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HomeMy WebLinkAbout20050302WASHINGTON COUNTY HISTORIC DISTRICT COMMISSION County Administrative Annex 80 West Baltimore Street Hagerstown, Maryland 21740-6003 Telephone: 240-313-2430 FAX: 240-313-2431 Deaf and Hard of Hearing call 7-1-1 for Maryland Relay AGENDA HISTORIC DISTRICT COMMISSION FOR WASHINGTON COUNTY, MARYLAND CONFERENCE ROOM 1A & B WASHINGTON COUNTY ADMINISTRATIVE ANNEX 80 WEST BALTIMORE STREET March 2, 2005 7:00PM M A. Call to Order B. Roll Call C. Minutes — February 2, 2005 D. Communications & Bills 1. SHA — Maintenance Facility, Parkhead 2. "Historic Preservation the Process and the Profit" E. Unfinished Business F. Budget G. New Business 1. Permit #2005-01655,4621 Harper's Ferry Road (garage in the AO -1 zone)* 2. PC -05-003 Mt Aetna Farm PUD (revised concept) * H. Other Business I. Executive Session J. Adjournment * = written material enclosed \HDC\AMAR'05.DOC NOTICE IS GIVEN THAT THE HISTORIC DISTRICT COMMISSION MAY MEET IN CLOSED SESSION PURSUANT TO SECTION 10.508, STATE GOVERNMENT ARTICLE, ANNOTATED CODE OF MARYLAND. INDIVIDUALS REQUIRING SPECIAL ACCOMMODATIONS ARE REQUESTED TO CONTACPTHE WASHINGTON COUNTY PLANNING DEPARTMENT. CONTACT PERMITS DEPARTMENT AT (301) 791-3065 VOICEI TDD TO MAKE ARRANGEMENTS NO LATER THAN TEN (10) WORKING DAYS PRIOR TO THE MEETING. www.washco-md.net RECYCLEDPAPER MINUTES HISTORIC DISTRICT COMMISSION FOR WASHINGTON COUNTY FEBRUARY 2, 2005 A and B. CALL TO ORDER AND ROLL CALL The regular monthly meeting of the Historic District Commission was called to order by Chairman Michael Gehr on Wednesday, February 2, 2005 at 7:05 p.m. in Conference Room 1 of the Washington County Administrative Annex Building. Members present included: Jane Hershey, Eleanor Lakin, Merry Stinson, Carla Viar, David Wiles and Sandra Izer. Also present was Commissioner Dori Nipps and staff members Steve Goodrich and Debra Eckard. C. MINUTES The minutes from the December 8, 2004 meeting were presented. A motion was made by Eleanor Lakin to approve the minutes as presented, seconded by Jane Hershey and unanimously approved. D. COMMUNICATIONS AND BILLS STATE HIGHWAY ADMINISTRATION - MARYLAND 66 AT CSX RAILROAD CROSSING Steve Goodrich presented a letter, for the Commission's information, from the State Highway Administration addressing the proposed improvements on Maryland Route 66 at the CSX Railroad crossing. It is the determination of the SHA that the implementation of this project will have no impact to standing historic structures since there are none within the Area of Potential Effect or APE. No action was necessary. E. UNFINISHED BUSINESS BARNES ROAD BRIDGE At the December 8, 2004 meeting, Steve Goodrich presented a letter to the Commission (for informational purposes only) from the Washington County Historical Trust regarding the Barnes Road Bridge project. This letter expressed the opinion of Dr. Lichtenstein, an engineer hired by the WCHT, that the bridge could and should be rehabilitated and preserved on Barnes Road. A discussion developed and many questions were unanswered due to information that the HDC did not have concerning the project. Mr. Gary Rohrer, Director of the Department of Public Works, was present at this meeting to give the Commission more information and answer questions regarding the Barnes Road Bridge project. Mr. Rohrer began by explaining that the County does give serious consideration to retaining historic structures whenever possible. He discussed the process for determining which historic structures can be rehabilitated and which structures need to be replaced. A detailed analysis based on the uniqueness of each structure as well as the financial aspects of each project is examined very closely. If a structure is rehabilitated, determinations are made as to how long the structure will last, future maintenance costs and will the repairs solve the problem. Many other agencies are also involved in this decision such as the State Highway Administration, Federal Highway Administration and the Environmental Protection Agency. At this point, Mr. Rohrer presented materials (attached) in the form of a power point on paper as well as photographs of the bridge. For this particular bridge, a critical factor in the analysis was the inability of the bridge to carry the load that is expected of it and to handle the increased traffic projected over the next several years. Projections concerning the amount of increased traffic use are in dispute. Other concerns and differences of opinion between the County and Dr. Lichtenstein include the pronounced vertical hump in the bridge deck, the substandard geometric approaches, inadequate clearances, crash worthiness of the parapet walls to sustain the impact of a vehicle and the ability to attach barriers to the bridge. Mr. Rohrer believed that many of these factors could not be adequately addressed to maintain public safety with retention of the existing bridge. Extensive evaluations have been done and there are no known cures that will provide a cost effective extension of usefulness and provide the needed level of public safety. After Mr. Rohrer's presentation, some discussion and questions developed. Commission members asked about core testing, other concrete arch bridges in the County , the deterioration of the concrete Mr. Gel -it ended the discussion by stating that no comments and/or recommendations have been requested from the Commission at this time. No action was needed or taken. STATUS OF BOWMAN PERMITS #2002-09083 AND 09084 - PORCHES AT 15910 CHANEY'S NECK ROAD (FORMERLY DAM #4 ROAD) The discussion began with Steve Goodrich giving a brief history of this case. In 2002, the Bowmans submitted permit applications for construction of two porches on the rear of the house which is located in the Historic Preservation zone and therefore needed Historic District Commission approval for the building permit applications. After the first review of these applications in January 2003, the Commission requested more detailed and accurate information from the Bowmans. This information was not provided. In July 2003, the Commission was advised that the porches had been constructed without the Commission's approval and without building permits. Photographs were provided of the porches. The Commission used those photographs as substitutes for the detailed drawings it had previously requested and disapproved the designs because they were not an appropriate for this building. The owner was advised of the disapproval and the need for additional submittals for design review and approval. In November 2004, Merry Stinson questioned the status of these porches. An inspector from the Permits and Inspections Department visited the property and photographed the porches that are now existing on the building. The porches that were constructed without approval and subsequently photographed and disapproved had been reconstructed with revised balusters and hand rails. The Commission has never given their approval to this construction; however, the permits have been closed out since all building codes have been complied with. Merry Stinson requested contact with the Maryland Historical Trust to see if the Bowmans have applied for a state tax credit. Carla Viar made a motion that the Commission again disapprove the permit applications #2002-09083 and 2002-09084 for the porches at 15910 Chaney's Neck Road because the new construction is not consistent with the HDC's adopted guidelines, the Secretary of the Interior's Standards for Rehabilitation. As new construction there was no evidence provided that they are an accurate duplication of an historic features that did or would have existed on the building. The new construction is also not clearly distinguished as a contemporary addition. The motion to disapprove is also based on the lack compliance from the owners with the permitting procedures and HDC approvals as evidenced by the photographs of the existing porches. The motion was seconded by David Wiles and unanimously approved. LAKESIDE DEMOLITION Steve Goodrich reported that the Planning Commission also recommended denial of the proposed demolition. F. BUDGET Steve Goodrich presented a copy of the proposed budget for FY '06. The budget shows a decrease of $9,590. Mr. Goodrich has taken out the $10,000 for the French Lane rehabilitation because it will not be needed in FY '06. Mr. Goodrich increased the item for dues and subscriptions to $400.00 from $290.00; travel expenses increased from $100.00 to $200.00 to help defer the costs of travel to training workshops; and an increase in the tuition assistance from $400.00 to $600.00. Total budget request for this year is $11,260. Jane Hershey made a motion to approve the budget as presented, seconded by Carla Viar, and unanimously approved. G. NEW BUSINESS Mr. Goodrich began by providing the Commission with a copy of the Tax Credit Ordinance for Washington County. The County provides a credit on property taxes based on the amount of money spent on the restoration or preservation or improvements to historic properties. The criteria for reviewing tax credits are: 1) location in an historic district (Historic Preservation zoning in the County or a town designated district), 2) determination that the expenses are for improvements, restoration, or preservation rather than maintenance and 3) completion according to the Secretary of the Interior's standards. TC-05-001: 102 WEST IRVIN AVENUE. HAGERSTOWN - PHILIP BIKLE Mr. Goodrich presented before and after photographs of the property. Mr. Bikle informed the Commission that they have restored the roof to its original form after contacting 11 contractors. The cost of this item was $18,017. They have received a tax credit from the Maryland Historical Trust. A copy of this approval was requested by the Commission for their records. Merry Stinson made the motion to approve the request for a tax credit indicating that is qualified as restoration and was done according to the guidelines as the applicants has replaced the roof with like materials and design.. The motion was seconded by Jane Hershey and unanimously approved. TC-05.002: 112 BROADWAY, HAGERSTOWN - JUDITH AND MARK MCLEAN Mr. Goodrich reviewed materials presented to the Commission at the beginning of the meeting for their use in reviewing the tax credit application. The first document is from IRS Publication Form 530 describing the definition for improvements, a copy of the Secretary's Standards describing the treatment for preservation, restoration, reconstruction and rehabilitation with detailed definitions, and the three pages from the applicant's Maryland Historical Trust "Certification of the Completed Rehabilitation". The State has approved tax credits for this property, their file numbers 2000-202; 2002-520 and 2003-604. All 13 items need to be examined individually for approval. Photographs were also provided. 1) Retaining wall restoration - approved 2) Replacement of chain link fence to a wooden fence - approved 3) Screen Door replacement - approved 4) Painting of trim - approved 5) Garage door replacement - approved 6) Installation of flood lights — approved (determined to be needed for safety) 7) Replacement of floor on rear porch and columns - approved 8) Replacement of front columns — approved (from wood to fiberglass) 9) Replacement of roof - approved 10) Rehab of front porch floor - approved 11) Painting on garage and shed - approved 12) Faucets - approved 13) Installation of electrical outlet on front porch — approved Sandra Izer made the motion to approve all 13 items on the tax credit application. These items have been determined to be improvements and restoration and completed according to the adopted guidelines, Secretary's Standards. The motion seconded by Carla Viar and unanimously approved. FEY '05 CLG PROJECT - PHASE IV RURAL COMMUNITY SURVEY The application for CLG funding was due on December 31, 2004. Steve Goodrich re -submitted last year's application for Phase IV — Rural Community Survey. The funding scheme is the same as the previous submittal, $15,000 from the Trust and a commitment of $10,000 locally in cash, and $3,500 in in -kind money which is for monitoring the project consultant and for the Purchasing Department for the bidding process. Total Project cost is $28,500. Jane Hershey made a motion to approve the CLG budget and project as presented, seconded by Sandra Izer, and approved unanimously. H. OTHER BUSINESS - None 1. EXECUTIVE SESSION — None J. ADJOURNMENT Jane Hershey made a motion to adjourn the meeting at 9:45 PM, seconded by Carla Viar and unanimously approved. Respectfully submitted, Stephen T. Goodrich Chief Senior Planner STG/dse Attachments: As noted p Odvni loEarel Robert L. Flanagan. MichaelSMA Robert LS. Steele U. Governor B Secretary Steele, Lt. Governor Neil J. Pedersen, Administrator Administration Maryland Department of Transportation II JRW 2 Appendix 2 January 18, 2005 Mr. J. Rodney Little State Historic Preservation Officer Maryland Historical Trust 100 Community Place Crownsville MD 21032-2023 Notification of No Effect Determination (under the Programmatic Agreement for Minor Projects) Project: SHA Maintenance Facility, Park Head MD Funding Source: State Project Number: SP053B45 Description: The Maryland State Hhway Administration (SHA) is proposing the construction of a new salt barn building1 paved area maintenance road1 and new drainage pipes. The project will be completed within property owned by SHA in the existing SHA maintenance facility compound. County: Washington 7.5" Topographic Map Name: Cherry Run Project Type: 5 Actions Taken: The Programmatic Agreement for Minor Highway Projects has defined the construction of, or improvements to highway related storage and maintenance facilities where no new right-of-way is acquired as a type of project unlikely to affect cultural resources. Currently the existing SHA Maintenance Facility is shielded from view by the rolling topography and treeline hence the Area of Potential Effects (APE) for this project is the area of direct construction impact. A review of the SHA-GIS Cultural Resources Database indicated that the Park Head Church and Cemetery (WA -V-46). a resource eligible for the National Register of Historic Places (NR}IP), is located in the vicinity of the project area, but outside of the APE. Therefore, project implementation would have no impact on standing historic structures since there are none within the APE. SHA Archeologist April Fehr assessed the archeological potential of the APE based upon a review of the SHA-GIS Cultural Resources Database, site file data, aerial photographs historic maps the county. (410) 545-8540 My telephone number/toll-free number is Maryland Relay Service for Impaired Hearing or Speech 1.800.735.2258 Statewide Toll Free Street Address: 707 North Calvert Street • Baltimore, Maryland 21202 • Phone 410.545.0300 • www.marylandroads.com 0 Mr. J. Rodney Little SHA Maintenance Facility, Park Head MD Page 2 soil survey, and county histories. The APE for archeology is defined as the area of direct construction impacts, which is located in the existing SHA maintenance facility/salt dome, One previous archeological investigation included a portion of the APE (Wesler et al 1981). One prehistoric site (18WA10) is mapped within the APE. Site 18WA10 was recorded in 1963, based on an artifact collection by H.T. Wright. The site form indicates that the site was destroyed by expansion of US 40. Although the site file maps the site within the APE, the original site form places it north of US 40, "lust south" of a small church. It also indicates that the site was 1000 feet from Licking Creek, which would place it west of the APE. The project vicinity was the location of historic period settlement during the eighteenth and nineteenth centuries centered on the predecessor road to US 40 and on Licking Creek (Tagged 1859• Lake Griffmg& Stevenson 1877• USGS 1901• McGrain 1971) However, historic US 40 was situated north of the current road in this location and was realigned in connection with construction of the existing bridge over Licking Creek in 1938. An historic road marker on the north side of US 40 indicates that Fort Mills a supporting fort for Fort Frederick, was located in the protect vicinity. However, the APE has been extensively disturbed by twentieth century construction including the Licking Creek Bridge, a service road leading from US 40 to the C&O Canal, 1-70 the 1-70 ramp to US 40, and the existing SHA maintenance facility. It is unlikely that intact, significant archeological sites remain within the APE and no additional investigation is recommended. Very truly yours, Bruce M. Grey Deputy Director Office of Planning and Preliminary Engineering by: Donald H. Sparkl' Assistant Divis Chief Project Planning Division (410) 545-8540 Mr. J. Rodney Little SHA Maintenance Facility, Park Head MD Page 3 Attachments cc: Mr. Gary Green Ms. Becky Kermes (w/ Attachments) Ms. April Fehr (w/ Attachments) Mr. Steven Goodrich, Washington County Historic District Commission (w/ Attachments) Dr. John F. Krowka, Washington County Historical Trust, Inc. (w/ Attachments) R N 0 0 V N fR itz I 1 CD CO Q. ic 0) rt CD 0) C) CD -n D1 C, 0 V 0 4 N .�, 0 2 iU 03 RL 2 03 Q v The The The dcrx 'His' wort sma histc u �. �do-r r yyrar� Mcess : Howre local, state and federal -tax credits for atigp of historic properties obtained? What types of docu snare necessary, how long does the process typically take, is it linked to building permits and zoning review? )fit. How:bre histonc rehabilitations financed? How can Izeequity financing] New Market financing, or housing tax that are tax Issues fo5 homeowners? - _ meowner. How can Maryland's tax credits for owner. d historic homes be used in their rehabilitation? - Pfeservatioh: The Process and The Profit" is a gne day ) n how to obtain tax credits for the rehabilitation of come -producing historic properties and owner occupied homes. Whether you area developer, architect, real ;estate )r homeowner'you will gain insightful Iriformaflon oh how to theprojects as well as the process for obtaining approvals. Profit from the Past Sure, it's good to preserve our historic buildings. It shows social conscience. It shows community commitment. It shows respect for our rich heritage. And now it can also show a good profit. Find out how tax credits can make the difference. This intensive one -day workshop includes: • Clear advice on securing approvals • In-depth, current case studies • Proven models for financing projects • Presentations by top preservation experts And for the Maryland homeowner, a special afternoon session will address the substantial tax -credit possibilities for owner -occupied historic houses. Last First MI Company/Organization address City State Zip code phone Amount due: $350 ❑ Enclosed is my check or money order payable to Goucher College Please charge my 0 Visa 0 MasterCard . cardholder's name Card number Exp. date If you are paying with Visa or MasterCard, you may fax your registration to us at 410-337-6085. Full payment must be submitted with registration form. Please return to: The Welch Center for Graduate and Professional Studies Goucher College 1021 Dulaney Valley Road Rnitimore. MD 21204-2794 PERMIT # 2005 - 01655 THIS APPLICATION CREATED THE NEED TO HAVE A MEETING AND WAS RECEIVED BY ME ONLY HOURS BEFORE THE DEADLINE TO MAKE A DECISION ON WHETHER TO HAVE A MEETING OR NOT. I KNOW THERE IS ADDITIONAL INFORMATION YOU WILL NEED TO REVIEW IT, SUCH AS THE MATERIAL TO BE USED ON THE OUTSIDE SURFACES. I WILL BE ATTEMPTING TO GET THAT FROM THE OWNER AND PROVIDE DURING THE MEETING. WANN1NG- /I,SrvRicA4L BUILDING PERMIT A"h1g'rA`" °V 4V Project No: P2005-0386 Activity: 2005-01655 Permit Type: RES-NEW Inspector Area: B5 Job Address: Location: Parcel No: Zoning Dist: Floodplain: 4621 HARPERS FERRY ROAD SH S-89-182 4621 HARPERS FERRY 080-02-0352-00001^ A AGRICULTURAL ^ c-i C Applicant: HETZEL ALBERT L JR & 4621 HARPERS FERRY RD SHARPSBURG , MD 21782 Phone Number: 301-432-4506 Owner: HETZEL ALBERT L JR & Contractor: Phone Number: Contractor License No: Applied: Approved: Status: 02/22/2005 PENDING DUI���� (113L L _ Description: 40'X40' DETACHED RESIDENTIAL GARAGE, FRAME CONSTRUCTION, ON SLAB, TRUSS ROOF, NO STORAGE AREA ABOVE ALBERT HETZEL SR., LOT 1 Foundation Size: 40'X40' Exterior Finish..: VINYL SIDING Air Conditioning.: N Type of Heat...: N/A Septic ...........: EXISTING Public Sewer...: N Time Existed...: 10 YEARS Public Water...: N Well .............: EXISTING Gas ............: N Time Existed...: 10 YEARS Electric.......: Y Code Enforced: 1995 CABO 1&2 FAMILY DWE Construction Type: GAR Valuation: $16,000.00 No. of Bedrooms: 0 No. of Bathrooms: 0 Setbacks Proposed Minimum By Ordinance Lot Tract Area 1.00 ACRES 40,000 SQ FT Lot Area Per Family 1.00 ACRES 40,000 SQ FT Front Yard Setback 95 40 Rear Yard Setback 116 15 Left Side Setback 18 15 Right Side Setback 128 15 Lot Width 100 100 The signature below by the reviewer is an indication that the applicant has signed the permit application signature sheet and thereby agrees to perform the work in accordance with the conditions of this permit. REVIEWED BY: ► l wA O L� Try _4ii hFxy f ifR ci a� i is.W . �t -,i C .r NOTE: NO ADOITION4L R/W! SEE ROAD a LAND RECORDS NO. I PAGES 80 & 158 1 REQUIRED -30 MIN. NO CO. ROADS R/W SPECIFIED ROAD HiA\IRPI•EI13 S (FERRY r••/n•acr 4S6;l _ _ _ Fes— h— rORcc MnIN' j-- _' _ •`a's— 5•.. ..... •'�a�d•1•' TTT1¶:. ErrTr7J4 1�=.4S.1r. L/1NO I �. ... LOT i Ne.- —±I r1 �• LOCAr/oN P[AN 5C4LE /=/ZOO (E•[tFJFICA'LE OF APPROVAL -.FINAL APPRWAL CRANL ). - DA1E Serrs,neee 22, /9fl WASIIIICR7N OOUNIY PLMNIIC a IMMION' BY / •r '\ ciN\ 4in O .t )/, or A 2441.. VP Albert L.Hetzel Jr. 4621 Harpers Ferry Rd. Sharpsburg, MD 21782 Wed Feb 23 12:02:56 2005 Left Side Albert L.Hetzel Jr. 4621 Harpers Ferry Rd. Sharpsburg, MD 21782 Wed Feb 23 12:02:56 2005 Drawing: Plan View 40' 0 Albert L.Hetzel Jr. 4621 Harpers Ferry Rd. Sharpsburg, MD 21782 Wed Feb 23 12:02:56 2005 Right Side N O ri Albert L.Hetzel Jr. 4621 Harpers Ferry Rd. Sharpsburg, MD 21782 Wed Feb 23 12:02:56 2005 Back N N Albert L.Hetzel Jr. "4621 Marpers Ferry Rd. Sharpsburg, MD 21782 Wed Feb 23 12:02:56 2005 Front Side 1 0 h OTh (L 7 z n &c//,i7ce Ir (Article 20A AO" Antietam Overlay District was amended pursuant to Court of Special Appeals Decision in Howard Corcoran, at al. V. Board of County Commissioners of Washington County, Maryland, No. 1506, September Term, 1993, Unreported, Per Curiam, dated July 14, 1994) ARTICLE 20A "AO" ANTIETAM OVERLAY DISTRICTB7 Section 20A.0 Purpose The purpose of the Antietam Overlay District is to provide mechanisms for the protection of significant historic structures and land areas by requiring development and land subdivision to occur in a manner that 1) preserves the existing quality of the viewshed of the Antietam Battlefield, and 2) ensures that development of certain lands adjacent to the major roads which provide public access to the Antietam Battlefield (i.e., Maryland Routes 34 and 65) is compatible with the agricultural and historic character of the area. The "AO" District is an overlay zone meant to enhance, not substitute for the existing underlying zoning designation which regulates land use. Section 20A.1 Regulations (A) Subdistricts Established and Areas Delineated 1. The Antietam Overlay District is comprised of three subdistricts: The Battlefield Buffer (AO -1), the Approach Zones (AO -2), and the Red Hill Area (AO -3). 2. Lands zoned AO -1 (Battlefield Buffer) and AO -3 (Red Hill Area) are situated within the Battlefield Foreground and Red Hill Middleground, respectively, of the Antietam Viewshed, as determined by the National Park Service and documented in its April, 1988 technical study entitled Analysis of the Visible Landscape: Antietam. The boundaries of the AO -1 and AO -3 zones conform to property boundaries except where manmade or natural • features provide suitable boundaries. Lands zoned AO -2 (Approach Zones) are situated within 1000 feet of the centerline of certain road segments, and do not necessarily conform to property boundaries. The length of the AO -2 (Approach Zones) are as shown on the zoning maps. Section 20A.2 AO -1 Battlefield Buffer Regulation A. The regulations and criteria in this subsection are in addition to the conventional underlying zoning which regulates land use. B. The following additional regulation shall apply: The exterior appearance of all uses, unless otherwise exempted by County Ordinance or Code, shall automatically be subject to the provisions of Article 20, Historic Preservation District, Section 20.6. Section 20A.3 AO -2 Approach Zone Regulations A. The regulations and criteria in this subsection are in addition to the conventional underlying zoning which regulates land use. B. The exterior appearance of all commercial and nonresidential uses excluding all farm structures shall be subject to the provisions of Article 20, Historic Preservation District, Section 20.6. Inspections within 45 days of receipt of the application. Lack of a response within the specified time period shall be considered an approval of the application by the Historic District Commission of Washington County. The 45 day review period may be extended upon agreement by the Commission and the applicant. a) The permit application shall be approved by the Historic District Commission if it is consistent with the following criteria; 1) The proposal does not substantially alter the exterior features of the structure. 2 The proposal is compatible in character and nature with the historical, archeological, architectural or cultural features of the site, structure or district and would not be detrimental to achievement of the purposes of this Article. 3) The proposal would • enhance or aid in the protection, preservation and public or private utilization of the site or structure, in a manner compatible with its historical, archeological, architectural or cultural value. 4) The proposal is necessary in order that unsafe conditions or health hazards be remedied. ), The "Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings" and subsequent revisions which are to be used as guidance only and are not to be considered mandatory. b) In reviewing the plans for any such construction or change, the Commission shall give consideration to and not disapprove an application except with respect to the factors specified below. 1) The historic or architectural value and significance of the structure and its relationship to the historic value of the surrounding area. 2) The relationship of the exterior architectural features of the structure to the remainder of the structure and to the surrounding area. 3) The general compatibility of exterior design, arrangement, texture, and materials proposed to be used. 4) To any other factors including aesthetic factors which the Commission deems to be pertinent. c) The Commission shall be strict in its judgement of plans for those structures, sites or districts deemed to be valuable according to studies performed for districts of historic or architectural value. The Commission shall be lenient in its judgement of plans involving new construction, unless 110 such plans would seriously impair the historic or architectural value of surrounding structures of the surrounding area. d) The Commission shall deny a permit if it finds, based on evidence and information presented to or before the Commission, that the alteration for which the permit is sought would be inappropriate or inconsistent with, a, b or c above, or detrimental to the preservation, enhancement, or ultimate protection of the historic structure site or district or the purpose of this Article as stated in Section 20.0. The use of the Secretary of the Interior's "Standards" noted in 20.6(a5) above is advisory only and not mandatory. 1) If the Commission determines that the permit should be denied, it shall provide a written statement of the basis for denial with specific references to the goals of this Article. The Commission may also, at its discretion, provide the applicant with suggestions or recommendations for revisions to the proposal. 2) A building permit shall not be issued if the Historic District Commission of Washington County has disapproved the application. 3) Nothing shall prevent the applicant from modifying the permit application to address suggestions made by the Commission to meet the purpose of this Article. e) It is not the intent of this Section, nor is the Commission required, to limit new construction, alteration or repairs to any one period of architectural style. Section 20.7 Definitionsos a) For the purpose of Article 20 the term "structure" shall mean a combination of material to form a construction that is stable, the use of which requires fixed location on the ground including among other things, buildings, tanks and towers, trestles, piers, bridges, paving, bulkheads loading docks, smokestacks, cranes, booms, sheds, coal bins, shelters, fences, walls and display signs; the term "structure" shall be construed as if followed by the words "or part thereof." b) For the purpose of Article 20 the term "scale drawing" shall mean a scale drawing is a graphic representation of the location of all the significant features included within the boundaries of the historic site or district. The drawing should be "to scale", i.e. the features on the ground are reduced from their actual size according to a specific and constant ratio 9s Revision 2, Section 20.7 amended 9/22/87 (RZ-367) 111 The Secretary of the Interior's Standards for Preservation Page 1 of 2 -GUIDELINES- r for Thepreservaton Aootoaah _ ® Exterior Materials Nasonv Wood Architect r: gal Metals Exterior Features Roots 1. A property will be used as it was historically, or be given a new use that maximizes Vyindowc the retention of distinctive materials, features, spaces, and spatial relationships. Where Entranc,-s ;- r'orciies a treatment and use have not been Identified, a property will be protected and, if 'toretro"`` necessary, stabilized until additional work may be undertaken. Interior Features Structural System 2. The historic character of a property will be retained and preserved. The replacement Snaces/FeaturesFfnis of intact or repairable historic materials or alteration of features, spaces, and spatial Mechanical Systems relationships that characterize a property will be avoided. Site 3. Each property will be recognized as a physical record of its time, place, and use. Setting Work needed to stabilize, consolidate, and conserve existing historic materials and features will be physically and visually compatible, identifiable upon close inspection, special Requiremen and properly documented for future research. Enemy Efciencv Accessibility 4. Changes to a property that have acquired historic significance in their own right will Health + Safety be retained and preserved. THE STANDARDS 5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved. 6. The existing condition of historic features will be evaluated to determine the appropriate level of intervention needed. Where the severity of deterioration requires repair or limited replacement of a distinctive feature, the new material will match the old in composition, design, color, and texture. 7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used. 8. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken. Guidelines for Preservation--> HISTORICAL OVEHVXEW - preserving - REHABILITATING - RESTORING - RECONSTRUCTING main - credits - _ Last Modified: Fri, Sep 142001 01:28:38 pm EDT http://www2.cr.nps.gov/tps/standguide/preserve/preserve_standards.htm 09/27/2001 Standards for Restoration Page 1 of 1 -"`--"-- .. -- -GUIDELINES- f �/$ - ■ rd for The Aournach _` Exterior Materials restoration Mason -v W/ od Architect!it= *detals Exterior Features Roofs 1. A property will be used as it was historically or be given a new use which reflects the Windows property's restoration period. Enhances €orches Storefronts 2. Materials and features from the restoration period will be retained and preserved. Interior Features The removal of materials or alteration of features, spaces, and spatial relationships structural System that characterize the period will not be undertaken. Spaces/Features/Finis Mechanic-,.! Systems 3. Each property will be recognized as a physical record of its time, place, and use. Site Work needed to stabilize, consolidate and conserve materials and features from the restoration period will be physically and visually compatible, Identifiable upon close setting Inspection, and properly documented for future research. Special Requiremen 4. Materials, features, spaces, and finishes that characterize other historicalperiods P Energy Efficiency Accessibility will be documented prior to their alteration or removal. Health + Safety 5. Distinctive materials, features, finishes, and construction techniques or examples of that characterize the restoration period will be preserved. THE STANDARDS 6. Deteriorated features from the restoration period will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. 7. Replacement of missing features from the restoration period will be substantiated by documentary and physical evidence. A false sense of history will not be created by adding conjectural features, features from other properties, or by combining features that never existed together historically. 8. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used. 9. Archeological resources affected by a project will be protected and preserved In place. If such resources must be disturbed, mitigation measures will be undertaken. 10. Designs that were never executed historically will not be constructed. Guidelines for Restoration--> HISTORICAL OVERVIEW- PRESERVING - REHABILITATING - restoring- RECONSTRUCTING main - credits -S Last Modified: Fri Sep 14 2001 01:34:2G pm EDT http://www2.cr.nps.gov/TPS/STANIjGUIDE/restore/restore_standards.htm 09/27/2001 guide_template.gif Page 1 of 1 fr -GUIDELINES- Appraach Thereconstruction Researcis -• I�ocumeritation nuiiding 3xterior iuildinq Interior Site 1. Reconstruction will be used to depict vanished or non -surviving portions of a property when documentary and physical evidence Is available to permit accurate setting reconstruction with minimal conjecture, and such reconstruction Is essential to the public understanding of the property. Special Requiremen _ Enerav Efficiency 2. Reconstruction of a landscape, building, structure, or object in Its historic location p g ACce5sHealth ib lice tiealth �- S�`r tv will be preceded by a thorough archeological investigation to Identify and evaluate those features and artifacts which are essential to an accurate reconstruction. If such resources must be disturbed, mitigation measures will be undertaken. THE STANDARDS 3. Reconstruction will include measures to preserve any remaining historic materials, features, and spatial relationships. 4. Reconstruction will be based on the accurate duplication of historic features and elements substantiated by documentary or physical evidence rather than on conjectural designs or the availability of different features from other historic properties. A reconstructed property will re-create the appearance of the non -surviving historic property in materials, design, color, and texture. 5. A reconstruction will be clearly identified as a contemporary re-creation. 6. Designs that were never executed historically will not be constructed. Guidelines for Reconstruction--> HISTORICAL OVERVIEW - PRESERVING - REHABILITATING - RESTORING- reconstructing main - credits - Last Modified: Fri, Sep 142001 01:20:46 pm EDT http://www2.cr.nps.gov/tps/standguide/reconstruct/reconstruct standards.htm 09/27/2001 The Secretary of the Interior's Standards for Rehabilitation Page 1 of 1 -GUIDELINES- ,, for pthe Aocarcaoh Exterior Materials l iasonr, Architecturai. Metals Exterior Features Roofs 1. A property will be used as It was historically or be given a new use that requires \Y10\'5 minimal change to its distinctive materials, features, spaces, and spatial relationships. 9 Storefronts 2. The historic character of a property will be retained and preserved. The removal of Interior Features distinctive materials or alteration of features, spaces, and spatial relationships that structural System characterize a property will be avoided. snace5,' 9aaJre_,,Jh1J, ',stems Mechanics' 3. Each property will be recognized as a physical record of its time, place, and use. site Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken. seUinct 4. Changes to a property that have acquired historic significance in their own right will special Requiremen Enemy efiir.:enry be retained and reserved. P New Addiuens Accessibi!i tv 6. Distinctive materials, features, finishes, and construction techniques or examples of Health + safecv craftsmanship that characterize a property will be preserved. THE STANDARDS 6. Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence. 7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used. 8. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken. 9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work shall be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. 10. New additions and adjacent or related new construction will be undertaken in a such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired. Guidelines for Rehabilitation--> HISTORICAL OVERVIEW - PRESERVING - rehabilitating - RESTORING - RECONSTRUCTING pin- credits-- Las; Modified Fri. Sep i 42001 0131:30 pm EDT http://www2.cr.nps.gov/tps/standguide/rehab/rehab_standards.httn 09/27/2001 The Secretary of the Interior's Standard...: Overview of New Additions to Historic Building Page 1 of 1 SPECIAL REQUIREMENTSne a-INTRODUCTION- r add tion to historic Choosina'i'reatmen y ' buildings Using the Standard Guidelines Within the treatment, Rehabilitation, an attached exterior addition to a historic building "outer expands its limits" to create a new profile. Because such expansion has the capability -Historical Overvie to radically change the historic appearance, an exerior addition should be considered only after it has been determined that the new use cannot be successfully met by altering Exterior Materials non - character -defining interior spaces. If the new use cannot be met in this way, then an attached Wood exterior addition is usually an acceptable alternative. New additions should be designed and constructed so that the character -defining features of the historic building are not radically Architectu -ai Metals changed, obscured, damaged, or destroyed in the process of rehabilitation. New design Exterior should always be clearly differentiated so that the addition does not appear to be of the Features historic resource. part Roofs Windows Entrances + Porches Storefronts Interior Features Structural System - 5/Features/Finis Mechanic Systems it -.. a in Special Requiremen Enerov Efficiency Accessibility GUBL}ELINE5 Heel h + Safetx Nev' Actdidcris historical overview - PRESERVING - REHABILITATING - RESTORING - RECONSTRUCTING main - credits - Last Modified: Fri, Sep 14 2001 01:26:58 pin EDT http://www2.cr.nps.gov/tps/standguide/overview/overview newadd.htm none/onm Standards for Rehabilitation and Guidelines for Reh...: New Additions to Historic Building Page 1 of 2 SPECIAL. REQUIREMENTS T - new additions to hlstodc buddrngs Although the work in these sections is quite often an important aspect of rehabilitation projects, it is usually not part of the overall process of preserving character -defining features (maintenance, repair, replacement); rather, such work is assessed for its potential negative impact on the building's historic character. For this reason, particular care must be taken not to obscure, radically change, damage, or destroy character -defining features in the process of rehabilitation work. Placing functions and services required for the new use In non -character -defining Interior spaces rather than constructing a new addition. Constructing a new addition so that there is the least possible loss of historic materials and so that character -defining features are not obscured, damaged, or destroyed. This downtown. Chicago library was expanded in 1981 when additional space was required with light and humidity control for the rare book collection. The compatible 10 -story wing was linked to the historic block on side and rear elevations. Its simple design is compatible with the historic form, features, and detailing; old and new are clearly d/Jerentiated, Photo: Dave Clifton. Designing a new addition in a manner that makes clear what is historic and what is new. Considering the design for an attached exterior addition in terms of Its relationship to the historic building as well as the historic district or neighborhood. Design for the new work may be contemporary or may reference design motifs from the historic building. In either case, it should always be clearly differentiated from the historic building and be compatible in terms of mass, materials, relationship of solids to voids, and color. The Aonronch Exterior Materials Masonry Wood 6rchitectura. Metals Exterior Features Roofs VJindo+ns Entrances Storefronts Interior Features Structu rat System Spaces/Facto rca/FM is hlecharicat Systems l Setfinci Special Requiremen Energy Efficiency New Addltons Accessibility Health + Safety THE STANDARDS http://www2.cr.nps.gov/TPS/STANDGUIDE/rehab/rehab newadd.htm 09/27/2001 Standards for Rehabilitation and Guidelines for Reh...: New Additions to Historic Building Page 2 of 2 As part of this rehabilitation, two historic buildings were successfully joined with by new addition. The small glass connector between the two buildings (see photo, right) is appropriately set back Photo: Martha L. Werenfels, ALA. Placing a new addition on a non -character -defining elevation and limiting the size and scale in relationship to the historic building. Designing a rooftop addition when required for the new use, that is set back from the wall plane and as inconspicuous as possible when viewed from the street. NOT RECOMMENDED Expanding the size of the historic building by constructing a new addition when the new use could be met by altering non -character -defining interior spaces. Attaching a new addition so that the character -defining features of the historic building are obscured, damaged, or destroyed. Duplicating the exact form, material, style, and detailing of the historic building in a new addition so that the new work appears to be part of the historic building. Imitating a historic style or period of architecture in a new addition. This highly visible new rooftop addition appears to be part of the historic building because of its replicative design and historicized detailing, such as the arched windows. This approach does not meet the Standards for Rehabilitation. Photo: NPSfiles. Designing and constructing new additions that result in the diminution or loss of the historic character of the resource, including its design, materials, workmanship, location, or setting. Designing a new addition that obscures, damages, or destroys character -defining features of the historic building. Constructing a rooftop addition so that the historic appearance of the building is radically changed. HISTORICAL OVEny:iEw - PRESERVING - rehabilitating - RESTORING - RECONSTRUCTING man- credits-. Last Modified: Fri, Sep 1d 2001 01:3126 pm EDT http://www2.cr.nps.gov/TPS/STANDGUIDE/rehab/rehab_newadd.htm 09/27/2001 WASHINGTON COUNTY DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT A Washington County Administrative Annex 80 West Baltimore Street Hagerstown, Maryland 21740-6003 Telephone: 240-313-2430 FAX: 240-313-2431 Deaf and Hard of Hearing call 7-1-1 for Maryland Relay PRELIMINARY CONSULTATION NOTIFICATION DATE: Z02/-/(12-2005 ( ,, TO :.•1�,9./i i.I'))(-dL, 35P FROM FROM PLANNER : TIM LUNG SUBJECT : PC -05-003 MT. AETNA FARM PUD A Preliminary Consultation for the above referenced project will be held on 02/17/2005 at 10 am in room it 1 at the Planning Commission offices in the Washington County Administrative Annex, 80 West Baltimore Street, Hagerstown, Maryland. The purpose of the consultation is to provide the owner/developer with information from the reviewing agencies that will enable him to proceed with the subdivision. IT IS IMPERATIVE THAT EACH AGENCY BE REPRESENTED AT THE MEETING. WITHOUT AGENCY REPRESENTATION, THE PLANNING COMMISSION CANNOT PROVIDE THE APPLICANT WITH ALL THE INFORMATION NECESSARY FOR PROCEEDING WITH THE DEVELOPMENT. DESCRIPTION: REVISED CONCEPT PLAN 1431 D/U PLANNED UNIT LOCATION: NORTH OF ROBINWOOD DRIVE AND YALE DRIVE LAND USE: MIXED USE - PUD ACRES 220 LOTS 0 OWNER : Q.D. MT. AETNA, LLC SURVEYOR: cc: Planning Director: Michael C. Thompson Consultant: Owner/Developer: Q.D. MT. AETNA, LLC ATTACHMENT(5) TAL /SAC www.washco-md.net AN RECYCLED PAPER Shop Comm Pk 40 Brethren POTOMAC RIDGE Exit -32 Fitness Trail: 5.0 acres Community Center: 8.0 acres Open Space Provided; 49.0 acres (22.0%) +. REFORESTATION NOTE: FOREST CONSERVATION REQUIREMENTS WILL BE MET FEE -IN -LIEU OR BY OFF -SITE PLANTING. * MAY VARY WITH GARAGE ARRANGEMENT. SEE SHEET 5 OF 5 USE • DISTRIBUTION CHART BAY AREA UNIT TYPE NUMBER OF % OF TOTAL AREA GROSS UNITSTOTAL UNITS OF BAY RESIDENTIAL DENSITY BAY TOWN/TOWN 128 36% CONDOMINIUMS 0 0% TOWNHOUSES 241 70% 50'-60' SFD (NEO TRADITIONAL) 32 12% 60'-70' SFD (F.L. TRADITIONAL) 67 33% RETAIL * 20,000 S.F 468 79.19 AC. 5.9 units/ac BBAYTOWN/TOWN 228 64% CONDOMINIUMS 0 0% 2 TOWNHOUSES 50'-60' SFD (NEO TRADITIONAL) 99 157 30% 57% 60'-70' SFD (F.L. TRADITIONAL) 75 37% 559 90.58 AC. 6.17 units/ac BAYTOWN/TOWN 0 0% CONDOMINIUMS 258 100% 3 TOWNHOUSES 50'-60' SFD (NEO TRADITIONAL) 0 57 0% 21% 60'-70' SFD (F.L. TRADITIONAL) 26 13% 341 30.54 AC. 1.17 units/ac BAYTOWN/TOWN 0 0% CONDOMINIUMS 0 0% 4 TOWNHOUSES 50'-60' SFD (NEO TRADITIONAL) 0 28 0% 10% 60'-70' SFD (F.L. TRADITIONAL) 35 17% 63 19.87 AC. 3.17 units/ac TOTALS 1,431 220.10 AC. 6.5 units/ac * COMMERCIAL = 2% OF GROSS TRACT AREA (RETAIL SPACE ONLY) 9] DE Sc JO DE FII Copy I MARYLAND HISTORICAL TRUST INVENTORY FORM FOR STATE HISTORIC SITES SURVEY AME HISTORIC ANU/UK UUMMUN-.. - Late 19th Century Brick House WA` -I-439 District 18 Map 50. Parcel 295 MAGI # 220661563 nLOCATION STREET &'NUMBER West of Edgewood Drive CITY. MOWN. . - .. - CONGRESSIONAL DISTRICT. .- -. VICINITY OF. Hagerstown -- 6 STATE COUNTY - "Wnahinatnn CLASSIFICATION CATEGORY _DISTRICT . - X-BUILDINGIS) -STRUCTURE -SITE - _OBJECT OWNERSHIP PUBLIC X_PRIVATE -BOTH PUBLIC ACQUISITION -IN PROCESS _BEING CONSIDERED OWNER OF PROPERTY NAME Russel B STATUS PRESENT USE &OCCUPIED X AGRICULTURE -MUSEUM -' _UNOCCUPIED . ' `-COMMERCIAL -PARK_: ' _WORK IN PROGRESS -EDUCATIONAL X PRIVATE RESIDENCE " ACCESSIBLE ..ENTERTAINMENT -RELIGIOUS -YES: RESTRICTED - " --GOVERNMENT -SCIENTIFIC - -YES: UNRESTRICTED -INDUSTRIAL' -TRANSPORTATION SL.NO - -MILITARY -OTHER: .. Telephone #: STREET& NUMBER - BoX 1825 CITY. TOWN - STATE , zip code Hagerstown _ VICINITY OF Maryland 21740 ®LOCATION OF LEGAL DESCRIPTION Liber #: No Reference COURTHOUSE. Folio #: REGISTRY OF DEEDS;ETC. Washington County Court House STREET& NUMBER West Washington. Street CITY. TOWN STATE REPRESENTATION IN EXISTING SURVEYS TITLE _FEDERAL -STATE _COUNTY DEPOSITORY FOR SURVEY RECORDS CITY. TOWN 0 DESCRIPTION CONDITION CHECK ONE CHECK ONE _EXCELLENT -DETERIORATED -UNALTERED X -ORIGINAL SITE XGOOD _RUINS L5LTERED C 50% _MOVED DATE _FAIR -UNEXPOSED DESCRIBE THE PRESENT AND ORIGINAL (IF KNOWN) PHYSICAL APPEARANCE This farmstead includes a late 19th century. -trick house and a frame bank barn. They are to cated at the end of a long private lane which extends in a northwesterly direction from Edg wood Drive southeast of Hagerstown in Washington County, Maryland. The buildings are situa on relatively level limestone land with the house and barn each facing south. The house is a two story, three bay brick structure resting on low fieldstone foundations. two story, two bay flat roofed wing extends to the rear or north. Bricks -are laid in commo bond at all elevations with six courses of stretchers between header rows. The entire surf of the building has been painted white. Windows appear long and narrow with segmentally arched heads of brick and two over two pane sashes. Hinge pins for shutters remain in the walls. The roof is sheathed with modern asphalt shingles. Original chimneys are small brick struc tures with corbels at their tops. The main entrance is located in the center bay of the front elevation and is sheltered by a flat roofed entrance porch supported by turned posts. Outbuildings which appear contemporary with the barn are located nearby. All of the structures appear to be in good. condition and stand on a tract containing. 284.34 acres. CONTINUE ON SEPARATE SHEET IF NECESSARY a SIGNIFICANCE PERIOD AREAS OF SIGNIFICANCE --CHECK AND JUSTIFY BELOW -PREHISTORIC ___ARCHEOLUGY-PREHISTORIC _COMMUNITY PLANNING _LANDSCAPE ARCHITECTURE _RELIGION -1400.1499 -. ARCHEOLOGY -HISTORIC -CONSERVATION -LAW _SCIENCE _1500.1599 AGRICULTURE _ECONOMICS- —LITERATURE _SCULPTURE _1690-1699 XaRCHITECTURE —EDUCATION _MILITARY _SOCIAUHUMANITARIAN _1700-1799 _ART —ENGINEERING _MUSIC _THEATER X1800-1899 —COMMERCE _EXPLORATION/SETTLEMENT _PHILOSOPHY _TRANSPORTATION _1900- —COMMUNICATIONS _INDUSTRY —POLITICS/GOVERNMENT _OTHER (SPECIFY) _INVENTION Is- ated SPECIFIC DATES BUILDER/ARCHITECT A JIF (CIYI CIYI Vr V IY l an Eace This farm complex would appear to date from the last quarter of the 19th century. The b₹ic house with segmentally arched window heads and the frame outbuildings illustrate a typical rural group of the period. C- a 4 CONTINUE ON SEPARATE SHEET IF NECESSARY MAJOR BIBLIOGRAPHICAL REFERENCES CONTINUE ON SEPARATE SHEET •Ik' NECESSARY mi GEOGRAPHICAL DATA ACREAGE OF NOMINATED PROPERTY 284.34 acres VERBAL BOUNDARY DESCRIPTION LIST ALL STATES AND COUNTIES FOR PROPERTIES OVERLAPPING STATE OR COUNTY BOUNDARIES STATE STATE COUNTY ®FORM PREPARED BY NAME/TITLE Paula Stoner Dickey, Consultant ORGANIZATION - DATE Washington County Historical Sites Survey January 1978 STREET& NUMBER TELEPHONE County Office Building, 33 West Washington Street 791-3065 CITY OR TOWN - STATE Hagerstown Maryland 21740 The Maryland Historic Sites Inventory was officially created by an Act of the Maryland Legislature, to be found in the Annotated Code of Maryland, Article 41, Section 181 KA, 1974 Supplement. The Survey and Inventory are being prepared for information and record purposes only and do not constitute any infringe- ment of individual property rights. RETURN TO: Maryland Historical Trust The Shaw House, 21 State Circle Annapolis, Maryland 21401 (301) 267-1438 p!. 1101 ABSTRACT WA -I-439 19th Century Late 19th Century Brick House Hagerstown Vicinity private This farm complex would appear to date from the • last quarter of the 19th century. The brick house with • segmentally arched window -heads and the frame outbuildings illustrate typical rural group of the period. • d, E !� v'k. f s,r r ',p��p� v ac- : ers� a�f'� L. `'� i-,ad.t ✓ c fLti� r., ' •tiQK'""' 9lil �pk a �.r`- 7 w� I ti4 imp' Ali { C fS � 11u ». i _ 114.'! gi•Ji� �i� ,iF yaln �/l i5Fi5.f j 11 6� �r� K � � ! - Yf!9 � I a1 P� ` � �1^ -+J`/w a rya err xl'I! i{iirl� I, `W ��14�{ lIP y,L,..r- i� y , t{:; /7' 1a i r a1'4ai aye !� '( '(�� � \ .. 4 y 1Y 4 � ..�•£Tp ^e�'.-'�,z„ �`'' " �;. � �1,, NII i� , i,: I I jJ�-e M1 / n.�A���.(A��l��^a�r•11R1���k�/J !y I •