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SDR29-77 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. A ., 4 .t,ra..• I� w.M, .7:.,.:.J �..Nar,.x�w.i».-1�.-r".,y 'r n .wr rl ,r,w��, �, ' iii _uMul .r,,.1 '.i r a as aai o- l _Its: ,.«..n�..,�:,. .k.-+i,-.:....'',_...,MJw,,.a- . r .,1 ..„,,..,,i».....,...,......., ,p: i r..6« �.. 400 P C FIC :YARD SE tVIC�ES '• Sage”Dev�lc�pmei Review (SDI 29 77) 80 , W Hunir Road '' . �j R a 1 IY i�4J. w©LLB , N . ' , r t 0 r • I , ' • r *f • i • r • t • •w . , , "f A • . ° e �� R 4 ''N ! h •6" tr: I,.,.r.d,.ih.v.ndM•Yd..x,Al..?'; 4wA - irra.,.,: __ ': :: '.I" ., _. _.. __,._.,..,,, .. ., .. ....., .,.-...,... _., •... ..•., „ .. .............,e.._._ .._I.,.,....._„.... ..,... _ ..... _,..�_... ., _.. ....,..,..,. . • isne -\\• 8( long e architects-Yolanners 220 the water tower • 5331 s,w, macadam • portland, oregon 97201 • 248-1044 March 2, 19781 • Nancy Edwards, Community Design Planner City of Tigard P. O. Box 23397 Tigard, Oregon 97223 PACIFIC YARD SERVICE TIGARD #7721 Dear Nancy: I ha'tve your letter of February 27, 1978, before me concerning Design Review 29-77 and the Site Design Review. There are a couple of comments concerning some of the review items. The first concern is Site Location. I feel that you are making an unfair comparison when you state that we are across Hunziker ) , from the U.S. Natural Resources building. The U.S. Natural Resource building is somewhat Northwest of our site The immediate properties across Hunziker are unlandscaped and are not an asset to this area. Also, you indicate that the property to the East is undeveloped and, again, to the East is Coe Manu- facturing which is a developed piece of property with minimal or no landscape amenities. In reference to the Previous Action CU 19-77, item 2. , The height of the out side storage abrve the screening be determined by design review " ,• from this you developed on a further statement that the limit of the storage in the stor- age area will be 2' above the top of fence. The discussion, when the Planning Commi,bb i on granted the "no landscape screening along the joint property line with Western Foundry" was that we Will be storing 4-6 feet above our fence height and this was accepted at that time, I feel , although it was not recorded recorded in the minutes. In conversation with the Owner, I believe I have their understanding that we • ,,,. will revise our irrigation plan to include interior irrigation i n all of the . ,,ti you . , parking area. I have, as of today established a meeting with yo for the second of March at Which time the Landscape Architect and I will arrive at . compromise are as to obtain what t you feel is necessary but still m ai n tain the Owner's budget. � y �he �convrs a i on °on the 27th w�t you, I understand that the sp ec1 f i c ' temsolandscaping mentioned the will insisted upon but that we Will work out a compromise plan i s acceptable' �� to you and the Landscape Architect. Sincerely yours, ISHEP WALLIN & LONG Architects-Pl anners VIA1)LL--4 David De Fisher, AiIAA. � Ch I m cc,, Mr. Zack Brandon cc. Mr. d. Cutler Lewis air .453 1 „. .. .,.. . •... ..,. .. ..,i.'_.. .,, ..,....... 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Box 23397 Ti and Ore ° 97223 g on g PACIFIC YARD SERVICE TIGARD, OREGON #7721 !� Dear Ms Edwards: I°am in receipt of Dave Fisher's letter, of March 2 and am i n ' 'i . complete accord with the concepts expressed and authorize the • Archi tect and Landscape Archi tect ,to' work out the Landscape Plan adjustments with you. I , Sincerely, IP ack Brandon, General l Mana er » Y 1; Paci f i c' Yard Sei-Vi ce �B�at i I v I . . ' . , ... _ ...... ' j, . . - I , • a 1 . February 7, 197 f' Pac(�.f:Lc Yard 'Service . O ' 11 n . ox 447' . '' 1; „ r I I f .H.' SD .29-77 . . Dear Pulliam:.- z a r ' ` :' 1 P1,oase be ad is ,4 a- on ebr , ? 27, 197$0 pour request fo site ' ' ' plan end arohiteotur l review of �;;n otfioe,mware use distribution r., ' ee iter at. S.W. Hunziker g4 t,, (Vasil. co,i Tax Map. 2$14 , C, lot 2500) ' , Wa8 approved u eta llc i n' rn l :tt a s 1 ' I ...,The1.1andOcape plan be revised as oflows ' ' 1 1 y . ,� ' alp, Ivy •by 'nnO acre than, •8 ;noiies 'obi cotter, i ' . ' b1a Ivy. be specified as ground:over for those areas ' aUUected i. ' 1 by f1oodwat en's ;v . : v ; µ C. ' ° ` "eel tress bM no Lea than to 8 e al ; /. 2. 1Nlis 'irrigation plan ' a, All landSo'pe °i lands A d perimeter planting 1)04,8' a .s' In the ' 1par1 ing lot be . ervi e4 by at underground irrigation system. , . I1 p a, A revised landscape ;.nd. irrigation plan to submitted for to-ff " 'u .1 ilpproval k o le d,t than ,3Q days aster issuance o a, building permit, t ' are be C�°! ay pl . , i to.4 •K.� '�4t� dpi ��,���.1�� ����^���..�.: �ia�� „d� tot. ���.�i�� ,' A�i � �� ta�+��. `a ' this office, •1 , ,• 1 r I I '4 1 it • f� t 1 1 .,', A/04.y dwaz ' C mnity D si , anner ,u 1 II 1 I n t 1 tiiill„ I 11 1 n 4 1 I .. .4). , '��.. ......—.+. .......m«•x..ue«x4rLn;rn f , ,i; ' �� �� f a �� 1 „ .,_ fi ' February 7�, 1978 ' , p' , ,,•,,,, ( •� Note* ' e 'o lon aokno1edu 'w t' bev b he . ,* f r,'j atd with. fortes 1 a ,,of o c p t 'Of t it . ' iette q Failure to retiu'n t. s aokno 1Edg ent 'nay z'es 1 t 1 • !„..4 gard Planning' Director:. I avre',, eee e d .an4 read hi .o ,.;. ,� t n(1 . - ' ,/: , ,,' -. H:tagreeto the. decision ''hote' documented and'arid/`or conditions atta ied 4 • ' ' ' I '//-, ,..(_4.,-. , . kW.w.nn w..dNri.Yr.Gw Irfw.1wuiwYA'tM..WwHMw...+'ww.,+ ” ;, Signature ' , Date �; Pte use ' e dvised that c it s subject to seta approval feast be satisfied, prior, to issuance 0f buiidii potmi s.� ,,,,,:, :, ,,„ ,, ,,.,,,,,,,,,i,,I,,,:,\:,,,:,:...,,,,, ,,, r } c „ ry , . • � ,.�.�+ ,.� ,».tip..,., .t,...» ....,,�. .�, w w.. Soy • >al I 0* •' A, • TIGARD DESIGN REVIEW February 27, 1978 Tigard City Hall P. 12420 S .W. Main St . , Tigard, Oregon . v �. Site Design Review 29 S-77 Pacific hard Service Inc w Applicant : Ronald J. Pulliam . Request 4 ' r . For site plan and architectural review of an office-warehouse ' ' distribution center. o, Site Location & Description S .W. Hunzi .er St . (Wash. Co , Tax Map 251. 1BC, Lot 2500) .. The site is 'a flat , vacant parcel with a small portion of flood l ', plain in the eastern corner. The site is surrounded by Western v . Foundry to the south, vacant parcels to the east and west , and ' U.S . Natural Resources to the north and across S .W. Hunziker Previous Action 1. CU 19-77 - On August 2, 1977, the Tigard Planning Commission f approved a conditional use permit for outside storage subject ' to the following conditions : p 1 . That a :fence and vegetative screening be provided around the outside storage area, excepting that no landscaping ' • need be provided along the common boundary, with fence .,, �,, height and landscape materials to be determined by design. review. . 2. The height of the outside storage above the screening be t , . f determined by design review. 3. The site--obscuring ability of the fence and vegetative ' screening be maintained Parking Requirements: • ,/ Warehouse distribution -- 85, 777 4 1500 = 57:1' ', Y, .1 Office - 11, 760 350 = 33.6 90 ,7 - 91 spaces 'required ,4 Site Plan az Architectural Review: The applicant is proposing to build ,a warehouse distribution , I . center with office facilities , The building is rectangular with exposed aggregate panels; a decorative wood facia is spec.i.- fied along the office portion of the building which fronts o,t I ' " . w S 1W`, Hunziker Street. ( . According to the code, the applicant is required to provide 91 parking spaces However, Pacific Yard Service e has provided ,. /, f 't r : '- ....._...,...„—w.,.««.,..-.—.....n,..:r». ,. ..., ., _,. .. ,r .,..,....,.. rP.. . . .+...,, ._..._....u1A-u ..,,.-.....,_ •,2,..,.,w.„.,......, .,u,F.._ w:'v ,.w,,...,.r..;,_.;wr:....n........u' ...(,r.., ....„.,.-..+.......+.1:...1.•", ., ..,,,"r.i..PYrr..,. 4't• u .. • TIGARD DESIGN REVIEW Page 2 ; , employee figures for 52 employees on both day and night shifts. i° This figure includes outside salesmen. The situ plan speci- fies '71 parking spaces; the Planning Director has agreed to _ permit that number with the agreement that the. remaining spaces would be installed should the city determine it necessary. The landscape plan provides sufficient screening for the out-- side storage and, as per past design review policy, the storage should be no more than 2 feet above the top of the fence . A detailed landscape and irrigation plan has been submitted for the site. This plan is 'adequate except for the following: 1 . The main ground-cover for the site is specified as rooted • ivy cutting 4 feet on center. Normally, ivy is specified as a maximum 18 inches on center. In order to ensure cov- era:e within a few years time, this standard should be used. 2 . The landscape beds in the flooclplain• have been 'specified for bark g ro n c o e r. Bark should not be placed ced in areas where it could wash away and the need for a good ground-- `'' cover to help retain the bank is paramount . 3 . Specifications for the evergreen trees to be used on the , ` site are far below that normally used; for instance, Doug \ las fir is specified at 3 to 4 feet and Western larch at ' 4 feet. It is particularly important that standard size material he used in order to soften the impact of the build ��, ing and be comparable with other landscape, areas There- fore, all evergreen trees used on the plan should be no less than 6 to 8 feet 4 . An irrigation plan has been submitted which specifies two hose bibbs to service the majority of the parking lot islands and perimeters. It has been design review, policy that these types of areas be served by manual or automatic ir- - rigation system in order to ensure plant material survival and duality. In conclusion, the ma i.n concerns' of staff lie with the land- scape and irrigation plan as detailed above The site plan itself, building location, circulation y and treatment has ' been resolved, sati.5ifactorily,a r In order not to delay the project, the :� akidscape designer should Meet With sta of and submit a revised landscape and 30 da ys irrigation plan within 3 ys. after issuance of a building permit Staff Recommendations: Staff ecomMen ls approval w ith the iollova ng conditions: r • d .� r I � • .`.. '•� .._�.m.,l,,r r,`ww««,.»..�r.�.�.,. y ., _ ... .,' » _....._. ,.... ,.«..4a_......,..«.............w,..,...__..`L.....w�.t....,.,....,....,.a,-..,.,.,.,t:...4.7,.......,...,..,.....1.,.....,..,..w ..ti .. a ,...,. ..,.,. ,,,_,,,,,.,_u..............tt.x. ;.... ......,,.�a.,,,......,.,1.,..,,,.,,.,...1.tr._....m�,..4..,,u.-.,..�.....«....,,.. ..u..ti___ ' • TIGARD DESIGN REVIEW Page e 3 1 I , 1 . The landscape plan be revised as follows : • a. Ivy be no more than 18 inches on center. j b . Ivy be specified as groundcover for those areas af- fected by floodwaters. c. All evergreen trees be no less than 6 to 8 feet tall . , 2. The irrigation plan be revised as ,follows : • • a. All landscape islands and perimeter planting beds in , s the parking lot be serviced by an underground irrigation system. I • 3. A, revised landscape and irrigation plan be submitted for I •. staff approval no less than 30 days after issuance of a �. building permit. Richard Bolen Planning Director • • • I I I I • w t' tt ...,.,... ..,...«.. .. [...a 1.%.,.•.r.n.:....r...-.r-.,,f«.lMx.._ i,....- . .w,.i...- .u..,..nwti.0-,h �. r..i»......, t T•..,.... .,II,._k t„i,.,. 1......».•..:-aY..1..•....««,N,.,..,lwn..,.a..,..:.. .»»l,.r,..,..•A ..:'r..-.x.........,.- rS.wc.h...a....u,....0. ,w.»sM.,.A;..la.J.n..-».., P, • • er -7\r\Tc[ 0 _ c•■/.„ i architects-p1rxnners 220 the water tower 5331 s,w, macadam portland°oregon 97201 248-1044 February 1 8 u D 7 Y 3 Nancy Edwards City of Tigard 12420 Sr` W. Main Tigard, Oregon DESIGN REVIEW .. PACIFIC YARD SERVICE Dear Ms Edwards: r M wa We wish to have a release from the. 91 parking space requirement of the zoning code for the following reasons ;/ 1 . You can see from the attached letter of Pacific Yard Service that they presently have only 52 people actually operating from this building in both day and night shifts, and anticipate only approximately six more employees in the anticipative future. 2. We have a sizable truck maneuvering yard and it will be , Pacific Yard Service' policy that, if there is a need of �.� parking for a short term basis, the cars may overflow into this space. 3. The parking lot is laid out in such a way that, if there becomes a need, we simply can continue to extend the parking to the south. Therefore, we request that you permit us to have this waiver of parking at this time with the clear understanding that :. . Pacific Yard Service will be ready and willing to e xt end the parking lot i f and when there i s a need due to thei r empl oyee I load. Sincerely yours, � FISHER, WALLIN & LONG Architects-planners David D. Fisher, A.I.A, Architect I f � DDF/any Enclos: 1 cc; Mr. Zack Brandon • r,• ,y� 4 � 1 •t� , 1 !r r • J 4 , I ; January 26, 1978 � ishero Wallin & Long Architects 1 III 20W Macadam Tower Portland) Oregon 97201 Re: SIR 29-7 Dear Mx. Fisher: ly ♦ This is to bring you up to date concerning Design Review status _ for ,Pacific Yard Services. As you will recall a preliminary review was completed based on ; . plans presented for the Conditional Use Permit. Shortr ly after this the Design n Review process was halted, until flood plain problems could be resolved. My' concern lies 'in the Ifsc't that a, finished set of construction plans has been submitted to the Building Department without completion of Design Review. bince several issues remai n ; , unresolved I enCoura o you to make an appointment as soon as possible • in order to Acped i to this project. Sincerely, Nancy Udwards Community Planner 1. t Pacific Yard Service qR P.O. Dox 4240 I, Portland, Oregon 97242 J,, i E Vii• AV r 1 • .a.o o...r rx .r r,..r.e..... ,•,m .,.r •r rar n.w _r..w,,,....,- x.. r,.iN..w,..r n r.. , . , a �7 'r� 1♦' W,r., .+-,-w..„,,,r..l•.,.Y4r..».a,-'+.A..._,..,„.„.,.L,.•,,,•••,-1......\\Fwiik.K'... v.fF».„,...r n„u w,,N .e•,.w_.!,,,�..,..1. �ivr-M,..nr.l... .il.�.„ n•.w...'.--,..n+• ---4.—in lly..,:n;..A*�,_ ,-...,,{I.ff.,li} ,, • ,.....M`In.•+.m. MM�..n.. ...Nw.m...,,.J�Ji,+,....:.L......--....,..•„I ..»,.w w w....,,•..r,ti.us+ n. ...„+ (f\n i (t ' .I''''''” .).1 , .4; Fis her,WaIIin & Long ;,, ARCHITECTS 11 D October 27, 1977 PLANNERS , Mr. John Laws, Associate Planner %\9 City of Tigard �,C; Y g i 1 Tigard, Oregon ��G �D ClkAl PACIFIC YARD SERVICE ll y�r7�t�lJl`1� KER ROAD { � , If I i o '1 Dear, John:: , This is to bring you up to date concerning our , cussion of construction is within the flood plain area of the above project. k, . After considerable discussion with the Owner, the decision has been made to proceed with the design of the project in line with the current flood plain :, • statutes. In other words, we will not make a Conditional Use applicationa,$ at this time to culvert Red Rock Creek and will submit to you, soon, a new parking lot layout that i s in conformance with the Flood Plain Statute. ,. It needs to be understood, however, that Pacific Yard Service' decision to �: • proceed in this manner is not a decision to never make a request. Thus, 4 a at some future date wish to apply to install a i. ‘ . Pacific Yard Service may pp Y culvert in Red Rock Creek ami to be able to more fully utilize their property. \ . '' 3 i v \ T We have appreciated your assistance in attempting to resolve and clarify these issues. 'L4.4 , pp ', - 1 t l ,i Sincerely yours; /1 . .i ,,, ., FISI R, WALLIN & LONG i1 Architects-'planners ,i s . . :.: .:d D Fisher, A.I.A. Architect Zack Brandon C.0. N�1:'. Za , • • 0 ' il• I 1 W I I 631 S,W, MACADAM AVE, � • d TORTONI),ORG014,97201 i�y, , PHONE! 248,1044 it z • I • • ■ t', ,� -.....,:.; .,.a'.•„i a. -:,a,.�.«..,.J .axw,.,.,'.a'” ..>, +..� aJr.,-.�.+. x•,p 1. .., _ �,. ..<. ......_ ..,t. ' • SITE DEVELOPMENT PLAN N `` DESIGN ',.w W , • Site Plan Review . File No. ," .:_:'_:.2 Architectural Review ,, Fee R.eceived Receipt # '7,3 97 • APPLICATION , ��. . Date Received jj/ 7 Tigard Planning Commission B " : 12420 SW Main St. , Ti.gard, Or. 9722 �' - " 639--4171 Project Title P A d . .--.rDa,to Filed P. Pro 02 140FLU1 ' -- ` b Project Address • TaX Map No .s I Tax Lot No._. %.5":00 Owner/DevelOper PA ep eeAvite.. Address . Foe ',b •# , Piz.r g7z42. Telephone ZS/a 41201 Owner' s � . ,+r ,,, KAn.4/2, Telephone Signature .'�- DESCRIPTION OF PROPERTY , Proposed Use #Buildings # UnAts Sq. Ft. .may.-. • . Y �, Site ISize g3.14 ►�,i "„•°tfp = �` '' ot. Sq. 't. of Duirldings , 1s�,cock Sq, Ft.. of Paving _1 `? ` Sr . Ft. of Landscaping Antic,pa ted Development Date , ietr.' — t. .4 ';, _0(4- 1077 Anticipated "Development Phases e. J L PA1 R dt► V alua.ti on .., ,. ► DO NOT WRITE :DEL OW THIS LINE . Special Conditions Dedications Do nd i Other w Final' i 'wuru..+w-..'.w�a.V.+�+.n..+w.:,...w,..,w.....r....rr•.aw w...±w+„..w... N+ �-„+w..,. nw.w,. e...—.,...r e�arw.,•.r� ,r+hii+r++«.ML.�.�tiw�M+....+.4 Inspection n• r.. Date y.+r.e�.......,. «.,+u+w....�-i�w�,.,�,....r,�w+-.r.�.++...W.i1�.. v+.r.. .mfn,"'y,---• � r�n.....� .N�,,•�+r,°, .•1 o (...__ • `� _ o� . _ ..«,.,,.. ..ni«.,.1. ....mr.._. :_I. n a , .,A,_ .,,m t ..w.. wmi..«/.✓.,...,. •.rJn: ...,.n.-atMH,.., w.w. ...vn,.,+U,::.1..,r .! Im...,a,H.! .. I e r u r / (5D3) 234°92a1 A DIVISION CIF PALMER G. LEWIS CO., INC. t PGL /P ' �.� aPtc, • Eftv Gc t • 539 S,E, DIVISION 1 LACIE frC7. e ix'4212 PrJRTLA L] N OREGON 97242 Fisher, Wallin and Long, Architects {� 220 The Water Tower , 5331 S. W. Macadam Ave.� 5 a d dm Portland, Oregon 97201 aentlerens 4 Following up our conversation regarding number of employees who will be working at or out of our new Distribution Center in Tigard, we submit the following: Living S Night Shif t out of town l Office 28 � Warehouse $ Truck Drivers 6 Outside Salesmen Totals ,` Please note that four outside salesmen, live in the metropolitan area but are in the office only infrequently The other four outside salesmen live in other Oregon towns and work territories far removed from this area. These four are in the office perhaps twice a month. In addition, we must allow for visitor parking. We might have as many as six manufacturer representatives calling at one time. I, mbint,n our Portland and 7rha.; a ouse. the new While w� will be ao g n m warehouses at , location and fully expect greater efficiencies) we anticipate that we will be able to retain all present employees. e that we will be able,! to add approximately; earl we anti four emplo employees; two in office, one in e• Within ha � � s © �. warehouse nr�'�� 'r � � and one truck driver. k We hope this information will be helpful to you. Sincerely ,ck T. Brandon 6/'Vice- President • • • . ■ 1 • ■ • ,.' _.,,v.:,.!-... r,.l.i,.,.,,,r.-,......, ,_�•ti. �,'� r a M ' }r M.k.,',....,,,,., . ..M. 'wr,to,wi1in .,,4,:..,- .,I.. ,. i f}YH a ' niJ,,s !a i ",,,,,,.,JJ-.r .,,1;.r %y 1r�i'.AY r,a1 k�4"t°t r x a pr a 'rA�,^7. y, :.,, r p A c�r r a;r,ZL 4^4.ivU 4•4i r*'rw'- n , • ' rh;�: . V: 4 r'ry iy'7 :,j' " k d,`c :',..,'",, :T.'1...,•f fi.• . .5 r 4:ir.5..� .',:.i.f.1, �.N. y1f 1 y . aa•' 4, n t „ �=, -r"•+! �l• v;�*f+ d4t s, v u4.4,:,.,4, . r. y a+,r" , 'rv, .' 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'p..w R�•r.,.W.,,riA,.a,wl.±.ui«.J.i-..`,L,4iw• 7.,.,+.«i+.-.�.+.•., ' 'I N,.a n r ' r, .N*J a,t ,■ ' , � .x.. . ..,r....,.,,.,..,.aY.r,,.,..,r«,,...,..,-,.,w u.,..,.,...w.,. � ` r«,w+.•4Wi-..r-w.. ,. ..,.w. . r».,.,,..r w.«a.,.,, ..r4x-.,...,- ». „-4«w...,.:.+.,,.,.+r.ra-w•,n rw„a.w.y w-.i,a+l, • • - , i i k i r N' , 4 r ` rl ' , ., n ' A 1 ` I, ... r r ,1 r SDR 29-77 (Pacific Yard Services) r Preliminary Review: The following items were noted by staff and should be addressed by the applicant . 1. Parking ;�- The Tigard Municipal Code requires 71 parking spaces for the site using the following figures: 1 y, I Warehouse space: ' 4.1.440 square feet divided by 1,500 square feet = ,5,6" ' Office Space. -560 square feet divided by 350 square feet .=d HNL,t,LY Total 4742 I , The plan_ specifies 66 spaces, five' will have to be added to meet code requirements. 2. Landscape islands Landscape islands are required every 70 feet p on center or seven car spaces each way. These islands must be a • minimum of eight feet wide. , . A creek runs through the eastern corner of, the lot . The follow- "• ing policies would apply: Policy 1. Designate areas of physical limAation (poorly drained, seasonally flooded, ground instability) and incorporate these desig- w nations in the city zoning ordinance and map, and develop graduated development restrictions according to the distinct characteristics of the constraints and anticipated limitations. • Policy 2, T he city shall initiate a cooperative, interjurisdictional r _ water shed, storm drainage and flood plain,l management study of the ti Panno Creek basin, and establish restrictive interim standards for development until sufficient data is available to set standards at identified levels of adequ ac y: Interim standards shall limit the rate of runoff an d erosion caused by a development both durin g and -. at completion of construction, as well as development in all flood r ' plain and wetland' areas ; identified in the physical inventory, • �► Policy 8. The c ity shall restrict alteration of natural drainage- ways unless);) it can be demonstrated that the benefits are greater Fage 2 r l than the detrimental effects. Other jurisdictions in the Fanno • Creek Basin shall be encouraged to do the same. ,. The applicant is encouraged to incorporate the creek with the land- , scape design for the site or to demonstrate that cu: verting the creek would result in increased benefit to the city. t a I r I II 1 is • 11 I' II , I 0 I , G . r. if I(.. q , • 4AS- — ---•-- s �'1�� „ 1 I o U,JAt atilG+ 7 a)e�-f . + G - n 0 w t ` COI r . " i A kr .1 ----),,,!.,,,',,,,•,.rl d l, rr +"a a r a, • •' a�t k, 1I• 1. ri CAP'�.d s�6a rl S r'�"I O� y 4 ' 4 G ry N yr li,ir _ • • it }pa rf } ,,,, , . it I, " r ,. ' Y S'I'X •1`r��� 4. '� I 1 r , • .. • a , jt • • P . • • • • i • t 4 • ' rn • I . • •