HomeMy WebLinkAboutDTS-08-030 - Zone Change App ZC 07/24/S/JB - 72 St. Leger St~~l ~I~
Develapmeni&
Technrca! Services
Report To:
Date of Meeting:
Submitted By:
Prepared By:
Ward(s) Involved
Date of Report:
Report No.:
Subject:
5~
Development and Technical Services Committee
January 5, 2009
Alain Pinard, Interim Director of Planning (519-741-2319)
Andrew Pinnell, Planner (519-741-2668)
Ward 1: Bridgeport -Centre
December 19, 2008
DTS-08-030
ZONE CHANGE APPLICATION ZC07/24/S/JB
72 ST. LEGER STREET
BLACK TUSK CAPITAL CORP.
RECOMMENDATION:
A. That Zone Change Application ZC07124/SIJB, requesting a change from General
Industrial Zone (M-2) to General Industrial Zone (M-2) with Special Use Provision
381 U and Special Regulation Provision 486R on lands legally described as Part
Park Lot 287, Plan 378, in the City of Kitchener, owned by Black Tusk Capital
Corp. be refused, and further
B. That revised Zone Change Application ZC07/24/SIJB to change from General
Industrial Zone (M-2) to General Industrial Zone (M-2) with Special Use Provision
381 U and Temporary Use Provision 12T and Special Regulation Provision 486R on
lands legally described as Part Park Lot 287, Plan 378, in the City of Kitchener,
awned by Black Tusk Capital Corp., be appraved in the farm shown in the
attached "Proposed By-law" (Appendix "C"), dated October 17, 2008, attached to
report DTS-08-030.
BACKGROUND:
The subject property is located at the northeast corner of St. Leger Street and Breithaupt Street.
The subject property is approximately three-quarters of a hectare in area and is developed with
a three-storey mixed use building, constructed in approximately 1910. The building was
originally constructed for manufacturing purposes; however, it is apparent that other uses are
now in operation within the building, including warehousing, artisan establishments, contractor's
establishments, offices, and retail. The subject property is designated General Industrial in the
City's Official Plan and zoned General Industrial (M-2) in the Zoning By-law. Staff are
recommending that the application be refused and a revised application be approved based on
parking concerns that have been identified through the circulation.
REPORT:
1. Planning Comments
Praposed Zone Change
The applicant is proposing to change the zoning on the subject parcel of land from General
Industrial Zone (M-2) to General Industrial Zone (M-2) with a Special Use Provision to allow a
maximum of 25 percent (1555 square metres) of the gross floor area of the existing building to
be used for retail purposes. In addition, the applicant has requested a Special Regulation
Provision to allow:
• A minimum front yard setback of 5.8 metres, whereas the M-2 Zone requires 6.0 metres,
• A minimum side yard abutting a street setback of 3.79 metres, whereas the M-2 Zone
requires 6.0 metres,
• Outdoor storage to be located a minimum of 4.21 metres from a side lot line abutting a
street, whereas the M-2 Zone requires a minimum of 6.0 metres,
• Outdoor storage to be located a minimum of 5.18 metres from that part of a side lot line
which forms a boundary between an M-2 Zone and a Residential Zone, whereas the M-2
Zone requires a minimum of 7.0 metres.
• parking to be provided in the minimum quantity of 18 spaces for permitted retail, as a
main use accommodating 352 square metres or more.
The M-2 Zone permits a wide range of commercial and industrial uses; however, retail is not
permitted unless it is accessory to a permitted main use. An M-2 zoning regulation states that
"not more than 25 percent of the amount of gross floor area used for a permitted main use shall
be used for accessory retail purposes."
Currently, 6 percent (352 square metres) of the gross floor area of the building is used for non-
conforming retail purposes. Planning staff understands that the owner has an immediate need
to expand existing retail gross floor area to 15 percent (915 square metres). In order to
accommodate future retail expansion, the applicant is requesting a Special Use Provision to
allow 25 percent (1555 square metres) of the gross floor area of the building to be used for retail
as a main use.
Official Plan Policies and Compatibility
The Long Range and Policy Section of the Planning Division has commented on the subject
application with respect to the Official Plan and advises that the General Industrial policies do
not specifically identify that using a portion of a building for general retail is permitted or
prohibited. The Official Plan generally discourages retail use in industrial areas since this type
of use is encouraged and permitted in many other locations. This particular site is different than
other typical industrial areas. This section of Breithaupt Street contains a mixture of uses
including commercial, residential, office, and industrial. It is along-established street between
Kitchener's main rail corridor to the south and a stable residential neighbourhood to the north.
This section does not function like a typical, modern industrial park. It appears that this area is
in transition. An internal planning review of properties in this area identified the subject property
as being a good candidate for adaptive reuse.
The proposal is consistent with the Official Plan given that: (1} the proposed retail space
represents a minor amount of floor area of the existing building; (2) there is no new construction
required to facilitate the use; (3) industrial uses could easily be re-established should the retail
component relocate; (4) the proposal would not remove significant industrial/employment space
from this area; (5) the building is in good condition; (6) there is a history in Kitchener of adaptive
reuse of buildings for new uses; (7) there would be a limited impact on the neighbourhood and
surrounding properties; and (8) the majority of the building would remain with permitted M-2
uses. It should be noted, however, that staff's opinion is suited to the subject building and street
and that similarly zoned properties should be reviewed on their individual characteristics and
merit for retail conversions.
Staff Response to Proposed Zone Change
Although the proposed retail use can be considered appropriate, staff has concerns with the
parking demand that may be created if 25 percent of the building is used for retail purposes.
The Zoning By-law parking requirement for retail use is one of the most stringent of all uses due
to the relatively high parking demand (1 parking space per 20 square metres of gross floor
area). The parking requirement calculation for the existing situation (based on 6 percent retail)
indicates that 83 parking spaces are required (18 spaces for retail use alone), whereas a
conceptual site plan shows 83 parking spaces are provided, which appears to be the maximum
number of parking spaces that can be accommodated on the site. If 25 percent of the building
was to be used for retail and all other uses remained the same, as many as 143 parking spaces
might be required.
In response to staff concerns over parking, the applicant did provide a parking survey which
convincingly demonstrates that the current parking demand is significantly lower than expected
based on City parking regulations. The applicant also provided a convincing justification for
reducing the required parking to the number of parking spaces which can be accommodated on
site (i.e., 83 spaces). Although staff sees some merit in the survey and justification, staff still
has concerns due to potential changes in use and intensity of use which could quickly create
higher parking demand than what is currently seen, especially considering the transient nature
of the businesses operating within the building.
In order to address this concern staff is proposing a Special Regulation Provision to require a
minimum of 18 parking spaces for permitted retail as a main use, accommodating 352 square
metres or more. This would ensure that at least 18 spaces are reserved for the retail
component, regardless of the percentage of retail floor area that Council should decide to
approve. The applicant has agreed to this wording for their application.
Planning staff is of the opinion that the proposed zone change as submitted is not appropriate
and cannot be supported because of the potential parking issues. This opinion is expressed in
Recommendation "A" of this report. Notwithstanding, should Council decide to approve the
application as submitted, a "Proposed By-law" has been prepared in this regard and is attached
as Appendix "B", dated October 16, 2008. The applicant is not opposed to the proposed
revisions to the application but would prefer to have the original request approved as submitted.
Proposed Revision to Zone Change Application
Notwithstanding staff's response to the proposed zone change, staff could support the
application to change the zoning from General Industrial Zone (M-2) to General Industrial Zone
(M-2) if revised to include the following:
• a Special Use Provision to allow a maximum of 15 percent of the gross floor area of the
existing building to be used for retail, and
• a Temporary Use Provision to allow 25 percent of the gross floor area of the existing
building to be used for retail for a period of 3 years, and
• a Special Regulation Provision, as proposed on the original application
In limiting the retail floor area to 15 percent, staff is confident that adequate parking could be
provided on site, regardless of potential changes in use and intensity within the building.
A Temporary Use Provision would allow the 25 percent retail use requested by the applicant, for
a temporary period of 3 years. This would allow the owner and City Enforcement staff to
monitor the site to determine the effect of the expansion of the retail use on parking demand.
Toward the end of the 3-year period, the owner would have the option to re-apply to the City for
an extension of the Temporary Use Provision or for a permanent increase in the retail floor area.
The City would have to re-examine the proposed use, intensity, and parking demand at that
time.
Staff has prepared a "Proposed By-law" that is reflective of the Planning Division's
recommendation to revise the application in the abovementioned manner. The "Proposed By-
law" is attached as Appendix "C", dated October 17, 2008.
Corresponding Site Plan Application
The property is the subject of a Site Plan Application (file number SP07/155/5/JB), which
proposes to implement the zone change. The purpose of the Site Plan is to ensure that all site
elements required for the change in the property to allow retail are accommodated and to rectify
certain site deficiencies and non-compliance issues. As an example, through the Site Plan
process the parking layout will be reviewed for organization and adequacy. At the time of the
writing of this report, the Site Plan is not approved in principle, however, staff expects that the
Plan will be approved prior to the January 5, 2009 Development and Technical Services
Meeting, dealing with the subject application. A copy of the proposed Site Plan has been
attached for information purposes as Appendix "D". Please note that this Site Plan is not
approved and is under review.
2. Property Owner Comments
Three responses were received from neighbouring property owners. These comments are
grouped into themes with staff response below. The written comments of these owners are
attached as Appendix "F".
Property Maintenance:
Neighbourhood comments:
• Property is well maintained
• The front parking lot is poorly maintained
Staff Response:
• The proposed Site Plan Application will ensure that the front parking lot is layed out in a
functional manner. Any suspected property maintenance issues may be reported to
Enforcement Division to investigate whether a violation has been made. The existing
Site Plan agreement does contain a maintenance clause that requires that the owner
maintain all gravel areas in a "dust free" condition.
Conflict between Inner-city Neighbourhood and Manufacturing/Small Businesses:
Neighbourhood comments:
Small manufacturing and small businesses in the area do not support the adjacent inner-
city neighbourhood
Encroachment of industrial and commercial development on inner-city neighbourhood
Incompatibility between certain business owners and adjacent inner-city neighbourhood
Staff Response:
• The subject application does not propose any further development, but does propose to
allow additional retail uses within an existing building that is zoned primarily for industrial
uses. Any future changes to the building that add floor area would require a further
change to the approved Site Plan
residential zone to a commercial
Such a planning approval would
would be requested.
Proposals to change the use of a property from a
zone would require planning approval of some sort.
be a public process where neighbourhood comment
Environmental:
Neighbourhood comments:
Impact on the environment due to concentration of industrial uses
Staff Response:
• The subject application does not propose industrial uses. The application does propose
to allow retail use to occupy 25 percent of the existing building.
Traffic and Parking:
Neighbourhood comments:
• Increase in traffic on an already busy street
• Concern over potential spill over of parking onto street, private realm
Staff Response:
• Staff is of the opinion that off-street parking could be adequately accommodated on the
subject property if 15 percent of the building was used for retail purposes. Staff further
deems it appropriate to allow 25 percent of the building to be used for retail use fora 3
year period to monitor the parking situation and determine whether the site could
permanently support that intensity of retail use. Transportation Planning Division has not
identified any issues with the expected increase in traffic on adjacent streets.
Proposed Retail:
Neighbourhood comments:
• Shop spaces welcome!
• Question as to the specific retail businesses proposed
• Zone change will be positive for the area
Staff Response:
• Staff has not been advised of the specific businesses that are proposed to occupy the
building. Currently, a furniture store and a used clothing store occupy a portion of the
building. In general, staff is of the opinion that limited retail use would be a benefit to the
community, by providing further goods and services in an area in close proximity to a
residential neighbourhood.
3. DepartmentlAgency Comments
Planning Division and Transportation Planning Division are concerned with the proposed
parking to allow a minimum of 18 parking spaces for 25 percent (1555 square metres) of the
building for retail purposes. This concern is discussed in the Planning Comments section of this
report. No other objections were raised by departments or agencies through the circulation of
the application. These comments are attached as Appendix "E".
FINANCIAL IMPLICATIC?NS:
No new or additional capital budget requests are expected with this recommendation.
COMMUNICATIONS:
Preliminary circulation of the Zone Change Application was undertalEen on November 29, 2007
#o all departments/agencies and to all property owners within 120 metres ofi the subject (ands.
As a result of the circulation, staff received three responses from neighbouring property owners.
Notice of the January 5, 20{}9 public meeting of the Development and Technical Services
Committee will be advertised in The Record an December 12, 2008. A copy of the
advertisement is attached as Appendix "A".
CONCLUSION:
In summary, the Department of Development and Technical Services recommends that Zone
Change Application ZC07'124/SLAP be refused as outlined on the application form. However, if
the application is revised, as outlined in the Staff Revision to Zone Change Application section,
above, to incorporate a temporary use by-law the application can be supported.
.~
.~' ~ ~ -
c- .
Andrew Pinneli, BES
Planner
Alain Pinard, MCIP, RPP
Interim Director of Planning
Attachments:
r
Delia Ross, MA, CI~1C1P, RPP
Manager of Development Review
Appendix "A" -Newspaper Advertisement
Appendix "B" -Proposed Zoning By-law, dated October 16, 2008 (applicant's request)
Appendix "C" -Proposed Zoning t3y-law, dated October 17, 2008 (staff's recommendation)
Appendix "D" -Proposed Site Plan {Under Review)
Appendix "E" -- Preliminary Circulation and DepartmentlAgency Comments
Appendix "F" --Neighbourhood Circulation Comments
Councillor John Smola
Bridgeport -Centre Ward
ZC 07124/S/JB
Black Tusk Capital Corp.
Advertised in The Record December 12, 2008
CITY OF KITCHENER
COMMITTEE OF COUNCIL DEALING WITH PLANNING MATTERS
Invites
PROPERTY OWNERS AND INTERESTED PARTIES
to attend a
PUBLIC MEETING
TO DISCUSS
A PROPOSED ZONING BY-LAW
UNDER SECTION 34 OF THE PLANNING ACT
72 St. Leger Street
This property is currently zoned General Industrial Zone (M-2). The property contains a mixed
commercial-industrial building built in approximately 1910. The owner would like to change the
zoning on the lands to General Industrial Zone (M-2) with a Special Use Provision to allow 25
percent of the building to be used for retail purposes, and a Special Regulation Provision to
obtain relief from certain M-2 regulations pertaining to front and side yard setbacks, outdoor
storage setbacks, and parking requirements.
The public meeting will be held by the City's DEVELOPMENT AND TECHNICAL SERVICES
COMMITTEE, a Committee of Council which deals with Planning Matters, on MONDAY,
JANUARY 5, 2009 at 7:00 P.M. IN THE 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 in
respect to the proposed by-law. 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
by-law, the Ontario Municipal Board may dismiss future appeals.
ADDITIONAL INFORMATION relating to the proposed Zoning By-law is available for inspection
between 8:30 a.m. and 5:00 p.m. at the Development and Technical Services Department, 6tn
Floor, City Hall, 200 King Street West, Kitchener.
Andrew Pinnell
Planner
Phone No. 519-741-2668 (TTY-TDD - 741-2385)
andrew.pinnell@kitchener.ca
PROPOSED BY-LAW
October 16, 2008
BY-LAW NUMBER
OF THE
CORPORATION 4F 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 -
Black Tusk Capital Corp. - St. Leger 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. 122 of Appendix "A" to By-law Number 85-1 is hereby amended by
designating as General Industrial Zone (M-2} with Special Use Provision 381U
and Special Regulation Provision 486R instead of General Industrial Zone (M-2),
the parcel of land described as Part of Park Lot 287, Registered Plan 378, in the
City of Kitchener. These lands are shown on Map No. 1 attached hereto, dated
October 16, 2008.
2. Schedule No. 122 of Appendix "A" to By-law Number 85-1 is hereby further
amended by incorporating additional zone boundaries as shown on Map No. 1
attached hereto.
3. Appendix "C" to By-law 85-1 is hereby amended by adding Section 381 thereto
as follows:
"381. Notwithstanding Section 20.1 of this By-law, within the lands zoned M-2,
shown on Schedule No. 122 of Appendix "A" and described as Part of
Park Lot 287, Registered Plan 378, Retail shall be a permitted use to a
maximum of 25 percent of the gross floor area of the building existing on
the date of passing of this by-law, being 1,555.3 square metres."
4. Appendix "D" to By-law 85-1 is hereby amended by adding Section 486 thereto
as follows:
"486. Notwithstanding Section 20.3.1 of this By-law, within the lands zoned M-2,
shown on Schedule No. 122 of Appendix "A" and described as Part of
Park Lot 287, Registered Plan 378, the following regulations shall apply:
a) the minimum front yard shall be 5.80 metres;
b) the minimum side yard abutting a street shall be 3.79 metres;
c) outdoor storage shall be permitted within a side yard abutting a street
and shall be permitted a minimum of 4.21 metres from a side lot line
abutting a street;
d) outdoor storage shall be permitted a minimum of 5.18 metres from
that part of a side lot line which forms a boundary between an M-2
Zone and a Residential Zone:
e) the minimum parking requirement for Retail as a main use occupying
352 square metres or more, shall be 18 parking spaces.
PASSED at the Council Chambers in the City of Kitchener this day of
2009.
Mayor
Clerk
~z
m
~ LL Q X
LLB- E
C`1 z N U
N
^ 0
N ~ _ ~
Z ~ ~ ~ W
O z
zoo
O
O CD
q
~z z O ~ ~
~q0~ O ~qNW (n w
o~a~ ~ gZQO
~W N ~
z=~~ `° ~
UNp~~gJO W zw
g _
ti La
~~~~
q_J ~
q ~Jz~z
N ZW Ozw
wgw~O~=J pzw
Oz O w
~o
~JqJ
Z Uq J
W } N
~U~cr)1-zq NOz NO
~~(nZ~w
'
'NOW ~N c~
~ U
N cn
~W
C7zaa w W
W R
~~~Q~~~OO?Xw~?z ~ Z ~
~ ~>
~
~ O
z z O 7
f ~
C7_
Q ~ ~~ W ~_
z (~OqO Z~QYJJ JJJ
= Jz
q
Lg
qJ W
Z
~ Q_ W
~f!?
R u-~'Sq ~- q
~p
xO ~
<
g
ZUU
WJW~~
J ON Q ~ ~,q
`[ Z
QWQW' WZZZZZZ
~
W
~m~~~UW W W W W W U ~ Z
~ ~JWZ ~
>w~=~~w= QQQQOQ -~ N i=
w pQaw 0~~~~°Wmwwwwww
z ~ I- ~w
m ~~ ~~~ Z~
N d~~~~ W~ ~ O o Q
O U
V
~ ~ F
..
,-
\ >S,
~
'~ ~ ~
'~
~
U
a
~3 .. ~.
~
~
~
A~T
~ ~
O
o
"> ~~
' ~ ANC /
~ ~
~o ~ _
~ ~~ ~ ~,
"' " ' /
~ a
~,_ ~~~, ,~- _ ~' ~ o (V
~ '~ -~ ~ ~'W ~ o
i NN
/~ ~~
~ ~ a ~ V~
~ ~ ~ C~ q
~
_ ~
~ ~
\" S"S U~ CS
ii/ I~~CJ\ / ,
,C N
~ O
~ ~~ ~- '~ lppp
i \J\
\
\• fL~', Z+,`
ff'
~,
~
~ \ ` \i O ^
\
~ i U Q'
!\ ~
cam-~ ~- ~. : ~ '
, d Q
d' ti ~ `I ` Y" ~ `s
~ ~
~ r
,.
'd' M
..
~ ~
~ -M1,
~, m ~
PROPOSED BY-LAW
October 17, 2008
BY-LAW NUMBER
OF THE
CORPORATION 4F 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 -
Black Tusk Capital Corp. - St. Leger 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. 122 of Appendix "A" to By-law Number 85-1 is hereby amended by
designating as General Industrial Zone (M-2} with Special Use Provision 381U
and Special Regulation Provision 486R and Temporary Use Provision 12T
instead of General Industrial Zone {M-2}, the parcel of land described as Part of
Park Lot 287, Registered Plan 378, in the City of Kitchener. These lands are
shown on Map No. 1 attached hereto, dated October 17, 2008.
2. Schedule No. 122 of Appendix "A" to By-law Number 85-1 is hereby further
amended by incorporating additional zone boundaries as shown on Map No. 1
attached hereto.
3. Appendix "C" to By-law 85-1 is hereby amended by adding Section 381 thereto
as follows:
"381. Notwithstanding Section 20.1 of this By-law, within the lands zoned M-2,
shown on Schedule No. 122 of Appendix "A" and described as Part of
Park Lot 287, Registered Plan 378, Retail shall be a permitted use to a
maximum of 15 percent of the gross floor area of the building existing on
the date of passing of this by-law, being 933.2 square metres."
4. Appendix "D" to By-law 85-1 is hereby amended by adding Section 486 thereto
as follows:
"486. Notwithstanding Section 20.3.1 of this By-law, within the lands zoned M-2,
shown on Schedule No. 122 of Appendix "A" and described as Part of
Park Lot 287, Registered Plan 378, the following regulations shall apply:
a) the minimum front yard shall be 5.80 metres;
b) the minimum side yard abutting a street shall be 3.79 metres;
c) outdoor storage shall be permitted within a side yard abutting a street
and shall be permitted a minimum of 4.21 metres from a side lot line
abutting a street;
d) outdoor storage shall be permitted a minimum of 5.18 metres from
that part of a side lot line which forms a boundary between an M-2
Zone and a Residential Zone:
e) the minimum parking requirement for Retail as a main use occupying
352 square metres or more, shall be 18 parking spaces.
5. Appendix "E to By-law 85-1 is hereby amended by adding Section 12 thereto as
follows:
"12. Notwithstanding Section 20.1 and Section 381 of Appendix "C" of this By-
law, within the lands zoned M-2, shown on Schedule No. 122 of Appendix
"A" and described as Part of Park Lot 287, RP 378, Retail shall be a
permitted use to a maximum of 25 percent of the gross floor area of the
building existing on the date of passing of this by-law, being 1,555.3
square metres until January 12, 2012, being a time period of 3 years from
the effective day of passing of By-law Number "
PASSED at the Council Chambers in the City of Kitchener this day of
.2009.
Mayor
Clerk
~z
m
~ LL Q X
LLB- E
N z
~^ Ocv N
~ U
N
N~-~
z~~~z U
w
Ow O~ z
J z ~ a ~n
~
O tCl
cnZo
? z p ~ ~
HQp~a O ~dNw U) w
~~a» ui QzQO~OW N ~
Z
~~~ ~ ~oz~z¢~ z
z O S`w
o
Q-J d Q w p
w
Oz
waw~OrJ pzW ~o
~JQJ~
~
QO J
w N
~-QCn 1-zQ_ Npz NO
pW~N
w
z cn
~ U
N cn
=w
Z
w
U a
C7zaaw U
m
w ~w~w
D N =
~
Oww
t3~~Ql-coc~npp>>Gw(?z
~
Z a0
j U
~>
~~
(nH (~
Z O Z~
z O t ~W
2
Q
~~ wr_
w Qz UQQ
QYJJJJJ
ZUU= JZ~ct <LQ~LQ W
Z ~ Q.
~ ~
~O
ZZ
LLI-~QQ
~OxO Q
W Jw~ ~~J W
O
~ J
-iQ
`[ QW QW' ZZZZZZ
W ~~m ~~~U W W W W W W U l7O ~v/Z
~ ~JWZ >w~=~~w= QQQQOQ -~ N i=
w pQaw 0~~~~°Wmwwwwww
z ~ I- ~w
m ~~ ~~~ Z~
N d~~~~ W~ ~ O o Q
O U
V
~ ~ F
..
,-
\ >S,
~ '~
~ ~
'~
~
U
a
~3 .. ~.
~
~ ~
A~T
~ ~
O
o
"> ~~
' ~ ANC /
~
~
~o ~ _ ~~
~ ~,
~ "' " ' /
~ a
~,_ ~~~, ,~- _ ~' ~ o (V
~ '~ -~ ~ ~'W ~ o
# ~ - ~ ~
~~~" ~
- i NN
/~ 2
~>
~ _
~
~ ~
~C a\
~ _, ~
~ Q
)
C ~
~C
~
~ ~ ~
~ ~" S"S
~ .
U~ CS
~-'~ 5\ ~
~ ~~v
G~ ~ '
t
\
~
i U Q'
!\ ~
cam-~ ~- ~.: ~ '
, d Q
d' ti ~ `I ` Y"
~ ~
~ `s
U?
---ter ~ '-al \ _
~
~
~ ~ U
,.
~ r 'd' M
..
~ ~
~ -M1,
~, m ~
- anM Pa9J°9 y~inn a~ua~ Y CO
~ui~ uioyJ y6~H wg• ~~ ~ ti
r~ m w ~
1 _ .~ J
8! ~! M Oc~Zt„£ZN ~ ~ ~ o
a ~s u
~ _
v J -' n: ~ E E `~ ~ I
m ~ ~ c h+
a ~_-° ~ ~'° a ~ o CO
O'G i~ ~ p G N J O N L _
~ ~ - ~ u
m m ss -9 ~-, ~ - s ~ zs ¢` v -~ c -5i ~ a I .. N
o rz cn U ° ~ a
- .- O > ~ m
` o G cU
~ t y w a, a ~ V .` ~,, I m ~ F,;
.a _
_ ,
~~_~~ " m -G y - ~ '~ ~ w
»;,~
j E m ~ ~' a~~ m CV ~ ~ ~
~ c. ~ a .:
z,
C~ G ~ a ~ ~ ~ . CA L.L °
.~ o ~ ~ ~ ~ __ m -~ .I, , ~ ~,
//\\
a ~- ~ r.~ w Q •/ ~
~ w ~ ~ z W
-` O~ tE V ~`1~ ~' ~~, I ~ O LL ~ J
~ _
_ ~ ~~
~ T ~ Q
-G c c • w ~ I
~ W U ~ U
m _
o~ .a~~ ° m (~ ~- W
~m Uo~ ~ r ~. d ~_ o
cs - o~ ~ '_ ~, d I v1 ~ ~ O z
^ . _ G» G w ;
Sim l~ G~ ~ H
~ ~ ~ ~ ti ~; o ~ ~ ¢ ~
G~ ~ ~, ~ ~ I q, ~ Q W .~,~ a
v a r c~ ~ aGl o~ I ~ J ~ ~. O
~~ ~,~ ins ins ~+ ~ ~ w
~ . C9 .~ Q7 I ~-.
_ _ ~' ~~ f
~ _ ~ ~ W
-~ L~ ~ ... a w '.'-' °~ °' ~y W
_ a
C ~n G ~
G_ c ~; _ G t a S w 'n °i a. I..LI
J LL .-a ~ d+ Oc N O ~ ~; q` O
C~ N ~.O OU Oo ' u3U O N
L O~ ~ ~ N ~ N
(_ } to c0 d
-~ ~ ~~ -,. I N o ~ W
~ c } ri ~, r~-, ~ .c ~ .c O
~_ $- ~
_ ~ 6i c d I
~ 07~
> n
U ~ _- ~ -tea mom v
P° ~-- . ~ ` ~ al ~ _° o w
~b~~A4 %II°.nA ~xlo~ G - ~ ~ -p ~
°~~ _ °~ O c ~z-Q ~ m
- - -- - - - - - - w ° ° w
_ - ~ ~n
~~~o,~aplS ayaa~uo~ ys~x3 +lo4ds~ .s r. , _ ~'~y[YSb, ~ ~ O
W
~~n~~ng ° Q ~W-
rJ Q
l~~~IlS 2J3J31 '1S `~ °
o~-~
C G
~-G>
~~ v
N~~
o°
4 m
~ /;<.; G1 ~ O ~~~
N E .-
C? Lf~ O -G -O f~ aFP, ,v, ~ N ~ Lan
~...r ~ N iT y °
p .+-. ~ C ~ Q+ LL
o~ob.~n N.N U
r M ~ ~ ~ J ~
_° ~ ~ `~ W
~ W
C17 ~ rn ¢ ~ ~ a, ~'
U
c ~
~ o m ~ ~ ~ ~ ~ ~ ~ W
Qcv ~ a~ <C -~ '~ -° v ~ ~ U'
I''- O -~ cG a- o ca ~ W
U) ,
~ ~ Q ~ ~ Q ~ ~r oa U Cf)
HIV J DO J Q d~~ m f`
w
ao
a
s ~ l
~ ~ )~
Q
"~ ~ IO
r7
v v
w
~ C.
iw V
F
~ ~
~ E j u
G o
G'" "J
o
w ~
~ U ~
~ ., ,Q G
p lY1 ~ i' a.
Z ¢v'U c`~
~ ~ N n ~ o "
R ~ ~ ~..
N ...i !+ ,
a K - m n
o $ m oin ~ ,W M
,,, q O n r m -..n
~:
j ~ ~
~~v n,~
s
~~aro
r~~ o
fl ~ '~
?~~~
zws~
I ~ ~ ~;
~ ~oQ~
e
~y~~
~, ( s
~; m
~ ~ v.5 .a
~ ~~~~
~_
r
N ~ .°-, Y ~
.~ ~y~ o
w ~ ,'c_' ~
w ~ 6 r.
PY C ~ 4 Z iu
Q {p ~ 6~~cc
U ~ J .Si O J
~ ~ ~ N ~ N
d
~ ~d1, - n
c
c
~ ~~~~ 4
m
t ~ _ _ U
d Qy "' N T L d
ice-' IV m ~ 6 O ~
k °1amc c
p tk R ~ g .~
b ~ ~ t~~~[~ v~NCC ~167~
~ U M ..3 N~ O~ N
~ ~ ~ m L `c ~ .T1 C a+
N O_ ~ O O A Y N L ~ ~ I
Q! y C r6 J N__L U~tf1
C ~ C ~'~ f M~~4 ~~V N'- u i
~' ~ ~ U ~ ~ I a~~~~~z~ ~ a~ r
Y ~ ~ ~ ~ c E E d~m°~, ~ ~ Yi ~ ~ _
~ `~
m ~ .~~~~x~~~ R NL~mi x{^~r c
L
`° °' £
u,tiFr'nQ ~ ~ ffQa°io~~v~a ~ .~~~o6~°m~w
m ~ I awh- `~,i~ ~ d U$oNaxaLL a
C
Q
G
G
A
m
°}
~~
~ ~ g
y
~e~
t~
0
M
~,~
~.
" a
n U ,
a
~ W
~ ,
Y ~ ,
3
~* i
i
C
O z
~ t
4
e'
t
~' . i
~ F
O'
O ;
a !
~~
1 ~
`~
,~ ~
{
~ ~
~
~ v
~ ff
- ~
L'^
C3 O
~
ti
_ ~ ~ ~ u' a,
~ t'~'
~~
.
~
~ ~ ~~~
~}~ ~
~I
~ 9
~ r 7'~
'~ q NnR
I h
i
3 .j
~~~
m.,
4 7i
~ s
~~ 3S ~
L`? `t
~' s 3~ ~J~
s
'~
i~
~ ~
(E ~
Yom} xx
~
6
~
~ o -.
~~
~ ~
~
~ _
'~
~ m
~~{ ~ U
'V u
dp
t +,
, /
V' ~
a`
m
m~n e
a
~
in ~' $
o
W '41 ~~_-~ ~N
~ A / ' Q Nrw ., v~
v
u
a
a
i
a
0.
ca _
}1
r-
~ ~s~
~ ~ .
° ~ ~x
~
G
~
c ~
w ~
~ ~ 2
U v
W
U r-'
'~ £
er
p
;:
Q` c
~ ~ ~ G
a
~ 'S
. Y1 ~ o ~ ~
O
~ u t ~'sd
~~~ a
g{t
r~i $'~ 3 e
a
~ 8
a ~~ ~
'
m Ip~
'
, ~ t r-
P a
~ ~,
o
~
i
m
. d
~
Q
m ~
j~
I N
L
b
[t5
a
H
~
t
N
N p
Q
~
~ N
O
C
~ O U
p
U R y
C
.
~ y
y
O
3 c
n O
~
E
€
q o
~
~ m
~ a
m
~
~
€
S
i 40
~
TF ~
~
N N
N
1 W y C
O
1
j
V
_
U O
Y.
ro
'
N
a
.
{ t6 .+
~
N L'
p_
1 a a
1 d .ci
~ E_ d
t
~
I N
I u ~
C N N
om' 's
~ 4
G C
N
p O ~ V [L N
r
~ ~ ~
~
n a
~ c
t ~ j~ m y ~ V
d
~
c
m
o _
~ m
v c ~' N c ~
p
~ ~
~ ta} ~
R7 v o
_m
~ La
~ o
-o ~
~ ~
~
~
~ m a U ~ n y o
a
i
t Y tL
-~ d N c
p
~ a
E m
ca
(B
w ~ V
a E~
~ rn
..
~ IL m M U US
F
i ~ ti
•
C
C
rt
u C N
.- u;
4- ~ LI
R ~6 Gib t~ i.:
I-`a aril nm
.Ci N N
v-cu' ~ ~
oow~~~
~s+:t nn
oro~,m
L s~ ++ ni a as
TL 4 Sri ~n ~n
M•r ar~v
~'d ~ E r c ~
C G M C 05 Y. >-
Y V F ~~~nLL~
', 3
C
O
w
7. U W f- O N ~ D 2i
} u N t -n^y ~ ~ N
my-iacp -~ cc
fq € ~ R .~ N '~j
~O N L C ~ Gi
N ~- 4= u) p
V .CS W V ~ ' .G CA
~~
~ ~ :ct~ O y C..L,,, ~' Sf
U '3 43 "" L ~ p7 T y ~
... N C N N w E w- N " C
Yo.N~~,' ~-3 ~'~ m y
(~ N U -p
E ~. [~I C ~ .- C U
6 '" ~ p?~ N "O p.O U
~o~" _~ ptpi ~~ g~ p
[0 g G_ ~ u ~. N t6 'N N
N Lp N p_ ~ ~ C ~ a p R
N ~ ~ CT ~ N N ~ ?. C .Y
N ~ C -d ~ U O.
NL may ~ ~ p'o u+ ,n
~" ~-c c ~ p. ~ ~
.O yj 6 ~ `1 .~ N ~ fl ~ N
c o °~~ w v« c E
~ O
y~ 4C1 N L O)OS ~~ U O
t~ t O C ~C G Vy L V p
5 a' p~ ~ N N
Q ~ N R tii ~ 61 ~ N +^~
,O +(! ttl -p N ACRE ~d ~ m
Q1 'C
mC'V?r `S ~ ~ « C~ RS R
O Ct~ ~ 0... OVA ~
ro ~ m
~00 m~O ~ro.@ N~ '~ C
_ O
N m~0 C ~t d~ Q V O S1- ~ Q
O.'~L.. U ~ ~ N ~ 9 ~ « C .~ l6 t6 R
m '~ N Q N O Oa ~ fC6 Q N ~ ~ O (.1
cnm ~ E.r~.. N m N~ I m o q m m ~
C C
C N N- o ff G L~ (4 O I1 4. ~ N O ~ N
'CJ _ V C C: a ~ C
9~ ~~ ~' i W = n R' m m 9> R m C v ~ Ut N
~ a 3 ~ R c~ `m ~ m R o ~ ~, ~ c4.
a1 (7f m-'~ b R C C t6 r~ O
-x N ~ ~ N ~ t m N ~ t Q ~.° ~s p0. `o m ~
v °~~'~ ~~~. H ~ cn'N~' D ra ~ u~~ m ~ PQ aiv~'
~dm~ «~ ~r Qtr
m j~e ~ ~~ •~ c...
~~ ON "6 Q} X O G ~ a..
tY1 Tc "~ y ; ~ o C O
~ a
z ~~ _
_T ~d~ Q C ..~.. ~ tC l4 'O
~ p ~ O O V 01
US C ~..R. C ~ 'ma'y C
~ ~ ~ C
U R p O N c
~ > N I6 Q~ C
V N ~ ~ "~ m
d O r~ ~'- ~ N
t '-' SD ~ ~ ?. G J
'„~ a ~ N tTl (6 O- m
N R N~ W'= O C
> ~` 3 ~ y W ai
~ 2' m - a~
V ~ C Q
d N ~ ... - N lJ O
V = _ N d wt t
a m N o m °c ~ 3
d ~ t~ ~~ c p~ a
E 61 N '6 O ~
as ~ p o~j ~ o C7a a-m
~ ~ o ~ i om ro~oo
N N C O N O
c 0. c o v7 o p m ro~ '~5 L
~{ O 4 ~ N w N C ,~ N 71
~q m
~ C U ~ ~~.~ R ~ W N N~ 7i
o m 'n y~ c ~N a c Q ~~ff
p '~ G] n ~s .Q cn o m ctl E'- ~ ~ ~ U~t
o ttk ~ c ¢ VS m d '-' -~ ¢ ~ m is
N ~ p O q~ ~.. f~ O ~ ,~ O y~ y - `p
£ ° p c ~ Y ~ c r ~- ~ 'ro
W c ~ ~ ~mN ~~~ ~F~ t`a~'$~~
vt s ~ o ~
h C `,C N O~ ~ N N tG U1 p Q N~ ~ N C p T
J~~ a N a m N e d O. ~ ~ tp tq N O N
OO `] V ~ V
~~~E~ O u'Um ~~m 9 ~~~R
E ~ ~ m~ mo
"'ti ~ „ ..
CJ , 'c cf 7 O ~_ ~ a m ~ p ~ t- 'a c
L G+ ...~~~ m `mvNi " N~ao
_ o ~ c
~~~ is o ~ ii ~ r=ro .°'cmo tC ~R'`aE
O F- p. u 77 ~ t- o~ ~ C7 rn O i- q- m m
~ fl_ N
m m 3
S3 M L
N ~
~ T ~
~ U O
R « T
U ~'~
D U
~! .C p
via
T U ~j
r ~
aim
c
N.ou~
`o c ~
m
o ~ ~
N ~ N
} 'm m
N L ~
~ C ~
- D
~ 'C C
.. .. -r~i
~y,~coo.L
~ c ~ a o ~
~t~~~
V Q C V T~ 71
a m N ~ a mLU,
p~p F N
C N } V ~
0 3 ~ ~ m ~ m
~ ~ N
~,yvrE°;~
ro N " N' ~ N },
- ~ N N
~] i C 3
Q I, 'O ~ 6
m m p m
~ Iri ~ N G
G ,t+ ~'C ~ D j
~'V U pLLp~~ p p
m W d a 4 j V
C ~ ~ N„ O
ro E R
(6 m Yom-' ~ W d
O ~ Y C N
E o
~'c7m 4cr
~ m ~
°p~~?~~m
w ~.~ O s ~~yy
c ~ ~ p ~
mp -°ro ca
mN~`~' n~
L.- 7U0 CA
p~ C d 7` U N
G ~_ ~ q V L
N « " ~ ~ N ~
'O U fl ~
Q~j L ~ ~ A y
o ~ o ~ m ~ ~°
p m 5, o m o~
p`_~ ~~ ~ 3
~a ~' L° ~~
~c~~r~~w
H ~ u m », a
~_'n
i
j
ll
d
N
a i
; c F-
m
-om
ab .
~ ~ ui
!'
o ~ .-,
._Q
z~ v~
E ~,
~ m
~ y = vrS
S .
d r
~ ~ N
rNi
-' m
m ~
r C
in
V v
m
w D
~
'
C ~
~
@ .H O
91
0 C
o
~ ui in
fl 0.
o m
~
~
N o
C ~.
d II ~a
Q ~
~ 4 m_
l N
~ m m I ~ a
J
~ U
~ N
Ct C ~
by
O
C
~ ~
~ ~
N
~
u v o
c d ~
n m
i m o ,~i
~
C
O ry~ 9I ~ C ;L
~ il
Y
O V
s a ~ ~ ~, ~
ni ~ .~ _
¢~ ~ j ~o
~ ~
~
°~
~ ~
o
5 ~-
& ~~H
, a
f. ~ d O c - ~ ~ ~ ~ N
~ E ~c .S I Mm
~
chi v° ~ ~ Yc a ~°,~ L E
_ c_
I
a E
o
.a ~
E o mQ
~o ~
~ °
s
4 £'da~
r U
o
y 3
y mo
' o
U E E°N
6"
~ ~ c
4
Ll i
~mai ou
'
2 6 C
v"~, to S.
m j
I cz~--
ot .
~
~~
~,~
_ ri
~ ~ m ~,N
9
s m N
~ k N ~ G
._ t 6~U
~ a
'a'~'gkri ? o a, v~'~ `~ v d~
s
c~ -
~
a 6 E
r
4 3 o n
y
W C71H V ~+
4
E p
O
CC rnd S ~ ry
1
i 4. N1 E'^ `r~U1
I
{
t
'f
I ~
t
j
! t~n
~
i ~
1 ~
~
v I a~
J
N
~ ~
O
4 v
Q
t6
C1.
N
rn
~ V
c d
~ m
a i
°' o
~ ~ ~
t`3
°v
i-r
N
o
~n E a
t c
' ~ N
o
~
~
E v
w
N
'.
~ Q ~
~ E o o ~
I ~
m ¢
U
2 G
N
~' N
~ o
a V
! ~ .
c u
'o ~ ~ .~~.
~_ ~
m >, c~
'~ c ~ m
t I ~ o
j{ n ~
( d a m@ ~ a T ~ r'
1
' ~ h
G 3 ~ ~ ~ r I ~ ~ s w ~
~ (
(
F F.. ~
;~
N
.• ~ ~
~_
-
_° ~V7hN = 7~
c
as
y
~ _,
a tni
4
~ °$ ~, ~
'~ ~ ~ ~
J 0. n ~ vx E.
~, 'J mx Le •wW
NY m
..~ ~ aoD~ °w~ w
U L ~°a~'C `a ii~w S
[4€ i
I
I
I
a
v
0
V
`~
I
~
~ f
i
I m
~
~ o
o
1
j ~
V
~
i
I
~
O]
j
~ C
m
~ ~
~
I Y
m
y o
c
U I v m
U
f in
I ~
V m
E
~
N ! ~
~
~ n
m
F
(
) 3 i N
o
( n
o C
4
~
~ t ~ ~ ~ u m
q
4
~ Q
~ T
C
m
U
Q
~
i ~
= ..-
o
m
U m
~ V m
~ I
~ U N
~
a ~
fl a ~
~ a ~ a
~ o,c
M N ~ ~
N U I
N
M U y
p c ~
m v
~
o .
-~
"` c
m m m
~ E
a~
~
O
p ~
N E P E
N ~ Y
l I p £
~ N E f
a-C.~
o U ?~ b U m I a ~
$ '~ e
~ ~
~ o
. g
m i m ~
I ~ o
~
rn I Z'
~ ~ a .~ v
o~
o. o
m
~ ~ I ~
'
~ +~ m
V
v ~
eat~u
~~~Ta y
~ ~,z
iav
av~rr v
~ ~
t G
mD~~
~
~ i
L~
$
-u ~'
L ~
% ~ ~~,
~
~
? w ^~
t
'
pq
C
7 ~
N
I
C w s vi
Q.
Q m c
c`~ t~ > s v ]]° 0 7
i--
F v:
I v
°t~ o c
z ~- ° o
! u
~ +
~ 'm m' s m
x
~
u. to r
i = ~
.
t .
- ~
'x,~
oa
0
a
.,.
O
ra
_-
.~
a
°u
v
C
?t
0
0
a
v
w
v
F
7
ml
g
a
F.:
0
G
K
x
n
`~
~~
~"."
R
~ B
~ Q 'S
~ Q. ~
U
~
?
L
y
$
~3 ~ Cl
~ ~ ~ ~ n
v y
5 ~ Ll N ~ W ti :n
F+
Z
O ~'
C+ ~ V
Z vi `" '~
~u
~ ;ate
~ ~~N
W ~~ u
C7
t4 ~
Q
GC
0
s r~
n~
w
F
~`
O c5.
~ ~ li
GC GT n
G j ~i'
C w m
e
0 o~u
~ N~~
w ri~
a ~
~. ~ Ry
w
o ~
c4
tl1 ~
~ ~
L ~
N ~
.'~-• 'C7
N
N =
O
L ~
N C
3
~~
~ r
~ O
O !+
v c
~- N
an
m ~
N ~
p
C N
O
N 'G
C ~ ~
~'~E
anm
~ 3
~ O ~
R ~.~
7 ~ %1
L .~ ~
+~ i
a m v
T~~
0
O b
't7
C N ~
~ m E
G7
E Q_
c 3
c c ~
ma ~
L ~ ~
7~ .y.
ava~
T ~ ~
~o. ~a.
w. c
L .~
~ 1 ~1
~~! ~~,
+v3 - A-
~~
~~ ~.~.
c*
a H
m `~ a
z ~ a
'i~ `1
~,~
~~
~'~
a a ~
o: ~ Cfi
~ o~
T
~~ .
~, t
u
U
~ ~ 4
^^~~ ff r
a"~
N
~~
o~_~
+' x g
~ ~~~~~
P. ~° G ~
~ ~ a ~ 0
@E -aaar
~ ]., t ,~
O . ~ N
c
g^
p'~~
~' #
a o d '"
o~~o`
r,'ys9 cG7
C o -
~ r y~c: y ~
,'AV.°~54x
i p.,
* ~ G
{~ ., o
a` # iC ~' V
» ~ -,
v'~.~
s ~ U
' O e~~
N
« a N A f"
~ r u
* 0 m
s ~ q
k~.
i +
0 6~
•- iq
d m
~ a
~ ~
N~
~~
m
N ~
~ (71
~.. ~
~a
3
m
~ w
C O
O ~
m ~o
.~ ~
°a "~
t6 ~
~ R
+~ O
C to
O p
~~~
C ~t
v
W Q .
O ~' pt
U
~ ~ o
`~ ~ ro
~ ~Ql
s ,c ~
a ~ ~
y+'-
~3°}
G C
a w
.A/ /'
~~
~~
G
~ ~
;~ v
~o ~
,ZR in d
1 ® _
'~
~~ ~
~ p
G e~`u
c ~
> ~
~L w
C V "
~~~~o
a. - v5
G savC~
e 6 _ ~ 4
o- G cU
x-~~.~"
~°~'~ U°SC fT