HomeMy WebLinkAboutagenda.drac.overlay.19950607~'
AGENDA
OVERLAY SUBCOMMITTEE
June 7, 1995
Regular Meeting
2nd Floor Meeting Room, City Hall
4:00 I. Roll Call
II. Comments (Committee members, Staff and public)
III. New Business
4:05 A. _1103 Waters Avenue ~/-/-~ ~h(~~+- ~a ~~~~ .~1--~~.,,
4:35 B. 1440 Crystal Lake Road ~-(? K
IV. Old Business
4:50 A. 125 Park Avenue
5:15 V. Adjourn
A
TO: Overlay Zone District Sub-Committee
FROM: Amy Amidon, Historic Preservation Officer
RE: 1103 Waters Avenue
DATE: June 7, 1995
SIIMMARY: This project is located in the Base of Aspen Mountain
neighborhood, therefore both the general guidelines (Chapter 1 of
the "Neighborhood Character Guidelines") and the specific
guidelines for the Base of Aspen Mountain (Chapter 6) will be
app 1 ied . /~,.J
The existing house on this parcel will be completely demolished and
replaced with a new structure of 3,634 sq.ft., plus a garage and
a.d.u. bonus. The application indicates a larger bonus for the
a.d.u. than is available, as only 25o sq.ft. is allowed.
The special review process is mandatory as is compliance with the
Committee's findings.
APPLICANT: Ingo Lang, represented by Jack Miller and Associates.
LOCATION: 1103 Waters Avenue, Calderwood Lot 3, City of Aspen.
STAFF COMMENTS: Please refer to the application for the complete
representation of the proposal. Planning staff finds that several
aspects of this project warrant further study to be in compliance
with the general and specific neighborhood guidelines.
STAFF EVALUATION:
Mass and Scale
2. New buildings should appear to be similar in scale to those in
the established neighborhood, or to the scale that is desired for
the neighborhood.
Response: The sidewalls and rear wall of the building have little
variation in terms of wall plane.
Architectural Features
10. Architectural features that enhance the pedestrian experience
are encouraged.
Response: The proposed roof material, cedar shakes, tends to make
the roof form look heavy or overscaled, however the shakes may be
~~ appropriate for a log house.
Garages
12. Minimize the visual impact of garages.
Response: The garage is the most prominent element of the street
facade. Most of Waters Avenue is lined with pull in parking, which
erodes the pedestrian character of the neighborhood. The lot is
fairly narrow and there is no alley, making it difficult to place
parking at the rear of the lot. Staff recommends that the garage
(in its proposed location) be recessed and the entry way brought
forward to make the entry prominent. Second story space could
cantilever over part of the garage area as well.
RECOMMENDATION: Staff recommends that the Committee table the
request to exceed 85% of the allowed FAR at 1103 Waters Avenue,
recommending that the applicant restudy the treatment of the garage
as described above and attempt create more variety in wall plane,
plate height and/or ridge line height.
Additional Comments:
05%OSi95 15:38 9709201722
05;0511995 1b: 25 9709201722 ALTERNATIL'EINTERIORS PA~iE t~2
Ingo Lang-- ~ ' -' " '-`
APPLICANT:
AOORESS: 3500 Island Blvd, Pths #1, Miami, FL 3316
1103 Waters, Calderwood Lot 3
ZONE 01ST'RICT:
LOT SIZE (SQUARE FEET): R15 7409 S.F.
EXISTING FAR: 17 9 2 S . F .
ALLOWABLE FAR: - 3634.5 + 500 S.F. AR + ADU
PRCPCSEO FAR: 'i F'i 4 + • S n n S F + x~ F pnrT
EdSTgVG NET LEASABLE (canu+>•rc~: N/A
PROPOSED Nf LEASABLE (oommaelaA: N1A
EJQS7ING 5Of SITE COVE9AGE: 12 ~
PRCPCSED X OF,SfTE COVERAGE
'
~+~ N / A
l1.61++ucd S/le c
w
flt.
EXISTING x OFCPEN Sp C~nnwdll:
N / A
PRCPOSED'.G OF OPEN SPACE.(CaeenerJ:
EXISTUJG MAXIMUM HElfitfl': tkter8r~ 1 ferf~f . 2 3 ' - 2 5 ' /Ams~oty Blde:
PROPOSED MAXIMUM F~IGI{f: Prime ~ ~ 2 5 ' - 3 0 ' I A~~
1008
PROPOSED X OF OE.MCI.I110N:
EXISTING NUMBER OF BEDROOMS: 3
PRCPOSED NUMBER OF BEDROOMS: 3
EXISTING ON-SITE PARKING 5PACE5: 4
ON~fTE PARKING SPACES REOUGtED: 4
~•
NG.
I ALLOWABIF: PROPOSED:
25'
40
ro
~t
~ Front: 25' front
'~'_
Rear. '~0 Rar. i n' p~
~~
Sid: ~ n SId~: 1dL'~ Side:
Canbined F~~y; Paml>ined FrtlRr: CanCined FronVHear.
EXISTING NONCONFORMRIESI
ENCROACHMENTS:
VAPIATIONS PE!)UE TED teNoi eC~tac LenAm arlcs Onlp~ cfietacter mmoaetv'~pt Andlna m~lst tx made lir HP~:
FAR: - M6AmtAn ~ BeextM ~~~
5E78ACKS: Front: P~n9 S~=:
Rear. Open ~ (Commerdall:
Side: HegM l~ ~ ~y1~
ComCined FR1Rr: 5i1e CoHrage (Cotage InAll Only):
JACK MILLER & ASSOCIATES, A.I.A.
ARCHITECTURE/PLANNING
P.O. BOX 4285
ASPEN, CO. 81612
303-925-6930
May 8, 1995
Ms. Kim Johnson
Aspen Pitkin Community Development Department
130 South Galena
Aspen, Colorado. 81611
Subject: Descriptive Proposal for Floor Area Overlay Review
Dear Kim:
The proposed project, a new single family residence of 3,643
square feet with an integral accessory dwelling unit of 336
square feet and a two-car garage. An older three-bedroom
residence of approximately 4,792 square feet currently exists and
will be removed. The site is fairly secluded visually, on Lot 3
of the Calderwood Subdivision. The lot is shaped such that the
street property line and access from the Waters Avenue cul-de-sac
is narrow (30 feet and at an angle to the lot). See attached
site plan. The width is approximately 56 feet by approximately
114 feet in length. Thus, with the R-15 side yard setback being
10 feet and an underground utility easement at the rear, the
configuration of the building foot print and location on the site
is generally dictated. Considering the major views are to the
south toward Aspen Mountain, living and dining areas are oriented
to the front with the master bedroom facing Smuggler Mountain
toward the southeast. The 336 square foot studio accessory
dwelling unit is located on the first floor and is oriented
toward a rather private and pleasant rear year, with the garage
toward the front as there is no alley or rear access.
Mass and Scale
The building is 36 feet wide narrowing down to 33 feet
toward the rear. An open gable roof is toward the south. The
plan is divided into two modules lengthwise north and south over
a 22-foot and 14-foot width so that a 10/12 roof pitch running
north and south with cross gables covering the remaining 14-foot
width thus tends to break up the roof mass and keeps the vertical
scale in keeping with the more traditional structures.
Ms. Kim Johnson
May 8, 1995
Page 2
Building Form
The building form i
simple rectangular forms
with (as aforementioned)
dormer gables located to
helping to gain lighting
a simple character.
Site Design
a meant to
featuring
two major
help brea
and upper
be rather traditional with
as steep a roof as possible
cross gables and two minor
cup the roof mass while
views while still maintaining
As was mentioned earlier, the footprint is generally
dictated due to setback and easement restrictions. The primary
entrance is located toward the street with as much front yard
setback as possible with the facing vertical open gables and
traditional deck handrails attempting to create pleasant and
interesting south and east facades.
Building Materials
v
The general design concept is to create a rather rustic
feeling in materials and form by using natural finish cedar or
lodgepole pine handhewn logs on the second level with vertical
channel lap cedar siding on the lower level to break the vertical
mass with natural lichenstone accented around the entry with as a
warmscothing to further create a horizontal line. The roof will
be of cedar shake to enhance the rustic natural material
appearance which is prominent around the Waters Street and cul-
de-sac adjacent areas.
Architectural Features
Windows and doors are sized to fit the scale of the facade
as well as allowing maximum natural light and prominent views to
prevail. The roof dormers and cross gables are meant to also
create traditional interest. The primary entrance will be
defined with decorative doors and sidelights while remaining
simple in vertical scale. The windows will be trimmed with two-
to three-inch pine trim creating traditional log home detail.
The deck handrail and posts will be log and will match the
adjacent prominent house for an accent compliment.
Garage
The garage exposure is minimal due to the angular
orientation to the street and the use of two small doors with a
Ms. Kim Johnson
May 8, 1995
Page 3
deck above supported on log columns. The driveway is located in
the narrow street access and will curve around into the garage.
Landscaping will be utilized to help minimize the impact.
Conclusion
The proposed renovation complies with current planning and
zoning ordinances, as per the Land Use Regulations, City of
Aspen, Colorado, 1990 including:
1. Site coverage
2. Open space
3. Parking
4. Floor area ration
5. Building height, A.D.U. criteria
6. Use
for the R-15 Zone District; and Neighborhood Character Desian
Guidelines for core Area Neighborhoods in the City of Aspen. July
1994, as recommended by the Planning Department, City of Aspen;
and promotes a response that complies with issues relevant to
site planning, neighborhood character architectural design,
regional style, housing, and other criteria established by local
and regional development practices.
V ry truly
k Miller
K MILLER
yours,
& ASSOCIATES
JM/sm
May 8, 1995
The City of Aspen
Building Department
130 S. Galena Street
Aspen, CO 81611
RE: 1103 Waters Avenue, Calderwood Lot 3, Aspen, CO 81611
Dear Sir or Madame:
Waters Avenue is a street of mixed types of housing from single family, apartments,
condominiums, and motel type residences. There is clearly a mix of building sizes, forms, and
types. Building materials are varied. Stucco, brick, and wood are common materials used.
With respect to the homes on the cul-de-sac, several have been recently renovated with two story
additions. The house directly east of my lot is a two story new construction cedar shingle
exterior style home. The two story existing structure we intend to remove from the premises
is very poorly build with concrete block, stucco, and timber frame.
I am proposing a log home which has been designed to fit appropriately into the neighborhood.
The size is similar in scale to the adjacent houses and the street elevation will be essentially
unchanged. Porches and balconies, part of our design will have a pedestrian "friendly" affect.
This cul-de-sac area possesses the benefit of a thick screen of scrub oak between all surrounding
houses and the street. Also the setback from the street to the home creates a private entry and
intimate scale. Our design using log and stone will create a very rustic home and although it
will be of new construction it will look as though it has been there for years.
I travel frequently so please feel free to contact my local representative if you require any
additional information: Lisa Blake at 925-5600, or my attorney in Miami, Adam Schiffman
Esquire, at (305) 682-1328.
I look forward to visiting Aspen much more frequently.
Respectfully submitted,
S°~~
~" --
Ingo Lang
IN\LB:drm
OVERL AY SUBCOMMITTEE JUNE 7.1995
Vice-Chairman Bruce Kerr called the meeting to order, present were Don Erdman, Roger
Moyer, Robert Blaich, Steve Buettow, and Jake Vickery.
1440 Crystal Lake Road
Kim Johnson, Staff stated that this is an application for an additiona1265 sq.ft. to incorporate a ~ ~,;
gazage bay, a greenhouse and a few changes to windows. The gazage bay is the only part of the '~jt~i
addition that will be visible from the street. Staff does not have any recommended conditions. ~ ri~'i!,
Public stated that the applicant would like to modify the application and asked if it would be :,~!
appropriate now.
Vickery asked to what extent the applicant wants to modify.
Public responded that the applicant would like to move the greenhouse from the back
overlooking Crystal Lake and incorporate that area on the side of the building. The applicant is
also considering moving the living room wall out a few feet and would have the higher
windows, and the addition of skylights. The applicant is interested in the boazds comments and
if there is significant opposition she is sensitive to that.
COMMISSIONER COMMENTS
MOTION: Moyer moved to approve the addition of 265 square feet for
a second garage bay, a greenhouse and minor changes to the windows.
Second. Motion carries, all in favor.
Vickery asked if the board felt comfortable with the verbal representations of what the applicant
suggests in addition to what is represented on the application.
Staff has to assure themselves that allowable FAR is not being exceeded. Johnson responded
that a plan check by Staff would fine tooth the FAR. Johnson clarified how many feet the
applicant would like to add to the living space area.
Public commented that it would be roughly four feet about 280 sq.ft. By moving the greenhouse
azound, it will be smaller than before.
MOTION: Moved that in the event that the owner wishes to relocate
the greenhouse around the corner and the expansion of the living room
over the new garage bay not to exceed 50% of the garage base. Second.
Motion carries, all in favor.
~~~,'.~
`j
~,,
`,
~~E.
( ~ Y) r r~~ ~i~~~ ~ ~ ~Si~1~~
,a L=,),C '. 51~71r~F ) = , ~rr ~`'W1~7`r'~ r0( ,
;>~J• ~/F ~••`, ~ '~ ,\•'r' ~~~ •. ~~II~~SP I(tf~` ~yl i /r, •-4~~fn • ~~~ 1~4C1 ~)~~`1{{~- ~`l~ mil}' ~; '{ r:
~~'i~11 ~ /~~ -- ~` J ~~ )"'/~ ~ 1S y ~~1~~~6 ~ r~~~~h~g"~~l lfi ,r. ~~{(~, i ~~ ~~ ~~~~(-~~~f
- .ruri ~~f ~i !~S'rLi .~l~Jrl ~~) /~1 [r~ lil i I rit (~~ ~i:1[,j r.
,' r rc (, /, {
l:~>, ~ ~ ~ ~ ~t~' I ~'/ r ti,/! 3d y R .( L. , , 1 tl~ U if- //// r
~ ~~~;-)• ~- fit, ~)~ `~ I~ M1rr - ty ~ ~~ ~ ,,, J %~
1 ~ u f r - ` ~ . /-
• r
~~% ~ p
r.. .~~~~~ ry~f ~o-'~'~~~~~~~~1 f0~ i _ ~ <~_~ ~ r~Cr ~rr i fA ) ~J rl~l~~ r ~~Y ~/l;, ~'~
JJ// f`~J al~~llil { ` J i r J -j r~ 11 `}r`r11 J /:'
~I ( ~ ~ l )' ~~~~~~.::::~ ~Jj~' /`~{i(~ d ~i' ~~ ar` ~rFY`,l ~r /;\ It~~' .~•'~1~
~~ 1 ~~~~~~~;, ( t7 4!(~"i~~r779~-~or~ r C7C7 r I ~-l~~ `'~'>i '.fy,~ ~,
~' ~ _ ~ ~ ~ 1
~, ~ / 7~ i 4e~ ~
~~~.--, ~~, ~.. ; -~.~ i~ ,- -: ,. ( ~ f_- i (sir -. ,
!~ rr. ~r 1 I ~1,~ ``<~i ~~~ ' ~".. '~// i n L7~ `f f /~ 1 1 i .;-.R. -(~' ~?l~ iptl
1~ ~ 7.~ / 1
,~~ .. ~ ~ ~an,b, ~,/~~
~~~ _ ~~ ~.I ~ti:; ~~ rr it ~/~ .:~ f ~ ~^C( 77i (~' 7~W-~, ~ ~ ~~ _
_ I
' // 16`~R '; f ~ rl~~ tl `tin l ~
,; I .~ ~ ~ „ . r ~ ~~
/I ~ r _ 7 ~_ ~ ~ ~ .~ ~i
r~J';? ~=',-~-~ j\,~(...~ !~4~ '~~! 1\;.I' ~~'l~ t , r l.~ij l~~l~~r ~~ rlr~ , ' i (V/~ -
°• d
'~c X11 ii''f 1 C 1.1 ~- ]r [l~l //l/)J11 - !~ r /J. -
! I ~~ \ ll ~j®~ r r~~r~;-_ ~ c) / ~/ ed n o ~ raj j Po,9,
r ~ ~ 'rr I~Y4 rj ~ ~ V 111 -, a r) j.
yy' ..] l ]~F~ S 7 r /// / .
~, ~, III ~ r - ~ ~ ~--° -
~ ~, t- p ~
~g a a =
~,~ ~ , ~ i
ma l ~
r u ~ ~~
t~~pm _ __ ~ l ~ _ ° Z a
C7 5-,~~~~a - tr n~I~)gr r~ ~ , ' o Z ~
~ ~~-` rr!y,~~b a . O v~ 111 Z
rT. 2` ~ Y Ir ~ ~~ 7 ` ~ d ~
~__
,n ~ ~
~ ,., ~ -_
. r Lt ~s.~!__~ ~ ~
l - ! E \ ~ ., ~ -~
~ .,
~ ~ ~ ~ ~ ~
Y,
~, 1~j~~~;'~ f,
°o N
-, ~
_`A Q
~ I S ~ ~ ~ i ~/1/"r
I
~t
~ ~~ ~ ~ 1
nl~ ~I
~,,f l
i
~I
~~~
U v
~~ ~~ S ~~ ~ v ~ E~ ~
~ '
0 `~
y n
---._
~ 8~ U v r. a /" - -z__..
~ ~ ~.e bA~ ~ ~ ~ J b~~~ ~ ~
~ `~~`~
;'/
~ ~~ ~~ ~ ~~
~ `,. , _
;_
i ~~ .Y~I'; .,~t ~~ II' IiY ~ 't,
i
,,
/
!
/
i
.'
_~~1
Q~c
O~ ~
~.
a~? ;c-
~r
~~ 0 ~
~_
;O
,(, ~
i
2
F
O
'.
N
,'
i
V a
O y~
N y~
~O
ajSa ~
~~a
w~<
J V ~
._I ~_ W
t ~
~ Q m
Q
-~
U
Z c
W
~ o
o
U
W w
'~ n
N
R Q
V ~
Q
d
Q `
J 3
= o
~ v~
~' . n V
~~~~ 0 A
• ' a, <~``
~..
~~
~~a'
r C
~I~
.1,
~~i
i~
/ ~I
Q
e
~~?
'~
~ ~
oc Z~ 2
~~
~~
40
`d ~~~
ti~
~~
~~ ~ ~'
--
G
mmom~,, "~~~'~ .,. _
o<
~~ a
__
...
no ~ _.. .
,- _.g
v ` c~ 0
~ 00
2
O
J
W
H
N
~Q ~
~~ 4
a
V w
~o
N C m
Q ~O
dS a y
~~a
W y ~ ,
v
~tw
YQm
V
Q O
-~ n
W
U
Z
w
,,_oww
v/
W
z
J
LLi
1'~
0
0
U
e
m
a
Q
m
m
3
M
O
r
'- I~
4
:~ '
V a
i
,, ~
a ~,
~ t~ /~
~% ~j,
Ii
~~ ~~;
~~
J
J
~~ I i
~~ I
ii
1 y.
,~
~.
1'
~n
~ ~ , ~
Y
o
~, ~ r
.~ ,
> ~
~~
.~
1
c :~
v C~ .. , u ~
o ~ ~~
V ~ , o~, y y
6 V 3' v p
ti
~ ~___.~..... ._._ ._____.-'i
~ ._.. +^-
po ~ " ~ 'o .s9 O
J ^ - ~3..
r
2
O
W
H
N
W
3
~ ~ o
W
Q ~O
~ a c
~~~
w~7
J V vi
_CJ .y+ W
< V x
YQm
Q O
d
w
z °
w o
/w)~
_I C
W m
n
~~ a
Z "
a
3
J
M
O
W
F
~._._. __ .., _m.
\ ~,, L
~\ 11
l ~ ~-
'~ ~ ~_ /,
~_..~ .,
%- _ _ "~
" ~~ -- ~
/,/ ~
/_ ~, O
L
' ~ ~,/ /;
`~'~c--!~ ~!`"
~:
j ~
,/
I
~~~
,.V ~ ~~
// 4
,~I ~ 1
1
1~
% J.. 1
~ '~ .
,.~.. I 1
i
r ' ~i
_ i
1 ,, i
J \~ ',`
\1 !`'
V T
P '
~` „ti ~'
ti - \'~ ~ N
,~Q ~ - ~,
1
1
J
~_~Y
0
~ i ~ ~~ ..v
°,~(J ~~ _ ~ Ql
~~~ ~ \~J
~./ ~ / _
_. ..w.... . __: ~cdf," .J~
4 T
~ _ ~ ~
~_ S
..~-.i._.J i
+^ ----
i -
~~ ~-_•
-- ~~J1 ~I I I
-- L.. Q-_
I ~ oy --
_ 6 _._
t.
--- - - --
i
_ ._ __-___ , I ~
V
~f
~'- -I-
;';" ~ I
-~~-- - ~ I --J_.
,
_ -
`1 _ • j ;_
1
r I / ~, i i
./ I ! ~, i
1 __.~. _. .__
--
j ..
O ~: • v;~~
i" <
.~.-----
01~
,`
1
1
I
1
% 1poy
J I _ t~
,`` W
~ i ~
1 1
I 1
I 1 1
'I ' ~ I i I~1,.
I
'0 `
/ ~
/~~•-
0 1
I
• ```
`,1
\` ~ '~
,~-
l
,~~'
f
~~\
OL61.
I
I 1 ~ 1
I
I,I, I~~11 , K
~'1
,~` ~
I"
/•
/.
a
i
y
i
p96L~
a
I
1
_ •''
i
~,
x~.
_ ~~.
of w r ~~',. ~'h.,
< ~ ,' ,,
a< ~ 'I'~ ;
.1.. r~K !~•~
~,
yJ1 ~ I
5
. :, .'~ i
___.___..~___. . i ' '' `17 ~ v r~.
N~
E.-. v
d
oa
Q
~9~
_~
~~
N
~-
,~
_~
~~
~~
s
J
r
I-
0
J
r:•
~1
~::_._.
_~.?-
~'
MEMORANDIIM
TO: Overlay Zone District Sub-Committee
FROM: Amy Amidon, Historic Preservation Officer
RE: 1440 Crystal Lake Road
DATE: June 7, 1995 ~~~ ~ ~~^Z.~~f~
---------------------------- ------------------- JIY~_U<_~~
SUMMARY: This project is located outside of the neighborhoods
defined in the "Neighborhood Character Guidelines," therefore only
the general guidelines (Chapter 1 of the "Neighborhood Character
Guidelines") will be applied.
A duplex currently exists on the property. An addition of 265
sq.ft. is proposed. A second garage bay and a greenhouse will be
added and other minor changes will be made to windows. The special
review process is mandatory as is compliance with the Committee's
findings.
APPLICANT: Arlene Staley, represented by Baker Fallin.
LOCATION: 1440 Crystal Lake Drive, Callahan Subdivision, City of
Aspen.
STAFF COMMENTS: Please refer to the application for the complete
representation of the proposal. Planning staff finds that several
aspects of this project warrant further study to be in compliance
with the general and specific neighborhood guidelines.
The minimum allowable front yard setback is 25'. The area and bulk
form provided by the applicant indicates the setback will be 24'.
This needs clarification.
STAFF EVALUATION:
Garages
12. Minimize the visual impact of garages.
Response: The new garage bay faces the street. Given the
configuration of the existing house, it does not make sense to
place the new garage facing the sideyard. As it exists, the duplex
does not have a particularly interesting relationship to the
street, and the additional garage door will not be an improvement.
Staff recommends that doors be designed so as to blend in as well
as possible with the existing house.
RECOMMENDATION: Staff recommends that the Committee approve the
~,, request to exceed 85% of the allowed FAR at 1103 Waters Avenue,
with design of the garage doors in the manner described above.
Additional Comments:
'~
~ :-"~$~ 6
=
s
~_
~~l ~
°p g~:
.
~ ~°
~
~ _
< ~•
i
~ -t s a
//~~~~
~ ~ Q
F
s` w` ~,
y~
~°$
4
V
L
~.+~ 1
ii-4':
/k~ ',T:
P - ~
-' /~Fi y\ ~r~ ~~ i-~-Y
y '' t: ~T.
° ,t : r
36, ~~;~
_ _s 3 4 -eH+'
_ 2 ~ ~~ ~ - t j~yr
~F
+~ # a
i. 4
~, ~'} 'b.. ti's 7 :e- ~~
- -- ~ `tea .:.rY-yam ~-4;',.-
~ a
= ~ ~~R
~
~ ~ d
,r
e
. c ~ C ~`~'
(\ i '
pc ' fa
_'` Tyr
.:
"
yr" J
wi
~ Gy
U
1 ~n
~L
- ~ J~~
~ ~ `U
~~ /
' F'
~
Y .. ' .y..., o
~~~
N t ~
s ,
i 1
ti • ._ ..
~. _ - .. ~a
s ~'
/ "m
,tom f a -.~ ~ ~d
'~ ~Hfs~ ~~'? j a - r ~ _
,e
.yi t F ~ b rt i. i 6
a 4
aa~~a~~ ~"~~~ la ~ 1,-'~,~~ f3~'sdEg~ f I~~ ~q~~
~=s~~~f~~f~~~~~~~afsss~ ~ ~~:~~~~,.
5 h ~.: e~1nyYM1Oj ~'4xT+xi gd~iaY{xgxx~^a~
~,~ s~1x i -o fxz t 4o x :dxx ~°j } Eo- ~
,_~ _, 71 1 od -1~0,~~7; i;
''~~~ ) 1 . 1, ~1 ~ !~
ysu~ {r" - `~i'a~~ o~Aaa'a<'n°,,~7~ <H$k y<9 :N< Sd,38
!i ~l~$S ~ €E~ ~9~E yLE:
PItl uFMt ~~b.C~~atCB dOUbiiBix_ -xs ~~~~gjll
,7 Pa,roP••n ~.~ ~.
s S
a tz d{w ~, ~o,s~ i
+~awN'~ , x !rv
r ` ~ d~ ~~
~,,~~ ~ ,.•~ aae6syQ y~•ay I a a a
APPLICANT: Arlene D. Staley -~ --
AGGRESS: 1440 Crystal Lake Drive, Aspen, CO
ZCNEDISTRICT: - ~-15 (PUD) Callahan Subdivision Aspen
!OT SIZE (SCUARE FE_=T): _ 7 5. 9 F, 4 s n. f t_
ECISTINGFAA: 5005 sq. ft.
A!!CWABLEFAR: 5535 sq. ft.
PRCPCSE~JFAA: 26S sq. ft. -
EUSTING NEi La.SAE!'c (commetcal): N /A
PRCFCSEDNEi t~aSAB!E(cemmerral): N/A -
ECS7aIG : CF SI i c CCVERACc N /A
PRCPCS"cD :CFS(iECOVE9ACc N/A
EY1ST'iNG °'. CFCFEV SPACE (G:mmer~: N /A
PRCFCS~ :CFCFE~lSPACE_(Commer.): N/A -
ECSiiNGMAXIMUMHEGiiT: Pi±er~l?!da-: IPtcesservBldo: N/A
FRCPCSED MAXIMUM FiEiGiiT: Prmcral ~~ n n r h a n g a / Accesscrv Bldg' U f n
FRCFCSc'7s :CFDEMCLRICN: Less than 108
ECISTiNGNUMEERCFBEDRCOMS: ~
PRCFCSE7. NUMEE9CFBEDRCGMS: 3
E(ISTfNG ON•SITE PARKING SPACES:
GNSITc PARKING S?ACES RECUIRED:
~TaA K
E;(1STING:
FronC 33
Fear: ~ 7
S:de: 17 . 5
G;mbired FrcnURear. ~ 40
EY:STING NONCCNFORMITIES!
ENCRGACHMENTS:
3
AILOWAB!E: PRCPOS"cD:
Front 25 FronL• 24
Rear: 10 Rear, n / c
Side: 10 Side: ,_a/=
ComEined FrURr. ~ Combined FrcnURear.
VaRtATiONS RFrUE5T~9 rolioihlP for ! ardmadcs Only- char?c!er rAmDah'hiliN finding most be made by HPC1:
FAR: Minimum Distance Between B~Idngs:
ScTBACKS: Front: Parking Spaces:
Rear: Cpen Space (CcmmerdzJ):
Side: Height (Cottage Nfid Only):
Camhired FrtJRr: Site Coverage (Cartage Infill Only):
N/A
PROJECT DESCRIPTION
STACEY FAR OVERLAY REVIEW
1440 Crystal Lake Road
Aspen, Colorado
The applicant is the owner of the westerly half of the "Butera Duplex" located on
Lot 10 of the Callahan Subdivision. The lot is 25,264 sq. ft. in area and is in the
City of Aspen Zone District R15-PUD. The allowable F.A.R. is 5535 sq. ft. plus
two 500 sq. ft. two-car garages and 830 sq. ft. of deck area. This lot is not
located within an identified neighborhood zone as shown on the Neighborhood
Character Design Guideline Map.
The applicant proposes to alter her unit in the following manner:
1. Expand the existing attached one-car garage into atwo-car garage.
2. Add a new small balcony deck to the Master Bedroom with new steps
down to an existing deck attached to the Living Room.
3. Remodel the existing Master Bedroom south exterior wall to add new
skylights and new window and door at the new balcony deck all within the
existing envelope.
4. Remodel the existing Living Room windows to create a picture window.
5. Add new windows to the southerly wall of the existing top floor bedroom.
6. Replace a pair of casement windows in the Dining Room with a new
sliding glass door to allow access to the rear yard area.
7. Enclose an existing deck attached to the Kitchen with a new greenhouse
type structure.
8. Add new steps down to grade from an existing deck off the Dining Room
behind and adjacent to the new garage addition.
These proposed additions are relatively minor in scope and will be compatible
with the character of the existing structure.
The following are responses to the General Guidelines for All Core Area
Neighborhoods of the Neighborhood Character Design Guidelines for Core Area
Neighborhoods in the City of Aspen.
"All buildings should help establish a sense of human scale that is inviting
to pedestrians."
The proposed development is composed of small facade areas along the
street which help break down the scale of the structure.
2. "New buildings should appear to be similar in scale to those in the
established neighborhood or to the scale that is desired for the
neighborhood."
The majority of the buildings along Crystal Lake have matching or similar
design features.
3. 'The street elevation of a building should be designed to appear in scale
with those seen traditionally."
The proposed elevations meet this standard.
4. "Building entrances should be in similar scale to those seen traditionally."
The entry will not be changed.
Building Form
5. "All buildings should use roof and building forms that establish a sense of
visual continuity for the community, by repeating typical forms."
The existing structure utilizes rectangular forms combined for a simple
overall mass.
Site Design
6. "Orient the primary entrance of a building towards the street."
The existing structure has its entrance facing the street.
7. "Place the building entry at an elevation that is similar to those seen
traditionally in the neighborhood."
The existing entry is at grade as are most entries on this street.
8. "When feasible, locate structures so that they maintain solar access to -
adjacent properties."
The proposed development accomplishes this standard.
Building Materials
9. "Use natural, indigenous building materials to establish a sense of
continuity throughout the community."
This proposal matches the existing vertical cedar siding and detailing.
2
Architectural Features
10. "Architectural features that enhance the pedestrian experience are
encouraged."
The applicant believes this guideline has been met for the proposed
structure.
11. "Minimize the visual appearance of solar collectors and skylights."
There are no solar collectors proposed. Skylights at the Master Bedroom
is a repeat detail seen on the Townhouse units.
Garages
12. "Minimize the visual impact of garages."
The existing garages face the garages face the street. The repeating of
the existing overhanging deck and detail railing will minimize the visual
impact.
Drivewavs
13. "Minimize the visual appearance of driveways and parking surfaces."
This proposal utilizes the existing conditions with one area being
extended for parking.
Service Areas
14. "Minimize the visual impacts of service areas as seen from the street."
There are no service areas visible from the street.
>mpact on Historic Buildings
15. "Preserve historic structures throughout the community."
not applicable to this proposal.
16. "New buildings should avoid negative impacts on adjacent historic
properties."
There are no adjacent historic properties.
3
May 7, 1985
lam Johnson, Planner
Planning 8. Zoning Office
City of Aspen
13p S. Galena
Aspen, Cb 81fi11
bear Ms. Johnson,
I am writing in response to the Overlay Review requirements to give you
my description aF the "existing character" of the neighborhood end bioCk within
e ~~~ ite is located, inGuding any typical or important leg#ures (natural or
I am the owner ofone-half of an exlating duplex located on lot f 0 of the
CallBehan Subdivision, located on Cry&tal Lake Drive. Thts Is a private toad
within what is commonly known as the Aspen Ciub area, which is an area
containing the Aspen Club Health Club, Aspen Club Townhouses end several
singl8 family residences. Our unil borders Crystal Lake and was built into the
southwesterly face of an existing knoll between which flea a bike path.
The Subdivision, i.e., my nerighborhoodlblock, I characterize as somewhat
eclectic contemporary bulldinps within a pleasant, wooded side between the
Roaring Fork River and Highway 82. My building was designed to match the
Aspen Club Townhouses, end although on a private lot, feels to be part of the
Club Complex.
$i rely,
/ i
Arians o. st~ley
229 East Lake Shore Drive
Chicago, IL G0611
(312) 6fi4-711 B
-_ _ __ _
_, _ _ ~ r
RF ~ ~ _ s - - - ._ _ -- _ --.-.~._- - - . - - - -- -- ---- - ,~.
~ d S= ~ g oovaomo `?raasv
~ ~ anroo ~m irisieo m~n
~ W ~ ; c ^ ~F;~' ~ ^ ~ 3~N341S32i.t3lV1S ~ ~ T~ ~
~i 1 a Nrld 3LS - ~ ~ ~ i y
c` c G ~
/ W
_-~~___ ~'-/ _ ~ o
o _ /' r
6 11
, ~' ~i
/ /, / \q.
''-, / / /
\I I \\ I \ \ / ~ I
1 ~ \ I \ \ `~ ,' 1
V
U' Q ro
\ ~ \ \ • I
. \ I \\\ _ ~ \\\ \\\ c /.
~ 4,
\ ~ ~~ ~
\ \ _ / F9
\ ~ \~ ay
6
\ ~4
~~
- ~~
~~ ~ `~~\
~ <~
~\ ~
~ ~\
~`
~\ ~~
~` ~.
\\ I /
\ 1 /
\
I i /
1 / i i
I /i i
~ I i l
I I / / 3
/ I / I ~8
I j 1 I
I I 1 I it
I I I ~ a
I I I
1 I t ~'
I l I I
I
I I 1 //
• I
1 I / /
/ I /
1 1 ' /
1 I ~ /
I I I l
/ I I
~~ // 1\ 1
/ ~ \
/ \ \
I
/ ~..~
_, I
~~
`~ \
1
1 ~_ \\ ~
It
1 1
_ _ 1
i~ 1
' 1
t I
i I 11
/ n ~? 1
yJJ~$~ ~ \
1 1
~ /
I 1
I, 1 ~
1 \
~ ~ ; ~a/`~
`~ W;"Yx.
\I
\ \
1 \i
1
~\ ~ \~ 871
\ `~ \ +: \~
\\\` ~\ ~A li<~ IIII
1 \ f Q
1 Y
1 1 /
1 /
I 1 ~ /
/ 1 ~/
/
// '/
__-- / ~
/ /
____. ~ 9
~I
a
8~
LL y p
~p ~ 3 c ^ &~ @ ^ yuac~mriswomr~
3~N301S321 .131V1S
e
~
E
~
~~c` s ? `
NV7d UOO7~1S!!I~ ~~ x k ~
` ~
c
G
i i
/~ i
/ r
rl, . ,
~ ~,
~~
~~~
y \
~`
~~ ~
~~
~~ ~,. f~
.,
~~,~~~' ~
~,
~~~
~,
,/
/' <
,,
,,
^~ .
~~~ u
,~
~~
~y a
~/~ 3
iii ~
//
~~
~~~
/~1
"~ ;
°I
N
/n~~
~~ V~ T
r
~~~
&?
;i
~~r3
u
~~
/ / 999
/ ~ ~
_ J \' /
/ 1
~/ /
\~ ,~ :~
~"~ _~;
~; /
ry ~ v _._
~ i~
\ ~
~J v'
--
~~~ - _
. ~~
-_ - - - - -- L~"
~~ ° ~
I
~~
~s ~I ~
~~~~. - ~ .
~ ~ ~ F------ , ~
~ a
n- ~ 1_ u
-- --
§ _
n
c ~ I 8 :' a`
~ v
~ _:_~___~_ -_ _-_ -__ _-_-_-_ _ _ _ ~ u
~-
~~ ~ icy) ~ ~
N
i _.. _
- P _ _~ 1 +N I ~ ~
::~ I ~ 2
~;
~~ ~ ~ ~ i ~ ~
i ~d~
_~__ ~
H
I
;d
Jf ~~
I~ _ _ o-~z
~ ~ ~ ~a $~
~~ ~ ~ ~~ ~ ^
a$~ R~K LL
u
~d ~"r,° ,s~..~
3~N301S3H.131tl1S
~~ ~~~ 4N0~3S
~_
i
Q
G ~
f--
,_
.-
$ ~ ~r
• . i i~ ~ L-- >.
..
~,
0~yyy3S \ ~ ~ ~ ~ I _
{~ ~ ~ ~ ~
\~
~ /'
v ~ \ / 1
ro ~ z ;+~~V~"' /`
i
/; ' y\ a ~/; ~ ~
~.
~" ~ < Z
/~ ~ ~ ~ ~ z }
~ ~ 4 ~ i x
Q '% Y. / ,I ~ y' i.
" \~ ~ \ `~
j- ,, ;,~:`~, --
,,
~ ~ ~ I
~ „~ ~~
,~'~ ..
-~;, ~
.~ ---
L
--- _ _
~ ~ ~ ~ ~ e~
&~ ~ ~` LL
0
<<
., ;
~nrooaa~ nO7iv w ~i
3~M301S3M A3lY1S
NVId tl00'Id SlNN1 ~~
~ m ~
C
~ ~ E €~ ~ ~ $
h
I
Y
~' X
4i
`~
~ a'N
Ss ~~
` 1
c
~+a~° r:~~.~
3~N301S321 A3ld1S
SNOIlYA3l3
iQ,
~. ~ 3
_? W
L; 's
~ ' c ~ '~
Sc = ~
LL
0
-~I H
l
0
S
P
}
ii
f~W z°l~
_Y -
M
s~
P
}
J
'1
~-~ ~~
MEMORANDUM
TO: Overlay Zone District Sub-Committee
FROM: Kim Johnson, Planner
RE: 125 Park Avenue
DATE: June 7, 1995
This project was originally presented to the Overlay Committee on
May 3, 1995. It was tabled in order to give the architect a chance
to work on some design elements which the Committee felt needed to
be further developed. These items were:
1) Emphasize the entryways for both of the duplex units (color,
overhangs, materials)
2) Develop a more detailed fenestration scheme
3) Create a model showing details of street elevations
Attached is information submitted by the applicant on May 30, 1995.
It notes that a model will be available at the March 7 meeting.
In response to the Committee's concerns, the architects have added
porch-like overhangs, altered window patterns on parts of the
building, and redesigned the ADU stairway to eliminate the setback
encroachment. Please refer to the letter and drawings, attached.
a r c h i t e c t s
LETTER OF TRANSMITTAL
(H a n d D e l i v e r e d)
To: Kim Johnson
City of Aspen, Community Development Program
130 South Galena Street
Aspen, Colorado 81611
From: John Backman • Studio B Architects
Re.: F.A.R .Review -Second Submission
Duplex at 125 Pazk Avenue
Date: May 31,1995.
Dear Kim:
We are enclosing our second submission for F.A.R Review for the duplex project at
125 Park Avenue. Unless we hear otherwise from you, we will be planning on
presenfing this project on June 7.
_. We have built a model at 1/8th scale showing adjacent structures which we will
bring with us on June 7.
Please note that the drawings in this revised package are addressing the
following issues which were of concern to the committee members:
1. Extended porch-like overhangs to accentuate entries.
2. Different fenestration patterns on gabled elements and pyramidal elements to
enhance their reading as separate components and reduce the perceived scale
of the overall structure.
3. .Different fenestration styles Eor openings in walls with stucco finish an walls
with wood siding reducing the perceived scale of the overall structure.
4. Stair descending to A.D.U. relocated to fit within property setbacks.
We are enclosing four sets of drawings. Should you require additional sets of
drawings or other support material, please give us a call. I will be out of town until
June 7 but Scott Lindenau will be happy to help you.
Regards,
•
John Backman
Project Architect
cc: Gary and Lucy Nichols, Owners
555 n. mill st. aspen co. 67611 303~920~9426 faz 303~920~7822
i
x
°~ I
O
f~
O
O
\~ U
/ _
Q ~
y
~/ a
i 41
a a
Y
L.
a
N ~,
N
T
00
~~ ~
o~ o~ o 0
rn Q) r ~
1" T ~ M
O
M M
M ~
T 0
r M r ~
r
J °0
~' w O
~ Q ~ N
d ~ N` O
Q p U
O
.. O c
• Z m ~
~O y a
W - Q
> fn 'c
W m ~
> __
¢ ~ a
m ~
~p L
Q ~ a o
. ~ N Z
Q ~-' M
• ~
M
LL Z Q
L
~ ~ O O
Z ~;
~ V m :c
LL W v
C Q
(/~ U
Z .' m
O o
_ c `o
m ~
N r~
N `~
_ ~
N
m U
m ~, N
N "
~ C i
~ ~ Q
m
Q
t-
~o
N
0
a
0
a`
a
c
m
a ~ c
~ c ~ ~ o
O ; O «.
« d m ~ >
C ~ l=0 R R w p m W
j aaa m mow..
-O Y ~0 O O O m p 'O C
lC0 >. D. O_ lL lL li. > W N d
` a >a
« ~ U r ~
d U1 G y m m m 0~~~
y C J J J ~ a v a
~ m ...
N
~ °` o ~ m ate"""
o`a3¢°~in~z3r°nw
r N M .
ooorNe•~v~non~
N
U
d
L
U
N
s l o a l! y o~ s
9 ZI
,,,,r
,~
/~
V
.O
L
a
O
A
~
O ~
~
p
U A
C
d N
O. ~
¢ d
d
7
d
a
W
~ _~
N
d
D
m
a
N
r rn
~'
(A fi
_~
~
d
~ x
d
~.
~ y
~
OD
~
n
'O
g
c
0
' ~
a
W
v
O
J t
~
=
C
y
O. Q N ~ J
sdew ~~iui~in pue e~ea ~~afoad o
opeao~o~ ua sd
xa~dna anuand ~aed gZ ~
%= ~1 ;
m ~,
o
-~
~ ~
J ~
' a o 0
J
N ~
N a a
N N y Iq N N N N ~ N N. N U O) y
Q
b`
t~0
N"
~
N
T
r- m N
n N
r
N
N O~
G N
O
~
~ N
M ('~ ~
u
OJ ~ N l0 t0 N ~ O ~ IA ¢~ ~ y t
p
a 2
O. N N ~ C ~ ~ ~ ^ n ~ N O ~ ~
v .... N v Z ~ V
N N 4l
J J J J J O
J
i
~ a m 3 d a m
_
J (n ~ F- J fn ~ ~ .
N O C
m ~ O O
A L
_ N d ~ ~
m ~
o
° ~ ~ '
y ¢ m E
O o-
W w LL N '
O m
N y
O ~'
N p
m
~~
N
N C N ~-
~ l0 ~ o o ~ ~ ~ y D A ~ A ~
¢
C
M N
N r n 0 .
O O_ N
~~ O_ ..
~ R
~. N O .^... c
Z o r~ ~ .p W
N d
r
¢Y
"
o p ~
d
.~
c _~
'~
d
C C i (7 d 'p C ~y
y
7 W p O U Y N
m~ LL C J C~ Z
O
V
WO-
z$x
0
0
4 :o
'~
oy`-<
- .°1 w
N .
>Ws W
m e
w .: 5 L
~ Y~ ~ ~ o
o n o
-
Z ~ ~ ~
}3' W
Q ~ r
j„ p
Z LLO n'J ytlP
Q
:. O F
O
<
~
> 6
E{
O
~
6n W V ~ W
w ><° s ~ = ~ ~gW s
u
p >o..
G ~ _ w aua °w
y~
~ qOq
J :~< i i r= d
:c:
i
i
G !'
< < V W
5LL -
"° in
~
g i
~ < Q~~
xu < f'
t `4
u w
w
OH<p~W ~
.
V ~
HV<
1 ~ ~ LL
~~
2
W
N :
~
4 N VoO
w O
w0
U ~
~
'
~
~ <
<
~ `~
Y
~~
r ~ ~
:m
W
>Wm.`W fnusES
0~
'~
~ W
ry
{
~
O
m nnwuml
W o~>
~
V
- < >N _W
JWWV
U
6W
6O
~
W /
,
v W6p
O< C
j 0,-
W
6
'"
°~
x~ w{~
N
...
e~ Z L
Z W ~- »WLLJWU
LL O LL
C
~
¢ O
~
ii
O
< ~ 2
O
a¢¢ .
.n6W / _
W
g <
~-wd
Ww o oN
W~ ~~
x ~w° oozz J
Z .
- <O
J
OC J
C
r Om
V OF
Z
nZi
<m
F F I~ YJ
O
S~
o Z >
c
F
O
~ ~
L <
µO
ZOF ~ W yy
~~
2 O-O LL
LL O
Z
V~y~
O
W p <
°u
n
6W ti~-ZZ
JS
SZW
W1->r ~~ ~ i
O
m
'
NV '~
O O 6
~
y~
2W <<
LL6i-~
m <O~ W ~ ~ ~<VZ <
m _
2
b <W~ r
<
~ C
~
L J> W
6 Vr
F
O N ~ O OLL
Om< <
PARK AVENUE
~ Y --
d6
S
£~
I1 .Sf'
. SONIYY3Y i0 fISYB 3.00.11.00 N
N Y
10'O~ _ .SY'If
~-
n.f 41gf
r'e
e.e f'p
~
,
y
~~ ~~ m
v
4.
Q'
C
' r
o
~
~
~ a
V i .~ O o
t'M1 ~ >
Q `~ 0 w
j ~ '~
' %
o ~
e f:
e
;~ s
•
ef
s
I'er
~Y~ __
tr
`S
'0'fr
~
ft 3 ~
3
Y
S'[L 4.00.11.00 f
p
P~ j~
of e
,~ ~~
sfge
YOlly~ ! 03tgvn S MOOtY A311Y 3NIlY31N30-
Y ° e f`+ogo \
o ~5F
_ < ~ \
a•o
V
N ~
s w _ e
W Q ~p !'
W ~ r~
Y Z N O p
m
w z ~
g W 3 "- i
w y x ~ ~ 1
c > o i
~ o
N rv <
G
Z
W
a
E 0
cU..
N
o
U `L`
_
C
d ~
.. o
_
~
z
U
~
rn
h
~
Cvl. a
Q
~
` ,..;
'. Q
4, C
7
O
A V i
U
U
a
~
c
U
u
_ d) U y (gy(pp
V NN~~O
~~
C H _vy=N
111
~
(nm
~N
~ ~~Omcm~i
y ~a~oo
~ ~ a n~~.
d
a ay ~LL
its ~ r.
a
0
.E
U
c
~ ~ ~ ~
Q ~d ~
V 'o ~ w
41. ~ ~ ~
.O C ~ C
~ O a
x CY ~ Q
R
c
v
C7
y
7
cn
0
c
U
d
a
Q
U
aEi
Q
s ~ ~ d
° ~ v •~ ~ o
3 v ~ v
° m c~ c ~ c c
o c °q ~ o ec p c :c ~ ~ ~,
3 7 G~.~ n. seC c ~ ~ b c c czc. ~,
= p C a~ N '+. E y V L vi is
V O v C C ° !n p .S. y
r y c .n y a a ° ° p 'tY •C o
v ... °' r m m v
~ R ~ ~ a0i Y m y ,D V o ~ N ° d OCA s
i ;~ ~ Y ~ ¢ v ~ ~ en E 3 ~ y ~ 3
'., m c. 'C w v a c v ~ a, ° c
.y. v v a t0 0. ° 0 3 ~- y y v v
~ E c W m~ .d 3 °- v ~ ° ~~ 3
~ 7
v ° i° E o m
v °Ey' H° m"~ v c ~° v •3 ° E en ~ y
~ '~ s m '° ~ c m c a s E c~
E ~ c ~ ~ ~ m c ~ a ~ cs~. ° ~O
E v s E~ o v a v ~ __ ''~ .° ~
o ,, c
,~ ~ a i a" ~ Ti ro ~ i° c - v ~ ° v v
„" O y d ~ Y 4 .u R °
° >, v m °° i ~ 'o' a 3 c ~ R 3 'V c
p v .C E ~ C ~0 O
,b ~ ~ v a ~ ~ d .a 6~ o E~ •~' a
'° v c '~, ° v 3 u v ° ~ m ~ c °i c v
E ~ a~V N Rt ¢ ~ ~ ~ V a w ~ C ab. V .C ~' ~
~ o A v d °' °' R ° L 3 r 3 v ~ o Y~
a~ ~ L ~ d v C "" H V ~° 7 ad. O O: °
QJ y y 4l W
y
~ O v ~ 3 m L ~ c R m ~ ~ ~ m ax, ~ o v
... H. '`~ s a .. a c ~ o w o ~'
0
E ~
on ~ '3 c
~ 4 ~
'v E OA ~
C N
~ ~ 'C7
~ ~ ~ d
•3 .n
% 4n
y C O
U y
~ .~ c
= ti 3 E
~ ~ C U
w T .'7.
O ~ C O
Si ~ a+
U .0 "' .U+ C
~ ~ ~ ~ .'.
.o .y y '~^
.~ ~ ~ ~ o
•c~7 N N C O
p ~ ~ w L
=en^~ `~ 3 c
~ g ~ ~ ~
~ fir" ~
bq ~ ~
~ .~ ~ ~, y
C
h
Cn C U 'O id
3 ~
Q ~ T
~~v
~ N O v •U
E-' 'O .C d w
O i
o c
0
o L'Z;D
c~ ppC
,L ' U ~
-C ~ U
Ln L
~ ; V ~
~~•3 L
.: ,x E w
~.
~ CZ, w .C
~. pp QC y
.C " ,cd
C ~ OD 4;
d ~y •C ~
~ ~'D E
•~ V A ~
.E a ~ ;b
w O ~ 'a
b
E ~ ° o
d
H
. d
~ ~+
.~ ~
n° a~ ~ 'o
c ~ g ~
U C ~p ~ ~
O C C ~ •r`
~.., p ~ U W
~ tr r+ ~ O
fd y ~ ~ C
,, E .
~ ~ td C rn
F Cn .C C'.=.
y ~ ~ ~ ~ 3 .~
w~L
.a U
U 'c+-~o>+=o
~w ~..
C
t~
+'Ci-
3 F
f bQ ~ C N ~ .
h N
~ ~
E ~ •"
N
3 O ., C
C bq
~ O~
N
N
v y
.^^pp
C U
~
N
~ ~ U
L '~ _O
0 0 „C
U '~^ N .OC
~ ~ 3 ~
;a ~ ~ ~ ~ ,c ~ ~ ~
U ~.~ iC .C y? y w
C
~R C .D
°S y C U_ '
U
a~
.
.. y
^~
`~ y
~ ."~
~' J
d
W
~~
y
N
~U
' O O
.~
O ~ "
~
-'
D
~ O y a)
b
~ C
; N
_ _
~
3
r
~ ~
~
y ~ .
3
-°
°' °
a
.
~
~ ~v ~ .°c
a' ~ o
N .~ ~ C _
C L C .~ >'
N~ ~ t0 H
D L O
L
C ~ L ~ +
~ .C ~ .~J
~'~c°~ '~'EE'c°~3a~
~
o
c~ ~
av~ „ d ti~ o~ a d E
«. o
o
~ 1
.
y C H
O p~ f
~
y '~ V U ,bD C
N Q v ~+ ~ ~ td
E
'
o •~ ~ c o
°
•E c c 3
U ~ ~ td O .C
O d C N >~~ " G O
'
~ ~
3 ~ o
`~ x ~ .c
~ 3 w°
"~ ~
~ U ° W
~ ~ ai ~ .n ~ ,c 3
•C > C .C y
~ O
vi
Hr~~ N > '~ L' ~ ~O
3s
~o
¢
Ea
c
V
L
Q!
v
..
L
W
v
c
R
.~
A
E
0
c
O
0.
E
c
v
G
Y
0
c
c
m
5
GC
L
7
L
Y
y
c
v
u
r..
0
a
v
a
a
V
E
C
E
c
ti .C
O U
U z
v;
zb
~~ T,C
_y
L
m
d
L
c.,
c
Y
V
R
C
L
^
N
N
m
N
0
A
m
m
m
O
m
E
y
N
y
s l~ a l i y o ~ e
~~
1
I
I
l
\
\
d
Q
Q
//
/
/
m
/ w ~
/ e
r /
r
ua!d a~!S pue ~ooa
opeao!o~ ua sd
xa~dna anuand ~laad SZL
~~ ,pi
~i ~~/
i ~
I ~
r
I ~
1~ erfuentl ~i~d
~ ~
~ \
~ 1
~ \
~ \
\ \
lwwened to sBP3
~ ~ a
~~7y•
i •if, ' sdl~
dad f~~
)N
I Ll`
r• t '.\•~
0
y~ 1 y~ Y
~t I LL C"' ~ 'ice F°-..6 ~ ~~~
i ~ • ~ ~ 'III'.
/ ~ II
,.i ~ I I i
T`~ ! f
o ~7 ~ J, ' i J ` ~~ ~
/ °; r.
r • ,,••,EN~.
r ,~
/ J
O I
>~ /
an Q
.Q /
D~ r
u ~
~r
1
I
1
I
i
I
I ~ -~t._
~~I
E
E o
' °
.~~1 ~"4~
I >
~
G .
.., cull /y'adad `
k m ° ~ `"
:
e r
~~
~ ~ e ; ~
I
r
r ~
y i
I
1 `~ ~
r a
~~," .
~i I
s III III I I, ' f ' _,,
I
I
yi. I II I _... __ II:I I -
I I~ ~ I
i 1'~I III I I11 i'' ,~ •,. T~,~ ~F .u. , /~
11 M~~ / /
~, ~, :~, r
n, I
:i; .
;-~' _
~ ~i'~. 6.II~I 1 t
,. I I i~i,.~ ~ a_.
~I
IIII '~'. I I r•~ .lam O ~~
III I lil~l~l~ ~/ ~+
I it I ~^,~,X
} II J
I .•.. ~ I ~ I II III / Ir~l, ~~~-~VVVV ~~I
I ,-r.~~~.
1 ~•~ ~ 4 I~~ ~ ~ ~ III''
~w '?'a r 1 ~ 3'~ w
I i it ~
i ~.I t..~~ ~ I
t
~. __ .
~ ~ N
Y
a
V/
a
0
O I`'
~~
u~ld aool~ lanai aanno~
opeao~o~ ua sb
xa~dnd anuand . ~aed 5Z ~
C
c
a
L
O
d
J
d
3..
om
J
i
S l o a i l y o ~ e
9 I i -
J~
d
.1
Q
~d
am
~~.
p 4
E
r a`
m
V
g
-`r Y
Y »
~ m ._3~G.
~ ~°s aye ~.
.~ ig ~
~~
~.. 1~-
i ~ ~..-+~
\ ~. c.~
~~_ J ~ - -;:, :~
v! ~ ~~
.. / ~~~~
~~':_1
E
.~ g
e`
Y
1• m
y
`'~'.' , it r,
~,,
0
m ~
y ~
m
~a
'~.
. .,
"
~
2
a
_ ~
`
~ o
~.
3~ ~~' o
~ ~ ~ - _
LL
L ~
~~
..~~... 1~ ; . i. ._ ................ ...._.............. .....................
`J -r! -' - ---- --
'` n
,- , ~ ~ r,~
------.i_ . •ul~~_ _--
i
ueld aool~ lanai ;aaa~S
opeaolo~ ua sd
xaldna anuand ~laad 5ZL
anueny ~~ed
su'- ~ d a.
~, ,~
f ~~~
n z ~ -' ~ ~ ~
~I.
~.
>:•..
~-'"r
~~-
,.. ~
....-...
----- - I
___ L_ __1
sjeo~ - I
I
I
a I
a I
- d _ ~
a p I
E mmC
___ ~ O ~
I .
~ I ;'
I%
~,:
~' 3 ~ ; .(
~ ~ o ~ _ :~I
3 c ~ m I r i
~ w
,~ ' ~ 8 ~ ~
d 7 `J
~% 7
i W
l~
c, `
4
a ~
3 '----
-
m
7 m
~ ~ 0
am
m
~
r
/
<~~'•~ .. (~
7 ~J _I
Y y I
e
,~
~ E
/ r' t
`~
:~
i I
_~
i
... I
I
- -~
d
J
w~~
W
N .
f
e
4
`°/
s l o a l i y o r e
ue~d aoo~d ~ana~ aadd~
opeao~o~ ua sd
xaodna anuand ~laad 5ZL
~ r ~ r
t
~G
d-
...
h
o- -~
o-~
r ___-_ ~__.____
I
_ •_
I
I
i-
1 ~
I
I
I
~ i
1
I
I
I
I •. rn
.....
I ~
I c
I ~ o
I
I
I
I
I
" O [~
I ..... _..
I
I ..
I
I
I
a
I
r
v
I
I ~
I
I
~
I
I '~ I-~ I
Jea
0---~
o
Vii. 7 m
m
~ A
I a ~'
j~ ~ ~
N
`
I[ m
a
•• ~~
I I 1
I I
I
¢i I
I I L
U
I ~ ~ I
r '.
~ v
i 'a
~ i`>
~ LL ~ ~
' ~ J
I
I
i
i
I
I
I
I
L _________- ~________
~~
I
1
I
1
I
I
I
I
r
i
I
1
O
0
x
a
L
A~
W
~I
J
L o
II
s l o a l i y o r e
uoi~ena13 (anuand area) y}aoN
opeao~o~ ua sd
xa~dnd anuand ~aed 5ZL
N
N d
~ LL' LL
~
3 -y
~
d ll. LL N
.o LL
G 'N O S A > > N N
2 < ~ a J J C7 d
1C Of X V O m y ~ ~
~¢ ~m ~°. j ~ m 3
. ~ ~ J
40~0~
Ila'~g'
~- - --
O..- .-
O--
®-
~---- -
o-___ -
I~~ ~
'Iu
~I ~ r ~I.
'~I'I''i
,i l
-r~~.T_
~„b ,6 1
r -1
I
"~~" ~
i u ~ ~ ~
i 4~Ni11 iT _.
~ i~
~~
Ij `T
~~
i
:a~ ~------~
~~~ i~~1,~4~ M.
_._
~. .
_. ~
J '
n
~. ~ ~
~~1 ~'~ ~'-
'
J
~ '~
~
'~P
C
O
r
O
a
o.
a
m
m
c
=o
y
`m
a
U
V) u1
`o ~
'i `o
a m
"
z
+~+
~ 3
o ~
° ~
d
C
C
m c
c1°.+ t
m ~
t~
L
~ O
~
~ :' N
~ ~
> a ~
~
° ~
d
S
~~ in a U ~ a
K
W °'
y
~ ~
y
~ ~ o
O
~ ~
~ ~
m
a
~
s ~ o ~,
a ~
w a
~ ~
~
~
0
m
w
a~
c
m
Q
m
0
r°
o ~'
Z m
S~ o a l i y o ~ e
m..
d ~ L
~ L A . ~
O 'm O 2
Q = Q m
N
N V K V
~ [[ c0 ~
~ m,
,~p.S "!
1
~-
~.-
\J
m
N
a
O
a
0
I-
\J
_.. ..
LL
li
N
m
J
a
a
„O ;SZ
uol~ena13 (~(alla) 3saN-
opeaolo~ ua sd
xaldna anuany ~aea ~„
~
LL
LL ~
LL
> ~
N
~
J N
r ~ J
~'
m 3
in Z 4
.-=
_ T ii7 ,l`
it
I
I
I
c I
I
----- ---fil-
.•
~+
~~
I~
_ ;
_I _
.,
~' ~
('
,~
I ~
1
.;
iii' I
I' ~ I
t i~' I t
I 1
j'[ I ~
j
I I!~ I
L,' I I
I~!~
LI: f I 1
Y,,
I I
i ~ .I
~L_.-----~ i
~. i I
y ~. I
~_ I I
~ i, ~ I ~
I S ~ l i
__ I
1 I 17Ti ~-~ I
i i i' ~ ~ I
~_____LJ L~1J 1
~ I
r' I i
I I
I
I
I
~ I
. .. _+ I
~ ~_
~ ~\
0
W
`/
O
~~ .
A\ .I
m
5 1~ a 1 I y o ~ e
~~
~J
O
uoi~ena13 (pae~( apis) y~nos
opeao~o~ ua sd
xa~dna anuand ~aed 5ZL
/4~~
H
~ v,
~~,
t
1:-
I
~S
~\
__.
(f ~,
'I"i ~ I''dl ~~,~ -
~ ~ LL
LL Ll L1
~
A d m
'i
d J ;
J ~
J
O
O
H ~ ~
J
~
~
~ ~
, ~
y r
:
+
1 i~ e
~
.
[ I I
-
~ i + ~
eF ~ I
~
e~~~ f„
~ c
( ~F ~
~ 1
~ .r.
v i ` , -
~ . ~1 A
.`{~ ~
~ ,~~~:!~ `
4,J :J'
~i
~~! ~ ;'I
~:
Ali ~
------
-- I
;,
_.
~~
~~ , I I
~. II
II
:_ I I
r-- I
•~ I ~
h I
~`~ I
J ~, I
- f --; _= _-= ~~
- - ;i i
. _r._..______. 1 I~ _ _ _ _ _ _ _ ~ I
~ __ i I I I
.I ~__ L--____J I
I.; _.y____-__
I I
1
+--, I I
~~ ti I
' ~ L___ I I
~ ~ I
I ------L-- ~ I
I` ~ --------I
---~~ i %--------~ I
I i II
- _L_y___==-1 I
I~
.: ~ I
II
II
II
__ i I
II
-- ~ ~
i, I I
'~' I I
`' I I
' i I
I
I I~
II
II
II
Ii
~~'~"' --------L1
C
O
d
W
d
~_
W
_ ...
L
r.+ '
~ ~~
~ m
' uoi~ena13 (anuand ~aed) ~se3
opeao~o~ ua sd
s 1 a 1 y °~ xa~dna anuand ~{aed 5Z L
a
d
tC
3
0
Q
X
A
d
A
3
0
Q
x
d
m
a
O
LL
LL
>i
d
J
N
a
d
„o•,S
-- --
~-- - -
~~ ~ " S'~Z
,I _ - j
i
` U, /a
~ ..
~4
:..
,,
~. ~,
'~ f
~ ~ 4>,~ ~ , '` r°
;.
"yt
~J -
.~~ --_
v
\ , L" ,
l; v ,~
~__.
i ~
ti}l,
- ~ s
~
v ~ b h ~
~ ~~~
~~i
r. {~ •_ ~
W }
U ~
u
~ ^, ~,
~ -
,.
r ..~
~ :,r ~..r ~,.
_~
-
,,, _ _ _
~ ,-
'i`'"' I
LL
N
d.
J
N
O
J
C
O
cv
N
W
.-.
d
C
d
Q
~.
d
N
c4
W
0
~~
m