Loading...
HomeMy WebLinkAboutPEC110057 Habenicht setback variance PEC packet_042312 TO: Planning and Environmental Commission FROM: Community Development Department DATE: April 23, 2012 SUBJECT: A request for the review of a variance from Section 12-6D-6, Setbacks, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for the construction of a deck/carport within the side setback, located at 1622 Matterhorn Circle/Lot 25B, Matterhorn Village, and setting forth details in regard thereto. (PEC110057) Applicant: Florence Habenicht Planner: Bill Gibson I. SUMMARY The applicant, Florence Habenicht, is requesting a variance from the setback standards of the Two-Family Primary/Secondary District to allow for the construction of a new carport encroaching 8 feet into the 15 foot side setback area (i.e. located 7 feet from the property boundary). Based upon Staff’s review of the criteria outlined in Section VII of this memorandum and the evidence and testimony presented, the Community Development Department recommends approval, with a condition, of this application subject to the findings noted in Section VIII of this memorandum. A vicinity map (Attachment A); the applicant’s request, including photographs and architectural plans of both the existing and proposed conditions, (Attachment B); and correspondence from the adjacent property owner, Paul and Julia Mills, (Attachment C) have been attached for review. II. DESCRIPTION OF REQUEST The applicant is requesting a variance from the 15 foot side setback standards of the Two-Family Primary/Secondary District to allow for the extension of an existing legally non-conforming deck by approximately two and one-half (2½) feet to the west. The proposed deck extension is intended to create a new carport below the deck. The proposed carport will accommodate a compact parking space (8 ft. x 16 ft.), rather than a full size interior parking space (9 ft. x 18 ft.). Since the proposed deck extension creates a carport; the entire structure is considered a carport, rather than a deck, for the purposes of calculating setbacks and site coverage. The proposed carport adds 139 sq. ft. of site coverage to the subject lot, Town of Vail Page 2 which complies with the 20% site coverage limit of the Two-Family Primary/Secondary District. While the proposed carport has only three perimeter walls, the perimeter of the carport is less than 25% open and is therefore defined as gross residential floor area (GRFA). Since the proposed carport is defined as GRFA, the carport is considered a garage for the purposes of calculating GRFA. Since the carport is a garage, the carport is subject to the GRFA garage deduction provisions of Section 12-15-3: (GRFA) Definition, Calculation, and Exclusion, Vail Town Code. Since the new GRFA create by the carport is deducted as a garage, there is no net change to the existing GRFA calculations for this lot. III. BACKGROUND The Matterhorn Village subdivision was platted under Eagle County jurisdiction in 1963. Throughout the 1960’s and 1970’s, properties within the Matterhorn neighborhood, including the subject property, were reconfigured by splitting lots into portions and then recombining those portion into new lots. The subject property, Lot 25-B, consists of the eastern portion of the former Lot 25 and western portion of the former Lot 27. The applicant purchased the subject property in 1970 and obtained building permits for the existing structure from the Eagle County Building Division beginning in 1978. A Temporary Certificate of Occupancy was issued for the existing structure by the Eagle County Building Division on March 26, 1980. The Matterhorn neighborhood, including the subject property, was annexed into the Town of Vail on July 11, 1980, upon the Town Council’s adoption of Ordinance No. 15, 1979. The subject property was subsequently zoned to the Two-Family Primary/Secondary District. The subject property is legally non-conforming (“grandfathered”) in regard to both the lot area/site dimensions and setbacks standards of the Two-Family Primary/Secondary District. On October 4, 1989, the Town of Vail Building Department issued a final Certificate of Occupancy for the subject residence. In October 2011, the Town of Vail Building Department issued a Stop Work Order for deck construction occurring at the subject property without design review or building permit approvals. The applicant is proposing this variance request in part to remedy the construction that occurred without permits. IV. APPLICABLE PLANNING DOCUMENTS Staff believes that the following provisions of the Vail Town Code are relevant to the review of this proposal: Town of Vail Page 3 Zoning Regulations (Title 12) Chapter 12-1: TITLE, PURPOSE, AND APPLICABILITY (in part) Section 12-1-2: Purpose A. General: These regulations are enacted for the purpose of promoting the health, safety, morals, and general welfare of the town, and to promote the coordinated and harmonious development of the town in a manner that will conserve and enhance its natural environment and its established character as a resort and residential community of high quality. B. Specific: These regulations are intended to achieve the following more specific purposes: 1. To provide for adequate light, air, sanitation, drainage, and public facilities. 2. To secure safety from fire, panic, flood, avalanche, accumulation of snow, and other dangerous conditions. 3. To promote safe and efficient pedestrian and vehicular traffic circulation and to lessen congestion in the streets. 4. To promote adequate and appropriately located off street parking and loading facilities. 5. To conserve and maintain established community qualities and economic values. 6. To encourage a harmonious, convenient, workable relationship among land uses, consistent with municipal development objectives. 7. To prevent excessive population densities and overcrowding of the land with structures. 8. To safeguard and enhance the appearance of the town. 9. To conserve and protect wildlife, streams, woods, hillsides, and other desirable natural features. 10. To assure adequate open space, recreation opportunities, and other amenities and facilities conducive to desired living quarters. 11. To otherwise provide for the growth of an orderly and viable community. ARTICLE 12-6D: TWO FAMILY PRIMARY/SECONDARY DISTRICT (in part) 12-6D-1 Purpose: Town of Vail Page 4 The two-family primary/secondary residential district is intended to provide sites for single-family residential uses or two-family residential uses in which one unit is a larger primary residence and the second unit is a smaller caretaker apartment, together with such public facilities as may appropriately be located in the same zone district. The two- family primary/secondary residential district is intended to ensure adequate light, air, privacy and open space for each dwelling, commensurate with single-family and two-family occupancy, and to maintain the desirable residential qualities of such sites by establishing appropriate site development standards 12-6D-5: LOT AREA AND SITE DIMENSIONS: The minimum lot or site area shall be fifteen thousand (15,000) square feet of buildable area, and each site shall have a minimum frontage of thirty feet (30'). Each site shall be of a size and shape capable of enclosing a square area, eighty feet (80') on each side, within its boundaries. 12-6D-6: Setbacks: In the primary/secondary residential district, the minimum front setback shall be twenty feet (20'), the minimum side setback shall be fifteen feet (15'), and the minimum rear setback shall be fifteen feet (15'). Chapter 12-17: VARIANCES (in part) 12-17-1: Purpose: Reasons for Seeking Variance: In order to prevent or to lessen such practical difficulties and unnecessary physical hardships inconsistent with the objectives of this title as would result from strict or literal interpretation and enforcement, variances from certain regulations may be granted. A practical difficulty or unnecessary physical hardship may result from the size, shape, or dimensions of a site or the location of existing structures thereon; from topographic or physical conditions on the site or in the immediate vicinity; or from other physical limitations, street locations or conditions in the immediate vicinity. Cost or inconvenience to the applicant of strict or literal compliance with a regulation shall not be a reason for granting a variance. Development Standards (Title 14) 14-10-4: ARCHITECTURAL PROJECTIONS, DECKS, BALCONIES, STEPS, BAY WINDOWS, ETC. (in part) C. Balconies, decks, terraces, and other similar unroofed features projecting from a structure at a height of more than five feet (5') above ground level may project not more than five feet (5') nor more than one-half (1/2) the minimum required dimension into a required setback area, or may project not more than five feet (5') nor more than one- fourth (1/4) the minimum required dimension into a required distance between buildings. A balcony or deck projecting from a higher elevation may extend over a lower balcony or deck but in such case shall not be deemed a roof for the lower balcony or deck. V. SITE ANALYSIS Town of Vail Page 5 Address: 1622 Matterhorn Circle Legal Description: Lot 25B, Matterhorn Village Lot Area: 9,975 sq. ft. (0.229 acres) Zoning: Two-Family Primary/Secondary District Land Use Designation: Low Density Residential Geological Hazards: None Development Standard Allowed/Required Existing Proposed Setbacks (ft): Front 20 33 30 East Side 15 15 no change West Side 15 13 7 Rear 15 95 no change Dwelling Units 1 2 no change GRFA (sq.ft.): 4,589 2,140 no change* Site Coverage (sq.ft.): 1,995 (20%) 1,100 (11%) 1,239 (12%) Landscape Area (sq.ft.): 5,985 (60%) 7,400+/- (74%)** 7,261+/- (73%) Parking (spaces): Lower Unit: 2 2 (0 enclosed) no change Upper Unit: 2 2 (0 enclosed) 3 (1 enclosed) * While the carport has only three perimeter walls, said perimeter is less than 25% open; so the carport is defined as a garage. The proposed carport results in no net change to the existing GRFA calculations due to the garage area deduction provisions of Section 12-15-3: (GRFA) Definition, Calculation, and Exclusion, Vail Town Code. ** The boundaries of the existing gravel driveway and parking area are nondescript, so area calculations are approximate. VI. SURROUNDING LAND USES AND ZONING Land Use Zoning North: Donovan Park General Use District South: Residential Two-Family Primary/Secondary District East: Residential Two-Family Primary/Secondary District West: Residential Two-Family Primary/Secondary District VII. REVIEW CRITERIA Town of Vail Page 6 The review criteria for a request of this nature are established by Chapter 12-17, Variances, Vail Town Code. 1. The relationship of the requested variance to other existing or potential uses and structures in the vicinity. The subject property is legally non-conforming (“grandfathered”) in regard to the lot size and site dimension standards of the Two-Family Primary/Secondary District. The Two- Family Primary/Secondary District requires a minimum lot area of 15,000 sq. ft. of buildable area; however, the existing lot is 9,975 sq. ft. in total size. Additionally, the standards of this district require lot dimensions that can accommodate an 80 foot by 80 foot square; however, the existing lot is only 58 feet wide. The subject property is also legally non-conforming in regard to the setback standards of the Two-Family Primary/Secondary District. The Two-Family Primary/Secondary District requires side setbacks of 15 feet; however, the southwest corner of the existing house is located within 13 feet of the western property boundary. Second story decks may encroach 5 feet into the required 15 foot setback (i.e. a 10 foot deck setback) pursuant to Section 14-10-4: Architectural Projections, Decks, Balconies, Steps, Bay Windows, Etc., Vail Town Code. However, the southwest corner of the existing second story deck is located within 9 feet of the western property boundary. Due to the legally non-conforming conditions of the subject lot and structure, Staff does not believe the proposed variance will have a significant negative affect on the existing and potential use and structures in the vicinity in comparison to existing conditions. The applicant has obtained utility company approvals for the proposed carport; therefore, Staff does not believe the proposed variance will negatively affect the utility easement located along the western property boundary of this lot. The neighboring property owners, Paul and Julia Mills, located adjacent to the proposed carport have submitted a letter of support for the applicant’s setback variance request (Attachment C). 2. The degree to which relief from the strict and literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity or to attain the objectives of this title without a grant of special privilege. The applicant is proposing to construct a new carport to accommodate a compact parking space (8 ft. x 16 ft.), rather than a full size parking space (9 ft. x 18 ft.). 8 ft. x 16 ft. are the smallest parking space dimensions permitted by the Vail Town Code. Pursuant to Section 14-10-6: Residential Development, Vail Town Code, dwelling units and garages (carports) must be designed within a single structure. The applicant is proposing to construct a new carport connected to the western side of the existing house. While this carport addition encroaches into the western side setback, a similar Town of Vail Page 7 garage or carport addition to the front or eastern sides of the existing house would also encroach into the required setback areas. Therefore, Staff believes the applicant is requesting the minimum degree of relief necessary to achieve compatibility and uniformity of treatment among other properties within the Two-Family Primary/Secondary District. The subject property was subdivided under Eagle County jurisdiction prior to being annexed into the Town of Vail. The subject lot is legally nonconforming in regard to the lot area and site dimensions standards of the Two-Family Primary/Secondary District. Additionally, the subject existing house was constructed without a garage under Eagle County jurisdiction and later annexed into the Town of Vail and is currently legally non- conforming in regard to the side setback requirements of the Two-Family Primary/Secondary District. The Town of Vail has a long-standing policy of promoting the construction of enclosed, off-street parking on private property. The Planning and Environmental Commission has approved numerous other variances from setbacks, site coverage, and other similar development standards to facilitate the construction of garages (carports). Therefore, Staff does not view the approval of this variance request as a grant of special privilege. 3. The effect of the requested variance on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. The proposed carport will create an additional parking space on the subject property, which further reduces the on-street parking demands of the subject property. Staff believes this will positively impact transportation and traffic facilities and public safety. The applicant has obtained utility company approvals for the proposed carport; therefore, Staff does not believe the proposed variance will negatively affect the utility easement located along the western property boundary of this lot. Staff does not believe the requested variance will have a negative affect on light and air or the distribution of population in comparison to the existing conditions. 4. Such other factors and criteria as the Commission deems applicable to the proposed variance. VIII. RECOMMENDATION The Community Development Department recommends approval, with a condition, of this request for a variance from Section 12-6D-6, Setbacks, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for the construction of a deck/car port within the side setback, located at 1622 Matterhorn Circle/Lot 25B, Matterhorn Village, and setting forth details in regard thereto. Staff’s recommendation is based upon the criteria outlined in Section VII of this memorandum and the evidence and testimony presented. Town of Vail Page 8 Should the Planning and Environmental Commission choose to approve this variance request, the Community Development Department recommends the Commission pass the following motion: “The Planning and Environmental Commission approves the applicant’s request for a variance from Section 12-6D-6, Setbacks, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for the construction of a deck/carport within the side setback, located at 1622 Matterhorn Circle/Lot 25B, Matterhorn Village, and setting forth details in regard thereto.” Should the Planning and Environmental Commission choose to approve this request, the Community Development Department recommends the Commission imposes the following conditions: “1. Approval of this variance is contingent upon the applicant obtaining Town of Vail approval of the associated design review application.” Should the Planning and Environmental Commission choose to approve these variance requests, the Community Development Department recommends the Commission makes the following findings: “Based upon the review of the criteria outlined in Section VII of the Staff memorandums to the Planning and Environmental Commission dated April 23, 2012, and the evidence and testimony presented, the Planning and Environmental Commission finds: 1. The granting of this variance will not constitute a granting of special privilege inconsistent with the limitations on other properties classified in the Two-Family Primary/Secondary District. 2. The granting of this variance will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. 3. This variance is warranted for the following reasons: a. The strict literal interpretation or enforcement of the specified regulation would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of Title 12, Zoning Regulations, Vail Town Code. b. There are exceptions or extraordinary circumstances or conditions applicable to the same site of the variance that does not apply generally to other properties in the Two-Family Primary/Secondary District. Town of Vail Page 9 c. The strict interpretation or enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the Two-Family Primary/Secondary District.” IX. ATTACHMENTS A. Vicinity Map B. Applicant’s Request C. Adjacent Property Owner Correspondence 1622 MATTERHORN CIRCLE SIDE SETBACK VARIANCE REQUEST MARCH 26,2011 The setback variance requested is located in the original Matterhorn Circle neighborhood. The original houses on the Circle were built in the 1960's. Subsequent divisions of lots, with some portions added to other lots, have created irregularly-shaped building sites. Homes to the east and west of 1622 Matterhorn Circle (as an example, 1672 Matterhorn Circle in relation to 1652 Matterhorn Circle) have building footprints encroaching into setbacks and easements, as proscribed by current TOV guidelines, but have been grandfathered into compliance. In some cases existing easements have actually been erased by Eagle County. When standing on Gore Creek looking south toward the lower Matterhorn Circle properties, one sees a tight, but fairly well-organized, rhythm of buildings and open space into which the new deck extension on 1622 Matterhorn Circle fits well visually. The deck on 1622 Matterhorn Circle is in need of reconstruction. The extension of the deck by approximately 2.5 feet to the west addresses this issue, leaving approximately 6 feet of naturally-landscaped space along the western edge of the 1622 property line. Previously access to the upstairs living area was via a stairway at the front(streetside) of the house. Currently the only access to the upper living area is via a back stair leading directly into a bedroom. Flo Habenicht,the owner of 1622 Matterhorn Circle, requests permission to maintain the extension of her deck as newly constructed, as well as the re-construction of the front entry stair leading to her front door and foyer. The 2.5-foot extension of the deck does not affect either the view corridor between houses or the sunlight that reaches the east side of 1632 Matterhorn Circle. It also enables the sheltering of one car,facilitating snow removal.The integration of parking and house at 1622 is human scaled and aesthetically-pleasing,eliminating one car year-round from the street edge where a number of cars already line the front of the homes.The addition is an excellent precedent for the future of the neighborhood. Happily, there is no objection by either immediate or surrounding neighbors to the small variance from the original footprint of 1622 Matterhorn Circle. On the contrary, the new deck and shelter underneath,as planned, is considered to be a great improvement to the character of the neighborhood by the residents. G \R 50 MP I 04'36'03" R = 475.00' T = 19.08' L = 38.14' CHB = N73'00'007 "E 38.12' GRAVEL PARKING t dA\1ST FLOOR MASONRY S 0 2ND FLOOR WOOD GRAPHIC SCALE s so IN r'EET , 1 Inch - 30 ft. DECK i IMPR 0 VEMENT L 0 CA TION CERTIFICATE LEGAL DESCRIPTION THAT PART OF LOT 25, MATTERHORN VILLAGE DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEASTERLY CORNER OF LOT 25 WHICH IS COMMON TO THE NORTHWESTERLY CORNER OF LOT 27 AND IS THE TRUE POINT OF BEGINNING. THENCE SOUTHEASTERLY ALONG THE LINE BETWEEN LOTS 25 AND 27 A DISTANCE OF 170.10 FEET TO THE SOUTHEASTERLY CORNER OF LOT 25, _ COMMON WITH THE SOUTHWESTERLY CORNER. OF LOT 27. THENCE S 62'19'12" W ALONG THE SOUTHEASTERLY LINE OF LOT 25 A DISTANCE OF 38.00 FEET TO A POINT; THENCE N 28'08'27" W A DISTANCE OF 175.14 FEET TO A POINT ON THE NORTHWESTERLY LINE OF LOT 25. THENCE 38.14 FEET ALONG THE ARC OF A CURVE TO THE LEFT HAVING A RADIUS OF 475.00 FEET ` AND A CHORD BEARING N 73'00'07" E A DISTANCE OF 38.12 FEET TO THE TRUE POINT OF BEGINNING. THAT PART OF LOT 27, MATTERHORN VILLAGE, DESCRIBED AS FOLLOWS: BEGINNING AT THE TRUE POINT OF BEGINNING; THENCE SOUTHEASTERLY ALONG THE LINE COMMON TO LOTS 25 AND 27 A DISTANCE OF 170.10 FEET TO THE SOUTHWESTERLY CORNER OF LOT 27 COMMON MATH THE SOUTHEASTERLY CORNER OF LOT 25. THENCE N 62'19'12" E ALONG THE SOUTHEASTERLY LINE OF LOT 27 A DISTANCE OF 19.77 FEET TO A POINT WHICH IS THE SOUTHWESTERLY CORNER OF THAT PART OF LOT 27 DESCRIBED IN A CORRECTION DEED RECORDED IN BOOK 216 AT PAGE 239 OF THE RECORDS OF THE CLERK AND RECORDER OF EAGLE COUNTY, EAGLE COUNTY COURT HOUSE, EAGLE. COLORADO. THENCE N 28'15'39" W ALONG THE SOUTHWESTERLY LINE OF THE LAND DESCRIBED IN SAID CORRECTION DEED A DISTANCE OF 166.71 FEET TO THE NORTHWESTERLY CORNER OF THE LAND DESCRIBED IN SAID CORRECTION DEED AND THE NORTHWESTERLY LINE OF LOT 27. THENCE 20.00 FEET ALONG THE ARC OF A CURVE TO THE RIGHT HAVING A RADIUS OF 475.00 FEET AND A CHORD BEARING S 70'35'22" W A DISTANCE OF 19.99 FEET TO THE TRUE POINT OF BEGINNING. COUNTY OF EAGLE, STATE OF COLORADO. LOT 27 DECK tQ a P Overhead \I Power Lin.\ LOT 25 \ P °. «\ aH C. o "\ LOT 25 LOT\27 NOTES: 1) Street Address: 1622 Matterhorn Circle 2) The legal description, deed lines and record easement information are based upon ALTA Title Commitment Application No. EL1302E -1 furnished by Title Americo of Eagle County dated September 24, 1992 and the MapofMatterhornVillageFilingNo.t as recorded in Eagle County Records November 20. 1963, 3) Improvement locations are based upon the monuments shown hereon being rebor and survey cap P.L.S. No. 4551 used for a survey by Johnson and Kunkel In April 1980. 4) According to the Flood Insurance Rate Map Community Panel No. 080054 0002 C revised May 1, 1985, the properly shown hereon Is located in Zone C. on area of minimal flooding. 01A .1 1 6A ° 9-2 LOT 28 IMPROVEMENT LOCATION CERTIFICATE I hereby certify that this Improvement Location Certificate was prepared for Commercial Federal Mortgage Corporation, Title America of Eagle County and Florence J. Habenicht. THAT THIS IS NOT A LAND SURVEY PLAT OR IMPROVEMENT SURVEY PLAT, and that this is not to be relied upon for the establishment of fences, buildings or other future improvement lines. I further certify that the Improvements on the above described parcel on this date. December 17, 1992, except utility connections are entirely within the boundaries of the parcel, except as shown, that there ore no encroachments upon the described premises. except as Indicated, and that r 'p' }p PP RENT evidence or sign o1 any easement crogMl l4 l; port of said parcel, except as indic l {, Ctf /s i // ge W. McAr„ 269V;( yJan. KuAje, -)X6 j., In _— LL 11 / • DoteCj doNOTICE: According to Colwa low you MUST commence any legal actionbaseduponanydefectinthissurveywithinthreeyearafter first discovered such defect. In no event moy any action buseedupm ony d.I.ct In Iola survey be commenced mwe lKat ten years ham the dote of the tertificotion shown hereon. 02'24'42" R = 475.00' T = 10.00' L = 20.00' CHB = N70'35'22 "W 19.99' w WOOD PORCH oz Pin a c fd. MATTERHORN CIRCLE (50') R.L.S. I True Point of 1 -- g Pin &'C fd R S I" = 20 eginning p • . . A =20.00 ---» 4551 R= 475.00 C8= S70 6 =07 °0047" CD = 58.10' L = 58.14' I w 0 II F _ — - Wood Porch Deck (2nd Level) I I 26.00 - _I - 15.1716 I I I I i I I I — _j 1st Floor I CAIIMasonary; I a I a 00 CA I o 0 I 00 2nd Floor I oCIL — - Wood N Z N N co I Co Co U' - 2 26.00 - m IL - - - I IoL—f — J _ Dec (2nd Level) 3_ Part of LOT 25 I Part of I ILOT 27 I I I I lo' to I I I II Easemente 19.7 7 38.00 Utility N 62 19 12 E 57.77 SH FE, m 1 . OF 2 1 N. 1 1."8.67' F 1 I I I i 16.37' b1.------------------- o I 3 4X4 POSTS zrC Iz tq 2X824 " O.G. m a)Iig — 2.29' I N in 1 14.42 6.38' APPROVAL SIGNATURE & DATE COPYRIGHT © 2011 - ^ DERNVER KITCHEN COMPANY LLC - ALL RIGHTS RESERVED DENVER KITCHEN COMPANY LC i HADENICHT RESIDENCE DENVER, CO 8 011arrCHEN NEW DECK PROJECTDENVER, CO 80212 303- 477 -8777 PHONE s'r,>,r,frrrrci 1622 MATTERHORN CIRCLE 303- 477 -2777 FAX DenverKitchenCompany.com VAIL, COLORADO 81657 FILE #:1622_DECK_NEW SCALE: NTS SHEET 1 of 1 10/17/11 p. 1 i s , et,- IT'''''t. - n 1 18 1 N Mi. It...4 • „ .:. 1 , , - A. .J st.. 4 lite i No —al ......P .,........................._. .—. ...4*Pbil7, f i' ,Q.7.---"4•0111111ftes....21 1 i i qt 4.f / 1, 7,,,,, , ` 111.14,11,4411.4ini10..4 t I 14 1 k" \i 1 r 1 4 ,,I ,47 -.:i iL r1VI1I / '--- - c-'„ :- N-7.-- _....—•=r- 1. k A"' I:,1 jmkvillizetlb..N,f 7 _.-:-.- ---- '‘'-:".--,';'•••••0 f4i,,' \ k- - 3 ‘,,. ,,*1 `7 f ,..‘ $2,„....s„, , 1 %,k N.,,,....4.„n`ili 1 i N 1;1 J c 1.‘ \ N../ \ I11••••••• s. L. C) ss.i...)4, ..,' ''' '''' Al h : a ' 1 ‘ 101.. .......1"s"m"1". 0'1141-4401147‘1410 aft 1 ri 1 ,:' i t? ' ' ' r , ,', . r fi',,,I, 4 1, 4 : - .. ,1 * A •ir ..,* 4.AL,. g,yt ,./06 T7 T.0104iti.;;;Aolf4 '' •14....4-.' or 5C-0 \ r- fra Nth . ..... IllwP \6 VNi• cw.< . ‘ , l 111&17914a11111, 1 . ; iii; ith a lommit k k 111 4 ;N., ilkZ Ilk\SA 1 4 441111/1\17: N4141111 11.111""...... 7 yeMIL,.. 0 r .1 11•1 '."........'"'''''""'.'Imanwoo....minl•li. it dp.....,,1 44.0.......t,.......Mossimari. i tit 4 1•11".... 4 .......1 1 4 . I Iv• MIHitt. .... 1 it v-_..... .i . i 00 r o 4 1 , 7 ,„ ;o , ; „; : .____iE4 „. cli 3 . j,... 1111.4.111 4......., M. 111Niiiiiiiihh. r- t - N- CV pi cc w m Q ' - 1 Z 1 Z W a 3 3 U J m 0 oi W d 1 N 28° 15'39 "W 1b8.711 O w o V NAT'j- - -, 39.87'7 j c N 0 170.10'a _!I . .Wcr, o R - -- 1 f E1 C 7 r o co AZ v LL:L p " -, Ip OO r- e A Pt1 N fv 0- 0 N i L--• 1 15o f,l V f.n J 1 mC p U 0 CO 00 u1 uOI1 1 w 36.07'39.2 tf'd 5 26° 06 27 178.14T I a f N C i--N4411111 a N 0 if 4 1,... N it N 2 z4 d\f 110 a 411(j Ilk a es r :Ile lib 3 Qe f 1 N is dr 14,toil i 4'sor ............... - +0 ei _0 le N a e.....z..... e Fio il ipt 2 0:111.1.11.1111111.11.1"11111"1""mililikaljoa lam Kt 1 go. 41. titi,ko04olc r at u r• r ; t A i li .' . ;,, ..-,::::1:,:r...,..:-.,,,:;';',:!,1„,;,,,...;':',:i3,:,.,,,,.*:,,,4vifitiit.:',,,';:i,..4,,,t.-,;„:. I 040:I.i '' i ':,...i;:!i.:.,,,,,,vM1nlaus 4iif.F fir, t 'S'4 r rnti' '`k ,,,r",,I •'i,141:: /+ fib Y1•04'. I''kF",, yy 1 Y ue'tL 55.n .y!, ey N tM. a zem,, Ai k/""v( „$ na d vpa$+ 41, ' `ZsF h4M I r ,aattd' r E Y ,raadYyd} ','V.,,,,r. A. 1`S'Y Y!1f>< y•p a,{ yfiYS Ian y,4 n '",:, 9,+ 'x v s,',, W,,,+ "i k'Ybg, ,,.. : . rt,F 9fa, i„,,, i,, t t, J dX' M'rw ry` ji+il da.Y' ` '"kt.. ..,„ ,,„ L..IL .1p Y-., ---.... x...---•,-;. .e, 1,..,,,.7,..:,:,,,,,,,,,'.',2+_ r«-...«.,..• t Y#"'' • fir.. r a:;'', !' M. ...- L—•...,.,...,..•r„,,. a.•..—'—. eft,d ri r4",......, _ , i, , :. r 6 91 'qNa'AI s.•wv X916 k?pM'z K- .« irk k tilt:, 'irM1,}.., S . ,,` ry5 g " N,.da i4.,„ fi e n r A$ it, A 11 3 ,p l`" 1$ 1u.s,.f i°C1 t ad' ta`a,`' i .r -~' x4 ri'' ''v•MG^ ? y` s°' 1 S '7+L Y.i'k , r„'' '+ rae':F4Fa xw^ ,y 1 p15, x#,faµ,J'dF Rt4fi t" ke"{ >N DM [. r d ; s N kF 1:f 1 A of yy L , ' dil i:::; t N ...'. • 11.N. :• __ ___-- ,, c.-- Aazzir--7 ---— IMPftfit 4,;,-- Nom•.•y y f/ n, e fl ?7::t„, P\, f 1 111 yp, \ 1' M f 4'‘''' ' r y..,,,,, , 1.-,;:-..(1)40,1 ' -''''''''''.:..„-::,,,,'. ..,,,:::•:::::: ti n t , 1i_ ;rid t r Nom"@ f ,',"rdF t d ,l lirittl„ is a iY_ 4..,#f • t ; rri ry E 4 ,ate 71'•,:''.( , it. 1.40 - i'I .1';:,i I:, r