HomeMy WebLinkAboutCSD-12-140 - Modification to Proposed Zoning By-lawStaff Report
~IT[;HF.Iti`~;R Communrty5erviresDepartment www.kitchenerca
REPORT TO:
DATE OF MEETING:
SUBMITTED BY:
PREPARED BY:
WARD(S) INVOLVED:
DATE OF REPORT:
REPORT NO.:
SUBJECT:
RECOMMENDATION:
Mayor Zehr and Members of City Council
October 1, 2012
Alain Pinard, Director of Planning
Natalie Goss, Senior Planner - 519-741-3400 ext. 3176
Sarah Coutu, Policy Analyst (Planning) - 519-741-3400 ext.
3154
Ward 1
September 27, 2012
CSD-12-140
MODIFICATION TO PROPOSED ZONING BY-LAW
That the recommendation of the Planning and Strategic Initiatives Committee from its
meeting held September 24, 2012 regarding Lancaster Street West Mixed Use Corridor,
be amended to read as follows:
That City-initiated Zone Change ZC/09/09/COK/HH being an amendment to Schedules
125 and 126 of Appendix A, sections 10, 11, 14, 190, 200, 320, 401 and, 421 of
Appendix C, sections 1, 619, 620, 621, 622, 623, 624 and, 625 of Appendix D and
section 65 of Appendix F of By-law Number 85-1 as they pertain to the Lancaster
Street West Mixed Use Corridor for the purpose of changing the zoning from various
zone classifications to Mixed-Use Corridor MU-1 and MU-2 zones with and without
site-specific special provisions applying to these lands, be approved, in the form
shown in the "Proposed By-Law" dated August 16, 2012 attached as Appendix "A" to
Community Services Department report CSD-12-117, with the exception of 526
Lancaster Street West which shall be deferred to January 2013 to allow staff and the
developer the opportunity to continue discussions and; with amendment to the
following wording of Section 32, Special Regulation 623R;
a) By adding "5.6.3 and" after "Section" and before "54.2", and;
b) By adding "b) Architectural features shall be permitted to project 1.2 metres
into the front yard setback".
BACKGROUND:
Staff report CSD-12-117 was presented to the Planning and Strategic Initiatives Committee
(PSI) on Monday, September 24, 2012 and approved for Council consideration with one
modification to a site specific provision for the lands municipally addressed as 580-582
Lancaster Street West to address a potential roof line encroachment issue.
REPORT:
Further to the information provided in staff report CSD-12-117 this report provides clarification
on the status of the active site plan application filed by MHBC Planning on behalf of their client
for 526 Lancaster Street West with respect to the existing and proposed zoning of the site.
As outlined in staff report CSD-12-117, in March 2012 the City received an application for site
plan for the above-mentioned property to permit a single storey restaurant with associated
double lane drive-through fronting on Lancaster Street West and a second building proposed to
front on Riverbend Drive containing commercial and office uses. This application proceeded to
the City's Site Plan Review Committee in April 2012 and there are a number of issues related to
site circulation and compliance with the C-6 zone and the City's urban design guidelines that
need to be addressed. Staff have been working with the applicant to resolve these outstanding
issues.
On Friday, September 21, 2012 Planning staff received revised site plans and elevations
together with a letter providing comments on the Lancaster Street West Mixed Use Corridor
zone change from MHBC Planning. This letter was provided to the PSI Committee at their
meeting on September 24, 2012. Given the timing of receipt of the revised site plans and the
number of issues outlined above, additional time is needed by staff to review the revised site
plans and further work with the applicant on this matter. Rezoning of this site to MU-2 at this
time would further frustrate this active site plan application.
Given the above, staff is recommending that the rezoning of 526 Lancaster Street West to MU-2
be deferred until January 2013 to allow staff and the applicant the opportunity to continue
discussions. The applicant's consultant is supportive of this approach.
The attached Zoning By-law dated September 26, 2012 is the same as the Zoning By-law dated
August 16, 2012 that was attached to Report CSD-12-117 and presented to the Planning and
Strategic Initiatives Committee on Monday, September 24, 2012 except that it has been
modified to reflect the recommendation of the PSI Committee from September 24th 2012 to
amend Special Regulation 623R to include a permitted projection of 1.2 metres into the front
yard setback for architectural features for the property municipally known as 580-582 Lancaster
Street West. Further, it has been modified to retain the existing zoning on the property
municipally known as 526 Lancaster Street West as per staff's recommendation to defer the
rezoning of this property until January 2013.
FINANCIAL IMPLICATIONS:
None.
REVIEWED BY:
Brandon Sloan, Manager of Long Range and Policy Planning
Michael May, Deputy CAO
ACKNOWLEDGED BY: Community Services Department
Attachment:
Appendix "A"- Proposed By-Law (September 26, 2012)
2
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 -
City of Kitchener)
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. 125 of Appendix `A' to By-law Number 85-1 is hereby amended by
changing the zoning applicable to the lands specified and illustrated as Area 1 on
Map No. 1, in the City of Kitchener, attached hereto, from Neighbourhood Shopping
Centre Zone (C-2) with Special Regulation Provision 17R to Low Intensity Mixed
Use Corridor Zone (MU-1) with Special Regulation Provision 624R and Special Use
Provision 401 U.
2. Schedule No. 125 of Appendix `A' to By-law Number 85-1 is hereby amended by
changing the zoning applicable to the lands specified and illustrated as Area 2 on
Map No. 1, in the City of Kitchener, attached hereto, from Neighbourhood Shopping
Centre Zone (C-2) with Special Regulation Provision 17R to Low Intensity Mixed
Use Corridor Zone (MU-1) with Special Regulation Provision 624R.
3. Schedule No. 125 of Appendix `A' to By-law Number 85-1 is hereby amended by
changing the zoning applicable to the lands specified and illustrated as Area 3 on
Map No. 1, in the City of Kitchener, attached hereto, from Neighbourhood Shopping
Centre Zone (C-2) with Special Regulation Provision 17R to Low Intensity Mixed
Use Corridor Zone (MU-1) with Special Regulation Provisions 619R and 624R.
4. Schedule No. 125 of Appendix `A' to By-law Number 85-1 is hereby amended by
changing the zoning applicable to the lands specified and illustrated as Area 4 on
Map No. 1, in the City of Kitchener, attached hereto, from Neighbourhood Shopping
Centre Zone (C-2) with Special Use Provision 320U to Low Intensity Mixed Use
Corridor Zone (MU-1) with Special Regulation Provision 624R and Special Use
Provision 401 U.
5. Schedule No. 125 of Appendix `A' to By-law Number 85-1 is hereby amended by
changing the zoning applicable to the lands specified and illustrated as Area 5 on
Map No. 1, in the City of Kitchener, attached hereto, from Neighbourhood Shopping
Centre Zone (C-2) with Special Regulation Provision 17R to Medium Intensity
Mixed Use Corridor Zone (MU-2) with Special Regulation Provision 624R.
6. Schedule No. 125 of Appendix `A' to By-law Number 85-1 is hereby amended by
changing the zoning applicable to the lands specified and illustrated as Area 6 on
Map No. 1, in the City of Kitchener, attached hereto, from Neighbourhood
Institutional Zone (I-1) to Low Intensity Mixed Use Corridor Zone (MU-1) with
Special Regulation Provision 624R.
7. Schedule No. 126 of Appendix `A' to By-law Number 85-1 is hereby amended by
changing the zoning applicable to the lands specified and illustrated as Area 7 on
Map No. 1, in the City of Kitchener, attached hereto, from Arterial Commercial Zone
(C-6) to Medium Intensity Mixed Use Corridor Zone (MU-2) with Special Regulation
Provision 624R.
8. Schedule No. 126 of Appendix `A' to By-law Number 85-1 is hereby amended by
changing the zoning applicable to the lands specified and illustrated as Area 8 on
Map No. 1, in the City of Kitchener, attached hereto, from Neighbourhood Shopping
Centre Zone (C-2) with Special Use Provision 2000 to Low Intensity Mixed Use
Corridor Zone (MU-1) with Special Regulation Provisions 621 R and 624R.
9. Schedule No. 126 of Appendix `A' to By-law Number 85-1 is hereby amended by
changing the zoning applicable to the lands specified and illustrated as Area 9 on
Map No. 1, in the City of Kitchener, attached hereto, from Neighbourhood Shopping
Centre Zone (C-2) with Special Use Provision 2000 to Low Intensity Mixed Use
Corridor Zone (MU-1) with Special Regulation Provisions 620R and 624R and
Holding Provision 65H.
10. Schedule No. 126 of Appendix `A' to By-law Number 85-1 is hereby amended by
changing the zoning applicable to the lands specified and illustrated as Area 10 on
Map No. 1, in the City of Kitchener, attached hereto, from Neighbourhood Shopping
Centre Zone (C-2) with Special Use Provision 2000 to Low Intensity Mixed Use
Corridor Zone (MU-1) with Special Regulation Provision 624R.
11. Schedule No. 126 of Appendix `A' to By-law Number 85-1 is hereby amended by
changing the zoning applicable to the lands specified and illustrated as Area 11 on
Map No. 1, in the City of Kitchener, attached hereto, from Residential Eight Zone
(R-8) to Medium Intensity Mixed Use Corridor Zone (MU-2) with Special Regulation
Provision 624R.
12. Schedule No. 126 of Appendix `A' to By-law Number 85-1 is hereby amended by
changing the zoning applicable to the lands specified and illustrated as Area 12 on
Map No. 1, in the City of Kitchener, attached hereto from Restricted Business Park
Zone (B-2) with Special Regulation Provision 32R and Special Use Provision 107U
to Medium Intensity Mixed Use Corridor Zone (MU-2) with Special Regulation
Provisions 622R and 624R.
13. Schedule No. 126 of Appendix `A' to By-law Number 85-1 is hereby amended by
changing the zoning applicable to the lands specified and illustrated as Area 13 on
Map No. 1, in the City of Kitchener, attached hereto from Residential Eight Zone (R-
8) to Medium Intensity Mixed Use Corridor Zone (MU-2) with Special Regulation
Provisions 622R and 624R.
14. Schedule No. 126 of Appendix `A' to By-law Number 85-1 is hereby amended by
changing the zoning applicable to the lands specified and illustrated as Area 14 on
Map No. 1, in the City of Kitchener, attached hereto from Community Commercial
Core Zone (C-4) with Special Use Provision 11 U to Medium Intensity Mixed Use
Corridor Zone (MU-2) with Special Regulation Provisions 622R and 624R.
15. Schedule No. 126 of Appendix `A' to By-law Number 85-1 is hereby amended by
changing the zoning applicable to the lands specified and illustrated as Area 15 on
Map No. 2, in the City of Kitchener, attached hereto from Community Commercial
Core Zone (C-4) to Medium Intensity Mixed Use Corridor Zone (MU-2) with Special
Regulation Provision 624R.
16. Schedule No. 126 of Appendix `A' to By-law Number 85-1 is hereby amended by
changing the zoning applicable to the lands specified and illustrated as Area 16 on
Map No. 2, in the City of Kitchener, attached hereto from Community Commercial
Core Zone (C-4) to Low Intensity Mixed Use Corridor Zone (MU-1) with Special
Regulation Provision 624R.
17. Schedule No. 126 of Appendix `A' to By-law Number 85-1 is hereby amended by
changing the zoning applicable to the lands specified and illustrated as Area 17 on
Map No. 2, in the City of Kitchener, attached hereto from Community Commercial
Core Zone (C-4) with Special Regulation Provision 1 R and Special Use Provision
14U to Medium Intensity Mixed Use Corridor Zone (MU-2) with modified Special
Regulation Provision 1 R, Special Regulation Provision 624R and Special Use
Provision 421 U.
18. Schedule No. 126 of Appendix `A' to By-law Number 85-1 is hereby amended by
changing the zoning applicable to the lands specified and illustrated as Area 18 on
Map No. 2, in the City of Kitchener, attached hereto from Community Commercial
Core Zone (C-4) to Low Intensity Mixed Use Corridor Zone (MU-1) with Special
Regulation Provision 624R and modified Special Use Provision 401 U.
19. Schedule No. 126 of Appendix `A' to By-law Number 85-1 is hereby amended by
changing the zoning applicable to the lands specified and illustrated as Area 19 on
Map No. 2, in the City of Kitchener, attached hereto from Community Commercial
Core Zone (C-4) with Special Regulation Provision 1 R and Special Use Provision
10U to Medium Intensity Mixed Use Corridor Zone (MU-2) with modified Special
Regulation Provision 1 R, Special Regulation Provisions 624R and 625R and
Special Use Provision 421 U.
20. Schedule No. 126 of Appendix `A' to By-law Number 85-1 is hereby amended by
changing the zoning applicable to the lands specified and illustrated as Area 20 on
Map No. 2, in the City of Kitchener, attached hereto from Community Commercial
Core Zone (C-4) with Special Regulation Provision 1 R and Special Use Provision
10U to Low Intensity Mixed Use Corridor Zone (MU-1) with modified Special
Regulation Provision 1 R, Special Regulation Provision 624R, modified Special Use
Provision 401 U and Special Use Provision 421 U.
21. Schedule No. 126 of Appendix `A' to By-law Number 85-1 is hereby amended by
changing the zoning applicable to the lands specified and illustrated as Area 21 on
Map No. 2, in the City of Kitchener, attached hereto from Community Commercial
Core Zone (C-4) with Special Regulation Provision 1 R and Special Use Provision
10U to Low Intensity Mixed Use Corridor Zone (MU-1) with modified Special
Regulation Provision 1 R, Special Regulation Provisions 624R and 625R and
Special Use Provision 421 U.
22. Schedule No. 126 of Appendix `A' to By-law Number 85-1 is hereby amended by
changing the zoning applicable to the lands specified and illustrated as Area 22 on
Map No. 2, in the City of Kitchener, attached hereto from Community Commercial
Core Zone (C-4) with Special Regulation Provision 1 R and Special Use Provision
10U to Low Intensity Mixed Use Corridor Zone (MU-1) with modified Special
Regulation Provision 1 R, Special Regulation Provision 624R and Special Use
Provision 421 U.
23. Schedule No. 126 of Appendix `A' to By-law Number 85-1 is hereby amended by
changing the zoning applicable to the lands specified and illustrated as Area 23 on
Map No. 2, in the City of Kitchener, attached hereto from Community Commercial
Core Zone (C-4) with Special Regulation Provision 1 R and Special Use Provision
10U to Low Intensity Mixed Use Corridor Zone (MU-1) with modified Special
Regulation Provision 1 R, Special Regulation Provision 624R, modified Special Use
Provision 10U and Special Use Provision 421 U.
24. Schedule No. 126 of Appendix `A' to By-law Number 85-1 is hereby amended by
changing the zoning applicable to the lands specified and illustrated as Area 24 on
Map No. 2, in the City of Kitchener, attached hereto from Community Commercial
Core Zone (C-4) with Special Regulation Provision 1 R and Special Use Provision
10U to Low Intensity Mixed Use Corridor Zone (MU-1) with modified Special
Regulation Provision 1 R, Special Regulation Provisions 624R and 625R and
modified Special Use Provision 10U and Special Use Provision 421 U.
25. Schedule No. 126 of Appendix `A' to By-law Number 85-1 is hereby amended by
changing the zoning applicable to the lands specified and illustrated as Area 25 on
Map No. 2, in the City of Kitchener, attached hereto from Community Commercial
Core Zone (C-4) to Medium Intensity Mixed Use Corridor Zone (MU-2) with
modified Special Regulation Provision 1 R and Special Regulation Provisions 623R,
624R and 625R.
26. Schedule No. 126 of Appendix `A' to By-law Number 85-1 is hereby amended by
changing the zoning applicable to the lands specified and illustrated as Area 26 on
Map No. 2, in the City of Kitchener, attached hereto from Community Commercial
Core Zone (C-4) to Existing Use Zone (E-1) with modified Special Use Provision
190U.
27. Schedule No. 126 of Appendix `A' to By-law Number 85-1 is hereby amended by
changing the zoning applicable to the lands specified and illustrated as Area 27 on
Map No. 2, in the City of Kitchener, attached hereto from Community Commercial
Core Zone (C-4) with Special Regulation Provision 1 R and Special Use Provision
14U to Existing Use Zone (E-1) with modified Special Use Provision 190U.
28. Schedule No. 126 of Appendix `A' to By-law Number 85-1 is hereby amended by
changing the zoning applicable to the lands specified and illustrated as Area 28 on
Map No. 2, in the City of Kitchener, attached hereto from Community Commercial
Core Zone (C-4) with Special Regulation Provision 1 R and Special Use Provision
10U to Existing Use Zone (E-1) with modified Special Use Provision 190U.
29. Schedule No. 126 of Appendix `A' to By-law Number 85-1 is hereby amended by
changing the zoning applicable to the lands specified and illustrated as Area 29 on
Map No. 2, in the City of Kitchener, attached hereto from Existing Use Zone (E-1) to
Medium Intensity Mixed Use Corridor Zone (MU-2) with modified Special
Regulation Provision 1 R, Special Regulation Provision 624R and Special Use
Provision 421 U.
30. Schedules Nos. 125 and 126 of Appendix `A' to By-law Number 85-1 are hereby
further amended by incorporating additional zone boundaries as shown on Map
Nos. 1 and 2 attached hereto.
31. Appendix `C' to By-law Number 85-1 is hereby amended by
a) deleting Sections 11, 14, 200 and, 320;
b) modifying Sections 10, 190 and, 401 thereto as follows:
"10. Notwithstanding Sections 53.1 or 53.2 of this By-law, within the MU-1 zoned
lands identified within this Subsection on Schedule 126 of Appendix `A', dwelling
units shall not be permitted."
"190. Notwithstanding Section 48.1 of this By-law, within lands zoned E-1 and
shown on Schedules 126 and 127 of Appendix `A' the uses permitted in Sections
10.1, 53.1 and 54.1 but not included those prohibited by Section 48.2, shall also be
permitted."
"401. These lands have been identified by the Region of Waterloo as of the date of
passing of this By-law, as requiring further environmental consideration.
Notwithstanding Sections 53.1, 54.1 or 55.1 of this By-law, within the lands zoned
MU-1, MU-2 or MU-3 as shown on Schedules 73, 74, 75, 83, 84, 86, 119, 120, 122,
125, 126, 142, 143, 173, 174 of Appendix `A', as affected by this section, the
following uses shall not be permitted unless existing at the date of passing of this
By-law or the City of Kitchener has received acknowledgment from the Ministry of
the Environment advising that a Record of Site Condition has been completed in
accordance with the relevant Ontario legislation:
Day Care facility
Duplex Dwelling
Dwelling Unit
Lodging House having 9 residents or more
Multiple Dwelling
Residential Care Facility
Single Detached Dwelling
Street Townhouse Dwelling
Tourist Home."; and
c) adding Section 421 thereto as follows:
"421. Notwithstanding Sections 53.1, 53.2, 54.1 or 54.2 of this By-law within the
MU-1 and MU-2 zoned lands identified within this subsection on Schedule 126 of
Appendix `A', the following uses shall not be permitted:
Day Care facilities
Educational Establishments
Residential Care Facility."
32. Appendix `D' to By-law Number 85-1 is hereby amended by:
a) Modifying Section 1 thereto as follows:
"1. Notwithstanding anything else in this By-law, within any lands shown in
Appendix `A' as affected by this Subsection, prior to the development of any land,
interference with wetlands or alterations to shorelines or watercourses, a permit
shall be obtained from the Grand River Conservation Authority, where required by
the said Authority, in accordance with Regulation 150/06, as amended."; and
b) Adding Sections 619, 620, 621, 622, 623, 624 and 625 thereto as follows:
"619. Notwithstanding Section 53.2 of this By-law, within the lands zoned MU-1 and
shown as affected by this subsection on Schedule 126 of Appendix `A', the
following special regulations shall apply:
a) the Lancaster Street West street line shall be the front lot line;
b) the Bridgeport Road street line shall be a side lot line abutting a street and
the minimum setback shall be 1.5 metres;
c) the Hamel Street street line shall be a side lot line abutting a street and the
minimum setback shall be 3.0 metres,
d) the lot line adjacent to 543 Bridgeport Road shall be the side lot line and no
minimum setback shall be required; and
e) the minimum Floor Space Ratio, maximum front yard setback, minimum
width of primary ground floor facade and, minimum percentage of facade
openings shown on the approved site plan dated August 24, 2012 shall be
deemed to comply."
"620. Notwithstanding Section 5.5.2c) of this By-law, within the lands zoned MU-1
and shown as affected by this subsection on Schedule 126 of Appendix `A', the
minimum easterly side yard setback shall be 0.009 metres for the detached
accessory building existing on the date of passing of the By-law."
"621. Notwithstanding Section 53.2 of this By-law, within the lands zoned MU-1 and
shown as affected by this subsection on Schedule 126 of Appendix `A', the
Lancaster Street West lot line shall be the front lot line."
"622. Notwithstanding Section 54.2 of this By-law, within the lands zoned MU-2 and
shown as affected by this subsection on Schedule 126 of Appendix `A', the
following special regulations shall apply:
a) a maximum front yard setback will not be required;
b) a minimum width of primary ground floor facade will not be required; and
c) for non-residential uses, not less than five (5) per cent of the area of primary
ground floor facade shall be devoted to display windows or entrances to the
building a maximum horizontal distance between display windows or
entrances will not be applied."
"623. Notwithstanding Sections 5.6.3 and 54.2 of this By-law, within the lands zoned
MU-2 and shown as affected by this subsection on Schedule 126 of Appendix `A'
the following special regulations shall apply:
a) The minimum front yard setback shall be 1.2 metres; and
b) Architectural features shall be permitted to project 1.2 metres into the front
yard setback."
"624. Notwithstanding Section 53.2.2 and 54.2.2 of this By-law, within the lands
zoned MU-1 and MU-2 and shown as affected by this subsection on Schedules 125
and 126 of Appendix `A', free-standing retail uses will be permitted to locate within
existing and new buildings, to a maximum gross floor area of 1,000 square metres."
"625. Notwithstanding Sections 53.2 and 54.2 of this By-law within lands zoned MU-
1 and MU-2 and shown as affected by this subsection on Schedule 126 of
Appendix `A', the minimum Floor Space Ratio shall not apply to the following:
a) additions to or expansions of a building(s) existing on the date of passing of
this By-law, and;
b) building(s) being added to the lot where a building(s) existed on the date of
passing of this By-law provided that the existing building(s) are retained.
The cumulative Gross Floor Area of the building(s) on the lot must be equal to or
greater than the Gross Floor Area existing on the date of passing of this By-law."
33. Appendix `F' to By-law Number 85-1 is hereby amended by:
a) Adding Section 65 thereto as follows:
"65. Notwithstanding Section 53.1 of this By-law, within the lands zoned MU-1 on
Schedule 126 of Appendix `A', the following uses and uses accessory thereto may
be permitted in accordance with the regulations of Section 8.2 of this By-law until
such time as the holding symbol affecting the lands has been removed by By-law:
Canine or Feline Grooming
Day Care Facility
Educational Establishment
Financial Establishment
Health Clinic
Office
Personal Services
Religious Institution
Repair Service
Restaurant
Retail
Studio
The holding symbol shall not be removed until such time as the lands have been
consolidated with lands fronting Lancaster Street West and a site plan including site
access from Lancaster Street West and appropriate site buffering measures has
been approved by the City's Director of Planning."
PASSED at the Council Chambers in the City of Kitchener this
day of , 2012
Mayor
Clerk
~Z Y
wow
~~~
LL O
~ J O
N
~ Q
~
J
W W
~ T
1
Z
O z
o i
Y
` N O
U
D o z
~ LQ
~o ~ °~ ~o ~~ ~ o 0 0
z= aw z= wQ oQ oQ oQ N ~
- - - - -- _ Q°°- - - a~- - _- o z ~ ~~
w> ~ w~~ ~~ w~~
~ m a
~
a
ooo° o00
000 -oo° o°
o~ o ~
-oo -ooh
o
00 ~
Qo~ o~ Qo~ o~
-oo
o°
~° ~°
~
~ N oQ ows= Q
~
w
~
mQ-QO mQ-Q
mQ-Q ~-QO
-o
~-o
mQ~Q m-Q ~~Q ~-Q ~_Q°
~> w~~ `~
~xo
-o ~xo
-o
~-Q w~Q ~QO~Q w~Q ~~~Q
~ >~ ~ ~
~~ m zz~~z ~o
~~ z m°~ °~~~
~
z U o
U
~
~~
~~ ~~
~ ~j
~~
~~
~ ~
~ ~
~ ~j
~~
~ ~j
~a ~~~~
~a~~
~~
~~~
~ oz
z ~~
o
~~~~~~~
rc ~ ~ w
U
w z
z
oQwaJ oQ~Q
~ ~Q ~ z
z
oQ~Q oQwaJ
~ ~ ~~ W
z
z
z
z
oQ-Q Q -Q oQ~Q oQwaz
~~~~ °~ °~~ ~ ~ ~ ~o o
o
o
oz
°?w? -Q ~?J~? zQ ~Q~Q
~ ~~ ~~~ ~~~~~ ~~~ ~~~~
~
~
=
= zx
~
~~ ~zz<~zzzz
~wzz ~~~w~oooo a 0 ~
m
~ « ~aa ~~~~
aror aror m~~~ e~~aa
aror aror ~~~~ e~~ ~-a m~~~ m~~~o
armor aor air aror aroro a ~aa
a m
a ea
a
°~~a ~
aro~ a~~ ar~~r air armor Boa ~X~wQ~~~~
Z2~~ rcwg~x rcrc rcrc w
N
rc-o-°z rc-o-
a~~~a a~~~
rc-o- rc °
a~~~ a~°~a
rc-o- rco- rco= rc-o- rc
a~~~ a~~ a~~ a~~~ a~°~a
rc-o- rco= rc-°zo rco= rc-o-
a~~~ a~~ a~a~~ a~~ a~~~
oNLL~
04 mw-~arcrcrcrc ~ ~
}r
~ ~ / , , /
~ ~ ,~' Z Z
s~^ ~ T
~ -
w ~+"r jam M
,
M ~
~
It .M
d
'
~' ~ / ~a ~
ob
~
~ __
~
~~ - -
m /
O
~
° N
c~i
7 ~
-~ ~ ~i~
~ ~.~~` ~
~M o
~
)
h ~ ~
W
~
~ N ~ d W O
~
is~ ~-,. se
a
a
' '~ Q
; ~
i I
Cfl
W
W Q Q ~ M w
/
- Q ~
; ~,e,z~-~ i~ a ,-" a
-- a- a_-
- --- ---- ---- ~ Q
--- - cn o
~ ~ ~ ~~ ~
~- a ~ ~
is
i i a ~P
~ .
,:~
~ -
~
°
Q _
w PQ.
~` ~`~ m~
~
=- a
~
ao as 69 ,
~ ,
P
F•
~
- - P
/
~"
~' ~
o
l a a ~ '-
% -~
i i
~ ~ ~
Q~~' ' ~ ~
-
,.
~
~,~aes~~,
~ °
/
~~ X
~ : ~ ~ ~, ~
~ ~ ~ ~
Q ~ d`
~ v}e
~.aa-~ -
~ ~
~
~, x m ~ s ~tlJ ' J
(~ Z ~ gM*" ~ ~ N
~ H
Q
w
g "$ ~ ~ ~
~
p
_ ~
~ m J ~
~
~
~ Z_ Q
C ,: ~
sc 1 ~ ~ ~ z
v v v_ ~ v v v
v v u~ ~ v
~~ ~~~ ~Q
z
i - -
-
° ui ~ -o
_
_
_ O ~
G~ G~ G~~~ Q G~ G~ _
~
~ LL
o
~° ~o~
~° ~o~
~°oo ~ - ~° - ~° - °-~
o»oQ>'o~ o»oi>'oj owa> o o» o» ~a>j N
~
ao
oo ~~
~zwo zooo~zwo zx~z
o o
~
o~
zw
o
x~
w
z
z
z
'
'
' T
y
ozx ~a
owx z~gQ
o
oa oxgjUO oao=g QUO ~~aQ Ewa ~a
o~ o~ao~ ~
dew o~~~ o°
a /
a
wz~~
~~~~o~~~ ~~~~o~~~ ~~o~ ~~o ~~~~o ~~>>o ~wo~~
°Qaw~Q°Q °=Q~LLQ°Q =~Q - °aQ~~ °aQ~~ =~QQ
~
~ Y
~
- --_- - --_-
~-~ _- -_- -_-
~-~~
~~~~~~ ~a~~~~o~ ~o~w ~~~ ~a~~~ ~a~~~ ~o~ U
~~
a=~o= ~~ a=~o=~~~ _~_ _~_ __~~_ __~~_ _~=
~_o0 000 ~_o0 000 ~o-° moo- ~-°o- ~-°o- ~o-o0
~
~QQQ
~
~QQQ
~
~
~
~
~
~
~
rn
z
-
a
Q~
a
Q~
a~
Q a~
a
Q~
a
Q~
a~
QQ 0 z
~~ ~ ~ ~ ~ ~ ~
~ ~ ~ ~ ~ LQ
~
z U a
woo w~o wo 00o w~o~ wo 00o wo ~zoo~ wo zoo wo zoo ~ OO ~ ~ O
N
Q ow> oo> o»wQ;~ oo>o o»wQ;~ o»oQ>o~ o»oQ;~
~
~
~
~ o»oQ;~
~ m
~ ~ ~~
~o how ~ W
J °
Q a
~ a
w oox~ao
ooo~ao
oow
ooo~aao
zxo goo ~o°x~ao
~
~
~
~
~
~ ~
~ ooo~ao
~ N ~
z
W w .~ w
~
a -- ~
-
-- ~-
-
-
-
-
o_Q o=a ~a'o>~QO ~-aa ~a'o>~QO ~a'o-UQU'o ~a'o-UQ'o
o~ - o~~o o~ - o~~~w o~~~w
~ -- o-
~a'o-UQ'o
o~~~w zm
rc~ z oop~oioN
OO x
m"1 O
ON ON
~
(n
~
~~~ ~z~ ~~~ ~z~'a ~~~ ~~~- ~~~zo~~ ~~~zo~~ i`p¢o OZ
w~KF¢~r ¢¢ LL ~ U
~~u zu ~~a OOaa zoo ~~x~oxx ~~x z
oaoa ~~x z
~
'~ ~ '~ '~ - '~ -
oaa ~~x z
'~ -
oaa ~wzw ~F=
a Qw zz
~zrcooo a
'
O ~
m _
_
_
~o~ '~°~~ ~aaj~aa m~do maaj~aa Naa~~d°od Naa~~aa
mm Q~mo
mm Qo~~ ¢~m~
m~m a
arm~
ao
ai _
Naa~~aa
a
mo
mm ~ww
ooa
<
~ ~
°
x~~waw
~o xrc rcrc
rc ~ ~ 2
W
~
N r
r
r
r
r
ro°~oo
rco- rco= rc-oo 0o w~o_o w~_oo_oo w~_oo_ooo rc
a~~ a~~ a~a~~aa a~~a aka ~~aa aka ~~aaa aka°~aa ~
~
w~_oo_oo
aka ~~aa c
i
zi
oNLL~
o4 wz
mw__aarcrcrc ~ (~
~
' ~~
r ~ ~
m~ d ~
~
' ~
'
~
m
! / /
'~ T
i ~
~ U o
~ ~ «s
2 ~ L O y8s
~'b
'
"
, ~ -~ ~" 11 1
w ~
i; ~ ~
r
` ~
' 4 i ~/ b ~`~ iy d Z
"
-~ N
d .~
`
«~~ ~
~°ba a <<
ii
~ ,
~ ~
~c'
V
S~ ~ az i ~ti ~..~ _ c
bas ~ ~i iy ~ „ ~ . ; ~ ~ ~~
m ~ ~
N
~ N / ~ <' `" - ~ -' ~ i
,I
,
``
`
1 ~( ~
,
/~ a
s
~
v
~
~'~
°
M
/ d
`~
~
~~ W
~
N
O
~
cn
~
z~
,
s
l!J l!J
Abe N a ,/ ~ ~- / ~ ~
Q
S~bd ~ •tV '~
` s
a ~¢I ~'~ s /
~~
~ /
'' ~~~/ £ ~
~ o~~xi
3 / W
O ~ O
~
~
+
' tl s <eoaC ~
j
sr as /Q /'~
l>'
~
W Q
M <
D
Z64 N WW ^` ~Tiv ~' ~ ~'~
{ V '$
h.. ~E, ~ a ~ ' .., ~ ~ r
~ ~
_
- _ ~ ~s ~~ W r
~ ~~.~
~ ~
~ % i I i
~ ~
~ / ~ rvma i
~~~ ~ ~ ~ ~ ~
~~~`~ ~
~` lL D
;y
J 1 J "~
~
_
y.
. .~ ~
~~
~ ~
~ ~
~
n
01 0 ~
~ ^
_, _ 5 ~ ~ ~~
~~ z ~~
~ a o
w
~ ~ a a ~Y
~,, ~ ~
N ~ ~ s o x
~~ N Q1 M
s
"
~ w
~
O ~
,
~~~ M -' ~ ~
e~
, ~ ~ ~ _ ~
~ ~
~
°,. f
~
~
i~
y x m
s s
5
~ z Q
a
~
~
w m
p w ~ z
~~, ~m c~ ~ g