The URL can be used to link to this page

Home My WebLink AboutPSD-043-07 Cl!J!illgton REPORT PLANNING SERVICES PUBLIC MEETING Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Monday, April 23, 2007 (\C"-:ClU-\lCn-#~Gm -3)Z~C~( Date: Report #: PSD-043-07 File #: ZBA 2007-0017 and 18T-87087 By-Iaw#: ~~ ,- Subject: REZONING AND AMENDMENT TO DRAFT APPROVED PLAN OF SUBDIVISION TO PERMIT THE DEVELOPMENT OF 187 DETACHED DWELLINGS APPLICANT: INTRACORP DEVELOPMENTS LIMITED RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-043-07 be received; 2. THAT the application to amend Draft Approved Plan of Subdivision 18T-87087 and amendment to Zoning By-law 84-63, submitted by Intracorp Developments Limited be referred back to staff for further processing and the preparation of subsequent report; and, 3. THAT all interested parties listed in this report and any delegations be advised of Council's decision. Submitted by: Dav' . Crome, M.C.I.P., R.P.P. Director, Planning Services Reviewed by: \ "". " ( ,\....,(:-<'......-.t.....- . ~,--' "J & ,L(. Franklin Wu Chief Administrative Officer CSfCPIDJCfdf 16 April 2007 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0830 REPORT NO.: PSD-043-07 PAGE 2 1.0 APPLICATION DETAILS 1.1 Applicant: Intracorp Developments Limited 1.2 Owner: Halloway Holdings Limited 1.3 Proposed Amendment to Draft Approved Plan of Subdivision: From: 78 lots for single detached dwellings with 12.2 metre frontages, 9 lots for single detached dwellings with 13.5 metre frontages and 54 lots for 108 semi-detached units on 18 metre frontages for a total of 141 lots for 195 residential units. To: 187 lots for 187 single detached units on 9.0,11.0,12.0 and 15.0 metre frontages. 1.4 Proposed Rezoning: From: "Holding-Urban Residential Type (R1) Zone" and' Holding Urban Residential Type (R2) Zone" To: an appropriate zone to permit the proposed amendment to the Draft Approved Plan of Subdivision and to permit reductions in exterior and interior side yards, front yard setback, sight triangle requirements and allow an increase in lot coverage. 1.5 Area: 13.7 hectares 1.6 Location: The subject property is located east of Scugog Street and north of Goodwin Avenue being in Part Lot 12, Concession 2, in the Former Town of Bowmanville (see Attachment 1 ). 2.0 BACKGROUND 2.1 On February 28, 2007, Intracorp Developments Limited submitted applications to amend Draft Approved Plan of Subdivision 18T-87087 and Zoning By-law 84-63. Intracorp Developments is currently developing the lands to the east known as Liberty Crossing. The application for amendment to draft approval is requesting changes to the lotting fabric to lots with various frontages to accommodate only single detached dwellings. The total number of units is reduced by 8. There are no changes to the road pattern, walkway or the school block. The park block was transferred to the Municipality of Clarington in July 1996. 2.2 In addition to the change in lotting fabric, the amendment to the zoning by-law requests reduced exterior and interior side yard setbacks and front yard setbacks, reduced sight triangles and increased lot coverage to allow the built form to be consistent with Intracorp's development abutting to the east. REPORT NO.: PSD-043-07 PAGE 3 2.3 The Region of Durham originally issued Draft Approval for Plan of Subdivision 18T- 87087 in February 1990. It was subsequently amended in April 1996 and in July 2000. The Draft Approved Plan originally contained 468 units, including a medium density block, a commercial block, public elementary school block and park block. The majority of Draft Plan has been registered as 40M-1852, 40M-1910 and 40M-2020 totalling 260 residential units as shown on Attachment 2. 3.0 LAND CHARACTERISTICS AND SURROUNDING USES 3.1 The subject lands are relatively flat and have been graded and serviced to accommodate this development. 3.2 The surrounding uses are as follows: North - Draft approved residential, plan of subdivision South - Residential East - Residential and St. Elizabeth Separate Elementary School West - Scugog Street and beyond, residential and a separate Secondary School 4.0 PROVINCIAL POLICY 4.1 Provincial Policv Statement The Provincial Policy Statement require planning authorities to provide for a range of housing types and densities with a ten year supply of land which are designated and a three year supply of zoned and serviced lands within the draft approved and registered plans. Land and unit supply is to be based on, and reflect population and unit allocations which are identified within Municipal plans. New housing is to be directed to locations where infrastructure and public services are available. The applications are consistent with the Provincial Policy Statement as they are accessible to existing services and relatively close to transit. 4.2 Provincial Growth Plan The Provincial Growth Plan requires growth to be directed to built-up areas that are transit supportive and where infrastructure is available. These lands were draft approved in 1990 for residential development. Transit is available on both Longworth Avenue and Scugog Street. The applications conform to the policies laid out in the Provincial Growth Plan. REPORT NO.: PSD-043-07 PAGE 4 5.0 OFFICIAL PLANS 5.1 Durham Reqional Official Plan The Durham Regional Official Plan designates the subject lands as Living Area. This designation is to be predominantly used for housing purposes and to provide a safe, attractive and efficient living environment. The proposed development is permitted. 5.2 Clarinqton Official Plan The subject lands are designated as Urban Residential subject to a public elementary school symbol in the Clarington Official Plan and are within the Bowmanville Urban Area. The lands are also within the Knox Neigbourhood with a population allocation of 5400 and housing target of 1900 units. The proposed use provides a marginal reduction in units and conforms to the Clarington Official Plan. 6.0 ZONING BY-LAW 6.1 Zoning By-law 84-63, as amended, zones the subject lands "Holding-Urban Residential Type One ((H) R1) and "Holding -Urban Residential Type Two ((H) R2)". The proposed amendments to the Draft Approved Plan of Subdivision dictate the need for the rezoning of the lands. The applicant has requested the same zoning provisions that apply to the Liberty Crossings development for these lands. 7.0 PUBLIC NOTICE AND SUBMISSIONS 7.1 Public notice was given by mail to each landowner within 120 metres of the subject lands and public notice signs were installed along the Scugog Street frontage and along the eastern property boundary, aligned with the proposed Bons Avenue extension. 7.2 At the time of writing this report, one individual requested clarification on the application and to be on the interested parties list. 8.0 AGENCY COMMENTS 8.1 The subject applications were circulated to various agencies and other departments by Planning Services. Rogers, Bell Canada and Clarington Operations has offered no objection to the proposed applications. Clarington Engineering Services has reviewed the proposal and although they have no objection in principle with the applications, they require further examination of the reduced yard requirements. REPORT NO.: PSD-043-07 PAGE 5 Comments remain outstanding from a number of departments and agencies including: . Clarington Building . Clarington Emergency Services . Durham Region Planning . Enbridge Gas . School Boards . Canada Post Corporation 9.0 STAFF COMMENTS 9.1 Municipal water, sanitary sewer and storm sewer have been extended to the property edge of the subject lands with registration of surrounding lands. As such, the road widths, street pattern and the location of the school block and walkway will remain unchanged. 9.2 The applicant is proposing to extend the urban design vision for Liberty Crossing developments from Liberty Street to Scugog Street. The changes in lot sizes, reductions in the front yard, exterior and interior side yard setbacks, increased lot coverage and reductions in the sight triangles are being requested to accommodate this goal. Through the deliberation of the Liberty Crossing development, both Planning and Engineering Staff undertook a detailed examination of various communities with similar housing form and streetscapes. This resulted in site specific amendment to By-law 84- 63, which was approved by Council in April 2005 for the Liberty Crossing subdivision. Lot sizes The proposed amendment to the existing Draft Approved Plan of Subdivision would permit the development of only single detached dwellings. The applicant has requested single detached dwelling lots with a minimum of 9.0 metre, 11.0 metre, 12.0 metre and 15.0 metre frontages. The minimum 9.0 metres single detached dwelling will have a similar housing form to the 18.0 metre semi-detachedllink lots. The proponent has increased frontages to 11.0 metres on the inside corner lots on Honeyman Drive. The 9.0, 11.0, 12.0 and 15.0 metre frontages provide a variety of housing types. Interior Side Yard The interior side yard setbacks are being requested for the 9.0 metre lots, to allow 0.6 metres on one side; 1.2 metres would remain on the other side. This is similar to a typical link lot which was otherwise approved for these lots. Front and Exterior Side Yard Reductions The applicant is requesting reduced front yards and exterior side yards to allow for homes with larger porches and balconies. This will allow for the home to be designed with a large, useable porch/balcony which provides an attractive residential environmental and encourage social interaction. REPORT NO.: PSD-043-07 PAGE 6 Siqht Trianqle Reduction In By-law 84-63, a minimum 7.5 metre sight triangle is required. In the existing Liberty Crossing development the sight triangle was reduced to 6.75 metres on the basis that the 4.6 metre wide driveway could be maintained if the site triangle was reduced. A 4.6 metre wide driveway can accommodate two parked cars side by side which limits on- street parking. The applicant is requesting the same reduction with the exception of Lot 8 where a further reduction to 6.25 metres is being requested. This will be examined in consultation with Engineering Services through further review of the application. Increased Lot Coveraqe An increase in lot coverage from 40 to 45 % is being requested for the 9 metre lots. Along with the reduced front and exterior side yard setbacks for all the lots in the plan, this will provide the applicant with the ability to intensify the development by permitting a larger footprint on all lots. An exemption in lot coverage for unenclosed porches and balconies is being requested on the remaining lots. It is proposed that on an interior lot, a porch up to a maximum of 12 square metres in area be permitted. For an exterior lot, porches with a maximum area of 20 square metres are proposed. Architectural Control Guidelines encourage porches on exterior side yards, as they allow for attractive homes on corner lots and improve the overall streetscape. 9.3 Liberty Crossing is marketed as a traditional Old Ontario town with a streetscape theming package. A variety of streetscape features such as lighting, fencing and signage were incorporated into the development. These elements are proposed to be continued through this next phase of development with these revisions. 10.0 CONCLUSION 10.1 The purpose of this report is to provide background information for the Public Meeting required under the Planning Act. Staff respectfully request that this report be referred back to staff for further processing and the preparation of a subsequent report. Attachment: Attachment 1 - Key Map Attachment 2 - Subdivision Phasing Plan List of interested parties to be advised of Council's decision: Halloway Holdings Limited I ntracorp Sernas Associates Mike Dome III- ~ "S; I: .. E ~ III n 0 <'i ~ z ~ 0 u; ~ w u z 0 u 133~lS ~-l;;jg-- ! f-J 1~~1~" r " - ~ -" ~~L- = ~li.V.: " Q. .. ::E I: o ., .. " o ..J ,., 1: .. Q. e lL Fc; II: =I~i ~ "1lITTTTl :.1 .. cO ~ ~ ~@ OJ ~ :ri ~~ 33C11S 113l8ViI~ ~~ t-- ~l!:! r-... ~ g~ 'V..... ~ ~ ;; ~ ~, ..r "<?- m .. '<(:f- ..r :;; ~ oc - ~ , ~ . / " :; '" m n ~ :;; w '" ~ ;); :;; '" " o '" 3S),M -~NIN.illIOIB)H1S, 6~ I 2L D9 / lL ! I~~ ~ '=' '\\. ~~ J\: illr: ~ I .U- 80DnJS >\ '""llA [I - -. II ,I -< ij' X\ 'v /Po - , : !.(~ It:JS31iJ HloOMll"- _ / << I ~q"'.n"I....I... ~~ .....OO'lCOt--IOlJ)VnN.....OOlCO rorol"-r--......"'r--r--r--r-.r-.r--!DW ~j 133C11S NOlXnl W ~ 1 r-"';:" Wi >1 <( .-.;JI m N ~ N ~ N W N Ol ~ I 8~ o l~l-~ ru 1 m I uO (1)--1 1\ m IH-..... N N Q '" "'" 0", Ei. <-1:01 ~-.:::: lllll'd ~~ On.. ~~ I~ Ii ~ Ci:CD / j~ ~.....1O l1 l:33~.LS E>OE>n8S - N N N Ii! 1lI ' '7! (~ ~ / ~ ; " Attachment 1 To Report PSD-043-07 fti "C J!! > "E - ~ r::: Gl Q, :::i "'" E Q, III ..... "C <( Cl Cl r::: "'" r::: .5 Cl CD co III "C . E Cl ii: "0 "'" <( "'" Cl = :J: Cl ~ co III >. . .. N ~ C ; <( -; co >. ..... 0 ..2 In lD - N Cl III fti r::: r::: .S! :J: .c III i.: 0 .~ Gl N r::: D:: ~ 0 ~ . a a 0 " ----. " - . . '" \l ~ \\ "u') ~ m ylJ( ~-., .-J I N.....OOlCOr--(()Ll')vI")N....Oo> ~ '" SB l!f ~ cO cO .... .. .... .... .. .... nL ;)(>\ ..~ .- \ : f,' · 3^IClO N\fVi)'3NOH ~" ~DR\VE I") v l!J <D r-. co OJ 0 ..... N ...., """ I/') (0_ \ ;~ A\ ~ LO to It') Ll) U') If) Ll') CD ID 1C (0 <D to ID ~... /' ~ ~1 ....0 L\"(. q~ " - ,>" ~~ q~~ X 1.1 <1>-; ~. t. '2.-t:::J q1.. . , ~~ ~, ~o ,. w \ ~ \Q ~D ,~ " .-1 " "2. )J, -" " y ,0 'i ., o ~ .....;. ~\J.,I,)~~~'t.'t.\ ~ ( ~ ~w m m &; ;rl:;:i5i:8~[gggo;~~~~ q1 .' ~ -~ \00 ,0' ,o~ ,0' ,0' ,o~ ,0. ,0" ,0' ,0. ,,0 ", ,,~ ", ", ,'~ ". 1\7 ~ r- I . ;~ \\ ".S~"~~\ 'Z-~..~ \~ 0$> ~ ~q _ ~q ,11\ &... t '~~ \ ~~ ~~ L?("~~ , " " " "" ... ,", ... cO .. ~ '" ~ 0 ~ h ;;; <: " N ~ U n "" ~ W ~ :> :::> .. z ~ r- W cO > ~ ...... <( m ~ .~ 0 ~ " ~ W ~ m --" ~ " "' --1 '" " '" '> ~ ----i "' --" m . ~ 0 ~ - "' , u 0 r--- ~ ~ " "' , " ::UV~ "' " .. ;0 f-- "' , n N f-- "' ~ " f-- N '" , "' ~ ;:;: .. , ~ , 0 cO ~ "' ~ , , m m - ~ I ~ , ~ ~ ! m ~ ~ I ! ~ I N ~ !! , I ' . - . . " " '11001' \J\'.t.'-"f' '- 1,S'\'. \. . ,0 .---: - - - ----;; - " - ! "'~ f{ \12 '" '" ., , w. ~3l:IWZ~OJ' !?!l~H3OW..I.33l'llS)LL~~ 'lfJ L6 ~ )1:)018 t'6 ~ )1:)018 __....... r" 'l'El:ans _ <:~ -0 hO "'J: . . 1-=._:___. '___"_ ~u~.~.+. "'i!44~260""J2II,,"2702l"272VJ2742"=,,,..,~,~ .. '. \ I I I .. ... (0...... o."".~1 _ ~ ,,;: i ' - ........ ........... ".. ~ .y.--.........J.. .. - S T R E ~ T T I . ._~. . LOW._. I - _ ::) .... - - T" ..' . . .. . . . ... . . .. . .... . ';--;;-- "-" . ~. y: .... -.. ~I, 2...~7"..2..'...I..Z+2'.,"40:IJO:l3O i--~ .. -...,"'2MZS720112S!l' 1_~=2.l\"!l(I'" t:1'W 40M-2341 26>. 2<11 hip:: 1= Lu 1-= ._ Lu W1Ull2.1O:LI'Zl,mn..:l.J>:l3023Jj Vl 1--" J I ~221U2===:~...............+_J2S5 r L" V) _ _ . , . _ .-' .LJ 1 ,i - ...~- '=1, ~ -I("~~T!~ ,r::c....._ V} '1 il' L----t. .-.! C , ----r ---l " ~._._. '-'115 [".__l. '-'j 3 ---...L. ._-~ " L.__+. ---j L._L .....- ' . .>-.,..-ro----,- / j i i i / , ' I II i,i I , :--l:r: ':'I'r' j' r I\~ fOODl ,~ I;~' It ~ .!' V J l'T'n-T1"TT' "1'1 jl "- I I i Iii i 'li-- t-H 40M-2225 [: I I. .. --- . . I. I !! I!, I l~j-L..LJ I , ! I i 2lJ 21+ 2l. .,. 217 218 2l~ = ~I ! . i _ ~.LL..... ..... .... " TTj!"!"\ 5 T R [ [ T "c ~ _ , I i I! I r-r""'l 1 ~~ "'.-!+-__ f---~'" 1'1, l. 'I. i ~.LI..l._Y I i Ii, _--+ f~-=-J l-l1.L-l: SUBJECT LANDS L_ f----- f--"'::~~ \=~'::~~I ,..- r n::j '<:---j" C:::J _w__ f---w_ '" _" ,.e-.-.jl -S~O;~l_ ~~ r" _..._ ~_..._ ~ I ...-...........-^-.0'" !I -.~.X (:1.02.100_'"",,_) r- -; r./ /,- 7 ',- '-.J 1lUlO<32Il f---- __ ,..... _Ie$- PW<,IsT-. ~8...1:"1. \, '~".!I ,~,..,..-.,,~< f- V) - _IL. ...;':: ~ _ ." r-w--. u]' :!::;.; --y \1+-- ~" .'iV'.'~" 1--,~_ 1\ "7.,. ~ Lands Owned By .. , l.), '. "Jr "J\ \\, '--i Municipality For , 'l.. .. "~'- '\ ~ \ \ . Future Park \'6.\ }~ ~... F f.. t:. 1 ''\ "", 120 11~'"8 117 ". ~! : : >10.0. 2;" :,\ ~ 5 '( llo' 1~'~ "- ,2< '''-' 12" ':' .. ~ . _.:........ : ill ~7 ~~ ~ 1~ '~ 1~''\ \ 120 128 12:" .~~. "~" _ \'" 1~': ~SCHOOL- 10:::: -.....,.... -\ \ ",''''." ~'" ...... I- .. --r.. ,so\ l~\ ~ lJ.1'~ .' f.. 'I .' '"'" 1CJ)1 1~~<a'''''4lI '~~ 1.- -\ 1311 ,,,,'''''..... ... F is. .... ,,,,,IOG"O ~e.t'~ ~ CJ: ..~... ~. ...... '5 I ... ,,,,,'00'07 ~~ ZJ 10 '"~"'.,- _.~" m " ,.,.'" "\ \....... ;-r~:. I (!) . I. ,,,,'4C'30 .lor- ... 101 \ 1\I"r h c::- ~. ...... ~ ... ..'00 '''' \ .. r-"' I ' .. .. ,. \~~~ ~f----- U' I . " \ '" .........-:...;, .~~ I L.J r--- SJ@T ij~ 77,. . S ',,' l. \,. "'~__~ ~~ ---'--lJ;;;;: .,..~ , "40M-1852 It ~ i -~~ V) r-~: /:\\~~ .:i -u~1L~b:UJ.:i "".. "'''~.' ~\-~~ fo-~.L />\~~;- 'i;i / " '" 'I' ,\, ,.,\\Y-' '"'-~~~- /.A.S;;;~ ~..''i'\ \~\~ ~, .-:->, -i-j'i"i-"H'W~. O';'"~ ,,' <" l.' \ ,.r" ~', ~ >\ ~"'71 ~~.. ,a" -'I <\1 I.., '. . \'\............~/.lt. "<<0", . I 1'1''1- J J ~Tf.F_ \J'I w............;-\.- II' '-- ~ \ ~ 4J '.... \~'-;.<~ ~ 1 \.o:.~ ~~~~~ ",,' o~..,." ). -. ". ~ i\-/ / ; fill II ~:~~ " ........~ 22 ~ ~\ \ OIl ...... .,*,' 9 ~~~'~~.lU{~GU~1 @""w:: ~.;. ),.~".~,\. ,~:;, . /~- ':" '~',: ~ "':ll- . -; Y'i ....-:.:-\ ,. 'to .". ~ ......... ~.~' - rl-Jl~ -CO~IoIERCIAl_ -:........", -\. :~J{" ,,\ ~ ~",,"'...' _\ '7_~ I: ~'-'l"\ ~"'-' i i i i <,~':":;~,.) ~... .~-:... ~"~~'~~. ;;::;' 40M 1--g11r---Or y;"i ,L._.--; \~ l...L.L ~ /, _~ - \l~:~" . -" - r- ~.f- Lands Subject to vJ 0 ~ 1 ~ ~ ~ l~;R ,!;~- - ~... : :- ~t Site Plan Application -;- 0 ~ .*1 ~;;,.....; l. 1 k~!-j ti I : -.' r----";- ~ " for Medium Density ...~ . 1_ ,1. 1-: ' I i Ii II'-i".- ." ~ I ..-,\/" '" I' ~'~"' "~,~ ~ $/~'~l. \,! ii, : i ! Ti ~I .:::.::.r)/.:!!,jf:' " " '('\....-"\. BLOQ(312 }-..L.-J J .L- 1...) . , \......./ (J.:!u,,,....-.) E..: ~.!CO. ......../ - ~ _+_., , \ \--- \ <-.-,.-) - ,- . '3...... ! L..-...... ./""\\ '=:- . 3i"" ~"-:':= -~- 40M-2020 _':)1 ilL --i -f".( II 1'=:=: E.-.:t. f=:_:::C__,. I I ! 't. ':J' II --' L'f i! \) F:=:~ -- - F::::t:=i E~3 i i : i : ~.::.-:"'; I I'" - I . .--! i \ \j I!-.:,/::?rrm -.-<'. 1-..... .l____-'-, '111='.::=1 IIIL_-I ,L._..J \ ! _.........11 a I~' /~i! i!!! Lands Subject to an Additional J '8~ _ ..J ,.L./._y.r- II <( ~L._L~4 Amendment to DraflApproval Ji----- II'" I I """,,,,aT-SSY," II a II I " \ UJ' I ' I ' LU..l...........-' " ._-.J Jl... _...L _ __ . . . rv , I. \. .J_LL.J.-1 1..-.--,- r-r__ r A~(:",t,.nnWVIEW II II I I I I I !i i-i...,Lf,c;"+-,i.,;.,J,...J , 'I' I.! '1'1 I I j 1'1'1; I! . '1'1'1'1'1 L.l..L.L.l..Lj...l..i......L....L_ i-- ->1'1- - -~- --- SUBDIVISION PHASING PLAN ,~ i '~, 'I' , I : ' II 40M-2296 "_C_"_09..t// (l.aJ:/.~J,.-;..) / ...- /,/ /, ", Attachment 2 To Report PSD-043-07 PRQPOSED GRAFT PLAN Of SUSOI\llSjON PARTOflOTl2,CONCESSlOHl, LOTS 3.4.5,0.7,8.9,10,11.12.13 &15, H......6LYSTREET.PAFiTOFLOTS14 & 16, ANO P,o,RTQfELQN SlREET I>'-l ACCORDING TO HAIoISLTPLAN (b~ LH.S~ortl) Of PART Of lOT 12, CONCESSION 2 MUNICIPALITY OF CU\RINGTON ilEQ<:w..... ~UNlCI'.lUTY OF DlMlAM F. ra ~N OF B 0 ~"A ~ "Ii' ~ sa.El>JU;0I''-",," "'-~ ~_..-.. ,.....,..., ~..-...-..".....-> ---nioijJ"- 'V--=--....~...~:a.i~ ~=:I:=..:.i".1i;ii;:. ~.-..-,._'''- =-==-~~-'":':"'-: :::'===---:'=='-:..... ..._,.r::a ::::-"""'-=.- . '::"-: .....""" -_..-..--.. - --- _or... ___ ~...- - ---.... -- """- - --..--- -.. ..------ .-.. ....... -.-- _. ._.~ \, ""'''''''''-'"'"'.'''''' ...... JP:::: ~~--~ __''''''"'<.In: ~<DWICA'" ,,-..--- .---- ~::':' ::~.!:.===:.":. HAUOWAYkOl.OlNGS .IlI."""'<SUOII!E\l. UWI= --_ -~=~ SL:'~IA'; .~~so~' ~.__ ~'M"""""JI';'''_ ...." ,....".1<77 ~C<I __ NORTH BOWMAN~LLE <....., _.. Lk ~'" __.L' _.. DP-l