HomeMy WebLinkAboutInformation Report 07-17 001 Information Report to
P ICKE R I N G Planning & Development Committee
1 V Report Number: 07-17
Date: October 2, 2017
From: Catherine Rose, MCIP, RPP
Chief Planner
Subject: Zoning By-law Amendment Application A 03/16
Pickering Islamic Centre
South Part Lot 18, Concession 2
(2065 and 2071 Brock Road)
1. Purpose of this Report
The purpose of this report is to provide preliminary information regarding a Zoning By-law
Amendment application, submitted by the Pickering Islamic Centre, to permit a private
school and a daycare and to recognize the existing place of religious assembly in order to
facilitate a future addition. This report contains general information on the applicable
Official Plan and other related policies, and identifies matters raised to date.
This report is intended to assist members of the public and other interested stakeholders to
understand the proposal. The Planning & Development Committee will hear public
delegations on the application, ask questions of clarification and identify any planning
issues. This report is for information purposes and no decision on this application is being
made at this time. Staff will bring forward a recommendation report for consideration by the
Planning & Development Committee upon completion of a comprehensive evaluation of the
proposal.
2.. Property Location and Description
The subject properties are located on the east side of Brock Road, north of Usman Road
(see Location Map, Attachment#1). The subject lands, comprised of two properties, have
a combined area of approximately 0.72 hectares with approximately 75.0 metres of
frontage along Brock Road.
A two-storey building containing a place of religious assembly and having vehicular access
onto Brock Road occupies the southerly property. Located on the northerly property is a
basketball court. The northerly property also accommodates overflow parking.
The surrounding land uses include Jade Street and townhouse dwellings under
construction to the north, Usman Road and a future village green to the east, and existing
detached dwellings to the west across Brock Road. To the south, across Usman Road, are
vacant lands that are the subject of applications recently received by the City for Draft Plan
of Subdivision, a Draft Plan of Condominium and a Zoning By-law Amendment to facilitate
a residential condominium development consisting of 59 three-storey townhouse units (see
Aerial Photo, Attachment#2).
Information Report No. 07-17 Page 2
3. Applicant's Proposal
The Pickering Islamic Centre is requesting a site specific zoning by-law amendment to
permit a private school and a daycare. In addition, the applicant is seeking to recognize the
existing place of religious assembly on the southerly property and permit a place of
religious assembly on the northerly property. The purpose of the requested uses is to
facilitate the construction of a three-storey, 4,691 square metre addition to the north side of
the existing place of worship. The applicant is also proposing to construct a two-level
parking structure at the rear of the site (see Submitted Plan, Attachment #3). The school is
designed to accommodate 200 students in 20 classrooms along with 15 staff members.
Additional space is provided for a gymnasium, a library, a kitchen, a staff room, and
administrative offices.
Excluding the dome and two minarets, the existing building has an overall height of
approximately 10.0 metres from the established grade to the parapet wall. The proposed
addition will have an overall height of approximately 13.0 metres from the established
grade to the parapet wall. The proposed two-level parking garage has a height of
approximately 4.0 metres from the established grade to top of the second level screening
(see Submitted North and West Elevations, Submitted East and South Elevations, and
Submitted Parking Deck Elevations, Attachments #4, #5 and #6).
A total of 160 parking spaces are proposed in support of the development. At grade
115 parking spaces will be provided and 45 parking spaces will be provided on the second
level of the parking deck. The existing driveway access from Brock Road is proposed to be
relocated to Usman Road. A right-out only driveway is proposed to exit onto Brock Road at
the north-west corner of the site.
A road widening ranging between 5.0 and 7.5 metres is required across the entire Brock Road
frontage, which will be conveyed to the Region of Durham. Adjacent to the east boundary
of the subject properties is Block 76 of Plan 40M-2571 (approximately 0.03 of a hectare)
that is to be conveyed by Kindwin (Brock) Development Corporation to the Pickering
Islamic Centre and zoned in conjunction with the subject properties to facilitate the
proposal.
4. Policy Framework
4.1 Durham Regional Official Plan
The subject lands are designated as "Living Areas" with a "Regional Corridor" overlay in the
Durham Regional Official Plan. Lands within this designation are predominately intended
for housing purposes. In addition, limited office development and limited retailing of goods
and services, in appropriate locations, as components of mixed use developments, are
permitted. In the consideration of development proposals, regard shall be had to achieving
a compact urban form, including intensive residential, office, retail and service, and mixed
uses along arterial roads, in conjunction with present and potential transit facilities.
Regional Corridors shall be planned and developed in accordance with the underlying land
use designation, as higher density mixed use areas, supporting higher order transit
services and pedestrian oriented design. Regional Corridors are intended to support an
overall, long-term density target of at least 75 residential units per gross hectare and a floor
space index (FSI) of 2.5, with a wide variety of building forms, generally mid-rise in height,
with some higher buildings, as detailed in municipal official plans.
Information Report No. 07-17 Page 3
Brock Road is designated as a Type A Arterial Road and a Transit Spine in the Durham
Regional Official Plan. Type A Arterial Roads are designed to carry large volumes of traffic
at moderate to high speeds, have some access restrictions and generally have a right-of-way
width ranging from 36 metres to 50 metres. Transit Spines are recognized corridors where
higher levels of transit service is to be encouraged.
The application will be assessed against the policies and provisions of the Regional Official
Plan during the further processing of the application.
4.2 Pickering Official Plan
The subject lands are designated "Urban Residential Areas — Medium Density Areas"
within the Brock Ridge Neighbourhood. This designation is intended primarily for
residential uses, and community, cultural and recreational uses services such as schools,
parks, and places of worship. The applicant's proposal conforms to the policy requirements
of the Official Plan.
4.3 Duffins Precinct Development Guidelines
The Duffins Precinct development area is located north of Finch Avenue and east of
Brock Road. The Guidelines for this Precinct provide direction for detailed land use,
transportation network, community design objectives and servicing arrangements for the
Precinct. The subject properties fall within two development areas.
The development area for the west part of the site along the Brock Road frontage, requires
application of innovative architectural designs and effective urban design to humanize the
street, mitigate the effects of traffic, and present an attractive frontage along Brock Road.
Three to five storey buildings are recommended. Two to four storey buildings are
recommended for the remainder of the subject lands.
4.4 Duffins Precinct Southern Lands Environmental Servicing Plan Update
In 2013, Pickering City Council endorsed an updated Environmental Servicing Plan
(ESP Update) for the Duffins Precinct Southern Lands. The ESP Update defines current
development practices, development boundaries, buffers and protection requirements for
natural features, outlines servicing requirements and phasing, and confirms the location of
municipal infrastructure including stormwater management facilities and roads. The
endorsed ESP Update serves as the basis for the technical review of development
applications in the southern portion of Duffins Precinct. The sharing of the cost of the
preparation of the ESP Update, construction of stormwater facilities, and provision of
municipal infrastructure is addressed in a draft cost sharing agreement among the
landowners within the southern lands.
4.5 Zoning By-law 3036
The subject properties are currently zoned "A"— Rural Agricultural within Zoning By-law 3036,
as amended by By-law 6578/05. The "A" Zone permits a variety of agriculture related uses.
Zoning By-law 6578/05 amended the Institutional provisions of the "A" —Rural Agricultural
Zone category to permit institutional uses on certain lands including the southerly property
municipally known as 2065 Brock Road. The current zoning does not permit institutional
icmc nn the nnrtherly oroaertv municipally known as 2071 Brock Road.
Information Report No. 07-17 Page 4
The applicant has requested that the subject properties be rezoned to an appropriate
institutional zone category in order to permit a private school and daycare, and to permit a
place of religious assembly on the northerly property and recognize the existing place of
religious assembly on the southerly property.
As noted earlier, Block 76 of Plan 40M-2571, which is to be conveyed by Kindwin (Brock)
Development Corporation to the Pickering Islamic Centre, is presently zoned "UR" Urban
Reserve within Zoning By-law 3036, as amended by By-law 7384/14, and only permits
outdoor recreational uses without buildings or structures. The block is also required to be
rezoned into an institutional zone category in order to facilitate the proposed expansion.
5. Comments Received
The application was deemed a complete application on July 28, 2017, and was circulated
for comment on August 2, 2017.
5.1 Resident Comments
As of the writing of this report, no comments or concerns have been received.
5.2 Agency Comments
As of the writing of this report, no comments or concerns have been received.
5.3 City Departments Comments
•
Engineering Services
As of the writing of this report, no comments or concerns have been received.
6. Planning & Design Section Comments
The following matters have been identified by staff for further review and consideration:
• ensuring that the proposal is in conformity with the Brock Ridge Neighbourhood
Policies, Duffins Precinct Development Guidelines, and the Duffins Precinct Southern
Lands Environmental Servicing Plan Update
• ensuring that sufficient parking is provided to support the additional uses and the place
of worship, including a strategy for overflow parking on special event days
• incorporating Block 76 of Plan 40M-2571 into the requested site specific zoning by-law
amendment prior to forwarding the implementing zoning by-law to Council for
enactment
• ensuring that the Pickering Islamic Centre pays its appropriate share of any required
land and construction costs regarding the provision of Usman Road, and stormwater
management and ancillary facilities
• further issues may be identified following receipt and review of comments from the
circulated departments, agencies, and the public
Information Report No. 07-17 Page 5
The City Development Department will conclude its position on the application after it has
received and assessed comments from the circulated departments, agencies, and the
public.
7. Information Received
Copies of the plans and studies listed below are available for online viewing at
pickering.ca/devapp or in person at the offices of the City of Pickering, City Development
Department:
• Site Plan and Parking Deck Elevations, prepared by Khalil U. Syed, Architect, dated
January 12, 2016
• North and West Elevations, and East and South Elevations, prepared by Khalil U. Syed,
Architect, dated January 2017
• Traffic Impact Study, Parking Study, Site Circulation Review & TDM Plan, prepared by
Trans-Plan Transportation Engineering, dated June 2017
• Planning Rationale Report, prepared by Martindale Planning Services, dated January 2016
8. Procedural Information
8.1 General
• written comments regarding this proposal should be directed to the City Development
Department
• oral comments may be made at the Public Information Meeting
• all comments received will be noted and used as input to a Planning Report prepared by
the City Development Department for a subsequent meeting of Council or a Committee
of Council
• any member of the public who wishes to reserve the option to appeal Council's decision
must provide comments to the City before Council adopts any by-law for this proposal
• any member of the public who wishes to be notified of Council's decision regarding this
proposal must request such in writing to the City Clerk
9. Owner/Applicant Information
ThP owner of these properties is the Pickering Islamic Centre.
Information Report No. 07-17 Page 6
Attachments
1. Location Map
2. Aerial Photo
3. Submitted Plan
4. Submitted North and West Elevations
5. Submitted East and South Elevations
6. Submitted Parking Deck Elevations
Prepared By: Approved/Endorsed By:
•
(t 114.1,),-,
Deborah Wyli-, MCIP, RPP Catherine Rose, MCIP, R P
Princisal ' - ner, Development Review Chief Planner
Nil- ,urti, CIP, RPP
Manager, Development Review
& Urban Design
DW:Id
Date of Report: September 13, 2017
Attachment#_L_to
Information Report## 07-IJ
H_ I MMIN
��
O ......
innsiginne 1-1-1.....
Ill U IIII _>=MOM.
Mu W -m== >91111111111�. w1
UjjoI- Z 6 „ _ Cy• t ,—
I
I�IIIII • j o
I � �� c
Al `�
„,„ i
iy
'I/ilMAJOR OAKS ROAD• l
w 1111111 ��• ....._ • —tilL
�M ----).w imi•
011.11.11.
°
i ` -- �� Z 'EET ��LL
�� �����������/ ZMIME Q
i \ 1 MMI LL1 <
MIIMI >11.1111 CX=- m ��•t�.10.t�.��ii WD��
III '— }�mm iK�!i��itiPTIVin��l' SUBJECT,
1111111►� _ USMAN ROAD J I I I I I PROPERTIES
_......-
MINNif — `
RAYLEEN CRESCENT
Mg
171111,''''
..---;
P.
BLUEBIRD CRESCEN
II J
J/ . LC
FINCH AVENUE
� I
0 JI \\
O ¢
�
o ,pO
oNA
(-9 c(2)- 11-----i\ ,\ Gs
Location Map
61,4 File: A 03/16
PICKERING Applicant:Pickering Islamic Centre
City Development Property Description:South Part Lot 18, Concession 2
Department (2065 & 2071 Brock Road) Date: Sep. 13, 2017
'V The Corporation of the Cay of Pickering Produced(in part)under license from Sl Queens Printer,Ontario Ministry of Natural Resources. SCALE: 1:5,000
All rgMs reservetl m Her Majesty the Queen in Right of Canada.Department of Natural Resources All rights reserved.',
9Teranet Enterprises Inc.and Its suppliers all rights reservetl.,m Municipal Property Assessment Corporation antl its suppliersall rights reserved.; THIS IS NOTA PIAN OF SURVEY. PN-RU
Attachment# G to ,.
Pnf +re1atinrt Rer)ort# 07-17
• - .r ,.
.� Jt 7 la l:a
'14'814-L2; w W
daw ��.a — �° tiF'E • ;
o �7-1 E 'yrp F. Ip z `
..J� t
gel
....
, ,,, . _
til
�L� • ,1.1 ,tep may``
I'` �` Jk_a
e.,Q`4 _I wl��F , 1 w . •�� �[1i' *. —;;44k...,14-
�r�� mss i v O „• U _�..� • --
A
A.� r i!I
4ft
yah
/L -,,,i cv . 7.,...,16.__ "....1* , %'''
.. t ,
.-1',, Ail' , .111/4:1:,".',,,,, , • --lc ?.. .
ffirIFFi
•
;:� e(Lie I, eL�t rIy ..jJ _A � - I,= e• `• 1. - (i', -
) p MAJOR OAKS ROAD .' ��
/ �•. STI' J�J +.t ( li
I—
r___
r— II ` i F a
. 1 frill t� r %Q t w' z I
01 r r' Ni 7 .• . '..1 1 zf. J Ip' �I , ; 4
.tie 1 . i.,,,,, ‹ � '..� �) �I .1w ;tib
II 1 ► SUBJEC11 T. •
- ..M4.4_,•F;A: tAFIF:P711* J cnr- I,� USMA ROAD PROPERTIES , . ; ,
iir r
1 �_.J'!�_F._. "...Pr-JR-AS/LEEN CRESCENT x r. ; J" ',, -• .-
'!if .>r �..y�� lit.-i-,1,..,,
y \ �`C y� 'i .ami'` •t '"4,.
M1 ;.�'�.
it � � . �._,,5 c '7��� ��!\l ..-•��,� 1 -a 4 tom ' •r •` 1 - t.".. 4
i.
w .,1 !y 07: I- r �. f• i,j cwt {4 �nrfi
y y; f
f w Ria E, �:r ► 'A
___ .177" 71. .fit ! e .
~
` F _... . .,....,_ .
, spa ��� `7LUE,BIRD CRESCENT
;4„. ...„.....,
, .. .... ., .„.....„ ...„......0.
‘ ..
.....,,,,,. •.„, , ...i., ,.. . .
.. . 4 , • 0, ea.. t All 'IP
aT` • 10• x F v `� .I+ ��:i'
r.Yraa aeaf s - .ii._ fit', f gr i' �r . F I A ;r
.._ -s l� styFUiz: 7�
., FINCH AVENUE -
i - c.
. o r i �C
11. 1 l�fi
..2.
� e
Ys .e � ff
iYs P 4'00,-3
;OW
'Qlir M QJ � � } ,g
�
s o r _R "� OP_ '8r -G _ 1 �► ` , • ,"t ••�_� u , Fy
S' }p . . • ;. „,'-j- "' .,
, a• l C • tr.,- G
i
'.f7L �'- ,I ,. N _ ' Fv--raj
Aerial Photo Map
c4 4 File: A 03/16
DICKERING Applicant:Pickering Islamic Centre
City Development Property Description:South Part Lot 18, Concession 2
Department (2065 & 2071 Brock Road) Date: Sep. 13, 2017
The Corp...on of he CI,of Plaer:ng Frouucad on part,under kense from 0 Queens Ptimar Ontario Ministry of Natural Reson«e> SCALE: 1:5,000
1 rghls reserved.. Her Majesty the Queen in Right of Canada.Department of Natural Resources All rghts reserved PN-RU
M
U'Tara net Enterprises Inc and Its supplrers all rghts reserved.,m Municipal Property Assessment Corporation and its suppliers all nghts reserved THIS IS NOTA PLAN OF SURVE,
Attachment#_-_•_a____-
Information Renort#. 071
— .3 II n
al
a > _ IT) °
6- ca .= cp
N- O C c
2 a) 0O c
O OL Q O U as
yy
'i1CC
avow Nvwsnoco
�Sf7411ILT:11-;.11'
_ �:r
B - -- Lam. - N
is A ® :-----,„
,-------------
sra Sco�
N 06
® ® o
��y.... N
o t e ® O
11
t
W hi il
e U
W e a !f t 11 f O z
CC a
e
CO i x _ !a ' ,® +�f 'fl , U Y
U
, ai U ' I d
4 Q O
'". 5_
11 a S !^ S '� ~ ZN a
i s z
li..4:4' , , _ ,‘...., ..":::‘11S -..--, - - _ ..., ir• 8 i ,
co
oa i
ii
_,,,,,'" f m � I a
, rnz
W
Z I
I Y W
CL
{ tk` ` M a Q I-a
ate ~ U-LLI
V °
\ - aQ
' TI� awzz
el ( o
la
a
. W a O <o
-- C/) LI- as il
LLU
-—
-�----
IIIIMMP,'" , +-
Ii.
avow >1001:18 ■ 1 .6 z a a
e O E
w a a
° a)
V >, °
L U
Attachment#__.. ._to
information Report# 07-/7
0
N
t`
a
a)
0)
W
Q
0
II i II 1 I
f a
H - } - I ! i-1.-11 - 1 - 1 - I o
II I I 11111 isi m
- �IIIIIIIIIIIIIIIIIII1111111111 - �, = — _ lu 0
___ __ I _UIIIIIIIIIIIIIIIIIIIIIIIco
IIIII IIIII III IIIIIIIIIIIIIIIIIIII J
t!!!ilii!niniilii
11
-i ,F, ,
N.
- Il;t,;,44t;1,1, 1;1,11,1,1,1,1, 1,1'1 1 41 111—�-
II:11:1:14x1:111:111:1!1!1!1!111!1!1! l! L 11 __ - ------- /11
9';;;t1l;Illll;lilill;11,;1;1'x1'1 1;1111 ', �=jilt I i1�� rI �V1 I 1 '1'1''1'I;t;l;l 1;1;1; t' ,1 '�� II%. • ',� 061;1'11'111;1'1'1x'11'1'1.1' ,; I; 44: N ,�� ,i 1 to
//•�
'1't'1'1 t t'1'1'1'1'1 ''1'1'11 W
t;t 1111;t;t;t;t;t; t1i1t nil!
't;t; �_ 111 = III{uiE1211tu p
�;1;.;,111,1,1 1;.:;';';!;: Mil, iuumuuw
t;'ililtlll;lilt,tktltlit tlilll ;1;t- i ��ir h N
11,1;1;1 1;1;1 1;1 11111 1 I {
'1'1'1'41;1; ';'P;1;1;1;1;;t;l'; = , N
;'111,1,1'1'1'111 13;•1'1'11 1' I ��'1 -
11111,1, 1,1,1,; ---.-'_- '
,,,,,,4;t;;1,1,1,1, 1,1,.,11,1;1 ,1,1,; ,; ' mut IIIllIIIIIIIIIIII I
: !: '14.:1:::11: c
1.,,1:'111 H■ :"� , 0
HI ■■ t = (=� 7= =I:
1111111111111111
lyl ll;l;l;1;1'1'+1;1 1i;i i;i;i' ; _. _ 1 yyyhy 11 1 11yy i,i,l, ------_
111/1111111 , 1 t111■4'I:1!111■!t, ,II■ _---- 1, N
4,1td141;I;14;1; 1 14; 1 '- a)
41'4t'1'1'1'1't't' tt' U
1;;;{;1;;;;;;;;;;;t;ll'Il {{, 1
•I Ut!I•I:t:1;1;1:1 It;t..1.1.1'1.1 i. 11 i,IIi,�ti,', I,II,�yyt I II■itis 0 Z
11■ ■■ �� - 11 1 V
um ■� 'ix1�{'' 1 1t! W
', 1i;1,1;';' ';';Iim 1 11 11= 11■ - U
t;i;t1i11tti, 11 '
111,1,;,;,;,;, S 111 lid: P t't 0
. 11■•y 3. 11■ a
�= ,u 11■ ■■ I ? 4t 14'iii �1 i! '•'i'i'_' 0 r
-': Hs op 1LL•yJ1 I tlh{•t'Id'Yt'Nhp{ I�'I'hl'Nhl J
4�� t4ti;t lint;t; t 1 i't'tt'ttt:11:1 Ill i i 1;'11,''11011 lilt}';itttAl 411110;4'; U
��� .111'1" 'Itl�Illl;t;t"1' 1 LLl '� S
, i4 1111 tiny,
�� i:ad.lai!%!1!1 . 1;1:i 1x1!1! t:1 i' III■III 11■'11 ,��ff ++ I ' y 1-
:_ 11■ ■■ I■ i III 11■ 4LL_L : g 2 a a
11■ �■ y 1 I 1 I 1;:111;Itl;;;l;I _C L
;11.1.1.1.1'1'1 1.1i41'1 P1'1' li i 1 14'1 ,l '1'1;1'1; ® }�
11114444444't;t�l,yy'1 1;14; 1 -I 111;1;1;14 ly s
'IMl'1'1144'1 I'I1 11111111 1 4,41,1,1,1 ,,.11; _ j W .5 S
tl ttioli N iq limil1t iti 11111' '' t't!'''''!'!t 411 1'ti t!t!I 111■■ cy 0 0 w
4'x1441'4444 1;1'14'1144; �+ 0 >
'I�t�1 I44
j111141;1;1111 i;It;�ltl;ig 11111; 11 11 11 I !1!11 ■
Y„1.1,!,1,1.1,1,1 �.Q1,1,1,1.1 1 I.I. 1 II■ III III!! w U_ o
11� �� 1.11.1111,„riiiimil
llllllllll x11111 lel N �E Z m
;';111 1111'1'1 '1'11'1'1'1'1 1;1'1 1 1' 1 1;1;;;;;;;1;1'1
t 1 1 1 1 1 1 .111,1 ,11 t '11;1;1 ,1 a1'i i 111114 illst�1;1;1;1;11;1411 1 ;11111;;4 i'iilt't'4�i.1 _O114,1pt11,'1 $;;,;tt;1;•1;111 t\' 1;1.1.1 1,1 a -
,11t 41111111,1,1 '41 ;11 I;111,1 I; 111■ - 11■ 11■' 1—+• 11;'1 �11111t1'll=1'1'11'1 ' ;1 t � �. '-I � fi Q1'1'1111111; 1111,1 '1' II■f 11.` II■1 •D
11;1;1;1;,;1;1,1,1 I,;,_;1 1 1,1 1;1;1;
t'i't':'''''''''''' 111''1 t”' tt ilb 1111 ;i;;;i;i''i'1li;ii;i�ili{ _ tr
1,1 1 1;1;1;1;1;1; 1'11 ;1;1 1;1 gel
''1 1 1';';';'1'1
11;111411;1 ;1 i;t:1'111;111;t 1141' t ; 1 Il;l;1;14;1 I I;t,1,t 1111,1, i.`• •L Qal'h1 ��'' 1 1 1'1 ' ' w /cjZ Z;11111110111111111
l{Itl.i1i1..1;1;m;1;1;t;11111{1;1,1;1; t{t;l;;;1;14;1 14;111 �/� `/ g,,
11 1111, ;1111 41;114, ' '4444 'C W i d
ilili�'�'''l''I _ t 1 •11; 000111111111 U (/�1' 11; fI441$1;111; .,� 11114; 14441 III t t 1'1'1 /\ • W1;1'1�1111i4' q11;11 1411".11 11, yO \-J F d 411'1' — ,. .. ;111!•1, 4 1 L�,.II■.4' Z O O O
II■ ii.
_ } n■; 110 o■ a < Z .1
ig$��i 1'1'''1'1 1i'i41i1$iid'tiPti4t4iti;i; cc
t w
1'3iG�4t 1111;11 I;t;Ix'1,1;111;144'14444 � Q li O�
I tlFrx111;1;1;1111it111t11111111t = Z c.) W 5
''''''' ' W J
1;11 1111 4 4111111/1 � �
I _ { _ I -I a w
�- - 1 .0 W a O
I I1 i ' J J
(/) LI- LLi
L7
Z ®
`,E o
w 0� cal
-
L.) 0
0
Attachment# 5 to
Information Reoort## n7-/7
0
N
N
a
a)
W
Q
G
_1 ;i ;1 II
-
11.."11 1 1 0
II ! ill V i; i 011111111t
�-� _ $i ;yi'il® 0
4 ;i;l illl �I�J:UI I! O
11111]
R 4k; ;ui;i; y ; Ill ;I,I;i; 1BmII1;i!'I' ry d i iilii�l1 hPrii11111;,�;;;I� til!I
�:� 11111 ,
J M2
'1 "I• ? I,I I I 7 I l: I I il;l ii : N
Ili I, I!
I igli I IN
,,,,, l i }�I;I;; 1110111110 1 .11■�'�11110hililidil
I 'il ?i4?1! .15 N
iill h;ll■ �II� @� 4
Ili! ; 1111I I,iiii 4yFlY o
— < 1�1 I; I)I1 N 1111 1; I j' < w
1!,I;
r ! I III i,�li , ar a)
i U
viii III C z
I a!a� (� w
1 , lilt 1 1111 i, I! Y
11CC ■■ {2yyy 2i! M U
iiiii
1. 1 i I um_ J- -
l_, 1 !I
i • •,I Nil
el1 I I�1 I;�III
t
' QII 1 . 'i FACO i—
' - i� l ' I CO >v
Q
i 1 ilii� 101 Ii
' = NL z
pp'iii + r
11 Iti I!61!1 ii;iiI c U o• w
Im _ L_.,
co
I.I•i!ti 1i W .
ti::!..y.i r1 - Lj
„ ,,„, iiik -
I 111. ,i;+Il i a
I I
I C W O gz
.. w
1 y v W =I-
T” I 1l CO O 1= o0
Z hi.
-1-i I' hi.
I I •O• a cc F_Li
8a
Lus
11 c I I 1 .0 -A la
cn u_ Q a LL E
c
Z E
`li'— of
✓ T °
• U
1
/ '1\4aVV le O{\.,:fir 6 ,,.o
informaiiri i rnrt4 67-1 7
s
N
r
:ii
m
i Ili
I f
Ii 7...-5.
0
cc
i co
N.
1' G — I N
06
O
it c
o
C
.! a)
ee, aF,m�.�w>I
0 z
0 E
Lu
U
A� r T-
, LL
8 .. I 0 H
il
vU
,�4gCti I-
_i N N °' a
S C C
CD 45 LJ
xn.r C U O
CD
LL
W w
h:] J
I
Y N O 5
Q
I
C - 5w
N (�
r V:1, .Jig CTO U N
rYnb .., i a =W a
R M Q 1-0_
-p Q Z wZ
.a g dw
p Z O W oa
a C a w OJ
I.'.• %,... --,---_,_ Illg .0 W a 0
U W
coO
CO u. Q a LL
E'
- E
.V o E
\-)
wtir o a
U > 0
0— U