HomeMy WebLinkAboutCSD-12-048 - Heritage Permit Application HPA 2012-IV-005 - 25 Joseph St-35 David St~.?, Staff Repvr~
Kl~rc,n~:r~'~:R Commcrnrry5ervicesDeparirtmenr www.kitthenertn
REPORT TO: Heritage Kitchener
DATE OF MEETING: April 3, 2012
SUBMITTED BY: Alain Pinard, Director of Planning
PREPARED BY: Leon Bensason, Coordinator, Cultural Heritage Planning
519-741-2306
WARD(S) INVOLVED: 9
DATE OF REPORT: March 13, 2012
REPORT NO.:
CSD-12-048
SUBJECT: Heritage Permit Application HPA-2012-IV-005
25 Joseph Street
Proposed Addition to 35 David Street
RECOMMENDATION:
That pursuant to Section 33 of the Ontario Heritage Act, Heritage Permit Application
HPA-2012-IV-005 be approved, to permit the alteration of the property municipally
addressed 25 Joseph Street (35 David Street), in accordance with the plans submitted
with the application, subject to the following condition:
1. That the final building permit drawings be submitted and approved by Heritage
Planning staff prior to the issuance of a building permit.
^ Part IV Designated Property
25 Joseph Street
® 35 David Street Proposed Addition
to 35 David Street
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BACKGROUND:
The Community Services Department is in receipt of Heritage Permit Application HPA-2012-IV-
005. The applicant is seeking permission to alter 25 Joseph Street by adding a 21 unit 3%2
storey addition to an existing 18 unit 3%2 storey multiple residential building located at 35 David
Street.
35 David Street is located on real property known as 25 Joseph Street which was designated
under Part IV of the Ontario Heritage Act in 1988. The Part IV designation is associated with the
cultural heritage significance of the former Victoria Public School constructed in 1911-1912. The
heritage attributes identified in the designating by-law are limited to the front (Joseph Street), side
(east and west) elevations, and slate roof of the former Victoria Public School building.
Shortly after its designation in 1988, Victoria Public School was rehabilitated into an affordable
housing complex. In 1993, four 4-unit residential buildings were constructed on the subject
property, facing David Street opposite "the Commons" area of Victoria Park. In 2010, approval
was granted to demolish the four 4-unit buildings due to deterioration caused by mould and the
infiltration of water. That same year, approval was granted to construct a 3%2 storey 18 unit
multiple residential building addressed as 35 David Street. The new building would be located in
the same area occupied by two of the four buildings previously demolished. At the time of the
approval, the applicant advised that the construction of a second similar building in roughly the
same area occupied by the other two buildings previously demolished, may be proposed in the
near future subject to available funding.
REPORT:
HPA 2012-IV-005 proposes the construction of a 21 unit 3%2 storey addition to the existing 18
unit 3%2 storey multiple residential building located at 35 David Street. The applicant is pursuing
constructing an addition to the existing building in order to take advantage of cost savings
associated with building common elevator, lobby and storage facilities.
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Existing 18 Unit 3'/ Storey Multiple
Residential Building Located at
35 David Street
1-2
The proposed addition will be similar in design to the existing building and will feature a
recessed vestibule where the addition connects to the existing building. Like its predecessor,
the lower floor will be clad in a light grey composite stone with the next two floors clad in red
brick and the mansard roof in black asphalt shingles. Windows will be double hung with 1/1
sash featuring a brick soldier course above and light grey precast sills below. Private amenity
areas in the front yard will be enclosed by an iron garden fence and landscaped in a similar
manner as the existing building.
A Heritage Impact Assessment (HIA) was undertaken as part of a related Site Plan Application.
The HIA examined the impact of the proposed addition on the significance of the Victoria School
building and on the Victoria Park Area Heritage Conservation District, including the character of
the surrounding streetscape. The HIA concluded that the proposed addition would not have an
impact on the heritage attributes of the designated Victoria School building, given it is separated
from the former school by the existing 18 unit multiple residential building. The HIA also
concluded that the massing of the combination of the existing building and proposed addition
will complement the David Street streetscape, filling the current void created by the demolition
of the previous 4 unit buildings on the property. The HIA further advised that the development
will establish a strong street presence without overpowering the streetscape, and will provide a
suitable transition from a relatively modest height at street edge to the existing high-rise located
in behind.
The option of developing the 21 units as a separate detached structure rather than as an
addition to the existing building was considered in the HIA. The HIA concluded that separating
the two structures would not accomplish more from a scale or massing perspective; would not
alter views along David Street; and would offer no more compatibility with existing
neighbourhood buildings.
Heritage Planning staff are in agreement with the conclusions of the HIA and are recommending
approval of the subject Heritage Permit Application based on the following:.
• The proposed addition will not impact the heritage attributes of the designated Victoria
Public School building.
The materials to be used in the construction are reflective of those which exist on the
street and within the Victoria Park Area Heritage Conservation District.
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Existing 18 Unit Building Proposed 21 Unit Addition
• The addition will extend a development that is residential in scale and has a strong street
orientation.
The proposed 21 unit addition will be constructed using the same materials and design
as the existing 18 unit building, resulting in a seamless structure that will appear as one
development.
Previous discussion at Heritage Kitchener regarding the HIA questioned whether
cladding the adjoining vestibule with another material would assist to visually separate
the addition and break up the mass of the building. Staff are of the opinion that treating
the vestibule area differently may negatively impact the design and architectural integrity
of the building. Staff also believe the existing building and proposed addition feature a
high degree of design detail and articulation, and that this together with the proposal to
recess the common vestibule area will serve to effectively break up the building mass
along David Street.
Staff concur with the HIA that developing the 21 units as a separate detached building
rather than as an addition would not accomplish more from a scale or massing
perspective. Any separation between the two buildings would be limited in length and
would have little more effect in breaking up building mass along David Street compared
with an addition featuring a connecting vestibule recessed from the building face. Views
approaching the development along David Street from either direction would be similar
whether built as an addition or as a separate structure. Further, having a narrow open
area between buildings raises potential concerns from a CPTED (Crime Prevention
Through Environmental Design) perspective.
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Perspective showing proposed addition to 35 David Street
On the basis of the information contained in this report, Heritage Planning Staff recommend
approval of HPA 2012-IV-005.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
Community Priority -Quality of Life
The City has its own unique culture and heritage. The City has places, spaces and stories that
enrich, enlighten, and guide growth and development. These cultural heritage resources are
integral to the identity of the City, but they also play a significant role in economic development
by helping to enhance quality of life, strengthen distinctiveness, stimulate revitalization and
attract tourism. Under the Ontario Heritage Act, the City can designate properties of cultural
heritage value or interest. Designation publicly acknowledges a property's heritage value and
ensures its conservation for the benefit and enjoyment of present and future generations. Its
conservation is regulated by a designating by-law, which provides a statement of significance
and lists specific heritage attributes. Proposed changes that may impact the statement of
significance and heritage attributes require an approved Heritage Permit Application. As a
result, Heritage Permit Applications support the Quality of Life Community Priority of the City of
Kitchener Strategic Plan.
FINANCIAL IMPLICATIONS:
None
COMMUNITY ENGAGEMENT:
Section 33(4) of the Ontario Heritage Act requires Council to consult with the Municipal Heritage
Committee (Heritage Kitchener) before consenting to a Heritage Permit Application, consenting
to a Heritage Permit Application on terms and conditions, or refusing a Heritage Permit
Application. Members of the community will be informed via circulation of the report to Heritage
Kitchener and via formal consideration by Council.
ACKNOWLEDGED BY: Jeff Willmer, Deputy CAO
Community Services Department
Appendix A:
Heritage Permit Application HPA-2012-IV-005
1-5
HERITAGE PERMIT APPLICATION FOF~M
City of Kitchener
Community Services Department
7 Planning Division
~TCH~.NER. 200 King Street West
Kitchener, Ontario N2G 4G7
(519) 741-2426
Application Na.
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Nature of Appiication
Exterior ^
Demolition ^
Subject Properiy
Municipal Address: ,~~
Legal Description {if known):
Interior
New Construction
Building/Structure Type: Residential
Heritago Designation: Part IV
,.
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^ Signage [~
Altoration ^ Relocation ^
Commercial ^ Industrial ^
Part V (HCD} ^
Is the Subject Property subject to a Heritage Easement or Agreement?
Property Uwner
Name:
Address:
Telephone (Home):
Fax:
Agent (if applicable)
Name:
Address:
Telephone {Home):
Fax:
Written Description
~_ E-Mail:
~~_.
'Telephone (W
~~ - 7 ~`3 L7e'~~~ i E-Mail:
.C cy~ / r- Jar' .~ N ~ f ~~T'
Institutional ^
Y25 ^ NO
I/~y~,.PY1]YYJ G"~I ~ CL..~ I~.S//~~/~Y' lI f'C..~`J C~~
(~IC.lCele''.:3~~ "tiy~(/"i~7r~['CIfS ~ t".r:i
Please provide a written description of the project proposal including any conservation methods you
plan to use. Provide such detail as materials to be used, measurements, paint colours, decorative
details, whether any original building fabric is to be removed or replaced, etc. Use additional pages
as required. Please refer to the City of Kitchener Heritage Permit Application Submission Guidelines
for further guidance.
-~
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Review of City of Kitchener Heri#age Permit Application Submission Guidelines
Describe why it is necessary to undertake the proposed work.
., ~.. _,. r~ rr.-,
Describe how the proposal is consistent with the Part IV individual designating by-law ar the Part V
Heritage Conservation District Plan,
Describe how the proposal is consistent with the Parks Canada Standards and Guidelines tar the
Conservation of Historic Places in Canada (available at www.pc,gc.ca).
Expected Siart Date: ~f/G~L~~ Expected Comple#ion Date: U%/yG /~~G}/~.~
{DaylMonthlYear) {DaylMonthlYear)
Have you discussed this work wiih Heritage Planning Staff? ~ Yes ^ No
if yes, who? .% ~c~~r, ~t~Jt.S~~ ~ ~;-,
s
Have you discussed this work with the Building Division? ~ Yes ~ ~ . ^ No
If yes, who? ~~~ k S'~ ~ /~~
Have you applied for a Building Permit for this work? ^ Yes ~ No
Other Related Applications (BuildinglPlanning): Application No.
Acknowledgement
The undersigned acknowledges that all of the statements contained in documents filed in support
of this application shall be deemed part of this application. The undersigned acknowledges that
receipt of this application by the City of Kitchener -Planning Division does not guarantee it to be a
`complete' application. The undersigned acknowledges that Council of the City of Kitchener shall
determine whether the information submitted forms a complete application. Further review of the
application will be undertaken and the owner or agent may be contacted to provide additional
information and/ar resolve any discrepancies or issues with the application as submitted. Once the
application is deemed to be fully complete, the application will be processed and, if necessary,
scheduled for the next available Heritage Kitchener Committee and Counci3 meeting. Submission
of this application constitutes consent for authorized municipal staff to enter upon the subjecl
property for the purpose of conducting site visits, including photographs, which are necessary far
1-7
the evaluation of this application. The undersigned acknowledges that where an agent has been
identified, the municipality is authorized but not required to contact this person in lieu of the owner
and this person is authorized to act on behalf of the owner far all matters respecting the
application. The undersigned agrees that the proposed work shall be done in accordance with this
application and understands that the approval of this application. under the Ontario Heritage Act
shall not be a waiver of any of the provisions of any by-law of the City of Kitchener cr legislation
including but not limited to the requirements of the Building Code and the honing By-law. The
undersigned acknowledges that in the event this applicatian is approved, any departure from the
conditions imposed by the Council of the City of Kitchener or from the plans or specifications
approved by the Council of the City of Kitchener is prohibited and could result in a fine being
imposed or imprisanment as provided for under the Ontario Heritage Act.
Signature of Owner/Agent: Date: ~~ul~~-~~'~ ~~_
Signature of OwnerfAgent:
Authorization
Date:
If this applicatian is being made by art agentlsolicitor on behalf of the property owner, the following
authorization must be completed:
I 1 We,
hereby authorize
owner of the land that is subject of this application,
to act on my I our behalf in this regard.
Signature of Owner: Date:
Signature of Owner: Date:
The persona! information on this form is collected under the legal authority of Section 33(2),
Section 42(2), and Section 42(2.2) of the Ontario Heritage Act. The information will berused far the
purposes of administering the heritage permit applicatian and ensuring appropriate service of
notice of receipt under Section 33(3) and Section 42'(3) of the Ontario Heritage Act. if you have
any questions about this collection of persona! information, please cantacf the Manager of
Corporate Records, Legislated Services Division, City of Kitchener (519-741-2769).
INTI=RNAL USA ONLY:
Application Number: 2c~r'Z ~ t 6~~ C;[~
Application Received:
Application Complete:.
Notice of Receipt:
Notice of Decision:
90 Day Expiry Date:
1-8
feritage Permit Application
is seeking Councils permission to build a netiv 3 storey 2 i-unit multiple residential
building on the pa-operry municipally addressed 25 Joseph Street, which is designated under Part [V of the
Ontario Heritage Act. "fhe property is ]ocateci o^ the southeast corner of Joseph and David Street and was
designated under Part IV of [he Ontario Heritage Act in 198. The subject property is municipally
addressed as 3~ David Street but is contained within the legal description for 25 Joseph Street. Tire
property is also located immediately adjacent the Victoria Park Area Heritage Conservation District. In
20 i 0, a Heritage Impact Assessment was submitted and approved for the development of a 3 storey l 3 trait
multiple dwelling municipally addressed 35 David Street. The btta3ding was also the subject of a I-Ieritage
Permit Application anci its construction represented Phase One of the development.
The new proposal involves a second phase of construction at 35 David Street and proposes to build an
addition to 35 David Street identified as Phase `I"wo. The proposed addition will mirror the existing
structure, wil3 be of similar height and design to Phase One but would conCain 2l units and feature a central
vestibule and elevator where it connects to the Phase One building.
Gcncr:tl t7vcrvic~v of Proposal
This project proposes to maximize the number of rental housing units at 25 Joseph Street and complete the
final stage of construction -PHASE T'4V0 - 35 David Street.
• Ta canstrtrct Phase Two of apartments at 35 David Street ~.vith twenty-one (21) one becirootn
aparhnent writs that address the greatest need +,vithin the Region of Waterloo - l8 one bedroom
writs at approximately 550 sq. ft. per unit and 3 accessible one bedroom units at approximately
fi50 sq. ft. per unit.
• 'fo cs-eate new affordable rental housing in the City of Kitchener, within blocks of numerous
downtown amenities and one block of the Gl~T 1 Light Rail Transit.
• The first phase of 35 David Street, consisting of eighteen (18) one becirootn apartments, vvas
completed and occupied in March 2011.
• The first p4tase of 35 David Street constructed eighteen units -sixteen one beds-oom units were
funded under the Social Housing Renovation and Renewal Housing Regeneration progr'atn and
two tutus were financed from Kitchener Non-Profit Property Management htc. reserves.
• Architecturally designed in two phases: the first phase occupied the original foot plates of 3l &
35 David and Phase Two will occupy the foot plates of 39 & 43 David Street. The original four 4-
plexes of 16 units wore demolished in early 2D10 due to historical circumstances. Phase One of
1$ units and Phase Two of 2l waits will be connected through a central elevator and vestibule.
• Tltc property is owned b
• During the phase one site plan approval, the Committee of Adjustment approved minor setbacks
and a parking variance. A Phase Two Committee of Adjustment application for a parking
variance has been submitted and is to be reviewed at the C of A meeting on March 20, 2012,
• A full heritage impact assessment vvas completed tntder Phase One and a scoped Drtft I~IIA has
been completed for Phase Two. The scoped HIA for Phase Two is on the Heritage Kitchene:-
March fi, 2D 12 agenda for review.
• TI3e design will maximize LL)/DS stasuiards and other energy efficiencies.
The Phase T~vo building provides entrances at the ground floor on the street side in a lanndscaped amenity
area.
The new building of contemporary design cotnplemersts its neighbour anci provides a transition from the
high rises behind and adjacent to the Victoria School building and Victoria Park.
The new buildinb uses the same materials as the Phase One building, materials reminiscent of adjacent
neighbow-hood historic buildings, namely a brick field with stone foundation and dark roof. Windows
appear and are placed atzd propotrtionecl like rite historic windows in the area.
1
1-9
"Clue proposal reflects the existing lot casfiguratiatl pravidir7g a transition from the scale of adjacent
development to the heritage resource and Park across the street.
Proposed alterations a•esult in no loss of cultural l~eritage value and result in a positive impact on tl~e
streetscape f taeighbaua•hoad context. Phase One concept was envisaged when the HIA was conducted for
the Phase One project.
Pa•o'eef Details - 35 Davicl Street Pltase '1~}vo
Architect: Patrick Siammans, Robertson Simmons Architects
Duncan Bates, Project Manager
130 Weber Street W., Suite 100
1Citcliener, Ontario
519-745-4754
1) Murrieinal rsdciress; 35 Davicl Street
Legal address: 25 Joseph Street, Kitchener-Ball f~050-003-025
"fo the west of 25 Joseph Street is David Street. Phase One of the construction was assigned the street
address of 35 David SU~eet fire and emergency access purposes. The property is owned by
2 Current earn ~lenrcnt of brritclin sand housin units at 25 dose Ali Street:
1910 Heritage Scltool -conversion to 40 apaa~tments - 199.1 construction
New Aparpnent Ann - 60 apartments of rtew construction - 1993 construction
Quads - 16 apartments of new construction - 1993 construction - demolished in 2610
With SHRRP Regeneration funding, 35 David Street Phase One of l 8 units was built and occupied' in
March 201 1.
As of March 2D1 1, there are a total of 1 18 units at 25 losepli Street.
3 ~ David Street P17ase Two proposes an additional 21 arse bedroom apart;nests. Proposal of ]'base Two
~vi11 bi°isg the total unit count to 139 units at 25 Joseph Str°eet.
3) Site deh~ils:
Zoning ire place: R-$, Medium Density Multiple Residential
Legal description: PLAN 154 F"f LOTS 1 TO 4 GCT SUB OF LOT 17 PT LOT i44
Otivnership:
Proximity to
Amenities: One block ko GRT Charles Street station;
Walk to downtown Kitchener, close. to library, Kitchener market, stores,
Kitchener City Hall, Downtown Kitchener activities, Victoria Park trails and
activities to foster community engagement;
Centre for Family Medicine on site and availability for doctor services;
Across the street fi~om Victoria Fark with ample recreational space;
On-site parking is available.
2
1-10
Rationale for one bedroom design: Based an tfle Regionai central housing access waiting list, one bedroom
apartments remain the highest need. The design has been based on the greatest carnmurlity need oFane
bedl'Qar71 U€1ItS. u
Project concept Please Ttiva-three storey elevator apartment building,
+ Central elevator and vestibule connect completed Phase One building to proposed Please Ttivo building;
T~verrty-one {21) one bedraonl apartments - approximately 550 square feet per unit for l S suites and
approximately 650 square Feet per unit far 3 accessible strites;
+ Addresses Region 1~Vait List: the greatest need and congest wait time for affordable housing in
Waterloo Region is for ogle bedroom units and this proposal has been designed to address this need;
• Cn-site laundry, community room and mail deiiver°y;
• Building designed to be totally accessible for persons with physical disabilities - visitibiiity for all
tenants and visitor's;
• Enlarged doorways to accarlnnodate scooters and ~vheelcllairs-encourages visitibility, social
engagement with neighbours, etc;
• Conununity room to encourage community & social development;
• Smoke Free building mirrors first phase;
Energy efficient appliances;
• Central hot water system to reduce operating costs;
• High efficiency heat and air conditioning-controlled by tenant;
• Tenants will control their own inclividual9y (suh-metered) heat and air canditiorling. Rents have been
reduced from the CIWIHC Average Market Rents in order to provide all occupants flee opportunity to
reduce their utility consumption {particulars reflecting rent reduction are identifred in the operating
budget);
• Card ertt:y security system, security cameras in vestibules at entry panels and CCTV system.
1-11
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