HomeMy WebLinkAboutCSD-12-091 - Subdivision, OPA & ZC - 1 Adam StreetStuff Report
I i ;� r Community Services Department www.kitchener.ca
REPORT TO: Planning & Strategic Initiatives Committee
DATE OF MEETING: June 18, 2012
SUBMITTED BY: Alain Pinard, Director of Planning
PREPARED BY: Andrew Pinnell, Senior Planner 519 - 741 -2668
WARD(S) INVOLVED: Ward 10
DATE OF REPORT: June 5, 2012
REPORT NO.: CSD -12 -091
SUBJECT: DRAFT PLAN OF SUBDIVISION 30T -11203
OFFICIAL PLAN AMENDMENT OP12 /01 /A/KA
ZONE CHANGE APPLICATION ZC11 /11 /A/KA
1 ADAM STREET
OWNER: 1841362 ONTARIO INC.
��N
EXECUTIVE SUMMARY:
oN
�
1841362 Ontario Inc. is seeking approval of an Official Plan Amendment, a Zone Change, and a
draft Plan of Subdivision to allow the subject lands to be developed with a medium density
residential development having a mix of townhouses and multiple dwellings. Staff are in support
of the proposed Official Plan Amendment, Zone Change and Plan of Subdivision, subject to the
conditions outlined in this report.
2 -1
RECOMMENDATIONS:
A. That Official Plan Amendment Application OP12 /01 /A /KA (1841362 Ontario Inc., 1
Adam Street) requesting a change to Policy 3.11.9. be adopted, in the form shown
in the Official Plan Amendment attached to Report CSD -12 -091 as Appendix "B ",
and accordingly forwarded to the Region of Waterloo for approval; AND
B. That Zone Change Application ZC11 /11 /A/KA (1841362 Ontario Inc., 1 Adam Street)
for the purpose of changing the zoning from Community Institutional Zone (1 -2),
Residential Four Zone (R -4), Residential Six Zone (R -6), and Residential Eight
Zone (R -8) with site specific provisions to Public Park Zone (P -1), Residential Six
Zone (R -6) and Residential Eight Zone (R -8) with site specific provisions be
approved in the form shown in the "Proposed By -law" dated May 15, 2012
attached to Report CSD -12 -091 as Appendix "C "; AND
C. That the Urban Design Brief, dated May 25, 2012 prepared by GSP Group, for 1
Adam Street, and attached to Report CSD -12 -091 as Appendix "F ", be adopted;
AND
D. That an exemption to Parkland Dedication Policy 1 -1074 to permit parkland to be
dedicated at a rate of 0.15ha/300 residential units, as a combination of land and
cash -in -lieu of land, rather than either 1ha /300 residential units or 5% of the land
or 5% of the value of the land, be granted; AND FURTHER
E. That the City of Kitchener, pursuant to Section 51 (31) of the Planning Act R.S.O.
1990, Chapter P 13 as amended, and delegation By -law 2002 -64, grant draft approval
to Plan of Subdivision Application 30T -11203 in the City of Kitchener, for 1841362
Ontario Inc., subject to the following conditions:
1. That this approval applies to Plan of Subdivision 30T -11203 for 1841362 Ontario Inc. as
shown on the attached Plan of Subdivision prepared by the City of Kitchener dated May 15,
2012 which shows the following:
Blocks 1 -8 Townhouses 232 units (max)
Block 9 Multiple Residential 726 units (max)
Block 10 Park
Block 11 Future Lot Addition
Total Units: 958 units (max)
2. CITY OF KITCHENER CONDITIONS:
2.1 That the Subdivider shall enter into a City Standard Residential Subdivision
Agreement, as approved by City Council, respecting those lands shown outlined on
the attached Plan of Subdivision dated May 15, 2012 which shall contain the
following special conditions:
2 -2
Part 1 — General Conditions
1.4 a) The SUBDIVIDER shall pay the cost of installation of the following public
services:
sanitary sewers, drainage works, storm sewers, watermains, underground
electrical distribution plant and lighting with attendant conductors, pipes,
pedestals and transformers, driveway ramps, streets, pavements, curbs,
gutters, fences in public rights -of -way, park boundary fencing, boulevard
landscaping, tree planting, required soil habitat and two -year maintenance
period, parks and urban greens, walkways, boulevard landscaping including
trees, street name signs, traffic control signs, sidewalks, and all necessary
connections, other appurtenances and outlets to the foregoing services.
b) unchanged.
c) unchanged.
Part 2 - Prior to Grading
2.3 The SUBDIVIDER shall, at the time of area grading, fill, compact and grade in
both a preliminary and finished form, topsoil and seed /sod those blocks shown
on the plan as park, trail or walkway, to the satisfaction of the CITY'S Director of
Operations. Grading plans and implementation within such blocks may include
making a grading allowance for a maximum four metre wide flat area for future
trail link purposes.
2.7 When the accepted Area Grading, Erosion and Siltation Control Plan requires cut
or fill, it shall be incumbent upon the SUBDIVIDER to recognize the details of the
soil conditions for the lots and blocks and to take all steps necessary to make the
lots and blocks adequate for foundations.
Therefore, immediately following area grading, the SUBDIVIDER shall submit to
the satisfaction of the CITY'S Chief Building Official and the CITY's Director of
Engineering, soils and engineering reports prepared by a qualified Geotechnical
Engineer, which shall contain the following and shall be prepared in accordance
with the recommendations listed in the "1 Adam Street Subdivision, Geotechnical
Investigation, August 2003 ":
a) Details of such grading operations, including specifically areas containing
structural fill, and a summary sheet and plan designating all lots and blocks
within the registered plan in the following categories:
i) lots and blocks with proposed footing elevations in native undisturbed
soil;
ii) lots and blocks with proposed footing elevations in /on structural fill
material, placed under supervision and tested to determine that adequate
bearing capacity was achieved;
iii) lots and blocks with proposed footing elevations in /on structural fill
material, which requires further testing by a qualified geotechnical
2 -3
engineer prior to the footings being poured; and
iv) proposed footing elevations are defined as a minimum of 1.2 metres
below the proposed finished grade as shown on the approved Lot
Grading Control Plan.
b) In clauses ii) and iii) above, plans shall be provided illustrating the limits of the
structural fill material placed if it is less than the total lot or block area; and,
c) No building permits shall be available for those lots and /or blocks in the
affected stage until the required soils report has been submitted to the
CITY'S Chief Building Official, a reasonable time for review has transpired
and the SUBDIVIDER has submitted to the CITY'S Chief Building Official a
detailed list specifying the affected lots or blocks, arising out of the summary
sheet provided in clause a) above.
Further, the SUBDIVIDER agrees that the separation of the groundwater to
the underside of the footing must be to the satisfaction of the CITY's Director
of Engineering.
2.11 The SUBDIVIDER agrees to provide detailed grading plans for all park lands,
urban greens, trail corridors, stormwater management pond lands and walkway
blocks to be conveyed to the City, to the satisfaction of the City's Director of
Engineering and the City's Director of Operations and those applicable City
departments and regulatory agencies determined by the City's Director of
Engineering at the time of draft approval.
Part 3 - Prior to Servicing
3.6 a) unchanged
b) unchanged
c) The CITY may reduce these securities proportionately when part of the public
services are accepted, provided, however, that the reduction shall not result
in less than 100 percent of the cost of the following above ground works not
yet accepted in accordance with Section 3.6:
Surface course of asphalt, paved driveway ramps, curbs, gutters, fences,
boulevard landscaping including trees and required tree soil habitat and two
year maintenance period, street name signs, traffic control signs and
sidewalks.
3.10 The SUBDIVIDER agrees to pay to the CITY'S Engineering Services, an
administration fee, of a percentage amount of the value of the cost of the public
services, as determined by the CITY'S Director of Engineering Services, for the
approval of engineering drawings. The said percentage amount of the fee shall
be as prescribed by Council from time to time. Fifty (50 %) per cent of the fee is to
be paid prior to the first submission of engineering drawings with the balance of
the fee (50 %) being paid prior to approval of the final set of engineering
drawings.
3.17 Prior to the servicing or registration, whichever shall occur first, the SUBDIVIDER
shall prepare an On- Street Parking Plan for the adjacent edge of St Leger Street
2 -4
and Louisa Street to the satisfaction of the CITY'S Director of Transportation
Services, in consultation with the CITY'S Director of Engineering Services and
the CITY's Director of Operations, in accordance with the CITY'S On- Street
Parking Policy, as approved and amended. The On- Street Parking Plan shall be
considered in accordance with the servicing drawings and shall generally provide
for one on- street parking space for every two street fronting dwelling units where
reasonable.
3.18 The SUBDIVIDER shall confirm to the satisfaction of the City's Director of
Engineering Services that the servicing drawings:
a) Do not conflict with preliminary driveway locations and potential locations for
utilities, hydrants or community mail box facilities.
b) Provide that no driveways shall be installed within 1.0m of a street light pole or
hydro pole or where the wheels of a vehicle would pass over any part of a
submersible transformer vault.
C) Provide that no sewer or water service will be installed within 1.5m of the centre of
proposed submersible transformer vault or within 0.9m of a proposed electrical
service stub and that no fire hydrant will be installed within 3.Om of a proposed
street light pole or hydro pole. The SUBDIVIDER shall be responsible for ensuring
that these separations are maintained.
d) The location of concrete pads for the placement of the Community Mail Boxes shall
be approved by Canada Post and in consultation with the CITY's Director of
Operations and shall be shown on the servicing drawings. Said pads are to be
poured at the time of curb and /or sidewalk installation within each Stage of the plan
of subdivision. Should temporary locations be required, the SUBDIVIDER shall
work with Canada Post to determine and provide suitable locations until the curbs,
boulevards and sidewalks are in place in the remainder of the subdivision.
e) do not conflict with the Final Master Tree Planting Plan as prepared in
accordance with the Development Manual, to the satisfaction of the CITY's
Director of Operations.
3.19 Prior to servicing or registration, whichever shall occur first, the SUBDIVIDER
shall prepare a Streetscape Plan for Louisa Street and St. Leger Street, generally
in accordance with the Urban Design Brief for 1 Adam Street, prepared by GSP
Group, dated May 25, 2012 to the satisfaction of the CITY'S Director of Planning,
in consultation with the CITY'S Director of Transportation Services, the CITY'S
Director of Engineering, and the CITY'S Director of Operations. The Streetscape
Plan shall illustrate a consistent streetscape theme showing conceptual street
tree planting locations and potential locations of utilities and transit stops.
3.20 Prior to Servicing or Registration, whichever shall occur first, the SUBDIVIDER
shall prepare and receive approval of detailed design drawings and development
budget for the park (Block 10) to satisfaction of CITY'S Director of Operations
and the CITY'S Director of Planning.
2 -5
3.21 Prior to Servicing or Registration, whichever shall occur first, the SUBDIVIDER
agrees to submit a conceptual Street Tree Planting Plan and Urban Forest Soils
Report, to the satisfaction of the CITY's Director of Operations in consultation
with the CITY's Director of Planning and to implement recommendations of these
reports to the satisfaction of the CITY's Director of Operations.
3.22 Prior to Servicing or Registration, whichever shall occur first, the SUBDIVIDER
agrees to pay cash -in -lieu of stormwater quality fee, for all the lands contained
within the subdivision at the current year's rates, to the satisfaction of the CITY's
Director of Engineering.
Part 4 — Prior to Issuance of Building Permits
4.5a) The SUBDIVIDER shall submit a plan for the approval of the CITY'S Director of
Planning in consultation with the CITY'S Director of Operations showing the
following:
i) unchanged
ii) unchanged
iii) unchanged
iv) the location and dimensions of boulevards between driveways including the
locations of street lighting poles, hydrants, street trees and other installations
that may affect the space available for the storage of snow cleared from
streets, so that the plan may be reviewed for the adequacy of winter snow
storage and snow removal operations.
b) the Subdivider shall submit with the plan, a letter from its consulting engineer
indicating that the plan does not conflict with the Grading Control Plan, Final
Master Tree Planting Plan or approved utility locations.
4.21 The SUBDIVIDER shall install the granular base of all multi -use
pathways /pedestrian trails shown on the Area Grading, Erosion and Siltation
Control Plan to the satisfaction of the CITY'S Deputy CAO of Infrastructure
Services.
4.22 The SUBDIVDER agrees that in accordance with the "Preliminary Stationary
Noise Assessment, Proposed Residential Development, 1 Adam Street,
Kitchener, Ontario" (HGC Engineering, October 13, 2011), together with
Addendum dated January 29, 2012, all Units within 25 metres of St. Leger Street
for Blocks 2, 4 and 5, and all of Block 3 shall be fitted with a forced air - ducted
heating system suitably sized and designed to permit the future installation of a
central air conditioning system by the occupants, to the satisfaction of the CITY's
Chief Building Official;
4.23 Prior to the issuance of building permits, the SUBDIVIDER agrees prepare and
provide to the satisfaction of the Regional Municipality of Waterloo a detailed
Stationary Noise Assessment for all Units adjacent to St. Leger Street for Blocks
2 -6
7 and 8 and for all Units in Block 9. Any approved mitigation measures
recommended by the detailed Stationary Noise Assessments shall be
implemented to the satisfaction of the CITY's Chief Building Official in
consultation with the Regional Municipality of Waterloo.
4.24 Prior to the issuance of building permits for each block, the SUBDIVIDER agrees
to prepare and provide to the satisfaction of the Chief Building Official and the
CITY's Director of Engineering a Record of Site Condition, prepared in
accordance with the Guideline for Use at Contaminated Sites in Ontario and
acknowledged by the Ministry of the Environment. Further, the SUBDIVIDER
agrees that the holding provision affecting the subject block must be lifted.
4.25 Prior to the issuance of building permits for Blocks 3 through 9, the SUBDIVIDER
agrees to complete the necessary sanitary sewer upgrades on St. Leger Street to
the satisfaction of the CITY's Director of Engineering.
Part 6 — Other Time Frames
6.10 The SUBDIVIDER agrees that construction traffic to and from the proposed
subdivision shall be restricted to using Victoria Street North to St. Leger Street
and prohibited from using any other internal residential streets in the community.
The SUBDIVIDER agrees to advise all relevant contractors, builders and other
persons of this requirement with the SUBDIVIDER being responsible for any
required signage, all to the satisfaction of the CITY'S Director of Engineering
Services.
6.11 Prior to occupancy of the first unit being granted, the SUBDIVIDER shall
determine the locations of all centralized mail receiving facilities to the
satisfaction of the CITY's Director of Engineering Services in consultation with
Canada Post and the CITY's Director of Operations. If required, the
SUBDIVIDER shall provide suitable temporary centralized mail box locations that
may be utilized by Canada Post until curbs, boulevards and sidewalks are
constructed for the plan of subdivision.
6.12 Within one year of Servicing or Registration, whichever comes first, the
SUBDIVIDER agrees to submit tender drawings and specifications for the
complete implementation of the approved Detailed Design Plans for all parks and
urban greens, greenways, multi -use pathway and trail corridors, such that the
tender materials include all aspects for the complete installation and construction
of fine grading, topsoil, seed /sod, special landscape treatments if applicable, tree
plantings, the approved and complete trail system, fencing and boundary
demarcation as approved, and all required drainage structures to fulfil the Area
Grading Plan requirements and Detailed Design plans, all to the satisfaction of
the CITY's Director of Operations and the CITY's Director of Planning, in
consultation with the CITY's Director of Engineering. All tender materials
including working drawing and specifications shall be prepared in accordance
with the approved Detailed Design Drawings and Development Budget required
by condition 3.20.
The SUBDIVIDER shall complete the construction of approved parks and
walkways located within the associated stage, within one year of registration or
servicing or whichever shall occur first, to the satisfaction of the CITY's Director
of Operations in consultation with the CITY's Directors of Planning and
2 -7
Engineering. The SUBDIVIDER shall undertake all aspects of tendering and
constructing the approved Detailed Design Plan works and the costs of
constructing all of the approved works shall initially be paid for by the
SUBDIVIDER and reimbursed to the SUBDIVIDER by the CITY.
If sufficient money is not allocated from the appropriate CITY Development
Change Account(s) to permit the CITY to fund these works or these works are
not a Development Change eligible expense and the SUBDIVIDER wishes to
proceed, the SUBDIVIDER agrees to provide and up -front the costs of these
works.
Should these works become a Development Charge eligible expense, the CITY
agrees to recognize any monies paid by the SUBDIVIDER for any works or
services normally paid out of the CITY's Development Charge account and such
monies to be refunded or to be recognized as a credit towards any CITY
Development Charge payable for each lot or block only within the registered plan
in accordance with the applicable CITY Development Charge By -law and Policies
in effect at the time the monies are paid by the SUBDIVIDER for the works
become a Development Charge eligible expense, whichever shall be later.
If the registration of the plan is staged, a Supplementary Agreement identifying
each lot or block for which credits are payable shall be registered for each stage
prior to the registration of each stage of the plan of subdivision, until there is no
outstanding balance remaining.
When no outstanding balance remains, the Development Charges will be paid in
the normal manner in accordance with the CITY's By -law.
If, following the registration of the entire Plan of Subdivision and issuance of all
building permits, there is any outstanding credit balance, it shall remain with the
lands to be used as a credit towards future development, or alternatively, the
CITY may enter into an agreement with the SUBDIVIDER, under Section 40 of
the Development Charges Act, to enable the transfer of Development Charge
credits to other benefiting lands within the community, subject to satisfactory
arrangements being made between all parties.
6.13 The SUBDIVIDER shall warrant and guarantee, and hereby warrants and
guarantees all parks and trails against all defects of material and workmanship
for a period of 24 months from completion and acceptance.
6.14 The SUBDIVIDER or subsequent Owner agrees to include the following warning
clauses in all Agreements of Purchase and Sale with home buyers, in
Agreements of Purchase and Sale with builders that will require the builders to
include a statement in all Agreements of Purchase and Sale with home buyers,
and /or in tenancy agreements, for all units within 25 metres of St. Leger Street
for Blocks 2, 4 and 5, and all of Block 3:
"Due to the proximity St, Leger Street projected noise levels on this property
exceed the Noise Level Objectives approved by the Regional Municipality of
Waterloo and may cause concern to some individuals ", and,
2 -8
"Purchasers /tenants are advised that due to the proximity of adjacent
commercial /industrial operations on the east side of St. Leger Street, sound
levels from these facilities may at times be audible. Moreover, this dwelling has
been fitted with a forced air - ducted heating system suitably sized to
accommodate the future installation of air conditioning that will allow windows
and exterior doors to remain closed, thereby ensuring that the indoor sound
levels are within the noise criteria of the Regional Municipality of Waterloo.
(Note: The location and installation of the outdoor air conditioning device should
be done so as to minimize the noise impacts and comply with criteria of MOE
publication NPC -216, Residential Air Conditioning Devices.) ";
6.15 The SUBDIVIDER or subsequent Owner agrees to include the following warning
clauses in all Agreements of Purchase and Sale with home buyers, in
Agreements of Purchase and Sale with builders that will require the builders to
include a statement in all Agreements of Purchase and Sale with home buyers,
and /or in tenancy agreements, which advises:
a) that the home /business mail delivery will be from a designated Community
Mail Box; and
b) homeowners of the exact Community Mail Box locations.
The SUBDIVIDER further agrees that the location of all Community Mail
Box facilities shall be shown on maps, information boards and plans,
including maps displayed in the sales office(s).
6.16 The SUBDIVIDER shall satisfy the total parkland dedication for the entire
subdivision at a rate of 0.15ha/300 units. The parkland dedication will be
achieved through a combined dedication of 0.12 hectares of lands, being Block
10, and a cash -in -lieu payment. The cash -in -lieu portions of parkland dedication
may be paid in phases through a site plan approval condition for each phase of
development, based on the number of units being approved in each phase of
development. The SUBDIVIDER agrees to prepare Parkland Dedication Plans
for each Site Plan Approval. The cash -in -lieu rate shall be that found in the City's
Parkland Dedication Policy in effect at the time of Site Plan approval for the type
of units being approved at that time. The owner agrees to pay on a phased basis
until such time as the cash and land value together achieves a value equal to
0.15ha/300 units.
The lands for parkland dedication shall be conveyed at the time of subdivision
registration only if the CITY is in receipt of a Record of Site Condition, prepared
in accordance with the Guideline for Use at Contaminated Sites in Ontario and
acknowledged by the Ministry of the Environment. Should the Record of Site
Condition not be available at the time of registration, the SUBDIVIDER agrees to
dedicate Block 10 at the time of the first site plan approval within the
subdivision.
6.17 The SUBDIVIDER agrees that the external storm drain from Blucher Street shall
be routed along the north property line to St. Leger Street to the satisfaction of
the Director of Engineering. This work shall be completed as part of the first
Servicing Permit.
2 -9
6.18 Prior to occupancy, the SUBDIVIDER agrees to implement improvements for the
full length of frontage along St. Leger Street and Louisa Street, including
sidewalk, and to bring St. Leger Street to a full urban cross - section, in
accordance with the approved Streetscape Plan, and to the satisfaction of the
CITY's Director of Engineering.
6.19 Prior to occupancy, the SUBIDIVDER shall complete the installation of all
required tree soil habitat zones within the lot and the boulevards immediately
adjacent, to meet the requirements of the Urban Forest — Tree Planting and
Establishment section of the Development Manual and to the satisfaction of the
City's Director of Operations.
Further, the SUBDIVIDER agrees to meet all requirements and best
management practices identified in Section M — Urban Forest Tree Planting and
Establishment, of the most current version of the Subdivision Manual.
6.20 The SUBDIVIDER agrees to implement and maintain the Transportation Demand
Management Program and Comprehensive Parking Management Plan, prepared
in accordance with the Recommendations of the 1 Adam Street Redevelopment,
Transportation Impact Study, Final Report" (TIS) prepared by Paradigm
Transportation Solution Limited, dated May 2012, to the satisfaction of the CITY's
Director of Transportation Services, in consultation with the CITY's Director of
Planning. The CITY's Director of Transportation Services may review the TIS at
each phase of development and may require the SUBDIVIDER, through site plan
approval conditions, to update to the TIS to the satisfaction of the CITY's Director
of Transportation Services.
6.21 Within six months of registration, the SUBDIVIDER shall add Block 11 to the
abutting lands immediately to the west which are located outside the Draft Plan
30T- 11203. The title of Block 11 shall be taken into identical ownership as the
abutting lands. The deed for endorsement shall include that any subsequent
conveyance of the parcel to be formed through this consolidation shall comply
with Sections 50(3) and /or (5) of the Planning Act, R.S.O. 1990, c.P.13, as
amended. This strip of land will act as a side yard for the proposed sales centre
to be contained within the existing building. In addition, prior to registration, the
SUBDIVIDER's Solicitor shall provide a Solicitor's Undertaking to register an
Application Consolidation Parcels immediately following the registration of the
deed and prior to any new applicable mortgages, and to provide a copy of the
registered Application Consolidation Parcels to the City Solicitor within a
reasonable time following registration.
2.2 That prior to final approval of the plan to be registered, the SUBDIVIDER shall fulfil the
following conditions:
The City Standard Residential Subdivision Agreement shall be registered on title.
2. The final plan for registration shall show all lots intended for development as
single detached, semi - detached, duplex or townhouse dwellings and a City
Standard Supplementary Residential Subdivision Agreement showing such
lotting shall be registered for each stage prior to the registration of such stage.
2 -10
This condition shall not apply if the plan is to be registered prior to the approval of
servicing plans.
3. The SUBDIVIDER shall submit copies of the plan for registration to the CITY'S
Director of Planning and to obtain approval of such applications therefrom.
4. The SUBDIVIDER agrees to commute all local improvement charges outstanding
on any part of the lands and to pay all outstanding taxes on the lands.
5. The SUBDIVIDER shall install within the subdivision any required geodetic
monuments under the direction of the CITY'S Director of Engineering, with
co- ordinate values and elevations thereon and submit for registration the plans
showing the location of monuments, their co- ordinate values, elevations and
code numbers as prescribed by the Surveyor General of Ontario.
6. The SUBDIVIDER shall make satisfactory arrangements with Kitchener - Wilmot
Hydro for the provision of permanent electrical services to the subdivision and /or
the relocation of the existing services. Further, the SUBDIVIDER acknowledges
that this may include the payment of all costs associated with the provision of
temporary services and the removal of such services when permanent
installations are possible.
7. The SUBDIVIDER shall make satisfactory arrangements for the provision of
permanent telecommunication services to the subdivision and /or the relocation of
the existing services. Further, the SUBDIVIDER acknowledges that this may
include the payment of all costs associated with the provision of temporary
services and the removal of such services when permanent installations are
possible.
8. The SUBDIVIDER shall make arrangements for the granting of any easements
required for utilities and municipal services. The SUBDIVIDER agrees to comply
with the following easement procedure:
a) to provide copies of the subdivision plan proposed for registration and
reference plan(s) showing the easements to the Kitchener - Wilmot Hydro,
telecommunication companies and the CITY, to the CITY's Director of
Planning.
b) to ensure that there are no conflicts between the desired locations for utility
easements and those easement locations required by the CITY'S Director of
Engineering Services for municipal services;
c) to ensure that there are no conflicts between utility or municipal service
easement locations and any approved Tree Preservation/ Enhancement
Plan;
d) if utility easement locations are proposed within lands to be conveyed to, or
presently owned by the CITY, the SUBDIVIDER shall obtain prior written
approval from the CITY'S Director of Planning and the CITY's Director of
Engineering Services, or, in the case of parkland, the CITY'S Deputy CAO of
Infrastructure Services; and
2 -11
e) to provide to the CITY'S Director of Planning, a clearance letter from
Kitchener - Wilmot Hydro, telecommunication companies (Bell and Rogers).
Such letters shall state that the respective utility company has received all
required grants of easement, or alternatively, no easements are required.
9. The SUBDIVIDER shall dedicate all roads, road widenings, daylight triangles and
public walkways to the CITY by the registration of the Plan of Subdivision.
10. The SUBDIVIDER shall erect and maintain a subdivision billboard sign at each
major entrance to the subdivision, in accordance with a plan approved by the
CITY'S Director of Planning, in accordance with the following criteria:
a) The sign shall be located outside the required yard setbacks of the applicable
zone and outside the corner visibility triangle, with the specific, appropriate
location to be approved by the CITY's Director of Planning;
b) The sign shall have a minimum clearance of 1.5 metres, a maximum height of
6 metres, and a maximum area of 13 square metres;
c) Graphics shall depict the features within the limits of the subdivision
including, without limiting the generality of the foregoing, approved street
layout, including emergency access roads, zoning, lotting and specific land
uses, types of parks, storm water management areas, hydro corridors, trail
links and walkways, potential or planned transit routes and bus stop
locations, notification regarding contacts for school sites, noise attenuation
measures, environmentally sensitive areas, tree protection areas, special
buffer /landscaping areas, water courses, flood plain areas, railway lines and
hazard areas and shall also make general reference to land uses on adjacent
lands including references to any formal development applications, all to the
satisfaction of the CITY'S Director of Planning;
d) Approved subdivision billboard locations shall be conveniently accessible to
the public for viewing. Low maintenance landscaping is required around the
sign and suitable parking and pedestrian access may be required between
the sign location and public roadway in order to provide convenient
accessibility for viewing; and,
e) The SUBDIVIDER shall ensure that the information is current as of the date
the sign is erected. Notice shall be posted on the subdivision billboard signs
advising that information may not be current and to obtain updated
information, inquiries should be made at the CITY'S Planning Division.
11. The SUBDIVIDER shall satisfy the total parkland dedication for the entire
subdivision at a rate of 0.15ha/300 units. The parkland dedication will be
achieved through a combined dedication of 0.12 hectares of lands, being Block
10, and a cash -in -lieu payment. The cash -in -lieu portions of parkland dedication
may be paid in phases through a site plan approval condition for each phase of
development, based on the number of units being approved in each phase of
development. The SUBDIVIDER agrees to prepare Parkland Dedication Plans
for each Site Plan Approval. The cash -in -lieu rate shall be that found in the City's
2 -12
Parkland Dedication Policy in effect at the time of Site Plan approval for the type
of units being approved at that time. The owner agrees to pay on a phased basis
until such time as the cash and land value together achieves a value equal to
0.15ha/300 units.
The lands for parkland dedication shall be conveyed at the time of subdivision
registration only if the City of is in receipt of a Record of Site Condition, prepared
in accordance with the Guideline for Use at Contaminated Sites in Ontario and
acknowledged by the Ministry of the Environment. Should the Record of Site
Condition not be available at the time of registration, the SUBDIVIDER agrees to
dedicate Block 10 at the time of the first site plan approval within the
subdivision.
12. Prior to Servicing or Registration, whichever shall occur first, the SUBDIVIDER
shall prepare and receive approval of detailed design drawings and development
budget for the park (Block 10) to satisfaction of CITY'S Director of Operations
and the CITY'S Director of Planning.
13. Prior to servicing or registration, whichever shall occur first, the SUBDIVIDER
shall prepare a Streetscape Plan for Louisa Street and St. Leger Street, generally
in accordance with the Urban Design Brief for 1 Adam Street, prepared by GSP
Group, dated May 25, 2012 to the satisfaction of the CITY'S Director of Planning,
in consultation with the CITY'S Director of Transportation Services, the CITY'S
Director of Engineering, and the CITY'S Director of Operations. The Streetscape
Plan shall illustrate a consistent streetscape theme showing conceptual street
tree planting locations and potential locations of utilities and transit stops;
14. Prior to the servicing or registration, whichever shall occur first, the SUBDIVIDER
shall prepare an On- Street Parking Plan for the adjacent edge of St Leger Street
and Louisa Street to the satisfaction of the CITY'S Director of Transportation
Services, in consultation with the CITY'S Director of Engineering Services and
the CITY's Director of Operations, in accordance with the CITY'S On- Street
Parking Policy, as approved and amended. The On- Street Parking Plan shall be
considered in accordance with the servicing drawings and shall generally provide
for one on- street parking space for every two street fronting dwelling units where
reasonable.
15. Prior to registration, the SUBDIVIDER agrees prepare and provide to the
satisfaction of the Regional Municipality of Waterloo a detailed Stationary Noise
Assessment for all Units adjacent to St. Leger Street for Blocks 7 and 8 and for
all Units in Block 9. Any approved mitigation measures recommended by the
detailed Stationary Noise Assessments shall be implemented to the satisfaction
of the CITY's Chief Building Official in consultation with the Regional Municipality
of Waterloo.
16. Prior to Servicing or Registration, whichever shall occur first, the SUBDIVIDER
shall prepare a Draft Master Tree Planting Plan to the satisfaction of the CITY's
Director of Operations in consultation with the CITY's Director of Planning, in
accordance with the Urban Forest — Tree Planting and Establishment section of
the Development Manual and to implement said plan at the time of landscape
installation through future Site Plan Approval processes.
2 -13
17. Prior to Servicing or Registration, whichever shall occur first, the SUBDIVIDER
agrees to pay cash -in -lieu of stormwater quality fee, for all the lands contained
within the subdivision at the current year's rates, to the satisfaction of the CITY's
Director of Engineering.
18. Prior to Registration, the SUBDIVIDER agrees to prepared a Transportation
Demand Management and Comprehensive Parking Management Plan, prepared
in accordance with the Recommendations of the 1 Adam Street Redevelopment,
Transportation Impact Study, Final Report" prepared by Paradigm
Transportation Solution Limited, dated May 2012, to the satisfaction of the CITY's
Director of Transportation Services, in consultation with the CITY's Director of
Planning.
19. To expedite the approval for registration, the SUBDIVIDER shall submit to the
CITY'S Department of Community Services, a detailed written submission
documenting how all conditions imposed by this approval that require completion
prior to registration of the subdivision plan(s), have been satisfied.
3. REGIONAL MUNICIPALITY OF WATERLOO CONDITIONS
That the Developer agrees to stage the development for this subdivision in a
manner satisfactory to the Regional Commissioner of Planning, Housing and
Community Services;
2. That the subdivision agreement be registered by the City of Kitchener against the
lands to which it applies and a copy of the registered agreement be forwarded to
the Regional Commissioner of Planning, Housing and Community Services prior
to final approval of the subdivision plan;
3. a) That the Developer enter into an Agreement for Servicing with the Regional
Municipality of Waterloo to preserve access to municipal water supply and
municipal wastewater treatment services prior to final approval or any agreement
for the installation of underground services, whichever comes first. Where the
Developer has already entered into an agreement for the installation of
underground servicing with the area municipality, such agreement shall be
amended to provide for a Regional Agreement for Servicing prior to registration
of any part of the plan. The Regional Commissioner of Transportation and
Environmental Services shall advise prior to an Agreement for Servicing that
sufficient water supplies and wastewater treatment capacity is available for this
plan, or the portion of the plan to be registered;
b) That the Developer include the following statement in all agreements of lease
or purchase and sale that may be entered into pursuant to Section 52 of the
Planning Act, prior to the registration of this plan:
"The lot, lots, block or blocks which are the subject of this agreement of lease or
purchase and sale are not yet registered as a plan of subdivision. The fulfillment
of all conditions of draft plan approval, including the commitment of water supply
and sewage treatment services thereto by the Region and other authorities, has
2 -14
not yet been completed to permit registration of the plan. Accordingly, the
purchaser should be aware that the vendor is making no representation or
warranty that the lot, lots, block or blocks which are the subject of this agreement
or lease or purchase and sale will have all conditions of draft plan approval
satisfied, including the availability of servicing until the plan is registered ";
4. That prior to final approval, the applicant completes a Record of Site Condition
for the subject property in accordance with Ontario Regulation 153/04. In the
event the Record of Site Condition is audited, the Regional Municipality of
Waterloo must be advised by the Ministry of the Environment that the
requirements of an audit, if any, are completed to the satisfaction of the Ministry
of the Environment. Two (2) copies of the completed Record of Site Condition
and Ministry acknowledgment must be forwarded to the Regional Commissioner
of Planning, Housing and Community Services;
5. That prior to final approval, the Developer enter into a registered development
agreement with the City of Kitchener to implement the following noise warning
clauses for all units within 25 metres of St. Leger Street for Blocks 2, 4 and 5,
and all of Block 3 and must be included in all offers of purchase /sale and tenancy
agreements:
"Due to the proximity St, Leger Street projected noise levels on this property
exceed the Noise Level Objectives approved by the Regional Municipality of
Waterloo and may cause concern to some individuals ", and,
"Purchasers /tenants are advised that due to the proximity of adjacent
commercial /industrial operations on the east side of St. Leger Street, sound
levels from these facilities may at times be audible. Moreover, this dwelling has
been fitted with a forced air - ducted heating system suitably sized to
accommodate the future installation of air conditioning that will allow windows
and exterior doors to remain closed, thereby ensuring that the indoor sound
levels are within the noise criteria of the Regional Municipality of Waterloo.
(Note: The location and installation of the outdoor air conditioning device should
be done so as to minimize the noise impacts and comply with criteria of MOE
publication NPC -216, Residential Air Conditioning Devices.) ";
6. That prior to final approval, the Developer enter into a registered development
agreement with the City of Kitchener that all Units within 25 metres of St. Leger
Street for Blocks 2, 4 and 5, and all of Block 3 shall be fitted with a forced air -
ducted heating system suitably sized and designed to permit the future
installation of a central air conditioning system by the occupants; and,
7. That prior to final approval, the Developer is required to prepare and provide to
the satisfaction of the Regional Municipality of Waterloo a detailed Stationary
Noise Assessment for all Units adjacent to St. Leger Street for Blocks 7 and 8
and for all Units in Block 9. Any approved recommendations of the detailed
Stationary Noise Assessments shall be implemented through a registered
development agreement with the City of Kitchener.
2 -15
4. CLEARANCE CONDITIONS
That prior to the signing of the final plan by the CITY's Director of Planning, the
City of Kitchener is to be advised by the Regional Commissioner of Planning,
Housing and Community Services that Conditions 3.1 to 3.7 have been carried
out to the satisfaction of the Regional Municipality of Waterloo. The clearance
letter from the Region shall include a brief but complete statement detailing how
each condition has been satisfied.
2. That prior to the signing of the final plan by the CITY's Director of Planning, the
Director shall be advised by Kitchener - Wilmot Hydro that Condition 2.2.6 and 2.2.8
have been carried out satisfactorily. The clearance letter shall include a brief
statement detailing how each condition has been satisfied.
3. That prior to the signing of the final plan by the CITY's Director of Planning, the
Director shall be advised by the telecommunication companies (Bell, Rogers) that
Conditions 2.2.7 and 2.2.8 have been carried out satisfactorily. The clearance letter
shall include a brief statement detailing how each condition has been satisfied.
5. NOTES
Development Charges
1. The owner /developer is advised that the provisions of the Regional Development Charge
By -law 09 -024 or its successor are applicable.
Registry Act
2. The final plans for Registration must be in conformity with Ontario Regulation 43/96, as
amended, under The Registry Act.
Updated Information
3. It is the responsibility of the owner of this draft plan to advise the Regional Municipality of
Waterloo and the City of Kitchener Planning and Development Departments of any
changes in ownership, agent, address and phone number.
Regional Fees
4. The owner /developer is advised that the Regional Municipality of Waterloo has adopted
By -Law 12 -001, pursuant to Section 69 of the Planning Act, R.S.O. 1990 c. P.13, to
prescribe a tariff of fees for application, recirculation, draft approval, modification to draft
approval and registration release of plan of subdivision 30T- 11203.
Identification of Applicable Planning Act
5. This draft plan was received on or after May 22, 1996 and shall be processed and finally
disposed of under the Planning Act, R.S.O.1990, as amended by S.O.2006,c.23(Bill 51).
Regional Servicing Agreement
6. The owner /developer is advised that draft approval is not a commitment by The Regional
Municipality of Waterloo to water and wastewater servicing capacity. To secure this
commitment the owner /developer must enter into an "Agreement for Servicing" with The
Regional Municipality of Waterloo by requesting that the Region's Planning and Culture
Department initiate preparation of the agreement. When sufficient capacity is confirmed
by the Region's Commissioner of Transportation and Environmental Services to service
2 -16
the density as defined by the plan to be registered, the owner /developer will be offered
an "Agreement for Servicing ". This agreement will be time limited, define the servicing
commitment by density and use. Should the "Agreement for Servicing" expire prior to
plan registration, a new agreement will be required.
The owner /developer is to provide the Regional Municipality of Waterloo with two print
copies of the proposed plan to be registered along with the written request for a
servicing agreement.
Registration Release
7. To ensure that a Regional Release is issued by the Regional Commissioner of Planning,
Housing and Community Services to the City of Kitchener prior to year end, it is the
responsibility of the owner to ensure that all fees have been paid, that all Regional
conditions have been satisfied and the required clearance letters, agreements, prints of
plan to be registered, and any other required information or approvals have been
deposited with the Regional Planner responsible for the file, no later than December
15th. Regional staff can not ensure that a Regional Release would be issued prior to
year end where the owner has failed to submit the appropriate documentation by this
date.
Final Plans
9. When the survey has been completed and the final plan prepared, to satisfy the
requirements of the Registry Act, they should be forwarded to the City of Kitchener. If
the plans comply with the terms of approval, and we have received an assurance from
the Regional Municipality of Waterloo and applicable clearance agencies that the
necessary arrangements have been made, the Manager of Development Review's
signature will be endorsed on the plan and it will be forwarded to the Registry Office for
registration.
The following is required for registration and under The Registry Act and for our use:
One original mylar
Four mylar copies
Four white paper prints
BACKGROUND:
The subject lands are owned by 1841362 Ontario Inc. and applications for plan of subdivision,
an Official Plan Amendment and a Zone Change were submitted by GSP Group on behalf of the
owner. The subject lands are 6.24 hectares in size and are located at 1 Adam Street, northwest
of Louisa Street and St. Leger Street. These lands are within the Region's Urban Area, and are
designated Comprehensive Development Area in the City of Kitchener Official Plan. The lands
are currently zoned Residential Six Zone (R -6) and Residential Eight Zone (R -8) with various
special regulations and are largely vacant. Previously the lands contained a range of industrial
uses with the most prominent having been the Breithaupt Leather Company and the Panill
Veneer factory. The current zoning was put in place in 2004 through a City initiated zone
change process. Broad community consultation was undertaken at that time and this informed
the current residential zones which permit the proposed townhouses and apartment buildings.
The owner is proposing to develop the lands with a medium density residential development.
The subject zoning changes contemplate a number of special regulations required to support
the design proposed by the applicant.
2 -17
REPORT:
Provincial Policy Statement
The Provincial Policy Statement (PPS) sets the policy foundation for regulating the development
and use of land. The PPS promotes building healthy, liveable and safe communities, through
the efficient development of lands and provision of a range of housing types and densities. The
proposed development is consistent with the PPS.
Growth Plan for the Greater Golden Horseshoe
The subject lands are within Kitchener's built -up area as defined by the 2006 Growth Plan for
the Greater Golden Horseshoe. The Growth Plan directs 40% of all residential development to
the built -up area. The Growth Plan promotes development that contributes to complete
communities, creates street configurations that support walking, cycling and transit services and
which creates high quality open spaces. The subject applications comply with the policies of the
Growth Plan.
Regional Official Policies Plan
The subject lands are within the Urban Area established in the Regional Official Policies Plan
(ROPP) and Regional Official Plan (ROP). The proposed Official Plan and Zoning By -law
Amendments comply with the Regional Official Plan and Regional Official Policies Plan.
City of Kitchener Growth Management Plan (KGMP)
The subject lands are identified as Priority `A' in the KGMP which supports the processing of
applications and development of these lands.
Proposed Official Plan Amendment
The subject lands are currently designated Comprehensive Development Area in the Official
Plan. This designation provides for the transitional nature of sites where an existing land use is
being phased out and replaced by other land uses. In this instance the site was previously
industrial and is planned to be redeveloped with residential uses. The applicant is proposing to
amend Policy 3.11.9. which specifies a maximum building height of 10.5 metres for dwellings
located within 55 metres of the rear property line of those properties fronting onto Blucher
Street. In addition, the policy specifies that the site is to be zoned for multiple units with a floor
space ratio (building massing) requirement of 2.0 with the exception of the portion of the site
that is within 55 metres of the properties fronting onto Blucher Street which is to be zoned for
townhouses.
The applicant is proposing to remove the specific height and floor space ratio restrictions.
These regulations will be more appropriately addressed through proposed site specific zoning
provisions
As discussed in the Proposed Official Plan Amendment, attached as Appendix "B ", staff are of
the opinion that the Official Plan Amendment is appropriate for the development and use of the
land and is compatible with the surrounding area As such, staff recommend the Official Plan
Amendment be adopted by Council and forwarded to the Region of Waterloo for approval.
Proposed Zone Change
The subject lands are currently zoned Community Institutional Zone (1 -2), Residential Four Zone
(R -4), Residential Six Zone (R -6) and Residential Eight Zone (R -8) with special use provisions
that allow for complementary commercial uses including convenience commercial, office, health
2 -18
office and personal services and special regulation provisions that allow the maximum height of
multiples to be 36 metres. The applicant is proposing to develop the site with a range of
residential apartment and townhouse style buildings that are consistent with the uses permitted
in the current zoning categories. However, in order to implement the proposed design the
applicant has applied to adjust the boundaries of the various zoning categories, and to apply
special regulations to the zoning to accommodate the proposed design.
Due to the previous industrial use of this site, a Holding Provision currently applies to the lands.
The owner has completed the clean up on a portion of the site and is waiting for Ministry
acknowledgement of the Records of Site Condition (RSC). A number of separate RSC's will be
required for this site, and once acknowledged, the applicant will proceed to Council to have the
existing Holding Provisions lifted in a number of stages. This will occur separately from the
recommendations contained in this report, but must occur before building permits may be
issued for new residential development.
The applicant is proposing to change the zoning as follows (see Map No. 1 for areas):
Areas 1, 2, 3 & 4: These areas will be zoned Residential Six Zone (R -6) which allows them to
be developed with a variety of types and styles of townhouses (both street -
fronting and cluster townhouses) and complementary commercial uses. A
holding provision will continue to apply to these lands, which must be lifted by
by -law before residential building permits can be issued. Special Regulation
Provision 630R is proposed to be added. This regulation will allow:
• reduced yard setbacks for townhouses as follows:
• rear yard from 7.5 m to 6.0 m
• side yard from 2.5 m to 1.2 m
• side yard abutting a street from 4.5 m to 4.0 m
• reduced lot sizes for street townhouses as follows:
• lot width from 5.5 m to 4.5 m
• corner lot width from 12.5 m to 9.8 m,
• lot area from 148 m2 to 95m2
• permit townhouses to have no maximum lot coverage,
• permit a driveway to be located 7.5 m from the streetline,
• increased maximum height of townhouses from 10.5 m to 12.6 m,
• permit ground floor units to not have an exclusive use patio,
• permission for the floor space ratio (FSR) to be calculated across all
subdivision blocks intended for townhouse development, rather than on a
block -by -block or whole -site basis. The minimum FSR is 0.5 and the
maximum is 1.0,
• permit development on blocks connected to the public street only via
condominium roads, and
• permit visitor and shared parking facilities to be located within other
blocks of the development via an off -site parking agreement.
Areas 5, 6 & 8: These areas will be zoned Residential Eight Zone (R -8) which allows them to
be developed with multiple dwellings together with a range complementary
commercial uses. A holding provision will continue to apply to these lands,
which must be lifted by by -law before residential building permits can be
issued. Special Regulation Provision 631 R is proposed to be added. This
regulation will allow:
2 -19
• parking for multiple dwellings to be provided at a rate of 1.15 spaces per
unit,
• reduced yard setbacks for multiple dwellings as follows:
• rear yard from 7.5 m to 6.0 m
• minimum setback to a street from 4.5 m to 1.2 m
• maximum setback to street from unlimited to 7.5 m
• maximum height of 36 metres for multiple dwellings (as per current
regulations),
• permit ground floor units to not have an exclusive use patio,
• permission for the floor space ratio to be calculated across all subdivision
blocks intended for apartment -style multiple dwellings, rather than on a
block -by -block or whole -site basis. The minimum FSR is 2.0 and the
maximum FSR is 4.0.
• permit visitor and shared parking facilities to be located within other
blocks of the development via an off -site parking agreement
Area 7: This area contains the sales centre. Sales centre and office uses are
proposed to be added to the list of permitted complementary commercial
uses, and commercial types of uses shall be permitted as the exclusive use.
Areas 9 & 10: These lands are proposed be rezoned to Public Park Zone (P -1) to allow for
the proposed park.
The applicant is proposing to adjust the zoning boundaries so that they conform to the
development proposal as described in the Urban Design Brief. Through the adjustments to the
boundaries of the R -6 and R -8 zones, the area which may be developed for the multiple
dwellings has been decreased in size and shifted further away from the homes on Blucher
Street. Currently, apartments are allowed within 55 metres of the rear of properties on Blucher
Street and this is now being increased to 110 metres from those properties.
The proposed special zoning regulations are being requested by the applicant in order to
facilitate the project as a condominium development, and are largely the result of the project
requiring a plan of subdivision to create separate development blocks. Should the lands have
been developed as one large parcel, the proposed reductions to setbacks and lot sizes would
not have been needed. The applicant is also proposing to increase the maximum height for the
townhouse dwellings from 10.5 metres to 12.6 metres. This increase will allow for the specific
urban style townhouse design being proposed by the applicant and would allow 3 storeys of
living space and a roof. In support of their request the applicant has prepared a cross - section
demonstrating the interface between the townhouses and the houses fronting onto Blucher
Street. Where grades allow, the townhouses will take advantage of the grade change between
the existing houses on Blucher Street and site (the existing houses are on a higher grade)
thereby reducing the height of the elevation. This will not work in at all points along the northern
property line, or for units central to the site.
Plan of Subdivision
The applicant has applied for approval of a Draft Plan of Subdivision for the subject lands (see
Appendix "A "). The purpose of the subdivision is to separate the 6.24 hectare parcel into nine
separate blocks of land for future development. This is necessary to allow the developer to
proceed with a range of tenures on the site consisting of free -hold ownership of street fronting
townhouses, free -hold ownership of townhouses on a condominium driveway, condominium
2-20
ownership of townhouses, and condominium ownership of apartment style units. The approval
of the subdivision also allows the creation of a park block for dedication to the City, and provides
the opportunity for a subdivision agreement to be registered against title of the lands to ensure
appropriate and orderly development.
Adam Street was originally contemplated to be extended through the subject lands as part of
the development of the site. This connection will not be proceeding as a portion of the lands
required to make the street connection is privately held by a third party outside of this
development proposal. As such, the existing portion of Adam Street extending from Margaret
Avenue to the parking lot of the New Apostolic Church will remain as is. A private street will be
extended from St. Leger through the site to provide access to dwellings within the development.
Transportation Services has reviewed a revised Traffic Impact Study and find that this solution
is acceptable.
A narrow strip of land adjacent to the park block is proposed to be added to the sales centre
located immediately to the west of the proposed plan of subdivision as a condition of approval.
This lot addition will provide the sales centre with a functional side yard setback.
The Region of Waterloo has included a number of noise warning clauses and mitigation
measures required to address stationary noise associated with nearby industrial noise sources.
Other Regional comments are outlined in their submission included in Appendix "G ". Subject to
the inclusion of their requested conditions, they have no objections to the proposed applications.
All required departments and agencies were circulated notice of the applications. Their
comments are attached in Appendix "G ". All comments and concerns have been resolved and
conditions of approval have been included where appropriate.
Parkland Dedication & Exemption from Council Policy 1 -1074
During early stages of development the applicant approached staff with a request to reduce the
amount of parkland required to be dedicated for this development. Council Policy 1 -1074
requires a parkland dedication of 5% or 1 ha /300 units, whichever is greater. Staff understand
that for brownfield infill development such as this project a parkland dedication rate of 1 ha /300
units may jeopardize the financial viability of such projects. Recently, the City of Waterloo has
also come to such a realization and has established a reduced parkland dedication rate of
0.15ha/300 units which was found to be fair both to developers and to the City of Waterloo.
Staff recommend that for this project, the City of Kitchener should give consideration to using
the proposed reduced rate as the project is located in the central city, represents a brownfield
development, and is proposed to be developed at a density of more than 150 units per hectare
helping the City achieve intensification targets.
The developer is proposing to develop approximately 958 units (the exact final number will be
determined through future site plan approval processes). Should the developer be required to
contribute at the full rate of 1 ha/300 units this would represent a dedication of 3.2 ha or about
50% of their lands, or the equivalent cash value which is calculated to be over $4 million. The
reduced rate together with the dedication of a 0.12 hectare park results in a cash -in -lieu
contribution of $488,877.00 This would be paid in phases upon registration of each future site
plan based on the number of units in that plan.
Parks and Planning staff are of the opinion that the proposed reduced dedication is appropriate
given the developer is providing private greenspace, together with 0.12 hectares of parkland
and the remainder as cash -in -lieu. The purpose of parkland dedication with infill and
2 -21
intensification sites is to ensure sufficient parks are provided for new residents moving into the
area. For this site, the combination of the private space and the public park will help to meet
actual needs within the neighbourhood, while the cash -in -lieu contribution will help to establish
new parks and natural park space in other parts of the City, thereby contributing to the parkland
inventory of the City as a whole.
It should be noted that the applicant has requested a full exemption from parkland dedication,
however, staff do not support this request. Based on the foregoing, for this project, staff
recommend that Council consider an exemption to the Parkland Dedication Policy to permit a
reduced parkland dedication of 0.15ha/300 units rather than 1 ha /300 units.
Urban Design Brief and Master Plan
In support of the application, the owner has submitted an Urban Design Brief and Master Plan.
The Urban Design Brief represents a concise and refined version of the Master Plan, and was
prepared after extensive design and planning discussions between the community, staff and the
applicant. The Urban Design Brief will become a major guiding document for all future Site Plan
Approvals for the development and is being considered for adoption by Council (see Appendix
"F "). This is necessary as the plan will be developed in stages over a number of years and will
possibly be constructed by a number of builders. In order to ensure consistency in both design
and vision throughout the development process, the Urban Design Brief sets out the design
vision for the site, and guiding principles and direction for the detailed design and
implementation of the building design, landscaping and open spaces, pedestrian and vehicular
circulation, etc. Any significant diversions from the Urban Design Brief will require Council
approval. This approach has been used successfully in many large, multiple stage
developments including the Health Sciences Campus and Sportsworld Crossing.
The Master Plan articulates the contemplated layout of the site, and forms the basis and
justification for the special zoning regulations being sought by the applicant. While the Master
Plan has facilitated staff's understanding of the proposed development within the context of
applicable policy it is not being considered for adoption by Council, but will continue to act as a
reference for future planning processes.
Department and Agency Comments
Any requirements have been addressed or are included as conditions of approval. Comments
from departments and agencies are included as Appendix "G ".
Community Input
In response to the preliminary circulation of the applications, staff received 15 written
responses. In addition, 55 members of the public attended a neighbourhood meeting in March
2012, and 5 additional written responses were received following the neighbourhood meeting.
These comments as well as the sign in sheet for the neighbourhood meeting are attached as
Appendix "H ".
Property owners generally comment that they like the proposed development. Many have
articulated that they feel it is a good use of the lands and represents an appropriate infill
development with a good design and density. They are also supportive of the clean up of the
brownfield site. Residents have also raised a number of questions with respect to the proposed
development. A number of respondents feel that the proposed densities are too high and they
also raise questions with respect to the height of the apartment buildings and the proposed
reductions to the setbacks. Residents along Blucher have raised some concern with respect to
the type of dwellings backing onto their existing houses. Traffic and parking were raised as
2-22
areas of concern, as well as the adequacy of schools in the neighbourhood. Property owners
question the impact of the development on property values and tax rates. Residents have also
suggested that it would be beneficial for the greenspace to connect through to Louisa Street,
which it now proposed to do, and for the development to include a mix of uses beyond
residential. A summary of concerns and staff's response is provided below.
Density, Height and Form
The lands have been designated as a Comprehensive Development Area for close to 20 years
and Official Plan Policies have permitted a maximum density and building form since that time.
Currently, the Official Plan allows the site to be developed with a Floor Space Ratio (FSR) of 2.0
(massing /density calculation), with a range multiple dwellings up to 36 metres in height, and
townhouses. The current zoning of the site implements these policies.
Through the current applications, the owner is not proposing to increase the overall density
above 2.0 FSR, or to change the type of dwelling units proposed. Under the proposed zoning,
the phases intended for townhouse development could be developed within an FSR range of
0.5 to 1.0 and phases intended for apartment -style multiple dwellings could be developed within
a range of 2.0 to 4.0.
While the apartment -style multiple dwellings may be developed at an FSR higher than 2.0, the
land area devoted to this use is relatively small (32% of site) compared with the land area
devoted to townhouses (67% of site), which may be developed at a maximum FSR of only 1.0.
Under the proposed zoning and a maximum build -out scenario, the maximum permitted FSR for
the site as a whole is 1.97.
The proposed special regulation provisions will allow townhouses to be built to a maximum
height of 12.6 metres, allowing modern, urban townhouse development. No building over 12.6
metres may be located within 110 metres from the rear yard of those properties fronting onto
Blucher, whereas currently apartment buildings of up to 36 metres could be a minimum of 55
metres from these properties. In addition, apartment -style multiple dwellings located within the
interior of the site may be built to a maximum height of 36 metres.
With respect to the multiple dwelling buildings, the Urban Design Brief contemplates that the
buildings will transition in height from St. Leger Street. Buildings along St. Leger Street are
proposed to be 4 storeys high, those located in the centre of the site are proposed to be 8
storeys high and the building closest to the existing 15 storey apartment building on Margaret
Avenue is proposed to be 12 storeys high. The proposed transition in building heights will help
to minimize impacts of shadows on properties located east of the subject lands, especially in the
winter, and creates a transition in height from St. Leger Street across the site, effectively
introducing stepbacks from the street.
Tenure
The applicant intends to market this site as an ownership project with a range of ownership
options including free -hold street - fronting townhouse units, free -hold townhouses on a common
element condominium driveway, and standard condominium units (both apartment and
townhouse units).
Setback and Zoning Considerations
Details with respect to the proposed special regulations are discussed in the Zoning By -law
Amendment section of this report. Staff are of the opinion that the proposed reductions to
setbacks, lot widths, coverage, changes to floor space ratio, and increases to height of
2-23
townhouses are appropriate for the development of the lands. Through the Urban Design Brief
the owner has demonstrated a high level of commitment to designing an urban scaled, high
quality development. This site is not intended to be developed as a standard suburban style
cluster townhouse project, but as a mixed use and mixed density addition to the existing
neighbourhood. The proposed zoning setbacks help to achieve the design vision for the site
and for the community.
Traffic and Parkinq
With respect to parking reductions, the original proposal sought to reduce the parking for the
whole site to 1 space per unit. As a result of the ongoing consultation, the applicant has been
able to provide additional parking on the site resulting in the zoning by -law's parking
requirements being met for the townhouse units. The applicant is still seeking a reduction from
1.25 spaces per unit to 1.15 spaces per unit for multiple dwellings, including apartment units
and standard condominium townhouse units. They have also been able to incorporate
additional surface spaces outside of the underground parking structure for visitors to the
apartment units. Staff are satisfied that due to the central city location, proximity to transit
options and alternative modes of transportation that the proposed reduction is quite moderate
and is supportable.
The applicant has also provided a revised Traffic Impact Study (TIS) based on the revised
subdivision design which includes a private cul -de -sac rather than the extension of Adam Street.
Transportation Services Staff have reviewed and approved this document and comment that
they are satisfied that the development can proceed subject to a subdivision condition that
Transportation Services may review the TIS at each phase of development and may require the
Subdivider to update the TIS as necessary.
Schools
A number of property owners commented that the proposed development would help to support
local schools in an area where there were fewer young families. Others questioned whether
there was capacity in the existing schools for new children. Both the Waterloo Catholic District
School Board and the Waterloo Region District School Board were circulated notice of the
applications. The Catholic School Board has indicated that they have no concerns with the
proposed development. The Public School Board notes that the site is well situated in terms of
the adequate provision of schools, however, they note that Margaret Avenue Senior Public
School is currently subject to an accommodation review. Through this review the future of
Margaret Ave, including changes to building infrastructure, boundary changes, program
changes and the need for new school or school closures, will be examined. This review is
expected to be completed in the coming years. Board Planning staff do not object to the
proposal at this time.
Property Values and Taxes
A number of residents questioned what impact the proposed development may have on
property values and taxation rates. 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 MPAC assesses homes based on as many as 200 different factors ranging from the size of
the house and lot, and the location, to the number of bathrooms and quality of the construction.
Market values depend on a host of different factors including the state of the economy and the
individual purchaser's preferences. Residential property taxes are calculated using the
assessed value, the City's tax rate, the Region of Waterloo tax rate and an education tax rate
set by the Province of Ontario annually. If the property value increases, the assessment value
2-24
increases. Staff cannot comment specifically on the impact that the proposed development will
have on the value of properties in the surrounding area. Notwithstanding, staff is of the position
that this proposal represents good planning, and that the proposed development will be a
beneficial addition to the neighbourhood.
Park and Greenspace
A central feature of this development concept is a linear greenspace, as shown in the Design
Brief and Master Plan. Through the review process it was identified that it would be beneficial to
extend the greenspace through the site to Louisa Street. The applicant has successfully
acquired two additional properties with frontage onto Louisa Street to accommodate this
connection and these lands are intended to be dedicated as parkland to the City through the
development process. These lots currently contain single detached dwellings which will need to
be demolished and Demolition Control Applications will be required and forwarded to this
committee for consideration, under separate cover, in the future. The greenspace will be
continued into the site, as a common element of the condominium.
Mix of Uses
Some residents questioned whether there was an opportunity to introduce a range of uses onto
the site beyond residential. Staff confirm that the zoning already allows for a range of
complementary uses including restaurant, personal services, health offices, convenience retail,
religious institution, social service establishment, veterinary services, and financial
establishments in mixed use buildings. It is the intent of the developer to investigate the
feasibility of providing space for ground floor commercial uses within the proposed apartment -
style multiple dwellings. Future homeowners would also have the ability to create live /work
units in a number of the townhouse dwellings. Permission for complementary uses exists in the
current zoning by -law and special consideration is not required.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
This proposal supports development of our community and will align with the Kitchener Strategic
Plan as it ensures the implementation of the community priority Development.
FINANCIAL IMPLICATIONS:
Upon dedication there will be ongoing operations costs for the maintenance of the park. In the
long term, there will be repair and replacement costs for streets, sidewalks and services.
COMMUNITY ENGAGEMENT:
The proposed draft plan of subdivision and associated zone change and Official Plan
Amendment were circulated to City departments and outside commenting agencies in
accordance with Planning Act requirements. Property owners within 120 metres of the subject
lands were circulated notice of the proposed subdivision and zone change in December 2011
and of the proposed Official Plan Amendment in May 2012. Notice signs were placed on the
subject site advising of the applications and a Neighbourhood Information Meeting was held
March 6, 2012 with 55 residents and interested parties in attendance.
In response to the public circulation, staff received written responses from 20 interested parties
(see Appendix "H ". Concerns have been addressed in the Community Input section of this
report. Since the preliminary circulation, a number of changes have been made to the
application including the addition of an Official Plan Amendment. As such, a notice describing
2-25
the changes together with information regarding the public meeting date will be circulated to all
property owners within 120 metres of the subject lands, as well as to all parties responding in
writing, by email or who attended the March 2012 neighbourhood meeting (see Appendix "E ").
Notice of the Public Meeting was also published in The Record on May 25, 2012 (see Appendix
"D„
CONCLUSION:
Based on the foregoing, staff are of the opinion that the Draft Plan of Subdivision, Official Plan
Amendment and Zone Change applications are appropriate and represent good planning.
The issues identified through the preliminary circulation have been included as conditions of
approval, as necessary. The lands are identified in the Kitchener Growth Management Plan for
consideration of draft approval, the plan represents proper and orderly development of the City
and considers the criteria identified in Section 51(24) of the Planning Act for the subdivision of
land. This plan represents a good infill and brownfield development and is consistent with the
Provincial Policy Statement and the Growth Plan for the Greater Golden Horseshoe. Therefore,
staff recommends that the applications be approved subject to conditions outlined in this report.
REVIEWED BY: Della Ross, Manager of Development Review
ACKNOWLEDGED BY: Jeff Willmer, Chief Administrative Officer
Appendices
A — Proposed Draft Plan of Subdivision
B — Proposed Official Plan Amendment
C — Proposed Zoning By -law & Map No.
D — Newspaper Notice
E — Courtesy Notice
F — Urban Design Brief
G — Department and Agency Comments
H — Neighbourhood Comments
2-26
Land Use Schedule
LAND USE MAX UNITS AREA (ha.)
Blocks 1 -8 Townhouses 232 4.15
Block 9 Multiple Residential 726 1.97
Block 10 Park 0.12
Block 11 Future Lot Addition 0.01
TOTAL 958 6.25
19 681
Blucher Street
N6545'00E
Existing Residential
N39'12'55 "W 5 3N-
i I I I
�15'45'00 E
L
N2335Y0 "W
-220 =63048 -E�
121 48
0�
°3 0 "E 304825/
N6 4
4 �`�
5245
9�. o
°'
- 28�2410025�
N615.245 �
No
0
�.
\
24.3
Existing \
Block
Block?
Apartment
Townhouse
Townhouse
1.72ha.
1.30ha.
\
a
M Block 8
ro
c° Townhouse)
0.16ha.
N65.1450 Z
>0363 0� 3]
♦'6
23.5
1 05.7
125.5 Existing
Industrial
Block 9 J
I
o
Multiple U)
w
Residential
Existing Church
- -� - -�—
sSTa'so'c 51.005
1.97 ha.
wo
I
vh�H a,cm ov w.w ,mss. ea `
v3 0
29.9
�
I��occ�eca
I
108.8
Adam Street (existing) o�
41.3
6.4
17.6 23.7
Block 5
4.318i�°n 2 4
(Block m
Townhouse Block 4 Block 3
0.57ha. I Town Town 1
111
Future
house house i
Lot
Existing Residential ditlon
ha. 1O
0.08ha. 0.11 ha.
.01
54/1.8
68.8 17.6 23.2
10
BI ck 1 Block 2 N
o
:look
Park
Townhouse Townhouse �' o
0.09ha. P
.12ha.
-I 22.8
'00
0.15ha.
68.8 - — . - 40.6 z
N6551 E
1.9
>3396]
Louisa Street
Existing Residential
Existing Public School
Lots 461 to 464, 524 and 525, Part of Lots 461 to 464, 522, 523
and Part of Lots 526 to 533, Part of Park Lots M and N, Registered Plan 376
I GRANGE'S SURVEY - NORTH OF KING STREET. NORTH OF THE C.N.R. )
Part of Lot 4, Registered Plan 373, Part of Lot 38 Streets & Lanes
PLAN OF SUBDIVISION
10 40
REVISIONS:
SUBDIVISION APPLICATION 30T -11203
0
ZONE CHANGE APPLICATION ZC11 /11 /A/ KA
1841362 ONTARIO INC.
SCALE 1:2000
City of Kitchener CAD FILE:
30T- 11203 -MOD
e
1 ADAM ST
DATE: MAY 15, 2012
COMMUNITY SERVICES DEPARTMENT, P3NNING
AMENDMENT NO. TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
1841362 ONTARIO INC.
1 ADAM STREET
2-28
Appendix `B"
Proposed Official Plan Amendment
AMENDMENT NO. TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
1841362 ONTARIO INC
1 ADAM STREET
INDEX
SECTION 1 TITLE AND COMPONENTS
SECTION 2 PURPOSE OF THE AMENDMENT
SECTION 3 BASIS OF THE AMENDMENT
SECTION 4 THE AMENDMENT
APPENDICES
APPENDIX 1 Notice of the Meeting of Planning and Strategic Initiatives
Committee of June 18, 2012
APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives
Committee — June 18, 2012
APPENDIX 3 Minutes of the Meeting of City Council — June 25, 2012
2
2-29
Appendix `B"
Proposed Official Plan Amendment
AMENDMENT NO. TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
SECTION 1— TITLE AND COMPONENTS
This amendment shall be referred to as Amendment No. to the Official Plan of the City of Kitchener. This
amendment is comprised of Sections 1 to 4 inclusive.
SECTION 2 — PURPOSE OF THE AMENDMENT
This Official Plan Amendment proposes to amend the existing Comprehensive Development Area
designation for 1 Adam Street by deleting regulatory policies related to building height and floor space ratio.
SECTION 3 — BASIS OF THE AMENDMENT
The current land use designation on the subject lands is Comprehensive Development Area. This
designation provides for the transitional nature of sites where an existing land use is being phased out and
replaced by other land uses. In this instance the site was previously industrial and is now proposed to be
redeveloped with medium density residential uses. Policies contained in Part 3 — Section 11.9 of the
Official Plan were developed specifically for the 1 Adam Street development and were based on a
development concept dating back to the late 1980's.
The current owner is proposing to develop the site with a residential development consisting of
townhouses and multiple dwellings in keeping with the existing designation. However, they have applied
to adjust Policy 3.11.9. This policy specifies that a maximum building height of 36 metres shall apply to
the site except for that portion of the site within 55 metres of the properties fronting Blucher Street where
a maximum height of 10.5 metres will apply. In addition, the policy specifies that the site is to be zoned
for multiple units with a floor space ratio (building massing) requirement of 2.0 with the exception of the
portion of the site that is within 55 metres of the properties fronting onto Blucher Street which is to be
zoned for townhouses.
The applicant is proposing to develop the northern portion of the site extending 110 metres from the
properties fronting onto Blucher Street with townhouses. However, due to the changing residential
townhouse designs since the 1980's, a number of the proposed townhouse styles are proposed to be
higher than 10.5 metres. In addition, it is recognized that there is a need to clarify the intent with respect
to floor space ratio. As such, site specific building height and floor space ratio requirements are proposed
to be deleted, with regulations to be implemented through the zoning by -law.
The purpose of establishing a maximum height of 10.5 metres in the Official Plan was to create an area of
transition between the existing residential houses fronting onto Blucher and the medium density heights
permitted on the balance of the 1 Adam Street site. Staff is of the opinion that, in this case, building
height and floor space ratio are best regulated through proposed site specific zoning provisions alone, and
that corresponding Official Plan policies are not necessary.
In addition, the terminology regarding environmental remediation is proposed to be modified to reflect
changes in policy and process since the designation was created in the late 1980's and day care has been
added to the residential use requiring a acknowledgement of a Record of Site Condition.
The section of the policy that references existing industrial uses located on St. Leger Street and Louisa
Street is proposed to be deleted since these operations are no longer in operation on the subject property.
Staff is of the opinion that the proposed Official Plan Amendment is appropriate for the future
development of this site. The lands will be zoned to implement the proposed policy. The proposed
2 -30
Appendix `B"
Proposed Official Plan Amendment
removal of building height and floor space ratio requirements from the Official Plan policy will allow the
developer greater flexibility in building designs for this urban infill and brown -field project. Ensuring
appropriate building height and massing is to be achieved more appropriately through special zoning
provisions.
Based on the foregoing, the proposed amendment is considered appropriate for the use of the land and is
compatible with the surrounding area. The amendment complies with the Regional Official Policies Plan, is
consistent with the Provincial Policy Statement and `Places to Grow — Growth Plan for the Greater Golden
Horseshoe.
SECTION 4 — THE AMENDMENT
1. The City of Kitchener Official Plan is hereby amended as follows:
a) Part 3 — Section 11.9. is deleted and replaced with the following:
The long term objective for the Comprehensive Development Area generally described by
St.Leger Street, Louisa Street, Adam Street, Margaret Avenue and Blucher Street, is towards
residential, institutional and commercial development consistent with the Medium Rise
Residential District. The following policies shall apply to the development of this area.
For the lands known as 1 Adam Street, in addition to those residential land uses permitted
within a Medium Rise Residential District, health office, health clinic, convenience
commercial, social service establishment, veterinary services and religious institution shall be
permitted. A holding provision pursuant to Part 5, Schedule F, Section 1 shall apply to
residential uses and day nursery uses. The holding symbol shall not be removed until a
Record of Site Condition has been acknowledged by the Ministry of Environment and a
release has been issued by the Regional Municipality of Waterloo. Amendment to this Plan
shall not be necessary for the removal of the holding symbol. Maximum building height and
minimum and maximum floor space ratio shall be regulated through the implementing
Zoning By -law for this site.
C!
2 -31
Appendix `B"
Proposed Official Plan Amendment
APPENDIX 1 Notice of the Meeting of Planning and Strategic Initiatives
Committee of June 18, 2012
Placed in The Record — May 25, 2012
PLANNING MATTERS:
PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED
TO ATTEND A PUBLIC MEETING TO DISCUSS
PROPOSED AMENDMENTS TO THE KITCHENER OFFICIAL PLAN AND ZONING BY -LAW
AND A PROPOSED PLAN OF SUBDIVISION
UNDER SECTIONS 17, 22, 34 & 51 OF THE PLANNING ACT
1 Adam Street
The City of Kitchener has received applications for an Official Plan Amendment, Zone Change and a Plan of Subdivision.
The purpose of these applications is to permit a medium density residential development having a mix of townhouses and
multiple dwellings.
The public meeting will be held by the Planning and Strategic Initiatives Committee, a Committee of Council which
deals with planning matters on:
MONDAY, June 18 at 7:00 P.M.
COUNCIL CHAMBERS, 2nd FLOOR, CITY HALL
200 KING STREET WEST, KITCHENER.
Any person may attend the Public Meeting and make written and /or verbal representation either in support of, or in
opposition to, the above noted proposal. If a person or public body that files a notice of appeal of a decision, does
not make oral submissions at this public meeting or make a written submission prior to 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 Wednesday evening prior to the meeting, in the calendar section of the
website http: / /www.kitchener.ca /calendar /calendarvent.aspx), or in person at the Planning Division, 6th Floor, City Hall, 200
King Street West, Kitchener between 8:30 a.m. - 5:00 p.m. (Monday to Friday)
Andrew Pinnell, Senior Planner - 519 - 741 -2668 (TTY: 1- 866 - 969- 9994), andrew.pinnell @kitchener.ca
2 -32
Appendix `B"
Proposed Official Plan Amendment
APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives
Committee — June 18, 2012
2 -33
Appendix `B"
Proposed Official Plan Amendment
APPENDIX 3 Minutes of the Meeting of City Council — June 25, 2012
2 -34
PROPOSED BY — LAW
May 15, 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
— 1841362 Ontario Inc. — Adam Street)
WHEREAS it is deemed expedient to amend By -law 85 -1;
NOW THEREFORE the Council of the Corporation of the City of Kitchener
enacts as follows:
1. Schedule No. 82 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
Area 1 on Map No. 1, in the City of Kitchener, attached hereto, from Residential
Four Zone (R -4) to Residential Six Zone (R -6) with Holding Provision 21 H and
Special Regulation Provision 630R.
2. Schedule Nos. 82 and 123 of Appendix "A" to By -law Number 85 -1 are hereby
amended by changing the zoning applicable to the parcel of land specified and
illustrated as Area 2 on Map No. 1, in the City of Kitchener, attached hereto, from
Residential Six Zone (R -6) with Holding Provision 21 H and Special Use Provision
198U to Residential Six Zone (R -6) with Holding Provision 21 H, Special Regulation
Provision 630R and Special Use Provision 198U.
3. Schedule Nos. 82, 83, 122 and 123 of Appendix "A" to By -law Number 85 -1 are
hereby amended by changing the zoning applicable to the parcels of land specified
and illustrated as Area 3 on Map No. 1, in the City of Kitchener, attached hereto,
from Residential Six Zone (R -6) with Holding Provision 21 H and Special Use
Provision 177U to Residential Six Zone (R -6) with Holding Provision 21H, Special
Regulation Provision 630R and Special Use Provision 198U.
4. Schedule Nos. 82 and 123 of Appendix "A" to By -law Number 85 -1 are hereby
amended by changing the zoning applicable to the parcel of land specified and
illustrated as Area 4 on Map No. 1, in the City of Kitchener, attached hereto, from
Residential Eight Zone (R -8) with Holding Provision 21 H, Special Regulation
Provision 166R and Special Use Provision 177U to Residential Six Zone (R -6) with
Holding Provision 21 H, Special Regulation Provision 630R and Special Use
Provision 198U.
2 -35
5. Schedule Nos. 82 and 123 of Appendix "A" to By -law Number 85 -1 are hereby
amended by changing the zoning applicable to the parcel of land specified and
illustrated as Area 5 on Map No. 1, in the City of Kitchener, attached hereto, from
Residential Eight Zone (R -8) with Holding Provision 21H, Special Regulation
Provision 166R and Special Use Provision 177U to Residential Eight Zone (R -8)
with Holding Provision 21H, Special Use Provision 177U and Special Regulation
Provision 631 R.
6. Schedule Nos. 82 and 123 of Appendix "A" to By -law Number 85 -1 are hereby
amended by changing the zoning applicable to the parcel of land specified and
illustrated as Area 6 on Map No. 1, in the City of Kitchener, attached hereto, from
Residential Six Zone (R -6) with Holding Provision 21 H and Special Use Provision
177U to Residential Eight Zone (R -8) with Holding Provision 21 H, Special Use
Provision 177U and Special Regulation Provision 631 R.
7. Schedule No. 83 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
Area 7 on Map No. 1, in the City of Kitchener, attached hereto, from Residential Six
Zone (R -6) with Holding Provision 48H and Special Use Provision 334U to
Residential Six Zone (R -6) with Holding Provision 48H and modified Special Use
Provision 334U.
8. Schedule No. 82 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
Area 8 on Map No. 1, in the City of Kitchener, attached hereto, from Community
Institutional Zone (1 -2) to Residential Eight Zone (R -8) with Holding Provision 21 H,
Special Use Provision 177U and Special Regulation Provision 631 R.
9. Schedule Nos. 83 and 122 of Appendix "A" to By -law Number 85 -1 are hereby
amended by changing the zoning applicable to the parcels of land specified and
illustrated as Area 9 on Map No. 1, in the City of Kitchener, attached hereto, from
Residential Six Zone (R -6) with Holding Provision 21 H and Special Use Provision
177U to Public Park Zone (P -1) with Holding Provision 21 H.
10. Schedule Nos. 83 and 122 of Appendix "A" to By -law Number 85 -1 are hereby
amended by changing the zoning applicable to the parcel of land specified and
illustrated as Area 10 on Map No. 1, in the City of Kitchener, attached hereto, from
Residential Six Zone (R -6) with Holding Provision 47H and Special Use Provision
177U to Public Park Zone (P -1) with Holding Provision 21 H.
2 -36
11. Schedule Nos. 83 and 122 of Appendix "A" to By -law Number 85 -1 are hereby
amended by changing the zoning applicable to the parcel of land specified and
illustrated as Area 11 on Map No. 1, in the City of Kitchener, attached hereto, from
Residential Six Zone (R -6) with Holding Provision 47H and Special Use Provision
177U to Residential Six Zone (R -6) with Holding Provision 21 H, Special Regulation
Provision 630R and Special Use Provision 198U.
12. Schedule No. 83 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
Area 12 on Map No. 1, in the City of Kitchener, attached hereto, from Residential
Six Zone (R -6) with Holding Provision 47H and Special Use Provision 177U to
Residential Six Zone (R -6) with Holding Provision 48H and modified Special Use
Provision 334U.
13. Schedule Nos. 82, 83, 122 and 123 of Appendix "A" to By -law Number 85 -1 are
hereby further amended by incorporating additional zone boundaries as shown on
Map No. 1 attached hereto.
14. Appendix "C" to By -law 85 -1 is hereby amended by deleting the Section 177U and
replacing it as follows:
"177. Notwithstanding Section 42.1 of this by -law, within the lands zoned R -8
on Schedules 82 and 123 of Appendix "A" and being shown as affected
by this subsection, a health office, health clinic, social service
establishment, veterinary service, religious institution, convenience retail,
financial establishment, personal services, and restaurant shall be
permitted as subordinate uses to the main permitted residential use and
intended to serve the immediate residential area in accordance with
regulations of Section 42.2 of this by -law."
15. Appendix "'C" to By -law 85 -1 is hereby amended by deleting Section 198U and
replacing it as follows:
"198. Notwithstanding S. 40.1 of this by -law, within the lands zoned R -6 on
Schedules 82, 83, 122 and 123 of Appendix "A" and being shown as
affected by this subsection, health office, health clinic, convenience retail,
social service establishment, personal services and religious institution
shall also be permitted as subordinate uses to the main permitted
residential use and intended to serve the immediate residential area in
accordance with regulations of Section 40.2."
2 -37
16. Appendix "C to By -law 85 -1 is hereby amended by deleting the Section 334U and
replacing it as follows:
"334. Notwithstanding Section 40.1 of this by -law, within the lands zoned R -6
on Schedule 83 of Appendix "A" and being shown as affected by this
subsection, in addition to residential uses permitted in Section 40.1,
convenience retail, a design business, financial establishment, health
office, health clinic, office, personal services, religious institution,
restaurant, sales centres, social service establishment, and veterinary
service shall be permitted in accordance with regulations of Section
40.2.2 of this by -law, or within a building existing on the date of the
passing of this by -law."
17. Appendix "D" to By -law 85 -1 is hereby amended by adding Section 630R thereto
as follows:
"630. Notwithstanding Sections 4.2, 5.2, 6.1 and 40.2 of this by -law, within the
lands zoned R -6 on Schedules 82, 83, 122 and 123 of Appendix "A" and
being shown as affected by this subsection:
a) the minimum rear yard setback for street townhouse dwellings and
multiple dwellings (cluster townhouses) shall be 6.0 metres;
b) the minimum lot width for street townhouse dwellings shall be 4.5
metres;
C) the minimum corner lot width for street townhouse dwellings shall
be 9.8 metres;
d) the minimum side yard for street townhouse dwellings or multiple
dwellings (cluster townhouses) shall be 1.2 metres;
e) the minimum side yard abutting a street for street townhouse
dwellings shall be 4.0 metres;
f) for street townhouse dwellings located on a corner lot, an access
driveway shall not be located closer than 7.5 metres to the
intersection of the street lines abutting the lot;
g) the maximum building height for street townhouse dwellings and
multiple dwellings (cluster townhouses) shall be 12.6 metres;
h) the minimum lot area for street townhouse dwellings shall be 95
m2.
i) there shall be no maximum lot coverage for street townhouse
dwellings;
2 -38
j) an exclusive use patio area shall not be required for dwelling units
located at ground floor level;
k) the minimum Floor Space Ratio (FSR) for multiple dwellings and
street townhouse dwellings shall be 0.5 and the maximum shall be
1.0. For the purposes of calculating the FSR for lands affected by
this subsection, FSR shall mean the figure obtained when the total
building floor area of all buildings within Blocks 1, 2, 3, 4, 5, 6, 7,
and 8 included in Draft Approved Plan of Subdivision 30T- 11203,
is divided by the total area of those lands being, 4.15 hectares;
1) multiple dwellings (cluster townhouses) shall be permitted on
blocks having no frontage on a public street, or multiple dwellings
having a lot width of less than 15 metres provided that each
dwelling has direct access to an internal private driveway or road
that is a common element in a registered condominium connecting
to a public street and that each dwelling unit is a unit of the
Condominium. Notwithstanding the foregoing special regulations,
all minimum yards pertaining to cluster townhouses within such
blocks or lots shall be 1.2 metres; and
m) off -site parking facilities may be located within 400 metres of the lot
or block containing the use requiring the parking, and such alternate
parking may be provided in a Residential Six Zone (R -6) or
Residential Eight Zone (R -8)."
18. Appendix "D" to By -law 85 -1 is hereby amended by adding Section 631 R thereto
as follows:
"631. Notwithstanding Sections 4.2, 6.1, 42.2 of this by -law, within the lands
zoned R -8 on Schedules 82 and 123 of Appendix "A" and being shown as
affected by this subsection:
a) parking for multiple dwellings shall be provided at a rate 1.15
spaces per unit;
b) the minimum rear yard setback for multiple dwellings shall be 6.0
metres
C) the minimum front yard and minimum side yard abutting a street
for multiple dwellings shall be 1.2 metres;
d) the maximum front yard and maximum side yard abutting a street
for multiple dwellings shall be 7.5 metres;
2 -39
e) the minimum side yard setback for multiple dwellings shall be 1.2
metres;
f) the maximum building height shall be 36 metres;
g) the minimum Floor Space Ratio (FSR) for multiple dwellings and
street townhouse dwellings shall be 2.0 and the maximum shall be
4.0. For the purposes of calculating the FSR for lands affected by
this subsection, FSR shall mean the figure obtained when the total
building floor area of all buildings within Block 9 included in Draft
Approved Plan of Subdivision 30T- 11203, is divided by the total
area of those lands being, 1.97 hectares;
h) off -site parking facilities may be located within 400 metres of the lot
or block containing the use requiring the parking, and such alternate
parking may be provided in a Residential Six Zone (R -6) or
Residential Eight Zone (R -8); and
i) an exclusive use patio area shall not be required for dwelling units
located at ground floor level."
18. This By -law shall come into effect only upon approval by the Minister of Municipal
Affairs and Housing, or his /her delegate, of Official Plan Amendment No.
1 Adam Street, but upon such approval, the provisions hereof affecting
such lands shall be deemed to have come into force on the date of passing
hereof.
PASSED at the Council Chambers in the City of Kitchener this
day of
12012
Mayor
Clerk
2 -40
N 4500'E 19.687
IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII
am
Blucher Street
5
fl o "' ')t A g /
'' 2 N • �i`
�,
A
AR
FOUR ZONE (R -4)
IIII Ilia, 101 iii I�k,�l�b�
a
I
�M
il��,
��
�247s'oo
2
N39i
N6553 E
�����III
4.04 654500E
m
Ns 4 OE304607525
8
Ns45 L�5 E
SIX ZONE(R -6)
ARE
WITH HOLDING PROVISION 21H ss�43o'E
AND SPECIAL USE PROVISION 198L( 7¢3ss
AREA 2 0.4�
IIII "31: ..8
IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII
am
reet xi
qR
5
fl o "' ')t A g /
'' 2 N • �i`
�,
AREA 1 - FROM RESIDENTIAL
41.3 �
FOUR ZONE (R -4)
Block 6
TO RESIDENTIAL SIX ZONE (R -6)
Townhouse
WITH HOLDING PROVISION 21H
Nab 'O'E
AND SPECIAL REGULATION
1.72ha.
PROVISION 630R
WITH HOLDING PROVISION 48H
RESIDENTIAL
AND MODIFIED SPECIAL USE PROVISION 334U
SIX ZONE(R -6)
ARE
WITH HOLDING PROVISION 21H ss�43o'E
AND SPECIAL USE PROVISION 198L( 7¢3ss
ell
TO RESIDENTIAL SIX ZONE (R -6)
?�
WITH HOLDING PROVISION 21H
.6
AND SPECIAL REGULATION PROVISION 63OR
OIk
AND SPEC AL USE PROVISION 198U
1n9 7
AREA 3 - FROM RESIDENTIAL SIX ZONE (R-6)
Townhouse
WITH HOLDING PROVISION 21H
IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII
AND SPECIAL USE PROVISION 177U
J�
TO RESIDENTIAL SIX ZONE (R -6)S
WITH HOLDING PROVISION 21H
ors
AND SPECIAL REGULATION PROVISION 63OR
TZONE
AND SPECIAL USE PROVISION 198U
IIU� ^ ^2 Lot- 0.12ha.
AREA 4 - FROM RESIDENTIAL EIGHT ZONE (R-8)
o
WITH HOLDING PROVISION 21H
l
AND SPECIAL REGULATION PROVISION 166R
AND SPECIAL USE PROVISION 177U
ddition
TO RESIDENTIAL SIX ZONE (R-5)
WITH HOLDING PROVISION 21H
AREA 8
AND SPECIAL REGULATION PROVISION 630R
A
AND SPECIAL USE PROVISION 198U
AREA 5 -FROM RESIDENTIAL EIGHT ZONE (R -8)
GR� ss�a'so'c 8760 z
WITH HOLDING PROVISION 21H
AND SPECIAL REGULATION PROVISION 166R
O� +'
C'R` F w°o
AND SPECIAL USE PROVISION 177U
QI SCy
TO RESIDENTIAL EIGHT ZONE (R -8)
€
HOLDING ANDHSPECIAL USE PRIOVIISIONH177U
CyF` <F82
AND SPECIAL REGULATION PROVISION 631R
IIII " " "' 2
F(93
AREA 6- FROM RESIDENTIAL SIX ZONE (R -6)
_
WITH HOLDING PROVISION 21H
4
ZONE GRID REFERENCE
SCHEDULES 82, 83,122 AND 123 OF APPENDIX'A'
KITCHENER ZONING BY -LAW 855-1
C -1 CONVENIENCE COMMERCIAL ZONE
I -1 NEIGHBOURHOOD INSTITUTIONAL ZONE
1 -2 COMMUNITY INSTITUTIONAL ZONE
M -2 GENERAL INDUSTRIAL ZONE
R -4 RESIDENTIAL FOUR ZONE
R -5 RESIDENTIAL FIVE ZONE
R -6 RESIDENTIAL SIX ZONE
R -8 RESIDENTIAL EIGHT ZONE
ZONE LIMIT
Block 7
Townhouse
1.30ha.
AREA 5
Block 9 /
High Density /
Residential
1.97 he. /
rs'oa'e
I�
O
�i
AREA
24.3
lock 8
wnhousel
0.16ha.
\REA .6
AREA 6 i
AND SPECIAL USE PROVISION 177U
TO RESIDENTIAL EIGHT ZONE (R -8)
WITH HOLDING PROVISION 21H
AND SPECIAL USE PROVISION 177U
IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII
am
reet xi
qR
5
fl o "' ')t A g /
'' 2 N • �i`
�,
Block 5
41.3 �
17.6
23.7
AND SPECIAL REGULATION PROVISION 631R
-
-
Nab 'O'E
AND SPECIAL USE PROVISION 177U
Townhouse
0.57ha.
Block 4
Town
WITH HOLDING PROVISION 48H
AREA 7. FROM RESIDENTIAL SIX ZONE (R -6)
AND MODIFIED SPECIAL USE PROVISION 334U
MAP
437 2A
/
ell
house
Block 3
l
WITH HOLDING PROVISION 48H
OIk
0.08ha
Townhouse
AND SPECIAL USE PROVISION 334U
TO RESIDENTIAL SIX ZONE R -6
IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII
11 Block 10
Future Park
AREA
—Ind.
WITH HOLDING PROVISION 48H)
TZONE
IIII'' " "'ll�
IIU� ^ ^2 Lot- 0.12ha.
AREA
11
l
AND MODIFIED SPECIAL USE PROVISION 334U
uli,, �������,")n�
ddition
AREA 8 - FROM COMMUNITY
.01 ha. 16
18
68.8
17.6
3.2
Block 2 �TO
INSTITUTIONAL ZONE (1 -2)
AREA 9 Block 1
RESIDENTIAL EIGHT ZONE (R -8)
AREA 11 - FROM RL SIX ZONE (R -6)
Townhouse
N TownhousWITH
HOLDING PROVISION 21H
WITH HOLDING PR7H
_
0.09ha.
AND SPECIAL USE PROVISION 177U
AND SPECIAL USE N 177U
0.15ha.
68_8
40.6
AND SPECIAL REGULATION PROVISION 631R
TO RESIDENTIAL S-6)
_
_ _ _
5700E
_ _
_.
_ _
>33967
AREA 9 - FROM RESIDENTIAL SIX ZONE (R-6) WITH HOLDING PROVISION 21H 1
WITH HOLDING PROVISION 21H
AND SPECIAL REGULATION PROVISION 630R IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIIII
AND SPECIAL USE PROVISION 177U
AND SPECIAL USE PROVISION 198U
TO PUBLIC PARK ZONE(P -1)
WITH HOLDING PROVISION 21H
AREA 12 - FROM RESIDENTIAL SIX ZONE (R-6) AREA 7
AREA 10- FROM RESIDENTIAL SIX ZONE (R -6) WITH HOLDING PROVISION 47H
WITH HOLDING PROVISION 47H
AND SPECIAL USE PROVISION 177U AREAI10
AND SPECIAL USE PROVISION 177U
TO RESIDENTIAL SIX ZONE (R-6)
TO PUBLIC PARK ZONE (P -1)
WITH HOLDING PROVISION 48H
WITH HOLDING PROVISION 21H
AND MODIFIED SPECIAL USE PROVISION 334U
MAP
NO. 1
10 41
ell
1841362 ONTARIO INC. SCALE 1:2000
1 ADAM ST DATE:
MAY 15, 2012
N
U)
N
J
7G
1IIII 911
2pN
o` F
s�tiy�U <F
REVISIONS: ZONE CHANGE APPLICATION ZC11 /11 /A/ KA
SUBDIVISION APPLICATION 30T -11203
City of Kitchener CAD FILE:
ZC1111AKA
COMMUNITY SERVICES DEPARTMENT, NNING dH9
Placed in The Record — May 25, 2012
PLANNING MATTERS:
Appendix "D"
Newspaper Notice
PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED
TO ATTEND A PUBLIC MEETING TO DISCUSS
PROPOSED AMENDMENTS TO THE KITCHENER OFFICIAL PLAN AND ZONING BY -LAW
AND A PROPOSED PLAN OF SUBDIVISION
UNDER SECTIONS 17, 22, 34 & 51 OF THE PLANNING ACT
1 Adam Street
The City of Kitchener has received applications for an Official Plan Amendment, Zone Change and a Plan of
Subdivision. The purpose of these applications is to permit a medium density residential development having a
mix of townhouses and multiple dwellings.
The public meeting will be held by the Planning and Strategic Initiatives Committee, a Committee of Council
which deals with planning matters on:
MONDAY, June 18 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 Wednesday evening prior to the meeting, in the calendar section of
the website httpe / /www.kitchener.ca /calendar /calendarEv ), or in person at the Planning Division, 6th Floor,
City Hall, 200 King Street West, Kitchener between 8:30 a.m. - 5:00 p.m. (Monday to Friday)
Andrew Pinnell, Senior Planner - 519 - 741 -2668 (TTY: 1- 866 - 969- 9994), and rew. pin nell @kitchener.ca
2 -42
D
June 5, 2012
Dear Resident /Property Owner:
Andrew Pinnell
Senior Planner
CSD - Planning Division
Kitchener City Hall, 6th Floor
200 King Street West, P.O. Box 1118
Kitchener ON N2G 4G7
Phone: 519.741.2668
Fax: 519.741.2624
TTY: 1.866.969.9994
andrew p innell@kitchener. ca
Application #: Proposed Plan of Subdivision 30T -11203
Proposed Official Plan Amendment OP12 /01 /A /KA
Proposed Zoning By -law Amendment ZC11 /11 /A /KA
Address: 1 Adam Street
Applicant: 1841362 Ontario Inc.
Ward: Ward 10
The above referenced applications have been scheduled for the Planning & Strategic Initiatives
Committee on Monday, June 18th, 2012 commencing at 7:00 p.m. in the Council Chambers, 2nd
Floor, City Hall, 200 King Street West, Kitchener. Anyone wishing to submit a written response to the
Committee, to appear as a delegation at this meeting or to obtain advice regarding the meeting
procedure, please contact our Legislative Services Division at 519 -741 -2203.
A summary of the report and recommendations regarding these applications are provided below. A
complete copy of the report may be obtained by contacting the Planning Division at 519 -741 -2426 or
you may review the report on the City's website (available at www.kitchener.ca on the Wednesday
evening prior to the meeting — click on the meeting date in the Calendar of Events). If you have
questions related to this matter, please contact Andrew Pinnell at 519 -741 -2668.
Summary of Applications
The owner of the site seeking approval of a Draft Plan of Subdivision, a Zone Change and an
Official Plan Amendment to allow the subject lands to be developed with a medium density
residential development having a mix of townhouses and multiple dwellings.
Proposed Official Plan Amendment:
Since the application was first circulated in December 2011 it was identified that the proponent
required an amendment to the Official Plan as well as to the Zoning By -law. The lands are
currently designated Comprehensive Development Area which permits a medium density
residential development as proposed by the applicant. An amendment is proposed to Policy
3.11.9.i which specifies a maximum building height of 10.5 metres for dwellings located within 55
metres of the rear property line of those properties fronting onto Blucher Street. In addition, the
policy specifies that the site is to be zoned for multiple units with a floor space ratio (building
massing) requirement of 2.0 with the exception of the portion of the site that is within 55 metres of
the properties fronting onto Blucher Street which is to be zoned for townhouses.
2 -43
The applicant is proposing to remove the specific height and floor space ratio restrictions, with
regulation to be accomplished through proposed site specific zoning provisions alone (see Proposed
Zone Change section, below).
Proposed Zone Change:
The subject lands are currently zoned to allow multiple dwellings and townhouses with holding
provisions that require a Record of Site Condition to be completed before building permits can be
issued, special use provisions that allow for complementary uses, and special regulation provisions
that allow the maximum height of multiple dwellings to be 36 metres. The proposed development
is consistent with the uses permitted in the current zoning categories.
The applicant is proposing to adjust the zoning boundaries so that they conform to the development
proposal. As a result of these changes, the area which may be developed for the multiple dwellings
has been decreased in size and shifted further away from the homes on Blucher Street and the area
that may be developed with townhouses has increased in size. Currently, 36 metre high apartments
are allowed within 55 metres of the rear of properties on Blucher Street and this is now being
increased to 110 metres from those properties. The applicant is also seeking reduced yard setbacks,
reduced lot sizes for townhouses, heights of 12.6 metres for townhouses and 36 metres for multiple
dwellings, permission for blocks to be connected to the street with condominium roads, and
permission for visitor and shared parking to be located anywhere within the development. In
addition, the applicant is requesting permission for the floor space ratio (FSR) to be calculated
across all subdivision blocks intended for townhouse development, rather than on a block -by -block
or whole -site basis. The proposed minimum FSR for townhouses is 0.5 and the maximum is 1.0.
The same methodology is proposed to be applied to blocks intended for apartment -style multiple
dwellings with the proposed minimum FSR being 2.0 and the maximum FSR being 4.0.
Draft Plan of Subdivision:
The applicant has applied for approval of a Draft Plan of Subdivision which will create 10 separate
blocks of land. This request has been made to allow the developer to proceed with a range of
tenures on the site consisting of free -hold ownership of street fronting townhouses, free -hold
ownership of townhouses on a condominium driveway, condominium ownership of townhouses,
and condominium ownership of apartment -style units. The proposed subdivision also allows for
the creation of a park which will be dedicated to the City.
A copy of the revised Urban Design Brief (a concise version of the Master Plan) is included within
the staff report and is proposed for adoption by Council. Adam Street is no longer planned to be
connected through to Margaret Avenue, and instead has been replaced with a private driveway
ending in a cul -de -sac, with access off St. Leger Street. The Urban Design Brief will guide the
future development of the site, as the property will be developed in stages over a number of years.
The Urban Design Brief sets out the design vision for the site, and guiding principles and direction
for the detailed design and implementation of the building design, landscaping and open spaces,
pedestrian and vehicular circulation, etc.
Please note that the report prepared by staff is a recommendation only. Any final decision on this
matter will be made by City Council. Council would normally act on a recommendation of this
committee at their next scheduled meeting on Monday, June 25, 2012. To confirm that the matter
is to be addressed at this meeting, please refer to the City's website (www.kitchener.ca) or contact
the Legislative Services Division at 519 - 741 -2203.
2
2 -44
Sincerely,
Andrew Pinnell, Senior Planner
cc: Councillor Glenn- Graham, Ward 10
2 -45
1 Adam Street
Mixed Use Development
Urban Br''I'le"If"
LUMMA
2-46
May 25, 2012
( ;arlterlts
1.
Background
1
2.
Subject Site
1
3.
Design Policy Framework
1
(A) Provincial Policy Statement
2
(B) City Official Plan
2
(C) Urban Design Manual
2
4.
Existing Conditions & Context
3
5.
Design Principles
4
6.
Design Concept
5
(A) Buildings
7
(B) Streets
70
(C) Spaces
72
7.
Development Phasing
15
a.
Design Guidelines
16
(A) Buildings
76
(B) Streets
20
(C) Spaces
23
9.
Design Assessment
27
10.
Summary
31
1 Adam Street I Mixed Use Development 1 18141362 Ontano Inc. i
URBAN DESIGN BRIEF 2 -47
WNROWNP PONOW
to permit the proposed apartment and townhouse uses. A
Eoning by-law amendment is required to tailor site-specific —
regulations for the proposed residential uses, as well as a
draft plan of subdivision is required to divide the subject site
into its development blocks.
May 25, 2012
2 &,il)Ject Slte
Altogether the subject site is approximately 6.14 hectares (15
acres) in size and has approximately 300 metres of frontage
along St. Leger Street and 50 metres of frontage along
Louisa Street. The site is comprised of six separate parcels
of land.
The subject site is part of what is generally known as the
Mount Hope Huron Park community, a lower density urban
community to the northeast of Downtown Kitchener.
Predominately residential in nature, the community does
contain a mix of supporting commercial, institutional,
community and recreational uses. The community is located.
close to Downtown Kitchener, the central rapid transit
corridor, and the planned multi-modal transit facility at the
King Street and Victoria Street intersection.
1 Adam Street I Mixed Use Development 1 1841362 Ontario Inc.
URBAN DESIGN BRIEF
2-48
3 , K������d �����eRva�k
��
U�
� �
:of provincial significance related to land use planning. The
"the long-term prosperity and social well-being of Ontarians
depends on maintaining strong communities, a clean and
healthy environment and a strong economy". To this end, t
PPS generally promotes the creation of healthy, active,
housing types and densities; that accommodate current an
future users and efficiently use land, services and facilities;
2nd that support alternative transportation mode. 1. Ll -
2utomobile, such as public transit, walking and cycling.
MEMENMEM
(C) Urban Design Manual
The Urban Design Manual is the City's comprehensive
design document that provides direction to urban design
matters through the approval process. The overall purpose
:of the Manual is to implement the Official Plan's vision to —
"create a safe qttrqrtivp stimu accessible. and barrier
free environment in which to live and work" in providing
1 Adam Street I Mixed Use Development 1 1841362 Ontano Inc.
URBAN DESIGN BRIEF
May 25, 2012
guidance to design the City's built form. The Design
Guidelines within the Urban Design Manual provide goals
and guidelines for a broad range of topics, at the community,
neighbourhood, site and building levels. The general goals of
the Design Guidelines are to:
• Create communities that have a distinctive character
and pedestrian-friendly streets;
• Create diverse, attractive, walkable neighbourhoods;
" Ensure that site circulation is safe and functional for all
persons and vehicles;
0 Ensure that site servicing components are functional,
attractive and appropriately screened;
• Provide night-time visibility for pedestrians and
motorists, minimizing the intrusion oflight
• Arrange buildings to create safe, secure and usable
internal spaces;
• Arrange buildings to create safe, secure and usable
internal spaces;
• Encourage the provision of art in major building
projects;
• Provide attractive building forms, facades and roof
designs, which complements existing buildings and
neighbourhood character for inOUprojects;
• Minimize adverse micmcimateimpacts through
building design;
• Incorporate 0PTED principles and practices into site,
building and open space design; and
• Create multiple dwellings with safe and secure common
areas, parking facility and amenity spaces.
2
2-49
44 III M SU iii il g ( "'0 iil �)Ii d iii t iii o iil �)ii s & (; aniitext
1 Adam Street I Mixed Use Development 1 1841362 Ontario Inc.
URBAN DESIGN BRIEF
May 25, 2012
Photos
Top: view looking from the Louisa Street frontage into the
subject site.
Middle: view looking northwards along the subject site's St.
Leger Street frontage.
Bottom: view of the northern portion of the subject site
looking from the west.
3
2-50
e S j g i 7� Ill iiiailii i �)ii C j p III e S
The design direction for the subject site is informed by the
direction and policies identified in the design policy
framework above. From this framework, a set of design
the ultimate development of the subject site. The design
design and will be utilized throughout the detailed design
process for the site. The design principles identify that the
proposed development will feature a design that is:
4. Focused: a central space as an activity focus that
May 25, 2012
6. Integrated: a sensitive transition to abutting
properties and to the surrounding neighbourhood.
Given the infill nature of the subject site, providing a
sensitive and appropriate transition from the higher
density, and higher rise in some instances, forms of
development on the site is important for successfully
integrating it into the existing neighbourhood fabric.
8. Attractive: an architecturally interesting and visually
attractive form of development, including building and
open space elements. High quality architecture and
design is essential for creating a desirable and livablQ
neighbourhood and for setting a high quality
precedent for other larger scale infill development
projects throughout the city and the region.
connects the various sub-areas of the subject site 10.
and provides a distinct identity for the proposed
development. Such a focus provides a cohesive
element that binds the neighbourhood and a social
and physical activity area that all residents can utilize
P. 1011FINOTOW M.
1 Adam Street I Mixed Use Development 1 1841362 Ontario Inc. 4
URBAN DESIGN BRIEF 2-51
es I g iii °7) ( .aiiniicqlp�t
The design principles form the basis of the design concept for
the proposed development. The design concept is intended
to be a demonstration of the intended layout and form of
development on the subject site. It is intended to be flexible
illustration that may evolve over time during the detailed
design of the site plan approval stage; however, any such
modifications would be in keeping with the overall design
principles established for the subject site.
BLUiCHER STREET
/ iii , 117, / `// o i % / % %� % 1, 1 / / r /
LOUISA STREET
�.
n
14
May 25, 2012
1 Adam Street I Mixed Use Development 1 1841362 Ontario Inc. 5
URBAN DESIGN BRIEF 2-52
May 25, 2012
I
1 Adam Street I Mixed Use Development 1 1841362 Ontario Inc.
URBAN DESIGN BRIEF
6
2-53
The layout of buildings is principally focused on utilizing
subject site. The apartment buildings are situated to front
:onto and feature the linear central green through the
neighbourhood as well as an interior courtyard.
May 25, 2012
The proposed development does incorporate a broad range
of unit types, sizes and tenuremhipto provide opportunities for
a mix of different household types within this new
neighbourhood. Buildings on the site are proposed to
• Two four storey apartments buildings along the St.
Leger Street frontage;
• Two eight storey apartment building on the east side of
the central green and one twelve storey apartment
" Underground parking for all residential units inthe
apartment buildings;
0 Two and three-storey front access townhouses
throughout the remainder of the site, with freehold
townhouses on Louisa Street and St. Leger Street a
condominium townhouses on internal streets; I
INTERIM== EN Me,
remainder of the site;
• A sales centre that could be adapted to a commerc
use following the neighbourhood's build-out; and
• Opportunities for incorporating small scale commerc
serve the neighbourhood's residents.
1 Adam Street I Mixed Use Development 1 1841362 Ontano Inc. 7
URBAN DESIGN BRIEF
2-54
2
t-%,
Above: View of townhouses and apartments along the St.
Leger frontage looking northwards.
May 25, 2012
210,
1 Adam Street I Mixed Use Development 1 1841362 Ontario Inc. 8
URBAN DESIGN BRIEF 2-55
May 25, 2012
M
t� .. o/A/Amid:
/
ri r
r rr r
/ 7
1
I'
IJ11, ------------- - ---- I
i
ADAM STREET
LEGEND
L Public Road
iiiiiiiiiiiiiiiiiiiiiillillillillillilI Private Road
11111111111111111111111111 Rear Larne Access
On- Street Parking - Public
HIMMOn- Street Parking - Private
Underground Parking Entrance
1 Adam Street I Mixed Use Development 1 1841362 Ontario Inc.
URBAN DESIGN BRIEF
9
2-56
public and private streets linking the subject site to the
surrounding public street network. The site's circulation
network is oriented towards St. LeQer Street as tlhe-� pal
f r.q'fic movers for Vie site.
May 25, 2012
Above: View of Street B looking westwards from St. Leger
Street (Blucher Street properties to the east).
Above: View of Street A to the central green looking
westwards from St. Leger Street.
Below: View of Street C to the central green looking
westward from St. Leger Street.
1 Adam Street I Mixed Use Development 1 1841362 Ontario Inc. 10
URBAN DESIGN BRIEF 2 -57
May 25, 2012
I IL13j"woor"Tol W '
............ . .. . . . .. .... ..... . ..... .. .. it rnm {ir
... .. .. .. .. .. .. .. . .
..............
ADAM STREET
LEGEND,
Pedestrian Path
Amenity Area
Pedestrian Gateway
..............
. . . . . . . . . . . 1 ors
ii
gj
lo
STREET C
rural A: nw*—
10
------ ------- ------ ------ -
l Adam Street I Mixed Use Development I 1841362 Ontario Inc.
URBAN DESIGN BRIEF
11
2-58
REM
1 Adam Street I Mixed Use Development 1 1841362 Ontario Inc.
URBAN DESIGN BRIEF
May 25, 2012
Below: view of overall central green looking from the
south (Louisa Street at bottom of graphic)
&
10
All,) I'll, J110",
12
2-59
May 25, 2012
Above: view of northern portion of central green looking from
..
from the south (Louisa Street at bottom of graphic)
1 Adam Street I Mixed Use Development 1 1841362 Ontario Inc. 13
URBAN DESIGN BRIEF 2 -60
buildings, promoting visual safety and opportunity for
interaction amongst residents.
May 25, 2012
The townhouse courtyard areas identified will bu designed am
a collective front yard for those townhomeunits that front
onto the space. Each will bu designed with acentral
walkway running from the private streets to the north and
south through the space. This walkway will provide acentral
link to the individual unit connections, and provide
connectivity from the on street parking for visitors. OvunaU,
the spaces will be planted with canopy trees along the central
Above: view of apartment courtyard looking from
overhead (central green intop left corner, St. Leger
Street in the bottom right corner)
1 Adam Street I Mixed Use Development 1 1841362 Ontano Inc.
URBAN DESIGN BRIEF
Below: view ofo townhouse courtyard
looking from the south (Street A at the
bottom of the graphic)
14
2-61
May 25, 2012
1 Adam Street I Mixed Use Development 1 1841362 Ontario Inc. 15
URBAN DESIGN BRIEF 2-62
The design guidelines are written with some inherent
time and as specific phases are initiated. These guidelines,
therefore. assume some room for interpretation provided that
the overall spirit and intent of the design principles
established for the site are met.
lip 0910 1 0
components: (A) buildings; (B) streets; and (C) spaces.
(A) Buildings
(i) Townhouse Design
The design of townhouse dwellings on the site will consider
the following:
0 Minimal setbacks to the front lot line with their primary
face addressing the street
0 Block elevations with a variety of different features a
treatments, including variations in colour, materials,
projection, recessions, and windows. I
EML� . '�
0 Varied elevation types, building recessions and
projections, and roofline types on individual blocks a
along streets to enhance the streetscape variety, wh
complementing the overall neighbourhood characterl
0 Well defined entrances from the principal street through
architectural design elements.
1 Adam Street I Mixed Use Development 1 1841362 Ontario Inc.
URBAN DESIGN BRIEF
May 25, 2012
0 Aigh quality fencing for dwelling facing courtyards that
provide visibility and interaction.
0 Twinning of driveways between adjacent units, where
practical, to reduce the amount of paved surface area
require and to maximize on-street parking.
• Enhanced design treatment for priority locations (see
Page 18), over and above that for the rest of the site.
• CPTED principles followed in the design of the
townhouse blocks, including creating street presence
and ensuring bility and no places of safety concern.
16
2-63
May 25, 2012
1 Adam Street I Mixed Use Development 1 1841362 Ontario Inc. 17
URBAN DESIGN BRIEF 2-64
(iii) Parking
The design of parking facilities on the site will consider the
• Landscaping around the perimeter of parking areas to
screen parking lots, which does not exceed 18 metre in
height in order to provide opportunities for surveillance.
• Parking lot plant material that im salt and drought
tolerant, easily maintained and hardy for the climate.
• Uniform parking lot lighting levels across the lot with no
glare on adjacent streets, buildings or private yards,
assisting both pedestrian and vehicular circulation.
�
May 25, 2012
BLUCHER STREET
1 Adam Street I Mixed Use Development 1 1841362 Ontano Inc.
URBAN DESIGN BRIEF
18
2-65
APO""
BuYldtn
(i) St. Leger Street
The design of St. Leger Street should consider the following
(which will be translated to the required Streetscape Plan for
St. Leger Street): 0
0 Introduction of dedicated on-street parking on the west
side of St. Leger Street behind the existing curb along
the two southerly blocks of the site's frontage (coupled
with spaces on the east side of the street upon
redevelopment over time of the current industrial land).
May 25, 2012
Cmdft. Hay-d
Pmoerty Una VaOas
j
5.80m - 7.10m 1.90m a 2.60m 3.25m 3.25m 2.40M 2.70rn � 1.50m 0.50rm
Landscaper) Curbaide On-Stmai Lme on-s"o ExIoUng Boulward Usling
F.nt Yam at Walk paKng Lay-By ftidng (Surfadnq Vades • Sd"afk
Aoaftwt Budding 8.90m Sad & Ashpaft)
Roadway
SL1'1' SECTION AT ST LEGER STREET
1 Adam Street I Mixed Use Development 1 1841362 Ontario Inc.
URBAN DESIGN BRIEF
M
19
2-66
May 25, 2012
..
1 Adam Street I Mixed Use Development 1 1841362 Ontario Inc. 20
URBAN DESIGN BRIEF 2-67
The design of Streets W, '13' and 'C' on the site will consider
the following:
North Side
May 25, 2012
South silo
STREET'N
.. .......................................
.
3,3% 3.35m
2!,60m
!,N!rn
5.10m ...........
, ONSbl"
CurbmAo Lmfdmmped
PaMag Wymy
WAA 540yajam
Row—v
1OWNIM"
SECTIO mg A2
1 Adam Street I Mixed Use Development 1 1841362 Ontario Inc. 21
URBAN DESIGN BRIEF 2 -68
"8104,9ne
taMI10"
IQ
9
T2
North Side
STREET
;sTrIP5
LL
APWIrMA
PHIL194KO
South Side
Rpa,-Ulno
Townhorrm
Gal
At
2',20m
510m 3,35rn 3,35m
1,80m 1-20m
11—d—K.d
OnZaama PmrkJra L" low Lem
LANtboodd
sm Yard at
(w NNW pa,ktilg) 6.70m
S Idle Yard al
I owto""
FWaOWW
T0001bom"
B1
il
' E32
..............................
SECTION AT STREET'B
-------------------------
PHIL194KO
South Side
Rpa,-Ulno
Townhorrm
May 25, 2012
1 Adam Street I Mixed Use Development 1 1841362 Ontario Inc. 22
URBAN DESIGN BRIEF 2 -69
At
2,95m I'mm
3Zm 3,35m 5.50m
1, 00m
1,20,m
Ir"l Cum
MPH Yard at we&
m a 630rn on stredt Par"i Lay By
t3u Dag me parKmgjl
cWW'du
walk
I A—p,d
sol, Vera m
Ap.nllw,i autil
Roadmay
r—h-
SECTION AT STREET'C'
� C2
May 25, 2012
1 Adam Street I Mixed Use Development 1 1841362 Ontario Inc. 22
URBAN DESIGN BRIEF 2 -69
May 25, 2012
1 Adam Street I Mixed Use Development 1 1841362 Ontario Inc. 23
URBAN DESIGN BRIEF 2-70
(i i) Apartment Courtyard
The design of the apartment courtyard on the site will
consider the following:
sy,ace' through the use of mass 9,1 ntinvs low fencin-
and/or gate access.
• Incorporation of seating areas and shade structure
within the space, moitimvisible throughout the
courtyard, and to act ama visual terminus along all
exterior pedestrian connection routes.
• Furnished with bike racks atpedestrian connection
points into the space, waste and recycling units, and
pedestrian benches.
0 Large canopy trees as well as a structure for shade and
" Individual amenity areas provided for ckgrade
apartment units where appropriate to provide outdoor
space to enhance the mtmutscapu.
1 Adam Street I Mixed Use Development 1 1841362 Ontano Inc.
URBAN DESIGN BRIEF
May 25, 2012
(III) Townhouse Courtyards
The design of the townhouse courtyard on the site will
consider the following:
M 'I
E 11 - �111
" Walkways connecting the townhome units also ofa
hard surfaced, barrier-free material with aminimum
width of 1.2 metres.
• Patterning or texture changes for wayfinding purposes
provided where the central walkway connects with
either the individual townhome entry walks, or the
curbside walkway at on-street parking areas.
• High canopy trees planted along the central walkway to
17111 IT-30411049-zin 0111T Me
" Maintenance of clear and unobstructed sight lines
across the courtyard, with trees maintained tokeep
canopies high, and shrub plantings limited to foundation
plantings and for screening on-street parking toprevent
visual obstructions or hiding places.
" Ample lighting of the courtyards and entrances to the
townhome units that are prominent and easily
identified.
24
m�
*� — ���
� ��
(iv) Landscape Design
The design of all landscaped areas and open spaces onthe
site will consider the following:
" Plant materials grouped to frame building elevations,
add a visual interest to blank building facades,
accentuate building entrances and screen service
areas.
1 Adam Street I Mixed Use Development 1 1841362 Ontano Inc.
URBAN DESIGN BRIEF
May 25, 2012
• Site way finding can bu incorporated into gateway
elements to assist both motorists and pedestrians.
• Design features that complement the overall character
of the neighbourhood in terms ofa cohesive palette of
25
m�
*� — ��*�
� m�
(vi) Lighting
The design of lighting systems and patterns on the site will
consider the following:
• Lighting design carefully considering the areas tobulit,
with only those areas which need tobuilluminated
being lit in order to avoid a false sense of security or
lead people to isolated, unlit areas.
• A hierarchy of lighting levels to provide the necessary
illumination required for particular components of the
site, focused on pedestrian areas and clearly identifying
pedestrian walkways and building entrances.
• Lighting fixtures and poles integrated with the overall
architecture and landscape design of the project and
compatible with mUautscapuelements.
• Lighting used to accent and highlight building, mignagu
and landscape features.
• Well lit building entrances and connections that are
easily identified through their design.
(vii) CommunhvArt
The design of community art on the site will consider the
• Incorporation of community art installations inthe
central green, apartment courtyards, and site gateways.
• Locations that limit any conflicts with vehicular, bicycle,
or pedestrian transportation circulation.
• Pieces installed are an original piece ofartwork.
• Accessible and visible to members of the public,
located either within a public street right-of-wayorother
publicly owned space, orona private property where it
has an interface and connection with the public realm.
• Combination of different purposes, such amfunctional,
interpretive, abstract, orhistorical.
• Range of sizes, artistic mediums (meta|. stone, paint).
and variety ofdifferent forms (architectural features,
sculptures, landscape features, street amenities, public
May 25, 2012
" A community art plan prepared am part of the landscape
plan for the site plan approval process, inconsultation
with the City.
1 Adam Street I Mixed Use Development 1 1841362 Ontano Inc. 26
URBAN DESIGN BRIEF
2-73
�. e s I � �I �l in ��
��������
1. Human-scaled:
ground and creates a comfortable walking environment on
the site. Designing streets and spaces to encourage people
to walking is a key consideration for developing an
environment that is vibrant and active throughout different
times of the day. The design of the subject site is in keeping
with this "human-scaled" principle given it:
" Will have a balanced low to medium form of
development, with the north and south sections having
building upto3 stories in height and the central portion
principally between 4 and 8 storeys (one building of12
0 Has a central green with abutting residential building
that directly front onto the open space that provides a
pedestrian-scaled central focus to the neighbourhood;
0 Has a circulation pattern that emphasizes pedestrian
movement through the site, including street-side
sidewalks, pedestrian walkways, and open space
• Has garages for townhouse dwellings that are
principally located in rear lanes with front doors that
directly access abutting open spaces;
• Provides a comfortable ^urban^ sense of enclosure to
1011���
1 Adam Street I Mixed Use Development 1 1841362 Ontano Inc.
URBAN DESIGN BRIEF
May 25, 2012
" Is designed to accommodate plantings and other
landscaping elements along the site's private streets
and public street frontage.
terminate to the private streets;
0 Is designed to accommodate plantings and landscape
materials along the pedestrian walkways throughout thQ
site to maintain a pedestrian scale; and
0 Has pedestrian-scaled lighting and street furnishings
provide spaces that are geared to pedestrians walking
through the neighbourhood.
" Isa dense and compact infill development with
residential density in the order of300 people per
hectare (50Y6 greater than what im required for the
Downtown Kitchener Urban Growth 0untm).supporting
a critical mass for transit usage;
0 Includes a connected circulation pattern throughout the
site (sidewalks, walkways, open spaces) that enables
direct movement in all directions from the site;
0 Is within a short walking distance (<250 metres) of
existing transit stops for three routes that connect to the
south and north ends of the region; and
• Is within a reasonable walking distance (1000 metres)
to the future rapid transit corridor and the multi-modal
transit station at King Street and Victoria Street; and
• Will employ a comprehensive traffic demand
management program for the site's residents, which
may include car share opportunities, bike lockers and
storage, a controlled parking supply, a transit pass
program, and marketing and promotion initiatives.
27
2-74
3. Iflixed:
A broad range of residential unit forms, types and sizes that
accommodates a range of different household types and
sizes is an important consideration for developing a
neighbourhood with a diversity of household types and
activity levels throughout the day on the site. Additionally,
providing opportunities for commercial uses assists with
satisfying residents' day-to-day needs. The design of the
subject site is in keeping with this "mixed" principle given it:
0 Provides housing choice in both townhouse and
apartment forms, providing a range of different ground-
oriented and non-ground-oriented forms of housing;
" Utilizes different townhouse forms in different situations
to achieve urban design objectives (rear lane garage
units facing open mpacum);
" Provides a range of townhouse unit sizes, with avariety
oi lot depths, frontages, and heights, that cater to
different household types;
I �05 1111 1111
0 Can capitalize on opportunities for small-scale
convenience and service commercial uses at the base
of apartment buildings (particularly to the ground floor
edge facing the central green) to serve some day-to-
day needs of neighbourhood residents.
� 0 UR � =
binds the neighbourhood and a social and physical activity
area centrally located that all residents can utilize and
appreciate. The design of the subject site is in keeping with
this "focused" principle given it:
" Is based ona hierarchy of"nuighbourhood and "sub-
nuighbounhood^ open spaces am focal points for the
0 Situates the central green as the neighbourhood's
focus, intended to accommodate the needs of interest!
1 Adam Street I Mixed Use Development 1 1841362 Ontano Inc.
URBAN DESIGN BRIEF
May 25, 2012
ofa broad range of users (full spectrum from children to
0 Situates apartment courtyards and numerous walkway
courtyards as sub-neighbourhood focal points, intended
to complement the central green with informal and
0 Situates the higher density apartment uses in th
central portion of the subject site to strengthen t
central green's focus within the neighl
0 Has a gridded network of public streets, private streets
and rear lanes to provide multiple movement options for
ehicles, pedestrians and cyclists;
" Has multiple vehicular connections to St. Leger Street,
the bounding public street;
" Has multiple pedestrian connections tothe surrounding
nutwmrk, including three connections toSt. Leger
Street, one connection to Blucher Street, and one
connection to Louisa Street.
0 Has a central open space "spine" running north-south
through the neighbourhood that connects the various
east-west pedestrian connections;
" Incorporates opportunities on site and within buildings
to provide secure bicycle parking in proximity k)main
building entrances;
" Has the opportunity for a transit stop along St. Leger
Gtruuthckpmvidummmrudinuctaccummto the site's
residents; and
0 'ITill be designed to accommodate all users, including
those with particular mobility needs, through universal
design standards and practices.
28
m�
*� — ��N�
� ��
6. :
Asensitive transition to the surrounding neighbourhood and
to abutting properties. Given the inOU nature of the subject
site, providing a sensitive and appropriate transition from the
higher density, and higher rise in some instances, forms of
development im important for successfully integrating the
proposed development into the existing neighbourhood
fabric. The design of the subject site imin keeping with this
"integrated" principle given it:
" Focuses the highest density on the site towards the
central portion of the site, rather than to Louisa Street
or Blucher Street;
" Generally mimics the height of dwellings fronting on
Blucher Street with townhouse forms on the northern
edge of the subject site;
0 Mimics the general height of properties on the other I
three corners of the Louisa Street and St. Leger Strel
0 Provides a strong context along St. Leger Street for thQ
future higher density residential redevelopment of the
industrial land on the east side of the street;
" Will integrate general architectural themes from the
surrounding neighbourhood into the design ofbuildings
on the site; and
FAIIIIIIIIIIIIIIE71"
A dense and compact form of development with buildings,
streets and spaces that generate social and physical activity
on the site. Higher densities ensure a critical mass of people
design of streets and spaces can increase activity, both
social and physical, throughout the neighbourhood. The
design of the subject site is in keeping with this "vibrant"
principle given it:
• Isa dense development with a residential density in
excess oi300 people per hectare (50Y6 greater than
that required for Downtown Kitchener);
• Incorporates a broad range of dwelling types and forms
to accommodate a diverse population in terms of
1 Adam Street I Mixed Use Development 1 1841362 Ontano Inc.
URBAN DESIGN BRIEF
May 25, 2012
" Includes street facing townhouses abutting St. Leger
Street and Louisa Street to avoid the need for noise
green and further activate that space;
" Will have landscape elements within the site's open
spaces and streets that provides colour, decoration and
interest throughout the year;
• Presents opportunities for public art within the site's
open spaces;
• Provides opportunities for small-scale convenience and
service commercial uses ck the base ofapartment
buildings to serve the needs ofneighbourhood
residents.
" Includes amuN-purpomu. multi-seasonal central space
that accommodates the recreation needs ofabroad
spectrum oyusers.
8. Attractive:
An architecturally interesting and visually attractive form of
development, including both building and open spaces. Higl�.
quality architecture is essential for creating a desirable and
livable neighbourhood and setting a high quality precedent
for other larger scale infill development projects throughout
the city and the region. The design of the subject site is in
keeping with this "attractive" principle given it:
o Incorporates "wnappud" apartment buildings with
articulated wall elevations (with no blank wmUm)onall
sides, facing the street, central green, and internal
" Includes street fronting townhouses that face the
abutting public streets of St. Leger Street and Louisa
• VNU incorporate a building design program that will muuk
to integrate into the surrounding architectural context
(including such considerations am materials and mty|u)
while recognizing a contemporary approach;
• Includes buildings situated tight to the public and
private street edges to frame the streets;
29
2-76
F0119.1mmi.
and soft elements, including opportunities for landmark
elements and public art;
0 Will include significant proportions of glazing on
apartment wall elevations, both looking to the street
and to the internal courtyard, to maximize building
transparency and surveillance onto these spaces;
I 'Igo an
IN I
• Will include a variety of elevation styles for the various
townhouse types throughout the site, in order toprovide
visual diversity on individual blocks and streets; and
• Will have fagadum for both townhouse and apartments
that will include a variety of architectural features and
elements to provide variation and visual depth and
interest throughout the neighbourhood.
Q Safe:
A form of development and design that provides amafe and
mucunu environment for all types of users on the mite.
Principally this means designing building, streets and spaces
in keeping with foundational 0PTED themes of maximizing
natural surveillance opportunities, territorial reinforcement
and maintenance. The design of the subject site is in
keeping with this "safe" principle given it:
" Isa dense urban development that will maximize
activity levels ckdifferent times of the day within the
site's streets and spaces;
• Utilizes informal m natural surveillance opportunities am
the basis for the open space design (central green and
internal courtyards)
• Maximizes natural surveillance opportunities through
" Will incorporate appropriate levels of lighting throughout
the site's streets and spaces to ensure asafe
environment without generating nuisances onthe
surrounding buildings;
0 It includes a gridded circulation pattern of streets and
walkways that provide multiple routing opportunities for
users at different times of the day; and
1 Adam Street I Mixed Use Development 1 1841362 Ontano Inc.
URBAN DESIGN BRIEF
May 25, 2012
" It includes a connected system of defined pedestrian
routes, including street sidewalks, off-street walkways,
and open space walkway, that visually separate
vehicular and pedestrian traffic.
• Capitalizes on three existing transit routes that are
within a500 metre walking distance;
• Will employ transportation demand management
programs that potentially can reduce single occupancy
vehicle trips byupto25Y6;
• |m designed to take full advantage of the planned future
central corridor rapid transit route that imgenerally
within a 1000 metre walking distance;
that capitalize on solar exposure;
0 Maximizes sunlight exposure to the central green
throughout different seasons of the year;
• Will explore opportunities for incorporating on-site
renewable energy generation technologies, such as a
geothermal heating or other technologies;
• Will include entirely underground parking facilities for
the apartment buildings, increasing the surface
permeability of the site and lowering any heat island
• Will bu designed with a focus on sustainable plantings
(native species, |ov+maintenancu.salt tolerant, and
minimal/no irrigation);and
• Proposes toadaptively re-use the existing building ck
310 Louisa Street for the development's sales centre in
the shorter term, and potentially office orcommercial
uses in the longer term.
30
2-77
The vision for this development is a vibrant, active and
sustainable project that accommodates a broad spectrum of
residents. The design principles for the site identify that the
proposed development will be: human-scaled, transit-
supportive, diverse, connected, integrated, vibrant, distinct,
safe and sustainable. The proposed development will create
2n exciting new neighbourhood in central Kitchener, close to
2nd within walking distance of Downtown Kitchener,
employment areas and transit service. The development is
2nd is an appropriate development solution for this long
derelict site.
Plan and zoned in the City of Kitchener Zoning By-law to
provide for this urban redevelopment of apartment and
townhouse units. However, a zoning by-law amendment is
required to tailor site-specific regulations for the proposed
residential uses, as well as a draft plan of subdivision to
divide the subject site into its development blocks. A site
plan and a draft plan of condominium application will be
required at a later date to facilitate the proposed
It is in keeping with the policy framework in respect to
creat'no vibrant and complete cc
on intensification opportunities in a trans it-su pportive
fashion, and redeveloping a former brownfield site,
MEMMM
1 Adam Street I Mixed Use Development 1 1841362 Ontano Inc.
URBAN DESIGN BRIEF
May 25, 2012
2. It facilitates the development of a compact and dense
intensification project on a former brownfield site that is
in excess of 300 people per hectare, greatly exceeding
the minimum requirements of the Places to Grow
legislation has set for Downtown Kitchener.
3. It proposes a high quality design precedent for a
Central Kitchener neighbourhood that supports the
urban design intent and objectives ofthe City's Urban
Design Manual.
4. It emphasizes the use of non-automobile travel for
rumidunts, including maximizing connections to public
tranmit, pedestrian opportunities from and within the
mite, and transportation demand management
measures to reduce reliance on the automobile.
5. It facilitates the creation of a complete new
neighbourhood in Central Kitchener that provides a
range of different housing types and open space
opportunities that cater to the needs of various different
O. It represents a sensitive integration of a dense
development into the generally low-rise ML Hope Huron
Park community, through appropriate height transitions
to surrounding properties.
31
2-78
M
0
p.:
C E
� 3 �
Q <
N �
LL Q
a �
v
Piz � Vd ee[
fa
I
e
a`r
�
a
v
o
e
9
p
E
m
IL
d
S
O
N
N
�
a R
C U1 ¢
uj
U N'00 1,10
v QJ
O
CL �s�;,��
0
d,
W
'O k2
CCoaQ�N
C C LmrQ
L' �'•, tU
�.ti 6j
� ?i w
Q1
G �. E
< iE 12
N
�—
(6 U (!} a°
�- �'E 0� x tD.�
� =R S o �. GO
@��
p) s
v
Uea
®�YS
���y �
YQ
to
.2i
s
3f 99
9
r
O
bA
I
0
C14
13i
cli 0
'CL m , 3: <
(D '0
Y FO < LL
O
COI N
<
O
CI
C)
C> a
O
7�
.2
qt�
<
n
O
O
a,
0 0
r4 u
0
O
06 E
= -100
Jou 0.
cli
M
<
C*4
<
al
0
lu
>
3: 0�
0
0
u
E
O
m c
E ;i n
R
N
c6 E
E
L6 u U)
U)
CL
O
766-'98
LU
0
f
C
<
to
2)
co 0
:E
r
zf
2
zi
C6
N
0
mOx
0
A�
<
O
C)
C> a
<
n
O
-0
0
a,
0 0
r4 u
0
06 E
= -100
Jou 0.
cli
M
<
C*4
<
al
N
(a
lu
>
3: 0�
�e LL .5u
E 0
u
E
O
m c
E ;i n
R
N
2 (n U)
0
L6 u U)
U)
CL
O
0
0
0
co 0
:E
cq
zf
C6
N
0
0
A�
Cc "I
gv
to
N u
06 E
10"
LU cu
0, u
f0
0
aQ 0
>z
m
IL C
'D
0 V� E
E 3
zi
r
.0 (D
03
00
0
LD 816 4"
ca
<
O
C)
C> a
<
n
N 8
-0
0
a,
0 0
r4 u
Ytqq c6 E
;� V
06 E
= -100
Jou 0.
m <
<
6j
<
al
< ce
4.
3: 0�
�e LL .5u
E 0
u
E
m c
E ;i n
R
N
2 (n U)
(D
L6 u U)
02
CI
0
co 0
:E
zf
0
0
m
E
0
N u
06 E
-
U (D
Qj T
>z
m
IL C
ut
< R
c i;
00
0
LD 816 4"
ca
j! F® ®U=
u. W U)
3: C) f— Ng�
E
NC�WUEI .
<
C)
C> a
<
n
N 8
a,
0 0
r4 u
Ytqq c6 E
;� V
06 E
= -100
Jou 0.
m <
<
6j
<
al
< ce
3: 0�
�e LL .5u
F
u
E
m c
E ;i n
R
2 (n U)
0
L6 u U)
N
W
O
U
Oa
ro
a
N
0
0
C
v
s
I
G-
s m.'
c
O.
v
@ Q
L ID
9 '
LL. Y
C
rn
L®
ro c ca
r
c c
O
Ui CL
� O
O
O O
o X
@
L
a) �
C O
T-
O E a)
p® u 0 M
O N c c Fu W c C N
�a a @ @ >p IF, LL FL O
C N a) E® O@ 0 c C
a ® ®
@ m
= U C - t 'f3
> c@� N .a'C+ O� a6 O 0
is 0 O O 0,C W= c C
w a) C as d C � a)
ONE C.)E NN`�O�C
e aa) a
N o w a N wC aj > ) O 0
j- c @C o @ >
a e m O W@ O O
y E, C Q .g O E c O o= ()
v O_ O C a) I--
C @ O(p E O
@
Q a 2.T 2,60 ro O W _ 0c
'O O) > O ' W N)) N Q a) U
-0 a N @
a) ax o (0
r
D
c�� @N�� api E
@ U E' @
® •C « a ® N
CL
@ N O O Q a)
V N O 0) O w l > � CX
Q> _® mt a0 Vi
@ > 3 a p
N @ O @ G , @ O = .®
OC fa ® Q ffi C
o 0 C .0 - O cL O p@ a N. E
@ p"' > C T a) 0 o fli w E Mo LU
O a O U D' a `O .� U
7 C
�@ N .c Na O CM c O �. (>D - a
0) fB�E ® =c@
O@ _ >1 N C
O E tE U >' 07.E .0 0 0 0 O
.0- C O O .® ® C U .
® CL B Q.
@ a
O U) r a) U 0) N tC6 �..�? CL w
0 a 0
O-taa
a a) N D O
O C t g L
O
.2,C O
TB T
4 a ° C
3 m a3 o
a�vo @a�
@ V C O L N
C O ow Q
N (D N CL
c @ C @
O m O N Om
N�N'>wEm
O D U 06. C (D
a.= o a0m0
D C
p D O N° C
a Co OO @a)'�
3*=•$3 E' O
o.@ M 24)
O O - O
QU O Q W N r, a N a) c V B @® ,C
W W o
=MCA 0) 0
3 m ,U U O +•
O.'C @ �3
C @ l0 @ N
O
N C o A @
`D ems.. °.�T
0 C_ cd 'LOO
of C O O
CL rn t< ® W I . --
B @ X C
O o G O
O 'C'U O
E c a C 5 C
O O a) O
a) �O u) N e N
N �D.C.? C
Qua KR
el
-o
O
'O
O
T
CI
N �
i O
r '
^c
r N
r *�-
P a>
W
q � n
N T
@ �• w � �. .-+ cd y N
°O @ N
C c @ n ® . a) 2
F- cO'
@ N C N
(6 O 0) O y c
CL f0 .Q O X
p N O -O ,
C y -C �_ N ®. , O
is
Y DO N E 'a) _V 'cw
_ D @
oZ
CL
ro
`° a)M -a ox
� s 'Fo )
�@a)a)0
C J C O U- A
O N Y N d O L
°O N •0 B U N
° 0. a U
im
(SO�Q)
@ O t ®. O
L._ N 0 � C c
0 0 O O aJ O
LM
O C O 0
O g
'S O O O @
B O E t}) M.� y
C a)
® 0-2 O
O
@ gW @ ®Ui). 0
>. > O
O O D
G @
CL
O O EO N:'N
M
f
f +
f
4 '
C
2 -81
T
N
N
a
cu
m
N v'
ro o
ro y
C
E
Q
J O
° M m
c C
E
U
N
"p 0
J
U
N
N p
@
O
c
m
: E
.p
O
O
M C
> C O y
O
N
N
C
@ Q ••, U
C O
C W
U
1E N
p, ro O
O
O w
a m N w O
a
a m
d
Y
ro Q
Q
m E-
c
c
o
t c$ v a m
c"o
o
-
a
o °-' c
O
m
r o 3
o
v
(�
'c
c
ao
3 w
0'6-00 wrnoc
>.
v°)
a)
CJ 7 d>
maam
v
O
5
-c Ea
U
a
ul a ro N ro
J= m£ ,o ro m
N
w U)
3
m
L.. C N Q
c p
GO
N
0 d
Q O c
CL
c
A -
Q
`.. 01
0
M > C
U O
N c B N
J2
c
"� o
N
c
.L..
c c o@
Q
m= Q O
N t
O O O N
> O
O O
U
3 y o g
d
N Up o
Q
d V
N C N c N O) )O @
a~
O
�• c J 0
Cl)
M
U)
c
d a m c
m c d. o.
o°
c
E
ro o c
o U
"O
.LO-.
L
a h
c
E O
ro N
`'� O 0 G y O °G
>@ a) p
N o
m
Q y N
`O a
d 3
.� O a) m
c
Q
gip
C O c C N O>
L O
@
M @
E
N
r N .etn.
'
V N d- E o j L V
C
L p N p)
U
« c d 0
o 0))
Q) c o o -5 2 m roQ
3 ro
a
3 c
o
ro m a n
V N E
J -o E C o c
O
N O
O "00 0 a
cc
-O U c
M
ro
J
a N U
U p N O t0 N
a N
p N U N m@ C 2.
O+
2 O)
N
U@ O
Q
N cn > [1
lU
�O o y
O c N
ro
@ C) C O h j,
D
O
-C
I a
m c0
°®
v u) c o o c c 2
a
Ol
c
c
U 0 N
-
o
E
.6
yt))
. L
ro
Y aO
p2
N cw
°o
ro
c L
C
O 0
:s a) ®
E
w
U)
roa
a
a O
E
C
, Y
N ( ._
0 0)
L a) O Q N
' @ o
E
O y w
aT
C
p Qj
Q N E
O
U
pU
F- F- Q 0. N
> U
a
a O
®
d
}1.
® O
m
.
3 ®
-
w
,
6
c
LE
s
I
G-
s m.'
c
O.
v
@ Q
L ID
9 '
LL. Y
C
rn
L®
ro c ca
r
c c
O
Ui CL
� O
O
O O
o X
@
L
a) �
C O
T-
O E a)
p® u 0 M
O N c c Fu W c C N
�a a @ @ >p IF, LL FL O
C N a) E® O@ 0 c C
a ® ®
@ m
= U C - t 'f3
> c@� N .a'C+ O� a6 O 0
is 0 O O 0,C W= c C
w a) C as d C � a)
ONE C.)E NN`�O�C
e aa) a
N o w a N wC aj > ) O 0
j- c @C o @ >
a e m O W@ O O
y E, C Q .g O E c O o= ()
v O_ O C a) I--
C @ O(p E O
@
Q a 2.T 2,60 ro O W _ 0c
'O O) > O ' W N)) N Q a) U
-0 a N @
a) ax o (0
r
D
c�� @N�� api E
@ U E' @
® •C « a ® N
CL
@ N O O Q a)
V N O 0) O w l > � CX
Q> _® mt a0 Vi
@ > 3 a p
N @ O @ G , @ O = .®
OC fa ® Q ffi C
o 0 C .0 - O cL O p@ a N. E
@ p"' > C T a) 0 o fli w E Mo LU
O a O U D' a `O .� U
7 C
�@ N .c Na O CM c O �. (>D - a
0) fB�E ® =c@
O@ _ >1 N C
O E tE U >' 07.E .0 0 0 0 O
.0- C O O .® ® C U .
® CL B Q.
@ a
O U) r a) U 0) N tC6 �..�? CL w
0 a 0
O-taa
a a) N D O
O C t g L
O
.2,C O
TB T
4 a ° C
3 m a3 o
a�vo @a�
@ V C O L N
C O ow Q
N (D N CL
c @ C @
O m O N Om
N�N'>wEm
O D U 06. C (D
a.= o a0m0
D C
p D O N° C
a Co OO @a)'�
3*=•$3 E' O
o.@ M 24)
O O - O
QU O Q W N r, a N a) c V B @® ,C
W W o
=MCA 0) 0
3 m ,U U O +•
O.'C @ �3
C @ l0 @ N
O
N C o A @
`D ems.. °.�T
0 C_ cd 'LOO
of C O O
CL rn t< ® W I . --
B @ X C
O o G O
O 'C'U O
E c a C 5 C
O O a) O
a) �O u) N e N
N �D.C.? C
Qua KR
el
-o
O
'O
O
T
CI
N �
i O
r '
^c
r N
r *�-
P a>
W
q � n
N T
@ �• w � �. .-+ cd y N
°O @ N
C c @ n ® . a) 2
F- cO'
@ N C N
(6 O 0) O y c
CL f0 .Q O X
p N O -O ,
C y -C �_ N ®. , O
is
Y DO N E 'a) _V 'cw
_ D @
oZ
CL
ro
`° a)M -a ox
� s 'Fo )
�@a)a)0
C J C O U- A
O N Y N d O L
°O N •0 B U N
° 0. a U
im
(SO�Q)
@ O t ®. O
L._ N 0 � C c
0 0 O O aJ O
LM
O C O 0
O g
'S O O O @
B O E t}) M.� y
C a)
® 0-2 O
O
@ gW @ ®Ui). 0
>. > O
O O D
G @
CL
O O EO N:'N
M
f
f +
f
4 '
C
2 -81
a
Q
G.
R
O
C
O
r
O
U
E
w
N Gj
O
2 O.
E
®
C
•�
C
O
N
d i
N O
N
Lam`
V d
,O
•y-
gtm
a
Y
a
J p
Q y
to
Cd N
H
C
d N d
@
GC
O
O m
N C'
2
ft, p�
C C
4 O
a1® yd E
�g my 2
Cm
.4
Nha
e
d
N
aV
d U
N r
p�
• t0
® E
L GI
__
03
9
N""q
E
QW
y
O
Od
Q„ OR
(`07
�i' .0
(n0a
d
>E
9 d
N
G fn
O d
d 0
Lw
r3
eld+ w ®
d i6
da
m T
E
a s
Y')Q
.3
0 C
d
U
Ea
o
T
d
m
�L O
N
>
N
O c0
d
�
d
N
�O
O O.
O
E O
C
p�
o L y
_ CO
N
._ V O
O
to
?l m
d@
' v L d ti
dU..0
K m
N�
j W
6 w� Q1
C .0 .- C
�/ y 'w
E
E
.—
V O M E
N�
d
cm
o d
od+
= N
V o
o
C N _1 O
@ y G a
yO
d ..d_ y
O `®w y
E
V
Q
aL-.Q � cL
me
N
OC
O Ldp
£F�3
C w Wo
CO.
E'�
EE CN
Lb d y
dL `�,
O
p m C
Q O
J
d C'
= O
f0
o d C.
C N E 'E
tl
�d
m�
-�
eo
aW
Q
=
V .�0)
C tpiO
01 Qo
'L0d
N C ti
3
wm(Dm
a
5
x m
_
oo •_
aaoio
.�
a y
c 1
ro�
o
U o—o
d
c c
c`yd
<1
o d
L
N
°
L
eE o
w Q N G
dd
_"
v
d
4)d
®
G pl C
ce
-OO O
gy
_ dt'rn
m U W
'E
co
E o
VL°
d O
.E
m Oa
O®
Gw
_�
d
9s°p Nm
N N
00 O c0
o=
dID
3 Q
23
ao
d•"' C
_d
U% ®
C�
om
`d._
L�
Up
L d C O.
® ZucD
m
�N
Ep
U
did
re 9
O
L d
os
CL
{C0
fQ
m E p! C
"O d
O
7� O
N 0
9
QS O
0 0 iC C
d '�
Y O -a
.4 N
'� d
Y
d
R' C N
d d
d N
C W'C..
d m..
G Q1
C v} .�
�w
d3
C ® d
Q d E
d.o-d. w
c� y e m
m
'C y (9
•�
TS
a y C w d dB
a
Mo
o
`� ®
o m
') o¢ o
ooi "
e $
day
a C 2"
ur y
o 3 c�
E01O
ae,�.2
E
d"
C foi Q
QJ
C'j
acµ..
E o C V
J
� µ-
NOl
?sr-
01�
C d
NO
4 y O a
0JC
L
A
O a Y Co
�N
Q V> r
m L
m y O
Cy6 3 N c L.: `q
N
o f O d
S: U
O
d d
N C
N u
'o O
� C U o
d
w •.UL'
Y
d y d
d
m
y .0 •g9
"g
f¢ y Lp
d
@
N
CO
_o
•O
o� T .O
N
c
mm
y
Of 031
N
` V i=
N 'C'rd
'N
d
C
o
E N i
®.�
X 01
.s
m W
a
O m
y"
0 o O C
p EG
>o
Nv�
N
Npf m
C dCy
O
01
O d C
Q.d•
O
a`:O
.c p;
omvc
aL..
cpi�d
$a
c�
%� YW
e=
i�Na
°`dd
UcL.1
O C
•C C
aco
E C K
N C C
>d�
.d.. V
dN
yO)
07 No
N®
L' E
W 9 Uo
O 3 =C
4)
tai Cfl Pm :�
NF-
d O
a7�
E Z
C•-
J(J
NO
�1
��Np0o C
d .U.
-) tp O
O'S
(n
C'=" d
e
4"1 •(0
V N
y o d
® O _U w
L fA
F- ®
L L. y tl
f° O Q 0
t
H E N
O d d_ V
d }° 65 N
d a
h (A W U
N E `)
01
A
Y W
N
N
I
2-82
L
>
E
N
A"
V d
N
« 3 d 3
U O'
Q y
to
H
C
•N
d
Q,
= �'
>
(D o
Ea
d
®
E
q
a1® yd E
�g my 2
Cm
e E
UA
e
d
Vim ®
wo
d
x
m
d
co
:c0 Ha•e
x
'o a
E o
__
03
w
N M
y a
L
Zi p d 2 N
C7 C
�2 L
Z
CL
W
O
eld+ w ®
OU
da
E
ENQ =.�
c
.3
0 C
d
U
Ea
o
d
ci V
d y
d S
>
W 7
C .D
O
C t
N d
O
E
N
E 077
F.T
'q aW8
e a
d
_N _ C
Ld'
25 'o
O
E
.c
N
' v L d ti
dU..0
a •3
B
O1
d
. ?.w
O1� i
q
d
r
= m
V
E
�
C ca 3
3 t
'L+
® OCL
'�
,d ,� 01
O N
p• O C OI
O
Ol y
`O
f7
O `®w y
E
C YS
d
w
C
® y w � .mod
d -69 .d N
lb, E
c d
d
O w
09
p
q
eg
.0 0) C
p
Lb d y
dL `�,
S. e+ d a� O. �
d'od'in
p m
y
'F C
U
2
V1
v
d
=AEO
>
d
06
N O
Q
deg
w d
E
N
N'L3 d O
> O
N C ti
d
Q
®d dt
O R ®
d
W r
V �L
d
a
N
d d a) g
d� d.
E 3 h w
G
O V)
d x
. o.
d
"O
d
Qlg
V
C O
®
X
.qa
0
0}
® 9
O
W >d
aB
23
N O 0.
a�� p® y
d a
im p
dE
���
CL
CO .
® w inc
�d-Q,3
>Of Le
®
E
O O
E c2
� pww12
o®� ® D
CL e
o o
�ZN
O.-ell
�w
d3
C ® d
Q d E
d.o-d. w
c� y e m
m
'C y (9
•�
q®
a y C w d dB
a
Mo
d
w e
`� ®
®
d_
cy w
a ®
y L
E aC�
m e
E E
�_
pdd
r
W� U'4
.q
C foi Q
C w
d e
O. 9. �. �. d
d. '0
3
—pw
y. L� d
W
Cy6 3 N c L.: `q
9 . �+
> • KX
LM
a
W.S
®�®
d C'ae@
p
•O
o� T .O
N
'a "O :g
Wm� O NC
d y U O d g �7 d
d. O
N 0-
@N.
,o
C. o
d
NdOd
d
CI Q=1 QN
bm
cx
Q L"�mm Q g�.�.(L
m ®
L a-5 O. °v
M
•�
rd9
{.° d
1.4 �'®
qdy
y
N
e i
efl
tai Cfl Pm :�
N
N
I
2-82
7
2 -83
*t
1
M
�
0
�a
co
f
�
d
U
a)
M Q
N
s
J
s
O
.Ow
c1
1
c
�
W ei O
C J,
LL M H O
d
C
c m
(6
E
J IL
mM
a�i
N N
Z
U
N
o
a
®v
L
c
yG
® 9
m o N
a 4 N
O
CL
E
°
1 ° m
c c
C
U
a CL N
d
v (I
E
®
>
o n
N
E
2
n` CL
°
O
ID
C
E
U
°U
°
v
C B
C
m
Lk
C
U
m
C
v
O
C
O C
d X
8
Z
( Ot
a
O.
c
O
c
m
-00 C'7
E
W
NC
Y
®ry�
R
��
yN N
NCB'
X N
t
®
t:
o
.'y ��
C7
3 N
N
O
g
A
yCy cm
N^ C
m
Q1 Z
y Z
BMZ
in CL
LO s.
c Q
:o
N 10 N
t.
-: G =�
QS '.N: E.. @
.. iY O c
N N c
C_
a. Y � w �s
� LJ N Co Y -
W
Y0.. 4,.
!JN�$L1Y
J
2 -83
c
M
�
0
�a
co
U
a)
O
.Ow
_
C
W ei O
C J,
(6
cc
mM
a�i
Z
o
a
®v
L
c
m o N
a 4 N
O
U N N ®
E
U
O ®,
11
2
O
d
®
>
N
E
O
C
U
°U
v
C B
Lk
81
Q
O
C
O C
d X
SD
E
m
-00 C'7
w0
yN N
NCB'
X N
co CL
m a
BMZ
LO s.
c Q
m F
t.
-: G =�
QS '.N: E.. @
.. iY O c
N N c
a. Y � w �s
� LJ N Co Y -
2 -83
ma 0 T L, 4)
s Cc -00 c w w -6 (3) -0 = E ocomeo
c -E� U)
N m r 2 In CL
0
CL E W (D o 0 L
X :E E E -8 E >
E
ma am' ym 0-
In 3-,-o x
100% :", 0) CL 0 U.) d) U) -FJ Ca
0 m b -5, :3 0 r.- Cr c) :5 0 c
0 c w I �o C: 0
45 - -Oli cl - c :3
N � -= 4) E c, Cj p u, >m
m 0" CL M r 4) 0 c 75 c CD r
0 0 15 fa = 10 0 - E
M a) E - c_ =6 0) U) a) 2 Cc
I- z, (u Ca 0. 0 C 4) 2 c -5 2 E C E
cm: a)
> A Off _c Ca E 10 :3 D)o .2
O r cm� Q) :R �o a) m C
m E o
a 07
w a C - Im
2 mc - Cc,
r m 0
F- :5 >1 m F�5
N
4) l! 0 o-
(n 0 r
N r- c6 'S -�' 0 C (D
Co c CC:: c -r
: a) -,� M
'0 a) 0 W
O '0 m 'a -Do 0 m E
2-0 U)
LE 0) 0 �2 22
(D 0 -6.2 S 1� a) R c 16 .2 .2 �j
= = " 0 M, % ��
c -F. a X 0) CL .2 :3
-c 0 Z6 0
c 'm 0) ") 4) . 2 4) (D (D (u E
01--a _2 :6 S 6 c > 0 0 Q).2 :g t ',5 :3 In C M C
0 0) N 2 - T >
:3 MC ro- -F, 6 7a (D -0 a)
0-'5 0 c c -:s 'r
0 > o 0 E E 0=3 3: E c E
, 0 2
0
CL 2 Im -� 0),�; 6) Z - - .6. - 00 E g M '0 00 -T m o Or-
0 o M ? CL C .r-
'D 2 - �, a) .2 rO 15 Q) LU '6 2 um) E c, E �: :3 is '5
(XD :3 0 0- 4) 3: 0 16 o a) (D OL s Cc
CL -20 0- 0 In C c
0 M C) .20 E a) C (D OW
'a- (D a)
'o, Q) (D .q "0 O. (D > CL .2 0)'0.2 o M,
= F- E cL, u) q o 0 in �5 m 0 0 0 :s
-0 T c cD r E m 2 0
L3 Cu -0 Q 0 = 0
C) Of CL m 0-0 B) CL r- 0
ic E EL a o r 0-
0) r �2 - Z5 Co 0)
0 2 H _< - W'§ = 0 tS 2-6 -.5 0 T 0
0 V- 0 0-0 2 M Co a- C X Q r -p
�! , = I C. 0 �5 a Z5
:E 0 w E E 45 rL (u a. a) .0 'a m = -M 07 .-
2 a E m C 4)
c in 0) (D cC,: C -2 M W5 0 CL m
a) 0) Q) w m a 0- =
CU , c m.0 a 0 :3 1 2 (D
w 16 ��E -M 0 -0 -g m--- C.9 = W
0) E a) c 0 c w CDR 0 E 0
'a A 2 C (D o
0 10 �o a= Ca 5 Co
X >
(D i� c 4) -:5 w :5 -a m m '0. _C C -C 0 (n
4) 0 •f_ -r 0 C
-0 C6 8.2 E 0 m 0) .=- I 'a c y•_, c - - o o W -0
r ob - 16 E E> m -6 ca _C -w 2 m -SC Cc: :2 0 -0
O v; 0 1.- m "m c
(D to b a) -C J
, 0 0 -DS M
O.? W.0 0 , 0) 0 mo-m a) U_ 0 'Cc, 0.2 0 >0 om
.2 4) W C) ta if �5;
o CD CO - t fA 'a CN >, 0 0 � M, af 6 C 6 2 U) LD .2 0,
0) -0 -tz 4) W w = -.2 2 a0
Ca)
o racism Q a) -a E gU� > 0 W -0 CL 0 C a)
ro < m
Mn "FA 0 -0 (D 40)) CL -0 - 2- @ 0- L)
X 0 O:L- I Cu 0,6 -0 >, (U 0 S m '. o 0,00 :2 .10 V,
(D c U_ 1 0
a 0 E a 15 - -
:5 cq O)o r (n
C 0 c .2 x � Ca o im ; m 05.2
0 X F- (D m c D E E
M ;E.2 E = 2 = .2 P c� 20 o)-6 wa. 0
w :0 '0 0 c CD M) E . T) E
0 o 0 D , tt� ca
C,= Ca a) Z o (6 2 CII E
E2 -p Z 22
0 0:5 2 �o m 0 0 �o 0
.0 S m W .0 C LL, mot 0-0
m
a)
:3 w m t,c c 'o �R E 0 'U 0 cu •c U> 0 0
2 (D'
F- 0) > 0) 0 Z (9 00- m -0 - a)
(D .2 .0 0 2 cL 0 c m o 0 0 -r- -5 o 0 0 m
6: (n 6) cL m E o® CX = m m 0 X '6
m UZ) -0 D. a _j W
CD
Z
< C/)
z
Fo CE C" �c tm di (b 2 Q)
7:) , M = s; .5 U) Cu r
C'4
76 0 N
C,
0 60 E -0
z I
CD 2 M (D
a.r
ai D3
Z o. 9 Z, -L a E
r, E :0:' . 0 E 0
ou C
0 Co Cu
m
E
'C), (D
LO 2 2
IT 2 ci
w 0 r
>,- - , Eaa3 < 0 N (D
Co
CN Ca =C3L.F= -M
=0 -0
'0 5 �2
m C) (D 0 C? r
-11 C� (0 Ca
0 2 E Cu '0_0 0 m E X Law 00
o CO q
cc 0aw 0cmc
Ca
2 mm 'm > -s-, 0 o 0> M 0 M 0
.0 c 0 E (D (D
LL LL 0 1 �o x zm -0
c E C = N 2 >0 o 0
o" 0 L) a . - 0 0.2
ui a) 0 C
m CL
a) 0 Cu cW: Cc: 0- E
M_ a-: Cal- c X_ N 0
E l CD -C:,g (D L E
G 0 M M m me - 04 M
,2 .2 0 o a a° > a CL D (D 0
E
O a Io
W a.- 0 �c
4 C �s z E 10
Ur- E :, 0)
0 LU a
tt ----- -
a.__. E 0 E 0 0 >
1 0 0� CL w N a) .0 0 Zo
E U) m V (D
0-
rO ®N v> E a z
o R °-z°-0 a a) a)
-0 (D
CM LL
?
2
E 0 w E
r E (D
0 cc 0) M m W Z c E >
.r 4) 4,, r
2
Co M N u -
Co 1-1 o r o m T -C,
C: (D CoL Ln F- Or > C: (,D r
E >
a) m E
r 2 Co E
m a -0 of mv-
x M.E_ E. - U) 0 M a
o 0 - 2 .2
M E
Cz, r- - C) E 2) -o 2
a z
Ct, (D 0) m -0
:3 C:
O)o (D 3: V =3 00 (a -
a) c a. C"A) 0 < i Q) 0) 0) CL
(D 2
c EL ui > Ca
< -Fu c N m 0 r
E
0) 0 :r (D 0 0
a) CL
. . v 15
0 C) a) = a) a) Ca
0 0 Z3 2
a) a) 6 Co a) at -a C
W 0 Cj se 0 a. j (a i-- L E N a
C
ac) .T:
C'E
�-, w t
C_
-a w - - Q) -a w -, -�
a a:E :5 c c 0)
6-6
6 = a) c a) 0) = 4)
fl)
�a Co
6
z
a) a > _0 '0 a>
jp; Z5 -0 2
-,� w
Q)
m
o
ca E
,
M,2 >
o'5 2,2 6 E
M.E 6 :R 16
<
m S,
3.,
ca
C'a - a) m C:
- 0 -0 (U
0 a) (D *a 0, 0
- X,Ln E E -
E M
0 0
N
E E
2
CL
= - 3r, 0
E
-
a) E
0 0 = �
-cc
CF
c
C 0) 20 0 0-0
L) 4)
4) 0)
m 00
-0
a) -0 > .9 m 20
0 a
E - ::-:
0 0
'o
0
Z
.2 ca o
15 (D a) a) 72
>.,
W
E
C
E a)-o mom?
-Ln 16
w CL
-2 .2
2:
2
°> -0 m
>
'o 0
E
E a) CO 1,4 in u)
a
o u >� C)
r_
0
0
.? 0)
-0.9
a) 0
(D -2
3: CL 0) -0 0) 11 t .2
Q) c m
1: a) -2
w 6
-M
U)
E m
M 8
'r-
03 w > m Fm
' (D 0 2 CD - 0)
2 CN
0)-
6 , Z5 w
a)
0 CL .0
16 :t'
'm c
orn
W 0
00 a
.9 r
o-.r-
.2 0) - -ro
2 Q)
D'U) �E =; 0) (n
r_
M
0
j IS co
c
0
U)
a) 0)
-6 (n
u
0 CL �E M
o E =
a-
c) '6 w E
m
My
-6
w C6
M.2
-0 u .2
C
m -aa If �
C a)
co
, -
cu
-
_0
0 �yi 0
0 LO a M
a)
02
'2
0
S.G
E U'
a) cr
EL M - ) , 0
0 > CL U)
0 W o o
a CL
0
'D
E Tam
0__
a)
0 E
E
C: o E
2
a)
0)
FL 0
a)
Ea
(D >1
a) =
c
c ' c 0 0
E -2 E =
(D E 0 C
E c
w m
O'E �5 c Ca o-
, E 0a 0)
00,
cn, Q) a) C-)
CL 0)
-r-
m Im
CL -
0 0
tm =3
�:, m E
0- (D
E 0 0
-M
E
0
2
E
'- E ::�
0) c 0 c
a) *2
E
s
(D
-0
-0 E
o -a) E
c > 0 -0 c c
CR
2, 0) CC, 0
< o � 0
c
0 c m
E Q�
> (D
r
-0 0
o
C)
0, w (U.- 2
< -E
0) m 0
r- 0
'§ -�
- Z
W_ c , 0 -C
co m o 0-
2
0
8 .0c (u.S
Lu
.2 E
a).-
r
15 -0
0 [2 c -
.- = = - c CL
- UJ CD
Ca
0
m -0,.G -6) Z� c
-0 0
cc ca L4
Z c a) a) o
>
a)
0
tm C
MIDECa
-C w �W CD
4)0:�
o - --a
(D
E
=XocEw
-6 0 0
0
0 p• 2
4,
E
(D 0)
a)
0 ui a 2 a F= -
a) 0) CU =3 0
.2
r
0)'-
-C (D co '6 -E- C6
-E W r-
(D ro-
0
.s
0
-e o =0'
M �2 Q) E.2 c
(D E ov 15
a)
a) (D -a
In cc 2 >
3: c
0 =0 -i=-: vi c
-
0-
P
N :;, T_
-0
2- _.S2 c'a
a (D a) 0
0 - _�g = a
c tt -a -
-0 D
.2 Ln
x > �o 0 0
0 >, 2
0 a-
0- w MA
-E
-6 E
7�
O
E -
a
'D 0 i! Z6, ,
- a) -0 0) 0 M
C M 0. 'S E
0 , r-
, E -0
CL 0 c -
-0 0 a- tm -6 caO
m
mc
>M o
0>
m
=
-
Q),a)
- a)
OM)
(D a
, m .-
-1 C.
o (n _r tm
'o- -M s . ru- 82
-
, cc
&.5� ,
o 'D i, -U
0>
a
2 0 �o L- t
a, >c
CL
tr_
m
0
V)
M_
r C m . -
m
C, !E
-2 'D Im w'-
t ? 0 0
cL 0
0
_(,D
"
�a - M 0) -
to) E c-
a
m
lu LU 0 0 2
In
a)
ro
a.).
0
.- -
(D CL
0 -2
16 E
> -0 r- >� Q) - U) -0
w U)
a) - -
> M U)
N. -0 = - -
z ,
- 8 mn U) cu b
n Co 0) -
=
_.G.- 0) c 0
'c - E •0 W'E
:E-
r ;:
2
0-
Z 0
-
.�L'
.> � a a
a S -D m
0 2 a8 �a >
a) W.-
0 �o 0)
- -0
4� -0 -D -0 a)
o '8
0,
If) iR -0 ;L- E
U)
0
0-
t3)
m
.0
>
Q)
0
.0 a) .0
M ro- .!2
a) .2 'a C.�
2
- z!- c c 'E a .2 w
1 c 2
.2 cu (u
-
18 .2 �2
0 C
-0 a)
0 a-D o
0 0
d)
Ix
0
'2.8
>
z ,
w 2 a) :3 a)
16 E E E
m
a) > C
c 0 0 0
0 �2 z
m =
am
.2 in t6
w
i= a)
E
0
0)
-
0
-
2
m3 EN
E
a) E
. a m m
�5 2 E 2
_c
E - -T
= uE
, = C,
2 a 1� E -e. -c-) c
'Z6 t_L
Z6 d) moo
H05 :E 5 '6)
(1)
'6 2
E
(D
U)
'.2 o
z 2
M CM 0 0) M
o
a
r 0 _c m
CL L)
c- c:)
c)
:3 0 0 Q)
z
E 0
CL
0
N
'6
0
a a) 2- a)
00
W
P W c E -0
O
ca (L) -0
E
ca 0
.2-, E.G
m M
3 Q3 < >
.2 c
0
Co a) W.G
(L) 0 w CL 0)
Lod c
m LLJ
W E
a)
E >0
r .
C� L) 0
>E5
0()
2 w'5 M.G 0 0 Z:c
ca) ca)ih to 0)
LU -0 M 'o
0 ca
0. E w a=
o l cu E cu�5ON
E `°o(0, (
( o
t C,
4
>0 3 E M r- C -C C\j (1)0)
E E 0
C= o = �L- L,
RE L) U) (L) y m
2 0) a -0 , -- c d) , :3
'6 m a) c:
16 'D 0 �: CL co
c 0 CL 0 0) > cu �q 2
C: M :r
0 C: U)
- �:5,q)
o 0) 0)
0 o a E ca w.
0 c E 0 -0 a) m ca
80 m c 4 E
UL -D o o a) 0 c 4) o
- (1) - m - E
0 '-o 0
®-O c o- a)
:�-Om 22-,-E<
0 D. 0 -0 Co 6A, CD CL
0 -a
(n z .2
Z r a)
O'� >
0 M cu a) 0 (L)
C:
0 o
0 2 t! 0 v clam
2,00 a) E
0 E'2 a q) w co ca
'6 -@ C: Cr V) 0 :3 2
T 16 0
a
cc: E a) r_ Q) 0 T)
0 c: c m A-- ,
U
E E 0)
Q) o F=
E
Q)
- Z, -2
8 "i cc Ln
Q) w 0 c p
2M E R) u)
IL :s CL -
o '00) 0
= a
cu 4) c 0)
CC: 0 -0
0 M'.P '0 4.
ca =1 .r - cu
V) 0) C: E 0)
'0 r a) -,r-
c
rt:! Co
a)
0 .0 m y wo NB
C.) CL a)
o cm, 2
C 0) M E 2 0. m
(U _J
)
4) a) r 0
E w
E E
-0 'E NO Q) m 0 o o
0 0 > 0 fn 0
0) c 3: 2 E'6 0
o- S r
E m.® -T -a
15 a i4 0) -
> 0 cu o 0)o CL
0 a) a) - 0
E E -
> CL t in (3) 0
t E u") T m
C
4) C 0 a U) 0
15 V; 16
a) d) 0
E TJ
0
m m
6)
6�
0 �5 c
0 =3
a) a) �5 (" 0) -0 '0 E 16 �E E
0 c CL) m 3@ c
, 8 m -6 C N c - N.
'a LL 0 E -0 E
0 0
-00 E "o
LO 0) C
E 0
0,0 0, C: L)
'a r- _0 0).E
CU C: M c a) cu - 0,
= - - , M cc
E v .5 ,) cv ir; 0).m . - 3:
,a U) (o - 73 0 -5 0 (L)
=3 0) - .- -a C - - E (n
�e c 070 a.6
0 0 o
-E-m.wcu) M-6
m W.T o 0 n �5 >
o-_ 2 a)
c 'a
.5-0 C 0) -
am m. Cma -Or wo -0 -2 C)
ED (L) W
C 2 E 'C E o a ,j
a) 0 a) 8 °-E o .� U) (D
n c - .0
0 0- 0 0 o
a) CU 0) 0
0) a N G -
q m c E E o0 C o -J v) 04.2 r'- a) E 0
cL(
o _� 6 m 2 IDL E = 'a
4 - c w
w (CS
a' 0 0
> .2 0,
E
0 O_ (a !E C,
m C) 0
E .§ -
18 2§ °o 0 0)
4. p - ca
E r
r- 0-6
w
> wz> (a
O C. o =..0 - >0
r- c)
= E E E 0
R
w o) Dc) oa 2 w 3: 0)
- - w 02
a) p -C E r- >
m 6 0) 0) > cn a) , 2 6 cq
3: 0 E CL OL-
3: < O UM)
v I m°. Z 'r
0 w 6 - >
-6 'co 42 Z'o ow 0 (D _53
C:
0) o 16 r
0 E E 0) -0 E 0 16 0
a- w E p- p) a 12
6.9) c o c 00,
_., 5 tr cu
ca m 0
10 W2 (>D M>
o
2-85
CL
CL
Of
a
U
d
ca
U
C � �
�
e
m m
> Ya-
75
p m
O
o,'v n
O
o C 7
? Ud C7
CL
U
c
d)
m
Y
V)
m
N
L
U
C
C
m
0
v
U
fi m o° o E caS
E aE �E- o�•oo�
t O O a � M DS, �E ro ,
Q) Z N
rz o,.
o 03
m Q@ > o Job a
h® O
@ as w N O Q®
O O m C1
CU O 0 C13 ` m °" as m y C
_ E q.4 N b)0 0 t5 0 o
ED
UC', 0) O ° J Eh Ua0' Q) a romT m 0 - Q)
C" C
@mss
cu °c map°�'o •s oEq
�m °momma
0 m
w ID 0 a)
co m !n m cis :o
CD m Q N, 10 mt;O @ � Q) ~ O
m CO 0 m y �h O m 3t `O O C N
@ > O
® Q O O Q,
N O) Q> (ry T v y Z
O J U N Q' L7rro O j O
E [n C� as @ gi C • a0 ,C:. O ZD.
CN �a :� * ® u),'@ @ q, cw? sin t,
N O � y C� � 4- (D S
ca
•� C Q� L C O U •S W ®a
'C m p ti O co `�
w.co C
lu
iz
O Qa � C
O G a' ® w @ Qa Q U
cmE0)
mEa).c
a< 5 c
o N
m CO rnoa
O c° O
b J m L
Q)
U) V U C
m U
(u
_
m E m p
0 �. r-
2.2
ON a)
C C
aci .w w c
d = O
O cc ww
O w 4 O
> m
wU N O
>Yx C
O ® O Q m
C
a
mU o 4) cu
a cx
W ° m U
L m O
Q)
� N
a
ma
o,EOu:5�E
in
as Q) 0 (D
° Z D Z 3
c
E
y m O m m
c m c
a °
c m
m is
0 U) C
ca a) a) m N Q
Q. .,m.. d' tO O
p b U >
O N_O °O
O CO O N
o 0 o
g � o w
�N42)
c
w .6 o @
O m'�L
O J O O
E w
®'C ® U O
NMa aC
w O E
`m60 >Q)
O O
O N 2 Q E
QE .0 ( O
as ar� >- a`a
m m C 6
O O N
C C C
O ® O Y E
L2: B U) M
Nm.. V@IU
Q A
�2 -:.2 m w O O
a o c
C > U
LO Ca m=' 3r ®t%m
N
r -
(D a) C O (L N
C- I.O EE aac
CL °m
—
NO U oc C N
r ® � ® N T .0 �'0
CO- t9 O o w
C I .� C
O as O N m®
ri= z C) C m v
® am_V
`6 E ao
N '0 0 3 a) > m a
m °c �m w m
0
N -0 C c o. CL
�.m _N p O m '>. Co a) N
®aacLa� �a�L
U U
O G a— A E y0 m f6
C.O (� U m 0: C) F O O
p C r O ® µj.0
V) m >.�. O $ m gN„ ® m
ud O.vy m .y m .®y} mA
O
N � � > cu
m m m m O cu a) 'T a
C'za N m a) O d 02
® V) m A . m
o m v
a) � m 0. U N O w 9 a)
co
G p O ca
U) ,c o.9 cma m. c c ¢�
6 i}.. ® p m _ �.® O
0) C �m
p '5) �eo�
E
030
m
.2
o°
o M
w'c 00
0
0
0
O
ro
4 0.,2
-W
EG
'c;
2
�E
ru
z
-08, A
C
C! 0 C -00
21
0 T
E :3
rr w 4e. 65 r-
p
—0
.0
10-
CO -S
to
E,
V1 Cr V
J
m
.2
oLL
YN
0
Pba
ro
4 0.,2
-W
EG
'c;
2
�E
ru
z
-08, A
C
C! 0 C -00
21
0 T
E :3
rr w 4e. 65 r-
p
.0
10-
to
V1 Cr V
J
m
.2
o 2 p
2
0
ro
4 0.,2
-W
EG
2
�E
ru
-08, A
O
21
0 T
E :3
p
.0
E 0,0
0
to
E,
2-6
0
70 -
ro
C '00
& 0
CL 0 2 '5
t� m
0 E
5
0
4
00
>0
0
;�,;6
"
0
voy0.a2.
.2 o'
Im
0
.00 :zz
®
-0
2
a.
0.
91, . . 1, -0 — 2
0
"0
W=
Do.
Cn -d 0
0 1 >
r u
RL 0
to
'20
0
0
-5 2 r.
—0
A -103
r
,u
-r
>
I'd p
o'
<
'o
'o Do
E 9 u
=
'm
tg .2
0
2
.,j E V V
-7, pla
0 O y
r
L
On C
®
=0 0
to
> r
- 0
.
0 w
m -0 N 0
Im 0
to
0
0,0
0
0 AM
go
to
A
, 0
0
El
;:.- � s
["
g
O
9
2-87
li
Z
.li
IL
Ln
Ln
It
Ol
m
os
O
Ln
Ln
ON
ca
ca
4�
0
w „N3 c3
y eg
0
0
As u c M V 0 0
Oj
to
A j 0-
> —40.5 2 9
tr A�
—,Md
eovo 126
0 id 'a 0"
0 � g
tr.—
°U a3
0 0
= '43 0 u
0 >- 4) - a . - . '03 478 O
.0 0 W
a is — 'a 4.
9 0 0 to
09 :N g, w v K
o
7�1 cco d ° 9 - 0
QL
8 ci 80-8 U,
8 Ow 72 0
0 Z
-,g 0
CL, 8
0
to
.0
0
Q ti
g 0 "
0 0- 0
n V
-0 -a0 —
�. N
GO
_3
0
-00
be
0
9x
cd
Ei
0>
Zo 0
Ei
:00 yN
0 'C -0
43 m w
79
4�
M
7,g
04
R 2
o
81 0
cl
cc -1 e
07-
>1
0 2 0
ig C;
0, G
�4 z
0 N
a
N 0
-.1 •N
m
1f1
N 1J
ti0
U H f.
(r •N U
to
01
N U
•A b ,C
N
I
•ri •A
�
w o 3 0
m i C a
rt
° C N N
0
L o N
N
N
0
o
b H
o .Oi 0 ,Orr
x
U
H
o 0) Ei v
C
ro u rz
1)
U 3 O �O
o
V
0 C C 0
O
?
H •A O H
O V ro
0
W
H
N
N0
N
H N N
°o ' �v N
N
a
M
ol
w o
H
o
A
o O -.1
C
•-1
o
-Hi O ° o
�4
0
11
"O O
rz3 C �
°
n
ro
O
EgCp
U Id
R
J`y
y U
N
?i
1 A
w l
W S°i SOi N
pI w'd u
O
a
o�
ro
"
w
a w
o
�
N
t+t
N
N
%'0'
H
m
0 N
U �
1
0
O r
y i
0 W
0
U
N H
m >
•.I ri
rd q O
AP, C O H
U o
z O C N o
Rl 0 �o 0
x I I
o
o o 3 I
.A H Rv
> °o 11ro w x
0 .-I o rl 0 m
y
3
s�
0
0
•A
x
U O
H 0 ® O
O N H W AroJ
N C ro C
8
� 0 N
x s.
Ov w o C r
£ ° C m o) 'o
u umaoca
Q)
pH
d
0
.A
6
.A
N
.-I
U
N
0
A El
•.I M
N o
� to
W 0
° 0 °
z z
�Ww
M H O (1)
H
Q �
m
ro
o
H
a
o
N
N
v
a
..NI
C
U
.i
N
H
N
N
Q
O
oU
O
I Id
C
@.o
61
o b
U Id
o 0
A
0 o
A w
w�u
O
.A
H
N
.A
v0
9
ro
0 o ro
C . H H
0 CuOO -.a �
u 'o o ru � 0 o m
A3 0 •.a 0, N H o •H
0 a N
:4 N O 0) O ro 11 a-I
U H > C O 0 "l r
ro 0 ri 3 C
� -~e
•U gg E A G 3 I H ao 8� ) U I 9B v o •N ON .aN1.-a I � o .
H H
N U j
•A U U . 0 ro R >A ro •.r7O --i i
N
t G A W i 1 >
0 j 0) t?U v r
u
0 0 0 •.+ 0) H 0 0 0 0 0 U
o 'U 7 0 .0 > X o° o w b w H
-.+ a.� •A U O 0 +� C +� W w O
H4 �-+ C Q U O U ? N O W
O W O rd N IV � •A o W 0
-A C H U 0 .0 H N. H •.i O N
H Naj•A u.0 a.0 Cu Ua±4 0
fA N C td y N 0 N Id I U
.0 rtt H . aR.) .0 O S4 k }l •�.r y
Id .G 'CU r o .0 .ros~" q 0 � 0 >, N� 0
b1 •A U ii .0 O -.a H `.i AJ W N
C'.C.a C C C
v •A o .o 0 0 C H 0 o ro o •.+ o t�
vl w
•A •.1 N 0 -rl 4r •A pr •.1. •rl N
•A 0 Id �j. O. :A 41 ll td 11 •A 8I Y1 0 Id Id Id U U H a+ U b U •A. U: O -A
Id
rtt P C 16 ro � •ri t.t •o o o ro C H
y N 0 O H? O 0 C C E C 0
O 0 0 N
°Ho � U u H C a u� o 0O
O H U C [' 0 td UU Utz U R U U
R 0 0 0 0 .c,' 0 0 0 O ro 0 C
N O 0 a O N d1 d}.H+. ro 11 O N Uf
•A .� +�. O O •� +� O +.I U H
H 0 0 0 H O C o +� C� C
0 0 0> 0 •A 4 .>~ 6 0 O O
O L 'U R3 O U d-) -i
Fa 0 b r-I 0. Id rn Id N re 0 rd
0 I! 0) '0 0 C U U C. U U. m
-.1 0 0 > C •A N •A O -A
0 o N OF 0 0 0 O C E C O C
A f 7 OP4 Oa fa U w U dQo 0 ~0 o N
1:
Q)W G5 00 H .O .ri CC0 ftf 0 O 0 0 •A
H 4U U rh P4 U a U ll U '0 U ^°
0
ro
a
N
R
>2,
16 �5
N H
OR
b)
o
O -H
M N
0 -b
O >
W •r
o�
E �
v
H r A
r1 W •N .i N
W O w m O
L •N C 0
U U u
o HQJ n -w ,q
u A N 0 I
A ro 0 •A N
H 3 H
N ,C 0 •A O C
'O .0 H .-1 .-1 0
3 Q o W
o m ° v
to U rd N ro °
O q o ° ON
Q7 %�s?sil�
N ro 0 C as -.1
fiC b W � a� Id
0 C 0 C w
•A � •y H � N
0 M H w
0 0 H O
H O N N O
ro L o O N 0
Id .Id H rtd td ( •A d U •.1 H U U
N o w H
�o
o Uro-
re 5 rt u
0 0 w H C H
H U V N U w
O
7a�
vi
O
O
O
z n I
E —
O
0 z
0,
o
x
UM
6 L2
z 0:.xz
LU
Cl
01
W 6L
O
O
U
v El iT Z -, > 00 g 0
�2
,.2
Gn
0 'o, ro
o 0 avi 0 .1
-'s N ;03
ocd -0 76 4)
Nw C)
. g
r b.
• 40.
0 C OE C/S Q
wtl u
El
�ar. 0 —
to bp
ow
o tq
-tj
A
O
C,
0
0
Qz
th
>0
0 0
0 1 P� �
xi
;fl
E .�2
70
>, 0
0
0.
2, 2
0
0
w —0
ro
was bo
2-90
:5, tj 0
> P, 8)
O
U
v El iT Z -, > 00 g 0
�2
,.2
Gn
0 'o, ro
o 0 avi 0 .1
-'s N ;03
ocd -0 76 4)
Nw C)
. g
r b.
• 40.
0 C OE C/S Q
wtl u
El
�ar. 0 —
to bp
ow
o tq
-tj
A
O
C,
0
0
Qz
th
>0
0 0
0 1 P� �
xi
;fl
E .�2
70
>, 0
0
0.
2, 2
0
0
w —0
ro
was bo
2-90
W :iR
0 (L
\\
{ {$
E
0
�C (D
<
ID
E
WE
E
0
�
\
} \
\
16
cu
c 0
(U
-6.2
CL
m
Lj
a)
E
.0Po 0)
O.0
E
E
/u}/
c E
0.
E
to,)
Ln (u
E
0
— /.£\
ul
>
C
*0 ,2
E
L6 (W f)
W :iR
0 (L
\\
{ {$
E
0
�C (D
<
ID
E
2-91
WE
E
2-91
2-92
.�
¢
r
.R »
a 2
��
/
� §�e2
E
\
�
C
� -C
:
(
t�\
�k
\
g
#
*
\)
e
0
A/.
/\
k0
§m)
/ }®
} \C
.
d,
. #/( -
J
«;2-
afar
`
/))
) \ {\
\ �
® �
2-92
S
CL
E
,\ _0
o Z E
U-
r- (D
a
0
E 4i
ou
< z 2
2-93
0
-0
U)
' E
E
0
(D
0
E
c
0
E
0
(L
E
-0
Au
IL
E
0
\
\
\\
C>
0
< '0
0
<E
Em
a)
5 < 'o
2
wu >�
c
�4
3(§7}
w
>
-LU
0 r
0
0)
ol
2-93
2-94
ID
45
< Ell
.0
>
0
U
> c is
'o E o
CL
C."
E
o
E
<
CD
.c
0 . OD
ID
2: 0
411
ar ,
°a..
00,
af d N
4i
fj E
'F ID
W
o
8,—
0
0
D
CL
E
co
0
-cc
r-
41
0
0
0
CY)
0
r_
0.11
Z
.2 C4 C,4
>
w
ICD �4 -'0
It c
CL
ID tom,
0 0
In
Os
p
a 0)
wo
aid`{
0 C:
m
0 E
Ou-
Iro
a. u UN
�:L<
2-94
45
< Ell
.0
>
0
U
> c is
E 0
2: 0
411
ar ,
0--ii-
00,
af d N
4i
fj E
>
4h
2 ll� ',
W
o
8,—
2-94
2-95
F-7-5-,
U9 -S
U-
0 E 0
cl
E
E 0
CL
Q
I ED
I
'o
E
0
cz
m
co
ca
ID
QE
ID
E
15
U
2
C O
r= .02
0
CE
In
0
CL
m
- 00
z
0
2
I
a. 00
- 0) 6
O
0 CN
"0
0),4
mci
03 Z
rd
00
4)
o
J
C75
LD d)
W
In
m
a. w W
G L) (N (0
-tf 0
a.
A
i
2-95
U-
E 0
CL
I
'o
E
0
E
ID
QE
ID
E
0
CE
In
0
co
z
J
C75
LD d)
W
-tf 0
a.
s a- LTJ
2-95
00 c"
� N
O Z
® y m
2UYq
PL N Y
? raj
- jN e
yip S � ® 0 U �
,e
a S � =E�
. Y
d � tU +�L
6
e, U4a y@ r�Y
c *=e w@ C O B .��'
s ° ° o E c
r3 ¢ h� Gym z U) p q s n s@ d
qq m y �vEc @ ®'m
xipueddV
p� Z
z g
P_ -7I -non -nxl - Iii
2 -96
r
8
n \ i
T
@
A3
f �,
�
�'
4
'°3
�•..
2
moo;°, m
S'
Opp
I.�L
o
a
H
E
C
d
0
t
(� .N N C
AQ
_
C
N"
O
E
a
i
1
E m U W
3
d
e c � m
iL
=��
o Z.
°
L
t
CX
d
7
a
N N ® ® \l
V
a
O.
N
bli
�4
Q
O
h
�
N
d
Z N
C v 3 N
O
@
C
A
e
@
6
}
ID
A @
d
p.d L'
I�
ELM
yd ��. OZ
a a
m
m - Z
m 0 0
O
_
U c
O m
@B��
n
a cm @
<'z1 d
T-51
o
y «Ca
c� m
G c e
O
° Ei VWL
I, w a J
®m °"
D N
V v � 3 cam•
� E y�m
t
a
o
�
d
o
�d E y °2
°E�
Y
o
'?
a
a
c
m
Eo 3 v c
O
E
d
Y e .• c c c aF
N
O
a O G W
E
°
U m °a n
s
C
nn v E cps
.ON��
e 7E
C
T
a
0
t_°« d m c{
Cq
m.ia `oF
v0ro
n Z O ¢ •O s
@ U E at�tgg O @ X
a W
N U O 9. X W
00 c"
� N
O Z
® y m
2UYq
PL N Y
? raj
- jN e
yip S � ® 0 U �
,e
a S � =E�
. Y
d � tU +�L
6
e, U4a y@ r�Y
c *=e w@ C O B .��'
s ° ° o E c
r3 ¢ h� Gym z U) p q s n s@ d
qq m y �vEc @ ®'m
xipueddV
p� Z
z g
P_ -7I -non -nxl - Iii
2 -96
r
8
n \ i
A3
f �,
�
�'
4
'°3
�•..
2
moo;°, m
Opp
I.�L
a
H
®oNO
0
t
(� .N N C
AQ
_
C
N"
-0d >y�
a
i
1
E m U W
3
d
e c � m
iL
=��
o Z.
°
m°c
0 q
CX
d
7
a
N N ® ® \l
V
a
O.
bli
�4
Q
O
h
�
N
d
Z N
O
A
6
}
ID
I�
00 c"
� N
O Z
® y m
2UYq
PL N Y
? raj
- jN e
yip S � ® 0 U �
,e
a S � =E�
. Y
d � tU +�L
6
e, U4a y@ r�Y
c *=e w@ C O B .��'
s ° ° o E c
r3 ¢ h� Gym z U) p q s n s@ d
qq m y �vEc @ ®'m
xipueddV
p� Z
z g
P_ -7I -non -nxl - Iii
2 -96
f �,
�
�'
4
'°3
�•..
2
moo;°, m
E
t
n
a
i
3
�
=��
o Z.
V
10
�4
Z N
ID
00 c"
� N
O Z
® y m
2UYq
PL N Y
? raj
- jN e
yip S � ® 0 U �
,e
a S � =E�
. Y
d � tU +�L
6
e, U4a y@ r�Y
c *=e w@ C O B .��'
s ° ° o E c
r3 ¢ h� Gym z U) p q s n s@ d
qq m y �vEc @ ®'m
xipueddV
p� Z
z g
P_ -7I -non -nxl - Iii
2 -96
Q N
� C
M O O
® pU «� C.
U- wN0 n
�owm c
® d N U
uw O O
Qa
o �
as N
m
m
s
0
n O
a
3
� � r
� � S
G 4
EmO
U9 NNc
O
c y N N Y
c
m
E r
C 00
O w ® s
U
p O i
�a
O
f
N
`o
C
m
a
a
O3
bD
C
U
O
O
0
a
O
d
d
O
gaNip
N
O
T �
@ V
3
cV
r
E
E
m
O
a
a
(6
c
'a
(Y7
E
8
t0
C
O !
W
m
co
0
E m
� y c
� s
c w
c o w
E m
E c ro
m ... o
E s m
U C N
y a E
oa
°.S
®® °T u
y y > 3
N d
N N N O
c m 3
oa o m
_y
r
C
r
00 �
y c
Vo
N N a
U E
U
K
46 Z
— z
C N
y N O
_ 0 0
CL
3moL
>
y_°c° C
m
Os
W
Y O n?�
�po
4 f/7
'NO..°+
d C w..0.
N
E vs 2 —
ON CO Y
y T O
l
vs E a a
Lr-
1
9'NE d
(U
DOE °
U {}
~�
Es�'3
E C w N
twj.
c
1115 c
o
O a
v
� s
v p ®
c s
Y O N C
° o 0
1
SOD
Y N G O
4D �6
9Y
O w
® a
® A WN F
J rN
® .33 0
ak
�
N E
(a
R N
S
O
p
v
a
GL.E�
O
W T —
O tU U)
ty
C
U
EcN'3
�A
t[i
Q) 9
d
2
L E
s
0 0@
m r x
10co
o
o'.0
N N
jp C
Y N
� 9 U
In
a> �
,c
s o a
Z ¢
cLEw
mcst`n
mUE�
0
d
mL °E
F° N
e
O. W W
o m c
� s
c w
E m
E c ro
u�Ca(
®® °T u
N d
c m 3
_y
r
K
d
m
�po
4 f/7
N
E vs 2 —
REyac:
l
vs E a a
Lr-
1
9'NE d
(U
DOE °
U {}
~�
Es�'3
twj.
c
1115 c
o
v
� s
v p ®
c s
SOD
Y N G O
4D �6
9Y
® a
® A WN F
J rN
® .33 0
ak
�
m Q) C�
(a
R N
Q3 V
GL.E�
O tU U)
t[i
Q) 9
L E
a
e
fT
C
M
r
3
R
C
Z
fT
C
a
s
E
l
2 -97
V
N
0
N
0
ti
v
V.
N
N
N
ro
F
O N
N �
�x
z
O
x �
o
4
E e4
v
°
V y
0
o
3 3
V
y e+ W tS •^
® 4
� 0 O
o0
O iV
E
d
o�
nn 0 3
cun:33C
000-�aa°io
w o
cts xoo
a3
a y,
> C os
vc6i
o a° o o
aoba MU) v
V
0
a v o E
3 N 41-0
3 a
0
�7
o
U O
-0 y ',O.• 2 U '0
C
-0 5.5
°T
a
O�
Eti
w L�U4 >
oC °aoiRS
oroi .�.2
TY
nn�
oz�o
V M
°ago
U
N�°'oc
o
O U
3 y .0 o r2
o U W 0 0 .N
N
°
0 'o b o
� N �— 0.
U
•q >
i
o
3 0
° o V °
O 0.
v nx4pp ao
O
° 0,
d
or. o
w
B
� v
E
®
C 4�`°w a'�+ U ft U
E~ Ito
o °
0..
4.a
0
o
E
I-,
°
E aO �o >
V O
p, sue.. o ro N O
T
to E
KyP
N•N
°' G
o td a 0
U d'' y o -�
g o
A
0
0
r. ^
N
'd H
U
ro
'1 2
0, 0
N
O'�CO v
�❑❑ . ®
Cay ca
U O
W
O
3
O
N °mow
..o Ec
ow? a s
cati 3 0•
3 0
by
m
ca
O pq
o
U v� •vi
3
O
cm
p
+U,
O O
U
O.
c
2. C
o
C:
V
E
y t'+
o�d
w •G
w acv
Q R.� E� ES .o
o�_W'm
O w
us
C 9t
O
O N
O
W d
V N O ^O o
•Y Q
>
O
ccdC�
Ei G
N ^
aa
m t
>
o W°
p
bw' =o� o°WW'
® o o
G
>i
o
O
V
Ow cd nC
°
U
O
c
Q,
1 W b
N ID O
c0
E
n
'
> G
°
0 0
® =.Ej
d cd
O
Oh
U
Q
:- r2
r� ro W -2 N
tC U .E 4o C A
A W
F
O N
N �
�x
z
O
x �
o
4
E e4
G4
0
m
;
V
y e+ W tS •^
�0^�40.
W ^ e� 9
o0
O iV
cd
0 r-
> C os
w cabby
�� 'o -G
o a° o o
aoba MU) v
o
>
°
4�
°o
-0 5.5
°T
a
O�
°0w�d�°
�•
m
oz�o
V M
°ago
U
N _
O N a V
— .n X. , a
, O N
O
U aY
•L' O 4 vi
= �
.9 Q y V ++
�� 3A
C 4�`°w a'�+ U ft U
E~ Ito
V
a Q
p, sue.. o ro N O
T
to E
O O. E O
� .A
O
O
s
0
0
r. ^
N
a , O a
O, O O
°
ro
y® 0 O 3
y Cd U �C7 ro
N
O'�CO v
�❑❑ . ®
Cay ca
U O
W
O
>3 V U
0 0
°0
o
y m U
O
U A
Y ti cd
N "�
° N a ti >cd
g> V
6
y
�°N�.E oa
g.
o�y ®
B U U U
bw' =o� o°WW'
® o o
>
C3 .C. U
G
V
Ow cd nC
°
U w U U U �y
V
N O
�' Z. cd
c
>1 r u
E
3
yo
�> Q4
�
v
w° o
o E o
o v
0 0
® =.Ej
rq
E
a
x
o ro
®
@
-aro 0
w
Q
3 cy E
3 o d
?'�v ?
: 9 . �p
'O C
EE 0
y
a E
U
y
o
Y
d A Cd
°O
0>, U ca •
'U s'ti
0 .
o o®
o.°
bo 9f6
.
oo ca o .E �
3'
'w •Y
°
o�
�
�vg w
° 3'g
uUUV e
®0
�° o
�axd .+
r
• �+ R ,
T
U V
$
V
G4
0
m
4.r
O
O
bA
Rt
N
.D
N
H
> ` G
j p •> @
B
E
G>
U 6 y O >@ a
B
a
® 4 0 c
B t
3 ° h
v a
m E
w
o e =
C c -6 a 6 c w a3i a
TS o O u C
Y E
a+ a
o
=
O E d v v
ie s d c
n
O
o `o ® o c
E m
� � N
B v `
c
p O Eo ®
u ai ro �
coo
% o
E o _ ¢
E e Y� p Oa = '3a is
® R
€ m 3 ®Y
u E s a c o
cam
1
d Y O
E
T ®® u
£ E u
V
32 E N
A 3 d O 3 E®
E
c `O fn
E c @
`^ is v m ++ .® g a6 '°'c'. O u O
c'
v® B nD v"Bi O
Oc T
Z
p
°
2"t
i
a A V
m.
c�3N
.0
N
O
@ @
U O
• IU{
C04
x Z
N
O VV
i@ N O
@ 0, O
ca`f ti
O
Uc0
@ C@ O
Y
�m�o
UYOaci
O ON�
u- o
@
a
C
,
(
d�
'Dos .yOa
2 CN (D
aTi
°maai
E m�v
p
a�n
�j
O N
c
a
p
`t
]v
`
—Pi
w C
Y O N C
4 O
a
Q
o ° E m
N
O
C°
O!
y
OG
U
o
c
E
coo N i
°t-c
c
o�
A
.r
E
C
G
c aci
U
C
0
Y@
°°@
O
N N
0 °
O
.`s N@ C
N
V
C N l0
O
a
'O
a @ c c6
N
@
(fl R Wei
'o
Q '=O U c0
+�.+
@ N d
t
-r- 6 1U C
0)
N EO s
O
d
N c0 @ #
1 d W
4.r
O
O
bA
Rt
N
.D
N
H
8
e�
2 -99
> ` G
j p •> @
B
E
G>
U 6 y O >@ a
B
a
® 4 0 c
B t
3 ° h
v a
m E
w
o e =
C c -6 a 6 c w a3i a
TS o O u C
Y E
a+ a
o
=
O E d v v
ie s d c
n
O
o `o ® o c
E m
3 v
o
B v `
c
p O Eo ®
u ai ro �
coo
% o
E o _ ¢
E e Y� p Oa = '3a is
® R
€ m 3 ®Y
u E s a c o
cam
E
T ®® u
£ E u
32 E N
A 3 d O 3 E®
E
c `O fn
p° p
`^ is v m ++ .® g a6 '°'c'. O u O
c'
v® B nD v"Bi O
Oc T
Z
p
8
e�
2 -99
O
Z5
U. N OC
c
E
E
N
0
0
as
c
o
O
bU
O
0
a
0
T
zol
O
0
<
co
m
E
0
a
2
E
E 50,
E
U� N v
0-
E
D two
zE
G
E
Ap
E
°mc°j
S E
-o
O.D
0
a3
.92 T o
IL
Co Z
0
00
M
C2-'
00 (D 0
O
0
9
E
10 L
0 t�
E
OD a
K
,
ov
0
CCD'
0
2 M
E
E
0
z '. z
z
ai E a
0
0 0
CL
B U Lo
1: w
°o c
0
_ 0
.2 6.2
C.0
t
in a
N (o k
a 'D
x.m E
a <
%,�
E
0
sow o�
E
NE
v
0 ID
oyEuai
0
0
c 0
a
M
0
-
E mc
>
Z05
(0: uo
to 0)
2
�m
a; "I
E
�.
C: .- Ln
E
0
.
CL
0 M
Z E
Y d w LL
m
0
a
<
NO
E
E 50,
E
U� N v
0-
D two
zE
G
Ap
E
-o
O.D
0
a3
Co Z
0
00
M
C2-'
O
0
E
E
0
0
0
0
ai E a
m
—100
E
E
E
1:
Ap
-o
O.D
a3
Co Z
0
00
M
C2-'
N (D
6
0
0
ai E a
0
C.0
A
in a
ID
a 'D
x.m E
a <
%,�
E
0
E
—100
U-
4 > ti N o,V}
C
C ° �j m
C m Ud n0
E o y co c
c
O N O L�
c
'80 N !
o � �
a o�0
O�
d
a=+
s
T
O
N
fi 3
f r4
J
0.
i
E �2 Y
E9
w o
® N
y o
O �
0. 0.
r
0
c
6 t
O ��
O -7
0
aNi
O
N
C. t
O <
D
N
m
s • _ G x s ,
s c
a
� v
N
v U i
C
4l A O
U
Qu •'t? °'t'
s o
d 0 .
$ 3
y E
q _ h 0 o d a
0 s G
S a V T
-- 3
v c
°v
S U
3
t-
o��
N Lam, C
C � N
E r+ N
E G
U @ G N
E
m
v
N U j 0i
c m 3 °w
0 o O m t
o co a N 3 N
@ � c6 p Z
v m E
E m N m Z
xin n° ,O
YCo c
f0 NLl a0+ U5 o N
G Na0+ g�N fOS
o D
oENa ,` J
m
o
Nw v
y o c
q a o v
o
-° y E m aai ply
o v N N 0
O
a U U
v'3 d m
o c
o c o = L
L,cmio� N mr°
� .cN y`N
c U c N
.p V 15
° d �0) ?j�
o' m
Aa�Q z (n
x - E u ® a
C L N 6 c.�
mo0L d ao x
a-
E
E c E
U N V
my o 3
O N d O
c 5
° +y _N
s° 0 v n
c ro
y 1G0 �� S 3 eiN
OE E z
moz
�a v - °z
T
B U
@�s
O LL m
vo
0
o w d.. Q
E C @ 9 ,1
O E d
m t°j 9 C 9
=O G
S �NEN
® c E a0
c �G�jj
0-6 OF � y � 1•- t0 ri
O O E C '0
2 m an qti
'cn in
c� v �G
_ wUEL B q�Ox
�N0O X�Wtig
2-101
L
0E
QQ N
O �
H 4 O
O <
o o
/
�- /
o°F �
� o
0.
i
E �2 Y
E9
w o
® N
y o
O �
0. 0.
r
0
c
6 t
O ��
O -7
0
aNi
O
N
C. t
O <
D
N
m
s • _ G x s ,
s c
a
� v
N
v U i
C
4l A O
U
Qu •'t? °'t'
s o
d 0 .
$ 3
y E
q _ h 0 o d a
0 s G
S a V T
-- 3
v c
°v
S U
3
t-
o��
N Lam, C
C � N
E r+ N
E G
U @ G N
E
m
v
N U j 0i
c m 3 °w
0 o O m t
o co a N 3 N
@ � c6 p Z
v m E
E m N m Z
xin n° ,O
YCo c
f0 NLl a0+ U5 o N
G Na0+ g�N fOS
o D
oENa ,` J
m
o
Nw v
y o c
q a o v
o
-° y E m aai ply
o v N N 0
O
a U U
v'3 d m
o c
o c o = L
L,cmio� N mr°
� .cN y`N
c U c N
.p V 15
° d �0) ?j�
o' m
Aa�Q z (n
x - E u ® a
C L N 6 c.�
mo0L d ao x
a-
E
E c E
U N V
my o 3
O N d O
c 5
° +y _N
s° 0 v n
c ro
y 1G0 �� S 3 eiN
OE E z
moz
�a v - °z
T
B U
@�s
O LL m
vo
0
o w d.. Q
E C @ 9 ,1
O E d
m t°j 9 C 9
=O G
S �NEN
® c E a0
c �G�jj
0-6 OF � y � 1•- t0 ri
O O E C '0
2 m an qti
'cn in
c� v �G
_ wUEL B q�Ox
�N0O X�Wtig
2-101
°v
S U
3
t-
o��
N Lam, C
C � N
E r+ N
E G
U @ G N
E
m
v
N U j 0i
c m 3 °w
0 o O m t
o co a N 3 N
@ � c6 p Z
v m E
E m N m Z
xin n° ,O
YCo c
f0 NLl a0+ U5 o N
G Na0+ g�N fOS
o D
oENa ,` J
m
o
Nw v
y o c
q a o v
o
-° y E m aai ply
o v N N 0
O
a U U
v'3 d m
o c
o c o = L
L,cmio� N mr°
� .cN y`N
c U c N
.p V 15
° d �0) ?j�
o' m
Aa�Q z (n
x - E u ® a
C L N 6 c.�
mo0L d ao x
a-
E
E c E
U N V
my o 3
O N d O
c 5
° +y _N
s° 0 v n
c ro
y 1G0 �� S 3 eiN
OE E z
moz
�a v - °z
T
B U
@�s
O LL m
vo
0
o w d.. Q
E C @ 9 ,1
O E d
m t°j 9 C 9
=O G
S �NEN
® c E a0
c �G�jj
0-6 OF � y � 1•- t0 ri
O O E C '0
2 m an qti
'cn in
c� v �G
_ wUEL B q�Ox
�N0O X�Wtig
2-101
E
E c E
U N V
my o 3
O N d O
c 5
° +y _N
s° 0 v n
c ro
y 1G0 �� S 3 eiN
OE E z
moz
�a v - °z
T
B U
@�s
O LL m
vo
0
o w d.. Q
E C @ 9 ,1
O E d
m t°j 9 C 9
=O G
S �NEN
® c E a0
c �G�jj
0-6 OF � y � 1•- t0 ri
O O E C '0
2 m an qti
'cn in
c� v �G
_ wUEL B q�Ox
�N0O X�Wtig
2-101
2-101
0
oY >
E8—
o
N
LL
0
v
E To ac
E - m
.0 0
O
Q. o
0
O
2
0.
cll-
C8
C� I
O
O
m
,AE 0 E
o
18
Q
&
3: @ c 12'
how a U)
19
0 fi
>"C:
0
vi
C'•
M. Oc mr-
:3:E
0 u
jn
)P,c c Z
E
0
0 0
t4
O
0
oY >
E8—
o
N
LL
0
v
E To ac
E - m
.0 0
O
Q. o
0
O
2
0.
cll-
C8
C� I
O
O
m
"0
0 Z
Ca z
R
o
o W
0
C'4
0.1
CY)
LO
LO
2 1-102
,AE 0 E
o
18
Q
&
3: @ c 12'
how a U)
19
0 fi
M. Oc mr-
:3:E
jn
)P,c c Z
E
"0
0 Z
Ca z
R
o
o W
0
C'4
0.1
CY)
LO
LO
2 1-102
4n
O
O
a
Cl
W
O
cq
O
N
0
v_0 0voro
c o"o
C3, O
O m X 0
acv vm
x GE •v
•va -+
a+u v m.ab
-Hovw
v m ub m
G
U� EL O
.i L O L
N • +� .-I
O U a N
u C A
N V N E�
E W O o O N
N O
> O - C
-i ai G m N 'O C O
N U m X v
m y C C O U
14 0
WL N NV H
C u C ?
m U - 3Lf1 C
G R ^ as a> m
3l
.i O 3
'6+ N
C .i ro L
m L m N 0 "O
E E '' L m o
m o O ro W +�
m
w.am s+cv
v e, v +o o �,
o+G voom
L m U N@ W
C O
- .- i >
w -+ o +�
G .+ a v
U4 o 0 0 N
m u
ba ma�mv
oo -oro�ac
ro+v+aoi
mAammo+�, >m
ro to c E G w 'O rn
�E .b
U W G
o c
.-� roar
w .� m 3: S c m
M
ow :
o 0 v 0 +0 p -�
Q
o D m m N 7 U E
pl �i m •fl w V
'ti 14
N N E O a W
o
N ro N m 0
w
p
C> > m 0
C m -H a v o w .V
N C a- U
u
an
v��o�,tia�
w P+ A E+ a a4
c v _olC:
u L N C O
m�
iv
rovcavvo .t'
L L ro m v o
aim n
1 14 J� > O C
L E H4
m O c •-i V H
row✓ •3 a.�a�
o t� N C
Urn 'oama
as >. •.i .+ O
C J.1
4 0 E "O C
-H o a� G
O +� r U
-
u
N o O U
am O U C w cn
E U t1 (n o U) N Ul
m o y N O C
•O 832
c
N� 7 'O m C
a� as m EC u i-+a�
+-�
C b� C N N
o� w
a 'o o v
O . -+ C U
�.+
a �n v� c2 a
O c
o 7
>. O
W
w rn C> w U 7
O v o
Y .-
m rl a C A 3 N-i ai
.a
C sa fa L
v v o
C O m w C'a N m N
a C C m 27 N
a
w N> N 3
vm
wvv3 Nwm
rosa o
w
o
a,y o mG�
u�E .iw3m�
•-� a X W O H
x o.
roc N N c U
G
W O
C- O
m U m L O C E
J! U VI b N E o O
C .i O m >.
•-i U1
m c
A F U w Zvi N
N c -.1
c
u m L m �+ a-� TS
14 U 'i ✓ rl U 4
L ro
N U
O m m C C v m
k 'i O O v L -C
0 o
O a -i o
W N N - L W
A
N
-M u ul
0� U am C a�
V
o 0 m
L v N N o m U
y V C W 4 0 U.,� N
G H
O ri
C m A o ro o .V
N L U E O O N
C Z c w
z
®C A
m T7
C m a o
0 tr' w rl m 7
C U (0
m 3 •a w to N .-i
d7 O 7
N W
LL N M N
m 3 3 �-� P.
o � o a N F
� U
u] E i
s (} 3
o
v
•3
v
Y
0
a�i
a o y
B
O Y O
bA •®
® e`
mfl
b
O, o�AN
O O
�0
�_
N
.2'6
o
o a
a
U .w
lc'.,, -s
U
u 2
R 0
Eo� y-o
0
°pro E
yam°
cud , �•'
� ���
3ro
o ®
®
mo o 'E
ai `�
C
JC��4
Uo
�
E ayv�o
�
�
Q g
;a
@ Q
)
W o•� `O
C
®o
o N R
r=+
i
cq
O
N
m Z'v m NoC
Ty A
uc o mE No 2 =W� 3m;5
3 v D.
c0 -cc uu >y�yff'm'mm�.ep�E .ccernowo
vm NVm�E: ao NL 1E6 =x'07 'OaW 0E0cdre
E t30 41 m L .mC �'' E m E C vl O LU 3 _ C M ymy N d N V
= C x+ V E. W d °O O V 0 == a d L✓
oc ° 3c3em o mY m
o vovs�° - °0a °aov auEar °mom
m L L E+v° v v m Q$~ a� m m¢ °. E rn o. o g :c
01 ti..O N C S N m O1 E t a O� e V 1A � �Cj � 0
q ,00 N Ot 3 C C N m >> >_ � L .yL.r N N O- > L
V {nY TL N C-.8:E u N m TN 0- =Y °x'e' -. m
0 E 'O 3 C Lu tj a �1 _ 'O e L Y O O G W w �dj 'e {�? J]
m N N _
3 Ey °=' �O.ENN ,� o0
v c9v. v_v;�gqm m coaa3c
LcmE� v o 0 3: c S o u 3 e.
Eoo3 @ov_m m. ooc�v�
t5u S$-rn '- cLm°Lmo gv ° a0>'EWL E
E o
vE�>NQnova °u�c9� �w3 °0 corn %
0' E.0 N0No V'c o e w5 r
> ° nro vui -0,0 L V C o o @ m m a=
o y E N m
way,..cyomcTcYdmnom10m•s?�s
m roLC• Mmm¢o °vm�o%'Ln oa'- 3 °Em3
N G N C "� y m m 0 E 'O L =>. C N Y > V N t°i1 e 3
Q v c E c@ o o m o 3 e m_ c c^ m °c
F m` oe,°J y shoft3> --'Qo x -23Y° 2y
Cl cn sa vat migqoL�0D.a :EwE � �ofi EE
c �N Ecm70 -6 � -- aC-, u- ?'So- mm
o
CN E M• ° -v yW-W T.T u 0= 0�3o rnmooI,Eova
cu a syy m�m8ou> r mL-va yy
ri c ° uvo cca'vEi',,>-_.- moyov8u�°n•°o�on Nmrno�nEa�mi
V m fN0 O o a_ > N d 7 �G N Y m N O 0 C> 03 S o O.
CL o C L m
Q d 'S cL"Oma�vo� umcmNE ulo m0'sc3
v in W E c E o °� a W a 'N N w '._ a) :E m v >. z 0 e
"- c °� v Y �v�m^ "o wLm =.romms ac ve Env Nipp -
O 6 Q = O C E Cy EE C m- y C 0 Y m 0 0 y W •+- m O E:5 e 0 T •U
C Y O N umi ®. i] a° C •e N> +� m Z, v e v j
Q a E - m o N> N N y E 2 `o a c ai e c® ° E o$ Lm y t g w
a
,v_3a`c3cc�N° �'�8Ycvo3° o
O .c C C O N O
Y LL 0 F�° ¢yia;�yLCO.00`:O+L+.�a °oe mEF-mmas Y
wmP maw bo man•
0 ro o 0 0 sv� " v
o w uy 3 1 ro p
yy
"° O 3 �-w °o
mo
O' a® U U O 6 N ai 0 N 3+
a u d >1 a an N Y
o
~c °-0�"3o
0V4 3 o a u a s
B o hats X��Y3 v.NCa� o Est d �m
nuwv v as u m3.� °o u
sa -S. q * � m ® ca � o� 9 -6 ®$ ca �ro 3
H®® mau'� °3O� maxiu c
40 2 o
to 3 to ono
• as U °' � °" � ^^ 9 &.' � � A y 'Ei 03..
a a, a, .� ® � o � tffl a
48 E
d �'o 0 w
o Vasa u w 3av Q aso asas0° c°i l
N
2-104
_
CL
" "
07
c
0
0
41
�E
10
2
,gw :
. �
- $
13MIS 33931 ,s
� §
/ \� \
/ \§ /
/\ \
»�. *
\� j\
^ ),
.�
®
(�}
� \
13MIS 33931 ,s
� §
/ \� \
/ \§ /
/\ \
»�. *
\� j\
^ ),
.�
At 2
IO
91
(16
7, 77"a
1-7
�41
C'4
c
i2
o
z
0
L6
a a all
0
'I I
z
IL
co
co
m uuuuuuuum
m uuuuuuuum
m uuuuuuuum
L
IN muuuuuuuuuuum Q
uuiui
T--
i
f
lee 2z
�o
IIIIIIIIIIIII
M�1
•
•
•
•
r
t
r;
Mal
s
t
•
r
t
r
wr;
Mal Iffill
•
r>
•
•
r;
•
•
r
r
r
i;
I �
w
D
11
11
"I-
11
11
ME
I
11111111110
L:
RAN
am
RAN
e
Z3
(30
11,11
C-6
F=
C/)
CL
U)
F=
C3)
C)
CD
a)
CL
0
CN
0)
CL
CL
L-
0
C)
E
=3
0
CL
2)
E
(D
>
E
CN
=3
a)
(1)
0
1
0
/f
I1
i f
%.
Pal
%I
CD
r�l /fir
rO G,
If
CL
co
///
LEO
5
g
:, IF
tk
N
III IIIIIIIIIIIIIIIIIII �'��y ��,� �r
VIII IIIIIIIIIIIIIIIIIIIIIIIIIIII '�, q, .,, %i�
III
yq ��
M1h t
t �w�
IIIIIIIIIIIII IIIIIIIIIIIIIII a� � ' �x�
Im
L}F,
r ..
j
1418 � V� „�✓��
' r
yR
j II w�
v�
00 r r
-
-
01
-�
�q
did
.M
�
y
M
E
va
en
E
0
Cl)
00
=3
tk
N
III IIIIIIIIIIIIIIIIIII �'��y ��,� �r
VIII IIIIIIIIIIIIIIIIIIIIIIIIIIII '�, q, .,, %i�
III
yq ��
M1h t
t �w�
IIIIIIIIIIIII IIIIIIIIIIIIIII a� � ' �x�
Im
L}F,
r ..
j
1418 � V� „�✓��
' r
yR
j II w�
v�
00 r r
SINN �: � Iii �, � �@ VIII�P��
Iy ��l�l/ � 9"+
A N�aM � .m
a %l I
I
RAN
I
I
` } usnl ^ am
w�
\
\n
)
\ mm .
)
-
(: �
.
Imo" fi
7o:
GD
(ID
GD
IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII
IIIIIIIIIIIIIIIIIIIIII
�';
x
Cleo
('10
d��qa
Imo" fi
r
r
IIIIII2IIIII
IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII
IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII
IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII
�r
IIIIII2IIIII
IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII
IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII
IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII
IIIIIIIIIIIIIIIIIIIIIIIIIIII
III IIIIIIIIIIIIIIIIIII
IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII
IIIIIIIIIIIIIIIIIIIIII
IIIIIIIIIIIIIIIIIIIIIII
(IIIIIIIIIIIIIIIIIII
1
o
0
cc
cc
,,
I
11111111110
eiiiiiiiii
%iiiiiiiiiiiiiiiiiiiii
m
RAN
. .. . ...
...............
(2)
cl)
....................
•
•
YA
CY)
a)
0
0
0
cn
U)
U)
E
a)
CD
(D
CD
CD
E
0
a)
0
U)
LO
0
4-�
0
LO
4zl
Cc
4-
m
-D-j
o
>
a)
La
a)
a)
(D
Cn
0
0
0
0
0
•
•
YA
I
0"
0�
IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII
RAN
4w
5C
IT*,
illild,
11
C/)
�-E
a)
n
2
.D C5
0
0
4--j
U)
cr 0
C-
0
a)
_0
a)
> cn
a) 0
0 0
Al
107,
00
1
III
L
40
YA
I
0 0 0 0
CO
ma
77
77"
1
L, J1
.... . . . . . . ..
110
UL-
C)
0
0
Cy)
E
C)
CN
c N
(D
(D
CD
a)
(1)
a) CN
C**4
a)
-- K 1�
CN
110
�r
I
i
C
D
40
5M
NO
bz
n
4
D
C
4 40
0
r
i
Ky
LJ
D
I„
�f
a
11
C'4