Loading...
HomeMy WebLinkAboutCSD-11-078 - Zone Change Application - 153 Rosemount Drive Staff Re vet I~TCx~i~T~~ CommunrtyServicesDepar~men~ REPORT TO: Planning and Strategic Initiatives Committee DATE OF MEETING: June 20, 2011 www.kitchenerca SUBMITTED BY: Alain Pinard, Director of Planning PREPARED BY: Garett Stevenson, Planning Technician 519-741-3400 x3158 WARD(S) INVOLVED: Ward 1 DATE OF REPORT: May 19, 2011 REPORT NO.: CSD-11-078 SUBJECT: ZONE CHANGE APPLICATION ZC06/20/R/AP 153 ROSEMOUNT DRIVE AYSE ARIF Subject Property: 153 Rosemount Drive RECOMMENDATION: That Zone Change Application ZC06/20/R/AP (Ayse Arif, 153 Rosemount Drive), for the purpose of changing the zoning from Residential Three Zone (R-3) to Residential Three Zone (R-3) with Special Use Provision 367U and Special Regulation Provision 554R, in the form shown in the "Proposed By-law" dated May 18, 2011, attached to Report CSD-11-078 as Appendix A, be approved. 3-1 BACKGROUND: Staff Re vet CommunrtySer~ices Depar~meni www.kitchenerca The subject property is located on the north side of Rosemount Drive, west of River Road East. The surrounding area is composed of a mix of low density residential and institutional land uses. The former Notre Dame Catholic Elementary school site is located across the street from the subject property. In terms of density, the current Residential Three (R-3) zoning of the property allows a maximum of two dwelling units (duplex). The property contains a 2'~2 storey residential building that was constructed in the late 1960s and is currently used as anon-conforming triplex (i.e., a 3-unit multiple dwelling). The property also contains a detached two-car garage in the rear yard. The applicant is requesting a zone change in order to permit a triplex use as well as to permit a 0.3 metre (1 ft) rear yard setback of the existing detached garage. The subject property is currently zoned Residential Three (R-3) which permits the following land uses: Coach House Dwelling Unit, Duplex Dwelling, Home Business, Private Home Day Care, Residential Care Facility, Single and Detached Dwelling. The maximum number of units permitted under the Residential Three (R-3) regulations is two. The property is designated as Low Rise Residential in the City's Official Plan. REPORT: Proposed Zone Change The owner is requesting to change the zoning of the property from Residential Three (R -3) to Residential Three (R -3) with a Special Use Provision to permit a triplex use subject to the Multiple Dwelling provisions of the Residential Five (R-5) Zone. It should be noted that the application, when originally submitted, requested that the zoning be changed from Residential Three (R-3) to Residential Five (R-5) which would allow uses in addition to a multiple dwelling (e.g., lodging house and semi-detached dwelling). The revised application would not permit additional land uses since the main zoning classification of the property is not proposed to change and the triplex use would be permitted only via a Special Use Provision. Staff further notes that the provisions requested to regulate the triplex use are those regulations contained within the lowest density zoning classification that permits such use (Residential Five (R-5) Zone). Staff notes the proposed triplex use would comply with the R-5 regulations. In addition, the General Regulations (Section 5) of the Zoning By-law 85-1 requires that accessory buildings, such as the existing rear yard detached garage, maintain a minimum rear yard of 0.6 metres (approximately 2 feet), whereas the existing detached garage is located 0.3 metres from the rear lot line. In this regard the applicant is further requesting a Special Regulation Provision to permit the existing 0.3 metre rear yard of the detached garage. City of Kitchener Official Plan The Low Rise Residential designation recognizes the existing scale of residential development and allows for a variety of low density residential uses. Low Rise Residential Districts accommodate a full range of housing types and favours the mixing and integration of different forms of housing to achieve a low overall intensity of use. The predominant land use in the Low Rise Residential District is residential, but it is intended to accommodate, encourage and mix non-residential uses in residential areas at a scale and in locations appropriate to an area of low rise housing. The OP supports the mixing and distribution of a full range of housing types both across the City as a whole and within neighbourhoods. The OP states that the City shall identify and promote opportunities for residential intensification and redevelopment as acost-effective means to reduce 3-2 Staff Re vet ~ITCH~I~TE~ CommunrtyServicesDepar~men~ www.kitchenerca infrastructure and servicing costs and to minimize land consumption. The City will encourage and provide opportunities for the creation of additional housing in existing developed areas, through conversion, infill, and redevelopment as an appropriate response to changing housing needs and to make better use of existing infrastructure and public service facilities. It is Planning staff's opinion that the proposed zone change meets the intent of the OP. Residential Three (R-3) zoning with Special Use Provision 367U and Special Regulation Provision 554R would offer compatibility with the surrounding neighbourhood as outlined in the policies of the Low Rise Residential District and Housing policies in the City's Official Plan. Adding a triplex use as a permitted use through the zone change meets the intensification targets in the City's Official Plan and Kitchener Growth Management Strategy. Provincial Policy Statement, 2005 The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning and development. The PPS sets out principles to achieve "healthy, liveable and safe communities". The PPS is supportive of efficient development patterns that optimize the use of land, resources, and public investment in infrastructure and public service facilities. Planning staff is of the opinion that the proposed zone change will facilitate the intensification of the subject lands by permitting a triplex use. Growth Plan for the Greater Golden Horseshoe, 2006 The subject property is within the Built-up Area as defined in the Growth Plan for the Greater Golden Horseshoe. The Plan promotes the development of healthy, safe, and balanced communities. The Plan is also supportive of the intensification of existing residential neighbourhoods with new development, including non-residential. Planning staff is of the opinion that the requested zone change to permit a triplex complies with the Growth Plan as it allows for the intensification of the subject property with one residential dwelling unit. Region of Waterloo Official Policies Plan The subject lands are designated as City Urban Area in the Regional Official Policies Plan. The Region of Waterloo advises that there is no objection to the proposed zone change, and note that any issuance of a building permit for future development on the subject lands will be subject to the provisions of Regional Development Charges By-law 04-049 or any successor thereof. Kitchener Growth Management Strategy, 2009 The Kitchener Growth Management Strategy (KGMS) helps to ensure that growth is managed effectively and that the City achieve the required density and intensification targets, while accomplishing the desired built form and function which will enhance the quality of life in Kitchener. This Growth Management Plan is based on the principle that maximizing the use of existing infrastructure is preferred and that planning for and implementing intensification is also a high priority. Planning staff is of the opinion that the requested zone change complies with the KGMS as it allows for the intensification of the subject property with one residential dwelling unit, better utilizes the existing infrastructure, allows for a built form that is compatible and complimentary to the existing neighbourhood, and will bring new residents into a stable community. 3-3 Staff Re vet ~ITCH~I~TE~ CommunrtyServicesDepar~men~ www.kitchenerca Compatibility with the Neighbourhood The proposed zone change would permit a triplex use that is consistent with the character of the surrounding neighbourhood. The surrounding area is composed of a mix of low density residential and institutional land uses. The primary land use is single detached dwellings, however, a number of zoning "pockets" exist in the neighbourhood that are zoned to allow, and indeed contain multiple dwellings, including triplexes. One such example is located across the street (160 Rosemount Drive), while another is located at the intersection of Rosemount Drive and Sherwood Avenue. The proposed wording of Special Use Provision 367 permits a three unit multiple dwelling only in the building that existed on the date of the passing of the by-law. Site Plan Application The City's Official Plan (OP) states that all multiple residential development is subject to site plan control. In this regard, the applicant has submitted and obtained approval in principle of Site Plan Application SP09/107/R/AP (see Appendix C). The Housing policies in the OP outline criteria for infill development in existing neighbourhoods. The OP requires that any modifications to existing residential buildings and conversion in predominantly low density neighbourhoods shall be consistent with the massing, scale, design and character of that neighbourhood and both appropriate landscaped areas and appropriate parking areas are provided. The OP requires that the lands function appropriately and not adversely impact adjacent properties by providing both an appropriate number of parking spaces and an appropriate landscaped/amenity area on the site. The site plan approval process has ensured that adequate on-site facilities are provided for this multiple dwelling building, that the use and site characteristics comply with zoning regulations, and that adequate site accessibility is achieved. The triplex use would be contained within the existing building and therefore little or no difference in the appearance of the property would be visible from the street. The proposed wording of Special Use Provision 367 permits a multiple dwelling only in a building that existed on the date of the passing of the by-law, which will not allow for a greater expansion of the existing building. The attached site plan (Appendix C) illustrates the required three on-site parking spaces, which meet the City's design standards. The property is developed with a landscaped area that is 209.4 square metres, or 37.8% of the lot area, where City policies only require a minimum landscaped area of 20% of the lot area. The outdoor amenity space in the rear provides adequate private space for the occupants of the building and the proposed landscaping improvements to the front yard will enhance the curb appeal of the existing building. The final approval of the Site Plan Application is dependent upon approval of the subject Zone Change Application. Neighbourhood Circulation Comments As a result of the circulation of this application, one member of the community submitted comments. These comments, along with staff's response, are outlined below: Rezoning the property will increase traffic flow on Rosemount Drive which is already a major cut-through street. The current zoning permits a maximum of two dwelling units. Staff advises that the requested zone change to allow three dwelling units will not significantly impact traffic flow on Rosemount Drive. 2. If the property is rezoned to permit a triplex, other duplexes in the area will wish to do the same, increasing traffic flow. 3-4 Staff Re vet ~ITCH~I~TE~ CommunrtyServicesDepar~men~ www.kitchenerca Other property owners would be required to go through the same planning process to allow triplexes in zones that do not currently permit this use. The zone change process requires staff to examine a property based on its individual merits to determine if it would be appropriate. Through this process, Transportation Planning staff would review the proposal to ensure that any traffic issues are adequately addressed. 3. The City should consider implementing speed controls (e.g., planter boxes or speed bumps) along Rosemount Drive to better protect the children attending the adjacent Notre Dame Catholic School. Staff advises that residents can apply to the Director of Transportation Planning requesting that a study be undertaken to determine whether some form of traffic calming is justified. 4. Parking is an issue on the street considering the nearby school (e.g. pick-ups and drop-offs). The City's Zoning By-law requires that off-street parking facilities be located on the same lot as the use requiring the parking (i.e., parking spaces required by the By-law may not be accommodated on the street). The City has determined that a ratio of one parking space per dwelling unit for triplexes is adequate. Three parking spaces may be accommodated on the subject site. Staff requires a site plan approval in order to ensure that a parking layout is approved that complies with City standards and policies. In addition, the property is located near three Grand River Transit bus routes (#1 Stanley Park, #15 Frederick, and #23 Idlewood), which may alleviate the need for additional parking. Department and Circulation Agency Comments Asa result of the circulation of this application, ten written comments were received from departments and agencies, all of which stated no concerns with the proposed zone change (see Appendix F). FINANCIAL IMPLICATIONS: No new or additional capital budget requests are expected with this recommendation. COMMUNICATIONS: Preliminary circulation of the Zone Change Application was undertaken on September 20, 2006 to all applicable departments and agencies and to all property owners within 120 metres of the subject lands. The one resident who provided written comment will be mailed a copy of this report. As a result of the preliminary circulation, staff received one response from a neighbouring property owner (see Appendix G). A courtesy letter will be circulated again to all property owners within 120 metres of the subject lands for information purposes (see Appendix E). Notice of the June 20, 2011 Planning and Strategic Initiatives Committee Meeting (public meeting) will be advertised in The Record on May 27, 2011 (see Appendix D). Both the recent advertisement and circulation letter included details of the public meeting. CONCLUSION: Planning staff is of the opinion that the proposed zone change to permit a triplex use is an appropriate opportunity for infill residential development that will be compatible with the existing neighbourhood. The proposal is in compliance with the Housing policies in the City's Official Plan. It is Planning staff's opinion that Residential Three (R-3) zoning with Special Use Provision 367U and Special Regulation Provision 554R will ensure that the intensification of the property with one 3-5 Staff Re vet ~ITCH~I~TE~ CommunrtyServicesDepar~men~ www.kitchenerca additional residential dwelling unit is good planning and recommend approval of the zone change as outlined in the Recommendation section of this report. REVIEWED BY: Della Ross, Manager of Development Review ACKNOWLEDGED BY: Mike Selling, Acting Deputy CAO Community Services Department Attachments Appendix A -Proposed Zoning By-law dated May 18, 2011 Appendix B -Map No.1 Appendix C -Site Plan (Approved In Principle) Appendix D -Newspaper Advertisement Appendix E -Second Neighbourhood Circulation Letter (May 24, 2011) Appendix F- Department/Agency Comments Appendix G -Property Owner Comments 3-6 Report No. ~S~®11- ~j7 Appendix " " May 18, 2011 BY-LAW NUMBER QF THE CORPORATION OF THE CITY OF KITCNENER (Being a by-law to amend By-law 85-1, as amended, known as the Zoning By-law for the City of Kitchener ® Ayse Arif -Rosemount Drive) WHEREAS it is deemed expedient to amend By-law 85-1; NOW THEREFORE the Council of The Corporation of the City of Kitchener enacts as follows: 1. Schedule Nos. 177 and 178 of Appendix "A" to By-law Number 85-1 are hereby amended by changing the zoning applicable to the parcel of land specified and illustrated as the Subject Area on Map No. 1, in the City of Kitchener, attached hereto from Residential Three Zone (R-3} to Residential Three Zone (R-3) with Special Use Provision 3670 and Special Regulation Provision 554R. 2. Schedule Nos. 177 and 178 of Appendix "A" to By-law Number 85-1 are hereby further amended by incorporating additional zone boundaries as shown on Map No. 1 attached hereto. 3. Appendix "C" to By-law 85-1 is hereby amended by adding Section 367 thereto as follows: "367. Notwithstanding Section 37.1 of this By-law, within the lands zoned R-3 on Schedules 177 and 178 of Appendix "A", a Multiple Dwelling shall be permitted within the building existing on June 27, 2011 in accordance with Section 39.2.4" 4. Appendix "D" to By-law 85-1 is hereby amended by adding Section 554 thereto as follows: "554. Notwithstanding Section 5.5.2d) of this By-law, within the lands zoned R-3 on Schedules 177 and 178 of Appendix "A", an accessory building existing on June 27, 2011 shall be permitted having a minimum rear yard of 0.3 metres." PASSED at the Council Chambers in the City of Kitchener this day of 2011. Mayor Clerk 3-7 3-8 ~, ~ w ~ m o D v~ ~ rn 0 C Z ~7 m O N D n ~ o n m m J ~ W N ~ O D ~`' ~ A O m q o "' -_~ o~ ~ r rl- D m {~„1 ~ Z ~ Z D n ~ ~ o ~ ~ -o n ~ n z ~ D n ~~ ~ `~ PI- O ~ ~ Z .Z) ~ ~r m ~ O ~' A- o ~ Y (/~ v = "D D /w O ~i/ ~ Zi ~ O D ~ D o p ~m f Appendix "" \ a°- i °3 Z~ ~ ~a ®~ `` ~ goo ~'~~ 2a, ~ •^d~~v yp~ a' d~V ad0 ~ r o~ i m. ~ ~ ~ ~~ Q ®~ ~ / o m z~v ~ om0 v m~-Ai m 9KZ D n00 ti Om~ A A- y0Z y O oQ 1 ~ C O mx N~ mx ~i 2 00 a~15~ n ~/' NZ ~r~ a~O~~9 ~ 6~ ~ ,~ gti~ ~ d''~~'g o r'"s. ~ma c Lr' oy~ 5 0 "F rn, mm ~~^ zo ~ $ FZ F 2a ~ A am r~ 9,Q n. ~ -Z-i .~. ~ ,~ ~~~ ~~~ ~~ =~~'z~D DorA„no z ~Od d ~~ °'a ^'~ Q~zm~ i-~m? 0 ' ~o t° W cif<m~ ~Z-+~ 0~ 9 ~ s.c fn °'`8.~m"D ~~=NZ 3°-R'~° oZa~ ~~-~~~ ~ w ~8.~ 3WV ~~~~~ $N ~ ~~~On z c .1 mpA7 D -i O 3 O ~ i Cn Dy~ .~ m 3 ~ zi 0 S - [' 7J i0 ~ m 3 ~ N c - N W m ~ > ~ ~~ 3 3 N ~ rnv v m z m m p m m m m ~ ~ ~ ~ z O ~ D ~ m ~On~C~DZ O- o m r 1 T O Z m Zrn~~~ ~ O ~ ~ ~ D m~ DDG ') r ~ -iC7 -1C7~I T7 mo~'mmym -o o ~ cn ~~G7-ti~ ~ o m z=mo i~ z c 0 v ~, o~~ ~o ~ -~~m <v = cn n D°D C7~ z ~ ~ Z ~ O D + V - -I © Zp - i m ~ ~ D y zrnv Do = m Z -t m h ~ Y m = ~ -' ~~~ zZ ~ 3-9 deport No. C~Da11-' Appendix " ` Advertised in The Record ~ May 27, 2011 PROPERTY OWNERS AN® INTERESTED PARTIES ARE INVITED TO ATTEN®A PUBLIC MEETING TO DISCUSS PROPOSED AMEN®MENT~ TO THE KITCHENER ZONING RY-LAW UNDER SECTION 34 OF THE PLANNING ACT 153 Rosemount Drive The purpose of this application is to change the zoning of the subject property from Residential Three Zone (R-3) to Residential Three Zone (R-3) with Special Use Provision 3670 and Special Regulation Provision 554R in order to permit athree-unit multiple dwelling (triplex} within the existing building and to permit a reduced rear yard setback of 0.3m (1ft) for an existing two-car garage. The public meeting will be held by the City's Planning and Strategic Initiatives Committee, a Committee of Council which deals with planning matters on: ~iIONDAY, JUNE 20, 2011 at 7:00 P.M. COUNCIL CHAMBERS, 2"d FLOOR, CITY HALL 200 KING STREET WEST, KITCHENER. Any person may attend the Public Meeting and make written and/or verbal representation either in support of, or in opposition to, .the above noted proposal. If a person or public body that files a notice of appeal of a decision, does not make oral submissions at this public meeting or make a written submission prior to approval/refusal of this, the Ontario Municipal Board may dismiss all or part of a subsequent appeal. ADDITIONAL INFORMATION is available by contacting the appropriate staff person noted below, viewing the report contained in the meeting agenda (available on the Friday afternoon prior to the meeting, in the calendar section of the website http://www.kitchener.ca/calendar/calendarEvent.aspx), or in person at the Community Services Department - Planning Division, 6 Floor, City Hall, 200 King Street West, Kitchener between 8:30 a.m. - 5:00 p.m. (Monday to Friday). Garen Stevenson, Planning Technician - 519-741-3400 x 3158 (TTY: 1-866-969-9994), garett.stevensoh@kitchener.ca 3-10 Repert Nc~. CAD-11- ~~°~, ~®MiV1(1 Appendix «<< v~,v~,.~bede„vv ,, .~.®. Planning Technician City Hali, P.®. Box 1118 200 King Street West Kitchener, ®ntario, Canada, N2G 4G7 PH®NE: (519) 741-3400 x 3158 FAX: (519) 741-2624 TDD\TYY: 1-866-969-9994 garett.stevenson@kitchener.ca May 24, 2011 Dear Bir/Madam: RE. Z®NE CHANGE APPLICATI®N ZC06/20lRlAP 153 R®SEM®UN7 ®RIVE AYSE ARIF CS®-11-078 The Department of Community Services (Planning Division) has received an application to change the zoning of the above noted property from Residential Three Zone (R-3) to Residential Three Zone (R-3) with Special Use Provision 367U and Special Regulation Provision 5548 in order to permit athree-unit multiple dwelling (triplex) and to permit a 0.3m (1ft) rear yard setback for an existing two-car garage. The subject property is located on the north side of Rosemount Drive, west of River Road East and is shown on the map, below. r ~ r ~ =~ yy ' ~~ 1~ ~, ~, ~ ~~ a ~~ N~ ~ -"~ ~ ~~~ ~ ~- ~ , ~,. ~ 1 ~ ~~~ ~ ~ ~ ~° ~~ ~ \~~'~; SC)$JEC ~-~ y.~N-~a,~-, ~. , AREA i~ '- R ~ /~ .- ~.p~'y i '~~ ~-~ ~ ~ ~.--~ F ~-' ~ ~ , 1, ~ ~ ~~ ~ ~~~~-~ ,\ ~ 1. )-` The City's Official Plan designates the subject property as Low Rise Residential. The Low Rise Residential designation is intended to accommodate a full range of housing types. In these districts the City favours the mixing and integration of different forms of housing to achieve a low overall intensity of use. The property is currently zoned Residential Three Zone (R-3) in the City's Zoning By-law. The R-3 Zone permits the following land uses: Coach House Dwelling Unit, Duplex Dwelling, Home Business, 3-11 Private Home Day Care, Residential Care Facility, Single and Detached Dwelling. The maximum density permitted within the R-3 Zone is two dwelling units. The proposed zone change would add Multiple Dwelling to the list of permitted uses, subject to the R-5 Zone provisions for Multiple Dwellings. These previsions limit the number of dwelling units to three (i.e., triplex), among other effects. Under the General Regulations of the Zoning By-law accessory buildings, such as detached garages, require a minimum rear yard setback of 0.6m metres (approximately 2 ft). The proposed zone change requests legalization of the 0.3m existing rear yard setback for the detached garage. A staff report will be available on the City's website closer to the below meeting date. To view the report in full, and for the start time of this item, please go to the City's website (www.kitchener.ca) and use the calendar on the homepage to click on the meeting date and view details for the Planning and Strategic Initiatives Committee. Please note that the information may not be available until the Friday afternoon prior to the meeting. Any final decision on this matter will be made by City Council at the meetings noted below. If you have questions of a technical nature related to this matter, please contact the undersigned at 519-741-3400 x 3158. This item has been scheduled for the Planning and Strategic Initiatives Committee of Council on Monday, June 20, 2011 commencing at 7:00 p.m. in the Council Chambers, 2nd Floor, City Hall, 200 King Street West, Kitchener. Anyone wishing to submit a written response to the Committee, to appear as a delegatian at this meeting or to obtain advice regarding the meeting procedure, please contact ®ianne Gilchrist at 519-741-2277. Council would normally act on a recommendation of the Development and Technical Services Committee at the next scheduled Council meeting on Monday June 27, 2011. To confirm that the matter is to be addressed at this Council meeting, please refer to the City's website (www.kitchener.ca) or contact our Corporate Services Department at 519-741-2203. If a person or public body does not make oral submissions at the public meeting or make written submissions to the City prior to the approval of the zoning by-law, the Ontario Municipal Board may dismiss an appeal made in relation to the zone change application. If you have any questions or require further clarification regarding this application, please contact Garett Stevenson at 519-741-3400 x 3158. Sincerely, 1<3~ Garett Stevenson, BES Planning Technician cc: Councillor Scott Davey (Ward 1) 3-12 Report N®. C~®-11® ~~ _.~ Appendix "~ " r ra L-d ,° u W B F z w a d W A 4'L O G N a ~C W (n s C o r*~ fQ c >, ® y. ~ G I ~ Q ~ i C 'o a e CN C ~ . w N O ~ a R ~ N ~ ` U G ~ ~ r. o N f 'o o a V , q O r .l=%¢ 4~n o d ~ > m ~ ~ 0 I ~ O c0 ~ n 'o v ' ~ u 3 m N Old ~0 W ~O L a d ~ m L p U1 r O N U L N C I I ~' - m_N o a I o w L ~, ~= ~ I ~ ~ a m ~. tt ~ v E > m v ~ m u Q d ~ _ I ~ ~ N s a ~ E a" > , ~ w °i N - ~ x E N j ~ d Q. N fCV y o E ~" c > I o ¢ a v ~ ~ o w w'O ~ c ~ ~ c ~ N O C C ^ O N b ~, ~ E v a m ~ o ~ w 3 ~ o ~c u. u i m c - ¢ c ~O cv w o - rt vl ~ r~ ~ ~ ~ ~ c v_ ~~ ~ . o T C O `y ~ a 3 _p - > L Ci h~ F- d Ni. Q1 C I N a O L U' W W N O ~ O W '1 G v ~ '00 4- C V~-i ev N i C T a ~} m F ~ N~ N N r2 C W¢ C ~ O O O `~ 0 0 V; ri N '' d R} O i y 3 ®_ ~ _ -Z N N (0 C W ~ O O, > X> Q d' N N L ~+ 1 '.f~ t~ t~ L O ~~a~:.m Oil ` I O C T C ~ f0 C C L~ e-~QfQ- a, ~' ~ E u, ~ ~ .-a v ro L v O v ~ a i cv ~n .- . o. y d ~~ O N O N •.- O. rS V Ev O E'~~N i 4 ~ ~ ~ .. N 3 ~ aY ~p C~~ d ~oYm `n `~ c p c .n O mw C Y I ~ c s .c - N LL (// F L N N O tom.. v, ~ N F I g N 0 7 C m N- 0~ U N i6 Q F-,p Y V 1-~s'. v+~-f! LL N F N Qd O Uc~ 0. YF-tl C C 'a 3 Q 3-13 n z ~` w ~ v_ z ~ v^ c c `^ ~~ -_ -_ ~z s-= _- ~~ - - z2 - --_ z~ -_ ___ 2O _Y-~3 __°o i 3 O 0 M O ~ ~ O O N ' n N ~n o r ~~ m~ ~v ~ o ~LL O aci r m 0 V_ Z ~ n U ~p ~ ~ _ r r ~- N C7 ~ °' N N F- x ~ Z x5 ~ m ~ c c c~ ~O c ~ ~n.~ 2 E o,~ _ m m 3 a c ~ c c N O ._ ~ ~c~,coSY= C C ~ (6 ~ N~,.T.~ ~_ Qn.~dC3 UNY m C ~_ Y N l0 N ~ L (p F- Os v ~ O VI ~ ~ N f0 U/ Ol U mm ro c E E ~ c a o ro c i ~ m o _ c rn p C O ~ tq N ~• ~ .L. N NE Y ~ ~ N E C C o 3 a w rn ~ c ro O ~ c v's N o o c Y a ~ m . ac No ~ - co m ~ O N 'Y.. ro ~ E N ~ fl a C ~ N !K ~ N b .^- ~ ~ ~ N ~ ~ O! T Q a - p, c o y Q m s o 0 W {J C f0 O G ~ m G N N wL. ~N d a m 3 `~ ~ m o ~ ro m ~' o a ~ v a ~~¢N o ~y d U C rn N '0 ~ G .n 7 ~ N N '~ N U C N O ~ LL fn k- to C N _~ '~ N d F- Q .~ N ~ ~ s_ w m c c N m o m a 3 L ~ x F- a o y . . V ~ Q n c c `Q ~ N ro W ~ 4 .. a ~ o E ~ c N' n ~'-a m ~ c Y v ~ ~ oao o ° Q - c ~.m._ ~ N >y U~u~ 7 N h - ~ ~ V c L_ LL ~3.0~ ~' ~ m C ~ '~ C ~ ~ ~ °_ ~ W . ~ Z G C ;~ ~ a~ o ~ 'O N W a 2 ... W Z N w rA ~' ' Q C o h ~ ~ _T ~ LL U m w a~i :=LL w a, ~ ~ L~ U o Q O ~ o c~ ~ N ~ O N r a U ~ m M a m c ~ c U W p) ... y ~ ~ N N ~ ro ~ ~ '~ m >. ~ CL ~ c- E c~`0o0~ C ro ~ ~ ~ U 'O -~ 'O V ~ ~' mfl y i a n C~- N ~ ~ ~ m L ~ O L7 X I'- S]. N N N C a. (0 c ~. o ~ acio 00 ~~ d° ~ 3 ~ N = J ~~, Q l o m ro ~ L ac ~a ~_ o ~ ~ D > Rf ~ O O N U Q C '~ (0 ~ T O c ~ N C 0 ~ 'm .c .. o ~o N O ~ U ro o ~ ~ O N N ~ m o ~ W o ~' ' .C N O rp "O N c m= U U ~ Qmo a~ N ro ~ d U ~ ~ V f- r N W Ql 7+ ~ t-~ N ~ C ~ -° m r ~~ 3-14 g o E v ~~ c ~ ~ ~ ~ N v z M ~ ~ °- x ~ o ~S V ~ C w E OD ;n C? $ B h ~ n ~ n ~J G ~ ~ y o ~ ~ O A ` ~ o a b a y ~ ~ _ ` G y C V + n F rV/ 11 W Q Q d a ~ p z ~ ~ -.:~. 4 0 ~ v ~~ a N v~ ~a~ ~~ F O C O v ~c rL u O ~ r ~ T . Q p T N ~C ~ Qv, 5~°PS-h„_-bi5„~i hLoOl~°IhL- ~ .&~i j Meuoyd gauWd ~ .Q~ 't6aQl aJ ~`ps„~u`a~ "SPuS~o,~ 1~ uu a al ~sa~ a~eo 31L9L eloN xej dU•lsoa a U N ~ N v t~ ~ X > J ~ N ~ O O C Q C ~ m .- In p Z~ m ~ C O N V a _'_ ~ ~ o r _ Omm ~ ¢ ~ ~ m ~ ~~- 5 U a ~ o E o ~ E - ~ V d LL W ~i ~I G...-,.-~ ~ G ~ a> y ` a c; ~' ~ C ~ G =.~ L v ~ Py ,~ ~ C .~ i .~ ~ .O ~ r ~ , Q C m 0 oa ~ ~ _.r u _ _ ~ _ P ~~ N~ C J~ ~ = yio - _ ~ c ~ l ' ~ o E U Ct d Ly : c G_ - ~ ~ v J ~~ ~ ~I~ . . ° G 3 0 ~ ~ E N N e °ro " M- ~ v l ~ '~ - ~ ~ ~c m N E .. n~ - ~~ _ _ ¢ ~ L ll L ~' Fq " ,... ~ :J a - C ~^ U > ^'~ ,~ x .. z cx^, 3 ., .. G Da { Y J C `~ +yj .~ C ~ ,~ O w m U ,q C ti ~' Cam" (.! u o, m G tU c ~ . c ~ v~ C C V z ~~ a e ~, =5~ ~, v.. L n ~~a ~t v ,~ l~~ ~~ t ~- ~ 1 4~~ lp•~a ~ r t~- 3-15 n ~, ,) n ~~ >, U 4 W O d h V1 k H L `q » m m E" '~ T ~ ~ b ~~ N w 2~ e! F N -i LS4' ~ a 3 V C 0 C O Ocp C 9 tC1 J R Q ~ 0. u ^ Q O G o i Fa N "W ~ Q ~. H O ~ qq ~ N~%4 6r C O 0 m N u n V P G c: J ^ F. N L w . O. •C N b N m N b U N O 4` ? }~ '. V C S2 E A c u U m C N N N C m N i N ro U+ N N tT v C ~+ y ?• c r E e u u E ~ n .c ~ r. 'D o U m V c tl n7 r. u c a ~ H m H ro H o v v v a c m m ro r. .n ro v v H m ~ ~~ c O N O m ,C v > O ,-i .i H N O L V S] N QI u+ ~ x r C m~ C r ~ u N O N Q1 O •Ni C N i m :y ^J E u X C N C ~ t~ ~ N S C N L' v Q~ ,C G1 N a y U w y m ~ ~ o u t, r, a' H w c u 3 A m [ o H D [H.. . i ~ o o u a ~~ r, c ~ a .~ m ~ '° ° ~w c U O O ~.' C O t~ ll U \ m .i S: m Pa ~+ _ ~ S^ C L 4 N~ O v n C f b` ~ " ~ io L ~ O O 4a >, l i n m r+ o o H v N ~.+ 3 4 O 3 +~ , p j c N ~ m H y E ~ ro v ~ u r~ , . o s, co a i C m - C •, -y C E m N > m y ~l ~ • ~ . Y ~r ~~: - C ti Sa N.-~ C~ - ~ N br " ^J .. C O £ s+ CC Z [~ ~ a O+ C o ' o `C ti o C Nq ,y Cl J C O a m tY ~ U 1 ~( , . .- ~ C u rt •• c X o G a V %J O 4 C N .C :.J `• " C ?~ ` C m .. U m ~• 'S a O L q w (n ~ .4 m U a ~, x 2 G, ~ a F d $ w L N N~ ~] \\ 3-16 O> G i a' ~ ~OT ~ r Oi N ~O C m . N ~ ~ ~ N _ d U Y N n ~ ~ c U, ?Y O o~ C i ~~~ ~ N ~ > O N ' N C~ C ~ Y E 3 ~ N N ~ c O (Ti N ¢ ro c ~ L i ~ ^ c ~ o E ~ a ~ ~.~m. ~ z ~ ~ ? Q 3 m i a ' ~~ m ~ U~~p c I t7 Y ~ O -o Q 4. ;~ ~ E ~ ~ c °~ .o w m o ~'~°~ m o c `~ V a . .m `-' 00-, m ~~ 0 N v ~ F m o °'~ ~ `o `w in p °'w~-a~ N v ~ i Q ° m ~ i U~ w c m ~ ~ ~m' u c ' m ~ ~ 'J' m a I ry v. ~' c v c v~ a o U Q c ~ oo ~~ ' c c ~ O_ orn ~'j m ~ V I Q 0 ~ N N c. N a ~ 0 1 - 7/ v O ! ~ . ~ C N ~ t] . O i 2'C7 y ~f ~N Y i0 ~ O O o U N ~ ~ Y o i `a o ~ o w i o- ~ c ! ^~ m ~ 0 ~ E ._ E v ~ - ~j ai ~ ~ m ~ I O N O N m V 6' j _ 0 0 3 n C m O A O p 1 n n ~ ~ s a ~ ~ c ~ o ~ LNC3~~u ~ ~ '~ N X~~3 r~°,N~a Z ~ rv ~ ' 3 G tt Q IL U L • N T ~ 0• .C. L~ONY U ~ Q ~ ah u mOmi°^c! _ d O v o w '~O -o ~ V Uu' m~ W U V i E' c~ N ~~ NY mx~ °' ji _o mr~~-; _ li fn F f!l a u i O d O ~ i 'L 9 m ~ o x~ F " O « ° ~ " E ' OJ t0 i LL V7 f l!I m .0-~ (!) d V Q U rv n. Y R ~i M W > N d d Q Q U Q d f 14 J I ~ r~r G ~ ~ > ~ ~ C O { ~ ~ I O ~ ~ N O ~ i i N rn C n I o tL C O E ~ o o ~ ~ ~ N ~ ~ `a i o °o 'm u O a Q ~ ~ ~ r o. I CJ Q C ~ ~ I ~ N U L ~ ~ ~ ~ U , ! ~ t .fl 6 ~ L ° ~ m U ~ 7 N °1 _! ~ 'o ~ o O Q N O Z N ~ ~ ~ - - °n aCi N E ~ ~ ~ E ro ~ ca o ~ o© E U ~ U r i u rv o C ° a~ N O EO ~ C N -_ t. ;- _ 1 ~ N ~ ' ~ ~ CO Y O r c n U ~ _ b n"" ~~ ~ ~~ `n o ~ z M ~ ~_ L O C t~ U ~ Z!^ai c«n ~ ~m 3 ( ?x ~ w N c ~ F i. . Q ~.ti^ y ~ ~ (7 u a ° ~ ' ^ c U -O c w 0 m 0~ V c v' - - ~om i~ C B ~- ~ LL U~ u r o: Y a u. ~ W > i !L V) F- V7 = U a 5 _. t c n. d C Q C Sn H VI E U o ~ a a v L O R m N ~ ~ m N ~ n N v ~ E a J¢ 3-17 J v W Y } Z A N a u z va U d F 7. W F ^'. Q m W Q z C V n ,a O ~ ' c 0 .~ p A d ~., , C ~° € '~ ~ , ~ .~ ~ ~ - a A ~ 4 ~ Q, o ~~ 0. ~ ~ ~~ ~ 0. ~ o ~ C ~ di ~ ~ n U O y -~1 ,, ! a ~ o N'^ 3-18 Report Rlo, ~S®-11® +' ~~ m ~.~ Ya M ~c ~Y ~ _ ~' ®° ~ ~"~ C ~ '`O j ~ m - ~ ~N -a D N ® tCp ~ Oo °a~ a ~.c Ea O~ U C U O m m ~ U U 'O m~ D C~ C> w0- N~~ ~ a~'~'~ U w-~ ~ L ~ d a mag D ° m ~p,1 °~ N 'n ~ E3vcvm . N p ~ro A i it ~ C 3 ~ ~ ~ ,..UU D +-~ ~ =~ aC ~ D .~Y s 7~a v'~ mD. ? 3 Er N ° NX v ° a o , N wC a m m L U C =~ U s .«+ ,~ N U E ®> C a C O N G U > E m ~¢ fU N D . Eo co3 ~ m m° ma:~ .. `mo°ro~ EmQC~ ma mD 0 `~c ov vOim~NO ~`-° ~ f6 U a O m N N .~ v a Z M~ ~ D m (0 0) ~ ~ N - O ~ O~ N O S m C `- O~ oE ~D ai~ ~> :NE~ ~ro c.c~ c~ ~7 Dim ~N AN , N N~ x Q N m E Ot.° N Y- U ~~-'o m m > C ~ a~ m a ` ~ D m a N.c N 9 > f~') V ~ CO h ~ p 4 ~ i > Q U N C v acing _ ~ in 0 O N O n 0 U O a m a N I? c E m o_ v N U .Z ~ ~ L r ~ ° `~ v ~m~Z c~~0 E Q Cn _ D_ ~ ~ d o m .S c m=~' m ~ U O Y C C v c C 0 c Q ¢_ O C O ~> a~ C m ~ Q, o c ~ Uo `" Q Nrd N 4' N a N U7 0 O 07 a C 7 O N D m m D. O a 0 O N 0 3 T ~ t ~ 3 a o~ m m mN G a O ~ ~ a I oZ E O N C ~ d ~ _U «~ Y N ~ D1 3 m c d ~ ~ N ~ ~ U row- L Q C~ U a C7 E N E > U O N ~ ' «. C ~ N ~'M ro C N U O) ~ O D a0 ~ N to d N~ A.S ~ C Q m .~'~m m c maai~ om mn 'p U d 7~ D- C ~ ~. t E ~ N ~'O C O2'(°p N:_ N~ L N~ L m ~~ 'j ~ o C O N ~ N y D a = m'- o D r c ~ SS ° D E Q'9 °'°" m N N ~a ~ ~ o~ ai w nXi w o ° ~a '3 ~' Y > n ~ •°. E t ~: yr ai ~ aci ~~w Q-o p v°, m .N ~ v o U~ O ~~ ~ N D~ N ~ ` O oc~~ N.c o>.° `vN oro~ .Emo °JO,.,m°~N co cUN m• N O` N ~. ~ C f0 d D O O 1 m U . D O. N C O N .O ~ N~ m .~+ O C R= N ,~ ~' a '° D 07 N VAi a 3 j U 'Y m N p ~ N ~N> ~~, N8D_N ~~ m ~ m .c m~ •N L a. c `~ u" m to ~ m T 0~ N O C 01 'C m L .1 L m C1 r .n o E ~ m ~ E ~ m .mac $ ~ ~ ~ c ~p a~i ~~''~ m° v ~c 3 c~ m m c a~ D Dj O C '"' -- O p N p Qf N ;T "~ m C C d' m d' D V- 3~ 2 m n L~ U v~ m a~ .- N M 7 lfJ Appendix " _, " C m > ~ E L 7 N °~ ° o 3 ~ o: '' ° 3 ~ m v° ~ ~ W O ~ C N ~ o '~ ~ ~ c a a N S c ~ t ~ O1 0 ~ C E ~ •~ m E ~ o r ~ ~ L 7 N O _U m ~_ ~ N v~ UNV ~~ ~~c~ n~ .N ~ Q~Y7 ~~ 3 mac' N ~ 3 U N U t0 N O C v ~ C7 oA.C~ C .C V3 D. .- N m 3-19