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HomeMy WebLinkAboutDTS-09-038 - Zone Change App ZC 08/11/O/LT - 1941 Ottawa St S1 I~TC~r~rER Develapmerrt& Technrraf Services Report To: Development and Technical Services Committee Date of Meeting: March 30, 2009 Submitted By: Alain Pinard, Interim Director of Planning (741-2319) Prepared By: Lisa Thompson, Planning Technician (741-2847) Ward(s) Involved: Ward 4 Date of Report: February 25, 2009 Report No.: DTS-09-038 Subject: ZONE CHANGE APPLICATION ZC08111/O/LT 1941 OTTAWA STREET SOUTH DEERFIELD HOMES LIMITED RECOMMENDATION: ~'~~., ~ T ' v P~ryTIAhd 7NI ~~. l 1941 I - - FA "~ ~ ~ 1 ~" ~` 19439 u "e ,m, k . -.197 b~i` l 1 I ~ , ~1~~ i, 41,e J ~_ ~~ e '~ { ~ N ~~~ ~ h °' 111 ~ k, E. a\~ ~{ ~~ _~ 3~` 5 ?. Y4 That Zone Change Application ZC08111101LT (1941 Ottawa Street South -Deerfield Homes Limited) for the purpose of changing the zoning from Agricultural Zone (A-1) to Residential Six Zone (R-6), on lands legally described as Part Lot 46 German Company Tract, in the City of Kitchener, be approved in the form shown in the "Proposed By-law" dated February 25, 2009, attached to Report DTS 09-038, without conditions; and further That the Laurentian West Community Plan be revised to designate the subject lands as Multiple Residential (40uph), rather than Low Density Residential, as shown on the attache chedu e ~A~, BACKGROUND: The subject property is located on the south side of Ottawa Street South between Wilsons Road and Trussler Road. The property currently has a split zoning. Approximately half of the site is zoned Residential Six Zone (R-6) and the balance of the site is zoned Agricultural Zone (A-1 ). It is the agriculturally zoned lands that are the subject of this application. The property is encumbered with a hydro corridor which runs through the agriculturally zoned lands. The site is presently developed with one single detached dwelling on the R-6 portion of the site which will be demolished to allow for a more intensive use of the lands. The applicant has applied for the zone change to permit development of a multiple dwelling consisting of 64 units to be arranged in 16 buildings each containing 4 units. The zone change application is required as the proposed development will have access, parking and amenity space on the lands that are presently zoned A-1. All proposed buildings will be located on the north side of the site on the lands presently zoned R-6. Development of the lands will be subject to site plan control under Section 41 of The Planning Act. Demolition of the existing single detached dwelling has been approved pursuant to Section 33 of the Planning Act. REPORT: Planning Comments: The applicant is proposing to change the zoning on a portion of the subject property from Agricultural Zone (A-1) to Residential Six Zone (R-6) to bring the entire site under the R-6 zoning designation to allow for a comprehensive development. The majority of the subject property is within Phase 1 of the Laurentian West Community Plan. A small portion of the property is within the area designated as Phase 3 of the Community Plan. Land uses for Phase 3 of the Community Plan have not been determined as yet. It is recognized that proceeding with the zone change at this time will not affect future land use assignments for the balance of Phase 3 of the Community Plan. The Laurentian West Community Plan designates the lands as `Low Density Residential' which permits singles, semis, duplexes and street townhouse dwellings at a maximum net residential density of 25 units per hectare. An amendment to the Laurentian West Community Plan will be required to designate the lands as `Multiple Residential (40uph)' to permit the proposed development at a residential density range of 26 to 40 units per hectare. The site has limited development potential as there is a hydro corridor which runs east-west through the property. No buildings will be constructed on the hydro corridor lands. This area of the site will be utilized for access, driveways, parking and amenity space. The site is bounded to the south by a small agriculturally zoned property consisting of one single detached dwelling and to the north and east by protected woodlot/wetland areas. The developer is proposing a fence as a visual barrier between the new development and the existing single detached dwelling to protect the integrity of the abutting single detached dwelling's outdoor amenity area. Tree saving and protection measures will be implemented through the site plan process to ensure the woodlot/wetland areas are not impacted by the proposed development. The subject property is within the urban boundary of the City of Kitchener, however it is considered to be at the urban fringe. Development on the west side of Kitchener is expanding out to this area, with a new subdivision planned for the lands immediately across Ottawa Street and a future subdivision is planned for lands further to the east. Full municipal services are available to the property from Ottawa Street. Through the site plan approval process, the City will be acquiring land for a community trail which will extend from Ottawa Street South to Bleams Road. The trail connection will provide further community connectivity for this development. 10-2 Presently transit service is not available in the area and is not anticipated for several years. The Region has advised that Ottawa Street is expected to become an important transit corridor as lands develop in the vicinity. At this time access to transit service is approximately 700 metres from the subject property. Planning staff are of the opinion that the proposed zone change from Agricultural Zone (A-1) to Residential Six Zone (R-6) to create a parcel of land which will have greater development potential is appropriate. The proposed zone change is in keeping with the Provincial Policy Statement and the Province's `Places to Grow' growth plan creating a parcel of land that will allow a greater intensity of use. DepartmentlAgency Comments: The City's Long Range and Policy Planning Section commented that an amendment to the Laurentian West Community Plan is required to designate the lands as `Multiple Residential (40uph)' to allow the development at a residential density range of 26 to 40 units per hectare. Based on the site area of 1.98 hectares, the 64 units proposed equate to a density of 32 units per hectare which is considered appropriate for the property. Engineering Services, Community Services, Transportation Planning, Hydro One and the Grand River Conservation Authority have no concerns with the proposed zone change. The Regional Municipality of Waterloo identified issues pertaining to water services, water resource protection and noise. Water servicing has been addressed to provide water servicing to the site within new Pressure Zone 6. Water resource protection has been addressed through a hydrogeologicallsoils investigation report, draft grading plan and a design brief for stormwater management which have satisfied the Region's concerns regarding quantity and quality of water and aquifer vulnerability. To address the noise issue, a road traffic noise study has been submitted to the satisfaction of the Region. All Regional issues have been satisfactorily addressed and they are now in support of the proposed zone change. Property Owner Comments: The zone change application was circulated to all property owners within 120 metres of the subject property. Three letters of concern/objection were received. Specific areas of concern are addressed as follows. Traffic Noise and Volume Residents expressed concern about the amount of existing traffic noise and the resultant increase from the addition of 64 residential units. They also have concerns with the speed of vehicles in the area and volume of vehicles Traffic noise and vehicle volumes will be reviewed and assessed through the noise study required by the Region. Any appropriate mitigation measures will be implemented for the proposed development based on the outcome of the study. Trees /Loss of Green Space Concerns were raised with regard to the removal of trees on the property and loss of green space. Staff note that the subject property is not a green space for public use or enjoyment Staff acknowledges that there are some existing trees on site which may need to be removed as part of the development, however these are not protected trees. The adjacent lands to the east and south are protected woodlot/wetland areas. The proposed development of the property will incorporate the appropriate tree saving and protection measures to ensure there is no impact on the adjacent lands. Appropriate landscaping will be implemented throughout the development as a requirement of the site plan approval process in accordance with the City's Urban Design Guidelines. Over Development Residents raised concern that 64 residential units are too many for the property. The Official Plan designates the property as Low Rise Residential which permits multiple dwellings to a maximum floor space ratio of 0.6. The proposed development is at a floor space ratio of 0.34 which is less than permitted by the Official Plan. 10-3 The hydro corridor on the property and the Region's restriction on the access location significantly restrict the development potential of the property. Staff are of the opinion that 64 residential units on the .98 hectare parcel of land is at an appropriate density given the nature of the property and the proximity to protected woodlotlwetland areas. FINANCIAL II~PLICATIQNS: No Capital expenditures are required as part at the approval or development of these Iands• COMI~UNICATI4N5: Preliminary circulation of the Zone change application was undertaken on June ~ 6, 2008 to all property owners within 120 metres of the subject lands, Comments received from property owners are included as part of this report in Appendix `f3'. Furthermore, DepartmentlAgencyOomments are included as part of this report as Appendix'A', Notice of the March 30, 2009 public meeting of the Development and Technical Services Committee will be advertised in The Record on March 6, 2009. All property owners who submitted written comments in response to the circulation have been mailed a copy of the staff report. coNCLUSION: The Development and Technical Services Department recommends that Zone Change Application ZC081111CILT for the purpose of changing the coning from Agricultural Zone to-1 } to Residential Six Zone 4R-6} on a portion of the property known at 1941 Ottawa- Street South be approved in the form shown in the Proposed By-law dated February 25, 200, without conditions. ~, J., Lisa--~pso ,CPT Planning Tec ician ;`~ Della Ross, MCIP, RPP Manager of Development Review ~~ Alain Pinard, MCIP, RPP Interim Director of Planning Atta~hmAntc• Proposed Zoning By-law Schedule 'A' - Laurentian vvest Community Plan Land Use Map A Newspaper Advertisement Appendix'A' -~ DepartmentlAgencyOomments Appendix'B' --Property Owner Comments 10-4 PROPOSED BY-LAW February 25, 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 -Deerfield Homes Limited -Ottawa Street South) 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. 30 of Appendix "A" to By-law Number 85-1 is hereby amended by designating as Residential Six Zone (R-6) instead of Agricultural Zone (A-1), the parcel of land described as Part Lot 46, German Company Tract, in the City of Kitchener. These lands are shown on Map No. 1 attached hereto. 2. Schedule No. 30 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. PASSED at the Council Chambers in the City of Kitchener this day of A.D., 2009. Mayor Clerk 10-5 ~z J ~ ~ LLI Jr X ~~ O U N r i ~ Q i ~~ W `-~ ZW Oz ~ ~ JO O ~ Z ~ ~X ~ U ~ ~ J ~ W oo ~ L ~ Uz ~ ~pw U N ~ ~cn ~w ~~ w ~ Z m z ww~0 oZZ~~N Z z ~ ~~ > aW ~ w ~ Z ~ Jpo2Ox ~~(n N ~ 0 - ~ sW ~cn ~ Q 0 ~~ p w~, - W a Q O ~w JJJ ~~ ~ O U }~ J '_ W ~ Q ~ U o ° ~ZXN oWO~ ~~WZ Q~~~ J~~ZZZ ~cn~www ~z o00 ~ cn ~ ~ V ~ Z Q ~ ~ iZ ~ ~ W ... W (~ ~W ~ ~W l~(n!~ (~~QWWW J ~ ~ ~ O ~ WWQU QO2~~~ W Q W ~ ~ ... 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I-I-I-I-I~ II_I I + ~#~ ~ ~ / / ~ ~ I I I I I ~~1~~4 ~ - - -, - E ' / ~ J m ~ O O ~ it ~'~ ~ I I - - - ~~ ~~ r I -I.1 I ~ ~ ~ ~ ~ ~ 5~~~ e~RG~y oR~ N / ~a ~.: ~~ ; ~ O O O O O N I ~ ~ `* ~ ~~ ,y0 ~~ , 4 ~ s ti'~w~ ~ ~ S 11 ~ ~al s ~ ~ N ~ W J r_, U N LJ - d~ r' ~ I • ~ O ~ ~+~ (y ~ M ~~~i ~ `(~ • • `_ •.•., ~ CL • ~ ~ ~ ~ a ~ ~ ~'•~ ~ W~ v, ~~ ~~W ~ ~ ~ ~ • y ~ ~ ~ • ~ ~ ~ ~ ~ t ~ ~ a}~ ~ 0{W Q~ 22 ~ ~ ~ ~~ ~ ~ / ~ ~ ~ J ~ ~OSy~~~ ~ ~ ~ ~ ~ ~~~~M~~~ ~~ ~ .~, ~ ~ a, ~ ~ ~ J ~ ~ ~ x ~ ~~~ ~Z / ~~~~ ~ ~ ~ ~ ~ ~ ~a W ~ ~ X 5 W J Q / ~ ~ .~~ Q ~ ~ X ~ ~ ~ Z ~~ W a~ a 1 -7 Ward 4 -South Ward ZC081111O1LT Deerfield Homes Limited Advertised in The Record March 6, 2009 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 1941 Ottawa Street South The purpose of the Zone Change is to change the zoning on a portion of the subject property from Agricultural Zone (A-1) to Residential Six Zone (R-6). The proposed Residential Six Zone (R-6) permits single detached, semi detached, street townhouse dwellings and multiple dwellings. 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, March 30, 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 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, 6t" Floor, City Hall, 200 King Street West, Kitchener. 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U7 u m~oa~ ~~ .• ~ _ cq a ~ ~ ~ •~ ~.oro~ma~Q~ ~ ~ ~ C ro~~vo ~ t° ~ ~ c~ •- v ~ ~,,~~ ~ c p i~ro ~'~~~c nca ~ m .~ 4 q •~ ~ ~ m a p ~ .«~ ~ j Cizc"~~ ~ D ~ ~ •0 ~ N U C ~m s C~tS ~ "'~ ~ Q, ~ Cri C~~. •C ~ p ~ p ~ m .Ca~~ca~,mc a~ " c ro _ cs ~, ~, a 4 ~ '~ ro m ~ ~. ~.ca~.~Ua~Ca ~ y c r~ ._ i~~* E ~ ~ m ~~~~ ,~ m (~ ~ ~~ ~ ~ ~pa~.ca3~ro m~~c v m3E art ~ ~ v a~~~~~~~ ~ a~CCm•°° ~Ec ic of °° ~ ~ E v~ ~ ~~4m ~ are°~ . ro a 3 ~ ~ F- H F- •~ a 'a` 3 a m ~ f~ ~ ~ m v~ 4 ~- Q ~ ro ~ m N ~a b a v a A 0 i 4 7 7 9 ~i a ~. w 7+ _N ~ N Q1 ~ Q? a C " d ~"' - © r --- C !TD ~ ~ to ~7 r ~ ~ z~ ~ q ~ ,~ v caa~,~~ C m~ :~ C _v ~ ~~a ~ ZU ~ ~`~ ~ . ~C~~p) C2 ~N~ ~ ~ m~ ro '~~' ~a7C]~~ ~ C ~ ~ I~tn ~'~ ~W C ~~?~ ~ (~ mU fi7 ~ © ' ~~y~m U~'S 7 d , c~ C roQy~ L C ~ , ~~ ~ ~ a~ {73 Q `~ Q~ ~ C ~ E a ro Q .~ ~Cb ~ ~ ~ ~~ E ~ ~ ~ ~ ~ ov ~'a~ a. 3 ~..~.C ~~ ~ ~ T - .u~~ ~Y axi E a~.o~ ~U ~~ ~'~`~' °'°v ~ ~~~~.~,~ o~ ~ ~ ~ a a m p=N ~ ~~ ~~~ a ~~ ~ ~ ® ~ ~ ~-~ ' a~3~a~ - ° r n v ~'~'~ d m= ~ ~ U v ~~ a i ~o3 Cm ~ o ~-~ 3 ~~•v ~ W ~ ~~ ~ . pvm~~~' ~ L~ro ~ ~ ~ - ~ co iza~. v~ -~ E ~•+ ~~ ~'~ ~, am rnW s ~ Ev ~ ~ ~ ~_•v ~ ~J ~~ -~-~ ~ 5 ~ Q« m= cn 4 ~ , ~ ~ ~d•v a ~' ro ~ a ~ `~ ro o ~ c ~ 2 0 _.,~ „ ~ ~ ~ ~tC i - c Y -~ ~ o.~ ~? a m 4 ~ ro c i =: - ,~~~~ t~p~~3 U ro.~ o,am~ ©a~v~~3 ?* ~~ c.~ m m ~ ~ -ro ~ ra•-©c~ o oa~,~mo vo .~a~ ~ !l. ~ fOC~ O ~ QiJ ~. ~ ~ U C N ~ ~ ~ (~ 4) DL ~~ ~~ E ~~ ~ -NEE`"` m ~ ~ ~ ~ 4~N~ O a try x c~ ci} p rri ~ ~ ~ ~ 'aC(~ "C7 ~ ~ v ~ ~ Cn ~ p CA ~ ~ N _ C ~ -CC,.. CC ~`~~ amps ~ L r~,~ m ~t Cicdp C''- ro 3 a ~.~ ° CC ~~~ , ~~~. ~ ~„r~c1. ~ - J(LUa~Y D , hlr© I-U ~U m ~ LC ~ F- C ~ -10 v N! tl Q y U d 3 a r i -~ :~ i 7 Ct~ ~,.. r''. ~rL ~~ w~ anao~ss.~x~~ ~: ..~ ~ _„ ~ Yom" ~ ,,, .~y . f V w `~ f ~ rw '.J G ~ .. r .- ~ .w.. •',c ~ 4? ~ ~ 'r.' : w .rte.. ,~ r1 ^ ~' ,~ ~ ~' ~ ,"j' `Y a ,~, `~ ~ tom., ~ ~, ~ ~ ^/ ~'~ k; t' ~J .~ .~ ~ ;-. {,.,. ':l ..~.. r ~ r ~ ~.:.. ,mow W ,,: ~ ~ Q ~ rs ~ n. L .a `~ q Q) q N « ~ .~ C ;:, try ~ p O U vim ~~ ~= u~~ ~ ~• ~ ~ 0 U = '" fl, o ~ U ~ p~ ~° cur ~ai~ _cn amp oc~ ~~ ~-~~o ~ ~. C ,.~ U7 w.. C Cq U `r ~ ~ a7 ~ ~tl~O a•~ UUI ~~~' ~ C ~ tt3 t.~ u3 ,p ~ Q7 ~ .1Cro ~~ ~C UDC ~ ~-~. m ~ ~ ~ ~ ~~© ~ :~ ~1 ~ ~ G .." ~ ~ ~j N a cp c ~ ~. ~_ ~~o .~~a o ~ ~~~ ~ c~ ~ r~ ~~©- ~~~ a; ~~~ N (!y ALL Faso ~~ ~ ~ ~ ~ c C ro.© ~~ a ~V a~ p ~ a~ ~ a~ ~ c ~ ~ .~ c ~ v ~d ~ ~ ~ *- ~ ~ ~~ C ~ ~ (~ U~O ~~ ~N~ ~ ~. BEN ¢~~~, ~a ~~-~ ~ ~ a~ um~ o n a ~QU ~ V] ~ ~ ~,.~ 041N ~~ ~ ~~ Ca C ~ C N N ~ ~~s ~QU a ~~~ aa~ ~ ~ o~ ~~'a~ ~ ~•~~~ o~,~ ~~~ ~ ~~ ~~~ nw~ ~, ~~ ~ titi «, ~ C1 «W 10 - 11 ~' 7 'U ~ N 4i QJ "C7 rn ~ c~ C ~ ~ ' ~ ~ ~ b s b. : ~ b ~ U ~ ~ ~ ~ a.m ^' L ~ .~ ~ L w o "I3 ~ "C3 ''' ~ 4f U ~~~ ~ s ~ ~ ~~~~ a~~ ~, ~ a a° ._ ~ ~~~ c ~, ro ~ ba C N ~ ~ p ~ ~ tl3 U ~ ~~l1 4) ~ ~~ ~, ~ ~~ ~ • am ~ btCfd °a `~ c a, c m~ _ ~ ~~ ~~~ O s~~ .~~ .~ cab ~ ° °~' . ~~ ~ :... ~, CUs ~ ~ ~ ~ ~~ ~ ~ ~ ~ m~ ~ .~~ ~ '~~~ ~~ b ~ ~ cn ~~~ `° m a'i ~ ~~ ~ c~ o ~~~ o ~ ~ a ~ ~ ro ,~,,, L ~ ~ Q. -~ ,~ U ~ ,+~ b ~ ~ Q~ ~ C? ~C U t11 `' ~ t is ~. ~ ~ , ~ ~ N~ d _ C1~ ~ b ~ ~,. ~ ~~b ~ '~ C .~ ~t3 b '~ C ~ ~" ~ ~ •~ a~ °(~ m ~ ~ c as ~ a~ ~ ~~ na m o ro~ r~ m °~ c,a © ~ ~ ~L ro rn a~ ~. ~ ~ Z ~ a }.- Q' N f-- [~ ~ ~- k-- UJ ~~~ N ~ ~.. ~ r ~. ~. ~. ~ u C7 ~ ~ ,~ z ~,~ '~ o ~~ QJ ~.. ~ ~ur~~ ~,,._ ~ ~ ti~ ~ o R1 ~ ~ f0 ~ui~ C J ~ EO to ~ 'b ~~Q~ ~x~ a ~~ ;~, ~CL a o (13 Q © a,, N~ QJ ~ ~~~~~ ~ ~~~ ~u d ~' ~ U ~ ~~~~ 7, 2~ Y~mz ~ x m m _ c r ~aa~, i i ~ ~ °~ Q ~ C ~~ ~ ~~-s m ~ ~ U »W `"~ ~ ~ rn~ ~ ~ ~ ma~ ~,~ ~ ~ ~. ~ ~. •-~ ~ ~ ~- cn m b c a. cu ~ ~ Y ~"~~ Q ~ ~= R1~C~ ~ ~~uftt3~4 ~~.~~ N ~ ~ ~ L ~ ~.. U ~q0 .-- ~ ,~~ p u} ~ ~~~m~ ~ C ~ ~ C N ~ ,yQ~~t . ~ CV b~~w-~~ b b av b ~, U .b O w- ,~ ~ ~ ~ Q . ~ ~ ~ C ~ t,.3 b O ~ ~ ur ~ ~ ~ ~ S Q ~ - ~ Z3 Q 7' ~ ~ Q. v ~ ~ ~~ d. ~ b b" C ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ N ~ ~ ~ ~ ~ ~ ~ Q ~ ~ v~ ~ ~ N ~ ~ b C ~ ~ S U ~ ~ ~ ~ ~ `~ ~ ~ ~~ C71 ~ ~ ~ 4 ~ ~ l V' d ~ .. .,~... .iJ , , am W! ~ ~ C3D ~ •~ ~ ~ N ~ ~ ~ ~ d3 ~ L.7 ~ [~ ~ rA "C1 C N C .~ C ~ ° (~ ~ ~ ~ ~ ~ = Q,1 ~ ~ I33 ~ _ ~'' Q} ~.- ~ to ~ ~ ~ U ~ ~U] ~ ~ d7 ~ ~ N ~ C3~ ~ d ~ ~ ~ ~ ~ ,U C) ~ ~ ~ b ~ 4 ~ ~ ~ ~ N ~ ~ _ ~ ~, ~ ~ ~, b- ~ C ~ Ll.. ~ ~ C ~ ~' r ~ i~ R3 ~ v... f~. ~ ~ ~ b p C,~ b fa c ? ~ COQ ~ ~ b ~ ~ ~ '~ ~ C;3 ~ N }, = C '~ ~ ~ ~ f tl ~ U ~Q~ ~ ~ ~ ~ ~ ~ Q ~ ~ ~ ~ ill ~ ~,~t~ ~ ~ GZ ~ C "C3 ~ ~ _O ~ ~ .~... w.- Q3 Q1 C C ~ ~ ~ ~ U C ~ ([3 ^ ~ . '-- ~ [l3 ~ LL UQ tl„~~ ~ ~ 'mss=~'~`~ ~~~~~ ~ ~~ DF-- ~Urnu~ r? ~-- ~ U ~ ~I yl a 3 ~,, ~ J H Q N~ ~~~ -~ ~ N:~- ~~- ~ ,~ ~w~~t^~~.., ~ ~~- ~"' ~ b C 0.1 ~ .-. L [~ bN~cll~ ~ ~ U s f ~ v •- `' (/} ~ `~ ~p ~""~ b N ,_ ~ , a~ ~ p.~a~ ~ p N ~ ~~ N ~ w .. ~ Q} +-. ~ ~ v ~ ~ ~ ~ 4 s ~ .~ c ~,~ ~~~,~ ~ c~ ~ ~~ .a o~ ~~'~, ~ ~ cz.,na,z~ ;~t,,~~~ lY a,~.~ ~ a s~ N fCl ~-~ ~ m N ~bN~~ . ~.+ N ~. b ~,cn ]. ti ~ 0 ~ N _~ [~ p7 ~_ 4 w.- ~ b ~ ~ ~ ,b ~ ~ .. Q ~ ~ "' r- ~ E? C7T cn V1 ~ ~ ~ tT~ lU ~'" 4i~ U ~ y ~ ~ o ° is 4ll ~ ~~a~ ~. say ~ sa~i~o~a ~ ... ~~~~~~ ~ ~ ~°~°~.~~ . `°~o 2 ,~ ~, ;mr• c ~~,~ N~~~' ,,.; x U Y ~ 4~7 Z 4. cQ~ ~,Y~O U~ ~ tJ ~ ~ = Y U ~~ '" '~ c~ ..~. ~= ~ a ~~~ r ~ ~,~ ~ ~ ~~h ~, ~K ~'' r~ F-+ F~1 r~ V r~ (W V ti W p ~ a ~ o ~ ~ o ~ N ~ r r1 f Ay 4/ ~~.r iw C,~ U ;tl 7] '0 ~`. U r'. /5 C] 5... C/J W s ~ ~ Q W .~ rv~ r ~''^ f r 1 ~ I~ ` 't~ +~ ti~ ~, ~ o :q"~ { Ott `r ~~~ ~: ~ J~ 1 ~ _ ~ ~+ti ~ M~ ..1~ ' ~ .~ .~ .' -: ; ~ nom. ' ~ :~ ~ J pM ~' d ~~ ~; I {'- ~r ~ ~ ~ ~ ~ ~ ~ ;~ ~~~ ~ ~ r L7 Q N.--~. aa.w I~ J A o ~- Q ~ N ~' O ~ U :~ o ~ .Q~~~ ~ a~~~~ Q~ ~T~7y ~'~=~n ~~~~ ~ s~~ UQ,~ Qv a~ ~- '~ U ~ orn ~s ~ ~~©~~ V ~ p ~ ~ 7 q ~ ~ ~ ~ ~ ~ _ ,a ~ U ~Q Rf ~ U ~ ~ ~ 't7 ~ C7 ~ ~ ~U ~, :-t nr~ ~ ~~~ ~"" U ~Ni~7 ~~ ' ~ y, ; {~ ~ tlf ~ 46 ~' tU ~ G) ~ E N .©~ ~ ~ a~ .."' X 0 ~ ~ ~ ~ U~p ~0 t° taV~iQJ ~~ 1 ~ E ~ ~ ~ ~QIN ~?~~ ~ ~~ cc ~~~Q U ~N ~ ,~ ~ .G ~ ~'~~~ ~~ A ~~~p t F-a ~i ~ N 7 ~~C Q)D pv ~f0 ~+ ~ N C f~ O ~ ~. N ~ ~ ~ a -~- ~S ~ ~ , N ~ c~ ,~ ~ ~ ~ a Q}r~j~. ° ~~- Or~ °~a~- ~~c~ ~ ~' ° ~° arr ~ cm n` ` ~ ~ ~ p ~ N ~»~F ~ ~.~ Ya o m-° ~ ~ °a ~°' a, `= ~v r3 N q ~ .W ~ ~,;, ~ a ~ ~ v - '~ a ~'U c~ ..~ ~ ~~ ~~ .q N ~~ ~ ~ ~ ~ U,~ , ~ tp ;~~ ] ~ ~ ,N ~ ~ ~ r R3 ~' ~ ~w ~~ ~ ~ ~ ~ ~ ~ ~ ~ C ~ ~ ~ ~~ .c *' [~. o ~. ~ fd ~ d. ~o ~ a v ~ ~ vm a~ :~ ~.s ~ ~ ~o .~ as ~ ~ 'c Q 03~, ~ ° ~ ~ ~- ~pm~ Fuca ,u~~~ ~ '~i~~ o ~ ~ v~.~~•~ c~ ~`°~~ ~~o ~ ar o ~~m~ ~~~ ae ~ ~ ~~~ ~ ,~ .~ ~~~~ ~~- *~~ o x,30 ~ .~ ~~ a ~~~ a~ ~~~~ ~ ~ ~. Q ~~ p ~~~~ Qa _ ~~~.~ ~_ ~~~~. • ~ ~. Q ~ ~^ ~~-+ tV ~ ~ ~ ~ c7 ~ ~ '~t' ~ ~ ~ ~ tf3 ~ V t0 ai O a .N to 10- A~5 N D .~ c ,~ m m 3 t~ c~ cs cv c .~ 4 rn c m A m ~n c [IS .~ 0 o ~ ~ ~~ ~ ~o ~ ~ .~ ~~ ~3 'c rn ~~ ~Y IA Q ~ ~ ~ s,.. _. ~ ~ = m ~ F U7 W cn c~ 1 ~: ,~ O ~^^ ~1 -~ w ~; n G N ,~ r N J C N s N J ~7 O v rn c a ,~ d ~ v ~ rn U .~ r.+ c ~ N .~ ~- ~ O ~ ~. ~ Q) ~ o ~ c o ~ ~, ~ U ~ ~- ,~ ti3 cu ~ c ~ ~ '~ ~ C ~ to :.. .v -~ ~ ca ~ ~; ~ ~ ~ ~ ~ ~ ~ #~- U ~ ~ ~ ~ }"' ....1 LL ~~ ~ ~. .~ Ei N lp tf1 r~ory VI a-i v /~~ V~ ~ `~ 0 ~"' ~ r-^ Q ~ © ~- rv , v ~ FW © ~, ~ ~ ~ a ~ ~ ~ ~ Q ~ Y ro U ~ N ~ ~ C11 to ,..~ ~ N .. 41 ~ .L2 ~ ~ p ~ ~ ~ U] I- U N f ^ V CJs d ~ ~ ~ t ~ ~ ~ ~ T ~ ~"d~, e ~ ~ ~ Q t va ~ o ~, ~ ~ ~ ~ ~ ~. , ~~ U Q) ~ ., r ~ y ~ SJ ~~ JJ ~ ~V ~@~ O U ~ ~ ~;~ m~~ ~ ~ • U ~ ~. "' v~ ~~ p ~ ryry 4 v ~ ~ r ~ C31 ~. " i (~ llv~ .~ ~ O ~ '. ~ Q ]~. 0 ~ V I • ~ ~i i-L 4. ~ ~ . ~ v ~ v ~ ~ ~ Q1 ~' ^ ' . ttl ~~ U t4 ~ ~~~~~ C ~'~ ~ ~ ~N ~ ~ aj (p~~ '~ ~ . ~' .~ mix p ~ ~ - ~.. U Cs C ~:vv~;~ x ~ v ~ q~ ca .,,a ~~ ti3 ~ ~ ~ U ~ ~ ~ iti .~, ~ t~. W Qi C~. U ~ `, .x (~3j Y .~ 0 C q ~ ~ :,„. ~. O ~ -R CJ ~, , 2 ~ v ~ ~; .~ rv ~ ~ p .C :.+ u ~ ~ O ,~ ;~ ._ . U a~ u, O rr~~~ 'S CV ~) f.1 q ~ ~ "C7 ~1 ~ a"~ ~ ~ ~~ {~ `~~J Cn v ~ ~? ' ~ v .~ ~ ~ ro ro ~'~~ v mt~~.~pm ~ ' ~ s~ m ~. E ~ .x ~ r~ a ~ v p N ~ ~, o n ~ ,~ ,? v ,~ ~ -a rn ~ v .a v .~ ~ ~ ~ ~ ~ ~ u ~ v yu.. [3} ~~ ~ ~~~ ~ 1 Q ~ ~ J..7 ~ ~ Q ~ ~ rn'~uu :~ ~ ~~ w ~ E ~~~ ~ ~ ~ ~ ~ ~~u~~~ ~ m s r 3 -~ ~ UY Q V1 s.: ~ N ~ ~ ~, ~ ~ ~ ~ , ~ c ~~y [3 ~ C i' (JJ u_ ¢ ~ v "a' ~ ~ ~ U CJ p ~ ~ -.., ~.. ~ .~CJu2 C d O J ~ m ~ . ~ 3? ~ ~ rCi .~ ~ ;~ C ~ ~ ,~ . ~ ~ ~ ~ U ~ U ~ Cl ~ n , ~ ~ T3 . p} ~ ~ C ~ ~ ~ ~ ~ ~~~ ~ . , ~ © C 'n '; ~~~•~~U~ti 0 ~ v (~ ~ ro ~ ~ v ~ ~ mom ~ ~~ ~~~~ ~ _ L ~ U W ~ u' ~ ~ ~ L A 1 ~ ~ ~ ,W,~ ~ ~ v CA c - n V. ~ m ~ ~ ~~~ U'r m ~ U ~ v o .~ ~ U ~ ~- ~, ~ v r ~ av~;~ ~ m ~ ~~ , ~. v o3a ~.i tra [] m ~ ~ ~~ c -~ ~ p o i -~ v U ~ ~ '_ ~~ ~ro~~-cm~ ~, ~ ~ c d, P C; ~N °' ~ ~ N ~ ~ ~ 0 ~uGn ~ ~ v z CaJ ;~ U ~ p u~ ~ ~~ ~ ~ ~ ~ ~ p 0 ~ ~ U 1 •~L ~ pn ~~, ~ .~ ~ qvv ~ ~ ~ ~Uv~ rC ~ ~ [7 ~ ~ ~ ~.~~,:~'C3~,~o~~ ~ ~ L ~ ~ ~ ~ '` 4 fl.l ~` ~ ~ ~ ~~~' ~ a ~ ~ ~ m V N b~ (U IJ ~ s"' LD ,~. ~ . ~ f ~ ~ 4.. S.. ~' ~ J ~ ~ ~ ,~, r ~ N N ~ ~ xi v a~ o ( ~ r• ~ °' ~ '~ v ° ~~ v ~ v •_ V ~ v ~ «• ~' ~ °1 ~ ~' ;' z'` ~ ~ .~ f] R~ ~ ~ ai s ` {31 v , v ~ U ~ ,~ C!t m ~ ~ ~ U ~a ~' ~ C33 (~ J 1 U c v N T ; ~ m " u} ~ ~ °i M ~; t' ~' _ ~ x m vi m u . ~ .., ~ ~ ~ ~ k 0 ~ ~ ~ ~ u ~ ~ ~ r4~i ~ ~ ~ ~ .C A 4 m u Q ~ rf7 ,~ t/7 V ~ ~ ~ ~; ~ Ca ~ ~ V1 ;ll ~ ~3 V1 IQ JC ~ ~ (l u) G E U d U°v a X o~. u ~ u~ U H v ~. - CL . .. ».~ -[~ c~ U 41 p. X N N ~ ~ ~ ~ G ~.. v U ~ ~ ~ ~ ~" V ~ ~ U p nJ ..y ti M ~rr TTr 4V v ~ w O U .S C}. ~3 CS) C ~, lU U C a ~ h -~ V U ~ n ~ V r mm `V ~ ~ ^~ cv ~ :r ~ a ~ 4 ~ U} Q J ~ Ji `L` ~ ~ ~ J 1'' ~ v ~ ~ ~ a •~ ~ M: ~ ~ rn ~ ~ Z ~° ~ ~ ~ w. r ~, ~ c ~ ~ ~ ~ ^~ ~ - , a ~ ~ ~ q ~ ~ ~ a sr; W ir"5 r ~ ~ xl M . ~ ~..: ~~~~ .s ~ ~ ~ ~ ~ ~~ .~. ~ ~ ~ ~' Q ~ O n ~ ~ . .J Al 10 - 14 N C C G cv w CC G C N ~~ a ~ ~ ~ m C ~ ~ ~ .3 ~ .~ ~ r ~, ~ ~ ~ '^ ~ ~_/ ~-+ ~ ~ ~ v ~ a U N ~ G ~ U ~ ~ ~ "' V ~ ~ d ~ ~ U ~, ~ H ~~ ~ W J y , ~ -~ ~ o ~~ w ~ ~ ~~ ~ 4 ~, ~ ~ r ~ ~ ~, r ~ ~ ~ ~ ~ ~ ~ ~ u ti;, ti 1 (~ RD ,~' ~ -~" .~ " ~ ~. O *' l n ~ ~ j na ~ Cy~ ~' ~ C y j 1.. C... ~ ~ : V '~ r .r. },~ `.. ~ . . ~ ~ w rj l ~C/ ~~ ~ G ~ .~ ~ J ~ „~ ~ ~ ~.~ Q v .a ~ ~ ~ ' ~ 4 ~.1 ~ ~ ~ ~ ~ N A ';~ ~ ~ '~ l.. ~ 4 ti "~ ~ '~.. ~ ~ ~ ; Ll. . p . v ~ U ~} m ~ ~ ~ ,~ q ~, ~ ~ ~ ~ D .~.... ~ ~ U ~ ~ ~ y"Ci ~ y .~ Q z ~.~ ~ ~-.W '~ ~ ' :~ ,~ p, ~ r??n r r J1 `a *a W a ~ ~ O ~ ~ ~ G !]) ~ ~ ~ ~"C3 C3 CJ ~ y ' w r O V ~'` ~ ~ V ~``" Q Q ~ U E]~ U ~ Ci ''^~ W d FV ~ ~ ~~ Q .~ ~ U~.=' N ~ ~ -o ~~ e, ~ ~~ d ~ ~ a ~ ate' '' ~~ ~' 10 - 15 !~ ~ ~ ~I1F y~ Prt ''.Y l ~ w~ ~+1 ~ fR ~ ~y ~ /4[ 'may ~ ~ C~ ~. W .~~ ~ W .wM :"~ ..r yr ~ i+ww ~ ^ Y++ Q.1 ~ v `~ L. L`~ C7 © "r~.i ~.,+ ~ i'"i ~ ~ .«.wwT' ~r ~ ~ .A " ~ yd 11 y~ r~ V +1.i ~ ~ :a •~ .'~.. ~ 3.. rr ~. ~ 4"' ~ 7 { " J w Lr .:.~ ~.. ~ qq~~ ~ ~ ~ ~ ~ ~ ~ G k~ ~ C7 y . rxw. ~.,, , ,,• , ~ ~ G ~ .~w aw•J ~. Cr '"""' ~ ~ ~ ~' r ..r it ,^] ~ ~ .,~ Q,~ ,*„ " ' ~ ;'~ ~ ~ ~ ~ ~ -'r3 ii ~] ~ ~ „~ ' ~ ~ ."v' w.w y, 4r ~ '~ ~"~ rw ~ ~. y..~ ~ '~ ' y ~ ~ `~ "~ ~ Tr G3 ,~/ ~ .. .w ~ ~''u ~ ~ ~ ~ . UI ' .~ ' y~ ~N .V '/i " ' I.. 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