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HomeMy WebLinkAboutresolution.apz.008-10RECEPTION#: 569236, 0 511 212 01 0 at 09:44:48 AM, 1 OF 15, R $76.00 Doc Code RESOLUTION N0. 8 RESOLUTION (SERIES OF 2010) Janice K. Vos Caudill, Pitkin County, CO A RESOLUTION OF THE CITY OF ASPEN PLANNING AND ZONING COMMISSION APPROVING GOWTH MANAGEMENT REVIEWS, CONDITIONAL USE REVIEW AND RECOMMENDING APPROVAL OF A GROWTH MANGEMENT REVIEW, SUBDIVISION, AMENDMENT TO THE OFFICIAL ZONE DISTRICT MAP AND FINAL PLANNED UNIT DEVELOPMENT FOR PHASE II OF THE ASPEN VALLEY HOSPITAL DISTRICT FACILITIES MASTER PLAN, LOCATED ON PARCEL C, ASPEN VALLEY HOSPITAL DISTRICT SUBDIVISION, COMMONLY DESCRIBED AS 401 CASTLE CREEK ROAD, CITY OF ASPEN, PITKIN COUNTY, COLORADO. ParcellD:2735-121-29-809 WHEREAS, the Community Development Department received an application from the Aspen Valley Hospital District (Applicant), represented by Leslie Lamont of Lamont Planning Services, requesting approval of a Final Development Plan and associated land use reviews for a Planned Unit Development (PUD) for Phase II the Aspen Valley Hospital District Facilities Master Plan; and, WHEREAS, the Conceptual PUD approval (via Resolution No. 3, Series of 2009) conceptually approved a redeveloped and expanded multi-story hospital building and parking garage, affordable housing and site improvements on Parcel C of the Aspen Valley Hospital Subdivision, to be developed in four phases; and, WHEREAS, the Community Development Department received referral comments from the Aspen Consolidated Sanitation District, City Engineering, Fire Protection District, Pitkin County Commissioners, Environmental Health Department, Parks Department, Aspen/Pitkin County Housing Authority, the Roazing Fork Transportation Authority, the Transportation Department, and the City Utilities Department as a result of the Development Review Committee meeting; and, WHEREAS, said referral agencies and the Aspen Community Development Department reviewed the proposed Final PUD and associated land use reviews for Phase II and recommended approval with conditions; and, WHEREAS, pursuant to Section 26.445 of the Land Use Code, Final PUD approval and associated reviews may be granted by the City Council at a duly noticed public hearing after considering recommendations by the Planning and Zoning Commission, the Community Development Director, and relevant referral agencies; and, WHEREAS, prior to City Council approval, Final PUD and associated land use reviews by the Planning and Zoning Commission requires a public heazing and this application was reviewed at multiple public heazings where the recommendations of the Community Development Director and comments from the public were heard; and, WHEREAS, during a regulaz meeting on February 16, 2010, the Planning and Zoning Commission opened a duly noticed public hearing to consider the project and continued the public hearing to March 2, 2010 for further discussion. At the March 2, 2010 public hearing, the Planning and Zoning Commission opened a duly noticed public hearing to consider the project and continued the hearing until Mazch 16, 2010 for further discussion. At the Mazch 16, 2010 Planning and Zoning Commission Resolution No.8, Series 2010 Page 1 of 9 public hearing, the Planning and Zoning Commission opened a duly noticed public heazing to consider the project and continued the public hearing to April 6, 2010 for further discussion. At the Apri16, 2010 public heazing, the Planning and Zoning Commission opened a duly noticed public hearing to consider the project and approved certain growth management quota system reviews, a conditional use review and recommended City Council approve the Final Planned Unit Development application and associated reviews for Phase II by a five to two (5-2) vote, with the findings and conditions listed hereinafter; and, NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ASPEN PLANNING AND ZONING COMMISSION AS FOLLOWS: Section 1: Anarovals 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, Growth Management Review for Affordable Housing, Conditional Use Review, and recommends approval by City Council of Growth Management Review for an Essential Public Facility, Subdivision, Final Planned Unit Development, and Amendment to the Zone District Map for Phase II of the Aspen Valley Hospital Master Facilities Plan. Specifically, these approvals and recommendations of approval permit the Applicant to develop Phase II of a four phase master facilities plan inclusive of 12,000 sq. ft. of net leasable commercial and office space for the development of medical offices, twenty-two affordable housing units, an expansion of the hospital facility by 50,200 gross squaze feet (excluding the pazking gazage) and site improvements as shown in the floor plans of Exhibit A of this resolution. Section 2: Growth Manaeement Annual Allotments The Applicant requests 27,000 sq. ft. of net leasable commercial and office space from the 2010 annual allotment allowance for commercial development. This allotment represents the total net leasable square feet necessary to construct the entire master facilities plan over the course of the proposed four phases of development. For Phase II, only 12,000 sq. ft. of net leasable commercial and office space is proposed leaving a balance of 15,000 sq. ft. to be used in subsequent phases in subsequent years. Required affordable housing mitigation shall be based on the amount of net leasable commercial and office space proposed in each phase of development. Section 3: Plat and Aereement The Applicant shall record a subdivision/PUD plat and agreement that meets the requirements of Land Use Code Section 26.480, Subdivision, within 180 days of approval if City Council provides final approval of the growth management review for an Essential Public Facility, Subdivision, Amendment to the Zone District Map, and Final PUD request. Planning and Zoning Commission Resolution No.8, Series 2010 Page 2 of 9 Section 4: Buildin¢ Permit Application The building permit application shall include the following: a. A copy of the final Ordinance and recorded P&Z Resolution. b. The conditions of approval printed on the cover page of the building permit set. c. A completed tap permit for service with the Aspen Consolidated Sanitation District. d. A drainage plan, including an erosion control plan, prepazed by a Colorado licensed Civil Engineer, which meets adopted city standards. e. An excavation stabilization plan, construction management plan (CMP), and drainage and soils reports pursuant to the Building Department's requirements. 1) As part of the construction management plan for Phase II improvements, provisions shall be made to ensure that parking for Aspen Valley Hospital visitors, staff and construction workers will be accommodated in a location other than in the Health and Human Services lot. 2) As the Hospital, Health & Human Services Center and Senior Center are all co-located on one campus, and there will be the addition of at least affordable housing and structured parking in Phase II, the Hospital is required to work collaboratively to improve traffic flow, pedestrian access and signage to the greatest extent possible to provide auser-friendly experience for citizens using all of the facilities. £ A fugitive dust control plan to be reviewed and approved by the Environmental Health Department. g. A detailed excavation plan for review and approval by the City Engineer. h. Accessibility and ADA requirements shall be addressed to satisfactorily meet adopted building codes. Section 5: Dimensional Requirements and Other Recommendations The Planning and Zoning Commission recommends to City Council that the redevelopment of the property in Phase II as presented shall meet the dimensional standards as outlined in Exhibit B of this resolution. Additionally, the Commission recommends that the following recommendations be incorporated into the Final PUD approval. a. The exterior siding and trim of the affordable housing units will be finished in a color palette dominated by neutral and/or natural tones. b. The proposed building orientation is appropriate for the site. Garage location along the "rear" of the units meets the intent of the residential design standazds. The covered porch elements and entryways facing the greenspace are appropriate and meet the residential design standards with regard to providing a street oriented entrance, principal window and first story element. The Planning and Zoning Commission Resolution No.8, Series 2010 Page 3 of 9 ceiling and window heights of the living area of the upper units will be designed for high volume space allowing for multiple non-orthogonal windows. c. With the completion of Phase II, the number of parking spaces on the site will exceed the amount required to support Phase II. In the event that the Applicant does not withdraw the conceptual application for the master facilities, does not seek an amendment to the conceptual approval for the master facilities plan or does not complete Phase III within 10 years of city council approval of Phase II, the hospital will be required to remove the 71 parking spaces located along the western side of the hospital and detailed in Exhibit C of the resolution. Any existing paving in this area that is not necessary to use as a connection for the service loop road shall be removed. d. Antennas, chimneys, flues, vents or similar structures may project a maximum of ten (10) feet above the roof location the structure protrudes from and water towers, solar panels, and mechanical equipment may project a maximum of five (5) feet above the roof location the structure is placed upon. e. Parking provided for Whitcomb Terrace and the affordable housing units will be divided in the following manner: 14 tuck under pazking spaces for residents of the employee housing located in under the affordable housing units, 8 dedicated pazking spaces for residents of the employee housing in the parking garage, 30 surface parking spaces as shown on the site plan to include: 4 ADA spaces and 2 signed as short term parking. f. The loop service road will only be used for service traffic related to the function of the hospital and signs installed along that route will state that condition. g. The hospital will install landscape screening of the Affordable Housing (AH) buildings from Castle Creek Road pursuant to the intent depicted on Sheets L-104 and L-105 (Landscape Plans) of Appendix A of the Final PUD submittal. It is the applicant's intent to preserve views of Highlands ski area from Castle Creek Road while screening the AH buildings with landscape that is installed close to the buildings as well as along the Castle Creek Road. However, it will be necessary to field locate the landscape due to the utility easements, drainage Swale, and traffic sight lines required along this corridor as well as adhere to the Parks Department comments that have been received throughout the review process. Final landscaping shall be approved by the Parks Department. h. Carefully consider requiring the Applicant meet a higher standard than the noise ordinance in place to minimize neighborhood impact. i. Carefully consider requiring the Applicant be required to minimize the effects of indoor and outdoor lighting. j. Carefully consider landscaping along Castle Creek Road, the loop service road, and the affordable housing component to screen the improvements and minimize visual impacts to neighbors and the community. k. The Planning and Zoning Commission also recommends that the Applicant provide story poles on the site to show both roof and mechanical equipments heights. Planning and Zoning Commission Resolution No.8, Series 2010 Page 4 of 9 Section 6: Engineering The conceptual drainage design theoretically shows that the proposed design can meet city drainage standards. Final design and analysis 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 prior to recordation of the final plat. If the conceptual drainage design cannot meet city standards, the design will need to be amended and may require review and approval by city council. Adequate handling of snow storage and drainage capacity along Castle Creek Road is required. Pedestrian/bicycle access though the site must be maintained during construction via the construction management plan. Additional detailed comments are included in the Development Review Committee minutes of February 8, 2010 and shall be incorporated into the final drainage plan. Section 7: Affordable Housing a. The affordable housing provided in Phase II of the project shall be eight (8) studios and fourteen (14) one-bedroom dwelling units meeting the size and rental rates of Category 3 and 4 affordable housing units of the APCHA guidelines. b. Rental units area allowed with the following conditions: 1) The deed restriction shall state that the hospital has a priority to rent the units for hospital employees; however, if a unit is unoccupied for forty-five (45) days, the hospital shall rent the unit to another qualified employee of Pitkin County. 2) All tenants shall be approved through APCHA prior to occupancy. 3) The owner shall convey an undivided 1/10°i of 1% ownership interest in the deed restricted units to APCHA. The APCHA ownership interest shall be in perpetuity or until such time as the units are converted to ownership units. 4) If the owner elects to sell the units, the hospital shall condominiumize the units by forming a condominium association for the deed restricted units only. All documents associated with creating an HOA shall be approved by APCHA 5) A deed restriction shall be recorded prior to the issuance of a Certificate of Occupancy. All units require a lease for a minimum of six months. Section 8: Fire Mitigation NFPA 13 needs to be applied to the residential component of the project. Final configuration of the fire sprinkler and fire alarm systems needs to be approved prior to installation. Adequate turning radii need to be provided at the main entrance of the hospital and the grade level parking. Fire hydrant locations must be approved prior to installation. The top level of the pazking structure must accept the superimposed weight of fire department apparatus. Planning and Zoning Commission Resolution No.8, Series 2010 Page 5 of 9 Section 9: Utilities Department Requirements 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. Additional detailed comments are included in the Development Review Committee minutes of February 2, 2010 and shall be incorporated or addressed in the construction documents associated with Phase II. Section 10: Sanitation District Requirements a. Service is contingent upon compliance with the District's rules, regulations, and specifications, which are on file at the District office. ACSD will review the approved Drainage plans to assure that clear water connections (roof, foundation, perimeter, patio drains) are not connected to the sanitary sewer system. b. On-site utility plans require approval by ACSD. c. Oil and Grease interceptors (NOT traps) are required for all food processing establishment. Locations of food processing shall be identified prior to building permit. d. Oil and Sand separators are required for parking garages and vehicle maintenance establishments. Driveway entrance drains must drain to drywells. Elevator shafts drains must flow thru o/s interceptor. e. Old service lines must be excavated and abandoned at the main sanitary sewer line according to specific ACSD requirements. Below grade development may require installation of a pumping system. One tap is allowed for each building. Shared service line agreements may be required where more than one unit is served by a single service line. Permanent improvements are prohibited in sewer easements or right of ways. £ Landscaping plans will require approval by ACSD where soft and hard landscaping may impact public ROW or easements to be dedicated to the district. g. All ACSD fees must be paid prior to the issuance of a building permit. h. Any glycol heating and snow melt system must be designed to prohibit and discharge of glycol to any portion of the public and private sanitary sewer system. The glycol storage areas must have approved containment facilities. i. Soil Nails are not allowed in the public ROW above ASCD main sewer lines and within 3 feet vertically below an ACSD main sewer line. j. Applicant's civil engineer will be required to submit existing and proposed flow calculations. k. Easements for the main sanitary sewer line as well as access easements, dedicated to the district, will be required. 1. Applicant will be required to deposit funds with the district for construction costs, engineering fees, construction observation fees, and fees to clean and televise the new main sewer line extension into the project. m. The sewer service line from the ambulance barn shall be connected to the proposed new sanitary sewer service line in the access road loop. Planning and Zoning Commission Resolution No.8, Series 2010 Page 6 of 9 n. Both the sewer service line from the hospital and the ambulance barn shall be excavated and capped off adjacent to Meadowood Road in the Meadowood subdivision, and the corresponding easements shall be properly and legally abandoned. o. The applicant shall provide the district with proper representation that will show all means and methods to preclude any and all pathological, radioactive, heavy metals, and any other hazardous material on the list of EPA prohibited toxic discharges. Section 11: Environmental Health This development will increase vehicular trips resulting in a negative effect on the air quality if mitigation measures are not implemented. To provide such mitigation, the Applicant may pay the City of Aspen's Air Quality Impact Fee. The Applicant should design the parking garage to ensure ventilation is adequate to prevent carbon monoxide from reaching high levels and exhaust ventilation should not be placed near any windows or doors. Adequate recycling space needs to be provided as well as wildlife proof trash containers. Section 12: Exterior Li¢htin¢ 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 13: Parks A. An approved tree permit will be required before any demolition or access infrastructure work takes place. Please contact the City Forester at 920-5120. Mitigation for removals will be paid cash in lieu or on site. The overall mitigation for removals during this phase of improvements already has a carry over from the construction of the Obstetrics Unit. B. A vegetation protection fence shall be erected at the drip line of each individual tree or groupings of trees on site. The vegetation fence shall be installed at the edge of the construction impact as depicted on page P101, Master Site Phasing Diagram. This fence must be inspected by the city forester or his/her designee (920-5120) before any construction activities are to commence. No excavation, storage of materials, storage of construction backfill, storage of equipment, foot or vehicle traffic allowed within the drip line of any tree on site. There should be a location and standard for this fencing denoted on the plan. C. General Landscaping notes: 1) New landscape along the paved trail should be no closer than 2-feet when the species reaches maturity. A 2-foot fall zone should be maintained along both sides of the paved trail. Locations will be reviewed approved during building permit submission and field verified. 2) The drip lines of the new landscaping along the proposed Nordic alignment should not encroach over the edge of the trail easement. Mature landscaping should not grow into the trail easement requiring maintenance or interfere with the grooming equipment. Locations will be reviewed approved during building permit submission and field verified. Planning and Zoning Commission Resolution No. B, Series 2010 Page 7 of 9 3) New landscaping at the trail intersections for the Terrace and the Hospital entrance, pages L-105 and L-106, needs to be reconsidered. Site lines are required to be maintained. D. Parks reserves the right to field locate the Nordic trail in an effort to decrease some of the proposed slopes. Once a final alignment for the Nordic trail is determined and approved by the Parks Department the alignment and use shall be memorialized with a trail easement granted by the Hospital to the City of Aspen for use as a trail easement. This should be identified (called out) on the site plans and in a signed easement document. Support of the proposed Master Plan Facility is contingent on acquiring an easement. E. Staff will review in more detail the proposed culvert crossing for the summer trail and the proposed Grasscrete access the paved trail for snow removal with the construction drawings. Warning signs will need to be installed at the snow dump entry, "driveway crossing" F. The current proposed Nordic alignment should align with the connection to the existing trail located across Castle Creek Road. The connections and turns have to be able to allow for the operation of a snow cat based on the machines specifications and capabilities to properly groom. G. It is critical that that the construction of the detention ponds and the trail alignments are completed prior to the start of the winter seasons. No construction activities of any kind shall take place within the Nordic alignments, or around the Nordic alignments. Construction impacts to these areas will greatly reduce the skiers experience and more importantly viability of the snowpack. H. A trail detour plan shall be developed as part of the construction management plan during the construction project in order to allow for the continued public access along the south side of Castle Creek Road. I. If there is any storm runoff terminating on or in the Marolt property into the storm basin located near the roundabout, there should a discussion on formatting an agreement for maintenance and to make improvements to the out fall located on City property in order to correctly convey the water to the pond. Section 14: Transportation An initial transportation demand management (tdm) plan has been submitted with the Final PUD application for Phase II of the AVH master facilities plan. The tdm plan, as presented, needs additional detail to be comprehensively evaluated. The Applicant shall work with Transportation department representatives to develop a detailed tdm plan, based upon the comments provided in the DRC minutes dated 2/3/2010, prior to review of the Final PUD application by City Council. Section 15: All material representations and commitments made by the Applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing or documentation presented before the Planning and Zoning Commission, are hereby incorporated in such plan development approvals Planning and Zoning Commission Resolution No.8, Series 2010 Page 8 of 9 and the same shall be complied with as if fully set forth herein, unless amended by an authorized entity. Section 16: This resolution shall not effect 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 17• 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 6a' day of April, 2010. APPROVED AS TO FORM: ~-~-- ~ • rte.--~_ im True, Special Counsel ATTEST: PLANNING AND ZONING COMMISSION: Stan Gibbs, Chair ackie Lot rian, Deputy City Clerk Exhibit A AVH Master Facility Plan, Phase II Exhibit B -Dimensional Standards, Phase 77 Exhibit C -Proposed parking to be removed Planning and Zoning Commission Resolution No.B, Series 2010 Page 9 of 9 ~~~~ ~ m KIN tl ~ _I rn~ I ' I I ~ I I I I I I ~ ~-. I ~: I FI ~ E' > ~ # • • ~I , ~ ~ ~ " ~ lel - p ~~hg~-~ Phase II Dimensions Matrix & Empbyee Housing Mi>hgation Matrix - REVISED March 11, 2010 A. Section 26.445.050 Review Standards Final PUD -Establishment of Dimensional Requirements There are no prescribed dimensions for the Public zone district. All dimensional requirements shall be established with the adoption of a final PUD development plan. The proposed dimensions for Phase 11 are: 1. Existing Site Conditions Description Area (s. F.J (Acres) Total property -Parcel "C"* 832,085 19.1 Building foot prints 90,849 2 Impervious surface -buildings, parking areas, paved roads including curb and gutter, drainage pans, sidewalks and bike path 190,700 4.3 Open Space 550,536 12.6 2. Proposed @ Build Out (Phase IV) Description Area (S. F.J (Acres) Total property -Parcel "C"* 820,315 18.8 Building foot prints 8c parking garage 191,289 4.4 Impervious surface -buildings, parking areas, paved roods including curb and gutter, drainage pans, sidewalks and bike path paved roads including curb and gutter, drainage pans 193,850 4.4 Open Space 435,176 9.9 i *minus the 11,770 square feet that will be granted to adjacent property owners Revised Dimensions Matrix March 11, 2010 Page 1 3. Slope Analysis Slope % Land Area Sq. Ft. Reduction Net Area 0-20% 85% 702,788.5 0 702,788.5 20%-30% 7.6% 63,546.5 60°/u 31,773.2 30%> 6.5% 53,980.0 100% 0 Total 820,315 or 18.8 acres 734,561.7 or 16.8 acres Note: based upon a review of the slope analysis map Tor Parcel C, most or the au~ro or greater slope> a. e not natural and appear to have been formed as part of the development of the site. 4. Existing & Proposed Floor Area for Phase II: Existing Floor Area Additional Floor Area Total @ Phase II Build Out Ambulance Barn 3,830 3,830 Whitcomb Terrace/ Senior 17,206 8,000 25,206 Center CEO Residence 3,500 3,500 Hospital' 76,421 50,617 127,038 On-site Employee Housing 20,500 20,500 Total Floor Area Sq. Ft. 100,957 79,117 180,074 Defined by the LUCz Floor Area Ratio w/out .13:1 .24:1 parking gorage3 Parking Garage 44,160 44,160 Total Floor Area Sq. Ft. 100,957 123,277 224,234 Defined by the LUC Floor Area Ratio w/garage .3:1 1 Includes Phase I square footage-5,721 sq. ft. Z A subgrade story with no exposed exterior surface wall area is excluded from floor'area calculations a Lot Area = sq. ft. 734,561.7 square feet Revised Dimensions Matrix March 11, 2010 Page 2 5. Additional Project Dimensions for Phase II: Minimum Lot Size: 18.8 acres or 820,315 square feet Minimum Lot Width: The approved site plan will establish a site specific location of the buildings. Minimum Front Yard: The approved site plan will establish a site specific location of the buildings. Minimum Side Yard: The approved site plan will establish a site specific location of the buildings. Minimum Rear Yard: The approved site plan will establish a site specific location of the buildings. Maximum Site Coverage: 23% or 4.4 acres or 193,850 square feet - which includes alt buildings, pavement, stairs, walkways, bike paths and the parking garage (impervious surfaces) Maximum Height of Hospital Addition & Garage: Two story element: 31 feet to the top of the parapet Three story height at new service yard: 54 feet -this is greater than conceptual because the grades Jor the loading dock has been pushed down to avoid raising Castle Creek Rood elevation by roughly 5' as originally proposed Parking structure at north end (max. exposure): 30 feet 6 inches Parking structure stair tower at north end: 36 feet Height of the on-site employee housing: From the courtyard: 23 feet 6 inches From the driveway side: 33 feet 6 inches Height of Whitcomb addition: From entrance grade: 24 feet From lower level driveway: 36 feet Revised Dimensions Matrix March 11, 2010 Page 3 Minimum distance between buildings on the lot: between the AH and Whitcomb addition - 60' between the Hospital and Whitcomb Terrace/Pitkin County Senior Center - 70'-8" Minimum %open space for the building site: §1-96 539'0 of the site will remain open which includes all pervious surfaces and detention basins Trash access area: the first service yard area back of the property - 4,192 square feet the second service yard area adjacent to the parking garage - 5,286 square feet Minimum off-street parking spaces: 436 - includes garage ~', ~ (210), surface ~~" `- (215), employee & senior housing (44) Revised Dimensions Matrix March 11, 2010 Page 4 I ~ \ ~ I ~ I~ ~ ~ / , /- g' I , ~+ loaf Yn \~ ~ I mf v/,}y~ / uc sc ~ ~f/ I ~ ~/ I - ~ ~/ { ' I ~ w 1 I ~ I //',.,~ ;~I I I I I II I' ~M I I I I ~~ I I {III I I ~ , PARCEL C, ASF~E A PARCEL OF LAND SITUAI TOWNSHIP 10 SOUTH, Rf COUNTY OF PITKI~ SHEET MATCHLINE SHEET 4 _ -~7AT6RIRE SFiEEi ~ fr Yvr ^\ n~a ,~ fa.,~ 6l El - ~I ~~ \G ' ~ PY°,. 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