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HomeMy WebLinkAboutCSD-12-114 - Zone Change Demolition Control - 21 Birch Avenue.Staff Rye orb _ ~ I~TCH~~v~,R Communr~y Services Departmerr~ www.kir~henercrt REPORT TO: Planning & Strategic Initiatives Committee DATE OF MEETING: September 10, 2012 SUBMITTED BY: Alain Pinard, Director of Planning PREPARED BY: Garett Stevenson, Planner (519-741-3400 x 3158) Alexandra Pires, Planning Technician (519-741-3400 x 3177) WARD(S) INVOLVED: Ward 10 DATE OF REPORT: August 23, 2012 REPORT NO.: CSD-12-114 SUBJECT: ZONE CHANGE APPLICATION ZC12/008/B/GS & DEMOLITION CONTROL APPLICATION DC12/011/B/GS 21 BIRCH AVENUE MARY & DRAGAN CIKIC ~o~,o ~~ N P~ A ~ ~~ <~ `~ y ~~ ~Q~~ ~~ $U O ~~ N S~ Gv~4P Subject Area: 21 Birch Avenue 3-1 RECOMMENTATION: That Zone Change Application ZC12/008/B/GS for Mary and Dragan Cikic at 21 Birch Avenue, for the purpose of changing the zoning from Residential Three (R-3) to Residential Four (R-4) in the form shown in the "Proposed By-law" dated August 8, 2012, attached to Report CSD- 12-114 as Appendix "A", be approved, and further, That Demolition Control Application DC12/011/B/GS requesting permission to demolish one (1) single detached dwelling located at 21 Birch Avenue, owned by Mary and Dragan Cikic, be approved subject to the following condition: 1. That the owner obtains a building permit for the proposed residential dwelling unit; and, That upon satisfaction of condition 1, the Chief Building Official may authorize and issue a demolition permit under Section 33(6) of the Planning Act subject to the following condition: In the event that construction of the new dwelling unit is not substantially complete within 2-years of the date of issuance of the demolition permit, the City Clerk may enter on the collector's roll, to be collected in like manner as municipal taxes, $20,000 for each dwelling unit contained in the residential properties in respect of which the demolition permit is issued and such sum shall, until the payment thereof, be a lien or charge upon the land in respect of which the permit to demolish the residential property is issued. REPORT: The City of Kitchener has received an application to change the zoning on the lands at 21 Birch Avenue from Residential Three (R-3) to Residential Four (R-4). The subject property is currently zoned Residential Three (R-3) which permits a variety of residential uses including: Coach House Dwelling Unit, Duplex Dwelling, Home Business, Private Home Day Care, Residential Care Facility, and Single Detached Dwellings. In addition to the uses permitted by the Residential Three (R-3) regulations, Residential Four (R-4) zoning allows for Semi-Detached Dwellings. The subject property is located near the intersection of Guelph Street and Birch Avenue and is currently developed with a single detached dwelling. The existing dwelling is in poor condition and is not fit for habitation. The property is designated as Low Rise Conservation A in the City's North Ward Secondary Plan. The policies in the Plan restrict the permitted uses of this property to single detached dwellings, duplex dwellings, semi-detached dwellings, small lodging houses, small residential care facilities, home businesses, and private home day care. The plan also encourages development that is of a siting and design which will be compatible with the existing development and in particular, the single detached dwellings in the interior of the neighbourhood. The Community Services Department has also received an application requesting the demolition of the single detached dwelling at 21 Birch Avenue. Planning staff is recommending a condition where a building permit for the proposed semi-detached dwelling will be required prior to the issuance of a demolition permit for the existing building. The clearance of this condition will depend on the outcome of the concurrent Zone Change application to allow the semi-detached dwelling use, currently not permitted in the Residential Three (R-3) Zone. 3-2 Staff do not have any concerns with the proposed demolition, as it will be required to redevelop the site. In addition, all internal department post-circulation comments were also taken into consideration and no concerns were identified with the proposed demolition. Notice of the zone change application was circulated to the surrounding neighbourhood for comments. A Neighbourhood Information Meeting was also held to provide additional information to interested residents. The main concerns identified by the public were: compatibility of a new two storey semi-detached dwelling with the existing one storey bungalows on the street, privacy and enjoyment of property, rental versus ownership tenure, as well as the existing supply of rental units in the neighbourhood. Based on analysis that included a review of the public input obtained throughout the process, Planning staff are recommending that the zoning of the subject lands be changed to Residential Four (R-4) which would allow for semi-detached dwelling, as proposed. ,X s' a t~. ' d ~F° I , r_~. _ ter... ~ _ __ III ~ R ~~~ ~ ~~{ _ ___- ~~ _ ,i 3 e ^ ' F ~ ~i K. 0• .- em.. ,. ,~_ - 3' ~~ - ~ _ '~~ ~~ ~, s w . c .~" Photograph 1 -Front View: Existing Dwelling PLANNING ANALYSIS: Provincial Policy Statement, 2005 The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning and development. The PPS sets out principles to achieve "healthy, liveable and safe communities". The PPS is supportive of efficient development patterns that optimize the use of land, resources, and public investment in infrastructure and public service facilities. Further, the PPS directs the development of new housing towards locations where appropriate levels of infrastructure and public service facilities are or will be available to support current and projected needs and promotes densities for new housing which efficiently use land, resources, infrastructure and public service facilities. The plan also supports the use of alternative transportation modes and public transit in areas where it exists or is to be developed. 3-3 Planning staff is of the opinion that the proposed zone change and demolition will facilitate the intensification of the subject property with an additional dwelling unit that will make use of the existing infrastructure. Public transit is provided to the property via two bus routes, being Route 6 Bridgeport and Route 18 Guelph Street. The development will enhance and further utilize existing public infrastructure. No new roads would be required for the proposed development and Engineering staff have confirmed there is capacity in the sanitary sewer to permit intensification on the subject lands. Planning staff is of the opinion that the proposed zone change application is consistent with the policies and intent of the PPS. Growth Plan for the Greater Golden Horseshoe, 2006 The subject property is within the Built-up Area as defined in the Growth Plan for the Greater Golden Horseshoe. The Plan promotes the development of healthy, safe, and balanced communities. The Plan is also supportive of the appropriate intensification of existing residential neighbourhoods with new development, including non-residential. Planning staff is of the opinion that the requested zone change conforms with the Growth Plan as it allows for the appropriate intensification of the subject property with one new residential dwelling. Region of Waterloo Official Policies Plan The subject lands are designated as City Urban Area in the Regional Official Policies Plan. The Region of Waterloo advises that there is no objection to the proposed zone change. The Region has advised that if the lands are subject to a future severance, a development agreement will be required with the City of Kitchener to advise future tenants and property owners of the stationary noise source within 75 metres of the subject lands. City of Kitchener Official Plan The subject property is designated as Low Rise Conservation A in the City's North Secondary Plan. These policies recognize the existing scale of residential development and allows for a variety of low density residential uses. The district restricts the permitted uses to single detached dwellings, duplex dwellings, semi-detached dwellings, small lodging houses, small residential care facilities, home businesses, and private home day care. The Plan also encourages development that is of a siting and design which is compatible with the existing development, particularly the single detached dwellings in the interior of the neighbourhood. The Official Plan (OP) supports the mixing and distribution of a full range of housing types both across the City as a whole and within neighbourhoods. The OP encourages the City to identify and promote opportunities for residential intensification and redevelopment as acost-effective means to reduce infrastructure and servicing costs and to minimize land consumption. The City will encourage and provide opportunities for the creation of additional housing in existing developed areas, through conversion, infill, and redevelopment as an appropriate response to changing housing needs and to make better use of existing infrastructure and public service facilities. The Housing policies in the OP outline criteria for infill development in existing neighbourhoods. The OP requires that any new buildings are appropriate in massing and scale and are compatible with the built form and character of the neighbourhood. New buildings must be sensitive to the exterior areas of adjacent properties and should not adversely impact adjacent properties. It is Planning staff's opinion that the proposed zone change and demolition applications conform with the policies in the City's OP. The recommended zoning of Residential Four (R-4) would allow for the 3-4 redevelopment of the property with asemi-detached dwelling. Although the proposed semi- detached dwelling is proposed to be larger than the existing bungalows, the use is compatible with the surrounding neighbourhood in consideration of the Low Rise Conservation A and Housing policies in the City's OP. The intensification of the property from one single detached dwelling to a semi-detached dwelling also helps achieve the intensification targets in the City's Official Plan and Kitchener Growth Management Strategy. Kitchener Growth Management Strategy, 2009 The Kitchener Growth Management Strategy (KGMS) helps to ensure that growth is managed effectively and that the City achieves the required density and intensification targets, while accomplishing the desired built form and function which will enhance the quality of life in Kitchener. This Growth Management Plan is based on the principle that maximizing the use of existing infrastructure is preferred and that planning for and implementing intensification is also a high priority. Planning staff is of the opinion that the requested applications comply with the KGMS as it allows for the appropriate intensification of the subject property with one additional residential dwelling, better utilizes the existing infrastructure, allows for a built form that is compatible and complementary to the existing neighbourhood, and will bring new residents into a stable community. ALIGNMENT WITH THE CITY OF KITCHENER STRATEGIC PLAN: The proposed zone change will allow for the intensification of the property which aligns with the Kitchener Strategic Plan as it ensures the implementation of the community priority Development with comprehensive intensification that is consistent with Provincial, Regional, and City planning policies. The proposed applications allow for appropriate intensification that will encourage walkability and transit use. COMMUNITY ENGAGEMENT: Property Owner Comments Preliminary circulation of the zone change application was undertaken on April 24, 2012 to all property owners within 120 metres of the subject lands. The circulation letter was directly mailed to 68 different mailing addresses. As a result of the circulation, staff received 12 comment sheets and 3 letters from neighbouring residents, including one petition that was signed by 16 people representing 8 households. As petitions are generally ambiguous in nature, Planning staff review and respond to the individual written comment sheets and letters that are received during a circulation process. Neighbourhood Information Meeting Planning staff conducted a Neighbourhood Information Meeting to discuss the proposed zone change on June 13, 2012. The meeting was attended by 13 people, of which 10 people signed in. One of the owners of the subject property attended the meeting, along with Planning staff members. The main issues identified during the meeting by the public were consistent with the issues already identified during the original circulation. At the end of the meeting, Planning staff circulated a second comment sheet. A copy of the six comments received after the informal public meeting are provided in Appendix "H". 3-5 At the request of the public, staff committed to mail a notice of the Committee meeting to everyone on the sign-in sheet, as well as to all property owners with 120 metres of the subject property, to inform them of the date of the Committee meeting which was not set at the time of the meeting. Throughout the public consultation process, staff have maintained a dialogue with members of the public and the owner. The following is the discussion of the main issues identified either in the initial circulation period or at the meeting. A copy of all neighbourhood comments received as a result of the circulation period are provided in Appendix "F" and discussed below. A copy of the petition is provided in Appendix "G". Compatibility of the Proposed Development A main concern identified through the consultation process was the compatibility of a new two storey semi-detached dwelling with the existing one storey bungalows. No public support from the consultation participants was voiced for the intensification of the property with asemi-detached dwelling, although the proposal is supportable by the density targets of Provincial and City planning policy as well as the infill development objectives of the Official Plan. Staff considered the comments received from the public to assist in evaluating compatibility. Based on the information provided by the participants of the consultation process, Staff's understanding that their idea of compatible redevelopment would be a new single detached dwelling only. Asemi-detached dwelling was not considered to be compatible by the participants. It is the opinion of Planning staff that the proposed zone change is compatible with the surrounding neighbourhood. The proposed zoning would allow for development that offers a housing type that already exists within the neighbourhood and will be of similar massing, scale, and design as the semi-detached dwellings currently located to the rear of this property. Street fronting semi-detached and single detached dwellings offer a similar overall low residential density. The existing zoning of the subject property and the surrounding neighbourhood currently allows for intensification of individual properties with larger single detached dwellings and duplexes. The existing dwelling is not currently habitable. Under the existing Residential Three (R-3) zoning, the property could be redeveloped with a large duplex that could be the same size and height as the proposed semi- detached dwelling. The majority of the properties within the North Ward Secondary Plan could be redeveloped with larger single detached and duplex dwellings without a zone change application. Planning staff favour asemi-detached dwelling in this case, so that the units may be severed in the future and offered for individual ownership. Planning staff strive to achieve a variety of housing types within individual neighbourhoods and across the City to ensure a variety of housing types for purchasers and/or renters. Semi-detached dwellings are permitted to have two driveways, where a duplex only permits one driveway. It is Planning staff's opinion that two driveways will better alleviate some of the neighbours' concerns for off-street parking. Existing Rental Housing Stock, Rental Tenure, Privacy, and Enjoyment of Property Some respondents suggested that the neighbourhood currently has a large concentration of rental units and that all new units should be owner occupied. Neighbours also provided examples of disruptive behaviour exhibited by some renters in the neighbourhood and cited concerns for the enjoyment of their own property. The City of Kitchener does not have any authority to regulate ownership or to restrict rental supply. The permitted uses for each property in the City are outlined in the Zoning By-law and purposely do not differentiate between owner occupied or renter occupied units. 3-6 Planning staff recognize that there are instances across the City where a person's behaviour can cause nuisance to neighbouring property owners which can affect their enjoyment of their own property. The City's has numerous By-laws in place to try to control behaviour and nuisance and are enforced either by the City's Enforcement staff or by the Regional Police. These By-laws are applicable to property owners and renters alike. The City's Fence By-law in the Municipal Code outlines the City's fence regulations. Planning staff advise that under the current regulations, a 2.4 metres (8 feet) wooden privacy fence can be built along the side and rear lot lines in the rear yard. Reduction in Property Value Residents have also raised concerns that the proposed developments may impact their property values. It is difficult for Planning staff to comment accurately on the impact that a proposed development may have on the value of nearby homes. Staff understand that the Municipal Property Assessment Corporation (MPAC) assesses homes based on as many as 200 different factors ranging from the size of the house and lot, to the number of bathrooms and quality of the construction. Market values also depend on a host of different factors including the state of the economy and the individual purchaser's preferences. Planning staff do not consider market value to be a land use planning matter. Planning staff focus on whether the development is good planning with respect to the community as a whole. The proposed development, as discussed in previous sections, helps to achieve a number of goals set out in the Official Plan and the Kitchener Growth Management Strategy. Support for the Zone Change would be Precedent Setting At the Neighbourhood Information Meeting, a question that was asked at was whether supporting the subject zone change application would set a precedent for other underdeveloped properties in the neighbourhood. Staff advised that each development application is evaluated on its individual merits. In the case of a zone change application, input from the surrounding community would be sought before a decision is made. The circumstances of each development application are unique and staff recommendations are made based on a variety of factors. INTERNAL DEPARTMENT AND AGENCY COMMENTS: An internal departmental and commenting agency circulation of the above-noted application was also undertaken and no concerns were identified with the zone change application. A copy of all agency and department comments is provided in Appendix "E". FINANCIAL IMPLICATIONS: No new or additional capital budget requests are expected with this recommendation. COMMUNICATIONS: Preliminary circulation of the zone change application was undertaken from April 24, 2012 to May 11, 2012 to all appropriate departments and agencies and all property owners within 120 metres of the subject lands. A notice sign was posted on the subject property. Planning staff conducted an informal public meeting (Neighbourhood Information Meeting) to discuss the proposed zone change on June 13, 2012. 3-7 The zone change application was advertised in The Record on August 17, 2012. The advertisement included details of the September 10, 2012 Planning and Strategic Initiatives Committee meeting. The newspaper advertisement is attached as Appendix "D". On August 13, 2012 staff mailed a courtesy letter to all property owners with 120 metres of the subject property as well as anyone who provided written comment throughout the process of the details of the September 10, 2012 Committee meeting. A neighbourhood circulation of the demolition control application was undertaken to all property owners within 120 metres of the subject property. Planning Staff will also mail a notice of the date of the Committee meeting dealing with this demolition control application for information purposes. CONCLUSION: Planning staff is of the opinion that the subject property represents an excellent opportunity for infill residential redevelopment that will be compatible with the existing neighbourhood. The proposed semi-detached dwelling provides appropriate low density intensification that is sensitive to the existing area and will add a variety to the housing opportunities in this neighbourhood. For this application, staff balanced intensification requirements in relevant planning policies with compatibility criteria for infill development as outlined in the City's Official Plan. Planning staff is of the opinion that Residential Four (R-4) zoning, to permit a future semi-detached development to be good planning and recommend approval of the zone change and demolition as outlined in the Recommendation section of this report. REVIEWED BY: Della Ross, Manager of Development Review ACKNOWLEDGED BY: Michael May, Deputy CAO Community Services Department Attachments Appendix "A" -Proposed Zoning By-law Appendix "B" -Map No.1 Appendix "C" -Front Elevation: Proposed Semi-Detached Dwelling Appendix "D" -Newspaper Advertisement Appendix "E" -Department/Agency Comments Appendix "F" -Property Owner Comments Appendix "G" -Petition Appendix "H" -Property Owner Comments (post Informal Public Meeting) Appendix "I"- Demolition Plan Appendix "J" -Residential Three (R-3) Zone Regulations Appendix "K" -Residential Four (R-4) Zone Regulations 3-8 Report No. CSD-12-~(y PROPOSED B Y -LAW Appendix "~" August 8, 2012 BY-LAW NUMBER OF THE CORPORATION OF THE CITY OF KITCHENER (Being a by-law to amend By-law 85-1, as amended, known as the Zoning By-law for the City of Kitchener - Mary and Dragan Cikic - 21 Birch 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 No. 124 of Appendix "A" to By-law Number 85-1 is hereby amended by changing the zoning applicable to the parcel of land specified and illustrated as Subject Area on Map No. 1, in the City of Kitchener, attached hereto, from Residential Three Zone (R-3) Zone to Residential Four Zone (R-4). 2. Schedule No. 124 of Appendix "A" to By-law Number 85-1 is hereby further ari renidea by it i%orporatii°rg addrtio~ iai Zone -~ioi,ii rdarie~- as ~ -owni -vi ~ i~ap ivo•_ attached hereto. PASSED at the Council Chambers in the City of Kitchener this day of 2012. Mayor Clerk 3-9 /~z M ~_ W ZK O " Z W ~ W ~ ~ F j W z O W JO NU Q 11.. r J(~ W Q Z Z Q ~ ~ crap z z O O W O , V } J ~ O~ W W O~ W tq ~W ~~ z m ~ W oa~zz~jx> O O s ~- W O N Z W ` Z wO~ -wv~cn N Ni w ~ L L t l . Q wO. O Z~ Z~ U Q Q Q Q w~JQQt-F-F-I- Z Q -- ~zXN ~W~~ ZO aazzzz Wm~UNWWWW ~ W ~ ~ t~.~~aw w z~zmwininv~~n OwW~awwww ~ m o-x w zxaU UzC~aO~~~~ ~ ~'`~ OU NcgOY .--N N~ NM~[1 (41~ cici~ad~~~~ N~ NO ~\ 1 ~~^. ' `1 g `eNh ~ ` 1 , - d ` I ' r ~ ~ ' ` ~ ~ ~ ~\ ~ ': l r `~ N 1 \ \ ~'e ~ ~` , ~ 1 ~,. r r~ . _ ~, ~ ,.. y.- \ 1 ~~ \ ' r ~ , , 1 N .~ 'r •` ~~• ="""' LANCASTER Report. N®, CSD-12- 1 ~ ~ Appendix "~" I ILLg£I V J ,n , V _m W O O z z N r L Q ~ J U ~ °- ~ N Z ~w ~ ~ ~ (((~~ Q U ~~ 0- 'VV~ o i ~ J W D.. Q 0 > ~ W w ~`~ ++~ U ^~ U~ = N N ?a O n°~ N ~° N ~ `. - ~ .-~ - ~ . ~o~ ~: W J Q U In a Q W f" Q ~ - „~~ -~ : °., ` ~~ -` ,~ .- ~,; \ _ N ~- r ~; J \ 1 ~ _ ~ ~~'_s ~ ~ / ~ ~ ~: ~ ~ O s l ~ ~ ~ Z ~ ~ Y ~~ ~. Z ~~ ~ ~ a ~, ~ Q ~ W ~ ~ o a 'Q U } ~ . _ - ` ~~ ~ m a i ~.,.~ .~ ~ N 3- 10 Report No. CSD-12- ~I~ Appendix "~" o~~°~o s~ ----~ I II ° II = ~ I I I I ~ ~ o z w~ II II i ~ a o ~ ~ `n I i J ~ z ° 11 I I w m i p o Ii II ii N~ ao Y ~ a II II ____JI H II I) o II II it II , II I I <o II ~ o I I ~~ it - II II II ---- ~~ II II h z a 11 II < s ~ c~ II II ~ gz~ u o a° < ~g e~F~e II II Z 6o'z~ ~$ ~ a a= I I ~ =3`F . _ I I II II n x 3 ~c°< r II ly __-_1 I II II II II I II II I II II I II II II II ____JI u = e Z O ~ Q '~ u W ~D H ~I. - E" a _ E._ o _ 3- 11 ca_i 3 I I I I 4~ ~ ~ „0-,6 ~ ,.0-.6 z ,_ ~ ~ `. z i a ° ~ °zol I °I ~, ~ ~I FZeport No. CSD-12- -w'~ Appendix "~" Advertised in The Record -August 17, 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 21 Birch Avenue The purpose of this application is to change the zoning on the subject lands from Residential Three (R-3) to Residential Four (R-4) to facilitate the future redevelopment of the property with asemi-detached dwelling. The public meeting will be held by the City's Planning and Strategic Initiatives Committee, a Committee of Council which deals with planning matters on: MONDAY, SEPTEMBER 10, 2012 at 7:00 P.M. COUNCIL CHAMBERS, 2"d FLOOR, CITY HALL 200 KING STREET WEST, KITCHENER. Any person may attend the Public Meeting and make written and/or verbal representation either in support of, or in opposition to, the above noted proposal. If a person or public body that files a notice of appeal of a decision, does not make oral submissions at this public meeting or make a written submission prior to approval/refusal of this 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 Friday afternoon prior to the meeting, in the calendar section of the website http://www.kitchener.ca/calendar/calendarEvent.aspx), or in person at the Community Services Department -Planning Division, 6 Floor, City Hall, 200 King Street West, Kitchener between 8:30 a.m. - 5:00 p.m. (Monday to Friday). Garett Stevenson, Planner - 519-741-3400 x 3158 (TTY: 1-866-969-9994), garett.stevensonCa~kitchener.ca 3- 12 O N r2 ~ T ~ a o N n `a ?, o ~~ ~~ ~_ V! ti d y ` 0. `\ d v h d d +{V `"_ d ~7 ~ O O ~ d A E ~ A 2 ~ Rep®rt Noe CSD-12- ! l Appendix "~" G m E 0 v c l m N C O E E o n ~ O °u i° ~ r i~ ~ c o (j ~' v v~ v d C7 ot~ v c ~ d _m o m t •- N~ ~r m o an d C•-.+NO mV ~ p C N ` O' _. C X~Oa-Nt~O~ O O~'C yr ~Q/ m `~ ~ ~lfX~p 'N~Y M C O ~'Ca `O m~ n! 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O x N G G cs O ~ ;n .y .) O T~ y tC ° O ~T, J J U ~ '~ G "~ N . b O C~ w O N O G N N N U1 G O ti>~ R.'O .., O j ~ 7 G . '~ T O ~ 4. b y O > Q > N ~ _ 0 ~ ~ N ~ O.. aJ CJ A ~ ~, N Y O ~ V ~ '~ N H S 'L1 N C O ~ v ~ 'O CO ~ ~ ~,.. c~C ~.. T U 'D O ~ 0 i-+-i ] v U Q U` W J N N n - v L w~~ 0 4? c` ~ E D.. ~ O v ,-, T C= , ~ z~.l I _ i v 3-? ~ ~ r _ ~ ~ ~ 3:~ ~= U (F~r7i a ~ O w CD ^ O° O O v y ~ im } C y ~O U O ~ d , w ~-. ~ N T i 'O F' '~ f.., N G E" Q O v N ~ -^ N M ~ ~FF,~~~111 .. . A ~ f- LL U VJ N ..y OU O O o"\ ~ U ;~ \.\~ ~ '" y y U ~ G U I -~ C t~: W 3- 17 Q -_ N N N a t G O ' l6 N N ~ U .f1 O ~ N ~ ~ - ~ C ~ N }, -co., ro 0 0 f0 m m ~ a° ~ ~ C p a o o ~ ~ ~ T D m T N v C O W ~ ~ ~ c O U O ~~ m ro . w m T U c ro ~ a ro ~ ~ m . L o o 0 a m ~ w m ~ ro c ~ ~ o a ~ `~ y ~ a ~ m m ~ m o O m N ~a ~, o ~ e v o s° o N'y d O a ~ O a a ~ y U _ m N c C% v a ~ o ro v Q O m s F- N ~ 0 a o N ca a z a ~ O !n a a K 0. 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(p N ."C.. v ~ ~ Ve O.'..%- U Q7 "O- ~ N ~ N ~ L O ~ "~" E 16 211 (a0 N C N C ~ _ 7 N` p 0 0 0 !~ ~ C M 0 0 v ro o N .~ O y E ~ ,~ , 0 c N~ U m '~ N y~c 0 NE `° Q o. £ ~ v' `mca m ~ ~ ~ ~U N 0 c i o mac ~ NO ("1 -30 c0 ~ ~ ~ Q p w u`roi ~ C R a=i °'~~ t ~o = ~ ~ :of0a'mN 7 ..- N ~- t0 h, my .O E Ea ~~~ ~~ .O N O C L U C 3 N d C N'C O O i j N ~.ca1 t- F- a r~ I- J Fn~an n-5 5¢ O m w a N 3- 18 Report No. CSD-12- C ~ ~ Appendix "~" ~o;~ ~ c33 `°° o m r° c QO_ a° ~m yp,a <m H v~ m a s ar v`mc °~o - C ° y ~ C U G q N ~ ry ' > d ~ O O m E ~ ~ T m ~Ca ~~E m o am ~ 3 ~ ~ m ~ r L._~° J ~~ _~ m ~; i ° _~ me via a _N ~`° = m F m E E 1 ° E~° c`9i`6 w E E a ~ - ~I) a E w U " m ~- °>, ~ t ri .-,t N ° ai m ° ~ .°9 i ~ a~ O O p> ._ U N C /~ d ° vii ~ .~ - ! ~ ~Y'j E l m ¢3 ~/ m N ~ ~ n .sue. 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O¢ ~ d N Y _ U _ ~ ~ O ~ 9 ~ T N w p m ~ ~ ~, ~ °, N '' D e~i~ O c0 16 as ~ v m ~ a a d L t' U - N C N N of a 0 a .oc w°- Ql m 1 o ~ a ° C E y o 4 ~ .~ ~i 0 a aci c _o 9 T N v 0 d m d d ci 3- 19 wcu m~_ ax' N ~ Sara ` v ¢~ o a N ~ w v m n o- m~omc N ~ ~ c° O f6 - U ~ O u >+-~ O ~ n-~ > ~ ~ ~ TL r ~I U C ~ V m ~ m.- ~ ~ ~~ ~ 3~ m ~ -.. ~ QQI71 L ~ w ~ ~ ~~ I o sl ~, ~~~3 ~ ~ m ~ n\~ ~' \ ~ Ym a~ o~ -: o`cE~ . ~ ~ ~ ~~ O V N ~ l7 ~~ ~ y v G '»- ..~ QQtrr ~ m ~ ~ ~ U ••~• _ ~ .,,yam ' a ~ G W 1 ~ OI U N d ~ OI ~~ i ~ ~ ~ C N 1...M.. U N i~ ~ tJ R N s ~ s ^' 9 W ~ I1J ~ N W ~ ll! G ~~ G O. O ~~ V1 N E ~ C m'm ~ g' ~ O t r N N p O1 •C G X N O~N~fY~~ N~ C ~-C ` ~ N r, O W ~ N N ~O ~ U V x N7_~N pf ryfa~`` •N Opf m~ C > C-p O w •' m C ~ -O Ol y U ~ s R Y N N C N'~n p y O = ~ • N V y C t d.R:r p d ~ ' C E ui c ~ ~ v E °- ~ ~O ~n° °m ~ d w~~p. - ~~•Q Y N~ c 0 Z !n Q 4 ~ ~ .~ y ~ N l6 C C W In } N C S Ctl C C W {n r G O 0 0 ?~ N R _O "'= V. ~ (O N tq ~`O.-S~~ a' r Y q.LL {-S 0. U' aUNYd. t1 ~- p1 O QdU NY O.LLI-Q __ .... _ ... o_... G C~ 4 O N `~ O c~ N U ~ !3 ~ ~ '~' ~ m ~ N °~ az ~ _..•_."_ ~ U ? Ur ~ N ,jm- ~ Qz 4 ~ E m rn "~ [3 U ~J~~% A. ~ ~ 2 N N N a Q m Q E ~ ,.~ UW N~ D O ~ ~ ~ Q ~ ~ N SU ~ w.x n U~ rn~ o w w =_ ry ~- ~~ ~E o a Y ~, N = ~ m 'c• 9 1y c ~ i ~ ~ Y ~ ~ O ~ O y ~ o ~ ~ ~ > ~ o r a ~' t n ~ E G w 3 - 20 N~dY aX, =s>- ~- ~~3s h~ O ~ C a Q ~ `o °a `o ~ ~ y ~ ~ o a a~~ ~ ~ ~ a> 'o m c 'c O N N ~ C O V Su j J. G a :% p O C ~ ] ~ V p ZI T L N > E m ~ ~ m `~ ~ C O U ~ a~ Y .~+ C N- O ` N N ~ 2 `~` (.~ ~ _ O 1I1' _ N f/I N W y' ~' U G O t-mEg \VVV ~ U~ w ~ N ~ U (\'' ~ a; w m ~ w ~~ ~ ~ ~ w+ '~ c $ .o c :_ ~ ~ m co ~ c a a r~ `%~ ~~ o o vi 0 o m -- -- i,, ~~ °- ~ a ~_ >, c ~a ~ rn a E ~ ' ~ q~ c ~~ E o~ ~ Q a N `o o ~~ ` -ro ~ ~ w o n m O O o. ~ O E (0~ ~ ~ ~ o_N ~ ~ % G ~~.. N O) \ 35 rn a O ~ O .`- N~ Q) ~ Cr.+N CEO W U X ~ ~ tGC E .V ~ D' C X O O.--N tmO~ V X>>N ~`NC~D atea,, .•O• .~_ C ti O ei .. N ~ iC N t4 ~ tC0 r N f0 O i t m 3 R n N~ y .n e+cv- m= s m.. d.. y wocEmc c N ~ o'ff v v Omcaivw`°c adOmcaiy.~~ o~ E e, `o E c a` o m E N y ~ ain ~v~~ m ,w, ~'a ul~~~ c` ~,~°EE m m~ s To c'~ v N -_m`w m vim=p~ v D x d- C O Z <%J G D. D N C cJ '~" d l0 c N Z t0 ~ uJ L. f6 C N 2~~ C c m ~~ m ro d o z.Y = 0x D m ~ c= 3 s 0 X." ~ x f oy °. ti lo-= e`i. (7a Uc°~Y Sa LL OF rn O QaU$YauQ. i~-a v~ ~~ op O (`y Z CU U W '~ N ~ W U O 0 Z 4 ~ ~N WjU QyQ~ r{ _,~~ U K ~~~ ¢.~ m Q W ~. ~ } W N ~ ~ Q }` 2 c J o> s U O a O O n L N Y T L h (6 U C N N a O a N O N N O T v° N E 0 .~ t N c O a C E O V t6 O F V T N 0 Q N N a 3-21 Nw ~,: ~~~~ U N O ~ (6 L C °ar~ `a o ° o N m U N m (4 O ~ _C N - O N C C ~ ~ °~v.v mE,~~ ~ ~ a o ,°? m m n m a m ~~ Y m ~ ~ m ~ v ~ «~^'_ T y._ S d ~ , ~ £ m ` (J_ o m ym.v ~`~ F-as ~ O O - i O ~ N ~ y T i ) ~ .'C.. 'O C ~ h ~ Q: '3 G Ti ti O O m - i..J- " ~F >, O ~ C ~' +n t 5'n ~o~~o U ~ C ~ a ~~ d~~ a ~ `~ ~ N .- - OI y a O O ' C ~ ~ C N u ~ r ~ ~ 1 _] u o ~. p C ~ ry C ` .iN .. ~ u; o '=Em o ~ O ~ ~ ~ ~ 9 Z fn Q w E~'-~' ~ ~' .eo , h w ~., ?. LL ~~ ~ M a~ m '~ d~ U C S~ C Q O T ~ m c ~ 5 .c p .c~ U N d ~ ~ U `` C C l~ O d O O T ~ N ~ U J O O d " • rn~ ~~ c6 in ~ G) ~ N 1 c=_ U N i6 N O ~ ~ E a a a E °' m '~ ~- 2 ~ ~ _~ _ n`h ~ X N ~w ~~ ~ ~ N~ O~i~ ~ ~ N Z M V m Y _ na> ~ a~ ~c G ~+~N ~~} T U ~~ m Z C h d' O) Y ~\ p O~ ~d. tN06~i G t N [p ~~ /~~ y C O~j C d'~~ V d m NtO O N ~n G p N CQJ~~ C > S O n o m w a U ~ i > a .t N~ ~ UQ ~ C O)p W n' F O ;~ n c° 'm ~ d U Qi t0 O s ~ rn~ }} m ~ ~ C2 ~Z ~k ~ m m ~ C=Y dZ~i m ~ Y ~ -~ j~ ~ p X C _Tay Oj(~ X C9a Uc°"4au.~ rn O -'44.U c°vY n. u. F-Q n C s zo - t °" `n ~ f. ~, J o J P 4 N L r ~ 4'3 ~y N 0 _ Q c3 N O LL ~ ~ ~ ~ ~ ~ Z ` V N ~ U ~ Z ~ w Y _,_' .a ~ Z N~wU s~ O ~. '~ p O Z. Q~ N Q N ~ /n t n. ~ U W U, - -,~ c+, N Y , ~~. a~ H ~. 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N ~~` V a G N n.M.. ~ h~ V m ~ ~ a; m ~ ( ~~ ~ `m ~ °~ ~= O cl' W ~ N V W V C m . ~ N C c S] O ~ 6 ~ y Z (h N rn Y f1 X d 2 (h N rn ~~' ~vQ' v ` m w N ~~ N f.~ N ~ U itf N fD N R=6r N(p O NZ N+I~ ~ N oaE~yS ,~ ~ ~ o.c u v p~crn~~c aw0mcrn~~m at E a~o ~ c z o of E a .O. a dinQin~ °~ `F 6. u1~~m c` xaroioco z in a n. o o°' ~ «'mm=mZ"'~~ e5m~mzu'~~ ~ m o m m ro d o=~ .c 0x O d K c 2~~ 0 xx ~ `~ r ~ ° o u; o o ~ w!aYoo ~SQp m _d m~'gr2Q~ m 1-~.-£ >. J_ F S ~ C7 a. UNYQ.LLF- rn O Qa.UNY ~. u.FQ 3 - 27 Thank you for taking the time to fill out this form. To ensure that we receive only one set of comments from each individual, staff can only consider comments ff they include a-name and address. Please note that a'sl comments and addresses noted on ibis forts maybeLsed as part of apubllcstaff report; however your name and any-other personal identifying information viii( be kept confidential in accordance with Freedom of Information regulations. Name: Signature: ~7 Address: J-.~ /~ %2C~f-I f'"n~~TIU L ~/iGtfc.'7vcY~ PFone: Date: ji'7Fi"~ 1~ .~Q/~ To (earn more about the planning process, ycu can checkout the Ministry of:Municipa(Affairs and Housing's publication Catizeris' Guide to Lahd Use Planning at: htto~// www mah oov on ca/Pape338.asox Please direct att et~estions, eemments, and forms to: Ga:ett Stevenson ~G S~j `~ A~ ~~~~}-yj L ~/ . Planner City Hall, P:O. Box 1118 r~ ''~~ - / 20Q King StreefWest Kitchener; Ontario N2G 4G7 ~ PHONE 519.741.3400 Ext 3158 J 4j Z FA\: 519.741.2624 TDD\TW: 866.969:9994 ~ S ~ j gar~itstevenson@kitchenecca ~ ~'~Z ,<- / Aie:;andra Pires Planning:Techrician City HaII; P.O. Box 1118 200 King Street VVast Kitcheher; Ontaric ;~+2G 4G7 PHONE: 519.741.3400 Ext 3177 FA :: 519.741.2624 T CD;TYY: 866.969.9994 Aiexandra.pires@kitchener.ca 3 0 m c m E E 0 U C C L 1r R 7 C tC a z .~ c u a a a ~: 3 - 28 .!'` ..m mL aGtc~3 d ~ ~ ~ ~ I U ~ ~L C 5i ~~+ oa ° o n ~ Q m~ o G~ u~im m ~ ~ waNC ~ mt~m ~`) ~~! ~ ca c j ~ I 1` ( o acr mmn~ m ~ ~r ~' ~ ~ ~ 3 a Y 4 I i ~ ~ ~ s .°'a ~ yCmD - ~ of ~~ OLI ~,~_ ~ ~q~~~ 'C a y U C C T f-' d p ~ ~ G cf a o ~~ N 9 pp Y 'O G _ ` ° A cn J t3 ~ O ~ G a a ~ ~ _ p b ~ i I O ~~ ..~ ~ 4': ?. C ~ '" ~ O ~ ~ ~ v~ ~ i ~ CC C ~ U ~ eT ~ ~ E ~ o ~ m`~' °~ ~ n. ,=~ v,~i n ~ m ~ il c 8 ti ~~ c m~~ N O c j i my U cr t va s ~ U ~ m ~ r N~ m U ~ ~ OI Y ~ ~ ~ ~ .~, i7~ ~ 9 ~ ® S e S ... c V v ~q+ ]' G K ~ p ! N t~D ~ O O~ vNfn C .-. 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N M h 3-33 Report No. CSD~12- liy Appendix "~-" June 13, 2012 City of Kitchener ZONE application ZC 1210088/GS 21 Birch Avenue As a resident of Birch Avenue I/We are opposed to the Rezoning of 21 Birch Ave to allow for the construction of a duplex dwelling. The nature of our street is small/medium single-family houses with large treed. yards. We do not wish to see this change. There are numerous residential rental units on Maple Street, Clifton Road, and Lancaster Street as well as the very large development starting at St Leger and Louisa Streets. We see no need to add more rental units in our neighbourhood by changing the zoning on Birch Ave. We are not opposed to the new owners demolishing the current house at 21 Birch or to the construction of a new single family home in keeping with 4l,cz ~;.~o ~nrl 01-~,1a~ nftl-+P r~irrar~t 1-~ni~cae_~iut arP np prJePt~ to t1tP_IZP7t~nitlg t(1 L114 JLL.4 Ull~.i Jt.~'14 VL ~iiv 4uti4ua. iiv uvvv. u.. u..v - -- -.~ allow for a duplex. We respectfully ask that the City of Kitchener Planning Department NOT change the current zoning of 21 Birch Avenue. Print Name(s): Address on Birch Ave: Years lived on Birch Ave: Sign: 3-34 Report No. CSD-12- ~ ( ~ ~__.____ Appendix " ~ ~; ~- ~~oY ~ x ~~ ~I ~I ~~~ ~ x C'~ ~~~ m~ a co c N ~ - m ~ ~ _ r ~ \ ca v ~ ~ms * ~ ~ I~ U~ ~~ ~ O ~ ~ UO~ ~ ~ ~: i9 V O -~ ~ C d ~ ~ ~ 7 ~ ~ ~ N ~ ~ ~ ~ v~ ~~ VI a a':n m ~ a ~ x~ c ~ I ti ~ i a~ T ~ a~ ~, CSI l~ ,-i y C J fJ ^-, I ~ ~ c m .~ ~~\. .., a cri ¢ a u~ ml ~ c7 ~ ~ u~ ~ n`o U et c`n c \'IVI C ~ ~ ~ m \ ~/ O -~ ~ ~ cIJ ~ d' (7. *~.+ LI m m c6 '~ ~ ,a~y~\~~l~ % GO ~ Y O d ~'.. I N r~ * C ~~ In to L.() I ~I ~ -O o a. ;v ~'V ~ ~ ~ a-.. y o .-i ~ * o c~i m ei ~ v .. ~ ° cNn L m m C7 ° ~ O'. cn ~ r` ~ ~ - et d. ~ Q i ~ '- I ~ O v ~ ~ \{ o m m m o o~ n\ ~ ~ c 3 L6 ai U~ cv °~ O x ~~ ;~ i c `, a , ~ V V ,_~ r o c ~, o Y ~ ~ cot ~ m o. o - ,c ~ ~ c ~ ~ _ ~ Q m 3 c ~ ° -~ -*~ a c~ c,i ~ a ~ cv ~ ~ f T ~ ~ i ~ ~ D. 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"op V C O ~ o v o % ~ (p c O r-f ~ ci ~ ci ~ t6 no "~ `~- Y ~ C ~ ~ Y ~ ~ (n ~ .K .N TSC O M N UL Y 1 IIOL O m C E O .C a O °' 2 N N N o r Q C f+ .k # > O O C C O Q C >, Oi O C ~ O ~ ``: N C~ ~ d t7 N~ (0 ~ >N O~ E N O N ~ ~ ~ N N N .--~ O ~ ~ ~ N _ aN. °- i0 ~ E o C z`s C O c ~ % d. O w O N L \i v cE~~a z in d a ~ ~ m rn ci N co V _. L O "O ~ CO F- N K = ~ .. V 1 -- ~ -~ ~ ,- I JJ ~ \ X ti ~ ~ ~ ~ ~. ~ ~ a _ ~ ~ lac ~,. ~ `~ ~ ~ C .V ` ~ ~ M1 c J ai ~ C ~ S N ~ _ ~'` L N N (6 N \ ~ \ ~ i. \ ~ h ~ U N C O F /' .' m d N ~. by '1 -. ~ '. ~ ` ~ N \ ~; ~ C L !n ~ G [0 1 L . Q 1, ~ L ~; ~: ~ ~ ~ ~ O ~C d \.1 \ \,1\~tii nC O c rn ° Eo y ~ ~- - a ~ ~ 0 `'p 1 ° ~ ~ s Q~ o C .Q r ti ~ ~~ `, ~ ~ \ ., o t -o ~ \. Y \ - `, ~ c ° it \ m .fl 3 N \ x - t ~ ~ .,~ ~ W ~ Y E '. ~~ \ .; O o Q} ~ o ~ c -~ ~ ~ j o L' ~ -' c ,T Q ~ ~ ~ ~ O N ~ ~ ~ V ~ ~~ ~ -~~ N ci 3-40 _~ ~nN~~~ H~~~e ' G9) w 8QZ '8L _ _ ` M „0£ .4Z s930 SZ '. _--_ _ - __P'L-~._.. ~ _. __ .- .m. .. I { ~i I ~~ ' w i ~ __ C E .._~ ~: ' ` s CG , «, .. ~` LLI Y F T . o >...... .n ~ ~ ...,..' ~ m ro .,.. ` ~ N ~ I ~ ! ( ~ 4 ,~:~ f'~~.~ ,.: i ~ M ~a~ : ~ 44 t 4 ^ 'v ) .: t ~ n i ~ W ~ N ~ ~ ......x w z_ i M~4 '~34 ~L N V z 0 r~ LL Report No. CSD-12- t t `~ Appendix "` 0 ~a~~l W w ,., z a o ~ o N -`- U W J ~ Z ~ W W _ N ~ _ d Q N F_ O X 2 t] Z O r g J ~ O o n~ '- N Z pd O 3~ ~ oz ~ g~h G~ ~~~ n z ~. ~ ~ ca o z z ° r ~ ~ ~ ~ ~ ° ~ ~ N Z ~ O N~ ^ CJ ~ N J A N v u? `} r Q i~ ~ Z d K ~ n v vl O h z ~~ Z ~~ o ~ ~ ~ O ~ ~ .u a ~ z u W ~. ~ Q ~ W S a o ~a a o o a o: O F N= a m m o ~ ~ s o. z > > i.. o ~ `~ 5 z z l.a.J z ¢ z_ _z a z F H ~ ~ ~ z r ~ ~ N N ~ o o w w w w w a~i ~~ c ~? s a Ex ~ ass°~s"~ ~s s~ m~.s_ g va P~Sg ~~t ~~$~ $ C~ g E n - ~ S~ R a o'~ d X _ 4 5 P ~ x '~-.x4 8' -. 3-41 Report No. CSD-12- tip N O a) S O N b ~ Q m ~~ m ~ N m .D ~ C m ° ~i = X ~ E w "~ o `~ w d - d 090 O .L,. L (0 0 .- _ p N o N ~p L m N L C 3Nm~~' > M ~ N ~ ~ O ~ m O1 c C a) C 007, ~ , _ ~ m %j `~ C N~~ ~ w~°~ Q1 N L 3 ~~ E L_ ~~ fi _ N ~? f ° L m v 3 c"S c~ i Sa ~ d ~ ~ 'nwc ~ N O N ?+ c m mmo N (Q ~i N o ° C C N ° ~ > L Q'^' ~ `~ V c 3 c~~ aa~~ m v m ~ o ~'C a0.. =tm ~~~ y N C y C ?~ ~ N N N C m C Q N v a0 O N m..' .. T .~ u. a) ~ M l6 U m M rn c ~ ~ i a mM N N ) T m C _ N ~ a X ~~ ~ d a m ; ~ N C C (~ .- O N ~ ~ ~ d Q o ~ 7 <n d 7 J ~ m O O ~ O d E E m .~ T E .~ ° ~ ~ ~ _ E c ~ ~ L x m 2~ O ~ O ~ ~ J O U ~ u. M r M Z N O H U W 0 c ~ C = ~ Q C N m N ~. ~ O) O .j O d a Y c `0 0 c~ ~ ~ a) p~~ N ~ i1 T t'7 m O ~ 'c =c,x o ~ rn O cL ° h uj N C '" w M W m ~ .c W a z0 ~' a' c p S' w~ J °gE ~m F L ~~ -- w 3 a ~°, C C m (n mm L W ZyON ~ a1 a O 3 N o` M ~ N K '~ ~cQ~ m ~ cry 3~ ,c o zap N C_ w O Z` N_ O N a) N O Z3m a n Z O F- U W Appendix "~" C' O V O N U O N N T W m O N d N L U Y 0 T U mmo ~~co M 0 _~ ~ ;i9 N ~ C N ~ a ~ C a) E C N 'O O ~ ~ m CO N N m NO ~ ..- (6~L O m LL a) N~L '~' o,dv CL..m U 4 `m _ ao Y T o`mc C o U m M ~ o~ad coo Yams ~ '~ -m° i'7 vi N fl. E ZS ~~ a = _ - O m~ ~ E~ ~~~0 0 N E o m w ,c m ~ m m m U i a ~ ~ ~ ~ L m v~ VJ _ ~ E r E O . ~' E _~ ~ N d ~'~ E :Q U~ ~ E E u~ p - . ~ - m v ~ ~ "' '~w v~ u, ~a.~3E ~ ° ~ M d a ~ (n O ~ o N M vi M ~ 'm ~ m ~ L ~ dp ~ T m T m _ ~ ~ O v .0 m O _~ ~ = ~ 3 d w '- c u y vi M ~ ~~yy_ ~~ ~ } m N~ ~ } m ~ W m ca m ~ O Q J S J ` (~ p C fn ~ LL ' (n 2 m .- W fn ~ >, m LL m N .L d~ E E E N C E m E E E E m p N - ~ ~ U cry O of m E E E~ E E~ E E ~ >, W FF ] = ~ .~ m O = ~ ~~ m o F g ° a °° C ~ C ~ C T ~m C C ~ ~Q C ~ C ~ ~ ~ IYI "f = N ~. a) «? m > ~ ~ N o, ~ ~ 'c o N a U ~ 2 a ~ c in K ~ c U Y O rri N rni .T. U 3-42 Report No. CSD-12- I ~'~ M ~ N ~~ O w~~ ~~ O ~ T m O N .~ O N ~ _ roy N a i ~ i Eo3~u ~ _ r ~~.-~ a~ ~y±cro ~ w m a ~ o~ro~o ~ 3~~ aLidSt' o ~~o~~ ° ~~c . . s~ o 0 ? E U ~(7 0 N ~~ . ~C --p S ~ N ~ N" C 0 o E ro`~ O 0 o ~ ro ~ 3 N~ ro c ~ 3 '~ cLL~ 3 ° ~ ~ m~ ~ ~~., ~ ~ m E m o rna m c c~ ~- -~ _ oTp oaro,vN m wm~c ~~t%.~ m 3 ~7i o 3'0 ~ 'N T N O v ~~ _ O ~ ro ~ a `- ~ ~ (I ~~.. N ~ ~ ~ ~ y N N oE~E ¢ oiva m ~ E mp g~ o w r i ~~ s~ ~~„ U 'O h pp ~ Q O.~~p N m ~ c M M Z O F U W M O C ~ C 7 ~ ~ O a m m ~ rn o 0 O ~- m a r ~ `0 0 cod c0 ~ N T f9 O ~UU C N O N W 2 ~ c a m p cLt " e0 Uj M N Q. 'C •• ro N L ~~-- °~' Q C~~ '" F U m W W C oroa ~' E t nm F ~ $ v ~ ~ T t6 G W . ~ `a .% a. .p p m ~ C c N o ro ~ c o_ ~ ~ ~ C sro~ C C U ~' 3 ~ ~ M d ~ o m N a ~ c ._. Z O O ~' ~n`oN U ~ o N ~ z3~ m~ N C C °' o ~: ~ Q Appendix "r~" v c t ~ 'c ~ L c ro ~ m T c d~ ro C _ - N ° $ ~ ~ ~ 3 -a tG ~ ~ O N m ~u .~ '~ . m •- c o m ~O crS °' ~ ~ ro ro .o E to 'O N N ~ O N o ~ C '~pp N O O Y Q.~ ~ C $j .D W E v ° a E '~ g. c v°Ji m o ai aroi ~ a"'i ~E~ ~ ~'~ro~d U m~ L o ~ N y E ro~ ro ro~ C m ~ c E i row 0 0 ~ ' ~. N~ N ~ E u) N o~ v `jOC~ Mi N ~ .C O O U ~ N r ~ ~ ~?j`j ~ a ~ CN CQ N'~ E M~ N 'O N h l0 .fl tO L N V' ~ w'~.. N j GL s- ~ ~ ~- y N f+ N N ~ ~ ~ C_ ~ ~j L ~ ~ d ~ 3 ro T m m ~ 'yy~_ 7 ~ `~ N = ~ N ~ ~ m L J ~ N ~ 'O N ro } O) O ~ _ ~ U yy N ~ } } N } r ro 3 O c~ N ~ Q ~ S ~ `O CS O ,'00 ~ "00 N to ~ m J O d O J J U o LL 'O (n (n LL' OJ > > > > ~ ro ~ c ~ ~ ' ~° E > E > 3 E ro ~ ~ y y E ~ E ~ 3 E !? ~ E E~ E ~ E ~ >, ~C ~ ~ ~ ~ j, ~m CJ LL C ~ C ~ C T ~m C_ C d ~ `~4 C ~ C_ ~ CO °> N 0 N ~ C N L U Y 0 T U O)OO c C ~i ~ Olo'~ ~ C /T O 00 ,II ~ ~ 2 N d OIN C E O N ~ ~ _ ~ V M >... E N ~ ro~' N m ~o o 'x-,Eox~ 0 ~ ~Ev N (/j .Cps ro w a ~ ~o N E ro c 0 ~ ~ c~~ O . ~ t. E L~ m N Q O ro O N m E y ~x E~i ~ l ai ~ vi ~ ~ w cv~ ~ N o9ro N B U m ro O N N X VI ro `.' C N _ N E C N N T ~ O N N~~ N O ~ 3i ~ y ~~, N Ec~~my ~ o E E O Ea_y ~- ooE;Er d ~ th N O Oi ~ N (0 ~ N~ N V' ~ N .L-I N .fl g c N '~ N M ~ 9 d ~ m ~' v. 3' d w c t~l. (d ~ ~ U .~ m m ~I. W ~ LL ~ ~ ?~ a o = ~ ~ ~ ro ~ ~ C (.~ L a _O`$ m = c ~ ~ J LL ~ N N ~ gam' N ~ ro ~' w a U o = a ~ cn ~ ~ M M L O "l .-. ro ~ ~ J ~ ro N y c0 ~ l0 ~' } ~j } Q S d p o O ~_ ~ '00_ J J p U$ LL c~ ro ~ > >3 ~3 ~ro~°c' ~ E E~ E !~ E E x E ~C C T C j. ~C ~C ~ ~C ~m ~m ~ ~Q m m T m m O N `w G U Y `o T U 3-43 C7 d d' p U) m ~ p m r N m O t0 N '6 N N T ~ N N L ~ ~ ~ w j ~ ~ .L-~ ~t~ .L-~ N d V N L p N~ II O- _ O 3 O V ~ C O O C ~ ~ t0 _ O cp V Z' ~ L f6 9j L G O ..' V , N O) CO p~ 0 N L O y c~ ~CO 6. . f6 T> lU c N ~ ~L N (n ~ C ~ vL~ m ~ L ~ ~ V E c L 3 L 3 c L . 3 - L ~ X ~77 J j n~~ n O ~cS 3 ~ NS U ~ ~ U C N X O ~ "" N ~ N O N N 'O 3 L ~ O-... N (6 "6 N C (6 a ( p a ~ cc~c3 ' cpj o(p ~ v c ~ O ~ ~ .~ J - ~ " ~ ~p 41 N 10 U1 ~ !0 `O-' p Q O. ~ N N m C (0 r l6 r C (0 nD C 'O C f6 .t'~ C _ ~ ~ m E ~ M ~~ ~ cn O ~ ~ ~ J O E m ~ m ~ ~ d ~ ~ ~ C y ~ N ~ t ~ U ~ Q J ' C_ T2 _ ~ ~ ~ L O ~ d ~ N d °' ti N (n ~ ~ ~ O ~ ~ ~ L ~ ~ f6 0_ ~' 7~ O ~ N m o ti M V; ~? 0 O N N c ~I G O '00_ G U ~_ N 3 T m m C O N N N L O Y 0 T V 3-44