HomeMy WebLinkAboutcoa.lu.co.728 W Bleeker St.A50-90
/.
?'
,r-..
I .
i
CASELOAD SUMMARY SHEE~
City of Aspen
DATE RECEIVED: 8fc1~90 PARCEL ID .AND CASE NO.
DATE COMPLETE:~ ~ er ~ 2735-124 ~0","90
I Ff!AFF MEMBER:
PRroEcr NAME:- Z~~-? l::'/~ ~!:d!:;~ization .
Project Address: 728~730 W. Bleeker A~en
Leqal Address: L..o f- S/ //Ic.--T-nJ-/o. <Sj.'u~ ,<:::tA.6dII/IS;JA
APPLICANT: Matthew Kellner .
Applicant Address:
~
REPRESENTATIVE: Gideon Kaufman
Representative Address/Phone: 315 E. Hvman. Suite 305
Aspen. CO 81611 925-8166
$870.00 No7COPIES RECEIVED:
1 STEP: 2 STEP:
16
PAID: . YES NO AMOUNT:
TYPE OF APPLICATION:
P&Z Keeting'Date
PUBLIC HEARING: YES
NO
VESTED RIGHTS: YES NO. .1)
/ ) J J:J /'
CC Keeting Date . c; ~ q-O PUBLIC HEARIN~YE~ .~ .
VESTED RIGHTS: YES NO ~
Pl.anning Director Approval: .. Paid: - J
Insubstantial AlJlendment or Exemption: Date:
-~~.:;~
Aspen Water
City El.ectric
Envir. Hl.th.
Aspen Con.S-..D.
Ktn. Bel.l.
Parks Dept.
Hol.y Cross .
Fire Marshal.
Buil.ding Inspector
Roaring Fork
Energy Center
~/cR8l?(). INITIALS:
School Dis.'l:rict
Rocky Ktn Nat Gas
State Hwy Dept(GW)
State Hwy Dept(GJ)
Other
DATE REFERRED:
pi-
FINAL ROUTING:
DATE ROUTED:
INITIAL:
_ City Atty _ City Engineer _ Zoning
_ Housing Other:
Env. Heal. th
FILE STATUS AND LOCATION:
* .. .,~ .
.~i" :;.Y ,-~ '~ ~..t
.:jtt,
'lli;."
1";\.,,
w~t' ..,
Ji~,\
'< "
"::"'
>II. .,~ "
".,'~. ',,;.'-
unit
East
West
I"""'.
Sa. Ft. of
Livina Area
3,987
3,987
I"""'.
EXHIBIT "1"
Percentaae Interest in General
Common Elements and Percentaae
Interest in votina Riahts. Based
upon Sauare Footaae of Livinq Area
50%
50%
r-.
r-.
<6cl
MEMORANDUM
TO:
Mayor and City Council
dr'P /
Carol O'Dowd, city Manage~V {"/
Amy Margerum, PI.anning Director&
Kim Johnson, Planner
THRU:
THRU:
FROM:
DATE:
November 7, 1990
RE:
Kellner Subdivision Exemption for Condominiumization of
a Duplex, Second Reading of Ordinance 67 Series 1990.
-----------------------------------------------------------------
-----------------------------------------------------------------
SUMMARY: . The applicant. seeks condominiumization of a duplex
nearing completion at 728-730 W. Bleeker st, Lot 5 victoria
Square Subdivision. Pursuant to section 7-1007 of the Land Use
Code, condominium conversion of an existing development shall be
reviewed and approved by the City council as a subdivision
exemption. First Reading was approved by a 4-0 vote on Oct. 8.
Since First Reading, the Engineering Department has met with Gerd
Zoeller regarding landscaping on the Seventh st. frontage of the
victoria square PUD. The berm along the street was removed
during construction Which is a change from the approved
landscaping plan. Planning and Engineering staffs recommend a
new condition be added stating that a revised landscape plan for
the Seventh st. frontage be approved by the Planning Office prior
to the filing of this condo plat.
APPLICANT: Matthew Kellner, represented by Gideon Kaufman
LOCATION: 728-730 W. Bleeker st.,~ Lot 5 victoria Square
Subdivision.
ZONING: R-6 PUD
APPLICANT'S REQUEST:
Subdivision Exemption to condominiumize an
existing duplex. (See Attachment "All plat)
REFERRAL COMMENTS:
Engineering: Chuck
highlights being:
- The Plat must reflect accurate property markers.
- The Plat must show the division of the structure into two
units, and must indicate limited and common elements.
- Parking spaces, dumpster area and utility meter locations must
be shown. Trash and utility meters must not be on city right-
of-way.
- Landscaping or other work in the right-of-way requires a permit
Roth forwarded comments (Attachment "B"), the
~.
~.
from the City streets
- Encroachments show on
Pedestrian Easement
description.
- The tree at the s. 'it. corner
Seventh) must be pruned up to
vehicle and pedestrian clearance.
- An Excavation Permit must be verified for the recent alley
paving project
- The parcel's development must conform to the City's drainage
requirements as per section 24-7.1007.C.4.f. Driveway drains
may be required.
- The applicant shall agree to join any future improvement
district. (This has already been included in the PUD Agreement,
K.J.)
Department.
the plat might be setback violations.
shown on plat will require a legal
of the property (Bleeker at
seven feet above grade for
STAFF COMMENTS: condominiumization requires 6 month minimum
leases and payment of an affordable housing impact fee or the
provision of employee housing. The nearly completed duplex has 3
bedrooms in each unit according to the building permit. The
applicant agrees to pay the affordable housing impact fee for
both sides at the time the condo plat is filed. In addition to
the Subdivision Exemption, all land use applications "placing
burden upon or limiting the use of private property" be enacted
in ordinance form.
The applicant has addressed the requirements of section 7-1007
for comdominiumization, those being:
1: written notice to tenants of condominiumization, giving
tenants first right of refusal to purchase their unit.
response: There are no tenants curr.ently on the property.
2: R-6 restriction of rentals to 6 month minimum leases, with no
more than 2 shorter tenancies per year.
response: Restrictive covenants will be included in the deeds to
the units restriCting rentals to. 6 months. The condominium
declarations will also provide that 6 month minimum lease
restrictions apply.
3: Acknowledgement of the Affordable Housing Impact requirements:
response: The applicant
both units, calculated
bedroom unit.)
4: Required inspection by the Building Department:
response: The new unit must pass final inspection before it can
be occupied.
agrees to pay the housing impact fee for
to be $16,100.00 ($8,050 for each 3
RECOMMENDATION: The Planning Office recommends Second Reading of
Ordinance 67 and the approval of the Kellner Condominiumization
2
,-..,
,-..,
with the following conditions as amended:
1. Landscaping or other work in the right-of-way requires a
permit from the city streets Department.
2. Rental of either unit shall be restricted to 6 month minimum
leases, with no more than 2 shorter tenancies per year. This
shall be a filed amendment to the Condominium Declarations.
3. Prior to the Planning Director signing the final plat for
condominiumization the applicants snaIl pay the affordable
housing fee to the Planning Office for processing to the city
Finance Department. The fee shall be $16,100.00 ($8,050 per
unit.)
Prior to recording the plat with the Pitkin County Clerk and
Recorder:
4. A revised victoria Square landscaping
treatment of the Seventh st. frontage shall
approved by the Planning Office.
5. The Vicinity Map on the Plat shall be corrected to show the
L-3 zoned.area as LP.
plan reflecting
be submitted and
6. The parcel's development must conform to the City's drainage
requirements as per Section 24-7.1007.C.4.f. Driveway drains
may be required. The applicant needs to submit an engineering
report and calculations which confirm that the historic runoff
will be maintained.
7. Parking spaces, dumpster area and utility meter locations must
be shown on the plat.
8. The applicant must verify receipt of an Excavation Permit for
the recent alley paving project.
9. The Pedestrian Easement on the plat requires a legal
description, suitable to the Engineering Department and the city
Attorney.
10. A notes section on the plat must contain a. Subdivision
Exemption Agreement describing the terms of this exemption.
11. The applicant
Department's approval
elements discussed in
addressed.
needs to submit for
two copies of a final
the Engineering referral
the Engineering
plat. Technical
comments must be
PROPOSED MOTION: I move to approve with conditions the Kellner
Duplex Condominiumization and have Second Reading of Ordinance 67
Series of 1990.
3
.1""\
1""\
CITY MANAGER COMMENTS:
Attachment "A" - Proposed Kellner Condominiulll Plat
"B" - Engineering Referral Comments
jtkvj/Kellner.ccmemo
4
"
~
~
w
"
w
w
~
w
~
"
z
"
"
;"
i
\
\
\
,
';"
~ ..,.
w
~ "
~ ~
" ::,.
"
'"
z
'"
~
"
." I
I
I
!
'=<,
/1
...
/.
I
LOT
,-ALLEY
, '
5
,--
i f-
: .
L1
:i :65'
GAS 8: SEWER II I""l
, '"
,
9.000 +/- SQ. FT.
PEDESTRIAN
EASEMENT
;OS""
:1
,
2.45 I
,
I
.,
1
,
I
,
I
I c,!.... 5'
II
; i i
: '
~ 152' II
. ,
- =_ AW<. -+-_--,-___L ~~.ABllYE. - jJ
~~~T W'~~OW WE_L_LJ ,10, ~~~T WI~~OW WE_~LJ i
o
..,.
1.0'
I:
2.5'
30'
.,
I
I
j:
,
I
,
I~
,0
" ;;;
,
I
,
~
;.
'"
2.5'
'3.5'
BLOC~17
Attachment "A"
S 7so09'II.E
90.00
20'
~
L5'
1_ E'
. E'
J:J
UTILITY
BOXES
DRIVEWAY
Et..lC.R.OAC.l-\e:~
~OCC:.. ENVl!!.l.-O~
_______46.9'_,,__ _
P.U.D. BUILDING ENVElOPEY-
----,
-:;, :
~l I
'"I. ,
~'I i
'" ,
. ,
"
..,.
2 STORY WOOD FRAME
2.65 'I
;" '1 GAS a
'" ,
. 'I
.(1) '.
1.0
,
EWER
DUPLEX WITH CONC. BSMNT.
!'
'"
~g
o
~o
~~
'"
'"
w
2.5
,..:
3.5
2~l. a'
15.2'
~
'"
N 75" 09' ll"W
90.00
W. Bleeker
!
1"""'-.
~.
Attachment, "B"
.I,'
"
MEMORANDUM
To: Kim Johnson, Planning Office
From: Chuck Roth, city Engineer ~1C.
Date: September 26, 1990
Re: Kellner Duplex Subdivision Exemption for
Condominiumization
Having reviewed the above referenced application, and having made
a site inspection, the engineering department has the following
comments:
1. The survey monument which was set for the northeast corner of
the property is a witness corner and is unclear on the plat. The
monument must be indicated as a witness corner and the distance
indicated to the actual corner.
2. Condominium plats do not have recording deadlines following
approvals. The current plat either needs to indicate that an
amendment will be filed after construction is complete, or else
the plat should be held until that time. If the
condominiumization is only two dimensional, then footprint
information only is need, and not ceiling heights and other three
dimensional information. General and limited common elements
have not been indicated on this plat. The plat as submitted does
not reflect conditions at the site as they are this date because
copstruction is in progress. This is not necessarily a problem
but is only indicated for your information.
3. The trash dumpster area and the utility meters must be
indicated on the plat and must be on the applicant's property and
not in the right-of-way. Parking spaces have not been indicated,
therefore it is not possible to determine if the correct number
and size have been provided.
4. Any landscaping and other work in the public right-of-way
adjacent to the property will require a permit from the City
Streets Department. The applicant is requested to confer with
the city engineering department in conjunction with design of
work within the public right-of-way. Other developments in the
victorian Square Subdivision appear to have installed
improvements in the public right-of-way which would not have been
permitted because they obstruct pedestrian use.
5. The planning office's attention is
encroachments of the building outside of the
building envelope. One encroachment is labeled.
called to the
PUD permi tted
Window wells,
1""'\
'-',
.
.
basement window wells, and perhaps the roof on the north side
also encroach, unless these were permitted. It is not clear if
any of these violate setback requirements.
6. The planning office should confirm that the correct zoning
designation is indicated on the plat.
7. One of the "Approvals" is by the planning director. Is this
correct for this plat?
8. The pedestrian easement will require a legal description.
9. The tree at the southwest corner of the property, at the
corner of Bleeker and Seventh, must be pruned up so that the
lowest hanging portion of any branch is seven feet above grade in
order to provide site distance for vehicles and head room for
pedestrians.
10.. The portion of the right-of-way between the curb on Seventh
Street and the sidewalk is unmaintained and is full of weeds
which appears to be a violation of section 13-97 (c) of the
municipal code.
11. The alley appears to be recently paved. I am unable at this
moment to confirm if the work was done with an excavation permit.
Kim, could you please check with Carolyn or Harold at the city
shop (extension 5131) about this for me? If the work was in fact
done without a permit, a condition of approval for this
application should be that the applicant obtain a permit for the
work done within the public right-of-way in the alley and perform
any remedial work required.
12. Any development of the parcel must conform to the
subdivision design standards for storm runoff per section 24-
7.1007.C.4.f. The driveway drains into the alley and may need to
be retrofitted with crosspans draining to drywells on the
applicant's property.
The applicant shall agree to join any future improvement dis-
tricts which may be formed for the purpose of constructing
improvements in the public right-of-way using language currently
available from the city attorney's office.
cc: Bob Gish, Public Works Director
CRjcrjmemo_90.163
r"\
.,-"
L.AW OFFICES
I 6/980
GIDEON I. KAUFMAN
GIDEON I. KAUFMAN
A PROFESSIONAl. CORPORATION
BOX 1000t
315 EAST HYMAN AVENUE, SUITE 303
ASPEN. COLORADO StEl11
August 16, 1990
TELEPHONE
AREA CODE 303
925-8166
FAX925-1_
Ms. Kim Johnson, Planner
Aspen/Pitkin County Planning Office
130 South Galena Street
Aspen, Colorado 81611
HAND-DELIVERED
Re: Application for Subdivision Exemption: Condominiumization
of 728-30 West Bleeker, Aspen, Colorado
Dear Kim:
We are counsel to Mr. Matthew Kellner ("Applicant"). On behalf
of Applicant, we are applying for a subdivision exemption, pursuant
to s7-1003.A.4. of the Land Use Regulations of the city of Aspen
(the "Code"). Enclosed is Applicant's check in the amount of
$870.00 for the application fee, together with fourteen (14) sets of
the following documents:
1. Letter, dated July 18, 1990, from Matthew Kellner, authorizing
the Law Offices of Gideon I. Kaufman, P.C. to act on his behalf.
2. Pre-Application Conference summary, dated June 15, 1990.
3. Land Use Application form.
4. certificate of Ownership, dated July 13, 1990, from Pitkin
County Title, Inc.
5. P.U.D. and Subdivision Improvements Agreement, dated July
2, 1987, between C.M. Clark and the City of Aspen, for the victoria
Square Subdivision.
6. 8;''' x II" vicinity map.
7. Letter, dated August 16, 1990, from the Law Offices of
Gideon I. Kaufman, P.C., concerning certain items required for
submission.
8. proposed Condominium Map of The Kellner Duplex, a
Condominium.
Plans and Specifications for Improvements have been provided to
the Building Department, a building permit has been issued and
construction has commenced. Please contact the Building Department
for the Plans and Specifications.
Please let me know if any further items are needed to complete
this application. Thank you very much.
Very truly yours,
GK/bw
Enclosures
cc: Matthew Kellner
GIDEON I. KAUFMAN, P.C.,
Corporation
By
Kaufman
r'"
,-..
LAW OFFICES
GIDEON I. KAUFMAN
GIDEON I. KAUFMAN
A PROFESSIONAL CORPORATION
BOX 10001
315 EAST HYMAN AVENUE, SUITE 305
ASPEN. COLORADO 81611
August 16, 1990
TELEPHONE
AREA CODE 303
925-8166
Mll8l5-10ll0
Ms. Kim Johnson, Planner
Aspen/pitkin County Planning Office
130 South Galena street
Aspen, Colorado 81611
HAND-DELIVERED
Re: Application for Subdivision Exemption/Condominiumization
of 728-30 West Bleeker, Aspen, Colorado
Dear Kim:
In connection with the Application of which this letter is
a part, the following are responses to certain requirements of
the Application:
1. Evidence that the Proposed Condominium Units Shall Be
Restricted to six (6) Month Minimum Leases. With No More than
Two (2) Shorter Tenancies Per Year. Please see section 12 of
the Condominium Declaration annexed hereto. Thisiequirement
is contained in such Declaration.
2. Affordable Housinq Impact Fee. The Affordable
Housing Impact Fee will be paid at the time of the recording of
the Condominium Map.
3. Aqreement bv Applicant to Join a special Improvement
District. The Kellner Duplex, a Condominium, is located on Lot
5, victoria Square Subdivision. Section II.M ("Improvement
District") of the Victoria Square P.U.D. and Subdivision
Improvement Agreement (the "P.U.D Agreement") provides that the
owner of land within the victoria Square Subdivision will join
such an improvement district when so requested by the City
Council. Further, section X.I.A of the P.U.D. Agreement
provides that the terms of the P.U.D. Agreement "shall be
binding upon and inure to the benefit of the owner and city and
their respective successors and assigns". A copy of the P.U.D.
Agreement for victoria Square Subdivision is provided.herewith.
Very truly yours,
LAW OFFICES OF GIDEON I. KAUFMAN, P.C.,
:yprO~~ional corporation
GJ. eon Kaufman
GK/bw
Enclosures
cc: Matthew Kellner
'I.\C:W l\eUner
.,
J L..J L ~ ~
r-.
r-..
STUART-BRADLEY PRODUCTIONS, INC.
VIA FACSIMII.E TRANSMISSION
July 18. 1990
Law Offices of Gid@on T. Kautman, P.C.
A Professional CorDoration
315 East Hvman Ave. STE 305
Asnen, CO 81511
Attn: Neil Karbank
Dear Neil,
Th~s letter authorizes you and the Law Office of Gideon 1.
Kaufman to act as mv representatives in connection with the
condominiumization ot 728-30 W. Bleeker. Aspen. CO.
Sincerely yours,
~~~
Matthew B. Kellner
President
..............
MEK:t>jm
,
"
\0 Qak Park Blvd., Second Floor
..ant Hill, CA 94523
;) 932c 2156
'~: ~,.;, "'~J:O:,~.;,~ ..";;..,,:,....;i',;-...; '~:;""",-,~ ...~.'
,..'.....".."--=
-
LJeorge Kellner
CI>uInnco '" .l>e flounl
...."
;:i
;; ~~
r'.
.r-.
6 II!:'
PROJECT: 6l-.1 GR.
APPLICANT'S REPRESfNTATIVE:
i
REPRESENTATIVE'S ~H.ONE:
OWNER'S NAME: ~
CITY OF ASPEN
PRE-APPLICATION CONFERENCE SUMMARY
. ad;;..~
7'J.,~ .c1"?)O
tJ , IS /,,:e.{b.e--\...
SUMMARY
1. Type of APPlication:. G~t~), ~t, ~~~ _ .
2. Describe action/type of development being requested:
lM~A Co\Jtrv. .~
3. Areas is which Applicant has been requested to respond,
types of reports requested:
Policy Area/
Referral Aqent
t( ~A i~~/h()~A~ J
_#~W~ (J
Comments
'17M
4 V fA //i~) rlw-fd ~
5.
Public Hearing:
(P&Z then to CCI
4.
Review is: (P&Z Only)
(YES)
8.
Anticipated date of submission:
,(
to be submitted: ~
What fee was applicant requested to submit: '7lfSO +'7f) :;; S?O
7//
P vt 0 f~t10
~E : ~~~
6.
Number of copies of
7.
9.
COMMENTS/UNIQUE CONCERNS:
frm.pre_app
1)
2)
lU'i1~Uli"J.L..li.i' ..L
~ USE API'LICATIOO E1JBM ~
Project Name THE KELLNER DUPLEX, A CONDOlUNIUH
Lot 5,
Project location 728-30 West Bleeker Street; victoria Square Subdivision
(irilicate street address, lot & block number, legal. description where ..
awropriate)
3) Present zoning
R-6
4) IDt Size
9,000 sq. ft.
5) lIpplicant's Name, l\ddress & Ihone JI Matthew Kellner, P.O. Box 3465,
walnut Creek, CA 94598
(415) 932-2156
6) Repl:eSefItative's Name, l\ddress & Fbone # Law Offices of Gideon 1. Kaufman, P. C, ,
315 East Hyman, Suite 305. Aspen, CO 81611 925-8166
7) Type of Awlication (please check all ~t awly):
eorrlitional Use _ Concepb.Jal SPA _ Concepblal Historic Dev.
_ Special Review
8040 Greenl.ine
Final. SPA
Final. Historic Dev.
- Concepb.Jal roD
Minor Historic Dev.
.'
_ stream MaIgin _ Final. roo
_ .M:xmta.in yiew Plane ~ SUbdivision 0~'
~ Corrlc:m:ini~tiort! _ Texl:jMap AuerrlIoont
_ rot: SplitjIDt Line
1\djusbIent
8) Description of Exi..stirg Uses (In.1Di:Jer ani qrpe of ex:i.stiIg strucbn:es;
awroximate sq. ft.; IJ.lIJiJer of Lteiliuuu:s; arry previalS aw:rovaJ.s granted to the
property) .
Historic IRIlnlition
_ Historic Designation
QUl Allot::roont
_ QUl ExEl!pti0l1
One (1) two-story duplex (side by side) . residential stnwtnr!" of
4,500 sq. ft. above grade; three (3) bedrooms each. The property
is part of the Victoria S uare Subdivision PUD' Buildin Permit #994
gran e on Apr~l 12. 1990.
9) Description of Develq;mmt Awlication
Subdivlsion exemption/condominiumization
10) Have yoo. attached the follCMing?
_ ReSponse to Attad1ment 2, MinilIum Snhni",o;;ion Contents
Response to Attadn:oont 3, Specific Snhni","'ion Contents
_ ReSponse to Attadn:oont 4, Review st:ama:r;ds for Yoor Awlication
,,-.,. .-.
. PITKIN COUNTY TITLE, Inc.. .
Vincent J. Higens
President
Title Insurance Company
601 E. Hopkins, Aspen, Colorado 81611
(303) 925-1766 . (303) 925-6527 FAX
Christina M. Davis
Vice President
MEMORANDUM OF OWNERSHIP-ACCOMMODATION NO LIABILITV
WHEELER SQUARE LAW OFFICES
PLEASE DIRECT CORRESPONDENCE TO:
PITKIN COUNT V TITLE, INC.
ATTN: DENISE L. LANGE
601 E. HOPKINS AVE.
ASPEN, COLORADO 81611
(303) 925-1766 FAX (303) 925-6527
FOR THE SOLE USE OF:
ATTN: NEIL CARBANK
DESCRIPTION:
LOT 5, VICTORIA SQUARE SUBOIVISION, according to the Plat thereof recorded in Plat
Book 19 at Page B7. COUNT V OF PITKIN, STATE OF COLORADO
GRANTEE IN THE LAST INSTRUMENT APPARENTLV TRANSFERRING OWNERSHIP:
Matthew B. Kellner
TRUST DEEDS AND MORTGAGES APPARENT LV UNRELEASED:
Deed of Trust.......................Book 621 at Page 329
Assignment of Rents and Leases......Book 621 at Page 338
Disburser's Notice..................Book 621 at Page 340
Financing Statement.................Book 621 at Page 341
LIENS AND JUDGEMENTS (AGAINST LAST GRANTEE) APPARENT LV UNRELEASED:
NONE
THIS INFORMATION IS FOR YOUR SOLE USE AND BENEFIT AND IS FURNISHED AS AN ACCOMMODATION.
THE INFORMATION HAS BEEN TAKEN FROM OUR TRACT INDICES, WITHOUT REFERENCE, WITHOUT
REFERENCE TO, OR EXAMINATION OF, INSTRUMENTS WHICH PURPORTS TO AFFECT THE REAL PROPERTY.
THE INFORMATION IS NEITHER GUARANTEED NOR CERTIFIED, AND IS NOT AN ABSTRACT OF TITLE ,
OPINION OF TITLE, NOR A GUARANTV OF TITLE, AND OUR LIABILITY IS LIMITED TO THE AMOUNT OF
THE FEES.
DATE: July 13, 1990 @ 8:00 A.M.
PITKIN COUNTY TITLE, INC.
By: G--~;i,ACL~
:~ILI ifrJ :~;1 b.l~ 6~it~~
, . T N [1(,I1U. !>ff\t.fl . .~.
;;! 7': . cl fi.:'l.J f-...~~ ~f~,~-.~ r,~lF11If~,~~j; \
ro ~ s mEN'"'; .::.,J l~t3 i!~~~~N'\":~~ :jl'J~1 .'
~ ~ ' JU lJ,~ m1j IJ.j H~~ f1111\\
c ~ \-~. '\:"1 'I"K~[{~ H~.J 'l~l.JF~(Y ('I.~::' ~ ~.( ; ~ .
C I' ~// /.1 ..},,~~:~cjl ~l~ ~~~~~}~~J'::,~. ~:;' \
...., .. , ) :1.::;1 '.l~. '..~'.....l !'.~]'f1' ~ EJ' ] f~...] \.. '"
vv ! ) \ . ~". ~_:: . - } ".: " ,.:.:..:. J1. -:', .. "Il""':'" _' ...:. _ _ .;". ;..- ~
~ f7 /! ,).. -" c,.,~j ~1:' <. r':'-l.~~~ ;".: .:.. ffl !.-,~ .... ! ,~_,~~. '~: - ,f.- {:~; ;;:. ~
/tl C ' !' /' =.. '~"""~jH . ~c~<>~'" ':'REEI'" ." . _:- rik~ \.
~ E 1.1 ( 11 ~~ . [111111111 ~',
,. Jt) ~ )~' '!..""RD "~!'.H.. . ~"""!'." S'REET .. .. CD'l"
---- -. /,' I ., .>~~.-: ~m' '~~r.I: I; B" =-''''':=~;,
.' ... " .::::... := =-~ . z _ . ....l~:... . _ _, - \..,~.\..'" 1.
.... "... ,. " .. - z _.. - ""1i.:I'1E - ::-' ..-:: - ~~ ..
,. <.'~;; /....../'i <~ ~> .- s..c~fI~ n.. ;.." ~fI'. Hti ,~Et.ONOflS1Rf.t:T .. [7l: : I ~
. /,J> / / . I .' , , ~ - ~ rn ' a'. ( J,:,
, . /~._.- ! .. / / ./ / 'l ~ -- c .; '!::.", 'I: i
I / / / 0' I ,. " . _ f ._ m ... .. I; I
j/" '-</"''/~/L'/.ffimLE//. .'" . .... .11!~F'Rn. mOT. Bhn.-".'II,"ur H. ,. Ill-Ii;,'.
.. .' / ,. I! I I ,
//......,./....//, __ . m '. . .
j:/I/;~III.~~..~Iji'lr
/://. (m . I ~ .o@ ~irR I.... . ~~oo:
ltl/ );~..--~" :~.m mm, .m~m
J l"' '-::JrffirSJ ii:rlS ~Eirm m . ..
j/"" :J~~it~~~1J~~ & mimm -'
( ...... . ,., :J;l; s ,."te "R<" .. ... N. MIL' >T..~T._...: ...__
L \~>, . . . ~'. ~[3~1I.lilll. SD
'>"'..) ~~l~~J~T': OM.e."HA_"_. ~.' ~.' 3...IN""e.
I \', . . . --.. . EB: .,,L ~ ~- , . '
" ,'.. 21 ~. .. , 'f
~ .... _ J
l ,..,yYl' ..." .' .:.~' "'...S..~VNJER !oT._ :", ' "
j'~7/-" ~ .~.H II. ~ ",
r 'I./' ~ ;// -~I' m. .... dTI ~':~~~
. . Ih \ , Z " . - -. 1\ I. .
. . ... v. i~':" (.. . .. . . :- I G""- . '.~. ,.:
:(." . .. ... r 'y....
", .... ~~#:)<"i~.~ - il. .... 'IOAl.'''~l.".!,'.~.~;&-\r............. }-,l~:;/i
I I' ',f2?:f:':::;;. ,,0-. f,. '-"-' ,. .,/'-..,
, 1~~;~>~'~~~lf\ ~~ ~~~ .N~~r~'~..J ~ ,;' 'J.if~~'.:;i: .~
(';~ / ..... /pln::'1,--1 ~':-i,c:-: r'.:W1 r.-:1r:1:~ ..1;! ., ....'.;;;-~.j~, ., ~;. r.. ,
./'
.-
....
,,,...'
"",'
, .,..-.-
.'
.,/.. .
.' . - .
..::.i~~:.~...,-:~~:~~j~~.;~:~
.. . '-'/'.</, /1
'. ..... ..', ,/ "~..>". /,'.'. ..'
. .~._)/. '
..... ~. . ,,- ;>'~,/.'" ......' "
. . .. .'
~.. . .,,' '.,.'.,..- ".... /
:.:~ ',:~ '-". /' '~., :/:,.. /
,.. .' ," /.