Report for City Council September 10, 2008 meeting by bWgKuFy

VIEWS: 3 PAGES: 23

									                                          Bylaw 14978

                           A Bylaw to amend Bylaw 11777, as amended,
                              Edmonton Municipal Development Plan

       WHEREAS on August 31, 1998, City Council passed Bylaw 11777, as amended, being a
Bylaw to adopt the Edmonton Municipal Development Plan; and

       WHEREAS Council has amended the Edmonton Municipal Development Plan through the
passage of Bylaw 11893, 12531, 13081, 13302, 13388, 13541, 13530, 13629, 13509, 13746, 13806,
14078, 14458, 14672, 14678, 14675, 14837 and 14906; and

       WHEREAS the Municipal Council of the City of Edmonton now deems it in the public interest
to further amend the Edmonton Municipal Development Plan;

       NOW THEREFORE after due compliance with the relevant provisions of the Municipal
Government Act RSA 2000, ch. M-26, as amended, the Municipal Council of the City of Edmonton
duly assembled enacts as follows:

   1. Bylaw 11777, as amended, the Edmonton Municipal Development Plan is hereby amended by:


       a)     deleting the map entitled “Bylaw 14906 Map 1 Land Development Concept Edmonton
              Municipal Development Plan” and substituting therefore the Map entitled “Bylaw
              14978 Map 1: Land Development Concept Edmonton Municipal Development Plan”
              annexed hereto as Schedule “A”.
READ a first time this                     day of                               , A. D. 2008;
READ a second time this                    day of                               , A. D. 2008;
READ a third time this                     day of                               , A. D. 2008;
SIGNED and PASSED this                     day of                               , A. D. 2008.
                                                    THE CITY OF EDMONTON


                                                    ____________________________________
                                                    MAYOR


                                                    ____________________________________
                                                    CITY CLERK
                 2/2
                       SCHEDULE “A”
14978_SchA.pdf
                                                          ATTACHMENT 2
                                                          BYLAW 14978
                                                          BYLAW 14979
                                                          BYLAW 14980
                                                          FILE: LDA06-0036
                                                          BYLAW 14981
                                                          FILE: LDA08-0032
                                                          CHARLESWORTH

DESCRIPTION:   AMENDMENT TO THE EDMONTON MUNICIPAL
               DEVELOPMENT PLAN

               AMENDMENT TO THE SOUTHEAST AREA STRUCTURE
               PLAN

               AMENDMENT TO THE CHARLESWORTH
               NEIGHBOURHOOD STRUCTURE PLAN

               ZONING BYLAW AMENDMENT from (AG) Agricultural Zone
               to (DC2) Site Specific Development Control Provision;
               CHARLESWORTH

LOCATION:      Located north of Ellerslie Road SW and east of 50 Street SW

LEGAL
DESCRIPTION:   A portion of SW 25-51-24-4 and Block 2, Plan 2941S

APPLICANT:     Stantec Consulting (Om Joshi)
               10160 – 112 Street
               Edmonton, AB T5K 2L6

OWNERS:        Asset Management & Public Works
               City of Edmonton
               Century Place, 19th Floor, 9803-102A Ave
               Edmonton, AB T5J 3A3

               The Sikh Federation of Edmonton
               P.O. Box 11897 Stn. Main
               Edmonton
               Alberta T5J 3L1

               Gurdwara Siri Guru Singh Sabha Society, Edmonton, Alberta
               4504 Mill Woods Road South
               Edmonton, Alberta T6L 3J4




                                1
BYLAW 14978
BYLAW 14979
BYLAW 14980
FILE: LDA06-0036
BYLAW 14981
FILE: LDA08-0032
CHARLESWORTH

ACCEPTANCE OF
APPLICATION:       July 10, 2006

EXISTING
DEVELOPMENT:       Vacant (previously used as the Strathcona Shooting Range)
                   _______________________________________________________

PLANNING AND
DEVELOPMENT
DEPARTMENT’S
RECOMMENDATION:    That Bylaw 14978 to amend Edmonton Municipal Development
                   Plan be APPROVED.

                   That Bylaw 14979 to amend the Southeast Area Structure Plan be
                   APPROVED.

                   That Bylaw 14980 to amend the Charlesworth Neighbourhood
                   Structure Plan be APPROVED.

                   That Bylaw 14981 to amend the Zoning Bylaw from (AG)
                   Agricultural Zone to (DC2) Site Specific Development Control
                   Provision be APPROVED.




                                    2
                                                                         BYLAW 14978
                                                                         BYLAW 14979
                                                                         BYLAW 14980
                                                                         FILE: LDA06-0036
                                                                         BYLAW 14981
                                                                         FILE: LDA08-0032
                                                                         CHARLESWORTH

DISCUSSION

1.   The Application

     This report addresses four proposed planning bylaws.

     Bylaw 14978 proposes to amend the Edmonton Municipal Development Plan (Plan
     Edmonton) by re-designating the site from Agricultural Area to Business and
     Employment Area.

     Bylaws 14979 and 14980 propose to extend the northeast boundary of the Southeast ASP
     and the east boundary of the Charlesworth NSP respectively to include an additional
     67.20 ha of land and designate it as City Level Park (approximately 47 ha), Stormwater
     Facilities (approximately 7 ha) and Institutional/City Level Park (approximately 8 ha) to
     accommodate recreation, stormwater management and institutional uses.

     Bylaw 14981 proposes to amend the Zoning Bylaw from (AG) to (DC2). The proposed
     DC2 provision will provide for an area of public land for recreational uses (MTRS),
     stormwater management, conservation of a natural area and remediation of contaminated
     portions of the site.

     The City of Edmonton’s Asset Management and Public Works intends to develop the
     City Level Park into a multi-sport tournament and recreation site (MTRS) for active and
     passive community recreation. Development of the MTRS will include approximately 3
     rugby fields, 14 soccer fields and 8 slow-pitch diamonds as well as clubhouses and
     associated facilities. All parking requirements will be accommodated onsite. When
     developed, the site will be open for both for public and private functions and will be
     administered by the Nor’Wester Athletic Association (NWAA), Edmonton Minor Soccer
     Association (EMSA), Knights of Columbus Trojan Soccer Association (KC Trojans) and
     Southwest United Sports Club (SWU) referred to as Club Soccer, and Oil City Slo-Pitch
     (OCS).

     The MTRS will also be developed with four storm ponds. The storm ponds have been
     located on the basis of the natural drainage patterns of the site. In addition to its primary
     function of stormwater retention, these facilities will provide passive recreation
     opportunities.

     The lands designated Institutional/City Level Park will allow for the development of
     primarily institutional uses such as churches and schools and the possible expansion of
     the City level park (MTRS). In addition, uses ancillary to the primary institutional uses
     such as seniors housing, funeral home/crematorium and a limited opportunity for
     commercial development may be permitted.

                                               3
BYLAW 14978
BYLAW 14979
BYLAW 14980
FILE: LDA06-0036
BYLAW 14981
FILE: LDA08-0032
CHARLESWORTH

     Bylaw 14981 proposes to amend the Zoning Bylaw from (AG) Agricultural Zone to
     (DC2) Site Specific Development Control Provision. The proposed DC2 provision will
     provide for public recreational uses, stormwater retention, conservation and management
     of a natural area and remediation of contaminated portions of the site. The City-owned
     portion of the site was used as a shooting range for over three decades, the Strathcona
     Shooting Range, and the privately owned site is vacant.

2.   Site and Surrounding Area

     The approximately 67 ha site is located north of Ellerslie Road SW and east of 50 Street
     SW in Edmonton’s Rural South East. The site is further divided into two parcels: one,
     totalling 56 ha, which is the City-owned land and the other, approximately 8 ha, is owned
     by the Sikh Federation and the Gurdwara Siri Guru Singh Sabha Society.

     North of the site is the Transportation Utility Corridor (TUC) and beyond that, the
     Crawford Plains Neighbourhood within Mill Woods. To the east are lands zoned (AG),
     being used as agricultural land and a golf course. To the south, across Ellerslie Road, are
     lands zoned (AG), accommodating agricultural and country residential uses. West of the
     site, across 50 Street are a mix of medium density residential, commercial and religious
     assembly uses, which are part of the Charlesworth Neighbourhood.

     A natural area, SE 132, was identified in the southeast corner of the site through the City
     of Edmonton’s Inventory of Environmentally Sensitive and Significant Natural Areas
     (1993). The Province of Alberta has expressed interest in claiming ownership of the
     natural area and in the future the natural area will be subdivided and ownership
     transferred to the Province.




                     View of site looking north from Ellerslie Road and east of 50 Street.




                                                   4
                                                                                BYLAW 14978
                                                                                BYLAW 14979
                                                                                BYLAW 14980
                                                                                FILE: LDA06-0036
                                                                                BYLAW 14981
                                                                                FILE: LDA08-0032
                                                                                CHARLESWORTH




                View within the site looking south west towards 50 Street and Ellerslie Road.
ANALYSIS

1.   Compliance with Approved Plans and Land Use Compatibility

     Edmonton Municipal Development Plan (Plan Edmonton)

     The proposal supports Plan Edmonton policies to:
         incorporate the protection of natural areas in planning for communities, for the
            ecological, recreational, educational, economic and health benefits they provide;
         place a high priority on the effective and efficient use land;
         work pro-actively with the Provincial Government to ensure that Crown interests
            in water bodies are addressed prior to development;
         ensure access to recreational opportunities and open spaces;
         provide opportunities for individual and community recreation by maintaining
            and developing public parks, open space and recreation facilities;
         consider environmental impact as a factor in the decision-making process for
            land, transportation and infrastructure development; and
         require, through the development approval process, the remediation and
            management of contaminated sites so that sites are suitable for their intended
            uses.

     The lands are proposed to be designated Business and Employment Area in Plan
     Edmonton which is consistent with the recommendations proposed in the new (draft)
     Municipal Development Plan for potential industrial development east of the site within
     the remaining rural south east. City level park sites are also appropriately located in
     Business and Employment Areas because of the volume of traffic the site generates,
     noise, programming (i.e. major events) and operating times. Business and Employment
     designation would also allow institutional uses such as churches and temples.


                                                  5
BYLAW 14978
BYLAW 14979
BYLAW 14980
FILE: LDA06-0036
BYLAW 14981
FILE: LDA08-0032
CHARLESWORTH

     Urban Parks Management Plan

     The proposal supports the following Urban Parks Management Plan’s principles:
         preserve natural capital, including the completion of a Natural Site Assessment
            and Natural Area Management Plan for natural areas;
         adopt an ecologically based park design, construction and maintenance, including
            accommodating surface drainage on site and minimizing the use of mechanical
            drainage where possible;
         provide diverse landscape opportunities and experiences, including active and
            passive recreation experiences; and
         work with sport communities to identify and manage sport needs on an ongoing
            basis.

     Southeast Area Structure Plan (ASP)

     The proposal supports the following Southeast ASP principles:
         preserve and enhance natural areas and open spaces;
         provision of pedestrian access and connectivity via universal design, integrated
            multi-use trails, linkages and corridors;
         creation of an integrated network of parks, multi-use trails and / or connections
            that encourage pedestrian connectivity, social interaction and healthy lifestyle;
         incorporate existing natural features in the design of neighbourhoods; and
         encourage sharing of common infrastructure and opportunities to enhance the
            place-making role of free-standing school / park sites and facilities as community
            focal points

     Charlesworth Neighbourhood Structure Plan (NSP)

     The proposal supports the following Charlesworth NSP intents:
         preserve and enhance natural areas, where feasible, by integrating them with
            urban development and open spaces;
         incorporate natural areas with compatible land uses such as naturalized storm
            ponds, park sites or adjacent housing where possible;
         encourage naturalized landscaping on public and private lands to minimize
            environmental and economic costs associated with their maintenance;
         accommodate the safe and nuisance-free operation of existing utility rights-of-
            way and integrate pipeline corridors into the development concept as walkways
            and open space linkages where feasible; and
         facilitate the integration of existing and proposed religious assembly
            developments within the Plan area


                                             6
                                                                         BYLAW 14978
                                                                         BYLAW 14979
                                                                         BYLAW 14980
                                                                         FILE: LDA06-0036
                                                                         BYLAW 14981
                                                                         FILE: LDA08-0032
                                                                         CHARLESWORTH

     The proposed amendments and resulting development are compatible with surrounding
     uses. The site is situated on the periphery of the neighbourhood and separated by major
     roadways. The site will be within walking distance of transit service. The site’s location
     is also on two major roadways (Ellerslie Road and 50 Street SW) and in proximity to
     Anthony Henday Drive, providing good City-wide and regional access.

2.   Smart Choices

     The proposal contributes moderately to the Smart Choices Initiatives of Walkability and
     Urban Design. The Smart Choices Initiatives of Transit-Oriented Development,
     Neighbourhood Reinvestment, Residential Infill and the Redevelopment of Older
     Commercial and Industrial Lands are not applicable/relevant to the application.

     It is not possible to fully assess the proposed development in terms of Smart Choices
     Initiatives due to the limited submission requirements for these proposals as it relates to
     the Smart Choices features. This application represents a small portion of an overall
     approved Plan area, which may score differently in Smart Choices Initiatives under a
     comprehensive evaluation.

3.   Transportation and Utilities

     The Transportation Department made the following advisements:

           If the proposed ASP amendment does receive approval, the Arterial Roads for
            Assessment Bylaw (#14380) will also require an update in order to maintain
            consistency with the new boundary of the Southeast Area Structure Plan and the
            Southeast Ellerslie Assessment Basin.
           There is a need to widen 50 Street and Ellerslie Road to four lane divided
            roadways to support continued development. The Transportation Department
            previously requested area developers to enter into a Memorandum of
            Understanding (MOU) to assist coordinating developers in completing these
            immediate requirements. While agreements have not been signed yet, there are
            several applications in circulation that will have the condition to complete these
            roadways.
           The development of the Multi Tournament Site will require the City to participate
            in construction of adjacent arterial roadways. Funding has been included in the
            current project budget to accommodate a portion of 50 Street construction, which
            will be coordinated with Area Developers.

     All other affected City Departments and utility agencies have no outstanding concerns
     regarding these bylaws.


                                               7
BYLAW 14978
BYLAW 14979
BYLAW 14980
FILE: LDA06-0036
BYLAW 14981
FILE: LDA08-0032
CHARLESWORTH

4.   Environmental

     A Phase I and II Environmental Site Assessment (ESA) were completed for SW¼ 25-51-
     24-W4 and identified environmental concerns such as lead contamination in the soil from
     the site’s previous use as a shooting range. A Phase III ESA (site remediation) is being
     completed and contaminated portions of the site are expected to be fully remediated by
     the summer of 2008. The proposed DC2 Provision (Bylaw 14981) ensures that no
     development will occur on contaminated lands until clean up of these lands has been
     verified by City of Edmonton Environmental Planners as well as the Capital Health
     Authority and Alberta Environment.

     A Phase I ESA for Block 2, Plan 2941RS must be completed prior to rezoning.

5.   Surrounding Property Owners’ Concerns

     The Planning and Development Department sent a letter of notice for this proposal to 111
     surrounding property owners within 120 m of the site, and to the Southwood and Ellerslie
     community leagues on January 30, 2008. The letter also invited recipients to a public
     meeting that was held on February 12, 2008. The public meeting was hosted by the
     Planning and Development Department and was attended by 14 residents.

     The respondents and public meeting attendees were generally supportive of the
     application and inquired about the following:

           the degree to which traffic would be affected;
           the infrastructure needed to serve the site;
           composition of the sports fields;
           public access to the sports facilities;
           staging and nature of development of the site;
           future of 50 Street;
           funding; and
           development potential of the land to the east.

     The Planning and Development Department answered these inquiries and there are no
     known outstanding public concerns.




                                             8
                                                                      BYLAW 14978
                                                                      BYLAW 14979
                                                                      BYLAW 14980
                                                                      FILE: LDA06-0036
                                                                      BYLAW 14981
                                                                      FILE: LDA08-0032
                                                                      CHARLESWORTH


6.    Intermunicipal Review

      The proposed amendments for Plan Edmonton, the Southeast ASP and Charlesworth
      NSP were circulated to 7 adjacent municipalities including the Cities of St. Albert and
      Fort Saskatchewan, Leduc, Parkland, Strathcona and Sturgeon Counties and the Town of
      Beaumont. Two responses have been received, a supportive response from the Town of
      Beaumont and a response of “no comment” from Strathcona County.


JUSTIFICATION

The Planning and Development Department recommends that Bylaws 14978, 14979, 14980 and
14981 be APPROVED on the basis that the applications conform to Plan Edmonton and other
related policies, are compatible with surrounding development and meet the technical
requirements of the affected City Departments and utility agencies.

ATTACHMENTS

2a    Approved Land Use and Population Statistics Southeast Area Structure Plan – Bylaw
      14824
2b    Proposed Land Use and Population Statistics Southeast Area Structure Plan – Bylaw
      14978
2c    Approved Land Use and Population Statistics Charlesworth Neighbourhood Structure
      Plan – Bylaw 14825
2d    Proposed Land Use and Population Statistics Charlesworth Neighbourhood Structure
      Plan - Bylaw 14979
2e    Approved Edmonton Municipal Development Plan - Bylaw 14906
2f    Proposed Edmonton Municipal Development Plan - Bylaw 14978
2g    Approved Southeast Area Structure Plan – Bylaw 14824
2h    Proposed Southeast Area Structure Plan – Bylaw 14979
2i    Approved Charlesworth Neighbourhood Structure Plan – Bylaw 14825
2j    Proposed Charlesworth Neighbourhood Structure Plan – Bylaw 14980
2k    Surrounding Land Use Zone Map
2l    Proposed Zoning – Bylaw 14981



Written by: James Bryndza
Approved by: Erik Backstrom
Planning and Development Department
August 5, 2008

                                             9
                                                                                     ATTACHMENT 2a


                                   TABLE 1
                       SOUTHEAST AREA STRUCTURE PLAN
                 APPROVED LAND USE AND POPULATION STATISTICS
                                 BYLAW 14824

                                                                       Area (ha)            % of GDA

Gross Area                                                                  664.40
      Arterial Roadways                                                     21.67
      Pipeline Right-of-Ways                                                 6.64
      Existing Ellerslie Campus Schools                                      8.78

Gross Developable Area                                                      627.31             100.0

Commercial                                                                   42.29               6.8
Existing Religious Assembly Parcels                                           3.64               0.6
Municipal Reserve Parks and Schools                                          50.77               8.1
Stormwater Management Facilities                                             36.82               5.9
Circulation                                                                 101.47              16.2
Transit Centre                                                                1.24               0.2
Park and Ride Facility                                                        4.19               0.7

Total                                                                       240.42              38.5

Net Residential Area                                                        386.89              61.5

                                                               % of             People
                         Area      Units/                      Total            / Unit
                         (ha)       ha               Units     Units                        Population

Low Density            309.13             22     6,801               61.4            3.45   23,463
Residential
Medium Density          75.59             50     3,780               34.1            2.87   10,848
Residential
High Density             2.17           225          488              4.4            1.43      698
Residential

Total Residential      386.89                    11,069         100.00                      35,009

Gross Developable Population Density:           50.8 persons per gross hectare
Net Population Density:                         90.4 persons per net residential hectare
Net Residential Unit Density:                   28.60 residential units per hectare
LD / MDR / HDR Ratio:                           61% / 34% / 5%

Student Generation Statistics
Level                    Public           Separate           Total
Grades K-8                4,709             1,570            6,279
Grades 9-12               1,831               610            2,442
Total                     6,541             2,180            8,721
                                                                                     ATTACHMENT 2b


                                   TABLE 2
                       SOUTHEAST AREA STRUCTURE PLAN
                 PROPOSED LAND USE AND POPULATION STATISTICS
                                 BYLAW 14979

                                                                       Area (ha)            % of GDA

Gross Area                                                                  731.60
      Arterial Roadways                                                     24.78
      Pipeline Right-of-Ways                                                 9.33
      Existing Ellerslie Campus Schools                                      8.78

Gross Developable Area                                                      688.71             100.0

Commercial                                                                   42.29               6.1
Existing Religious Assembly Parcels                                           3.64               0.5
Municipal Reserve Parks and Schools                                          50.77              87.5
City Level Park                                                              46.61               6.8
Institutional/City Level Park                                                 7.95               1.2
Stormwater Management Facilities                                             43.66               6.3
Circulation                                                                 101.47              14.7
Transit Centre                                                                1.24               0.2
Park and Ride Facility                                                        4.19               0.6

Total                                                                       301.82              43.8

Net Residential Area                                                        386.89              56.2

                                                               % of             People
                         Area         Units/                   Total            / Unit
                         (ha)          ha            Units     Units                        Population

Low Density            309.13             22     6,801               61.4            3.45   23,463
Residential
Medium Density          75.59             50     3,780               34.1            2.87   10,848
Residential
High Density              2.17          225          488              4.4            1.43      698
Residential

Total Residential       386.89                   11,069         100.00                      35,009

Gross Developable Population Density:           55.7 persons per gross hectare
Net Population Density:                         90.4 persons per net residential hectare
Net Residential Unit Density:                   28.60 residential units per hectare
LD / MDR / HDR Ratio:                           61% / 34% / 5%

Student Generation Statistics
Level                        Public       Separate           Total
Grades K-8                    4,709         1,570            6,279
Grades 9-12                   1,831           610            2,442
Total                         6,541         2,180            8,721
                                                                                   ATTACHMENT 2c

                                       TABLE 3
                    CHARLESWORTH NEIGHBOURHOOD STRUCTURE PLAN
                     APPROVED LAND USE AND POPULATION STATISTICS
                                     BYLAW 14825

                                                                     Area (ha)               % of GDA

Gross Area                                                              129.96
      Arterial Roadways                                                   4.95
      Pipeline Right-of-Ways                                              0.40
      Existing Ellerslie Campus Schools                                   8.78

Gross Developable Area                                                  115.13                 100.00

Community Commercial                                                     13.97                  12.3
Neighbourhood Commercial                                                  2.56                   2.2
Existing Religious Assembly Parcels                                       3.64                   3.2
Municipal Reserve Parks                                                   7.40                   6.5
Stormwater Management Facilities                                          9.27                   8.1
Circulation                                                              17.09                  15.0

Total                                                                    53.93                  47.34

Total Non-Residential                                                    61.20                  52.66

                                                                     % of
                                 Area        Units/                  Total        People
                                 (ha)         ha         Units       Units        / Unit     Population

Low Density Residential         46.63           18      839             47.7          3.45     2,895
Medium Density Residential      13.48           50      674             38.3          2.87     1,934
High Density Residential         1.09          225      245             13.9          1.43       351


Total Residential                61.20                  1,758          100.0                   5,180

Gross Developable Population Density:           45.0 persons per gross hectare
Net Population Density:                         84.6 persons per net residential hectare
Net Residential Unit Density:                   28.7 residential units per hectare
LD / MDR / HDR Ratio:                           48% / 38% / 14%

Student Generation Statistics
Level                        Public       Separate          Total
Grades K-8                     703            234             938
Grades 9-12                    273             91             365
Total                          977            326           1,302
                                                                                  ATTACHMENT 2d

                                       TABLE 4
                    CHARLESWORTH NEIGHBOURHOOD STRUCTURE PLAN
                     PROPOSED LAND USE AND POPULATION STATISTICS
                                     BYLAW 14980

                                                                     Area (ha)               % of GDA

Gross Area                                                              197.16
      Arterial Roadways                                                   8.06
      Pipeline Right-of-Ways                                              3.09
      Existing Ellerslie Campus Schools                                   8.78

Gross Developable Area                                                  177.23                 100.00

Community Commercial                                                     13.97                   7.9
Neighbourhood Commercial                                                  2.56                   1.4
Existing Religious Assembly Parcels                                       3.64                   2.1
Municipal Reserve Parks                                                   7.40                   4.2
City Level Park                                                          46.61                  26.3
Institutional/City Level Park                                             7.95                   4.5
Stormwater Management Facilities                                         16.11                   9.1
Circulation                                                              17.09                   9.6

Total                                                                   115.33                  65.07

Total Non-Residential                                                    61.90                  34.93

                                                                     % of
                                 Area        Units/                  Total        People
                                 (ha)         ha         Units       Units        / Unit     Population

Low Density Residential         47.33           18      852             48.1          3.45     2,939
Medium Density Residential      13.48           50      674             38.1          2.87     1,934
High Density Residential         1.09          225      245             13.8          1.43       351


Total Residential                61.90                  1,771          100.0                   5,224

Gross Developable Population Density:           29.5 persons per gross hectare
Net Population Density:                         84.4 persons per net residential hectare
Net Residential Unit Density:                   28.6residential units per hectare
LD / MDR / HDR Ratio:                           48% / 38% / 14%

Student Generation Statistics
Level                        Public       Separate          Total
Grades K-8                     703            234             937
Grades 9-12                    273             91             364
Total                          976            325           1,301
                  ATTACHMENT 2e

14978_Att2e.pdf
                  ATTACHMENT 2f

14978_Att2f.pdf
                  ATTACHMENT 2g

14978_Att2g.pdf
                  ATTACHMENT 2h

14978_Att2h.pdf
                  ATTACHMENT 2i

14978_Att2i.pdf
                  ATTACHMENT 2j

14978_Att2j.pdf
                  ATTACHMENT 2k

14978_Att2k.pdf
                  ATTACHMENT 2l

14978_Att2l.pdf

								
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