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HomeMy WebLinkAboutagenda.apz.joint.19980804 AGENDA JOINT MEETING OF THE CITY OF ASPEN AND PITKIN COUNTY PLANNING & ZONING COMMISSIONS SPECIAL MEETING TUESDAY, AUGUST 4, 1998, 4:30 PM SISTER CITIES MEETING ROOM, CITY HALL I. DISCUSSION 4:30-5:15 A. City/County Discussion on Burlingame AGENDA ASPEN PLANNING & ZONING COMMISSION REGULAR MEETING TUESDAY, AUGUST 4, 1998 (Immediately following the joint meeting) SISTER CITIES MEETING ROOM, CITY HALL COMMENTS A. Commissioners B. Planning Staff C. Public II. DISCLOSURE OF CONFLICTS OF INTEREST IV. PUBLIC HEARINGS Ve A. 123 E. II.y. man Conditional Use,for two (2)/~DUs (continued from 7/21), M,tchIIaas ~q~e~Q~ ~rxO ~0~~ NEW BUSI~SS 735 W. Bleeker St., Landmark Designation, Conditional Use for two (2) ADUs and a duplex on 6000 s.f. landmark lot, special review of parking (continued to 8/18), Julie Ann Woods VI. ADJOURN NOTE: These times are approximate, and applicants should plan to be present approximately 1/2 hour prior to their case time estimated. CITY AGENDAS 8/4 City Planning & Zoning (4:30) City Notice 7/14 Joint City/County discussion on Burlingame 735 W. Bleeker St., Landmark designation, Conditional Use for 2 ADU's and a duplex on 6,000 s.f. landmark lot; special review of parking 123 E. Hyman Ave., Conditional Use for 2 ADU's, (continued from 7/21) (MH) 8/10 Cijy Council (5:00) City Notice 7/21 1035 E. Durant PUD, Subdivision, Appeal of Housing Replacement Program Compliance, and Vested Property Rights, 2nd Reading - Public Hearing (MH) 950 Matchless Drive, Historic Landmark Designation, 2nd Reading Public Hearing (MH) Brumder Historic Landmark Lot Split (214 E. Bleeker), 2d Reading Public Hearing (MH) Residential Design Standards 1st Reading (AG) 930 King St., Landmarking and Lot Split, (continued from. 7/27), Public Hearing (AG) "Snyder Park," Conceptual/Final PUD, Subdivision, Rezoning, GMQS Exemption, 2d Reading Public Hearing (CB) 8/12 HPC (5:00) City Notice 7/21 Election of Chair and Vice -Chair 920 W. Hallam (continued from 7/10) (MH) Music Tent Recommendation Public Hearing (CB) 203 S. Galena, Gucci, minor (AG) 735 W. Bleeker, Conceptual (continued from 7/22), Public Hearing (AG) 117 N. 6th, Partial Demolition (AG) 214 E. Bleeker, Extend Conceptual (AG) 8/18 City Planning & Zoning (4:30) City Notice 7/28 735 W. Bleeker, Landmark Conditional Use for ADU's and 2 units on 6,000 sq. ft. lot special review for parking (continued from 8/4) (AG) Aspen Country Inn AH, PUD Amendment, Public Hearing (CB) 8/24 City Council (5:00) City Notice 8/4 Wireless Telecommunications Ordinance, 2nd Reading Public Hearing (MH) LP Code Amendment for Special Review, 2nd Reading Public Hearing (CB) LP Code Amendment for Housing Mitigation, 2nd Reading Public Hearing (BN) Aspen Country Inn AH, PUD Amendment, 1 st Reading (CB) 8/26 HPC (5:00) City Notice 8/4 Christiania, work session 414 N. 1 st, Observation Deck and Flagpole, Minor (CB) 9/1 City Planning & Zoning_(4:30) City Notice 8/11 Small Lodge Lottery Meadows, SPA Amendment, Music Tent, Public Hearing (CB) 9/14 City Council (5:00) City Notice 8/18 Aspen Country Inn AH, PUD Amendment, 2d Reading Public Hearing (CB) 9/9 HPC (5:00) City Notice 8/18 9/15 City Planning & Zoning (4:30) City Notice 8/25 9/23 HPC (5:00) City Notice 9/1 9/28 City Council (5:00) City Notice 9/1 cc: P&Z Packet Community Development Admin. Staff City Attorney's Office City Planning Staff City Clerk's Office g:/planning/aspen/agendas/comingup.doc 7/30/98 4 AIl►[Ie!►lFY:2MA�1.31 1► In the year 2099 The Aspen City Council, being in an historic mood Decided to celebrate and honor The contributions of City leaders from a century ago. The facial images of the legends of the past were, Consistent with the art form of that long -ago era, Bronzed and displayed In the former armory that was once known as "City Hall." Among those honored were Kathryn Koch Who served as City Clerk for a record forty-five years And City Attorney John Worcester Whose U.S. Supreme Court case in 2010 championed municipal rights. Also remembered were City Manager Amy Margerum Who led the fight for a new "City Hall" in 2007 And Mayor John Bennett Who led Aspen out of the fossil -fuel century. However, the late twenty-first century Council Above all recognized the vision and contributions Of the twentieth century Planning and Zoning Commission, A citizen board whose land use decisions lasted a hundred years. A commission that was famous and renown For its colorful characters and their legendary nicknames, Roger "The Scavenger" Hunt, Tim Mooney "River," And "Princess" Jasmine, just to name a few. But none was more famous Than Sara "I Never Promised You a Rose" Garton Who with the precision of a proof-reader and the wisdom of a saint Chaired a commission that examined everything but paint. Back in the days of yore When obtaining employee housing was a major score Sara championed the cause Of a place to live for the everyday man. By doing so with uncommon grace, integrity, and dignity Providing fair and impartial hearings to all parties and sides Sara became the prototype by which Board members of this century are judged. Therefore, as the twenty-first century drew to a close The Aspen City Council on behalf of all its denizens Gratefully acknowledged the significant contributions Of former Planning and Zoning Commission Chairperson Sara Garton. Dear Mayor Bennett and Council Members, y second term as a member of the City of Aspen Planning and Zoning Commission expires in January 1999. I will not reapply. Because I know you will be interviewing soon for openings on City Boards, I wanted to let you know in advance so that a good candidate might be designated as an alternate now and sit on. the Planning and Zoning Commission this fall and early winter, 1t has been my real pleasure to serge on the Commission, and I consider it a privilege to have been able to help preserve and guide this remarkable community. Aspen is home, and a strong sense of hone provides me with such physical and spiritual belo ing. My connection and commitment to Aspen have been made even stronger, so thank you. have volunteered to serve as a member of the Oversight Committee for the Aspen Area Community Plan from the Planning and; Zoning Commission. It will be gratifying to close my term with the implementation of the AA CP update as 1 started my service as a commissioner with the gestation of the AACP in 1990. Sincerely yours, copies to; Any Margerum, City Manager Jackie Lothian., Secretary to P Z ADDENDUM TO: Aspen'Planning and Zoning Commission THRU: Stan Clawson, Community Development Directo FROM: Mitch Haas, City Planner. RE: 123 East Hyman Avenue Conditional Use for Two (2) Accessory Dwelling Units (ADUs) in a Duplex - Public Hearing. (Lots E and F, Block 69, City and Townsite of Aspen) DATE: August 4, 1998 (continued from July 21, 1998) SUMMARY: The applicant is requesting Conditional Use approval to construct two (2) Accessory Dwelling Units (ADUs). The applicant owns a vacant lot at 123 East Hyman Avenue and will be constructing a duplex. The proposed ADUs would be below grade, attached to the corresponding, primary residences. By providing the ADUs, the applicant would obtain a GMQS Exemption, enabling the property owner to construct the new duplex pursuant to City Land Use Regulations. The applicant is NOT seeking an FAR bonus, but understands that the units shall be deed restricted, meeting the housing authority's guidelines for resident occupied units. As an FAR bonus is not being sought, the housing office shall not have the right to fill the units, even if left unoccupied for extended periods. . At the July 21, 1998 hearing, the Planning and Zoning Commission noted a number of concerns with the proposed units. The concerns revolved around the livability of the units and the likelihood that they would serve as resident housing (as opposed to being nothing more than guest suites for the primary residences). In response, the applicant has redesigned the two ADUs such that they each would have two operable skylights (over the kitchen and main living areas of both units), glass French doors, and added closet/storage space. Also, the internal connections (doorways) between the ADUs and the primary residences have been eliminated. The applicant's revised plans are attached as Exhibit A. Community Development staff recommends that the Conditional Use for the two (2) Accessory Dwelling Units (ADUs) at 123 East Hyman Avenue be approved, subject to conditions. APPLICANT: RK, Land and Cattle Co., represented by Davis -Horn, Inc. (Alice Davis) LOCATION: 123 East Hyman Avenue (Lots E and F, Block 69, City and Townsite of Aspen, Pitkin County, Colorado) is located on the south side of E. Hyman Avenue between Aspen and Garinisch Streets. ZONING: Residential Multi -Family (R/MF) CURRENT LAND USE: None; the lot is vacant. A one-story house and accessory out- building were located on the property, but were recently demolished. LOT SIZE: The subject site has a lot size of 6,000 square feet (the area of this lot may be subject to reductions such as those associated with access easements). ALLOWABLE FAR: 3,600 square feet. (This FAR limit is an estimate only; it does not take into account any potentially applicable reductions). PROPOSED LAND USE: One duplex (two single-fanil}/ attached residences) where each of the two primary residences would have an associates( Accessory Dwelling Unit. Duplexes where both units would be of the free market variety are a permitted use within the RJMF zone district, provided each unit has an associated ADU. REVIEW PROCEDURE: Accessory Dwelling Units (ADUs) require conditional use approval by the Planning and Zoning Commission at a public hearing. It is a one-step review that requires notification to be published, posted and tailed in accordance with Section 26.52.060(E). The following sections of the code are applicable to this conditional use review: Section 26.40.090, Accessory Dwelling Units; Section 26.28.090, Residential IVlulti-Family (R/MF); Section 26.60.040, Standards Applicable to All Conditional Uses; and, Section 26.58.040, Residential Design Standards. Pursuant to Section 26.58.040, Residential Design Standards, Community Development Department staff reviewed this proposal against the Residential Design Standards and found that the submitted development application complies with the requirements of said section, with the exception of the 66volume" standard as it applies to all elevations exclusive of the front, street -facing (north) elevation. At the July 21, 1998 hearing, the Commission granted a variance from the volume standard based on reasons of fairness related to site specific constraints. BACKGROUND: The submitted application explains that City Council approved a• code amendment on May 3. 1998 malting it permissible to develop two detached single-family residences on one lot of 6,000 square feet or greater in the R/Iv1F zone district. The application goes on to state that the proposal was developed pursuant to this code amendment. The current proposal is for conditional use approval of two ADUs. The ADUs would both be attached to the subgrade areas at the rear of the corresponding primary residences. As proposed, the ADUs would be approximately 480 square feet each and would each have their own kitchen, bathroom. and access, as required by code. The proposed off-street parking for the ADUs would be located in the driveways (accessed from the alley) to the garages that serve the primary residences. By creating two ADUs meeting the provisions of the code, the applicant would be granted a GMQS Exemption for the construction of a two new residences on the lot, provided the homes comply with the City Land Use Regulations. STAFF COMMENTS: Section 26.40.090, Accessory Dwelling Units The proposed ADUs would each contain approximately 480 square feet (See Exhibit A), and would be deed restricted, meeting the housing authority's guidelines for resident occupied units, limited to rental periods of not less than six (6) months in duration. The owners of the 2 principal residences will retain the right to place a qualified employee(s) of his/her choosing in the ADU. One (1) off-street parking space will be provided on -site for each ADU, and will be accessed from the alley. Therefore, the proposal complies with the requirements of Section 26.40.090(A)(1). Pursuant to Section 26.40.090(A)(2), the development. including the ADUs, is subject to all of the dimensional requirements of the underlying zone district, Residential Multi -Family (R/MF). An evaluation of the proposal against these requirements is provided below. All of the dimensional requirements will be met, with the exception of existing nonconformities that can, under the provisions of the Land Use Code, be maintained provided a building permit is issued within twelve (12) months of the nonconforming structure's demolition. The nonconformities include individual and combined side yard setbacks, and open space. The application states that the amount of open space on the parcel would be increased due to the creation of a larger front yard, but Would still be non -conforming: The setback nonconformities would be maintained. Since the ADUs would be attached to the primary residences, Section 26.490.090(A)(3) is not applicable. Section 26.40.090(A)(4) states that "an attached accessory dwelling unit shall utilize alley access to the extent practical. " The proposed ADUs and their parking would be accessed from the alley at the rear of the lot. Section 26.40.090(B). Development Review Standards, requires that "the proposed development be compatible with and subordinate in character to the primary residence located on the parcel as lvell as, development located within the neighborhood, and assuming year-round occupancy..,,,hall not create a density pattern inconsistent with the established neighborhood. - The proposed ADUs would not be at all visible as they would be completely internal to the primary residences with the exception of a stairway from the subgrade areas at the rear of the structure and four sky lights; thus, it will be compatible with and subordinate in character to the primary residence. This property is located in an established residential neighborhood which is, for the most part, made Lip of single family residences, many of which have attached or detached accessory dwelling units associated with them, and 111u1ti-family residences. The proposed ADUs will be compatible with the character of the existing neighborhood and will not create a density pattern incompatible with that already established in the area. Section 26.60.040, Standards Applicable to All Conditional Uses Pursuant to Section 26.60.040, a development application for a conditional use approval shall meet the followin<-, standards: (A) The conditional rise is consistent with the purposes, goals, objectives and standards of the Aspen Area Comprehensive Plan, and i-vith the intent of the zone district in which it is proposed to be located. The stated purpose of the R/MF zone district "is to provide for the use of land for intensive long-term residential purposes, with customary accessory uses... Lands in the Residential Multi -Family (R111F) zone district are typically those found in the original Aspen Townsite, within walking distance of the center of the city, or include lands on transit routes, and other lands with existing concentrations of'attached residential dwellings and nnixed attached and detached residential dwellings. " The proposed ADUs would be in harmony with the purpose of the R/MF zone district since they Would provide for long-term residential use (or customary accessory use), be located within the original Aspen Townsite, be within walking distance of the center of the city, and be in close proximity to transit. ADUs are allowed as conditional uses in the R/N /fF zone district. One of the stated themes of the AACP with regard to "revitalizing the permanent community" is to "increase resident housing." Also, the proposal is consistent with the following purposes, goals, objectives and standards of the AACP: • "Promote. market and implement Cottage Infill and Accessory Dwelling Unit programs;" • "Develop small scale resident housing which fits the character of the community and is interspersed with free market housing throughout the Aspen Area and up valley of Aspen Village;" and, • "The public and private sectors together should develop . . . employee -occupied accessory dwelling units, to achieve the identified unmet need to sustain a critical mass of residents." Staff finds that this conditional use application for two ADUs complies with Section 26.60.040(A). (B) The conditional use is consistent and compatible with the character of the immediate vicinity' of the 1?arcel proposed for development and san°roamding land uses, or enhances the mixtlnre of coniplimenta7-y uses caul activities in the immediate vicinity of the parcel proposed for development. The subject parcel is surrounded by residential uses, some of which have associated accessory dwelling units, and the proposed ADUs would be both consistent and compatible with the existing residential development in the immediate vicinity. (C) The location, sire, design and operating characteristics of the proposed conditional use 177inirnizes adverse effects, including visual impacts, impacts on pedestrian and vehicular circulation, harking, trash, service delivery, noise, vibrations and odor on surroznlding prvl�erties. As mentioned earlier in this memo, the proposed ADUs would be below grade and would appear as part of the principal residences; thus, their location, size and design will minimize any potential adverse visual impacts. Like all of the SurrOLlnding properties, the ADUs' parking and trash service would be accessed from the alley at the rear of the property. No noise, vibration. or odor related impacts are anticipated. The proposed ADUs would operate like any other residence Or ADU found in the neighborhood. The anticipated impacts should be negligible. (D) There are adequate public facilities and services to serve the conditional use including but not limited to roads, potable water, server, solid ivaste, parks, police, fire protection, emergency medical services, hospital and medical services, drainage systems, and schools. There are adequate public facilities and services to serve the proposed uses. The structure would be within an existing, well -established neighborhood. (E) The applicant commits to supply affordable housing to meet the incremental need for increased emplovees generated by the conditional use. 4 While the proposed development of two ADUs would not generate an increase in the employment base, the applicant will be supplying ADUs which, pursuant to Section 26.40.090(A)(1 ). will be deed restricted, registered with the 110using office, and available for rental to eligible working residents of Pitkin County for periods of not less than six months in duration, thereby serving the need for increased affordable housing in the City of Aspen. (F) The proposed conclitional use complies with all additional standards imposed on it by the .4sy)m Area Comprehensive Plan and by all other applicable requirements of this title. The proposed conditional use will comply with all additional standards imposed on it by the AACP and by all other applicable requirements of the Municipal Code, such as those contained in Section 26.58.040, Residential Design Standards, unless variances are granted by the Commission. STAFF FINDINGS: Based upon review of the applicant's land use application and the referral comments, Community Development staff finds that there is sufficient information to support the Conditional Use request. The proposal meets or exceeds all standards applicable to the review of Accessory Dwelling Units as conditional uses. RECOMMENDATION: Community Development staff recommends that the conditional use request for two (2) Accessory Dwelling Units at 123 East Hyman Avenue be approved with the following conditions: 1. Prior to the issuance of any building permits the applicant shall: a. Verify with the Housing Office that the net livable floor area of each Accessory Dwelling Unit \\gill be between 300 and 700 square feet, and the units shall be totally private. having private entrances and no rooms (i.e., mechanical rooms, etc.) that might need to be accessed by people in the principle residences; b. Verify with .,the Housing Office that each ADU will contain a kitchen having a minimum of a two -burner stove with oven, standard sink, and a 6-cubic foot refrigerator plus freezer; c. Provide the Housing Office with a signed and recorded Deed Restriction, a copy of which must be obtained from the Housing Office, for each of the two ADUs; d. Clearly identify the Accessory Dwelling Units (ADUs) on building permit plans as separate one -bedroom units; e. Provide a minimum of one off-street parking space for each ADU, and indicate these designated parking spaces on the final plans; f. Install any new surface utilities requiring a pedestal or other above ground equipment on an easement provided by the property owner and not within the public rights -of - way; g. Locate any additional proposed construction, including trash facilities, in such a way that it does not encroach into an existing utility easement or public right-of-way; h. Agree to join any future improvement district(s) which may be formed for the purpose of coilstrUcting irnprovements in adjacent public rights -of -way; the agreement shall be executed and recorded concurrently upon approval of this application; i. Submit working drawings to verify all height, setback, and floor area calculations, as well as lot size and lot area calculations; j. Complete and record a Sidewalk, Curb & Gutter Agreement; k. A tap permit(s) must be completed at the office of the Aspen Consolidated Sanitation District; payment of the total connection charges shall be made prior to the issuance of a building permit; 1. If the building is fOIInCI to contain 5,000 square feet or more of living area, approval and installation of an automatic fire suppression system will be required; m. Verify that the proposed plans for the ADUs will comply with all UBC requirements including but not limited to those addressing natural light and ventilation standards, as well as sound attenuation walls between each ADU and the principal residences; and, n. Submit building., permit drawings which indicate all utility meter locations; utility meter locations must be accessible for reading and may not be obstructed by trash storage. The plans must also indicate a five (5) foot wide pedestrian usable space with a five (5) boot wide buffer for snow storage. 2. Prior to the issuance of a Certificate of Occupancy (CO), the applicant shall: a. Submit as -built drawings Of the project showing property lines, building footprint, easements, an\ encroachments, entry points for utilities entering the property boundaries and any other improvements to the Aspen/Pitkin County Information Systems Department in accordance with City GIS requirements, if and when, any exterior renovation or remodeling of the property occurs that requires a building perm it: b. Install sidewalL'1, curbs, gutters, and a five (5) foot wide buffer space between the walk and curb. meeting the standards of the City Engineering Department; the existing driveway curb cut must be removed and replaced with full height curb and gutter; and, c. Permit Community Development Department, Engineering and Housing Office staff to inspect the property to determine compliance with the conditions of approval. 3. In the event required, the applicant must receive approval from: • The City Engineer for design of improvements, including landscaping, within public rights -of -way; • The Parks Department for vegetation species, tree removal, and/or public trail disturbances: • The Streets Department for mailboxes and street cuts: anel, • The COmmunit\ Development Department to obtain permits for any work or development, including landscaping, within the public rights -of -way. 4. Prior to the issuance of any building permits, a review of any proposed minor changes from the approvals, as set forth herein, shall be made by the Planning and Engineering Departments, or referred back to the Planning and Zoning Commission. 5. The applicant shall provide a roof overhang or other sufficient means of preventing snow from falling on both the stairway leading to the doors and the area in front of the doors to the ADUs; sufficient means of preventing icing of the stairway is also required. 6. Prior to the issuance of any building permits, any needed tree removal permits) must be obtained from the Parks Department for any tree(s) that is/are to be removed or relocated (including scrub oaks of three (3) inches or greater); also, no excavation can occur within the dripline of the tree(s) to be preserved and no storage of fill material can occur within this/these dripline(s). 7. The site development must meet the runoff design standards of the Land Use Code at Section 26.88.040(C)(4)(f), and the building permit application must include a drainage mitigation plan (full size - 24" x 36") and report, both signed and stamped by an engineer registered in the State of Colorado. 8. The ADUs shall not be entitled to any on -street guest parking passes. Primary on -street parking passes for the ADUs will be permitted only if the units are rented. 9. There shall be no interior connections or doorways between either of the ADUs and either of the principal residences. Going from one ADU to the other, or from one ADU to either of the principal residences shall require going outside the building(s). 10. All material representations made by the applicant in this application and during public meetings with the Planning and Zoning Commission shall be adhered to and shall be considered conditions of approval, unless otherwise amended by an entity having authority to do so. ALTERNATIVE RECOMMENDATIONS: The Planning and Zoning Commission may decide to approve the proposal with the conditions outlined above, approve the proposal with additional and/or modified conditions, or deny the conditional use request for two Accessory Dwelling Units. RECOMMENDED MOTION: "I move to approve the conditional use request for the two (2) proposed Accessory Dwelling Units at 123 Hyman Avenue with the conditions outlined in the Community Development Department memo dated August 4, 1998." 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ZZ17.95 &W 10.10340 c J w d r Panda► Weal US A WON UMA Cod 3.3 6-r5I 2131 a eas r ass ©�_7®-. ®mm[E@mImm mmffm��� MEED���� A.wl ESM 1/ p 9 106.47L 3A 34.74 7.1 f 64./7 a /of.3a 14025 e a 64 M-0 a 227A4 Wed 13.6 a lot.= 1.5 6 12 f 270 30.4/ 6 2432a 1.5 a 12 to. a ate 16.47 9 14a23 aan9t 25. f 2304 221.331 Wl.$M raw I 0.101mm Ed We a Lower UWW s"" Feel Ofm A . 9 Fedor Toth 7. 16.67 /22.1911 2 7 28.64 703.6288 1.0 3.34 0.5 32231 1. 11.83 22 8319 1.75 3 o.s z.azs 7.10 3.6 25.776 22 .75 Sm.S 20.98 28.79 601.1352 1.13 1.94 O.S 1.0951 4.12 2.38 0.3 4.9026 24.47 4A2 to0.a/64 1.5 17.33 25.99S Total 6F Lewer Lay. Un9 9 2282.921 iG 0. OW A OWL a Fedor TOM 28.0 T3-67 3M 1 25 22.3 $57. 1.93 7.13 1. 3.34 0. 39231 3 1.75 0.5 2 22 A75 386.5 2o.ea 28 t 1.13 1.94 0.24.9= 2 4.12 0.2TA2 1 4.12 24. T ola16F L&W Lav Unit A: Lawtw- L eyeL- z6 V¢a > (i„Of ter: 1acv: Rer. tzr Dmv* Job Ua (m: died 06 Dockk coons, stro A oron Fiat Dtm. A Dim. E Fscbr Td� Dadcs Unk A s.s 'e ' o.s 10.5 3.T5 6.5 O.S 1 .1 7S e 16.s 1/1 fQW-A Tar 6F 133A67S Unk 03. O.54. Eel 615.1 9o.e UrA & Tar SF 137. 1.151 31 0.51 2 e2S 1.7 3 O.S 2.625 e 25.91 /e1.e4 1 1.04 0.5 1.0961 1.13 1.24 0.5 1.0961 136 4.12 0 s 4.9026 2.36 4.1 O.S 4.9026 ar 6F MAWS i court Tar SF: 4501753 0.151 S40 PW%TWW coon war Nor61 ESO Soto q,7! 047 ro re+4 I 10 Ego Una D FAR Mrn Lavr 6.5 I.S st 9 8.5 1.5 so U 9 1 36 4 8.3 1.5 34 6 - 6 2 32 a 9.5 0.3 121.125 6.375 9.5 0.5 63.665 4.415 9.5 5 92.62s 46.75 9 1 76.03 6.67 6.5 1.5 91.373 16.125 e 3 166 63 Jim UcJrr 4 ,N LIA N N FAR Main Uvr'''; West vat caul I31 10 3f0 Eed 6 6 2 64 1e 10.4 6.5 1s 664 15.5 M� L 6 1 G� I �F- NOM 16 6.5 i3 139 24 5.64 9.S 0.5 55.46 L92 7. 9.5 0.5 69.936 3.666 Wed 925 9.6 o s 67A7s 4A25 Ms e.5 1.5 65.M 11-M 13. 5 6 2 110 27.5 21 7.5 2.S 157.5 52.5 S" 3 7 3 21 9 16 6A to 136 24 1 + 11 FAR Ear Ufr e Lev -_ dm. 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