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HomeMy WebLinkAboutCSD-14-103 - Addendum to CSD-14-075 - Official Plan Amendment Zone Change - 100 104 108 Walter Street REPORT TO: Council DATE OF MEETING: September 15, 2014 SUBMITTED BY: Alain Pinard, Director of Planning, 519-741-2200 ext. 7319 PREPARED BY: Garett Stevenson, Planner 519-741-2200 x 7070 WARD(S) INVOLVED: Ward 9 DATE OF REPORT: September 10, 2014 REPORT NO.: CSD-14-103 SUBJECT: ADDENDUM TO REPORT CSD-14-075 OFFICIAL PLAN AMENDMENT OPA14/01/W/GS ZONE CHANGE APPLICATION ZC14/03/W/GS 100, 104, 108 WALTER STREET VANGUARD DEVELOPMENTS CORPORATION EXECUTIVE SUMMARY: In follow up to a motion passed by the Planning and Strategic Initiatives Committee on August 11, 2014, Planning staff met with interested residents and members of the project team to discuss several aspects of the proposed development. As a result of that discussion, the Applicant has requested that the zone change application be amended to exclude any relief from the minimum off-street visitor parking rate. As such, staff have prepared an amendment By- This report compliments Staff Report CSD-14-075 which should be referenced for full contextual purposes. RECOMMENDATION: A. That Official Plan Amendment Application OPA14/01/W/GS for Vanguard Developments Corporation requesting a change in designation from Low Rise Multiple Residential with Special Policy 3 to Medium Density Multiple Residential with Special Policy 3 and Special Policy 19 to permit a multiple residential dwelling building on the be adopted, in the form shown in the Official Plan Amendment attached to Report CSD 14-103 approval; and further B. That Zone Change Application ZC14/03/W/GS for Vanguard Developments Corporation requesting a change from Residential Six (R-6) to Residential Eight (R-8) with Special Regulation Provision 655R on the parcels of land specified and illustrated as the be approved- dated September 15, 2014, attached to Report CSD 14-103 8.b. - 1 REPORT: With direction from the Planning and Strategic Initiatives Committee on August 11, 2014, Planning Staff met with the Ward 9 Councillor (Frank Etherington), interested residents, as well members of with the development proposal. Specifically, the height and size of the proposed building, the total number of units, the façade and building materials, off-street parking rates, building stepbacks and front yard setback.The motion passed by the Height and Size of the Proposed Building & Building Step Backs The project team presented drawings that were developed using a model that provided additional context and included the surrounding buildings and trees. These drawings were provided to help the residents understand the scale of the proposed building given the existing topography of the area. While some residents were surprised that the proposed building only exceeds the existing trees in height by one storey in some locations, it should be noted that some trees may be removed to accommodate a new building. Planning staff also provided further explanation on the proposed front building step backs, including further discussion on the wording of the proposed special zoning regulations for the property. The proposed zoning as attached to this report limits the building height along Walter Street to four storeys in elevation, with additional height and mass permitted at the rear of the property, adjacent to the King Street West Mixed Use Corridor (MUC). Given the unique depth of the subject lands, the location adjacent to the King Street West Mixed Use Corridor, and the existing topography of the subject lands, the site is well suited for a building of this size. Additional screening through landscaping, including the planting of trees within all yards, will be required through the site planning process. Total Number of Dwelling Units Through the conversation at the informal meeting, it was determined that the total number of units was of less concern and the focus of the discussion was on the scale of the building, overall massing, and functionality of the site. Building Façade and Building Materials The project design team provided additional background information on the design of the building and highlighted design elements that were taken from the surrounding neighbourhood. Additionally, rendered drawings showing various façade colours and treatments were presented for discussion, with no strong preference from the residents. Through the site planning process, building elevations drawings are reviewed and approved by Planning staff. Urban Design policies in the Official Plan, Guidelines, give context and direction for materials and style, based in part on the surrounding community. Further consideration in this regard will be undertaken through the site planning process to ensure compatibility with the existing buildings in the neighbourhood. Off-Street Parking Rates The project team provided additional explanation on the proposed Transportation Demand Management techniques that may be incorporated as part of this project, including unbundled residential unit and parking space leases, a proposed car share located on site, landlord subsidized transit passes for tenants, landlord and tenant participation in the Travelwise program, secure indoor 8.b. - 2 tenant bike storage, as well as outdoor visitor bike storage. The main concern identified regarding parking from the residents was increased short term parking on their streets. It was generally agreed that tenant behavior is more easily managed than visitor behavior, and that parking is manageable, although it may require some effort by everyone at the onset of the occupancy of any new building. As a result of the discussion, the project team has requested that the zone change application be amended to exclude any relief from the minimum off-street visitor parking rate .The design of the site and potentially the internal parking area of the building may be changed to provide 7 visitor parking spaces, including 2 barrier-free, one potential car share space, and 4 visitor spaces, for a visitor parking rate of 22%.The project team is also reviewing possible parking structures or hydrologic lifts to be used within the garage. Front Yard Setback from Walter Street The residents requested confirmation that the proposed front yard setback of 4.5 metres would not result in any building being located closer to Walter Street then the other existing building on the same side of the street. The project team as well as Planning staff confirmed that the existing setbacks for buildings along this side of Walter Street are generally 4.3 to 4.8 metres. The existing porch at 104 Walter Street is located only 4.3 metres from Walter Street. As a result, any building set back 4.5 metres from this side of Walter Street would not stick out or appear to be too close to the street. It should be noted that the front yard setback is taken from the boundary of the right-of-way, and the setback from the built physical street and sidewalk is actually greater than 4.5 metres. Precedent Setting In addition to the topics discussed above, residents also wanted to discuss future potential land use changes in their neighbourhood and wanted to understand if the proposed land use change would be precedent setting. Further discussion also took place regarding the future Planning Around Rapid Transit Station (PARTS) planning process for the Midtown Station Study Area. Planning staff confirmed that there are unique characteristics for this site that are different to other areas in their community and that each application is considered on its own merit. There are several differentiating factors that make the subject lands unique to any other parcel in the KW Hospital Neighbourhood, including; - The subject lands back onto a substantial redevelopment opportunity (King Street West MUC), - The lands are adjacent to anexisting institutional use (King Edward Public School) school, - The lands are bordered by a newly redeveloped building (3.5 storey triplex), - The site is located across the street from open space playground), - The subject lands are currently split designated and zoned to allow for additional density and redevelopment at the rear, - Existing land use policies including Secondary Plan policies and zoning regulations already permit the redevelopment of the lands with amultiple dwelling, - The lands are separated from the main stable low rise residential neighbourhood by Walter Street, - The three consolidated lots are substantially deeper than other lots along this side of Walter Street, and finally - The grading of this area drops a full storey from side-to-side and rear-to-front. These factors contribute to the unique nature of the subject lands and were considered in the preparation of the proposed site specific Official Plan policies and zoning regulations and clearly 8.b. - 3 demonstrate that the proposed development does not break up an existing streetscape of single detached dwellings. Kitchener City Council has recently adopted an amendment to the current Official Plan to implement new Transportation Demand Management (TDM) policies as part of the PARTS Interim Direction corridor-wide initiative. The main purpose of the amendment was to implement new policies to provide general direction in reviewing development applications until such time as the PARTS project is completed in 2017. The new policies provide the policy tool to allow the consideration of good compatible development/redevelopment opportunities in advance of the preparation and implementation of Station Area Plans and to ensure stable residential neighbourhoods are protected from undesirable and incompatible development/redevelopment proposals. While not in force and effect as final approval of the recent Official Plan Amendment has not yet been issued by the Region of Waterloo, Planning staff are of the opinion that the Official Plan Amendment and Zone Change Applications conform to the Interim Direction policies as adopted. Leadership in Energy and Environmental Design (LEED) Construction Lastly, there was some discussion on the opportunity to develop this project using LEED construction techniques. LEED is a rating system for sustainable and environmentally responsible building design, construction and operation. The project teamhitect confirmed that any future building would be designed using many principles and standards that are supported by LEED, however no decision had been made whether to go through the full process for certification. Planning Analysis: The follow up discussion was informative and productive and resulted in a revision to the proposed zoning by-law to the off-street visitor parking rate. There will also be further discussion on commendation remains the same as that outlined in Staff Report CSD-14-075. The recommended Official Plan amendment By-law dated July 7, 2014 as attached to Staff Report CSD-14-075, a revised Proposed By-law dated requested changes to the visitor parking rate as discussed above. COMMUNITY ENGAGEMENT: CONSULT In addition to the Neighbourhood Information Meeting on April 22, 2014 and the Planning and Strategic Initiatives Committee on August 11, 2014, Planning staff met with interested residents, Councillor Frank Etherington (Ward 9), and the project team to further discuss the proposed applications at an informal meeting on August 27, 2014. A summary of that discussion is outlined above. An additional comment provided by an interested resident who could not attend that CONCLUSION: Planningstaff support amending both the K-W Hospital Secondary Plan (Official Plan) and Zoning By-law 85-1 as discussed. Planning Staff are of the opinion that the proposed amended regulatory framework will permit residential intensification that is compatible and appropriate for the subject properties. The residential intensification of the site is consistent with the Provincial Policy Statement, Growth Plan for the Greater Golden Horseshoe, and the Regional Official Policies Plan 8.b. - 4 REVIEWED BY: Della Ross, Manager of Development Review ACKNOWLEDGED BY: Michael May, Deputy CAO (Community Services) Attachments: -law & Map No. 1 Applicant Information Package 8.b. - 5 CSD-14-103 Appendix A AMENDMENT NO. __ TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER CITY OF KITCHENER 100, 104, 108 Walter Street 8.b. - 6 AMENDMENT NO. __ TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER CITY OF KITCHENER 100, 104, 108 Walter 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 August 11, 2014 APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives Committee August 11, 2014 APPENDIX 3 Minutes of the Meeting of City Council September 15, 2014 8.b. - 7 AMENDMENT NO. 104 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 the following amendments to the K-W Hospital Secondary Plan to provide for a new mid-rise multiple residential dwelling building; Map 18 by redesignating lands from Low Rise Multiple Residential and Mixed Use Corridor with Special Policy 3 to Medium Density Multiple Residential with Special Policy 3 and Special Policy 19; Adding Policy 12 in Section 13.7.3 to add the Medium Density Multiple Residential land use designation and applicable policies;and Adding Special Policy 19 to Section 13.7.4. SECTION 3 BASIS OF THE AMENDMENT The subject property is currently designated Low Rise Multiple Residential with Special Policy 3 -W Hospital Neighbourhood Secondary Plan. This designation permits a range of housing opportunities while retaining and enhancing the low profile of the residential streetscape. Permitted uses include multiple dwellings with a maximum density of 40 units per hectare. Multiple dwellings may be permitted to exceed 40 units per hectare on an individual site provided the Floor Space Ratio (the figure obtained when the building floor area on a lot is divided by the lot area) of the development does not exceed 0.6. Special Policy 3 relates to the two existing commercial driveways adjacent to the subject properties. The policy identifies that the ultimate ingress and egress driveway shall be the existing driveway adjacent to KCI. The applicant has applied for an Official Plan Amendment to change the land use designation of the subject properties to Medium Density Multiple Residential with Special Policy 3 and Special Policy 19. Special Policy 19 would permit a multiple dwelling with a Floor Space Ratio of 2.3. The Floor Space Ratio, or FSR, is the figure obtained when the building floor area on a lot is divided by the lot area and is used to regulate the massing of a building. The applicant has also applied for a Zone Change to establish site-specific Special Zoning Provisions to the same effect. The intent of the Official Plan Amendment and associated Zone Change are to allow for a 6 storey mid-rise residential development with enclosed parking on the ground floor which is partially below grade. The intent of the Medium Density Multiple Residential land use designation is to encourage new development at densities which provide an appropriate transition between low densities found at the centre of residential neighbourhoods and higher density redevelopment sites at the periphery of the neighbourhood. The permitted uses are restricted to existing single and semi-detached dwellings, duplex dwellings, multiple dwellings, small and large residential care facilities, lodging houses, home businesses and private home day care. Day care facilities are also permitted provided they are located on the same lot as a large multiple dwelling. Opportunities for residential development are provided to a maximum density of 200 units per hectare. The Maximum Floor Space Ratio shall be 2.0, that is, the above grade building floor area shall not exceed 2.0 times the 3 8.b. - 8 lot area. Multiple dwellings may be permitted to exceed 200 units per hectare on an individual site provided the Floor Space Ratio of 2.0 is not exceeded. Special Policy 19 is proposed to permit a multiple residential dwelling building with a maximum FSR of 2.3, whereas the Medium Rise Multiple Residential land use designation permits a maximum FSR of 2.0. The entire building floor area of the lower parking level must be included in the calculation for FSR, including those portions of building floor area that are completely below grade. In this case, Planning staff support an increased FSR of 2.3 as the massing of the building is controlled by the topography of the site and through specific building height regulations proposed as part of the Zone Change application. Staff also recommend zoning regulations which will ensure that building mass at the street line is compatible with the built form on the opposite side of Walter Street. The recommended site specific zoning also permits building mass that will be concentrated to the rear and side of the property, adjacent to neighbouring properties which are designated as Mixed Use Corridor. Planning staff are of the opinion that the proposed land use designation is appropriate for the neighbourhood. The Medium Rise Multiple Residential land use designation is an appropriate buffer between the adjacent low rise residential neighbourhood and the Mixed Use Corridor along King Street West. Coupled with the site specific zoning regulations as recommended by staff, any future redevelopment of the property will be designed to be sensitive and compatible with the existing surrounding community. In considering the reports, Planning Staff are supportive of the requested policy changes to permit a mid-rise residential development on the subject lands. The amendment as proposed herein is consistent with the objectives of the Provincial Policy Statement and Places to Grow - Growth Plan for the Greater Golden Horseshoe which both promote the creation of livable, sustainable and complete communities through efficient development patterns and an appropriate mix of land uses. The Official Plan Amendment conforms to the Regional Official Policies Plan as well as the Regional Official Plan (under appeal). Both plans contain land use policies which support and promote a full range of housing types, mixed use developments, and land use patterns that support alternative modes of transportation including transit, walking, and cycling in the Built Up or Urban Area of the City. The amendment also supports the vision of the Regional Community Building Strategy for the Grand River Hospital Station Area by introducing a redevelopment that Corridor. The subject lands are within the K-W Hospital Secondary Plan area. Review of the Secondary Plans were not undertaken as part of the new Official Plan and have been deferred as many secondary plan areas, including the K-W Hospital Secondary Plan area, are located within Major Transit Station Areas (MTSAs) and are propos Station Area Planning exercise (PARTS - Planning Around Rapid Transit Stations). Policy 13.7.1.3 of the K-W Hospital Secondary Plan references Parts 1, 2, 4, and 5 of the current Official Plan, which were included in the review of the new Official Plan. The new Official Plan intensification objectives, the direction in the new Official Plan is to ensure Kitchener continues to develop as a complete and healthy community through comprehensively managing growth, along with increased emphasis on an integrated transportation system that supports walkability, and promotes mixed use areas which include a variety of commercial, institutional, and 4 8.b. - 9 employments lands in close proximity to residential areas.The Official Plan Amendment conforms with the intent of the new Official Plan policies. An amendment to the Official Plan has been adopted to implement new Transportation Demand Management (TDM) policies as part of the Planning Around Rapid Transit Stations (PARTS) Phase 2 Interim Direction corridor-wide initiative. The main purpose of the amendment was to implement new policies to provide general direction in reviewing development applications until such time as the PARTS project is completed in 2017. The new policies provide the policy tool to allow the consideration of good compatible development/redevelopment opportunities in advance of the preparation and implementation of Station Area Plans and to ensure stable residential neighbourhoods are protected from undesirable and incompatible development/redevelopment proposals. The Official Plan Amendment conform to the intent of the Interim Direction policies as adopted. The Kitchener Growth Management Strategy (KGMS) helps to ensure that growth is managed effectively to achieve the required density and intensification targets, through a desired built form and function which will enhance the quality of life in Kitchener. The Kitchener Growth Management Plan (KGMP) is based on the principle that maximizing the use of existing infrastructure is preferred and that planning for, and implementing, intensification is a high priority. The Official Plan Amendment complies with the KGMS and KGMP as it allows for the appropriate intensification of the subject property, better utilizes the existing infrastructure, allows for a built form that is compatible and complementary to the existing neighbourhood, and will bring new residents into a stable community. 5 8.b. - 10 SECTION 4 THE AMENDMENT 1. The City of Kitchener Official Plan is hereby amended as follows: a) Part 3, Section 13.7.3 is amendment to add Medium Density Multiple Residential land use designation and related policies as follows: 12.Medium Density Multiple Residential The intent of the Medium Density Multiple Residential designation is to encourage new development at densities which provide an appropriate transition between low densities found at the centre of residential neighbourhoods and higher density redevelopment sites at the periphery of the neighbourhood. The permitted uses are restricted to existing single and semi-detached dwellings, duplex dwellings, multiple dwellings, small and large residential care facilities, lodging houses, home businesses and private home day care. Day care facilities are also permitted provided they are located on the same lot as a large multiple dwelling. Opportunities for residential development are provided to a maximum density of 200 units per hectare. The Maximum Floor Space Ratio shall be 2.0, that is, the above grade building floor area shall not exceed 2.0 times the lot area. Multiple dwellings may be permitted to exceed 200 units per hectare on an individual site provided the Floor Space Ratio of 2.0 is not exceeded. b) Part 3, Section 13.7.4 is amended to add Special Policy 19 as follows: 19. Notwithstanding the Medium Density Multiple Residential land use designation, multiple dwellings may be permitted with a maximum Floor Space Ratio of 2.3. c) Map No. 18 is amended to change the land use designation of the subject lands from Low Rise Multiple Residential and Mixed Use Corridor with Special Policy 3 to Medium Density Multiple Residential with Special Policy 3 and Special Policy 19A 6 8.b. - 11 APPENDIX 1 Notice of the Meeting of Planning and Strategic Initiatives Committee of August 11, 2014 Advertised in The Record July 18, 2014 PLANNING MATTERS: PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED TO ATTEND A PUBLIC MEETING TO DISCUSS A PROPOSED OFFICIAL PLAN AMENDMENT AND AMDNEMDNTS TO THE KITCHENER ZONING BY-LAW UNDER THE SECTIONS 17, 22 AND 34 OF THE PLANNING ACT 100,104, 108 Walter Street The City of Kitchener has received applications for an Official Plan Amendment and Zone Change Application to allow the properties to be redeveloped with a medium-rise multiple residential dwelling building. Planning & Strategic Initiatives Committee The public meeting will be held by the , a Committee of Council which deals with planning matters on: MONDAY, AUGUST 11 at 7:00 P.M. nd COUNCIL CHAMBERS, 2 FLOOR, CITY HALL 200 KING STREET WEST, KITCHENER. If you would like to speak at the public meeting, please register in advance by calling the -2200, nd 2 Floor, Kitchener, ON, N2G 4G7. If you wish to be notified of any public meeting and/or the adoption of the proposed Official Plan amendment, you must make a written request and submit your name and contact information to the City Clerk. Any person may attend the public meeting and make written and/or verbal representation either in support of, or in opposition to the proposed Official Plan amendment or Zone Change applications. If a person or public body does not make oral submissions at a public meeting or make written submissions to the City of Kitchener before the proposed Official Plan amendment is adopted, the person or public body is not entitled to appeal the decision of Council and the City of Kitchener to the Ontario Municipal Board. If a person or public body does not make oral submissions at a public meeting or make written submissions to the City of Kitchener before the proposed Official Plan amendment is adopted, the person or public body may not be added as a party to the hearing of an appeal before the Ontario Municipal Board unless, in the opinion of the Board, there are reasonable grounds to add the person or public body as a party. ADDITIONAL INFORMATION is available by contacting the staff person noted below, viewing the report contained in the meeting agenda (available at www.kitchener.ca approximately ten days in advance of the meeting - click on the th meeting date in the Calendar of Events), or in person at the Planning Division, 6 Floor, City Hall, 200 King Street West, Kitchener between 8:30 a.m. - 5:00 p.m. (Monday to Friday). Garett Stevenson, Planner -519-741-2200 x 7070 (TTY: 1-866-969-9994) Garett.Stevenson@kitchener.ca 8.b. - 12 APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives Committee August 11, 2014 8 8.b. - 13 APPENDIX 3 Minutes of the Meeting of City Council September 15, 2014 8.b. - 14 !!! !! 8.b. - 15 CSD-14-103 Appendix B PROPOSED BY LAW September 15, 2014 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 Vanguard Developments Corporation 100, 104, and 108 Walter Street) WHEREAS it is deemed expedient to amend By-law 85-1 for the lands specified above; NOW THEREFORE the Council of the Corporation of the City of Kitchener enacts as follows: 1. Schedule Number 74 o-law Number 85-1is hereby amended by changing the zoning applicable to the parcels of land specified and illustrated on Map No. 1, in the City of Kitchener, attached hereto, from Residential Six (R-6) toResidential Eight (R-8) with Special Regulation Provision 655R. 2. Schedule Number 74-law Number 85-1is hereby further amended by incorporating additional zone boundaries as shown on Map No. 1 attached hereto. 3.-law 85-1 is hereby amended by adding Section 655 thereto as follows: 655. Notwithstanding Sections 42.2,42.6, and 6.1.2 of this By-law, within the lands zoned Residential Eight (R-8), shown as affected by this subsection, on Schedule 74 of A: a) The maximum Floor Space Ratio shall be 2.3; b) The minimum rear yard setback shall be 5.17 metres; c) For the purpose of provision b) the rear property line shall be defined as the property line adjacent to the landlocked parcel of land. Where said parcel is taken into identical ownership as the lands shown as affected by this subsection, the minimum rear yard setback shall be 7.5 metres; d) The minimum easterly side yard setback shall be 1.9 metres; e) For the purpose of subsection d) the easterly side property line shall be the lot line shared with 709 King Street West; f) The maximum building height for amultiple dwelling within 8.3 metres of the front property line shall be 13.5 metres; 8.b. - 16 g) The maximum building height for a multiple dwelling within 8.3 metres of the front property line shall be four storeys, measured from the grade adjacent to the base of the building in such location; h) For the purpose of provisions f) and g) the front property line shall be defined as the property line shared with Walter Street; i) The minimum off-street parking requirement for a multiple dwelling shall be 1.0 4. 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. ______, 100, 104, 108 Walter 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 ___________,2014 _____________________________ Mayor _____________________________ Clerk 8.b. - 17 8.b. - 18 8.b. - 19 8.b. - 20 8.b. - 21 8.b. - 22 8.b. - 23 8.b. - 24 8.b. - 25 8.b. - 26 8.b. - 27 8.b. - 28 8.b. - 29 8.b. - 30 8.b. - 31 8.b. - 32 8.b. - 33 8.b. - 34 8.b. - 35 8.b. - 36 8.b. - 37 8.b. - 38 8.b. - 39 8.b. - 40 PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE C/L OF WALTER ST C/L OF WALTER ST PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE C/L OF WALTER ST C/L OF WALTER ST 8.b. - 41 8.b. - 42 8.b. - 43 8.b. - 44 8.b. - 45 8.b. - 46 8.b. - 47