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Home My WebLink AboutLand Use Case.1250 Red Butte Dr.A063-002735-013-16-003 A063-00 C 15 0 @4 804Â« (10~ ~rvt jub Lot 3 Gaylord Sub. DRAC ''. L 14 1.1 \ l/ t l .. CASE NUMBER A063-00 PARCEL ID # 2735-013-16003 CASE NAME Aspen Development DRAC PROJECT ADDRESS Lot 3 Gaylord Subdivision PLANNER Nick Lelack CASE TYPE DRAC OWNER/APPLICANT Aspen Development LLC. REPRESENTATIVE Gary Nichols/ John Davis DATE OF FINAL ACTION 6/27/00 CITY COUNCIL ACTION PZ ACTION ADMIN ACTION BOA ACTION DATE CLOSED 7/13/00 BY J. Lindt .. PARCEL ID:|2735-013-16003 DATE RCVD: |5/22/00 # COPIES:F-- CASE NO|A063-00 CASE NAME]Aspen Development DFU\C PLNR:~ PROJ ADDR:ILot 3 Gaylord Subdivision CASE TYP:|DRAC STEPS:1 OWN/APP: Aspen Development ADR~936 King St C/S/Z: ~Aspen/CO/81611 PHN:1925-2887 REP:~Gary Nichols/ John Davis ADR:~936 King St C/S/Z:~Aspen/CO/81611 PHNi|379-6392 FEES DUE:~480 D FEES RCVD1480 STAT: F REFERRALS~ REF:~ BYI DUE:| MTG DATE REV BODY PH NOTICED DATE OF FINAL ACTION:~ CITY COUNCIL: REMARKS~ PZ: BOA: CLOSED:| BY: | DRAC: PLAT SUBMITD: ~ ~ PLAT (BK,PG):| ADMIN: .. MEMORANDUM ltvc. TO: Design Review Appeal Committee THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy DirectorOAO FROM: Nick Lelack, Planner RE: Lot 3, Gaylord Subdivision/Red Butte Drive - Residential Design Standard Variance for Secondary Mass DATE: June 27,2000 Lot 3 L . . 61'~:' Â¢ $ atf-*Â£ 4.r--* 4% - P ' ,: ' **#r - . 4 -, V -1 Â· . . I Â¥24 07 t.. 33.. t .4 Red Butte Drive 1--*h f 24-7 4 # .t 4. 'Â· i. tr f 0-Jf '. i. 37 >. ~-7~~~~4.~i .t APPLICANT: REVIEW PROCEDURE Aspen Development LLC The Design Review Appeal Committee (DRAC) may grant relief from the Residential REPRESENTATIVE: Design Standards at a public hearing if the Gary Nichols & John Davis variance is found to be: 0 a) in greater compliance with the goals of the LOCATION: AACP; or, Lot 3, Gaylord Subdivision b) a more effective method of addressing standard in question; or, CURRENT LAND USE: c) clearly necessary for reasons of fairness Vacant related to unusual site specific constraints. PROPOSED LAND USE: LOT SIZE: Single Family Residential 20,452 square feet ZONING: SUMMARY: R-30/PUD The applicant is requesting a variance from the secondary mass Residential Design Standard. Lot 3, Gaylord Subdivision 1 DRAC, June 27,2000 .. STAFF COMMENTS: Aspen Development LLC ("Applicant"), represented by Gary Nichols and John Davis, is requesting approval for a variance from the secondary mass Residential Design Standard for a new house to be located on Lot 3 of the Gaylord Subdivision. The lot is vacant. The subdivision is on Red Butte Drive, on the Roaring Fork River side of the road. Land Use Code Section 26.410.040(B) Building Form states that "the intent Of the building form standards is to respect the scale of Aspen's historical homes by creating new homes which are niore similar in their massing..." Specifically, the Secondary * Mass standard requires that all new structures shall locate at least 10% of their total square footage above grade in a mass which is completely detached from the principal building, or linked to h/ it by a subordinate connecting element. The illustration demonstrates how a secondary mass may be connected to a principal building with a linking element. The subject lot is vacant and relatively flat with no unusual site specific constraints. The subdivision's side yard setbacks are 25 feet, and the R-30 Zone District's are 10 feet (the application incorrectly states that the R-30 Zone District's side yard setbacks are 5 feet). The Applicant contends that the more stringent setbacks "greatly reduce the (house's) impact to the neighboring lots and the community". In addition, the Applicant states that the house is designed in a manner which breaks up the mass with its "pedestrian scale/friendly" elements. Staff agrees that the subdivision' s setbacks and the proposed house appear appropriate for the neighborhood. However, Staff does not believe the review criteria are satisfieQ because the lot is vacant and un.and the desigg does not include a linking eemeift ta-redlice the mass of theproposed residence: Staff believes the secondary mass standard could 6Emet on this site. ~22:10 RECOMMENDATION: Staff is recommending denial of the secondary mass Residential Design Standard variance for a property located at Lot 3, Gaylord Subdivision. Lot 3, Gaylord Subdivision 2 DRAC, June 27,2000 .. RECOMMENDED MOTION (ALL MOTIONS ARE STATED IN THE POSITIVE): "I move to approve Resolution No. _, Series of 2000, approving the secondary mass Residential Design Standard variance for a single family residence at Lot 3, Gaylord Subdivision." ATTACHMENTS: Exhibit A -- Review Criteria and Staff Findings Exhibit B -- Development Application Lot 3, Gaylord Subdivision 3 DRAC, June 27,2000 .. EXHIBIT A LOT 3, GAYLORD SUBDIVISION REVIEW CRITERIA & STAFF FINDINGS SECTION 26.410 RESIDENTIAL DESIGN STANDARDS The Design Review Appeal Committee (DRAC) may grant relief from the Residential Design Standards at a public hearing if the variance is found to be: a) in greater compliance with the goals of the AACP; or, b) a more effective method of addressing standard in question; or, c) clearly necessary for reasons of fairness related to unusual site specific constraints. Section 26.410.040(B)(1) Building Form - Secondary Mass. 6 All new structures shall locate at least 10% of their total square footage above grade in a mass which is completely detachedfrom the building, or linked to it by a subordinate connecting element. In response to the review criteria for a DRAC variance, Staff makes the following findings: a) in greater compliance with the goals of the AACP; or, Staff Finding: Staff does not believe this criteria is met for the variance request. The 2000 AACP calls for the community to "Promote a standard of design that is of the highest quality and is compatible with the historic features of the community and 5, environment. The secondary mass Residential Design Standard implements this goal and philosophy by requiring the mass of new structures to be broken up, and the architectural designs to both resemble the character of historic Aspen and to be harmonious with the existing built environment. Staff feels that an architectural design can be attained for the site which better implements the AACP. b) a more effective method of addressing standard in question; or, Staff Finding: Staff does not believe the proposed residence provides any element which more effectively addresses the secondary mass standard. Staff does not believe this criteria is met. c) clearly necessary for reasons offairness related to unusual site specific constraints. Lot 3, Gaylord Subdivision 4 DRAC, June 27,2000 .. Staff Finding: The subject lot is vacant and relatively flat with no unusual site specific constraints. Meeting this design criteria is a matter of architectural design and not dictated by constraints posed by the subject property. Staff does not believe this standard is met. Lot 3, Gaylord Subdivision 5 DRAC, June 27,2000 .. County of Fitkin } AFFIDAVIT OF NOTICE PURSUANT } SS. TO ASPEN LAND USE REGULATION State of Colorado } SECTION 26304.060 (E) I, , being or representing an 68 24 9 44 J Applicant to the City of Aspell, personally certify that I have complied with the public notice requirements pursuant to Section 26.304.060 (E) of the Aspen Land Use Regulations in the following mAnner: .Amailing of notice, a copy of which is attachedhereEst-class, postage prepaid U.S. Mail to all 0*Mers-0444924*lialn_Ihree hundred (300) feet of the subject property, as indicatrthe attached list, on the day of -39Â§21*hicÂ·h-i.s-_ ~aÂ«Frior to the public hearing date of 2. By posting a sign in a conspicuous place on the subject property (as it could be seen from the nearest public way) and that the said sign was posted and visible continuously 2cct tr-* from the 22, day of 0 Ciut . +99_. (Must be posted for at leasuÂ¢:41-9) full days before the hearing date). A photograph of the pos= sien i .&4.o A - if-- 4 E-- r -171 s i#XK~#5;0' (Attach photograph here) Eigned before me this 26cd day .Tilne , b.99 by 23560 (la f U N k ho 15 WITNESS MY HAND AND OFFICIAL SEAL My commission expires: 3- - /5- - OcÂ·/ O hâ‚¬ r ,/ / 4 eh,1-4 Noty(tfub#c>Â· <~D <29 9// )~( At-44+1_.< 7 CHERYL 1 " Nbtary Public's'Signatâ‚¬re ~i KOEHNE J ~ 0 e... 0P ~ LAND USE APPLICATION ~ PROJECT: 0 1 41 /~ - -rrr i N,1112-Â· f. ed -56 0 T]t -1.11 - flÂ·GE, l-U>-ELM DiE- Location: Lot 5 44:M lor-J SUIPA,viste.4 . Re A Â°bo ll. p c we (Indicate street address, lot & block number, legal description where appropriate) APPLICANT: Name: Npen Â·De-oâ‚¬,lop A#+ LLC Address: 960 k \65 ST- ' A- 5 p.-- Phone#: 9-10- qfic; Â· 286-1 REPRESENTATIVE: Name: Aa-fy N Lchole ,/ 16Wn Diurs Address: 93> Co LinÂ« 7 -r As r U I Phone #: 1-10 . 12-9 . 190,7 970 Â· 371 Â· 6912 TYPE OF APPLICATION: (please check all that apply): El Conditional Use U Conceptual PUD ~ Conceptual Historic Devt. 03 Special Review J Final PUD (& PUD Amendment) E Final Historic Development Er- Design Review Appeal E Conceptual SPA E Minor Historic Devt. F7 GMQS Allotment ~ Final SPA (& SPA Amendment) ~ Historic Demolition El GMQS Exemption CE Subdivision ~ Historic Designation E] ESA - 8040 Greenline, Stream J Subdivision Exemption (includes El Small Lodge Conversion/ Margin. Hallam Lake Bluff, condominiumization) Expansion Mountain View Plane I U Lot Split El Temporary Use U Other-: El Lot Line Adjustment C] Text/Map Amendment 1 EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) \' acant Â£ st PROPOSAL: (description of proposed buildings, uses, modifications, etc.) 5 /8. a -Ca-.4 reS ~cLe,woe. Have you attached the following? FEES DUE: S Â£ pre-Application Conference Summary ELI Attachment #1, Signed Fee Agree ment El Response to Attachment #2, Dimensional Requirements Form - El Response to Attachment #3, Minimum Submission Contents U Re;ponse to Attachment #4, Specific Submission Contents gl Response to Attachment #5, Review Standards for Your Application .. ASPEN/PITKIN COMMUNITY DEVELOPMENT DEPARTMENT Agreement for Payment of City of Aspen Development Application Fees CITY OF ASPEN (hereinafter CITY) and (hereinafter APPLICANT) AGREE AS FOLLOWS: Airric A>c y.lopmej L l.6 1. APPLICANT has submittid to CITY an application for (9#1*24 e '376 /,-, (hereinafter, THE PROJECT). 2. APPLICANT understands and agrees that City of Aspen Ordinance No. 45 (Series of 1999) establishes a fee structure for Land Use applications and the payment of all processing fees is a condition precedent to a determination of application completeness. 3. APPLICANT and CITY agree that because of the size, nature or scope of the proposed project. it is not possible at this time to ascertain the full extent of the costs involved in processing the application. APPLICANT and CITY further agree that it is in the interest of the parties that APPLICANT make payment of an initial deposit and to thereafter permit additional costs to be billed to APPLICANT on a monthly basis. APPLICANT agrees additional costs may accrue following their hearings and/or approvals. APPLICANT agrees he will be benefited by retaining greater cash liquidity and will make additional payments upon notification by the CITY when they are necessary as costs are incurred. CITY agrees it will be benefited through the greater certainty of recovering its full costs to process APPLICANT'S application. 4. CITY and APPLICANT further agree that it is impracticable for CITY Staff to complete processing or present sufficient information to the Planning Commission and/or City Council to enable the Planning Commission and/or City Council to make legally required findings for project consideration, unless current billings are paid in full prior to decision. 5. Therefore, APPLICANT agrees that in considerarion of the CITY's waiver of irs right to collect full fees prior to a determination of application completeness, APPLICANT shall pay an initial deposit in the amount of S which is for hours of Community Development staff time. and if actual recorded costs exceed the ir.kial deposit. .APPLICANT shall pay additional monthly billings to CITY to reimburse the CITY for the processing of the application mentioned above. including post approval review. Such periodic payments shall be made within 30 days of the billing date. APPLICANT further agrees that failure to pay such accrued costs shall be grounds for suspension of processing, and in no case will building permits be issued until all costs associated with case processing have been paid. CITY OF ASPEN APPLICANT;; /h By: / 3~~4 mulie Ann Wc= is 3/ Community Development Director 5-2,-1 -63 Mailing Address: a A-12'Y L); C..i~x 2 1 pi o 80>< 9114 Atpoti' cs <8/612 g:\support\forms\agrpayas.doc 12/27/99 1IDII .. Aspen-Telluride Real Estate ~ & Development P.O. Box 8116 Aspen, CO 81611 Bus. (970) 925-1043 Fax (970) 925-1063 May 22,2000 Aspen Community Development Department 130 S Galena Street Aspen CO 81611 RE: design review appeal for ordinance 30. Dear Sara, The owner of (Lot 2 and 3, Gaylord Subdivision, City of Aspen) is Aspen Development, LLC. P.O. Box 8116 Aspen CO 81612, which consist of John Davis, Steve Belotti, and Gary Nichols. We authorize and consent to Gary Nichols representing us in the following request: Please call with any questions. Be*~ar*7 j .efary Nichols Ce. John Davis Steve Belotti WA/) and ASSOCIATES inc ~ architecture and planning April 2000 Request for variance Re: Lot 3, Red Gaylord Subdivision Red Butte Drive Aspen, Colorado Aspen Development LLC This proposed single family residence follows the intent of the Residential Design Guidelines. All standards, except one of the guidelines have been complied with thoroughly and are in compliance with the Aspen area Community Plan. The proposed residence strictly follows: 1) Site design/orientation 2) Parking and garage orientation 3) Building elements in regards to street oriented windows, front door requirements and a front porch of at least 50 sq. ft. Also, the one story street facing element requirement has been met not only on the front but all sides with the use of additional covered porches and setting back the upper level floor to allow the massing to be broken up into smaller elements. Street facing windows follow the ordinance with placement and shape. No light wells protrude past the front facade. 4) Material selections are shown and designed with true/natural expression. A natural stone base is provided, next "lightef' materials are then used on upper level elements which are natural architectural expectations. 5) The proposed residence is flanked to the west by a one-story home and to the east by a two-story home. Inflection is met by one story elements on the west side with the garage and covered area. Also, the east side of the residence mainly appears one-story, again with a covered porch wrapping the east side. 2945 Center Green Court, Suite A â€¢ Boulder, Colorado 80301 â€¢ {303] 442- 1201 .. The proposed residence does not strictly follow the secondary mass requirement. This requirement is an implement which steers the design of homes toward more broken-up massing and less imposing two-story "block" houses. The design of this proposed residence shows numerous broken up elements and virtually no imposing elevations. All elements are pedestrian scale/friendly Please also note that the city standards for side-yard setbacks are 5 feet for this zoning. This particular subdivision has more stringent side-yard setbacks of 25 feet, which are followed with this design. This alone relieves the impact to neighbors. So, not only is there an additional 20 feet of setback on each side but also one-story elements on all sides which greatly reduces the impact to the neighboring lots and community. To summarize, the proposed residence follows the new Residential Design Guidelines in all required areas except one. In lieu of the secondary mass requirement, numerous design elements and massing have been implemented to relieve this requirement; among these are covered porches, setback second levels, many dormer elements and roof configurations to break up large two-story planes. Also, additional side yard setbacks have been observed. Thank you for your consideration, Uku Mark B. Ward Architect .. ATTACHMENT 1 ASPEN/PITKIN COMMUNITY DEVELOPMENT DEPARTMENT City of Aspen Development Application Fee Policy The City of Aspen, pursuant to Ordinance 45 (Series of 1999), has established a fee structure for the processing of land use applications. A flat fee or deposit is collected for land use applications based on the type of application submitted. Referral fees for other City departments reviewing the application will also be collected when necessary. One check including the deposit for Planning and referral agency fees must be submitted with each land use application, made payable to the Aspen/Pitkin Community Development Department. Applications will not be accepted for processing without tile required application fee. A flat fee is collected by Community Development for Administrative Approvals which normally take a minimal and predictable amount of staff time to process. The fee is not refundable. A deposit is collected by Community Development when more extensive staff review is required, as hours are likely to vary substantially from one application to another. Actual staff time spent will be charged against the deposit. Several different staff members may charge their time spent on the case in addition to the case planner. Staff time is logged to the case and staff can provide a summary report of hours spent at the applicants request. After the deposit has been expended, the applicant will be billed monthly based on actual staff hours. Applicants may accrue and be billed additional expenses for a planner's time spent on the case following any hearing or approvals, up until the applicant applies for a building permit. Current billings must be paid within 30 days or processing of the application will be suspended. If an applicant has previously failed to pay application fees as required, no new or additional applications will be accepted for processing until the outstanding fees are paid. In no case wilI Building Permits be issued until all costs associated with case processing have been paid. When the case planner determines that the case is completed (whether approved or not approved). the case is considered closed and any remaining balance from the deposit will be refunded to the applicant. Applications which require a deposit must include an Agreement for Payment of Development Application Fees. The Agreement 'establishes the appiicant as being responsible for payment of all costs associated with processing the application. The Agreement must be signed by the party responsible for payment and submitted with the application and fee in order for a land use case to be opened. The current complete fee schedule for land use applications is listed on the reverse side. .. ASPEN/PITKIN COMMUN!TY DEVELOPMENT 2000 LAND USE APPLICATION FEES CATEGORY HOURS DEPOSIT FLAT FEE Major 12 2,310.00 Minor 6 1,155.00 Staff Approvals 480.00 Flat Fee 265.00 Exempt HPC 65.00 Minor HPC 480.00 Significant HPC <1000 sq. ft. 1155.00 Significant HPC >1000 sq. ft. 2310.00 Demolition, Partial Demolition, Relocation 2310.00 Referral Fees - Environmental Health Major 330.00 Minor 170.00 Referral Fees - Housing Major 330.00 Minor 170.00 Referral Fees - City Engineer Major 330.00 Minor 170.00 Hourly Rate 195.00 .. ATTACHMENT 3 MINIMUM SUBMISSION CONTENTS Applicant's name. address and telephone number, contained within a letter signed by the applicant stating the name, address, and telephone number of the representative authorized to act on behalf o f the applicant. The street address and legal description of the parcel on which development is proposed to occur. 3. A disclosure of ownership o f the parcel on which development is proposed to occur, i consisting of a current certificate from a title insurance company, or attorney licensed to practice in the State of Colorado, listing the names o f all owners o f the property, and all mortgages, judgments, liens. easements, contracts and agreements affecting the parcel, and demonstrating the owner's right to apply for the Development Application. fcÂ· ~~ Â·3/4. An 8 1/2" x11' vicinity map locating the subject parcel within the City ofAspen. 5. A site improvement survey including topography and vegetation showing the current status of the parcel certified by a registered land surveyor, licensed in the State of Colorado. (This requirement. or any part thereof, may be waived by the Community Development Department if the project is determined not to warrant a survey document.) 6. A site plan depicting the proposed layout and the project's physical relationship to the Tr 5 land and it's surroundings. 7 A written description of the proposal and a written explanation o f how a proposed 4 development complies with the review standards relevant to the development application. .. AT-TACHMENT 4 Specific Submission Contents DRAC All applications for the Design Review Appeal Committee shall include the following: 1. Neighborhood block plan at 1"=50' (available from City Engineering Department) Graphically show the front portions of all existing buildings on both sides o f the block and their setback from the street in feet. Identi fy parking and front entry for each building and locate any accessory dwelling units along the alley. Indicate whether any portions o f the houses immediately adjacent to the subject parcel are one story (only one living level). 2. Site plan at 1 " = 10'. Show ground floors of ali buildings on the subject parcel, as proposed, and footprints of adjacent buildings for a distance of 100' from the side property lines. Show topography of the subject site with 2' contours. , 3. All building elevations at 1/8" = 1'-0. /4. Floor plans, roof plan. and elevations as needed to verify that the project meets or does not meet the "Primary Mass" standard. 5. Photographic panorama. Show elevations of all buildings on both sides of the block, including present condition of the subject property. Label photos and mount on a presentation board 6. A written explanation of the requested variance and an explanation of why a variance would be appropriate, with respect to the standards provided in. Attachment / 5, and the provision o f any offsetting design features which may mitigate impacts o f the design VatiariCC. .. ATTACHMENT 5 Review Standards: Design Review Appeal Committee The foliowing standards shall be used by the Design Review Appeal Committee when considering granting a variance from the "Residential Design Standards." Please explain, in writing. how your project meets one of the following: A. The proposed design yields greater compliance with the goals of the Aspen area Community Plan (AACP); or, B. The proposed design more effectively addresses the issue or problem a given standard or provision responds to; or, C. The proposed design is clearly necessary for reasons of fairness related to unusual site specific constraints. .. LAW OFFICES OF BROOKE A. PETERSON KAUFMAN & PETERSON, P.C. TELEPHONE GIDEON I. KAUFMAN* (970) 925-8166 HAL S. DISHLER " FACSIMILE 315 EAST HYMAN AVENUE, SUITE 305 (970) 925-1090 ASPEN, COLORADO 81611 OF COUNSEL: ERIN FERNANDEZ ELY *** Â· ALSO ADMITTED IN MARYLAND â€¢â€¢ ALSO ADMITTED IN TEXAS - ALSO ADMITTED IN FLORIDA VIA HAND DELIVERY November 10,1999 Aspen Development, LLC c/o Gary Nichols 936 King Street Aspen, Colorado 81611 Re: Purchase of Lots 2 and 3. Gavlord Subdivision Dear Gary: Congratulations upon the acquisition ofLots 2 and 3, Gaylord Subdivision! I am enclosing herewith for your reference a closing booklet containing originals or copies o f all o f the documents executed or received in connection with the purchase. You should review this documentation and contact me if you have any questions. I would suggest that this documentation be retained in order to answer any questions which may arise in the future. Again, my congratulations upon this purchase and, if you have any questions, please do not hesitate to contact me. Yours very truly, ~*14ofessionalflpNation 1 All) - 1 By: V i v \77- BAP/ljk ~ / -B]poke A. Peterson \ b Enclosure , realestate\clos-pur-nichols gaylord THIS IS NOT A TAX BILL PRESORTED '1(>.L E. Hair, A.i 0 . '- FIRST CLASS MAIL U.S. POSTAGE AN V-' rf â€¢ U An assessment percentage will be applied i. A [ D 1 .' to the actual value of your property before DENVE R , : F~ taxes are calculated. The assessment per- '- L t< IiI i TAX AREA centage for residences is projected to be TAX YEAR SCHEDULE NUMBER NUMBER DATE CODE %. Generally, all other property, including vacant land and personal property, is assessed at 29%, 39-1-104(1) DESCRIPTION OF PROPERTY (MAY BE INCOMPLETE) and (1.5), C.R.S. A change in the projected residential assessment percentage is NOT grounds for protest or abatement of taxes, 39-5-121(1), C.R.S. BUM:414LORD 10:" Protest hearings will be held: H 1 2 2. :41 1 . The appraisal data used to establish real property value was from ACTUAL VALUATION the 18 month period ending (+) INCREASE/ TYPE OF PROPERTY PRIOR YEAR VALUE ~ CURRENT YEAR VALUE (-)DECREASE VANAEr LAND I ~ J i AL E, * If data is insufficient duting this time period, Assessors may use data from the five year period ending 06'3Â«192 5-DICIN 91612 rÂ· : 26Â£9-6ZE-0Â£6 L081.-6ZE-026 00Â¥HO-100 NadSÂ¥ _ 311 INBINd013A30 N3dSV 9 OOV80100 N3dSV i F L0908 00Â¥Â£0100 'bl301n09 9 31InS 'lyn 00 N 33H9 U31N30 9,65 3AIWO 31108 038 LoaÂ·at't' NOISIAIGEInS 080-IAVe Â£ 101 A38 1 Suluueld 9 e.â€¢nnoe:,140 Je wu~ - 11, Â°o/Lilk 31Â¥a /% salvioossvpue atiVAA V Ill alina 038 *.4.4 â€¢" S - U tq - - 1 A:- .4.- / I . 2 i , 0-- - -~7'E fli 1 C,--- ~- $ \ \ \\ 1 /- -1 f J ./ \ 1 1.1 i 1 \.,\ \ 1 -fr -4- \ 1 - * 4 51-..- -b 63\ -1 ~ 57 4 ./ U===21 ,41 / /11 // 1 -7 1, 1 , eeÂ·,g 1 1 I 1 1 111 0-1-1-11 ~ f A T 1 i \/1 1 1 ; \ 1 21 / 1 3 1--la- - '' / 0 d \ C: \ 1 1 1 ''It 1 9 ;1 il r-' 1 1 i fi' 1 UL_I-i / t-- ~ El ' I 11! tP 11 1 0 - 0 0 7-- - :~ -- 1==_11 h' 1 1 li ' i ' i Ill i - /1 C -- - u *_ __E- f 11 b -7 - - ILi=-2-11.-U --- u~ ~-+-i# ~-- 1 \ , f 1 4 /'-~- -7 I ' ' 7.-- r ..-Â· , el Â·le --- 1 7 2.29,9 1.53 h 1 Â¢ e -1. 0 a 4. at 4 Z 45 1 - i 1 4 f W A: .4.Â· F #a f.. - E- : f~ 47, * * 1 : ..lâ€žÂ®,# K : - .=Ue=:= 2. 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