HomeMy WebLinkAboutLand Use Case.337 Silverlode Dr.A12-97
CASf'PAD SUMMARY SHEET - CITY O-",rPEN
DATE RECEIVED: 2/15/97
DATE COMPLETE:
PARCELID # 2737-074-29-007
CASE # A12-97
STAFF: Jalie t.f1I1C \VVOd1
SCiY"'''''........
PROJECT NAME:
Project Address:
APPLICANT:
Address/Phone:
OWNER:
Address/Phone:
REPRESENTATIVE: David Panico
Address/Phone: 1533 Juniper Hill Rd, Aspen, 81611
RESPONSffiLE PARTY:
Brien Residence DRAC Review
337 Silverlode Drive Lot 7
Alice Brien
1216 Vine St. Aspen, Co. 81612
same
Applicant
Other Name/Address:
FEES DUE
PLANNING
ENGINEER
HOUSING
ENV HEALTH
CLERK
TOTAL
$450
$0
$0
$0
$
$450.
FEES RECEIVED
PLANNING $450.
ENGINEER $
HOUSING $
ENV HEALTH $
CLERK $
TOTAL RCVD $450.
TYPE OF APPLICATION
Staff Approval
# APPS RECEIVED 8
# PLATS RECEIVED 8
GIS DISK RECEIVED:
P&Z
CC
CC (2nd readin )
REFERRALS:
Yes DNo
Yes DNo
Yes DNo
D City Attorney
D City Engineer (DRC)
D Zoning
D Housing
D Environmental Health .
D Parks
DATE REFERRED:
D Aspen Fire Marshal
D City Water
D City Electric
D Clean Air Board
D Open Space Board
D Other:
D CDOT
D ACSD
D Holy Cross Electric
D Rocky Mtn Natural Gas
D Aspen School District
D Other:
INITIALS:
DATE DUE:
APPROVAL:
OrdinanceIResolution #
Staff Approval
Plat Recorded:
Date: '3'.J.,.. 2"7, /997
Date:
Book , Page
CLOSED/FILED
ROUTE TO:
DATE:
INITIALS:
r-
.... LS COMMITTEE
DESIGN REVIEW AdEA
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l'EBRUARY 27,1997
...................1
377 SILVER LODE DRIVE.........'..............................;.....................................,.,.............,......................,
.........3
......................................................................................
533 WEST SMUGGLER......,........................................
...........~........................................,........................................5
926 EAST DURANT - BRASS BED.............................. 7
..............................................................................................
MINUTES.......................................................................
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DESIGN REVIEW ArPEALS COMMITTEE
. r'EBRUARY 27,1997
Chairperson Steve Buettow called the special meeting to order at 4:05 p.m. with
members Gilbert Sanchez, Roger Moyer, and Dave Johnston present. Members
Bob Blaich and Jake Vickery were excused.
Other staff present were David Hoefer, Sara Thomas, Mitch Haas, Amy Amidon
and Julie Ann Woods.
377 SIL VERLODE DRIVE
David Hoefer asked the applicant if the notice was posted 5 days prior to the
hearing. David Panico said it was noticed. Hoefer expressed the committee had
jurisdiction to proceed.
Sara Thomas, staff, stated the applicant requested a waiver from the Ordinance 30
Standard to .the garage setback requirement. She explained this was an uphill lot
and visibility from the street is very minimal.
David Panico, architect for the applicant (Alice Brien), stated the lots were
minimally buildable lots in this subdivision. He said the access points were
tortured at the downhill side of any of the grades~ Panico said there would
probably be other requests similar to this one because of the steep slopes. He
noted for the garage to meet the intent of Ordinance 30 a vast amount of
excavation in the front yard would be necessary to get the driveway low enough to
gain access to it. This would also create a "pit" in the front yard and the residence
was about half of the allowable FAR.
Roger Moyer asked if this was part of Williams Ranch and was a photo available
for the approach to the site. Panico said it was part of the Williams Ranch and
supplied a photo. Moyer questioned the only approach to the house being
underneath. He asked if the garage was protruding from the house or was there a
portion of the house above it. Panico said the portion was above it and the site
plan shows the one story garage with a deck on top. He said the entry is on top of
the garage. Moyer said the application did not seem sufficient.
Gilbert Sanchez asked why the garage was located in the center of the lot because
it seems like a large amount of excavation. Panico said he was trying to break the
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DESIGN REVIEW t\t"PEALS COMMITTEE
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FEBRUARY 27, 1997
house into two separate elements because the house has no yard and this was a
way to create an exterior, private area.
Moyer asked the commission and staff how these Williams Ranch lots would be
handled since there would be more of the requests to this committee. Panico
explained the design is almost dictated by the restraints of the site and the top of
the roof would be all that would be seen from the street.
Dave Johnston said this clearly does not meet Ordinance 30 but questioned the
appropriateness of the height on the site. Steve Buettow asked if the driveway
already existed. Panico said it was already cut in as part of the plat. Buettow
stated there were three elements, two of which were very nice and one garage
protrusion. He noted the garage being seen first, was one of the reasons that
Ordinance 30 came about. Panico noted the garage was turned at an angle so it is
not the first thing that you see but rather the main element of the residence is seen.
Sanchez agreed with Johnston about the impact not being significant. He said the
excavation in front of the bedroom window seemed unnecessary because it was
the only flat area on the site.
Buettow said the presence of the street scape with a dominant garage in front is for
this committee to decide to approve or not. Panico commented there were
extenuating circumstances regarding this house and Williams Ranch with a
convoluted evolution of Ordinance 30. Sara Thomas explained the free-market
portion of Williams Ranch is not subject to Ordinance 30 as it applies to floor
area, however it is subject as far as the design review standards. Unfortunately
this was not clarified when David Panico brought in a permit for the lot next door
and it went through without having the design review standards applied to it.
Thomas brought this to Panico's attention, but he was three days away from
submission. Panico stated that the person has to be in the residence by October 1.
MOTION: Dave Johnston recommended the Design Review Appeal
Committee waive the standard that the garage must be setback ten feet
from the facade of the house for the property located 377 SilverLode
Drive, finding that criteria "COO has been met. Gilbert Sanchez second.
Roger Moyer, Dave Johnston, Gilbert Sanchez for, Steve Buettow
against. MOTION APPROVED 3-1.
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DESIGN REVIEW ArPEALS COMMITTEE
.' EBRlJARY 27,1997
533 WEST SMUGGLER
Gilbert Sanchez stepped down on this issue. David Hoefer stated the applicant
supplied notice which complied with the jurisdictional requirements of this
committee and may proceed.
Mitch Haas, staff, explained there was an oversight in the packet and the
elevations included are in~orrect and the revisions are replaced in the new
handout. He said the "inflection standard" of Ordinance 30 which deals with one
story ele~ents of an existing structure and the element of a proposed adjacent
structure. Staff felt that all elements of the proposed structure next door to an
existing one story structure should also be one story for a distance of 12' toward
the opposite lot line.
Haas stated if a standard is up for interpretation, it would be best to refer to how
that standard has been applied in the past. He referenced Jan Derrington's model
to show where the one and two story elements are used. He pointed out the
portion of the house (model) that does not meet that standard.
Janver Derrington, architect for applicant, stated there was at least one project that
was approved. He said a duplex at 1225 Snowbunny Lane went through after
Ordinance 30 was adopted. He commented that the interpretation seems to have
evolved since then. Derrington expressed the open area and two story element (a
stair tower) with steep pitched roofs which is encouraged by Ordinance 30. He
noted the footprint of the house is much smaller than the one next door that
occupies three lots. He said that since the lot has huge spruce trees, the house is in
scale in that setting. He felt that the application of the standard complied with the
reasonable intent.
Moyer asked for photos of the entire block. Derrington supplied the photos with
the opposite side ofthe street also. He said there were 4 lots in this Carrish
Subdivision. Moyer said the verticality of the house is still unique to that block.
so, at present it is out of character and even with a new house on the comer,
Buettow asked if the comer lot house would be demolished. Derrington stated
that it would and since the lot had such huge trees on it, the new structure would
probably be vertical also. Buettow asked if they were at the maximum height with
this house. Derrington replied that they were slightly below the maximum height
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DESIGN REVIEW Ar PEALS COMMITTEE
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. t<EBRUARY 27,1997
with the cupola. Haas stated the real intent of this standard was so that a new
house did not "loom" over the adjacent house by size and scale, Johnston said
from the model the entry looked very small with the two masses on either side. he
commented that the mass down-played the entry.
Amy Amidon gave background on Ordinance 30. She said that this was one of the
very few provisions (especially in the West End) to protect Victorians from
becoming overwhelmed by the new construction. She stated that the interpretation
should not be changed across the board for this standard.
Moyer responded that this is the reason we have Ordinance 30 and it does not
meet the standard. Buettow said that when Ordinance 30 was originally discussed
the "inflection" referred to street scape.
MOTION: Roger Moyer moved that the Design Review Appeals
Committee find the design as proposed does not comply with standard
26.58.020(B) of the Aspen Municipal Code and must be redesigned to
comply with said standard. Dave Johnston second.
Dave Johnston and Roger Moyer voted to approve and Steve Buettow
denied. MOTION, APPROVED TO DENY 2-1.
Moyer asked Amidon if the applicant could come up with a solution without a
complete re-design. Amidon answered if the applicant could find one of the three
standards to comply with then maybe a compromise could be achieved. Haas
stated they would work with the applicant. Derrington asked if the roof element
was the reasonable approach because he was not sure what was expected. .
Johnston did not mean it as a directive, but was open to any discussion. Moyer
noted it was up to the applicant and not to this committee to recdesign. Derrington
asked if the element had to be inward 12' all the way from the side yard to the
back of the garage area. Buettow believed that was the motion. Moyer said that
the project should take on the character of the block and asked if the material to be
used was stucco. Derrington affirmed. Moyer felt stucco did not lend itself to the
character of Aspen. Amidon said that if they met with staff, and the re-design met
the standard, the applicant would not have to come before this committee again.
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DESIGN REVIEW ArPEALS COMMITTEE
. J' EBRUARY 27,1997
926 EAST DURANT - BRASS BED
Steve Buettow stepped down. David Hoefer asked forthe posting of the notice.
Augie Reno, Architect for Silverstream, provided the notice. Hoefer stated that
the notice met the requirements and the committee had jurisdiction to proceed.
Julie Ann Woods, staff, explained the Brass Bed Lodge has been an on-going
project that was recently approved by the Board of Adjustment for a carport at the
rear of the property. She continued that they were also approved by the City P &
Z for a change in use (from 29 units to 6 units) and a voluntary ADD. She said
they wanted to make some changes to the exterior elevations of the existing
building and realized that the building did not comply. The window standard and
the height measurement were the reasons for the Ordinance 30 Review. Woods
stated the building is non-conforming to the Ordinance 30 height standard and the
way that height is measured.
Hoefer stated that this committee could review the height standard even though
the building existed prior to Ordinance 30. Moyer said since this committee could
review the height standard, then the applicant would not have to go before the
Board of Adjustment.
Woods commented the changes to the building will make it look more residential,
adding more windows.
Reno introduced Rob Tobias, Silverstream Representative, and noted the building
has been vacant since it was constructed 8 or 9 years ago. He said the project will
enhance the neighborhood once completed. Reno said in 5 or 6 areas the glass
exceeds the 9' and12' band area. He noted the property has nice views and the
big band on the building blocks the views. Reno commented the purpose of
Ordinance 30 was to prevent the large plate glass walls from the 1st floor to the
3rd floor. He said the amount of glass proposed, 3' would be the maximum with
those elements broken up by the balconies and the band. Reno stated that the
glazing does not start until 9' from the floor and is only 8' of glass. He said the
window does not start at the floor but about 3' above. He noted that the elements
occur on portions of the building that are significantly setback from the property
line. He said the relationship between pedestrian and building are from 30' to 48'
apart.
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DESIGN REVIEW ArPEALS COMMITTEE
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r'EBRUARY 27, 1997
Reno stated the building is linear with two horizontal wings and a simple gable
roof. He said the building has a strong mass (almost institutional) and they want
to break up the mass with the 6 gables in question (adding vertical). Reno said
this existing.building was brought into non-conformity by Ordinance 30 and felt
that was a harrl;ship. He noted they do not want to add to that non-conformity but
are trying to relate to the existing ridge of the building. Reno stated from a
construction standpoint, also, it is easier to use the existing gables rather than
lower them and have to reconstruct the entire building, Reno commented there
will be new landscaping also, whichwill seem to lower the building.
Tobias added that architecturally the gables are the same height as the existing
roofline and seems more gentle. He said the Brass Bed was bought through fore-
closure and wanted to do something other than a lodge. They want to enhance the
neighborhood with a first class project.
Johnston asked what the function was and why the front dormer was so high.
Reno explained it was the fifth unit and faced north. Johnston asked if the ridge
was going to be taller that the existing. Reno replied no, the dormers would go to
the ridge line. Sanchez asked what dormers were above the height restriction.
. Reno said approximately 2' the way Ordinance 30 measures. Sanchez questioned
the balconies provided separation from the tall glass areas. He asked if the
balconies had open railings. Reno said the railing was wood with vertical
openmgs.
Moyer asked the purpose of the building and if it would be condominiumized.
Reno stated there would be 6 two bedroom townhouses and an ADD. Moyer
asked if the glass doors would be taller. Reno answered they would not be
changed but the triangulated glass that is being added. He said the upper floor
doors will be wider.
Sanchez felt comfortable with the triangle glazing and the south side probably
won't be seen from the street. He questioned the large gable on the north
elevation with excessive glazing. Sanchez thought even a lower gable would
accomplish the vertical break up of space.
Johnston said the re-design was a welcome reliefto what is there now, and the
gables at the ridge line and below the ridge satisfied him. He commented that the
dormer on the north was a little high and liked the look of the project.
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DESIGN REVIEW Ar t'EALS COMMITTEE
., i<:BRUARY 27.1997
Moyer said the south side, the height adjustment was valid. He stated the re-
design was a welcome relief to the current state of the building. He noted the
north side did not affect the street scape and felt the project was well done.
MOTION: Dave Johnston moved that Design Review Appeal
Committee waive the standard that FAR be calculated at 2 for the areas
in the 9' to 12' "no window" zone for the Brass Bed located at 926 East
Durant Avenue finding that criteria "c" applied and further
recommended the height definition of 26.58.Q40F5 be varied to allow
the existing height non-conformity of this building to continue because
the shell of this building predates Ordinance 30. The height of this
building was in compliance with .then existing zoning when the original
project was completed. Gilbert Sanchez second. ALL IN FAVOR,
MOTION APPROVED. 3-0
MINUTES
MOTION: Dave Johnston moved to adopt the minutes of
12/12/96. Seconded by Gilbert Sanchez. ALL IN FAVOR,
MOTION APPROVED. 4-0
Julie Ann Woods stated for the record that Gilbert. Sanchez was appointed
to the Design Review Appeals Committee to serve as an alternate. Dave
Johnston becomes a regular member.
Meeting adjourned at 5:35 p.m.
Jackie
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MEMORANDUM
TO:
Design Review Appeal Committee
'tM C,,"- Co=""'" Dowl_ DlrectM~ Q,.)IJ
Julie Ann Woods, Community Development Deputy Director,._:. ..
Sara Thomas, Zoning Enforcement Officer
THRU:
FROM:
DATE:
February 19, 1997
RE:
377 Silverlode Drive - Appeal from Design Standards
SUMMARY: The applicant requests a waiver of the Ordinance #30 standard related to
the garage setback requirement.
APPLlCAl'l"T: Alice Brien, represented by David Panico
LOCATION: 377 Silverlode Drive
ZONING: AH-PUD
PROJECT REVIEW PROCESS AND STAFF EV ALUA TION
I. Background - The proposed project is a new single family residence, of
approximately 2800 gross square feet, located in the Silverlode Subdivision.
II. Site Description - The proposed project is located on a steep, hillside lot of
12,374 square feet. The lot is on the uphill side ofSilverlode Drive.
III. Waiver Requested
Standard: All portions of a garage, carport or storage area parallel to the street
shall be recessed behind the front facade a minimum often (10) feet.
IV. Staff Evaluation - The Committee may grant an exception to the design
standards if the project as proposed is found to meet one of the following criteria:
a). yields greater compliance with the goals of the Aspen Area Community Plan;
Staff response: The project does not further any goals of the AACP.
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b) more effectively addresses the issue or problem a given standard or provision
responds to; or
Staff response: The waiver request does not address this criteria.
c) be clearly necessary for reason offairness related to unusual site specific
constraints.
Staff response: Given the constraints placed on the building lot due to the
steepness of the terrain, staff feels that the proposed location of the garage is acceptable.
The garage has been angled so that is does not directly parallel the street. which staff feels
has reduced the visual impact of the garage. In addition, the building site is significantly
elevated in relation to Silverlode Drive and therefore has a minimal visual impact from
the street.
V, Recommendation - Staff recommends that the Design Review Appeal.
Committee waive the standard that the garage must be setback ten feet from the facade of
the house for the property located at 377 Silverlode Drive, finding that criteria "coo has
been met.
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DESICN
BY
DA VID
PANICO
Ms. Sara Thomas
Aspen/Pitkin Community Development
130 S. Galena St.
Aspen, Co.
February 16, 1997
Re: Lot 7 Silverfode, Brien Residence D.RAC, Application
Dear Sara,
Accompanying this letter is the completed application to the Design Review Appeal
Committee, A letter of summation follows and addresses the Ordinance 30 review standards
point by point
General
By Aspen standards the proposed structure is a bit of an anomaly for a free market
residence. The Applicant is proposing to build a residence that is well below the allowable
FAR. even if it were 100% above grade. The allowable FAR. for lot 7 is 3117 sq. ft. The
proposed residence is comprised of approximately 2800 gross sq. ft., and will use up only
about 1400 sq, ft. of the available FAR.
The design attempts to relate to the structures that probably existed on the hillside
site at onetime. The two elements of the proposed structure are intended to mimic the
appearance of two miner's cottage's in shape and scale. The fenestration tries to relate to
the traditional organization of street facing windows typical of the building that house's
Gracys. -
The variance from Ordinance.30 that is. being requested is site driven and ultimately
does not deviate from the intent of the ordinance, The variance relates to the location of the
garage. The point of this section of the code is to try to move what is considered an
undesirable architectural element from the most prominent side of a residence, on a nonnal
residential street, to a less offensive location. The.lots in the Silverfode Subdivision are all
substantially elevated above the street they front on thereby mitigating the visual impact of
the garage. The practical reasons for the garage being where it is are related to the steep
slope of the driveway which, without a massive amount of excavation, only allows access to
the lower part.(the frontmost part) of the building envelope. If the applicant were forced to
locate the garage per Ordinance 30 standards the apparent vertical mass would be
increased by 1/3 due to the resulting need to dig the garage entrance into the hillside.
For these reasons 1 request that the Design Review Appeal Committee grant the
Applicant the requested variance.
* Denotes points where this application varies from the intent of Ordinance 30.
Building Orientation
BOX F.3 AlifL. "')LORADO 81612 PHONE 970 923 5394 FAX 970 923 1260
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The proposed residence is comprised of two main elements with a connecting
elementand.deck between them. The-Iarger.ofthetwoelements istangentfalto .Silverlode
Drive._ .__.
The entrance is orfentedtothe street
There is a street facing principal window that opens into the living room that is parallel
to the street
The width of the house exceeds the width of the garage by more than 5 feet
*' The proposed garage does not set back the desired 10 feetfrom the facade of the
house,
Building Elements
The garage/deck element comprises a one story street facing element that exceeds
the 20% minimum. .
Build toUnes
This part of Ordinance 30 does not apply due to the fact that all of the adjacent lots
are vacant.
Primary Mass
As can be seen in the enclosed elevations the proposed structure is divided into two
distinct elements with separate roof structures, thereby satisfying the intent of this section of
the ordinance.
Inflection
This part of Ordinance 30 does not apply due to the fact that both of the adjacent lots
are vacant. The residence under construction on Lot 6 (adjacent lot to the west) is two
stories tall at it'seastemmostelevation though, like the proposed residence on lot 7, more
than half of it's mass is below grade.
Garages and Driveways
*' As stated previously, the garage for.the proposed structure does not setback from
the facade of the house the desired 10 Feet
The proposed garage is partially below grade, but does not exceed 24.feet in width,
nor does it comprise more than 40% of the front facade,
Areaways
There are 110 areaways on the front facade of this residence.
Calculating floor area ratio
All aspects of ordinance 30 regarding the calculation of floor area ratio will be met.
As stated previously, the proposed residence will be well under the allowable floor area.
BOX F-3 ASPEN COLORADO 81612 PHONE no 923 5394 FAX 9iO 923 1260
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.. -..-. ...m. .... -As.is:-noted.graphic:ally.;oncttJaelevations..the proposed residence. is.. well under- the.
........ '~maxflTllll'lffiefgfit.
17arimg:
The proposed residence.willexceed the parking requirements by providing two
spaces in the garage and, at least one in the driveway,
If you have any further questions I will be glad to respond to them at the meeting on
the 27th,
BOX F-3 ASPEN COLORADO 81612 PHONE 970 923 5394 FAX 970923 1260
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ATTACHMENT 1
LAND USE APPUCATlON FORM
~~l e N g.E S I Oel\lGE
~;'1 51LVE1Z.1-00E. D1ZIVF:. .LdI "
HjU-~,c.MS l<t.i\.lCi4 '::;UBDlvi<7trn
(indicate street address, lot and block number or metes and boundsdescripticn)
3, Present zoning P. u, D. 4. Lot size lz. I -; 74 $
1. Project name
2. Project location
5. Applicanfs name, address and phone number M~- ~L10.::. I5IZIEN,
-1'Z-IG? V11\J~ t?T:,ChP1=.i"ICO tdCt'l2..
6. Representative's name, address, and phone number Db-VID Pbl\ll {n
15:B c)u N. I PE..il. 1-11 L L..' iZO t.:-7FCI)J {J'L f'--l ~ll
7. Type of application (check all that apply):
Conditional Use
Special Review
8040 Greenline
Stream Margin
Subdivision
GMQS allotment
View Plane
Lot Split/Lot Line
Adjustment
Conceptual SPA
Final SPA
Conceptual PUD
Final PUD
Text/Map Amend,
GMQS exemption
CondominiumizationL
Conceptual HPC
Final HPC
Minor HPC
Relocation HPC
Historic Landmark
Demo/Partial Demo
Design Review .
Appeal,Committee
8. Description of existing uses (number and type of existing structures,
approximate sq, ft., number of bedrooms, any previous approvals granted to the
property) V~C1::-"NT" (...AND
9. Description of development application ~ NUM.-f7~ Of HI-lITe SjUfFtS
-.ff f()t::f(2. illTI-U"',OME NITIJ LFnErzt..7bNO N(JMif?Fv~ ClN
~. 1"'7114l=v>c, WtiU lfl7l\F\.ltL ?F~FSFN"'6.T1()N" OF A
~e{F; elF L.ANO ~F. '7TIZ1JCn.~\1p. ID_OCJ;1JCI.--T (;N -mAr-
~le,. tf ~D . . . .
10. Have you completed and attached the following?
L Attachment 1- Land use. application form
2S- Response to Attachment 2
L Response to Attachment 3
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BRIEN .RRSIUDENCE
331 SILVERI.onv. nDH!'" . n..~" - --
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