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HomeMy WebLinkAbout2011-10-18 Public Hearing Meeting Agenda and Reports.pdfDeep Roots Greater Heights District of Maple Ridge PUBLIC HEARING October 18, 2011 DISTRICT OF MAPLE RIDGE NOTICE OF PUBLIC HEARING TAKE NOTICE THAT a Public Hearing will be held in the Council Chamber of the Municipal Hall, 11995 Haney Place, Maple Ridge, North-East corner entrance, at 7:00 p.m., Tuesday, October 18, 2011 to consider the following bylaws: 1a) 2011-045-RZ ►VA/a\»Q:�I�Ztl�7��[�I/G�SK�luW111►1��'��I_1►I_1►�i1:11► 11►[e0:\'/I_\�i�I►[��:�:�:��►Z�7��i1 LEGAL: North Half of Lot 6, Section 21, Township 12, New Westminster District, Plan 2512 Except Plans 18013 & BCP46754 PURPOSE: To add R-2 (Urban Residential District) to Appendix C, Zoning Matrix, in the Urban Residential designation 1b) 2011-045-RZ MAPLE RIDGE ZONE AMENDING BYLAW NO. 6828-2011 LEGAL: North Half of Lot 6, Section 21, Township 12, New Westminster District, Plan 2512 Except Plans 18013 & BCP46754 LOCATION: 12087 240 Street FROM: RS-3 (One Family Rural Residential) TO: R-1 (Residential District) & R-2 (Urban Residential District) PURPOSE: To permit the future subdivision of 10 single family lots. G►R That Part 3 Basic Provisions, Section 302 Zones (1) is amended by inserting the following between "R-1 Residential District" and "R-3 Special Amenity Residential District": R-2 Urban Residential District The intent is to create a new urban residential lot not less than 315 m2 in size. No AND FURTHER TAKE NOTICE that a copy of the aforesaid bylaws and copies of staff reports and other information considered by Council relevant to the matters contained in the bylaws will also be available for public inspection at the Municipal Hall, Planning Department counter, between 8:00 a.m. and 4:00 p.m. from October 6 to October 18, 2011, Saturdays, Sundays and Statutory Holidays excepted. Some of this information will also be posted on the District website www.mapleridge.ca on the Mayor and Council/Agendas and Minutes page. ALL PERSONS who deem themselves affected by any of these bylaws shall be afforded a reasonable opportunity to be heard at the Public Hearing before Council on the matters contained in the bylaws or by making a written submission to the attention of the Manager of Legislative Services or by sending an e-mail to the Clerk's Department at clerks@mapleridge.ca , by 4:00 p.m. October 18, 2011. All written submissions and e-mails will become part of the public record. Dated this 61h day of October, 2011. Ceri Marlo Manager of Legislative Services DEVELOPMENT APPLICATION CHECKLIST FOR FILE 2011-045-RZ File Manager: Ann Edwards Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED 1. A completed Application Form ® ❑ (Schedule "A"- Development Procedures Bylaw No. 5879-1999) 2. An application fee, payable to the District of Maple Ridge, in ® ❑ accordance with Development Application Fee Bylaw no. 5949-2001. 3. A Certificate of Title and Consent Form if the applicant is different ® ❑ from the owner shown on the Certificate of Title. 4. A legal survey of the property(ies) ® ❑ 5. Subdivision plan layout ® ❑ 6. Neighbourhood context plan ® ❑ 7. Lot grading plan ® ❑ 8. Landscape plan*+ ❑ 9. Preliminary architectural plans including site plan, ❑ building elevations, accessory off-street parking and general bylaw compliance reconciliation*+. * These items may not be required for single-family residential applications + These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01 Additional reportsprovided: 1. DISTRICT OF Agenda Item: 1101 MAPLE RIDGE Council Meeting of: September 13, 2011 1. That Bylaw No. 6862-2011 be given first and second reading and be forwarded to Public Hearing; 2. That in accordance with Section 879 of the Local Government Act opportunity for early and ongoing consultation has been provided by way of posting Bylaw No. 6862-2011 on the municipal website, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a Public Hearing on the bylaw; 3. That Bylaw No. 6862-2011 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 4. That it be confirmed that Bylaw No. 6862-2011 is consistent with the Capital Expenditure Plan and Waste Management Plan; 5. That Bylaw No. 6828-2011 be given second reading and be forwarded to Public Hearing; and 6. That the following terms and conditions be met prior to final reading: Road dedication as required; Removal of any existing buildings. (2011-45-RZ, 12087 240 Street - to include a new R-2 (Urban Residential District) zone in the Urban Residential Designation, and to rezone from RS-3 [One Family Rural Residential] to R-1 [Residential District] and R-2 [Urban Residential District] to allow for a future subdivision of 10 single family�lwellings) "Ernie Daykin" IED DEFEATED DEFERRED ACTION NOTICE TO: Chief Administrative Officer Gen Mgr - Corporate & Financial Mgr - Accounting Chief Information Officer en Mgr - Public Works & Development Dir- Planning Dir- Licenses, Permits & Bylaws Municipal Engineer Dir - Engineering Operations Gen Mgr - Com. Dev. & Rec. Services _ Dir - Parks & Facilities _ Dir - Recreation Dir - Community Services Clerk's Section Corporate Officer Property & Risk Manager _. Lynn Marchand _ Diana Dalton ✓ Amanda Allen _ Tracy Camire Amanda Gaunt 2 Karen Kaake ILV The above decision was made at a meeting of the Municipal Council held on the date noted above and is sent to you for notation and/or such action as may be required by your Department. September 13-2011 �. Date Corporate Officer District of Maple Ridge DeeD Roots Greater Heigh is TO: His Worship Mayor Ernie Daykin MEETING DATE: September 12, 2011 and Members of Council FILE NO: 2011-045-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First and Second Reading: Maple Ridge Official Community Plan Amending Bylaw No. 6862-2011; and Second Reading: Maple Ridge Zone Amending Bylaw No.6828 - 2011 12087 240 Street EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS-3 (One Family Rural Residential) to R-1 (Residential District) and a new zone, R-2 (Urban Residential District). The new zone, R-2 (Urban Residential District), requires a text amendment to Appendix C, Zoning Matrix, of the Official Community Plan to include the new zone. RECOMMENDATIONS: 1. That Maple Ridge Official Community Plan Amending Bylaw No. 6862-2011 be given First and Second Reading and be forwarded to Public Hearing; 2. That in accordance with Section 879 of the Local Government Act opportunity for early and on- going consultation has been provided by way of posting Official Community Plan Amending Bylaw No. 6862-2011 on the municipal website, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a Public Hearing on the bylaw; 3. That Maple Ridge Official Community Plan Amending Bylaw No. 6862-2011 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 4. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6862- 2011 is consistent with the Capital Expenditure Plan and Waste Management Plan; 6?gF- a0// 5. That Zone Amending Bylaw No.-Z�04& be given Second Reading and be forwarded to Public Hearing; and 6. That the following terms and conditions be met prior to Final Reading. i. Road dedication as required; ii. Removal of any existing buildings; DISCUSSION: a) Background Context: Applicant: Pivotal Development Consultants Ltd. Owner: 0871933 BC LTD Legal Description: North 1/2 of Lot 6, Section 21, Township 12, NWD Plan 2512 except Plans 18013 and BCP46754 OCP: Existing: Urban Residential Zoning: Existing: RS-3 (One Family Rural Residential) Proposed: R-1 (Residential District), R-2 (Urban Residential District) Surrounding Uses: North: Use: Single Family Residential Zone: RS-1b (One Family Urban (medium density) Residential Designation Urban Residential South: Use: Single Family Residential Zone: RS-3 (Rural Residential) Designation: Urban Residential East: Use: Single Family Residential Zone: RS-3 (Rural Residential) Designation: Estate Suburban Residential West: Use: Municipal Works Yard Zone: P-6 (Civic Institutional) Designation: Institutional Existing Use of Property: Vacant Proposed Use of Property: Single Family Residential Site Area: 0.504 ha (1.25ac) Access: 121 Avenue and a new road on the site from 240 Street Servicing requirement: Full Urban -2- b) Project Description: The development site is a large relatively flat lot on the west side of 240 Street and south of 121 Avenue. The lot has been vacant for several years but was previously a single family rural residential use. The development proposal is for a 10 lot subdivision of single family lots. The Municipal Works Yard is located to the west of the site; large suburban single family lots are located to the east and south; and a newer single family subdivision of urban single family lots are located to the north. The applicant proposes to extend 121 Avenue east across the top of the site to connect with 240 Street and provide access for 5 R-1 (Residential District) zoned lots. Road dedication of 6 metres is required on the west side of 240 Street. A new cul-de-sac is proposed on the site at the south end which will provide access for 5 R-2 (Urban Residential District) zoned lots. The new cul-de-sac will also provide access for future development of the lands to the south. c) Planning Analysis: Official Communitv Plan: The development site is located on the west side of 240 Street, which is identified as a major corridor, and is within the Urban Area boundary. The land is designated Urban Residential and the proposed development is consistent with the Major Corridor Residential Infiil Policies 3-18, 3-20 and 3-22 for development on a major corridor. An amendment to Appendix C, Zoning Matrix, of the Official Community Plan is required to include the proposed new R-2 (Urban Residential District) Zone in the Urban Residential Designation. Zoning Cylaw: The applicant is proposing to rezone the development site to R-1 (Residential District) and a new zone, R-2 (Urban Residential District) for a subdivision of approximately 10 single family dwellings. R-2 (Urban Residential District) is a new zone proposed to bridge the lot size gap between the existing R-1 (Residential District) and the R-3 (Special Amenity Residential District) zones, and will have a minimum lot size of 315m2 (3400ft2). The R-2 (Urban Residential District) has already received Third Reading with application RZ/067/10. However, should that application not proceed or be delayed, this application would be stalled awaiting the adoption of the R-2 (Urban Residential District) zone. To avoid this potential delay it would be appropriate to proceed with another R-2 (Urban Residential District) zone bylaw with this application. Whichever application proceeds to Final Reading first will adopt the bylaw. The bylaw that does not complete can simply be closed. Proposed Variances: This application will require 2 variances that will be subject of a future Council report. The variances a re: 1. To allow the existing above -ground Telus plant that fronts the site on 240 Street to remain. 2. To allow the driveway proposed for Lot 6 at 4.5m from the intersection corner rather than at 7 .5m. -3- d) Interdepartmental Implications: Engineering Deoa ment: The Engineering Department advised that all the required services for rezoning are available for the site; therefore a Rezoning Servicing Agreement will not be required. An additional 3m of road dedication will be provided on the west side of 240 Street to allow for the installation of a storm sewer within the boulevard. At the subdivision stage, temporary turn -around, protected by a covenant, will be required on Lot 7 until the cul-de-sac can be completed on the lands to the south in the future. The Engineering Department is in support of the proposed variances as noted above. Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that after the subdivision is completed they will be responsible for maintaining the street trees. In the case of this project it is estimated that there will be an additional 10 trees which is based on one tree per lot; final subdivision design will provide exact numbers. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements by $250.00. e) Intergovernmental Issues: Local Government Act: In respect of Section 879 of the Local Government Act requirement for consultation during the development or amendment of an Official Community Plan, Council had considered at the June 14, 2011 Council Meeting, whether consultation is required with, specifically: i. The Board of the Regional District in which the area covered by the plan is located, in the case of a Municipal Official Community Plan; ii. The Board of any Regional District that is adjacent to the area covered by the plan; iii. The Council of any municipality that is adjacent to the area covered by the plan; iv, First Nations; v. School District Boards, greater boards and improvements district boards, and vi. The Provincial and Federal Governments and their agencies. And, in that regard, recommended that no, additional consultation is required in respect of this matter beyond the early posting of the proposed OCP amendments on the District's website, together with an invitation to the public to comment. An amendment to the Official Community Plan requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 882 of the Act. The amendment required for this application, Appendix B, has been considered and it has been determined that no additional consultation beyond existing procedures is required, including referrals to the Board of the Regional District, the Council of an adjacent municipality, First Nations, the School District or agencies of the Federal and Provincial Governments. The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste Management Plan of the Greater Vancouver Regional District and determined to have no impact. CONCLUSION: It is recommended that First and Second Reading be given to Maple Ridge Official Community Plan Amending Bylaw No. 6862 - 2011, that Second Reading be given to Maple Ridge Zone Amending Bylaw No. 6828 - 2011, and that application 2011-045-RZ be forwarded to Public Hearing. Prepared by. Ann Edwards, CPT Senior Planning Technician Approve 1 ne P' P, MCIP _ Director of Planning Approved byr" Frank Quinn, MBA, P.Eng _ GM: Public Works & DeveI6i m-6nt Services l Concurrence: J. L. (Jinn) Rule Chief Administrative Officer AE / The following appendices are attached hereto: Appendix A - Subject Map Appendix B - OCP Amending Bylaw 6862 - 2011 Appendix C - Zone Amending Bylaw 6828 - 2011 Appendix D - Subdivision Plan -5- ABERNETHY WAY m m 3 N N2 �A �B m 1 2- 3 N � 4 � 13 14 BCP 3346 LMP 31 9 BCP 2 5644 BCP 13346 CP 1334 10 9 r°9 c y 5 `g PARK 12 8 BCP 13346 2298 �` 12180 6 8 '2753 r 10 26 9 27 ��S 12155 12160 7 12145 12150 28 10 �n 25 36 6 0 `�� 12135 12140 12242 A RP 8440 12224 j� - 12162 1 5 27Q� y�. �2 2 12 c+1 24 29 in CD 12155 3 72 gee / a 12125 °- 4 S 1/2 8 ' . 4 �01 `L 13 \ � 23 m 12130 0 M m 12141 n' 2'2y ayc'2 14 LIMP 13 12113 N 12120 °- 5 ,2s 15 vie 18 19 20 22 31 12727 12152 PP098 16 17 R° 12105 z110 N 1/2 7 rn m 21 32 8 12142 S 1/2 7 121 AVE. 12126 BCP 46754 v � Rem N 1/26 Subject Property 1 d 12112 'PP097 12087112115 5 P 82308 3 N 12084 12079 Rem 1 r 2 4 0 92 12077 a Rem Pd. 'A' 1 12074 0 1zas7 3 LIMP 30402 12040 P 57747 20 14 Rem 21 0- I I I Rem 2 m P 88032 o � � N N LIMP 30401 7 P 86310 DEWDNEY TRUNK Cit f Pitt J j Mea ows i 12087-240 St _I 'i a CORPORATION OF ! THE DISTRICT OF N �� District of — -- n MAPLE RIDGE Langley PLANNING DEPARTMENT DATE: Sep 21, 2011 2011-045-RZ BY: JV SCALE 1:2,500 — FRASER'R :_ . �; LID CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6862-2011 A Bylaw to amend Schedule "A" forming part of the Official Community Plan Bylaw No.6425-2006 as amended WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed desirable to amend Schedule "A" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: I. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 6862-2011." 2. That parcel or tract of land and premises known and described as: North Half Lot 6 Section 21 Township 12 New Westminster District Plan 2512 Except Plans 18013 and BCP46754. to add R-2 to Appendix C, Zoning Matrix, in the Urban Residential designation. S. Maple Ridge Official Community Plan Bylaw No.6425-2006 as amended is hereby amended accordingly. READ A FIRST TIME the day of A.D. 20 . READ A SECOND TIME the day of , A.D. 20 PUBLIC HEARING HELD the day of , A.D. 20 READ A THIRD TIME the day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of A.D. 20 PRESIDING MEMBER CORPORATE OFFICER L� 1 CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO, 6828 - 2011 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 -1985 as amended. WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6828 - 2011." 2. That PART 3 BASIC PROVISIONS, SECTION 302 ZONES (1) is amended by inserting the following between "R-1 Residential District" and "R-3 Special Amenity Residential District" R-2 Urban Residential District 3. Amend Schedule "D" Minimum Lot Area and Dimensions by the addition of the following; "R-2 see section 601B" after "R-1 12m 24m 371m2" 4, Amend PART 6 RESIDENTIAL ZONES, SECTION 601, ONE FAMILY AND TWO FAMILY RESIDENTIAL ZONES (R-1, RS-1, RS-1a, RS-1b, SRS, RS-1c, RS-1d, RS-2, RS-3, RT-1, RE) by the deletion of the section in its entirety and replacement with the following: 601 ONE FAMILY AND TWO FAMILY RESIDENTIAL ZONES (R-1, R-2, R-3 RS-1, RS-1a, RS-1b, SRS, RS-1c, RS-1d, RS-2, RS-3, RT-1, RE, CD-1-93) A. PERMITTED USES OF LAND, BUILDINGS AND STRUCTURES Subject to the regulations of Section 401, 402 and 601B, the following uses and no others shall be permitted in the zone indicated: USE ZONE IN WHICH USE IS PERMITTED R-1 R-2 R-3 RS-1 RS-1a RS-1b RS-1c RS-1d RS-2 RS-3 RT-1 SRS RE CD-1- 93 Agriculture V, ,r One Family Residential '� Two Family Residential Boarding ./ J J J ,/ V/ Accessory Residential J f f / '� '� J '� J J J Accessory Home +/ J J J J ,i ,/ J J r/ ,/ J Occupation Accessory Off - Street Parking J '� ✓ J J f 'r f v Accessory Employee Residential Accessory Produce Sales Elderly Citizens Residential / Temporary Residential (subject to f .� J J f J +� ✓ J ✓ ✓ J Section 402) Rental Stable J Temporary Tourist Accomodation Secondary Suite +/ J J ✓ J J ^/ J Residential Hobby Kennel Neighbourhood Daycare J J J J J J J J J Detached Garden Suite J J J J J J J Use (subject to Section 402) Page 2 5. That PART 6 RESIDENTIAL ZONES is amended by inserting the following after Section 601A "CD-1-93 Amenity Residential District". 6016 R-2 Urban Residential District A. PERMITTED USES Subject to the regulations of Section 401 and Section 601, the following uses and no others shall be permitted in the R-2 zone. 1. One Family Residential (limited to one per lot) 2. Boarding Use (Sec. 401 & 601) 3. Accessory Residential Use 4. Accessory Home Occupation Use (Sec. 401) 5. Accessory Off Street Parking Use 6. Temporary Residential Use (subject to Section 402) B. DENSITY 1. All buildings and structures shall not exceed a lot coverage of 50%; 2. Buildings and structures for Accessory Residential Use shall not exceed a lot coverage of 1 2% C. AREA AND DIMENSIONS 1. Lot Area a) No person shall create a lot which is less than 315 m2 in area. 2. Lot Dimensions a) Width: With lane access: No person shall create an interior lot which is less than 9.2 metres in width measured at a distance of 7.5 metres from the front property line. No person shall create an exterior lot which borders either a street or lane on 2 sides, one of which is a side lot line which is less than 13.2m in width measured at a distance of 7.5 metres from the front property line. ii Without lane access: No person shall create an interior lot which is less than 10.5 m in width measured at a distance 7.5 metres from the front property line. No person shall create an exterior lot which borders either a street or lane on 2 sides, one of which is a side lot line which is less than 13.5 metres in width measured at a distance of 7.5 metres from the front property line. b) Depth: No person shall create a lot which, is less than 27 metres in depth. Page 3 D. YARD REQUIREMENTS a) Regulations for the size, shape and siting of buildings and structures shall be: 1. For lots with a rear lane, shall be sited not less than: a) 3.0 metres from the front lot line; b) 13.0 metres from the rear lot line; c) 1.2 metres from the interior lot line; d) 3.0 metres from an exterior side lot line; 2. For lots with no rear lane, shall be sited not less than: a) 3.0 metres from the front lot line except that the distance to the garage shall not be less than 5.5 metres; b) 8.0 metres from the rear lot line; c) 1.2 metres from the interior lot line; d) 3.0 metres from the exterior lot line. b) Buildings and Structures for Accessory Residential Use and Accessory Off -Street Parking Use shall be sited not less than: i) 1.0 metres from the rear lot line; ii) 0.45 metres from an interior side lot line provided that a minimum setback of 2 m is maintained for the other side yard; iii) 2.0 metres from an exterior side yard; iv) 11.0 metres from a front lot line; v) 4.5 metres from a principal use measured from the face of any chimney, bay window, hutch or nook permitted elsewhere in this bylaw. E. HEIGHT 1. All buildings and structures for one family residential use shall not exceed a height of 9.75 metres nor 2 storeys in height. 2. All buildings used for accessory residential use and/or accessory off street parking use shall not exceed a height of 4.9 metres. F. OTHER REGULATIONS: 1. Access Vehicular access for lots backing on a Municipal lane will be restricted to the lane. G. Off Street Parking spaces shall be provided in accordance with "Maple Ridge Off Street Parking and Loading Bylaw No. 4350-1990." H. A residential use shall be permitted only if the site is serviced to the standard set out in Maple Ridge Subdivision and Development Servicing Bylaw No. 4800 - 1993 as amended. Page 4 6. That parcel or tract of land and premises known and described as: North Half of Lot 6 Section 21 Township 12 New Westminster District Plan 2512 Except Plans 18013 and BCP46754 and outlined in heavy black line on Map No. 1522 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to R-1 (Residential District), R-2 (Urban Residential District). 7. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 14t" day of June, A.D. 2011. READ a second time the day of A.D. 20 . PUBLIC HEARING held the day of A.D. 20 . READ a third time the day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of A.D. 20 . PRESIDING MEMBER CORPORATE OFFICER Page 5 1 2 3 4 2 A B14 13 C BCP 13346 29 BCP�5644 BCP13346 a m P 1334 c -� 10 3T w w 5 PARK 12 H v M 7 � BCP 13346 N 6 1 8 26 27 $ 7 2 10 25 28 6 11 29 3 5 y< 12 24 m m ,4,3 ~n a 4 4 13 23 m 30 M m 14 w 5 is 8P 19 20 22 31 16 17 21 Ci:] 6 121 AVE. LM�'31029 BCP 46754 P 2512 Rem Pcl. 'A' L MP 30402 P 82308 f 3 Rem 1 0 2 m a f P 57747 BCP 28926(lease) 14 S 1 /2 8 M a `PP098 N 1/2 7 S 1/2 7 5 a PP097 5 4 a 3 20 m m rn N RW 30273 a r7 Rem 21 MAPLE RIDGE ZONE AMENDING Bylaw No. 6828-2011 Map No. 1522 From: RS-3 (One Family Rural Residential) To: R-1 (Residential District) ® R-2 (Urban Residential District) BCPa P1 Rem 2 N SCALE 1:2,500 ltf ' \ \ $.\ b 7� I \ � ƒ � { \ © \� / -C3 %a & �e § n»® 2 �9 �\\ z 2\ -NEl 2o5r Stew j2E !E 2 ® ,;--\c e §