necessary for the promotion of public health, safety, and welfaze.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ASPEN PLANNING
AND ZONING COMMISSION AS FOLLOWS:
Section 1:
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal
Code, the Planning and Zoning Commission hereby approves Growth Management
Review for Expansion or New Commercial Development for the development of a
mixed-use building containing a commercial component with a maximum of 12,284 sq.
ft. of net leasable azea as shown in the floor plans of Exhibit C of the staff report dated
September 15, 2009.
Section 2• Planning and Zonin¢ Resolution No. 26, Series of 2007
The Growth Management review approvals and conditions for Free Market Residential
Units and Affordable Housing, and the recommendation of Subdivision approval to City
Council pursuant to Resolution 26, Series of 2007 remain valid.
Section 3: BuildinL
The Applicant shall meet adopted building codes and requirements if and when a
building permit is submitted. Additionally, as represented in the growth management and
subdivision application dated August 15, 2007, the Applicant will attain, at a minimum, a
LEED Silver Certification.
Section 4: Engineerin¢
The Applicant's design shall be compliant with all sections of the City of Aspen
Municipal Code, Title 21 and all construction and excavation standards published by the
Engineering Department. The project must comply with CMP requirements at the time
of permit. A drainage plan must be submitted and must comply with Engineering
Department requirements. A traffic analysis to show the impacts in the area, specifically
the quality of service impacts to the Cooper/Galena intersection and the sidewalk/alley
intersection in the northeast corner of the property, must be submitted prior to the
Subdivision Review at City Council. Of particular concern is quality of service impacts to
the Cooper/Galena intersection and to the sidewalk as it crosses the alley on the east side
of the building.
Section 5: Fire Mitigation
All codes adopted by the Aspen Fire Protection District shall be met. This includes but is
not limited to access (International Fire Code (IFC), 2003 Edition, Section 503),
approved fire sprinkler and fire alarm systems (IFC, as amended, Section 903 and 907).
Section 6: Public Works
The Applicant shall comply with the City of Aspen Water System Standards, with Title
25, and with the applicable standards of Title 8 (Water Conservation and Plumbing
Advisory Code) of the Aspen Municipal Code, as required by the City of Aspen Water
Department. Utility placement and design shall meet adopted City of Aspen standards.
Each of the units within the building shall have individual water meters.
Section 7: Sanitation District Requirements
Service is contingent upon compliance with the District's rules, regulations, and
specifications, which are on file at the District office. Oil and Grease interceptors (not
traps) are required for all food processing establishments and shall be identified and
specified prior to building permit. Oil and sand separators are required for the parking
garage. Old service lines must be excavated and properly abandoned.
Section 8: Environmental Health
The state of Colorado mandates specific mitigation requirements with regard to asbestos.
Additionally, code requirements to be aware of when filing a building permit include: a
prohibition on engine idling, regulation of fireplaces, fugitive dust requirements, noise
abatement and pool designs.
Section 9: Exterior Lighting
All exterior lighting shall meet the requirements of the City's Outdoor Lighting Code
pursuant to Land Use Code Section 26.575.150, Outdoor lighting.
Section 10: Parks
A. A formal vegetation protection plan shall be required with building permit
application. Tree Removal Permit is required for the removal of the Crabapple Trees.
B. A vegetation protection fence shall be erected at the drip line of each individual tree
or groupings of trees remaining on site.
C. Excavation of materials, storage of materials, storage of construction backfill, storage
of equipment, foot or vehicle traffic associated with construction is prohibited on
Cooper Ave Mall.
D. Utility connections located within the mall shall be coordinated and designed in a manner
that does not encroach into the tree protection zones and disturb the surface of the mall. If a
utility is located within the mall, it must be direct bore minimizing surface disturbance to the
location of abandonment and new taps. Water taps and abandonment's will not be approved
within the designated tree protection zone. No traditional excavation will be allowed in the
mall water or electric connections.
E. If temporary access, to the site, is requested on Cooper Ave Mall, a ROW permit is required
for approval. Access will only be granted during the off seasons all work within the Mall has
to be done and completed during these times. Spring: Late March till June l~` /Fall: Sept 15'"
till Dec ls`.
F. Damage to mall brick or mall amenities will be the responsibility of the developer,
replacement of brick will be done to COA standards and require the developer to use the
City's contractor for mall brick replacement.
G. New landscaping in the right of way located on Galena Street will be done to the
Landscaping in the Right of Way standards. Parks is recommending Summit Ash, a species
of Green Ash and planted on 20-foot centers throughout the entire strip. Currently, the
proposed plan shows an unevenly spaced planting and this should be addressed with evenly
spaced trees. All trees will be planted with irrigation and a planting strip shall be installed
using structural soils. Parks requests that the developer meet with parks to design the
appropriate planting trench.
Section 11•
All material representations and commitments made by the Applicant pursuant to the
development proposal approvals as herein awazded, whether in public hearing or
documentation presented before the Planning and Zoning Commission or City Council, aze
hereby incorporated in such plan development approvals and the same shall be complied
with as if fully set forth herein, unless amended by an authorized entity.
Section 12:
This Resolution shall not affect any existing litigation and shall not operate as an
abatement of any action or proceeding now pending under or by virtue of the ordinances
repealed or amended as herein provided, and the same shall be conducted and concluded
under such prior ordinances.
Section 13:
If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for
any reason held invalid or unconstitutional in a court of competent jurisdiction, such
portion shall be deemed a separate, distinct and independent provision and shall not affect
the validity of the remaining portions thereof.
APPROVED BY the Planning and Zoning Commission of the City of Aspen on this 15s'
day of September, 2009.
LJ Erspamer
Planning and Zoning Commission Chair
APPROVED AS TO FORM:
James R. True, Special Counsel
ATTEST:
Jackie Lothian, Deputy City Clerk
Exhibit A
SECTION 26.470.080.1 GROWTH MANAGEMENT FOR THE EXPANSION OF COMMERCIAL
The expansion of an existing commercial building or commercial portion of a mixed use building
or commercial portion of a mixed use building shall be approved, approved with conditions, or
denied by the Planning and Zoning Commission based on General Requirements outlined in
Section 26.470.050.
26.470.00 General Requirements:
1) Sufficient growth management allotments are available to accommodate the expansion,
pursuant to Section 26.470.030.D, Annual Development Allotments.
Staff Finding: Growth Management allotments for this proposal are deducted from the 2007
pool due to the date that the application was initially submitted. In 2007, there was 33,300 sq. fr.
of NLA available for commercial development. Staff finds that sufficient allotments exist to
accommodate the 203 sq. ft. NLA expansion for new commercial. Staff finds that this criterion is
met.
Z) The proposed development is consistent with the Aspen Area Community Plan.
Staff Finding: In 2007 the Planning and Zoning Commission, pursuant to Resolution 26, Series
of 2007, granted Growth Management approval for a mixed use Building that contains
commercial, free market residential and affordable housing based on a finding that the project
met the Aspen Area Community Plan. Based on feedback from City Council and the public, the
applicants redesigned the building to reconfigure spaces that, among other changes, results in a
net increase in commercial NLA through the addition of a subgrade level for commercial use.
Overall, Staff finds that the project meets the Aspen Area Community Plan.
The 203 sq. ft. of additional NLA does not require employee mitigation due to a credit for
existing employee generation of the existing building. The project exceeds mitigation
requirements for the free market residential component by providing onsite housing for 3.5 FTE
where mitigation for 3.0 FTE is required.
The project is contained within the Urban Growth Boundary which is a goal of the Managing
Growth section of the AACP. With the location of development a variety of transportation
modes are readily available: public transit, walking and bicycling. The applicant indicates that
the project will qualify for at least LEED silver certification.
Staff finds that this criterion is met
3) The development conforms to the requirements and limitations of the zone district.
Sta f Finding: The proposal is consistent with the Commercial Core Zone District that was in
effect when the application was initially submitted (March, 2006.) Staff finds that this criterion
is met.
434 East Cooper Street
Exhibit A
Page 1 of 3
4) The proposed development is consistent with the Conceptual Historic Preservation
Commission approval, the Conceptual Commercial Design Review approval, and the
Conceptual Planned UnU Development approval, as applicable.
Staff Finding The proposed development is consistent with Conceptual HPC approval and
Commercial Design Standard approval granted on August 12, 2009 via Resolution 18, Series of
2009. Staff finds that this criterion is met.
5) Unless otherwise specified in this Chapter, sixty (60) percent of the employees generated by
the additional commercial or lodge development, according to Section 26.470.IOO.A,
Employee Generation Rates, are mitigated through the provision of affordable housing.
The employee generation mitigation plan shall be approved pursuant to Section
26.470.070.4, Affordable Housing, at a Category 4 rate as defined in the Aspen Pitkin
County Housing Authority Guidelines, as amended. An applicant may choose to provide
mitigation units at a lower Category designation.
Staff Finding: As proposed, the Applicant is not required to mitigate for the employees
generated by the new net leasable as the total net leasable proposed generates the same
employees as the existing building. The existing building contains 4,583 sq. ft. of first floor net
leasable and 7,498 sq. ft. of lower and upper floors net leasable The net leasable on the first
floor generates 18.8 FTE [(4,583/1,000) * 4.1]; and the net leasable on the upper and lower
floors generates 23.1 FTE [(7,498/1,000) * 3.075]. In sum, the existing building generates 41.9
FTE.
The revised proposal includes a total of 12,284 sq. ft. of net leasable, containing 4,079 sq. ft. net
leasable on the ground level [(4,079/1,000) *•4.1] which generates 16.7 FTE; and 8,205 on upper
or basement levels [(8,205/1,000) * 3.075] which generates 25.2 FTE. The proposal generates a
total of 41.9 FTE.
The applicant is not required to mitigate for the new net leasable area proposed due to the
existing credit. Staff finds this criterion to be met.
6) Affordable housing Net Livable Area, for which the finished floor level is at or above
Natural or Finished Grade, whichever is higher, shall be provided in an amount equal to
at least thirty (30) percent of the additional free-market residential Net Livable Area, for
which the finished floor level is at or above Natural or Finished Grade, whichever is
higher.
Affordable housing shall be approved pursuant to Section 26.470.070.5, Affordable
Housing, and be restricted to Category 4 rate as defined in the Aspen Pitkin County
Housing Authority Guidelines, as amended. An applicant may choose to provide
mitigation units at a lower Category designation. Affordable housing units that are being
provided absent a requirement ("voluntary units") may be deed restricted at any level of
affordability, including Residential Occupied.
Staff Finding: No new free market residential is proposed in the revision. The Growth
Management approval granted by the Planning and Zoning Commission, pursuant to Resolution
26, Series of 2007 remains valid. The redevelopment is mitigating for the new free market
434 East Cooper Street
Exhibit A
Page 2 of 3
residences through two onsite one bedroom Category 2 affordable housing units. Staff finds that
this criterion is not applicable.
7) The project represents minima[ additional demand on public infrastructure or such
additional demand is mitigated through improvement proposed as part of the project.
Public infrastructure includes, but is not limited to, water supply, sewage treatment, energy
and communication utilities, drainage control, fire and police protection, solid waste
disposal, parking, and road and transit services.
Staff Finding: Staff finds that the revision does not increase the demand on the public
infrastructure over that already reviewed by the Planning and Zoning Commission during the
2007 approvals for Commercial, Free Market Residential and Affordable Housing Growth
Management approvals.
434 East Cooper Street
Exhibit A
Page 3 of 3
r.
r ~~'r .~ ,
•- f t"
+7
~t ~ ~~'"'
1~ ~,M
7
,,
? '~ ii I
,. ,~" ~ ; ~
nA y '~ t•i 7 I
I y ~ ~ ~ . -
..~.~.
1 4t 4 .
~ 'r^VI t
n r
~ _
~ ~ 1
.a. ;6'•i
.~ ~ ,.y { ,~ V;
' t
;. ; ~ ~'~
~
'
~
.,
r
xe, i
l II
, f
'
~
r
~ 1 ~
~
!! Jf
~ ~ ~ y 7
~ I ' 4
..,
t
.
.i `~. ~~ ~~ I'. l ~ •.~ .~~ I M ~ I~ I a ~.
~ ~y~,v. ~y ~r .7~.
a.Jl'. i..~V~a ~
~r'rk
~, !, ~~~ ,. ~ 1.1 ~ ~
j'r. i ~. "~~,r~ ,
f ,. ~.,r -AI.
~
I
F1 Sy f,.:r.,
t a 1
H
~• ;,. F
~ ~ f~
t f I
~;
~,~ ff~;
'~~ ~ ~~'i "'~.. '~~~ Syr T~
~,
w ~
dd
Y
r ~
7~ , °ir • ~•!
~1
'
' ~r
I
._ + ~
i
i r
•
r
(f~ ~'~, 7 ~
17 ~ ~ r~17 ~ vl r ~ ~
\`( ( ~ y j
jjjjjj~P.
. r
~
~ ~~~
` I
l
'
~~
~
.
f ~l
~r~'
it
'
r
~~.~ ,y r~l]y, ~'`
~ `t .F - ,
~+ ;~l+t~ lrl~~
i" ° !~';~
~ ~ 7~ V
;
I •
. n i j~trf ~ t5 ~,, 1
~~'t'` - r'~ ~~ `1 ~ ~
~~ ~
,t ~ t ~
~
~
~
r
I ~ 1 i V~ ~ T7+I
\
U
}
f
~ 7 1. !'~~
" ? Q 3
, i
l
,~., ~ ~ ~ r
y `~ ~ rt
Y f I
~ W
Pf
i r ,
~
''
,
•9 ~ W 2
N
r•~ ~ W Qj
•~ ~ w&
O O LL
I
~J 'rA / T~~11
r r ~ i
t
} I
y ~ O
! Y
C
r~
1U
y~y~V ~~i~~vk/'~~ f
~ p
~ 2
s~ ) X Q W a
L~.. ( ^7. y ~~~ ~ ~ ~ 1(~ 111 r ,.I in
]K7r f 1 ?
. ~ir~`Y4 ~~t~ }^~~ ~ ~ j ~~~~ li 1
i .~
'k~~
yC r
%~
~/
~ ~ •; ~
I~{~ ~ V.
`y' r
•I ,
~~
~' ';
0
0
N
vi W
~~
v Z
vZ J W
Q h
J
j
~ >o
Q 0
J a~
J ao
~~
3 ~O
WW
4
ry1 R ~
W 7 Q
0
~
/
V
a
Q
W
2
Q
-~,oam~
7 y e~=~
-a s~~
Tc~
~~ ~~RR
~a
F m
7~ c'
Oy ¢m8~
E8
~ ~ ~ ~~ ~
L
i
Z o
Q
J rn
~;
/~~
J
m
W
~
U W QQVI
ti4aW
q¢2~~
z
~ ~
a~~
¢aQWW
yoz~~
w ~~y
~ wm~a3
~°3oz
~~~'
fj~'
;~i m
~m
~~
~~~~~
aell~~~~~
a o
o , N
Lw ~ ~ ~
'r_^ ~ m
w
V J i'
N ~ .~ W
W ~ v~
~ 4 "
L.L /yam
W >O
a ¢°
a J w~
J 40
o0
ww
a
~ ~~
v¢
~~
~~
~~ _ ;_
Z --
~o ~ ~j 1~~ 1 chi
Q ~ ~ _ ~~~
~-= r ` ~
O °'g~~^
~ ~t~_-
La ¢aa~
~~ ,~~~
O~ ~a
~a
+ ~
~ m -
~ ~
V cm
0 E ~`cm
o~E `'~
~,m~
i
i
___'~ ~,
,, ~ '--~
Z
J °'
0
~ o
ap O N
N '~ ~
LL ~~ W
° ~~
~w
J `° ~ w a
~ ~ U~
° Q ~
J m >o
Qo
~ ~' J w ~a
W ~ a~
~ W o0
~ Q ww
(n ~ ° v4i
° m ac
0 0 ~ oho o °
~ .o-.om
~ i i i i
A~.SZ A-.50 _0-.Ll .0-~Bl
1332115 YN7lY'3
o~~
q
~-~--
o
4q
o~
4
o~~
~,
a
.o-.sz
O O
.o-so ~ ~
.o-.a1
.o-.aa1 i
O
c
a
a
~~O
4
~o
~o
4
~~
~~o
II
.o-z~
O a m O
o~~~~~
o:°8°n$
z a"cRn
eM
0
~~~a
EE
~~~~
m ~~in~
o"
9
mw
w
O \
~w
o~
4
o~~
0 0 ~ oaNo 0
~ .o-.nn~
.0-.SZ .0-,59
~ ~ ~ .o,zi ~ .o-.ei ~
/ /
.0-.SZ
f
0 0
1332115 VN3~V'J
.0',59 / ~ .tr.Zl ~
.o-un~
oho
.0-.81
W
0
~~o
4
mN
~o
~~
~o
4
~~o
z ~ ~~
Q
J rn
~ o
p~ O N
O ~~ m
O ~ LLl
~ ~ (~ ''
~ Z ~w
~ U~
W 0 ~~
W J
_ ~
f- m ~ o
ao
J ~ J ~~
W J Qo
W ' o°
J 5
ui w
~ Q ° ti
W m vQ
~,go
O y -one
Lb ~8~~
~~ at~~
O-0 oR~
yam
+ ~
mx
~ m b~&~
0 ~ „b~~
O O ~ .o,ool
.as¢ .a-sr
133!/15 YN3lV'J
O \ \
19,
"~i
m~
O \
q b
O `
4
O \ \
4~
yi0
oam
a
~i~
nW~ ~
boo
~~m
N~
~ ~ ~
.o-sz .osr .o-.a .o-s~
i
.a-.ool ~ ~ ~
O O O <N O O
oawo 0
.o,a .o-.el
Z ~ ~`~
Q
J
a o,
°o
0o O N
~ ~
O X11 ~
Q ^
~ W
Z -I W
~
~ U
=Zw W O ~ti
w°~z
~~og
a ~
~ J
~ ~
~w== O 00 >
xOYO
~ o
QO
~~~~ d M J a~
J 0.o
o0
v
O ww
M ~~
v
W Q
\ \ O
4
m w
* O
m m
U
~ ~
4
\ \ O I
ag°
~ ~~~R
RaR°
3"
4
U n-
E~~~
'a ~ ~~,~
r~[- - 1NM 13dYilb'd ~~ ~~
~I u 3
00
~m enU~
W ~ ~
W~m
:~
9
s
m ~
p U
~~ O
a m v~i
~'
Z
O
H
Q
W,
J
W~
O,
O
U
0
N
~ W
~~
(^ 2~
2 N~
4
J
~ >o
Qo
J ~~
J ao
o0
U
wz
~ ~~
m v
U`Y
Fm
W
rN
t
~_
N
W
6
J
J
W ~
W ~°~
Z U
Q rc O
^W ~N
`~4
O ~O
ZC
Y
`~ v
2
W
i
h
~~
~$
m ~~
r W y
i
0
W ~~
N~
L 2 U
!(nom
N
/~ ~ p
V 2 G
C a8~,~n
O.0 xm ;~
_~ :8~~
O'e R~~A
~a
t m
'O ~ ~_
c ~ ~m'~
m m e~Ss
3r ~ ~~
°W~~ma
~Z// o
iy N
W a
~~
Z tig
w ~ z~
x O `~
W J
~ j
p m >o
Qo
U J ~~
J ao
o0
U
0 ww
v~
~ Qa
^
ti
Q
g
w
x
Q
m
`o
a
0
a
w
5
a~~~~
N „S«
~a "$~~
p-0 m€^R
.a ~
+ ~
~ ~ .
C ~ ~~gm
~a°i `$ A
~ ~ ~~~~
~ m ~ q mm
i4 ,~~i. ~ S ~1~V
+~Y ';:t ~' '~'~
! •~ :~ .
1,~~S;;,rf ri i..~
~}~i Y j;u~ - ~ y..ih ~. 1
~.
'~ {~ ~ w
~`'~ ~~
~.lr:in.. •• lYl.. ..
ti
,~
1 r T
`'.
1 "
~ L
L11 / ~
il- `~aI~J~
f
4~
C~
Z_
N o
LL ... N
W w
~i
Z ~ ~
W zw
~ Z wa
> o ~~
J
U ry~
W "' >
a QO
Q
J ~~
~ J ao
d ~ o0
U
Z ww
Q Q v ~
~ m v
H
W
W
O °i gR„°
N a~~~
~~ n~~~
Q7~ a~~~
O a ~o~
` ~
~ D
+ 1Cp
~ N
C w `e m
~ V ~B,P
o ~ g~oa
i `m ~m~a
~~~ ~~_ ~~
U
~,
0
0
N
Vj W
N
~ 2
j
` Q (/)
_
O ~~
J
_
m >
o
Qo
J a~
J ao
o0
U
Q wW
~ °~
m a
¢
W
Q
LL I
U
Z
W
O
Z
W
W
0 c c a" >-
O °i~~~
z ~ ~ ~~m-
~a 9u
C
3 ~ ~ S
~~
U
W C
+ ry
~ o„
zw C ~ ~mg^
U
ca
R
A
m ~o
~ y
y
y y
Q U n m h ul
` 2a nma
>
wF
O
~
C N~
3 w~
~
W
Z~
s,
I~ . ;. a,
:'7..z. _~~'~
3v«~t ;..
~,. r'., ''7, /
~~.'~!. 'hj.
h
''
~lrj~^ r h ;
~
e ' S .1 1 r
_ :.~~
~_ ~ ~ t ~,
~ ,~ ~i ,, ,
Y.
f
'
..
h + 1
Y; c ~
~
r ~ :
~~} ,:~:
~ t
~ ~r
Y :~l ~
j~-
.R ~
}.
.i
i
~
.
Ly A.
~ f y ~
jP ; k ~ : 4
y, G `t ~i
jai 1 { 1 ~ 15
L
t ~
' ~
~
-7
~
V }y
.
~ 7.'
rk x! .
~:
S . ~ $ rA ~z
~ j~
.~
}!
a
ic;
v
~' ::,
rye'. ~f ry ~,~ I~
,r~ 1
M
~ ~. ~( t
Y ~ ~.lt X b . yi 4~
~
y
.~ i ~
X f
7 ,
~ _
~.
_ ,. _
Jx _ ~ ~ sk .
u
o
~
.
.
c,.{~ a{1 ." h fi.ri
~
~
7 '
: i~
a
;~
~ ~
x
~
r
T
~
~
~
~ iC
i
~
;
ryi
i
i
..
yII~
f
z,'h!`
;:a. Z
'i~~ ~~
J
w
Z
Q
s
~ w
W'Q
3 'o ~
~za
~w>
•0•~.~~
v~ in U
~FK
jam=
0
0
a
vi W
ti~
aw
~ wa
¢~
Q ~~
J
1
~ >o
ao
J a~
J 40
o0
ui w
~ ~~
~ ~Q
C ~o
01~ r~a~
~bTv
+ ~
~ N „_
C~ `e °g~
~ a°i oe&A
3'" E~$~
v
~ m ~~Pm
U
.~<'S~'~
.r,,.
~; ..
•, y w ~' ~N.~ p
,~C
a'
;~~ ~ }-~,
1. Y
~..
J
t ?r .
ry
1 1 1j r
i
`,a..
.. ~~
,~ ~;
.. ~.~.~`.wr
~~
s
~ ~. ' ~ '~
X r , ,,::
,~
,cs f.
II
i~
~'
~Ilj~~~
,~~ .~~s
~~.
I ,
m
n
u
,;
~~ °~~ . ;~4 ~ `~
~ ~.
;~ e` ~
i. ~..
}'Y`+ ~ , Sit.
r. 7r~_, _ ;~~
Il
.....
~,~
~.~~i,'
? 5
e
.
- ~.
i 1
r eJ
S.
f " ~ .;rt
'
n Yf ;~ l
~
Mac µ,
~ `~
,
~
C` ~+
.
.
`
(~ ~ y if;
~~ , ~ '
I
11 }~
,
.
~ ~~
~
4
,
1
;
,
T~, r~ i , ;.
~~
~
~
! ~
,, ~
~
r1 ~'t ~ '
`' "'
L' ~ ~ ~~'.
~ '~ i !
,<~ ;_~1
:
~
~i
~
*+,~
^
t
~
c
,~
ti
f
1 ~ ,
~tl~
~
y' ti
• ~I
~
r ~
'
,
'
1
4
,.
~ ~_ ti
(r' 1 ~
4 ~..1~'~1 .1 ti•,
~
~
- 1 ~ ~ ~~
~~~
.. ~ ~~1.~
'
1
~
~
.
1
~~
, 1! F~ ~'~ 1~, , t
~
, ~
~ ~ , ,.
;~
~
~;
, ~ ~~,r~~
f~'~ , 1
; ~.' \ '
t
-y~.. °~ ,.pi ti ,,,"
.
~.
l
'
"
!
: ~ ~;
t
l4
i
' ~ .
'
1
~
'~ l
~~ ~': Ah,d
r~~
t ~-'.
0
0
N
(,j W
ti~
Z ~
~W
0 ~ ~.
m >o
Qo
J ~a
~I a 0
o0
U
LLI 2
W
1 ~ ~
m QQ
V,
`W
44~ ~ ^1 . ~
,p~~iFr,~~ ~~ 1 _.~
Li'
~l
` ~~,
~, ~,
~~~r o
~~~~"~
~ o ~ ;~°
' O W ~ a
~~ ~ o + w
~~ -pm:,
_ °~o~W~~
` ~ ~ ` __
p~~
r•+ ~ W ~
41 U
~O
~~` ] z
F
`I
I
1
., F •• "tis
~. . ~ "c' .
`,n < ~,~1
~.; t
y. %'. 1
~~
,~.~ ~ i »:~ r ~ ~ r }
}` t ~~t(M ~ ~ f'X I .
J';. r ~ ILr'.~i r; ~ ,.
~ ~.
~`r?~ ~ : ` , : fit, ~ ~, {{ ~ I
,~ ;~.
.,~.~~',,~ ,r, 1r ,, s'.
f
1
,i ; J,y ,
~~'
,?,~,
~` y~~',I
,E' .iw.
l~lp~r~~ L„
~~!} ~l ~_ ri ~:
2
J
j
m
W
Q
C'1
W
U
2
W
O
Z
W
W
Z
o
~O~
l Z F
W~
~ o
O
~~ryy ~ m
•l O z
y~y ~ a
COQ
Wwa
~ O
U
C~
Z_
W
Z
W
W
~_
U
W
~/
L.1_
W
a
z
w
W
u
0
0
w
vi
~~
rn Z~
~W
`_ a~
~ ~~
_J
m ~o
QO
J ~~
J 40
o0
U
WW
0.
~ °~
a¢
-~,~o°~
:$
.b mam~
T
3 m a~SR
~a ma
~ b m
F N
7 ~ y-
~~g
o ° ~a~
g y
i U i i %~
j Ip ~wmm
I
i
0
1 N
~'
uj W
F= ~
(n 2~
Q ~
~
Q r
J
1
m >
o
¢o
J ~~
~l 0. 0
o0
~ ww
~~
~ Q
Q
'~1
~,,
~..
~~ ~.
~~ ~~~-~;
1~4
~~~~~~i
ir+ii~ A _.;;~ ~ ~ ~ 7.
pp ~:
1.~ ,~ 7
...
N
_.~ ~ ~
-b~ >'
- ' ~
Y
~~$~ - Q
m
~` . , ~ o
1 , ~I~ ~
~i _ R
s~.
~~'~ ~~~ ~ o ~o~
o o ~;~o
~o +~
~~ ~~
~~ I !~ 3 0~ i 3 ~ ~~.~~~
~1~; ~ I ~r~", ~ ~z ° ~ Ama
i ~r,'~'~ ~w~
'.. w o
t ~~ w pLL I
~I r
U ~_
r
~' ..,.
_. ~.` , t ..~ ...
~ '~ ~ ~
~1 ~;~~.
~ 1
'` ` ~. '~ l
1. h
~t -. ..
E1, ~
~~
i
.! ~
.. ~~ :~:.. A ..g.-
~ ~~ _ ' ~~t' . ~. ~ :.b~;:: :7
~ ,
' jj-; ~'"' t lp ~C ~ v
~ _ , , - ~4.
' ,' ' r.`
~-'~ ~~ ,` t ~~y~'~
r a
- -?
Z
W
~ ~ Z
~-W~-~//
L.L
W
^~ ~ ~` ~
U
w
a
W
h: l1
Z
... ~ S{ ~
'` ~ i-
~~ .\
~., r~
~'~,., w
~q Q
- .K(.!
fn W
/1
I ~. M ~R ~. LL
0 ~ ~f ' ~~X
1
C
~ ~
M~ ,
a
<: !.' . ~,
~'`
0
0
N
111
h
ti~
2
((~n
V ~
~w
Z
_ Q~
Q ~~
m >
o
Qo
J a~
J ao
o0
5
0 ww
v~
00
~ Q
W
W
Z
W
J
C a°R^~
N n~=^
r^
V N
.~ •8
~C o~~
~ N ~gR°n
O O ~ ~ M
U
O U
+ N
~ '~ N a
~~ 3 ~ „m~~
~ °~~~~a
_
~ a
iz
~ pc
€
O
/
~
`+/ N U
~~
3 ~~
~ ~= i
~l