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HomeMy WebLinkAboutCSD-12-047 - Official Plan Amendment and Zone Change - 50 & 56l 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 19, 2012 REPORT NO.: CSD-12-047 SUBJECT: OFFICIAL PLAN AMENDMENT OP11/03/K/KA ZONING BY-LAW AMENDMENT ZC11/12/K/KA 50 & 56 KENT AVENUE MENNONITE CENTRAL COMMITTEE (ONTARIO) & WATERLOO REGION DISTRICT SCHOOL BOARD RECOMMENDATION: A. That Official Plan Amendment Application OP111031KIKA for Mennonite Central Committee at 50 and 56 Kent Avenue requesting a change in designation from Community Institutional with Special Policy 3 to Community Institutional with revised Special Policy 3 to permit offices, a financial establishment, warehousing and retail accessory to a social service establishment to be permitted in a new building on the parcel of land specified and illustrated as the `Area of Amendment' on Schedule A, be adopted, in the form shown in the Official Plan Amendment attached to Report CSD 12-047 as Appendix "B", and accordingly forwarded to the Region of Waterloo forapproval; and further B. That Zone Change Application ZC111121KIKA Mennonite Central Committee at 50 and 56 Kent Avenue requesting a change from Community Institutional Zone (I-2) with Special Regulation Provisions 1 R and Community Institutional Zone (I-2) with Special Regulation Provision 1R and Special Use Provision 154U to Community Institutional Zone (I-2) with Special Regulation Provisions 1 R and 602R, Special Use Provision 154U, and Holding Provision 64H on the parcel of land specified and illustrated as the `Subject Area' on Map No. 1, be approved in the form shown in the "Proposed By-law" dated March 9, 2012, attached to Report CSD 12-047 as Appendix "A". EXECUTIVE SUMMARY: Mennonite Central Committee is proposing to amend the Official Plan designation and Zoning to permit the existing range of uses, including social service establishments, financial establishment, offices, accessory retail and accessory warehousing in a new building. Staff recommend that the proposed zone change be approved and Official Plan Amendment be adopted and accordingly forwarded to the Region of Waterloo for approval. 2-1 _ ~. . ,~ . I i~ ~~ `~°~ ~~ ~ * ~ ~~,~~va rd 9 ~.~ . , i ~ - ~ ~ ~~ ~ ~ "~:~ ~ • '~ + , ~~ ~, + ,, y r ' ~ . .i ~! , ~+_ ~`~' .. ti ~~ ~ ~ ~- - ~ ~~ ~ ~~ - ~~ BACKGROUND: s,~ ~f r~ ~&r ~~a ~ ~ ~ ~.,~ "~. ~ ~~ ~ ~ ~y• ~~~~ ~~~ A ti~ f c ~7f' ,.,, i, ° ~` ~^ The subject applications relate to 50 & 56 Kent Avenue and a portion of the Cameron Heights off-site parking lot. The building located at 50 Kent Avenue currently contains Mennonite Central Committee Ontario (MCCO) offices, a credit union, thrift store, and a distribution and warehouse space for donated materials. 56 Kent Avenue contains a single detached dwelling and is also owned by MCCO. The remainder of the subject area contains off-site parking for Cameron Heights and is owned by the Waterloo Region District School Board. MCCO has entered into an agreement of purchase and sale with the School Board to purchase the parking lot lands. MCCO has been located at 50 Kent Avenue since the 1960's as a warehouse and distribution facility. By the mid-1980's the current range of uses including MCCO offices, warehousing, credit union and retail had all been established. The current special use provision recognizes the existing range of uses and permits them to be located in the existing building only. Over the years MCCO has grown and today requires additional space for their facilities. They are proposing to demolish their existing building and the single detached dwelling located at 56 Kent Ave to facilitate their expansion and propose to construct a new 2-storey building. Staff note that a Demolition Control Application has been made for 56 Kent Avenue. This application is proceeding to Committee on the same date under separate cover. z-z REPORT: Proposed Official Plan Amendment The subject lands are currently designated Community Institutional with Special Policy 3 in the Mill Courtland Woodside Park Secondary Plan. This designation permits institutional, residential, community services and social service uses. Special Policy 3 also applies to 50 Kent and permits offices, a financial establishment, warehousing and accessory retail within the existing building. The applicant is proposing to expand their existing operations in a new facility on the subject lands and has applied to expand Special Policy Area 3 so that it applies to the entirety of the subject lands and permits the same range of uses in a new building. As discussed in the Proposed Official Plan Amendment, attached as Appendix `B', staff are of the opinion that the Official Plan Amendment is appropriate for the development and use of the land and is compatible with the surrounding area, and staff recommend the Official Plan Amendment be adopted by Council and forwarded to the Region of Waterloo for approval. Proposed Zoning By-IawAmendment The subject land is zoned Community Institutional Zone (I-2) with Special Regulation Provision 1 R. In addition, Special Use Provision 154U applies to 50 Kent Avenue and allows warehousing and retail accessory to a social service establishment in the existing building. MCCO is proposing to change the zoning on the lands as follows: • to amend Special Use Provision 154U so that it applies to all of the subject lands, and so that it permits warehouse and retail when located together with a social service establishment in a new building. The size of the warehouse shall be restricted to 1,OOOm2 of gross floor area. • to add a new Special Regulation Provision 602R to permit a rearyard setback of 3.0 metres, to permit a financial establishment to be located in a building containing a social service establishment, and to permit parking to be calculated at a plaza calculation rate of 1/28m2, save and except warehouse, which would be calculated separately. • to add Holding Provision 64H to require that an Environmental Noise Assessment be completed and a Record of Site Condition be acknowledged by the Ministry of the Environment to the satisfaction of the Region of Waterloo before any residential or other sensitive uses including educational establishment, day care or religious institution are permitted. Staff are of the opinion that it is appropriate to allow the range of uses to continue on the subject site and within a new building. The main use of social service establishment is already permitted in the I-2 zoning, and each of the other uses are related to the main use as they are all operated by MCCO or related organizations. These uses have existed on this site for many years, and have operated without concern. This area provides a transition from the existing industrial uses to the south to the residential lands to the north, and staff are of the opinion that the range of uses is appropriate as this area continues to redevelop and intensify in the future. MCCO has also applied for a Site Plan Approval for the proposed building which has been reviewed by the Site Plan Review Committee. While the Site Plan cannot receive final approval until the OPA and Zone Change Applications have been approved, SPRC members are supportive of the overall site design. 2-3 With respect to the requested special provisions: First, the owner is proposing to locate the building so that it is located 3.0 metres from the yard adjacent to the Iron Horse Trail Corridor. This yard is the rear yard and requires a setback of 7.5 metres. Staff are supportive of the proposed reduction in this instance. The purpose of a 7.5 metre rear yard setback is to ensure that there is sufficient space separating the rear yards of uses where they back onto one another. In this case, the yard of the proposed building does not abut a private use, but abuts the Iron Horse Trail corridor. The Iron Horse Trail corridor is about 22 metres wide in this location, and there is an 8-10 metre wide vegetated strip owned by the City between the actual trail and the property line. Therefore, there will be about 11-13 metres between the trail itself and any building. Staff are of the opinion that this is an appropriate separation. In addition, the trail corridor provides a 25 metre separation distance between the proposed building and the rearyard of residential properties located along Stirling Avenue, which provides significantly more separation than the standard 7.5 metre rear yard setback would afford without the trail corridor. Therefore, staff are of the opinion that a reduced setback in this location is appropriate and will not have a negative impact on the enjoyment of the trail or of nearby private property. Secondly, the owner is proposing to permit a financial institution to be located together with a social service establishment. There is a financial establishment on the property today, and within the existing building the use has legal non-conforming status. However, this status is lost when the use moves into a new building. Financial establishment is permitted in the existing I-2 zoning, but the regulations specify that it may only be located in a building used as a health clinic, multiple dwelling or residential care facility. The purpose of this regulation is to establish mixed use buildings, and to discourage low-density, standalone financial institutions. In this case, the financial institution is proposed to be co-located with social service and other uses in the proposed mixed use building. This use also helps to intensify the site which is appropriate given its location in a future Rapid Transit Station Area, and in the central city. Further, the use exists today, and operates without concern, and staff are of the opinion that it is appropriate for this use to continue in the new building. The owner is also proposing to establish a parking requirement of 1 space for every 28m2 of gross floor area on the site (excluding the warehouse space which is calculated separately as it does not generate significant demand for parking). Parking for amixed-use building is calculated using a plaza rate of 1 space for every 27 m2. The requested change results in a parking reduction from 152 spaces to 147 spaces. To support the proposed reduction the applicant is proposing a number of Transportation Demand Management measures, including bike lockers, shower facilities and an on-site car-share space. The site is centrally located with excellent proximity to the Iron Horse Trail and other cycling facilities as well as both existing and future transit and rapid transit routes. Planning and Transportation Services staff are of the opinion that the proposed reduction is appropriate. The Region of Waterloo has requested that a holding provision be added to the subject lands. As outlined in the Region of Waterloo's comments attached in Appendix `D', the existing zoning permits sensitive land uses such as residential, day care, religious institution and educational establishment. Regional staff have requested that before sensitive uses are permitted on the lands that an Environmental Noise Assessment be completed and approved by the Region, and that a Record of Site Condition (RSC) be completed and acknowledged by the Ministry of the Environment advising that the RSC has been completed. Sensitive uses are not currently being proposed by MCCO, and the applicant is in agreement with the holding provision being added to the lands. 2-4 Provincial and Regional Policy Considerations The proposed Zoning By-law Amendment and Official Plan Amendment meet the intent of the following Provincial and Regional policies: Provincial Policy Statement The development proposal is consistent with the 2005 Provincial Policy Statement which calls for the planning authority to achieve efficient development patterns and minimize land consumption. Staff are of the opinion that permitting the expansion of the existing range of uses will help intensify the site, which is located in future Rapid Transit Station Areas. In addition, staff are of the opinion that the range of uses proposed is appropriate in this location. Growth Plan forthe GreaterGolden Horseshoe (2006) The 2006 Growth Plan for the Greater Golden Horseshoe, encourages building compact communities and focussing growth to intensification areas. The subject site is located in future Rapid Transit Station Areas, which are intended to intensify in the future. The proposed Official Plan Amendment and Zone Change will help support the intensification of these lands. Regional Official Policies Plan (1998) and Regional Official Plan (2009 -adopted) The proposed Official Plan and Zoning By-law Amendments do not conflict with the Regional Official Plan or Regional Official Policies Plan. AGENCY COMMENTS: Commenting agencies and City departments have no concerns with the proposed Official Plan Amendment or Zone Change, or comments have been addressed through the application process. NEIGHBOURHOOD COMMENTS: As a result of the preliminary circulation of the Official Plan Amendment and Zone Change applications, staff received written responses from three neighbouring property owners. The concerns raised relate to the proposed reduction to the rear yard setback, the location of the warehouse use and related trucking, the impact of the Grand River Conservation Authority Regulations on the lands, and the height of the proposed buildings. First, with respect to the reduced rear yard setback, staff wish to clarify that no buildings, parking or other site works will be permitted to encroach into the Iron Horse Trail Corridor. As described previously, this corridor is 22 metres and includes an 8-12 metre buffer on either side of the 2 metre wide trail, which meanders within the corridor. The property line adjacent to the trail corridor represents the `rear yard' and the purpose of the required 7.5 metre setback is to ensure that where private properties are adjacent to one another a sufficient rear yard separation is provided. In this case, the property line does not abut any privately owned lands and staff are of the opinion that a 3.0 metre separation between the building and the property line is sufficient to preserve the trail corridor and the privacy of property owners backing onto the trail beyond. Through the Site Plan process staff will require that the building elevations along the trail are well designed and attractive, that there are doors and windows opening to the trail, and that appropriate landscaping and lighting is installed between the building and the edge of the corridor. Further, the applicant is required to comply with the City's Tree Management Policy and ensure that vegetation in the trail corridor is protected during site development. Today, MCCO operates a warehouse and distribution centre in the existing building that functions as a drop-off point for donated materials, and space to sort and repackage these 2-5 materials for shipment overseas. The applicant has indicated to staff that the volume of materials handled by the warehouse is not expected to increase significantly as a result of the new building; however, the space will be better designed and more functional for the use. With respect to operations, MCCO has indicated that most deliveries to the site are made by individuals arriving in their personal vehicles. In 2011, MCCO reports that there were 8 shipments out of the site. These are made with a transport truck. MCCO anticipates that in the future shipments could increase to one truck a month. Staff comment that the projected volumes of trucking movements is extremely low compared with any industrial or commercial warehouse operation which may have hundreds of trucks a day. Through the proposed zoning regulations, the warehouse space will be limited to 1,OOOm2 (about 1/5 of the size of the overall building) and the warehouse use will only be permitted when it is located in the same building as and accessory to a social service use. Industrial or commercial warehousing is not, and will not, be permitted on this site. The lands are regulated by the Grand River Conservation Authority (GRCA) due to the proximity to Schneider Creek. The GRCA was circulated notice of the application and they have no objections to the proposed OPA or ZC. They requested that the owner demonstrate that safe access can be provided. Safe access means that in a worst-case flooding situation vehicles and pedestrians will be able to exit the building and parking areas. Safe access has been demonstrated to the GRCA's satisfaction. In addition, a GRCA Permit is required prior to any grading or development within the GRCA regulated area. Property owners are also interested in the height of the proposed building. The new building is proposed to be 2 stories high with a maximum height of about 11 metres. The existing zoning regulations permit anon-residential building to have a height of 15.3 metres and the proposed building conforms to the existing regulations. 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: Preliminary circulation of the Official Plan Amendment and Zone Change was undertaken on January 12, 2012 to agencies and to all property owners within 120 metres of the subject lands. As a result of this circulation, staff received written responses from three property owners (see Appendix "E") which are addressed in this report. All residents who provided comments will be mailed a copy of this report. Notice of these applications will appear in the Record on March 23, 2012. CONCLUSION: City of Kitchener staff support both the proposed Official Plan Amendment and Zone Change applications. Staff are of the opinion that it is appropriate to allow the existing uses to expand within a new building. The requested Official Plan Amendment and Zoning Bylaw Amendment are consistent with the Provincial Policy Statement, Growth Plan for the Greater Golden 2-6 Horseshoe, and the Regional Official Policies Plan. Planning staff recommend that Official Plan Amendment application OP111031K1KA and Zoning By-law Amendment application ZC11/121K/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 & Map 1 Appendix "B" Proposed Official Plan Amendment & Schedule A Appendix "C" Newspaper Advertisement Appendix "D" Department/Agency Comments Appendix "E" Community Input 2-7 Appendix "A" Proposed Zoning By-law PROPOSED BY-LAW March 9, 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 for the City of Kitchener - Mennonite Central Committee (Ontario) & Waterloo Region District School Board -Kent Avenue) 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. 119 and 143 of Appendix "A" to By-law Number 85-1 are 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 Community Institutional Zone (I-2) with Special Regulation Provision 1R to Community Institutional Zone (I-2) with Special Regulation Provisions 1R and 602R, Special Use Provision 154U, and Holding Provision 64H. 2. Schedule Nos. 119 and 143 of Appendix "A" to By-law Number 85-1 are 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 Community Institutional Zone (I-2) with Special Regulation Provision 1 R and Special Use Provision 154U to Community Institutional Zone (I-2) with Special Regulation Provisions 1 R and 602R, Special Use Provision 154U, and Holding Provision 64H. 3. Schedule Nos. 119 and 143 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. 4. Appendix "C" to By-law 85-1 is hereby amended by amending Section 154 thereto as follows: "154U. Notwithstanding Section 32.1 of this By-law, within the lands zoned I-2 shown as affected by this subsection, on Schedules 119 and 143 of Appendix "A", warehouse and retail shall be permitted as accessory to and when located in the same building as the social service establishment to which they are accessory. In addition to the foregoing, a warehouse may not occupy more than 1000m2 of gross floor area." 5. Appendix "D" to By-law 85-1 is hereby amended by adding Section 602 thereto as follows: "602R. Notwithstanding Sections 6.1.2, 32.5 and 32.6 of this By-law, within the lands zoned I-2, shown as affected by this subsection, on Schedules 119 and 143 of Appendix "A": z-s Appendix "A" Proposed Zoning By-law a) the minimum rear yard setback, shall be 3.0 metres; b) a financial establishment shall be permitted to be located in a building also used by a social service establishment; c) parking for all uses shall be calculated at a plaza calculation rate of 1/28m2, excluding any warehouse space which shall be calculated based on 1/1500m2." 6. Appendix "F" to By-law 85-1 is hereby amended by adding Section 64 thereto as follows: "64H. Notwithstanding Section 32.1 of this By-law, within the lands zoned I-2 and shown as affected by this subsection on Schedules 119 and 143 of Appendix "A", no residential uses, religious institution, day care facility or educational establishment shall be permitted until such time as: a) The City of Kitchener is in receipt of a letter from the Regional Municipality of Waterloo, advising that the Region's requirements have been satisfied with respect to the submission of an Environmental Noise Assessment that assess all potential sources of traffic and stationary noise, and any necessary agreement has been entered into, between the City and the Owner, providing for the implementation of any recommended noise mitigation measures; b) The City of Kitchener and the Regional Municipality of Waterloo are in receipt of a Record of Site Condition, prepared in accordance with the Guideline for the Decommissioning and Clean-up of sites in Ontario and acknowledged by the Ministry of the Environment, confirming that the subject property is suitable for residential and other sensitive land uses; and c) The holding symbol affecting these lands has been removed by By-law." 7. This By-law shall come into effect only upon approval by the Minister of Municipal Affairs and Housing, or hislher delegate, of Official Plan Amendment No. ,Kent Ave, but upon such approval, the provisions hereof affecting such lands shall be deemed to have come into force on the date of passing hereof. PASSED at the Council Chambers in the City of Kitchener this day of , 2012 Mayor Clerk 2-9 Appendix "A" Proposed Zoning By-law Z Q Y W N ~ J r ~ ~ N ~ `.~ ,~~ N w~N~(D Z Z N ~ `.~ ,~~ N W~ NrtO Z Z W N z :. O° ~ z :. 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TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER MENNOTIITE CENTRAL COMMITTEE (ONTARIO) AND WATERLOO REGION DISTRICT SCHOOL BOARD 50 & 56 KENT AVENUE 2-11 Appendix "B" -Proposed Official Plan Amendment B-2 AMENDMENT NO. TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER MENNOTIITE CENTRAL COMMITTEE (ONTARIO) AND WATERLOO REGION DISTRICT SCHOOL BOARD 50 & 56 KENT AVENUE TRTTIL, V SECTION 1 TITLE AND COMPONENTS SECTION 2 PURPOSE OF THE AMENDMENT SECTION 3 BASIS OF THE AMENDMENT SECTION 4 THE AMENDMENT A DDL,RTTIT(~'L' C APPENDIX 1 Notice of the Meeting of Planning and Strategic Initiatives Committee of April 16, 2012 APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives Committee -April 16, 2012 APPENDIX 3 Minutes of the Meeting of City Council -April 23, 2012 z 2-12 Appendix "B" -Proposed Official Plan Amendment B-3 AMENDMENT N0. TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER SECTION 1-TITLE AND COMPONENTS This amendment shall be referred to as Amendment No. amendment is comprised of Sections 1 to 4 inclusive. SECTION 2 -PURPOSE OF THE AMENDMENT to the Official Plan of the City of Kitchener. This This Official Plan Amendment proposes to amend the existing Community Institutional designation in the Mill Courtland -Woodside Park Secondary Plan by modifying and expanding Special Policy #3 so that it applies to the entirety of the subject lands, and so that the existing special uses including office, financial establishment, warehousing and retail are permitted in a new building. SECTION 3 -BASIS OF THE AMENDMENT The current land use designation on the subject lands is Community Institutional in the Mill Courtland - Woodside Park Secondary Plan. This designation permits institutional, residential, community service and social service uses. Special Policy 3 applies to 50 Kent Avenue and permits offices, a financial establishment, warehousing and accessory retail within the existing building. This special policy was added to permit Mennonite Central Committee Ontario's (MCCO) current operations which include the offices of their social service establishment, a thrift store, a warehouse and distribution centre for donated materials to be sorted and shipped, and a credit union. MCCO is proposing to expand their existing operations in a new facility on the subject lands. To accommodate the redevelopment, MCCO is in the process of acquiring a portion of the Cameron Heights offsite parking lot from the Waterloo Region District School Board. Off site school parking will continue to be located on the southern portion of the existing parking area, and the lands that will be transferred to MCCO will be used as parking for the new, expanded facility. To accommodate the existing range of uses in a new building and on a larger site, MCCO is proposing to expand the boundaries of Special Policy Area 3 and to permit the current range of uses in a new building. Staff is of the opinion that it is appropriate for MCCO to expand their operations on the subject lands. This organization has been located at this site for many years during which time the uses have been established within the existing building. The proposed expansion will help to increase densities and make more efficient use of the lands and of the existing parking area. The lands are located within a future Rapid Transit Station area and MCCO retains the ability to further intensify their site in the future. Based on the foregoing, the proposed amendment is considered appropriate for the use of the land and is compatible with the surrounding area. The amendment complies with the Regional Official Policies Plan, is consistent with the Provincial Policy Statement and `Places to Grow -Growth Plan for the Greater Golden Horseshoe' . SECTION 4 -THE AMENDMENT 1. The City of Kitchener Official Plan is hereby amended as follows: a) Part 3 -Section 13.4.4 is amended to modify Special Policy #3 as follows: " 3. Notwithstanding the Community Institutional designation, on lands municipally known as 50 & 56 Kent Avenue, and as shown on the attached Schedule `A', offices, a financial establishment, warehousing and retail accessory to a social service establishment shall be permitted. b) Map No. 12 - is amended to expand Special Policy Area No. 3 as shown on the attached Schedule "A". 2-13 Appendix "B" -Proposed Official Plan Amendment B-4 APPENDIX 1 Notice of the Meeting of Planning and Strategic Initiatives Committee of April 16, 2012 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 OFFICIAL PLAN AND ZONING BY-LAW UNDER THE APPLICABLE SECTIONS 17, 22 AND 34 OF THE PLANNING ACT 50 & 56 Kent Avenue The City of Kitchener has received applications for an Official Plan Amendment and Zone Change. The purpose of these applications is to permit the existing range of uses, including social service establishment, financial establishment, offices, retail and accessory warehousing in a proposed new building as well as special regulations to permit a reduction in rearyard setback and parking, and to add a holding provision to the lands. The public meeting will be held by the Planning and Strategic Initiatives Committee, a Committee of Council which deals with planning matters on: MONDAY, April ~6 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 on the Wednesday evening prior to the meeting, in the calendar section of the website http://www.ktchener.ca/calendarlcalendarEvent.aspx), 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 a 2-14 Appendix "B" -Proposed Official Plan Amendment B-5 APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives Committee -April 16, 2012 2-15 Appendix "B" -Proposed Official Plan Amendment B-6 APPENDIX 3 Minutes of the Meeting of City Council -April 23, 2012 2-16 Appendix "6" -Proposed Official Plan Amendment 6-7 Z ~Q J ~ J Q a a a J~w~ QaQQ Z ~ 01~ ~~ ~ ~ ~ N ..Y W `~ ~ J°~ "~ o ~~~ oo 0 ~ c~ ~ ~ ~ y 3M ~~= ~ ~ ~ ~ ~~ ~ H W ~ ~ ~ > ~ ~ ~ ° ~ ~ ° ~ ~ ~ ~ ~ N ^v ~ ~+ ~~~ ~ 0 U ~ ~ W~ N zo z o ~ N ~ _ ~ ~ ~ N _ .~ ~, ~ L Q m ~ ~ ~ ~ ~~, o ~ ~ o ~ ~ 0 ~~~a ~ ~ ~ z N z ~ ~ ~ `~ w~QO V O J = o (~ o ~ c ~ ~ ~ o ~ ~ ~p ~ ~~ L Q ° N ° N ~ ~ ~,ca a ~ ~ ~ 0 ~ 0 ~ ~a ~ c HZ~OC > ~w ~_; o ~ c ~ = c~ a (~ ~ L ~ ~ Q ~ L ~ ~ o U o U `~U~~ p N Q U Q U ~~ > ~ ~ Q O m ~ ~ ~ ~ ~ O ~ N ~ Q - '~ Q p ~ ~ •~ o ~ o .~ O ~ ~ ~ Gs i ~ V ~ _ J ~ J ~ V a ~ D ~ ~_ ~ ~ ~ N z ~ c~ o cn cn a ~ ~ ~ a~~~ ~ Q ~ Y ~ -- _ ~ w c ~ _ __ _ ^ ^ 1•, ~ ~ ,..... r--~ ~_ I Z Q W ~ ~ L V ~ w, W ~ ~ _ ~ ^ ti+ '~ ~ ~ f ~ ~ •.... I ~ _ ' ~ ~ ~ ~ O ,A u, !' !' l~+` f rrr >-~ ~.. ~O ., O ~r Nb ..~,. ., ', •. 1; ,'S ~! if r~ ~~ ~~ Q ~..1 c J = .~ ~ ^ 1 _ 4i - ^ I • U W U 1 ~r` f'. 4'• ~' L ~~ ~ ~ ~. LL Z ^ ^ 1 ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ 1 f ~ ~ ~ ; ~ f ~ O 1~ 1 1 S I ~ ~ 1 b Jf •, . ~:• `. ~ S ' 4~ O 4~ ~~ 1 ~i` f 0 [ 4 _ • I ~ L L ~' ,~ r ~ CV 1 ~ .~ •~ ~ 1. :~: ~+a 1 ~ ~ rs k. :a•~ a ~~ y, ~ ~' ~ . . F { i ' ~' ~r l ti ~r`yl~. S~ ~t ~ ~~ ~, ~~~ ~, L• 4 5 v -. ~~ ~N ti ~~ r -'~~r~'.,a,~•.. { .i t ~. 1 .1 .~ - - - ~ ~ 1 ~~ ~~~ ~~~~~ ~~~~1 ~ ~ ~e ~ ' ~ ~ ~ I7• y., ~ r ~ 4 ~ y , - - - •L ~ ~ ~ ,' ~. L .' ' ~ ~ ' ~ I ~ ~ ~ # ~ I _~_~ ~. . { - I ~ ~ _ ~. ~ ~ ~~4~ ~ ~~ ~~ ~ ~ ~~ 4~;~~ 1~k~~ ~ ~ ~r ~~ti 5Fr` 1'. ~ ~ ~ l t ~ y4 ~ L ~ { ~ 1 s I7~ ~ I , ; ~. _ ;,t ~ ~ . ~ j . i ~~ ~ rti =^~~' ~. "l ~ - . ~ ~~ r ~ r• L I 4 = == i _~ ITS ~. :~. 1 ~ y• ,~ -- ' ~ ~ ~ ~ L } ~ ~` ~~ - ~ ~ ~. ~, ~ .~ ~• h, ~ ~ ~ ~ ~ .1 ~ 1' S• ~L r - ~ ~ W 0 '~_ ~ ~ Z y ~' ~ ~ cv F i f~~ 1 O ~ }^1 11 ,.i ^ r . o W f ~• f ~. s , t r • , m U 1 ~ ^ .~..~; 1 ~i y 1. 4• !' ~~F, { S ~f O S r ` :~•; W (~ .~ W ~ .,,y ~ m 0 G r~nn Q ~ VJ .~ 0 N W ~ ~,:~. .:'~1 J J m J ~ ~~ ~~~// ,~ Q ~ LL W w~ ~ = U °~ ^ V W Z 1- ~ U Z J ^ ^ ^ 0 ~ /n ^ ^ ~ ~f ^ ^ ., ., i ~ ^ 7 r r ^ L "4~ ...... ~ J ... ~•~ b ~~ 2-17 Appendix "C" 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 OFFICIAL PLAN AND ZONING BY-LAW UNDER THE APPLICABLE SECTIONS 17, 22 AND 34 OF THE PLANNING ACT 50 & 56 Kent Avenue The City of Kitchener has received applications for an Official Plan Amendment and Zone Change. The purpose of these applications is to permit the existing range of uses, including social service establishment, financial establishment, offices, retail and accessory warehousing in a proposed new building as well as special regulations to permit a reduction in rearyard setback and parking, and to add a holding provision to the lands. The public meeting will be held by the Planning and Strategic Initiatives Committee, a Committee of Council which deals with planning matters on: MONDAY, April ~6 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 andlor 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 on the Wednesday evening prior to the meeting, in the calendar section of the website http://www.kitchener.ca/calendar/calendarEvent.aspx), 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 2-18 ~~ ~ ~ ~ ~ N~~,t~~C°C ~~ Sul .~ ui ~~.~ ~ C dNl ~ ~~~ ~~~N~~ ~'~ ~~ U~N~~~~ ~~ i~ ~a~•~NNa~+in u9~ ~~ ~N~1~C.~'~ ~~ ~ C ~ ~ ~ ~' ~ ~ C~. to Ri {~ ~ ~ U~ ~ ~~. v~ ~v~~ v v~ ~ ~ ~ C v ~ Cl a.. ~ ,~, ~~+~~CI.C~~UI N ~~ ~~ ~ _ +' it ~ ~. ~~~~~~~ N v~ C +~ ~ ~ C .N (a ~ •~ ~ ~ C C °v v v.-~~'ul v ,~,~ v7a ~ ~ ~ ~~ ~ L~ ~ ~,U~ ~~ ~ ,~. ~ Np ~ ~ IL= ~ tU ~, .m ~ til Al ~ ~f .N ~ ct3 .C Q° N ~lO~~~C ~» ~, ~~C{V ~ e-NC'~ t) QI~~C~4~ GC._~C)~C1C71 ~ ~Nill`8.~~ ~ •-~ , ~ ~ ~~ ~ ~ ~ ~ ~ Ll N .~ ~ ~ ~ ~ ~ ~ ~ ,~ C ~ ~~ ~~ ~ ~ U :~ ~ ~ ~ U •~ ~ ~, C t~ ~ ~ ~ ~~ v ~~° ~ ~ ~ '~ ~ v N ~~ ~~~ C ~ ~ ~ ~ ~ ~ ~ ~ ~.~~ C ~~ ~~Cl, ~ ~ ~ N '~ ~ ~ ~ ~ ~ `'~ ~? ®~ ~N ~ ~~~ ~} ~ C ~ K~~ ~. ~ 'C9 ~ ~ N~ ~ ~~ C ~ ~ ~ ~ ~ N ~ d N '®~ ,vl~~ ~ ~ N ~ A ~ ~ ~ ~ N N N ~ ~ ~ ~ C ~i~N~ ~ ~ ~ ~ ~ ~ ~~' ~ N ~ ~ ~~~ ~~®~ ~ ~~~ C ~ LC~~ ~ ~~ ~ ~ ~ ~ ~ C ~~ ~ ~ ~ ~ ~ ~ ~ ~~~ v ~• ~~ ~°~~~~, .~ ~~~~~ ~ ~ ..~ ~ ~ uj dQ3~ O ~~ N~ ~~ ~ ~~ ~ ~~v C ~ ~ '~~ ~ ~~ ~'QICC~ (~~ U~ N ~ O ~ ~ ~ ~~ .N ~ '~~®{G~ C. 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C t~ ~ t NN C ~ O O ~ ,~ = V `~7 ~ p O ~ C'1 ~ C '~- 4~ ~ y` ~p ~ ,c.c c ao ~ y~ o ~ ~,o ~U~ o ~~ a~ ~~~ ~~ _ ~ ~ ~ ~ ~Nai.~~~~ ~~~c ~ ~r~v~c ~Na ~ca~ro~--.m H~, a~ u~ ¢c~~.o~ n~NVW ~~~,Nm a~ >~c ~~~ ~a ~~ ~,~' .f.~ t,: C ~ ~ ~ N Cd ~ C 0 ~ C c i~7 41 ~' .~: ~ '~ ~ y ~-~ ~ r~ ~ ~tCi.y~~~O 93 ~.C Cp_^'tt{C{] O~,~L~ ~~r ~~ ~iti ~~ ~~ p ~~ O ~ O ~~ U O {ti U r~ r y ~ ~ X y d. N "~ s ~.,. Rt p D ,~, Q! ~ ~ N o n~~ ~ ~'o ca c_~, ~ ~ ~ ~ o ~~ ~ v m i~ o~~~n v~ ~ v ~ ~s o~ A v~~'c ~ o °a-vpr ~ ~~~~c ~ ~'~oo ~~~ro~~~ ~C ~`p ~~C .,c m ~'rn~,~ ~. cYoc~° a Boa ~~-.c~~ ~ ~s "" orn ~. ~ ~ ~ 4U .t3 ~ ~ E31 ~ ~ ~ G3 i~.. C N ~ C O. tIi ~ . O +, I~ '~J O O C ~ , ~ ~ a~+ #O~?~}a~ ~(~LTJ~ ~ ;'UO~'~~ A ~O~ v ~;,0,}"7CCC3~ ~~ ;~'[~ ;~~ 4 °0~~00©.O N~N.Cp ~ ~ NO....= Qt!? (]7sp~ Or rp ,.,. N }- G1 ~ ~.. U ~. ~ Q o ,o N ~ t~ J Q ~ E ~ ~ ~t..n ,m .... s ~. m .R. ~- I~ ra ~ 2-20 I ~ ~ I ~ ~ ~ p,~tl# ® ~ ~ ~ ~ ~~ ~ ~ ~~ ~~~ c ~~ o. ~ ~~ ~ ~~~ ~ ~ ~~ a o ~ ~, ~ w c ~~ ~ ~ ~. ~ .~ ~: ~~ ;~ ~ ~ ~ ~ ~ ~ t E ~ ~` ~ ~. d ~ ~ ' ~ ~ `~ ~ ~ ~ ~ ® ~ ~ ~U ~ ~ ~ ~ ~ t0 ~ C ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ Q1 ~- ~ v ~ ~ ~ ® ~~~~ ~ ~~C7 ~ ~# ~ E ~ ,~ ~ [~ ~ ~ ~ N ~ m ~ ~ ~ ~ ~ ~ ,~ ~ ~ ~'S ~ - ~ ~ r~{ ~~ tU~' ~ e-'[ i~ 1~- ~ ~ ~~~ tf1 ~. ~ F ~ 4.; ~ ~ ~ ~ ~ ~ Appendix "D" Departure Agency Comments r~+ ~a N n ~, w "~ H '~D N Y ~1 df *' 3~ ~ .~ 3 ~~~ ~~~ d ,~ Q ~~'~ ~ o ~ ~ ~ ~~'~ ~ ~ ~ _ ~ ~~ ~ ~' ~ ~-r a~ u ~ ~ ~ ~ ~ ~ ~ ~ ~. ,~ *' ~ ~ ~ ~ ~; ~ ~ ~ Y ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ qi ~ ~ d' ~ ~ ~ ' ~ ~ "CS ,, A ~~ ~ ~ ~ ~ © ~ 0 '; ~ ~ ~ , y, ~ ~ tr U ~ ai ~ j ~ ~ r ~° ~. 0 q ~ ~ ~ ~ A. 0 U ~- '~ N ~ L1. a ~ ~ U ~ ~o ~ ro Q ~ ~ ~ ~ Q~ ~ U 4 ~" Q] ^' V ~ i r ~ G ?, ~ ~ ~ ~ ~ {y N ~ Q ~ c m w ~u a ~~ ~ is a .~ ~ E ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ va a ~~a v"~ oa ~ vc o ~ ~ ~ a ~ °A ro ~ n a ~ ~N1-u} ~ _ a r i ~.~vc r m~ A. ~ Q W ~ ~ ~ ~ ~ u ~, ~ ~a~ :x ~C~~.~ ~J ~~~~~ U ~ ~ ~ ~ ~ ~~ ~ ~~~ ~~ u ~' ~~. v~y~ `" G3 41 Q ~ Q~ ~,~N~~ va'~'00~'~C ~~ ~ ~17~`~` ~ ~ ~~-a~~n~,~ ~-~u~--~:~:W N b N r N 2- 21 De ~ ~ ~ ~~ ~ ~ ~ ~~~ ~ ~ ~ ~ ~ ~~~ ~ ~ ~ ~ ~ ~ ~ m ~ `~ ~ ~ ~ ~~ ~ ~ ~ ~ ~ ~ ~ ~~ ~ ~ ~~~~ ~ ~~ ~ ~, ~ ~ ~ ~ ~ ~ ~ , ~~~5 ~ t~ ~ ~~ ~ ~ ~ ~ ~ ~ ~ ~ ~ c ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~. ~, ~ ~ ~ ~ ~ ~ ~. ~ A °~~c~v °'~c~ ~ c~ ~ ~ ~~, ~,~ ~~~ ~ ~ ° ~ ~ ~~o~~w ~ ~ ~,w~ ~ca~v~~ Appendix "D" ~rtment/Agency Comments n ~ ,` - :~, ~~~ F,. o ~ Uf ~ ~ to . R3 ~ ~ ¢ x ~ ~ a ~~ o ~ ' N a ~ ~ ~ ~ v ~ ° ~ °~ ~ ~ ri Q ~ ~ , ~. ~" ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~~ W ~ ~~,C ~ ~ ~ ~ pQ '~ ~ ~ a 4) _ ~ N o ~' ~ z 4 ~ a > ~ ~ ~ a~ ~ LL p ~ ttr ~ ~y+~ !Go ~ L ~ C ~ '' ~ \. QJ U ~' ~ U 1n. q ~ ~ ~ Q ~ ~ dry 0~t ~~C`3 r^! ~ ~ ~ ~ U ~~ ~N ~~U' W ~ ~y `~.~ ~ ~ ~ {d ~ {~ ~~n ~ ~ ~ u ~ N qy O ~ firr ~ ~ ~~ ~~ ~mZ ~. ~ ..~` '~ LL ~CLWtL ~UNi4~ ~ ~~ 2-22 ~ ~ - ~: „~~.. ~ ~~ ~`~~ ~ ,.~~ ~~a~ ~ a~ ~~ ~ ~~ ~a~~ ~ ~~ ~ ~ .~ ~; ~ ~ a~ 'ca ~ ~~,~~ ay ~- ~ ~ ~ava~,~~,~ ~ ~~ r~~~;~ ~ ~ ,~~ ~~ ~ ~~ ~ ~ ~ ~ o ~ ~' ~ ~ ~, ~~ ~ ~ tV ~ ~~~ ?~~~~ ~ ~ ~U~~W N ~ ~~~~~ ~~ ~~' ' ` ~ i~ ~ n3 ~.,. to LJ p nJ y „.. ,.. ~ y "~ q) 4, ~ ~ ~~ ~ ~ ~ ~~` ~ ~ ~ ~ ~ ~ ~ ~ ~~~' ~ ~ ~ ~ `~' tCt y td to ~ r:, ~ ~ ~}, O) ~ ~:.. ~ ~ ~ q(1 ~ - x=~: ~ ~ ~ ~ ~ ~ fit,, v ci ~ t~. q a°' y~ .~ ,~ ~~v t ~ ~ ~ ~ ~ ~' ~ ~ as a~ ~ ~ ~ ~ ~, a~ ~ ~~~~ a ° ~ ~ ~ o~b~ ~~~ ~ ~ ~ ~~ a s=„ ~ ~ ~s ~ ~ ~ ~ ~ ~ ~~ ~ ~ ~ua~~'cn ~ ~ ~ a ~~~ ~/ ~ ~, a ~ } .~:. ~ {"""~ ~ ~ ~} .~ ~ ~ vyi d ,w ~ IMF ~ ~ G ~ ~ ~ ~ S y,~ U Q w Appendix "D" ~ ~ ~ ~ ®~ D `~ artment/Agency Comments ~~~ N ~~~~ ~~ a ~~~~~ .~ ~ ~ ~ ~ ~~~ e~ ~ v ~ ~~~~~ ~ ~ ~ ~ ~ ~ ~ ~, r ~ ~ ~ ~ y~„ ~U ~ ~ ~i ~a.7 c~aa ,~~~~~ U ~~ ~ ~ ~ 9 ~ ~ u~. ~ ~ •~ ~ a to ~ > ~ ~ ~ ~~ u ,~ ~ sd tai 'a ~ .~ . ~ ~ 0~ ~~ ~`~~~, ~ ~' ~ > ai M ~ri~ ~ m ~ ~~ ~ ~ ~ ~ o ~ .~ ~. ~~ ~a ~ ~~~~~ ~ w ~~~ ~o ~ ~ ~~~.~n ~ w ~.~° a~ ~ ~ ~rac~~~ ~ ~ _ ~ ~ n ~ ,x} U °Cy ~ GJ e~i d~-+ '~ n ~ ~_ ~ ~ ~ C m '~ ~ ~ ~i ~ ~ ~ .~ C m fY y~ G .i` 'L ~ .~ ~((]~~ 4 `© ~ ~ ~ LL w 1'"~ Q c `'~ a \d m ~^^ ~ ~ ~; 3 C w~ ~ ~~ ~ ~ ~ ~ ~ 4 c ~ ~. . ~~~ a~ M~ ~ ~ '~ ~ t3 1] ~~~ ~~~ ~° V ~ ~ ~~~ r~ ~ ~. a ° ~ ~ ~ ~ U ~ ~ a~ ~'" W U U ~ 39 ~ N D i7 ~ C ~ C ~ . a ~ ~ m ° $ a~~N w ~ ~'~~ u' W d o ~ ~ ~ ~ ~ ~ ~ ~ ~~~~ m~ ~~ ~ o~ Qj m ~o~ ~~ ~ ~ ~;~~ "~""' U7 ~ G~ ~ _, r Y N / ~ ~.. r ~ i _ tl . 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Arty inferpre~tiaas ar CiX1pt+5ianS dratim tram 3hi5 map era She s4?a t8gpartgiai.§ty ~ r}3e User. the source for each date layer ~ Srvawn in paranhseses ~ the map Isgead. for a camplere sting at sources and ciSBGons gd la: 6r>~rJ/gritae~grendrivna¢ldocr~'oarcesCitatlnnrl.kfm A 22 4d 6& 88m. v__~ NAA 1983, urkrZane 17 5caia 4:1,9x3 ~ flA ~ •~ ,,LW~ n~ dY t+~+ a ~+ ~ a"~-r ~ yW 'Cl 'C3 ~ 3 ~ ~ /.. fir" ~ ~ .~ '~ l~ '~ ~ ~ ~ ~ ~ ~ ro~ a a c~'~ ~'«. ° ~ ~ ~ a ~u _ ~ ~ ~ o ~.~. ~ ~ ~ ~ a ~ ~ ~ a~ ~~ , +~a~~~ai. ~, r ~~„ ~ y ~~ ~ ~ ~ ~ 'C1 a ~ .~ ..,.,~ ru ~ ~+ , ; ~ ~ c7 a a ~ ~.~ ~ ~ a~b~~ ~ a a a °' o'~ ~, ~3 ro a °a'p~° ~~~ ~~, ~ a~,~~© m ~ ro ~ DJ1 ~ bA w " Q ~L C1 C] ~ ~;' Gj ~? 47 U a ~ a ~. w.w ~ ~~ C W "~ "' OA ~ rr 1. .:. ~, ~ ~ ... ~ ~ d ~ Qr ~ ..~ .~ ~ ~i cd ~ ~ 4] ~ M ~ P 3 a ~~ a tC p" k•+ ~ ~ "o ~ ~" N ~ LJ o ~,y~~ ~ ~,~"'' ~,~ ~ ~.~ a~~ bQya *m, W.~ t/} ~~,~~ a ~ •al .° ~ ro ~ u ~ ~~ ~ m .~ N ~~ i ~~? wro •rs y~~o~ c~ aU~ ~.~aa~ ~a,~ ~~~~ ~ ~aa .~ ~ ~ ~~ t~~ ~ ~ .. orb ~ No~a~~, ~ ~'~ a ~~,v~ y ~ ab ~ ~oa~ a ~ C7•~~ a a v > ~ ~,~ ~ ~ ~ ~~~ a H.~~ ~~ ro , G~~'~a~~ ~ z~, ~ i."'~? ro ~'v~ o b ~~~ ~ ~ o 3 .~ n ~ a ~ ~ ~ ~ ~ ~~ a ~~ ~ ~ ~~~'' ~ p ~ ; 4~ ~ ~ o ~C a ~o a i~ ~ ~ p ~ ~ aid ~ ~ ~ .w m ~' cz, ~ - ~ ~ ~a ~ ~ ~~ ~ ~~"~ a ~ ~ro~ ~ . w > , ~ 3~~~ ~ oaoa~'w~ o~ ~ o.~~o orb h ~ . ~ ~ ~` ~ v~rop ~ ~~ a~ ~v. ;._,~ ~.~ o o o , v~ ~ ~ fur r'~n p '~ •w ~ -r">-,-, ~ a ~ p ~ ~ p A~ ~ w ~ ° r y O ~ U ~ ~ ~ ~ •p ~ ~ ~ ~ ~ ~ ~;d ~ 4] a. rn ~ ~ Cm oa 'i D ~ ~ y r~' ~ ~U "~ s. ~" a~ p. ~ ~ ~ ~s. a ~ ~F°+~'` ~ ~ 3 ~~ ~ ~~" ~ ~ ~ ~;U> Irv s, ,°" v~. ~+'~-' ~ ~ ~ ,~ B a ~U .~,~ •~ ~~ a ~, ~~ a ~tdroro~} ~~p~ C ~~ ~~ ~z h I , ,.~~.~. , W~ ~U u ~ ~ ar~,3.~ ~; o 0 0 0 0 : ~•},,~N~'~ "a ~ `~ ~`a `'a ~ ~, ~ ~ Otis ~ ,w ~(~ ~ ro ~~ as wA, v, ~ ~ ~ " ~ ~ ~ ~ ~ ~ as°~ ~ ~ Nx wo a ~aaoo~ ~" ~ +-". ~""w ~ D ~~,~,~°~3 0 R, ~. ~ 'rn I~ ~ ,~ r-i ,~a i-,w f°~ V1 C7 '~ ,~ma,~ E-~ A,'~ U a rh ~~ ~ !]rt V U ~+ ~ ~ ~ ~ 3 ~ ~ Appendix "D" nt/Agency Comments 2-24 co~y~rtt~ rya ~y~ Gons~ryatron nor~ty, 2r>~~ ~Hts ~ is r~or TO BE us~u ~aR iaAVtca~naw ~ E ':~~•a~ 4~ :~ 1 ~u ~~ i~ p ' r r . ~ . ~ ~ a. ~ ~ ~. ~ sn sn. ~'3 ~ ~ ~ ~ ~ ~ ~ cG. ~ ~ ~~a ?~~ ~ ~ ~ ~ ~ ~~~ ~ ~~ ~~ ~~~ ~..a ~ ~ p ~r ~d ~.:. ~-y ~'~~. R. '~~ ~~~ ,Cry Q~~ ,~ ~~ ~ ~ Gi ~ CI' ... 'C7 ~ ~ ~ 'rqn ~ vY . td ~ ~ ~ ~ ~+ C}.. ~ a.' ~ U ~ 1 0 , 1 ~ •~ .ttl ~~ ~ .>ro '"" l7 ~ ~ ~ ~ .~1 ~ ~ q ~ ~ a ~ ~ as ~ U7 '~7 ~ ~... R 4J £]. tai ~ ~ t0 c,3: ~ r+ y ~ '~ y ~ `~ a N >~ ~ >~ ~ a ~ ~ ~ .~ ~ t3 ~ ~ ~"' ~ ~ ~ ~ ~ Cd W ~ ~ CCS _ " k. • p1 (~ to V l ~"' !9 ~ ~. P., .~ ~ ~ ,~ Cd y,, .~. ,~+ C7' pry: ~ ~ ~s a1 ~~+``a"~ ~ ~ ~ ~. ,C ~ ~ Lam. 0 y ~ a+ ~ ~ @r W "~f ~_ ar ~ ~ ri} a ~ ~ : ~ A ~ 6} , C ~ p1 itl Q). pi fl . ~ . ~ 7 ~ ~ /~!c!,~MM v ppaw« ppc,qa~ ~ 4N ~ 'i^1' yy a a~y~~ ~ ~ ay ppl~yy .-/ .~ ~a/~~ C~'w-l ~ H ~!! 1Y f.~ .>w ~~y?~y ~ i~4' .V ,~~q V1 F3Wv /~~ ~ ~ ~,q 'Wid ~ U' €y~ ~ T- c~ Y"'CAS. ~ ~r qq }~ l ~ V N ~ ~ ~ ~c~~~. ~ w ~ ~ tw Wy p a ~;>_;; M V ~ ~ I I «» r. of ~e''~~~^~ ~ ~ ,`~ fl7 ~~. a,, cv ra a ~;: rte.: ~ o ~ '~ ~ ~. ~ W ~ ~? ~ .f~ ~J3F ~3 ~ ~ ~ fan ~ _~ ~ tl] 1.: ~+ ~ ~ (j ~ w ~+ ~~.yN N ... -,~~.. ~~,:; M ~ ~,, ~, as ~ ~ sw a~ U ,-; ~~~, ~ ~ y a ~ ~, ~ a .. ~ a ~, ~~< a :~. v a ~: ~ ~ ~ ~~ ~~ w ~~~~~~ ~ ~ ~¢ '~ u~ :r;~ - ~ vii ~ Ga ~ t% C ~ ~ ~ y ~ ~ ~ rii ' W ~ ~> ~ ~ C4 a a ~ W ~ ~ l~ C ~n a+ Cd v ~ ~ (~1 ~ 6 D'r' ~ y~ ~~ ~ ~ c., "r ,~~, *`' IXS its ~'° s.. 43 a cd~,~m ~ Q ~ ~ R:a ..r ~.~ ~ ~ ~ ~ ~c~ x ~~ '~ ~=~~~~ o ~~ V~ ~~ ~ ~•~ ~ td ~} `~ ,~ ~U O ~ ~ .ae ~ za ~ " '~ ~ ca ~ u ~~~ ~~,~ ~~ jai ~tr.~3° +. ~ y ~ "C7 ~ vii ~ '~ a a ~ o a•~ w ~ p jj^~• ~~..rr ~w yJ+l . w M iU V v f+ ~J ~ ~ ~,+ ~'.' o 1~ ~, ~w ~ C7 ~ C ~ ~ W won "'aa ~~ az~ri~.~ ~ °' .a .~ "~ 3 „° p, a ~, ~ *' ~ .e :~ u as ~ aa.+4i ~Q +n ~ ~~CS"G~ ~+ ~ ~ ~ m ~ D11 ~ ._ O ~ ~ c V T1 y ~ y 7 *3 ~ uw v i~ ~~ -a ~, Appendix "D" e~partment/Agency Comments n 4. y N w ~~ ,~ ~, n u '~ w ~ D ~ y. ~~ M vd }~ ~ 2-25 Appendix "D" Department/Agency Comments ~n N Q C`M r-+ fJ cd '.~ .~ w lV t'" r- D N tD r ro c ~. a ~~ d C Y 0 c~ m ~. ~. 0 U t~ ~ 0 ;~ N ~ lU ~ ~ ~ ~ ~ ~ N fq ~ C 0 ~ ~_ ~ 9.~ ro~ ~ N ,~ 9 p ~ ~ ~ ~ ~3 ~ ~~ ~~ ~~ a ~. c~ sv ~ a, a ~ro ~ ~- m u ,~ ., H~ v r: ,~ ~~` ~"! c~ ~ -~+ ~ G t~ '" n ~~~ ~~w .~ ,~ u _.~ ~: ,~„ ~ ... ~G W,~ ca ~..•~ ~~ ~r~. ~~~~ ~, ,,~ ~S "~ Q~ ~+.~ ..., fii ~"~ ~~-f '¢ Q ~ ~ ~ ~ ~ ~ :~ r--• ~ ~ 9 ~~~ .. ~~ ~ c~~ ~ ao ~ A x~ "~ a~~ 2-26 ~E~ ~: ~ ~ ~ ~~~ ~ ~ ~~ ~~~~ ® ~ E ~~ ~~e~~ ®.ca~ ~, v~ ~~~~ ~,~~~~~ c~ ~~ ~' ~ ~ ~~ ~~ c~~ ~ ~ ~ ~ ~'~ ~ ~ ~~ ~ ~~ ~ v~~,~o~ ~ ~ ~ ~.~ ~ ~ ~~~~ ~~~ ciao ~ ~~ ~ E a~ ~ ~ ~~~~ ~~ ~ ~ E ~ ' .~,~ ~,~ ~ a c '~~,~ cam ~ ~• E ~~ ~~ ~~~ ~®~ ~~ ~ ~~ ~~' ` ~~~~~~" a~Q~~~~ E ui c~, ~ ~ N~~~~ ~~~~~~ y ~ ~ ~ ~ ~ ~; ~ .~ Q~ ~. ~ tJ ~ ~ ~ ~ ~ ~ N ~ ~ ~ G tU f~ N ~ ~ ~» ~ ~ ~ ~ ~, t~ 1nM1 ~ ~W w V' ~ ~ ~ , -.f. V/ ~ ~ L +~ ~ ~ ~ ~~ ~ f ~p ~` `v V j N ~q ~ ~ ny ~ ~ ~ ~ ~ ~ \ ~1 , W ~ ~ ~ ~ ~ ~ mom` ~y ~ ~ ~ p w O L fV~AI 'fir ' V Lw . `o ~ ..~ ~ ~ ~ ~ •v~ 7,~ ~ti ~ ~ ~ cn ~ ~ ~ ~ ~~... ~ ~ ~ ~ -: ~ ~ N p ~ p~o ~ ~ ~,~ ~ Q ~, ~ a ~ , 9~ .,c d}c ~ ~ O ~ ~ ~ ~ ~ {O~QO 2 ~ tr„ C c~~ ~ ~ ~ ~ ~ ~ 0 ~ ~ `~ ~Nc~~ ~ ~ c ~ ~ ~ Gac~ N v f ~ ..~ t/? Q ~ ~3 „ ~ . ,~ .. ~ C .n ~ 0~~ ,~ ..• ~ , ~ °• ~ ~ c ~" 6 ~ ~ D '~" o ~ ~ ~ ~ ~ Q c .. ~` ~ ~ w4 ~ ~ ~/ rVV '•~SJ 1 ('[ ~ }~ `t v p(~"''°' V ~, A ' s ,L + i~!/r ~ Vl ..r, ~: ~ ~~ ~ Lc~~ ~ V ' ~ 5 ~ '~ .-Yr a. ~ ~ ~ ~ E ~ "O ~ ~ ~' r~r~ A k Ae ~ ~~~ ~ r+ for e L c 3 eQ~' ~ ~ ~ ~ A ~,,, ~ ~ "T~ ~ 'C~3 ~ ~ E U ? ^~ '~ ~~ ~ }, ~ .~ ~ ~ ~ ~ ~ N tU ~ ~ ~•., .~ d ~ .Y C (S3 ~ ~^ J, ~ ~ ~3 z. D ~ y , J1 [Cf ~ d Q ~ ~ s ~ ;.~ p) i17 O~ Qj ~ ~~ v E ~ N ~ c ~ ~ ~ ~ ~ ~. r.~' ~ ~ ~ ,~ G~ ~ ('( LSD ~t ~ ~ ~ Q a ~ ~ ~ v~~ {~S'~ may, l ~ ~~ U ~ ~ ) ..5~ ~ ~ ~ l?r ~^ r~ ~ ~` ~ ~ ~ ~ L ~ ~. ~j ~ ~ ~ y~»~ ~ ~L V M, ~ ~ 1w /'~'- ~ V ~ v~• ~ 3 1Y P R! LL I .C ~~( J ry ~7-~ //~ «g ru_~[~ ((S ~ ~ Vp /~ „ ~ ~ y ~ - ~ 1..f. ^W! a :,.~~~~- .~ ~ ~ m ~ ,~- w- U c~ ro m a. ~, ~ Appendix "E" Community Input 2-27 ,~ ~ A ~1 ~ a fl ^ ~ ~ ~ 4' ` U ~ 1 r ~ ~ ~ , ~ v ~ ~ 1e ~ r~ 3 ~ ~ ~ ~ ~ 4~ ~ ~ ~ ~ ~ ti E' ~ ~ ~ m® ~ ~ ~ ~, ~ ,~ ~ «. ~ ~ ~a ~ y ~ ~ ~ r ° +a ~ r ~ ~: ~ ~ ~ ~ ~ ~' •~ f ~ ~~ ~ ~ ~~ Q ' v ~ ~., & ~ ~ - ~ V S 4 ~ o ~ ~ ~1 ~ 3 ~ ~ a- iU Q ~ ' ~!. c ~ ~ 1 n ~ ~ a ~ ~ ~ ~ n .~ ~ ~ ~ °~ . 3 C5 ~~ ~' ~ ~ ~ ° ~ ~ i~ ~ ~ ~ ~ ~ ._ a ~ ~ ~ ~ ~ ~ ~ 'O ~ U ' : rr: . ~ ~ ~ ~ ~ ~ T7 ~ ~ ~,} ~ S ;~ u ` ~ ~ ~ / 1 ~ ~ ~ ~ ~ .J L~~ ~L ! ~ ~ 1~ ~= k,, f ~ ~ ~ ~~ Q3t~i~~ } ~~1~ ~~~4 ~ ~ ~ ~ tJ ~ ~ ~ ~~ Q ~ ~ ~ ~~ ~ •~ ~ ~ i~n4 ~ .~ ~ ~ 4. ~ ~ ~ ~ ~~ ~ ~. ~~ ~ ~ ~~ ~~ ~~~~ ~~ .~~~~ ~'gy~Z *~ ~~ ~~~~ ~ ~ ~°+ ~ ~ ~ ~ U ~ ~ ~~ ~ ~~~~ ~~~ ®~~ ~CU~~ ~ _~ C .~ N ®.~~ ~ ;~~~~~ ~~~~ ~ U ~ ~ ~ ®~~~ °~ ~ ~ ~, ~ ~ ~ ~ C ~.: _~ ~ ~ ~ ~ ~ C ~~~~ ~ ~ ~ ~ ~ o ~ C ~'~ ~ ® ~ W~ ,~ ~ ~ f~0 .~ ~ Z ff3 8 ~ ~ r-I ~_ ~ ~~ !~° U Cp f[3 t0 ~ ~ LL E1J LL. f~ ~~ ~~ ~ ~3 ~3 ~ ~ o N ~ ~ 4 ~ C ~ ~ Y ~ ~ Rte} .~ L1 OY ~ t"'a N GL1 Q ©~, ~ t0 L°' ~ si ~ LL ~ ~ N ,a? t~ ~ ~ ~; ~ ~~ ~ ~ nn ~~~m ~Uu ~ ~ 1°~~ ~ Q ~ ©~ a (, ~~U O u7 .. II. ~o~ (~ ~. *' A ~ q~'U ~ ~' ~ G1. p ~ S ~ ~, o 0 ~, D '~ ~: ~ `,~ r( ~~ ~~ U ~~ ~ ~ O N C I 1 ~ ~ C N .~ '~ v m S ~. q ~, _. ~ 0 a w ~, w U nl N .I ~ ~ c~ Q ~ ~ ~ C ~ ~~N~ ©~~~ O ~ ~ ~ _ ]7,~N .C! ~ U ~ ~ ~yY„ ~ ~ ~ ~ ~ U7~~' Q3~~r~-+N ~~~~ C ©~ ~ ~ ti] ~ ~; a ~ v ~Nc~~ ~ v ~ ~ ®Q~~ ,~ N ,~,, U ~ ~ ~~ ~ U ~ C L ~ ~ v-'m© as C m L = L '~ ~ ~ ~ ~ O ~ ~ .~~~© r r ~ a ~ ~~~ o ci ~ ~ ~ a~ ~ ~ ~ y a~ . / } ~ ~ ~ , ,, ,] ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ U ~? _ ~ ~ [-{ +~ ~ ,~ ~~ v N Z ~ © d ~ e ~ ~~~ F" t~7 CCU N f~ A. ~ L1. W 1~ Appendix "E" Community Input 2-28