AGENDA - Public Planning - 20210413Town of Aurora
Council Public Planning Meeting Agenda
Date:Tuesday, April 13, 2021
Time:7 p.m.
Location:Video Conference
Pages
1.Procedural Notes
This meeting will be held electronically as per Section 19. i) of the Town's
Procedure By-law No. 6228-19, as amended, due to the COVID-19 situation.
2.Approval of the Agenda
3.Declarations of Pecuniary Interest and General Nature Thereof
4.Planning Applications
4.1.PDS21-033 - Town Initiated Housekeeping Amendment to
Comprehensive Zoning By-Law 6000-17
1
That Report No. PDS21-033 be received; and1.
That comments presented at the Public Meeting be addressed
by Planning and Development Services in a report to a future
General Committee meeting.
2.
5.Confirming By-law
5.1.XXXX-20 Being a By-law to Confirm Actions by Council Resulting from a
Council Public Planning Meeting of April 13, 2021
16
6.Adjournment
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Public Planning Report
No. PDS21 -033
Subject: Town Initiated Housekeeping Amendment to Comprehensive Zoning
By-Law 6000-17
Prepared by: Edward Terry, RPP, MCIP, Senior Policy Planner
Department: Planning and Development Services
Date: April 13, 2021
Recommendation
1. That Report No. PDS21-033 be received; and,
2. That comments presented at the Public Meeting be addressed by Planning and
Development Services in a report to a future General Committee meeting.
Executive Summary
This report seeks to present a Town initiated zoning By-law amendment for general
housekeeping purposes. In addition to the implementation of a landscape strip, staff
have identified a number of minor amendments to the Town’s Comprehensive Zoning
By-law (see Figure 1).
A landscape strip for all Zones is proposed for the purposes of tree planting and
supporting soil volume.
Increasing the maximum driveway width in Employment zones to safely
accommodate truck turning movements where there are two driveways planned
for access.
The Comprehensive Zoning By-law requires an approach for rounding up or down
of numbers to provide consistent interpretations.
Enabling staff to correct minor technical errors without having to undertake a
Zoning By-law Amendment.
Page 1 of 16
April 13, 2021 2 of 6 Report No. PDS21-033
Background
Section 34 of the Planning Act grants municipalities the power to pass a Zoning By-Law
as well as subsequent amendments to the document. Finding technical issues within a
comprehensive Zoning By-Law is not unusual or uncommon. The intent of regular
housekeeping amendments is to implement technical updates to the document to
address minor issues or discrepancies, and ensure that the policies of the Official Plan
and Province plans are effectively implemented.
In September 2020, Planning & Development Services staff received direction to present
a Town initiated amendment to the Comprehensive Zoning By-Law to implement the
requirement for a landscape strip for all zones as required for the purposes of tree
planting and supporting soil volume.
In February 2021, Planning & Development Services staff received further direction to
proceed with a statutory public meeting to present Housekeeping Amendments to the
Zoning By-law.
Analysis
Since the implementation of the Comprehensive Zoning By-law 6000-17 in 2017, staff
have strived to ensure the document is monitored so that it remains current and
relevant, implementing any corrections in a timely manner. This report deals with the
following amendments:
Introducing a required landscape strip for all Zones for the purposes of tree planting and
supporting soil volume
Staff conducted a municipal scan of seven GTA municipalities regarding landscape
strip standards (see Figure 2). Based on that review, a 3 metre landscaping strip was
the most common standard found. Staff are proposing the following revisions to the
Town’s Zoning By-law:
A minimum 3 metre wide continuous landscaping strip on the front and side lot
line of any lot that has a frontage of 15 metres or more. For lots with a frontage
of less than 15 metres, a minimum 2 metre wide continuous landscaping strip is
proposed on the front and side lot line.
Where the rear lot line of any lot in a non-residential zone abuts a lot in a
Residential Zone, a minimum 3 metre wide continuous landscaping strip is
proposed along the abutting lot line of the lot.
Page 2 of 16
April 13, 2021 3 of 6 Report No. PDS21-033
Properties with a zero front yard or side yard requirement are exempt from
providing a landscape strip.
Increasing the maximum driveway width in Employment zones to safely accommodate
truck turning movements where there are two driveways planned for access
In reviewing a number of site plans for new buildings in the Addison Hall employment
area over the past year, applicants were required to apply for a minor variance to
increase the maximum driveway width to safely accommodate truck turning
movements where there are two driveways planned for access.
To avoid delays in processing applications and to facilitate the safe movement of larger
vehicles, staff are proposing that driveways exclusively serving a loading space or
serving a building in an Employment Zone may have one or more one-way lanes. Each
lane is to have a minimum width of 3.5 meters and a maximum width of 6.5 meters.
The minimum and maximum width of the driveway will be measured at the street line.
The Zoning By-law needs a methodology for rounding up or down of numbers to provide
consistent interpretations
The Town initiated zoning amendment proposes the following methodology for
rounding:
For a provision shown as a whole number (for example 220), the rounding digit is
the first whole number left of the decimal place.
For a provision shown to the first decimal place (for example 3.0), the rounding
digit is the first digit right of the decimal place.
For a provision shown to the second decimal place (for example 3.50), the
rounding digit is the second digit right of the decimal place.
Enabling staff to correct minor technical errors without having to undertake a Zoning By-
law Amendment
Provided that the purpose, effect, intent, meaning and substance of this By-Law are no
way affected, the following minor technical revisions to this By-Law are proposed to be
permitted without a zoning amendment:
Page 3 of 16
April 13, 2021 4 of 6 Report No. PDS21-033
Changes to the numbering, cross-referencing, format and arrangement of the
text, tables, schedules and maps;
Additions to and revisions of technical information on maps and schedules
including, but not limited to: infrastructure and topographic information, notes,
legends, shading and title blocks;
Alterations of punctuation or language; and,
Correction of grammatical, dimensional, boundary, mathematical or typographic
errors.
Advisory Committee Review
Not applicable.
Legal Considerations
Even though the amendments detailed in this report are being initiated by the Town, the
Planning Act requires Council to hold at least one public meeting for the purpose of
giving the public an opportunity to make representations in respect of the proposed
amendments. Any person or public body who makes oral submissions at the public
meeting may appeal any amendment to the zoning by-law, once it is adopted by Council.
Financial Implications
There are no financial implications.
Communications Considerations
The Town will use “inform” as the level of engagement for this meeting. The meeting
will be publicized through the Town’s website as well as through social media and the
local newspapers, in accordance with past practice. The Town will also reach out to
those who have registered on Engage Aurora to participate in the Official Plan review
process to ensure that those interested stakeholders are provided with the information
regarding the meeting and have the opportunity to participate.
Page 4 of 16
April 13, 2021 5 of 6 Report No. PDS21-033
Link to Strategic Plan
While the Zoning By-law amendment process supports all of the Goals and Objectives
of the Town’s Strategic Plan in some fashion, the most relevant goals are: supporting
an exceptional quality of life for all and enabling a diverse, creative and resilient
economy. The relevant supporting objectives include: Strengthening the fabric of our
community and promoting economic opportunities that facilitate the growth of Aurora
as a desirable place to do business.
Alternative(s) to the Recommendation
1. That Council provide direction.
Conclusions
Staff are proposing a Town initiated housekeeping amendment to the Comprehensive
Zoning By-Law to implement landscape strips in all zones and to also address a number
of minor revisions. The proposed housekeeping amendment will help ensure that the
Zoning By-law remains relevant and implements the intent of Town’s Official Plan.
Attachments
Figure 1 – Proposed Housekeeping Amendments to the Zoning By-law
Figure 2 – Municipal Policy Scan of Landscape Strips
Figure 3 – Draft Zoning By-law Amendment
Previous Reports
General Committee Report No. PDS21-002, Town Initiated Housekeeping Amendment
to Comprehensive Zoning By-Law 6000-17, dated, February 2, 2021.
General Committee Operations Report No. OPS20-013, Review of Urban Forest Study &
Associated Forestry Policies, dated, September 8, 2020.
Pre-submission Review
Agenda Management Team review on April 1, 2021
Page 5 of 16
April 13, 2021 6 of 6 Report No. PDS21-033
Approvals
Approved by David Waters, Director, Planning and Development Services
Approved by Doug Nadorozny, Chief Administrative Officer
Page 6 of 16
Proposed Housekeeping Amendments to the Zoning By-law
Explanation Section Existing By-law Proposed Revision Staff Comments
Introduce a required
landscape strip width
for all Zones.
4.8 4.8 Landscaping Strip
Any Lot on lands zoned Commercial,
Employment, Institutional or
Multiple Residential (more than four
dwelling units per Lot) that is
adjacent to any Residential Zone shall
require a Landscaping Strip in
accordance with the following provisions:
Location:
The Landscaping Strip be located adjacent
to the entire length of any
property line which abuts a Residential
Zone, which is either:
a) 3 metres in width containing an earth
Berm having a maximum
slope of 3:1 where upon there is a 1.5
metre wide planting strip consisting of
suitable trees and shrubs;
-or -
b)A Landscaping Strip 1.5 metres in width
containing an opaque fence with a
minimum height of 1.5 metres.
c)Access ramps or Driveways shall be
permitted to cross such Landscaping
Strips.
4.8 Landscaping Strip
A minimum 3.0 metre wide continuous
landscaping strip is required on the
side lot line of any lot that has a
frontage of 15 metres or more.
A minimum 2 metre wide continuous
landscaping strip is required on the
side lot line of any lot that has a
frontage of less than 15 metres.
Where the rear lot line of any lot in a
non-residential zone abuts a lot in a
Residential Zone, a minimum 3.0
metre wide continuous landscaping
strip shall be provided along the
abutting lot line of the lot
Access ramps or Driveways shall be
permitted to cross such landscaping
strips.
It might help to have the 3m
requirement based on a min property
size. Leaving all of it to site plan
means we may get the landscaping or
we may not – in instances where we
really want it, it should be a by-law
requirement.
Another option for smaller lots would
be to require a 1.5m landscape strip
along shared lot lines (interior side
and rear yard) so that cumulatively a
3m landscape strip is provided.
I think the intent is have the 3.0
meter landscaping buffer against all
properties regardless of its zoning
designation.
I think your last comment in the ‘Staff
Comments’ section is critical. The
landscape strips need to be there at all
property boundaries regardless of the
zoning designation, not just for
residential properties.
Not sure about the minimum property
size you are suggesting. We need to
have the space for property line
plantings regardless of the property
size.
We need to address the definition of
the landscape strip to include an “un-
obstructed width solely for supporting
tree plantings and soil volumes”. The
problem now is that if there is a
retaining wall or other hard surface
landscaping within the strip it takes
away from the space needed for tree
plantings. Worst case scenario is
where the retaining wall needs
geotextile tie-backs which completely
prevents plantings behind the wall.
The maximum
driveway width in the
Zoning By-law is not
5.5.4 5.5.4 Ingress and Egress: 5.5.4 Ingress and Egress The proposed wordings are
acceptable. I agree that radius should
Attachment 1
Page 7 of 16
large enough for
Employment uses.
The following requirements will apply to
all Parking Areas and lots except those
serving 4 or less dwelling units.
a) Ingress and egress, to and from
required Parking Spaces and areas
shall be provided by means of
unobstructed Driveways or passage
ways at a minimum of four (4) metres
and a maximum of nine (9) metres in
width;
b) The maximum width of any joint
ingress and egress Driveway
measured along the Street Line shall
be nine (9) metres;
c) The minimum interior angle of
intersection between a Driveway and
a Street Line shall be sixty (60)
degrees;
d) Driveways shall not exceed two (2) in
number and shall be a width of seven
decimal five (7.5) metres at both
Street Line and edge of pavement;
The following requirements will apply
to all Parking Areas and lots except
those serving 4 or less dwelling units.
a) Driveways serving buildings shall
not exceed two (2) in number per
lot;
b) Ingress and egress, to and from
required Parking Spaces and areas
shall be provided by means of
unobstructed Driveways;
c) Driveways may cross a required
yard or a required
Landscaping/Landscape Strip;
d) Driveways exclusively serving a
loading space or serving a building
in an Employment Zone may have
one or more one-way lanes. Each
lane shall have a minimum of 3.5
meters and a maximum width of
6.5 meters;
e) Driveways for all other uses may
have one or more one-way lanes.
Each lane shall have a minimum
width of 3.5 meters and a
maximum width of 4.5 meters;
f) The interior angle of intersection
between a Driveway and a Street
Line shall not be less than sixty
(60) degrees;
g) The minimum and maximum width
of the Driveway shall be measured
along the Street line.
be included as part of engineering
specification and not ZBL.
Trucks including fire need the radii so
there it is not possible to have a larger
width. For industrial the by law should
be written so that the width is not
described at the road but at the
sidewalk or p/l, that way the
engineering standard will work. EMS
always looks at the radii to insure their
large trucks can turn in.
Two way lanes should be allowed.
Item g) should always be street line no
matter the driveway angle.
Typically zoning standards only apply
at the property line or within property
lines and not to the portion that
extends to municipal land.
I do see having the regulation for a
driveway width the same at the street
line as the curb line for residential low
density residential properties. It
would increase the amount of on
street parking for the
neighbourhood. But for Industrial
properties it won’t work.
The Zoning By-law
needs a methodology
for rounding up or
down of numbers to
provide consistent
interpretations
New
General
Provision
N/A 1.12 ROUNDING
Unless otherwise stated, the following
shall apply in determining the
rounding digit:
For a provision shown as a whole
number (e.g. 220), the rounding digit is
Page 8 of 16
the first whole number left of the
decimal place.
For a provision shown to the first
decimal place (e.g. 3.0), the rounding
digit is the first digit right of the
decimal place.
For a provision shown to the second
decimal place (e.g. 3.50), the rounding
digit is the second digit right of the
decimal place. For a provision that is
calculated by multiplying or dividing by
a percent or a ratio or by averaging
two or more numbers, or for a
provision where no explicit numerical
value is provided, the provision shall
be rounded to the first decimal place
and the rounding digit is the first digit
right of the decimal place.
Allowing staff to
correct technical
errors without having
to undergo a full
Zoning By-law
amendment
New
General
Provision
N/A 1.13 TECHNICAL REVISIONS
Provided that the purpose, effect,
intent, meaning and substance of this
By-law are no way affected, the
following technical revisions to this By-
law are permitted without a zoning
amendment:
a) Changes to the numbering, cross-
referencing, format and arrangement
of the text, tables, schedules and
maps;
b) Additions to and revisions of
technical information on maps and
schedules including, but not limited to:
infrastructure and topographic
information, notes, legends, shading
and title blocks;
c) Alterations of punctuation or
language; and
d) Correction of grammatical,
dimensional, boundary, mathematical
or typographic errors.
Page 9 of 16
Landscape Strips – Municipal Policy Scan
Municipality Policy Direction regarding Landscape Strips
Ajax Landscaped buffers shall be required in the Commercial, Mixed Use and
Employment Zones. Ranges from 3m to 4.5 adjacent to Residential or Open
Space.
Where a landscaped buffer is required on a lot, such portion of the lot
shall not be used for any other purpose.
Adjacent to Highway No. 401 – 15m
Adjacent to Arterial Roads – 9m
Adjacent to Collector Roads – 6m
Adjacent to Local Roads – 3m
Within all Downtown Central Area Zones, landscaped buffers shall be required.
Ranging from 3 – 6m.
Newmarket A landscaped buffer area shall be required for parking lots designed to
accommodate 5 or more parking spaces, within any Downtown, Urban Centre,
Employment, Commercial, Institutional, Open Space or Residential Four (R4) or
Residential Five (R5) Zone. 3m
In all Employment Zones, landscape buffers shall be provided adjacent to
street lines except for land used to accommodate vehicular access to and
permitted parking on the lot. Front Yard – 12m, Exterior Side and Rear Yard –
3m.
Where the rear lot line or interior side lot line of a commercial, industrial, or
institutional use abuts a residential use, a landscaped buffer shall be required.
The minimum required width of a landscaped buffer shall be 6 metres for an
industrial use and 3 metres for an institutional or commercial use.
Vaughan Where an Institutional Use or Commercial Use abuts the boundary of lands
zoned Open Space or Residential, a strip of land not less than 2.4 metres in
width, contained wholly on the lot on which the Institutional Use is located
and abutting the boundary of the Open Space or Residential Zone, shall be
used for no other purpose than landscaping. Such landscaped area shall not be
included in the computing of the minimum landscaping requirements as set
out above.
In addition, a strip of land not less than 6.0 metres in width shall be provided
along a lot line which abuts a street line, and shall be used for no other
purpose than landscaping. This shall not prevent the provision of access
driveways across the said strip.
Where an Employment Area Zone abuts the boundary of lands zoned Open
Space or Residential, a strip of land not less than 7.5 metres in width and
inside the Employment Area Zone and abutting its boundary, shall be used for
Attachment 2
Page 10 of 16
no purpose other than landscaping. Such landscaped area shall not be used in
computing the minimum landscaping requirements as set out in Subsection
6.1.6 c) of this By-law.
Barrie Where any lot in a non-residential zone abuts a lot in a Residential Zone, a
continuous landscaped buffer area of a minimum width of 3m shall be
provided along the abutting lot line of the lot, and a continuous tight board
fence with a minimum height of 2m is to be constructed along the lot line, with
the exception of the Education Institutional Zone (I-E).
Where any lot in an Industrial Zone abuts a lot in a Commercial, Institutional,
Open Space or Environmental Protection Zone, a continuous landscaped buffer
area of a minimum width of 3m shall be provided along the abutting lot line of
the lot.
Where any lot abuts Highway 400 a continuous landscaped buffer area of a
minimum width of 9m shall be provided along the lot line.
Bradford West
Gwillimbury
A 3.0 metre-wide planting strip abutting the full length of the
applicable lot line(s) shall be required:
- Where a lot in an Institutional, Commercial, Employment or Open
Space Recreational (OSR) Zone abuts an interior side or rear lot line of
a lot in any Residential Zone (some exceptions)
- Where a lot zoned Residential Three (R3) abuts a lot in a Residential
One (R1), Residential Two (R2) or Rural Settlement Area Residential
(R4) Zone;
- Along a street line where parking areas are located adjacent to a
street; and,
- Abutting all public streets having a width of 10.0 metres or greater in
all zones (some exceptions)
A 7.5 metre-wide planting strip abutting the full length of the applicable lot
line shall be required Where a community centre, long term care facility,
nursing home, private school, public school or retirement home abuts an
interior side or rear lot line of a lot in any Residential Zone.
East Gwillimbury A minimum 3.0 metre wide planting strip abutting the full length of a
lot line is required on a lot in any Mixed Use, Institutional, Commercial
or Employment Zone that abuts an interior side or rear lot line of a lot in any
Residential Zone.
Markham 3.0 metres, if the interior side or rear lot line of neighbourhood commercial
zones abuts a Residential or Open Space Zone.
6.0 metres, for the front and exterior side lot lines of Major commercial zones
and 3.0 metres for interior and rear lot lines
6.0 metres, for the front and exterior side lot lines of Employment zones and
3.0 metres for interior and rear lot lines
Minimum width of landscaping adjacent to the interior and rear lot lines for
Automotive Zones.
Page 11 of 16
The Corporation of the Town of Aurora
By-law Number XXXX-XX
Being a By-law to amend By-law Number 6000-17, as amended,
to make a number of housekeeping and technical corrections
Whereas under section 34 of the Planning Act, R.S.O. 1990, c. P.13, as amended (the
“Planning Act”), zoning by-laws may be passed by the councils of local municipalities to
prohibit and regulate the use of land, buildings and structures;
And whereas the Council of the Town deems it necessary and expedient to further
amend the Zoning By-law;
Now therefore the Council of The Corporation of the Town of Aurora hereby enacts
as follows:
1. Section 4.8 of the Zoning By-law be and is hereby amended as follows:
Any Lot on lands zoned Commercial, Employment, Institutional or Residential
shall require an un-obstructed Landscaping Strip solely for supporting tree
plantings, shrubs, flowers, grass or other such vegetative elements in
accordance with the following provisions:
a)A minimum 3.0 metre wide continuous landscaping strip is required on the
front and side lot line of any lot that has a frontage of 15 metres or more.
b)A minimum 2 metre wide continuous landscaping strip is required on the front
and side lot line of any lot that has a frontage of less than 15 metres.
c)Notwithstanding section 4.8 a) and b) properties with a zero front yard or side
yard requirement are exempt from providing a landscape strip.
d)Where the rear lot line of any lot in a non-residential zone abuts a lot in a
Residential Zone, a minimum 3.0 metre wide continuous landscaping strip
shall be provided along the abutting lot line of the lot.
e)Access ramps or Driveways shall be permitted to cross such landscaping
strips.
2.Section 5.5.4 of the Zoning By-law be and is hereby amended as follows:
The following requirements will apply to all Parking Areas and lots except those
serving 4 or less dwelling units.
a)Driveways serving buildings shall not exceed two (2) in number per lot;
b) Ingress and egress, to and from required Parking Spaces and areas shall be
provided by means of unobstructed Driveways;
c)Driveways may cross a required yard or a required Landscaping/Landscape
Strip;
d) Driveways exclusively serving a loading space or serving a building in an
Employment Zone may have one or more one-way lanes. Each lane shall
have a minimum of 3.5 meters and a maximum width of 6.5 meters;
Attachment 3
Page 12 of 16
By-law Number XXX-XX Page 2 of 4
e) Driveways for all other uses may have one or more one-way lanes. Each
lane shall have a minimum width of 3.5 meters and a maximum width of 4.5
meters;
f) The interior angle of intersection between a Driveway and a Street Line shall
not be less than sixty (60) degrees;
g) The minimum and maximum width of the Driveway shall be measured along
the Street line.
3. The Zoning By-law be and is hereby amended to add the following:
1.12 ROUNDING
Unless otherwise stated, the following shall apply in determining the rounding
digit:
a) For a provision shown as a whole number (e.g. 220), the rounding digit is the
first whole number left of the decimal place.
b) For a provision shown to the first decimal place (e.g. 3.0), the rounding digit is
the first digit right of the decimal place.
c) For a provision shown to the second decimal place (e.g. 3.50), the rounding
digit is the second digit right of the decimal place. For a provision that is
calculated by multiplying or dividing by a percent or a ratio or by averaging
two or more numbers, or for a provision where no explicit numerical value is
provided, the provision shall be rounded to the first decimal place and the
rounding digit is the first digit right of the decimal place.
4. The Zoning By-law be and is hereby amended to add the following:
1.13 TECHNICAL REVISIONS
Provided that the purpose, effect, intent, meaning and substance of this By-law
are no way affected, the following technical revisions to this By-law are permitted
without a zoning amendment:
a) Changes to the numbering, cross-referencing, format and arrangement of the
text, tables, schedules and maps;
b) Additions to and revisions of technical information on maps and schedules
including, but not limited to: infrastructure and topographic information, notes,
legends, shading and title blocks;
c) Alterations of punctuation or language; and
d) Correction of grammatical, dimensional, boundary, mathematical or
typographic errors.
5. This By-law shall come into full force subject to compliance with the provisions of
the Planning Act and subject to compliance with such provisions, this By-law will
take effect from the date of final passage hereof.
Page 13 of 16
By-law Number XXX-XX Page 3 of 4
Enacted by Town of Aurora Council this XXth day of XXXXX, 2021.
___________________________________
Tom Mrakas, Mayor
___________________________________
Michael de Rond, Town Clerk
Page 14 of 16
By-law Number XXX-XX Page 4 of 4
Explanatory Note
Re: By-law Number XXXX-XX
By-law Number XXXX-XX has the following purpose and effect:
To amend By-law Number 6000-17, as amended, being the Zoning By-law in effect in
the Town of Aurora, to introduce a required landscape strip width for all Zones, to
ensure the maximum driveway width in the Zoning By-law is large enough for
Employment uses, to add a methodology for rounding up or down of numbers to provide
consistent interpretations and to allow staff to correct technical errors without having to
undergo a full Zoning By-law amendment.
Page 15 of 16
The Corporation of The Town of Aurora
By-law Number XXXX-21
Being a By-law to confirm actions by Council
resulting from a Council Public Planning meeting
on April 13, 2021.
The Council of the Corporation of The Town of Aurora hereby enacts as follows:
1. That the actions by Council at its Council Public Planning meeting held on April 13,
2021, in respect of each motion, resolution and other action passed and taken by
the Council at the said meeting is hereby adopted, ratified and confirmed.
2. That the Mayor and the proper officers of the Town are hereby authorized and
directed to do all things necessary to give effect to the said action or to obtain
approvals where required and to execute all documents as may be necessary in
that behalf and the Clerk is hereby authorized and directed to affix the corporate
seal to all such documents.
Enacted by Town of Aurora Council this 13th day of April, 2021.
Tom Mrakas, Mayor
Michael de Rond, Town Clerk
Page 16 of 16