Loading...
HomeMy WebLinkAboutPEC120015 SDD Received 4/11/2012 Department af Community Development 75 Sauth Frontage Road 7"DWN OF VAI[. � vait, co s�ss� Tef: 97�-479-2128 www.�railgav.com Develapment Review Cflordinator Spe+cial Development Qistrict Application for Review by the Planning and Environrnental Commission General Information: This application is required for any proppsal invol�ing#h�establishmsnt of a new special devel- opmenk district ar an amendment to an existing special develap�nent district. The purpose of the Special Development Districk is to encourage f�exibiliky and creativi�y in the deve1opment of land in order to promote i�s most appropriate use; to improve#he design character and quality of the new develqpment with th�Town; to faciGtate the adequate and eco- nomical provision of streefs and utilities; to preserve the natural and scenic features of aper� spaee areas; and to further the ouerall goafs of the cammunity as stated in the Vail Comprehensi�e Plan. An a�proved development plan for a Spe- cia1 Qeveloprnent �istrict, in �onjunction with the property's underlying zone district, shall establish the requirernents fior guiding de�elopment and uses of property included �n the Special Development District. 7he Speeial Development Dis- � trict does not apply to and is not available �n thae following zane distriets: Hillside Residential, Single-Family, Uuplex, Pri- marylSecondary. The Vail Town Code can e found on the Town's wekasit� at www.vailgav.com. �°he proposed proj�ec# may also require okher permits or applications andlor review by the Design Reuiew Board andlor the Town Councif. Fee: �$60Q0—New SDD �$6000-�Major Amendment to an SD� �$1250- Major Amendment to an SDD, no exterior modificat3ons �:$1000--Minar Amendme�nt fio an SDD Description of the Request: Gonversion o# Unit 401 from fract�onal ownership to whole awnership Physic�tl Address: 1f Vail �ioad, Unit�01 Parcel Number: �101-082-�5-Q34 (Contact Eagle Co. Assessar ak 9�0-328-864{] for parcel no.) Property Owner: Ferruco Vail Ventures LLC (Represented by Greg Sp�nc�r} Mailing Address: ��Vail Road Vail, CO 81623 ��°- � ' ,�-��ane: 970-510-i111Q _�1� � ,- �;�r-- awner's Signatur�: �:,�---`�-�:--��,,�'�°'f����_z_-- Primary Contacf!Qwner Represent��ve,: �`���Ilo Planning Group Mailing Adciress: POB 4777 �,.'� i-- Eagle CO �163t PhOne: 97p-376-33fi8 E-Mail: dominic@mpg�ail.com Fax� For Office Use On1y: Cash_ CC: Visa / MC Last 4 CC # 714 6 �xp. Date� 6/12 Auth # 0 9 6 41 G ��eck# F�e PaBd: 1250 . 00 Received From: ALLISON KENT/MPG Meet'rng Date: 5/14/2 012 pE� Np,; PEC 12 0 015 Planner: Project No. PRJ12-0144 Zoning; Land Use: Loeation of the Proposal: Lot: M Block: Subdivision: Vail Village Filing 1 � ,y ���„���' . _ ���� _. H E EBASTIAN .��,. _����-�� � �;���� � : �:� ����_ �:� �.� ;� r; .E . � VAIL VILLAGE INN, PHASE IV ;��.�,� � ��� ,# �� :� ,����_��, . _ r_ :��� - _ � � -�_ �� � ��: �� �_ .,_� ; � MA OR AMENDMENT ^- - � "� � � J ` ' �- ��� u: <. �, ; �: �� .� �� �► � � „ !f_� .� � . _r�pk�_.���_'�� - - �,�-�_ _ ., r�' �a — :�i � To SDD #6 & � ����� � � , � ����-� _ .� �_ AMENDMENT TO A -�� � _ .�_- � � . CONDITIONAL USE "� A � � _ � �, _ - PERM IT ; . ,, �•-, _, - � �_ ; . � _� � �� r � � To allow for the conversion of ' � ��� � � ��: � `� �,� �j � � ; i � ' �� ; Unit 40I from a Fractional Unit °� �� �� '� �� �.� ��` � " , �, ����. , - to a Dwelling Unit ��� ������� � .` , �� � � � __ _ �1 �'•: ��= ;� �. �`. _ , , � - .�..�� Submitted to the Town of Vail: -;� •.m � April I 3, 20 I 2 � ` " ' � � �7 T H E - .-- , � ! � � � '� � � � � � • �t�\\ `* � , l � V,A Y L � � R-���+'Af1:45 flL':4^l:ROTL�A FLS�PCtiCC C�44 Mauriello Planning Group . ��.y��� �. . , _ �. � The owners of the Sebastian, Ferruco Vail Ventures LLC, are requesting a major amendment to Special Development District No. 6 (SDD #6) to allow for the conversion of Unit 401 from a fractional unit to a whole ownership condominium unit. According to Section 12-9A-2: Definitions,Vail Town Code,a change in the number of dwelling units is considered a Major SDD Amendment. Because a Conditional Use Permit was issued for the Fractional Fee Club, an amendment to the Conditional Use Permit is also part of this application. No physical changes to the building are necessary to implement this change. 11. B The Sebastian is located at 16 Vail Road. The property is part of Phase IV of Special Development District No 6, Vail Village Inn. This SDD has an underlying zoning of Public Accommodation (PA). _. � ���� .y. � �,.� . ' L, .��� � . .�,. ' " '���"� � �►� �- _�,,� ��� °�_`' - � 'a�,�����=�- �;�, 4 F''� # 1._r ' � �• ., �„� � ``�•a�� i �` ���`'�N ` �--�. _ �a` I � + ' yt � � �` � ~ _ +� � � 4 �: �` � .,, . � �'��-� � ,�. . . � � � � .'. 'L ' � �; - '� �' � � _ r # - `� � j E I~ � / � °•� •�,. �'r, ■ � '�� . 't� � ` "� . '! ' T, �,'�. � �e > �` d ' ��� .- - ,,�' !� ti- .` � " - � �'' .�� .a�� �� "a '�{.�,_ " APProximate � � ' '��' ������ ` ; � boundary of SDD ,� ' ' '� '* .� '� ..�. _ '�� � , #6,Vail Village Inn � � .. . a ,.�•/ �,�' �.' � � �.:.9'�i ,�� � S�� .. _'�'� . r � _ ',� , �� . ���?.-:� -W�� � � ' ��' ".�� �y+r �,_- . %; � F � y�.� , + .. ' �._ � ,_1� �� /— � s�� _ �.y,,,, , . . _ 1' � �, �� � ''� � (� + #. ' ,� � _ _� ;�+-� - � � �,. r � .,, �r; orR +� '�=�'s _ $'� ��� � t�� �,,, ! - �� f - ' � '� � Q ,+l "L � � � s' • �' � 1 `� l � " ,� - ,p� � _ `�_ �`_�I a;: -� _�" ..�� . —.i .=ti� �. ♦ ' �# ,_ � SDD #6 was adopted by Ordinance No. 7, Series of 1976, and has been amended numerous times since its original adoption. Ordinance No. I 6, Series of 2004, amended SDD #6,to allow for changes to the approval of the Vail Plaza Hotel (now known as the Sebastian) and to extend the expiration date of the project. The Vail Plaza Hotel opened in December of 2007 and was subsequently lost in a banl<ruptcy filing by its original owner. A federal banl<ruptcy court awarded the hotel to FerrucoVailVentures LLC in January of 2010 for a purchase price of $46.5 million. Since then, the current owners have invested millions in improvements and the hotel has become a major success, with guests such as the First Lady, Michelle Obama and a feature on the Today Show. The Sebastian has become a major asset to the Town of Vail,and annual tax collections from the property ha�e continued to increase each year. The approval for the Sebastian currently includes 50 fractional units and one whole ownership condo unit. This major amendment would allow for Unit 401, currently a fractional unit, to be converted to a condominium unit,decreasing the number of fractional units to 49 and increasing the number of dwelling units to 2 units. There is available parl<ing for the incremental increase, no impacts to employee housing requirements as a result of this change, and the property remains compliant with all other zoning standards. The property continues to meet the definition of a lodge,with greater than 70% of the floor area dedicated to accommodation units or fractional fee club units. Unit 401 is the only fractional unit that currently does not have any fractional ownership and as a result, is the only fractional unit which has the ability to be converted to whole ownership. Unit 401 is a one bedroom unit, with approximately 986 sq. ft. of GRFA. Unit 401 is currently under contract contingent on the approval of this application. The intent of the purchaser is the unit will be managed and rented by the Sebastian, maintaining the property as a live bed. _ � � . ,�� ;� ,�' �','�_• �,�II►'A��Vr� '� Us4..� _ � � ���rrr,c`C,,, ♦ �.-` �'" * *T . y. r � '�.'c �' .y , � -- ...,y..;._ - . � . ^'y�.. w � , _,� . ��4' . '. _ -- �89C� + i r; . �. ..�, E:� - - �y��� ,,,- �-.. ` . l I, r �� �• ��.. =C� �� C� .��',�:..y�,� 4,� �. '� ! �'��� - . � H.�, "7 S. r�,,�. ¢,` ,;� t jL� LI�'i�)� `� /����,� TC r7 �}7y i , '�' _ ,.y 7 / "�,.< ��V. ���f� \ + � ✓ /� -..../ L{`�11� � r �e'� � t`�I'�� R" ?4�;�a � ; ' ,+,. � � J � � � :a ��°d' a� ��✓� ,tl� ��3I���,�, `S ��� i`� • 1� �w�i:-.1 I - -:t�. _ . :� . r ~� I� ., ..- _ �'TC l.l . ... . /^\ , •r .>C( .`� J <)'j ��• ( f -'J "y.e;�._- .. f .�, . , ..S ' '.%�. .r �� ` � '�1 - �'f < =? - �I<,si �4. - �y .' �v�si� 4 L: � � . C� � � ' � �` ,� ,^. ::.1 `� �': -�` __)_`����-�- - , ` c � .1 �r;�-, .� : � ,r� �;'� r�� - ._.1:� ��� �:�1;11.i `f1:•1�1.�: - `-'�.�,� ' �� � _ "�� U �� . , ,, ,- ,�r_,yr , _ �;'-" -.� :c9<: � -� c.; cc� c� :,� i Fn'. �..�-• �.� -1r ,r..'Cl _c�n[a.L>L, �..K. . i ..wi r� ��- -- f I __ =.� II1. A Because there are no exterior modifications, the proposed amendment does not affect most development standards. Below is an analysis of the proposal with regard to density, GRFA, and parking. All other standards remain as approved. S E P Density Fractional Fee Units 50 49 Accommodation Units 100 100 Dwelling Units I (I 3.3 du/acre) 2 (I 3.6 du/acre) GRFA 103,924 sq.ft. No Change In AU and FFU (Required>70%) 98,774 sq.ft.(95%) 97,788 sq.ft.(94%) In DU (Required<30%) 5,I 50 sq.ft.(5%) 6,I 36 sq.ft.(6%) Parking Required 21 1.69 spaces (rounds to 212) 212.38 spaces (rounds to 213) Provided 218 spaces 218 spaces IV. C R M A S D D Section 12-9A-8: DESIGN CRITERIA AND NECESSARY FINDINGS,Vail Town Code, provides the criteria for review of a Major Amendment to a Special Development District. These criteria have been provided below, along with an analysis of how this proposal complies with these criteria: I. Compatibility: Design compatibility and sensitivity to the immediate environment, neighborhood and adjacent properties relative to architectural design,scale, bulk, building height, buffer zones, identity,character,visual integrity and orientation. Applicant Response: The proposed conversion of Unit 401 from a fractional unit to a dwelling unit has no effect on the above criterion. No exterior changes are proposed with this request. 2. Relationship: Uses, activity and density which provide a compatible, e�cient and workable relationship with surrounding uses and activity. Applicant Response: The Sebastian is a mixed-use type of development, including commercial, lodging, recreational, and residential uses. The conversion of Unit 401 from a fractional unit to a dwelling unit remains consistent with the intended purpose of the underlying zoning of Public Accommodation and the intent of Vail Land Use Plan. Adjacent properties include a similar mix of uses.The density and uses proposed forThe Sebastian do not conflict with the compatibility, efficiency, or workability of the surrounding uses and activities on adjacent properties. 3. Parking And Loading:Compliance with parking and loading requirements as outlined in cha ter I 0 o f this title. Applicant Response: In 2010, a comprehensive parl<ing analysis for the Sebastian was completed and approved by the Town of Vail as some of the interior uses within the building were reconfigured. This included the reorganization of parl<ing spaces within the existing structure to maximize the number of parl<ing stalls and provide for valet spaces. A new parking plan has been provided under separate cover updating this analysis. As indicated in Section III of this submittal, there is excess parl<ing to meet the minimal increase as a result of the conversion of Unit 401 from a fractional unit to a dwelling unit. Based on the parking requirements of Chapter I 2-I 0, the increase in parking required is 0.69 of a parking space, which is then rounded to a requirement for I additional parking space, changing the requirement from 212 spaces to 213 spaces. There are 218 spaces provided or 5 excess parl<ing spaces with the approval of this application. 4. Comprehensive Plan: Con formity with applicable elements o f the 1/ail comprehensive plan, town policies and urban design plans. Applicant Response: The Sebastian is within the boundaries of the Vail Village Master Plan. The following general objectives are applicable to this application: Dbiecti+ve 1.2: Encourag� the upgrading and redevelopment of resid�nkial and cQmmercial facilities. dhiectirre 2.2: Recagnize the impc�rtance of Vail Village as a m�xed use cen#er of aetivities f�r ou� guests, visitors and residen#s. Ohiective 2.5: Enc�urage the continued upgrading, renavation and maintenance of existing Ir�dging and cammercial facilities to better serve#he needs of our guests. In addition to the general objectives of the Vail Village Master Plan, the Sebastian is located within Mixed Use Sub-Area #I as indicated in the following map: h41XED IiSE SUB-AREA(#1) , •• _ — , t-IO ,_ ,� f ,' .� � { . .�+�.�is�� :a—-- -� T 11�j' i•�, �. ., .... ... „��.�� � 1 . c � -`r � �i"�1111f1 1 - - - _ . .���p � ��, 1_� � 1 . . � il.�-�- �;�� . ��k � �� -!. _x• li — -.�:-Wll�d .S �7- � lii. � ��—�J� �� � �n�l : :%- � �� C} t Y� ' �` _�- � x _ � . �' ,s '� 4'- - . � o rC�.,..,. t A � ' !- µ.• • � �h �������� SF � A ' �.e...s. � , �, �f`��_ � �`■ • S,s` ►•+..,\� 12 *,9+1 2�`t-'3� .: ,...L� ^ � 1 12 �. ! J 8� • '�": �� ;,'.l� 1� ` � •� � ,• .�� , .. ..._:�� ..,_.. �� WILLOW M �`��� � ,.�,: l �;' •�� � � } z� w � , � �`._ _ •.; 'r �' ,� , �� .,., � „ ... �.:r��,��C TheVailVillage Master Plan offers the following with regard to this property: � �"`' ` #1-'� Vail Village Inn •� , 1-1 , -�--�'�� - ��. Ffinal phase of Vail Village Inn project to I�e �� y �__ �,�- completed as estab3ished by deveEopment plan -,.} F`���!�� Ace � for S�C� #6. Commercial development at �, �� � 9round. level ta frame interior plaza with r� �'''4 �j11�.� —�--�° -�4� greenspace. Mass af buildings s�all "step up" 4� �� ;+E i F �t ,�� �� from existing pedesfrian-scale along Meadow --- y= �.; 'a �{ � Drive to 4-5 sfories along the Frontage ftoad. '��4 �---'�""y�` � �;,�, t�� Design must be sensstive to maintaining view � �� corridor from 4-way stop to Vail Mountain. �,��y -,� � ���� Special emphasis on 1.2,2.3,2.4,2.6,3.2,4.1, - r" vn�aoE i�v+.�v� 5.1,6.1. ...-"� ��� � � F� iLIRAT .. '. '�` w��s.. WBE -`-- " y � �/.Z'� .»�_ag� `�. `l !/ �r� �j' �� '_f�`� . 4 A�'.' `i'� 5. Natural And/Or Geologic Hazard: Identi fication and mitigation o f natural and/or geologic hazards that affect the property on which the special development district is proposed. Applicant Response:The proposed conversion of Unit 401 from a fractional unit to a dwelling unit has no effect on the above criterion. 6. Design Features: Site plan, building design and location and open space provisions designed to produce a functional development responsive and sensitive to natural features, vegetation and overall aesthetic quality o f the community. Applicant Response:The proposed conversion of Unit 401 from a fractional unit to a dwelling unit has no effect on the above criterion. No exterior changes are proposed with this request. 7. 7ra�c:A circulation system designed for both vehicles and pedestrians addressing on and o f j`� site tra�c circulation. Applicant Response:The proposed conversion of Unit 401 from a fractional unit to a dwelling unit has no effect on the above criterion. 8. Landscaping: Functional and aesthetic landscaping and open space in order to optimize and preserve natural features,recreation,views and function. Applicant Response:The proposed conversion of Unit 401 from a fractional unit to a dwelling unit has no effect on the above criterion. No exterior changes are proposed with this request. 9. Workable Plan: Phasing plan or subdivision plan that will maintain a workable, functional and e�cient relationship throughout the development o f the special development district. Applicant Response:The proposed conversion of Unit 401 from a fractional unit to a dwelling unit has no effect on the above criterion. V. C R A C U P Fractional Fee Clubs are a conditional use in the Public Accommodation Zone District. Section 12-16-6: CRITERIA; FINDINGS, Vail Town Code, provides the criteria for review of a Conditional Use Permit. These criteria ha�e been provided below,along with an analysis of how this proposal complies with these criteria: I. Relationship and impact o f the use on development objectives o f the town. Applicant Response: This criterion has been addressed in Section IV of this submittal. As indicated,the proposal remains compliant with the Zoning Regulations and all applicable goals and objectives of the Vail Village Master Plan. In addition, this proposal complies with the purpose statement of the Public Accommodation zone district,which states: I2-7J-1:PURPOSE: The public accommodation-2 district is intended to provide sites for lodges, limited service lodges, and residential accommodations on a short term basis, for visitors and guests, together with such public and semipublic facilities and commercial/retail and related visitor oriented uses as may be appropriately located within the same zone district and compatible with adjacent land uses.This district is intended to provide for lodging sites located outside the periphery o f the town's 1/ail Village and Lionshead commercial core areas. The public accommodation-2 district is intended to ensure adequate light, air, open space, and other amenities commensurate with lodge uses, and to maintain the desirable resort qualities o f the zone district by establishing appropriate site development standards. Additional nonresidential uses are allowed as conditional uses which enhance the nature o f 1/ail as a vacation community, and where permitted uses are intended to function compatibly with the high density lodging character o f the zone district. 2. E f�'ect o f the use on light and air, distribution o f population, transportation facilities, utilities, schools,parks and recreation facilities,and other public facilities and public facilities needs. Applicant Response:The proposed conversion of Unit 401 from a fractional unit to a dwelling unit has no effect on the above criterion. 3. E f j'ect upon tra�c, with particular re ference to congestion, automotive and pedestrian sa fety and convenience, tra�c flow and control, access, maneuverability, and removal o f snow from the streets and parking areas. Applicant Response:The proposed conversion of Unit 401 from a fractional unit to a dwelling unit has no effect on the above criterion. 4. E fj`'ect upon the character o f the area in which the proposed use is to be located, including the scale and bulk o f the proposed use in relation to surrounding uses. Applicant Response:The proposed conversion of Unit 401 from a fractional unit to a dwelling unit has no effect on the above criterion. No exterior changes are proposed. In addition to the above criteria,Section 12-16-7: USE SPECIFIC CRITERIAAND STANDARDS, provides addition criteria for a fractional fee club proposal. While these criteria are specifically for the establishment of a new fractional fee club and do not necessarily apply to the elimination of an individual unit from the fractional fee club, the applicant has provided a response for this amendment: a. If the proposal for a fractional fee club is a redevelopment of an existing facility, the fractional fee club shall maintain an equivalency o f accommodation units as are presently existing. Equivalency shall be maintained either by an equal number o f units or by square footage. I f the proposal is a new development, it shall provide at least as much accommodation unit gross residential floor area (GRFA) as fractional fee club unit gross residential floor area (GRFA). Applicant Response:The proposed conversion of Unit 401 from a fractional unit to a dwelling unit has no effect on the above criterion. No accommodation units will be affected with this request. b. Lock off units and lock off unit square footage shall not be included in the calculation when determining the equivalency o f existing accommodation units or equivalency o f existing square footage. Applicant Response:The proposed conversion of Unit 401 from a fractional unit to a dwelling unit has no effect on the above criterion. No lock off is affected. c. The ability o f the proposed project to create and maintain a high level o f occupancy. Applicant Response:The proposed conversion of Unit 401 from a fractional unit to a dwelling unit has no effect on the above criterion. This criterion applies to the establishment of a new fractional fee club and is not applicable to this amendment. The intent of the purchaser is the unit will be managed and rented by the Sebastian, maintaining the property as a live bed. d. Employee housing units may be required as part o f any new or redevelopment fractional fee club project requesting density over that allowed by zoning.The number o f employee housing units required will be consistent with employee impacts that are expected as a result o f the project. Applicant Response:The proposed conversion of Unit 401 from a fractional unit to a dwelling unit has no effect on the above criterion. The employee housing requirement for a fractional unit and a dwelling unit are the same. As a result,there are no impacts to employee housing as a result of this request. e. The applicant shall submit to the town a list o f all owners o f existing units within the project or building; and written statements from one hundred percent (100%) o f the owners o f existing units indicating their approval, without condition, o f the proposed fractional fee club. No written approval shall be valid i f it was signed by the owner more than sixty (60) days prior to the date o f filing the application for a conditional use. Applicant Response:This criterion applies only to the establishment of a new fractional fee club. It is not necessary when eliminating a unit from an existing club. f. Each o f the fractional fee club units shall be made available for short term rental in a managed program when not in use by the club members.The project shall include or be proximate to transportation,retail shops,eating and drinking establishments,and recreation facilities. Applicant Response: Because the Sebastian has an established rental program, managed by Timbers Resorts, the potential owner (currently under contract) has the ability to include the unit into the rental program. Unit 40 I is a small one-bedroom unit,with 986 sq.ft. of GRFA. Research indicates that smaller units are more likely to be included in a rental program. VI. A A THE RESIDENCESAT SOLARIS CONDOMINIUM ASSOCIATION JOHN D GOODMAN CHRIS LACROIX PO BOX 1886 C/O GARFIELD & HECHT,P.C. 0105 EDWARDSVILLAGE BLVD,STE D-201, 601 E.HYMAN AVENUE EDWARDS,CO 8 I 632 ASPEN,CO 8 I 6 I I 9VAIL RD,ASSOC FIRSTBANK OFVAIL 9VAIL RD. FIRSTBANK HOLDING CO VAIL ,CO 81657 PO BOX 150097 LAKEWOOD,CO 80215-0097 JOSEF STAUFER 100 E MEADOW DR#31, SONNENALP PROPERTIES INC VAIL,CO 81657 20VAIL RD VAIL,CO 81657 ARTHURANDREWABPLANALP JR. POST OFFICE BOX 2800, VILLAGE INN PLAZA-PHASEV VAIL,CO 81658-2800 CONDOMINIUM ASSOCIATION CROSSROADS REALTY LTD SLIFER MANAGEMENT CO. PO BOX 1292 C/O MS.SALLY HANLON, VAIL,CO 81658 385 GORE CREEK DRIVE - R-2, VAIL,CO 81657 TALISMAN CONDOMINIUM ASSOCIATION PTARMIGAN MANAGEMENT MCNEILL PROPERTY MANAGEMENT 62 E MEADOW DR 2077 N.FRONTAGE RD.#300, VAIL,CO 81657 VAIL,CO 81657 ONE WILLOW BRIDGE ROAD KEVIN DEIGHAN CONDOMINIUM ASSOCIATION,INC. I2VAIL ROAD,SUITE 600 CORPORATION SERVICE COMPANY VAIL,CO 81657 1560 BROADWAY STE 2090, DENVER,CO 80202, VAIL HOTEL 09 LLC GENERAL COUNSEL ONE WILLOW BRIDGE ROAD 745 SEVENTH AVE CONDOMINIUM ASSOCIATION NEWYORK,NY 10019 4148 NORTH ARCADIA DRIVE, PHOENIZ,AZ 85018-4302 MAURIELLO PLANNING GROUP PO BOX 4777 VAIL GATEWAY PLAZA CONDOMINIUM EAGLE,CO 81631 ASSOCIATION,INC. VAILTAX &ACCOUNTING CDOT P. O.BOX 5940 4201 E.ARKANSAS AVENUE AVON,CO 81620 DENVER,CO 80222 TOWN OFVAIL SOLARIS PROPERTY OWNER LLC FINANCE DEPT 141 E MEADOW DR 21 I 75 S FRONTAGE RD VAIL,CO 81657 VAIL,CO 81657 - . u Mauriello Planning Group April I 3,2012 Warren Campbell Chief of Planning Town of Vai l 75 South Frontage Road Vail,Colorado 81657 Re:The Sebastian - Revised Parking and Programming Dear Warren: On August I I, 2010 and subsequently updated March I I, 201 I, Mauriello Planning Group submitted a Revised Parl<ing and Programming Plan for the Sebastian. This plan was approved by the Town of Vail as part of various improvements to the Sebastian and served to formally document the Sebastian's compliance with the parking requirements for the site. At this time,we are submitting an application for a major SDD Amendment to convert Unit 40 I from fractional ownership to a whole ownership condominium. This change has a minimal effect on parl<ing. This letters serves to update the Parking and Programming Plan approved in 201 I to reflect this change. The net result of the previously approved changes to the programming and floor plans,and the current proposal to convert one fractional fee unit to a whole ownership condominium is a parking requirement of 213 parking spaces within the building (includes the 75 shortfall requirement of the SDD and credit for 38 spaces in the phase 3 building). The approved valet plan (attached) provides parking for a total of 218 parl<ing spaces of which I 08 parl<ing spaces are valet spaces. Therefore,there is a surplus of 5 parking spaces. As noted, there are 38 parking spaces within the Vail Village Inn Phase 3 building that are associated with The Sebastian project. These spaces, however, are not currently required to meet parl<ing requirements of the uses within The Sebastian but rather are associated with previous requirements of the overall SDD. These spaces can use used and sold to others within the SDD. Of the original 38, only nine (9) spaces remain under the control of The Sebastian. The other spaces have been sold to others within the SDD with the Town's approval. Thank you for your consideration of this revised parl<ing plan. Sincerely, ����� Dominic F. Mauriello,AICP Principal The Sebastian Parking Analysis - Existing 4/13/12 4/13/12 Gross Parking After 2.5% Quantity Core Area Parking Rates Requirement Reduction Status Dwellin Units 1 1.4 er unit 1.40 1.37 com leted Accom. Units 100 .7 per unit 70.00 68.25 com leted Fractional 50 .7 er unit 35.00 34.13 com leted EHU 19 1.4 per unit 26.60 25.94 completed Hotel Conference (seatin area) 5,768 1 per 330 sf seatin area 17.48 17.04 com leted Restaurant (seatin area) 2,606 1 er 250 of seatin floor area 10.42 10.16 com leted Bar/Loun e (seatin area) 1 ,1 05 1 per 250 of seatin floor area 4.42 4.31 com leted Retail (net floor area) 581 2.3 per 1000 sf net floor area 1.34 1.30 ro osed Spa (net floor area, personal service includes ym) 5,441 2.3 per 1000 sf net floor area 1 2.51 1 2.20 partial TOTAL: 179.17 174.69 The Sebastian Parking Analysis - Proposed 4/13/12 with SDD Amendment Gross Parking After 2.5% Quantity Core Area Parking Rates Requirement Reduction Status Dwellin Units 2 1.4 er unit 2.80 2.73 ro osed Accom. Units 100 .7 per unit 70.00 68.25 com leted Fractional 49 .7 er unit 34.30 33.44 ro osed EHU 19 1.4 per unit 26.60 25.94 com leted Hotel Conference (seatin area) 5,768 1 er 330 sf seatin area 17.48 17.04 com leted Restaurant (seatin area) 2,606 1 er 250 of seatin floor area 10.42 10.16 com leted Bar/Loun e (seatin area) 1 ,1 05 1 per 250 of seatin floor area 4.42 4.31 com leted Retail (net floor area) 581 2.3 er 1000 sf net floor area 1.34 1.30 com leted Spa (net floor area, personal service includes ym) 5,441 2.3 per 1000 sf net floor area 1 2.51 1 2.20 artial TOTAL: 179.87 1 7 5.3 8 38 spaces in Phase 3 Building -38 75 parking space short fall for SDD 75 Total Parking Requirement 212.38 Total Parking Onsite with revised valet plan 218 ,�' ,, 1' .., -"„ �� :r, �• °� ' .°, " ' ' ` '-` _. —! � � � : � - 'rs � ri .- �i �` 'y# � ti:l ."�' ? �. � � � � � �r �+ � � " � �'` ar � � �• � ' i` d � � � � � q� � � � � ,� � � � � � I �� � � �. � � � � � � I � � � � � � � '� � I � � � � � � � � � � � � � , � � � ; � .� � �r, � � � , � � � � � � � 1 � � � �`�� � � � � � � � � � � � ��. �� � �_� � � � � � � � � � � � � � � � � � �� � � � � � �� � �y � ti � � '� #��e ��ijy � y � �eyr �' �' 'a' T� � E r! � � � � ' ° � �~ � � � "� �p }� � t^ �, ��., �' ,,.�� �, � � 1'� �, � ,.. 4 '� � � � � � �"�'' � � � � � � � � � � � � � � � � �. � � � � � � � �� � , � ,� -� � � �-; � -� � � � � � ` � � �t � �,� — � � �v� � ' � � ` f " � � � M � � • � � � t.. � �- �.? -' r '� �� r� ° e�' �: � ;,� +e^t �,., �. �- � � � ,� �' � � r-, �"� • T � � : � , ,�" 4�h � . . � ti�i � � �� �' � .� � � � �--� ?� "'�°�' I'�'1 ��}� � r� [-�� `� � "''� � 'ai � � � � �� v � �, � � � � �'[� � # � � � � � �+� � � � �� � + i � � � � Ca � � � �'+ � � ti,., � � �, � � ,•�. �' �7. � � � � ` . , . � � � � .. _ � � � � � �+ � � � ^ � � � � � _ ' � � � � � � r� � � � � � � � � � � � :� � � � r-� � ,� � '�ll � ,."�� 1", , � � �„q � ,,�„ �I � �'! � � � .. � � � � � � � � ; � � � � � � � � � � � . � � � � � � ' � � ' , v ,� "'� � � � � � � � � � � �.. . � � . � � �_� � � � � � � � � � �—' � � '� � � � m —� .{�� � � � � � � � � � � r : � � — ,_,, . y� � � � � � . � � I�� 4 � � o y� � � � WM �� � � � � � . � � •� � � � � � �^ �� � � � '�' � �' � � � � . � � � � � � � � ,� �rF ��p� Rw� ,�� .� ...,. �.. .r �,�;, � � _ � �.. �. f�= � _' � s� � � ���� Y � � ���s � � � � � ,�y � '�L � '� .In� �i T"'� IL� � ��! L �,_ � ,� � �!,F �� e.� t5�: ;�y � �� � � � �„�, � �� �� �� � t}yp���+ '�� � � � M �Y � �, �`' � � � � f]! il•.J � � ���'�,�' +„A ��� "� � ',.�+y � "� .�` 'P' � � � �� �� � r �� I ���, 4 �� y�, �..�.,�� � � �:�i r 7 �rh-1: °;' wi" � �r _ 'r �. ; .. -� � _.. ..,e_. �.. ;i.. ._ ... _. .. . .a, . , . _..�. . .. .._ e. ,. . � . � � - - - - - -- - � - �. � .- -� -- ---,_��r.� .._. . �'� ;sd_: =a . i C ' �14 i . ._ ._. --^� � 't—+ � ,� � � �, � � o � r , . ,� , i � I ! �� - '�� �:�._.� _ I I ' _ �,r. L 4 � '�`� , .� T� _ �. y . � ..... _ n_... . i . , - - �.,.- - ' -,- : •,• � _,•- F' � � F �• � 4 .,� A�a: , y _ � -��. � � n_ _ - - W_.. _. . ;��: � �' ,� � � � ;a I r ., _ f ,.3�c � e . .. . � . _ ' . � � � � . r~ ��`��� �_ s- �- . � 'ed-ar. - � .�.'� �_ • . ��..�.. . . e • _ -ee . � ,� r .,_.y �. .. �. � �.� s..s .. e �. � r �a��.�� �� . � �.... � � � . .,.� ,� �� . - —- — �--— e _.�.. _ - �� � �. � � � . � � ' a- � r ; �t �� ° y � � ; � � .� � , �- �� .. ,,, _ . , ,, � ,�. . � . . . ,. .. . _� � I . � � � i �_���e��_. _ ... � --�- - -� I . � ; � � p , r � � r :.�a.� � � � � ,� � � 6 � : � .. :. e. , _ � �� : � o i �� .. I I r �� i � M 1� 9 � M � �. X 4 . _�, ! i � , ,� � G i ' F �i ;. � � - . . .. ..',. � .�. ,. ...,_., �� . , ' I k � � _ ,'\ r. . ��/ .�W , � .7 I .. � y � - : � ) _ � � �, i � --�--.... �' � - I F r i � ._ tii � ' ' f "'9�� . � Y , � n � � Y —� d� r � " Y� � � ; � � w : r 1 .. � . � I ` ' •,41 1 . ' �� � i i l r '' I, � . . I � . _E . _ __ _.� �.. E � ��, �, ' s ` { � '� : � ! ; � �°�.��.� � _ �.. �=�s �� d ` , � . . .. e � .. `k i. _ �� �r ri_ � 'V.�Y�rN�a.S^.dr:T.J �h_ - . _ ... _... � / . , • � :—.. 5ay • ��. � y`�: ' �C•'�is � ' �i -•- . . s wa. . ��� 6�i 1 � �f� e.� . 6 N� � 5,ap� . ,. ' � '..,. F � �.. '� i... f` � � � � �h � � 1 � . �� � �,' t� � ' �� � F i . . + . , . = 7 � , a F �� 1� C � � . �ti. r�.� �� �. � + �.. ;--��._. ._ ._� �� � �, � � � �. . ,� ' ' , �' Y6� ' ; �� pF. � _ r � .. .. ... . . ^ . .. � =} a* °� 4_., _ � �'� � � '� � � .e� , � � � � ����. . a ., � j. � '' . . + f . � �� ���{' i -a,S�''� y� � �"� ' � �°'�u.. �P'ti'4�. �1' .y d' ��*.��, r�i7 � ! �J � � �r �3` � �.� .+� :� _ �li� , , . _ �"- � � -_ ,. , �, � ., '�1� . �..� � � • -ti ... . �^ � �"' � '� � , � _ 4 �• �i, � !� �.�f,, � � � � C, � ` i,,,� �, � � I d � �� � � � ��'�'I ��, ] � i `� � '; r� � � t � I � ,4� .�� " , �� ,. �! � G � �° I � �: i e� � � � � r, ;Mey ! � � ,�;,` � �' � j � ; ^ :�► � M � � �• �„ : , �� � � � �� � � i � �� ~ � � �.,.�.� ; �� � ' i � � t� �. � �. . ,�.�` �' �,� � � � ti � �� � i � y � � � ^ � � �� ', � � I, � � d � �'���� �� ' � ' � � � I � � {� 1 � '� ' � �� �f � � . � � . � I .. 4- ,� �, � �� : �� � � �; `;`"' °. �#` '�' ''�a'°` �,� + � � � i `_ �� � �. ; +� ►� � � � �� 3 � � ;f �- ! i � , _� �� �. �-., ,�° ,�''� � � '� k � �. t� �` . :� '",� � i � ��f.I� a ��{ � � � e �., ..��� � � Y d � � , •r. � � �: . V' ' ' � ' _,, , ' . . � � : , .� � � � _ . �� a = ,� y ; .E ��p � � �� � �, � i i � ° �' � � ��' '� •-,� = �' � . . � . . � . - 9 � � � � - - ix � � .. � —z. ,�Fe_. � _ .�' �•�� • .... " � . ' � � � � ! . � ��� ��� �± d� � a � � F O .,� ,� Y�� : �.. _ �L__. _ _. .. � ;.. ' � � , � •- ' v ► �'�'-��� _�._ ..._�._�...8�..�.. °" -� � F�� .�. �.. _�.� ` �� � � i i ' , • , , �.. .... F' � �" ,� � � � , t �i , � � � ��; � �- ' � '= _ � .'_ ��--�� �.�����i` � � � � � �� . � � � �� � � ���� 3 � � . � ��y,F.� � ' '=� 4 3 . v _ �y ,��.�' �..�. ���.i � � �. � �. '� ��. I � � � � ' - , � � ., � i� . �� t ..��. �, � � � � �� ., ��� 6 q � � y�, �j '' �I �� p , �,I d��'� r • • r � L � � ' II , -,.� 4 I . '� = 4�� ��u �.� �� � G �i : � � � ;, ._._r... �� � I ' � �,� ' '�.:� . F: - •_ � .� y �'yr� 9�e ti:rh-r�.�y _._,.r -.,- ' • � r � � .-„�� . :��i-��� ,r� J� kS � � � `� - 4, �` ` � � , ."0'-,� �' � '� � !� � � �"`k.o-�..,.. , . . w �I�! s� � . � � '4� . ... .s+r._=�r�as�.t^ �..� s .-. .� e a..� .� .. .k �. , y ��p �u �7 � q ' � � � J£ �� �., �.�^��� �p� � Y���i 1�.�.��Y� .�� � � �. ! . .. . _ . ' � � �F1 � V ■o� .• � z 1 Y � i- �y v �a� � • � �� � . 1a1F ��F:SL� .�� &� � 9y 1 � .�•�.,� � � de�Y.��. p `,�'� � . ��'� ' i ya °' � n .'� � �i � � � =���� ,� ��e ,� �.. �"I... 'f .�'? � _ h. � ,.�`�..y � �� � � , y�`�`d r. � � �r ~ � � S 9 � �� 6 � :• * _ � � o . . , '�t T . .. ._ - -� . °� - �'- � . � .. ..�. a! s� s � �� �� � �r - � �° �'a� �� �71. � s_�' �'.�`�! �� �� � . w+.lg'['� . � f`r,4 � L #� ...._ . _ - ( � � � � � - , .. �.. _ ._. �_.__. ..__. _.... �...�..__.. . _..°---•• .. .._.._�_ ., � �. .. � Y � ; • , � � o � � . F�` � . �. � � � � . ' � � . ' - ... v:�__..es_.._.....m� �` � +�;�.. `. �� . , �' � �s+i+� +F•� �. .� � � �;;._ . . �'� �..� � , .' �r.� �r. � �1, � �� � _ � • �._ � i � � 1'� � �� -- �I . .... � �a � . _ � �� � ,..�-� ' ^ , -� � ���.: ,...,..�i a•� :� � L rt '� � � _ ty � �� � s,l .�._. � ,. � ..._ i, � �..__ � '`� �, *' � �'f� ` I '� � '� :: ° — , � . � � rt � r� a _� .� � • � �. .. , i ,�. -. �. E - . � - u � .• � r . . : � {y r � �Y_� t �� _ �--- ��, - -- � � � �� �.,-� � � � �'� '�+�'.�' �;�y : �� � .6_ ���. � .F� � ,' „�..e . • • y .". � `'� �f . .�� �� +' ..', �t�� . �� . .. .,. ,: �. � �r, ' ._. ..._.. �3 . �"' �� � :�P � �� - � r . � � � + 1. ��'�+�' � I �� _ , ; �� . ,.�a +�, ' -.� d1 '�_' _�_ 0 � — ; ,. _.. .. .. ._ . ._ ._ .. e � ,. . . .. . . . , � � , . �� � �� , � . .... _ � I � � �� � . � � .. �] - � � �� s� r . � � � � __. ��:. �� _ , j� � "�, � �__�=� � :�-: . . � � � � .-�- � � .��. ..��._.� _ � � �7�� . y � �, f•_ t �_ !-•#ti-:� � � � � ,, . � . . . . - � �''� I�� j � w y .�y �,� x �;�;�, ., � �� � � - , , � � �� , � � �� � . � '� � . . . , � � w. ., , � : , , , ; � +.� a '��� �` �!��'�' � � � � � � �� ��i���r�� �� � � � . � � a � � ° � � ������ ��'� �� � �"� � � � x � _ ��r�r-� .� . � � - � � I � � , � �� � � � ° . ' � -�� " , � .�. � �� �,r��. . ' . � .... � , � � +� �+��� ����c,�w� � . . TM �� � ". _.. � .. � : a , � '�e���:�`�� :� � ''��i� �'� �--I���� � � � ��..���. ,� � _...� ., + a . ,�� � �� , .• . 'L �4'��7 FJlIL�{M'F�1� �7f�b i� �.� . , ,F • �� � ] �}r�,, 'k'� � � � � � ' N . . � . .. ......_. .. . _�_ ._ .-- .,,s,., � f ,t, _,_.__._ _ �..,,� � ' � � . . '� 6 . ,.� � _.. � .. . �' � ' J , � ; � :�,� , - `��t ���` �► �� �' � � � � ; . , I � ..� �:�p � j �� ��u�r � � �� �� r� �����-�!� � �,�,�� �� � a� u . I � ��I . �, , � r :� w��,�I�.;�;�;. a.. � ��<`"F�:!�L — — .. . ; , " : ' ' , ; � ; ? 4�'�. �..i�•M,�I y."� :r�,�'.�. =� �.�,�.. „im.. �::��s'r:F' , F I I �� � � � � � �' � � � � � �� � � � � ' �°a ; � ,� ��.r � � � r � � � � � � � � � � � � � � ���� � � �F � .� � � I � � • .. � � � � - . � � � � . . � �`' � � � `� � � � � [ I 'f� � � � � �� � � � � k I + � . � .�: � � � M � � . �� � �.� �' �` � � � I � � � � � � � � � �� � � � c�� � � �_ �. � F 4. �r � � � '� ►� 2 � � � � d� � ''� � C�' �p � � �1 d�y � � � ,� � �� � � � � � � � � � � � � � � � �. � � � � � � � � - � �' � � � � � � � � �' � � � � � � � � � , � � � � � � � � � � � � � � � � � � � : � � � � � � ` � � � , � � � �, � � � � � � � � � � � � � � � �.� � � ,� � � � � � � � � � � � � � � � � � � � � � � � � � : � � � � � � � � � � �, � ; � ,� : � � ,� � �, � � �, �' � ,� �' � � c� ; � ,� �' � � ° ,� , � � � � � � .� �� . '� ;� '� `;� � �` �r � �+ `� ' � � � �+ � � � � � � � [� !"� �"y ; �' —� �� �.�'1�.� � �r � � � �--� �. � � � � � � �ea .�'. � � r° � i„r r°� 4� � ,,,y � �- � �� � � � � ''�''I � �' � �`'� ,� - ,]�' ``,�r � � ^ ' , . . � � � � � � � � � � � � � � � � � � � � � � � �. � � � � � -* � � � � . � � � � � � � � R �� � � � � h9ri �` �; � ,� � � � � � `� � � � � � � � � � +r� � � F� � ��+s � � �x � � r � � � � � � �;� • . � �.. 'Q' !� � ,�" �' � �. �Y:.:; ,`�,.'` t'� � — • � —i � r.: � � � d a� �,. �,i.f ^a r c� � �� � � .r� � �ro. T� � � ,T °�J' ��� ��� � � � �� • � � � � � � �^�� lr" 'FarT � M. !, �� !� Y � �i � �i4 �! � ;,� '�4 i� �74 �, � �. s"' ���i- � _ ���� I � � �� � �. �� � �.� � � � � ��—� � !.w '� � '� � '� '� � �'� + ° � � � ' �� � �� �r �� � �� �� !�� ., —�—��.�.,�...z_..�: �" � � � — �_—�. _ � — — _ -—��-�--_ � : ' � i � e � � � � � r . � � � p � 4 C y h � � r � � � � � � f � � � r � _ �-� � —a � � � . � ' � � � , 0 � � =_�-�--�--•�---- � . � } I f �-� — � .� _ � � � �. - -- — �� ., � ° � � 1 1 I �• � �-F.. . � ._. ,.,� - ..� � , � ��.� ..... .. .._..._._. —,�,,,..�� .__ � : , + ��-� ___..___ ..�...._... ��� �.. . .._-------. .._� _ ��. _ F I �. , � ' yl°J e. y21s � �� �l ,•-1 i �� � I � 1 . �.. � � r.�6 �.�^' � ` � . , � � . --•-W--,,.r,,,.,�,�...,_.��. �_R �—�•�.,.�. .... � �. � .� �, ��. .. � � E, � � s � 7 � � � .. ..�. �..,_�....._ � .:,�_ ., .t.. .._.v.. .._.. �.,...__..__.. _...._.., �, � ' i � � i � i t __ a � � r . .'— . .. . s � � .............. .... _... .. . ...�v_: ..��._� ��_.. _ .G„ _, ., r,....�..... -- i 1 i d ! I i � I 1 � : ;,. ........_.._ � � ' . ._.. .._..� ,$ z3 � ,.�n,..�... ' I .... . ............ j � 1 .I � ,! . � � ------ �.. .. .. .. .. . �.�,.. .,s � � �. � �, . . . -�,b � �� _ �a � _ . ..., v.���e ' � ��y =�.n�...............�.. ._ , . . .. ...........�..�e �.y � � � 4�4 r-, � �ti � , ��w. � �` � � °: 1 �i � e � ,. ��.� b �� � � � M � � � ___.. _._.- •-�� ..,A�_,.�. , e+� ,.. � ,..�.... .-�- '.: .�:;: . . °'-� -------- � � � - --. _--� � .. , . .. ..:�e.... :. . ,, y ��.,,,�., ,.d_.._.. _.__.__.. � M �� `� � �' i� I � ,. � �� , " —�-�-- — �---�3��_ ..�,,,..� ., � E � � ._.. . ...,,.e..,..,,e�_., „�,o_.:__.�. � � iS � t�4 }�• � � ' y 1 _.. � Y �sr.�a..s,.�..����� '�. � vv--�'''--��. sr - _ � -- - - ry _ _ ���� — , ._...---�� .-- - .. �. . _.�a. . . ,_� � _a.. _.. � � ' ' -.�� � �� � �fl.�._�_F.v:��:.� - ; �� � . `�. ���.� �� � ���;� � � ..� � . . r � � , . � : . A �i i�' ��r�4 .7j. ° . e � �ur..=�..m�.. �_ � e ��.�... �e ,.. �� ��..�.__._.____._.._. Y ... e � . tf�d �.ur�, ��:.n � �e, � � � ,i 'r.' � '`�. i � � � � `� ' � �M ' �� � ' � �� � ... . . .._.._, _ �• � ° �..x.e._.._.�,._.......... � ��� . : � �`° �� - _ � . '� �� , ,� � B '� I � � •. " I I : t�.i ��''!li�..� .::.� � I I s'' I li'- ii � * � � M r f -x- s� � v � : � � ,y ' ,. __ a, .. _.' i 0 • 4 , � �i & i : 'Y � '� � � -�.. .. .v ..— .. � �,. . � 1 , I .,. —'t . ".. � ,�..� . .� . � ^ . e � _. - - r � � ':" �� �`.� �ti..�. . � . �e_�-.e ..._.. . . . . s ._ �' � . . __ .. .. r • • . �� �r-_. �„. I � �+` �" ! � � � ' �� � � � '1, � � � -�i I �y +�y L : �' ; � � _� �� '.-'�p I . e ,i�;�� �� f1;G'J�H1`[�''�aE 7 � � f,� j2_ � �4� I � '" p� � i.Y �i . ,,�M OIG sc ! � � � �. . � � � L`' ' ,� � „ _sa i. � — y�BI _ �� � o. ,� a,, . , I , ,, 0� � � � T � � � �..� ,�'' . . ..__.�.........,�....�,�L� . �r� �. � J I ..�.._ � � _ .... .. � ,:..� ...._... ,� �'45� � �_� �� 1 �'�Yi�'�"�IA ��.'� � ���}I..��I�MF.�. ....�. � . � . . . � �. � �. _ ���}�,.�..�i6w.�.� , � -`.'v.y.�... _ . '�' � . �__�..., . -�.. . •' �, , � � � ��.,_. ��. �.. .. . . .- . _. .._ ' . ..._. ��. i , � 5 t � � .� � '�_�r � J ` I . � ��s ti�j,� _ - ,-, � � . • � F'�rw�� r' � ° �� � a ��' ��,1 +�nr��,tie��°a�,�y � � � y ,�3 I� --,� ",' � �T — �T� . ..�._ � ���,.�-- ——— - . .�_ �Y� ' _. � �� � � � � ' ` ,� � . . - , . � � . e� � •s..�� �r � ' ' � � . . ..� . . yI� . .. .: � �k_ . .-�-. �-'�� , } �=Y � �' � �� � �. a � � � � ,q � • �' � � �� ,r� � �++�.I��M �����,T�,. �I�1�.,. �� �� � � � _ �. ����������# h� � � � �� �� � � � � � � ��:�� ��:� � �� � �4 � � �: � ♦. , � , • ���-, I +� �' �, �r�'� �•�M l� �1�UT S.�I���r 3� � t � � � � .._..-•�,'--°°- �, ' r � � I ,�'� ������ � ���L.. ��� ����� '" � `7� y� ,s� .L.P,��d,?;4��,���C�el:r� �7� Le�iaeYr�l.f,Yl�1� i�31��1 � o .�. � . � � s� ��� � ; �� a: , �� ��,,� �t,: ��u�F. r�e� ,���, �i�4�� ��uc —_..' � I � � � � o ' r � �� `� s• T`� 1�1'F?l�Ml�t � � � � r ..�..��_.�-----_.._ . * � � M �: � � ,� ... . . . .��...�m-�--° - � � � � �: f ��• � ,�•4'� � � �' � _ � ,�i� ■, �; � � � i � ;���j�j tl � ��i� �$f�'r � '�' � ,�w�+ �i"�'+'k � � '.�+11-�'� �igrar+r■ �� � � � � ' � � '� ? ;, � : � ' , � �i�� .�,C�'� I . � +.�yr�44r,�� ���].� �lF� �F �+,��r; ^�G�:" aw!:�1arr � �k�..F e p�,. � � � N�,.. i � � " � • "' '� � � � t �k � +La y i!��'�l:�?�! . � � ., ., � L � r�y IC ac ���r"i �` f �" '.' — a� � �'�i '� � r� t�'� �.P° �� r�' � �'—' F � �' � ��. �4 y� � � ��� � ��p �' � � � ��``� 3 ?!� � � � � � � �� C �.h+ �•�p� � �f� . �� �`�e� �J k �,.�y.j� �RS�.�..�� '� �� � � T�e"1 � � �} � �� r ' Y ,..y � I � iN � � 7 3 ` � �� �� � �� �� � �� � � �1 �� }� � ,��� � � � � � �. �� � � � � � ,y � � � � � � � �.� � � � � lp � 5 � + � — y � s �, .. �� � �� �� � � � ��� , . .. d � � � �,. '��° � � '� - � _� � � '� - µ .--� � �- � � � _�_� _�-- �� � _� : „ .�;�,�__�- i �� T�- . �_.�- . ��_ �� _�y— � . — —_��. G � _ � � � � ; � � � � I � ,��,� , � , ,� �, , � ° � � � , -- � � � , � � —� �r - ——�- � —--- � . ,. � � � � � s � . — . � �� 4 �� _ — ,� � � � _— � � � � � , , I � ,,..� � �� _� � Y .� �� . pI _ d.` � N � .I a e'"''�� P9 Y . � J �.� �� ij' � �� r � � _.� � � � I y E°A,;� � � _ �. I�. . '.___` . r; � ,� , �, L �� — � � � � � I � �.. , �, �- � � � — .. � °� — — , � — ��r � y--� - ��_ i � . � _ � � � � �. � � ..t � _ . �r�' i..: w. ■� � __ .E �—� {�� Y� �. �_!' � ' . ,� � A�l�T � I '�I � � f � ' • : � � . � � _ - I' � � � � � �, � e_ � __,�,�:•,�__� . , � � � �� '�"�, M , °,, � . , � ,� � , -�� � '� _ ,� � ,� � - � ��� � ,.4_ ._ry . ��} ����i � F v E - � '.��, � � r I I�� I I, ' �r` � .r � �� F� � C�,J .�,� y.��:���{, �� �� � o _ �� � .�,,;ti...�.�: .� �� �. � � � �.-�. ��� � I,' ���� ���,r� f-'�� �� � � � ,���.�--F�� Efl=l_,�m-�.� � a ,, w �i �,,,.�. ���L • � R ���:. ,�� .�.@� � � � � � , ���,.�.��� � � � y�.��,�.r e� ,� �, � o m � I � -- '� �� p�7 �y ' M'Yi,[i..+�a 7k.�° � F� r�aw 1� �, 0",• -� ... � � �.r= --�f. � .i; i `'�i� _ .�, i i �.� N � � � � � � , E . � �rry��� ���.- :__�_�,.��-,���-� �- ����_ ,_.��.��..� �_ - _ � - -----�--- - -- ---- -- _. ._ .. ... .. ,_ ,. �, _..r��r__ __.�_� .�__'-.��.�,�.�_�--,_��r-�_-����� �-s�_ �.. .�� �.�.r+�i,scrs�.�".�••�ws,ec-�.– t+�a...� _��.r,aa�r�.�r —1 � _,� ,—_. _ �__ . �• , ° ° _ ._ ._... _. _. .. . .. _�.__. _. .. .. .. ...... .. .. .. . .. � s . _. .. __ .,. ���7a�.�---- �� . ��e—R� = - --�s _ d.m. �. " �.. ... � • -�° ' . `' � + � � { � i � ,�..::��:�:� � � ��� ' � � � I ' � i � � i ia i .�� r ; i ; , _�_a,� �_.._�.��.n �,.• B � � E F . . - � . .. . ... . _ _ . � . �. � � " � G �-+�+..._. ' „, � � � � I . � , � - � � � � � � � � � � � � � M � � ° ; � � � � 3 ' � �� � �.�.._���. _-. e � � '' � � A � � � ` o � � , �.._ , _ , , � � �' �'� ; � _�_ ..3.. ._.._�._._.._.. �+�' '�'r"� � ��` � 0 � � ..�; _..s—_--•- . .� , , ._ ._ ._ .._._� . ,. ..y ��._.,_. -,ti � ¢— r. _ r . � � I � � I � � I t � 1 � 1 i I � M,._ _._._. _. _ _ � ..,.e_.I ` ` ' � I � .. F_ ,,�� � � I � � � � I I � ' � : � ` I I �� � � � Y '• i 1 p I ; , I I ° p ' � ' X i, � � � i I f � � ' ; _�., �:� e � 9 � � i t � � i � i .f� P �dq f', 7 Y �I , � • i I � 3 � , I ' ° � _ .._. _.. _�__...__._ _ ._.._.._�_� � , — ��..: �,.,�... --. _.o_ ._. .._.... . ..,.,�, ,.. ,... ., . —�, e k i p e, .� �- �— ^ • .`_ _ _.... _ . .� u { i .�•.•-• : 1 9 I � � I i � N I i � ; I � I . ^ � ,.' i � + I ; � �� : , k � � , � 4, _, , .,.�i � � �+ ,�+sry � � � � � F �� o � ` i* A � � ' � ; ' ; o r. f �. � � ' + � �. ,� � 1 ,' � � � ,� ` � � � � � � i a -�-•—:-.+-� .�.m-.�. _ ._�_- ��� „�a.s�. n,�,.�..+.. .�:.a......�....z� �..�F�.:..�� m.�. 9 1 . . , . _ —�...,... �.. a�, ,. ,, _._, � � ` ? I . 1 � _. .� , , � . � , °! ��I 1 � r ��i 9 �'� i 1 ., ' � i r I , � . � � � � ' _ � � : � ; � � � e i � '' � � . ; � � ' � � � � ', � ;. � I _ .:�;•'_ ,i i � —— ;� M' '�, s �_ .�. - `�. I �� , r� � . � .? - 1 �� - ,t+ �a . i i ! � � ; �' �r.� �.^ � . � � � � ! ,r s � � �� ��'2 � � � � . � ti ,.�.�; ,-., � � �,; . . ��.,� � � —-�_. ._ � � � �, , � � r E p .� , � I ; ,� , i � 1 ' � 4;� " ° P .+� � , � � � � �� � � � � � ' _ � � � � •��� p�� � 1 � I 's i � '�" � A I ; � � s. . . � � � � � , � � � � . I � : I � ' � � � � � � � � ��, � I ,�„ _ � � : ���� '� i ; '�'�' & I I � , '� -— — � '� � r : , i � � � m . � � 3 � , 1 � �- ;, ..� ��r � � �� � �� � . ._ . . _ . , � _ : _ . � . _ ti _ — _ , ���,*: � � � �� ��� � I . � W � � � ' � � ' � � � �� �, � � � � � � � � �� s�t irc+�-o� ".'___ �� .. _.e s� ,�� ._,�� "'_"._ a,� ,.T� ...._.'"' _"� �-_"'�.. _V.E .'"�. �_'�rn _'�'.�r�-sc . _ _^�_ �, � p � � . . �s ,�iyiyye� --.. .._��__ � i � -F r� � ��� �� � �� �s � ,� r...�.r.�!r..4 - F�r���l���� �-r� � r. �� �. �sa�l�r� ' _ _. E 7 �w�����=��a�����..,�� �.����.-ar��� � �� � y ' I ; � �� � � � I � � � � "� � I � - � �. � � '' "" � � � I I `�. . � . �' � � � � � . � � F � . . � �� � � � � � � ! � � � � � � � � ��� � �� : �y � r� � � � � � �� � � � � � � � � � � � � � � � � � � � — � �`�. � � � � �` � � � x � �, � � � � � � � � �, .� � � � x � � � �, �� ,� �„ '� ',� � � � � � � �-- � � �' � � � � �`.' � .� � � � � � 1 � :� � � � � � � � � � � � � � � � � � � � � � � � � � � � p � � � � � � �� � � � � � � r� � � � � � � � ,� � � � � � � � � � � � � �� � � � � � � � � � � � � � � � � � � � � � � � � � � � � , � � � � � � � � � � � � � � � ,� �, ,� � � �..,,, � �, � � � ' � � � � � - � ' � � � � � � � � � � � � � � � � � �� � '� � � � � � � r, � � �,,, � �' �" .�, — � � � � � `.� � � r� '� �'' " � , . � '� � � � � � � � � � � � ..{� �� � � � � � � � , M �� : � � � � � � �. � N� � I w , � �..� � � � {� �' � � -'" � �"' � �"G�P � � �3 � �`. � � � � 5rr � C� � •� �" �� � ~" � �, ` � � • . : � � � � � � � � . t m � �' � � ��� � � � ti . � � � i• p � � ��^ r � � �� � � r. � � �'3� � _ � � ° � i '" `f�o�i•�. ia�a r,,. . -._ � t � ,.� ' , � � � # , �� � ,�►�� �.���T�, I t��. � � �� �� � '� � ; � r ! 4 = � ��� �.� � � � � � � �� ���� �� a� � � � ��� �:���.��� . �� � � vv�.�� � � . . ` �` � ° ' ' i "�F,��� '� c��_ , ,��� �, ��r�►���.��o- ��.���,,��.�� � f ���� �r�� 9 i � �,..,. ,�,., � +�.' ,:! , � N � � � I, r i�i� ,��� �� ����� % ,�* ,��' ��f�i� 1�41C�'1�'�19�! �#4�k� ��iM��Ll���� i __ _ _ _ , , a . , � � '� � �o � S�' I� ���,� �C� � L � �� . ..... . ._... . � � � � , � � ; . •�: :� � � �� � . ,. .�,,,r, , ,.. �..,. W ..�.I�.�i�kl+�'�� - � � � , . � � h .. � ' �! � ���`�0 I � i�� '���° � ���y ��� �,��4 � ����� ��� � � . _ �' � e � . �' �; �I�; , �' � � ; � � � "' 4 �� f� ����� � ��� � �