HomeMy WebLinkAboutLand Use Case.CU.712 W Francis St.A013-98
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CASE NUMBER
PARCEL ID #
CASE NAME
PROJECT ADDRESS
PLANNER
CASE TYPE
OWNER/APPLICANT
REPRESENTATIVE
DATE OF FINAL ACTION
CITY COUNCIL ACTION
PZ ACTION
ADMIN ACTION
BOA ACTION
DATE CLOSED
BY
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A013-98
2733-011-01022
712 W Francis Conditional Use for ADU
712 W Francis
Amy Guthrie
ADU
Hughes, Gail
3/25/98
Approved
6/28/02 .
J. Lindt
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MEMORANDUM
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TO:
Aspen Planning and Zoning Commission
~.
Stan Clauson, Community Develo~ent Director'" (;;t/
Julie Ann Woods, Deputy Directo ~ .
Amy Guthrie, Historic Preservation fficer
THRU:
FROM:
RE:
712 W. Francis Street, Hughes, Conditional Use for an Accessory
Dwelling Unit (ADU) - Public Hearing.
DATE:
March 17, 1998
SUMMARY: As part of a renovation of this historic house, the applicant proposes to
build a new attached garage with a voluntary Accessory Dwelling Unit above it.
Conditional Use approval, including a rear yard setback variance is requested.
The unit is 100% above grade. The applicant is not requesting the FAR bonus.
Staff recommends approval, with conditions.
APPLICANT: Gail Hughes, represented by Jake Vickery Architects.
LOCATION: 712 W. Francis Street.
ZONING: R-6, Inventory of Historic Sites and Structures.
CURRENT LAND USE: Detached single-family residential.
LOT SIZE: 4,500 square feet.
REVIEW PROCEDURE: Accessory Dwelling Units (ADU's) 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 mailed in accordance with
Section 26.52.060(E).
The following sections of the code are applicable to conditional use reviews of ADU's:
Section 26.40.090, Accessory Dwelling Units; Section 26.28.040, Medium-Density
Residential (R-6); Section 26.60.040, Standards Applicable to All Conditional Uses;
and, Section 26.58.040, Residential Design Standards.
REFERRAL COMMENTS: Housing ()ffice comments have not been received.
Standard conditions of approval are included in the recommended motion.
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STAFF COMMENTS:
Section 26.40.090(B), Accessory Dwelling Units, Development review standards.
1. The proposed development is compatible with and subordinate in character to the
primary residence located on the parcel as well as development located within the
neighborhood, and assuming year-round occupancy, shall not create a density pattern
inconsistent with the established neighborhood.
Response: The proposed unit is approximately 375 square feet of net livable space, is
located at the rear of the lot, over a garage, and has access to an alley for parking. A
private entry for the unit faces West Francis Street.
The City has developed programs to encourage this sort of infill housing development,
which is particularly compatible with the character of the West End.
2. Where the proposed development varies from the dimensional requirements of the
underlying zone district, the Planning and Zoning Commission shall find that such
variation is more compatible in character with the primary residence than the
development in accord with dimensional requirements.
Response: The applicant requests a rear yard setback varianl~e. Only areas used
exclusively for garage space may be within five feet of the rear yard setback line; all
other building space must provide a ten foot setback. The applicant proposes to place the
ADU directly over the garage, therefore a five foot setback variance is requested. Staff
finds the proposed placement appropriate to the historic structure and in character with
the neighborhood.
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 following standards:
A. The conditional use is consistent with the purposes, goals, objectives and
standards of the Aspen Area Comprehensive Plan, and with the int(:nt of the zone district
in which it is proposed to be located.
Response: The stated purpose of the R-6 zone district "is to pmvide areas for long-
term residential purposes with customary accessory uses." ADU's are allowed as
conditional uses in the R-6 zone district, and the proposal helps fw1:her one of the stated
themes of the AACP with regard to "revitalizing the permanent community" by
"increase(ing) resident housing." Also, the proposal is consistent with the following
purposes, goals, objectives and standards ofthe AACP:
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· "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. "
B. The conditional use is consistent and compatible with the character of the
immediate vicinity of the parcel proposed for development and surrounding land uses, or
enhances the mixture of complimentary uses and activities in the immediate vicinity of
the parcel proposed for development.
Response: The subject parcel is surrounded by duplex and single-family residential
uses, and an ADU use is both consistent and compatible with the existing residential
development in the immediate vicinity.
C. The location, size, design and operating characteristics of the proposed
conditional use minimizes adverse effects, including visual impacts, impacts on
pedestrian and vehicular circulation, parking, trash, service delivery, noise, vibrations and
odor on surrounding properties.
Response: The unit is located on an alley above a garage and will not have significant
impacts on any circulation areas. An on-site parking space must be provided, according
to Section 26.40.090, unless waived by Special Review.
D. There are adequate public facilities and services to serve the conditional use
including but not limited to roads, potable water, sewer, solid waste, parks, police, fire
protection, emergency medical services, hospital and medical services, drainage systems,
and schools.
Response:
servIces.
The unit will not have a significant impact on public facilities and
E. The applicant commits to supply affordable housing to meelt the incremental need
for increased employees generated by the conditional use.
Response:
The applicant has volunteered to provide the unit. No mitigation is owed. .
F. The proposed conditional use complies with all additional standards imposed on it
by the Aspen Area Comprehensive Plan and by all other applicabl,~ requirements of this
title.
Response: The proposed conditional use will comply with all additional standards
imposed on it be the AACP and by all other applicable requirements of the Municipal
Code, such as those contained in Section 26.58.040, Residential Design Standards.
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STAFF FINDINGS AND RECOMMENDATION: Commlmity Development staff
finds that the application should be approved as submitted, with the following conditions:
1. Prior to the issuance of any building permits, the applicant shall comply with the
following:
A. The owner shall submit the appropriate deed restrictions to the AspenlPitkin
County Housing Office for approval. Upon approval of the deed restrictions
by the Housing Office, the applicant shall record the deed restrictions with
the Pitkin County Clerk and Recorders Office with proof of recordation to
the Planning Department.. The deed restriction shall state that the accessory
units meets the housing guidelines for such units, meets the definition of
Resident Occupied Unit, and if rented, shall be rented for periods of six
months or longer; and
B. Kitchen plans shall be verified by the Housing Office to ensure compliance
with specifications for kitchens in ADUs.
2. The ADU shall be clearly identified as a separate dwelling lmit on building permit
plans imd shall comply with 1994 UBC Sound Transmission Control guidelines
(Appendix Chapter 12, Division II, Section 1208).
3. Prior to issuance of a Certificate of Occupancy, the Housing Office shall inspect the
unit to ensure compliance with the conditions of approval.
4. All new surface utility needs and pedestals must be installed on-site.
5. The applicant shall consult the City Engineer for design considerations of
development within public rights-of-way, and the Parks Department for vegetation
species, and shall obtain permits for any work or d(:velopment, including
landscaping, within public rights-of-way from the City Streets Department.
6. All malterial representations made by the applicant in the application and during
public meetings with the Plimning and Zoning Commission shall be adhered to and
considered conditions of approval, unless otherwise amended by other conditions.
7. A five foot rear yard setback variance is granted to accommodate the ADD.
RECOMMENDED MOTiON: "I move to approve the conditional use for an ADU at
712 W. Francis Street with the conditions as outlined in the Planning Office Memo dated
March 17, 1998.
EXHIBITS:
A. Staff memo dated March 17, 1998
B. Conditional Use Application
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LAND USE APPLICATION
712 West Franlcis
HUGHES RESIDENCE
JAKE VICKERY ARCHITECTS
100 SOUTH SPRING STREET #3
ASPEN, COLORADO 81611
970 925-3660
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J A K E
March 2, 1998
VICKERY
Amy Guthrie
Aspen Community Development Department
130 South Galena
Aspen, Colorado 81611
100 SOUTH SPRING ST. #3
POST OFFICE BOX 12360
ASPEN,COLORAD081612
TELEPHONE! FACSJMILE
(970) 925-3661l
RE: 712 West Francis
Dear Amy,
Please find attached our combined Land Use Application for HPC Review of partial
demolition and ordinance #30, compliance and conditional use fOI" an accessory dwelling
unit with a rear yard set back variance for proposed development at 712 west Francis.
Information provided for Review:
1. Combined Land Use Application Form
2. Supplement to Historic Preservation Development Application Form
3. Compliance with Review Standards for HPCpartial demolition
4. Compliance with Review Standards for a conditional use for an accessory dwelling unit
with a 5' rear yard set back variance.
5. Compliance Documents for Ordinance 30 (under separte cove~r)
6. 50 Scale Adjacency Map and Neighborhood Photos
7. Vicinity Map
8. Disclosure of Ownership
9. Owner's Authorization to Represent
10. Survey
11. set of 11 "x17" reduced (1/8" scale )copies of all drawings including existing and
proposed site plans, floor plans, and elevations.
12. Check for Review fee.
Sincerely,
Jake Vickery, Architect
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LAND USE APPLICATION FORM
1. Project Name: 712 W. Francis
2. Project Location: 712 W Francis, ASPEN
(SEE ATTACHED LEGAL DESC~If>trON)
3.
Present Zoning:
R6
4.
Lot Size: 4,500
5. Applicant's Name, Address & Phone
GAIL HUGHES
302 E. HOPKlNS AVE
ASPEN, COLORAbIO, 81611
970-544-0400
6. Representative's Name, Address & Phone #
JAKE VICKERY ARCHITECTS
100 SOUTH SPRIN(l SiREET #3
ASPEN, COLORADI:),81611
970 925-3660
7. Type of Application (Please check.all that apply):
~. Conditional Use Conceptuai SPA _Concept Historical Dev.
Special Review Final SPA _Final Historic Dev.
8040 Greenline Conceptual PUD _Minor Historic Dev.
Stream Margin Final PUD _x_Histclric Demolition
Mountain View Plane Subdivision _Historic Designation
Condominiumization Text/Map Amendment _ GMQS Allotment
Historic Lot Split _GMQS Exemption
8. Description of Existing Uses (number and type of existing structurres; approximate sq.
ft.; number of bedrooms; any previous approvals granted to the property).
SITE IS CURRENTLY DEVELOPED WITI-f I-fISTORICALMfNER'SCOTTAGE.
RENOVATED IN 1996
9. Description of Development Application
HPC Dartial demolition and renovation. accessory dwellinq with variance
10. Have you attached the following?
YES Response to Attachment 2. Minimum Submission Contents
YES Response to Attachment 3, Specific Submission Contents
YES Response to Attachment 4, Review Standards for Your Application
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APPLICATION FOR PARTIAL DEMOLITION AND AN ADU WITH VARIANCE
712 WEST FRANCIS
March 2, 1998
(attachment #, Item #)
(2-2) Street Address
712 W Francis
Aspen, Colorado 81611
(2-3) Legal Description
Lot, Block
Compliance with Review Standards for a conditional use for accessory dwelling
unit
712 West Francis
Items referenced below pertain to enumerated requirements of the
preprinted application materials supplied by the city.
(Attachment #, Item #)
(2-1)
(2-2)
(2-3)
(2-4) .
(2-5)
see attached Owner's Authorization Letter
see attached Legal Description
see attached Disclosure of Ownership
see attached Vicinity Map
Compliance with relevant Review Standards:
This is a voluntary ADU and is a classic "Cottage Infill" situation for which
this legislation was created.
The proposed ADU will have a minimum of 300 ne~ livable square feet and
will accommodate one or two employees.
This proposal increases the number of bedrooms on site to three. No on-
site parking spaces are provided for this developm,ent. Pursuant to
Section 5-510-A-1, no additional parking spaces are required for
development of a studio or 1 bedroom ADU. This is a small, 4,500 square
foot pre-existing non-conforming lot. An on-site parking space would
significantly reduce the amenity to the rear yard and leave little useable
open space. This property is located within easy walking distance the
town's major bus route. The applicant feels that requiring any additional
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parking spaces would be a hardship and a disincElntive to this application.
The proposed ADU offers an excellent housing opportunity to locals.
This application is submitted with the expressed understanding that the
deed restriction placed on the property as a result of the ADU approval will
be the one in place at the time of submittal of this application.
Please see Items 4A through 4F below for a more detailed explanation of
conformance to specific standards.
The proposed work is under review by the Historical Preservation Commission. This
application is submitted conditional upon HPC approval of the modifications to the
structure necessary to accommodate the proposed development.
(4-A) The Aspen Land Use Code permits an ADU as a conditional use in the
R6 Zone.
(4-B) This ADU provides an accessory residential use in the R6 Zone and a mix
in a variety of housing types in the neighborhood. It is compatible with
other residential uses in immediate vicinity.
(4-C) The proposed location below grade maintains open space and minimizes
the mass above grade. Light, air, and egress to the lower sleeping level
are provided by generous light wells.
(4-0) Services will be an extension of the services already in place and are
adequate.
(4-E) This proposal will not generate any new employees and provides on-site
housing for one or two resident employees.
(4-F) This proposal conforms to the Aspen Area ComprE'hensive Plan and other
requirements of the Code.
City and Township of Aspen,
Pitkin County, Colorado
(2-4) See attached Vicinity Map
(2-5) Compliance with Review Standards
This property meets review standards B, C, E, and F and qualifies
to be a local designated landmark. It was built in 1888 and much of
the original materials are intact. It is a vernacular miner's cottage
and is representative of Aspen's Victorian p.ast.
(3-1) See attached Boundary Survey
(3.2A)
(3-28)
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See attached letter authorizing Jake Vickery Architects to act as Owner's
Representative.
See attached letter requesting designation grant, lmd waiver of Application
and Park Dedication Fees.
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SUPPLEMENT TO HISTORIC PRESERVATION
DEVELOPMENT APPLICATIONS
IMPORTANT
Three sets of clear. fully labeled drawings must be submitted in a format no larger than 11"X17", OR one
dozen sets of blueprints may be submitted in lieu of the 11"X17" format.
APPLICANT:
ADDRESS:
ZONE DISTRICT:
LOT SIZE (SQUARE FEET)
EXISTING FAR:
ALLOWABLE FAR:
PROPOSED FAR:
EXISTING NET LEASABLE (Commercial):
PROPOSED NET LEASABLE (Commercial):
EXISTING % OF SITE COVERAGE:
PROPOSED % OF SITE COVERAGE:
EXISTING % OF OPEN SPACE:
PROPOSED % OF OPEN SPACE:
EXISTING MAXIMUM HEIGHT:
PROPOSED MAXIMUM HEIGHT:
PROPOSED % OF DEMOLITION:
EXISTING NUMBER OF BEDROOMS:
PROPOSED NUMBER OF BEDROOMS:
EXISTING ON-SITE PARKING SPACES:
ON-SITE PARKING SPACES REQUIRED:
SETBACKS:
EXISTING:
Front: 24.58
Rear: 25.42
Side: 8/11.25
Combined FrtlRr: 50
EXISTING NONCONFORMITIES/
ENCROACHMENTS:
Gail HUQhes
302 E Hopkins Ave. Aspen, CO 81611
R6
4,500 SF
1,926SF HOUSE
2,820 SF
2,816 SF
N/A
N/A
28%
62%
72%
48%
25 FEET (li11/3 POINT
25 FEET (li11/3 POINT
10%
2
3
3
3
ALLOWABLE:
Front:
Rear:
Side:
Combined FrtlRr:
15.00
5.0
5/5
20
PROPOSED:
Front:
Rear:
Sid'l:
Combined FrtlRr:
18.58
5.83
8/5.25
24.41
VARIATIONS REQUESTED (eliqible for Landmarks onlv: character compatibility findinq must be made bv
HPC):
FAR:
SETBACKS: Front:
Rear: TO 5'
Side:
Combined FrtlRr:
Minimum Distance Between Buildings:
Parking Spaces:
Open Space (Commercial):
Height (Cottage Infill Only):
Site Coverage (Cottage Infill Only):
N/A
N/A
5%
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SUPPLEMENT TO HISTORIC PRESERVATION
DEVELOPMENT APPLICATIONS
IMPORTANT
Three sets of clear. fullv labeled drawings must be submitted in a format no lalrger than 11 "X17", OR one
dozen sets of blueprints may be submitted in lieu of the 11"X17" format.
APPLICANT:
ADDRESS:
ZONE DISTRICT:
LOT SIZE (SQUARE FEET)
EXISTING FAR:
ALLOWABLE FAR:
PROPOSED FAR:
EXISTING NET LEASABLE (Commercial):
PROPOSED NET LEASABLE (Commercial):
EXISTING % OF SITE COVERAGE:
PROPOSED % OF SITE COVERAGE:
EXISTING % OF OPEN SPACE:
PROPOSED % OF OPEN SPACE:
EXISTING MAXIMUM HEIGHT:
PROPOSED MAXIMUM HEIGHT:
PROPOSED % OF DEMOLITION:
EXISTING NUMBER OF BEDROOMS:
PROPOSED NUMBER OF BEDROOMS:
EXISTING ON-SITE PARKING SPACES:
ON-SITE PARKING SPACES REQUIRED:
SETBACKS:
EXISTING:
Front: 24.58
Rear: 25.42
Side: 8/11.25
Combined FrtlRr: 50
EXISTING NONCONFORMITIES/
ENCROACHMENTS:
Gail HUlIhes
302 E HODkins Ave. ASDen, CO 81611
R6
4,500 SF
1.926SF HOUSE
2.820 SF
2,816 SF
N/A
N/A
28%
62%
72%
48%
25 FEET @ 1/3 POINT
25 FEET @ 1/3 POINT
10%
2
3
3
3
ALLOWABLE:
Front:
Rear:
Side:
Combined FrtlRr:
15.00
5.0
5/5
20
PROPOSED:
Front:
Rear:
Side:
Combined FrtlRr:
18.58
5.83
8/5.25
24.41
VARIATIONS REQUESTED (eliqible for Landmarks onlv: character compatibility findinq must be made bv
HPC): -c-
FAR:
SETBACKS: Front:
Rear: TO 5'
Side:
Combined FrtlRr:
Minimum Distance Between Buildings:
Parking Spaces:
Open Space (Commercial):
Height (Cottage Infill Only):
Site Coverage (Cottage Infill Only):
N/A
N/A
5%
- MAR 13 '98 10:4511'1 ASPEN HOUSING OFC
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MEMORANDUM
TO:
FROM:
DATE:
RE:
Amy Guthrie, COmmunity Development Dept.
Cindy Christensen, Housing OffICe
March 13, 1SS8
712 West Francis Conditional Use for an Acce,.sory Dwelling Unit
ParcellD No. 2735-124:.08.:004
REQUEST: The applicant is requesting approval for an accessory dwelling unit to be located
above a two-car garage.
BACKGROUND: AcCOrding to Section 26.40.090, Accessory OII1tlHing Units, a unit shall
contain not less than 300 square feet of nellivable area and not more than 700 square feet of net
livable area.
ISSU~: When the Housing Office reviews plans for an acc::essclry dwelling unit, there are
particular areas that are given special attention. They are as follows:
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1.
The unit must be a 1ota.11y private unit, which means the unit must have a private entrance
and there shall be no other rooms in thisunilthat need to be IJtilized by the individuals in
the principal residence; i.e., a mechanical room for the principal residence.
2. The kitchen lncludes a minimum of a two-burner stove with O'1/Ien, standard sink, and a 6-
cubic foot refrigerator plus freezer.
3. The unit is required to have ~ certain percentage of natural fight into the unit; I.e., windows,
sliding glass door, window wells, etc., especially if the unit is located below grade. The
Uniform Building Cede requires that 10% of the floor area of a unit needs to have natural
light. Natural light is defined .as light which is clear and open tolhe sky.
4. Should the unit be used to obtain an FAR bonus, the unit MUlfr be rented to a qualified
employee.
5. A deed restrIction MUST be recorded PRIOR to building pe,rmit approval. The deed
restriction shalf be obtained from the Housing Office.
~ECOMMeNOATION: Staff recommends approval of this unit as long as conditions 1 through 5,
stated above, are met.
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MEMORANDUM
To: Amy Guthrie, Planner
Thru: Nick Adeh, City Enginee#
From: Chuck Roth, Project Engineer af<-
Date: March 19, 1998
Re: Hughes Accessory Dwelling Unit
(Parcel ID No. 2735-124-08-004; 712 West Francis Street)
The Development Review Committee has reviewed the above referenced application at their March
11, 1998 meeting, and we have the following comments:
1. Parkin!! - The application contains an incorrect citation for the Code section concerning parking
spaces for ADU's. The correct citation is 26.40.090.A.I. The application is correct in stating that a
parking space is not required for the proposed studio unit. Please note however that dwellings that
are approved without on-site parking result in additional use of City streets as parking lots and
resulting changes in neighborhood character.
2. Draina!!e - Site drainage and surface runoff for both the primary residence and the ADU should
be detained on site in landscaped areas or routed through vegetated area on property. The site
should not be drained to City streets or alleys.
3. Trash & Utilities - All utility meters and any new or relocated utility pedestals or transformers
must be installed on the applicant's property and not in the public right-of-way. For pedestals,
easements need to be provided. The building permit drawings need to indicate all utility meter
locations. Meter locations have to be accessible for reading and may not be obstructed by trash
storage.
4. Sidewalk. Curb and Gutter - The site is located in theWest End where sidewalks are
excluded from being built. However the "Pedestrian Walkway and. Bikeway System Plan" does
indicate that there should be pedestrian usable space off of the street surface. Therefore, the
building permit drawings must indicate a five foot wide pedestrian usable space with a five foot
buffer for snow storage.
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5. Asoen Consolidated Sanitation District - A new sewer tap line will probably be needed.
6. Work in the Public Rieht-of-way - Given the continuous problems of unapproved work and
development in public rights-of-way adjacent to private property, we advise the applicant as
follows:
The applicant must receive approval from city engineering (920-5080) for design of
improvements, including landscaping, within public rights-of-way, parks department (920-5120)
for vegetation species and for public trail disturbance, and streets department (920-5130) for
mailboxes, street and alley cuts, and shall obtain permits for any work or development, including
landscaping, within public rights-of-way from the city community development department.
DRC Attendees
Staff: Amy Guthrie, John Krueger, Jack Reid, Chris Bendon, Rebecca Schickling, Tom Bracewell,
Phil Overeynder, Stephanie Levesque, Ross Soderstrom
98M78
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