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HomeMy WebLinkAboutCSD-12-050 - Zone Change - 82-92 Upper Mercer Street & 10-54 Lol Staff Report K~`rc;H~~T~.R Community Services Department www.kitchenerca REPORT T0: Planning & Strategic Initiatives Committee DATE OF MEETING: April 16, 2012 SUBMITTED BY: Alain Pinard, Director of Planning PREPARED BY: Katie Anderl, Senior Planner 519-741-2987 WARD(S) INVOLVED: Ward 9 DATE OF REPORT: March 16, 2012 REPORT NO.: CSD-12-050 SUBJECT: ZONING BY-LAW AMENDMENT ZC12/01/U/KA 82-92 UPPER MERCER STREET & 10-54 LOWER MERCER STREET FUSION HOMES RECOMMENDATION: That Zone Change Application ZC121011UIKA for Fusion Homes, 82-92 Upper Mercer Street and 10-54 Lower Mercer Street, requesting a change from Residential Four Zone (R-4) and Residential Six Zone (R-6) with Special Regulation Provisions, Special Use Provisions and Property Detail Schedules to Residential Four Zone (R-4) and Residential Six Zone (R-6) with amended Special Regulation Provisions, Special Use Provisions, and amended Property Detail Schedules be approved in the form shown in the "Proposed By- law" dated March 19, 2012, attached to Report CSD 12-050 as Appendix "A". ~ ~"~~ ~ ~ ~~ ~ ~ ~~~ _~~-- ~~ ~~~,~~~~ ~~~~~~~ 1-1 ,~ EXECUTIVE SUMMARY: Fusion Homes has applied to change the zoning of the subject lands to remove Special Regulation 322R which prohibits structures in the affected portion of the rear yards, and replace it with new Special Regulation 603R, having an adjusted boundary. This limit has been revised to reflect an updated engineering assessment that was completed to the satisfaction of the Grand River Conservation Authority (GRCA). As a result of this study the GRCA also requests that the boundary of their regulated area be adjusted to reflect the 15 metre setback from the redefined stable top of slope. Staff are supportive of the proposed changes and recommend approval. BACKGROUND: The subject lands are located on Upper Mercer Street and Lower Mercer Street as shown on the map above. The lands are owned by individual property owners and this application is being made on their behalf by the subdivision's builder Fusion Homes. In the summer of 2011 concerns were raised by property owners regarding the zoning restrictions that impact the rear yards of the affected lots. This area was identified by the Grand River Conservation Authority (GRCA) in the late 1990's as having steep slopes which required protection to ensure that they remain stable. Through the subdivision approval process an engineering study was completed (Hydrogeological Investigation Grand River South Community, 1997: England Naylor Engineering Ltd.) that recommended a structural setback of 15 metres from the stable top of the slope. This structural setback prohibited any buildings or structures (including decks, sheds, fences, pools, etc.) within the setback. In order to ensure no development occurred within the structural setback, a zoning regulation identifying the restricted area was applied to the lands. These areas are currently identified by Special Regulation 322R. Following the identification of the concerns from property owners, Fusion Homes commissioned LVM (successor to England Naylor Engineering) to reassess the stability of the Idlewood Creek valley slope. The GRCA reviewed and accepted the findings of the study in December 2011 and subsequently a zone change application was received by the City of Kitchener, proposing to remove regulation 322R from the subject lands REPORT: The subject lands are currently zoned Residential Four Zone (R-4) and Residential Six Zone (R- 6) with various special provisions including Special Regulation Provision 322R. The applicant is proposing to remove Regulation 322R from the subject lands. This regulation currently prohibits all structures including buildings, decks, sheds and pools. The purpose of this regulation is to protect the structural integrity of the slopes to Idlewood Creek. As described above, the slopes to Idlewood Creek have recently been reassessed by LVM. This reassessment recommends that the existing 15 metre setback from the top of stable slope be reduced to 6 metres. In addition, it is recommended that fences may be permitted within the area impacted by regulation 322 R. The GRCA is supportive of this reduction and require that all lands within 15 metres of the setback will continue be located within their regulation limit. As such, they request that the current regulation limit shown on the City's zoning map (identified with Special Regulation 1R and further defined by Property Detail Schedule 4) be revised to reflect the newly assessed stable top of slope. Therefore, the GRCA regulated area will be removed from 82 - 92 Upper Mercer Street and 10 - 24 Lower Mercer Street. The GRCA Regulated area will apply to 28 - 54 Lower Mercer as shown on the attached Map 1. For those affected lots, being within the z 1-2 GRCA regulated area means that proposals for grading changes and construction of new buildings or structures or alteration to buildings or structures requires an application to the GRCA for approval. Planning staff rely on the technical expertise of the GRCA in evaluating the technical appropriateness of such proposals; however note that the proposed changes will increase the usability and enjoyment of the rear yards for property owners. The proposed change will permit the future construction of decks, sheds, fences and additions which were all previously prohibited. Given that the GRCA finds the proposed changes appropriate, planning staff can support the application. Provincial and Regional Policy Considerations: The proposed Zoning By-law meets the intent of the following Provincial and Regional policies: Provincial Policy Statement The development proposal is consistent with the 2005 Provincial Policy Statement (PPS). The PPS states that natural areas and features shall be protected. The proposed measures will ensure the long-term stability of the slope in the Idlewood Creek valley, while allowing an appropriate level of development for home owners. Growth Plan for the Greater Golden Horseshoe (2006) The proposed Zoning By-law Amendment does not conflict with the Growth Plan for the Greater Golden Horseshoe. Regional Official Policies Plan (1998) and Regional Official Plan (2009 -adopted) The proposed Zoning By-law Amendment does not conflict with the Regional Official Plan or Regional Official Policies Plan. Kitchener Official Plan The subject lands are designated Low Rise Residential. This designation permits the existing semi-detached dwellings and townhouse dwellings. Agency Comments: Commenting agencies and City departments have no concerns with the proposed Zone Change. Community Input: As a result of the preliminary circulation staff received two written responses from affected property owners. Property owners like the increased usability of their properties; however they are concerned that portions of rear yard are still impacted and that this may have an impact on the future value of the properties. They request that the setback be further reduced or that consideration be given to financial compensation by way of a tax reduction. With respect to further reductions to the setback limit, the revised setback is based on a technical study that has defined in the field the location of the stable slope. The GRCA has agreed to the 6 metre setback rather than 15 metres, however this cannot be reduced further. With respect to financial compensation, staff note that property values are established by MPAC and that they take into consideration a vast range of factors. Staff do not recommend that a tax reduction be pursued and that if value of the lot is of concern, this is a matter that should be addressed directly with the builder. 3 1-3 Property owners also question the communication on the restrictions affecting the lots they have purchased. Staff cannot comment on the communication between the builder and purchasers. The zoning regulation has existed on the subject lands since about 2000 and furthermore, the subdivision agreement registered on title contains clauses that identify the restricted area, and requires the subdivider to install identification markers on the properties, to locate the structural setback line on all plans of survey and reference plans and to include a warning clause identifying the location of the structural setback in agreements of purchase and sale. The obligation to fulfill such conditions is with the Subdivider. ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: This proposal supports development of our community and will align with the Kitchener Strategic Plan as it ensures the implementation of the community priority Development. FINANCIAL IMPLICATIONS: No new or additional capital budget requests are expected with this recommendation. COMMUNITY ENGAGEMENT: Notice of this application will appear in the Record on March 23, 2012. Notice of this application was circulated to appropriate agencies and affected property owners in February 2012. As a result of the circulation staff received two written responses from property owners and have spoken verbally to a number of others regarding the proposed changes. Notice of the public meeting with an explanation of changes to the application, including the changes to the GRCA Regulated Area, will be circulated to all affected property owners. CONCLUSION: City of Kitchener staff support the proposed Zone Change application. Staff are of the opinion that it is good planning to adjust the boundary of the restricted area on the affected lots and to adjust the GRCA regulation limit so that it is consistent with the reassessed top of stable slope, in accordance with the recommendations of the GRCA. The requested Zoning Bylaw Amendment is consistent and does not conflict with the Provincial Policy Statement, Growth Plan for the Greater Golden Horseshoe, and the Regional Official Policies Plan. Planning staff recommend that Zoning By-law Amendment application ZC12/01/U/KA be approved. REVI EWE D BY: Della Ross, Manager of Development Review ACKNOWLEDGED BY: Jeff INillmer, Deputy CAO Community Services Department Attachments: Appendix "A" Proposed Zoning By-law Appendix "B" Newspaper Notice Appendix "C" Department/Agency Comments Appendix "D" Property Owner Comments 4 1-4 Appendix "A" Proposed Zoning By-law PROPOSED BY-LAW March 12, 2012 BY-LAW NUMBER OF THE CORPORATION OF THE CITYOF KITCHENER (Being a by-law to amend By-law 85-1, as amended, known as the Zoning By-law forthe City of Kitchener- Fusion Homes - UpperMercer Street & Lower Mercer Street) 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 No. 272 of Appendix "A" to By-law Number 85-1 is hereby amended by changing the zoning applicable to the parcels of land specified and illustrated as Area 1 on Map No. 1, in the City of Kitchener, attached hereto, from Residential Six Zone (R-6) with Special Regulation Provisions 1R, 322R and 327R, Special Use Provision 231 U, and Property Detail Schedule 6 to Residential Six Zone (R-6) with Special Regulation Provision 327R and Special Use Provision 231U. 2. Schedule No. 272 of Appendix "A" to By-law Number 85-1 is hereby amended by changing the zoning applicable to the parcels of land specified and illustrated as Area 2 on Map No. 1, in the City of Kitchener, attached hereto, from Residential Six Zone (R-6) with Special Regulation Provisions 1R, 322R and 327R, Special Use Provision 231 U, and Property Detail Schedule 4 to Residential Six Zone (R-6) with Special Regulation Provision 327R and Special Use Provision 231U. 3. Schedule No. 272 of Appendix "A" to By-law Number 85-1 is hereby amended by changing the zoning applicable to the parcels of land specified and illustrated as Area 3 on Map No. 1, in the City of Kitchener, attached hereto, from Residential Four Zone (R-4) with Special Regulation Provisions 322R and 327R and Property Detail Schedule 6 to Residential Four Zone (R-4) with Special Regulation Provisions 1R and 327R. 4. Schedule No. 272 of Appendix "A" to By-law Number 85-1 is hereby amended by changing the zoning applicable to the parcels of land specified and illustrated as Area 4 on Map No. 1, in the City of Kitchener, attached hereto, from Residential Four Zone (R-4) with Special Regulation Provisions 322R and 327R and Property Detail Schedule 6 to Residential Four Zone (R-4) with Special Regulation Provisions 1R, 327R and 603R and Property Detail 33. 5. Schedule No. 272 of Appendix "A" to By-law Number 85-1 is hereby amended by changing the zoning applicable to the parcels of land specified and illustrated as Area 5 on Map No. 1, 1-5 Appendix "A" Proposed Zoning By-law in the City of Kitchener, attached hereto, from Residential Four Zone (R-4) with Special Regulation Provisions 1R and 327R and Property Detail Schedule 4 to Residential Four Zone (R-4) with Special Regulation Provision 327R. 6. Schedule No. 272 of Appendix "A" to By-law Number 85-1 is hereby further amended by incorporating additional zone boundaries as shown on Map No.1 attached hereto. 7. Appendix "B" to By-law 85-1 is hereby amended by adding as Property Detail Schedule No. 33 thereto, as shown on Map No. 2 attached hereto. 8. Appendix "D" to By-law 85-1 is hereby amended by adding Section 603 thereto as follows: "603R. Notwithstanding Section 5.5, 38.2 or 40.2 of this By-law, within the lands zoned R-4 and R-6 on Schedule 272 of Appendix "A" as affected by this subsection, no buildings or structures shall be permitted including accessory buildings, decks and swimming pools." 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Date: March 19, 2012 Appendix "B" Newspaper Notice Placed in The Record -March 23, 2012 PLANNING MATTERS: PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED TO ATTEND A PUBLIC MEETING TO DISCUSS PROPOSED AMENDMENTS TO THE KITCHENER ZONING BY-LAW UNDER SECTION 34 OF THE PLANNING ACT 82-92 Upper Mercer and 10-54 Lower Mercer The City of Kitchener has received a Zone Change application to remove Special Regulation 322R which prohibits structures in the affected portion of the rear yards, and replace it with new Special Regulation 603R, having an adjusted boundary. This limit has been revised to reflect an updated engineering assessment of the stable top of slope. As well, the boundary of the Grand River Conservation Authority Regulation Area (Special Regulation 1 R) is proposed to be adjusted to reflect the 15 metre setback from the redefined stable top of slope. The public meeting will be held by the Planning & Strategic Initiatives Committee, a Committee of Council which deals with planning matters on: MONDAY, April 16, 2012 at 7:00 P.M. COUNCIL CHAMBERS, 2nd 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 approvallrefusal of this proposal, 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 at www.kitchener.ca on the Wednesday evening ~rior to the meeting - click on the meeting date in the Calendar of Events), or in person at the Planning Division, 6t Floor, City Hall, 200 King Street West, Kitchener between 8:30 a.m. - 5:00 p.m. (Monday to Friday). Katie Anderl, Senior Planner - 519-741-2987 (TTY: 1-866-969-9994), katie.anderl (~kitchener.ca 1-9 Appendix "C" Department/Agency Comments ~ m ~: ~ c~ .~ c~ Z e ~ ~ m ~ ~n ~ ~ r~ m V tT ~ s'V ~ ~ ~ d; x ~, o ,~ o ~~ p -~, N n! '~. M U `~ © d ~ ~ a h." l[3 1~ W d ;~ .~ ~, ~. ~ A ~ ~ ~ ~ ~° .~ ~ ~ ~ ~ '~ .~ ~ ~ ~ •~ 0 ~ ~ ~ Q ~ ~ L ~ ~ CI. y Ldw ~ u o ~ ~- .~ ~ ~ Q v ~ °' .~ .~ ~ vi ~ '~ ,~ ~ ~. 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N G; ~ 1 ~j A .~ ~~ v ~ ~ ~ ~ ~ ~~~~ ~ ~~~~ ~ ~ f17 Q03 ~ ~~ ~ LtA ~ eH - ll ~ 1~ "~ .~ ~ ~ ~i~t ~ ~ ~ ~ ~ ~ ~, ~ ~ U D tr3 ~ ~ ~ '~ ~ ~ ~'" ~ {ti ~ ~ tip ~ ~ (p . . ~ u~^° tti~nn r , ~ y ~ C]. N ~...~.V..-., w_..~....s.~..~ a ~ ~,. t"~ ~ ~ ~ j ~ ~ =" ~~ ~ r- ~: ". f ~ ~ w°' c~ '~ ~ ~ ~~ ~~~~ , ~~ ~~ ~; ~' ~ = c~ ,~ W ~ ' ~ ;~~ a :a •v . . I ~ ; ~ `V :7.. t ~+ FF ~ ~ `s ~ Al } ~ ry (~ i V \ W t. ~ ~ V ~ GJ LL N ~ ~ ~ C ~~ ~~ ~ ~ ~ ~ C~ ~ U~ ~ ~ ui ~ N ~ ~ ~.' ~ ¢ ~ ~. ~ (] D Ae W (~ U to ] ~. ~ a ~ ~ J A N ~ ~ C ~ (~J ~ ~ Q ~ ©. G ~ ~ ~ ~~~ "~ ~ ~ C ~ d ~ ,~N~~ ~~C7 d "~ ~ .~ ~ ' ~ ~ tC ~ '~' c N tom - ~ m Z Z ~ ~ 'tea c . - fp e } ~ ~~aiti Sao = ~. ~ n ~ ~ e ~ ~ m ~ ~: a~ ~ Y~ ~~~ ~ ~s~X '~~a~; ri ~aw~ ~t~ntc~x 1-11 l~ ~~p,, V r+^# rr~~~ N~ N 4~ G) cd G-, pwi rT~ F+4 n a~ a~ ~. E q~ 'hi Q~ rrlwftft V! {,. . a} S.. a} I ,pp~.~ 5.~ ~ ~' ~ n LL ~„ r N N ~' ~ '~ Q ~ ~ ~ ~U ~ ~t O ~ ~ (!1 ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ 3 ~ ~ ~ ~ r ~ ~ ~ ~ ~ ~ ~ Cn ~ ' ~ N U -,. ~ . r ~ ~; 61 N ~ ~ t~3 ~ '~ ~ 07 ~ ~ ~ ~ ~ ~ .~ ~ ~ ~ ~ ~ ~~ .~ N N N N ~ ~ ~ ~ ~ eJ ~ ~ s - ~3 ~ ~ ~ N V ~ ~ L ~ ~ ~ ~~ann+ Vl ~~w ~ j rQL, ~, O ~ i ~ a (], ~.. f t ~_ ~ Q} t,3 ~ U ~ • • a1 ~ ~, ~ v ~ ~ ~- ~ ~ .~ a ~ ~ ~ ~ ~ tC! 'S p s. ~° Q ~ . CO (,~ ~ n ~. `° ~ ro .~ ~ ~ ~ ~ ~ ~ ~ ~ ~ m 4~ o ~ u ~, x ~ ~ ~ ~ ~ ~~ m *~ ~ ~ v ~ U ~a ~ ~ ~vey ~ ~ ~ W t3 ~ Y t~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ - .~ ~ '~'' vj ~ ~ ~ ~ ~ cts ,~ k,U Y ,.~ Cfl CD ~~ ~~ ~y -~ ~ a~a~~~ t~ ~ ~ v3 a ¢ ° a `° ucnu~~ u Appendix "C" Department/Agency Comments 1-12 D ,. .~ . ,. .. ~~ ~ ~ .~ ~ ~ ~m ti . ~ ~ ~ ~ ~, ~, ~~ ~ ~ ~ ~~ ~ ~ ~ ~ ~. ~ ~ ~- ~U ~ ~ ~.' N ~ ~ Q ~ ~„ ~ , v ca. ~ ~ ~ ~ ~ ~. ~ ~ O ~ ~ ~ ~ ~ ~ . ~ ~ ~ 9' ~ m ~ U ~ ~ ~ ~ ~ ~ ~ ~ ~. ~ ~ ~ #~, t? ~ ~ ~N~d' ~~ ~ ~ ~ , ~ ~ ~ t~. W 1~ ~, U tV C~ ',.~ f ~ r w., ~ __~~ J ~ck~.. _i~ ~,. ~~,ti ~ 1~~. ~' 1~ r : ~ ~ `; ,.`,. f ~ z : ~ .. ,., ~~ iy: ~,0 f ~. ~ ~~' ~ x _ .ti ~~ ~ ``` f - _Lv ff •.9 a~ +. `•, ~ Q, ;~; ~ 4~ ` ~ ~ ~w ~ ~ C t.. V ~ U ~ a~Y ~~~ ~ w ~ w"~~~ Qt~ ~.. m ~ y C~ ~tD ~ V1ti ~~ ~, x ~~~ ~ ~ ~ ~ ~° ~ v~ ~~ m o~ '_~ ~ ,°~ ~ ~ ~ ~LLW11 'co ~' p C~UN(U~ Appendix "C" ent/Agency Comments 1-13 Appendix "C" Department/Agency Comments ~~ ~ ~~ ~~ ~ ~~ ~~ ~® ~'~ ~ ~ :~ ~~ ~ ~~ ~ ua ~ ~ ~~ ~ ®.~ ~ ~ ~ .~UN~ ~' ~ ~ ~ ~_ cCS ~ L .~, ~ ~ ~1 ~ ® "~ ~ ~_ U7 N ~ ~ ~ .~ ~ ~ itS 0.~N~ ~ ~ ~ ©N ~ ~ g N ~ ~ ~ ~ c ~ ~° °~ ,~ ,~, ® cl} tt3 ~ ~ vc~ ~~~~ o~ ~~~ ~~ ~~~°~ ~~ ~ ®.~. ~~ ~~ ~ ~ ®!~ ~ t~ ~ ~ ctW ~~ ~~~~ ~~ ~~~ C/3 ~ as ~ ~ rt ~W ~~ ~ 4 . Q~ ~~~~ ~ U7 C,s~ ri' ~ ~ ~ ~~~ ~ ~ ~ '~ ~ .-, rn ~- ~~ ~o a~ ~~ ~U ~ r~ 0 0 ~~. ~ ~+ .~^ ~~ ~ -~ ~ ~ ~ ~. ~ ~~ .~ ~~ .~ - ~ ~ ® ~ '~ 3°° fT1 tL t,C} r~ C71LU~Q7ND~ ~o`~~v d~~~47'~~@ ~~~~NC~' ~~~ ~°''~ ~ ~ o~:c?~~~~ ~'~*'~~ry~~~ v~p~ ai.. ~ ~ ~ L .~ ' ~ ~.r ~~~~~,~~ ~ ~ ~ D ~ ~~o~~~ r~ p, we , ~ , ~~~ '~ ~~,o~oQc~ ~° ~ © ~ Q. N~o ~a~o a~ ~~~~ ~.~~' ° 'G ~~ ov~~~~ ~ ~~ ~a~i~~~:~aa~ o ~ o ~~s a~~cc .a ~~ ~ ~~ N= ~ ~ ~L~ ~MM~O~ ~ ~ ~ ~ 4~.. ~ Q~©''".C~~U? ~ ~ ~ C ~Q1~ a.~ ~. ~~ ~ ~~~ ~ oa~©~~ i° E. .~ ~ ~° ~®o~~~~ ~ ~ ~~~ ~°mc am~ ~~c~a~a E o~~~ ~~"`~a to ~ , `~~.~p~~~o a~ ~~a~o~~~ v~~ ~'~ro ~tgU `i ~ ~ o ~ ,~, U sm ~~ ~ r ~~ N N"a ~ ~ ~, ~ ~ ~~.p+~,~ N N cU fJ U ~- c~ C ,_ ct# ~ ~ ~ c~ fd (~ ~ Q ~a ~ ~~a~ ~ ~~vv~~~~ , ~~N~. °~~~~ roa~r~a~ic° ~cr3~-~ca~io~' °~,~~ N ~ ~ to s c ~roaa~ Q7 d N ~3 ~ ~ ._ ~~~=~~,E . 'U 0 ° ~ ~ ~ N ~ c~~;~~ a~~ ~ ~ ,~,„ ~, w~No L1. ~ ~ ~ Q ~ ~N.~ !L N G~ ~ U _ v ~ ~Z7~7 ~ ~C ~~ p N ~ ~ ~ ~' ~ _ » ~y ~ ~ m~ [[~~ y ~ U ~ ~ .. N ~ D ~, i~N L ~ t N V ~ ~ tAS! !n W ~ ~ ~ ~- ~[ ~~~~~~~ '~ C ~ ~ U C ' ~~.~~©~~ ~ ~ L U ~ ~ i ~~ Q3 ~a~o4pn'c~~~o n~ ~a ,~ o~©Q ~~~s.~~p c ~ro=.~~~",: ~ ca ~1~~~ ui ~ ~~~~ ~ ~~~~~s~ ro~ ~v~~'~ ~ ~ cn~.~cc ~oo~~.~~~~.~ ~c._~~~a~Q~ ~~~~ rocnc~ ~°~ . ¢oEoYm~ ~ ' ~ ._ ~~`~~`~~~~ '~ ' ®~q3~~~n~°~~ ~ ° ~ ~~~E ~ cE~,aa~ ~ ~ m~fanao~~ ~~/ a~ V J U U N ~ 3. © vaa~ ~~a ~ rya~~a~a~~:c~,~ LL U V / U~ 6.. ~ L SIJ °.ca~ a~, aa.~~ .~.~~n~~~y ~os~~q ~ ~ ~ ~ ~ S.( ~ d~ ~•~+ tV ,~~ ~ ;~~ry~c~ lJ L L.S 0 N ro 1-14 Appendix "C" Department/Agency Comments L V ~ ~ 41 ~ ~.. © W D N ~ /G ~ ,ttN ~/ ~ Y. ~ y ~ ~"' N U Q O R ~ p Vg1 ~ ~ (3 ~ ~ ~ U a ~ a ~ W ~ ~ q ~ ~ ~ ~ ~ ~ ~ t~ ~ ~ ~ ~ ~ ~ ~° ~ W ~ d ~ ~ ~ ~ ~ ca ~ ti ~ ~ ~ ~ ~ ~ ~ ~ ~~~ ~ ~ ~ ~~C7 B a 4~ ~ ~ ~ _ U C~ ~~ xN ® ~ L -~ w~~~ ~ ~ oz D -s ~ ~ ~ ~ aim ~ ~ 4 ~ .: Q a ~ ~~ ~~ ~ ~ f. ~ ~~Wt~ Q~. ~ ~U~C~~ k 1-15 yry Q e~ tit 0 N N a o-~ 0 -~ ~ ~~ ~ ..~ ~ :~ ~; i E~ ,~ I ~ ~ ~ •~~ ~ `~'" Qi ti"" ~ -~ . ~ ~ ~.. a~~ ~ ~' ~ 4 N~ ~'a 1 ~ _ J ~ ^ry~ -~--~ ~'~~ -h ~ ~ :~ ti ~ .,,a SV ~ ~. ~ w/ ray .~ .n..~. W 1 ~, s-+ ~1 • U ` C~ U ~ U N r C r, , ~, i7 ~ ~' C3 iU ~ ~j C) ~ ~ ~ ~J CL i} I-- ~ n^` C ~= O f Cz ~"i ~ ~ .. ~ ~ ~~ i.' ~'~ Ln Cl . ...... p +~ ~; { Ct3 , _ ~ ~ ~ ` a~ ~ ! ~ ~ ~ ~ ~ ] ~ f +~' ~ tL? {ll T3 ~ o ~ ~ r~ ~ ° - M N ~ q ~ ~ ~ yy .'. n ~ ~ ~ 1Y ~" l ~ I ~Y ~ i 5 J ~ ~ ~ z ~ t.; 1.~ ~ ~~, ~~~a~~ v~ ~ ~ E:~ ~ ~ ~ ~`~ ~ ~~ ~ ui ~ ~ ; _" ~ ~ ~ € ~ .~ ~ _ n~ ~ ~ ~ t~ c3 ~ ~ m ~ a, ~ ~ f ~ ~~ r" ~ `~' f--~ ~d s `~ ~ ~~.sa~ ~' in D d ~ i~f .. i ~ (~ ~ av 4 rl 1 ~I ~i CV { ~~ I s ~ ~ ~'^" U X45 (C7 ti5 Prop ~ N ~ p ~ .~ ~ [Ll ~ ~~~C] s-. ~ o ~ ~~_~ ~a .~~~- ~ ~~t0~ C3 ~ ~ ' 'CI L C C ~ ~.1 .~ N fL ~~ -~ '` C~ ~ ~t ° aCy ~N ~ ~ ~ ~~ ~~ ~ ~~ ~~ .D ~ ~- ;II ~~~~ ~ ~ ~ ~ ~ .~ °~ ~°~ a. ~ ~ W ~.. L Gy a+ ~ v Vf . } 1.~. 'A U I !' m ^ /{~ ~ . i ~ ~ .i . ~ ~ ~ ~ 'n V~ V~I K~ ~ry~ W! n' ~ ~ lU ~ Ih V ~ ~ } ~ Q a ~ ~ ~ VI~ V V W W ~ ~ ~ ~ { w ^^ I / ~ y , ^ / ~ ~ ~~a~a~aa~, a ~o°-~a~ n~~ Ua~i~N~.a~i~~ ~rJQ._~s~.~v ~-~rn vvc ~ v `~ °~°t°,a~'i~~o~ ~~~c~ama ~ a~m r ~ ar?~mo~~®~ aa~~i~vv~ ~c~ ~ .~u,~~No°rna ~'' ~o~ ~~ ~ ~~o~~~~~ c~ ~~=° ~.°`° ~•~~ n ~' va ' ~ ~ ~~m~~7,~ ~1v~ ~' ~v a~._.C7 ~'rn ~~~ c v~~~ ~ saa3~~ `}` s~,u,.,~~~mQ ~~,.~~~~~ a ~a~ ~ v~ a ~ ~~=~a~~'=~~ ~~~~~a~~-v ~•~~.c ~a~ o-~~~c~v~ ~~~ a~= v ~. aai ~,°,~:~ ~ ~~~ ~ a~~a~a~v a~ma:~--~~ a~a3~ ~ maw aQO ~, ~ o ~'~~~~.E~~~ ~' cv~.~ w-~ , ~~~~av~ v ~ via ~ ~, ~~s~ v~3.~~~U o 3 ~ ~ ~~ ~~ ~ ~ ~ a~ ~ ~ ~v ~~,~a .~~ ~= ~~~.~~ . via a ~ ~ '- ~ ~ t~ d ~ ~. E ~'v• ' ~ ~` v v a v v, ~' .~ v ~. ~ N ~ ~ ~o~ t3 u~T ~, a ~-- ~ v ._ ~ e• rnvaU~c~~,t~~c~ vaawa •~,c~ ~ ~ cu ~N ~~.Q ,~~ cU ~ ate a .~ ~ ° ° ~~r~v~~~~~v~ ~ ~~~~s~'oa~ ~~ ~~~~~U~~ cc~na~~~v~'r a~cn o ~ ~ a ~ . N vo~a~avaa~~a a= vEv.c~-va~ ~*'" ~,-v ~. a a ~ ~ v~,a. ~r~ v ~, 0 rt~xtis~c_v-SC a N v i~~ 3 a =~~~~~~~ a~~ ~~~ o ~ ~' v RJ ~~~'"'Q3~t77 ~;c_3 ~9~vt~Q1~]t~ .~r~nL7 ~ p ua a U •~,~ Q aU~~c vas. v= a ,~ `a ~3ao _ -a v ~_ ~ v.a~Q°'~~.c~~c ~ v01,rn.~ acv°a~r ~,~u o p v N ~~~~ ~.fl}~,,,. ~ Q~7C~~ ~~~ ~ ~vmc~~sUvv~o GL~~yv~~Q~~ °a~~~av~~ U~~ ~~°n ~_ ~ ~ c ~ =a' v~ ~" ~ava~~o•--a-•~ ~ c ~. ~ -a c .~v ~ ~,~ rr N ~~~~i~r~r~0~~'`m , auv~.a~v~~ a, . r~c~ ~~ p C a ~. w ~ ~ u.N~N {] ~ ~~~ ai ~ mi,~ ~ ~ ~ D~ ~ Cl'ff~ ~-YUJUY L~ ~~~~a~3~°,~~ ~ ~~ A ~ X'a ~ ~ Q~.~~~m.n~~ ~ ~ U 5~t~ ~ vi ~..~ v rJ ~. a~ m a (+3 a ~N vi ~ ryry N m ~' t~ ~ d m ~ Appendix "D" Owner Comments N N N N 1-1