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HomeMy WebLinkAboutDTS-08-174 - Municipal Plan Amendment MP 07/13/I/JVVWK.ITCHFNFR ~evelapmeni & Terhnieal5ervrces Report To: Development and Technical Services Committee Date of Meeting: January 5, 2009 Submitted By: Alain Pinard, Interim Director of Planning (519-741-2319) Prepared By: Juliane von Westerholt, Senior Planner (519-741-2776) Ward(s) Involved: West-Victoria Park -Councillor Christina Weylie Date of Report: December 1, 2008 Report No.: DTS-08-174 Subject: OFFICIAL PLAN AMENDMENT-MP0713ll/JVW ZONE CHANGE APPLICATION -ZC0712211/JVW IRA NEEDLES DEVELOPMENTS LTD. RECOMMENDATION: A. That Official Plan Amendment Application MP07113111JVW requesting a change in designation to the existing Arterial Commercial Corridor Designation by developing a special policy for the subject lands to allow additional retail uses including an independent food store with a maximum size of 4300 square metres, and to limit the total retail uses on the property to a maximum of 10,500 square metres, be adopfed. B. That Zone Change Application ZC07122111JVW requesting a change in the zoning from Arterial Commercial Zone (C-6) to Arterial Commercial with Special Use Provision 382 U and Special Regulation 484R on lands legally described as, Part Lot 4, Reference Plan 58R-14862, located north of Highland Road and west of Ira Needles Boulevard in the City of Kitchener be approved in the form shown in the attached "Proposed By-law", dated January 5, 2009. BACKGROUND: The subject property is located on the west side of Ira Needles Boulevard, north of Highland Road. The applicant is proposing to amend both the Official Plan designation as well as the zoning for the subject lands to add a special policy to the Official Plan and a Special Use Provision and Special Regulation Provision to the zoning which would allow retail uses including an independent grocery retailer having a maximum floor area of 4300 square metres and would limit the total retail commercial uses for the site to a maximum of 10,500 square metres in addition to the arterial commercial uses already permitted on the site. In order to provide some locational context, the properties to the west consist of mainly heavy industrial uses. The properties to the north consist of a storm water management facility for the subdivision on the east side of Ira Needles Boulevard. A Hydro corridor is located to the north of the Storm Water Management Facility. The property to the south contains a gas station. A residential subdivision consisting of 114 single family lots is situated on the east side of Ira Needles Boulevard, while higher density residential uses are contemplated for lands at the north east corner of Highland Road and Ira Needles Boulevard. REPORT: 1. Planning Comments Proposed Official Plan Amendment The subject lands are currently designated as part of an Arterial Commercial Corridor in the City of Kitchener Official Plan, and are designated Commercial in the Highland West Community Plan. Arterial Commercial Corridors typically provide for a broad range of commercial and industrial businesses including free-standing offices and are predominantly automobile oriented as they are situated along primary arterial roads. The Arterial Commercial Corridor designation does not contemplate a full range of commercial retail uses in these locations, as these corridors predominantly contain automobile oriented uses that generally provide a specialized product or service to persons coming to the premises to do business; require accessibility to a well populated market area and are generally located on a Primary or Secondary Arterial Road, and are uses that are generally not permitted in an industrial area. As indicated in the Proposed Official Plan Amendment, attached as Appendix "C", the proposed amendment will permit retail uses including a food store through the inclusion of a Special Policy while maintaining the underlying Arterial Commercial designation. The Food Store would be limited in size to 4300 square metres and the total retail uses on the site shall be limited to a maximum of 10,500 square metres. The proposed Special Policy to allow a food store on the subject lands would not compromise the intent of the Arterial Commercial Corridor designation and given the location of the property relative to the adjacent residential subdivision, limiting the size of the food store to 4300 square metres would provide for an appropriate neighbourhood sized food store. The site itself is somewhat separated from the community by Ira Needles Boulevard and is therefore not likely to solely be a pedestrian destination and will most likely continue to be an automobile destination, which is consistent with the Arterial Commercial designation. The applicant originally contemplated designating these lands as a Mixed Use Node recognizing that this site could provide for the daily needs of nearby neighbourhoods and that transit service could be integrated. However, upon further discussion with Planning Staff it was agreed that the Mixed Use Node designation would not be appropriate at this location as the site is not the focus of the neighbourhood and this site, though providing for some walkability, it will likely remain primarily an auto-destination. A market study is not required under the current official plan policy, as the total commercial uses on site will not exceed 15,000 square metres, which is the size that requires a study in the Official Plan. In order to minimize traffic impacts of these uses on abutting streets, vehicular access points shall be controlled and access points to new development may be required to share common driveways and provide for maneuverability between sites. The Region of Waterloo has jurisdiction over Ira Needles Boulevard. Due to the proximity of this site to the roundabout at the intersection with Highland Road, access will be controlled with limited movement in certain directions. An updated traffic study was submitted with the applications, which proposed one full movement driveway, one right-inlright-out driveway and one right-in only driveway. The Traffic study concluded that in order to provide good accessibility and circulation to patrons, delivery vehicles and emergency vehicles the proposed access configuration would be desirable. The Traffic study by LEA Consulting also concluded that the roundabout movements along Ira Needles Boulevard at Highland and Victoria Street are expected to operate at excellent levels of service during peak hours with the anticipated additional traffic generated from this development. Discussions concerning the traffic access and movement to and from the site as well as on-site movement are ongoing between City and Regional Staff and the applicants and will be finalized during the Site Plan Approval stage. City staff has indicated that a pedestrian connection between the subdivision to the east of Ira Needles Boulevard would be desirable to improve walkability to the site. Appropriate urban design requirements for site landscaping, the massing and placement of buildings, and the construction and location of on-site service facilities such as garbage enclosures and loading areas will be implemented at the Site Plan Approval stage. While a site specific Urban Design Study is not required, as these lands are not proposed as a Mixed Use Node or a Planned Commercial Campus and are not directly adjacent to a residential area, the City continues to strive for well-designed sites using appropriate urban design techniques listed above. This will be achieved through the development of a Master Plan for the site at the Site Plan Approval stage. Based on the foregoing, the Official Plan Amendment is considered appropriate for the development and use of the land and is compatible with the surrounding area and staff recommends approval thereof. Proposed Amendment to Zoning By-law 85-1: The applicant has applied to change the zoning on the subject lands from Arterial Commercial Zone (C-6) to Arterial Commercial Zone with Special Use Provision 382 U and Special Regulation 484 R to permit retail uses including a food store within the Arterial Commercial zone and to limit the size of the food store to a maximum of 4300 square metres. The Special Regulation will also limit the combined total square metres of retail uses on the subject lands to a maximum of 10,500 square metres so as not to compromise the underlying Arterial Commercial zone provisions. The Special Use provision will allow a broader range of uses including retail uses such as the food store, which is currently not permitted in the Arterial Commercial Zone. The proposed Zoning By-law amendment is considered appropriate for the development of the subject lands and will regulate the additional permitted use and ensure that the scale of the proposed retail use including the food store is appropriate for the subject lands. Based on the foregoing, staff recommends approval of the proposed Zoning By-law Amendment. Provincial and Regional Policy Considerations: The proposed zone change and official plan amendments for this site meets the intent of the following Provincial and Regional Policies: 2005 Provincial Policy Statement The development proposal is consistent with 2005 Provincial Policy Statement, which encourages the sustainability of healthy, liveable and safe and complete communities. Section 1.1.1b) of the Managing and Directing Land Use to Achieve Efficient Development and Land Use Patterns Section, encourages the "accommodating and appropriate range and mix of residential, employment (including industrial, commercial, and institutional uses), recreational and open space uses to meet long term needs." Maintaining retail commercial type uses in close proximity to the existing residential subdivision to the east as well as the high density multiple residential use at the opposite (north east) corner of Highland and Ira Needles Boulevard will help complete the community and provide for a neighbourhood scale food store within a walkable distance. It will also provide some employment opportunity for the area. This development proposal meets the land use goals and the intent of the Provincial Policy Statement. 2006 Growth Plan for the Greater Golden Horseshoe The 2006 Growth Plan for the Greater Golden Horseshoe, mandates municipalities to develop as complete communities with a diverse mix of land uses, a range and mix of employment and housing types, high quality public open spaces and easy access to local stores and services. The proposed development in its proximity to the existing residential subdivision and the high density residential land uses on the east side of Ira Needles Boulevard will help achieve this provincial goal and will serve to complete this community. Regional Official Policies Plan The subject lands are within the City Urban Area as established in the Regional Official Policies Plan and the proposed commercial development will provide neighbourhood scale retail uses within a walkable distance and will help to complete the community through the provision of employment uses and access to local shopping. The proposal conforms to the ROPP. Conclusion: City of Kitchener Staff supports both the official plan amendment and zone change applications and recommends approval thereof. Staff is of the opinion that the proposed small scale retail use (food store) is an appropriate scale and use and supports its inclusion as a permitted use to the Arterial Commercial Official Plan designation and the Arterial Commercial Zone for this property. This is proposed through a Special Policy in the Official Plan and by Special Use and appropriate Regulation in the zoning by-law for the subject lands as the use will help achieve a more complete community by providing easy access to neighbourhood shopping and employment. NEIGHBOURHOOD COMMENTS One property owner submitted a comment form to the City. His concerns with the proposed official plan amendment and zone change were related to traffic flow along Ira Needles Boulevard with additional commercial uses along Ira Needles Boulevard. A "Traffic Impact Study", prepared by LEA Consulting Ltd. was submitted by the applicant in support of the proposed development. It concluded that the roundabouts along Ira Needles Boulevard at Highland Road and at Victoria Street would continue to perform at an excellent level. This should in turn allow continued flow of traffic along this arterial road. AGENCY COMMENTS The application was circulated to all applicable agencies and internal departments. Citv of Kitchener Departments Transportation Planning Staff had indicated that the Traffic Impact study (Lea Consulting Ltd. September 2007) be updated to consider a signal warrant analysis and an analysis of pedestrian movement across Ira Needles Boulevard. A revised report was submitted by Lea Consulting Ltd. on July 29t", 2008. The report concluded that a signalized intersection mid-block at the main entrance to the site, would compromise the continuity of flow of traffic along Ira Needles Boulevard. The placing of a signalized intersection in a corridor of roundabouts would disrupt the continuity and flow of traffic and would result in a negative impact to the operations of the roundabout and corridor in general. With respect to pedestrian movement, the analysis concluded that a pedestrian refuge at the main entrance opposite the walkway leading to the subdivision to the east is not warranted. However, it was believed that the provision of a pedestrian refuge could encourage more cycling and walking trips to the site across the physical barrier created by the street itself. It therefore concluded that, although not warranted, a pedestrian refuge could be considered as a transportation demand measure for the proposed development. Long Range and Policy Planning Staff reviewed the proposed Official Plan Amendment and Zone Change and suggested that the site is not suitable as a Mixed Use Node as this site will not be the focus of the neighbourhood and would continue to be more suited to automobile oriented development. The recommendation was that the Official Plan amendment could be a Special Policy to the current Arterial Commercial designation and that similar Special Use provisions be included in the amending zoning by-law. Development of this site should also pay particular attention to urban design, traffic, pedestrian movementl connectivity as well as a connection to industrial lands to the west for servicing. The City's Supervisor of Site Plan Development had some specific detailed comments about the site layout which will be addressed at the Site Plan Approval stage including parking stall size, drive through without the need for pedestrian crossing, location of garbage enclosures, provision of a sidewalk and provision of on-site pedestrian links and bicycle parking stalls. Environmental Planning staff indicated that the General Vegetation Overview for the site prepared by Howes-Jones and Associates in February of 2005 for the subdivision 30T-02205 includes this site. The Detailed Vegetation Overview indicated that the wetland feature W2 was to be a potential transplanted area and recommended that the existing plant material from the wetland feature was to be transplanted in either the wetland buffer on the subdivision development property or off-site for use on other City of Kitchener projects. In this regard Community Services staff should be contacted to determine if it is viable to move the vegetation and to establish a timeline to do so to ensure that the approval and construction process is not unnecessarily delayed. Region The Region has indicated that with respect to water and waster-water servicing, the subject lands are currently located in pressure Zone 5 and will be serviceable through pressure zone 6 in the future. With respect to groundwater resource protection, the Region had no objection to the proposed use, provided that appropriate measures to minimize the impact of salt on groundwater were considered as part of the site plan design. Regarding the issue of site contamination, the adjacent lands to the south are identified as a known and suspected contaminated site as the lands are used a fuel station. In this regard, the Region has requested a Record of Site Condition prior to final approval of the OPA by the Region. Discussions with Regional Staff indicated that the Region is not opposed to the City's adoption of the OPA, as final approval will be contingent on the RSC. The applicant has submitted the RSC to the Ministry of the Environment for their approval. The Region also indicated that access to the site will be controlled as Ira Needles is a regional road. Details concerning the number of accesses to the site and their location can be finalized during the site plan approval process. The Region also indicated that a noise study may be required for future applications forthis site, including a Site Plan Application. C~RC:A The Grand River Conservation Authority indicated no objection to this application. FINANCIAL IMPLICATIONS: No new or additional capital budget requests are associated with this recommendation. COMMUNICATIONS: Circulation of the application was undertaken on November 16, 2007 to all departmentslagencies and all property owners within 120 metres of the site. The comments received are discussed in the report above and are attached as Appendices A and B. The advertisement for the notice of the public meeting will appear in the Record on December ~, coos. CONCLUSION: In summary, the Department of Development and Technical Services recommends that Official Plan Amendment Application MP071 3111J11VV for the purpose of modifying the existing Arterial Commercial Corridor Designation by developing a special policy for the subject lands to allow an independent food stare with a maximum size o 4300 square metres as well as other retail uses for a total maximum of 10,500 square metres of commercial space on the property be adopted. And further, that Zone Change Application ZC0712ZIIIJVw changing the zoning from Arterial Commercial Zone ~Cw6} to Arterial Camrnercial with Special Use Provisions on lands legally described as, Part Lot 4, Reference Plan 5$R~1486~, . in the City of Kitchener be approved. ~ ° ~ -~'e ane von Westerholt, BES, MCIP, RPP Dior Planner ~. Della Ross, MA, MCIP, RPP Manager of Development Review Att~rhmPnts~ Proposed Zoning By-law Map No.1 _ Proposed Official Plan Amemdment Newspaper Advertisement Appendix A - DepartmentlAgency Comments Appendix B -Property ~3wner Comments Aain Pinard, MA, MCIP, RPP Interim Director of Planning PROPOSED BY-LAW January 5, 2009 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 - Ira Needles Development Ltd. (Fieldgate Commercial) - Ira Needles Boulevard) 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 11 of Appendix "A" to By-law 85-1 is hereby amended by designating as Arterial Commercial Zone (C-6) with Special Use Provision 382U and Special Regulation Provision 484R and Open Space Zone (P-2) instead of Arterial Commercial Zone (C-6), the parcel of land described as Part of Lot 38, German Company Tract, being Part 4 on Plan 58R-14862, in the City of Kitchener. These lands are shown on Map No. 1 attached hereto. 2. Schedule 11 of Appendix "A" to By-law 85-1 is hereby further amended by incorporating additional zone boundaries as shown on Map No. 1 hereto. 3. Appendix "C" to By-law 85-1 is hereby amended by adding Section 382 thereto as follows: "382. Notwithstanding Section 12.1 of this by-law, within the lands zoned (C-6) on Schedule 11 of Appendix 'A' and described as Part of Lot 38, German Company Tract, being Part 4 on Plan 58R-14862, Retail uses including a food store shall be permitted." 4. Appendix "D" to By-law 85-1 is hereby amended by adding Section 484 thereto as follows: "484 Notwithstanding Section 12.2 of this by-law, within the lands zoned (C-6) on Schedule 11 of Appendix 'A' and described as Part of Lot 38, German Company Tract, being Part 4 on Plan 58R-14862: a) the food store shall have a maximum floor area of 4300 square metres; and, b) the total retail uses for the entire site shall not exceed a maximum of 10,500 square metres." 5. 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. , (Ira Needles Development Ltd. -north of Highland Rd and west of Ira Needles Blvd.), but 2 day of 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 A. D. 2009. 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The purpose of the Municipal Plan Amendment is to apply a special policy which would have the effect of permitting retail uses, including a food store to a maximum size of 4300 square metres, and total commercial uses to a maximum of 10,500 square metres for all retail uses on the subject lands. The purpose of the zone change is to add a Special Use Provision and a Special Regulation to the existing Arterial Commercial C-6 Zone to permit retail uses, including a food store, in addition to the range of uses currently permitted in the C-6 zone. 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 January 5th, 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 andlor verbal representation either in support of or in opposition to the proposed Zoning By-law Amendment and Municipal Plan Amendment. 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 Zoning By-law or adoption of the Municipal Plan Amendment, the Ontario Municipal Board may dismiss a subsequent appeal. ADDITIONAL INFORMATION relating to the proposed Zoning By-law and Municipal Plan Amendment is available for inspection between 8:30 a.m. and 5:00 p.m. at the Development and Technical Services Department, Planning Division, 6th Floor, City Hall, 200 King Street West, Kitchener. Juliane von Westerholt, Senior Planner, Phone No. 741-2776, (TTY-TDD - 741-2385), juliane.vonwesterholt@kitchener.ca AMENDMENT N0. TO THE MUNICIPAL PLAN OF THE CITYOF KITCHENER Ira Needles Development Ltd. (Fieldgate Commercial ) Part 4 Reference Plan 58R-14862 AMENDMENT N0. TO THE MUNICIPAL PLAN OF THE CITYOF KITCHENER Ira Needles Development Ltd. (Fieldgate Commercial ) INDEX SECTION 1 TITLE AND COMPONENTS SECTION 2 PURPOSE OF THEAMENDMENT SECTION 3 BASIS OF THEAMENDMENT SECTION 4 THE AMENDMENT SCHEDULE `A' AMENDMENT TO MAP 8OFTHE MUNICIPAL PLAN -SPECIAL POLICY AREAS APPENDICES APPENDIX 1 Agency, Department and Neighbourhood Comments APPENDIX 2 Notice of the January 5, 2009 Public Meeting of Development and Technical Services Committee APPENDIX 3 Minutes of January 5, 2009 Public Meeting of Development and Technical Services Committee APPENDIX4 Minutes of Council January 12, 2009. AMENDMENT NO. TO THE MUNICIPAL PLAN OF THE CITYOF KITCHENER SECTION 1-TITLE AND COMPONENTS This amendment shall be referred to as Amendment No. to the Municipal Plan of the City of Kitchener. This amendment is comprised of Sections 1 to 4 inclusive and Schedule `A'. SECTION 2 - PURPOSE OF THE AMENDMENT The purpose of this Municipal Plan Amendment No. is to add a special policy to permit retail uses including a food store of up to 4300 square metres in size, in addition to the uses currently permitted in the Arterial Commercial Corridor designation for the property on the parcel of land described as Part 4 on Reference Plan 58R-14862, in the City of Kitchener, located north of Highland Road and west of Ira Needles Boulevard . SECTION 3 -BASIS OF THE AMENDMENT The subject lands are currently designated as part of an Arterial Commercial Corridor in the City of Kitchener Official Plan, and are designated Commercial in the Highland West Community Plan. Arterial Commercial Corridors typically provide for a broad range of commercial and industrial businesses including free-standing offices and are predominantly automobile oriented as they are situated along primary arterial roads. The Arterial Commercial Corridor designation does not contemplate a full range of commercial retail uses in these locations, as these corridors predominantly contain automobile oriented uses that generally provide a specialized product or service to persons coming to the premises to do business; require accessibility to a well populated market area and are generally located on a Primary or Secondary Arterial Road, and are uses that are generally not permitted in an industrial area. The applicant has submitted an Official Plan Amendment for a Special Policy Area, in the Arterial Commercial Corridor designation, to permit retail uses including an independent food store in addition to those uses currently permitted within the Arterial Commercial Corridor. In addition, the Special Policy will limit the size of the food store to a maximum of 4300 square metres and will limit the amount of total retail development for the subject lands to a maximum of 10,500 metres squared. A zone change application has also been submitted which proposes the addition of those retail uses listed above as permitted uses in the Arterial Commercial (C-6) zone by way of a Special Use Provision. The Special Use Provision in the by-law will also limit the size of the food store to 4300 square metres and the total retail uses for the entire subject property shall not exceed 10,500 square metres through the addition of site specific regulations. As well, the subject lands will be subject to site plan application approval. Technical issues such as traffic, access, pedestrian connectivity and accessibility together with parking and site layout will be addressed through the site plan review process. In addition, the application for the Municipal Plan Amendment was circulated to various agencies including the Region of Waterloo as both Highland Road and Ira Needles Boulevard are Regional roads. Regional comments indicated that with respect to water and waster-water servicing, the subject lands are currently located in pressure Zone 5 and will be serviceable through pressure zone 6 in the future. With respect to groundwater resource protection, the Region had no objection to the proposed use, provided that appropriate measures to minimize the impact of salt on groundwater were considered as part of the site plan design. Regarding the issue of site contamination, the adjacent lands to the south are identified as a known and suspected contaminated site as the lands are used a fuel station. In this regard, the Region has requested a Record of Site Condition prior to final approval of the OPA by the Region. Discussions with Regional Staff indicated that the Region is not opposed to the City's adoption of the OPA, as final approval will be contingent on the RSC. The applicant has submitted the RSC to the Ministry of the Environment fortheir approval. The Region also indicated that access to the site will be controlled as Ira Needles is a regional road. Details concerning the number of accesses to the site and their location can be finalized during the site plan approval process. In support of the application, a Traffic Impact Study prepared by Lea Consulting Ltd. indicated that the roundabouts at Victoria Street and Highland Road at Ira Needles Boulevard would continue to perform at excellent levels, thus ensuring continued circulation of traffic along the arterial corridor while providing a connection to Highway 7 and 8. Only one letter was received from an area resident citing concerns over traffic movement along Ira Needles in relation to the additional commercial uses proposed. The traffic study submitted together with the application indicated no concern over the increased traffic generated by this development along the existing Ira Needles corridor and the movement of vehicles through this area. No other significant issues or objections to the amendment resulted from the circulation of the application to neighbouring property owners. City staff is of the opinion that any issues identified by the neighbouring property owners have been addressed through appropriate studies or will be addressed through design considerations through the site plan approval process. Based on the foregoing, the Department of Development and Technical Services recommends that Municipal Plan AmendmentApplication MP 07/13/I/JVW be approved. SECTION 4-THE AMENDMENT 1. The City of Kitchener Official Plan is hereby amended as follows: a) Part 3-Section 12 is amended to add new Policy #4 as follows: "4. Notwithstanding the Arterial Commercial Corridor Designation, on lands known as Part 4 on Reference Plan 58R-14862 located north of Highland Road and west of Ira Needles Boulevard, as shown on the attached Schedule "A", retail uses including an independent food store with a maximum size of 4300 square metres shall be permitted. Retail uses for the entire site shall not exceed 10,500 square metres. b) Amend Map 8- Special Policy Areas is amended to add new Area No.4-Ira Needles Boulevard north of Highland Road West, as shown on the attached Schedule `A'. 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Q] ~ ~ ~ X71 ~ ~ N ~ ~ U Q ~ CQ (n ~ #~" IL ; Q fr} {~ ~,c~o~ o~~o~,~o tCf ~ ~ ~ ,.. ~ [U aJ f~ ~ U7 ~~crcv U~scn~µ..o U~~m pQ~©-vC~ ~~ ~ 0 aN~ t7.o dC3 "C7 N J U O •"" ~, ~ CA V) ,~s~.¢ =~Nv~i ~~~~E~ro cn ~ ~ ~ .ac~a ~ ~ ~~©U~ U ([4 ~ ~ cri c~C ~~~~n~ Nro ~ ~ ~ v ~~ ~~ ~ ~ ~ cv m~° ~ ~ ~' a~ ~~ m~U U `~ ~ r~ ~. ©U~'~~ ~'C~~aaa~i ~~ ~. •- c~ •_ ~ ~. ~Y~~Q ~~v~~°'o ~~~~_~ ~~~'~~~W a .nam... ~~o~ ~~' m ~ U (~ ~~~--ors ~ c ~ a ~ v~ 3 ~ ~' ~~ .o `LaNU~ Q.~~d.a~i"~~. C~~~~ ~~~~Co~ '~U~~,q~~ p~~o'~CC~1 ~ ~ ~ `~ p7~ Q ~ Q "" U T3 0 ~ ~~ ~ a~~-~3 ~ ~ ro ~+ " s.. ~ Q1 C _.,. ~ ~ J ~ ~ ~ ~ ~ N ~ ~ p ~ ~ ~a~o~'~ ~~ ~~'~~~Q U Q.CJ} ONS~"¢.C~ ~ ~ c a~~oU~~ ~°~~~~'a ~ tC~ N cpa~ c~ ~ ~ ~ ~~ ~ ~._ ~Z7 p~ ], ~ ~ cnC~ Wc~f ~CCd -~pC ~~~ a ~ ~ ~Oc~~ ~~© o a~ ate- o~ ~ ~~ a. ~~,~~ ~m~ ~ ~m ~ a ~~`a ~o~ a~i .~.. (~ Q? C) ~ :~ ~ U ~ Q} ~ ~ N '~? cly Rip 'N n r ~ u9 ~ ~ _... d ~ N p) ~ fl. ~ U a ~ p, N Q? 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C Q UG ~ 0 ._ ,0 .p y ° ~' o- ~ ~ ~ ~ ~. ~ M tp/1 ~ V W1 Yl }r ~ ~ 3ti `,.'. 0.u.. .comN rn ~ ~ N c© ._ ~m~n s .c ~' c~v~ .c ~ ~ a~ ac~c c v ~~s~ '~ ~ ~~N °•~~ v °~O~ ~ ~ C 0 .~ U p..' , ~ t~ UJ.L7 C ~ ~ ~ ~ C ~ NS '~- O ~ Q +. ~~ C ~ C d C ~ ~ ~ `' ~ „ v~~;~ ~ ,? ~ ~ -v~ ~ ~ N ~~ ~ ~~~~ ~ ~ ~ m .~ E C~~ ~r-~ c ~ o`~~°a ~ ~~ cam cn mo~~s ~- ~ U°.c ~ c~ _ ~~~"~ ~. ~.. ~ ° ~ ~ v ° ~ ~ ° ~ m.~ ~ s . ~. ~~s a. © ~~ ~ ~ m~v~ ~ ~ 0 p II~ ~ ~ ~ ~ U , p j O cU N © ~. F" N N t11 ~ ~ ~ its ~ N U Z3 {II ~ ~ v U L ~ .~ ~ ~,,,, ~ C tL ~ ~~ o ~, ~- ~ ~m~-v~ _c~nvm ~ ' v,o ,~ ~ ~ z~~ c~.v~ ~~~.~~ ' o a~ ~ ~~~ ~°~v „' W N ' C ~ U tp U] pYp~~ ~~ ~~, © +V ~ .fir ~ ~ t~ ~ a,,,,, 4.,. © ~ ] .•~n~ •C Vl L ~ '""" ~ ^C^'' W , ~ {~ C ~U (~ - © ~ v ~ ~~~~-~ c ~ a~ c~L -~°osa. ~ chi -cNSrn ~ v ~ ~ ~ ov aoa a~~~ ~ a ~,..~ c ~ ~' c v o»~ ~ s~ .°c~ ~~ 'o~c~ ~ ~~~° v ~ ~ ~~c~o a~ ~ c~ ~~- ~ ~ -v v ~ ~..~s a N ~- rn a c - ~ ~ " v v ~ vv, -a . ~ v ~ ~t ~~ a o ~ ~ acne ~ ~v.v ~ ~ a~ c ~~' ~ ro ~ v s ~ c~ ~ ~ ~ ~vs©a vo ~~°'ro ~~~~, ~ '~ s~© ~- N o ~~~~© cn~-avv~ ~N ~av n ©~~~ c~ ~ ~ ~o~ ~ .~ c m as ~. ~ s ~~~.~ v= v...., .~~~v ~ ~ ~ ~.~,~ ~= ~ c ~ N ~ a ~=w ~ ~ a- u ,~ ~ °~ ~ ~ m o.c ~~ ~ ~ ~ o ~~a~' ~ ma•~ v.~N n m ~, ~ a~ c o ~ c'~'c ~a U ~.. p ~ Qi ~ Z7 ~ C7 ~, to C ~ ~ Q} ~ ~ © ~ ~ ~ C ~ ~ Q C ~ ~ ~ ~ U ~ ~ ~S © ~ ~. ~ ~ ~ fl-N~N.~. a.v~~..~ -~ ~~ c~c Ltl ~~~ ©~ ~ Q Nm ~1,.~ c~o~ o~N v o ~ ~ Ll. _ f14C3 _aa Q ~ b ~ Qf N ~ ~ cL m N ~ tCl ,(] _ ~ ~7 a ~ ,,.. .N ~ ~ ~ ©N Q1 ~ ~ ~ C .w U ©.Y r13 ~ ~ C ~ .Y v ~ d C N ~ .= ~ t~ ...J N (FS dJ +1 ~.. N ~ O.G ~, ~ ~ ~ ~ `~ ~ per.. ~ U ~ s -~'' ~~_ ~ ~~ C _ v c c ~ ~' ~ ~ °'.c o ~~ ~~." N v -~-~ m ~ y ~ c m ~ a i c c~.~ p Q3 N 0 t3 ~ ~ - Z3 ~ .,., C ~ N "O -.,. ~-., (~ N ctl p ]'' `" L ~U `" ~~ ~ C C C C C ~ ~ U ~ s Z c!) ~-- 4 'S ,~ C mc~c~~° s .- F-SV ~©.Q.~ U'~~,a ma. m m W W w Wmcn ~V~ boa ~.os-~a~r~ .., ~ ~, ~ r rv o0 its rn w a„ ;~ r ~~~^~~~ C~~cs~ e~i ",~ M ...: ~, ~ c~ Q c o ~ t.l ~ U ~ ~ ~ tx] ~ w° ~4~'~ V ~ ~~`' QwE~ a~i ~ ~ ~ ~ ^ a U ~ F ~ ~ ~ ~ ~ c~ a .~ ~ ~ ~, ~ d h W •r G ~L` a~ N CV CV c r Q N Q1 C . a~ U (ll G; ~ ~ d. ~ Q QJ ~ '~ ~ ~ ~C7 0 ~~ ~t~j ~~ ~~~ ~~ ~c~ti~~ ~ ~ rv ~ +W p~.C ~ U ~ ~ ~ ~ q © v ~ ~ ~ (J C C © N (l7 ~ ~ ~• CC9 ~ ~ ~ U (~ ~ C U ~ vi °~ ~ ,~ ru v ~ o ~ N ~ ~ c ~ ~~o C ~ ~~' ~ ~ E ..N ~ N ~z~v ~ ~+ ~~~ ~ c? U ro ~ ~ ~ J ~r ~ ~s ~ _ r..,~"{~ ~U ~ Q)~~ O ~ c~.~ p N~ N U ~ ~ = b CV G ~ C~ © ~ ~ C U tC1 C ~ © C ' ~ C ^,, ^ O W Q q ~ ~"" ~ N n ~ ~ i J 1 ~ W ~ ~ ~ - y ~ C ~ ~ ~ y ~ t~ . ~ ~ ©R3 G? ~ ] ~ ~ ~ u ~ W ~ p ~ .. ~F V W ~ (~~' .Q *': c a N U ~ -~ ~ Q (0 o~~~~ ~ a~~ p ~ U -~~v~ ~ ~~v ~ CLy d~ Q d_ ~~ ,,,,,, ~ N N .Cw l~ N ~ C ,,,,, ,~ ~~~ ..w ~ C U N G1~~~ 0. ~ N p~ o~c ~ ~ ~ ~° ~ ~ av~ c C.C= +~ m © N ~~~~ n~~ ~ ~ ~ ~~~~ ~ ~c•~ T7 d=Z3 ~ ~ ~ QU•~.. ~ ~ X C7 ~1z Z ~ _ ,U C N ~ ~ am.N N s = ~ U o ~ N ~ ~.. N N ~~{~!- ra3 ~ ~ .C ~ ~~~p ~ N ~ W ~ ~ ~ E o m ~ E c ~ -~ s ~ ~ ~ : ~~vv ~ ~ ~ ~ZN n.v ~. a U c ~ ~ ~ ~ ~ ~ U L] a _a ~ {~ ~ s,,, ~, ~~ r o .~ ~ C ~~~~ ~ U ~ ~°~ C C3} ~o ~v ~ Y ~:,,, ~ ~ ~~ a~ a ~ ~~~,~ vma~•c ~~~ ~U_ ~ ~ ~ o ~ ©-~ ~ ~ ~ U~ N 1 ~ Q + ~ ~ ~ ~ ~ ~ ~ ~~~ L cll 7 ~: a 2. ~~: m n,~ VJ ~.+ ~ ~ ~~~\'. C .= U ~V., D ~ ~ U ~ ~ `'~ L ++ y N N ~ p ~ ~ .c C ~ ~~ "C ~ ~ €~] ~ ~ ~ D ~ ~L .CNnD~ ~- ~ W N ~ C ~ ~ v ~ ~ ~ V ~ O.II ~ nN N ~ ~ (.) t~ ~ C {~ C7. ©~,.~.v ~v ~ ~ N .U ~, ~ ~ ~ N m~ N ~ '~ ~ .~ ,,,., U p)~~ ~ ti- ~ ~]. C ~' ~` N a~~~ C ~ °~ ° :c ~~~~- °vEc t^? C ~' 0 v ~~ a~~~,~ ~ o ~ u ~., ~, ~, « .M~~;3': i, ~~: ~;. ,, 9 C :r v i ~ ~ ~ ~ O Q ~ N N ~ N j tll C ~ N ~ © ° ~ © ~ .~ C N ~ ~ O "C7 C ~ .C ° D ]+ N Cl3 pCS 'C7 ~ tI) C Cw U U ~ C C U ~ ° ' C t0 ]* ~ ~ tU j, ~ •II L N .,a ,~ C {C3 T.3 (U to '~ tl] ... s ~'" .-- E E ~ -~? .~ ~ ~ ~ ° ~ p ~ N Q1 ~ ~ CN E CJ fy ~ *"' *~ .C "t:3 ~ CkJ 4 U ~ c ~ ~ ~.. U ,m '_ ~.- o to 0 ~ ~ v N Q3 a 0 ~ a~ v O C1.~?- to U •~ ,_ to try E U Y ~ ~•" ;; : 'N ~ N •~ O N Z3 ], U~ a'v, . ~ ~ C ,.. ~, N (~ _ a N °~ .o o ~ ~- © N •-- ~ © C7 cn~~. ~. o C U D ~ c E~•c ra c~.~ a C D D z~ o.- ~;.II-c~ ~ ~ 17 ~ E .0 ~ _ s.. N O E ~ (17 Q •- ~ W S ~ Cl) ~ C ~ ECU • ~ C It3 C N {~ ~ ] c ~' ~ ~" {w S a ~ C ~ D C c • r ._.. ©N a -D """ N C7 `-•- U (ff N („) E N ~ t n~ to o a~v. ~ .r"•' t= ~ ' C3 ~ ~ C ~"' N Q} n m Ns~ N ~ ~ ~ ~~ ° ~ ~ acv (~~~~CU CU~N~U._.. r 5 or ~ .cD~•N r c c ~ NC7 ~~ ~C1~ c U • C7] C ~tU" U N E ~ ~ 'O O "D Cf1 co ~ E ~ o RS ~ D ~ J o ~ ~ ,_ •~ E ~ © .N ~ ~ a 4} ~ C (U N N a v ~ ~ ~ D ;~ 'd C ~ ~} ~ ~ ~ iU ° ~ C '~ C U) N 'C C °~ ° o' ~ `"' ° o L ~ m • C O" ] ~ r Z7 ~ C~ N'c r~ ~~ c tE3 C U N Z7 N ~ ' ~ tt5 czs ~ ~ aa^ ~, c ~ • c N as. D~ ~ ~ ,~r= o s ~ ~ ~ ~ rn~'o ~ `~~ ~• ~''W ~ ~ ~ ?' C N ~ a.'' ~ m Q N ° ? a~ m 'Q} _... w a v -•U c~~ c c~ p m ? 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