HomeMy WebLinkAboutcoa.lu.sr.AVVN Building.1979
(""\
~
MEMORANDUM
TO: Aspen City Council
FROM: Jim Reents, Planning Office
RE: AVVNA Building Special Review
DATE: July 11, 1979
This is a special review application requesting the following:
1. The approval of the FAR bonus to provide additional commercial space
and employee housing.
2. The reduction of required parking.
The applicant proposes to remodel the existing structure at the corner of
Main and Hunter and construct a total of 2,330 square feet of commercial space
and a 450 square foot studio for employee housing. With the employee housing
bonus, the FAR breaks down as follows:
.75 to 1 permitted by right
.15 to 1 employee housing bonus
.10 to 1 commercial bonus
1 to 1 FAR with bonus
2,250 square feet
450 square feet
80 square feet
2,780 square feet
The proposed employee dwelling unit meets the guidelines adopted by the
City Council (Studio unit: 400 to 600 square feet). The applicant states that
this unit is proposed to house a secretary employed on site. Although no
specific information was provided by the applicant as to an income level of
this employee, he stated he would live with the income (low, moderate or middle)
level for rentals recommended by this office. It is our belief, judging by
the income levels of secretaries within Aspen that the low income designation
is most appropriate.
The Planning and Zoning Commission, in their special review for FAR bonus
has found that this project does, in fact, meet the intent of the FAR bonus for
employee housing. In addition, they recommend to Council that the rental or
sale price guidelines should fall into the low income category.
The second special review deals with parking reduction.
For employee housing, the Code requires one off-street parking space per
bedroom with a deviation from that requirement by review of City Council upon
recommendation of the P and Z. The Planning and Zoning Commission recommends
elimination of the off-street parking requirement for the employee unit,
primarily because of the constraints of the small lot. It is felt in this
instance that in the trade off between a parking space and an employee unit,
helping the applicant facilitate providing deed restricted employee housing
is of greater benefit to the City.
1"""'\
r'\
GOODHEIM AND ROSS
REAL ESTATE SERVICES
100 SOUTH SPRING STREET
ASPEN. COLORADO 81611
BRIAN L. GOODHEIM.M.B.A., R.M.
REALTOR. APPRAISER
1303) 925.1558
NEIL ROSS
REAL TOR. INSURANCE BROKER
13031925.2800
July 5, 1979
Mr. Jim Reents
Planning Office
City of Aspen
130 South Galena
Aspen, Colorado 81611
Dear Jim:
In your absence Richard Grice of the Planning Office has been
most helpful in further clarifying the guidelines for our
application for special review before the Planning and Zoning
Commission. We would like to amend our initial application as
follows:
We propose a single structure to encompass 2330 square
feet of commercial office space and 450 square feet of
employee housing. According to Ricl1.~Xd at our.meeting
on Monday July 2nd, this size structure will enable us
to use the original parking reduction request of three (3)
spaces.
Brian shall be representing the partnership at the Planning
and Zoning meeting on Tuesday July 10th. Again, thanks to
the Planning Office for their help.
~~
Neil Ross
~L
Brian L. Goodheim
NR:sw
cc: Richard Grice
Ka ren Smi th
I""".
1"".
MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Jim Reents, Planning Office
RE: AVVNA Buil di ng
DATE: June 26, 1979
This is a special review application requesting the following:
1. The approval of the FAR bonus to provide additional commercial space
and employee housing.
2. The reduction of required parking. ,
The applicant proposes to remodel the existing structure at the corner of
Main and Hunter and construct a total of 2550 square feet of commercial space
and a 450 square foot studio for employee housing. With the employee housing
bonus, the FAR breaks down as follows:
.75 to 1 permitted by right
.15 to 1 employee housing bonus
.10 to 1 commercial bonus
1 to 1 FAR with bonus
2,250 square feet
450 square feet
300 square feet
3,000 square feet
The proposed employee dwelling unit meets the guidelines adopted by the
City Council (Studio unit: 400 to 600 square feet). The applicant states that
this unit is proposed to house a secretary employed on site. Although no
specific information was provided by the applicant as to an income level of this
employee, he stated he would live with the income (low, moderate or middle)
level for rentals recommended by this office. It is our belief, judging by
the income levels of secretaries within Aspen that the low income designation
is most appropriate.
Your finding under the special review for FAR bonus is that this
does, in fact, meet the intent of the FAR bonus for employee housing.
addition, a recommendation should be made to council as to the rental
price guidelines that should be established with regard to this unit.
The second special review deals with parking reduction: this in turn is
divided into two areas of review, commercial space and employee housing.
proj ect
In
or sale
The current Code requires three off-street parking spaces per 1000 square
feet of commercial space with a reduction to 1.5 per 1000 square feet by. review
of the Planning and Zoning Commission. This would reduce the required parking
from eight to four for commercial space.
For employee housing, Code requires one off-street parking space per bedroom
with a deviation from that requirement by review of City Council upon recommendation
of the P and Z.
The applicant is requesting a reduction in parking from nine spaces required
by Code to three spaces.
You have the authority to reduce parking on the commercial space to four
spaces and to recommend to Council a reduction of required parking for employee
housing. The applicant has stated that the restrictions of the non-conforming
lot (3,000 square feet where 6,000 squart feet minimum is required in the "0"
Office zone) allow only three spaces provided on site.
The Planning Office recommends the reduction of parking for commercial
space from eight spaces to four with the understanding that any further reduction
in required parking for commercial space can only be granted by the Board of
Adjustment.
In addition, because of the restrictions of a small site, the Planning Office
recommends reduction (elimination) of the off-street parking requirement for the
employee unit. It is felt in this instance that in the trade off between a parking
space and an employee unit, helping the applicant facilitate providing deed
restricted employee housing is of greater benefit to the City.
~
~,
GOODHEIM AND ROSS
REAL ESTATE SERVICES
100 SOUTH SPRING STREET
ASPEN, COLORADO 81611
BRIAN L, GOOOHEIM, M.B.A., R.M.
REALTOR, APPRAISER
13031925-1558
NEIL ROSS
REAL TOR, INSURANCE BROKER
13031925-2800
May 30, 1979
r~r. Jim Reents
Planning Office
Ci ty of Aspen
130 South Galena
Aspen, Colorado 81611
RE: 100 South Spring Street, Aspen, Colorado--Special Review
Dear Jim:
Both Brian and I appreciate you and Ron taking your time yesterday
to offer us the guidelines necessary for filing for special review on
the above mentioned property,
Please accept this written correspondence as a formal application
from Brian and myself for special review on 100 South Spring Street
as foll ows:
1) Approval of the FAR bonus for employee housing in the "0" Office
District. We propose a project(a single structure) to include 2550
square feet of commercial office space and 450 square feet of employee
housing(which is within the FAR guidelines per our discussion Tuesday).
The employee housing unit shall be designated whatever category(low,
moderate or middle) the Planning Office reccommends.
2) Approval of parking reduction for the above office space and re-
stricted unit to a total of three (3) spaces,
We would hope to have you submit this for hearing before the Aspen
Planning and Zoning Commission on the Agenda of Tuesday, June 5, 1979.
Please contact Brian or me with any questions you have or with a request
for additional information, if needed. I want to thank you, Ron and the
Planning office for your continued assistance.
Cordially yours,
2~
~,
Neil Ross
Brian L. Goodheim
NR:lb
cc: Ron Stock
Ka ren Smith
..
;,~,.;"",:..
."...
--
;"..
GOODHEIM AND ROSS
REAL ESTATE SERVICES
100S0UTH SPRING STREET
ASPEN. COLORADO 81611
BRIAN L. GOODHEIM. M.B.A., R.M.
REALTOR. APPRAISER
13031 925- 1 558
Apri 1 30, 1979
NEIL ROSS
REAL TOR. INSURANCE BROKER
13031 925-2800
MEr~ORANDUM
From:Brian GOOdheim~
Nei 1 Ross w...
City of Aspen
Planning Office
Attn: Carla
130 South Galena Street
Aspen, Colorado 81611
Dear Carla:
As requested, we have researched the adjoining property ownership for our pending
application for a PMH unit on Lot A Block 28 East Aspen Addition.
" The aqjoining property owners are located on Exhibit A (attached) and are as follows:
Property 1:
Property 2:
Pr0perty 3:
Property 4:
Concept 600 Condominium Association
c/o VILCOR
555 North Mill Street
Aspen, Colorado 81611
Estate of Arthur Mikkelsen
c/o Box 3132
Aspen, Colorado 81611
Spring Street Associates,
117 South Spring Street
Aspen, Colorado 81611
Spring Street Commercial Associates, A General Partnership
117 South Spring Street (c/o Scott and c/o Mel Seidl
Aspen. Colorado 81611
A General Partnership
(c/o Scott)
Property 5: Aspen Main Condominium Association
c/o Ms. Mary Bosley
709 East Main Street
Aspen, Colorado 81611
Property 6:
Property 7:
Mr. Theodore L. and Ruth L. Mularz
Box 166
Aspen, Colorado 81611
Michael Otte and Richard Sherri f
Box 11299
Aspen, Colorado 81611
If we may be of further assistance, or provide additional information, please con-
tact us at 925-1558 or 925-2800.
I
/xr
r,
.~
conqepE 600
.._.--Condominium. . .,~._,~ ,',,~.
CD
I
Single:
__ ."_ .-F.amicly.~.__.
Residedce
@
-East
Street:-
South
spririg
, ~coridorr~ini;Urn,
., ---.-i-----<~)-~-._-
!
Office
13uild:[>rig
@
. Subject .. ,A5,pe,,:
S-b 1 Ma,1.n , " .
_ ~l e_i..__ ---"---cCdndo\nirii.uni----.J...--"-~-~-_L_.
Locatin@ ,
-a111ey-
'-alley-
'1
!-
_.......:.._-_.;........-
--sJ:^il-gTii ----
E:amily ,
Residenice
& Offices
. ' .
-~"-----~_"---_"__"_";-""-'-'-'----'-.
'--'---i:Ji"fic"'-" ---;--.-.
\ ,',
. B ui:lding :
@'
(j)
___l._______~~."__"__:..____~____.;____....__.,"__,_~_L__.
---.~--_.._."--'-,.-~-_.._--
,
--~-;-_..-..-
,
. ,.. ". " ,
__J_______Su_rto_undlOg ~a.nd:'Use-~_-~L--_-'---'-=L-----~--.l--
1 'N '-.irl.b rh 'd Ma ! . '.
".. "",el..IQ , . 00 ,-" - ,P-i '.J" .
,
E:xhibtf A '
, ' ~-.
i--
. , .
: .', i' .
._---_._._~.-.-._'"_................-'-_.<_.,--~.,--..,.-----~._-,
1"""\
A
~
..
$RAOf.'ORO i>>USLI.SH!!\lCCO.,Ol':::NV.CR
RECORD OF PROCEEDINGS
Aspen Planning and Zoning Commission, JulZ 10, 1979,_.?:00 PM, City Council Chambers, page 1
The Aspen Planning and Zoning Commission held a continued meeting from July 2, 1979 on July 10,
1979, in the City Council Chambers, at 5:00 PM. The members present were Olaf Hedstrom, Welton
Anderson, Perry Harvey, Roger Hunt, and Lee Pardee. Staff representatives were Karen Smith
and Richard Grice.
AVVNA'
Richard Grice was present to discuss the AWNA, in which he explained it
stood for Aspen Valley Visiting Nurses Association.
Anderson stepped out from thediscussion_.
Grice stated that the application came from Brian Goodheim and Neil Ross.
They are requesting special review approval for the FAR bonus to provide
additionalcomrnercial space, employee housing, and a reduction of requirel
parking. Grice stated that the application has changed slightly by
reducing the total commercial space that they are requesting and the tota:
strucutre space they are requesting to 2330 square feet.
,
Grice stated that the code allows .75 to 1 commercial space be right in
the zone. A bonus of .10 commercial space Provided that they construct
.15 in employee housing. He stated that.the .75 to 1 permitted by right
stays at 2250. The .15 to 1 stays at 4.50. However, the bonus and
commercial space they are how requesting is only 80 square feet instead
of 300 square feet. The reasoning for this is that their lot is 3000
square feet, and they could not get more than 3 spaces in the back of the
property. The employee unit is intended to house their secretary.
Grice stated that they recommend that the committee's finding should be
2 things; 1. the ,intent of the FAR bonus has baen met and, 2. that they
need to.make a recommendation to City Council .asto what price guidelines
should be fixed to the low-income guidelines.
Harvey asked what the total. square footage was. Grice, replied that it
was 2780, and before that it was 3000.
Dunnaway asked if it was subject to the GMP. Grice replied that it was
not .considering that it, was in the a-Zone District.
Grice stated that they are simply asking for less than their .10 .
co~~ercial bonus in return for allowing the employee housing unit. In
this .,ay, they will only need three parkingc.spaces instead of four.
Grice stated that there were two elements in parking. The. first one is
that there is parking requirements for three spaces per ,1000 square feet
of commercial space. The request is to reduce tp~t number to 1.5 parking
spaces per 1000 square feet. The second element is 'that they would like
to eliminate the parking space for the employee housing all together.
Grice stated that it is the Planning Office's recommendation that they
approve the reduction in parking for the conunercial sJ;>ace to 1. 5 spaces
per 1000 square feet and that they make a recommendation to City Council
that the parking space for the employee hOUSing unit not ,be required.
Harvey asked Grice what the original application was. GriCe stated that
they asked for 300 square fee,t of conunercial ponus.
Hunt felt that most employees have vehicles and considering that trlere
will not be a parking space for the employee housing unit; there wil~
be one lesscorrmerqial parking space for the secret?ries' vehicie. Hunt
stated that they should not say that the employee housing unit does not
need a parking space in which in practicality it does.
;!
<<
KSPN:
SHOAF'S RIVER VIEW
SUBPIVISION:
f"'""\,
,-.
Goodheim stated that it really enhances the ability of the employer to
attract and keep the employees.
Hedstrom asked if it was possible to have four parking spaces. Goodheim
stated that it was not because htey only have 30 feet along the alley
way. Goodheim noted that they would not encourage any employee parking
there at all considering that they would be near everything in toWn.
Goodheim stated that it was a PMHunitand that they do not have to
provide parking. Their alternative is that they could make that area into
2250 square feet of office. Goodheim noted that this would be easier to
finance.
Harvey made a motion that they find that the application for the Aspen
Valley Visiting NurseS Association Building expansion meets the intent
of the tAR bonus, and further recommend to City Council that the rental
and sale, price guidelines established for the employee housing unit
should be low-income PMH, and further that the off' street parking
requirement be reduced for the commercial from the 3 spaces per 1000
square feet of commercial space to 1.5 spaces per 1000 square feet
of commercial space, and further recommending the required parking space
for the employee housing unit, be waived. Pardee seconded. All in favor,
the motion carried.
KSPN has withdrawn, their application.
Anderson stepped back in for this discussion. Grice stat,ed that this
was a preliminary plat stage. for the Shoaf River View Subdivision.
This application involves the splitting of a 30,010 square foot parcel
in halve in order to create a second single family residence. There is
already one ,single family residence in existence, so it is in ,accordance
with an exemption listed in the GMP. Whenever there is enough land
area for density for double density, and an existing dwelling can be a
single dwelling duplex, one can cut off one additional piece of ground
which would be restricted to single family use. Even though the R-15
Zone allows duplexes, this parcel will not be able to have the duplex
for two, reasons. 1. It would have to go to GMF competition to be ,other
than a single,family, and 2. it would never happen anyway because parcelS
creat,ed after a number of years ago, you have to have 20,000 square feet
in the R-15 Zone. So, considering that this parcel of land would only
be 15,000 square feet, it would permanently be a' single family'site.
Grice stated that the location will be on Mill Street, just up the hill
from Herron Park. This application has been referred to the City Water
Department, Sanitation' District, Mountain Bell, Holy Cross Electric, .
Canyon Cable, Rocky Mountain Natural Gas, and the Fire Marshall in which
all of these have no problems with this application at all. They recolllT1>8nd
thecoirunittee's approval. One comment from the Engineering Department in
which they recommend that they approve the subdivision subject to the
corrections that was present in the packet.
Harvey asked about the flood line. Grice stated that the surveyor became
confused and that no flood line exists. So the Engineering Department
would like the flood line corrected on future plats.
Grice stated that the building site is poor and that it goes down the hill.
So between the cqttonwoods and the strea~margin review, the Engineering
Department would like them to rotate the building. Pardee stated that
the Engineering D~partment should not tell people where to build or to
rotate their building.
Hedstrom opened the meeting to the public. No comments frortI the public.
Hestrom closed the meeting to the pUblic.
00
00
~c:
.....~
p~o
::1.....
Ill.....
.a
$!I
::I
:r:-
r-a.~
......$!I
'i
~~.l-1
::P<:
.....s
PJO
<<
om
!'to.
....
SO
o
rtl-t
....(1)
O$!l
00.
00
P>>1
l'to-
l't ~.
E->-O
mill
0>::1
. n
(ll
'*
""
(,,0;
~
!I>
(ll
tiC
.....
Q
lil
o
....
.....
VI>
.....
...
'"
(I)
()
o
:;:I
Do
1Il
0-
tf'
'<
o
o
t:
::l
o
.....
....
S
$lJ
::l
'Us:
t:P>
lJ''<
1-',0
~.t1
o
t>;l
0'0-
CD III
PJ.....
tiC
~.o
.:::> 'U
.om
::l
III
0"
....
::r
(!)
'U
r=:
tf'
.....
....
o
0'
m
P>
t1
~.
::>
(Q
~~ ~
:~. ."4
1-3
::l"
(J)
I-!
CD
:<:
(l)
I-!
(l)
::l
o
n
o
~
m
::l
n-
Ul
.
s:
III
'<
o
tiC
t'J
0-
lD
f-'
()
f-'
o
III
CIl
0-
n-
::l"
CIl
o
El
H
z:
~
n
ttJ
:t-n
1-'0
1-'1::
:::>
""0
:::> ~.
I-'
.....:;l
SlJSlJ
<: :::>
o
>1H
- tIl
llJ
Sill
00
rt
~.:;l
00
::> <:
(J)
00.
'llJ
>1 rt
>1 0
....
Jl)o.
0. "'.
Ii
CD
o
rt
:s:
(Jj
<,",'
en
S
.....
rt
::f
rt
o
"0
Ii
o
o
CD
CD
0.
:e \.0 Hi", :::> n
1-'.,00 f1".' 0
I-' ",. Ii 0 :::> I::
I-' :::> \.0.0:::>
\.OCD>i 0
lJ'. (Jj SlJ 0. ",.
~ rt S ..... ,I-'
o.SlJPJtIl>i
<.0 :::> lJ' - CD::l"
CDo.l-' OllJ
rt ~'PJrto.
O'tIl:::>O
H,1::::l"o.>itll
00."'. rt
>i.o::> t-h PJ ill
(I) \.0 r=:.o rt
I-'rt rt>iCD
\Ortrtr=:CDo.
co ",. 0' >i (I)
O:::>CD(I)o.rt
<.Q ::l"
. rto.rt(l)
SlJ ~. 0''<
tIl >i ",.
:S:~(I)(Jj:e
(/l 0 0
. t-h rt ",. r=:
o "'.tIll-'
Cf) >i 0 0.
SO:::> PJ
.....(1) "0 I-'
r+... Hl"'O p.
::l" O>i~
PJ >i 0 CD
f1 "0
CDrt.oHrt
..0 CD H .....0
t: ::> 0 III
CD rt:e rttll
Ul PJ rt CD CD
rtrt::l" CD
CD..... .....
0.<: PJ::l PJ
CD ::l
rt 0. rt.o
O'PJ mO
llJ.oo.'iPJ
rtCD CDS i='
::l <: Ul Ul
.....0. CD
HlPJI-'OM-
o Hl $lJ
nt-h"O (Jj
00 S Ii ~
r=: >i CD CD
::l ::l<:Hl
Ortrt"..o
"'" 0'. CD >i
1-'(1) :en
""(1)
PJ:::>:;::::l
.0 CD (/l.o CD
I; ~. en
CD rt 'CI rt
CD U1 $lJ SlJ
Ul LV S Ul 0'
, ",. rt I-'
:e S rt ~,
~.'O 0' 0. Ul
rt :::> ..... 0'
::l" M- 'CI >i CD
::l">iroo.
rt Ul (I) 0 .
::l" Ulrt
",. M- CD 1-'.
Ul 0 ::l 0 :;::
rt::lUl
'CI.oroUl
>i CD 0.-
Ort 00
<.Q III 'CI S
>i rt 1::....'
PJ::l"SlJ'rt
S .....CD .....::l"
... 00 Ei f-'....,
00
Ul 'CI
::l" .....
CD PJ
::l
,I
J:
t<I
""
H
t'.l
00
o
>'%j
.....
'"
...,
'"'
:;:
SlJ
rt
(I)
H
'U
I-'
PJ
::l
rt
5'
::>
(J)
x
SlJ
rt
"..
o
::l
""
.....
..
(Jj
(J)
o
o
:::>
0.
(I)
0.
lJ'
'<
n
o
r=:
::l
o
.....
I-'
:e
o
S
llJ
::l
:;::
.....
o
::l"
PJ
(I)
I-'
?}1 ()) IT .~='
nil '~,"'" ;'~
~~{-?';7: I~?'
8
$lJ
.....
'"
t~
~
'U
::u
o
GJ
~,
>'%j
o
::u
GJ
[iZ
t-'
00
>-3
:t-
OO
:>1
"J
o
::u
CO
t<I
. ."
i';,; ,.'
"0 $
~8
(Jj
t;.
_.~C1
:t-
I-'
I-'
.....
::l
Hl
PJ
<:
o
f1
::ltn::u
0'" CD
rtllJCD
n :::>
PI (I) M-
0. tn
o-Ol
>i :::> rt
CD 0. 0
Ul I-'
"'00.
:::>
::l CD n
o 0
:::> CD r=:
IS:::>
O'U 0
01-'1-"
::l01-'
Hl'<
OCDrt
>iCDO'
S .....
.....t: '"
::l ::l
<.Q .....'CI
M->i
r=: . 0
tn 'U
CD 0
"'>-3Ul
::l"SlJ
:<:CDI-'
::l">i'
(I) CD.....
>i Ul
CD :e
1-'. Hl
Ul I-' 0
rtl-'>i
>i
I:: lJ' 0
() CD ::l
rt (I)
r=:LV
>i Ul
CD '" rt
Ul PJ >i
>i c:
SlJ7;'O
>i ",. rt
CD ::l r=:
(Q >i
PJ CD
I-'Ul
>i 'CI 0
CDOlHl
Ol 0
o.CDl'.)
'<"'....,
CO
.....00
::l ::l
'"
I 'CI rr..o
/',~ f6~,
(I) PJ CD
, . .....
~Hl
CD CD
'<(I)
'M-
OJ
g. \
o
PJ
>i
>i
f-'.
rD
0.
\,8, 8'
O'>i
CD
o
In Hl
10 H'l
0. .....
\(1) 0
1~ CD
'"
O'n
'< 0
t:
n:::>
o ()
I:: ",.
:::> .....
o S
....'PJ
.....::l
!3
PJ H
.~ 00
PJ
'UPJ
$lJ ()
f1
>i !3
'<0
<:
(I)
0.
rt
o
PJ
'CI
'CI
>i
o
<:
(I)
rr
::l"
CD
"J
:t-
::u
0'
o
::l
I::
'"
PJ
::l
0.
M-
0'
CD
Ii
(I)
0.
r=:
o
rt
.....
o
::l
o
Hl
rt
0'
(I)
"0
jlJ
>i
~
",.
::l
.0
r/l
CD
o
o
:::>
0.
(I)
0.
$lJ 0',0
'CICD'"
'CI ().....
>i e :::>
o jlJ .....
<: '" 0
PJ CD :::>
.....
00
OHlHl
Hl
rt'U
M-::l"
0'(1)'"
CD
.0 '"
M;l>i
~(I)M-
:<:IPJ::l"
M-PJ
lJ'CDM-
o >i
::l ::l
r=: lJ' 0
tn (I)
::l 0
SlJrDHl
::l Hl Hl
0. 1-'.
rt'"
rt M-
::l"0>i
CD Hl CD
CD
"'M-M-
PJ::l"
f1 rD'"
~. jlJ
.....e >i
::l::l~
.0 ..........
rt ,:::>
>i'.o
CD
..0 '"
e 'U'CI
..... PJ
>i '" 0
CD CD
OJ '"
CD Hl
::l >i 0
rrCD>i
()
OM-
~f6
CD
::l CD
o.:;l
CD'CI
0.1-'
o
rr'<
::l"(I)
jlJ(I)
M-
e
n:::>
0""
t:rr
:::>
() '"
.....::l"
.....0
r=:
"'I-'
co.
"0
'CItr
o CD
>i
M->i
CD
rr..o
O'e
CD ",.
>i
CD
0.
r.: ("t' ':<J
.1"';. ,.,"
''d n' rt "f-' -t-n 1.0 W
i..h.t"-
,.,J I.... r~ rt'" ~ rr()
r. ....;'...:1
~
......,.,.,; _u,'O~."....._,_.",._,w.
.iI?
.0
Ie
.....
PJ
>i
:;::
CD
(I)
rt
.....
:::>
.0
~
'"
"0
(I)
::l
n
.....
rt
'<'
n
o
e
:::>
o
",.
.....
'"
I::
I-'
'<
l'.)
LV
I-'
1.0
....,
1.0
~
f!l
t\:l
",,-!,
C
o
I
I
l
!
I
t
I
.
~
f
f
J
!
J
-~".
:!f'.
i
,
1
1
,
I
I
I
.......
:~',~.;id':,;
~ "..".>
~',u;9.l;;':;';
ffi.....r;
'i 1-"
~, ..5~1-'
~~ grD'~
. ~ ~'".o
:...>" .0 I
::Y rT 1-" ro 1-" H> rT '0 c.,
O::Y~'i~O::Y'iH'
~ 1-".0 a<o 'i ro 0 S
00 00 1-" <:
1-" a PJ 00 ro 01-"::0
~PJOl-'rTS- p.ro
.o~S 'i'O roro
p.StIl~I-'O ~
~ ro'OaOH>rorT
~ ::Y'i PJ rT'<: H> S 00
I-'.PJ a a ~ ro 1-"'0 -
rT (n "..ro 'i (1) a I-' '
PJ. ro ro 0 '0
'i I-' ::Y '<: I-'
ro PJop.roPJ
toat18~r::I-"ro~
ro 0 0 ~QJm 00 ~
Q S ~ ro ". rT ::Y 1-'.
~S~ ('I)::;'iO~
~('I)tIlPJx.oI-'.r::.o
tIl~ '0'0 000
ro 0. t1'<i PJ PJ rT ". 0
rorof--'~:::S ~H>
00.0 l-'.p.p.PJ.o H>
H> PJ 0 ".
PJ r:: PJ 1-",' . PJ,O
,.,.'OtIl:::S rTI-'N~ ('I)
::Y'OrorT "010.-
(l) I'i _ rt}-iu
OOI-',OI-'PJrT
00 <: H>tIl H> 0
S PJ 1-" 0 "l'i I-'
PJl-'rTS~'iProp.
I-' ty PJ 0 ::0 0.
I-' ".ro XI-' 0 ~ 0
~ H' ~ 0 t1 00
00 l-Iap.30rt'r:::
I-'-PJ ro I-'.ro 3 ~ ",::;
NOON ro r::: 0 a
ro 'i rT f-'. I-' 'i 00 ~ f-"
rol-l~ 0 I-'
o 0. f-'..o ro f-'.3 0
H>~O 3PJPJH>rT
o rT ,,; '0 1-''<: ::Y
rT rT f-" f-'. I-' 'i f-'.
ty f-" 0 rt: 0 00 t1 ro 00
roo:::s::Y,<:'Oro.o
'~tIl ro PJ ~ f-"
00 rT ro 0 PJ f-'.tIl
f-" 0 O::Y ro '0 'i
rTH>H>roty.'OroPJ
ro .: 0 'i 0.
- 'i PJ ro ~ 0 00
ro 3008<:'0'0
w.o tIl'O f-"::yro PJ ro
- ~31-'~rop.'iO
o f-"PJ 0 <0 ;>;' f-"
O'i 1-''<: ''0 PJ f-'. PJ
o ro I-' ('I). ~ 'i ~ ~ I-'
0. ('I) ~ 0 0..0
00 tIl ,:.. f-"'O 'i
.0 'Of-'. ::Y rT 0 0 .... ro
~PJrTO tIlH>O<:
PJl-lm~PJPJ 'if-"
'i ;>;" tIl ~ I-' rT ro
ro f-'. f-"p. ::Y ro "
~ ~ f-'.PJ 3
H>.o "0.0 rT tIl rT'O 0
m 0 I-'H>
ro H>"" r:: rT 0
rTO ~SO''<:PJ
-'iNf-"PJ I-'ro~
rTXS01m
f-'. rT ::T f-" 0" "l
rT::TPJPJ3p.H::YP
ro tIl:::S f-"\-,. 0::0
" 0. N ,." f-" ~
Pi('l)'i ('I)'<:tIltllt1
00 3 ('I) f-" f-'.o
'O<:UlrTPJPJ:::S~
rT I-' f-" ::Y ~ H.o ~
::T 0 m 3 ro 1-" 00
ro '<: "f-'., ('I) 0
m (1) ~ a X" ....
rop.l-"Of-'.(1)HO
:33t1lp.~
f-"S ....
N I I
I
P
~
z
P
to
c::
H
t<
t:I
H
Z
"'
(fJ
'U
t'l
o
H
P
t<
::0
t'l
<:
H
t'l
::8
(v
PJOOO
'0000
'O~~~
1-1 ~ ~ '~
o 0 0 a
It;l 1--" f-l. r:"'~
I-II-'I-'H
f-"3'3 S
Pi m PJ Pi
rT3~~
f-" tJ
0(1) to "0
~ 'i (1) PJ
00 ::T'i
" 'i 1-1
1-"0 (1)'<:
HO~
HHp.3
HrTO
tJl-'" <:
(1) ~ ro
00 0.
tJ 0
'i<:OtT
OPJr::::Y
r:: ~ ~ PJ
.0 OrT
::Y'Z!-l.
....(J)HrT
tIl3::Y
t1 00 (1) ro
PJ 3
a Pi tJ 0
;>;' ~ ro f-'.
p.'irT
rT 00'<
OH
00 'Up.
OPiPiO
o Pi 'i (1)
~ 0 'i 00
~ '<:
o 0 - ~
f-"'O 0
H'O ::;!: rT
. 0 1-'-
00 0 0
('I) ::Y '0
0. Pi (1)
. ro ~
I-'
- rT
::;!: ::T
o to ro
tT(1)
f-" ::Y.o
o 'i 0
'~ ('I) I-'
~H>
ap.
PJ ,~ a
Ii.... 0
'i ~
f-'.Pi'i
(1) ~ 00
0. 0. ('I)
::;!:rT
PJ ::T
>'3 '< f-"
::YO 00
('I) 'i
'<
tIlt'l(1)
~ 0. Pi
'O(1)'i
I'd 1-1....
I-'
(Dl-'-OO
3 ~ m
('1)0
~ H> 0
rTPi~
Pi <:0.
HO('l)
'ip.
..
tJ
'<:
~
m 'j-'
,~'i I{
(;! tJ
f"_ ~_~
, "
.o'O,tTO::;!:
o PJ,::TO 00
HI-'.PJ ~
H>p.rT'i
00 to
o t1 PJ (1) r::
o Pi 'i ,.,.
~O('l)p.rT
1-1;>;' f-'.ro
00 Pi 0. 1-1
ro rT <: tJ
OPi ~ Pi
'0 1-" 0 ~
I-ItTHtT.o
o ::T Pi ::Y
w. ('I) tJ 0
ro H'O rT
a "'('I) ('I) 0
rT PJ ~,.....
.... PJ. 0.
PJ ('I) Ii
'i('l) 0
t1 >'30
1-1 H> f-"::T~
('I)~~ro~
PJ ~ 0
;>;'0. rT.o f-'.
::Y('I)H
('I) H> ro ~
<:'i ('I)rT
('I) 0" 'i ::Y
~ 3 PJ Pi (1)
rTl-'
o (1) l"d
'O'iHl'i
('I) ~ 0
'i H>~W'
AI c: ClJ (D
rT::< 0
f-'.p. 0.....
:::S. 0 ('I)
<0 ('1)0.
00
'i >'3 'i
('I) ::Y ~ ('I)
<: ('I) 0 <:
('I) rT ('I)
~ 0 ~
~ 0 ::T ~
('I) ~ PJ ('I)
00 ~ <: 00
'" n (!)
1-" "
::T H rT f-'-
o ::TH
"O(1)H
('I) 0
<:~:3::Y
ro HO Pi
" 0.::< <:
('I) ro
00'<:
rTPJ--tT
::T'<: 0
(j) ....
rT::TtJ
H>::T('I)ro
\-l.'f-lo
1-100 0 0
00 ~ 0
tT" H <:
0'<: ro
U1~ 'i
ro ~ ('I)
,<:,<:~p.
ro 'i
PJ::Trot1
'i P> tIl (D
00"'....0
'i PJ
o rT f-'- ~
H>OOtll
rT('I)
rTt1(D
::yrop.rT
ro ::Y
H>ro
~
~
0.
to
f"
'::'~:;;'.'""''''''-:=:';::-'.::::'~.""'=C;''''_'. ",::,,,,,..:::,,,.c,,,,.~,,,,..,,.
-u>::;!:t10::8rTr:lS:o>O>S
w,PJ'<:::YPJooPJPJ::ll-
0'<: , P> X S:::::Y t->.c
- OHI-I S<o::> 0 0......;0-
o Ii 0.0 PJ ('I)! 0 ~ (lO
o ai'J~::s:rt--p. {Dert I--_-~
o t'l PJ ~ ,.....'<: ::l'0"1l
0. 1-'.00> 1-'- S (D 0 ,;:
rTro PJr<-!l>tIl.....c
o ~l.Q--~f-l' ::ll1JI"d:(1)::
Oop.OI-'-'t,c
00> H" 'tt <: p.o<o~
'OPJH\ro::l'('I)!!l> 30
('I)f-'.ro'iro::l::srT.........,
~p.'i ::TtIlHl,C
, 00<0 H> Z f-" (]) ,
f-'.r1' l-lro rotllQ~
rT::T"rol-'b:llll, >::0
ro ::T ro r1' .... '" Oil> C r
~ O~ i-' Otll'1C
00 rTl-'''~ mE
" f-" rT H> ::T '" I:'l.... III .
. tT::TroPi:;:""Ul::r C
'<:f-'.ro....Pio.roP'.....
::<00 X eTO>
::Y;>;' PJ31-'-O
PJ I-h~P><TO""~f
tIl,\-,.O'<:::S r:: ::r",,,,, ~
<+'i0 :€1-'(j),Pd
00 ~'r<- III 0.
'O"rTtDom OlllC
roO::T I-' t1\-'-!':,
~~ro>::o.....ro<+g<
rTl-' ::r 0" "<3"
p.liOOIDPJ 'IV
o _ (D 0 _ ::t ~ -11.- ~
<:3t1l'OC\-,' 0 !
roP;,r1'I-'::lProcP>!
1-\;>;' P>Or1'P.....O
ro 0'<: :r-m (D, p,.....,
<I> H> ro .....~ El' ...t
PS 0. r1'('I)!::><:1
... -0 ('t _::r' :;:1'. 0 ~ l
O1'i::Yr1'fIlri'............
om I-"::r"::r "< '
o Ul (]) ""I-"f-"O
- 0> (llUl ~ 0 \ll .
o (J) ':<: n. E-~ a::s'
O~('I)OrTOUlmo.
orn\llC 00
('I) 1-1 >i n- c S t1 ,....,
PJ mO"'i(D!u::r"
Prt romrn Oll>
0.0, roo;;;;,<1'
::;!: >::,<Q H>
1-" 0. IlJ 0 0'0 n- p-
rT CD'<:C....PJ rt 0....
po .... ...,<:'::r
mll>I-\o. ro....,,;
CD'<: 0 Hl 0"0
(]) Wll>OO'O!ll~
S<1' 0. 0. C 1-\ IlJ 1--'
tIl::YmSI-I O'Uc,
(t) ~'I-'~W-I-'~.~.c
PJ '1 III rtP> t1 0'
tJ 0 m m m.o 1-''0
m'O;lJ O"CDro"'CD
C m 1-"1-" jJJ I-' rn 0 :::<
'i~o.r1'mI-h
0. 1-'. ,.." <II rT
::r::r 5IlPJ00::O:
rt<QCD ::r 1-\ 0 1-',
o :;:'..p.....m
C::TIlJ..... rtO
,-,. ~ IlJ X ::l ::r::r '1 tJ:l
ro<1'p.S(llro('l) C
o 1"" IlJ ,.... E3
'0," t1~ .... >:: tIl 0 5
IlJ (D l>>OC'1fC
'i ::>, CD m,<: C E3 ..
o.m ~ coP E3 ,.,..
f".x <OCo..mllJ
OJ rt 0<0..... Ii; x
ro 00'"' f-'"'"' to;
'<: ~ '" 1-" ...., P
(1)rtr<- ;>;' s::~
PJP>(I) co ::JC
'iap, 0.,
r1' '" C
ro .. .1..,.
0.