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Home My WebLink AboutLand Use Case.302 E Hopkins Ave.HPC7-921 BEAUMONT MINOR DEVELOPMENT REV~~~ - 3026â€¢51- HOPKINS'AVENUE, ASPEN . 2737-073-29-005 HPC7-92 J -Â» p ovit?22/ - 91 1 60& R 2-5-b 1P , t. CASELOAD SUMMARY SHEET City of Aspen Historic Preservation Committee DATE RECEIVED: 3/4/92 CASE NUMBER: HPC 7-92 DATE COMPLETE: PARCEL ID: 2737-073-29-005 PROJECT NAME: Beaumont Minor Development Review Project Address: 302 -West-Hopkins Avenue, Aspen, CO 81611 â‚¬4jt APPLICANT: Mary Ann Hyde Applicant Address: 302 West Hopkins Avenue, Aspen, CO 81611 44.5+ REPRESENTATIVE: Sunny Vann Representative Address/Phone: 230 East Hopkins Avenue Aspen, CO 81611 925-6958 TYPE OF APPLICATION: 1 STEP: l/00/ 2 ~ STEP: 3 STEP: , /11 14/1 Description // f HPC Meeting Dates: ,~*/1-9<L_. b P&Z Meeting Date: CC Meeting Date: Historic Preservation Officer: Insubstantial Amendment or Exemption: Date: REFERRALS: Planning Building Zoning City Engineer Parks Dept. City Attorney DATE REFERRED: INITIALS: FINAL ROUTING: DATE ROUTED: /0 -/ - iL INITIAL: Â£~0~>~ City Atty City Clerks Office Other: n. FILE STATUS AND LOCATION: ( Â»104; C /Uu/'- 4 - 0 COMMENTS: HPC Approval motion for outbuilding changes at 302 E. Hopkins: (On March 11, 1992) The HPC passed a motion granting Minor Development approval for the project at 302 E. Hopkins (outbuilding) subject to the following conditions which are to be approved by staff prior to the issuance of a building permit: 1) The skylights shall be restudied to reduce their overall length, based on the finding that the long skylights as proposed are not appropriate for the scale of the outbuilding. It is recommended that the skylights be broken up into smaller scale elements,i.e.a total of four as opposed to two long ones. 2) The revised skylight design shall indicate flat roof skylights, with only a minimal projection, if any. 3) The shutter proportions shall be restudied to reduce their width to a proportion relative to the shutters on the main house. - -14* : elep OaÂ»21.0103 642=1â‚¬ V 9 2212 S IN (>laoH Â·A\ Z Oâ‚¬ U Melp . A- Mi - 4111 2 =1 021 d INOW o Vil q <0 4 6 6â‚¬-16 suols!AeJ _ lou qof 92 4 -0 1 ~4 1 -J 1 , ME 691 -1 -k 4 - 1 -2-,â‚¬ -1 4,Â£ i W i S 1 1 E-i L 1- 7 ixiJA I w i .1 -4 />/11 1 11 jace 4 6 -1 //- lu 1 2 . . <2,%0 1 0 0-9 if/ -/ \ I 1 t- - -~0 _ __1. .~ 4 UJ 1 1 - i Â£1 - - 1,1 -Li j=L . 0 - -- -- C ----1 f N i 1,- 54- U 0 Oko ' 11.-1 -1 f 11 1 rt-3-7-77 le 3/- 2Â· f i'\ Z3 Ill 3 11 t 38( , 3,4 UJ Y 20 9fd .. t' 4 1 . t . 1-t- .9 1 .1 4 1 y r .1 11 -- mr'.----1 Z 4 ' 1,4, 3 -1 ~----41- 1 3 -11.11 i Â·. j - >06 Winj iFii - - - jik 0 0. !121 1 i/7 / R lili 1 It 1- 1 1\\ lA 1 1, . N.d .:\ \\ .,0-9 4 1 . ' 9 -1 DIL '1 4 .. 1 -- 3- + 11 1 1 4 -11 4 U 11 =8 -g H It , 6313 IlinOS NO; 1.3219 ELEV 2I 128980 3 I , 3 MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer ~- Re: Minor Development: 302 E. Hopkins (Beaumont House) Date: March 11, 1992 == APPLICANT' S REQUEST: Minor Development approval for window changes and the addition of two flat roof skylights to the outbuilding at 302 E. Hopkins. APPLICANT: May Ann Hyde, represented by Sunny Vann ZONING: "CC" Commercial Core, "H" Historic Overlay District, Designated Landmark The Planning Office commends the applicant for proposing an adaptive use project involving an alley building to help stimulate business activity in the Commercial Core Historic District. PROBLEM DISCUSSION: The Development Review Standards are found in Section 7-601 of the Land Use Regulations. 1. Standard: The proposed development is compatible in character with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an H, Historic Overlay district or is adjacent to a Historic Landmark... Response: Staff finds that the proposal meets the standard, with the possible exception of the skylights as proposed. The applicable Guideline regarding skylights is found in Section VI.F.1, as follows: Avoid adding inappropriate features such as new skylights unless their appearance is concealed from principal views. They should avoid being placed on any portion of the roof that faces the street. Skylights should be mounted flush with the roof to avoid altering the lines of the roof. Bubble-shaped skylights are not appropriate. Although the skylights will be mounted flush with the roof (no projection is proposed at all), our concern is with the length of the skylights and potential for leakage, which may become a maintenance problem for the outbuilding in the future. Staff asks the HPC to carefully consider whether the skylight design meets the Guidelines as proposed. f j If' h 6\ f HPC comments: 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: We find that the proposal generally meets this standard. HPC comments: 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structure located on the parcel proposed for development or adjacent parcels. Response: Staff finds that the proposed project will not detract from the cultural value of the parcel. HPC comments: 4. Standard: The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof. Response: Staff finds that the addition of the skylights and changes in the windows as proposed does not diminish the basic architectural form of the outbuilding. We also consider the skylights to be a "reversible" element. HPC comments: ALTERNATIVES: The HPC may consider the following alternatives: 1. Approve the Minor Development application as submitted 2. Approve the Minor Development application with specific conditions of the HPC, to be approved by staff and the project monitor prior to the issuance of a building permit. 3. Table action to allow the applicant further time for restudy (specific recommendations should be offered) . 4. Deny Minor Development approval finding that the application does not meet the development review standards. 2 RECOMMENDATION: The Planning Office recommends that the HPC grant Minor Development approval for the proposal at 302 E. Hopkins, with a restudy of the skylight length as proposed. HPC COMMENTS: memo.hpc.302EH 3 11 1 1 1 1 MAR - 4 1992 1 VANN ASSOCIATES 1\ 1 :-.A\I uoun Planning Consultants Lum--C)r7--'Sh-5---C~(1.5-I~ March 3, 1992 HAND DELIVERED Ms. Roxanne Eflin Aspen/Pitkin Planning Office 130 South Galena Street Aspen, Colorado 81611 Re: Beaumont Property Minor Development Review Dear Roxanne: Please consider this letter an application for minor development approval to add three (3) new windows and a skylight to the small shed which is located on the so-called "Beaumont" property, an individually designated Historic Landmark located at 302 ~4* Hopkins Avenue. The application is submitted by Mary Ann Hyde, the new owner of the property (see Exhibit 1, Title Commitment, attached hereto). Permission for Vann Associates, Planning Consultants, to represent the Applicant is attached as Exhibit 2. AL k The property in question is located at the corner of Monarch Street and *est Hopkins Avenue. As the accompanying improvement survey illustrates, the property contains a one (1) story, single-family structure with a partial basement. A small shed is located at the rear of the property adjacent to the alley. The structure is located in the City's commercial core Historic Overlay District. Commercial and residential uses are uses permitted by right in the underlying CC, Commercial Core, zone district. On November 6, 1991, Diane Moore approved a GMQS exemption which allows the ground floor of the principal structure to be used for commercial purposes (see Exhibit 3, Planning Office Memorandum). The approval also granted permission to convert the basement into a studio apartment. On December 11, 1991, the Historic Preservation Commission approved a minor development review application to replace an existing basement window in the structure and to construct a light well adjacent thereto (see Exhibit 4, HPC December 11, 1991, Minutes). A building permit has been obtained for these improvements and remodeling of the structure has commenced. The Applicant has also submitted a second GMQS exemption application to the Planning Office which requests permission to convert the existing shed to commercial use. While no tenant has been identified at this time, it is anticipated that the remodeled shed will be used either as a design studio or as a business office. No expansion of the building's existing floor area is proposed. The installation of new windows and a skylight, however, is necessary to provide additional interior light. 230 East Hopkins Avenue Â· Aspen, Colorado 81611 Â· 303/925-6958 Â· Fax 303/920-9310 Ms. Roxanne Elin March 3, 1992 Page 2 Pursuant to Section 7-601.E.d., the Historic Preservation Commission may grant minor development approval to the remodeling of a Historic Landmark which is limited to windows, skylights and similar features. The applicable review standards, which are contained in Section 7-601.D., require that the proposed development be compatible with the existing structure, consistent with the character of the neighborhood, and not detract from the cultural value and architectural integrity of the designated Historic Landmark. As the accompanying architectural drawing illustrates, the proposed remodel will have little if any negative impact upon the architectural character of the existing shed or the property's principal structure. The addition of the windows and skylight is essential to the adaptive reuse of the structure, and should have no adverse effect on the surrounding neighborhood. Should you have any questions, or require additional information, please do not hesitate to call. As the Applicant would like to remodel the shed in connection with the primary structure, I would appreciate it if you would schedule this matter for the first available HPC meeting. Sincerely, VANN ASSOCIATES Sunny Vann~AICP SV:CWV Attachments CC: Mary Ann Hyde c:\bus\city.app\app16691.hp2 .. 11 .- . 1 Â»/11 ------- 1 77 1--. /723<~ 1 f- L/-- \E / . t=---_-j AA 4 3 ' 7.'. - ,; 23 k - 4--7 - l. 7:.11 .! 16==:6- - -â€¢j UZZ :. 'Elf==zz j ..1 - . 1.,-fl r: I :Â·It- /WEST IDLEV. TE-AST ELEV * 1 146:ttl.4 Edz.v >431= 1 '-cr 1 . ALLEY BLOCK 80 1 ' S 75Â°09'11"E 30Â·16 c Â·-n 'llk 9 ONE STORY/ / 6 - i Ailli - 1 81 0 O * I z ~ ~ ONE STORY ' ~ / HOUSE/ - O O rÂ·n -- 90-1 b 0 O 0 to N U N LILI 0 3 O M '0 // - ~~~ 91Â» 0 1 1 Ir- 9 CONC. 0 SLAB \Â«Â»4-/ if ///i 1 T 1 FOUNR O 1 -1 1 REBAR W/ PLAS. CAP N 75Â°09'11"W 30Â·16 FOUND: REBAR W/ PLAS. CAP HOPE ENS AVE. SOUTH MONA CONC. WALK I . 0 ' 1 2 .1 1 1 I . "6 Â¢ 2 - .1 t 1 1 . t--1 1 r-7 4 w Â·Â·- * "~ - * NEW I 95 Â·SKR LITE 1 - ..r :ill 1Â·~99'0 1 - i , 4 il i 1 ..r-- CO 4 Â· 1--4 1 1--i- */ 1 Nt DO#V . 1 --1 . / ./ I I y W C 'r . . 0. ., T-/---/W-3- 1 ' . .dk 1 0 00 226=2 S-nuEET supe f SEC-1-10 N = - Â· 7Â·0 SOUTW, ELE V.Â· ' 6 - - F:toO R. PLA N '4 34-0. 0â€¢.. i :or '4..= 1 20- : fn -- E x Al IBIT -1 SCHEDULE A ORDER NUMBER: 00018636 1. EFFECTIVE DATE: September 05, 1991 AT 8:00 A.M. 2. POLICY OR POLICIES TO BE ISSUED: AMOUNT OF INSURANCE A. ALTA OWNER'S POLICY S 636,000.00 PROPOSED INSURED: MARY ANN HYDE B. ALTA LOAN POLICY S PROPOSED INSURED: C. ALTA LOAN POLICY S PROPOSED INSURED: D. S 3. THE ESTATE OR INTEREST IN THE LAND DESCRIBED OR REFERRED TO IN THIS COMMITMENT AND COVERED HEREIN IS FEE SIMPLE AND TITLE THERETO IS AT THE EFFECTIVE DATE HEREOF VESTED IN: THE WILLIAM L. BEAUMONT AND FLORENCE R. BEAUMONT FAMILY TRUST 4. THE LAND REFERRED TO IN THIS COMMITMENT IS DESCRIBED AS FOLLOWS : Lot K, Block 80, CITY AND TOWNSITE OF ASPEN County of Pitkin, State of Colorado OWNERS: S 1,599.00 TAX CERT. $ 10.00 STEWART TITLE CE + 4- 0 60-~ 41 ASPEN, INC. 602 E. HYMAN AUTHORIZED SIGNATURE r-k ASPEN, COLORADO 81611 303 925-3577 FAX 303-925-1384 S T ET+ A RT T 1 '17 L 1 GUARANTY C O M P 1 N Y . ... SCHEDULE B - SECTION 1 ORDER NUMBER: 00018636 REQUIREMENTS THE FOLLOWING ARE THE REQUIREMENTS TO BE COMPLIED WITH: ITEM (A) PAYMENT TO OR FOR THE ACCOUNT OF THE GRANTORS OR MORTGAGORS 02 THE FULL CONSIDERATION FOR THE ESTATE OR INTEREST TO BE INSURED. ITEM (B) PROPER INSTRUMENT(S) CREATING THE ESTATE OR INTEREST TO BE INSURED MUST BE EXECUTED AND DULY FILED FOR RECORD, TO WIT: 1. Certificate of non-foreign status, duly executed by the seller. 2. Affidavit by a Trustee, setting forth the name of the The William L. Beaumont and Florence R. Beaumont Family Trust, the names and addresses of all the Trustees who are represented by such name and the authority of the affiant to execute and record the affidavit, and the authority of the Trustees who are thereby empowered to convey or otherwise act on behalf of the Trust. 3. Deed, executed by all trustees of The William L. Beaumont and Florence R. Beaumont Family Trust, conveying fee title to the purchaser(s). STEWART TITI GUARANTY COMPANY i * SCHEDULE B - SECTION 2 EXCEPTIONS ORDER NUMBER: 00018636 THE POLICY OR POLICIES TO BE ISSUED WILL CONTAIN EXCEPTIONS TO FOLLOWING UNLESS THE SAME ARE DISPOSED OF TO THE SATISFACTION OF THE COMPANY: 1. RIGHTS OR CLAIMS OF PARTIES IN POSSESSION NOT SHOWN BY THE PUBLIC RECORDS. 2. EASEMENTS, OR CLAIMS OF EASEMENTS, NOT SHOWN BY THE PUBLIC RECORDS. 3. DISCREPANCIES, CONFLICTS IN BOUNDARY LINES, SHORTAGE IN AREA , ENCROACHMENTS, AND ANY FACTS WHICH A CORRECT SURVEY AND INSPECTION OF THE PREMISES WOULD DISCLOSE AND WHICH ARE NOT SHOWN BY THE PUBLIC RECORDS. 4. ANY LIEN, OR RIGHT TO A LIEN, FOR SERVICES, LABOR OR MATERIAL HERETOFORE OR HEREAFTER FURNISHED, IMPOSED BY LAW AND NOT SHOWN BY THE PUBLIC RECORDS. 5. DEFECTS, LIENS, ENCUMBRANCES, ADVERSE CLAIMS OR OTHER MATTERS, IF ANY, CREATED, FIRST APPEARING IN THE PUBLIC RECORDS CR ATTACHING SUBSEQUENT TO THE EFFECTIVE DATE HEREOF BUT PRIOR TO THE DATE PROPOSED INSURED ACQUIRES OF RECORD FOR VALUE THE ESTATE OR INTEREST OR MORTGAGE THEREON COVERED BY THI S COMMITMENT. 6. UNPATENTED MINING CLAIMS; WATER RIGHTS, CLAIMS OR TITLE TO WATER. 7. ANY AND ALL UNPAID TAXES AND ASSESSMENTS AND ANY UNREDEEMED TAX SALES. 8. THE EFFECT OF INCLUSIONS IN ANY GENERAL OR SPECIFIC WATER CONSERVANCY, FIRE PROTECTION, SOIL CONSERVATION OR OTHER DISTRICT OR INCLUSION IN ANY WATER SERVICE OR STREET IMPROVEMENT AREA. 9. Exceptions and reservations as set forth in the Att authorizing the issuance of the Patent for the City and Townsite of Aspen recorded March 1, 1897 in Book 139 at Page 216 as Reception No- 60156. NOTE: Provided that Stewart Title of Aspen, Inc. records the documents of conveyance in the proposed transaction the status of title will be updated from the time of this commitment to the time of said recording. If said update reveals no intervening liens or other changes in the status of said title Exception Ne. 5 herein will be deleted; if said update reveals intervening liens or changes in the status of said title appropriate action(s) will be taken to disclose or eliminate said change prior to the recording of said documents. NOTE: Policies issued hereunder will be subject to the terms. conditions, and exclusions set forth in the ALTA 1990 Policy form. Copies of the 1990 form Policy Jacket, setting forth said terms, conditions and exclusions, will be made available upon request. STE'WA. IRT TITLJ GUARA 9 -7 Y C O M P.L N T EXHIBIT 2 February 10, 1992 HAND DELIVERED Ms. Kim Johnson Aspen/Pitkin Planning Office 130 South Galena Street Aspen, Colorado 81611 Re: Permission to Represent Dear Ms. Johnson: Please consider this letter authorization for Sunny Vann of Vann Associates, Planning Consultants, to represent me in the processing of my application for a GMQS exemption for my property which is located at 302 West Hopkins Avenue in the City of Aspen. Mr. Vann is hereby authorized to act on my behalf with respect to all matters reasonably pertaining to the aforementioned application. Should you have any questions, or if I can be of any further assistance, please do not hesitate to call. Sincerely, 9727,Â».00Â«0..O ~>10<__j Mary Ann Fftyde P.O. Box 1557 Aspen, CO 81612 (303) 925-3571 SV:CWV EXHIBIT 3 MEMORANDUM TO: Bill Drueding FROM: Kim Johnson, Planning Office RE: Beaumont/Hyde - GMQS Exemption By Planning Director for the Change in Use of an Historic Landmark DATE: November 6, 1991 Summary: This historically designated structure is currently used as a residence. The proposal is to convert the ground floor to commercial retail use and develop a studio dwelling unit in the basement. This constitutes a Growth Management Exemption for change in use of a designated structure. Staff recommends approval of this exemption with conditions. STAFF COMMENTS: Section 8-104 A.1.b.4 allows the Planning Director to exempt a project from growth management competition if it involves the change in use of an historic landmark and does not increase the building's FAR. The current use of the building is residential. The proposed commercial use will occupy approximately 1,110 s.f. as the entire ground floor. No structural expansion is involved. Please see Attachment "A" for illustrative floor plans. The final design of the interior may be slightly different from these plans, but the conditions approved in this review will remain in effect. A kitchenette will be installed in the basement to create a studio apartment. According to the applicant, the existing kitchen will remain as an amenity to the commercial use only, so the structure will continue to contain only one dwelling unit. Therefore, staff believes that the GMQS exemption is valid as long as the commercial area is not converted or used as a second residential unit. Mitigation for parking or affordable housing is not required for Planning Director GMQS Exemptions. RECOMMENDATION: Staff recommends that the Planning Director approve the GMQS Exemption for change in use for an historic landmark which does not increase the building's FAR. The following conditions are recommended: 1. Creation of the basement dwelling unit shall be subject to any H.P.C. requirements prior to issuance of any building permits for that unit. 2. Any expansion of FAR or increase in number of dwelling units must be approved by the Planning and Zoning Commission as per Land Use Code requirements. 3. Enlargement or change in use which occurs in phases shall not exceed the limits of Section 8-104 A.1.b. (1-4) on a maximum cumulative basis. 4. All material representations made by the applicant in the application and during meetings with the Planning staff and Historic Preservation Committee shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. I hereby approve the above GMQS Exemption for the Beaumont/Hyde change in use pursuant to the above four conditions. 1-erÂ« TLE- Dial*-Rpore, Planning Director Date Attachment "A" - Proposed Floor Plans ( illustrative) 2 01 6.01.4.Vn Ul EXHIBIT 4 Historic Preservation Committee Minutes of December 11, 1991 302 E. HOPKINS LIGHT WELL - MINOR DEVELOPMENT Chairmanship turned over to Joe Krabacher. Roxanne: This is a minor development review and there are no changes to the building. A couple of months ago the Planning Office approved a change of use in this building. It was residential and is now converted to commercial above. The owner will occupy the basement as a dwelling unit and there will be remodeling. Along with that remodel is required egress and the only way that this can be accomplished due to the closeness to the property line, as it is only a 3000 sq. ft. lot, is to provide for a light well. I have studied it and they will screen it with shrubbery and a wrought iron fence. In my opinion it meets all the development review standards and I would recommend that you approve it as proposed. Don: This looks straight forward. MOTION: Les made the motion that HPC grant approval for the minor development of a light well at 302 E. Hopkins as proposed; second by Roger. All in favor, motion carries. 4 TELEDYNE POST ........ ALLEY BLOCK 80 S 75Â°09'11"E 30Â·16 n 1 1 U/Â«/UN */ /ONE STORY/ / 61 -//771/in 0 8 l rn 0 O.f 0 0 - 94 / N N w 8 16 24 32 40 SCALE: 1% 8' BASIS OFBEARING: FOUND MONUMENTS W /1 0 g Z /' /ONE STORY / / SURVEYÂ©RE CER.TIFICATE I . 11 2' HOUSE/' ~T~/' ~1 . - /J j / l / /l / h l /\Â» -1- 1 HEREBY CERTIFY THAT THIS MAPACCURATELY DEPICTS A SURVEY PERFORMED IN JULY 197I AND AVISUAL INSPECTION ON APRIL 2CTH,1990 OF LOT K, BLOCK 80,CITY OF ASPEN, COLORADO. THE ONE STORY HOUSE WAS FOUND TO BE LOCATED ON THE ABOVE DESCRIBED PROPERTY AS SHOWN HEREON. THE LOCATION AND DIMENSIONS OF ALL BUILDINGS,IMPROVE- MENTS, EASEMENTS,RIGHTS-OF-WAY IN EVIDENCE OR KNOWN , u TO ME AND ENCROACHMENTS BY OR ON THESE PREMISES ARE ACCURATELY SHOWN. SEE STEWART TITLE POLICY ORDER ~ : No. 00017304. 9 CONC. ./ S 1\ i 0 SLAB ALPINE SURVEYS, INC. BY: 80 1 4 APRIL 23 RD, 1990 LS N \ \\ / SURVEYORS CERTIFICATE IC I HEREBY CERTIFY THAT OM OEFTEMBER 26, /99/ A VISUAL IN5PECTIOM ' *45 MADE UNDEK Mi' SUPERVISION OF THE ABOVE DE5CRIBED PROPEITY NO CHANGES WERE FOUND EXCEPT AS 5HO\UN. L - ALPINE SURVEYi IMO BY# SEPTEMBER 30, 199l LSÂ· I * I FOUND: O 11 REBAR W/ PLAS. CAP N 75Â° 09' 11' W 30Â·]6 FOUND: REBARW/ PLAS. CAP HOPKENS AVE. % Surveyed JULY 1971 & APR. 1990 Revisions 9301991 Title IMPROVEMENT SURVEY Job No 90 - 58 - 2 NOTICE According to Colorado law you must commence any legal action based upon any defect in this survey within three years after you first discover such defect Alpine Surveys, Inc. Drafted 20 APRIL 1990 Client BEAUMONT -tÂ· 51' In no event may any action based upon any defect in this survey be commenced more than ten years from the date of the certification shown hereon Post Office Box 1730 ...r Aspen, Colorado 81611 i, 1 .88 A i.' 1 SOUTH -MONARCH S I Â° 50' 49" CONC. WALK .... - 5 ' . ~4 13 1 1 \\ S-' ar vjv, I . 44%4 , 1 6-0 \1 11 1 lin z f R i im U 1 F 1 1 1 1 ./ 1 1 1 - --.-1#Er# -7 1 li V Â§20 - 20& 01j 4 '" 1 .1 1 /1 11_lilli I 1 1.:lit . - .1 3. t!Â·Iii 1 1 1,1 111 - /1 ,; ' !13:i. -- i .1121--Er- . L -- iII . 1 - -4 1 - -1 ' 0 4 } -- 11 1 1 P 1 11 1 1 1 ; lili 1 , -r : It 1 -- 4 6.-= _ 1 - 1 1 . 1 0 : f 1 . . 0 1 , 1! 111 - -iii- . 1 je i 1 , 1 1 -- -1 1 \ 1 I id i I d Z A Xm 4 4 Cr-4 a , 1 I. I .1 ALLEY 1 4===1-<4\ 11 2 I. 1 I r# 4=41 3 1 41 : , -1 ' 1! 1 -1 , 1 9 1 - U 1 .... 11/1 11 1 . 11 1 . i ; 1 \ < Mrn r- - -Â·--- r 1. 1 - . --- ----i --- -*= .-- -1 1< 1 2-' 1 : W 11 0 1 G Â«11 11 !:i}Â·/ E *1571 1 E- LA ~L.-4. 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