The URL can be used to link to this page

Home My WebLink AboutPSD-039-11C1ar.~ton ce~rrng rn~ wR.r REPORT PLANNING SERVICES PUBLIC MEETING Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: May 9, 2011 Resolution #: ~PR-347- f t By-law #: N/A Report #: PSD-039-11 File #: COPA 2011-0002 & ZBA 2011-0007 Subject: PROPOSED OFFICIAL PLAN AND ZONING BY-LAW AMENDMENT TO PERMIT THE DEVELOPMENT OF AONE-STOREY, 2,503m2 (26,942 ftZ) GROCERY STORE APPLICANT: NEWCASTLE (KING) DEVELOPMENTS INC. RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-039-11 be received; 2. THAT the application by Newcastle (King) Developments Inc. continue to be processed; 3. THAT a further report be prepared following the receipt of all outstanding agency comments; and 4. THAT all interested parties listed in Report PSD-039-11 and any delegations be advised of Council's decision. Submitted by: David Crome, RPP, MCIP Director, Planning Services Reviewed by: ~~ Franklin Wu, Chief Administrative Officer RP/COS/df/sn/ah 3 May 2011 CORPORATION OF THE MUNICIPALITY OF CLARINGTON REPORT NO.: PSD-039-11 PAGE 2 1.0 APPLICATION DEl AILS 1.1 Applicant: Newcastle (King) Developments Inc. 1.2 Owners: Syvan Developments Limited, Yvonne Gilkes and Mildred Fisher 1.3 Official Plan: To re-designate a portion of the subject lands (45 North Street) from Urban Residential Area to Village Centre and Street Related Commercial Area to allow for an expanded parking area and loading area along North Street in association with the development of a grocery store. 1.4 Rezoning: To rezone a portion of the subject lands (37 and 45 North Street) from Environmental Protection (EP) Zone and Urban Residential Type One Exception (R1-1) Zone to General Commercial Exception (C1-33) Zone, to allow for an expanded parking area and loading area along North Street in association with the development of a grocery store. 1.5 Site Area: 0.S5 hectares 1.6 Location: 37 and 45 North Street, Newcastle SO, 92 and 100 King Avenue West, Newcastle (See Key Map - Attachment 1) 2.0 BACKGROUND 2.1 On March 7, 2011, Newcastle (King) Developments Inc. submitted an application for an Official Plan and Zoning By-law Amendment to allow for an expanded parking area and loading area along North Street in association with the development of a grocery store. Attachment 2 contains a concept site plan of the proposed development which shows the proposed building location, access points, parking provisions on site, and preliminary elevation drawings. The application was deemed complete on March 2S, 2011 following the submission of outstanding reports/drawings. 2.2 Five properties will be assembled in order to facilitate the development of the grocery store. They include 37 and 45 North Street and SO, 92 and 100 King Avenue West (see Photograph 1). 2.3 The applicant also submitted the following background studies in support of the applications: · Planning Justification Report prepared by Khaldoon Ahmad Planning & Urban Design; · Heritage Assessments prepared by Martindale Planning Services; · Phase I Environmental Assessment prepared by Golder Associates; · Phase II Environmental Assessment prepared by Candec Engineering Consultants Inc.; REPORT NO.: PSD-039-11 PAGE 3 . Noise Analysis prepared by Valcoustics Canada Ltd.; . Stormwater Management Report prepared by Bronte Engineering Limited; and . Traffic Impact Study prepared by Paradigm Transportation Solutions Limited. 2.4 At the request of the Planning Services Department the applicant hosted a Community Open House prior to the Statutory Public Meeting. The meeting took place on Wednesday, April 6, 2011 at the Newcastle Community Hall. A number of residents attended the Open House and provided their comments/concerns. Staff attended the meeting and recorded the comments made by the residents and local businesses; a brief summary of these comments are provided in Section 8 of this report. 3.0 LAND CHARACTERISTICS AND SURROUNDING USES ZBA 2011-0007 Photograph 1: Aerial Photograph (2010) - Subject Site 3.1 The site is located on the north side of King Avenue West and east of North Street. The subject land is relatively flat having a number of mature trees along the northern limits of the site. The site has a total area of approximately 0.85 hectares. REPORT NO.: PSD-039-11 PAGE 4 3.2 Neiqhbourhood character and surroundinq land uses: Photograph 2: View of site, with 92 King Avenue West facing north (April 19, 2011) Photograph 3: View of 45 and 37 North Street facing east (April 5, 2011) 3.2.1 The proposed development is within the main activity centre of Newcastle having a unique main street and heritage character. The Newcastle Village Centre exhibits a built form that is comprised of several architectural styles and periods including Georgian, Victorian and Edwardian. Many of the original buildings still retain their original mixed- use character, combining commercial uses at street level with residential units above. There are a number of architectural styles found within the Downtown area such as the Newcastle Community Hall a neo-Georgian style building which is designated under the Ontario Heritage Act, and is considered the Village's most prominent landmark. The Newcastle Community Hall is located within close proximity of the subject lands and is within view of the subject site. REPORT NO.: PSD-039-11 PAGE 5 3.2.2 The following are the surrounding land uses: North: A well established low-density residential area along Wilmot Street. The backyards of these residences abut the application site. There is an existing privacy fence separating the residential lots from the site which is approximately 1.80 metres in height. South: Across King Street Avenue West, two to three storey high commercial buildings. East: Commercial buildings (CIBC) and the Newcastle Community Hall and associated gardens and gazebo. West: Commercial buildings along King Avenue and a well established low- density residential area along North Street. 4.0 PROVINCIAL POLICY 4.1 Provincial Policv Statement The Provincial Policy Statement (PPS) supports the development in the Newcastle Village Centre because it: . promotes settlement areas as the focus area for growth; . promotes efficient land use and development patterns to facilitate economic growth; . supports the maintenance, and where possible, the enhancement of downtowns and main streets; and . provides for an appropriate mix and range of employment to meet long term needs. The redevelopment of these lands for commercial uses will facilitate the continued vitality and viability of downtown Newcastle and the Village Centre. 4.2 Provincial Growth Plan The Provincial Growth Plan promotes the creation of compact, complete communities that are transit supportive and pedestrian-friendly. Part of the intent of the Growth Plan is to direct development to existing serviced urban centres and encourage a compatible mixture of land uses within urban centres. A fundamental priority of the plan is to encourage intensification of underutilized urban lands to create vibrant communities where infrastructure exists to accommodate growth. "Complete" communities provide opportunities to both live and work. This development conforms to the Provincial Growth Plan. REPORT NO.: PSD-039-11 PAGE 6 5.0 OFFICIAL PLANS 5.1 Durham Reqional Official Plan The Durham Regional Official Plan (DROP) designates the subject properties as "Regional Centre". Regional Centres shall function as places of symbolic and physical interest for the residents and shall provide identity to the area municipalities within which they are located. The DROP seeks to develop Regional Centres as the main concentrations of commercial, residential, cultural and government functions in a well designed and intensive land use form. Regional Centres shall be developed having consideration for urban design that favours pedestrian traffic and public transit with direct street pedestrian access to buildings. All parking areas shall be located at the rear or within buildings wherever possible, in addition prime consideration is to be given to the special distribution of structures, architectural treatment, the preservation and enhancement of cultural resources. 5.2 Clarinqton Official Plan 5.2.1 The Clarington Official Plan designates this site as "Village Centre" and "Urban Residential". In addition, the majority of the site can be found within the Newcastle Village Centre Secondary Plan, identified as "Street-Related Commercial Area". The Newcastle Village Centre is identified as the functional and symbolic centre of economic, social and cultural activity in Newcastle Village. 5.2.2 The proposed land use (Grocery Store) is permitted within the "Street-Related Commercial Area" designation. A portion of the subject lands (45 North Street) is designated "Urban Residential" and is found outside the limits of the Secondary Plan. The proposed Official Plan Amendment seeks to add 45 North Street to the Secondary Plan and re-designate the lands to "Street Related Commercial Area" to allow for an expanded parking area and loading area along North Street associated with the proposed grocery store. 5.2.3 The Newcastle Village Centre Secondary Plan encourages the consolidation of smaller land parcels within "Street-Related Commercial" areas. In addition, the Secondary Plan encourages joint parking arrangements and the preservation, renovation and reuse of historic buildings wherever possible. This proposal represents the consolidation of five (5) properties. 5.2.4 The Secondary Plan includes policies which address matters related to commercial redevelopment, urban design, and parking. More specifically, the "Street-Related Commercial Area" designation emphasizes the incorporation of the heritage downtown into the redevelopment of adjoining lands. All development and redevelopment have traditionally been oriented to the streetline having main entrances facing the street at grade. In addition, any parking areas sited across the road from residential uses, will incorporate high quality landscape treatments including a low wall and street trees to provide a sense of enclosure. REPORT NO.: PSD-039-11 PAGE 7 5.2.5 The Newcastle Village Centre Secondary Plan states that all new development or redevelopment of properties within the Village Centre will be designed in accordance with section 11.3 of the Newcastle Village Centre Secondary plan and Sections 10.4.5 and 10.4.6 of the Official Plan. These sections provide policies, general urban design principles and site development criteria for development within Village Centres of Clarington, and can be summarized with the following themes: Land Use Compatibilitv Land use compatibility within historic downtown areas should be achieved through appropriate building siting, building design and landscape treatments. Proposed developments shall complement the existing character of the Village Centre by using similar building materials, similar building massing and architecture, and by providing awnings, pedestrian-scale lighting, and streetscape amenities such as benches. BuildinG DesiGn & Streetscape Proposed buildings shall be street-front oriented and provide direct street access for pedestrians, wherever possible. Building form and siting shall minimize the impacts of noise, wind and shadows and shall enhance views of landmark buildings, parks and open space. Active street life is encouraged through the provision of street-related buildings, possible outdoor display and selling areas, as well as other amenities such as bicycle racks and benches. ParkinG Areas and Landscape Treatment Parking areas should be sited to the side, or rear of a development. Where parking areas are sited across the road from residential uses, the proposal shall incorporate high quality landscaping/screening such as a low wall and street trees to provide a sense of enclosure. Common vehicular access, parking areas and internal circulation, including service lanes connecting abutting properties, should be provided wherever possible. Impact mitiGation Loading areas and refuse collection areas shall be unobtrusive, and anticipated noise impacts shall be mitigated - the areas shall be screened where necessary and shall generally be located at the side or the rear of the building; no open storage is permitted. Refuse collection areas shall be internal to buildings wherever possible and in all other situations, within separate buildings of similar design to the principal building. 5.2.6 The buildings located at 37 North Street and 92 King Avenue West in Map A - Land Use of Newcastle Village Centre Secondary Plan are both recorded as Heritage Merit Buildings within the Municipality's inventory of cultural heritage resources. Section 8 of the Clarington Official Plan states that where redevelopment of a site occurs, infill buildings shall be compatible and consistent with the surrounding buildings and streetscape in terms of building materials, height, width, scale, colour setback and design, including windows, doors and roof lines. Where a building is recognized on the heritage resources list, the Municipality discourages the demolition or the inappropriate alteration of a heritage resource. REPORT NO.: PSD-039-11 PAGE 8 5.3 Newcastle Community Improvement Plan On April 21th, 2008, Council approved Newcastle Village's first Community Improvement Plan (CIP). The focus of the CIP is to enhance the heritage attributes visible in the built environment. The CIP states in Section 2.5 that construction of infill projects within the downtown should proceed in a manner that promotes and respects the community's built heritage. A recent downtown redevelopment project, Shoppers Drug Mart located at 1 King Avenue East, was approved by the Municipality. The proposal responded to the CIP by respecting the heritage streetscape along King Avenue and Mill Street by following urban design principles outlined by Staff and the community during the process. 6.0 ZONING BY-LAW 6.1 Zoning By-law 84-63 zones the subject lands "Environmental Protection (EP) Zone", "General Commercial Exception (C1-33)", and "Urban Residential Exception (R1-1)". 6.2 The Applicant has requested an amendment to Zoning By-law 84-63 to rezone a portion of the subject lands (37 and 45 North Street) from "EP" and "R1-1" to "General Commercial Exception(C1-33) Zone", consistent with the remainder of the site, to allow for an expanded parking area and loading area along North Street associated with the proposed grocery store. Within the "C1-33" zone, a grocery store is a permitted use. ..... / \ tv ./ -))- I ( I " - I WILMOT STREET - ------, I I:t ........... ~- -:7 R1-29 V ~ /~ .,/ '- ~ R I .; V45 I ~ " ,- 0 I!U Z IJ~ 37 ~I-- l-- C1-33 LU l.......- I- LU /- (f) 0::: - ~:r: l- I- (f) p1 0::: C1 .J 0 C .J ~ Z C -,C C'l C ~ - 7 ( !1-33 -, '"' 0) CI() ..... -if KING AVENUE WEST ~1 4 C 3 C -< 9 ZBA 2011-0007 Map 4: Subject Site Zoning By-law 84-63 REPORT NO.: PSD-039-11 PAGE 9 7.0 SUMMARY OF BACKGROUND STUDIES 7.1 One of the documents submitted by the Applicant, in support of this application, was a Planning Rationale Report. This report provided an overview of the property and the surrounding area together with a review of relevant local, Regional and Provincial Planning documents. The report highlights that the proposal implements the vision of the relevant planning documents by intensifying under-utilized lands and introducing a compatible use that will service the current and future needs of Newcastle Village, and which is designed in consideration of the urban design goals and objectives of the Village Centre. The report's author suggests that the proposal offers positive economic benefits through jobs created by the proposed development, increase in tax revenue and investment in the downtown. 7.2 Heritage Assessment Reports were submitted by the Applicant for the properties located at 37 North Street and 92 King Avenue. Both reports recommend that the owner consider having the existing buildings relocated to another lot in or near the Newcastle area; this recommendation was made on the assumption that a willing buyer can be found to bear the moving costs and that the move can be accomplished within a reasonable time frame. This would enable the proposed commercial development to proceed as planned, leaving open the possibility of the heritage resource being retained in the community. In the opinion of the report's author this is a compromise solution that would satisfy the intent of the Clarington Official Plan insofar as preservation of the cultural heritage resources is concerned. Recommendations with regards to the heritage attributes and moving of the buildings are the subject to a separate Report PSD-042-11 on the same GPA agenda. 7.3 As noted earlier in this report, the applicant has also submitted a Traffic Study, a Phase 1 and 2 Site Assessment, a Noise Analysis and Stormwater Management Report. Further analysis of these reports will be included in a subsequent report. 8.0 PUBLIC NOTICE AND SUBMISSIONS 8.1 Public notice for the statutory public meeting was given by mail to each landowner within 120 metres of the subject site and two public meeting notice signs were installed on the property - one on each road frontage. 8.2 An Open House meeting was hosted by the Applicant on April 6, 2011, at the Newcastle Community Hall. Approximately 50 people attended and provided their comments and concerns verbally to the development team. 8.3 At the writing of this report, Staff received a number of inquiries from residents and business owners regarding this application. The following list summarizes the comments received and recorded by Staff: REPORT NO.: PSD-039-11 PAGE 10 KinG Street A venue West . There needs to be a store entrance along King Avenue West for pedestrian access from the road. . The proposed orientation and layout of the building "Turns its back on the downtown". Safetv and Privacv . The privacy of the abutting residential properties will be impacted by the proposed development. . The truck and car entrances and exits on North Street are a safety concern. . The noise and lighting will have a detrimental impact to the neighbouring residential properties. . A privacy fence is needed along north property line to screen the use. HeritaGe Conservation . This development will impact existing heritage properties such as the Lewis Wilmot House. . The prevailing building designs in downtown Newcastle are two-storey brick buildings. The proposed building needs to be designed in such a way that fits into the historic context of Newcastle Village. . The grocery store should be designed to not impact the views from the Newcastle Community Hall parkette. Site and BuildinG DesiGn . The proposed metal siding is not appealing and is not an appropriate material. . The proposed building design and layout does not address the needs of an aging population, as it is not accessible to pedestrians along King Avenue. . The design of the building resembles a factory or industrial development. . The proposed building design does not add to the vitality of the downtown core and streetscape. . The site should be designed to have a shared driveway with CIBC. . The proposed site design does not take into consideration pedestrian connectivity from the residential neighbourhoods to the north and across the street. . Alternative building/site design should be presented to public. Other . Appropriate notice was not given by the developer for the Community Open House and therefore another Open House should be held by the developer with appropriate notice. . The drawings presented at the Community Open House did not match the submissions available on the Municipality's website. . Concerns were expressed about the lack of capacity of the storm sewer system that may result in basements flooding, especially during construction. . The developer should provide alternative design options for the community's consideration. REPORT NO.: PSD-039-11 PAGE 11 8.4 Following the open house, the proponent submitted a letter (Attachment 3) outlining how they will address the residents' concerns and has also submitted revised drawings attached this report. 9.0 AGENCY COMMENTS 9.1 This application was circulated to the Durham Regional Planning Department, the Durham Regional Works Department, the Clarington Engineering Services Department and Ganaraska Region Conservation Authority. 9.2 At the writing of this report comments had not yet been received from Durham Regional Planning Department, and the Durham Regional Works Department. 9.3 The Clarington Engineering Services Department advised that they have issues with traffic, stormwater management and on site movements that need to be addressed, prior to final approval of the subject site plan. The applicant will be required to satisfy the Engineering Services Department concerns and conditions. 9.4 The Ganaraska Region Conservation Authority has advised that as there are no natural hazards or natural heritage features that would affect this application, there are no objections to the Official Plan or Zoning Amendments proposed. They have advised that other concerns with respect to stormwater management will be dealt with through the site plan process. 9.5 The Clarington Heritage Committee reviewed the development proposal at the regular meeting of April 19, 2011 and passed the following motion: "That the building incorporate the architectural design features of the existing heritage structures in the downtown core; That the facade of the building facing King A venue West have the appearance of an historic multi-unit commercial development with wood detailing on the first floor as in the building located at 101 - 109 King Avenue West; That a pedestrian access be provided into the building from King A venue West; That the building be constructed with an all brick exterior and architectural details such as quoins and cornicing; That the loading dock wall be constructed of brick; That the exterior walls that do not have windows incorporate public art such as murals and/or historical photographs that have an attachment to the community..; and That the final elevation drawings be circulated to the Committee as part of the site plan approval process." 9.6 The Clarington Accessibility Advisory Committee advised that another entrance door on King Avenue is required in order to accommodate seniors and disabled persons who REPORT NO.: PSD-039-11 PAGE 12 would be walking to the grocery store. Other concerns will be dealt with through the site plan approval process. 9.7 The Building Services Department have concerns regarding the design of the parking area shown on the site plan SP-1, dated March 4, 2011 as it does not allow for a fire access route. If the access route is proposed to be on King Avenue West, then the principal entrance to the building must be no further than 15 metres from the fire access route. 1 0.0 STAFF COMMENTS 10.1 The proposed redevelopment will result in an intensification of the site, and will provide opportunity to diversify the types of uses found within downtown Newcastle. The proposal achieves the Newcastle Village Centre Secondary Plan's goals to consolidate smaller land parcels in an attempt to more efficiently utilize existing infrastructure and amenities. 10.2 The applicant has submitted an Official Plan and Zoning By-law amendment application to allow for an expanded parking area and loading area along North Street in association with the development of a one-storey, 2,503 m2 (26,942 ft2 ) grocery store. In order to review the Applicant's proposal it will be necessary to conduct a thorough evaluation of the following matters: . The impact of the proposed parking area expansion and building design on neighbouring properties; . The impact of the proposed development on the existing heritage character of the downtown; . The impact of the pedestrian entrance location; . The heritage value of the existing buildings on the property; and · Matters such as noise mitigation, refuse, landscaping, parking, illumination and building design will be further addressed through the site plan approval process. 10.3 An application for site plan approval has been submitted by the applicant and is being reviewed concurrently with the Official Plan and Zoning By-law amendment. The site plan elevations for the store have been upgraded since the public open house to respond to some of the concerns raised at the meeting. The building is all brick and additional glass has been incorporated. 10.4 In order to provide the applicant with the Municipal and the community expectations for the design of the site, a detailed list of urban design principles were provided to the applicant by Planning Staff prior to their application submissions. A copy of this list is found within Attachment 4 - Development Guidelines Checklist - Preliminary. Staff will work with the applicant to ensure that planning policies are implemented in the proposed development and that the development complements the surrounding residential neighbourhood and historic downtown character. REPORT NO.: PSD-039-11 PAGE 13 The applicant has been requested to prepare alternative design options, both by Staff and the community, some of which include: incorporating a pedestrian entrance to the grocery store from King Avenue, providing grade level transparent windows along King Street and the addition of small stores attached to the grocery store which face onto King Avenue. 11.0 CONCLUSIONS 11.1 It is the applicants' opinion that the proposed retail commercial use as envisioned meets guiding planning documents and is compatible with the abutting commercial uses. In addition the applicant states that the proposed development is compatible with the abutting residential uses. The amendments to the Official Plan and Zoning By-law are appropriate and represent good planning. 11.2 The purpose of this report is to satisfy the requirements for a Public Meeting under the Planning Act. It is respectfully recommended that this report be referred back to Staff for further processing and the preparation of a subsequent report, taking into consideration all of the public and agency comments. Staff Contact: Ruth Porras Attachments: Attachment 1 Attachment 2 Attachment 3 Attachment 4 - Key Map - Landscape Concept and Proposed Elevations - Applicant's Response to Concerns Raised - Urban Design Principles (Development Guidelines Checklist - Preliminary) List of interested parties to be advised of Council's decision: Newcastle (King) Developments Inc. Syvan Developments Limited Yvonne Gilkes Mildred Fisher Lawson R. Gay John Oates Terra and Perry Mucci Roger Hardy Allan Kirby Bart Wysokinski Kristina Stephanich Arnold Mostert Steven Coupland Joyce and Ron King Kevin and Darlene Hawes Sheila Patrick Wendy Couch Hans and Barbara Colhourgen Pat Thexton Barry Carmichael Bill and Ulva Calver Tenzin Gyaltsan Steve Richmond Amos and Doreen Langley D. Hickson Robert and Lorraine Forget Joyce Kufta Narda Hoogkamp Marjorie Caswell Peter deJong Richard Jefferson Dorelia Forget Jack Gordon Betty Lou and Ron Locke Valentine Lovekin Attachment 1 To Report PSD-039-11 - CI) C) (.) .!!! .... ..5 c :> Q) .l!l CI) .... E c c " Ql ;:: E In rf CI) c ns Cij E N CI) a. (.) 0 ..... E 0 ~ N () 0 " 0 G> c 0 <( a; 0 0 0 Q) z - - 0 1:5 1:5 0 E c c - I C'G Co Ql Ql I <( or- Ci ns :c' :c' or- 0r- e:: c :E :J :J or- 3: 0 g U) U) 0 C'G N .~ C <<l <<l N 0 ~ ~ '"'i <C .~ Ql <C >- tl ~ <( <( OJ a..:t: ns CO <<l (.) (]~ C) 00 ~ 0 N .J ~ .5 o S ~ c .... z 0 C) .... CI) N c c Co 'i: <<l e .!l! .~ Q. D- O a. <( <~ , \-------------1 I I \ \ : 00 : \ zz I I - I \ ~g ! I >< 2 I 1 UJL.U \ I I 1 \ , , , , , , r-------------I --- :I'r'," c I I I r I I tt-r-fi----;:::-:::= l..J_.J_A-_.!._ I.Ll.JI --- rrrrT I-f-rJ----~~~ ~J ' I ,! I <___ ~' , , , -b:J :,1 i I I r---- 11[. lli w 0:: l- ll) I- o :2 ...J ~ " , ~---- rrri = ", -- "\.--- ~ ~~t~~= --1---- ---r---- ~~~ - 1--- r---' L . .l , i \>,>,>':<:<>>,>,>,>,>\>,>,> '\ '\ '\ \, '\', \, @ 'c.;\ \ ','\ \, \, '\ , \ \ \ \~ U, Z \ \ \ \ \ \ \ " \ \ \ " \ 0 (5\ " \ '\ " \ \ , \ \ \' \ \ \ o..'..J \ \ \ \ \ \ \ \ \ \ ~p.5\\ \ \ \ \'\\,', \ '\ '\ g: ~\ '\ '\\\'\'\ '\ <::<::<::,:::' ::<::<::<:,::::,:::<::<::<::<::<,: \ \ \ \ l- ll) W :s: W ::l Z W ~ (!) Z S2 - ". \:\\\' -,'" , . 1" :,"' \. \.' =1___ ~\\\ \ I~ I .,' " I I \ 133~lS Hl~ON Olm ex pu; Bj 22 GIGI NORTH STREET Olm ex ren Bj 22 GIGI ^ Z GI ~ m 2 e m II ..,: Olm S?:S rlfl Bj 22 GIGI ITIIJ~ ,r'\, 0 r ''-,j f11 GJ f11 0 e ,. -<" "' Z 0 z z~ O~ ~. 0 z ~ CO mOO "0 0 ~ .' "~ ". ~ "0 .z .0 ~ > ~. . S "" ~. " z ZO "-< 0 . @ zm .~ > "" s ~i ~" <. z me " @ m c m 7'1 m -l )> ...... r )> ~~\a~~~~(:0TITI~e:~ LANDSCAPE CONCEPT OVERALL SITE CONCEPT .--..-.--..- .-- [}+{J I-t [}+{J ~ ~ ~ ~ ~ ~ " " ,I I " L.._.._-- SCALE: 1 :200 APRIL, 2011 Attachment 2 To Report PSD-039-11 ~ 92 KING AVENUE NEWCASTLE, ONTARIO E E ~ U'l - co 0 o:l ci ........ 0::: ~ Z 0 LU .....J l- ll) LS s LU Z .... LU :::::> w Z :J E \0 LU z ~ w ; ~ ~ l.!) 19 z Z !;;2 ........ ~ Z z N 0 0 0'\ 1-4 1-4 ~. ~ Gj Gj ....J ....J W W :c :c I- ~ :J 0 0 (/) Z E E 0 0 E t: c:: 0 0 0 C1' ci 0 ~ C1' 0 1-; ~i ~1 ~l , ~ o t--t 0:: ~ Z o W .....J I- U) l5 s w z .... w :::> z w ~ 19 z t--t ~ N en E o r-: E o C! .... I E o C! 0\ z o ........ ~ > E UJ U"l -J.... UJOO ~ (/) ~ E E o C! 0\ z o ........ ~ [rj -J UJ ~ (/) UJ S I-~ ~J <(! r:t:i ~ E o C! U"l '<t" E U"l r-: N .... Attachment 3 To Report PSD-039-11 April 8, 2011 VIA MAil Planning Services Department Attn: Ruth Porras, Senior Planner/Urban Designer Municipality of Clarington 40 Temperance Street Bowmanville, ON L 1 C 3A6 Dear Mrs. Porras File No.'s: COPA 2011~0002, Newcastle Grocery Community Open 2011~0007, & SPA to On April 6, 2011 a Community Open House (COH) was held for the above noted project. We want to take this opportunity to thank Planning Services Staff and the local and regional Councilors for attending and making themselves available for questions. As you are aware, the purpose of the meeting was to introduce the proposal to the community and open dialogue for any concerns. Based on our experience at the meeting, it is clear that this is an active community with a strong passion for the development of its unique downtown. The purpose of this letter is to outline the main concerns and identify how we intend on addressing these concerns. Before outlining the main concerns that were identified at the COH, it is important to note the positive comments that were received. Many residents valued the investment in the downtown and the economic benefits of the proposal. Several residents discussed the need for another grocery store in town, while others appreciated the all brick building design for the King Avenue West elevation. Finally, numerous residents spoke of the need for a rear entrance to provide easy access from the parking area. The following will outline the main concerns that were raised at the COH and provide a response for how we intend on addressing these concerns. 1. Concerns were raised regarding the quality of the side and rear building elevations as they are proposed to include metal siding. In order to address this concern, the proposal will be revised to include brick facades for the rear and side elevations, subject to review and approval by Clarington Planning Services Staff. 10 Queen Elizllbetll Blvd Unit # 2 Etobicoke, On, M8Z 1L8 Phone: 4169799996 Fax: 416 9790593 2. Concerns were raised regarding interface between existing dweillngs on North Street and the proposed parking and loading areas. In order to address this concern, the proposal will be revised to include decorative fencing and enhanced landscaping along the entire North Street property line, subject to review and approval by Clarington Planning Services Staff. Additionally, Newcastle (King) Developments is willing to meet with these residents to discuss these details. 3. Concerns were raised regarding the noise, headlight glare lighting of the parking and loading areas with the neighbourhing residential properties to the north properties fronting Wilmont Street). As part of the applications submission package a noise study and site lighting plan was submitted in order to study any potential impacts and determine what, if any, mitigation is required. These studies are currently being reviewed by Clarington Staff, which will ensure that the proposed development does not provide any negative impacts. Additionally, the proposal includes privacy fencing and landscaping along the entire northerly lot line. 4. Concerns were raised regarding the truck and vehicular traffic along North Street and the potential an increase in the number of vehicles using Wilmont Street. As part of the application submission package a Traffic Impact Assessment was completed to identify any potential traffic issues, including the subject question. This study is currently being reviewed by Clarington Staff, which will ensure that the proposed development does not provide any negative traffic impacts. 5. A concern was raised regarding maintaining the existing access easement to North Street for the Newcastle Veterinarian Clinic. The existing access is subject to an easement, which is registered on title and must be maintained. Also, Newcastle (King) Developments is willing to ensure that this access remains open. 6. Concerns were raised regarding the main entrance proposed at the rear of the building. Several residents indicated that a main entrance should provided from King Avenue West. Newcastle (King) Developments has suggested that our tenant attend a meeting with the Director of planning and planning staff in an effort to better understand our tenants floor plan layout and their concerns with a door along King Street 10 Queen Elizabeth Blvd Unit # 2 Etobicoke, On, M8Z lLS Phone: 416 979 9996 Fax: 416 979 0593 Thank you for the opportunity to respond to these concerns. Additionally, it is requested that this information be posted on Clarington's website so that the public is aware of our efforts to resolve these issues. Should you require any additional information or clarification, please feel free to contact me via phone,or email. Reqar'ts/it_ /JF / (-~j /' C~[:!!!1~f\Ji~ ro // / ! / L,/. 10 Queen Elizabeth Blvd Unit # 2 Etobicoke, On, IVI8Z lL8 Phone: 416 979 99% Fax; 4169790593 Attachment 4 To Report PSD-039-11 > 0::: ~ <( Z V) - ...... ~ ...... :::::i ..... w e: 0::: Q. 0 I- ~ V) - ....I " ~ I u w LIJ :J: U ~ V) ~ w Z - ....I ...... W S c - LIJ :J (.!) .: I- M Z M 0 V) W N 3 ~ ("(")" Q. N 0 >- ~ cr:: ....I <( W :::::> LIJ > cr:: w co ~ u.J C u.. N (Y')(Y')oqoqoqoql1)l1)l1)\'o\'o\'ol'l'oooo III I- Z UJ I- Z o U u.. o UJ ...J co ~ Vl w 0:: I- Z UJ U UJ ~Z ~::5 - 0.. >>- 00:: Z<( <(0 ZZ ~$8 oOUJ ~I-Vl ....J I UJ ::::>Vl~ In UJ '-'....JZ ~e:t'j UUJ O~~ ~g:::5 ~Z....J U~> ....J- Vi UJ UJ....J ~otn Z Z <( <(U ::5 aJ $ o..O::UJ ....J::::>Z <( U u:: L.L o . . UJ ~ ~ a::(Y') UJ\.o I' ....Joq <(00 0::$ ::::><( ~-T ::::>>- UaJ ~ Z · Z o N ~ <( 0:: ~ o 0:: 0.. I- Z <( 0:: ~ Z <( ....J 0.. I- Z UJ I- ~ ZI- I- UJ UJ 0:: > ~Ol-~ o Vlo..Z~ 0:: Vl UJ UJ .::: 0.. UJ 0:: ~ ~ ~~~~g~ ~C5t:)Z~<( Zo..<(O<(t:) (Y')::::>UJo..~l-<( ~~~~o::~o.. cn~tf]UJl!)o..~ 8oo~z~u NU::::>~_ZUJL.L :>11- Zl1)L.L :>VlVlCl::<l'O<( <(UJOUJ....J 0:: -T>UJIo..ZI- i?;~5. . ZUJo' ~UUJ ViZo:: . . Vl UJ Z ::i UJ o ::::> ~ Z ~ Vl Vl UJ UJ Z 0 ::i UJ UJ 0.. o <( ::::> ~ ~ 0 ....J Z <( <( 0.. ....J U' Z . ::::> ~ Vl UJVl ZI- ::i0:: UJO Ofri ::::>0:: ~O ZZ ~<( ViVl UJ~ oz ~$ f=~ IO ~ ::i8 0:: . ::::> 0' UJ 0:: ('Y') VI Z o ~ ::l l!l w 0:: Q Z <( VI W U :::i o c.. Z ~ c.. -' <( g ~ ~ o c ('1J - QJ ('1J +-' VI ('1J 0 QJ 0.. .... 0 U .... o 0.. +-' .... o ::J ~ ~ ('1J tul ""0 C C 0.. ('1J 0 C<U .- > ('1J QJ 0..""0 :g c c QJ ::J..c ~s QJ oj ..c U +-' c - ('1J 0:0 t! E ~ ('1J ""0 ('1J 'Vi It... QJ ::J .... .... QJ VI "- .~ ::J +-' +-' U ::J QJ - +-' ""0 0 C .... ('1J 0.. +-' "0 C C QJ ('1J t u :J 'e u..o 1!~ +-' ('1J - .... o ::J >~ +-' ::J ~ U ('1J"O VI C "0 ""0 ('1J QJ C ('1J ~ ('1J 'w QJ E5;-o ('1J VI ~ 1! :t: QJ QJ QJ .... ..c u ('1J +-' C C +-' jg ('1J ~ C 0.. +-' QJ o .... 0.. o +-' .~ ('1J ;>:'w E .- o:j::: cO o QJ C U ..c ('1J QJ +-' >- o....co +-' VI ro .~ QJ U ..c ,- ('1J 2i .... tul 2 c ~ '3 - 0 '3 .2 +-' QJ ('1J..c ..c +-' +-' QJ +-' .... C ::J +-' QJ VI C E C QJ C QJ +-' 0 QJ C .... VI QJ ':;; ('1J ..c c QJ I- QJ 0.. ('1J 'w fE o c o +-' tul C .;:: ('1J D QJ ..c +-' - o {'o. ""0 QJ ~z ~>:- "0 ""0 <( \0 <:t c:i .-t ~ VI <:t c:i .-t VI Z o i= u w VI I VI w 0:: f- Z w u w l!l ~ -' :> Q z <( z S o f- I VI w -' c.. U z ii:: c.. Z l!l in w Q Z <( co 0:: ::l ('1J 'w o VI - o VI QJ U ('1J 0.. VI ('1J C o '';:; u C ::J - o +-' "0 C ('1J VI +-' C QJ E QJ .... ::J 0- QJ .... c ('1J ';:: +-' VI QJ ""0 QJ 0.. ""0 C ('1J .... ~ ::J .~ ..c QJ > ~ ::J - o +-' "0 QJ +-' ('1J .... o 0.. .... o u C QJ ..0 ('1J ..c VI VI > ('1J 3: ~ ('1J 3: ""0 C ('1J VI +-' QJ QJ .... +-' VI - o E QJ ., +-' C ~ .2 VI t ""0 ('1J 'c Qj b.O +-' C <( C <( QJ ::0 'Vi VI o 0.. VI' o '';:; ('1J 0.. .... o o "0 +-' ::J o VI' tul C ~ ::J ..a "0 QJ +-' ('1J QJ .... I +-' QJ QJ .... +-' VI ""0 QJ 0.. .2 QJ > QJ ""0 ""0 C ('1J ""0 QJ C C ('1J 0.. QJ ..a VI' QJ +-' +-' QJ ~ .... ('1J 0.. +-' QJ ~ U o 0.. VI' QJ .... ('1J ::J 0- VI ('1J 0.. :g c ::J E - - - o C <n' o QJ 'Vi :-e .:;; C o QJ 5. E QJ ('1J -S Qj ..c ..c +-' b.O 0 ::J ""0 o C .2 ('1J +-' VI' ""0 ('1J QJ QJ b.O .... ('1J ('1J .... b.O ::J C o U QJ ~ VI .~ -g ('1J ~ > ~ +-' 0.. QJ .~ ~""O +-' .... VI 0 QJ 0 >""0 '+:i ~ U ::J <( 0 ('1J ..c VI VI QJ VI ::J - o .~ E QJ VI .... QJ .2: ""0 ""0 C ('1J ""0 QJ +-' ('1J .... b.O QJ +-' C .:!:!'-g ~ ('1J VI tl.O C C '.;:; c..c ('1J .~ E ::J ..c ,~ QJ ('1J U VI , ..c c .~ ('1J ..c .;:: 3: tl QJ +-'""0 C QJ QJ 0.. E ' 0.. VI o ~ QJ C ~ 3: ""0 ('1J ..c VI' tulQJ ::J..c o U .... C ..c QJ +-'..0 ""O+-' QJ QJ U QJ C .... ('1J +-' ..c VI c- QJ 0 C QJ 0 ..a 'Vi - .:;; '3 e 0.. QJ ..c +-' ""0 C ('1J ""0 C ('1J VI QJ .... +-' C QJ VI' u 3: QJ 0 tul""O ~ C :> '3 "0""0 C C ('1J ('1J VI C .... 3: 0 o 0 1-""0 =<U ('1J > C QJ .- QJ +-'""0 C ('1J ::J .... o b.O E ;>: ~~ ('1J ('1J o..::J .~ 0- +-' ('1J C .... QJ ::J E t C .~ e..c .:;; ::: C ('1J QJ..c C .~ .~ ..c +-'- VI 0 QJ VI ""0 tul QJ C o..~ QJ= ..c ::J 1-..0 Qj' .... ::J VI o U C QJ - o QJ VI C QJ VI ('1J QJ ""0 .:;; o .... 0.. o +-' ""0 C ('1J +-' QJ QJ .... +-' VI QJ ..c +-' - o QJ tul ""0 QJ QJ ..c +-' QJ C <;:: QJ ""0 o +-' QJ ""0 ('1J U ('1J - VI ::J o ::J C '';:; C o U ('1J QJ ""0 .:;; o .... 0.. o in....+-' QJ ""0 :-e 2 C 'Vi QJ QJ E ..0 ('1J = 2i '3 ('1J VI U b.O t! .s ~ ~ .... ::J tl co ~' QJ > .:!:! tul C QJ U ""0 C ('1J .... o o ;:;:: ~' U ('1J ..a +-' QJ VI +-,' ..c tul 'Qj ..c +-' C QJ +-' VI 'Vi C o U QJ > ('1J ..c VI' tul C ""0 ::J ..a b.O C '';:; VI 'x QJ +-' C QJ E QJ 0.. E ~' o ('1J u 'e QJ ""0 +-' ::J ('1J o E ..c tul VI C ~"O QJ ::J ~..o c"O 3: ~ .8 VI' C 3: 3: 0 0""0 ""0 C U '3 .;:: 0- +-' 0 VI +-' :.c-t c 'Qj ..c..c '~ -g ('1J +-' +-' ~ c E QJ o..E o ~ QJ C ~ ~ a ~ U""O :; C ::J ('1J 0.. VI' ""0 QJ C "5 ('1J 0 .... c' ~ QJ 0.. 0.. _ ',i:j .!!1 :J .~ E :j::: , o ~ QJ QJ -S t3 _ ('1J o > ri'! ~ 00 QJ O'l ;>: .-t~ C 0..0 '.0 V) ~ ':;; V') QJ _ ""0 o .:;; VI 0 +-' .... C 0.. QJ E .8 QJ .... VI ::J QJ o-U QJ ('1J .... ~ QJ C ..c QJ +-' 0.. b 0 C .~ 0::0 '';:; ::J ~ 0.. ~""O 'Vi C C ('1J o VI U b.O tul .s C""O ""0 ::J ::J..a U C +-' C QJ E C o .... .:;; C C ::J QJ b.O..a QJ 'Vi ""0 > QJ C 't""O ('1J o QJ VI o....c t) 0.. +-' QJ ::J .... VI C tl +-' 'Vi ""0 C QJ ('1J U .... C +-' ('1J ('1J~ b QJ QJ ..a +-' C QJ E .- 0.. 3: o QJ > QJ a <n' b.O ""0 C ~"O E o .... - VI 3: QJ .:;; ""0 QJ +-' U ::J .... +-' > VI +-'..0 QJ 0 - C Bl ::J ~' ..a VI VI o 0.. .... QJ > QJ ..... QJ ..c 3: VI' C ('1J .;:: +-' VI QJ ""0 QJ 0.. iv' ::0 'Vi VI .... 2i .2 .... VI QJ VI > QJ QJ U .... U QJ ('1J ..c t) 3: QJ "0 .... C tl ::J +-' 0 U .... QJ tul ro It... Qj ',p ""0 C C QJ ::J ""0 It... 'V1 o QJ .... ""0 QJ ""0 .:;; o .... .... 0.. ('1J ""0 ~ C ('1J ""0 QJ +-' C QJ .;:: o +-' C o .... - r +-' QJ QJ .... +-' VI QJ ..0 ('1J ..c VI VI b.O C ~ ::J co QJ' ""0 'Vi QJ ..c +-' o +-' ""0 QJ +-' 'Vi QJ ..0 "0 ::J o ..c VI VI ('1J QJ .... ('1J tul C 32 .... ('1J 0.. ""0 C ('1J C b.O 'Vi QJ ""0 tl.O C :.e VI b.O C ""0 ::J ..a QJ +-' ('1J .;:: 0.. o .... 0.. 0.. ('1J ..c tul ::J o .... ..c +-' ""0 QJ > .~ ..c U ('1J QJ ..a .... o - QJ ""0 ('1J ..c VI b.O C ""0 .:;; o .... 0.. +-,' QJ QJ .... +-' VI QJ ..c +-' o +-' .:!:! ..a 'Vi .:;; VI ('1J QJ .... ('1J b.O C :s2 .... ('1J 0.. b.O C C QJ QJ .... U VI o +-' ""0 .... ('1J b.O QJ .... .... ~ ::J U '.;:; .... ('1J 0.. ..c +-' '3 ""0 QJ ""0 .:;; o <n' .... +-' 0.. ~ QJ:j::: ..a QJ - - ""0 ('1J C -5i ('1J +-'~ C +-' QJ ('1J E QJ +-,..c ('1J tul ~ .s +-' +-' QJ ('1J o...~ ~ :t: VI E ""0"0 C C ~ ('1J > VI .-t= C ('1J .!!1 &~ ..c QJ .~~ I 0.. ('1J ..c VI VI QJ VI ::J > .-t= C ::J E E o U ""0 C ('1J ('1J 'w .... QJ E E o U C QJ QJ 3: +-' QJ ..a > .-t= :.c '';:; ('1J 0.. E o U QJ VI ::J ""0 C ('1J -' ,j.,' C QJ E +-' ('1J QJ .... +-' QJ 0.. ('1J U VI ""0 C .~ C QJ 0.. o ""0 C ('1J VI ~ .... ('1J 0.. VI' b.O C ""0 ::J ..a ~ .... ('1J E ""0 C ~ - o VI 3: QJ .:;; QJ U C ('1J ..c C QJ ('1J ..c VI ""0 C ('1J VI 3: o ""0 ('1J ..c VI ""0 C ('1J ""0 C '3 QJ' VI '0 C - o VI +-' U ('1J 0.. E QJ ..c +-' QJ .~ .~ C E - - ('1J ..c VI b.O C '.;:; 'Vi ""0 C ('1J E .... .2 b.O C iv' ""0 U ::J ('1J co ~ QJ ..c +-' ""0 C ('1J 60 .... QJ C QJ ""0 C '3 ""0 C ('1J .... ('1J o VI VI ('1J ..c U ::J VI > tul .... QJ C QJ QJ ..a ('1J 3: QJ C QJ .... .... o QJ > '';:; ('1J C .... 12 OJ' ~..a o .~ ~ 0 ::J ~ QJ QJ ..c > +-' QJ VI .... ~1! 'E 3: 'x ~ ('1J b.O E ('1J .... ::J o U C QJ QJ ..a -0' QJ .~ E C E QJ ..0 ..c .~ ..c 3: C o 'p - ('1J- ~ '3 QJ C .;:: 0 o '';:; "0 ('1J C +-' ('1J ~ C QJ b.O > 'v; 4- QJ 0 ""Ot! +-' U C QJ .~ ~ ~ ~ 60 .~ .... tul QJ '';:; C .- w E '3 VI +-' U ('1J 0.. E tul C '.;:; ..c b.O :.:J '<t QJ ...c: ..... o ..... e tlO 'Vi QJ -0 ~ ..!!l 'E 'Vi 4- o Vl tlO e :0 'S ..0 QJ ..... e <1l 0. QJ Vl e :c ..... '3 Vl e o '';::; <1l ::l ..... 'Vi ~ QJ ...c: ..... o QJ ~ QJ ...c: 3 -0 QJ e QJ QJ ~ U Vl QJ ..0 '3 Vl <1l ~-o <1l e QJ <1l ...c:-o ..... QJ -0' :j:: 2 'E <1l ~ ,~ ~ 'E ,~ ~ ~ <1l ~ '~ ~ ..... e U QJ <1l 0. 0.0 E 0 QJ e Vl I '0 tlO e e -O::Q 2 'S <1l..o ,e- QJ U...c: '.p +-' e4- <1l 0 , ~ QJ <1l > QJ 'v; lo..., ::l QJ t;fi ..0 ~ ~ 0 ::l QJ QJ:9 ..0 Vl QJ <1l...c: ...c: ..... Vl ..... Vl <1l <1l-O QJ QJ ~ ..... <1l <1l e U 0..9 '';::; QJ U..o QJ > 0-;;; U ~ QJ QJ Vl e ::l QJ "iU tlO ~- -g2 <1l Vl Vl-o <1l e QJ <1l ro 2:- tlO <1l e ~ :0 1:l <1l QJ S e = <1l e -0 e <1l ~ ..0 'Vi Vl o 0. ~ QJ > QJ ~ QJ ...c: 3 Vl tlO e :0 's ..0 o ..... <1l e ~ QJ ..... e QJ ..0 ,j...,' o 3 ~ Vl...c: <1l ..... QJ e ro 0 e tlO o e '';::; -0 U;: QJ ::l - ..0 o U <1l QJ 0. Vl 'w -2 ,!: QJ ~ 0:: 0. ~ QJ > QJ ~ QJ ...c: 3 -0 QJ -0 ';; e 0. QJ ..0 ::Q ::l o ...c: Vl Vl QJ '-2 QJ 0. o ~ 0. tlO e '';::; ..... ::l ..0 <1l tlO e '';::; U QJ e e o U Vl QJ e <1l -0 e <1l Vl Vl QJ U U <1l ~ ..!!l ::l U :c QJ > e o E E o u VI W Z ::::i w C ::l (!l Z (!l Vi w c z < al a:: ::l e QJ QJ ~ U Vl -0 e ~ : E QJ o ~ ~ ..... 4- Vl -0 QJ <1l...c: o ..... ~ 0 QJ ..... fi ~ Vl ::l Vl Vl e..9 U U <1l e -0 QJ 215 'Vi QJ ~ ~ <1l QJ Vl Vl <1l <1l QJ QJ ro:9 ~6 ,- ~ ~ 0. ~ <1l 0 0...... ~ :D QJ QJ ...c:t; 3 ~ ~ ~ ,S! tl "lil-o U e o <1l ~ <1l 1! 3 -0 3 ..... 0 <1l- ~ <1l o tlO ..... e ~:o ~ ::l tl-u > ,!: ;: 0. E ';:: LU tl ~QJ ,- 0. :j:: [3 ::l Vl ..0-0 <1l e Vl <1l -0 - e > ..!!l~ e <1l o g. -o...c: ~,~ O...c: (jj <1l iiJ 2 -0 <1l ~ ~ 8- QJ ~ ro 8 tlOe e ,- :s;;: ,_ ro 3 0. Vl' > QJ e Vl < ::l <1l U o QJ ...c: ..... 4- o ",' <1l QJ ~ ro tlO e :.i2 ~ ro 0. QJ ...c: ..... ~ QJ ..... U <1l ~ <1l ...c: U QJ ...c: ..... o ..... QJ tlO <1l e tlO 'Vi QJ ..... <1l ~ o 0. ~ o U -0 ~ <1l -0 e <1l ..... Vl 4- o e o '';::; <1l ..... 0. <1l -0 <1l QJ ...c: ..... tlO e .;:: 'S 0- QJ ~ ~ ::l o o U -0"'0 e e <1l ro ..... e "'0 QJ QJ E tlO 1:l e ..!!l 6 0. U , e QJ QJ [3 .~ Vl QJ e ~ QJ e "lil .gf 'e 4- 0. 0 e e 0.0 0.'.;::; <1l <1l QJ ,!: ..0"'0 ~ .- 0 3 b QJ U tlOl <1l ro ~ ~ Vi ro ...c: ..... '3 3' 1: 0 QJ"'O ..... ,!: ,~ 3 e tlO o e U:o "'0 ::l ~u e QJ ,- ::a e '';::; ,~ ~:D E"'O 8-g QJ <1l ..o-D o ro .......0 ~1U e Vl ~ ~.. 'S ..Q ..0 0 U ~ ~' ro QJ U ~ Vl 'S ' o-fi QJ"'O ~ .- 3 '3 ...; >{h ..... ,- '= QJ ro...c: 0. , ,- Vl u_ .- ro e ,_ ::l ~ ~ ~ ro 1! E ..... tlO , e ~ .- ="'0 Vl 'S 1:l..o ~4- ::l 0 o Vl :D E ~ ~ QJ QJ tlO..... ~ .!: 'C ~ QJ 0. ...c: ro QJ U t'!fitl l't1 e ~ co 0 ;; Z -0 Vl o QJ"'O i= ,~ ~ '3 U tlO Vl W 0 tlO VI al ,!: w;;;;gVl (!l ,- ::l QJ ~ ~ ..0 .!: - ::l tlO:;: a:: tJ ,!: 0 ~2-ge QJ ..J tl ::l "'0 "'O<~Oe <1l a:: ,~ t <1l L>o::l~::l~ ~I-QJVlO >..J...c:QJo e ::l :> ...c: "'0 < U > ..... vi QJ >- tl "'0 e <1l Vl <1l .;:: QJ ..... ro E ~ ..!!l 'E 'Vi tlO e 'Vi ::l > ..0 e 3 o ..... e 3 o "'0 QJ ...c: ..... 4- o ~ QJ ..... U <1l ~ ro ...c: U U ';:: o ..... Vl :.c QJ ...c: ..... ..... e QJ E QJ c.. E o U ..... e QJ E QJ > o ~ 0. E .-l .-l Z o 6 w VI I Z S Q. ~ < c Z o U w VI w a:: I- Z w U w (!l < ..J ..J :> w ..J Ii; 5 $ w Z QJ QJ ...c:"'O...c: ..... e ..... e <1l 4- o tlO 0 ..... e Vl ~ ~ 6 E <1l 'Vi -5i 0. ';; = ~ e ~...c:Cl.. tl ~ e QJ Vl QJ '(0 3' ~ ~.!!1~ ~ >- QJ <1lco...c: :t= tlO l- E ,!: i Qj e QJ 0. ~ E o QJ "'0 ~fi~ QJ 4- E 1: 0 < o ~ 3 e 0 <1l "'0 :~ ~ QJ > co .:t! e tlO E ~ ,!: ..0 <1l e ~ Qj ~ QJ e "'0 ..0 QJ QJ tlOVl '3 1! 8- e ::; e o QJ 0. ,- QJ "lil E 1! U ..... !il~ QJ :J :0 E ~ ~ -0 Vl QJ ~ ,- ..0 E 1: -0 < QJ e ~ E > > 0. ro ..!!loE >-(jj co > -5 tlO QJ ,- e"'O...c: 'c 2 3 o 'Vi U N"'O~ <1l QJ Vl ~ d -E fi g-:9 ~ 5. 3 ~QJ~ ,e- fi ,~ ,~ "lil QJ S ...c: ,2: OJ ....J +-oJ "- "- ~ QJ "'0 1! QJ ro "'0 "'0 fi3~e 4- <1l Vl ::l o QJ ,e-.8 ~..o ;; QJ ,- QJ Vl ..0 -o~QJe ~~ ~[3 ~ ~ ~ 3 ~~-g~ e e <1l > ::l ..!!l -, co QJ ..... tlO tlO ...c: U e e ..... ,~:o 'c ,~ -g ~ 0 :!::Vl_N E ..... ...c: ("I) \D I '<t 00 ~ ..!!l Vl U o -0 ..... ...c: f'/\ N .-l I en o o N $ < ..J I > al Z (!l Vi QJ U ~ ::l o Vl QJ 0:: QJ -QjE~ <1l ..... ro ..... 'w ~ QJ ';:: QJ ~ ..0 QJ o.ro I Vl...c:_ Vl' U 2 ,!: m ,~ ~ ~ ~OtlO<1l < ..... <1l e QJ .~ e tlO U ...c: tlO 'Vi :; QJ 'Vi !.... 5; fi 15.8 ~ ,!: tlO ~ QJ ~ :B ,S! tlO .!: ...c: "lil <1l <1l tlO_ tE=5'o QJ 0 "'0 QJ I ..... ~ ~ c "- "- ""Cl QJ ~ QJ .p 1: QJ '(0 >05.~ > e "'0 0 , e m ~ <1l 3 ~tlOVl<1l < 'Vi Qj .. QJQJ:j::> U...c: QJCO s~:; ~ 5;o~Vi QJ e ~ QJ 0:: ,S! ..0 ...c: ~"lil-g~ ~ ,!: <1l ,'t= .;:: E <1l 3 ~::l~..2:- , E 0. <1l 15 ,E eVl"'Oo .- "'0 0 U ...c: 0 0 ..... .-t=...c:3~ 3 ..... QJ E "'0 QJ QJE-gQJ "lil "'0 U tlO U e e ro o <1l ,- e - Vl Vl .~ ~ro~~ co 'C lo..., <U Vl QJ ~ Vl -0"'" ro 0 eroEo. <1l E 0 ::;ee5. U tlO,~ QJ ,- Vl = B~"'O< ~ .!: ~ 0.0 Vl ~ e QJ 0 QJ ,_ ...c: 0 4- .:::: ..... ...c: ~ tlO ("I)' U 0. = N e QJ > .-l QJ ...c: QJ l..c+-,~ ~ 3 QJ' ~ ~~c....9Oj ~ ...c: E ~ ~ > <1l 0 QJ ~~ ~-D...c: >.....~QJ",o co Vl 0 e e e::lLl.QJ::l .~ E cO :g .8 l/l eQJ 0 QJ o ,S! ~ tlO..o ~"lil QJ "'0' ~ ,!: Qj ~ m U 1::9::l-E~ o Vl 0 QJ QJ U e :D > ~ ~80:: 0< QJ .....' ...c: e ~ QJ 0:.0 4- "'0 ("I) N rl o I G'l o o N o N '* 3 <1l .. tJ o "'0 ..... ...c: ..... QJ s:: e o ..... L.f) +-' C ~ B .. III == <lJ C C. "- tl.Oc.<lJ Vi Ill.r:. <lJ <lJ"D .r:..r:.C +-' +-' ::l <lJ Vl' 0 "D+-,4- ::l C C' U ~ 0 C tl.O '.j:3. ';:;; OJ B t: aJ == ~ -:5 ~ tl.O 4- <( OJ 0 +-' VI OJ C OJ "- III .r:. 0 "- I- E <.!J "- C Eo..!!! ~ OJ 0.. tl.Oc+-' o 0 C "- "- <lJ c..oE t:':;;~ ~ :c 2 tl.O'So c.. C == E ..!!! OJ- 0.. OJ > +-' ..Cl :t= ~ .s 3 E "- E <lJ OJ E > "E 0 2 0 U c.. C <lJ E - tl.O >.E~ ,,!:: ~:> 3 ~~ E ct ~ E+-,B- o C 3 E UIll<lJ+-' OJt9z..r::; -:5 +-' <lJ E ,,-u.r:.1ll (].J .~ +-' ~ -g2~2 ::l 0.. c.. - VI ~ ii:: III > ..Cl C ~ 0 :~ a; aJ "- Qj -:5 ,~ .~ OJ ,- ..Cl-g 5-E > III <lJ E III +-' "- 0 E ~ ~ U ::l "- c.. o <.!J ~ C > OJ "- .- .r:. OJ 0 C ,~ LL VI ~ ~ot:- ;> "- <lJ "-t:E~ -2 0 <lJ 0 VI U ,~ "D +-' C ::l +-' Clllcr.r:. ~ 0::: ~ d:) tl.O OJ 4- C '0 .'!:: 0 C ,,-Vld:)O OJ OJ VI ..Cl .r:. III C E +-' +-' .- ::l E' <lJ ~ C III E<lJu III "- . <lJ tl.O.o 3 ,,-2+-,3 III 0.. "D 3 <lJ +-' <lJ ~~~.. .r:.....Ill:j3 I- <.!J ,VI .r:. <lJ .r:. +-' VI c.. .. .2 t: OJ OJ ~ E "D ~ -0 OJ ~ ~ , <( e--a3 <lJ c. c.. 0 e ~ c. OJ OJ.r:. tl.O+-' .c:l .S 'i:: -0 1! e; III aJ 4- "- 0-0 ~ -g C OJ ro "- u ro ~ CJ) C E .!:!P OJ CJ) .~ "D tl.O C C III ,- OJ 3 .... 0 ::l= +-' 0 ro4- C OJ OJ.r:. .r:. +-' +-' OJ C "- o ~ C C o OJ '.j:3 OJ III VI EJ! Eo.. C . ,_ "D +-' OJ C 2: ~ e; OJ C Qj 0 "- u OJ OJ -o..Cl ';; C o III "- U c..> o t +-' OJ -0 C. ~ e C c. OJ OJ .<g ?tJO U') :~ I- ,- "- <:t:1! ~ OJ OJ ~ E.r:. ~ VI +-' In aJ -5 V) VI ,- V'j~.r:. oc:( +-' 3 b ~ .S __ c..~ Q: E (; ~ - 3 _ <lJ OJ ~ ~ E l..!:l ,,!:: III ~ Qj .;: _ I > f5 OJ ,u :t: t= 8. .; 32 u QJ ..c u +-' C QJ E VI VI QJ VI VI <( +-' U III C ro +-' ro 0 c.r:. III c.. Ciro OJ .~ +-' "- 'Vi .s III .!!l "D.r:. C ' Ill~ VI..Cl tl.O III c= ~ ~ '5 III ..Cl OJ .... <lJ OJ .r:..r:. ~ 3 o OJ C "D o~ :p U III C > ,- <lJ 0 Qj..!:!:! .r:. III u= III ro <lJ.r:. 4- VI o C _0 C '.j:3 o ro 'P 1: ~ OJ ~ E OJ ::l .... U Vl .r:. 0 OJ ,!:!P Cl ~ :S~ c. VI III o .r:. +-' .... c.. OJ C. 1ll"D t tin 2 OJ .s 'Vi :a O"D ::l .r:. C VI . c.. III OJtl.O+-,VI .r:. ,S ~ tl.O ~ ~ "- ,S cij o u ~ ~ 'i:: VI ~ u '5 QJ ~ C Q.j ..Cl to +-,' <lJ .a..!!!"D1! E~-:5 u "'0 ~ +-' - ........, ",-' ::lCU4-~CIll t; III ,S 0 :.c 8 "3 VI VI' 0 ~ u VI'~ ' "D+-'+-'<lJ,,-+-,+-,"D C C VI +-' III ,- "- QJ III <lJ <lJ C +-' +-,' ~ ~ VlE'.j:30cc QJ tl.OOJ,,-UIll<lJCVI c_<lJOJ>E-VI :.0 <lJ g..r:. ~ c..""':" III _<lJ,,-+-,QJo=QJ '5 tl.O c.."D "- - III ..Cl ..Cl III c"D <lJ:r:- ,'!::troc>cro .r:. OJ.... <lJ+-' III OJ~.r:.....+-' VI .r:. <lJ ,~VI "D;> VI QJ .- aJ +-,.r:...Cl ~~"D 0 VI"D 3 "- '0 ro ~ "D ..Cl OJ I- QJ 'Vi OJ "D "- C III VI"D'.j:3 c-"D C::l<lJ::l=O<lJ....O..Cl1ll ,Q to -:5 0 ~ g. to ~ ~ 't; 0 b.. C 4- +-' III "- C 0 VI c....!:!:! ,_ ,0 OJ .... c.. tl.O .... ::l E III b aJ C ro 1! OJ 'Vi c. E 0 "D aJ .r:. ,Q v; +-' -:5 ~ 1! +-' U "3 ,VI +-' 0 C .... 0 "Dc.c:l2....'O<lJ~0J0.r:. C1;::CIllOQJ.r:.oEuVl 2 "- <lJ 'i:: VI C +-' VI VI ~ +-' ,,!:: ,Q E c.. ~ == ~ QJ aJ OJ ~ 3 Qj ::l e 'S; '5 :.0 '5 ~ -:5 E +-' ~ c..iO O::l:e ro ~VI <( ,~ Cl c.. "- cut; OJ E aJ 1ll"D<(C+-'.r:. VI ,_ ro I- Gl :G ::l III ..Cl OJ +-' 'Vi "- o ........ "D C ro +-' C QJ E c.. .2 <lJ > <lJ "D b.O C :.0 ::l U ,~ "- -2 C o ~ III E "- -2 .!:: \.D (]J ..c ..... (]J ..... ~ U'l I: (]J (]J U'l ro ~ a.. ......: I: (]J E 0.. ...2 (]J > (]J "0 (]J ..c ..... ..... o '+- (]J U'l ro u ..... I: (]J ..... (]J ..c o u ro o ..... I: U'l I: o 'Vi ~ U I: o U "0 I: ro U'l 'Vi ~ ro I: ro -U'l ,~ "0 ~ ..... U'l "0 (]J ..... ~ 0- (]J ..... ..... (]J ..c ..... o (]J ..c ..... '+- o - - ro ..... (]J ..c ..... (]J bO ..... 0 Cl:: ..... .. o ~] fri ,~ ~ Cl:: .0 ~ ~ ~::g <::( ro ro <: 2; ~ o ',j:; ro j::: ro U'l <:( ex:: E Cl:: ~ 2 <: I: 'b.o ; I: I: :: ~'~ q: (]J...2 -J ..c 0 Q", I- '+- U'l ..... I: (]J E "0 I: (]J E ro "0 (]J U'l o 0.. o ..... 0.. (]J ..c ..... '+- o bO I: "0 I: ro ..... U'l ..... .... (]J .!!! "0 :!2 I: I.l ~ (]J ..c U 't 8 (]J ex:: (]J Iii c o +:l ell ex:: ~ 'c C ell c:: ('\.. "0 ~ Z U'l ..... ~ 0 "0>- "0 <3:: ..... ro (]J U "0 I: ro I: o U'l ',p u o..t; or: ',p u ro U'l ..... (]J U'l "0 _ ro (]J "0 'S; o ..... a.. - u ..... (]J ..... I: (]J E (]J ..... ro ..... V) >- - ,~ ,~ ~ iE ro 0 'w I: 'S; U'l 0 I: ..... o a.. ',j:; 1:' ~ ro ~ a.. 'Vi ..c I: ..... o 5 u e ro <.!:J ~ ..... x (]J ..... I: o U "0 I: ro (]J ..... 'Vi >: ..... 'Vi I: (]J "0 +1' ..c bO 'w I <l! ro ..c ..... '~ - ,~ oil ~ U'l I: o ',j:; .!!! ~ bO (]J ..... "0 I: ro U'l (]J :g o 0.. ro I: o ro 'iiQ 'w (]J I: ex:: 's; E - o ro ..... ..c a.. ..... ~ a ..c ..... '~ >- ,~ - I: ro a.. ro I: o 'iiQ (]J ex:: E ro ..c ..... - ~ a b.O <Ii U'l I: o +:l ro ~ bO (]J ..... "0 I: ro U'l (]J :g o 0.. I: ro c:: e- ro "0 I: o U (]J V) (]J ..... ..... I: (]J I: U ro (]J a.. %> ro 'w iE o I: o ..... bO I: 'C ro D (]J ..c ..... '+- o U'l (]J :g o 0.. "0 I: ro ~ ro o bO ro ..... (]J I: (]J bO ..c ..... '~ >- ,~ U'l (]J U'l ~ bO I: "0 I: ~ o ..... ..... ~ U'l M I: :;:; U'l 'x (]J (]J ..c ..... ..c ..... '~ (]J U'l ~ "0 (]J U'l o 0.. o ..... 0.. (]J ..c ..... '+- o >- ,~ :E ',j:; ro 0.. E o u vi ..... u ro 0.. E ro ',j:; I: 2 >- o ,~ 0.. ro '+- 0.. o :g 2; I: ',j:; ~ ro ~ ~ (]J ro ..c > ..... (]J '+- I: 0 ro I: bO 0 I: B :0 ro ~ 't; u ',p I: ro U'l (]J ..c ..... o ..... ..... (]J I: I: ro 0.. M I: I: I: .!!! 0.. "0 o o bO ,!!! (]J U'l ~ (]J ..c ..... (]J ..... ro "0 o E E o u u ro o ..... (]J ..... 'Vi (]J ..c ..... '+- o >- ,~ :E ro ,~ ~ V) ro U'l o 0.. o ..... 0.. (]J ..c ..... >- ..c 5 o ..... U'l ro I: ,Q I: '0. o "0 I: ro U'l 'Vi ~ ro ro I: ..c ro U'l I: t ro 0 (]J 0.. "0 (]J 'S; ..... o (]J ..... ..c a.. I- ro I: o 'Vi U'l (]J '+- o ..... 0.. "0 (]J ..... (]J ..... U'l 'iiQ (]J ..... (]J U'l ro ~ a.. ......: I: (]J E 0.. ...2 (]J > (]J "0 "0 (]J U'l o 0.. o ..... 0.. ro bO I: "0 I: ~ o ..... ..... ~ U'l "0 I: ro I: :c ..... '~ ~ (]J > (]J (]J U'l '0 I: (]J ..... ~ ..... ~ '+- "0 (]J ..... ro 0.. 'w :;:; I: ro '+- o U'l 'Vi ~ ro I: .;...; ro I: I: (]J ro E (]J U'l "0 ~ 'S; U'l o U'l ..... ro 0.. (]J .s-:5 U'l I: '';::; ..c I: ,~ (]J 5 E"O ~ ~ (]J U'l ~ ~ <3::"0 ..... "0 g ro ..... 0.. ~ <: E ro Ll.i (]J U'l ~ ,!!! ~ V\ 0 ,~ ~ Z bO ~ ~,~ '0:( ..... ;> .....'b...2 I..J ~~<E Q", 0 (]J ~ e--:5 ~ ~ ~ !C (]J ~ O..cU'l <: I- ~ ro >- ...Cl "0 (]J ..... ro 0.. (]J ..... 0.. (]J ...Cl ('\.. "0 (]J Z U'l ..... ~ 0 -D>- "0 <3:: .... .!!! :!2 I.l QJ ..c U .... C QJ E <Il <Il QJ <Il <Il <3:: .... I.l ~ E QJ <Il '0 Z ......:. u ro 0.. E (]J U'l '0 I: '+- o U'l Qi > ~ (]J ...Cl ro ..... 0.. (]J U U ro bO I: 'S; ,~ ..c u ro '+- o >- ,~ ...Cl 'Vi ro (]J '+- (]J ..c ..... "0 I: ro U'l I: o :.e "0 I: o U '+- o >- ..... (]J 'C ro > ro I: U'l ..... I: (]J > (]J (]J U'l '0 I: (]J > 'Vi ~ ..... ..... I: ~ ..c ,~ ..c '+- o (]J ..... ~ ..... ro I: "0 I: ro ..... (]J ...Cl E ~ I: (]J ..c I- (]J ,!!! o I: I: (]J '.8 iil u ~ ~ I: U'l (]J ',j:; ..... ro iil U'l B -~ "0 ,~ (]J ..... ..... I: (]J E 0.. o Qi > ro (]J 0.. "0 ~ :g "0 0- I: ~ ~ ~ ~ ~ ~ o _ ..... 0.. '~ ro ..c bO u I: ..c -g 5 ~ o ..... ..... ~ U'l "0 I: ro I: ..c ..... '~ (]J ..c ..... o ..... ..... (]J (]J I: U'l 'iiQ (]J I: ~ (]J U'l - ro (]J E U'l Qi > (]J (]J U'l '0 I: (]J ..... ~ ..... ~ '+- "0 (]J ..... ro 0.. 'w :;:; I: ro '+- o U'l 'Vi ~ ro I: ro I: <3:: ..... I: (]J E (]J ..... ro ...Cl ro (]J U'l '0 I: '+- o U'l I: o ',j:; ro u ...2 "0 I: _ ro - U'l (]J 0.. >- ..... (]J ..c ..... (]J ...Cl 'C U U'l (]J a ro u ',j:; U'l ~ o u ro "0 (]J !E ro ~ 0- ro (]J ...Cl "0 (]J ..... ro 0.. (]J ..... 0.. (]J ...Cl bO I: ~ '~ ~...2 :::::<E 2 (]J VI..c bO..... I: (]J ..... I: ~ I: VI ro I: a.. (]J (]J E ~ 2~ VIa.. ~......: I: I: o (]J ',j:; E ro ..... t ~ o 0.. 0..(]J ~a ro VI ..... (]J ..... u ~ '2: ..... (]J I: V) o bO ..... I: I: 'C (]J (]J E ~ g.'iiQ - I: (]Jw > (]J (]J..c "0..... "0 '+- Q) 0 ~ .:1 0..1: o (]J o.E Q) ~ -:5 ~ '+- 0- o ~ .:1 >- U I: ro ro 0.. ,s .s Q) I: ..c 0 ~ :-E ~::g ..... ro ~ I: ::2 "0' o (]J ..... VI Q) VI ...Cl ~ "0 '~ ~ ..... (]J 1:...Cl Q)"O ~ ~ VI 0 .;...; Q) ..c I: ~ VI Q) <(..cE ..... ,~ VI U ..c VI ..... ro 5 ~ ~EVI~ ~ ~ (]J V\tE~-:5 ~ro:;:1: ~'::~"O '0:( Q) (]J ~ b~E~ ~ ~ ~ ::g ~Vlroro _o"O(]J I..J e- (]J ~ i:i: ~ q:: L.&.; O".,j:; ~ :5Q)I:~ _ ..c Q) VI J-;;I-:OVl ro ..c VI >- "0 ~ ..... U'l (]J ,!!! o c (]J ..c I- " C tlO C 'C (I) (I) C 'So C LU (I) ..c ..... ..c ..... '~ C o '';::; ro .:!:: ::l V') C o u ro C o E -0 -0 ro (I) "- -2 (I) "- (I) ..c ..... -0 C ro ro (I) -0 ';; o "- 0.. (I) V') ro (I) 0... vi' (I) u .;; "- (I) V) tlO C 'C (I) (I) C 'So C LU 4- o "- o t (I) "- b.O C 32 "- ro 0.. 4- o ~ 0.. 0.. ::l a.i V') ::l (I) C ..c (I) ...... > (I) <x: > tlO e C 0.. :;2 E -0 -0 ~ C ..... ro (I) V') (I) (I) ~ :Q V) ..c ..c (I) t > o 4- Z .:: tlO C C (I) o E ro (I) V') > C 0 o E :-e (I) -0 ..c C ..... o (I) u ...... u ro if: ,,!:: ro 'u "- ro ..... 4- tlO 0 C ..... +:i Vl V') (I) 'x '-E (I) (I) C 0.. o 0 V') "- ro 0.. di ~ 3 '8 V') ::l ro ...a >. ro ..... C ';; (I) '';::; (I) u v,' 3 ro C ..... CO~ ,~ :-e V') ..... -0 V') V') C (I) (I) 0 u -0 u u (I) u ro 0.. if: tJ g ~ ~ +oJ 4-1 t;; ..... ~ ~-o C E'- C (I) t: ro ~ ~ '~ ,?f (I) E C ~ C ~ 0 ~ 3 <x: -tl C 0.. .8 ..... ::l 0 ...... C U "- 'Vi C 3 ~ ~ ~ ,2, 0 EOu,,--o - tJ ,!!! (I) ro u u-o:'2 "- if:~'t~~ ~ E ~ 8 ~ o (I) ..c ..... 4- o ro > o "- 0.. 0.. ro (I) ..c ..... o ..... ..... u (I) :0 ::l V') ,!!! ..... C (I) E V') V') (I) V') V') <x: ..... u ro 0.. E ..... -0 U (I) if: ~ :: ~ ~ 0 1--0>- (1)-0 ..c<x: I- v,' (I) '-E (I) 0.. o "- 0.. ro 'u "- (I) E E o u tlO C 'c '(5 ~ ro C (I) (I) 3 ..... (I) ...a ...... C (I) E (I) > o E 4- o (I) V') ro (I) ,,!:: E "- (I) 0.. o ...... V') >- ro 3 (I) C ro (I) ...... ro > 'C 0.. 4- o ..... C (I) E ..c ,!!! ::0 ro ..... V') (I) (I) ..c ..... "- (I) :'2 V') C o u vi C "- (I) u C o u V') ..... C ..:.1 (I) "- E o t 3 ro ..... 0.. (I) (I) C 0 ~ tlO o C l.- ';:: (I) (I) C 'So C LU (I) ..c ..... 4- o tlO C '';::; V') 'x (I) (I) ..c ...... 4- o >- ..... ro 'u V') ro V') 0..(1) ro "- u-o -0-0 C ro ro 0 >-..... ...... ..... ~ C ro (I) V') E c' ~ o (I) '.0 ~ ro ro "- (I) (I) o....c o ..... (I) C ..c ..c ..... ..... t '~ ro-o 0..(1) E-o ';; o "- 0.. ,!!! ~ (I) > '';::; ro tlO C (I) 0 C '';::; ...... ro o E C "- V')-2 gs C -0-0 'C ~ (I) ::l E cr 0..(1) o "- ~ ro '(I) ..... -o~ -0 ..... (I) (I) V') "- o ::l 0.. V') o C "- (I) 0..0 (I) ..... ..c-o ..... (I) ..... "- ~ ::l ..... cr (I) (I) "- "- ::l (I) V')..o C >- LU ro E ..... C (I) E t ro 0.. (I) o (I)' 0.. ro u V') -0 C 12 C ro ..0 "- ::l (I) ..c ..... 4- o ..... C (I) E (I) u C ro ..c C (I) (I) l! ,2: ..... 0 C ..... .:!::{3 ~..c ~ 3 III W Z ::::i w o 5 ~ ....l <I: 0... g Z ::> :2: '~ ..... C ro (I) V') E ~ e "- .- 0.. > ..... C C (I) (I) (I) E .2: 0....... o ~ dit; > ..... (I) ro -0-0 >- C C ro ro tlO ..... C ~ 'Vi ..... ro (I) (I) "- 0.. ::l V')ro C u (I) '.;::; o U ..... ro "- "- (I) 0.. "E ro o ~ C (I) "- -0 ro (I) C "- ro ~-e ~ ::l 0.. "- C ::l (I) 0 (I) tlO ..0 C (1)32 > ro ~ E V') C (I) C C 0 di '';::; :'2 ::! ::l ::l tD4- ro .rg ,9- ';; ,~ ro C (I) ::l E ~ ::l ~. ~ ,_ ro 3 ..2 '~ -2..c (I) ,~ ..c..c I- 3 C (I) 0.. ro u V') -0 C ro ..... C (I) "- ~ -0 ..c tlO ::l o "- ..c ..... -0 (I) U C ro ..c C (I) (I) ..0 C ro u ..c .~ ..c 3 (I) ..... 'Vi (I) ..c ..... 4- ro o V') V') 0 ro 0.. (I) 0 "- "- ro 0.. ro So :p 'Vi ~ (I) .....-0 o (I) 0..0.. ~~ - V') "--0 ::l C o ro 4- - -0 (I) (I)..c ~ +-' '.;::;..c C tlO (I) ::l :2 e (I)..c > ..... ro-o ..c (I) :t: ~ ro ~ t:-o ,-0 C ro ,!:!!> (I) V') "- (I) ro -0 V') 2 ~ 'Vi ~ -0 ,- (I) tlO V') C & '~ o 0 "- = In 0.. 0 :c: (I) 4- ~-5l! ....4-..... 00(1) S 3 ~ ~ .~ ~ :c: > (I) ~ ~ (I) _ >- V') In "- m o ~ 0:: ~ E ~ \3~~ cg ~ E :c: (I) 'li; s~~ (I) "- ro V') 0.. ,~ ~ '~~ ~ (I) (I) ro 0.. 0.. 3 G e C ~ ~ 0.. ,~ ~ C ..c ..... ;;> ro t V') (I) - 0 (I) -0 C C al 'Vi ,- (I) 0.. (I) ro ..c ..c ::l ...... ..... crtlO ro tlO ..c C 'li; g ,!:!!> 0 ..c ";:;:; ..c ro ..... ,~ ro V') ~ C CtlO ~ ::l .;; _ (J') '.0 -oro ~ ~ ';; ~ -0 C e32 C ro 0.. "- ro 'C >- ro ..... ..... ..0 0.. ~ ~ ,(I) "- -0 V') ..c (I) (I) (I)...... ..... 0.. '-E C C (I) (1)(1) ro ..c 0.. ~ ::l ..... o U V') C "- V') .;; 0 0.. -0 4- '';::; ,~~ 0 ~ 'CtJ ~ ~ ~ ~ ~ 'Vi '_...... ro C ~ V') (I) 0 "- (I) -0 U tlO ..c ';; 0 c..... 0 'C :0.8 5. ,- g~ .8 ~ t <S ~ .8 ~u -0 -0 E C ::l (I) o ~ ...a Qj ~ 0 (I) -0 tlO (I) ..c 'Vi C ~ ~ g ~ ~ ~.:i=' u _o~ V')ro(l) 'v -..c...a b:o(l) 2:l0.. c:2b.CicV')ro 32>Croro..c "- 0 u "- C V') ro l.- +J ro 4-1 0.. 0.. C C ..c C ..... ";;;- 0 ~ (I) ..... (I) ,!!! (I) ..... "- l! Qj .s V') V') (I) ..... =8::l:BtJ,,--5 m l!rot;Em~t; u 'u ..... 'C C ro ro V') Qj (I) (I) V') 'C 'u ~ E ~ .e ,?f ~ g, E V') 0 .....c E V') (I) 0 -0 ..... ..... :2uc~122:l~ ::l4-roEo..roLU tDo=_c't(l) C ~ 3 ro ,2 ::l ::l ,~ ..... ..... V') C ~~_~~{j"E~ 0... (l)cro<x: "- ro ..c ::l ..c tlO ~~tlO.....-2roc ro (l)C..c (1)4-:;2 U-o tlO-oO V') ,_ -0 ::l ,- (I) tlO -g6-5e6...ag ~Q:c-5Q:.8<i: V') ,,!:: ....' -0 ~ Z V') "- ~ 0 -0>- -0 <x: tlO C '8 'Vi (I) V') ro .E:! '0 0.. ..... (I) C tlO (I) ro E ..... (I) C > 0 o~ E (I) (I) ::l 4- C ro (I) V') > (I) <x: ..c tlO ..... C ~:;2 ::l-o V') C C ro (I) (I) o tlO ..... ro V') ..... >- C ro 0 3~ ~..... ro (I) 3 ~ ,g ~ ..... t ~ 0 -oZ (I) (I) o....c - ..... ~ E "- 0 (I) "- ..... 4- ,~ (I) V')-O ro ro - E di (I) 3..0 V') = ro ro V')' {; ro V') ..c ~ C t ro 0 0 tlO '';::; Z ,~ a:l ...... ~ C (I) "- C (I) ro 0 "- o..ut) (I) >-_ ..cro= ..... 3 ~ C~ ..c-E ..... ro 0 .~ 3 ~ -0 C V') (I) ,~ ~ ""'0 ...... U +.J'" ,- V') U ::l 6 (I) ro 0 "- -0 C >- 0.. ~ ,!.!l 12 (I) "- ...a vi t: = (I) (I) ro:g-o u{;~ g, ..... V') > -0 (I) -0 -0 (I) ~... ~ c ~ (l)Vjro..c +-' .- V) V) 2g,~ro 'C l.- o..ro.....(I) vi' ~ l/') -c ro -0 (I) 'Vi (I) C -0 C "- ro (I) 0 ro...Jo..u ~ >- ..... "- (I) 0.. o "- 0.. ...... U (I) :0 ::l V') (I) ..c ...... C o C o '.j:j ro ..... (I) tlO (I) > -0 C ro V') (I) (I) "- ..... (I) "- ::l ..... ro E tlO C '.;::; V') 'x (I) 4- o C o '.j:j ro > "- (I) V') C o u (I) ..c ..... "- (I) -0 'Vi C o u (I) V') ro (I) 0.. E ..... ..c X (I) -0 C ..... ..... ..c (I) "- (I) ..c -0 C ::l o 4- V') (I) C di :2 ::l tD C tlO 'Vi (I) o (I) 0.. ro u V') -0 C ro ...J (I) ..c ..... C ..c ..... '~ (I) "- ro V') -0 "- ro -0 C ro ..... V') (I) 0.. ro u V') -0 C ro ...J tlO C 32 "- ro 0.. ro tlO C C tlO 'Vi (I) -0 C (I) ..c 3: <i: 00 >- ..c vi ~ C1l Q) ~ Q) c'.j:l13~ _ccc,+- >- 0 ~ :: ,9f) t: U') "Vi <ll 0 Q) tl Q) +-' '+- e..Q)....u o~ tl.O~43 .... Q) c C1l .... e.. '.j:l..c C1l -oC1lVlU-o c '.j:l 'X u c o C Q) 'i: ~ >-Q)+-,OVl Q)"b::Jt1'+- ~ e.. ~ :.c :: o -0 ..c Q) ,!!) CCU..c OC1l..c+-'C1l tl.O 2 3: ~ ~ ,~ 'Vi Q) Q) ':; 1: +-'c :1: E 0 tl.O Vl Q) .... _ Q) Q) e.. e.. OE..cCVl e.. +-' C Q) ~0'Q8c o Q) Vl 0 Q) > C1lI--O E ~ ~ Vl '3 'c "1:l C1l ~ 19 'E ~ l! .a ~ o +-' C1l 'Vi Q) e.. -0 Q) Q) 5jeC'+-Cl :.c e.. 6 So b.O u C1l .... .- C C1l C C1l ~ '.j:l oo-o-ofo ::;~~2:::J e.. Q) .- E 5j ,~ ~ ~ Q) - tl.O C +-' tl.O C ~ ,~ +-' C '.j:l 'v C C1l+:;..c tl.O::J C ..c tl.O,~ '" C1l tl.O = -0 .:::: C ,- -0 Q) .- -0 Q) ::J ..c ~ 2 ~ ~ l- e.. ~ g-..c ~ tl.O 'u .... +-' .... ,g~ ~~~ foC1l.2C1lc =Q)-O..co C1l..cC1lCU +-' ..c Q) Q) Q)'+-Q)o..c ~ o..c~= ~ ,!!) Q) ro ....VlC1l-o..c e.. ~..c C Vl C1l Vl Q) Vl =CccQ) C1l C1l 0 C .... ~c'.j:lE.a .... C1l C1l 0 ,e Q)Q)....u~ SO~~~~u ,- > 'Vi ~ ~ ~ ~OC..cVlQ) -o....otl.OQ)u e..u:.c ~S ~.8 ro 'v 'v +..J V') U .~ 't: .S ..c ,- Q) Vl Q) E tl.O C e.. 'Vi ..c ~ lO ,- C1l V) >- ,.=. ~C1l0..>Cii3C1l i":"'! c' ~ ~ ~ 0 u ~ 0 ,- +-' tl.O +-' '-E .... 'Vi 1: ..c C C Q) :s ,!!) tl.O tl.O ,- 3: > I.!J E = 'c ~ 0 +-,' ..c Q) Q) u Cl ..c ~ ::J ..c ..c ~ Q) b.O I.!J Vl +-' +-' ..c b.O' (ij .- :; '+-0 -0 ,~~ ..c ~ ~ C ~OQ) z'>-Q) .... >- Vl C1l 0 o Vl vi Q) ~ 'Q e..,~ ,~ +=' e.. c;, .... +-' +-' Vl Vl ' j::t5.QjQjG~ J:: ~ Q) g- e.. 3: .a !:2 Vl ..c .... e Q) >< -.l <l:: I- e.. e.. Z 1.j:: E +-' ..c X Q) -0 C +-' +-' ..c .;..; C1l oJ C C o Q) ..c ro ';U > C1l Q) .... ro Vl Q) C Q) -0 '3 19 C tl.O 'Vi Q) Cl tl.O C '.j:l ..c tl.O :::J Q) ..c I- II) I- er::: o e.. w er::: c Z <C II) c::J Z ~ <C er::: c c w er::: => II) w c: 0 u u.. 0 ..-i V) 0 0 0 ('() 0 V) ..-i ..-i V) V) V) V) V) V) V) ..-i ..-i ..-i ..-i ..-i er::: w co :2: => z , UJ I- 0:: Z > 0 ::; 6 e.. UJ e.. UJ I- 0:: ...J e.. h:: Z l- I- 0 V) UJ Z 0:: 0 Z l- V) 0:: UJ ~ UJ UJ er::: Z l- e.. I- >- Z a.. V) ~ ~ 0 <l:: Z - UJ V) Z e.. UJ ...J <l:: 0 V) 0:: UJ V) UJ UJ W > a.. ...J (f) V) Z UJ V) V) 19 ~ 0:: a.. U ...J UJ <l:: >- ~ Z 0 ...J V) :::> UJ z u.. Z ~ <l:: <l:: V) Z V) Cl 19 ::; 0 ~ V) V) c::J V) Z 0 0 Z b <l:: <l:: :::> - <l:: ~ UJ UJ Zz ::; Z a.. Z 0 V) Cl 0 I- ~ V) I- ~::; <l:: 0:: <l:: V) V) a.. <( 19 0 Z UJ i= u <l:: ...J - 0:: ::; UJ ...J <l:: a.. <l:: 0:: f- <l::a.. UJ 0:: Z a.. V) UJ 0:: UJ ~ UJ UJ u !:: Cl - Z ...J UJ :::> 0:: e.. ~ I- <l:: er:::UJ u UJ UJ f:::- a.. Cl - ~ cu V) - :> a.. <l:: I- 19 UJ Vi a.. 19 ...J 19 19 ~ UJ - 3: ~ u..Z ...J <l:: a.. Z 0:: Z 19 N OUJ ...J Z 0:: U Z UJ Z u.. ;:: U ~ - <l:: UJ V) 0:: ~ i= I- :::> z u: UJ UJ 0:: 0:: Cl V) Cl 0 Cl 0 Z u.. 0:: V) ~ WUJ ...J I I a: e..u.. UJ <l:: UJ Z 0 - Cl ...J ::; <l:: 0 <l:: >- UJ > 0:: I- ::; ...J :::> UJ 19 19 0 UJ 0:: l- I ~I f- 0:: 0 19 Vi u.. CO V) :J :J U a.. I l- V) a.. W er::: O'l r-- ('() ('() I ('() N \.0 , V) 0 O'l +-' C1l en ..-I o:t N E ~ +-' ..c ~ Vl c E 0 .... ... 0 tl.O '+- C vi 'i: .... t ra 0 I e.. c Q) ra .... - ..c Vl tl.O tl.O ra C Q) '~ :2: Vl C1l u .... 0 .... 0 -0 -0 - +-' = -0 ..c C1l C '+- C1l +-' 0 N Q) >- C e.. ..-I C 0 o:t 0 u N +-' +ol C1l >< +-' ~ :~ VI "1:l ra C1l .... .... ..c 0 -I-' e.. '~ ..c >- ... ::J ,t= er::: +-' C1l 0 +-' e.. ..c -I-' 'u -0 +-' C Q) ro ::J +-' Q) U ~ Q) C .... Q) -0 C ..c 0 -I-' Q) -0 Q) ..c C -0 C ::J .:; C1l .2 0 u .... Vl Q) e.. -I-' ..c C Q) Q) C Vl E C1l C1l u Q) E Vl 0.. 0 E Vl' u .... Q) -0 .2 '5. C C C1l 0 Vl 0 U '.j:l .... C 0 C1l Q) ,~ e.. +:; C1l Vl e.. e.. Q) e.. ::J 0 cr C1l -I-' .... Cii C Q) 0 ..c '+- '.j:l -I-' 0 .... '0 ::J >- -0 '+- e.. >- 0 C1l u C C <l:: <l::