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1547-05 05 ASP 004 - Jackson Light IndustrialCOUNTY OF NEWELL NO. 4 BYLAW NO. 1547-05 October 6, 2005 Nov. 10, 2005 Nov. 10, 2005 A BYLAW OF THE COUNTY OF NEWELL N0.4, IN THE PROVINCE OF ALBERTA, TO ADOPT AN AREA STRUCTURE PLAN FOR ± 24.75 HA (61.16 AC) WITHIN PT. NW 36-18-15-W4. THIS IS TO BE KNOWN AS JACKSON LIGHT INDUSTRIAL DEVELOPMENT AREA STRUCTURE PLAN. WHEREAS Council proposals to establish a framework for the orderly subdivision and development of ± 24.75 ha (61.16 ac) within Pt. NW 36-18- 15-W4 located 0.8 km west of the City of Brooks. AND WHEREAS this Plan will identify existing development and will outline the procedures and conditions under which subdivision and development will be allowed to proceed. AND WHEREAS the Area Structure Plan will establish the County Of Newell's planning policies for this area which will be used by the land owners as well as other Government and Municipal agencies and utility companies in the formulation of their plans and priorities for development. NOW THEREFORE be it resolved that this Bylaw receive first reading and that the necessary Public Hearing be held to hear comments on this Plan. Further be it resolved that this Bylaw receive second and third reading after the Public Hearing and that this Bylaw take effect on final passing of the Bylaw. Moved by Councillor Vermeeren that Bylaw 1547-05 receive first reading. Moved by Gouncillor Vermeeren that Bylaw 1547-05 receive second reading. Moved by Councillor Nesbitt that Bylaw 1547-05 receive third and final reading. ~ ..~_ eeve County Administrator Jackson Light Industrial Development Area Structure Plan August 2005 Strom and Associates Ltd. 6. Transportation Page 6.1 Roadways ..................................................................................................................11 6.2 Transportation Impact Assessment ............................................................................11 6.3 Alberta Infrastructure and Transportation's Land Acquisition and Development Setbacks ..............................................................................................11 6.4 Compatible with the Adjacent Provincial Highway System .....................................11 7. Servicing and Utilities 7.1 Water Supply and Distribution ..................................................................................12 7.2 Sanitary Servicing and Wastewater Collection .........................................................12 7.3 Storm Water Management .........................................................................................12 7.4 Electrical Service .......................................................................................................12 7.5 Natural Gas ................................................................................................................12 7.6 Telephone .................................................................................................................12 8. Community Services 8.1 Police Services ................................................... ........................................................13 8.2 Fire Protection .................................................... ........................................................13 13 8.3 Emergency Medical Services ............................. ........................................................ 13 8.4 Solid Waste Services .......................................... ........................................................ 9. Implementing the Area Structure Plan 9.1 Progress of Development ...........................................................................................14 9.2 Development Controls ...............................................................................................14 9.3 Population Projection (ii) Appendix List of Figures 1. Location Plan 2. Existing Conditions Plan 3. Concept Plan 4. Storm Water Management Plan r"- !~ (iii) 1. Introduction 1.1 County of Newell No.4 (the County) Hierarchy of Area Structure Plans (A.S.P.'s) As per the County's Municipal Development Plan (M.D.P.) there are three levels of Area Structure Plans recognized. These are: 1) Outline Plan 2) Enhanced Outline Plan 3) Concept Plan The Jackson Light Industrial A.S.P. is a Concept Plan as defined in the M.D.P.. Section 9 -Area Structure Plans states under Policy 9.1.3:- "CONCEPT PLAN -The Concept Plan is recognized as the most detailed area structure plan by the County. This will include all elements required by the Municipal Government Act in specific detail and will also include the following: a. future land use scenario including lot design and configuration, parcel size, on and off site visual impacts, open space connections, service strategies and compatibility with adjacent land use; b. a scenario for the integration of the proposed development with existing and adjacent developments including the preservation of existing sight-lines; c. development phasing illustrating full build-out; d. any and all constraints to development including, but not limited to, topography, environmentally-sensitive areas as determined by a biophysical inventory, archeological or historical sites; e. the availability or possibility or extension of water or sewer services to the proposed development, and how this maybe accommodated through adequate rights-of -way, if required; f. adequate soil, groundwater and percolation testing and evaluation when the developer proposes private sewage disposal systems; g. architectural controls to guide structural style, building materials and structural siting; h. a Landscaping Plan; i. a Master Drainage Plan and/or Site Implementation Plan including possible alternatives for Best Management Practices for storm water management; Page 1 j. the location of municipal and environmental reserve areas, if required by the County; k. the provision of open areas for the purposes of habitat preservation, archeological or historical sites, agricultural uses or highway interface; a Traffic Impact Assessment that addresses the location of existing and future transportation networks detailing impacts on the road networks detailing traffic generation and its cumulative impacts on the road network, including necessary improvements; m. utility servicing strategies; n. population densities and projections; o. input from all directly and indirectly affected landowners within and adjacent to the conceptual scheme boundary throughout the preparation of the conceptual scheme, including a minimum of one open house for the proposal; p. the support of the proposed conceptual scheme by the majority of the affected landowners; and q. any matter deemed necessary by the County." !"` 1.2 Framework for the Jackson Light Industrial Area Structure Plan The Jackson Light Industrial Area Structure Plan has been prepared pursuant to Section 633(1) of the Municipal Government Act (MGA) and is in accordance with the requirements of the County of Newell's Municipal Development Plan and the existing Highway 542 Area Structure Plan. As required, the County of Newell and the Town of Brooks Intermunicipal Development Plan (IDP) was taken into consideration. This ASP has a greater amount of detail than the County of Newell's MDP, and is intended to act as a guide for future subdivision and development in the Jackson Light Industrial Area Structure Plan area. In accordance with Section 633(1) of the MGA, a Council may, by bylaw, adopt an Area Structure Plan as a statutory plan. 1.3 Background to the Area Structure Plan • To ensure that the review of any subdivision and/or development proposal is conducted on the basis of approved policies and guidelines for the Area Structure Plan area. • To define a land use strategy that is in conformity with the overall principles of the County of Newell's MDP, Highway 542 ASP, the Land Use Bylaw (LUB) and the Intermunicipal Development Plan (IDP). • To conform to the provisions of the MGA and the Subdivision and Development Regulation (AR 212/95 or amendments thereto) as well as other Provincial legislation or Municipal standards. ~ Page 2 1.4 The Approval Process Under Section 4.7.1 of the County of Newell's MDP, the County requires the preparation and adoption of an ASP to provide a framework for subsequent subdivision and development for areas of major highway commercial and industrial development. Further, the Highway 542 ASP, which covers an area much larger than the subject site, requires a detailed Concept plan be prepared prior to development or subdivision within the Highway 542 Area Structure Plan area. Therefore, this Jackson Light Industrial Area Structure Plan has been prepared. The proponent has retained land use planning and technical consultants to prepare and facilitate the Area Structure Plan Approval. This approval encompasses the circulation and review by municipal departments and various external approving agencies. The statutory public hearing allows for input from neighbouring land owners and other affected parties. 1.5 Plan Implementation The Jackson Light Industrial Area Structure Plan, adopted as a Bylaw in accordance with Section 633(1) of the Municipal Government Act, shall be a statutory document in the County of Newell. Pursuant to Section 629(1) of the Municipal Government Act, a Public Hearing with respect to the Bylaw is held by Council. The Jackson Light Industrial Area Structure Plan does not supersede, replace, repeal, regulate or otherwise diminish any statutory plan in effect in the Plan area, in particular the existing Highway 542 ASP. The proposed Jackson Light Industrial Area Structure Plan builds upon those policies and where not contained herein, it is assumed that they remain applicable. 1.6 Plan review and Amendment This ASP is designed to establish long term growth management in the Plan area. However, changes in the economy, social fabric and environmental conditions may alter the sequence or the relevance of the policies set forth in this ASP. It is prudent to review this document every five years or as deemed necessary by Council, to ensure it is current. Although notification to the public and the public hearings is not mandatory when amending a statutory plan, the County will provide a consultation process. 1.7 Terms In this plan: a) "CLI" means Canadian Land Inventory; b) "Council" means the Council of the County of Newell No. 4; c) "Development Approving Authority" means the approving body for development applications in the County of Newell; d) "IMDP" means the Intermunicipal Development Plan. e} "LUB" means the County of Newell No. 4 Land Use Bylaw # 1443-03; Page 3 f) "Land Use Amendment" means a change in the land use or designation; ~ g) "MDP" means a Municipal Development Plan; h) "MDS" means a Minimum Distance Separation; i) "MGA" means the Province of Alberta Municipal Government Act; j) "MPC" means the County of Newell Municipal Planning Commission; k) "Plan Area" means the Jackson Light Industrial Area Structure Plan; m) "Rare Plant Species" is any native plant that, because of its biological characteristics or because it occurs at the fringe of its range or for some other reason, exists in low numbers or in very restricted areas. n) "Subdivision Approving Authority" means the approving body for subdivisions in the County of Newell; o) "Town" means the Town of Brooks; p) "Urban Referral Area" means area surrounding an urban centre where the adjoining municipalities have determined the urban centre, as a stakeholder should be circulated all development proposals for comment. 1.8 Legislative Framework 1.8.1 The Municipal Government Act The Municipal Government Act, as amended to this date, sets out the requirements for and Area Structure Plan in Section 633(2) as follows: i'' "An Area Structure Plan (a) must describe i) the sequence of development proposed for the area, ii) the land uses proposed for the area, either generally or with respect to specific parts or the area, and iii) the density of population proposed for the area either generally or with respect of specific parts of the area, and iv) the general location of the major transportation routes and public utilities, and (b) may contain any other matters as council considers necessary." 1.8.2 The Municipal Development Plan The County of Newell Municipal Development Plan, adopted by Council, is a statutory planning document affecting land use within the municipality. The MDP establishes the development goals and objectives including the areas of residential, agricultural and industrial use. In particular, the MDP establishes a set of objectives and related policies to guide and regulate future industrial development within the County. The Subject site conforms to the goals and objectives outlined in the M.D.P. /'~ Page 4 1.8.3 The Highway 542 Area Structure Plan The Highway 542 ASP, adopted by Council, is a statutory planning document providing a framework for subdivision and development, as well as land use, for the area located around Jackson Light Industrial Area Structure Plan. Specific objectives and regulations are established for industrial development to occur in the ASP area. This ASP falls within the Highway 542 ASP and conforms to the goals and objectives found within the Highway 542 ASP. 1.8.4 The Land Use Bylaw The Land Use Bylaw of the County of Newell No.4 is the vehicle that designates the land use for the subject property including permitted and discretionary uses, lot sizes and miscellaneous site restrictions. Page 5 2 The Site 2.1 Location (See Appendix, Figure 1, Location Plan) The site is located west of the Town of Brooks within the County of Newell No. 4. The site is approximately 2.4 kilometres (1.5 miles) from the west boundary of the Town of Brooks and on the south side of Highway 542 (Cassils Road). The site is in the Urban Referral Area. 2.2 Land Ownership The current landowners are the Jackson Cattle Company. 2.3 Site Description (See Appendix, Figure 2, Existing Conditions Plan) The site is roughly rectangular with an area of 24.75+/- hectares or 61.16 acres bounded on the south by the C.P.R. tracks and an E.I.D. canal and on the north by Highway 542 (Cassils Road). The site has been used for agricultural pursuits mainly pasture and irrigation. There is an irrigation ditch going across the property. There are some low, poorly drained areas. 2.4 Natural Constraints to Development There are no significant constraints to development. ~" 2.5 Existing Land Use. Light Industrial District. 2.6 Adjacent Land Uses Agricultural and Light Industrial Districts to the west. Agricultural and Residential Districts to the east. Agricultural District to the south. Agricultural and Residential Districts to the north. ~` Page 6 3. NATURAL FEATURES 3.1 Topography and Drainage (See Appendix, Figure 2, Existing Conditions) The site is fairly flat. The site is poor pasture to not arable and has been disturbed for agricultural purposes including irrigation. The site is poorly drained with seasonal ponding and will have to be graded for development. The irrigation ditch will have to be realigned The range of elevations across the site is 3 metres or 10 feet. 3.2 Historical Resource Overview The site consists of poor pasture with some saturated salt affected soils. The disturbed nature of the site allowed for the conclusion that there is no historical significance. 3.3 Geotechnical Report Five test holes where drilled at representative locations on the site. Two of the test holes showed no topsoil at all with others showing topsoil ranging from 0.15 to 0.30 metres. All of the test holes showed mostly sandy soils 63.2% to 93.0 % with some silt and small amounts of clay. The underlying bedrock was shown to be shale at about 9.5 metres beneath the surface. Because of the high water table it was determined that conventional septic field systems could not be used. Pump out tanks will be used on the site. .~ ..~~ 3.4 Flora /Fauna 3.4.1 Flora Flora identified at the site include common wild rose, foxtail barley, spear grass, western wheat grass, pasture and prairie sages, redtop, western dock, mountain and Canada goldenrod and yellow sweet clover. 3.4.1 Fauna Various species of birds were seen in and around the site with the Western Meadowlark probably nesting there. Richardson Ground Squirrels (Gophers) were seen on the access trail east of the site. AWhite-Tailed Jack Rabbit was seen moving through the site. Larger burrow holes, probably Badger holes, where observed on the western side of the site. 3.5 Environmental Site Assessment (ESA) -Phase 1 An Environmental Site Assessment -Phase 1 was done at the site. The E.S.A. showed that the site historically had been used for agricultural pursuits. No contamination of any kind was found at the site and no further E.S.A's are required. Page 7 4. THE AREA STRUCTURE PLAN 4.1 The Planning Area The area referred to throughout this Plan as the Jackson Light Industrial Area Structure Plan is comprised of a 24.74 ha. (61.16 acre) portion of the NW 36-18-15 W4M in the County of Newell No. 4. The site is bounded on the north by the Highway 542 (Cassils Road) and on the south by an E.I.D. canal and CPR tracks. Agricultural and Residential alight Industrial District (LI) District surrounds the subject property on all sides. The entire site is within the Highway 542 ASP. (See Appendix, Figure 2, Existing Conditions) 4.2 Goals and Objectives The Developer has initiated the development of the site to satisfy a latent demand for light industrial lots of varying sizes. As part of the Highway 542 ASP this site has been identified for light industrial development. This area is preferred due to its proximity to the Town of Brooks and its functional location next to a truck route, acting as a east / west connector between Highway 36 and Brooks. Highway 36 provides access to the Trans Canada Highway to the north. The objective of the Jackson Light Industrial Area Structure Plan is to provide a comprehensive document to guide development in the subject area. This development plan will respect the current constraints of the site. Specific goals of the plan include: i) To plan an industrial development which encompasses lots ranging in size from 0.5 ha. (1.24 acres) to 3.78 ha. (9.34 acres), achieving the highest design aesthetic and environmental standards and in conformance with existing provincial and municipal policy documents. ii) To act as a guide under which the County may review and evaluate future development or subdivision proposals. iii) To provide a framework for subsequent subdivision and development proposals. iv) To establish policies which will direct proposed land use, location of transportation routes, location and methods of utility servicing, phasing of development and other such matters as Council deems necessary. 4.3 Design Concept and Development Policies This Plan has been prepared based upon a light industrial lotting scheme. These lots vary in size providing flexibility for the potential lot owners. Access will be provided from an access road that accesses highway 542 (Cassils Road). Smaller lots will be located at the north end of the study area with larger lots to the south, east and west. (See Appendix, Figure 3, Concept Plan) !''~ Page 8 The major objectives of development are as follows: • To ensure all development is in accordance with current statutory policy and municipal and provincial standards. • To provide for light industrial land uses in a manner that is sensitive to the rural surroundings and environment. • To provide high quality design and development for the light industrial land use component within the Plan area. • To maintain and respect the list of Permitted and Discretionary Uses established within the Land Use Bylaw for the Light Industrial District. • To establish road access requirements that will provide for the safe and efficient movement of traffic in accordance with the long-term goals of the County of Newell's Public Works Department and Alberta Transportation. • To develop an efficient internal roadway. • The lot sizing meets the requirements as established within the Land Use Bylaw for the Light Industrial District. • To respect and adhere to the setback requirements as established within the Land Use Bylaw for the Light Industrial District. • To ensure that any subdivision and development plan recognizes the topographical constraints, and ensures that natural drainage courses are protected and capable of accommodating the development runoff considerations. • To identify and enforce the need for site-specific storm water management techniques and/or review at the point of Development Permit for uses deemed to pose a possible storm water contamination threat. Page 9 5. LAND USE 5.1 Light Industrial Development The Jackson Light Industrial Development proposal will consist of light industrial lots ranging in size from 0.5 to 3.78 ha. (1.23 to 9.34 acres), dependent upon market demand. The concept plan has been designed so that larger or smaller lots can easily be provided to meet the needs of specific users. Access to the site is limited to one point off of Secondary Highway 542 (Cassils Road). The internal subdivision road will access Highway 542 (Cassils Road), at one point, on the north side of the site .The internal subdivision road runs through the site forming a loop to provide internal site access. Higher density development will occur at the north end of the study area adjacent to Secondary Highway 542 (Cassils Road) in order to provide better visibility and accessibility to Highway 542 (Cassils Road). Further, as building lot coverage on these lots will be greater, the larger, land intensive operations will be located to the south of the study area, somewhat screened from Secondary Highway 542 (Cassils Road). Municipal reserve will be dedicated in the form of cash-in-lieu and will be provided in accordance with the Municipal Government Act and the County of Newell Municipal Development Plan. ~ 5.2 Density and Statistics Gross Develo able Land HECTARES 24.75 +/- ACRES 61.16 +/- PERCENTAGE 100 Less 0 0 0% Net Develo able Land 24.75 +/- 61.16 +/- 100 Li t Industrial 22.94 +/- 56.69 +/- 92,7 Fire Du out Unknown unknown unknown Roads 1.81 +/- 4.47 +/- o 7.3 /o ~^ Page 10 6. TRANSPORTATION 6.1 Roadways (See Appendix, Figure 3, Concept Plan) Access to the site is limited to one point from Secondary Highway 542 (Cassils Road) The internal subdivision road then runs south into the site forming a loop road to access all lots contemplated. The internal subdivision road 20 metre rights-of -way 10 metre gravel carriageway width and a 3% crown as per the County of Newell standards. As this is a rural light industrial subdivision there is not a significant traffic impact predicted. Therefore, no major improvements are recommended to the existing infrastructure at this time. There will, however, be a 30 metre road widening dedication as required by Alberta Transportation and as stated in the Highway 542 Area Structure Plan. Signage is recommended in accordance with generally accepted traffic control standards. 6.2 Traffic Impact Assessment (T.I.A.) A Traffic Impact Assessment (T.I.A.) will be prepared by a qualified professional and reviewed by Alberta Infrastructure and Transportation. The T.I.A. will provide information regarding the traffic that could be generated by the proposed subdivision and will identify any standard of the new public road intersection with Highway 542. 6.3 Alberta Infrastructure and Transportation's Land Acquisition and Development Setbacks Alberta Infrastructure and Transportation's long term plan for Highway 542 include multi-laning and right of way acquisition; therefore up to 80 metres of extra land maybe required from the subject property for this purpose. Alberta Infrastructure and Transportation, however, is not prepared to acquire the land required for improvements at this time. This area, therefore, will be protected using increased development setbacks of 3U to 50-metres dependent on circulation comments received by Alberta Transportation and [nfrastructure at the development permit stage. At this time, developers will also be required to obtain roadside Development Permits from Alberta Infrastructure and Transportation. 6.4 Compatibility with the Adjacent Provincial Highway System The site should also include adequate physical features to ensure that the proposed subdivision !development are compatible with the adjacent provincial highway system. Some of these features might, for example, include landscaping and/or berming, to provide visual screening from the highway. Landscaping will be required along the north, east and west side of the development boundaries. This will be addressed at the development permit stage. Page 11 7. SERVICING AND UTILITIES ,~^~ 7.1 Water Supply and Distribution The method of potable water supply in this area is through the use of cisterns, where water is delivered to the site on a fee basis. Installation of the water cisterns will be the responsibility of each individual lot owner. Non-potable water for the purposes of fire protection will be supplied by a dugout located on the subject property. The dugout will be constructed with adequate volume to provide fire protection year round. All construction will be the responsibility of the developer. As the dugout does not serve a storm water management function, it will be bermed to direct drainage away from it. 7.2 Sanitary Servicing and Wastewater Collection It has been determined by the geotechnical investigation that conventional septic disposal fields cannot be used due to the presence of a high water table. A septic tank disposal system or other similar containment system will be required. In keeping with the County policy, rather than require each site to undertake extensive testing, septic disposal will be accommodated septic tanks or other approved similar containment systems. Each tank will be constructed and installed in conformance with Alberta Environment's Standards and Guidelines for Municipal Wastewater Systems, 1997; and the Safety Codes Council Alberta Private Sewage System Standard of ~' Practice, 1999; and good engineering practice. Each individual lot owner will be responsible for tank installation and ongoing maintenance. 7.3 Storm Water Management (See Appendix, Figure 4, Storm Water Management Plan) The topography in the plan area is fairly flat with seasonal ponding on the north and south sides of the site. The undeveloped site generally slopes from the north to the south. There is a drain that goes through the easterly side of the site to the Eastern Irrigation District (E.I.D.) canal. The site will continue to drain to the E.I.D. canal with on-site treatment of stormwater through a grassed Swale as specified by Alberta Environment. 7.4 Electrical Service Electrical services will be provided by Fortis by overhead power poles in the roadway in the front of the lots. 7.5 Natural Gas Atco Gas will provide gas service in a 9.5 metre joint easement in the front of the lots. 7.6 Telephone Services for telephone will be provided in this same easement at the front of the lots. r^~ Page 12 8. COMMUNITY SERVICES 8.1 Police Services Policing will be provided from the R.C.M.P. detachment located in Brooks. 8.2 Fire Protection Fire protection will be provided through a pump structure constructed in a dugout located in the subdivision see Figures 3 & 4. The static water supply will supplement the capacity of the pumper truck, if required. The exact servicing alignment and minimum volume requirements will be determined prior to subdivision approval during the course of the detailed engineering design for the development . 8.3 Emergency Medical Services The Palliser Regional Health Authority provides hospital and emergency medical services from its facility in the Town of Brooks. 8.4 Solid Waste Services Presently, residents of the County of Newell No. 4 dispose of their solid wastes to the regional landfill site. This practice would be extended to the propose development herein. Page 13 9. IMPLEMENTING THE PLAN ~^ 9.1 Progress of Development The development will progress through a single buildout to take advantage of servicing opportunities and the cost efficencies of a single construction mobilization event. 9.2 Development Controls The development controls for this proposal will follow the County of Newell No.4 Land Use Bylaw and acknowledge the required minimum setbacks set forth under the Light Industrial (LI) land use regulations. During the on-site individual development approvals, regard must also be given to the following issues: • Users on the perimeter of the site area should provide fencing to limit access to adjacent agricultural lands. • Landscaping will be required as per section 6.4. • Individual site users should demonstrate appropriate dust control measures. Development Approval shall be conditional upon subdivision. All utilities and roads shall be provided by the developer satisfactory to municipal and provincial standards as follows: • Individual septic tank or similar containment systems shall comply with the Provincial Standards. Each lot owner shall be responsible for providing to the Development Authority at the time of submission of a development ~^ application satisfactory written evidence from a person qualified in the installation of individual septic tank that the proposed tank is suitable for that lot. The septic tank installation and maintenance of the same shall be the responsibility of the individual lot owner. • All approaches should be a minimum of 10 metres wide with the exception of common approaches which should be 10x2 = 20 metres wide. All approaches should have an approach radius of 6 metres or greater. Access road shall be designed in accordance with County standards and shall be approved by the County's Public Works Department. • Installation of power, gas, and telephone services shall be completed at the developer's expense to all lots in accordance with the franchised utility company's design and standards. Franchise utilities shall be located within easements at the front of lots to the satisfaction of the County of Newell. The County shall provide a lot numbering system in accordance with County policy for the proposed subdivisions within the Jackson Light Industrial Plan Area. This issue will be addressed through the Development Permit process. • Developer will be required to enter into a Developer's Agreement as per section 655(1) of the MGA. 9.3 Population Projections As this is a light industrial development there will be no permanent residence on the site. ~" Page 14 Appendix Fi ures: 1 -Location Plan 2 -Existing Conditions Plan 3 -Concept Plan 4 -Storm Water Management Plan r'"'' ~'` Figure 7 -Location Pian ~ Strom and Associates Ltd. ~.-; ~'/ . ~~ ~` ~ ~ ~, ~ x o i 760 ~, E - .~ _ ~ ~I yF ~ . ~'f '` <~ f~ ; ~~ * -~ . :; ~{ .x ~ ~ ~ l ,. ~ ~~ ~ ~ ~ ~ ~ ~. ~ ~~,~ .~, _~ , ~ ~, ~; ~ , r~ ~. s `~:: a -.~~ ~' , e ` T t+e~ "' - ~" ~. ~ ~ ~ "' y , ~_: q ;~ ~ :,: { Y ,~, ~. ~: +~. g: __ .iii ~ ~'iP, ~ s L k ~~~ - ~~> ~,~._ ~~, :, f .^ - ;~ tip, ~^~ "~ Y E 6 ~ ~. 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