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HomeMy WebLinkAboutDTS-08-035- Draft Plan of Subdivision 30T-02201l Kl~rc~~R Qe~elapment& Technical Services Report To: Development and Technical Services Committee Date of Meeting: January 5, 2008 Submitted By: Alain Pinard, Interim Director of Planning (519-741-2319) Prepared By: Brian Bateman, Senior Planner (519-741-2869) Ward(s) Involved: Ward 1 -Bridgeport Centre Date of Report: November 26, 2008 Report No.: DTS-08-035 Subject: PLAN OF SUBDIVISION, 30T-02201 JAMES DICKSON SYLVIA STREET EXECUTIVE SUMMARY: The applicant is seeking approval for a plan of subdivision which proposes 4 residential lots in two (2) stages. The subject property is located at the south end of Sylvia Street in the Bridgeport-Centre Ward and is legally described as Part 5, Plan 58R-5831, being Part of Lot 9, Registered Plan No. 675 in the City of Kitchener. The proposed subdivision has an area of 0.47 hectares. RECOMMENDATION: 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 for Plan of Subdivision Application 30T-02201, in the City of Kitchener, subject to the following conditions: 1. That this approval applies to Plan of Subdivision 30T-02201 prepared by Planning & Engineering Initiatives (now IBI Group) dated August 19, 2005, as shown on the attached Plan of Subdivision prepared by the City of Kitchener dated April 2, 2008, which shows the following: Stage One Lot 1 -single detached Block 2 - 0.3 metre reserve Stage Two Lots 1-3 -single detached Block 4 - 0.3 metre reserve 2. CITY OF KITCHENER CONDITIONS: 2.1 That the Mayor and Clerk be authorized to sign a City Standard Residential Subdivision Agreement, satisfactory to the City Solicitor, with the SUBDIVIDER (James Dickson) regarding the lands shown outlined on the attached Plan of Subdivision dated April 2, 2008 and which shall contain the following special conditions: Part 1 -General Conditions 1.27 The SUBDIVIDER agrees that development of the subdivision shall proceed in two (2) stages and to the satisfaction of the City's Director of Planning as follows: a) Stage 1 first; and b) Stage 2 -not to be released for registration until such time as the transportation improvements proposed for the Bridgeport area have been completed to the satisfaction of the Region of Waterloo. 2 Part 3 - Prior to Servicing 3.17 Prior to the servicing of each stage, the SUBDIVIDER shall prepare an on-street parking plan for each stage to the satisfaction of the CITY'S Director of Transportation Planning, in consultation with the CITY'S Director of Engineering Services in accordance with Council Policy 1- 1070. 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 dwelling units where reasonable. Other options such as driveway length, garage space, communal parking facilities, andlor lay-by parking along the park frontage, may be considered in accordance with the CITY'S Policy. 3.18 The SUBDIVIDER shall confirm that the servicing drawings: a) Do not conflict with preliminary driveway locations and potential locations for utilities, hydrants or community mail box facilities. b) No driveways shall be installed within 1.Om of a street light pole of hydro pole or where the wheels of a vehicle would pass over any part of a submersible transformer vault. c) 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. c) The location of concrete pads for the placement of the Community Mail Boxes shall be approved by Canada Post and shall be shown on the servicing drawings. Said pads are to be poured at the time of curb andlor 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. Part 4 - Prior to the Issuance of Building Permits 4.22 a) The SUBDIVIDER agrees that no building permits shall be applied for on any lot or block in any phase of the subdivision until satisfactory arrangements are made with the CITY'S Chief Building Official to install and maintain adirect-to-fire alarm monitoring system for each and every dwelling to be constructed within this subdivision. Satisfactory arrangements shall be the submission of drawings showing the hardwiring in each dwelling. 3 b) No occupancy of each dwelling shall be permitted until the CITY'S Chief Building Official has confirmed that such system is operational. c) Such system shall remain operational in perpetuity as a responsibility of the homeowner and this condition shall not be released from title unless and until the CITY Solicitor is notified by the CITY'S Fire Chief that adequate protection is otherwise provided and the maintenance of the system is no longer mandatory Part 6 -Other Time Frames 6.10 The SUBDIVIDER agrees that construction traffic to and from the proposed subdivision shall be restricted to using Schweitzer /Nelson Avenue to Bloomingdale Road and prohibited on all 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. 6.11 The SUBDIVIDER agrees to make financial arrangements with the City of Kitchener Engineering department for the construction of sidewalks along Sylvia Street, to the satisfaction of the City's Director of Engineering. 6.12 Prior to occupancy of units in Stage 2, the SUBDIVIDER agrees to install at his cost and to the satisfaction of the CITY'S Director of Operations, a vehicle barrier rail along the limit of the turning circle to prevent vehicular access into the park. 2.2 That prior to final approval of the plan to be registered, the SUBDIVIDER shall fulfill the following conditions: 1. The City Standard Residential Subdivision Agreement be registered on title. 2. The SUBDIVIDER shall submit copies of the final plan for registration to the CITY'S Director of Planning and shall obtain approval therefrom. 3. 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. 4. 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 the monuments, their co-ordinate values, elevations and code numbers as prescribed by the Surveyor General of Ontario. 5. 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 4 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. 6. The SUBDIVIDER shall make satisfactory arrangements for the provision of permanent telephone 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 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 HYDRO, and telephone 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 or, in the case of parkland, the CITY'S General Manager of Community Services; and (e) to provide to the CITY'S Director of Planning, a clearance letter from each of HYDRO and telephone companies. Such letter shall state that the respective utility company has received all required grants of easement, or alternatively, no easements are required. 8. The SUBDIVIDER shall dedicate all roads, road widenings and public walkways to the CITY by the registration of the Plan of Subdivision. 9. 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; 5 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 Department of Development and Technical Services. 10. The SUBDIVIDER shall satisfy the total 5% parkland dedication for the entire subdivision, which dedication is (0.4713) hectares, by a cash-in-lieu contribution for 5% of the value of all of the lands within the subdivision, with the value of the land determined as of the day before the day of draft approval. 11. In accordance with the City's Policy for Stormwater Manangement, the SUBDIVIDER is required to pay $7, 493 to address stormwater "quality" concerns. 12. The SUBDIVIDER is required to convey the following to the City: - Block 2 (Stage 1) 0.3m reserve - Block 4 (Stage 2) 0.3m reserve 13. The SUBDIVIDER shall remove from title Development Agreement registered under instrument number 918030 to the satisfaction of the City's Solicitor. 14. Prior to registration of Stage 2, the SUBDIVIDER agrees to pay the sum $10,000 for use of a portion of Sylvia Park for the temporary turning circle. The SUBDIVIDER also agrees to complete at the his cost and to the satisfaction of the CITY'S Director of Operations in consultation with the General Manager of Community Services, the restoration of the remaining berm and landscaping altered by the installation of the temporary turning circle. 15. Prior to registration of Stage 2, the SUBDIVIDER agrees to submit a Letter of Credit covering 100% of the full costs of the removal of the temporary turning 6 circle and restoration of Sylvia Park to the satisfaction of the City's Director of Operations. 16. To expedite the approval for registration, the SUBDIVIDER shall submit to the CITY'S Director of Planning, 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 SUBDIVIDER satisfies the following conditions to the satisfaction of the Regional Municipality of Waterloo Commissioner of Planning, Housing and Community Services: 1. That the owner agrees to stage the development of 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 land 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. That the owner 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 occurs first. Where the owner 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 Engineering 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. 4. That the owner 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 fulfilment 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 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." 7 5. That Stage 2 will not be registered until such time as the Bridge Street Class Environmental Assessment has been completed, and the City is in receipt of a letter from the Regional Commissioner of Planning, Housing and Community Services, advising either; a) that the transportation system is able to accommodate additional dwelling units; or b) any transportation system improvements required to accommodate the development have been implemented. 4. CLEARANCE CONDITIONS 1. That prior to the signing of the final plan by the City's Director of Planning, the Director shall be advised by the Regional Commissioner of Planning, Housing and Community Services Conditions 3.1 to 3.5 have been carried out to the satisfaction of the Regional Municipality of Waterloo. The clearance letter from the Region shall include a brief 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 the telephone company that Conditions 2.2.6 and 2.2.7 have been carried out satisfactorily. The clearance letter should contain a brief statement as to how the conditions were satisfied. 3. That prior to the signing of the final plan by the Director of Planning, the Director shall be advised by Kitchener Wilmot Hydro that Conditions 2.2.5 and 2.2.7 have been carried out satisfactorily. The clearance letter should contain a brief statement as to how the conditions were satisfied. 6. NOTES Development Charges 1. The owner/developer is advised that the provisions of the Development Charge By-laws of the City of Kitchener and the Regional Municipality (RDC By-law 99-038) are applicable. Registry Act 2. The final plans for Registration must be in conformity with Ontario Regulation 43196, 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 Business and Planning Services Departments of any changes in ownership, agent, address and phone number. Agreement 4. Most of the Regional Municipality of Waterloo conditions can be satisfied through an agreement. The onus is on the owner to contact Regional staff in writing to request the preparation of such an agreement. A copy of a reference plan showing the lands to be registered that are affected by the agreement and the conditions to be covered by the 8 agreement should be provided. The fees for the preparation and registration of this agreement, payable to the Regional Municipality of Waterloo, are currently $375.00 and $50.00 respectively. Fees 5. The ownerldeveloper is advised that the City of Kitchener and the Regional Municipality of Waterloo have adopted By-Laws, 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 plans of subdivision. Approvals for Servicing Systems 6. The proposed water distribution system meets the definition of a "water works" as defined in the Ontario Water Resources Act. Prior to the construction of the proposed water supply system. The proponent must ensure that the application for approval of water works, and appropriate supporting information, is submitted to the Ministry of the Environment for approval. Stormwater Management 1. The proposed stormwater management system meets the definition of a "sewage works" as defined in the Ontario Water Resources Act. Therefore, approval of the Director must be obtained under Section 53 of the Ontario Water Resources Act prior to the construction of the proposed stormwater management system. The proponent must ensure that the application for approval of sewage works, and appropriate supporting information, is submitted to the Ministry of the Environment for approval. Sewage System 8. The proposed sanitary sewage collection system meets the definition of a "sewage works' as defined in the Ontario Water Resources Act. Therefore, approval of the Director must be obtained under section 53 of the Ontario Water Resources Act prior to the construction of the proposed sanitary sewage collection system. The proponent must ensure that the application for approval of sewage works, and appropriate supporting information, is submitted to the Ministry of the Environment for approval. Planning Act Applicability 9. This draft plan was received on December 19, 2001 and shall be processed and finally disposed of under the Planning Act, R.S.O. 1990, c. P.13, as of that date. Regional Servicing Agreement 10. The ownerldeveloper isadvised 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 Engineering to service 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. 9 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 11. To ensure that a Regional Release is issued by the Regional Commissioner of Planning and Culture 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 -Subdivision 12. 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 signature of the CITY's Director of Planning 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 (1) original mylar Four (4) mylar copies Four (4) white paper prints REPORT: Description Plan of Subdivision 30T-02201 The applicant is proposing a plan of subdivision on a 0.47 hectares vacant parcel of land which is legally described as Part Lot 9, Registered Plan 675 being Part 5, 58R-5831. The property is zoned Residential Three (R-3) and designated as Low Rise Residential in the City's Official Plan and Low Density Infill in the Bridgeport Community Plan. Four single detached lots with frontages ranging from 15.29 to 17.02 metres in width are being proposed (see attached plan of subdivision). The proposal is in conformity with the City's Official Plan, the Bridgeport Community Plan and the Residential Three (R-3) zoning. The application was circulated in 2002. At that time the applicant proposed a plan with a cul-de- sac configuration with five (5) residential single detached lots to be developed in one stage. Planning Staff were not supportive of this plan as it did not allow for the road connection of Tagge Street to Sylvia Street and thereby affecting the orderly and efficient development of land. In addition, the 13.7 metre lot widths proposed were in contravention of the Low Density Infill designation of the Bridgeport East Community Plan. At that time, the Region was also opposed to this plan as it was in contravention of the "development cap" imposed in Bridgeport 10 East. Severance is not an option as there is an existing development agreement registered under instrument number 918030 which restricts lot creation by means of plan of subdivision only. This agreement was put into place as part of the original severance of 59 Nelson Avenue. This agreement will have to be removed from title as part of the approval of this application. To address staff concerns regarding orderly development and consideration of the adjacent lands, the applicant had met with Planning, Engineering and Community Services staff and it was agreed that the subdivision would be reconfigured so as to eliminate the cul-de-sac and create a temporary turning circle on Sylvia Park lands. The temporary turning circle will be constructed at the developer's expense as part of the development of Stage 2. The temporary turning circle will be in place until such time as the adjacent lands are developed, thereby allowing Tagge Street to connect with Sylvia Street. A draft of the report and the revised plan was circulated to staff in March 2008. The plan has been staged to address the Region's concern regarding the development cap. Initially only one (1) lot will be developed until such time as the Region advises the City that the cap can be lifted allowing Stage 2 to be registered. As well, a 0.3 metre reserve will be dedicated to the City and will not be removed to permit development of Stage 2 until the Region's concern has been addressed. FINANCIAL IMPLICATIONS: There will be immediate and ongoing Operations costs for the maintenance of the streets, sidewalks and underground services. In the long term, there will be repair and replacement costs for all of the foregoing. COMMUNICATION: Agency and Department Circulation This plan was circulated to all required agencies and city departments on January 28, 2002 (see Appendix A). A number of comments were received. The proposed temporary turning circle will occupy approximately 0.06 hectares of Sylvia Park, will require the removal of 20 lineal metres of berm and landscaping and will be located within 9 metres of the playground equipment area. Community Services is in support of allowing a temporary turning circle subject to conditions 2.2.14 and 2.2.15 of this report requiring the developer to compensate the City for temporary use of the park and to remove the turning circle when Sylvia Street is extended through. The Region of Waterloo is currently addressing transportation issues in the Bridgeport area and until improvements have been made, the Region is unable to support any new development. To address the Region's concern, the subdivision will be developed in two stages. The first stage consists of one (1) lot only and this can proceed to registration. The second stage consists of the remaining three (3) lots and this stage cannot be released for registration until transportation issues have been resolved to the Region's satisfaction. All other agency and department comments that have been received have either been addressed or included as conditions of approval. 11 Neighbourhood Circulation The plan was circulated to all property owners within 1 ~o metres of the subject lands on January 28, ~DO2. only one property owner was concerned with the anginal circulation see Appendix B} and their concerns relating to restricting the future development potential of their property have been addressed with a re-configuration of the draft plan o subdivision as proposed. This report will be circulated to al[ property owners within 1 Za r~etres as per Council Policy as it has been more than one year since the initial circulation. The newspaper advertisement .will be published in the K-Ilv Record on December 12, 208 as per Planning Act requirements. C~NCLUS[QN: City staff recommend that Plan of Subdivision 3oT-o~2o1 be draft approved, subject to the conditions noted herein. ~,_ F J Brian Bateman, BA ~l~lons} Senior Planner r~ ~ z .. Della Ross, MCI ,RPP Manager of Development Review Alain Pinard, RPP, MCI Interim Director of Planning AttarhmPnt~ Plan of Subdivision Newspaper Advertisement Appendix A - DepartmentlAgency Comments Appendix B -Property Uwner Comments 12 ^ . M ~ d7 ~ O ~ ~ M M N O~ ^ N N ~ ~ ~ N 00 O ~ ~ d7 ~ O M ~ ti ~ `~O O O ~O O O O a Q w w N L.L N L.L a Q r ~ ~ M M ~ ~_ ~_ z z ~ ~ ~ ~ ~ XX Q XX Q ~ ~ ~ ~ ~ a~ o ~ o ~ =w~ w~ a ~ U ~ U Q N ~ ~ ~ ~ z v~~ ~~ Z o~~ ~~ ~ (/~ ya.=MOB Q.=MOB o J cno~tr~ J v~o~v~ ~ / 1~ 5~~~~ ~ N i ~ ~~ W W M ~ ~% P~~ ~ ~~~P = C~ ~ C.~ ~ ~ / ~~Po~~G ~ Q 5~ ~ ~ o ~ ~ o ~ ~ ,~~R~ ~~ ~ 16 OQ~S~ J (n ~ m Cl) ~ m ~ ~~ 6~~ ~ P~ ~ ' ,~ ° • ~ „f'`~~ 4 .^ ~~ 1~ . 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The plan proposes four (4) lots to be created in two (2) stages. The subject lands are zoned Residential Three (R-3) permitting the development of single detached lots. [insert key map] The public meeting will be held at the meeting of the DEVELOPMENT AND TECHNICAL SERVICES COMMITTEE, A COMMITTEE OF COUNCIL DEALING WITH PLANNING MATTERS on MONDAY, JANUARY 5, 2008 AT 7:00 P.M. IN COUNCIL CHAMBERS, 2ND FLOOR, CITY HALL, 200 KING STREET WEST, KITCHENER. Any persons may attend the Public Meeting and make written and/or verbal representation either in support of or in opposition to the proposed plan of subdivision. If a person or public body does not make oral submissions at this public meeting or make written submissions to the City prior to the approval of the Plan of Subdivision, the Ontario Municipal Board may dismiss future appeals. ADDITIONAL INFORMATION relating to the Proposed Plan of Subdivision is available for inspection between 8:30 a.m. and 5:00 p.m. at the Department of Development and Technical Services, 6th Floor, City Hall, 200 King Street West, Kitchener. Brian Bateman, Senior Planner, 741-2869 (TTYITTD - 741-2385) brian.bateman(a,kitchener.ca C ~.. 'L. r` O ' d ~ ~~~N s~ ~ m C~ ~ u~q p QUN ~+~s ~„ o .~ ~ ~ ~ ~ ~~~~ ~' ' Y •~ va ,m~ y,C~ ~~~-~ ~pN a"~ ,-. 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V ~n=~ s~r~ oc N~ ~ ,_ o ~ ~~ ~a~N~ o m ~~ W N C (~ aa~i~~a ~o~ ~~ m Dad~~~ N~m o~p°q ~ ~ ,.C ~_ rJa ~ ~ C ~ R a '~ 't7 'y ~ E N ~ ~ -N,. ~ c v ~m.~~ p~~ a~' ~ me ~ n~~~~vmc, "~~'~' ~~:~ '-von o c aa-o~*-~ ~aa~a cac~M~ o° c~7~D ~~~ 0=~~ ~ c~~~c°~ ~ N N N h ~ ]+ W C CCf t0 C ~"" ''"' N p} N ,~,~, p C .... ~~ ~~~~~ ~~. ~~ d ~ as ~ ~ v a~~zr.~r~c Op°- `'"'m~~ °.~o.cv N cECa~cn rn ~ ca a ~ . v c Cfi r~ c .. ~ c o. ~•- ~. ~ x ~ ~ ~ v ~~~va ^~ ~-p °-cm~ Emc~ Ea ©v ~ v.~~vav.c =Q ©'~ o=.. ~~oE a©~E E~~a~ ~ r~ovova°a .., c E U .~ ~ ~n ~ oo~-c ~ vao ~~3~N ~, ~oso~-~s v ~N W © o ~~`• say O :w {,,, T3 v N N ~ N ~ N c 0 +~ ~ a~~r v~~va ~D'~QE o~ va~~~~ w v m ~ ~, Ev N'yptU ~N~~] ~•pN"Cf~ CD c~~n~ ~ ~+ c ~ ~, N ~ N ~, E ~ ~ ~ RS ~ .Q c a E ~, ~o-c a ©~.~~v.c D c ~ c'-~ c~.~ c ° acn U}°c v,ooc c9._~ o._ 'vas.. mE~ ~ ~.av~ v~~~ vv~E~ ~ ~?°cvc v cv ooN° `' oc Eck ° v uaa~~~v ' C~'^,Z p~ C~ ~N N N ~~N ~ p V ~~.~ ~~ a ~ boo :«-a ° ~m~.o v r ©NCa pa.~~ ~3Nu°sv ~~ ~C~p,:CN v a • .,,~ v Q ~~~~ ca~o~ o.~'~~'~ vac o~~~o~. ~~ ~.. 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